Application for Development ReviewCOMMUNITY DEVELOPMENT DEPARTMENT
Planning Division — 7700 Market Boulevard
Mailing Address — P.O. Box 147, Chanhassen, MN 55317
Phone: (952) 227-1300 / Fax: (952) 227-1110
i4-iz.
CITY OF CNANAASSEN
APPLICATION FOR DEVELOPMENT REVIEW
Submittal Date: 5--1?-17 PC Date: d-2-0-17 17 CC Date: 60 -Day Review Date:
Section 1: Application . (check all that apply)
-
(Refer to the appropriate Application Checklist forrequired submittal information that must accompany this application)
❑
Comprehensive Plan Amendment .........................$600
❑•
Subdivision (SUB)
❑ Minor MUSA line for failing on-site sewers .....
$100
❑ Create 3lots or less ........................................$300
[9 Create over 3 lots.......................$600 + $15
peclot
❑
Conditional Use Permit (CUP)
( `7L lots)
+43Ss
❑ Single -Family Residence................................$325
❑ Metes & Bounds (2lots) .... ..............................
$300
❑ All Others .........................................................$425
❑ Consolidate Lots..............................................$150
❑
Interim Use Permit (IUP)
❑ Lot Line Adjustment .........................................$
Q Final Plat .............................
�ts)*
$70
❑ In conjunction with Single -Family Residence..
$325
too y
(Includes $450 escrow for attorney costs)'
❑ All Others... ......................................................
$425
*Additional escrow may be required for other applications
through the development contract
El
Rezoning (REZ)
Planned Unit Development (PUD) ..................
75
0
Vacation of Easements/Right-of-way (VAC).......300
❑ Minor Amendment to existing PUD .................
$100
(Additional recording fees may apply)
❑ All Others... ............................ .............. .........
. $500
❑
Variance (VAR) ....................................................
$200
❑
Sign Plan Review ...................................................
$150
❑
Wetland Alteration Permit (WAP)
Site Plan Review (SPR)
❑ Single -Family Residence ...............................
$150
❑ Administrative..................................................
$100
❑ All Others.......................................................
$275
❑ Commercial/Industrial Districts* ......................$500
❑
Zoning Appeal.... ........................ ............ .....
$100
Plus $10 per 1,000 square feet of building area:
(thousand square feet)
❑Zoning
Ordinance Amendment (ZOA).................
$500
`Include numberof existinaemployees:
`Include number of new employees:
❑✓ Residential Districts
NOTE' When multiple applications are processed concurendy,
........................................500.
Plus $5 per dwelling unit ( units)
2
Ono
IlDo
the
appropriate fee shall be charged for each application.
✓❑
Notification Sign (City to install and remove).....................................................................................................................$20
❑✓ Property Owners' List within 500' (City to generate atter pre -application meeting) .......... ...
..................................... $3 per address
r ((L addresses) QD
Escrow for Recording Documents (check all that apply)....................................................................... $50 per docurn
❑ Conditional Use Permit 171 Interim Use Permit ❑✓ Site Plan Agreement
❑ Vacation ❑ Variance ❑ Wetiand Alteration Permit
❑ Metes & Bounds Subdivision (3 docs.) ❑✓ Easements (_ easements)
TOTAL FEE: +9773
Section 2: Required Information
Description of Proposal:
Property Address or Location: glial l.AWJ air J%,dv dbt*IG.ij/iJ S-;/7 1l (dlCLfkJ�%DAIt�
Parcel #: Legal Description: 2C NY_
Total Acreage: q. i Wetlands Present? ❑ Yes [3 No
Present Zoning: Select One 418 Requested Zoning: Select One
Present Land Use Designation., Select One
Existing Use of Property: /! LRE
f� Check box is separate narrative is attached.
