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PC Staff Report 1-15-19PLANNING COMMISSION STAFF REPORT Tuesday, January 15, 2019 Subject Consider Rezoning Parcel (Galpin Site) from Rural Residential (RR) to Planned Unit Development/Residential District (PUDR), Wetland Alteration Permit, and Subdivision of 191 Acres Including the Preservation of Approximately 100 Acres and the Creation of 191 Lots Section PUBLIC HEARINGS Item No: C.1. Prepared By Kate Aanenson, Community Development Director File No: Planning Case 2019­01 PROPOSED MOTION: “The Chanhassen Planning Commission recommends that the City Council approve the Rezoning of 191 acres from Rural Residential District, RR, to Planned Unit Development ­ Residential, PUD­R; including the PUD ordinance “Galpin Design Standards”;  and “The Chanhassen Planning Commission recommends that the City Council approve the Subdivision Preliminary Plat creating 191 lots, 3 outlots and dedication of public right­of­way, as shown in plans prepared by Pioneer Engineering dated December 5, 2018, subject to conditions in the staff report; and “The Chanhassen Planning Commission recommends that the City Council approve the Wetland Alteration Permit of 1.28 acres of wetland impacts subject to conditions in the staff report; And,  The Planning Commission also adopts the attached Findings of Fact and Recommendations. SUMMARY OF REQUEST The applicant is requesting Preliminary Subdivision approval, rezoning to PUD­R, and a wetland alternation permit. APPLICANT US Home Corporation, d/b/a Lennar BACKGROUND A public meeting was held on a concept PUD before the Planning Commission on July 17, 2018 and with the City Council on August 13, 2018. Included in the concept review were two layouts. One demonstrated a traditional subdivision using the RSF zoning district, and the second layout applied the PUD zoning with a cluster development. PLANNING COMMISSION STAFFREPORTTuesday, January 15, 2019SubjectConsider Rezoning Parcel (Galpin Site) from Rural Residential (RR) to Planned UnitDevelopment/Residential District (PUDR), Wetland Alteration Permit, and Subdivision of 191Acres Including the Preservation of Approximately 100 Acres and the Creation of 191 LotsSectionPUBLIC HEARINGS Item No: C.1.Prepared By Kate Aanenson, CommunityDevelopment Director File No: Planning Case 2019­01PROPOSED MOTION:“The Chanhassen Planning Commission recommends that the City Council approve the Rezoning of 191 acres fromRural Residential District, RR, to Planned Unit Development ­ Residential, PUD­R; including the PUD ordinance“Galpin Design Standards”;  and“The Chanhassen Planning Commission recommends that the City Council approve the Subdivision Preliminary Platcreating 191 lots, 3 outlots and dedication of public right­of­way, as shown in plans prepared by PioneerEngineering dated December 5, 2018, subject to conditions in the staff report; and“The Chanhassen Planning Commission recommends that the City Council approve the Wetland Alteration Permitof 1.28 acres of wetland impacts subject to conditions in the staff report;And, The Planning Commission also adopts the attached Findings of Fact and Recommendations.SUMMARY OF REQUESTThe applicant is requesting Preliminary Subdivision approval, rezoning to PUD­R, and a wetland alternation permit.APPLICANTUS Home Corporation, d/b/a LennarBACKGROUNDA public meeting was held on a concept PUD before the Planning Commission on July 17, 2018 and with the CityCouncil on August 13, 2018. Included in the concept review were two layouts. One demonstrated a traditional subdivision using the RSF zoning district, and the second layout applied the PUD zoning with a cluster development. The City Council held an additional work session on December 3, 2018 to discuss proposed changes for the preliminary review based on neighborhood meetings held in November.  A summary of the comments from the Concept review include: The elimination of the through street the on the north end Reduction of eight lots Larger lots and deeper lots were created on the southern end (Majestic Oaks) to accommodate stormwater and tree preservation Four lot sizes were introduced. The most significant changes from the Concept PUD and the Preliminary PUD application are: Overall 50+ acres designed for city park Lot count has been reduced to 191 homesites (3.6 DU/Acre) Stormwater ponding has been incorporated to accommodate Galpin Boulevard upgrades Perimeter buffering has been evaluated North End Through street from Galpin Boulevard to Lucy Ridge Lane has been eliminated Buffering through preservation has been identified Fourteen (14) lots have been eliminated to minimize environmental impacts. South End Density in the southern 1/3 of the property has decreased Lots along the southern property line have been enlarged from 55’ wide to 75’ wide to accommodate standard homes rather than villas Storm sewer and emergency overflows have been identified to alleviate water issues in adjacent the neighborhood Back yard areas along the south property line have been expanded allowing for the preservation of existing trees Landscape buffering has been integrated into the plan. CITY OF CHANHASSEN PC DATE: January 15, 2019 CC DATE: February 11, 2019 REVIEW DEADLINE: February 12, 2019 CASE # 2019-01 BY: KA,EH,JS,TH PROPOSAL: The applicant is requesting Preliminary Subdivision approval, rezoning to PUD-R and a wetland alteration permit. LOCATION: 7141 Galpin Boulevard APPLICANT: U.S. Home Corporation, d/b/a