Project Narrative v4
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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.
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• 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
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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.
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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
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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
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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