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PC Staff Report 07-06-2010PC DATE: July 6, 2010 CC DATE: July 12, 2010 REVIEW DEADLINE: August 3, 2010 CASE #: 10 -09 BY: AF, RG, TH, ML, JM, JS PROPOSED MOTION: "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. CITY OF CHANHASSEN 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. PROPOSAL /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. 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 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 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 �1 ,I 4 N 'ry a a xg� 4. y � • a U � ' =a , �q -rte• ' ^ 7 R:S3 \t 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. !i f 22 24 N _ p 10 -- _�-- -- ----------- - -__ - -- - - - -- iT !7 J] 7 b \ 19 ZI n za M J 1'. 16 Q 1 5 z v �� u 5 Z6 s zs t 1s - - _ 2 s 1U 1{ - 10 11 1] I !i 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 Quality 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 Quantity 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 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 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 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 - 25 Coverage: 35% L1 B1 1 18,5041 90 206 1 40' primary zone setback, corner lot L2 B1 13,460 80 185 1 40' primary zone setback L3 BI 12,2421 71 166 1 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 - 25'; Coverage: 35% L4 B1 11,710 70 155 1 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 131 20,252 68 210 40' primary zone setback L8 B1 18,753 68 198 40' primary zone setback L9 B 1 12,167 70 163 40' primary zone setback L10 B1 11,605 86 157 40' primary zone setback Ll l B1 11,359 86 156 40' primary zone setback L12 B1 11,326 86 153 40' primary zone setback L13 B1 11,501 86 160 40' primary zone setback L14 131 13,791 69 181 40' primary zone setback L15 B1 16,668 67 191 40' primary zone setback L16 B1 13,728 67 173 40' primary zone setback L17 B1 12,517 67 159 40' primary zone setback L18 B1 12,976 67 164 40' primary zone setback L19 B1 13,297 67 163 40' primary zone setback L20 B1 11,739 67 150 40' primary zone setback L21 B1 13,702 57 165 40' primary zone setback L22 B1 14,285 70 187 L23 BI 70 70 195 L24 B1 15,523 70 192 L25 B1 11,799 67 159 L26 131 12,497 64 153 L27 B1 15,288 64 165 L28 BI 12,173 64 149 L29 B1 10,310 70 139 L30 B1 9,972 72 138 L31 B1 9,972 72 138 L32 B1 10,081 71 137 L33 B1 10,439 69 135 L34 B1 10,628 81 136 L35 B1 13,141 103 134 Corner lot L1 B2 13,449 90 152 Corner 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 Ll l 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 13,404 77 144 Corner lot L34 B2 15,152 92 175 Corner 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 Corner lot L1 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 * 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 corner 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 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 L11 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 primary zone and storm water pond Outlot D 18,232 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 front of the lot on a corner 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 y . ��; J 1 Watland6 Wetland A 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 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 1 through 3, Block 1. i. 