Narrative REVISED 02-27-20141
Boulder Cove Community Narrative
Chanhassen, MN
I. Location
The Boulder Cove property (site) is located in the City of Chanhassen, MN along Highway 7 (HWY 7) between
Church Road and Shorewood Oaks Drive. West 62nd street is located to the north of the site. Refer to the
location map below.
II. Context
The Boulder Cove site is currently vacant. The property was used for agricultural purposes until the late 1990s
and was later occupied by a landscaping company until approximately late 2006 or early 2007. Old equipment,
dilapidated structures, and debris such as chunks of concrete, asphalt, scrap metal and wood have been left
on-site.
Single family homes border the subject property to the north. HWY 7 and single family homes border the site
to the south, and single family homes also border the site to the east and west. The property that borders the
site to the north is located in Shorewood, MN and contains Single Family residences. The zoning classification
for the Boulder Cove property is RLM-Residential Low and Medium Density with a Comprehensive Plan land
Boulder Cove Site
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use of Residential Low Density. Properties to the south, east and west are zoned RSF-Single Family Residential
with Comprehensive Plan Land Uses of Residential Low Density.
III. Development Description
General Overview
Lennar is pleased to submit an application for subdivision of the Boulder Cove site into 31 single-family lots
with a proposed landscaped buffer along the northern and southern edges to provide visual and noise
reduction screening. It is Lennar’s intent to clean up waste that has been left behind prior to beginning
construction of single family homes. Outlot A includes a tot lot while preserving a large specimen oak tree
located in the southwestern portion of the site. Outlots B and C provide seasonal drainage areas. Phasing is to
be done in one stage, as shown on the proposed preliminary plat.
Access & Traffic
Access to the Boulder Cove neighborhood will be provided through a paved local street that terminates in a
cul-de-sac. The proposed local street extends from West 62nd Street, the community’s northern border. The
proposed local road ends in a cul-de-sac and the roadway itself exceeds the City’s standard length of 800’ for a
cul-de-sac. A variance is being requested for the length of the local road and is explained in more detail below.
According to the ITE Trip Generation Manual, 9th Edition, a single-family home produces approximately 9.52
vehicular trips per day. The proposed Boulder Cove Neighborhood would produce approximately 295
additional vehicular trips, which is less than the 371 daily vehicular trips that would have been produced by the
previously-approved 39-lot subdivision.
Open Space
Lennar recognizes the importance of integrated open space planning. Open space is provided for functional
and passive use. Three outlots totaling 3.20 acres are proposed, constituting approximately 24% of the site.
Outlot A contains a tot lot or pocket park for use by residents. Outlots B and C provide seasonal drainage
basins and landscaped amenities with visual appeal. Landscaped buffers are provided along West 62nd Street
and HWY 7 to provide visual and noise reduction screening from the residences to the north and the highway
to the south.
Sewer & Water Service
Boulder Cove is located in the MW-1 sub-district of the Minnewashta Sewer District. Existing infrastructure
includes the MCES Shorewood Interceptor that runs adjacent to the property within HWY 7. City Sanitary
Sewer lines are located along the northern side of the site within West 62nd Avenue. It is anticipated that the
proposed community will tie into and be served by the existing sewer and water system infrastructure in the
area.
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IV. Design Review
Lennar prides itself on our home designs. With five series
of homes, and 6 to 14 models and floor plans in each
series, coupled with hundreds of exterior and interior
options, each home feels custom-designed by the owner
while still meeting local requirements for setbacks,
architectural colors and materials, and landscaping and
hardscape elements within the community. Lennar has
successfully constructed several communities within the
City of Chanhassen. Among these communities are
Pinehurst, Camden Ridge, and Reflections. The vision for
Boulder Cove would include similar architectural styling and exterior treatment to Reflections. Lennar’s
Landmark Series is anticipated for the Boulder Cove neighborhood. This series consists of 13 floor plans with
typically 4 bedrooms, 2 to 4 bathrooms, and 3 car garages. Anticipated price points would be in the low to mid
$400,000 range.
Colors consist of warm earth tones like greys, beiges and
browns, or neat, clean solids, such as reds or whites. High
quality materials will be used on the exteriors. The
materials may consist of a variety of stone, brick, or wood
composites. These composites allow for a natural looking
finish while providing maximum durability to withstand
the elements over the life of the home. Some of the
architectural accents included are porch pilasters,
accented shutters and fascia boards, soffit eaves,
decorative brackets, accented trim, and dormers. Samples
of our house plans are included in this submittal. Please note this sampling does not constitute all plans that
will be available to consumers.
