3 SUB Arboretum VillagePLEASE REFER TO PLANS
DELIVERED WITH PREVIOUS PACKET
PROPO~AL~ Amixed housingdevel°pment (3g3ui~its)-~-on~isfingof=-~lU~dn~es, homes and r~m{ tow~omes on
~ Agricul~ralEs~te and
_ Arbom~ Village, Pul~ Ho~s.- - '"
~ Comprehensive Land-Use Amendmen~'nd-PrelimiUa*Planneduni:
msMential to medium densi~ resUentia~ medi~-d~ns[Wresidemid
b. Subdivisionof 120.93 acr~imo Za~itionsll
addition 24 blocks including 50~its and 5outlots .
:-' . Site Phn Renew- of 36 cl~ homes~
d. W~land Alteration .Permit- to fill ~54 acres o~etla~ds]n 2 .separ~ebasjn~
~;_ .' e. Environmental ~s~t-Wor~heet~iH-b~r~iewed a~singpoteht~lLea~fi~ental
proposed developmentma~ng
LOCATION: N~eut comer 0fHa.-5 ~d~. 41 - _ _
-- - 135
ZOmN~
· ~D LAND ~E: . N~
WATERAND SE~R: Waer ~11 be av~leM~
.'- ' been petitioned
Arboretum Village
November 14, 2000
Page 2
PHYSICAL CHARACTER:
Rolling topography, large wetland on northern
edge, two large stands of trees.
2000 LAND USE:
Low Density (north of frontage road) Medium Density,
Commercial, Institutional, Office (south of frontage road)
SUMMARY OF REQUEST
Pulte Homes is requesting a land use amendment and a rezoning to PUD-R to allow for a mixed
residential development a neighborhood commercial. The proposed development requires an
Environmental Assessment. This project includes site plan review of the 4 different products
and a subdivision of the 120.93 acres. Jim Deanovic was one of the developers of the Savaryn
property. Pulte Homes is trying to acquire the property. The rental component of the
development has been eliminated. If Pulte Homes is the developer, they are proposing 32
manor homes in place of the 32 rental units.
LEVEL OF CITY DISCRETION
The City has a relatively high level of discretion in approving rezoning, PUD's and amendments
to the PUD's because the City is acting in its legislative or policymaking capacity. A rezoning or
PUD and amendment thereto, must be consistent with the City's Comprehensive Plan.
The city's discretion in approving or denying a site plan is limited to whether or not the proposed
project complies with Zoning Ordinance requirements. If it meets these standards, the City must
then approve the site plan. This is quasi-judicial decision. The City's discretion in approving or
denying a site plan is limited to whether or not the proposed project complies with Zoning
Ordinance requirements. If it meets these standards, the City must then approve the site plan.
This is quasi-judicial decision.
PROPOSAL SUMMARY
Pulte Homes and Jim Deanovic are requesting to rezone 120.93 acres of property located at the
northeast corner of Highways 5 and 41. There are two underlying property owners, Mills Fleet
Farm and the Savaryn Estate. A portion of the Savaryn property (11 acres) is located on the west
side of Highway 41.
In the fall of 1999 this project was given conceptual approval by the city council. The
conditions of approval that were given at the time of conceptual approval included: change the
club homes along the northern portion of the site to two unit buildings and consideration of
relocation of the rental town houses. The rental units were unable to be relocated because they
Arboretum Village
November 14, 2000
Page 3
are of the type of product and the fact that they will have different homeowners associations.
Changes in the plan since conceptual approval was given, are:
1. New elevations on all buildings
2. Reduction in the number of units from 418 to 383, because of the requirement to provide
double units along the northern limits the developer was able tO capitalize on the density
transfer of the property in the Bluff Creek Overlay District.
3. Coach homes were reduced from 8 unit buildings to 4 and 6 unit buildings.
4. Guest parking was added in the Coach and Village homes.
5. The Village homes were redesigned from an "L" shaped building to 4, 6 and 8 unit
buildings to accommodate the open space.
6. Tot lots and recreation space was added per the Park and Recreation Commission in the
rental townhome area and Manor and Village home area.
7. A small wetland 0.46 acres is being proposed for mitigation on the northern portion of the
11 acres located west of State Hwy 41.
8. The rental units (32) are being proposed as manor homes.
The subject site is currently zoned A2, Agricultural Estate and RR Rural Residential. In the 1991
Comprehensive Plan, this area was given a Study Area status. It was guided as a part of the
Highway 5 Corridor study in 1995. The land use considerations for this site are low density,
office, and institutional or medium density residential. This area was brought into the MUSA in
2000; this is consistent with the city comprehensive plan. The site will be accessed via the Hwy.
5 frontage road (West 78th Street) that is being proposed with the Hwy. 5 widening. The area
east of the north/south road (Century Boulevard) was given an institutional, office or commercial
land use (2.9398 acres). This request proposes a PUD in order to mix the density and locate the
commercial from the west to the east side of Century Boulevard. This project will also require a
Comprehensive Plan Amendment.
Arboretum Villages has the following unit mix:
Club home 36 units
Manor homes 7-3 105 units
Coach homes 82 units
Villages homes 160 units
383 units
BACKGROUND
The majority of the site has been farmed. There is a large wetland to the north and eastern edge
of the site. The three smaller wetlands that are found on the southeast corner of the site have
been determined to be exempt because of past farming practices. The total amount of wetlands
for the entire site is 26.3 acres. The site has a rolling topography with a 40-foot change from the
Arboretum Village
November 14, 2000
Page 4
wetlands to the highest point. There is a home on the south comer of the property. The home is
vacant and is not habitable because it has inadequate utilities to the site (failing/failed septic and
well). On the northwest portion of the site (Parcel A) is the McAllister property (5.8) acres. The
parcel has a home and is proposed to remain as a large lot. The city recently gave this site an
interim use for 10 years to operate a petting farm. Future subdivision of the McAllister property
is possible.
To the east is Outlot K of the Meadows of Longacres, the old Dolejsi property. Lundgren
Brothers has started the process of preparing a plat for this site. As currently shown this site will
be consistent (density and lot size) with the Meadows of Longacres. Located in the middle of
Outlot K is the American Baptist Group home, which is comprised often acres. The group home
has informed the city that it is their intention to relocate to a new site. If the group home were to
be relocated it would be desirable to incorporate this property in the surrounding plat. West on
Highway 41 is the University of Minnesota Landscape Arboretum and the old Kordonowy
property, which is 60 acres. The Kordonowy site has been acquired by Westwood Church and
will be going tlu'ough site plan review in the near future. Westwood Church has petitioned the
city for sewer and water.
The development of this site is being influenced by several important policies. These policies
include the Highway 5 Corridor Study, the Bluff Creek Overlay District, the Comprehensive
Plan, the City's Zoning Ordinance, and the Livable Communities Act. Following is a summary
of each of these documents and its influence on the design of the subject site.
Highway 5 Corridor Study
The purpose of the TH 5 study was to select a preferred alignment for the northerly frontage road
to review land use and zoning alternatives along the corridor and provide design guidelines. The
purpose of the Overlay District as stated in the ordinance is to "be designed with greater
sensitivity to the environment and of generally higher quality." The purpose of the district is to:
a. "Protect creek corridors, wetland and significant stands of matures trees...
b. Promotes high quality architectural and site design...
c. Create a unified, harmonious and high quality visual environment...
d. Foster a distinctive and positive community image...especially for the Highway 5 corridor
which functions as the City's main entrance."
The study proposed that the area north of the frontage road be given a land use designation of
single family residential and the area south either medium family residential, institutional or
office use. This request proposes lowering the medium density on the south side of the frontage
road and raising the density north of the frontage road. The overall density would not exceed
Arboretum Village
November 14, 2000
Page 5
what is proposed in the comprehensive plan. This proposal is similar to what was done with the
Walnut Grove Development.
The plan also recommended the city establish the western gateway at TH 5/TH 41 by reinforcing
the "orchard grid" of plantings. The plan does propose preservation of the two significant
wooded areas on the site as well as provide perimeter landscaping.
Bluff Creek Overlay District
The Bluff Creek Corridor Study is a vision and planning document that has the following goals: 1. Protection, Restoration and Enhancement of Natural Resources
2. Acquire land to create a continuous greenway along the creek from the Minnesota river to
Lake Minnewashta
3. Create development standards that manage upstream such as mixed or cluster
development easements and alternative zoning
4. Develop educational watershed awareness program
5. Develop a Natural Resources Plan
An overlay district was created for Bluff Creek with a primary and secondary corridor. The
primary corridor boundary delineates a conservancy zone where undistributed conditions are
desired. This is the area where any type of development and/or human activity directly impacts
the morphological and biological characteristics of Bluff Creek. The secondary corridor
boundary delineates a management zone. This is the area where development and/or urban
activities directly affect the stream's upland ecosystem. The preservation and enhancement of
this area will result in a better habitat and less strain on the stream. Management practices for
this area focus on the preservation and enhancement of upland vegetation and the reduction of
peak flows.
A portion of this site falls within the primary and secondary zone. The primary zone on the east
side of TH 41 is largely in the area of the large wetland bordering the northern portion of the site
and the trees around the south edge of this wetland. The other portion of the primary zone is on
the west side of TH 41, which includes most of the Savaryn property. The City's Bluff Creek
Overlay District states that no development shall occur within the primary zone. For this reason,
staff believes that this area needs to be included within the PUD and a density transfer would be
permitted to the east side of TH 41 out of the primary zone.
The Bluff Creek Plan makes a couple of recommendations for this area including restoring the
shallow marsh and restoring the bird woods. An alternative was discussed for providing an
additional underpass just for animals under TH 5 but this was not included in the design plans.
Arboretum Village
November 14, 2000
Page 6
Highway 5 Frontage Boulevard
Much of the topography and the shape of the parcels is being driven by the location, necessary
grading and pond location for the Frontage Road. The road is being constructed as a part of the
upgrade from two to four lanes on TH 5. This road is being built and Will be used as the by-pass
during the construction of TH 5. The road also provides an east/west access alternative for local
traffic so you would not have to get on Hwy. 5. The design of the road was also approved as a
part of the Hwy. 5 corridor. The road is intended to be a boulevard with streetscape, lighting and
a trail on the north. The cross intersection currently exists between Powers Blvd. and Lake Ann
Park. The construction of the road is necessary for this site to development. The frontage road
construction will alter the topography by the amount of grading necessary, elimination of the
exempted wetlands at the comer of TH 5/41 and tree loss.
Livable Communities Act
The city signed on with the Livable Communities Act since 1995. The principles of the act state
that the city support:
1. A balanced housing supply, with housing available for people of all income ranges.
2. The accommodation of all racial and ethnic groups in the purchase, sale, rental and
location of housing within the community.
3. A variety of housing types for people in all stages of the life-cycle.
4. A community of well maintained housing and neighborhoods, including ownership and
rental housing.
5. Housing development that respects the natural environment of the community while
striving to accommodate the need for a variety of housing types and costs.
6. The availability ora full range of services and facilities for its residents, and the
improvement of access and linkage between housing and employment.
The owner occupied units will be 4 different types of products. The price range on the for sale
units range from $110,000 on the Village home to $220,000 on the Club Home. Any home sale
under $134,250'* would be considered affordable under the Metropolitan Council standards.
This project would be meeting some of the city affordable and housing diversity goals without
city financial assistance. Carver County HRA may be pursuing the purchase of few of the village
units to provide financial assistance.
**2000 Ownership housing costing no more than 30 percent of household income for families with less than 80
percent of metro area income ($54,880 max.) = $134,250 or less home value.
There is no city assistance being considered on the owner occupied units. Carver County HRA
may be acquiring a few of the village homes. Although some of the homes will be sold at a price
Arboretum Village
November 14, 2000
Page 7
that meets the housing goals there is no mechanism in place to qualify buyers. Someone making
more than the median income limits will be able to purchase a home. They are being sold at
market rate.
Planned Unit Development
The applicant is seeking a PUD in order to develop the entire site as one project. Because there
are two underlying property owners, it has always been staff's opinion that this area is best
developed as one parcel. The Savaryn parcel is very narrow and is encumbered by two wetlands
and bisected by the frontage road and TH 41. The plan incorporates good planning principles by
combining both parcels. The issue for the City to resolve is if this plan makes good use of the
PUD principles. Having earlier noted that the primary zone is on the west side of TH 41 that
density should be transferred to the east side unless the city wants to give a variance to this area
and allow it to be developed separately.
DENSITY
Net Acres NORTH Maximum Units/Acre Total units Allowed
Of 78th Street Allowed in Loxv Density ~ North of 78th Street
39 X 4 = 156
Net Acres South Maximum Units/Acre Total Units Allowed South
Of 78th Allowed in Medium Density of 78th Street
24 x 8 = 192
Right of Way for West 78th Street Boulevard - 5 acres (Credit given for dedication)
at 8 units an acre = 40 units
Total Units Allowed Total Net Acres Total Net Density Allowed
388 + 68 = 5.71
Pulte Proposal
Total Units Allowed Total Net Acres Total Net Density Allowed
383 + 68 = 5.6
Net Density North of West 78th Street
141 units -'-39 acres = 3.6
Net Density South of West 78th Street
242 units +29 acres = 8.3
Arboretum Village
November 14, 2000
Page 8
A subdivision was developed for the old Kordonowy site. This proposal, which included 57
acres, had 110 homes. This plan was never formally submitted and this property has now been
sold to Westwood Church. Therefore, with the density transfer there will be no additional homes
on the west side of TH 41. The best zoning application for this property is the PUD. The
property is two separate parcels and the PUD allows for efficient development of the site and
application of the Bluff Creek District.
ANALYSIS
Pulte Homes is requesting Preliminary PUD and Subdivision approval as well as Site Plan
Review. The proposal also requires a Wetland Alteration Permit, Conditional Use Permit and an
Environmental Assessment Worksheet.
Preliminary PUD
The following review constitutes an evaluation of the PUD request. The review criteria are taken
fi'om the intent section of the PUD Ordinance.