Lennar PRESENT ZONING: RR Rural Residential 2030 LAND USE PLAN: Low Density Residential 1.2 – 4 units an acre ACREAGE: Approximately 191 acres gross GROSS DENSITY: 1 unit an acre net 129 acres net NET DENSITY: 1.5 units an acre net LEVEL OF CITY DISCRETION IN DECISION MAKING: 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. The city has a relatively high level of discretion in approving Rezoning’s and PUDs because the city is acting in its legislative or policy-making capacity. A rezoning or PUD must be consistent with the city’s Comprehensive Plan. Notice was sent to adjacent properties within 500 feet. “The Chanhassen Planning Commission recommends that the City Council approve the Rezoning of 191 acres from Rural Residential District, RR, to Planned Unit Development - Residential, PUD- R; including the PUD ordinance “Galpin Design Standards” and “The Chanhassen Planning Commission recommends that the City Council approve the Subdivision Preliminary Plat creating 191 lots, 3 outlots and dedication of public right-of-way, as shown in plans prepared by Pioneer Engineering dated and December 5, 2018, subject to conditions in the staff report; and “The Chanhassen Planning Commission recommends that the City Council approve the Wetland Alteration Permit of 1.28 acres of wetland impacts subject to conditions in the staff report; And, The Planning Commission also adopts the attached findings of fact and recommendations. PLANNING COMMISSION STAFFREPORTTuesday, January 15, 2019SubjectConsider Rezoning Parcel (Galpin Site) from Rural Residential (RR) to Planned UnitDevelopment/Residential District (PUDR), Wetland Alteration Permit, and Subdivision of 191Acres Including the Preservation of Approximately 100 Acres and the Creation of 191 LotsSectionPUBLIC HEARINGS Item No: C.1.Prepared By Kate Aanenson, CommunityDevelopment Director File No: Planning Case 2019­01PROPOSED MOTION:“The Chanhassen Planning Commission recommends that the City Council approve the Rezoning of 191 acres fromRural Residential District, RR, to Planned Unit Development ­ Residential, PUD­R; including the PUD ordinance“Galpin Design Standards”;  and“The Chanhassen Planning Commission recommends that the City Council approve the Subdivision Preliminary Platcreating 191 lots, 3 outlots and dedication of public right­of­way, as shown in plans prepared by PioneerEngineering dated December 5, 2018, subject to conditions in the staff report; and“The Chanhassen Planning Commission recommends that the City Council approve the Wetland Alteration Permitof 1.28 acres of wetland impacts subject to conditions in the staff report;And, The Planning Commission also adopts the attached Findings of Fact and Recommendations.SUMMARY OF REQUESTThe applicant is requesting Preliminary Subdivision approval, rezoning to PUD­R, and a wetland alternation permit.APPLICANTUS Home Corporation, d/b/a LennarBACKGROUNDA public meeting was held on a concept PUD before the Planning Commission on July 17, 2018 and with the CityCouncil on August 13, 2018. Included in the concept review were two layouts. One demonstrated a traditionalsubdivision using the RSF zoning district, and the second layout applied the PUD zoning with a cluster development.The City Council held an additional work session on December 3, 2018 to discuss proposed changes for thepreliminary review based on neighborhood meetings held in November. A summary of the comments from the Concept review include:The elimination of the through street the on the north endReduction of eight lotsLarger lots and deeper lots were created on the southern end (Majestic Oaks) to accommodate stormwater andtree preservationFour lot sizes were introduced.The most significant changes from the Concept PUD and the Preliminary PUD application are:Overall50+ acres designed for city parkLot count has been reduced to 191 homesites (3.6 DU/Acre)Stormwater ponding has been incorporated to accommodate Galpin Boulevard upgradesPerimeter buffering has been evaluatedNorth EndThrough street from Galpin Boulevard to Lucy Ridge Lane has been eliminatedBuffering through preservation has been identifiedFourteen (14) lots have been eliminated to minimize environmental impacts.South EndDensity in the southern 1/3 of the property has decreasedLots along the southern property line have been enlarged from 55’ wide to 75’ wide to accommodate standardhomes rather than villasStorm sewer and emergency overflows have been identified to alleviate water issues in adjacent theneighborhood Back yard areas along the south property line have been expanded allowing for the preservation of existing trees Landscape buffering has been integrated into the plan. ATTACHMENTS: Staff Report Development Review Application Findings of Fact and Recommendation Project Narrative Affidavit of Mailing Compliance Table Minutes Villa Home Styles Landmark Home Styles Luxury SF Home Styles Cover and Legend Plan Sheets Existing Conditions Plan Sheets Preliminary Plat Sheets Site Plan Sheets Sanitary Sewer & Water Plan Sheets Storm Sewer Plan Sheets Grading Plan Sheets Erosion Control Plan Sheets Seeding Plan Sheets Grading & EC Details Sheets Wetland Impact & Buffer Plan Sheets Impervious Area Plan Sheets Landscape Plan Sheets Tree Preservation Plan Sheets Fire Marshall Review Notes Carver County Letter MCES Redline Notes Army Corp of Engineers Letter PUD Ordinance Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 2 of 40 PROPOSAL/SUMMARY The applicant is