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3 SPR Powers Ridge ApartmentsCITY OF STAFF REPORT PC DATE: January 5, 2000 CC DATE: January 24, 2000 REVIEW DEADLINE: Feb. 1, 2000 By:A1-Jaff.'v PROPOSAL: 1.' Preliminary Plat Approval to replat 21.34 acres, Outlot A, Lake Susan Hills, into 4 Lots, 2. Site Plan Approval' for the construction of Phase I of 5 multi-family buildings (344 apartments/rental units) 3. Planned Unit Development amendment to allow 34.6% hard surface coverage and amended parking standards. 4. Wetland alteration permit to fill 1,648 square feet. LOCATION: Southwest comer of Powers Boulevard and Lake Drive West and east of Sunset Park APPLICANT: Lake Susan Hills Partnership 7600 Parklawn Avenue, Suite 200 Edina, MN 55435 Atm. Tom Ries (612) 835-7600 PRESENT ZONING PUD, Planned Unit Development ACREAGE: 21.34 acres DENSITY: 16.1 u/a (gross) 2020 LAND USE PLAN: Residential High Density (8-16 Units per Acre) SUMMARY OF REQUEST: The applicant is requesting preliminary plat approval to replat 21.34 acres, into 4 Lots. Each lot will be occupied by an apartment building, which requires site plan review.' The buildings will be constmcted in four phases. The total number of proposed units is 344. The site is zoned PUD-R and is guided for High Density Residential. The standards of this specific PUD require the development to maintain a 32% hard surface coverage, which the applicant is proposing to exceed. The applicant is also requesting an amendment to the required number of parking spaces for this development. Both the hard surface requirements and parking standards require a Planned Unit Development amendment. The applicant is also requesting a Wetland alteration permit to fill 1,648 square feet. Notice of this public hearing has been mailed to all property owners within 500 feet. LEVEL OF DISCRETION IN DECISION-MAKING: The City's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with Zoning Powers Ridge Apartment Homes January 5, '2000 Page 2 Ordinance requirements. If it meets these standards, the City must then approve the site plan. This is a quasi-judicial decision. The City's discretion in approving or denying a wetland alteration plan is limited to whether or not the proposed plan complies with statutory and Ordinance requirements. If it meets these standards, the City must then approve the plan. This is a quasi-judicial decision. The City has a relatively high level of discretion in approving amendments to PUD's because the City is acting in its legislative or policy making 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 preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City must approve the preliminary plat. This is a quasi-judicial decision. BACKGROUND In 1987, the city approved a PUD for Lake Susan Hills. The PUD permitted up to 411 single family units, created 3 outlots for medium density units and one outlot for high density units (Attachment # 1). The single family lots have been platted in 9 additions continuously since PUD approval. One of the outlots (Outlot C) designated for medium density units was platted in April 1993 for 24 units. The second outlot (Outlot B), also designated for medium density units was platted on April 10, 1995 for 48 units. The third outlot (Oultot D) was platted in May of 1995. The remaining high density outlot (Outlot A) is the subject of this proposal. Outlot A is designated as Multiple Family (High Density Residential). The PUD contract states that the development shall provide a minimum of 21.5 acres of high density multiple family residential units. The total number of dwelling units of high density multiple family residential property shall not exceed ~?.n, or a density greater than ! 7.4 units/acre. Except asmodifled herein, the development of the high density multiple family residential shall be in accordance with the uses, standards, and requirements of the R-12 Zoning District. Standards applicable to this site (Outlot A) include: The developer shall provide buffer areas, acceptable to the city, between multiple family and single family areas to assure adequate transition between uses, including use ofberms, landscaping, and setbacks from lot lines. The Developer shall not damage or remove any trees except as indicated on the grading and tree removal plans to be approved by the city and submitted with each plat. Trees shall be protected from destruction by snow fences, flagging, staking or other similar means during grading and construction. · The maximum percentage of allowable impervious surface on Outlot A is 32%. Powers Ridge Apartment Homes January 5, 2000 Page 3 The developer shall provide $500.00 of landscaping per multiple family unit. The multiple family development shall be responsible for 50% of the required park fees and no trail fees (The ordinance requires $1,000 per unit. 50% of that amount is $500.00 per unit). The development will be responsible for Water Quality fees of $1,640 per acre and Water Quantity fees of $4,360 per acre. PROPOSAL SUMMARY: The applicant is requesting preliminary plat, site plan approval, PUD amendment and wetland alteration permit to construct five apartment buildings (344 units) on Outlot A. The buildings are proposed to be built in four phases. Phase I is an "L" shaped building, located along the northeast comer of the site, containing 106 units (Building A). Phase II consist of two buildings (B 1 & B2) connected through an underground garage. These buildings contain a total of 80 units. The community space (Community room, swimming pool, wading pool, picnic area, fountain, etc.) will also be constructed as part of phase II. Phase III is building C. This building is located parallel to Lake Drive West and contain 88 units. The fourth and final phase is a 70 unit Senior Independent Living Apartments (Building D). Outlot A was designated as a high density site as part of the Lake Susan Hills PUD approval. The apartments are proposed to be market rate rental and to be located on 4 lots. The 21.34 acre site is bordered by single family homes (Lake Susan Hills 1st Addition) to the north, industrial sites (Chanhassen Lakes Business Park 7th & 8th Additions) and Lake Drive West to the north, Powers Boulevard to the east, and Sunset Park to the west. The gross density is 16.1 units per acre. Access will be provided through two entrances of off Lake Drive West. The site is currently zoned PUD, guided for High Density Residential and utilities are available for the area. Staff has been working with the applicant for several months. The plans have gone through several changes. The applicant held a neighborhood meeting to brief the homeowners of this proposal and to listen to concerns. Additional changes continued to evolve. In order for the City to process this application on a timely manner, staff will analyze the official plans submitted to the City on December 3, 1999, and briefly compare them to other options that have been submitted in sketch form, responding to neighborhood concerns. There are compromises with each option. The single family homeowners prefer a low profile building with an increased setback. The applicant is attempting to meet ordinance requirements and address neighborhood concerns while building a feasible project. With these issues in mind, the following are the four options (refer to attachment 2, sketches). Option 1: This option contains four 3-story buildings. Building B, which is located north of the single family homes, is approximately 600 feet long. The buildings maintain a 100 foot setback from adjoining properties. Hard surface coverage and under,ground parking standards are not met. Powers Ridge Apartment Homes January 5, 2000 Page 4 Option 2: (Full scale plans submitted on December 3, 1999). This option contains five 3- story buildings. Building B, which is located north of the single family homes, was split into 2 buildings, approximately 250 feet long each. These two buildings are connected through the underground garage and are located on a single lot. The buildings maintain a 100 foot setback from adjoining properties. Hard surface coverage and underground parking are closer to meeting code requirements than option 1, but still do not meet ordinance. Option 3: This option contains four 3-story buildings. Building B, which is located north of the single family homes, was reconnected into a single building (approximately 500 feet long). The applicant added a tw° level underground parking to meet ordinance requirements. The buildings maintain a 100 foot setback from adjoining properties. Hard surface coverage and underground parking meet ordinance requirements. Option 4: This option contains four buildings. Buildings A and D are three stories high. Building B is two stories high but rises to 3 storiess in the center (total of 6 apartments on the third floor). Building A is a 3 story building but rises to a four story in the center (total of 12 apartments on the fourth floor). It provides two- level underground parking. The height of Building A is 45 feet at the midpoint of the roof and 53 feet at the peek of the roof. The ordinance allows a maximum height of 40 feet. Building B maintains a 125 foot setback, which exceeds ordinance requirements. The hard surface coverage and underground parking do not meet ordinance requirements, however, the applicant is proposing to provide proof of parking which if built, will eventually increase the hard surface coverage. COMPLETE ANALYSIS OF OPTION 2-OFFICIAL PLANS SUBMITTED DECEMBER 3, 1999: Density: This proposal is for five 3 story buildings (344 apartments) with a gross density of 16.1 units per acre. The site plan approval is for Building A only. The remaining buildings are proposed as future phases and as each phase prepares to be built, the applicant must receive site plan approval for it. The site is zoned PUD, high density residential. The PUD agreement specifies that the total number of multi family units on Outlot A, shall not exceed 375, or a density greater than 17.4 units/acre. The number of units on this site are less than that permitted by the agreement. Hard Surface Coverage: The PUD agreement specifies a maximum hard surface coverage on the site not to exceed 32%. The applicant is proposing 34.6% hard surface coverage. The PUD agreement states "Except as modified herein, the development of the high density multiple family residential shall be in accordance with the uses, standards, and requirements of the R-12 Zoning District". The R-12 zoning district permits a maximum hard surface coverage of 35%. Also, the current PUD ordinance allows a maximum hard surface coverage of 50%. The R-16 district which has a similar density to the subject development, permits a maximum hard surface coverage of 50%. The total density of this site is less than that permitted in the PUD, however, Powers Ridge Apartment Homes January 5, 2000 Page 5 the hard surface coverage exceeds the PUD requirements by 2.6%. A similar situation existed with the medium density sites in which the hard surface coverage was amended. In the case of Prairie Creek Twinhomes, the PUD allowed a 31% hard surface coverage, and the applicant was permitted 24 units, which required a 40% hard surface coverage. In the case of Powers Place, the PUD allowed 30% hard surface coverage, and the applicant was permitted 48 units, which required a 35% hard surface coverage. In the case of Lake Susan Hills Townhomes, the applicant was permitted 34 townhomes, which required a 35% hard surface coverage. It is reasonable to expect a higher density to require higher hard surface coverage. Staff is recommending approval of 35% hard surface coverage. Parking: The PUD governing this proposal requires parking to meet the R-12 standards. The R-12 district requires two stalls per unit. Of these two stalls, one and one-half must be enclosed. The proposal provides 2.25 parking spaces per unit, however, it falls short in underground parking. The number of enclosed stalls ranges between 1.28 stalls per unit to 1.48 stalls per unit, with the exception of Building D, which is designated as a Senior Housing building and by ordinance, the city may apply a decreased parking requirement due to its nature, and the fact that it should generate decreased parking demands. If the 1.28 stalls per unit to 1.48 stalls per unit were compared to the R-16 district (which has a similar density to the subject proposal), it would exceed ordinance requirements which is one enclosed parking space per unit. The City could require the applicant to provide two level underground parking to meet the letter of the ordinance, however, parking will be shared by the five buildings and believe it will be sufficient. Architecture/Site Plan: The proposal is for five 3 story buildings, each with underground parking. Each building will provide approximately 2,400 square feet of community space for uses such as multi purpose room, exercise room, library, hobbies, etc. In addition, the buildings will share one community space in the center of the five apartment buildings. This location serves two purposes. It is centrally located and it breaks up the parking lot by redirecting the focus to the activities in the center. This space is proposed to include a one story 2.20 square foot community use building, swimming and wading pools, playground for younger children, picnic area, gardens, and fountain. The apartment buildings are proposed to range between 1 and 3 bedroom apartments. Each apartment has a deck (the applicant is evaluating converting the decks on Building B, facing the neighbors, to Bay Windows). The exterior materials on all buildings will consist of brick and siding. All buildings are similar in design. The colors are proposed to be muted, earth tones. PREI,IMINARV PI,AT The applicant is proposing