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4 Town & Country PUDCITY OF STAFF REPORT PC DATE: 8/6/02 CC DATE: 8/26/02 R~'.vrl~.W DF, ADI,IN <: CASE #: 2002-3 PUD By: Aanenson:v l PROPOSAL: LOCATION: APPLICANT: Conceptual PUD of 88.5 acres of property for 540 residential units. East side of Audubon Road, south of Lyman Boulevard and north of Pioneer Trail (E V2 of the NE 1¼ of Section 27, Twp 116, Rng 23 West) Town & Country Homes 7615 Smetana Lane, Suite 180 Eden Prairie, MN 55344 952-253-0474 ltl PRESENT ZONING: 2020 LAND USE PLAN: A2, Agricultural EState Office/Industrial, Residential Medium Density, and Parks and Open Space ACREAGE: 87.4 acres DENSITY: SUMMARY OF REQUEST: 6.5 units/acre- gross; 8 units/acre- net Requesting Concept Planned Unit Development Approval for a townhouse project. Notice of this public heating has been mailed to all property owners within 500 feet. Lyman Blvd (C.R. 18) Bernardi Concept PUD August 6, 2002 Page 2 EXECUTIVE SUMMARY Request/proposal Town and Country Homes is requesting a rezoning to allow for a mix residential development. The subject site is 88.5 acres and is currently zoned A-2 (Agricultural Estates). The subject site, the "Bernardi" parcel, is located in the 2005 MUSA area. The applicant is seeking conceptual PUD rezoning approval. Staff recommended the PUD because this site is guided for medium density residential zoning as well as being in the Bluff Creek Overlay district. The tool that the city has to cluster density out of the primary district is the PUD. As per the PUD ordinance "approval of the concept statement shall not obligate the city to approve the final plan or any part thereof or to rezone the property to a planned unit development district." The purpose of the concept plan is to outline the issues that the applicant will have to further develop in order to proceed with preliminary subdivision and rezoning to PUD. The overall review process is anticipated to take a couple of years. Staff is not proposing to advance the MUSA any sooner than 2005. Staff is recommending that as a part of the PUD a variety of housing types (products not currently in the city) and different price points. The city does participate in the Livable Communities Act and has goals for housing diversity and affordability. As a part of this project staff is anticipating that the developer work towards achieving these goals. Co~cept PUD - What is required? The intent of the concept plan is to get an early read from the commission and council without incurring a lot of expensive. Following are the requirements for conceptual PUD approval. Sec. 20-517 General concept plan. Chanhassen City Code (a) The general concept plan for a PUD provides an opportunity for the applicant to submit a plan to the city showing the basic intent and the general nature of the entire development without incurring substantial cost. The plan shall include the following: (1) Overall gross and net density. (2) Identification of each lot size and lot width. (3) General location of major streets and pedestrian ways. (4) General location and extent of public and common open space. (5) General location and type of land uses and intensities of development. (6) Staging and time schedule for development. (b) The tentative written consent of all property owners within the proposed PUD shall be filed with the city before the staff commences review. Approval of the concept statement Bernardi Concept PUD August 6, 2002 Page 3 shall not obligate the city to approve the final plan or any part thereof or to rezone the property to a planned unit development district. (c) The final acceptance of land uses is subject to the following procedures: (1) The developer meets with the city staff to discuss the proposed developments. (2) The applicant shall file the concept stage application and concept plan, together with all supporting data. (3) The planning commission shall conduct a hearing and report its findings and make recommendations to the city council. Notice of the hearing shall consist of a legal property description, description of request, and be published in the official newspaper at least ten (10) days prior to the hearing, written notification of the hearing shall be mailed at least ten (10) days prior thereto to owners of land within five hundred (500) feet of the boundary of the property and an on-site notification sign erected. (4) Following the receipt of the report and recommendations from the planning commission, the city council shall consider the proposal. If the planning commission fails to make a report within sixty (60) days after receipt of the application, then the city council may proceed without the report. The council may approve the concept plan and attach such conditions, as it deems reasonable. Approval shall require a four-fifths vote of the entire council. Actions required £A W This project will require an Environmental Assessment Worksheet "EAW" because it will have more that 3'75 attached dwelling units. The EAW will have to address the following categories as outlined in the Environmental Quality Board Environmental Review Program: A. Identification including project name', project proposed, and project location; B. Procedural detail including identification of the RGU, EAW contact person, and instructions for the interested person wishing to submit comments; C. Description of the project, the purpose of the project, methods of construction, quantification of physical characteristic and impacts, project site description, and land use and physical features of the surrounding area; D. Resources protection measures that have been incorporated into the project design; E. Major issues sections identifying potential environmental impacts and issues that may require further investigation before the project is commenced; F. Know governmental approvals, reviews, or financing required, applied for, or