Requested Land Use Designation: Select One
CMAW.A4$I VRANKING D) 1
Section 3: Property Owner and Applicant Information
APPLICANT OTHER THAN PROPERTY OWNER: In signing this application, I, as applicant, represent to have obtained
authorization from the property owner to file this application. I agree to be bound by conditions of approval, subject only to
the right to object at the hearings on the application or during the appeal period. If this application has not been signed by
the property owner, I have attached separate documentation of full legal capacity to file the application. This application
should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this
application. I will keep myself informed of the deadlines for submission of material and the progress of this application. I
further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to
any authorization to proceed with the study. I certify that the information and exhibits submitted are true and correct.
Name: L fA6N Contact: 1 UL 1LUEA
Address: 75"66 6(Acf AWE GR. iL/fir 3yf Phone: 9rz--u-9.-67bZ
City/state/Zip: LIRW MNA(f tW 57f7t7 Cell: Q7-- 2-76- 45,00
Email: Fax: -
Signature: Date: 5-1987
PROPERTY OWN R: In signing this application, 1, as property owner, have full legal capacity to, and hereby do,
authorize the filing of this application. I understand that conditions of approval are binding and agree to be bound by those
conditions, subject only to the right to object at the hearings or during the appeal periods. I will keep myself informed of
the deadlines for submission of material and the progress of this application. I further understand that additional fees may
be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the
study. I certify that the information and exhibits submitted are true and correct.
Name: i5M' ,.' k l ig a l L vfZ
Address: --jiff 60 t`'(t)n 6C,a/c--
City/State/Zip: —WAKc-1,19 ar 4d U Z -S 3 K 7
Email: 4k(:,4e_ fl --i, oD
Signature:
Contact:
Phone: y i 2-9F1<2- 17 7 C /d
Cell: 4!Z SU$ -q-107
Fax: -'F f)--l72S-
Date: _ _ 3-11rl )_o / 7
This application must be completed in full and must be accompanied by all information and plans required by
applicable City Ordinance provisions. Before filing this application, refer to the appropriate Application Checklist
and confer with the Planning Department to determine the specific ordinance and applicable procedural
requirements and fees.
A determination of completeness of the application shall be made within 15 business days of application submittal. A
written notice of application deficiencies shall be mailed to the applicant within 15 business days of application.
PROJECT ENGINEER (if applicable)
Name: AA.f�KI✓Yr�iJ(
Address: ZB AM—44— 5 &M Sen
City/StatelZip: _ 1i1�AlCd% Ad 5 jf
Email: l�i(A4St'lttQil(/Ll %A1L(,�pl}
Contact: && /l/art&
Phone: /r!z-76L?739
Cell:
Fax:
Section 4: Notification Information
Who should receive copies of staff reports? *Other Contact Information:
❑
Property Owner Via:
❑ Email
❑ Mailed Paper Copy
Name:
®
Applicant Via:
® Email
❑ Mailed Paper Copy
_
Address:
❑
Engineer Via:
❑ Email
❑ Mailed Paper Copy
City/State/Zip:
❑
Other" Via:
❑ Email
❑ Mailed Paper Copy
Email:
"WEST DARK"
APPLICATION FOR:
REZONING (PUD), SITE PLAN REVIEW, SUBDIVISION, VACATION
CHANHASSEN, MINNESOTA
May 19, 2017
Introduction
Pulte Homes of Minnesota ("Pulte") is pleased to be submitting this application for rezoning (PUD), site
plan review, subdivision, and vacation.
Pulte's company vision is "Building Consumer Inspired Homes and Communities to Make Lives
Better". We are nationwide company with a corporate office in Atlanta, Georgia. We currently operate
under three distinct brands of homebuilding throughout the country: Pulte Homes, Centex Homes, and
Del Webb. Pulte's Minnesota Division has an office in Eden Prairie and will sell approximately 500
homes in the Twin Cities in 2017. We take pride in offering very popular floor plans, creating innovative
neighborhoods, and working with integrity.
