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PC Minutes 09-03-2013 CHANHASSEN PLANNING COMMISSION REGULAR MEETING SEPTEMBER 3, 2013 Chairman Aller called the meeting to order at 7:00 p.m. MEMBERS PRESENT: Andrew Aller, Mark Undestad, Kim Tennyson, Lisa Hokkanen, Maryam Yusuf, and Stephen Withrow MEMBERS ABSENT: Steven Weick STAFF PRESENT: Kate Aanenson, Community Development Director; Sharmeen Al-Jaff, Senior Planner; and Alyson Fauske, Assistant City Engineer PUBLIC HEARING: ND SOUTHWEST VILLAGE 2 ADDITION, PLANNING CASE 2013-19: REQUEST FOR PRELIMINARY PLAT REVIEW OF 2.75 ACRES OF PROPERTY ZONED PLANNED UNIT DEVELOPMENT (PUD) AND LOCATED AT THE NORTHEAST CORNER OF HIGHWAY 101 ND AND LYMAN BOULEVARD (SOUTHWEST VILLAGE 2 ADDITION); AND SITE PLAN REVIEW WITH VARIANCES FOR 38 TOWNHOMES (SOUTHWEST VILLAGE TOWNHOMES). APPLICANT: RYLAND HOMES. OWNER: SOUTHWEST TRANSIT. Al-Jaff: Chairman Aller, members of the Planning Commission, the application before you today is for a site plan as well as a subdivision. The site is located at the northeast intersection of Lyman Boulevard and Highway 101. Highway 212 is located to the north of the subject site as well. This is a site that was created back in 2004. That’s when work began on this location and it was planned for a park and ride, retail as well as residential component. The site is guided mixed use on the 2030 land use plan and is zoned planned unit development. The property to the west of the site has a similar zoning. To the south of the subject site we have a residential development, Springfield. The property to the east is also guided residential as well as residential single family zoning. Under the mixed use land use you are permitted to have a development that is commercial neighborhood oriented as well as developments that have high density residential. What the applicant is proposing is a development that consists of high density residential, basically townhouses. The maximum they can have is 16 units per acre and what the applicant is proposing is 13.8 units per acre net so they are below the minimum. The maximum that is permitted on the site. Just to orient you with the site one more time, there is an existing building that is a park and ride ramp. Two stories of this park and ride has been constructed. At a future date when the need presents itself the third floor will be built. There will be a total of 800 parking spaces included in this parking ramp. The building that you see to the west of the subject site, these are intended to be retail office. They have not been developed or constructed yet. However the City has given approval, site plan approval for those buildings. Approval was given back in 2006. And then the area that is to the south of the site is where the residential component was always intended to be. So as mentioned what is before you is a preliminary plat. Currently there is an outlot and city code requires that an outlot be replatted into lots and blocks before it is permitted to be built on. We have a total of 38 parcels and the site plan is for 38 townhouse units. The location of the townhouses on the aerial photograph that you see before you again is on the northeast intersection of Lyman Boulevard and Highway 101. One of the things that you will notice is the area that is to the east of the subject site right here. This is a 100 foot wide buffer strip. It contains mature trees and it serves as an excellent buffer between the subject site and the property to the east of it. One of the things that you might recall again, Kraus-Anderson put a building to the west of Highway 101. This was a strip mall, multi-tenant building. One of the things also that we might want to mention is this is a transit oriented development so you will notice that there are quite a few sidewalks in the area. There are trails. It’s not your typical townhouse development. One of the things that we also Chanhassen Planning Commission – September 3, 2013 need to mention is currently the buses go in via a right-in/right-out off of Highway 101 and there are lanes that are dedicated, the area that is to the east of the ramp. These lanes are dedicated to buses only. Regular vehicles cannot use that lane. One thing I need to point out, we just today we got a memo from MnDOT basically saying that we need to put a sign that says buses only and I’m sure you’ve seen those signs in Eden Prairie and they are quite common. For the residential portion, and residents of this development they will be able to access the site off of Lyman Boulevard. This is a full access off of Lyman Boulevard or as mentioned earlier they can come in via a right-in/right-out only off of Highway 101. There is no direct access to the individual homes off of Lyman Boulevard or 101. Everything, every single unit will be accessed via a private street that loops internally. The site plan for this site, overall the project has really been well designed. The applicant is proposing to build again 38 townhomes. Of those we have four 6 units and two 7 units. They are to be located to the