V. Land Use & Conformance Analysis
Comprehensive Plan
The Comprehensive Plan Designation of the Boulder Cove Site is Residential Low Density, which consists of
low-density, single-family detached housing. Page 2-3 of the Comprehensive Plan states that net densities
within this category range from 1.2 to 4.0 du/ac. There are several zoning applications within the low density
category including RSF, R-4, RLM, and PUD-R. The proposed site plan has a net density of 3.05 du/ac, which
implements the Comprehensive Plan density for this land use designation. The Comprehensive Plan also lists
goals and policies regarding new development within Chanhassen. The goals and policies directly implemented
by the proposed community are discussed below.
Chapter 2 – Land Use
Goal: Achieve a mixture of development which will assure a high quality of life and a reliable tax base.
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Policy: Encourage low density residential development in appropriate areas of the community in a manner
that reinforces the character and integrity of existing single-family neighborhoods while promoting the
establishment of new neighborhoods of similar beauty.
Implementation: The proposed Boulder Cove neighborhood will directly implement this Land Use Goal. The
density of 3.05 du/ac implements the density designated in the Comprehensive Plan and the Zoning Code.
Prior to construction of homes, the site would be improved and the existing structures removed, cleaning up a
trespass problem. Vegetated buffers along the northern and southern sides of the community would promote
the establishment of this new neighborhood while utilizing an infill parcel within the City that is well-placed
between various lake communities.
Chapter 4 – Housing
Goal: Provide housing opportunities for all residents, consistent with the identified community goals:
• Accommodation of all racial and ethnic groups in the purchase, sale, rental, and location of
housing within the community.
• A variety of housing types for all people in all stages of the life cycle
• A community of well-maintained housing and neighborhoods, including ownership and rental
housing
• Housing development that respects the natural environment of the community while striving to
accommodate the need for a variety of housing types and costs
Implementation: Boulder Cove will directly implement the housing goals listed above. Homes will be available
to all persons for purchase regardless of racial or ethnic background. With a $400k price point, the anticipated
homes will target the first-time move-up buyer in a community adjacent to Lake Minnetonka, Lake Virigina,
and Lake Minnewashta. Homes will be located within the Minnetonka School District. A Homeowners
Association will be created to maintain the open space areas to ensure that the integrity of the community is
maintained.
Consistent with Comprehensive Plan policy, the proposed layout and lot configuration respects the natural
environment of the community and does not encroach into natural resources or physical features. This has
been achieved through the provision of several outlots that provide drainage basin spaces and some passive
open space for use by residents within the neighborhood. A large specimen oak tree is also being preserved.
Prior to constructing the proposed neighborhood, all existing structures will be removed, resulting in an
environmental improvement on-site.
The Housing Chapter of the Comprehensive Plan specifically states on page 4-3 that the largest household type
in the City is a family household – a married couple with children. The desire for family households is driving
the demand for the detached single-family homes in Chanhassen. Based on the City’s location in eastern
Carver County and access to employment centers, family housing will continue to have a strong demand.
Furthermore, page 4-6 states that over half of the City’s Housing stock is more than 20 years old. Page 4-10
notes that the City has less than 1,000 acres of residential land left for development. It is anticipated that the
majority of the residential land will be developed by 2020, and the growth between 2020 and 2030 will be infill
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development. The Comprehensive Plan suggests that there is demand for for-sale housing within the City of
Chanhassen that will remain through 2030.
As an infill lot, the community has been planned to establish a new neighborhood while taking design site
constraints into consideration. The Boulder Cove neighborhood adds 31 more single-family detached homes to
the City of Chanhassen on an infill property that is currently littered with trash, debris, old equipment, and
dilapidated structures. Prior to construction of homes, the property would be cleaned, resulting in a visually
appealing neighborhood in this area of Chanhassnen.
It is the City’s goal to provide a variety of housing types while promoting the integration of life-cycle housing
opportunities throughout the community. Lennar would like to introduce our NextGen Series to the City of
Chanhassen. This revolutionary series is a multi-generational home plan designed specifically to accommodate
two adult generations living under one roof with privacy and convenience. This new home allows for a
separate first floor living space that includes its own entrance, living area, kitchenette, attached laundry, and
garage. It is not a detached guesthouse or simply an extra bedroom, but a separate space to be locked from
the main house, or to offer easy access depending on family needs. This could include care for elderly family
members, care for children with disabilities, or visiting family members such as college students or guests
traveling from abroad. The result is a 5 bedroom, 5 bathroom home that creatively satisfies a variety of
housing needs while fitting with the architectural styling and development regulations of the neighborhood.
Chapter 6 – Parks and Open Space
Goal: Provide a balanced park system which includes neighborhood parks, community parks, special use
facilities, preserve areas, regional facilities and schools.
Goal: Create a city-wide trail and sidewalk system that connects neighborhoods to parks, schools, and other
community destinations.
