CC Memo 9-13-07 Lot Number Clarification
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
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'II'/;w.ci .chanhassen. mn .us
MEMORANDUM
TO:
Mayor and City Council
Todd Gerhardt, City Manager
FROM:
Kate Aanenson AICP, Community Development Director
DATE:
V', \{.
~.
September 13, 2007
SUBJ:
Clarification of the Number of Lots within The Preserve
And Grading of the 151 and 2nd Additions
Planning Case 06-14
Attached is a summary of the pertinent portion of the Planning Commission and
City Council minutes relating to the number of lots which were approved for The
Preserve development.
Also attached are excerpt minutes pertaining to the subject. The entire minutes
are available on the City's web site at www.ci.chanhassen.mn.us under Agendas
and Minutes.
GRADING
The Preserve at Bluff Creek 1st Addition final grading plan includes a retaining
wall along the east property line, approximately 280 feet long with a maximum
height of 12 feet. The grading revisions for The Preserve at Bluff Creek 2nd
Addition approved on September 10, 2007 now show a 245 foot long wall with a
maximum height of seven feet. The Dorsey property to the east is higher than
The Preserve development at this location.
The grading changes resulting from the construction of this retaining wall will
result in better drainage patterns on the lots adjacent to the wall. Specifically,
steep grades from the back of the lots down to the building pad will be eliminated,
reducing the likelihood of backyard drainage problems in the future. Construction
of this retaining wall also allows for greater separation between the backyard
drainage swale and the future homes.
CITY MANAGER'S COMMENTS
In order to clarify the number of lots within The Preserve development, staff has
accumulated over 30 hours of time reviewing reports, minutes, plans, and having
discussions with the developer and consultant. Our findings show that the
development has followed the terms and conditions approved by the City Council
between the preliminary and final plat. If you have additional questions regarding
this issue, please do not hesitate to call me.
The City 01 Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play
The Preserve Lot Clarification
September 13, 2007
Page 2
ATTACHMENTS
1. Summary of Planning Commission and City Council Minutes.
2. Preliminary Plat dated 3/17/06.
3. Preliminary Plat with staff notes (in red) showing revisions.
4. Final Plat/Construction-Overall Grading and Erosion Control Plan dated
6/5/06.
5. Pad size graphic dated 6/19/06.
g:\plan\2006 planning cases\06-14 the preserve\lIoyd response\cover leller.doc
On April 18. 2006, the Planning Commission conducted a public hearing for The Preserve, Planning Case No.
06-14. A discussion pertaining to Lots 1-5, Block 1, took place. Staff initially recommended these lots be
eliminated. The Chair of the Planning Commission asked the applicant:
"McDonald: Okay, then let me ask you this. You're okay with eliminating Lots 1 and 2, Block 11.
Dan Herbst: As long as we can pick those up someplace else in the project. What I'm trying to save is 155
homes.
McDonald: Okay. And what you want us to maybe soften up in our language is Lots 1 through 5 and what I'm
hearing from staff is that they're willing to continue a dialogue there to try to reach some kind of agreement. "
The condition of approval stated: "The applicant will work with staff to discuss eliminating Lots 1 and 2,
Block 11, and Lots 1 through 5, Block I."
On Mav 8. 2006, the City Council reviewed the application meeting. The following was stated:
"Kate Aanenson: ............ ..So the issue there, which hasn 't been completely resolved is obviously they 'd like
to get those plats and legitimate lots is kind of working out some of the compensation for eliminating these lots
so that's still in discussion and we haven't resolved that yet and that would be something that we work out
between now and final plat............. "
"Kate Aanenson: I'd like to get some clarification on 60, 61 and 62. And that's the park commission's
recommendation and we have in our condition of approval, 31 that says that we work with the staff to discuss
eliminating 1 to 2. I think there's concurrence on that but we're negotiating on those outlots 1 through 5.
Mayor Furlong: So we want to keep, so you're saying that there's some conflict with those?
Kate Aanenson: Yeah, because the other one says they're eliminated and you know, so if you eliminate it, then
we've kind of..
Mayor Furlong: 31 provides better.
Kate Aanenson: Right, so I think 31 works better, right. "
Condition 31 which is being referred to in the above discussion stated: "The applicant will work with staff
to discuss eliminating Lots 1 and 2, Block 11, and Lots 1 through 5, Block I."
At both the Planning Commission and City Council meetings, the proposal was approved with 155 lots.
Conclusion of discussions between staff and the applicant:
Lots 1 through 5, Block 1, were eliminated to allow for a park and trail head. Outlot C, which was intended to
be a private open space owned by a Homeowners Association, was converted into a lot and one lot was added to
Block 4 for a total number of 152 Lots.
The following pages contain discussions at both the Planning Commission and City Council meetings
pertaining to Lots 1 through 5, Block 1.
