Staff Report PC DATE: June 20, 2017
'‘ Y C_)-
CC DATE: July 10, 2017
CITY OF CHANHASSEN
0REVIEW DEADLINE: July 18, 2017
A0 N II A S S CASE#: 2017-12
BY: SJ, SS,JS. TH, O�',,�( „
PROPOSED MOTION:
"The Planning Commission recommends approval of the preliminary plat for Planning Case 17-12 for
West Park as shown on the plans received May 18,2017, subject to conditions of approval;
"The Planning Commission recommends approval of the site plan for the construction of 82 townhouses for
Planning Case 17-12 for West Park, as shown on the plans received May 18,2017, subject to conditions of
approval;
"The Planning Commission recommends approval of the variance request for Planning Case 17-12 to
allow a 25-foot setback from Waters Edge Drive, Lake Susan Drive, and Highway 101, as shown on the
plans received May 18,2017, subject to conditions of approval;
The Planning Commission recommends approval of rezoning the property located at the southeast of
Waters Edge Drive, west of Great Plains Boulevard,north of Highway 212 and bisected by Lake Susan
Drive with an approximate area of 9.8 acres from Residential Single Family and Planned Unit
Development to Planned Unit Development-Residential,incorporating design standards;
Planning Case 17-12 - subject to the conditions of approval and adopts the attached Findings of Fact
and Decision."
SUMMARY OF REQUEST: Consider a request for a Rezoning, Site Plan Review, Subdivision, and
Vacation of Right of Way with Variances on property zoned Planned Unit Development(PUD) and
Single Family Residential (RSF) for construction of an 82 unit town-home development and located
southeast of Waters Edge Drive,west of Great Plains Boulevard,north of Highway 212 and bisected by
Lake Susan Drive,with a total area of 9.8 acres.
LOCATION: Southeast of Waters Edge Drive,west of Great Plains Boulevard,north of Highway 212
and bisected by Lake Susan Drive
APPLICANT: Pulte Homes
Paul Heuer,Director of Land Planning&Entitlement
7500 Office Ridge Circle, Suite 325
Eden Prairie,MN 55344
952-229-0722
Paul.Heuer@PulteGroup.com
I
PRESENT ZONING: Single Family Residential District(RSF) and Planned Unit Development-
Mixed Use(PUD)
2020 LAND USE PLAN: Low Density Residential, Medium Density Residential, and Mixed Use
ACREAGE: 9.8 acres DENSITY: 7.4 Units per Acre
Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 2 of 41
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
1
The city has a relatively high level of discretion in approving a rezoning because the city is acting in
its legislative or policy making capacity. A rezoning 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 a quasi-judicial decision.
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.
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.
Notice of this public hearing has been mailed to all property owners within 500 feet as well as
lake property owners surrounding Lake Lucy.
EXECUTIVE SUMMARY:
y • � .
The request consists of multiple 1 l '`
applications to facilitate the ti1a
construction of a townhouse ,__ °`
development. �`�-- 4441, a/ /�
�_,
The requests include a rezoning of �., 1W
property from Single Family
Residential and Planned Unit , ` 1j
Development to Planned Unit #
Development, a siteplan for the ' ihj .,
p � Subject Site .
construction of 82 townhouses, a ; ,-'• '
Variance to allow reduced setback, _ FM _
Preliminary Plat to subdivide 9.8 a _
-
acres, and vacation of right-of-way
(the vacation requires City Council
approval only. It is included in this — m
report as an informational item). _;. '..
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Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 3 of 41
The site is located southeast of Waters Edge Drive, west of Great Plains Boulevard,north of
Highway 212 and bisected by Lake Susan Drive. Access to the site will be gained off of Lake
Susan Drive and Waters Edge Drive. The site is zoned Planned Unit Development-Mixed Use
and Single Family Residential.
1. Rezoning to Planned Unit Development-Residential: The first request is to rezone the
portion located north of Lake Susan Drive to Planned
Unit Development—Residential and adopt standards for
the development.
2. Variance: The second request is for a variance to "'
allow a reduced setback from Waters Edge Drive, Lake -
Susan Drive and Highway 101. s .�
3. Subdivision/Preliminary Plat: The third request is }
for the subdivision of 9.8 acres into 82 lots and 8 outlots. ; (
The 82 lots will house townhouses. Outlots A and D
contain Private Streets and visitor parking. Outlots B, C, E,
w ` '
and F contain open space, common areas and storm ponds.
4. Site Plans: The final request is for a site plan for the b
s •
./
construction of 82 townhouses. The applicant is 3 se
proposing 7 six-plexs,4 five-plexes, and 5 four-plexes.
Materials on the exterior of the homes include cultured
stone, shake siding, LP sid siding, and shake siding.
Window shutters are used to accent the buildings. All the 41-\.'4*,
arae doors and parkingwill be hidden behind the
garage 4107;
buildings and the main focus from all exterior street and 4y� ;
Highway 101 will be the architectural design of these
townhouses. This type of urban housing is typically located
closer to the right-of-way to provide an urban edge to the
public realm. That is the main reason for the variance
request.
The applicant held a neighborhood meeting on May 11, 2017 to introduce neighbors to the
development. The applicant also met with the owners of the apartment building located
southeast of the subject site to coordinate shared access issues and parking.
Staff regards the project as a well-designed development. The overall design is sensitive to the
surrounding area. Based upon the foregoing, staff is recommending approval of the site plan,
subdivision,rezoning, and variance with conditions as outlined in the staff report. Construction
on this project could begin as early as September 2017.
Planning Commission
West Park-Pulte Homes
June 20, 2017
Page 4 of 41
APPLICABLE REGULATIONS
Chapter 18, Subdivisions
Chapter 20,Article II,Division 6, Site Plan Review
Chapter 20,Article VII,Planned Unit Development District
Chapter 20,Article XXIII,Division 9,Design Standards for Multifamily Developments
Chapter 20,Article II,Division 3. -Variances
BACKGROUND
On January 4, 2005, the 1_ __1-. •
Planning Commission pi l' • \s
reviewed and approved •'' `, ' 14 - ''
the Concept PUD for the "5 '` - 'N`
GatewayDevelopment. J .}7- +i--- - • J •. - 1(ru- ' '-.$ ' 4
This plan was later l�I g
approved by the City WI
Council on January 24, e' '-l' 1
2005. Gateway
Vacant .
.
-, Place
On June 27, 2005, the Residential i
City Council approved - _r„ `
rezoning the property X~ _ , .r z'w j
located at the northwest ' _ �+ .k '
intersection of the future -fr - ' ~ , _
alignment of Highways •'_.* .: it
101 and 212 with an " ` '
approximate area of 24
acres from Residential . Primrose \ •,'�`
Daycare , Kwiktrip a,
Single Family to Planned '
Unit Development-Mixed 10.:
Use incorporating design
Strip
standards. t - Mall
Vacant - - r
The final draft layout that
y Commercial t
was arrived at reflected a t_ • ,
residential component _-
within the area north and Wti -
south of Lake Susan Drive
with the highest density concentration facing Highway 101. An apartment building(Gateway
Place),was approved by the City Council on February 27, 2006.
The portion of the site located southwest of Highway 212 and 101 consists of a mix of commercial
and office uses.
Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 5 of 41
The current proposal will incorporate the undeveloped/vacant residential parcels into the
development of West Park.
REZONING
The applicant is requesting to rezone the property from RSF, Residential Single Family, and
Planned Unit Development —Mixed Use to Planned Unit Development-Residential. Highway 212
will run along the southern edge of the site. Highway 101 runs along the east portion of the site.
