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CAS-09_PIONEER PASS - RYLAND HOMES FILE 1 OF 2
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Chanhassen City Council Meeting —December 12, 2011
Mayor Furlong: Or 3.
Councilwoman Ernst: Either one.
Mayor Furlong: 3.1.
Councilwoman Ernst: Sure.
Mayor Furlong: Okay. Any other items? With that is there a motion to adopt items 1(a) through (k)?
Councilman McDonald: So moved.
Mayor Furlong: Thank you. Is there a second?
Councilwoman Tjornhom: Second.
Mayor Furlong: Motion's been made and seconded.
Councilman McDonald moved, Councilwoman Tjornhom seconded to approve the following
consent agenda items pursuant to the City Manager's recommendations:
a. Approval of Minutes:
-City Council Work Session Minutes dated November 28, 2011
-City Council Verbatim and Summary Minutes dated November 28, 2011
Receive Commission Minutes:
-Park and Recreation Commission Verbatim and Summary Minutes dated November 22, 2011
C. Resolution #2011-65: TH 101 Improvements, Lyman Boulevard to Pioneer Trail: Approve
Resolution Accepting EA/EAW and Making a Negative Declaration on the Need for an EIS.
d. Resolution #2011-66: 2012 Street Improvement Project: Accept Feasibility Study and Call for
Public Hearing.
e. Approval of 2012 Police Contract with the Carver County Sheriff's Office.
f. Approval of Lease Extension for Old Village Hall, Seattle Sutton.
g. Resolution #2011-67: Approval of Resolution Accepting Voluntary Donation for City Services
in Lieu of Paying Taxes, Mount Olivet Rolling Acres.
h. Pioneer Pass 2"d Addition: Table Final Plat, Plans and Specifications and Resolution
Reapportioning Assessments.
Approval of Requests for Temporary On -Sale Intoxicating Liquor License, Chanhassen Rotary
Club:
1) February Festival, February 4, Lake Ann
2) Fourth of July Celebration, July 3 & 4, City Center Park
j. Approval of Findings of Fact for Denial of the Concept Planned Unit Development, Walmart.
*Councilwoman Ernst abstained on this item.
SCANNED
Chanhassen City Council Meeting —December 12, 2011
k. Repeal Chapter 10, Article VIII of Chanhassen City Code Concerning Rental Dwelling
Licensing.
All voted in favor and the motion carried unanimously with a vote of 5 to 0 except on item 1(j).*
VISITOR PRESENTATIONS:
Todd Gerhardt: Mayor, we do have one resident and commissioner that would like to talk about an
upcoming event here in Chanhassen.
Mayor Furlong: Well I guess we can slow it down. They must move slower at the county meetings than
they do here. Commissioner Workman, good evening.
Tom Workman: Good evening Mayor and City Council. Thank you. I was talking about surgeries out in
the hall with a neighbor. Not mine. I am here on behalf of the Chanhassen Lions Club here in
Chanhassen. A couple years ago I asked them if we couldn't sponsor an event in town that we don't
presently have, and they said good if I did all the work and so I've been sort of at this in the details along
with the City's parks department. Mostly Jerry Ruegemer. He says Ruegemer on his voicemail, I say
Ruegemer. But it is a Polar Plunge and to be, Knutson has already signed up so. In fact I was in the lake
today. I went out, there's about 5 to 6 inches on the beach where we'll be having it. I drilled a couple of
holes. Got into my bare feet on the ice. Crawford was my photographer and so look for that so but it's
now it's about getting jumpers and that's why I'm here tonight to tell the city and I don't know if that will
pick it up. Can I put this on?
Laurie Hokkanen: Sure.
Todd Gerhardt: Right on the picture.
Tom Workman: Wow, that looks perfect. There is a website that people can go to sign up and so let me
tell what that is. That's very clear. Chanlionsplunge.com. Chanlionsplunge.com for the attorneys in the
room. But as I said the details are all coming together. Thanks to the City of Chanhassen and Jerry to let
us get set up down there. Don't know how it's all going to turn out. Sometimes it's a little bit weather
related. if it's 14 below and a howling wind, even Laufenburger won't show up but I think you're signed
up.
Councilman Laufenburger: You can take that to the bank.
Tom Workman: So but anyway it's going to be a lot of fun. I've been going for yeas up to Lake
Minnetonka where they have a really good one and really successful one and I thought this is good. We
can maybe do even do a little bit better but keep the money maybe even a little closer to home for the
Lions and all of our charities. The Lions or the Lions. The fire department is going to be helping us.
We'll probably have about 6 firemen down there. Fire people to help anybody who may have an issue.
There will be an ambulance on site so now the Mayor's coming and so we're, I am counting on every one
of you to be down there so, nothing else going on really on New Year's Day. I'm not a big New Year's
Eve guy and so I always started doing this, started as kind of a tradition. Chanhassen Legion's going to
be helping out with discounts on their buffet and some Bloody Mary's or whatever else you want over
there, so it's going to be a great community event. I'll stop taking your time. If you have a question for
Commissioner Workman, county business, our budget is due to be finalized tomorrow. We'll probably
have less than you in our room. We've kept it like you, pretty tight and no real, no real issues on our
budget. We are going to be talking a little bit about zebra mussels tomorrow. We had some Lotus Lake
Thomas J. Campbell
Roger N. Knutson
Thomas M. Scott
Elliott B. Knetsch
Joel J. Jamnik
Andrea McDowell Poehler
Soren M. Mattick
John F. Kelly
Henry A. Schaeffer, III
Alina Schwartz
Samuel J. Edmunds
Marguerite M. McCarron
1380 Corporate Center Curve
Suite 317 • Fagan, MN SS121
651-452-5000
Fax 651-452-5550
www.ck-law.com
CAMPBELL KNUTSON
Professional Association
Direct Dial: (651) 234-6222
E-mail Address: snelsonack-law.com
November 9, 2011
Ms. Kim Meuwissen
City of Chanhassen
7700 Market Boulevard
P.O. Box 147
Chanhassen, Minnesota 55317
RE: CHANHASSEN— PIONEER PASS DEVELOPMENT
➢ Wetland Alteration Permit #10-09
➢ Conditional Use Permit and Variance #10-09
➢ Interim Use Permit #10-09
Dear Kim:
RECEIVED
NOV 1 0 2011
CITY OF CHANHASSEN
Enclosed for the City's files please find photocopies of the above referenced permits
which I recall scrambling to get recorded before the title company recorded the
Pioneer Pass final plat and related documents back in fall of 2010. 1 have yet to
receive the original recorded permits back from the County, and I don't recall seeing
an email or anything from you as to whether they were returned directly to you — so to
finalize/close this matter, I obtained and am sending you copies of same for your files.
SRN:ms
Enclosures
Regards,
CAMPBELL KNUTSON
Professional Association
BY:—Suian�R Nelson, gal ssistant
SCANNED
Document NO. OFFICE OF THE
A 529108 COUNTY RECORDER
CARVER COUNTY, MINNESOTA
Fee: S46.00 Receipt#: ,
Certified Recorded on 11/172010 at 11:23 �6.J AM ❑ P M
529108
M ty Cot�eumler
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
WETLAND ALTERATION PERMIT #10-09
1. Permit. Subject to the terms and conditions set forth herein, the City of Chanhassen
hereby grants a wetland alteration permit for the following use:
To fill and mitigate wetlands within the Pioneer Pass development.
2. Promerty. The permit is for property situated in the City of Chanhassen, Carver County,
Minnesota, and legally described as follows:
The Bast Half of the Northeast Quarter of Soction 27, Township 116 North, Range 23 West. Carver County,
Minnesota, EXCEPT that pan taken for highway purposes described u Parcel 60 of MINNESOTA
DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 10-20 rocoaded u Doc. No. 393960
3. Conditions. The Wetland Alteration Permit was approved subject to plans dated June
4, 2010 prepared by James R. Hill, Inc. and subject to the following conditions:
a. Wetland I must be shown on the plans (18-40).
b. Mitigation Area #1 must be revised to equal the 20,909 square feet of new wetland
credit approved in the 2006 wetland replacement plan.
C. Wetland buffer must be extended around the mitigation area to achieve no less than
20,473 square feet and cannot include any portion of the pond.
d. A detailed wetland alteration and replacement plan needs to be developed that meets
the requirements of Minnesota Rules Chapter 9420.0528. this should include, at a
SCANNED
minimum:
1) Two cross -sectional views and a plan view;
2) A detailed planting schedule;
3) A detailed vegetation management schedule including any mowing,
herbicide application, and performance goals (note: this should include the
buffer area as well as the created wetland);
4) A discussion of the soils as it pertains to their adequacy in wetland creation;
and
5) A discussion of hydrology as it is not conclusive that there will be adequate
hydrology to take on wetland characteristics.
e. A five-year monitoring plan must be developed and submitted to the City for review
and comment per Minnesota Rules 8420.0810. This monitoring plan will require
the placement of shallow water monitoring wells as the intent is to create a type 1
wetland.
A letter of credit or other surety equal to 110% of the construction cost will be
required. This can be released upon the issuance of a Certificate of Compliance
with Wetland Replacement Plan.
g. The wetland area should use BWSR seed mix WTI for any temporary seeding.
h. An as -built survey must be provided to the City for review and approval prior to
final seeding of the area.
Yellow tags shall be provided to the City after the area has been seeded.
j. The planting schedule and vegetation management plan shall incorporate the buffer
area as well.
k. The selected contractor and applicant must also provide the City with a signed
Board of Soil and Water Resources "Contractors Responsibility and Landowner
Statement Form.
4. Termination of Permit. The City may revoke the permit following a public hearing for
violation of the terms of this permit.
5. Lapse. If within one year of the issuance of this permit the authorized construction has
not been substantially completed or the use commenced, this permit shall lapse, unless an extension
is granted in accordance with the Chanhassen Zoning Ordinance.
6. Criminal Penalty. Violation of the terms of this conditional use permit is a criminal
misdemeanor.
t
Dated: July 12, 2010
SEAL
CTFY OF CHANHASSEN
By: ~ I L'� Q`
Thomas A. Furlong,
Un
Gerhardt, City Manager
STATE OF MINNESOTA )
(ss
COUNTY OF CARVER )
The foregoing instrument was acknowledged before me this A, 4ay of
2010, by Thomas A. Furlong, Mayor and Todd Gerhardt, City Manager, of the Ci fChadassen.
a Minnesota municipal corporation, on behalf of the corporation and pursuant to a thority granted
by its City Council.
DRAFTED BY:
City of Chanhassen
7700 Market Boulevard
P.O. Box 147
Chanhassen, MN 55317
(952)227-1100
g:lplan12010 planning cases\10-09 pioneer pawkwap.doc
Document No. OFFICE OF THE
A 52 910 9 COUNTY RECORDER
CARVER COUNTY, MINNESOTA
Fee: $46.00 Receipt& _
Certified Recorded on 111172010 at 11:23,1�y+M ❑ PM
09
III �i�u
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES
CONDITIONAL USE PERMIT AND VARIANCE #10-09
1. Permit. Subject to the terms and conditions set forth herein, the City of
Chanhassen hereby grants a conditional use permit to permit development within the Bluff Creek
Overlay District with a Variance for encroachment into the Primary Zone to grade and construct a
stormwater pond and wetland mitigation in conjunction with the Pioneer Pass development.
2. Property. The permit is for the following described property ("subject property") in
the City of Chanhassen, Carver County, Minnesota:
The But Half of the Northeast Quuw of Section 27. Township 1 t6 North. Range 23 wat. Cava County.
Minnesota, FXCEPT that put taken for highway purposes described as pan cl 60 of MMESOTA
DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 10-20 recorded as Dee. No. 393960
3. Conditions. The permit is issued subject to plans dated June 4, 2010 prepared by
James R. Hill, Inc. and subject to the following conditions:
a. Wetland must be protected at all times from impact.
b. Every reasonable effort must be made to avoid impacting more area than need be. Where
desirable native vegetation is present, avoidance should occur unless to do so would
prevent the applicant or their agent from fulfilling the intent of the encroachment.
c. Signage shall be posted at the property comers indicating the Bluff Creek Overlay District
boundaries. The applicant and City shall work together to best determine location,
aesthetic and message.
SCANNED
V
I
d. Bluff Creek shall be shown and identified on the plan set.
e. Vegetative enhancement will be needed within the Bluff Creek Overlay District in
addition to the mitigation area. This area shall be planted with a native seed mix
appropriate to the area. Trees shall be planted on the south side of the pond for
temperature control as well as screening from the residences.
f. The SWPPP, erosion control and grading plans shall be revised to include all erosion and
sediment best management practices.
g. The outlet for Pond 6 is to be moved so that the discharge point is approximately 75 feet
from the proposed location. The FES can then be pulled back so it remains outside of the
BCOD. Energy dissipation and soil stabilization best management practices such as
ScourStopTm, Erosion Control Blanket P42Tm or similar shall be used in addition to rip -
rap (18-62).
h. The applicant shall develop a restoration plan including native plants for the Bluff Creek
Overlay district north of Block 1. The plant species shall be selected from the Bluff
Creek Management Plan Appendix C. The final plan must be reviewed and approved by
the city before installation.
i. Signage for the Bluff Creek Overlay District must be posted on every other property
comer and at major lot angle changes where residential yards meet the primary zone.
4. Termination of Permit. The City may revoke the permit following a public
hearing for violation of the terms of this permit.
5. 1&_om if within one year of the issuance of this permit the authorized construction
has not been substantially completed or the use commenced, this permit shall lapse, unless an
extension is granted in accordance with the Chanhassen Zoning Ordinance.
6. Criminal Penalty. Violation of the terns of this conditional use permit is a
criminal misdemeanor.
V
Dated: July 12, 2010
CTTY OF CHANHASSEN
By"7-11, AV4"
Thomas A. Furlong, Ma}
By:
Z� A ijt--
;((>dd Gerhardt rty Manager
STATE OF MINNESOTA )
(ss
COUNTY OF CARVER )
The foregoing instrument was acknowledged before me this A3&kday of
2010, by Thomas A. Furlong, Mayor and Todd Gerhardt, City Manager, of the Ci f Ch risen,
a Minnesota municipal corporation, on behalf of the corporation and pursuant to authority granted
by its City Council.
DRAFTED BY:
City of Chanhassen
7700 Market Boulevard
P. O. Box 147
Chanhassen, MN 55317
(952)227-1100
glplanU010 planning cases\10-09 pioneer pass\cup with variance.doc
KAREN J. ENGELHARDT
Conat�latlan� 5
Document No. OFFICE OF THE
COUNTY RECORDER
A 529110
CARVER COUNTY, MINNESOTA
Fee. $46 00 Receipt!!
Cenifed Recorded on 111172010 at
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNFSOTA
INTERIM USE PERNIIT #i10-09
1. Permit. Subject to the terms and conditions set forth herein, the City of Chanhassen
hereby grants an interim use permit for the following use:
Interim Use Permit to allow site grading prior to final plat approval based on the plans prepared
for the Pioneer Pass development.
2. Property. The permit is for property situated in the City of Chanhassen, Carver County,
Minnesota, and legally described as follows:
The East Half of the Northeast Quarter of Satan 27. Township 116 North, Ruse 23 West, Carves Cowry.
Minnesota, EXCEPT that pan Winn for highway Purposes described as Parcel 60 of MINNPSOTA
DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 10-20 eeoMW as Doc. No. 393960
3. Conditions. The permit is issued subject to plans dated June 4, 2010 prepared by
James R. Hill, Inc. and the following conditions:
a. A SWPPP specific to this site shall be prepared and submitted to the City and Carver SWCD
(18-40).
b. The erosion control and grading plan must be amended per Preliminary Plat comments.
c. The Wetland Alteration Permit conditions must be met.
d. A phasing and sequence plan must be prepared and submitted.
s, .i::, a1
e. The grading operations must follow the preliminary grading plan as approved by City
Council.
f. The applicant must submit a $36,500 erosion control security before grading can commence.
g. The applicant must obtain percussion for any off -site grading.
h. Tree protection fencing shall be installed prior to construction around all areas designated for
preservation and/or at the edge of proposed grading limit.
i. Permits from the appropriate regulatory agencies will be required, including the MPCA.
NPDES, Dept. of Health, Carver County, MnDOT and Watershed District.
j. 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.
k. Erosion control measures must be installed and inspected prior to grading.
4. Termination of Permit. The City may revoke the permit following a public hearing for
violation of the terms of this permit.
5. Upse. If within one year of the issuance of this permit the authorized construction has
not been substantially completed or the use commenced, this permit shall lapse, unless an extension
is granted in accordance with the Chanhassen Zoning Ordinance.
6. Criminal Penalty. Violation of the terms of this conditional use permit is a criminal
misdemeanor.
Dated: July 12, 2010
CITY OF CHANHASSEN
By:
Thqq,as A. Furlong, Mayor
By:✓�
odd Gerhardt, City Manager
STATE OF MINNESOTA )
( ss
COUNTY OF CARVER )
The foregoing instrument was acknowledged before me this AlAday of
2010, by Thomas A. Furlong, Mayor and Todd Gerhardt, City Manager, of the Ci f Ch hassen,
a Minnesota municipal corporation, on behalf of the corporation and pursuant to authority granted
by its City Council.
Not blic
DRAFTED BY:
City of Chanhassen
7700 Market Boulevard
P. O. Box 147
Chanhassen, MN 55317
(952)227-1100
g.\plan\2010 planning uses\10.09 pioneer pus\iup.dx
=PubVkMnn9eota
Te5
Meuwissen, Kim
From: Fauske, Alyson
Sent: Monday, December 12, 2011 11:54 AM
To: Meuwissen, Kim
Subject: FW: Pioneer Pass 2nd Development Agreement
Hi Kim,
Kate asked me to forward this to you for filing.
Thanks,
Alyson
From: Sonstegard, Mark fmailto:msonsteg@ryland.comj
Sent: Thursday, December 08, 2011 2:29 PM
To: Fauske, Alyson; Hageman, Drew
Subject: Re: Pioneer Pass 2nd Development Agreement
Alyson,
We did a quick review of the agreement and two items jump out, 30 days to file the plat and the special assessment
amount. Per our contract with Sever we were planning to close and file the plat in March. And I would like meet with
your finance people to go over the allocation of the assessment. So please pull the plat from the CC meeting next week.
I'm out for the next couple of days, but will touch base with you next week.
Thanks
Mark
From: Fauske, Alyson[mailto:AFauskeCcbci.chanhassen.mn.usj
Sent: Tuesday, December 06, 2011 10:50 AM
To: Hageman, Drew
Cc: Sonstegard, Mark
Subject: RE: Pioneer Pass 2nd Development Agreement
Hi Drew,
Attached is a .pdf of the development contract. The council packet goes out this week. This is a consent agenda item so
if something needs to be clarified we can pull it off consent. Please let me know once you are done with your review.
Thanks,
Alyson
From: Hageman, Drew fmailto:dhageman()ryland.com]
Sent: Tuesday, December 06, 2011 11:43 AM
To: Fauske, Alyson
Subject: Pioneer Pass 2nd Development Agreement
Alyson,
Mark and I were discussing where we are at with the 2nd addition and he mentioned that we have not seen a
Development Agreement/Addendum to review. Ideally, we would like about a week to review this before City Council
approval. Timing wise, we don't feel we need to rush this to council, so if needed to get the Development Agreement,
we would be okay with pushing final plat out to January for City Council. Please let us know your thoughts.
SCANNED
Thanks,
Drew Hageman
Land Development Coordinator I Ryland Homes
F: (952) 229-6046 1 F: (952) 229-6024 1 C. (612) 366-1984
dhageman(@rvland.com
SCANNED
09
CITY OF
CHA NSEN February 15, 2012
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Mr. Severin H. Peterson
Phone: 952.227.1100
Chief Manager
Fax:952.227.1110
Peterson -Jacques Farm Land Company, LLC
15900 Flying Cloud Drive
Building Inspections
Eden Prairie, MN 55347
Phone: 952.2271180
Fax: 952.227.1190
Re: Outlots A and B, Pioneer Pass — Planning Case 10-09
Engineering
Phone:952.227.1160
Dear Mr. Peterson:
Fax:952.227.1170
As part of the development of the Pioneer Pass project, Severin and Sharon Peterson
Finance
Phone:952.2271140
donated land to the City of Chanhassen. This letter is to confirm that there were no
Fax:952.2271110
goods or services received in exchange for the gift of land from Severin and Sharon
Peterson for the land described as Outlots A and B, Pioneer Pass, Carver County,
Park 8 Recreation
Minnesota.
Phone:952.227,1120
Fax: 952.2271110
If you have any questions or need additional information, please contact Robert
Generous, Senior Planner, at (952) 227-1131 or bgenerous(a)ci.chanhassen.mn.us.
Recreation Center
2310 Coulter Boulevard
Phone:952.227.1400 Sincerely,
Fax: 952-227.1404
Planning
Natural Resources
Phone: 952.227.1130
Fax:952.227.1110 Todd Gerhardt
City Manager
Public Works
7901 Park Place TG:ktm
Phone:952.227.1300
Fax: 952.227.1310 g\plan12010 planning cases\10-09 pioneer pass\land donation confirmation Undoc
Senior Center
Phone: 952.227.1125
Fax:952.2271110
Web Site
www.ci.chanhassen mn.us
Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow
SCANNED
CHANHASSEN CITY COUNCIL
REGULAR MEETING
MARCH 12, 2012
Mayor Furlong called the meeting to order at 7:00 p.m. The meeting was opened with the Pledge to
the Flag.
COUNCIL MEMBERS PRESENT: Mayor Furlong, Councilman McDonald, Councilwoman Ernst,
and Councilman Laufenburger
COUNCIL MEMBERS ABSENT: Councilwoman Tjornhom
STAFF PRESENT: Todd Gerhardt, Laurie Hokkanen, Paul Oehme, Kate Aanenson and Greg Sticha
PUBLIC PRESENT:
Laurie Susla 7008 Dakota Avenue
Mayor Furlong: Thank you, welcome. Good evening to those here in the council chambers as well as
those watching at home. We're glad that you joined us this evening. At this time I would ask members
of the council if there are any changes or modifications to the agenda. If not we'll proceed with the
agenda as published without objection.
PUBLIC ANNOUNCEMENTS: None
CONSENT AGENDA:
Mayor Furlong: If there's desire by members of the council or others present to have a discussion or
question on any of the items 1(a) through (d). Excuse me, (f), I would ask that you let me know at this
time.
Councilman Laufenburger: Mr. Mayor?
Mayor Furlong: Yes.
Councilman Laufenburger: I'd like to have a discussion about item (f) please.
Mayor Furlong: Okay. Thank you.
Councilwoman Ernst: Mr. Mayor?
Mayor Furlong: Yes.
Councilwoman Ernst: I'd like to pull (e).
Mayor Furlong: Alright. Anything else? Very good. Let's go, we'll bring both of those up under new
business since we don't have much tonight unless there's objection to that. Let's, is there a motion to
adopt items (a) through (d).
Councilman Laufenburger: So moved.
Chanhassen City Council — March 12, 2012
Councilwoman Ernst: Second.
Mayor Furlong: Motion's been made and seconded.
Councilman Laufenburger moved, Councilwoman Ernst seconded to approve the following consent
agenda items pursuant to the City Manager's recommendations:
a. Approval of Minutes:
-City Council Work Session Minutes dated February 27, 2012
-City Council Verbatim and Summary Minutes dated February 27, 2012
Review Commission Minutes:
-Planning Commission Summary Work Session Minutes dated February 21, 2012
b. Approve Nominees for Park and Recreation Volunteer Service Awards.
C. TH 101 Improvement Project 12-06 Between Lyman Boulevard and Pioneer Trail: Approve
Final Design Contract with Kimley Horn & Associates.
d. Pioneer Pass 2"d Addition:
1) Final Plat Approval
2) Approval of Development Contract and Plans and Specifications
3) Resolution #2012-13: Approval of Assessment Reapportionment
All voted in favor and the motion carried unanimously with a vote of 4 to 0.
VISITOR PRESENTATIONS:
Laurie Susla: Hi.
Mayor Furlong: Good evening.
Laurie Susla: My name is Laurie Susla. I'm with the Lotus Lake Conservation Alliance and I'm here to
speak about AIS prevention. I was not at the last council meeting. I was out of town but I understand
that there was quite a bit of discussion about the prevention plans put forward by staff. We appreciate
that the City Council is looking to do something for AIS prevention but, and we appreciate that something
will be done. We're a little upset that the plans that were put forth are not going to prevent an AIS
infestation of Chanhassen's lakes. It is certainly better than nothing but I'm just, I'm wondering if one of
the criteria that was used is whether or not this will actually work. Will it be effective? Will it prevent an
AIS infestation? And if the question was asked I would assume that the answer that was given was no.
We've been talking about this for a full year now. We, all of you understand that the only way we can
prevent an AIS infestation in Chanhassen lakes is to inspect the inbound boats. That's the only method
we have that's locally available. Last week at the watershed meeting Mary Burns and I, both Chanhassen
residents, attended that meeting and the watershed district is going to be coming forth with additional
funding for both the City of Chanhassen and the City of Eden Prairie. We would like to ask that when
you all sit down and talk with the watershed that you might reconsider your current plan and might you
know put a little more effort and a little more funding. A little more robust plan together so we can
actually protect the lakes. That's it, thank you.
PI NERengineering LEER OF VD ° SKEn 1
TO:
2422 ENTERPRISE DRIVE
MENDOTA HEIGHTS, MN 55120
PHONE: (651) 681-1914
FAX: (651) 691-9488
City of Chanhassen
DATE: 11-14-11 1 JOB NO. 110211.200
ATTENTION: u" — '"'.
RE: Reflections at Lake Riley 2°d Addition
Chanhassen, Minnesota
CORRESPONDENCE SENT VIA:
❑ MAIL ❑ FAX: ® OTHER Messenger ❑ PAGES INCLUDING TRANSMITTAL
COPIES
DATE
NO.
DESCRIPTION
2
Additional requested - Plans and Plat
THESE ARE TRANSMITTED AS CHECKED BELOW
❑ FOR APPROVAL ® FOR YOUR USE ❑ AS REQUESTED ❑ FOR REVIEW AND COMMENT
REMARKS:
Sharmeen
I passed on to Lennar the payment requirement. Let me know if you need anything else.
COPY TO: /
SIGNED:
Nicholas Polta
NPOLTA(a1PIONEERENG.COM
IF ENCLOSURES ARE NOT AS NOTED, KINDLY NOTIFY US AT ONCE
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NUMBER 426459
All that part of the following described easement lying within Outlot D, REFLECTIONS AT LAKE
RILEY 1ST ADDITION, according to the recorded plot thereof, Carver County, Minnesota.
A 50 foot perpetual easement for drainage and utility purposes over, under and across the
Northwest Quarter of the Northeast Quarter of Section 24, Township 116, Range 23, Carver
County, Minnesota. The centerline of said 50 foot easement is described as follows:
Commencing at the northwest corner of said Northwest Quarter of the Northeast Quarter; thence
on on assumed bearing of South 00 degrees 12 minutes 46 seconds East, along the west line
of said Northwest Quarter of the Northeast Quarter, a distance of 598.73 feet to the point of
beginning of the centerline to be described; thence North 82 degrees '43 minutes 23 seconds
East, o distance of 374.79 feet; thence South 10 degrees 20 minutes 30 seconds East, a
distance of 588.54 feet; thence North 74 degrees 04 minutes 09 seconds East, a distance of
457.53 feet; thence North 79 degrees 45 minutes 57 seconds East, a distance of 409.99 feet
to the east line of said Northwest Quarter of the Northeast Quarter, said centerline there
terminating.
The side lines of said 50 foot easement ore to be prolonged or shortened to terminate on said
east and west lines of the Northwest Quarter of the Northeast Quarter.
+ THIS SKETCH DOES NOT PURPORT TO SHOW THE EXISTENCE OR NONEXISTENCE OF ANY ENCROACHMENTS FROM OR
ONTO THE HEREON DESCRIBED LAND, EASEMENTS OF RECORD OR UNRECORDED EASEMENTS WHICH AFFECT SAID
LAND OR ANY IMPROVEMENTS TO SAID LAND.
WE HEREBY CERTIFY TO LENNAR THAT THIS SURVEY, PLAN OR REPORT WAS PREPARED BY ME, OR UNDER MY
DIRECT SUPERVISION, AND THAT I AM DULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THE STATE OF
MINNESOTA, DATED THIS 6TH DAY 0 CTOBER, 2011.
SIGN : IONEER ENGINEE , P.A.
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John C. Larson, Professional Land Surveyor
Minnesota License No. 19828
Cad File: 110211004-
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NUMBER 426459
All that part of the following described easement lying within Outlot D, REFLECTIONS AT LAKE
RILEY 1ST ADDITION, according to the recorded plot thereof, Carver County, Minnesota.
A 50 foot perpetual easement for drainage and utility purposes over, under and across the
Northwest Quarter of the Northeast Quarter of Section 24, Township 116, Range 23, Carver
County, Minnesota. The centerline of said 50 foot easement is described as follows:
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Commencing at the northwest corner of said Northwest Quarter of the Northeast Quarter; thence
on on assumed bearing of South 00 degrees 12 minutes 46 seconds East, along the west line
of said Northwest Quarter of the Northeast Quarter, a distance of 598.73 feet to the point of
beginning of the centerline to be described; thence North 82 degrees '43 minutes 23 seconds
East, a distance of 374.79 feet; thence South 10 degrees 20 minutes 30 seconds East, a
distance of 588.54 feet; thence North 74 degrees 04 minutes 09 seconds East, a distance of
457.53 feet; thence North 79 degrees 45 minutes 57 seconds East, a distance of 409.99 feet
to the east line of said Northwest Quarter of the Northeast Quarter, said centerline there
terminating.
The side lines of said 50 foot easement are to be prolonged or shortened to terminate on said
east and west lines of the Northwest Quarter of the Northeast Quarter.
• THIS SKETCH DOES NOT PURPORT TO SHOW THE EXISTENCE OR NONEXISTENCE OF ANY ENCROACHMENTS FROM OR
ONTO THE HEREON DESCRIBED LAND, EASEMENTS OF RECORD OR UNRECORDED EASEMENTS WHICH AFFECT SAID
LAND OR ANY IMPROVEMENTS TO SAID LAND,
WE HEREBY CERTIFY TO LENNAR THAT THIS SURVEY, PLAN OR REPORT WAS PREPARED BY ME, OR UNDER MY
DIRECT SUPERVISION, AND THAT I AM DULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THE STATE OF
MINNESOTA, DATED THIS 6TH DAY 0 CTOBER, 2011,
SIGN IONEER ENGINES P.A.
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Minnesota License No. 19828
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A 50.00 foot wide temporary easement for drainage and utility purposes lying over, under and
across Outlot D, REFLECTIONS AT LAKE RILEY 1ST ADDITION, according to the recorded plot
thereof, Carver County, Minnesota.. The centerline of said 50.00 foot wide temporary easement is
described as follows:
Commencing at the northwest corner of the Northwest Quarter of the Northeast Quarter of
Section 24, Township 116, Range 23, said Carver County; thence on an assumed bearing of
South 00 degrees 12 minutes 46 seconds East, along the west line of said Northwest Quarter of
the Northeast Quarter, a distance of 598,73 feet to the point of beginning of the centerline to
be described; thence North 82 degrees 43 minutes 23 seconds East, a distance of 374.79 feet;
thence South 10 degrees 20 minutes 30 seconds East, a distance of 588.54 feet; thence North
74 degrees 04 minutes 09 seconds East, a distance of 457.53 feet; thence North 79 degrees
45 minutes 57 seconds East, a distance of 409.99 feet to the east line of said Northwest
Quarter of the Northeast Quarter, said centerline there terminating.
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of the Northwest Quarter of the Northeast Quarter.
. THIS SKETCH DOES NOT PURPORT TO SHOW THE EXISTENCE OR NONEXISTENCE OF ANY ENCROACHMENTS FROM OR
ONTO THE HEREON DESCRIBED LAND, EASEMENTS OF RECORD OR UNRECORDED EASEMENTS WHICH AFFECT SAID
LAND OR ANY IMPROVEMENTS TO SAID LAND.
WE HEREBY CERTIFY TO LENNAR THAT THIS SURVEY, PLAN OR REPORT WAS PREPARED BY ME, OR UNDER MY
DIRECT SUPERVISION, AND THAT I AM A DULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THE STATE OF
MINNESOTA, DATED THIS 6TH DAY F OCTOBER, 2011.
SIG PIONEER ENGINES , P.A.
BY;
John C. Larson, Professional Land Surveyor
Minnesota License No. 19828
Cad File: 110211005-
TAND EMP DRAINAGE
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Description Sketch for.
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Folder#: 7296
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across Outlot D, REFLECTIONS AT LAKE RILEY 1ST ADDITION, according to the recorded plat
thereof, Carver County, Minnesota.. The centerline of said 50.00 foot wide temporary easement is
described as follows:
Commencing at the northwest corner of the Northwest Quarter of the Northeast Quarter of
Section 24, Township 116, Range 23, said Carver County; thence on on assumed beoring of
South 00 degrees 12 minutes 46 seconds East, along the west line of said Northwest Quarter of
the Northeast Quarter, a distance of 598.73 feet to the point of beginning of the centerline to
be described; thence North 82 degrees 43 minutes 23 seconds East, a distance of 374.79 feet;
thence South 10 degrees 20 minutes 30 seconds East, a distance of 588.54 feet; thence North
74 degrees 04 minutes 09 seconds East, a distance of 457.53 feet; thence North 79 degrees
45 minutes 57 seconds East, a distance of 409.99 feet to the east line of said Northwest
Quarter of the Northeast Quarter, said centerline there terminating.
The side lines of said easement shall be prolonged or shortened to terminate on said east line
of the Northwest Quarter of the Northeast Quarter.
. THIS SKETCH DOES NOT PURPORT TO SHOW THE EXISTENCE OR NONEXISTENCE OF ANY ENCROACHMENTS FROM OR
ONTO THE HEREON DESCRIBED LAND, EASEMENTS OF RECORD OR UNRECORDED EASEMENTS WHICH AFFECT SAID
LAND OR ANY IMPROVEMENTS TO SAID LAND.
WE HEREBY CERTIFY TO LENNAR THAT THIS SURVEY, PLAN OR REPORT WAS PREPARED BY ME, OR UNDER MY
DIRECT SUPERVISION, AND THAT I AM A DULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THE STATE OF
MINNESOTA, DATED THIS 6TH DAY F OCTOBER, 2011.
SI PIONEER ENGINEE P.A.
BY:
John C. Lorson, Professionol Lond Surveyor
M inneotLicense No. 19628
Cad File: 110211005-
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LE V�ll`�1AR
Sheet
Generous, Bob
From: Littfin, Mark
Sent: Tuesday, December 06, 2011 1:59 PM
To: Generous, Bob
Subject: RE: Pioneer Pass Street Names
Jerry and I agree on Marigold Court, and Cottongrass Court. Mark
From: Generous, Bob
Sent: Tuesday, December 06, 2011 10:43 AM
To: Littfin, Mark; Mohn, Jerry
Subject: FW: Pioneer Pass Street Names
From: Hageman, Drew fmailto:dhagemanCabryland.coml
Sent: Tuesday, December 06, 2011 10:19 AM
To: Generous, Bob
Cc: msonstegCalryland com; jgc000er(cbirhinc.com
Subject: Pioneer Pass Street Names
:..
I was asked to send you the street names we have for Pioneer Pass 2nd Addition. Attached are site maps with the street
names that were reviewed last year, including those in the 2nd Addition.
Drew Hageman
Land Development Coordinator I Ryland Homes
P: (952) 229-6046 1 F: (952) 229-6024 1 C: (612) 366-1984
dhageman(@rvland.com
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CITY OF
MEMORANDUM
CHONSENTO:
Bob Generous, Senior Planner
7700 Market Boulevard
PBox
FROM:
Alyson Fauske, Assistant City Engineer
Chanhassen, MNN 55317
DATE:
March 12, 2012
Administration
Phone:952.227.1100
SUBJECT:
Final Plat Review of Pioneer Pass 2Id Addition
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Upon review of the plans prepared by James R. Hill, Inc., received November 8,
Fax:952.227.1190
2011, I have the following comments and recommendations:
Engineering
GRADING
Phone:952.227.1160
Fax:952.227.1170
The grading and retaining wall construction for this phase is being completed under
Finance
Addendum A to the Pioneer Pass development contract, approved by the City Council
Phone:952.227.1140
on September 26, 2011. The grading done under Addendum A is covered by the
Fax:952.227.1110
security posted with the 1 st addition.
Park & Recreation Material from the 2nd Addition final plat area was placed in the City park on the west
Phone:952.227.1120 Fax:952.2271110 side of Bluff Creek Boulevard. The park property was not graded according to the
approved plan due to placement of additional fill. Staff is working with the developer
Recreation Center and the developer's engineer to resolve this issue.
2310 Coulter Boulevard
Phone:952.227.1400 UTILITIES
Fax:952.227,1404
Trunk sanitary sewer and watermain to serve the proposed development were
Planning &
Natural Resources
constructed with the 2005 MUSA Expansion Improvements, City Project 04-05.
Phone:952.227.1130
Lateral sanitary sewer within the development will extend from the existing trunk
Fax:952.227.1110
facilities within Bluff Creek Boulevard. Due to the grade variation within the site,
some segments of the sanitary sewer will exceed 16 feet in depth. Sanitary sewer that
Public works
is 16 to 26 feet deep must be SDR 26; sewer in excess of 26 feet deep must be SDR
7901 Park Place
18
Phone: 952.227.1300
Fax:952.227.1310
In order to minimize the depth of the pipe, lateral sanitary sewer will extend from
Senior Center
Bluff Creek Boulevard, through Outlot B of the 1 st addition, through the back of Lots
Phone: 952.227.1125
3-5, Block 1, and through the sideyards of Lots 5 and 6, Block 1 to Hemlock Way.
Fax:952.227.1110
The pipe between Lots 5 and 6 is between 20.6' and 28.7' deep. If the pipe needed to
be repaired in the future, traditional open cut method would not be possible due to the
Web Site
proximity of the homes, therefore this sewer segment must be installed within a steel
www.ci.chanhassen.mn.us
casing pipe.
Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow
Bob Generous
Pioneer Pass 2"a Addition Final Plat Review
March 12, 2012
Page 2 of 5
Lateral watermain will extend from the existing eight inch stub off of the trunk watenmain within
Bluff Creek Boulevard and the existing lateral within the first phase.
The property is subject to sanitary sewer and water hookup charges for all of the lots. A portion of
these fees will be collected with the final plat and is calculated as follows:
Partial Payment of Sanitary Sewer Hookup: 53 units x $632/unit = $33,496.00
Partial Payment of Watermain Hookup: 53 units x $1,715/unit = $90,895.00
The remainder of these hookup fees will be collected with the building permit at the rate in effect at
that time. The Met Council SAC charge will also be collected with the building permit.
The developer will be responsible for extending lateral sewer and water service to the lots, therefore
the sanitary sewer and water connection charges do not apply.
All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Permits from the appropriate regulatory
agencies will be required, including the MPCA, NPDES, Dept. of Health, Carver County, MnDOT
and Watershed District.
STREETS
The developer proposes to extend Hemlock Way from the existing terminus in the first phase to
Bluff Creek Boulevard, and construct two cul-de-sacs. The developer must provide street names for
the two cul-de-sacs and revise the plat and plans accordingly. All public streets shall be 31 feet wide
within a 60-foot wide right of way.
The Arterial Collector Roadway Fee will be waived since the developer constructed Bluff Creek
Drive (a collector road) with the first phase improvements.
ASSESSMENTS
On September 13, 2010, the City Council approved the reapportionment of three assessments on the
parent parcel of the Pioneer Pass development. The deferred assessments (with interest calculated to
December 12, 2011) applicable to this phase are summarized as follows:
1. 2005 MUSA Area Expansion: $185,974.48
2. Bluff Creek Boulevard Improvements: $624,065.46
3. Highways 10land 212/Lyman Boulevard improvements: $116,547.12
The $926,587.06 in assessments and interest will be apportioned to the lots and blocks within the
Pioneer Pass 2nd final plat. Staff proposes to reapportion this assessment as follows:
$926,587.06 _ 53 units = $17,482.78/unit
gleng\projeccts\p-s\pion=r pm 2nd (&a pcterson property)\03-12-20I2 final pludoc
Bob Generous
Pioneer Pass 2°d Addition Final Plat Review
March 12, 2012
Page 3 of 5
These assessments are for 7 years at 6% interest. Reapportionment of the assessment requires a City
Council resolution. The letter of credit will include $926,587.06 for the assessments within the
Pioneer Pass 2nd plat.
The Engineering Department recommends approval of the Pioneer Pass 2nd Addition final plat
subject to the following conditions:
1. The developer must coordinate the proposed grading within the Liberty on Bluff Creek property
and the restoration with the homeowners association. This condition no longer applies.
2. The developer must obtain approval to complete the off -site grading required to construct a
collector road - Bluff Creek Drive - to Pioneer Trail. This condition has been met.
3. 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. This condition no longer applies.
4. The developer must continue to work with staff to resolve the grading issue in the city
park.
5. Additional catch basins will be required along Street A. The number and location will be
determined with the final plat submittal. This condition has been met.
6. The developer's engineer must work with City staff to improve the proposed drainage patterns at
the back of Lots I 1 through 14, Block 2. This condition has been met.
A drain tile service stub must be provided for any lot that drains from the back to the front. This
condition does not apply to this addition.
8. The low floor elevations of Lots 33 to 35, Block 1 must be adjusted so that they area minimum
of three feet above the high water level of the adjacent pond. This condition has been met.
9. Verify the first floor elevation of Lots 1 through 3, Block 1. This condition no longer applies.
10. Retaining walls over four feet high require a building permit and must be designed by a
Structural Engineer registered in the State of Minnesota. This condition still applies.
11. Retaining walls constructed with the development will be the responsibility of the homeowners
association. This condition still applies.
12. Sanitary sewer that is 16 to 26 feet deep must be SDR 26; sewer in excess of 26 feet deep must
be SDR 18. This condition still applies.
g:\eng\projects\p-s\pioneer pws 2nd (tka peterson property)\03-12-2012 final platdoc
Bob Generous
Pioneer Pass 2°d Addition Final Plat Review
March 12, 2012
Page 4 of 5
13. The sanitary sewer between Lots 5 and 6, Block 1 must be installed within a steel casing pipe.
This condition still applies.
14. The developer will install 12-inch trunk watermain within Bluff Creek Drive. The City will
reimburse the developer the cost difference between 8-inch lateral and 12-inch trunk watermain.
This condition has been met.
15. A water service stub must be installed for the park area at a location acceptable to the Parks and
Recreation Director. This condition has been met.
16. A pressure reducing valve is required within the homes with a low floor elevation of 935 feet or
lower. This condition still applies.
17. The developer shall install a pressure reducing valve vault in the southern portion of Bluff Creek
Drive. The City will determine the location and design of the vault in conjunction with the final
plat design. The developer will be reimbursed for the cost of the vault. This condition has been
met.
18. The property is subject to sanitary sewer and water hookup charges for all of the lots. The 2010
Met Council SAC charge is $2,175 per unit. The City's 2010 trunk utility hookup fees are
$2,026 per unit for sanitary sewer and $5,393 per unit for water. A portion of the trunk utility
hookup fees will be collected with the final plat: For 2010, the portion collected with the
development contract is $1,418/unit of the sanitary sewer hookup fee and $3,775/unit of the
water hookup fee. Revised as follows: The property is subject to sanitary sewer and water
hookup charges for all of the lots. A portion of these fees will be collected with the final
plat and is calculated as follows:
Partial Payment of Sanitary Sewer Hookup: 53 units x $632/unit = $33,496.00
Partial Payment of Watermain Hookup: 53 units x $1,715/unit = $90,895.00
The remainder of these hookup fees will be collected with the building permit at the rate in
effect at that time. The Met Council SAC charge will also be collected with the building
permit.
19. All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. This condition still applies.
20. Permits from the appropriate regulatory agencies will be required, including the MPCA, NPDES,
Dept. of Health, Carver County, MnDOT and Watershed District. This condition still applies.
21. Prior to final plat approval, the City and the developer must work with MnDOT to obtain the
necessary approvals and/or agreements necessary to construct the portion of Bluff Creek Drive
that will lie within the MnDOT right of way. This condition has been met.
g:kng\projects\p-s\pion=r pass 2nd (Oka petmon property)\03.12-2012 final plat.doc
Bob Generous
Pioneer Pass 2nd Addition Final Plat Review
March 12, 2012
Page 5 of 5
22. The grade of the public streets must be adjusted so that they do not exceed 8%. This condition
has been met.
23. The owner of the exception parcels should work with MnDOT, the County and the City to
determine future access to these areas. This condition still applies.
24. The assessments shall be reapportioned according to the City Council resolution. Each lot within
the Pioneer Pass final plat will be subject to a $16,313.55assessment over 7 years at 6% interest
for the 2005 MUSA improvements and Highways 101/212 and Lyman Boulevard improvements.
Revised as follows: The letter of credit shall include $926,587.06 for the assessments plus
interest accrued until March 12, 2012.
25.Outlot C will be subject to a $864,617.90 assessment for the 2005 MUSA improvements and
Highways 101/212 and Lyman Boulevard improvements. This condition no longer applies.
27. The developer must include sump storm sewer manholes and SAFL baffles at Manholes 102,
107 and 114.
28. The developer must work with the City on redesign of the pond outlet.
g:\eng\projects\p-s\pioneer pass 2nd (Oka peterson property)\03-12-2012 final plat.doc
0
CITY OF
CHANHA3SEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone:952.227.1100
Fax 952.2271110
Building Inspections
Phone:952.227,1180
Fax:952.227.1190
Engineering
Phone:952.227.1160
Fax:952.227.1170
Finance
Phone:952,227.1140
Fax:952.227.1110
Park & Recreation
Phone:952.227.1120
Fax:952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone:952.227.1400
Fax:952,227.1404
Planning &
Natural Resources
Phone:952.227.1130
Fax:952.227.1110
Public Works
7901 Park Place
Phone:952.227.1300
Fax:952.227.1310
Senior Center
Phone:952.227.1125
Fax:952.227.1110
Web Site
www.ci.chanhassen.mn.us
MEMORANDUM
TO: Todd Gerhardt, City Manager
FROM: Bob Generous, Senior Planner
DATE: December 12, 2011
SUBJ: Final Plat for Pioneer Pass 2"d Addition, Planning Case #10-09
PROPOSED MOTION
"The Chanhassen City Council approves the final plat for Pioneer Pass 2"d
Addition creating 53 lots and right-of-way for public streets, plans prepared by
James R. Hill, Inc., dated November 2, 2011, subject to the conditions of the
staff report."
City Council approval requires a majority vote of City Council present.
PROPOSAL/SUMMARY
The applicant is requesting final plat approval for the second phase of Pioneer Pass,
which includes 53 single-family lots and right-of-way for public streets including the
extension of Hemlock Way from its current termination point to Bluff Creek
Boulevard. The entire development includes 94 single-family lots (see preliminary
plat below).
Staff is recommending approval of the final plat for Pioneer Pass 2"d Addition subject
to the conditions of the staff report.
BACKGROUND
On September 26, 2011, the Chanhassen City
Council approved Addendum A to the Development
Contract; and approved Plans & Specifications for
mass grading for Pioneer Pass Phase II.
On September 13, 2010, the Chanhassen City
Council approved the final plat for Pioneer Pass
creating 41 single-family lots, a neighborhood park,
right-of-way for public streets including the
extension of Bluff Creek Drive from Bluff Creek
Boulevard to Pioneer Trail, an outlot for access to
the property to the east (Outlot A), and oudots for
future development (Outlot C), a public park (Outlot
E), stormwater ponds (Outlot D) and the Bluff Creek
primary corridor (Outlot B).
SC"ED
Chanhassen is a Community for Life . Providing for Today and Planning for Tomorrow
Todd Gerhardt
Pioneer Pass 2"d Addition Final Plat
December 12, 2012
Page 2 of 20
On July 12, 2010, the Chanhassen City Council approved the
Preliminary Plat creating 94 lots, 4 outlots and right-of-way for public
streets; a Conditional Use Permit for development within the Bluff
Creek Overlay District with a Variance for encroachment into the
Primary Zone for the construction of a stormwater pond; an Interim
Use Permit to allow site grading prior to final plat approval; and a
Wetland Alteration Permit for the grading and filling of wetlands on
site.
On September 25, 2006, the Chanhassen City Council approved the Final
Plat for Pioneer Pass (Planning Case #06-09). However, the plat was
never recorded nor was the development contract executed. The project
was, therefore, voided.
On April 24, 2006, the Chanhassen City Council approved the following:
Comprehensive plan Land Use Amendment from Residential — Medium Density and
Office/Industrial to Residential - Low Density of the land within the Plat of Pioneer Pass except
for Outlets within the Bluff Creek primary zone contingent on Metropolitan Council review.
(The Metropolitan Council subsequently reviewed the amendment and found it in conformance
with the metropolitan system plans, consistent with the Regional Development Framework and
that it has no impacts on the plans of other units of government.)
Rezoning of the land within the Plat for Pioneer Pass except for Outlots A, B, C, D and G,
Pioneer Pass, from Agricultural Estate District, A2, to Residential Low and Medium Density
District, RLM. (Ordinance #425)
SUBDIVISION REVIEW
The developer is requesting final plat approval, Pioneer
Pass 2"d Addition, to create 53 single-family lots as part of
the 94-lot Pioneer Pass development. In this phase, the
city park will be final graded and the development will
have city streets, sewer and water constructed for the north
half of the project.
The property is zoned Residential Low and Medium
Density District, RLM, and is guided for residential low -
density development. The proposed development is
consistent with the zoning and land use for the property.
It should be noted on the Pioneer Pass 2"d Addition
construction plans Title sheet that the required minimum
side setback (house) is 10 feet, not 5 feet. Street setbacks are 25 feet with no exception for side
(street) setback. In such instances, the lot has two front and two side setbacks. The minimum
separation between houses is 15 feet.
Todd Gerhardt
Pioneer Pass 2nd Addition Final Plat
December 12, 2012
Page 3 of 20
GRADING
The grading and retaining wall construction for this phase is being completed under Addendum
A to the Pioneer Pass development contract, approved by the City Council on September 26,
2011. The grading done under Addendum A is covered by the security posted with the first
addition.
Material from the 2"d Addition final plat area was placed in the city park on the west side of
Bluff Creek Boulevard. The park property was not graded according to the approved plan due to
placement of additional fill. Staff is working with the developer and the developer's engineer to
resolve this issue.
UTILITIES
Trunk sanitary sewer and watermain to serve the proposed
development were constructed with the 2005 MUSA
Expansion Improvements, City Project 04-05. Lateral
sanitary sewer within the development will extend from
the existing trunk facilities within Bluff Creek Boulevard.
Due to the grade variation within the site, some segments
of the sanitary sewer will exceed 16 feet in depth. Sanitary
sewer that is 16 to 26 feet deep must be SDR 26; sewer in
excess of 26 feet deep must be SDR 18.
In order to minimize the depth of the pipe, lateral sanitary
sewer will extend from Bluff Creek Boulevard, through
Outlot B of the first addition, through the back of Lots 3-5,
Block 1, and through the side yard of Lots 5 and 6, Block 1
to Hemlock Way. The pipe between Lots 5 and 6 is
between 20.6' and 28.7' deep. If the pipe needed to be
repaired in the future, traditional open cut method would
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not be possible due to the proximity of the homes;
therefore, this sewer segment must be installed within a steel casing pipe.
Lateral watermain will extend from the existing eight -inch stub off of the trunk watermain within
Bluff Creek Boulevard and the existing lateral within the first phase.
The property is subject to sanitary sewer and water hookup charges for all of the lots. A portion
of these fees will be collected with the final plat and is calculated as follows:
Partial Payment of Sanitary Sewer Hookup: 53 units x $608/unit = $32,224.00
Partial Payment of Watermain Hookup: 53 units x $1,618/unit = $85,754.00
The remainder of these hookup fees will be collected with the building permit at the rate in effect
at that time. The Met Council SAC charge will also be collected with the building permit.
Todd Gerhardt
Pioneer Pass 2nd Addition Final Plat
December 12, 2012
Page 4 of 20
The developer will be responsible for extending lateral sewer and water service to the lots;
therefore, the sanitary sewer and water connection charges do not apply.
All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Permits from the appropriate regulatory
agencies will be required, including the MPCA, NPDES, Dept. of Health, Carver County,
MnDOT and Watershed District.
STREETS
The developer proposes to extend Hemlock Way from the existing terminus in the first phase to
Bluff Creek Boulevard, and construct two cul-de-sacs. The developer must provide street names
for the two cul-de-sacs and revise the plat and plans accordingly. All public streets shall be 31
feet wide within a 60-foot wide right-of-way.
The Arterial Collector Roadway Fee will be waived since the developer constructed Bluff Creek
Drive (a collector road) with the first phase improvements.
ASSESSMENTS
On September 13, 2010, the City Council approved the reapportionment of three assessments on
the parent parcel of the Pioneer Pass development. The deferred assessments (with interest
calculated to December 12, 2011) applicable to this phase are summarized as follows:
1. 2005 MUSA Area Expansion: $183,408.03
2. Bluff Creek Boulevard Improvements: $615,451.48
3. Highways 10land 212/Lyman Boulevard improvements: $114,938.97
The $913,798.48 in assessments and interest will be apportioned to the lots and blocks within the
Pioneer Pass 2"d final plat. Staff proposes to reapportion this assessment as follows:
$913,798.48 _ 53 units = $17,241.81/unit
These assessments are for 7 years at 6% interest. Reapportionment of the assessment requires a
City Council resolution. The letter of credit will include $913,798.48 for the assessments within
the Pioneer Pass 2"d Addition plat.
COMPLIANCE TABLE
Areas . ft.
Width(ft.)
Depth ft.
Notes
Code
(RLM
District)
9,000
50
110
Setbacks: Front-25% side-5' (garage
side),10' (house side); rear-25', Bluff
Creek Prima -40' ; Covera e: 35%
L I B 1
18,504
90
206
Comer lot, Bluff Creek Primary Zone
L2 BI
13,460
80
185
Bluff Creek Primary Zone
L3 Bl
12,242
71
166
Bluff Creek Primary Zone
L4 B1
11,710
70
155
Bluff Creek Primary Zone
Todd Gerhardt
Pioneer Pass 2nd Addition Final Plat
December 12, 2012
Page 5 of 20
Areas . ft.
Width ft.
Depth ft.
Notes
Code
(RLM
District)
9,000
50
110
Setbacks: Front-25'; side-5' (garage
side),10' (house side); rear-25', Bluff
Creek Prima -40' ; Coverage: 35%
L5 BI
13,355
71
158
Bluff Creek Primary Zone
L6 BI
16,619
68
178
Bluff Creek Primary Zone
L7 BI
20,252
68
210
Bluff Creek Primary Zone
L8 BI
18,753
68
197
Bluff Creek Primary Zone
L9 BI
12,167
71
163
Bluff Creek Primary Zone
LIOB1
11,605
86
158
Bluff Creek Primary Zone
Lll B1
11,359
85
156
Bluff Creek Primary Zone
L12 BI
11,326
86
153
Bluff Creek Primary Zone
L13131
11,501
86
160
Bluff Creek Primary Zone
L14BI
13,791
70
181
Bluff Creek Primary Zone
L15 Bl
16,668
67
191
Bluff Creek Primary Zone
L16 BI
13,728
67
173
Bluff Creek Primary Zone
L17 Bl
12,517
67
159
Bluff Creek Primary Zone
L18 B1
12,976
67
164
Bluff Creek Primary Zone
L19 BI
13,297
67
162
Bluff Creek Primary Zone
L20 Bl
11,685
67
150
Bluff Creek Primary Zone
L 1 B2
13,449
90
149
Comer lot
L2 B2
11,018
69
145
L3 132
10,613
80
144
L4 132
10,670
79
142
L5 132
16,950
201
116
L6 132
10,773
83
120
L7 132
10,178
97
128
L8 B2
10,225
77
139
L9 B2
10,946
93
136
LIO B2
11,714
53
139
L11 B2
17,483
46
142
MR
13,391
46
146
L13 B2
18,974
46
166
L14 B2
19,240
46
161
L15 92
11,493
102
145
L16 B2
9,912
71
135
L17 B2
9,426
68
125
L18 B2
9,275
68
123
L19 B2
13,223
80
138
Corner lot
L20 B2
12,877
122
102 #
Comer lot
L21 B2
10,652
90
142
L22 92
10,570
74
146
L23 B2
10,109
79
138
L24 B2
13,665
50
146
L25 B2
20,740
46 @
152
Todd Gerhardt
Pioneer Pass 2"d Addition Final Plat
December 12, 2012
Page 6 of 20
Areas . ft
Width ft
Depth ft.
Notes
Code
(RLM
District)
9,000
50
110
Setbacks: Front-25'; side-5' (garage
side),10' (house side); rear-25', Bluff
Creek Prima -40' ; Coverage: 35%
L26 B2
14,233
46 @
149
L27 B2
13,246
46 @
142
L28 B2
9,840
72
134
L29 B2
10,723
73
147
L30 B2
10,614
72
146
L31 B2
9,906
72
137
L32 B2
10,617
64
131
L33 B2
13,200
77
145
Corner Lot
Right -of-
Wa
135,540
3.116 acres
TOTAL
823,000
53 Lots and public streets on 18.89
acres
@ Meets the minimum 50 width at the building setback line.
# Westerly lot line must be adjusted to create the lot front on the cul-de-sac street. By definition
on a corner lot, the lot line that is shortest (121.69' vs. 121.95') is classified as the front. (Note:
This revision may slightly alter the lot areas for lots 20 and 21.)
REVIEW CONDITIONS OF APPROVAL
The preliminary plat for Pioneer Pass creating 94 lots, 4 outlots and right-of-way for public streets,
plans prepared by James R. Hill dated June 4, 2010, was approved subject to the following
conditions:
1. Building Official:
a. The developer must submit a list of proposed street names for review and approval prior
to final plat of the property.
*This condition shall be modified as follows: Submit street names (streets A and B) to
Fire Marshal and Building Official for review and approval. Currently not shown on
revised plans received 11-9-11. The developer must provide street names for the two cul-
de-sacs and revise the plat and plans accordingly.
b. Developer to provide 1:200 scale plat drawing (with lot numbers, block numbers and
street names only) for addressing purposes.
*This condition still applies.
c. Demolition permits must be obtained before demolishing any existing structures.
*This condition does not apply.
Todd Gerhardt
Pioneer Pass 2"d Addition Final Plat
December 12, 2012
Page 7 of 20
d. A final grading plan and soils investigation/correction report must be submitted to the
Building Inspections Division before permits can be issued.
*This condition still applies.
e. Retaining walls over four feet high require a building permit and must be designed by a
Structural Engineer registered in the State of Minnesota.
*This condition still applies.
f. Each lot must be provided with separate sewer and water services.
*This condition still applies.
g. The developer and/or their agent shall meet with the Inspections Division as early as
possible to discuss plan review and permit procedures.
*This condition still applies.
2. Engineer:
a. The developer must coordinate the proposed grading within the Liberty on Bluff Creek
property and the restoration with the homeowners association.
*This condition no longer applies.
b. The developer must obtain approval to complete the off -site grading required to construct
a collector road - Bluff Creek Drive - to Pioneer Trail.
*This condition has been met.
c. 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.
*This condition shall be modified as follows: The developer must continue to work with
staff to resolve the grading issue in the city park.
d. Additional catch basins will be required along Street A. The number and location will be
determined with the final plat submittal.
*This condition has been met.
e. The developer's engineer must work with City staff to improve the proposed drainage
patterns at the back of Lots 11 through 14, Block 2.
*This condition has been met.
Todd Gerhardt
Pioneer Pass 2Id Addition Final Plat
December 12, 2012
Page 8 of 20
f. A drain tile service stub must be provided for any lot that drains from the back to the
front.
*This condition does not apply to this addition.
g. The low floor elevations of Lots 33 to 35, Block I must be adjusted so that they are a
minimum of three feet above the high water level of the adjacent pond.
*This condition has been met.
h. Verify the first floor elevation of Lots I through 3, Block 1.
*This condition no longer applies.
i. Retaining walls over four feet high require a building permit and must be designed by a
Structural Engineer registered in the State of Minnesota.
*This condition still applies.
j. Retaining walls constructed with the development will be the responsibility of the
homeowners association.
*This condition still applies.
k. Sanitary sewer that is 16 to 26 feet deep must be SDR 26; sewer in excess of 26 feet deep
must be SDR 18.
*This condition still applies.
1. The sanitary sewer between Lots 5 and 6, Block 1 must be installed within a steel casing
pipe.
*This condition still applies.
in. The developer will install 12-inch trunk watermain within Bluff Creek Drive. The City
will reimburse the developer the cost difference between 8-inch lateral and 12-inch trunk
watermain.
*This condition has been met.
n. A water service stub must be installed for the park area at a location acceptable to the
Parks and Recreation Director.
*This condition has been met.
Todd Gerhardt
Pioneer Pass 2"d Addition Final Plat
December 12, 2012
Page 9 of 20
o. A pressure reducing valve is required within the homes with a low floor elevation of 935
feet or lower.
*This condition still applies.
p. The developer shall install a pressure reducing valve vault in the southern portion of
Bluff Creek Drive. The City will determine the location and design of the vault in
conjunction with the final plat design. The developer will be reimbursed for the cost of
the vault.
*This condition has been met.
q. The property is subject to sanitary sewer and water hookup charges for all of the lots.
The 2010 Met Council SAC charge is $2,175 per unit. The City's 2010 trunk utility
hookup fees are $2,026 per unit for sanitary sewer and $5,393 per unit for water. A
portion of the trunk utility hookup fees will be collected with the final plat: For 2010, the
portion collected with the development contract is $1,418/unit of the sanitary sewer
hookup fee and $3,775/unit of the water hookup fee.
*The condition shall be revised as follows:
The property is subject to sanitary sewer and water hookup charges for all of the lots. A
portion of these fees will be collected with the final plat and is calculated as follows:
Partial Payment of Sanitary Sewer Hookup: 53 units x $608/unit = $32,224.00
Partial Payment of Watermain Hookup: 53 units x $1,618/unit = $85,754.00
The remainder of these hookup fees will be collected with the building permit at the rate
in effect at that time. The Met Council SAC charge will also be collected with the
building permit.
r. All of the utility improvements are required to be constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates.
*This condition still applies.
s. Permits from the appropriate regulatory agencies will be required, including the MPCA,
NPDES, Dept. of Health, Carver County, MnDOT and Watershed District.
*This condition still applies.
t. Prior to final plat approval, the City and the developer must work with MnDOT to obtain
the necessary approvals and/or agreements necessary to construct the portion of Bluff
Creek Drive that will lie within the MnDOT right of way.
*This condition has been met.
Todd Gerhardt
Pioneer Pass 2"d Addition Final Plat
December 12, 2012
Page 10 of 20
u. The grade of the public streets must be adjusted so that they do not exceed 8%.
*This condition has been met.
v. The owner of the exception parcels should work with MnDOT, the County and the City
to determine future access to these areas.
*This condition still applies.
w. The assessments shall be reapportioned according to the City Council resolution. Each
lot within the Pioneer Pass final plat will be subject to a $16,313.55assessment over 7
years at 6% interest for the 2005 MUSA improvements and Highways 101/212 and
Lyman Boulevard improvements.
*This condition shall be revised as follows: The letter of credit shall include $913,798.48
for the assessments plus interest accrued until December 12, 2011.
x. Oudot C will be subject to a $864,617.90 assessment for the 2005 MUSA improvements
and Highways 101/212 and Lyman Boulevard improvements.
*This condition no longer applies.
Based on review of the construction plans for the second phase of the development, staff is
recommending that the following conditions be added:
The developer must include sump storm sewer manholes and SAFL baffles at Manholes
102, 107 and 114.
The developer must work with the City on redesign of the pond outlet.
3. Environmental Resource Specialist:
a. The applicant shall plant 343 trees within the development. Each lot shall have a
minimum of two overstory, deciduous trees planted in the front yard.
*This condition shall be modified as follows: The applicant shall plant 343 trees within
the development. Each lot shall have a minimum of two overstory, deciduous trees
planted in the yard.
b. The applicant shall install the total required bufferyard along Bluff Creek Boulevard and
Outlot C.
*This condition has been met.
c. The applicant shall develop a restoration plan including native plants for the Bluff Creek
Overlay district north of Block 1. The plant species shall be selected from the Bluff
Creek Management Plan Appendix C. The final plan must be reviewed and approved by
Todd Gerhardt
Pioneer Pass 2°d Addition Final Plat
December 12, 2012
Page I I of 20
the City before installation.
*This condition shall be modified as follows: The applicant shall be responsible for
native plant restoration within the Bluff Creek Overlay District as per the approved
landscape plan. Native seed mix shall be used on all disturbed areas within Outlots A
and B. The applicant shall fully establish and maintain the restoration area until accepted
by the city.
d. Lots 13, 14, 25 and 26, Block 2 shall receive an increased number of evergreen plantings
to shield the properties from oncoming traffic headlights.
*This condition has been met.
e. The applicant shall revise the landscape plan to show more variation in boulevard
plantings. No more than 10 trees of a species may be grouped together.
*This condition has been met.
f. Tree protection fencing shall be installed prior to construction around all areas designated
for preservation and/or at the edge of proposed grading limits.
*This condition has been met.
g. No burning permits shall be issued for tree removal. All trees removed on site shall be
chipped and used on site or hauled off.
*This condition has been met.
Based on review of the plans, staff is recommending that the following condition be added:
The applicant shall establish a native seed mix in the area below the retaining wall on lots
8-17, Block 1. Native seed mix is not required above the retaining wall on lots in Block
1.
4. Fire Marshal:
a. Additional fire hydrants will be required and some will need to be relocated. Contact the
Fire Marshal for which hydrants are in question.
*This condition shall be modified as follows: Add/relocate fire hydrants. Additional fire
hydrants are required in the following locations:
Between Lots 4 and 5 on Hemlock Way.
At the northeast quadrant of the intersection of Bluff Creek Blvd. and Hemlock
Way.
Remove the hydrant between Lots 2 and 3 on Hemlock Way.
Todd Gerhardt
Pioneer Pass 2nd Addition Final Plat
December 12, 2012
Page 12 of 20
b. Water main and fire hydrants shall be installed and made serviceable prior to combustible
construction (2007 MSFC Sec. 503.1.1.).
*This condition still applies.
c. A three-foot clear space shall be maintained around fire hydrants (2007 MSFC Sec.
508.5.4.).
*This condition still applies.
d. Temporary street signs shall be installed as soon as construction begins. Signs shall be of
an approved size, weather resistant, and maintained until replaced by permanent signs
(2007 MSFC Sec. 505.2.).
*This condition still applies.
e. 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
time of construction except when approved alternate methods of protection are provided
(2007 MSFC Sec. 501.4.).
*This condition still applies.
5. Park Director:
a. Successful transfer of Outlot C (8.7+ acres) to the City of Chanhassen through a
combination of dedication and fee purchase for development and use as a neighborhood
park.
*This condition has been met.
b. Extension of trail (west side of road) and sidewalk (east side of road) paralleling the
planned connector street south to their respective connection points at the intersection of
Pioneer Trail and Bluff Creek Drive.
*This condition has been met.
c. Install a sidewalk on Street D from Street A to Bluff Creek Drive.
*This condition has been met.
6. Planner:
a. Lot 20, Block 2, shall be adjusted to meet minimum 110 feet of lot depth.
*This condition shall be modified as follows: The westerly lot line of Lot 20, Block 2,
shall be adjusted to create the lot front on the cul-de-sac street (Street B).
Todd Gerhardt
Pioneer Pass 2"d Addition Final Plat
December 12, 2012
Page 13 of 20
b. A 30 dBA attenuation shall be provided by the building design and construction along
with year-round climate control for the homes adjacent to the TH 212/Pioneer Trail right-
of-way.
*This condition still applies.
c. The developer shall pay $23,649.00 as their portion of the 2005 AUAR.
*This condition shall be modified as follows since 43.6 percent (41 lots/94 lots) of the
project were developed with the first phase and the proportionate amount of fee paid
($10,315.00) and the balance of the project is included in this phase: The developer shall
pay $13,334.00 as their portion of the 2005 AUAR for this phase of the project.
d. The property owner may donate Outlots A and B to the City, or if retained under private
ownership, dedicate a roadway/trail easement and drainage and utility easement over
Outlot A, and conservation easement, trail easement and a drainage and utility easement
over Outlot B.
*This condition has been met.
Based on review of the construction plans, staff is recommending the following condition be
added:
Revise the construction plan title sheet Minimum City Setbacks notes as follows: Side
(House) 10 feet, delete Side (Street) 20 Feet, add Minimum House Separation 15 Feet.
7. Water Resources Coordinator:
a. The HydroCAD model shall be revised to accurately reflect the post -development soil
conditions or evidence shall be provided that soils post development will have a water
transmission rate between 0.15 and 0.30 in/hr.
*This condition has been met.
b. All conditions for the wetland alteration permit must be met (Chapter 20 Article VI).
*This condition still applies.
c. Wetland I, as delineated by Graham Environmental Services, Inc., needs to be shown on
Sheet 1.2 and other applicable plan sheets.
*This condition has been met.
d. Wetland buffers and setbacks shall be shown around all wetland features on or adjacent
to the subject property on the plat and grading plans (20-412).
Todd Gerhardt
Pioneer Pass 2"d Addition Final Plat
December 12, 2012
Page 14 of 20
*This condition still applies.
e. Where, if at all, the buffer encroaches onto a private lot, a drainage and utility easement
is required (20-412).
*This condition has been met.
f. Wetland buffers must be planted with native vegetation per Section 20-412.
*This condition still applies.
g. Make the Soil Boring report available to the City (18-40).
*This condition has been met.
h. SWMP fees, estimated at $119,830.52, will be due to the City at final plat (4-30).
*This condition shall be modified as follows: SWMP fees of $67,102.62 shall be paid for
this phase of the development prior to the recording of the final plat.
i. The applicant or their agent must secure permissions from the Minnesota Department of
Transportation to discharge subcatchment area 8S to MnDOT right-of-way.
*This condition still applies.
j. As stated in Section 18-40(4)2v, Drain tile service must be provided to any lots where
drainage is directed from back to front. This condition exists along Street B between lots
16 & 17 as well as lots 18 & 19. Because of the presence of Hamel loam, a soil with a
known seasonally high water table less than one foot below the surface, drain tile shall be
extended from Lot 12 to the CBMH in front of Lot 19 of Block 2. Drain tile is also
encouraged in front of lots 1, 2, 3, 41 and 42 of Block 3, and Lots 1, 2 and 3 of Block 2.
The soil boring report will be beneficial in making this determination (18-40).
*This condition has been met.
k. The swale between Street Band Street C must be within a drainage and utility easement.
Care should be taken to design the grading so that surface drainage from Street C isn't
directed into the residences along Street B (18-76).
*This condition has been met.
1. The outlet for Pond 2 is to be moved as far west as is practical (19-144).
*This condition still applies.
Todd Gerhardt
Pioneer Pass 2Id Addition Final Plat
December 12, 2012
Page 15 of 20
in. Applicant must demonstrate how the City can access Pond 2 for future maintenance.
*This condition still applies.
n. The outlet for Pond 6 is to be moved so that the discharge point is approximately 75 feet
from the proposed location. Energy dissipation and soil stabilization best management
practices such as ScourStopTm, Erosion Control Blanket P42TM or similar shall be used in
addition to rip -rap (18-62).
*This condition shall be modified as follows: Energy dissipation and soil stabilization
best management practices such as ScourStopTm, Erosion Control Blanket P42TM or
similar shall be used in addition to rip -rap (18-62).
o. A SWPPP specific to this site shall be prepared and submitted to the City and Carver
SWCD (18-40).
*This condition shall be modified as follows: A SWPPP specific to this site shall be
prepared and submitted to the City and Carver SWCD (18-40).
1) The SWPPP must incorporate the requirements of Part III (Stormwater Discharge
Design Requirements), Part IV (Construction Activity Requirements) and Appendix
A for the project. A narrative describing the timing for installation of all erosion
prevention and sediment control BMPs required in Part 111, Part W and Appendix A
must also be included in the SWPPP.
p. Areas where proposed and existing grades are to be matched shall be done so that no
concentrated flow conditions are created. These areas include, but are not necessarily
limited to, the backyard of Lot 7, Block 1, the backyards of Lots 1 and 2 of Block 1 and
adjacent to the extension of Bluff Creek Boulevard at the intersection with Pioneer Trail
(18-62).
*This condition has been met.
q. Type 3, weed -free mulch shall be used in outlot B.
*This condition is still applicable.
r. Inlet protection will be required on the existing CBMH at the northerly intersection of
Bluff Creek Boulevard and proposed Street A (18-62/63).
*This condition still applies.
s. A note shall be included on sheets 3.2, 3.3 and 3.4 indicating that inlet protection will be
required on all backyard CB until final stabilization is achieved.
*This condition has been met.
Todd Gerhardt
Pioneer Pass 2"d Addition Final Plat
December 12, 2012
Page 16 of 20
t. After the slopes are graded but before the erosion control blanket and seed is placed, the
use of silt fence with J-hooks, straw wattles, rock logs, bioroll or other BMP will be
required to break up any run 75 feet or longer (18-62).
*This condition still applies.
u. Bluff Creek needs to be identified on the plan set and the SWPPP and erosion plans must
clearly indicate that it is an impaired water for turbidity and that no discharge of
untreated water will be allowed to the creek or to the fringe wetland (19-145).
*This condition has been met.
v. A detailed turf establishment plan shall be provided (19-145).
*This condition still applies.
w. A note needs to be included on the plan set that top soils are to be scraped and stockpiled
and the soil stockpile area(s) need to be shown on the plan (19-145).
*This condition still applies.
x. Signage for the Bluff Creek Overlay District must be posted on every other property
corner and at major lot angle changes where residential yards meet the primary zone.
*This condition shall be amended as follows: Signage for the Bluff Creek Overlay
District must be posted on every other property comer and at major lot angle changes
where residential yards meet the primary zone before final Letter Of Credit reduction.
RECOMMENDATION
Staff recommends that the City Council approve the final plat for Pioneer Pass 2"d Addition,
plans prepared by James R. Hill, Inc., dated 11/2/11, subject to the following conditions:
1. Building Official:
a. Submit street names (streets A and B) to Fire Marshal and Building Official for review
and approval. Currently not shown on revised plans received 11.9.11. The developer
must provide street names for the two cul-de-sacs and revise the plat and plans
accordingly.
b. Developer to provide 1:200 scale plat drawing (with lot numbers, block numbers and
street names only) for addressing purposes.
c. A final grading plan and soils investigation/correction report must be submitted to the
Building Inspections Division before permits can be issued.
Todd Gerhardt
Pioneer Pass 2"d Addition Final Plat
December 12, 2012
Page 17 of 20
d. Retaining walls over four feet high require a building permit and must be designed by a
Structural Engineer registered in the State of Minnesota.
e. Each lot must be provided with separate sewer and water services.
f. The developer and/or their agent shall meet with the Inspections Division as early as
possible to discuss plan review and permit procedures.
2. Engineer:
a. The developer must continue to work with staff to resolve the grading issue in the city
park.
b. Retaining walls over four feet high require a building permit and must be designed by a
Structural Engineer registered in the State of Minnesota.
c. Retaining walls constructed with the development will be the responsibility of the
homeowners association.
d. Sanitary sewer that is 16 to 26 feet deep must be SDR 26; sewer in excess of 26 feet deep
must be SDR 18.
e. The sanitary sewer between Lots 5 and 6, Block 1 must be installed within a steel casing
pipe.
f. A pressure reducing valve is required within the homes with a low floor elevation of 935
feet or lower.
g. The property is subject to sanitary sewer and water hookup charges for all of the lots. A
portion of these fees will be collected with the final plat and is calculated as follows:
Partial Payment of Sanitary Sewer Hookup: 53 units x $608/unit = $32,224.00
Partial Payment of Watcrmain Hookup: 53 units x $1,618/unit = $85,754.00
The remainder of these hookup fees will be collected with the building permit at the rate
in effect at that time. The Met Council SAC charge will also be collected with the
building permit.
h. All of the utility improvements are required to be constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates.
i. Permits from the appropriate regulatory agencies will be required, including the MPCA,
NPDES, Dept. of Health, Carver County, MnDOT and Watershed District.
j. The owner of the exception parcels should work with MnDOT, the County and the City
to determine future access to these areas.
Todd Gerhardt
Pioneer Pass 2"d Addition Final Plat
December 12, 2012
Page 18 of 20
k. The letter of credit shall include $913,798.48 for the assessments plus interest accrued
until December 12, 2011.
The developer must include sump storm sewer manholes and SAFL baffles at Manholes
102, 107 and 114.
m. The developer must work with the City on redesign of the pond outlet.
3. Environmental Resource Specialist:
a. The applicant shall plant 343 trees within the development. Each lot shall have a
minimum of two overstory, deciduous trees planted in the yard.
b. The applicant shall be responsible for native plant restoration within the Bluff Creek
Overlay District as per the approved landscape plan. Native seed mix shall be used on all
disturbed areas within Outlots A and B. The applicant shall fully establish and maintain
the restoration area until accepted by the city.
c. The applicant shall establish a native seed mix in the area below the retaining wall on lots
8-17, Blockk 1. Native seed mix is not required above the retaining wall on lots in Block
1.
4. Fire Marshal:
a. Add/relocate fire hydrants. Additional fire hydrants required in the following locations.
■ Between Lots 4 and 5 on Hemlock Way.
• At the northeast quadrant of the intersection of Bluff Creek Blvd. and Hemlock
Way.
■ Remove the hydrant between Lots 2 and 3 on Hemlock Way.
b. Water main and fire hydrants shall be installed and made serviceable prior to combustible
construction (2007 MSFC Sec. 503.1.1.).
c. A three-foot clear space shall be maintained around fire hydrants (2007 MSFC Sec.
508.5.4.).
d. Temporary street signs shall be installed as soon as construction begins. Signs shall be of
an approved size, weather resistant, and maintained until replaced by permanent signs
(2007 MSFC Sec. 505.2.).
e. 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
time of construction except when approved alternate methods of protection are provided
(2007 MSFC Sec. 501.4.).
Todd Gerhardt
Pioneer Pass 2Id Addition Final Plat
December 12, 2012
Page 19 of 20
5. Planner:
a. The westerly lot line of Lot 20, Block 2, shall be adjusted to create the lot front on the
cul-de-sac street (Street B).
b. A 30 dBA attenuation shall be provided by the building design and construction along
with year-round climate control for the homes adjacent to the TH 212/Pioneer Trail right-
of-way.
c. The developer shall pay $13,334.00 as their portion of the 2005 AUAR for this phase of
the project.
d. Revise the construction plan title sheet Minimum City Setbacks notes as follows: Side
(House) 10 feet, delete Side (Street) 20 Feet, add Minimum House Separation 15 Feet.
6. Water Resources Coordinator:
a. All conditions for the wetland alteration permit must be met (Chapter 20 Article VI).
b. Wetland buffers and setbacks shall be shown around all wetland features on or adjacent
to the subject property on the plat and grading plans (20-412).
c. Wetland buffers must be planted with native vegetation per Section 20-412.
d. SWMP fees of $67,102.62 shall be paid for this phase of the development prior to the
recording of the final plat.
e. The applicant or their agent must secure permissions from the Minnesota Department of
Transportation to discharge subcatchment area 8S to MnDOT right-of-way.
f. The outlet for Pond 2 is to be moved as far west as is practical (19-144).
g. Applicant must demonstrate how the City can access Pond 2 for future maintenance.
h. Energy dissipation and soil stabilization best management practices such as ScourStopTrm,
Erosion Control Blanket P42TM or similar shall be used in addition to rip -rap (18-62).
i. A SWPPP specific to this site shall be prepared and submitted to the City and Carver
SWCD (18-40).
1) The SWPPP must incorporate the requirements of Part III (Stormwater Discharge
Design Requirements), Part IV (Construction Activity Requirements) and Appendix
A for the project. A narrative describing the timing for installation of all erosion
prevention and sediment control BMPs required in Part III, Part IV and Appendix A
must also be included in the SWPPP.
Todd Gerhardt
Pioneer Pass 2"d Addition Final Plat
December 12, 2012
Page 20 of 20
j. Type 3, weed -free mulch shall be used in oudot B.
k. Inlet protection will be required on the existing CBMH at the northerly intersection of
Bluff Creek Boulevard and proposed Street A (18-62/63).
1. After the slopes are graded but before the erosion control blanket and seed is placed, the
use of silt fence with J-hooks, straw wattles, rock logs, bioroll or other BMP will be
required to break up any run 75 feet or longer (18-62).
m. A detailed turf establishment plan shall be provided (19-145).
n. A note needs to be included on the plan set that top soils are to be scraped and stockpiled
and the soil stockpile area(s) need to be shown on the plan (19-145).
o. Signage for the Bluff Creek Overlay District must be posted on every other property
corner and at major lot angle changes where residential yards meet the primary zone
before final Letter Of Credit reduction.
ATTACHMENTS
1. Development Review Application.
2. Reduced Copy Pioneer Pass 2"d Addition Plat.
3. Reduced Copy Pioneer Pass 2"d Addition Final Sanitary Sewer, Watermain, Storm Sewer,
Street Construction & Erosion & Sediment Control Plan (14 pages).
gAplan\2010 planning cases\10-09 pioneer pass\pioneer pass 2nd addition\final plat 2nd add staff report.doc
November 4, 2011
Bob Generous
Community Development Department
City of Chanhassen
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Re: Pioneer Pass 2nd Addition -Final Plat Application
Dear Bob:
RYLAND
HOMES®
TWIN CITIES DIVISION
7599 Anagram Drive
Eden Prairie, MN 55344
952.229.6000 Tel
952.229.6024 Fax
ve v v.ryland.com
CITY OF CHANHASSEN
RECEIVED
NOV 0 8 2011
CHANHASSEN PLALNIIv'G DEPT
Ryland Homes is pleased to submit to the City of Chanhassen a final plat application for
Pioneer Pass 2nd Addition. This second phase of the Pioneer Pass development
includes Fifty -Three (53) single-family lots. Enclosed with this letter please find the Final
Plat Application Form, along with all of the necessary plans and items required for final
plat consideration.
If you have any questions with this application, please call me at (952) 229-6007.
Sincerely,
Mark Sonstegard
Land Development Manager
Twin Cities
SCANNED
THE RYLAND GROUP, INC. RYLAND HOMES TWIN CITIES CD
1157
City Of Chanhassen 11/1/2011
Misc. 35008600000.14018.17010 250.00
SCA-.tD
Manual Check Log Pioneer Pass 2nd Addition Final Plat App 250.00
CITY OF CHANHASSEN
P 0 BOX 147
CHANHASSEN MN 55317
11/08/2011 3:21 PM
Receipt No. 00172031
CLERK: bethanya
PAYEE: The Ryland Group Inc.
7599 Anagram Drive
Eden Prairie MN 55344-
Pioneer Pass 2nd Add. Final Plat
Planning Case 2010-09
-------------------------------------------------------
Final Plat 250.00
Total
Cash
Check 1157
Change
250.00
0.00
250.00
0.00
SCANNED
CITY OF MEMORANDUM
TO: Bob Generous, Senior Planner
7700 Market Boulevard
PO Box 147 FROM: Alyson Fauske, Assistant City Engineer
Chanhassen, MN 55317
DATE: December 12, 2011
Administration
Phone:952.227.1100 SUBJECT: Final Plat Review of Pioneer Pass 2"d Addition
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Upon review of the plans prepared by James R. Hill, Inc. received November 8, 2011,
Fax: 952.227.1190
I have the following comments and recommendations:
Engineering
GRADING
Phone:952,227.1160
Fax:952.227.1170
The grading and retaining wall construction for this phase is being completed under
Finance
Addendum A to the Pioneer Pass development contract, approved by the City Council
Phone: 952.227.1140
on September 26, 2011. The grading done under Addendum A is covered by the
Fax: 952.227.1110
security posted with the 1st addition.
Park & Recreation Material from the 2"d Addition final plat area was placed in the City park on the west
Phone: 952.227.1120 side of Bluff Creek Boulevard. The park property was not graded according to the
Fax: 952.227.1110
approved plan due to placement of additional fill. Staff is working with the developer
Recreation Center and the developer's engineer to resolve this issue.
2310 Coulter Boulevard
Phone:952.227.1400 UTILITIES
Fax:952.227.1404
Trunk sanitary sewer and watermain to serve the proposed development were
Planning &
Natural Resources
constructed with the 2005 MUSA Expansion Improvements, City Project 04-05.
Phone: 952,227.1130
Lateral sanitary sewer within the development will extend from the existing trunk
Fax: 952.227.1110
facilities within Bluff Creek Boulevard. Due to the grade variation within the site,
some segments of the sanitary sewer will exceed 16 feet in depth. Sanitary sewer that
Public Works
is 16 to 26 feet deep must be SDR 26; sewer in excess of 26 feet deep must be SDR
7901 Park Place
18
Phone:952.227.1300
Fax:952.227.1310
In order to minimize the depth of the pipe, lateral sanitary sewer will extend from
Senior Center
Bluff Creek Boulevard, through Outlot B of the first addition, through the back of
Phone:952.227.1125
Lots 3-5, Block 1, and through the sideyard of Lots 5 and 6, Block 1 to Hemlock
Fax: 952.227.1110
Way. The pipe between Lots 5 and 6 is between 20.6' and 28.7' deep. If the pipe
needed to be repaired in the future, traditional open cut method would not be possible
Web site
due to the proximity of the homes, therefore this sewer segment must be installed
www.ci.chanhassen.mn.us
within a steel casing pipe.
Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow
Bob Generous
Pioneer Pass 2°d Addition Final Plat Review
December 12, 2011
Page 2 of 5
Lateral watermain will extend from the existing eight inch stub off of the trunk watermain within
Bluff Creek Boulevard and the existing lateral within the first phase.
The property is subject to sanitary sewer and water hookup charges for all of the lots. A portion of
these fees will be collected with the final plat and is calculated as follows:
Partial Payment of Sanitary Sewer Hookup: 53 units x $608/unit = $32,224.00
Partial Payment of Watermain Hookup: 53 units x $1,618/unit = $85,754.00
The remainder of these hookup fees will be collected with the building permit at the rate in effect at
that time. The Met Council SAC charge will also be collected with the building permit.
The developer will be responsible for extending lateral sewer and water service to the lots, therefore
the sanitary sewer and water connection charges do not apply.
All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Permits from the appropriate regulatory
agencies will be required, including the MPCA, NPDES, Dept. of Health, Carver County, MnDOT
and Watershed District.
STREETS
The developer proposes to extend Hemlock Way from the existing terminus in the first phase to
Bluff Creek Boulevard, and construct two cul-de-sacs. The developer must provide street names for
the two cul-de-sacs and revise the plat and plans accordingly. All public streets shall be 31 feet wide
within a 60-foot wide right of way.
The Arterial Collector Roadway Fee will be waived since the developer constructed Bluff Creek
Drive (a collector road) with the first phase improvements.
ASSESSMENTS
On September 13, 2010, the City Council approved the reapportionment of three assessments on the
parent parcel of the Pioneer Pass development. The deferred assessments (with interest calculated to
December 12, 2011) applicable to this phase are summarized as follows:
1. 2005 MUSA Area Expansion: $183,408.03
2. Bluff Creek Boulevard Improvements: $615,451.48
3. Highways 10land 212/Lyman Boulevard improvements: $114,938.97
The $913,798.48 in assessments and interest will be apportioned to the lots and blocks within the
Pioneer Pass 2nd final plat. Staff proposes to reapportion this assessment as follows:
$913,798.48 - 53 units = $17,241.81/unit
g:\eng\projects\p-s\pioneer pass 2nd (flea petmon property)\12-12-2011 final plat. doc
Bob Generous
Pioneer Pass 2"d Addition Final Plat Review
December 12, 2011
Page 3 of 5
These assessments are for 7 years at 6% interest. Reapportionment of the assessment requires a City
Council resolution. The letter of credit will include $913,798.48 for the assessments within the
Pioneer Pass 2nd plat.
RECOMMENDATION
The Engineering Department recommends approval of the Pioneer Pass 2nd Addition final plat
subject to the following conditions:
1. The developer must coordinate the proposed grading within the Liberty on Bluff Creek property
and the restoration with the homeowners association. This condition no longer applies.
2. The developer must obtain approval to complete the off -site grading required to construct a
collector road - Bluff Creek Drive - to Pioneer Trail. This condition has been met.
3. 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. This condition no longer applies.
4. The developer must continue to work with staff to resolve the grading issue in the city
park.
Additional catch basins will be required along Street A. The number and location will be
determined with the final plat submittal. This condition has been met.
