Project Narrative 11-5-04
PINEHURST
CITY OF CHANHASSEN
RECEIVED
NOV 1 0 2004
PROJECT NARRATIVE
CHANHASSEN PLANNING OEPT
A Proposed Single Family
Neighborhood Submitted to;
CITY OF
CHANHASSEN
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11/05/04
Bob Generous
City Planner
City of Chanhassen
690 Coulter Drive
Chanhassen; MN 55317
To all concerned parties,
Plowshares Development, LLC. is pleased to introduce Pinehurst, a new single
family neighborhood in the City of Chanhassen. Dramatically rolling topography with
beautiful stands of trees lay the canvas for our latest neighborhood design. Historically
an old tree farm, the +/-26.72 Ac. site now holds two single family residences. Our
goal is to create a sensible neighborhood that takes advantage of the site's qualities
and character while minimizing the impact on the natural environment. We have
spent months researching, analyzing, planning and re-planning the site to get to the
neighborhood we are submitting for approval. Through this long and arduous period,
we have come up \vith a wonderful plan that all of us can be proud to have in the City
of Chanhassen, now and in the future.
The neighborhood we are submitting consists of 43 homesites located along
a mix of public roads and private drives that have been laid out in a way to be as
compatible and compassionate to the existing topography and natural amenities as
possible while meshing \vith the adjacent communities. Throughout the design
process our priorities have been tree preservation, wetland preservation, neighborhood
character and integration within the existing adjacent land uses.
We hope you enjoy this submission and recognize the preparation and planning
involved \vith it. We look forward to the continued work between ourselves and the
City staff and officials throughout the approval and construction process to ensure the
highest quality development.
Sincerely,
Todd M. Sirnning
Chief Manager
Plowshares Development, LLC.
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INTRODUCTION
SITE LOCATION
The proposed site is located off of Galpin Boulevard (County Road 117) just north of the intersec-
tion with Lake Lucy Road. Ideally located between Highway 5 and Highway 7 and just a short
distance to Highway 41, the site offers enough distance for privacy and comfort while close enough
to be convenient. Adjacent land uses include a newer single family neighborhood to the south and
west with a more established single family neighborhood to the north the Minnetonka West Middle
School is located on the northwest corner of the site.
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Source: Aerials Express ,(2003)
SITE HISTORY
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In the early 1920's the site was purchased by Alfred Slocum and turned into a tree farm. The site
remained a tree farm until 1941 when it was purchased by the Andrews Family as a country home.
The Andrews Family subdivided the parcel to allow a family friend to build a home next to theirs.
The site has changed over time and probably the most noticeable area of change is the westerly
wooded area. As you can see on the Historic Aerial Photographs located on the next page, a large
portion of the wooded ar"ea used to be farmed. The farmed limits followed the natural topography
of the site and as you'll see this plays a major role in our neighborhood design.
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HISTORICAL PHOTOS
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Source: Historical Information Gatherers, Inc. (1937)
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Aerial" Photograph, 1957
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EXISTING CONDITIONS
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slowly filled in over the years to its current condition of almost completely wooded: I t is off this aerial that we based our canopy
page.
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reas in western side of the property have
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NATURAL ELEMENTS
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Canopy Cover and Tree Locations (6" or >DBH)
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DESIGN DEVELOPMENT
From the beginning, our goal has been to create a quality neighborhood while preserving as much of the
site character as possible. Our first concepts, seen below, were based off of the general information we were
able to gather in the beginning of the project. As our site data became more accurate you'll see our concepts
becoming more refined. You'll also notice on this first concept that the Ronning Property was not included
since there was no purchase agreement at the time.
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The next concept includes the Ronning property as well as the surveyed topographic data. With the addition of
the Ronning property we were able to create a grid pattern layout. While the grid pattern is very efficient, it also
is very destructive when it comes to tree loss. On the next page, you'll see the concept we based our final design
off of.
