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PC Staff Report 07-07-2015 WITHDRAWN BY APPLICANT PRIOR TO PUBLIC HEARING PC DATE: July 7, 2015 � � ' � � . CC DATE: July 27, 2015 k..-a, - CITY OF CHANHASSEN �VIEW DEADLINE: august �, Zols CASE #: 2015-16 BY: RG, TJ, ML, JM, JS, SS PROPOSED MOTION: "The Chanhassen Planning Commission recommends that City Council approve the PUD rezoning, Conditional Use Permit and Subdivision approval with a Variance from the western perimeter setback subject to the conditions of approval, and adopts the Findings of Fact and Recommendation." SUMMARY OF REQUEST: The applicant is requesting a rezoning from Agricultural Estate District(A-2) to Planned Unit Development-Residential (PUD-R); Conditional Use Permit for development within the Bluff Creek Corridor; and Subdivision with Variances creating 21 lots and 4 outlots (Arbor Glen). LOCATION: 9170 Great Plains Boulevard ��?�� APPLICANT: Arbor Glen Chanhassen, LLC Gianetti Properties, LLC 3360 Bavaria Road 2899 Hudson Boulevai•d Chaska, MN 55318 St. Paul, MN 55128 (813) 777-0015 '�� meklo@wrd3.com � PRESENT ZONING: ', Agricultural Estate District (A-2) and Bluff Creek Overlay � District 2020 LAND USE PLAN: Residential Low Density (net density 1.2 —4 units per acre) ACREAGE: 8.5 acres DENSITY: NA LEVEL OF CITY DISCRETION IN DECISION- MAHING: The City has a relatively high level of discretion in approving rezonings, PUDs and amendments to PUDs because the City is acting in its legislative or policy-making capacity. A rezoning or PUD, and amendment thereto, must be consistent with the City's Comprehensive Plan. The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City must approve the preliminary plat. This is a quasi judicial decision. Planning Commission Arbor Glen—Planning Case 2015-16 July 7, 2015 Page 2 of 26 The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The City has a relatively high level of discretion with a variance because the applicant is seeking a deviation from established standards. This is a quasi judicial decision. Notice of this public hearing has been mailed to all property owners within 500 feet. PROPOSAL/SUMMARY The applicant is requesting a rezoning fi•om Agricultural Estate District(A-2) to Planned Unit Development-Residential (PUD-R) to permit a detached townhouse-type development. A Conditional Use Permit is required for development within the Bluff Creek Corridor. The applicant is also requesting subdivision approval creating 21 lots and 4 outlots with variances from the perimeter setback requii•ement from the western property line. The applicant is proposing a planned unit development on an approximately 8.5-acre parcel. Approximately 2.4 acres of the property is encumbered by a high-quality wetland that is listed on the MN DNR Public Waters Inventory. The land is currently zoned A2 (Agricultural Estate District) and is guided single-family residential with a density of 1.2 to 41ots per acre. The applicant is proposing 21 single-family residences on the net 6.12 acres for a density of 3.4 units per acre. The access would be provided by extending Crossroads Boulevard into a private cul-de- sac aci•oss Lyman Boulevard. Two private roads off the cul-de-sac will provide access to additional lots. The applicant is also requesting variances from existing design standards and does not meet any of the volume reduction requirements. The property lies within the Bluff Creek Overlay District and the applicant is proposing to grade within the primary zone. This property has several constraints on development. Access to Highway 101 is not permitted so the access is at Crossroads Boulevard and Lyman Boulevard on1y. Williams Pipeline runs across the northern portion of the development within an 80-foot wide easement that begins 25 feet south of the northerly property line. A 20-foot structure setback is required from the easement. The southern third of the property consists of wetlands and is part of the Bluff Creek Primary Zone requiring significant buffer areas and structure setbacks. Additionally, there is a 34-foot elevation change over 300 feet running from the north to south of the property. Previous development proposals foi�the site include a commercial center and a twin home development. The commercial center was withdrawn due to the constraints on the property and the need to change the land use. The twin home project did not go forward due to the changing market conditions and the housing retrenchment. However, the proposed development of Arbar Glen provides an economically viable project that can fit within the constraints of the site (subject to the revisions contained within this report), is in harmony with surrounding development and is consistent with the comprehensive plan. Planning Commission Arbor Glen—Planning Case 2015-16 July 7, 2015 Page 3 of 26 APPLICABLE REGULATIONS Chapter 18, Subdivisions Chapter 20, Article II, Division 2,Amendments Chapter 20, Article II, Division 3, Variances Chapter 20,Article IV, Conditional Use Permits Chapter 20, Article VI, Wetland Protection Chapter 20, Article VIII Planned Unit Development Dist1•ict BACKGROUND On Januaiy 9, 2006,the Chanhassen City Council approved the following: A. "Comprehensive Plan Amendment incorporating the property in the Metropolitan Urban Services Area(MUSA)." B. "Concept and Preliminary Planned Unit Development rezoning the property from A2, Agricultural Estate District, to PUD-R, Planned Unit Development—Residential." C. "Preliminary plat creating 18 lots,two outlots and right-of-way for public streets." Prior to the development review in 2006,the property contained a single-family home. The majority of the upland on the site had been farmed. REZONING PLANNED UNIT DEVELOPMENT JL►stification for Rezonin�to PUD The applicant is requesting to rezone approximately eight acres from A-2, Agricultural Estate to PUD-R, Planned Unit Development-Residential. The project consists of 21 villa-type homes, a detached townhouse unit. The existing zoning of the property, A-2, is not consistent with the land use designation of the property, Residential Low Density. The comprehensive plan allows less intensive land uses to remain in place. However, any approval by the city for development of the property must be consistent with the comprehensive plan. The proposed planned unit development does not appear to "result in a significantly higher quality and more sensitive proposal than would have been the case with the use of other, more standard zoning districts." (§20-501) The plan must seek to enhance and protect the natural resources beyond what would occur with a traditional development. Unfortunately, in the current iteration there are deficiencies that would not meet the base requirements of a traditional development. The plan should be amended to provide the 1.1 inch of abstraction as required by Planning Commission Arbor Glen—Planning Case 2015-16 July 7, 2015 Page 4 of 26 law, minimize or eliminate grading in the bluff creek primary zone and provide enhanced buffers. City staff has offered to meet with the developer and the watershed to look for a solution to the stormwater management requirements for this development and will be available to do so in the future should the developer request. The following zoning districts would be consistent with a Residential Low Density land use: Single-Family Residential, RSF, Mixed Low Density Residential, R-4, Low and Medium Density Residential, RLM, and Planned Unit Development—Residential, PUD-R. Due to the type of development being proposed(detached townhouses),the PUD-R zoning is the only district that would allow the proposed project. Section 20-501. Intent Planned unit developments offer enhanced flexibility to develop a site through the relaxation of most normal zoning district standards. The use of the PUD in this instance is to permit a detached townhouse-style development. 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. The proposed development provides a compatible development with the surrounding development. Development Design Standards a. Intent The purpose of this zone is to create a villa-style housing development, PUD Residential zone. The use of the PUD zone is to allow for more flexible design standards while creating a higher qiiality and more-sensitive proposal. All utilities are reqiiired to be placed undergi•ound. Except as modified by the Arbor Glen development standards, the development must comply with the Residential Low and Medium Density Disti�ict, RLM. b. Permitted Uses The permitted uses within the neighborhood shall be 21 homes and appropriate accessory structures. Low-intensity neighborhood-oriented accessory structures to meet daily needs of residents may include bus shelter, development signage, garden, gazebo, maintenance shed, picnic shelter, permanent open space, playground equipment, public or private art or trails. c. Lot Requirements Minimum Lot Size: 5,900 square feet Minimum Frontage: 50 feet at building setback Minimum Depth: 100 feet Planning Commission Arbor Glen—Planning Case 2015-16 July 7, 2015 Page 5 of 26 d. Setbacks The PUD ordinance requires setbacks from roadways and exterior property lines. The following table displays those setbacks. Standards Highway 101 and Lyman Blvd. 50 feet Perimeter Project Lot Lines 50 feet# Gas Pipeline 20 feet from easement Front - Interior private street 25 feet to curb; side yard street 10 feet to curb Side Lot Line 6 feet Rear Lot Line 30 feet Hard Surface Coverage Maximum 2,942 square feet per lot * ' Wetland: Buffer and buffer setback 20 feet and 30 feet Bluff Creek Primary zone boundary 40 feet I Building Height 35 feet , #Lots 1 and 2, Block 2 are requesting a variance to permit a 20-foot PUD perimeter setback. ', *The entire development, including the private street and outlots, may not exceed 25 percent �� hard coverage. CONDITIONAL USE PERMIT I'�, The City of Chanhassen established the Bluff Creek Overlay District by ordinance in 1998 to protect the Bluff Creek Corridor, wetlands, bluffs and significant stands of mature trees through the use of careful site design and other low-impact practices. This parcel is partially encumbered by the Bluff Creek Overlay District. Outlot C contains the Bluff Creek Corridor primary zone. The Primary Corridor� is designated open space. All structures must meet a 40-foot structural setback from the Primaiy Corridor boundary as required by Chanhassen City Code. In addition, no grading is allowed within the first 20 feet of the Primaiy Con�idor. The cun•ent plans propose grading within 20 feet of the Primary Corridor. The plans should be revised to eliminate grading within this area. If this is not possible, then the developer shall prepare a restoration plan for the Bluff Creek Corridor. A drainage and utility easement shall be dedicated over all of Outlot C. The developer may dedicate Outlot C to the city. A plan for the establishment of native vegetation in the buffer shall be prepared. SUBDIVISION The applicant is proposing a 21-lot and 4-outlot subdivision of the property. Planning Commission Arbor Glen—Planning Case 2015-16 July 7, 2015 Page 6 of 26 —�- ..__a.,,. , r��;�.;-r:.r.c ' ,.:, � \ ,�OUILOI�F3 _� ` (31:A � ' _ C� I I ,. ..I �..' � .. l C � � i _ � __-i �, u� 1 !i , � � .( i y -�_� i�. z ��, �� '�, s �, , � J �I � _ Ic � a ii i� � - ��`�� i li� � ��z � �� :�� r� - z �, (J 14'.�;� � � �� f��J(I�� I� � � _ . � J t � 1 I ��3 �� q+:'� �� -�� 1, G � 1 I I jii /� � �; �� .. ' � N �`;\ ,/, �/ 5 �% ��,.