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 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 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 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 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 corners 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 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 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. 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. g: \plan\2010 planning cases \10-09 pioneer pass\staff report pioneer pass.doc 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., 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 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. 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. 2 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. fl 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. 3 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. RECOMMENDATION 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 6 th day of July, 2010. CHANHASSEN PLANNING COMMISSION ffix Its Chairman Ll Planning Case No. I U — ( PLEASE PRINT CITY OF CHANHASSEN 7700 Market Boulevard — P.O. Box 147 Chanhassen, MN 55317 — (952) 227 -1100 DEVELOPMENT REVIEW APPLICATION CITY OF CHANHASSEN RECEIVED JUN 0 4 2010 CHANHASSEN PLAWNG DEPT Applicant Name and Address: kN1_&M OA'ILS 7kgg AA-IAC -fit LCG�'i✓ p,P.Ar /!e1 /i . Vii✓ "S y Contact: . Aanac .SoiKs�r'dGStt20 Phone: ,trz • zz,, GrOOP! Fax: 9fjr Z 29: ool, Email: .h. 9 r est& ND. c-am NOTE Consultation with City staff is required prior to submittal, including review of development plans Comprehensive Plan Amendment t Conditional Use Permit (CUP) i2 Interim Use Permit (IUP) rJG Non - conforming Use Permit Planned Unit Development* Rezoning Sign Permits Sign Plan Review Site Plan Review (SPR)* X Subdivision" (ooO + 04x t s = imto) = 2,016 Property Owner Name and Address: G'o. ttd /L S3 Contact: (3rs4Ciq Phone: Fax: Email: bmfNf611S� ..oPG�ShA�dRlilt�l�n+lOtLLY Temporary Sales Permit Vacation of Right -of- Way /Easements (VAC) (Additional recording fees may apply) Variance (VAR) 2-C<3 Wetland Alteration Permit (WAP) Z�5 Zoning Appeal Zoning Ordinance Amendment Notification Sign -6;�! (City to install and remove) 15o X Escro Filing Fees /Attor Cost *" _$5 CU /SPR/VAC A AP etes & Bounds - $450 inor SUB 3, LK# 3177 TOTAL FEE $ 3 ,2 - oy ( zs ° c K-*aq$'2� 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 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: �O/✓z�c(- P�rsS LOCATION: -5 l00 2.& .A-2a j/I�►k. IP 11 /� gC V44C 23 L✓ - k1t- LEGAL DESCRIPTION AND PID: P60-A4 - m- i'dp Pn e"m &w&mil A-A-r Pi n 25'. o Zro7 yvD TOTAL ACREAGE: #4 MIS WETLANDS PRESENT: X YES NO PRESENT ZONING: kuq REQUESTED ZONING: E LM PRESENT LAND USE DESIGNATION: ,Sli✓[/L.�y ,�/t',/ti�G[, — ljgrS LOS✓ LLc�t'�r�ti REQUESTED LAND USE DESIGNATION: — _.S�i✓liGE�C f�/►z� Lei - A5 140- 4 REASON FOR REQUEST: L✓lMg01V - (6!t) - 4,A&4.ig ��M �s� P��.r - ...5>rr�'�ihxo�i✓r� �iT� ,�iiat�w.�l�,o�� -rte �i�rL Cri✓A Can,,ora.✓� �i� 1/y 8wFA� d6z l(� &4-Pi4 or2 h/Gk P y✓rGtGLY ra /yl.��G isr��' PAr4- G -A9&, k 1 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. _ Date Date g: \planlforms \development review application.doc SCANNED RYLAN D HOMES® 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: TWIN CITIES DIVISION 7599 Anagram Drive Eden Prairie, MN 55344 952 - 229 -6000 Office 952 - 229 -6024 Fax www.