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Attachment 3. Staff Report dated June 20, 20174:0 CITY OF CHANHASSEN PC DATE: June 20, 2017 CC DATE: July 10, 2017 REVIEW DEADLINE: July 18, 2017 CASE #: 2017-12 BY: SJ, SS, JS. TH, PROPOSED MOTION: "The Chanhassen Planning Commission recommends that City Council approve: The Planning Commissien Feeeffmwnds appFeve4 of preliminary plat for Planning Case 17-12 for West Park as shown on the plans received May 18 June 30, 2017, subject to conditions of approval; 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 June 30, 2017, subject to conditions of approval; The 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 June 30, 2017, subject to conditions of approval; The plafirAng G Beewmiends appfeval e 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; The summary ordinance for West Park; 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 R & ofWay Drainage and Utility Easement for the construction of an 82 unit town -home development and located southeast of Waters Edge Drive, with Variances on property zoned Planned Unit Development (PUD) and Single Family Residential (RSF) for 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 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 Planning Commission West Park — Pulte Homes June 20, 2017 Page 2 of 42 ACREAGE: 9.8 acres DENSITY: 7.4 Units per Acre LEVEL OF CITY DISCRETION IN DECISION-MAKING: 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 1` as lake property owners surrounding Lake Lucy. EXECUTIVE SUMMARY:. � The request consists of multiple applications to facilitate the construction of a townhouse development. The requests include a rezoning of property from Single Family Residential and Planned Unit Development to Planned Unit Development Residential, a site plan for the } ; construction of 82 townhouses, a Variance to allow reduced setback, Preliminary Plat to subdivide 9.8 acres, and vacation of def Way Drainage and Utility Easement (the vacation requires City Council approval only. It is included in this report as an informational item). Planning Commission West Park — Pulte Homes June 20, 2017 Page 3 of 42 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: 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. 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, and F contain open space, common areas and storm ponds. 4. Site Plans: The final request is for a site plan for the construction of 82 townhouses. The applicant is proposing 7 six-plexs, 4 five-plexes, and S 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 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. 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 first request is to rezone the It is the applicant's intent to vacate portions of Right of Way that is currently under MnDoT's jurisdiction. This process takes an average of 3 years. The Right of Way is located southwest of the subject site. There is no development proposed within this area and even if the City approved such vacation, it will be conditioned upon the applicant dedicating drainage and utility easements over the vacated area which will prevent development over that section. 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, Planning Commission West Park — Pulte Homes June 20, 2017 Page 4 of 42 subdivision, rezoning, and variance with conditions as outlined in the staff report. Construction on this project could begin as early as September 2017, 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 ok Planning Commission {' reviewed and approved the Concept PUD for the + ► e Gateway Development. This plan was later a approved by the City Council on January 24, - 2005. _ Gatewa 4 acau�t Place 1 f�e�ic]crttial .+'� ' On June 27, 2005, the _ - s City Council approved rezoning the property located at the northwestIlk intersection of the future. alignment of Highways f }' 101 and 212 with an V:A'=�. approximate area of 24 t' a acres from Residential Primrose Kwiktrip Single Family to Planned r, Davcare — Unit Development -Mixed' Use incorporating design ` .X Strip standards. Mall Vacant �, �. . The final draft layout that Commercial was arrived at reflected a residential component — --- within the area north and -- ` 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 42 The current proposal will incorporate the undeveloped /vacant residential parcels into the development of West Park. 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 2121101 are guided mixed use which permits high density residential and neighborhood oriented commercial. The 2020 Land Use Plan shows this area designated for development as Residential Low Density (1.2-4 Units per Acre), Residential Medium Density (4-8 Units per Acre) and Mixed Use Development. Appropriate zoning for these land uses are a combination of Residential Single Family-RSF, Mixed Low Density -R-4, Residential Low and Medium Density Mixed Medium Density-RLM, and PUD -Mixed Use, Neighborhood Commercial, and High Density Residential. Staff has prepared a Planned Unit Development Ordinance that will regulate and set standards for the development of this site including permitted uses, landscaping, setbacks, signage, building materials, architectural standards, parking, etc. This site is in the Metropolitan Urban Service Area (MUSA) area. Staff is recommending that this area be rezoned to PUD -Residential. Based on the site