The URL can be used to link to this page

2. Liberty at Creekside ~ z < u ~ ~ ~ ~ < < ~ < ~ ~ ~ ~ 00. PC DATE: August 2, 2005 w CC DATE: August 22, 2005 CITY OF CHANHASSEN REVIEW DEADLINE: September 1, 2005 CASE #: OS-V Zy. BY: Aanenson STAFF REPORT PROPOSAL: LIBERTY AT CREEKSIDE 1. Rezoning and Preliminary Planned Unit Development - from Agricultural Estate to PUD, medium density residential 2. Subdivision with variances - of 36.01 acres into 30 lots 3. Site Plan Review - of 138 townhouses 4. Conditional Use Permit for grading within the Bluff Creek Overlay District LOCA TION: The property is located east of Audubon road and north of Pioneer Trail (1500 Pioneer Trail) APPLICANT: Town & County Homes 7615 Smetana Lane, Suite 180 Eden Prairie, MN 55345 952-253-0474 PRESENT ZONING: A2, Agricultural Estate ACREAGE: 36.01 gross acres 30.09 net acres DENSITY: 3.8 unit's acre gross / 4.5 units an acre net 2020 LAND USE PLAN: Medium Density Residential SUMMARY OF REQUEST: The applicant is requesting a rezoning to allow for a PUD, subdivision and site plan approval to build 138 townhomes. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City has a relatively high level of discretion in approving rezoning, PUDs and amendments to the PUDs because the City is acting in its legislative or policymaking 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 site plan is limited to whether or not the proposed project complies with Zoning Ordinance requirements. If it meets these standards, the City must then approve the site plan. This is quasi-judicial decision. The City's discretion in approving or denying a Variance is limited to whether or not it meets the standards of the City zoning Ordinance. The City has limited discretion in approving or denying conditional use permits, based on whether or not the proposal meets the conditional use permit standards outlined in the Zoning Ordinance. If the City finds that all the applicable conditional use permit standards are met, the permit must be approved. This is a quasi-judicial decision. Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 2 PROPOSAL SUMMARY The applicant is requesting a rezoning from A-2 to PUD-R to construct 138 townhomes. The density proposed at 4.5 units an acre net is consistent with the comprehensive plan or medium density. The development also proposes a subdivision and site plan review as well as a conditional use for grading within the secondary zone of the Bluff Creek Corridor/Floodplain. There are some significant grading issues which result in some tall retaining walls. All 138 town homes would be the same housing product. Staff is encouraging the developer to provide greater design changes or introduce another home, maybe one that is one story, especially in those areas that are not walkouts. Staff is recommending tabling this item to rework the grading and site design issues. BACKGROUND There is an existing home and farmstead on the site. Current access to the property is via a driveway from Pioneer Trail. The construction of new Highway 212 bisects the southeast corner of the property, thus eliminating the current driveway. Because of the flood plain and an additional crossing of the creek with a public street, staff recommends access be gained from the north. This access would require the completion of the new collector street (Bluff Creek Boulevard), as well as possible access through the Degler and Fox family parcels. The site has an elevation change of 70 feet from the north to the bottom of Bluff Creek on the south. The site is located within the Bluff Creek Overlay District which includes Bluff Creek and the surrounding floodplain. There are some significant slopes in the area but none of them meet the definition of a bluff. Comprehensive Plan! Land Use @iSli"" Land Use (.""", 00 .~~ ""'<j ROSS ACRES TOTAL 624 ACRES Agriculture Use (row crop or pasture) 442 Acres Agriculture, Residential 174 Acres Residential Estate 9 Acres Other Area Calculations T.R. 212 Right-Of-Way (approximate area) 125 Acres Wetlands (Chanhassen Wetland Inventory-45.2 acres and Bernardi Property 54 Acres delineated-8.8 acres) Floodways (100 year floodplain) 78 Acres II Steep Slopes (Chanhassen inventory of 18% or greater slopes) 19 Acres Bluff Creek Overlay Primary District 200 Acres Net developable 350 Acres Land Uses based on the 2020 City Comprehensive Plan and the Chanhassen 2005 Alternative Urban Areawide Review (AUAR) Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 3 LAND USE TOTAL NET PERCENTAGE MAXIMUM PROJECT DESIGNA TION DEVELOPABLE OF INTENSITY OF MAGNITUDE ACRES LAND USE DEVELOPMENT DATA Medium Density 8 du/acre 528-1056 units Residential/Low 132 38% Density Residential Medium Density 66 18% 8 du/ acre 528 units Residential Office 17 5% 0.35 FAR 270,00 square feet Office/Industrial 70 20% 0.30 FAR 920,500 square feet Bluff Creek 45 13% Primary Zone Park 20 6% park Net Acres Total 350 100% * Any District 112 school has been eliminated from the 2005 MUSA Alternative Urban Areawide Review The conceptual approval for Town and Country required an Environmental Assessment Worksheet (EA W). Rather than completing an EA W on just this site, an Alternative Urban Areawide Review (AUAR) was undertaken for the entire 2005 MUSA (Lower Bluff Creek) Metropolitan Urban Service Area. In reviewing the Lower Bluff Creek, in a holistic setting there were specific mitigation strategies that were established and they are listed below. Attached are the Complete Mitigation Initiatives. All of the recommendations are being incorporated in the design of the Lower Bluff Creek area. All property with the Lower Bluff Creek area will be assessed for the cost of the AUAR on a per acreage basis. The assessment for the AUAR will be paid at the time of plat recording. Specific strategies: 1. All permits identified in the AUAR (See question #8), as well as other necessary permits that may be required, will be secured by the City, or private parties as appropriate, for all development activities within the project area. 2. The City will follow its own regulations, ordinances, plans, and policies currently in place in the review and approval of all development activities within the project area. These items include The 2020 Comprehensive Land Use Plan, the official zoning and subdivision ordinances and the Bluff Creek Overlay ordinance. In addition, the Bluff Creek Watershed Natural Resource Management Plan, the Suiface Water Management Plan, the Public Water Supply and Distribution System Plan (currently being revised) and the Comprehensive Sewer Policy Plan will be used as technical resources in reviewing development activities and developing associated public infrastructure. 3. The City will extend public sewer and water services in a manner consistent with existing plans and policies for delivering trunk sanitary sewer service and watermain systems. Abandonment and closure of individual well and septic systems will follow existing local Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 4 and state regulations. 4. The City will work with MnlDOT and Carver County to periodically monitor traffic as generated from development within the project area as well as regional development initiatives that will affect the project area. Regional roadway improvements such as TH 212/312 and improvements to County Roads (Audubon Rd., Lyman Blvd., Pioneer Trail and future Powers Blvd. extension) will alter travel patterns. Performing traffic counts and monitoring traffic movements will help in facilitating future local roadway improvements. 5. The City will provide for adequate regional and local stormwater ponds and trunk facilities to protect water resources and water quality as guided by the Stonn Water Management Plan and Bluff Creek Watershed Natural Resource Management Plan. [National Pollutant Discharge Elimination System (NPDES) Phase II with individual site development] 6. The City will implement a development tracking mechanism to monitor development within the AUAR Project Area and its conformance with the development scenario. 7. The City will enforce its parkland dedication practices consistent with the goals and policies outlined in the 2020 Comprehensive Plan and the Bluff Creek Watershed Natural Resource Management Plan and the requirements of the subdivision ordinance. 8. The City will follow existing zoning regulations including Floodplain Overlay (Article V), Wetland Protection (Article VI), Shoreland Management (Article VII), Bluff Protection (Article XXVIII) and Bluff Creek Overlay (Article XXXI) to protect natural and environmental resources from potential impacts resulting from the Development Scenario. The City will reference policies and strategies outlined in the 2020 Comprehensive Plan, Comprehensive Stonnwater Management Plan and Bluff Creek Watershed Natural Resource Management Plan as technical resources during the review of specific development projects. Multi-Family Design Standards In the fall of 2004 the City adopted Design Standards for Multi-Family developments. Sec. 20-1088. Architectural style. . Architectural style shall not be restricted. Evaluation of the appearance of a project shall be based on the quality of its design and in relationship to its surroundings, guided by the provisions of this section. Site characteristics to be evaluated for this purpose include building and landscaping, colors, textures, shapes, massing of rhythms of building components and detail, height of roof line, setback and orientation. Designs that are incompatible with their surroundings or intentionally bizarre or exotic are not acceptable. . Monotony of design, both within projects and between adjacent projects and its surroundings, is prohibited. Variation in detail, form, and sighting shall provide visual interest. Site characteristics that may be used for this purpose include building and Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 5 landscaping, colors, textures, shapes, massing of rhythms of building components and detail, height of roof line, setback and orientation. . All buildings shall have a minimum of 20 percent of accent material. Accent material may include brick, stone cut face block or shakes. The use of any EFIS shall not be on the first story of any building or one story in height. There is only one home style for all 138 units. The variety will be only in color (2 choices) and brick selection. Not all products meet the 20 percent accent material. Staffwould