CAS-44_FOX PROPERTIES (2)n
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Concept Pian Submittal
City of Chanhassen, MN
11.5.2004
Introduction
US Homes is pleased to bring another quality neighborhood to the City of Chanhassen on
the 94 acre Fox property located in the southwest quadrant of Powers Drive and Lyman
Boulevard. This property abuts the Highway 312 corridor on the south and east with access
from future Powers Drive and the highway ramps. A collector road is also proposed to
connect to the access ramps and traverse the property east/west. These road
improvements and reduction of property for highway right-of-way have created three
distinct areas for development on the Fox property. Three neighborhoods with different
housing types are proposed to be created with perimeter open space and interconnecting
trail corridors to unify the plan with its interior open space and future site amenities.
The impact of the highway cannot be fully mitigated except through the development
pattern and perimeter landscaping. We anticipate future residents to choose from
different medium density housing types and neighborhoods giving a range of choices for
first families, young professionals, empty nesters and retiring Chanhassen citizens. The
development will be managed and maintained through a homeowner's association and
will provide trail and personalized recreational opportunities to unify the residents in their
Chanhassen setting. Good access to the regional road system will be a benefit, as well as
the open space created within the development.
Fox Properties
Concept Plan Submittal
Existing Conditions
The property has access from Lyman Boulevard and future Powers Drive. Sanitary sewer is
proposed through the extension of a trunk line in the adjacent property to the west. We
anticipate these public improvements will be coordinated with development in the near
future.
The topography is rolling in character with the lowest portion of the site having just been
converted to highway right-of-way to the south. In the southwest corner of the site is a stand
of woods that has been identified in the Bluff Creek plan as potential acquisition by the City
of Chanhassen. Bluff Creek lies, at its closest point, approximately 500 feet to the southwest,
well beyond the 300 foot shoreland district. The trees form a perimeter around the steep
slopes of the adjacent terrain but primarily drain northerly to off site wetlands to the west and
east. A small portion of the site drains directly toward Bluff Creek about 1000 feet away.
Careful consideration will be made regarding water quality, erosion control and run off
ponding for the Bluff Creek Watershed.
Several isolated wetlands are found on the site approximating 4.1 acres which have been
incorporated into the open space and drainage system. The open space of the proposed
development will be about 20 percent of the site, including selected woodlands, steep
slopes, wetlands, village greens, park areas, and trail corridors. The open space is
assembled to include significant elements of the natural terrain and environment into a
linked trail system for the residents.
Fox Properties
Natural Features
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Several isolated wetlands are found on the site approximating 4.1 acres which have
been incorporated into the open space and drainage system. The open space of the
proposed development will be about 20 percent of the site, including selected
woodlands, steep slopes, wetlands, village greens, park areas, and trail corridors. The
open space is assembled to include significant elements of the natural terrain and
environment into a link at the trail system for the residents.
The adjacent Bluff Creek area is called the 'low lands" in the areas to the southwest of
the site. This is because of the wet meadow nature of the watershed in this area,
however, the overlay district does not include all the adjacent wetlands that drain to
the creek, but instead reaches up into the Fox property to include the wooded knoll
outside the primary flood plain area.
The proposed concept plan is designed to preserve the wooded hill sides facing the
creek corridor so that this slope perimeter can be preserved perpetuating the long
wooded views from the creek and adjacent public roads. The interior of the woods is
proposed to be developed with the preservation of additional trees within a circular
road system. Because of the drainage pattern is to the north for the primary part of the
wooded area, the goal of watershed management of Bluff Creek can be met
whiledeveloping this property. The other two agricultural field areas of the Fox property
will be connected to this wooded feature through trails and open space with proposed
interior open space as well.
Fox Properties
Concept Plan Submittal
Concept Plan
The three distinct neighborhoods consist of a looped road system that connects to the
proposed east/west collector. Direct access to Lyman Boulevard or Powers Drive is not
proposed. The only access is to the future east/west collector. MnDOT right-of-way
consumes approximately 14.5 acres, leaving a net acreage of 80 acres. The collector
right-of-way consumes an additional 6 acres leaving 74 acres for development. By
clustering the residential units around interior courts, while providing perimeter buffers,
the net residential acreage has been reduced to about 48.5 acres.
Concept Plan
Fox Properties
ON & Chanhaasen. MN
Development Summary
Gross Ac.
94.55 Ac.
MN DOT R.O. W
14.50 Ac.
Net of Hwy. Ac.
80.05 Ac.
Collector R.O.W.
6.00 Ac.
Net Developable Ac.
74.05 Ac.
Open Space
25.60 Ac.
Net Residential Ac.
48.45 Ac.
No. Of Units
— 4 -Flex
136 Units
Rowhomes
192 Units
Total
328 Units
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Two types of units are proposed, row homes on the north and in the woods, with a 4-
plex development in the middle. Each neighborhood has an interior open space and
recreational area or urban greens to provide amenities and open space activity areas.
The plan unifies these neighborhoods with open space and trails to interconnect the
natural areas with the clustered development. 328 units are being proposed on the
property with a density of approximately 4 units per acre.
Fox Properties
Concept Plan Submittal
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Concept Plan
Fox Properties
City of Chanhassen, MN
Development Summary
Gross Ac.
