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4 SUB 421 Lyman Blvd.II PROPOSAL: LOCATION: APPLICANT: CITY OF PC DATE: August 15, 2000 CC DATE: Sept. 11, 2000 REVIEW DEADLINE: 9/11/00 ('A,qF, #: 2000-3 PIID By: RG. I)H. S'I'. JS. LHq ML STAFF REPORT Conceptual and Preliminary Planned Unit Development to rezone five acres from A2, Agricultural Estate, to PUD-R, Planned Unit Development- Residential, and preliminary plat'approval to subdivide the property into 10 lots and right-of-way for Summerfield Drive Springfield 8th Addition 421 Lyman Blvd Meridian Development 5025 Bryant Avenue South Minneapolis. MN 55419 (612) 829-0700 2020 LAND USE PLAN: Residential - Low Density (1.2 - 4.0 units/net acre) ACREAGE: 5 acres DENSITY: 2.0 units per acre (gross); 2.47 units per acre (net) SUMMARY OF REQUEST: The applicant is requesting concept and preliminary Planned Unit Development approval rezoning the property from A2, Agricultural Estate District, to PUD-R, Planned Unit Development - Residential, and preliminary plat approval to create a 10 lot subdivision. The existing house would be maintained on one lot. Two lots will be accessed via Lyman Boulevard. Eight lots will be accessed via a connection of Summerfield Drive. Notice of this public hearing has been mailed to all property owners within 500 feet. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City must approve the preliminary plat. This is a quasi-judicial decision. MONK (.;~T Springfield Dr r Meridian Development August 15, 2000 Page 2 PROPOSAL/SUMMARY The applicant is requesting a PUD since the property is directly adjacent to property developed previously as a planned residential development. Though separate from the surrounding Springfield PUD, this project will be perceived as and will function as an extension of the previously approved plan. The subdivision design has been constrained by the City of Chanhassen's previous approvals of the Springfield Addition, specifically, by the terminus of Summerfield Drive on both sides of the proposed development and by the location of connecting utilities. The proposed plat consists of 10 single family home sites. Eight of the sites will be accessed via the connection of Summerfield Drive. Two lots, one containing the existing home, will be accessed directly off Lymm~ Boulevard. While access from a collector road is normally prohibited, maintaining the access to the existing home and one addition home should not negatively impact the roadway capacity or jeopardize safety. The elimination of a cul-de-sac from Summerfield Drive reduces the amount of impervious surface and preserves, the existing trees on the property. Since the property is not part of the Springfield development and, in fact, was an exception to it, the developer should change the name of the proposed subdivision. Lots with areas less than 15,000 within the surrounding development (Springfield) have had problems maintaining the maximum 25 percent impervious surface when three car garages are used. Therefore, lots less than 15,000 square feet in lot area (Lots 3 and 6 of the northerly block and Lots 2, 3, and 4 of the southerly block) shall be limited to a two-car garage. The total area of the site is 4.9987 acres. Right-of-way dedication is 0.95 acres. The net area for development is approximately 4 acres. Staff is recommending approval of the conceptual and preliminary PUD and the preliminary plat subject to the conditions of the staff report. BACKGROUND This property was previously used as a small farmstead with chickens and horses. It was not included as part of the development of the Springfield PUD, but was ghost platted to show the potential for future development of the site. This ghost plat incorporated a cul-de-sac from Summerfield Drive and used portions of the land within the Springfield development to create the lots, LANDSCAPING/TREE PRESERVATION Tree canopy coverage and preservation calculations have not been submitted by the applicant. Staff has made approximate canopy coverage calculation for the development. They are as tbllows: Meridian Development August 15, 2000 Page 3 Total upland area (including outlots) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 4.55 ac. less than 19% 25% or 1.14 ac. all existing trees The applicant does not meet minimum canopy coverage allowed, however all existing trees are scheduled to be preserved. Therefore, the applicant will be credited the 24 existing trees and is required to plant the difference. Minimum canopy coverage required Existing trees preserved Total number of trees to be planted 46 trees 24 trees 22 trees The applicant has proposed a total of 10 trees. An additional 12 trees must be added to the planting plan to comply with the tree preservation ordinance. The trees must be overstory, deciduous, 2 ½" diameter and no more than 20 percent may be represented by a single species. The rear yard of each lot must contain a minimum of two (2) overstory trees. This will add two additional trees to the total trees required. The applicant shall submit a revised landscape plan. Changes to the plan include an additional 14 trees. The trees must be overstory, deciduous, 2 ½" diameter and no more than 20 percent may be represented by a single species. PARKS AND RECREATION The City of Chanhassen does not desire additional park land in this area. Therefore, the development shall be required to pay full park and trail lees for the nine additional lots created as part of the development. WETLANDS There do not appear to be any wetlands present on-site, however, staff recommends that a wetland delineator assess the site to verify the City's planning maps. SURFACE WATER MANAGEMENT PLANT (SWMP) Water Oualitv Fees Because of the impervious surface associated with this development, the water quality