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Application Lakeview City of Chanhassen Introduction U.S. Home Corporation, d/b /a Lennar is proposing to develop Lakeview in a manner that is sensitive to the environment and surrounding area. Our proposal includes 66 homes that will offer dynamic housing opportunities that accompany the creation of a fantastic new neighborhood that the City of Chanhassen will be proud of. Background/History The property was once a much larger piece of land. Improvements to public infrastructure including the upgrading of Lyman Boulevard and Construction of Highway 212 have cut this into multiple parcels. Recently a lot split was recorded that allowed the parcel that makes up this application to stand on its own. Property Description The site consists of approximately 50 acres of land nestled between Highway 212 and Lyman Boulevard. The natural topography of the site gradually slopes from North to South creating the opportunity for outstanding views of a large wetland complex and Lake Riley. A thoughtful approach to site planning helped minimize the impacts of Highway 212. While available for development, the property has sat idle for several years. City Standards • Surrounding Land Uses within 500 feet Residential developments of varying densities surround the site to the South, West, and East. To the West is a conglomeration of several acreage parcels that are not currently served by City sewer and water and have the opportunity to develop in the future. To the South is the Springfield neighborhood that follows traditional sized residential lots. To the East you will find the higher density North Bay neighborhood. North Bay is made up of attached and detached townhomes. Directly to the North is highway 212. Lakeview lends a perfect opportunity to transition the differing densities between North Bay and Springfield. • Zoning Classification The site is currently zoned Low Density Residential. We are proposing to change the zoning to Residential Low - Medium (RLM). This application is appropriate in Lakeview because nearly 50% of the land is unusable due to various easements and the large wetland complex. The change also provides the opportunity to transition density between North Bay and Springfield. 1 Lot Description The new plan follows guidelines established in the RLM zoning district. This application is appropriate in Lakeview because nearly 50% of the land is unusable due to various easements and wetlands. Lakeview will be comprised of a mix of 65', 75', and 90' wide homesites. Careful consideration was taken in planning lot sizes that will allow future residents of the Community the ability to make modifications to their home and landscape. Included on the `Site Plan' sheet is information pertaining to the impervious coverage of some of our most popular house plans. An average impervious calculation for homes on the 65' wide homesites is 2,900 square feet. The smallest proposed homesite in Lakeview allows for maximum impervious coverage of 3,165 sq ft. The difference allows the homeowner reasonable room for improvements. The average lot size allows for 4,458 sq feet of impervious coverage. The impervious calculation on the largest home we are proposing is 3,907, but would more likely be placed on the largest homesites. The maximum impervious surface will be shown on the homeowners lot survey and will be disclosed to the homeowner as they are considering a purchase. A restrictive covenant will be recorded against each homesite that will prevent the ability to exceed the maximum impervious surface. Building Plans/Product Information Extensive research on housing availability and market conditions within the City of Chanhassen has guided us in putting together a product portfolio that includes an architecturally interesting variety of homes, and price points, that meet mulitple buyer niches. • Landmark Series - Designed with efficiency in mind, the Landmark series meets the demands of today's challenging housing market by offering a fantastic value. A relatively new concept in the City of Chanhassen, the Landmark series is planned specially for 65' wide homesites. Typical footprints are 50' wide allowing the ability to maintain setbacks designated by zoning standards. A variety of houseplans and elevations make up this series offering square footages ranging from 2,200 sq ft to 2,800 sq ft plus the ability to finish the basement to add footage to the home. With families in mind, the homes include four bedrooms, a large open living space on the main level, a master suite, mud room, and three car garage. Sixty -five foot wide lots allow the ability to preserve open space without compromising the integrity of the neighborhood. An interesting streetscape will be maintained through the incorporation of a variety of elevations, materials, and color packages. Lots are arranged in a manner that will include an assortment of walk -outs, look -outs, and flats. Based on today's market research we anticipate these homes to start with pricing in the mid $300,000's. 2 • Classic Heartland Series - The recently upgraded Heartland series is designed for the 75' wide homesites with the move up buyer in mind. A variety of house plans will be offered ranging from 2,600 sq ft to 3,300 sq ft. plus the ability to finish the basement to add additional footage to the home. These well thought out plans typically include four bedrooms, a large open living space on the main level, master suite, craft room, and three car garage. No deviation from R -1 standards is requested in the large