94.55
Ac.
MN DOT R.O.W.
14.50
Ac.
Net of Hwy. Ac.
80.05
Ac.
Collector R.O.W.
6.00
Ac.
Net Developable Ac.
74.05
Ac.
Open Space
25.60
Ac.
Net Residential Ac.
48.45
Ac.
No. Of Units
❑ 4-Plex
136 Units
❑ Rowhomes
192 Units
Total
328 Units
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Rowhomes
Building Types
Fox Properties
City of Chanhassen, MN
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Fox Properties
City of Chanhassen, MN
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WAGNER PRESS & GRAPHICS
211 Chestnut Street • Chaska Minnesota 55318
952/449-3066 • Fax: 952/448-7086 • e-mail: wagnerpres@sihope.com
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Minnesota Dement of Transportation
Metropolitan District
Waters Edge
1500 West County Road B-2
Roseville MN 55113-3174
December 14, 2004
Ms. Kate Aanenson
Community Development Director
City of Chanhassen
7700 Market Boulevard, P.O. Box 147
Chanhassen, MN 55317
SUBJECT: Fox Property Concept PUD- Mrr/DOT Review # SO4-096
RECEIVED
DEC 15 2004
CITY OF CHANHASSEN
Northwest side of proposed new Trunk Highway (TH) 212/312, and west and
east of Powers Boulevard, CSAH 17
Chanhassen, Carver County
CS: 1013
Dear Ms. Aanenson:
Thank you for the opportunity to review the above -referenced site plan. The Minnesota
Department of Transportation's (Mn/DOT's) functional engineering units and related areas have
reviewed the plan. Before any further development, please address the following issues:
The first road (street) west of Powers Boulevard (CSAH 17) needs to be located at least
660 feet west of Powers Boulevard, rather than the 300 feet depicted in the concept plan
(see attached map). The Mn/DOT Metro District AUAR review letter dated October 14,
2003 ("bullet" 3), letter enclosed, specified that distance from the Powers intersections
(Review # AUAR 03-007). The road west of Powers should include a Left Tum Lane
and a Right Tum Lane on the road opposite our ramps. It can be anticipated that when
vehicles exit TH 212/312 and stop at a red light (which creates a queue) and the light then
turns green and a vehicle continues through the intersection, the inevitable speed decrease
which happens when vehicles immediately slow down to tum left or right will adversely
affect the capacity (throughput) of the signalized TH 212/312 intersection. The farther
west of Powers Boulevard this first intersection is located, the better. For questions on
these points, please call Lars Impola, Mn/DOT Metro District Traffic Studies Engineer,
at (651) 634-2379.
A drainage permit may be required for this project. Current drainage rates to Mn/DOT
right of way must be maintained, and the development must not increase runoff towards
Mn/DOT right of way from predeveloped conditions. The developer needs to submit
maps showing pre- and post -construction drainage areas, with flow directions indicated
by arrows. If the development drains to Mn/DOT right of way, the maps should be
accompanied by drainage computations for pre- and post -construction conditions during
10 year and 100 year events. For questions on these points, please call Ms. Julie
Whitcher, Mn/DOT Metro District Water Resources Engineering Project Manager, at
(651) 634-2080.
An equal opportunity employer
0
Ms. Kate Aanenson
Page 2
December 14, 2004
Any use of or work within Mn/DOT right of way requires a permit. Permit forms are
available from MnDOT's utility website at www.dot.state.mn.us/tccso/utility. Please
direct any questions regarding permit requirements to Keith Van Wagner (651-582-
1443), or Buck Craig (651-582-1447) of MnDOT's Metro Permits Section.
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/DOT's noise policy please contact Peter Wasko in our Design section at (651) 582-
1293.
As a reminder, Powers Boulevard is County State Aid Highway (CSAR) Route 17. Any
work on a CSAH route must meet State Aid rules and policies. Also, the County must
review any changes to its County State Aid Highway system so that they stay within its
system limitations. Please note that CSAH 17 is Carver County's jurisdiction and the
County must have the opportunity to review and comment on the development as well.
You may obtain additional information regarding State Aid Hiles and policies in any of
the following ways:
➢ h_ttp://wxvw.dot.state.mn.us/statcaid/ shows or has links to the applicable forms and
the Mn/DOT State Aid Manual.
Refer to the Mn/DOT State Aid Manual, Chapter 5-892.200 for information
regarding standards and policies.
➢ Please go to http://www.revisor.leg.state.mn.us/arule/8820/ for information regarding
State Aid Operations Rules Chapter 8820.
➢ For driveway standards, the designer is directed to refer to the Mn/DOT Road Design
Manual (English) Table 5-3.04A and Figure 5-3.04A for guidance and policies.
➢ Please contact Jim Deeny in our State Aid section at (651) 582-1389 with any
additional questions.
T
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Ms. Kate Aanenson
Page 3
December 14, 2004
Please address all initial future correspondence for development activity such as plats and site
plans to:
Development Review Coordinator
Mn/DOT - Metro Division
Waters Edge
1500 West County Road B-2
Roseville, Minnesota 55113
Mn/DOT document submittal guidelines require three (3) complete copies of plats and two (2)
copies of other review documents including site plans. Failure to provide three (3) copies of a
plat and/or two (2) copies of other review documents will make a submittal incomplete and delay
Mn/DOT's review and response to development proposals.