fees for the proposed development are $800/acre, based on single-family residential development rates. Based on the proposed developed area of 4.55 acres, the water quality fees associated with this project are $3,640. Meridian Development August 15, 2000 Page 4 The applicant may be credited for water quality where NURP basins are provided to treat runoff from the site. This will be determined upon review of the ponding and storm sewer calculations. Credits may also be applied to the applicant's SWMP fees for oversizing in accordance with the SWMP. No credit will be given for temporary pond areas. Water Ouantitv 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. Single- family/low density developments have a connection charge of $1,980 per developable acre. Therefore the applicant will be responsible for a $9,009 fee. These fees will be due payable to the City at time of final plat recording. GRADING The Springfield residential subdivision surrounds the subject parcel. The site is fairly void of trees with the exception of the northeast portion of the property near the existing homestead on Lot 2. The remaining site is fairly rolling and was used for agricultural purposes in the past. Site grading will be confined to the southerly portion of the site as shown on the plans. However, Lot 2, north of Summerfield Drive, will require grading in order to develop the house pad and driveway. The grading plan should be revised to incorporate proposed fill limits and elevatiOns of the lot accordingly. The grading plans address drainage from the surrounding parcels; however, we believe some grading revisions are still necessary. Staff is concerned about the house pad elevations and drainage fi'om the area south of the proposed street. A catch basin is proposed in the rear yard of Lots 3 and 4. An emergency overflow swale needs to be incorporated between Lots 3 and 4 to convey backyard drainage out to Summerfield Drive. Also, an emergency overflow needs to be incorporated along the southerly property lines of Lots 1 and 2 in case the pond in the m~rthwesterly corner of the property overflows. This pond will also need to be altered to accommodate additional storm water runoff from the site. Staff also recommends the applicant work with staff in reviewing the existing drainage patterns through the southerly portion of the site to accommodate runoff through the site. Lyman Boulevard is a collector-type street and, typically, berming is required in accordance with city codes. However, given the topographic features of the parcel, berming may not be feasible; therefore, other means such as landscaping should be considered. UTILITIES Municipal sewer and water service is available to the parcel from Lyman Boulevard as well as Summerfield Drive. The plans propose to extend sewer and water along Summerfield Drive to provide utility service to the development. Lots 1 and 2 adjacent to Lyman Boulevard will be Meridian Development August 15, 2000 Page 5 serviced via existing sewer and water services. According to city records, the existing house at 421 Lyman Boulevard (Lot 1) is not connected to city sewer or water. According to city ordinance, homes within 150 feet of a sewer and water line shall be connected to municipal service within 12 months after the sewer line is operational. Therefore, it should be a recommended condition of approval that the existing home at 421 Lyman Boulevard shall be connected to municipal sewer within 30 days after the final plat has been recorded. The plans should also denote any existing well or septic systems on the property. The developer shall have the existing well and septic system on Lot 1 (421 Lyman Boulevard) abandoned in accordance with State and City requirements. Staff has reviewed the sanitary sewer elevations for the project in relation to the proposed house pad elevations. The applicant should be aware that the street grade may have to be elevated along with the house pads to provide enough grade on the sewer pipe to serve the adjacent lots. In conjunction with the preliminary plat of Springfield Addition, a preliminary street grade was extended through this parcel and the sewer designed accordingly. Staff encourages the applicant's engineer to review previous street grades and make the necessary corrections to provide for adequate grade on the sewer to serve the lots via gravity. The developer will be installing the street and utility improvements for this project. The construction plans shall be prepared in accordance with the City's latest edition of Standard Specifications and Detail Plates. The plans shall be submitted a minimum of three weeks prior to final plat consideration for staff review and formal City Council approval. The developer will be required to enter into a PUD/Development Contract 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 plat should dedicate the necessary drainage and utility easements over the public lines outside of the right-of-way on the final plat. Depending on the depth of the utilities or width of drainage swales, the minimum drainage and utility easement shall be 20 feet wide. The property, was previously assessed for sewer and water trunk and lateral charges in conjunction with the Lake Riley/Lyman Boulevard Trunk Improvement Project No. 93-26B. However, only one of the nine unit assessments was levied. The remaining eight were deferred. Since the applicant is creating more lots than previously was assessed, the additional lots will be subject to city sanitary sewer and water hookup and connection charges as well as a road connection charge at time of building permit issuance. The 2000 trunk utility hookup connection charges per lot tbr sanitary sewer and water are as follows: $1,000 Sanitary Sewer Hookup $1,694 Watermain Hookup $4,075 