northeast intersection of 101 and Lyman Boulevard. Materials on the exterior of the building are right here. Basically there is a stone element. There is some smart siding which is the trim. There is some vinyl siding as well as asphalt shingles. The applicant is also proposing variation in the exterior design of the individual units while the overall building will utilize the same color variation. Shakes and windows will be changing from one building to the next. Decks and window shutters are used to access the buildings and some of the units are recessed while others project forward. As mentioned some of the units are recessed. Some of the units have different design elements on them. The roof line is accented by dormers. The main focus as you’re driving along 101 and Lyman Boulevard will be the front elevation of the homes. All the garages will be oriented internally. You will not be able to see them. One of the other things that was done with the garages, just because of the private street and the driveways. They’ve added some landscaping to just soften the appearance of the rear of those homes. The decks are also on the rear elevation of these townhouses. This type of design is customarily built closer to the property lines. Closer to the streets so when, back in 2006 when the application appeared before the City Council and the design element was discussed with the Planning Commission and City Council it was agreed that these homes should truly have a reduced front yard setback and that’s why you will see that, the setback is reduced on the residential element of these townhouses. Some of the, this is a planned unit development. Whenever we have a planned unit development we ask for additional elements, amenities and I have to admit that before we even requested these items from the applicant they are the ones that came in, brought them before us so we need to commend the applicant for all the effort that they put into this. There is an outdoor seating area that they are proposing. One of the things that you will notice with the park and ride, there is a trellis and an arbor throughout so they have brought this element back into this development. The first trellis will be immediately above all of the mailboxes and the second one will be for aesthetic reasons only. The upper portion of the arbor is mimicking what you see at the park and ride and then the lower portion of it is just pulling in some residential elements. Light fixtures, there is an approved design for the lights for this development and that’s what the applicant is proposing to continue with. In order to build those homes we need to replat those parcels and as I mentioned earlier there are 38 parcels. What you see in beige is the location of the individual lots and what is shown in green is the location of the green space. The individual driveways as well as the private street. There will also be some sidewalks there. Staff is recommending approval of the preliminary plat as well as the site plan for the construction of 38 townhouses and I’ll be happy to answer any questions you may have. Aller: Anyone have any questions? Yusuf: I just have one. I may have missed it. I like the pictures you showed. Can you please show how the sidewalk will connect to the existing sidewalk on 101? Al-Jaff: So here is the sidewalk. Here is Highway 101 right here. There will be a connection along the north portion of the site. There will be another connection. There are two things happening. There is a trail as well as a sidewalk so you’ve got two, two pedestrian access points on this site. The area that is closer to the individual homes, that is the sidewalk. There are 1, 2, 3 connections to the trail and there are 2 Chanhassen Planning Commission – September 3, 2013 no connections off of 101 except at the end so the individual homes will not have the connection to the main trail. Did I answer the question? Yusuf: You did but I have one more. Al-Jaff: Okay. Yusuf: Will there also be a crossing point between this development and then the transit station right above it? Al-Jaff: There will be a crossing between, right here and that’s off of Highway 101. And then there will be a crossing along 101 to the west to the development to the west. Yusuf: Thank you. Aanenson: I was just going to add to the comments on the sidewalk. We spent a lot of time internally discussing it and challenging the developer to, for the sidewalk issue. Sidewalk versus trail. Do we need two? Are they duplicating? You have a long sidewalk coming down to the trail. Typically those, the trails are plowed. Sidewalks not necessarily with security so I think a good compromise was made in this middle area where we had a lot of sidewalks to kind of create a little bit more green space because internally this is a way to walk through for someone that wanted to come through this way so I think it’s a good compromise but because it’s really an urban setting you still want to create those green spaces and get some privacy so it was a challenge but I think it turned out pretty good. Hokkanen: I do have a question regarding the sidewalk. Do we have enough parking, extra parking spaces because when you have the set-up of townhomes like this, their guests are all going to be coming to their front door, around and it looks in the middle of the development there’s plenty but on some of the outsides like there’s no parking spots. Al-Jaff: Combination of two things happening here. The first one is yes, we do have the 10 parking spaces which meets the intent of the ordinance. Hokkanen: Okay. Al-Jaff: The individual driveways in front of the garages and then you are in a development that is transit oriented so there is a parking ramp and, but again this proposal before you meets ordinance requirements on it’s own. It does not need the park and ride. Aanenson: Again it’s not shown on here but we do a lighting plan. That was an area that was more well lit, kind of in that area where those parking, guest parking stalls are. That was one of the concerns too that we did hear from some of the neighbors regarding lighting so there is street lighting. Sharmeen showed the picture of the lamps in that PUD so they’re in this area. Then there are some here, here and here so that again to guide guests to be able to get to the units that they would want to in there and then there’s additional lighting on the back of the park and ride too so. Aller: Have we looked at, because of the way it’s formulated, the safety issues? How do we feel about fire and emergency going in and out? Al-Jaff: It’s been reviewed by the fire marshal as well as engineering staff, the building official and they’re satisfied. 3 Chanhassen Planning Commission – September 3, 2013 Aller: And then snow removal? Are they just going to, are they going to actually take or are they going to plow do you know? Aanenson: Well right now I believe Southwest Transit probably trucks some of their’s off site. They could push it over into the green space. Len Simich: Hi, Len Simich, Southwest Transit. Right now we do it with a fairly large snow dump in the front part of the ramp. It’d be on the east side. On the northeast side of the ramp but should we need to truck it out we will. I know a couple years ago we did have that much snow that we actually did remove some of it off site. Aller: Great, thank you sir. And then how are we looking on the drainage issues? Are there any problems? Fauske: Back in 2004-2005 when the overall PUD of the site was being developed, it was in conjunction with the Highway 212 project that there was some ponding on the northeast side of the site there and that pond was, the intent of that pond was to provide ponding for the entire site, including the townhomes here. In the staff report it does indicate that we would just like a letter confirming that the pond was constructed to provide adequate space for this site and additionally some of the rules have changed since this originally came through in the development phases. There is a new rule that went into effect August st 1 and the developer has been in contact with the MPCA regarding those new requirements and the indication that the MPCA has given verbally is that this particular site would be so called grandfathered in because it was under a set of previous standards and we would just like that information in writing and the developer has been willing to work with us on that. Aller: Great, thank you. Any other questions? Withrow: I’m just curious about, with regard to the houses adjacent to, or the northern part of the property adjacent to where the buses will be going in and out. Will there be extra sound proofing required? I mean it just seems, I don’t think I’d want to be living there in the morning when they’re whipping through there. Al-Jaff: There was a noise study that was conducted back in 2004 and it concluded that it meets requirements. The Minnesota Pollution Control Agency standards were met. Also the other thing that this parking ramp did was created an actual barrier between Highway 212 and the residential neighborhood to the south of it so if anything it reduced. I understand the question is specifically on the buses but this development, overall development reduced the noise that is generated from Highway 212 and acted as a barrier. Withrow: Thank you. Al-Jaff: You’re welcome. Aller: Okay, any other questions? Alright, not hearing any questions at this point we’ll open the public hearing. Or we’re ask the developer to come forward. If you could state your name and address for the record sir. Mark Sonstegard: Good evening. My name is Mark Sonstegard. I’m representing Ryland Homes tonight. 