area and land uses within this area, the site may have a maximum number of 99 92 units. Planning Commission West Park — Pulte Homes June 20, 2017 Page 6 of 42 TOTAL. UNITS ALLON D j Land Use Gross Area I Net Area Net Density ; Number of Units North of Lake Susan Drive Residential Low Density 4.942 4.942 14 20 Residential Medium Densi 2.059 2.057 18 16 � Residential High Density 1.133 1 1.133 16 18 South of Lake Susan Drive Residential High Dersi 24P 2.4 12-.9242.4 16 38 TOTAL 10.959 10.959- 92 The applicant is proposing a total number of 82 units which is below the maximum permitted on the site. PiTD 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 7 of 42 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. Planning Commission West Park — Pulte Homes June 20, 2017 Page 8 of 42 Boundary Building/ Parking Setbacks feet Highway 101 25/10 Highway 212 25/25 Northerly Project Property bine 25/25 Project Property Line 25/20 -Westerly Internal Project pLo2ertty lines 10/0 Hard Surface Coverage -Residential 150% 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. 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 42 4. Native species shall be incorporated into site landscaping, whenever possible. L 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; 0. Monument Sion: 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 Reguirements: 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 42 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 '/z candle at the project perimeter property line. This does not apply to street lighting. i. Residential Parking shall comply with city code requirements. The applicant is requesting preliminary plat approval to replat 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, and F contain open space, common areas and storm ponds. The site is zoned Planned Unit Development -Mixed Use and Single Family Residential. The ordinance states, "All lots shall abut for their full required minimum frontage on a public street as required by the zoning ordinance; or be accessed by a private street; or a flag lot which shall have a minimum of thirty feet of frontage on a public street." All lots have street frontage. A private street and cross -access easements will be shared between the properties. Private streets are permitted in this district if the following conditions exist: 1. The prevailing development pattern makes it unfeasible or inappropriate to construct a public street. In making this determination the city may consider the location of existing property lines and homes, local or geographic conditions, and the existence of wetlands. no s �.y 1 ff g y,� no �.y 1 g y,� Planning Commission West Park — Pulte Homes June 20, 2017 Page 11 of 42 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. 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. (report continued on next page) Planning Commission West Park - Pulte Homes June 20, 2017 Page 12 of 42 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 I =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 TOTAL = 354,265 BLOCK 5: BLOCK 10: 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 I Lot 5 =1,885 square feet * Planning Commission West Park — Pulte Homes June 20, 2017 Page 13 of 42 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 i 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 *unit wRI not have a suairoom SUBDMSION 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; Fes: 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; Fines: The proposed subdivision will be served by adequate urban infrastructure. 5. The proposed subdivision will not cause environmental damage; Fin : The proposed subdivision will not cause environmental damage subject to conditions of approval. 6. The proposed subdivision will not conflict with easements of record. Fin : The proposed subdivision will not conflict with existing easements, but rather will expand and provide all necessary easements. Planning Commission West Park -- Planning Case 2017-12 June 20, 2017 Page 14 of 42 7. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: 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 S 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. (report continued on next page) Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 15 of 42 .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 — Planning Case 2017-12 June 20, 2017 Page 16 of 42 PiLLAAMML04 a• ■� 1 r f1AtlY®7[ lLgE1r8m4LIICRW�—�S: •:j EmxGWiGG 1 lnrupmrtoG xuq. � i a�Gmmcuurx I '' a'+• t WY. fYL� �EfY rm1�GiJmGos�Guv1�, ., This development must comply with the Development Design Standards for West Park (attached). Another element that the applicant is proposing is an outdoor seating area located at the northeast corner of the site. This is a seating area that features a fire pit and overlooks a storm pond. RA *a � ��7 4 r-i-� RRE Plf Ma1li166TOtgOUTLWOPPYl6 F7M►�lEfi MORELAND OVERLAY DISTRICT The northerly portion of the site is located within the shoreland overlay district of Lake Susan. The development is required to maintain a 50% open space within that area. Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 17 of 42 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. LIGHTLNG/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. The applicant intends to utilize a Decorative Colonial light fixture which is typically used in residential neighborhoods. The lamp is approximately 15 feet above grad. - oim�n Awa ean� ears e.,oc.asn.uneOV-. '��itgl 'wng�_�:--��". rmas�c�.nau.