We appreciate your anticipated cooperation in providing the necessary number of copies, as this
will prevent us from having to delay and/or return incomplete submittals.
Feel free to contact me at (651) 582-1462 if you have any questions.
Sincerely,
�1d tD�< ( 16
—
Mary McNeff
Transportation Planner.
Enclosures: 2- October 14, 2003 Mn/DOT AUAR review letter; map
cc: Roger Gustafson, Carver County Engineer
John Freemyer, Carver County Surveyor
Jon Scalzo, Dahlgren, Shardlow, and Uban, Inc., Minneapolis, MN
Dan Nichols, Schoell & Madson, Inc. Minneapolis, MN
Mike Byrd, Lundgren Company, Developers, Wayzata, MN
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October 14, 2003
Ms. Kate Aanenson
Community Development Director
City of Chanhassen
7700 Market Boulevard, P.O. Box 147
Chanhassen, Minnesota 55317
Subject: Chanhassen AUAR — Mn/DOT Review # AUAR #03-007
Northwest of Pioneer Trail (County Road 14) and proposed TH 212/312
Chanhassen, Carver County
Control Section IrrA
Dear Ms. Aanenson:
Thank you for submitting the Chanhassen Alternative Urban Areawide Review (AUAR) dated
September 12, 2003 for Mn/DOT Metro District review. We offer the following comments with respect
to the draft AUAR:
Mn/DOT will be acquiring additional Right of Way from this property for flood plain mitigation
on the north side of Pioneer Trail, and the west side of the new Powers Boulevard extension.
For questions on this point, please contact Harold Larson, Mn/DOT Metro District Right of
Way Office, at (651) 582-1267.
Detailed hydraulic computations will be needed to support specific development proposals for
this area, including narratives, and schematic drawings that depict how proposed projects relate
to Trunk Highway (TTI) 212/312. Drainage permits may be required; determinations on
drainage permit needs will await Mn/DOT Metro District's receipt and review of specific
development plans. For questions on these points, please call Don Berre, Mn/DOT Metro
District Water Resource Engineering, at (651) 634-2406.
Direct connections to the TH 212/312 Powers ramp terminals need special treatment and must
meet certain criteria in order to be approved by MMDOT. The roadway must provide good
connections to the local street system such that through trips can be accommodated at
reasonable speeds. Accesses should be prohibited on local streets within 660 (six hundred and
sixty) feet of the Powers intersections. The East - West Collector (across from the Powers
ramps) appears to meet this criteria, while the roadway connection to the south Powers ramps
does not. The roadway connection to the south Powers ramp would not be permitted, as
depicted in the draft AUAR. For questions on the following traffic comments, please contact
Lynn Clarkowski, Mn/DOT Metro District South Area Engineer, at (651) 634-2103.
We believe that the Powers Boulevard bridge over TH 212/312 should be sized to provide
necessary tum lanes. It appears the south ramp will require dual left turn lanes for southbound
to eastbound traffic (this will require a wider bridge).
El
Ms. Kate Aanenson
Page 2
October 14, 2003
The original traffic analysis performed for TH 312 identified a need for only one (1) single left
tum lane southbound. Mn/DOT recommends that the additional left turn be included in the
mitigation plan in the final AUAR, as the site -generated traffic forces the need for a second left
tum lane.
It appears that signals will be needed at both of the TH 212/312 Powers ramp termini. The
original traffic analysis performed for TH 312 did not support signals at these locations. We
believe that signals will be needed soon after development in this area occurs, and should be
planned for, and constructed, at the same time as TH 312 construction (signal costs to be
determined in accordance with Mn/DOT's cost participation policy).
The construction schedule for the east — west collector roadway should be coordinated by the
City so that the collector roadway opens concrurently with TH 312. Construction is currently
scheduled to start on the TH 212/312 Design - Build project in the Spring of 2005. If the
collector roadway is not constructed concurrently with TH 312, there will be congestion issues
with Lyman Boulevard, and Powers Boulevard.
Any use of or work within Mn/DOT right of way requires a permit. Please direct questions
regarding permit applications to Keith Van Wagner (651-582-1443) of Mn/DOT's Permits
section.
It is important that the City of Chanhassen coordinate with Mn/DOT Metro District regarding the final
tum lane geometries at each of the TH 212/312 Powers Boulevard ramp terminals as soon as possible,
as the TH 212/312 Design — Build geometric layout is being finalized.
As a reminder, for new development activity, such as plats and site plans located elsewhere in the City,
please send those documents to:
Tod Sherman
Mn/DOT - Metro Division
Waters Edge
1500 West County Road B-2
Roseville, Minnesota 55113
Sincerely,
Mary McNeff
Transportation planner
Copy: Roger Gustafson, Carver County Engineer
John Freemyer, Carver County Surveyor
Ann Braden, Metropolitan Council
Brad Scheib, Hoisington Koelger Group, Inc.