anticipated and the status of any applications made, including permit conditions that may have been ordered or are being considered; and G. If the project will be can'ied out by a governmental unit, a brief explanation of the need for the project and in identification of those who will benefit for the project. Bernardi Concept PUD August 6, 2002 Page 4 Another and more comprehensive alternative to the EAW would be an Alternative Urban Area Wide Review Process (AUAR). The review would include the entire the 2005 study area. The review would include: A. A land use plan designating the existing and proposed location, intensity, and extent of use of land and water for residential, commercial, industrial, agricultural and other public and private purposes. B. A public facilities plan describing the character, location, timing, sequence, function, use, and capacity of existing and future public facilities of the local governmental unit. The public facilities plan must include at least the following parts: 1. A transportation plan describing, designating, and scheduling the location, extent, function, and capacity of existing and proposed location of public and private transportation facilities and services; and 2. A sewage collection system policy plan describing, designating and scheduling the areas to be served by the public system, the existing and planned capacities of the public system, and the standards and conditions under which the installation of private sewage treatment system will be permitted. C. An implementation program describing public programs, fiscal devices, and other actions to be undertaken to implement the comprehensive plan. The implementation plan must include a description of official controls addressing the matters of zoning, subdivision and private sewage systems, a schedule for the implementation of those controls, and a capital improvements program for public facilities. Even though not all of the property is ready to develop at this time, staff is proposing to work with this applicant and other property owners to pursue the AUAR environmental review process. Rezo~i~g Rezoning of this property to medium density or industrial would be consistent with the comprehensive plan. BACKGROUND Comprehensive plan/MUSA /Land Use Recommendations With the development of the comprehensive plan in 1999, this property was given the two land use alternatives: residential or industrial, as well as parks and open space within the Bluff Creek Corridor. The reason it was given both potential land uses was that the site has been and is farmed and is relatively flat. In calculating the city's 2020 land use designations this 80-acre site was calculated at 50 percent industrial and 50 percent Bernardi Concept PUD August 6, 2002 Page 5 medium density residential. (The city's 2020 land use for industrial zoning was estimated at 1,269 acres or 8.6 percent of ultimate commercial. If this site were to be developed as all residential, there would 40 acres less of industrial land or a reduction from 1,229 or a percentage reduction of .03 percent to 8.3 percent.) Based on the developer's calculations of net developable (71 acres) with a maximum of 8 units an acre, the maximum number of units could be 568. However all of the standards of the PUD (impervious surface, parking, etc.) must be met before it can be certain how many units can fit on the site. Again design of the housing units will be evaluated as a part of this project. Architectural design standards will be developed. Staff's direction to the applicant is to provide a variety of housing types and prices within the development. The subject site is anticipated to have municipal services beginning in 2005. There is an existing lift station at Lyman Boulevard that will service this area. A feasibility study will be required to determine where the sewer and water will be placed to serve this area and the cost of assessments. In addition, a road system will have to be developed to serve the rest of the parcels in this area. The AUAR environmental assessment will also help to determine development of the area to be studied and evaluated. Bluff Creek Overlay District A part of this site is in the Bluff Creek Overlay District. The tool used to preserve areas within the primary district is density transfers. Again this is why the staff is recommending the PUD. ANALYSIS Sewer/Water /Roads Engineering had the following comments regarding infrastructure. An east/west collector street will be required to connect the developing area with Audubon Road. The location of the collector will be dete~Tnined in the future during the preliminary plat design phase. The developer of this parcel will be responsible for building the street; however, the City will pay for the additional expense of constructing the road from a standard street to a collector. This collector street may require crossing Bluff Creek. A trunk sanitary sewer main will be needed to service the development and surrounding area. This main will be a gravity flow sewer that drains north to Lift Station #24 at the corner of Audubon & Lyman Blvd. The City has planned for the construction of this trunk sewer main in 2005 within the 5-year CIP (Capital Improvement Program). Bernardi Concept PUD August 6, 2002 Page 6 Likewise, a trunk watermain will also be required to serve the development and surrounding areas. The City has listed this trunk watermain as a 2005 project in the 5- year CIP. Building Comments a. Accessibility will have to be provided to all portions of the development and a percentage of the units may also be required to be accessible or adaptable in accordance with Minnesota State Building Code Chapter 1341. Further information is needed to determine these requirements. b. The State of Minnesota is in the process of adopting the International Building Code and revising Chapter 1306 of the Minnesota State Building Code