Waters Edge Drive is located along the northwest portion of the site. A residential neighborhood
zoned Residential Single family is located north of the site and a residential neighborhood zoned
Planned Unit Development is located west of the site. All properties located at the intersection of
Highway 212/101 are guided mixed
use which permits high density . . a n
residential and neighborhood oriented �� �4,�*-�
commercial. - • • • • 'P 0
alA
.04The 2020 Land Use Plan shows this • • • • • • • ,
area designated for development as O; )*i�`s3
Residential Low Density(1.2-4 Units ( Mi; Medium Density
per Acre), Residential Medium Density al- � ' r
(4-8 Units per Acre) and Mixed Use N • a
, - ' r 7 -
Development. Appropriate zoning for !I I, A ,
these land uses are a combination of 1i �'
Residential Single Family-RSF,Mixed � w i
S&it::
Low Density-R-4,Residential Low and Ail laid i r .e
Medium Density Mixed Medium m� i ` �,, Low Density •
Density-RLM, and PUD-Mixed Use, ' D_'!'
Neighborhood Commercial, and High ` "
DensityResidential. Staff has prepared j E •
■
a Planned Unit Development r `'� ' Mixed ■'
Ordinance that will regulate and set �►� V i` r _ ■ Use
standards for the development of this r ' imb' 1 • ■ ``
00.
site including permitted uses, # _ �.�.• •
landscaping, setbacks,signage, IP
building materials, architectural Tom.. •
standards,parking,etc. •
•
This site is in the Metropolitan Urban ",..v....Y. T • ■
Service Area(MUSA) area. Staff is I a : 1
t
recommending that this area be rezoned -'
. ....
to PUD-Residential. L sa i•n era(C.R.181 , ,.q -- Ai
I tet ' r,
Based on the site area and land uses within this area,the site may have a maximum number of 99
units.
Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 6 of 41 1
TOTAL UNITS ALLOWED
Land Use Gross Area Net Area Net Density Number of Units
North of Lake Susan Drive
Residential Low Density 4.942 4.942 4 20
Residential Medium 2.059 2.057 8 16
Density
Residential High Density 1.133 1.133 16 18
South of Lake Susan Drive
Residential High Density 2.827 2.287 16 45
TOTAL 10.959 10.959 99
The applicant is proposing a total number of 82 units which is below the maximum permitted on the
site.
PUD FINDINGS
The Zoning Ordinance directs the Planning Commission to consider six (6)possible adverse
effects of the proposed amendment. The six (6) affects and our findings regarding them are:
a) The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City
Comprehensive Plan.
Finding: The proposed Planned Unit Development has been considered in
relation to the specific policies and provisions of the land use plan and has been
found to be consistent with the official City Comprehensive Plan.
b) The proposed use is or will be compatible with the present and future land uses of
the area.
Finding: The proposed uses are and will be compatible with the present and
future land uses of the area through the implementation of the design standards,
landscaping buffers, architecture, etc. The townhouses will be the proper
transition between the single family homes to the north and west and the
apartment building located southeast of the subject site.
c) The proposed use conforms with all performance standards contained in the
Zoning Ordinance.
Finding: The proposed uses will conform with all performance standards
contained in the Zoning Ordinance such as design standards, signage, durable
materials,uses, etc.
d) The proposed use will not tend to or actually depreciate the area in which it is
proposed.
Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 7of41
Finding: The proposed uses will have no measurable negative impact on the
property values of the nearby residences. It could potentially have a positive
impact by creating a buffer to Highway 101 and preventing higher impact
development.
e) The proposed use can be accommodated with existing public services and will not
overburden the city's service capacity.
Finding: The site is located within the Municipal Urban Service Area. The
proposed use can be accommodated with existing public services and will not
overburden the city's service capacity.
f) Traffic generation by the proposed use is within capabilities of streets serving the
property.
Finding: Traffic generation by the proposed use is within capabilities of streets
serving the property.
Staff is recommending approval of rezoning the property to Planned Unit Development—
Residential, incorporating the following standards:
WEST PARK
PUD DEVELOPMENT DESIGN STANDARDS
a. Intent
The purpose of this zone is to create a RESIDENTIAL PUD. The use of the PUD zone
is to allow for more flexible design standards while creating a higher quality and more
sensitive development. Each structure proposed for development shall proceed through
site plan review based on the development standards outlined below.
b. Permitted Uses
• The permitted uses in this zone should be limited to four, five, and six-plex
complexes.
• The total number of units for the entire site may not exceed 99 units.
c. Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The
following table displays those setbacks.
Boundary Building/Parking
Setbacks (feet)
Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 8 of 41
Boundary Building/Parking
Setbacks (feet)
Highway 101 25/10 *
Highway 212 25/25
Northerly Project Property Line 25/25
Westerly Project Property Line 25/20
Internal Project property lines 0/0
Hard Surface Coverage-Residential 50 %
Maximum Residential Building/Structure Height 35 or 3 stories,
whichever is less
* parking setbacks maybe reduced to 10 feet if full screening is provided.
d. Residential Building Materials and Design
Buildings and site design shall comply with design standards outlined in Article XXIII.
General Supplemental Regulations, Division 9 of the Zoning Ordinance.
1. All units shall have access onto an interior private street.
2. A design palette shall be approved for the entire project. The palette shall include
colors for siding, shakes, shutters, shingles,brick, stone, etc.
3. All foundation walls shall be screened by landscaping or retaining walls.
4. All adjoining units must exhibit different exterior design features and color.
e. Site Landscaping and Screening
The intent of this section is to improve the appearance of vehicular use areas and property
abutting public rights-of-way; to require buffering between different land uses; and to
protect,preserve and promote the aesthetic appeal, character and value of the surrounding
neighborhoods; to promote public health and safety through the reduction of noise
pollution, air pollution,visual pollution and glare.
1. The landscaping standards shall provide for screening for visual impacts associated
with a given use, including but not limited to parking areas,utility boxes,unadorned
building massing, etc.
2. All open spaces and non-parking lot surfaces, except for the fire pit area, shall be
landscaped,rockscaped, or covered with plantings and/or lawn material.
3. Undulating berms, shall be sodded or seeded at the conclusion of grading and utility
construction. The required buffer landscaping may be installed where it is deemed
necessary to screen any proposed development. All required boulevard landscaping
shall be sodded.
Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 9 of 41
4. Native species shall be incorporated into site landscaping,whenever possible.
f. Street Furnishings
Benches, trash receptacles,planters and other street furnishings should be of design and
materials consistent with the character of the area. Wherever possible, street furnishings
should be consolidated to avoid visual clutter and facilitate pedestrian movement.
g. Signage
The intent of this section is to establish an effective means of communication in the
development, maintain and enhance the aesthetic environment, to improve pedestrian and
traffic safety, to minimize the possible adverse effect of signs on nearby public and
private property, and to enable the fair and consistent enforcement of these sign
regulations. It is the intent of this section, to promote the health, safety, general welfare,
aesthetics, and image of the community by regulating signs that are intended to
communicate to the public, and to use signs which meet the city's goals:
a. Preserve and promote civic beauty, and prohibit signs which detract from this
objective because of size, shape,height, location, condition, cluttering or
illumination;
b. Ensure that signs do not create safety hazards;
c. Ensure that signs are designed, constructed, installed and maintained in a manner that
does not adversely impact public safety or unduly distract motorists;
d. Preserve and protect property values;
e. Ensure signs that are in proportion to the scale of, and are architecturally compatible
with,the principal structures;
g.l. Monument Sign:
One monument sign shall be permitted at the entrances to the development off
of Lake Susan Drive. These signs shall not exceed 24 square feet in sign
display area nor be greater than five feet in height. These signs shall be
setback a minimum of 10 feet from the property line.
g.2. Sign Design and Permit Requirements:
a. The sign treatment is an element of the architecture and thus should reflect
the quality of the development. The signs should be consistent in color,
size, and material and height throughout the development. A common
theme will be introduced at the development's entrance monument and
will be used throughout.
b. All signs require a separate sign permit.
Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 10 of 41
h. Lighting
1. Lighting for the interior of the development shall be consistent throughout the
development. Fixtures with decorative natural colored pole shall be used throughout the
development in parking and street lighting. Decorative,pedestrian scale lighting shall be
used in the fire pit area and sidewalk areas and may be used in parking lot areas.