Sanitary Sewer Connection $4,075 Watermain Connection $1,814 Street Reconstruction - Lyman Boulevard The deferred assessments against the property should be re-spread against the property and certified to the County at time of final plat recording. Meridian Development August 15, 2000 Page 6 DRAINAGE The site currently sheet drains in a northerly, northeasterly fashion. The property drains to two existing storm water ponds created with the Springfield developments. The developer of this site will need to expand the existing storm water pond located just west of Lot 2. Staff will be working with the applicant's engineer to determine the amount of expansion necessary to accommodate runoff from this development. The site also drains into the pond located east of Lot 1 in the Springfield development. This pond will not require further expansion to accommodate runoff from the site. As mentioned in the Grading section, the plans will need to incorporate emergency overflow swales from the rear yards of Lots 1 through 4 lying south of Summerfield Drive as well as an emergency overflow swale along the southerly portions of Lots 1 and 2. According to the grading plan, adjacent neighborhood drainage patterns are proposed to be maintained with the site development. Storm water runoff in the rear portions of Lots 1 through 4 south of Springfield Drive is proposed to be conveyed via a storm sewer system. Staff is recommending that this area be reviewed in greater detail to eliminate the flared end section and develop a plan with a catch basin/drain tile and emergency overflow swale between Lots 3 and 4 to allow for the property owner to utilize more of the rear yard. The development's storm sewer system shall be designed for a 10-year, 24-hour storm event. Ponding calculations including pre- and post-development drainage maps for a 10- year and 100-year, 24-hour storm event will need to be submitted to city staff for review and approval prior to final plat consideration. Staff is also requiring a detailed storm sewer analysis of the individual storm sewer to determine that there are sufficient catch basins to accommodate proposed runoff. Drainage and utility easements will need to be dedicated on the final plat over the storm drainage system including ponds and emergency overflows. The minimum easement width shall be 20 feet. Maintenance access to the pond should also be a consideration in the easement width and location. The high water level of the pond located west of Lot 2 is 896.5. According to city codes, the minimum lowest floor elevation ora dwelling adjacent to a pond shall be a minimum of two feet above the higli water level. Therefore, Lot 2's minimum lowest floor elevation shall be 898.5. Assuming an g-foot high basement, the top of block elevation will be 906.5. The grading plan should be revised to incorporate the dwelling type and lowest floor, top of block, and garage floor elevations. In addition, the existing home lowest floor elevation and walkout elevation shall be denoted on the plans as well. EROSIONCONTROL The plans propose Type I erosion control fence which already exists along the westerly portion of the site. Additional erosion control fence shall be installed along Lots 5 and 6 at the grading limits as well as rock construction entrances on Summerfield Drive. Existing and proposed catch basins outside of the street right-of-way should also have erosion control measures employed Meridian Development August 15, 2000 Page 7 accordingly. Watershed District and NPDES permits will be required in conjunction with this development. STREETS The plans propose to construct Summerfield Drive to complete the gap between the Springfield developments. The street right-of-way is proposed as 60 feet wide with a 31-foot wide back-to- back concrete curb and gutter urban street section in accordance with city standards. Access to Lot 1 is cmTently via an existing driveway from Lyman Boulevard. The plans propose to relocate the driveway access from Lot 1 to the common lot line of Lots 1 and 2 where a shared driveway will provide street access to both lots from Lyman Boulevard. The new driveway access will require an existing street light to be relocated along Lyman Blvd. The old access shall be removed and replaced with B-618 concrete curb and gutter. In accordance with the city's private driveway ordinance the common portion of the shared driveway will need to be 20 feet wide and constructed to a 7-ton per axle weight design. Staff has reviewed the driveway locations along Lyman Boulevard and concurs with the proposed driveway relocation. Lyman Boulevard is a collector street listed in the city's comprehensive plan and driveway accesses are prohibited unless there is no other feasible way to access the' property. Staff does not believe that one additional home site accessing from Lyman Boulevard will adversely affect traffic flow along Lyman Boulevard. A cross-access easement and maintenance agreement will need to be prepared and recorded by the developer over the lots which access the private driveway. The minimum driveway width shall be 20 feet within a 30-foot wide driveway easement. There is an existing eight-foot trail on the south side of Lyman Boulevard that runs across the property. This trail will need to be maintained and repaired with the installation of the new drive serving the two lots offLyman Boulevard. In addition, a five-foot concrete sidewalk must be installed along Summerfleld Drive as part of the subdivision infrastructure improvements. On a side note, in conjunction with Springfield 1 st Addition located on the easterly portion of the project, south side of Summerfield Drive, the existing parking stalls will be removed/relocated by I,undgren Brothers to accommodate the extension of Summerfield