Section 20-501. Intent
"Plam~ed unit developments offer enhanced flexibility to develop a site through the relaxation of
most normal zoning district standards. The use of the PUD zoning also allows for a greater
variety o fuses, internal transfer of density, construction phasing, and a potential for lower
development costs. In exchange for this enhanced flexibility, the City has the expectation that the
development plan will result in a significantly higher quality and more sensitive proposal than
would have been the case with the other more standard zoning districts."
The mix of$ 4 different housing products as well as the commercial zoning makes the PUD
excellent zoning applicant. Unique design standards will be applied to the different housing
types.
Site Plan Review
The plan has $ 4 different types of units including:
1. 36 Club homes (one level town homes for active adults, 1220-2200 sq. ft., ($145,000
$185,000-$220,000),
2. :7--3 105 Manor homes (split level town homes with basement, 1200-1,600 sq. ft.,
($145,000 $165,000 $150,000-$180,000),
3. 82 Coach homes (two story town homes 1,100-1,350 sq. ft., ($112,000 $130,000
$135,000-$150,000)
4. 160 Village homes (two story town homes with tuck under garage, 900 -1,150 sq. ft.,
$100,000 $110,000 $110,000-$120,000), and
Arboretum Village
November 14, 2000
Page 9
It appears that the maximum percentage of affordable owner occupied units would be 41 percent.
Staff supports the rezoning request. The proposal is more sensitive than a standard single-family
subdivision, since the structures are shifted from the environmentally sensitive area and grouped
closer together to reduce grading and provide greater efficiency for utility installation. The PUD
also provide for common ownership and maintenance of the site.
PUD DEVELOPMENT STANDARDS
The applicant has proposed development standards in their PUD plan. Staff has reviewed these
proposals, made comments or findings, and then given the staff proposal for language to be
incorporated into the final PUD plan document.
a. Intent
The purpose of this zone is to create a PUD neighborhood commercial/mixed density-
housing zone. The use of the PUD zone is to allow for more flexible design standards
while creating a higher quality and more sensitive proposal. All utilities are required to be
placed underground. Each structure proposed for development shall proceed through site
plan review based on the development standards outlined below. A specific lighting and
sign plan shall be submitted prior to final plat.
b. Permitted Uses
The permitted uses within the neighborhood commercial zone should be limited to
appropriate commercial and service uses consistent with the neighborhood. The uses shall
be limited to those as defined herein. If there is a question as to whether or not a use meets
the definition, the Planning Director shall make that interpretation. The type of uses to be
provided on this outlot shall be low intensity neighborhood oriented retail and service
establishments to meet daily needs of residents. Such uses may include small to medium
sized restaurant (no drive-thru windows), office, day care, neighborhood scale commercial,
convenience store, churches, or other similar type and scale uses as described in the
Comprehensive Plan. No use shall exceed 5,000 square feet.
c. Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Arboretum Village
November 14, 2000
Page 10
Setback
From Collector Street
From Exterior Lot Lines
Interior Public Right-of-Way
Hard Surface Commercial
Hard Surface Coverage (Total site)
Required Minimum Proposed
50 feet 50 feet
30 feet 30 feet
30 feet 60 feet
70% Not available at this time
30 % 29 %
d. Building Materials and Design
COMMERCIAL
1. All materials shall be of high quality and durable. Brick shall be used as the principal
material and must be approved to assure uniformity with the residential uses.
2. Metal standing seam siding will not be approved except as support material to one of the
above materials or curtain wall on office components.
3. All accessory structures shall be designed to be compatible with the primary structure.
4. All roof-mounted equipment shall be screened by pitched roofs. Wood screen fences are
prohibited. Screening shall consist of compatible materials.
5. All buildings on the commercial site shall have a pitched roof line.
6. All mechanical equipment shall be screened with material compatible to the building.
RESIDENTIAL STANDARDS
The plans propose five products. Each product must conform to the following standards.
1. Club Homes (Rambler attached t~vo unit town homes)
One level town homes (with or without basement).
· Building exterior material shall be a combination of 6 4" vinyl siding and brick.
Colors used shall be earth tones such as soft gray, creamy white, pearl gray, shell white,
etc.).
· Each town house shall consist of two units. One unit will have a side-loaded garage
and the other will have a front loaded garage.
· Each unit shall utilize accent architectural features such as arched louvers, dormers, etc.
All units shall utilize asph~ fiberglass shingles.
· Each unit shall have a minimum of 1 overstory tree within its front landscape yard.
· All units shall have access onto an interior street.
· All mechanical equipment shall be screened with material compatible to the building
or landscaping.
Arboretum Village
November 14, 2000
Page 11
2. Manor Homes (three to four unit town homes) · Split level town homes with basement.
· Building exterior material shall be a combination of 6 4" vinyl siding, vinyl shakes,
brick and stone.
· Colors used shall be earth tones such as soft gray, creamy white, pearl gray, shell white,
etc.
· Each town house shall consist of three or four units. No more than two garage doors
may be adjacent to each other.
· Each unit shall utilize accent architectural features such as round louvers, dormers, etc.
· All units shall utilize asphat~ fiberglass shingles.
· Each unit shall have a minimum of 1 overstory tree within its front landscape yard.
· All units shall have access onto an interior street.
· All mechanical equipment shall be screened with material compatible to the building
or landscaping.
ge
Coach Homes
· Two Story town homes (four to six unit town homes).
· Building exterior material shall be a combination of 6 4" vinYl siding and brick.
· Colors used shall be earth tones such as soft gray, creamy white, pearl gray, shell white,
etc.
· Each town house shall consist of four or six units. Garage doors must be ~separated
from each other by entryways.
· Each unit shall utilize accent architectural features such as dormers, etc.
· All units shall utilize asphat~ fiberglass shingles.
· Each unit shall have a minimum of 1 over story tree within its front landscape yard.
· Ail units shall have access onto an interior street.
Ail mechanical equipment shall be screened with material compatible to the building
or landscaping.
4. Village Homes
· Two story town homes with tuck under garage (four to eight unit town homes).
· Building exterior material shall be a combination of 6 4" vinyl siding and brick.
· Colors used shall be earth tones such as soft gray, creamy white, pearl gray, shell white,
etc.
· Each town house shall consist of four to eight. Garage doors must be staggered.
· Each unit shall utilize accent architectural features such as dormers, bay windows,
arched windows, shutters, etc.
· All units shall utilize asphalt fiberglass shingles.
· Each unit shall have a minimum of 1 overstory tree within its front landscape yard.
· All units shall have access onto an interior street.
Arboretum Village
November 14, 2000
Page 12
All mechanical equipment shall be screened with material compatible to the building
or landscaping.
A design palette shall be approved for the entire project. The palette shall include colors
for siding, shakes, shutters, shingles, brick and stone.
Preliminary Plat ~ Subdivision
The entire property is 120.9332 acres. The proposed subdivision of the property will be in two
phases. The 1st addition includes 201 dwelling units. Lot 8, Block 1 is the common space, Lots 10
and 14, Block 2 are common space, Outlots A, B and C include the common space in the Club, and
Manor and Rental Homes. Outlot D is the 2.9398 acres of commercial property. Outlot E is 3.03
acres for open space. The 2nd addition includes 182 dwelling units which is located north of the
large wetland and Outlot F 11.0481 acres (located west on Hwy 41). 22. Staff is recommending a
Conservation Easement shall be dedicated over Outlots E and F and those areas trees shown as
preserved.
The proposed subdivision of the property is consistent with the guidelines established in the
comprehensive plan and zoning ordinance. Staff recommends that the preliminary plat be
approved with conditions outlined in the report.
Landscaping and Tree Preservation
Approximate tree canopy coverage and preservation calculations for the Pulte Homes Arboretum
Village development is as follows:
Total upland area (excluding wetlands)
Total canopy area (excluding wetlands)
Baseline canopy coverage
Minimum canopy coverage allowed
Proposed tree preservation
94.64 acres
18.0 acres
19%
20% or 19 acres
14% or 13 acres
The applicant does not meet minimum canopy coverage allowed; therefore the difference is
multiplied by 1.2 to calculate the required replacement plantings.
Difference in canopy coverage
Multiplier
Total replacement area
Total number of trees to be planted
261,360 SF or 6 acres
1.2
313,632 SF
288 trees
I
Arboretum Village
November 14, 2000
Page 13
Additional landscaping required for the development includes buffer yard plantings along West
78th Street and Highways 5 and 41. The following table summarizes the minimum requirements:
Canopy Coverage
Hwy. 41 - buffer yard B
Hw3'. 5 - buffer yard B
East property line
W. 78th St. - buffer yard
B
W. 78th St.- Blvd. Trees
Required
288 overstory
15 overstory
30 understory
45 shrubs
10 overstory
20 understory
29 shrubs
42 overstory
84 understory
126 shrubs
93 overstory
(1 per 30')
Proposed
317 overstor~,
0 overstory
105 understory
(72 evergreens)
(33 ornamentals)
24 shrubs
3 overstory
59 understory
(46 evergreens)
(13 ornamentals)
29 shrubs
57 overstory
174 understory
(114 evergreens)
(60 ornamentals)
41 shrubs
57 overstory
Buffer yards are not required along the north or east property lines. In these areas large wetland
complexes serve as natural buffers and provide several hundred feet of distance between
differing housing densities. Staff recommends that the minimum required number of overstory
trees be added to the buffer yard areas along Highways 5 and 41. Since the applicant greatly
exceeds the minimum requirements for understory trees in all buffer yard areas, staff
recommends that the proposed number of shrubs be accepted in these areas. By ordinance,
evergreens are required to average seven feet in height with a six-foot minimum. The proposed
landscaping plan calls for six-foot evergreens. Staff recommends this be changed to an average
height of seven feet. The applicant has located boulevard trees along West 78th Street at
approximately 60-foot intervals. This is twice the required distance between trees. Further east
along W. 78th Street, the city's boulevard tree plantings between Powers Boulevard and the Lake
Ann entrance are spaced 55 feet apart. Staff recommends that the applicant redesign the
boulevard plantings to be located 55 feet apart and add any trees necessary in order to meet
nfinimum boulevard tree requirements.
Arboretum Village
November 14, 2000
Page 14
No landscaping was specified for the tot lots in the development. Staff recommends that a
minimum of three overstory trees be planted near the tot lots to provide shade and beauty to the
area.
Plant materials specified by the applicant are acceptable with the exception of the Colorado
spruce selected for the buffer yard areas. Staff recommends a hardier; more disease resistant
selection of evergreen be chosen and all Colorado spruce be replaced with a new material.
Wetlands
Nine ag/urban wetlands and one utilized wetland exist on-site. Wetlands comprise
approximately 26.29 acres of the 120.93-acre proposed development.
Basin 1
Basin 1 is an ag/urban wetland located just north of Highway 5 and west of Basin 6. The basin is
dominated by reed canary grass. It receives water from the Highway 5 roadside ditch and from a
pipe that discharges into the basin from the west. Surface water flows from this basin through a
ravine to Basin 6. No wetland impact is proposed in this basin.
Basin 2
Basin 2 is a utilized wetland located just north of Highway 5 near the middle of the property.
The basin is dominated by reed canary grass and common cattail. No wetland impact is proposed
in this basin; however, storm water will be discharged into the basin. The applicant has proposed
a 1 O-foot buffer with a 40-foot setback from the wetland buffer edge for this basin. Since this
basin is a utilized wetland, neither a buffer nor a setback is required; however, the applicant may
choose to include them.
Basin 3
Basin 3 is part of a wetland complex that spans the northern edge of the site. This complex is a
portion of the headwaters for Bluff Creek and is therefore within the Primary Zone of the Bluff
Creek Overlay District. The wetland is dominated by reed canary grass and contains nettles,
willow and jewelweed. Because the adjacent upland has been farmed for many years, very little
wetland buffer cun'ently exists adjacent to the basin. A 20-foot buffer is proposed. Because the
basin is an ag/urban wetland, only a buffer with a 10-foot minimum average width is required.
The applicant may choose to include a wider buffer.
Principal structures must maintain a 40-foot setback from the wetland buffer edge. Several
proposed structures encroach into the 40-foot setback (Lots 16, 17, 18 and 19 of Phase 1, Outlot
B; ½ court basketball in Phase 2, Outlot B; Lots 18 and 19 of Phase 2, Outlot C). If the applicant
decreases the buffer in these areas and still maintains a 10-foot minimum average buffer around
the basin, the structures could meet the 40-foot setback requirement.
Arboretum Village
November 14, 2000
Page 15
Drainageway 1
Drainageway 1 is an area dominated by reed canary grass that flows north into Basin 3. The
applicant proposes 0.08 acres of wetland impact for a road crossing. To reduce potential impacts
to the drainageway from the proposed fill, the applicant has proposed a storm sewer inlet on the
south side of the road crossing. This will act to drain excess storm water away from the area,
thus preventing the drainageway from becoming wetter. (The applicant should be advised that,
while some drainage may be necessary, excessive drainage of the drainageway might cause
additional wetland impact, which would require mitigation of wetlands at a 2:1 ratio.)
Basin 4
Basin 4 is located in the extreme southwest corner of the site and is adjacent to the intersection of
Highways 5 and 41. This wetland receives storm water from the intersection and also the
southwest portion of the property. This wetland is an emergent marsh dominated by reed canary
grass and cattails. No wetland fill or drainage is proposed in this basin; however, some storm
water from the southwest portion of/he site will be diverted into the basin through the use of
overland drainage. Pretreatment will be provided through the use of vegetated swales.
Basin A
To the north and east of Basin '4 is an area that was originally classified as non-wetland by
Aquatic EcoSolutions, Inc. The area was classified as wetland in the National Wetland Inventory
(NWI) and as an ag/urban wetland in Chanhassen's Surface Water Management Plan (SWMP).
Upon inspection of the area by City, Board of Water and Soil Resources (BWSR) and Carver
Soil and Water Conservation District (CSWCD) staff, the basin was found to exhibit the three
parameters required for an area to be classified as wetland (wetland hydrology, hydric soils and
hydrophytic vegetation). Aquatic EcoSolutions, Inc then delineated the basin. Wetland
hydrology exists despite the presence of draintile through the basin. The basin is dominated by a
species of sedge (Cyperus strigosus). Examination of aerial photographs showed that at least a
portion of the basin had been farmed annually for years, making it a low quality ag/urban basin.
This project proposes filling Basin A completely (0.46 acres).