� �. r . - 5 � 2 '�, i l i r /i � �� ;A C `� N d� �7 ,i/ �_. � - . .. �` /// , /�/ // \ S f /� � / 4 � .. / ` \// / % ,�/ �\ — / j I i� � ��\ . � i \J� �r/ �I / // � — v l,� �n I' III� � ,i , OI,TLOT C � r - , _ . ._:� I. � � � �k \\��' EASEMENTS Right-of-way is dedicated along the northern and eastern portion of the property for Lyman Boulevard and Highway 101. A pipeline easement is dedicated to Williams Pipe Line Company LLC for the high-pressure pipeline located across the northern part of the property. The preliminary plat proposes to grant drainage and utility easements over Outlot B and Outlot C. The city shall require a drainage and utility easement be granted over Outlot A as well. If the developer desires development signage, they will need to revise the easement to exclude a portion for such signage, which may not be located within an easement. The drainage and utility easements are shown in the preliminary plat around the perimeter of each lot as well as locations of public Litilities. A 10-foot easement is i�equired on the rear lot lines of Lots 1 through 9, Block 3. .,,,,�,.�, .; , 4 L � __ _ _ - Eliminates 2 The three properties to the east of this Accesses to 1e � Lyman Blvd ,,, ;{ � ; parcel have access directly from Lyman (c�!�R� �� — - � Boulevard. An easement for driveway ` !��l,,, �'�`�: � ��. access shall be granted in favor ofthose �►:�'��,�*r�'�� ., � � ;`. �� - ' �`i�" '. ' '$�`� r'".7 properties. In the firture, when those �' �r+,r,,� , �.� r a . � � ,�+,� ��,>.t properties wish to have access to Lyman ��'r i Y�`� ��'' � � �':�;,� �;. .. Boulevard at a full intersection, they �-�� '., ' `t� '''S -�' ` : would be able remove their existing ��►��,��c� � a�;� accesses and construct a private, shared `"�`��"�`xt ` � .�� drive to the Arbor Glen cul-de-sac. ' �ti � r �,,� Planning Commission Arbor Glen—Planning Case 2015-16 July 7, 2015 Page 7 of 26 GRADING I� Dr•ainage The entir�e site drains to an unnamed water body, Public Water Wetland 214W, which discharges to Bluff Creek. Bluff Creek is an impaired water and a TMDL Implementation Plan was completed in August of 2013. The Creek is impaired for turbidity and for fish indices of biological integrity. The stressor ID report indicated that flow was a major contributor to the impairment. In particular, flashy flows where the creek quickly achieves bankfull conditions and the absence of a sustained baseflow volume. Both of these conditions are attributable to the increase in hardcover within the watershed which increases runoff rates and volumes while decreasing infiltration which would allow for more sustainable and consistent baseflows. The proposed design does meet the rate reduction requirements. Also, discharge rates from the pond into the wetland appear to be below scouring velocities. In order to fully evaluate how the site grading may affect adjacent properties, the topography must show 100 feet beyond the property boundary to the west, including the first floor elevation of the building on the adjacent lot. The grading plan must be revised to include the house pads and driveway locations so that staff can evaluate the driveway design and determine that the grading will send water away from all structures. Per City Code §20-481(e)(1), the lowest floor elevation must be a minimum of three feet above the highest known groundwater elevation. The soil boring, Bl, found groundwater at elevation 914. Several lots near that boring have a full basement or lookout-style home that would put the lowest floor elevation several feet under the known ground water. The low floor elevations of these proposed homes must be revised to comply with a thi•ee-foot separation from groundwater. Lots 5 and 6, Block 3 are adjacent to an Emergency Over-Flow (EOF) which will cariy storm water when the capacity of the proposed system is exceeded. The lowest building openings of Lots 5 and 6, Block 3 must be adjust to a minimum of one foot above the EOF elevation. A standard lot benching detail shall be included in the plan set. For slope stabilization, graded slopes shall not exceed a 3:1 ratio. The grading plan must be i•evised at the back of Lot 5, Block 2, between Lots 2 and 3, Block 3 and between the retaining walls to be no greater than 3:1. Erosion Prevention and Sediment Control The proposed development will exceed one (1) acre of disturbance and will, therefore, be subj ect to the General Permit Authorization to Discharge Stormwater Associated with Construction Activity Under the National Pollution Discharge Elimination/State Disposal System (NPDES Construction Permit). No Surface Water Pollution Prevention Plan (SWPPP) was prepared and submitted it to the city as required with the submittal. This SWPPP must contain all required elements as listed in Parts III and IV of the permit. The City has a checklist Planning Commission Arbor Glen—Planning Case 2015-16 July 7, 2015 Page 8 of 26 of required elements that can be made available to the applicant's engineer. The PCA also has a template available on theit�website. The applicant must prepare a SWPPP with all required elements and submit to the city for review and approval prior to final plat approval. No earth- disturbing activities can occur without an approved SWPPP, erosion control plan and receipt of the NPDES consti•uction permit from the PCA. The plan set did include an erosion control plan. This plan is missing many of the elements required by Section 19-145 of city code. Some specific elements of either the NPDES or Chapter 19 requirements that are missing include the following: 1. All ditches and swales must be stabilized within 24 hours of connecting to surface water oi• discharging offsite. 2. Energy dissipation must be installed at all oirtlets within 24 hours of being put online. 3. A 50-foot natural buffer is to be preserved around or•redundant sediment controls must be provided when a surface water is located within 50 feet of the project. 4. Roads must be cleaned of tracked materials daily. 5. Detail of temporary basin outlet. The outlet must take water from the surface of the basin. 6. A list of when the city must be notified throughout construction. 7. Chain of responsibility and training documentation. �� 8. List of downstream receiving waters and any known impairments. ' 9. Six inches of topsoil meeting MnDOT specification for Common Topsoil Boi-��ow as shown I in table 3877-1 of the 2014 MnDOT manual I 10. Temporary stockpile location(s) and appropriate sediment controls. 11. Drainage boundaries and direction of drainage. 12. Inspection frequency of best management practices. 13. Maintenance requirements of best management practices. 14. Record retention. 15. Final stabilization foi•entire site. 16. Soil management on site to preserve topsoil and minimize soil compaction. 17. SWPPP amendments. 18. Schedule of activities In addition, a narrative must be prepared as part of the SWPPP that discusses the construction activity and other topics as required by the NPDES permit. Given the presence of a high-quality wetland and an impaired water downstream of the site, it is important that these deficiencies are addressed before final plat approval. The quantities provided by the applicant's engineer will be used to determine erosion control escrow. Planning Commission Arbor Glen-Planning Case 2015-16 July 7, 2015 Page 9 of 26 SITE CONSTRAINTS Wetland P�otection There is a large wetland on the property. This is the type 1 and type 3 fringe of a much larger type 5 wetland that extends south and west through city property towards Powers Boulevard. ! This wetland was delineated by Bopray Environmental on April 23, 2015. The report was submitted to the city for notification on June 9, 2015 and was determined to be complete and C.S.A,H NO,18(LYMAN HI�VD.) noticed on June 11, 2015. The T ._ � , comment period ends on July 2, 2015 _,� '� � t _ - _.\ i and staff will make a determination ��\ ,, ,,,Mv,p� -- - — �-'� as to the accuracy of the _�_,, _ __-- -_ ,_ _ _ _ _„z� _ � determination and delineation on July 1 � ,_ � -{ i C -- �`�--- -�; 6, 2015. Any approvals will be :1 , 1 2 I 'o = : 1 II __� � d� � ��, � � � 4 � 5 � _� � - _ �� contingent upon approval of the y � i , ��, � �., ,� ,,o .,j, ; + delineated wetland boundary. If the '=� '"��-'\� ��" � � ' °` � °� i l� � boundaiy is changed, the buffers and �` , � ��/� i � !...__%" �%` % o .� . �i� � setbacks must change accordingly. .� Z y_� 3 '' � / �� .;� _ � I- � ` � ' � � �� - r� � �.� � -- a� ?= This includes the Bluff Creek �, , _� `� � 4 �� 5 ��"�� I.. � ._ '>� �'°;., =4 �,� � Overlay District primary zone as will � x ` , � , , � a ,� Q ' w�/ ��` � U be discussed later. -�_J -1 ��. � � i,� ��,� i��o �� _ �'�\ ' 'y0 � � J _ i � � l X I � . . . . � , �� / 8 � 4 + - - - - -� � X. � ;�'�,�- � � � The provided plan avoids any - - - - - - - - - � .. / �'` � , �� _ _ _ _ . _ _ X ,, �, ,� ,. wetland fill or excavation based upon � � �� '""� � ' the submitted boundar This . . . . . . . . . _ �_�� i �� i�', y' _ ' _ ". '_ ' _ ' . '_ ' _ " _ ' _ , ' _ '. _ � �_^„6?� ' i', wetland is classified as a manage 1 • - • • • • � - • � � • - - - ��` -- � wetland according to the city's � _ �.� _ � _ �_ :_ � _ � ____ __ __ __ __ _ � _= . _ �� ',` !� wetlandprotectionplan. Amanagel wetland requires a 25-foot permanent ' . � _ �_ �_ �. � . �_ - . � _ � _ � . � _ � . - _ � _� . � _� . � _ �_ � _ '�, � bufferestablishedandmaintained �Figure 1. Wetland buffer configuration(green hatch)with with native vegetation. A 30-foot averaging and monument tocation. setback from that buffer edge is required for all structures. The Riley Purgatoiy Bluff Creek Watershed District Rules were adopted in October of 2014 and went into effect in January of this year. The district requires an average buffer of 60 feet with a minimum buffer width of 30 feet. The district does allow ponds within the buffer area provided they maintain the minimum buffer width. Under the district-allowed buffer averaging, the area of the buffer after averaging must be at least equivalent to the area of a non-averaged buffer. Given that a 60-foot buffer would have 41,808 square feet, the proposed average buffer consisting of 41,888 square feet meets that criteria. The puipose of the setback from the wetland buffer is to provide adequate area for secondary structures common to residential lots that may not always be constructed with the home. Examples of these include patios, decks, fire pits and the like. Given the following: Planning Commission Arbor Glen—Planning Case 2015-16 July 7, 2015 Page 10 of 26 1. The city buffer plus setback is contained within the district buffer; 2. The product proposed for the site already has "outdoor living" facilities inchided in the plan; and 3. The presence of a retaining wall acting as a physical bai•rier between the yards and the buffer. The setbacks, indicated by the orange line in Figure 1, are adequate for this development. The placement of the buffer monuments should be at the perimeter of the averaged buffer rather than on the lot corners as shown and should be coincidental with the BCOD monuments. Also, as this is a PUD and the intent of the Bluff Creek Overlay Disti•ict is to promote green space presei•vation through cluster housing and other innovative planning and development techniques the entire buffer should be placed in the outlot. The buffer will be required to have a vegetation , management plan and soil amendments. These are discussed in more detail within the Bluff i Creek Overlay District section to follow. 