regarding fire protection systems. It is not yet entirely clear how these changes will affect residential construction. It is important that the developer meet with the Inspections Division prior to platting the property to determine what ramifications the new codes will have on the project. c. The buildings will be required to be designed by an architect and engineer as determined by the Building Official. d. The developer and or their agent shall meet with the Inspections Division as early as possible to discuss plan review and permit procedures. Fire Marshal Comments The Fire Marshal has reviewed the above rezoning plan. In order to comply with the Chanhassen Fire Department/Fire Prevention Division, he has the following fire code or city ordinance/policy requirements. The plan review is based on the available information submitted at this time. If additional plans or changes are submitted, the appropriate code or policy items will be addressed. A 10-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, bushes, shrubs, Qwest, Xcel Energy, cable TV and transformer boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1. o When fire protection, including fire apparatus access roads and water supplies for fire protection, is required to be installed such protection shall be installed and made serviceable prior to and during the time of construction. Pursuant to 1997 Minnesota Uniform Fire Code Section 901-3. 3. In the cul-de-sacs with the center island "no parking" signs will be required. Contact Chanhassen City Fire Marshal for additional information. 4. No burning permits will be issued for trees to be removed. Trees or shrubs must be either removed from site or chipped. Bernardi Concept PUD August 6, 2002 Page 7 o , Parks Submit street names to Chanhassen Building Official and Chanhassen Fire Marshal for review and approval. Submit cul-de-sac to Chanhassen City Engineer and Chanhassen Fire Marshal for review and approval. Additional fire hydrants will be required. One will be required at the intersection of "A" Street and "B" Street; one will be required between Lots 23 and 24, and an additional hydrant will be required at the intersection of "C" Street and West 78th Street Frontage Road. The Park Commission has identified the 2005 MUSA area as "park deficient." As a part of the AUAR environmental study the park location and size for this area will be evaluated. Potential school site Staff has discussed with the applicant the possibility of a school site in this area. If the school district, as a part of their study, considers a school in this area it should be considered as a part of the AUAR. Environmental Issues Wetlands Existing Wetlands There are several existing wetland basins on-site, including both ag/urban wetlands and natural wetlands. All wetlands on-site should be delineated by a qualified wetland delineator, checked by City staff and surveyed by a registered land surveyor prior to the development of more detailed plans for this site. Wetland hnpact Avoidance, Minimization and Replacement Wetland impact avoidance, minimization and replacement must occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). The applicant should submit a wetland alteration permit application. Prior to wetland impacts occun'ing, the applicant shall obtain City approval of a wetland replacement plan. A wetland buffer 0 to 20 feet in width (with a minimum average of 10 feet) must be maintained around all ag/urban wetlands. A wetland buffer 10 to 30 feet in width (with a minimum average of 20 feet) must be maintained around all natural wetlands. Wetland buffer areas should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant must install wetland buffer edge signs, under the direction of City Bernardi Concept PUD August 6, 2002 Page 8 staff, before construction begins and must pay the City $20 per sign. All proposed trails and trail easements must be located outside of the wetland buffer area. All structures shall maintain a 40-foot setback from the edge of the wetland buffer. Bluff Creek Overlay District The site is partially within the Lowlands Region of the Bluff Creek Overlay District. This region of the overlay district is characterized by significant tracts of forest land, the highest quality wetlands in the Bluff Creek corridor and diverse wildlife habitat. The goals set forth in the Bluff Creek Watershed Natural Resources Management Plan (BCWNRMP) for the Lowlands Region are to: 1. Preserve and manage the high-quality wetland complexes, riparian areas and oak woodlands to extend the high-quality system of the Gorge Region; 2. Restore impaired ecosystems to their natural condition; and 3. Re-create natural links between major natural features within the Bluff Creek conSdor. The applicant should keep these goals in mind as a plan is developed for the site and should work with staff to achieve these goals for this property. The mapped boundaries of the primary and secondary corridors of the Bluff Creek Overlay District vary between those shown in the Plan and those included on City maps. The applicant should arrange for the boundaries to be field-verified by staff prior to the development of a more detailed plan for this site. Grading, Drainage And Erosion Control Storm Water Management The proposed development is required to maintain existing runoff rates. On-site storm water ponding must be sufficient to meet all City water quality and quantity standards. The City's Surface Water Management Plan (SWMP) shows one regional storm water nutrient trap on-site. The applicant should contact the City for information regarding the nutrient trap that was proposed in conjunction with the SWMP (BC-P6.3). Easements Drainage and utility easements should be provided over all existing wetlands, wetland mitigation areas, buffer areas used as PVC and storm water ponds. Bluffs It appears that bluffs may exist on the property. The applicant