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6 Rezone Vasserman Ridge Vasserman Ridge June 18, 2002 Page 2 LEVEL OF CITY DISCRETION The City has a relatively high level of discretion in approving rezoning, POD's and amendments to the POD's because the City is acting in its legislative or policymaking capacity. A rezoning or POD and amendment thereto, must be consistent with the City's Comprehensive Plan. The city's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with Zoning Ordinance requirements. If it meets these standards, the City must then approve the site plan. This is quasi-judicial decision. The City's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with Zoning Ordinance requirements. If it meets these standards, the City must then approve the site plan. This is quasi-judicial decision. PROPOSAL SUMMARY Lundgren Brothers is requesting to rezone 68.76 acres of property located north of Hwy. 5 between Hwy. 41 and Galpin Boulevard. There are two underlying properties, the American Baptist Church and Outlot K of the Longacres subdivision. The subject site is currently zoned A2, Agricultural Estate. In the 1991 Comprehensive Plan, this area was given a Study Area status. It was guided as a part of the Highway 5 Corridor study in 1995. The land use considerations for this site are low density residential. This area was brought into the MUS A in 2000; this is consistent with the city comprehensive plan. The site will be accessed via the Hwy. 5 frontage road (West 78th Street). This request proposes an R-4 zoning to accommodate twin and single-family homes and POD commercial on a 1.94-acre parcel. A small wetland is being filled to accommodate a street. Wetland mitigation is being proposed on site. A conditional use is being requested to build within the Bluff Creek Overlay District. Staff is recommending approval with the conditions as proposed in the staff report. BACKGROUND The majority of the site has been farmed. There is a large wetland to the north and western edge of the site. The total amount of wetlands for the entire site is 23.20 acres. The site has a rolling topography with a 30-foot change from the wetlands to the highest point. There is a home with out buildings that sits on the underlying 10 parcel (the American Baptist Group Home). The group home has informed the city that it is their intention to relocate to a new site. The home will remain on the site for approximately a year. This group homes has a conditional use. Vasserman Ridge June 18,2002 Page 3 To the west of the subject site is Arboretum Village, which is currently under construction. This property is zoned POD with a net density of 5.7 units an acre. To the east of this site is 14 acres (6 and 8 acres) on either side of West 78th Street. This property is guided for low-density development up to 4 units an acre. The development of this site is being influenced by several important policies. These policies include the Highway 5 Corridor Study, the Bluff Creek Overlay District, the Comprehensive Plan and the City's Zoning Ordinance. Following is a summary of each of these documents and its influence on the design of the subject site. Highwav 5 Corridor Studv The purpose of the TH 5 study was to select a preferred alignment for the northerly frontage road, to review land use and zoning alternatives along the corridor, and provide design guidelines. The purpose of the Overlay District as stated in the ordinance is to "be designed with greater sensitivity to the environment and of generally higher quality." The purpose of the district is to: a. "Protect creek corridors, wetland and significant stands of mature trees... b. Promotes high quality architectural and site design... c. Create a unified, harmonious and high quality visual environment... d. Foster a distinctive and positive community image.. .especially for the Highway 5 corridor which functions as the City's main entrance." The study proposed that the area be given a land use designation of single family residential. The R-4 zoning district is consistent with the low density. The mix of twin homes and single-family homes provides a transition from the surrounding uses. Bluff Creek Overlav District The Bluff Creek Corridor Study is a vision and planning document that has the following goals: I. Protection, Restoration and Enhancement of Natural Resources 2. Acquire land to create a continuous greenway along the creek from the Minnesota River to Lake Minnewashta 3. Create development standards that manage upstream such as mixed or cluster development easements and alternative zoning 4. Develop educational watershed awareness program 5. Develop a Natural Resources Plan An overlay district was created for Bluff Creek with a primary and secondary corridor. The primary conidor boundary delineates a conservancy zone where undisturbed conditions are desired. This is the area where any type of development and/or human activity directly impacts the morphological and biological characteristics of Bluff Creek. The secondary corridor boundary delineates a management zone. This is the area where development and/or urban Vasserman Ridge June 18, 2002 Page 4 activities directly affect the strearn's upland ecosystem. The preservation and enhancement of this area will result in a better habitat and less strain on the stream. Management practices for this area focus on the preservation and enhancement of upland vegetation and the reduction of peak flows. A portion of this site falls within the primary and secondary zone. The primary zone is the eastern and northern edge of the wetland. The secondary zone is the edge of the wetland buffer. The City's Bluff Creek Overlay District states that no development shall occur within the primary zone. A conservation easement is being proposed on Lots 24 and 25 of Block 2 to preserve a stand of trees. Outlot F (the upland portion) will be dedicated to the city for parkland. The Bluff Creek Plan makes a couple of recomrnendations for this area including restoring the shallow marsh and restoring the big woods. The city has tried in the past to work on the restoration of the shallow marsh but received neighborhood resistance. The big woods restoration is being considered with the Arboretum Village and Outlot F uplands area. A walking bridge is also being considered for access to this area to limit wetland impacts. Homes that are located in the wooded area will be custom graded. The most wooded area in the development is in the area of Lots 27-34 of Block 1. The placement of single family homes in this area probably has the most long term impact to the trees because of individual home owners who have different wants for their property. It would be desirable to preserve this area of trees. One way would be to eliminate the lots or to remove the lot and replace the units with twin homes elsewhere or convert these units to twin. Twin homes by their nature are less likely to make significant changes to the unit or the lot. This issue is discussed further in the landscaping section. Highwav 5 Frontage Boulevard Much of the topography and the shape of the parcels are being driven by the location, necessary grading and construction of West 78th Street. The design of the road was also approved as a part of the Hwy. 5 corridor. The road is intended to be a boulevard with streetscape, lighting and a trail on the north. The cross intersection currently exists between Powers Blvd. and Lake Ann Park. The construction of the road is necessary for this site to development. Access to this proposal will be from West 78th street. Planned Unit Development The applicant is seeking a POD with a Comprehensive Plan amendment in order to develop a 1.94 acre parcel that is adjacent to the Pulte 2.94 acres of commercial zoning which is between Hwy. 5 and West 78th Street. The plan incorporates good planning principles by combining both parcels. Both parcels will be developed together. Full access to this site will be via the "Lundgren Parcel" because the Pulte parcel is limited to right-in and right-out only. The design standards for the Pulte commercial piece will be applied to the Lundgren parcel. Staff has pointed out these issues during the Pulte proposal. Vasserman Ridge June 18, 2002 Page 5 ANALYSIS Lundgren Brothers is requesting: 1. Preliminary Subdivision approval 2. Land Use Amendment of 1.94 acres 3. Rezoning from A-2 to R-4 and POD-Commercial 4. Wetland Alteration Permit 5. Conditional Use PUD Rezoning (commercial) The following review constitutes an evaluation of the POD request. The review criteria are taken from the intent section of the POD Ordinance. Section 20-501. Intent "Planned unit developments offer enhanced flexibility to develop a site through the relaxation of most nann a I zoning district standards. The use of the PUD zoning also allows for a greater variety of uses, intemal 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. " Because the frontage road left a 1.94-acre remnant parcel, staff has always recommended that this property be developed with the commercial property in the Arboretum Village. The design standards being recommended are those approved with the Pulte project. The Pulte parcel is 2.94 acres so with the Lundgren parcel this site would be 4.88 acres. Following are the Design Standards approved for the Arboretum Village project that staff is recommending for the Lundgren Parcel. POD DEVELOPMENT STANDARDS a. Intent The purpose of this zone is to create a POD neighborhood commercial/mixed density- housing zone. The use of the POD zone is to allow for more flexible design standards while creating a higher quality and more sensitive proposal. All utilities are required to be placed underground. Each structure proposed for development shall proceed through site plan review based on the development standards outlined below. A specific lighting and sign plan shall be submitted prior to final plat. b. Permitted Uses Vasserman Ridge June 18,2002 Page 6 The permitted uses within the neighborhood commercial zone should be limited to appropriate cornmercial and service uses consistent with the neighborhood. The uses shall be limited to those as defined herein. If there is a question as to whether or not a use meets the definition, the Planning Director shall make that interpretation. The type of uses to be provided on this outlot shall be low intensity neighborhood oriented retail and service establishments to rneet daily needs of residents. Such uses may include small to medium sized restaurant (no drive-thru windows), office, day care, neighborhood scale commercial, convenience store, churches, or other similar type and scale uses as described in the Comprehensive Plan. No single use shall exceed 5,000 square feet. c. Setbacks The POD ordinance requires setbacks from roadways and exterior property lines. The following table displays those setbacks. Setback Required Minimum Proposed From Collector Street 50 feet 50 feet From Exterior Lot Lines 30 feet 30 feet Interior Public Right-of-W~ 30 feet 60 feet Hard Surface Commercial 70% Not available at this time Hard Surface Coverage (Total site) 30% 29% d. Building Materials and Design COMMERCIAL 1. All materials shall be of high quality and durable. Brick shall be used as the principal material and must be approved to assure uniformity with the residential uses. 2. Metal standing seam siding will not be approved except as support material to one of the above materials. 3. All accessory structures shall be designed to be compatible with the primary structure. 4. All roof-mounted equipment shall be screened by pitched roofs. Wood screen fences are prohibited. Screening shall consist of compatible materials. 