Drive. In addition, Lundgren Brothers will also remove the temporary turnaround located on the west end of the project when this project commences. REZONING Justification for Rezoning to PUD The applicant is requesting to rezone approximately five acres from A2, Agricultural Estate District to PUD-R, Planned Unit Development - Residential. There is one component to the PUD: single family detached housing. The following review constitutes our evaluation of the PUD request. The review criteria is taken from the intent section of the PUD Ordinance. Meridian Development August 15, 2000 Page g Section 20-501. Intent Planned unit developments offer enhanced flexibility to develop a site through the relaxation of most normal zoning district standards. The use of the PUD zoning also allows for a greater variety of uses, internal transfer of density, construction phasing, and a potential for lower development costs. In exchange for this enhanced flexibility, the City has the expectation that the development plan will result in a significantly higher quality and more sensitive proposal than would have been the case with the other more standard zoning districts. The applicant is requesting a PUD since the property is directly adjacent to property which has been developed previously as a planned residential development. Though separate from the surrounding Springfield PUD, this project will be perceived as and will function as an extension of the previously approved plan. The subdivision design has been constrained by the City of Chanhassen's previous approvals of the Springfield Addition, specifically, by the terminus of Summerfield Drive on both sides of the proposed development and by the location of connecting utilities. The use of the PUD does pe~rnit the reduction in the impervious surface through the elimination of a small cul-de-sac and preserves the existing trees on the property. FINDINGS It will be the applicant's responsibility to demonstrate that the City's expectations are to be realized as evaluated against the following criteria: Preservation of desirable site characteristics and open space and protection of sensitive environmental features, including steep slopes, mature trees, creeks, wetlands, lakes and scenic views. Finding. The proposed plan will preserve almost all of the trees on the site. More efficient and effective use of land, open space and public facilities through mixing of land uses and assembly and development of land in larger parcels. Finding. The subdivision minimizes the amount of site grading, reduces impervious surface, and maximizes the use of the site for single family homes. o High quality of design and design compatible with surrounding land uses, including both existing and planned. Site planning, landscaping and building architecture should reflect higher quality design than is found elsewhere in the community. Finding. The proposed development is consistent with the surrounding PUD and is compatible with the planned future development of the area. Sensitive development in transitional areas located between different land uses and along significant corridors within the city will be encouraged. Meridian Development August 15, 2000 Page 9 Finding. The proposed site design is sensitive to and enhances the uses within the Lyman Boulevard corridor. 5. Development which is consistent with the Comprehensive Plan. Finding:. The proposed development is consistent with the Residential - Low Density designation of the property. The net density exceeds the target net density of 2.42 units per acre, but is well within the range of 1.2 to 4.0 units per net acre. The City of Chanhassen encourages development at the high end of density ranges. Parks and open space. The creation of public open space may be required by the city. Such park and open space shall be consistent with the Comprehensive Park Plan and overall trail plan. Finding. No additional parks and open space will be required of this development. Full park and trail fees shall be required pursuant to City of Chanhassen ordinances. 7. Provision of housing affordable to all income groups if appropriate with the PUD. Finding:. The provision of affordable housing is not anticipated as part of this development. Single family detached housing, unless heavily subsidized, cannot generally meet the affordable criteria. Energy conservation through the use of more efficient building designs and sitings and the clustering of buildings and land uses. Finding. The subdivision minimizes the amount of site grading, reduces impervious surface, and maximizes the use of the site for single family homes. Additionally, the site preserves almost all existing trees on the property. Use of traffic management and design techniques to reduce the potential for traffic conflicts, hnprovements to area roads and intersections may be required as appropriate. Finding. The proposed development combines access to the two lots on Lyman Boulevard, reducing potential traffic conflicts. It also connects the last segment of Summerfield Drive, providing area residents with alternative access to their lots. Summary of Rezoning to PUD Rezoning the property to PUD provides the applicant with flexibility, but allows the city to request additional improvements and the site's unique features can be better protected. The flexibility in standards allows the disturbed areas to be further removed from the unique features of the site. In return for the flexibility, the city is receiving: Meridian Development Augustl5,2000 Page I0 Development that is consistent with Comprehensive Plan Preservation of desirable site characteristics (trees) Sensitive development to existing surrounding development More efficient use of land COMPLIANCE TABLE Area (sq. fi.) Frontage (ft.) Code Avg. 15,000, 90 min. 11,000 Lot 1, north 37,876 176 Lot 2, north 23,860 159 Lot 3, north 14,914 115.7 Lot 4, north 16,252 90 Lot 5, north 15,738 90 Lot 6, north 11,335 90 Lot 1, south 15,314 91 Lot 2, south 13,503 90 Lot 3, south 13,267 90 Lot 4, south 14,376 90 Lyman Blvd. 19,519 Summerfield Dr. 21,793 Total 217,744 Average 17,643 Depth (ft.) 100 206 150 186 196 174 136 200 162 152 171 Maximum Impervious Surface (sq. ft.) 3,750/2,750 9,469 5,965 3,728 4,063 3,934 2,834 3,828 3,376 3,317 3,594 Setbacks: Front: 30 feet (Summerfield Drive), 50 feet (Lyman Boulevard); Side: 30 feet. Lot coverage is limited to 25 percent impervious surface. Maximum building height is 3 stories and 40 feet. Uses shall be those pemfitted in the RSF, Single-Family Residential District. 