6. The developer's engineer must work with City staff to improve the proposed drainage patterns at
the back of Lots 11 through 14, Block 2. This condition has been met.
7. A drain tile service stub must be provided for any lot that drains from the back to the front. This
condition does not apply to this addition.
8. The low floor elevations of Lots 33 to 35, Block 1 must be adjusted so that they are a minimum
of three feet above the high water level of the adjacent pond. This condition has been met.
9. Verify the first floor elevation of Lots 1 through 3, Block 1. This condition no longer applies.
10. Retaining walls over four feet high require a building permit and must be designed by a
Structural Engineer registered in the State of Minnesota. This condition still applies.
11. Retaining walls constructed with the development will be the responsibility of the homeowners
association. This condition still applies.
12. Sanitary sewer that is 16 to 26 feet deep must be SDR 26; sewer in excess of 26 feet deep must
be SDR 18. This condition still applies.
g:\eng\projects\p-s\pioneer pass 2nd (Oka petenon property)\12-12-2011 final platdoc
Bob Generous
Pioneer Pass 2n' Addition Final Plat Review
December 12, 2011
Page 4 of 5
13. The sanitary sewer between Lots 5 and 6, Block 1 must be installed within a steel casing pipe.
This condition still applies.
14. The developer will install 12-inch trunk watermain within Bluff Creek Drive. The City will
reimburse the developer the cost difference between 8-inch lateral and 12-inch trunk watermain.
This condition has been met.
15. A water service stub must be installed for the park area at a location acceptable to the Parks and
Recreation Director. This condition has been met.
16. A pressure reducing valve is required within the homes with a low floor elevation of 935 feet or
lower. This condition still applies.
17. The developer shall install a pressure reducing valve vault in the southern portion of Bluff Creek
Drive. The City will determine the location and design of the vault in conjunction with the final
plat design. The developer will be reimbursed for the cost of the vault. This condition has been
met.
18. The property is subject to sanitary sewer and water hookup charges for all of the lots. The 2010
Met Council SAC charge is $2,175 per unit. The City's 2010 trunk utility hookup fees are
$2,026 per unit for sanitary sewer and $5,393 per unit for water. A portion of the trunk utility
hookup fees will be collected with the final plat: For 2010, the portion collected with the
development contract is $1,418/unit of the sanitary sewer hookup fee and $3,775/unit of the
water hookup fee. Revised as follows: The property is subject to sanitary sewer and water
hookup charges for all of the lots. A portion of these fees will be collected with the final
plat and is calculated as follows:
Partial Payment of Sanitary Sewer Hookup: 53 units a $608/unit = $32,224.00
Partial Payment of Watermain Hookup: 53 units a $1,618/unit = $85,754.00
The remainder of these hookup fees will be collected with the building permit at the rate in
effect at that time. The Met Council SAC charge will also be collected with the building
permit.
19. All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. This condition still applies.
20. Permits from the appropriate regulatory agencies will be required, including the MPCA, NPDES,
Dept. of Health, Carver County, MnDOT and Watershed District. This condition still applies.
21. The developer must provide street names for the two cul-de-sacs and revise the plat and
plans accordingly.
g:\eng\projects\p-s\pioneer pass 2nd (Ika peterson property)\12-12-2011 final plaLdm
Bob Generous
Pioneer Pass 2"d Addition Final Plat Review
December 12, 2011
Page 5 of 5
22. Prior to final plat approval, the City and the developer must work with MnDOT to obtain the
necessary approvals and/or agreements necessary to construct the portion of Bluff Creek Drive
that will lie within the MnDOT right of way. This condition has been met.
23. The grade of the public streets must be adjusted so that they do not exceed 8%. This condition
has been met.
24. The owner of the exception parcels should work with MnDOT, the County and the City to
determine future access to these areas. This condition still applies.
25. The assessments shall be reapportioned according to the City Council resolution. Each lot within
the Pioneer Pass final plat will be subject to a $16,313.55assessment over 7 years at 6% interest
for the 2005 MUSA improvements and Highways 101/212 and Lyman Boulevard improvements.
Revised as follows: The letter of credit shall include $913,798.48 for the assessments plus
interest accrued until December 12, 2011.
26. Outlot C will be subject to a $864,617.90 assessment for the 2005 MUSA improvements and
Highways 101/212 and Lyman Boulevard improvements. This condition no longer applies.
27. The developer must include sump storm sewer manholes and SAFL baffles at Manholes 102,
107 and 114.
28. The developer must work with the City on redesign of the pond outlet.
gAeng\prcjects\p-s\pioneer pass 2nd (fica petmon property)\12-12-2011 final plat.doc
Generous, Bob
From:
Sinclair, Jill
Sent:
Tuesday, November 29, 2011 11:55 AM
To:
Generous, Bob
Subject:
Pioner Pass
M.
Comments for the 2' addition:
Environmental Resource Specialist:
a. The applicant shall plant 343 trees within the development. Each lot shall have a
mk m„m of two overstory, deciduous trees planted in the fiei1=yard. Condition still applies.
b. The applicant shall develop a restoration plan including native plants for the Bluff Creek
Overlay district north of Block 1. The plant species shall be selected from the Bluff
Creek Management Plan Appendix C. The final plan must be reviewed and approved by
the Gty before installation. Condition shall be modified to read: The applicant shall be responsible for
native plant restoration within the Bluff Creek Overlay District as per the approved landscape plan.
Native seed mix shall be used on all disturbed areas within Outlots A and B. The applicant shall fully
establish and maintain the restoration area until accepted by the city.
c. Tree protection fencing shall be installed prior to construction around all areas designated
for preservation and/or at the edge of proposed grading limits. This condition has been met
d. No burning permits shall be issued for tree removal. All trees removed on site shall be
chipped and used on site or hauled off. This condition has been met.
Additional conditions:
The applicant shall establish a native seed mix in the area below the retaining wall on lots 8-17, Blk 1.
Native seed mix is not required above the retaining wall on lots in Block 1.
Jill Sinclair
Environmental Resources Specialist
City of Chanhassen
952-227-1133
Generous, Bob
From: Littfin, Mark
Sent: Thursday, November 10, 2011 1:28 PM
To: Generous, Bob
Subject: Follow up comments Pioneer Pass. Planning case #10.09 ( original comments 6.29.10 )
The following 2 items are still pending
Submit street names ( street A and B) to Fire Marshal and Building Official for review and approval.
Currently not shown on revised plans received 11.9.11.
Item # 2 memo dated 6.29.10. Add/relocate fire hydrants. Additional fire hydrants required in the
following locations.
• Between Lots 4 and 5 on Hemlock Way.
• At the northeast quadrant of the intersection of Bluff Creek Blvd. and Hemlock Way.
• Remove the hydrant between Lots 2 and 3 on Hemlock Way.
Mar%Littfin
Chanhassen Fire Marshal
7700 Market Blvd. PO box 147
Chanhassen MN. 55317
Direct 952.227.1151
Fax 952.227.1190
PIONEER PASS 2ND ADDITION
PLAT FILE NO.
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KNOW ALL PERSONS BY THESE PRESENTS: That The Ryland Group, Inc., a Maryland corporation, and
Peterson -Jacques Farm Land Company, a Minnesota limited liability company, fee owners of the following described
property situated in the County of Carver, State of Minnesota, to wit:
Outlot C, PIONEER PASS, Carver County, Minnesota.
Have caused the same to be surveyed and platted as PIONEER PASS 2ND ADDITION and does hereby dedicate to
the public for public use the public ways and the drainage and utility easements as created on this plat.
In witness whereof, said The Ryland Group, Inc., a Maryland corporation, has caused these presents to be signed by
its proper officer this day of 20_
The Ryland Group, Inc.
Lo
STATE OF MINNESOTA
COUNTY OF
The foregoing instrument was acknowledged before me this
its
Maryland corporation, on behalf of the corporation.
NOV 0 8 2011
CHANHASSEN PLAUNINO DEPT
I, Harold C. Peterson, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a
duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary
survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this
plat have been or will be correctly set within one year, that all water boundaries and wet lands as defined in Minnesota
Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public
ways are shown and labeled on this plat.
Harold C. Peterson, Land Surveyor, License No. 12294
STATE OF MINNESOTA
COUNTY OF
The foregoing instrument was acknowledged before me this day of
its by Harold C. Peterson, Land Surveyor, License No. 12294.
day of 20� by
of The Ryland Group, Inc., a
Notary Public,
County, Minnesota
My Commission Expires January 31, 20_
In witness whereof, said Peterson -Jacques Farm Land Company, has caused these presents to be signed by its proper
officer this day of 20_
0
STATE OF MINNESOTA
COUNTY OF
Peterson -Jacques Farm Land Company
its
The foregoing instrument was acknowledged before me this day of , 20_, by
its of Peterson -Jacques Farm Land
Company, a Minnesota limited liability company, on behalf of the company.
Notary Public,
County, Minnesota
My Commission Expires January 31, 20
20�
Notary Public,
County, Minnesota
My Commission Expires January 31, 20_
COUNTY SURVEYOR, CARVER COUNTY, MINNESOTA.
Pursuant to Chapter 395, Minnesota Laws of 1971, this plat has been approved this day of
.20
0
John E. Freemyer, Carver County Surveyor
CITY COUNCIL OF THE CITY OF CHANHASSEN, MINNESOTA.
This plat of PIONEER PASS 2ND ADDITION was approved and accepted by the City Council of the City of
Chanhassen, Minnesota, at a regular meeting held this day of 20 , and is in
compliance with the provisions of Minnesota Statutes, Section 505.03, Subdivision 2. All monuments will be set as
specified by the City Council and as stated on this plat, according to Minnesota Statute 505.02, Subdivision 1.
Un
CITY COUNCIL OF THE CITY OF CHANHASSEN, MINNESOTA.
M
Mayor
Clerk
COUNTY AUDITOR/TREASURER, CARVER COUNTY, MINNESOTA.
I hereby certify that taxes payable in and prior years have been paid for land described on this plat.
Dated this day of 20_
By:
Laurie Engelen, Carver County Auditor/Treasurer
COUNTY RECORDER, CARVER COUNTY, MINNESOTA.
I hereby certify that this plat of PIONEER PASS 2ND ADDITION was filed this day of
20—, at o'clock _ M. as Document No.
Lo
BEARINGS ARE BASED ON THE NORTH LINE OF NE 1/4
OF THE NE 1/4 OF SEC. 27, T. 116, R. 23 WHICH IS
ASSUMED TO HAVE A BEARING OF N 88008'10" W.
NOTE: NO MONUMENT SYMBOL SHOWN AT ANY STATUTE
REQUIRED LOCATION INDICATES A PLAT MONUMENT
THAT WILL BE SET WITHIN ONE YEAR FROM THE
RECORDING DATE OF THIS PLAT. SAID MONUMENTS
SHALL BE 1/2 INCH x 14 INCH IRON PIPES
MARKED BY R.L.S. NO. 12294.
SCALE IN FEET DENOTES 1/2 INCH IRON MONUMENT FOUND
0 200 400 600
iia 0 DENOTES 1/2 INCH x 14 INCH IRON MONUMENT SET AND
1 inch = 200 feet MARKED BY LICENSE NO. 12294.
Mark Lundgren, Carver County Recorder
JAMES R. HILL. INC.
PIONEER PASS 2ND ADDITION
PLAT FILE NO.
C.R. DOC. NO.
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INSET A
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SCALE IN FEET
0 60 120 180
1 inch = 50 feet
DRAINAGE AND UTILITY EASEMENTS
ARE SHOWN THUS:
o
I
0
5-1
II
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BEING 5 FEET IN WIDTH, UNLESS
OTHERWISE INDICATED, ADJOINING
SIDE LOT LINES, AND BEING 10 FEET
IN WIDTH, UNLESS OTHERWISE
INDICATED, ADJOINING RIGHT OF WAY
LINES AND REAR LOT LINES, AS
SHOWN ON THE PLAT.
BEARINGS ARE BASED ON THE NORTH LINE
OF NE 1/4 OF THE NE 1/4 OF SEC. 27, T
116, R. 23 WHICH IS ASSUMED TO HAVE A
BEARING OF N 88008'10" W.
NOTE: NO MONUMENT SYMBOL SHOWN AT ANY STATUTE
REQUIRED LOCATION INDICATES A PLAT MONUMENT
THAT WILL BE SET WITHIN ONE YEAR FROM THE
RECORDING DATE OF THIS PLAT. SAID MONUMENTS
SHALL BE 1/2 INCH x 14 INCH IRON PIPES
MARKED BY R.L.S. NO. 12294.
DENOTES 1/2 INCH IRON MONUMENT FOUND
JAMES R. HILL, INC.
REFLECTIONS AT LAKE RILEY 2ND ADDITION
PLAT FILE NO.
WV 1 4 201'
KNOW ALL MEN BY THESE PRESENTS: That U.S. Hone Corporation. oww tio. a Oele Corporation,
w fee oner, of the following described property situated a the County of Carver. State of Minnesota, to wit:
Outlot D, REFLECTIONS AT LAKE RILEY 1ST ADOITON, according to the recwed plat thereof, Carver Count,,
Minnesota.
Has caused the some to be surveyed and plotted as REFLECTIONS AT LAKE RILEY 2ND ADDITON and does hereby donate and
dedicate to the public for Public acre forever the Public ways and the easements as shown w this plat far drainage and utility
purposes arty.
In witness whereat said U.S. Home Corporation, a Detainees Carpofter. has caned these presents to be
signed by its proper officer that _ day of 20�
U.S Home Corporalbn
STATE OF MINNESOTA
COUNTY OF
The foregoing instrument was acknowledge! before me this _ day of 20, by _
as of MS Hone Corporation, a Oetaware Corporation, on behalf of said corporation.
Notary Public. County. Minnesota
My Commission Expires
SURVEYOR'S CERTIFICATE
I hereby certify Mat I have surveyed and platted the property described an this plat as REFLECTIONS AT LAKE RILEY 2ND
AOOTON, that this plat is or ecl representation of the boundary su xey that all mathematical data and labels are
ewrectly designated w the plot; Mat all mwumeels depicted an the plot hero been or will be correctly set within we year
as indicated an the plat: that all water boundaries and wet lands as defined in MS 505,01. S lad, 3, existing as of the date
of this certification we shown and labeled w the plat; and that all public ways are shown and labeled on the pat.
Peter J. Hdw runcn. Registered Land Surveyor
Minnesota License No. 42M
STATE OF MINNESOTA
COUNTY OF
The foregoing Surrosor's Certificate by Peter J. Hoeknsw. Nnnesoto License No. 42299. was acknowledged before me this _ day
or 20
Notary Public,
My Commission Expires
County, Minnesota
C.R. DOC. NO.
CHANHASSEN. MINNESOTA
This plot of REFLECTIONS AT LAKE RILEY 2ND QoThON was approved and accepted by the City Council of the City of Chanhassen.
Minnesota at a regular meeting thereof held this day of 20.and is in Compliance with the praNsiws of
Minnesota Statutes, Section 505.03, Subdivislw 2. All monuments wit be set as day of 20.E specified by the
Lily Council and as stated on this plot according to Minnesota Statutes Chapter 505.
CITY COUNCIL OF THE CITY OF CHANHASSEN. MINNESOTA
Mayor
Clerk
COUNTY SURVEYOR, Carver County, Minnesota
Pursuant to Chapter 395. Minnesota Laws of 1971. this plat has been approved this _ day of
8,
John E. Fieemyer
Carver County Surveyor
20_
COUNTY AUDITOR/TREASURER, Carver County. Minnesota
I hereby certify that taxes papble in and prior years have been paid for land described on this plaL Dated this _ day
Of
20_
Laurie Engelen, County Auditar/Treasurer
COUNTY RECORDER, Carver County, Minnesota
l hereby certify that this plat of REFLECTIONS AT LAKE RILEY NO ADDITION was filed this _ day of
20_ bt _ oCaek _U. as Document No.
Yak Lundgren. County Recorder
By.
PI SNEERengineering
REFLECTIONS AT LAKE RILEY 2ND ADDITION
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DRAINAGE AND UTILITY
EASEMENTS ARE SHOWN THUS:
II
s—I
II
o H a
II
BE NO 5 FEET IN NOTH. AND ADJOINING ME
LOT LINES UNLESS OTHERNSE INDICATED. AND
10 FEET IN MOTH AND ADJOINING RIGHT W WAY
UNES AND REAR LOT ONES UNLESS OTHERNSE
INDICATED ON THIS PLAT.
DENOTES 1/2 INCH BY 14 INCH IRON MONUMENT SET
O AND MARKED BY UCENSE NO. 19a2B MICH MILL BE
SET MTHIN 1 YEAR OF RECORDING THIS PLAT.
• DENOTES FOUND IRON MONUMENT.
—A— DENOTES RESTRICTED RIGHT OF ACCESS
ALL MONUMENTS REQUIRED BY MINNESOTA STATUTE,
MIETHER SHOWN ON THIS PLAT OR NOT, MLL BE
SET NTHIN ONE YEAR OF THE RECORDING DATE OF
THIS PLAT, AND SHALL BE EWDENCED BY A 1/2
INCH BY 14 INCH IRON PIPE MARKED BY RLS 19WS
FOR THE PURPOSES OF THIS PLAT, THE EAST UNE OF
OUTLOT D, REFLECTIONS AT LAKE RILEY 1ST ADDITION,
IS ASSUMED TO HAYS A BEARING OF MORTHTH
OOtfi21' HEST.
PI$NEERengi>ee7i11g
Transmittal
_ Mail _FedEx _Courier
To: Paul Oehme
City of Chanhassen
From: Mark Sonstegard 16
Date: September 9, 2011
RYLAND
HOMES
Twin Cities Division
X Other 7599 Anagram Drive
— Eden Prairie, MN 55344
952.229.6000 Tel
952.229.6024 Fax
Subject: Pioneer Pass -Phase 2 Grading Permit
Paul,
With this transmittal, please find the following:
• Development Review Application
• Pioneer Pass 2°d Addition Grading Plan (Phase 2)
O (5) full size
o (1)8.5x11
o (1) digital copy
Our plan is to get this plan out to bid next week, with the bids we'll request retaining wall
options. Once we have wall options with pricing we can narrow in on the final wall
design.
Also, in this plan set, the temp blister over Bluff Creek Drive has not yet been added,
this is still our intention and will be added to the specs and next revision.
Mark
CITY OF CHANHASSEN
RECEIVED
SEP 0 9 2011
CHANHASSEN PLA44NING DEPT
#CANNED
CITY OF CHANHASSEN
7700 Market Boulevard — P.O. Box 147
Chanhassen, MN 55317 — (952) 227-1100
DEVELOPMENT REVIEW APPLICATION
PLEASE PRINT
Applicant Name and Address:
�Qt�tJicvro yid>'t�S
�s'9 A'.raGrzar, oaa ��
EvrtN ree.ililrt� M� .�3344-
Contact:__ zff4wZ L _5al 161't%7sA4
Phone:%ri --L" - co Fax:3nr-Z-=If-iW*
Email: /1'lSVNsTLRyaiYia�_�O�r
Planning Case No. 16 -Uc1
FPtov'vPe�6Ss
-,Iry pF CHANHASSF
REr.FIVFD
SEP 0 9 2011
,.cc-y wa**NG D=
Address:
Phone: Cwz •5j70. 4811 Fax:
Email: Be &s*r
NOTE: Consultation with City staff is required prior to submittal, including review of development
plans
Comprehensive Plan Amendment
Conditional Use Permit (CUP)
Interim Use Permit (IUP)
Non -conforming Use Permit
Planned Unit Development*
Rezoning
Sign Permits
Sign Plan Review
_ Site Plan Review (SPR)*
Subdivision* (pl .5 Gq�D►i✓(i�
Temporary Sales Permit
Vacation of Right-of-Way/Easements (VAC)
(Additional recording fees may apply)
Variance (VAR)
Wetland Alteration Permit (WAP)
Zoning Appeal
Zoning Ordinance Amendment
Notification Sign - $200
(City to install and remove)
X Escrow for Filing Fees/Attomey Cost**
- $50 CUP/SPRNACNAR/WAP/Metes & Bounds
- $450 Minor SUB
TOTAL FEE $
An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant
prior to the public hearing.
*Five (5) full-size folded copies of the plans must be submitted, including an 8'/2" X 11" reduced
copy for each plan sheet along with a digital 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.
LEGAL DESCRIPTION AND PID: &"f 1-O4 Z— P/Oi✓4(&Q AAA6 sY/W46 ekt-a-O4' E
#i "9r4 o PW.46 ���r 61&4
TOTAL ACREAGE: '20 d.rw2
WETLANDS PRESENT: ✓ YES NO
PRESENTZONING:
REQUESTED ZONING:
PRESENT LAND USE DESIGNATION:
REQUESTED LAND USE DESIGNATION:
REASON FOR REQUEST: Srfd 6oAOjI+'U POA,�,!'r
FOR SITE PLAN REVIEW: Include number of existing employees: and new employees:
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information
and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the
Planning Department to determine the specific ordinance and procedural requirements applicable to your application.
A determination of completeness of the application shall be made within 15 business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within 15 business days of application.
This is to certify that I am making application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership
(either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application.
I will keep myself informed of the deadlines for submission of material and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
my knowledge.
Signature *Applicant Date
Signature of Fee Owner
Date
91Plan\fotms\deve1opment review application.cim sr A'4 N E 6
• • SuAW d9&;i<L DQ116 AWO j . i
DESCRIPTION AND • . .. /
i ' r 4ddo '
TOTAL ACREAGE: rr"
WETLANDS PRESENT: ✓ YES NO
PRESENT ZONING:
REQUESTED ZONING:
PRESENT LAND USE DESIGNATION:
REQUESTED LAND USE DESIGNATION:
REASON FOR REQUEST: '5ld 60*&Nb
FOR SITE PLAN REVIEW: Include number of existing employees: and new employees
This application must be completed in full and be typewritten or dearly 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 procedure] 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 cartify that I am making application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request This application should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership
(either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application.
I will keep myself Informed of the deadlines for submission of material and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
my knowledge.
Dale
1 11
Date'
e'\pinn\fcrt \dmclopm t mview nppltcmbatloc
�LrE
t i
SITE MAP
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PIONEER PASS 2ND ADDITION
,�
CHANHASSEN, MINNESOTA
PT SHEET
yT INFIMMATON
a
=
FINAL GRADING, DRAINAGE & EROSION
�IMENTDETAILS
CONTROL PLAN
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9
RYLAND HOMES
DET"Ls
B'
m, s
7599 ANAGRAM DRIVE, EDEN PRAIRIE, MN 55344 CITY OF CHANHASSENLLQm
E E "—
PHONE: (952) 229-60,00 FAX: (952) 229-6024 RECEIVED
AxA..MAAT1wR,D.
SEP 0 9 2011
'771
";NAND�� oAD�
CHANHASSEN
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BM #1: R.R. SPIKE SOUTH FACE OF 1ST POWER
POLE WEST OF DRIVEWAY — N. SIDE OF
PIONEER TRAIL — ELEV.= 910.34 NAVD 88 DATUM
BM #2: TOP ALUM R/W MONUMENT ® SOUTH
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ELEV.= 913.67 NAVD 88 DATUM
SITE AREA
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PIONEER PASS
CHANHASSEN, MINNESOTA
PRELIMINARY PLAT EXHIBITS
FOR
RYLAND HOMES
7599 ANAGRAM DRIVE,
EDEN PRAIRIE,
MN
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PHONE: (952) 229-6000
FAX: (952)
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PROJECT CONTACTS
PROJECT ENGINEER JOEL G. COOPER, P.E. - JAMES R. HILL, INC
DEVELOPER: MARK SONSTEGARD - LAND DEVELOPMENT MANAGER - RYLAND HOMES
CITY: PAUL OEHME - PUBLIC WORKS DIRECTOR/CITY ENGINEER - CITY OF CHANHASSEN
NPDES OFFICER: TEDDI SEIBRING-TROFIN - MPCA
CONTRACTOR REPRESENTATIVE: TO BE DETERMINED
CONTRACTOR SUPERINTENDENT: TO BE DETERMINED
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IJOHN KLINC
ID NO, 25.
(952)-890-6044
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(612)-508-6480
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(952)-229-6007
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(952)-227-1169
(0)
(651)-757-2719
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TO BE
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TO BE
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INDEX CITYOECHANHASSEN
RECEIVED
TITLE SHEET JUN 0 4 2010 1.1
CHANHASSEN PLftMNG DEPT
EXISTING CONDITIONS 1.2
SITE INFORMATION 1.3-1.4
PRELIMINARY PLAT 2.1-2.2
EROSION & SEDIMENT CONTROL DETAILS 3.1
PRELIMINARY GRADING, DRAINAGE, & 3.2-3.4
EROSION CONTROL PLAN
PRELIMINARY TREE PRESERVATION PLAN 4.1-4.2
PRELIMINARY UTILITY PLAN 5.1
PRELIMINARY LANDSCAPE PLAN 6.1
DETAILS 7.1
LEGEND
EXISTING ASPHALT SURFACE
_
EXISTING CONCRETE SURFACE
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EXISTING GRAVEL SURFACE
EXISTING DELINEATED WETLAND
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EXISTING CONTOUR
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EXISTING WATERMAIN
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EXISTING STORM SEWER
EXISTING OVERHEAD POWER
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EXISTING WELL
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EXISTING TELEPHONE PEDESTAL
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EXISTING CURB
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EXISTING FENCE
Q
EXISTING SOIL BORING
PROPOSED RETAINING WALL
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PROPOSED CONTOUR
—�—>
PROPOSED STORM SEWER
PROPOSED 4" HDPE NON —PERFORATED
DRAINTILE
PROPOSED RIPRAP
+800.00
PROPOSED SPOT ELEVATION
PROPOSED TOP OF RETAINING
TW 900.0
WALL ELEVATION
BW 900.0
PROPOSED BOTTOM OF RETAINING
WALL ELEVATION
4
PROPOSED CONCRETE SURFACE
PROPOSED ASPHALT SURFACE
PROPOSED CURB
II
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PROPOSED SANITARY SEWER
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0
PROPOSED MITIGATION AREA
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PROPOSED SILT FENCE
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AFTER COMPLETION
OFGRADING)
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_
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BM #1: R.R. SPIKE SOUTH FACE OF 1ST POWER
POLE WEST OF DRIVEWAY — N. SIDE OF
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BM #2: TOP ALUM R/W MONUMENT ® SOUTH
PROPERTY LINE ON PROPOSED R/W LINE.
ELEV.= 913.67 NAVD 88 DATUM
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21996-20SI
PROJECT NO.
21996-20
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OUTLOT B
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11 9
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9 15
14
13 \ ' ! 15 16 20
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27
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OUTLOT A
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TOTAL 9 OF LOTS
94
DENSITY
1.5 LOTS/ACRE
SQUARE FEET
ACRES
OVERALL GROSS
2,761,224
63.389
1,158, o23
LOTS
26.585
-BLOCK 1
462,280
507,880
187,863
419,742
10.613
_-
11.659
4.313
9.636
-13LOCK-2 -
-BLOCK 3
-- -
RIGHTOFWAY
-EXISTING BLUFF
CREEK BLVD
PROPSOED BLUFF
_ 70,116
1.610
CREEK BLVD
-PROPOSED
SUBDIVISION ROADS
OUTLOTS
94,618
255 008
1,183,459
2.172
5.854
27.168
-OUTLOTA
-OUTLOT B
_
-OUTLOTC
--- -
-OUlLOT D
38,344
747,538
0.880
17.161
8.709
-
0.418
__
379,345
18,232
SITE DATA
MINIMUN LOT AREA
9,000 S.F.
MINIMUN LOT WIDTH
AT SETBACK
72FEET
MINIMUN LOT WIDTH AT
SETBACK FOR CORNER LOT
87 FEET
AVERAGE LOT AREA
IZ319 S.F.
MIMUMENTSETBACKS
FRONT
25FEET
SIDE (HOUSE AND GARAGE)
5 FEET
SIDE (STREET)
20 FEET
REAR _
25 FEET_--__
PROPERTY DESCRIPTION
Northeast Quarter of the Northeast Quarter, Section 27, Township 116, Range 23, Carver County,
Minnesota
my
That part of the Southeast Quarter of the Northeast Quarter, Section 27, Township 116, Range 23,
Carver County, Minnesota, lying northerly of MINNESOTA DEPARTMENT OF
TRANSPORTATION RIGHT OF WAY PLAT NO. 10-43, according to the recorded plat thereof,
Carver County, Minnesota.
LOT
BLOCK
AREA (IN S.F.)
LOT
BLOCK
AREA (IN S.F)
LOT
BLOCK
AREA (IN S.F.)
1
2
3
4
5
6
_7
8
9
10
11
12
13
14
15
16
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
18,504
13,466
12,242
11,710
13,355
16,619
20,252
18,753
12,167
11,605
11,359
11,326
11,501
13,791
16,668
13,728
12,517
12,976
13,297
11,739
13,702
14,285
14,901
15,523
11,799
12,497
15,288
12,173
10,310
9,972
9,972
10,081
10,439
10,628
13,141
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
13,449
11,018
10,613
10,485
17,135
__10,773
10,178
10,225
10,946
11,714
17,483
1Y391
18,974
19,240
11,493
9,912
9,426
9,275
13,223
13,516
10,059
10,524
10,109
13,665
20,740
14,232
13,167
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
12,965
9,727
9,802
9,470
9,324
10,080
10,797
11,687
15,730
17,959
9,825
9,360
9,360
10,243
10,072
9,318
12144
16
3._
3
17
17
18
19
20
- ---
21
22
23
24
25
26
27
28
29
-
e
-
I
I
26
27
28
29
30
31
32
33
34
35
36
ITT
1
1
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
9'em
10,749
30
1
__10,626
9,906
.__10,414
31
1
32
1
33
1
13,404
34
1
15152
10,988
9,968 - -
10,009
10,339
9,645
9,144 -
9,681
13,036
35
-
1
_
-
37
38
39
40
41
42
-
DRAINAGE AND UTILITY EASEMENTS
ARE SHOWN THUS:
o 5� 0
1
I---5
11 o
SCALE IN FEET NOT TO SCALE
0 150 300 450 BEING 5 FEET IN WIDTH, UNLESS
OTHERWISE INDICATED, ADJOINING
1 inch = 150 feet SIDE LOT LINES, AND BEING 10 FEET
IN WIDTH, UNLESS OTHERWISE
INDICATED, ADJOINING RIGHT OF WAY
LINES AND REAR LOT LINES, AS
SHOWN ON THE PLAT.
SCANNED
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6/04/10
REVISIONS
CAD FILE
21996-20PP
PROJECT NO.
21996-20
2.1
SCALE IN FEET
0 100 200
1 inch = 100 feet
300
DRAINAGE AND UTILITY EASEMENTS
ARE SHOWN THUS:
r--
I 0 5--{ 0
I�5
I I
I I
NOT TO SCALE
BEING 5 FEET IN WIDTH, UNLESS
OTHERWISE INDICATED, ADJOINING
SIDE LOT LINES, AND BEING 10 FEET
IN WIDTH, UNLESS OTHERWISE
INDICATED, ADJOINING RIGHT OF WAY
LINES AND REAR LOT LINES, AS
SHOWN ON THE PLAT.
40' BCOD BUILDING SETBACK LIMIT LINE-
S64 °A0 00P0
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BLUFF CREEK OVERLAY
DISTRICT LINE (BCOD)
20' BCOD GRADING LIMIT LINE
r�
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09. .0
NSF \�
S05019' 40"E
-165.36
S00026'15"E
253.89
i �70� I S08053'481,
171.84 W
PROPERTY DESCRIPTION
Northeast Quarter of the Northeast Quarter, Section 27, Township 116, Range 23, Carver County,
Minnesota
And
That part of the Southeast Quarter of the Northeast Quarter, Section 27, Township 116, Range 23,
Carver County, Minnesota, lying northerly of MINNESOTA DEPARTMENT OF
TRANSPORTATION RIGHT OF WAY PLAT NO. 10-43, according to the recorded plat thereof,
Carver County, Minnesota.
TOTAL OF LOTS
DENSITY _'_
94
1.5 LOTS/ACRE
SQUARE FEET
ACRES
OVERALL GROSS
2,761,224
1,158, 023
1 63.389
- 26.585
LOTS
-BLOCK 1
462,280
507,880
787 863
- 419,742 -
10.613
11.659-
4 313
9.636
-BLOCK 2
$LOCK 3
RIGHT OF WAY
COSTING BLUFF
1.610
- - - -
CREEK BLVD
70,116 _
-PROPSOED BLUFF
CREEK BLVD
PROPOSED
94,618
-
2.1.72
SUBDIVISION ROADS
255,008
5.854
OUTLOTS
1,183,459
27.168
-OUTLOTA
38,344
0.880
-OUTLOT B
747,538
17.161
-OUTLOT C
379,345
8.709
-OUTLOT D
18,232
0.418
SITE DATA
MINIMUN LOT AREA
9,0 10 S.F.
MINIMUN LOT WIDTH
AT SETBACK
72 FEET
MINIMUN LOT WIDTH AT
SETBACK FOR CORNER LOT
87 FEET
AVERAGE LOT AREA
12,319 S.F.
MIMUMENT SETBACKS
FRONT
25 FEET
SIDE (HOUSE AND GARAGE)
5 FEET
SIDE (STREET)
20 FEET
REAR
25 FEET
OT
BLOCK
AREA (IN S.F.)
LOT
BLOCK
I AREA (IN S.F.)
LOT
BLOCK
AREA (IN S.F.)
1
1
18,504
1
2
13,449
1
3
12,965
2
1
13,460
2
2
--- 9,727
11,018
2
3
3
1
12,242
3
2
10,613
3
3-
9,802
4
1
11,710
4
2
10,485 ._
._
4
3-
9,410 _-
5
1
13,355
16,619
-
5
6
2
2
17,135
10,773
5
6
_._ 3
3
9,324_
10,080- _
6
1
7.--
20,252
18,753
12,167
11,605
7
8
9
10
2
2
2
2
10,178
10,225
10,946
11,714
7
8
9
10
3
3
3
3
10,797
11,687
15,730.._._..
17,959
8
1
9
1
10
1
11
_-
__
1
--__-_
11,359
11
2
17,483 T
11
3
9,825
12
1
11,326
12
2
� - 13,391 -
12
13
3
3
9,360
9,360
13
1
11,501
13
_
2
18,974
14
1
13,791 _
-14
2
-^ 19,240
14
3
10,243
-
15
1
---- -
_ 16,668
15
2
11,493
15
3
10,072
16
1
_ 13,728
16
2___._.9,912
.._.
_16
3
9,318
17
1
- 12,517
17
2
9,426
17
3
12,144
' 18
1
12,976
18
2
9,275
---
19
- __
1
- -
13 297
19
2
__
13,223
-
20
1
20
2
13,516
11,739
21
1
13,702
21
2
10,059
-
---
22
1
14,285
22
2
10_,5_24
23
__-_
1
-_-.._.
14 901
23
2
_
10,109
--
24
- -
1
15,523 _
-24
2 _
13,665 _
25
1
_.1._
11,799
25
2
- 20,740
_ 26
___w.
12,497
-.__.__-__
26
2
fCM_ -
- -,
27
1
15,288
27
_2 �
_ 13,167
__.
28
1
12,1
28
2
9 854 --
29
1
16,310
29
2
10,749
30
31
1
1
9,972
9,972
30
31 _
2
2
10,626
9,906
--
-
32
1
10,081
-
32
- -2
10,414
33
1
10,439
33
2
13,404
34
1
102628
f
-
34
35
2 -
.. 2
15,152 _
35
1
13,141 ...
36
... 2
90,009__.__._.
37
2
38
2
10,339
SCANNED
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REVISIONS
CAD FILE
21996-20pp
PROJECT NO.
21996-20
2.2
I
TEMPORARY EROSION & SEDIMENTATION CONTROL METHODS
(THE FOLLOWING METHODS WILL. REQUIRE MULTIPLE SITE
VISITS DURING THE DIFFERENT STAGES OF CONSTRUCTION (INCIDENTAL TO CONSTRUCTION)).
PART N.SUBMITTING ME APPLICATION
NPDES REQUIREMENTS
1.
TEMPORARY MULCH MnDOT TYPE I AT A RATE OF 2 TONS/ACRE AND DISC ANCHORED.
PART IV, CONSTRUCTIW ACTIVITYREOUIRENENiS
B. app , AiION ANTI 0 RATION OF CO RA
2.
HYDROSPREAD MHDOT TYPE 8 HYDRAULIC SOIL STABILIZER.
S.Cbonge on Coverage. for construction projects rnere the putt « epdalw cnrngea, (e.g„ an migind developer aNla part., of me
A. sTORN WATER pOuunlw IwtEvcumx P Au
D,0EW1rFRING Aden BARN aR<NNG
a. HYDRAULIC SOIL STABILIZER : MFIDOT TYPE 8 AT A RATE OF 350 LBS/1000
,,arty to various Mm•buiaern or »lb the mile Bite to °nor
P.Itt"(.) must Impbmenl the SWYPP and the requiremenN of this part The BMPe identified In the SMPPP and in this permit must M
GALLONS OF SLURRY.
a. The original/wrcmt o chat «ovide a cagy of Me campkta notice of lerminolion/alms! moQflwtbn form (aa rwured in Part ILC 2.0)
aheaded naldled, ontl moinrainhal n an approprbta and lundimal manor Mat la N accordance with rWwnl manukeounr apwi0caliena arW
t.Durado w moan arabin irmM aka vets Ion n
R 9 (e9., Wmped dMclwrgn, / dranoge) Mated to the cwalrvdim activity Mat may owe
b. WATER 875 GALLONS/1000 GALLONS OF SLURRY.
to Ma her owner. The Sri currant Meow ° SePpP to the now owner and operator that Maaciran aeerewes Me
occasled en9insirq vradkw
imbb eedmarl ledan wales moat be aie<Mrgea to ° temporary « pxmrn«It heed lotion Dear eq the wopm +tea menmr
sty. tics f terse
rmlorr9 construction wualr. Note: Me notice of termiwlian/permit modification farm rwlacer the an0iv'Nt rcgietrrrbn. Permit
l Meda«w the w
Ine rempmwy w permmml erdmedalbn D«In moat De :h to ensure to treatment is mtabea
wahe
3.
TEMPORARY SEED At MULCH (SEASONAL)
hmam/medir forma
and roue of mil
B. FROSIW PRFVF]ITIW PRACTICES
di h conditions (der Minn. R.
bean mtl coal nuisance t terohn . If
that w00 2) veil not nasal h M• ai+cnww. a Me watt cannot M
s. SEED : MnDOT SEED MIX /150 AT A RATE OF 40 LRS/ACRE.
prim
a cm
e. The nor emr or op«eter Ndh eamn a complete me Signed p.rmk moor Move portion (Permit medncolima include amaHbim
LThe PNmillre(e) meal Plan for one knpkmml epwt eufm strips. Noph gwdn tl
°"
chit surface it
discharged to a at advarral beer he to .n<rrt Ma some. water, a must M heated .Its Ma appr...I an a that wan mat ens
unch
doge not edweMY a the g asmr w tool enmrc that siSMorw wkatfi
The Prmlack
matrasm lanmsedi
b. MULCH MnDOT TYPE 1 AT A RATE OF 2 TONS/ACRE AND DISC ANCHORED.
c. FERTILIZER SO-10-20 AT A RATE OF 200 LBS/ACRE.
rtiMhatbn « admit travitt) of Ine entice pf INmMatbn/pdmfl modfcorlm fomn to Ine MPCA pries Ip commerwka construction
activity an site or In no case later than Sewn ] after talon wnenhi of the r t . The new Pwmitts a • responsible Ion
r O tlm g P a m•r r d) w rhwm
the I sionconstructionphonng, icel°tiau
t I.wld
ctahacUw o'
Dfo Mat minimize toast, so that the Inspection ,nd akerence rowkemeer 01 Yarn Ithe ore with. The
Me
oa•gmmY on O H)
Whoucte scour. is
been erosit and Naur. The dlNhNgh must M airwaed eve natural rror apreP• »ed maw, w other
of
c«ngimce with all Ittme ana conditions Mk commit on resoled or Port 11.e.
with
not
of ewe not m be d;aturted Maw! M dhen«tee (..q. with haw. emkw, aye, ails (Sew• rm.) m ma daMapment eke Mf«. work
, opment
ow', 4ed
°oc•Plea m«qy diwiwrm maswr•s. ndqumh wdmmbl'wn <tl.d masrrw a» r.quhed for eLMrge veal« that wmoine w.pena.a
t tin.
4.
TEMPORARY SEED & MULCH (SPRING)
a. SEED MnDOT SEED MIX 110 AT A RATE OF I00 IBS ACRE.Obligationsoperate
/
co Si
e, n m earalor Or general contractor ion e o her an as IMh r W of M tr Me Jlin is a longer n ppwith the Whref of theco Propel, one
Its ewe and w gawrd emlrwtm rebria to wmplbn« with lM tame ana ewadwn+ of
ah cpermit
basse.n
basba
2.Ai egwaed soil areas must be stabg&ea as sow oeabla to limit Mai tosion but r w kter than 14 do, after Me eorulwcMn
O8 v w
"a LO
sans
Zan water from deasterilg or mail marina aelidlies must M aiaehorged in er Met does not ro nuisance conditions, Nowt n
rtJain MmnNe aotlM in wnmds Bent ' to lM
ath , the O
have
Ihls permit now Dem met, the opNal« « mad conlrmsor, May lronafN permit Sew to a now Operator
a r a0e nd m the °+nor
ealkii! r Ihal
r portion of its site nor temporarily w Permanently wawtl. Temporary aoWOiln without sans( Mat ilh der « Organic
w m r wliSe « munaation wsainr" ei" aaww wa11aW.
a ape p ap q ana mood
b. MULCH : MnDOT TYPE 1 AT A RATE OF 2 TONS ACRE AND DISC ANCHORED,
/
wing rM neriae MI rerm[:Olbn/petit mOdificetian fOfrrl. A alylalun hen DOIn Its OxTd ontl aperot« k raati ed.
f
°wnpen+nte emote vocalism demolition cmorete +lwkpi+; dab vtwkpiw) and Me constructed Mw components of rwde, , den ° r
(+9 99
EINSDECTNNS AND NANTEMLNY
c. FERTILIZER 10-10-20 AT A RATE OF 200 LBS/ACRE.
Nlnq bW one 6Ylpari su. era hot Mh r•auiremmt out moat Part rv.C.
C. TERMINATION W CONflVACE
71 or plan
3.aihe rwrmd wilts PNimem of ty /amPwary or permanent aroinaw diM « Sede that emra Sett ham my P«him of the cmalrudit
r throPlyw twishhat t
5.
TEMPORARY SEED & MULCH (WINTER)
b, ur dial• water around the ats, must M Stabilized! within 200 lined fast from Me property adit, or from the point of dl horg•'nto
1.The Pwmitivs(•) (either its owner a operator, meow is bmtilied r Nit SNPPP 1 rwl;na
) mud r inWst the entire cmehusum its at leas)
a. SEED MnDOT SEED MIX 100 AT A RATE OF 100 IB$ ACRE.
/
iPRmilt«(a) Mitch le terminate coverageunder foie Permit met sLmit a Nona or T«mmpLw (NOT) t° the MPCA. Coen Nonw wits this
¢p
any Surface water. SMekimL �Df the Iwl 200 Ir«I le�l must Deewnpklea riMF 24 hours after connecting to ° aufbca wol«.
tce aver, Sewn ] ea duringmnw c and WMr 2♦ Mon OHer o Mnidl ewll greater than 0.5 Fa n ♦ Following
r O Y• taNudbn 0 w' 2 hour.
b. MULCH : MITOOT TYPE I AT A RATE OF 2 TONS/ACRE AND DISC ANCHORED.
Permit b marred snN a NOT b wan¢l.a me Prmiueh(a) corc.pph tder Mih Dr,mu brminalw of midnight en ills pehlma.x de[a of
slobiuotlm of lba remaining i tits of any I•m.1 the permanent al or awnW must M caudNh Wlhn 14 dew otlr connecting !e
arms wen« ear cwalrvdbn 'n . of petit or Ma ana nos eenlp ditches
«
y Permmmty cwaed.Tenpwory w pwmmant ditches «
must Da conducted within «»n (.t deys after he
an inmedian wndM1 °corn n. 2a noun Mlles a at. awls t nu! riled in
2All Inapedbna me maintenance Cantluded during cmn[rvctian must be recorded in watkg and Ihe« ncwde tool M ralained with the
C. FERTILIZER 10-10-20 AT A RATE OF 200 LBS ACRE.
/
Me NOT. tr t tM edU an tl'rw NOT is vobmihed to W MPCA
2 TsmlmIti of Sew age aemoriw:
awlw that me being see m e »tliment containment mtenl (with
g s properly d.e'asee reek filch dxcka, Dip red., at elves eeeJ eo not
SILPPP it accordance with Part IILO. R r inspection and nanlmmce activity Nan intlude:
Records o eats ion w y
a. Tarmie of cpasrog• Me entire
need Ir M .[milked. Thera New must b< atmiized within 24 haury °non no Itgd Deinq urea « r aedinmt contanmmt owlet,
GOON ON line DI inapedbnF
8.
HYOROSPREAD SEED, R
E FERTILIZE & MnDOT TYPE 8 HYDRAULIC SOH. STABILIZER.eted
t T within
I. Alill Pemkl mad submit e NOT W nn he(v) 0 1 JO tlaw slier Final Srobiliwtbn (•« Part IV. C.) My ben oarmq.d. t all per[ienv al U•
4.1` P. allele must be Provided wkh temporary «permanent end Otti atbn wkhin a n k n i i
qr D 2 out after stilt to a ear a« water.
D.Name of non a
w wntlu<tM 'n write:
() v w
a. SEEP MYDOT SEEP MIX y190 AT A RATE OF 10 GALLONS OF SLURRY.
S11000GALLONS
aks her mid ens Po.t .Vol ar one n adlnty nor Man cartust
Me eaa rduaae vrrrnanal
cfar
C. ar0lu uP ryrwmN v�zrnrrs
dGma ti of coons inn; rdudrg rawmmmO for arty c Map weber:
actions often (including DM peaty maintenance odiNtiay.
e.Cats
AT A RATE OF 50 LB3/1000 GALLONS SLURRY
0
IF. FERTILZEHYDRAULIC
: 1IL
ce the ec nt &.1
nvawgrnml swims, the r.wiremmb for final dwnwr/mointmance moat M Derfarmed m required r Final Slanbkalion,
M e
llotPart
is W atime.
and h (0.5rq
•.Data and amount all mob erasion Man red (0.5 thaw) r 24 nwN
STABILIZER
e. HYDRAULIC SOIL 9TABLZER : MnDOT TYPE 8 AT A RATE OF 350 LB3 1000
35
Narr
Pert ita.2
met wbmk a NOT Mownthin Ja saw after an the wire site including infrastructure,
It pmniti•e(is
pr mq g verb rM for ewe itches.
LaTempo control «Urn must mrknbh wtlinmt hot min' ga ewtmm and
wear e :as
I. required and
es m SAPPIPpermanent as revered in Port
m cn°nwe mode to
C
GALLONS OF SLURRY.
Moose ON slormwooer and
atbw
permanent drainage ditches and aedkwnl Melva that we as.far t. part of a fhdmenl etlarnlent awlwn (h.g., dlenw
nm pa etem
ePartsfDocumentation
3.VFta port, of Ina Cttlrvacho site now permMont Maw, but woo renaire an
have eenwi of Me ate with
parts or lmi site. Intl
d. WATER : 875 GALLONS 1000 GALLONS OF SLURRY.
/
Paing
<owwo is Irawi«rah to °roux owner as .scorned in Pori II8.5,
D. T<rminO[Im of cows e f w o inn DI Its mire project.
g por1 Ida
look c s no
ride rwk check sane) rcquin wdimmo cwhd pn<tber fly pe tors«bee far eke condtita.
p«mawnt caw ma be rMY«tl b w men ln. vent• <mar.YeYt five e- • .,one
y <h D•r v .wowed Mai awe aW ne
<aw t an
7.
TEMPORARY SEDIMENTATION BASINS WITH STANDPIPE OUTLET & EMERGENCY SPILLWAY
All permilo a must au0mil a NOT Whin oven ] de r tin «() ( °Mar etc Or Bing scw wholly her party slims Of lot Mle 1 noted art w q w Y D o a D
) 9 Y
Sea envy d. ne Iwo« me ow., w owrobr. The peaim. of M• its own .de m teuer Pony must D• in compliance Senn Its Pwmk
g
If h
b, l e sow weien! lralmhnl v Man k owlaMrd addlbnd u ed I en .•eknrnt cmbd radices or redmdenl BMPe most by r•loned
9 ys 09n p
sd OWNS!
matrueeion w!'WtY b wcumira mywhwa m the site, Its it. mwl M rwec[ed b a ponied of rrNw (12) mrnlM (Ma inapeal'wnn meth
M ceawa dlrin h Me w11M month vl
Mien renal condllbna F011rwl t an rmanano Sew one w cttlrcllan wuvi[ n adbna ma M
q 9 ) rN p r. i ro r
(SEE DETAIL).
e.. all 1 uor a9bn rolwtbn one fedimm wind m
( q amp Y erosion D t c must be in once). The form oaf[ naives sgnolmes hen Von
th N"miwb tna ownwdng, ,M lM SWPPP ..at De ammeed to idml;fy IMSe addf d Prwlicea as requ:ed M Part IILA.4, a.
Mrwge C.
ctNmdion it inflicted in Seance i/ na in Mayes pY the Nora work nor been aasmtled ails
to known
hem
owner
kwl Pemilla • ontl contact inn aft wig {) Man for the new owe al Ms vropvrly,
of t
cM weer to maintain mere new one mbMke rills and/or 9ullle; onarc Noll Ds w umrakm dope ImgM on grea[d liven ]S (erl for
la noun Ind d ea ectio ule 24MPCA.hours
around ambitbne IM1a nqulre com. fen• one mdnlmrnw aYwdula must Dear within N nwre after mwft wcun at Me Yte w
«br la r.rlrmia CwWrvdbn, ehlaew cameo that.
B.
TEMPORARY SEDIMENTATION TRAP WITH SPILLWAY (SEE DETAIL).
c. Termination of coverage atoned using p wrDdv Ion registration.
9 red h w own.
Mopes WM o grade of 3:1 m steeper.
a.ul wait Preventionoccao and eaeNml cwhd BMPe must M nww4 to enwn discover ana ewastiwm. Ann BMPe must be
If it cewp a we ablpir,htl oar the uDdviim registration m, prom g g w wpchw, Pw 'llas(a) Sea reauired to wbmit a NOT Wlhn JO Mays aka
m apdemmled Win BMPe wwra said discovery. « ation.i 01
man a<we unless
Soon as Mists coign
9.
ROCK CONSTRUCTION ENTRANCE SEE DETAIL.
( )
lit Part IV Eee « B..
q ( )
otbvr Flash St IA
2.$admml Cmrfd melKH tool M <aMdWea m all aom malMr Yn Id9 Mfore land
D per. e m edm[ a d datmbi adhilks M In. Mesa
9 Y Sege rp p
in
h. Ptah
mother time from Most mr
mother lime Irpmr k Main" w. TA P a must nor' aU and riln Me fOlbNn r • i and m 'n
e .ad
N ed DMo • rmileeB() <arrrPl clan a tmaw•
w W Y O 4
3.Parmi t a n n I
an
1 that use er did Fi her the
a•O Mat 5 eon on ferrbed In P«! IILGS we ronleil«
an Man° wen vetrMa p
rwtkha anal rewn law until Final t Yizatit n li In accordanceaccommwi. Part N.C.
vu
D o S m m Dhay
wnenlc
ee than Ill
to
hen terminatingtwthis ;l n i Fin i'
al Sub
perm u t d Slob :wlwn nos bean °Miswa t site ontl finer:
3.Thi timing of lM ietdldim pr wdmwll control racBcw may be ed' to oc
be a owa
g p Y Nstad cemmaapb Nwl-tartn adivitiw vets w dawinq w
aNl Set Imcw moat De rwoired, ragaced a wppl«mmted Wen May Mwma nmHndional Or the aMimmt rwMw I/3 0l Me Mgnl of
10.
HORIZONTAL SLOPE GRADING (SEE DETAIL).
a. Me two won onto b Pill Iero nor Dean to the MPG and me MPCA nee a bed that mite
Any edm mliuily most M completed as aukoy as pool ON Mel control «acuera moat
« passage of ester
Me I.C.. Thhu ravers ..at be mace within 24 hours of dreOwy, m w sow oa Chad conditions of. wcr.
b dhieveitoring
Per it tang ated
treatment has teen octimd The Permit[« will De notified In writing Nihn JO days pith the mwllarng data Ms been wbmillatl. II
has d. 11
beY Installed! the ty 1.
be netted immediriNy afld tna wt{Aly in canpktad Hereon, sedrxnl antra «polity. mwl M ineblled Mkra the nml wasbkolbn
"War
11.
DITCH CHECKS TYPE 3-12" BIORDLL WITH NMDOT CATEGDRY 3 EROSION
its Permitl« Me Mal heard hen the WCA within 30 W, otter rEmnling the neauired data, the PM. can wanit O NOT.
D, The Permitter eon wbnk a NOT, awn it Me timalrome is le« Man Ion wan, in the MPCA delermMas that Von deemaliw melted is
event awn it Ma activity is not comM.N.
4.A11 storm drain iMeb must pr protected 0 paring alry .IllVoc al asdcas with /or a ing to Its Mist
gramovts
oJoapermy and permanent Wineneatiw other. moat be droirxd aM Mee•dmeat rwnovetl when tM depth of �menl activated ;n the
CONTROL BLANKET (SEE DETAIL).
ET (S
achieving Narked tr+mmmt.
have Dam sal mkt far ar f a (strical
may M ritten for o PvtkWm mhd If a weNac Maauty when. (sheet naed/tormahtp/lI nor Dean
y g/fira
Dwin rwchw 1/2 the Wes a saute. Drainone :rmevei ..at es cwnplN•e wWfn " hours N allowy, w w hen es nab
°q °w
the on
Turing [N monitoring and ewlwfion of Ma dlwnaliw meNed. Me Prmitfw is not rrwwamla Ion Minx Dennil rhear«nenb that ten Dhen
the P.
identified a:atl Ins Permillav(a) non ncciwtl tillen corrhasmdenoa hem the yrieeic[imd authority (e.g. city/wanly/[°wsnp/YnDOT
(.) have
caMitbna °Ile cc. (aw Part IV.D.).
12.
EROSION CONTROL BLANKET MnDOT CATEGORY 3 SEE DETAIL).
(
trmsfmed as described in Peat n.B.3.
a^gkxer) wlfying me reed ion removd. The clot arrawmdewe most be awumenled In Ms sxPpv or °wink within ]2 More upon
e.Surbw verve; incurs train aitMw OM c°"w hems must De ted for evidence °I toaien mtl Mainframe
red °g+ rawh aw rep« deposition.
13.
PERIMETER SILT FENCE SEE DETAILS).
PART IILSTORMWnTER 05CMARC£ DLS(gY REWIIfEMENT$
r«uwL Nbm «itml canhwmamw ion .at M obtained r a Final, mmner, the w«ilk Mist «ol•cNm cm M ram°wtl to dlev;tb Ma
mmwiab wbty smut. Howew, altwta f0 ODlan »item CMKptdMN moat M awumentm r MB SNPPP and Owlk«e wllnM ]2
a(s) m deposited in wants wolves ;ndud.
Me PwmitN must r«n°w oil tlilav and «dkr• it t g drainage ways, catch bur; and other
tlwYww systems, and Me asap men xdmml ramowl results r expo»d eon, The rats. and must take awe
D.RECORD RETENnW
norm upon n'
rem to remove inlet protMal'an bavatl on a apaslflc Mafaty cancem must alit M moaned from Ins ' Hedblwnah
f Mabiize
or rmit ke Shall
within .hen (n sass el eb<ewy unless pnclutlel by legal, regulalwy, w phaaied actives constraints. Tha Permillw Nall uor all
14.
INLET PROTECTION (SEE DETAILS).
hit 30 , of
aulMriry wider Jed Oaw OI r«nowl,
5.T.O.ly err ,tockpare must new at fence Or Other OH.Ove wtlimmt act d. Sea
remand• °Bata to ml°in Sec«+. If produce, removal and! Smb:'rzclbn most take plan within Seven (]) colernaw Maw of marring
cwba) inducing, e changes to It. and at pedity and maintenance ras«aa meet be kept to its ire
The SWPPP (by
q eltnwiw canvewncw at as wen and palter mists, « cmduil. ana dlMw unlwe Man
camas M Placed r Surfacethe
pure, me Permilt.an l+ rwvmaq• (w cmlpding of IOCd. rpimah, stole and ledepl auMorkiw bed rasJMno my Ipplbmle Prmka
15.
FLOATING SILT CURTAIN (SEE DETAIL)
the a ho
construction er the , morenw rM nee w«atonal control of that p«ut on ins stem• SWPPP cm de kept r either Ma hob omw w In an
am.
w Jts .Nicla dsim a workr Mures
g ham g
ar. i ter.
is i etas n of s Ion lM from
8.vmkN track' the co
red of aramRrl hem lM construction Yin (or Mal° ebwlmWlM1in 1M its) Mawr D• m sensed by BMPe Sea w •lax pad;
wire u. vend ft. va any work.
a.Ctenent M stt vewha wit off -alto vedf too Dove
moat be rapasted Ion ehome
i.omply
awmna Street awepxa set M urea if .on BMP{ era not adewale to «event eriknent ham
tieing
w teal asN oceek w aauiart
t from f noba. . thim.s
•edinenl moat M rennpwd hot all pave wrfww. itlln 24 own of ekcowy, or it wpl'waNh, within O Nwle lkne to comply wilt Part
.11
rv.c.6.
PERMANENT
EROSION &SEDIMENTATION CONTROL METHODS
a owe(.) must N«I Its does r suly kt rasoma N Its ion tor« (3) aeon °rem abmitlol p1 Mh NOT as
wlline0 Part ILG fib d not include Ony redarm afltt emmklMl of tn< NOT.
no, dog with its folchess after
tr
Bing bwketl tin Its •bet (ash Pert IV.E.4.d.).
M
].nx Pertnliler, ..at Instil lemporay aedimmlalbn Daslne w reared in Part IILB. at Mb pmnlm.
a.TM Pamlittee(s) we n mMbie far the wwatbn and maintenance of tmlpormy, ens permanent enter Widely mmagemml Was. on "I
(THE FOLLOWING METHODS WILL REQUIRE MULTIPLE SITE
fa
a
tpnr a[n« a«mite rersrea Ion the protect;
as all eovim phu�lian mtl rtliment cmlyd BMPe, for Me duration of Me Instruction work at the •ale Tnh Psrmillea(s) ore
VISITS
DURING THE DIFFERENT STAGES OF CONSTRUCTION (INCIDENTAL
m0
or m oMaMatbn and malntMdlCC candrcle0 outing con6hmliIm (eC Peet IIncl ling all
2AII
TO CONSTRUCTION)). 3bin
ferkellp"le anti mother Permkler We usawrled cthd Seca NOT ho Pant n.B.3 over all afore of Me its that now not Dam finally
amekrtl soh her undergone Fnd Stabilization. ma a NOT nor a anted to the nal
pade
rig SON
in modem operant and mantmtce agramenta that Mw bea imgemmled, Including all rant of err. contracts. cow Mats to other
binding enrol. r.g manlenwor ens
t an e- in
I. If ..intent «<ww the acts nits, on-,nht most be renewed la b tearer Ore at p fror Sufficient
L
GENERAL SEED & MULCH (MIN. 6" TOPSOIL)
rag ireal far i3O of
4.All rcqulred cdculaliane for xeNn of the temporary ma Pemwnml Starmword Manoganml Syskma.
in is .. l be Soal
to mar m;z oil -ate impala (e.q., mgilix WknNl in etreW °ode Dr raNed into scam »rasa Dy Its owl ran and/or pee a eehty
a. SEED : MnDOT SEED MIX #260 AT A RATE OF 70 LBS ACRE.
honors to user of public street.).
S.NI rRkralion oreae ...i M inupected to aneun Mat no aedlmant ham mgdnq otetrvdbn activity I° r..OhS, the infillnUOn Sew and
b. FERTILIZER : 22-5-10 80% W.I.N. DR CL AT A RATE OF 350 LBS.ACRE.
RESPONSIBILITY REQUIREMENTS
Inaw Seam «< Proreceed tom compactbn sue to construction egogment deMa arrow Me Mention map.
c. MULCH : MnDOT TYPE 1 AT A RATE OF 2 TONS/ACRE AND DISC ANCHORED.
THE PERMANENT STORMWATER MANAGEMENT SYSTEM IS THE PROPOSED TEMPORARY SEDIMFNTAILON BASIN NTH STAND PIPE OUTLET
2.
POND SEED At MULCH (MIN. 8" TOPSOIL).
PERMANENT PONDS 5" PVC PERFORATED
STANDPIPE W/FlLTER
DUMP STRAP
a. SEED : MnDOT SEED MIX #310 AT A RATE OF 82 IBS/ACRE.
FABRIC EMERGENCY SPILLWAY
CREST
b. FERTILIZER : 18-1-8 NATURAL BASE AT A RATE OF 120 LBS/ACRE.
CITY OF CHANHASSEN WILL HAVE RESPONSIBILITY FOR LONG (RIP RAP OR EROSION
CONTROL BLANKET) 1" (25 mm)
REBAR
c. MULCH Mn➢OT TYPE 3 AT A RATE OF 2 TONS/ACRE &DISC ANCHORED.
iW
TERM OPERATION AND MAINTENANCE OF THE PERMANENT STORM A - -OUTLET ELEVATION
FOR SAG REMOVAL
WATER MANAGEMENT SYSTEM.
2 EACH FROM INLET
3.
WETLAND SEED & MULCH (MIN 1' HYDRIC TOPSOIL)
BppE
DUMP STRAPS
a. SEED : MnDOT SEED MIX #325 AT A RATE OF 84 LBS/ACRE.
STORAGE
(CONTRACTOR) WILL HAVE RESPONSIBILITY FOR
b. FERTILIZER : 16-1-8 NATURAL BASE AT A RATE OF 150 LBS/ACRE.
VOLUME 3 CY
IMPLEMENTATION OF THE SWPPP BEFORE AND DURING CON9TRUCTTON. AN TISEEPAGE COLLAR (TYP.)
CL3 RIP RAP
c. MULCH : MnDOT TYPE 3 AT A RATE OF 2 TONS/ACRE & DISC ANCHORED.
THE CONTRACTOR SHALL PROVIDE THE OWNER WITH A CHAIN OF
SILTSACK
4.
UPLAND BUFFER SEED &MULCH (MIN. 8' TOPSOIL).
RESPONSIBILITY WITH ALL OPERATORS ON SITE TO ENSURE THAT THE
a. SEED MnDOT SEED MIX p328 AT A RATE OF 88 LBS/ACRE.
SWPPP WILL BE IMPLEMENTED AS FOLLOWS:
DUMP STRAP
h. FERTILIZER 18-1-8 NATURAL BASE AT A RATE OF 150 LBS/ACRE.
STAND PIPE DETAIL
I
c. MULCH : MnDOT TYPE 3 AT A RATE OF 2 TONS/ACRE & DISC ANCHORED.
CONTRACTOR
5.
TEMPORARY COVER CROP FOR UPLAND BUFFERS Se WETLAND MITIGATION
BUSINESS NAPE
a. SEED : MnDOT SEED MIX #110 (SPRING) OR g100 (WINTER) AT A RATE OF 100 LBS/ACRE.
b. FERTILIZER : 18-1-8 NATURAL BASE AT A RATE OF 150 LEIS/ACRE.
c. MULCH : MnDOT TYPE 3 AT A RATE OF 2 TONS/ACRE ilm DISC ANCHORED.
CONTACT PERSON TELEPHONE (INCLUDE AREA CODE )
8.
GENERAL NATIVE SEED &MULCH (MINIMUM 6" TOPSOIL)
CONTACT PERSON TELEPHONE (INCLUDE AREA CODE)
a. SEED : MnDOT SEED MIX y350 AT A RATE OF 84.5 LBS/ACRE
b. FERTILIZER : 18-1-8 NATURAL BASE AT A RATE OF 120 LBS/ACRE.
c. MULCH : MrIDOT TYPE 3 AT A RATE OF 2 TONS/ACRE & DISC ANCHORED.
CONTACT PERSON TELEPHONE (INCLUDE AREA CODE)
7.
SOD
THE CONTRACTOR SHALL FOLLOW THE IMPLEMENTATION SEQUENCE AS
SHOWN ON THIS SHEET.
NARRATIVE
& NOTES
CONTRACTOR SHALL ADHERE TO ALL THE REQUIREMENTS OF THE MINNESOTA
1.
DESCRIPTION OF CONSTRUCTION ACTIVITY,
POLLUTION CONTROL N.P.D.E.S. PERMIT.
PIONEER PASS IS A SINGLE-FAMILY RESIDENTIAL DEVELOPMENT ENCOMPASSING
120.7E ACRES. THE CONSTRUCTION WILL INCLUDE MASS GRADING, UTILITY AND STREET
ALL BEST MANAGEMENT PRACTICES (HMP'S) SELECTED SHALL BE
INSTALLATION, AND STABILIZATION OF THESE AREAS.
APPROPRIATE FOR THE TIME OF YEAR, SITE CONDITIONS AND ESTIMATED
DURATION OF USE.
2.
PHASE CONSTRUCTION TO lCNIMIZE SOIL LOSS.
3.
ALL EROSION &SEDIMENT CONTROL MEASURES CALLED FOR ON THESE PLANS
A COPY OF THESE PLANS MUST BE ON THE JOB SITE WHENEVER
AND SPECIFICATIONS, WHICH MAY INCLUDE SILT FENCE, TEMPORARY SEDIMENTATION
CONSTRUCTION IS IN PROGRESS.
BASINS OR TEMPORARY SEDIMENT TRAPS, SHALL BE CONSTRUCTED AND
SERVICEABLE THE FOLLOWING ORDER, AS REQUIRED.
TRAINING EQ TIR
a. ROCK CONSTRUCTION ENTRANCES.
.MISIM
b. SILT FENCE &TREE PROTECTION ON FENCE.
P.E.
CHRDESIGN ROF
a EXISTING INLET PROTECTION.
S CERTIFICATION (2007)
S
d. TEMPORARY CULVERTS.
IT F MI TA
UNIVERSITY OF
UNIVERSITY
e. TEMPORARY BASINS, TRAPS, AND OUTFALL FACILITIES.
INSTRUCTORS LEO HOLM & DWAYNE STENLUND
LEO HOLM
POND CONSTRUCTION.
[. STORM WATER POND CONSTRUCTION.
g. COMMON EXCAVATION AND EIOTANIaJEN'T, UTILITY INSTALLATION AND
STREET CONSTRUCTION.
h. TEMPORARY SEED All MULCH.
DF.VE OPMENT SUMMARY
L. HORIZONTAL SLOPE GRADING.
j. DITCH CHECK, SILT FENCE, Al EROSION CONTROL
TOTAL PLATTED AREA 120.74 AC.
BLANKET.
Y 94 EA.
NUMBER OF SINGLE FAMILY LOTS
If. PERMANENT SEED AND MULCH AND/OR SOD.
TOTAL DISTURBED AREA 4&46 AC.
4,
THE CONTRACTOR SHALL PROVIDE AND MAINTAIN ALL EROSION At SEDIMENT
EXISTING IMPERVIOUS AREA 4.46 M.
CONTROL MEASURES AS SHOWN ON THESE PLANS AND SPECIFICATIONS
PROPOSED IMPERVIOUS AREA 13.06 AC.
AND IMPLEMENT ANY ADDITIONAL EROSION It SEDDMNT CONTROL MEASURES
NECESSARY IN ORDER TO PROTECT ADJACENT PROPERTY.
5.
ALL EROSION & SEDIMENT CONTROL FACILITIES SHALL BE MAINTAINED BY
THE CONTRACTOR DURING CONSTRUCTION OPERATIONS. ANY TEMPORARY
PROPOSED EROSION/SEDIMENT CONTROL QUANTITIES
FACILITIES WHICH ARE TO BE REMOVED AS CALLED FOR ON THESE
SILT FENCE 5800 LF
HEAVY-DUTYFENCE
PLANS AND SPECIFICATIONS SHALL BE REMOVED BY THE CONTRACTOR
2818 LF
WHEN DIRECTED BY THE ENGINEER THE CONTRACTOR SHALL THEN
ROCK CONSTRUCTION ENTRANCE 1 EA
ATED STANDPIPE W/FILTER
TO OUTLET ELEVATION
EMERGENCY SPILLWAY
CAP SKIMMER(EG. 5 GALLON
BUCKET) TO BE BOLTED TO
THE PERFORATED RISER PIPI
3-
2-1/2- DIA.
MEX BOLTS
1"-2' WASHED ROCK CONE / 3 W/LOCK NUT
HEIGHT - 1/3 Z °L NOTE• TOP VIEW
B"
IPIPE MATERIAL
1111�,LHOUES SPACED SHOULD BE RIGID
8" TO 10" ON CENTER
TEMPORARY SEDIMENTATION BASIN
TYPICAL PROTECTION AROUND
BACKYARD CB'S
(INSTALL IMMEDIATELY AFTER
CB INSTALLATION)
HEAVY DUTY SILT FENCE
-FASTEN TO STAKES
POST EACH CORNER
RESTORE THE SUBSEQUENTLY DISTURBED AREA IN ACCORDANCE WITH CATEGORY 3 FIBER BLANKET 5.2 AC ` �- REAR YARD STORM SEWER
THESE PLANS AND SPECIFICATIONS.
MOMOT p250 SEED & MUL.CH(GENERAL) 35.5 AC STRUCTURE
6. THE CONTRACTOR SHALL PROVIDE OR CONSTRUCT TEMPORARY YnDOT g326 SEED & MULCH(WETLAND) 0.4 AC
STORM WATER DRAINAGE FACILITIES AS MAY BE REQUIRED TO ALLOW REAR YARD CATCH BASIN INLET PROTECTION
CO
NTRACTOR ONTRACTOR TO CONDUCT CONSTRUCTION OPERATIONS WITHIN THE
THE COG AREAS AS SHOWN ON THE PLAN AND AT THE SAME TIME
MAINTAIN STORM WATER DRAINAGE THROUGH THE SERIES OF AFFECTED SUCH S ROY D'S SEDIMENT CONTROL BARRIERS
STORM WATER PONDING AREAS. PROJECT COORDINATES SUCH AS ROYAL'S INFRASRN COVER OR EQUIVALENT
ARE AN ACCEPTABLE ALTERNATIVE.
7. DO NOT DISTURB ANY AREA UNTIL IT IS NECESSARY FOR CONSTRUCTION N 44' 48' 50"
TO PROCEED. W 93° 33' 55"
8. WHEREVER POSS®LE, PRESERVE THE EXISTING TREES, GRASS, AND OTHER 6' STEEL FENCEPOSTS HEAVY DUTY SILT FENCE AT FLARED END SECTION
VEGETATIVE COVER TO HELP FILTER RUNOFF. 6'-8' SPACING BETWEEN POSTS
TOP OF SILT FENCE TO BE LOWER THAN
9. COVER OR STABILIZE ALL DISTURBED AREAS AS SOON A9 POSSIBLE LOWEST ADJACENT OVERFLOW
(SEE TIMELINE PART IV 32).
HEAVY DUN
10. TIME CONSTRUCTION ACTIVITIES TO LIMIT IMPACT FROM SEASONAL SILT FENCE
CLIMATE CHANCES OR WEATHER EVENTS.
POLYETHYLENE SNOWFENCING °OHO
11. DEWY CONSTRUCTION
OF INFILTRATION MEASURES UNTIL THE END OF -FLOW
THE CONSTRUCTION PROJECT WHEN UPSTREAM DRAINAGE AREAS HAVE
BEEN STABILIZED.1111111111,
12. DO NOT REMOVE TEMPORARY PERIMETER CONTROLS UNTIL AFTER ALL FLARED END SECTION
UPSTREAM AREAS ARE FINALLY STABILIZED. PROFILE PLAN
13. IT IS THE RESPONSIBILTY OF THE CONTRACTOR TO KEEP PUBLIC
STREETS, TRAVEL WAYS, PARKING LOTS AND TRAILS UTILIZED FOR FLARED END SECTION INLET PROTECTION
INGRESS TO AND EGRESS FROM THE CONSTRUCTION SITE FREE OF DIRT
AND OTHER DEBRIS WHICH RESULTS FROM SAID CONSTRUCTION.
COST FOR THIS SHALL BE CONSIDERED INCIDENTAL TO THE CONTRACT.
14. ADEQUATE CONTROL OF DUST SHALL BE MAINTAINED BY THE CONTRACTOR; TREE PROTECTION FENCE 1' Spacing on upper end
NO PAYMENT FOR DUST CONTROL WILL, BE MADE.
2""" DOD STAKE ��• •• 4" Overlap
-x2x18MIN. W
-2' MAXIMUM SPACING ,-12" BIOROLL i•!
fl WATER
l FLOW
CROSS SECTION
PROFILE VIEW
MnDOT CATEGORY 3
EROSION CONTROL BLANKET
-STAPLED & TRENCHED IN
/-DITCH GRADE
H
3'
Minimum
level
1' Spacing
on Staples
Anchor slot .MINIMUM ANCHORING SHOWN
alternative
Fold under 6"-
EROSION CONTROL BLANKET -CATEGORY 3
(TO BE INSTALLED PER MANUFACTURE'S SPECIFICATIONS)
LI
TEMPORARY
EXPANSION RESTRAINT
ON ROPE,
2� (51 /(mm) FLAT6 mrin) WASHERS]
WASHERS]
ADDITIONAL ALTERNATIVES:
THE
CONTRACTOR MAY REQUEST, FROM
THE ENGINEER,
APPROVAL
OF ALTERNATIVE DEVICES.
CATCH BASIN INLET
PROTECTION
-SEDIMENT
FILTER SACK
1° M 2• wASHm 0.WA
L 2W 6' ulx.
PLAN VIEW
fi
I
0
GEOTDrNE FAIX•C
NOTE
11 W. IF I C(do1ENT D . V M., b' YAC
A -A se to' MIN„ N' 1WL
MINIMUM SIZE - 1800 CU. FT. OF STORAGE VOLUME
FOR EACH ACRE DRAINING TO THE TRAP
TEMPORARY SEDIMENT TRAP
UNDISTURBED VEGETATION
{� DIVERSION
.,.,.
_ re nx mmx. A�iWee�.mA emrt Ion
aaeN Ion.
- Ne amrlu,n r,r n
_ Dn.:-x. aTv Itaw
a . I
s cm TIN
Seal red• v Iserr saws ewo von w • r r
lash nor a¢(ywunq
vrawer:r
✓r 1 rY Ie:
Mena nglw w[
Iuw y 1 Iv- yi
w
�_ eon m Sew w.w
0 dW.wm wro oo Sew
REAR YARD CATCH BASIN INLET PROTECTION
DOZER TREADS CREATE
GROOVES PERPENDICULAR TO �Y
SLOPE DIRECTION
HORIZONTAL GRADING
WIMCO ROAD DRAIN
PROJECT CONTACTS
PROJECT ENGINEER
DEvEl-b'ER:
NPDES OFFICER:
CONTRACTOR REPRESENTATIVE:
CONTRACTOR SUPERINTENDENT:
F. PWWLON PREVENTION MMAGEMENr
Ths Permllle(e) Shall 'mgemmt the following pollution Prevention monagement meawrw on the Mte:
I.SOlid waste: cat M +edictal. asphalt and omust c rosy, fical,viMPCA acerb, aspw, omens. robrb, pm+hwtbn ma damail;m debts ana
Minor •«lee must M dbp,aaee of mopedy and must campy with MPCA airaeeal raryremmts.
$.HaEordws Yatwbl5: ql, q<adinv, POkt and ony hormaWB abvtancw must be Wap«ly S1144, Fduchg «cmawy wnlaFmml, to prevent
spills, leaks or °tot discharge. Restricted access to storage w must M w provided to prevent hams n. Storage and disposal of
hazardous Monte must be in compliance with MPCA regulation "on
SEatemd washn of tru
cks uca arts mngi crosfncobn N alorr most be limited to ° deFlred urea of Me site. Runoff monl De contained and
woncr to Sciy aiaw«e of. No engine said wasang Is gerwed ed site.
b.conoram waanout Or i NI lived and said aaefw graroted r wnwely notwarrantne wwalbna must to commned in a lash-wwf
mp rmmmt facility ° tin r impermeable « 4 epmpOclad cloy liner that doss not allow waNw! IipulOv to «W ground not« is canaiatm an
kmpermrmle liner. The ra:ad and edm antes user not <mnmd the ground, and c ma mostorce not MI Af0 from the can it w•nou[
O anked ne l t n i I pe gild Ontl Male Vonler must bad see OI in kpo oraDN anal Conn Ibnce with NPCn r larim . A I moat Y a e¢r B Sir M
Mldled adpcml fe ,mM weNwt rmlllty to Mform ctercta equipment were[ms to uMize Ine WOPR fodllnea.
G Flue STANK zATON
The PNmloler(a) ..at man Final Stratification of the file. Find StObNotlt features all of Parts IYGA-5 d Part W.G.S.
I.Fral Stabilization raauires mat dl Coll daturl actima i Cl the Bite have Men COMM O and all Maas moat be sfmilzed by a uniform
prmnid veoelanw Sew with a smoky Of 701i over the more peiv'wua amfa s pros. w oM« earireant memo nec.wary to avent Mail
Failure under Noive eenNlbna.
2,Me Pmmillae(a) must Ithat the p«maneat Wwmwder baolmeat ,ystem meets .II re«iromenla In Part III, C. This Includes but b
not limited to, a that class Out of temporary w p rmmerl «eknentalien Dery that or. to M used as p•Immant WIN quality
management DwMe and naval construction or maintenance of in Rltratlm Mans. NI sedMenl must be r<moaed from conwYmte Syslema and
ditch.. must be etmrEed with pNmtmt caw.
3.Prior to admission Of 1 N II M NOT. l, temporary fair which and Families wosbn prwenlbn ma aedlmmt weird BMPe n t on on krona)
must at logs)removed On le pwtbcr of NO fills ion which the Perminae k responsible. RYPi Oerigned to daswnpo« t site (act Oa some
cot .l logs) Mat be left in bon.
w oq) Y p
♦.ON r«bmtwl opnparim bn ony, of has b bin ae etaland a we armin:ea n M. a id to the are Chinese & temporary he Pea vet.. ticn
most
aM det. the elk Peirreter contra Fee been V to ontl Ms rh«0enu hoe ben add to the homeowner. Atlaie', Mud, lba Pmdttav onus!
eicfnbuta the kNCAb 'Novaowme Pwl 9hwP b W Mmhowrer m inform the Mnxownr of Nit need far, ever bre0ts of,
permanent ea
D.Son cbntrwtbn N e and used for ag
ricultural ¢rkullunl purposes (e. ¢., plpelMer across crop or nrl¢e NM) Hrel Stshllketlpv
Sony M a<wm y tee b nturrli the ra a prior
katl 1p its ncofa all
c e r p y u n rkwwni uor. n8 P V
9.b It I. d a Map krmineb Permit coverage rior b completion of eB rorelwa[ioa enlist Yell of Cho following wvtlilbon en
Y P. ¢ P P Y ¢
mat iv suction b Pert IV. o throw n Pert IV. G.S eM nMn a tic V ¢ pP abk. Part I G.a or Part N.G. B.
a. At Hex C 90% icy a ) o Oall m for el prop ¢0 day
s
w
b. Al kwl 90R (by one) °( all eW¢iaally proposed wretrwYrn activity My been completed and pemarevt weer «IebMMd
rn trio ernes.
I. On a where oore4rebon ecllWly In not compkm, permanent war Now hero vebblkhe6
NOTES: 1. FILTER AGGREGATE TO BE 3/4" CLEAR ROCK.
2. 1/2" X 1/2" WIRE MESH.
aX.q�.:iif<.n
Y
SEDIMENT
ADDITIONAL ALTERNATIVE
6" ROCK LOG FILLED
WITH 1 1/2"
CLEAR ROCK
CATCH BASIN INLET
PROTECTION
- FILTER
AGGREGATE
Y roe,_
'
r -1
..N. A Al:•cy
_
4 T i:I V.cryl',r i=Ti(Ma'
.r-rrr. rre,•,•-_�i:'CJ
A-ten. n'-r z:•I k MI.
wWa:.
I.I ]Ex rl: AT_IFITL�
nckr, hat c:,mr
y2
_
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\\\
4 I •il e' Yy„M9T
t \ RaYYL
i {
i
Jd r- s on -I
LCb£ !A zx rrr
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x {_LI
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01 6-D i f.YIINi
al-
is
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C�IOF
SILT
-FTJCF
xrae: I -I
?,;,r FFNNf
DFPARMFNi
mXO' S300
mG wcas
r my-h-•. �crgr •i i-.-
Kt: ar r xns
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w_Ira s r n rcx n.
Wcul whin .+.:• «:- � iV: <•. nL-I n
-
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I-HIY (VY}hY Y Ida)
t
Rlb9== y
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QR� OFFROA- 'CATCHSASIN
FILTER BARRIER
w:at '-w ony EROPIE=WNO OH'AKIVEM�
'F's.T'pTl
"'4*WJ' X
aPw
j am*
IR' A•. M..v d.i
N.IIE-1 IY.rly 1 - I
i iMk-IVr
n" K I 01 ACC k 14ee110.'
offg ROCK
N ON
COFJJIMANCk
NN wrpc,I.alav-Yacwd Et'IM:EFAG CD'NTIMLM ice' 5301
5••i3Xzr.%:AN SL56;lRs aesar ty:ry x
V•
iN`aY+
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•:•:tc:, •x.ncr
CL-M 10. M Y[A1 M ae Cti- Wn c%C". AV) RLGC P t _ L< B
:. rx:.`Y_ :tdN1::rTvt. r+::v x_u•IAe__ a _. vca i:w tx+.
Mf CA -CH BASIN
QII� SEDIMENT TRAP
D4014CMI14G DSAfiT11ENr m. 5302A
JOEL G. COOPER, P.E. - JAMES R. HILL, INC.
MARK SONSTEGARD - LAND DEVELOPMENT MANAGER - RYLAND HOMES
PAUL OEHME - PUBLIC WORKS DIRECTOR/CITY ENGINEER - CITY OF CHANHASSEN
TEDDI SEIBRING-TROFIN - MPCA
TO BE DETERMINED
TO BE DETERMINED
(952)-890-6044
(0)
(612)-508-6480
(M)
(952)-229-6007
(0)
(952)-227-1169
(0)
(651)-757-2719
(0)
TO BE
DETERMINED
TO BE
DETERMINED
SCANNED
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DATE
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REVISIONS
CAD FILE
21996-20ERD
PROJECT NO.
21996-20
3.1
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POLE WEST OF DRIVEWAY — N. SIDE OF EX. CB IE 91 7.27(W) 21996-20C
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NEW
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BLVD I H N X�l CB& �j..q4----tJ40 L
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Baseline canopy coverage
Minimum canopy coverage required
o- Proposed tree preservation
Difference in canopy coverage
D
Multiplier
t
' Total replacement
D
Total number of trees to be planted
35.03 oc.
3.2% or 1.11 ac.
25% or 8.76 oc.
29.7% or 0.33 ac.
1.14 ac.
1.2
0.94 ac. or 40,772 SF
1 tree/1,089sf = 37 trees
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Total reforestation area (8.76- 1.11 ac.)
Required canopy coverage
(one tree provides 1,089 SF of canopy)
TOTAL NUMBER OF TREES TO BE PLANTED IN DEVELOPMENT
SITE DATA
TOTAL NO. OF SIGNIFICANT TREES (10" AND GREATER)
TOTAL NO. OF SIGNIFICANT TREES SAVED
TOTAL NO. OF SIGNIFICANT TREES REMOVED
7.66 ac or 333,670 SF
306 trees
306+37=343 TREES
49
18 36.7%
31 63.3%
LEGEND
EXISTING TREE
SAVED
0
EXISTING TREE
REMOVED
®
TREE CANOPY
AREA SAVED
®
TREE CANOPY
AREA REMOVED
BENCHMARK
BM #1: R.R. SPIKE SOUTH FACE OF 1ST POWER
POLE WEST OF DRIVEWAY — N. SIDE OF
PIONEER TRAIL — ELEV.= 910.34 NAVD 88 DATUM
BM #2: TOP ALUM R/W MONUMENT ® SOUTH
PROPERTY LINE ON PROPOSED R/W LINE.
ELEV.= 913.67 NAVD 88 DATUM
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Tree Preservation Plan
RYLAND HOMES
June4,2010, € '
TREE NO. � ELEV. TREE TYPE �
DIAMETER
SAVE
REMOVE
1
1001
930.9
BOXELDER
16
13
X
2
1005
932.4
ELM
17
20
X
3
1008
930.5
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10
8
X
4
1009
930.7
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16
10
X
5
1011
930.2
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12
X
6
1013
930.7
MAPLE
13
1`?
X
7
1014
930.5
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11
X
8
1015
930.7
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14
10
X
9
1016
929.5
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16
X
10
1017
929.5
POPLAR
19
X
11
1018
929.E
POPLAR
22
20
X
12
1019
929.5
BOXELDER
12
X
13
1027
929.9
BOXELDER
10
X
14
1028
930.0
BOXELDER
10
X
15
1030
930.5
ELM
17
X
16
1031
930.4
ELM
10
X
17
1032
930.E
MAPLE
30
X
18
1033
931.E
MAPLE
32
X
19
1035
933.1
COTTONWOOD
36
X
20
1036
932.5
COTTONWOOD
48
X
21
1039
931.4
BOXELDER
12
X
22
1056
931.7
BOXELDER
10
X
23
1057
930.E
BOXELDER
12
X
24
1060
929.9
BOXELDER
14
X
25
1063
929.5
BOXELDER
10
X
26
1064
929.1
BOXELDER
10
X
27
1066
928.7
MAPLE
12
10
X
28
1067
928.8
MAPLE
11
1'I
X
29
1068
929.0
MAPLE
10
X
30
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DATE
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REVISIONS
CAD FILE
21996-20U
PROJECT NO.
21996-20
5.1
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PRELIMINARY LANDSCAPE PLAN
I Landscape Notes:
NOTE:
CONIFER TO HAVE SHREDDED NOTES : 1. Tree saucer mulch to be tour aches (4) depth natural singbshred hardwood bark for trees outside of a plant bed. Install Parties planting detail.
HARDWOOD MULCH D" NOTED PLANTING PALETTE:
OTHERWISE. NO MULCH TO BE IN DO NOT HEAVILY CROSSOVER
E R UMI COOOMIN PLANTING. 2. Refer to civil plan sheets for grading, drainage, site dimensions, survey, tree removal, proposed utilities & erosion control.
� CANTACT WITH TRUNK. PRUNE ONLY CROSSOVER LIMB8, CO-0OMINANT
y PLACE ROOT HALL SO THAT BASAL LEADERS, AND BROKER OR DEAD BRANCHES. SOME
rj 'I' FLARE IS VABOVE SURROUNDING INTERIOR TWIGS ANDLATERAL BRANCHES 1UV BE 3. All plant material shall comply With the latest edition of the American Standard for Nursery, American Association of Nurserymen. Unless noted otherwise,
GRADE. PRUNED: HOWEVER, DO NOT REMOVE THE TERMINK deciduous shrubs shall have at least 5 canes at the specified shrub height. Plant material shall be delivered as specified.
O THE CONTRACTOR IS RESPONSIBLE FOR BUDS OF BRANCHES THAT E)OBID TO THE EDGE OF
i/ ENSURING THE TREES MEINARUr� THE CROWN.
POSITION THROUGHOUT THE WARRANTY 4. Plan takes precedence war plant schedule d discrepancies In quant61e6 exist.
PERIOD. FIELD STAKE TREES FOR THE APPROVALOF THE
P LANDSCAPE ARCHITECT 5. All proposed plants shall be located and staked as shown.
ROOT BALL TO SIT ON MOUNDED WRAP TREE TRUNKS BY NOV.I5TH AND
d SUBGRADE, REMOVE BURLAP REMOVE BY JUNE 1ST. 6. Adjustment in location of proposed plant material may be needed in field. Should an adjustment be required, the client vdll provide field approval. Significant
® FROM TOP 113 OF ROOT BALL
y ^_. i. changes may require city review and approval.