2. Light fixtures should be kept to a pedestrian scale (12 to 18 feet).
3. All light fixtures shall be shielded. Light level for site lighting shall be no more than
1/2 candle at the project perimeter property line. This does not apply to street lighting.
i. Residential Parking shall comply with city code requirements.
(report continued on next page)
Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 11 of 41
SUBDIVISION
The applicant is requesting preliminary __ - -_
plat approval to replat 9.8 acres into 82 1 ice,'
lots and 8 outlots. The 82 lots will house i
townhouses. Outlots A and D contain I; 5"
Private Streets and visitor parking" ' ,,
Outlots B, C,E, and F contain open j'�` g. > ' ' ' '`
space, common areas and storm ponds.
The site is zoned Planned Unit
Development-Mixed Use and Single /
Family Residential. 10 4
i E :3:..,1 ,,c: E. -. I
The ordinance states, "All lots shall abut k �'' ,
for their full required minimum frontage 1`I` ' a
on a public street as required by the > /
zoning ordinance; or be accessed by a F.„
private street; or a flag lot which shall :..'h .13
have a minimum of thirty feet of iI I ';
frontage on a public street." --- _ _
All lots have street frontage. A private i i -,,T.:9 ,0-4
street and cross-access easements will be -F— i" ,,
shared between the properties. Private - — i _ `'
streets are permitted in this district if the I. 1, , s -;'
following conditions exist: I ',EI
1
1. The prevailing development pattern I
makes it unfeasible or inappropriate Ii--
to construct a public street. In ' ? '
making this determination the city _ ; I
may consider the location of existing A ti r
property lines and homes, local or i, t/ „�P«
1, 2
geographic conditions, and the /.,,f. tai'"
existence of wetlands.
1 i 2. After reviewing the surrounding
area, it is concluded that an extension of the public street system is not required to serve other
parcels in the area, improve access, or to provide a street system consistent with the
comprehensive plan.
3. The use of a private street will permit enhanced protection of the city's natural resources
including wetlands and forested areas.
Planning Commission
West Park-Pulte Homes
June 20, 2017
Page 12 of 41
A public street is not required to serve these parcels or adjacent parcels. The use of a private
street reduces the overall hard surface coverage.
The subdivision request is a relatively straightforward action and staff is recommending approval
with conditions.
There are no minimum lot areas within a PUD. The following are the lot tabulations for the
project:
North of Lake Susan Drive
BLOCK 1: BLOCK 6: BLOCK 11:
Lot 1 = 1,885 square feet Lot 1 = 1,833 square feet Lot 1 = 1,833 square feet
Lot 2 = 1,740 square feet Lot 2 = 1,692 square feet Lot 2 = 1,692 square feet
Lot 3 = 1,740 square feet Lot 3 = 1,692 square feet Lot 3 = 1,692 square feet
Lot 4= 1,740 square feet Lot 4= 1,833 square feet Lot 4= 1,833 square feet
Lot 5 = 1,740 square feet
Lot 6 = 1,885 square feet
BLOCK 2: BLOCK 7: BLOCK 12:
Lot 1 = 1,885 square feet Lot 1 = 1,885 square feet Lot 1 = 1,833 square feet
Lot 2 = 1,740 square feet Lot 2 = 1,740 square feet Lot 2 = 1,692 square feet
Lot 3 = 1,740 square feet Lot 3 = 1,740 square feet Lot 3 = 1,692 square feet
Lot 4 = 1,740 square feet Lot 4= 1,740 square feet Lot 4= 1,833 square feet
Lot 5 = 1,740 square feet Lot 5 = 1,740 square feet
Lot 6 = 1,885 square feet Lot 6 = 1,885 square feet
BLOCK 3: BLOCK 8: BLOCK 13:
Lot 1 = 1,885 square feet Lot 1 = 1,885 square feet Lot 1 = 1,885 square feet
Lot 2 = 1,740 square feet Lot 2 = 1,740 square feet Lot 2 = 1,740 square feet
Lot 3 = 1,740 square feet Lot 3 = 1,740 square feet Lot 3 = 1,740 square feet
Lot 4= 1,740 square feet Lot 4 = 1,740 square feet Lot 4= 1,740 square feet
Lot 5 = 1,885 square feet Lot 5 = 1,740 square feet
Lot 6 = 1,885 square feet
BLOCK 4: BLOCK 9: OUTLOT A=25,197
Lot 1 = 1,833 square feet Lot 1 = 1,885 square feet OUTLOT B = 16,043
Lot 2 = 1,692 square feet Lot 2 = 1,740 square feet OUTLOT C= 64,245
Lot 3 = 1,692 square feet Lot 3 = 1,740 square feet OUTLOT D =21,359
Lot 4 = 1,833 square feet Lot 4= 1,740 square feet OUTLOT E=32,477
Lot 5 = 1,885 square feet OUTLOT F=46,203
ROW=34,611
BLOCK 5: BLOCK 10: TOTAL=354,265
Lot 1 = 1,885 square feet Lot 1 = 1,885 square feet 8.13
Lot 2 = 1,740 square feet Lot 2 = 1,740 square feet OUTLOT A(parking areas
Lot 3 = 1,740 square feet Lot 3 = 1,740 square feet and drive aisles) =62,639
Lot 4= 1,740 square feet Lot 4 = 1,740 square feet square feet or 1.438 acres
Lot 5 = 1,885 square feet Lot 5 = 1,885 square feet
Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 13 of 41
South of Lake Susan Drive
BLOCK 1 BLOCK 2: BLOCK 3:
Lot 1 = 1,885 square feet Lot 1 = 1,885 square feet Lot 1 = 1,885 square feet
Lot 2 = 1,740 square feet Lot 2 = 1,740 square feet Lot 2 = 1,740 square feet
Lot 3 = 1,740 square feet Lot 3 = 1,740 square feet Lot 3 = 1,740 square feet
Lot 4 = 1,740 square feet Lot 4= 1,740 square feet Lot 4= 1,740 square feet
Lot 5 = 1,740 square feet Lot 5 = 1,740 square feet Lot 5 = 1,885 square feet
Lot 6 = 1,885 square feet Lot 6 = 1,885 square feet
OUTLOT A= 19,278
OUTLOT B =71,638
TOTAL= 123,10
SUBDIVISION FINDINGS
1. The proposed subdivision is consistent with the zoning ordinance.
Finding: The subdivision meets the intent of the city code subject to the conditions of the staff
report and the PUD.
2. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Finding: The proposed subdivision is consistent with applicable plans.
3. The physical characteristics of the site,including but not limited to topography, soils,
vegetation,susceptibility to erosion and siltation, susceptibility to flooding, and storm water
drainage are suitable for the proposed development;
Finding: The proposed site is suitable for development subject to the conditions specified in
this report.
4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage
disposal, streets, erosion control and all other improvements required by this chapter;
Finding: The proposed subdivision will be served by adequate urban infrastructure.
5. The proposed subdivision will not cause environmental damage;
Finding: The proposed subdivision will not cause environmental damage subject to conditions
of approval.
Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 14 of 41
6. The proposed subdivision will not conflict with easements of record.
Finding: The proposed subdivision will not conflict with existing easements,but rather will
expand and provide all necessary easements.
7. The proposed subdivision is not premature. A subdivision is premature if any of the following
exists:
1
a. Lack of adequate storm water drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
!
Finding: The proposed subdivision is provided with adequate urban infrastructure.
SITE PLAN
The site plan is for the construction of 82 townhomes. The applicant is proposing 7 six-plexes,4
five-plexes, and 5 four-plexes. They are to be located at the north and south of Lake Susan Drive.
Materials on the exterior of the homes include cultured stone, shake siding, and LP siding. Decks
and window shutters are used to accent the buildings. Some of the units are recessed while others
project forward. The roof line is accented by dormers. Each unit will have its own exterior design,
color and materials as shown in the examples below which is a similar development currently under
construction in the City of Plymouth. This type of urban housing is typically located closer to the
right-of-way to provide an urban edge to the public realm. The product in Chanhassen will have
some additional features such as garage doors that are accented by windows,a gathering space with
a fire pit,and sidewalks.
