Bluff Creek NarrativeBLUFF CREEK
SKETCH PLAN NARRATIVE
Chanhassen, Minnesota
DEVELOPMENT TEAM
Developer: Maplewood Development, Inc., Mario J. Cocchiarella
Civil Engineer: Alliant Engineering, Inc., Clark Wicklund
Surveyor: Alliant Engineering, Inc., Dan Ekrem
Landscape Architect: Alliant Engineering, Inc., Mark Kronbeck
EXISTING CONDITIONS
The property is approximately 48.21 acres and bound by the Bluff Creek Corridor and
agricultural land to the north, Bluff Creek Corridor and golf course to the east and Bluff Creek
Drive to the south and west.
The property is currently zoned as Agricultural Estate District. It is primarily grass field. A
homestead with associated buildings exists in the center of the property. Site access for the
homestead is from Bluff Creek Drive. According to the city’s comprehensive plan, the property
is to be developed as Low Density Residential (LDR). The area to be developed is primarily the
field space and will leave the existing forest area around Bluff Creek largely undisturbed.
DEVELOPMENT PLAN
The current sketch plan proposes for a multi-product residential development consisting of
single-family homes and townhomes. Single family homes are generally to be located on the
eastern half of the site. This product will be built on 55’ wide lots. Townhomes are to generally
be located on the western half of the site. This makes the buildable site density 3.99 units per
acre, which will meet the LDR requirements provided for in the city’s comprehensive plan.
A schedule of product types and quantities is as follows:
55’ single family homes 69
Townhomes 94
Total Units 163
INFRASTRUCTURE
The property is currently provided with well and septic. Development of the site will require the
extension of trunk utilities.
The current concept plan proposes to construct a sanitary sewer lift station near the north of the
site. The lift station will consider service of the proposed development in addition to servicing a
sewershed of approximately 40 acres across Bluff Creek Drive in addition to servicing the
Brandl Anderson site to the north. The lift station will be outlet via a forcemain extended to the
northeast that will connect to an existing 15” sanitary sewer line near the intersection of Pioneer
Trail and Powers Boulevard. Connection to the existing sanitary sewer in this area will require
completion of the Powers Boulevard regional lift station.
The project proposes to extend a 12 inch watermain to the northeast towards the intersection of
Powers Boulevard and Pioneer Trail. Domestic water will be looped through the site and
connect to an extension of 12 inch watermain from the Brandl Anderson site to the north and in
Bluff Creek Drive, which will complete and watermain loop from the north to the northeast.
Watermain stubs for future connection to the southwest under Bluff Creek Drive and to the
southeast in Bluff Creek drive will be provided to accommodate future development
opportunities in the surrounding areas.
BLUFF CREEK CORRIDOR
The proposed development plan will not impact bluffs, Bluff Creek, ravines or wetlands. The
project will, however, require a minor amendment to the Bluff Creek Overlay District boundary
where it encroaches into flatter area of the grass field and does not coincide with bluffs and
environmentally sensitive areas. The applicant will respectfully request consideration of an
amendment to the boundary in accordance with the Bluff Creek Management Plan.