'i Bluff Protection I�I There are no bluffs on the site. There are areas with steep slopes and consideration should be given to these in the design of drainage and the placement of erosion prevention and sediment control practices. Shoreland lllanagement The property does not lie within any shoreland district; however, it does contain a DNR Public Water as indicated on the Caiver County Public Waters Inventory map. Floodplain Overlay This property does not lie with a floodplain. RETAINING WALLS The developer proposes three retaining walls on this site, all located south of proposed homes in Block 3 in a tiered configuration. These walls shall be owned and maintained by a Homeowners Association (HOA). The plan set shall call out the material for these retaining walls. Walls over six feet tall (Wall B) shall not be boulder walls. Tiered boulder walls with a combined total height greater than six feet tall must have adequate spacing between such that they do not structurally impact one another. The vegetation between tiered walls shall be low or no maintenance. Planning Commission Arbor Glen—Planning Case 2015-16 July 7, 2015 Page 11 of 26 , �� ,.� ( �� i m �� I ny« �� I � � „o„ ; � �' ys�,� �I ;�Nti , ,a �6 2 i, �' I ,o � T 1 � 9u L . S'RC5�8 � ' II� �.Ou O 8� �.. Oec6da I; �"�s� �s�ci . ��7�) . ai�JpLL _ , i I � G O ,.,, 0"8t5�J I' 195t,i I�� '� � �� :7 t- m � � ,°,p k9�6�i 8� ' 9� ', 4 �Q � � � . �S� S9lfij`7 I F.'91fi�1 I. U805jE1 0"9(M'ij0'�. s� � ._ . - _... . 0'61N'i�y ' �' � .. .. . � m � . 11 i 8� � _ Wall A �;_�'�'`c �9�s I' na�ed� e��te 1 +'��n�L i'}c m O� � �i- \� ---'--_��.. .� u'lLsd� , oILE�`J. tn . I. a�Jpa ;Z i F _ . , � .i I �- I (9: .�m , � r-- I —- �.'� `�y,_ �, � , c ��, '�, ''�- I' O ,� � >� _ i e�T��N,� —�,\� �i� � _;- � Q f 31. _ _ � , O �, I ` `��. �9 O �. FF9j�r .. `�\`y\. •_'_— � �/`/ LL u.On LL ... ' Z �,j • ''�1•,, � � �Q'q��i ,�� GF.9 -�. � �,''�—� '� (�H m , �. ; � � �i i, AF�al,y0 ��s�6R5 / GF ;y.�__ a� _ f � �.� '\ 4 BF �Q T 9�� . . �� ... , � i • � JOg� F�� 0 v \ �n rc �n 1 I �,� ::,�.T 5 'o o � �� 9;4 j w 3p' '�, �'�'h e �'� vF . -Le� o�'�O� f I— , , � � � �� ,., 6 % r,��s.s� � �q� a i �3p, � `,.y�..�� ` .s�, , e�'y'y�R �p'%9 -- _ j � I\ - ` 9�8O T 97 'm� � ��5 I \� , - __ f '\� � 7F i �OFy'sss a^�` ��Q� _ ra� �� ,, a�y�wo �� ;,�—�o� . , � _ "``� �8 cF Wall C _ � � � `� �% : TF99Ss5 y �/� __...__� . W A � . .. � .. . � . .!i� eF3p,� ' . '_� .��. . _ � � g �o / __ , . � . . � . . n{ G,c �. i f �9j�' T'�9�QS� (F i9.0 i � �" w9�55 9,6, T a I.. � . . � � .. . . � ,` $�9 O �O z � I 5 7'OROP ' W ' � .. . .. .. � .. . . \ 1 � � �� , . ` ,-.�s,,fl,� t3F 9UH 0 � . � . . . . i . �. x . � � �l:li:i) i ... Wall B � :;,_ 11 , i , l+ - . + . ' . . . . . � _� � � \ �--- Wall A is approximately 310 feet long across Lots 3-8, Block 3. The wall is a maximum of three feet tall. Wall B sits below Wall A and is 570 feet long across Lots 2-11, Block 3. The wall is a maximum of 6.5 feet tall. Wall C sits below Wall B and is approximately 150 feet long across Lots 10 and 11, Block 3. This wall is four feet tall. Retaining walls greater than four feet in height require a permit and must be designed by a structural engineer licensed in Minnesota. The emergency overflow (EOF) between Lots 5 and 6 in Block 3 flows towards Wall A and Wall B. Staff will work with the engineer designing the stormwater system and the structural engineer designing the walls regarding conveyance of the water for this EOF. STREETS The proposed street plan consists of a private cul-de-sac to access onto Lyman Boulevard (CSAH 18) opposite the intersection with Crossroads Boulevard. This 90-foot diameter cul-de- sac would be named Crossroads Court and would also have two private road legs that would provide access to three additional lots each. Planning Commission Arbor Glen—Planning Case 2015-16 July 7, 2015 Page 12 of 26 The cul-de-sac is approximately 517 feet long with a profile grade of 4.08%. An 88-foot landing at 2.05% grade is provided for vehicles at the intersection with Lyman Boulevard (CSAH 18). The roadway width proposed is 24 feet, which is greater than the minimum 20 feet requii�ed. The reverse curves at the entrance to Arbor Glen have not been designed to 30 mph standards. Crossroads Court will require speed limit signage to indicate an appropriate speed for entering vehicles. The applicant's engineer shall submit documentation for the design speed selection and show turning movements in the plan set to demonstrate that larger vehicles will be able to navigate the roadway curvature. The two private roads are 20 feet wide. The North Private Drive has a profile grade of 1%. The South Private Drive has a profile grade of 3.14% to 1.57%. A vertical curve is required between the two grades. The curve and line table for the horizontal alignments of all streets must be revised to match the plan sheets. The specifications for this project must be revised to match the current City of Chanhassen Standard Specifications and Detail Plates and the proposed plan set, including but not limited to the pavement design. The applicant must obtain permits from Carver County for construction of an access and all other work in their right-of-way. They must also comply with the following comments received from the Carver County Engineering Office: 1. There is an existing field entrance (curb cut) on 101. We would like to see that curb cut removed since access will be from CSAH 18. 2. The drainage along the corridor right of way should remain in a similar flow direction. It appears fi•om the contours that with the building of the berm there may be an area that doesn't drain. [Please revise.] 3. Any grading or other work within the road right of way will i�equire a permit. DRIVEWAYS AND TRAILS :...��.,w�.., - Eliminates 2 � L � The plan sheet must show the locations of � Accesses to 1e proposed driveways. � Lyman B�vd � � ,, , � �r;t;�F� �ts� - ---�...- The three properties to the east of this parcel � � '' �"•• � �: ' _ , • `'"M'.� . � have access directly from Lyman Boulevard. �` ►��`'!� •"��,� >' ` � `' �-�sroac�s►��vd E�tii ll;ti��}f� .,�Y � I �f��Y�� .I�I.,�,n,�;af' In the future, when those properties wish to , ,� G �`� ' �� l have access to Lyman Boulevard at a full ''�'�l�t� `� : �� ' � _;� "��` .,;,. " "�'"*;y, � ,a�' i intersection, the best option would be to have =�:�`-� '" , '" :' .r�',;�4�� ' `'` them connect to the Crossroads Court. They ��' ti-;��-��,. , would be able remove their existing accesses ` `+�"� . and construct a private, shared drive to the � �. '''. Planning Commission Arboi•Glen—Planning Case 2015-16 July 7, 2015 Page 13 of 26 proposed cul-de-sac. The applicant shall submit a concept sketch showing how such a driveway connection would work with the proposed design for Crossroads Court. The applicant has proposed a 10-foot bituminous trail on the west side of State Highway 101 within MnDOT right-of way. This trail meanders from a 5-foot offset from the back of curb to a 25-foot offset. The design shall be revised to provide a 10-foot bliffer between the trail and the back of curb as recommended by the MnDOT Bikeway Facility Design Manual. An ADA-compliant pedesh•ian ramp shall be constructed where the trail intersects Lyman Boulevard. The City of Chanhassen Standard Detail Plates for pedestrian ramps shall be added to the plan set. The applicant must obtain a permit for any work in the MnDOT right-of-way. A five-foot wide sidewalk is proposed to connect pedestrians fi�om within the Arbor Glen development to the bituminous trail system along State Highway 101. The sidewalk begins at the end of the northern private roadway and jogs east to connect with the proposed trail. Profile grades shall be shown for the sidewalk and bituminous trail. SANITARY SEWER AND WATERMAIN The developer proposes to directionally bore a connection under Lyman Boulevard (CSAH 18) to the existing sanitary sewer manhole on Crossroads Boulevard. This connection is at a depth that allows gravity sanitary sewer access to all the proposed lots on this development. The minimum sanitary sewer grade that the city will accept is 0.40%; therefore, setting the design grade to this minimum is not advisable. The plan must have a design grade that the developer and engineer are confident that the construction process will achieve the minimum of 0.40%. If the grade is flatter than 0.40% at the time of acceptance, the city will require the �� sanitary sewer be excavated and reconstructed to meet the grade requirement. Staff recommends use of 0.50% minimum design grade. ' The sanitary sewer main on site will be 8-inch PVC and shall be installed per the City of ', Chanhassen Standar�d Specifications and Detail Plates. ' The developer shall connect to an existing watermain stub on the property and loop their water I�I through a connection to watermain along State Highway 101. The 8-inch watermain pipe plans I� shall be revised to call out C900 as the pipe material and shall be installed per the City of Chanhassen Standard Specifications and Detail Plates. The proposed sanitary sewer and water main shall become city-owned after construction and acceptance by the City Council. Planning Commission Ai�bor Glen—Planning Case 2015-16 July 7, 2015 Page 14 of 26 The proposed plan shows the stormwater infiltration system above the watermain from the South Private Drive to Highway 101. Maintenance of the watermain underneath a system of that type would be problematic. The watermain connection to Highway 101 shall be relocated away from the stormwater infiltration system. STORM WATER MANAGEMENT Article VII, Chapter 19 of city code describes the required storm water management development standards. Section 19-141 states that "these development standai•ds shall be i•eflected in plans prepared by developers and/or project proposers in the design and layout of site plans, subdivisions and water management features." Section 19-144 stipulates that water quality treatment must meet NURP criteria or NPDES construction permit, whichever is more restrictive. This site lies within the boundaries of the Riley-Purgatary-Bluff Creek Watershed District and is ' subject to their stormwater management requirements. These requirements are similar to ', Minimal Impact Design Standards and have the same required removals of total phosphorus and '� total suspended solids as does Chanhassen's code. Chanhassen's MS4 permit was re-issued in �i 2014. Part III.D.S states that each MS4 is required to develop local controls that require new developments, in excess of one acre, to have no net-increase in stormwater discharge volume nor any increase in TP and TSS from predevelopment conditions. Finally, the NPDES construction permit, under which the applicant must develop, states that: "Where a project's ultimate development replaces vegetation and/or other pervious surfaces with one (1) or moi•e acres of cumulative impervious surface, the Permittee(s) must design the project so that the water quality volume of one 1) inch of runoff from the new impervious surfaces created b�project is retained on site (i.e. infiltration or other volume-reduction practices) and not discharged to a surface water." In summary, the stormwater management must meet the following standards: 1. Volume Reduction: 1.1 inches of runoff from new impervious surfaces must be retained on- site through infiltration or other accepted practices such as re-use and not discharge off site. 2. Total Suspended Solids (TSS) Reduction: Net decrease in TSS post-development compared to pre-development leaving the site. 3. Total Phosphorus (TP): Net decrease in TP post-development compared to pre-development leaving the site. 4. Rate Reduction: No increase in peak discharge rates for the 2-year, the 10-year and the 100- year return frequency storm events. The applicant is proposing to install a trident underground storage and filtration system and a stormwater detention pond. The facility will act solely as a filtration device and will not provide any infiltration and, therefore, will not meet the requirements of any of the