10 feet; Rear: SUBDIVISION FINDINGS 1. The proposed subdivision is consistent with the zoning ordinance; Findin¢: The subdivision meets all the requirements of the PUD-R, Planned Unit Development - Residential District. Meridian Development August 15, 2000 Page 11 2. 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. 3. 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. 4. 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 is served by adeqUate urban infrastructure. 5. The proposed subdivision will not cause environmental damage; Finding: The proposed subdivision will not cause environmental. 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. 7. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a. Lack of adequate storm water drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer systems. d. Lack of adequate off-site public improvements or support systems. Finding: The proposed subdivision is provided with adequate urban infi'astructure. RECOMMENDATION Staff recommends that the Planning Commission adopt the following motion: "The Planning Commission recommends to the City Council conceptual and preliminary approval of PUD #2000-3 and preliminary plat approval subject to the following conditions: Meridian Development August 15, 2000 Page 12 The applicant shall submit a revised landscape plan. Changes to the plan include an additional 14 trees. The trees must be overstory, deciduous, 2 ½" diameter and no more than 20 percent may be represented by a single species. The rear yard of each lot must contain a minimum of two (2) overstory trees. 2. Lots less than 15,000 square feet in lot area (Lots 3 and 6 of the northerly block and Lots 2, 3, and 4 of the southerly block) shall be limited to a two-car garage. The following setbacks shall apply: From: 30 feet (Summerfield Drive), 50 feet (Lyman Boulevard); Side: 10 feet; and Rear: 30 feet. Lot coverage is limited to 25 percent impervious surface. Maximum building height is 3 stories and 40 feet. Uses shall be those permitted in the RSF, Single-Family Residential District. 4. The developer shall pay full park and trail fees for the nine additional lots created as part of the development pursuant to City of Chanhassen ordinance. 5. The developer shall revise the name of the subdivision to differentiate it from the Springfield project. 6. Demolition permits must be obtained before demolishing any existing structures. 7. Final grading plans and soil reports must be submitted to the Inspections Division before building permits will be issued. o The proposed residential development of 4.55 net developable acres is responsible for a water quality connection charge of $3,640. If the applicant demonstrates that ponding provided on site meets the City's water quality goals, all or a portion of this fee may be waived. The applicant is also responsible for a water quantity fee of $9,009. These fees are payable to the City at the time of final plat recording. 9. The plans shall be revised to incorporate the following items: Show proposed filling and building elevations on Lot 2. The lowest floor elevation shall be a minimum of 898.5. Show proposed house type and garage floor elevations on all lots. Show lowest floor and walkout elevation on existing home on Lot 1. Provide emergency overflow swales along the south line of Lots 1 and 2 between ponds. Provide emergency overflow swale along the rearyards of Lots 1, 2 and 3 and between Lots 3 and 4 out to Summerfield Drive. Show existing well/s and septic site on property. Add erosion control measures silt fence on downstream side of grading limits, protect existing/proposed catch basins and add rock construction entrances. Meridian Development August 15, 2000 Page 13 Add 5-foot wide concrete sidewalk along south side of Summerfield Drive. Removal of existing driveway access. 10. The existing home at 421 Lyman Boulevard shall be connected to municipal sewer within 30 days after the final plat has been recorded. 11. Only one of the nine unit assessments was levied in conjunction with the Lake Riley trunk. The remaining eight were deferred. Since the applicant is creating more lots than previously was assessed, the additional lots will be subject to city sanitary sewer and water hookup and connection charges as well as a road connection charge at time of building permit issuance. The 2000 trunk utility hookup connection charges per lot for sanitary sewer and water are as follows: a. $1,000 Sanitary Sewer Hookup b. $1,694 Watermain Hookup c. $4,075 Sanitary Sewer Connection d. $4,075 Watermain Connection e. $1,814 Street Reconstruction - Lyman Boulevard The deferred assessments against the property should be re-spread against the property and certified to the County at time of final plat recording. 12. Staff' encourages the applicant's engineer to review previous street grades proposed for this property and make the necessary corrections to provide for adequate grade on the sewer to serve the lots via gravity and provide back to front yard drainage over Lots 1 through 4 of the southerly block. 