Pulte will act as both developer of the property and builder of the homes within West Park. The primary
contact for Pulte is:
Paul Heuer, Director of Land Planning & Entitlement
7500 Office Ridge Circle, Suite 325
Eden Prairie, MN 55344
952-229-0722
Paul, Heuer(aPulteGrouo.com
The owners of the properties are:
Brian and LouAnn Klingelhutz
8860 Klein Drive
Waconia, MN 55387
612-508-9707
bklingelhutz(a)vahoo. com
Necon Enterprises, LLC
Neil Klingelhutz
9731 Meadowlark Lane
Chanhassen, MN 55317
612-685-5580
Klingelhutz3(msn.com
C,ITYOFCHMNJ Rn
RECEIVED SEty
MAY 10 Z017
CHANHASWN PEA %jNG 0EI7r
We Build Consumer Inspired Homes and Communities to Make Lives Befier
Legal Description
North Parcel
Parcel 1
Part of the Northwest Quarter of the Northwest Quarter of Section 24, Township 116, Range 23, Carver
County Minnesota, described as follows:
Commencing at the northwest corner of the Northwest Quarter of said Section 24; thence on an assumed
bearing of South 89 degrees 19 minutes 43 seconds East along the North line of said Northwest Quarter
338.00 feet; thence South 25 degrees 26 minutes 43 seconds East 128.38 feet to a point on the
centerline of State Highway Number 101 said point being the point of beginning of the tract to be
described; thence westerly along said centerline along a non tangential curve that is concave to the north,
said curve having a central angle of 09 degrees 11 minutes 57 seconds, a radius length of 621.15 feet, an
arc length of 99.73 feet, a chord bearing of South 74 degrees 12 minutes 13 seconds West and a chord
length of 99.62 feet; thence South 79 degrees 38 minutes 53 seconds West along said centerline and
tangent to last described curve 163.44 feet; thence southwesterly along said centerline along a tangential
curve that is concave to the southeast, said curve having a central angle of 19 degrees 36 minutes 53
seconds, a radius length of231.87 feet, an arc length of 79.38 feet; thence continuing southwesterly along
said centerline along a compound curve, that is concave to the southeast, said curve having a central
angle of 52 degrees 18 minutes 23 seconds, a radius length of 127.60 feet, an arc length of 116.49 feet, a
chord bearing of South 33 degrees 34 minutes 37 seconds West, a chord length of 112.49 feet to the
West line of said Northwest Quarter; thence South 00 degrees 01 minutes 33 seconds East along said
centerline and along the West line of said Northwest Quarter 362.74 feet to the South line of the North
660.00 feet of the West Half of the Northwest Quarter of said Section 24; thence South 89 degrees 19
minutes 43 seconds East along said South line 430.13 feet to the westerly right-of-way line of Trunk
Highway Number 312; thence northeasterly along said westerly right-of-way line along a non tangential
curve that is concave to the southeast, said curve having a central angle of 11 degrees 42 minute 56
seconds, a radius length of 350.00 feet, an arc length of 71.57 feet, a chord bearing of North 64 degrees
07 minutes 43 seconds East, a chord length of 71.44 feet; thence North 16 degrees 17 minutes 03
seconds East along said westerly right-of-way line and not tangent to the last described curve 360.83
feet; thence northerly along said westerly right-of-way line along a non tangential curve that is concave to
the east said curve having a central angle of 17 degrees 30 minutes 47 seconds, a radius length of
981.48 feet, an arc length of 300.00 feet, a chord bearing North 20 degrees 48 minutes 18 seconds East,
a chord length of 298.83 feet to the North line of said Northwest Quarter; thence North 89 degrees 19
minutes 43 seconds West along said North line and not tangent to last described curve 118.28 feet to the
centerline of State Highway Number 101; thence southwesterly along said centerline along a non
tangential curve that is concave to the northwest, said curve having a central angle of 20 degrees 33
minutes 03 seconds, a radius length of 621.15 feet, an arc length of 222.79 feet, a chord bearing of South
59 degrees 19 minutes 43 seconds West, a chord length of 221.60 feet to the point of beginning.
Parcel 2
Lot 1, Block 1, Gateway North, Carver County, Minnesota.
South Parcel
Parcel 3
Lot 2, Block 2, Gateway North, Carver County, Minnesota.