aforementioned regulations. Both the MS4 and the NPDES Construction permits talk about situations where it is infeasible to infiltrate stormwater. The applicant has not provided evidence that it is infeasible to Planning Commission Arbor Glen—Planning Case 2015-16 July 7, 2015 Page 15 of 26 meet the requirements. Further, infiltration is not the sole method of abstraction. Since this will �'i be maintained by the association, this area should be included in a separate Outlot to be owned I by the association. Included with the application packet was a geotechnical report from Janua�y of 2007. This report was performed with expectation of construction a single retail building and is specific to that use. No borings were advanced within 150 feet of the Highway 101 right-of-way where there may be adequate space to install an infiltration feattue. In two of the five borings provided, significant sand layers are noted in the borehole logs. This finding indicates that opportunity for infiltration does exist on the site. The applicant must meet the volume reduction requii•ements oz•provide evidence that the site, in its entirety, meets the criteria by which infiltration is infeasible as discussed in the NPDES permits. In the case of the latter, the applicant must evaluate other methods of volume reduction. The applicant will need to get the approval of the RPBCWD if they meet the standards of and are issued a permit foi• stormwater management by the district in which case they will satisfy city requirements. They were informed at a May 1 St meeting with the city of this need. Staff offered to attend that meeting to help coordinate their efforts and minimize duplicative efforts. As of this report the meeting has not occurred. The treatment facilities being proposed do not result in a reduction of TP under developed conditions versus undeveloped but rather increases loading by 50% over pre-developed conditions. However, they do remove 90% of the total suspended solids and 65% of the total phosphorus (TP) running off the developed site which meets the watershed district's and the city's requirements for nutrient removal. The following table shows the pre-development and post-development loads of total suspended solids and total phosphorus. Table 1. Annual loading rates pre- and post-development Pt•e-development Loading Rates Post-development Loading Net reduction/increase in (LB/YR) Rates (LB/YR) annual load TSS 385.3 220.4 -164.9 TP 1.8 2.7 +0.9 Stormwater manhole 12 is near the center of the cul-de-sac. Ponding and collecting water in this area would potentially damage the pavement during freeze/thaw cycles. The stormwater catch basins inside the cul-de-sac bubble shall be relocated to the curb line and comply with the city'x standard detail for cul-de-sacs. Opercztions and Maintenance Part III.D.S.a(5) of the GENERAL PERMIT AUTHORIZATION TO DISCHARGE STORMWATER ASSOCIATED WITH SMALL MUNICIPAL SEPARATE STORM SEWER SYSTEMS UNDER THE NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM/STATE DISPOSAL SYSTEM (NPDES/SDS) PERMIT PROGRAM requires that "The permittee's Regulatory Mechanism(s) shall provide for the Planning Commission Arbor Glen—Planning Case 2015-16 July 7, 2015 Page 16 of 26 establishment of legal mechanism(s) between the permittee and owners or operators responsible for the long-term maintenance of structural storm�vater BMPs not owned or operated by the permittee, that have been implemented to meet the conditions for post-construction stormwater management in Part III.D.S.a(2)." The permit continues on to discuss minimum provisions to allow for inspection of and preservation of function of the facility as well as ti•ansfer of responsibilities in the event the facility is sold. The city has developed a maintenance agreement and this shall be revised accordingly, executed and recorded against the property. In addition, the developer or their representative shall develop an operations and maintenance manual which shall specify the anticipated inspection and maintenance schedule necessary in order to ensure there is no significant decreases in the practices' efficacies. This operations and maintenance manual shall be referenced in the maintenance agreement. The pond shall be included within the outlot which shall be dedicated to the city. This area will not be used to calculate the SWMP fees discussed in the next section. The trident shall be placed in a drainage and utility easement. Storm Water Utility Connection Cha�ges Section 4-30 of city code sets out the fees associated with surface water management. A water quality and water quantity fee are collected with a subdivision. These fees are based on land use type and are intended to reflect the fact that the more intense the development type the greater the volume, rate and pollutant load of runoff. This fee will be applied to Blocks 1, 2 and 3 as well as a11 private drives and roads. It is calculated as shown in the table below. Table 2. Surfczce Water Connection Fee calculation. Per acre rate Assessable Area Totals Water Quality $3,110.00 5.22 $16,234.20 Water Quantity $23,176.80 $4,440.00 5.22 Credit $1,555.00 3.9 acres treated ($6,064.50) Total due at �nal lat $33,346.50 ASSESSMENTS Water and sewer partial hookups are due at the time of final plat. The partial hookup fees will be assessed at the rate in effect at that time. The remaining partial hookups fees are due with the building permit. LANDSCAPING AND TREE PRESERVATION The applicant for the Arbor Glen property development has submitted tree canopy coverage and preservation calculations. They are as follows: Planning Commission Arbor Glen—Planning Case 2015-16 July 7, 2015 Page 17 of 26 Total upland area (excluding wetlands) 6.11 ac. or 266,475 SF Baseline canopy coverage 0% or 0 SF Minimum canopy coverage allowed 25% or 66,618 SF Proposed tree preservation 0% The applicant did not submit a tree inventory or preservation plan. The only ti�ees on the site are located within the wetland buffer and will be removed to construct a pond. Arbor Glen does not propose to preserve any existing trees. To bring the canopy coverage on the site up to the required 25%, a total of 61 trees will be required to be planted. The applicant has proposed a total of 78 trees, located in the front yard of each lot and in the bufferyat�ds. Ordinance requires that at least 75% of the required trees be overstory species. The applicant has proposed 40 overstory trees. An additional 18 overstory trees shall be planted throughout the development to meet the minimum required. The applicant is required to provide buffeiyard plantings along Lyman Blvd and Highway 101. Bufferyard requirements are as shown in the table: Landsca in Item Re uired Pro osed Bufferyard B —North property line, 11 overstory trees 12 overstory trees , Lyman Blvd., 560', 15' width 22 understory trees 23 understoiy trees ', 33 shrnbs 39 shrubs 'I Bufferyard B —East property line, Hwy 8 Overstory trees 7 Ovei•story trees I 101, 420', 15' width 16 Understory trees 15 Understory trees 25 shrubs 18 shrubs The applicant does not meet bufferyard landscaping requirements along the east property line, but does meet overall quantities required with the addition of one shrub. The applicant does not provide information on restoration plans for the wetland buffer. Staff recommends that a revised landscape plan be submitted showing seeding and planting pi�oposed to create a native buffer. This area is within the Primary Zone of the Bluff Creek Overlay District and shall be restored with a full distribution of native plants. The applicant shall submit a tree inventory and tree preseivation calculations as required by ordinance prior to final plat review and approval. MISCELLANEOUS Final grading plans and soil reports must be submitted to the Inspections Division before building permits will be issued. Engineered design and building permits are required for retaining walls exceeding four feet in height. Each lot must be provided with a separate sewer and water service. Demolition permits must be obtained before demolishing any structures. Proper removal, abandonment or sealing of storage tanks, on-site septic systems, wells, etc. is required. Permits are required, as applicable. Proposed street names shall be submitted for Planning Commission Arbor Glen—Planning Case 2015-16 July 7, 2015 Page 18 of 26 streets currently labeled "private drive." If applicable, eXisting home(s) affected by the new street will require address changes. The development must provide/maintain three-foot clear space around fire hydrants. The two private driveways will be required to have street names. Street names must be submitted to the Building Official and Fire Marshal for review and approval. The proposed fire hydrant located by Lot 1, Block 2 must be relocated to the property line between Lots 3 and 4, Block 2. Prior to combustible home construction, fire apparatus access roads capable of supporting the weight of fire apparatus shall be made serviceable. Street signs (temporary allowed) shall be installed prior to building permits being issued. The Fire Marshal must approve all signage. Fire hydrants shall be made serviceable prior to combustible construction. PARKS AND TRAILS Comprehensive Plan—Parks and Open Space The quality and number of recreational facilities in a community directly contributes to its quality of life. For this reason,the City of Chanhassen places a strong emphasis on parks and open space. As the city has developed and increased in population,more pressure and attention has been given to providing recreational opportunities for our residents. Increased leisure time,health awareness, greater mobility, and high disposable incomes have all contributed to the increased demand for recreational activities. The challenge of the next century will be to provide facilities for a growing and diverse population. Parks can be defined as public areas that provide active or passive-oriented recreational facilities. A significant characteristic of parkland is its accessibility to its users. Open space is any parcel that is not used for buildings or other stiuctures and is left in a natural state. Parks and open space perform diverse functions: meets physical and psychological needs, enhances and protects the resource base, enhances real estate values, and provides a positive impact on economic development. Comprehensive Park Plan The city's comprehensive park plan calls for a neighborhood park to be located within one-half mile of every residence in the city or within one mile of a community park. The proposed Arbor Glen development is located within the park service areas of two neighborhood parks— Chanhassen Hills Park and Riley Ridge Park, and one community park—Bandimere Park. These three public facilities offer a wide variety of park features including walking trails, playgrounds, picnic shelters, open play fields, outdoor basketball hoops, ball fields and a disc golf course. No additional parkland acquisition is being recommended as a condition of this subdivision. Comprehensive Trail Plan The proposed development will construct a section of ten-foot wide bituminous trail starting at the southwest intersection of Lyman Boulevard and Great Plains Boulevard and traveling south for approximately 675 feet to the southern terminus of the property. Future development activity Planning Commission Arbor Glen—Planning Case 2015-16 July 7, 2015 Page 19 of 26 to the south will extend the trail to a connection point at the Bandimere Park pedestrian underpass. The planned street and sidewalk plan must provide convenient pedestt�ian access from each of the homes to the planned and in-place pedestrian improvements at