13. The developer of this site will need to expand the existing storm water pond located just west of Lot 2, northerly block. Staff will be working with the applicant's engineer to determine the amount of expansion necessary to accommodate runoff from this development. 14. The development's storm sewer system shall be designed in accordance with the City's Surface Water Management Plan for the City Engineer to review and approve. Ponding calculations including pre- and post-development drainage maps for a 1 O-year and 100- year, 24-hour storm event will need to be submitted to city staff for review and approval prior to final plat consideration. Staff is also requiring a detailed storm sewer analysis of the individual storm sewer to determine that there are sufficient catch basins to accommodate proposed runoff. Drainage and utility easements will need to be dedicated on the final plat over the storm drainage system including ponds and emergency overflows. The minimum easement width shall be 20 feet. Maintenance access to the pond should also be a consideration in the easement width and location. Meridian Development August 15, 2000 Page 14 15. Additional erosion control fence shall be installed along Lots 5 and 6 at the grading limits as well as rock construction entrances on Summerfield Drive. Existing and proposed catch basins outside of the street right-of-way should also have erosion control measures employed accordingly. 16. The common portion of the shared driveway will need to be 20-feet wide and constructed to a 7-ton per axle weight design. A cross-access easement and maintenance agreement will need to be prepared and recorded by the developer over the lots which access the private driveway. The minimum driveway width shall be 20 feet within a 30-foot wide driveway easement. 17. 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. 18. All utility and street 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. 19. 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. 20. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e. Watershed District, Metropolitan Environmental Service Commission, Minnesota Department of Health, and Minnesota Pollution Control Agency and comply with their conditions of approval. ' 21. No berming or landscaping shall be permitted within the City's right-of-way. A 2% boulevard grade must be maintained along the City's right-of-way. 22. 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. 23. Utility and drainage easements over all utilities and storm water ponds outside of the right-of-way. The minimum easement width over the utilities shall be 20 feet wide depending on the depth of the utility. Drainage easements over all ponds and wetlands shall be up to the 100-year flood level. ATTACHMENTS: 1. Findings of Fact and Recommendations Meridian Development August 15, 2000 Page 15 2. Development Review Application 3. Supportive Narrative 4. Reduced Copy of Preliminary Plat 5. Memo from Mark Littfin to Robert Generous dated July 21, 2000 6. Public Hearing Notice and Mailing List Meridian Development August 15, 2000 Page 16 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of Meridian Development On August 15, 2000, the Chanhassen Planning Commission met at its regularly schedule meeting to consider the application of Meridian Development for rezoning property from Agricultural Estate District to Planned Unit Development - Residential. On August 15, 2000, the Chanhassen Planning Commission met at its regularly schedule meeting to consider the application of Meridian Development for preliminary plat approval of property. The Planning Commission conducted a public hearing on the proposed Rezoning and Subdivision preceded by published and mailed notice. The Planning Commission heard testimony from all interested persons wishing to speak and now makes the following: FINDINGS OF FACT 1. The property is currently zoned Agricultural Estate District. 2. The property is guided in the Land Use Plan for Residential - Low Density. 3. The legal description of the property is the North 650 feet of the East 335 feet of the Northeast Quarter of the Southwest Quarter of Section 24, Township I 16, Range 23 West, Carver County, Minnesota 4. The Subdivision Ordinance directs the Planning Commission to consider seven possible adverse affects of the proposed subdivision. The seven (7) affects and our findings regarding them are: 1. The proposed subdivision is consistent with the zoning ordinance; Meridian Development August 15, 2000 Page 17 o The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; 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; The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; 5. The proposed subdivision will not cause environmental damage; 6. The proposed subdivision will not conflict with easements of record; and ° The proposed subdivision is not premature. A subdivision is premature if any of the following exists: 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. 