Parcel 4
Outlot A, Gateway North, Carver County, Minnesota.
Abstract
The Properties
The West Park properties are generally located in the northwest quadrant of State Highway 212 and
State Highway 101. The "north property' (8601 Waters Edge Drive) lies north of Lake Susan Drive and
east of Waters Edge Drive. The "south property" (781 Lake Susan Drive) lies south of Lake Susan Drive
and immediately west of the existing Chanhassen Gateway Place apartment building.
Both properties were included in a larger Planned Unit Development that was previously approved by the
City.
Site Attributes & Constraints
The properties are located in what may be seen as a transition zone. Single family properties lie to the
north and west of the properties. An apartment building lies to the south and east. East of the north
property lies heavily travelled Trunk Highway (TH) 101. The properties are exposed to significant noise
from traffic on TH 212 and TH 101. However, they also have convenient access these major roads. Due
to these attributes and constraints, the subject properties are well suited for a housing product with a
density between single family homes and apartments.
The properties are within moderate walking distance of retail uses to the south, Southwest Village transit
station to the south, and Chanhassen Hills Park to the southwest. Trails and sidewalks are currently in
place along public roads and easements to accommodate these pedestrian movements.
Zoning & Guidance
The north property is guided in the 2030 Land Use Plan as three different uses: Residential Low Density,
Residential Medium Density, and Mixed. The south property is guided Mixed. Below is a table showing
the total number of units allowed by the Land Use Plan and the total number of units proposed on the
properties. In summary, the total number of units allowed is 100 and the total number of units proposed is
82 (18% less than allowed).
TOTAL UNITS ALLOWED BY CURRENT ZONING
Gross
wetland
Net
Net
Res.
Property Zoning
Area
Area
Area
Density
Units
North of Lake Susan Drive
Residential Low Density
4.942
0
4.942
4
20
Residential Medium Density
2.057
0
2.057
8
16
Residential High Density/Mixed Use
1.133
0
1.133
16
18
South of Lake Susan Drive (after vacation) Residential High Density/Mixed Use
2.827
0
2.827
16
45
o Units Allowed by Current Zoning
10.959
0
10.959
99.6
TOTAL UNITS PROPOSED
fr
Gross
Wetland
Net
Net
Res.
Property Zoning
Area
Area
Area
Density
Units
North of Lake Susan Drive
64
South of Lake Susan Drive
18
otal Units Proposed
82
See the City staff report for more details regarding land use and zoning.
Neighborhood Vision
Our vision for West Park focused on the following:
1. Appeal to a neglected segment of the home buying public — The cost of new homes has
increased dramatically in recent years due to our State energy code and other factors. More and
more Minnesotans are being priced out of homeownership. We plan to construct townhomes that
are comfortable in size and in an attractive neighborhood, yet affordable to many first time home
buyers and people who prefer association maintained homes and yards. See "The Homes"
section of this narrative for more details on the homes.
2. Showcase access to local amenities—As we set upon the task of creating a new neighborhood, it
was important to us to make maximum use of the positive attributes of the properties. The
properties are within a moderate walking distance from retail uses to the south, the Southwest
Village transit station to the south, and Chanhassen Hills Park to the southwest. We are planning
to construct the necessary trails and sidewalks connections within the new neighborhood to
accommodate convenient pedestrian movements to these local amenities.
3. Attractive neighborhood plan and architecture — It is important to us that our neighborhoods are
attractive and live well. See the next section of this narrative for many details on our upgraded
architecture and how we created a sense of place in the new neighborhood. In addition, the
architecture and floor plans of our homes contain many unique features that have been well
received by the public.