7599 Anagram Drive, Eden Prairie. Also with me tonight is Ryan Bloom from Westwood Professional Services. First I want to say Ryland Homes is pleased to be working again with the City of Chanhassen on a new development and also I want to thank staff for working with us on this project. It 4 Chanhassen Planning Commission – September 3, 2013 was fairly seamless. We came in about a month and a half ago and laid out the project and we got some really, nice clear direction on what needed to be done and some ideas on where to go and from there that’s kind of where we came out with the development plans. I just have a few comments. Not a whole lot and then I’d be happy to answer any questions you may have. Again we basically took the site plan from the original approved PUD. That layout seemed to work the best. Ryland had a carriage townhome project, product that fit that row style townhome nicely so laying, putting it together was a lot of the hard work was already done on that end and then basically we spent a couple weeks just tweaking it, like staff mentioned. Working out sidewalk locations. Some interesting hardscape elements. Landscaping. Parking. We also shifted around a couple green spaces for some additional snow storage for in the winter time. Our plan for this project, we’re anxious to get going. With the approvals that we’re anticipating in September, Ryland plans to close on the project in late September, early October and actually develop this during the month of October and our goal is to have a townhome building open for the Spring Parade in March, 2014. For a build out of these 38 homes, we’re looking about 20 months from start to finish, and that’s anticipating a sales pace of about 2.5 to 3 homes per month. Little bit of information about the homes themselves. There are 3 designs. There’s 3 separate homes that we’re looking at building. The end homes are our larger homes which are 2,200 square feet. We also have that style that can fit in, as an interior unit which is just a little bit smaller at 1,900 square feet. And then we have two other interior homes that are right around 1,600 square feet. All the homes have garages in the rear. They’re all two car garage. They’re all 3 bedrooms, 2 1/2 baths. 9 foot first floors and a bunch of options that you can add to your townhome. Price is usually a question most asked so I’ll just answer it right now real quickly. We’re anticipating the base price for our homes to be in the $190,000 range and then for the larger homes loaded up with some options we’re anticipating sales to go into the $280,000 range. So with that I’m happy to answer any questions you may have. Aller: Great. I always ask the developers if you’ve had an opportunity to take a look at the report and you’re working with staff now, is there anything that you foresee would be a problem for you to complete with them as far as conditions that are stated in the report. Mark Sonstegard: No, not at this time. I’ve gone through the staff report with our engineer. I spoke with Alyson. Worked with Sharmeen. Yeah, we’ve gone through all the items. Aller: Great, thank you. Hokkanen: One question, based on the elevations, is there a basement? Is there a lower level, main level and an upper level? Mark Sonstegard: Yeah, they’re three level townhomes. As you enter the front door you have an option to go up half a flight of stairs to the main living area or you can go down half a flight of stairs to a basement which is an optional finish area which you could add, from the square footage that I mentioned before, you can add another 250 to 300 square feet. You can put a bedroom down there or a little TV room and a bathroom. And then also on that lower level is the garage. Again from the front door going up half a flight of stairs there we have a, it’s an open space concept plan on all the homes where you have kitchen, living space and then you go up another full flight of stairs to 3 bedrooms. Hokkanen: Thank you. Aller: Anyone else? Okay, thank you so much. Mark Sonstegard: Thank you. 5 Chanhassen Planning Commission – September 3, 2013 Aller: And would anybody else like to speak on behalf of the development? Alright. We’ll open up the public hearing at this time. Anyone wishing to speak for or against the motion please step forward. State your name and address for the record. For those of you not in attendance please make sure that you check the website. There is a complete report which includes a number of plan items and descriptive drawings th so that you can take a look at this and follow this item before the City Council again on September 9, 2013. Seeing no one step forward, I will close the public hearing and open for comment from the commissioners. Undestad: I think it’s, spent some time on there. Quality time. It looks nice. Fits in nice. Aller: I think the plans look complete. Give you a good idea of I think what it’s going to look like. I think it fits into the, completes the puzzle that’s been, being put together solely out there and it will be a good addition. The traffic and the sound and the water having been taken care of. So with that I’ll entertain any motions that somebody would like to make regarding this project. Undestad: I’ll make a motion that the Chanhassen Planning Commission recommend the City Council approve preliminary plat to replat Outlot C, Southwest Village into 38 lots and one outlot and site plan approval for construction of 38 townhomes, Southwest Village Townhomes subject to the conditions of approval and adoption of