CC Staff Report 4-28-08
CITY OF
CHANHASSEN
7700 Market Boulevard
PO 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
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
1591 Park Road
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
-1.3
MEMORANDUM
TO:
Todd Gerhardt, City Manager
FROM:
Bob Generous, Senior Planner
DATE:
April 28, 2008 a~.
Liberty at Creekside .
Planning Case #05-24
SUBJ:
EXECUTIVE SUMMARY
The developer, NDI Minnesota, LLC, is requesting another one-year extension of
the preliminary plat for Liberty at Creekside to May 22,2009. This project was
originally taken through the development review process by Town & Country
Homes. However, NDI Minnesota, LLC has been the underlying property owner.
NDI Minnesota, LLC wishes to preserve the development approvals on the site. The
extension is necessary due to the current depressed market conditions for residential
development and construction, the lack of development on adjacent properties
through which access to this property must be made, and a contractual dispute
between the property owner and Mr. Jeurissen, the former property owner.
Section 18-41 of the Chanhassen City Code requires that the subdivider request final
plat approval within one year of the preliminary plat approval unless a request, in
writing, is submitted to the City requesting for good cause for an extension of the
preliminary plat. Staff can attest to the slowdown in the residential housing market.
Additionally, the right-of-way from Bluff Creek Boulevard to the adjacent property
has not been dedicated and the recording of the final plat for the Pioneer Pass
development, immediately west of the site, has not been completed, which included
the right-of-way providing access to this property.
The City and developer worked diligently to create a well-designed project with
diverse housing styles. There have been no amendments to the City Code that
would adversely affect the conditions of approval for the Liberty at Creekside
development. All the conditions of approval shall remain in force for the
development. All fees were specified as those in effect at the time of final plat
approval. Staff is recommending approval of the applicant's request for a one-year
extension to May 22,2009.
BACKGROUND
On May 29, 2007, the Chanhassen City Council approved a one year extension to
the preliminary plat.
The City of Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
Todd Gerhardt
Liberty at Creekside
April 28, 2008
Page 2 of3
On May 22, 2006, the Chanhassen City Council approved the following:
A. Rezoning of the property located within the Liberty at Creekside development with the
exception of Outlot A and the Bluff Creek Overlay District Primary Zone (Outlot D), from
Agricultural Estate District (A-2) to Planned Unit Development - Residential (PUD - R)
incorporating the development design standards contained within the staff report.
B. Preliminary Plat for Liberty at Creekside, plans prepared by Westwood Professional Services,
Inc., dated June 17,2005, revised February 3,2006, revised April 6, 2006, which may also be
revised to incorporate lots around each dwelling unit.
C. Site Plan for 146 townhouses, plans prepared by Westwood Professional Services, Inc., dated
June 17, 2005, revised February 3,2006, and revised April 6, 2006.
D. Conditional Use Permit for alterations within the flood plain and development within the Bluff
Creek Overlay District.
ACTION REQUIRED
City Council approval requires a majority of City Council present.
PLANNING COMMISSION SUMMARY
The Planning Commission held a public hearing on March 21, 2006, to review the proposed
development. The Planning Commission voted 5 to 0 to approve the proposed project.
Todd Gerhardt
Liberty at Creekside
April 28, 2008
Page 3 of3
RECOMMENDATION
Staff recommends adoption of the following motion:
"The Chanhassen City Council approves a one-year extension until May 22,2009 for the
preliminary plat for Liberty at Creekside, Planning Case #05-24."
ATTACHMENTS
1. Location Map.
2. Letter from Peter J. Brennan to Bob Generous Dated March 18,2008.
3. Reduced Copy Preliminary Plat.
4. Reduced Copy Preliminary Sketch Plan
5. 2005 Open Space, Trail and Development Areas Map.
6. Letter from Robert Generous to Shawn Siders dated May 24, 2006.
g:\plan\2005 planning cases\05-24 liberty at creekside\extension memo preliminary plat 2008.doc
Location Map
Liberty at Creekside
Planning Case No. 05-24
1500 Pioneer Trail
City of Chanhassen
NDI MINNESOTA, LLC
RECEIVED
MAR 2 0 2008
CITY OF CHANHASSEN
March 18,2008
By Fax and U.S. Mail
(952) 227.1110
Bob Generous
Senior Planner
City of Chanhassen
7700 Market Blvd
P.O. Box 147
Chanhassen, MN 55317
RE: Liberty at Creek Side
Chanhassen Planning Case No. 05-24
Request for Extension
Dear Mr. Generous:
On behalfofNDI Minnesota, LLC, I am writing to request a one (1) year extension of the
preliminary plat approval for the Liberty at Creek Side development, which I understand
would extend the current approval to May 22, 2009. This extension is necessary in light
of current depressed market condition impacting residential development and
construction, lack of development on adjoining and nearby parcels, and a contractual
dispute between NDI MN, LLC and Mr. Jeurissen.