Basin 5
Basin 5 is located along the eastern edge of the site. Some City documents classify the basin as
ag/urban while other documents classify it as natural wetland. Upon inspection by staff, it
appears that agricultural practices in the last 20 years have degraded the quality of the wetland.
Therefore, staff recommendations reflect City standards for ag/urban wetlands. This basin
(below the OHW) is DNR Protected Water 209W. It is also located within the Bluff Creek
Overlay District. The wetland is dominated by reed canary grass and contains nettles, willow and
cattails. The applicant is not proposing impact to this wetland. The applicant has not shown a 0-
20 foot wide buffer area for the northern portion of the wetland; however, a 20-foot buffer is
Arboretum Village
November 14, 2000
Page 16
proposed around the southern portion of the wetland so a minimum average width of 10 feet
would be achieved.
Principal structures adjacent to the wetland must be set back 40 feet from the edge of the buffer.
Lot 19, Outlot B, Phase 1 does not meet this requirement.
In addition, the cul-de-sac at the north end of Century Boulevard does not meet the 40-foot
setback requirement. Section 20-508 (c) states: 1. Setbacks (other than PUD exterior and
interior public right-of-way) are established by PUD agreement; and 2. "The thirty-foot front
yard setback may be waived by the city council when it is demonstrated that environmental
protection will be enhanced. In these instances, a minimum front yard setback of twenty (20)
feet shall be maintained." In order to make the most efficient and effective use of land, staff
recommends the front yard setback on Lots 17 and 18, Outlot B, Phase 1 be reduced to 20 feet.
This would allow the cul-de-sac to be moved 10 feet to the west and a 20-foot buffer to be
established between the edge of curb and the edge of Basin 5.
Basin 6
Basin 6 is an ag/urban wetland located just north of Highway 5 and west of the eastern property
line. The basin was delineated by both Aquatic EcoSolutions, Inc. (in conjunction with this
project) and the Minnesota Department of Transportation (in conjunction with their Highway 5
project). Wetland impacts associated with this basin were included in the Wetland Alteration
Permit for Highway 5 reconstruction (WAP 99-1).
Basin B
Basin B is an ag/urban wetland located on the eastern side of Outlot F. (The designation of the
outlot in the northwesternmost portion of the property is not consistent between the preliminary
plat ("Outlot F") and other plan sheets ("Outlot E').) The wetland is dominated by reed canary
grass and stinging nettle. No wetland impact is proposed in this basin. Wetland replacement is
proposed to the north and west of this basin.
Basin C
Basin C is an ag/urban wetland located on the west and south sides of Outlot F. The wetland is
dominated by reed canary grass and stinging nettle. No wetland impact is proposed in this basin.
Wetland replacement is proposed to the north and east of this basin.
Sequencing
The applicant has provided wetland impact avoidance alternatives and sequencing.
The applicant proposes 0.08 acres of wetland impact for a road crossing Drainageway 1. The
applicant has stated that this wetland fill is related to "an unavoidable road crossing (for safety
Arboretum Village
November 14, 2000
Page 17
purposes)." Since avoidance of this wetland impact would most likely result in two cul-de-sacs,
each at least 250 feet in length, staff believes this argument is acceptable.
The applicant has proposed filling Basin A completely (0.46 acres). Application materials state
"Basin A is a marginal wetland that has been highly degraded by agricultural practices of tillage
and an active drain tile system. This basin lacks vegetative diversity, and is tilled through almost
yearly. With the current plan, [this iow quality drained wetland is] replaced with a higher quality
wetland that is part of a natural ecosystem." Application materials also state "If the parcel were
not built, then there would be additional pressure on the developing fringe to push urban sprawl
farther outward at a faster rate than it is currently moving. The current plan unit densities will
slow urban sprawl." Staff believes these avoidance alternatives and sequencing arguments are
acceptable. In addition, the fill of Basin A and replacement at a 2:1 ratio will allow the applicant
to increase density adjacent to Highways 5 and 41 while providing a higher quality wetland with
greater function and value on the northwest portion of the parcel.
Mitigation and Banking Summary
Recent changes in the Wetland Conservation Act (WCA) have eliminated the "deductible;"
approach to the de minimis exemption. Therefore, projects with wetland impacts over the de
minimis must incorporate 2:1 wetland replacement for each square foot of impact. For this
project, proposed wetland impacts exceed the 2,000 square foot de minimis. Therefore, 2:1
mitigation is required for all wetland impacts. According to WCA, wetland mitigation areas
must be constructed prior to wetland impacts occurring.
The applicant has presented a site plan that proposes to fill 0.54 acres of wetlands in 2 separate
basins. Wetland A, which is a degraded ag/urban wetland located in the southwest comer of the
proposed development, would be filled completely (0.46 acres). The applicant has also proposed
0.08 acres of fill in Drainageway 1. These wetland impacts fall under the jurisdiction of the
WCA. Under WCA roles, the applicant must replace wetland impacts at a 2:1 ratio. New
wetlands must be created to replace the impacted area at a 1:1 ratio, but remaining replacement
can be accomplished through the use of public value credits, including upland buffers and storm
water treatment ponds.
The applicant presented a wetland replacement proposal that would create 1.31 acres of new
wetlands on site (Pools 1 and 2), create an upland buffer of 0.98 acres adjacent to the new
wetlands and provide additional replacement with 0.55 acres of storm water treatment pond
credit (creation of Pond 1 and expansion of Pond 2). Construction of new wetlands and upland
buffers would occur on Outlot F in upland areas that are currently used for agricultural purposes.
Staff believes that this proposal will provide highly aesthetic, highly diverse plant and wildlife
habitat that will function as a link in the "greenway" between Lake Minnewashta Regional Park
and the wetland basin on the north side of the proposed development. (The applicant should
provide proof of property ownership for Outlot F.)
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November I4, 2000
Page 18
This mitigation proposal exceeds the 2:1 requirements of WCA. Therefore if, at the end of the
five-year monitoring period, all proposed wetlands and buffers are adequately established, the
applicant will be entitled to 0.77 acres of new wetland credit (NWC) and 0.99 acres of public
value credit (PVC).
Per WCA requirements, the proposed wetland replacement plan was mailed to the following
agencies for comment on October 19, 2000: Carver Soil and Water Conservation District,
Minnesota Board of Water and Soil Resources, Minnesota Department of Natural Resources,
Riley-Purgatory-Bluff Creek Watershed District, Army Corps of Engineers and Minnehaha
Creek Watershed District. As of Monday, November 6, 2000, no comments were received.
Other Wetland Issues
Silt fence should be provided adjacent to all areas to be preserved as buffer or, if no buffer is to
be preserved, at the delineated wetland edge. The applicant will be required to re-seed any
disturbed wetland areas with MnDOT seed mix 25 A, or a similar seed mix which is approved
for wetland soil conditions. Drainage and utility easements should be provided over all existing
wetlands, wetland mitigation areas, buffer areas used for mitigation credit and storm water
ponds. Wetland buffer areas should be surveyed and staked in accordance with the City's wetland
ordinance. In addition, the applicant will be required to provide vegetative barriers to define buffer
edges. The applicant will install wetland buffer edge signs, under the direction of City staff, before
construction begins and will pay the City $20 per sign.
Surface Water Management Plan (SWMP)
This project proposes the construction of one NURP pond in the northeast portion of the site and
the expression of a second NURP pond in the southeast portion of the site. These ponds should be
constructed/expanded in conjunction with the construction of Phase 1.
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 64.66 acres, the water quality fees associated with this
project are $98,929.80.
Water Quantity Fees
The SWMP has established a connection charge for the different land uses based on an average
city-wide 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 developments have a connection charge of $2,975 per developable acre. This
results in a $192,363.50 water quantity fee for the proposed development.
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November 14, 2000
Page 19
SWMP 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. Current information indicates
that the project proposes water quality ponding for 44 acres. This results in water quality credits
equaling $67,320.00. The project also proposes providing 1 outlet structure, which results in a
credit of $2,500.00.
At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $221,473.30.
Inspections and Fire Marshal Comments
The Fire Marshal is recommending a possible grid system to determine better street addressing.
Also, location of fire hydrants and fire code issues need to be addressed (see letter dated Aug 23,
1999 fi'om Mark Littfin). The Building Official has addressed accessibility requirements on a
percentage of the units and the type of occupancy (see letter dated August 19, 1999 from Steve
Torell).
Park and Trails
On the evening of November 28, 2000, the Park and Recreation Commission reviewed the
current proposal for Arboretum Village by Pulte Homes. All Commissioners were present with
the exception of Jim Manders. Upon introduction of the item by Chair Lash, I presented a verbal
overview of my written staff report dated November 22, 2000 (attached).
The Commission then asked for several clarifications prior to Mr. Derails Griswold being invited
to the podium to make his presentation.
Following Mr. Griswold's presentation, additional discussion occurred prior to Chair Lash
opening the floor for public comment. Leah Hawke, 7444 Moccasin Trail encouraged the
Commission to stick to their original motion of August 1999, seeking a more significant "tot lot"
area than proposed in either the original or current plan. Ms. Hawke pleaded with the
Commission to ensure that the "neighborhood" recreational and open space needs of the residents
of Arboretum Village are accounted for in the Pulte Home's plan.
Following Ms. Hawke's presentation, a lengthy discussion among the Commissioners ensued.
Each of the six Commissioners presented their individual viewpoint, which in turn resulted in
Arboretum Village
November 14, 2000
Page 20
some lively debates. Mr. Griswold, Ms. Hawke and staff were also engaged in this discussion
and debate.
After approximately 1 hour and 45 minutes of discussion, the Commission moved to table the
Arboretum Village proposal. This motion passed by a vote of 4 to 2.
The primary issues of the Commissioner seeking modifications to the plan were as follows.
These are in no particular order of importance:
Some Commissioners had taken the time to visit Pulte Home projects in other cities,
which are similar in nature to the proposed Arboretum Village. It was the opinion of
these Commissioners that the efforts made to accommodate the open space and play
area needs in these developments were deficient. Ms. Hawke also held this opinion
and passed around photographs of Pulte sites in Shakopee and Eden Prairie, which
accentuated her point.
o
With Mr. Griswold's assistance, the Commission calculated that approximately 150
children would reside in Arboretum Village. Some Commissioners felt very strongly
that the play areas provided in the proposal would not meet the active needs of 150
children and their families.
4
It was a general consensus that the play area nearest the rental units should be
enlarged and moved to the north away from West 78th Street. Sidewalks should
provide convenient safe access to the relocated and enlarged site.
Commissioners want to see a larger "common area" in the vicinity of the Village
Homes. The enclosed feeling created by encircling the commons with housing units
was also seen as a negative.
o
The Commission would like to see all the common areas and play amenities
developed and installed in Phase I.
Commissioner Franks summed up his feelings by expressing the
following:
"We are creating one of the largest neighborhoods in our City which because of its
density offers minimal backyard active recreation opportunities. We are then being
asked to accept smaller neighborhood play areas than we typically maintain in single-
family developments. At a minimum, I would like to see the same kind of
consideration for people's open space and play needs given here as we would expect
in any other Chanhassen neighborhood."
Arboretum Village
November 14, 2000
Page 21
The Commission meets again on December 12, 2000, and on January 9th and 23rd of 2001. In
coordination with your office, I will invite Mr. Griswold to attend any one of these meetings to
present a modified plan.
GRADING
The site mainly consists of rolling terrain that was employed in agricultural practices in the past.
There are a couple of wooded areas and isolated wetlands. Existing wetlands on site are
proposed to be impacted by development. A wetland alteration permit will be required. Most
Half of the wooded areas are being retained. Tree conservation/preservation easements should
be required to preserve these woodland areas indefinitely.
The site will be impacted by the upgrading of Trunk Highway 5 and the future construction of
West 78th Street. MnDOT is currently constructing Trunk Highway 5 and anticipates completion
in the summer of 2002. The construction of West 78th Street through the subject property is
scheduled for the spring of 2001. The phasing plan includes redirecting traffic from Trunk
Highway 5 onto the new West 78th Street frontage road in fall 2001. With all the propoSed
construction activity and rerouting of traffic, access to the site may be difficult. The applicant
should work closely with MnDOT in coordinating street grades and access to the site.
Berming has been provided along West 78th Street, Century Boulevard, Trunk Highway 41 and
Trunk Highway 5. This is important because there is no noise abatement proposed with the
Trunk Highway 5 project. MnDOT will also have to review and approve the grading plan to
ensure compatibility. 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 and traffic
control plans. Also, any off-site grading will require temporary easements.
UTILITIES
Currently, there is no municipal sewer or water service available to the site. In conjunction with
the upgrade of Trunk Highway 5, MnDOT and the City are coordinating to extend water service
along West 78th Street from Galpin Boulevard. The City does not control the timing of
MnDOT's project. Staff's conservative estimate is that the earliest water would be available is
early spring of 2001. Sanitary sewer is located east of Galpin Boulevard just north of Trunk
Highway 5. Sanitary sewer will be extended across Galpin Boulevard with the Trunk Highway 5
project. The City has received a petition from the applicant and a property west of Trunk
Highway 41 to extend sanitary sewer further to the west. The City is currently in the process of
conducting a feasibility study on extension of the sanitary sewer. If the sewer project is ordered
by the City Council, it would not be available for connection until summer of 2001 at the earliest.
In conjunction with utility extensions, the project will be subject to assessments accordingly.
Arboretum Village
November 14, 2000
Page 22
Utility improvements throughout the site will have to be constructed by the applicant in
accordance with the City's latest edition of Standard Specifications and Detail Plates. Detailed
construction plans and specifications will be required at each phase of development at the time of
final plat. The applicant will also be required to enter into a PUD Agreement/development
contract with the City and supply the necessary financial security in the form of a letter of credit
or cash escrow to guarantee installation of the improvements and conditions of final plat
approval. The utility system, upon completion, will be owned and maintained by the City.
Appropriate drainage and utility easements will need to be dedicated on the final plat for any
utilities which fall outside the dedicated right-of-way.