5. All buildings on the commercial site shall have a pitched roof line. 6. All mechanical equipment shall be screened with material compatible to the building. Preliminary Plat - Subdivision The entire property is 68.76 acres. The proposed subdivision includes: 1.94 acres of commercial, 38 twin home lots, and 46 single-family lots. Homeowners Association lot (1.02), 23.59 acres of wetland and 5 outlots (entrance monuments). Vasserman Ridge June 18,2002 Page 7 The developer conducted a noise study to "establish anticipated traffic noise with the residential development." The conclusion of the noise study is that"... predicted traffic noise levels are likely to be higher than the residential nighttime noise standards, an exception in the Minnesota rules permits the noise standards for commercial land use to be applied when home construction meets the requirements of these rules. Therefore based upon the analysis performed in the study, predicted traffic noise levels will be at or lower than levels contained in the state noise standards for residential land use." The noise mitigation is being utilized in with the construction of the new homes and the berm that runs the length of West 78th Street along the north side. The R-4 zoning district allows for single and twin homes. The minimum lot size for twin homes is 10,000 square feet per lot with 50 feet of frontage. The requirements for single family are 15,000 square foot minimum with an 80-foot lot width. The setbacks for both the twin and single-family homes are 30 feet in the front and back with 10 feet on the side yard. The single- family homes have a building pad of 70 x 60 feet and the twin homes have a building pad of 70 x 80 feet. The proposed subdivision of the property is consistent with the guidelines established in the comprehensive plan and zoning ordinance. There are 4 twin home lots that do not meet the minimum 10,000 square foot minimum. There are also a few lots that do not meet the 50-foot minimum for frontage. Staff believes that the plat can be modified to meet the requirements. Staff recommends that the preliminary plat be approved with conditions outlined in the report. Based on the buildable area some of the lots are without area for expansion in the rear yard because of the wetland buffer. Staff is recommending that home plans be sensitive to the buildable area and the covenants state these homes do not have the ability to expand to the rear. There are trails and sidewalks through the subdivision. The subdivision does have a private park. Vasserman Ridge June 18, 2002 Page 8 Lot I Block Square Feet Lot I Block Sauare Feet Block 1 Block 2 1 20,743 1 11 ,457 2 10,229 b 2 12,205 3 10,677 d 3 10,317 4 9,026 a 4 10,474 5 10,150 5 12,273 6 10,675 6 13,985 7 11 ,379 7 15,889 8 10,378 8 21,199 9 12,037 9 18,595 10 8,606 a 10 11,111 c 11 12,017 11 18,511 12 9,875 a 12 16,509 c 13 9,712 ab 13 15,521 c 14 13,896 14 16,851 15 11,535 15 22,210 16 13,904 16 20,164 17 16,446 17 20,554 18 38,306 18 26,667 19 16,697 19 24,226 20 14,707 20 22,533 21 23,878 21 21,057 22 25,360 22 20,699 d 23 21,659 23 20,249 d 24 15,962 24 26,396 d,e 25 13,776 25 53,331 d,e 26 12,107 26 32,169 d 27 12,854 27 22,920 d 28 10,227 28 19,476 29 21,853 d 29 19,919 30 17,740 d 30 18,412 31 18,662 d 31 17,724 d 32 19,293 d 32 17,451 d 33 17,723 33 48,101 d 34 18,938 34 44,157 d 35 19,326 35 28,980 36 22,524 37 38,461 COMPLIANCE TABLE Vasserman Ridge June 18,2002 Page 9 Lot I Block Square Feet Lot I Block Sauare Feet Block 3 Block 4 84,695 1 42,146 2 15,008 Outlot A 808 3 15,053 4 15,074 Outlot B 800 5 17,887 6 19,328 Outlot C 6,440 7 15,645 8 15,130 Outlot D 787 9 16,643 10 17,249 Outlot E 795 11 16,115 12 15,679 OutlotF 1,026,522 13 15,095 a. Does not meet the minimum lot area of 10,000 square feet b. Does not meet the minimum lot frontage of 50 feet c. Has minimum rear yard d. Custorn graded lots e. Conservation easernents Landscaping and Tree Preservation The applicant for the Vasserman Ridge development has submitted trec canopy coverage and preservation calculations. They are as follows: Total upland area (excluding wetlands) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 40.84 ac. 29% or 11.63 ac. 30% or 12.25 ac. 11 % or 4.57 ac. The applicant does not meet minimum canopy coverage allowed; therefore the difference between the baseline and proposed tree preservation is multiplied by 1.2 to calculate the required replacernent plantings. Difference in canopy coverage Multiplier Total replacement Total number of trees to be planted 7.06 ac. 1.2 8.5 ac. or 370,260 SF 340 trees Vasserman Ridge June 18, 2002 Page 10 In addition, the applicant must increase canopy coverage to meet the minirnum thirty percent required. The calculations are follows: Total reforestation area (12.25-11.63 ac.) .62 ac. or 27,007 SF Required canopy coverage 25 trees (one tree provides 1,089 SF of canopy) The total number of trees required for the development is 365. Applicant has proposed a total of 307 trees. An additional 58 trees rnust be added to the landscape plan. All replacements must meet minimum size requirements. Buffer ard re uirements are as shown in the table: Buffer yard B - South property line 1700', 30' width, berm Buffer yard B - South property line 200', 30' width, no berm 17 overstory trees 17 understory trees 51 shrubs 2 overstory trees 4 understory trees 6 shrubs 32 overstory trees 21 understory trees 57 shrubs 4 overstory trees o understory trees 5 shrubs The applicant meets total minimum requirements for buffer yard plantings. The buffer yard table is split, even though it's the same area, because the applicant is instalIing a large berm along most of the area. According to ordinance, when a berm three feet or higher is incorporated into a buffer yard, understory and shrub plantings may be reduced by half. The applicant has done so in this case. Due to the installation of the BC 7 and 8 sewer line, a large number of trees were replanted the fall of 2001 within the easement that runs along the north end of the property. This easement fall within the grading area for Vasserman Ridge so the trees will be removed. Staff recommends that the developer be responsible for replacing each of the trees removed. Staff will inventory the area prior to grading. Wooded areas on site differ in quality and species. Along the wetland areas, wooded areas are dominated by box elder, elm, poplar, and willow. A wooded knoll exists within the area of lots 29-34, block 1 with a mix of oak, basswood, ash, boxelder and elm. In this area are twenty-five oaks and basswoods measuring 30 - 42 inches in diameter and one 40-inch ash. After initial site grading, six of these trees will remain in the three custorn graded lots. Within those lots, three of the trees are within the buildable area and likely to be removed due to construction. The end result of development on the knoll will be the preservation of 2-3 of the trees. Vasserman Ridge June 18, 2002 Page 11 WETlANDS Existing Wetlands Four wetland basins exist on-site: three aglurban wetlands and one natural wetland. The wetland in the northeast portion of the property (Basin 1) is an aglurban Type 2 wetland that is a part of the headwaters of Bluff Creek. Basin 1 is dominated by reed canary grass. Basin 2 is a large ag-urban Type 2 wetland along the northern property line that is also part.of the headwaters of Bluff Creek and dominated by reed canary grass. The westernmost wetland (Basin 3) is a natural Type 3 wetland. Basin 3 is dominated by reed canary grass and supports a large population of cattails. All three wetlands are within the Primary Corridor of the Bluff Creek Overlay District. A fourth wetland (Basin 4) is a Type 2 aglurban wetland. The applicant is proposing to fill Basin 4 to accommodate the alignment of "A Street." The total proposed impact to Basin 4 is 2,120 square feet (0.05 acres). Basins 2 and 3 are connected by a swale that flows to the northwest from Basin 3 to Basin 2. The applicant is proposing 470 square feet of wetland fill to accommodate the trail connection to Arboretum Village to the west. The applicant should install a bridge over the swale between Basins 2 and 3 to avoid wetland impacts and enhance the aesthetics of this area. Wetland Replacement Wetland replacement must occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). The applicant should submit a wetland alteration permit application. Prior to wetland impacts occurring, the applicant shall obtain City approval of a wetland replacement plan. A five-year wetland replacement monitoring plan should be submitted. The plans should show fixed photo monitoring points for the replacement wetlands. The applicant should provide proof of recording of a Declaration of Restrictions and Covenants for Replacement Wetland. Wetland impacts must be mitigated at a 2:1 ratio. The applicant is proposing on-site mitigation for wetland impacts. Two areas of wetland construction (new wetland credit) are proposed in the northeast portion of the property. The areas of new wetland credit (NWC) total 2,400 square feet. It is unclear how the remaining 1,840 square feet of required mitigation will be accomplished. The wetland alteration permit application should demonstrate how 2:1 wetland mitigation will be completed. A wetland buffer 0 to 20 feet in width (with a minirnum average of 10 feet) must be maintained around Basins 1,3 and the wetland mitigation areas. A wetland buffer 10 to 30 feet in width (with a minimum average of 20 feet) must be maintained around Basin 2. (Those buffers considered for Public Value Credit (PVC) under the Wetland Conservation Act (WCA) must maintain a minimum width of 16.5 feet.) Vasserman Ridge June 18,2002 Page 12 Wetland buffer areas should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant must install wetland buffer edge signs, under the direction of City staff, before construction begins and must pay the City $20 per sign. All proposed trails and trail easements must be located outside of the wetland buffer area. The grading and erosion control plan should show the actual wetland buffer widths proposed to meet the minimum average buffer width requirements as well as the 40-foot wetland buffer setback. All structures shall maintain a 40-foot setback from the edge of the wetland buffer. It appears that Lots 11, 12 and 13 of Block 2 will not be able to accommodate decks, porches or other accessory structures outside of the 60 x 70 building pad shown on the plans due to wetland buffer and setback requirements. Structures on these lots should be designed to accommodate decks or other accessory structures within the 60 x 70 building pad or the lots should be reconfigured to provide more flexibility. Surface Water Manal!:ement Storm Water Management The proposed developrnent is required to maintain existing runoff rates. On-site storm water ponding must be sufficient to meet all City water quality and quantity standards. Easements Drainage and utility easements should be provided over all existing wetlands, wetland mitigation areas, buffer areas used as PVC and storm water ponds. A drainage and utility easement should be provided over the 20 feet directly adjacent to the normal water level (NWL) on NURP Pond A in order to accommodate future pond maintenance. A drainage and utility easement should also be provided over the proposed emergency overflow for NURP Pond A. Surface Water Management Fees Water Quality Fees Because of the irnpervious surface associated with this development, the water quality fees for this proposed development are based on single-family residential development rates of $800/acre. Based on the proposed developed area of approximately 43.23 acres, the water quality fees associated with this project are $34,584. Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average citywide 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 residential developments have a connection charge of $1,980 per developable acre. This results in a water quantity fee of approximately $85,595 for the proposed development. Vasserman Ridge June 18,2002 Page 13 SWMP Credits This project proposes the construction of two NURP ponds. The applicant will 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 or the provision of outlet structures. The applicant will not be assessed for areas that are dedicated outlots. No credit will be given for temporary pond areas. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $120,179. Other Agencies The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency, Army Corps of Engineers) and comply with their conditions of approval. GRADING The existing site is bordered by wetlands along the west, north and east property lines. The new West 78th Street runs along the southern property line. The site is also outlined by groves of significant trees, along with a section of trees that extends toward the center of the site from the west. In addition, there are four existing buildings on the property which will have to be razed prior to any grading operations. The existing well and septic systems must be capped and/or removed in compliance with State health codes. Due to the large amount of trees in certain areas on the site, the developer is proposing to custom grade 12 of the lots in the west-central and northwest portion of the site. Staff agrees that this is the most environmentally sensitive way to develop these lots. Detailed grading, drainage, tree removal and erosion control plans will be required for each lot at the time of building permit application for City review and approval. In addition, as-built surveys will be required on each lot prior to occupancy. Significant site grading will be needed to prepare the site for home construction. The developer intends to grade the site in phases over one to two years. As part of the grading operations, large berms (10' -20' tall) are proposed along the south property line of the site to buffer the development from West 78th Street and associated noise. This is necessary due to the lack of noise abatement with the Highway 5 project. West 78th Street is currently a MnDOT road and, as such, MnDOT will have to review and approve the grading plan. As a whole, the grading plan is well designed. There are a few spots, however, where minor adjustments will have to be made during final design. For example, there are two proposed homes whose rear yard elevations are not three feet above the HWL of the adjacent pond. Lot Vasserman Ridge June 18,2002 Page 14 37, along the east side of "c" street and the twin home across Lots 1 and 2 on the east side of "A" street do not meet the requirernent and must be revised. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes and traffic control plans. DRAINAGE The north half of the existing site drains to the large aglurban wetland along the northern property line. The westerly most portion of the site drains to the existing natural wetland along the west property line. The remaining southerly portion of the property drains to West 78th Street and eventuany a MnDOT storm pond. The proposed grading plan has been designed to match the existing drainage patterns fairly wen. The north and eastern portions of the site drain to a proposed pond in the southeast corner of the site. The pond will treat the water before discharging it to the adjacent wetland. The remainder of the site north of West 78th Street will drain to a pond in the south-central portion of the site and discharge to the MnDOT storm sewer system. The ponds are both required to be designed to National Urban Runoff Program (NURP) standards. The proposed drainage plan is consistent with the City's Surface Water Management Plan (SWMP). According to the project narrative, the applicant intends to drain the commercial parcel to the existing MnDOT pond on the south side of West 78th Street. This would require that the pond be enlarged to handle the additional runoff from the commercial site. Without MnDOT approval on the enlargement of the existing pond, the applicant will be required to provide a separate, on- si te pond. The applicant has submitted drainage calculations for the site but some revisions are needed. Staff will work with the engineer to correct the calculations. Prior to final platting, storm sewer design data will need to be submitted for staff review. Depending on the size of the drainage area, additional catch basins may be required at that time. The storm sewer will have to be designed for a lO-year, 24-hour storm event. Drainage and utility easements will need to be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, emergency overflows, access routes for maintenance, and wetlands up to the 100-year flood level. The minimum easement width shall be 20 feet wide. Emergency overflows from all stormwater ponds will also be required on the construction plans. EROSION CONTROL Erosion control measures and site restoration shall be developed in accordance with the City's Best Management Practice Handbook (BMPH). Staff recommends that the City's Type III erosion control fence, which is a heavy-duty silt fence, be used for the area adjacent to the existing wetlands on the north, east and west grading limits of the site. Type II silt fence shall be used in all other areas. A rock construction entrance must be shown at the entrance dri ve that Vasserman Ridge June 18,2002 Page 15 will be utilized during construction. In addition, wood-fiber blankets will be required on the steep slopes of the proposed berms and off the west side of the "D" street cul-de-sac. UTILITIES Currently, pubIic sanitary sewer runs along the wetland on the north side of the site. The plans propose on connecting to this sewer line and extending it to serve the site. This is consistent with the City's Comprehensive Sewer Plan. If the commercial lot does not develop w.ith the adjacent lot to the west, a sanitary sewer service wiIl have to be provided by this development. Municipal water is available to the site from West 78th Street. There are two existing water stubs to the property, which the applicant wiIl connect to. The plans propose on looping the watermain through the site. If the commercial lot does not develop with the adjacent lot to the west, a water service wiIl have to be provided by this development. In conjunction with the BC-7/BC-8 project and the Trunk Highway 5 reconstruction project, the two underlying parcels of the property were subject to special assessments. The total assessment due payable to the City for the BC-8/BC-8 Trunk Utility Project is $88,400 for sanitary sewer. The total assessment due payable to the City for the Trunk Highway 5 Project is $128,744 for watermain. The assessments for the BC-7/BC-8 project were based on the existing zoning for the site yielding a developed total of 68 units. Since the applicant isnow proposing more units (84 + 3 units for the commercial lot) than what the property has been assessed for, the additional 19 units (87 - 68=19) will be charged a sanitary sewer lateraJ connection charge. The assessments for the Highway 5 project, based on existing zoning, yieJded a developed total of 76 units. As above, since more units are now being proposed than what was assessed for (87 vs. 76), the additional 11 units will be charged a watermain lateral connection charge. The current 2002 lateral connection charge for sanitary or water is $4,335 per unit. Based on the current rate, the total amount due payable to the City for the additional 30 units would be $130,050 (30 @ $4,335). In addition, each newly created lot will be subject to City sanitary sewer and water hook up charges at the time of building permit issuance. The 2002 trunk utility hook up charges are $1,383 per unit for sanitary sewer and $1,802 per unit for water. Hook-up charges are for core utility system infrastructure, i.e. wells, lift stations, water towers, etc. Connection fees are in lieu of assessments which were absorbed by the City instead of being levied at the time of construction. In this case, more units are proposed to be constructed than originally anticipated. Utility improvements wiIl be required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Detailed construction plans and specifications will be required at time of final platting. Additional manholes and/or valves may be required at that time. The applicant will also be required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. Vasserman Ridge June 18,2002 Page 16 Permits from the appropriate regulatory agencies will be required prior to construction, including but not limited to MPCA, Department of Health, MnDOT, Watershed District, etc. STREETS Overall, the proposed street layout appears to work well. The entire street system is shown within a 60-foot wide public right-of-way with 31-foot wide streets in accordance with City design criteria. Sidewalk is proposed on one side of all the through streets. This sidewalk will connect with the existing trail along West 78th Street and with the proposed trail along the north side of the property. Each of the two cul-de-sacs along with the street entrances to the site contain a landscaped "island" in the center. These islands will be encircled by curb and gutter and maintained by the development's homeowners association. The City has allowed similar islands in the past and staff would recommend only that the configuration be acceptable to the City's Fire Marshal. Encroachrnent agreements will also be required for the islands within the right-of-way. In addition, the applicant should be aware that the maximum allowable street grade is 7%. Areas with a street grade greater than 7% must be revised to meet the criteria. Access to the commercial lot shall be via a shared driveway with the neighboring commercial lot to the west. The access will be located just east of the median on West 78th Street. This is consistent with the final plat staff report for the parcel to the west (Arboretum Village). The access issue and others will be addressed in further detail during the site plan review process on the commercial lot. BUILDING INSPECTIONS AND FIRE MARSHAL COMMENTS The Building Official has reviewed the plans and has the following comments: 1. Demolition permits must be obtained before demolishing any existing structures. 2. All on-site sewage treatment systems must be abandoned in accordance with City Code. 3. Prior to permit submittals, the developer shall meet with the Inspections Division to discuss the design and construction of the twin homes. 4. Final grading plans and soil reports must be submitted to the Inspections Division before building permits will be issued. 5. In order to comply with the Chanhassen Fire Department/Fire Prevention Division, 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. I. A lO-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, bushes, shrubs, Qwest, Xcel Energy, cable TV and transformer boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1. Vasserman Ridge June 18,2002 Page 17 2. When fire protection, including fire apparatus access roads and water supplies for fire protection is required to be instaned, such protection shan be instaned and made serviceable prior to and during the time of construction. Pursuant to 1997 Minnesota Uniform Fire Code Section 901-3. 3. In the cul-de-sacs with the center island "no parking" signs will be required. Contact Chanhassen City Fire Marshal for additional information. 4. No burning permits will be issued for trees to be rernoved. Trees or shrubs must be either removed from site or chipped. 5. Submit street names to Chanhassen Building Official and Chanhassen Fire Marshal for review and approval. 6. Submit cul-de-sac to Chanhassen City Engineer and Chanhassen Fire Marshal for review and approval. 