PC SUM 2013 06 18
CHANHASSEN PLANNING COMMISSION
REGULAR MEETING
SUMMARY MINUTES
JUNE 18, 2013
Chairman Aller called the meeting to order at 7:00 p.m.
MEMBERS PRESENT:
Andrew Aller, Kim Tennyson, Lisa Hokkanen, Maryam Yusuf, Stephen
Withrow, and Steven Weick
MEMBERS ABSENT:
Mark Undestad
STAFF PRESENT:
Kate Aanenson, Community Development Director; Bob Generous, Senior Planner;
and Paul Oehme, City Engineer/Public Works Director
PUBLIC HEARING:
CAMDEN RIDGE: REQUEST FOR REZONING FROM AGRICULTURAL ESTATE (A2) TO
PLANNED UNIT DEVELOPMENT-RESIDENTIAL (PUD-R); SUBDIVISION OF
APPROXIMATELY 36.2 ACRES INTO 32 SINGLE FAMILY LOTS, 26 TWINHOMES LOTS,
AND 10 OUTLOTS; AND A CONDITIONAL USE PERMIT TO ALLOW DEVELOPMENT
WITHIN THE BLUFF CREEK OVERLAY DISTRICT. PROPERTY IS LOCATED AT 1500
PIONEER TRAIL. APPLICANT: LENNAR. OWNER: BRUCE JEURISSEN, PLANNING
CASE 2013-13.
Bob Generous presented the staff report on this item. Chairman Aller asked for clarification on what
conditions needed to be met prior to grading, if infrastructure was capable of handling the number of
proposed units, and hard cover analysis. Commissioner Hokkanen asked for clarification on the location
of the farmstead access and extension of Bluff Creek Boulevard. Commissioner Weick asked about the
tree preservation plan. Commissioner Yusuf asked for clarification of the noise study. Chairman Aller
opened the public hearing. Joe Jablonski with Lennar/U.S. Home Corporation stated he was proud and
comfortable with their proposal and was available to answer any questions. John Chadwick, 4477
Manitou Road, speaking on behalf of Mr. Jeurissen, reviewed the recommended conclusions in their
memo dated June 18, 2013 related to assessments and access.
Hokkanen moved, Yusuf seconded that the Planning Commission recommends the City Council
approves Rezoning from Agricultural Estate (A2) to Planned Unit Development-Residential (PUD-
R); Subdivision into 32 single family lots, 26 twinhomes and 9 outlots; and a Conditional Use
Permit to allow development within the Bluff Creek Overlay District subject to the following
conditions and adoption of the attached Findings of Fact and Recommendation:
Building Conditions:
1.Demolition permits are required for the removal of any existing structures.
2.Buildings may be required to be designed by an architect and/or engineer as determined by
the Building Official.
3.A final grading plan and soils report must be submitted to the Inspections Division before
permits can be issued.
Planning Commission Summary – June 18, 2013
4.Retaining walls over four feet high require a permit and must be designed by a professional
engineer.
5.Each lot must be provided with separate sewer and water services.
6.The applicant and/or their agent shall meet with the Inspections Division as early as possible
to discuss plan review and permit procedures.
7.Submit proposed street names to Chanhassen Building Official and Chanhassen Fire Marshal
for review and approval.
Engineering Conditions:
1.The developer must obtain right-of-way for the part of River Rock Road that connects to
Bluff Creek Boulevard.
2.The proposed “Easement Detail” must be revised to include how the easements around the
perimeter of the twinhome lots will be platted.
3.The developer’s engineer must adjust the grading on the trail near Outlot F so that it will
meet ADA standards.
4.The contours near the northwest corner of Pond 2, between Lots 6 and 7 must be smoothed
out.
5.Additional information needs to be noted (such as elevation points between the lots) between
lots on the north side of Street B to show the grading will allow water to drain away from the
structures.
6.The final plans must note the survey benchmark on the plan set.
7.The final plans must note the existing and proposed elevations at the corners of each lot.
8.The grading behind all the retaining walls must be modified so that water will not drain down
the face of the wall.
9.Walls taller than 6 feet shall not be constructed with boulder rock.
10.Retaining Wall B must be moved so that it is outside the drainage and utility easement at the
back of the lots.
11.A Homeowners Association must be created to take ownership of all retaining walls and the
draintile along the face of Retaining Wall B.
12.Local streets must be within a 60-foot wide right-of-way.
2
Planning Commission Summary – June 18, 2013
13.At final plat, the Engineering Department will review the profile of Street A between stations
2+00 and 4+00 to ensure the profile meets the minimum length requirements for vertical
curves.
14.The proposed centerline grade at the intersection of River Rock Drive and Street A must not
be greater than 3%.
15.The existing driveway access to TH 212 must be closed.
16.The developer’s engineer must design a Street C typical section.
17.The development is adjacent to Bluff Creek Boulevard and is therefore subject to the arterial
collector fee at the time of final plat.
18.The developer’s engineer must incorporate pressure-reducing valves and a surge protection
system into the watermain plans.
19.The developer’s engineer will ensure that CBMH-102 does not conflict with the nearby
watermain.
20.At the time of final plat, the Bluff Creek Boulevard Improvements assessment must be paid
or reassessed.
21.Water and sewer hook-up fees must be paid at the time of final plat.
Fire Conditions:
1.A three-foot clear space must be maintained around fire hydrants.
2.Temporary street signs must be installed prior to home construction.
3.No burning permits will be issued. Any trees removed must either be chipped on site or
removed from site.
4.Water mains shall be made serviceable prior to combustible construction.