like to see another housing type introduced, specifically a one-story unit that works with the grades. Sec. 20-1089. Land use. All developments shall create a unified design of internal order that provides desirable environments for site uses, visitors and the community. The following design elements shall be incorporated into a project: . The project shall create a unique neighborhood identity. . Creation of interconnecting neighborhoods in collaboration with adjoining landowners (street, walkways, preservation of natural features, parks and gathering places). . Each neighborhood has a focal point or gathering place including parks, greens, squares, entrance monuments, historic structures (silos/barns) or public furniture (gazebos, benches, pergolas). . Recreation facilities (playgrounds, tot lots, swimming pools and gardens). . Diversity of product type and design to accommodate different age groups and individuals in different socio-economics circumstances. . Broad variety of housing choices--twin homes, row houses, town homes, flats above garages, apartments over shops, garden apartments, senior living opportunities and condominiums. Aaccess to the site is via the collector road Bluff Creek Boulevard. The development is topographically separated in the fact that it is bordered on the south by Bluff Creek and the trees on the steep slope with a wooded area to the north. It will be an isolated neighborhood because of these factors. While there is a preservation area to the south there isn't any focal or gathering place. Again, all units would be one type. Staff is recommending that a greater neighborhood identity be established through the creation of a gathering/focal place and the introduction of another housing style. Sec. 20-1090. Curb appeal. To encourage roadway image or curb appeal projects shall create a variety of building orientation along the roadways; attractive streetscape and architectural detail. All projects shall incorporate two or more of the following design elements: . Orientation to the street or access road: · Setbacks · Spacing between buildings and view sheds. Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 6 . Architectural detail/decorative features. · Windows. · Flower boxes. · Porches, balconies, private spaces. · Location and treatment of entryway. · Surface materials, finish and texture. · Roof pitch. · Building height and orientation. . Location of garages. . Landscaping including fencing and berming. . Street lighting. . Screening of parking, especially in apartment and condominium developments. . Variations/differentiations in units including, but not limited to, color, material, articulation etc. In order to see any of the townhomes, you will have to drive into the development; it will be screenedfrom neighboring properties. There are balconies and patios off the back of the units. The front of the townhome has an articulated roof line using different material and has brick. More brick will need to be used to get to 20 percent accent materials. All garages face the public street. There is some monotony in the look and the layout. An additional housing type, enhancement to architectural features and view sheds need to be improved. Sec. 20-1091. Transportation diversity. All developments shall be incorporate multi-modal transportation including two or more of the following elements: . Streets with trails incorporated. . Off road trails and bike paths. . Provisions for mass transit with bus stops and shelters incorporated into the developments. . Sidewalk connecting internal developments. · Undulating sidewalks. Use of pavers or stamped concrete. · On-street parking and use of roundabouts. · Landscaped boulevards or medians. There will be a sidewalk on streets A, Band C. The sidewalk will connect with the sidewalk! trail on the collector road. The majority of guest parking will be in the driveways with additional parking provided. Sec. 20-1092. Integration of parks, open space, natural historic or cultural resources. . Integrate nature and wildlife with urban environment. · Trails and sidewalks. · Vistas. · Historic features. . Preservation of natural features that support wildlife and native plants (slopes, trees, wetlands). Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 7 The incorporation of the Bluff Creek Overlay District preserves the property to the south. There will be spectacular views to the south that should be capitalized on through the opportunity of a gathering place. Livable Communities Act The City signed on with the Livable Communities Act in 1995. The principles of the act state that the City support: 1. A balanced housing supply, with housing available for people of all income ranges. 2. The accommodation of all racial and ethnic groups in the purchase, sale, rental and location of housing within the community. 3. A variety of housing types for people in all stages of the life-cycle. 4. A community of well-maintained housing and neighborhoods, including ownership and rental housing. 5. Housing development that respects the natural environment of the community while striving to accommodate the need for a variety of housing types and costs. 6. The availability of a full range of services and facilities for its residents, and the improvement of access and linkage between housing and employment. All of the units are intended to be owner occupied. The price range for the units will be in the mid $200,000's. Any home sale under $193,700 in 2005 would be considered affordable under the Metropolitan Council standards. It appears that there will be no affordable housing units. PLANNED UNIT DEVELOPMENT The applicant is seeking a PUD in order to develop the entire site as one project Preliminary PUD The following review constitutes an evaluation of the PUD request. The review criteria are taken from the intent section of the PUD Ordinance. 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 zoning also allows for a greater variety of uses, internal transfer of density, construction phasing, and a potential for lower development costs. In exchange for this enhanced flexibility, the City has the expectation that the development plan will result in a significantly higher quality and more sensitive proposal than would have been the case with the other more standard zoning districts. " Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 8 The existence of the Bluff Creek Overlay District makes PUD the appropriate zoning. SITE PLAN REVIEW The development has one housing style: a three or two-story lookout or walkout. PUD DEVELOPMENT STANDARDS The applicant has proposed development standards in their PUD plan. Staff has reviewed these proposals, made comments or findings, and then given the staff proposal for language to be incorporated into the final PUD plan document. a. Intent The purpose of this zone is to create a PUD neighborhood mixed-density housing zone. The use of the PUD zone is to allow for more flexible design standards while creating a higher quality and more sensitive proposal. All utilities are required to be placed underground. b. Setbacks The PUD ordinance requires setbacks from roadways and exterior property lines. The following table displays those setbacks. BuUdinl! Setback From Exterior Lot Lines Interior Public Right-of-Way Setback from Private Street Setback from Collector ROW (212) Hard Surface Coverage (Total site) Required 50 feet 30 feet 30 feet 100 feet 30% Minimum Proposed 60 feet 30 feet 30 feet 100 feet 26% RESIDENTIAL STANDARDS The plans propose only one housing style. Staff is recommending that there be more variety in the style of the unit or an additional one-story unit be added, especially in the areas that would not be a walkout. Premier Homes a. Two-Story (with or without basement). b. Building exterior material shall be a combination of 4" vinyl siding or shake and brick. c. Colors used (yet to be finalized). d. Each town house shall consist of 4 or 6 unit buildings with 2-car garages. The garage door shall be decorative with windows. e. Each unit shall utilize accent architectural features such as: louvers, dormers, shed or gable dormers over the patio, etc. Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 9 f. All units shall utilize fiberglass shingles. g. All units shall have access onto an interior street. h. All mechanical equipment shall be screened with material compatible to the building or landscaping. * Additional architectural detail is requested, specifically in the Premier home and the color choices. A design palette shall be approved for the entire project. The palette shall include colors for siding, shakes, shutters, shingles, brick and stone. PRELIMINARY PLAT - SUBDIVISION The subdivision of the site includes 2 Blocks, 30 Lots and 1 Outlot. Block 1 has 13 buildings; 58 units and one common lot. Block 2 has 15 building, 80 units and one common lot. Outlot A is the location of the driveway to the existing home. LANDSCAPING AND TREE PRESERVATION Tree canopy coverage and preservation calculations for the Liberty at Creekside development are as follows: Total upland area (excluding wetlands and bluffS) Total canopy area (excluding wetlands and bluffS) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 30.87 acres 5.40 acres 17.5 % 20% or 6.2 acres 14.6% or 4.5 acres Developer does not meet minimum canopy coverage allowed; therefore the difference is multiplied by 1.2 to calculate the required replacement plantings. Difference in canopy coverage (5.4-4.5) .89 acres Multiplier 1.2 Total replacement area 1.07 acre or 46,609 SF Total number of trees to be planted 43 trees Replacement required to meet 20% cover 32 trees (6.2-5.4)/1089 SF) A total of 75 trees are required for reforestation in the development. Applicant is proposing a total of 260 trees as a part of the landscaping plan. Additional landscaping required for the development includes buffer yard plantings along the east property line. The following table summarizes the minimum requirements: Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 10 East property line - bufferyard B, 495' 30' width East property line - bufferyard B, 707' 15' width Required 4 overstory 8 understory 12 shrubs 14 overs tory 28 understory 42 shrubs Proposed 13 overstory 21 understory 32 shrubs 14 overstory 28 understory 42 shrubs Applicant meets minimum requirements for the bufferyard landscaping. Additional comments concerning landscaping and tree preservation include