the attached Findings of Fact and Recommendation. Aller: I have a motion. Do I have a second? Yusuf: Second. Aller: Having a motion and a second, any further discussion? Undestad moved, Yusuf seconded that the Planning Commission recommends that City Council nd the preliminary plat for Planning Case 2013-19 for SouthWest Village 2 Addition approve as shown in plans dated received August 2, 2013, subject to the following conditions: Park Conditions 1.In lieu of parkland dedication and/or trail construction, full park dedication fees shall be collected at the rate in force at the time of final plat approval. At today’s rate, 2013, these fees would total $144,400 (38 townhomes x $3,800 per unit). Engineering Conditions 1.The existing gas line and fiber optic line must be relocated to the drainage and utility easement. 2.The developer must submit a soils report with boring logs, indicating soil conditions, permeability. 3.The survey benchmark and elevation must be indicated on the topography plan. 4.The grading plan must show the proposed grades for all driveways. 6 Chanhassen Planning Commission – September 3, 2013 5.An erosion control escrow is required in the amount of $14,850 (110% of the estimated erosion control cost). 6.The developer’s engineer must revise the labels of the watermain lengths in the profile view so that they match the plan view. 7.The developer’s engineer must revise the watermain and sanitary sewer profile street name label to match the plan view. 8.The developer’s engineer must revise the service connection tables with the correct block and lot numbers. 9.Partial water and sewer hook-ups are due at the time of final plat. The hook-up fees will be assessed at the rate in effect at that time. 10.The developer must submit written confirmation with the final plat application indicating that the MnDOT pond located in the south loop of the Highway 101 ramp has been sized to accommodate runoff from this development. 11.Hydraulic calculations must be submitted with the final plat submittals and must include storm sewer inlet capacity analysis to verify that 100% of the runoff from a 10-year event can be captured and evaluate downstream conveyance for capacity. 12.The utility plan must be revised to show the following: a.Show the proposed water service to the bus station. b.Due to differential settlement, the three valves and the sanitary sewer manhole must not lie within the proposed paver-block circle at the intersection of the access road at the western private driveway intersection. The valves can be relocated outside of the paver-block circle. Sanitary sewer manhole 503 can be installed to the north of the paver-block circle and an additional manhole can be installed to the west of the paver- block circle. c.Sanitary sewer manhole 501 must not lie within the sidewalk. d.Eliminate the 90-degree bend in the watermain at the Highway 101 intersection and replace with two 45-degree bends. e.The final utility plan must show the sewer and water services to the townhome units. 13.MnDOT will be invoicing the City for a portion of the utility improvements for this development. The developer must pay for 100% of the invoices that the City receives for this work. 14.Each new lot is subject to the sanitary sewer and water hookup charges. These fees are collected with the building permit and are based on the rates in effect at the time of building 7 Chanhassen Planning Commission – September 3, 2013 permit application. The party applying for the building permit is responsible for payment of these fees. 15.Encroachment agreements are required for the two drainage and utility easements due to the extensive landscaping and sidewalk proposed. Building Official Conditions 1.The developer must submit a list of proposed street name(s) and an addressing plan for review and approval prior to final platting of the property. 2.Each lot must be provided with separate sewer and water services. 3.A final grading plan and soils report must be submitted to the Inspections Division before permits can be issued. Water Resources Conditions 1.The Surface Water Pollution Prevention Plan shall include all elements as required under the General Permit Authorization to Discharge Stormwater Associated with Construction Activity under the National Pollution Discharge Elimination System/State Disposal System Program MN R100001. This includes, but is not limited to: a.Impervious surface coverage pre- and post-development; b.Total disturbed area c.Soils Map d.Training Documentation e.Chain of responsibility f.Map indicating surface waters or acceptable alternative g.Narrative, design and calculations as to how part III.D of the permit will be met or written authorization from the MPCA exempting this site from the current permit rules. h.Other required elements as listed in the permit and/or Chapter 19 of Chanhassen City Code. 2.Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as needed. 3.Surface Water Management trunk storm sewer fees due payable to the City at the time of final plat recording, is $38,472.50. 