Gary Ehret, Kimley Horn and Associates
L]
Ms. Kate Aanenson
Page 3
October 14, 2003
Copy: Lynn Clarkowski, Mn/DOT Metro District South Area Engineer
Lisa Freese, Mn/DOT Metro District South Area Manager
Jon Chiglo, Metro 212 Project Manager
Blind copies to file:
Mn/DOT LGL File — City of Chanhassen
Mn/DOT Division File: CS NA
Blind copies distributed via Groupwise:
Cindy Carlsson
Tod Sherman
Ann Braden
Lisa Freese
Don Berre
Ken Ljung
Lynn Clarkowski
Harold Larson
Gene Hicks
Lars Impola
Brett Troyer
Clot Fakler
Jon Chiglo
Keith Van Wagner
Roger Gustafson
Carver County Engineer
600 East 0 Street
Chaska, MN 55318
John Freemyer
Carver County Surveyor
600 East 4d Street
Chaska, MN 55318
Brad Scheib
Hoisington Koelger Group, Inc.
123 North 3rd Street
Suite 100
Minneapolis, MN 55401
Gary Ebret
Kimley Hom and Associates
Suite345 N.
2550 University Avenue West
Saint Paul, MN 55114
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RECEIVED
DEC 1 5 2004
CITYCFCHANHASSEN
December 9, 2004
Mr. Bob Generous
Senior Planner
City of Chanhassen
7700 Market Boulevard
Chanhassen, MN 55317
Dear Mr. Generous:
Lundgren Brothers has decided not to proceed with development on the Fox parcels at
this time. Please remove our PUD Concept Plan from the Planning Commission agenda.
Additionally, I would appreciate it if you could instruct me on the procedure for
requesting the return of our sign escrow fee.
Thank you for your time and assistance as we planned and analyzed the Fox parcels. We
are disappointed that a viable development plan was not achieved and we certainly look
forward to working with you and Kate on current and future development projects in the
City of Chanhassen.
Regards,
Mike Byrd
cc: Marc Anderson, Marc Kruger
SCANNED
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935 East Wayzata Boulevard, Wayzata, MN 55391 • Phone 952.473.1231 • Fax 952.473.7401 • vim lundgrenbros.com
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December 9, 2004
Ms. Kate Aanenson
Community Development Director
City of Chanhassen
7700 Market Boulevard
Chanhassen, MN 55317
Dear Ms. Aanenson:
RECEIVED
DEC 15 2004
CITY OF CHANHASSEN
Lundgren Brothers has decided not to proceed with development on the Fox parcels at
this time. Please remove our PUD Concept Plan from the Planning Commission agenda.
Additionally, I would appreciate it if you could instruct me on the procedure for
requesting the return of our sign escrow fee.
Thank you for your time and assistance as we planned and analyzed the Fox parcels. We
are disappointed that a viable development plan was not achieved and we certainly look
forward to working with you and Bob on current and future development projects in the
City of Chanhassen.
Regards,
AkAA� C
Mike Byrd
cc: Marc Anderson, Marc Kruger
n
935 East Wayzata Boulevard, Wayzata, MN 55391 • Phone 952.473.1231 • Fax 952.473.7401 • www.lundgrenbros.com
0
Affidavit of Publication
Southwest Suburban Publishing
State of Minnesota)
)SS.
County of Carver )
Laurie A. Hartmann, being duly swom, on oath says that she is the publisher or the authorized
• CITY OF CHANHASSEN agent of the publisher of the newspapers known as the Chaska Herald and the Chanhassen Vil-
CARVER & HENNEPIN COUNTIES lager and has full knowledge of the facts herein stated as follows:
NOTICE OF PUBLIC HEARING
PLANNING CASE NO. 04-44 (A) These newspapers have complied with the requirements constituting qualification as a legal
NOTICE ISHEREBYGIVENthat newspaper, as provided by Minnesota Statute 331A.02, 331A.07, and other applicable laws, as
the Chanhassen Planning amended.
Commission will hold a public
hearing 7: Tuesday, December 7, (B) The printed public notice that is attached to this Affidavit and identified as No. 400
Cha a 7:00 han as the Council
Chambers in Chanhassen City Hall, was published on the date or dates and in the newspaper stated in the attached Notice and said
7700 Market Blvd. The purpose of Notice is hereby incorporated as part of this Affidavit. Said notice was cut from the columns of
this hearing is to consider a request the newspaper specified. Printed below is a copy of the lowercase alphabet from A to Z, both
foraTownhome Concept Planned Unit inclusive, and is hereby acknowledged as being the kind and size of type used in the composition
Development on the Fox property and publication of the Notice:
located in the 2005 MUSA. Applicant -
Lundgren Bros. Construction. abcdefghijklmnopgrstuvwxyz
A plan showing the location of the Q,'t ',r � ,tet ,. •' \)
proposal is available for public review
at City Hall during ter business
ur
hos. All interestedd persons are
invited to attend this public hearing Laurie A. Hartmann
andexpresstheiropinions withrespect
to this proposal.