the need to extend fencing around the entire wetland mitigation areas that will be constructed on the south side. This fencing will protect the adjacent wooded areas. Fencing shall also be installed on either side of the access road connecting the two mitigation areas so that during the construction of the ponds disturbance to the existing wetland is kept to one access road. Additional landscaping is needed behind the units on Lot 7, Block 1 to provide increased privacy and reduce glare from oncoming headlights on Street A. Staff recommends at least 6 evergreens and 3 ornamentals be planted strategically in that area. GRADING. DRAINAGE AND EROSION CONTROL Bluff Creek runs through the southwest comer of the 36-acre site. Trees are along the north and south sides of the creek. The area lying south of the creek contains some steep slopes and wetland areas on the west and east side. The northern quarter of the property is a steep, vegetated area. The remainder of the property is a vegetated area with gentle slopes. The property lies within the 2005 MUSA Expansion study area. Kimley-Horn completed a study on the 2005 MUSA area which included street system analysis and proposed trunk utility alignments. Access to the proposed development will be from a local street that will extend the east-west collector identified in the report. The northern portion of this street lies outside of the plat boundaries; therefore, the developer must coordinate the location and elevation of the western street connection with the Peterson Bluff development to the west. The developer proposes to develop the area north of the creek. Due to the 70-foot drop in elevation from the northern plat boundary to the edge of the Bluff Creek Overlay District Line, the entire area north of the Overlay District Line will be mass graded, with the exception of the portion of the property in the extreme northwest comer of the site. The proposed grading plan identifies a storm water pond on the east side of the property, berms in the southeast comer and several retaining walls. Staff will work with the developer's engineer to limit the number and height of retaining walls within the site; however, there may be significant changes to the site plan in order to accomplish this. Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 11 The grading plan must show the proposed top and bottom of wall elevations for all retaining walls. Building permits are required for all retaining walls four feet tall or higher and must be designed by a Structural Engineer registered in the State of Minnesota. The developer proposes to install storm sewer throughout the site to convey runoff from the development to the proposed pond. Staff has not reviewed the hydrology calculations as staff anticipates that there will be significant changes to the grading plan. If necessary, the developer must submit revised hydrology calculations based on the final site design. The style of home and lowest floor elevation must be noted on the grading plan. UTILITIES Trunk sanitary sewer and watermain to serve the proposed development will be constructed with the 2005 MUSA Expansion Improvements, City Project 04-05. The proposed lateral watermain and sanitary sewer within the site cannot be extended until the trunk utilities have been installed. The 2005 MUSA feasibility study, which was approved by the City Council in the fall of 2004, listed this property among assessment areas for the trunk watermain, sanitary sewer and storm drainage improvements associated with the 2005 MUSA project. The assessments are based on the area of the property and will be calculated at the time of final plat consideration. Each new lot is subject to the sanitary sewer and water hookup charges. The 2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. STREETS The site plan identifies two road connections to the development: one from the Peterson Bluff property to the west and one from the Laurent property to the east. There is no sketch plan for development of the Laurent property. A concept plan for Peterson Bluff has been submitted. The developer's engineer must coordinate the site design for Liberty at Creekside with the design of Peterson Bluff. The 2005 MUSA feasibility study listed this property among assessment areas for the roadway improvements associated with the project. The assessment is based on the area of the property and will be calculated at the time of final plat consideration. The developer proposes to construct the following public streets: . Street A, a north-south, 31-foot wide local street within a 60-foot wide right-of-way, . Street B, an east-west, 31-foot wide local street within a 60-foot wide right-of-way, and . Street C, a 700-foot long cul-de-sac extending north from Street B. Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 12 The site plan includes 20-foot wide private stub streets to serve Lots 10-15. A 31-foot wide, looped private street is proposed southwest of the Street A/Street B intersection. Staff does not support the proposed loop street since Lot 7, Block 1 would be surrounded entirely by streets. The developer proposes to construct 5-foot wide concrete sidewalks on the east side of Street A, the north side of Street B and on the west side of Street C. WETLANDS Existinf! Wetlands Two Ag/Urban wetlands exist on-site. Westwood Professional Services, Inc. delineated the wetlands in May 2004. Wetland A is a Type 2/3 wetland located in the southwest comer of the property. The wetland is dominated by reed canary grass. No wetland impact is proposed. Wetland B is a Type 1/2 wetland adjacent to Bluff Creek that runs through the southern half of the property. The wetland is dominated by reed canary grass and box elder. No wetland impact is proposed. On May 12, 2004, City staff conducted an on-site review of the wetland delineation. The wetland boundary shown on the plans is consistent with staff recommendation. Wetland Creation Plans for Liberty on Bluff Creek, a nearby project proposed by the applicant for this project, rely upon the construction of two wetland mitigation areas on this site. The mitigation is proposed south of Bluff Creek in areas that may be floodplain. The applicant should work with staff to address comments on Liberty on Bluff Creek's wetland mitigation that are received from the reviewing agencies. The wetland mitigation for Liberty on Bluff Creek must be constructed prior to or concurrent with wetland impacts on the Liberty on Bluff Creek project. Wetland replacement must occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420) and the conditions of the Wetland Alteration Permit for Liberty on Bluff Creek. Wetland buffers 16.5 to 20 feet in width (with a minimum average of 16.5 feet) must be maintained around Wetlands A and B and the constructed wetland mitigation areas. Wetland buffer areas should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant must install wetland buffer edge signs, under the direction of City staff, before construction begins and must pay the City $20 per sign. All structures shall maintain a minimum 40-foot setback from the edge of the wetland buffer. BLUFFS Several areas on the property have been identified as areas with steep slopes (slopes greater than or equal to 30%). The plans should be revised to show bluff areas (i.e., slope greater than or equal to 30% and a rise in slope of at least 25 feet above the toe). All bluff areas must be Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 13 preserved. In addition, all structures must maintain a minimum 30-foot setback from the bluff and no grading may occur within the bluff impact zone (i.e., the bluff and land located within 20 feet from the top of a bluff). BLUFF CREEK OVERLAY DISTRICT 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. All structures must maintain a minimum 40-foot setback from the primary corridor. No alterations are allowed within the primary corridor or within the first 20 feet of the setback from the primary corridor. The grading plan should be revised to eliminate alterations within the primary corridor or within the first 20 feet of the setback from the primary corridor. The area within the Bluff Creek Overlay District south of Bluff Creek has been historically used for agricultural purposes. The applicant should submit a plan for the revegetation of this area that incorporates native plants and is consistent with the City's Bluff Creek Natural Resources Management Plan. Special attention should be paid to areas with steep slopes (greater than 3:1). FLOODPLAIN Alterations appear to be proposed within a mapped FEMA unnumbered A Zone (lOO-year floodplain). In lieu of a Letter of Map Amendment (LOMA), the applicant will be required to obtain a conditional use permit for alterations within the floodplain. GRADING. DRAINAGE AND EROSION CONTROL (Water Resources) SWPPP A storm water pollution prevention plan (SWPPP) is needed for the development and must be completed prior to applying for the National Pollutant Discharge Elimination System (NPDES) permit. It is recommended the SWPPP be submitted to the City and the Carver Soil and Water Conservation District (CSWCD) for review prior to final approval. Erosion Control A stable emergency overflow (EOF) is needed for the proposed pond. The EOF could consist of riprap and geotextile fabric or a turf reinforcement mat (a permanent erosion control blanket). A typical detail should be included the plan. It is unclear how the contractor will gain access to wetland mitigation areas. A temporary creek crossing may be needed unless access can be gained from the west or south. The plans should show paths of access to both wetland mitigation areas as well as all erosion controls and restoration practices. Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 14 The storm sewer extension is planned outside of perimeter controls. Additional erosion control notes should be provided on the plan; erosion control blanket should be installed as needed in this area within 24 hours of storm sewer installation. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Type of Slope Steeper than 3:1 10: 1 to 3:1 Flatter than 10: 1 Time 7 days 14 days 21 days (Maximum time an area can remain open when the area is not actively being worked.) These areas include constructed storm water management pond side slopes, and any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems that discharge to a surface water. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as-needed. Sediment Control The silt fence proposed for the north side of the property should be moved to be consistent with the Bluff Creek Overlay District Grading Limit Line, as shown on Sheet 5 of 10. Curbside inlet control details are needed. Wimco-type inlet controls should be used and installed within 24 hours of installation. Typical building lot controls should be shown on the plan. These controls should include perimeter controls (silt fence), rock driveways, street sweeping, inlet control and temporary mulch after final grade and prior to issuing the certificates of occupancy. The proposed storm water pond should be used as a temporary sediment basin during mass grading. The pond should be excavated prior to disturbing up gradient areas. Diversion berms or ditches may be needed to divert water to the pond and a temporary pond outlet is needed. The outlet could be a temporary perforated standpipe and rock cone. A detail is needed for the temporary pond outlet. Additional temporary sediment basins may be needed or an alternate location may be needed depending upon site conditions during rough grading. Storm Water Management It is recommended that the ultimate outlet from the site to Bluff Creek be adjusted to discharge water parallel to the creek flow; presently the outlet is shown to discharge water perpendicular to the flow and could increase bank erosion of the creek. The ol!tlet should be turned to the southeast to align with the creek. Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 15 Storm sewer plans should be revised in two locations so storm sewer is not located beneath retaining walls. Plans for the storm sewer should be submitted. Drainage and utility easements (minimum 20 feet in width) should be provided over all existing wetlands, wetland mitigation areas, buffer areas used as Public Value Credie (PVC) and storm water ponds. An easement adequate to provide access to the pond for maintenance purposes is needed and should be shown on the plan. Surface Water Manaf?ement Fees Water Quality Fees Because of the impervious surface associated with this development, the water quality fees for this proposed development are based on townhome development rates of $2,091/acre. Based on the proposed developed area of approximately 36.01 acres, the water quality fees associated with this project are $75,297. Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average citywide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage. Medium density residential developments have a connection charge of $4,065 per developable acre. This results in a water quantity fee of approximately $146,381 for the proposed development. SWMP Credits This project proposes the construction of one NURP pond. The applicant will be credited for water quality where NURP basins are provided to treat runoff from the site. This will be determined upon review of the ponding and storm sewer calculations. Credits may also be applied to the applicant's SWMP fees for oversizing in accordance with the SWMP or the provision of outlet structures. The applicant will not be assessed for areas that are dedicated outlots. No credit will be given for temporary pond areas. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $221,678. Other Af?encies The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES Phase II Construction Permit), Minnesota Department of Natural Resources (for dewatering), Army Corps of Engineers, Minnesota Department of Health, Minnesota Department of Transportation) and comply with their conditions of approval. Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 16 PARKS AND TRAILS Parks The proposed Liberty at Creekside subdivision is located within the 2005 MUSA area at the edge of Bluff Creek and is proposed to be developed into 138 residential town homes. The City's Comprehensive Park Plan calls for one acre of usable park space to be set aside for every 75 residents. Liberty at Creekside, as proposed, will result in an estimated 350 new residents moving into Chanhassen. Therefore this subdivision generates the need for 4% acres of new parkland. However, the Comprehensive Plan also recognizes that building a small park in every residential subdivision is undesirable and would result in an unmanageable municipal park system. To this end, the plan calls for neighborhood parks to be centrally located within housing regions with a maximum distance of one mile between neighborhood parks. This pooling of resources and land in order to centrally locate parks in specific park service areas results in the efficient use of limited capital and long-term maintenance dollars. In the case of the Liberty at Creekside proposal, the City is planning to service neighborhood park needs at a location less than one-half mile to the north and west. Therefore, the City will be seeking park fees in lieu of land dedication as a condition of this subdivision. Trails A variety of pedestrian improvements should be incorporated into the proposed Liberty at Creekside plat. Foremost is a ten-foot wide asphalt trail to be constructed adjacent to and paralleling the Bluff Creek corridor. This important trail will need to be constructed on the north side of Bluff Creek at this location. This trail is currently not reflected in the plans submitted by the applicant. Additional pedestrian trails, sidewalks and trail connectors also need to be incorporated into the project as required. The planning, construction and financing of these pedestrian improvements are the responsibility of the applicant. The City will reimburse Town and Country Homes the cost of construction materials only for the ten-foot wide Bluff Creek Trail. FIRE MARSHAL COMMENTS The plan review is based upon available information submitted at this time. If additional plans or changes are submitted, the appropriate code or policy items will be addressed. 1. No burning permits will be issued for trees to be removed. Trees and shrubs must either be removed from site or chipped. 2. Temporary street signs shall be installed on street intersections once construction of the new roadway allows passage of vehicles. Pursuant to 2002 Minnesota Fire code Section 501.4. 3. A fire apparatus access road shall be designed and maintained to support the imposed load of fire apparatus and shall be serviced so as to provide all weather driving capabilities. Pursuant to Minnesota Fire Code Section 503.2.3. Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 17 4. Fire apparatus access road and water supplies for fire protection is required to be installed. Such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternate methods of protection are provided. BUILDING COMMENTS The following comments should be included in the conditions of approval: 1. Accessibility will have to be provided to all portions of the development and a percentage of the units may also be required to be accessible or adaptable in accordance with Minnesota State Building Code Chapter 1341. Further information is needed to determine these requirements. 2. The buildings are required to be protected with an automatic sprinkler system if they are over 8,500 square feet in floor area. For the purposes of this requirement property lines do not constitute separate buildings and the area of basements and garages is included in the floor area threshold. 3. The buildings will be required to be designed by an architect and engineer as determined by the Building Official. 4. The developer must submit a list of proposed street names and an addressing plan for review and approval prior to final plat of the property. 5. Demolition permits must be obtained before demolishing any structures on the site. 6. A final grading plan and soils report must be submitted to the Inspections Division before permits can be issued. 7. Walls and projections within three feet of property lines are required to be of one-hour fire- resistive construction. 8. Retaining walls over four feet high require a permit and must be designed by a professional engmeer. 9. Each lot must be provided with separate sewer and water services. 10. The developer and or their agent shall meet with the Inspections Division as early as possible to discuss plan review and permit procedures. RECOMMENDA TION Staff recommends that the Planning Commission adopt the following motion: "The Planning Commission recommends tabling the request for rezoning from A2 to PUD-R, site plan review with subdivision for the following reasons: Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 18 1. Allow staff the opportunity to work with the developer's engineer to attempt to reduce the number and height of the proposed retaining walls; and 2. Significant changes to the grading plan that may result from #1 may change the site plan; and 3. Work to create greater neighborhood identity and housing design." The applicant shall work with staff to incorporate the following conditions prior to the next submittal: Park and Recreation Recommended Conditions of Approval . Park fees in lieu of land dedication as a condition of this subdivision. . Additional pedestrian trails, sidewalks and trail connectors also need to be incorporated into the project as required. The planning and construction and financing of these pedestrian improvements are the responsibility of the applicant. The City will reimburse Town and Country Homes the cost of construction materials only for the ten-foot wide Bluff Creek Trail. Water Resources Subdivision Recommended Conditions of Approval . The applicant shall work with staff to address comments on Liberty on Bluff Creek's wetland mitigation that are received from the reviewing agencies. The wetland mitigation for Liberty on Bluff Creek shall be constructed prior to or concurrent with wetland impacts on the Liberty on Bluff Creek project. Wetland replacement shall occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420) and the conditions of the Wetland Alteration Permit for Liberty on Bluff Creek. . Wetland buffers 16.5 to 20 feet in width (with a minimum average of 16.5 feet) shall be maintained around Wetlands A and B and the constructed wetland mitigation areas. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant shall install wetland buffer edge signs, under the direction of City staff, before construction begins and must pay the City $20 per sign. . All structures shall maintain a minimum 40-foot setback from the edge of the wetland buffer. . The plans shall be revised to show bluff areas (i.e., slope greater than or equal to 30% and a rise in slope of at least 25 feet above the toe). All bluff areas shall be preserved. In addition, all structures shall maintain a minimum 30-foot setback from the bluff and no grading shall occur within the bluff impact zone (i.e., the bluff and land located within 20 feet from the top of a bluff). . All structures shall maintain a minimum 40-foot setback from the primary corridor. No alterations shall occur within the primary corridor or within the first 20 feet of the setback from the primary corridor. The grading plan shall be revised to eliminate alterations within Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 19 the primary corridor or within the first 20 feet of the setback from the primary corridor. . The applicant shall submit a plan for the revegetation of the area south of Bluff Creek that incorporates native plants and is consistent with the City's Bluff Creek Natural Resources Management Plan. Special attention shall be paid to areas with steep slopes (greater than 3:1). . The applicant shall determine whether impacts are proposed within the mapped FEMA Unnumbered A Zone and shall either submit a Letter of Map Amendment (LOMA) showing that this area is not floodplain or obtain a conditional use permit for alterations within the floodplain if impacts are proposed. . A storm water pollution prevention plan (SWPPP) is needed for the development and shall be completed prior to applying for the National Pollutant Discharge Elimination System permit. The SWPPP shall be submitted to the City and the Carver Soil and Water Conservation District (CSWCD) for review prior to final approval. . A stable emergency overflow (EOF) for the proposed pond shall be shown on the plans. A typical detail shall be included the plan. . The plans shall show paths of access to both wetland mitigation areas as well as all erosion controls and restoration practices. . Additional erosion control notes shall be provided on the plan to address the extension of storm sewer outside the perimeter controls; erosion control blanket shall be installed as needed in this area within 24 hours of storm sewer installation. . Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Type of Slope Steeper than 3:1 1O:1t03:1 Flatter than 10: 1 Time 7 days 14 days 21 days (Maximum time an area can remain open when the area is not actively being worked.) These areas include constructed storm water management pond side slopes, and any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems that discharge to a surface water. . Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as-needed. . The silt fence proposed for the north side of the property shall be moved to be consistent with the Bluff Creek Overlay District Grading Limit Line, as shown on Sheet 5 of 10. Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 20 . Wimco-type inlet controls shall be used along curbs and installed within 24 hours of installation. . Typical building lot controls shall be shown on the plan. These controls shall include perimeter controls (silt fence), rock driveways, street sweeping, inlet control and temporary mulch after final grade and prior to issuing the certificates of occupancy. . The proposed storm water pond shall be used as a temporary sediment basin during mass grading. The pond shall be excavated prior to disturbing up gradient areas. Diversion berms or ditches shall be used to divert water to the pond and a temporary pond outlet should be installed. A detail shall be provided for the temporary pond outlet. Additional temporary sediment basins shall be constructed if necessary during construction. . The ultimate outlet from the site to Bluff Creek shall be adjusted to discharge water parallel to the creek flow. The outlet shall be turned to the southeast to align with the creek. . Storm sewer plans shall be revised in two locations so storm sewer is not located beneath retaining walls. Plans for the storm sewer shall be submitted. . Drainage and utility easements (minimum 20 feet in width) shall be provided over all existing wetlands, wetland mitigation areas, buffer areas used as Public Value Credit (PVC) and storm water ponds. An easement adequate to provide access to the pond for maintenance purposes is needed and shall be shown on the plan. . At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $221,678. . The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES Phase IT Construction Permit), Minnesota Department of Natural Resources (for dewatering), Army Corps of Engineers, Minnesota Department of Health, Minnesota Department of Transportation) and comply with their conditions of approval. Forestrv Recommended Conditions of Approval . Tree protection fencing shall be installed prior to construction around all areas designated for preservation. . Silt fence or tree protection fencing shall be installed at the edge of grading around both wetland mitigation areas. . A fenced access road will lead from the east mitigation area to the west mitigation area. This will be the only access allowed to the western site. Fencing shall be placed on either side of the access lane. Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 21 . Additional landscaping will be required behind the units on Lot 7, Block 1 to increase privacy and minimize headlight glare. A minimum of 6 evergreens and 3 ornamentals shall be strategically located behind the units. . A walk-through inspection of the silt/tree preservation fence shall be required prior to construction. Fire Marshal Recommended Conditions of Approval . No burning permits will be issued for trees to be removed. Trees and shrubs must either be removed from site or chipped. . Temporary street signs shall be installed on street intersections once construction of the new roadway allows passage of vehicles. Pursuant to 2002 Minnesota Fire code Section 501.4. . A fire apparatus access road shall be designed and maintained to support the imposed load of fire apparatus and shall be serviced so as to provide all weather driving capabilities. Pursuant to Minnesota Fire Code Section 503.2.3. . Fire apparatus access road and water supplies for fire protection is required to be installed. Such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternate methods of protection are provided. Building Recommended Conditions of Approval . Accessibility will have to be provided to all portions of the development and a percentage of the units may also be required to be accessible or adaptable in accordance with Minnesota State Building Code Chapter 1341. Further information is needed to determine these requirements. . The buildings are required to be protected with an automatic sprinkler system if they are over 8,500 square feet in floor area. For the purposes of this requirement property lines do not constitute separate buildings and the area of basements and garages is included in the floor area threshold. . The buildings will be required to be designed by an architect and engineer as determined by the Building Official. . The developer must submit a list of proposed street names and an addressing plan for review and approval prior to final plat of the property. . Demolition permits must be obtained before demolishing any structures on the site. . A final grading plan and soils report must be submitted to the Inspections Division before permits can be issued. Liberty at Creekside Planning Case No. 05-24 August 2, 2005 Page 22 . Walls and projections within three feet of property lines are required to be of one-hour fire- resistive construction. . Retaining walls over four feet high require a permit and must be designed by a professional engmeer. . Each lot must be provided with separate sewer and water services. . The developer and or their agent shall meet with the Inspections Division as early as possible to discuss plan review and permit procedures. ATTACHMENTS 1. Application. 2. Extension Letter from Town & Country dated June 29, 2005., 3. Public Hearing Notice and Property Owner List. 4. Preliminary Plat Submittal dated June 14,2005. 5. On-Street Guest Parking Plan dated June 20, 2005. 6. Construction plans dated June 17,2005. g:\plan\2005 planning cases\05-11 liberty on bluff creek\liberty pud prelliminary.doc Planning Case No. () 5 - ~ tw/ CITY OF CHANHA55EN 7700 Market Boulevard - P.O. Box 147 Chanhassen, MN 55317 - (952) 227-1100 CITY OF CHANHASSEN RECEIVED JUN 1 7 2005 DEVELOPMENT REVIEW APPLICATION CHANHASSEN PLANNING DEPT Owner Name and Address: I Contact: Phone: Email: Fax: Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit Vacation of Right-of-Way/Easements Interim Use Permit Variance Non-conforming Use Permit Wetland Alteration Permit X ~jSD . .. Planned Unit Development* t l Rezoning Zoning Appeal Zoning Ordinance Amendment Sign Permits x Notification Sign** - $75 + $100 Damage Deposit Sign Plan Review x Site Plan Review* 1"2. 10 r 500 -\ S x IQ2.) x Escrow for Filing Fees/Attorney Cost*** - $50 CUP/SPRNACNARIWAP/Metes & Bounds - $450 Minor SUB Subdivision* TOTAL FEE $ t' An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant prior to the public hearing. * Twenty-six (26) full-size folded copies of the plans must be submitted, including an 8Y," X 11" reduced copy for each plan sheet along with a diaital COpy in TIFF-Group 4 (*.tif) format. ** Applicant to obtain notification sign from City of Chanhassen Public Works at 1591 Park Road and install upon submittal of completed application. $100 damage deposit to be refunded to applicant when sign is returned following City Council approval. *** Escrow will be required for other applications through the development contract. Building material samples must be submitted with site plan reviews. NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application. SCANNEO ~ PROJECT NAME: 0 ' LOCATION: <~bl~+ ~. /tV LEGAL DESCRIPTION: -pLetl5e d 4~4S1'o{~ :..fI < of . 1'tJ}t.ttl' ;;LL. ~~ .~u+ rD YlIM"t~ 'v6 ~t2- TOTAL ACREAGE: ?o. t..-lP -t WETLANDS PRESENT: ~ YES NO PRESENT ZONING IZ - .l<-----IA>I' x41!Ad,'~ Lew itffl:5 ;~h '..J! 1f'2-- -.AD- REQUESTEDZONING:---.:]7UD .- flAP-A, '~~4 ~ ' , PRESENT LAND USE DESIGNATION: ~eJ(' ll.M.- PC,{,t 91.~ ~51' ct~..Jl REQUESTED LAND USE DESIGNATION: REASON FOR REQUEST: -P\l6tSl ~ ~~~ )J!