April 18, 2006 Planning Commission meeting:
PUBLIC HEARING:
THE PRESERVE: REQUEST FOR REZONING FROM A2 TO PUD-R; SUBDIVISION OF
APPROXIMATELY 80 ACRES INTO 156 SINGLE FAMILY CLUSTER LOTS; SITE PLAN
REVIEW; CONDITIONAL USE PERMIT FOR DEVELOPMENT WITHIN THE BLUFF CREEK
OVERLAY DISTRICT FOR CROSSING BLUFF CREEK; AND VARIANCES ON PROPERTY
LOCATED AT 1630 LYMAN BOULEVARD. APPLICANT THE PEMTOM LAND COMPANY.
PLANNING CASE NO. 06-14.
Papke: I guess I'll start. First of all, on page, I just have a question. A clarification question. On page 6 of the
staff report, the second paragraph under subdivision review you state that Lots 1 and 2, Block 2 will be
eliminated. Should that be, is that Block II?
Aanenson: Yes, that should be Block 11, thank you.
Papke: Okay. It was inconsistent throughout. I just want to make sure I got that right. The other set you're
talking about are Block 1, Lots 1 through 5, which is down along Street M. Now if, now this street currently
goes, would go to nowhere in essence if this moves forward?
Aanenson: Well our concern with that is, obviously there is some value attached to that but it ties into industrial
park, so for planning purposes you have a neighborhood, it has interesting views. Looking towards the creek,
but we've also guided that property for industrial so you have all that industrial traffic. We talked about that
loop road that would tie from here into Audubon. I'm just not sure that's the best place for a neighborhood, so
we'd like to be able to work with the applicant and find some way to remove those lots.
Papke: So if we do indeed, we move those lots, I would take it we would remove the, what was we called it, the
eyebrow that goes in there?
Aanenson: Yeah. Yes, because ultimately this street needs to provide access to the industrial park.
Papke: Right.
Aanenson: That was part of the AUAR and that would be privately built. That's approximately the touch down
point which was one of the issues that was in the letter about spacing and all that but from a planning
perspective that eyebrow, those lots kind of sitting there, while they have good views, they're not really a part
of the neighborhood. The association and we think it'd be better to put the pond, the trail head and some of
those other features there and again it comes down to economics.
Dan Herbst: .................. .So if we take out the 5 lots here, which is part of our plan. I believe it was guided
residential, we lose $750,000 that's got to be absorbed someplace else. There is a potential chance in the future
with a market study going on, and I don't know if it's a long shot or a short shot. Kate can talk about that, that
maybe some of the Degler West property could have some residential uses and this would tie in with that. Mid
&l not want to and we cannot afford tolose those 5 lotsl The other 2 lots up in the open space area, we do want
to allow that private park area to open up some more so we need to figure out, with your help, how we can keen
[55 lots on this sitd Otherwise the consumer is going to have the ramifications that I just mentioned to you.
And everything is very costly in this business. We are going to pay at the time of plat, almost $900,000 to you
in cash park fees. So to say I'd like a trail head and parking here, and at the same time you're extracting
$900,000 from the site, there's something unfair about that you know. If the park is a half a mile down the way
and you're asking us to pay park fees, and you're asking us to give to the public domain $7 million dollars of
our land of 45 acres, I'm asking you to help us. We've got to come to a fair resolution. ~e need those 7 lots to'
make this neighborhood work. And if you want to be sensitive about what the consumer's going to have to p~~
h' S' ,. . . h 1 I
ere. 0 It s very': Imp-ortant to us to mamtam t ose ots. '-.:.00... 00' 00 00.....................................
Dan Herbst: Okay. And then the critical one to us is, I think it's item 31. If you take those 7 lots out, you have
all the ramifications I just brought to you and it makes it a very difficult project for us to do economically and...
McDonald: Is this something that should be negotiated with staff?
~anenson: This is something that I made that clear at the beginning and I certainly appreciate Mr. Herbst. We
know that there's an economic value but from the beginning when we worked on this project, I just want td
Jnake clear, we're talking about open space. You can't build in the creek. It always get thrown into the de~sity~
but you can't build in the creek, so there's some value when we talk, it's a little inflated so we have to keep that
in mind. Obviously we recognize, and I said at the beginning, there is value in those 3 lots, or 5 lots on that
north side. We recognize that. Whether or not this property gets zoned to the other, on the other side, I don~
know. You know we agree there's some economic value and that's why we say we'd like to work that outr
lYou can give your recommendation or hold it in abeyance but I think that's something we still want to work ou~
rith them. There's not only the economic value, but we also, there's a lift station there that we think long terrrf
might be a negative impact to those homes too, and that's a concern for us. That becomes a city issue so wr
thought by... we have to obviously come to a reasonable solution there for economics so putting the ponding
lhere. Putting the trail head provides an opportunity to not put houses in there, in a sub situation. Sub pate
~ituation and make them, I don't know if we can make them totally whole, but trY. to make them whole o.n thJ
~alue of those lots and we'd like to still continue that discussionf
Dan Herbst: Appreciate that discussion. Again I would still like to consider you to keeping those lots there on
a, leaving on a conditional basis in the event the land is changed. Lift stations are behind multi million dollar
houses on Lake Minnetonka. They're all around Lake Minnewashta. They're not a negative. They can be
landscaped and screened, and that's, those 5 lots are very, very important to us so.