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, Mark Sonstegard Land Development Manager Twin Cities CITY OF CHANHASSEcJ RECEIVED JUN 0 4 2010 t�,HiANHASSiEN PLFl,INING DEP' SCANNED OF THE C.) THE vr I L = N C -AX c1l. 2" Se' 26, P; I" IAINNU OTA LLC FOX PROPERTIES LP PIO NO. 25M32300 RIO NO 25.0'30300 p 9 CITY (�HANHASSEN 'IVED '2 co JUN 0 4 2010,1 Z , CHANHASSEN PLAWN10 T cc 0"o ? 4\ 0 - ----------- -E ..... .. J. p d A. b 4 o , on M N ------------ L . ......... Xllle., C' J ---------- 0 t A . 0 4 4k O " A A 01 , , T DRAWN BY 7 CJK DATE 1i! REREVISIONS ft 6/04/10 lq�p/ IN �TMENTS,Lcl -4 - �ii� T; P � _ 022 114VESWEN t r . ...... .. i7i BENCHMARK BM #I: R.R. SPINE �QUIH FACE OF 1ST POKR ROLE A-1 OF D111-1 - A. 1- Or PIONEER TRAIL - ELEV - 910.34 1-0 4e O-Al Si11E 11 FEET CAD FILE. 2 1996-20EXC FIN #2: TOP ALJM A/ MONUMENT 0 - ,)IJTH PROPE PROPERTY LINE ON PROPOSED P/W LINE PROJECT N0. R T Y NANO b8 CANJM Ina: . 100 1- SCANNED "A' o" - M. EXISTING DRAINAGE I inch = 200 fe,t Its E_F� � m cc ingl. PROPOSED DRAINAGE I Inch = 200 feet z CITY OF CHANHASSEN RECEIVED BM #I: F.R. SPIKE SOUTH FACE OF ISI FOW, POLE WES OF ORfVEWAY - N. SIDE OF PIONEER TRAIT. -- ELEV.- 910.3-t NAW M CAI- JUN 0 4 2010 SM #%: TOP ALI.IM R/W AMMENT 0 SOUTH PROPER7 L ON P WISED R/W UNE . ELE— P�&� 1-1, R 88 (,AM. CHANHASSEN PLANNING DEPT SCANNED Z Z I REVISIONS I P" O'E M CT o. N IIS-20 1 Z , 1 I N s EXISTING DRAINAGE I inch = 200 fe,t Its E_F� � m cc ingl. PROPOSED DRAINAGE I Inch = 200 feet z CITY OF CHANHASSEN RECEIVED BM #I: F.R. SPIKE SOUTH FACE OF ISI FOW, POLE WES OF ORfVEWAY - N. SIDE OF PIONEER TRAIT. -- ELEV.- 910.3-t NAW M CAI- JUN 0 4 2010 SM #%: TOP ALI.IM R/W AMMENT 0 SOUTH PROPER7 L ON P WISED R/W UNE . ELE— P�&� 1-1, R 88 (,AM. CHANHASSEN PLANNING DEPT SCANNED Z Z I REVISIONS I P" O'E M CT o. N IIS-20 1 THE PRESERVE 2ND —0MON / 'TR - S E RV E AT Li.l,1 i ;;K�c1, ._1 nvvlllvly C � 1325.36 S88 °08'10'E �C I OUTLOT A R 1 c] 8, 1 ' OUTLOT 8 LJ e'ln. •Ses S[ 5 ]O��TNC j v+ + 2 3 4 5 0 \ V 7 \`8 1 C> Q 1 2 3 4 2 N� T.t \ 10 'fe \ 5 10 9 8 7 V 11 1. ��(( \ LL Iw Ci /1 S� ,�y, 12 la 13 `G o. 14 12 n \ ` 18 9 15 \ V 17 16 `G <i 18 c 1�a X14\ 15 2 21 20 17 g 3 \ (� �.' 23 22 3 3 18 ;;F;F.cI: J 24F T ' vc'rl:.'0 m S 31 19 25 30 N & 28 29 2 35 34 20 28 38 27 O 37 2 :,] 39 38 I P g 2 ;i u' :i i� ro I \I 5 t \\ S / If� i N -- roTUeoF LO1e w DRAWN BY ____pE118tfY td LO1B/ACRE ___ oveMLLwoea aDUNfOi FEET .m ADPEB m.Mv ARE SHOW THUS: REVISIONS A Will . _ aL OCRa_ 3 m"m tn.ee5 - . fits MORTOFWAY F TINO BUFF -8742 — CIEENBLVD iRO 70118 1.910 E! 8 L WPP ___ GREEN BLVD -- iROPOBEO -- K.. � — z+ie __BOBOM8ICNRMC9 _ M.M _ 5.aM ODf1AlD ZUTLDTA 1105AM M.g14 27,1M O.eW __ -0UROTB ___'__dU1fOTb -0UILOT� T4 — 311.015 ta,2a 17.161 _ e.Ta OAte IN WDTH. UNLESS OTHERNISE 21996 - PP MO I'm 6.F, PROJECT N0. MiNNfNLOTV%OTi ATBETeAfdF - - -- — mFEET — MNP4NLOTW MAT 2.1 8EUA0K FOrl00RNERtAT —Er — �VEMOE IAiARFA u.$10 �M FXONf — enE earo --- 16FEET sFEe7 a -- REnn — m FEBT 2a FEET_ 42 41 .94A O a r 23 7 \ I 24 / \ G ✓ 2 3 a 5 10 25 1 QUTLOT c 3 1z`t1 25 17 ' +8 S 1 N �, S 28 27 \ 1 171.84 433E v ( X 5 30 29 �A I S08 *5-3'48"W 32 35 34 33 31 G6°`592ESPaEP " °N ?�a3 c j 1J;y \ OUTLOTO •/ ._ NOa\fi,ASP�ON AG \\'\,\NV 6 JS vV >5c AW Nmtheut QuMlw o7tW Nonhwt QoetmA8ec8m27, Towmhiv 116, Rerye2), Cervm Couory, Mrmmoh TWtvmtotthe SoWhemtQw oEO.NwdwtQu .S,W,427.Towmhip116.Reege23, CwmCoeoty,Miu,m lyiogowtlMrtyoYMQINESOTAOEPA Th1BNTOP TRANSPOATAMONlUGHT OP WAYPLATNO.1043. eoomdieg b the —MW p1M d-4 Ceram Coamy, MimoMLL L ASSEN PLAWNING DEPT DRAWN BY IPRA r'vrn PLM DATE ORAINACE AND UTILITY EASEMENTS 6/04/10 ARE SHOW THUS: REVISIONS Hummmmum sun II «ALE IN FEET NOT TO SCALE 0 150 300 J`0 BEING 5 FEET IN WDTH. UNLESS m..1 =ISO lecl OTHERWSE INDICATED. ADJOINING SIDE LOT LINES. AND BEING 10 FEET © 0 © �.