-X�_� 9 :•_'moi �!!�4 ii6311� �ABQdL �"8Y�l 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 — Planning Case 2017-12 June 20, 2017 Page 18 of 42 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. ARCHTI'ECTURAL 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 — Planning Case 2017-12 June 20, 2017 Page 19 of 42 Multi -Family design Standards Sec. 20-1088. Architectural style. Architectural style shall not be restricted. Evaivation 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 EF1S 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 — Planning Case 2017-12 June 20, 2017 Page 20 of 42 • Diversity of product type and design to accommodate different age groups and individuals in different socia -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. See. 20-1091. Transportation diversity. All developments shall incorporate multi -modal transportation including two or more of the following elements: Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 21 of 42 • 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 Exterior Setback Interior Coverage Height Guest rk Pain PUD 25 ft. 0 ft. 50% 35 ft. 20 stalls Proposed 25 ff. 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 — Planning Case 2017-12 June 20, 2017 Page 22 of 42 (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. Findin : 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 and to orient all driveways and garage doors off of the interior private streets. Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 23 of 42 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. Fes: 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 diff=iculties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. Findin : This development is a transition between low and high density areas. Staff worked with the applicant to concentrate the parking, driveways, and garages internally and have the front facades face the neighboring properties. c) That the purpose of the variation is not based upon economic considerations alone. Findina: 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 buildings 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 orient all garage doors and driveways toward the interior private streets and rather that the public streets surrounding the property. f) Variances shall be granted for earth -sheltered construction as defined in M.S. § 216C.06, subd. 14, when in harmony with this chapter. Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 24 of 42 ]E�: This does not apply to this development. VACATION, RIGHT-OF-WAY AND EASEMENTS It is the applicant's intent to vacate portions of right-of-way that is currently under MnDOTIs jurisdiction. This process takes an average of 3 years. The right-of-way is located southwest of the subject site. There is no development proposed within this area and even if the City approved such vacation, it will be conditioned upon the applicant dedicating drainage and utility easements over the vacated area which will prevent development over that section. The applicant has requested a vacation of drainage and utility easements from the City. More information about the vacation is available in a separate staff report for the July 10, 2017 City Council meeting. If the vacation is granted, the applicant shall grant new drainage and utility easement to the City with the plat documents per City Code concurrent with recording the vacation. As the streets will be private, , 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 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. 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. Stormwater pipe that drains runoff from the adjacent parcel, GATEWAY NORTH Lot 1, Block 2, shall require a private easement with the owner of that property. (report continued on next page) Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 25 of 42 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. EXISTING —SOUTH PARCEL PROPOSED — SOUTHPARCEL (report continued on next page) Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 26 of 42 The existing drainage pattern for the northern parcel drains to two points. A smaller, northern 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. EXISTING — NORTH PARCEL 11= j II'� !•=11 II=I���F X11 �Ilcii= Ik,�1�L� I 1 I1 11=IEPI[=1] IIS. .11- I ]F11,n�H3�l1�1 IW 11- EI�II 3 I EI - RI IIT fF73 II' � 71 • II�11 11=11 F 11=11 ®� 31= 11CF� - SII lil�l""13 II=1I ;�R IL=iF4--Il h=11=11�11�f1-IE 41 =j1=11�11� I II�II�II- 1 �I. .II- E=11 =7 l�FI 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 42 The plan shall show EOF locations and elevation for all basins on site. 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 ene four retaining walls on the northern parcel of this subdivision. The retaining wall is located betweee behind Block 4 and the k4,,,. al '*""' T+ is approximately 60 65 feet long and 4 2 feet tall. The retaining wall located behind Block 5 is approximately 120 feet long and 2 feet tall. Two walls are proposed at either side of the entrance to the fire pit, each is approximately 3 feet tall and 28 feet long. One retaining wall is proposed on the southern par -eel. It is located between Bloch 2 and the infiltration basin. It is approximately 180 feet long and 3 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. Be'd der walls sM1 not be t er- g..,m six feet. STREETS The applicant proposes construction of private streets to serve the subdivison. All private streets will be owned and maintained by a Homeowners Association. Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 28 of 42 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 located on Lot 2, Block 2 of the GATEWAY NORTH plat. 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 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 connects 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. +tee stFeet ft their- a... 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 vertical curves shall be revised to meet the City Code standard to have the curve length be greater than the difference of the grades multiplied by 20. fiRal plat.— The horizontal alignment of several horizontal curves radii do not meet requirements for a 30 mph roadway without superelevation per the MnDOT Roadway Design Manual. The applicant shall submit documentation for the design speed used for these roads and the anticipated signed speed. Speed signage shall be required. Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 29 of 42 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 angle.at a 90 deffee T4e jeipAs Bleek Staff recommends high -back curb for all parking areas. The par4da-g lot neaf a Ei..., n � et . ,;ae stalls, m the est p nt o o8e e �e . 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. Sidewalk constructed within MnD®T right-of-way may require an Limited Use Permit (LUP). 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 811 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. Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 30 of 42 }4Vu�uaVV aavva+v fv+ •++- v+..J, ...- -- - ---- - ----- ,. ,.e:._..:.. aW d+e oa for- S n N M44 7 Water Main Water service for the subdivision will be provided by connecting to the existing lb" 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 velve shall be added to the plan between Bleek 5 arA 9 pr-ier- to eeas&-uefien. 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 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 plan for flared stormwater pipes that discharge into the pond, infiltration basin and right-of-way shall be modified to have non-erosive velocities (3.5-5.0 feet per second). The pipe from FES 500 to OCS 501 shall be modified to have a slope of 1.00% or greater to prevent standing water and reduce the potential for ice damage. Stormwater pipe within the development shall be privately owned and maintained. Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 31 of 42 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 ACRE I ACRES FEE FEE WATER NORTH PARCEL $14,510 8.132 $ 117,995.32 !DEVELOPMENT ' FEE ROW Dedication -$14' 510 0.795 $ 11,535.45 8.132 1 $ 106 474.38 For the northern parcel, the SWMP Fee is $106,474.38. The SWMP Credit given for meeting the 1.1" volume abstraction is $52,237.19. 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 $53,237.19. The fee and credits for the southern parcel are calculated as shown in the table below. SURFACE WATER DEVELOPMENT FEE AREA FEE ACRE VOLUME VOLUME % of 1.1" SURFACE for 1.1" REMOVAL VOLUME WATER ITEM ABSTRACTION PROVIDED REMOVED CREDIT CREDIT Reuse 14,677 16,496 112% $ 52,237.19 For the northern parcel, the SWMP Fee is $106,474.38. The SWMP Credit given for meeting the 1.1" volume abstraction is $52,237.19. 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 $53,237.19. The fee and credits for the southern parcel are calculated as shown in the table below. SURFACE WATER DEVELOPMENT FEE AREA FEE ACRE ACRES FEE SOUTH PARCEL $14,510 2.433 $ 35,302.83 $ 35 02.83 For the southern parcel, the SWMP Fee is $35,302.83. The SWMP Credit given for meeting the 1.1" volume abstraction is $17,651.42. 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 $17,651.42. 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 VOLUME VOLUME % of 1.1" SURFACE for 1.1" REMOVAL VOLUME WATER ITEM ABSTRACTION PROVIDED REMOVED CREDIT CREDIT Infiltration 4,486 5,171 115% 1 $ 17,651.42 For the southern parcel, the SWMP Fee is $35,302.83. The SWMP Credit given for meeting the 1.1" volume abstraction is $17,651.42. 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 $17,651.42. 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 Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 32 of 42 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. LANDSCAPING TREE PRESERVATION 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. 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 Side, 4 Understory trees 3 Understory trees 260' 4 Shrubs 0 Shrubs 70' distance from development homes to ROW outlot, 66' across ROW outlot Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 33 of 42 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 1/2 -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. No additional trail construction is being recommended as a condition of this subdivision. REC ONMENDATION Staff recommends adoption of the following motion: 1. REZONING The City Council approves 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 KESIDEN IAL A)D. The use of the PUD zone is to allow for more flexible design standards while creating a higher quality and more Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 34 of 42 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 92 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 Highway 101 25110 Hi way 212 25125 Nortl-ierl- Project Property Line 25125 Project Property Line 25120 -Westerly Internal Project property lines 010 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. Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 35 of 42 e. Site Landscaping and ScreenEng 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. 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; Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 36 of 42 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 greater than five feet in height. These signs shall be setback a minimum of 10 feet from the property line. g.2. Sian IDesip-n 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 V2 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 Plamiift GeffHrAssien feraemmmds appfeve4 ef City Council approves Preliminary Plat apprev-al for West Park Addition, as shown in plans dated received May 18 dune 30, 2017 — Planning Case 17-12 - subject to the following conditions: Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 37 of 42 EnEn irk 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 beekyf&d drainage on Lot 12 she4l be r-eN4sed to a 00 4. Draintile is required for all lets where stefmwateF funeff Will fleW fi;g-M-- tflqw- I-4-RI—A- te the 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. 6. The plan shall show EOF locations and elevation for all basins on site. revert. 8. Top and bottom wall elevations shall be shown on the grading plan. 9. T4iis All retaining walls 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. Beuldef walls shall not be talleF than si* feet. trail easement to the eity prior- to rveefding the vaeatien. 13. As existing public utilities are located within the vacation area, the applicant shall grant a drainage and utility easement to the City concurrent 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. Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 38 of 42 17. All private streets will be owned and maintained by a Homeowners Association. 18. The street i3r-e files show ehanges of gr&de the veAieal euEves. q4-+e applieant's eagineef shall weA with city staff to eidieF r-emeNe these gF"e ehanges Ew i1woTefae 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 dfivewa-y for- Lot 1, Bleek 2 efthe seiitheffl par-eel must be adju.- t04 meet 22. The net SWMP Fee due at the time of final plat of the northern parcel is $59,�o' $53,237.19. 23. The net SWMP Fee due at the time of final plat of the southern parcel is $20,"'�9 $17,651.42. 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. 27. The vertical curves shall be revised to meet the City Code standard to have the curve length be greater than the difference of the grades multiplied by 20. 28. The horizontal alignment of several horizontal curves radii do not meet requirements for a 30 mph roadway without superelevation per the MnDOT Roadway Design Manual. The applicant shall submit documentation for the design speed used for these roads and the anticipated signed speed. Speed signage shall be required. PARK AND TRAEL 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. Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 39 of 42 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 City Council approves Site Plan with a variance for the construction of 82 Townhouses as shown in plans dated received N" 18 .lune 30, 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. 3. 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. 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. Planning Commission West Park - Planning Case 2017-12 June 20, 2017 Page 40 of 42 12. The HOA shall be responsible for snow maintenance on sidewalks adjacent to HOA property. el;Y...iRate the need for S N MH z 14. The applicant shall revise plans to call out the size of proposed water main. 1 S. A gate ialve "i be, a d -d -ed- t8e 4 -le plan between Bleek 5 atA 8 prior- to eenstfuefi 16. TI _ bagin will 17. The applicant's engineer shall add a column to the stormwater pipe/structure table to list the velocities of the pipes. 18. The ste...-.-wateF pipe sizes 1. 11 b .1 to ne smaller- dm 15iffeh ,7:..,..,.te die minimum size ., l l e e,l ar-easeof Ma -Fee 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. 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. 24. 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). 25. Sidewalk constructed within MnDOT right-of-way may require an Limited Use Permit (LUP). 26. The plan for flared stormwater pipes that discharge into the pond, infiltration basin and right-of-way shall be modified to have non-erosive velocities (3.5-5.0 feet per second). 27. The pipe from EES 500 to OCS 501 shall be modified to have a slope of 1.00% or greater to prevent standing water and reduce the potential for ice damage. Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 41 of 42 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. 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. Planning Commission West Park — Planning Case 2017-12 June 20, 2017 Page 42 of 42 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. Planningr 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. VARXANCE "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 Jeune 30, 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:lplan12017 planning cases117-12 west park - pulte (klingelhutz)Istaffreport.doe