Robert
Generous, Senior Planner Subscribed and sworn before me on
Emaii:
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Phone: 952-227-�%%��,,
1131 this �Lda of� 2004
(Published in the Chanhassen Y
Villager on Thursday, November 25, WEN M. RADUENZ
2004; No. 4307) NOTARY PU&IC ROW IESOTA
1004 My Commwiw Expiim Jan. 31.2005
Notary Public
RATE INFORMATION
Lowest classified rate paid by commercial users for comparable space.... $22.00 per column inch
Maximum rate allowed by law for the above matter ................................ $22.00 per column inch
Rate actually charged for the above matter ............................................... $10.85 per column inch
0
CITY OF CHANHASSEN
CARVER & HENNEPIN COUNTIES
NOTICE OF PUBLIC HEARING
PLANNING CASE NO. 04-44
NOTICE IS HEREBY GIVEN that the Chanhassen Planning Commission will hold a
public hearing on Tuesday, December 7, 2004, 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 Townhome Concept Planned Unit Development on the Fox property located in the 2005 MUSA.
Applicant—Lundgren Bros. Construction.
A plan showing the location of the proposal is available for public review 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: bQenerous@ci.chanhassen.mn.us
Phone: 952-227-1131
(Publish in the Chanhassen Villager on November 25, 2004)
SCANNED
City of Chanhassen
7700 Market Boulevard
P.O. Box 147
Chanhassen, MN 55317
MY OF (952) 227-1100
To: Mr. Mike Byrd
US Homes
935 Wayzata Boulevard
Wayzata, MN 55391
Ship To:
Invoice
SALESPERSON DATE TERMS
KTM 11/24/04 upon receipt
QUANTITY
DESCRIPTION UNIT PRICE
AMOUNT
15
Property Owners List within 500' of Fox Properties in 2005 MUSA (15 $3.00
labels)
545.00
TOTAL DUE
S45.00
Make all checks payable to: City of Chanhassen
Please write the following code on your check: Planning Case #04-44.
If you have any questions concerning this invoice, call: (952)-227-1107.
THANK YOU FOR YOUR BUSINESS!
P * i
Public Hearing Notification Area (500 feet)
Fox Property Concept PUD
City of Chanhassen
Planning Case No. 04-44
Subject
Propertv.
0
MICHAEL D TIMM
1101 LYMAN CT
CHANHASSEN MN 55317
BRENT R & KATHLEEN A MILLER
1200 LYMAN BLVD
CHANHASSEN MN 55317
CRAIG J PETERSON
1340 OAKSIDE CIR
CHANHASSEN MN 55317
GAYLE 0 & LOIS J DEGLER
TRUSTEES OF TRUSTS
1630 LYMAN BLVD
CHANHASSEN MN 55317
a
KENT B & LORI BETH WARNBERG
1111 LYMAN CT
CHANHASSEN MN 55317
KEITH M & MARY PAT BUESGENS
1300 OAKSIDE CIR
CHANHASSEN MN 55317
DORSEY & DORSEY
1551 LYMAN BLVD
CHANHASSEN MN 55317
FOX PROPERTIES LP
27990 SMITHTOWN RD
EXCELSIOR MN 55331
DUANE R SKLUZACEK
1190 LYMAN BLVD
CHANHASSEN MN 55317
MINH CAM & MARGARET A TRAN
1330 LYMAN BLVD
CHANHASSEN MN 55317
PETERSON -JACQUES FARM LAND
CO
C/O SEVERIN H PETERSON JR
15900 FLYING CLOUD DR
EDEN PRAIRIE MN 55347
STATE OF MINNESOTA - DOT
395 JOHN IRELAND BLVD
631 TRANSPORTATION BLDG
ST PAUL MN 55155
JEFFREY A & TERRI L FOX TOWN & COUNTRY HOMES INC WILLIAM G GABLER
TRUSTEES OF TRUST FUND 7615 SMETANA LN
5270 HOWARDS POINT RD SUITE 180 78 STEVENS ST E
EXCELSIOR MN 55331 EDEN PRAIRIE MN 55344 ST PAUL MN 55107
CARVER
COUNTY
November 23, 2004
C�
PUBLIC WORKS DEPARTMENT
11360 Highway 212 West
PO Box 300
Cologne, MN 55322-0300
Phone (952) 466-5200 Fax (952) 466-5223
Robert Generous
Senior Planner - City of Chanhassen
7700 Market Boulevard
Chanhassen. MN 55317
Subject: Concept PUD of the Fox Property located in 2005 MUSA
Lundgren Bros. Construction
Dear Mr. Generous:
Administration
Parks
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NOV s � eXing & Mapping
J 2004
CITY OF CHANHASSEN
This letter is in response to your November 10, 2004 transmittal requesting review and
comments regarding the concept PUD of the Fox property located in 2005 MUSA — Applicant
Lundgren Bros. Construction.
The coordination of this proposed development with the needed improvements on County State
Aid Highway 18 (Lyman Boulevard) is critical in achieving the appropriate construction for the
highway and the abutting property. The plans for reconstructing Lyman Boulevard need to be
interfaced with the development plans for the Fox property.
Matching the grading plan of the Fox property with the existing Lyman Boulevard corridor
cannot be an assumed appropriate action. It is likely that the centerline profile of Lyman
Boulevard will be adjusted when the highway is reconstructed. It also is likely that Lyman
Boulevard will be reconstructed using an urban section and widened to accommodate the
needed travel and turn lanes to the west of the CSAH 17 (Powers Boulevard) intersection.
Construction of a boulevard area along Lyman Blvd for buffering, landscaping and trails may
also be desirable.