�0� IN WDTH. UNLESS OTHERNISE 21996 - PP INDICATED. ADJOINING RIGHT OF WAY LINES AND REAR LOT LINES, AS PROJECT N0. SHOYM ON THE PLAT SCANNED 21996 -20 2.1 mo�.m ©�.mo �M mulm sC ROBI NS= HIMMENUM ME Elm Hum EM� :ulm Cm�:'[lm_ ® ®� CITY OF CHANHASSEN RECEIVED JUN 0 4 2010 CHANH i V c� T N W C u s N A W m ccQ; E W C aaa o1 Z= a q ASSEN PLAWNING DEPT DRAWN BY N PLM DATE ORAINACE AND UTILITY EASEMENTS 6/04/10 ARE SHOW THUS: REVISIONS r1 II «ALE IN FEET NOT TO SCALE 0 150 300 J`0 BEING 5 FEET IN WDTH. UNLESS m..1 =ISO lecl OTHERWSE INDICATED. ADJOINING SIDE LOT LINES. AND BEING 10 FEET CAO FILE IN WDTH. UNLESS OTHERNISE 21996 - PP INDICATED. ADJOINING RIGHT OF WAY LINES AND REAR LOT LINES, AS PROJECT N0. SHOYM ON THE PLAT SCANNED 21996 -20 2.1 n SCALE IN FEE` 0 0U c JOU 1 I.Ul • 100 I'd DRAINAGE AND LT141rY EASEMENTS ARE SHOWN mul. I I _ BEING 5 FEET IN WIDTH, UNLESS OTHERMSE INDICATED, ADJOINING SIDE LOT LINES, AND BEING 10 FEET IN WDTN, UNLESS OTHERMSE INDICATED, ADJOINING RIGHT OF WAY LINES AND REAR LOT LINES, AS SHOWN ON THE PLAT. 5644 �Op P �\_ . NoM alt Qluemroril0 North — Q.-, 9.6m27, T—.Wp 116, RBOB1 C_. Comfy, M- - Aod ThgpvtoTWe Soahaet Qouta oPSa NoMmt QoubF, Salim 2l, ioTnuhip 116, R6 23, CwaC Wy. BGOOao" lyioB vaWaly ofAfIIi Moor DEPARIT18N7'OP TRANSPORTATION RIGET OF WAY PLAT NO. 1043, 6cm&,, b 110 a ded pie theao( c— co-y W— CITY OF CHANHASSEN RECEIVED JUN 0 4 2010 CHANHASSEN PLAWNING DEPT 10TATBOF L_18 B{ — —_ Dfiwm 1A IAl81Aq& 0 e011ARl FEET AEiEB LOTB 1 1161,O3J a 28.618 lore dLOCKE dLOCKJ 60r,N0 1p, 11A866 IAIJ NOMGP WAY B {Ii T11 �" - - Y,pP pKEK BLW 70,111 tA16 t2tElKBWD 81,618 LIT! 9UBPVIBpN RORDt -- M6,00! 6A51 oun.on A - 6 TD I,tea+ae b, I ,6JI 11yJ 0.110 IT.16 OA11 - ! r N LLOT A REA F,Oa 8_F, MN LOTWM -- NTB rllllk -E. Lo BEISAOK WRfgPoEA LOP - i]iFBT -_ _ —_.— -- AVBPAOF LOTAPFA 11,SIi B.P. - -' MEN RONf elOfi BEANU - 6ADfi %FEET - - - d FEET — - - -�- 6�BTN_CTL C•51nSr".1►.2.P1..[I�a1mLT31 • Mmum El MEN plu "C��CIm�C mm IBM A ON Ri Z d Z G W 5 ad � a ww a =� og z= a n Y S E pp O. ©UTLOT B� eeia -1: J / _ •• .r (,�,� �_ - V`Jl5` .. .. MB xERUm IuP4Cl,. Y ,�;, 014 BF) r "• �✓' BBBA -�_ - 151 - �C." _ .. - r/ Bw 715 :I - 6 s - y� ^ � ' � '. .. 4Y /.r "f } �71iiAT AREA -' - _ _-� `(. OLE 865.1 GTp,. .e .. N.G L +E t00YR.HWL 8654 _ _ y1y .yj — — — ° °'. I', - ,,.Z5' MITIGATION BUFFER AREA / LIMIT UNE _ a (15.3035F) - M SLQ,PE 1 ^ BCCD 6UIL6NO / 'I b' G '/q. /a6 ^�♦ /. �9' \ \ \.� o JE I g�rBACK LIMIT N NC � ... .:. ? 1'OVEUNE(\BCOD)ICT \� I,. ot " ro :4; 4 V V V\ .: .�� ✓ ' I ; Y 1 4 I � 1 1 `i it I I ,� I f{" I I �� d WETLAND TABULATION a� I WETLAND A / BM dl, F.R. SP SOUTH FACE OF IST POWER WETLAND F. / y WETLAND Z / 4 %P TOTAL WETLAND AREA 014SITE IN DE'rELOPED AREA gy p ♦ ` • N. TOTAL WETLAND IMPACT bi (WETIAIJD A k Z) _ BLw 0l /1 REQUIRED PAITIGATION (IJWC) REQUIRED MITIGATION (PVC) TOTAL REQUIRED MITIGATION PROVIDED MITIGATION (NWC) ��.� f3SSCfRe� PROVIDED MITIGATION tPVC) STORM WATER POND (OUTLOT A) PRO''ADED MITIGATION (PVC) 1 5 MITIGATION BUFFER / TOTAL PROVIDED MITIGATION �� d BM dl, F.R. SP SOUTH FACE OF IST POWER FOLE WEST OF Dk \'EW4' N. ODE OF PIONEER TRAIT ELEV.- 910.34 NPVD d8 DARM _ 6M /2: TOP ALUM tt N 11. IRC NT K' W \Y LINE L E iA SCALE IN FEET V E0 IVO 1 K -Bi916 _ ;_ OMMONWEALTH� DA E. GA / ELEV._ 913.87 NAvU 3R TLM 'LE_ 88 / _ BLw ��.