7 Additional fire hydrants will be required. One will be required at the intersection of "A" Street and "B" Street; one win be required between lots 23 and 24, and an additional hydrant will be required at the intersection of "c" Street and West 78th Street Frontage Road. PARK AND TRAILS The Park and Recreation Director has reviewed the aforementioned submittal and recommend the fonowing conditions of approval regarding parks and trails. I. The applicant shan be required to build the "wetland" trail between Lots 18 and 19 and in the rear of Lots 19,20,21,22,23,24, and 25. This trail shan be 8 feet wide and constructed from bituminous pavement per City standard specifications. The trail shan be connected with the existing trail, which terminates at Lot 13 of The Meadows at Longacres. A permanent 20-foot wide trail easement shan be described by the applicant generally centered on the new trail and granted to the City to anow the maintenance and upkeep of this public trail. The applicant is eligible for reimbursement of the construction costs of said trail, including materials and labor, but excluding engineering, surveying, legal and an other associated costs. To be eligible for reimbursernent from the city's trail fund the applicant shan submit construction plans and specifications and construction costs to the City 45 or more days prior to the start of construction for review and authOlization. Assuming authorization to proceed is received and upon completion of construction, the applicant shan be eligible for reimbursement. Said construction shan be covered by warranties equal to or exceeding industry standards. Vasserman Ridge June 18,2002 Page 18 2. The City shaIl accept the smaIl upland portion of Outlot F in the northwest corner of the project as parkland dedication assuming all of Outlot F is transferred into public ownership. The dollar amount of this credit will be calculated per City ordinance. 3. AIl remaining Park and Trail fees be coIlected per City ordinance. LAND USE PLAN FINDINGS 1. The property is currently zoned Agricultural Estate District, A2. 2. The property is guided in the Land Use Plan for Residential Low Density, with the land use amendment for the 1.94 acres of commercial. 3. The legal description of the property is: see attached Exhibit A. 4. 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. Specific policies include: Land Use Goals - The plan should seek to establish sufficient land to provide for a fuIl range of house opportunities; the city will encourage the development of neighborhood service centers where appropriate. These will be developed as a part of mixed use development or POD; and the city wiIl seek to provide transitions between different uses of different types; and Housing policies -; the development of alternative types of housing such as patio homes, townhouses, and quadplexes should be permitted to supplement conventional single-family homes and apartments provided that they are compatible with appropriate land use practices and are representative of high quality development; housing development methods such as PUD's, cluster development, and innovative site plans and building types, should be encouraged to help conserve energy and resources used for housing, and the city will promote the mixing of housing densities within a project in order to provide a wide range of housing styles and types. b. The proposed use is or wiIl 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. d. The proposed use will not tend to or actuaIly depreciate the area in which it is proposed. e. The proposed use can be accommodated with existing public services and wiIl not overburden the city's service capacity. f. Traffic generation by the proposed use is within capabilities of streets serving the property. 5. The planning rep0l1 POD #2002-2 dated June 13,2001, prepared by Kate Aanenson is incorporated herein. Vasserrnan Ridge June 18,2002 Page 19 REZONING 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: 1. 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. Findinl!:. There are areas of trees are being preserved with the application of custom graded lots and conservation easements. 2. 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. Findinl!:. Within the R-4 zoning district there are 15,000 and 10,000 square foot lots. 3. 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 cornmunity. Common open space as well as buildings will be maintained. Findinl!:. The development will incorporate high quality design and design compatible with surrounding land uses. 4. Sensitive development in transitional areas located between different land uses and along significant corridors within the city will be encouraged. Findinl!:. There will be a berm to mitigate the impact of Hwy. 5 and West 78th Street and the design of the units should help mitigate the noise. 5. Development, which is consistent with the Comprehensive Plan. Findinl!:. The R-4 zoning district is consistent with the comprehensive plan. A land use amendment is required for the commercial zoning. 6. 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. Vasserman Ridge June 18,2002 Page 20 Findinl!. There is a private park in the subdivision with sidewalk connected the neighborhood. There is a trail that rums along the wetland to the north and connects to Arboretum Village. 7. Provision of housing affordable to all income groups if appropriate with the POD. Findinl!. Not applicable with the application. 8. Energy conservation through the use of more efficient building designs and sitings and the clustering of buildings and land uses. Findinl!. There will be a berm to mitigate the impact of Hwy. 5 and West 78th Street and the design of the units should help mitigate the noise. 9. Use of traffic management and design techniques to reduce the potential for traffic conflicts. Improvements to area roads and intersections may be required as appropriate. Findinl!. Access to the site is via West 78th Street, a collector. The commercial drive will be via ajoint driveway. PRELIMINARY PLAT FINDINGS I. The proposed subdivision is consistent with the zoning ordinance; Finding: The subdivision meets the intent of the city code subject to the conditions of the staff report. 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 appIicable plans, subject to the conditions of the staff report. 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 physical characteristics of the site are suitable for the proposed development subject to the conditions specified in this report. Vasserman Ridge June 18,2002 Page 21 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 will be served by adequate urban infrastructure contingent upon conditions specified in this report. 5. The proposed subdivision will not cause environmental damage. Finding: The proposed subdivision will not cause environmental damage subject to conditions in this report. 6. The proposed subdivision will not conflict with easements of records. Finding: The proposed subdivision will be served by adequate urban infrastructure contingent upon conditions specified in this report. Additional easements will be required as part of the subdivision. 7. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a. Lake of adequate storm water drainage. b. Lack of dedicated and improved public streets. c. Lack of adequate sanitary sewer systems and not ISTS (individual sewer treatment system). d. Lack of adequate off-site public improvements or support systems. Finding: The proposed subdivision is provided with adequate urban infrastructure. CONDITIONAL USE PERMIT FINDINGS In addition, a conditional use permit is required prior to the construction of any structure within the Bluff Creek Overlay district. The Planning Commission shall recommend a conditional use permit and the council shall issue such conditional use permits only if it finds that such use at the proposed location: 1. Will not be detrimental to or damage the public health, safety, comfort, convenience or genera! welfare of the neighborhood of the city. 2. Will be consistent with the objectives of the city's comprehensive plan and this chapter. Vasserman Ridge June 18,2002 Page 22 3. Will be designed, constructed, operated and maintained so as to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. 4. Will not be hazardous or disturbing to existing or planned neighboring uses. 5. Will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systerns and schools; or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. 6. Will not create excessive requirements for public facilities and services and will not be detrimental to the economic welfare of the community. 7. Will not involve uses, activities, processes, materials, equipment and condition of operation that will be detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, odors, rodents, or trash. 8. Will have vehicular approaches to the property that do not create traffic congestion or interfere with traffic or surrounding public thoroughfares. 9. Will not result in the destruction, loss or damage of solar access, natural, scenic or historic features of major significance. 10. Will be aesthetically compatible with the area. II. Will not depreciate surrounding property values. 12. Will meet standards prescribed for certain uses as provided in this article. Findings: The area defined within the primary zone is being slated for preservation. Staff is recommending that a drainage and utility easement be placed over the wetland and buffer and a conservation easement be placed over the trees in Lots 24 and 25 of Block 2. Because development is outside of the primary zone mitigation is not required. RECOMMENDATIONS Land Use And Rezoning Recommendation 'The Planning Commission recommends approval of a Comprehensive Land Use Amendment from low density to commercial for 1.94 acres of property; and approve the ordinance for a Planned Unit Developrnent rezoning property from Agricultural Estate, A2 to Mixed Low Density Residential, R-4, subject to the findings of the staff report and the following conditions: Vasserman Ridge June 18, 2002 Page 23 1. Approve design standards for the 1.94 acres of commercial and zoning for the POD 1. Conditions of the subdivision 2. Conditions of the Wetland and Conditional Use permit 3. Approval of the Metropolitan Council for the Land Use Amendment Subdivision 2002-02 PUD Recommendation The Planning Commission recommends approval of preliminary plat for Vasserman Ridge, including 84 residential lots, 1 commercial lot, and 6 outlots as shown on plans dated June 7,2002 and subject to the findings of the staff report and the following conditions: 1. Detailed grading, drainage, tree removal and erosion control plans will be required for each lot at the time of building permit application for City review and approval. In addition, as-built surveys will be required on each lot prior to occupancy. 2. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes and traffic control plans. 3. Each of the ponds shall be designed to National Urban Runoff Program (NURP) standards. 4. The existing well and septic systems must be capped and/or removed in compliance with State health codes. 5. Staff will work with the engineer to correct the drainage calculations. 6. Prior to final platting, storm sewer design data will need to be submitted for staff review. Depending on the size of the drainage area, additional catch basins may be required at that time. The storm sewer will have to be designed for a lO-year, 24-hour storm event. Drainage and utility easements will need to be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, emergency overflows, access routes for maintenance, and wetlands up to the 100-year flood level. The minimum easement width shall be 20 feet wide. Emergency overflows from all stormwater ponds will also be required on the construction pJans. 