Most of these same corridor concerns are also applicable to the development of the Fox
property along the future CSAH 17 (Powers Boulevard) corridor. Plans for the development of
the Fox property and the construction of CSAH 17 need to be blended to achieve the best
possible product. The starting point for this interface is the approved layout for the New TH 212
project that includes the construction of CSAH 17 south of Lyman Boulevard.
This opportunity to begin/continue the process of discussing and developing the plans for the
county highways impacted by this proposed development is sincerely appreciated. It is expected
that this process will result in the refinement of construction intentions for both the Fox property
and the county highways. This expectation is consistent with the objectives of the Alternative
Urban Areawide Review (AUAR) that included the Fox property, the abutting highway system
and the surrounding properties.
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0
Thank you for the opportunity to review this concept plan. These comments are not all inclusive
and may need review and revision as this proposal changes and progresses. If there are any
questions regarding these comments, please call me at 952-466-5200.
Sincerelv.
S\R&B\General Maintenance\CSAH\18\Chanhassen Plat Review 112204
0
Iaxe Wal
Comments on the 10/07/04 Concept Plan prepared by Dahlgren Shardlow and Uban for
Lundgren Brothers.
Tree loss, specifically in the southwest corner of the site which is located within the Bluff
Creek Overlay District Primary Zone. This area is to be preserved. The ordinance states:
"Natural habitat areas within the primary zone shall be preserved as permanent open
space.
Density clustering shall be allowed as a tool to facilitate cluster development within the
Bluff Creek Overlay District. Density clustering may be used in areas where portions of
the site are unsuitable for development because of the location of the Primary Zone.
Density clustering shall not be allowed for areas that are otherwise considered
unbuildable due to wetlands, lakes and other areas not suitable for building purposes.
In areas where density clustering is applicable, density may be transferred to
unconstrained parts of the site within land included in the Secondary Zone, subject to the
restrictions of this article, and within land lying outside of identified zone areas.
Additionally, the following conditions may qualify for density clustering:
(a) Land slopes in the Secondary Zone that exceed twenty-five (25) percent on
average.
(b) Land in the Secondary Zone containing stands of native trees.
(c) Land with suitable natural habitat to endangered or threatened species or a fragile
ecosystem.
All structures shall be set back a minimum of forty (40) feet from the Primary Zone. No
disturbances of the site shall occur with the first twenty (20) feet of such setback."
In order to determine the number of units eligible for density transfer, you would need to
prepare a "ghost plat" of the land within the primary zone. The ghost plat would need to
comply with the city's subdivision and zoning regulations including minimum lot areas,
street widths, bluffs, etc. Historically, we have used either single-family detached (RSF)
or twin home (R4) district standards to determine the number of units available for
density transfer.
The access roads into each part of the development will be public streets. These streets
shall provide a loop to adjacent parcels and to the east -west collector. The easterly access
road should line up on the north and south and meet spacing standards from Powers
Boulevard. Sidewalks must be incorporated within the development to the collector road.
se"14Eo
7�
The use of a public street may provide the opportunity to create sub -neighborhoods
within the development
There are areas of steep slopes located on the north and south sides of the property. Bluff
areas will need to be verified.
The development should incorporate noise attenuation measures
Storm water ponding will need to be provided for the entire development. This project
may not use the ponding proposed within the Highway 312 corridor.
The development should include additional housing types. View corridors and common
open spaces may warrant the inclusion of additional single -load units to take advantage
of the green corridors between units, with service allies providing automobile access to
the units. Additionally, you may want to create an urban fagade along the edge of the
development, such as the use of brownstone row houses.
Note: The letting of the Highway 3121212 project is being delayed until the spring of
2005. This means that the Powers Boulevard extension, which provides the primary
access in to the property as well as utility extensions will be delayed.
City of Chanhassen
7700 Market Boulevard 6
Chanhassen, MN 55317
MY OF (952) 227-1100
cMss� N� �
Date: November 10, 2004
To: Development Plan Referral Agencies
From: Planning Department By: Robert Generous, Senior Planner
Subject: Concept Planned Unit Development of the Fox property located in the 2005 MUSA.
Applicant — Lundgren Bros. Construction.
Planning Case: 04-44
The above described application for approval of a land development proposal was filed with the Chanhassen Planning
Department on November 5, 2004. The 60 -day review period ends January 4, 2005.
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 pubfic lands or easements for park sites,
street extensions or improvements, and utilities. The intent of the Concept PUD is to develop issues and concerns that need
to be addressed if the project is to proceed to the preliminary development stage. 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 December 7, 2004 at 7:00 p.m
in the Council Chambers at Chanhassen City Hall. We would appreciate receiving your comments by no later than
November 24, 2004. 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. MN Dept. of Natural Resources
5. U.S. Army Corps of Engineers
6. U.S. Fish & Wildlife
7. Carver County
a. Engineer
b. Environmental Services
S. Watershed District Engineer
a. Riley -Purgatory -Bluff Creek
b. Lower Minnesota River
c. Minnehaha Creek
9. Telephone Company (Qwest or Sprint(United)
10. Electric Company (Xcel Energy or MN Valley)
11. Mediacom
12. CenterPoint Energy Minnegasco
13. Other -
14. Other -
acxto+eo
Location Map 0
Fox Property Concept PUD
City of Chanhassen
Planning Case No. 04-44
Date: November 10, 2004
City of Chanhassen
7700 Market Boulevard
Chanhassen, MN 55317
(952)227-1100
To: Development Plan Referral Agencies
From: Planning Department
By: Robert Generous, Senior Planner
Subject: Concept Planned Unit Development of the Fox property located in the 2005 MUSA.