should identify all areas that meet the criteria for a bluff (the slope rises at least 25 feet above the toe of the bluff and the grade from the toe of the bluff to a point 25 feet or more above the toe of the bluff averages 30 percent or greater). All structures should be set back at least 30 feet Bernardi Concept PUD August 6, 2002 Page 9 from the top of the bluff and no vegetation may be removed or altered within the first 20 feet from the top of the bluff. Erosion Control Type III silt fence should be provided adjacent to all wetland fill areas, areas to be preserved as buffer or, if no buffer is to be preserved, at the delineated wetland edge. Any disturbed wetland areas should be reseeded with MnDOT seed mix 25 A, or a similar seed mix approved for wetland soil conditions. All upland areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched, covered with a wood-fiber blanket or sodded within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. Erosion control blanket should be installed on all graded areas with slopes steeper than 3:1. Surface Water Management Fees Water Quality Fees Because of the impervious surface associated with this development, the water quality fees for this proposed development are based on medium density residential development rates of $1,530/acre. Based on the proposed developed area of a maximum 88.5 acres, the water quality fees associated with this project are estimated at $135,405. 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. Medium density residential developments have a connection charge of $2,975 per developable acre. This results in an estimated water quantity fee of $263,288 for the proposed development. SWM2a Credits The applicant will be credited for water quality where NURP basins are provided to treat runoff from the site. This will be determined upon review of the ponding and storm sewer calculations. Credits may also be applied to the applicant's SWMP fees for oversizing in accordance with the SWMP or the provision of outlet structures. The applicant will not be assessed for areas that are dedicated outlots. No credit will be given for temporary pond areas. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $398,693. OtherAgencies The applicant shall apply for and obtain pe~Tnits from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency, Airny Corps of Engineers) and comply with their conditions of approval. Bemardi Concept PUD August 6, 2002 Page 10 Forestry The proposed natural resources preservation shown in the concept development plan is excellent because it protects all of the environmentally important areas. There are two sites protected within the overlay district, one northern and one southern. The wooded areas in the northern overlay district area are in good to excellent condition. Large, mature oaks, maples, lindens, and hickories fill the overstory of the forest with a healthy mix of species in the understory. There is a small amount of buckthom in the southeast comer of the district, but it could be easily managed and eradicated. The southern district is a mix of lindens, boxelders, maples, ash and elm also with a variety of species in the understory. This area could be left as is or actively managed to increase the number of long-lived species, such as maples and oaks. Both districts should be permanently protected by conservation easements. The development summary states that there are eight acres within the districts that are developable. These acres should be used as a density transfer. No development is recommended for the northern district. The southern district could support hiking trails or other low impact amenities, especially if it is to be actively managed as a forest in transition. Landscaping for the townhome and condominium area should include native species for overstory and foundation plantings as well as non-native, ornamental selections. Large groupings of materials will help extend the natural areas into the developed sites and create privacy for residents. A strong, boulevard tree planting element would also be an attractive element. Housing A part of the city comprehensive plan deals with housing goals and policies. The city does participate in the Livable Communities Act and has goals for housing diversity and affordability. As a part of this project, staff is anticipating that the developer work towards achieving these housing goals specifically by preparing a housing plan. The city held a Housing Summit in May of this year. The outcome of the Summit was the development of some common themes (see attachment). One common theme was that the community have "lifestyle housing where one could live, work and play." Housing should be provided with the community so that the city can be a place to live work and play. In order to have the commercial development the city also needs to develop a population base. This can be accomplished through housing diversity. Following are the city housing goals: Bernardi Concept PUD August 6, 2002 Page 11 Table 2-3 CITY INDEX BENCHMARK GOAL Affordability Ownership 37% 60-69% 30% Rental 44% 35-37% 35% Life-Cycle 34% Type (non-single 19% 35-37% 1991 Comp family detached) Plan Owner/Renter Mix 85/15% 67-75 / 25-33% 80-90 / 20-10 Density Single Family 1.5/acre 1.8-1.9/acre 1.8 Detached Multi-family 11/acre 10-14/acre 9-10 Overall Average 3.3 Zoning Options One of the major issues for the Planning Commission is the appropriate land use. Attached is the comprehensive plan land use percentages, a land use comparison of other communities and a tax capacity analysis. If this area were to be industrial, the smTounding land use also needs to be considered. A school in conjunction with housing as a possible density transfer needs to be considered in the overall mix. Density cannot be transferred with an industrial land use. The advantage of industrial uses may appear to create more taxes with less