� f3SSCfRe� � ip d m IBLUFFF' CREEK'BLVO �"E\ 3fsi... k�E•f Y L I - 52] S.F. 318.424 -.F 4 '0' Sl. 323. SF./7.42 AC. 4 ..F /U 11 A.C. 4 0.11 AC. 4 1 C ,F..011 AC ,4 6 SF./0,22 AC. 18445F/U42 AC. 43.124 Y AC- 11,3 3 5 F /0.35 AC. 76.891 S.F./I.76 AC. L. t IA J✓(F I \\ IS' Rm CITY CHANH ' JUN 0 4 2010 CrmlvHA SEN PLAMNING DEPT v - A NED 42 / BM dl, F.R. SP SOUTH FACE OF IST POWER FOLE WEST OF Dk \'EW4' N. ODE OF PIONEER TRAIT ELEV.- 910.34 NPVD d8 DARM _ 6M /2: TOP ALUM tt N 11. IRC NT K' W \Y LINE L E iA SCALE IN FEET V E0 IVO 1 K -Bi916 _ ;_ OMMONWEALTH� DA E. GA / ELEV._ 913.87 NAvU 3R TLM 'LE_ 88 / _ BLw ��.� f3SSCfRe� � ip m IBLUFFF' CREEK'BLVO �"E\ 3fsi... k�E•f Y L I - 52] S.F. 318.424 -.F 4 '0' Sl. 323. SF./7.42 AC. 4 ..F /U 11 A.C. 4 0.11 AC. 4 1 C ,F..011 AC ,4 6 SF./0,22 AC. 18445F/U42 AC. 43.124 Y AC- 11,3 3 5 F /0.35 AC. 76.891 S.F./I.76 AC. L. t IA J✓(F I \\ IS' Rm CITY CHANH ' JUN 0 4 2010 CrmlvHA SEN PLAMNING DEPT v - A NED 42 / BM dl, F.R. SP SOUTH FACE OF IST POWER FOLE WEST OF Dk \'EW4' N. ODE OF PIONEER TRAIT ELEV.- 910.34 NPVD d8 DARM _ 6M /2: TOP ALUM tt N 11. IRC NT K' W \Y LINE L E iA SCALE IN FEET V E0 IVO 1 K -Bi916 _ ;_ OMMONWEALTH� DA E. GA / ELEV._ 913.87 NAvU 3R TLM 'LE_ 88 / _ BLw m IBLUFFF' CREEK'BLVO �"E\ 3fsi... k�E•f Y L I - 52] S.F. 318.424 -.F 4 '0' Sl. 323. SF./7.42 AC. 4 ..F /U 11 A.C. 4 0.11 AC. 4 1 C ,F..011 AC ,4 6 SF./0,22 AC. 18445F/U42 AC. 43.124 Y AC- 11,3 3 5 F /0.35 AC. 76.891 S.F./I.76 AC. L. t IA J✓(F I \\ IS' Rm CITY CHANH ' JUN 0 4 2010 CrmlvHA SEN PLAMNING DEPT v - A NED 42 / 9M pI R ^ ;V ;E SC'VM FACE Of ICT POWER ' — — — POLE WEST OF DRIVEwaI . N SIDE K n PIGNEER TRaL - ELE\'� 914.54 NAN NI MENT 0 S 934 I r 6M pz TOP AL IM R/W MCI. OUTH 0 50 1.0 I`0 "✓ I /r'1' / 11 : ----- ELEV. 16) NAVO 8S DATUU x• LNE. JJJ , VV 4/ VFUr - -20 1 1 g 22 I 1 2 24 Q HN • `D' :, _ va /v � - �J "`?i;� / /�:✓ ' I (1J 926 � / i '956 I / ',�: 2J. .. Q. ,`` - \\\\ I N I /•._ -_ / V , 9 \ ,0 �" � L 9- J L = � 1 I s x43.3 G G � J �J \ � � \\ ,�, � z `�' 27 4ANFi V.ED SEN 1 I pp dd I I 5 n, ,. l b � �'• ' I i.` . ..._ � � Yµ ' ' '., �c :,\\ \ v ( \� . \ /f `7 Y. 2 i �°� i ,a fro �' I • 1 � w 1 �x��.l�. 1 W T ^ .4 #J / \ 4;° \� -. .\\ $ __, / O �\ as.z z is / e H\ L \ \ \ m 0. . oz a a �/ �`i �• i ' a / - / _ -`� S�y 6 , '. \., o ` � I ,�' �\ r' ' G 5 1 � \`\ W - T °,� / xi - 'C 1 / •2 ; m \ \ a Yi 1 \ f° pp 1 � f H ' J `SCANNED, DRAWN BY POND 7 CJK OLE 927.0 DATE UTL02 D 6/04/10 — ISIONS o ., � I \ t• \ ,'� . / o �)' s / ' / i N 4 2�I ��1 1 \ - ` '\ \ '� . \\ \ \'a yy2 / ' \ \ \ 1 i ♦ /� I I � m 1 );I 1 \ 1 5x5 \ M %fi \`. Vi .. ii yy, 17 - o n F 7 L�. ,. c \° :,; 9171 ;' ' / \ �,.. .. yy ':. s `• s0.5 1 \ 1. .Jar I - _. - / - ,' / •SL ;' / v " 3 1942.3 I ��t9'� ,. I 9 \8 i \ p / . /�� ( V E\ 934.6 �ry 9 ... .•. \ = 4 ��' �' � q0 CAO FILE PO ECT YR.HW 21996 -20 �; 1} 100YR.NWI� 3.3 'w t 3 ^ 7 / 1 0 21 2 N Sit. B ;y 110A 'w 5 s, J4 CITY OF CHANHASSM RECEIVED -IASSEN PLAWNG DEPT Effmal ul '1 \OLE 927.0 \\ q \\ • • • 4T Won" T M E N q g iv I MiH I ,4 r 14D z 10I 920.2 g .0 z ------ M O 0:0 W ' BLUFF -%N 1,T-j,'NE DRAW BY CJK ol B66D ILO I VID N 0 DATE 6/o4/10 0 REVISIONS .7L A f 5CALF. IN FEE1 '.: A 1.1 /, 11 too AD K l k r) h A f: I L—; 7, L"ic- It 'I Incn A IV, K t I ---, - `)4 - t, �r;v I, I ' ;r I N j , , - ii - � I e A \r�l 4 .4" \-'I' I`,-11N I )II?Fj ;i; \ y / SCANNED AI ' I ,A CAD FILE BIA Pt .RSPIKE SOL �I FACE or 1'�T POWER jL ' NEST OF ',1FIVfEWAY - 14. 51DE OF 2 1 996 -20G PIONEER TRAIL - ELEV.- M,34 NAVD "N DATILU — PR OJECT NO. 8M J2: TOP ALLIM R/W NONIUMEN1 0 SOM 21996-20 PROPERV LINE D14 PRIPOSED RIW LINE I t t FIE1. 