the intersection of Lyman Boulevard and Great Plains Boulevard. RECOMMENDED CONDITIONS OF APPROVAL 1. Full park dedication fees shall be collected per city ordinance in lieu of requiring parkland dedication; at current park fee rates this fee would total $121,800; and 2. Construction of Great Plains Boulevai•d trail from the southwest intersection of Lyman Boulevard and Great Plains Boulevard h•aveling south for approximately 675 feet to the southern terminus of the property. The developer shall provide design, engineering, construction and testing services required of the Great Plains Boulevard trail. All construction documents, including material costs, shall be delivered to the Park and Recreation Director and City Engineer foi•approval prior to the initiation of construction. The trail shall be 10 feet in width, surfaced with asphalt and constructed to meet all city specifications. The applicant shall be reimbursed by the City for the cost of the aggregate base, trail surfacing, and storm water systems utilized to construct the traiL This reimbursement payment shall be made upon completion and acceptance of the tr�ail and ' receipt of an invoice documenting the actual costs for the construction materials noted. Labor and installation, design, engineering and testing services are not reimbursable �I expenses. , COMPLIANCE TABLE �I'� Lot Area Lot Lot Maximum Site (sq. ft.) Width Depth Coverage Notes (s ft. Code 5,900 50 100 2,942 PUD) L 1 B 1 7,838 62 114 Pipeline easement, side yard private sh•eet 54 L 2 B 1 7,118 132 Pipeline easement 54 L 3 B 1 8,235 54 152 Pipeline easement L 4 B 1 8,101 54 147 Pipeline easement L 5 B 1 7,049 54 135 Pipeline easement L 1 B 2 9,290 67 138 Pipeline easement, Hwy 101 L 2 B 2 7,374 54 138 Hwy 101 L 3 B 2 7,601 54 138 Hwy 101 L 4 B 2 7,789 54 142 Hwy 101 L 5 B 2 7,267 54 130 Hwy 101, side yard private street Planning Commission Arbor Glen—Planning Case 2015-16 July 7, 2015 Page 20 of 26 Lot Area Lot Lot Maximum Site (sq. ft.) Width Depth Coverage Notes s . ft.) Code 5,900 50 100 2,942 PUD) L1 B 3 7,336 67 102 Pipeline easement, Pet�imeter setback variance request L 2 B 3 8,541 54 125 Perimeter setback variance request L 3 B 3 9,099 54 128 Bluff Creek, Wetland L 4 B 3 5,989 54 1 ll Bluff Creek, Wetland L 5 B 3 6,212 54 114 Bluff Creek, Wetland L 6 B 3 6,673 54 124 Bluff Creek, Wetland L 7 B 3 7,028 57 125 Bluff Creek, Wetland L 8 B 3 6,783 54 127 Bluff Creek, Wetland L 9 B 3 6,437 54 120 Bluff Creek, Wetland ' L 10 B 3 6,696 57 106 Bluff Creek, Wetland �I L ll B 3 6,983 61 111 Bluff Creek, Wetland Outlot A 4,964 Potential access to propet•ty to west. Pipeline Easement Outlot B 34,383 Outlot C 142,247 3.27 acres, Wetland, Storm Water Pond and Drainage Outlot D 22,639 0.52 acres, Private Street ROW 37,206 Total 369,756 8.49 Acres � Meets 90 feet at biiilding setback as permitted on cul-de-sac VARIANCES The applicant is requesting a variance from the perimeter PUD setback requirement from 50 feet to 20 feet. The existing access to Lyman Boulevard to this property was established with the development of the property to the north. This alignment limits the size of the lots on the west perimeter of the project. Given the specific housing types being proposed with the development, a variance is necessary to create an adequate building pad. The house to the west of the development is set back 75 feet from the property line and screened with a dense area of trees and shrubs. The proposed setback should not negatively impact the existing house. Planning Commission Arbor Glen—Planning Case 2015-16 July 7, 2015 i, Page 21 of 26 ' RECOMMENDATION Staff recommends that the Planning Commission approve the rezoning, subdivision with variance and conditional use permit subject to the following conditions and adoption of the attached Findings of Fact and Recommendation: REZONING Contingent on Final Plat approval for the Arbor Glen Development. SUBDIVISION WITH VARIANCE Buildin�: 1. Final grading plans and soil reports must be submitted to the Inspections Division before building permits will be issued. 2. Engineered design and building permits are required for retaining walls exceeding four feet in height. 3. Each lot must be provided with a separate sewer and water service. 4. Demolition pei•mits must be obtained before demolishing any structures. 5. Proper removal, abandonment or sealing of storage tanks, on-site septic systems, wells, etc. is required. Permits are required, as applicable. 6. Submit proposed street names for streets currently labeled "private drive." 7. If applicable, existing home(s) affected by new street will require address changes. En ineering: 1. There is an existing field entrance (cut•b cut) on 101. The curb cut shall be removed since access will be from CSAH 18. 2. The drainage along the corridor right-of-way should remain in a similar flow direction. It appears from the contours that with the building of the berm there may be an area that does not drain. 3. Any grading or other work within the road right-of-way will require a permit from Carver County. 4. The City shall require a drainage and utility easement to be granted over Outlot A. 5. A 10-foot easement is required on the rear lot lines of Lots 1 through 9, Block 3. Planning Commission Arboi�Glen—Planning Case 2015-16 July 7, 2015 Page 22 of 26 6. An easement for driveway access shall be gi•anted in favor of the properties to the west on Lyman Boulevat•d(CSAH 18). 7. The topography must show 100 feet beyond the property boundary to the west, including the first floor elevation of the building on the adjacent lot. 8. The grading plan must be revised to include the house pads and driveway locations 9. The low floor elevations of these proposed homes must be revised to comply with a three- foot separation from groundwater. 10. The lowest building openings of Lots 5 and 6, Block 3 must be adjust to a minimum of one foot above the emergency overflow (EOF) elevation. ll. A standard lot benching detail shall be included in the plan set. 12. The grading plan must be revised at the back of Lot 5, Block 2, between Lots 2 and 3, Block 3 and between the retaining walls to be no greater than 3:1. 13. The Surface Water Pollution Prevention Plan with all elements required by the NPDES Consttuction Permit shall be prepai•ed and supplied to the city for approval with the final plat and prior to any earth-disturbing activities. 14. Proof of the NPDES Construction Permit having been procured by the applicant shall be supplied to the city prior to any earth-disturbing activities. 15. The entire buffer area shall be placed into Outlot C and the outlot shall be dedicated to the city. 16. The trident underground storage and filtration system shall be located in a separate outlot fi�om Outlot C. 17. A detailed planting schedule, including types and size of plants if plugs are to be used or the seed composition, source and application rate and method if the area is to be seeded, must be provided to the city for review and approval before final plat. Yellow tags for the plant source must be provided to the city. The plants shall be native and free of neonicotinoids. 18. A detailed maintenance schedule for establishment of the pi•imary zone and buffer shall be provided to the city before final plat. 19. The soils within the buffer area shall be prepared by ripping to a depth of 12 inches to loosen them and shall meet MnDOT Specification 3877-3 for Sandy Clay Loam Topsoil Borrow. 20. All residential lots shall have a minimum of six inches of topsoil meeting the specifications for MnDOT Specification 3877-1 for Common Topsoil Borrow placed on all areas to be seeded or sodded. Planning Commission Ar•bor Glen—Planning Case 2015-16 July 7, 2015 Page 23 of 26 21. Monuments shall be placed at eveiy other property corner and at an angle of deflection greater than seven percent, but in no case shall they be greater than 150 feet apart. The signs shall be installed immediately subsequent to completion of final grade below the wall and before any building permits are issued for Lots 2 tlu�ough 11, Block 3. The plans shall be changed to reflect this requirement before final plat. 22. Retaining walls shall be owned and maintained by a Homeowners Association (HOA). The plan set shall call out the material for these retaining walls. 23. Walls over six feet tall (Wall B) shall not be boulder walls. Tiered boulder•walls with a combined total height greater than six feet tall must have adequate spacing between such that they do not structurally impact one another. 24. The vegetation between tiered walls shall be low or no maintenance. 25. The emergency overflow (EOF) between Lots 5 and 6, Block 3 flows towards Wall A and Wall B. Staff will work with the engineer designing the stormwater system and the structural engineer designing the walls regarding conveyance of the water for this EOF. 26. A vertical curve is required for the transition between+3.14% and -1.57% grade on the South Private Drive. 27. The cui•ve and line table for the horizontal alignments of all streets must be revised to match the plan sheets. 28. The specifications for this project must be revised to match the current City of Chanhassen Standard Specifications and Detail Plates and the proposed plan set, including but not limited to the pavement design. 29. The applicant's engineer shall submit documentation for the design speed selection and show turning movements in the plan set to demonstrate that larger vehicles will be able to navigate the roadway curvature. 30. The applicant must obtain permits from Carver County for construction of an access and all other work in their right-of-way. They must also comply with the comments received from the Carver County Engineering Office. 31. The plans shall be revised to provide a 10-foot buffer between the trail and the back of curb as recommended by the MnDOT Bikeway Facility Design Manual. 32. An ADA-compliant pedestrian ramp shall be constructed where the trail intersects Lyman Boulevard. 33. The City of Chanhassen Standard Detail Plates for pedestrian ramps shall be added to the plan set. Planning Commission Arbor Glen—Planning Case 2015-16 July 7, 2015 Page 24 of 26 34. The applicant must obtain a permit for any work in the MnDOT right-of-way. 35. Profile grades shall be shown for the sidewalk and bituminous trail. 36. The plan must have a design grade that developer and engineer are confident that the construction process will achieve the minimum of 0.40%. If the grade is flatter than 0.40% at the time of acceptance, the city will require the sanitary sewer be excavated and reconstructed to meet the grade requirement. Staff recommends use of 0.50% minimum design grade. 37. The 8-inch watermain pipe plans shall be revised to call out C900 as the pipe material and shall be installed per the City of Chanhassen Standard Specifications and Detail Plates. 38. The watermain connection to Highway 101 shall be relocated away from the stormwater infiltration system. 39. The proposed sanitaiy sewer and water main shall become city-owned after construction and acceptance by the city council. 40. The applicant must meet the volume reduction requirement of 1.1 inches of water quality volume from all new impeivious surface or provide evidence that the site, in its entirety, meets the criteria by which infiltration is infeasible as discussed in the NPDES permits. If infiltration is found to be infeasible, then the applicant must evaluate other methods of abstraction. 41. The stormwater catch basins inside the cul-de-sac bubble shall be relocated to the curb line and comply with the Chanhassen Standard Detail for cul-de-sacs. 42. A Homeowners Association (HOA) must be established that is responsible for the maintenance and operation of the trident system if it is approved. 