I
I
1
(report continued on next page)
1
Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 15 of 41
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All the garage doors and parking will be hidden behind the buildings and the main focus from all
exterior street and Highway 101 will be the architectural design of these townhouses.
Landscaping islands have been added between the garage doors. This will help soften the
continuous appearance of the asphalt driveways.
The applicant has done a commendable job on the sidewalks and pedestrian connections on this site.
The added landscaping and boulevard trees will provide a calming effect to a busy area.
With this project, there is an opportunity to create a gateway treatment into the development.
The applicant submitted a design that frames the•entrances and corners of this development that
consist of pillar monuments with rod iron fencing that is present throughout the development.
The use of cultured stone is found on the pillars,housing units,mailboxes, and monument signs
identifying the project.
Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 16 of 41
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PIjAR MONUMENT -
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EMILEI.E LGI1 RCM EFaAT:O14 r`DE ELF VAT:ON FCNT F FVATIO'4 SUE ELVATION
This development must comply with the Development Design Standards for West Park
(attached).
Another element that the applicant is r.- -
proposing is an outdoor seating area .. -
located at the northeast corner of the -_ - 1.
site. This is a seating area that features 4:.
a fire pit and overlooks a storm pond. '
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Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 17 of 41
The applicant intends to have all common green space area be maintained by a homeowners
association.
All units must be built to a height that is less than 35 feet.
The current plans are in compliance with this requirement.
LIGHTING/SIGNAGE
The applicant prepared a lighting plan that is in keeping with the
approved standards.
•
Light levels for site lighting may not exceed 1/2 foot candle at the project
perimeter property line as required by city code. This does not apply to
street lighting. Decorative Colonial
The applicant intends to utilize a Decorative Colonial light fixture which is W �, `'"'
typically used in residential neighborhoods. The lamp is approximately 15 -=„
feet above grad.
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The applicant is proposing two monument signs that will be located at the entrances off of Lake
Susan Drive. The base and material of the sign will be cultured stone which is a material that is
utilized throughout the development to form a base for the Mail Boxes and Entryway Pillars with
rod iron decorative fencing at the intersection of roads and property corners.
Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 18 of 41
PARKING
The residential parking standards require one visitor parking stall for every four units. The
applicant is proposing 82 townhomes which translates to 20.5 visitor parking spaces. The
applicant is providing 23 guest parking spaces. The applicant is also providing a two-stall garage
with each unit which is in compliance with city code.
ARCHITECTURAL COMPLIANCE
Size, Portion and Placement
Entries: All buildings have pronounced entrances.
Articulation: The buildings incorporate adequate detail and have been very tastefully designed.
The architectural style is unique to the buildings but will fit in with the surrounding area. The
buildings will provide a variation in style through the use of dormers, shutters, glass and stone.
The buildings utilize exterior materials that are durable and of high quality. Samples of the
materials will be made available at the meeting.
Signs: All signage must meet the sign criteria in the Planned Unit Development Design
Standards for West Park.
Material and Detail
High quality materials are being used on all buildings.
Color
The colors chosen for the buildings are earth tones. The selection is unique,but blends in with
the surrounding buildings.
Height and Roof Design
The maximum building height in this Planned Unit Development for the residential use is 35 feet
or three stories, whichever is less. All buildings meet the minimum standard set in the
ordinance. The rooflines are staggered, adding articulation to the design of the buildings. All
rooftop equipment must be screened from views.
The ordinance requires a pitched element on buildings. There are staggered and pitched
elements on these buildings. They comply with this requirement.
Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 19 of 41
Multi-Family Design Standards
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
landscaping, colors, textures, shapes,massing of rhythms of building components and
detail,height of roof line, setback and orientation.
• All building 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.
Findings: The proposed development is well situated within the site. It attempts to fit into the
environment in which it is located including incorporating urban-style housing. The buildings
offer much variety including colors, finishes, roof lines and materials. The buildings are oriented
to the street to provide an urban edge.
Sec. 20-1089. Land use.
All development 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). Community features may include: landscaping, lighting,benches, tables.
• Recreation facilities (playgrounds, tot lots, swimming pools and gardens).
Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 20 of 41
• Diversity of product type and design to accommodate different age groups and individuals in
different socio-economic 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.
Findings: This project creates its own little unique setting. The common areas include the
entire development which offers a fire pit seating area, sidewalks, trails, and a gateway
component.
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:
o Setbacks.
o Spacing between buildings and view sheds.
• Architectural detail/decorative features:
o Windows.
o Flower boxes.
o Porches,balconies,private spaces.
o Location and treatment of entryway.
o Surface materials, finish and texture.
o Roof pitch.
o 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.
Findings: The proposed development has been well situated within the site. It attempts to fit
into the environment in which it is located. The homes have elements such as shutters, entry
stoops, landscaping, and screened parking. Garages have been located toward the interior of the
development.
Sec. 20-1091. Transportation diversity.
All developments shall incorporate multi-modal transportation including two or more of the
following elements:
Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 21 of41
• 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:
o Undulating sidewalks. Use of pavers or stamped concrete.
o On-street parking and use of roundabouts.
o Landscaped boulevards or medians.
Findings: The project is within a walking distance to Southwest Village Transit Station. The
applicant has incorporated sidewalk connections throughout the development that lead to the
transit station.
Sec. 20-1092. Integration of parks, open space,natural historic or cultural resources.
• Integrate nature and wildlife with urban environment.
o Trails and sidewalks.
o Vistas.
o Historic features.
• Preservation of natural features that support wildlife and native plants (slopes, trees,
wetlands).
Findings: The proposed development is integrated into the city's trail system.
COMPLIANCE TABLE
Setback Setback Coverage Height Guest
Exterior Interior Parking
PUD 25 ft. 0 ft. 50 % 35 ft. 20 stalls
Proposed 25 ft. 0 ft. 50 % 31 ft. 23 stalls
SITE PLAN FINDINGS
In evaluating a site plan and building plan, the city shall consider the development's compliance
with the following:
(1) Consistency with the elements and objectives of the city's development guides, including the
comprehensive plan, official road mapping, and other plans that may be adopted;
(2) Consistency with this division;
(3) Preservation of the site in its natural state to the extent practicable by minimizing tree and
soil removal and designing grade changes to be in keeping with the general appearance of the
neighboring developed or developing areas;
Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 22 of 41
(4) Creation of a harmonious relationship of building and open space with natural site features
and with existing and future buildings having a visual relationship to the development;
(5) Creation of functional and harmonious design for structures and site features, with special
attention to the following:
a. An internal sense of order for the buildings and use on the site and provision of a
desirable environment for occupants, visitors and general community;
b. The amount and location of open space and landscaping;
c. Materials, textures, colors and details of construction as an expression of the design
concept and the compatibility of the same with adjacent and neighboring structures and
uses; and
d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in
terms of location and number of access points to the public streets, width of interior
drives and access points, general interior circulation, separation of pedestrian and
vehicular traffic and arrangement and amount of parking.
(6) Protection of adjacent and neighboring properties through reasonable provision for surface
water drainage, sound and sight buffers,preservation of views, light and air and those aspects
of design not adequately covered by other regulations which may have substantial effects on
neighboring land uses.
Finding: The proposed development is consistent with the city's design requirements, the
comprehensive plan,the zoning ordinance, the design standards, and the site plan review
requirements. The site design is compatible with the surrounding developments. It is functional
and harmonious with the approved development for this area.
Staff regards the project as a reasonable use of the land. The overall design is sensitive to the
city's image. Based upon the foregoing, staff is recommending approval of the site plan with
conditions outlined in the staff report.
VARIANCE
The applicant is requesting a reduced setback from collector roads. The City Code requires all
buildings to maintain a 50-foot setback from arterial or collector streets. The reason behind the
variance request is for design purposes,to reflect an urban townhouse development.
Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 23 of 41
VARIANCE FINDINGS
The Board of Adjustments and Appeals shall not recommend and the City Council shall not grant a
variance unless they find the following facts:
a) Variances shall only be permitted when they are in harmony with the general purposes and
intent of this chapter and when the variances are consistent with the comprehensive plan.
Finding: Due to the type of development the applicant is proposing,it is important to bring the
buildings closer to the street. All the parking lots and garages are completely hidden from views
by the buildings.
b) When there are practical difficulties in complying with the zoning ordinance, "Practical
difficulties," as used in connection with the granting of a variance,means that the property
owner proposes to use the property in a reasonable manner not permitted by this chapter.
Practical difficulties include,but are not limited to,inadequate access to direct sunlight for solar
energy systems.
Finding: This development is a transition between low and high density areas. Staff worked
with the applicant to concentrate the parking,driveways, and garages internally so have the front
facades face the neighboring properties.
c) That the purpose of the variation is not based upon economic considerations alone.
Finding: The proposed variance is necessary to accommodate the proposed development style.
This is a residential development with urban housing and is a transition between existing single
family homes and highways and high density residential building. Urban townhouses are
generally located closer to the right-of-way.
d) The plight of the landowner is due to circumstances unique to the property not created by the
landowner.
Finding: The proposed variance is necessary to accommodate the proposed building within the
site. The proposed townhouses provide diversified housing.
e) The variance,if granted,will not alter the essential character of the locality.
Finding: The granting of a variance will not be detrimental to the public welfare or injurious to
other land or improvements in the neighborhood in which the parcel is located. The proposed
variation still maintains extensive areas of open space and will not impair an adequate supply of
light and air to adjacent property or substantially increase the congestion of the public streets.
Planning Commission
West Park—Pulte Homes
June 20, 2017
Page 24 of 41
f) Variances shall be granted for earth-sheltered construction as defined in M.S. § 216C.06, subd.
14,when in harmony with this chapter.
Finding: This does not apply to this development.
VACATION, RIGHT-OF-WAY AND EASEMENTS
The applicant is requesting a vacation of public right-of-way. The public hearing for the vacation
request and will be at the City Council meeting on July 10, 2017. As an existing public trail and
utilities are located within the vacation area, the applicant shall grant a trail easement and a
drainage and utility easement to the city prior to recording the vacation.
The survey included all easements and right of way shown on the title search of the property
dated November 30, 2016 from Stewart Title Guarantee Company. The applicant shall have
their survey confirm this with a recent title commitment prior to final plat.
As the streets will be private and the development is less than 4 units/acre, 30-foot wide outlots
will be platted around the streets. Drainage and utility easements will be dedicated over the
street outlots: Outlot A of the south parcel and Outlots A and D of the north parcel, which meets
the requirements per City Code.
The retaining wall and entry monuments are proposed within drainage and utility easements.
These elements require an encroachment agreement prior to their construction.
The private sidewalks constructed within city right-of-way require an encroachment agreement.
(report continued on next page)
Planning Commission
West Park—Planning Case 2017-12
June 20, 2017
Page 25 of 41
GRADING& DRAINAGE
The existing drainage pattern for the southern parcel drains to an existing pond on the south of
the parcel, which overflows to a MnDOT culvert. The proposed grading for the southern parcel
will direct the stormwater to the existing pond, which is proposed to be converted to an
infiltration basin, and will still overflow to the MnDOT culvert.
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(report continued on next page)
Planning Commission
West Park—Planning Case 2017-12
June 20, 2017
Page 26 of 41
The existing drainage pattern for the northern parcel drains to two points. A smaller,northern I
part of the site drains to Waters Edge Drive and enters the city's stormwater system via
catchbasins on the curb line. The majority of the northern parcel drains to a low point on the
southeastern edge of the property where it may enter a culvert that carries the water under TH
101. The proposed grading for the northern parcel will direct the majority of the parcel to the
proposed stormwater pond where some of the water will be reused for irrigation. A reduced size
area will still drain north to Waters Edge Drive and a further reduced area will still drain east to
the TH 101 culvert.
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EXISTING—NORTH PARCEL PROPOSED—NORTH PARCEL
The applicant shall work with Carver County to see if the FES from their pond outlet can be
combined with the county's culvert to eliminate the low spot adjacent to this site.
The existing togopraphic survey shall include the existing first floor elevations of nearby
structures such as 8751 Waters Edge Drive and 721 Lake Susan Drive.
Spot elevations shall be shown at the center of proposed driveways at the curb line so the
driveway grade can be verified.
The backyard drainage on Lot 12 shall be revised to a minimum of 2%.
Draintile is required for all lots where stormwater runoff will flow from the back to the front of
the property. Draintile shall be shown on the plans between Blocks 11 and 12.
Planning Commission
West Park—Planning Case 2017-12
June 20, 2017
Page 27 of 41
The plan shall show EOF locations and elevation for all basins on site.
The applicant shall submit a finalized, signed soil boring report.
Erosion Prevention and Sediment Control
The proposed development will exceed one(1) acre of disturbance and will, therefore,be subject
to the General Permit Authorization to Discharge Stormwater Associated with Construction
Activity Under the National Pollution Discharge Elimination/State Disposal System (NPDES
Construction Permit).
The applicant shall submit the full SWPPP document to the city for review prior to grading on
site. No earth disturbing activities may occur until the SWPPP is updated with all required
information. This SWPPP shall be a standalone document consistent with the NPDES
Construction Permit and shall contain all required elements as listed in Parts III and IV of the
permit.
The plans shall identify the areas intended for stockpiling materials on site during construction.
RETAINING WALLS
The applicant has proposed one retaining wall on the northern parcel of this subdivision. The
retaining wall is located between Block 4 and the internal trail. It is approximately 60 feet long
and 4 feet tall. Top and bottom wall elevations shall be shown on the grading plan. This wall
shall be owned and maintained by a Homeowners Association(HOA).
The development plans shall call out the material of the retaining wall. The following materials
are prohibited for retaining wall construction: smooth face,poured in place concrete (stamped or
patterned is acceptable), masonry, railroad ties and timber. Boulder walls shall not be taller than
six feet.
STREETS
The applicant proposes construction of private streets to serve the subdivision. All private streets
will be owned and maintained by a Homeowners Association. Staff recommends draintile
installation on both sides of all private streets.
Stonegate Road will service lots on the southern parcel. It is 20 feet wide, approximately 460 feet
long and terminates in a 120-foot hammerhead turnaround. Stonegate Road will share an
existing access off Lake Susan Drive with the neighboring apartment building. The existing curb
cut on Lake Susan Drive on the west side of the southern parcel shall be removed.
West Park Drive will service Blocks 1, 2, 12 and 13 on the northern parcel. It is 20 feet wide,
approximately 500 feet long and terminates in a dead end that has been approved by the fire
Planning Commission
West Park—Planning Case 2017-12
June 20, 2017
Page 28 of 41
department for proximity to a street intersection for a turnaround. West Park Drive will utilize
an existing curb cut off Lake Susan Drive for access.
Blue Heron Drive will service Blocks 3 and 11 on the northern parcel. It is 20 feet wide,
approximately 360 feet long and connects West Park Drive to Waters Edge Drive. Blue Heron
Drive connect to Waters Edge Drive south of the existing curb cut. The applicant proposes to
remove the existing curb cut and adjust the city stormwater catch basins on Waters Edge Drive to
accommodate the new access location. The intersection sight distance requirements for a 30mph
roadway are met by this intersection location per the June 2000 MnDOT Roadway Design
Manual.
Eagle View Road will service Blocks 4-10 on the northern parcel. It is 20 feet wide,
approximately 600 feet long and terminates a 70-foot modified hammerhead turnaround.
The plan shall be adjusted to provide sufficient length of roadway for Lot 6, Block 7 to turn onto
their street from their driveway.
No parking signage shall be installed at all turnarounds to keep them open for public safety
access. All private street signage shall comply with the MN Manual on Uniform Traffic Control
Devices.