Implementation: The proposed site plan for Boulder Cove will directly implement the goal above. Three outlots
are proposed within the neighborhood, totaling 3.20 acres in seasonal drainage basins and passive open space
while preserving a specimen oak tree. Outlot A includes a tot lot/playground area in the southwest corner of
the site, and outlots B and C provide seasonal drainage. Although the open space and drainage areas may not
be counted by the City as open space, the proposed 3.20 acres of open space constitutes 24% of land that
makes up the community. The proposed open spaces preserve existing vegetation, protect natural resources
and provide residents with access to existing natural areas close to home, all while maintaining buffers
between existing neighborhoods. A sidewalk is provided to facilitate access from the tot lot to Strawberry
Court, which then connects up to 62nd Street West.
Chapter 7 – Transportation
Goal: To create an integrated multi-modal transportation system which permits safe, efficient and effective
movement of people and goods while supporting the City’s development plans, and complementing
the metropolitan transportation system that lies within its boundaries.
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Roadway Policy 2: New roadway facilities should be constructed in conjunction with new developments
and designed according to the intended function. They should be planned and
designed to be compatible with the surrounding environment.
Roadway Policy 4: Residential street systems should be designed to discourage cut-thru traffic, to
promote the connection of neighborhoods, and to be compatible with other
transportation modes including transit, bicycle and walking.
Subdivisions: As a part of platting, each development should provide dedication and improvement
of public streets consistent with the standards found in city ordinances. The city will
promote the provision of street and pedestrian connections to maximize safety and
ease of access.
Buffers: Sufficient setbacks and/or berming should be designed into all development projects
adjacent to major public roadways.
Neighborhoods: It is the City’s policy to require interconnections between neighborhoods through the
construction of local streets to foster a sense of community, to improve safety, and to
provide convenient access for residents
Implementation: The proposed neighborhood at Boulder Cove will directly implement the transportation goal
and policies above. A local road is proposed for access connecting to 62nd Street to the north. The local road is
designed to meet City requirements, resulting in safe, efficient, and effective access and mobility for future
residents. Because it is designed to meet City requirements, it is compatible with the existing roadway network
in the area. The proposed local street terminates in a cul-de-sac, serving only the homes at Boulder Cove.
Boulder Cove will eliminate 2 existing connections to HWY 7. It will also result in 8 less units from the previous
approval resulting in 76 fewer daily vehicular trips than the 39-lot subdivision that was previously approved. A
sidewalk is also provided to and from the tot lot for pedestrian access. Buffers are located on the northern and
southern sides of the community to provide privacy. Homes on the south side of the community are also
located closer towards the front of the lots along Strawberry Court to allow for a larger rear setback and buffer
area backing up to HWY 7. A 6-foot privacy fence will also be installed along HWY 7.
Zoning
The Boulder Cove site has a zoning classification of RLM (Residential Low and Medium Density). The intent of
the "RLM" District is to provide for single-family attached or detached residential development on land guided
residential—low or medium density in the city's comprehensive plan with a maximum net density of eight
units per acre. Compliance with development regulations for single family residences within the RLM Zone are
shown below:
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Lot Requirements and Setbacks
Zoning Code Section 20-645
Boulder Cove
Compliance
Minimum lot area : 9000 sf
Minimum lot frontage: 50 feet
Minimum lot depth: 110 sf
Maximum lot coverage: 35%
Setbacks:
- Front Yards: 25 feet
- Rear Yards: 25 feet
- Side yards: 5 feet garage side; 10 feet house side
- Minimum separation between structures: 15 feet
Maximum Height: 35 feet
The proposed subdivision map for the Boulder Cove site implements these development regulations. All lots
exceed the 9,000 square foot minimum lot size, and 65-foot lots are proposed. All lots are deeper than 110
square feet and impervious site coverage is below the 35% maximum. A spreadsheet is included with this
submittal package. Proposed building areas meet all required setbacks and proposed homes are 2-stories,
which is beneath the 35-foot height limit.
Variance
A variance is being requested to allow for a road longer than 800’ because the site is constrained due to shape,
size, and proximity to a major highway. Pursuant to City Code Section 20-58, the request for a variance
complies with the findings in the following ways:
• The variance would allow for development consistent with the spirit and intent of the Comprehensive
Plan.
• The site is constrained; practical difficulties include access, soils that make development challenging,
shallow groundwater depths, and the overall size and shape of the site.
• The requested variation is not based on economic considerations alone; the variance for the proposed
access road is due to the fact that that Minnesota Department of Transportation will not approve an
access point on to a highway (HWY 7). Boulder Cove also eliminates two existing connections onto
HWY 7.
• The constraints of the site are not due to circumstances beyond owner control, nor were the
constraints created by the current land owner.
• The variance, if granted, will not alter the character of the locality; it would allow for a neighborhood
on an infill piece of property and the property that will be cleaned prior to construction of proposed
homes.
VI. Summary
Lennar has historically worked successfully with Chanhassen City staff to deliver several notable communities
within the City. We look forward to working closely with City staff on this opportunity and eliminating blighted
land while establishing another community that both the City of Chanhassen and Lennar can be proud of.