service demands. Industrial would reduce the number of children but with the multi-family maximum of 568 units, the project number of school children is 114 (a single family development projection would be i00). The advantage of multi-family is that it creates a market for additional commercial uses and housing for workers. It appears based on current tax policy "2002", multi-family would pay more taxes (see tax comparison). Bernardi Concept PUD August 6, 2002 Page 12 RECOMMENDATION Staff recommends that the Planning Commission approve the concept PUD with the following conditions: The applicant shall prepare an Alternative Urban Area Wide Review (AUAR) in lieu of an EAW. The AUAR shall study the following issues: a. Public facilities-school, park, utilities, fire station b. Environmental features-Bluff Creek Overlay District, Wetlands/bluffs c. Transportation System -Traffic/road plan d. Utilities-Sewer, Water, Storm Sewer 2. The applicant shall petition the City for city services (seWer, water, etc) 3. The applicant shall develop a housing diversity plan. , All wetlands on-site shall be delineated by a qualified wetland delineator, checked by City staff and surveyed by a registered land surveyor prior to the development of more detailed plans for this site. o Wetland impact avoidance, minimization and replacement must occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). Prior to wetland impacts occurring, the applicant shall obtain City approval of a wetland replacement plan. . A wetland buffer 0 to 20 feet in width (with a minimum average of 10 feet) must be maintained around all ag/urban wetlands. A wetland buffer 10 to 30 feet in width (with a minimum average of 20 feet) must be maintained around all natural wetlands. Wetland buffer areas should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant must install wetland buffer edge signs, under the direction of City staff, before construction begins and must pay the City $20 per sign. , All proposed trails and trail easements must be located outside of the wetland buffer area. o All structures shall maintain a 40-foot setback from the edge of the wetland buffer. , The applicant shall keep the goals for the Lowlands Region of the Bluff Creek Overlay District in mind as a plan is developed for the site and work with staff to achieve these goals for this property. Bernardi Concept PUD August 6, 2002 Page 13 10. The applicant shall an'ange for the Bluff Creek primary and secondary zone boundaries to be field-verified by staff prior to the development of a more detailed plan for this site. 11. The proposed development is required to maintain existing runoff rates. On-site storm water ponding must be sufficient to meet all City water quality and quantity standards. The applicant shall contact the City for information regarding the nutrient trap that was proposed in conjunction with the SWMP (BC-P6.3). 12. Drainage and utility easements must be provided over all existing wetlands, wetland mitigation areas, buffer areas used as PVC and storm water ponds. 13. The applicant should identify alt areas that meet the criteria for a bluff (the slope rises at least 25 feet above the toe of the bluff and the grade from the toe of the bluff to a point 25 feet or more above the toe of the bluff averages 30 percent or greater). All structures should be set back at least 30 feet from the top of the bluff and no vegetation may be removed or altered within the first 20 feet from the top of the bluff. Topographic surveys of the site shall be made. 14. Type III silt fence should be provided adjacent to all wetland fill areas, areas to be preserved as buffer or, if no buffer is to be preserved, at the delineated wetland edge. 15. Any disturbed wetland areas shall be reseeded with MnDOT seed mix 25 A, or a similar seed mix approved for wetland soil conditions. All upland areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched, covered with a wood-fiber blanket or sodded within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. Erosion control blanket should be installed on all graded areas with slopes steeper than 3:1. 16. The estimated total SWMP connection fee, due payable to the City at the time of final plat recording, is $398,693. 17. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency, Army Corps of Engineers) and comply with their conditions of approval. 18. Building Comments: Accessibility will have to be provided to all po~1ions of the development and a percentage of the units may also be required to be accessible or adaptable in Bernardi Concept PUD August 6, 2002 Page 14 bo C, do accordance with Minnesota State Building Code Chapter 1341. Further information is needed to determine these requirements. The State of Minnesota is in the process of adopting the International Building Code and revising Chapter 1306 of the Minnesota State Building Code regarding fire protection systems. It is not yet entirely clear how these changes will affect residential construction. It is important that the developer meet with the Inspections Division prior to platting the property to determine what ramifications the new codes will have on the project. The buildings will be required to be designed by an architect and engineer as determined by the Building Official. The developer and or their agent shall meet with the Inspections Division as early as possible to discuss plan review and permit procedures. 