The street profiles show changes of grade without the vertical curves. The applicant's engineer
shall work with city staff to either remove these grade changes or incorporate vertical curves into
the profile.
The applicant shall include the horizontal alignment tabulation for all street in the plans prior to
final plat.
Street lights shall be installed at the intersections with public streets. This light shall be owned by
the city and maintained by MVEC (Minnesota Valley Electric Company). A$300 fee shall be
collected with the development contract for electricity costs for the first year of operation.
DRIVEWAYS & PARKING
Several driveways shown in the plan set(northern parcel Block 1-4 and 9 and southern parcel
Block 1 and 3) are at the city maximum driveway grade: 10.0% slope. Staff recommends
reducing the grade to 9.5%to allow for field adjustments during the construction process.
The driveway for Lot 1, Block 2 of the southern parcel must be adjusted to meet Stonegate Road
at a 90 degree angle. The joint driveway for Lot 5, Block 9 and Lot 1, Block 10 is a potentially
awkward configuration for the future owners. Staff recommends adjusting Block 9 and 10 to
better configure the driveway layout.
Staff recommends high-back curb for all parking areas. The parking lot near Block 13 must be
revised to have 9-foot wide stalls, even at their narrowest point.
Planning Commission
West Park—Planning Case 2017-12
June 20, 2017
Page 29 of 41
All parking lots shall be revised to provide a 26-foot drive aisle and 18-foot long spaces.
The parking lot off Stonegate Road shall be revised to provide a 10-foot by 26 foot turnaround.
TRAILS & SIDEWALK
The sidewalk and pedestrian ramps shall be constructed per the Chanhassen Standard Detail
Plates. All sidewalks internal to the site shall be owned and maintained by the HOA. The
sidewalk connection parallel to Lake Susan Drive shall be owned and maintained by the city.
The HOA shall be responsible for snow maintenance on sidewalks adjacent to HOA property.
UTILITIES
Sanitary Sewer
Sanitary sewer service for the subdivision will be provided by connecting to the existing 21"
RCP sanitary main line on the west side of the southern parcel and the existing stub on the
northern parcel. The applicant proposes 8"PVC sanitary sewer main to be owned and
maintained by the city.
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 developer and
engineer are confident that the construction process will achieve the minimum of 0.40%.
Sanitary sewer installed at less than 0.40% shall not be accepted by the city and must be
reinstalled at the developer's expense. Staff recommends use of 0.50%minimum design grade.
To reduce future maintenance needs for the city, SAN MH 8 location shall be adjusted to
eliminate the need for SAN MH 7.
Water Main
Water service for the subdivision will be provided by connecting to the existing 16"DIP water
main line on the west side of the southern parcel and the existing stub on the northern parcel. The
applicant shall revise plans to call out the size of proposed water main.
The storm sewer/water main crossing near CB MH 702 may be in conflict. The applicant's
engineer shall verify this when the utility profiles are drafted.
A gate valve shall be added to the plan between Block 5 and 8 prior to construction.
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 standards shall be
reflected in plans prepared by developers and/or project proposers in the design and layout of site
Planning Commission
West Park—Planning Case 2017-12
June 20, 2017
Page 30 of 41
plans, subdivisions and water management features."The applicant shall meet the minimum
requirements for stormwater set forth in City Code §9-VII and requirements of the Riley-
Purgatory-Bluff Creek Watershed District.
The site is within the Riley Purgatory Bluff Creek Watershed District(RPBCWD) therefore
comments regarding the proposed surface water management are deferred to RPBCWD. The
comments from the Riley-Purgatory-Bluff Creek Watershed District dated May 25, 2017 are
attached to this report. The applicant must obtain a permit from RPBCWD prior to grading the
site.
The plan shall be revised to remove CB 400, as the adjacent upstream catchbasin will replace the
one removed with construction of the Blue Heron Drive access.
The applicant's engineer shall add a column to the stormwater pipe/structure table to list the
velocities of the pipes.
The stormwater pipe sizes shall be revised to no smaller than 15-inch diameter, the minimum
size allowed for ease of future maintenance.
Stormwater pipe within the development shall be privately owned and maintained.
Storm Water Utility Connection Charges
These fees show a credit of 50% as the design is proposed to achieve abstraction of the first 1.1
inches of runoff from all proposed hardcover on the site.
The fee and credits for the northern parcel are calculated as shown in the table below.
SURFACE AREA PER FEE ACRE ACRES FEE
WATER
DEVELOPMENT NORTH PARCEL $14,510 8.132 $ 117,995.32
FEE 8.132 $ 117,995.32
SURFACE VOLUME VOLUME %of 1.1"
WATER for 1.1" REMOVAL VOLUME
CREDIT ITEM ABSTRACTION PROVIDED REMOVED CREDIT
Reuse 14,677 16,496 112% $ 58,997.66
For the northern parcel, the SWMP Fee is $117,995.32. The SWMP Credit given for meeting the
1.1"volume abstraction is $58,997.66. The applicant must still verify that the 1.1" abstraction is
met for the site. The net SWMP Fee due at the time of final plat of the northern parcel is
$59,997.66.
The fee and credits for the southern parcel are calculated as shown in the table below.
Planning Commission
West Park—Planning Case 2017-12
June 20, 2017
Page 31 of 41
SURFACE PER ACRE
AREA FEE ACRES FEE
WATER
DEVELOPMENT SOUTH PARCEL $14,510 2.827 $ 41,019.77
FEE $ 41,019.77
SURFACE VOLUME VOLUME %of 1.1"
WATER for 1.1" REMOVAL VOLUME
CREDIT ITEM ABSTRACTION PROVIDED REMOVED CREDIT
Infiltration 4,486 5,171 115% $ 20,509.89
For the southern parcel, the SWMP Fee is $41,019.77. The SWMP Credit given for meeting the
1.1"volume abstraction is $20,509.89. The applicant must still verify that the 1.1" abstraction is
met for the site. The net SWMP Fee due at the time of final plat of the southern parcel is
$20,509.89.
ASSESSMENTS
Water and sewer partial hook-ups are due at the time of final plat. For 64 units on the northern
parcel,the sanitary partial fee is $44,224.00 and the water partial fee is $137,408.00. For 18 units
on the southern parcel, the sanitary partial fee is $12,438.00 and the water partial fee is
$38,646.00. The remaining hook-up fees will be due with the building permit at the rate in effect
at that time.
The applicant for the West Park property development has submitted tree canopy coverage and
preservation calculations. They are as follows:
Total upland area (excluding wetlands) 10.56 ac. or 460,229 SF
Baseline canopy coverage 6% or 27,988 SF
Minimum canopy coverage required 20% or 91,924 SF
Proposed tree preservation 1% or 3,932 SF.
The developer does not meet minimum canopy coverage for the site; therefore the applicant must
bring the canopy coverage on site up to the 20%minimum. The difference between the required
coverage and the remaining coverage is multiplied by 1.2 for total area to be replaced. One tree
is valued at 1,089 SF.
Minimum required 91,924
Less canopy preserved 3,932
Minimum canopy coverage to be replaced 87,992 SF
Multiplied by 1.2 105,590
Divided by 1089 =Total number of trees to be planted 97 trees
The applicant has proposed a total of 97 overstory trees.
The development has buffer yards required along Great Plains Blvd, Lake Susan Drive and
abutting the Gateway development. The applicant has provided landscaping along Waters Edge
Drive as well.