DRAINAGE
A storm water management plan will need to be developed in accordance with the City's Surface
Water Management Plan. The applicant should work closely with MnDOT to
consolidate/minimize piping and ponding systems. Storm water ponds shall be designed and
constructed to NURP standards. Pre- and post-storm water calculations including drainage area
maps for a 1 O-year and 100-year, 24~hour storm event, need to be prepared and submitted to the
City for review and approval prior to City Council approval of the preliminary plat. '
Development of the storm water management plan may result in loss or relocating of units due to
storm water pond locations. The large storm water retention pond located at the southwest
corner of Century Boulevard and West 78th Street will be constructed and owned by MnDOT in
conjunction with the Trunk Highway 5 upgrade. The plans propose enlarging this pond to
accommodate runoff from the southern half of the site. This will require MnDOT review and
approval. Another storm water pond is proposed in the northeast corner of the site. This pond
will drain most of the site north of West 78th Street.
Soils throughout Chanhassen have a very high moisture content. Groundwater has been observed
in other projects in the area. Seasonal and annual fluctuations of the groundwater should be
anticipated. Staff recommends the construction of drain tile systems behind the proposed curbs to
intercept and convey household sump pump discharge. The City has, in the past, experienced
hazardous conditions for the public through the discharge of sump pumps in the streets, i.e. icy
conditions in the winter as well as algae buildup in the summer.
STREETS
Overall, the street system is fairly well designed. West 78th Street which is the major east/west
collector street through the site appears to conform with MnDOT/City plans. Timing of West
78tl~ Street is of major concern. The phasing plan for Trunk Highway 5 is to construct West 78th
Street from Trunk Highway 41 to at least Galpin Boulevard and use it for a detour route while
Trunk Highway 5 is being reconstructed.
Arboretum Village
November 14, 2000
Page 23
West 78th Street is classified as a collector street in the City's Comprehensive Plan and
designated as an MSA route. The street will be constructed 36' wide face to face with multiple
auxiliary turn lanes and traffic delineation/medians at the intersections of Century Boulevard and
TH 41. The turn lane medians will limit access points to the site.
Access to the commercial parcel located in the southeast corner of Century Boulevard and West
78th Street is also a concern. There is additional land just to the east of the commercial site that
will mostly likely develop in a similar land use. Due to medians on both Century Boulevard and
West 78th Street, access to the site will be very limited. Staff believes it may be feasible to
provide a right-in/right-out on Century Boulevard and a full access towards the easterly side of
the commercial parcel. This full access will eventually have to be shared with the future
development of the parcel to the east. Cross-access/maintenance agreements would need to be
recorded against the parcel to provide future access needs for the adjacent parcel.
Staff assumes that the wider street systems shown on the plans will be public streets and that the
other streets will be considered private. Access to the private streets should be addressed with
cross access maintenance agreements or covenants. The public streets shall be constructed in
accordance with City requirements for urban street sections which is 31' back-to-back with
concrete curb and gutter. In areas where turn lanes are'proposed, the right-of-way and streets will
need to be wider. Also, the minimum grade on public streets is 0.75%. The cul-de-sac in the
northeast corner of the site will have to be revised to meet this criteria. Detailed construction
plans and specifications for both the private and public streets will be required prior to final plat
consideration.
The applicant is proposing private streets to serve the villas and cottage homes. The proposed
private streets are similar to the Walnut Grove development adjacent to Galpin Boulevard north
of Trunk Highway 5. City code requires a 24-foot wide minimum private street with no parking
unless the street serves less then four dwellings at which time the street may be 20-feet wide.
The private streets will need to be constructed to meet a 7-ton per axle design weight criteria.
Cross access and maintenance agreements will need to be developed and recorded against the
benefited parcels. Deadends must provide a turnaround acceptable to the Fire Marshal based
upon applicable Fire Codes. If on street parking is desired, a wider street section, minimum 28'
wide, should be designed. The private street system will need to be located within a strip of
property at least 40' wide. This width should be adequate to satisfy the required drainage and
utility easements over the proposed utilities.
In conjunction with the Trunk Highway 5 project, a trail system will be constructed along Trunk
Highway 5 between Trunk Highway 41 and Century Boulevard as well as along the south side of
West 78th Street. The applicant has incorporated these trail systems into the plans. A number of
additional interior trails have also been proposed. The applicant should be advised that these
Arboretum Village
November 14, 2000
Page 24
trails will be considered private and, therefore, not maintained by the City. A sidewalk system
has been incorporated along the public streets and will connect to the trail system on West 78th
Street. In addition, a 5-foot wide sidewalk should be added along the south side of the public
street in the northwest comer of the site.
Staff has reviewed the street extensions to the adjacent parcels in conjunction with this
development. Staff believes that the north-south street on the eastern half of the site will not
need to be extended in the future. Staff recommends that the Cul-de-sac, at the north end of this
street, be moved to the west and possibly shortened in length to minimize grading, tree loss, and
the impact to adjacent wetlands. The other parcel, shown as an exception in the northwest
comer, is proposed to be served by a public street, which terminates at the property line. The
alignment of the street appears to allow the parcel to develop in a fashion conducive to the site
features.
EAW
The Project did require a Environmental Assessment Worksheet. Attached is the Finding of Fact
for a negative declaration for Need for an Environmental Impact statement.
EROSION CONTROL
Staff recommends an erosion control plan be incorporated on the preliminary and final grading
plans and be submitted to the City for review and approval prior to City Council review. The
erosion control plan should include, but not be limited to, Type III silt fence adjacent to all
wetlands and an erosion control blanket on the steep slope adjacent to the eastern wetland. Staff
also recommends that the applicant use the City's Best Management Practices Handbook for
erosion control measures. All disturbed areas, as a result of construction, shall be seeded and
mulched or sodded immediately after grading to minimize erosion. Rock construction entrances
shall be provided and maintained at all construction access points.
LAND USE PLAN
FINDINGS
1. The property is currently zoned Agricultural Estate District, A2.
2. The property is guided in the Land Use Plan for Residential Low Density, Residential
Medium Density, Office/Industrial, and Commercial.
3. The legal description of the property is: see attached Exhibit A.
4. The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse
affects of the proposed amendment. The six (6) affects and our findings regarding them are:
Arboretum Village
November 14, 2000
Page 25
o
a, The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City Comprehensive
Plan. Specific policies include: Land Use Goals - The plan should seek to establish
sufficient land to provide for a full range of house opportunities; the city will encourage
the development of neighborhood service centers where appropriate. These will be
developed as a part of mixed use development or PUD; and the city will seek to provide
transitions between different uses of different types; and Housing policies - subsidized
housing should be given equal site and planning consideration to non-subsidized housing
units and should not be placed in inferior locations or in areas that are not provided with
necessary urban services; the development of alternative types of housing such as patio
homes, townhouses, and quadplexes should be permitted to supplement conventional
single-family homes and apartments provided that they are compatible with appropriate
land use practices and are representative of high quality development; housing
development methods such as PUD's, cluster development, and innovative site plans and
building types, should be encouraged to help conserve energy and resources used for
housing, and the city will promote the mixing of housing densities within a project in
order to provide a wide range of housing styles and types.
b. The proposed use is or will be compatible with the present and future land uses of the
area.
c. The proposed use conforms with all performance standards contained in the Zoning
Ordinance.
dl The proposed use will not tend to or actually dePreciate the area in which it is proposed.
e. The proposed use can be accommodated with existing public services and will not
overburden the city's service capacity.
f. Traffic generation by the proposed use is within capabilities of streets serving the
property.
The plamfing report PUD #99-2 dated November 14, 2000, prepared by Kate Aanenson is
incorporated herein.
REZONING
FINDINGS
It will be the applicant's responsibility to demonstrate that the City's expectations are to be
realized as evaluated against the following criteria:
Preservation of desirable site characteristics and open space and protection of sensitive
environmental features, including steep slopes, mature trees, creeks, wetlands, lakes and
scenic views.
Arboretum Village
November 14, 2000
Page 26
Finding. The majority of the site's natural and sensitive features are being preserved
because it is a compact development.
More efficient and effective use of land, open space and public facilities through mixing
of land uses and assembly and development of land in larger parcels.
Finding. The project utilizes land more efficiently through clustering the residential
units and the provision of open space areas.
o
High quality of design and design compatible with surrounding land uses, including both
existing and planned. Site planning, landscaping and building architecture should reflect
higher quality design than is found elsewhere in the community.
Finding. The development will incorporate high quality design and design compatible
with surrounding land uses. There are five different styles of homes. Within the Manor
home there 3 and 4 unit buildings and 4 and 6 units building for the Coach and Village
homes there is a variety of homes styles and materials. Staff has prepared design
standards to ensure a higher quality design and overall development than is found
elsewhere in the community.
Sensitive development in transitional areas located between different land uses and along
significant corridors within the city will be encouraged.
Finding. The proposed development provides a sensitive transition between the existing
Long Acres single-family development north of the wetland (approximately 700 to 1000
feet from the existing homes) and the future subdivision to the property to the east also
bordered by a large wetland. This property is bisected the planned West 78th Street. Two
State Highways also border the site. Access the site is limited to the State Highway or
West 78th Street.
5. Development, which is consistent with the Comprehensive Plan.
Finding. The development is consistent with the Comprehensive Plan if the city and the
Metropolitan Council approve a land use amendment. The area north of West 78th Street
meets the current comprehensive plan limit of 4 units an acre. A land use amendment is
required because the zoning ordinance prohibits attached housing except for duplex. The
area south of West 78th Street is 9.84 units an acre. This area would have to be required
to high density because 8 units an acre in the limit for medium density. The code does
allow for a density bonus for affordable. The staff is recommending rezoning to PUD
with a land use amendment. The overall density is 6.03 units an acre. This is consistent
with the medium density land use.
Arboretum Village
November 14, 2000
Page 27
Parks and open space. The creation of public open space may be required by the city.
Such park and open space shall be consistent with the Comprehensive Park Plan and
overall trail plan.
Finding:. The plan proposed leaving the 11 acres west of Hwy 41. The plan proposes
avoiding two large areas of trees. There are three tot lots proposed they are located in the
Village homes, Manor homes area and near the rent~! units.
7. Provision of housing affordable to all income groups if appropriate with the PUD.
Finding:. Affordable housing is being provided based on market rate and any unit sold
under the $134,500 for the owner occupied units. Some owners may seek first time home
buyer assistance or similar type assistance. Carver County may pursue purchasing a few
of the units. Except for the units being Purchased by the county there are no income
restrictions being placed on the units. The rental units are being proposed specifically for
low-income families or those making 50% of regional median income or about $31,000.
Energy conservation through the use of more efficient building designs and sitings and
the clustering of buildings and land uses.
Finding:. All of the units are attached limiting the number of exterior exposed walls.
Use of traffic management and design techniques to reduce the potential for traffic
conflicts. Improvements to area roads and intersections may be required as appropriate.
Finding:. The extension of West 78th Street will provide access to the site. Interior
access is limited to West 78th via two interior local streets.
PRELIMINARY PLAT
FINDINGS
1. The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets the intent of the city code subject to the conditions of the
staff report.
The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Arboretum Village
November 14, 2000
Page 28
Finding: The proposed subdivision is consistent with applicable plans, subject to the
conditions of the staff report.
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;
Finding: The physical characteristics of the site are suitable for the proposed development
subject to the conditions specified in this report.
The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
Finding: The proposed subdivision will be served by adequate urban infrastructure
contingent upon conditions specified in this report.
5. The proposed subdivision will not cause environmental damage.
Finding: The proposed subdivision will not cause environmental damage subject to
conditions in this report.
6. The proposed subdivision ~vill not conflict with easements of records.
Finding: The proposed subdivision will be served by adequate urban infrastructUre
contingent upon conditions specified in this report. Additional easements will be required
as part of the subdivision.
o
The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
a. Lake of adequate storm water drainage.
b. Lack of dedicated and improved public streets.
c. Lake of adequate sanitary sewer systems and not ISTS (individual sewer treatment
system).
d. Lack of adequate off-site public improvements or support systems.
Finding: The proposed subdivision is provided with adequate urban infrastructure.
Staff is confident the proposal preserves the natural features of the site and recommends approval
land use plan, rezoning and preliminary plat subject to the conditions of this report.
Arboretum Village
November 14, 2000
Page 29
CONDITIONAL USE PERMIT
FINDINGS
In addition, a conditional use permit is required prior to the construction of any structure within
the Bluff Creek Overlay district. The Planning Commission shall recommend a conditional use
permit and the council shall issue such conditional use permits only if it finds that such use at the
proposed location:
1. Will not be detrimental to or damage the public health, safety, comfort, convenience or general
welfare of the neighborhood of the city.
2. Will be consistent with the objectives of the city's comprehensive plan and this chapter.
Will be designed, constructed, operated and maintained so as to be compatible in appearance
with the existing or intended character of the general vicinity and will not change the essential
clmracter of that area. ·
4. Will not be hazardous or disturbing to existing or planned neighboring uses.
o
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 establistm~ent of the proposed use.
6. Will not create excessive requirements for public facilities and services and will not be
detrimental to the economic welfare of the community.
Will not involve uses, activities, processes, materials, equipment and condition 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.
8. Will have vehicular approaches to the property that do not create traffic congestion or interfere
with traffic or surrounding public thoroughfares.
9. Will not result in the destruction, loss or damage of solar access, natural, scenic or historic
features of major significance.
10. Will be aesthetically compatible with the area.
11. Will not depreciate surrounding property values.
Arboretum Village
November 14, 2000
Page 30
12. Will meet standards prescribed for certain uses as provided in this article.
Findings: The area defined within the primary zone is being slated for preservation. Staff is
recommending that those areas described as preservation shall have a conservation easement
placed over it. Because development is outside of the primary zone mitigation is not required.
A density transfer is being recommended in order to preserve the Bluff Creek Watershed Primary
zone.
RECOMMENDATION
Staff recommends the City Council adopt the following motions:
"The Planning Commission recommends the City Council approve the resolution for a
Comprehensive Land Use Amendment from low density residential to medium density
residential and medium density residential to commercial; and approve the ordinance for a Planned
Unit Development rezoning property from AgricultUral Estate, A2, and Rural Residential, RR, to
Plarmed Unit Development Residential, PUD-R, subject to the following conditions:
1. Contingent upon review and approval by the Metropolitan Council.
2. Compliance with the Development Standards and site plan date October 23, 2000."
"The Planning Commission recommends the City Council approve the preliminary plat for the
Subdivision of 120.93 acres into 2 additions; 1st addition has 28 Blocks including 233 units and 4
6outlots and the 2nd addition has 24 blocks including 50 units and $ 3 outlots subject to the
following conditions:
Final platting for the commercial area located in Outlot C shall include a site plan review
and approval.