Please let me know if you have any questions or require additional information to support
the requested extension.
Very truly yours,
.-'''~
NDI MINNESOTA, LL
Peter J. Brennan
General Counsel
cc: Jocelyn L. Knoll
12 Salt Creek Lane · Suite 200 · Hinsdale, Illinois 60521-8611 · (630) 887-1705 · Fax (630) 887-1749
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CITY OF
CHANllASSEN
7700 Market Boulevard
PO 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
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 &
tlatural Resources
Phone: 952.227.1130
. Fax: 952.227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Senior Cenler
Phone: 952.227.1125
Fax: 952.227.1110
Web Site
wmI.ci.chanhassen.mn.us
OS-d~
May 24, 2006
Mr. Shawn Siders
Town & Country Homes
7615 Smetana Lane, Suite 180
Eden Prairie, MN 55344
Re:
Liberty at Creekside
Planning Case 05-24
Dear Mr. Siders:
This letter is to confirm that on May 22, 2006, the Chanhassen City Council
approved the following:
A. Rezoning of the property located within the Liberty at Creekside development
with the exception of Outlot A and the Bluff Creek Overlay District Primary
Zone (Outlot D), from Agricultural Estate District (.~-2) to Planned Unit
Development - Residential (pUD - R) incorporating 'the development design
standards contained within this staff report. . ,,' '0
,:',: ~;-,-, :-,\'; -'-,
B. Preliminary Plat for Liberty at Creekside, plans:p~p:ired ,by Westwood
Professia~fll~eIY.t~e$tI~c., date~ June 17, 2005~3J;eYi~~d'Fe1J~ary 3, 2006,
revised APiir'6,~2006;:which may also be reyisdliojhcorporatelots around
each dweIUrig'uiiit,siibj~f:tot~e:fbllowing;9oriditi6p~:::i ..... . ....,.
'-~'" ". -, :,~.:'" ~ - -":.'::;"~~::-:' :~~~\_.'.::_';;.:':'.::~.{ "l.;>_':__-~";;.:-::/,::,,,~,:_:;,:::;_:[, - " -",':,'. -_;~ _;,: ~'- /;-, - , " -"~::" -'. __
"":,'.", ,~ ::', ...." ...::: < ' ::': >. ',,: .'.'.:....':..::.::;.';. ,,". " .:'. .". . '. . .
1. The appiicirif'sha!(pt~pare> a9Qiseanalysis;fo(noise'illat will be >....
generaf~(i;;iJyjff,~fflC'~hlligh:\Vayjt2:;;rh#'~mi1 y~i~shalrjdent1fy ': .
appropriate,noiS'e':illitigatlon' nieasur~siO'meefnoisestahdards for ..... . ' .
residential"llp,Wes:~S,'$p~Cifiec1bythe).1iftnesot~Pol1tltibri 'Control :Agency;
2. ;;;~~~~1tl~;t~~~~ ~\~~:i%~7rti~~:t~~)?~'~~::
3. The devei~p6r~h~~t>qi$6,285.dH;~si~bir;0~ion ofthe 2065AUAA.~/
.,' '~~J:~~~~
5. The d~~~jit~t:~IlK ..i~iish'K,i~~~i~tiBhtI~t(~ffdt.ih6Jand within the
Bluff cre"~~~~rt~PIS(riC! p~~~;~t~~,,;(. :" ",. ,'{< ',0,
6. Dedication of theBluff:CreekOv~t1aYJ::ljstiicrppmary zone shall be made
to the city or a conserVati9ti"~#~iJi~htsh;ill.i~1.i~'e}itablished over said
outlot(s). """)";)," . ~..>
.' , '",.;~ ",' ~'" :<:,--:>'>,:~:"/ ,'''.;-:';';~i:;~~::':'-:'.