to subdivide 21.34 acres of property zoned PUD-R into 4 parcels for apartment buildings and a community space. The property is designated by the Comprehensive Plan as High Density (8-16 Units/Acre). The subject site is Outlot A from the Lake Susan Hills PUD and was created as a high density site. Powers Ridge Apartment Homes January 5, 2000 Page 6 The buildings maintain a 100 foot setback from the existing residential single family homes to the south and Sunset Park to the west (which are part of the Lake Susan Hills PUD). The buildings are also proposed to maintain 50 feet from Lake Drive West. There are no internal setbacks since the site is serviced internally by a private street. COMPLIANCE TABLE Hard Surface Coverage Setback from Collector Setback from RSF District Density Ordinance Pl ID Project Proposal 35% 32% 34.6% 50 feet NA 50 100 feet NA 100 feet 8 units 9.3 units 4.6 units l,andseapiRE and Tree Preservation Landscaping required for the proposed development is shown in the following table. Parking lot Buffer yard C* - South property line Buffer yard B* - North property line Buffer yard B* - East property line Boulevard Trees - 8,599 fi2 landscape area 34 overstory trees 24 overstory trees 60 understory trees 60 shrubs 14 overstory trees 29 understory trees 29 shrubs ",'6 overstory trees ~12 urderstofy trees , 12 shrubs 1 per 30 feet- >8,599 ft2 landscape area 47 overstory trees 45 understory trees 18 overstory trees 61 understory trees 0 shrubs 10 overstory trees 53 understory trees 0 shrubs 6 overstory trees 32 understory 0 shrubs 19 overstory trees Lake Drive West 59 overstory trees *According to city buffer yard ordinance, the project d,vdoper is responsible for only 75% of the required plantings. Abutting property owners may plant the remaining 25% on lheir property. The applicant needs to increase landscaping along the north, south and east property lines to meet minimum requirements. Staltrecommends that the applicant choose native species for the buffer Powers Ridge Apartment Homes January 5, 2000 Page 7 yard plantings. The number of boulevard plantings also needs to be increased to meet minimum number required. Plantings are required at one tree every 30 feet of frontage minus access points. It is unclear from the landscape plan whether all areas will be sodded/seeded and maintained or if some of the larger expanses will be left natural. The applicant will need to show where the sod limits will be on the landscape plan. The PUD agreement also states that the applicant shall provide $500.00 of landscaping per multiple family unit. The applicant shall provide the city with a cost estimate for the required landscaping. The proposed landscaping plan meets all ordinance and PUD requirements. Street lighting for the interior private streets is not shown on the site plan. Staff is recommending that before this item goes to the City Council that a street lighting plan be prepared for staff review. Street lights will be required in accordance to City standards along the private streets. WETLANDS There are two ag/urban wetlands located on the site. The wetland located on the south side of the property is directly adjacent to the existing Lake Susan Hills Development. This wetland has been influenced by agricultural activities to the north and residential development to the south. An existing buffer, approximately 15- 20 feet, remains in tact around the edge of the wetland. This buffer contains willows, cattails and reed canary grass, which is typical of most wetlands throughout the City. The wetland maintains an open water area which remains throughout the year. When the Lake Susan Hills development was constructed, an outlet structure was put in place to maintain the existing water level. The applicant has proposed to fill 1640 square feet of this wetland in order to meet the fifty foot setback requirements for this type of wetland. The applicant is also proposing to mitigate this alteration by excavating an additional area on the west side of the wetland. It is the recommendation of city staff that the applicant not disturb the wetland at all. Under the current wetland rules a property owner may fill up to 2000 square feet without mitigation. Since the fill area needed to meet the setbacks is less than the 2000 square feet, staff is ~recommending that the wetland be left alone and the applicant be approved a wetland alteration permit to encroached on the fifty foot setback. The applicant is also constructing an additional pond to pre-Wear runoff before entering this wetland. The remaining wetland on site is located on the east edge of the property along Powers Boulevard. This area is classified as an ag/urban wetland, but has actually acted as a stormwater pond for a number of years. Runoff from the Lake Susan Hills development, Powers boulevard and the existing agricultural land are directed to this area before entering the City's trunks storm sewer system. The applicant has proposed to expand this existing wetland to treat runoff and meet water quality requirements. This wetland has similar vegetative characteristics as the previous mentioned wetland; cattails, reed canary grass and willow plants. Powers Ridge Apartment Homes January 5, 2000 Page 8 The applicant will be required to re-seed any distttrbed wetland areas with MnDOT seed mix 25 A, or a similar seed mix which is approved for wetland soil conditions. SURFACE WATER MANAGEMENT PLANT (SWMP) WATER QI IALIT¥ FEE,q Because of the high percentage of impervious surface associated with this development, the water quality fees for this proposed development would be based on commercial land use at $1,640/acre. Based on the proposed developed area of 21.34 acres, the water quality fees associated with this project would be $34,997. The applicant has proposed water quality ponds to treat runoff for 18.6 acres of the 21.34 acres. Therefore, the applicant is eligible for a water quality credit of $30,504. WATER QI IANTITY 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. High Density developments have a connection charge of $4,360 per developable acre. Therefore the applicant will be responsible for a $93,042 fee. These fees will be due payable to the City at time of final plat recording. GRADING Most of the site was employed in agricldmnal practice. There are isolated groups of trees scattered in the northeasterly comer of the site. As a result of site grading, most of the site (90%+) will be graded for development. Some of the significant trees will be saved through the use of retaining walls. There is a wetland located in the southwesterly portion of the site and will not be impacted for the most part. Mitigation measures are proposed as a result of impacts to the wetland. An existing storm water pond is located along the easterly portion of the site. This storm water pond is proposed to be expanded. The elevations of the property range from 900 along the east to 944 in the center of the development. The grading plans propose to level off the site to an elevation of 940 to develop the building pads and street systems. The first floor elevations of the buildings are proposed at 942 - 943. It is unclear whether or not the entire site will be graded with initial site grading. Due to the grade elevation difference over the site, staff assumes most of the gngting will be performed with the initial phase in an effort to balance the volume of earthwork involved. Should earflwrork quantities not balance on site and materials need to be imported,or exported from the site, the developer will need to supply the City with a detailed haul route for review and approval by staff. In addition, if material is proposed to be exported to another location in Chanhassen, it should be noted that the properties would be required to obtain an earthwork permit from the City. The applicant is proposing the use of retaining walls on Lot 1 to minimize grading. The retaining walls range in height from 0 to 8 feet in height. All retaining walls in excess of 4 feet in height will need to be engineered and require building permits. Staff recommends that the applicant Powers Ridge Apartment Homes January 5, 2000 Page 9 consider relocating the proposed sidewalk alOng the east entrance to the opposite side of the drive aisle to eliminate the need for a retaining wall and possibly a fence. All retaining walls over 4 feet in height should be protected with fences and/or landscaping materials to prevent children from falling off the walls. Due to the site characteristics earth berms are neither proposed nor feasible. DRAINAGE The plans propose one new storm water treatment pond to pretreat runoffprior to discharging into the wetlands. In addition, the existing on-site storm water pond is proposed to be expanded to accommodate and pretreat runoffprior to discharging off site. The development's storm sewer system shall be designed for a 1 O-year, 24-hour storm event. Ponding calculations including pre- and post-development runoff conditions for a 1 O-year and 100-year, 24-hour storm event need to be submitted for City staff review. Since the site is proposed to be platted into lots the storm drainage system in the main drive aisle areas and trunk lines to the ponds shall be owned and maintained by the City of Chanhassen upon completion and acceptance. Drainage and utility easements will need to be dedicated on the final plat over the public portions of the storm drainage system including ponds and wetlands up to the 100-year flood level. The minimum easement width shall be 20 feet wide. Emergency overflows from all storm water ponds and wetlands will also be required on the plans. The plan proposes one new storm water quality pond and to expand the existing pond along Powers Boulevard to pretreat storm water runoff from the site prior to discharging into wetlands or off-site water bodies. The storm water pond shall be designed and constructed with 4 to 1 slopes or 3 to 1 slopes with a 10 to 1 slope (bench) for the first one-foot depth of water. The existing outlet control structure in the pond adjacent to Powers Boulevard may have to be replaced with a more current type outlet control structure. Staff will be evaluating this further during the construction plan review process. Given the size of this development, staff recommends that an interim drainage and erosion control plan be developed to provide temporary sedimentation basins during the grading activities. The final construction plans will need to be submitted to city staff for review and formal approval by the City Council at least three weeks prior to final plat consideration. A Watershed District and NPDES permit will also be required in conjunction with this development. UTILITIES Municipal sewer and water service is available to the site. Sanitary sewer service is available from Lake Drive west at two locations. There is no need to open cut lake Drive West nor will it be permitted to extend utilities into the site. The plans will need to be adjusted to reflect the location of the sewer and water services to the site from Lake Drive West. Powers Ridge Apartment Homes January 5, 2000 Page 10 Municipal water service is available along Powers Boulevard. The developer will be responsible for extending sewer and water improvements to provide service to the interior lots of the development. The extension of utilities throughout this plat will require submittal of detailed construction plans and specifications in accordance with the City's latest edition of Standard Specifications and Detail Plates for staff review and City Council approval. The construction plans and specifications will need to be submitted a minimum of three weeks prior to final consideration. Staff will perform a greater level of review of the utility layout upon submittal of the detailed construction plans and specifications. The developer will be required to enter into a development contact/PUD agreement with the city and provide a financial security in the form of a letter of credit or cash escrow to guarantee installation of the public improvements and conditions of final plat approval. The individual sewer and water services to each lot shall be privately owned and maintained by the property owner or association. Building permits will be required from the City's Building Department for the private utility portion of the project. Drainage and utility easements shall be dedicated over the public utility lines outside of the right- of-way on the final plat. Depending on the depth of the utilities, the minimum drainage and utility easement width shall be 20 feet wide. STREETS A preliminary traffic study/investigation was performed in conjunction with the EAW for the Redmond site (Chanhassen Lakes Business Park 7th) that is located directly north of this proposal back in 1990 and 1999. According to the preliminary traffic study, development of this area will generate traffic numbers to support the need for a traffic signal at Lake Drive West and Powers Boulevard in the future. The City's feasibility report for Lake Drive West did not take into account the cost ora traffic signal along Powers Boulevard (County Road 17). The City and County will have to coordinate the installation of a traffic signal to accommodate trip generations from the area. It is recommended that the developer be required to escrow with the City a financial guarantee for a share, based on traffic generated from the site, of the local cost participation for a traffic signal at Lake Drive West and Powers Boulevard. The City's local participation cost of the traffic signal is not known at this time. Preliminary estimates between the City and County should be used for a security escrow. A condition to address this issue will be placed in the development contract/PUD agreement. Once