5.Posts, fences, utility boxes etc. shall not be placed near fire hydrants which would hinder
firefighters to quickly locate and/or operate fire hydrants in a safe manner.
Natural Resources Conditions:
1.The applicant shall increase bufferyard plantings to meet minimum requirements.
2.The applicant shall plant a minimum of 130 trees in the development.
3
Planning Commission Summary – June 18, 2013
3.The applicant shall diversify the plant schedule so that no one species comprises more than
one third of the total number of trees.
4.The applicant shall specify vegetation proposed for Outlots A, B and C.
5.The applicant shall submit a revised landscape plan to the city prior to final approval.
6.The applicant shall preserve trees #1301, 1302, 1303. These trees along with trees #1393-
1398 shall be protected by fencing prior to and during any grading or construction activities.
7.The developer shall install signage at lot lines to demarcate the Bluff Creek Primary Zone.
Parks Conditions:
1.Full park dedication fees shall be collected per city ordinance in lieu of requiring parkland
dedication.
2.Construction of Bluff Creek Trail from its current southerly terminus, extending between the
new homes and Bluff Creek to a terminus point at TH 212. The developer shall provide
design, engineering, construction and testing services required of the “Bluff Creek Trail.”
All construction documents, including material costs, shall be delivered to the Park and
Recreation Director and City Engineer for approval prior to the initiation of each phase of
construction. The trail shall be 10 feet in width, surfaced with asphalt and constructed to
meet all city specifications. The applicant shall be reimbursed by the City for the cost of the
aggregate base, asphalt surfacing, and storm water systems utilized to construct the trail. This
reimbursement payment shall be made upon completion and acceptance of the trail and
receipt of an invoice documenting the actual costs for the construction materials noted.
Labor and installation, design, engineering and testing services are not reimbursable
expenses.
Planning Conditions:
1.The developer shall pay $6,285.00 as its portion of the 2005 AUAR prior to recording the final
plat.
2.The developer shall prepare a noise analysis for noise generated by traffic on Highway 212.
The analysis shall identify appropriate noise mitigation measures to meet noise standards for
residential homes as specified by the Minnesota Pollution Control Agency, which shall be
implemented by the developer.
3.Dedication of the Bluff Creek Overlay District primary zone shall be made to the city or a
preservationeasement shall be established over said outlot(s).
4.The property owner shall provide appropriate technical information, including but not limited
to a topographical survey, flora and fauna survey and soil data deemed necessary for the city
st
to determine the exact watershed zone boundary on Outlot C, Jeurissen 1 Addition. Data
4
Planning Commission Summary – June 18, 2013
for watershed zone delineation shall be generated and provided by a qualified professional
specializing in watershed management, environmental science or other related profession.
st
5.The property owner must advise the city of the intended use of Outlot C, Jeurissen 1
Addition, and how it shall be accessed. This Outlot may not be developable or accessible in
the future.
6.Final plat approval will be contingent on the developer resolving the access issue. Either an
access easement or right-of-way must be in place prior to any site development.
7.Individual lots may not exceed the maximum hard cover per lot established in the compliance
table.
Water Resources Conditions:
1.Land disturbance within the first twenty feet of the Bluff Creek Overlay District setback shall
not be allowed unless the applicant can demonstrate that the goal cannot be achieved without
the proposed disturbance.
2.A mitigation/restoration plan must be provided for any disturbance within the Bluff Creek
Overlay District or setback from the BCOR.
3.Trail must be aligned to minimize the encroachment into the BCOR primary zone and
minimize loss of natural vegetation and habitat.
4.Efforts must be made to minimize the number of inlets into each pond.
5.The proposed ponds must be designed with a forebay.
6.The plans must demonstrate how water quality basin #1 and water quality basin #3 will be
accessed. This includes all inlets, outlets and filtration benches as well as sediment removal
from forebay and water quality volume.
7.The stormwater design shall, to the greatest extent practicable, seek to maximize infiltration,
extend detention times and protect Bluff Creek from scour and other erosive conditions.
8.The applicant must evaluate downstream flow conditions as indicated in Section 19-144.
9.A Surface Water Pollution Plan and all required elements must be provided to the city for
review. This plan must be compliant with NPDES requirements as well as the requirements
of Chapter 19 of city code.
10.SWMP trunk fees due at final plat are estimated to be $113,350.25.
11.The development must comply with the MN Rules chapter 6120 and the DNR must issue
their concurrence to this effect.
5
Planning Commission Summary – June 18, 2013
12.No alterations are allowed within the primary corridor or within the first 20 feet of the
setback from the primary corridor. Grading activities have been observed within this area
along the south side of Bluff Creek. The applicant should submit a plan for the revegetation
of this area that incorporates native plants and is consistent with the City’s Bluff Creek
Natural Resources Management Plan Appendix C. Any such areas that have been disturbed
through the removal or addition of soils material prior to approval shall be addressed prior to
commencement of other grading activities but no later than seven (7) days from approval.
All voted in favor and the motion carried unanimously with a vote of 6 to 0.
APPROVAL OF MINUTES: Commissioner Hokkanen noted the verbatim and summary Minutes
of the Planning Commission meeting dated May 21, 2013 as presented.
CITY COUNCIL ACTION UPDATE AND FUTURE PLANING COMMISSION AGENDA
ITEMS.
th
Kate Aanenson provided updates of upcoming agenda items and action updates from the May 28 and
th
June 10 City Council meetings.
Chairman Aller adjourned the Planning Commission meeting at 7:50 p.m.
Submitted by Kate Aanenson
Community Development Director
Prepared by Nann Opheim
6