Submit soils report to the Inspections Division. This should shall be done prior to
issuance of any building permits.
3. Submit streets names to the Building Department, for review prior to final plat approval.
Staff recommends An erosion control plan shall be incorporated on the preliminary and
final grading plans and be submitted to the City for review and approval prior to City
Council review. The erosion control plan sl:culd shall include, but not be limited to,
Type III silt fence adjacent to all wetlands and an erosion control blanket on the steep
Arboretum Village
November 14, 2000
Page 31
slope adjacent to the eastern wetland. Staff also recommends that the applicant use the
City's Best Management Practices Handbook for erosion control measures.
o
All utility and street improvements shall be constructed in accordance with the latest
edition of the City's Standard Specifications and Detail Plates. Detailed street and utility
plans and specifications shall be submitted for staff review and City Council approval.
The utility systems, upon completion, will be owned and maintained by the City. The
private streets shall be constructed to support 7-ton per axle design weight in accordance
with the City Code 20-1118 "design of parking stalls and drive aisles." The private
streets shall be located in a strip of property or easement 40 feet wide.
o
Wetland buffer areas shall be surveyed and staked in accordance with the City's wetland
ordinance. The City will provide wetland buffer edge signs for the applicant to install
after the utilities have been completed. The applicant shall pay the city $20 per sign.
o
The applicant shall provide detailed storm sewer calculations for 1 O-year and 100-year
storm events and provide ponding calculations for stormwater quality/quantity ponds in
accordance with the City's Surface Water Management Plan for review and approval
prior to City Council approval of the preliminary plat. The applicant shall provide
detailed pre-developed and post-developed storm water calculations for 100-year storm
events and normal water level and high water level calculations in existing basins, created
basin, and/or creeks. Individual storm sewer calculations between each catch basin
segment will also be required to determine if sufficient catch basins are being utilized. In
addition, water quality ponding design calculations shall be based on Walker's Pondnet
model. Stormwater ponds must have side slopes of 10:1 for the first ten feet at the
normal water level and no more than 3:1 thereafter.
'8.
The applicant shall enter into a PUD agreement/development contract with the City and
provide the necessary financial security to guarantee compliance with the terms of the
development contract.
The applicant shall apply for and obtain permits from the appropriate regulatory agencies,
i.e., Watershed District, Metropolitan Enviromnental Service Commission, Health
Department, Minnesota Pollution control Agency, Minnesota Department of Natural
Resources, and Minnesota Department of Transportation and comply with their
conditions of approval.
10. Fire hydrants shall be incorporated per the Fire Marshal's recommendations.
11.
The applicant shall include a draintile system behind the curbs to convey sump pump
discharge from units not adjacent to ponds or wetlands.
Arboretum Village
November 14, 2000
Page 32
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
22.
The appropriate drainage and utility easements shall be dedicated on the final plat for all
utilities and ponding areas lying outside the right-of-way. The easement width shall be a
minimum of 20 feet wide. Consideration should also be given for access and/or
maintenance of the ponding areas.
No berming or landscaping will be allowed within the right-of-way except landscaping
along the frontage road in accordance with the Trunk Highway 5 Corridor Study.
The lowest floor or opening elevation of all buildings shall be a minimum of 2 feet above
the 100-year high water level of adjacent ponds, wetlands or creeks.
If importing or exporting material for development site grading is necessary, the applicant
will be required to shall supply the City with detailed haul routes and traffic control plans
for review and approval. Also, any off-site grading will require temporary easements.
The cul-de-sac in the northeast comer of the site shall be revised to meet the minimum
street grade requirement of 0.75%. Staff also recommends that the cul-de-sac be moved
to the west and possibly shortened in length to minimize grading, tree loss, and the
impact to adjacent wetlands.
The applicant shall report to the City Engineer the location of any draintiles found during
construction and shall relocate or abandon the drain-tile as directed by the City Engineer.
Access to the commercial parcel may be limited to a right in/right out along Century
Boulevard and a full-shared access off West 78th Street with the parcel to the east. A
cross access agreement will be required at the time of final platting.
Site grades adjacent to West 78th Street, Century Boulevard, Trunk Highway 41 and
Trunk Highway 5 shah be compatible with the future widening of Trunk Highway 5.
Landscaped median islands maybe permitted within the public streets contingent upon the
developer entering into an encroachment agreement with the city and the medians do not
pose a traffic safety issue.
Add A 5-foot wide sidewalk shall be added along the south side of the public street in
the northwest comer of the site.
A Conservation Easement shall be dedicated over Outlots E and F and those areas trees
shown as preserved.
Arboretum Village
November 14, 2000
Page 33
23.
24.
25.
26.
27.
28.
29.
30.
31.
32.
33.
34.
35.
36.
Accessibility will have to shall 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.
Walls and projections within 3 feet of property lines are required to shall be of one-hour
fire-resistive construction.
Any building classified as an R-1 occupancy ( a building containing three or more
dwelling units on the same property ) and with over 8500 gross square feet of floor area is-
required to shall be protected with an automatic sprinkler system.
A final grading plan and soils report must be to the Inspections Division before permits
can be issued.
The buildings xvill be required to shall 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.
Tree protection fencing shall be installed around all areas designated for preservation.
The 'number of overstory trees in all buffer yard areas shall be increased to meet minimum
requirements.
Boulevard trees along West 78th Street shall be spaced 55 feet apart.
All Colorado spruce specified in landscape plans shall be replaced by a new selection of
evergreen.
Re-vise Plant schedule shall be revised to show seven-foot evergreens.
A minimum of three overstory trees shall be added to each of the tot lot areas.
A revised landscape plan shall be submitted to the city for approval.
Staff shall walk the construction limits prior to grading to identify additional significant
trees that can be preserved.
Arboretum Village
November 14, 2000
Page 34
"The Planning Commission recommends approval of Site Plan Review #99-21 - for 36 club
homes, :7-3 105 manor homes, 82 coach homes, 160 village homes and 32 rental townhouses subject
to the following conditions:
1. The development must comply with the Arboretum Village Development Design Standards.
2. All tot lots shall include a bench and thc tot lot on thc rental property shall be fenced."
Some Commissioners had taken the time to visit Pulte Home projects in other cities, which
are similar in nature to the proposed Arboretum Village. It was the opinion of these
Commissioners that the efforts made to accommodate the open space and play area needs in
these developments were deficient. Ms. Hawke also held this opinion and passed around
photographs of Pulte sites in Shakopee and Eden Prairie, which accentuated her point.
o
With Mr. Griswold's assistance, the Commission calculated that approximately 150 children
would reside in Arboretum Village. Some Commissioners felt very strongly that the play
areas provided in the proposal would not meet the active needs of 150 children and their
families.
It was a general consensus that the play area nearest the ~htal units should be enlarged and
moved to the north away from West 78th Street. Sidewalks should provide convenient safe
access to the relocated and enlarged site.
o
Commissioners want to see a larger "common area" in the vicinity of the Village Homes.
The enclosed feeling created by encircling the commons with housing units was also seen as
a negative.
6. The Commission would like to see all the common areas and play amenities developed and
installed in Phase I.
The Plmming Commission recormnends approval of Wetland Alteration Permit #00-4 -to fill .54
acres of wetlands in 2 separate basins subject to the following conditions:
The applicant has proposed a 1 O-foot buffer with a 40-foot setback from the wetland buffer
edge for Basin 2. Since this basin is a utilized wetland, neither a buffer nor a setback is
required; however, the applicant may choose to include them.
o
A 20-foot buffer is proposed for Basin 3. Because the basin is an ag/urban wetland, only a
buffer with a 1 O-foot minimum average width is required. The applicant may choose to
include a buffer wider than the required 1 O-foot minimum average.
Arboretum Village
November 14, 2000
Page 35
Principal structures must maintain a 40-foot setback from the wetland buffer edge. Several
proposed structures encroach into the 40-foot setback (Lots 16, 17, 18 and 19 of Phase 1,
Outlot B; ½ court basketball in Phase 2, Outlot B; Lots 18 and 19 of Phase 2, Outlot C). If
the applicant decreases the buffer in these areas and still maintains a 1 O-foot minimum
average buffer around the basin, the structures could meet the 40-foot setback requirement.
4. Principal structures adjacent to Basin 5 must be set back 40 feet from the edge of the buffer.
Lot 19, Outlot B, Phase 1 does not meet this requirement.
In order to make the most efficient and effective use of land, the front yard setback on Lots
17 and 18, Outlot B, Phase 1 be reduced to 20 feet. This would allow the cul-de-sac to be
moved 10 feet to the west and a 20-foot buffer to be established between the edge of curb and
the edge of Basin 5.
The designation of the outlot in the northwestern most portion of the property is not
consistent between the preliminary plat ("Outlot F") and other plan sheets ("Outlot E") shall
be consistently referred to as "Outlot F."
7. Wetland mitigation areas must be constructed prior to wetland impacts occurring.
8. Wetland mitigation must occur in a manner that is consistent with the Minnesota Wetland
Conservation Act (MR 8420).
9. The applicant should shall provide proof of property ownership for Outlot F.
10. Silt fence should shall be provided adjacent to all areas to be preserved as buffer or, if no
buffer is to be preserved, at the delineated wetland edge.
11. The applicant will be required to shall re-seed any disturbed wetland areas with MnDOT
seed mix 25 A, or a similar seed mix which is approved for wetland soil conditions.
12. Drainage and utility easements should shall be provided over all existing wetlands, wetland
mitigation areas, buffer areas used for mitigation credit and storm water ponds.
13.
Wetland buffer areas s~,,vt:!~ shall be surveyed and staked in accordance with the City's
wetland ordinance. In addition, the applicant will be required to shall provide vegetative
barriers to define buffer edges. The applicant will install wetland buffer edge signs, under the
direction of City staff, before construction begins and will pay the City $20 per sign.
14. NURP ponds s~aou!d shall be constructed/expanded in conjunction with the construction of
Phase 1.
Arboretum Village
November 14, 2000
Page 36
15.
Based on the proposed developed area of 64.66 acres, the water quality fees associated with
this project are $98,929.80 and the water quantity fees associated with this project are
$192,363.50. 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.
Current information indicates that the project proposes water quality ponding for 44 acres. This
results in water quality credits equaling $67,320.00. The project also proposes providing 1
outlet structure, which results in a credit of $2,500.00. At this time, the estimated total SWMP
fee, due payable to the City at the time of final plat recording, is $221,473.30.
"The Planning Commission recommends approval of the Environmental Assessment Worksheet
and approval of the Finding of Fact and Negative Declaration for an Environmental Impact
Statement."
"The City Council approves the conditional use permit for a subdivision within the Bluff Creek
Overlay District."
ATTACHMENTS
1. Application
2. Public hearing notice and property owner list
3. Letter from Mark Littfin, dated August 23, 1999
4. Letter from Steve Torell dated August 19, 1999
5. Letter from Lundgren Brothers dated September 21, 1999
6. Plmming Commission minutes dated September 1, 1999
7. Letter from Chanhassen Chamber dated June 21, 2000
8. Wetland Conservation Act Application dated October 19, 2000
9. Letters from Mn/DOT dated September 15, 2000, August 28, 2000 and September 20, 2000.
10. EAW mailing list
11. Letter from Carver County Public Works dated August 22, 2000
12. Letter from MN DNR dated October 2, 2000
13. Letter fi-om Minnesota PCA October 4, 2000
14. Letter from Minnesota Historical Society dated October 17, 2000
15. Metropolitan Council date October 19, 2000
16. Letter to Barbara Conti dated October 20, 2000
17. Letter to Thomas W. Balcom dated October 20, 2000
18. Letter to Helen Boyer Met Council dated October 20, 2000
19. Traffic Analysis
20. Tax Capacity Student Projections
NOTICE OF PUBLIC HEARING
PLANNING COMMISSION MEETING
TUESDAY, DECEMBER 5, 2000 AT 7:00 P.M.
CITY HALL COUNCIL CHAMBERS
690 CITY CENTER DRIVE
PROPOSAL
Arboretum Village
APPLICANT:
LOCATION:
Pulte Homes
NE Comer of Hwy. 5 & 4t
NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant,
Pulte Homes for a rezoning request from A-2, Agricultural Estate to PUD, Planned Unit Development, a
land use plan amendment from Iow density to medium density residential and commercial office to medium
density and office industrial to commercial, and preliminary plat subdivision of 120.93 acres and wetland
alteration permit, conditional use permit for development within the Bluff Creek Overlay District and
recommendation and review of the Environmental Assessment Worksheet, and site plan review for a
mixed housing development (383 units) consisting of club homes, manor homes, coach homes, village
homes and rental townhomes on 89.5 acres and 2.9 acres of commercial uses and on property zoned
A2, Agricultural Estate and located on the northeast comer of Hwy. 5 and Hwy. 41, Arboretum Village.
What Happens at the Meeting: The purpose of this public hearing is to inform you about the developer'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 Developer will present plans on the project.
3. Comments are received from the public.
4. Public heating is closed and the Commission discusses 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 937-1900 ext. 118. 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 November 23, 2000.