a final traffic study is completed to address the traffic-related issues as a result of development, staff will be able to incorporate a methodology to determine the developer's share for a future traffic signal. The City has previously required a security escrow from the developers of the Chanhassen East Business Center and Chanhassen Business Center for this same scenario. The City constructed the street and utility improvements for Lake Drive West in 1999. Lake Drive West is listed as a collector street on the City's Comprehensive Transportation Plan and is also a Municipal State Aid Route. Lake Drive West is constructed in accordance with the City's Urban/Industrial Street Section, which is a 9-ton road design, 36-foot wide face-to-face street section, boulevard street lighting and landscaping. An 8-foot wide bituminous trail will also be constructed along the northerly right-of-way line of Lake Drive West in the spring of 2000. The plans proposed two crosswalks across Lake Drive West. Staff supports the easterly crosswalk, however the west one should be deleted. There is an existing crosswalk just west of the site near Powers Ridge Apartment Homes January 5, 2000 Page 11 the park entrance. Traffic signage for the crosswalk will be installed by the city and the applicant invoiced for the materials. All street construction associated with the crosswalk shall be performed by the applicant. The necessary right-of-way width (80 feet) has already been dedicated along Lake Drive West with the plat of Chanhassen Lakes Business Park 7th. No additional right of way is necessary with this proposal. The plans indicate that a bus stop will be provided on Lake Drive West where requested by the Southwest Metro Transit. The city will also need to be consulted in the location so that traffic safety can be evaluated. Upon review of the individual driveway access points along Lake Drive West, staff concurs with the east driveway location; however the west driveway entrance should be shifted easterly to align with the intersection of Upland Circle. The easterly driveway entrance has a sharp curve proposed as you enter the site. This curve may impede the turning movements of larger vehicles such as moving vans and emergency vehicles. The applicant's engineer shall work with city staff in reviewing the turning radius requirements over the entire site and make the necessary changes. Many of the proposed drive aisle widths do not meet the city's ordinances. In addition, some of the turning radiuses are not large enough to accommodate turning of emergency vehicles or moving trucks. The drive aisles shall be a minimum of 24 feet wide and 26 feet wide when adjacent to parking stalls and built to 7-ton per axel weight pursuant to Ordinance 18-57 o-1 and 20-1101. Parking lots shall be designed and constructed in accordance with section 20-1118. Cross-access easements will need to be prepared and recorded by the developer over the lots in favor of the property owners. The minimum easement width shall be 40 feet wide. EROSION CONTROL Erosion control measures are proposed throughout the site. Due to the terrain and the amount of grading, additional erosion control measures may be necessary. Staff believes that a temporary sediment and erosion control plan should be developed which includes temporary sediment ponds, phasing of grading operations, and restoration and be prepared by the developer. Type III erosion control fence will be required adjacent to the wetland areas. Storm water ponds and/or temporary detention ponds shall be constructed with the initial grading phases to minimum erosion potential to the wetlands or downstream water bodies. Erosion control blanket will be required on slopes greater than 3:1. Revegetation of exposed slopes should occur immediately after grading is completed in accordance with the City's Best Management Practice Handbook. PARK AND RECREATION As part of the whole Lake Susan Hills PUD, a significant amount of park land was dedicated to the city and trails were to be developed by the applicant. Therefore, the PUD contract requires no trail fees and ½ park fees. No park land will be required with this proposal. Powers Ridge Apartment Homes January 5, 2000 Page 12 FINDINGS Site Plan When approving a site plan, the Planning Commission and City Council shall consider its compliance the following: (1) (2) (3) (4) (5) (6) Is consistent with the elements and objectives of the city's development guides, including the comprehensive plan, official road mapping, and other plans that may be adopted; Is consistent with this division; Preserves the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing or developing areas; Creates a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; Creates a functional and harmonious design for structures and site features, with special attention to the following: ao An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; b. The amount and location of open space and landscaping; Co Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and de Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, ,separation of pedestrian and vehicular traffic and arrangement and amount of parking. Protects adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses. Powers Ridge Apartment Homes January 5, 2000 Page 13 FINDINGS: The proposed site plan is consistent with all plans and specifications with the exception of the hard surface coverage and enclosed parking spaces required by ordinance. Staff recommends the PUD standards be amended to accommodate an increased hard surface coverage and reduced enclosed parking. The applicant has attempted to create a pedestrian friendly character by providing focal areas for the residents to congregate and meet one another. Internal and external sidewalks connect the development. The atmosphere within this development, with the amenities provided, is pleasing. There is a reasonable transition between the subject site and the residential single family homes to the south. This transition consists of a 100 foot setback and landscaped buffer. PUD Amendment 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: a) b) c) d) e) f) 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. The proposed use is or will be compatible with the present and future land uses of the area. The proposed use conforms with all performance standards contained in the Zoning Ordinance. The proposed use will not tend to or actually depreciate the area in which it is proposed. The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. Traffic generation by the proposed use is within capabilities of streets serving the property. Finding: The PUD designation was approved in 1987. The applicant is simply making a reasonable request to be allowed to increase the hard surface coverage on the site from 32% to 34.6%. This request will not have any negative impacts since ponds have been designed to accommodate this 2.6% increase. The second amendment deals with the required enclosed parking ratio. The applicant is requesting an amendment to provide 1.2 to 1.48 of enclosed parking stalls per units instead of the 1.5 enclosed stalls as required in the R-12 district. The R- 16 district requires 1 enclosed parking space per unit. The density of this development is closer to R-16 than R-12 and it is reasonable to approve this amendment. Subdivision 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. Powers Ridge Apartment Homes January 5, 2000 Page 14 The proposed subdivision is consistent with all applicable City, county and regional plans including but not limited to the city's comprehensive plan; Finding: The proposed subdivision is consistent with applicable plans. o 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 proposed site is suitable for development subject to the conditions specified in this report. o 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. 5. The proposed subdivision will not cause environmental damage; Finding: The proposed subdivision will not cause environmental damage subject to conditions if approved. 6. The proposed subdivision will not conflict with easements of record. Finding: The proposed subdivision will not conflict with existing easements, but rather will expand and provide all necessary easements. o The proposed subdivision is not premature. A subdivision is premature if any of the following exists: ao Lack of adequate storm water drainage. Lack of adequate roads. Lack of adequate sanitary sewer systems. Lack of adequate off-site public improvements or support systems. Finding: The proposed subdivision is provided with adequate urban infrastructure. RECOMMENDATION PRELIMINARY PLAT APPROVAL AND SITE PLAN APPROVAL Staff recommends the Planning Commission adopt the following motion: Powers Ridge Apartment Homes January 5, 2000 Page 15 "The Planning Commission recommends approval of the preliminary plat of 21.34 acres into 4 lots (SUB-99-14) and Site Plan Review #99-19, approval of PHASE I (Building A), 106 units, as shown on the plans dated received December 3, 1999, and subject to the following conditions: Amend the PUD contract to state the impervious surface coverage of the site cannot exceed 35% and underground parking shall be provided at a rate of 1 space per unit. The applicant should submit a street lighting plan for staff review and approval. A lighting plan shall be submitted for the interior private streets. 3. A cross-access easement shall be conveyed to all the lots for use of the private street. Park and trail dedication fees shall be paid in lieu of park land dedication. The PUD contract requires no trail fees and ½ park fees. Applicant shall increase proposed buffer yard landscape plantings for the north, south and east property lines in order to meet minimum requirements. Native species are recommended. 6. Boulevard plantings shall be increased to one tree per 30 feet of frontage. Applicant shall show the sod/seed limits on official landscape plan submitted to city. The PUD agreement also states that the applicant shall provide $500.00 of landscaping per multiple family unit. The applicant shall provide the city with a cost estimate for the required landscaping. 8. Fire Marshal conditions: Fire hydrants: Additional fire hydrants will be required. Some proposed fire hydrants will be required to be re-located. Contact the Chanhassen Fire Marshal for exact location of new and relocation of proposed fire hydrants. Pursuant to 1997 Uniform Fire Code Section 903.2. bo Install post indicator valves (P.I.Vs). Contact the Chanhassen Fire Marshal for exact location. A 1 O-foot clear space must be maintained around fire hydrants, i.e. street lamps, trees, shrubs, bushes, NSP, US West, cable TV and transformer boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance 9-1. do Comply with Chanhassen Fire Department Policy regarding fire department notes to be included on all site plans. Pursuant to Chanhassen Fire Department Policy #04-1991. Copy enclosed. Powers Ridge Apartment Homes January 5, 2000 Page 16 Contact the Chanhassen Fire Marshal for exact location of fire lane signs and curbing to be painted yellow. Pursuant to Section 904-1 1997 Uniform Fire Code. Required access. Fire apparatus access roads shall be installed pursuant to Section 902.2.1 of the 1997 Uniform Fire Code. In reviewing the plans, because access cannot meet fire code requirements, the following additional fire protection shall be required: f- 1. Attic spaces shall be sprinklered per NFPA 13. f-2. Class 1 standpipes shall be installed in stair towers. f-3. The exterior balconies shall be protected by the fire sprinkler system. go Water supplies for fire protection shall be installed and made serviceable prior to and during the time of construction. Pursuant to Uniform Fire Code Section 901.3. ho Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all weather driving capabilities. These surfaces shall be provided for prior to construction. Pursuant to 1997 Uniform Fire Code Section 902.2.2.2. Comply with Chanhassen Fire Department Policy regarding premise identification. Submit plans to Fire Marshal for review of building identification. Pursuant to Chanhassen Fire Department/Fire Prevention Division Policy #29- 1992. Copy enclosed. Turning radius shall be reviewed by the Chanhassen City Engineer and Chanhassen Fire Marshal for approval. Pursuant to 1997 Uniform Fire Code Section 902.2.2.3. 9. Building Official conditions: a. The buildings must be protected with automatic fire sprinkler systems. An accessible route must be provided to all buildings, parking facilities, public transportation stops and all common use facilities. Co All parking areas, including parking garages, must be provided with accessible parking spaces dispersed among the various building entrances. do Accessible dwelling units must be provided in accordance with Minnesota State Building Code Chapter 1341. eo The building owner and or their representatives should meet with the Inspections Division as soon as possible to discuss plan review and permit procedures. In Powers Ridge Apartment Homes January 5, 2000 Page 17 particular, the locations of the property lines must be reviewed prior to final plat to address allowable building area and exterior wall protection requirements. 10. The developer shall supply the City with a detailed haul route for review and approval by staff for materials imported to or exported from the site. If the material is proposed to be removed off site to another location in Chanhassen, that property owner will be required to obtain an earthwork permit from the City. 11. The applicant will need to develop a temporary sediment and erosion control plan in accordance with the City's Best Management Practice Handbook. The plan shall be submitted to the City for review and formal approval in conjunction with final plat submittal. 12. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched or wood fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. 13. All utility improvements shall be constructed in accordance with the latest edition of the City's Standard Specifications and Detail Plates. Detailed construction plans and specifications shall be submitted for staff review and City Council approval. The construction plans and specifications will need to be submitted a minimum of three weeks prior to final consideration. 14. All driveway access points shall incorporate the City's Industrial Driveway Apron Detail Plate No. 5207. 15. The applicant shall provide detailed storm sewer calculations for 1 O-year and 100-year storm events and provide ponding calculations for storm water quality/quantity ponds in accordance with the City's Surface Water Management Plan for the City Engineer to review and approve. 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. Emergency overflows from all storm water .ponds and wetlands will also be required on the plans. 16. The applicantshatt .enter into a development.contract/PUD agreement with the City and provide the necessa~ financial security to guarantee compliance with the terms of the development contract. 17. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e. Carver County Public Works, Watershed District, Metropolitan Environmental Service Commission, Minnesota Department of Health, and Minnesota Pollution control Agency and comply with their conditions of approval. Powers Ridge Apartment Homes January 5, 2000 Page 18 18. No berming shall be permitted within the city's right of way. A 2% boulevard grade must be maintained. Landscaping may be permitted subject to staff review and approval. 19. The utility improvements located within the main drive aisles and trunk storm drainage lines upon completion shall become City maintained and owned. The individual sewer and water services through each lot shall be privately owned and maintained. Building permits will be required from the City's Building Department for the private utility portion of the project. Drainage and utility easements shall be dedicated over the public utility lines located outside of the right-of-way on the final plat. Depending on the depth of the utilities, the minimum drainage and utility easement width shall be 20 feet wide. Consideration for access routes to the ponds for maintenance proposes shall also be incorporated in the easement width. 20. The developer shall escrow with the City a financial guarantee for a share of the local cost participation based on traffic generated from the site for a future traffic signal at the intersection of Lake Drive West and Powers Boulevard. The cost of the traffic signal is not known at this time. Preliminary estimates between the City and County shall be used for a security escrow. 21. The westerly driveway access point shall be redesigned to align across from Upland Circle. 22. Type III erosion control fence will be required adjacent to the wetland areas. Storm water ponds and/or temporary detention ponds shall be constructed with the initial grading phases to minimize erosion potential to the wetlands or downstream water bodies. Erosion control blanket will be required on slopes greater than 3:1. Revegetation of exposed slopes should occur immediately after grading is completed in accordance with the City's Best Management Practice Handbook. 23. Storm water 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 or 4:1 throughout for safety purposes. 24. The applicant shall report to the City Engineer the location of any drain tiles found during construction and shall relocate or abandon the drain tile as directed by the City Engineer. 25. All retaining walls in excess of 4 feet in height will need to be engineered and require building permits. All retaining walls over 4 feet in height should be protected with fences and/or landscaping materials to prevent children from falling off the walls. Emergency overflows from all storm water ponds and wetlands will also be required on the plans. 26. The plans shall be revised to utilize the existing sewer and water services provided to the site from Lake Drive West. Open cutting of the street Lake Drive West will not be permitted. Powers Ridge Apartment Homes January 5, 2000 Page 19 27. The bus stop location along Lake Drive West is subject to city review and approval. 28. 29. 30. 31. The drive aisles shall be a minimum of 24 feet wide and 26 feet wide when adjacent to parking stalls and built to 7-ton per axle weight pursuant to Ordinance 18-57 o-1 and 20- 1101. Parking lots shall be designed and constructed in accordance with section 20-1118. Cross-access easements will need to be prepared and recorded by the developer over the lots in favor of the property owners. The minimum easement width shall be 40 feet wide. The applicant's engineer shall work with city staff in reviewing the turning radiuses requirements over the entire site and make the necessary changes. The proposed high density residential development of 21.34 net developable acres is responsible for a water quality connection charge of $34,997. The applicant has provided a water quality ponds to treat 18.6 acres which will waive $30,504 of this fee. The applicant is also responsible for a water quantity fee of $93,042, for a total SWMP fee of $97,536. These fees are payable to the City prior to the City filing the final plat. The applicant shall re-seed any disturbed wetland areas with MnDOT seed mix 25 A, or an approved seed mix for wetland soil conditions. The applicant shall be permitted to encroach into the wetland setback located south of the subject site, provided they do not disturb the wetland. 32. The applicant shall extend the proposed sidewalk located north of the subject site and connect it with the sidewalk along Powers Boulevard." ATTACHMENTS 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Reduced Lake Susan Hills PUD, and PUD contract. Options 1 through 4. Memo from Dave Hempel, Assistant City Engineer, dated December 23, 1999. Memo from Steve Torell, Building Official dated November 19, and December 16, 1999. Memo from Mark Littfin dated November 15, and December 13, 1999. Memo from Bill Weckman, Assistant County Engineer, dated November 23, 1999. Memo from MNDOT dated November 17, 1999. Application and Notice of neighborhood meeting. Notice of public heating and property owners notified. Letter from Lois and Jim Dyvig, dated December 17, 1999. Plans dated December 3, 1999. // CITY I~ ~. ~.. / / ~'l[ JamesR. Hill, inc. 2 Ii PLANNED UNIT DEVELOPMENT AGREEMENT AGREEMENT, dated November 16, 1987, between the CITY OF CHANHASSEN, a Minnesota municipal corporation (the "City"), and LAKE SUSAN HILLS, a Minnesota general partnership, and JAMES A. CURRY and BARBARA CURRY, husband and wife (the ''Developer''). 1. Request for Planned Unit Development Approval. The Developer has asked the City to approve a Planned Unit Development to be known as "LAKE SUSAN HILLS WEST PUD'' (the "Development") on the land legally described on the attached Exhibit "A". 2. Planned Unit Development Concept Approval. The City hereby grants general Concept Plan approval of the plan attached as Exhibit "B". Approval is subject to the following: de~!opmen%~and,.?.· · final' stage approval, a negative declaration of the EAW, compliance with the EAW review findings and compliance with the terms and conditions of this Agreement. Except as modified herein, each plat shall also be subject to the standards of the City's Zoning and Subdivision Ordinances as may be amended from time to time. 3. Density and Use. The following densities are approximate and subject to change: A. Single Family Residential. The total number of single family lots in the development shall not exceed 411. Except as modified herein, single family 10ts shall be developed in accordance with the uses, standards, and requirements of the RSF Zoning District. ~.."'~ B. Multiple Family (High Density Residential) . The development shall provide a minimum of 21.5 acres of high density multiple family residential units. The total number of dwe-lli~~.t.s~_~f I~1 rl 1 / 16 / 87 CITy OF CHANHA~EN high density multiple family residential property shall not exceed 375, or a density greater than 17.4 units per acre. Except as modified herein, the development of the high density multiple family residential shall be in accordance with the uses, standards, and requirements of the R-12 Zoning District. C. Multiple Family (Mixed Medium Density Residential). The development shall provide a minimum of 23.6 acres of mixed medium density residential units. The total number of dwelling units of mixed medium density residential property shall not exceed 221, or a density greater than 9.3 units per acre. Except as modified herein, the development of the mixed medium density residential shall be in accordance with the uses, standards, and requirements of the R-8 Zoning District. 4. Parks. The Developer shall dedicate to the City Outlot F (18.1 acres), Outlot G (9.8 acres), Outlot H (3.9 acres), and Outlot E. A credit of 6.7 acres for park dedication will be given for Outlot E. Unless otherwise required by the city, conveyances of the park land shall be made when the final plat, wherein a park is located, is signed by the City. The land shall be platted as Outlots and transferred to the City by warranty deed. The Developer, at its sole cost, shall grade the land for the City in accordance with a timetable and plans to be furnished by the City. The Developer shall be given a credit of 50% of the park fee per dwelling unit in the plat for the conveyance of the above described land to the city. The balance of the park dedication fees shall be paid in cash in an amount and at the time required by City' ordinance and policies in effect when final plats are approved. -2- 5. Trail and Sidewalk Development. The Developer shall dedicate trails and sidewalks throughout the Development to the City as indica{ed on the Comprehensive Trail Plan. This dedication satisfies the city's trail dedication fee requirements. Trails shall be completed at the time street improvements are constructed in the phase where the trails and sidewalks or portions thereof are located. The Developer shall construct the following trails and sidewalks: (1). Eight (8) foot wide bituminous trail along the west side of Lake Susan. (2). Eight (8) foot wide bituminous off-street trail along the east side of Audobon Road; and an eight (8) foot wide bituminous off-street trail along the east side of Powers Boulevard. (3). Five (5) foot wide concrete off-street trail-sidewalk along one side of all internal streets except cul- de-sacs..when the streets are constructed. (4). Twenty (20) foot wide bituminous off-street trail easement on-the west side of Powers Boulevard. This trail segment shall only be constructed if ordered by the City Council. If ordered, the Developer will convey the easement to the City without cost, but the city will pay for the construction. Construction timing will be at the discretion of the City Council. 6. Additional Conditions of Approval. A. The Developer shall provide buffer areas, acceptable to the City, between multiple family and single family areas to assure adequate transition between uses, including use of berms, landscaping, and setbacks from lot lines. B. The Developer shall not damage or remove any trees except as indicated on the grading and tree removal plans to be approved by the City and is~bmitted with each plat. Trees shall be protected from destruction by snow fences, flagging, staking, or other similar means during grading and construction. -3- C. Wetlands Nos. 14-10 and 23-01 as shown in Exhibit shall be preserved in their natural state. D. The following shall be the maximum percentage of allowable impervious surface: Outlot A 32%, Outlot B 30%, Outlot C and Outlot D 27%. E. The Developer shall provide $500.00 of landscaping per multiple family unit and $150.00 per single family unit. 7. Effect of Planned Unit Development Approval. For five (5) years from the date of this Agreement, no amendments to the City's Comprehensive Plan, or official controls shall apply to or affect the use, development, density, lot size, lot layout, 'or dedications of the development unless required by state or federal law or agreed to in writing by the city and the Developer. Thereafter, notwithstanding anything in this Agreement to the contrary, to the full extent permitted by state law, the City may require compliance with any amendments to the City's Comprehensive Plan, official controls, platting or dedicating requirements enacted after the date of this Agreement. 8. Phased Development. The Developer shall develop the development in eleven (11) phases in accordance with the EAW. No earth moving or other development shall be done in any phase prior to approval of final plats and development contract for the phase by the City. 9. Compliance with Laws and Regulations. The Developer represents to the city that the proposed development complies with all applicable City, County, Metropolitan, State, and Federal laws and regulations, including but not limited to: Subdivision Ordinances, Zoning Ordinances, and Environmental Regulations. The Developer agrees to comply with such laws and regulations. -4- ~0. Variations from Approved Plans. Minor variances from the approved plans may be approved by the City's Planning Director. Substantial departures from the approved plans'shall require an amend- ment to the Planned Unit Development, in accordance with the Chanhassen Zoning Ordinance. ~. License. The Developer hereby grants the City, its agents, employees, and officers a license to enter the plat to inspect the work to be done by the Developer and to perform all work required hereunder if Developer fails to perform in accordance herewith. 