7. Erosion control measures and site restoration shall be developed in accordance with the City's Best Management Practice Handbook (BMPH). Staff recommends that the City's Type III erosion control fence, which is a heavy-duty silt fence, be used for the area adjacent to the existing wetlands on the north, east and west grading limits of the site. Type II silt fence shall be used in all other areas. A rock construction entrance must be shown at the entrance drive that will be utilized during construction. In addition, wood- Vasserman Ridge June 18,2002 Page 24 fiber blankets will be required on the steep slopes of the proposed berms and off the west side of the "D" street cul-de-sac. 8. Utility improvements will be required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Detailed construction plans and specifications will be required at time of final platting. Additional manholes and/or valves may be required at that time. The applicant will also be required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. Permits from the appropriate regulatory agencies will be required prior to construction, including but not limited to MPCA, Department of Health, MnDOT, Watershed District, etc. 9. The assessments for the BC-7/BC-8 project were based on the existing zoning for the site yielding a developed total of 68 units. Since the applicant is now proposing more units (84 + 3 units for the commercial lot) than what the property has been assessed for, the additional 19 units (87 - 68=19) will be charged a sanitary sewer lateral connection charge. The assessments for the Highway 5 project, based on existing zoning, yielded a developed total of 76 units. As above, since rnore units are now being proposed than what was assessed for (87 vs. 76), the additional 11 units will be charged a watermain lateral connection charge. The current 2002 lateral connection charge for sanitary or water is $4,335 per unit. Based on the current rate, the total amount due payable to the City for the additional 30 units would be $130,050 (30 @ $4,335). In addition, each newly created lot will be subject to City sanitary sewer and water hook up charges at the time of building permit issuance. The 2002 trunk utility hook up charges are $1,383 per unit for sanitary sewer and $1,802 per unit for water. Hook-up charges are for core utility system infrastructure, i.e. wells, lift stations, water towers, etc. Connection fees are in lieu of assessments which were absorbed by the City instead of being levied at the time of construction. In this case, more units are proposed to be constructed than originally anticipated. 10. The total assessment due payable to the City for the BC-8/BC-8 Trunk Utility Project is $88,400 for sanitary sewer. 11. The total assessment due payable to the City for the Trunk Highway 5 Project is $128,744 for watermain. 12. Encroachment agreements will be required for the islands within the right-of-way. 13. The applicant shall include a draintile system behind the curbs to convey sump pump discharge from homes not adjacent to ponds. ]4. Areas with a street grade greater than 7% must be revised to meet the criteria. Vasserman Ridge June 18,2002 Page 25 15. All plans must be signed by a registered engineer. 16. Access to the commercial lot shall be via a shared driveway with the neighboring commercial lot to the west. The access will be located just east of the median on West 78th Street. 17. Move the pond outlet pipe for the pond in the southwest corner of the site from beneath the 20-foot berm. 18. Applicant shall revise landscape plan to show a minimum of 365 trees to be planted. 19. The developer shall be responsible for installing all landscape materials proposed in rear yard areas and buffer yards. 20. Tree preservation fence shall be installed at the edge of the grading limits on Lots 29-31, Block 1 and Lots 22-28, Block 2 prior to any construction. A conservation easement shall be placed in the rear of Lots 22-28 of Block 2. 21. The following lots shall be custom graded: Lots 22-28, Block 2 and Lots 29-34 of Block 1. Any trees removed on Lots 29-31, Block 1 and Lots 22-28, Block 2 in excess of proposed tree preservation plans will be replaced at a ratio of 2: 1 diameter inches. 22. All trees removed within the utility easement along the north side of the development shall be replaced 1: 1. 23. All of the proposed house pads must have a rear yard elevation at least three feet above the HWL of adjacent ponds. 24. On the grading plan: a. Show the emergency overflow for the back yard areas of Block 1. b. Show the rear yard low points for the areas without a pond or wetland. c. Show the existing contour elevations for the neighboring property to the east a minimum of 100 feet outside of the site. d. Show all existing and proposed easements. e. Show the benchmark which was used for the site survey. 25. Wetland replacement shall occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). The applicant shall submit a wetland alteration permit application. Prior to wetland impacts occurring, the applicant shall obtain City approval of a wetland replacement plan. Vasserman Ridge June 18,2002 Page 26 26. A wetland buffer 0 to 20 feet in width (with a minimum average of 10 feet) shan be maintained around Basins 1,3 and the wetland mitigation areas. A wetland buffer 10 to 30 feet in width (with a minimum average of 20 feet) shan be maintained around Basin 2. 27. Wetland buffer areas shan be preserved, surveyed and staked in accordance with the City's wetland ordinance. The appIicant shan instan wetland buffer edge signs, under the direction of City staff, before construction begins and shan pay the City $20 per sign. 28. All structures shall maintain a 40-foot setback from the edge of the wetland buffer. 29. All proposed trails and trail easements shan be located outside of the wetland buffer area. 30. The grading and erosion control plan shan show the actual wetland buffer widths proposed to meet the rninimum average buffer width requirements as wen as the 40-foot wetland buffer setback. 31. Structures on Lots 11,12 and 13 of Block 2 should be designed to accommodate decks or other accessory structures within the 60 x 70 building pad or the lots should be reconfigured to provide more flexibility. 32. The proposed development shall maintain existing runoff rates. Storm water calculations shall be submitted to ensure the proposed storm water pond is sized adequately for the proposed development. On-site storm water ponding shan be sufficient to meet an City water quality and quantity standards. 33. Drainage and utility easements shall be provided over an existing wetlands, wetland mitigation areas, buffer areas used as PVC and storm water ponds. 34. Demolition permits must be obtained before demolishing any existing structures. 35. An on-site sewage treatment systems must be abandoned in accordance with City Code. 36. Prior to permit submittals the developer shan meet with the Inspections Division to discuss the design and construction of the twinhomes. 37. Final grading plans and soil reports must be submitted to the Inspections Division before building permits win be issued. 38. A 10-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, bushes, shrubs, Qwest, Xcel Energy, cable TV and transformer boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1. Vasserman Ridge June 18,2002 Page 27 39. When fire protection, including fire apparatus access roads and water supplies for fire protection is required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction. Pursuant to 1997 Minnesota Uniform Fire Code Section 901-3. 40. In the cul-de-sacs with the center island "no parking" signs will be required. Contact Chanhassen City Fire Marshal for additional information. 41. No burning permits will be issued for trees to be removed. Trees or shrubs must be either removed frorn site or chipped. 42. Submit street names to Chanhassen Building OffiGial and Chanhassen Fire Marshal for review and approval. 43. Submit cul-de-sac to Chanhassen City Engineer and Chanhassen Fire Marshal for review and approval. 44. Additional fire hydrants will be required. One will be required at the intersection of "A" Street and "B" Street; one will be required between lots 23 and 24, and an additional hydrant will be required at the intersection of "C" Street and West 78th Street Frontage Road 45. The applicant shall be required to build the "wetland" trail between Lots 18 and 19 and in the rear of Lots 19,20,21,22,23,24, and 25. This trail shall be 8 feet wide and constructed from bituminous pavement per City standard specifications. The trail shall be connected with the existing trail, which terminates at Lot 13 of The Meadows at LongAcres. A permanent 20-foot wide trail easement shall be described by the applicant generally centered on the new trail and granted to the City to allow the rnaintenance and upkeep of this pubIic trail. The applicant is eligible for reimbursement of the construction costs of said trail, including materials and labor, but excluding engineering, surveying, legal and all other associated costs. To be eligible for reimbursement frorn the city's trail fund the appIicant shall submit construction plans and specifications and construction costs to the City 45 or more days prior to the start of construction for review and authorization. Assuming authorization to proceed is received and upon completion of construction, the applicant shall be eligible for reimbursement. Said construction shall be covered by warranties equal to or exceeding industry standards. 46. The City shall accept the small upland portion of Outlot F in the northwest corner of the project as parkland dedication assuming all of Outlot F is transferred into public ownership. The dollar amount of this credit will be calculated per City ordinance. 47. All remaining Park and Trail fees be collected per City ordinance. Vasserman Ridge June 18, 2002 Page 28 48. All lots meet the standards of the R-4 zoning district. Wetland Alteration Permit and Conditional Use 2002-4: Recommendation The Planning Commission recommends approval of wetland alteration permit for alteration and conditional use permit for development within the Bluff Creek Overlay District as shown on plans dated June 7, 2002 and subject to the findings of the staff report and the following conditions: 1. The applicant shall install a bridge over the swale between Basins 2 and 3 to avoid wetland impacts and enhance the aesthetics of this area. 2. Wetland replacement shall occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). The applicant shall submit a wetland alteration permit application. Prior to wetland impacts occurring, the applicant shall obtain City approval of a wetland replacement plan. 3. A five-year wetland replacement monitoring plan shall be submitted. The plans shall show fixed photo monitoring points for the replacement wetlands. 4. The applicant shall provide proof of recording of a Declaration of Restrictions and Covenants for Replacement Wetland. 5. A wetland buffer 0 to 20 feet in width (with a minimum average of 10 feet) shall be maintained around Basins 1,3 and the wetland mitigation areas. A wetland buffer 10 to 30 feet in width (with a minimum average of 20 feet) shall be maintained around Basin 2. (Those buffers considered for Public Value Credit (PVC) under the Wetland Conservation Act (WCA) shall maintain a minimum width of 16.5 feet.) 6. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant shall install wetland buffer edge signs, under the direction of City staff, before construction begins and shall pay the City $20 per sign. 7. All proposed trails and trail easements shall be located outside of the wetland buffer area. 8. The grading and erosion control plan shall show the actual wetland buffer widths proposed to meet the minimum average buffer width requirements as well as the 40-foot wetland buffer setback. 9. Drainage and utility easements shall be provided over all existing wetlands, wetland mitigation areas, buffer areas used as PVC and storm water ponds. 10. Type III silt fence shall be provided adjacent to all wetland fill areas, areas to be preserved as buffer or, if no buffer is to be preserved, at the delineated wetland edge. '",,'[ 1".- ~) '0' ,', ._f r.' vJ61 Lt' CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937·1900 DEVELOPMENT REVIEW APPLICATION .)., ,'Jf APPlJCANT: Lund9ren Bros. Construction ADDRESS: 935 East WaY7ata AOIJlevard OWNER: Same ADDRESS: WaY7ata. MN ~~,q, JELEPHONE(Daytime) (952) 249-3031 TELEPHONE: !ill!l.