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Project Narrative v4 1 Galpin Property City of Chanhassen Introduction U.S. Home Corporation, d/b/a Lennar is proposing to develop Galpin Property (actual name TBD) in a manner that is sensitive to the environment and surrounding area. With this Preliminary Plat we are submitting a plan that has taken into account input from public leaders, staff, and neighbors. Our plan has 191 homes demonstrating how the property can be developed through the use of a PUD that will offer diverse housing opportunities and price points accompanied by the preservation of open space. Background/History In November 2017 the property was listed for sale by Comerica Bank; Trust NA, as personal representatives of the Estate of Prince Rogers Nelson and Paisley Park Enterprises. On several occasions the seller’s agents and members of Lennar have met with City staff to begin reviewing the zoning standards and the best use for the property. In May of 2018 U.S. Home Corporation entered into an Option Agreement to purchase the property. Property Description The site consists of approximately 188 acres made up of several tax parcels (PID 25.6900010, 25.6900020, 25.6900030, 25.0100100, and 25.0100200) located in the Notheast Quarter of the Northwest Quarter of Section 10, Township 116, Range 23. All buildings have been removed and the property has been vacant for some time. The site suffers from frequent trespassers that use the property for walking trails. City Standards • Land Use designation The property is designated for Low Density residential: RSF 1.2-4 units per acre. Pre-plat – 1.37 DU/Acre • Zoning Classification The site is currently zoned as Rural Residential with underlying zoning of RSF; low density residential 1.2-4 units per acre. Our plan requires a zoning change to PUD to allow flexibility and the relaxation of strict application of the zoning ordinance in exchange for greater environmental sensitivity and preservation of open space for public use. At 1.37 units per acre our plan also fits into the low range of the RSF density classification. 2 • Surrounding Land Uses Residential developments of varying densities surround the site to the North, South, and West. To the West, across Galpin is Long Acres which was developed as a PUD to allow flexibility in design standards. Our primary street connections appropriately line up with Hunter Drive and Long Acres Drive. Boarding the property to the North and South are existing neighborhoods zoned RSF. The existing neighborhoods to the North (Ashling Meadows and Lucy Ridge) provide road stubs to the subject property. There are no road connections to the South. Lake Lucy, and Lake Ann and their surrounding wetlands are located to the East. Plan modifications since initial concept review Overall • 50+ acres designated for City Park • Lot count has been reduced to 191 homesites (1.37 DU/Acre) • Stormwater ponding has been incorporated to accommodate Galpin Rd upgrades • Perimeter buffering has been evaluated North end • Through street from Galpin to Lucy Ridge has been eliminated • Buffering through preservation has been identified • 14 Lots have been eliminated to minimize environmental impacts South end • Density in Southern 1/3 of the property has decreased • Lots along Southern property line have been enlarged from 55’ wide to 75’ wide to accommodate standard homes rather than Villa. • Storm sewer and Emergency Overflows have been identified to alleviate water issues in adjacent neighborhood • Back yard areas along South property line have been expanded allowing for the preservation of existing trees • Landscape buffering has been integrated into the plan Open Space Preservation The City of Chanhassen’s 2030 Comprehensive Plan identifies significant trail improvements along the Eastern boundary of the property that would enhance the Lake Ann Park and trail system by completing important connections between Lake Ann, Lake Lucy and Galpin Road. Our plan for the Galpin property focuses housing development closer to Galpin and preserves approximately 50 acres of land adjacent to Lake Lucy and Lake Ann that could be used for park dedication to the City. By mixing lot sizes our plan strategically places the 191 homes on 88 acres of land giving the opportunity to preserve significantly more open space for use by the residents of Chanhassen then would be available if strict RSF 3 zoning standards were followed. Preserving the open space in this manner not only minimizes environmental impacts but also significantly reduces the length of public infrastructure (sewer, water, roads) required for long term maintenance by the City. Building Plans/Product Information Extensive research on housing availability and market conditions within the City of Chanhassen has guided us in putting together a plan that is matched by a product portfolio that includes architecturally interesting variety of homes, and price points, that meet multiple buyer niches. Landmark Series - Designed with efficiency in mind, the Landmark series meets the demands of today’s challenging housing market by offering a fantastic value planned specially for 65’& 75’ wide homesites. Lennar has successfully built the Landmark series in Reflections at Lake Riley, Boulder Cove, and Camden Ridge. Typical footprints are 50’ wide allowing the ability to maintain setbacks designated by zoning standards. A variety of houseplans and elevations make up this series offering square footages ranging from 2,200 sq ft to 3,200 sq ft plus the ability to finish the basement to add footage to the home. With families in mind, the homes typically include four bedrooms, a large open living space on the main level, a master suite, mud room, and three car garage. Sixty-five foot wide lots allow the ability to preserve open space without compromising the integrity of the neighborhood. Typical side yard setbacks will be maintained. An interesting streetscape will be maintained through the incorporation of a variety of elevations, materials, and color packages. Lots are arranged in a manner that will include an