McDonald: Okay', then let me ask you this. You're okay. with eliminating Lots 1 and 2, Block 11'
Dan Herbst: As long as we can Rick those up- someRlace else in the Rroject. What I'm trY.:ing to save is 155,
homes'
McDonald: Okay. And what you want us to maybe soften up in our language is Lots 1 through 5 and what I'm
hearing from staff is that theY.:'re willing to continue a dialo@e there to trX to reach some kind of agreementr
Dan Herbst: Sounds good.
McDonald: Okay, so what we can do is we can take out Lots 1 and 5 and put those as being still under
discussion. Okay. Is that it then?
Dan Herbst: Thank you very much.
Papke moved, Keefe seconded that the Planning Commission recommends approval of Rezoning the land
within the Plat for The Preserve from Agricultural Estate District, A2, to Planned Unit Development-
Residential, PUD-R; approval of a Conditional Use Permit to permit development within the Bluff Creek
Overlay District and alterations within the flood plain; and approval of the Preliminary Plat for "The
Preserve"i creating 155 lots, 15 outlots and right-of-way for public streets, plans prepared by Westwood
Professional Services, Inc., dated 3-17-06 subject to the following conditions:
~The applicant will work with.staff to discuss eliminating Lots 1 and 2, Block 11, and Lots 1 througll
~, Block 1 J
May 8, 2006 City Council meeting:
THE PRESERVE. 1630 LYMAN BOULEVARD. APPLICANT THE PEMTOM LAND COMPANY:
REQUEST FOR REZONING FROM A2 TO PUD-R: SUBDIVISION OF APPROXIMA TEL Y 80
ACRES INTO 156 SINGLE FAMILY CLUSTER LOTS: SITE PLAN REVIEW: CONDITIONAL USE
PERMIT FOR DEVELOPMENT WITHIN THE BLUFF CREEK OVERLAY DISTRICT AND
ALTERATIONS WITHIN THE FLOOD PLAIN: WETLAND ALTERATION PERMIT FOR
CROSSING BLUFF CREEK: AND VARIANCES.
Kate Aanenson: .................. One of the things the city engineer was looking at too was additional storm
water pond that could be.. . benefit. So this is Audubon, so this would be that pond coming out and that would
provide some additional storage for.. .of Lyman. ~ the issue there, which hasn't been completely resolved is
obviously they'd like to get those plats and legitimate lots is kind of working out some of the compensation f01
bliminating these lots so that's still in discussion and we haven't resolved that yet and that would be something
I I
that we work out between now and final p..1!1. . . . . . . . . . . . . . ...
Kate Aanenson: I'd like to get some clarification on 60,61 and 62. And that's the park commission's
recommendation and we have in our condition of approval, pI that says that we work with the staff to discuss
~liminating 1 to 2. I think there's concurrence on that but we're negotiating on those outlots 1 through Sr-
Mayor Furlong: So we want to keep, so you're saying that there's some conflict with those?
Kate Aanenson: Yeah, because the other one says they're eliminated and you know, so if you eliminate it, then
we've kind of...
~yor Furlong~p'rovides betterJ
Kate Aanenson: Bight, so I think 31 works better, righd
Mayor Furlong: So what do we have to do? Which one is that?
Kate Aanenson: I think right now, if we just take 60,61 and 62, and 63. Let's see. Those are just
recommendations.
Mayor Furlong: Do you believe that they're covered already...
Kate Aanenson: They are covered. We already have full park and trail fees in there already, and then clearly if
we want to leave in 63, because we do want those conveyed as public property, and that would be A, B, Land
N, those outlots. We would want those conveyed as.
Mayor Furlong: So strike H and insert N.
Kate Aanenson: Yep. And then if we just put 60.
Mayor Furlong: So you're saying 60,61 and 62 are already covered in the other conditions?
Kate Aanenson: Yeah. I think we should just strike those out because they conflict with our ability to negotiate
to get that. 61?
Todd Hoffman: The trail.
Kate Aanenson: Oh, the trail construction, I'm sorry. 61 is probably not.
Mayor Furlong: 61 is.
Kate Aanenson: Yep, so you want it in, correct.
Councilman Lundquist: So you want 60 and 62 out.
Kate Aanenson: That's correct. And that gives us the ability to negotiate with the developer right now.
Councilman Labatt moved, Councilman Lundquist seconded that the City Council approve the Rezoning
of the land within the Plat for The Preserve from Agricultural Estate District, A2 to Planned Unit
Development-Residential, PUD-R; approval of a Conditional Use Permit to permit development within
the Bluff Creek Overlay District and alterations within the flood plain; and approval of the Preliminary
Plat for "The Preserve" creating '155 lot~, 15 outlots and right-of-way for public streets, plans prepared
by Westwood Professional Services, Inc., dated 3-17-06, subject to the following conditions:
61. The applicant will work with staff to discuss eliminating Lots 1 and 2, Block 11, and Lots 1 through 51
Block 1 J
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