Applicant — Lundgren Bros. Construction.
Planning Case: 04-44
The above described application for approval of a land development proposal was filed with the Chanhassen Planning
Department on November 5, 2004. The 60 -day review period ends January 4, 2005.
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. The intent of the Concept PUD is to develop issues and concerns that need
to be addressed if the project is to proceed to the preliminary development stage. 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 December 7, 2004 at 7:00 p.m.
in the Council Chambers at Chanhassen City Hall. We would appreciate receiving your comments by no later than
November 24, 2004. You may also appear at the Planning Commission meeting if you so desire. Your cooperation and
assistance is greatly appreciated.
City Departments:
a. City Engineer
b. City Attorney
c. City Park Director
d. Fire Marshal
e. Building Official
U Water Resources Coordinator
g. Forester
2. Carver Soil & Water Conservation District
3. MN Dept. of Transportation
4. MN Dept, of Natural Resources
5. U.S. Army Corps of Engineers
6. U.S. Fish & Wildlife
7. Carver County
a. Engineer
b. Environmental Services
8. Watershed District Engineer
a. Riley -Purgatory -Bluff Creek
b. Lower Minnesota River
c. Minnehaha Creek
9. Telephone Company (Qwest or Sprint(United)
10. Electric Company (Xcel Energy or MN Valley)
11. Mediacom
12. CenterPoint Energy Minnegasco
13. Other -
14. Other -
GCMHEo
0
Location Map
Fox Property Concept PUD
City of Chanhassen
Planning Case No. 04-44
Subject
Propertv.
11/08/2004 15:18 FAX 9524737401 LUNDGREN BROS. Q001/002
Y •
To:
Bob Generous
Date:
11/8/04
Fax number:
952-227-1110
Fax
935 East Wayzata Boulevard
Wayzata, MN 55391
From:
Mike Byrd
Phone:
952-249-3008
Fax number:
952-473-7401
Subject:
Fox Fee Owner Signature
Number of pages including cover:
2
The information in this facsimile may contain confidential information intended only for the persons) named above. if you have received this facsimile
in error, please notify us immediately by calling the sender. Please do not disclose the contents to anyone by either dissemination, distribution, or
copying of the communication.
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11/08/2004 15:18 FAX
9524737401
•
LUNDGREN BROS.
Ms. Kate Aanenson
Community Development Director
City of Chanhassen
7770 Market Boulevard
Chanhassen, MN 55317
Dear Ms. Aanenson:
I and my family have entered into a Purchase and Sale Agreement with
Lundgren Brothers homebuilders for the property we own on Lyman
Boulevard at Powers and the adjacent property directly south. It is my
understanding that Lundgren is submitting materials for a Concept Plan
review. This is permitted by our Agreement, and as the Fee Owner of the
property I approve the submittal of these materials.
Regards,
4eFr ` ?F,-,zxox x
IM 002/002
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0
Transmittal
-TO: CO�Y1M"'Ii��gvvo&\PATE: 11 .5. 04
,_IOO m"v-& PROJECT:
PColaulj�o(nasKr� MM 55'A1 JOB NUMBER: Lt I b p . I g
■ WE ARE SENDING BY
CITY OF CHANHASSEN
RECEIVED
NO V 0 52004
CHANHASSEN PLANNING DEPT
FAX # ❑ MAB, 9 DELIVERY SERVICE ❑ OVERNIGHT COURIER
2 DESCRIPTION
El PRINTS ® REPORTS ® COPIES
■ ITEMS
DATE DESCRIPTION
FII A zA a -I
b I l S Ort 11 X 1'1 ?=nX
0 THESE ARE TRANSMTTTED
❑ AS REQUESTED ❑ FOR YOUR USE $ FOR APPROVAL
FOR REVIEW AND COMMENT
■ REMARKS
Cwy to: Signed COe rvx
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300 FIRST AVENUE NORTH SUM 210 MRJNEAPOLIS, MN 55401 PHONE (612) 339-3300 FAX(612)337-5601
0
October 15, 2004
Mr. Bob Generous
Senior Planner
City of Chanhassen
7700 Market Boulevard
Chanhassen, MN 55317
Dear Mr. Generous:
Enclosed please find 2 copies of our proposed land plan for the Fox properties. As you can see,
the plan is rather preliminary and will certainly undergo some modification. Per your suggestion,
we have shown how housing would lay out in the wooded section of the site. Photos of an
existing community are also enclosed for your review. Please circulate the enclosed materials to
your colleagues at the City as appropriate. Kate has received 2 copies of the materials as well.
I'm available all next week for a meeting to discuss our plans, and I continue to aim for a
November 5 Concept Plan submittal. rll look forward to meeting next week.