12. Utility, Pond, and Drainage Easements. The Developer shall dedicate to the City at the time of final plat approvals utility, drainage, and ponding easements located within the plat, including access, as required to serve the plat. ~3. Responsibility for Costs. A. The Developer shall hold the City, its officers, agents, and employees harmless from claims by the Developer and third parties, including, but not limited to, lot purchasers, other property owners, contractors, subcontractors, and materialmen, for damages sustained, costs incurred, or injuries resulting from approval of the Agreement, the development, final plats, plans and specifications, and from the resulting construction and development. The Developer shall indemnify the City, its officers, agents, and employees for all costs, damages, or expenses, including reasonable engineering and attorney's fees, which the City may pay or incur in consequence of such claims. B. The Developer shall reimburse the City for costs incurred in the enforcement of this Agreement, including reasonable engineering and attorney's fees. The Developer shall pay in full all -5- bills submitted to it by the City for such reimbursements within sixty (60) days after receipt. If the bills are not paid on time, the City may halt all development work until the bills are paid in full. Bills not paid within sixty (60) days shall be subject to an eight (8%) percent per annum interest charge. 14. Miscellaneous. A. Breach of any material term of this Agreement by the Developer shall be grounds for denial of building permits, plats, and certificates of occupancy. B. If any portion, section, subsection, sentence, clause, paragraph or phrase of this Planned Unit Development Agreement is for any reason held invalid as a result of a challenge brought by the Developer, its agents or assigns, the City may, at its option, declare the entire Agreement null and ~oid and approval of the Final Development Plan shall thereby be revoked. C. The action or inaction of any party shall not consti- tute a waiver or amendment to the provisions of this Agreement. To be binding, amendments or waivers shall be in writing, signed by the parties and approved by written resolution of the City Council. Any party's failure to promptly take legal action to enforce this Agreement after expiration of time in which the work is to be completed shall not be a waiver or release. D. This Agreement shall run with the land and may be recorded in the Carver County Recorder's Office. E. This Agreement shall be liberally construed to protect the public's interest. F. Due to the preliminary nature of many of the exhibits and plans and the timing of the overall Development, addendums to this Agreement may be required to address concerns not specifically set forth herein. G. This Agreement shall be binding upon the parties, their heirs, successors or assigns, as the case may be. H. The Developer represents to the City that the plat is not of "metropolitan significance" and that a state environmental impact statement is not required. However, if the City or another governmental entity or agency determines that a federal or state impact statement or any other review, permit, or approval is required, the Developer shall prepare or obtain it at its own expense. The Developer shall reimburse the City for all expenses,_including staff ti~and r~sonable attorney's fees, that the City.may incur in assisting in preparation. ~5. Notices. Required notices to the Developer shall'be in writing and shall be either hand delivered to the Developer, their employees or agents, or mailed to the Developer by certified or registered mail at the following address: 7600 Parklawn Avenue, Edina, Minnesota 55435. Notices to the City shall be in writing and shall be either hand delivered to the City Clerk or mailed to the City by certified or registered mail in care of the City Clerk at the following address: P.O. Box 147, 690 Coulter Drive, Chanhassen, Minnesota 55317. -7- IN ~ITNESS WHEREOF, the parties have hereunto set their hands the day and year first above written. CITY OF CHANHASSEN BY: BY: Thomas L. Hamilton, Mayor Don Ashworth, City Manager LAKE SUSAN HILLS BY: "-..,~.~..~..',.._:'~'-d'~' A partner BARBARA CURRY STATE OF MINNESOTA ) COUNTY OF CARVER ) The foregoing instrument was acknowledged before me this day of , 1987, by Thomas L. Hamilton, Mayor, and by Don Ashworth, City Manager, of the city of Chanhassen, a Minnesota municipal corporation, on behalf of the corporation and pursuant to authority granted by its city Council. NOTARY PUBLIC STATE OF MINNESOTA ) /~/,The foregoing instrument was acknowledged before me this /' ~ partner of Lake S~an Hills, a Minnesota general 'partnershi~en its -8- STATE OF MINNESOTA ) ( SS. COUNTY OF ~%~,~%~,.- ) The foregoing instrument was acknowledged bef6re me this day of ~c~xh'~ , 1987, by JAMES A. CURRY and BARBARA CURRY, husband and wife. .~OTARY PUBLIC DRAFTED BY: Grannis, Grannis, Farrell & Knutson, P.A. 403 Norwest Bank Building 161 North Concord Exchange South St. Paul, MN 55075 (612) 455-1661 -9- 1 ! / t LAKE SUSAN Ao o / t ./ 1 / ! / ! ! I I l I 4 BUILDING SCHI;:ME 1. TOO MUCH HARD SURFACE AREA BY CODE. 2. TURNING RADIUS DOES NOT WORK FOR FIRE DEPARTMENT. 3. (9) NEIGHBORS OPPOSED AT SOUTH, 4. NOT ENOUGH GARAGE PARKING- ! ! ! / / ! ! / ! / ,/ / WF-3.TERSEOK El / / / 1 I I LAKE SUSAN HILL8 APARTMENT8 FOR LAKE SUSAN HILL8 PARTNERSHIP SITE PL6N 5 BUILDING SCHEME 1. SAME AS SCHEME 1. 2. SAME AS SCHEME 1. 3. NEIGHBORS TO SOUTH STILL NOT SATISFIED. 4. NOT ENOUGH GARAGE PARKING. / / ,L~-~ I I I '/ i. / I I / I I I iI MILLER HAN60N .. WF..STERBECK BER(~R; INC E! C 3g,648 SF D 27,154 SF . ' .~'~ 280,408 SF = 30% DRIVE THRU PARKING SCHEME 1. MEETS ALL CITY RESTRICTIONS, PARKJNGtSETBACK, HEIGHT, SURFACE ASPHALT, FIRE TURN LANES BEING RESEARCHED BUT WILL WORK. 2. PARKING BELOW BUILDING "C" IS 2 STORY FOR 76 UNITS IN ORDER TO ACHIEVE TOTAL PROJECT 1.5 STALLS BELOW GRADE ORDINANCE. 3. 258 SURFACE STALLS IN PLACE AS REQUIRED BY ORDINANCE. 4. ALL SURFACE AREA FOR COMMUNITY BUILDING IS AN AMENITY TO PROJECT. 5. PROJEC~ T FITS WITHIN ALL CODE REQUIREMENTS [ RING ROAD WOULD BE INCLUDED IN PROJECT (2 STORIES AT "B", 4 AT "C'~. CITY WOULD ALLOW FOR HEIGHT VARIANCE AT BUILDING "C". CiTY WOULD ALLOW FOR VARIANCE OF IMPERVIOUS SURFACES. CITY WOULD ALLOW FOR LESS STALLS TO BE BUILT, BUT PROOF OF PARKING WOULD BE IN PLACE. 12 ADDITIONAL UNITS WOULD BE BUILT ON PROJECT TO OFFSET COST OF CONDUIT FOR A FOUR STORY BUILDING AND INEFFICIENT CONSTRUCTION COST OF BUILDING B. MEMORANDUM CITYOF 690 Ci~ Center Drive, PO Box 147 Chanhassen, Minnesota 55317 Phone 612.937. I900 General Fax 612937.5739 Engineering Fax 612.937.9152 Public Safqy Fax 612.934.2524 Web www. ci. chanhmsen, mn. us TO: FROM: DATE: SUB J: Sharmin A1-Jaff, Sr. Planner David Hempel, Assistant City Engineer December 23, 1999 Review of Preliminary Plat for Powers Ridge Apartments LUR File No. 99-35 Upon review of the plans prepared by Loucks and Associates dated November 30, 1999, I offer the following comments and recommendations: GRADING Most of the site was employed in agricultural practice. There are isolated groups of trees scattered in the northeasterly comer of the site. As a result of site grading, most of the site (90%+) will be graded for development. Some of the significant trees will be saved through the use of retaining walls. There is a wetland located in the southwesterly portion of the site and will not be impacted for the most part. Mitigation measures are proposed as a result of impacts to the wetland. An existing storm water pond is located along the easterly portion of the site. This storm water pond is proposed to be expanded. The elevations of the property range from 900 along the east to 944 in the center of the development. The grading plans propose to level off the site to an elevation of 940 to develop the building pads and street systems. The first floor elevations of the buildings are proposed at 942 - 943. It is unclear whether or not the entire site will be graded with initial site grading. Due to the grade elevation difference over the site, staff assumes most of the grading will be performed with the initial phase in an effort to balance the volume of earthwork involved. Should earthwork quantities not balance on site and materials need to be imported or exported from the site, the developer will need to supply the City with a detailed haul route for review and approval by staff. In addition, if material is proposed to be exported to another location in Chanhassen, it should be noted that the properties would be required to obtain an earthwork permit from the City. The applicant is proposing the use of retaining walls on Lot 1 to minimize grading. The retaining walls range in height from 0 to 8 feet in height. All retaining walls in excess of 4 feet in height will need to be engineered and require building permits. Staff recommends that the applicant consider relocating the proposed sidewalk along the east entrance to the opposite side of the drive aisle to eliminate the need for a retaining wall and possibly a fence. All retaining walls The Gty of Chanhassen. A ~,rowi~ camw;,'eitv 'with clean lakes, ~t~v],;c~ ;'rhoo/s, a charmi,g downtown, thrivin¢ businesses, and beauti~d am'ks. A ereat v/ace to live, work. and vlav. Sharmin Al- Jaff December 23, 1999 Page 2 over 4 feet in height should be protected with fences and/or landscaping materials to prevent children from falling off the walls. Due to the site characteristics earth berms are neither proposed nor feasible. DRAINAGE The plans propose one new storm water treatment pond to pretreat runoff prior to discharging into the wetlands. In addition, the existing on-site storm water pond is proposed to be expanded to accommodate and pretreat runoff prior to discharging off site. The development's storm sewer system shall be designed for a 1 O-year, 24-hour storm event. Ponding calculations including pre- and post- development runoff conditions for a 10-year and 100-year, 24-hour storm event need to be submitted for City staff review. Since the site is proposed to be platted into lots the storm drainage system in the main drive aisle areas and trunk lines to the ponds shall be owned and maintained by the City of Chanhassen upon completion and acceptance. Drainage and utility easements will need to be dedicated on the final plat over the public portions of the storm drainage system including ponds and wetlands up to the 100-year flood level. The minimum easement width shall be 20 feet wide. Emergency overflows from all storm water ponds and wetlands will also be required on the plans. The plan proposes one new storm water quality pond and to expand the existing pond along Powers Boulevard to pretreat storm water runoff from the site prior to discharging into wetlands or off-site water bodies. The storm water pond shall be designed and constructed with 4 to l slopes or 3 to 1 slopes with a 10 to 1 slope (bench) for the first one-foot depth of water. The existing outlet control structure in the pond adjacent to Powers Boulevard may have to be replaced with a more current type outlet control structure. Staffwill be evaluating this further during the construction plan review process. Given the size of this development, staff recommends that an interim drainage and erosion control plan be developed to provide temporary sedimentation basins during the grading activities. The final construction plans will need to be submitted to city staff for review and formal approval by the City Council at least three weeks prior to final plat consideration. A Watershed District and NPDES permit will also be required in conjunction with this development. UTILITIES Sharmin Al- Jaff December 23, 1999 Page 3 Municipal sewer and water service is available to the site. Sanitary sewer service is available from Lake Drive west at two locations. There is no need to open cut lake Drive West nor will it be permitted to extend utilities into the site. The plans will need to be adjusted to reflect the location of the sewer and water services to the site from Lake Drive West. Municipal water service is available along Powers Boulevard. The developer will be responsible for extending sewer and water improvements to provide service to the interior lots of the development. The extension of utilities throughout this plat will require submittal of detailed construction plans and specifications in accordance with the City's latest edition of Standard Specifications and Detail Plates for staff review and City Council approval. The construction plans and specifications will need to be submitted a minimum of three weeks prior to final consideration. Staff will perform a greater level of review of the utility layout upon submittal of the detailed construction plans and specifications. The developer will be required to enter into a development contact/PUD agreement with the city and provide a financial security in the form of a letter of credit or cash escrow to guarantee installation of the public improvements and conditions of final plat approval. The individual sewer and water services to each lot shall be privately owned and maintained by the property owner or association. Building permits will be required from the City's Building Department for the private utility portion of the project. Drainage and utility easements shall be dedicated over the public utility lines outside of the right-of-way on the final plat. Depending on the depth of the utilities, the minimum drainage and utility easement width shall be 20 feet wide. STREETS A preliminary traffic study/investigation was performed in conjunction