- Comprehensive Plan Amendment _ Temporary Sales Permit - Conditional Use Permit - Vacation of ROW/Easements - Interim Use Permit - Variance _ Non-conforming Use Permit 2L2- Wetland Alteration Permit 750 Planned Unit Development" _ Zoning Appeal _ Rezoning ~ _ Zoning Ordinance Amendment _ Sign Permits _ Sign Plan Review 1.5!L- Notification Sign - Site Plan Review" ...x.. Escrow for Filing Fees/Attorney Cost"" ($50 CUP/SPRNACNARMlAP/Metes and Bounds, $400 Minor SUB) 1..6..6.D Subdivision" TOTAL FEE $ 3.335. 00 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 pljY1 reviews. "Twenty-six full size folded copies of the plans must be submitted, including an 8V2' X 11" reduced copy of transparency for each plan sheet. - Escrow will be required for other applications through the development contract · \ PROJECT~E Dolejsi South I Gateway (To be renamed soon) ~OCATJON 1.EGALDESCRIPTION ~pp "tt"~hprl ~lIrveys TOTAL ACREAGE 68.758 acres WETlANDS PRESENT x YES NO PRESENT ZONING A-2 Aari cu ltura 1 R-4 Mixed Low Density, Residental Dlstrlct and PUU - Plannea unll Develupment REQUESTEDZONINGni~tri~t at Commercial Property PRESENT lAND USE DESIGNATION Agrirllltllr.l / r;.tpway r;rnllp Home REQUESTED LAND USE DESIGNATION New Residentia 1 Subdi vi son and Commercia 1 Component REASONFORTHISREQUEST To obtain city approvals for a new 38 unit twinhome, 46 single family homes privatI' park includina swimminq pool/poolhouse and 1.9440f commercial to be attached to Pulte commercial. 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 de1emina1ion 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 10 cer1ify 1hat 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 par1y whom 1he City should contact regarding any matter per1aining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Cer1ificate of Title, Abstract of Title or purchase agreement), or J am the authorized person to make !his application and the fee owner has also signed this application. 1 wm keep myse~ infomed of the deadlines for submission of material and the progress of this application. I fur1her 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 mquirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day €xtension for development review. Development review shall be completed within 120 days unless additional review ~extensjo~ ar~ ap~ro~ed ?f the applicant. ~{,,( (<;-th 8 ~ <-:;,<=2- ignaJure of Applìcant ' '- Date , Signature of Fee Owner Application Received on Date Fee Paid Receipt No. The appTican1 should contact staff for a copy of the staff report which will be available on Friday prior to the meeting. Jf .not contacted a copy of the recort will bê m~ilprl tn tho ~nn.Ii,..~nt'~ ~I"fArðil!'~ CITY OF CHANHASSEN 7700 Ma:ke! Boulevard PO Box 147 Ua1~assen,MN55317 Administration 1::n9522271100 'c· 9522271110 Building Inspections ~':":: ~·52,227.116i~1 ~_~,~:2::2' ~¡9J Engineering :":'!.<.¿;,<:.' Finance c'~ ,: 22; ~ i .:~' Park & Recrealion '::2 22~ 112-:' .c,~,~-,~~~< Pianning & Natural Resources - . ~'~222~ 1;3) c. :"::271", Public Works :::" ~::'" Rs~,~ ~;:= 22713:~ r¿".95222ìí3E: Senior Center "._ C·j?22711¡S Fc' ~=,2 227 'liD WebSile : ;, :.~, ,:'~- ';¡~~:' , .,;' Tf,,, /"a" "I ,..,,~_~~~~~_ , June 10,2002 Dear Property Owner: This letter is to notify you that the following project will be heardby the Planning Commission on Tuesday, June 18,2002, at 7:00 p.m. in the City Hall Council Chambers. Request to rezone 68.76 acres of property zonedA-2, Agricultural Estate to PUD, Planned Unit Development, RSF, Residential Single Family and R-4. Residential Mixed Use, preliminary plat to create 46 single family homes, 38 twinhomes and 1.94 acres of commercial and a wetland alteration pemlit to alter a wetland, and a conditional use pemlit for alteration in the Bluff Creek Overlay District located on the north side of Hwy. 5, and northeast of Century Boulevard, Vassemtall Ridge, Lundgren Bros. Constructioll. Should you have any questions, please feel free to contact rne at (952) 227-1139. Sincerely, KJ¿~ Kathryn R. Aanenson, AICP Community Development Director Smooth Feed Sheets™ ffi) AMERICAN BAPTIST SOCIAL ERVICES CORPORATION (;00 ARBORETUM BLVD XCELSIOR MN 55331 RUCE A & YVONNE M GESKE 325 HAZELTINE BLVD XCELSIOR MN 55331 !OUGLAS C & THERESA J BENTZ ,180 GALPIN BLVD XCELSIOR MN 55331 HEODORE F & MARLENE M BENTZ !DO GALP.IN BLVD XCELSJOR MN 5533] !EODORE F & MARLENE M ßENTZ ..-' :00 GALPIN BL VD ___~~. ~~..- MN 55331 "S LINKS INC o JOHN PRZYMUS '" SANTA VERA DR 'jANHASSEN MN 55317 'IASKA GATEWAY PARTNERS IOCORD 101 AYZATA MN 5539t DENEEN D YOUNG 7852 AUTUMN RIDGE AVE CHANHASSEN MN 55317 CARVER COUNTY HRA 705 WALNUT ST N CHASKA MN 55318 KAREN A OLSON 7850 AUTUMN RIDGE AVE CHANHASSEN MN 55317 DAWN N HUEBERT 2372 HARVEST WAY CHANHASSEN MN 55317 WILLIAM C & CHERI B WHISLER 7848 AUTUMN RIDGE AVE CHANHASSEN MN 55317 MARK C GOODMAN 2370 HARVEST WAY CHANHASSEN MN 55317 ROBERT A & TAMMARA S ROSENGREN 7846 AUTUMN RIDGE AVE CHANHASSEN MN 55317 Use template for 5160@ CHRISTOPHER A WILLADSEN 2386 HAR VEST WAY CHANHASSEN MN 55317 THOMAS S BLUSTIN 2394 HARVEST WAY CHANHASSEN MN 55317 TRISTAN J KUSNIEREK 2384 HARVEST WAY CHANHASSEN MN 553]7 EDWARD & MAXINE MITCHELL 2392 HARVEST WAY CHANHASSEN MN 553]7 PATRICIA S DEZIEL 2382 HARVEST WAY CHANHASSEN MN 55317 SCOTT M TIMMONS 785] HARVEST LN CHANHASSEN MN 55317 MARGARET A O'BRIEN 2406 HARVEST WAY CHANHASSEN MN 55317 ':NTEX HOMES ROBERT M & PATRICIA L PETERSON SCOTT A REILEY & '100 WHITEW A TERIDRO 2398 HARVEST WAY CATHERINE MCMAHON JPKJNS MN 55343 CHANHASSEN MN 55317 7849 HARVEST LN CHANHASSEN MN 55317 ,.ROL A LAMBRECHT STACY ANN BENNET JOHN T & DIANE M PERRY 08 AUTUMN RIDGE AVE 2388 HARVEST WAY 2404 HARVEST WAY ANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317 ::VEN B BUJARSKI & ARON L KING '6 HARVEST WAY ANHASSEN MN 55317 RODNEY DORSCHNER 2396 HAR VEST WAY CHANHASSEN MN 55317 CHARLES W & HElD] M ZEMEK 7847 HARVEST LN CHANHASSEN MN 55317 Smooth Feed Sheets™ NILAJLUBY 2402 HARVEST WAY 2HANHASSEN MN 55317 KATHERINE M KORPI & rOANNE R SCHMIEG 7845 HARVEST LN ::HANHASSEN MN 55317 \1ATTHEW D SZYBNSKI 2400HARVESTWAY ::HANHASSEN MN 55317 fOHN T & VICTORIA RILEY !7 I 7 LONGACRES DR 'HANHASSEN MN 55317 O;>¡ATHAN F & THERESA M \VEHSE !7 19 LONGACRES DR =HANHASSEN MN 55317 )ARRYL L WILLS & _IZANN M BRISSE-\VILLS !721 LONG ACRES DR =HANHASSEN MN 55317 ¡ANG CAM & NHI T KY !7 I I LONGACRES DR =HANHASSEN MN 55317 'ETER A & KIM MARIE PROS EN '.701 LONGACRES DR 'HANHASSEN MN 55317 COlT C & COURTNEY E RILE 665 LONGACRES DR :HANHASSEN MN 55317 ~IAZ & SHIREEN HUSEIN 655 LONGACRES DR 'J!Aì'\HASSEN MN 55317 JONATHAN D ANDERSON SR & CATHERINE L ANDERSON 2645 LONGACRES DR CHANHASSEN MN 55317 ANTHONY J & KATHY A LARSON 263 I LONGACRES DR CHANHASSEN MN 55317 JAMES B & CAROLYN BAKERS 2613 LONGACRES DR CHANHASSEN MN 55317 DAVID M & ELIZABETH D KUCERA 2572 SOUTHERN CT CHANHASSEN MN 55317 MICHAEL T & MARY T K MAESER 2584 SOUTHERN CT CHANHASSEN MN 55317 KELLY M & CINDY L O'NEILL 2596 SOUTHERN CT CHANHASSEN MN 553t7 MICHAEL E & ANNE M RY AN 2595 SOUTHERN CT CHANHASSEN MN 55317 BRIAN G & NORMA J EVANS 2585 SOUTHERN CT CHANHASSEN MN 55317 JON E FREEMAN 2575 SOUTHERN CT CHANHASSEN MN 55317 NICHOLAS H STILLINGS & DENISE C STILLINGS 2670 LONGACRES DR CHANHASSEN MN 55317 Use template for 5160® DAVID M & AMY K LYONS 7320 HILLSDALE CT CHANHASSEN MN 55317 LONGACRES HOMEOWNERS ASSN INC C/O LUNDGREN BROS CONST INC 935 WAYZATA BLVD E WAYZATA MN 55391 LUNDGREN BROS CONSTRUCTION 935 WAYZATA BLVDE WAYZATA MN 55391 MA lTHEW D & KIMBERLY HALLER 7400 MOCCASIN TRL CHANHASSEN MN 55317 LEE K & BARBARA CRECELIUS 7406 MOCASSIN TRL CHANHASSEN MN 55317 NICHOLAS C & KAREN M POWERS 7414 MOCCASIN TRL CHANHASSEN MN 55317 RICHARD E & SANDRA A NICHOLS 7424 MOCCASIN TRL CHANHASSEN MN 55317 THOMAS B & LAURA E PAPAS 7434 MOCCASIN TRL CHANHASSEN MN 55317 JOHN 0 ESCH & LEAH HAWKE 7444 MOCCASIN TRL CHANHASSEN MN 55317 JAMES L & LISA R COLBERT 7454 BENT BOW TRL CHANHASSEN MN 55317 Smooth Feed Sheets™ Use template for 5160@ )A VID G & STACY R HURRELL '460 BENT BOW TRL ŒANHASSEN MN 55317 OSEPH KELLY BAHR 476 BENT BOW TRL :HANHASSEN MN 55317 DSEPH W SILBERNAGEL & 1ARY BETH SILBERNAGEL 492 BENT BOW TRL :HANHASSEN MN 55317 OBERT C & ELIZABETH J SPONSEL \08 BENT BOW TRL HANHASSEN MN 55317 ICHAEL G & DIANN M TAYLOR ;16 BENT BOW TRL LIANHASSEN MN 55317 'EVEN M & SUSAN M COHOON 25 BENT BOW TRL IANHASSEN MN 55317 AAK A & SARAH L PLETTS 17 BENT BOW TRL IANHASSEN MN 55317 )fN E & KRISTIN M NYSTUL J9 BENT BOW TRL lANHASSEN MN 55317 EVEN M & NANCY P HANOUSEK )J BENT BOW TRL ANHASSEN MN 55317 ù<.K J & KRISTIN FE SP ANGRUD :7 BENT BOW TRL ANHASSEN MN 55317 NOTICE OF PUBLIC HEARING CHANHASSEN PLANNING COMMISSION MEETING TUESDAY, JUNE 4,2002 AT 7:00 P.M. CITY HALL COUNCIL CHAMBERS 7700 MARKET BLVD. APPLICANT: Lundgren Bros. Construction PROPOSAL: Vasserman Ridge PUD LOCATION: North Side of Hwy. 5, NE of Century Blvd. NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, Lundgren Bros. Construction, is requesting to rezone 68.76 acres of property zoned A-2, Agricultural Estate to PUD, Planned Unit Development, RSF, Residential Single Family and R-4, Residential Mixed Use, preliminary plat to create 46 single family homes, 38 twin homes and 1.94 acres of commercial and a wetland alteration permit to alter a wetland, and ~ conditional use permit for alteration in the Bluff Creek Overlay District located on the north side of Hwy. 5, and northeast of Century Boulevard, Vasserman Ridge. What Happens at the Meeting: The purpose of this public hearing is to inform you about the applicant'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 applicant will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses the project. Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Kate at 227-1139. 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 May 23, 2002. l '. ~'" ~o, :¡ Smooth Feed Sheets™ ICHOLAS H STILLINGS & 'ENISE C STILLINGS ~70 LONGACRES DR HANHASSEN MN 55317 AVIDM & AMY KLYONS 320 HILLSDALE CT BANHASSEN MN 55317 ARRYL L WILLS & ZANN M BRISSE-WILLS '21 LONGACRES DR tJANHASSEN MN 55317 ,NG CAM & NHI T KY ] I LONGACRES DR IANHASSEN MN 55317 NATHAN F & THERESA M \VEHSE ,19 LONGACRES DR IANHASSEN MN 55317 TER A & KIM MARtE PROSEN )} LONG ACRES DR 'ANHASSEN MN 55317 lIES B & CAROLYN BAKERS 3 LONG ACRES DR M\HASSEN MN 55317 THONY J & KATHY A LARSON 1 LONGACRES DR ANHASSEN MN 55317 IN T & VICTORIA RILEY 7 LONGACRES DR \NHASSEN MN 55317 IGACRES HOMEOWNERS ASSN INC LUNDGREN BROS CONST INC WAYZATABLVDE \'ZATA MN 55391 JONATHAN D ANDERSON SR & CATHERINE L ANDERSON 2645 LONGACRES DR CHANHASSEN MN 55317 SCOTT C & COURTNEY E RILE 2665 LONGACRES DR CHANHASSEN MN 55317 RIAZ & SHIREEN HUSEIN 2655 LONGACRES DR CHANHASSEN MN 55317 DA VID M & ELIZABETH D KUCERA 2572 SOUTHERN CT CHANHASSEN MN 55317 MICHAEL T & MARY T K MAESER 258~ SOUTHERN CT CHANHASSEN MN 553t7 KELL Y M & CINDY L O'NEILL 2596 SOUTHERN CT CHANHASSEN MN 55317 JON E FREEMAN 2575 SOUTHERN CT CIIANHASSEN MN 55317 BRUCE A & YVONNE M GESKE 7325 HAZELTINE BLVD EXCELSIOR MN 55331 MICHAEL E & ANNE M RYAN 2595 SOUTHERN CT CHANHASSEN MN 55317 BRIAN G & NORMA J EVANS 2585 SOUTHERN CT CHANHASSEN MN 55317 Use template for 5160@ MATTHEW D & KIMBERLY HALLER 7400 MOCCASIN TRL CHANHASSEN MN 55317 LUNDGREN BROS CONSTRUCTION 935 WAYZATA BLVD I;~----- WA~-MN 55391 LEE K & BARBARA CRECELIUS 7406 MOCASSIN TRL CHANHASSEN MN 55317 NICHOLAS C & KAREN M POWERS 7414 MOCCASIN TRL CHANHASSEN MN 553]7 RICHARD E & SANDRA A NICHOLS 7~24 MOCCASIN TRL CHANHASSEN MN 55317 THOMAS B & LAURA E PAPAS 743~ MOCCASIN TRL CHANHASSEN MN 55317 JOHN 0 ESCH & LEAH HAWKE 7444 MOCCASIN TRL CHANHASSEN MN 55317 JAMES L & LISA R COLBERT 7454 BENT BOW TRL CHANHASSEN MN 55317 DAVID G & STACY R HURRELL 7460 BENT BOW TRL CHANHASSEN MN 55317 MARK J & KRISTIN F E SPANGRUD 7487 BENT BOW TRL CHANHASSEN MN 55317 Smooth Feed Sheets™ JOSEPH KELLY BAHR 7476 BENT BOW TRL CHANHASSEN MN 55317 JOSEPH W SILBERNAGEL & MARY BETH SILBERNAGEL 7492 BENT BOW TRL CHANHASSEN MN 55317 STEVEN M & NANCY P HANOUSEK 7501 BENT BOW TRL CHANHASSEN MN 55317 ROBERT C & ELIZABETH J SPONSEL 7508 BENT BOW TRL CHANHASSEN MN 55317 JOlIN E & KRISTIN M NYSTUL 7';09 BENT BOW TRL ëHANHASSEN MN 55317 nJEODORE F & MARLENE ,I BENTZ 7300 GALPIN BL VD EXCELSIOR MN 55331 \IICHAEL G & DlANN M TA YI.OR 75 t6 BENT BOW TRl :IIANHASSEN MN 55317 \IARK A & SARAH l PlETTS '517 BENT BOW TRL =HANHASSEN MN 55317 ;TEVEN M & SUSAN M COHOON '525 BENT BOW TRL :HANI-/ASSEN MN 55317 JOUGlAS C & THERESA J BENTZ '280 GALPIN BLVD ,XCElSIOR MN 55331 THEODORE F & MARLENE M BENTZ 7300 GALPIN BLVD EXCELSIOR MN 55331 J P'S LINKS INC CIO JOHN PRZYMUS 642 SANTA VERA DR CHANHASSEN MN 55317 MID AMERICAN BAPTIST SOCIAL SERVICES CORPORATION 2600 ARBORETUM BLVD EXCELSIOR MN 55331 CHASKA GATEWAY PARTNERS 3610 CO RD 101 WAYZATA MN 55391 CITY OF CHANHASSEN C/O BRUCE DEJONG· ~. 