91} 0'/ NA,0 '16 DANK 3.4 Its V) A 1q, X \\ • • • 4T Won" T M E N q g iv I MiH I ,4 r 14D z 10I 920.2 g .0 z ------ M O 0:0 W ' BLUFF -%N 1,T-j,'NE DRAW BY CJK ol B66D ILO I VID N 0 DATE 6/o4/10 0 REVISIONS .7L A f 5CALF. IN FEE1 '.: A 1.1 /, 11 too AD K l k r) h A f: I L—; 7, L"ic- It 'I Incn A IV, K t I ---, - `)4 - t, �r;v I, I ' ;r I N j , , - ii - � I e A \r�l 4 .4" \-'I' I`,-11N I )II?Fj ;i; \ y / SCANNED AI ' I ,A CAD FILE BIA Pt .RSPIKE SOL �I FACE or 1'�T POWER jL ' NEST OF ',1FIVfEWAY - 14. 51DE OF 2 1 996 -20G PIONEER TRAIL - ELEV.- M,34 NAVD "N DATILU — PR OJECT NO. 8M J2: TOP ALLIM R/W NONIUMEN1 0 SOM 21996-20 PROPERV LINE D14 PRIPOSED RIW LINE I t t FIE1. 91} 0'/ NA,0 '16 DANK 3.4 _ f , 34 1 .. OuTLOT B \ / .tea ; r r e'N // r�'• r ' 'v, r y '7 r. � \4 yFA M y \:. /li✓ fj r / \ j ; Y i / r �'• I � - 0. :.\ \ \' L�.: �" T!I F'. �1'Yt A �? 'F ter ! . 1 'cc. \. �� ;.A I. f:7 �. h I Iti' •('t=� L. .dz.. (.,r y \ '�. / `,Ar ��`�x� a Via; i Jyl 1 1 , F I } � .a •& �. 2\ 'ao. 23 24 j. ? \ T N d CITY OF C F ANHAS$EIN RE(,-1\IED m 9 . ^� 1 \`. JUN 042010 z $ t \\ \. CHANHASSEN PLANNING DEPT g \,\ l c E Z Z Z ; m -_ \\ 4- _-' � �.�., y C' " \� WTLOTb . \, � F:l;' / ��Y�' Y ,.� •: r� 2Ea sd� A 0 2 \ �• \\ :'� 135 1 :;.\ Y I ' � y I i. sp\ elw - ',1 t ' .•_.._ 'i 1 t\ 1 I I y �'S I � , d I 1 7 w, ! 4 DRAWN BY CJK DATE BENCHMARK 6/04/10 Total Upland area (excluding wetlands, bluffs, park) 35.03 ot. Total reforestation area 8.76- 1.11 p ( ac.) 7.66 a or 333,670 SF BM N 5 RIKE OL ER ' S OF IST REVISIONS Baseline Canopy coverage 3,2% or 1.11 ac. Required canopy c verage 306 lr¢es POLE NEST RIVF.C .CC PIGNEEP MAIL - EI.EV.s 9 HAVD BB DATIJM OF Minimum (one tree proWdes SF of canopy) LEGEN EM R/w MOUVMENT m SGUT11 N'- TOP ALUM n p toveroq< required ca 25% Or 6.76 a t O EXISTING 1REE 5.4'JED CROCERIY LINE ON FROPOCEO R/W t1NE. E LEV. .. 91!.67 NAVO 88 Proposed tree preservation 29.77, Or 0.33 C. TOTAL NUMBER OF TREES TO BE PLANTED IN DEVELOPMENT 306+ 37x343 TREES O EXISTING TREE REMOVED DATUM Difference in canopy coverage 7.14 G. SITE DATA TOTAL NO. OF SIGNIFICANT TREES (10" AND GREATER) 49 TREE CANOPY AREA SAVED =_ Multiplier 1'2 TOTAL NO. OF SICNiFIC.AiW TREES SAVED 18 3b.-'% TREE CANOPY AREA REMOVED Total replacement 0.94 a<. or 40,772 SF TOTAL NO. OF SIGNIFICANT TREES REMOVED }I ti3.3 - GALE w rf.E1 rOD '200 300 Total number of trees to be planted 1 tree /1,089sf = 37 trees 1 in'h , IcO f<.1 CAD FILE 21996 -2DTP SCANNED PROJECT NO. 21996 -20 t.1 "g BaF� �C3asi�� y o-� a • o Z. o x a DRAWN BY CJK DATE 6/04/10 REVISIONS CAD FILE 21996 -20TP SCANNED PROJECT NO. 21996 -20 4.2 v fxE EIVED JUN 0, 4 2010 clG a a N� e e CHANHASSENPLmmNGDEPT C N & G ` m � 2 u . cc z -23 n "g BaF� �C3asi�� y o-� a • o Z. o x a DRAWN BY CJK DATE 6/04/10 REVISIONS CAD FILE 21996 -20TP SCANNED PROJECT NO. 21996 -20 4.2 CITY OF CHANHASSEN s, RECEIVED — JUN 0 4 2010 CHANHASSEN PLANNING DEPT - — -- — -- — -- — ---- OUTLOT 2: 22 23 24 - ---------- cc 19 ? o oT 17 - - -- - - - - - - - - - - - - - - 27 34 3 8 Ci.,Tl.T (I 3o . . . . . . . . . . . . . . . :P -z - - I - I - I I 32 -- - - - - - - - - 17 12 31 2 31 20 l 3 S J DEGLER - - - - - --- - - -- 15 281 4. . . . . . . . . . 