I
Planning Commission
West Park—Planning Case 2017-12
June 20, 2017
Page 32 of 41
Landscaping Item Required Proposed
Bufferyard B—Great Plains 13 Overstory trees 14 Overstory trees
Blvd., 661' 19 Understory trees 26 Understory trees
33 Shrubs 42 Shrubs
Bufferyard B—Lake Susan 6 overstory trees 3 Overstory trees
Drive,North side, 320' 9 understory trees 12 Understory trees
16 shrubs 0 Shrubs
Bufferyard B —Lake Susan 3 Overstory trees 5 Overstory trees
Drive, South side, 180' 5 Understory trees 4 Understory trees
9 Shrubs 0 Shrubs
Bufferyard C—West Park 8 Overstory trees 9 Overstory trees
south development, 299' 17 Understory trees 18 Understory trees
26 Shrubs 19 Shrubs
Bufferyard B—West Park 2 Overstory trees 1 Overstory trees
south development West 4 Understory trees 3 Understory trees
Side, 260' 4 Shrubs 0 Shrubs
70' distance from
development homes to ROW
outlot, 66' across ROW
outlot
The applicant has proposed one tree to be planted in each front yard in accordance with city
code. In various locations, this planting space is less than 10 feet in width between driveways. In
these sites, it is recommended that ornamental trees be used.
PARKS
This property is conveniently located within the'/2-mile neighborhood park service area for
Chanhassen Hills Park. Residents of the West Park community will have convenient access to this
publicly-maintained recreation facility. Chanhassen Hills Park is 8-acres in size and features a
playground,basketball court,picnic shelter,ballfield,benches, and walking trails. Off-street parking
is also available on Chanhassen Hills Drive South. Bandimere Community Park and Lake Susan
Community Park are both located within the 1-mile community park service of the new West Park
residential subdivision. These two parks are more robust in their recreation facility offerings,
including features such as diamond ballfields, a fishing pier,boat landing,tennis courts,hockey
rink, soccer/lacrosse fields, disc golf course, and extensive walking trails.
No additional parkland acquisition is being recommended as a condition of this subdivision.
TRAILS
The subject site has direct access to public trails located adjacent to Waters Edge Drive and Lake
Susan Drive and convenient access to trails along Great Plains Boulevard. Sidewalks and trails
connecting the interior spaces and all residential units to the adjacent public trail system should be
planned for with the development.
Planning Commission
West Park—Planning Case 2017-12
June 20, 2017
Page 33 of 41
No additional trail construction is being recommended as a condition of this subdivision.
RECOMMENDATION
Staff recommends adoption of the following motion:
1. REZONING
The Planning Commission recommends approval of rezoning the property located at the
Southeast of Waters Edge Drive,west of Great Plains Boulevard,north of Highway 212 and
bisected by Lake Susan Drive with an approximate area of 9.8 acres from Residential Single
Family and Planned Unit Development to Planned Unit Development-Residential incorporating
the following design standards:
WEST PARK
PUD DEVELOPMENT DESIGN STANDARDS
a. Intent
The purpose of this zone is to create a RESIDENTIAL PUD. The use of the PUD zone
is to allow for more flexible design standards while creating a higher quality and more
sensitive development. Each structure proposed for development shall proceed through
site plan review based on the development standards outlined below.
b. Permitted Uses
• The permitted uses in this zone should be limited to four, five, and six plex
complexes.
• The total number of units for the entire site may not exceed 99 units.
(report continued on next page)
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West Park—Planning Case 2017-12
June 20, 2017
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c. Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The
following table displays those setbacks.
Boundary Building/Parking
Setbacks (feet)
Highway 101 25/10 *
Highway 212 25/25
Northerly Project Property Line 25/25
Westerly Project Property Line 25/20
Internal Project property lines 0/0
Hard Surface Coverage-Residential 50 %
Maximum Residential Building/Structure Height 35 or 3 stories,
whichever is less
* parking setbacks maybe reduced to 10 feet if full screening is provided.
d. Residential Building Materials and Design
Buildings and site design shall comply with design standards outlined in Article XXIII.
General Supplemental Regulations, Division 9 of the Zoning Ordinance.
5. All units shall have access onto an interior private street.
6. A design palette shall be approved for the entire project. The palette shall include
colors for siding, shakes, shutters, shingles,brick, stone, etc.
7. All foundation walls shall be screened by landscaping or retaining walls.
8. All adjoining units must exhibit different exterior design features and color.
e. Site Landscaping and Screening
The intent of this section is to improve the appearance of vehicular use areas and property
abutting public rights-of-way; to require buffering between different land uses; and to
protect,preserve and promote the aesthetic appeal, character and value of the surrounding
neighborhoods; to promote public health and safety through the reduction of noise
pollution, air pollution, visual pollution and glare.
5. The landscaping standards shall provide for screening for visual impacts associated
with a given use, including but not limited to parking areas, utility boxes,unadorned
building massing, etc.
Planning Commission
West Park—Planning Case 2017-12
June 20, 2017
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6. All open spaces and non-parking lot surfaces, except for the fire pit area, shall be
landscaped, rockscaped, or covered with plantings and/or lawn material.
7. Undulating berms, shall be sodded or seeded at the conclusion of grading and utility
construction. The required buffer landscaping may be installed where it is deemed
necessary to screen any proposed development. All required boulevard landscaping
shall be sodded.
8. Native species shall be incorporated into site landscaping,whenever possible.
f. Street Furnishings
Benches, trash receptacles,planters and other street furnishings should be of design and
materials consistent with the character of the area. Wherever possible, street furnishings
should be consolidated to avoid visual clutter and facilitate pedestrian movement.
g. Signage
The intent of this section is to establish an effective means of communication in the
development, maintain and enhance the aesthetic environment, to improve pedestrian and
traffic safety, to minimize the possible adverse effect of signs on nearby public and
private property, and to enable the fair and consistent enforcement of these sign
regulations. It is the intent of this section, to promote the health, safety, general welfare,
aesthetics, and image of the community by regulating signs that are intended to
communicate to the public, and to use signs which meet the city's goals:
f. Preserve and promote civic beauty, and prohibit signs which detract from this
objective because of size, shape,height, location, condition, cluttering or
illumination;
g. Ensure that signs do not create safety hazards;
h. Ensure that signs are designed, constructed, installed and maintained in a manner that
does not adversely impact public safety or unduly distract motorists;
i. Preserve and protect property values;
j. Ensure signs that are in proportion to the scale of, and are architecturally compatible
with, the principal structures;
g.l. Monument Sign:
One monument sign shall be permitted at the entrances to the development off of Lake
Susan Drive. These signs shall not exceed 24 square feet in sign display area nor be
Planning Commission
West Park—Planning Case 2017-12
June 20, 2017
Page 36 of 41
greater than five feet in height. These signs shall be setback a minimum of 10 feet from
the property line.
g.2. Sign Design and Permit Requirements:
c. The sign treatment is an element of the architecture and thus should reflect the quality
of the development. The signs should be consistent in color, size, and material and
height throughout the development. A common theme will be introduced at the
development's entrance monument and will be used throughout.
d. All signs require a separate sign permit.
h. Lighting
1. Lighting for the interior of the development shall be consistent throughout the
development. Fixtures with decorative natural colored pole shall be used throughout the
development in parking and street lighting. Decorative,pedestrian scale lighting shall be
used in the fire pit area and sidewalk areas and may be used in parking lot areas.
2. Light fixtures should be kept to a pedestrian scale(12 to 18 feet).
3. All light fixtures shall be shielded. Light level for site lighting shall be no more than
IA candle at the project perimeter property line. This does not apply to street lighting.
i. Residential Parking shall comply with city code requirements.
2. SUBDIVISION
"The Planning Commission recommends approval of the Preliminary Plat approval for
West Park Addition, as shown in plans dated received May 18, 2017 — Planning Case 17-
12 - subject to the following conditions:
Engineering
1. . The existing topographic survey shall include the existing first floor elevations of nearby
structures such as 8751 Waters Edge Drive and 721 Lake Susan Drive.
2. Spot elevations shall be shown at the center of proposed driveways at the curb line so the
driveway grade can be verified.
3. The backyard drainage on Lot 12 shall be revised to a minimum of 2%.
4. Draintile is required for all lots where stormwater runoff will flow from the back to the
front of the property. Draintile shall be shown on the plans between Blocks 11 and 12.
5. The applicant shall work with Carver County to see if the FES from their pond outlet can
be combined with the county's culvert to eliminate the low spot adjacent to this site.