Regards,
A";,C-�
Mike Byrd
cc: Marc Anderson
file
935 East Wayzata Boulevard, Wayzata, MN 55391 • Phone 952.473.1231 • Fax 952.473.7401 • www.lundgrenbros.com
CITY OF CHANHASSEN
•
7700 MARKET BLVD
CHANHASSEN
MN 55317
Payee: MICHAEL BYRD
Date: 11/10/2004
Time: 3:18pm
Receipt Number: DW
/ 5613
Clerk: DANIELLE
FOX PROPERTIES CONCEPT PUD 04-44
ITEM REFERENCE AMOUNT
---------------- -----
DEVAP FOX PROPERTIES CONCEPT PUD
USE & VARIANCE 750.00
SIGN RENT 75.00
SIGN ESCROW 100.00
---------------
Total: 925.00
Check 3228 925.00
---------------
Change: 0.00
THANK YOU FOR YOUR PAYMENT!
EeAi-xrned Sign BSc raw
17-11516+
av
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0
FOX PROPERITES CONCEPT PUD
PLANNING CASE NO. 04-44
$750 PUD Fee
$75 Notification sign fee
$100 Notification sign deposit
$925 TOTAL
Ll
Development Review Application
Applicant: US Homes
Contact: Mike Byrd
Address: Land Division; 935 Wayzata Blvd; Wayzata, MN 55391
Telephone: 952-249-3008
Owners:
Jeff and Terri Fox
5270 Howards Point Road
Excelsior, MN 55331
952-474-7118
Fox Properties LP
c/o Elizabeth Fox
27990 Smithtown Road
Excelsior, MN 55331
952-474-9228
Fees:
$750 Planned Unit Development
$175 Notification Sign
Total Fees: $925
Would you like the City to provide mailing labels? X Yes
Proiect Name:
Fox Properties
167
o y -
CITY OF CHANHASSEN
RECEIVED
NOV 0 5 2004
CHANHASSEN PANNING DEPT
Location:
Two parcels south of Lyman Boulevard, on the west side of Powers Boulevard,
Legal Description:
The Northeast Quarter of the Southwest Quarter (NE'/, of SW Y,) of Section Twenty -Three (23), Township
One Hundred Sixteen (116) North of Range Twenty -Three (23) West
And
That portion of the South half of the Southwest Quarter of Section 23, Township 116 North, Range 23 West,
Carver County, Minnesota;
Which lies westerly of the following described line:
Beginning at the south quarter of said Section 23; thence run west on an azimuth of 271 degrees 56
minutes 13 seconds along the south line of said Section 23 for 1634.23 feet to a point; thence on an azimuth
of 00 degrees 43 minutes 24 seconds for 500.11 feet to a point; thence on an azimuth of 91 degrees 56
minutes 13 seconds for 1173.46 feet to a point; thence on an azimuth of 29 degrees 19 minutes 18 seconds
for 152.11 feet to a point; thence on an azimuth of 352 degrees 57 minutes 23 seconds for 709.36 feet to a
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point on the north line of said Southeast Quarter of the Southwest Quarter; thence on an azimuth of 91
degrees 23 minutes 02 seconds along the north line of said Southeast Quarter of the Southwest Quarter for
475.37 feet to the northeast comer of said Southeast Quarter of the Southwest Quarter and there
terminating.
But excepting therefrom the following:
Commencing at the Southwest comer of Section 23, Township 116, Range 23; thence running North on
Section line 30 feet; thence in a straight line to a point on South Section line of said Section, 30 feet East of
the Southwester comer of said Section; thence West 30 feet to said Southwest comer of said Section and
the place of beginning, being a three cornered piece in Southwest comer of Section 23, Township 116,
Range 23,
Total Acreage: 94.55 acres
Wetlands Present: X Yes No
Present Zoning: A-2 Agricultural Estate
Requested Zoning: PUD District
Present Land Use Designation: Residential Low Density/ Residential Medium Density
Requested Land Use Designation: Residential Medium Density
Reason for Request: To rezone the property to allow development of a residential subdivision.
Signature of Applicant C Date
Signature of Fee Owner Date
A f �c18�
pplication Received on I I - `" -c Fee Paid
Receipt No.
oil - 44
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•
Haak, Lori
From: Jonathan Hoekenga phoekenga@eorinc.com]
Sent: Monday, November 01, 2004 2:31 PM
To: Haak, Lori
Cc: 'Tony Demars'
Subject: On-site mitigation areas near Powers Blvd.
Lori
Page
I am working with Tony Demars on the Highway 212 wetland mitigation project. Attached is an image of proposed on-site
mitigation areas near Powers Blvd in Chanhassen. Let me know if you have any questions.
Jonathan Hoekenga
Emmons and Olivier Resources, Inc.
651 Hale Avenue
Oakdale, MN 55128
Ph: 651-203-6040
Fx:651-770-2552
jhoekenga@eorinc.com
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11/1/2004
M7
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Chanhassen
VX
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• Location Map
Fox Property Concept PUD
City of Chanhassen
Planning Case No. 04-44
Subject
Property,
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Fox Property
Chanhassen, MN
US Homes
Net Ac. 70 Ac.
Quads 8
8-Plex 192
12-Plex 36
Rowhomes 208
Total 444
Net Density 6.3 un./ac.
Scole:1 "-400' October 7.2004
North
0:\4000V4100.18U 00704concepts.ctlr