~~ ~ r g'71)Yl ( ~ (LL4V\(J.f ~ This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within 15 business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within 15 business days of application. This is to certify that I am making application for the described action by the City and that I am responsible for complying with all City requirements with regard to this request. This application should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. I will keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of my knowledge. (P/17/of)' Date Signature of Fee Owner Date G:\plan\forms\Development Review ApplicationDOC Rev, 4/05 SCANNED TOWN &1 Minnesota Division June 29th, 2005 Ms. Kate Aanenson 7700 Market Blvd PO Box 147 Chanhassen, MN 55317 Re: Liberty at Creekside Dear Ms. Aanenson: Town & Country Homes submitted our Liberty at Creekside plans for preliminary plat review on June 17th, 2005. We would like to set up a meeting shortly after we receive the staff report for this submittal to go over any questions. This letter represents a written request to extend the city review period of the Preliminary Plat to September 1 st, 2005. Please contact me at 952-253-0474 if you have any questions. Thank you. ~r~~ Krista M. Novack Community Planning Manager Land Development 7615 Smetana Lane, Suite 180 · Eden Prairie, MN 55344 (952) 944-3455 · Fax (952) 944-3437 MN Builder License #9137 SCANNED CITY OF CHANHASSEN AFFIDA VIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss. COUNTYOFCARVER ) I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on July 21, 2005, 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 Liberty at Creekside - Planning Case No. 05-24 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 names and addresses of such owners were those appearing as such by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate records. Subscribed and sworn to before me this~day of cJ L.Ll~ ,2005. ..JJ,M T l'Yl. ,-,-UJ<.M ~ JV NotaryPubliL KIM t MEUWISSEN ., Notary PubliC-Minnesota' . My,,"- _ J" 31. 2O'QL IOA"- 0) c :s (1) :: o)s c.- .- U) ... U) as._ (1) E :I::E .~ 0 ::cO jO) D..c -c o c (1) as u- :;;D.. o c Z(1) U) U) as .c c as .c o 0) c :s (1) :: c 0)0 c'- ._ U) ... U) as.- (1) E :r:E .~ 0 ::cO jO) D.. .= 02 (1) as u- ._ D.. - o C z(1) U) U) as .c c as .c o 6 _<5..cQ) "'0 Q)O~ :~ "S ~ .!: 0 +-> > 0.- :::: -E "'0 '0...- 0>00 . ~ 0 ro .c _cC') ~ ::J (/) .- ...- Q) o.c Q) (/)....."9..... u.c..c= . _ g ~.Q ;; ro 0>= - 0 ::J'<iS ~ q: g ~ ca C 0 c .:: "'00 0.8 i:) Ul>-Q)ro >ir~E 8: ;S E:SG ~$~Q;<( O-E~~(/) ~ C\I U 0.. C 0) .- ..... ..... 0. ~ <l: ro Q) .5Q 'tl 0::: - ,$ Ew ...-(/)o.. ._.....::J~(/) ci:2: E q:: ,$ Ul .5Q a.+=: 0> a e CD ro .- :g o>.s Q) C a a ..... C') C (/) .. C C Q)'s: a r--. >- 0) 'C'- E > "r--.t::~.,g-g >ro.$Q)g ~ Q) .$! '0 (tj ~ ..cO> .co .c..... .8 (tj(/)Q.roc.- 0) Q; e E 0 0 'tl ..cO) .2 0 0> ~ :-8 .cE o.'x 0 :s '(jj (/) _ ::0 ~ .s ..... a ... '0 e ~.5Q .lIl: Q) c::J C :J..c C\l1:o>o.roO alE oo.rooo> Oco.~>- ..0 Ul(/)..... ::J C\I .- ro 'ro 0 I = ._ 1: (/)Q) +-' e ti .- 5 '0 '0 '"C - c: ro Q..... c..> ..c I 2: g N (/) E ~ ~co..... ~ co '0 5-.QL-; I:J ::J@Q)O>O. ~.....Q) E Q)@ec o c..> .- (/) ~ (/) 0. 'C ~ 0 ~ .@ ~ -ffi ~ ~ 8 ~.2 e. ~ '..c5Q ~ iii ca (/) c .c @ ::J ...J ~ .- - ~ ro ..... ..c "'0 Q)ro::JOO o..co~ (/) I ::J> 0. ..c "<t C a u o.g '5 g 0>1'> o-..c"'O:e c C\I ~ a 0 Q) 0. o.c ::JI~ O>:t: c .2 ~O J, 0 LO - ..c o..c ::J 1-00:~roCCl.....al-...-<(l-roroo. G.i E j:: c .2 ~- $~ ~.3 ~ U:;.: t:I c >-i:: ccot:o .- U 0) .- 2~ a. 16 COlc 0 U 0:<(0:.3 Cij Ul o a. o .. 0. 5<5Q) .- :P :S Q) 15 Q) .5Q ::J C ..c 0:S > 0.- ..... ..c "'0 '0...- 0> 00 ..... ... .c _cC') .::Jo'v (/)::J.....(/)'O":"" 0) o.c~ ..._ U.c..c_ ._g ~.8 ;: ro 0>= 0:, ~ ?' -;;; 0 ::J'<iS ~ v, - 'v C 0 c .:: 00.8i:) Ul>-Q)ro ~ir~'E 8: ;S E:SG ......9~Q;<( O-E~~(/) ~C\luo..c 0) ..........0. ~ <l: ro Q) .5Q 'tl 0::: 0>,$ E'w...-(/)o.. .-.....::Jc(/) ,.: :2: E q ::> .$ Ul .5Q 0. +=: 0> .... a e CD ca .- :g o>.s Q) c a a ..... C') c (/) .. c c Q)'S: a r--. >- 0 0) 'C'- E > .. r--. t:: ~'';::; -g > ro.$ Q) g ~ O>,$'Oro ~~.g..c......8 ro ~ g. ro c .... 0) Q) ..... E 0 c..> 'tl ..cO) .2 0 0>..cQ) LOa .c 0. .-x 0 ......c.(jj - ..... c E .lIl: (/) _.c "'0 'C ..... a ... '0 e ~.5Q Q) c::J C ::J ..c C\I..cwo>o.roO alE oo.roOO> C\I 0 .s 9- ~,?;- 0'" IO Ul .5Q ..... 6 '"u...u ::: ._ ..c CIJ ~ ~ ti .- 5 '0 '0 '"C .... ro g...... Q) c..> ..c 2 g N (/) E ~ 16.s ~ co '0 5-.QL-; :J ::J @ Q) 0>0 .1:>' 5 ..... E Q) @ e c <( 0 .....0 c..>c 'C ~ (/)Q)I'E 0 ~ (/) o.'c o c..> "'ocCo-(/)(/)ro ~ ..... ro._ Q) (/) .0 0 0 0. c'- 0> ro ca ti .~ ::0 @ 6 :.J ~ .-;: ..... ro ..c ..c "'0 I 9:l > ::J0.0..c ..... 0.. 51! 15. c..> :::: c..> (/) ~ " c a'" '-::J .- Q) ~ o-..c"'O:e ~ C\I ~ a..Q Q) li 0 ::0 ~ <3 ~:~ @ ~ $ ~ ~ ~ <( F g-{l15. 0) E .. j:: c ~:8 $ ~ co 0 C...J ~ U:;.: t:I c >-c ccot:o c .!:! 0);; cea.co ~Qeg 0.<(0....1 Cij Ul o a. o .. 0. Q) ..c ..... (/) 0> (/) (/) +-' ~ ~ (/) 'o+-' '0 ..... c..> c o..QL 0 ~ e .'~ ~ ~g'E o...c .c E 0.....::J0 0. c 0.0 o Q) Q)(/)..cQ) ..cc.......c ::::roE..... Olio-g ~c~ro .~ Q) ~ "0 C: (/) > ~ Q) ~.- 0 > 0.Q)- ~==~~ ro ~ 0> '0, ~ C co.S '5~.l!l co == '5.. a3 ~ +-' ~ g- E .2 ~ :e 0> E ::0 .'Eo .$ ..c 00 ::J g (/)1- 0..... ...-C\icr5-.:t UlC) C C 0).- a.- a. 0) coO) ::I:::2E - 0) CO..c ..c- 3:16 Q) ..c ..... (/) Q) (/) (/) ::J 13 u Q) (/) 'o+-' '0 ..... c..> c o..QL 0 ~ e .'~ ~ ~g'E o...c .c E 0.....::J0 0. c 0.0 o 0> Q) (/)..c Q) ..cc.......c .....roE..... 'Olio-g ~c~ro .~ 0> ~ "'0 c:(/)>Q) Q) ~.- ~ i:) 0. ~ U C == ~ (/) ro ~ Q) '0, ~ c co.S '5~.l!l co == '5.. a3 ~ .....: ~ g- E .2 ~ ~ Q) E ::0 '0 .......c0::J~ (/)1-00...... ...-C\icr5-.:t UlC) C C 0).- a.- a. 0) co 0) ::I: 2 -0) co..c ..c- 3:16 >- t5 ~ >- .c.QL '0.. co 0.>-0 +-' 0 'tl o ro 0. 'E c..> 0) ~ ti -g .5Q ~ .c Q).o;j o>o..cE::J "'O_..c (/) :2:..... , (/) 0>';; == I- ro '5Q)o..ce3:cp Q):' ~ +-' +-' 0. J:: -EooQ)o E- o...c (/).....=O)r--. - 0. ro m 0 >-'S: = .lIl: 0> Q)C')00.> ,.; .s g c ...- ..c 0 :::: Ul.S ~ (j).. 0";" c..> c..>.$:E::C.S Q)"<t0>r--.::J0>(/)-0)- EoEC\lOc "o3:al .....oC\l>-O --E Q) E (/) C\I' ..... Q) ci> co ..c - c-. ..... 0 LO ;;: ._ "'0 co c o>ro.....mui'v+-'Q) ""'0 .....a~.....::J..c a.o'- Oacaro '00>0) Ul (j)..+-'cc.....E.."":Ul .c 00 0 0 E '3 Q) :::: OCO 'E -.....en .......cco g?~..cca3.Q......'li)~E ro ::J.5Q Q) (/) 0> '0 :'" 0 li,g~@gj..cQ)~::.O Q) Q) ::J <( ..c .5Q c..> I-:E t:I :S .2 ~,$ @ .'!:: @ . - .S Q)::::..... ro..c cii> c co c Q) 0 - ~ c..>..+-' "'0 .Q 0) c (/)0>' .....:cro(/)Cco C >- 0 c..> 0> c.5Q = 0: .9 'C ~ .$ @ E.- E c 0) ..... ::J 'C C c E cEo ..c c"'Ol.L.oooQ) 0)_ ~=..cc..>(/)c..>E8::co >roo>Q)cct:: co- ::JI::J(/)~Q)roO>_'" ~~e ~ roE 0.:S'co.2 :!::<3:Sli~~~.91;c. ~ UlJ! c c 00) ;;E 8lE ;j 0 00 >- 0- .~ 1;' .c.QL 0. 'tl o.~e :t: 0 Ul .9 "'0 0._ E c..> 0) ... (/) C (/)'(1j .c 0> .0 ;j Q)01:E::J "'O_..c en :2:..... , (/) Q)';; == I- ro '5Q)o..ce3:O) Q):- ~+-' a.E..c -EooO>o - o...c (/).....= 0)"", - 0. ro m 0 >-'~ = .lIl: ~aQ)C')oo. c..:. .- C') c ...- ..c 0:::: .!!!.- ~' (j).. 0";" c..> c..> .$..c::C.: Q)"<t0>r--.::JQ)(/)-0)(j) EoEC\lOc "'03:0) ..... oC\l >-0 .-- E 0> E' (/) c\J:!:: Q) 0>_ <'! :S .OLO >c...COc Q)ro.....muiro~or--.o .....a~+-'::J..c 0> a.0'(jj .8aroroC'OE~"""Ul Q)..+-'C +-' . .cOO 0 0 E'3 Q)::::~'E g?~:;; g? g:Q.:S ~~ E ro ::J .5Q Q) (/) 0> '0 '" B" 0 -o>c(/)..c '" 0 o...c > ro ro Q) ..c ;:: Q) Q) ::J <( ..c .5Q c..> I-..c ~ :S .2 ~ Q) @:t: @ . - .S :e.....ta..c ->ccoc ~ 0 - ~ c..> .l!l "'0 .Q 0) c (/) 0>' .....: C ro (/) c co C >- 0 c..> 0> c.5Q = 0: .9 'C ~ .$ @ E.- E c 0) ..... ::J.c C c E cEo ..c c"'Ol.L.oooQ) 0)_ ~=..cc..>(/)c..>E8::co >Iroo>O>a3ct:: co- ::J ::J(/)cQ)roQ)-... ~ ~ e ~ ro E 0.:S 'co .2 :!::<3:Sli~~~$1;a ~U) Ul_ C C o 0) ;;E 8lE ;j 0 00 rn (l) aD en ~ c ~ . t .SID 00 ~ .2 - g~~ ~5 2 ~ ~o ~ Q) ~ ~.~ ~ ~ '0 C ~'o ~ 1? co - ==:5 Q) ~ Q) U) ~.& g4::a wi a5~ g ~Q)~ ID~~ :5~ ~2@ ~ID ~~~ ~~~ E~rnro~~ COQ)a ~.~ ;g.~ ~Q) 2 ~ g -e 0 ~ t =E -= ~ 0. ~ <D l... (ij ~~ ~ U Q) g. ~ ~ .Q..~ - E c ;:= 0 en - c ~gB ~~~E~~~~8~ 0; ID'(1) ~'~2 ~Q)~~~ID~~Bt ~~ ~~:5 ~1?'ili c~=ro~o.~~~~ 'O~ ~gg ~uD co ~E~EroU)-Q) m> 0 E ~ Q) c:: == 0 Q) ::'00. '(3 ~ 5 0 ~ co t5 ~ as 'c~~ g!~~~ro~~E~ ~~ c~E 2n~ co~~~~mEo-,- -co U)Q)OQ)~ E~(l) E~co-o~E~~~ OU) "0 Q) .c (; ~ ~ ~ E - 0 ,S ~ ~ ro .- .g:5 g c.~= ~aU)~~20~Q)~ c~ ~B~ ttJ&O .::~o~oa5.8~U)Q} 8U5 ct~ ~~IDg~~~~EE~"O~:5 co ~O~ .~ 2 JE,~ .5 E:B ~ E -g ~ ~ ~:5 Q) ~ 8 ~1ij :g a5 8 a.> i :s 5. co rn~ Q} ~ m ~.~ ""Q ~ >- :v en cE~Ea-Q)~IE-uE~ ~a Bsg 8~~~~,~:5'~~:~~~~ ~K (1)~'E ~Q)=:-cnEo~ij)"'OEQ}~U .9.:: S-o(ij ~E::-g~E-~~8o..oQ)u"O(1) ~Q.)- .~ <( >. Q) :::11'9.. ~.Q ~"O -= 0 0.:; ~:5 g>"O ~ >IDt~TI-c-EcU)-Eo COO 'c~~ Q}"O~("IjcO>Q).g co'EWo.c ~C co -'- a: 8 0.9 ::.s a. n~ Q) Q) :s U en g ~ Q) .5 = ~"O~-o~~~~~~~~'~~ .g~ ~B~ ~~~~~~~;8-ga5g:5~,~:~ ~~~ 2 2 ~.~ ,g Q)'3:.Q ~.52~ ~ g:; a. ~ 'Q; -g ~ Co 9< ~i'~'-~~E~U~Q)=~Q)E~~ ~~~ U)EQ)~o.<(Q)=Q)cU)("Ij"O:5=rn~ -("IjQ) C "0 ~ ~ 0. :!:: 3: ~ 'c ~ en ~ ~ 0 c .8 ~ .Q c Q)a5~0.~~~:S~2-g.~g~~~.c ,~~~ [Egi~~~'~~ID~~~e8~.~~.ccoQ g<(~~Err~.~grr"O~g:5~~C~5~~ ~~~~~~.2~~~~mRE5~~g'~~~ ~~52Q)~~oo~U)~rn2Q)0-~~c:5 _ ID ~.s :5 Q) -g 0 ~ ~ g> ~ Q)'- .c ~:€ 0. E U C 'c'~B~c~~~5-g.~~~~~~~~o~~ ..=>c .<(o~E{:.Q)~22(f);:QrnIDt)c..>:6'Q) ~i~:s .~~o '~E~2~g~jID~g~~ ~c~'00.~ncoo~oo-S~$~[E2~uTI G~n.~E~~~~-o~OO~o~wB.~cc.~ 8~EE~mmcog5~~2c~ID"O-o~.52~ID ~~8~5~~-g~~~~~~,~~g8~~~~ :: :s ~ 0 C [[ ~ g> -g .Q'g co.~ ~ "0 ~ ~:€ :5 ~ g .~'~gO>~ID~o'~~~~E:5::~DO~Q)~.~ ~:~'c'~~~Q)~mE'~8~~gen~gU~~~ OC~~~~~m~~8g~~,~~~~:'~~~E ~wrr~~w~:5:5~OO~~~oo~~~ro~~ 0.. ... ~ Q) -a 0> ~ C .c ,Ot ~Q) ~ ~~ g - 5~co E:5 ~ ill Co ro 0 :+::; .~ a. cu _ C ~'- 0. ID co - mID~ ("IjCCO ~o cocg> g:5 c.cc ~:5Q.) ~Q)w 2 .2~u Q)~ Q),~o <(ID~ Q)~~ ~~ ~~~ ~.~ ~~~ ~Eg E~~ro;~ ro~o ~~ ~5~ ("Ij ID (l) E ..0 0 ID t::.c . ID a. ~ 53 ~ @~:+::; :a; D ..0 8 m g.~ co .2.~ :5 E c ;:= .8 w::!:: g ~.~.8 ~~~E~~~~8~ O2 Sda.> u; Co 2 ("Ij ID Q) U 0 Q).g ~ .8 t :>...g ~ g :5 (l)Q)'- "O>.cc~-cc cu ~= '-:::Ie U).c(/) c'O:l-cu~c..E=':::::~~o. Om ~oo ~oo cu_SE.c ~en-(l) Q)> 0"0 E ~ Q) c = 0 Q.) ~.~ '0 ~ 8 0 .c '" ....; ID 'cg~ ~~~:~COm~E~ ~~ g~E .&a.w roco~.c-oIDEo-,- -co wO~ ECOID ~~m;o~E~e~ o~ 8~c "O~:5 $ -nwE-o.~~~ 19 -0-0 c.-_ caen~~2u.cID~ c~ ~0U) ro~o .-.5ouoco~en 0_ u-m ~g-+-'ci>cQ}_'~EID=$:Q)~ UW ct::c c~mCIDID.Q"O,~E.rou~- ro-= go= g~~~~En~~-gE~~~ ~~ o~S :a Q.) 0 Q.) ~ c ~ ro - ID ~ m ~ ~ 'S: 0 ~ Q.) w 5~~E~~~g>~~~gE~ e~ 5:5g Oa5~~~'~~'~~~~~~~ ~~ ~.5'~ ~E'~~~E21?~8g!~~ ;'ffi ~i~ .!!:?<(~2-go-g.Q~"O~oo."5 ~:5 g-g~ >IDi~TIOcnEcU)-Eo roO 'cU~ ~"8 g. 0 .5 g ~ 5.~ : ~ ~ 8 ~ s ~ m.5 :::: cO~-~'coIDgenEg.~U) 8~ .cQ)g ~~~2:5~B:55~-g~~~ci>a5~ g~c ~coro'5C~-Q)OCID~+-'g,5en~ ~~o .& 2 ~.5 g ill ~ en >~ E 8:B ~ Q}'-"O a. U .- c.