7700 MARKETBlVD PO BOX 147 CHANJiASSEN MN 55317 CtTY OF CHANHASSEN C/O BRUCE DEJONG 7700 MARKET BLVD PO BOX 147 CHANHASSEN MN 55317 EDW ARD & MAXINE MITCHELL 2392 HARVEST WAY CHANHASSEN MN 553t7 PATRICIA S DEZIEL 2382 HARVEST WAY CHANHASSEN MN 55317 KATHERINE M KORPI & JOANNE R SCHMIEG 7845 HARVESTLN CHANHASSEN MN 55317 MATTHEW D SZYBNSKI 2400 HARVEST WAY CHANHASSEN MN 55317 Use template for 5160® MARK C GOODMAN 2370 HARVEST WAY CHANHASSEN MN 55317 ROBERT A & T AMMARA S ROSENGRE~ 7846 AUTUMN RIDGE AVE CHANHASSEN MN 55317 THOMAS S BLUSTIN 2394 HARVEST WAY CHANHASSEN MN 55317 TRISTAN J KUSNIEREK 2384 HARVEST WAY CHANHASSEN MN 55317 CHARLES W & HEIDI M ZEMEK 7847 HARVEST IN CHANHASSEN ,IN 55317 N1LA JLUBY 2402 HAR VEST WAY CHANHASSEN MN 55317 DAWN N HUEBERT 2372 HARVEST WAY CHANHASSEN MN 55317 WILLIAM C & CHERI B WHISLER 7848 AUTUMN RIDGE AVE CHANHASSEN MN 55317 RODNEY DORSCHNER 2396 HARVEST WAY CHANHASSEN MN 55317 CHRISTOPHER A WILLADSEN 2386 HARVEST WAY CHANHASSEN MN 55317 Smooth Feed Sheets™ con A REILEY & ATHERINE MCMAHON 349 HARVEST LN HANHASSEN MN 55317 )HN T & DIANE M PERRY 104 HARVEST WAY }lANHASSEN MN 55317 "-RVER COUNTY HRA )5 \V ALNUT ST N HASKA MN 553t8 "-REN A OLSON 50 AUTUMN RIDGE AVE IANHASSEN MN 55317 JBERT M & PATRICIA L PETERSON D8 HARVEST WAY l.\NH..\SSEN ~¡N 553 I 7 ACY AN" BE"NET 38 HARVEST WAY !ANHASSEN MN 55317 on M TIMMONS ;1 HARVEST LN ANHASSEN MN 55317 .RGARET A O'BRIEN 16 HARVEST WAY ANHASSEN MN 55317 EVEN B BUJARSKI & \RON L KING ¡:, HARVEST WAY Iou'lHASSEN MN 55317 )'iEEN D YOUNG 2 AUTUMN RIDGE AVE \NHASSEN MN 55317 Use template for 5160® CENTEX HOMES 12400 WHITEW A TER DR # 120 HOPKINS MN 55343 CAROL A LAMBRECHT 7868 AUTUMN RIDGE AVE CHANHASSEN MN 55317 E -,¡J \>lb I't- A .......'íY. . --7 ---. -~,:,..~''':~:-/ "~f-j-~·-"· , , :\ ! ,j ; ----.---- ----" ---. -.. ---. 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Phone 952.473.1231 Fax 952.473.7401 935 East Wayzata Boulevard Wayzata, Minnesota 55391 www.lundgrenbros_com BUilder Licerlsc No 0001413 April 30, 2002 To: All Neighbors with-in 500 feet of new proposed Lundgren Subdivision and any other interested parties. From: Mike Burton, Land Development Project Manager. Lundgren Bros. Construction Re: Neighborhood Meeting for Dolejsi South/Gateway New Subdivision Ladies and Gentlemen, We are pleased to announce that Lundgren Bros. Construction has an option to acquire the Gateway Group Home and is making plans to incorporate this property into our proposed residential subdivision on Outlot K, the property immediately south of Long Acres. It is our desire to ptace 46 single family homes adjacent to Long Acres and 38 high end Twin Homes near Highway 5. We are planning on a three phase development. It is OUf goal to construct Phase I consisting of20 of the twin homes and the H.O.A. Park this summer/fall 2002. It is our desire that Gateway vacate their facility during spring/early summer 2003, thereby allowing us to commence demolition of all Gateway buildings and construction of the subdivision on the site as part of Phase II. The flnat phase would be built in 2004, will consist of the remaining single family homes. [have enclosed a copy of the concept plan for this subdivision as yet unnamed. This new community will not be affitiated with the Long Acres Homeowners Associations. We hereby invite you to attend a Neighborhood [nformationat Meeting to be held on Wednesday May 22, 2002 at 7:00 P.M. This meeting will take place at the Chanhassen Recreation Center located at 2310 Coulter Drive in Chanhassen. [fyou have any questions you may telephone me directly at 952-249-303 t. [look forward to meeting with you! Sincerely, -:R. ~ ~:.~ Land Development Project Manager Lundgren Bros. Construction F :\( JSER\S 11.l\RE\LAND\CHANHASS\DoJ~isi.Sourh\Mf'..r¡nO'<:.\Nf'i(Jhhnrhnn'¡ M....tin.. tInt' Doljesi South Property Residential Development Chanhassen, Minnesota TRAFFIC NOISE ASSESSMENT Prepared for Lundgren Brothers by David Braslau Associates, Inc. 20 May 2002 Doliesi South Property Traffic Noise Assessment Table of Contents 1.0 INTRODUCTION..............................................................................................................1 2.0 TRAFFIC COUNTS AND ASSUMED FUTURE TRAFFIC LEVELS.......................4 3.0 STAMINA NOISE MODEL ASSUMPTIONS AND PREDICTIONS......................... 5 3.1. Geometry and Receptor Site Assumptions ...................................................................... 5 3.2. Traffic Assumptions........................................................................................................ 5 3.3. Traffic Noise Predictions ......... .................................. ....... ...... ....................:....................5 4.0 COMARISON OF LEVELS WITH STATE NOISE STA;\O'DARDS............................8 5.0 SUMMARY OF FINDINGS AND CONCLUSIONS .....................................................9 David Braslau Assnciatf'c;;, TnC'. Doliesi South Property Traffic Noise Assessment List of Figures Figure 1.1 Location of the Doljesi South Property ...................................................................2 Figure 1.2 Proposed Home Layout and Grading Plan .............................................................3 Figure 3.1 Predicted L10 Traffic Noise Levels..........................................................................6 Figure 3.2 Predicted LSO Traffic Noise Levels.......................................................................... 7 List of Tables Table 1.1 Minnesota Noise Standards.......................................................................................1 Table 2.1 Assumed Traffic Volumes - PM Peak Hour - 2010 ................................................4 David Rr<lslml Assoclntf"C;; Tn, Doliesi South Property Traffic Noise Assessment 1.0 INTRODUCTION The objectives ofthe study described in this report were to establish anticipated traffic noise levels within the proposed residential development and to recommend measures to ensure that all of the residences were at or below state noise standards. The Doljesi South property is located in the City of Chanhassen north of TH 5 approximately 2 miles west of downtown Chanhassen as shown in Figure 1.1. The study relies upon traffic volumes obtained from the Minnesota Department of Transportation for the year 2000 and estimated for the year 2020. These volumes were adjusted to the year 2010 assuming continuous growth throughout the 20 year period. The study compares predicted traffic noise levels with the Minnesota Pollution Control Agency noise standards, which are summarized in Table 1.1. Minnesota rules (7030.0040) contain noise standards for different classifications of receiving land use. L I 0 is the sound level exceeded for 10% or 6 minutes of an hour. L50 is the sound level exceeded 50% or 30 minutes of an hour. Table 1.1 Minnesota Noise Standards Daytime Nighttime NAC General Description (7:00 am to 10:00 pm) (l0:00 pm to 7:00 am) LIO L50 LIO L50 I Residential 65 60 55 50 2 Commercial 70 65 70 65 3 Industrial 80 75 80 75 NAC - Noise Area Classification (defined in 7030.0050) This study demonstrates that the layout and grading plan shown in Figure 1.2 provides adequate shielding of the homes at ground level, where outdoor activity is likely to occur, to comply with the state daytime noise standards. The report also discusses appropriate noise attenuation from construction to permit the exception provisions of the Minnesota rules to be applied to the homes for compliance with the nighttime noise standards which do not include any outdoor uses. Section 2.0 of this report discusses MnDOT traffic counts on TH 5 and how these volumes have been adjusted for use in this study. Section 3.0 of this report describes the STAMINA noise model assumptions and the predicted noise levels for expected peak period traffic along TH 5. Section 4.0 of this report compares predicted traffic noise levels with the State of Minnesota noise standards and demonstrates compliance with the state daytime residential noise standards. A discussion of construction needed to enable the exception provisions of Minnesota rules to be applied to the nighttime noise levels is included. Section 5.0 presents a short summary of findings and conclusions. David Braslau Associates_ Tnc P'."1lTP 1 .... .... .. .. = !OJ) ~ .to .. .. c.. e ~ .:= .... = c rJ) .¡;; .. ;::0 c ¡:¡ .. .:= .... ... c = c .. .... '" ... c ...¡ = os ¡¡: 101> .5 "0 os ... (.:) "0 "! = os - - '" = ... Q = >. 101> os ¡z ,..;¡ '" E Q ::r: "0 '" "' Q Q. Q ... ~ to r-.. ~ 1/ , ~ Q) o Ü en Doliesi South PropertY Traffic Noise Assessment 2.0 TRAFFIC COUNTS AND ASSUMED FUTURE TRAFFIC LEVELS Average daily traffic volumes were obtained from MnDOT for the years 2000 (counts) and 2020 (forecast). These were adjusted to the interim year 2010 which is assumed to represent the worst case year due to improved technology in the future. The difference in volume between 2010 and 2020 will also have little impact on overall traffic noise levels. A peak hour volume of 10% of daily volume and a 60/40 split assumed for the afternoon peak hour, with westbound traffic 60% and eastbound traffic 40%. With the higher percentage of light trucks and sports utility vehicles, the vehicle mix was assumed to consist of 90% passenger cars, 8% medium trucks and 2% heavy trucks. The assumed traffic volumes are shown in Table 2.1. Table 2.1 Assumed Traffic Volumes - PM Peak Hour - 2010 Total Passenger Medium Heavy Volume Cars Trucks Trucks 60 pct westbound 1860 1674 149 37 40 pct eastbound 1240 1116 99 25 n...."ir1 'Q,.....C'1'l1l 6, <:'('('o,...;"tpC' Tn,... P....np A. Doliesi South ProoertY Traffic Noise Assessment 3.0 STAMINA NOISE MODEL ASSUMPTIONS Al"ID PREDICTIONS 3.1. Geometry and Receptor Site Assumptions The proposed layout and grading plan shown in Figure 1.2 has been used here to estimate future sound levels. This layout is the result of an earlier analysis on a preliminary plan where some general concepts for grading and shielding of homes was recommended. In addition to shielding from the berms shown in Figure 1.2, a GM Barrier between the eastbound and westbound roadways is assumed that also provides some shielding of tire noise in the eastbound lanes. Representative home sites within 600 feet of the TH S centerline have been selected for analysis. The numbers shown in Figure 1.2 refer to lot numbers except for the receptors E I and E3 which represent lots I and 3 in the easterly-most block on the property. 3.2. Traffic Assumptions The traffic volumes and vehicle mix shown above in Table 2.1 have been used for the analysis. A traffic speed of 60 mph has been assumed for all time periods. No grade and normal pavement texture have been assumed along this segment of roadway. 3.3. Traffic Noise Predictions The resulting peak hour traffic noise predictions are shown in Figure 3.1 (LIO levels) and in Figure 3.6 (LSO levels). n.....~....¡ D..n....1...... ^ ...,.."'...;~..~.... T_,-. n_ __ ~ J:: .... :;¡ o en '" ( ) .- õ CI .!!J. ( ) > ( ) ...J o .... ...J '" '" c c:: <I: C Z <I: .... IJ o ..... ...J W :;: ¡:: ~ C I!') '" ~~ ~ ! í i ~"_""'é"_""""'" ~,. " , ;:\\'~ -,' ,,<~' ,'. ....~..,.,.~.. ._ ,_ .' Ik.,:;,~ .~ ~.'. .,. ...." _ ...... .,' '"'iIIi''' ."v'j;"_"-'" '.' """",';":;r¡¡¡:;;:¡_-,,,,' , ,. 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'" 0) 'õ ~ .... z w ....; CJ l- e ëi5 ... .... ... .. = Þ b.D iZ Q co or¡ ~ ,..