43. The city-authored maintenance agreement shall be revised accordingly, executed and recorded against the property. 44. The applicant shall develop an operations and maintenance manual which shall specify anticipated inspection and maintenance, as well as schedule, necessary to ensure there is not significant decreases in the practices' efficacies. This operations and maintenance manual shall be referenced in the maintenance agreement. 45. SWMP fees estimated to be $33,346.50 are due at the time of final plat. 46. The wetland delineation shall be approved as is or, if changes are required, the plat will need to change to accommodate the revised boundary. 47. The applicant is responsible for applying for, procuring approvals from and meeting the requirements of all other agencies with jurisdiction over the project including, but not limited Planning Commission Arbor Glen—Planning Case 2015-16 July 7, 2015 Page 25 of 26 to, the Minnesota Pollution Control Agency and the Riley-Purgatory-Bluff Creek Watershed District. 48. Water and sewer partial hookups are due at the time of final plat. The partial hookup fees will be assessed at the rate in effect at that time. Environmental Resources: 1. A total of 18 additional overstory trees shall be planted throughout the development. The applicant will submit a revised landscape plan. 2. A wetland biiffei�restaration plan shall be included in the revised landscape plan. 3. The applicant shall submit a tree inventory and tree preservation calculations as required by or•dinance prior to final plat review and approval. Fire: 1. Provide/maintain three-foot clear space around fire hydrants. 2. The two private driveways will be required to have street names which shall be submitted to the Chanhassen Building Official and Fire Marshal for review and approval. 3. Relocate the proposed fire hydi•ant located by Lot 1, Block 2 to the property line between Lots 3 and 4, Block 2. 4. Prior to combustible home construction, fire apparatus access roads capable of supporting the weight of fire apparatus shall be made serviceable. 5. Street signs (temporary allowed) shall be installed prior to building permits being issued. ��I The Fire Marshal must approve street signage. , 6. Prior to combustible construction fire hydrants shall be made serviceable. II Parks: 1. Full park dedication fees shall be collected per city ordinance in lieu of requiring parkland dedication. 2. Construction of Great Plains Boulevard trail from the southwest intersection of Lyman Boulevard and Great Plains Boulevard traveling south for approximately 675 feet to the southern terminus of the property. The developer shall provide design, engineering, construction and testing services required of the Great Plains Boulevard trail. All construction documents, including material costs, shall be delivered to the Park and Recreation Director and City Engineer for approval prior to the initiation of construction. The trail shall be 10 feet in width, surfaced with asphalt and constructed to meet all city Planning Commission Arbor Glen—Planning Case 2015-16 July 7, 2015 Page 26 of 26 specifications. The applicant shall be reimbursed by the City for the cost of the aggregate ��' base, trail surfacing, and storm water systems utilized to construct the trail. This reimbursement payment shall be made upon completion and acceptance of the trail and receipt of an invoice documenting the actual costs for the construction materials noted. Labor and installation, design, engineering and testing services are not reimbursable expenses. CONDITIONAL USE PERMIT 1. The developer may dedicate Outlot C to the City. 2. The developer shall prepare a restoration plan for the Bluff Creek Corridor. 3. The buffer will be required to have a vegetation management plan and soil amendments. ATTACHMENTS 1. Findings of Fact and Decision. 2. Development Review Application. 3. Arbor Glen Narrative. 4. Reduced Copy Survey. 5. Reduced Copy Preliminary Plat. 6. Reduced Copy Final Plat. 7. Reduced Copy Title. 8. Reduced Copy Street Plan (2 sheets). 9. Reduced Copy Sanitary Sewer and Watermain Plan. 10. Reduced Copy Storm Sewer Plan (2 sheets). 11. Reduced Copy Grading Plan. 12. Reduced Copy Erosion Control Plan. 13. Reduced Copy Landscape Plan. 14. Reduced Copy Detail Sheets (3 sheets). 15. Reduced Copy Buffer Averaging Plan. 16. Sample Building Elevations, Northfield. 17. Sample Elevations. 18. Sample Floor Plan, Piceno VII. 19. Email from Jennie Skancke, DNR dated June 12, 2015. 20. Memo from Scott Sobiech of Barr Engineering dated June 27, 2015. 21. Public Hearing Notice and Affidavit of Mailing List. g:\p1an�2015 planning cases�2015-16 arbor glen\staff report arbor glen.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of Arbar Glen Chanhassen, LLC and Gianetti Properties, LLC fo1•a Concept and Preliminary Planned Unit Development approval to Rezone fi•oin A2, Agricultural Estate District, to PUD-R, Plaimed Unit Development-Residential; Subdivision approval to create 21 lots and 4 outlots with a variance for setbacks; and a Conditional Use Permit to permit development within , the Bluff Ci•eek Overlay Dist�-ict, on 8.29 acres—Arboi•Glen—Pla�ining Case 2015-16. i On July 7, 2015, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of Arbor Glen Chanhassen, LLC and Gianetti Properties, LLC for concept and preliminaiy Planned Unit Developinent, preliininary plat approval with a vai•iance and conditional use pennit for development of property. The Planliing Commission conducted a public hearing on the proposed subdivision preceded by published and mailed notice. The Planning Commission heard testiinony from all inter•ested persons wishing to speak and now makes the following: FINDINGS OF FACT 1. The proper-ty is cui�rently zoned Agricultural Estate District, A2. 2. The property is guided in the Land Use Plan for Residential— Low Density use. 3. The legal description of the property is: All that part of the northerly 730.00 feet of the North Half of the Southwest Quarter of Section 24, Township 116, Range 23, as measured along the West line thereof and lying westerly of the center line of State Highway No. 101. The centerline of said Highway No. 101 is described as follows: Beginning at a point on the Noi-th line of the Southwest Quai-ter of Section 24, Township 116, Range 23, a distance of 632.52 feet east of the Noi�thwest corner of said Southwest Quartei; the bearing of the Noi-th line of the Southwest Quarter is assumed to be South 88 degrees 46 minutes 29 seconds East. Thence South 4 degr•ees 24 minutes 47 seconds West a distance of 413.72 feet thence on a tangential curve, concave to the east having a central angle of 11 degrees 38 minutes 21 seconds and a radius of 1962.29 feet a distance of 398.62 feet. Thence South 7 degrees 13 minutes 34 seconds East tangent to the last described cuive, a distance of 217.65 feet thence on a tangential curve, concave to the west having a central angle of 14 degrees 29 minutes 17 seconds and a radius of 1166.15 feet a distance of 294.88 feet, more or 1ess, to a point on the South line of the North Half of the Southwest Qua1-ter of Section 24, Township 116, Range 23 and there terminating said point a distance of 660.44 feet easterly of the Southwest coi-ner of the Nor�th Half of the Southwest Quai�ter. All in Carver•County, Minnesota and subject to all easements of record. 1 4. The Subdivision Ordii�ance directs the Planning Commission to consider• seven possible advel•se effects of the proposed subdivision. The seven (7) effects and our findings regarding them are: a. The pt•oposed subdivision is consistent with the zoning ordinance; b. The proposed subdivision is consistent with all applicable city, county and regional plans including but not lunited to the city's comprehensive plan; c. The physical characteristics of the site,including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and stoi7n water drainage are suitable for the proposed development; d. The proposed subdivision inakes adequate provision for water supply, stoi�n drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; e. The proposed subdivision will not cause significant adverse environmental damage; f. The proposed subdivision will not conflict with easements of record; and g. The pi-oposed subdivision is not preinature. A subdivision is prematui-e if any of the following exists: (1) Lack of adequate storm water drainage. (2) Lack of adequate roads. (3) Lack of adequate sanitary sewer systems. (4) Lack of adequate off-site public impi-ovements or support systems. 5. The Zoning Ordinance directs the Planning Commission to consider six (6)possible adverse affects of the proposed amendment. The six (6) affects asld 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 coilsistent with the official City Coinprehensive Plan. b. The proposed use is compatible with the present and future land uses of the area. c. The proposed use conforms with all perfoimance standards contained in the Zoning Ordinance subject to the granting of the setback variance. d. The proposed use will not tend to or actually depreciate the area i�1 which it is proposed. e. The proposed use can be accoinmodated with existing public services and will not overbui•den the city's service capacity. 2 £ Traffic generation by the proposed use is witlun capabilities of streets serving the property. 6. Variance a. Variances shall only be pei7nitted when they are in hal7nony with the general purposes and intent of tlus Chapter and when the variances are consistent with the compi-eherisive plan. Finding: The construction of a single-family home is a nonnal use of the property in a '� residential district, wluch is in har7nony with the general pu1•poses and intent of the PUD- R district being proposed. Providing adequate access to the site dictated the configuration of the lots on the western edge of the development. This configuration also forced the location of the buildings on the site, which requir•e a variance to ci-eate a suitable building pad. b. When there are practical difficulties in complying with the zoning ordinance. "Practical difficulties," as used u1 connection with the grantiilg of a variance, means that the property owner proposes to use the property in a reasonable maimer not per�nitted by this Chapter. Practical difficulties include,but are not limited to, inadequate access to direct sunlight for solar energy systeins. Finding: The alignment of the access road fi-om Lyman Boulevard was established with the development of the proper�ty to the north. The difficulty is that the house pad is pushed further to the west, resulting in the need for a vai•iance. c. That the puipose of the variation is not based upon economic considerations alone. Finding: The pu1•pose of the variance is not based on econoinic considerations alone. The applicant desiz-es to constz-uct single-family homes on the site consistent with the land use designation of the property. d. The plight of the landowner is due to circumstances unique to the property not created by the landowner. Finding: The access to the site was detei7nined with previous development approvals for the property to the north. e. The variance, if granted, wi11 not alter the essential character of the locality (siinilar hoine sizes). Finding: The homes proposed with the development will be compatible with existing housing in the area. The houses to the west are set back approximately 75 feet from the property line with a dense area of trees and shrubs. f. Variances shall be granted for earth sheltei•ed consri-uction as defined in Minnesota Statutes Section 216C.06, subdivision 14, when in harmony with this Chapter. 