"-' MULCH-P DEEP -SEE SPEC MARK THE NORTH SIDE OF THE TREE IN THE
JE --y >y. NURSERY, AND ROTATE TREE TO FACE EACH TREE MUST BE RANTED SUCH THAT THE
m p ;r, PLANTING SOIL -SEE SPEC. NORRi ATTHE SITE WHEN EVaA POSSIBLE. TRUNK FLARE IS VISIBLE AT THE TOP OF THE ROOT 7. The project landscape contractor shall be held responsible for watering and properly handling all plant materials brought on the site both before and after instalMibn.
x _ Schad ule plant deliveries to coincide With expected Installation time within 36 hours.
w i � TOPSOIL BALLVISIBLE
SHALL
BE REJETHE CTED.
DRUNK FLAREISER
TOP OF SHALL O (EJECTED. DONOR COVER THE
S00 TOP OF THE ROOT BALL WITH SOIL. S. All plant material shall be fertilized upon installation as specified.
SET TOP OF ROOT BALL FLUSH TO MULCH RINGBFT.DAM.MW. EFT. DAM.
GRADE OR 1-2 W. HIGHER IN SLOWLY PREFERRED 10, If the landscape contractor is concerned or perceives any deficiencies in the plant selection, soil conditions, drainage or any other site condition that might
ueGRAOE DRAINING SOILS. aIN. HIGH EARTH SAUCER BEYOND EDGE OF negatively affect plant establishment, survival or guarantee, they must bring theca defaiences to the attention of the landscape arohited & client prior to bid submission.
TOMAHAWK TREE STABILIZER STAKES. ROOT BALL
P)7 I_'ti MINIMUM (2) PER TREE. - 11. Contractor is responsible for ongoing maintenance of all newly installed material until time of owner acceptance. Any ads of vandalism or damage which may
- - - GRAIN SYSTEM IS NECESSARY I - TOMAH4WKTPEE STABILIZER STAKES.
occur prior to owner aoceptenco shall be the responsibilityof the contractor. Contractor shall provide the ownerwith a maintenance program including, but not limited
FOR NEAW CLAY SOILS. _ to, pruning pe
W000 MULCH. DO NO PLACE MULCH IN —� - - MINIMUM (2)PER TREE. D g�fertlizatbn and disease/ Bt control.
4' DIAMETER HOLE, CONTACT WITH TREE TRUNK MAINTAIN
42' MIN. DEPTH. FILLED Wf COVER
_ REMOVEALLTVIINE, ROPEANO HARE, AND BINLM
TWICE BALL �IAKETEd DWAETER DRAIN ROCK. COVER THE MULCH WEED -FREE FOR AFTER - = FROM TOP HALF OF ROOT BALL 12. The contractor shall guarantee newly planted material through one calendar year from the date of written owner acceptance. Plants that exhibit mare than 10%
W/ S' FILTER FABRIC. PLANTING. IF PLANT IS SHIPPED WITH AWNS BASKET AROUND THE ROOT BALL die -back damage shall be replaced at no additional cost to the owner. The contractor shall also provide adequate has Wrap and deer/rodent protection measures for
NOTE: FOR DIMENSIONS OF PLANTING AREAS SEE CUTTHE WIRE BASKETIN FOUR PLACES ANDFOLD DOWN S IN INTO the plantings during the warranty period.
PLAN, SOIL BACKFILL SHALL BE GARDEN BLEND PLANTING HOLE.
SOIL (EQUAL MIX OF COMPOST, SAND At SOIL) PER PLACE ROOT BALL ON UNE%CAVATEO OR TAMPED SOIL. 13. The landscape co ntrador shall be respon aible for obtain ing any permits and word'Inating inspections as required throughout the work process.
1 CONIFEROUS TREE PLANTING - SECTION NOTES TRAP SOLAROUND ROOT SALL BASE FIRMLY WITH FOOT
14 Plant size & ilea substitutions must be a roved in writin nor to sees Lance in the field
ID
I QUAN:
I COMMON NAME
LATIN NAME
SIZE (MIN.)
ROOT
COMMENT
CONIFEROUS TREES
A
26
BALSAM FIR
Abies balsamea
8' HGT.
B&B
FULL FORM
B
21
NORWAY SPRUCE
Picea abies
8' HGT.
B&B
FULL FORM
C
41
COLORADO BLUE SPRUCE
Picea pungens
8' HGT.
B&B
FULL FORM
D
-
AUSTRI IN PINE
Pinus nigra
8' HGT.
RRR
SPECIMEN FULL FORM
DECIDUOUS TREES
F
37
REDMOND LINDEN
Tilia americana'Redmond'
2.5" CAL.
B&B
HEALTHY/FULL
G
31
COMMON HACKBERRY
Cerds occidentalis
2.5" CAL.
B&B
HEALTHY/FULL
H
18
NORTHERN RED OAK
Quercus rubra
2.5" CAL.
B&B
SPRING DUG
36
AUTUMN BLAZE MAPLE
Acer X freemanii 'Jeffersred
2.5" CAL.
B&B
HEALTHY/FULL
J
18
DISCOVERY ELM
Ulmus davidana var.
japonica 'Discovery'
2.5" CAL.
B&B
HEALTHY/FULL
K
34
WHITE OAK
Quercus albs
2.5" CAL.
B&B
SPRING DUG
L
68
FALL FIESTA SUGAR MAPLE
Acer saccharum'Bailsta'
2.5" CAL.
B&B
HEALTHY/FULL
PRESSURE SO THAT ROOT BALL DOES NOT SHIFT. Spec PP 9P P
6.1 15. Landscape Contractor is responsible for coordination with the General Contractor, to protect the new improvements on and off site during landscape work activities.
Report any damage to the General Contractor immediately.
J 2 DECIDUOUS TREE PLANTING -SECTIONTOTAL TREES REQUIRED BY TREE PRESERVATION: 343
ti 16. The landscape contludss or shall contact Gopher State One Call no lethan 48 hours before digging for Held utility bcaHons. TOTAL TREES PROVIDED THIS PLAN: 343
6.1 NOT TO SCALE
LANDSCAPE DETAILS, NOTES AND SCHEDULES 17. The landscape concluder shall be responsible for the removal of erosion control measures once vegetation has been established to the satisfaction of the
T municipal staff. This includes sill curtain fencing and sediment logs placed in the landscape.
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BDH
DATE
6/04/10
REVISIONS
CAD FILE
21996-20L
PROJECT NO.
21996-20
6.1
GENERAL GRADING NOTES
1. SPECIFICATIONS WHICH APPLY ARE THE MOST RECENT EDITIONS OF THE
MUNICIPALITY IN WHICH THE WORK IS LOCATED AND THE MINNESOTA
DEPARTMENT OF TRANSPORTATION SPECIFICATIONS FOR HIGHWAY
CONSTRUCTION UNLESS MODIFIED HEREIN ON THESE CONTRACT DOCUMENTS.
2. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO UTILIZE THE
"GOPHER STATE ONE CALL" EXCAVATION NOTICE SYSTEM AS REQUIRED UNDER
MINNESOTA STATUTE CHAPTER 216D, 48 HOURS PRIOR TO PERFORMING ANY
EXCAVATION (PHONE 651-454-0002 IN THE TWIN CITIES METRO AREA OR
TOLL FREE 1-800-252-1166).
3. GRADING CONTRACTOR SHALL VERIFY LOCATIONS AND ELEVATIONS OF
ALL UNDERGROUND UTILITIES WITH THE RESPECTIVE UTILITY COMPANIES
PRIOR TO CONSTRUCTION.
4. ALL CONSTRUCTION AS CALLED FOR ON THESE CONTRACT DOCUMENTS
SHALL BE PERFORMED IN ACCORDANCE WITH ALL OSHA REQUIREMENTS.
5. ALL LOT AND EASEMENT DIMENSIONS ARE SUBJECT TO FINAL PLAT.
6. ALL EROSION CONTROL MEASURES CALLED FOR ON THESE PLANS AND
SPECIFICATIONS, WHICH MAY INCLUDE FILTER FENCE,SEDIMENTATION
BASINS OR TEMPORARY SEDIMENT TRAPS, SHALL BE CONSTRUCTED AND
SERVICEABLE IN THE FOLLOWING ORDER, AS REQUIRED.
a. ROCK CONSTRUCTION ENTRANCES.
b. FILTER FENCE.
c. TEMPORARY CULVERTS.
d. TEMPORARY SEDIMENTATION BASINS AND OUTFALL FACILITIES.
e. STORM WATER POND CONSTRUCTION.
f. COMMON EXCAVATION AND EMBANKMENT (GRADING CONSTRUCTION).
g. SEED AND MULCH (SEE NOTE 14).
h. STRAW BALE BARRIERS IN FINISHED GRADED AREAS.
I. INLET AND OUTLET FACILITIES SUBSEQUENT TO STORM SEWER
CONSTRUCTION.
7. GRADING CONTRACTOR SHALL PROVIDE AND MAINTAIN ALL EROSION
CONTROL MEASURES AS SHOWN ON THESE PLANS AND SPECIFICATIONS
AND IMPLEMENT ANY ADDITIONAL EROSION CONTROL MEASURES
NECESSARY IN ORDER TO PROTECT ADJACENT PROPERTY.
8. ALL EROSION CONTROL FACILITIES SHALL BE MAINTAINED BY THE
GRADING CONTRACTOR DURING GRADING OPERATIONS. ANY TEMPORARY
FACILITIES WHICH ARE TO BE REMOVED AS CALLED FOR ON THESE PLANS
AND SPECIFICATIONS SHALL BE REMOVED BY THE GRADING CONTRACTOR
WHEN DIRECTED BY THE ENGINEER. THE GRADING CONTRACTOR SHALL
THEN RESTORE THE SUBSEQUENTLY DISTURBED AREA IN ACCORDANCE
WITH THESE PLANS AND SPECIFICATIONS.
9. IT IS THE RESPONSIBILITY OF THE GRADING CONTRACTOR TO DISPOSE
OFF -SITE ALL TREES, STUMPS, BRUSH, OR OTHER DEBRIS THAT EXISTS
WITHIN THE CONSTRUCTION AREAS. TREES TO REMAIN SHALL BE
DESIGNATED BY THE ENGINEER.
10. THE GRADING CONTRACTOR SHALL SCHEDULE THE SOILS ENGINEER SO
THAT CERTIFICATION OF ALL CONTROLLED FILLS CAN BE FURNISHED TO
THE OWNER DURING AND UPON COMPLETION OF THE PROJECT.
11. DENSITY TESTS SHALL BE TAKEN TO EVALUATE THE COMPACTION WITHIN
THE STREETS, TRAVEL WAYS OR PARKING LOTS. WITHIN THE UPPER 3 FEET
OF STREET, TRAVEL WAYS OR PARKING LOT SUBGRADE, THE CONTRACTOR
SHALL INSURE THAT ALL SOILS BE NOT MORE THAN ONE PERCENTAGE POINT
OVER THE SOIL'S STANDARD PROCTOR OPTIMUM MOISTURE CONTENT, AND
THAT COMPACTION TO A MINIMUM OF 100% OF STANDARD PROCTOR DENSITY
BE PROVIDED. IN AREAS BELOW THE UPPER THREE FEET OF SUBGRADE OF
THE STREETS, TRAVEL WAYS OR PARKING LOTS, THE CONTRACTOR SHALL
INSURE THAT ALL SOILS BE NOT MORE THAN THREE PERCENTAGE POINTS
OVER THE SOIL'S STANDARD PROCTOR OPTIMUM MOISTURE CONTENT, AND
THAT COMPACTION TO A MINIMUM OF 95% OF STANDARD PROCTOR DENSITY
BE PROVIDED. THE GRADING TOLERANCE FOR THESE AREAS SHALL BE
WITHIN 0.1't.
12. LOT GRADING AND/OR THE PREPARATION OF BUILDING PADS SHALL BE
CONSTRUCTED IN ACCORDANCE WITH THESE PLANS AND SPECIFICATIONS.
THE GRADING TOLERANCE SHALL BE 0.25't. ALL EARTHWORK OPERATIONS
SHALL BE PERFORMED IN ACCORDANCE WITH THE HUD -FHA DATA SHEET
79G "LAND DEVELOPMENT WITH CONTROLLED EARTHWORK", PROVIDING
FOR A MINIMUM OF 95% STANDARD DENSITY, OR AS OTHERWISE SPECIFIED
BY THE GEO-TECHNICAL ENGINEER.
13. IN AREAS WHERE RETAINING WALLS ARE PROPOSED ON CONTROLLED FILL
AREAS, A MINIMUM 95% STANDARD DENSITY NEEDS TO BE ATTAINED
WHERE FILL THICKNESSES EXCEED 10' BELOW WALL FOUNDATION
ELEVATIONS A HIGHER MINIMUM OF 98% SHALL BE ATTAINED
14. N P SHOWN N EACH T ARE TYPICAL ONLY. THE DEPTH OF THE
BUILDING ADS S O 0 E C LOT E
PAD FROM FRONT TO BACK SHALL BE GRADED THROUGHOUT THE FULL WIDTH
OF THE LOT OR AS NECESSARY TO ALLOW FOR CONSTRUCTION OF A BUILDING
AT THE MINIMUM SIDE YARD SETBACKS. (REFER TO THE PLANS FOR SPECIFIC
SETBACK DISTANCES.) IF UNSUITABLE SOIL CONDITIONS ARE ENCOUNTERED
WTHIN A PROPOSED BUILDING PAD THAT CANNOT BE CORRECTED OR
REMOVED, IT IS THE RESPSONSIBILITY OF THE CONTRACTOR TO NOTIFY
THE ENGINEER OF THE CONDITIONS AND TO LOCATE THE LIMITS OF THE
UNSUITABLE AREAS.
15. UNLESS OTHERWISE SPECIFICALLY NOTED, THE FOLLOWING SITE
RE -VEGETATION TECHNIQUES SHALL BE IMPLEMENTED. ALL DISTURBED
AREAS, EXCEPT STREETS, AND POND AREAS SHALL BE COVERED WITH A
MINIMUM OF 6" TOPSOIL AND SHALL BE SEEDED WITH MnDOT #250 MIX AT
70LBS./ACRE. SEEDED AREAS SHALL BE MULCHED WITH MnDOT TYPE 1
AT 2 TONS/ACRE AND DISC ANCHORED. SEEDING AND MULCHING SHALL
BE COMPLETED WITHIN 2 WEEKS AFTER EARTH MOVING OPERATIONS
ARE COMPLETED. ALL SLOPES THAT EXCEED 3(H):I(V) SHALL BE SEEDED
WITH A WOOD FIBER BLANKET. FERTILIZER SHALL BE 22-5-10 50% W.I.N., 0% CL OR
EQUIVALENT AND APPLIED AT 350 POUNDS PER ACRE. FERTILIZER IS
TO BE INCORPORATED INTO THE TOP 3 TO 4 INCHES BY DISCING OR
SOME OTHER SUITABLE MEANS. WHEN SEEDING AFTER NOVEMBER 1,
OR WHEN TEMPERATURES DO NOT EXCEED 40 DEGREES FAHRENHEIT,
THE CONTRACTOR SHALL DORMANT SEED ALONG ALL DISTURBED AREAS.
DORMANT SEED BED PREPARATION, SEEDING RATES, AND MULCH
REQUIREMENTS SHALL BE THE SAME AS THOSE DESCRIBED IN THIS
SECTION EXCEPT THAT NO SEED SHALL BE PLACED ON SNOW OR ICE
WHICH IS GREATER THAN 2 INCHES IN DEPTH. ANY SEEDED AREAS WHICH
DO NOT BECOME ESTABLISHED SHALL BE RE -SEEDED AT THE
CONTRACTOR'S EXPENSE.
16. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO KEEP PUBLIC
STREETS, TRAVEL WAYS, PARKING LOTS AND TRAILS UTILIZED FOR INGRESS
TO AND EGRESS FROM THE CONSTRUCTION SITE FREE OF DIRT AND
OTHER DEBRIS WHICH RESULTS FROM SAID GRADING CONSTRUCTION.
17. THE SITE GRADING TOLERANCE FOR THE SITE SHOULD BE 0.1' FOR STREETS
AND 0.25' FOR LANDSCAPED/OPEN AREAS.
SPECIFIC GRADING NOTES:
1. THE EXISTING TOPOGRAPHY AND CONTOUR ELEVATIONS ON THE PLANS
WERE PROVIDED BY JAMES R. HILL, INC. ON OR ABOUT 09/20/05. THE
DEGREE OF ACCURACY OF THE EXISTING CONTOURS SHOWN ON THE PLAN
IS EQUAL TO t ONE HALF THE CONTOUR INTERVAL.
�I 4" CONCRETE
OII 4" SELECT GRANULAR
0.5'
5'
a
4
a
a
c
d
a
o
e '
0.5'
5' CONCRETE SIDEWALK SECTION
(ALONG STREETS C. De & E)
STREET SECTION25' 1 60'
CRnDMI: PRAOE-/
m O I LONEST Nt EL
TYV. FODTNC
RAMBLER SECTION (F)
LOT BENCHING DETAIL
RECOMMENDED HOUSE TYPES
STANDARD LOT- FINISHED GRADE ELEVATION IS THE SAME AT
THE FRONT AND REAR OF HOUSE. LOT CAN ACCOMMODATE
F RAMBLER, SPLIT ENTRY OR TWO STORY HOME. LOWEST
BASEMENT FLOOR ELEVATION MAY BE EITHER 8.0' OR 3.5'
BELOW FINISHED GROUND LEVEL.
WALKOUT LOT- FINISHED GRADE ELEVATION FOR REAR
BASEMENT WALKOUT IS 8.0' LOWER THAN FINISHED GROUND
WO ELEVATION SHOW AT FRONT OF HOUSE. BASEMENT FLOOR
ELEVATION IS 0.5' ABOVE REAR FINISHED GROUND ELEVATION SHOWN.
CUSTOM WALKOUT LOT- FINISHED GRADE ELEVATION FOR SIDE
BASEMENT WALKOUT IS 8.0' LOWER THAN FINISHED HOUSE FLOOR (HF)
SWO ELEVATION SHOW AT FRONT OF HOUSE. BASEMENT FLOOR
ELEVATION IS 0.5' ABOVE REAR FINISHED GROUND ELEVATION SHOWN.
DEEP WINDOW OR LOOKOUT LOT -THE FINISHED GRADE AT
THE REAR OF THE HOUSE IS 5.0' BELOW GROUND AT THE FRONT
OF THE HOUSE TO ACCOMMODATE FULL WINDOWS. WINDOW OPENINGS
LO ARE 0.5' ABOVE THE GROUND AT THE REAR OF THE HOUSE.
DEEP WINDOW OR LOOKOUT LOT -THE FINISHED GRADE AT
THE SIDE OF THE HOUSE IS 5.0' BELOW HOUSE FLOOR ELEVATION (HF) AT
THE SLO NT OF THE HOUSE TO ACCOMMODATE ABOVE THE GROUND AT THE REAR OFLL WINDOWS. THEHOUSE. WINDOWW OPENINGS
ARE 0.5'
NOTE: FOR ALL RECOMMENDED HOUSE TYPES, GARAGE FLOOR
ELEVATION 15 0.3' ABOVE FINISHED GROUND ELEVATION
SHOWN AT FRONT OF HOUSE. TOP OF BLOCK ELEVATIONS IS
0.7' ABOVE FINISHED GROUND ELEVATION SHOWN AT FRONT OF HOUSE.
916 LOT NUMBER
PROPOSED CONTOUR
6
PROPERTY LINE 92O
EXISTING CONTOUR
SURFACE DRAINAGE
RWO
SUGGESTED GARAGE SIDE G 928.0
PROPOSED DRIVEWAY (675 &F.t)
FINISHED ELEVATION - 23$ -
y... Y
AT LOT CORNER -
FINISHED GRADE ELEVATION
RECOMMENDED HOUSE TYPE
FINISHED GRADE ELEVATION
_ TYPICAL FRONT YARD
SETBACK 30' (HOUSE)
�- PROPOSED ROW
C&G _ 26 a -*'FINISHED Ct GRADE
CENTERLINE 51
"w'-100' 'L STATION
TYPICAL LOT
NN
d
Net U Bwle
�
I
MID)
I
R/A`
w
Rj11
tG'
a
cam Ydw laeatpn
on aajeetkn N
RWviP �
R/
R/w
NO E:
AW drd enM w toe
aiaWe a of
say, 1Mn91A OepRd
ift My
NOTE:
Not
soh VNN eM ar
Wale, man to be 0n
wNh Islas
g leader e
a
1.h ad Waft aihe
1.I
at In: r Ark, Mh,a
h}waea her aahW t
NM papas se s l
TYPICAL
INTERSECTION
ENGINEERING DEPARTMENT
M; 4: 1001
PL
C P
39' 30'
155' to Back 15.5' to Back
wear Course to be 1/2' e
Above Edge of GulfW �4
y�ao.
i' Draintile
4" Tapaoll, Sued
1 (2'-MNOOT 2350 LVRE3503pe
Is Mu1ch a Sod.
OraNtge
Took Coat - 2357
$urmauntable
2'-MNDOT 2350 LWW3WJM
C.M be corm
12--Clues 5 Aggregate Son. 1009 Cmeree
24' MI 3149.2E Select
(1 Bartow ('See Note 7)
IN=
Min'unum Right -of -Way Rewired - 60'.
2. Mel etreat grade T.OX
3. Aflnknum street grade 0.75x
4. 4.0" Topodl placed In dieturbee or"$.
5. 2 Rolls sod heel" carp.
6. The bitaminas AhI sonata shall be placed the next construction
aeoshn following placement of the bitumnous base.
7. A tat roll or The Prepared subgrade sta be performed by the awns,
W the plasmas of a City Ih eo ater. The city has Ma authority to reaUire
additional Mbgrade carrecflon based M the tat rell.
S. DrumS. shall be placed Wong tooth sides of roadway. See plate 5232 for
details
�R TYPICAL
RESIDENTIAL
STREET SECTION
aysml-To ENGINEERING DEPARTMENT wATE tc 5200
%F NWea SW
PL EL PL
WDDr ADD.ECdrse !0 0e i/4ge of Gutter
11l ( 3.0% 20%
4" TgpaoR. Seed �1 L -
& Mulch or Sad. 2 -MNDOT 23W MVWE3503M
B-618 Concrete Curb 2'-MNDOT 2350 MVNW35G35B
2 1/2'-MNDOT 23M MVNW350356
12'-Goes 5 Aggregate Base, 100% Grusmec
24" MNDOT 3149.213 Select
CranWar Bartow (-S. Not. 7)
Tack Cast - 2357
Tack Coat - 2357
1, Es
2. Minimum Rstreet grade Required - fiD'.
2. Maximum street grade ZOx
3. Mlnknu t alreel emir, d.I,I'
5 2 R loped behind In disturbed wens.
5. 2 Rolls sod ashes curb.
6. The bituminous weonng art of shall be rows the next aanstructia
season Phil of
a MemarK of the DRumilf be brae.
]. A teat roll of Me yep¢red subrods :hail be performed by the Owner
N the prl b, of o sty Inspector. The city has the authorty to require
addltlonpl wbgrade cprreaflan posse an the tat roll.
cmu TYPICAL
COMMERCIAL/INDUSTRIAL
STREET SECTION
REYSE4. 2-10 ENGINEERING DEPARTMENT NO.. 5201
Rtt wJE:a a Ira
/Y'r
i'-BAeter,ee
' { 3'r
1/2" . Tap GtunsMwlM eur Yot
3 j' A
F
^
SC 1B' Iki;-D T Nwa -�T
_ -
(Coriaefe C1p0-�mW Outsr�
Top mosolnotse Motorist
�e
3 4 MnOpT B9,z
Gana.N curd oRa HIV
� NqT�
fa qM W WEN PrAmtht Ltrtlnnpe,
Papk,9 Loh. w MaWprs,
fYR -- tQ'
�•R Tap Rilarn,rlcue M itraw
IN
i^:
1 Tom,/a ,B iJ2•
Came bt OsO rasa aehr
ze
I R1tWr1PWIre
Sw ew
$Ma Fames
o
n
Q�R
TYPICAL CURB
AND GUTTER
A'-10
ENGINEERING DEPARNIT
RIE
"I'Ot 1n
5203
Ass
%
I -RE TO MATCH ��5500RR-8°E aF
BBASE DIAMETER
Y
^212.QY�
�p°]j
VARIABLE -_•_ w
�
UTH as
BACK aE CURB
DOME SECTION
1
WMOAHE y t
^"--
n
--�zc..xi.
HYDRANT
5
'O 1 e'TT"
I
it0w/LOW PT w' fl ! �! ie_
F
72:B�ariO
O+OccRFBA
9 MIN. T• I Nrls-2 SA OJOO a
Ql{>gj' ,.
N\ Is, ] /
f
`
VALVE BO% 6' fi'
VARIES
Oa0009 ry
A� J
PLAN HEW OF DIAGONAL RAMP "ABim't aMnN 'FaN,
W it* i ' V
10' i
t
PLANS)
(SEE PLANS
DOME SPACING
-`1
295,52•°±I•PAC
r
I/4" PER FT.
1/2'PER !T' SLOPE
t
3^
BEAT TO ROAOWA
a'RB k cuTim
TOWARD ROMW,AY
CURB
k0,29'
k F
TOPSOIL TYPICAL, I
CINpsM A5.5'RAUUS-265.eB'/36O' _-'_ __bpi
.qe Fr./FT. oR suTTM© �
SECTON A -A
3'tRW0O1 21W LI'M4503BB
'1e',{7•.
4' CLASS fi BASE
;
Dm
{,GDSE
R CflUSHED
�N I
Fi SLOPE DF nnRED IF
ExisTWa �riQTwNs DD NOT xiT, �SAv s a
a
2' 3' 25•
ux plo P].yTT.- sae Fr./FT.soPE)
5• s
$t'�)E02lLNJE'f NAOE
- G
Y MIN, e' J'
CGNGRETE NaTEs 3
9' B'
STANDARD CUL-DE-SAC
ELEVATION OF RAMP Ta' s
1(E IHCh PRE OPIAM .Id.T FILLER MATERIAL AASI M 211
G RAD RAQ
%�• I
0 WHEN A MM M 15 NOT `AIDE 01(l PER PAD PE°EETEIM RATE'S AND A 40'ItVYNG Bri k
I I�iCt;�
AD:jI •%'
MEN. THE eII)CES 1AN CRp54NG sHMl BE err TIRwtN THE ARE. AT s1REE' :EtTL.
® .. To e' SIRE REQUIRED (FFSET or TIE IIUINLARO WINE AREA Pike ON IMAT PACE W
1. $NGLLLDERS TO 9E BACKFULT[D AND REST�G OM .S' UP ,(WFAiL AND
WRAL SG' RAQ kG,BAD.-
NOTES.
B ADA REaurdD TRUNCATED DONE MEA Sl BE E W WN. w DRECnM OF IfA.EL AND 3WLL
O $DER (W ffEi1 / MULCH.
1. MPICAL B" iHIE1( CONCRETE SIOEWALN.
FxTFNO ME Fuu Wwnf (a' v Tm.) te ME PURa RAM. Tw6 2' m RY a' c- MDM (r .)
1RJMCAIED OQIE MCA 91KL C(WIRAST VISUALLY NAM ME ADJACENT W.WONG SURFACE THE
Thy (00F.TRACT R
2. iVet' (YRaTRACtWi OR �1Ell.CPER Si1ALL SGtwLY A 2 YEAR roux M,4NIENANCE
U.SUPPLY
B6YD UPON CITY ACCEPTANCE.
2. l!'$ B" THICN FGR COMMERICAL DRIVEWAY CROSBING.
ENTIRE TRUNCAICY DDNE MCA SHALL BE A LIGHT Caw (GRAY) WEN TM AD.NCEYT
4IEVALK IS A DARK DMEEL ME FATRE TRUNCATED ONE AREA STALL BE A DMK CCLAR
3' 9Gy DV4 / SPEQtIG704 ARE (.MOoWW REapkEMENTA AMM(PIAL DESIGN
YY11QQ11��
3. JOINT SPACING AT 5' INTERVALS EXPANSION JOINT WP NO AT 1UL1
(GRAY) WHEN ME AQIACENT S Es9UK IS A'MWTE" 0R UMT GRAY MIEENT M,ck
MAY BE REWWO DEPENINAl ON MSTI?l Sl%-GRADE BEES, CONDIFt0el
f-ATI pSTANCE FIX STRFS.i WUTRS ANY MEASURED W BACN HIRE.
2. PLUS 9• GRAVEL S'10IL ER, 'OUI
CR..
INTERVALS AND WHEN ABUTTING EMSTING CONCRETE OR STRUCTURE.
SI API TMACArED DOMES M STMPCO wxcc7c WILL Nor BE AUONED.
4, I JMW4MS TRAA S MAY NOT BE CONSTRUCTED ON UNSUITABLE SOILS NO WASTE
TALAC IEO ME DAMCA 5yV1 CE NEENAH DETECTACTE WARI PUCE R4W MAT NEUS Mr
CURRENT MNDOT SIMINFUS FOR OERCT40I WARNING 5YSTFM5,
NATETAALPYG . 91 CRT, W ORGASCILS 01 i00[ D.
ourTYPICAL
CUL-DE-SAC
A11�
cuff
CONCRETE
SIDEWALK
PEDESTRIAN
i
out
BITUMINOUS
I 11=111CURB
RAMP
TRAIL
!
ERWm I-1ALIWAL4e
ENGINEERNG DEPARTMENT
ewE so,
5205
iHEvsEO: 1-to
ENGINEERING DEPARTMENT
wJE xD.:
5214
RED 1-10
ENGINEERING DEPARTMENT
RA't ra.:
52'.5
A1aIR� 1-Ih
ENGINEERING DEPARTMENT
NAR im
Put x4Mea 52+4
5218
i
Fllt NAME:: DENIED
.p
PROPOSED BUILDING
SI TE
EXISTING
GRADE
/7Z-�,K4/77-
- SELECT
BACKFILL
ALL 3:1 SLOPES MUST BE EITHER SEEDED
R/W & STABILIZED WITH WOOD FIBER BLANKET OR, IF
' I / SODDING, THE SOD SHALL BE STAKED (TYP.)
30
- BUILDING
SETBACK LINE
6" TOPSOIL
GRADING GRADE
UNSUITABLE ) MATERIAL )
\_SUB -GRADE CORRECTION
LIMITS
__,��-
ANON -SELECT BACKFILL MATERIAL /
TT�/
SELECT )
BACKFILL
i
SUITABLE
MATERIAL
BOTTOM OF UNSUITABLE MATERIAL
: ,
(TO BE VERIFIED BY SOILS ENGINEER
PRIOR TO PLACEMENT OF SELECT MATERIAL.)
BUILDING SITE & STREET SUB -GRADE CORRECTION DETAIL
AQUATIC
BENCH
10'
a
wo NOTE: AQUATIC BENCH OF THE POND SHALL BE
SEEDED WITH THE MN DOT NO. 310 SEED
x MIXTURE. THE AREA BELOW
THE AQUATIC BENCH NEED NOT BE SEEDED.
oLE o FINISHED GROUND
10: 1
TYPICAL STORMWATER
BASIN CROSS SECTION
BENCHMARK
BM #1: R.R. SPIKE SOUTH FACE OF 1ST POWER
POLE WEST OF DRIVEWAY - N. SIDE OF
PIONEER TRAIL - ELEV.= 910.34 NAVD 88 DATUM
BM #2: TOP ALUM R/W MONUMENT ® SOUTH
PROPERTY LINE ON PROPOSED R/W LINE,
ELEV.= 913.67 NAVD 88 DATUM
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DRAWN BY
CJK
DATE
6/04/10
REVISIONS
CAD FILE
21996-20D
PROJECT NO.
21996-20
7.1
II
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\ `\ \\ 1 \ P\� e°� \a`m\ SCALE IN FEET
M g \ \ I I \ \ \ 0\� \�"\`'\ 0 100 200 300
/i/////�/l` v
1 inch = 100 feet
iii�%/
T1 11f 111 // 1 s \ 1 TYPE II NATIVE SEED MIz
J/ J
\ PAN NOTES. \\
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\\\\\\ \PONDPER
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I
Landscape Notes: DEVELOPMENT WIDE LANDSCAPE PLAN:
1. Tree saucer mulch to be four Inches (4") depth natural single -shred hardwood bark for Imes outside of a plant bed. Install per toss planting detail. TOTAL TREES REQUIRED BY TREE PRESERVATION: 343
2. Refer to civil plan sheets for grading, drainage, site dimensions, survey, tree removal, proposed utilities & erosion control. PLANTING PALETTE. TOTAL TREES PROVIDED THIS PLAN: 343 1 CON I F E RC
6.1
NOTES
DO NN HEAVLY PRUNETHE TREE AT PLANTB
PRUNE ONLY CROSSOVER LLBS, COOOMM
LEADERS, AND BROKEN OR DEAD BRANCHES.
INTERIOR TWIGS AND LATERAL BRANCHES MA
PRUNED: HOWEVER, DO MDT REMOVE THE TE
B OF BRANCHES THAT EXTEND TO THE EE
THE DROWN
FIELD STAKE TREES FOR THE APPROVAL OF T
LANDSCAPE ARCHITECT
WRAP TREE THUN(S SY NOV.I5TH AND
REMOVE W JUNE 1ST.
MAW THE NORTH SDE OF THE TREE NTHE
NURSERY, AND ROTATE TREE TO FACE
NORTH AT THE SITE WHEN EVER POSSIBLE.
SET TOP OF ROOT BALL FLUSH TO
GRADE CR 14 LI HIGHER LISLOWLY
ORANND SOLS.
I
WOOD MULCH. DO ND PLACE MULCH N-)
CONTACT WITH TREE TRUNK MAINTAIN
THE MULCH WEED FREE FOR AFTER
PLANTING.
NOTE: FOR DIMENSIONS OF PLANfNG AREAS SEE -
PLAH SOL SACKFUL SH -L BE GARDEN BLEND
SOIL ( EQUAL MIX OF COMPOST, SAND & SOL I PER
NOTES.
2 DECIDUOUS TF
Vendor: Prairie Restorations, Inc. (or equal) Vendor: Prairie Restorations, Inc. (of equal)
LANDSCAPE DETAILS, NOTES, AND SCHEDULES: NOT TGS ALE
3. AB plant material shall comply with the latest edition of the American Standard for Nursery, American Association of Nurserymen. Unless noted otherwise, deciduous shrubs shall have at least 5 canes at the specified shrub height. Plant material shall be delivered as
specified.
4. Plan takes precedence over plant schedule ff discrepancies in quantities exist.
5. All proposed plants shall be located and staked as shown.
6. Adjustment in location of proposed plant material may be needed in field. Should an adjustment be required, the client will provide field approval. Significant changes may require city review and approval.
7. The project landscape contractor shall be held responsible for watering and property handling all plant materials brought on the site both before and after installation. Schedule plant deliveries to coincide wRh expected installation time within 36 hours.
8. All plant materials shall be fertilized upon installation as specified.
9. If the landscape contractor is concerned or perceives any deficiencies In the plant selections, soil conditions, drainage or any other site condition that might negatively affect plant establishment, survival or guarantee, they must bring these deficiences to the attention of the
landscape architect & client prior to bid submission.
10. Contractor is responsible for ongoing maintenance of all newly installed material until time of owner acceptance. Any ads of vandalism or damage which may occur prior to owner acceptance shall be the responsibility of the contractor. Contractor shall provide the Amer
with a maintenance program Including, but not limited to, pruning, fertilization and diseaselpest control.
11. The contractor shall guarantee newly planted material through one calendaryear from the dale of Written owner acceptance. Plants that exhibit more than 10% dieback damage shall be replaced at no additional cost to the owner. The contractor shall also provide
adequate tree Wrap and deer/rodent protection measures for the plantings during the warranty period.
12. The landscape contractor shall be responsible for obtaining any permits and coordinating inspections as required throughout the work process.
13. Plant size &species substitutions must be approved in writing prior to acceptance in the field.
14. Landscape Contractor is responsible for coordination With the General Contractor, to protect the new improvements on and aNsNe during landscape Work activities. Report any damage to the General Contractor immediately.
15. The landscape contractor shall contact Gopher Slate One Call no less than 48 hours before digging for field utility locations.
16. The landscape contractor shall be responsible for the removal of erosion control measures once vegetation has been established to the satisfaction of the municipal staff. This includes silt curtain fencing and sediment logs placed in the landscape,
17. Type I Seed Mix: Wet Sedge Meadow Grass M& Wet Sedge Meadow Wildflower Mix
Rate: 40 lbs. per acre Rate: 10 Mrs. per acre
Application: Brillion Seeder and Straw Application: Edition Seeder & Straw
Vendor: Prairie Restorations, Inc. (or equal) Vendor. Prairie Restorations, Inc. (or equal)
Type II Seed Mix: Northern Upland Meadow Grass Mix Northern Upland Meadow Wildflower Mix
Rate: 40 bs. per acre Rate: 10 lbs. per acre
Application: Brillion Seeder and Straw Application: Brillion Seeder & Straw
ID I
QUAN: I
COMMON NAME
LATIN NAME
SIZE (MIN.)
ROOT
COMMENT
CONIFEROUS TREES
A
17
BALSAM FIR
Abies balsamea
8' HGT.
B&B
FULL FORM
B
25
NORWAY SPRUCE
Picea abies
8' HGT.
B&B
FULL FORM
C
29
BLACK HILLS SPRUCE
Picea glauca var. densata
8' HGT.
B&B
FULL FORM
D
13
AUSTRIAN PINE
Pinus nigra
8' HGT.
B&B
SPECIMEN/ FULL FORM
DECIDUOUS TREES
F
41
REDMOND LINDEN
Tilia americana'Redmond'
2.5" CAL.
B&B
HEALTHY/FULL
G
28
COMMON HACKBERRY
Celtis occidentalis
2.5" CAL.
B&B
HEALTHY/FULL
H
13
NORTHERN RED OAK
Quercus rubra
2.5" CAL
B&B
SPRING DUG
37
AUTUMN BLAZE MAPLE
Acer X freemanii'Jeffersred'
2.5" CAL.
B&B
HEALTHY/FULL
J
19
DISCOVERY ELM
Ulmus davidana var.
japonica 'Discovery
2.5" CAL.
B&B
HEALTHY/FULL
K
16
WHITE OAK
Quercus alba
2.5" CAL.
I B&B
ISPRING DUG
L
45
FALL FIESTA SUGAR MAPLE
Acer saccharum'Bailsta'
2.5" CAL.
B&B
HEALTHY/FULL
M
40
BUR OAK
Quercus macrocarpa
2.5" CAL.
B&B
SPRING DUG
N
13
WHITESPIRE BIRCH
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PLANING HOLE.
RACE ROOT BALL ON U EXCAVATED OR TAMPED SOIL
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AUG 202010
PIONEER PASS
CHANHASSEN PLAIANiNG ncc-
Square Feet Acres
Total Area
2,761,224
63.389
Right of Way Area
284,201
6.524
Outlot Area
2,006,459
46.062
-Outlot A
38.344
0.880
-Outlot B
747,538
17.161
-Oulot C
823,000
18.893
-Outlot D
18,232
0.419
-Outlot E
379,345
8.709
Lot Areas
470,564
10.803
-Block 1
97,934
2.248
-Lot 1
12,600
0.289
-Lot 2
9,618
0.221
-Lot 3
9,310
0.214
-Lot 4
9,498
0.218
-Lot 5
10,701
0.246
-Lot6
10.703
0.246
-Lot 7
9,745
0.224
-Lot 8
11,074
0.254
-Lot 9
14,685
0.337
-Block 2
187,865
4.313
-Lot 1
12,600
0.289
-Lot 2
9,643
0.221
-Lot3
10,633
0.244
-Lot 4
9,327
0.214
-Lot 5
9,324
0.214
-Lot 6
10,625
0,244
-Lot 7
10,660
0.245
-Lot 8
11,462
0.263
-Lot 9
15,043
0.345
-Lot 10
13,772
0.316
-Lot 11
10,645
0.244
-Lot 12
10,625
0.244
-Lot 13
10,625
0.244
-Lot 14
10,625
0.244
-Lot 15
10,624
0.244
-Lot 16
9,909
0.227
-Lot 17
11,723
0.269
-Block 3
184,765
4.242
-Lot 1
13.756
0.316
-Lot2
14,285
0.328
-Lot 3
14,901
0.342
-Lot4
15,523
0.356
-Lot 5
11,799
0.271
-Lot 6
12,497
0.287
-Lot 7
15,288
0.351
-Lot 8
11,716
0.269
-Lot 9
10,876
0.250
-Lot 10
9.972
0.229
-Lot 11
9,972
0.229
-Lot 12
10.651
0.245
-Lot 13
10,726
0.246
-Lot 14
10,764
0.247
-Lot 15
12,039
0.276
5�..+, 1, cD
SITE MAP
TIC SCARE
PHASE E MAP
ORAMAC AND UBUTY EASEMENTS
ARE S . TINS
BONG 5 FEET IN WIDTH AND AD. NG
SIDE LOT UNES. AMID 10 FEET IN WIDTH
AND ADJOINING STREET LINES AND
REAR LOT LINES. UNLESS OTHERWISE
INDICATED ON TEE PUT.
�M. RR AW
BM RmSMKE SOUTH FACE tF IST POWER
ROLE WEST OF DRIVEWAY - N. SIDE OF
PIONEER TRAIL - ELEV.= 910.34 NAVD W DATUM
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PROPERTY LINE ON PROPOSED R/W LINE
ELEV = 913.67 HAW AS DATUM
STE AREA
5,259.3E4 05 S.F. OR 120.74 ACRES
MINIMUM CITY
FRYiT
SLTRACICS
25 FEET
SIC{ MH USE)
5 FEET
_DUE (GARAGE)
5 FEET
SIDE iTRREET)
20 FEET
REAR
25 FEET
4!w nl FEFT
ti00
PIONEER PASS CITY of CHANHAS! �
CHANHASSEN, MINNESOTA RECEIVED
TITLE
PRELIMINARY PLAT EXHIBITS JUN 0 4 2010 zsn GEET CONDITIONS
FOR SITE INFORMATION
RYLAND HOMES CHANHASSENPLMMNG DEPT PRELIMINARY PLAT
7599 ANAGRAM DRIVE, EDEN PRAIRIE, MN 55344 EROSION a SEDIMENT CONTROL DETAILS
PHONE: (952) 229-6000 FAX: (952) 229-6024 PRELIMINARY GRADING, DRAINAGE, k
EROSION CONTROL PLAN
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f.E\ELCPER:
1YTY:
NPOE9 OFNfpi:
CU1IRACT(,W REPRESEN fhT4E:
Cav31P.ACTOR SUPE9HIEIOFNi:
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i952)- 9 604E (0,`
(612)-516 238D (M)
(95S 229-6007 (0-1
(952)-<211169 (0)
(651)--.57-2719 (0)
I0 BE DETERMNED
TO BE DEIEBMNED
1"a 7A°'�6O I
PRELIMINARY TREE PRESERVATION PLAN
1 /
------�
PRELIMINARY UTILITY PLAN
PRELIMINARY LANDSCAPE PLAN
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DETAILS
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LEGEND
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® EXJSTING ASPHALT SURFACE
N
EXISTING CONCRETE SURFACE
EXISTING GRAVEL SURFACE
,\
EASIING DELINEATED WETLAND
WETLAND DELINEATION
O EXISTING TREE UNE/TREES
I
------1=:ii�-:i— EXISTING CONTOUR
1.1
1.2
1.3-1.4
2.1-2.2
3.1
3.2-3.4
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EXISTING SANITARY SEWER
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EXISTING STORM SEWER
EXISTNG OVERHEAD POWER
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::::.:....:::.....:.._
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EXISTING FENCE
B
EXISTING SOX BORING
PROPOSED RETAINING WALL
1000
PROPOSED CONTOUR
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PROPOSED STORM SEWER
PROPOSED V HOPE NON -PERFORATED
—"—�— —'°—�—
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✓�
PROPOSED RIPRAP
4,,,W PROPOSED SPOT ELEVATION
1.1mR PROPOSED TOP OF RETAINING
WALL ELEVATION
PROPOSED BOTTOM OF RETANINE
WALL FLEVATIN
PROPOSED CONCRETE SURFACE
PROPOSED ASPHALT SURFACE
PROPOSED wRB
I�
PROPOSED WATERMAN
PROPOSED SANITARY SEWER
25' MITIGATION BUFFER
PROPOSED MITIGAT)ON AREA
PROPOSED HEAVY-DUTY SILT FENCE
PROPOSED SXT FENCE
PROPOSED HEAVY-DUTY SILT FENCE
TO K INSTALLED AFTER COMPLETION
GRADING)
PROPOSED SXT FENCE (TO BE
INSTALLED AFTER COAPLETOA
OF GRADING)
PROPOSED TREE PROTECTION
FENCE
PROPOSED TEMPORARY ROCK
CONSTRUCTION ENTRANCE
PROPOSED TEMPORARY
SEDIMENTATION BASIN
PROPOSED TO- AOUATC/SAFETY
BENCH (111 MAX SLOPE)
PROPOSED WETLAND OLL AREA
PROPOSED SEED k Mn00T
CATEGORY 3 EROSION CONTROL
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CHANHASSEN PLAWNING DEPT
Sand, loomy sand, or sandy loom
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CITY OF CHANHASSEN
=�T RECEIVED
JUN 0 4 2010
CHANHASSEN PLAWNING DEPT
CJK
DATE
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.A)EL G. C0.WER• P.E. - JANEi R. HILL, INC.
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I , - I ll l: / I I POLE NEST OF DRI\£MAY - N- SIDE OF 21996-20C
PIONEER TRAIL - 11E4= 910.34 NA%V 39 DATUM PRO.IECT NO.
i1• 1 Y _ - y_: 21996-20
R�,1 JVESTMENTS ; L� t ; 1 yM ' P TY�ONPR�R/WHNE.
EIEV.= 913.67 NAW % DATUM j,{
23
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9 park) 35.03 cc. Total reforestation area (8.76- 1.11 cc.) 7.66 ac or 333.670 SF POLE WEST aF PRIVEWAY - N. SIDE LY
PIONEER TRAIL - EEV.= 910.34 NAVI1 M DATUM
Baseline canopy coverage 3.2% or 1.11 cc. Required canopy coverage 306 trees LUM one tree provides 1,089 SF of canopy) BM �12: TOP ALUM LINE
MONUTAENT O R/W
Minimum canopy coverage required 25% or 8.76 cc. SOUN
( p Py) O EXISTING TREE SAVED EUEV-.T1367 A PRWOSED 6/W UNE.
ELEV.� 91_.E7 rlAYO 88 DATUM
Proposed tree TOTAL NUMBER OF TREES TO BE PLANTED IN DEVELOPMENT 306+37=343 TREES
P preservation 29.7% or 0.33 cc. O EXISIINf, TREE f'EMDV£D
Difference in canopy coverage 1.14 cc. .
SITE DATA TkEE CAIrtVT AREA SAVED n
Multiplier 1.2 TOTAL NO. OF SIGNIFICANT TREES (10- AHD GREATER" 49
TOTAL N0. OF SICJIiFII'ANT TREES SAVED :S 3b.?TREE EANDPY AREA RENDYED% A'HF N FEET
Total replacement 0,94 ac. or 40,772 SF TOTAL NO. OF SIGNIFICANT TREES REMOVED 31 E3.3P> 0 100 200 300
siiiia
Total number of trees to be planted 1 tree/1,089sf = 37 trees 1 mn _ IW feel
DRAWN BY
CJK
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CAD FILE
21996-207P
PROJECT NO.
21996-20
4.1
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CAD FILE
21996-20L
PROJECT NO.
21996-20
mFr�ll�ma�rnsw®ewloe rs
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9W1 BE PERFUMED IN ACCORDANCE AM ALL OSHA REOIWENENTS.
S. AL LOT AND EASEMENT OMENSICNS AM SAI TO FINAL RAT
6. ALL CROWN CONTR0. MEASURES CALLED FOR ON THEM FVNS AND
SPEOFICATOiS. MUCH MAIL WOOS F41LR RNCi.SEOL£NTAaOI
BA915 ON TEMPORARY SEDIMENT MAPi SHALL BE CONSTRUCTED AND
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J. VEAPmA V SEEMENTAad BASNS AND OWTN1 IUES. FACN
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4 `SEED ND MI (YE NOTE AA
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AND MWCANONS STALL BE REM(1VED BY ME MARK ONTRMTM
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THE STREETS. TRAVEL NAYS ON PARING LOTS NiMN THE VFFYR 3 FEEL
OF BONDI MALEL NAYS CR PAN(NG LOT 41g`AADE THE CONTRACTOR
SIWL N911E MAT ALL SUES BE NOT YORE MAN ONE PERCENTAGE PORT
OwR THE
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THAT R-LPMTIGI 10 A YNWY OF IGTO OF �TANTARD PAGSTNT ON UdS
BE NMNUfD IN AREAS BLLON TIE TAPER THEE FEET OF 91BCFALE OF
AS SMELTS• 1FAiEl NAK ON PARI,NA LOTS. RE GNMACTCR SHALL
ME SE MAl N1 $RB BE NOT YOE OMA M1 PERCENTAGE POINTS
DYER ME
SQS 5TAPAN, NtOCRN RTNW WG- n cm., AN,
MAT LTNPACTRN TO A NNA N OF 95% OF STM M, PNMEGN DFNytt
M PRONOFp. aE OAAOHG TOmANLY OUT THESE YEAS SLAT RE
w1FNl ¢LOSE.
a'. LOT ON. Aro NR M PRFnYJThNN OF RNpxc PAIN .W BE
C066MUETEO IN AaMPLANME NTH THESEF AND $PEGNI'Aads
ME O'PI TLIEAAN:E 91AL BE 035'f. ALL EARMMpN GPENANGNS
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PM FRW FRONT TO BAST y ALL BC WAVED GIG,OJT M TOLL WPM
M ME LOT OR AS NERSSAA• TI ALLOT FOR CRNSMVCTIW aF A NON LOXO
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T NUMBER
EMING COTTON
BED CRUDE ELEV.ad
MOPED NOIY TYPE
SLED WADE FLEVAad
TVNCM FRONT YAD
YTBAa M (HOUSE)
NDIVYO RM
�—_ 26fl��FNasEo£BRADE
cENMRLNE�— _ 100• f STATION
TYPI LOT
CITY OF CHANHASSEN
RECEIVED
JUN 0 4 2010
R/W CHANHASSEN PLAWNG
I Q
PROPOSED BUILDING
STE
i sLEcr--�i
FIAOEILL
�MIOaTAOL�
SIB -MADE NSECaM _ _ /
��
NON -SELECT BYl6LL WNWµ
SINTAftE �J
MATEIML I
BOTIW OF IR®RTA9£ W1FNµ
(TO 8E VENTED BY .5 [CORDER
PRIIN D PV.CEYNNT OF SLUOT NAIERA.L)
BUILDINr e)TE h STREET SUB -GRADE CORRECTION DETAIL
ALL 3: 1 3EWES MUST BE EITHER SEEDED
& STABILIZED WITH WOOD FIBER RANAET OR, IF
SOODING, THE SOD SHALL BE STAINED (TYF.)
AOMM
d1xC'TE AWATY PH I i DE POND SLAT BE
YEDUD wH 1AE A IXEN H0. 110 SEED
MIXTURE EAM THE AREA BELOM
M AWAM MENOI IEID NOT BF SFEOEC•.
FINISHED GROUND
BM p�1. RR�SPIKE SLW1H FACE OF t51 PONER
POLE WEST OF DRIVEWAY - N SIDE OF
PIONEER TRAIL - F1EV, 91 NGVD 88 DATUM
DM i?: TOP ALUM R/W MONUMENT d BOUIH
PkOPERT'f UNE OTl PROPOSED R/W LINE.
ELEY.= 913.6] HA'xD 88 DATUM
PIONEER PASS
N88'08'10"W
1325.36 -,
t
-N1/4 CORNER SEC. 27, T. 116, R. 223
(FOUND CASTIRON MONUMENT)
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SCALE IN FEET
0 200 400 600
NOW
1 inch = 200 feet
S�S`4 �� •►°; --"-'FOUND ALUMINUM
B3 1S` MONUMENT
�,V.9 .
—OUTH LINE OF THE SE 1/2 OF THE
NE 1/4 OF SEC. 27, T. 116, R. 23
r- ---Tin A i
L-/1 vL_i ! /L
BEARINGS ARE BASED ON THE NORTH LINE OF NE 1/4
OF THE NE 1/4 OF SEC. 27, T. 116, R. 23 WHICH IS
ASSUMED TO HAVE A BEARING OF N 88'08'10" W.
NOTE: NO MONUMENT SYMBOL SHOWN AT ANY STATUTE
REQUIRED LOCATION INDICATES A PLAT MONUMENT
THAT WILL BE SET WITHIN ONE YEAR FROM THE
RECORDING DATE OF THIS PLAT. SAID MONUMENTS
SHALL BE 1/2 INCH x 14 INCH IRON PIPES
MARKED BY R.L.S. NO. 12294.
KNOW ALL PERSONS BY THESE PRESENTS: That The Ryland Group, Inc., a Maryland corporation, and
Peterson -Jacques Farm Land Company, a Minnesota limited liability company, fee owners of the following described
property situated in the County of Carver, State of Minnesota, to wit:
Northeast Quarter of the Northeast Quarter, Section 27, Township 116, Range 23, Carver County, Minnesota
And
That part of the Southeast Quarter of the Northeast Quarter, Section 27, Township 116, Range 23, Carver
County, Minnesota, lying northerly of MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF
WAY PLAT NO. 10-43, according to the recorded plat thereof, Carver County, Minnesota.
Have caused the same to be surveyed and platted as PIONEER PASS, and do hereby donate and dedicate to the
public for public use forever the streets and also dedicate the easements as shown on this plat for drainage and utility
purposes only.
In witness whereof, said The Ryland Group, Inc., a Maryland corporation, has caused these presents to be signed by
its proper officer this day of _ _, 20_.
The Ryland Group, Inc.
M
STATE OF MINNESOTA
COUNTY OF
The foregoing instrument was acknowledged before me this
its
Maryland corporation, on behalf of the corporation.
its _
day of
20_, by
of The Ryland Group, Inc., a
Notary Public,
County, Minnesota
My Commission Expires January 31, 20_
In witness whereof, said Peterson -Jacques Farm Land Company, has caused these presents to be signed by its proper
officer this day of 20—.
Peterson -Jacques Farm Land Company
0
STATE OF MINNESOTA
COUNTY OF _
The foregoing instrument was acknowledged before me this
its
its _
day of
Company, a Minnesota limited liability company, on behalf of the company.
, 20—, by
of Peterson -Jacques Farm Land
Notary Public,
County, Minnesota
My Commission Expires January 31, 20_
CITY OF CHANHASSEN
RECEIVED
AUG 2 0 2010
CHANHASSEN PLACNING DEPT
I hereby certify that I have surveyed and platted the property described on this plat as PIONEER PASS; that this plat is
a correct representation of the survey; that all distances are correctly shown on the plat in feet and hundredths of a
foot; that all monuments will be correctly placed in the ground as shown, in accordance to Minnesota Statutes 505.02,
Subdivision 1; that the outside boundary lines are correctly designated on the plat; and that there are no wet lands as
defined in Minnesota Statutes 505.02, Subdivision 1, or public highways other than as shown.
Harold C. Peterson, Land Surveyor, License No. 12294
STATE OF MINNESOTA
COUNTY OF
The foregoing instrument was acknowledged before me this day of
by Harold C. Peterson, Land Surveyor, License No. 12294.
r�
Notary Public,
County, Minnesota
My Commission Expires January 31, 20__
COUNTY SURVEYOR, CARVER COUNTY, MINNESOTA.
Pursuant to Chapter 395, Minnesota Laws of 1971, this plat has been approved this __ day of
, 20_.
By:
John E. Freemyer, Carver County Surveyor
CITY COUNCIL OF THE CITY OF CHANHASSEN, MINNESOTA.
This plat of PIONEER PASS was approved and accepted by the City Council of the City of Chanhassen, Minnesota,
at a regular meeting held this day of , 20_, and is in compliance with the provisions
of Minnesota Statutes, Section 505.03, Subdivision 2. All monuments will be set as specified by the City Council and
as stated on this plat, according to Minnesota Statute 505.02, Subdivision 1.
CITY COUNCIL OF THE CITY OF CHANHASSEN, MINNESOTA.
By: By:
Mayor Clerk
COUNTY AUDITOR, CARVER COUNTY, MINNESOTA.
I hereby certify that taxes payable in and prior years have been paid for land described on this plat. Dated
this day of , 20—.
By:
Mark Lundgren, Carver County Auditor
COUNTY RECORDER, CARVER COUNTY, MINNESOTA.
I hereby certify that this plat of PIONEER PASS was filed this day of
o'clock M. as Document No.
By:
Carl W. Hanson Jr., Carver County Recorder
20—, at
DENOTES 1/2 INCH IRON MONUMENT FOUND
Q DENOTES 1/2 INCH x 14 INCH IRON MONUMENT SET AND
MARKED BY LICENSE N0. 12294.
DAMES R. HILL, INC.
PIONEER PASS
INSET A
now
SCALE IN FEET
0 50 100
IsimEOTTS
1 inch = 50 feet
150
BEARINGS ARE BASED ON THE NORTH LINE
OF NE 1/4 OF THE NE 1/4 OF SEC. 27, T.
116, R. 23 WHICH IS ASSUMED TO HAVE A
BEARING OF N 88008'10" W.
40.00
S890 30 55 W
R_540.00o „
n_22 ?� -1
CITY OF CHANHASSEN
RECEIVED
AUG 2 0 2010
CHANHASSEN PLACNING DEPT
63
JAMES R. H
8H=r 2 OP 3
PIONEER PASS
0
° 1
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y0 i ,34 5
24
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R-340.00
CITY OF CHANHASSEN
RECEIVED
AUG 2 0 2010
INSET B CHANHASSEN PLAIWMNC DEPT
SCALE IN FEET
0 50 100 150
1 inch = 50 feet
DRAINAGE AND UTILITY EASEMENTS
ARE SHOWN THUS:
o�I��T
5�
Al5
IL�
BEING 5 FEET IN WIDTH, UNLESS
OTHERWISE INDICATED, ADJOINING
SIDE LOT LINES, AND BEING 10 FEET
IN WIDTH, UNLESS OTHERWISE
INDICATED, ADJOINING RIGHT OF WAY
LINES AND REAR LOT LINES, AS
SHOWN ON THE PLAT.
BEARINGS ARE BASED ON THE NORTH LINE
OF NE 1/4 OF THE NE 1/4 OF SEC. 27, T.
116, R. 23 WHICH IS ASSUMED TO HAVE A
BEARING OF N 88008'10" W.
NOTE: NO MONUMENT SYMBOL SHOWN AT ANY STATUTE
REQUIRED LOCATION INDICATES A PLAT MONUMENT
THAT WILL BE SET WITHIN ONE YEAR FROM THE
RECORDING DATE OF THIS PLAT. SAID MONUMENTS
SHALL BE 1/2 INCH x 14 INCH IRON PIPES
MARKED BY R.L.S. NO. 12294.
DENOTES 1/2 INCH IRON MONUMENT FOUND
Q DENOTES 1/2 INCH x 14 INCH IRON MONUMENT SET AND
MARKED BY LICENSE NO. 12294.
`ems
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�14°41'11"
138.42
210.53
R=540•
00
JAMEe R.
INC.
PIONEER PASS
0
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C1TV 01 SEC
_ VEDSSE ;
INSETB AUG 2 0 2010
CHANHASSEN PLAWNNG DEPT
SCALE IN FEET
0 50 100 150
1 inch = 50 feet
DRAINAGE AND UTILITY EASEMENTS
ARE SHOWN THUS:
o
—]II O
5 +1
I� 5
—ill L
BEING 5 FEET IN WIDTH, UNLESS
OTHERWISE INDICATED, ADJOINING
SIDE LOT LINES, AND BEING 10 FEET
IN WIDTH, UNLESS OTHERWISE
INDICATED, ADJOINING RIGHT OF WAY
LINES AND REAR LOT LINES, AS
SHOWN ON THE PLAT.
BEARINGS ARE BASED ON THE NORTH LINE
OF NE 1/4 OF THE NE 1/4 OF SEC. 27, T.
116, R. 23 WHICH IS ASSUMED TO HAVE A
BEARING OF N 88008'10" W.
NOTE: NO MONUMENT SYMBOL SHOWN AT ANY STATUTE
REQUIRED LOCATION INDICATES A PLAT MONUMENT
THAT WILL BE SET WITHIN ONE YEAR FROM THE
RECORDING DATE OF THIS PLAT. SAID MONUMENTS
SHALL BE 1/2 INCH x 14 INCH IRON PIPES
MARKED BY R.L.S. NO. 12294,
DENOTES 1/2 INCH IRON MONUMENT FOUND
DENOTES 1/2 INCH x 14 INCH IRON MONUMENT SET AND
MARKED BY LICENSE NO. 12294.
JAMES R.
INC.
PIONEER PASS
N88°08'10"W
• -- 1325.36 i
1
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(FOUND CAST IRON MONUMENT) o,
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NE 1/4 OF SEC. 27, T. 116, R. 23
SCALE IN FEET
0 200 400 600
1 inch = 200 feet
BEARINGS ARE BASED ON THE NORTH LINE OF NE 1/4
OF THE NE 1/4 OF SEC. 27, T. 116, R. 23 WHICH IS
ASSUMED TO HAVE A BEARING OF N 88°08'10" W.
NOTE: NO MONUMENT SYMBOL SHOWN AT ANY STATUTE
REQUIRED LOCATION INDICATES A PLAT MONUMENT
THAT WILL BE SET WITHIN ONE YEAR FROM THE
RECORDING DATE OF THIS PLAT. SAID MONUMENTS
SHALL BE 1/2 INCH x 14 INCH IRON PIPES
MARKED BY R.L.S. NO. 12294.
KNOW ALL PERSONS BY THESE PRESENTS: That The Ryland Group, Inc., a Maryland corporation, and
Peterson -Jacques Farm Land Company, a Minnesota limited liability company, fee owners of the following described
property situated in the County of Carver, State of Minnesota, to wit:
Northeast Quarter of the Northeast Quarter, Section 27, Township 116, Range 23, Carver County, Minnesota
And
That part of the Southeast Quarter of the Northeast Quarter, Section 27, Township 116, Range 23, Carver
County, Minnesota, lying northerly of MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF
WAY PLAT NO. 10-43, according to the recorded plat thereof, Carver County, Minnesota.
Have caused the same to be surveyed and platted as PIONEER PASS, and do hereby donate and dedicate to the
public for public use forever the streets and also dedicate the easements as shown on this plat for drainage and utility
purposes only.
In witness whereof, said The Ryland Group, Inc., a Maryland corporation, has caused these presents to be signed by
its proper officer this _ day of 20—.
The Ryland Group, Inc.
STATE OF MINNESOTA
COUNTY OF
The foregoing instrument was acknowledged before me this
its
Maryland corporation, on behalf of the corporation.
its _
day of 20_, by
of The Ryland Group, Inc., a
Notary Public,
County, Minnesota
My Commission Expires January 31, 20
Inwitness whereof, said Peterson -Jacques Farm Land Company, has caused these presents to be signed by its proper
officer this 'day of 20_.
Peterson -Jacques Farm Land Company
37
STATE OF MINNESOTA
COUNTY OF
The foregoing instrument was acknowledged before me this
its
its
day of
Company, a Minnesota limited liability company, on behalf of the company.
, 20—, by
of Peterson -Jacques Farm Land
Notary Public,
County, Minnesota
My Commission Expires January 31, 20—
-1- GHANHASSEN
RECEIVED
AUG 2 0 2010
CHANHASSEN PLANNING DEPT
I hereby certify that I have surveyed and platted the property described on this plat as PIONEER PASS; that this plat is
a correct representation of the survey; that all distances are correctly shown on the plat in feet and hundredths of a
foot; that all monuments will be correctly placed in the ground as shown, in accordance to Minnesota Statutes 505.02,
Subdivision 1; that the outside boundary lines are correctly designated on the plat; and that there are no wet lands as
defined in Minnesota Statutes 505.02, Subdivision 1, or public highways other than as shown.
Harold C. Peterson, Land Surveyor, License No. 12294
STATE OF MINNESOTA
COUNTY OF _
The foregoing instrument was acknowledged before me this day of 20_,
by Harold C. Peterson, Land Surveyor, License No. 12294.
Notary Public,
County, Minnesota
My Commission Expires January 31, 20_
COUNTYSURVEYOR, CARVER COUNTY, MINNESOTA.
Pursuant to Chapter 395, Minnesota Laws of 1971, this plat has been approved this day of
20—.
By:
John E. Freemyer, Carver County Surveyor
CITY COUNCIL OF THE CITY OF CHANHASSEN, MINNESOTA.
This plat of PIONEER PASS was approved and accepted by the City Council of the City of Chanhassen, Minnesota,
at a regular meeting held this day of , 20—, and is in compliance with the provisions
of Minnesota Statutes, Section 505.03, Subdivision 2. All monuments will be set as specified by the City Council and
as stated on this plat, according to Minnesota Statute 505.02, Subdivision 1.
CITY COUNCIL OF THE CITY OF CHANHASSEN, MINNESOTA.
By: By:
Mayor Clerk
COUNTY AUDITOR, CARVER COUNTY, MINNESOTA.
I hereby certify that taxes payable in and prior years have been paid for land described on this plat. Dated
this day of —,20—.
By:
Mark Lundgren, Carver County Auditor
COUNTY RECORDER, CARVER COUNTY, MINNESOTA.
I hereby certify that this plat of PIONEER PASS was filed this day of
o'clock M. as Document No. _
By:
Carl W. Hanson Jr., Carver County Recorder
20_, at
DENOTES 1/2 INCH IRON MONUMENT FOUND
Q DENOTES 1/2 INCH x 14 INCH IRON MONUMENT SET AND
MARKED BY LICENSE N0. 12294.
DAMES R. HILL INC.
SHEET 1 OF 3 SF•IEEfS
PIONEER PASS
INSET A
r
SCALE IN FEET
0 50 100
1 inch = 50 feet
w
BEARINGS ARE BASED ON THE NORTH LINE
OF NE 1/4 OF THE NE 1/4 OF SEC. 27, T.
116, R. 23 WHICH IS ASSUMED TO HAVE A
BEARING OF N 88°08'10" W.
NO
C
/
40.00 � 1
S89030 55 W
R�54p.00
17
CITY OF CHANHASSEN
RECEIVED
AUG 202010
CHANHASSEN PLANING DEP
63
JAMES R.
INC.
rc-N to -be,
rAAsd-
HosCH l
Appraisal & Consulting, Inc.
November 2, 2010
Mr. Severin H. Peterson, Jr.
Chief Manager
Peterson -Jacques Farm Land Company, LLC
15900 Flying Cloud Drive
Eden Prairie, MN 55347
RE: SUMMARY APPRAISAL REPORT OF THE 18.04 ACRES OF VACANT LAND
LOCATED WITHIN OUTLOTS A AND B OF THE PIONEER PASS SUBDIVISION IN
CHANHASSEN, MINNESOTA
Dear Mr. Peterson:
As requested by you, we are providing you with a summary appraisal of the above -referenced
property to arrive at a supportable estimate of the market value of the fee simple interest in the
subject property.
This Summary Appraisal Report is intended to comply with the reporting requirements set forth
under Standards Rule 2-2(b) of the Uniform Standards of Professional Appraisal Practice for a
Summary Report.. As such, it presents discussions of the data, reasoning, and analyses that were
used in the appraisal process to develop the appraiser's opinion of value. Most of the supporting
documentation concerning the data, reasoning, and analyses is included herein, with other resource
information retained in the appraiser's file. This appraisal report has been written for the intended
use of our clients, Mr. Severin H. Peterson and Peterson -Jacques Farm Land Company, LLC, for
purpose of estimating the market value of the donation of land to the city of Chanhassen.
The depth of discussion contained in this report is specific to the needs of this client and for the
intended use only. Hosch Appraisal & Consulting, Inc. is not responsible for the unauthorized or
improper use of this report. We have made a complete inspection of the subject property and have
fully identified the real estate in our written report. Additional supporting information may also be
supplied within the Addenda of this report.
After careful consideration of the many factors influencing value, it is our opinion that the subject
property has an estimated market value, as of the October 31, 2010, of:
FIVE HUNDRED FORTY THOUSAND DOLLARS ---------- $540,000
Broadm7'v Place East. Suite 201 Phone 6111-13I-1688 Fax 612,1.311-1604
34' Broadwa} St. XF wwwhowhappraisaLcom
Minneapolis. M1V?Shc.l
PRELIMINARY DRAFT
Mr. Severin H. Peterson
November 2, 2010
Page Two
This appraisal does not include personal property, equipment, fixtures, or intangible items that are
not real property nor does this appraisal take into consideration any going concern value created by
either the buying or selling party.
It is our opinion that a reasonable exposure time of up to 12 months is appropriate for the subject
property at our estimated market value. Please refer to the Reasonable Exposure Time section of
this appraisal for details.
This report is written with the intent of meeting the reporting requirements of the Uniform Standards
of Professional Appraisal Practice, 2010-2011 Edition (effective January 1, 2010). This appraisal
has also been prepared in conformity with the requirements of the Code of Professional Ethics &
Standards of Professional Appraisal Practice of the Appraisal Institute.
The undersigned appraisers certify that they have personally inspected the subject site and have
investigated information believed to be pertinent to the valuation of the property, and to the best of
their knowledge and belief the statements and opinions expressed herein are correct and reasonable,
subject to the limiting conditions set forth herein.
Very truly yours,
HOSCH APPRAISAL & CONSULTING, INC.
Certified to this 2nd day
of November, 2010
Nathan J. Brooberg
Senior Appraiser
Certified General Real Property Appraiser
Minnesota License #20249946
Stephen T. Hosch, MAI
President
Certified General Real Property Appraiser
Minnesota License #4002903
CITY OF CHANHASSEN
PLANNING DEPARTMENT
7700 Market Boulevard
P.O. Box 147
CHANHASSEN, MN 55317
(952) 227-1100 FAX (952) 227-1110
TO: Campbell Knutson, PA
317 Eagandale Office Center
1380 Corporate Center Curve
Eagan, MN 55121
WE ARE SENDING YOU
❑ Shop drawings
❑ Copy of letter
LETTER OF TRANSMITTAL
Pioneer Pass
Sue Nelson
Document
® Attached ❑ Under separate cover via the following items:
❑ Prints ❑ Plans ❑ Samples ❑ Specifications
❑ Change Order ❑ Pay Request ❑
COPIES
DATE
NO.
DESCRIPTION
1
7/12/10
10-09
Wetland Alteration Permit 10-09 Pioneer Pass
1
7/12/10
10-09
Conditional Use Permit/Variance 10-09 Pioneer Pass
1
7/12/10
10-09
Interim Use Permit 10-09 Pioneer Pass
THESE ARE TRANSMITTED as checked below:
❑
For approval
❑
Foryouruse
❑
As requested
❑
For review and comment
❑
FORBIDS DUE
REMARKS
❑
Approved as submitted
❑ Resubmit
❑
Approved as noted
❑ Submit
❑
Returned for corrections
❑ Return
®
For Recording
❑
PRINTS RETURNED AFTER LOAN TO US
COPY TO: Mark Sonstegard, Ryland Homes
Brent Hislop, Peterson -Jacques Farm Land Co., LLC
copies for approval
copies for distribution
corrected prints
t 1
SIGNED:
Kim teuwi en,(952)227-1107
SCANNED
If enclosures are not as noted, kindly notify us at once.
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
WETLAND ALTERATION PERMIT 410-09
1. Permit. Subject to the terms and conditions set forth herein, the City of Chanhassen
hereby grants a wetland alteration permit for the following use:
To fill and mitigate wetlands within the Pioneer Pass development.
2. Property. The permit is for property situated in the City of Chanhassen, Carver County,
Minnesota, and legally described as follows:
Northeast Quarter of the Northeast Quarter, Section 27, Township 116, Range 23, Carver
County, Minnesota
That part of the of the Southeast Quarter of the Northeast Quarter of Section 26,
Township 116, Range 23 West, Carver County, Minnesota, lying northerly of the
MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO.
10-43, according to the recorded plat thereof, Carver County, Minnesota.
3. Conditions. The Wetland Alteration Permit was approved subject to plans dated June
4, 2010 prepared by James R. Hill, Inc. and subject to the following conditions:
a. Wetland I must be shown on the plans (18-40).
b. Mitigation Area #1 must be revised to equal the 20,909 square feet of new wetland
credit approved in the 2006 wetland replacement plan.
C. Wetland buffer must be extended around the mitigation area to achieve no less than
20,473 square feet and cannot include any portion of the pond.
d. A detailed wetland alteration and replacement plan needs to be developed that meets
the requirements of Minnesota Rules Chapter 8420.0528. this should include, at a
minimum:
1) Two cross -sectional views and a plan view;
2) A detailed planting schedule;
3) A detailed vegetation management schedule including any mowing,
herbicide application, and performance goals (note: this should include the
buffer area as well as the created wetland);
4) A discussion of the soils as it pertains to their adequacy in wetland creation;
and
5) A discussion of hydrology as it is not conclusive that there will be adequate
hydrology to take on wetland characteristics.
C. A five-year monitoring plan must be developed and submitted to the City for review
and comment per Minnesota Rules 8420.0810. This monitoring plan will require
the placement of shallow water monitoring wells as the intent is to create a type I
wetland.
f. A letter of credit or other surety equal to 110% of the construction cost will be
required. This can be released upon the issuance of a Certificate of Compliance
with Wetland Replacement Plan.
g. The wetland area should use BWSR seed mix WTI for any temporary seeding.
h. An as -built survey must be provided to the City for review and approval prior to
final seeding of the area.
Yellow tags shall be provided to the City after the area has been seeded.
j. The planting schedule and vegetation management plan shall incorporate the buffer
area as well.
k. The selected contractor and applicant must also provide the City with a signed
Board of Soil and Water Resources "Contractors Responsibility and Landowner
Statement Form.
4. Termination of Permit. The City may revoke the permit following a public hearing for
violation of the terms of this permit.
5. Lapse. If within one year of the issuance of this permit the authorized construction has
not been substantially completed or the use commenced, this permit shall lapse, unless an extension
is granted in accordance with the Chanhassen Zoning Ordinance.
6. Criminal Penalty. Violation of the terms of this conditional use permit is a criminal
misdemeanor.
Dated: July 12, 2010
SEAL
STATE OF MWNESOTA
(ss
COUNTY OF CARVER
CITY OF CHANHASSEN
By:
Thomas A. Furlong,
M
Gerhardt, City Manager
The foregoing instrument was acknowledged before me this e?.3""7ay of
2010, by Thomas A. Furlong, Mayor and Todd Gerhardt, City Manager, of the Cit f Cha assen,
a Minnesota municipal corporation, on behalf of the corporation and pursuant to a thority granted
by its City Council.
DRAFTED BY:
City of Chanhassen
7700 Market Boulevard
P.O. BOX 147
Chanhassen, MN 55317
(952)227-1100
g:\plan\2010 planning cases\10-09 pioneer pass\wap.doc
/� 41 .ow-W-U.2"'MA"
IWAREN J, ENGELHARDT
Notary Pubcommission Enplres Jen 31, 2015
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES
CONDITIONAL USE PERMIT AND VARIANCE #10-09
1. Permit. Subject to the terms and conditions set forth herein, the City of
Chanhassen hereby grants a conditional use permit to permit development within the Bluff Creek
Overlay District with a Variance for encroachment into the Primary Zone to grade and construct a
stormwater pond and wetland mitigation in conjunction with the Pioneer Pass development.
2. Property. The permit is for the following described property ("subject property") in
the City of Chanhassen, Carver County, Minnesota:
'Northeast Quarter of the Northeast Quarter, Section 27, Township 116, Range 23, Carver
County, Minnesota
and
That part of the of the Southeast Quarter of the Northeast Quarter of Section 26,
Township 116, Range 23 West, Carver County, Minnesota, lying northerly of the
MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO.
10-43, according to the recorded plat thereof, Carver County, Minnesota.
3. Conditions. The permit is issued subject to plans dated June 4, 2010 prepared by
James R. Hill, Inc. and subject to the following conditions:
a. Wetland must be protected at all times from impact.
b. Every reasonable effort must be made to avoid impacting more area than need be. Where
desirable native vegetation is present, avoidance should occur unless to do so would
prevent the applicant or their agent from fulfilling the intent of the encroachment.
Signage shall be posted at the property corners indicating the Bluff Creek Overlay District
boundaries. The applicant and City shall work together to best determine location,
aesthetic and message.
d. Bluff Creek shall be shown and identified on the plan set.
e. Vegetative enhancement will be needed within the Bluff Creek Overlay District in
addition to the mitigation area. This area shall be planted with a native seed mix
appropriate to the area. Trees shall be planted on the south side of the pond for
temperature control as well as screening from the residences.
f. The SWPPP, erosion control and grading plans shall be revised to include all erosion and
sediment best management practices.
g. The outlet for Pond 6 is to be moved so that the discharge point is approximately 75 feet
from the proposed location. The FES can then be pulled back so it remains outside of the
BCOD. Energy dissipation and soil stabilization best management practices such as
ScourStoprm, Erosion Control Blanket P42TM or similar shall be used in addition to rip -
rap (18-62).
h. The applicant shall develop a restoration plan including native plants for the Bluff Creek
Overlay district north of Block 1. The plant species shall be selected from the Bluff
Creek Management Plan Appendix C. The final plan must be reviewed and approved by
the city before installation.
i. Signage for the Bluff Creek Overlay District must be posted on every other property
corner and at major lot angle changes where residential yards meet the primary zone.
4. Termination of Permit. The City may revoke the permit following a public
hearing for violation of the terns of this permit.
5. Lapse. If within one year of the issuance of this permit the authorized construction
has not been substantially completed or the use commenced, this permit shall lapse, unless an
extension is granted in accordance with the Chanhassen Zoning Ordinance.
6. Criminal Penalty. Violation of the terms of this conditional use permit is a
criminal misdemeanor.
2
Dated: July 12, 2010
STATE OF MINNESOTA
COUNTY OF CARVER
(ss
The foregoing instrument was acknowledged before me this Al 44ay of
2010, by Thomas A. Furlong, Mayor and Todd Gerhardt, City Manager, of the Ci f Chaqkassen,
a Minnesota municipal corporation, on behalf of the corporation and pursuant to authority granted
by its City Council.
CITY OF CHANHASSEN
By: �C
Thomas A. Furlong, Ma r
By:
I A A:" jA—
;(odd Gerhar t, 1ty Manager
DRAFTED BY:
City of Chanhassen
7700 Market Boulevard
P. O. Box 147
Chanhassen, MN 55317
(952)227-1100
glplan\2010 planning cases\10-09 pioneer pass\cup with variance.doc
3
44 � 4—
Notary tolic
KAREN J. EN_ LHARDT I
¢ Notary Public -Minnesota
My COMMIM10r, 6WIres Jan 31. 2015
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
INTERIM USE PERMIT #10-09
1. Permit. Subject to the terms and conditions set forth herein, the City of Chanhassen
hereby grants an interim use permit for the following use:
Interim Use Permit to allow site grading prior to final plat approval based on the plans prepared
for the Pioneer Pass development.
2. Property. The permit is for property situated in the City of Chanhassen, Carver County,
Minnesota, and legally described as follows:
Northeast Quarter of the Northeast Quarter, Section 27, Township 116, Range 23, Carver
County, Minnesota
and
That part of the of the Southeast Quarter of the Northeast Quarter of Section 26,
Township 116, Range 23 West, Carver County, Minnesota, lying northerly of the
MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO.
1043, according to the recorded plat thereof, Carver County, Minnesota.
3. Conditions. The permit is issued subject to plans dated June 4, 2010 prepared by
James R. Hill, Inc. and the following conditions:
a. A SWPPP specific to this site shall be prepared and submitted to the City and Carver SWCD
(18-40).
b. The erosion control and grading plan must be amended per Preliminary Plat comments.
c. The Wetland Alteration Permit conditions must be met.
d. A phasing and sequence plan must be prepared and submitted.
e. The grading operations must follow the preliminary grading plan as approved by City
Council.
f. The applicant must submit a $36,500 erosion control security before grading can commence.
g. The applicant must obtain permission for any off -site grading.
h. Tree protection fencing shall be installed prior to construction around all areas designated for
preservation and/or at the edge of proposed grading limit.
i. Permits from the appropriate regulatory agencies will be required, including the MPCA,
NPDES, Dept. of Health, Carver County, MnDOT and Watershed District.
j. 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.
k. Erosion control measures must be installed and inspected prior to grading.
4. Termination of Permit. The City may revoke the permit following a public hearing for
violation of the terms of this permit.
5. hose. If within one year of the issuance of this permit the authorized construction has
not been substantially completed or the use commenced, this permit shall lapse, unless an extension
is granted in accordance with the Chanhassen Zoning Ordinance.
6. Criminal Penalty. Violation of the terms of this conditional use permit is a criminal
misdemeanor.
Dated: July 12, 2010
CrrY OF CHANHASSEN
Ak-
Thomas A. Furlong,
By: 4✓.___�n
Gerhardt, City Manager
STATE OF MINNESOTA )
(ss
COUNTY OF CARVER )
The foregoing instrument was acknowledged before me this day of
2010, by Thomas A. Furlong, Mayor and Todd Gerhardt, City Manager, of the Ci f Ch hassen,
a Minnesota municipal corporation, on behalf of the corporation and pursuant to authority granted
by its City Council.
DRAFTED BY:
City of Chanhassen
7700 Market Boulevard
P. O. Box 147
Chanhassen, MN 55317
(952)227-1100
g:\4)lan\2010 planning cases\10-09 pioneer pass\iup.doc
"� F
KAREN J. ENGELHARDT
+ Notary Public -Minnesota
+: My COMMiasllon Expire, Jan 31, 2015
CITY OF
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone: 952.227.1100
Fax: 952227,1110
Building Inspections
Phase: 952.227.1180
Fax: 952.227.1190
Engineering
Phone: 952.227.1160
Fax: 952.227,1170
Finance
Phone: 952.227.1140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227,1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone:952.227.1400
Fax:952.227.1404
Plarroirg &
Natural Resources
Phare:952.227.1130
Fax:952.227.1110
Public Works
1591 Park Road
Phone:952.227.1300
Fax: 952.227.1310
Senior Center
Phan: 952.227.1125
Fax: 952.227.1110
Web Site
wwad chanhassen.mn.us
July 13, 2010
Mr. Mark Sonstegard
Ryland Homes
7599 Anagram Drive
Eden Prairie, MN 55344
Re: Pioneer Pass Preliminary Plat — Planning Case #10-09
Dear Mr. Sonstegard:
This letter is to confirm that on July 12, 2010, the Chanhassen City Council
approved the following:
A. Preliminary Plat creating 94 lots, 4 outlots and right-of-way for public
streets, plans prepared by James R. Hill dated June 4, 2010, subject to the
following conditions:
1. Building Official:
a. The developer must submit a list of proposed street names for review and
approval prior to final plat of the property.
b. Developer to provide 1:200 scale plat drawing (with lot numbers, block
numbers and street names only) for addressing purposes.
c. Demolition permits must be obtained before demolishing any existing
structures.
d. A final grading plan and soils investigation/correction report must be
submitted to the Building Inspections Division before permits can be
issued.
e. Retaining walls over four feet high require a building permit and must be
designed by a Structural Engineer registered in the State of Minnesota.
f. Each lot must be provided with separate sewer and water services.
g. The developer and/or their agent shall meet with the Inspections Division
as early as possible to discuss plan review and permit procedures.
2. Engineer:
a. The developer must coordinate the proposed grading within the Liberty on
Bluff Creek property and the restoration with the homeowners association.
Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow
Mr. Mark Sonstegard
Pioneer Pass
July 13, 2010
Page 2 of 10
b. The developer must obtain approval to complete the off -site grading required to construct
a collector road- Bluff Creek Drive- to Pioneer Trail.
c. 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.
d. Additional catch basins will be required along Street A. The number and location will be
determined with the final plat submittal.
e. The developer's engineer must work with City staff to improve the proposed drainage
patterns at the back of Lots 11 through 14, Block 2.
A drain tile service stub must be provided for any lot that drains from the back to the
front.
g. The low floor elevations of Lots 33 to 35, Block 1 must be adjusted so that they are
minimum three feet above the high water level of the adjacent pond.
h. Verify the first floor elevation of Lots 1 through 3, Block 1.
Retaining walls constructed with the development will be the responsibility of the
homeowners association.
Sanitary sewer that is 16 to 26 feet deep must be SDR 26; sewer in excess of 26 feet deep
must be SDR 18.
k. The sanitary sewer between Lots 5 and 6, Block I must be installed within a steel casing
pipe•
1. The developer will install 12-inch trunk watermain within Bluff Creek Drive. The City
will reimburse the developer the cost difference between 8-inch lateral and 12-inch trunk
watermain.
in. A water service stub must be installed for the park area at a location acceptable to the
Parks and Recreation Director.
n. A pressure -reducing valve is required within the homes with a low floor elevation of 935
feet or lower.
o. The developer shall install a pressure -reducing valve vault in the southern portion of
Bluff Creek Drive. The City will determine the location and design of the vault in
conjunction with the final plat design. The developer will be reimbursed for the cost of
the vault.
Mr. Mark Sonstegard
Pioneer Pass
July 13, 2010
Page 3 of 10
p. The property is subject to sanitary sewer and water hookup charges for all of the lots.
The 2010 Met Council SAC charge is $2,175 per unit. The City's 2010 trunk utility
hookup fees are $2,026 per unit for sanitary sewer and $5,393 per unit for water. A
portion of the trunk utility hookup fees will be collected with the final plat: for 2010 the
portion collected with the development contract is $608.00/unit of the sanitary sewer
hookup fee and $1,618.00/unit of the water hookup fee.
q. All of the utility improvements are required to be constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates.
r. Permits from the appropriate regulatory agencies will be required, including the MPCA,
NPDES, Dept. of Health, Carver County, MnDOT and Watershed District.
s. Prior to final plat approval, the City and the developer must work with MnDOT to obtain
the necessary approvals and/or agreements necessary to construct the portion of Bluff
Creek Drive that will lie within the MnDOT right-of-way.
t. The grade of the public streets must be adjusted so that they do not exceed 8%.
u. The owner of the exception parcels shall work with MnDOT, the County and the City to
determine future access to these areas.
v. The outstanding assessments, plus accrued interest must be paid with the final plat or
reapportioned to the lots within the final plat.
3. Environmental Resource Specialist:
a. The applicant shall plant 343 trees within the development. Each lot shall have a
minimum of two overstory, deciduous trees planted in the front yard.
b. The applicant shall install the total required bufferyard along Bluff Creek Boulevard and
Outlot C.
c. The applicant shall develop a restoration plan including native plants for the Bluff Creek
Overlay district north of Block 1. The plant species shall be selected from the Bluff
Creek Management Plan Appendix C. The final plan must be reviewed and approved by
the City before installation.
d. Lots 13, 14,25 and 26, Block 2 shall receive an increased number of evergreen plantings
to shield the properties from oncoming traffic headlights.
e. The applicant shall revise the landscape plan to show more variation in boulevard
plantings. No more than 10 trees of a species may be grouped together.
Mr. Mark Sonstegard
Pioneer Pass
July 13, 2010
Page 4 of 10
f. Tree protection fencing shall be installed prior to construction around all areas designated
for preservation and/or at the edge of proposed grading limits.
g. No burning permits shall be issued for tree removal. All trees removed on site shall be
chipped and used on site or hauled off.
4. Fire Marshal:
a. Additional fire hydrants will be required and some will need to be relocated. Contact the
Fire Marshal for which hydrants are in question.
b. Water main and fire hydrants shall be installed and made serviceable prior to combustible
construction (2007 MSFC Sec. 503.1.1.).
c. A three-foot clear space shall be maintained around fire hydrants (2007 MSFC Sec.
508.5.4.).
d. Temporary street signs shall be installed as soon as construction begins. Signs shall be of
an approved size, weather resistant, and maintained until replaced by permanent signs
(2007 MSFC Sec. 505.2.).
e. 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
time of construction except when approved alternate methods of protection are provided
(2007 MSFC Sec. 501.4.).
5. Park Director.
a. Successful transfer of Outlot C (8.7± acres) to the City of Chanhassen through a
combination of dedication and fee purchase for development and use as a neighborhood
park.
b. Extension of trail (west side of road) and sidewalk (east side of road) paralleling the
planned connector street south to their respective connection points at the intersection of
Pioneer Trail and Bluff Creek Drive.
c. Install a sidewalk on Street D from Street A to Bluff Creek Drive.
6. Planner:
a. Lot 20, Block 2, shall be adjusted to meet minimum 110 feet of lot depth.
b. A 30 dBA attenuation shall be provided by the building design and construction along
with year-round climate control for the homes adjacent to the T.H. 212/Pioneer Trail
right-of-way.