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) 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. b) The proposed use is or will be compatible with the present and future land uses of the area. c) The proposed use conforms with all performance standards contained in the Zoning Ordinance. Meridian Development August 15, 2000 Page 18 d) The proposed use will not tend to or actually depreciate the area in which it is proposed. e) The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. o f) Traffic generation by the proposed use is within capabilities of streets serving the property. The planning report # dated ,2000, prepared by is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the Conceptual and Preliminary Planned Unit Development - Residential Rezoning and the Preliminary Plat. 2000. ADOPTED by the Chanhassen Planning Commission this day of CHANHASSEN PLANNING COMMISSION ATTEST: BY: Its Chairman Secretary g:\plan\bg\dcvclopmcnt rcvicw\mcridian development.doc CiTY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 DEVELOPMENT REVIEW APPLICATION ADDRESS: ~)ZS ~)¥~v1~ AVE. ~0. TELEPHONE (Daytime) (~ j ~... ~.c) -0'7 CO OWNER: ADDRESS: TELEPHONE: Comprehensive Plan Amendment __ Temporary Sales Permit Conditional Use Permit Vacation of ROW/Easements Interim Use Permit Variance Non-conforming Use Permit Planned Unit Development* Wetland Alteration Permit Zoning Appeal Rezoning Zoning Ordinance Amendment Sign Permits Sign Plan Review Site Plan Review* Notification Sign X __ Escrow for Filing Fees/Attorney Cost** ($50 CUPISPR/VACIVAR/WAPIMetes and Bounds, $400 Minor SUB) v' Subdivision* TOTAL FEE $ A list of all property owners within 500 feet of the boundaries of the property must be included with the application. Building material samples must be submitted with site plan reviews. *Twenty-six full size folded, copies of the plans must be submitted, including an 8W' X 11" reduced copy of transparency for each plan sheet. ** Escrow will be required for other applications through the development contract NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application. PROJECT NAME LOCATION LEGAL DESCRIPTION 2-4, TOTAL AC R EAG E WETLANDS PRESENT PRESENT ZONING REQUESTED ZONING PRESENT LAND USE DESIGNATION REQUESTED LAND USE DESIGNATION REASON FOR THIS REQUEST YES ~ NO This application must be comPleted in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within ten business days of aPplication submittal. A written notice of application deficiencies shall be mailed to the applicant within ten business days of application. This is to certify that I am making application for the described action by the City and that I am responsible for complying with all City requirements with regard to this request. This application should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. ! will keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of my knowledge. The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day extension for development review. Development review shall be completed within 120 days unless additional review extensions ar,~proved by the applicant. Sig natu re o~an .~/~,~,~.//~, z¢~,~.~.4,¢,,¢4~~ Date Signature of Fee Owner ~¢¢z,~'.,~ ?..),av~'/op,~? Date Application Received on '~//~/~r0 FeePaid ~l/q¢~),~-~ ReceiptNo. '~1,~ The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting. if not contacted, a copy of the report will be mailed to the applicant's address. Supporting Narrative SPRINGFIELD 8TH ADITION Springfield 8th Addition is a 5 acre parcel surrounded on the east, south and west by Lundgren Bros' Springfield Addition, a single family development. This proposal is for 10 single family residential lots, one of which contains the existing house. Eight of the lots are proposed along Summerfield Drive. Summerfield Drive has been extended to the east and west lines of this parcel. This proposal would connect the street and underground utility lines. The proposed lots each have a minimum of 90 feet of frontage along Summerfield Drive and a minimum of 90 feet at the front setback line. The lots all exceed 11,000 square feet in.area and the average lot size for the development is 17,643 square feet. . .. Two lots are proposed along Lyman Boulevard, one of which contains the existing house. There are two existing sewer/water connections off of Lyman Boulevard as shown on the plans. There is currently one driveway curb cut to the existing house. This proposal is to close the existing curb cut and create a new shared curb cut as shown on the plans. Trees All trees will be preserved Drainage This proposal utilizes in place drainage connections for storm water run off. Homeowners Association There is no plan for a homeowners association at this time. NOI I IQCI¥ H.L8 Q~I-4ONI~J~S A~¥NIF~I-1BS~ ', ,'/ ._/~¢,,~,~~ ! '-'~~ d~l \ \ \ \ \ V lO'ii fk'; CITYOF CHANHASSEN 690 Ci{y Center Drive, PO Box' 147 Chanhassen, Minnesota 55317 Phone 612.937. I900 General Fax 612.937.5739 E~tgineering Fax 612.937.9152 h~bhc Safe7 Fax 612.934.2524 Web wwu~.ci, chanhassen, mn. us MEMORANDUM TO: Robert Generous, Senior Planner FROM: Mark Littfin, Fire Marshal DATE: July 21,2000 SUBJECT: Request for conceptual and preliminary planned unit development approval to re-zone five acres from A2, Agricultural Estate, to PUD-R, Planned Unit Developlnent Residential and preliminary plat approval to subdivide the property into eight lots of right of way for Summerfield Drive on property located at 421 Lyman Boulevard, Springfield 8th Addition, Meridian Development. Planning Case: 2000-3 PUD I have reviewed the above preliminary planned unit developlnent project, in order to comply with the Chanhassel~ Fire Department/Fire Prevention Division, I have the following fire code or city ordinance/policy requirements. The plan review is based on the available information submitted at this time. If additional plans or changes are submitted, the appropriate code or policy items will be addressed. No issues or concerns at this time. g:\safety\ml\plrcv2000-3 The Gty of Chanhassen, A growing community, with clean lakes, aualitv schools, a cha~rnine downtown, thriving businesses, and beautiful narks. A great dace to live. ~vork. and nlae NOTICE OF PUBLIC HEARING PLANNING COMMISSION MEETING TUESDAY, AUGUST t5, 2000 AT 7:00 P.M. CITY HALL COUNCIL CHAMBERS 690 CITY CENTER DRIVE PROPOSAL Rezone from A2 to PUD and Subdivision of 5 Acres into 10 Single Family Lots APPLICANT: Meridian Development LOCATION: 42t Lyman Blvd. NOTICE: You ara invited to attend a public headng about a proposal in your araa. The applicant, Meridian Development, requests conceptual and praliminary Planned Unit Development approval to rezone five acras from A2, Agricultural Estate to PUD-R, Planned Unit Development residential and preliminary plat approval to subdivide the property into 10 lots and right-of-way for Summerfield Drive on property located at 421 Lyman Blvd., Springfield 8th Addition. 