3 Finding: This does not apply to this request. 7. Conditional Use Pei7nit a. The proposed development will not be detrimental to or degrade the public health, safety, comfoi�t, convenience or�eneral welfare of the neighborhood or the city. The proposed houses are compatible with neighborulg development. Stoi�n water management will be included as part of the developinent. b. The p1•oposed development will be consistent with the objectives of the city's coinprehensive plan and the zoning ordinance subject to the variance approval on the westei-n two lots. c. The proposed development will be designed, constructed, operated and maintained so to be compatible in appearance with the existing or inteilded character of the general vicinity and will not change the essential character of that area. d. The proposed development will not be hazardous or disturbing to existing or planned neighboring uses. e. The proposed development will be sei•ved adequately by essential public facilities and services, including streets,police and fire protection, drainage stiuctures, refuse disposal, water and sewer systems 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. f. The proposed development will not create excessive requii•ements for public facilities and services and will not be detriinental to the economic welfare of the community. g. The proposed development will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons,propei�ty or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, odors,rodents, or trash. h. The proposed development will have vehicular approaches to the property which do not create traffic congestion or interfere with traffic or sun•ounding public thoroughfares. i. The proposed development will not result in the destruction, loss or damage of solar access, natural, scenic or historic features of major significance. j. The proposed development will be aesthetically compatible with the ai•ea. k. The proposed development will not depreciate surrounding propei�ty values. 1. The proposed development will meet standards prescribed for ce1-tain uses as provided in the Conditional Use article. 8. The plaiming report #2015-16 dated July 7, 2015, prepared by Robert Generous, et al, is incorporated herein. 4 RECOMMENDATION The Plamling Commission recommends that the City Council approve rezoning the property froln A2 to PUD-R; Preliminary Plat creating 21 lots and 4 outlots with a variance from the peruneter PUD setback requireinent; and a Conditional Use Pennit to develop within the Bluff Creek Overlay District. ADOPTED by the Chanhassen Planning Commission this 7t'' day of July, 2015. CHANHASSEN PLANNING COMMISSION BY: Andi-ew Aller, Its Chairman g:\p1an�2015 planning cases�2015-16 arbor glen\findings of fact.doc 5 ` �,,; , , �� _._ ,,� , , �- �. �i_.' COMMUNITY DEVELOPMENT DEPARTMENT Planning Division—7700 Market Boulevard �.1��s�� E� � ��) �� L� Mailing Address — P.O. Box 147, Chanhassen, MN 55317 Ph�ne: (952) 227-1300/ Fax: (952)227-1110 ��i`��;�� =i,'�?��R!1N�i7��'f APPLICATION FOR DEVELOPMENT REVIEW Submittal Date: l = PC Date: CC Date: �' I � 60-Day Review Date: \ � �� • � . . • • • . . . (Refer to the appropriate Application Checklist for required submittal information that must accompany this application) ' ❑ Comprehensive Plan Amendment.........................$600 ��Subdivision (SUB) , � g �' Create over 3 lots ............................................�a300 � Minor MUSA line for failin on-site sewers......$100 ❑ Create 3 lots or less......... ��Conditional Use Permit(CUP) �i � �$600 + $15 per lot I ( . � lots) ;, � Single-Family Residence.................................$325 ❑ Metes & Bounds ........................$300 + $50 per lot ❑ AllOthers.........................................................$425 ( lots) ❑ Interim Use Permit(IUP) ❑ Consolidate Lots..............................................$150 ❑ In conjunction with Single-Family Residence..$325 ❑ Lot Line Adjustment.........................................$150 ❑ Final Plat..........................................................$700 ❑ All Others.........................................................$425 Includes $450 escrow for attorney costs* 'Additional escrow may be required for other applications [��] ReZ011lflg (REZ� through the development contract. � Planned Unit Development (PUD)...................$750 , ❑ Minor Amendment to existing PUD.................$100 ❑ Vacation of Easements/Right-of-way(VAC)........$300 ❑ All Others.........................................................$500 (Additional recording fees may apply) ❑ Sign Plan Review...................................................$150 �- Variance (VAR) ..................................................,..$200 ❑ Site Plan Review(SPR) ❑ Wetland Alteration Permit(WAP) ❑ Administrative..................................................$100 ❑ Single-Family Residence...............................$150 ❑ C�ommercial/Industrial Districts* ......................$500 ❑ All Others.......................................................$275 F'!us $10 per 1,000 square feet of building area: ( thousand square feet) ❑ Zoning Appeal ......................................................$100 �Include number of exrstinq employees: "Include number of new employees: ❑ Zoning Ordinance Amendment(ZOA) .................$500 ❑ Residential Districts.........................................$500 Plus $5 per dwelling unit ( UIIItS� NOTE: When multiple applications are processed concurrently, the appropriate fee shall be charged for each application. � Notification Sign (C�ty to mstau and remo�e).......................................................................................................................$200 • , ,�` ��j 0'Property Owners' LISt Wlthlll 500' (City to generate after pre-application meeting).......��.��..�:�..:`...��..`....$3 per address ( addresses) �] Escrow for Recording Documents (check all that apply).......................................................................$50 per document 0 Conditional Use Permit ❑ ,Interim Use Permit ❑ Site Plan Agreement ❑ Vacation 0 Variance ❑ Wetland Alteration Permit ❑ Metes & Bounds Subdivision (number of deeds to be recorded: `y ) � ;,., , �. � � TOTAL FEE: �� .�� . • . •. . . Description of Proposal: SLt.,� ��i'��s_+�:�..v7:-�~ a-t l�a3Y�ow►'� A►n 1 �� Property Address or Location: '��!� .`�� , � ��s�* �n ?'�€?:";Y�', !>i�C� - Parcel # �), s �� Legal Description: �_-3C�1 :``, ��a��'�" �4 Total Acreage: Wetlands Present? (`��, Yes ❑ No . ' � . � PresentZoning �`; ,�)� � � ��1��t'��L�i��>>�(1�--�� -� RequestedZoning. i�' r �� a � .�_ ,�, Present Land Use Designation. d>P51C�1�L'�"'��- Requested Land Use Designation: �'��",��I' i�?,'/;.'i C��`�` Existing Use of Property: `.`��t� . )��U�- �' �(�,t°�AV�:�� ❑ Check box is separate narrative is attached. ,P.i:y .l 6 a. .� �. . �P`PL�Gltihifi UT111G�TF�A�i F�R�3�'�F��Y`�{FI�'t�E#d� In r�.;ta�L°-i5 �;i}�Js4::�fi:�t� , r;.;�;;�'alt':i�i'a., ��5�••,. i�0��. 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[�� =.�'i�Fd ?,_.]�t.�d�a9 F��Y rn�'e" d'+df.lrt�55 ._______.---__ _ _ ... __ �' I�'lr;j��r�� `�t_� �::{� niae� u h,4.��1 F�:��t �:��'�- �II'p��°"`��ti1��l�t: - __.�. _ C, t�atix�s` 't"� �.J�mail L_J I�,'lad�I�+er t:c�ay Eri's�!• _ _ ��°��q��; � `� `! �'ll`vi i �,_- i;�C�.1�'�� J�rv n � �[�� t;!1ANHP�S5E�1 P1A�!f�ING[��t'�C gt� ��•��-�� v�� __ _ _ ____ _._._._ _ _ _ _ This project is designed for detached singte tevel vittas. The hnmes are 40 feet wide and 50 to 65 feet deep. They wit! have a two car garage and range in size from 1500 to 2000 square feet on the main ftoor. All the homes witl have a covered porch. The smallest unit will have 2 bedrooms and 2 baths on the main ftoor. The middte unit witl have 3 bedrooms or 2 bedrooms and a den. And the largest unit wilt have 3 bedrooms ptus a den. 11 units will have walk out lower levets. 5 units with look out windows on the tower levet and 5 units with futt basements or slab on grade. Atl units witl be fulty handicap adaptable. Interiors witl have 9 to 10 faot ceitings, granite countertops and tuxury master baths. Exteriors wilt be cement board and vinyl siding with stone accents. Dimensional shingles (25 year). The project wit! have an HOA association. The HOA witt take care of everything exterior. Specificalty, the snow removat, tawn mowing and sprinkter systems. Att exterior maintenance of the home as well (roofing, siding and painting).The HOA will atso be responsible for the outtots. The premise of the project is to have a home that I can tive in titt I'm quite etderly and onty have the interior of my unit to maintain. My unit wi(t be adaptable to any changes in my heatth. And i can tock the door and go anywhere for any amount of time and not worry about the exterior. Condo type freedom while I'm stilt tiving in my detached singte famity. The site itself offers a lot of SW exposure over a targe wetland. Hopefutly tots of witdt9fe and birds. The site is also very conveniently tocated just off of 212 for easy access in muttipte directions. The price range for the units witt be in the high 300's to the high 400's. And we feet fihat detached singte famity units wilt add to the value of atl the existing housing in the area more so Chan any other type of product. There atso is a demand for this type of unit in this price range for peopte 55 plus {atthough this is not an age restricted community) wanting to downsize, have more freedom to go south , in the winter or travet more and yet have their awn home not attached to someone etse. 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Garage ..............................................442 sq.ft. Lanai..................................................247 sq.ft. Entry....................................................71 sq.ft. Total Sq.Ft. ....................................2,616 sq.ft, Opt.Tandem Garage SCANIVED Generous, Bob From: Skancke, Jennie (DNR) <lennie.Skancke@state.mn.us> Sent: Friday, June 12, 2015 11:28 AM To: Meuwissen, Kim; Generous, Bob; 'Kate Miner'; 'chentges@co.carver.mn.us'; Haworth, Brooke (DNR); 'cbleser@rpbcwd.org' Cc: Jeffery, Terry; Resner, Kathryn (DNR) Subject: RE: City of Chanhassen Agency Review Request for 9170 Great Plains Boulevard (Arbor Glen) - DNR comments Follow Up Flag: Foliow up Flag Status: Flagged Kim, Thank you for the opportunity to comment. I don't have any shoreland related zoning comments. However, please note that the wetland on site is DNR public water 10-214. The outfall from the newly constructed stormwater pond will likely need a public waters work permit. The DNR is working with the Riley Purgatory Bluff Creek Watershed District to delegate permitting authority, so the District may assume permit responsibility for the outfall. Regardless, state rules address the use of public waters for stormwater discharge. See 6115.0230 related to permitting outfalls, where the project must not exceed minimum dama�e to the environment of the waters, particularlv ecolo�y and 6115.0231 Subp3.The project is not detrimental to public values, including...water quality. We would expect that the stormwater inputs to the wetland be shown to have no detrimental effect to the water quality of the wetland and would like to see an assessment of such before the final plat is approved with the current stormwater configuration. I have previously communicated as part of the WCA process that 10-214 does not have an established OHW. However, we are happy to identify and flag the DNR jurisdictional OHW in the field, should it be needed for any reason. However, I believe that the wetland buffer requirements are based upon delineated