Mr. Mark Sonstegard
Pioneer Pass
July 13, 2010
Page 5 of 10
c. The developer shall pay $23,649.00 as their portion of the 2005 AUAR.
d. The property owner may donate Outlots A and B to the City, or if retained under private
ownership, dedicate a roadway/trail easement and drainage and utility easement over
Outlot A, and conservation easement, trail easement and a drainage and utility easement
over Outlot B.
7. Water Resources Coordinator:
a. The HydroCAD model shall be revised to accurately reflect the post -development soil
conditions or evidence shall be provided that soils post development will have a water
transmission rate between 0.15 and 0.30 in/hr.
b. All conditions for the wetland alteration permit must be met (Chapter 20 Article VI).
c. Wetland I, as delineated by Graham Environmental Services, Inc., needs to be shown on
Sheet 1.2 and other applicable plan sheets.
d. Wetland buffers and setbacks shall be shown around all wetland features on or adjacent
to the subject property on the plat and grading plans (20-412).
e. Where, if at all, the buffer encroaches onto a private lot, a drainage and utility easement
is required (20-412).
f. Wetland buffers must be planted with native vegetation per Section 20412.
g. Make the Soil Boring report available to the City (18-40).
h. SWMP fees, estimated at $119,830.52, will be due to the City at final plat (4-30).
i. The applicant or their agent must secure permissions from the Minnesota Department of
Transportation to discharge subcatchment area 8S to MnDOT right-of-way.
j. As stated in Section 18-40(4)2v. Drain tile service must be provided to any lots where
drainage is directed from back to front. This condition exists along Street B between lots
16 & 17 as well as lots 18 & 19. Because of the presence of Hamel loam, a soil with a
known seasonally high water table less than one foot below the surface, drain tile shall be
extended from Lot 12 to the CBMH in front of Lot 19 of Block 2. Drain tile is also
encouraged in front of lots 1, 2, 3, 41 and 42 of Block 3, and Lots 1, 2 and 3 of Block 2.
The soil boring report will be beneficial in making this determination (18-40).
k. The swale between Street B and Street C must be within a drainage and utility easement.
Care should be taken to design the grading so that surface drainage from Street C isn't
directed into the residences along Street B (18-76).
Mr. Mark Sonstegard
Pioneer Pass
July 13, 2010
Page 6 of 10
1. The outlet for Pond 2 is to be moved as far west as is practical (19-144).
in. Applicant must demonstrate how the City can access Pond 2 for future maintenance.
n. The outlet for Pond 6 is to be moved so that the discharge point is approximately 75 feet
from the proposed location. Energy dissipation and soil stabilization best management
practices such as ScourStopTm, Erosion Control Blanket P42"m or similar shall be used in
addition to rip -rap (18-62).
o. A SWPPP specific to this site shall be prepared and submitted to the City and Carver
SWCD (18-40).
p. Areas where proposed and existing grades are to be matched shall be done so that no
concentrated flow conditions are created. These areas include, but are not necessarily
limited to, the backyard of Lot 7, Block 1, the backyards of Lots 1 and 2 of Block 1 and
adjacent to the extension of Bluff Creek Boulevard at the intersection with Pioneer Trail
(18-62).
q. Type 3, weed -free mulch shall be used in outlot B.
r. Inlet protection will be required on the existing CBMH at the northerly intersection of
Bluff Creek Boulevard and proposed Street A (18-62/63).
s. A note shall be included on sheets 3.2, 3.3 and 3.4 indicating that inlet protection will be
required on all backyard CB until final stabilization is achieved.
t. After the slopes are graded but before the erosion control blanket and seed is placed, the
use of silt fence with J-hooks, straw wattles, rock logs, bioroll or other BMP will be
required to break up any run 75 feet or longer (18-62).
u. Bluff Creek needs to be identified on the plan set and the SWPPP and erosion plans must
clearly indicate that it is an impaired water for turbidity and that no discharge of
untreated water will be allowed to the creek or to the fringe wetland (19-145).
v. A detailed turf establishment plan shall be provided (19-145).
w. A note needs to be included on the plan set that top soils are to be scraped and stockpiled
and the soil stockpile area(s) need to be shown on the plan (19-145).
x. Signage for the Bluff Creek Overlay District must be posted on every other property
corner and at major lot angle changes where residential yards meet the primary zone.
Mr. Mark Sonstegard
Pioneer Pass
July 13, 2010
Page 7 of 10
B. Conditional Use Permit for development within the Bluff Creek Overlay District with a
Variance for encroachment into the Primary Zone for the construction of a stormwater pond
subject to the following conditions:
1. Wetland must be protected at all times from impact.
2. Every reasonable effort must be made to avoid impacting more area than need be. Where
desirable native vegetation is present, avoidance should occur unless to do so would
prevent the applicant or their agent from fulfilling the intent of the encroachment.
Signage shall be posted at the property corners indicating the Bluff Creek Overlay
District boundaries. The applicant and City shall work together to best determine
location, aesthetic and message.
4. Bluff Creek shall be shown and identified on the plan set.
5. Vegetative enhancement will be needed within the Bluff Creek Overlay District in
addition to the mitigation area. This area shall be planted with a native seed mix
appropriate to the area. Trees shall be planted on the south side of the pond for
temperature control as well as screening from the residences.
6. The SWPPP, erosion control and grading plans shall be revised to include all erosion and
sediment best management practices.
7. The outlet for Pond 6 is to be moved so that the discharge point is approximately 75 feet
from the proposed location. The FES can then be pulled back so it remains outside of the
BCOD. Energy dissipation and soil stabilization best management practices such as
ScourStopTm, Erosion Control Blanket P42TM or similar shall be used in addition to rip -
rap (18-62).
8. The applicant shall develop a restoration plan including native plants for the Bluff Creek
Overlay district north of Block 1. The plant species shall be selected from the Bluff
Creek Management Plan Appendix C. The final plan must be reviewed and approved by
the city before installation.
9. Signage for the Bluff Creek Overlay District must be posted on every other property
comer and at major lot angle changes where residential yards meet the primary zone.
C. Interim Use Permit to allow site grading prior to final plat approval subject to the following
conditions:
1. A SWPPP specific to this site shall be prepared and submitted to the City and Carver
SWCD (18-40).
Mr. Mark Sonstegard
Pioneer Pass
July 13, 2010
Page 8 of 10
2. The erosion control and grading plan must be amended per Preliminary Plat comments.
3. The Wetland Alteration Permit conditions must be met.
4. A phasing and sequence plan must be prepared and submitted.
5. The grading operations must follow the preliminary grading plan as approved by City
Council.
6. The applicant must submit a $36,500 erosion control security before grading can
commence.
7. The applicant must obtain permission for any off -site grading.
8. Tree protection fencing shall be installed prior to construction around all areas designated
for preservation and/or at the edge of proposed grading limit.
9. Permits from the appropriate regulatory agencies will be required, including the MPCA,
NPDES, Dept. of Health, Carver County, MnDOT and Watershed District.
10. 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.
11. Erosion control measures must be installed and inspected prior to grading.
And,
Wetland Alteration Permit for the grading and filling of wetlands on site subject to the
following conditions:
1. Wetland I must be shown on the plans (18-40).
2. Mitigation Area #1 must be revised to equal the 20,909 square feet of new wetland credit
approved in the 2006 wetland replacement plan.
3. Wetland buffer must be extended around the mitigation area to achieve no less than
20,473 square feet and cannot include any portion of the pond.
4. A detailed wetland alteration and replacement plan needs to be developed that meets the
requirements of Minnesota Rules Chapter 8420.0528. this should include, at a minimum:
a. Two cross -sectional views and a plan view;
b. A detailed planting schedule;
Mr. Mark Sonstegard
Pioneer Pass
July 13, 2010
Page 9 of 10
c. A detailed vegetation management schedule including any mowing, herbicide
application, and performance goals (note: this should include the buffer area as
well as the created wetland);
d. A discussion of the soils as it pertains to their adequacy in wetland creation; and
e. A discussion of hydrology as it is not conclusive that there will be adequate
hydrology to take on wetland characteristics.
5. A five-year monitoring plan must be developed and submitted to the City for review and
comment per Minnesota Rules 8420.0810. This monitoring plan will require the
placement of shallow water monitoring wells as the intent is to create a type 1 wetland.
6. A letter of credit or other surety equal to 110% of the construction cost will be required.
This can be released upon the issuance of a Certificate of Compliance with Wetland
Replacement Plan.
7. The wetland area should use BWSR seed mix WTI. for any temporary seeding.
8. An as -built survey must be provided to the City for review and approval prior to final
seeding of the area.
9. Yellow tags shall be provided to the City after the area has been seeded.
10. The planting schedule and vegetation management plan shall incorporate the buffer area
as well.
11. The selected contractor and applicant must also provide the City with a signed Board of
Soil and Water Resources "Contractors Responsibility and Landowner Statement Form.
Final plat documents must be submitted to the City 30 days prior to the City Council meeting in
which you wish to have your final plat approved. Conditions of the preliminary plat approval
must be addressed for final plat approval. Enclosed is the list of items required for submittal for
final plat approval.
A revised grading plan for the Interim Use Permit must be submitted to the City for review and
approval. A security in the amount of $36,500 for erosion control must be submitted before site
grading can commence. Additionally, all erosion control measures and tree protection fencing
must be installed and inspected prior to the City authorizing grading operations.
A revised wetland mitigation plan must be submitted and approved by the City prior to any
wetland alterations occurring. Additional security based on the construction cost for the
mitigation shall be required. Contact Terry Jeffery at (952) 227-1168 or
tieffery@ci.chanhassen.mn.us if you have any questions.
Mr. Mark Sonstegard
Pioneer Pass
July 13, 2010
Page 10 of 10
Should you have additional questions or need more information, please feel free to contact me at
(952) 227-1131 orbeenerous@ci.chanhassen.mn.us.
Sincerely,
Robert Generous, AICP
Senior Planner
c: Peterson -Jacques Farm Land Co., LLC
15900 Flying Cloud Drive
Eden Prairie, MN 55347
ec: Kate Aanenson, Community Development Director
Alyson Fauske, Assistant City Engineer
Todd Gerhardt, City Manager
Terry Jeffery, Water Resources Coordinator
Enclosure
g_\plan\2010 planning cases\10-09 pioneer pam\appruval letw prelim plat cup var iup wap.dcc
r
From: Policy Department
Dated: 02/11/2011
Enclosed are the following items:
] Mortgage Deed
X ] Deed
] Assignment of Mortgage
] Owner's Policy
] Mortgagee's Policy
] Contract for Deed
] Assignment of Contract for Deed
] Subordination Agreement
X ] Other
degrees 22 minutes 34 seconds, a
radius of 430.00 feet and a chord
bearing of South 23 degrees 11 minutes
11 seconds East; thence North 81
degrees 56 minutes 51 seconds East,
not tangent to the last described curve,
a distance of 144.90 feet; thence South
38 degrees 09 minutes 35 seconds East
a distance of 73.00 feet to the east line
of said East Half of the Northeast
Quarter and there terminating.
Your File
No.:
Our File No.: 1178186E
Doc No's A529910 and A529912
Term Agree/Pond Doc No. A529906 and dev
contract Doc No A529909
If you have any questions, please contact us immediately at the phone number listed above.
"Thank You for Choosing First American Title "
SCANNED
Attn:
Legal: The East Half of the Northeast Quarter
of Section 27, Township 116 North,
Range 23 West, Carver County,
Minnesota, EXCEPT that part taken for
highway purposes described as Parcel
60 of Minnesota Department of
Transportation Right of Way Plat No.
10-20 recorded as Doc. No. 393960
Phase 1
That part of the East Half of the
Northeast Quarter, Section 27,
Township 116, Range 23, Carver
County, Minnesota, lying northerly of
MINNESOTA DEPARTMENT OF
TRANSPORTATION RIGHT OF WAY
PLAT NO. 10-43, according to the
recorded plat thereof, Carver County,
Minnesota, and lying southerly,
westerly, southwesterly and
southeasterly of the following described
line:
Commencing at the northwest corner of
said East Half of the Northeast Quarter;
thence South 00 degrees 29 minutes 05
seconds East, assumed bearing along
the west line of said East half of the
Northeast Quarter, a distance of 344.00
feet to the point of beginning of the line
to be described; thence South 77
degrees 10 minutes 49 seconds East a
distance of 41.10 feet; thence South 00
degrees 29 minutes 05 seconds East a
distance of 675.87 feet; thence
southeasterly 187.58 feet along a
tangential curve, concave to the
northeast, having a central angle of 71
degrees 38 minutes 57 seconds and a
radius of 150.00 feet; thence South 72
degrees 08 minutes 02 seconds East,
tangent to the last described curve, a
distance of 20.30 feet; thence
southeasterly 361.05 feet along a
tangential curve, concave to the
southwest, having a central angle of 60
degrees 50 minutes 36 seconds and a
radius of 340.00 feet; thence North 88
degrees 03 minutes 27 seconds East,
not tangent to the last described curve,
a distance of 153.87 feet; thence North
63 degrees 47 minutes 02 seconds East
a distance of 212.72 feet; thence North
55 degrees 16 minutes 27 seconds East
a distance of 319.02 feet; thence North
51 degrees 07 minutes 32 seconds East
a distance of 60.00 feet; thence
southeasterly 235.47 feet along a non -
tangential curve, concave to the
southwest, having a central angle of 31
SCANNED
TO
M,y
First American
City of Chanhassen
P.O. Box 147
Chanhassen, MN 55317
CITY OF CHrh; ,.; E J
RIK -..
FEB 1 5 2011
ENGINEERING DEPT,
TRANSMITTAL SHEET
FirstAlmerican Title
701 Xenia Avenue South, Ste 450
Golden Valley, MN 55416
Phn - (763)852-3800
Fax - (877)483-0310
RE: City of Chanhassen
Pioneer Pass Phase 1
Chanhassen, MN
lu -(-)`j
• FiistAmeil[an Title
701 Xenia Avenue South, Ste 950
Golden Valley, MIN
First American Phn - ( 63)852 3800416
Fax - (877)483-0310
TRANSMITTAL SHEET
To: City of Chanhassen RE: City of Chanhassen
P. O Box 147 Out Lot D & E Pioneer Pass Phase 1
Chanhassen, MN
Chanhassen, MN 55317
CITY OF CHANHASSEN
FEB 1 5 2011
ENGINEEiiING DEPT,
-D
-PAK N ENT CO' 1i PACE
Document No. OFFICE OF THE
A 529912 COUNTY RECORDER
CARVER COUNTY, MINNESOTA
-rt,� ouf
No delinquent taxes and transfer en ed Certificate of Fee: $46.00 Receipt#:
Real Estate Value ( )Filed (14Not Required
// Certified Recorded on 12/1 /2010 at 11:22 AM ElPM
CRV
20 529K2
er County Auditor Mar L ndgren
uo
IIIII Ili'I,III'I III County Recorder
Ry
DOCUNi I
TITLE:
DOCUMENT
DATE:
NAMES:
aY-iO
L,L
H
(Top 3 inches Reserved for Recording Data)
LIMPTED WARRANTY DEED
Business Entity to Business Entity
DEED TAX DUE: $ ` � Date: November`%, 2010
FOR VALUABLE CONSIDERATION, Peterson -Jacques Farm Land Company, LLC, a
Minnesota limited liability company ("Grantor"), hereby conveys and quitclaims to the City
of Chanhassen, a Minnesota municipal corporation ("Grantee"), real property in Carver
County, Minnesota, described as follows: See Exhibit A attached hereto and incorporated
hereby,
Check here if part or all of the land is Registered (Torrens) FORMCHECKBOX
together with all hereditaments and appurtenances belonging thereto, subject to the lien of all
unpaid special assessments and interest thereon.
This Deed conveys after -acquired title. Grantor warrants that Grantor has not done or
suffered anything to encumber the property, EXCEPT: See Exhibit B attached hereto and
incorporated hereby.
Check applicable box:
FORMCHECKBOX The Seller certifies that the Seller does not know of any wells on the
described real property.
FORMCHECKBOX A well disclosure certificate accompanies this document.
FORMCHECKBOX I am familiar with the property described in this instrument and I
certify that the status and number of wells on the described real property have not
changed since the last previously filed well disclosure certificate.
owed Tax 0f g ��
Paid ona. (Date)
�OnseNation Fog raid
CONer Cr�enty Iudta,
CO
701 Xe ill l ULbtt� OtLv)
01 Xenia Avenue South Q�1_
Suite 450 IW+
Golden Valley, MN 55416
ATTN: Recording Dept.
fA1� C®n I Ci/7�i
STATE OF MINNESOTA )
GRANTOR:
PETERSON-JACQUES FARM LAND
COMP A.Y, LLC [�
By /t
Name: Severin H. Peterson
Title: Chief Manager
`Tg1,
�sS
COUNTY OF 15&CiTT )SS.
)
This instrument was acknowledged before me on November Z L4, 2010, by
Severin H. Peterson, the Chief Manager of Peterson -Jacques Farm Land Company, LLC, a
Minnesota limited liability company, on behalf of the company.
NOTARIAL STAMP O R ',LL \ I .
UL f • f 1 1
THIS INSTRUMENT WAS DRAFTED BY:
(insert name and address)
LINDQUIST & VENNUM P.L.L.P.
4200 IDS Center
80 South Eighth Street
Minneapolis, MN 55402
(612)371-3211
Vigntature of�no'officer) V
Title (and Rank): 1-r:;,ort c,1 i2w L-,V
My commissi n expires:
31 1'Z
TAX STATEMENTS FOR THE REAL PROPERTY
DESCRIBED IN THIS INSTRUMENT SHOULD BE
SENT TO:
(include name and address of Grantee to whom tax
statements should be sent)
EXHIBIT A
Legal Descri tp ion
Outlots A and B, Pioneer Pass, Carver County, Minnesota
EXHIBIT B
Permitted Exee tp ions
Special Assessment Agreement between Peterson —Jacques Farm Land Company
LLC and the City of Chanhassen recorded July 27, 2006 as Document NO. 446436.
Page PAGE 2 of NUMPAGES 2
DOCPROPERTY "Docno" \* MERGEFORMAT oocS-u3354492-vi
Page PAGE I of NUMPAGES 1
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ULAA io+ 1)
From: Policy Department
Dated: 02/11/2011
Enclosed are the following items:
] Mortgage Deed
] Deed
] Assignment of Mortgage
] Owner's Policy
] Mortgagee's Policy
] Contract for Deed
] Assignment of Contract for Deed
] Subordination Agreement
] Other
degrees 22 minutes 34 seconds, a
radius of 430.00 feet and a chord
bearing of South 23 degrees 11 minutes
11 seconds East; thence North 81
degrees 56 minutes 51 seconds East,
not tangent to the last described curve,
a distance of 144.90 feet; thence South
38 degrees 09 minutes 35 seconds East
a distance of 73.00 feet to the east line
of said East Half of the Northeast
Quarter and there terminating.
Your File
No.:
Our File No.: 1178186A
Document No. A529911
If you have any questions, please contact us immediately at the phone number listed above.
"Thank You for Choosing First American Title "
srf w,Eo
Attn:
Legal: The East Half of the Northeast Quarter
of Section 27, Township 116 North,
Range 23 West, Carver County,
Minnesota, EXCEPT that part taken for
highway purposes described as Parcel
60 of Minnesota Department of
Transportation Right of Way Plat No.
10-20 recorded as Doc. No. 393960
Phase 1
That part of the East Half of the
Northeast Quarter, Section 27,
Township 116, Range 23, Carver
County, Minnesota, lying northerly of
MINNESOTA DEPARTMENT OF
TRANSPORTATION RIGHT OF WAY
PLAT NO. 10-43, according to the
recorded plat thereof, Carver County,
Minnesota, and lying southerly,
westerly, southwesterly and
southeasterly of the following described
line:
Commencing at the northwest corner of
said East Half of the Northeast Quarter;
thence South 00 degrees 29 minutes 05
seconds East, assumed bearing along
the west line of said East half of the
Northeast Quarter, a distance of 344.00
feet to the point of beginning of the line
to be described; thence South 77
degrees 10 minutes 49 seconds East a
distance of 41.10 feet; thence South 00
degrees 29 minutes 05 seconds East a
distance of 675.87 feet; thence
southeasterly 187.58 feet along a
tangential curve, concave to the
northeast, having a central angle of 71
degrees 38 minutes 57 seconds and a
radius of 150.00 feet; thence South 72
degrees 08 minutes 02 seconds East,
tangent to the last described curve, a
distance of 20.30 feet; thence
southeasterly 361.05 feet along a
tangential curve, concave to the
southwest, having a central angle of 60
degrees 50 minutes 36 seconds and a
radius of 340.00 feet; thence North 88
degrees 03 minutes 27 seconds East,
not tangent to the last described curve,
a distance of 153.87 feet; thence North
63 degrees 47 minutes 02 seconds East
a distance of 212.72 feet; thence North
55 degrees 16 minutes 27 seconds East
a distance of 319.02 feet; thence North
51 degrees 07 minutes 32 seconds East
a distance of 60.00 feet; thence
southeasterly 235.47 feet along a non -
tangential curve, concave to the
southwest, having a central angle of 31
�i
/�
LIMITED WARRANTY DEED
No delinquent taxes and transfer entered;
Certificate of Real Estate Value ( ) filed
) not required. Certificate of Real Estate Value
No.
Ao2 2010
Date
%� nr County Auditor
by:l/ E�41l //1fi�zinzl//N
Deputy
DEED TAX DUE: $1.65
Date: 2010
Document No. OFFICE OF THE
A 5 2 9 911 COUNTY RECORDER
CARVER COUNTY, MINNESOTA
Fee: $46.00 Receipt#:
Certified Recorded on 12/12010
um�iuuu�
for
at 11:22 M❑PM
rk undgren
County Recorder
data
FOR VALUABLE CONSIDERATION, The Ryland Group, Inc., a Maryland corporation, Grantor, hereby
conveys and quitclaims to the City of Chanhassen, a Minnesota municipal corporation, real property in Carver
County, Minnesota, described in Exhibit A attached hereto and made a part hereof, together with all
hereditaments and appurtenances belonging thereto.
Grantor covenants and represents that:
(1) This Deed conveys after -acquired title; and
(2) Grantor has not made, done, executed or suffered any act or thing whereby the above -described property
or any part thereof, now or at any time hereafter, shall or may be imperiled, charged or encumbered in any
manner, and Grantor will warrant the title to the above -described property against all persons claiming the
same from or through Grantor as a result of any such act or thing, except as listed in Exhibit B attached
hereto and made a part hereof.
Check box if applicable:
I] The Seller certifies that the seller does not know of any wells on the described real property.
❑ A well disclosure certificate accompanies this document.
❑ I am familiar with the property described in this instrument and I certify that the status and number of wells
on the described real property have not changed since the last previously filed well disclosure certificate.
Consideration paid by Buyer to Seller for this conveyance is less than $500.00.
[The remainder of this page is intentionally blank, signature page and Exhibits to follow. ]
Deed rax W $
F)aid on /�— / /o (Dare)
Conservation Fee paid
Carver Cotmty A,..jd er
t
STATE OF MINNESOTA )
) SS.
COUNTY OF HENNEPIN )
This instrument was acknowledged before /�e,^me onthe 15 day of NO Q_O t.n h a'-% 2010, by
�tJ�o� A �1-4 • 410 d the —6 J+ U r of The Ryland Group, Inc., a Maryland
corporation, on behalf of the corporation.
JODI L. PEARSON
e Notary Public
State of Minnesota
My Commission Expires
January 11, on,a
Notorial Stamp or Seal (or other Title or Rank) T
INSTRUMENT WAS DRAFTED BY (NAME AND ADDRESS):
WINTHROP & WEINSTINE, P.A.
Capella Tower, Suite 3500
225 South Sixth Street
Minneapolis, Minnesota 55402
(612) 604-6400
7837.118
56030100
SIGNATUO OF NOTARY PUBLIC OR OTHER OFFICIAL
Check here if part or all of the land is Registered
(Torrens) ❑
Tax Statements for the real property described in this
instrument should be sent to (include name and address of
Grantee):
City of Chanhassen
P.O. Box 147
Chanhassen, MN 55317
F
Suite 450 11-7 161'6L2�}'
Golden Valley, MN 55416 --�vtvclKt
ATTN: Recording Dept.
h
Exhibit A
(Property Description)
Outlot D, Pioneer Pass, according to the recorded plat thereof on file with the County Recorder of
Carver County, Minnesota.
Exhibit B
(Exceptions)
1. All taxes and assessments due and payable in the year 2010 and thereafter.
2. Terms and conditions of Special Assessment Agreement between Peterson -Jacques Farm Land
Company LLC and the City of Chanhassen recorded July 27, 2006 as Doc. No. 446436;
3. Access to Trunk Highway No. 312 is restricted as shown by Doc. No. 503436;
4. Municipal code compliance matters and fees, including but not limited to, utilities, water, or
sewer services or fees for tree, weeds, grass, snow or garbage removal, police boarding, vacant
building registration and zoning;
5. Covenants, conditions, restrictions, declarations and easements of record, if any;
6. Reservation of minerals or mineral rights by the State of Minnesota, if any;
7. Building and zoning laws, ordinances, state and federal regulations; and
The plat of Pioneer Pass, Carver County, State of Minnesota, according to the recorded plat
thereof.
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DAMES R. HILL INC.
Du+lb+ �b
First American Title Insurance Company
701 Xenia Avenue South, Ste 450
Golden Valley, MN 55416
February 10, 2011
City of Chanhassen
Pioneer Pass Phase 1
Chanhassen, MN
Policy Processor
Phone: (763)852-3800
Order Number: 1178186A
Escrow Officer: Gail Holt
Phone: (763)786-9695
Property: Pioneer Pass Phase 1
Chanhassen, Minnesota
Attached please find the following item(s):
A Policy of Title
Thank You for your confidence and support.
Customer First.
a
(10-17-92)
ALTA Owner's Policy Form B
Policy No.: CO--1178186A
Policy of Title Insurance
��. AM/We
ISSUED BY
First American Title Insurance Company
SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN
SCHEDULE B AND THE CONDITIONS AND STIPULATIONS, FIRST AMERICAN TITLE INSURANCE COMPANY, a
California corporation, herein called the Company, insures, as of Date of Policy shown in Schedule A, against
loss or damage, not exceeding the Amount of Insurance stated in Schedule A, sustained or incurred by the
insured by reason of:
1. Title to the estate or interest described in Schedule A being vested other than as stated therein;
2. Any defect in or lien or encumbrance on the title;
3. Unmarketability of the title;
4. Lack of a right of access to and from the land.
The Company will also pay the costs, attorneys' fees and expenses incurred in defense of the title, as insured,
but only to the extent provided in the Conditions and Stipulations.
First American Title Insurance Company
y ,
President
Attest., secretary
ALTA Owner's Policy
Order Number: 1178186A
SCHEDULE A
Amount of Insurance: $500.00
Date of Policy: December 1, 2010 at 11:22 a.m.
1. Name of insured:
City of Chanhassen
Policy Number: C01178186A
2. The estate or interest in the land which is covered by this policy is:
Fee simple
3. Title to the estate or interest in the land is vested in:
City of Chanhassen
4. The land referred to in this policy is described as follows:
Real property in the City of Chanhassen, County of Carver, State of Minnesota, described as
follows:
Outlot D, Pioneer Pass, Carver County, Minnesota.
ALTA Owner's Policy Order Number: 1178186A
SCHEDULE B
Policy Number: C01178186A
EXCEPTIONS FROM COVERAGE
This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees
or expenses) which arise by reason of:
1. Standard Exceptions:
(a) Rights or claims of parties in possession not shown by the public records.
(b) Easements, or claims of easements, not shown by the public records.
(c) Encroachments, overlaps, boundary line disputes, or other matters which would be
disclosed by an accurate survey of inspection of the premises.
(d) Any lien, or right to a lien, for services, labor, or material heretofore or hereafter
furnished, imposed by law and not shown by the public records.
(e) Taxes or special assessments which are not shown as existing by the public records.
2. The lien of the General Taxes due and payable in the year 2011, and thereafter.
3. Any and all levied or pending assessments.
4. Any facts, rights, interests, or claims which are not shown by the public records but which could
be ascertained by an inspection of said land or by making inquiry of persons in possession
thereof.
5. Terms and conditions of Special Assessment Agreement between Peterson -Jacques Farm Land
Group LLC and the City of Chanhassen recorded July 27, 2006 as Doc. No. 446436.
6. Access to Trunk Highway No. 312 is restricted as shown by Doc. No. 503436.
7. Assessments, covenants, conditions, terms, restrictions, easements, and obligations contained in
Development Contract between the developer and the City of Chanhassen, dated September 13,
2010, recorded December 1, 2010, as Doc. No. 529909, which does not contain a forfeiture of
reversionary clause. Restrictions, if any, based on race, color, religion, sex, handicap, familial
status, or national origin, are deleted.
ENDORSEMENT
Attached to Policy No. 1178186A
Issued by
First American Title Insurance Company
The Company hereby amends its Owner Policy Jacket by providing that notwithstanding any other language in
the policy to the contrary, the Company hereby agrees as follows:
1. The insurance company, agent, or broker is authorized to receive written or oral notice of claim, and any
such notice given to the insurance company, agent or broker is considered notice to the Company.
2. This insurance contract is deemed to be made in Minnesota and any dispute resolution proceedings shall
take place in Minnesota unless both parties agree otherwise.
3. The Company shall have the right to examine and audit the insured's books and records for up to one
year after the end of the policy year.
4. The Company shall pay any definitely fixed liability for loss or damage within five business days from the
date of receipt of any agreement entered into by the insured of any condition set forth in such
agreement, whichever is later.
5. The Company shall have no subrogation rights under the insured if it is determined that the loss or
damage is caused by unintentional acts of the insured, nor shall the Company have any right to proceed
against any other person if that person is also insured by the Company against the same loss.
6. The Company's obligations to the Insured under the policy can be terminated only pursuant to
Minnesota's statutory termination conditions.
7. The term "pro tanto" shall mean "to the extent". Therefore, if used in this policy, the term shall mean
that the amount of insurance shall be reduced on a dollar for dollar basis to the extent of payments
made under this policy except for payments made for costs, attorneys' fees and expenses.
This endorsement is made a part of the policy and is subject to all of the terms and provisions thereof and of any
prior endorsements thereto. Except to the extent expressly stated, it neither modifies any of the terms and
provisions of the policy and any prior endorsements, nor does it extend the effective date of the policy and any
prior endorsements, nor does it increase the face amount thereof.
Master Endorsement to
Owner Policy
EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason
of:'
1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating
to (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (III) a separation in
ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of
these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from
a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy.
(b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting
from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy.
2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has
occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge.
3. Defects, liens, encumbrances, adverse claims or other matters:
(a) created, suffered, assumed or agreed to by the insured claimant;
(b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed In writing to the Company by the insured
claimant prior to the date the insured claimant became an insured under this policy;
(c) resulting In no loss or damage to the insured claimant;
(d) attaching or created subsequent to Date of Policy; or
(a) resulting in loss or damage which would not have been sustained If the insured claimant had paid value for the estate or interest insured by this policy.
4. Any claim, which arises out of the transaction vesting in the Insured the estate or interest insured by this policy, by reason of the operation of federal bankruptcy, state insolvency,
or similar creditors' rights laws, that is based on:
(1) the transaction creating the estate or Interest Insured by this policy being deemed a fraudulent conveyance or fraudulent transfer; or
(ii) the transaction creating the estate or interest insured by this policy being deemed a preferenbal transfer except where the preferential transfer results from the failure:
(a) to limey record the instrument of transfer; or
(b) of such recordation to Impart notice to a purchaser for value or a judgment or lien creditor.
1. DEFINITION OF TERMS.
The following terms when used in this policy mean:
(a) "insured": the insured named in Schedule A, and,
subject to any rights or defenses the Company would
have had against the named insured, those who succeed
to the interest of the named insured by operation of law
as distinguished from purchase including, but not limited
to, heirs, distnbutees, devisees, survivors, personal
representatives, next of kin, or corporate or fidudary
successors.
(b) "insured claimant": an insured claiming loss or
damage.
(c) "knowledge" or "known": actual knowledge, not
constructive knowledge or notice which may be imputed
to an insured by reason of the public records as defined In
this policy or any other records which impart constructive
notice of matters affecting the land.
(d) "land": the land described or referred to In
Schedule (A), and improvements affixed thereto which by
law constitute real property. The term "land" does not
Include any property beyond the lines of the area
described or referred to In Schedule (A), nor any right,
title, Interest, estate or easement in abutting streets,
roads, avenues, alleys, lanes, ways or waterways, but
nothing herein shall modify or limit the extent to which a
right of access to and from the land Is Insured by this
policy.
(e) "mortgage": mortgage, deed of trust, trust deed,
or other security Instrument
(f) "public records": records established under state
statutes at Date of Policy for the purpose of imparting
constructive notice of matters relating to real property to
purchasers for value and without knowledge. With
respect to Section 1(a)(iv) of the Exclusions From
Coverage, "public records" shall also Include
environmental protection liens filed in the records of the
clerk of the United States district court for the district in
which the land is located.
(g) "unmarketability of the title": an alleged or
apparent matter affecting the title to the land, not
excluded or excepted from coverage, which would entitle
a purchaser of the estate or interest described in Schedule
A to be released from the obligation to purchase by virtue
of a contractual condition requiring the delivery of
marketable title.
2. CONTINUATION OF INSURANCE AFTER
CONVEYANCE OF TITLE.
The coverage of this policy shall continue in force as of
Date of Policy in favor of an insured only so long as the
insured retains an estate or interest in the land, or holds
an indebtedness secured by a purchase money mortgage
given by a purchaser from the Insured, or only so long as
the insured shall have liability by reason of covenants of
warranty made by the Insured in any transfer or
conveyance of the estate or Interest This policy shall not
continue In force in favor of any purchaser from the
insured of either (i) an estate or interest in the land, or (ii)
CONDITIONS AND STIPULATIONS
an indebtedness secured by a purchase money mortgage
given to the insured.
3. NOTICE OF CLAIM TO BE GIVEN BY INSURED
CLAIMANT.
The insured shall notify the Company promptly in
writing (i) in case of any litigation as set forth in Section
4(a) below, (ii) in case knowledge shall come to an
insured hereunder of any claim of title or interest which Is
adverse to the title to the estate or interest, as Insured,
and which might cause loss or damage for which the
Company may be liable by virtue of this policy, or (iii) if
tile to the estate or Interest, as insured, is rejected as
unmarketable. If prompt notice shall not be given to the
Company, then as to the insured all liability of the
Company shall terminate with regard to the matter or
matters for which prompt notice is required; provided,
however, that failure to notify the Company shall in no
case prejudice the rights of any Insured under this policy
unless the Company shall be prejudiced by the failure and
then only to the extent of the prejudice.
4. DEFENSE AND PROSECUTION OF ACTIONS;
DUTY OF INSURED CLAIMANT TO COOPERATE.
(a) Upon written request by the insured and subject
to the options contained in Section 6 of these Conditions
and Stipulations, the Company, at Its own cost and
without unreasonable delay, shall provide for the defense
of an Insured in litigation in which any third party asserts
a claim adverse to the title or Interest as Insured, but only
as to those stated causes of action alleging a defect, lien
or encumbrance or other matter Insured against by this
policy. The Company shall have the right to select
counsel of Its choice (subject to the right of the Insured to
object for reasonable cause) to represent the Insured as
to those stated causes of action and shall not be liable for
and will not pay the fees of any other counsel. The
Company will not pay any fees, costs or expenses incurred
by the insured in the defense of those causes of action
which allege matters not insured against by this policy.
(b) The Company shall have the right, at Its own cost,
to institute and prosecute any action or proceeding or to
do any other act which in its opinion may be necessary or
desirable to establish the ULIe to the estate or interest, as
Insured, or to prevent or reduce loss or damage to the
insured. The Company may take any appropriate action
under the terns of this policy, whether or not it shall be
liable hereunder, and shall not thereby concede liability or
waive any provision of this policy. If the Company shall
exercise its rights under this paragraph, it shall do so
diligently.
(c) Whenever the Company shall have brought an
action or interposed a defense as required or permitted by
the provisions of this policy, the Company may pursue any
litigation to final determination by a court of competent
jurisdiction and expressly reserves the right, in its sole
discretion, to appeal from any adverse judgment or order.
(d) In all cases where this policy permits or requires
the Company to prosecute or provide for the defense of
any action or proceeding, the insured shall secure to the
Company the right to so prosecute or provide defense
in the action or proceeding, and all appeals therein, and
permit the Company to use, at its option, the name of the
insured for this purpose. Whenever requested by the
Company, the insured, at the Company's expense, shall
give the Company all reasonable aid (i) in any action or
proceeding, securing evidence, obtaining witnesses,
prosecuting or defending the action or proceeding, or
effecting settlement, and (ii) In any other lawful act which
In the opinion of the Company may be necessary or
desirable to establish the title to the estate or interest as
insured. If the Company is prejudiced by the failure of
the Insured to furnish the required cooperation, the
Company's obligations to the Insured under the policy
shall terminate, including any liability or obligation to
defend, prosecute, or continue any litigation, with regard
to the matter or matters requiring such cooperation.
S. PROOF OF LOSS OR DAMAGE.
In addition to and after the notices required under
Section 3 of these Conditions and Stipulations have been
provided the Company, a proof of loss or damage signed
and mom to by the insured claimant shall be furnished to
the Company within 90 days after the Insured claimant
shall ascertain the facts giving rlse to the loss or damage.
The proof of loss or damage shall describe the defect In,
or lien or encumbrance on the title, or other matter
Insured against by this policy which constitutes the basis
of loss or damage and shall state, to the extent possible,
the basis of calculating the amount of the loss or damage.
If the Company is prejudiced by the failure of the Insured
claimant to provide the required proof of loss or damage,
the Company's obligations to the insured under the policy
shall terminate, including any liability or obligation to
defend, prosecute, or continue any litigation, with regard
to the matter or matters requiring such proof of loss or
damage.
In addition, the insured claimant may reasonably be
required to submit to examination under oath by any
authorized representative of the Company and shall
produce for examination, inspection and copying, at such
reasonable times and places as may be designated by any
authorized representative of the Company, all records,
books, ledgers, checks, correspondence and memoranda,
whether bearing a sate before or after Date of Policy,
which reasonably pertain to the loss or damage. Further,
if requested by any authorized representative of the
Company, the insured claimant shall grant its permission,
in writing, for any authorized representative of the
Company to examine, inspect and copy all records, books,
ledgers, checks, correspondence and memoranda in the
custody or control of a third party, which reasonably
pertain to the loss or damage. All information designated
as confidential by the Insured claimant provided to the
Company pursuant to this Section shall not be disclosed to
others unless, in the reasonable judgment of the
Company, it is necessary in the administration of the
Gann. Failure of the Insured claimant to submit for
examination under oath, produce other reasonably
requested information or grant permission to secure
reasonably necessary Information from third parties as
required in this paragraph, unless prohibited by law or
governmental regulation, shall terminate any liability of
the Company under this policy as to that claim.
6. OPTIONS TO PAY OR OTHERWISE SETTLE
CLAIMS; TERMINATION OF LIABILITY.
In use of a claim under this policy, the Company shall
have the following additional options:
(a) To Pay or Tender Payment of the Amount of
Insurance.
To pay or tender payment of the amount of
insurance under this policy together with any costs,
attorneys' fees and expenses incurred by the Insured
claimant, which were authorized by the Company, up to
the time of payment or tender of payment and which the
Company is obligated to pay.
Upon the exercise by the Company of this option,
all liability and obligations to the Insured under this policy,
other than to make the payment required, shall terminate,
Including any liability or obligation to defend, prosecute,
or continue any litigation, and the policy shall be
surrendered to the Company for cancellation.
(b) To Pay or Otherwise Settle With Parties Other than
the Insured or With the Insured Claimant.
(I) to pay or otherwise settle with other parties for
or In the name of an insured claimant any claim Insured
against under this policy, together with any costs,
attorneys' fees and expenses Incurred by the Insured
claimant which were authorized by the Company up to the
time of payment and which the Company is obligated to
pay; or
(li) to pay or otherwise settle with the Insured
claimant the loss or damage provided for under this
policy, together with any costs, attorneys' fees and
expenses incurred by the Insured claimant which were
authorized by the Company up to the time of payment
and which the Company Is obligated to pay.
Upon the exercise by the Company of either of the
options provided for in paragraphs (b)(I) or (ii), the
Company's obligations to the insured under this policy for
the claimed loss or damage, other than the payments
required to be made, shall terminate, Including any
liability or obligation to defend, prosecute or continue any
litigation.
7. DETERMINATION, EXTENT OF LIABILITY AND
COINSURANCE.
This policy is a contract of indemnity against actual
monetary loss or damage sustained or incurred by the
insured claimant who has suffered loss or damage by
reason of matters insured against by this policy and only
to the extent herein described.
(a) The liability of the Company under this policy shall
not exceed the least of:
(1) the Amount of Insurance stated in schedule A; or,
(Ii) the difference between the value of the insured
estate or interest as insured and the value of the insured
estate or interest subject to the defect, lien or
encumbrance insured against by this policy.
(b) In the event the Amount of Insurance stated In
Schedule A at the Date of Policy is less than 80 percent of
the value of the Insured estate or Interest or the full
consideration paid for the land, whichever is less, or If
subsequent to the Date of Policy an Improvement is
erected on the land which increases the value of the
insured estate or Interest by at lease 20 percent over the
Amount of Insurance stated in Schedule A, then this
Policy is subject to the following:
(i) where no subsequent Improvement has been
made, as to any partial loss, the Company shall only pay
the loss pro rata in the proportion that the amount of
Insurance at Date of Policy bears to the total value of the
insured estate or interest at Date of Policy; or
(11) Where a subsequent improvement has been
made, as to any partial loss, the Company shall only pay
the lo% pro rata in the proportion that 120 percent of the
Amount of Insurance stated in Schedule A bears to the
sum of the Amount of Insurance stated in Schedule A and
the amount expended for the Improvement
The provisions of this paragraph shall not apply to
costs, attorneys' fees and expenses for which the
Company Is liable under this policy, and shall only apply to
that portion of any loss which exceeds, In the aggregate,
10 percent of the Amount of Insurance stated in Schedule
A.
(c) The Company will pay only those costs, attorneys'
fees and expenses incurred In accordance with Section 4
of these Conditions and Stipulations.
8. APPORTIONMENT.
If the land described In Schedule (A)(C) consists of two
or more parcels which are not used as a single site, and a
loss is established affecting one or more of the parcels but
not all, the loss shall be computed and settled on a pro
rata basis as if the amount of insurance under this policy
was divided pro rats as to the value on Date of Policy of
each separate parcel to the whole, exclusive of any
Improvements made subsequent to Date of Policy, unless
a liability or value has otherwise been agreed upon as to
each parcel by the Company and the Insured at the time
of the issuance of this policy and shown by an express
statement or by an endorsement attached to this policy.
9. LIMITATION OF LIABILITY.
(a) If the Company establishes the title, or removes the
alleged defect, lien or encumbrance, or cures the lack of a
right of access to or from the land, or cures the claim of
unmarketability of title, all as insured, in a reasonably
diligent manner by any method, including litigation and
the completion of any appeals therefrom, it shall have
fully performed its obligations with respect to that matter
and shall not be liable for any loss or damage caused
thereby.
(b) In the event of any litigation, including litigation by
the Company or with the Company's consent, the
Company shall have no liability for loss or damage until
there has been a final determination by a court of
competent jurisdiction, and disposition of all appeals
therefrom, adverse to the title as Insured.
(c) The Company shall not be liable for loss or damage
to any Insured for liability voluntarily assumed by the
Insured in settling any claim or suit without the prior
written consent of the Company.
10. REDUCTION OF INSURANCE; REDUCTION OR
TERMINATION OF LIABILITY.
All payments under this policy, except payments made
for costs, attorneys' fees and expenses, shall reduce the
amount of the insurance pro tanto.
11. LIABILITY NONCUMULATIVE.
It Is expressly understood that the amount of insurance
under this policy shall be reduced by any amount the
Company may pay under any policy Insuring a mortgage
to which exception Is taken in Schedule B or to which the
Insured has agreed, assumed, or taken subject, or which
Is hereafter executed by an Insured and which is a charge
or lien on the estate or interest described or referred to in
Schedule A, and the amount so paid shall be deemed a
payment under this policy to the Insured owner.
12. PAYMENT OF LOSS.
(a) No payment shall be made without producing this
policy for endorsement of the payment unless the policy
has been lost or destroyed, in which use proof of loss or
destruction shall be furnished to the satisfaction of the
Company.
(b) When liability and the extent of loss or damage has
been definitely fixed in accordance with these Conditions
and Stipulations, the loss or damage shall be payable
within 30 days thereafter.
(c) When a settlement of all or any part of a claim has
been agreed to in a written settlement agreement with
the Insured and the amount of a loss is agreed upon
therein, the loss shall be payable within five (5) business
days after the later of (1) receipt by the Company of the
executed settlement agreement, or (2) the date the
Company is informed of the satisfactory performance of
the conditions, if any, which are required to be satisfied
as a condition of payment.
13. SUBROGATION UPON PAYMENT OR
SETTLEMENT.
(a) The Company's Right of Subrogation.
Whenever the Company shall have settled and paid a
claim under this policy, all night of subrogation shall vest
in the Company unaffected by any act of the insured
claimant. The Company shall be subrogated to and be
entitled to all rights and remedies which the insured
claimant would have had against any person or property
in respect to the claim had this policy not been issued. If
requested by the Company, the insured claimant shall
transfer to the Company all rights and remedies against
any person or property necessary in order to perfect this
right of subrogation. The insured claimant shall permit
the Company to sue, compromise or settle in the name of
the insured claimant and to use the name of the insured
claimant In any transaction or litigation involving these
rights or remedies.
If a payment on account of a claim does not fully cover
the loss of the insured claimant, the Company shall be
subrogated to these rights and remedies In the proportion
which the Company's payment bears to the whole amount
of the loss.
If loss should result from any act of the Insured
claimant, as stated above, that act shall not void this
policy, but the Company, in that event, shall be required
to pay only that part of any losses insured against by this
policy which shall exceed the amount, if any, lost to the
Company by reason of the impairment by the insured
claimant of the Company's right of subrogation.
(b) The Company's Rights Against Non -Insured
Obligors.
The Company's right of subrogation against non-
insured obligors shall exist and shall include, without
limitation, the rights of the Insured to indemnities,
guaranties, other policies of insurance or bonds,
notwithstanding any terms or conditions contained in
those Instruments which provide for subrogation rights by
reason of this policy.
14. ARBITRATION.
Unless prohibited by applicable law, either the
Company or the Insured may demand arbitration pursuant
to the Title Insurance Arbitration Rules of the American
Arbitration Association. Arbitrable matters may Include,
but are not limited to, any controversy or claim between
the Company and the Insured arising out of or relating to
this policy, any service of the Company In connection with
its issuance or the breach of a policy provision or other
obligation. All arbitrable matters when the Amount of
Insurance is $1,000,000 or less shall be arbitrated at the
option of either the Company or the insured. All
arbitrable matters when the Amount of Insurance is in
excess of $1,000,000 shall be arbitrated only when agreed
to by both the Company and the insured. Arbitration
pursuant to this policy and under the Rules in effect on
the date the demand for arbitration is made or, at the
option of the insured, the Rules In effect at Date of Policy
shall be binding upon the parties. The award may include
attorneys' fees only If the laws of the state in which the
land Is located permit a court to award attorneys' fees to
a prevailing party. Judgment upon the award rendered by
the Arbitrator(s) may be entered in any court having
jurisdiction thereof.
The law of the situs of the land shall apply to an
arbitration under the Title Insurance Arbitration Rules.
A copy of the Rules may be obtained from the
Company upon request.
15. LIABILITY LIMITED TO THIS POLICY; POLICY
ENTIRE CONTRACT.
(a) This policy together with all endorsements, If any,
attached hereto by the Company is the entire policy and
contract between the insured and the Company. In
Interpreting any provision of this policy, this policy shall be
construed as a whole.
(b) Any claim of loss or damage, whether or not based
on negligence, and which arises out of the status of the
tide to the estate or interest covered hereby or by any
action asserting such claim, shall be restricted to this
policy.
(c) No amendment of or endorsement to this policy an
be made except by a writing endorsed hereon or attached
hereto signed by either the President, a Vice President,
the Secretary, an Assistant Secretary, or validating officer
or authorized signatory of the Company.
16. SEVERABILITY.
In the event any provision of the policy is held Invalid
or unenforceable under applicable law, the policy shall be
deemed not to include that provision and all other
provisions shall remain in full force and effect
17. NOTICES, WHERE SENT.
All notices required to be given the Company and any
statement in writing required to be furnished the
Company shall Include the number of this policy and shall
be addressed to the Company at 1 First American Way,
Santa Ana, CA 92707, Attn: Claims Department.
A AME1�
N
-1
First American Title Insurance Company
POLICY
OF
TITLE
INSURANCE
We Are Committed to Safeguarding Customer Information
In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand
that you may be concerned about what we will do with such information — particularly any personal or financial information. We
agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our
parent company, The First American Corporation, we have adopted this Privacy Policy to govem the use and handling of your
personal information.
Applicability
This Privacy Policy governs our use of the information which you provide to us. It does not govern the manner in which we may
use information we have obtained from any other source, such as information obtained from a public record or from another person
or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source.
First American calls these guidelines its Fair Information Values, a copy of which can be found on our website at
www.firstam.com.
Types of Information
Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect include:
• Information we receive from you on applications, forms and in other communications to us, whether in writing, in person,
by telephone or any other means;
• Information about your transactions with us, our affiliated companies, or others; and
• Information we receive from a consumer reporting agency.
Use of Information
We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party.
Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or
service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the
period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality
control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or
more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and
casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal
companies, home warranty companies, and escrow companies. Furthermore, we may also provide all the information we collect, as
described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies, or to other
financial institutions with whom we or our affiliated companies have joint marketing agreements.
Former Customers
Even if you are no longer our customer, our Privacy Policy will continue to apply to you
Confidentiality and Security
We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to
nonpublic personal information about you to those individuals and entities who need to know that information to provide products
or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will
be handled responsibly and in accordance with this Privacy Policy and First American's Farr Information Values. We currently
maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal
information.
® 2001 The First American Corporation • All Rights Reserved
A.- A/y
LIMITED WARRANTY DEED
No delinquent taxes and transfer entered;
Certificate of Real Estate Value ( ) filed
) not required. Certificate of Real Estate Vale
No.
.2010
Date
nt County Auditor
Deputy
DEED TAX DUE: $1.65
Date: 2010
Document NO. OFFICE OF THE
COUNTY RECORDER
A 529911
CARVER COUNTY, MINNESOTA
Fee: $46.00 Receipt#:
r--
Certified Recorded on 12/12010 at 11:22 M ❑ PM
52991] un
JIM' II I III County Rdecorder
FOR VALUABLE CONSIDERATION, The Ryland Group, Inc., a Maryland corporation, Grantor, hereby
conveys and quitclaims to the City of Chanhassen, a Minnesota municipal corporation, real property in Carver
County, Minnesota, described in Exhibit A attached hereto and made a part hereof, together with all
hereditaments and appurtenances belonging thereto.
Grantor covenants and represents that:
(1) This Deed conveys after -acquired title; and
(2) Grantor has not made, done, executed or suffered any act or thing whereby the above -described property
or any part thereof, now or at any time hereafter, shall or may be imperiled, charged or encumbered in any
manner, and Grantor will warrant the title to the above -described property against all persons claiming the
same from or through Grantor as a result of any such act or thing, except as listed in Exhibit B attached
hereto and made a part hereof.
Check box if applicable:
© The Seller certifies that the seller does not know of any wells on the described real property.
❑ A well disclosure certificate accompanies this document.
❑ I am familiar with the property described in this instrument and I certify that the status and number of wells
on the described real property have not changed since the last previously filed well disclosure certificate.
Consideration paid by Buyer to Seller for this conveyance is less than $500.00.
[The remainder of this page is intentionally blank, signature page and Exhibits ro jollow. ]
need ra. or 4� ,
oeia on / /O (Oew)
Conservation Fee paid
Carver County Aucgt ,
STATE OF MINNESOTA )
) ss.
COUNTY OF HENNEPIN )
This instrument was acknowledged before me on the 15 day of Wo U.DM i10�, 2010, by
'—I A 1-1 Add , the 84 } U P of The Ryland Group, Inc., a Maryland
corporation, on behalf of the corporation.
[41State
f PFARSON
Notary Public
State of Minnesota
My Commission Expires
January 31, 2015
Notorial Stamp or Seal (or other Title or Rank)'T
WINTHROP & WEINSTINE, P.A.
Capella Tower, Suite 3500
225 South Sixth Street
Minneapolis, Minnesota 55402
(612)604-6400
7837.118
5603010vl
SIGNAT OF NOTARY PUBLIC OR OTHER OFFICIAL
Check here if part or all of the land is Registered
(Torrens) ❑
Tax Statements for the real property described in this
instrument should be sent to (include name and address of
Grantee):
City of Chanhassen
P.O. Box 147
Chanhassen, MN 55317
--I-
Suite 450 Ij-7'bLgLeff- U't)
Golden Valley, MN 55416
ATTN: Recording Dept.
Exhibit A
(Property Description)
Outlot D, Pioneer Pass, according to the recorded plat thereof on file with the County Recorder of
Carver County, Minnesota.
Exhibit B
(Exceptions)
1. All taxes and assessments due and payable in the year 2010 and thereafter.
2. Terms and conditions of Special Assessment Agreement between Peterson -Jacques Farm Land
Company LLC and the City of Chanhassen recorded July 27, 2006 as Doc. No. 446436;
3. Access to Trunk Highway No. 312 is restricted as shown by Doc. No. 503436;
4. Municipal code compliance matters and fees, including but not limited to, utilities, water, or
sewer services or fees for tree, weeds, grass, snow or garbage removal, police boarding, vacant
building registration and zoning;
5. Covenants, conditions, restrictions, declarations and easements of record, if any;
6. Reservation of minerals or mineral rights by the State of Minnesota, if any;
7. Building and zoning laws, ordinances, state and federal regulations; and
8. The plat of Pioneer Pass, Carver County, State of Minnesota, according to the recorded plat
thereof.
CU4I o4- E
9
." 04;t
LIMITED WARRANTY DEED
Corporation to Corporation
No delinquent taxes and transfer entered;
Certificate of Real Estate Value ( filed
) not required. Certificate of Real Iistate Value
No.
" - 2010
Date
County Auditor
by:�i O.11i>a�!>tctiltr./
Deputy
DEED TAX DUE: $956.74
Date: Azotz,1 2010
Document No. OFFICE OF THE
A 5 2 9 910 GOUNTY RECORDER
CARVER COUNTY, MINNESOTA
Fee: $46.00 Receipt#:
Certified Recorded on 1211l2010 at 1122�M❑ PM
IllnlllAlllllllll
)ace reserved for recordin
M undgren
County Recorder
data
FOR VALUABLE CONSIDERATION, The Ryland Group, Inc., a Maryland corporation, Grantor, hereby
conveys and quitclaims to the City of Chanhassen, a Minnesota municipal corporation, real property in Carver
County, Minnesota, described in Exhibit A attached hereto and made a part hereof, together with all
hereditaments and appurtenances belonging thereto.
Grantor covenants and represents that:
(1) This Deed conveys after -acquired title; and
(2) Grantor has not made, done, executed or suffered any act or thing whereby the above -described property
or any part thereof, now or at any time hereafter, shall or may be imperiled, charged or encumbered in any
manner, and Grantor will warrant the title to the above -described property against all persons claiming the
same from or through Grantor as a result of any such act or thing, except as listed in Exhibit B attached
hereto and made a part hereof.
Check box if applicable:
O The Seller certifies that the seller does not know of any wells on the described real property.
❑ A well disclosure certificate accompanies this document.
❑ I am familiar with the property described in this instrument and I certify that the status and number of wells
on the described real property have not changed since the last previously filed well disclosure certificate.
[ The reminder of this page is intentionally blank, signature and 6zhibit pages to follow. I
Osed Tax of $ % J'� . -�Y
raid on 2 —/—A5 (Dato1
Conservation Foe Paid
Carver C<wnp/ lodRDa-
SCANNED
THE RY AND GROUP, INC.
By:
Its: I
STATE OF MINNESOTA )
) ss.
COUNTY OF HENNEPIN )
This instrument was acknowledged before me on the L day of N)Olj�kr"LPn 2010, by
�A n 1 ". W A the of The Ryland Group, Inc., a Maryland
corporation, on behalf of the corporation.
s"" JODI L. PEARSON
a Notary Public
State of Minnesota
My Commission Expires
January 31. 2015
Notorial Stamp or Seal (or other Title or Rank) T
WINTHROP & WEINSTINE, P.A.
Capella Tower, Suite 3500
225 South Sixth Street
Minneapolis, Minnesota 55402
(612)604-6400
7x37.118
5577733vl
SIGNA71V OF NOTARY PUBLIC -OR OTHER OFFICIAL
Check here if part or all of the land is Registered
(Torrens) ❑
Tax Statements for the real property described in this
instrument should be sent to (include name and address of
Grantee):
City of Chanhassen
P.O. Box 147
Chanhassen, MN 55317
701 XenI "Aveennue S�olT�t1^ f 7�lt� ,�,(
Suite 450
Golden Valley, MN 55416
ATTN: Recording Dept.
Exhibit A
(Property Description)
Outlot E, Pioneer Pass, according to the recorded plat thereof on file with the County Recorder of Carver
County, Minnesota.
Exhibit B
(Exceptions)
1. All taxes and assessments due and payable in the year 2010 and thereafter.
2. Terms and conditions of Special Assessment Agreement between Peterson -Jacques Farm Land
Company LLC and the City of Chanhassen recorded July 27, 2006 as Doc. No. 446436;
3. Access to Trunk Highway No. 312 is restricted as shown by Doc. No. 503436;
4. Municipal code compliance matters and fees, including but not limited to, utilities, water, or
sewer services or fees for tree, weeds, grass, snow or garbage removal, police boarding, vacant
building registration and zoning;
5. Covenants, conditions, restrictions, declarations and easements of record, if any;
6. Reservation of minerals or mineral rights by the State of Minnesota, if any;
7. Building and zoning laws, ordinances, state and federal regulations; and
8. The plat of Pioneer Pass, Carver County, State of Minnesota, according to the recorded plat
thereof.
PIONEER PASS PLAT FILE NO,
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JAMES R. HIL INC.
()Ld k'4
First American Title Insurance Company
701 Xenia Avenue South, Ste 450
Golden Valley, MN 55416
February 10, 2011
City of Chanhassen
OutLot E Pioneer Pass Phase 1
Chanhassen, MN
Policy Processor
Phone:
Order Number:
Escrow Officer:
Phone:
Property:
(763)852-3800
1178186E
Gail Holt
(763)786-9695
Out Lot D & E Pioneer Pass Phase 1
Chanhassen, Minnesota
Attached please find the following item(s):
A Policy of Title
Thank You for your confidence and support.
Customer First.
RECEIyED
FEB 1 5 2011
City Of CHANHASSEN
(10-17-92)
ALTA Owner's Policy Form B
Policy No.: CO--11781868
Policy of Title Insurance
ISSUED BY
First American Title Insurance Company
SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN
SCHEDULE B AND THE CONDITIONS AND STIPULATIONS, FIRST AMERICAN TITLE INSURANCE COMPANY, a
California corporation, herein called the Company, insures, as of Date of Policy shown in Schedule A, against
loss or damage, not exceeding the Amount of Insurance stated in Schedule A, sustained or incurred by the
insured by reason of:
1. Title to the estate or interest described in Schedule A being vested other than as stated therein;
2. Any defect in or lien or encumbrance on the title;
3. Unmarketability of the title;
4. Lack of a right of access to and from the land.
The Company will also pay the costs, attorneys' fees and expenses incurred in defense of the title, as insured,
but only to the extent provided in the Conditions and Stipulations.
First American Title Insurance Company
President
Attest: U secretary
ALTA.Owner's Policy
Order Number: 1178186E
SCHEDULE A
Amount of Insurance: $289,920.74 Policy Number: C01178186B
Date of Policy: December 1, 2010 at 11:22 a.m.
1. Name of insured:
City of Chanhassen
2. The estate or interest in the land which is covered by this policy is:
Fee simple
3. Title to the estate or interest in the land is vested in:
City of Chanhassen
4. The land referred to in this policy is described as follows:
Real property in the City of Chanhassen, County of Carver, State of Minnesota, described as
follows:
Outlot E, Pioneer Pass, Carver County, Minnesota.
ALTA Owner's Policy Order Number: 1178186B
SCHEDULE B
Policy Number: C01178186B
EXCEPTIONS FROM COVERAGE
This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees
or expenses) which arise by reason of:
Standard Exceptions:
(a) Rights or claims of parties in possession not shown by the public records.
(b) Easements, or claims of easements, not shown by the public records.
(c) Encroachments, overlaps, boundary line disputes, or other matters which would be
disclosed by an accurate survey of inspection of the premises.
(d) Any lien, or right to a lien, for services, labor, or material heretofore or hereafter
furnished, imposed by law and not shown by the public records.
(e) Taxes or special assessments which are not shown as existing by the public records.
2. The lien of the General Taxes due and payable in the year 2011, and thereafter.
3. Any and all levied or pending assessments.
4. Any facts, rights, interests, or claims which are not shown by the public records but which could
be ascertained by an inspection of said land or by making inquiry of persons in possession
thereof.
5. Terms and conditions of Special Assessment Agreement between Peterson -Jacques Farm Land
Group LLC and the City of Chanhassen recorded July 27, 2006 as Doc. No. 446436.
6. Access to Trunk Highway No. 312 is restricted as shown by Doc. No. 503436.
7. Assessments, covenants, conditions, terms, restrictions, easements, and obligations contained in
Development Contract between the developer and the City of Chanhassen, dated September 13,
2010, recorded December 1, 2010, as Doc. No. 529909, which does not contain a forfeiture of
reversionary clause. Restrictions, if any, based on race, color, religion, sex, handicap, familial
status, or national origin, are deleted.
ENDORSEMENT
Attached to Policy No. 1178186E
Issued by
First American Title Insurance Company
The Company hereby amends its Owner Policy Jacket by providing that notwithstanding any other language in
the policy to the contrary, the Company hereby agrees as follows:
1. The insurance company, agent, or broker is authorized to receive written or oral notice of claim, and any
such notice given to the insurance company, agent or broker is considered notice to the Company.
2. This insurance contract is deemed to be made in Minnesota and any dispute resolution proceedings shall
take place in Minnesota unless both parties agree otherwise.
3. The Company shall have the right to examine and audit the insured's books and records for up to one
year after the end of the policy year.
4. The Company shall pay any definitely fixed liability for loss or damage within five business days from the
date of receipt of any agreement entered into by the insured of any condition set forth in such
agreement, whichever is later.
5. The Company shall have no subrogation rights under the insured if it is determined that the loss or
damage is caused by unintentional acts of the insured, nor shall the Company have any right to proceed
against any other person if that person is also insured by the Company against the same loss.
6. The Company's obligations to the Insured under the policy can be terminated only pursuant to
Minnesota's statutory termination conditions.
7. The term "pro tanto" shall mean "to the extent". Therefore, if used in this policy, the term shall mean
that the amount of insurance shall be reduced on a dollar for dollar basis to the extent of payments
made under this policy except for payments made for costs, attorneys' fees and expenses.
This endorsement is made a part of the policy and is subject to all of the terms and provisions thereof and of any
prior endorsements thereto. Except to the extent expressly stated, it neither modifies any of the terms and
provisions of the polity and any prior endorsements, nor does it extend the effective date of the policy and any
prior endorsements, nor does it increase the face amount thereof.
Master Endorsement to
Owner Policy
EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason
of:
t. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating
to (1) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land, (III) a separation in
ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of
these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from
a violation or alleged violation affecting the land has been recorded In the public records at Date of Policy.
(b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting
from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy.
2. Wghts of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has
occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge.
3. Defects, liens, encumbrances, adverse claims or other matters:
(a) created, suffered, assumed or agreed to by the Insured claimant;
(b) not known to the Company, not recorded in the public records at Date of Policy, but known to the Insured claimant and not disclosed In writng to the Company by the insured
claimant prior to the date the insured claimant became an insured under this policy;
(c) resulting in no loss or damage to the insured claimant;
(d) attaching or created subsequent to Date of Policy; or
(e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy.
4. Any claim, which apses out of the transaction vesting in the Insured the estate or interest Insured by this policy, by reason of the operation of federal bankruptcy, state insolvency,
or similar creditors' rights laws, that is based on:
(1) the transaction creating the estate or Interest Insured by this policy being deemed a fraudulent conveyance or fraudulent transfer; or
(ii) the transaction creating the estate or Interest Insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure:
(a) to timely record the instrument of transfer; or
(b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor.
1. DEFINITION OF TERMS.
The following terms when used in this policy mean:
(a) "insured": the insured named in Schedule A, and,
subject to any rights or defenses the Company would
have had against the named insured, those who succeed
to the interest of the named Insured by operation of law
as distinguished from purchase Including, but not limited
to, heirs, distnbutees, devisees, survivors, personal
representatives, next of kin, or corporate or fiduciary
successors.
(b) "insured claimant": an Insured claiming loss or
damage.
(c) "knowledge" or "known": actual knowledge, not
constructive knowledge or notice which may be Imputed
to an Insured by reason of the public records as defined in
this policy or any other records which impart constructive
notice of matters affecting the land.
(d) "land": the land described or referred to In
Schedule (A), and improvements affixed thereto which by
law constitute real property. The term "land" does not
Include any property beyond the lines of the area
described or referred to in Schedule (A), nor any right,
title, interest, estate or easement in abutting streets,
roads, avenues, alleys, lanes, ways or waterways, but
nothing herein shall modify or limit the extent to which a
right of access to and from the land is insured by this
polity.
(a) "mortgage": mortgage, deed of trust, trust deed,
or other security instrument.
(f) "public records": records established under state
statutes at Date of Policy for the purpose of imparting
constructive notice of matters relating to real property to
purchasers for value and without knowledge. With
respect to Section 1(a)(iv) of the Exclusions From
Coverage, "public records" shall also include
environmental protection liens filed in the records of the
clerk of the United States district court for the district in
which the land is located.
(g) "unmarketability of the title": an alleged or
apparent matter affecting the title to the land, not
excluded or excepted from coverage, which would entitle
a purchaser of the estate or interest described in Schedule
A to be released from the obligation to purchase by virtue
of a contractual condition requiring the delivery of
marketable title.
2. CONTINUATION OF INSURANCE AFTER
CONVEYANCE OF TITLE.
The coverage of this policy shall continue in force as of
Date of Policy in favor of an Insured only so long as the
Insured retains an estate or Interest in the land, or holds
an indebtedness Secured by a purchase money mortgage
given by a purchaser from the insured, or only so long as
the insured shall have liability by reason of covenants of
warranty made by the Insured in any transfer or
conveyance of the estate or Interest. This policy shall not
continue in force in favor of any purchaser from the
insured of either (i) an estate or Interest In the land, or (li)
CONDITIONS AND STIPULATIONS
an indebtedness secured by a purchase money mortgage
given to the insured.
3. NOTICE OF CLAIM TO BE GIVEN BY INSURED
CLAIMANT.
The insured shall notify the Company promptly In
writing (1) in case of any litigation as set forth in Section
4(a) below, (ii) in case knowledge shall come to an
insured hereunder of any claim of title or interest which is
adverse to the title to the estate or Interest, as Insured,
and which might cause loss or damage for which the
Company may be liable by virtue of this policy, or (III) if
title to the estate or interest, as insured, is rejected as
unmarketable. If prompt notice shall not be given to the
Company, then as to the insured all liability of the
Company shall terminate with regard to the matter or
matters for which prompt notice is required; provided,
however, that failure to notify the Company shall in no
case prejudice the rights of any Insured under this policy
unless the Company shall be prejudiced by the failure and
then only to the extent of the prejudice.
4. DEFENSE AND PROSECUTION OF ACTIONS;
DUTY OF INSURED CLAIMANT TO COOPERATE.
(a) Upon written request by the insured and subject
to the options contained in Section 6 of these Conditions
and Stipulations, the Company, at Its own cost and
without unreasonable delay, shall provide for the defense
of an insured in litigation in which any third party asserts
a claim adverse to the title or interest as insured, but only
as to those stated rouses of action alleging a defect, lien
or encumbrance or other matter insured against by this
policy. The Company shall have the night to select
counsel of its choice (subject to the right of the Insured to
object for reasonable cause) to represent the insured as
to those stated causes of action and shall not be liable for
and will not pay the fees of any other counsel. The
Company will not pay any fees, costs or expenses incurred
by the Insured In the defense of those causes of action
which allege matters not insured against by this policy.
(b) The Company shall have the right, at its own cost,
to institute and prosecute any action or proceeding or to
do any other act which in its opinion may be necessary or
desirable to establish the tide to the estate or interest, as
Insured, or to prevent or reduce loss or damage to the
insured. The Company may take any appropriate action
under the terms of this policy, whether or not it shall be
liable hereunder, and shall not thereby concede liability or
waive any provision of this policy. If the Company shall
exercise Its rights under this paragraph, it shall do so
diligently.
(c) Whenever the Company shall have brought an
action or interposed a defense as required or permitted by
the provisions of this policy, the Company may pursue any
litigation to final determination by a court of competent
jurisdiction and expressly reserves the right, In its sole
discretion, to appeal from any adverse judgment or order.
(d) In all cases where this policy permits or requires
the Company to prosecute or provide for the defense of
any action or proceeding, the Insured shall secure to the
Company the right to so prosecute or provide defense
in the action or proceeding, and all appeals therein, and
permit the Company to use, at Its option, the name of the
Insured for this purpose. Whenever requested by the
Company, the Insured, at the Company's expense, shall
give the Company all reasonable aid (1) in any action or
proceeding, securing evidence, obtaining witnesses,
prosecuting or defending the action or proceeding, or
effecting settlement, and (li) in any other lawful act which
In the opinion of the Company may be necessary or
desirable to establish the title to the estate or Interest as
Insured. If the Company Is prejudiced by the failure of
the Insured to furnish the required cooperation, the
Company's obligations to the insured under the policy
shall terminate, including any liability or obligation to
defend, prosecute, or continue any litigation, with regard
to the matter or matters requiring such cooperation.
S. PROOF OF LOSS OR DAMAGE.
In addition to and after the notices required under
Section 3 of these Conditions and Stipulations have been
provided the Company, a proof of loss or damage signed
and sworn to by the insured claimant shall be furnished to
the Company within 90 days after the Insured claimant
shall ascertain the facts giving rise to the loss or damage.
The proof of loss or damage shall describe the defect in,
or lien or encumbrance on the tide, or other matter
insured against by this policy which cons bates the basis
of loss or damage and shall state, to the extent possible,
the basis of calculating the amount of the loss or damage.
If the Company is prejudiced by the failure of the insured
claimant to provide the required proof of loss or damage,
the Company's obligations to the insured under the policy
shall terminate, including any liability or obligation to
defend, prosecute, or continue any litigation, with regard
to the matter or matters requiring such proof of loss or
damage.
In addition, the insured claimant may reasonably be
required to submit to examination under oath by any
authorized representative of the Company and shall
produce for examination, inspection and copying, at such
reasonable times and places as may be designated by any
authorized representative of the Company, all records,
books, ledgers, checks, correspondence and memoranda,
whether bearing a date before or after Date of Policy,
which reasonably pertain to the loss or damage. Further,
if requested by any authodzed representative of the
Company, the insured claimant shall grant its permission,
in writing, for any authorized representative of the
Company to examine, inspect and copy all records, books,
ledgers, checks, correspondence and memoranda in the
custody or control of a third party, which reasonably
pertain to the loss or damage. All Information designated
as confidential by the Insured claimant provided to the
Company pursuant to this Section shall not be disclosed to
Others unless, in the reasonable judgment of the
Company, R is necessary in the administration of the
claim. Failure of the Insured claimant to submit for
examination under oath, produce other reasonably
requested information or grant permission to secure
reasonably necessary information from third parties as
required in this paragraph, unless prohibited by law or
governmental regulation, shall terminate any liability of
the Company under this policy as to that claim.
6. OPTIONS TO PAY OR OTHERWISE SETTLE
CLAIMS; TERMINATION OF LIABILITY.
In case of a claim under this policy, the Company shall
have the following additional options:
(a) To Pay or Tender Payment of the Amount of
Insurance.
To pay or tender payment of the amount of
insurance under this policy together with any costs,
attorneys' fees and expenses incurred by the Insured
claimant, which were authorized by the Company, up to
the time of payment or tender of payment and which the
Company is obligated to pay.
Upon the exercise by the Company of this option,
all liability and obligations to the Insured under this policy,
other than to make the payment required, shall terminate,
including any liability or obligation to defend, prosecute,
or continue any litigation, and the policy shall be
surrendered to the Company for cancellation.
(b) To Pay or Otherwise Settle With Parties Other than
the Insured or With the Insured Claimant.
(1) to pay or otherwise settle with other parties for
or in the name of an insured claimant any claim insured
against under this policy, together with any costs,
attorneys' fees and expenses Incurred by the insured
claimant which were authorized by the Company up to the
time of payment and which the Company is obligated to
pay; or
(ii) to pay or otherwise settle with the insured
claimant the loss or damage provided for under this
policy, together with any costs, attorneys' fees and
expenses incurred by the Insured claimant which were
authorized by the Company up to the time of payment
and which the Company is obligated to pay.
Upon the exercise by the Company of either of the
options provided for in paragraphs (b)(i) or (ii), the
Company's obligations to the insured under this policy for
the claimed loss or damage, other than the payments
required to be made, shall terminate, including any
liability or obligation to defend, prosecute or continue any
litigation.
7. DETERMINATION, EXTENT OF LIABILITY AND
COINSURANCE.
This policy is a contact of Indemnity against actual
monetary lass or damage sustained or incurred by the
Insured claimant who has suffered loss or damage by
reason of matters Insured against by this policy and only
to the extent herein described.
(a) The liability of the Company under this policy shall
not exceed the least of:
(1) the Amount of Insurance stated in Schedule A; or,
(ii) the difference between the value of the Insured
estate or interest as insured and the value of the Insured
estate or interest subject to the defect, Alen or
encumbrance Insured against by this policy.
(b) In the event the Amount of Insurance stated in
Schedule A at the Date of Policy is less than 80 percent of
the value of the Insured estate or Interest or the full
consideration paid for the land, whichever is less, or if
subsequent to the Date of Policy an Improvement Is
erected on the land which Increases the value of the
Insured estate or interest by at lease 20 percent over the
Amount of Insurance stated in Schedule A, then this
policy is subject to the following:
(i) where no subsequent improvement has been
made, as to any partial loss, the Company shall only pay
the loss pro rata in the proportion that the amount of
insurance at Date of Policy bears to the total value of the
insured estate or interest at Date of Policy; or
(ii) Where a subsequent Improvement has been
made, as to any partial loss, the Company shall only pay
the loss pro rota in the proportion that 120 percent of the
Amount of Insurance stated in Schedule A bears to the
sum of the Amount of Insurance stated in Schedule A and
the amount expended for the improvement.
The provisions of this paragraph shall not apply to
costs, attomeys' fees and expenses for which the
Company is liable under this policy, and shall only apply to
that portion of any loss which exceeds, in the aggregate,
10 percent of the Amount of Insurance stated in Schedule
A.
(c) The Company will pay only those costs, attorneys'
fees and expenses incurred in accordance with Section 4
of these Conditions and Stipulations.
8. APPORTIONMENT.
If the land described In Schedule (A)(C) consists of two
or more parcels which are not used as a single site, and a
loss is established affecting one or more of the parcels but
not all, the loss shall be computed and settled on a pro
rata basis as if the amount of insurance under this policy
was divided pro rats as to the value on Date of Policy of
each separate parcel to the whole, exclusive of any
improvements made subsequent to Date of Policy, unless
a liability or value has otherwise been agreed upon as to
each parcel by the Company and the insured at the time
of the Issuance of this policy and shown by an express
statement or by an endorsement attached to this policy.
9. LIMITATION OF LIABILITY.
(a) If the Company establishes the title, or removes the
alleged defect, Alen or encumbrance, or cures the lack of a
right of access to or from the land, or cures the claim of
unmarketability of title, all as insured, in a reasonably
diligent manner by any method, including litigation and
the completion of any appeals therefrom, it shall have
fully performed Its obligations with respect to that matter
and shall not be liable for any loss or damage mused
thereby.
(b) In the event of any litigation, Including litigation by
the Company or with the Company's consent, the
Company shall have no liability for loss or damage until
there has been a final determination by a court of
competent jurisdiction, and disposition of all appeals
therefrom, adverse to the title as insured.
(c) The Company shall not be liable for loss or damage
to any Insured for liability voluntarily assumed by the
Insured in settling any claim or suit without the prior
written consent of the Company.
10. REDUCTION OF INSURANCE; REDUCTION OR
TERMINATION OF LIABILITY.
All payments under this policy, except payments made
for costs, attorneys' fees and expenses, shall reduce the
amount of the insurance pro tanto.
11. LIABILITY NONCUMULATIVE.
It is expressly understood that the amount of insurance
under this policy shall be reduced by any amount the
Company may pay under any policy Insuring a mortgage
to which exception is taken in Schedule B or to which the
insured has agreed, assumed, or taken subject, or which
Is hereafter executed by an insured and which is a charge
or lien on the estate or interest described or referred to in
Schedule A, and the amount so paid shall be deemed a
payment under this policy to the insured owner.
12. PAYMENT OF LOSS.
(a) No payment shall be made without producing this
policy for endorsement of the payment unless the policy
has been lost or destroyed, in which case proof of loss or
destruction shall be furnished to the satisfaction of the
Company.
(b) When liability and the extent of loss or damage has
been definitely fixed in accordance with these Conditions
and Stipulations, the loss or damage shall be payable
within 30 days thereafter.
(c) When a settlement of all or any part of a claim has
been agreed to in a written settlement agreement with
the Insured and the amount of a loss is agreed upon
therein, the loss shall be payable within five (5) business
days after the later of (1) receipt by the Company of the
executed settlement agreement, or (2) the date the
Company is informed of the satisfactory performance of
the conditions, if any, which are required to be satisfied
as a condition of payment.
13. SUBROGATION UPON PAYMENT OR
SETTLEMENT.
(a) The Company's Right of Subrogation.
Whenever the Company shall have settled and paid a
claim under this policy, all right of subrogation shall vest
in the Company unaffected by any act of the insured
daimant. The Company shall be subrogated to and be
entitled to all rights and remedies which the insured
claimant would have had against any person or property
In respect to the Balm had this policy not been issued. If
requested by the Company, the Insured claimant shall
transfer to the Company all rights and remedies against
any person or property necessary in order to perfect this
right of subrogation. The insured claimant shall permit
the Company to sue, compromise or settle in the name of
the insured claimant and to use the name of the insured
claimant in any transaction or litigation Involving these
rights or remedies.
If a payment on account of a claim does not fully cover
the loss of the insured claimant, the Company shall be
subrogated to these rights and remedies in the proportion
which the Company's payment bears to the whole amount
of the loss.
If loss should result from any act of the Insured
claimant, as stated above, that act shall not void this
policy, but the Company, in that event, shall be required
to pay only that part of any losses Insured against by this
policy which shall exceed the amount, if any, lost to the
Company by reason of the Impairment by the Insured
clalmant of the Company's right of subrogation.
(b) The Company's Rights Against Non -Insured
Obligors.
The Company's right of subrogation against non-
insured obligors shall exist and shall Include, without
limitation, the rights of the insured to Indemnities,
guaranties, other policies of insurance or bonds,
notwithstanding any terns or conditions contained In
those instruments which provide for subrogation rights by
reason of this policy.
14. ARBITRATION.
Unless prohibited by applicable law, either the
Company or the insured may demand arbitration pursuant
to the Title Insurance Arbitration Rules of the American
Arbitration Association. Arbitrable matters may include,
but are not limited to, any controversy or claim between
the Company and the insured arising out of or relating to
this policy, any service of the Company in connection with
its Issuance or the breach of a policy provision or other
obligation. All arbitrable matters when the Amount of
Insurance Is $1,000,000 or less shall be arbitrated at the
option of either the Company or the insured. All
arbitrable matters when the Amount of Insurance is in
excess of $1,000,000 shall be arbitrated only when agreed
to by both the Company and the Insured. Arbitration
pursuant to this policy and under the Rules In effect on
the date the demand for arbitration is made or, at the
option of the insured, the Rules in effect at Date of Policy
shall be binding upon the parties. The award may include
attorneys' fees only If the laws of the state In which the
land is located permit a court to award attorneys' fees to
a prevailing party. Judgment upon the award rendered by
the Arbitrator(s) may be entered in any court having
jurisdiction thereof.
The law of the silos of the land shall apply to an
arbitration under the Title Insurance Arbitration Rules.
A copy of the Rules may be obtained from the
Company upon request.
15. LIABILITY LIMITED TO THIS POLICY; POLICY
ENTIRE CONTRACT.
(a) This policy together with all endorsements, if any,
attached hereto by the Company is the entire policy and
contract between the insured and the Company. In
interpreting any provision of this policy, this policy shall be
construed as a whole.
(b) Any claim of loss or damage, whether or not based
on negligence, and which arises out of the status of the
title to the estate or interest covered hereby or by any
action asserting such claim, shall be restricted to this
policy.
(c) No amendment of or endorsement to this policy can
be made except by a writing endorsed hereon or attached
hereto signed by either the President, a Vice President,
the Secretary, an Assistant Secretary, or validating officer
or authorized signatory of the Company.
16. SEVERABILITY.
In the event any provision of the policy is held invalid
or unenforceable under applicable law, the policy shall be
deemed not to include that provision and all other
provisions shall remain in full force and effect.
17. NOTICES, WHERE SENT.
All notices required to be given the Company and any
statement In writing required to be furnished the
Company shall include the number of this policy and shall
be addressed to the Company at 1 First American Way,
Santa Ana, CA 92707, Attn: Claims Department.
ti
$� A M E R I
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First American Title Insurance Company
POLICY
OF
TITLE
INSURANCE
We Are Committed to Safeguarding Customer Information
In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand
that you may be concerned about what we will do with such information — particularly any personal or financial information. We
agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our
parent company, The First American Corporation, we have adopted this Privacy Policy to govern the use and handling of your
personal information.
Applicability
This Privacy Policy governs our use of the information which you provide to us. It does not govern the manner in which we may
use information we have obtained from any other source, such as information obtained from a public record or from another person
or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source.
First American calls these guidelines its Fair Information Values, a copy of which can be found on our website at
www.firstam.com.
Types of Information
Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect include:
• Information we receive from you on applications, forms and in other communications to us, whether in writing, in person,
by telephone or any other means;
• Information about your transactions with us, our affiliated companies, or others; and
• Information we receive from a consumer reporting agency.
Use of Information
We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party.
Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or
service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the
period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality
control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or
more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and
casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal
companies, home warranty companies, and escrow companies. Furthermore, we may also provide all the information we collect, as
described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies, or to other
financial institutions with whom we or our affiliated companies have joint marketing agreements.
Former Customers
Even if you are no longer our customer, our Privacy Policy will continue to apply to you
Confidentiality and Security
We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to
nonpublic personal information about you to those individuals and entities who need to know that information to provide products
or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will
be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently
maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal
information.
® 2001 The First American Cotpmation • All Rights Reserved
fN
,n1.1 Al;t
LUMMD WARRANTY DEED
Corporation to Corporation
No delinquent taxes and transfer entered;
Certificate of Real Estate Value (�) filed
not required. Certificate of Real Estate Value
No. t
2010
C Date
L�ihat�i�
CountyAuditor
bx:�1 C/.l%lAil��tn/
Deputy
DEED TAX DUE: $956.74
Date: 2010
Docunwt No. OFFICE OF THE
A 529910 COUNTY RECORDER
CARVER COUNTY, MINNESOTA
Fee: $46.00 Receiptli:
Certified Recorded on 12/1/2010 at 11:22. ❑ PM
1111111111111
undgren
my Recorder
FOR VALUABLE CONSIDERATION, The Ryland Group, Inc., a Maryland corporation, Grantor, hereby
conveys and quitclaims to the City of Chanhassen, a Minnesota municipal corporation, real property in Carver
County, Minnesota, described in Exhibit A attached hereto and made a part hereof, together with all
hereditaments and appurtenances belonging thereto.
Grantor covenants and represents that:
(1) This Deed conveys after -acquired title; and
(2) Grantor has not made, done, executed or suffered any act or thing whereby the above -described property
or any part thereof, now or at any time hereafter, shall or may be imperiled, charged or encumbered in any
manner, and Grantor will warrant the title to the above -described property against all persons claiming the
same from or through Grantor as a result of any such act or thing, except as listed in Exhibit B attached
hereto and made a part hereof.
Check box if applicable:
® The Seller certifies that the seller does not know of any wells on the described real property.
❑ A well disclosure certificate accompanies this document.
❑ I am familiar with the property described in this instrument and I certify that the status and number of wells
on the described real property have not changed since the last previously filed well disclosure certificate.
[The reminder of this page is intentionally blank signature and Exhibit pages to jollaw. J
Paid on 2 — —A) (Data)
Conservavo Fee pap
Carver County Auditr
STATE OF MINNESOTA
ss.
COUNTY OF HENNEPIN
WE R 1 GROUP INCI
I
&XA '
This instrument was acknowledged before me on the 1 day of 2010by
a.rt 9 the of The Ryland Group, Inc., a Maryland
corporation, on behalf of the corporation.
JODI L. f EARSON
Notary Public
10 State of Minnesota
My Commission Expires
January 31, 2015
Notorial Stamp or Seal (or other Title or Rank) T
WDMMOP & WEINSTINE, P.A.
Capella Tower, Suite 3500
225 South Sixth Street
Minneapolis, Minnesota 55402
(612)604-6400
7837.113
557773h1
SIGNSIGNATEU O • ITOTARY IJBI-IC7DR OTHER OFFICIAL
Check here if part or all of the land is Registered
(Torrens) ❑
Tax Statements for the real property described in this
instrument should be sent to (include name and address of
Grantee):
City of Chanhassen
P.O. Box 147
Chanhassen, MN 55317
rm'vv 756
701 Xenl AVenue o,�
Suite 450 7
Golden Valley, MN 55416
ATTN:Recording Dept.
Exhibit A
(Property Description)
Outlot E, Pioneer Pass, according to the recorded plat thereof on file with the County Recorder of Carver
County, Minnesota.
Exhibit B
(Exceptions)
1. All taxes and assessments due and payable in the year 2010 and thereafter.
2. Terms and conditions of Special Assessment Agreement between Peterson -Jacques Farm Land
Company LLC and the City of Chanhassen recorded July 27, 2006 as Doc. No. 446436;
3. Access to Trunk Highway No. 312 is restricted as shown by Doc. No. 503436;
4. Municipal code compliance matters and fees, including but not limited to, utilities, water, or
sewer services or fees for tree, weeds, grass, snow or garbage removal, police boarding, vacant
building registration and zoning;
5. Covenants, conditions, restrictions, declarations and easements of record, if any;
6. Reservation of minerals or mineral rights by the State of Minnesota, if any;
7. Building and zoning laws, ordinances, state and federal regulations; and
8. The plat of Pioneer Pass, Carver County, State of Minnesota, according to the recorded plat
thereof.
0 CITY OF CHANHASSEN
MOTION:
PC DATE: July 6, 2010
CC DATE: July 12, 2010 1fl
REVIEW DEADLINE: August 3, 2010
CASE #: 10-09
BY: AF, RG, TH, ML, JM, JS
"The Chanhassen Planning Commission recommends that City Council approve the Pioneer Pass
development subject to the conditions of the staff report."
And,
Adoption of the attached Findings of Fact and Recommendation.
SUMMARY OF REQUEST: The developer is requesting approval of a Preliminary Plat
creating 94 lots, 4 outlots and right-of-way for public streets (approximately 63 acres); Conditional
Use Permit for development within the Bluff Creek Overlay District with a Variance for
encroachment into the Primary Zone; an Interim Use Permit to allow site grading prior to final plat
approval; and a Wetland Alteration Permit for the grading and filling of wetlands — PIONEER
PASS.
LOCATION: North of Pioneer Trail (1600 Pioneer Trail) at Bluff Creek Drive
D
APPLICANT: Ryland Homes Peterson -Jacques Farm Land Co., LLC
7599 Anagram Drive 15900 Flying Cloud Drive
Eden Prairie, MN 55344 Eden Prairie, MN 55347
(952)229-6007
msonsteg@ryland.com
PRESENT ZONING: Residential Low and Medium
Density (RLM) and Agricultural Estate (A2)
2020 LAND USE PLAN: Residential — Low Density
(net density 1.2 — 4.0 units per acre)
ACREAGE: 63.4 acres
DENSITY: gross: 1.48; net: 3.53
LEVEL OF CITY DISCRETION IN DECISION -
MAKING:
The City's discretion in approving or denying a
preliminary plat is limited to whether or not the proposed
plat meets the standards outlined in the Subdivision
Regulations and Zoning Ordinance. If it meets these
standards, the City must approve the preliminary plat.