"..!;~(:; :,~':
. ,..;_.u,_:~-:.._<_ ;."_,' ,
7. The wetland mitigation forLib~rty on Bluff Creek shall be complete
within one year of the authorized fill on Liberty on Bluff Creek.
SCANNED
L The City of Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
Mr. Shawn Siders
May 24, 2006
Page 2 of7
8. Wetland replacement shall occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420) and the conditions of the Wetland Alteration Permit for
Liberty on Bluff Creek.
9. Wetland buffers 16.5 to 20 feet in width (with a minimum average of 16.5 feet) shall be
maintained around Wetlands A and B and the constructed wetland mitigation areas.
Wetland buffer areas shall be preserved, surveyed and staked in accordance with the
City's wetland ordinance. The applicant shall install wetland buffer edge signs, under the
direction of City staff, before construction begins and must pay the City $20 per sign. All
structures shall maintain a minimum 40-foot setback from the edge of the wetland buffer.
10. Due to a secondary access through the MnDOT right-of-way (ROW) to the north in the
northeast portion of the property, the applicant will be responsible for creating or"
securing sufficient wetland mitigation for MnDOT that will meet all conditions imposed
on MnDOT and will be responsible for any and all fees associated with the redesign of
the wetland mitigation areas in MnDOT ROW. Final plat approval shall not be granted
until the wetland mitigation plan has been received and approved by the City and
MnDOT.
11. The plans shall be revised to show bluff areas (i.e., slope greater than or equal to 30% and
a rise in slope of at least 25 feet above the toe). All bluff areas shall be preserved. In
addition, all structures shall maintain a minimum 30-foot setback from the bluff and no
grading shall occur within the bluff impact zone (i.e., the bluff and land located within 20
feet from the top of a bluff).
12. All structures shall maintain a minimum 40-foot setback from the primary corridor. No
alterations shall occur within the primary corridor or within the first 20 feet of the setback
from the primary corridor.
13. The applicant shall submit a plan for the revegetation of the farmed area south of Bluff
Creek that incorporates native plants and is consistent with the City's Bluff Creek Natural
Resources Management Plan Appendix C. Special attention shall be paid to areas with
steep slopes (greater than 3:1).
14. Alterations appear to be proposed within a mapped FEMA unnumbered A Zone (100-
year floodplain). In lieu of a LOMA, the applicant shall obtain a conditional use permit
for alterations within the floodplain.
15. A storm water pollution prevention plan (SWPPP) shall be developed for the
development and shall be completed prior to applying for the National Pollutant
Discharge Elimination System permit.
16. A stable emergency overflow (EOP) shall be provided for the proposed pond. The EOF
could consist of riprap and geotextile fabric or a turf re-enforcement mat (a permanent
erosion control blanket). A typical detail shall be included the plan.
17.The plans shall show paths of access to both wetland mitigation areas as well as all
{:-?o~;'1A:ja erosion controls and restoration practices.
Mr. Shawn Siders
May 24, 2006
Page 3 of7
/
18. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All .
exposed soil areas shall have temporary erosion protection or permanent cover year
round, according to the following table of slopes. and time frames:
Type of Slope
Steeper than 3:1
10:1 to 3:1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any
exposed soil areas with a positive slope to a storm water conveyance system, such as a
curb and gutter system, storm sewer inlet, temporai-y or permanent drainage ditch or other
natural or man made systems that discharge to a surface water. .
19. Street cleaning of soil tracked onto public streets shall include daily street scraping and
street sweeping as-needed.
20. The applicant shall provide details for curbside inlet control. Wimco-type inlet controls
shall be used and installed within 24 hours of installation.
21. Typical building lot controls shall be shown on the plan. These controls may include
perimeter controls (silt fence), rock driveways, street sweeping, inlet control and
temporary mulch after final grade and prior to issuing the certificates of occupancy.
22. The proposed storm water pond shall be used as a temporary sediment basin during mass
grading. The pond shall be excavated prior to disturbing up gradient areas. Diversion
berms or ditches may be needed to divert water to the pond and a temporary pond outlet
is needed. The outlet could be a temporary perforated standpipe and rock cone. A detail
for the temporary pond outlet shall be included in the plans. Additional temporary
sediment basins may be needed or an alternate location may be needed depending upon
site conditions during rough grading.
23. The ultimate outlet from the site to Bluff Creek shall be turned to the southeast to align
with the creek.