.j. I I
N-boret~,'n Boulev~r~
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S~ee~ ~ ~ A~tun~ Ridge Ct
$ A~m n~ PJdge ~
6 AutLmn R~ge Wa~
Smo6th Feed Sheets'm
MPLS COUNCIL OF CAMPFIRE GIRL
540 GRANT ST E
MINNEAPOLIS MN 55404
MPLS COUNCIL OF CAMPFIRE GIRL
400 VERNON AVE S
MINNEAPOLIS MN 55416
Use template for 5160®
SANG CAM & NHI T KY
2711 LONGACRES DR
CHANHASSEN MN 55317
WESTWOOD COMMUNITY CHURCH
7801 PARK DR
CHANHASSEN MN 55317
MILLS PROPERTIES INC
ATTN: TOM GREEN
PO BOX 971
BRAINERD MN 56401
PETER A & KIM MARIE PROSEN
2701 LONGACRES DR
CHANHASSEN MN 55317
MERALD A & ELAINE A KROGSTAD
7460 HAZELTINE BLVD
EXCELSIOR MN 55331
REGENTS OF UNIV OF MINNESOTA
C/O REAL ESTATE OFF1CE
319 15TH AVE SE 424 DON HOW
MINNEAPOLIS MN 55455
SCOTT C & COURTNEY E RILE
2665 LONGACRES DR
CHANHASSEN MN 55317
JACOB O CROOKS &
MICHAEL A & RENATE E CROOKS
7450 HAZELTINE BLVD
EXCELSIOR MN 55331
CITY OF CHANHASSEN
C/O SCOTT BOTCHER
690 CITY CE~X 147
CHAIN MN 55317
RIAZ & SHIREEN HUSEIN
2655 LONGACRES DR
CHANHASSEN MN
55317
JOHN P SAVARYN ESTATE
C/O PAUL SAVARYN
9950 NORTH SHORE RD
WACONIA MN 55387
CHASKA GATEWAY PARTNERS
3610 CO RD 101
WAYZATA MN 55391
JONATHAN D ANDERSON SR &
CATHERINE L ANDERSON
2645 LONGACRES DR
CHANHASSEN MN 55317
CHARLES W MARKERT
7461 HAZELTINE BLVI~O BOX 31
EXCELSIOR MN 5533
CHASKA GATEWAY PARTNERS
3610 CO RD 101
WAYZATA ~
ANTHONY J & KATHY A LARSON
2631 LONGACRES DR
CHANHASSEN MN 55317
BYRON A & MARY M OLSON
7331 HAZELTINE BLVD
EXCELSIOR MN 55331
ERIC R & BETHANN L CAMPBELL
2717 LONGACRES DR
CHANHASSEN MN 55317
ALAN R & SANDRA M PHELPS
2613 LONGACRES DR
CHANHASSEN MN 55317
REGENTS OF UNIV OF MINNESOTA
C/O REAL ESTATE OFFICE
319 15TH AVE SE 424 DON HOW
MINNEAPOLIS MN 55455
JONATHAN F & THERESA M WEHSE
2719 LONGACRES DR
CHANHASSEN MN 55317
MICHAEL T & MARY T K MAESER
2584 SOUTHERN CT
CHANHASSEN MN 55317
JOHN P SAVARYN ESTATE
C/O PAUL SAVARYN
9950 NORTH SHORE RD
WACONIA MN
55387
DARRYL L WILLS &
LIZANN M BRISSE-WILLS
2721 LONGACRES DR
CHANHASSEN MN
55317
ALLAN H 8,: ELISABETH VARGAS
2596 SOUTHERN CT
CHANHASSEN MN 55317
BRUCE A & YVONNE M GESKE
7325 HAZELTINE BLVD
EXCELSIOR MN 55331
YO YEOL PARK
2715 LONGACRES DR
CHANHASSEN
55317
MICHAEL E & ANNE M RYAN
2595 SOUTHERN CT
CHANHASSEN MN 55317
.. Smot}th Feed Sheets~'M Use temp[ate for 5160®
BRIAN G & NORMA J EVANS
2585 SOUTHERN CT
CHANHASSEN MN 55317
NICHOLAS H STILLINGS &
DENISE C STILLINGS
2670 LONGACRES DR
CHANHASSEN MN 55317
SCOTT T & JACKLYN JAGODZINSKI
7320 HILLSDALE CT
CHANHASSEN MN 55317
LONGACRES HOMEOWNERS ASSN I
C/O LUNDGREN BROS CONST INC
935 WAYZATA BLVD E
WAYZATA MN 55391
LONGACRES HOMEOWNERS ASSN I
C/O LUNDGREN BP,2DS-C~N~C
935 WAYZA~VD E
WA~ MN 55391
LUNDGREN BROS CONSTRUCTION
935 WAYZATA BLVD E
WAYZATA MN 55391
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Wetland
Fill
Northern
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Lundgren
BROS.
Your Neighborhood Builder
Phone 952.473.1231
Fax 952.473.7401
935 East Wayzata Boulevard
Wayzata, Minnesota 55391
Builder License No 0001413
August 31, 2000
Kate Aanenson
Community Development Director
690 City Center Drive
PO Box 147
Chanhassen, MN 55317
Re: Arborei. mn Village by Pulte Homes
Dear Kate,
As you know, the Western property line of the Dolejsi property we hope to
begin developing in the spring of 2001 abuts the eastern property line of
Arboretum Village, being proposed by Pulte Homes. A wetlands will
physically divide our two properties.
We are aware that Pulte plans to build rental units, possibly four plex slab on
grade at this Eastern portion of their property. We at Lundgren have been
planning to build upper end single family directly across the wetlands from
Pulte's rental units.
We are hoping that Pulte will provide significant screening, in order to shield
the view of the rentals from our future homesites, so that the value of our
homesites will be maintained.
Please telephone me if you have any further questions or if I can be of further
service. Thank you.
Sincerely,
LUNDGREN BROTHERS CONSTRUCTION
Michael E. Burton~~
Land Development Manager
C: Marc Anderson, Vice President, Land Development
CHAMBER of COMMERCE
June 21, 2000
TO:
FROM:
RE:
Mayor and Members of the Chanhassen City Council
Chanhassen Chamber of Commerce Board of Directors
Affordable Housing
The Chanhassen Chamber of Commerce Board of Directors at its regular meeting on Tuesday,
June 20, 2000, passed the following resolution which we are forwarding to you.
The Chanhassen Chamber Board of Directors (the "Chamber") wishes to express its
appreciation to Pulte Homes personnel who recently met with our Governmental Affairs
Committee to present and explain their proposal for the improvement of property located in the
northeast quadrant of the intersection of Hwy. 5 and Hwy. 41 in Chanhassen.
WHEREAS, the Chamber, does not wish to take a position on any specific Site Plan
proposed or to be proposed by Pulte Homes,
WHEREAS, the Chamber recognizes the continuing expressed need on the part of a
variety of types and sizes of Chanhassen employers for housing which is affordable to current
and prospective employees,
BE IT RESOLVED, that the Chamber wishes to reiterate its commitment to supporting
life-cycle housing in our community so that employees--professional, skilled or unskilled, entry
level or retirement stage--can afford to live in Chanhassen and we applaud Pulte Homes for the
mix of types and prices of homes their proposal would bring to the Chanhassen employee
market.
600 West 78th Street . P.O:. Bo~< 976 · Chanhassen o MN 55317 · (612) 934-3903 · fax (612) 934-3561
CITY OF CHANHASSEN
690 City Center Drive
P.O. Box 147
Chanhassen, MN 55317
NOTICE OF WETLAND CONSERVATION. ACT APPLICATION
FOR IMPACTS >10,000 SQUARE FEET
Name of Applicant:
Application Name:
Mr. Dennis Griswold
Arboretum Village
Type of Application: (check one)
[] Exemption [] Replacement Plan
[] No Loss [] Banking Plan
Date of Application:
Location of Project:
October 17, 2000
E ½ of the SW ¼ and W ½ of the SE ¼ of Section 9,
Township 116N, Range 23W
Summary of Project:
This project proposes the construction of 385 residential units consisting of 77 multi-unit
structures on approximately 107 acres of agricultural property in the northeast coruer of
Trunk Highways 5 and 41.
There are a total of 9 wetland basins and 1 drainageway classified as wetland on the
property. (Two of the wetland basins are located on Outlot E, which consists of about 11
acres just northwest of the main portion of the property.)
Wetland impacts (23,452 square feet) are proposed in 2 locations: i. 3,500 square feet
for a road to cross the drainageway; and 2. 19,952 square feet of impact to a fanned
wetland in the extreme southwest coruer of the property. The applicant proposes the
construction of 2 wetlands to mitigate wetland impacts. The project will provide 57,142
square feet of new wetland credit (NWC) through wetland creation and 66,856 square
feet of public value credit (PVC) through the creation of upland buffer areas (42,856
square feet) and storm water ponds (75% of 32,000 square feet or 24,000 square feet).
Wetland impacts will be mitigated through the use of 23,452 square feet of NWC and
23,452 square feet of PVC. All remaining wetland credits (33,690 square feet of NWC
and 43,404 square feet of PVC) are proposed to be deposited into the wetland bank for
use by the applicant at a later date.
List of Addressees:
Mr. Dennis Griswold
Pulte Homes of Minnesota
1355 Mendota Heights Road
Mendota Heights, MN 55120
Mr. Chip Hentges
Carver SWCD
219 East Frontage Road
Waconia, MN 55387
Mr. Doug Snyder
BWSR
1 West Water Street
St. Paul, MN 55107
Riley-Purgatory-Bluff Creek WD
c/o Mr. Bob Obermeyer
Barr Engineering
4700 West 77th Street
Minneapolis, MN 55435
Minnehaha Creek WD
Gray Freshwater Center
2500 Shadywood Road, Suite 149
Excelsior, MN 55331
Mr. Doug Norris
DNR
Ecological Services Section
500 Lafayette Road, Box 25
St. Paul, MN 55155
Mr. Gary'Elftmann
Department of the Army, COE
St. Paul District
ATTN: CO-R, 190' 5th St E
St. Paul, MN 55101-1638
You are hereby notified that the above-referenced application was made on the date
stated above. A copy of the Application is attached. Comments will be accepted on this
application until November 6, 2000.
Date of Mailing of This Notice: October 191 2000
CITY OF CHANHASSEN
Title:
Date: October 19, 2000
G:~ENG\LORI~ADMIN\PLANNINGXArb Village WRP Notice.doc
Minnesota Department of Transportation
Metropolitan Division
Waters Edge
1500 West County Road B2
Roseville, MN 55113
September 15, 2000
Kate Aanenson
City of Chanhassen
Community Development Director
690 City Center Drive, PO Box 147
Chanhassen, MN 55317
Phone: (952) 937-1900 ext. 118
CITY OF CHANHAssb. N
Re: Aboretum Village
Pursuant to a meeting with Dennis Griswald of Pulte Homes, I am writing this letter to express
the impacts on this property with regard to the trunk highway project scheduled for construction
in 2001. Dennis Griswald is currently pursuing the acquisition of the property located in the
northeast quadrant of TH 5 and TH 41.
For S.P. 1002-71 an extension of the West 78th Street frontage road will be constructed through
this property requiring a need for Mn/DOT to acquire right-of-way. After our meeting with
Dennis Griswald on September 11 th, it is our understanding that if the plat and development plan
for Aboretum Village are approved in a timely manner, Pulte Homes will donate the required
right-of-way as well as any temporary easements that wilt be needed for the construction of the
frontage road from Century Boulevard to TH 41.
The following items are the benefits of the right-of-way donation by Pulte Homes:
· This donation will be a benefit to the general public in that tax dollars will not be required to
purchase right-of-way.
Expediting the approval of the plat benefits both Mn/DOT and Pulte Homes in that the State
does not have to go through the lengthy acquisition process so that construction will not be
delayed. Pulte Homes will be able to initiate their development plan.
The development plan will reduce the amount of right-of-way need to construct the frontage
road because the proposed elevations are closer to the finished roadway design than the
existing ground elevations.
If someone besides Pulte Homes purchases and develops this property, the benefits to Mn/DOT
will most likely be reduced. Please take this in consideration when reviewing the paperwork for
Pulte Homes. Thank you for considering the thoughts of the Mn/DOT Right-of-Way office.
Sincerely,
Jolm Isackson, P.E.
Mn/DOT Area Right-of-Way Manager
An equal opportUnity employer
Minnesota Department of Natural Resources
DNR Waters - Metro, 1200 Warner Road, St. Paul, MN 55106-6793
Telephone: (65 I) 772-7910 Fax: (651) 772-7977
August 28, 2000
Kathryn R. Aanenson, Community Development Director
City of Chanhassen
690 City Center Drive, P.O. Box 147
Chanhassen, MN 55317
3 0 000
RE: Arboretum Village - Pulte Homes, DNR Wetland 10-0209, City of Chanhassen, Carver County
Dear Ms. Aanenson:
This is the letter that you requested in our telephone conversation of August 25, 2000. DNR Waters
has received (August 14, 2000) the information submitted by the City of Chanhassen concerning the
Arboretum Village Development by Pulte Homes. Arboretum Village is located in the southwest quarter
of Section 9, Township 116 North, Range 23 West, in Carver County. AfieLd brief review of the
preliminary plans for Arboretum Village we have the following comments to otter:
1. DNR Wetland 10-209W is located on the Arboretum Village site. The plans should note the
ordinary high water level of 910.30' (NGVD, 1929) for Wetland 10-209W.
o
It is good to see that there is no work proposed to be done within DNR Wetland 10-209W.
However, there are other wetlands on the Arboretum Village sitein which work is proposed to
be done. The work in these wetlands will be under the jurisdiction of the U.S.Army Corps of
Engineers, City of Chanhassen and the Riley-Purgatory-Bluff CreekWatershed District. Other
employees of the DNR may'comment on the permits submitted for these regulatory programs.
It is good to see that the Arboretum Village site is not within a FEMA floodplain. However, the
many wetlands and sediment ponds on the property are potential causes of flood damages. All
the structures within the development should be constructed well above the 1% (100-Year) flood
elevations of these ponds in accordance with the regulations of the City of Chanhassen and the
Riley-Purgatory-Bluff. Creek Watershed District.
It is good to see that the stormwater from Arboretum Village will be treated to remove some of
the sediments before the stormwater is routed to natural w~,etlands and drainage ways. However,
damage can be caused by large volumes ofstormwater. ~ he actual volume ofstormwater from
the development should be reduced by minimizing impervious surfaces, infiltrating stormwater
and eliminating the use of storm sewer, curb and gutter whenever possible. The grading of the
property should be minimized to avoid compacting the soils on site.
It is good to see that large portions of the wooded area in Arboretum Village are being
preserved. If possible, the landscaping of the property should use the same species of trees and
shrubs that are found within the woods. These areas should be preserved by using the
association documents, deed restrictions, easements, and covenants.