with the EAW for the Redmond site (Chanhassen Lakes Business Park 7th) that is located directly north of this proposal back in 1990 and 1999. According to the preliminary traffic study, development of this area will generate traffic numbers to support the need for a traffic signal at Lake Drive West and Powers Boulevard in the future. The City's feasibility report for Lake Drive West did not take into account the cost of a traffic signal along Powers Boulevard (County Road 17). The City and County will have to coordinate the installation of a traffic signal to accommodate trip generations from the area. It is recommended that the developer be required to escrow with the City a financial guarantee for a share, based on traffic generated from the site, of the local cost participation for a traffic signal at Lake Drive West and Powers Boulevard. The City's local participation Sharmin Al- Jaff December 23, 1999 Page 4 cost of the traffic signal is not known at this time. Preliminary estimates between the City and County should be used for a security escrow. A condition to address this issue will be placed in the development contract/PUD agreement. Once a final traffic study is completed to address the traffic-related issues as a result of development, staff will be able to incorporate a methodology to determine the developer's share for a future traffic signal. The City has previously required a security escrow fi'om the developers of the Chanhassen East Business Center and Chanhassen Business Center for this same scenario. The City constructed the street and utility improvements for Lake Drive West in 1999. Lake Drive West is listed as a collector street on the City's Comprehensive Transportation Plan and is also a Municipal State Aid Route. Lake Drive West is constructed in accordance with the City's Urban/Industrial Street Section, which is a 9-ton road design, 36-foot wide face-to-face street section, boulevard street lighting and landscaping. An 8-foot wide bituminous trail will also be constructed along the northerly right-of-way line of Lake Drive West in the spring of 2000. The plans proposed two crosswalks across Lake Drive West. Staff supports the easterly crosswalk, however the west one should be deleted. There is an existing crosswalk just west of the site near the park entrance. Traffic signage for the crosswalk will be installed by the city and the applicant invoiced for the materials. All street construction associated with the crosswalk shall be performed by the applicant. The necessary right-of-way width (80 feet) has already been dedicated along Lake Drive West with the plat of Chanhassen Lakes Business Park 7th. No additional right of way is necessary with this proposal. The plans indicate that a bus stop will be provided on Lake Drive West where requested by the Southwest Metro Transit. The city will also need to be consulted in the location so that traffic safety can be evaluated. Upon review of the individual driveway access points along Lake Drive West, staff concurs with the east driveway location; however the west driveway entrance should be shifted easterly to align with the intersection of Upland Circle. The easterly driveway entrance has a sharp curve proposed as you enter the site. This curve may impede the turning movements of larger vehicles such as moving vans and emergency vehicles. The applicant's engineer shall work with city staff in reviewing the turning radius requirements over the entire site and make the necessary changes. Sharmin Al- Jaff December 23, 1999 Page 5 Many of the proposed drive aisle widths do not meet the city's ordinances. In addition, some of the turning radiuses are not large enough to accommodate turning of emergency vehicles or moving trucks. The drive aisles shall be a minimum of 24 feet wide and 26 feet wide when adjacent to parking gtalls and built to 7-ton per axel weight pursuant to Ordinance 18-57 o-1 and 20-1101. Parking lots shall be designed and constructed in accordance with section 20- 1118. Cross-access easements will need to be prepared and recordec["by~ the developer over the lots in favor of the property owners. The minimum easement width shall be 40 feet wide EROSION CONTROL Erosion control measures are proposed throughout the site. Due to the terrain and the amount of grading, additional erosion control measures may be necessary. Staff believes that a temporary sediment and erosion control plan should be developed which includes temporary sediment ponds, phasing of grading operations, and restoration and be prepared by the developer. Type III erosion control fence will be required adjacent to the wetland areas. Storm water ponds and/or temporary detention ponds shall be constructed with the initial grading phases to minimum erosion potential to the wetlands or downstream water bodies. Erosion control blanket will be required on slopes greater than 3:1. Revegetation of exposed slopes should occur immediately after grading is completed in ,accordance with l~he City!s Best Management Practice Handbook. RECOMMENDED CONDITIONS OF APPROVAL The developer shall supply the City with a detailed haul route for review and approval by staff for materials imported to or exported from the site. If the material is proposed to be removed off site to another location in Chanhassen, that property owner will be required to obtain an earthwork permit from the City. o The applicant will need to develop atemporary sediment and erosion control plan in accordance with the City's Best Management Practice Handbook. The plan shall be submitted to the City for review and formal approval in conjunction with final plat submittal. o Ail areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched or wood fiber blanket or Sharmin Al- Jaff December 23, 1999 Page 6 o sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. All utility improvements shall be constructed in accordance with the latest edition of the City's Standard Specifications and Detail Plates. Detailed construction plans and specifications shall be submitted for staff review and City Council approval. The construction plans and specifications will need to be submitted a minimum of three weeks prior to final consideration. All driveway access points shall incorporate the City's Industrial Driveway Apron Detail Plate No. 5207. The applicant shall provide detailed storm sewer calculations for 1 O-year and 100-year storm events and provide ponding calculations for storm water quality/quantity ponds in accordance with the City's Surface Water Management Plan for the City Engineer to review and approve. 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. Emergency overflows from all storm water ponds and wetlands will also be required on the plans. The applicant shall enter into a development contract/PUD agreement 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. Carver County Public Works, Watershed District, Metropolitan Environmental Service Commission, Minnesota Department of Health, and Minnesota Pollution control Agency and comply with their conditions of approval. No berming shall be permitted within the city's right of way. A 2% boulevard grade must be maintained. Landscaping may be permitted subject to staff review and approval. Sharmin Al- Jaff December 23, 1999 Page 7 10. 11. 12. 13. 14. 15. 16. The utility improvements located within the main drive aisles and trunk storm drainage lines upon completion shall become City maintained and owned. The individual sewer and water services through each lot shall be privately owned and maintained. Building permits will be required from the City's Building Department for the private utility portion of the project. Drainage and utility easements shall be dedicated over the public utility lines located outside of the right-of-way on the final plat. Depending on the depth of the utilities, the minimum drainage and utility easement width shall be 20 feet wide. Consideration for access routes to the ponds for maintenance proposes shall also be incorporated in the easement width. The developer shall escrow with the City a financial guarantee for a share of the local cost participation based on traffic generated from the site for a future traffic signal at the intersection of Lake Drive West and Powers Boulevard. The cost of the traffic signal is not known at this time. Preliminary estimates between the City and County shall be used for a security escrow. The westerly driveway access point shall be redesigned to align across from Upland Circle. Type III erosion control fence will be required adjacent to the wetland areas. Storm water ponds and/or temporary detention ponds shall be constructed with the initial grading phases to minimize erosion potential to the wetlands or downstream water bodies. Erosion control blanket will be required on slopes greater than 3:1. Revegetation of exposed slopes should occur immediately after grading is completed in accordance with the City's Best Management Practice Handbook. Storm water 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 or 4:1 throughout for safety purposes. The applicant shall report to the City Engineer the location of any drain tiles found during construction and shall relocate or abandon the drain tile as directed by the City Engineer. All retaining walls in excess of 4 feet in height will need to be engineered and require building permits. All retaining walls over 4 feet in height should be protected with fences and/or landscaping materials to prevent Sharmin Al- Jaff December 23, 1999 Page 8 17. 18. 19. children from fallong offthe walls. Emergency overflows from all storm water ponds and wetlands will also be required on the plans. The plans shall be revised to utilize the existing sewer and water services provided to the site from Lake Drive West. Open cutting of the street Lake Drive West will not be permitted. The bus stop location along Lake Drive West is subject to city review and approval. The drive aisles shall be a minimum of 24 feet wide and 26 feet wide when adjacent to parking stalls and built to 7-ton per axle weight pursuant to Ordinance 18-57 o-1 and 20-1101. Parking lots shall be designed and constructed in accordance with section 20-1118. Cross-access easements wilt need to be prepared and recorded by the developer over the lots in favor of the property owners. The minimum easement width shall be 40 feet wide. The applicant's engineer shall work with city staff in reviewing the turning radiuses requirements over the entire site and make the necessary changes. c: Anita Benson, City Engineer CITYOF 690 Gq Center Drive, PO Box I47 Chanhassen, Minnesota 55317 Phone 612.93Z 1900 Ge~eral Fax 612.937.5739 TO: h~gineering Fax 612.93Z9152 Public Safety Fax 612.934.2524 FROM: Web www. ci. chanhassen, mn. us DATE: MEMORANDUM Sharmin Al-Jaff, Senior Planner Steve Torell, Building Official ~1 November 19, 1999 SUB J: Site plan review for: Lake Susan Hills Apartments Planning Case: 99-14 SUB & 99-19 Site Plan I have reviewed the plans for the above project and offer the following comments. These comments should be included in the conditions of approval. 1. The buildings must be protected with automatic fire sprinkler systems. 2. An accessible route must be provided to all buildings, parking facilities, public transportation stops and all common use facilities. 3. All parking areas, including parking garages, must be provided with accessible parking spaces dispersed among the various building entrances. 4. Accessible dwelling units must be provided in accordance with Minnesota State Building Code Chapter 1341. 5. The building owner and or their representatives should meet with the Inspections Division as soon as possible to discuss plan review and permit procedures. In particular, the locations of the property lines must be reviewed prior to final plat to address allowable building area and exterior wall protection requirements. G/safety/stJmemos/plarfflakesusanhillsapts The Oty qf Chanhasseu. A ~, rowin~, community with clean lakes, ttualitv schools, a chm?tdn~ downtown, thriving businesses, and beautihd parks. A ereat /dace to live, work, a~d alav. CITYOF CHAN E 690 GSv Center Drive, PO Box 147 Chanhassen, Minnesota 55317 Phone 612.937.1900 General Fax 612. 937. 5739 Engineeri,g Fax 612.93Z9152 £ublic Safe~v Fax612.934.2524 Web www. ci.&a,hassen.,m.m MEMORANDUM TO: FROM: S harm in A1-Jaff Steve Torell, Building Official DATE: December 16, 1999 SUB J: Site plan review for: Powers Ridge Apartments Homes (Previously Lake Susan Hills Apartments) Planning Case: 99-19 Site Plan I have reviewed the revised plans for the above project. The requirements provided to you in a memo dated November 19, 1999 for Lake Susan Hills Apartments still apply. G/safety/sffmemos/plarffpowersridgeapartments The Cit~, of Ch, mhasse,. /I ~mwi,~, commu,ity with dean/ekes, qua/i~, schools, a charminf downtown, thriving businesses, and beautiful oarks. A ereat olace to live. work, and olay. CITYOF C HASSE 690 Ci7 Center Dfive, PO Box 147 MEMORANDUM Chanhassen, Minnesota 55317 Phone 612.937. IgO0 TO: General Fax 612937.5739 Engineering Fax 612.93Z9152 FROM: Public Safe{y Fa.,: 612.934.2524 Web www. ci. cbanhassen, mn.us DATE: Sharmin A1-Jaff, Senior Planner Mark Littfin, Fire Marshal November 15, 1999 SUBJECT: Replat of Outlot A, Lake Susan Hills into 4 lots, site plan review for the construction of 4 multi-family buildings (343 apartments) oll property zoned PUD-R with an area of 21.34 acres, and a planned unit development amendment to allow 34.9% hard surface coverage, Lake Susan Hills apartments, located at tile southwest corner of Powers Boulevard and Lake Drive West, Lake Susan Hills Partnership, Miller, Hanson, Westerbeck, Berger, Inc. Planning Case: 99-14SUB and 99-19 Site Plan I have reviewed the site plan for the above project. In order to comply with the Chanhassen Fire Depm~tment/Fire Prevention Division, I have the following fire code or city ordinance/policy requirements. The site plan is base on the available information submitted at this time. If additional plans or changes are submitted, the appropriate code or policy items will be addressed. Fire hydrants: Additional fire hydrants will be required. Some proposed I]re hydrants will be required to be re-located. Contact the Chanhassen Fire Marshal for exact location of new and relocation of proposed fire hydrants. Pursuant to 1997 Unitbrm Fire Code Section 903.2. 