This is a quasi-judicial decision.
semm s
Planning Commission
Pioneer Pass
July 6, 2010
Page 2 of 28
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 has limited discretion in approving or denying wetland alteration permits, based on
whether or not the proposal meets the wetland alteration permit standards outlined in the Zoning
Ordinance. If the City finds that all the applicable wetland alteration 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 variances. 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.
PROPOSAUSUMMARY
The developer is requesting approval for a 94-lot single-family
development.
North of the project is The Preserve development, which will
contain 150 single-family homes on smaller lots, Planning Case 06-
14. To the east across Bluff Creek, NDI has extended the
preliminary approvals for a 144-unit townhouse development
(Planning Case #05-24 — Liberty at Creekside). Pioneer Pass must
provide a small segment of right-of-way (Outlot A) to connect the
projects to the north and east. To the south is realigned Pioneer
Trail, Bluff Creek Drive and Highway 212. To the west, K.
Hovnanian T&C Homes at Minnesota is developing a 444-unit
townhouse project (Planning Case 05-11— Liberty on Bluff Creek),
The central portion of the site has been farmed. The high point on
the property is located in the west central portion of the site with an
elevation of 958. The low point on the site is located in the northern
portion of the property with an elevation of 866. The Bluff Creek
primary corridor is located in Outlot B. This Outlot may either be
dedicated or donated to the City or have a conservation easement
recorded over it.
Water and sewer were extended to the area in conjunction with the 2005 MUSA utility extension
project. The project included the construction of Bluff Creek Boulevard, which includes a
pedestrian underpass for the Bluff Creek corridor trail.
Subject to the conditions included in the staff report, staff is recommending approval of the project.
Planning Commission
Pioneer Pass
July 6, 2010
Page 3 of 28
APPLICABLE REGUATIONS
Chapter 7, Article III, Excavating, Mining, Filling and Grading
Chapter 18, Subdivisions
Chapter 20, Article II, Division 3, Variances
Chapter 20, Article IV, Conditional Use Permits
Chapter 20, Article IV, Division 5, Interim Use Permits
Chapter 20, Article Vl, Wetland Protection
Chapter 20, Article XIV, Division 1, Residential Low and Medium Density District
Chapter 20, Article XXXI, Bluff Creek Overlay District
On September 25, 2006, the Chanhassen City Council approved the Final Plat for Pioneer Pass
(Planning Case #06-09) creating 53 lots, 7 outlots and right -of --way for public streets. However, the
developer did not execute the development contract or final plat documents and the subdivision
became void.
On April 24, 2006, the Chanhassen City Council approved Planning Case #06-09 which included
the following:
A. Comprehensive plan Land Use Amendment from Residential — Medium Density and
OfficelIndustrial to Residential - Low Density of the land within the Plat of Pioneer Pass
except for Outlots A, B, C, D and G.
B. Rezoning of the land within the Plat for Pioneer Pass except for Outlots A, B, C, D and G,
Pioneer Pass, from Agricultural Estate District, A2, to Residential Low and Medium
Density District, RLM.
C. Preliminary Plat for "Pioneer Pass" creating 81 lots, 9 outlots and right-of-way for public
streets.
D. Wetland Alteration Permit for the grading and filling of wetlands on property.
E. Conditional Use Permit to permit development within the Bluff Creek Overlay District
with a variance for encroachment into the primary zone to construct a stormwater pond.
On August 8, 2005, the Chanhassen City Council approved a Planned Unit Development concept
plan for a low -density residential development consisting of 120 units of twin and single-family
homes. However, the project never proceeded beyond the concept stage review.
On December 8, 2003, the City approved the 2005 MUSA Alternate Urban Areawide Review
(AUAR). This document was intended to review and provide mitigation measures for all
development within the 2005 MUSA area. At the time of development review, each property
within the 2005 MUSA area is required to reimburse the City for their propositional share, based
Planning Commission
Pioneer Pass
July 6, 2010
Page 4 of 28
on the land area, of the costs for completion of the AUAR. This property is responsible for
$23,649.00 as their portion of the 2005 AUAR.
With the update of the comprehensive plan in 1998, this property was given two land use
alternatives: Residential -Medium Density and Office/Industrial, as well as Parks and Open
Space within the Bluff Creek Corridor.
SUBDIVISION REVIEW
The developer is requesting subdivision
approval to create 94 lots, 4 outlots and
right-of-way for public streets. The
development is proposed in two phases
with the first phase consisting of 44 lots in
the southern half of the development as
well as the construction of Bluff Creek
Drive from Bluff Creek Boulevard to
Pioneer Trail. The second phase would
consist of 50 lots in the northern half of the
development.
Lots range in size from 9,144 square feet to 20,740 square feet with
an average lot size of 12,319 square feet. With the exception of Lot
20, Block 2, which shall be revised to comply with the regulations
for lot depth, the proposed development complies with the
requirements of the Residential Low and Medium Density District,
RLM, standards.
PARKS & OPEN SPACE
Ryland Homes is proposing to develop 94 homes, a collector
street, and an 8.7-acre city park on property owned by the
Peterson -Jacques Farm Land Company, LLC. The collector
street will connect the roundabout at Bluff Creek Boulevard
to the signalized intersection at Bluff Creek Drive and
Pioneer Trail. Homes will be accessed from one of three
residential streets, two connecting to the new collector and
one from the existing Bluff Creek Boulevard. The park is
proposed to be located in the southwest quadrant of the plat
adjacent to the Liberty at Bluff Creek neighborhood.
Acquisition of the parkland will be accomplished through a
combination of dedication and fee purchase. The park will be
developed through a cooperative agreement between the
applicant and the City. It is proposed that park development
be completed concurrent with the completion of the first
Planning Commission
Pioneer Pass
July 6, 2010
Page 5 of 28
phase of housing. Pioneer Pass Park will be the first new neighborhood park added to the City's
park system in 15 years.
Comprehensive Park Plan
The City's comprehensive park plan calls for a neighborhood park of 10-25 acres in size to be
located within one-half mile of every residence in the City. Acquisition and development of the
8.7-acre Pioneer Pass Park will satisfy this requirement for all the new homes being built in
Pioneer Pass and for the entire Liberty on Bluff Creek Neighborhood. A small percentage of the
Preserve neighborhood, located north on Bluff Creek Boulevard, also resides within this one-half
mile service area. The City retained Hoisington Koegler Group to prepare a concept plan for the
proposed park area. Since the original concept was developed, four proposed lots and a cul-de-
sac street have been added to the park outlot. This additional property will allow the park to
stretch out a bit more and accommodate the addition of a sliding hill.
Comprehensive Trail Plan
The new collector road includes plans for a pedestrian trail on the east side and a sidewalk on the
west. The current submittal depicts these public improvements terminating at the southern
border of the plat. Both the sidewalk and the trail will need to be continued south to existing
connection points at Pioneer Trail. Additionally, the plans shall be revised to show the trail on
the west side of Bluff Creek Drive and the sidewalk on the east side of Bluff Creek Drive.
Residents residing in Pioneer Pass will also have access to the Bluff Creek Trail network.
Existing trails along Bluff Creek Boulevard will lead future residents to the trail underpass at
Bluff Creek. A sidewalk is currently depicted on the proposal along Street A. A sidewalk
should also be incorporated into the plan on Street D to afford convenient access from the
neighborhood to the park.
GRADING, DRAINAGE AND EROSION CONTROL
Wetlands
In October of 2005, Graham Environmental Services delineated seven wetlands on the property
identified as the Peterson property. Of these wetlands, three are located on the subject property
to be platted at Pioneer Pass. Wetlands A, B and F were found to be jurisdictional wetlands in
the Graham report. In the plans prepared by JR Hill, wetland A is included as wetland A and
wetland Z as the construction of the roundabout fragmented this wetland. Wetland B has the
same nomenclature in both the report and the plan set. Wetland F from the Graham report is not
identified in the plan set but is located in the southwest corner of the property with the majority
of the basin within MnDOT right-of-way.
Planning Commission
Pioneer Pass
July 6, 2010
Page 6 of 28
The plan calls for wetlands A and
Z, which are remnants of the
original wetland A, to be filled in
their entirety but no other wetlands
will be impacted. However, the
approved mitigation plan from
May of 2006 indicates that
Wetland I is to be impacted and it
is this impact that requires the
mitigation as wetlands A and Z are
merely remnant wetlands from a
previous impact which has already
been mitigated (see Wetland
Alteration Permit section for
further discussion). The impacts
will be mitigated for by the
creation of a new wetland area
immediately adjacent to Wetland
B. The mitigation area must meet
the design criteria described in
Minnesota Rules Chapter
8420.0528 and a detailed
vegetation management and monitoring plan must be provided as required by Minnesota Chapter
8420.0810.
The current plan shows a buffer area around the Mitigation Area 1 only, not the remaining
wetlands on the property. Chanhassen City Code requires that a buffer be preserved or created
around all wetlands on a property. Because this area was in agricultural production and is not
likely to support a community of native vegetation, the applicant will need to establish a native
buffer. This will need to be shown on the plans and buffer signs will need to be placed. The
applicant should work with City Staff concerning the purchase and placement of the signs.
Lakes and Bluffs
There are no lakes located on or within 1000 feet of the subject property. A tributary of Bluff
Creek is located southwest of the property and Bluff Creek proper is located northeast of the
subject property. In both instances, there are no lots within the Shoreland Overlay Management
District.
There are several areas with steep slopes on the subject property; primarily to the north. A
review of the topography indicates that while the areas have a substantial elevation change and
long runs, none meet the criteria to be considered a bluff. Care should be taken during the design
and construction to assure that these areas are protected from erosion. The soil boring report
should be made available to the City for review.
Planning Commission
Pioneer Pass
July 6, 2010
Page 7 of 28
Grading and Erosion
The current high point of the property is generally located east of the Bluff Creek Boulevard
roundabout. The developer proposes to grade the area within Phase 1 in the fall of 2010. In
spring 2011 the developer intends to grade the remainder of the site in order to allow the 20-foot
fill area on the east side of the site to consolidate until the area is final platted.
The grading plan shows that a small area within K. Hovnanian's Liberty on Bluff Creek
development will be graded with the project. The developer must coordinate this work and the
restoration with the homeowners association. The developer must obtain approval to complete
the off -site grading required to construct a collector road (Bluff Creek Drive) to Pioneer Trail. 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.
Additional catch basins will be required along Street A. The number and location will be
determined with the final plat submittal.
The developer's engineer must work with City staff to improve the proposed drainage patterns at
the back of Lots 11 through 14, Block 2. A drain tile service stub must be provided for any lot
that drains from the back to the front.
The low floor elevations of Lots 33 to 35, Block 1 must be adjusted so that they are minimum
three feet above the high water level of the adjacent pond.
Verify the first floor elevation of Lots 1 through 3, Block 1. Based on the grading plan these
elevations will be 10 feet higher than what is shown on the plan.
A NPDES Phase II Construction Site Storm Water Permit will be required from the Minnesota
Pollution Control Agency (MPCA) for this site. Proof of permit acquisition should be provided
to the City prior to the commencement of any earth -disturbing activities. A Storm Water
Pollution Prevention Plan (SWPPP) needs to be provided for review. Sheet 3.1 - Erosion and
Sediment Control Details has some of the SWPPP requirements but it is not specific to this site.
The Carver Soil and Water Conservation District reviewed page 3.1 and has indicated that they
will not issue a storm water management permit until the SWPPP is written specific to this site.
James R. Hill, Inc. indicated that an area of consolidation was needed because of the depths of
fill materials to be placed. This area is to be graded and sit for one year. An erosion control plan
specific to this area will be required. It should include, at a minimum, the subject area, the
timing, any structural erosion and sediment control BMPs and any temporary seeding. If this
entire site is to be open at one time, temporary ponding will be required. This will need to be
shown on a plan.
Some general notes of concern pertain to the manner in which proposed grades are to match
existing grades. Of significant concern is the backyard of Lot 7, Block 1. The proposed grade
match will create a concentrated flow condition in a known highly erodible soil. The same
Planning Commission
Pioneer Pass
July 6, 2010
Page 8 of 28
condition is created in the backyards of Lots 1 and 2 of Block 1 and adjacent to the extension of
Bluff Creek Boulevard at the intersection with Pioneer Trail.
It is unclear from the plan which, if any CBMH, proposed or existing, will have inlet protection
measures installed. There are several locations where it will be necessary such as the northern
intersection of Road A and Bluff Creek Boulevard. Also, until final stabilization is achieved,
inlet protection will be required at all CB shown in the backyards.
Retaining Walls
The grading plan identifies a retaining wall as shown in red on the diagram below. The
maximum height of this retaining wall is 15 feet; therefor, the wall must be designed by a
Structural Engineer registered in the State of Minnesota and a building permit is required.
The developer has indicated that retaining walls will likely be installed at the locations shown in
blue on the diagram below. Staff supports the installation of these retaining walls since they will
provide a flatter, more usable backyard space for the homes on each side of the retaining wall.
The actual location, height and length of each wall will be identified in the final grading plan.
c1
F
Planning Commission
Pioneer Pass
July 6, 2010
Page 9 of 28
Retaining walls constructed with the development will be the responsibility of the homeowners
association.
Surface Water Management Connection Charges
Water Ouality Fees
Because of the impervious surface associated with this development, the water quality fees for
this proposed development are based on single-family residential development rates of $2,540
per acre. Assessable area is equal to the total area less that portion which is within Outlots A, B,
C and D and public right-of-way for Bluff Creek Boulevard. This area equals 32.439 acres.
Therefore, the gross water quality fees associated with this project are 32.439 acres multiplied by
$2,540/acre or $82,395.06.
Water Ouantity 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 in
addition to mitigation for flood damage. Single-family residential developments have a
connection charge of $2,640 per developable acre. This results in a water quantity fee of
approximately $85,638.96 for the proposed development.
SWMP Credits
This project proposes the construction of three NURP basins. The applicant will be credited for
50% of the water quality charge for each acre draining to a NURP basin on site. Sub -catchment
areas 2, 6, 7 and 9 are all treated in the three NURP basins. Credit for this treatment will be
$40,703.50 or ($2540(0.5)*32.05ac]. There will be three outlet structures with BMPs for rate
control and the removal of floatables. These three structures result in a $7,500 credit.
At this time, the estimated total net SWMP fee, due payable to the City at the time of final plat
recording, is $119,830.52.
Drainage
The applicant provided a summary of the HydroCAD model. While there is some change to the
watershed boundaries, approximately the same areas are draining to the same receiving waters
post -development as pre -development. They have reduced the 100-year runoff rates in post -
development conditions. There are two exceptions to this. Subcatchment area 3S now runs west
to Bluff Creek Boulevard where the existing infrastructure appears adequate to handle this
relatively minor increase in discharge rate. The other exception is subcatchment 8S in the
southeast corner. This area will now discharge to MnDOT right-of-way. The applicant will
need to get approval from the Department of Transportation prior to redirecting runoff to this
area. The model also assumes that most of the residential lots will be in the hydrologic group B.
In some areas there are cuts as deep as 19 feet so that the C horizon is exposed. Unless it is the
Planning Commission
Pioneer Pass
July 6, 2010
Page 10 of 28
intent of the applicant to place several feet of suitable topsoil, the resulting soil condition will be
clay that will be compacted as a result of the construction activity. Those areas without a cut are
no more likely to be B type soils upon completion of the grading as many of these areas have
between eight (8) feet and twenty (20) feet of fill. The model should be revised to reflect a more
accurate post -development soil condition.
There are some concerns regarding the backyard drainage, particularly between Street B and
Street C as well as between Street C and Street D. The drainage swale must be contained within
a drainage and utility easement. City Code requires that anywhere there is drainage from back to
front, as is the case between lots 16 & 17 and between lots 18 & 19 of Block 2, a drain tile needs
to be installed. Further, given the presence of wetlands elevated on the site, it is evident that
there exists subsurface drainage near the surface. This is further supported by the presence of
Hamel loam at the west end of the proposed Street B. Hamel loam is known to have a seasonally
high water table less than one (1) foot from the surface. Hamel loam is also found approximately
in the proposed location of Lots 1, 2, 3, 41 and 42 of Block 3. The bulk of the remaining area is
dominated by Lester -Kilkenny Soils which have a seasonally high water table within 3 feet of
the soil surface. Because of this, drain tile should be installed at back -of -curb from Lot 12 to the
CBMH in front of Lot 19, Block 2 and is highly recommended in front of the previously
mentioned lots on Block 3.
Swales are proposed in the backyards between all proposed streets. Most have adequate
easement and the grading is designed such that it should be contained within that easement. The
exception is the backyards between Street B and Street C. The proposed grading pushes the
water to the houses along street B and the proposed swale is not within the drainage and utility
easement. This must be revised so that the swale is contained within the drainage and utility
easement.
The configuration of the inlet and outlet for Pond 2 is arranged in such a manner that short-
circuiting of the system is highly probable. For this reason the outlet should be moved further
west from the currently proposed location. The proposed outlet for Pond 6 discharges directly to
an existing gully which is showing significant degradation due to erosion. The proposed outlet
will only act to exacerbate this problem. For this reason, and to avoid further encroachment into
the Bluff Creek Overlay District, the outlet should be moved further south so it discharges at the
angle point of the 20-foot grading limit line approximately 75 feet from the proposed outlet.
Energy dissipation and soil stabilization best management practices should be employed so that
new gullies, rills or escarpments do not form. Materials such as Scour Stoprm, Erosion Control
Blanket P42TM, or other similar turf reinforcement mat products should be installed in
conjunction with traditional rip -rap. The establishment of woody vegetation in the form of dense
shrubs, such as sandbar willow, beyond the outlet would be strongly encouraged as well.
Bluff Creek Overlay District
The subject property is encumbered by the Bluff Creek Overlay District to the north, northeast
and southwest. No lots are proposed within the overlay district but a stormwater pond, wetland
mitigation and some utilities will be constructed within the overlay district. This will require a
conditional use permit and a variance.
Planning Commission
Pioneer Pass
July 6, 2010
Page 11 of 28
Other Agencies
The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Minnesota Pollution Control Agency, Minnesota Department of Natural Resources (for
dewatering), Carver SWCD, Minnesota Department of Transportation, et al) and comply with
their conditions of approval.
UTILITIES
Trunk sanitary sewer and watermain to serve the proposed development were constructed with
the 2005 MUSA Expansion Improvements, City Project 04-05. Lateral sanitary sewer and
watermain within the development will extend from the existing trunk facilities within Bluff
Creek Boulevard. An additional lateral sanitary sewer connection is proposed from the existing
eight -inch stub at Freedom Lane, within the Liberty on Bluff Creek development to the west.
Due to the grade variation within the site some segments of the sanitary sewer will exceed 16
feet in depth. Sanitary sewer that is 16 to 26 feet deep must be SDR 26; sewer in excess of 26
feet deep must be SDR 18.
The sanitary sewer between Lots 5 and 6, Block 1 is up to 30 feet deep. If the pipe needed to be
repaired in the future, traditional open cut method would not be possible due to the proximity of
the homes; therefore, this sewer segment must be installed within a steel casing pipe.
The developer will install 12-inch trunk watermain within Bluff Creek Drive. The City will
reimburse the developer the cost difference between 8-inch lateral and 12-inch trunk watermain.
A water service stub must be installed for the park area at a location acceptable to the Parks and
Recreation Director.
A pressure -reducing valve is required within the homes with a low floor elevation of 935 feet or
lower. The developer shall install a pressure -reducing valve vault in the southern portion of
Bluff Creek Drive. The City will determine the location and design of the vault in conjunction
with the final plat design. The developer will be reimbursed for the cost of the vault.
The property is subject to sanitary sewer and water hookup charges for all of the lots. The 2010
Met Council SAC charge is $2,175 per unit. The City's 2010 trunk utility hookup fees are
$2,026 per unit for sanitary sewer and $5,393 per unit for water. A portion of the trunk utility
hookup fees will be collected with the final plat: for 2010 the portion collected with the
development contract is $1,418/unit of the sanitary sewer hookup fee and $3,775/unit of the
water hookup fee.
The developer will be responsible for extending lateral sewer and water service to the lots;
therefore, the sanitary sewer and water connection charges do not apply.
All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Permits from the appropriate regulatory
Planning Commission
Pioneer Pass
July 6, 2010
Page 12 of 28
agencies will be required, including the MPCA, NPDES, Dept. of Health, Carver County,
MnDOT and Watershed District.
STREETS
The developer will construct Bluff Creek Drive from the existing roundabout to Pioneer Trail.
The southern 400 feet of this street lies outside of the plat and within Minnesota Department of
Transportation (MnDOT) right-of-way for Highway 212. Based on the final alignment of
Highway 212 MnDOT has indicated that this right-of-way will likely be turned back in the
future. Prior to final plat approval, the City and the developer must work with MnDOT to obtain
the necessary approvals and/or agreements necessary to construct this street.
The developer proposes to construct four public streets within the development. All public
streets shall be 31 feet wide within a 60-foot wide right-of-way. Street A will connect to Bluff
Creek Boulevard at two locations: at the existing intersection at Commonwealth Drive and
approximately 1000 feet from the existing roundabout. Street D will connect approximately 310
feet west of Street A at Bluff Creek Boulevard. Streets B and C are cul-de-sacs that will extend
from Street A. The cul-de-sacs shall be 90 feet in diameter within a 120-foot wide right-of-way.
The grade of the public streets must be adjusted so that they do not exceed 8%.
The owner of the exception parcels should work with MnDOT, the County and the City to
determine future access to these areas.
The Arterial Collector Roadway Fee will be waived since the developer will be constructing
Bluff Creek Drive (a collector road).
ASSESSMENTS
There are three deferred assessment on this property:
1. 2005 MUSA Area Expansion: $301,044.41
2. Bluff Creek Boulevard Improvements: $1,017,682.41
3. Highways 101 and 212/Lyman Boulevard improvements: $188,659.46
All assessments are for 7 years at 6% interest. If the assessments plus accumulated interest are
not paid in full with the final plat, the amounts can be re -spread to the lots within the final plat.
If the developer chooses to reassess, the assessment amounts will be included in the letter of
credit calculation.
LANDSCAPING AND TREE PRESERVATION
The proposed landscape plan for Pioneer Pass has been reviewed. The following calculations are
based on the submitted plans dated 6/4/10.
Planning Commission
Pioneer Pass
July 6, 2010
Page 13 of 28
Total upland area (excluding wetlands, bluffs, park) 35.03 ac.
Baseline canopy coverage 3.2% or 1.11 ac.
Minimum canopy coverage allowed 25% or 8.76 ac.
Proposed tree preservation .9% or .33 ac.
Developer does not meet minimum canopy coverage allowed; therefore, the difference between
the baseline and proposed tree preservation is multiplied by 1.2 to calculate the required
replacement plantings.
Difference in canopy coverage .78 ac.
Multiplier 1.2
Total replacement .94 ac. or 40,772 SF
Total number of trees to be planted 37 trees
In addition, the applicant must increase canopy coverage to meet the minimum 25 percent
required. The calculations are follows:
Total reforestation area (8.76-1.11 ac.) 7.65 ac or 333,234 SF
Required canopy coverage 306trees
(one tree provides 1,089 SF of canopy)
The total number of trees required for the development is 343.
Bufferyard requirements are as shown in the table:
Landscaping Item
Required
Proposed
Bufferyard B —
38 overstory trees
43 overstory trees
residential lots along
76 understory trees
44 understory trees
collector road
114 shrubs
0 shrubs
1900', 15' width
Bufferyard B — Park
11 overstory trees
19 overstory trees
property
22 understory trees
understory trees
1100', 30' width
1 22 shrubs
Ishrubs
Boulevard trees — Bluff
63 trees
49 trees
Creek Blvd.
Applicant does not meet total minimum requirements for bufferyard and boulevard tree
plantings. Staff recommends accepting the proposed number of boulevard trees. The plan shows
proper spacing for long -tern health. The applicant should create more diversity in the boulevard
groupings and allow no more than 10 trees of a species grouped together. The applicant shall
revise the landscape plan to show more variation in boulevard plantings.
Staff recommends that the applicant increase the bufferyard planting to meet minimum ordinance
requirements. The applicant shall increase the number of understory and shrub plantings in order
to meet the minimum amounts required. Lots 13, 14, 25 and 26, Block 2 shall receive an
Planning Commission
Pioneer Pass
July 6, 2010
Page 14 of 29
increased number of evergreen plantings to shield the properties from oncoming traffic
headlights.
Staff recommends that the applicant include native plantings along the north Bluff Creek
Overlay District primary line. This area north of the line is being impacted by grading and a
restoration plan shall be developed by the applicant and approved by the city for this area.
MISCELLANEOUS
The developer must submit a list of proposed street names for review and approval prior to final
plat of the property. The developer shall provide a 1:200 scale plat drawing (with lot numbers,
block numbers and street names only) for addressing purposes. Demolition permits must be
obtained before demolishing any existing structures. A final grading plan and soils
investigation/correction report must be submitted to the Building Inspections Division before
permits can be issued. Retaining walls over four feet high require a building permit and must be
designed by a professional engineer. Each lot must be provided with separate sewer and water
services. The developer and/or their agent shall meet with the Inspections Division as early as
possible to discuss plan review and permit procedures.
Additional fire hydrants will be required and some will need to be relocated. Contact the Fire
Marshal for which hydrants are in question. Water mains and fire hydrants shall be installed and
made serviceable prior to combustible construction (2007 MSFC Sec. 503.1.1.). A three-foot
clear space shall be maintained around fire hydrants (2007 MSFC Sec. 508.5.4.). Temporary
street signs shall be installed as soon as construction begins. Signs shall be of an approved size,
weather resistant, and maintained until replaced by permanent signs (2007 MSFC Sec. 505.2.).
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 time of construction except
when approved alternate methods of protection are provided (2007 MSFC Sec. 501.4.). No
burning permits will be issued. Trees and shrubs must be removed from site or chipped.
As part of the previous development review in 2006, a noise study was completed for the project.
Based on that study, a 30 dBA attenuation shall be provided by the building design and
construction along with year-round climate control for the homes adjacent to the T.H. 212/Pioneer
Trail right -of --way.
COMPLIANCE TABLE
Area
(square feet
Frontage
feet
Depth
feet
Notes
Code
9,000
50
110
Setbacks: Front-25% side-5'
(garage side), 10' (house side); rear-
251; Coverage: 35%
Ll Bl
18,504
90
206
40' primary zone setback, corner lot
L2 Bl
13,460
80
185
40' primary zone setback
L3 Bl
12,242
71
166
40' primary zone setback
L27 B1
15,288
64
165
L28 Bl
12,173
64
149
L29 Bl
10,310
70
139
L30 B1
9,972
72
138
L31 B1
9,972
72
138
L32 Bl
10,081
71
137
L33 B1
10,439
69
135
L34B1
10,628
81
136
L35 Bl
13,141
103
134
Corner lot
Ll B2
13,449
90
152
Comer lot
L2 B2
11,018
69
146
L3 B2
10,613
79
144
L4 B2
10,485
80
142
L5 B2
17,135
200
140
Irregular shape lot
L6 B2
10,773
87
120
Corner lot
L7 B2
10,178
97
128
Planning Commission
Pioneer Pass
July 6, 2010
Page 16 of 29
Area
(square feet
Frontage
feet
Depth
feet
Notes
Code
9,000
50
110
Setbacks: Front-25'; side-5'
(garage side), 10' (house side); rear-
25'; Coverage: 35%
L8 B2
10,225
77
139
L9 B2
10,946
93
136
L10 B2
11,714
53
139
Ll1 B2
17,483
46*
142
Double fronting lot
L12 B2
13,391
46*
146
Double fronting lot
L13 B2
18,974
46*
166
Double fronting lot
L14 B2
19,240
46*
161
Double fronting lot
L15 B2
11,493
102
145
L16 B2
9,912
71
135
L17 B2
9,426
68
125
L18 B2
9,275
68
123
L19 B2
13,223
80
138
Comer lot
L20 B2
13,516
122
106 #
Comer lot
L21 B2
10,059
72
140
L22 B2
10,524
72
146
L23 B2
10,109
79
138
L24 B2
13,665
50
146
L25 B2
20,740
46*
152
Double fronting lot
L26 B2
14,232
46*
149
Double fronting lot
L27 B2
13,167
46*
142
L28 B2
9,854
72
134
L29 B2
10,749
73
147
L30 B2
10,626
72
146
L31 B2
9,906
72
137
L32 B2
10,414
64
131
L33 B2
13,404
77
144
Comer lot
L34 B2
15,152
92
175
Comer lot
L35 B2
10,988
67
142
L36 B2
9,968
65
128
L37 B2
10,009
85
132
L38 B2
10,339
84
136
L39 B2
9,645
76
132
L40 B2
9,144
76
124
L41 B2
9,681
84
128
L42 B2
13,036
105
137
Comer lot
Ll B3
12,965
86
138
L2 B3
9,727
69
130
L3 B3
9,802
69
129
L4 B3
9,470
71
129
Planning Commission
Pioneer Pass
July 6, 2010
Page 17 of 29
Area
(square feet
Frontage
feet
Depth
feet
Notes
Code
9,000
50
110
Setbacks: Front-25'; side-5'
(garage side), 10' (house side); rear-
25'; Coverage: 35%
L5 B3
9,324
72
130
L6 B3
10,080
68
132
L7 B3
10,797
68
129
L8 B3
11,687
101
146
L9 B3
15,730
135
171
Comer lot
L10 B3
17,959
215
119
Ll1 B3
9,825
85
130
L12 B3
9,360
72
130
L13 B3
9,360
72
130
L14 B3
10,243
84
130
L15 B3
10,072
77
130
L16 B3
9,318
72
130
L17 B3
12,144
88
136
Comer Lot
Outlot A
38,344
Access for property to east, Bluff
Creek primary zone and drainage and
utility easement
Outlot B
747,538
Bluff Creek primary zone and storm
water pond
Outlot C
379,345
Neighborhood park, Bluff Creek
prim ary zone and storm water pond
Outlot D
18,232
1 Storm water pond
Bluff Creek Blvd.
70,116
Bluff Creek Dr.
94,618
Local Streets
255,008
TOTAL
2,761,224
63.389 acres
• Meets (exceeds) the minimum lot width at the building setback line.
# Lot must be adjusted to meet minimum 110 feet of lot depth. The from of the lot on a comer is determined by
the side with the shortest amount of frontage on a public street.
CONDITIONAL USE PERMIT WITH VARIANCE
BLUFF CREEK OVERLAY DISTRICT
The City of Chanhassen established the Bluff Creek Overlay District (BCOD) by ordinance in
1998 to protect the Bluff Creek Corridor, wetlands, bluffs and significant stands of mature trees
through the use of careful site design and other low -impact practices. This parcel is partially
encumbered by the Bluff Creek Overlay District. No alterations are allowed within the primary
corridor or within the first 20 feet of the setback from the primary corridor. All structures must
meet the 40-foot setback from the primary corridor. If any alterations are proposed on property
Planning Commission
Pioneer Pass
July 6, 2010
Page 18 of 29
within the Bluff Creek Overlay District, a conditional use permit must be obtained prior to
alterations occurring.
Outlots A, B and part of C contain the Bluff Creek Corridor primary zone. The Primary Corridor
is designated open space. All structures must meet a 40-foot structural setback from the Primary
Corridor boundary as required by Chanhassen City Code. In addition, no grading is allowed
within the first 20 feet of the Primary Corridor. The plans propose grading for a stormwater
pond within the Primary Corridor in Outlot B. This is the only feasible location for a stormwater
pond to serve a majority of the development due to the site topography. A variance is necessary
to permit the encroachment into the primary zone. It is reasonable to grant this variance. As a
condition of approval, the applicant will be required to develop a re -vegetation plan for the
Primary Corridor.
The applicant is proposing to construct a stormwater pond, a wetland mitigation area and
approximately 160 feet of sanitary sewer within the Bluff Creek Overlay District (BCOD). No
roads, lots or other infrastructure are to be placed within the BCOD. Because of the need to
mitigate, there is no reasonable alternative to creating on -site mitigation without encroaching
into the Primary Zone of the Bluff Creek Overlay District. This area is most likely to have
suitable soils, hydrology and vegetation for a successful mitigation area.
It would be problematic to place the pond #2 anywhere other than the proposed location. This
location allows for the maintenance of similar drainage area to Bluff Creek while decreasing the
discharge rate for all events and providing adequate treatment prior to discharging into the
wetland adjacent to Bluff Creek.
The last encroachment is required for the sanitary sewer lines. The topography of the site
presents a challenge with the sanitary sewer design. The sanitary sewer connection west of the
site is not deep enough to service the whole site; therefore, a portion of the site must be serviced
from the existing sanitary sewer stub within Bluff Creek Boulevard. The location and elevation
of the stub within Bluff Creek Boulevard and the required depth of sanitary sewer to service the
site requires the sanitary sewer to extend between two lot lines and through the BCOD. The low
area within the development will be on 20 feet of fill, so raising the low area is not an option.
A significant portion of the BCOD was in agricultural production until recently. As a result,
much of the vegetative cover is typical pioneer species and agricultural weeds. As this area is a
buffer for the wetland, acts to reduce runoff and slow rates of discharge to Bluff Creek and is
part of the Bluff Creek Overlay District, the applicant should enhance the vegetation within the
BCOD.
Planning Commission
Pioneer Pass
July 6, 2010
Page 19 of 29
WETLAND ALTERATION PERMIT
In May of 2006, the City as the LGU
responsible for the administration of
the Wetland Conservation Act,
approved the permanent impact of 0.47
acres of Type 1, (PEMAf) Palustrine
Emergent Vegetation Seasonally
Flooded, farmed wetland. These
wetlands were identified as A and I in
the Graham Environmental Services
(GES) report and is shown to the left.
The approved plan called for these
impacts to be mitigated for on -site
through the creation of 0.48 acres
(20,909 S.F) of new wetland credit and
1.22 acres of public value credit in the
form of NURP ponds and wetland
buffer. The approved plan called for
10,190 square feet of wetland buffer
and 43,124 square feet of ponding. Under the rules adopted in July of 2007 and made permanent
in 2009, storm water ponding is not eligible for public value credit unless several conditions are
met. None of these conditions have been met on this site. However, because this plan was
approved under the 2002 rules, they can have a mitigation plan which includes storm water
ponds under WCA. Chanhassen Code, Section 20-419, states that "the permittee shall begin and
complete the development authorized by the wetland alteration permit within one year after the
date the council approves the permit application." This approval was granted on May 26, 2006
and there is no record of an extension ever being requested.
What the current plan proposes is to create 18,464 square feet of new wetland credit. This is
short of the approved replacement plan by 2,445 square feet. The approved replacement plan
called for 10,190 square feet of buffer. The proposed plan shows 15,303 square feet of buffer.
This is 5,113 square feet beyond what was required in the replacement plan. In 2006, the
Wetland Conservation Act required that at least the first 1:1 replacement is new wetland credit.
Further, since the approved plan called for 0.48 acres of new wetland to be created on -site, the
applicant must provide that amount. Mitigation Area #1 must be revised to provide no less than
20,909 square feet of new wetland credit. This will meet WCA requirements. Under new City
rules, storm water ponding would not be allowed for use as public value credits. Since a portion
of the impacts have already occurred, the City may increase the replacement ratio. To mitigate
for these wetland losses, the applicant must create the 20,909 square feet of new wetland credit
and 20,473 square feet of public value credit in the form of wetland buffer. This buffer area
cannot count the stormwater pond.
Planning Commission
Pioneer Pass
July 6, 2010
Page 20 of 29
Wetland Impact
New Wetland Credit
I Public Value Credit
A 527 SF
Not Applicable — mitigated for under previous plan
I 20,473 SF
20,909 SF
120,473 SF
Z 4,206 SF
Not Applicable — mitigated for under previous plan
TOTAL
20,909 SF
120,473 SF
This mitigation area must have its own detailed plan including two cross -sectional views, a
description of the soils and how they will be suitable to wetland characteristics, a detailed
planting schedule and vegetation management plan including annual benchmarks for plant
establishment, a discussion of the hydrology and supporting documentation that it will be
adequate to support the intended wetland conditions, a five-year monitoring plan consistent with
the MN Wetland Conservation Act, and surety money equal to 110% of the cost of the wetland
and buffer creation. Based upon preliminary review of the plan, it is unclear that there will be
adequate hydrology directed to the mitigation area to assure success.
The selected contractor and applicant must also provide the City with a signed Board of Soil and
Water Resources "Contractors Responsibility and Landowner Statement" form and a "Deed
Restrictions and Covenants" form.
INTERIM USE PERMIT
The applicant is proposing to grade the site prior to final plat approval. Grading is normally
approved in conjunction with the final plat construction plans. Grading other than as part of the
final plat or site plan review requires approval as in interim use permit (IUP). The approval of
the [UP will allow the applicant to begin site grading with the preliminary plat approval. The
grading plan will be the plan approved for the preliminary plat subject to revisions conditioned
as part of the approval.
RECOMMENDATION
Staff recommends that the Planning Commission recommend approval of the Pioneer Pass
development including preliminary plat, conditional use permit with variance, interim use permit
and a wetland alteration permit subject to the conditions of approval in the staff report and adopt
the attached findings of fact and recommendation.
CONDITIONS OF APPROVAL:
Preliminary Plat creating 94 lots, 4 outlots and right-of-way for public streets:
1. Building Official:
a. The developer must submit a list of proposed street names for review and approval prior
to final plat of the property.
Planning Commission
Pioneer Pass
July 6, 2010
Page 21 of 29
b. Developer to provide 1:200 scale plat drawing (with lot numbers, block numbers and
street names only) for addressing purposes.
c. Demolition permits must be obtained before demolishing any existing structures.
d. A final grading plan and soils investigation/correction report must be submitted to the
Building Inspections Division before permits can be issued.
e. Retaining walls over four feet high require a building permit and must be designed by a
Structural Engineer registered in the State of Minnesota.
f. Each lot must be provided with separate sewer and water services.
g. The developer and/or their agent shall meet with the Inspections Division as early as
possible to discuss plan review and permit procedures.
2. Engineer:
a. The developer must coordinate the proposed grading within the Liberty on Bluff Creek
property and the restoration with the homeowners association.
b. The developer must obtain approval to complete the off -site grading required to construct
a collector road- Bluff Creek Drive- to Pioneer Trail.
c. 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.
d. Additional catch basins will be required along Street A. The number and location will be
determined with the final plat submittal.
e. The developer's engineer must work with City staff to improve the proposed drainage
patterns at the back of Lots 11 through 14, Block 2.
f. A drain tile service stub must be provided for any lot that drains from the back to the
front.
g. The low floor elevations of Lots 33 to 35, Block 1 must be adjusted so that they are
minimum three feet above the high water level of the adjacent pond.
h. Verify the first floor elevation of Lots I through 3, Block 1.
Retaining walls constructed with the development will be the responsibility of the
homeowners association.
j. Sanitary sewer that is 16 to 26 feet deep must be SDR 26; sewer in excess of 26 feet deep
must be SDR 18.
Planning Commission
Pioneer Pass
July 6, 2010
Page 22 of 29
k. The sanitary sewer between Lots 5 and 6, Block 1 must be installed within a steel casing
pipe.
1. The developer will install 12-inch trunk watermain within Bluff Creek Drive. The City
will reimburse the developer the cost difference between 8-inch lateral and 12-inch trunk
watermain.
m. A water service stub must be installed for the park area at a location acceptable to the
Parks and Recreation Director.
n. A pressure -reducing valve is required within the homes with a low floor elevation of 935
feet or lower.
o. The developer shall install a pressure -reducing valve vault in the southern portion of
Bluff Creek Drive. The City will determine the location and design of the vault in
conjunction with the final plat design. The developer will be reimbursed for the cost of
the vault.
P. The property is subject to sanitary sewer and water hookup charges for all of the lots.
The 2010 Met Council SAC charge is $2,175 per unit. The City's 2010 trunk utility
hookup fees are $2,026 per unit for sanitary sewer and $5,393 per unit for water. A
portion of the trunk utility hookup fees will be collected with the final plat: for 2010 the
portion collected with the development contract is $1,418/unit of the sanitary sewer
hookup fee and $3,775/unit of the water hookup fee.
q. All of the utility improvements are required to be constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates.
r. Permits from the appropriate regulatory agencies will be required, including the MPCA,
NPDES, Dept. of Health, Carver County, MnDOT and Watershed District.
s. Prior to final plat approval, the City and the developer must work with MnDOT to obtain
the necessary approvals and/or agreements necessary to construct the portion of Bluff
Creek Drive that will lie within the MnDOT right-of-way.
t. The grade of the public streets must be adjusted so that they do not exceed 8%.
u. The owner of the exception parcels should work with MnDOT, the County and the City
to determine future access to these areas.
v. The outstanding estimates, plus accrued interest must be paid with the final plat or
reapportioned to the lots within the final plat.
Planning Commission
Pioneer Pass
July 6, 2010
Page 23 of 29
3. Environmental Resource Specialist:
a. The applicant shall plant 343 trees within the development. Each lot shall have a
minimum of two overstory, deciduous trees planted in the front yard.
b. The applicant shall install the total required bufferyard along Bluff Creek Boulevard and
Outlot C.
c. The applicant shall develop a restoration plan including native plants for the Bluff Creek
Overlay district north of Block 1. The plant species shall be selected from the Bluff
Creek Management Plan Appendix C. The final plan must be reviewed and approved by
the City before installation.
d. Lots 13, 14, 25 and 26, Block 2 shall receive an increased number of evergreen plantings
to shield the properties from oncoming traffic headlights.
e. The applicant shall revise the landscape plan to show more variation in boulevard
plantings. No more than 8 trees of a species may be grouped together.
f Tree protection fencing shall be installed prior to construction around all areas designated
for preservation and/or at the edge of proposed grading limits.
g. No burning permits shall be issued for tree removal. All trees removed on site shall be
chipped and used on site or hauled off.
4. Fire Marshal:
a. Additional fire hydrants will be required and some will need to be relocated. Contact the
Fire Marshal for which hydrants are in question.
b. Water main and fire hydrants shall be installed and made serviceable prior to combustible
construction (2007 MSFC Sec. 503.1.1.).
c. A three-foot clear space shall be maintained around fire hydrants (2007 MSFC Sec.
508.5.4.).
d. Temporary street signs shall be installed as soon as construction begins. Signs shall be of
an approved size, weather resistant, and maintained until replaced by permanent signs
(2007 MSFC Sec. 505.2.).
e. 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
time of construction except when approved alternate methods of protection are provided
(2007 MSFC Sec. 501.4.).
Planning Commission
Pioneer Pass
July 6, 2010
Page 24 of 29
5. Park Director:
a. Successful transfer of Outlot C (8.7+ acres) to the City of Chanhassen through a
combination of dedication and fee purchase for development and use as a neighborhood
park.
b. Extension of trail (west side of road) and sidewalk (east side of road) paralleling the
planned connector street south to their respective connection points at the intersection of
Pioneer Trail and Bluff Creek Drive.
c. Install a sidewalk on Street D from Street A to Bluff Creek Drive.
6. Planner:
a. Lot 20, Block 2, shall be adjusted to meet minimum 110 feet of lot depth.
b. A 30 dBA attenuation shall be provided by the building design and construction along
with year-round climate control for the homes adjacent to the T.H. 212/Pioneer Trail
right-of-way.
c. The developer shall pay $23,649.00 as their portion of the 2005 AUAR.
d. The property owner may donate Outlots A and B to the City, or if retained under private
ownership, dedicate a roadway/trail easement and drainage and utility easement over Oudot
A, and conservation easement, trail easement and a drainage and utility easement over
Outot B.
7. Water Resources Coordinator:
a. The HydroCAD model should be revised to accurately reflect the post -development soil
conditions or evidence should be provided that soils post development will have a water
transmission rate between 0.15 and 0.30 in/hr.
b. All conditions for the wetland alteration permit must be met (Chapter 20 Article VI).
c. Wetland I, as delineated by Graham Environmental Services, Inc., needs to be shown on
Sheet 1.2 and other applicable plan sheets.
d. Wetland buffers and setbacks shall be shown around all wetland features on or adjacent
to the subject property on the plat and grading plans (20-412).
e. Where, if at all, the buffer encroaches onto a private lot, a drainage and utility easement
is required (20-412).
f. Wetland buffers must be planted with native vegetation per Section 20412.
Planning Commission
Pioneer Pass
July 6, 2010
Page 25 of 29
g. Make the Soil Boring report available to the City (18-40).
h. SWMP fees, estimated at $119,830.52, will be due to the City at final plat (4-30).
i. The applicant or their agent must secure permissions from the Minnesota Department of
Transportation to discharge subcatchment area 8S to MnDOT right-of-way.
j. As stated in Section 18-40(4)2v. Drain tile service must be provided to any lots where
drainage is directed from back to front. This condition exists along Street B between lots
16 & 17 as well as lots 18 & 19. Because of the presence of Hamel loam, a soil with a
known seasonally high water table less than one foot below the surface, drain tile should
be extended from Lot 12 to the CBMH in front of Lot 19 of Block 2. Drain tile is also
encouraged in front of lots 1, 2, 3, 41 and 42 of Block 3, and Lots 1, 2 and 3 of Block 2.
The soil boring report will be beneficial in making this determination (18-40).
k. The Swale between Street B and Street C must be within a drainage and utility easement.
Care should be taken to design the grading so that surface drainage from Street C isn't
directed into the residences along Street B (18-76).
1. The outlet for Pond 2 is to be moved as far west as is practical (19-144).
m. Applicant must demonstrate how the City can access Pond 2 for future maintenance.
n. The outlet for Pond 6 is to be moved so that the discharge point is approximately 75 feet
from the proposed location. Energy dissipation and soil stabilization best management
practices such as ScourStopTM, Erosion Control Blanket P42TM or similar shall be used in
addition to rip -rap (18-62).
o. A SWPPP specific to this site shall be prepared and submitted to the City and Carver
SWCD (18-40).
p. Areas where proposed and existing grades are to be matched should be done so that no
concentrated flow conditions are created. These areas include, but are not necessarily
limited to, the backyard of Lot 7, Block 1, the backyards of Lots 1 and 2 of Block 1 and
adjacent to the extension of Bluff Creek Boulevard at the intersection with Pioneer Trail
(18-62).
q. Type 3, weed -free mulch should be used in outlot B.
r. Inlet protection will be required on the existing CBMH at the northerly intersection of Bluff
Creek Boulevard and proposed Street A (18-62/63).
s. A note should be included on sheets 3.2, 3.3 and 3.4 indicating that inlet protection will be
required on all backyard CB until final stabilization is achieved.
Planning Commission
Pioneer Pass
July 6, 2010
Page 26 of 29
t. After the slopes are graded but before the erosion control blanket and seed is placed, the use
of silt fence with J-hooks, straw wattles, rock logs, bioroll or other BMP will be required to
break up any run 75 feet or longer (18-62).
u. Bluff Creek needs to be identified on the plan set and the SWPPP and erosion plans must
clearly indicate that it is an impaired water for turbidity and that no discharge of untreated
water will be allowed to the creek or to the fringe wetland (19-145).
v. A detailed turf establishment plan should be provided (19-145).
w. A note needs to be included on the plan set that top soils are to be scraped and stockpiled
and the soil stockpile area(s) need to be shown on the plan (19-145).
x. Signage for the Bluff Creek Overlay District must be posted on every other property
corner and at major lot angle changes where residential yards meet the primary zone.
Conditional Use Permit for development within the Bluff Creek Overlay District with a Variance
for encroachment into the Primary Zone:
1. Wetland must be protected at all times from impact.
2. Every reasonable effort must be made to avoid impacting more area than need be. Where
desirable native vegetation is present, avoidance should occur unless to do so would prevent
the applicant or their agent from fulfilling the intent of the encroachment.
3. Signage shall be posted at the property comers indicating the Bluff Creek Overlay District
boundaries. The applicant and City should work together to best determine location,
aesthetic and message.
4. Bluff Creek should be shown and identified on the plan set.
5. Vegetative enhancement will be needed within the Bluff Creek Overlay District in addition
to the mitigation area. This area shall be planted with a native seed mix appropriate to the
area. Trees should be planted on the south side of the pond for temperature control as well as
screening from the residences.
6. The SWPPP, erosion control and grading plans should be revised to include all erosion and
sediment best management practices.
7. The outlet for Pond 6 is to be moved so that the discharge point is approximately 75 feet
from the proposed location. The FES can then be pulled back so it remains outside of the
BCOD. Energy dissipation and soil stabilization best management practices such as
ScourStopTM, Erosion Control Blanket P42TA1 or similar shall be used in addition to rip -rap
(18-62).
Planning Commission
Pioneer Pass
July 6, 2010
Page 27 of 29
8. The applicant shall develop a restoration plan including native plants for the Bluff Creek
Overlay district north of Block 1. The plant species shall be selected from the Bluff Creek
Management Plan Appendix C. The final plan must be reviewed and approved by the city
before installation.
9. Signage for the Bluff Creek Overlay District must be posted on every other property corner
and at major lot angle changes where residential yards meet the primary zone.
Interim Use Permit to allow site grading prior to final plat approval:
1. A SWPPP specific to this site shall be prepared and submitted to the City and Carver SWCD
(18-40).
2. The erosion control and grading plan must be amended per Preliminary Plat comments.
3. The Wetland Alteration Permit conditions must be met.
4. A phasing and sequence plan must be prepared and submitted.
The grading operations must follow the preliminary grading plan as approved by City
Council.
6. The applicant must submit a $36,500 erosion control security before grading can commence.
7. The applicant must obtain permission for any off -site grading.
8. Tree protection fencing shall be installed prior to construction around all areas designated for
preservation and/or at the edge of proposed grading limit.
9. Permits from the appropriate regulatory agencies will be required, including the MPCA,
NPDES, Dept. of Health, Carver County, MnDOT and Watershed District.
10. 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.
11. Erosion control measures must be installed and inspected prior to grading.
And,
Planning Commission
Pioneer Pass
July 6, 2010
Page 28 of 29
Wetland Alteration Permit for the grading and filling of wetlands:
1. Wetland I must be shown on the plans (18-40).
2. Mitigation Area #1 must be revised to equal the 20,909 square feet of new wetland credit
approved in the 2006 wetland replacement plan.
Wetland buffer must be extended around the mitigation area to achieve no less than 20,473
square feet and cannot include any portion of the pond.
4. A detailed wetland alteration and replacement plan needs to be developed that meets the
requirements of Minnesota Rules Chapter 8420.0528. this should include, at a minimum:
a. Two cross -sectional views and a plan view;
b. A detailed planting schedule;
c. A detailed vegetation management schedule including any mowing, herbicide
application, and performance goals (note: this should include the buffer area as well as
the created wetland);
d. A discussion of the soils as it pertains to their adequacy in wetland creation; and
e. A discussion of hydrology as it is not conclusive that there will be adequate hydrology to
take on wetland characteristics.
5. A five-year monitoring plan must be developed and submitted to the City for review and
comment per Minnesota Rules 8420.0810. This monitoring plan will require the placement
of shallow water monitoring wells as the intent is to create a type 1 wetland.
6. A letter of credit or other surety equal to 110% of the construction cost will be required. This
can be released upon the issuance of a Certificate of Compliance with Wetland Replacement
Plan.
7. The wetland area should use BWSR seed mix WTl for any temporary seeding.
8. An as -built survey must be provided to the City for review and approval prior to final seeding
of the area.
9. Yellow tags shall be provided to the City after the area has been seeded.
10. The planting schedule and vegetation management plan shall incorporate the buffer area as
well.
11. The selected contractor and applicant must also provide the City with a signed Board of Soil
and Water Resources "Contractors Responsibility and Landowner Statement Form".
Planning Commission
Pioneer Pass
July 6, 2010
Page 29 of 29
ATTACHMENTS
1. Findings of Fact and Recommendation.
2. Development Review Application.
3. Letter from Mark Sonstegard to Kate Aanenson dated June 4, 2010.
4. Reduced Copy Existing Conditions, Sheet 1.2.
5. Reduced Copy Site Information, Sheet 1.4.
6. Reduced Copy Preliminary Plat, Sheet 2.1.
7. Reduced Copy Preliminary Plat, Sheet 2.2.
8. Reduced Copy Preliminary Grading, Drainage & erosion Control Plan, Sheet 3.2.
9. Reduced Copy Preliminary Grading, Drainage & erosion Control Plan, Sheet 3.3.
10. Reduced Copy Preliminary Grading, Drainage & erosion Control Plan, Sheet 3.4.
11. Reduced Copy Preliminary Tree Preservation Plan, Sheet 4.1.
12. Reduced Copy Preliminary Tree Preservation Plan, Sheet 4.2.
13. Reduced Copy Preliminary Utility Plan, Sheet 5.1.
14. Reduced Copy Preliminary Landscape Plan, Sheet 6.1.
15. Letter from Chip Henges (CSWCD) to Robert Generous dated June 23, 2010.
16. Pioneer Pass "Traffic Noise Assessment' dated September 15, 2006.
17. Letter from Jon P. Solberg (MNDOT) to Robert Generous dated June 25, 2010.
18. Public Hearing Notice and Mailing List.
g:\plan\2010 planning cases\10-09 pioneer passistaff report pioneer pass.doc
0
CITY OF
CBMSEN
7700 Market Boulevard
PO Box 147
Chanhassen. MN 55317
Adminiskration
Phone: 952.227.1100
Fax: 952,227.1110
Building Inspections
Phone: 952.227.1180
Fax:952.227.1190
Engineering
Phone: 952,227.1160
Fax: 952.227.1170
Roanee
Phone: 952,227.1140
Fax: 952.227.1110
Park & Recreation
Phone:952,227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952,227.1404
Planning &
Natural Resources
Phone: 952.227,1130
Fax: 952,227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone:952.227.1125
Fax: 952.227.1110
Web Site
Iw+wti.chanhassen.mmus
MEMORANDUM
TO: Todd Gerhardt, City Manager
FROM: Bob Generous, Senior Planner
DATE: July 12, 2010
SUBJ: Pioneer Pass — Planning Case #10-09
PROPOSED MOTION
"The Chanhassen City Council approves the Pioneer Pass development
including Preliminary Plat creating 94 lots, 4 outlots and right-of-way for
public streets; Conditional Use Permit for development within the Bluff
Creek Overlay District with a Variance for encroachment into the Primary
Zone; an Interim Use Permit to allow site grading prior to final plat
approval; and a Wetland Alteration Permit for the grading and filling of
wetlands subject to the conditions of the staff report and adoption of the
findings of fact."
City Council approval requires a majority vote of City Council.
EXECUTIVE SUMMARY
The developer is requesting approval of a Preliminary Plat creating 94 lots, 4 oudots and right-of-
way for public streets (approximately 63 acres); a Conditional Use Permit for development within
the Bluff Creek Overlay District with a Variance for encroachment into the Primary Zone; an
Interim Use Permit to allow site grading prior to final plat approval; and a Wetland Alteration
Permit for the grading and filling of wetlands.
PLANNING COMMISSION SUMMARY
The Planning Commission held a public hearing on July 6, 2010 to review the proposed
development. The Planning Commission voted 6 for and 0 against a motion recommending approval
of the development including preliminary plat, conditional use permit with a variance, interim use
permit and wetland alteration permit subject to the conditions of the staff report (pages 20 — 28) with
the modifications to preliminary plat conditions 2.p., 2.v. and 3.e. as well as making language
changes to make all conditions mandatory. Planning Commission minutes are item la. of the July
12, 2010 City Council packet.
The Planning Commission wanted to make sure that there were no viable altematives in order to
grant the variance to permit the storm water pond to encroach into the Bluff Creek primary zone.
The Planning Commission felt that this was a very good development, which was thoroughly
reviewed by the City and developer.
RECOMMENDATION
Staff and the Planning Commission recommend approval of the Pioneer Pass development
ATTACHMENT
1. Planning Commission Staff Report Dated July 6, 2010.
giplan\2010prann cases\IQ-09 ioneer a s\ex cu ve u 7-12- doc iCAIInEp
rinhassen is a LPommuni�y for Life - Wr0vi6mg {o`ra%ay and bQAmm�g for Tomorrow
CITY OF CHANHASSEN
PROPOSED MOTION:
PC DATE: July 6, 2010
CC DATE: July 12, 2010 Fil
REVIEW DEADLINE: August 3, 2010
CASE #: 10-09
BY: AF, RG, TH, ML, JM, JS
"The Chanhassen City Council approve the Pioneer Pass
development subject to the conditions of the staff report."
=1
Adoption of the attached Findings of Fact .
SUMMARY OF REQUEST: The developer is requesting approval of a Preliminary Plat
creating 94 lots, 4 outlots and right-of-way for public streets (approximately 63 acres); Conditional
Use Permit for development within the Bluff Creek Overlay District with a Variance for
encroachment into the Primary Zone; an Interim Use Permit to allow site grading prior to final plat
approval; and a Wetland Alteration Permit for the grading and filling of wetlands — PIONEER
PASS.
LOCATION: North of Pioneer Trail (1600 Pioneer Trail) at Bluff Creek Drive
APPLICANT: Ryland Homes Peterson -Jacques Farm Land Co., LLC
7599 Anagram Drive 15900 Flying Cloud Drive
Eden Prairie, MN 55344 Eden Prairie, MN 55347
(952) 229-6007
msonsteg@ryland.com
PRESENT ZONING: Residential Low and Medium
Density (RLM) and Agricultural Estate (A2)
2020 LAND USE PLAN: Residential — Low Density
(net density 1.2 — 4.0 units per acre)
ACREAGE: 63.4 acres
DENSITY: gross: 1.48; net: 3.53
LEVEL OF CITY DISCRETION IN DECISION -
MAKING:
The City's discretion in approving or denying a
preliminary plat is limited to whether or not the proposed
plat meets the standards outlined in the Subdivision
Regulations and Zoning Ordinance. If it meets these
standards, the City must approve the preliminary plat.
This is a quasi-judicial decision.
Planning Commission
Pioneer Pass
July 6, 2010
Page 2 of 29
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 has limited discretion in approving or denying wetland alteration permits, based on
whether or not the proposal meets the wetland alteration permit standards outlined in the Zoning
Ordinance. If the City finds that all the applicable wetland alteration 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 variances. 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.
PROPOSAU/SUMMARY
The developer is requesting approval for a 94-lot single-family
development.
North of the project is The Preserve development, which will
contain 150 single-family homes on smaller lots, Planning Case 06-
14. To the east across Bluff Creek, NDI has extended the
preliminary approvals for a 144-unit townhouse development
(Planning Case #05-24 — Liberty at Creekside). Pioneer Pass must
provide a small segment of right-of-way (Outlot A) to connect the
projects to the north and east. To the south is realigned Pioneer
Trail, Bluff Creek Drive and Highway 212. To the west, K.
Hovnanian T&C Homes at Minnesota is developing a 444-unit
townhouse project (Planning Case 05-11 — Liberty on Bluff Creek).
The central portion of the site has been farmed. The high point on
the property is located in the west central portion of the site with an
elevation of 958. The low point on the site is located in the northern
portion of the property with an elevation of 866. The Bluff Creek
primary corridor is located in Outlot B. This Outlot may either be
dedicated or donated to the City or have a conservation easement
recorded over it.
I
Water and sewer were extended to the area in conjunction with the 2005 MUSA utility extension
project. The project included the construction of Bluff Creek Boulevard, which includes a
pedestrian underpass for the Bluff Creek corridor trail.
Subject to the conditions included in the staff report, staff is recommending approval of the project.
Planning Commission
Pioneer Pass
July 6, 2010
Page 3 of 29
APPLICABLE REGUATIONS
Chapter 7, Article III, Excavating, Mining, Filling and Grading
Chapter 18, Subdivisions
Chapter 20, Article II, Division 3, Variances
Chapter 20, Article IV, Conditional Use Permits
Chapter 20, Article IV, Division 5, Interim Use Permits
Chapter 20, Article VI, Wetland Protection
Chapter 20, Article XIV, Division 1, Residential Low and Medium Density District
Chapter 20, Article XXXI, Bluff Creek Overlay District
BACKGROUND
On September 25, 2006, the Chanhassen City Council approved the Final Plat for Pioneer Pass
(Planning Case #06-09) creating 53 lots, 7 outlots and right-of-way for public streets. However, the
developer did not execute the development contract or final plat documents and the subdivision
became void.
On April 24, 2006, the Chanhassen City Council approved Planning Case #06-09 which included
the following:
A. Comprehensive plan Land Use Amendment from Residential — Medium Density and
Office(Industrial to Residential - Low Density of the land within the Plat of Pioneer Pass
except for Outlots A, B, C, D and G.
B. Rezoning of the land within the Plat for Pioneer Pass except for Outlots A, B, C, D and G,
Pioneer Pass, from Agricultural Estate District, A2, to Residential Low and Medium
Density District, RLM.
C. Preliminary Plat for "Pioneer Pass" creating 81 lots, 9 outlots and right-of-way for public
streets.
D. Wetland Alteration Permit for the grading and filling of wetlands on property.
E. Conditional Use Permit to permit development within the Bluff Creek Overlay District
with a variance for encroachment into the primary zone to construct a stormwater pond.
On August 8, 2005, the Chanhassen City Council approved a Planned Unit Development concept
plan for a low -density residential development consisting of 120 units of twin and single-family
homes. However, the project never proceeded beyond the concept stage review.
On December 8, 2003, the City approved the 2005 MUSA Alternate Urban Areawide Review
(AUAR). This document was intended to review and provide mitigation measures for all
development within the 2005 MUSA area. At the time of development review, each property
within the 2005 MUSA area is required to reimburse the City for their propositional share, based
Planning Commission
Pioneer Pass
July 6, 2010
Page 4 of 29
on the land area, of the costs for completion of the AUAR. This property is responsible for
$23,649.00 as their portion of the 2005 AUAR.
With the update of the comprehensive plan in 1998, this property was given two land use
alternatives: Residential -Medium Density and Office/Industrial, as well as Parks and Open
Space within the Bluff Creek Corridor.
SUBDIVISION REVIEW
The developer is requesting subdivision
approval to create 94 lots, 4 outlots and
right-of-way for public streets. The
development is proposed in two phases
with the first phase consisting of 44 lots in
the southern half of the development as
well as the construction of Bluff Creek
Drive from Bluff Creek Boulevard to
Pioneer Trail. The second phase would
consist of 50 lots in the northern half of the
development.
Lots range in size from 9,144 square feet to 20,740 square feet with
an average lot size of 12,319 square feet. With the exception of Lot
20, Block 2, which shall be revised to comply with the regulations
for lot depth, the proposed development complies with the
requirements of the Residential Low and Medium Density District,
RIM, standards.
PARKS & OPEN SPACE
Ryland Homes is proposing to develop 94 homes, a collector
street, and an 8.7-acre city park on property owned by the
Peterson -Jacques Farm Land Company, LLC. The collector
street will connect the roundabout at Bluff Creek Boulevard
to the signalized intersection at Bluff Creek Drive and
Pioneer Trail. Homes will be accessed from one of three
residential streets, two connecting to the new collector and
one from the existing Bluff Creek Boulevard. The park is
proposed to be located in the southwest quadrant of the plat
adjacent to the Liberty at Bluff Creek neighborhood.
Acquisition of the parkland will be accomplished through a
combination of dedication and fee purchase. The park will be
developed through a cooperative agreement between the
applicant and the City. It is proposed that park development
be completed concurrent with the completion of the first
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Planning Commission
Pioneer Pass
July 6, 2010
Page 5 of 29
phase of housing. Pioneer Pass Park will be the first new neighborhood park added to the City's
park system in 15 years.
Comprehensive Park Plan
The City's comprehensive park plan calls for a neighborhood park of 10-25 acres in size to be
located within one-half mile of every residence in the City. Acquisition and development of the
8.7-acre Pioneer Pass Park will satisfy this requirement for all the new homes being built in
Pioneer Pass and for the entire Liberty on Bluff Creek Neighborhood. A small percentage of the
Preserve neighborhood, located north on Bluff Creek Boulevard, also resides within this one-half
mile service area. The City retained Hoisington Koegler Group to prepare a concept plan for the
proposed park area. Since the original concept was developed, four proposed lots and a cul-de-
sac street have been added to the park outlot. This additional property will allow the park to
stretch out a bit more and accommodate the addition of a sliding hill.
Comprehensive Trail Plan
The new collector road includes plans for a pedestrian trail on the east side and a sidewalk on the
west. The current submittal depicts these public improvements terminating at the southern
border of the plat. Both the sidewalk and the trail will need to be continued south to existing
connection points at Pioneer Trail. Additionally, the plans shall be revised to show the trail on
the west side of Bluff Creek Drive and the sidewalk on the east side of Bluff Creek Drive.
Residents residing in Pioneer Pass will also have access to the Bluff Creek Trail network.
Existing trails along Bluff Creek Boulevard will lead future residents to the trail underpass at
Bluff Creek. A sidewalk is currently depicted on the proposal along Street A. A sidewalk
should also be incorporated into the plan on Street D to afford convenient access from the
neighborhood to the park.
GRADING, DRAINAGE AND EROSION CONTROL
Wetlands
In October of 2005, Graham Environmental Services delineated seven wetlands on the property
identified as the Peterson property. Of these wetlands, three are located on the subject property
to be platted at Pioneer Pass. Wetlands A, B and F were found to be jurisdictional wetlands in
the Graham report. In the plans prepared by JR Hill, wetland A is included as wetland A and
wetland Z as the construction of the roundabout fragmented this wetland. Wetland B has the
same nomenclature in both the report and the plan set. Wetland F from the Graham report is not
identified in the plan set but is located in the southwest corner of the property with the majority
of the basin within MnDOT right-of-way.
Planning Commission
Pioneer Pass
July 6, 2010
Page 6 of 29
The plan calls for wetlands A and
Z, which are remnants of the
original wetland A, to be filled in
their entirety but no other wetlands
will be impacted. However, the
approved mitigation plan from
May of 2006 indicates that
Wetland I is to be impacted and it
is this impact that requires the
mitigation as wetlands A and Z are
merely remnant wetlands from a
previous impact which has already
been mitigated (see Wetland
Alteration Permit section for
further discussion). The impacts
will be mitigated for by the
creation of a new wetland area
immediately adjacent to Wetland
B. The mitigation area must meet
the design criteria described in
Minnesota Rules Chapter
8420.0528 and a detailed
vegetation management and monitoring plan must be provided as required by Minnesota Chapter
8420.0810.
The current plan shows a buffer area around the Mitigation Area 1 only, not the remaining
wetlands on the property. Chanhassen City Code requires that a buffer be preserved or created
around all wetlands on a property. Because this area was in agricultural production and is not
likely to support a community of native vegetation, the applicant will need to establish a native
buffer. This will need to be shown on the plans and buffer signs will need to be placed. The
applicant should work with City Staff concerning the purchase and placement of the signs.
Lakes and Bluffs
There are no lakes located on or within 1000 feet of the subject property. A tributary of Bluff
Creek is located southwest of the property and Bluff Creek proper is located northeast of the
subject property. In both instances, there are no lots within the Shoreland Overlay Management
District.
There are several areas with steep slopes on the subject property; primarily to the north. A
review of the topography indicates that while the areas have a substantial elevation change and
long runs, none meet the criteria to be considered a bluff. Care should be taken during the design
and construction to assure that these areas are protected from erosion. The soil boring report
should be made available to the City for review.
Planning Commission
Pioneer Pass
July 6, 2010
Page 7 of 29
Grading and Erosion
The current high point of the property is generally located east of the Bluff Creek Boulevard
roundabout. The developer proposes to grade the area within Phase 1 in the fall of 2010. In
spring 2011 the developer intends to grade the remainder of the site in order to allow the 20-foot
fill area on the east side of the site to consolidate until the area is final platted.
The grading plan shows that a small area within K. Hovnanian's Liberty on Bluff Creek
development will be graded with the project. The developer must coordinate this work and the
restoration with the homeowners association. The developer must obtain approval to complete
the off -site grading required to construct a collector road (Bluff Creek Drive) to Pioneer Trail. 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.
Additional catch basins will be required along Street A. The number and location will be
determined with the final plat submittal.
The developer's engineer must work with City staff to improve the proposed drainage patterns at
the back of Lots 11 through 14, Block 2. A drain tile service stub must be provided for any lot
that drains from the back to the front.
The low floor elevations of Lots 33 to 35, Block 1 must be adjusted so that they are minimum
three feet above the high water level of the adjacent pond.
Verify the first floor elevation of Lots 1 through 3, Block 1. Based on the grading plan these
elevations will be 10 feet higher than what is shown on the plan.
A NPDES Phase II Construction Site Storm Water Permit will be required from the Minnesota
Pollution Control Agency (MPCA) for this site. Proof of permit acquisition should be provided
to the City prior to the commencement of any earth -disturbing activities. A Storm Water
Pollution Prevention Plan (SWPPP) needs to be provided for review. Sheet 3.1 - Erosion and
Sediment Control Details has some of the SWPPP requirements but it is not specific to this site.
The Carver Soil and Water Conservation District reviewed page 3.1 and has indicated that they
will not issue a storm water management permit until the SWPPP is written specific to this site.
James R. Hill, Inc. indicated that an area of consolidation was needed because of the depths of
fill materials to be placed. This area is to be graded and sit for one year. An erosion control plan
specific to this area will be required. It should include, at a minimum, the subject area, the
timing, any structural erosion and sediment control BMPs and any temporary seeding. If this
entire site is to be open at one time, temporary ponding will be required. This will need to be
shown on a plan.
Some general notes of concern pertain to the manner in which proposed grades are to match
existing grades. Of significant concern is the backyard of Lot 7, Block 1. The proposed grade
match will create a concentrated flow condition in a known highly erodible soil. The same
Planning Commission
Pioneer Pass
July 6, 2010
Page 8 of 29
condition is created in the backyards of Lots I and 2 of Block 1 and adjacent to the extension of
Bluff Creek Boulevard at the intersection with Pioneer Trail.
It is unclear from the plan which, if any CBMH, proposed or existing, will have inlet protection
measures installed. There are several locations where it will be necessary such as the northern
intersection of Road A and Bluff Creek Boulevard. Also, until final stabilization is achieved,
inlet protection will be required at all CB shown in the backyards.
Retaining Walls
The grading plan identifies a retaining wall as shown in red on the diagram below. The
maximum height of this retaining wall is 15 feet; therefor, the wall must be designed by a
Structural Engineer registered in the State of Minnesota and a building permit is required.
The developer has indicated that retaining walls will likely be installed at the locations shown in
blue on the diagram below. Staff supports the installation of these retaining walls since they will
provide a flatter, more usable backyard space for the homes on each side of the retaining wall.
The actual location, height and length of each wall will be identified in the final grading plan.
Planning Commission
Pioneer Pass
July 6, 2010
Page 9 of 29
Retaining walls constructed with the development will be the responsibility of the homeowners
association.
Surface Water Management Connection Charges
Water Ouality Fees
Because of the impervious surface associated with this development, the water quality fees for
this proposed development are based on single-family residential development rates of $2,540
per acre. Assessable area is equal to the total area less that portion which is within Outlots A, B,
C and D and public right-of-way for Bluff Creek Boulevard. This area equals 32.439 acres.
Therefore, the gross water quality fees associated with this project are 32.439 acres multiplied by
$2,540/acre or $82,395.06.
Water Ouantity 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 in
addition to mitigation for flood damage. Single-family residential developments have a
connection charge of $2,640 per developable acre. This results in a water quantity fee of
approximately $85,638.96 for the proposed development.
SWMP Credits
This project proposes the construction of three NURP basins. The applicant will be credited for
50% of the water quality charge for each acre draining to a NURP basin on site. Sub -catchment
areas 2, 6, 7 and 9 are all treated in the three NURP basins. Credit for this treatment will be
$40,703.50 or [$2540(0.5)*32.05ac]. There will be three outlet structures with BMPs for rate
control and the removal of floatables. These three structures result in a $7,500 credit.
At this time, the estimated total net SWMP fee, due payable to the City at the time of final plat
recording, is $119,830.52.
Drainage
The applicant provided a summary of the HydroCAD model. While there is some change to the
watershed boundaries, approximately the same areas are draining to the same receiving waters
post -development as pre -development. They have reduced the 100-year runoff rates in post -
development conditions. There are two exceptions to this. Subcatchment area 3S now runs west
to Bluff Creek Boulevard where the existing infrastructure appears adequate to handle this
relatively minor increase in discharge rate. The other exception is subcatchment 8S in the
southeast corner. This area will now discharge to MnDOT right-of-way. The applicant will
need to get approval from the Department of Transportation prior to redirecting runoff to this
area. The model also assumes that most of the residential lots will be in the hydrologic group B.
In some areas there are cuts as deep as 19 feet so that the C horizon is exposed. Unless it is the
Planning Commission
Pioneer Pass
July 6, 2010
Page 10 of 29
intent of the applicant to place several feet of suitable topsoil, the resulting soil condition will be
clay that will be compacted as a result of the construction activity. Those areas without a cut are
no more likely to be B type soils upon completion of the grading as many of these areas have
between eight (8) feet and twenty (20) feet of fill. The model should be revised to reflect a more
accurate post -development soil condition.
There are some concerns regarding the backyard drainage, particularly between Street B and
Street C as well as between Street C and Street D. The drainage swale must be contained within
a drainage and utility easement. City Code requires that anywhere there is drainage from back to
front, as is the case between lots 16 & 17 and between lots 18 & 19 of Block 2, a drain file needs
to be installed. Further, given the presence of wetlands elevated on the site, it is evident that
there exists subsurface drainage near the surface. This is further supported by the presence of
Hamel loam at the west end of the proposed Street B. Hamel loam is known to have a seasonally
high water table less than one (1) foot from the surface. Hamel loam is also found approximately
in the proposed location of Lots 1, 2, 3, 41 and 42 of Block 3. The bulk of the remaining area is
dominated by Lester -Kilkenny Soils which have a seasonally high water table within 3 feet of
the soil surface. Because of this, drain file should be installed at back -of -curb from Lot 12 to the
CBMH in front of Lot 19, Block 2 and is highly recommended in front of the previously
mentioned lots on Block 3.
Swales are proposed in the backyards between all proposed streets. Most have adequate
easement and the grading is designed such that it should be contained within that easement. The
exception is the backyards between Street B and Street C. The proposed grading pushes the
water to the houses along street B and the proposed swale is not within the drainage and utility
easement. This must be revised so that the swale is contained within the drainage and utility
easement.
The configuration of the inlet and outlet for Pond 2 is arranged in such a manner that short-
circuiting of the system is highly probable. For this reason the outlet should be moved further
west from the currently proposed location. The proposed outlet for Pond 6 discharges directly to
an existing gully which is showing significant degradation due to erosion. The proposed outlet
will only act to exacerbate this problem. For this reason, and to avoid further encroachment into
the Bluff Creek Overlay District, the outlet should be moved further south so it discharges at the
angle point of the 20-foot grading limit line approximately 75 feet from the proposed outlet.
Energy dissipation and soil stabilization best management practices should be employed so that
new gullies, rills or escarpments do not form. Materials such as Scour StopTm, Erosion Control
Blanket P42Tm, or other similar turf reinforcement mat products should be installed in
conjunction with traditional rip -rap. The establishment of woody vegetation in the form of dense
shrubs, such as sandbar willow, beyond the outlet would be strongly encouraged as well.
Bluff Creek Overlay District
The subject property is encumbered by the Bluff Creek Overlay District to the north, northeast
and southwest. No lots are proposed within the overlay district but a stormwater pond, wetland
mitigation and some utilities will be constructed within the overlay district. This will require a
conditional use permit and a variance.
Planning Commission
Pioneer Pass
July 6, 2010
Page 11 of 29
Other Agencies
The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Minnesota Pollution Control Agency, Minnesota Department of Natural Resources (for
dewatering), Carver SWCD, Minnesota Department of Transportation, et al) and comply with
their conditions of approval.
UTII.ffIES
Trunk sanitary sewer and watermain to serve the proposed development were constructed with
the 2005 MUSA Expansion Improvements, City Project 04-05. Lateral sanitary sewer and
watermain within the development will extend from the existing trunk facilities within Bluff
Creek Boulevard. An additional lateral sanitary sewer connection is proposed from the existing
eight -inch stub at Freedom Lane, within the Liberty on Bluff Creek development to the west.
Due to the grade variation within the site some segments of the sanitary sewer will exceed 16
feet in depth. Sanitary sewer that is 16 to 26 feet deep must be SDR 26; sewer in excess of 26
feet deep must be SDR 18.
The sanitary sewer between Lots 5 and 6, Block 1 is up to 30 feet deep. If the pipe needed to be
repaired in the future, traditional open cut method would not be possible due to the proximity of
the homes; therefore, this sewer segment must be installed within a steel casing pipe.
The developer will install 12-inch trunk watermain within Bluff Creek Drive. The City will
reimburse the developer the cost difference between 8-inch lateral and 12-inch trunk watermain.
A water service stub must be installed for the park area at a location acceptable to the Parks and
Recreation Director.
A pressure -reducing valve is required within the homes with a low floor elevation of 935 feet or
lower. The developer shall install a pressure -reducing valve vault in the southern portion of
Bluff Creek Drive. The City will determine the location and design of the vault in conjunction
with the final plat design. The developer will be reimbursed for the cost of the vault.
The property is subject to sanitary sewer and water hookup charges for all of the lots. The 2010
Met Council SAC charge is $2,175 per unit. The City's 2010 trunk utility hookup fees are
$2,026 per unit for sanitary sewer and $5,393 per unit for water. A portion of the trunk utility
hookup fees will be collected with the final plat: for 2010 the portion collected with the
development contract is $'� 608/unit of the sanitary sewer hookup fee and $3-, � 1,618/unit
of the water hookup fee.
The developer will be responsible for extending lateral sewer and water service to the lots;
therefore, the sanitary sewer and water connection charges do not apply.
All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Permits from the appropriate regulatory
Planning Commission
Pioneer Pass
July 6, 2010
Page 12 of 29
agencies will be required, including the MPCA, NPDES, Dept. of Health, Carver County,
MnDOT and Watershed District.
STREETS
The developer will construct Bluff Creek Drive from the existing roundabout to Pioneer Trail.
The southern 400 feet of this street lies outside of the plat and within Minnesota Department of
Transportation (MnDOT) right-of-way for Highway 212. Based on the final alignment of
Highway 212 MnDOT has indicated that this right-of-way will likely be turned back in the
future. Prior to final plat approval, the City and the developer must work with MnDOT to obtain
the necessary approvals and/or agreements necessary to construct this street.
The developer proposes to construct four public streets within the development. All public
streets shall be 31 feet wide within a 60-foot wide right-of-way. Street A will connect to Bluff
Creek Boulevard at two locations: at the existing intersection at Commonwealth Drive and
approximately 1000 feet from the existing roundabout. Street D will connect approximately 310
feet west of Street A at Bluff Creek Boulevard. Streets B and C are cul-de-sacs that will extend
from Street A. The cul-de-sacs shall be 90 feet in diameter within a 120-foot wide right-of-way.
The grade of the public streets must be adjusted so that they do not exceed 8%.
The owner of the exception parcels should work with MnDOT, the County and the City to
determine future access to these areas.
The Arterial Collector Roadway Fee will be waived since the developer will be constructing
Bluff Creek Drive (a collector road).
ASSESSMENTS
There are three deferred assessment on this property:
1. 2005 MUSA Area Expansion: $301,044.41
2. Bluff Creek Boulevard Improvements: $1,017,682.41
3. Highways 101 and 212/Lyman Boulevard improvements: $188,659.46
All assessments are for 7 years at 6% interest. If the assessments plus accumulated interest are
not paid in full with the final plat, the amounts can be re -spread to the lots within the final plat.
If the developer chooses to reassess, the assessment amounts will be included in the letter of
credit calculation.
LANDSCAPING AND TREE PRESERVATION
The proposed landscape plan for Pioneer Pass has been reviewed. The following calculations are
based on the submitted plans dated 6/4/10.
Planning Commission
Pioneer Pass
July 6, 2010
Page 13 of 29
Total upland area (excluding wetlands, bluffs, park) 35.03 ac.
Baseline canopy coverage 3.2% or 1.11 ac.
Minimum canopy coverage allowed 25% or 8.76 ac.
Proposed tree preservation .9% or .33 ac.
Developer does not meet minimum canopy coverage allowed; therefore, the difference between
the baseline and proposed tree preservation is multiplied by 1.2 to calculate the required
replacement plantings.
Difference in canopy coverage .78 ac.
Multiplier 1.2
Total replacement .94 ac. or 40,772 SF
Total number of trees to be planted 37 trees
In addition, the applicant must increase canopy coverage to meet the minimum 25 percent
required. The calculations are follows:
Total reforestation area (8.76-1.11 ac.) 7.65 ac or 333,234 SF
Required canopy coverage 306 trees
(one tree provides 1,089 SF of canopy)
The total number of trees required for the development is 343.
Bufferyard requirements are as shown in the table:
Landscaping Item
Required
Proposed
Bufferyard B —
38 overstory trees
43 overstory trees
residential lots along
76 understory trees
44 understory trees
collector road
114 shrubs
0 shrubs
1900', 15' width
Bufferyard B — Park
11 overstory trees
19 overstory trees
property
22 understory trees
understory trees
1100', 30' width
22 shrubs
shrubs
Boulevard trees — Bluff
63 trees
49 trees
Creek Blvd.
Applicant does not meet total minimum requirements for bufferyard and boulevard tree
plantings. Staff recommends accepting the proposed number of boulevard trees. The plan shows
proper spacing for long-term health. The applicant should create more diversity in the boulevard
groupings and allow no more than 10 trees of a species grouped together. The applicant shall
revise the landscape plan to show more variation in boulevard plantings.
Staff recommends that the applicant increase the bufferyard planting to meet minimum ordinance
requirements. The applicant shall increase the number of understory and shrub plantings in order
to meet the minimum amounts required. Lots 13, 14, 25 and 26, Block 2 shall receive an
Planning Commission
Pioneer Pass
July 6, 2010
Page 14 of 29
increased number of evergreen plantings to shield the properties from oncoming traffic
headlights.
Staff recommends that the applicant include native plantings along the north Bluff Creek
Overlay District primary line. This area north of the line is being impacted by grading and a
restoration plan shall be developed by the applicant and approved by the city for this area.
MISCELLANEOUS
The developer must submit a list of proposed street names for review and approval prior to final
plat of the property. The developer shall provide a 1:200 scale plat drawing (with lot numbers,
block numbers and street names only) for addressing purposes. Demolition permits must be
obtained before demolishing any existing structures. A final grading plan and soils
investigation/correction report must be submitted to the Building Inspections Division before
permits can be issued. Retaining walls over four feet high require a building permit and must be
designed by a professional engineer. Each lot must be provided with separate sewer and water
services. The developer and/or their agent shall meet with the Inspections Division as early as
possible to discuss plan review and permit procedures.
Additional fire hydrants will be required and some will need to be relocated. Contact the Fire
Marshal for which hydrants are in question. Water mains and fire hydrants shall be installed and
made serviceable prior to combustible construction (2007 MSFC Sec. 503.1.1.). A three-foot
clear space shall be maintained around fire hydrants (2007 MSFC Sec. 508.5.4.). Temporary
street signs shall be installed as soon as construction begins. Signs shall be of an approved size,
weather resistant, and maintained until replaced by permanent signs (2007 MSFC Sec. 505.2.).
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 time of construction except
when approved alternate methods of protection are provided (2007 MSFC Sec. 501.4.). No
burning permits will be issued. Trees and shrubs must be removed from site or chipped.
As part of the previous development review in 2006, a noise study was completed for the project.
Based on that study, a 30 dBA attenuation shall be provided by the building design and
construction along with year-round climate control for the homes adjacent to the T.H. 212/Pioneer
Trail right-of-way.
COMPLIANCE TABLE
Area
(square feet
Frontage
feet
Depth
feet
Notes
Code
9,000
50
110
Setbacks: Front-25'; side-5'
(garage side), 10' (house side); rear-
251; Coverage: 35%
LI BI
18,504
90
206
40' primary zone setback, corner lot
L2 BI
13,460
80
185
40' primary zone setback
L3 B1
12,242
71
166
40' primary zone setback
Planning Commission
Pioneer Pass
July 6, 2010
Page 15 of 29
Area
(square feet)
Frontage
(feet
Depth
feet
Notes
Code
9,000
50
110
Setbacks: Front-25'; side-5'
(garage side),10' (house side); rear-
251; Coverage: 35%
1.4 B1
11,710
70
155
40' primary zone setback
L5 B1
13,355
71
158
40' primary zone setback
L6 B1
16,619
68
178
40' primary zone setback
L7 B1
20,252
68
210
40' primary zone setback
L8 B1
18,753
68
198
40' primary zone setback
L9 BI
12,167
70
163
40' primary zone setback
L10 BI
11,605
86
157
40' primary zone setback
1,11 Bl
11,359
86
156
40' primary zone setback
L12 B1
11,326
86
153
40' primary zone setback
L13 BI
11,501
86
160
40' primary zone setback
L14 BI
13,791
69
181
40' primary zone setback
L15 BI
16,668
67
191
40' primary zone setback
L16 BI
13,728
67
173
40' primary zone setback
L17 Bl
12,517
67
159
40' primary zone setback
L18 BI
12,976
67
164
40' primary zone setback
L19 BI
13,297
67
163
40' primary zone setback
L20 BI
11,739
67
150
40' primary zone setback
L21 BI
13,702
57
165
40' primary zone setback
L22 BI
14,285
70
187
L23 BI
70
70
195
L24 BI
15,523
70
192
L25 BI
11,799
67
159
L26 BI
12,497
64
153
L27 BI
15,288
64
165
L28 B1
12,173
64
149
L29 B1
10,310
70
139
L30 B1
9,972
72
138
L31 B1
9,972
72
138
L32 BI
10,081
71
137
L33 BI
10,439
69
135
L34 BI
10,628
81
136
L35 BI
13,141
103
134
Comer lot
Ll B2
13,449
90
152
Comer lot
L2 B2
11,018
69
146
L3 B2
10,613
79
144
L4 B2
10,485
80
142
L5 B2
17,135
200
140
Irregular shape lot
L6 B2
10,773
87
120
Corner lot
L7 B2
10,178
97
128
Planning Commission
Pioneer Pass
July 6, 2010
Page 16 of 29
Area
(square feet
Frontage
feet
Depth
feet
Notes
Code
9,000
50
110
Setbacks: Front-25'; side-5'
(garage side),10' (house side); rear-
251; Coverage: 35%
L8 B2
10,225
77
139
L9 B2
10,946
93
136
L10 B2
11,714
53
139
Ll1 B2
17,483
46*
142
Double fronting lot
L12 B2
13,391
46*
146
Double fronting lot
L13 B2
18,974
46*
166
Double fronting lot
L14 B2
19,240
46*
161
Double fronting lot
L15 B2
11,493
102
145
L16 B2
9,912
71
135
L17 B2
9,426
68
125
L18 B2
9,275
68
123
L19 B2
13,223
80
138
Corner lot
L20 B2
13,516
122
106 #
Corner lot
L21 B2
10,059
72
140
L22 B2
10,524
72
146
L23 B2
10,109
79
138
L24 B2
13,665
50
146
L25 B2
20,740
46*
152
Double fronting lot
L26 B2
14,232
46*
149
Double fronting lot
L27 B2
13,167
46*
142
L28 B2
9,854
72
134
L29 B2
10,749
73
147
L30 B2
10,626
72
146
L31 B2
9,906
72
137
L32 B2
10,414
64
131
L33 B2
13,4041
77
144
Corner lot
L34 B2
15,152
92
175
Comer lot
L35 B2
10,988
67
142
L36 B2
9,968
65
128
L37 B2
10,009
85
132
L38 B2
10,339
84
136
L39 B2
9,645
76
132
L40 B2
9,1441
76
124
L41 B2
9,681
84
128
L42 B2
13,036
105
137
Corner lot
Ll B3
12,965
86
138
L2 B3
9,727
69
130
L3 B3
9,802
69
129
L4 B3
9,470
71
129
Planning Commission
Pioneer Pass
July 6, 2010
Page 17 of 29
Area
(square feet
Frontage
feet
Depth
feet
Notes
Code
9,000
50
110
Setbacks: Front-25'; side-5'
(garage side), 10' (house side); rear-
25'; Coverage: 35%
L5 B3
9,324
72
130
L6 B3
10,080
68
132
L7 B3
10,797
68
129
L8 B3
11,687
101
146
L9 B3
15,730
135
171
Corner lot
L10 B3
17,959
215
119
Lll B3
9,825
85
130
L12 B3
9,360
72
130
L13 B3
9,360
72
130
L14 B3
10,243
84
130
L15 B3
10,072
77
130
L16 B3
9,318
72
130
L17 B3
12,144
88
136
Corner Lot
Outlot A
38,344
Access for property to east, Bluff
Creek primary zone and drainage and
utility easement
Outlot B
747,538
Bluff Creek primary zone and storm
water pond
Outlot C
379,345
Neighborhood park, Bluff Creek
rim zone and storm water pond
Oudot D
18,232
1 Storm water pond
Bluff Creek Blvd.