Planning Commission
West Park—Planning Case 2017-12
June 20, 2017
Page 37 of 41
6. The plan shall show EOF locations and elevation for all basins on site.
7. The applicant shall submit a finalized, signed soil boring report.
8. Top and bottom wall elevations shall be shown on the grading plan.
9. This wall shall be owned and maintained by a Homeowners Association(HOA).
10. The development plans shall call out the material of the retaining wall. The following
materials are prohibited for retaining wall construction: smooth face,poured in place
concrete(stamped or patterned is acceptable),masonry,railroad ties and timber.
11. Boulder walls shall not be taller than six feet.
12. As an existing public trail is located within the vacation area, the applicant shall grant a
trail easement to the city prior to recording the vacation.
13. As existing public utilities are located within the vacation area, the applicant shall grant a
drainage and utility easement to the city prior to recording the vacation.
14. The applicant shall have their survey confirm location of all easements with a recent title
commitment prior to final plat.
15. The retaining wall and entry monuments are proposed within drainage and utility
easements. These elements require an encroachment agreement prior to their
construction.
16. The private sidewalks constructed within city right-of-way require an encroachment
agreement.
17. All private streets will be owned and maintained by a Homeowners Association.
18. The street profiles show changes of grade without the vertical curves. The applicant's
engineer shall work with city staff to either remove these grade changes or incorporate
vertical curves into the profile.
19. The applicant shall include the horizontal alignment tabulation for all street in the plans
prior to final plat.
20. Street lights shall be installed at the intersections with public streets. This light shall be
owned by the city and maintained by MVEC (Minnesota Valley Electric Company). A
$300 fee shall be collected with the development contract for electricity costs for the first
year of operation.
21. The driveway for Lot 1, Block 2 of the southern parcel must be adjusted to meet
Stonegate Road at a 90 degree angle.
Planning Commission
West Park—Planning Case 2017-12
June 20, 2017
Page 38 of 41
22. The net SWMP Fee due at the time of final plat of the northern parcel is $59,997.66.
23. The net SWMP Fee due at the time of final plat of the southern parcel is $20,509.89.
24. For 64 units on the northern parcel,the sanitary partial fee is $44,224.00 and the water
partial fee is $137,408.00.
25. For 18 units on the southern parcel, the sanitary partial fee is $12,438.00 and the water
partial fee is $38,646.00.
26. The remaining hook-up fees will be due with the building permit at the rate in effect at
that time.
PARK AND TRAIL CONDITIONS OF APPROVAL
1. Full park fees in lieu of additional parkland dedication and/or trail construction shall be
collected as a condition of approval for the West Park Residential Subdivision. The park
fees will be collected in full at the rate in force upon final plat submission and approval.
Based upon the current residential park fee rates of$3,800 per multi-family/apartment
dwelling,the total park fees will be$311,600
2. (82 units x$3,800 each).
3. SITE PLAN
"The Planning Commission recommends approval of the Site Plan with a variance for the
construction of 82 Townhouses as shown in plans dated received May 18, 2017 — Planning Case
17-12 - subject to the following conditions:
Engineering
The Engineering Department recommends approval of the final plat subject to the following
conditions:
1. The applicant shall submit the full SWPPP document to the City for review prior to
grading on site.
2. The plans shall identify the areas intended for stockpiling materials on site during
construction.
3. No parking signage shall be installed at all turnarounds to keep them open for public
safety access.
4. The plan shall be adjusted to provide sufficient length of roadway for Lot 6, Block 7 to
turn onto their street from their driveway.
Planning Commission
West Park—Planning Case 2017-12
June 20, 2017
Page 39 of 41
5. All private street signage shall comply with the MN Manual on Uniform Traffic Control
Devices.
6. The parking lot near Block 13 must be revised to have 9-foot wide stalls, even at their
narrowest point.
7. All parking lots shall be revised to provide a 26-foot drive aisle and 18-foot long spaces.
8. The parking lot off Stonegate Road shall be revised to provide a 10-foot by 26 foot
turnaround.
9. The sidewalk and pedestrian ramps shall be constructed per the Chanhassen Standard
Detail Plates.
10. All sidewalks internal to the site shall be owned and maintained by the HOA.
11. The sidewalk connection parallel to Lake Susan Drive shall be owned and maintained by
the City.
12. The HOA shall be responsible for snow maintenance on sidewalks adjacent to HOA
property.
13. To reduce future maintenance needs for the City, SAN MH 8 location shall be adjusted to
eliminate the need for SAN MH 7.
14. The applicant shall revise plans to call out the size of proposed water main.
15. A gate valve shall be added to the plan between Block 5 and 8 prior to construction.
16. The plan shall be revised to remove CB 400, as the adjacent upstream catchbasin will
replace the one removed with construction of the Blue Heron Drive access.
17. The applicant's engineer shall add a column to the stormwater pipe/structure table to list
the velocities of the pipes.
18. The stormwater pipe sizes shall be revised to no smaller than 15-inch diameter, the
minimum size allowed for ease of future maintenance.
19. Stormwater pipe within the development shall be privately owned and maintained.
20. The storm sewer/water main crossing near CB MH 702 may be in conflict. The
applicant's engineer shall verify this when the utility profiles are drafted.
21. The applicant shall meet the minimum requirements for stormwater set forth in City Code
§9-VII and requirements of the Riley-Purgatory-Bluff Creek Watershed District.
1
Planning Commission
West Park—Planning Case 2017-12
June 20, 2017
Page 40 of 41
22. The applicant must obtain a permit from RPBCWD prior to grading the site.
23. The applicant is responsible for obtaining permits from applicable regulatory agencies
(MDH, MPCA, MnDOT, etc.)prior to construction.
Building Conditions:
1. Accessibility must 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. Buildings are required to be protected with an automatic sprinkler system. For the purposes
of this requirement property lines do not constitute separate buildings.
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 name(s)to the Fire Marshal and Building
Official for review and approval prior to final plat of the property.
5. Demolition permits must be obtained before demolishing any structures on the site.
Application for such permits must include hazardous substances investigation and proposed
mitigation reports.
6. A final grading plan and geotechnical (soils evaluation)report must be submitted to the
Inspections Division before permits will be issued.
7. Walls and projections within 5 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
engineer.
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.
Fire Marshal
1. A three-foot clear space must be maintained around fire hydrants.
2. Street signs (temporary allowed) shall be installed prior to building permits being issued.
Fire Chief must approve signage.
Planning Commission
West Park—Planning Case 2017-12
June 20, 2017
Page 41 of 41
3. Prior to combustible construction fire hydrants shall be made serviceable.
4. Prior to combustible home construction fire apparatus access roads capable of supporting
the weight of fire apparatus shall be made serviceable.
5. Relocate the fire hydrant on Stonegate road eighty(80) feet to the west. (At the
intersection of Stonegate and Stonegate)
6. On Eagle View Road add a fire hydrant between block 5 and block 6.
7. In order to avoid duplicating street names, submit new proposed street names to Fire
Chief and Building Official for review and approval.
Planning
1. Approval of this site plan is contingent upon approval of the final plat for Gateway North.
2. The applicant shall enter into a site plan agreement.
3. The building shall comply with the Planned Unit Development building setback
requirements"
4. VARIANCE
"The Planning Commission recommends the City Council approve variance request#17-12 to
allow a 25-foot setback from exterior streets, as shown in plans dated received May 18, 2017
with the following condition:
1. Approval of the Variance is contingent upon approval of the Site Plan and
Subdivision applications Planning Case 17-12."
ATTACHMENTS
1. Findings of Fact and Decision.
2. Development Review Application.
3. Affidavit of Mailing of Public Hearing Notice.
4. Letter from Watershed dated May 26, 2017.
5. Letter from MnDOT dated June 6, 2017.
6. Letter from Carver County Public Works dated June 6, 2017.
7. Cross Sections.
8. Preliminary Plat Submittal.
g:\plan\2017 planning cases\17-12 west park-pulte(klingelhutz)\staff report.doc