wetland edge regardless of jurisdiction so an OHW may not be necessary. Thank you, Jennie ]ennie Skancke - Area Hydrologist (Scott, Dakota and Carver Counties) MnDNR � 1200 Warner Road � St. Paul, MN 55106 � T: 651-259-5790 � 7ennie.Skancke(�state.mn.us From: Meuwissen, Kim [mailto:kmeuwissen@ci.chanhassen.mn.us] Sent: Thursday, June 11, 2015 12:53 PM To: 'Kate Miner'; 'chentges@co.carver.mn,us'; Skancke, Jennie (DNR); Haworth, Brooke (DNR); 'cbleser@rpbcwd.org'; 'Maureen.Arnst@centurylink.com'; 'brenda.sudheimer@centurylink.com'; 'randall.olson@centurylink.com'; 'cthompson@mediacomcc.com'; 'cherie.monson@CenterPointEnergy.com'; 'Machemehl, Linda K'; 'Karl.r.johnson@xcelenergy.com' Cc: Generous, Bob; Mohn, Jerry; Fauske, Alyson; Smith, Stephanie; LittFin, Mark; Sinclair, Jill; Hoffman, Todd; Jeffery, Terry Subject: City of Chanhassen Agency Review Request for 9170 Great Plains Boulevard (Arbor Glen) Development Plan Review Agencies: Please review the attached request and respond with your comments no later than Thursdav.June 25,2015 to: j 1 II Bob Generous, Senior Planner City of Chanhassen PO Box 147 Chanhassen, MN 55317 952-227-1131 b�eneraus _ ci.c.hanhassen.mn.us Replies to this email will be automatically be copied to Bob. You can view the project documents at htt : /www.ci.chanhassen.rrrn.us 2015=16. Thank you! Ki1�7 Meumisse�t �� S�•. Communicatio»s/Ad�niitistrr�tive Supporf Specicrlist 952-227-II07 laneul�vissei�(ci;ci.chr��Ji�rssesa.»i�7.us CITY OF CHANHASSEN 7700 MARKET BOULEVARD PO BOX 14? CHANHASSEN,MN 55317 Find us on _ Fac�boak z resourceful. naturally. �ARR engineering and environmental consultants Memorandum To: Terry Jeffery, Water Resources Coordinator From: Scott Sobiech, PE Subject: Arbor Glen Preliminary Plan Review by Riley-Purgatory-Bluff Creek Watershed District Date: June 27, 2015 c: Claire Bleser; Administrator Riley-Purgatory-Bluff Creek Watershed District I� This proposed development will need a Riley-Purgatory-Bluff Creek Watershed District(RPBCWD) permit prior to beginning construction activities. We appreciate the opportunity to provide preliminary comments on the project. The RPBCWD has not received a permit application for this project but offers the following preliminary comments for the proposed Arbor Glen development at 9170 Great Plains Boulevard in Chanhassen, MN. Based on the information provided to date, the proposed design does not meet the RPBCWD rules and Erosion and Sediment Control, Wetland and Creek Buffer, Waterbody Crossing and Structure, and Stormwater Management permits from RPBCWD will likely be required prior to construction. We encourage the developer to discuss the project with the RPBCWD prior to submitting an application. The RPBCWD permit application, rules and rule guidance are available for download on the RPBCWD website: http://www.rpbcwd.orq/permits/. The following general comments are based on the rules that would likely apply to this project and highlight the areas where revisions or additional information would be needed to meet the RPBCWD rules. These review comments do not constitute approval, a variance, or exemption from the rules. Therefore this project will require permit approvals from the RPBCWD Board of Managers. o An Erosion and Sediment Control Permit (Rule C) is required from the RPBCWD because more than 50 cubic yards of earth will be placed, altered, or removed and more than 5,000 square feet of land-surface area will altered (Rule C, Section 2.1). Please see Rule C, Section 3 for the applicable criteria that must be included with the erosion control aspects of the proposed project. o A Wetland and Creek Buffer Permit(Rule D) is required from the RPBCWD because the proposed activities will require RPBCWD under Rule G and J (Rule D Section 2). The comments below only highlight some initial concerns identified related to wetland buffer shown. • The buffer widths are based on the RPBCWD wetland value classification in appendix D1 of the rules. A MnRAM assessment is needed to fully determine the wetland value classifications in Appendix D1 will be needed. • The proposed Stormwater management facilities must be at least the minimum buffer width away from the delineated wetland edge. Because a MnRAM assessment was not provided it is not possible to know if the minimum buffer width is maintained per Rule D, subsection 3.2d. Barr Engineering Co. d700 West 77th Street, Suite 200, Minneapolis, MN 55435 952.832.2600 www.barr.com To: From: Scott Sobiech, PE Subject: ArbOr Glen Preliminary Plan Review by Riley-Purgatory-Bluff Creek Watershed District Date: June 27,2015 Page: 2 o A Waterbody Crossing and Structures permit (Rule G)will likely be required because it appears there with be a structure place in the bed or bank of a water of the state. o A Stormwater Management Permit (Rule J) is required for this project because more than 50 cubic yards of earth will be placed, altered, or removed and more than 5,000 square feet of land- surface area will be altered (Rule J, Section 2.1) based on the information provided by the City. Based on the information provided, the criteria in Rule J, Section 3 would apply to the entire parcel. Comments provided below are preliminary and general in nature and the applicant should review the RPBCWD's Stormwater Management Rule for full details on submittal requirements. The following criteria would apply. • An applicant for a permit under this rule must demonstrate, using a model utilizing the most recent applicable National Weather Service reference data (e.g., Atlas 14), that the implementation of its stormwater management plan will: ■ Limit peak runoff flow rates to that from existing conditions for the two-, 10-and 100-year frequency storm events using a nested 24-hour rainfall distribution, and a 100-year frequency, 10-day snowmelt event, for all points where stormwater discharge leaves the site. The SCS Type II distribution has been superseded by information published in Atlas 14 and is not applicable to RPBCWD permit applications. The analysis must be revised to use a nested storm distribution (or frequency-based hyetograph) developed utilizing the most recent applicable National Weather Service reference data (e.g., Atlas 14). An example nested storm distribution can be provided by the RPBCWD. • Provide for the abstraction onsite of 1.1 inches of runoff from the new or fully reconstructed impervious surface of the parcel; ■ The current information suggests only filtration will be provided onsite. Filtration practices provide for no abstraction. The soil boring information suggests areas on the site may be suitable for infiltration. In addition, other abstraction methods, such as reuse, should be considered. ■ The bottom of filtration facilities must be at least three feet above the seasonal high water table. The groundwater level and absence of contaminated soils at the proposed BMP location must be verified. • Provide for at least sixty percent (60%) annual removal efficiency for total phosphorus, and at least ninety percent (90%) annual removal efficiency for total suspended solids from site runoff. The onsite abstraction of runoff may be included in demonstrating compliance with the total suspended solids and total phosphorus removal requirements. • All stormwater management structures and facilities must be designed for maintenance access and properly maintained in perpetuity. A maintenance and inspection plan must be provided. The maintenance and inspection plan must include specific maintenance requirements for the proprietary BMPs installed. CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) , ) ss. ��, COUNTY OF CARVER ) I, Karen J. Engelhardt, being first duly swar�n, on oath deposes that she is and was on June 25, 2015, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public Hearing for Arbor Glen — Planning Case 2015-16 to the persons named on attached EXhibit"A", by enclosing a copy of said notice in an envelope addressed to such owner, and depositing the envelopes addressed to all such owners in the United States mail with postage fully prepaid thereon; that the naines and addresses of such owners were those appearing as such by the records of the County Treasurei•, Caiver County, Minnesota, and by other appropriate records. . , , ; r �` t �.,{.�. ��;�--~-——��r...-c,.f� ,—�f'�e. -2 t�t Ka1•�n J. Eng� a dt, Depiit�Clerk ; � Subscribed and sworn to before me s ai.i ..,_,�_-- this,�� day of�-'(..k r�-�. , 2015. i , - —��n , (�1� " ,e�_��Jz.ili'� � Notary Pui�lic.-- ��' KIM T. 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ANGELA K GABBARD BRADLEY D HANSEN BRUCE ROY 8979 SOUTHWEST VILLAGE LOOP 8977 SOUTHWEST VILLAGE LOOP 603 SUMMERFIELD DR CHANHASSEN, MN 55317-8589 CHANHASSEN, MN 55317-8589 CHANHASSEN, MN 55317-7644 CHANDANA NANNAPANENI CHRISTAL D HENDERSON CRAIG L & PATRICIA A MULLEN 8974 SOUTHWEST VILLAGE LOOP 8980 SOUTHWEST VILLAGE LOOP 611 SUMMERFIELD DR �, CHANHASSEN, MN 55317-8589 CHANHASSEN, MN 55317-8589 CHANHASSEN, MN 55317-7644 ��I DANEIL J MUELLER DAVID G DELFORGE DEBRA CHRISTINE OLSON 587 SUMMERFIELD DR 891 LYMAN BLVD 8965 SOUTHWEST VILLAGE LOOP CHANHASSEN, MN 55317-7645 CHANHASSEN, MN 55317-9161 CHANHASSEN, MN 55317-8589 ERIC W LORENTZSON FRANK T & MARY LOU WHALEY GARY AMBACH 591 SUMMERFIELD DR 851 LYMAN BLVD 8973 SOUTHWEST VILLAGE LOOP CHANHASSEN, MN 55317-7645 CHANHASSEN, MN 55317-9161 CHANHASSEN, MN 55317-8589 GIANETTI PROPERTIES LLC GRANT JOSEPH CASANOVA JAMES D &JENNIFER J WILSON RE 2899 HUDSON BLVD 8957 SOUTHWEST VILLAGE LOOP 5730 YANCY AVE ST PAUL, MN 55128-7100 CHANHASSEN, MN 55317-8589 NEW GERMANY, MN 55367-9327 JOCELYN T RIGGS JODY SCHEPERS JUDE MARIA MADHAN WELLINGTON 8975 SOUTHWEST VILLAGE LOOP 501 INDIAN HILL RD 8959 SOUTHWEST VILLAGE LOOP CHANHASSEN, MN 55317-8589 CHANHASSEN, MN 55317-9533 CHANHASSEN, MN 55317-8589 KAI DONG KRAUS-ANDERSON INC LANITA L FRERICHS 8949 SOUTHWEST VILLAGE LOOP 4210 WEST OLD SHAKOPEE RD 8969 SOUTHWEST VILLAGE LOOP CHANHASSEN, MN 55317-8589 BLOOMINGTON, MN 55437-2951 CHANHASSEN, MN 55317-8589 LEISL FATEMA AU VANTE-JOHNSON LISA THANH TIEU MACHELLE H EDWARDS 595 SUMMERFIELD DR 8942 SOUTHWEST VILLAGE LOOP 8963 SOUTHWEST VILLAGE LOOP CHANHASSEN, MN 55317-7645 CHANHASSEN, MN 55317-8589 CHANHASSEN, MN 55317-8589 MANISH MOHAN MARK A&ANNMARIE T SCHULTZ MARK ALLEN SOLBERG 8978 SOUTHWEST VILLAGE LOOP 598 SUMMERFIELD DR 8967 SOUTHWEST VILLAGE LOOP CHANHASSEN, MN 55317-8589 CHANHASSEN, MN 55317-7645 CHANHASSEN, MN 55317-8589 MEP2 LLC NANCY J TURNBLAD PATRICK A & LAURENE FARRELL 17732 BALLANTRAE CIR 8972 SOUTHWEST VILLAGE LOOP 801 LYMAN BLVD EDEN PRAIRIE, MN 55347-3435 CHANHASSEN, MN 55317-8589 CHANHASSEN, MN 55317-9161 PAUL C SCHNETTLER PEDRO RODRIGO CASTRO DA ROBERT CARLSON SILVEI 599 SUMMERFIELD DR 8976 SOUTHWEST VILLAGE LOOP CHANHASSEN, MN 55317-7645 8953 SOUTHWEST VILLAGE LOOP CHANHASSEN, MN 55317-8589 CHANHASSEN, MN 55317-8589 SHANNON G & MICHELLE A KERN SOUTHWEST METRO TRANSIT SOUTHWEST VILLAGE TOWNHOME 607 SUMMERFIELD DR COMM ASS CHANHASSEN, MN 55317-7644 13500 TECHNOLOGY DR 971 SIBLEY MEMORIAL HWY EDEN PRAIRIE, MN 55344-2283 SAINT PAUL, MN 55118-2856 SPRINGFIELD HOMEOWNERS ASSN STATE OF MINNESOTA- DNR STATE OF MINNESOTA- DOT 7100 MADISON AVE 500 LAFAYETTE RD 395 JOHN IRELAND BLVD 631 TRAN GOLDEN VALLEY, MN 55427-3602 ST PAUL, MN 55155-4030 ST PAUL, MN 55155-1801 STEVEN A FRIEDRICHS TARA NIEVES ARGUIJO THE RYLAND GROUP INC 8955 SOUTHWEST VILLAGE LOOP 8961 SOUTHWEST VILLAGE LOOP 7599 ANAGRAM DR CHANHASSEN, MN 55317-8589 CHANHASSEN, MN 55317-8589 EDEN PRAIRIE, MN 55344-7399 THOR BENSON TIMOTHY M VICCHIOLLO TIMOTHY S &TAMARA S MILLER 604 SUMMERFIELD DR 583 SUMMERFIELD DR 579 SUMMERFIELD DR CHANHASSEN, MN 55317-7644 CHANHASSEN, MN 55317-7645 CHANHASSEN, MN 55317-7645