Key Facts
• PID 252930010 and 250242420
• Existing zoning = RSF Single Family Residential and PUDR Planned Unit
Development/Residential District
• Proposed zoning = PUDR
• 2030 Land Use = Residential Low Density, Residential Medium Density, and Mixed
• 82 homes
• Gross area is = 10.96 acres (including ROW vacation)
• Net area is 10.96 acres
• Gross density is 7.48 unitstacre; net density is 7.48 unitstacre
Introducing Our New Neighborhood
The Homes
Pulte Homes is known for the extraordinary steps that we take to ensure that we are designing and
building homes that meet the needs and desires of home buyers. We continually reach out to the public
and Pulte homeowners to get feedback to improve our home designs. It is what we call Life Tested®. We
actually build prototypical rooms and homes in warehouses across the country and pay members of the
public to walk through and provide written feedback on the homes. Through this intensive process, we
have conceived of and incorporated many innovative features such as the Pulte Planning Center, the
Everyday Entry, Super Laundry, Oversized Pantry, and the Owner's Retreat. This exhaustive process has
played a major part in Pulte's success in "Building Consumer Inspired Homes and Communities to Make
Lives Better".
This location is ideally suited for multifamily housing. Access to Trunk Highway 101 and Trunk Highway
212 is very convenient. Nearby amenities include retail, the Southwest Village transit station, and a
number of nearby parks and open space areas.
We will be building two story townhomes in West Park which will provide association maintained lawn,
snow, and building exterior maintenance (see elevations and exhibits). This type of home appeals to
many singles and first time home buying families. Homes will start at approximately 1,850 square feet of
finished living space. Above the second floor, a half story can be finished as a bonus room, resulting in
additional potential living space. We also offer a unique option for a roof top terrace over the back of the
homes. We anticipate the townhome prices to range from the mid-$200k's to the mid-$300k's.
The number of units within each building will vary from four to six. Every home will have a two car garage
with space in the driveway for two additional cars. We have also added a sufficient number of guest
parking lots throughout the neighborhood.
Architecture
We have placed considerable effort on the architecture of the homes. Front facades are individualized
and stylized with varying windows, gables, shutters, materials, dormers, and roof lines (see elevations
and exhibits). In particular, the use of stone, shakes, and banding boards serve as strong accents. Sides
of the buildings present a variety of roof lines, siding materials, and colors. Rears of the buildings present
a similar combination of interesting and varied features. The rooftop terrace option will provide additional
visual variation for the rear elevations. In addition to these primary architectural features, it is important to
note the following additional architectural details which together will result in a very attractive and well
planned neighborhood:
1. Color palette - We will predesign color palette combinations for each home and preset the
locations of each color package. For instance, we will create between 12 and 15 separate color
palette combinations and decide in advance the location of each palette combination. By
designing the neighborhood in this way, we can be assured that the finished neighborhood will be
attractive, varied, and will have no repeating color palettes in close proximity.
2. Different door colors — As part of the color palette combinations, each unit will have different
colored front doors.
3. Garage doors — We have chosen to upgrade all garage doors to a decorative and windowed
garage door (see photo)
Innovative Neighborhood Design
Pulte Homes is known for the extraordinary steps that we take to ensure that we are designing and
building homes that meet the needs and desires of home buyers. We also focus intently on designing
neighborhoods that are beautiful and pleasant to live in. After many iterations, we are very pleased with
the outcome of the neighborhood design. Following are some of the intentional design details of West
Park:
1. Access — We utilized both the north and south parts of the existing access off of Lake Susan
Drive.
2. Varied views from the perimeter — The public impression of the new neighborhood will be formed
primarily by the views from Trunk Highway 101. We ensured that the view from Trunk Highway
101 will have a variety of building facades, orientations of buildings, and views of open space.
There is a large amount of open space from the intersection of Trunk Highway 101 and Lake
Susan Drive.
3. View corridors — While driving through the neighborhood, drivers will have view corridors at key
locations which add pleasant views and create a feeling of spaciousness.
4. Private trailstwalks — As mentioned earlier, this new neighborhood is within walking distance of
retail, the Southwest Village transit station, and Chanhassen Hills Park. In addition, City trails
exist along Waters Edge Drive, Lake Susan Drive, and Trunk Highway 101. We have created a
private trail/walk system within the new neighborhood to conveniently direct homeowners to these
trails as well as to provide a pleasant walk around the proposed pond on the north property. From
our experience, homeowners of all demographic groups appreciate walking trailstwalks.