4.The applicant shall apply for and obtain permits, as necessary, from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES Phase II Construction Site Permit), Minnesota Department of Natural Resources (for dewatering), Army Corps of Engineers, Minnesota Department of Transportation, Minnesota Department of Health) and comply with their conditions of approval.” 8 Chanhassen Planning Commission – September 3, 2013 All voted in favor and the motion carried unanimously with a vote of 6 to 0. Undestad moved, Yusuf seconded that the Planning Commission recommends the City Council approve the site plan for 38 town homes for Planning Case 2013-19 for SouthWest Village Townhomes as shown in plans dated received April 13, 2006, and amended landscape plan dated received August 2, 2013, subject to the following conditions: Landscaping Conditions 1.Increase bufferyard plantings along Lyman Boulevard to include a minimum of 14 trees and 24 shrubs. 2.All of the trees located on Highway 101 and Lyman Boulevard between the trail and the curbline shall be moved to the other side of the trail. The trees will be located within the County Right-of-Way. The applicant will be responsible for all long-term maintenance and irrigation of the landscaping within the Right-of-Way. Engineering Conditions 1.On-street parking is not permitted on the private streets. 2.Any landscaping or structures proposed to be located within the right-of-way must be approved by the regulating agency. Building Official Conditions 1.Accessibility must be provided to all portions of the development and a percentage of the units may also be required to be accessible or adaptable in accordance with Minnesota State Building Code Chapter 1341. Further information is needed to determine these requirements. 2.Buildings over 9250 square feet of floor area are required to be protected with an automatic sprinkler system. For the purposes of this requirement property lines do not constitute separate buildings and the areas of basements and garages are included in the floor area threshold. 3.The buildings will be required to be designed by an architect and engineer as determined by the Building Official. 4.Demolition permits must be obtained before demolishing any structures on the site. Application for such permits must include hazardous substances investigative and proposed mitigation reports. 5.Walls and projections within five feet of property lines are required to be of one-hour fire- resistive construction. 9 Chanhassen Planning Commission – September 3, 2013 6.Retaining walls over four feet high require a permit and must be designed by a professional engineer. 7.The developer and/or their agent shall meet with the Inspections Division as early as possible to discuss plan review and permit procedures. Fire Marshal Conditions 1.A three-foot clear space must be maintained around fire hydrants. 2.“No Parking Fire Lane” signs will be required as well as yellow painted curb. Contact the Chanhassen Fire Marshal for exact location of signs and curbing to be painted. 3.Submit proposed street names to Chanhassen Fire Marshal and Chanhassen Building Official for review and approval. 4.Prior to combustible construction, fire hydrants must be made serviceable. 5.Prior to combustible construction, fire apparatus access roads capable of supporting the weight of fire apparatus shall be made serviceable. 6.Temporary street signs shall be installed prior to and during time of construction.” All voted in favor and the motion carried unanimously with a vote of 6 to 0. Aller: Again this matter will be, move forward with the City Council on September 9, 2013. APPROVAL OF MINUTES: Commissioner Hokkanen noted the verbatim and summary Minutes of the Planning Commission meeting dated August 20, 2013 as presented. CITY COUNCIL ACTION UPDATE. Aanenson: I did include in your packet, we were anticipating a subdivision coming in but as of now we stth may not have a meeting on October 1. We’ve already cancelled the 17 but we do have items that will th be in for the 15 so probably at least 2 or 3 so, but we do have our tour coming up. I hope you got a copy of that agenda so we’ll also be going with the Park Commission and the Environmental Commission so we’ve got our tour all arranged so we’re going to depart here promptly at 6:00 so if somebody can’t make it, if they’d let us know ahead of time or if you run into a problem that day, let us know so we’re not holding up for you. I think it’ll be a very good opportunity to mix with the other commissions and see some sites out in the field. See what’s going on. I’ll give you the City Council update if that’s alright. So there was two subdivisions that were approved for final plat so they should be, as soon as Alyson’s working on the development contracts. Getting those recorded. One would be the Bluff Creek Woods and the Fretham so they should be ready to pull permits here yet potentially this fall. And I think that’s all I had then. Do you have anything else for us? Aller: I think that’s it for us today. I’ll entertain a motion to adjourn. 10