19. Fire Marshal Comments' ao A 10-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, bushes, shrubs, Qwest, Xcel Energy, cable TV and transformer boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1. b, When fire protection, including fire apparatus access roads and water supplies for fire protection, is required to be installed such protection shall be installed and made serviceable prior to and during the time of construction. Pursuant to 1997 Minnesota Uniform Fire Code Section 901-3. In the cul-de-sacs with the center island "no parking" signs will be required. Contact Chanhassen City Fire Marshal for additional information. do No burning permits will be issued for trees to be removed. Trees or shrubs must be either removed from site or chipped. eo Submit street names to Chanhassen Building Official and Chanhassen Fire Marshal for review and approval. Submit cul-de-sac to Chanhassen City Engineer and Chanhassen Fire Marshal for review and approval. Additional fire hydrants will be required. One will be required at the intersection of "A" Street and "B" Street; one will be required between Lots 23 and 24, and an additional hydrant will be required at the intersection of "C" Street and West 78th Street Frontage Road. 20. On-site storm water ponding must be sufficient to meet all City water quality and quantity standards. The City's Surface Water Management Plan (SWMP) shows one regional storm water nutrient trap on-site. The applicant should contact the Bernardi Concept PUD August 6, 2002 Page 15 City for information regarding the nutrient trap that was proposed in conjunction with the SWMP (BC-P6.3). ATTACHMENTS 1. Submittal letter and application. 2. Public hearing notice and property owners list. 3. Summary of Housing Summit. 4. Land use comparisons. ,.-TxZRY Minnesota DMsion HOMES July 3, 2002 Kate Aanenson, Planning Director City of Chanhassen 7700 Market Boulevard P.O. Box 147 Chanhassen, MN 55317 Re: Concept Plan Submittal for Bernardi Property Dear Ms. Kate Aanenson: Town and Country Homes is pleased to submit a Concept Plan Review proposal for a future residential community in Chanhassen. We are intending to acquire an 88.5 acre parcel of land fi'om Tony and Luigi Bernardi that will be brought into the MUSA in 2005. It is located on the east side of Audubon Road between Pioneer Trail and Lyman Boulevard. We have been working with city staff and local residents to get an early start on the goals and visions for this community. On May 3, 2002 we walked the site with city staff to determine the condition of the wetlands and to get a first hand look at the potential of the area. There is a creek that runs through a portion of the site that will be preserved, as well as some significant wetlands, steep slopes, and wooded areas. We met with city staff and local residents on June 26, 2002 to discuss matters concerning future Hwy 312, as well as road and utility connections to the Bernardi site and area properties. These connections to our site depend largely on the development of the adjoining properties and guidance from staff, planning commission, and city council. Our hope for this Concept Plan Review is to initiate discussion with the City on issues or concerns, and to develop strategies to work towards creating an exemplary community for the City of Chanhassen. Sin, cerely, t '~' ' ':' ~ '"!" ' \X. ~" '-- { ; --' ' Krista M. Novack Asst. PFoject ManageF - Land Development 07/02/02 14'16 FAX_.612 937 5739 CITY OF CHANHASSEN ~002 CiTY OF CHANHASSEN 7700 MARKET BOULEVARD CHANHASSEN, MN 55317 (952) 227-1100 DEVELOPMENT REVIEW APPLICATION ADDRESS: '~ : ~', ("'~ Id I?::~DDRESS: ':-'-:.'?-{ ::~ :)-: L.'-~ I': TELEPHONE: TELEPHONE (Day time) ~]~ ~ ~ Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit Vacation of ROW/Easements interim Use Permit Variance Non-conforming Use Permit '" ' Planned Unit Development* , . Rezoning We[land Alteration Permit Zoning Appeal Zoning Ordinance Amendment Sign Permits Sign Plan Review Site Plan Review* Subdivision* · ~ Notification Sign X Escrow for Filing Fees/Attorney Cost** ($50 CU P/SP R/VAC/VARANAP/Metes and Bounds, $400 Minor SUB) TOTAL FEE $ i-..i , .', A list of all property owners within 500 feet of the boundaries of the property must be included with the application. Building material samples must be submitted with site plan reviews. *Twenty-six full size folded copies of the plans must be submitted, including an 81/2'' X 11" reduced copy of transparency for each plan sheet, ** Escrow will be required for other applications through the development contract NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application. 07/02/02 14:17 FAX 612 937 5739 CITY OF CHANHASSEN ~oo3 PROJECT NAME LOCATION LEGAL DESCRIPTION PRESENT ZONING REQUESTED ZONING TOTAL ACREAGE WETLANDS PRESENT PRESENT LAND USE DESIGNATION REQUESTED LAND USE DESIGNATION / REASON FOR THIS REQUEST YES X NO This application must be completed in full and be typewritten or dearly 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 Depadment to determine the specific ordinance and procedural requirements applicab[e to your application. A determination of completeness of the application shall be made within ten business days of app[ication submittal. A written notice of application deficiencies shall be mailed to the applicant within ten business days of application. This is to certify that I am making application for the described action by the City and that ! am responsible for complying with all City requirements with regard to this request. This application should be processed in my name and ! 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 fudher 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 1 have submitted are true and correct to the best of my knowledge. The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day extension for development review. Development review shall be completed within 120 days unless additional review extensions are approved by the applicant. Si§n:: Applicant, 3 Signature of Fee Owner Date Date Application Received on Fee Paid Receipt No. The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting, If not contacted, a copy of the report will be mailed to the applicant's address. NOTICE OF PUBLIC HEARING CHANHASSEN PLANNING COMMISSION MEETING TUESDAY, AUGUST 6, 2002 AT 7:00 P.M. CITY HALL COUNCIL CHAMBERS 7700 MARKET BLVD. PROPOSAL: Conceptual Planned Unit Development APPLICANT: Town & Country Homes LOCATION' Lyman Boulevard NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, Town & Country Homes, is requesting a conceptual PUD of 88.5 acres of property for 540 residential units on property currently zoned A2, Agricultural Estate and located on the east side of Audubon Road, south of Lyman Boulevard and north of Pioneer Trail. The concept review purpose is to give clear direction for the next level of review. What Happens at the Meeting: 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 hearing through the following steps' 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 project. Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Kate at 227-t 139. 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. Notice of this public hearing has been published in the Chanhassen Villager on July 18, 2002. Lyman B'vd (C R 1t8) i,,'i ? ............ Smooth Feed SheetsTM Use template for 5160® )EAN & LOIS DEGLER 'RUSTEE OF TRUST 111 AUDUB ON RD :HANHASSEN MN 55317 )EAN & LOIS DEGLER 'RUSTEE OF'TRUST 111 AUDUB ON RD 'HANH'ASSEN MN 55317 SEVERIN H PETERSON & SHARON PETERSON 15900 FLYING CLOUD DR EDEN PRAIRIE MN 55347 / JOHN D & DURENE~.KEI'NGELHUTZ C/O KLINGEL.HJJ~ CONST CO 350 HWY,2.r2'g CHASI~.~' MN 55318 iAYLE & LOIS DEGLER 630 LYMAN BLVD '.HANHASSEN MN 55317 ~URORA INVESTMENTS LLC 215 EDINA INDUST BLVD SUITE i00 IINNEAPOLIS MN 55439 ;EORGE & CONSTANCE ST MARTIN 231 ,AUDUBON RD 'HANI-IASSEN MN 55317 'HARLES S WAGNER 401 AUDUBON RD 'H,~NHASSEN MN 55317 EVERIN Il PETERSON & H/LRON PETERSON 5900 FLYING CLOUD I)R DEN PRAIRIE MN 55347 EVERIN H PETERSON & HARON PETERSON 5900 FLYING CLOUD DR DEN PRAIRIE MN 55347 HAR JEURISSEN & IARK A & JENNIFER L JOHNSON 715 AUDUBON RD HANHASSEN MN 55317 3HN D & DURENE KLINGELHUTZ /O KLINGELHUTZ CONST CO 50 HWY 212 E HASKA MN 55318 Smooth Feed Sheets*M Use template for 5160® Mr. Jeffrey Fox Trustees of Trust Fund 5270 Howards Point Road Excelsior, MN 55331 Mr. Bruce Jeurissen 1500 Pioneer Trail Chaska, MN 55318 Mr. Gilbert Laurent Trustees of Trust 24760 Cedar Point Road New Prague, MN 55347 HOUSING SUMMIT City of Chanhassen May 23, 2002 CollllilOl! Themes To have life style housing available to live, work and play. What do you want your community to be? If you want/provide housing within the community so it can be a place to live, work and play. · A viable community where all people are invested. · Philosophy on-going and updating. · Definition Education/constant to new people moving in Engaging larger community- faith/business/government/education/in housing planning implementation. · Affirmation · Policies/zoning new · Long-term planning to make the best use of the land Group 1 Re-evaluate the cun'ent land use and zoning. - rezone to medium and high density Review park dedication in cash fees versus land taking - evaluate need in every neighborhood - work with the park commission - meet neighborhood life style needs Property tax - concern with increase for seniors Fewer land use restrictions Engage key local businesses in affordable housing issues Local official housing (champions) and support of government - Work with community leaders and business organizations - InfoxTn and educate Citizens/public of vision Staff Council Group 2 Group 3 Affirm support - constituent a dialogue - contributions Educate Define life styles affordable Define Chanhassen's needs - who and price tellers college graduates pastors age groups one size does not fit all Define options / product Means to affordable - recognize that $'s are needed Dollar sources - Faith-community - Government - Private Other - Density/zoning - Fees/but for/zero loss big help to builder Streets - Allow for nm~'ower Retention - How long to we need it? - Which parts - continue surveying - How do we keep it? Rental/long term assistance For sale/land trust, corporate inc., 2nd mortgage Property tax Ensure a range of housing types, ages, price ranges throughout the community - Take the focus off of only new construction as only affordable - Support first time owners in existing/older stock - Partner to provide classes to build renovation skills - (Hardware stores, Community Ed, etc.) City has an on-going educational process on housing - Community conversations What makes our community whole? Who needs to live here7 - List of resources, options for seniors to stay in homes (e.g. reverse mortgage), option for first time buyers - What can community agencies, businesses, individuals contribute? Habitat Banks Christmas in May - Is HRA the vehicle? Shift to active outreach/education City policies, practices, schedules, facilitate, ability of developers to produce affordable housing. Also, think housing in price range to allow lateral move within community (single family - townhome) Explore/identify/implement methods to hold housing stock (by city and business) and keep affordable for the next owner. Promote long-term planning to repurpose buildings no longer needed as schools and businesses. Locate schools in residential areas and build with the flexibility to convert. g:\plan\ka\housing\goals LAND USE COMPARISONS W19/2002 Land Use Commercial Office/industrial Office Parks & Open Space Public/Semi-Public Residential Large Lot Residential Low Density Chanhassen Andover Chaska Farmington Linc Lakes Oakdale Savage Shoreview Acres Percent Acres Percent Acres Percent Acres Percent Acres Percent Acres Percent Acres Percent Acres Percent 212 1.4% 364 1.6% 260 2.8% 98 1.1% 461 2.2% 350 5.8% 3,690 21.2% 98 1.2% 1,269 8.6% 67 0.3% 794 8.5% 330 3.7% 124 0.6% 592 9.8% 1,055 6.1% 191 2.4% 117 0.8% 0.0% 0.0% 176 2.0% 0.0% 116 1.9% 294 1.7% 60 0.7% 1,466 9.9% 32 0.1% 1,209 13.0% 275 3.1% 924 4.3% 46 0.8% 1,726 9.9% 1,463 18.0% 1,242 8.4% - 0.0% 311 3.3% 447 5.0% 3,580 16.8% 1,020 16.9% 3,861 22.2% 306 3.8% 2,247 15.2% 13,541 60.5% 1,457 15.7% 2,279 25.7% 6,268 29.5% 0.0% 0.0% 0.0% 5,473 37.1% 