24. Drainage' and utility easements (minimum 20 feet in width) should be provided over all
existing wetlands, wetland mitigation areas, buffer areas used as PVC and storm water
ponds. An easement adequate to provide access to the pond for maintenance purposes is
needed and should be shown on the plan.
25. At this time, the estimated total SWMP fee, due payable to the City at the time of final
plat recording, is $266,850.
26. The applicant shall apply for and obtain permits from the appropriate regulatory agencies
(e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control
Agency (NPDESPhase IT Construction Permit), Minnesota Department of Natural
Resources (for dewatering), Minnesota Department of Health, Minnesota Department of.
Transportation) and comply with their conditions of approval.
Mr. Shawn Siders
May 24, 2006
Page 4 of7
27. Tree protection fencing shall be installed prior to construction around all areas designated
for preservation and/or at the edge of proposed grading limits.
28. Silt fence or tree protection fencing shall be installed at the edge of grading around both
wetland mitigation areas.
29. A fenced access road will lead from the east mitigation area to the west mitigation area.
This will be the only access allowed to the western site. Fencing shall be placed on either
side of the access lane. After construction, the access lane shall be restored according to
the 'Preliminary Offsite Upland Planting Plan'.
30. A walk-through inspection of the silt/tree preservation fence shall be required prior to
construction.
31. No burning permits shall be issued for tree removal. All trees removed on site shall be
chipped and used on site or hauled off.
32. The applicant shall implement the 'Preliminary Offsite Upland Planting Plan' dated
9/29/05 for restoration within the Bluff Creek Overlay District.
33. The applicant shall submit a full sized 'Preliminary Offsite Upland Planting Plan' with
final plat submittal.
34. A turf plan shall be submitted to the city indicating the location of sod and seeding areas.
35. The developer shall pay full park dedication fees at the rate in force upon final plat
approval in lieu of parkland dedication.
36. The applicant shall provide all design, engineering, construction and testing services
required of the "Bluff Creek Trail." All construction documents shall be delivered to the
Park and Recreation Director for approval prior to the initiation of each phase of
construction. The trail shall be ten feet in width, surfaced with bituminous material and
constructed to meet all City specifications. The applicant shall be reimbursed for the
actual cost of construction materials for the Bluff Creek Trail. This reimbursement
payment shall be made upon completion and acceptance of the trail. and receipt of an
invoice documenting the actual costs for the construction materials utilized in its
construction.
37. The developer shall provide a sidewalk connection to the Bluff Creek trail through
private street B.
38. The developer must coordinate the location and elevation of the western street connection
with the Pioneer Pass (Peterson Property) and Degler property developments to the west
and northwest.
39. The height and length of retaining walls must be reduced to the maximum extent
possible.
" . Mr. Shawn Siders
May 24, 2006
Page 5 of7
40. The top and bottom of wall elevations must be shown on the final grading plan.
41. A building permit is required for any retaining walls four feet high or taller. These walls
must be designed by a Structural Engineer registered in the State of Minnesota.
42. The style of home and lowest floor elevation must be noted on the grading plan.
43. Typical sections for each housing style must be shown on the fim!l grading plan.
44. The final grading plan must be 50 scale so that staff can complete a full review of the
proposed grading.
45. The developer must verify the invert elevation of the sanitary sewer connection that will
be constructed with the 2005 MUSA Improvement Project.
46. The development may not proceed until the Phase n 2005 MUSA utility extension
project has been awarded.
47. Each new lot is subject to the sanitary sewer and water hookup charges and the SAC
charge at the time of building permit. The 2006 trunk hookup charge is $1,575.00/unit
for sanitary sewer and $4,078.00/unit for watermain. The SAC charge is $1,625.00/unit.
Sanitary sewer and watermain hookup fees may be specially assessed against the parcel
at the time of building permit issuance. All of these charges are based on the number of
SAC units assigned by the Met Council and are due at the time of building permit
issuance.
48. The northern access (currently shown to the Fox property) must be shifted to the east to
the MNDOT right~of-way parcel. Prior to final plat approval, the developer must contact
the Fox family to coordinate the elevation of the northern street connection at their
property line.
49. The Arterial Collector Fee shall be paid with the final plat. The 2006 fee is
$2,400/developable acre.