2. Install post indicator valves (P.l.Vs). Contact the Chanhassen Fire Marshal for exact location. A 10-foot clear space must be maintained around fire hydrants, i.e. street lamps, trees, shrubs, bushes, NSP, US West, cable TV and transformer boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance 9-1. Comply with Chanhassen Fire Department Policy regarding fire department notes to be included on all site plans. Pursuant to Chanhassen Fire Department Policy #04-1991. Copy enclosed. 5. Contact tile Chanhassen Fire Marshal for exact location of fi,'e lane signs and curbing to be painted yellow. Pursuant to Section 904-1 1997 Uniform Fire Code. The G(V of Chanhassen. A ~, rowing community with clean lakes, t~ualitv schooh, a charmin¢ downtown, thriving businesses, and beautiful varks. A great vlace to live, work, and alto Sharmin AI-Jaff November 15, 1999 Page 2 o o 10. Required access. Fire apparatus access roads shall be installed pursuant to Section 902.2.1 of the 1997 Uniform Fire Code. In reviewing the plans, because access cannot meet fire code requirements, the following additional fire protection shall be required: a. Attic spaces shaI! be sprinklered per NFPA 13. b. Class 1 standpipes shall be installed in stair towers. c. The exterior balconies shall be protected by the fire sprinkler system. Water supplies for fire protection shall be installed and made serviceable prior to and during the time of construction. Pursuant to Uniform Fire Code Section 901.3. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all weather driving capabilities. These surfaces shall be provided for prior to construction. Pursuant to 1997 Uniform Fire Code Section 902.2.2.2. Comply with Chanhassen Fire Department Policy regarding premise identification. Submit plans to Fire Marshal for review of building identification. Pursuant to Chanhassen Fire Department/Fire Prevention Division Policy #29-1992. Copy enclosed. Turning radius shall be reviewed by the Chanhassen City Engineer and Chanhassen Fire Marshal for approval. Pursuant to 1997 Uniform Fire Code Section 902.2.2.3. g:\safety\ml\planningcase99-19 CITYOF CHANHASSEN 690 Cio, Center Drive. PO Box 147 G,anh,usen, il lin,esota 55317 PI,one 61293.'. 1900 General ?ax 612937.5739 &:gineering &~' 6I-'.937.9152 Public Safe{y F,~ 61Z934.252~ It?b :~'ww. ci. d.,anl,,men, mn. us CHANHASSEN FIRE DEPARTMENT POLICY PREMISES IDENTIFICATION General Numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. Size and location of numbers shall be approved by one of the following - Public Safety Director, Building Official, Building Inspector, Fire Marshal. Requirements are for new construction and existing buildings where no address numbers are posted. Other Requirements - General 1. Numbers shall be a contrasting color from the background. 2. Numbers shall not be in script. 3. If a structure is not visible from the street, additional numbers are required at the driveway entrance. Size and location must be approved. 4. Numbers on mail box at driveway entrance may be a minimum of 4". However, requirement ~3 must still be met. additional numbers if deemed 5. Administrative authority may require necessary. Residential Requirements (2 or less dwellinq unit) 1. Minimum height shall be 5 1/4". 2. Building permits will not be finaled unless numbers are posted and approved by the Buildin~ Department. Commerclal Requirements 1. Minimum height shall be 12". 2. Strip Malls a. Multi tenant building will have minimum height requirements of 6". b. Address numbers shall be on the main entrance and on all back doors. 3. If address numbers are located on a directory entry si~n, additional numbers will be required on the buildings main entrance. Chanhassen Fire Department Approved - Public Safety Director Fire Prevention Policy #29-1992 Date: 06/15/92 Revised: Page 1 of 1 The City of Cha~dm~sem A gnm,ing communi{y with clean lakes, quality schools, a cha,ning downtown, thriving businesses, and beautiful parks. A great place to live, work, and play. CITYOF CHAN EN 690 City Center Drive, PO Box Chanhassen, Minnesota 55317 Phone 612.937. IPO0 ' General Em 612.937.5739 £ngineering ?ax 612.937.9152 Public Sa/bo, Fax 612.934.2524 Web wwu.:ci.&anhassen, mn. us o o CHANHASSEN FIRE DEPARTMENT POLICY CHANHASSEN FIRE DEPARTMENT NOTES TO BE INCLUDED ON ALL SITE PLANS Fire Marshal must witness the flushing of underground sprinkler service line, per NFPA 13-8-2.1. A final inspection by the Fire Marshal before a Certificate of Occupancy is issued. Fire Department access roads shall be provided on site during all phases of construction. The construction of these temporary roads will conform with the Chanhassen Fire Department requirements for temporary access roads at construction sites. Details are available. Onsite fire hydrants shall be provided and in operating condition during all phases of construction. The use of liquefied petroleum gas shall be in conformance with NFPA Standard 58 and the Minnesota Uniform Fire Code. A list of these requirements is available. (See policy #33-1993) All fire detection and fu'e suppression systems shall be monitored by an approved UL central station with a UL 72 Certificate issued on these systems before final occupancy isissued. An 11" x 14" As Built shall be provided to the Fire Department. The As Built shall be reproducible and acceptable to the Fire Marshal. (See policy #07-1991). Chanhassen Fire Department Fire Prevention Policy #04-1991 Date: 11/22/91 Revised: 06/05/98 Page 1 of 2 ~rhe Clef otrCh,mhassen. A grvu~ng cvmmuniO, with titan/akes, qualiq schooh, a channing downtown, thriving businesses, and beautiful parks. A great place to live, work, and play. o An approved lock box shall be provided on the building for fire department use. The lock box should be located by the Fire Department connection or as located by the Fire Marshal.. 10. 11. Hi~h-piled combustible storage shall comply with the requirements o__f Article #81 of the Minnesota Uniform Fire Code. High-piled combustible storage is combustible materials on closely packed piles more than 15' in height or combustible materials on pallets or in racks more than 12' in height. For certain special-hazard commodities such as rubber tires, plastics, some flammable liquids, idle pallets, etc. the critical pile height may be as low as 6 feet. Fire lane signa~e shall be provided as required by the Fire Marshal. (See policy #06-1991). Maximum allowed size of domestic water service on a combination domestic/fire sprinkler supply line policy must be followed. (See policy #36-1994). Approved - Public Safety Director Chanhassen Fire Department Fire Prevention Policy #04-1991 Date: 11/22/91 Revised: 06/05/98 Page 2 of 2 CITYOF CHAN SEN 690 Cio/Center Drive, PO Box 147 Chanhassen, Minnesota 55317 Phone 612.937. I900 General F,v: 612937.5739 Engineering Fax' 612. 937. 9152 Public Safe~y Fax' 612. 934.2524 IVeb www.,'i, d~anhassen, mn. to' CHANHASSEN FIRE DEPARTMENT POLICY REQUIREMENTS FOR FIRE LANE SIGNAGE NO PARKING FIRE LANE 1. Signs to be a minimum of 12" x 18". 2. Red on white is preferred. 3. 3M or equal engineer's grade reflective sheeting on aluminum is preferred. 4. Wording shall be: NO PARKING FIRE LANE Signs shall be posted at each end of the fire lane and at least at 75 foot intervals along the fire lane. 6. All signs shall be double sided facing the direction of travel. (NOT TO SCALE) GRADE 7. Post shall be set back a minimum of 12" but not more than 36" from the curb. 8. A fire lane shall be required in front of fire dept. connections extending 5 feet on each side and along all areas designated by the Fire Chief. ANY DEVIATION FROM THE ABOVE PROCEDURES SHALL BE SUBMITTED IN WRITING, WITH A SITE PLAN, FOR APPROVAL BY THE FIRE CHIEF. IT IS THE INTENTION OF THE FIRE DEPARTMENT TO ENSURE CONTINUITY THROUGHOUT THE CITY BY. PROVIDING THESE PROCEDURES FOR MARKING OF FIRE LANES. A~dSafety Director Chanhassen Fire Department Fire Prevention Policy #06-1991 Date: 01/15/91 Revised: Page 1 of 1 The City of C. Oanhassen. A growing commun£rv w£rh clean lakes, audio' schools, a charmin~ downtown, thriving businesses, and beautiful parks. A great place to live, work, and play. CITYOF CHANHASSEN 690 Ci{y Center Drive, PO Box 147 Chanbassen, Minnesota 55317 Phone 612.937.1900 General Fax' 612.93Z5739 Engineering ]:ax 612.937.9152 Public Safe{y Fax 612.934.2524 Web wwm cl. cban/sa,en, mn. us MEMORANDUM TO: Sharmin AI-Jaff, Senior Planner FROM: Mark Littfin, Fire Marshal DATE: December 13, ! 999 SUBJECT: Lake Susan Hills Partnership and Miller, Hanson, Westerbeck, Berger, Inc. Request for a site plan review of five three level apartment buildings and a Cmnmuni~ btfilding flora total of 344 apartments on prope.qT zoned PUD-R With an area of 21.34 acres and a planned milt development an:endment to Allow 34.9% hard surface coverage, amended parking standards and Preliminary plat approvai to divide 2I .34 acres into four lots located at the Southwest corners of Powers Boulevard and Lake Drive West, Powers Ridge Apartment Homes. Planning Case: 99-4 Site Plan I have reviewed the site plan fi3r the above project. In order to comply with the Chanhassen Fire Department/Fire Prevention Division, I have the following fire code or ci~, ordinance/policy requirements. The site plan is based on the available information submitted at this time. !fadditional plans or changes are submi~ed, the appropriate code or policy items will be addressed. In reviewing the revised plans 1 will still use the original site plan review comments submitted to you on November 15, 1999. No additional changes or modifications would be required at this time. g:\safety\ml\sa99-4 T/se Gt~, of Chanhasse,. A ~,rowi,~ community with clean lakes, aua/it¥ schooh, a cha,ning downtown, thrivin¢ businesses, and beautiful varks. A ~reat vlace to live. work. and olay. I CARVER COUNTY PUBLIC WORKS DEPARTMENT Cm~'er County Government Center Administration Building 600 East Fourth Street Chaska, Minnesota 55318-2192 Phone (612) 361-1010 Fax (612) 361-1025 ,l*o~istration NOV ~ ~ ,oOParks Engineering CITY OF CtflJ~i~a~~OM.,~.kenance Surveying & Mapping November 23, 1999 To: From: Subject: Sharmin AI-Jaff, Senior Planner, City of Chanha,ssen Bill Weckman. Assistant County Enaineer ~.,~ S~te Plan Rewew ' '7' Lake Susan Hills Partnership; Miller, Hanson, Westerbreck, Berger Inc. (99-14 SUB and 99-19 Site Plan) We have reviewed the information regarding the proposed replat of Outlot A, Lake Susan Hills, transmitted to Carver County by your memorandum dated November 8, 1999. This proposed development does not directly impact a County roadway but it appears that a majority of the traffic from this proposed development will access County Road 17 (Powers Blvd) from Lake Drive West. Based on the information provided of the planned 343 living units and using the planning number of 10 vehicle trips per day from a living unit equates to a traffic generation of 3,430 vehicles per day. Consideration may want to be given to the impacts this proposal makes on the surrounding transportation system. Thank you for the opportunity to comment on the site plan for the proposed development. Opportunity Employer (7o/z,v..wr Recycled Paper Minnesota Department of Transportation Metropolitan Division Waters Edge 1500 West County Road B2 Roseville, MN 55113 November 17, 1999 Sharmin A1-Jaff, Senior Planner City of Chanhassen 690 City Center Drive Post Office Box 147 Chanhassen, Minnesota 55317 Subject: Replat of Outlot A, Lake Susan Hills (99-14 SUB and 99-19 Site Plan) Dear Mr. Sharmin: Please be advised that the Minnesota Department of Transportation (Mn/DOT) has received the above-referenced plans. We have determined that a formal review by our agency is not required as the subject property is not adjacent to Mn/DOT right of way and the level of development will not significantly impact our highway system. Your submittal of these plans to Mn/DOT is appreciated. Please address all future correspondence for development activity such as plats, site plans, environmental reviews, and comprehensive plan amendments to: Sherry Narusiewicz Mn/DOT - Metro Division Waters Edge 1500 West County Road B-2 Roseville, Minnesota 55113 Feel free to contact me at (651) 582-1771 if should have any questions. erely, Pa~u~zech Senior Transportation Planner/Local Government Liaison cc: Mn/DOT LGL - Chanhassen An equal opportunity employer Neighborhood Meeting December 2nd 7:00 P.M. at ST. HUBERT CATHOLIC COMMUNITY 8201 Main Street Chanhassen, Minnesota 55317 See map on back side for directions. Informational Meeting for Powers Ridge Apartment Homes December 2, 1999 at 7:00 p.m. We would like to invite you to an informal neighborhood meeting at St. Hubert's Catholic Church on December 2nd, 1999 at 7:00 p.m.. The church is located at 8201 Main Street and will be held in the St. Lukes Meeting Room. The Powers Ridge Apartment Homes are being proposed for the Southwest corner of Lake Drive West and Powers Blvd. (Highway #17) in the City of Chanhassen. This complex will consist of a total of 274 rental units and 70 Senior Apartments. Amenities include a Central Community Area consisting of an outdoor swimming pool, community building, a picnic area, fountain, gardens and several play lots. This meeting is to give adjacent property owners an opportunity to gather more information about the site and to ask questions in a very informal setting. Tl!e City of Chanhassen will be conducting a formal Planning Commission Meeting, prior to the City Council's review of the project. We hope you can attend. Tom Ries Lake Susan Hills Partnership Tom Ries Lake Susan Hills Partnership 76000 Parklawn Avenue Suite 200 Edina, MN 55435 Ph# (612) 835-7600 NOTICE OF PUBLIC HEARING PLANNING COMMISSION MEETING WEDNESDAY, JANUARY 5, 2000 AT 7:00 P,M, CITY HALL COUNCIL CHAMBERS 690 CITY CENTER DRIVE PROPOSAL: Powers Ridge Apartment Homes APPLICANT: Lake Susan Hills Partnership Miller Hanson Westerbeck Berger, Inc. LOCATION: Powers Blvd. and Lake Drive W. NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, Lake Susan Hills Partnership and Miller Hanson Westerbeck Berger, Inc., are requesting site plan approval for 5 three level apartment buildings and a community building for a total of 344 apartments on property zoned PUD-R with an area of 21.34 acres, and a Planned Unit Development amendment to allow 34.9% hard surface coverage, amended parking standards, a wetland alteration permit and preliminary plat approval to subdivide 21.34 acres into 4 lots located at the southwest corner of Powers Boulevard and Lake Drive West, Powers Ridge Apartment Homes. 