- w m.c .2 - - co rn Q) n ID (l) 0 ID 5 ~ (f)ID~'-.Q=EuO~ID=~IDE~~ .c:+::;ro ~EQ)~li4:2=IDCwrn"O:5=("Ij~ -("IjID cU~~a. '-~.c'c:::lw~.coc.8 ~.Q~ Q)53~0.~~~c~2~~.Qg~~.c ,~~~ [Egi~~~'~~a.>~~~e8~'~~~ro8 .2~co~Err..~gocu~gE~a.c~gIDID IDc.5ID~IDCE~.C a. -!IDO'-:5~ a; ~"E m en ~g E 0 g co ~ g. ~ (5"C:5 ~ .~ O)~ O~O-Q)D~OO._w. _Q)O IDEC- _Q)~.5:5Q)~O~~g~ID'-.c~:€o.E:ac '2.~~~C~IDID~-g'c~E~~ID~UO~'- .. ~ ~O ~ ~~ E.c~ Q.) 2.&~ ~S2 g.ID"* U gi ~i~~ 'o~~~:5E~2 ,gg~(1)~ g~-g ~c~.~gc..cou~o~-2"E2=~E2'2BTI CD ~ a..~:-E ~ ~ ~ Q)+-' u g.(f)~ o~ w.9.!:: c c.s g~EE~rocorog5~~2C~Q)"OU~~~ID ~ DE ww"O~~wWroroc.cOIDC~cD a.. ~() 0.5 ~ t C 0..gJ -c = U5 ~:E ~,g g> (1j W 8..9 :: 500-0 c m 8.~ gc.2 U ctf.~.~"O 0 s€ E en'g ~:~ggg~@o'~~.~~~E~~~8~m~~ ~~'~'~~~~~~EEo~~~~.~~~~8~ ~g~~~~~Q)Q)8~~.~'~mEc~'~~~~ ~OOOC~m(f)~:5~~()O~$a.en~co~romw 0.. ... Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that the Geographic Information System (GIS~ Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107. The preceding disciaimer is provided pursuant to Minnesota Statutes 9466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or thi rd parties which arise out of the use~s access or use of data provided. <<NAME1 >> <<NAME2>> <<ADD1>> <<ADD2>> <<CITY>> <<STATE>> <<ZIP>> Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes 9466.03, Subd. 21 (2000), and the user of this map aCknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third parties which arise out of the user's access or use of data provided. <<Next Record>><<NAME1>> <<NAME2>> <<ADD1>> <<ADD2>> <<CITY>> <<STATE>> <<ZIP>> Public Hearing Notification Area (500 feet) Liberty at Creekside Planning Case No. 05-24 1500 Pioneer Trail City of Chanhassen yman Blvd (CS H 18) GAYLE 0 & LOIS J DEGLER TRUSTEES OF TRUSTS 1630 LYMAN BLVD CHANHASSEN MN 55317 G&M LAURENT FAMILY L TD PTRSHP 24760 CEDAR POINT RD NEW PRAGUE MN 56071 STATE OF MINNESOTA - DOT 395 JOHN IRELAND BLVD 631 TRANSPORTATION BLDG ST PAUL MN 55155 FOX PROPERTIES LP 27990 SMITHTOWN RD EXCELSIOR MN 55331 NDI MINNESOTA LLC C/O HOVSTONE PROPERTIES MN LLC 7615 SMETANA LN SUITE 160 EDEN PRAIRIE MN 55346 ARTHUR B JOHNSON 17448 FRONDELL CT EDEN PRAIRIE MN 55347 PETERSON~ACQUESFARMLAND CO C/O SEVERIN H PETERSON JR 15900 FLYING CLOUD DR EDEN PRAIRIE MN 55347 < Revised Preliminary Plat Submission for: I at creekside CITY OF CHANHASSEN RECEIVED Submitted By JUN 1 7 2005 CHANHASSEN PLANNING DEPT ~ ~:;v~'anian.COIllPanY LiIJat\' ilt Creekside Revised Preliminary Plat Submittal June 14.2005 Community Name Liberty at Creekside '~~-IIi":",~ JIb_ :~~..~r .... Legal Description Legal Description NW1/4 NW1/4 26-116-23-TRACT A ALSO COMM AT SW CORN 23-116-23 TH N ON SECT LINE 30' TH IN A STRAIGHT LINE TO A PT ON S SECT LINE OF SECTION 30' E OF Section: 23 Township: 116 Range: 023 Lihl:'r!\' at Crel:'ksidl:' Revised Preliminary Plat Submittal ./une 14. ::W05 Contact Information LANDOWNER NDI Minnesota, LLC C/O Hovstone Properties MN, LLC 7516 Smetana Lane, Suite 180 Eden Prairie, MN 55344 Contact: Krista Novack ph. (952) 253-0448 fax (952) 944-3437 DEVELOPER/APPLICANT Town and Country Homes - a K. Hovnanian Company 7516 Smetana Lane, Suite 180 Eden Prairie, MN 55344 Contact: Krista Novack ph. (952) 253-0448 fax (952) 944-3437 SITE PLANNING, ENGINEERING Westwood Professional Services 7599 Anagram Drive Eden Prairie, MN 55344 Contact: Chris Moerhl ph.(952) 906-7443 fax (952) 937-5822 Planning PUD Current Zoning: Proposed Zoning: Total Gross Acreage: Slopes: Existing Wetlands: Mitigated Wetlands: Total Net Acreage: A-2, Agricultural Preservation PUD/~ediu_m Density Residential 36.01 Acres 1.47 Acres 0.90 Acres 2.77 Acres 30.87 Acres ROW: Oulots: 3.55 Acres 0.43 Acres Total Homes: 138 Homes (Premier Collection) Gross Density: Net Density: -, 3.83 Homes per AC I ~.47 Homes per AC (*Medium Density Residential allows for 8 Homes per AC Maximum Net Density) Lihert\' at Creekside Revised Preliminary Plat Submittal June 14.2005 Street, Roadways & Drives: ,.,......,..... - Public Street 32ft. B-B; 60ft. RO'^ll (Including Parking on One Side) Private Streets 32ft. B-B Private Drives 20ft. & 25ft. B-B - --- Setbacks (Minimums): Public ROW Private Street Private Drive Abutting Property Wetland Buffer Building to Building 25ft. w/walk, 15ft.w/out walk 25ft. back of curb 20m back to curb I 50ft. 40f1- 20m Liberty at Creekside is currently zoned Agricultural and guided for Medium Density Residential. Town and Country Homes is proposing a PUD/Medium Density Residential community for Liberty at Creekside. This enables us to be creative with our site layout and design, and allows for more opportunity for preservation, community character, and density clustering. The site planning for Liberty at Creekside has taken into consideration the Bluff Creek Overlay District boundary lines and buffering requirements, as well as the information deriving from the AUAR conducted for the 2005 MUSA Expansion Area. Access is a difficult obstacle in planning this community. We are proposing road access at the NW corner of the site just south of a slope area. We feel that this is the least obtrusive option in providing street access to the community from the major collector road planned for the area. Another difficulty with this site is the topography. Basement products and creative street layouts help us to work with the steep slopes. We have gone through a number of various concepts for this site and are confident that we have shaped a plan that uses the site's natural features to its advantage. Architecture Liberty at Creekside will feature our Premier Collection, which is our basement style townhome. Base Price: Mid 200's Sq. Footaqe: 1400-1800s.f. Number of Homes: 142 Hiqhlights: Lihert\' at Creekside Revised Preliminary Plat Submittal June 14. 2005 Provides a plan with the Master on the Main Floor Walk-Out Basements Bright and Filled with Windows Stvle: Scenic, Cozy, Relaxed, Luxurious, and Private Community Placement: Takes advantage of Preservation/Steep Slope areas in the community by bringing the focus to the back of the homes with balconies and walkout basements. This Collection also boasts a more Natural Setting and provides yet another housing style for the life cycles within the "Liberty" communities and Chanhassen. Market: Empty Nesters, Move-Up Townhome Buyers, and Families. Since Town & Country Homes first proposed the Premier homes for Liberty on Bluff Creek (which is the larger site to the West along Audubon), we have upgraded the look of the homes to integrate an even more traditional flare, and to customize the homes special for the City of Chanhassen. Woodlands, ponds, wetlands and the highly regarded Bluff Creek Overlay district surround Liberty at Creekside. In planning this community, our best efforts were focused on preserving as much of the site's natural integrity as possible. Product selection and layout plays an enormous role in optimizing all the site has to offer. Site walks and discussion with city staff has lead us to the attractive Liberty at Creekside plan we have today. The "Liberty" communities will truly offer something special to homebuyers by surpassing normal levels of green space preservation, outdoor activity possibilities, and desirable locations. Quality of Life Homeowners Association: Lihert\' at Creekside Revised Preliminary Plat Submittal June 14.2005 A Homeowners Association will maintain all common areas, private streets, and amenities - including the community pool. Town & Country Homes is proficient and experienced in HOA creation and management. We take pride in the management companies we hire and expect a high level of standards and performance. This guarantees that the community will be meticulously maintained, and will retain a high value for years to come. Noteworthy News: Very recently, a well-known and successful national homebuilder just entering into the Minnesota market place, K. Hovnanian, has acquired Town & Country Homes. This is an exciting turning point for Town & Country Homes because we will now be backed with even more ability to venture into unique and innovative opportunities. K. Hovnanian is a publicly held company, yet still maintains strong family values and ownership, which was important to Town & Country Homes and the Ryan family. Town & Country Homes will keep its name, and current office location. We look forward to expanding on our success in the homebuilding community. To learn more about K. Hovnanian, visit their website at www.khov.com. (!f}oYoo:;a::S)A Family o( Builders . - Lihert\' ilt Creekside Revised Preliminary Plat Submittal June 14.2(0) l'J ..J '" ..J ~ (j N"' !!! g- g~ '0 '0- ~ ? ~ v; .2' ..,. lfl '0 " <ON ~ W "[ 6 ... 0..... .- 0 :g ;5 :2~ E If) g: 2 f ~ :! '" ::> w __ ~ ~ u~ '0 8 8l~ ... !!! '0 ~ v; Z '0 ~ ~ ... ~ os ~ ~ < j ~ f-l ~ ~ i:l... -; ~ 'Q ~ ~ " "! co Ol lfl Ol ;; ., iIi .:: -C/) :2 u (/):.: .D - " ,Ba. o .... ...... pOlO IRon pOlO ~ 1/ ~ t- Z Q.. w W LrJ 0 (f) = <9 (f) = z <(0 C'-J Z IUJ z z> 0 <( I <(- -' IUJ C'l Q uO Z ll.UJ W ocr: Z en :::) en >- <( I- J I 0 Z <( I U ;; " "'C:I .l: c:: C/) 4) v ~ ~ ~ u;l!BD ~R --- --- ;:: '~Iy~ / " ----- ......... ~ ... _ .JL / ....,...." , /.q lIID-lIIDlIIDlIID I I I ~ I II e ~ < ~ 11111..'--71 ~~t1-= v) If fir [oi1Jo , -/ (f / ~ fP C") '1- ~fI> ~ iiiI'ifl"lIIDl!W!l 0:: ~ ~ --=" ~ ~fI> \ =.J v - d C\J (f [, (f iE'3-J II I g> - ~ ~ c: C\I~ ~ ~ --- ",,:::::: -Ah~ \.,.- ,- ...k >----" = 1 \0~: ~i\~ = \ 1 ~: :~~ f- J ~ - r, - '=~ -v ) I ~I = (/1"- L -tr I-. r-L- 7 I 'J fii]- _ K IJ - m tljl I & J ::: i"'1 h-- I I I ----.l: I;; ~ ~ ~ ~~ C\I I ~ I ...... I 3 I~ '\t I ~ ~~ Ir-' r: ~ ~~ ~ li -----rj () I ' cO I ~ ~ ~ ~ l() CLJig" W. -DB "'Dig \ "'4 h. "'Dig' ...D!!El ~ ~ \~It=>. ~ '""l-. o r--. r--. - - . .~ I If....,. :w I~ ICI) ~ ...... o ......J a ~ 8 TIiTIO lJ:J!Ilo ~ I) 1\ ~ 1:J<!JD' .cJ!1JD ...... f- ~ - ~ J \u..,... ~~ M '0 v; N 0) (.C ~ '0 o '0 <0 '0 ~ z o I""l E-< U ::::> ~ CJ) z o u ~ f2 E-o o Z ... ~ ... J bI) ~ i~ b.... ~ gj c5c3 ~ ~ ~ Q) ~:gj ~ CJ) , ..., ~ J ~ Q) Q) Q) ~ ~ ....JU ~ .B J ~ t HJ ~ P' ~ iM J I" ! t" iij ~ Jl! l~ fli !JI ... ~ ~ u J;; V>- 0; U ';> 0:; N V) N ~ ~ ~ 0 '~ ~ ~ ~ "0 . Q ~ ~~ ~~ .~. ~ ~ ~~ ~ ~f ~ ~ lOJ W~ 22'9"6 .002/02/9 ~/'\nOd'dlLOI2002\5MP\IL012002\'d ~ I " fIJ :: ~ ~ 1 - ~ :g i ~ '3 ~ ~ 0 og ..... ~ ::E ... ~ ~ (J <Il <Il >< ;j ~ "" ~ M ~J ... ~ fIJ c U ~ ] sf! > ~ o 0 " Us J: 6 z ell s= as . I ~ s= ~ <<S 0 .... .... . ,.... S · ..-4 .. ..0 = U en ~ .... <<S ~ 5-t ~ .. ~ ell M <<S s= r= . ,.... 0 S . ,.... ~ U QJ L M 0 ~ 4- li: z w UJ Ln 0 CJ) c::> (!) en c::> z <(0 C"..J Z IW Z Z> t- ::5 <(- IW ..