There are steep slopes on the Arboretum Village Property. To avoid erosion and sedimentation
problems, construction should be minimized in these areas and, if possible, the existing
vegetation preserved. In general, the erosion controls for the Arboretum Village site need to be
very careful and grading of the site should be minimized. The City of Chanhassen should
consider requiring bonds for erosion control purposes.
DNR Information: 651-296-6157 · 1-888-646-6367
An Equal Opportunity Employer
· TTY: 651-296-5484 · 1-800-65%3929
: :},; Printed on Recycled Paper Containing a
Kathryn R. Aanenson
August 28, 2000
Page 2
o
The comments in this letter address DNK Waters jurisdictional matters and concerns. These
comments should not be construed as DNR support or lack thereof for a particular project.
Thank you for giving DNR Waters the opportunity to comment on Arboretum Village. Please feel free
to contact me at (651) 772-7910 should you have any questions.
Sincerely,
.~,f/Joseph Richter
Hydrologist
¢:
Riley-Purgatory-Bluff Creek Watershed District, Bob Obermeyer
Carver County Soil m~d Water Conservation District
OF T~
Minnesota Department of Transportation
Metropolitan Division
Waters Edge
1500 West County Road B2
Roseville, MN 55113
September 20, 2000
Ms. Kathryn Aanenson
Community Development Director
City of Chanhassen
690 City Center Drive
Post Office Box 147
Chanhassen, Minnesota 55317
Subject:
Arboretum Village -- Mn/DOT Platt Review File #P00-072
Northeast Quadrant of Trunk Highway (TH) 5 and TH 41
Chanhassen, Carver County
C.S. 1002
Dear Ms. Aanenson:
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:
· Mn/DOT has a project (SP 1002-71) that is scheduled for construction in the spring of 2001. The city
and developer will need to address the following issues with respect to this project:
1. The site plan shows a street/entrance to the west of the TH 41 and West 78th Street intersection -
this does not exist and will not be constructed as part of the Mn/DOT project.
2. The construction plan is 60 percent complete and the project will construct the West 78th Street
extension from Century Boulevard to TH 41. The developer (Pulte Homes) will need to
coordinate the grading of this site with MnDOT. The plan does not reflect the current drainage
design for S.P. 1002-71. Any grading by the developer for Arboretum Village will require
Mn/DOT review so that proper adjustments can be made to the contours in S.P. 1002-71.
Additional comments concerning grading are addressed below in the next bullet item.
Please direct questions concerning the above issues to Jane Krebsbach (651-582-1767) of Mn/DOT's
Consultant Design section.
· The plans are missing some major features from the proposed West 78th Street project (SP1002-71).
The developer needs to work directly with Mn/DOT on their drainage design. A Mn/DOT drainage
permit is required to construct the project. Page 9 on the Environmental Assessment Worksheet
(EAW) incorrectly states that Mn/DOT is creating a pond on the south side of TH 41. Mn/DOT is
not building a pond at this location, only 'Pond 1" on the northwest comer of TH 5 and Century
Boulevard. The EAW incorrectly mentions Wetland impacts as being mitigated by Mn/DOT on page
6 for basin 6. Mn/DOT is unable to determine where the boundaries for basin 6 are located because
the submitted wetland plan only has a hand-drawn diagram with no coordinates. Mn/DOT will not
mitigate any wetland impacts by Pulte Homes. Please direct questions concerning these issues to
Patrick McLamon (763-797-3151) of Mn/DOT's Water Resources section.
An equal oppqrtunity employer
· There are significant problems with the submitted plat including the following:
1. The 100-foot wide corridor shown on the plat is insufficient. The-100 foot wide right of way
corridor on West 78th Street is substandard because it is too narrow to cover all of the ditch
bottoms. The plans need to show the right of way line that is being developed in the plan for SP
1002-71.
2. The plans need to show the latest right of way "B" comers on the plat. The "B" comers have
recently been revised so it is important that the developer get the most recent information from
Mn/DOT.
3. The new centerlines for TH 5 should be shown on the plat.
4. Access control exists along TH 5 and TH 41, which should be shown on the plat.
Please direct questions concerning these issues to John Isackson (651-582-1273) of Mn/DOT's Right
of Way section.
· Any impact to Mn/DOT right of way will require a permit. A Mn/DOT drainage permit is required.
Questions regarding permit applications may be directed to Keith Van Wagner (651-582-1443) of our
Permits Section.
· The final plat will need to identify Mn/DOT right of way any monuments found on the final plat.
Please send a copy of the final plat for Mn/DOT review at the following address:
Jeff Hoffstrom
Mn/DOT - Metro West Surveys
2055 North Lilac Drive
Golden Valley, Minnesota 55422
Phone: (763) 797-3108
· Century Boulevard to the south is Minnesota State Aid (MSA) route 118 and West 78th Street is MSA
route 113. These routes need to meet State Aid rules and policies.. Furthermore, the City should
clarify whether it is their plan to make Century Boulevard an MSA route all the way to West 78th
Street. Please direct questions concerning these issues to Thomas Leibli (651-582-1372) of
Mn/DOT's State Aid section.
· Mn/DOT's policy is to assist local governments in promoting compatibility between land use and
highways. Residential uses located adjacent to highways often results in complaints about traffic
noise. Traffic noise from this highway could exceed noise standards established by the Minnesota
Pollution Control Agency, the U.S. Department of Housing and Urban Development and the U.S.
Department of Transportation. Mn/DOT policy regarding development adjacent to existing highways
prohibits the expenditure of highway funds for noise mitigation measures, fl'he project developer
should assess the noise situation and take the action deemed necessary to minimize the impacts of any
highway noise. Please direct questions concerning Mn/DOT's noise policy to Jim Hansen (651-582-
1392) of Mn/DOT's Transportation Planning section.
Please address all future correspondence for development activity such as plats, site plans, environmental
reviews, and comprehensive plan amendments to:
Sherry Namsiewicz
Mn/DOT - Metro Division
Waters Edge
1500 West County Road B-2
Roseville, Minnesota 55113
Please note that Mn/DOT document submittal guidelines require three (3) complete copies of plats and
two (2) copies of other review documents including site plans. Failure to provide three (3) copies of a
plat and/or two (2) copies of other review documents will make a submittal incomplete and delay
Mn/DOT's review and response to development proposals. We appreciate your anticipated cooperation
in providing the necessary number of copies, as this will prevent us from having to delay and/or return
incomplete submittals.
Feel free to contact mc at (651) 582-1771 if should have any questions.
Y,
Paul Czech
Senior Transportation Planner/Local Government Liaison
Copy:
John Freemyer, Carver County Surveyor
Roger Gustafson, Carver County Engineer
Pulte Homes of Minnesota Corporation
Hedlund
Mn/DOT Division File C.S. 1002
Mn/DOT LGL - Chanhassen
~Environmental Quality Board (1)
nvironmental Review Program
300 Centennial Office Building
658 Cedar Street
St. Paul, MN 55155
allUtion Control Agency (3)
yle Skowronek
Environmental Analysis Office
520 Lafayette Road
St. Paul, MN 55155
Department of Public Service (1)
Myra White
200 Metro Square Building
121 East 7th Place
St. Paul, MN 55101
~nsportation (3)
Gerald Larson
MnDOT Environmental Services
3485 Hadley Ave. No.
Oakdale, MN 55128
~'l~atural Resources (3)
Tom Balcom
Office of Planning
500 Lafayette Road
St. Paul, MN 55155
H_,;c.a Ith (1)
~nvironmental Health Policy Planning
And Analysis Unit
121 East 7th Place, Suite 220
St. Paul, MN 55101
ericulture (1)
cky Bulk
90 West Plato Blvd.
St. Paul, MN 55107
egislative Reference Library (2)
arol Blackburn
645 State Office Building
St. Paul, MN 55155
vi Vironmental Protection Agency (1)
Iliam D. Franz .
Chief of Environmental Review
77 West Jackson Blvd.
Chicago, IL 60604-3590
LB'bard of Water and Soil Resources (1)
Doug Thomas
One West Water Street, Suite 200
St. Paul, MN 55107
vE~nvironmental Conservation Library (2)
300 Nicollet Mall
Minneapolis, MN 55401
,-~. 'S. Fish and Wildlife Service
(1)
Twin Cities Field Office E.S.
4101 East 80th Street
Bloomington, MN 55425-1665
..~siStorical Society (1)
tate Historic Preservation Office
345 Kellogg Boulevard West
St. Paul, MN 55102
~c~aS; Army Corps of Engineers (1)
Hanger
Regulatory Functions Branch
190 Fifth Street East
St. Paul, MN 55101-1638
L,.Metropohtan Councd (1)
Linda Milashins, Referrals
Mears Park Centre
230 East Fifth Street
St. Paul, MN 55101
~onrad Fiskness
Riley Purgatory Bluff Creek
8033 Cheyenne Avenue
Chanhassen, MN 55317
F~eference Library
Carver County Library-Chanhassen
690 City Center Drive
Chanhassen, MN 55317
U6/arver County Engineering
Roger Gustafson
600 East 4th Street
Chaska, MN 55318
CARVER
COUNTY
PUBLIC WORKS DEPARTMENT
Carver County Government Center
Administration Building
600 East Fourth Street
Chaska, Minnesota 55318-2192
Phone (952) 361-1010 Fax (952) 361-1025
Administration
Parks
Engineering
Highway Maintenance
Surveying & Mapping
August 22, 2000
To;
From:
Subject:
Kathryn R. Aanenson, Community Developr,~ent/~?.~cto,', C,ty of C,hanhasse,n
Bill Weckman, Assistant County Engineer !~'*[¢8 '
Rezoning request - Northeast Quadrant of TI~ 5t/TH 41 intersection
Planning Case: 99-2 PUD
We have reviewed the information regarding the proposed rezoning reouest on prop..r~y
located at the northeast corner of TH 5 and TH 41 as transmitted to Carver County by' you~~
memorandum dated August 11, 2000.
Development on this property does not directly impact a Carver County roadway. Nc,
further comments will be sent from the Carver County Public Works Department regarding
this development.
Thank you for the opportunity to comment on this proposed rezoning request. If you h'ave
any questions regarding these comments, please call me at 952-361-1010.
Affirmative Action/Equal OpportuniO' Employer
Pr[t~tcd on 10% Post-Co¢~sumer Recycled Paper
2000 16:24 P. 01
Minnesota Department of Natural Resources
500 Lafayette R~ad 10
St. Patti, MinneSol~ 5.5155~40~
October 2, 2000
Kathryn R. Aanenson
CommtmJ.ty Development Director
690 City Center Drive
P.O.'Box 147
Chanhassen, MN 55317-0147
Post-it* Fax Note 7671
Phone #
RE:
Arboretum Village
Environmental Assessment Worksheet (EAW)
Dear Ms. Aanenson:
The Department of Natural Resources (DNR) has reviewed the EAW for the Arboretum Village project.
We offer the following eommems for your consideration.
Item 14, Water-related Land Use Management District, is correctly answered "no" because no part of the
project site occurs within the FEMA floodplain. However, the final project will occur on a site
containing several wetlands and sediment ponds, all of which are potential sources of flood-related
damages. All the structures within rite development should be constructed well above the 1% (100-year)
flood elevations of these ponds in accordance with the regulations of the City of Chanhassen and the
Riley-Purgatory-Bluff Creek Watershed District.
The site contains erodible soils and some steep slopes according to Item 17, Erosion and Sedimentation.
ConsUxtetion should be minimized where these conditions axe present, and if possible the existing
vegetation should be retained and preserved. Regarding the erosion control measures employed for the
project, they should be regularly monitored and maintained as required.
Item 17b indicates that treated storm water ranoffwiil be routed to "a natural wetland area." Althou~h
permissible, this action can result in damage to the wetland because of the large volumes of water
directed to it. These volumes could be further reduced by: t) minimizing impervious surface creation; 2)
utilizing infiltration-based storm wa~er runoff treatment techniques; and 3) eliminating the use of storm
sewer, curb and gutter wherever possible, Construction-related grading of fl~e property should be
minimized to avoid compacting the soils on site.
Iu general, we recommend that landscaping and revegetation efforts for disturbed areas use native species
of trees and shrubs as deemed feasible.
Thank you for the opportunity to review this project. We do not recommend preparation of an
environmental impact statement (ELS) based upon natural resource considerations, We look forward to
DNR Information: 651-296-6157 · 1.888-646-6~67 -
An Equal Opportunky Employe. a'
Who Values Div~sity
TrY: 651-296-5484 ' !-800~657-3929
Printed on ReCycled Paper c'.onte, inln9 a
Minimum of lo% Poet-Consumer Waste
Oct 3 2000 i6:2~ P. 02
Kathryn Aanenson,
Community Development Director
October 2, 2000
receiving your record of decision and responses to comments at the conclusion oft. he environmental
review. Min. nesota gules part 4410.1700, subparts 4 & $, require you to send us your Record of Decision
within five days of deciding this action. Please contact Bill $ohnson of my staffat (651) 296-9:229 if you
have questions about this letter.
Sincerely,
Thomas W. Balcom, Supervisor
Environmental Planning & Review Section
Office of Management and Budget Services
Kathleen Wallace
Con Christianson
Joe Oseb~ald
Russ Peterson, USFWS
.)'on Larsen, EQB
Tom Standke, Pulte Homes of Minnesota, Inc.
#200006314002
ARBORETUM.WPD
10/03/00 TUE 09:30 FAX 612 296 7782 ~ETR0 ~ANAGERS OFFICE ~001
Minnesota Pollution Control. .=,ency
October 4, 2000
Ms. ~Ka't.~ Aancnson
City of Chanhassan
690 City .Center Drive, PO Box 147
Chanhassen, MN 55317-0147
Post-it® Fax Note 7671 Date /{~
IPages~
co op,.£Hgtat4t? 55 e:6j co,
RE: Environmental Assessment Worksheet (EAW) - Arboretum Village
Dear Ms. Aanenson:
Thank you for the opportunity to comment on the EAW for the Arboretum Village Development project..
The proposal is the construction oftownhouses and a commercial area on 107 acres, near the.intersection
of Tnmk Highway (TH) 5 and TH 41. The Minnesota Pollution Control Agency (MPCA) staffhas
reviewed the EAW for this project. We have the following comments for your consideration and
response in determining the need for an Environmental ImPact Statement (EIS).