50. The final plans must show the new orientation for Lots 13 and 14, Block 2.
51. The site plan and final grading plan must identify the proposed 10-foot wide bituminous
trail.
c. Site Plan for 146 townhouses, plans prepared by Westwood Professional Services, Inc., dated
June 17,2005, revised February 3, 2006, revised April 6, 2006, subject to the following
conditions:
1. The developer shall enter into a site plan agreement with the City and provide the
necessary security to guarantee erosion control, site restoration and landscaping.
2. The developer shall provide a design plan that shows the coior and architectural detail for .
each unit on the site for final plat approval.
Mr. Shawn Siders
May 24, 2006
Page 6 of7
3. Walls and projections within 3 feet of property lines are required to be of one-hour fire-
resistive construction.
4.' A final grading plan and soils report must be submitted to the Inspections Division before
permits can be issued.
5. No burning permits will be issued for trees to be removed. Trees and shrubs must either
be removed from site or chipped.
6. Temporary street signs shall be installed on street intersections once construction of the
new roadway allows passage of vehicles. Pursuant to 2002 Minnesota Fire code Section
501.4.
7. A fire apparatus access road shall be designed and maintained to support the imposed
load of fire apparatus and shall be serviced so as to provide all-weather driving
capabilities. Pursuant to Minnesota Fire Code Section 503.2.3.
8. Fire apparatus access road and water supplies for fire protection is required to be
installed. Such protection shall be installed and made serviceable prior to and during the
time of construction except when approved alternate methods of protection are provided.
9. A lO-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees,
shrubs, bushes, Xcel Energy, Qwest, Cable TV and transformer boxes. This is to ensure
that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to
Chanhassen City Ordinance #9-1.
10. Submit street names to Chanhassen Building Official and Chanhassen Fire Marshal for
review and approval.
11. "No Parking Fire Lane" signs will be required on the private streets. Contact Chanhassen
Fire Marshal for exact location of sign. Pursuant to Chanhassen Fire DepartmentlFire
Prevention Policy #06-1991.
12. Staff will work with the developer on materials, colors and diversity.
13. The developer shall incorporate the twin home units as proposed in the sketch plan dated
May 8, 2006. '
D. Conditional Use Permit for alterations within the flood plain and development within the Bluff
reek Overlay District subject to the following conditions:
1. The applicant shall implement the 'Preliminary Offsite Upland Planting Plan' dated
9/29/05 for restoration within the Bluff Creek Overlay District.
2. The applicant shall submit a full-sized 'Preliminary Offsite Upland Planting Plan' with
final plat submittal.
Mr. Shawn Siders
May 24, 2006
Page 7 of7
3. The wetland mitigation for Liberty on Bluff Creek shall be constructed prior to or
concurrent with wetland impacts on the Liberty on Bluff Creek project.
4. Wetland replacement shall occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420) and the conditions of the Wetland Alteration Permit for
Liberty on Bhiff Creek.
5. Wetland buffers 16.5 to 20 feet in width (with a minimum average of 16.5 feet) shall be
maintained around Wetlands A and B and the constructed wetland mitigation areas.
Wetland buffer areas shall be preserved, surveyed and staked in accordance with the
City's wetland ordinance. The applicant shall install wetland buffer edge signs, under the
direction of City staff, before construction begins and must pay the City $20 per sign. All
structures shall maintain a minimum 40-foot setback from the edge of the wetland buffer.
Enclosed is a site plan agreement that must be executed by Town & Country Homes. . If there is a
separate property owner, they will need to sign the consent page at the end of the agreement. If
there is a separate mortgage holder, they will need to sign the mortgage holder consent page.
Return the agreement to me for city execution and recording at Carver County within 120 days
of the final plat approval. The executed site plan agreement and required security specified in
the site plan agreement shall be submitted prior to the City issuing a building permit.
Final plat documents must be submitted to the City three weeks prior to the City Council meeting
in which you wish to have your final plat approved. Enclosed is the list of items required for
submittal for final plat.
Should you have any questions, please feel free to contact me at (952) 227-1131 or
bgenerous@ci.chanhassen.mn.us.
~.
Robert Generous, AICP
Senior Planner
Enclosures
ec: Kate Aanenson, Community Development Director
Alyson Fauske, Assistant City Engineer
Lori Haak, Water Resources Coordinator
Jerry Mohn, Building Official
g:\plan\2005 planning cases\05-24 liberty at creekside\approvalletter preliminary.doc