5,351 23.9% 2,459 26.4% 1,930 21.7% 4,802 22.6% 2,530 42.0% 3,690 21.2% 2,999 37.0% Residential Medium Density 629 4.3% 71 0.3% 0.0% 860 9.7% 71 0.3% 564 9.4% 0.0% 263 3.2% Residential High Density 398 2.7% 108 0.5% 196 2.1% 62 0.7% 108 0.5% 225 3.7% 870 5.0% 150 1.9% Mixed Use 134 0.9% - 0.0% 24 0.3% - 0.0% 0.0% 488 8.1% 385 2.2% 295 3.6% Undevelopable 1,573 10.7% 2,832 12.7% 2,590 27.8% 2,418 27.2% 4,932 23.2% 90 1.5% 1,847 10.6% 2,284 28.2% TOTAL 14,760 22,366 9,300 8,875 21,270 6,020 17,418 8,109 Land Use Commercial Office/Industrial Office Parks & Open Space Public/Semi-Public Residential Large Lot Plymouth Woodbury Edina Minnetonka Acres Percent Acres Percent Acres Percent Acres Percent 481.8 2.1% 910 4.0% 664 6.5% 1,069 6.5% 1,812.1 7.9% 2,199 9.6% 365 3.6% 468 2.8% 619.9 2.7% 0.0% 0.0% - 0.0% 0.0% 2,850 12.5% 1,209 11.8% 1,450 8.8% 3,014.2 13.2% 640 2.8% 698 6.8% 818 4.9% 1,861.0 8.1% 2,540 11.1% 0.0% 0.0% Residential Low Density 7,034.9 30.8% 10,447 45.8% 5,055 49.4% 8,323 50.3% Residential Medium Density 2,103.4 9.2% 401 1.8% 0.0% 422 2.5% Residential High Density 1,095.6 4.8% 448 2.0% 661 6.5% 327 2.0% Mixed Use 132.2 0.6% 83 0.4% 0.0% 0.0% Undevelopable 4,685.0 20.5% 2,312 10~ 1% 1,588 15.5% 3,679 22.2% TOTAL 22,840 22,830 10,240 16,556 g:\plan\bg\land use city comparison City of Chanhassen Land Use Amendment Arboretum Village Figure 4 Land Use Commercial Office/I ndustrial Office Parks & Open Space Public/Semi-Public Residential Large Lot Residential Low Density Residential Medium Density Residential High Density Mixed Use Undevelopable TOTALS 2020 Land Use Plan Existing 212 1,291 117 1,466 1,242 2,247 5,549 531 398 134 1,573 14,760 Proposed ,Change 212 0 1,269 -22 117 0 1,466 0 1,242 0 2,247 0 5,473 -76 629 98 398 0 134 0 1,573 0 14,760 - g:\plan\bg\ land use amendment Arboretum Village.xls Town & Country Land Use Scenario 1 Office/Industrial Medium Density Scenario 2 Medium Density Scenario 3 Office/Industrial Assumptions: Tax Capacity: Taxes: Fiscal Disparities: Total Acreaqe Multiplier Units/Sq. Ft. Tax Capacity Taxes 35.5 0.3 463,914 $ 463,164.00 $ 554,689.84 35.5 8 284 $ 568,000.00 $ 680,242.48 $1,031,164.00 $1,234,932.32 71 8 568 $ 1,136,000.00 $ 1,360,484.96 71 0.3 927,828 $ 927,078.00 $ 1,110,277.88 Office~Industrial valuation $50.00 per square foot, F.A.R. 0.3 Medium Density valuation based on $200,000 per unit average Office-Industrial is 1.5% for the first $150,000 and 2% thereafter. Residential 1% Based on 119.761 percent of the tax capacity Local Share 19% of taxes 40% of local share City's Share $105,391.07 $129,246.O7 $ 234,637.14 $ 258,492.14 $ 210,952.80 After Fiscal Disparities $ 63,234.64 $129,246.O7 $192,480.71 $ 258,492.14 $126,571.68 Cnan:nassen Particioation in the LivabLe Communities Act 2002 hat have wex /LCA relate to the \ /~Why~%, ~netodate~ ~Comprehensive/ / was'it\ ~ ~ ~pl~n?~ ~arte~/ // How are x5 .,-' "-.. . ~enforf~~~.': , H~ow, w //~Wha~ y does-e~ sele~ are the ~x,~oals~ Chanhassen ,t° ° 9/ ~c~p~ Why was :he _ivab e Commu nixies s:ab is'~ed? 1995 a landmark housing discrimination settlement Hollman Consent Decree was started because of a housing scarcity for the region's poor, the Hollman call the severe settlement mandated the demolition of 770 subsidized rental units in and around the Sumner-Olson/Glenwood-Lyndale projects, the largest public housing in the Upper Midwest. These units were to be distdbuteO throughout tho Motto Area. The state legislature was responding this law suit and the concentration of affordable housing in the central cities. Legislators Such as Myron Orfield were critizing the suburbs especially the southwest "fertile crescent" as discriminating against affordable housing. A bill called the Livable Communities Act was a compromise law that gave incentives to these communities that were willing to agree to set goals for housing diversity and affordability. Wha: is :'~e ..ivab e Communi-ies. Ac:? Approved by the Minnesota Legislature in 1995. The goal of the Livable Communities Act (LCA) is to stimulate housing, economic and community development in the seven- county metropolitan area. The LCA authorizes the Metropolitan Council to levy funds to create affordable housing; promote redevelopment through cleaning up pollutes sites; and to develop compact, high density neighborhoods that are both pedestrian and transit-friendly to local residents. Participation in the the LCA is voluntary. The Metropolitan Council is required to report to the Minnesota Legislature on the progress made by metro communities toward providing affordable life-cycle housing. Definition of Life-cycle and affordable housing Life-cycle housing must have enough variety in its housing stock to support the physical needs and fit the financial resources of residents throughout their lives. It includes rental units for young people, starter homes for first time homebuyers, move-up units and empty nester units. Affordability is based on the Census Bureau and federal housing subsidy standard defining a housing unit as affordable if residents living with pay 30% or less of their combined household income on housing costs. The numbers are adjusted every year. The Metropolitan Council also uses data compiled by the Department of Housing and Urban Development, mortgage eligible guidelines and housing needs. The 2002 median income is $76,700. In February 2002 owner occupied affordable was housing costing no more than 30 % of household income for families with less than 80% or Rental max.) · 1 · 2 · 3 metro area income ($61,360) - $177,000 house values affordable 50 percent or less of median income ($38,350 efficiency $621 bedroom $741 bedroom $948 bedroom $1,282 4 bedroom $1,453 1 0 r-' o o _~. 0 0 0 0 0 __.~ g o~ o O0 0 ~-o 0 o 0 °g 0 ~ 0 0 CD m 0 o 0 ~ o C~ ~o m o c) 0 0 0 - m Number of Permits _ ~ '. ITl Or) IT! CI 0 ~ 0 0 0 0 0 0 0 0 0 < 0 0 X 0 0 0 mm~ lllllll~ © '< 0 C) TM < 0 N N 0 0