1 70,116
Bluff Creek Dr.
94,618
Local Streets
255,008
TOTAL
2,761,2241
63.389 acres
• Meets (exceeds) the minimum lot width at the building setback line.
# Lot must be adjusted to meet minimum 110 feet of lot depth. The front of the lot on a comer is determined by
the side with the shortest amount of frontage on a public street.
CONDITIONAL USE PERMIT WITH VARIANCE
BLUFF CREEK OVERLAY DISTRICT
The City of Chanhassen established the Bluff Creek Overlay District (BCOD) by ordinance in
1998 to protect the Bluff Creek Corridor, wetlands, bluffs and significant stands of mature trees
through the use of careful site design and other low -impact practices. This parcel is partially
encumbered by the Bluff Creek Overlay District. No alterations are allowed within the primary
corridor or within the first 20 feet of the setback from the primary corridor. All structures must
meet the 40-foot setback from the primary corridor. If any alterations are proposed on property
Planning Commission
Pioneer Pass
July 6, 2010
Page 18 of 29
within the Bluff Creek Overlay District, a conditional use permit must be obtained prior to
alterations occurring.
Outlots A, B and part of C contain the Bluff Creek Corridor primary zone. The Primary Corridor
is designated open space. All structures must meet a 40-foot structural setback from the Primary
Corridor boundary as required by Chanhassen City Code. In addition, no grading is allowed
within the first 20 feet of the Primary Corridor. The plans propose grading for a stormwater
pond within the Primary Corridor in Outlot B. This is the only feasible location for a stormwater
pond to serve a majority of the development due to the site topography. A variance is necessary
to permit the encroachment into the primary zone. It is reasonable to grant this variance. As a
condition of approval, the applicant will be required to develop a re -vegetation plan for the
Primary Corridor.
The applicant is proposing to construct a stormwater pond, a wetland mitigation area and
approximately 160 feet of sanitary sewer within the Bluff Creek Overlay District (BCOD). No
roads, lots or other infrastructure are to be placed within the BCOD. Because of the need to
mitigate, there is no reasonable alternative to creating on -site mitigation without encroaching
into the Primary Zone of the Bluff Creek Overlay District. This area is most likely to have
suitable soils, hydrology and vegetation for a successful mitigation area
It would be problematic to place the pond #2 anywhere other than the proposed location. This
location allows for the maintenance of similar drainage area to Bluff Creek while decreasing the
discharge rate for all events and providing adequate treatment prior to discharging into the
wetland adjacent to Bluff Creek.
The last encroachment is required for the sanitary sewer lines. The topography of the site
presents a challenge with the sanitary sewer design. The sanitary sewer connection west of the
site is not deep enough to service the whole site; therefore, a portion of the site must be serviced
from the existing sanitary sewer stub within Bluff Creek Boulevard. The location and elevation
of the stub within Bluff Creek Boulevard and the required depth of sanitary sewer to service the
site requires the sanitary sewer to extend between two lot lines and through the BCOD. The low
area within the development will be on 20 feet of fill, so raising the low area is not an option.
A significant portion of the BCOD was in agricultural production until recently. As a result,
much of the vegetative cover is typical pioneer species and agricultural weeds. As this area is a
buffer for the wetland, acts to reduce runoff and slow rates of discharge to Bluff Creek and is
part of the Bluff Creek Overlay District, the applicant should enhance the vegetation within the
BCOD.
Planning Commission
Pioneer Pass
July 6, 2010
Page 19 of 29
WETLAND ALTERATION PERMIT
In May of 2006, the City as the LGU
responsible for the administration of
the Wetland Conservation Act,
approved the permanent impact of 0.47
acres of Type 1, (PEMAf) Palustrine
Emergent Vegetation Seasonally
Flooded, farmed wetland. These
wetlands were identified as A and I in
the Graham Environmental Services
(GES) report and is shown to the left.
The approved plan called for these
impacts to be mitigated for on -site
through the creation of 0.48 acres
(20,909 S.F) of new wetland credit and
1.22 acres of public value credit in the
form of NURP ponds and wetland
buffer. The approved plan called for
10,190 square feet of wetland buffer
and 43,124 square feet of ponding. Under the rules adopted in July of 2007 and made permanent
in 2009, storm water ponding is not eligible for public value credit unless several conditions are
met. None of these conditions have been met on this site. However, because this plan was
approved under the 2002 rules, they can have a mitigation plan which includes storm water
ponds under WCA. Chanhassen Code, Section 20-419, states that "the permittee shall begin and
complete the development authorized by the wetland alteration permit within one year after the
date the council approves the permit application." This approval was granted on May 26, 2006
and there is no record of an extension ever being requested.
What the current plan proposes is to create 18,464 square feet of new wetland credit. This is
short of the approved replacement plan by 2,445 square feet. The approved replacement plan
called for 10,190 square feet of buffer. The proposed plan shows 15,303 square feet of buffer.
This is 5,113 square feet beyond what was required in the replacement plan. In 2006, the
Wetland Conservation Act required that at least the first 1:1 replacement is new wetland credit.
Further, since the approved plan called for 0.48 acres of new wetland to be created on -site, the
applicant must provide that amount. Mitigation Area #1 must be revised to provide no less than
20,909 square feet of new wetland credit. This will meet WCA requirements. Under new City
rules, storm water ponding would not be allowed for use as public value credits. Since a portion
of the impacts have already occurred, the City may increase the replacement ratio. To mitigate
for these wetland losses, the applicant must create the 20,909 square feet of new wetland credit
and 20,473 square feet of public value credit in the form of wetland buffer. This buffer area
cannot count the stormwater pond.
Planning Commission
Pioneer Pass
July 6, 2010
Page 20 of 29
Wetland Impact
New Wetland Credit
I Public Value Credit
A 527 SF
Not Applicable — mitigated for under previous plan
I 20,473 SF
20,909 SF
120,473 SF
Z 4,206 SF
Not Applicable — mitigated for under previous plan
TOTAL
20,909 SF
120,473 SF
This mitigation area must have its own detailed plan including two cross -sectional views, a
description of the soils and how they will be suitable to wetland characteristics, a detailed
planting schedule and vegetation management plan including annual benchmarks for plant
establishment, a discussion of the hydrology and supporting documentation that it will be
adequate to support the intended wetland conditions, a five-year monitoring plan consistent with
the MN Wetland Conservation Act, and surety money equal to 110% of the cost of the wetland
and buffer creation. Based upon preliminary review of the plan, it is unclear that there will be
adequate hydrology directed to the mitigation area to assure success.
The selected contractor and applicant must also provide the City with a signed Board of Soil and
Water Resources "Contractors Responsibility and Landowner Statement" form and a "Deed
Restrictions and Covenants" form.
INTERIM USE PERMIT
The applicant is proposing to grade the site prior to final plat approval. Grading is normally
approved in conjunction with the final plat construction plans. Grading other than as part of the
final plat or site plan review requires approval as in interim use permit (IUP). The approval of
the IUP will allow the applicant to begin site grading with the preliminary plat approval. The
grading plan will be the plan approved for the preliminary plat subject to revisions conditioned
as part of the approval.
RECOMMENDATION
Staff Meeffffnends th and the Planning Commission recommend approval of the Pioneer Pass
development including preliminary plat, conditional use permit with variance, interim use permit
and a wetland alteration permit subject to the conditions of approval in the staff report and adopt
the attached findings of fact .
CONDITIONS OF APPROVAL:
Preliminary Plat creating 94 lots, 4 outlets and right-of-way for public streets:
1. Building Official:
a. The developer must submit a list of proposed street names for review and approval prior
to final plat of the property.
Planning Commission
Pioneer Pass
July 6, 2010
Page 21 of 29
b. Developer to provide 1:200 scale plat drawing (with lot numbers, block numbers and
street names only) for addressing purposes.
c. Demolition permits must be obtained before demolishing any existing structures.
d. A final grading plan and soils investigation/correction report must be submitted to the
Building Inspections Division before permits can be issued.
e. Retaining walls over four feet high require a building permit and must be designed by a
Structural Engineer registered in the State of Minnesota.
f. Each lot must be provided with separate sewer and water services.
g. The developer and/or their agent shall meet with the Inspections Division as early as
possible to discuss plan review and permit procedures.
2. Engineer:
a. The developer must coordinate the proposed grading within the Liberty on Bluff Creek
property and the restoration with the homeowners association.
b. The developer must obtain approval to complete the off -site grading required to construct
a collector road- Bluff Creek Drive- to Pioneer Trail.
c. 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.
d. Additional catch basins will be required along Street A. The number and location will be
determined with the final plat submittal.
e. The developer's engineer must work with City staff to improve the proposed drainage
patterns at the back of Lots 11 through 14, Block 2.
f A drain file service stub must be provided for any lot that drains from the back to the
front.
g. The low floor elevations of Lots 33 to 35, Block 1 must be adjusted so that they are
minimum three feet above the high water level of the adjacent pond.
h. Verify the first floor elevation of Lots 1 through 3, Block 1.
i. Retaining walls constructed with the development will be the responsibility of the
homeowners association.
Sanitary sewer that is 16 to 26 feet deep must be SDR 26; sewer in excess of 26 feet deep
must be SDR 18.
Planning Commission
Pioneer Pass
July 6, 2010
Page 22 of 29
k. The sanitary sewer between Lots 5 and 6, Block 1 must be installed within a steel casing
pipe.
1. The developer will install 12-inch bunk watermain within Bluff Creek Drive. The City
will reimburse the developer the cost difference between 8-inch lateral and 12-inch trunk
watermain.
m. A water service stub must be installed for the park area at a location acceptable to the
Parks and Recreation Director.
n. A pressure -reducing valve is required within the homes with a low floor elevation of 935
feet or lower.
o. The developer shall install a pressure -reducing valve vault in the southern portion of
Bluff Creek Drive. The City will determine the location and design of the vault in
conjunction with the final plat design. The developer will be reimbursed for the cost of
the vault.
p. The property is subject to sanitary sewer and water hookup charges for all of the lots.
The 2010 Met Council SAC charge is $2,175 per unit. The City's 2010 trunk utility
hookup fees are $2,026 per unit for sanitary sewer and $5,393 per unit for water. A
portion of the trunk utility hookup fees will be collected with the final plat: for 2010 the
portion collected with the development contract is $4-,44-8 608.00/unit of the sanitary
sewer hookup fee and $X,4731,618.00/unit of the water hookup fee.
q. All of the utility improvements are required to be constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates.
r. Permits from the appropriate regulatory agencies will be required, including the MPCA,
NPDES, Dept. of Health, Carver County, MnDOT and Watershed District.
s. Prior to final plat approval, the City and the developer must work with MnDOT to obtain
the necessary approvals and/or agreements necessary to construct the portion of Bluff
Creek Drive that will lie within the MnDOT right-of-way.
t. The grade of the public streets must be adjusted so that they do not exceed 8%.
u. The owner of the exception parcels Anuld shall work with MnDOT, the County and the
City to determine future access to these areas.
V. The outstanding estimates assessments, plus accrued interest must be paid with the final
plat or reapportioned to the lots within the final plat.
Planning Commission
Pioneer Pass
July 6, 2010
Page 23 of 29
3. Environmental Resource Specialist:
a. The applicant shall plant 343 trees within the development. Each lot shall have a
minimum of two overstory, deciduous trees planted in the front yard.
b. The applicant shall install the total required bufferyard along Bluff Creek Boulevard and
Outlot C.
c. The applicant shall develop a restoration plan including native plants for the Bluff Creek
Overlay district north of Block 1. The plant species shall be selected from the Bluff
Creek Management Plan Appendix C. The final plan must be reviewed and approved by
the City before installation.
d. Lots 13, 14, 25 and 26, Block 2 shall receive an increased number of evergreen plantings
to shield the properties from oncoming traffic headlights.
e. The applicant shall revise the landscape plan to show more variation in boulevard
plantings. No more than 810 trees of a species may be grouped together.
f. Tree protection fencing shall be installed prior to construction around all areas designated
for preservation and/or at the edge of proposed grading limits.
g. No burning permits shall be issued for tree removal. All trees removed on site shall be
chipped and used on site or hauled off.
4. Fire Marshal:
a. Additional fire hydrants will be required and some will need to be relocated. Contact the
Fire Marshal for which hydrants are in question.
b. Water main and fire hydrants shall be installed and made serviceable prior to combustible
construction (2007 MSFC Sec. 503.1.1.).
c. A three-foot clear space shall be maintained around fire hydrants (2007 MSFC Sec.
508.5.4.).
d. Temporary street signs shall be installed as soon as construction begins. Signs shall be of
an approved size, weather resistant, and maintained until replaced by permanent signs
(2007 MSFC Sec. 505.2.).
e. 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
time of construction except when approved alternate methods of protection are provided
(2007 MSFC Sec. 501.4.).
Planning Commission
Pioneer Pass
July 6, 2010
Page 24 of 29
5. Park Director:
a. Successful transfer of Outlot C (8.7+ acres) to the City of Chanhassen through a
combination of dedication and fee purchase for development and use as a neighborhood
park.
b. Extension of trail (west side of road) and sidewalk (east side of road) paralleling the
planned connector street south to their respective connection points at the intersection of
Pioneer Trail and Bluff Creek Drive.
c. Install a sidewalk on Street D from Street A to Bluff Creek Drive.
6. Planner:
a. Lot 20, Block 2, shall be adjusted to meet minimum 110 feet of lot depth.
b. A 30 dBA attenuation shall be provided by the building design and construction along
with year-round climate control for the homes adjacent to the T.H. 212/Pioneer Trail
right-of-way.
c. The developer shall pay $23,649.00 as their portion of the 2005 AUAR.
d. The property owner may donate Outlots A and B to the City, or if retained under private
ownership, dedicate a roadway/trail easement and drainage and utility easement over Outlot
A, and conservation easement, trail easement and a drainage and utility easement over
Outlot B.
7. Water Resources Coordinator:
a. The HydroCAD model should shall be revised to accurately reflect the post -development
soil conditions or evidence should shall be provided that soils post development will
have a water transmission rate between 0.15 and 0.30 in/hr.
b. All conditions for the wetland alteration permit must be met (Chapter 20 Article VI).
c. Wetland I, as delineated by Graham Environmental Services, Inc., needs to be shown on
Sheet 1.2 and other applicable plan sheets.
d. Wetland buffers and setbacks shall be shown around all wetland features on or adjacent
to the subject property on the plat and grading plans (20412).
e. Where, if at all, the buffer encroaches onto a private lot, a drainage and utility easement
is required (20-412).
f. Wetland buffers must be planted with native vegetation per Section 20-412.
Planning Commission
Pioneer Pass
July 6, 2010
Page 25 of 29
g. Make the Soil Boring report available to the City (18-40).
h. SWMP fees, estimated at $119,830.52, will be due to the City at final plat (4-30).
i. The applicant or their agent must secure permissions from the Minnesota Department of
Transportation to discharge subcatchment area 8S to MnDOT right-of-way.
As stated in Section 18-40(4)2v. Drain file service must be provided to any lots where
drainage is directed from back to front. This condition exists along Street B between lots
16 & 17 as well as lots 18 & 19. Because of the presence of Hamel loam, a soil with a
known seasonally high water table less than one foot below the surface, drain file should
shall be extended from Lot 12 to the CBMH in front of Lot 19 of Block 2. Drain rile is
also encouraged in front of lots 1, 2, 3, 41 and 42 of Block 3, and Lots 1, 2 and 3 of
Block 2. The soil boring report will be beneficial in making this determination (18-40).
k. The swale between Street B and Street C must be within a drainage and utility easement.
Care should be taken to design the grading so that surface drainage from Street C isn't
directed into the residences along Street B (18-76).
1. The outlet for Pond 2 is to be moved as far west as is practical (19-144).
m. Applicant must demonstrate how the City can access Pond 2 for future maintenance.
n. The outlet for Pond 6 is to be moved so that the discharge point is approximately 75 feet
from the proposed location. Energy dissipation and soil stabilization best management
practices such as ScourStopTM, Erosion Control Blanket P42TM or similar shall be used in
addition to rip -rap (18-62).
o. A SWPPP specific to this site shall be prepared and submitted to the City and Carver
SWCD (18-40).
p. Areas where proposed and existing grades are to be matched should shall be done so that
no concentrated flow conditions are created. These areas include, but are not necessarily
limited to, the backyard of Lot 7, Block 1, the backyards of Lots 1 and 2 of Block 1 and
adjacent to the extension of Bluff Creek Boulevard at the intersection with Pioneer Trail
(18-62).
q. Type 3, weed -free mulch should shall be used in outlot B.
r. Inlet protection will be required on the existing CBMH at the northerly intersection of Bluff
Creek Boulevard and proposed Street A (18-62/63).
s. A note sheeld shall be included on sheets 3.2, 3.3 and 3.4 indicating that inlet protection
will be required on 0 backyard CB until final stabilization is achieved.
Planning Commission
Pioneer Pass
July 6, 2010
Page 26 of 29
t. After the slopes are graded but before the erosion control blanket and seed is placed, the use
of silt fence with J-hooks, straw wattles, rock logs, bioroll or other BMP will be required to
break up any run 75 feet or longer (18-62).
u. Bluff Creek needs to be identified on the plan set and the SWPPP and erosion plans must
clearly indicate that it is an impaired water for turbidity and that no discharge of untreated
water will be allowed to the creek or to the fringe wetland (19-145).
v. A detailed turf establishment planshould shall be provided (19-145).
w. A note needs to be included on the plan set that top soils are to be scraped and stockpiled
and the soil stockpile area(s) need to be shown on the plan (19-145).
x. Signage for the Bluff Creek Overlay District must be posted on every other property
corner and at major lot angle changes where residential yards meet the primary zone.
Conditional Use Permit for development within the Bluff Creek Overlay District with a Variance
for encroachment into the Primary Zone:
1. Wetland must be protected at all times from impact.
2. Every reasonable effort must be made to avoid impacting more area than need be. Where
desirable native vegetation is present, avoidance should occur unless to do so would prevent
the applicant or their agent from fulfilling the intent of the encroachment.
3. Signage shall be posted at the property corners indicating the Bluff Creek Overlay District
boundaries. The applicant and City Aould shall work together to best determine location,
aesthetic and message.
4. Bluff Creek should shall be shown and identified on the plan set.
5. Vegetative enhancement will be needed within the Bluff Creek Overlay District in addition
to the mitigation area. This area shall be planted with a native seed mix appropriate to the
area. Trees should shall be planted on the south side of the pond for temperature control as
well as screening from the residences.
6. The SWPPP, erosion control and grading plans should shall be revised to include all erosion
and sediment best management practices.
The outlet for Pond 6 is to be moved so that the discharge point is approximately 75 feet
from the proposed location. The FES can then be pulled back so it remains outside of the
BCOD. Energy dissipation and soil stabilization best management practices such as
ScourStopTM, Erosion Control Blanket P42Tm or similar shall be used in addition to rip -rap
(18-62).
Planning Commission
Pioneer Pass
July 6, 2010
Page 27 of 29
8. The applicant shall develop a restoration plan including native plants for the Bluff Creek
Overlay district north of Block 1. The plant species shall be selected from the Bluff Creek
Management Plan Appendix C. The final plan must be reviewed and approved by the city
before installation.
9. Signage for the Bluff Creek Overlay District must be posted on every other property comer
and at major lot angle changes where residential yards meet the primary zone.
Interim Use Permit to allow site grading prior to final plat approval:
A SWPPP specific to this site shall be prepared and submitted to the City and Carver SWCD
(1840).
2. The erosion control and grading plan must be amended per Preliminary Plat comments.
3. The Wetland Alteration Permit conditions must be met.
4. A phasing and sequence plan must be prepared and submitted.
5. The grading operations must follow the preliminary grading plan as approved by City
Council.
6. The applicant must submit a $36,500 erosion control security before grading can commence.
7. The applicant must obtain permission for any off -site grading.
8. Tree protection fencing shall be installed prior to construction around all areas designated for
preservation and/or at the edge of proposed grading limit.
9. Permits from the appropriate regulatory agencies will be required, including the MPCA,
NPDES, Dept. of Health, Carver County, MnDOT and Watershed District.
10. 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.
11. Erosion control measures must be installed and inspected prior to grading.
And,
Planning Commission
Pioneer Pass
July 6, 2010
Page 28 of 29
Wetland Alteration Permit for the grading and filling of wetlands:
1. Wetland I must be shown on the plans (18-40).
2. Mitigation Area #1 must be revised to equal the 20,909 square feet of new wetland credit
approved in the 2006 wetland replacement plan.
3. Wetland buffer must be extended around the mitigation area to achieve no less than 20,473
square feet and cannot include any portion of the pond.
4. A detailed wetland alteration and replacement plan needs to be developed that meets the
requirements of Minnesota Rules Chapter 8420.0528. this should include, at a minimum:
a. Two cross -sectional views and a plan view;
b. A detailed planting schedule;
c. A detailed vegetation management schedule including any mowing, herbicide
application, and performance goals (note: this should include the buffer area as well as
the created wetland);
d. A discussion of the soils as it pertains to their adequacy in wetland creation; and
e. A discussion of hydrology as it is not conclusive that there will be adequate hydrology to
take on wetland characteristics.
5. A five-year monitoring plan must be developed and submitted to the City for review and
comment per Minnesota Rules 8420.0810. This monitoring plan will require the placement
of shallow water monitoring wells as the intent is to create a type 1 wetland.
6. A letter of credit or other surety equal to 110% of the construction cost will be required. This
can be released upon the issuance of a Certificate of Compliance with Wetland Replacement
Plan.
7. The wetland area should use BWSR seed mix WTI for any temporary seeding.
8. An as -built survey must be provided to the City for review and approval prior to final seeding
of the area.
9. Yellow tags shall be provided to the City after the area has been seeded.
10. The planting schedule and vegetation management plan shall incorporate the buffer area as
well.
11. The selected contractor and applicant must also provide the City with a signed Board of Soil
and Water Resources "Contractors Responsibility and Landowner Statement Form".
Planning Commission
Pioneer Pass
July 6, 2010
Page 29 of 29
ATTACHMENTS
1. Findings of Fact and Recommendation.
2. Development Review Application.
3. Letter from Mark Sonstegard to Kate Aanenson dated June 4, 2010.
4. Reduced Copy Existing Conditions, Sheet 1.2.
5. Reduced Copy Site Information, Sheet 1.4.
6. Reduced Copy Preliminary Plat, Sheet 2.1.
7. Reduced Copy Preliminary Plat, Sheet 2.2.
8. Reduced Copy Preliminary Grading, Drainage & erosion Control Plan, Sheet 3.2.
9. Reduced Copy Preliminary Grading, Drainage & erosion Control Plan, Sheet 3.3.
10. Reduced Copy Preliminary Grading, Drainage & erosion Control Plan, Sheet 3.4.
11. Reduced Copy Preliminary Tree Preservation Plan, Sheet 4.1.
12. Reduced Copy Preliminary Tree Preservation Plan, Sheet 4.2.
13. Reduced Copy Preliminary Utility Plan, Sheet 5.1.
14. Reduced Copy Preliminary Landscape Plan, Sheet 6.1.
15. Letter from Chip Henges (CSWCD) to Robert Generous dated June 23, 2010.
16. Pioneer Pass "Traffic Noise Assessment' dated September 15, 2006.
17. Letter from Jon P. Solberg (MNDOT) to Robert Generous dated June 25, 2010.
18. Public Hearing Notice and Mailing List.
gAplan\2010 planning cases\10-09 pioneer pass\staff report pioneer pass.doc
C1TY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE: Application of Ryland Homes and Peterson -Jacques Farm Land Co., LLC — Planning
Case No. 10-09, Pioneer Pass
Request for Preliminary Plat creating 94 lots, 4 outlots and right-of-way for public streets
(approximately 63 acres); Conditional Use Permit for development within the bluff creek overlay
district with a Variance for encroachment into the primary zone; a Wetland Alteration Permit for
the grading and filling of wetlands; and an Interim Use Permit to allow site grading prior to final
plat approval on property located north of Pioneer Trail (1600 Pioneer Trail) and Bluff Creek Drive.
On July 6, 2010, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of Ryland Homes and Peterson -Jacques Farm Land Co.,
LLC, for a single-family residential development. The Planning Commission conducted a public
hearing on the proposed 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
The property is currently zoned Residential Low and Medium Density (RLM) and
Agricultural Estate (A2).
2. The property is guided in the Land Use Plan for Residential — Low Density
3. The legal description of the property is:
Northeast Quarter of the Northeast Quarter, Section 27, Township 116, Range 23, Carver
County, Minnesota
and
That part of the of the Southeast Quarter of the Northeast Quarter of Section 26,
Township 116, Range 23 West, Carver County, Minnesota, lying northerly of the
MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO.
10-43, according to the recorded plat thereof, Carver County, Minnesota.
4. The City of Chanhassen, as the Local Government Unit responsible for administration of
the Wetland Conservation Act, has reviewed the Joint Notification Application and
submitted the Joint Notification to the Board of Water and Soil Resources, the Carver
County Soil and Water Conservation District, the Department of Natural Resources and
the United States Army Corps of Engineers to solicit comments based upon their
respective reviews.
5. The Applicant is proposing 25,206 square feet of permanent wetland impacts for the
purpose of constructing public roads and single-family homes.
6. SUBDIVISION FINDINGS
a) The proposed subdivision is consistent with the zoning ordinance and meets all the
requirements of the "RLM" Residential Low Medium Density District.
b) The proposed subdivision is consistent with all applicable city, county and regional
plans including but not limited to the citys 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 significant environmental damage subject
to compliance with conditions of approval;
f) The proposed subdivision will not conflict with easements of record, but rather will
expand and provide all necessary easements.
g) The proposed subdivision is not premature. A subdivision is premature if any of the
following 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.
7. When approving a conditional use permit or interim use permit or wetland alterations,
the City must determine the capability of a proposed development with existing and
proposed uses. The general issuance standards of the conditional use Section 20-232,
include the following 12 items:
a) The proposed development will not be detrimental to or endanger the public health,
safety, comfort, convenience or general welfare of the neighborhood or the city.
b) The proposed development will be consistent with the objectives of the city's
comprehensive plan and this chapter.
c) The proposed development 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 development will not be hazardous or disturbing to existing or
planned neighboring uses.
e) The proposed development 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.
fj The proposed development 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 development 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 development will have vehicular approaches to the property which do
not create traffic congestion or interfere with traffic or surrounding public
thoroughfares.
i) The proposed development will not result in the destruction, loss or damage of solar
access, natural, scenic or historic features of major significance.
j) The proposed development will be aesthetically compatible with the area.
k) The proposed development will not depreciate surrounding property values.
1) The proposed development will meet standards prescribed for certain uses as
provided in Chapter 20, Articles IV, V, VI and = of the Chanhassen City Code.
8. 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. Due to the topography of the site, the
construction of the storm water pond in the primary zone is a reasonable request.
b) The conditions upon which a petition for a variance is based are not applicable,
generally, to other property within the same zoning classification due to the unique
characteristics of the site.
c) The purpose of the variation is not based upon a desire to increase the value or
income potential of the parcel of land.
d) The alleged difficulty or hardship is not a self-created hardship.
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
impair property values within the neighborhood.
9. The planning report #10-09 dated July 6, 2010, prepared by Robert Generous, et al, is
incorporated herein.
The Planning Commission recommends that the City Council approve the proposed
development including a Preliminary Plat creating 94 lots, 4 outlots and right-of-way for public
streets (approximately 63 acres); Conditional Use Permit for development within the Bluff Creek
overlay district with a Variance for encroachment into the primary zone for the construction of a
stormwater pond; a Wetland Alteration Permit for the grading and filling of wetlands; and an
Interim Use Permit to allow site grading prior to final plat approval.
ADOPTED by the Chanhassen Planning Commission this a day of July, 2010.
CHANHASSEN PLANNING COMMISSION
I•.W
Its Chairman
4
CITY OF CHANHASSEN
7700 Market Boulevard — P.O. Box 147
Chanhassen, MN 55317 — (952) 227-1100
DEVELOPMENT REVIEW APPLICATION
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Contact: ,SoN.srAt6 OD
Phone: gl:z•zza.~,7 Fax: rj2.z29:6,az.4
Email: 19Rq&A�.r.4.1.44
Planning Case No. I iJ — U l
CITY OF CHANHASSEN
RECEIVED
JUN 0 4 2010
CHANHASSEN PI.ASIMNG DEPT
Property Owner Name and Address:
60,
�i✓ narrruil .i46V 347
Contact: atu o' +
Phone:Diz.5aYO,c7Vl1 Fax:
Email: bo,rnnKl}t5�v�f�Sa[�+�tsN+stt
NOTE: Consultation with City staff is required prior to submittal, including review of development
plans
Comprehensive Plan Amendment
X Conditional Use Permit (CUP) 4
Interim Use Permit (IUP) 14G
Non -conforming Use Permit
Planned Unit Development'
Rezoning
Sign Permits
Sign Plan Review
Site Plan Review (SPR)' /
ii Subdivision' Loco t C`f f x t G= L410>
Temporary Sales Permit
Vacation of Right-of-Way/Easements (VAC)
(Additional recording fees may apply)
X Variance (VAR) .ZoU
Wetland Alteration Permit (WAP) 2%
Zoning Appeal
Zoning Ordinance Amendment
Notification Sign
(City to install and remove)
15o
x Escro Filing Fees/Attor Cost"
$5 CU SPRA/AC A AP etes &Bounds
- $4501aintorSUB 3,oiU c.K#3r)77
TOTAL FEE 3,2-k0 ( Aso c K`f39fiZ
An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant
prior to the public hearing.
"Five (5) full-size folded copies of the plans must be submitted, including an 81/z" X 11" reduced
copy for each plan sheet along with a digital 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.
SCANNED
PROJECT NAME: �Oi✓�dle GArSS
LOCATION::6e& ✓srJIP /1(��✓Ii+.ILY /Pit.✓G1L23✓ ff
LEGAL DESCRIPTION AND PID: 0&-A#f/d. &p /�w dIJM c..'�:•h /�l.Ac-t'
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TOTAL ACREAGE: - �} 7TLS-
WETLANDS PRESENT: X YES NO
PRESENT ZONING: t2LM
REQUESTED ZONING: Ql /►d
PRESENT LAND USE DESIGNATION: SI/✓(/iL4--AArnslLt, — AeS Low 46rr.3rl�
REQUESTED LAND USE DESIGNATION: SLA�UL/'1-C/1MILrn- �'� LOr✓L(i✓6✓I�
REASON•- - • :.
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FOR SITE PLAN REVIEW: Include number of existing employees: and new employees:
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information
and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the
Planning Department to determine the specific ordinance and procedural requirements applicable to your application.
A determination of completeness of the application shall be made within 15 business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within 15 business days of application.
This is to certify that I am making application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership
(either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application.
I will keep myself informed of the deadlines for submission of material and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
my knowledge.
SS n re Mof Applicant Date
I D
�l l�
Signature of Fee Own r Date
gAplanVormAdevelopment review application doc SCANNED
June 4, 2010
Ms. Kate Aanenson
Community Development Director
City of Chanhassen
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Re: Pioneer Pass -Preliminary Plat Application
Dear Ms. Aanenson:
RYLAND
HOMES
TWIN CITIES DIVISION
7599 Anagram Drive
Eden Prairie, MN 55344
952-229-6000 Office
952-229-6024 Fax
w .ryland.com
Ryland Homes is pleased to submit to the City of Chanhassen a preliminary plat application for
Pioneer Pass. The proposed development includes ninety four (94) single-family lots, the
completion of a collector street from Bluff Creek Boulevard to Pioneer Trial and the creation of
an 8.7 acre city park.
With this application, Ryland requests the approval of a conditional use permit and a subdivision
to create the Pioneer Pass preliminary plat within the Bluff Creek Corridor. In addition, Ryland
requests an interim use permit to begin site grading with preliminary plat approval, a wetland
alteration permit and a variance to grade within the Bluff Creek Primary Zone.
Ryland is anticipating developing Pioneer Pass in two phases, with phase one containing forty
one (41) lots, the collector street, and rough grading of the city park. Phase two development will
start in 2012 with the completion of the remaining fifty three (53) lots.
For Pioneer Pass Ryland will begin home sales by offering six floor plans, ranging from 2,185
square feet to 3,346 square feet with sale prices from $368,000 to $440,000. Each home has three
to four different elevations for our buyers to choose from. All homes will consist of two-story
construction with a 9' foundation, 9' first floor ceilings, four bedrooms, two and one-half baths
including a master garden bath, and three car garages. Other features and options depending on
home style include second floor laundry, tandem 4" stall garage, main level office, and a morning
room addition off the rear of the home.
Ryland Homes has enjoyed working with City Staff on past projects and look forward to working
with Staff again on Pioneer Pass. If you have any questions with this application, please call me
at (952) 229-6007.
Sincerely, f
Mark Sonstegard
Land Development Manager
Twin Cities
CITY OF CHANHASSEN
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PRELIMINARY LANDSCAPE PLAN _ _ onnrm er
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PENSIONS
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CARVER
CONSERVATION DISTRICT
June 23, 2010
11360 Hwy.212
Suite 6
Colgone, NM 55322
Phone 952-466-5230
htto://www.co.m"er.mn.us/SWCD/SWCD main.html
Mission Statement. To provide leadership in conservation and teach
stewardship of the .soil, water, and related resources through a balanced, cooperative
program that protects, restores, and improves those resources.
Robert Generous, Senior Planner
City of Chanhassen
7700 Market Boulevard
Chanhassen, MN 55317
Re: Pioneer Pass, plan date 6-4-10
The SWCD has reviewed the above mentioned preliminary development plan for erosion and sediment
controls. Following you will find my comments:
-A National Pollution Discharge Elimination System permit will be required for this development.
-The General Contractor who has overall charge of day to day operations needs to be on the NPDES
Permit as the contractor. The Owner and or General Contractor have the responsibility for the NPDES
permit, not the grading contractor. The owner must have an individual qualified to complete stormwater
inspections. A box will need to be placed on site for these specific documents, and or kept in the project
office.
The Carver SWCD will be completing inspections of the rules of the NPDES permit and city ordnances
to see if the owner and or contractor are in compliance with the permit. This permit is a self
maintained permit. Guidelines of the pemtit can be found at the following web site:
http://www.l)ca.state.mn.us/water/stormwater/stormwater-c.htnil
At this point the Stormwater Pollution Preventive Plan (SWPPP) is incomplete
The Stormwater Pollution Preventive Plan submitted is just a generic plan set showing NPDES
permit requirements. The SWPPP must be a plan showing in detail on how to implement erosion
and sediment control practices for this specific project site. The site is a challenging location with
Bluff Creek receiving the stormwater runoff. It is imperative that the plan reflect actual conditions
and methods to avoid stormwater discharge.
AN EQUAL OPPOR UNM EMPLOYER
Plan will need to include temporary sediment basins with actual calculated designs as the drainage
area is over the NPDES threshold.
Until a SWPPP is developed for Pioneer Pass and approved, the MPCA will not issue a stormwater
permit for this project.
Once we receive these updated plans, our office can review the stormwater management plan and offer
comments.
Sincerely,
Chip Hentges CPESC
Conservation Technician
Pioneer Pass
Chanhassen, Minnesota
TRAFFIC NOISE ASSESSMENT
Prepared for the
Pioneer Pass, LLC
by
David Braslau Associates, Inc.
15 September 2006
Pioneer Pass/Chanhassen, Minnesota Traffic Noise Assessment
Table of Contents
1.0 INTRODUCTION.............................................................................................................1
1.1. Study Objectives and Project Location........................................................................... 1
1.2. Minnesota Noise Standards............................................................................................. 1
1.3. Report Structure............................................................................................................... 2
2.0 DATA SOURCES USED FOR THE ANALYSIS ... „...... „.......... „...... „.„.... „.„............. 4
2.1. Information on the Proposed Project............................................................................... 4
2.2. Previous information on the Project Site......................................................................... 4
23. TH 212 Traffic Projections.............................................................................................. 4
3.0 TRAFFIC NOISE MODELING ASSUMPTIONS..........„....„.„ ................ „.......... „.„... 5
4.0 TRAFFIC NOISE MODELING RESULTS ........................... „...................................... 7
4.1. PM Peak Hour Traffic Noise Levels............................................................................... 7
4.2. AM (6-7 AM) Traffic Noise Levels................................................................................ 7
5.0 NOISE ATTENUATION REQUIREMENTS.............................................................. 10
6.0 FINDINGS AND CONCLUSIONS ........ „..„......._......................................................... 11
David Braslau Associates, Inc.
Pioneer Pass/Chanhassen Minnesota Traffic Noise Assessment
List of Figures
Figure 1.1 Site Layout Relative to Bluff Creek and Roadways ........................................... 3
Figure 3.1 Receptor Site Locations......................................................................................... 6
Figure 4.1 Ground or Walkout Level L10 Levels (PM) ....................................................... 8
Figure 4.2 Upper Floor L10 Levels(AM).............................................................................. 9
David Braslau Associates, Inc.
Pioneer Pass/Chanhassen, Minnesota Traffic Noise Assessment
List of Tables
Table 1.1 Minnesota State Noise Standards......................................................................... 1
Table 3.1 Assumed AM and PM Traffic Volumes on TH 212 (vph in 2025).................... 5
Table 3.2 Assumed AM and PM Traffic Volumes on Pioneer Trail (vph in 2025).......... 5
David Braslau Associates, Inc.
Pioneer Pass/Chanhassen, Minnesota Traffic Noise Assessment
1.0 INTRODUCTION
1.1. Study Objectives and Project Location
This noise assessment reports on projected traffic noise levels at the Pioneer Pass development in
Chanhassen, Minnesota, that will be located south of Bluff Creek, west of the newly constructed
TH 212, and north of the realigned Pioneer Trail.
Location of the site relative to Bluff Creek, the future TH 212 and Pioneer Trail is show in
Figure 1.1.
The assessment addresses compliance of the project based on the Minnesota Noise Standards.
1.2. Minnesota Noise Standards
The Minnesota noise standards for different land uses are presented in Table 1.1, with those for
residential land use (which apply to the Pioneer Pass development) shown in bold type. The 1,10
metric represents the noise level not to be exceeded for 10% or six minutes of an hour. The L50
metric represents the level not to be exceeded for 50% or 30 minutes of an hour.
Table 1.1 Minnesota State Noise Standards
Noise Area
Classification
Daytime (0700-2200)
Sound levels in dBA
Nighttime (2200-700)
Sound levels in dBA
Noise Metric
L10
L50
L10
L50
1 residential
65
60
55
50
2 commercial
70
65
70
65
3 industrial
80
75
80
75
Source: Minnesota Rules 7020.0040
Under exceptions contained in Minnesota Rules, commercial noise standards (NAC-2) or an L50
of 65 dBA can be applied to a residential land use providing the provision in the rules can be met.
The applicable provisions of Minnesota Rule 7030.0050 are presented below.
Subp. 3. Exceptions. The noise area classification for a land use may be changed in the
following ways if the applicable conditions are met.
B. The standards for a building in a noise area classification 2 shall be applied to a
building in a noise area classification I if the following conditions are met:
(1) the building is constructed in such a way that the exterior to interior sound level
attenuation is at least 30 dB(A);
(2) the building has year-round climate control; and
(3) the building has no areas or accommodations that are intended for outdoor
activities.
Any new home constructed to comply with the Minnesota energy code will likely comply with
the first two conditions listed above. Outdoor areas associated with homes are not normally
intended for use between 6-7 am when the highest "nighttime" levels occur.
David Braslau Associates, Inc. Page 1
Pioneer Pass/Chanbassen, Minnesota Traffic Noise Assessment
1.3. Report Structure
Section 2.0 of this assessment describes the information and data sources used in noise level
prediction and analysis.
Section 3.0 describes noise modeling assumptions.
Section 4.0 presents the noise modeling results.
Section 5.0 discusses sound attenuation required to comply with the Minnesota noise standards
and HUD guidelines.
Section 6.0 contains a summary of findings and conclusions.
David Braslau Associates, Inc. Page 2
Pioneer Pass
Pioneer Pass LLP
Pioneer Pass
(Chanhassen, Minnesota)
Traffic Noise Assessment
l_ CITY OF
CHASHASSEA
Cam❑
an, or CRAN1MSM
T.H. 212 VKyIGN SlIeZ PHWf
SY 1019-12
mu" ainK nnnT
FIGURE 1.1
David Braslau Associates, Inc. I TRAFFIC NOISE ASSESSMENT I Site Layout Relative to
Bluff Creek and Roadways
Pioneer Pass/Chanhassen, Minnesota Traffic Noise Assessment
2.0 DATA SOURCES USED FOR THE ANALYSIS
2.1. Information on the Proposed Project
Information on the proposed project that has been provided by Terry Schneider of Project
Development, Inc. include the following:
• General project location
• Site layout relative to the adjacent roadways
• Grading and drainage plan that includes pad elevations of proposed buildings
2.2. Previous information on the Project Site
Highway geometry and elevation data were obtained for a previous study to assess potential noise
levels on the proposed project in discussions with MnDOT with reference to the Sever Peterson
property. There is no warranty expressed or implied by Sever Peterson as to the applicability of
these data for use other than its original purpose. However, the previous grading plan for the
Peterson property has been superceded by the new grading plan Pioneer Pass and has been used
for the analysis and prediction of traffic noise levels in this Pioneer Pass noise assessment.
2.3. TH 212 Traffic Projections
Future traffic projections for 2007 and 2025 by MnDOT were available from a previous air
quality analysis update for the TH 212 corridor.
David Braslau Associates, Inc. Page 4
Pioneer Pass/Chanhassen, Minnesota Traffic Noise Assessment
3.0 TRAFFIC NOISE MODELING ASSUMPTIONS
Roadway elevations as well as detailed topographic data previously provided by RLK were used
in conjunction with the Final 50 Scale Grading Plan for Pioneer Pass, LLC, as input into the
traffic noise model.
Roadway traffic volumes used for the AM (6-7 AM) and PM Peak Hour are shown in Table 3.2.
Table 3.1 Assumed AM and PM Traffic Volumes on TH 212 (vph in 2025)
PM
Percent
NB
SB
Cars
90
1357
3006
MT
4
60
134
HT
6
90
200
AM
Percent
NB
SB
Cars
90
1803
814
MT
4
80
36
HT
61
1201
54
A speed of 65 mph was assumed on TH 212
Two-way roadway volumes on Pioneer Trail based upon traffic flow data and are shown in Table
3.2.
Table 3.2 Assumed AM and PM Traffic Volumes on Pioneer Trail (vph in 2025)
PM
Percent
Two-way
Cars
95
1330
MT
2
28
HT
3
42
AM
Percent
NB
Cars
95
798
MT
2
25
HT
3
1 17
A speed of 55 mph was assumed on Pioneer Trail.
Based upon the topographic and grading information provided, some limited shielding of the
homes by the TH 212 cut was included in the noise model as a topographic noise barrier.
Thirteen lots that are closest to Pioneer Trail and TH 212 were used to assess potential noise
impacts on the project. Homes further from these roadways will be shielded by this first row of
homes and will have levels that are at least 4 to 5 dBA lower. Receptors on the ground and upper
floor of a home on each block were assumed. The receptor site locations are shown in
Figure 3.1.
Braslau Associates, Inc. Page 5
Pioneer Pass
Pioneer Pass LLP
Pioneer Pass
(Chanhassen, Minnesota)
Tau Fg, N.Jon AoePe—.d
FIGURE 3.1
David Braslau Associates, Inc. I TRAFFIC NOISE ASSESSMENT I Receptor Site Locations
Pioneer Pass/Chanhassen, Minnesota Traffic Noise Assessment
4.0 TRAFFIC NOISE MODELING RESULTS
4.1. PM Peak Hour Traffic Noise Levels
Predicted PM Peak Hour traffic noise levels (year 2025) at the ground floor or walkout level
(representing persons standing at ground level outside of the buildings) are shown in Figure 5.1.
It can be seen that the ground level receptor sites are predicted to be in compliance with the
Minnesota noise standards in the year 2025.
4.2. AM (6-7 AM) Traffic Noise Levels
Predicted AM (6-7 AM) traffic noise levels (year 2025) at the upper level (representing sleeping
rooms) are shown in Figure 5.2. The L10 55 are above the nighttime standards. This is a
common occurrence along all major highways in the Twin Cities Metropolitan Area. However,
under the MPCA rule exceptions, as noted in Section 1.2, the higher NAC-2 standards can be
applied providing a 30 dBA attenuation is provided by the walls along with year-round climate
control. This is discussed in Section 6.1 below.
David Braslau Associates, Inc. Page 7
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56
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55
1 2 3 4 5 6 7 8 9 10 11 12 13
Receptor
Pioneer Pass LLP
Pioneer Pass FIGURE 4.2
(Chanhassen, Minnesota)
David Braslau Associates, Inc. TRAFFIC NOISE ASSESSMENT Upper Floor L10 Levels (AM)
Pioneer PaWChanhassen Minnesota Traffic Noise Assessment
5.0 NOISE ATTENUATION REQUIREMENTS
As noted above, the MPCA rules will require a 30 dBA exterior -to -interior noise attenuation for
the residential buildings in the Pioneer Pass development that are adjacent to TH 212 and Pioneer
Trail.
For construction that complies with the Minnesota Energy Code, insulating windows are needed
as well as insulated walls. The minimum STC rating generally encountered for new insulating
windows in Minnesota is STC 28. STC is the Sound Transmission Class that specifies how much
sound attenuation is provided by a window or a wall. Typical wall construction with 2x6 studs
provides an STC 40 wall with 2x4 studs providing an STC 39 wall. Typical bedrooms do not
have more than 20% window area. With these assumptions and a 3 dBA correction factor to
reflect traffic noise, the 30 dBA exterior -to -interior noise attenuation would be achieved.
In addition to the proposed wall construction and windows, normal good building practices to
ensure adequate sound attenuation such as shielding or appropriately routing through -the -wall
vents and adequately caulldng windows and other openings will be required.
David Braslau Associates, Inc. Page 10
Pioneer Pass/Chanhassen,n Minnesota Traffic Noise Assessment
6.0 FINDINGS AND CONCLUSIONS
A traffic noise assessment has been completed for the Pioneer Pass development based upon the
MPCA noise standards. The assessment has been based upon 2025 traffic projections by the
Minnesota Department of Transportation (MnDOT) for the future TH 212 corridor passing
through Chanhassen, Minnesota. Roadway elevations, topography and pad elevations have been
based upon previously provided data and the Final 50 Scale Grading & Drainage Plan for Pioneer
Pass. Vehicle mix has been based upon data from other studies along TH 212 in the study area.
Receptor sites have been assumed on the fast and second floors of each of the proposed
residential buildings adjacent to the future TH 212 right-of-way and Pioneer Trail. Traffic noise
predictions have been made taking into account the roadway and traffic parameters as well as
shielding by topography due to the TH 212 cut.
Predictions of noise levels (1,10 or the level exceeded 10% of the hour) were made for the worst
"nighttime" hour, or 6-7 AM, and the PM Peak Hour. In the year 2025, predicted L101evels at
the ground or walkout level are in compliance with the daytime noise standards, while the upper
level or sleeping room level are above the nighttime standards, but by less than 10 dBA.
However, under the MPCA rule exceptions, the higher NAC-2 standards can be applied providing
a 30 dBA attenuation is provided by the building along with year-round climate control.
Typical building construction should provide the needed 30 dBA noise attenuation required by
MPCA rules when the nighttime level exceeds 55 dBA by no more than 10 dBA.
y:\jobs\2006jobs\206089\pioneerpws-noisens sment.dm
David Braslau Associates, Inc. Page 11
Minnesota Department of Transportation
iq
W < Metropolitan District
Waters Edge
�'oF,Nr 1500 West County Road B-2
Roseville, MN 55113-3174
June 25, 2010
Mr. Robert Generous
City of Chanhassen
P.O. Box 147
Chanhassen, MN 55317
SUBJECT: Pioneer Pass, Mn/DOT Review P10-012
North East Quadrant of US 212 and Bluff Creek Boulevard
Chanhassen, Carver County
Control Section 1017
Dear Mr. Generous:
The Minnesota Department of Transportation (Mn/DOT) has reviewed the above referenced plat
in compliance with Minnesota Statute 505.03, subdivision 2, Plats. Before any further
development, please address the following issues:
Water Resources:
This site will drain to Mn/DOT Right of Way as indicated on plan sheet 3.4, therefore a AWDOT
drainage permit will be required. The drainage permit application form can be found at
httt)://www.dotstate.mn.us/utilitv/fortns/iiidex.htinl.
We have received the following information:
Final drainage plan showing storm sewer plan, storm sewer and culvert profiles and pond
contours
Existing and proposed drainage area maps with flow arrows
Existing and proposed drainage/pond computations for the 2, 10, and 100 year rainfall
events
This information will be reviewed once the drainage permit application is received.
Additional information may be required once a drainage permit is submitted and after a detailed
review. Please direct questions concerning drainage issues to Arash Moin (651.234.7542) in
Mn/DOT's Water Resources section.
Survey.
The plat needs to clearly identify and label the B-corners and any found monuments. For
questions concerning this comment please contact Bruce Wetherbee in the Mn/DOT Survey
Section, at (651.366.516)
An equal opportunity employer
Permits:
As previously stated, a drainage permit is required. Any use of or work within or affecting
Mn/DOT right of way requires a permit. Permit forms are available from Mn/DOT's utility
website at bft://Nv%v%v.dot.state.mn.us/titility/f`orms/index.htmi. Please include one I x 17 plan
set and one full size plan set with each permit application. Please direct any questions regarding
permit requirements to Buck Craig, Mn/DOT's Metro Permits Section, at (651.234.7911).
Residential Noise Statement.
Mn/DOT's policy is to assist local governments in promoting compatibility between land use and
highways. Residential uses located adjacent to highways often result in complaints about traffic
noise. Traffic noise from this highway could exceed noise standards established by the
Minnesota Pollution Control Agency (MPCA), the U.S. Department of Housing and Urban
Development, and the U.S. Department of Transportation. Minnesota Rule 7030.0030 states that
municipalities are responsible for taking all reasonable measures to prevent land use activities
listed in the MPCA's Noise Area Classification (NAC) where the establishment of the land use
would result in violations of established noise standards.
Mn/DOT policy regarding development adjacent to existing highways prohibits the expenditure
of highway funds for noise mitigation measures in such areas. The project proposer should assess
the noise situation and take the action deemed necessary to minimize the impact of any highway
noise. If you have any questions regarding Mn/DOTs noise policy please contact Peter Wasko in
our Design section at (651.582.1293).
As a reminder, please address all initial future correspondence for development activity such as
plats and site plans to:
Development Reviews
Mn/DOT - Metro Division
Waters Edge
1500 West County Road B-2
Roseville, Minnesota 55113
MnIDOT document submittal guidelines require either:
1. One (1) electronic pdf. version of the plans (the electronic version of the plan needs to be
developed for I I" x 17" printable format with sufficient detail so that all features are
legible);
2. Seven (7) sets of full size plans.
If submitting the plans electronically, please use the pdf. format. Mn/DOT can accept the plans
via e-mail at rnetrodevrevie,,vs.DOTOstate.mn.us provided that each separate e-mail is less than
20 megabytes. Otherwise, the plans can be submitted on a compact disk.
If you have any questions concerning this review please feel free to contact me at
(651.234.7792).
Sincerely,
Jon P. Solb
Senior Plan r
Copy sent via Outlook:
E.Buck Craig
Tod Sherman
Arash Moin
Bruce Wetherbee
Nicole Peterson
Jeff Rones
Dale Matti
Robert Generous/ Chanhassen
Lydon Robjent/ Carver County Engineer
Ann Braden / Metropolitan Council
File Copy:
Mn/DOT Division File CS 1017
Mn/DOT LGL File City of Chanhassen/Carver County, MN
CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
) ss.
COUNTY OF CARVER )
I, Karen J. Engelhardt, being first duly swom, on oath deposes that she is and was on
June 24, 2010, 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 a
Pioneer Pass — Planning Case 2010-09 to the persons named on attached Exhibit "A", by
enclosing a copy of said notice in an envelope addressed to such owner, and depositing the
envelopes addressed to all such owners in the United States mail with postage fully prepaid
thereon; that the names and addresses of such owners were those appearing as such by the
records of the County Treasurer, Carver County, Minnesota, and by other appropriate records.
Subscribed and sworn to before me
this cP44*'day of SuM. , 2010.
LWA
Notary Pub "c
%r KIM T. MEUWISSEN
i Notary Public -Minnesota
�' -- My C,onxMWon E)#W JW 31, 2016
Notice of Public Hearing
Chanhassen Planning Commission Meeting
Notice of Public Hearing
Chanhassen Planning Commission Meeting
Date & Time:
Tuesday, July 6, 2010 at 7:00 p.m. This hearing may not start until
later in the evening, depending on the order of the agenda.
Location:
City Hall Council Chambers, 7700 Market Blvd.
PIONEER PASS: Request for a Preliminary Plat creating 94 lots, 4
outiots and right-of-way for public streets (approximately 45 acres);
Conditional Use Permit for development within the Bluff Creek
Proposal:
Overlay District with a Variance for encroachment into the Primary
Zone; an Interim Use Permit to allow site grading prior to final plat
approval; and a Wetland Alteration Permit for the grading and filling of
wetlands on property zoned Residential Low and Medium Density
RLM and Agricultural Estate A2
Applicant
Ryland Homes
Property
North of Pioneer Trail (1600 Pioneer Trail) at Bluff Creek Drive
Location:
A location map is on the reverse side of this notice.
The purpose of this public hearing is to inform you about the
applicant's request and to obtain input from the neighborhood about
this project. During the meeting, the Chair will lead the public
What Happens
hearing through the following steps:
at the Meeting:
1. Staff will give an overview of the proposed project.
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses the
project.
If you want to see the plans before the meeting, please visit the City's
projects web page at:
www.ci.chanhassen.mn.us/serv/plan/l0.09.html. If you wish to talk to
someone about this project, please contact Robert Generous by
Questions &
email at benerous@ci.chanhassen.mn.us or by phone at 952-227-
Comments:
1131. If you choose to submit written comments, it is helpful to have
one copy to the department in advance of the meeting. Staff will
provide copies to the Commission. The staff report for this Item
will be available online on the project web site listed above the
Thursday prior to the Planning Commission meeting.
City Review Procedure:
• Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations,
Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the
Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the
application in writing. Any interested party is invited to attend the meeting.
• Staff prepares a report on the subject application that includes all pertinent information and a recommendation.
These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of
the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of
the hearing process. The Commission will close the public hearing and discuss the item and make a
recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning
Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the
City Council except rezonings and land use amendments from residential to commerciallndusirial.
• Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant
waives this standard. Some applications due to their complexity may take several months to complete. Any
person wishing to follow an item through the process should check with the Planning Department regarding its
status and scheduling for the City Council meeting.
• A neighborhood spokesperson/representative is encouraged to provide a contact for the city. Often developers
are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the
project with any interested person(s),
• Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and
any correspondence regarding the application will be included in the report to the City Council. If you wish to have
something to be included in the report, lease contact the Planning Staff person named on the notification.
Date & Time:
Tuesday, July 6, 2010 at 7:00 p.m. This hearing may not start until
later in the evening, depending on the order of the a enda.
Location:
City Hall Council Chambers, 7700 Market Blvd.
PIONEER PASS: Request for a Preliminary Plat creating 94 lots, 4
outlots and right-of-way for public streets (approximately 45 acres);
Conditional Use Permit for development within the Bluff Creek
Proposal:
Overlay District with a Variance for encroachment into the Primary
Zone; an Interim Use Permit to allow site grading prior to final plat
approval; and a Wetland Alteration Permit for the grading and filling of
wetlands on property zoned Residential Low and Medium Density
RLM and A ricultural Estate A2
Applicant:
Ryland Homes
Property
North of Pioneer Trail (1600 Pioneer Trail) at Bluff Creek Drive
Location:
A location map is on the reverse side of this notice.
The purpose of this public hearing is to inform you about the
applicant's request and to obtain input from the neighborhood about
this project. During the meeting, the Chair will lead the public
What Happens
hearing through the following steps:
at the Meeting:
1. Staff will give an overview of the proposed project.
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses the
project.
If you want to see the plans before the meeting, please visit the City's
projects web page at:
www.ci.chanhassen.mn.us/sery/i)lan/l 0-09.htmi. If you wish to talk to
someone about this project, please contact Robert Generous by
Questions &
email at boenerous@ci.chanhassen.mn.us or by phone at 952-227-
Comments:
1131. If you choose to submit written comments, it is helpful to have
one copy to the department in advance of the meeting. Staff will
provide copies to the Commission. The staff report for this Item
will be available online on the project web site listed above the
Thursday prior to the Planning Commission meeting.
City Review Procedure:
• Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations,
Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the
Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the
application in writing. Any interested party is invited to attend the meeting.
• Staff prepares a report on the subject application that includes all pertinent information and a recommendation.
These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of
the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of
the hearing process. The Commission will close the public hearing and discuss the item and make a
recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning
Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the
City Council except rezonings and land use amendments from residential to commercialfindustrial.
• Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant
waives this standard, Some applications due to their complexity may take several months to complete. Any
person wishing to follow an item through the process should check with the Planning Department regarding its
status and scheduling for the City Council meeting.
• A neighborhood spokespersonlrepresentative is encouraged to provide a contact for the city. Often developers
are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the
project with any interested person(s).
• Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and
any correspondence regarding the application will be included in the report to the City Council. If you wish to have
something to be included in the report, lease contact the Planning Staff person named on the notification.
AMY S GUNN ANDREW A & ERIN E OHMAN ANITA L & RICHARD A LANG
1842 COLONIAL LN #5 1863 COLONIAL LN #2 1840 FREEDOM LN #205
CHANHASSEN, MN 55317-4677 CHANHASSEN, MN 55317-4675 CHANHASSEN, MN 55317-4769
BARBARA DUDGEON
1840 FREEDOM LN #103
CHANHASSEN, MN 55317-4663
CHRISTOPHER JOHN WOODROW
9660 WASHINGTON BLVD #4
CHANHASSEN, MN 55317-4657
DAVID B WINQUIST
1846 PLYMOUTH LN #206
CHANHASSEN, MN 55317-4772
DERIK J & JACLYN M KLEINSASSER
1862 COLONIAL LN #5
CHANHASSEN, MN 55317-4675
EMILY CARLSON
1813 FREEDOM LN
CHANHASSEN, MN 55317-4556
GAYLE O & LOIS J DEGLER
541 PINEVIEW CT
CHANHASSEN, MN 55317-8697
JAMES M & SUSAN E KEELER
1817 FREEDOM LN
CHANHASSEN, MN 55317-4556
JOHN K & MURIEL L VILLEMONTE
1842 COLONIAL LN #6
CHANHASSEN, MN 55317-4677
BRIAN & JESSICA DIAZ
9330 RIVER ROCK DR N
CHANHASSEN, MN 55317-
CRAIG R & DOLORES A CONWAY
1846 PLYMOUTH LN #203
CHANHASSEN, MN 55317-4649
DAVID W LARSON
1842 COLONIAL LN #1
CHANHASSEN, MN 55317-4677
DOA PROPERTIES IX, LLC
ONE MERIDIAN XING #100
MINNEAPOLIS, MN 55423-3938
FOX PROPERTIES LP
27990 SMITHTOWN RD
EXCELSIOR, MN 55331-7911
GERALDINE L KRATOCHVIL
1846 PLYMOUTH LN #205
CHANHASSEN, MN 55317-4772
JENNIFER TIBODEAU
1842 COLONIAL LN #2
CHANHASSEN, MN 55317-4677
JOHN KLINGELHUTZ
350 HIGHWAY 212 E PO BOX 89
CHASKA, MN 55318-0089
BRIAN P HANSON
725 WESTON RIDGE PKWY
CHASKA, MN 55318-1202
CRAIG W LEIBBRAND
8477 GRACIE MAC LN
OOLTEWAH, TN 37363-5790
DENVER D TENBROEK
1822 COLONIAL LN #4
CHANHASSEN. MN 55317-4650
EDWARD J & DEBRA K WEST
1837 FREEDOM LN
CHANHASSEN, MN 55317-4556
GARY A & DEBORAH STADSKLEV
1846 PLYMOUTH LN #204
CHANHASSEN, MN 55317-4772
JAMES C & REXANNE D CLINITE
1846 PLYMOUTH LN #105
CHANHASSEN, MN 55317-4673
JODI M GINSBURG
1822 COLONIAL LN 46
CHANHASSEN, MN 55317-4679
JOSEPH E VANKIRK
1840 FREEDOM LN #202
CHANHASSEN, MN 55317-4663
JOSEPH EDWARD OPROSKO JOSEPH S & BERNADETTE M KRUK JOSEPH SHAUN WAGGONER
1842 COLONIAL LN #4 9320 RIVER ROCK DR N 5467 ABBEYFIELD ST E
CHANHASSEN, MN 55317-4676 CHANHASSEN, MN 55317-4746 LONG BEACH, CA 90815-3015
JOSEPH W & CARRIE DORN JULIANNA M DAPPER DEBRA CHENOWETH
1833 FREEDOM LN 9688 WASHINGTON BLVD 1829 FREEDOM LN
CHANHASSEN, MN 55317-4556 CHANHASSEN, MN 55317-4613 CHANHASSEN, MN 55317-4556
JUSTIN M GIVEN K HOVNANIAN T&C HOMES AT MN KARA JEAN HANRAHAN
1840 FREEDOM LN #204 7615 SMETANA LN #180 9696 WASHINGTON BLVD
CHANHASSEN, MN 55317-4769 EDEN PRAIRIE, MN 55344-4702 CHANHASSEN, MN 55317-4613
KAREN SCHULTE KATHRYN R DIX KEVIN CHARLES SPENCER
9680 WASHINGTON BLVD #3 1822 COLONIAL LN #3 1862 COLONIAL LN #4
CHANHASSEN, MN 55317-4654 CHANHASSEN, MN 55317-4679 CHANHASSEN, MN 55317-4675
KEVIN MERCER KRISTIN K BILDEN LEO & RITA RAZIDLO
60 STONE RIDGE DR 1802 COLONIAL LN #4 1846 PLYMOUTH LN #201
HURRICANE, WV 25526-7700 CHANHASSEN, MN 55317-4681 CHANHASSEN, MN 55317-4772
LIBERTY ON BLUFF CREEK MASTER LYNN M OVERMNAN MARC RAKOTOMALALA
7615 SMETANA LN #180 1862 COLONIAL LN #3 9660 WASHINGTON BLVD #1
EDEN PRAIRIE, MN 55344-4702 CHANHASSEN, MN 55317-4675 CHANHASSEN, MN 55317-4657
MARCIA KLADEK MARY C BAGDONS MARY M SHEPHERD
9620 WASHINGTON BLVD #4 1846 PLYMOUTH LN #202 1846 PLYMOUTH LN #101
CHANHASSEN, MN 55317-4661 CHANHASSEN, MN 55317-4772 CHANHASSEN, MN 55317-4673
MARYAM 0 YUSUF MICHAEL J TIEDEN MICHAEL L OVERSCHMIDT
9680 WASHINGTON BLVD #1 1840 FREEDOM LN #203 1822 COLONIAL LN #1
CHANHASSEN, MN 55317-4655 CHANHASSEN, MN 55317-4769 CHANHASSEN, MN 55317-4679
MICHAEL M THAYER MORONI J & LINDA A ST JOHN NDI MINNESOTA LLC
1846 PLYMOUTH LN #102 1840 FREEDOM LN #102 12 SALT CREEK LN #200
CHANHASSEN, MN 55317-4673 CHANHASSEN, MN 55317-4663 HINSDALE, IL 60521-8611
OLEKSANDR ZOZULYA PADAM SINGH SAINI PAUL A SOMMERSTAD
9660 WASHINGTON BLVD #3 1805 FREEDOM LN 9620 WASHINGTON BLVD #1
CHANHASSEN, MN 55317-4657 CHANHASSEN, MN 55317-4556 CHANHASSEN, MN 55317-4661
PETERSON-JACQUES FARM LAND PHILIP W & JENNIFER A KNIGHT PRESERVE @ BLF CRK
CO HOMEOWNERS
1822 COLONIAL LN #5
DEN FLYING CLOUD 47 CHANHASSEN, MN 55317-4679 4672 SLATER RD
EDEN PRAIRIE, MN 553-4047 EAGAN, MN 55122-2362
RAMONA R PENA ROSALIE A GUIRY ROSS D & ROBYN E JOHNSON
1842 COLONIAL LN #3 9640 WASHINGTON BLVD #3 9684 WASHINGTON BLVD
CHANHASSEN, MN 55317-4677 CHANHASSEN, MN 55317-4659 CHANHASSEN, MN 55317-4613
ROSS M & BROOKE N HEBRINK
9620 WASHINGTON BLVD #3
CHANHASSEN, MN 55317-4661
SARAH N MAYER
1809 FREEDOM LN
CHANHASSEN, MN 55317-4556
STEVEN & LYNN WACHTER
1825 FREEDOM LN
CHANHASSEN, MN 55317-4556
THAO L CA
1862 COLONIAL LN #6
CHANHASSEN, MN 55317-4675
TODD D RIEBE
1802 COLONIAL LN #3
CHANHASSEN, MN 55317-4681
WESLEY & LORRAINE V KAHLER
1840 FREEDOM LN #101
CHANHASSEN, MN 55317-4663
RUSSELL C BUFALINO
577 CONCORD DR
CHASKA, MN 55318-1643
SHARON A STEVENS
9640 WASHINGTON BLVD #1
CHANHASSEN, MN 55317-4659
SUSANNE BAHR
1840 FREEDOM LN #105
CHANHASSEN, MN 55317-4663
THE RYLAND GROUP INC
7599 ANAGRAM DR
EDEN PRAIRIE, MN 55344-7399
TODD M & DEBORAH S DOLAN
1846 PLYMOUTH LN #104
CHANHASSEN, MN 55317-4673
WILLIAM HENRY WEARN
1846 PLYMOUTH LN #106
CHANHASSEN, MN 55317-4673
SANDRA K FAGAN
1840 FREEDOM LN #104
CHANHASSEN. MN 55317-4663
STEPHEN W & SALLY A CLARK
617 TUPELO WAY
CHASKA, MN 55318-1885
TERRA L SAXE
9692 WASHINGTON BLVD
CHANHASSEN, MN 55317-4613
THOMAS FRIDGEN
1846 PLYMOUTH LN #103
CHANHASSEN, MN 55317-4673
WADE S & LISA J MARSH
1862 COLONIAL LN #1
CHANHASSEN, MN 55317-4675
I o -0,1
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE: Application of Ryland Homes and Peterson -Jacques Farm Land Co., I.LC — Planning
Case No. 10-09, Pioneer Pass
Request for Preliminary Plat creating 94 lots, 4 outlots and right-of-way for public streets
(approximately 63 acres); Conditional Use Permit for development within the bluff creek overlay
district with a Variance for encroachment into the primary zone; a Wetland Alteration Permit for
the grading and filling of wetlands; and an Interim Use Permit to allow site grading prior to final
plat approval on property located north of Pioneer Trail (1600 Pioneer Trail) and Bluff Creek Drive.
On July 6, 2010, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of Ryland Homes and Peterson -Jacques Farts Land Co.,
LLC, for a single-family residential development. The Planning Commission conducted a public
hearing on the proposed 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 Residential Low and Medium Density (RLM) and
Agricultural Estate (A2).
2. The property is guided in the Land Use Plan for Residential — Low Density
3. The legal description of the property is:
Northeast Quarter of the Northeast Quarter, Section 27, Township 116, Range 23, Carver
County, Minnesota
and
That part of the of the Southeast Quarter of the Northeast Quarter of Section 26,
Township 116, Range 23 West, Carver County, Minnesota, lying northerly of the
MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO.
10-43, according to the recorded plat thereof, Carver County, Minnesota.
4. The City of Chanhassen, as the Local Government Unit responsible for administration of
the Wetland Conservation Act, has reviewed the Joint Notification Application and
submitted the Joint Notification to the Board of Water and Soil Resources, the Carver
County Soil and Water Conservation District, the Department of Natural Resources and
the United States Army Corps of Engineers to solicit comments based upon their
respective reviews.
SCANNED
The Applicant is proposing 25,206 square feet of permanent wetland impacts for the
purpose of constructing public roads and single-family homes.
6. SUBDIVISION FINDINGS
a) The proposed subdivision is consistent with the zoning ordinance and meets all the
requirements of the "RLM" Residential Low Medium Density District.
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 significant environmental damage subject
to compliance with conditions of approval;
f) The proposed subdivision will not conflict with easements of record, but rather will
expand and provide all necessary easements.
g) The proposed subdivision is not premature. A subdivision is premature if any of the
following 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.
When approving a conditional use permit or interim use permit or wetland alterations,
the City must determine the capability of a proposed development with existing and
proposed uses. The general issuance standards of the conditional use Section 20-232,
include the following 12 items:
a) The proposed development will not be detrimental to or endanger the public health,
safety, comfort, convenience or general welfare of the neighborhood or the city.
b) The proposed development will be consistent with the objectives of the city's
comprehensive plan and this chapter.
c) The proposed development 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 development will not be hazardous or disturbing to existing or
planned neighboring uses.
e) The proposed development 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 development 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 development 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 development will have vehicular approaches to the property which do
not create traffic congestion or interfere with traffic or surrounding public
thoroughfares.
i) The proposed development will not result in the destruction, loss or damage of solar
access, natural, scenic or historic features of major significance.
j) The proposed development will be aesthetically compatible with the area.
k) The proposed development will not depreciate surrounding property values.
1) The proposed development will meet standards prescribed for certain uses as
provided in Chapter 20, Articles IV, V, VI and XXI of the Chanhassen City Code.
8. 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. Due to the topography of the site, the
construction of the storm water pond in the primary zone is a reasonable request.
b) The conditions upon which a petition for a variance is based are not applicable,
generally, to other property within the same zoning classification due to the unique
characteristics of the site.
c) The purpose of the variation is not based upon a desire to increase the value or
income potential of the parcel of land.
d) The alleged difficulty or hardship is not a self-created hardship.
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
impair property values within the neighborhood.
9. The planning report #10-09 dated July 6, 2010, prepared by Robert Generous, et al, is
incorporated herein.
The Planning Commission recommends that the City Council approve the proposed
development including a Preliminary Plat creating 94 lots, 4 outlots and right-of-way for public
streets (approximately 63 acres); Conditional Use Permit for development within the Bluff Creek
overlay district with a Variance for encroachment into the primary zone for the construction of a
stormwater pond; a Wetland Alteration Permit for the grading and filling of wetlands; and an
Interim Use Permit to allow site grading prior to final plat approval.
ADOPTED by the Chanhassen Planning Commission this 60' day of July, 2010.
PLANNING COMMISSION
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Chairman
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ItJ -09
Chanhassen City Council - September 13, 2010
Mayor Furlong: Moved and seconded. Any discussion on that motion? Hearing none we'll
proceed with the vote.
Resolution #2010-78: Councilman Litsey moved, Councilwoman Tjornhom seconded that
the City Council adopt the attached resolution apportioning the assessments for PID
25.0262000 (Sever Peterson Parcel). All voted in favor and the motion carried
unanimously with a vote of 5 to 0.
G. PIONEER PASS, NORTH OF PIONEER TRAIL AT BLUFF CREEK DRIVE,
APPLICANT RYLAND HOMES:
1. FINAL PLAT APPROVAL.
2. APPROVAL OF DEVELOPMENT CONTRACT.
Todd Gerhardt: Mr. Mayor, City Council members. In the staff report, first page, paragraph 3
under the proposed motion, the development agreement states the City will reimburse the
developer. We left that blank here waiting for a number from our consulting engineer and that
dollar amount is $13,174.40. The rest of that sentence for the trunk watermain over sizing within
Bluff Creek Drive, we also included an up to $51,000 furnish and install a pressure reducing
valve within Bluff Creek Drive. If we could include that in the staff report but would not modify
the motion. So the motion would stand as written.
Mayor Furlong: Okay. Any questions on that? Okay if not is there a motion to adopt, is the
staff report referenced in the motion Mr. Gerhardt?
Councilman Litsey: Yes.
Mayor Furlong: Is it?
Todd Gerhardt: Yep.
Mayor Furlong: I'm just reading from, okay. Would somebody like to make the motion then?
If there's no discussion. Adopting the resolution of the modified staff report.
Councilman Litsey: Sure, I'll make the motion that the Chanhassen, or the council approves the
final plat for the Pioneer Pass.
Todd Gerhardt: Development contract.
Mayor Furlong: This is item (g)(2). Oh I'm sorry, we've got to do the final plat though. We
pulled them both off so that's fine. Let's start with that. You're fine.
Councilman Litsey: Okay.
Mayor Furlong: We pulled (g) off but there's 1 and 2 and this was referring to 2.
4
SCANNED
Chanhassen City Council - September 13, 2010
Councilman Litsey: Yeah, okay. Yeah we had two here so.
Mayor Furlong: Yep, let's start with the final plat. Thank you.
Councilman Litsey: So we're okay? Okay. The council approves the final plat for Pioneer Pass
creating 41 lots, 5 outlots and right-of-way for public streets, plans prepared by James R. Hill
Incorporated dated stamped received August 20, 2010 subject to conditions of the staff report as
amended here this evening.
Mayor Furlong: Okay. Thank you. Do you want to pick up item 2 at the same time?
Councilman Litsey: Sure. That the council approve the development contract and the
construction plans and specifications for Pioneer Pass conditioned upon the following, the
applicant shall enter into the development contract and supply the City with a cash escrow or
letter of credit for $2,878,643.46 and pay a cash fee of $174,896.90 and the applicant's engineer
shall work with the city staff in revising the construction plans to meet city staff standards. Or I
mean city standards I should say.
Mayor Furlong: Okay, thank you. That's been moved. Do we have to reference the changes in
the staff report at all with that motion or not?
Roger Knutson: I think they're noted in the meeting...
Mayor Furlong: Thank you. Is there a second?
Councilwoman Tjornhom: Second.
Mayor Furlong: Made and seconded. Any discussion on that motion? So the motion before us
is item (g), both 1 and 2. Is that correct?
Todd Gerhardt: Yes.
Councilman Litsey moved, Councilwoman Tjornhom seconded that the City Council
approves the final plat for Pioneer Pass creating 41 lots, 5 outlots and right-of-way for
public streets, plans prepared by James R. Hill, Inc., dated stamped received August 20,
2010 and subject to the conditions in the staff report. All voted in favor and the motion
carried unanimously with a vote of 5 to 0.
Councilman Litsey moved, Councilwoman Tjornhom seconded that the City Council
approves the development contract and the construction plans and specifications for
Pioneer Pass, conditioned upon the following:
The applicant shall enter into the development contract and supply the City with a cash
escrow or letter of credit for $2,878,643.46 and pay a cash fee of $174,898.90.
vp-i + is
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Chanhassen City Council - September 13, 2010
2. The applicant's engineer shall work with City staff in revising the construction plans to
meet City standards.
All voted in favor and the motion carried unanimously with a vote of 5 to 0.
VISITOR PRESENTATIONS: None.
PUBLIC HEARING: MEDICAL ARTS PARKING LOT REHABILITATION PROJECT
10-05: ASSESSMENT HEARING: AWARD CONTRACT: APPROVE ASSESSMENT
AGREEMENT.
Councilman McDonald: Before you get going on this I will recuse myself from this because I do
lease space there so I'll just go sit and wait for you guys to make your decisions.
Mayor Furlong: Okay, thank you. And it's an unusual situation but I also, not for matters of a
conflict of interest for potential for a perceived one in that I'm going to recuse myself from this
item as well and ask Councilwoman Tjornhom to take over specifically with regard to the
awarding of the contract so have fun. Councilwoman Tjornhom. Yeah, you guys and stay. We
leave.
Councilman Utsey: We still have a quorum. Barely.
Councilwoman Tjornhom: We'll move onto item 2 and it is, as the Mayor stated, regarding the
Medical Arts and Colonial Square parking lot rehabilitation and so I'd like to open it up with a
staff report.
Paul Oehme: Thank you Councilmember Tjomhom. I'd like to just give a brief overview of the
project itself and then talk about the assessment hearing and potential award of the contract. The
parking lot in question is located just north of 780i Street in the downtown district here and just
west of Great Plains Boulevard. The parking lot encompasses, mat.ority is used for the Medical
Arts buildings which are shown here. Address of 480 and 470 78 Street. It also includes
parking accommodations for a restaurant on the west side of the parking lot and then also
included in the project is a mall, strip mall parking lot as well so I'll get into that discussion a
little bit too. The building property owners and tenants have requested the City consider
improvements to this parking lot. The parking lot is over 20 years old and we have been keeping
up on the maintenance of the parking lot but it has deteriorated to a point where minor
maintenance is no longer cost effective. The Colonial Square facility owner/manager is also the
owner representative of the Medical Arts facility. Medical Arts buildings as well so he's
requested that his parking lot, which is currently on private property, be included in the
improvement contract for the Medical Arts parking lot due to the fact that it's contiguous with
the parking lot that the City currently owns, maintains and also feels that he may get a better
product out of the overlay of his parking lot plus cost savings as well. Getting into the larger
project as well so the City has reviewed that request and finds it acceptable and we have
incorporated that request into our bid package and contracts so. Agreement of maintenance
states that the City is responsible owners, the City's responsible for the maintenance but the,
again the owners have petitioned the City for those improvements and any cost associated with
R
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Chanhassen City Council - July 12, 2010
C. The Preserve at Bluff Creek Third Addition:
1) Final Plat Approval.
2) Approval of Development Contract and Plans and Specifications.
d. Lakeside Fourth Addition: Approve Amendment to Final Plat.
All voted in favor and the motion carried unanimously with a vote of 4 to 0.
VISITOR PRESENTATIONS: None.
PIONEER PASS: REOUEST FOR PRELIMINARY PLAT CREATING 94 LOTS, 4
OUTLOTS AND RIGHT-OF-WAY FOR PUBLIC STREETS (APPROXIMATELY 45
ACRES): CONDITIONAL USE PERMIT FOR DEVELOPMENT WITHIN THE BLUFF
CREEK OVERLAY DISTRICT WITH A VARIANCE FOR ENCROACHMENT INTO
THE PRIMARY ZONE: AN INTERIM USE PERMIT TO ALLOW SITE GRADING
PRIOR TO FINAL PLAT APPROVAL: AND A WETLAND ALTERATION PERMIT
FOR THE GRADING AND FILLING OF WETLANDS ON PROPERTY ZONED
BLUFF CREEK DRIVE. APPLICANT: RYLAND HOMES, PLANNING CASE 2010-09.
Kate Aanenson: Good evening Mayor. Thank you members of the City Council. This item
appeared before the Planning Commission on July e and they did recommend approval 6-0.
They did have some questions which I'll spend some time going through when I go through the
staff report. As the Mayor indicated there are a couple requests here. One including the
preliminary plat for 94 lots and 4 outlots. The conditional use for the development within the
Bluff Creek District with a variance for the encroachment into the primary zone. An interim use
to allow grading of the site prior to final plat approval, and a wetland alteration permit for
grading and filling of wetlands. This site is located in what we call the 2005 MUSA. Give a
little history on this. Goes back to 2003 when actually K. Hovnanian was first coming forward
and we were deciding on putting utilities in place and we did an alternative urban review of the
project so this is consistent with that and I'll spend some time talking about that too so it's
actually getting access off of the Bluff Creek Boulevard which was put in place. This project
will also get access off of Pioneer Trail, which will provide two ways in and then out to this
development. Right now the only way in is off of Audubon on Bluff Creek Boulevard. In the
AUAR which was done in 2003 the framework issue for this was a lot of the natural features that
go through this site, when we were looking at this it was actually studied to potentially look at
the high school site in this area or a middle school and actually the high school site got moved
across the street and that would be partially on the Degler property, which is in this area here. So
in looking at this, this entire area was studied under one framework and some of it was to
preserve the creek itself. The unique features of the creek, preserving that. And then we looked
at, how the, with the overlay district either taking it as a whole or incrementally as each project
came in, so we looked at the zoning for this area and how would we be able to attract or acquire
that and we look at these subdivisions, that's one of the ways to do that. The areas in green are
actually more heavily wooded so, a lot of this has been preserved and I'll show in a second what
0
SCANNED
Chanhassen City Council - July 12, 2010
the development that has been put in place. So one of the main things of the environmental
assessment document was to put in more, the framework for the roads so as this was the first
iteration. Obviously now we have the round about in there on the Bluff Creek but these
connections are still pretty true as far as going through the Degler's. Tying into Audubon and
then the touch down point at Butternut in, off of Audubon here in Chaska and then tying back up
to the new Powers. This connection will be made now. This was another requirement of the
environmental assessment but this road has now been moved over to tie into, as it comes up from
Hesse Farm Road, so that connection will go through. So this is the overview of what's been put
in place. Again the goal is to preserve the natural features in this project so to date the first
project to go forward was the K. Hovnanian project which had on it 440 units approved for that
and they're working on their phases. That's a modification of some of their product that they've
kind of been shifting to meet the market but again the goal there was to preserve, which they did
on the southern part, the green. The natural features in the southern portion here and then on the
northern portion. So we've got the trail connection through there and this was the Preserve
project here. That was originally started by Ryland. It's now being picked up by somebody else.
You approved 25 additional lots tonight on your consent agenda for that, and the goal with this
project was again to, a way to do the density transfer. So this was all preserved. Some of that
could have been platted. As you recall there were 4 lots up here that we felt was topographically
separated going into that industrial park so we actually acquired that. So these lots were a little
bit smaller under a PUD but the goal there was to preserve this green corridor and that trail's in
and the bridge is in now too going across which is great access to get up to the high school and
the rest of those trails as we look at Audubon. This project is also extended for, given extension
for their preliminary plat rights. It may or may not come in exactly like this as the market's been
changing out there and then Pioneer Pass. This project right here is the one we're looking at.
Again in 2006 there was a project that was ready to get final plat and at that time the market
conditions were changing so here we are 4 years later as we've been struggling trying to you
know see what works on the market the owner of the property has so now we have Ryland
moving down to this project right here. So it's a little bit different. The original project had a
little bit different lot configuration. If we look at the overall, what we conceived potential uses.
I talked about a high school. That northern piece of the Degler property still is guided industrial.
When we did the Comprehensive Plan we looked at this area which would be just south of
Lyman Boulevard and just to the west of the extension of Powers Boulevard. That's the site we
did potentially give a regional mall zoning or office, which we envision it could still be a high
end office use with some support commercial. So we looked at how does that relate to the uses
that are within there so we did have some industrial on that, on this side here. Closer to the
Chaska side and looking at that fit. It was decided to give that the higher density. So then the
infill and the transition between that, and this was also guided for either industrial office, and I
think at that time when the Pioneer Pass came in in 2006 we, there were some consensus to
maybe not do a lot of, since we have 400 units of the higher density townhouses so now we've
got 3 different types of product in that area which is always our goal to try to introduce different
lot sizes and give some choices within the community. So this one, while it's low density single
family, would have the largest lots. The original project that came in, the lot size was 15,000.
This is closer averaging to 12,000 and that compliance table's in your staff report. So these lots
range from 9,000 almost 200 to 20,000 square feet, again averaging 12,300 so slightly less than
that so they went from the 81 lots to 94 lots on this project. Any questions kind of on the
background? Did I fill in kind of where we were going back a few years?
Chanhassen City Council - July 12, 2010
Councilman Litsey: That helps, thank you.
Kate Aanenson: Okay. So this is, in the first action that we're requesting tonight, or the
applicant's requesting and that's response on the preliminary plat itself. Again as I stated there's
91 lots and they range in size from the 9,150 to almost 20,000 square feet. As you can see as you
get along that northern side overlooking the wetlands of Bluff Creek, those will be your largest
lots up in here. The other change is we looked at this street that comes through. This cul-de-sac.
These two cul-de-sacs were introduced to provide a little bit more. As you get towards that
round about, so the lots would back on making those lots potentially more desirable so there was
some internal changes. And then we still have the park which is originally part of the original
proposal here on Outlot C, which would be the 8.7 acres of park on that property there. And that
also provides that transition use between the K. Hovnanian project and this project, and I would
like to state too, there was some neighbors here at the Planning Commission meeting that had
some concerns about what was going to go into the park and the buffering. Typically staff sees
the park itself as a buffer but they were concerned about lights and some of those amenities and
as the Park Director had stated that typically they have a neighborhood meeting. While the
dedication may come sooner, the development of the park wouldn't happen for a few years out
and they typically would meet on that to get some input on what the desires of the neighborhood
are. Again this zoning is RI.M zoning and that's what was given to the other lot. Again the lots
are smaller but still consistent with the RLM zoning which allows the smallest, 9,000 square feet
so this isn't a PUD. This is a straight subdivision but with this subdivision the RLM does allow
for higher level of impervious surface but what you're getting with this with the park and with
Outlot B, which is the overlay district, you're getting a lot more green space as kind of that trade
off for that zone and that's what was discussed with the earlier iteration of the Pioneer Pass.
There's just one little clean up on this. The way we interrupt the lot configuration and this may
not even be in the first phase. They just need to change the lot configuration, otherwise the
subdivision, the plat as proposed does meet all our subdivision regulations so they would just
need to make that change at the time of final plat. Just wanted to.
Todd Gerhardt: This is just for Lot 20.
Kate Aanenson: Just for one lot, yep. Lot 20. One change, yeah. So the grading itself, I just
wanted to explain this. There's a 50 foot change if you look at kind of where, if you're over here
in the K. Hovnanian project and looking across, actually looking up. So this is the, this is flatter
here and it's actually significantly changing, dropping. The 50 foot change across where you can
see in this cross section. This is the bottom of the retaining wall here and I'll go through those in
a second but there's a significant change so that is one of the reasons why when I discussed a
little bit the interim use permit right now is they would like to proceed with the grading right
away before they get final plat. That gives them some time, while the conditions are right to do
the grading. But there is a significant amount of grading based on the topography of the site.
Then so here's another section, cross section looking through, again through the K. Hovnanian
project. Some of those neighbors had concern of what that meant to them as far as the look that
they would see, and actually there's some change in grade here too that they're actually kind of
looking down into holes so if you're looking across here, or this is the park. There's a ravine
here. You can see the change in grade so you're actually kind of looking down and then it
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Chanhassen City Council - July 12, 2010
flattens out as you go across the street here so they're kind of looking down through that. There
are retaining walls on the site. Again if you look at that map, this is to the north side. There's a
retaining wall at the highest point would be through here would be 15 feet and that would be as
you get towards that Bluff Creek area, the wetlands through that area which the road is up here to
the north. Up in this area. There is potential, some retaining walls through here that we'd like to
look at. Revisit those. There's swales in the back yard. They'd like to put the retaining walls to
make those bigger but sometimes that can conflict with what we're trying to accomplish with the
homeowners in those lots, the types of lots so we'll look at that in more detail as we get towards
that, that final plat. Again here's a little bit of detail on the neighborhood park concept. Again
this will be flushed out a little bit more detail as the park and rec commission works through that
with the neighbors. Try to get some better feedback on what they would like to see in that area.
Councilman Litsey: Generally Kate with neighborhood parks they don't normally put lights and
so forth up anyway right?
Kate Aanenson: That's correct.
Councilman Litsey: Thank you.
Kate Aanenson: So that's the first issue that we had and that was the plat itself and so the next
issue I'd like to discuss, if there's no other questions on the plat itself would be the conditional
use with a variance. These are some of the outlots that will have storm water ponds. I talked
about the significant amount of grading so this is to the north. This is where the retaining wall
would be and this is that, the wetland area and storm water pond and this would be the
replacement pond and this is the one issue that the Planning Commission spent some time with.
Was there another location that that pond could go and we looked at that with the first iteration
too because of the retaining walls and because of the grades as it's going down, it was really felt
for the access to be able to get to that and to construct it that that would be the best place for the
storm water pond and for the wetland itself. I think I've got another graphic there to show where
all the wetlands were. No, it's coming up here. Let me just go to that one. So this is the
original, all the wetlands on the site. This one is not being touched. This one was already
impacted with the round about. That's approximately where the round about is so this is the one
wetland that's being impacted and this is the one that would go to the north on the other side of
the retaining wall. So this is the storm water pond and then the wetland replacement so that's
where those would go, and again that would, that's what relates to the grading inside that needs
the conditional use to grade within the Bluff Creek Overlay District in order to construct that
pond, grading needs to occur. Otherwise all the other limits of grading would be within, would
not be required a conditional use.
Todd Gerhardt: Kate do you show on here where the wetland is that is being mitigated?