4111 16 Ul - in ` 3 -# w z C) FmnTmI `- _ i ' I -_: } ___ ; ` 3 ___ 1 I l " 4 -------- -- 2 OU110T C 12 DRAWN BY C,K DATE 6/04/10 REASIONS - Ab OHN KLINGELW 25.0221300 PIAT IESTMENTS LL D NO. 25.027' 7 q VESSTMENT LL F 2c Eiil #1: R.F. SPIKE SOVM FACE OF ISI PON R P 0. E M T O ORM-1 I .1 IR TIAll - ELIE— 1310.14 ME NAV 88 DATUM .Calf E 'R FEET CAD FILE 0o MD 300 21996-20U 8. #2: Top ALUM R/w MO IURENT 0 SO4T4 PROP ERtt Llt4E ON PROPOSED F/iV UIZ ip0 feel PROJECT NO. ELCI 311.61 NATO 88 DATUM . SCANNED 21996-20 1 5.1 -TLO 4 EE� MLO oi G fq =I PRELIMINARY LANDSCAPE PLAN J'K' 2 0 300 ✓fPf + h J w \, \ \\ \ I m6 - loo'kM rk 1TY Or ;HANHASSEN c REi 40 2 JUN 0 4 2010 Id , , \.- CHANHASSEN PLAMWI'40 DEPT 'A 5" � N 4 ew .1 Kt II g2,t rll.,!,; 27� vj j- it 61 imL"J s kt' D 2 Lj It Landscape Notes: — 7 Room M CONIFEROUS TREE PLANTING - SECTION g)�ERUOUS TREE PLANTING - SECTION LANDSCAPE DETAILS, NOTES AND SCHEDULES BDH DATE PLANTING PALETTE: 6/04/10 M I — I C0.11rO1 M" I UTIN NNAE T. 1 ROOT 1 MOMMTIUSta !E— all JFULL� Dg- 17 M MONDUNOQJ Tu. 2.VC all I O H 31 I I COMAON IUCNBERRY NORTIEm CNW OCUd.MY Q-- Sv B&B ... .. I W AU N BWE W-9 A—XBUmBB -- 2r - 06L . all i Is NUOYMELM J.,-. 9Nto�-w 20 0.0 K L m " MTEW FfUMWTASLWi MWX Q—otl _ Amru.tlwPmBN,W' 2•C.L - 3.VCAL W BAS BPRINDOW REVISIONS CAD ME 21996-20L SCANNED PROJECT No. 21996-20 6.1 C ONSERVATION DISTRI � C ao` 11360 Hwy.212 Ilk Suite 6 I 1946 '� Colgone, MN 55322 Phone 952- 466 -5230 04 4ty S'�'� http: / /www.co.carver.nm.us/SWCD /SWCD main.htnil 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. June 23, 2010 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 permit can be found at the following web site: htt]2://www.pca.state.mn.us/water/stormwater/stormwater 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 OPPORTUNITY 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 2.3. 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 Audubon Road (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 L10 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) 1 80 75 1 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 1 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 /Chanhassen, 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 /Chanhassen, Minnesota Traffic Noise Assessment Figure 1.1 Site Layout Relative to Bluff Creek and Roadways David Braslau Associates, Inc. Page 3 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 6 120 54 A speed of 65 mph was assumed on TH 212 Two -way roadway volumes on Audubon Road were based upon traffic flow data and are shown in Table 3.2. Table 3.2 Assumed AM and PM Traffic Volumes on Audubon Road (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 17 A speed of 55 mph was assumed on Audubon Road. 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. David Braslau Associates, Inc. Page 5 Pioneer Pass /Chanhassen, Minnesota Traffic Noise Assessment Figure 3.1 Receptor Site Locations David Braslau Associates, Inc. Page 6 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 Pioneer Pass /Chanhassen, Minnesota Traffic Noise Assessment Figure 4.1 Ground or Walkout Level L10 Levels (PM) David Braslau Associates, Inc. Page 8 Pioneer Pass /Chanhassen, Minnesota Traffic Noise Assessment Figure 4.2 Upper Floor LIO Levels (AM) David Braslau Associates, Inc. Page 9 Pioneer Pass /Chanhassen, 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 caulking windows and other openings will be required. David Braslau Associates, Inc. Page 10 Pioneer Pass /Chanhassen, 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 first 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 (L10 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\ pioneerpass - noiseassessment.doc David Braslau Associates, Inc. Page 11 00 Minnesota Minnesota