5. Social gathering place — We believe that many of the buyers in this neighborhood would
appreciate having a private social gathering place. In response, we have created a fire pit with
Adirondack chairs overlooking the pond on the north property. We anticipate that this
homeowner's association amenity will become a focal point of the neighborhood.
6. Benches — We have added benches along the pond to provide quiet sifting areas.
7. Site architectural features — We have placed additional effort on creating a
"brand" or "theme" for the neighborhood. Such efforts can raise the distinctiveness and
attractiveness of a neighborhood. We will be placing decorative stone columnstpillars and
entrance monuments at key visible locations (see exhibits). We will have matching stone on the
following elements within the neighborhood: buildings, decorative columns, entrance monuments,
fire pit, and mailbox banks. These architectural elements and continuity will nicely "brand" the
neighborhood.
8. Landscaping — Our landscape plan carefully considers the need for buffering in key locations. The
plan also creates a pleasant open space area around the pond on the north property.
9. Storm water reuse — Conditions exist on the north property for us to reuse storm water as a
source for irrigation water. We will construct a reuse irrigation system that will be owned and
maintained by the homeowners association.
Parks & Trails
The City Comprehensive Plan does not identify a public park in this area. Park dedication for the new
neighborhood will be satisfied by park dedication fees.
Infrastructure
As an infill development, public infrastructure is available at or near the perimeter of the property in
multiple locations.
Access to the north property will be primarily from the preset location off of Lake Susan Drive. An
alternate access point has been provided off of Waters Edge Drive. Access to the south property will be
from the existing Gateway Apartments access off Lake Susan Drive. This entrance will be reconfigured in
order to provide attractive and functional separate entrances for Park West and the Gateway Apartments.
The north property will be served by sanitary sewer from an existing stub off Lake Susan Drive. The south
property will be served by the existing trunk line running west of the property.
The north property will be served by water main connections in the northeast corner (Waters Edge Drive)
and the southwest corner (Lake Susan Drive). The south property will be served by an existing trunk line
running west of the property.
A new storm water pond will be constructed along the east edge of the north property. Storm water reuse
will be utilized on the north property, supplying the irrigation system with water. An existing storm water
pond on the south property will be adapted to serve the south property. Soils on the south property will
enable the use of infiltration strategies to satisfy storm water regulations.
Shoreland District
The northern half of the north property lies within the shoreland district for Lake Susan. The purpose of
shoreland district requirements is to protect the quality of nearby surface waters (in this case, Lake
Susan). City ordinance requires that at least 50% of the area within the shoreland district must be open
space for PUD zoning. We have included in our package an exhibit demonstrating that we meet this
requirement. Open space will be owned and maintained perpetually by the homeowners association.
Phasing & Schedule
Following is a summary of our preliminary schedule for development:
June 20, 2017
Planning Commission potentially recommends approval
July 10, 2017
City Council potentially approves pre plat for all and final plat for north
Summer/fall 2017
Site development work on north property
January 2018
Begin selling homes on north property
Spring 2018
City Council approves final plat for south property
Summertfall 2018
Site development of south property
2021
All homes built
We anticipate developing West Park in two construction phases as outlined in the above schedule. Most
likely, grading of both phases will be completed with Phase 1.
Vacation of Existing ROW/Easements
The historical alignment of Trunk Highway 101 ran north/south through the west part of the properties. A
remnant section of old right-of-way lies immediately to the west of the southern property. In conjunction
with development of the southern property, it can be desirable to "clean up" some of these historical
remnants. Therefore, we are submitting a petition to vacate existing right-of-way and easements in order
to more efficiently utilize the land. See attached exhibits illustrating this vacation.
This submittal includes:
• Application fees totaling $4,973
• Application for rezoning (PUD), site plan review, subdivision, and vacation
• Mailing labels (2 sets)
• This narrative with legal descriptions of existing properties
• Exhibits
Preliminary plans for the south property
Preliminary and final plans for the north property
• Materials board
• Geotechnical report