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We also noticed that the cuI de sacs on the western side created significant tree loss due to their size and
location. Since we were removing the private road from the western side, we saw an opportunity to add
private drives in lieu of the southern cuI de sac and be able to shorten the northern cuI de sac on the west-
ern end of the development. With this change we are ablç to save more trees and better match existing
grades. It also allows us to save an area of mature pines that we had designated a priority from the begin-
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PINEHURST
off the private
forced and we decided that not developing any lots
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and drainage impacts. The
drive would be best for all parties
After further analyzing this concept we came to some conclusions that guided us to our final design. One
of the primary concerns we had were the three lots that had access off the private road coming from the
west. Putting any lots off of the private drive would cause significant tree loss as well as wetland removal
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In this concept we made an effort to get away from the grid to create a more intimate neighborhood de-
sign. With this more organic layout we are also able to respond to the slope of the land more sympatheti-
cally and have more opportunities to create special areas for tree preservation. Our goal with this type of
layout is to save select areas of tree masses, mostly in back yards, to create an established feel to the neigh-
borhood it will also break up the typical large open area seen in most developments
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CONCEPT PLAN
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PROPOSED PLAN
After the lengthy concept planning process we came up with a wonderful plan that we are submitting
for your approval today. The proposed plan has 43 single family lots arranged to allow maximum tree
preservation and give each area of the site it own unique character. Along with the trees we are saving
we are proposing 260 additional trees to the site to add to the character and intimacy of the site.
We are creating a neighborhood that will give it's residences a sense of community while maintaining a
private feel on each lot. In the planting design we took great measures to enhance the existing stands
of trees that are remaining and buffer backyards to give everyone their privacy. Numerous retaining
walls and rolling slopes will add to the unique experience when going through the neighborhood.
SITE DATA
Total Site Area:
Existing Zoning:
Proposed Zoning:
Proposed Homes:
Gross Density:
Wetland Area:
Wetland Removal:
Baseline Canopy Cover:
Required Canopy Cover:
Provided Canopy Cover:
DEVELOPMENT STANDARDS
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Minimum Lot Area:
Minimum Lot Width (at setback):
Minimum Lot Depth:
Average Lot Area:
Front Yard Setback:
Side Yard Setback:
Rear Yard Setback:
Wetland Buffer:
Wetland Structure Setback from Buffer:
ROW Width/Road Width:
CuI de Sac ROW Radius/Road Radius:
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+/- 26.72 Ac.
Rural
RSF
43
+/- 1.56 D.U./Ac.
0.14 Ac.
None
17.92 Ac. (64.9%)
12.64 Ac. (46%)
12.64 Ac. (eq.)(46%)
15,000 SF
90' (100' on Private Roads)
125'
+/- 19,525 SF
30' Minimum
10'
30'
16.5'
40'
60'/31' Back to Back
60'/45.5' Back of Curb
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PROPOSED PLAN
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woodlands preserved on the western end compared to the previous
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Data Source: USDA/FSA Aerial (2003) WPS (2004)
Here we have superimposed the proposed plan over the aerial to give a more realistic representation of how the site will turn out Notice the amount
concept plan. Also notice the use of proposed landscape trees used to enhance the existing stands of trees as well as fill in the gaps between them.
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WAIVER REQUESTS
The only waiver we are requesting is to utilize private roads in lieu of public right of way in two areas.
The reason for this waiver is for tree preservation purposes. Reviewing the Concept Plan foldout it
is evident that utilizing private roads in the historically open areas of the property (see images below)
allows the for a much more sympathetic layout and development of the areas while maintaining the his-
torically wooded areas. In the Proposed Plan we are also abandoning the existing private road coming
in from the west side of the property for development. We feel that relocating the private drives to the
eastern side of the property allows for much more tree preservation by consolidating all tree preserva-
tion on the western side and maintaining the wooded drainage way.
PROPOSED PLAN (WEST SIDE)
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EXAMPLE ARCHITECTURE &
NEIGHBORHOOD CHARACTER
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CONCLUSION
We hope you have enjoyed this illustrated narrative and are as excited about
the project as we are. We are looking forward to continue working with
city staff and officials through the development process to ensure the high-
est standards and create the best possible neighborhood. We also feel this
proposed plan fits in well with the adjacent land uses and city comprehensive
plan while meeting the expectations of a development on such a beautiful
piece of property.
We feel we have shown without a doubt that the waivers requested save
trees, meet the intent of the tree preservation ordinance and have no adverse
effects on the proposed or adjacent neighborhoods.
Thank you for reviewing our project.
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