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 prasent plans on the project. 3. Comments ara raceived from the public. 4. Public hearing is dosed and the Commission discusses project. Questions and Comments: If you want to see the plans befora 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 Bob at 937-1900 ext. 141. 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 August 3, 2000. Springfield Dr Smooth Feed SheetsTM Use template for 5260® SPRINGFIELD HOMEOWNERS ASSN CIO LUNDGREN BROS CONSTR INC 935 EAST WAYZATA BLVD WAYZATA, MN 55391 SPRINGFIELD HOMEOWNERS ASSN CIO LUNDGREN BROS CONSTR INC 935 EAST WAYZATA BLYD WAYZATA, MN 55391 NAN ZHANG XIAOGUANG WU 483 GREENVIEW DR CHANHASSEN MN 55317 TROY A & JEANNETTE M RENNER 525 GREENVIEW DR CHANHASSEN MN 55317 NANCY MEHRA 568 GREENVIEW DR CHANHASSEN MN 55317 TIMOTHY D & PATRICIA L BESSER 400 LYMAN BLVD CHANHASSEN, MN 55317 EARL S &TtNA M STRAIT 500 LYMAN BLVD CHANHASSEN MN 55317 ERIC S & LISA M HAMBORG 9108 OVERLOOK CT CHANHASSEN MN 55317 RUDOLFO A & ELIZABETH A GOMEZ 350 PARKLAND WAY CHANHASSEN MN 55317 GORDON S & PAMELA J JENSEN 356 PARKLAND WAY CHANHASSEN MN 55317 CITY OF CHANHASSEN CIO SCOTT BOTCHER 690 CITY CENTER DR PO BOX 147 CHANHASSEN, MN 55317 TODD & LORI BAIRD 296 GREENLEAF CT CHANHASSEN, MN 55317 RALPH E & STACEY M SPRAINER 501 GREENVIEw DR CHANHASSEN, MN 55317 STEPHEN L TISDALE 528 GREENVIEW DR CHANHASSEN, MN 55317 DANG VAN & FONG-YUN NGUYEN 9260 KI©WA TRL CHANHASSEN MN 55317 RICHARD J CHADWICK 9530 FOXFORD RD CHANHASSEN MN 55317 THOMAS S & LEANNE M KELLY 9100 OVERLOOK CT CHANHASSEN MN 55317 MARK C & LISA A ANDERSON 9111 OVERLOOK CT CHANHASSEN, MN 55317 LOU A & JENNIFER L COSTABILE 351 PARKLAND WAY CHANHASSEN, MN 55317 BRADLEY A & JENNIFER K HIBBS 364 PARKLAND WAY CHANHASSEN MN 55317 CITY OF CHANHASSEN C/O SCOTT BOTCHER 690 CITY CENTER DR PO BOX 147 CHANHASSEN, MN 55317 MARK A & JODI L BARGMANN 466 GREENVIEW DR CHANHASSEN, MN 55317 WILLIAM J & GRACEANN K DETERS 513 GREENVlEW DR CHANHASSEN, MN 55317 EVAN FULLER 548 GREENVIEW DR CHANHASSEN, MN 55317 KLINGELHUTZ DEVELOPMENT CO 350 HWY 212 E PO BOX 89 CHASKA, MN 55318 VENCIL G & CATHLEEN L PREWITT 421 LYMAN BLVD CHANHASSEN, MN 55317 DANIEL P & MARY F JOHNSON 9101 OVERLOOK CT CHANHASSEN, MN 55317 KEITH M & JENNIFER L MELES 9117 OVERLOOK CT CHANHASSEN, MN 55317 ERIC G & DEBRA A RAYMOND 355 PARKLAND WAY CHANHASSEN, MN 55317 BRUCE C & LINDA P THALACKER 367 PARKLAND WAY CHANHASSEN, MN 55317 Smooth Feed SheetsTM · ' Use template for 5160® MATTHEW S HOFFMAN 8905 QUINN RD CHANHASSEN, MN 55317 SPRINGFIELD HOMEOWNERS ASSN CIO LUNDGREN BROS CONSTR INC 935 EAST WAYZATA BLVD WAYZATA, MN 55391 GANG WANG & LIHUA QIN 9128 SPRINGFIELD DR CHANHASSEN, MN 55317 DOUGLAS J KOCH MEGAN M DAWSON KOCH 9136 SPRINGFIELD DR CHANHASSEN, MN 55317 DON C & TANYA S PETERSEN 9143 SPRINGFIELD DR CHANHASSEN, MN 55317 PAUL J & MARY A LAUERMAN 9155 SPRINGFIELD DR CHANHASSEN, MN 55317 9185 SPRINGFIELD DR CHANHASSEN, MN 55317 DAVID G & C RUTH SOMMERS 396 SUMMERFIELD DR CHANHASSEN, MN 55317 BARRY M & ROBYN JO BOURGEOIS 9025 SUNNYVALE DR CHANHASSEN, MN 55317 GARY F & PHYLLIS H HABERMAN 9036 SUNNYVALE DR CHANHASSEN, MN 55317 DANIEL J & KARALEE K KAHLMAN 8955 QUINN RD CHANHASSEN, MN 55317 SCOTT W & CINDEE M WALZ 9117 SPRINGFIELD DR CHANHASSEN, MN 55317 CHRISTOPHER J MCKEARIN & LAUREN H MCKEARIN 9131 SPRINGFIELD DR CHANHASSEN, MN 55317 JOSEPH W & BRENDA N NEVE 9137 SPRINGFIELD DR CHANHASSEN, MN 55317 CURT A & LINDA K KOBILARCSIK 9149 SPRINGFIELD DR CHANHASSEN, MN 55317 MICHAEL P & SUSAN E DEEGAN 9162 SPRINGFIELD DR CHANHASSEN, MN 55317 PHILIP 'P & NANCY E DENUCCI 9186 SPRINGFIELD DR CHANHASSEN, MN 55317 LUNDGREN BROS CONSTRUCTION 935 WAYZATA BLVD E WAYZATA, MN 55391 PAUL & TONYA HENDRICKSON 9028 SUNNYVALE DR CHANHASSEN, MN 55317 DAVID & THERESA ANDREWS 9042 SUNNYVALE DR CHANHASSEN, MN 55317 ROBERT J & BEVERLY M AMICO 9061 SPRINGFIELD DR CHANHASSEN, MN 55317 LUNDGREN BRos CONSTRUCTION 935 WAYZATA BLVD E WAYZATA, MN 55391 LUNDGREN BROS CONSTRUCTION 935 WAYZATA BLVD E WAYZATA, MN 55391 TONY L & CONNIE S NUSS 9140 SPRINGFIELD DR CHANHASSEN, MN 55317 MICHAEL J & LYNN M SHEEHAN 9150 SPRINGFIELD DR CHANHASSEN, MN 55317 DEAN J & JILL R BARTA 9174 SPRINGFIELD DR CHANHASSEN, MN 55317 JAIME W & LISA H LAUGHLIN 376 SUMMERFIELD DR CHANHASSEN, MN 55317 LUNDGREN BROS CONSTRUCTION 935 WAYZATA BLVD E WAYZATA, MN 55391 MICHAEL & JANE MAJOR 9031 SUNNYVALE DR CHANHASSEN, MN 55317 MICHAEL J & MICHELLE M KELLOGG 9124 SUNNYVALE DR CHANHASSEN, MN 55317 Smooth Feed SheetsTM Use template for 5~'60® ROBERT J & KATHY J BEERY 9132 SUNNYVALE DR CHANHASSEN, MN 55317 DANIEL S & JENNIFER K RUBIN 9140 SUNNYVALE DR CHANHASSEN, MN 55317 ALEKSANDR SHTEYMAN 9148 SUNNYVALE DR CHANHASSEN, MN 55317 GARY & DANISE MCMILLEN 9151 SUNNYVALE DR CHANHASSEN, MN 55317 FREDERICK C RIESE VALAIRE P RIESE 9154 SUNNYVALE DR CHANHASSEN, MN 55317 RONALD P LILEK & MARY M BENNE'I-r-LILEK 9155 SUNNYVALE DR CHANHASSEN, MN 55317 LUNDGREN BROS CONSTRUCTION 935 WAYZATA BLVD E WAYZATA, MN 55391 ROBERT G & SUSAN L DAUB 9159 SUNNYVALE DR CHANHASSEN, MN 55317 MARK A & SUSAN E FROMMELT 9162 SUNNYVALE DR CHANHASSEN, MN 55317 ROBERT W & LISA K BORN 9163 SUNNYVALE DR CHANHASSEN, MN 55317 THEODORE J & ANN L SMITH 9166 SUNNYVALE DR CHANHASSEN, MN 55317 jAcK J & LAUREL A SCHNABEL 9167 SUNNYVALE DR CHANHASSEN, MN 55317 HAESEOK CHO & JIEUN CHUNG 9170 SUNNYVALE DR CHANHASSEN, MN 55317 DAVID W & LAURA L BEISE 9171 SUNNYVALE DR CHANHASSEN, MN 55317