Kate Aanenson: This one?
Todd Gerhardt: Yeah.
Kate Aanenson: That one, correct.
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Chanhassen City Council - July 12, 2010
Todd Gerhardt: Where is it on the new plat?
Kate Aanenson: It's actually, it's in the, am I close here? It's hard to see in here too. It's
actually right here. Isn't it? At the end of the cul-de-sac. I think it's there. Yeah, it's this one
right here. It's this one right here.
Todd Gerhardt: And we've done this many times before.
Kate Aanenson: Correct. Correct. So that kind of goes back to some of the issues too then with
the poor soils. You can see that's kind of that area where there's some poor soils in here. Where
the road needs, this road needs to go through and part of why they want to proceed with the
interim use to get the grading done now before they go into final plat. And that's in order to
secure, to balance the site and stockpile some of it and also to let the soils get to where they need
to be to make it right for development. So the interim use then would allow them to grade. They
will be stockpiling some grading. Consolidating some of that and there is security put in place
for the interim use requirement for posting of a $36,500 for the security for the grading. Now
they will be doing this project in two phases so even with the grading and the interim use permit
it's still their goal to pull permits on the, they will final plat yet this fall and then they'll pull
permits. It's their desire to have something in the Parade of Homes so they will be final platting
but by allowing them to grade and balance the entire site allows them to continue in phases and
develop that so staff does support that. Again there's a 50 foot change in site so there's a lot of
dirt to move on this site. So those have been applications that they're requesting. Again it's just
a little bit different as far as the lot configuration but I think the framework issues as far as where
the storm water ponds and the wetlands is very similar. We do have additional lots and, but with
that the staff is recommending approval with the conditions in the staff report and I'd be happy
to answer any questions that you have.
Mayor Furlong: Thank you. Any questions for staff? Councilwoman Ernst.
Councilwoman Ernst: Kate, so we have two round about's, right? Is that what's shown here is
two?
Kate Aanenson: Right now there is only one. We talked about another potential one, actually if
I can go back. We talked about another one as it, we talked about another one potentially up in
this area, somewhere through here as a potential. As you come off of Powers Boulevard because
there will be another tie up to Lyman so somewhere in there. It'll be development driven but this
site will feed off the existing round about so they would not have another round about.
Councilwoman Ernst: But potentially putting another one in or, so I guess my question is what
would be the distance between the two, if you decided to put the second one in? I know it's on a
different development but.
Kate Aanenson: Three-quarters? Yeah, probably three-quarters of a mile.
Chanhassen City Council - July 12, 2010
Councilwoman Ernst: Okay. And I was just more curious about the traffic flow there and what
that would be like but if there's, if it's three-quarters of a mile it's not going to.
Kate Aanenson: Yeah. Yeah, and I think that was something we'd have to look at too. Yeah,
whether you back up onto Powers Boulevard. What those uses are. How that would be. You
know certainly you want some traffic calming coming right off so that was one of the issues that
we looked at too when we originally put that road together so you didn't have the people
speeding through to cut through. Through that and that's why you had the median in there too
but I think that would probably be another traffic study, depending on how that came in. Again
our goal was to do a master plan and that was both, all three of those parcels and we'd look at it
at that point.
Councilwoman Ernst: Okay. And did the neighborhood bring up any specific concerns about
the development?
Kate Aanenson: No. Just about the park and were concerned about lighting. What would go in
there. Yeah. Yeah, and I think the Planning Commission, I didn't point that out but they wanted
to make sure that we use the same language and said shall instead of may or could or they
wanted, so that was all changed to make sure it was all said, all conditions said shall. Didn't
leave that open ended. And then we talked about the other issue and that was the location of the
wetland so.
Councilwoman Ernst: Okay. And then my last question is how long do they expect the project
to take, ending with the second phase?
Kate Aanenson: Well the grading itself, it stated in the conditions that they stated that that would
go through 2011 so depending upon how fast the build out is. If they do 41, 44 lots in the first
phase, depending on how well those are received.
Councilwoman Ernst: And that's with the second phase, right?
Kate Aanenson: Then the second phase would be after they fill those out, correct.
Councilwoman Ernst: Okay. Thank you.
Todd Gerhardt: I think in their business model they plan for a 6 year build out.
Councilman Litsey: 6 years.
Councilwoman Ernst: Okay.
Mayor Furlong: Any other questions for staff at this time? Just a couple. First of all I think, I'll
just mention I think there's a typo on one of the areas for the lots on page 15. It's Lot 23, Block
1. If you could just check that. It looks like the, they included the front footages in the area
there. On the impervious surface coverage, you said that the per lot amount is higher.
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Chanhassen City Council - July 12, 2010
Kate Aanenson: Yes.
Mayor Furlong: What is it per lot?
Kate Aanenson: 35%.
Mayor Furlong: And what, do you have, I was looking through the staff report. Maybe you can
direct me to it if it's in there. What's the average, if each lot goes to 35%, what would be the
average across the development because we do have the park there and we do have the buffer
and the primary zone.
Kate Aanenson: Correct. I don't have that number right in front of me but it would certainly be
closer to 25. Because the Outlot B itself is 17 acres.
Mayor Furlong: Okay.
Kate Aanenson: The park itself is 8.7.
Mayor Furlong: And that would be almost entirely pervious except for maybe a basketball hoop.
Kate Aanenson: There'll be a parking, yeah and a parking lot in the park so if you said 6 there.
Mayor Furlong: Okay.
Kate Aanenson: So you're at 21. 22-23 acres of green space.
Mayor Furlong: Okay, and most of the right-of-way are or much of the right-of-way would be,
so do you have an overall average or do you think that would be at or below the 25%...
Kate Aanenson: I think it would be at or below, correct.
Mayor Furlong: Okay.
Kate Aanenson: And again that was the tool mechanism to get the creek.
Mayor Furlong: Okay.
Kate Aanenson: Is to allow a little bit smaller lots.
Mayor Furlong: Right, understand. On the condition use with the variance for the wetlands, are
the location of the ponds, they seem familiar so I guess my question is, are they similar to or in
the same spot as.
Kate Aanenson: Yes, yes.
Mayor Furlong: As the prior plat?
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Chanhassen City Council - July 12, 2010
Kate Aanenson: Yes, yes.
Mayor Furlong: Okay. And then with regard to eliminating that one wetland that will be at the
end of the cul-de-sac, is that, are there soil corrections and such to make sure that that, you talked
before about making it buildable. We deal with those all the time but we're not going to have a
house sinking or anything there? It gets corrected to the point that it's not an issue, is that right
Paul?
Paul Oehme: That's correct Mayor. We'd take soil samples and have the developer take a, get a
soil report and based upon that report, do the design accordingly to correct those soils and make
the accommodations necessary.
Mayor Furlong: Is that something that's checked at the time the permit is pulled?
Paul Oehme: Yeah. It's at the time the permit is pulled and also when the road is being built we
definitely get that, that information.
Mayor Furlong: Okay. And nobody's going to build a house that's going to fall over but there is
some check and inspection.
Paul Oehme: Absolutely.
Kate Aanenson: Right, and especially we'll look at where the house pad actually sits so those
are shown as whether they'll be a walkout, lookout and then those will also be checked with
building permits issued.
Mayor Furlong: Okay. Alright. And again this is something that we do, it is very typical in a
development.
Paul Oehme: For our community and our soils, this is typical yes.
Mayor Furlong: Okay.
Kate Aanenson: And again to go back to your issue, I think the framework was set. We had the
round about. We had the connection point to the south. We had the known topography and
balancing it so I think what changes they were able to by creating those cul-de-sacs so they
didn't have front facing lots on that round about to make it maybe a bit more desirable for some
of those lots so, but otherwise the major framework is pretty consistent with the underlying
amount of grading and that sort of thing.
Mayor Furlong: Given that they had some fixed things to work with, the round about as you
mentioned and the need to connect down to Pioneer Trail.
Kate Aanenson: And the park, yeah.
Chanhassen City Council - July 12, 2010
Mayor Furlong: And the park, it seems to layout pretty nicely so. Okay. Any other questions
for staff at this time? Great. Representatives from the applicant is here this evening. Is there
anything you'd like to address the council with?
Mike DeVoe: Good evening Mayor, members of the council. My name is Mike DeVoe and I'm
the President of Ryland Homes here in the Twin Cities. Just to touch on a couple of things you
already discussed. Ryland Homes is pleased to be working with the City of Chanhassen on our
latest development, Pioneer Pass. Relative to the most recent development Pioneer Pass is
going to be 94 larger lots. As you heard the lot sizes are going to be from about 9,144 square
feet up to 20,740 square feet with an average of about 12,319. In addition as part of the
development we're going to complete the collector street, Bluff Creek Drive connecting Pioneer
Pass to the existing developments to the west and to the north, and then in addition we're going
to get a new city park as part of the development. We plan to develop the property in two
phases. Phase I will include 41 lots and basically will include the collector street and mass
grading of most of the park. Most of this development will be complete by this fall and our
expectation is to have a model home open for sale by January of 2011. Phase II is anticipated to
begin in the spring of 2012 and I think there was a question earlier about the life cycle of the
entire development and it would be our expectation to have the entire project complete by
approximately 2016. Hopefully quicker but given the current market conditions that's what
we're projecting at this point. We are planning to offer 6 different floor plans at this point.
Square footages will range from 2,185 square feet up to 3,346 square feet. Prices are expected to
range from $368,000 up to about approximately $440,000. All of the homes will be two story
homes with 9 foot foundations. 9 foot first floors. 4 bedrooms, 2 r/2 baths. 3 car garages and
drain tile systems. So you know we're very excited about this project. We think it's going to fit
in nicely to the City of Chanhassen and we're hopeful that we can gain your support tonight and
we can get approval to move forward. With that said if you have any questions I can answer or
anyone else that's with me tonight, I'm happy to answer your questions.
Mayor Furlong: Any questions for the applicant? I'm sorry, could you repeat the price points
again that you're talking?
Mike DeVoe: 368 to 440.
Mayor Furlong: Okay. Nothing? Okay, very good. Thank you.
Mike DeVoe: Thank you.
Mayor Furlong: Appreciate the information. There was a public hearing held at the Planning
Commission.
Kate Aanenson: Correct.
Mayor Furlong: I don't know if there's anybody here that would like to provide additional
public comment. There haven't been material changes to my knowledge between the Planning
Commission but if anybody would like to provide public comment, be happy to listen to them at
this time as well. Seeing nobody, okay. Very good. Wanted to give that opportunity. With that
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Chanhassen City Council - July 12, 2010
I'll bring it back to council then. It's been a little while since we've done one of these so I feel a
little rusty. I'll admit that when you fly through as many as we did as frequently as we did but it
seems like a very nice development and it's clear that a lot of time and effort has been put into
this both by the applicant, property owner, the developer and city staff but anyone that would
like to make any comments or discussion? Councilman Litsey?
Councilman Litsey: No. It looks like a solid development and it is kind of nice to have one of
these before us again so glad that things are, must mean the market's moving forward a little bit
right now anyway so that's a good thing and I think it will be nice to have another park
incorporated in the city. Looks like staff and the developer have worked together again really
well and thanks, so I appreciate all the efforts that have gone into it.
Todd Gerhardt: Mayor, council. I'd just like to add that Ryland has worked in the community.
They were apart of the Preserve. They did at least two phases out there. We've had an excellent
working relationship with them. Through the building permit process. Development process.
We're excited to see Ryland here. Proud of their product out there and did very well in a tough
economy so we look forward to working with them and continuing that relationship. And
they've also built similar products over in Eden Prairie and been successful there so, they have a
good reputation.
Mayor Furlong: Other thoughts, comments? Councilwoman Ernst.
Councilwoman Ernst: I just agree. I think it will be a nice development and it's good to see staff
and them working together.
Mayor Furlong: Councilman McDonald.
Councilman McDonald: Yeah I guess the only thing is, yeah I know this has got quite the
history and everything. I'm glad to see something's going in there that will fit it quite well so
I'm looking forward to it.
Mayor Furlong: Very good. You know one of the things, I would agree. I certainly support it.
The, when we talk about Chanhassen being a community life, for life, one of the components
there is making sure that we have an across the spectrum opportunities for housing and for, we
say housing but it's really people's homes and this is a nice product. It's a nice blend. It's a nice
mix. It's a nice complimentary addition with those price points that we would ask to be
reaffirmed you know in the 370 to 440 range. That's a very nice complimentary price point to
some of the other homes that we have across the city too so, it's always nice to see a variety of
homes coming in and developer's creating those so nice to see that as well and the comments
made about the development earlier, I concur with. I think it's well thought out and it's, it
creates and achieves a lot of goals so thank you to everyone that was involved. I do have a
recommended motion for this that's consistent with the staff report that the city attorney has so if
somebody would like to make a motion, I'll pass this down to them.
Councilman McDonald: Is this the same one that was given to us?
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Chanhassen City Council - July 12, 2010
Mayor Furlong: Yes it was and it's just a summary. Summary motion, right? So, Councilman
Litsey would you like to make a motion?
Councilman Utsey: Sure. I make a motion that the City Council approves the Pioneer Pass
development including preliminary plat creating 94 lots, 4 outlots and a right-of-way for public
streets, conditional use permit for development within the Bluff Creek Overlay District with a
variance for encroachment into the primary zone, an interim use permit to allow site grading
prior to the final plat approval and a wetland alteration permit for the grading and filling of
wetlands subject to the conditions of the staff report and adoption of the Findings of Fact.
Mayor Furlong: Very good. Is there a second?
Councilman McDonald: I'll second. Oh, go ahead.
Councilwoman Ernst: Second.
Mayor Furlong: Motion's been made and seconded. Any additional discussion on the motion.
Hearing none we'll proceed with the vote.
Councilman Litsey moved, Councilwoman Ernst seconded that the City Council approve
the Pioneer Pass development including preliminary plat, conditional use permit with
variance, interim use permit and a wetland alteration permit subject to the conditions of
approval in the staff report and adopt the attached findings of fact:
CONDPI'IONS OF APPROVAL:
Preliminary Plat creating 94 lots, 4 outlots and right-of-way for public streets:
1. Building Official:
a. The developer must submit a list of proposed street names for review and approval prior
to final plat of the property.
b. Developer to provide 1:200 scale plat drawing (with lot numbers, block numbers and
street names only) for addressing purposes.
c. Demolition permits must be obtained before demolishing any existing structures.
d. A final grading plan and soils investigation/correction report must be submitted to the
Building Inspections Division before permits can be issued.
e. Retaining walls over four feet high require a building permit and must be designed by a
Structural Engineer registered in the State of Minnesota.
f. Each lot must be provided with separate sewer and water services.
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Chanhassen City Council - July 12, 2010
g. The developer and/or their agent shall meet with the Inspections Division as early as
possible to discuss plan review and permit procedures.
2. Engineer:
a. The developer must coordinate the proposed grading within the Liberty on Bluff Creek
property and the restoration with the homeowners association.
b. The developer must obtain approval to complete the off -site grading required to construct
a collector road- Bluff Creek Drive- to Pioneer Trail.
c. 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.
d. Additional catch basins will be required along Street A. The number and location will be
determined with the final plat submittal.
e. The developer's engineer must work with City staff to improve the proposed drainage
patterns at the back of Lots 11 through 14, Block 2.
f. A drain tile service stub must be provided for any lot that drains from the back to the
front.
g. The low floor elevations of Lots 33 to 35, Block 1 must be adjusted so that they are
minimum three feet above the high water level of the adjacent pond.
h. Verify the first floor elevation of Lots 1 through 3, Block 1.
Retaining walls constructed with the development will be the responsibility of the
homeowners association.
j. Sanitary sewer that is 16 to 26 feet deep must be SDR 26; sewer in excess of 26 feet deep
must be SDR 18.
k. The sanitary sewer between Lots 5 and 6, Block I must be installed within a steel casing
pipe.
1. The developer will install 12-inch trunk watermain within Bluff Creek Drive. The City
will reimburse the developer the cost difference between 8-inch lateral and 12-inch trunk
watermain.
in. A water service stub must be installed for the park area at a location acceptable to the
Parks and Recreation Director.
n. A pressure -reducing valve is required within the homes with a low floor elevation of 935
feet or lower.
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Chanhassen City Council - July 12, 2010
o. The developer shall install a pressure -reducing valve vault in the southern portion of
Bluff Creek Drive. The City will determine the location and design of the vault in
conjunction with the final plat design. The developer will be reimbursed for the cost of
the vault.
p. The property is subject to sanitary sewer and water hookup charges for all of the lots.
The 2010 Met Council SAC charge is $2,175 per unit. The City's 2010 trunk utility
hookup fees are $2,026 per unit for sanitary sewer and $5,393 per unit for water. A
portion of the trunk utility hookup fees will be collected with the final plat: for 2010 the
portion collected with the development contract is $608.00/unit of the sanitary sewer
hookup fee and $1,618.00/unit of the water hookup fee.
q. All of the utility improvements are required to be constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates.
r. Permits from the appropriate regulatory agencies will be required, including the MPCA,
NPDES, Dept. of Health, Carver County, MnDOT and Watershed District.
s. Prior to final plat approval, the City and the developer must work with MnDOT to obtain
the necessary approvals and/or agreements necessary to construct the portion of Bluff
Creek Drive that will lie within the MnDOT right-of-way.
t. The grade of the public streets must be adjusted so that they do not exceed 8%.
u. The owner of the exception parcels shall work with MnDOT, the County and the City to
determine future access to these areas.
v. The outstanding assessments, plus accrued interest must be paid with the final plat or
reapportioned to the lots within the final plat.
3. Environmental Resource Specialist:
a. The applicant shall plant 343 trees within the development. Each lot shall have a
minimum of two overstory, deciduous trees planted in the front yard.
b. The applicant shall install the total required bufferyard along Bluff Creek Boulevard and
Outlot C.
c. The applicant shall develop a restoration plan including native plants for the Bluff Creek
Overlay district north of Block 1. The plant species shall be selected from the Bluff
Creek Management Plan Appendix C. The final plan must be reviewed and approved by
the City before installation.
d. Lots 13, 14, 25 and 26, Block 2 shall receive an increased number of evergreen plantings
to shield the properties from oncoming traffic headlights.
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Chanhassen City Council - July 12, 2010
e. The applicant shall revise the landscape plan to show more variation in boulevard
plantings. No more than 10 trees of a species may be grouped together.
Tree protection fencing shall be installed prior to construction around all areas designated
for preservation and/or at the edge of proposed grading limits.
g. No burning permits shall be issued for tree removal. All trees removed on site shall be
chipped and used on site or hauled off.
4. Fire Marshal:
a. Additional fire hydrants will be required and some will need to be relocated. Contact the
Fire Marshal for which hydrants are in question.
b. Water main and fire hydrants shall be installed and made serviceable prior to combustible
construction (2007 MSFC Sec. 503.1.1.).
c. A three-foot clear space shall be maintained around fire hydrants (2007 MSFC Sec.
508.5.4.).
d. Temporary street signs shall be installed as soon as construction begins. Signs shall be of
an approved size, weather resistant, and maintained until replaced by permanent signs
(2007 MSFC Sec. 505.2.).
e. 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
time of construction except when approved alternate methods of protection are provided
(2007 MSFC Sec. 501.4.).
5. Park Director:
a. Successful transfer of Outlot C (8.7± acres) to the City of Chanhassen through a
combination of dedication and fee purchase for development and use as a neighborhood
park.
b. Extension of trail (west side of road) and sidewalk (east side of road) paralleling the
planned connector street south to their respective connection points at the intersection of
Pioneer Trail and Bluff Creek Drive.
c. Install a sidewalk on Street D from Street A to Bluff Creek Drive.
6. Planner:
a. Lot 20, Block 2, shall be adjusted to meet minimum 110 feet of lot depth.
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Chanhassen City Council - July 12, 2010
b. A 30 dBA attenuation shall be provided by the building design and construction along
with year-round climate control for the homes adjacent to the T.H. 212/Pioneer Trail
right-of-way.
c. The developer shall pay $23,649.00 as their portion of the 2005 AUAR.
d. The property owner may donate Outlots A and B to the City, or if retained under private
ownership, dedicate a roadway/trail easement and drainage and utility easement over Outlot
A, and conservation easement, trail easement and a drainage and utility easement over
Outlot B.
7. Water Resources Coordinator:
a. The HydroCAD model shall be revised to accurately reflect the post -development soil
conditions or evidence shall be provided that soils post development will have a water
transmission rate between 0.15 and 0.30 in/hr.
b. All conditions for the wetland alteration permit must be met (Chapter 20 Article VI).
c. Wetland I, as delineated by Graham Environmental Services, Inc., needs to be shown on
Sheet 1.2 and other applicable plan sheets.
d. Wetland buffers and setbacks shall be shown around all wetland features on or adjacent
to the subject property on the plat and grading plans (20-412).
e. Where, if at all, the buffer encroaches onto a private lot, a drainage and utility easement
is required (20-412).
f. Wetland buffers must be planted with native vegetation per Section 20-412.
g. Make the Soil Boring report available to the City (18-40).
h. SWMP fees, estimated at $119,830.52, will be due to the City at final plat (4-30).
i. The applicant or their agent must secure permissions from the Minnesota Department of
Transportation to discharge subcatchment area 8S to MnDOT right-of-way.
j. As stated in Section 18-40(4)2v. Drain tile service must be provided to any lots where
drainage is directed from back to front. This condition exists along Street B between lots
16 & 17 as well as lots 18 & 19. Because of the presence of Hamel loam, a soil with a
known seasonally high water table less than one foot below the surface, drain tile shall be
extended from Lot 12 to the CBMH in front of Lot 19 of Block 2. Drain tile is also
encouraged in front of lots 1, 2, 3,41 and 42 of Block 3, and Lots 1, 2 and 3 of Block 2.
The soil boring report will be beneficial in making this determination (18-40).
f.]
Chanhassen City Council - July 12, 2010
k. The swale between Street B and Street C must be within a drainage and utility easement.
Care should be taken to design the grading so that surface drainage from Street C isn't
directed into the residences along Street B (18-76).
1. The outlet for Pond 2 is to be moved as far west as is practical (19-144).
in. Applicant must demonstrate how the City can access Pond 2 for future maintenance.
n. The outlet for Pond 6 is to be moved so that the discharge point is approximately 75 feet
from the proposed location. Energy dissipation and soil stabilization best management
practices such as ScourStopTM, Erosion Control Blanket P42Tm or similar shall be used in
addition to rip -rap (18-62).
o. A SWPPP specific to this site shall be prepared and submitted to the City and Carver
SWCD (18-40).
p. Areas where proposed and existing grades are to be matched shall be done so that no
concentrated flow conditions are created. These areas include, but are not necessarily
limited to, the backyard of Lot 7, Block 1, the backyards of Lots 1 and 2 of Block 1 and
adjacent to the extension of Bluff Creek Boulevard at the intersection with Pioneer Trail
(18-62).
q. Type 3, weed -free mulch shall be used in outlot B.
r. Inlet protection will be required on the existing CBMH at the northerly intersection of Bluff
Creek Boulevard and proposed Street A (18-62163).
s. A note shall be included on sheets 3.2, 3.3 and 3.4 indicating that inlet protection will be
required on all backyard CB until final stabilization is achieved.
t. After the slopes are graded but before the erosion control blanket and seed is placed, the use
of silt fence with J-hooks, straw wattles, rock logs, bioroll or other BMP will be required to
break up any run 75 feet or longer (18-62).
u. Bluff Creek needs to be identified on the plan set and the SWPPP and erosion plans must
clearly indicate that it is an impaired water for turbidity and that no discharge of untreated
water will be allowed to the creek or to the fringe wetland (19-145).
v. A detailed turf establishment plan shall be provided (19-145).
w. A note needs to be included on the plan set that top soils are to be scraped and stockpiled
and the soil stockpile area(s) need to be shown on the plan (19-145).
x. Signage for the Bluff Creek Overlay District must be posted on every other property
corner and at major lot angle changes where residential yards meet the primary zone.
19
Chanhassen City Council - July 12, 2010
Conditional Use Permit for development within the Bluff Creek Overlay District with a Variance
for encroachment into the Primary Zone:
1. Wetland must be protected at all times from impact.
2. Every reasonable effort must be made to avoid impacting more area than need be. Where
desirable native vegetation is present, avoidance should occur unless to do so would prevent
the applicant or their agent from fulfilling the intent of the encroachment.
3. Signage shall be posted at the property corners indicating the Bluff Creek Overlay District
boundaries. The applicant and City shall work together to best determine location, aesthetic
and message.
4. Bluff Creek shall be shown and identified on the plan set.
Vegetative enhancement will be needed within the Bluff Creek Overlay District in addition
to the mitigation area. This area shall be planted with a native seed mix appropriate to the
area. Trees shall be planted on the south side of the pond for temperature control as well as
screening from the residences.
6. The SWPPP, erosion control and grading plans shall be revised to include all erosion and
sediment best management practices.
7. The outlet for Pond 6 is to be moved so that the discharge point is approximately 75 feet
from the proposed location. The FES can then be pulled back so it remains outside of the
BCOD. Energy dissipation and soil stabilization best management practices such as
ScourStopTM, Erosion Control Blanket P42TM or similar shall be used in addition to rip -rap
(18-62).
8. The applicant shall develop a restoration plan including native plants for the Bluff Creek
Overlay district north of Block 1. The plant species shall be selected from the Bluff Creek
Management Plan Appendix C. The final plan must be reviewed and approved by the city
before installation.
9. Signage for the Bluff Creek Overlay District must be posted on every other property corner
and at major lot angle changes where residential yards meet the primary zone.
Interim Use Permit to allow site grading prior to final plat approval:
A SWPPP specific to this site shall be prepared and submitted to the City and Carver SWCD
(18-40).
2. The erosion control and grading plan must be amended per Preliminary Plat comments.
%I17
Chanhassen City Council - July 12, 2010
3. The Wetland Alteration Permit conditions must be met.
4. A phasing and sequence plan must be prepared and submitted.
5. The grading operations must follow the preliminary grading plan as approved by City
Council.
6. The applicant must submit a $36,500 erosion control security before grading can commence.
7. The applicant must obtain permission for any off -site grading.
8. Tree protection fencing shall be installed prior to construction around all areas designated for
preservation and/or at the edge of proposed grading limit.
9. Permits from the appropriate regulatory agencies will be required, including the MPCA,
NPDES, Dept. of Health, Carver County, MnDOT and Watershed District.
10. 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.
11. Erosion control measures must be installed and inspected prior to grading.
Wetland Alteration Permit for the grading and filling of wetlands:
1. Wetland I must be shown on the plans (18-40).
2. Mitigation Area #1 must be revised to equal the 20,909 square feet of new wetland credit
approved in the 2006 wetland replacement plan.
3. Wetland buffer must be extended around the mitigation area to achieve no less than 20,473
square feet and cannot include any portion of the pond.
4. A detailed wetland alteration and replacement plan needs to be developed that meets the
requirements of Minnesota Rules Chapter 8420.0528. this should include, at a minimum:
a. Two cross -sectional views and a plan view;
b. A detailed planting schedule;
c. A detailed vegetation management schedule including any mowing, herbicide
application, and performance goals (note: this should include the buffer area as well as
the created wetland);
d. A discussion of the soils as it pertains to their adequacy in wetland creation; and
e. A discussion of hydrology as it is not conclusive that there will be adequate hydrology to
take on wetland characteristics.
21
Chanhassen City Council - July 12, 2010
5. A five-year monitoring plan must be developed and submitted to the City for review and
comment per Minnesota Rules 8420.0810. This monitoring plan will require the placement
of shallow water monitoring wells as the intent is to create a type 1 wetland.
6. A letter of credit or other surety equal to 110% of the construction cost will be required. This
can be released upon the issuance of a Certificate of Compliance with Wetland Replacement
Plan.
7. The wetland area should use BWSR seed mix WT1 for any temporary seeding.
8. An as -built survey must be provided to the City for review and approval prior to final seeding
of the area.
9. Yellow tags shall be provided to the City after the area has been seeded.
10. The planting schedule and vegetation management plan shall incorporate the buffer area as
well.
11. The selected contractor and applicant must also provide the City with a signed Board of Soil
and Water Resources "Contractors Responsibility and Landowner Statement Form".
All voted in favor and the motion carried unanimously with a vote of 4 to 0.
Mayor Furlong: That completes that item. Let's pick up item I(e) at this time. I'll go to
Councilwoman Ernst. You had a quick question or clarification for staff?
Councilwoman Ernst: Yeah, this may should have been something that's been on our agenda
before... Have we always appointed election judges in the past?
Todd Gerhardt: Yeah.
Councilwoman Ernst: Okay, so even though you have all these volunteers we still appoint?
Todd Gerhardt: Yeah. State statute calls for the City Council to go through the list. You have
the choice to appoint the members and if there's somebody on there that you feel may have a
conflict or a question about, you could eliminate them from the list. So under state law we
present to you the full list of election judges.
Councilwoman Ernst: And do we typically get far more volunteers than what we appoint?
Todd Gerhardt: No. This is probably the final list that you'll see.
22
IU- 09
CHANHASSEN PLANNING COMMISSION
REGULAR MEETING
JULY 6, 2010
Chairwoman Larson called the meeting to order at 7:00 p.m.
MEMBERS PRESENT: Debbie Larson, Tom Doll, Kathleen Thomas, Kevin Ellsworth,
Andrew Aller and Mark Undestad
MEMBERS ABSENT: Denny Laufenburger
STAFF PRESENT: Kate Aanenson, Community Development Director; Bob Generous, Senior
Planner; and Paul Oehme, City Engineer/Public Works Director
PUBLIC PRESENT:
Mike Overschmidt 1822 Colonial Lane #1
PUBLIC HEARING:
PIONEER PASS: REOUEST FOR PRELIMINARY PLAT CREATING 94 LOTS, 4
_OUTLOTS AND RIGHT-OF-WAY FOR PUBLIC STREETS (APPROXIMATELY 45
ACRES); CONDITIONAL USE PERMIT FOR DEVELOPMENT WITHIN THE BLUFF
CREEK OVERLAY DISTRICT WITH A VARIANCE FOR ENCROACHMENT INTO
THE PRIMARY ZONE: AN INTERIM USE PERMIT TO ALLOW SITE GRADING
PRIOR TO FINAL PLAT APPROVAL; AND A WETLAND ALTERATION PERMIT
FOR THE GRADING AND F LLING OF WETLANDS ON PROPERTY ZONED
RESIDENTIAL LOW AND MEDIUM DENSITY (RLM) AND AGRICULTURAL
ESTATE (A2); LOCATED NORTH OF PIONEER TRAIL (1600 PIONEER TRAIL) AT
BLUFF CREEK DRIVE. APPLICANT: RYLAND HOMES, PLANNING CASE 2010-09.
Bob Generous presented the staff report on this item.
Larson: You start Mark.
Undestad: Just one on that dedication side. I was reading there, there was one, was it the
wetland? Are they making up the right amount of square footage that they're impacting on
there?
Generous: They will be able to correct it. Yes, that's a requirement that they have to meet the
Wetland Conservation Act requirement. They started this under the old wetland rules and then
there's new ones that came into effect so I think that was part of the confusion.
Undestad: I don't have anything else.
Larson: Andrew.
SCANNED
Chanhassen Planning Commission - July 6, 2010
Aller: Bob on the upland area, was it, is it Outlot B that they're going to use to ameliorate
and put the alterations in?
Generous: Yes.
Aller: And then what other, what did they actually do to take a look at, if you know, other
options other than Outlot B?
Generous: I'm not sure. That was working with their engineer.
Aller: But our engineer agrees with their engineer that that's the best possible avenue?
Oehme: Yeah, that's, that Outlot B is, has conducive soils for wetland mitigation. It's one of the
lower spots on the development area and typically we like to mitigate on site as much as we can
so that's the preferred location.
Aller: Okay. I just wanted to make sure that we've covered that for purposes of the variance.
We wanted it to be the hardship on it. That's all I have right now.
Ellsworth: Thank you. Paul, using the land in Outlot B for the wetland mitigation, you said that
was a good place for it. Kind to follow up on Andrew's question, does it meet all the tests for
variance? Why couldn't they just take you know Lot 6 and 7 and use that? Is it because it's on
the steep slope and you obviously couldn't put a wetland there?
Generous: And it's higher than where the other lot is from the development.
Ellsworth: So there are no other lots that could be used instead of creating that need for a
variance?
Oehme: It'd be very difficult to address any wetland mitigations on top of that bluff area.
Ellsworth: All those lots follow that, yeah okay.
Aanenson: You might want to mention too there is, Bob didn't bring up to their point. There is
some retaining walls along that side. Not in the exact area of this wetland but there is retaining
walls out there too and we had looked at it before and it would be parched sitting up there and to
keep the use of a wetland, not having it sitting up high like that and with the wetlands there. I
mean the retaining walls there.
Ellsworth: I had some, I have a few questions. Probably more related to just nuances in reading
the report so please bear with me. On page 1 you talk about the zoning RLM having the low
density, net density of 1.2 to 4.0 units. hi the code 20-641 it states the net density at 8 units per
acre. Am I mixing things up here? Or I was trying to compare to what was in the zoning versus
what was stated here.
2
0 1: "a
Chanhassen Planning Commission - July 6, 2010
Generous: Well the RLM would permit, is you can use it in either low density or medium
density lands. It would permit development up to 8 units an acre. However under this
application we're following the low density portion of it. So it would be a maximum of 4 and
they come in at 3.53 on their net lands which takes out parkland and right-of-way.
Ellsworth: Okay. On page 2 it talked about the proposed park development and you mentioned
that. Could it be concurrent with the first phase instead of the second? Could that be a
requirement or is the construction that they're doing prohibit that?
Generous: Well they're going to rough grade this site under the first phase.
Ellsworth: On the first phase.
Generous: The City's not quite ready to go forward with actually constructing it.
Ellsworth: Yeah, I saw some money in the, it looked like in the park CIP but it wasn't til 2012
and I don't know if it was for this area or not.
Aanenson: Well I think there are two issues actually on that one if I may and I think one of them
is that they wanted to get some feedback from the neighborhood. You've got the Liberty on
Bluff Creek which has some private amenities but to get some of the neighbors that are
established in the city, exactly what the neighborhood's desire was for some of the other
improvements to the park.
Ellsworth: On page 7, oh about two-thirds of the way down it talks about. I think it was two-
thirds of the way down. Almost near the bottom. This area is to be graded and sit for one year.
I was trying to trace that requirement back to the conditions and I didn't see it there. James R.
Hill. I think it's the second to last paragraph. And I didn't know if that was a condition that
needed to be noted or not.
Aanenson: It probably should be.
Oehme: Yeah, I believe that references the grading. The mass grading of the site that was just
discussed to allow consolidation of the soils. The area that that is in Phase II anyway so I don't
think that's going to take place until the future development.
Ellsworth: Because I remember when they put in Powers they had that soil piled up for almost 2
years. Different soil conditions.
Oehme: Exactly.
Ellsworth: They're at the top of the hill no doubt. Yeah. And then on page 8, I had to look up a
lot of acronyms. CB -catch basin. I finally figured that out. I didn't see any other drawings
where it showed the back yards and that was more curiosity more than anything. Where did I
miss that or, and why is there a catch basin in somebody's back yard? Is it just because that's the
low point or?
Chanhassen Planning Commission - July 6, 2010
Oehme: Yeah, if you look on, it's just 3.3 plans referencing James R. Hill. Dated 6-4-10.
Ellsworth: It's in the drawings?
Oehme: It's in the drawings. It shows some catch basins in some of the back yards. They're
shown on the roads and also it's shown in some back yards and because of the topography in this
area and how the development has to be laid out, there are some drainage routes in people's back
yards and in order, there's some long stretches where they're going to be collecting a lot of water
in people's back yards and flowing to the east so we want to try to capture a lot of that water and
put it in the catch basins before it ends up in people's back yards and rivers.
Ellsworth: So are those the cast iron and dome things with slots in it that you see and then the
water goes in there and then goes into a pipe? Is that what that is?
Oebme: Yeah, basically. The ones you're referring to are more beehived type catch basins.
We're using the lower profile catch basins we like to use here so they're not as noticeable.
Ellsworth: Alright.
Aller: And if I might just interrupt as long as we're on the backyards. My understanding is in
the conditions that those swales will be covered by the easements.
Oehme: Right. There's, exactly. There's drainage utility easements through the back yards so
this will be, the storm sewer system's going to be maintained by the City of Chanhassen so we
need those easements to get in there and maintain those systems properly.
Ellsworth: And then on page 9 we talked about water quality fees and water quantity fees and in
other sections in the conditions we talk about fees being paid at different times but I didn't see
these fees anywhere in the conditions. I mean it's just automatic that they get paid as they go
through the process and it doesn't need to be in the conditions. I didn't know. I didn't see them
in there.
Generous: It's on page 25. It would be 7(h). The SWMP, S-W-M-P fees.
Ellsworth: That's $119. $119,000 and these two, the water quality fees, looks like one's at 82
and another one's at 85.
Generous: Yeah, and then they get a credit for some improvements that they're doing and that's
currently our estimated.
Ellsworth: Oh okay.
Generous: When they get the construction plans all done we can get a more accurate number.
Chanhassen Planning Commission - July 6, 2010
Ellsworth: Alright, great. Yeah, I didn't catch that. I didn't understand that. And then I also
had to look up SDR, Standard Dimension Ratio for a sewer pipe. Is that just how thick the wall
is then for how deep?
Oehme: Right. It's a rating for the pipe and how strong it is.
Ellsworth: Like Schedule 40 or Schedule 80?
Oehme: Exactly.
Ellsworth: And then this is probably a nit on page 13. Allow no more than 10 trees of a species
grouped together. That's the second paragraph from the bottom. But on 3(e) in the conditions,
on page 23 it says 8. Again that's probably a nit. I don't know which one 10 or 8.
Generous: Well she wrote 10.
Ellsworth: 8 made it in the conditions.
Generous: Yeah, we'll revise that to 10.
Ellsworth: And then this being the first one that I've been through I was looking at the
differences on the recommendations. You know we talk about action or must versus should and
need be. For instance 2(u) has should work with MnDOT. Is that then at the discretion of the
applicant or is that really a must?
Generous: They must is they want the permit.
Ellsworth: Okay. And then 7(a) and (c), it's kind of the same and maybe I'm just reading into it
too much. The HydroCAD model should be revised. And the wetland needs to be shown. Does
that carry the same weight as must or simply it has to be done for this condition to be met?
Oehme: It will have to be done.
Aanenson: Yeah, I think you're correct. I think we should change those all to shall and yeah.
We've got several different authors but I think, because we didn't done one for a while, I think
it's better to use the same tense and it should all be shall.
Ellsworth: I know the Statutes for the County, when it says shall it's one thing and.
Aanenson: That's correct.
Ellsworth: Yeah.
Aanenson: But when it goes to City Council they will be changed to shall.
Chanhassen Planning Commission - July 6, 2010
Ellsworth: Great. And then on page 24, item 6(d). I didn't understand that at all. What was
being talked about there? I don't know if there's a picture that can show us what that is or.
Generous: That's that Outlot B here and A. Okay A's providing access, future access to the
development to the east and Outlot B is the Bluff Creek corridor.
Ellsworth: Yeah, the creek flows through there.
Generous: Right. So then we're allowing the developer to make, can, they donate it to the City
and go through that process or if they want to keep it so that the City would take fee ownership
of those A and B and then we can use them how we want to. If they don't, then at a minimum
we need the easements to cover the wetlands, storm water ponds and the access to the storm
water ponds and the easement's a trail for Outlot B, A to connect to the property to the east. So
we leave it up them.
Ellsworth: Are there plans for that property to the east?
Aanenson: Maybe you could go back to that other slide Bob that has all the properties on there.
Again the goal under that D if I may, is that there's a couple different ways to convey it. If it's
under private ownership we just want to make sure that it's specifically spelled out how it can be
used, as you know. Whether that can be trails in the future, something like that so we want to
make sure that if it is under private that those are in favor of adding those at a future date. As
you can see that piece where the trails go through. Maybe Bob can.
Ellsworth: And the road looks like it crosses over right in that Outlot A.
Aanenson: Correct. That's how that, that other piece is kind of topographically isolated. It has
a preliminary plat on it so that would provide access to that piece.
Ellsworth: I didn't connect that. And then on the traffic assessment, page 1 it's a few pages into
the traffic noise assessment. At the bottom. Introduction's at the top of the page and at the
bottom it says outdoor areas associated with homes are not normally intended for use between
6:00 and 7:00 a.m. when the highest nighttime level occurs. I don't know much about noise
analysis and so on but 6:00 to 7:00 a.m. is not nighttime and that's why it's in quotes. It follows
through from the previous night or is that at morning or?
Oehme: Shouldn't that be p.m.?
Ellsworth: It does talk about 6:00 to 7:00 a.m. consistently through here. I didn't know which it
was.
Larson: 6:00 p.m. to 7:00 a.m.? Is that what they mean?
Ellsworth: That could be.
Larson: 'That's how I would read it. If it's in the wintertime that would make sense.
Chanhassen Planning Commission - July 6, 2010
Ellsworth: So it's nighttime in the wintertime for sure. And then I, you know I was trying to
understand this and there aren't any figures in the figures. They're all blank. So I didn't know
what we missed. In the handout that we got.
Generous: We copied that report from previous reviews so.
Ellsworth: I assume it's, it's decibel —based relative to the plat.
Aanenson: Correct.
Ellsworth: That's enough. Thank you.
Larson: So should we have that clarified? 6:00 p.m. to 7:00 a.m.
Aanenson: Yeah, we'd have to clarify that with MnDOT and we can do that.
Larson: Okay. Okay. Kathleen, is there anything left?
Thomas: No. Good job.
Larson: How about you Tom?
Doll: I was just kind of curious about sanitary sewer between Lots 5 and 6, Block 1 to be
installed with a steel casing. Is that to ensure that it doesn't break so that you know there doesn't
seem like they could get in to fix it between the home, is that?
Oebme: Yeah, that section of pipe is extremely deep... so staff has been working with the
developer's engineer on the best practice for, if anything goes wrong with that sewer pipe, what
can we do to address that situation? We've decided to case that pipe so in the future if that pipe
would have any problems where we need to replace it, that sleeve is there, for us to pull out the
pipe and put in a new one basically so that's all it's there for. Instead of digging up between
somebody's home.
Doll: Bob, you're talking about Lot 20, Block 2 not meeting requirements. How would they
overcome that in the future?
Generous: They just have to adjust the lot line. There's two ways. They can shorten the
frontage by 20 feet on Street C and then change where the front is determined by ordinance, then
they would meet the depth requirement. Or they can shift the back back about 8 feet. So it'd just
adjust those lot lines a little bit and it's up to them to determine if they want to.
Doll: And that will mess with the setback on the other Street A?
Generous: No. The setbacks will remain the same.
Chanhassen Planning Commission - July 6, 2010
Doll: Does that mean if you move the lot line over, then you're. Then you have a deeper
setback on Street A or?
Generous: No, it's 25 either way from the street frontage but it's 10 on the other two sides. So I
anticipate that they would, you know they could shift this over to 20 feet.
Doll: Sure.
Generous: And then maybe, so you'd have like a 52 foot deep building envelope there and then
it'd be longer as you go in.
Doll: I know that becomes kind of a problem when you're trying to fit a house in there. And
just, I've never been through one of these either. Been on the end of platting and never realized
how much there was to developing and can't believe that people develop. Something in here
about retaining walls constructed with the development will be the responsibility of the
homeowner's association. Does that mean the developer builds the retaining walls or I mean
people aren't going to get into these houses and then all of a sudden they have to build a
retaining wall.
Oehme: That will be one of the requirements of the developer to put the retaining walls with the
grading plan.
Doll: So the developer is known as the homeowner's association?
Oehme: The developer will be the homeowner's association until such time that the developer
releases that requirement and gives it to the homeowners association is established.
Doll: That's all I have.
Larson: Okay, well I've got a couple. I think everybody covered everything really well. You
had referenced to, on page 6. It says the plan calls for Wetlands A and Z. I am not seeing Z.
Generous: I think those were the remnant wetlands created.
Larson: Right.
Generous: Or truncated when the City did the Bluff Creek Boulevard improvements.
Larson: Yeah, it says A and Z are remnants but.
Doll: There's no Z in our plan.
Larson: Is it a piece of A or where?
Generous: It shows up on the bigger grading plan if you can just read it. It's one of the others
on. Let's see if I can find it. Terry showed me. It's on Sheet 322. Existing Wetland Z. It's just
EI
Chanhassen Planning Commission - July 6, 2010
to the northeast of the round about. You can just sort of see it. It's fish scaled in there and that
was a remnant that was left over and it's actually from ... because we mitigated the whole thing.
Larson: Okay. Okay. Alright, no big deal. The other question I had, lots that could be
problematic and just maybe I'm not understanding this. You're talking about Lot 7, Block 1 on
page 7. The last paragraph and it kind of goes into the next page but let's see it says the
proposed grade match will create a concentrated flow condition in a known highly erodible soil.
So Lot 7, it looks like it's, if you look on page 8 it's kind of like right next to, is that a red line a
retaining wall or what is that?
Generous: Yes.
Larson: So Lot 7 doesn't have that retaining wall. Is that a problem for Lot 7? Is that going to
be an issue?
Oehme: The grades in that area I think they're 3 to 1 slopes out there and I don't see a problem
right now unless, until they get, the problem I think arises when you have this area being graded
and not established at this time so I think there is mitigating improvements that can be made to
help that condition. I think the issue's between the, inbetween the two lots and I really don't
think that they're, there should be, it shouldn't be an issue. I mean it's something we could
probably work on with the developer to see if there's any other improvements that can be made
for that area but it's a pretty small drainage area. We just threw that in there just as you know, as
an item that potentially might have a problem in the future so.
Larson: Okay.
Aller: Paul was that Phase II?
Oehme: That is in Phase II, right.
Aller: So it will sit for a year and we'll be able to see the impact of that drainage a little bit.
Oehme: Exactly. Exactly.
Aanenson: And the challenge is too to get the right house matches that. whether it's a lookout,
walkout or whatever.
Oehme: And that comes through with the building permit and it's something that we noticed on
the plat and the grading plan but you really got to look at those details when the building permit
is pulled and that fine tuned grading can potentially be adjusted.
Larson: Okay.
Ellsworth: Madam Chair? Bob, could you show where the creek is on this? Is it to the north of
that wetland mitigation?
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Chanhassen Planning Commission - July 6, 2010
Generous: Yeah, it's up in here.
Ellsworth: Oh, it's further north.
Generous: You can see it better. It's this blue line.
Ellsworth: So it's quite a ways away from that new pond.
Generous: The pond will be over here and then the mitigation will be somewhere in this area.
Ellsworth: Is that where you talked about moving the pond to the west as far as possible?
Generous: Yes.
Ellsworth: Thank you. Sorry to interrupt.
Larson: That's okay. While you're on that page, can you explain tome which lots that are
referenced on page 10 in the second paragraph having Hamel loam which is a seasonally high
water table less than I foot from the surface and the Lester -Kilkenny soils which is, has a
seasonally high water table of 3 feet of the soil surface. Surface. Gosh, I can't talk today. And
is that a problem? Or is it just, is that just drain tile fixes everything on those.
Oehme: That's another case too where when the building permit comes in we might look at
adding additional drain tile to those areas. Additional.
Larson: But where are those particular lots that are being referred to?
Oehme: Yeah, it's kind of hard to reference on the drawing that's shown here but.
Larson: Can you take that map and put it on the thing over here?
Ellsworth: Bob, use your mouse and show us on this. If you know where they are.
Generous: I'm not really sure. I don't read this as well as Terry does.
Aller: It's stated Lots 1, 2, 3, 41 and 42 in Block 3.
Aanenson: Correct.
Larson: Block 3's the southern portion?
Oehme: Yes.
Aller: It's right across from that parking.
Larson: Is there like a dip in there or what?
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Chanhassen Planning Commission - July 6, 2010
Oebme: The reference.
Doll: There's a drainage swale.
Aanenson: There's a drainage swale at the bottom part of the park.
Oebme: Right. There's a drainage Swale through those back lots on Lot 3. I think the USGS
map that our water resources folks were referring to is kind of a general nomenclature for the
soils that potentially could exist in this area. You know when the building, the building pad and
the road is improved, you know we always look at those soil types and make sure we've got
enough drainage out there to handle any surface water or ground water that potentially might.
Larson: But it's not necessary for the other lots? I mean.
Oehme: Well and again I think it's a different soils type that he's referring to there. It's just
something to make us be aware of.
Larson: Of which I have never heard of before tonight. Or before reading this rather.
Oehme: Yeah, and again it refers back to the USGS soils maps and these are the soils that
potentially could occur at these locations so I think he's maybe a little bit more detailed than he
needs to be in some of these backgrounds but.
Larson: You're talking to a girl that grew up in California where we have no rain and no
basements except when it really rains, it's crazy so I just thought that drain tile was something
that everybody did out here no matter where you are but maybe I'm wrong.
Oehme: Yeah and exactly. When you get into these type of clay, more clay soils that hold that
water a little bit longer than some other soils that drain, you know when a building permit comes
in we look at those type of things and make sure we've got enough drain tile out here.
Larson: So it's not necessarily required on all lots but just particular lots it would be a really
good idea.
Oebme: Right. Yeah, it's just an specifically in those area.
Larson: Got it, okay. Well that's all I've got.
Doll: Madam Chair?
Larson: You have more? Okay.
Doll: I was just curious as to how often the City does an Interim Use Permit before all things are
met.
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Chanhassen Planning Commission - July 6, 2010
Aanenson: On a grading permit? We've done those periodically, especially on a larger project
when there's a lot of grading. A lot of earth being moved. It's not uncommon. I think it was
pretty standard when we were doing numerous subdivisions, especially when people were trying
to balance sites sometimes between each other or, I mean neighboring properties so it's not
uncommon. The main goal is that we want to make sure we have security and an approved plan.
It's always better that we've got approved plans so we know what the end result is and because
we've seen this as kind of a revised iteration of the first one, project that came through, we're
comfortable with the framework issues because we built Bluff Creek Boulevard and worked in
this area so the goal is to get security. Have a plan. An approved plan and then allow them to,
while we're working on the final plat which may take some time, that they can get working on it.
Aller: And then there's adequate protection for the City then as well.
Aanenson: That's correct.
Aller: When they do that grading so that it's not just, there's revegetation protection.
Aanenson: I would say it's very rare that we would, and the City Engineer can correct me, that
we ever give a grading permit of this scale without a plan.
Oehme: Absolutely.
Larson: Did you have something else?
Ellsworth: Yes, thank you Madam Chair. Where Bluff Creek Boulevard ends now in that, what
is it round about? There's a hill that goes up. Is that whole thing going to be lopped off? And
that's part of the grading where it's continuous to the other development. And then one of the
maps showed the development to the east. Is that, yeah. Is that platted?
Generous: Preliminary plat.
Ellsworth: Oh it is an approved preliminary plat? That's higher density like to the west of this
proposed?
Generous: Yes, it was a townhouse project.
Ellsworth: Okay. That's all.
Larson: Okay. Anybody else? Have we got an applicant that would please step up?
Mark Sonstegard: Good evening Madam Chair and members of the Planning Commission. My
name is Mark Sonstegard. I'm the Land Development Manager for Ryland Homes and Ryland
Homes is pleased to be working again with the staff of the City of Chanhassen. We've done
other projects in the past and we enjoy working with your city and, they're tough but they're fair
and projects always seem to go along as planned. Ryland also believes that this site has some
nice benefits for both Ryland and the City. One of the, for Ryland we're building a little larger
12
Chanhassen Planning Commission - July 6, 2010
lots than we normally do which will allow us to build some larger homes. Some bigger garages
and things that the market now is looking for. And then for the City we'll be collecting, or
completing a collections, or collector road, Bluff Creek Boulevard and also a nice opportunity to
build a city park. As staff has stated, we do plan on building the development in two phases.
First phase will be about 41 lots. The dividing line there is basically sewer capacity for the
southern portion. And also with the first phase we will be completing the collector street and
mass grading of the city park. One of the things we've been working with the parks department
is on a, is a possible two phased development of that park and it's mainly, we'll get part of the
park ready and the City can work, or the parks department can complete the northern half of the
park and then the southern half of the park will come with the second grading. With Ryland
mass grading the site it also gives us an opportunity to have a balance area for the rough grading
of our second phase so we're not trucking dirt all over the city and outside. We also, so with the
first phase will be developed in 2010. The second phase, we're anticipating starting to do the
grading in late 2011 and then complete the development work in 2012. The grading will be done
in 2011. We do have some significant fills, greater than 10 feet in a number of areas and
something I need to share with the staff is our soils reports and our engineering, soils engineering
on the site. Right now the soil engineer is recommending 3 to 6 months of delay in construction
for settlement. I believe staff report I think mentioned a year but basically what we want to do is
start filling those areas late in the fall and let it sit during the wintertime for settlement and then
we'll be ready to finish grading the site in the spring of 2012 and then continue with the
remaining of the development. Basically Phase II will be development will be completed in
2012 and we're anticipating our build out of all our homes sometime in the year 2016. Ryland
will start selling homes. We're anticipating opening for sales in January of 2011 with 6 different
models. Our square foot range is about 2,185 square feet to 3,400 square feet. Price range right
now we're anticipating is between $368,000 to $440,000. The homes right now are all planned
to be two story homes, all with 9 foot foundations. 9 foot first floors. 4 bedrooms. 2 '/: baths
which one would be a master garden bath for the master suite. 3 car garages. And basically
that's all I really have. Joel Cooper from James R. Hill is here. He's our engineer. Both of us
have been through the staff report. There's numerous items we need to work on but we all feel
they're doable and we don't see any issues with meeting the requirements of the City so we're
open for any questions you may have.
Larson: Okay. Tom? Kathleen?
Ellsworth: What's a master garden bath?
Mark Sonstegard: Master garden bath? Or garden bath term. The garden bath is an upgraded
bath that you'd have a separate shower, a whirlpool tub, double vanity sinks rather than a
bathroom that has just a tub and shower...
Larson: I was envisioning palm trees.
Ellsworth: Open to the outdoors.
Aller: No questions, thank you.
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Chanhassen Planning Commission - July 6, 2010
Larson: No? And I haven't either. Thank you very much.
Mark Sonstegard: Thank you.
Larson: Okay, at this time I will open up for the public to speak your mind. Public hearing.
Please come on up. State your name and address for the record please.
Mike Overschmidt: My name's Mike Overschmidt. I live at 1822 Colonial Lane, Unit 1 which
is in Liberty Bluff Creek townhouses. I just have a couple questions. I'm not here with any
complaints or anything about the project. I'm just really more curious than anything since I
literally look out my kitchen at where the park will be.
Larson: Okay. Very nice.
Mike Overschmidt: It's kind of fun now because I get to look out there and I see deer and I see
turkey and not I'm going to see a park. That's not so bad. Question, I didn't catch when you
were talking about the homes that you're going to build. I caught 2 story, 3 car garage, 2,100 to
3,400 square feet. What was the price range? You said it but I didn't get it written down.
Mark Sonstegard: $368,000 to $440,000.
Mike Overschmidt: 440. Okay, cool. Thanks. One question I had about the park. Will that
park have lights?
Oehme: Well typically our residential parks do not have lights for ballfields or anything like
that. Those are kind of restricted to the Lake Ann's. The bigger fields. Bigger parks. That's
one thing that when the park director has these neighborhood meetings we'll find out what the
neighborhood wants in those parks and try to accommodate the needs as best as we can.
Aanenson: And to be clear, unless they put a hockey rink or something like that, but I think
that's the goal is to have a neighborhood meeting to decide what should go into the park. What
features and what amenities and what the issues would be so that has not all been finalized yet.
Mike Overschmidt: Okay, I understand. I caught that it was preliminary. I guess I was
wondering if that was in the plans because then, again in a neighborhood park it's a little
different than in more of a heavier use kind of a park so that would be a.
Aanenson: That's correct
Mike Overschmidt: Something to consider when they have that meeting. Something I'm not
clear on. The outlots, I caught that actually the park is like one of the outlots. This is creating
four outlots but I wasn't really clear on what the four outlots were. When I hear outlots I think
businesses but that's not what we're talking about here, right?
Aanenson: Right.
14
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Chanhassen Planning Commission - July 6, 2010
Mike Overschmidt: What are we talking about the use of the four outlots?
Generous: Basically they'll all be for some type of public open space or public use. Outlot A
will provide a connection from, for the property to the northeast. Outlot B is the Bluff Creek
corridor that we're going to preserve. Outlot C is the park and Outlot D is the storm water pond.
Mike Overschmidt: Oh okay.
Generous: It's just a small one here that feeds over and then it will drain into the tributary for
Bluff Creek.
Mike Overschmidt: Okay. Okay, I wasn't clear on what outlots meant. That's useful to know.
And I heard that the, I heard something about starting in 2010. Is that, you're going to start
grading in 2010? Assuming you get all the approvals of course, and it sounds like starting to sell
in January so are you thinking you're going to build like model homes for next year then? Is that
what I heard?
Mark Sonstegard: Correct. We'll start development, grading, assuming we get our permit, our
plan is to develop the first phase, streets this fall and start a model November -December to be
open in January.
Mike Overschmidt: Okay. Last question I had I think is, when the park, that's a good picture to
have up there. Where the park is there, Liberty on Bluff Creek is right immediately to the left of
the line there and as I said I'm in one of the townhouses right there. Is there going to be any kind
of buffer between Liberty on Bluff Creek and the park? Any, whether it's as fence. A tree line.
anything there or? I think right now it's not, it's kind of a swale. It's not a creek per se but it's
kind of where water runs down.
Aanenson: I think that's something we'd have to look at with the parks department and the park
director to see how that would lay out and what they, what the buffer would be on that. Well I
don't think they've developed a land, they've come back with a specific plan... There is cross
access agreement with those parking lanes on the end to get access into that park from the
Liberty on Bluff Creek Association but, and if we need to put steps or trails or something more
significant to get in there, but I think that's something that the park director would like to meet
with the neighborhood to find out. You know where's the best place to put that. The amenities
and the buffer.
Mike Overschmidt: Okay, cool. Is there, is the rest of the information that everybody seems to
have, is that online somewhere?
Aanenson: Yes.
Mike Overschmidt: Is that information on the web site? Okay. Is that City of Chanhassen's
web site?
Aanenson: Yeah, I can talk to you as soon as the...
15
Chanhassen Planning Commission - July 6, 2010
Mike Overschmidt: Oh, because I picked up the... Well cool. I have no complaints. Just
curious questions. Alright, thanks.
Larson: Thanks.
Ellsworth: Madam Chair if I could clarify?
Larson: Yes.
Ellsworth: Bob, I struggle with contour lines. I don't know if they're going up or down.
There's the grading line on the park and then inbetween the park and the townhomes, is that
down or up? Starting from the townhomes.
Generous: I believe it's going down. Yeah, to the south and west it goes deeper. So it's like a
plateau that they're trying to create for the useable park area.
Ellsworth: Yeah.
Generous: Todd mentioned something like some sliding hills maybe on the south end. And then
you can just see at the bottom of this, this is a gully system that goes into Bluff Creek and
Terry's talking about maybe looking at some enhancements to that to stop the erosion.
Ellsworth: Okay, thank you.
Larson: Okay. Is there anybody else that would like to speak? Seeing nobody stepping up, I
will close the public hearing and discuss it amongst you guys. What do you think?
Undestad: Looks okay to me. I like it. Get something going again.
Larson: Yeah, really. Yes? No?
Aller: I think it preliminarily looks like a great project. It supplies the City with a park.
Supplies all the people up there in neighborhoods within a half mile certainly with a park, which
is the intention of the concept of our major plans and I would like to thank planning for the
report because this is a lot of work. As Mike had pointed out, it is on the web site for people to
look at and see. It's an intensive report_ It goes through, gives a ton of conditions. I've looked
at all the conditions and I think they're appropriate and I think it's going to be a good project.
Larson: Okay, Kevin.
Ellsworth: Yeah, I echo Andrew's comments quite a bit. I like how it respects the contours of
the existing land. It looks like it will be a very nice addition to the neighborhood and certainly
the addition of the park space is very nice and truly this being my fast review of one of these, I
was very impressed with the work staff and the applicant put in. There's a lot of work and a lot
Chanhassen Planning Commission - July 6, 2010
of money spent here to make this happen properly and that's very neat to see so I think it's a
good deal.
Larson: Kathleen?
Thomas: I think everyone has said it best. It looks good. It'll be good for the whole area and
I'm looking forward to it too. It looks like...
Larson: How about you Tom?
Doll: I agree. It looks like a great project. Let's develop.
Larson: Good. I'm just so glad to see new development come in and it's, I think the price range
is just quite right on for our economy and you know it's just right in the middle there which I
think we need more projects like this so I'm certainly for it as well. So with that does anybody
want to entertain a motion here?
Aller: Madam Chair I'll move that the Planning Commission approve the Pioneer Pass
development including the Preliminary Plat, Conditional Use Permit with variance, Interim Use
Permit and a Wetland Alteration Permit subject to the conditions of approval in the staff report
with the following amendments. Letter (p) on page 22. To indicate on the last line, in place of
$1,418, they now have $608 and the hook-up fee of, or water hook-up fee for $1,618 in lieu of
the $3,775. Then in subparagraph (v), that estimates be modified to read assessments. That
planning please check with City Council and verify whether or not we should use the word must
or shall and replace the language appropriately throughout. And adopt all Findings of Fact and
the recommendation.
Doll: Second.
Larson: Okay, with that I will take a vote.
Aller moved, Doll seconded that the Planning Commission recommend approval of the
Pioneer Pass development including preliminary plat, conditional use permit with variance,
interim use permit and a wetland alteration permit subject to the conditions of approval in
the staff report and adopt the attached findings of fact.
CONDITIONS OF APPROVAL:
Preliminary Plat creating 94 lots, 4 outlots and right-of-way for public streets:
1. Building Official:
a. The developer must submit a list of proposed street names for review and approval prior
to final plat of the property.
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Chanhassen Planning Commission -July 6, 2010
b. Developer to provide 1:200 scale plat drawing (with lot numbers, block numbers and
street names only) for addressing purposes.
c. Demolition permits must be obtained before demolishing any existing structures.
d. A final grading plan and soils investigation/correction report must be submitted to the
Building Inspections Division before permits can be issued.
e. Retaining walls over four feet high require a building permit and must be designed by a
Structural Engineer registered in the State of Minnesota.
f. Each lot must be provided with separate sewer and water services.
g. The developer and/or their agent shall meet with the Inspections Division as early as
possible to discuss plan review and permit procedures.
2. Engineer:
a. The developer must coordinate the proposed grading within the Liberty on Bluff Creek
property and the restoration with the homeowners association.
b. The developer must obtain approval to complete the off -site grading required to construct
a collector road- Bluff Creek Drive- to Pioneer Trail.
c. 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.
d. Additional catch basins will be required along Street A. The number and location will be
determined with the final plat submittal.
e. The developer's engineer must work with City staff to improve the proposed drainage
patterns at the back of Lots I 1 through 14, Block 2.
A drain the service stub must be provided for any lot that drains from the back to the
front.
g. The low floor elevations of Lots 33 to 35, Block 1 must be adjusted so that they are
minimum three feet above the high water level of the adjacent pond.
h. Verify the first floor elevation of Lots 1 through 3, Block 1.
i. Retaining walls constructed with the development will be the responsibility of the
homeowners association.
Sanitary sewer that is 16 to 26 feet deep must be SDR 26; sewer in excess of 26 feet deep
must be SDR 18.
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Chanhassen Planning Commission - July 6, 2010
k. The sanitary sewer between Lots 5 and 6, Block 1 must be installed within a steel casing
pipe.
1. The developer will install 12-inch trunk watennain within Bluff Creek Drive. The City
will reimburse the developer the cost difference between 8-inch lateral and 12-inch trunk
watermain.
m. A water service stub must be installed for the park area at a location acceptable to the
Parks and Recreation Director.
n. A pressure -reducing valve is required within the homes with a low floor elevation of 935
feet or lower.
o. The developer shall install a pressure -reducing valve vault in the southern portion of
Bluff Creek Drive. The City will determine the location and design of the vault in
conjunction with the final plat design. The developer will be reimbursed for the cost of
the vault.
p. The property is subject to sanitary sewer and water hookup charges for all of the lots.
The 2010 Met Council SAC charge is $2,175 per unit. The City's 2010 trunk utility
hookup fees are $2,026 per unit for sanitary sewer and $5,393 per unit for water. A
portion of the trunk utility hookup fees will be collected with the final plat: for 2010 the
portion collected with the development contract is $608.00/unit of the sanitary sewer
hookup fee and $1,618.00/unit of the water hookup fee.
q. All of the utility improvements are required to be constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates.
r. Permits from the appropriate regulatory agencies will be required, including the MPCA,
NPDES, Dept. of Health, Carver County, MnDOT and Watershed District.
s. Prior to final plat approval, the City and the developer must work with MnDOT to obtain
the necessary approvals and/or agreements necessary to construct the portion of Bluff
Creek Drive that will lie within the MnDOT right-of-way.
t. The grade of the public streets must be adjusted so that they do not exceed 8%.
u. The owner of the exception parcels shall work with MnDOT, the County and the City to
determine future access to these areas.
v. The outstanding assessments, plus accrued interest must be paid with the final plat or
reapportioned to the lots within the final plat.
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Chanhassen Planning Commission - July 6, 2010
3. Environmental Resource Specialist:
a. The applicant shall plant 343 trees within the development. Each lot shall have a
minimum of two overstory, deciduous trees planted in the front yard.
b. The applicant shall install the total required buffer yard along Bluff Creek Boulevard and
Outlot C.
c. The applicant shall develop a restoration plan including native plants for the Bluff Creek
Overlay district north of Block 1. The plant species shall be selected from the Bluff
Creek Management Plan Appendix C. The final plan must be reviewed and approved by
the City before installation.
d. Lots 13, 14, 25 and 26, Block 2 shall receive an increased number of evergreen plantings
to shield the properties from oncoming traffic headlights.
e. The applicant shall revise the landscape plan to show more variation in boulevard
plantings. No more than 10 trees of a species may be grouped together.
f. Tree protection fencing shall be installed prior to construction around all areas designated
for preservation and/or at the edge of proposed grading limits.
g. No burning permits shall be issued for tree removal. All trees removed on site shall be
chipped and used on site or hauled off.
4. Fire Marshal:
a. Additional fire hydrants will be required and some will need to be relocated. Contact the
Fire Marshal for which hydrants are in question.
b. Water main and fire hydrants shall be installed and made serviceable prior to combustible
construction (2007 MSFC Sec. 503.1.1.).
c. A three-foot clear space shall be maintained around fire hydrants (2007 MSFC Sec.
508.5.4.).
d. Temporary street signs shall be installed as soon as construction begins. Signs shall be of
an approved size, weather resistant, and maintained until replaced by permanent signs
(2007 MSFC Sec. 505.2.).
e. 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
time of construction except when approved alternate methods of protection are provided
(2007 MSFC Sec. 501.4.).
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Chanhassen Planning Commission - July 6, 2010
5. Park Director:
a. Successful transfer of Outlot C (8.7+ acres) to the City of Chanhassen through a
combination of dedication and fee purchase for development and use as a neighborhood
park.
b. Extension of trail (west side of road) and sidewalk (east side of road) paralleling the
planned connector street south to their respective connection points at the intersection of
Pioneer Trail and Bluff Creek Drive.
c. Install a sidewalk on Street D from Street A to Bluff Creek Drive.
6. Planner:
a. Lot 20, Block 2, shall be adjusted to meet minimum 110 feet of lot depth.
b. A 30 dBA attenuation shall be provided by the building design and construction along
with year-round climate control for the homes adjacent to the T.H. 212/Pioneer Trail
right-of-way.
c. The developer shall pay $23,649.00 as their portion of the 2005 AUAR.
d. The property owner may donate Outlots A and B to the City, or if retained under private
ownership, dedicate a roadway/trail easement and drainage and utility easement over Outlot
A, and conservation easement, trail easement and a drainage and utility easement over
Outlot B.
7. Water Resources Coordinator:
a. The HydroCAD model shall be revised to accurately reflect the post -development soil
conditions or evidence shall be provided that soils post development will have a water
transmission rate between 0.15 and 0.30 in/hr.
b. All conditions for the wetland alteration permit must be met (Chapter 20 Article VI).
c. Wetland I, as delineated by Graham Environmental Services, Inc., needs to be shown on
Sheet 1.2 and other applicable plan sheets.
d. Wetland buffers and setbacks shall be shown around all wetland features on or adjacent
to the subject property on the plat and grading plans (20-412).
e. Where, if at all, the buffer encroaches onto a private lot, a drainage and utility easement
is required (20-412).
f. Wetland buffers must be planted with native vegetation per Section 20-412.
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Chanhassen Planning Commission - July 6, 2010
g. Make the Soil Boring report available to the City (18-40).
h. SWMP fees, estimated at $119,830.52, will be due to the City at final plat (4-30).
i. The applicant or their agent must secure permissions from the Minnesota Department of
Transportation to discharge subcatchment area 8S to MnDOT right-of-way.
j. As stated in Section 18-40(4)2v. Drain rile service must be provided to any lots where
drainage is directed from back to front. This condition exists along Street B between lots
16 & 17 as well as lots 18 & 19. Because of the presence of Hamel loam, a soil with a
known seasonally high water table less than one foot below the surface, drain tile shall be
extended from Lot 12 to the CBMH in front of Lot 19 of Block 2. Drain tile is also
encouraged in front of lots 1, 2, 3, 41 and 42 of Block 3, and Lots 1, 2 and 3 of Block 2.
The soil boring report will be beneficial in making this determination (18-40).
k. The swale between Street B and Street C must be within a drainage and utility easement.
Care should be taken to design the grading so that surface drainage from Street C isn't
directed into the residences along Street B (18-76).
1. The outlet for Pond 2 is to be moved as far west as is practical (19-144).
m. Applicant must demonstrate how the City can access Pond 2 for future maintenance.
n. The outlet for Pond 6 is to be moved so that the discharge point is approximately 75 feet
from the proposed location. Energy dissipation and soil stabilization best management
practices such as ScourStopTTM, Erosion Control Blanket P42TM or similar shall be used in
addition to rip -rap (18-62).
o. A SWPPP specific to this site shall be prepared and submitted to the City and Carver
SWCD (18-40).
p. Areas where proposed and existing grades are to be matched shall be done so that no
concentrated flow conditions are created. These areas include, but are not necessarily
limited to, the backyard of Lot 7, Block 1, the backyards of Lots 1 and 2 of Block 1 and
adjacent to the extension of Bluff Creek Boulevard at the intersection with Pioneer Trail
(18-62).
q. Type 3, weed -free mulch shall be used in outlot B.
r. hlet protection will be required on the existing CBMH at the northerly intersection of Bluff
Creek Boulevard and proposed Street A (18-62/63).
s. A note shall be included on sheets 3.2, 3.3 and 3.4 indicating that inlet protection will be
required on all backyard CB until final stabilization is achieved.
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Chanhassen Planning Commission - July 6, 2010
t. After the slopes are graded but before the erosion control blanket and seed is placed, the use
of silt fence with J-hooks, straw wattles, rock logs, bioroll or other BMP will be required to
break up any run 75 feet or longer (18-62).
u. Bluff Creek needs to be identified on the plan set and the SWPPP and erosion plans must
clearly indicate that it is an impaired water for turbidity and that no discharge of untreated
water will be allowed to the creek or to the fringe wetland (19-145).
v. A detailed turf establishment plan shall be provided (19-145).
w. A note needs to be included on the plan set that top soils are to be scraped and stockpiled
and the soil stockpile area(s) need to be shown on the plan (19-145).
x. Signage for the Bluff Creek Overlay District must be posted on every other property
comer and at major lot angle changes where residential yards meet the primary zone.
Conditional Use Permit for development within the Bluff Creek Overlay District with a Variance
for encroachment into the Primary Zone:
1. Wetland must be protected at all times from impact.
2. Every reasonable effort must be made to avoid impacting more area than need be. Where
desirable native vegetation is present, avoidance should occur unless to do so would prevent
the applicant or their agent from fulfilling the intent of the encroachment.
3. Signage shall be posted at the property corners indicating the Bluff Creek Overlay District
boundaries. The applicant and City shall work together to best determine location, aesthetic
and message.
4. Bluff Creek shall be shown and identified on the plan set.
5. Vegetative enhancement will be needed within the Bluff Creek Overlay District in addition
to the mitigation area. This area shall be planted with a native seed mix appropriate to the
area. Trees shall be planted on the south side of the pond for temperature control as well as
screening from the residences.
6. The SWPPP, erosion control and grading plans shall be revised to include all erosion and
sediment best management practices.
7. The outlet for Pond 6 is to be moved so that the discharge point is approximately 75 feet
from the proposed location. The FES can then be pulled back so it remains outside of the
BCOD. Energy dissipation and soil stabilization best management practices such as
ScourStopTrm, Erosion Control Blanket P42Tm or similar shall be used in addition to rip -rap
(18-62).
23
Chanhassen Planning Commission - July 6, 2010
8. The applicant shall develop a restoration plan including native plants for the Bluff Creek
Overlay district north of Block 1. The plant species shall be selected from the Bluff Creek
Management Plan Appendix C. The final plan must be reviewed and approved by the city
before installation.
9. Signage for the Bluff Creek Overlay District must be posted on every other property corner
and at major lot angle changes where residential yards meet the primary zone.
Interim Use Permit to allow site grading prior to final plat approval:
1. A SWPPP specific to this site shall be prepared and submitted to the City and Carver SWCD
(1840).
2. The erosion control and grading plan must be amended per Preliminary Plat comments.
3. The Wetland Alteration Permit conditions must be met.
4. A phasing and sequence plan must be prepared and submitted.
5. The grading operations must follow the preliminary grading plan as approved by City
Council.
6. The applicant must submit a $36,500 erosion control security before grading can commence.
7. The applicant must obtain permission for any off -site grading.
8. Tree protection fencing shall be installed prior to construction around all areas designated for
preservation and/or at the edge of proposed grading limit.
9. Permits from the appropriate regulatory agencies will be required, including the MPCA,
NPDES, Dept. of Health, Carver County, MnDOT and Watershed District.
10. 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.
11. Erosion control measures must be installed and inspected prior to grading.
Wetland Alteration Permit for the grading and filling of wetlands:
I. Wetland I must be shown on the plans (18-40).
2. Mitigation Area #1 must be revised to equal the 20,909 square feet of new wetland credit
approved in the 2006 wetland replacement plan.
3. Wetland buffer must be extended around the mitigation area to achieve no less than 20,473
square feet and cannot include any portion of the pond.
24
Chanhassen Planning Commission - July 6, 2010
4. A detailed wetland alteration and replacement plan needs to be developed that meets the
requirements of Minnesota Rules Chapter 8420.0528. this should include, at a minimum:
a. Two cross -sectional views and a plan view;
b. A detailed planting schedule;
c. A detailed vegetation management schedule including any mowing, herbicide
application, and performance goals (note: this should include the buffer area as well as
the created wetland);
d. A discussion of the soils as it pertains to their adequacy in wetland creation; and
e. A discussion of hydrology as it is not conclusive that there will be adequate hydrology to
take on wetland characteristics.
5. A five-year monitoring plan must be developed and submitted to the City for review and
comment per Minnesota Rules 8420.0810. This monitoring plan will require the placement
of shallow water monitoring wells as the intent is to create a type 1 wetland.
6. A letter of credit or other surety equal to 110% of the construction cost will be required. This
can be released upon the issuance of a Certificate of Compliance with Wetland Replacement
Plan.
7. The wetland area should use BWSR seed mix WTI for any temporary seeding.
8. An as -built survey must be provided to the City for review and approval prior to final seeding
of the area.
9. Yellow tags shall be provided to the City after the area has been seeded.
10. The planting schedule and vegetation management plan shall incorporate the buffer area as
well.
11. The selected contractor and applicant must also provide the City with a signed Board of Soil
and Water Resources "Contractors Responsibility and Landowner Statement Form".
All voted in favor and the motion carried unanimously with a vote of 6 to 0.
APPROVAL OF MINUTES: Commissioner Thomas noted the verbatim and summary
minutes of the Planning Commission meeting dated June 15, 2010 as presented.
COMMISSION PRESENTATIONS: None.
CITY COUNCIL ACTION UPDATE:
Larson: Do we have any other updates that you need to speak on?
Aanenson: Yes. Did you approve the Minutes?
25
Chanhassen Planning Commission - July 6, 2010
Thomas: Yes.
Larson: Yes.
Aanenson: Okay, I'm sorry. Yes, I should give you a couple updates. For the next meeting on
July 20a' we didn't have any applications so. Also on August 3'a we kind of made a commitment
for National Night Out that we would not hold a meeting. We've had some conflicts with people
with that. We do have over 40 some neighborhoods that like National Night Out so we want also
you to enjoy your National Night Out so for that, so we do have a meeting on August 17`" and we
do have some code amendments. We may get another application in but I do also want to
discuss with you, there's some new case law that just came out that went to the Supreme Court.
The City of Minnetonka, there's an application for a variance so it took 20 years of case law and
kind of turned it on it's head. What the definition of reasonable use is so everybody's kind of
scrambling. Right now we had a case that was going to be on this agenda and we told them,
based on our City Attorney's opinion that we would have to recommend denial so we won't be
seeing too many variances right now because the definition of reasonable use is pretty narrow so
have sweeping implications. So it may take some new legislature so we're just trying to get at
handle on that but I'll be sharing that with you in a future meeting when we have more
information on that but right now it has a big implication for the variances that we process.
Actually the one that we were going to look at tonight was very similar to actually the
Minnetonka case. Very, very similar so we gave them withdrawal and refunded their money and
told them we'd have to support the denial so I'll give you some more information on that too and
maybe even have the City Attorney, if I can, come in. We have a work session for the next
meeting and talk a little bit about that so.
Ellsworth: Kate, it only affects future variances.
Aanenson: That's correct. That's correct. So it just really narrows it so we do have a couple
other projects that are, that will be coming forward. There's one that's going to the Planning
Commission, just to give you an update on the Preserve. This project that's next to this one.
Third phase so 25 more lots so the Preserve is actually kind of kitty corner to this one so it'd be
north and then to the west of this project. Excuse me, to the east of this project so there'll be
some additional lots. 25 more lots and that's LBK who's taking over that project now so that's
going to City Council. And then we do have some other purchases that are out there so we may
be seeing a couple other subdivisions yet. We have some that have been picked up by other
developers. Pulte's picked up a couple other projects so they're, those do not require replats but
what we're seeing in this market, I think we mentioned before, this was a previous plat. That's
why we, it was changed. Kind of refreshed. The lot size changed and the orientation and we
may see that on a few other ones but you will probably late this fall when we kind of have that
short window of trying to get construction is what they're trying to do too. Trying to get the
improvements in. Be able to pay themselves back by being able to pull permits all winter so. So
we will not be together again for a month.
Ellsworth: It was interesting that we talked about 200 developed lots out there that they see a
market for another 90.
RM
Chanhassen Planning Commission - July 6, 2010
Aanenson: Yes. That was challenging when, exactly because we keep track of how many, Bob
does a report every month of how many vacant lots we have when you actually fill in the
subdivision, but that shows you that how carefully people are looking at this market and what
product's out there. This is again maybe a nitch we don't have. We'll probably see the one that
comes into this. The Preserve is a little bit smaller lot. Probably closer to 7. This is, Bob had
talked about averaging more of 12 so it's a little bit bigger lot but then the other ones that are out
there that permits are being pulled over, the older ones. The Pinehurst. The Highcrest Meadows.
Some of those are, you know the traditional 15,000, probably closer to 750 plus in that price
point so.
Ellsworth: These would be a great lots and great view if the freeway wasn't there.
Aanenson: Yes. Fantastic views. Well that was with the noise assessment came in looking at
that but you have to remember what we put, if Bob can go back to that overall and just take a
minute to talk about kind of that overall. You know we potentially looked at a regional mall
there so that's going to provide some noise mitigation and you also got the high point coming off
of the Bluff Creek Boulevard. Some office park. Even that triangular piece. We talked about
that as a really nice visual office piece. Because that's the highest point when you're coming off
that interchange when you see 212 looking across so that might provide some visual and noise
attenuation. It's similar to what we did when we looked at, here's a case of a variance where we
looked at the medical user right there on Dakota. Right next to the Legion. I'm sorry, it escapes
me. The medical user that we actually gave them a variance to go 3 stories and the
neighborhood was supportive because that actually also provides a block from Highway 5 and
the noise and it's a nice, highly articulated building. So we look at those offices down the road
when that comes in, I think that's going to provide some of that. Bob's got it up right there. If
you can point to that triangle piece there Bob. That we have guided for office in that area there
so that's going to provide a break, and then if you go up to the north of that, however Bluff
Creek Boulevard, it will be circuitous through there but somewhere it will touch down on the
Powers Boulevard. Somewhere through there there will also be maybe some taller buildings that
might provide some of that noise break too, but you're right. As you go further south, but then
we also did provide for some low office along that property that MnDOT took.
Ellsworth: So where would the mall be? Up there?
Aanenson: Yeah.
Ellsworth: Oh on both sides.
Aanenson: It was dual guided so it could be a mall. It could be office park, yep.
Ellsworth: Okay.
Aanenson: But then we also did provide for some office on that southerly piece along Pioneer
Trail and that would be kind of again providing that transition for a good buffer for noise and
that sort of thing there too. It's at grade and that won't come on line until MnDOT works out the
27
Chanhassen Planning Commission - July 6, 2010
final selection for the new river crossing because that was supposedly to be a river crossing in
that area so they bought that additional right-of-way...
Ellsworth: You know there was one thing I forgot to mention. I was looking again back at the
code and in Section 18-40, oh my gosh. It goes all the way back to, I have a hard time reading
what numbers these are but it talks about a photo composite image, artistic renderings or site
elevations and it has it shall be submitted. That would have been helpful to see what this looks
like because with the contours, but I don't know if that's required.
Aanenson: It's not. We've done it on certain projects when we spend a lot of grading, so that
was one we have asked before. We've had the cardboard, the illustrative that takes that space.
We have asked for that before. But certainly if that's something when we talk about a project
that's coming that you would like to say, you know then I would say give us a shout out on that.
Ellsworth: Well yeah, I don't want to add you know excess cost for the developer either. That's
not cheap to have that done but.
Aanenson: Yeah. Yeah. I understand your concerns the first time going through. We've,
because we did Bluff Creek Boulevard, we've all done all the projects... so familiar, I think we
feel more comfortable. I certainly understand your comfort with trying to visualize, reading
grading plans is always difficult. Looking at, like you said, is it going up or going down. It's
always difficult to understand that. Actually Alyson's given us some training on reading grading
plans but it's always hard to visualize the impact, and I think that's one of the reasons why I feel
strongly about, that we as a group always go out and look at projects like twice a year to help us
understand and look at the grading. How much dirt has been moved and what the impacts are.
When you start talking about retaining walls, how high are those. What does that mean? What
does it really look like? Like you're saying, how are you going to see that from 212? Yeah, I
think even looking at the high school site, we went out there quite a few times to look at the high
school site and we went out there while it was under construction and afterwards and it's always
a good exercise to kind of how does that match up to what was really on the paper. It's always
hard to visualize so I think, I understand your concern. It's something we find that.
Ellsworth: I did that on my house that we just drew the garage in where I thought it would go
and the builder's a family person. Bill Dick came up and oh my god, your garage is 13 feet tali.
In the end it worked out really nice but it surprised the hell out of me when I drove up there
because I didn't connect it very well.
Aanenson: No, that's a good point and especially because for some of you fast time going
through this, to get...
Larson: You could stack a couple cars in there huh. Yes, we are adjourned. I assume we have
nothing else?
Chairwoman Larson adjourned the Planning Commission meeting at 8:10 p.m.
Submitted by Kate Aanenson, Community Development Director Prepared by Nano Opheim
m
CITY OF CHANHASSEN
CARVER & HENNEPIN COUNTIES
NOTICE OF PUBLIC HEARING
. PLANNING CASE NO.10-09
NOTICE IS HEREBY GIVEN that the Chanhassen Planning Commission will hold a
public hearing on Tuesday, July 6, 2010, at 7:00 p.m. in the Council Chambers in Chanhassen
City Hall, 7700 Market Blvd. The purpose of this hearing is to consider a request for a
Preliminary Plat creating 94 lots, 4 outlots and right-of-way for public streets (approximately 45
acres); Conditional Use Permit for development within the Bluff Creek Overlay District with a
Variance for encroachment into the Primary Zone; an Interim Use Permit to allow site grading
prior to final plat approval; and a Wetland Alteration Permit for the grading and filling of
wetlands on property zoned Residential Low and Medium Density (RI.M) and Agricultural Estate
(A2), located north of Pioneer Trail (1600 Pioneer Trail) at Bluff Creek Drive — PIONEER PASS.
Applicant: Ryland Homes.
A plan showing the location of the proposal is available for public review on the City's web
site at www.ci.chanhassen.mn.us/sery/nlan/10-09.htmi or at City Hall during regular business
hours. All interested persons are invited to attend this public hearing and express their opinions
with respect to this proposal.
Robert Generous, Senior Planner
Email: b_¢enerous@ci.chanhassen.mn.us
Phone: 952-227-1131
(Publish in the Chanhassen Villager on June 24, 2010)
SCANNED
January 14, 2011
Bob Generous
Community Development Department
City of Chanhassen
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Re: Pioneer Pass -Sound Attenuation Requirement
Dear Bob:
RYLAND
HOMES'
TWIN CITIES DIVISION
7599 Anagram Drive
Eden Prairie, MN 55344
952-229-6000 Office
952-229-6024 Fax
w .ryland.com
'?ECE1yE#
�qN
Ol7'yOFCH,4NN, �,
SEA,
The following condition of approval was part of the Development Contract for Pioneer Pass dated
September 13, 2010:
"A 30 dBA attenuation shall be provided by the building design and construction along
with year-round climate control for the homes adjacent to the T.H. 212/Pioneer Trail
right-of-way."
Ryland Homes will meet this condition by the following:
1. Windows are the lowest common denominator for sound transmission through an exterior
wall. The windows Ryland will be installing for the lots pertaining to this condition of
approval are "MI" 3500 Series windows with an STC rating of 32. For this situation, it is
Ryland's understanding that a STC rating of 32 is equivalent or better than 30 dBA
attenuation requirement.
2. Year-round climate control will be achieved by air conditioning units being a standard
feature for the lots pertaining to this condition of approval.
If you have any further questions with this matter please call me at (952) 229-6007.
Sincerely,
Mark Sonstegard
Land Development Manager
Ryland Homes, Twin Cities
CC: Trace Mills, VP Production, Ryland Homes, Twin Cities
August 18, 2010
Ms. Kate Aanenson
Community Development Director
City of Chanhassen
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Re: Pioneer Pass -Final Plat Application
Dear Ms. Aanenson:
RYLAN D
HOMES
TWIN CRIES DIVISION
7599 Anagrom Drive
Eden Proirie, MN 55344
952-229-6000 Office
952-229-6024 Fox
w .ryland.com
Ryland Homes is pleased to submit to the City of Chanhassen a final plat application for Pioneer
Pass. This phase of the development includes forty one (41) single-family lots, the completion of
a collector street from Bluff Creek Boulevard to Pioneer Trial and the creation of the 8.7 acre city
park. Included with this letter please find the Final Plat Application Form, along with all of the
necessary plans and items required for final plat consideration.
Phase two development is scheduled to start in 2012 with the completion of the remaining fifty
three (53) lots.
If you have any questions with this application, please call me at (952) 229-6007.
Sincerely,
Mark Sonstegard
Land Development Manager
Twin Cities
CITY OF CHANHASSEN
RECEIVED
AUG 2 0 2010
CHANHASSEN PLAVIVNG DEPT
SCANNED
Generous, Bob
From:
Brent Hislop [brent.hislop@synergylandcompany.com]
Sent:
Monday, July 12, 2010 12:27 PM
To:
Oehme, Paul; Generous, Bob
Cc:
'John Chadwick; pbilotta@hmidevelopment.com;'Sonstegard, Mark'
Subject:
FW: Pioneer Pass - Assessments
Attachments:
image001.jpg; image004.png; image003.png
Hi Paul & Bob —
I believe we're on the same page related to the assessments for Pioneer Pass, but just wanted to clarify the pro -ration
noted in the e-mail below. I believe this is relevant as the Pioneer Pass plat does not include Sever's exception parcels,
however the assessments related to these lots are included in the staff report....
I don't know that we need to get into the detailed amounts with Council, however, I do want to ensure the pro -ration
concept is clear. Ryland is paying (either at time of plat, construction, or closing) the assessments & interest related to
the platted parcel, while Sever does not intend to pay the remaining assessments on the exception parcels until time of
future development.
Please read the details below & confirm we have a common understanding of how & when the assessments are
allocated & paid. Thanks.