lot area. An interesting streetscape will be maintained through the incorporation of a variety of elevations, materials, and color packages. Based on today's market research we anticipate these homes to start with pricing in the upper $400,000's. Currently, we are also planning this series on the larger homesites that back up to the wetland. By offering smaller plans on the shoreland district homesites, we will allow the opportunity for those owners to do more extensive landscaping without sacrificing impervious surface regulations. The market ultimately dictates what price people looking for a new home are willing to pay and what features they want included in with that price. All house plans follow Lennar's signature "Everything you want, Everything you need" marketing platform which includes features built into the home that may typically be considered 'upgrades'. Additionally, each home will showcase Lennar's PowerSmart program that builds homes to save energy, money and the environment with state -of -the -art construction techniques and materials. Homeowners Association(s) A Homeowners Association will be established to enforce restrictive covenants and provide architectural guidelines and control. The intention of the Homeowners Association is to uphold the integrity of the neighborhood. We are electing to minimize private improvements and the maintenance responsibilities that can burden the Homeowners Association. The Association will ultimately be responsible for any areas that are not owned by the City of Chanhassen or a private lot owner. Phasing We are projecting to build through the project over the course of several years. Tentatively, phase one will consist of 32 homes starting along Lyman Blvd. working to the North. At this time we believe Phase 1 will include Block 1, Block 2, Lots 1 -19 of Block 3, and Lots 1 -2 of Block 4. It is our desire to begin development work on the initial phase as weather permits in the spring of 2011. Based on site conditions, it is likely mass grading will need to occur in one phase. Due to the volatility of today's economy and housing market it is very difficult to predict responsible project phasing. Timing and phase sizes will ultimately be dictated by market conditions and our ability to sell through finished homesites. 3 Park dedication and Open Space The City of Chanhassen has identified the need for a neighborhood park in this general area. City code requires one acre of land dedication for every 75 persons. Each single family household is assumed to have 3.5 residents. Based on this formula Lakeview will generate 231 residents (3.5 X 66) and require land dedication of 3.08 acres. Park dedication has been accommodated by providing 4.83 acres along Lyman Boulevard (Outlot B). We would like to further discuss the acquisition of the additional acreage. Sidewalk is provided on one side of the street to encourage pedestrian flow to the park. Environmental Impacts • Wetlands - A wetland application has been submitted in conjunction with the preliminary subdivision application. One large wetland complex (10.40 acres) is identified along the South East boundary of the site. The wetland delineation report suggests it to be a Type 1 wetland. The site plan is designed to have minimal impact to the existing wetland. No deviation from City ordinance related to Wetland Buffering is requested with this application. • Tree Preservation — Site planning with consideration of the existing features has allowed the development to have as little impact on trees as feasible. The existing tree canopy is made up primarily of Boxelder species that are 10 -13" in diameter. City's requirements for tree canopy area will be met trough the planting of 248 additional trees on the site. Field adjustments will be considered to help minimize the unnecessary removal of trees. • Water Quality — Water quality will be managed through the incorporation of on- site ponding and other appropriate erosion control measures. A Storm Water Pollution Prevention Plan (SWPPP) is included with this application. Lennar is committed to following stormwater policies enacted by the City of Chanhassen and the Minnesota Pollution Control Association (MPCA). Neighborhood Meetings Existing residents surrounding the Lakeview property are very important to the success of the Community. As of the date of this application we have met with the neighbors immediately to the West and intend to hold a neighborhood open house in the near future. Summary Lennar has a long history of building successful Communities in the City of Chanhassen under the names of Orrin Thompson Homes and Lundgren Bros. Construction. We are very excited for the opportunity that lends itself through the careful development of this fantastic property and ask for your support. 4 Project Team Owner : Klinglehutz, LLC Developer: U.S. Home Corporation Builder: Lennar Corporation Primary Contact: Joe Jablonski Planner/Engineer /Surveyor: Pioneer Engineering Wetland Specialist: Graham Environmental Services Landscape Architect: Pioneer Engineering Legal Council: Leonard Street and Deinard Association Manager: Community Development, Inc. Project summary (US Home/Lennar) Total Homesites — 66 Total area = 50.8428 (Gross) Density units per acre = 2.5227 DU /Acre Open Space = 24.6807 Acres 65' Wide SFD Homesites — 43 Minimum Lot Size — 9,044 sq ft 75' Wide SFD Homesites —11 Minimum Lot Size — 10,500 sq ft 90' Wide SFD Homesites — 12 Minimum Lot Size— 14,934 sq ft * * Note: All Lots within the 1000' Shoreland Overlay are a minimum of 15,000 sq ft 5