Department of Transportation Metropolitan District Waters Edge OF 1500 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, MVDOT 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 Mn/DOT drainage permit will be required. The drainage permit application form can be found at http : /hv�vrv.dot.state.inn.ushitil ity /forins /itidex.litml 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 http: / /Nv%vNv.dot.state.nuy.us /utility /foi /index.Iitmi Please include one 11 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 Rinds 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, 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 Min/DOT 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 11" 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 pd£ format. Mn/DOT can accept the plans via e-mail at metrodevreviews.DOM( state.m mis 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 sworn, 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 cP4 of aith-e,. , 2010. LO Notary Pub ' c o �tes,ap °'. KIM T. MEUWISSEN 3 Notary Public- Minnesota 't � ,iw `� My Conn lwlon E)Oms Jan 31, 2016 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 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 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 p roject. 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 /Dian /10- 09.html If you wish to talk to someone about this project, please contact Robert Generous by Questions & email at bgenerous @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 commercial /industrial. • 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, please contact the Planning Staff person named on the notification. 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 H all 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 Agricultural Estate A2 Applicant: Ryland Homes Property North of Pioneer Trail (1600 Pioneer Trail) at Bluff Creek Drive Location: A location map is on th 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 p roject. 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 /plan /10- 09.html If you wish to talk to someone about this project, please contact Robert Generous by Questions & email at bgenerous @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 Commissi 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 commerciallindustrial. • 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, please 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 BRIAN & JESSICA DIAZ 9330 RIVER ROCK DR N CHANHASSEN, MN 55317- BRIAN P HANSON 725 WESTON RIDGE PKWY CHASKA, MN 55318 -1202 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 0 & 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 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 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 #6 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 O 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 SAINT 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 PETE RSON- JACQUES FARM LAND PHILIP W & JENNIFER A KNIGHT PRESERVE @ BLF CRK CO HOMEOWNERS 1822 COLONIAL LN #5 15900 FLYING CLOUD DR CHANHASSEN, MN 55317 -4679 4672 SLATER RD EDEN PRAIRIE, MN 55347 -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 RUSSELL C BUFALINO 577 CONCORD DR CHASKA, MN 55318 -1643 SANDRA K FAGAN 1840 FREEDOM LN #104 CHANHASSEN, MN 55317 -4663 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 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 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