¡ W '0 I- ... ëi5 - CJ :a ... ... M ~ 0 W I- ëi5 ~ o W I- ëi5 M W W I- ëi5 ~ w w t: (/ -q- LD Doliesi South Prooertv Traffic Noise Assessment 4.0 COMARlSON OF LEVELS WITH STATE NOISE STANDARDS As can be seen in Figure 3.1, the LlO levels are generally 2 to 3 dBA below the daytime L 1 0 65 dBA noise standard. However, any increase in heavy vehicle traffic could cause some increase in this level. In Figure 3.2, it can be seen that the L50 60 dBA standard is just rnet at the homes closest to the highway, while sorne of the homes further from the roadway are predicted to have slightly lower levels. However, to ensure that the L50 level at Site 01 does not exceed 60 dBA, an extension of 100 feet to the east of the peak of the longest berm is recommended as shown in Figure 1.2. While detailed information is not available to establish traffic volumes during the most critical "nighttime" hour (6 to 7 am), it can normally be assumed that this is approximately 60% of the PM Peak Hour traffic. With the heavier volume on the eastbound lane, noise levels are expected to be approximately 5 dBA over the nighttime (10 pm to 7 am) standards. However, because of the exception provisions contained in the Minnesota noise rules, appropriate construction and operation can permit the daytime standards to govern placement of these homes. The following exceptions are provided under Minnesota Rule 7030.0050: Subp.3. Exceptions. The noise area classification for a land use may be changed in the following ways if the applicable conditions are met. B. The standards for a building in a noise area classification 2 shall be applied to a building in a noise area classification I if the following conditions are met: (I) the building is constructed in such a way that the exterior to interior sound level attenuation is at least 30 dB(A); (2) the building has year-round climate control; and (3) the building has no areas or accommodations that are intended for outdoor activities. The Noise Area Classification (NAC) 2 standards (for commercial land uses) are LlO 70 and L50 65 during both daytime and nighttime periods. Because of improved home construction techniques, the first two conditions will generally be met for new homes. While the home may have areas intended for outdoor use during daytime hours, these are generally not intended for outdoor use between 10:00 pm and 7:00 am. Therefore, under normal circumstances, the higher noise standards (LlO 70 and L50 65) are applicable for this time period and under this exception, no exceedances of the state noise standards are anticipated. David Braslau Associates. Inc. Pa¡¡e 8 Doliesi South Property Traffic Noise Assessment 5.0 SUMMARY OF FINDINGS AND CONCLUSIONS Traffic noise levels have been estimated at the selected home sites within the Doljesi South Property in Chanhassen, Minnesota. Average Daily traffic volumes obtained from the Minnesota Department of Transportation have been used to develop future traffic volumes in the year 20 IO during the PM Peak Hour, which normally represents the highest traffic noise period during the day. Traffic noise levels have been predicted using the STAMINA 2.0 highway noise model, taking into account shielding provided by earth berms incorporated into the grading plan. An analysis of traffic noise levels was performed for a preliminary site and grading plan which led to the revisions as shown in Figure 1.2. An analysis of traffic noise levels for the representative home sites identified in Figure 1.2 indicates that these sites will be in compliance with the Minnesota state noise standards during the PM Peak Hour. While predicted traffic noise levels are likely to be higher than the residential nighttime noise standards, a exception in the Minnesota rules permits the noise standards for commercial land uses to be applied when home construction meets the requirements of these rules. Therefore, based upon the analysis performed in this study, predicted traffic noise levels will be at or lower than levels contained in the state noise standards for residential land uses. y:\jobs\200 ljobs\20 1086\report\doljesi-rep.doc n<;¡u;,., Rr!1d~lI Å<::<::(\(,;!1fp¡;: TnC" P<;¡ap Q Kevin G. Norby & Associates, Inc. Vasserman Ridge City of Chanhassen Landscape Requirements Calculated by Kevin G. Norby & Associates, Inc. June 12,2002 Tree Reolacement Based on Schoell and Madson's calculations, 307 - 2 Y:!' trees are required on the site. Some of these trees may be used to satisfy the City's Front Yard Tree Requirement of 1- 2 Y:!' tree per lot. Per the City's recommendation, 20% of the trees will be coniferous. Deciduous Trees @ 2 Y." = 178 Coniferous Trees @ 8' = 45 Deciduous Trees, Front Yard @ 2 Y." = 84 ---------------------------------------------------------------- Total =307 Front Yard Trees (see above) There are 46 single-family lots and 38 twin home lots for a total of84 front yard trees. Buffervard Trees The area between the south lots and West 78th Street has a buffer requirement of Bufferyard "B". The length of the bufferyard is 1900 In.ft.. Of this length, 1700 In.ft. contain a berm (greater than 3' in height) and the remaining 200 In.ft. do not have a berm over 3'. The v.idth of the bufferyard is 30'. The plant requirements are as follows: 1700 In.ft. with berm Calculations based on 100' increments (I 7), a 30' wide bufferyard and the reduction of understory trees and shrubs by 50%. (Numbers are rounded up.) 2 canopy trees x .4 = 1 4 understory trees x .4 = 2 x .5 = 6 shrubs x .4 = 3 x .5 = Ix17=17 Ix17=17 2x 17=51 200 In.ft. without a berm Calculations based on 100' increments (2), a 30' wide bufferyard. (Numbers are rounded up.) 2 canopy trees x .4 = I 4 understory trees x .4 = 2 6 shrubs x .4 = 3 Ix2=2 2x2=4 3x2=6 Therefore, the plant materials total for the Bufferyard are: Canopy Trees = 19 Understory Trees = 21 Shrubs = 57 6452 City West Parkway, Eden Prairie, Minnesota 55344 I (952) 942-0266 'Ii.\ f~.\ \!o._~ Minnesota Department of Transportation Metropolitan Division Waters Edge 1500 West County Road B2 Roseville, MN 55113 RECEIVED JUN 1 3 2002 CITY OF CHANHASSEN June 11,2002 Mr. Robert Generous, Senior Planner City of Chanhassen 690 City Center Drive Post Office Box 147 Chanhassen, Minnesota 55317 Subject: Vassennan Ridge--MnlDOT Review #P02-064 Northeast Quadrant of Trunk Highway 5 and Century Boulevard Chanhassen, Carver County Control Section 1002 Dear Mr. Generous: The Minnesota Department of Transportation (Mn/DOT) has reviewed the above referenced plat in compliance with Minnesota Statute 505.03, subdivision 2, Plats. Before any further development, please address the following issues: · For your infonnation, the location of the westerly access may create safety problems due to the horizontal curve to the west and the elevation of the land on the south side of the street to the west of the access. The location of this access should be studied to see if there is a better access solution. If you have any questions regarding this infonnation, please contact Lars Impola (651-634-2379) in MnlDOT's Traffic section. · The right of way lines for Trunk Highway 5 are not correct. As shown, the right of way lines do not reflect the most current construction. The right of way should be shown and labeled according to plat 10-16, using three-dash symbology. If you have any questions regarding this infonnation, please contact John Isackson (651-582-1273) in Mn/DOT's Right of Ways section. Please send one copy of the final plat to the following address for our files: Bruce Wetherbee Mn/DOT - Metro West Surveys 2055 N. Lilac Drive Golden Valley, MN 55422 Phone: (763) 797-3110 · The proposed development will need to maintain existing drainage rates (i.e., the rate at which stonn water is discharged /Tom the site must not increase). The proposed QIO, Q50, and Q I 00 must match existing conditions. The City or project developer will need to submit for review before/after hydraulic computations for both 10 and 100 year rainfall events verifying that all existing drainage patterns and systems affecting Mn/DOT right of way will be perpetuated. For your infonnation, Schoell and Mason has been provided with computations used for the sizing of the inlet tie into the stonn sewer for the basis of the pond routing. Please direct questions concerning these issues to Patrick McLarron (651-634-2400) of Mn/DOT's Water Resources section. An equal opportunity employer . Any use of or work within MnlDOT right of way requires a permit. Access permits will be required for access to West 78th Street. A drainage permit will also be required. Please direct questions regarding permit applications to Keith VanWagner (651-582-1443) of MnlDOT's Permits section. . As a reminder, West 78'h Street is proposed City of Chanhassen Municipal State Aid Route 113. Any work on a MSA route must meet State Aid rules and policies. Also, the City must review any changes to its Municipal State Aid system so that they stay within its system limitations. You may obtain additional information regarding State Aid rules and policies in any of the following ways: ;¡. httD://www.dot.statc.l11n.us/statcaid/ shows or has links to the applicable forms and the MnlDOT State Aid Manual. ;¡. Refer to the MnlDOT State Aid Manual, Chapter 5-892.200 for information regarding standards and policies. ;- Please go to httlJ://www.revisor.le~.state.l11n.us/artlk;882()1 for information regarding State Aid Operations Rules Chapter 8820. >- For driveway standards, the designer is directed to refer to the Mn/DOT Road Design Manual (English) Table 5-3.04A and Figure 5-3.04A for guidance and policies. Driveway widths, other than those recommended, up to 50 feet will be permitted only by special permission of the Commissioner of Transportation or designee. Please contact Jim Deeny in our State Aid section at (651) 582-1389 with any additional questions. . Mn/DOT's policy is to assist local governments in promoting compatibility between land use and highways. Residential uses located adjacent to highways often result in complaints about traffic noise. Traffic noise from this highway could exceed noise standards established by the Minnesota Pollution Control Agency (MPCA), the U.S. Department of Housing and Urban Development, and the U.S. Department of Transportation. Minnesota Rule 7030.0030 states that municipalities are responsible for taking all reasonable measures to prevent land use activities listed in the MPCA's Noise Area Classification (NAC) where the establishment of the land use would result in violations of established noise standards. Mn/DOT policy regarding development adjacent to existing highways prohibits the expenditure of highway funds for noise mitigation measures in such areas. The project proposer should assess the noise situation and take the action deemed necessary to minimize the impact of any highway noise. If you have any questions regarding Mn/DOT's noise policy please contact Peter Wasko in our Design section at (651) 582-1293. Please address all future correspondence for development activity such as plats, site plans, environmental reviews, and comprehensive plan amendments to: Paul Czech MnlDOT ' Metro Division Waters Edge 1500 West County Road B-2 Roseville, Minnesota 55113 MnlDOT document submittal guidelines require three (3) complete copies of plats and two (2) copies of other review documents including site plans. Failure to provide three (3) copies of a plat and/or two (2) copies of other review documents will make a submittal incomplete and delay Mn/DOT's rcview and response to development proposals. We appreciate your anticipated 2 cooperation in providing the necessary number of copies, as this will prevent us ITom having to delay and/or return incomplete submittals. Feel free to contact me at (651) 582-1378 if you should have any questions. cc: John Freemyer, Carver County Surveyor Roger Gustafson, Carver County Engineer Ann Braden, Metropolitan Council Lundgren Brothers Construction Ken Adolf, Schoell & Madson MnlDOT Division File C.S. 1004 MnlDOT LGL - Chanhassen - ,:¡. 3