Brent Hislop, Managing Partner
S�tnergy La na Compa.
44Hrk:rtj 1p(t7!er. 3?� �.a.:_
Land Development, Land Brokerage, Land Consulting
(612) 590 - 0811 brent.hislop@SvnergvLandCompanv.com
Enjoy learning more at: www.SVnergyLandCompany.com
From: Brent Hislop [mailto:brent.hislop@synergylandcompany.com]
Sent: Tuesday, July 06, 2010 11:47 AM
To:'Sonstegard, Mark'
Cc:'John Chadwick';'pbilotta@hmidevelopment.com'
Subject: Pioneer Pass - Planning Comm - Assessments
Hi Mark —
Per the staff report for tonight's Planning Commission meeting, the noted assessment amounts relate to the entire
parcel (your purchase + 3 outlots). Please clarify this issue with City Staff before the meeting, as Sever & family do not
intend to pay the outlot related assessments until the time of future development.
From our previous discussions, Ryland will be paying principle & interest to closing on the portion related to the
contracted Property. A quick summary:
Assessment Total Prop. Amt. Ryland Contracted Property Assmt. Ac. — per City
Bluff Creek $1,017,682.41 $840,850.00 + interest to closing (47.40/56.30)
TH 101/212 $188,659.46 $158,135.84 + interest to closing (47.40/56.30)
2005 MUSA $301,044.41 $253,454.80 + interest to closing (42.32/51.22)
AUAR Fee $23,639
Please confirm the above makes sense to you. I'd like to have this clarified with Staff before tonight's meeting to ensure
the City is clear.
Thanks for your help with this....
Brent Hislop, Managing Partner
Synergy Land Company
�roRrrher. Drnrt�inq to/ur:.=-.
Land Development, Land Brokerage, Land Consulting
(612)590-0811 ; re_,.hislop@SynergyLandCompany.com
Enjoy learning more at: www.SynergvLandCompany.com
Generous, Bob
From:
Brent Hislop[brent.hislop@synergylandcompany.com]
Sent:
Monday, July 12, 2010 2:59 PM
To:
Oehme, Paul; Generous, Bob
Cc:
Aanenson, Kate; 'John Chadwick'
Subject:
RE: Pioneer Pass - Assessments - clarification
Attachments:
image001.jpg; image006.png; image007.png; image003.png
Hi Paul —
Per tonight, I don't want to create a topic for discussion on the assessments.... I believe we're all on the same page.
I'd just ask you or Kate/Bob note for the council that the total assessment amounts are correct (per City finance dept),
but relate to the overall parcel (including the 3 exception pieces which are not part of the plat). This plat accounts for
the majority of the assessment (i.e. 84%+/-) bases on Kimley-Horn's numbers. The exception parcels would pay their
pro -rated amount at the time of future development — not as part of this plat or developers agreement.
Thanks.
Z�w
Brent Hislop, Managing Partner
Land Development, Land Brokerage, Land Consulting
(612) 590 - 0811 brent.hislop@SynerayLandCompanv.com
Enjoy learning more at: www.SynergvLandCompanV.com
From: Oehme, Paul [mailto:poehme@ci.chanhassen.mn.us]
Sent: Monday, July 12, 2010 2:05 PM
To: Brent Hislop
Subject: RE: Pioneer Pass -Assessments
Brent,
Are you planning to be here tonight?
Paul Oehme, P.E.
Director of Public Works /City Engineer
City of Chanhassen
7700 Market Boulevard
P.O. Box 147
Chanhassen, MN 55317
Ph. # 952-227-1169
email: poehme(dci.chanhassen.mn.u5
From: Brent Hislop [ma ilto:brent. hislop@synergylandcompany.com]
Sent: Monday, July 12, 2010 12:27 PM
To: Oehme, Paul; Generous, Bob
Cc: 'John Chadwick'; pbilotta@hmidevelopment.com;'Sonstegard, Mark'
Subject: FW: Pioneer Pass - Assessments
Hi Paul & Bob —
I believe we're on the same page related to the assessments for Pioneer Pass, but just wanted to clarify the pro -ration
noted in the e-mail below. I believe this is relevant as the Pioneer Pass plat does not include Severs exception parcels,
however the assessments related to these lots are included in the staff report....
I don't know that we need to get into the detailed amounts with Council, however, I do want to ensure the pro -ration
concept is clear. Ryland is paying (either at time of plat, construction, or closing) the assessments & interest related to
the platted parcel, while Sever does not intend to pay the remaining assessments on the exception parcels until time of
future development.
Please read the details below & confirm we have a common understanding of how & when the assessments are
allocated & paid. Thanks.
Brent Hislop, Managing Partner
Synexgy L ��;, co'21Pa�t
. y,e
tliwkiwg tegrthn. tkrelvpi4gpalur.
Land Development, Land Brokerage. LandConsultina
(612) 590 - 0811 brent.hisloo@SynergyLandComt)anv.com
Enjoy learning more at: www.SynergvLandCompany.com
From: Brent Hislop[ma iIto: brent.hislop@synergylandcompany.com]
Sent: Tuesday, July 06, 2010 11:47 AM
To:'Sonstegard, Mark'
Cc: 'John Chadwick'; 'pbilotta@hmidevelopment.com'
Subject: Pioneer Pass - Planning Comm - Assessments
Hi Mark —
Per the staff report for tonight's Planning Commission meeting, the noted assessment amounts relate to the entire
parcel (your purchase + 3 outlots). Please clarify this issue with City Staff before the meeting, as Sever & family do not
intend to pay the outlot related assessments until the time of future development.
From our previous discussions, Ryland will be paying principle & interest to closing on the portion related to the
contracted Property. A quick summary:
Assessment
Total Prop. Amt.
Ryland Contracted Property
Assmt. Ac. — per City
Bluff Creek
$1,017,682.41
$840,850.00 + interest to closing
(47.40/56.30)
TH 101/212
$188,659.46
$158,135.84 +interest to closing
(47.40/56.30)
2005 MUSA
$301,044.41
$253,454.80 + interest to closing
(42.32/51.22)
AUAR Fee
$23,639
Please confirm the above makes sense to you. I'd like to have this clarified with Staff before tonight's meeting to ensure
the City is clear.
Thanks for your help with this....
Brent Hislop, Managing Partner
Synergy i.and Company„„1
hprking tcgetAn. Detrlaping ralnr.''-
Land Development, Land Brokerage, Land Consulting
(612) 590 - 0811 hrFznt.hislop@SvnergyLandCompany.com
Enjoy learning more at: www.SynergyLandCompany.com
Generous, Bob
From: Sonstegard, Mark [msonsteg@ryland.com]
Sent: Monday, July 12, 2010 10:07 AM
To: Generous, Bob; Fauske, Alyson
Cc: Oehme, Paul; brent.hislop@SynergyLandCompany.com; Joel Cooper
Subject: RE: Pioneer Pass -Comments on Staff Report -City Council
Bob,
Again, just some brief comments of the Staff Report for tonight's City Council meeting, most are same as before:
Page 4, the report states the park will be developed with the first phase, it's been Ryland's proposal to work with the Parks
Department and rough grade the park in two phases.
Page 7, the report states phase two grading will begin in spring of 2011, its our current plan to begin phase two grading in
fall of 2011. Also further down the page it mentioned a one year delay do to large fills, per our soils engineer, we are
anticipated 3 to 6 month delays for consolidation.
Page 12 and 22, Assessments, as I mentioned in my email below, the assessment amounts listed are for the full PID, it's
Ryland's understanding that these assessments will be reapplied to the different parcels located within the PID and the
amounts associated with our plat are noted below.
Page 13 and Page 23, Ryland is currently revising the landscape plan based on City comments, however, Ryland is not
planning on planting any "bufferyard plantings" on the City Park (Outlot C).
Hill's currently working on an additional cross section through the single-family lots, I'll get it to you ASAP
Mark Sonstegard
Land Development Manager
Ryland Homes, Twin Cities
(952) 229-6007
(952) 229-6024 fax
msonstea@rV1and.com
From: Sonstegard, Mark
Sent: Tuesday, July 06, 2010 2:22 PM
To: Generous, Bob; afauske@ci.chanhassen.mn.us
Cc: poehme@ci.chanhassen.mn.us; Brent Hislop(brent.hislop@SynergyLandCompany.com); Joel Cooper
Subject: Pioneer Pass -Comments on Staff Report
Bob,
I just have a few comments on the Pioneer Pass Staff report I would like to bring to your attention:
Grading and Erosion:
The 2011 grading will take place early fall rather than spring, construction delays due to large fills are estimated at 3 to 6
months.
Wetland Alteration Permit:
It looks like we miscalculated our mitigation area. We'll need to work with Hill Engineering to finalize the mitigation areas.
Recommendations:
Engineer p. I believe the sanitary and water hookup charges due at plat have been mixed up with the ones due at
building permit. Due at plat should be $608 for sanity and $1,618 for water.
Engineer v. In the discussion portion of the report, the deferred assessments noted are for the entire Peterson -Jacques
Farm Land Co PID, these amounts due with this development should be reduced to: Bluff Creek @ $840,850, TH
101/212 @ $158,135.84, and 2005 MUSA @ $253,454.80.
Environmental Resource Specialist a.- e. We are going to have to re -group and re -due the landscape plan. I see we
showed some plantings in Out Lot C (the park) and it was my intent not to plant trees in the park unless we absolutely had
no room with in our lots. I also see a recommendation to plant trees near the Bluff Creek pond which I would like to
review before doing plantings in the park. We'll need to work through this part of the development in more detail.
Everything still seems doable, we just need to clean up a number of items.
Mark Sons tegard
Land Development Manager
Ryland Homes, Twin Cities
(952) 229-6007
(952) 229-6024 fax
insons ten@rviand, com
Generous, Bob
From:
Sonstegard, Mark [msonsteg @ ryland.com]
Sent:
Tuesday, July 06, 2010 2:22 PM
To:
Generous, Bob; Fauske, Alyson
Cc:
Oehme, Paul; brent.hislop@SynergyLandCompany.com; Joel Cooper
Subject:
Pioneer Pass -Comments on Staff Report
Bob,
I just have a few comments on the Pioneer Pass Staff report I would like to bring to your attention:
Grading and Erosion:
The 2011 grading will take place early fall rather than spring, construction delays due to large fills are estimated at 3 to 6
months.
Wetland Alteration Permit:
It looks like we miscalculated our mitigation area. We'll need to work with Hill Engineering to finalize the mitigation areas.
Recommendations:
Engineer p. I believe the sanitary and water hookup charges due at plat have been mixed up with the ones due at
building permit. Due at plat should be $608 for sanity and $1,618 for water.
Engineer v. In the discussion portion of the report, the deferred assessments noted are for the entire Peterson -Jacques
Farm Land Co PID, these amounts due with this development should be reduced to: Bluff Creek @ $840,850, TH
101/212 @ $158,135.84, and 2005 MUSA @ $253,454.80.
Environmental Resource Specialist a.- e. We are going to have to re -group and re -due the landscape plan. I see we
showed some plantings in Out Lot C (the park) and it was my intent not to plant trees in the park unless we absolutely had
no room with in our lots. I also see a recommendation to plant trees near the Bluff Creek pond which I would like to
review before doing plantings in the park. We'll need to work through this part of the development in more detail.
Everything still seems doable, we just need to clean up a number of items
Mark Sonstegard
Land Development Manager
Ryland Homes, Twin Cities
(952) 229-6007
(952) 229-6024 fax
msonsteg@rNand.com
Generous, Bob
From:
Sonstegard, Mark [msonsteg@ryland.com]
Sent:
Tuesday, July 06, 2010 2:22 PM
To:
Generous, Bob; Fauske, Alyson
Cc:
Oehme, Paul; brent.hislop@SynergyLandCompany.com; Joel Cooper
Subject:
Pioneer Pass -Comments on Staff Report
Bob,
I just have a few comments
on the Pioneer Pass Staff report I would like to bring to your attention:
Grading and Erosion:
The 2011 grading will take place early fall rather than spring, construction delays due to large fills are estimated at 3 to 6
months.
Wetland Alteration Permit:
It looks like we miscalculated our mitigation area. We'll need to work with Hill Engineering to finalize the mitigation areas.
Recommendations:
Engineer p. I believe the sanitary and water hookup charges due at plat have been mixed up with the ones due at
building permit. Due at plat should be $608 for sanity and $1,618 for water.
Engineer v. In the discussion portion of the report, the deferred assessments noted are for the entire Peterson -Jacques
Farm Land Co PID, these amounts due with this development should be reduced to: Bluff Creek @ $840,850, TH
101/212 @ $158,135.84, and 2005 MUSA @ $253,454.80.
Environmental Resource Specialist a.- e. We are going to have to re -group and re -due the landscape plan. I see we
showed some plantings in Out Lot C (the park) and it was my intent not to plant trees in the park unless we absolutely had
no room with in our lots. I also see a recommendation to plant trees near the Bluff Creek pond which I would like to
review before doing plantings in the park. We'll need to work through this part of the development in more detail.
Everything still seems doable, we just need to clean up a number of items
Mark Sonstegard
Land Development Manager
Ryland Homes, Twin Cities
(952) 229-6007
(952) 229-6024 fax
msonsteq@rv/and.com
1
June 4, 2010
Ms. Kate Aanenson
Community Development Director
City of Chanhassen
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Re: Pioneer Pass -Preliminary Plat Application -Fees, Application, and Plans
Dear Ms. Aanenson:
RYLAND
HOMES°
TWIN CITIES DIVISION
7599 Anagram Drive
Eden Prairie, MN 55344
952-229-6000 Office
952-229-6024 Fax
..ryland.com
Attached please find a check number 3977 in the amount of $3,010 for the following fees
associated with the Pioneer Pass preliminary plat application:
Conditional Use Permit
Interim Use Permit
Notification Signs
Subdivision
Variance
Wetland Alteration Permit
Total
$ 325 sip, 42_5
NC
$ 200
$2,010
$ 200
$ 275
ISM 52ccordnq CUP/VA0WAP
$3,010 s\g 3,2_1.0
In addition please find the following application items for your review:
• Development Review Application form
• Lot Area Calculations
• Storm Water Calculations
• (1) 1 ix17 set of preliminary plat plans
• (5) full size preliminary plat plans
• (1) Electronic Copy
If you have any questions with these application items or if we have incorrectly calculated them,
please call me at (952) 229-6007.
Sincerely,
Mark Sonstegard
Land Development Manager
Twin Cities
CITY OF CHANHASSEN
RECEIVED
JUN 0 4 2010
CHANHASSEN PLANNING DEP'
SCANNED
s
CITY OF CHANHASSEN
P O BOX 147
CHANHASSEN MN 55317
06/04/2010 4:15 PM
Receipt No. 0129312
CLERK: katie
PAYEE: THE RYLAND GROUP
7599 ANAGRAM DRIVE
EDEN PRAIRIE MN 55344
Pioneer Pass - Planning Case 10-09
-------------------------------------------------------
Use & Variance 2,535.00
Sign Rent 200.00
Wetland 275.00
Total
Cash
Check 3977
Change
3,010.00
0.00
3,010.00
0.00
SCANNED
Citf Of Chanhassen 6/4/2010 3977
Miscellaneous 03622510044.14016.11070 3.010.00
CITY OF CHANHASSEN
RECEIVED
JUN 0 4 2010
CHANHASSEN PtAWp}INO DEPT
SCANNED
Ryland Homes Preliminary plat application -Pioneer Pass 3,010.00
CITY C
P O BC
CHANHI
08/24)
Receil
CLERK
PAYEE
7599 i
EDEN ]
Pione(
Use &
Total
Cash
Check
Chang,
SCANNED
City Of Chanhassen
Miscellaneous 35008600000.14018.17010
C;Tv oF RECENEOSSEN
AUG 202010
CHANHASSEN PLAMMWG DEP7
8/17/2010
4028
250.00
Ryland Homes Final Plat Application Review Fee 250.00
June 7, 2010
City of Chanhassen
7700 Market Blvd
P.O. Box 147
Chanhassen, MN 55317
Re: City Fees Check
Attached is a check for the following:
• Charge for the Conditional Use Permit unpaid by Ryland
• Recording fee for the Conditional Use Permit
• Recording fee for Variance
• Recording fee for Wetlands Alteration Permit
Thank You
Mark Sonstegard
Land Development Manager
Ryland Homes, Twin Cities
SCANNED
CITY OF CHANHASSEN
P 0 BOX 147
CHANHASSEN MN 55317
06/08/2010 9:47 AM
Receipt No. 0129610
CLERK: katie
PAYEE: THE RYLAND GROUP
7599 ANAGRAM DRIVE
EDEN PRAIRIE MN 55344
Pioneer Pass - Planning Case 10-09
-------------------------------------------------------
Use & Variance 100.00
Recording Fees 150.00
Total
250.00
Cash 0.00
Check 3982 250.00
Change
0.00
SCANNED
City Of Chanhassen
Miscellaneous 03622510044.14016.11070
6/7/2010
SCANNED
•:.
250.00
Ryland Homes Preliminary plat application - Pioneer Pass 250.00
PIONEER PASS - PLANNING CASE 10-09
$425 Conditional Use Permit
$0 Interim Use Permit (No charge)
$275 Wetland Alteration Permit
$200 Variance
$2,010 Subdivision $600 plus $1,410 (94 lots x $15 per lot)
$150 Recording Fee (CUP/WAPNAR)
$200 Notification Sign
$3,260 TOTAL
$3,010 Less Check No. 3977 from The Ryland Group, Inc.
$250 Less Check No. 3982 from The Ryland Group, Inc.
$0 BALANCE
SCANNED
-y
CITY OF CHANHASSEN
P O BOX 147
CHANHASSEN MN 55317
06/29/2010 3:14 PM
Receipt No. 0131891
CLERK: katie
PAYEE: THE RYLAND GROUP
7599 ANAGRAM DRIVE
EDEN PRAIRIE MN 55344
Planning Case #2010-09
-------------------------------------------------------
GIS List 237.00
Total
Cash
Check 3999
Change
237.00
0.00
237.00
0.00
SCANNED
-City Of Chanhassen
Miscellaneous
03622510044.14016.11070
�1e.�1i11n� Le.5(L
6/28/2010
9...
237.00
Ryland Homes Property Owners List within 500' of Pioneer Pass (79 237.00
Affidavit of Publication
CITY OF CHANHASSEN
CARVER &PIN
COUNTIES
NTiEs
Southwest Newspapers
NOTICE OF PUBLIC HEARING
PLANNING CASE NO. 10-09
NOTICE IS HEREBY GIVEN
that the Chanhassen Planning
State of Minnesota)
Commission will hold a public
hearing
)S$.
on Tuesday, July 6, 2010, at
7:00 P.M. in the Council Chambers
County of Carver )
in Chanhassen City Hall, 7700
Market Blvd. The purpose of this
hearing is to consider a request for
a Preliminary Plat creating 94 lots,
4 outlots and right-of-way for public
Laurie A. Hartmann, being duly sworn, on oath says that she is the publisher or the authorized
streets (approximately 45 acres);
Conditional Use Permit
agent of the publisher of the newspapers known as the Chaska Herald and the Chanhassen Vil-
for
development within the Bluff Creek
lager and has full knowledge of the facts herein stated as follows:
Overlay District with a Variance
for encroachment into the Primary
A These news have complied with the requirements constitutin qualification as a legal
( ) Pavers P retN g 9
Zone; an InterimUsePermittoallow
newspaper, as provided by Minnesota Statute 331 A.02, 331 A.07, and other applicable laws,as
site grading prior to final plat
amended.
approval; and a Welland Alteration
3
Permit for the grading and filling of
(B) The printed public notice that is attached to this Affidavit and identified as No. (
wetlands on property zoned
Residential Low and Medium
was published on the date or dates and in the newspaper stated in the attached Notice and said
Density (RLM) and Agricultural
Notice is hereby incorporated as part of this Affidavit. Said notice was cut from the columns of
Estate (A2), north
the newspaper specified. Printed below is a copy of the lower case alphabet from A to Z, both
Pioneer l) at Beer
Trail (1600 Pioneer Trail) at Bluff
inclusive, and is hereby acknowledged as being the kind and size of type used in the composition
Creek Drive - PIONEER PASS.
and publication of the Notice:
Applicant: Ryland Homes.
A plan showing the location of
abcdefght1dimnopgrstuvwxyz
the proposal is available for public
review on the ssen. web site at
www ci chanha n tun us/ i
/,{�/_
plan/10-09 html or at City Hall dur-
`�'"" """ V"
BY
mg regular business hours. All in-
Laurie A. Hartmann
terested persons are invited to at-
tend this public hearing and express
their opinions with respect to this
proposal.
Subscribed and sworn before me on
Robert Generous, Senior Planner
Email:
bgenerous@ci.chanhassen.mn.us
Phone: 952-227-1131
y>.
(Published in the Chanhassen
this day of 2010
VillageronThursday,June21,2030;
No. 4389)
N bfic
JYMME J. BARK
NOTARY PUBLIC - MINNESOTA
My Commission Expires 01/31/2013
RATE INFORMATION
Lowest classified rate paid by commercial users for comparable space.... $31.20 per column inch
Maximum rate allowed by law for the above matter ................................ $31.20 per column inch
Rate actually charged for the above matter ............................................- $12.59 per column inch
SCANNED
City of Chanhassen
7700 Market Boulevard
P.O. Box 147
Chanhassen, MN 55317
CM OF (952) 227-1100
To: Mr. Mark Sonstegard
Ryland Homes
7599 Anagram Drive
Eden Prairie, MN 55344
Invoice
SALESPERSON DATE TERMS
KTM June 24, 2010 upon receipt
QUANTITY
DESCRIPTION
UNIT PRICE
AMOUNT
79
Property Owners List within 500' of Pioneer Pass (79 labels)
$3.00
$237.00
TOTAL DUE
$237.00
NOTE: This invoice is in accordance with the Development Review Application submitted to the City by the
Addressee shown above (copy attached) and must be paid prior to the public hearing scheduled for July 6. 2010.
Make all checks payable to: City of Chanhassen
Please write the following code on your check: Planning Case #2010-09.
If you have any questions concerning this invoice, call: (952)-227-1107.
THANK YOU FOR YOUR BUSINESS!
SCANNED
CITY OF CHANHASSEN
P O BOX 147
CHANHASSEN MN 55317
06/29/2010 3:14 PM
Receipt No. 0131891
CLERK: katie
PAYEE: THE RYLAND GROUP
7599 ANAGRAM DRIVE
EDEN PRAIRIE MN 55344
Planning Case #2010-09
-------------------------------------------------------
GIS List 237.00
Total
Cash
Check 3999
Change
237.00
0.00
237.00
0.00
UNNwas
August 18, 2010
Ms. Kate Aanenson
Community Development Director
City of Chanhassen
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Re: Pioneer Pass -Final Plat Application
Dear Ms. Aanenson:
RYLAND
HOMES®
TWIN CRIES DIVISION
7599 Anagram Drive
Eden Prairie, MN 55344
952-229-6000 Office
952-229-6024 Fax
w .ryland.com
Ryland Homes is pleased to submit to the City of Chanhassen a final plat application for Pioneer
Pass. This phase of the development includes forty one (41) single-family lots, the completion of
a collector street from Bluff Creek Boulevard to Pioneer Trial and the creation of the 8.7 acre city
park. Included with this letter please find the Final Plat Application Form, along with all of the
necessary plans and items required for final plat consideration.
Phase two development is scheduled to start in 2012 with the completion of the remaining fifty
three (53) lots.
If you have any questions with this application, please call me at (952) 229-6007.
Sincerely,
Mark Sonstegard
Land Development Manager
Twin Cities
CITY OF CHANHASSEN
RECEIVED
AUG 2 0 2010
CHANHASSEN PLAVNING DEPT
SCANNED
CITY OF CHANHASSEN
7700 Market Boulevard — P.O. Box 147
Chanhassen, MN 55317 — (952) 227-1100
DEVELOPMENT REVIEW APPLICATION
PLEASE PRINT
Planning Case No.70 10 —c -1
CITY OF CHANHASSEN
RECEIVED
AUG 202010
CHANHASSEN PLMNING DEPT
IMF
• r .•• _ •. • 6fA
II • L •J• •u n< l_ n I,r •m
NOTE: Consultation with City staff is required prior to submittal, including review of development
plans
Comprehensive Plan Amendment
Conditional Use Permit (CUP)
Interim Use Permit (IUP)
Non -conforming Use Permit
Planned Unit Development'
Rezoning
Sign Permits
Sign Plan Review
Site Plan Review (SPR)'
X Subdivision` — Yinaa P/d+
Temporary Sales Permit
Vacation of Right-of-Way/Easements (VAC)
(Additional recording fees may apply)
Variance (VAR)
Wetland Alteration Permit (WAP)
Zoning Appeal
Zoning Ordinance Amendment
Notification Sign — $200
(City to install and remove)
X Escrow for Filing Fees/Attomey Cost'
- $50 CUP/SPR/VAC/VAR/WAP/Metes & Bounds
- $450 Minor SUB
TOTAL FEE $ 2GO 010 pCl cl: � k40ZZj
An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant
prior to the public hearing.
'Five (5) full-size folded copies of the plans must be submitted, including an 8%" X I I" reduced
copy for each plan sheet along with a digital coat/ 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.
SCANNED
pPROJECT NAME: m,
LOCATION: rA/Il t r rat i
LEGAL DESCRIPTION AND PID: YGr ^1-i t Afa
Porn: A r�.5-oa6�
TOTALACREAGE: H11 7%�
WETLANDS PRESENT:_ YES NO
PRESENT ZONING:
REQUESTED ZONING:
PRESENT LAND USE DESIGNATION:
REQUESTED LAND USE DESIGNATIC
REASON FOR REQUEST:
T K/1"b" '/'" l
FOR SITE PLAN REVIEW: Include number of existing employees: and new employees:
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information
and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the
Planning Department to determine the specific ordinance and procedural requirements applicable to your application.
A determination of completeness of the application shall be made within 15 business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within 15 business days of application.
This is to certify that I am making application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership
(either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application.
I will keep myself informed of the deadlines for submission of material and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
my knowledge.
Signature of Applicant
Signature of Fee Owner
Date
Date
g:iplm\for \&velop t review applicatimdoc SCANNED
CITY OF CHANHASSEN
7700 Market Boulevard - P.O. Box 147
Chanhassen, MN 55317 - (952) 227-1100
DEVELOPMENT REVIEW APPLICATION
PLEASE PRINT
Planning Case No.ZU 10 - O -1
CITY OF CHANHASSEN
RECEIVED
AUG 202010
CHANHASSEN PLANNING DEPT
NOTE: Consultation with City staff is required prior to submittal, including review of development
plans
Comprehensive Plan Amendment
Conditional Use Permit (CUP)
Interim Use Permit (IUP)
Non -conforming Use Permit
Planned Unit Development'
Rezoning
Sign Permits
Sign Plan Review
Site Plan Review (SPR)'
Subdivision` - Kinal Plat'
Temporary Sales Permit
Vacation of Right-of-Way/Easements (VAC)
(Additional recording fees may apply)
Variance (VAR)
Wetland Alteration Permit (WAP)
Zoning Appeal
Zoning Ordinance Amendment
Notification Sign — $200
(City to install and remove)
X Escrow for Filing Fees/Attomey Cost"
- $50 CUP/SPR/VACNARANAP/Metes & Bounds
- $450 Minor SUB
TOTAL FEE $ 2SOC I' ( GL_4 140-Z'$
An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant
prior to the public hearing.
'Five (5) full-size folded copies of the plans must be submitted, including an 8'/2" X 11" reduced
copy for each plan sheet along with a digital 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.
SCANNED
PROJECT N
LOCATION:
LEGAL DES
T/Jn —n:7t� 5 - 0�6�
TOTALACREAGE: AIAI Y%5
WETLANDS PRESENT: D_�: YES NO
PRESENT ZONING:
REQUESTED ZONING: RLM
PRESENT LAND USE DESIGNATION:
REQUESTED LAND USE DESIGNATIC
REASON FOR REQUEST:
FOR SITE PLAN REVIEW: Include number of existing employees: and new employees:
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 Owners Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application.
I will keep myself informed of the deadlines for submission of material and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
my knowledge.
Signature of Applicant Date
Signature of Fee Owner Date
glplaoVomstdcvelopmeot review applicatim.doc SCANNED
CITY OF CHANHASSEN
7700 Market Boulevard — P.O. Box 147
Chanhassen, MN 55317 — (952) 227-1100
DEVELOPMENT REVIEW APPLICATION
YHIN 1
Applicant Name and Address:
I.C! jL_&M) 4} o.Kigt
799g A.vst&eA^ D¢.tvG
E06+`,.O.PstrlAi4 Mw .S:i3H
Contact: Mfg SoNs/6Gst20
Phone: % z. zza- vwr,i Fax: * s'2. z29: 6i0
Email: ±j,4,e/y��..Q ,ems
Planning Case No. I U — G
CITY OF CHANHASSEN
RECEIVED
JUN 0 4 2010
CHANHASSEN PLANNING OEpT
Property Owner Name and Address:
P��esol✓-isiccaw:s t1K✓d Goa 41.6
J�9G(D fl1 �G G'Louy ,DewG
r� ✓ u4 Mi✓.S"S347
Contact:_✓% ►wL_oP
Phone:ol2.esglo,eatt Fax:
Email: S..USfofs. cAr..~,ase",
NOTE: Consultation with City staff is required prior to submittal, including review of development
plans
Comprehensive Plan Amendment Temporary Sales Permit
—� Conditional Use Permit (CUP) 42�; Vacation of Right-of-Way/Easements (VAC)
(Additional recording tees may apply)
ii Interim Use Permit (IUP) fJG
Nonconforming Use Permit
Planned Unit Development'
Rezoning
Sign Permits
Sign Plan Review
Site Plan Review (SPR)"
i� Subdivision' (0o0 + 011 x 15 = bW 10>c
-2,016
X Variance (VAR) 2C�0
Wetland Alteration Permit (WAP) 2-775
Zoning Appeal
Zoning Ordinance Amendment
Notification Sign -JL;!)
(City to install and remove)
15v
X EscroWlol Filing Fees/Attor Cost"
- $5 CU. SPR/VAC A AP etes & Bounds
- $450 Minor SUB Pd3,0I0 LK#.q77
An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant
prior to the public hearing.
"Five (5) full-size folded copies of the plans must be submitted, including an 81/2" X 11" reduced
copy for each plan sheet along with a digital coat/ in TIFF -Group 4 (".tif) format.
"Escrow will be required for other applications through the development contract.
Building material samples must be submitted with site plan reviews.
NOTE: When multiple applications are processed, the appropriate fee shall be charged for
each application.
PROJECT NAME: O,O�✓A?�c1p-- A
LOCATION: j4dre-elrI S 2G d-2-7 ;%mv+�./ IiP /lei✓/n.r/iY i2.c�✓GtC 7,3 ✓tG_4�r—
LEGAL DESCRIPTION AND PID: 869-A AGiIifgp A-A-P
P1 n 257-eZ 7 avO
TOTAL ACREAGE: 410 7915�
WETLANDS PRESENT: X YES NO
PRESENT ZONING: i2LM
REQUESTED ZONING: P-t4yt
PRESENT LAND USE DESIGNATION: Sli✓[i4y- �KiyiGt, — /jS Low✓ L�Yi�e%
REQUESTED LAND USE DESIGNATION: Si�!/G�-�iCN►� Lyl - �`J ��' ✓6✓/'�
REASON FOR REQUEST: �u$Y�Wl.s10/✓ - ig�ri SILLq� lof5 /�E[>iCl�o,.sdy�
-f�12/.vt G1sr6- Prinrir s' Srrr�lsaa�ii✓�i ✓i-arsy �it�Lit+w.ti►u, ocskrF'
VIX(L I Lli✓ ✓ (¢ Gwt44aN61 k//. i V Bc.94/7A::7 d4 e iv%44WfL
—VAR ,44. i .fsrlrsw 60- P-a.✓
( MAC a+1a1,kf&40 Aj:::?TA6A- a40-re0 c:44&'t6 14 Sa-We
J
FOR SITE PLAN REVIEW: Include number of existing employees: and new employees:
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information
and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the
Planning Department to determine the specific ordinance and procedural requirements applicable to your application.
A determination of completeness of the application shall be made within 15 business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within 15 business days of application.
This is to certify that I am making application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership
(either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application.
I will keep myself informed of the deadlines for submission of material and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
my knowledge.
,,��QQ��
S re of Applicant /Date n
Signature of Fee Own r Date
002n%ro \developmmt review appliwtim.dw
June 4, 2010
Ms. Kate Aanenson
Community Development Director
City of Chanhassen
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Re: Pioneer Pass -Preliminary Plat Application
Dear Ms. Aanenson:
RYLAND
HOMES'
TWIN CRIES DIVISION
7599 Anagram Drive
Eden Prairie, MN 55344
952-229-6000 Office
952-229-6024 Fax
v .ryland.com
Ryland Homes is pleased to submit to the City of Chanhassen a preliminary plat application for
Pioneer Pass. The proposed development includes ninety four (94) single-family lots, the
completion of a collector street from Bluff Creek Boulevard to Pioneer Trial and the creation of
an 8.7 acre city park.
With this application, Ryland requests the approval of a conditional use permit and a subdivision
to create the Pioneer Pass preliminary plat within the Bluff Creek Corridor. In addition, Ryland
requests an interim use permit to begin site grading with preliminary plat approval, a wetland
alteration permit and a variance to grade within the Bluff Creek Primary Zone.
Ryland is anticipating developing Pioneer Pass in two phases, with phase one containing forty
one (41) lots, the collector street, and rough grading of the city park. Phase two development will
start in 2012 with the completion of the remaining fifty three (53) lots.
For Pioneer Pass Ryland will begin home sales by offering six floor plans, ranging from 2,185
square feet to 3,346 square feet with sale prices from $368,000 to $440,000. Each home has three
to four different elevations for our buyers to choose from. All homes will consist of two-story
construction with a 9' foundation, 9' first floor ceilings, four bedrooms, two and one-half baths
including a master garden bath, and three car garages. Other features and options depending on
home style include second floor laundry, tandem 4th stall garage, main level office, and a morning
room addition off the rear of the home.
Ryland Homes has enjoyed working with City Staff on past projects and look forward to working
with Staff again on Pioneer Pass. If you have any questions with this application, please call me
at (952) 229-6007.
Sincerely,
Mark Sonstegard
Land Development Manager
Twin Cities
CITY OF CHANHASSEN
RECEIVED
JUN 0 4 2010
CHANHASSEN NLAWNING DEW
LOT
BLOCK
AREA IN S.F.
1
1
18,504
2
1
13,460
3
1
12,242
4
1
11,710
5
1
13,355
6
1
16,619
7
1
20,252
8
1
18,753
9
1
12,167
10
1
11,605
11
1
11,359
12
1
11,326
13
1
11,501
14
1
13,791
15
1
16,668
16
1 1
13,728
17
1
12,517
18
1
12,976
19
1
13,297
20
1
11,739
21
1
13,702
22
1
14,285
23
1
14,901
24
1 1
15,523
25
1
11,799
26
1
12,497
27
1
15,288
28
1
12,173
29
1
10,310
30
1
9,972
31
1
9,972
32
1
10,081
33
1
10,439
34
1
10,628
35
1
1 13,141
PIONEER PASS
Lot Areas Calculations
LOT
BLOCK
AREA IN S.F.
1
2
13,449
2
2
11,018
3
2
10,613
4
2
10,485
5
2
17,135
6
2
10,773
7
1 2
10,178
8
2
10,225
9
2
10,946
10
2
11,714
11
2
17,483
12
2
13,391
13
2
18,974
14
2
19,240
15
1 2
11,493
16
2
9,912
17
2
9,426
18
2
9,275
19
2
13,223
20
2
13,516
21
2
10,059
22
2
10,524
23
2
10,109
24
2
13,665
25
2
20,740
26
2
14,232
27
2
13,167
28
2
9,854
29
2
10,749
30
2
10,626
31
1 2
9,906
32
2
10,414
33
2
13,404
34
2
15,152
35
2
10,988
36
2
9,968
37
2
10,009
38
2
10,339
39
1 2
9,645
40
2
9,144
41
1 2
9,681
42
1 2
13,036
BLOCK
AREA IN S.F.
1
3
12,965
2
3
9,727
3
3
9,802
PLOT
4
3
9,470
5
3
9,324
6
3
10,080
7
3
10,797
8
3
11,687
9
3
15,730
10
3
17,959
11
3
9,825
12
3
9,360
13
3
9,360
14
3
10,243
15
3
10,072
16
3
9,318
17
3
12,144
CITY OF CHANHASSEN
RECEIVED
JUN 0 4 2010
CHANHASSEN PLARINING CEP'
LOT
BLOCK
AREA IN S.F.
1
1
18,504
2
1
13,460
3
1
12,242
4
1
11,710
5
1
13,355
6
1
16,619
7
1
20,252
8
1
18,753
9
1
12,167
10
1
11,605
11
1
11,359
12
1
11,326
13
1
11,501
14
1
13,791
15
1
16,668
16
1
13,728
17
1
12,517
18
1
12,976
19
1
13,297
20
1
1 11,739
21
1
1 13,702
22
1
14,285
23
1
14,901
24
1
15,523
25
1
11,799
26
1
12,497
27
1
15,288
28
1
12,173
29
1
10,310
30
1
9,972
31
1
9,972
32
10,081
33
1
10,439
34
1
10,628
35
1
13,141
PIONEER PASS
Lot Areas Calculations
LOT
BLOCK
AREA IN S.F.
1
2
13,449
2
2
11,018
3
2
10,613
4
2
10,485
5
2
17,135
6
2
10,773
7 1
2 1
10,178
8
2
10,225
9
2
10,946
10
2
11,714
11
2
17,483
12
2
13,391
13
2
18,974
14
2
19,240
15
2
11,493
16
2
9,912
17
2
9,426
18
2
9,275
19
2
13,223
20
2
13,516
21
2
10,059
22
2
10,524
23
2
10,109
24
2
13,665
25
2
1 20,740
26
2
14,232
27
2
13,167
28
2
9,854
29
2
10,749
30
2
10,626
31
2
9,906
32
2
10,414
33
2
13,404
34
2
15,152
35
2
10,988
36
2
9,968
37
2
10,009
38
2
10,339
39
2
9,645
40
1 2
9.144
41
2
9,681
42
2
13,036
LOT
BLOCK
AREA IN S.F.
1
3
12,965
2
3
9,727
3
3
9,802
4
3
9,470
5
3
9,324
6
3
10,080
7
3
10,797
8
3
11,687
9
3
15,730
10
3
17,959
11
3
9,825
12
3
9,360
13
3
9,360
14
3
10,243
15
1 3
10,072
16
1 3
9,318
17
1 3
12,144
CITY OF CHANHASSEf'
RECEIVED
JUN 0 4 2010
CHANHASSEN PLMMNG DEP-
SCANNED
MEMORANDUM
TO: Robert Generous, Senior Planner
FROM: Jerritt Mohn, Building Official
DATE: August 30, 2010
SUBJ: Pioneer Pass developement
Planning Case: 10-09
Street names have been proposed and accepted, other conditions are on -going and
will continue to apply.
Building Inspections Division has no objection to final plat approval.
GAPLAN\2010 Planning Cases\I0-09 Pioneer Pa \buildingoflicialcommetnsldoc
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CITY OF
CIIANHASSEN
7700 Market Boulevard
PC Box 147
Chanhassen, MN 55317
Administration
Phone: 952,227.1100
Fax: 952.227.1110
Building Inspections
Phone, 952.227,1180
Fax:952.227.1190
Engineering
Phone: 952,227.1160
Fax: 952.227,1170
Rnance
Phone: 952,227.1140
Fax: 952.227.1110
Park & Recreatbn
Phone: 952.227.1120
Fax: 952.227.1110
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning &
Natural Resources
Ptane: 952.227.1130
Fax: 952.227.1110
Prltie Works
1591 Park Road
Phone: 952,227.1300
Fax:952.227.1310
Senior Carder
Phone:952.227.1125
Fax:952.227.1110
Web site
www.ci.chanlnassen.mn.us
MEMORANDUM
TO: Alyson Fauske, Assistant City Engineer
Terry Jeffery, Water Resources Coordinator
Todd Hoffman, Park & Recreation Director
Jill Sinclair, Environmental Resources Coordinator
Jerry Mohn, Building Official
Mark Littfin, Fire Marshal
FROM: Bob Generous, Senior Planner
DATE: August 23, 2010
SUBJ: Pioneer Pass Final Plat Review
The final plat for Pioneer Pass was submitted on Friday, August 20, 2010 and is
scheduled for City Council review and approval on September 13, 2010. Please
review the conditions in the preliminary plat letter of approval against the
attached plans and confirm one of the following for each:
• Condition has been met
• Condition has been modified
• Condition still applies
• Addition of new conditions based on review of final plat documents
Please respond to me no later than Wednesday, September 1, 2010. The
electronic version of the attached preliminary plat approval letter can be found at
g:\plan\2010 planning cases\10-09 pioneer pass\approval letter prelim plat cup van
iup wap.doc.
g:\plan\2010 pLmning cases\10-09 pioneer pass\fioal plat review distribution =e .doc
Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
G�anhasscn, MN 55317
AilrrrarstraGan
Phone:952.227.1100
Fax: 952.227.1110
Bull Inspections
Phone: 952.227.11 BO
Fax:952.227.1190
Engineering
Phone: 952,227.1160
Fax: 952.227.1170
Finance
Phone: 952.227.1140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Cerro
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning &
Natural Resources
Phone: 952.227,1130
Fax: 952.227,1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone:952.227.1125
Fax: 952.227.1110
Web Site
wwwAchanhassen.mn.us
MEMORANDUM
TO: Alyson Fauske, Assistant City Engineer
Terry Jeffery, Water Resources Coordinator
Todd Hoffman, Park & Recreation Director
Jill Sinclair, Environmental Resources Coordinator
Jerry Mohn, Building Official
Mark Littfin, Fire Marshal
FROM: Bob Generous, Senior Planner
DATE: August 23, 2010
SUBJ: Pioneer Pass Final Plat Review
The final plat for Pioneer Pass was submitted on Friday, August 20, 2010 and is
scheduled for City Council review and approval on September 13, 2010. Please
review the conditions in the preliminary plat letter of approval against the
attached plans and confirm one of the following for each:
• Condition has been met
• Condition has been modified
• Condition still applies
• Addition of new conditions based on review of final plat documents
Please respond to me no later than Wednesday, September 1, 2010. The
electronic version of the attached preliminary plat approval letter can be found at
Q:\plan\2010 planning cases\10-09 pioneer pass\approval letter prelim plat cup van
iup wap.doc.
g:\plan\2010 planning cases\I0-09 pioneer passVinal plat review distributim memo.doc
Chanhassen is a Community for file - Providing for Today and Planning for Tomorrow
City of Chanhassen
7700 Market Boulevard
P.O. Box 147
Chanhassen, MN 55317
(952) 227-1100
Date: June 7, 2010
To: Development Plan Referral Agencies
From: Planning Department
Review Response Deadline: June 25, 2010
By: Robert Generous, Senior Planner
Subject: Request for Preliminary Plat creating 94 lots, 4 outlots and right-of-way for public streets
(approximately 45 acres); Conditional Use Permit for development within the Bluff Creek Overlay District with a
Variance for encroachment into the Primary Zone; an Interim Use Permit to allow site grading prior to final plat
approval; and a Wetland Alteration Permit for the grading and filling of wetlands on property zoned Residential
Low and Medium Density (RLM) and Agricultural Estate (A2), located north of Pioneer Trail (1600 Pioneer Trail)
at Bluff Creek Drive. Applicant: Ryland Homes.
Planning Case: 10-09 PID: 25-0262000
The above described application for approval of a land development proposal was filed with the Chanhassen Planning
Department on June 4, 2010. The 60-day review period ends August 3, 2010.
In order for us to provide a complete analysis of issues for Planning Commission and City Council review, we would
appreciate your comments and recommendations concerning the impact of this proposal on traffic circulation, existing and
proposed future utility services, storm water drainage, and the need for acquiring public lands or easements for park sites,
street extensions or improvements, and utilities. Where specific needs or problems exist, we would like to have a written
report to this effect from the agency concerned so that we can make a recommendation to the Planning Commission and City
Council.
This application is scheduled for consideration by the Chanhassen Planning Commission on July 6, 2010 at 7:00 p.m. in the
Council Chambers at Chanhassen City Hall. We would appreciate receiving your comments by no later than June 25, 2010.
You may also appear at the Planning Commission meeting if you so desire. Your cooperation and assistance is greatly
appreciated.
1. City Departments:
a.
City Engineer
b.
City Attorney
c.
City Park Director
d.
Fire Marshal
e.
Building Official
E
Water Resources Coordinator
g.
Forester
2. Carver Soil & Water Conservation District
3. MN Dept. of Transportation
4. Carver County
a. Engineer
b. Environmental Services
5. Watershed District Engineer
a. Riley -Purgatory -Bluff Creek
b. Lower Minnesota River
c. Minnehaha Creek
6. Telephone Company (Qwest)
7. Electric Company (MN Valley)
8. Mediacom
9. CenterPoint Energy Minnegasco
Location Map
(Subject Property Highlighted inYellow)
Pioneer Pass
1600 Pioneer Trail
Planning Case 2010-09
MEMORANDUM
TO: Robert Generous, Senior Planner
FROM: Jerritt Mohn, Building Official
DATE: June 8, 2010
SUBJ: Pioneer Pass developement
Planning Case: 10-09
I have reviewed the plans for above project and offer the following comments,
which should be included in the conditions of approval:
1. The developer must submit a list of proposed street names for review and
approval prior to final plat of the property.
2. Developer to provide 1:200 scale plat drawing (with lot numbers, block numbers
and street names only) for addressing purposes.
3. Demolition permits must be obtained before demolishing any existing
structures.
4. A final grading plan and soils investigation/correction report must be submitted
to the Building Inspections Division before permits can be issued.
5. Retaining walls over four feet high require a building permit and must be
designed by a professional engineer.
6. Each lot must be provided with separate sewer and water services.
7. The developer and/or their agent shall meet with the Inspections Division as
early as possible to discuss plan review and permit procedures.
GAPLAM2010 Planning Ca UO-09 Pioneer Pass:buildingofficialcommetns.doc
OffOF
Date: June 7, 2010
City of Chanhassen
7700 Market Boulevard
P.O. Box 147
Chanhassen, MN 55317
(952) 227-1100
To: Development Plan Referral Agencies
From: Planning Department
Review Response Deadline: June 25, 2010
By: Robert Generous, Senior Planner
Subject: Request for Preliminary Plat creating 94 lots, 4 outlots and right-of-way for public streets
(approximately 45 acres); Conditional Use Permit for development within the Bluff Creek Overlay District with a
Variance for encroachment into the Primary Zone; an Interim Use Permit to allow site grading prior to final plat
approval; and a Wetland Alteration Permit for the grading and filling of wetlands on property zoned Residential
Low and Medium Density (RLM) and Agricultural Estate (A2), located north of Pioneer Trail (1600 Pioneer Trail)
at Bluff Creek Drive. Applicant: Ryland Homes.
Planning Case: 10-09 PID: 25-0262000
The above described application for approval of a land development proposal was filed with the Chanhassen Planning
Department on June 4, 2010. The 60day review period ends August 3, 2010.
In order for us to provide a complete analysis of issues for Planning Commission and City Council review, we would
appreciate your comments and recommendations concerning the impact of this proposal on traffic circulation, existing and
proposed future utility services, storm water drainage, and the need for acquiring public lands or easements for park sites,
street extensions or improvements, and utilities. Where specific needs or problems exist, we would like to have a written
report to this effect from the agency concerned so that we can make a recommendation to the Planning Commission and City
Council.
This application is scheduled for consideration by the Chanhassen Planning Commission on July 6, 2010 at 7:00 p.m. in the
Council Chambers at Chanhassen City Hall. We would appreciate receiving your comments by no later than June 25, 2010.
You may also appear at the Planning Commission meeting if you so desire. Your cooperation and assistance is greatly
appreciated.
1. City Departments:
a. City Engineer
b. City Attorney
c. City Park Director
d. Fire Marshal
e. Building Official
f. Water Resources Coordinator
g. Forester
2. Carver Soil & Water Conservation District
3. MN Dept. of Transportation
4. Carver County
a. Engineer
b. Environmental Services
5. Watershed District Engineer
a. Riley -Purgatory -Bluff Creek
b. Lower Minnesota River
c. Minnehaha Creek
6. Telephone Company (Qwest)
7. Electric Company (MN Valley)
S. Mediacom
9. CenterPoint Energy Minnegasco
SCANNED
Location Map
(Subject Property Highlighted inYellow)
Pioneer Pass
1600 Pioneer Trail
Planning Case 2010-09
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Generous, Bob
From:
Littfin, Mark
Sent:
Friday, September 03, 2010 12:10 PM
To:
Generous, Bob
Subject:
Ryland Homes final plat application
Bob I have reviewed the final plat and the changes meet the Fire Dept. requirements. Good to go from me.
Mark Littfin
Chanhassen Fire Marshal
7700 Market Blvd. PO box 147
Chanhassen MN. 55317
Direct 952.227.1151
Fax 952.227.1951
e-mail mlittfin@ci.chanhassen.mn.us
Carver County, MN
Property Information
Parcel ID: 250262000
AS400 Acres: 72.62
Taxpayer Name: PETERSON-JACQUES
FARM LAND CO
Homestead: Y
Taxpayer Address: 15900 FLYING CLOUD DR
School District SD 011
Taxpayer City St. Zip: EDEN PRAIRIE, MN
55347-4047
Watershed District: WS 064 RILEY PURG
BLUFF CREEK
Property Address: 1600 PIONEER TRL
Tax Exempt N
Property City. CHANHASSEN
Piatname:
GIS Acres: 73.36
- TrumaD.avecY.E,dVC�verCwN��^R+W�
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Map Date
5/4/2010 S
Location Map
(Subject Property Highlighted inYellow)
Pioneer Pass
1600 Pioneer Trail
Planning Case 2010-09
r
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Generous, Bob
From: Steve H [sheimyl971 @yahoo.com]
Sent: Sunday, June 20, 2010 5:28 PM
To: Generous, Bob
Subject: Comment on Ryland Home Building Project
I just wanted to drop a quick note that as a Ryland homeowner who lives off of Bluff Creek, I hope that one of
the roads is blown through to either Pioneer or to Lyman PRIOR to the beginning of the new Ryland project.
There is an abundance of traffic all using the Bluff Creek / Audobon intersection to access the entire area. It
would be helpful both for the Ryland proposed development and the other development off of Lyman to have
additional access points. I think that should be a requirement before this project is begun.
Thanks.
Steve Heimermann
1501 Pembroke Pass
Generous, Bob
From: Littfin, Mark
Sent: Tuesday, June 29, 2010 1:43 PM
To: Generous, Bob
Subject: Planning case 10-09 PID 25-0262000
Bob,
Comments regarding the above project
1. Submit street names to Fire Marshal and Building Official for review and approval.
2. Additional fire hydrants will be required, some will need to be relocated. Contact Fire Marshal for which
hydrants are in question.
3. Water mains, fire hydrants shall be installed and made serviceable prior to combustible construction. 2007
MSFC Sec. 503.1.1.
4. A 3 foot clear space shall be maintained around fire hydrants. 2007 MSFC Sec. 508.5.4.
5. Temporary street signs shall be installed as soon as construction begins. Signs shall be of an approved size,
weather resistant, and maintained until replaced by permanent signs. 2007 MSFC Sec. 505.2.
6. 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 time of construction except when approved alternate
methods of protection are provided. 2007 MSFC Sec. 501.4.
7. No burning permits will be issued. Trees, shrubs must be removed from site or chipped.
Mark Littfin
Chanhassen Fire Marshal
7700 Market Blvd. PO box 147
Chanhassen MN. 55317
Direct 952.227.1151
Fax 952.227.1951
e-mail mlittfin@ci.chanhassen.mn.us
PIONEER PASS 1ST ADDITION
CHANHASSEN, MINNESOTA
FINAL GRADING, DRAINAGE & EROSION INDEX
CONTROL PLAN S°re iwokIW " M.nw
FOR MWs k =1MW c MM XTAns 11
RYLAND HOMES RN�mos (AIDING DkPN k a1—a3
7599 ANAGRAM DRIVE, EDEN PRAIRIE, MN 55344 smEe*Mn s Al-4.2
PHONE: (952) 229-6000 FAX: (952) 229-6024 m+Il urDSD .uk 3.1
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7599 ANAGRAM DRIVE, EDEN PRAIRIE, MN 55344
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PHONE: (952) 229-6000 FAX: (952) 229-6024
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SEDIMENT CONTROL PLAN
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RYLAND HOMES
7599 ANAGRAM DRIVE, EDEN PRAIRIE, MN 55344
PHONE: (952) 229-6000 FAX: (952) 229-6024
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CITY OF CHANHASSEN
RECEIVED
JUN 0 4 2010
CHANHASSEN PLA MNG DEPT
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6/04/10
REVISIONS
CAD FILE
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CHANHASSEN PL*I ING DEC
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b• BCOD BURORIC . / /i - // > / _ - - / CJK
% / - / DATE
6/04/10
REMSIONS
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t
SCANNED
BENCHMARK
11 I I CAD FILE
I \ - H (ACE OF 1 T
.- POWER
RVE- IN SIDE ,.
21996-20G
FEF FAIL EEv.- 91e Ja NPVD 94 oarlN
i PROJECT NO .
R,' 1
,. 21996-20
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IN ,27 A CITY OF GHANHASSEN
`1+. REOEIVED
^i�r- 11 � +,
JUN 0 4 2010
CHANHASSEN VLAIININ MOT
IN
NIL
If
I /
/
/
Y= k >
Total upland area (excluding wetlands, bluffs, park)
35.03 cc.
Total reforestation area (8.76- 1.11 ec.)
7.66 cc or 333,670 SF
BENCHMARK
PA . ="'M1E SOUTH PACE OF 1ST POWEP
„TE PIT OF DRIVEWAY - N SCE nF
Baseline canopy coverage
3.2% or 1.11 cc.
Required canopy coverage
306 trees
RIGIEER TRAIL - ELEV= 910_Y NAVD n_
Minimum canopy coverage required
259. or 8.76 cc.
(one tree provides 1,089 SF of canopy)
LE
O
=
Ex15TIN0 MEE SAVED
,
8M d2RTMNE
PROPERTY LANE ON PROPOSED /W
Proposed tree
p preservation
29.77. or 0.33 cc.
TOTAL NUMBER OF TREES TO BE PLANTED IN DEVELOPMENT
306+37=343 TREES
EnrnNG TREE REMOVED
ELEV, 91`67 NAM) 88 DATUM
Difference in canopy coverage
1.14 cc.
{iIT DATA -
y��/O�j]
//////A
TREE CANOPT' AREA SAVED
=
Multiplier
1 2
TOTAL NO OF $IGNIFIG aNT TREES (1Ii" AND GREATER;
49
VIILLLLd
TOTAL IF IU F"AiJT TREES SAA-0
IS Jo'i
TREE CANOvy AREA REMDYED
Total replacement
0.94 ac. or 40,772 SF
TCTAL N 2E TREES REM^.VEC
N _..
Total number of trees to be planted
1 tree/1,089sf = 37 trees
,
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JUN 0 4 Z010
C,HANHASSEN PLANNWG DEFT
DRAWN By
DATE
6/04/10
REVISIONS
CAD FILE
21996-20TP
SG„,�i.E6 PROJECT NO.
4.2
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CITY OF CHANHASSEN rn
RECEIVED N
JUN 0 4 2010
N
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CHANHASSEN PLANNING OEPT m
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MARK = ��
EM #I: P.R. SPIKE SOUM FACE OF 151 POWER
P�AE NEST OF DRIVEWAY - N. SIDE OF
PONFEP TPAIL - ELEV = 91034 NAVD 6S C: TUM SCALE IN DEFT
BM )/: - - -'.r MMNUMENT O SU1TH
ON PROPOED R/W U1,
- asrr 88 DATUM SCANNED
G:IC.n(NIS AHIUH AWL! ME THE MOST RECENT EA E. DF MELn m WHIM ME MOAN ; LoZA. A!A THE WNNESOTp
IPENT DE
MANSPORTAnCN $PEC,FIUTpia FOR NOIWAI
-RECESS UNLESS MODIFIED HERON ON MESS CONTRACT DON.ENTS.
THE RESPLW--ll OF THE .VNMAROR To EMLEE 'HE
R STATE CM C EIU.IRHP HOTCE SODUTH AS REQUIRED UNUM
-"A 5'AMTE LNAPT'R _I60 AP MGIRS NEE- 10 FEAFMNNS ANY
IRON (PNMC 651 ASSD z N ME TAN pTTE1 KTSO AFEA O!
PEEL BW-35C-1166)
^ANG CCMTRAC. YIALL lKS' LaaTKwS MY FLEKAENS OF
'NpfR(AroLfo 'IEmE. WITH THE RESFNV ECE uiury COPEAPPES
i CCYIaTAD(TM
COIISTPUCTION AS cAL1EG ION ON THESE cEN'S'cT WDL.'N'
RE PERFORMED IN ACCORDANCE WIM All. CSNA REQUIREMENTS.
LOT AND EASEMENT DIMENSIONS ARE SUP£CT )O FINAL PLAT
L ER09011 CONFIDE MEASURES CµLED TOYONTHESE RUMS AND
FICAnM'S NMCH MAI INULEE FL EP RNC.,5Ep1£NTnTiN
-.'.I OR IFNPJRARY SEDAEM TRAP 5. NALL BE CGHSTRUCTED NW
-'ABLE IN THE FCtrOMIG MOM AS REWIRED
-.. RttK "IHSMUCTION pRRNRES
:.FILTER FENL£.
TENPDRARY CULWA S.
11ENPUS ASV SEDI.WATON BASINS AND OUTFML TAMDES.
e 'MN WATER POND CONSTRUCTION.
COUMA, 'XCAVATON AIN EMBANURNT (GRADING C011S1RIICTON).
p SEED ", MULCH (SEE NOTE IA),
i S.AM BALE BARTERS N "CUED MADEL AWAIL
MFET.0 MELEE FN'UMES AB'fOIENT TD STORM YMER
KING CONIPACIOR w- PFMDE AND MAINTAIN ALL EROSION
10 MEASURES A`_. Htl CW THESE PLANS AND 94GFlCAlYNs
PLEMEIN AM, ADDED. EROBOD, GONTPW MEASURES
MY m ONSEP 10 PROTECT ACWCEET PPMERtt.
L EROSION CWTRL FAC IRIS SHALL BE WINTN14ED BY ME
'.NO UNrRACTO! DURING CRANKS MmADM'. ANY TEMPO4ARY
:.TES SEMI H ARE TO W REMOI£D AS CA -EL FOP Oi MESE PLANS
.PEOMCATH N_ SHALL BE REM`£D BY ME UNAUNG CONTRACTOR
i. DIRECTED BY THE NONEER. ME WADING CMTFiCTLN SHALL
RESTORE THE- SUBSEQUENTLY OISTMREED AREA IN ACOM DANCE
THESE PU!5 A11D SBU9— ATCNS.
'S THE PESPTyELI i! OF ME GANDHI CONMA'TX± t0 CH`3'oBE
-:PE All TREEz SI.W%IWVSH OF OTHER INEMIS MAT INSTS
'.II ME 1,11TH TpN AREAS. FRIES To SEN. SMILE BE
NATED BY ME ENRNESS.
'.YE A O GONTPEQKO 'ONTPSl TPyKO G TPASTOR iNµL SOELDLE ME AULS ENGNEEP 50
CERT6K'ATON OF ALL WITRyyED NLLS CAVE BE FLINKSHED TO
,WHET DURING AND UPON OEMPLEnNN OF ME PROJECT.
..N&TI TESTS SNAIL BE TMEM TO EVALUAT THE CNIACTtN MMIH
STREETS. TRAVEL WAR ON PARItNG LOTS NEON NNE UPPER i FEES
S EET MASEL Nn CA P @INC LOT IUBGSADE ME COMIRACIGt
-n ALL NS1RE THAT ALL SOLE BE NOT MpE MAN USE PERCENTAGE POINT
OWN THE
S%'S STARMC BASCEM DBUIP. MBSMRE CCMENT "
MAI COMPACNnN To A MRNNAOF FOM OF STANDAR PROCTw DENSITY,
BE PRfWND. N APEA BROW ME .UPPER THREE FEET OT S1BGSADE OF
ME'TREEIS MAKE WKR OR PARIWD LOTS THE L'INMACFM STALL
INSURE THAT ALL SOILS BE NOT YORE THAN THREE PERCENTAGE PUNTS
OVER THE SOIL S M-DARD PROCTOR SETMI. IARANRE CONTENT. AR
MAT CUI CTLN To MNMWM OF 95K of STANDARD ANX:TM DENSITY
BE AH"" ME MAIMING TOLDMµ.Y FOR THESE AREAS SN41 BE
YDW OII
Iz LOT MADING ANE /M ME PRP.RANON LY µ LDNC PADS IHI BE
COINITREACTED M ACCORDANCE- NTH MEEE PUK. AM SPECIIEKSION,.
ME MACING TEAERAW E W.. K 025E ALL ETRMpp METATEONS
SHALE
BE FEPEORLEC• IN NQVtDANCE MM ME NW-FNA DATA SEIT
)9C'LAND DEKLVNENT AN CONTHOULED EMITNMYM' PRCNEMNG
FEN A MINIMUM DE95T STANDARD.91'. CR AS O HEFNSE SEEM"
BY THE CEO -TECHNICAL ENGINEER,
13 IN AREAS WHERE RETAKANO Wµ-S ARE PRPOSED ON CONINg1ED FILL
ANEAS. A MINIMUM 95% STµDARO MUSTY SEEN TO BE ATTAINED
NIERE BILL TKCNKSYS EACEED 10 BELOW HALL 10SHIM DN
REYATp15, A NMEP MINIMUM ME 99: SHALE BE ATTAINED
:A. SULENG PADS WOAN ON EMH LOT ARE FNISAL ONLY. ME DEPTH OF LONE
PAL FROM MEAT TO BAy NAIL BE MALYO t`P.OUGNOJT THE FULL 'IM EN
DE ME US' ON AS NECESSAR: .v HLON'. ONSMYCTW OF A SUILpR
i ME PUN.. SOB TARO SETBAIXS. (WEEK TO ME PLANS FOR SEEPED
SEMACI( DISTABNES.) IF LNSUITAKI SOIL CONDEMN MW E ENCNTITEM
NMIN A PROPOSED NU IDING PA) THAI CANNOT BE CORRECTUO ON
REMOVED, IT IS ME RESP'SNSIBUTY OF ME CONTRACTOR TO RTFY
ME ENGNIVER CF ME CONDTNNS AND 1: LLICATE ME UMITS OF ME
UNSUITABLE AREAS
IS UNLESS OTHERWISE SPECMMELl NJTm. ME FDEIFEANG SITE
NNYUNeCf 6 TWSOLPAND SHALL BE SEEMED YM YHMT h+H M[Ae1
TCIBS.IAOW SEEDED AREAS STALL BE MULINEO WM INDOT TIES I
AT j TLfiSETN!ACRE AND qS ANCNEBED, SRlli11 AND MULNH: LHALL
6E CI.tYPLNMIN 2 WEEKS AREA EAR. MONMG OI4FAMNS
ARE COMPLETED. ALL S-Mf5 THAT EYOED 31.) I:O SNALL BE SEFE D
MM A MW FIBER BLANKET. FERtIUiFR $XP11 BE 5-5-!0 SO% I.N. OS CL ON
16. IT IS THE RESPONSI CITY OF ME CONEPACn]R TO KEEP PUBLIC
STREETS. IRPYEL WAYS FAM IG LOTS AND MILS UAL�O FOR WDWSS
AND
D EGRESS FINK ME SIDE ENDS OF ORT 110
GIMP LFBM= NOCH I£SULYS E. SAID SEAANG cONslWIcnUN.
:>. THE SEE .11 0. I.:LESA CE FOR MIGN E SEE SHOULD BE .].IFOR STPI
ANO J:S TOM LAXIISCAPFO/OHN MFAS
TE E SING IOPOFAARNr AND CONTOUR E EVATGHs UN TAT PLANS
NEW PRONOFD BY JAES R MU_ NC. ON ONABWT W/M/Os ME
XOSEE OF
ACVRACY OF THE ESSi14 CCMTOMW 5NI)MI :N MD FLAN
15 EOUAL TO T USE HA_F ME COITOIR ATER'fAL
A` CDNCRER
MEET SID. J�
5' CONCRETE SIDEWALK SECTION
(ALONG STREETS n ID F)
^$ o m.uea.
RAMBLER SECTION (F)
SCMN 7Sx—}—# 0'1�]M RHI le
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RAMBLER SIOE LOOKOUT SECTION
E �-
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x,I.e..s x� ETA y
^9 Ilmot,.
RAMBLER WiALK�T�C�ON(�1
RAMBLER SIDE WALKOUT SEC�ON (S�1
1 - �
RECOMMENDED HOUSE TYPES
SL R Or- Ii P L AMW :SETNL SIRE A.
F
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E BAN oDEAR CE xW2. L '1 Y11 R
HB(A yVT SHIN, OR IKI NUH KS!
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VASTEST .1 IS Kv .. MAX n,`NNU` M.iARN
a..'. fw"�T,ewjx xu6 v s+e N
ILIAIY.N 50.4'AAB(•KW AS 1 OF R!HSXED �) . ELEVe1NN III..
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E* SNOOP JA LuaW T LOT -.ME wK:i YSo AI
FHE IIIS' OF NE .. IS 10 W....I IT 1. YSgP
LLT
RISE IO xDTAK .AeR NLL YNpUWS ..". PNPN -
ME O.S' A ra ME AI mE REM OF T{ NOOSE.
:F LWIWT LOT._ mE ry{plm GAR Ar
MWIbI _
E SIDE OF M MA3 .S 10 6RMl NEU9E 1. NFVANN !M
ME ON NwA'ieonlra
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.�. AT M.1 E HOYZ TM Y &QR .IMFS
UJ.
A90K YNNEL EP ULD FUEr S N SIZE We A FRONT OF NW2
PROPOSED BUIUHNO
SEE
LOT APPAER
wDPDsm CONTOUR�.
916
PROPERtt USE �920-
/ � Ewsnxc mNrouR
swMACE ORINALL / fv.Tw 920.0 FINISHED MADE EL
RWfY NEtO . Haug TEE
SICL£SIEO GARAGE SIDE
G 92H2O E1N15XED (YEAOE REVAP[N
PRD?oSED OW YEMnY (fi)S SF.S)
TYWCAL TROT )AR
SETBAOc 30' (XWSE)
FINISHED EIEI'ADON
2X 22
i LOT COMER
EpONOSED PGW
�--
EMSEDE MAX
268�
CENIDHLNE-�
- + 100• f STATION
TYPICAL LOT
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9
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41.::'. l:L'..J
CITY OF CHANHASSEN
RECEIVED
JUN 0 4 2010
ALL -LJ SLOPES MUST BE EITHER SEEDED
R/W CHANHASSEN PLAMMNG DEPT: ' k STABILIZED WITH WOOD FIBER BLANKET OR, IF
10 Q 9DDING, THE SOO SHALL BE STAKED (TAP.)
LINE ' aOAAMC
TOPSOIL I I sEx.
-ENWSHED TRADING LAAOE
t_#7N
NOTE. AWATC PENON IT THE HOW AL BE
i SEEDED NM rNE Nx Mr NO sIs SEED
v' MISTURE. FINE AREA WIMM
ME AQUATIC BENCH NEED OUT BE SEEDED
Ill S O.E-FItJiSHED GROUND
Tjp�$,jT (WAM[ICAL STORMWAER
}�uNa TABLE �_j BASIN CROSS SECTION
uATIaA
S.8-GRADE CO FIECMN --
OMITS
NOV-SBECI 8AC13H1 MAMMAL
1' SUITABLE
ENAL 1
\ BORQI OF UNSUITABLE MATERIAL
(70 BE KBFE➢ BY SOLS ENGINEER
PPFM TO PUCENENT OF SELECT MATENI
AUlILDING SITE & STREET SUB —GRADE CORRECTION DETAIL
RENCHMARK
BIG ll - FACE v 151 POWER
POLE WEST OF DRJWWAY - N SIDE OF
PIONEER TRAB - ELEV..- 310 4 NAM 88 DATUM
OM 12 TOP ALUM R/'W MONUMENT d SOUTH
PROPFRT'F LINE ON PROPOSED R/W ONE.
-.... - a._EF , BB CATUMCANNED
IAP
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IN
I
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-�ANHASSEN
- y , 1 �/ 1.`j , I. a �. ��•�� ',, \ - gEr;ENED
34la .1.. p T JUN 0 4 2010 ° : v m
f1
i •,� W7�TB , !I / CHANHASSEN PLAii{�I�G DEFT i0
7R1
_ g 1
\ 3 f Yt 1
.�,1 1 - - - .ter ° / 51 ,L•�. �; •.` T \ `fib _ \ \''I 16 4
P 'Y �,� - .rl ��,'1, . ✓i � 11 I \GIs t \`- _ \ J � ''/ \�.
7-91
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,
PRELIMINARY LANDSCAPE PLAN
b V-S
*-^cE� Y M1 mLi
CONIFEROUS TREE PLANTING - SECTION
aT
LANDSCAPE DE7AILS, NOTES AND SCHEDULE'
Lmullaye Notes
bg
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2 DECIDUOUS TREE PLANTING - SECTION
at v<.se
t��ww..r..r.rrrwo..rr.wrrrr.Y.�rr
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PLANTING PALETTE:
70T11L1PFf6 REOL11iFD BV TREE eRE6BN�TION au
TOTKTIlPD MOVKDTNa 0.111t MJ
SCANNED
CITY OF CHANHASSEN
PLANNING DEPARTMENT
7700 Market Boulevard
P.O. Box 147
CHANHASSEN, MN 55317
(952) 227-1100 FAX (952) 227-1110
LETTER OF TRANSMITTAL
DATE JOB NO.
11/23/10 2010-09
ATTENTION
John Chadwick
RE:
Pioneer Pass
TO: Mr. John Chadwick
J. Edwin Chadwick, LLC
11430 Zion Circle
Bloomington, MN 55437
WE ARE SENDING YOU ® Attached ❑ Under separate cover via
❑ Shop drawings
❑ Copy of letter
N
❑ Prints
❑ Change Order
THESE ARE TRANSMITTED as checked below:
❑ For approval
®
For your use
®
As requested
❑
For review and comment
❑
FORBIDS DUE
the following items:
❑ Plans ❑ Samples
❑ Pay Request ❑ _
❑ Specifications
❑
Approved as submitted
❑ Resubmit
❑
Approved as noted
❑ Submit
❑
Returned for corrections
❑ Return
11
❑
PRINTS RETURNED AFTER
LOAN TO US
copies for approval
copies for distribution
corrected prints
REMARKS John - Part II and Part III of the attached form needs signatures. Please return a copy of fully executed
document to my attention.
COPY TO:
SIGNED:-�-
Bob Generous, Senior Planner, (952) 227-1131
If enclosures are not as noted, kindly notify us at once.
SCANNED
Name(.) %toms en trout m me tax mtwn
QS Vv An nnu 0suusvn rnrexwvui -
Section S. Donated Property Over $5,000 (Except Certain Publicly Traded Securities) — List in this section only item
(or groups of similar items) for which you claimed a deduction of more than $5,000 per item or group (except contributions of certain publicly traded securities
reported In Section A). An appraisal Is generally required for property listed in Section 8 (see instructions).
Part l I Information on Donated Prooe — To be completed by the taxpayer and/or the appraiser.
4 Check the box that describes the type of property donated:
Arta (contribution of 820.000 or more) Qualified Conservation Contribution Equipment
Art* (contribution of less than y2D,000) X Other Real Estate Securities
Collectibles" Intellectual Property Other
'M iMatlea paintings. swinures. "h ratim. pints, eranklp5, CCrylt t9, armp . da athe art, lexlile9, (*Mcl . "wr. ran mar Awmts, Iistoi I mencrabilia, and ouxtr slmaLr oblem.
"Celbcti,in tr:dude coins, &lamps, rooks, dorm, owaby, sports, Memorabilia, dolls, etc., Det rot an as :11(kx i abnw.
u _._. — __—:_ _____ .._.. �.._. _ -_� _ .....,:a ....... i—I nt th. nrnroAv Con imfrtrtinns_
Hater: mr cYr[an: r.eses uu n,uat a%.«-u a ann„=� a
S (a) Deeulptv>n of dnnaletl propery (d yea Mad
moo ace. aeaeh a 9 rota ski
A 18 ACRES OF FARM LAND
--
(b) If torfggiWe prdperry Wa3 donale0, g:w a b'ml &WnmOry of the
psaraM ice/ cMWtier: or ale trope al are time of Mre 'a
(e) Appraised fair
market vah!
540,000.
B
C
D
See Instructions
(h) Meaux dalmed
as a dedactlem
(n AvW7 trading
pdpe of &ad'nntl9a
(d) Date
dmolted by
(a) flowacWired
ey donor
(f) Di-1
Or adlusled basis
(9) For Wrgain sales,
m
aMer ew,l Mcelved
A Various
Purchase
B
C
0
Part 11
J Taxpayer (Donor) Statement — List each item included in Part I above that the apprelsal IDenunCs as manna a
value of S50t) or less. See instructions.
1 declare that the following item(%) included in Part I above has to the bast of my knowledge and belief an eppralsed value of not more than M (per item).
Enter identifying letter from Part I and describe the specific item. (See imtrlxtiora)-
r
I declare that I am not the donor, the donee, a party to the transaction in which the donor acquired the property, employed by, or related to arty
of the foregoing persons, or married to any person who Is related to any of the foregoing persons. And, if regularly used by the donor, donee,
M party tog transaction, I performed the majority of my appraisals during my tax year for other persons.
Also, I declare that I hold myself out to the public as an appraiser
qualifications as described in the appraisal, I am qualified to make
fees were not based on a percentage of the appraised property v:
the property value as described in the qualified apppprraisal or this F
abetting the understatement of tax liability)- In audit, 1 urxdersh
appraisal of the value of the property that.I know, or reasonably s
ma subject me to the Penalunder section 6695A. I affirm that I
Office of Professional Responsibility.
Sign
Here I Signal"
aralness address pncludlng room a sulk no.)
or perform appraisals on a regular basis; and that because of my
appraisals of the type of property being valued. 1 certify that the appraisal
due. Furthermore, I understand that a false or fraudulent overstatement of
Dnn 8283 may subject me to the penalty under section 6701(a) (alding and
Intl that a substantial or gross valuation misstatement resulting from the
hould know, would be used in connection with a return or claim for refund,
have not been barred from presenting evidence or testimony by the
Data ►
.am
Part Ili Donee Acknowledgment To be completed by the charitable organization.
This charitable organization acknowledges that it is a qualified organization under section 170(c) and that It received the donated property
as described in Section B, Part 1, above on the following date - 11/19/10
(Dale)
Furthermore, this organization affirms that in the event it sells, exchanges, or otherwise dishes of the property described in Section S, Part I
(or any portion thereof) within 3 years after the date of receipt, it will file Form 8282, Donee Information Relum, with tlx RS and give the donor
a copy of that form. This acknowledgment does not represent agreement with the claimed fair market value.
n...e th. :-. -A 1,..... thn nrnnortur for an ,mrx,WM use/. 11- Yes X No
Morass (n,mber. %Vaal and roam m suite re.) Uarr
7700 MARKETc
BLVD PO BOX 147 Cry p H MSSEN HN. 55317
=.�
v- I /i- 23— o
FMIS12L otiosity Form 8293 (Rev 12-2005)
SCANNED
CITY OF
CHANHASSEN September 27, 2010
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Mr. Brent Hislop, Managing Partner
Administration Synergy Land Company, LLC
Phone:952.227.1100 P.O. Box 470
Fax: 952.227,1110 Chanhassen, MN 55317
Building Inspections
Dear Mr, Hislop:
Phone: 952.227.1180
Fax:952.227,1190
The development contract for Pioneer Pass Ist Addition includes the transfer of
Engineering
8.71 acres of land (Outlot E) to the City of Chanhassen for use as a public park.
Phone:952.227.1160
This transfer of property is being accomplished through the dedication of
Fax:952227.1170
5.2 acres of land and ponding area and the cash purchase of 3.51 acres of land
for $289,920.74.
Finance
Phone:952.227,1140
The successful transfer of Outlot E to the City of Chanhassen satisfies all park
Fax:952.227.1110
dedication and park fee requirements for the 94 single-family lots. No
Park & Recreation
additional park dedication or park fees are applicable to the future development
Phone: 952.227.1120
of Outlot C Pioneer Pass.
Fax: 952.227.1110
Sincerely,
Recreation Center
r)
2310 Coulter Boulevard
'0_0t 1/r ,
Phone:952.227.1400
Todd Hoffman
Fax: 952.227.1404
Park and Recreation Director
Planning &
Natural Resources
TH:k
Phone:952.227.1130
Fax:952.227.1110
c: Kate Aanenson, Community Development Director
Paul Oehme, City Engineer/Public Works Director
Public Works
1591 Park Road
Greg Sticha, Finance Director
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone: 952.227.1125
Fax: 952227.1110
Web site
www.cI chanhassen.mn.us
Chanhassen is a Community for Life - Providing to(Today and Planning for Tomorrow
v
CITY RECEN�� SSEN
Document No. OFFICE OF THE
A 529110 COUNTY RECORDER
CARVER COUNTY, MINNESOTA
Fee $46.00 Receipt#
Certified Recorded on 11/1712010 at
DEC 2 7 2010 III (IIII III
ENGINEEIIJG DEPT. (IIII III
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
INTERIM USE PERMIT #10-09
11:23 AMOPM
4unty
7ecorder
gren
Permit. Subject to the terms and conditions set forth herein, the City of Chanhassen
hereby grants an interim use permit for the following use:
Interim Use Permit to allow site grading prior to final plat approval based on the plans prepared
for the Pioneer Pass development.
2. Property. The permit is for property situated in the City of Chanhassen, Carver County,
Minnesota, and legally described as follows:
The East Half of the Northeast Quarter of Section 27, Township 116 North, Range 23 West, Carver County,
Minnesota, EXCEPT that pan taken for highway purposes described as Parcel 60 of MINNESOTA
DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 10-20 recorded as Doc. No. 393960
3. Conditions. The permit is issued subject to plans dated June 4, 2010 prepared by
James R. Hill, Inc. and the following conditions:
a. A SWPPP specific to this site shall be prepared and submitted to the City and Carver SWCD
(18-40).
b. The erosion control and grading plan must be amended per Preliminary Plat comments.
c. The Wetland Alteration Permit conditions must be met.
d. A phasing and sequence plan must be prepared and submitted.
SCANNLu
e. The grading operations must follow the preliminary grading plan as approved by City
Council.
f. The applicant must submit a $36,500 erosion control security before grading can commence.
g. The applicant must obtain permission for any off -site grading.
h. Tree protection fencing shall be installed prior to construction around all areas designated for
preservation and/or at the edge of proposed grading limit.
i. Permits from the appropriate regulatory agencies will be required, including the MPCA,
NPDES, Dept. of Health, Carver County, MnDOT and Watershed District.
j. 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.
k. Erosion control measures must be installed and inspected prior to grading.
4. Termination of Permit. The City may revoke the permit following a public hearing for
violation of the terms of this permit.
5. Lapse. If within one year of the issuance of this permit the authorized construction has
not been substantially completed or the use commenced, this permit shall lapse, unless an extension
is granted in accordance with the Chanhassen Zoning Ordinance.
6. Criminal Penalty. Violation of the terms of this conditional use permit is a criminal
misdemeanor.
Fa
Dated: July 12, 2010
C] TY OF CHANHASSEN
0
M.
STATE OF MINNESOTA
A.
Gerhardt, City Manager
(ss
COUNTY OF CARVER )
The foregoing instrument was acknowledged before me this day of
2010, by Thomas A. Furlong, Mayor and Todd Gerhardt, City Manager, of the CI
f Ch hassen,
a Minnesota municipal corporation, on behalf of the corporation and pursuant to authority granted
by its City Council.
City of Chanhassen
7700 Market Boulevard
P. O. Box 147
Chanhassen, MN 55317
(952)227-1100
gAplan\2010 planning caseAl0-09 pioneer pass\iup.doc
►.� �.� .tea.__ .i
KAREN J. ENGELHARDT
�+ 9e Notary Public -Minnesota
My COmmlaalpn Eeplrea Jan 31, 2015
A
DCCUIIwnt No. OFFICE OF THE
A 52 910 9 COUNTY RECORDER
CARVER COUNTY, MINNESOTA
CITY OF CHANHt?SSEN Fee: $46.00 Receipt#
DEC 2 7 2010 Certified Recorded on 11/17/2010 at 11:23 MQ PM
'4to4
ENGINEEiIiJG DEPT. IIIII IIIIIII III I III nren
�
Countyder
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES
CONDITIONAL USE PERMIT AND VARIANCE #10-09
1. Permit. Subject to the terms and conditions set forth herein, the City of
Chanhassen hereby grants a conditional use permit to permit development within the Bluff Creek
Overlay District with a Variance for encroachment into the Primary Zone to grade and construct a
stormwater pond and wetland mitigation in conjunction with the Pioneer Pass development.
2. Property. The permit is for the following described property ("subject property") in
the City of Chanhassen, Carver County, Minnesota:
The East Half of the Northeast Quarter of Section 27, Township 116 North, Range 23 West, Carver County.
Minnesota. EXCEPT that part taken for highway purposes described as Pa1cct 60 of MINNESOTA
DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 10-20 recorded as toe. No. 393960
3. Conditions. The permit is issued subject to plans dated June 4, 2010 prepared by
James R. Hill, Inc. and subject to the following conditions:
a. Wetland must be protected at all times from impact.
b. Every reasonable effort must be made to avoid impacting more area than need be. Where
desirable native vegetation is present, avoidance should occur unless to do so would
prevent the applicant or their agent from fulfilling the intent of the encroachment.
c. Sign age shall be posted at the property comers indicating the Bluff Creek Overlay District
boundaries. The applicant and City shall work together to best determine location,
aesthetic and message.
SCANNED
d. Bluff Creek shall be shown and identified on the plan set.
e. Vegetative enhancement will be needed within the Bluff Creek Overlay District in
addition to the mitigation area. This area shall be planted with a native seed mix
appropriate to the area. Trees shall be planted on the south side of the pond for
temperature control as well as screening from the residences.
f. The SWPPP, erosion control and grading plans shall be revised to include all erosion and
sediment best management practices.
g. The outlet for Pond 6 is to be moved so that the discharge point is approximately 75 feet
from the proposed location. The FES can then be pulled back so it remains outside of the
BCOD. Energy dissipation and soil stabilization best management practices such as
ScourStopTM, Erosion Control Blanket P42TM or similar shall be used in addition to rip -
rap (18-62).
h. The applicant shall develop a restoration plan including native plants for the Bluff Creek
Overlay district north of Block 1. The plant species shall be selected from the Bluff
Creek Management Plan Appendix C. The final plan must be reviewed and approved by
the city before installation.
i. Signage for the Bluff Creek Overlay District must be posted on every other property
comer and at major lot angle changes where residential yards meet the primary zone.
4. Termination of Permit. The City may revoke the permit following a public
hearing for violation of the terms of this permit.
5. Lapse. If within one year of the issuance of this permit the authorized construction
has not been substantially completed or the use commenced, this permit shall lapse, unless an
extension is granted in accordance with the Chanhassen Zoning Ordinance.
6. Criminal Penalty. Violation of the terms of this conditional use permit is a
criminal misdemeanor.
2
Dated: July 12, 2010
STATE OF MINNESOTA
( ss
COUNTY OF CARVER
CITY OF CHANHASSEN
By L
Thomas A. Furlong, Ma r
By:
Z 41 f\�i' lh—
X'odd Gerhar t, 1ty Manager 14
The foregoing instrument was acknowledged before me this A,3&4&y of
2010, by Thomas A. Furlong, Mayor and Todd Gerhardt, City Manager, of the Cit f ChaWrassen,
a Minnesota municipal corporation, on behalf of the corporation and pursuant to authority granted
by its City Council.
DRAFTED BY:
City of Chanhassen
7700 Market Boulevard
P. O. Box 147
Chanhassen, MN 55317
(952)227-1100
g:\plan\2010 planning casesV 0-09 pioneer passkup with varianceAm
Notary lic
It
ARENJ.ENGELHARDTNotary Public -Minnesota ComiMsabn �1196 Jan 31, 2015
CITY OF CHANHASSEN
DEC t 2010
ENGINEERING DEPT.
CITY OF CHANHASSEN
GdZ.CC�; NE70
2-010 - °9 Document No. OFFICE OF THE
COUNTY RECORDER
A 529108
CARVER COUNTY, MINNESOTA
Fee: $46.00 Receipt#'
Certified Recorded on 1111712010 at 11:23 Z AM O PM
Ns �91os
'I���IIIII�IIIIII Co tyRecorde,
DEC 2 i' 2010 CITY OF CHANHASSEN
ENGINEERING DEPT. CARVER AND HENNEPIN COUNTIES, MINNESOTA
WETLAND ALTERATION PERMIT #10-09
1. Permit. Subject to the terms and conditions set forth herein, the City of Chanhassen
hereby grants a wetland alteration permit for the following use:
To fill and mitigate wetlands within the Pioneer Pass development.
2. Property. The permit is for property situated in the City of Chanhassen, Carver County,
Minnesota, and legally described as follows:
The East Half of the Northeast Quarter of Section 27. Township 116 North, Range 23 West, Carver County,
Minuesota, EXCEPT that part taken for highway purposes described as Parcel 60 of MINNESOTA
DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 10-20 recorded as Doc. No. 393960
3. Conditions. The Wetland Alteration Permit was approved subject to plans dated June
4, 2010 prepared by James R. Hill, Inc. and subject to the following conditions:
a. Wetland I must be shown on the plans (18-40).
b. Mitigation Area #1 must be revised to equal the 20,909 square feet of new wetland
credit approved in the 2006 wetland replacement plan.
C. Wetland buffer must be extended around the mitigation area to achieve no less than
20,473 square feet and cannot include any portion of the pond.
d. A detailed wetland alteration and replacement plan needs to be developed that meets
the requirements of Minnesota Rules Chapter 8420.0528. this should include, at a
SCANNED
minimum:
1) Two cross -sectional views and a plan view;
2) A detailed planting schedule;
3) A detailed vegetation management schedule including any mowing,
herbicide application, and performance goals (note: this should include the
buffer area as well as the created wetland);
4) A discussion of the soils as it pertains to their adequacy in wetland creation;
and
5) A discussion of hydrology as it is not conclusive that there will be adequate
hydrology to take on wetland characteristics.
e. A five-year monitoring plan must be developed and submitted to the City for review
and comment per Minnesota Rules 8420.0810. This monitoring plan will require
the placement of shallow water monitoring wells as the intent is to create a type 1
wetland.
f. A letter of credit or other surety equal to 110% of the construction cost will be
required. This can be released upon the issuance of a Certificate of Compliance
with Wetland Replacement Plan.
g. The wetland area should use BWSR seed mix WTI for any temporary seeding.
h. An as -built survey must be provided to the City for review and approval prior to
final seeding of the area.
i. Yellow tags shall be provided to the City after the area has been seeded.
j. The planting schedule and vegetation management plan shall incorporate the buffer
area as well.
k. The selected contractor and applicant must also provide the City with a signed
Board of Soil and Water Resources "Contractors Responsibility and Landowner
Statement Form.
4. Termination of Permit. The City may revoke the permit following a public hearing for
violation of the terms of this permit.
5. Lapse. If within one year of the issuance of this permit the authorized construction has
not been substantially completed or the use commenced, this permit shall lapse, unless an extension
is granted in accordance with the Chanhassen Zoning Ordinance.
6. Criminal Penalty. Violation of the terms of this conditional use permit is a criminal
misdemeanor.
2
Dated: July 12, 2010
STATE OF MINNESOTA
(ss
COUNTY OF CARVER
CITY OF CHANHASSEN
By: IL�Q(
Thomas A. Furlong,
Un
Gerhardt, City Manager
The foregoing instrument was acknowledged before me this o734ay of
2010, by Thomas A. Furlong, Mayor and Todd Gerhardt, City Manager, of the Ci f Ch assen,
a Minnesota municipal corporation, on behalf of the corporation and pursuant to a thority granted
by its City Council.
CGLC.vv �c�f/y
o ry Pub t
DRAFTED BY:
City of Chanhassen T7700 Market Boulevard \�/ taP.O. BOX 147 \ I#mKA'EN
2015
Chanhassen, MN 55317
(952)227-1100
g:\plan\2010 planning cases\10-09 pioneer pass\wap.doc
26