assortment of walk-outs, look-outs, and flats. The 75’ wide lots will provide additional spacing and allow the opportunity to expand certain elevations to include a four-car garage. Included in this series are Lennar’s NextGen plans. This revolutionary series is a multi-generational home plan designed specifically to accommodate generations living under one roof with privacy and convenience. This truly unique home highlights the ‘NextGen suite’ that provides a separate first floor living space with its own entrance, living area, kitchenette, attached garage and laundry all under one roof with access to the rest of the home. The result is a 5-bedroom, 5 bathroom home that creatively satisfies a variety of unique housing needs while fitting into the architectural styling of the neighborhood. Luxury Villa – The 34 Luxury Villa are designed for the 55’ wide homesites just North of the Southern entrance. The Luxury Villa provides minimal maintenance housing for an underserved market in Chanhassen; and the Twin Cities in general, the ‘empty nester’. Designed for single level living, the Villa homes offer a spacious first floor that includes a master suite, fireplace, open living room, gourmet kitchen, and study. A deck or three season porch is included with the home to allow the opportunity to enjoy the natural features of Galpin Property . Multiple elevations and color packages will be incorporated to reduce monotony. 4 Traditional - The 31 Traditional homesites on the North end of the property are currently being marketed for sale to custom homebuilders. We are requesting a lot split that would allow that portion of the site to be developed in the future, perhaps by another entity. It is recognized the lot split will not release the North portion of the site from the responsibilities of the overall PUD request. Lennar ultimately reserves the ability to participate in development and construction of homes in that area but does not have the intention to do so at this time. Environmental Impacts • Wetlands - A wetland delineation was completed on the site in September 2017 and was followed by a Wetland classification analysis. Wetland impacts have been minimized by careful planning and the preservation of open space. Following RSF standards for the entire property would require more impact to existing wetlands for the extension of public infrastructure (sewer, water, streets) to serve the upland adjacent to Lake Ann and Lake Lucy. • Tree Preservation – Preservation of open space for public use will allow the opportunity to preserve large wooded areas that may otherwise be disturbed with development. Tree replacement as required by code has been factored into the landscape plan. Following the RSF zoning guidelines would have a much greater impact on the large stands of trees located in the upland areas fronting Lake Ann and Lake Lucy that are contemplated by Public Park with this plan. • Water Quality – Water quality will be managed through the incorporation of on- site ponding and other appropriate erosion control measures. We are evaluating the potential for water re-use on site to supplement irrigation systems. Lennar is committed to following stormwater policies enacted by the City of Chanhassen and the Minnesota Pollution Control Association (MPCA). Plans have been submitted to the Riley Purgatory Watershed to allow for the simultaneous review of stormwater management designs. • Impervious Surface – Lennar recognizes the importance of managing the runoff of hard surface areas. To help regulate standards we have created the following table to set average thresholds for each sized homesite. Note: A more detailed table specific to each homesite has been provided with the other submission materials. To help inform customers of these standards Lennar intends to provide each customer with a copy of their lot certificate that includes the current impervious 5 area, the maximum impervious area allowed, and the remaining impervious area left for future improvements such as patios, 4-season porches, and pools. Flexibility through the use of PUD Our plan requires a zoning change to PUD to allow flexibility and the relaxation of strict application of the zoning ordinance in exchange for greater environmental sensitivity and preservation of open space for public use. The items we are requesting flexibility include; lot width and area, cul de sac length, and relaxation of front setbacks along the North and South boarders. All three items are requested for consideration to allow for the preservation of open space and trees. Homeowners Association(s) A Master Homeowners Association will be established to maintain private common areas and community monuments. A Sub-Association will be created to take care of the common elements within the Villa area. The Villa will be ‘full maintenance’ in nature to include; professional management, mowing, plowing, and exterior upkeep of the homes. Owners of single family homes will be responsible for their own upkeep and maintenance subject to City Ordinance and Architectural Controls established within the Master Association. Summary Lennar has a long history of building successful Communities in the City of Chanhassen under the names Lennar, Ryland, Lundgren Bros. Construction, and Orrin Thompson Homes. We are very excited for the opportunity that lends itself through the careful development of this fantastic property and ask for your support. (US Home/Lennar) Galpin Property – 191 Gross Acres Total Homesites – 191 Approximate Developed Area – 89 acres Open Space – 50 acres Preserved wetlands – 49 acres Traditional homesites – 31 Average Lot – 90’ wide Landmark Homesites – 126 Average Lot – 65’ wide -115 75’ wide -11 Villa Homesites – 34 Average Lot – 55’ wide 6 Project Team Developer: U.S. Home Corporation, D/B/A Lennar Builder: Lennar Corporation Primary Contact: Joe Jablonski Planner/Engineer/Surveyor: Pioneer Engineering Geotechnical Engineer: Braun Intertec Wetland Specialist: Midwest Natural Resources, Inc. Landscape Architect: Pioneer Engineering Legal Council: Vantage Law Group Association Manager: TBD