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 hearing 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 Sharmin at 937-1900 ext. 120. 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 December 23, 1999. ~ '~ark Road z -- Z Z Z ~< mmz ~z ~ g z -~ Z~< < < o o ~o m~o ~ o z~ ~o o LU ,~, z ..~ 1.1. ~u-~ (.) z 0 ~o --r- Z ~ w~ Z~ Z Zo ~< =o< ~< ~< <~< 0 z~~ o~ 5 O~t n,' LLI n Z x LLI >- w,~,- O_j-T 0 0 _ ~ ~ 0~ w O'7 [:E--LO ~Y w rn z ILl Z ILl ..I < I- n Z z > 0 >. ~ "r 0 0 Z 0 ~z z ~nt By: LOUCKS & ASSOCIATES~ INC.; 612 424 5822; Nov-16-99 G~TY OF GHANHASSEN ~ COULTER DRIVE CHANNASSEN, UN DEVELOPMENT REVIEW APPUCATION 1:04PM; Page 2 ~.5e9 APPLICANT: Lake Susa~ Hills Partnership ~~_7600 Fark~a_wn Avenue, Suite 200 Edina, MN 55435 '~EL~P,~ONE (Day ~m~ 612/835-7600 OWNER; Lake Susan Hills Partnership. ADDRESS;7§00 Parklawn Avenue, Suite 200 [dina, MI~ 55435 TELEPHONE: 612/835-7~00 ---. GOml~rehensive Pla n Amendment __ Temporary Sales Permit Conditional Use Perm[{ Vacation of ROW/Easements inte~irn Use Permit ----- Non-conforming U,~,e P~:rmit 2( 'Ptanned Unit Dave!:"~pment' _ Rezoning X WetlandAlterd]ion Permit ~-: ' -- Zon;ng Appeal Zoning Orc~an~e Amendinent Sign Perm~ _ Sfcjn Plan Review NolJfloa~n Sign X Site Plan Review' X_ Eactow for Filing Fees/Attorney Cost" -'-- ($50 C;UP/SPR/VAC/VAR/WAP/Metes and Bounds, $400 Minor SUB) _y.. Sutxflvbion' TOTAL FEES 3 ;~485. O0 & fiat of all propert/owners within S00 feet of the boundaries of the propmly must be Included with the application. Building material s:';;'W,.qe~ must be submitted with site plan reviews. erweaty-etx full siz,-: t'~ded copies of the plans must be submitted, including an 8½" X 11" reduced copy of ~ansparency fe~ e~ c!'.: plan sheet, '* ESCrow will be rc. ,:,~.: ~' :d for other applications through the development contragt NOT1; - When multiple applic,~fi:::ns are processed, the appropriat& fee shall be charged for each application. PROJECT NAME Powers Ridge Apartment Homes LOCA3qON Southwest cor~er of Lake Drive West L~GAL DESCRIPTION See Attached and CSAH #1 (Powers Boulevard) TOTAL ACREAGE 21.34 acres WETLANDS PRESENT X YES __ NO PRESENTZONING High density residential, 8 REQUESTED ZONING High density residential, - 16 .units/acre 8 - 16 units/acre PRESENT[AND USE DESIGNATION High de.nsity residential, $ - 16 units/acre REQUESTED LAND USE DESIGNAT{ON High density residential, 8 - 16 units/acre REASON FOR THIS REQUEST Develo~nent of apartment complex _cqnsistingl of 274 rental units and 70 senior housing units. This application must be completed in full and be typewritten or clearly printed and must be accompanied by' all in~'ormatJon and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness ot the application shall be made within ten business days or application submittal. A written notice of application deficiericies shall be mailed to the applicant within ten business,.days,., Of application. This is to certify that l am making application for the described action by the City and that I am responsible for complying with ail City requirements with regard to this request. This application should be processed Jn my name and I am the party whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. I will keep myself 'informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to'any authorization to proceed with the study. The documents and information I have submitted are true and correct ~o the best of my knowledge. , The city hereby notifies the app{icant that development review cannot be completed within 60 days due to public hearing requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day extension for development review. Development review shall be completed within 120 days unless additional review extensions are approved by the applicant. Sig~?ture 0fAppli~_ant' La~e Susan Hills Partnership Signature of. Fee Owner Lake Susan ,Hills Partnership ' Application Received on Fee Paid _ Date Date Receipt No. The applicant should contact staff for a copy of the staff report which will be available on Friday prlor to the meeting. If not contacted, a copy of'the report will be mailed to the applicant's address. ent By: LOUCKS & ASSOC[ATES~ [NC.; 612 424 5822; Nov-16-99 I:05PU; Page 4 LEGAL DESCRJPTION: That part of the South Half of Section 14, Township 116, Range 23, Carver County, Minnesota, described as follows: Beginning at the intersection of the Westerly right-of-way linc of Courtly State Aid Highway No. 17 as dcscrjbed in the Corrected Highway Easement, Book 157 of Deeds, page 6, on file and of record in file Office of the County Recorder, said Carver County, with the Northerly line of Lot 1, Block 2, Lake Susan Hills West, said Carver County; thence on mt assumed bearing of North 84 degrees 01 minutes 42 seconds West, along tho Northerly lin~ of said Lake Susan Hills West, a distance of 95.00 feet to the Northwest coraer of said Lot 1, diencc North 34 d~g~ccs 30 minutes 03 ~con~lu West, along said blol'therly line, a distance of 1115.51 feet to the most Northerly comer of Lot 3, Block 2, said Lake Susan Hills West; thence North 74 degrees 12 minutes 22 seconds West, along said Northerly line, a distance of 119.88 feet to the Northwest comer of Lot 4, Block 2, said Lake Susan Hills West; thence North degrees 42 minutes 08 seconds West, along said Northerly line, a distance of 232.73 feet to the Northwest comer of Lot fi, Block said Lake Susan Hills West; thetlc¢ South 79 degrees 32 minutes 52 seconds West, along said Northerly line, a distance of 89.11 to the Northwest comer of Lot ?, Block 2, said Lake Susan Hills West; thence South 7 i degrees 54 minutes 03 seconds West, along said Northerly line, a distance of 101.58 feet to the Northwest corner of [,Bt 8, Block 2, said Lake Susan Hills West; thence North 64 degrees 36 :ninutes 00 seconds West, -: distance of 767.28 f~et to th~ Southerly- line of' OUt|Bt D, Chanhassen Lakes Business Park, said Carver County; thence Northeasterly along said Southerly line, a distance of 45.00 feet, along a nomangcntial curve, concave to the Southeast, having a radius of 250.00 feet, a central angle of 10 degrees 18 mhlutes 48 seconds and a chord bearing of North 50 degrees 41 minutes'30 seconds East; thence Northeasterly, along said Southerly line, a distance oF 909.49 feet, along a compound curve, concave to the South, having a radius of 28:~0.71 f~et and a central angle of 18 degrees I 6 minutes 47 secoiids; thence North 74 degrees 07 minutes 41 seconds East, tangent to said curve, along said Southerly line a distance of 89.84 feet: thence Easterly. along said Southerly lirte, a distance of 492,18 feet, along a tangential curve, concave to thc South, having a radius of 600.00 feet and a central angle of 47 degrees 00 minutes 00 seconds; thence South $8 degrees 52 minutes 19 seconds East, tangent to said curve, along said Southerly line, a distance of 350.45 feet to said Westerly right-of-way linc; thence South :31 degrees 08 minutes 01 seconds W~st, along said Westerly right, of-way line, a distance of 9_44.64 feet; thence Southwesterly, along said Westerly right-of-way line, a distance of 536.18 feet, along a tangential curve, concave to the Rast, having a radius of 1220,92 feet and a ceutr~,l angle of 25 degrees 09 minutes 43 seconds to the poim of beginning. December 17, 1999 First, we would like to introduce ourselves. We are Lois & Jim Dyvig living at 1260 Lake Susan Hills Drive in Chanhassen. We moved to this address in April 1999 from the Glen Lake area of Minnetonka. We are both now retired. Secondly, we located this property on Lake Susan Hills Drive that seemed to fit our needs very well. It was smaller, moderately priced, nice neighborhood, and spacious and private backyard. The previous owner informed us that the property behind the hill (berm) in our backyard was zoned for single-family units. Upon further discussion with neighbors we learned that the undeveloped areas were zoned for light industrial, when proved to be partially correct. In either case we rationalized that we would visually see little more than the root~ops of our newest neighbors. Thirdly, we received notice of an informational meeting for the Powers Ridge Apartment Homes on December 2, 1999. We were completely surprised to read about "rental apartments". Of course we attended along with a few of our neighbors, the Mayor and some of the developers. What we saw and heard were far beyond our worst fears--there standing on "TOP" of the hill in our backyard 4level buildings, plus roofs, --gone was our beautiful, private backyard. The mayor told us that we should have checked with the City regarding zoning before purchasing our home. We had to agree, but also realized that never would we have been told that four stories of concrete were going to be built on TOP of the hill in our backyard. Next, two of the developers, Messrs Ries & Lampson, visited our place on December 6th to get a visual perspective of their project from the current homeowners view of the property. They plan to return on December 18th along with architect to meet with additional homeowners. We also attended a meeting on December 15th with Kate Aanenson in which she explained variuos zoning and review processes. Lastly, we would greatly appreciate it if you would visit our home to view the proposed develop- ment from our deck and living quarters. We strongly believe that considerations that were part of the zoning reviews and approvals in 1987 and 1991 were incomplete regarding buffer restrictions for visual and noise levels between the single family dwellings on Lake Susan Hills Drive and the property being zoned for high density. We are attaching a list of suggestions/considerations we provided at a neighborhood meeting on December 12th. Thank you for your considerations and we hope to hear from you considering a visit to our home. Lois & Jim Dyvig 612/4484135 Attachment; a/s Copies furnished: Mayor, Kate Aanenson & Developers December 18, 1999 To: Kate Aanenson Subject: Powers Ridge Apartment Homes On this date homeowners from Lake Susan Hills Drive met with the developers and the architect for subject project. Present at the meeting were Messrs Ries, Lampson, Wilson, and several of the homeowners. We had a very orderly and productive meeting lasting in excess of 2 hours. Below are some of the areas discussed and which the architect will explore and hopefully get back to the homeowners on December 20th: Consider Bldgs B-1 and B-2 for senior housing as well as Bldg D. Plant 2 rows of staggered 10-15 foot evergreen trees along the south side of the end of the development Lower the pitch on the roofs ofbldgs B-1 & B,2 from 6-12 to 4-12. Lower longer sides of B-1 & B-2 to two stories and leave the ends orB-1 & B-2 at 3 stories 5. Add an 4th story to sections ofbldgs C and/or A. 6. Change balconies on bldgs B-1 & B-2 to bay windows 7. Move bldgs B-1 & B-2 for a 200 foot setback from propery lines of single family homes. 8.Reduce number of outside parking spaces for B-1 & B-2 (see #7 above). 9. Lower the grade for B-1 & B-2 by possibly 10 to 14 feet. Many other issues and considerations were discussed, the ones above were considered possibilities and to be researched by the architect. There may have been some that I have overlooked, but these are the main ones. Lois Dyvig' - ' Su~es~ons re proposed 343 ap~ent rent~ complex · Move b~g B 2 50 feet no~ to be on even pl~e wi~ B-l, creating a 150 foot setback instead of 100 feet. 2. Make buildings B, 1 and B-2 and D into Town Homes or Condos "" ' 3. Make buildings.B-1 '.and B-2 senior living as well as D "~4. Make buildings B-1 and B-2 two stories ~9~'5. Higher hill (b~rm) at south edge of complex "fl 6. Add a fence t° maintain privacy at south end ~' 7. Use mature evergreens to block view at south end 8. Who will compensate home owners for lost valuation of their properties? 9. Please respect home owners need for privacy; visually, auditorialy, and esthetically 10. How will homestead evaluations be adjusted for property tax assessments? 11. How will the current road situation tOlerate the high density population of this complex? Ex.; 2"exits from comPlex onto high traffic roadways. 12. Will there be a need to add a traffic light at Lake Drive and Powers.i'i..-:' .-- :-- -Blvd.? LeR hand tums without a light will certainly be a hazzard and'::~'''~ " ": result in many accidents and probably deaths.