-I a.. 00 z u.W w :z en 00:: :::> en >- <C ...., :J: I- Z 5 ~ 0 L o 4- QJ "0 . ,.... en ~ QJ C\'J QJO M ~ Ua .~ tU~ ... ~~ ....r/.) M ~ QJ..c;" ..o~i .,......c; ~ ..J u ~ z ~ ~ 0 ~ z 8 z 0 ~ 0 z ~ ~ w 0 ~ z ~ '#. c; i g > ~ ~ z " ~ ~ 8 6 z ! _ N ~ ....<Il<.o,.... lXlo>S ~ '-' ~ .f; e1~ "S; S ~ l.-L1 -as 1i' 0 (/)i~ ~ .~ 0 ~ $ 0 0 ;::: !~d 0: 'tl 0 0 1::;{ N ~ g~ 0 E> 0 ClS u 'E 1;; ~ -,~ N j ......0\ ~ ':;:c: .; ~ fR~ ' ~ ~ >. .D etti .......0\ .D E :> Qj ....... "0 ~ C ~~ !S ~ OJ {; ~ ~ 0 a. (I) ~~:: (I) ~ "0' lI. 0: 0: lOJ t'ld ll:6l:l 'iOOl/Hj9 E....nOdi\JWHlOOl\6..p\lLOllOOZ\:d 5 ~ ~ d~ H~ -t;;; !.! ~ ' . . i (,@ It I I o . @ ll-o ~ ! !~~t i:'~~~l~!~! : r~~. ~ ~& "'-=i~ ~ - "'..il<>~- I ~m <~, ~ !m~ mi~;j ~ !H~& lU~ ~ ~-;ji; ~jlil ii~~~ l~]ll ~ ~.:!:i f~ :r~~~ a] -~&Ilb 'iil j, Hl~! Ill) I; ~~~~! . ~ ~~ ~ji;1 ~U~ ;; - h;!h !~im~ "'~'! I !liB!l ! !l~l! I =,: :1, :iloi;.::.:, :!.i;,;~i.oI1, ~ II!I!I! II , '~i~1!i ! !l!mi ji -5~-~i:,'j~i ~_ -5h"'Q~i :c) H~~;~ic. ~i I~UH~ :11 ~~Hi~iI ij iUH:} Ii i ~ l'l ~ 1 ~ ~ 'l'l ] ~ ~ a I=-- . .. J( ! !j .. ell tU"'d J .... t-CI) .81 ;:3(j ~ s:e0111'!11Qa ~ l:J ~ o-l II .! J 11 . ~ ~ . ~ ~ ~ ~ d~~q; t~~~~~~ >< E-< Z o :> . <Ill . u<D~!:!l-(f(Qg ~! I: ~~\ _ _ i~ I _ _ -- 'i ~ -11- -_____.(1'4 '(}':))).. ~O~ ___ _ ___ - I __- .' -~"'." ~"':" ../., ---- ..j~~1 ---- ---- i' / / ill .. / .; ~ ,~ It '" l' ~ / .. t ) ,., ,., ~ :g ~ '.....lj ~ ~ l:1 / " $;' . . .- ',,>..~v' ,,' ''''CJ il f I ~I J ~ ~- ~ 1 J!' Ii" " '"... -~~~ cz:;; m ~ 1<<:1 Hd 6il'SN ~OO2ll1/9 6"p"'OdX]llOI2002\6.,:1'[lOlaOO2\'d ....~ {- i~ t 'f o 0 ~ .} l ~ -~ '" .. i; 5i '", ~ &=~ , " '" 1 co < ~ {! ~ a . 0 ~ "- Q:l Q:l Q:l ~~. ~ ,,~::: ~ <l,j ..;:::: ~ '" '" ~ ::: ~ ~ ~ " <::i c:i.... _ ~ ~ ~ ~ 000 ~., " '.a: oj i;Oi ! ~ :~I 1:: I h~ I · mJ "::I~> F~r~~ 1:11f Ifj!!:HB ,jJf liB j _ !~....tJ IJ ,e. iS~~~ 1~~-~<t~~A -I;~~~ ~ d ~HIl '!i~ t ~~...x~~~'FI' ;H! ~ >,',' ,,!lllll'" c! ..:,,-g'~'~I:Q.\!.\!""::~ ~I!.,b"'_t"' .!Io,jlo,j .!~d.!.!.iii~l~Q.d::.t <i.t.t~f~. 1l..~~~~"6: ~"-<,,,, ----- 4t..<~ ."";,~ ----- ----- / / / / / / ~ III ~ ~ }<o ~ ~ 8 '" 8.1l ~ I 8 ~ , t ' ~ ---_J i ~ ~ ! i ~ g ~ ~ ~ ~ I ~ :g I ~ I J( ;, J:~ - ,~~~- I ~~ I tU.~ 1 i~ I ;:J(J ~ ~I~ ~~,- -~~:~~j m~~; -!>"'''-<:''O "'".....0.."--'--' ~ "0 o-l Ol u 's.. >, f-< .I1~!!l Imm "8 .. ~ III o-l 6 I I I I , , I I , , ( I I ') ( ~ 1<<J Hd (HDI ~OO21l1l9 6"WIOJddll0l2002\6*'P\(l0l2002\'d tc! ~ .li I .lj j iI ;! HI t!" III III lJi !Ii s[ I J ~I ! ~ '" ~ ] ~ 0:: -g d~ i ~~; w Ifi ;: Bl ~ ~ I I I I I I I I I "'" "'" "'" "'" "'" "'" "'" "'" "'" "'" "'" "'" "'" "'" "'" "'" I ""'~ '-------- - - I I I I I I .. I I I " I .i j I J f ~ ~~ I I I I I I I l ~ ~ 21] cg~ ~ ~ oW QI as ~ j i~ ;:3CJ I L ----- .li J Jlll ill il '.1. l I!l I I" I Iii m .~ --~ ~-\ ~ '" ~ '> j< 'f 1 ~ ~ 1m E '" :;. ~~<o. ~ ~ fjllll"{OJdSllOI200<!\611P\ll0l2002\'d 10] Wd CC'9tr'l f:0021l1/9 ~ . . & ~. l;n . ~ J~' ~ - ~!. . .i.', H g ~~~ ~ ~ ..~ ~~ .i , l .~~ i . ~ ~~: ~~ is ~ · ~.~ ~i g ~'. ~~. I il" .'~ ,~ ~" . . ~ ,.~ z fi ~U ~~ ;: ~ ! ~~~ ~g~ I ~ ~,. ,R 'cO ,hOt & h .B J~' ~ · ~ ,.. ~ i !.. 'I !~ ~A ~ ~ .' 'J ~ ia~ I "; ~~" I:~ ~i~ ~ ol l!I W"e III iiiw $1_5 z ~"l: : ~I. dh ~~ HI' .~g ,.a...~. ~8UI'.' ~ .1 ~~I n '" tmm~ i.~ ~~~ ;~~ ~;;I ~~" ~~~ ., ~i ~ . ~~l i' . 5 ~ .!~~ i ~ i ~ 8 i' . 2 .. ~ ~ I~; ~. F i i ~l:!15&, ... b ; . ~u~ -Bi ~~ I ~ i~h ~il i! i ~ i;!i !~, u ~.~ ~a,. i~ .~ ~~ R ~tj~ ~i~ ~e ~~di~~ h. ,~ gp~ h!H~ ~ ~ ~~ i~.~~~.; I~. ~i~ h~; ~,h ~~H~g '.' 'n.. ...! ~.. "U! .... .", ;! ~. i!H~.a ~~~". 5. ~ . . ~ ~ 8 ~ ~ 0 ~ 13 [ ~~ i "" ~~ ~~ .~ ~ '....u !U q 1H ~9>. ' m ~ ~.3 D ""-- ""-- ""-- ""-- 8l -E i~ ~_5f tOJ Wd ll'SH ~OO2ll119 (jMp.20dll~llOI2002\6.P\ll0l2002\'d ~ ~ ~j ~"" J fE l!l to g , u ~ ' 19 . il '!!l ~ u d:l ~ B .... QI ::J as"tS I ~ .~ ~ ~ i:; o .~ ... l<. ...:I U !3 z .Ii I 1) j tl ;1 HI l~" ,II ,I' IIi hi _I ~ J oil ! ~ ~- ~ ~ ] gj f5 a:: " o ~ ~ ~ ~ ~ "..,,"''''''''''''' ; ~~~~~~~ ~~~~~~t. } ~ ~ ~ .~ h ~.il : I 'I.! !~ j~! i~ liil itj<5.v'~ ~ i}i~ei~ ~ 'illl; i ~ ~H~i' 3 j!~iU~ lit U~l l~;!] lt~ ~!, ~,~"'l ~ ~i~!i jJHI , ~ r :- , ~ mm "J" 'hUll ~f~,~ ~~ " .l,! f~}}H ~~H! :'3~1 it:-~~ i1ip~ u<>;d 'j '~~ ~rh~ h.\~, ] ] Ii< g ~ g ;,(?) , i~~ ~6b ~~ 3 ~ ~ I! , Z.=i l~~~ IJ! it~! ~i ~.~l ;;';:~~I d! llpll; :H !'iili' ~nf t;x ~H ill. !ll!i,l l~"'! :s~..hJfi~ tot! jl!HW Z!o lit! >,m';;l nll Pxxi~jo t i~i l:nH~~ .1 li~l :imiil '" "n il::::" ..! ~iil iJ"'",",,""h Ii< H,o" ; . . ; 0 . . ; ~ I 11 ~ ! ~ :i~ I, i "3 ~'! ~: 11 .0 , i Z >l ~ 0 ~ i=:: u ::J j ~ ~ I-< ~ If <Il ~~ Z 0 8 ~ U ~ 1t.3 0 11< I-< 0 Z ~ -8 J .... j1 .... tl ....J I . g ~ i Jl .1 .1 " 1 ! 1 ~ ~ 000 .. ","':,0 ~ . 000 .0 - ,...:,...:,...: _NO ~ ...:'" .. ~N::::: .r H~ !i~ . . .<li " 'O~ i!~~ ii H i '" , H :it j~~~ , ;:;01 ~; -, j l~f i i~i ~.:;. ., i; HH ~~ .. ~ & it , ~H ~! H H i , Ci ~ . ~l It . jii ; ~ ;j ., }l , "a ~ 'I H , T~H u, ~l .l; i , i! ~.~ . il!l l > ,0 SJ :~ ;! !lH . . ", I!I H ! ~! H ." H ! " i~ :o~ i! i~H ~~ 0' ~,~ . I .!!.2 H .ii ! , " ] &.!! . ,< I H , H :g t.s Hfi " , H ~ & ~:!: " H:i ~ .!l Hi ,. :9<2 d H " !t!~ i '3il.: i it! H !t ~'" ~! ilH } :' 7;-5,2 if ;i U!! t~ ~~ !'J ~H , Hi 1 " ~ &1' n H H ~~'.. 0 l~ ::i:'O.!':'O H ;~ !i! H2 ! jH if! ~j u IiI' .10; i' U J d 'II I' i~ I,ll' f! II> {I I; m!1 it " I,', ! ! Ii Will d!! I!! i ~i:.H~ r !":I\I' l !!ilili tiihln ! } lllJ t ~l . 1I1 I il. ~ ,. tl J p .". t" .11 ,I Iii H I" tll 111 J ~ ~r .5 Ji S ." J!' ~ "8 ::il ~ ~:;; ~ oz:::' ~ I!; ~ ~ La] H1Ill&.16O';l(,l>"OCliOOaVa/9(j.~dIlltl1.Ill1liIQIli8li~liMUil1Emd1i!\'d :! " .! 'I )l.J :!J" , imt "H !ilil; Illll! i'l ~ " ~~ f ~ ~ ;> .s " ~~ ~2~~~~~R~~~~~~~p.~ J ~ IIIIIIIIIIIIJIIIIIIJJJIJ HHql~h'!!I!l'H! 1.1 III ~~~~o~~~J~o~~ ~.~.~~~.~.~~.~~ J,i,i,i;:,i<,,".!j !f. .,<HU "'<( ~;, ~~ Illilill~llllj1111111111 ~ ~ ";0 , " K" ~ " g . .; ..-;":": " . ~ N . gjf 'x ~~ f..::!.. ]~ u .. ., " =~aa~~2~~~~~~~s~~~~~a~a~~~~~,~=a=~~=~=~~~= ,";;;gg=r:~:a=a:':!~= s s 1 A ! J;)f>~ h llll!!!lll! H!!Bll n !! ! 1111111 1~~~w~~n~n..n.n.~.....~..'IIIIII~ ;i~~~I~I~li~~i~~iii~~~~~~~~~~~~ ".m."....'",".."" --"'-,..,,.,..-- :l .. Q c .B .. > t ! Po. H ~ ~=aa=~a=a=a~~~a~:a:~lua~~aa ! .il ~!llJlJl Hl!!llll!!!!llll!!!l ~ 1.......---.................- ~ ] Imin~iuIHlmHi~ H ~ '~I .7 iUJ Ifd 82'15'1 SOOZIl1l9 e_p-lOddlll0l2002\O-,o\ll0l2002\'d .... QI tlS-a1 t]j .8 ~ ;:3tJ .Ii I l] . ~I !I, p. I tl I ,", t" ,il ~I I" ~ tll hi J - ~- ~ l ~ C: ." 35: 0 i:';';:;; ~ .5~::: ;;::;:0:- ~ H* H. ,d ~ ~ ,; ,Y ~ ,: . ,~ i ~ ~ ~ ~ ~ ~ a ~ e o ~ ~ o ~" i},;a: ~~ ~~~~~~~ @~3e~~~ ~~~~~~5 Vll;zo 0 0 a~:~~*~ :z ~~J! ..... g~~~~~~ :ti~~~gg~ 5o~o2"=,(I-'" ~~~~~~~ w !;in!i ~ I ~:~~~~~ ~ ~ ~i~~~~; ; ~ ~i~~2~~ ~ ; ~e~g~~~ ~ ~ ~~~j~~~ ~ ~ *~ ~~~~~~~ ; i ""- ~ !!li II I Ii g ~: ~ ~~ ~ 8~ ~ ~i ~ ,..:~ H! ~ i6 . ~~'" ~ ~~~ ~~~ ~- ~ ~ ti~ .3~ ~ ~~~ ;~~ ~~ ~, ~~ "Ii ~~ ~~ w. ~o ~~ <0 g~ ~lll ~o ~~ w3 3' "8 ~~ ,. ~~ ~~ ii!~ ~ 11 o z .e- 'B ;:J Ol ~ i ~ ~ ~ is ~ 3 > ~~ ~ ~~ ~ 5~ ~ ~~ . ~S ~ ~~ ~ :::1<< ::111 ~i ~~ 11::0 a:l:. ~:; ~i 11ft e:f ~~ ~~ :!~ *~ I! H ~ ~lX :": lr ~ ::i ~ ~ g g Q, VI ~ J: Vl ~~ ~~ ~~ ~~ ~3 ~! .3 3' ~~ ~t .0 85 ] .. be j "'" ~ '<I" I ~ ~ ~ ~O:~2 H~~ un III1 "'" "'" "'" "'" ~ I. "*" '~ -- '0 ~g~ , .~ ill!~ ~~~ , .~ i~~ ) I t --~: -~ ~ 10J!old 9DtS>\ ~OO2llll'.l 6"~'ladlml0J2002\6"P\IL012002\'d >l ~ :g ~ i~ ~~ c!:::> ! ~ ~ '"' ~ -:;j~ .... tOO .81 :3(J J .l! t 1llj j 'I !! HI t!ll ,II ,I' tli !li _I ~ I "II ! ~ '" i'! '" oJ: 8 "gj ~ a: 1m ~ ~ rn lNrliOl ~ ~~ FTI I!! ~/'''''''''' -1..1-'- h~~f ~ ~:h;g ,(~ if ~~ 3' .~ -. ~~g ~~ .~a ~"1! ~!~ i:~ ~~~ ~.~ ~~~ 9!8 . '., rJ ~~~ ~~~ o ~ 5 . ~ . ~;@ ~d: fDJ. '-'i1 a ~ ~ii ~ !;i:i . 0= , fJ l ,; . fJr,J! II ~ 1-- W~iII ji!HIi Mthl~ I - , I , i J il ; ~ . . j i ii~ ~ z o < ~ ~ (J)8i tl<~ ~lQ~ ~ 0 ~ (J)f-<6 :;J~~d u<~ 9lQ~ ...J~~ <~Z U s ~ g ~ >l I ~ 8 Z J j ~ :rl t~ ~ ~ .... ~ po; as '0 ~ tUi 1 8 .8 ~ ~ .... ~ I>< ..J tJ ~ ~ I ~I ;l ~ HI ~ I!' J II! .~I {Ii t !Ii ! ~. j i .1 ~ a:: ::. .., o j ~ ~ IIDHdOO'lt'2 !:OO2/lI19 6. P-tOdlUILOl2002\6"p\[l0i2002\'d - 5 "~ 1< ~ h ~~ 1< .f ~~ i~H J f~ ~ ~ ii ~ :f' ~ r ." ~ 5~ ~ ';c 'J ., R ~ ~ .... CII as"'t'l J ~ .... t(/) .81 J I ~I~ ~ .... "" ll.~..'^]13 ...:lu N , .. ~ i 08'1ol +6L -lAd \. ~lg b LLT99 ~ ITl)()6 ~ ~Q'669 = ^313 It\d ~~. v'L6B Z ~ ~ ~ / S'lee - 91+91: .. VIS PAd ~ / / ~Z'OO6 a'(139 , 8"206 . ~ !K"cee "'A,813 2'268 i N"(106 I 08"tZ+81 ':J/\d ~'rga - 8'S06 ru I 9'C68 - -~ I J 1t>'\06 .. <99 ~~ / ("606 / (1"';;68 / OlH06 ...'" ~ ~ I O'SI 2%8 - / ~ " , ..~ 5 ~ gc;'Z06 ~ ~ I L"st6 J L"OGB \ ~ tl 9LT06 9'.IIQ \ S"LI6 I tl"068 - i3~ CL"<"06 ~ v, ~T<;gg i E \ 6-0;;16 0 ~. I 6'068 . S~ U"\09Q ""^]1] , IT't>06 tu i."Sag ~~\ - S'1>[6 !~~~ 00+101 -lAd J 1"68a - M ~.\ ~ 6''''''6 W .. t::: .9'~ 9'2(6 ~~~~ ~ / <::"888 ~ " Q<;'!;06 ~~.o: Rt>'<:gg -"^ .,,"" ') i.'016 M I ~.-L ~~~~ 2-\>68 ~" Sl+n -1 d - 'QO"906 'iL.....gg I 8'606 \ > I I t ~ n:68 8 19'905 . >' tl"tRQ }.. ('016 l)l;'.,sa ..'^ill ~;~>< re68 - M ,C I c;l+ZI ..:;y.. T SZ'06 ~~- OI"to9Q ..'^ o;;Z'''811 i S'Ul, ~ 2-268 """lO6 ~ll~~ o;;C+Zl -lAd "\ """ on ~ \ 0'(16 I' .'" '. 6'lB8 - ~ 8~ J M ~S~~ ~ '. ~ Z"'1KI6 OZ'1:99 -"^313 og'le . ~ U'906 ""^J13 O'<!16 \\ S'S88 ~. .Ii ~a: t 'i~"HI -JAd . . , !;L+~~ -:l:!\.r- "'..., Il'LQ9 ~ .> OL.90.....'-.1\313 ~ <!"6t6 M I \\ L"l88 - iil t;j~ f SZ~ ,^d t"'1KI6 I 1'6/Q <( 0: a:~ , ~ v"226 LI'6Lll -'^313 \\ 28La , "- ~~~ tu ~ - IS'rIl6 - o;;l+QL -1^d . II " 6'1>16 M lllj \ 0'l8 - .......L06 J;lII<o ~ W 6'116 .' . ~ ~ , O' . ~~~ . ~ 0'Ci8 a: . i ll'i'll9 b5 cL~5 ,"CLLll ..'^313 S"CLa . -' . I ,"L+9 -:>A.d , oolWl ! nL8 ~lll9 I , ) O'Ha . - ;~~ 00'6l'll -'^313 00'6 9 ~ O<;+l "Md / 0"l>l8 j,.....= ~ . . 0; ~ I 9Z'6LB ~~~ ~ I ':rSL8 , . ~0'6L8 ",'^]13 ~O'6L9 \. a:~5' t 0<;+9";)Ad 6'9L8 ~O'to9g - ^31 8'268 i . ,. <<~" O'i'lf+<iZ '" Vl~ V\d Ilr IO'coo " I ~ I 1>"8l8 . (0;'<;99 "'^313 , 1 {,068 ru ~ LL'SLB ..'^J13 60'.,. i O!f.<<J+....z -1^d ,I 00'_ ~ 09+<;; "'l^d 'i. 1"6l8 ~ fJ L'06i1 ~ ~ ....rrLL8 ~ ~ ~ <9.... . . '\ O'lLB ~ <;;to'689 ",'^31J f ';1"266 . <;;1"'ilL8..'^313 ~ t 0!f'l8+{,l ..:),o\d .......169 ru ~ t 09+.... -:;)\.,1 toZ'8L8 m O'ttL8 6'168 ; ~. St'~68 tu I 1 to"1L8 . 0'266 ru ~ <;;1'6L8"'^313 1'6L8 p ~... W j os+r "'lAd I 1"(L8 2'268 ~ . ~ i t9'6 II onffi9 ~ ~ I ["(L8 M 6'v66 " ;1 @I rl'ogg .. '^313 l'ngQ I /1 <,.~ ~ t ~+Z -:)J\d ! G'1L8 0'868 ~ W'og8 c,.~ l~ I v"ll8 ~ I S'206 " HI I ~'I~ -,^" . i C"lLa II {,S06 J Ot'7QQ 00.... l!" ~il ~I~ nl8 - ~Ig S'806 ru .11 111 ~~ ~~ IIi ~ ~ hi ~ J ~ ~ ~ . ~ '" ~ . If '" .., '" .1 0 l~~ ~ ~ E:io;> j j m i < I ~ i ~ ~ - . U:J lid 10'22'2 !:0021l1/9 a_,:r20dlQ[l0l2002\611P\llOI2002\'d J