Wetlands
Item 8 should indicate that a Clean Water Act (CWA) Section 404 permit from the US Army COrps of
Engineers and a CWA Section 401 water quality certification from the MPCA regarding the proposed
alteration of wetlands is required.
Item I0 indicates them will be 1.2 acres less of wetland on the site after construction. The location and
boundaries of the existing wetlands and the location and extent of the proposed impacts to the wetlands
must be indicated on the layout in order to assess the potential impact of this proposed xvetland fill or
impact from other structures.
Item 12 indicates that wetland compensatory mitigation will be provided for the wetlands impacted, but
there is no indication where or how this mitigation will be provided. The location and description of the
wetland compensatory mitigation must be described and included on the layout, particularly if it is to
consist of onsite creation. This information is necessary in order to assure that the mitigation would be
adequate to compensate for the impact and that there will be no additional environmental impacts caused
by the mitigation construction.
Questions regarding wetlands requirements may be addressed to Larry Zdon, at (651) 297-8219.
Storm Water Runoff
The EAW notes that permanent detention basins will be designed to National Urban Runoff Program
guidelines for total suspended solids and nutrients. The permanent basins must also fulfill the
requirements of the MPCA's general permit.
520 Lafayette Rd. N.;' St. Paul, MN 55155-4194; (651) 296-6300 (Voice); (651) 292-5332 (TTY)
St. Paul · Brainerd · Detr,cit Lakes * Duluth · Mankato · Marshall · Rochester · Willmar; www, pca,state.mn.us
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10/03/00 TUE 09:31 FAX 612 296 7782 METRO 3IANAGERS OFFICE ~002
Ms. Katlmyn Aanenson
Page Two
We encourage the use of low-impact development principles like added detention through ponding,
depressional storage, and infiltration. We recommend that the city of Chanhassen and developers develop
a plan to match existing (pre-development) and post-development discharge rates and volumes from the
site. Additionally, we encourage the project proposer to minimize the amount Of impervious surfaces in
the p~'oject area, which will help minimize the potential impacts from storm water runoff.
QueStions about the MPCA's construction storm water program requirements may be directed to
Gene Soderbeck at (651) 296-8280.
General
We would encourage the designers and proposers to strive for human scale, pedestrian oriented
developments, including plans for safe pedestrian movement between the residential and commercial
areas.
We would also encourage the proposer to actively evaluate and pursue waste prevention opportunities
during the construction phase of the project.
We recommend that the proposer preserve existing significant trees and incorporate native plantings in
the landscaping to the maximum extent possible.
We look forward to receiving your written responses to these corriments hs well as documentationof yoUr
decision on the need for an EIS. If you have any other questions about this letter, please contact me at
(651) 296-6703. .
Sincerely,
Barbara Conti
Planner Principal
Operations and Planning Section
Metro District
BC:sjs
cc: Gregg Downing, Environmental Quality Board
Tom Standke, Pulte Homes
Larry Zdon, MPCA, MD/CAP
Gene Soderbeck, MPCA, IvlD/CAP
STATE HISTORIC~ERVATION OFFICE
MINNESOTA HISTORICAL SOCIETY
ECEIVEI)
OCT 1 9 2000
October 17, 2000
CITY OF CHANH^SSEN
Teresa Halloran
Loucks Associates
7200 Hemlock Lane, Suite 300
Minneapolis, MN 55369
RE: Hedlund
Arboretum Village Subdivision
Chanhassen, Carver County
SHPO Number: 2000-1434
Dear Ms. Hailoran:
Thank you for submitting the copy of the cultural resources survey of the above referenced
project. At this time, we have the above following comments:
1. Based on the findings of the archaeological survey, we conclude that there are no
significant archaeological properties in the project area.
2. The survey report includes, on page 8, a statement that the proposed project is not a
federally licensed or federally funded undertaking. However, it does appear that the
project will require a NPDES permit (an EPA/MPCA permit process), which means that a
Section 106 review will need to be addressed. As part of this review, the following items .
will need to be considered:
A. The eligibility of the farmstead on the east side of Highway 41 (see page 10 of
the survey report) will need to be determined. As an initial step in this
determination, we would suggest that photographs and a sketch map of the
farmstead be submitted to our office for further assessment.
B. The effects of the development on the Minnesota Fruit Breeding Farm need to
be further considered. We do not necessarily agree with the determination that
the proposed development will have no adverse effect on this National Register
eligible property. In order to better assess these effects, we need more
information on the scale and layout of the proposed development, particularly on
the western edge that abuts on Highway 41.
We look forward to working with the permitting agency, the developer, and other interested parties
in completing this review. Contact us at 651-296-5462 with questions or concerns.
~/~cerely,
(_~ ~G o~nGi r~ ~o g~ar a~n~c e
Officer
Cc: Randall Hedlund, Hedlund Engineering
Kathryn Aanenson, City of Chanhassen
Keith Cherryholmes, MPCA
Peter Olin, Minnesota Landscape Arboretum
Metropolitan Council
, Working for the Region, Planning for the Future
October 18, 2000
Kathryn R. Aanenson
Community Development Director
City of Chanhassen
690 City Center Drive
Chanhassen, MN 55317-0147
Re:
RECBYE
2000
Cg'Y OF CHANHASSgN
Environmental Assessment Worksheet (EAW) for Chanhassen Arboretum 'Village
Metropolitan Council Referral File No. 18363-1
Metropolitan Council District 4
Dear Ms. Aanenson:
Metropolitan Council staff has reviewed the EAW to determine its adequacy and accuracy in addressing
regional concerns. The project proposes to construct 385 units of residential housing on approximately
107 acres. Included in the 107 acres is an undeveloped three-acre parcel proposed to be used as
commercial property.
Staff submits the following advisory comments:
Stormwater (Jack Frost, 651-620-]078)
The project proposes to create two storm water NURP ponds to treat the runoff from the site. While these
ponds will adequately treat the runoff and keep the rate of runoff to predevelopment conditions, the
volume of runoff will increase because of the increase in impervious areas. The increased volume can
cause deleterious effects on downstream resources. The developer should give consideration to reducing
the amount of impervious connected areas. Examples of techniques to reduce imperviousness can be
found in Low Impact Development Design Strategies: An Integrated Design Approach by Prince George's
County, Maryland.
The staff review concludes that the EAW is complete and accurate with respect to regional concerns and
raises no major issues of consistency with Council policies. An EIS is not necessary for regional
purposes. If you have questions, please contact Linda O'Connor, technical reviewer, at 651-602-1098.
Sincerely,
Helen Boyer
Director, Environmental Services
Cc-'
Julius C. Smith, Metropolitan Council District 4
Keith Buttleman, MCES, Director Environmental Planning and Evaluation Department
Tom Caswell, Sector Representative
Linda Milashius, Referrals Coordinator
Linda O'Connor, Principal Reviewer
230 East Fifth Street
St. Paul, Minnesota 55101-1626
(651) 602-1000 Fax 602-1550 TDD/TrY 291-0904
Metro Info Line 602-1888
flTYOF
690 Ci~ Center Drive, ?0 Box' 147
Chanhassen, Minnesota 55317
&one 612.93Z I900
Ge,eM £ax 612.93Z5739
£ngi,eedng Fax' 612.93Z9152
Public SafeO, Fax 612.934.2524
ll~b u,wu:d, tha~d~as~e~.mn.~a
October 20, 2000
Ms. Barbara Conti
Minnesota Pollution Control Agency
520 Lafayette Road North
St. Paul, MN 55155-4194
RE: Comments on Arboretum Village Envirolmaental Assessment Worksheet
(EAW)
Dear Ms, Confi:
Thank you for your comments on the EAW for the Arboretum Village
development project. Following are responses to your comments from your letter
dated October 4, 2000.
WETLANDS
Comment 1: Rem 8 should hMicate that a Clean IJ/atm'Act (CWA) SeclioJJ 404
pe~vnit fi'om the US Anny Co~s of Engineers and a CWA Section 401 water
quaB~ cert~cation fi'om &e MPCA regarding &e proposed aheration of
wetlands is requh'ed.
Response 1: The City will require the proposer to obtain both a Section 404
permit and a Section 401 certification.
Comment 2: Item 10 indicates there will be 1.2 acres less of wetland on the site
after construction. The location and boundaries of the existing wetlands and the
location and extent of the proposed impacts to the wetlands must be indicated on
the layout in order to assess the potential impact of this proposed wetland fill or
impact fi'om other structures.
Response 2: The City has received this information and will assess the potential
impacts of the proposed wetland fill.
Comment 3: Item 12 indicates that wetland compensatory mitigation will be
provided for the wetlands impacted, but there is no indication where or how this
mitigation will be provided. The location and description of the wetland
compensatoo, mitigation must be described and included on the layout,
during construction so the City may help to educate developers, designers and construction firms
about waste prevention.
Comment 8: We recommend that the proposer preserve existing significant trees and
incorporate native plantings in the landscaping to the maximum extent possible.
Response 8: The current proposal calls for the removal of few, if any, existing significant trees.
Because the proposed project is adjacent to the Bluff Creek Corridor, the City will recommend
native plantings be used whenever possible.
The City will provide the MPCA with documentation of its decision on the need for an EIS once
such a decision is made. If you have any further questions or concerns, please contact me at
952/937-1900, extension 105.
Sincerely,
CITY OF CHANHASSEN
Lori Haak
Water Resources Coordinator
cc: Scott Botcher, City Manager Dennis Griswold, Pulte Homes
Katlu'yn Aanenson, Community Development Director
File
CITYOF
CH H SE
690 Ci7 Center Drive, PO Box 147
Chanhassen, Minnesota 55317
Phone 612.93Z 1900
General Fax' 612.937.5739
£ngine~ng Fax 612.93Z9152
&tblic Safely Fax 612.934.2524
ll~b w,vutci, chanhassen, mn. us
October 20, 2000
Mr. Thomas W. Balcom
Minnesota Department o£Natural Resources
500 Lafayette Road
St. Paul, MN 55155-4010
RE: Commm~ts on Ar'ooretum Village Environmental Assessment Worksheet
(EAW)
Dear Mr. Balcom:
Thank you for your comments on the EAW for the Arboretum Village
development project. Following are responses to your comments from your letter
dated October 2, 2000.
Comment 1: Item 14, Water-related La~d Use Management District, is correctly
answered '%0" because no part of the project site occurs within the FEMA
floodpla#~. However; the final project will occur on a site containing several
wetlands and sediment ponds, all of which are potential sources of flood-related
damages. All the structures within the development should be co~structed well
above the 1% (100-year) flood elevations of these ponds in accordance with the
regulations of the City of Chanhassen and the Riley-Purgatory-Bluff Creek
l{/atershed District.
Response 1: The City will require the project to meet these requirements.
Comment 2: The site contah~s erodible soils and some steep slopes according to
Item 17, Erosion and Sedimentation. Construction shouM be minimized where
these conditions are present, and if possible the existing vegetation shouM be
retah~ed and preserved. Regarding the erosion control measures employed for
the project, the3, should be regularly monitored and maintained as required.
Response 2: The City will inspect the site on a regular basis and will require the
maintenance of erosion control measures when necessary.
Comment 3: Item 17b indicates that treated stomn water runoff will be routed to
"a ~atural wetland area." Although permissible, this action can result in damage
The CiO, of Cha,hassen. A gwwi,g communiO' witl) clean lakes, qualiO, schools, a chamd,g dow, tow,, thrivh~g busi,esses, a,d beaut!fid parks. A great place to live, work,
to the wetland because of the large volumes of water directed to it. These volumes could be
further reduced by: 1) minimizing impervious surface creation; 2) utilizing infiltration-based
storm water runoff treatment techniques; and 3) eliminating the use of storm sewer, curb and
gutter wherever possible. Construction-related grading of the property should be minimized to
avoid compacting the soils on site.
Response 3: The City will make the applicant aware of the potential for damage to the wetland
and will encourage the applicant to incorporate the suggestions given.
Comntent 4: In general, we recommend that landscaping and revegetation efforts for disturbed
areas use native species of trees and shrubs as deemed feasible.
Response 4: Because the proposed project is adjacent to the Bluff Creek Corridor, the City will
recommend native plantings be used whenever possible.
The City will provide the DNR with documentation of its decision on the need for an EIS once
such a decision is made. If you have any further questions or concerns, please contact me at
952/937-1900, extension 105.
Sincerely,
CITY OF CHANHASSEN
Lori Haak
Water Resources Coordinator
cc: Scott Botcher, City Manager Dennis Griswold, Pulte Homes
Kathryn Aanenson, Community Development Director
File
CITYOF
690 Ci{y Ce,ter Drive, PO Box 147
Chanhassen, M in,aota 55317
?hone 612.937.1900
GeneraI Fax 61293Z5739
E~O~eg,g Fax 61293Z9152
&~blic Sang Fax 612.934.2524
~b wwu~ci, chanhassen, mn. us
October 20, 2000
Ms. Helen Boyer
Metropolitan Council Environmental Services
230 East Fifth Street
St. Paul, MN 55101-1626
RE: Comments on Arboretum Village Environmental Assessment Worksheet
(EAW)
Dear Ms. Boyer:
Thank you for your comments on the EAW for the Arboretum Village
development project. Following are responses to your comments from your letter
dated October 18, 2000.
Comment 1: The project proposes to create hvo storm water NURP ponds to
treat the runoff fi'om the site. I~ile these ponds will adequately treat the runoff
and keep the rate of runoff to predevelopment conditions, the volume of runoff
will increase because of the increase hr impervious areas. The increased volume
can cause deleterious effects on downstream resources. The developer should
give consideration to reducing the amount of impervious connected areas.
Response 1: The City will make the applicant aware of the potential for damage
to downstream resources and will encourage the applicant to reduce the amount of
impervious surface associated with the project.
The City will provide the Metropolitan Council with documentation of its
decision on the need for an EIS once such a decision is made. If you have any
further questions or concerns, please contact me at 952/937-1900, extension 105.
Sincerely,
CITY OF CHANHASSEN
Lori Haak
Water Resources Coordinator
cc: Scott Botcher, City Manager Dennis Griswold, Pulte Homes
Kathryn Aanenson, Community Development Director
File
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