requesting Preliminary Subdivision approval, rezoning to PUD-R and a wetland alternation permit. Map of Property Parcel and Site Information Parcel ID Taxpayer GIS Acreage Land Use Current Zoning 256900030 PRN 10 Low Density 1.2-4 units/acre Rural Residential 256900020 PRN 156.07 Low Density 1.2-4 units/acre Rural Residential 250100100 Paisley Park Enterprises Inc. 3.75 Low Density 1.2-4 units/acre Rural Residential 256900010 PRN 19.74 Low Density 1.2-4 units/acre Rural Residential 250100200 PRN 6.49 Low Density 1.2-4 units/acre Rural Residential Total 191/188 Deeded acres vs. GIS Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 3 of 40 The surrounding land uses are included in the following table: Subdivision Zoning Land Use Notes South Royal Oaks RSF Low Density 13 acres-33 lots West Woods at Long Acres PUD Low Density 97 acres-115 lots Wynsong - Shoreland District PUD Low Density 9.4 acres 4 units North Ashling Meadows RSF Low Density 40 acres-51 units Lake Lucy Ridge RSF Low Density 9 acres-17 units East Lake Ann Recreational not applicable not applicable Undeveloped Adjacent LAND South Gorra Property Zoning Land Use Notes Rural Residential Low Density 38 (25 net) acres- 50 units Rural Residential Low/Medium 34 acres – 204 units Rural Residential Medium Density 46 acres - 276 units Rural Residential High Density 28 acres -336 units An existing home that is on 2.62 acres at 7011 Galpin Boulevard is not included in the subdivision. BACKGROUND A public meeting was held on a concept PUD before the Planning Commission on July 17, 2018 and with the City Council on August 13, 2018. Included in the concept review were two layouts. One demonstrated a traditional subdivision using the RSF zoning district and the second layout applied the PUD zoning with a cluster development. The RSF zoning district showed a plan with 202 lots and the PUD showed a plan with 199 lots. The City Council held an additional work session on December 3, 2018 to discuss proposed changes for the preliminary review based on neighborhood meetings held in November. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 4 of 40 A summary of the comments from the Concept review include: • The elimination of the through street the on the north end. • Reduction of eight lots. • Larger lots and deeper lots were created on the southern end (Majestic Oaks) to accommodate stormwater and tree preservation. • Four lot sizes were introduced. The most significant changes from the Concept PUD and the Preliminary PUD application are: Overall • 50+ acres designed for city park. • Lot count has been reduced to 191 homesites (3.6 DU/Acre). • Stormwater ponding has been incorporated to accommodate Galpin Boulevard upgrades. • Perimeter buffering has been evaluated. North End • Through street from Galpin Boulevard to Lucy Ridge Lane has been eliminated. • Buffering through preservation has been identified. • Fourteen (14) lots have been eliminated to minimize environmental impacts. South End • Density in the southern 1/3 of the property has decreased. • Lots along the southern property line have been enlarged from 55’ wide to 75’ wide to accommodate standard homes rather than villas. • Storm sewer and emergency overflows have been identified to alleviate water issues in adjacent the neighborhood. • Back yard areas along the south property line have been expanded allowing for the preservation of existing trees. • Landscape buffering has been integrated into the plan. ZONING DISTRICT Low-density zoning options for 1.2-4 units an acre. Within the low-density land use, there are a number of zoning applications including RSF, RLM, R-4 and PUD. The applicant’s proposal is requesting the Low Density Residential PUD Zoning. Residential Single Family (RSF) requires 15,000 square foot lots. This zoning district would cause the most environmental impacts to the site. In order to achieve the desire for a larger preservation area next to the lakes, the most appropriate zoning would be either a planned unit development (PUD) or residential-low and medium density (RLM). Both of these districts require preservation of environmental features. It will be the city’s goal to ensure that the request for either zoning meets the intent. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 5 of 40 ARTICLE VIII. – PLANNED UNIT DEVELOPMENT DISTRICT DIVISION 1. – GENERALLY Sec. 20-501. – Intent. Planned Unit Developments (PUD) offer enhanced flexibility to develop a site through the relaxation of most normal zoning district standards. The use of the PUD zoning also allows for a greater variety of uses, internal transfers of density, construction phasing, and a potential for lower development costs. In exchange for this enhanced flexibility, the city has the expectation that the development plan will result in a significantly higher quality and more sensitive proposal than would have been the case with the use of other, more standard zoning districts. It will be the applicant’s responsibility to demonstrate that the city’s expectation is to be realized as evaluated against the following criteria. The applicant is pursuing the PUD Zoning. In their narrative, they have stated, “The use of the PUD zoning also allows for greater specificity in the types, location and sizes of uses. The city has the expectation that the development plan will result in a significantly higher quality and more sensitive proposal than would be the case with the other, more standard zoning districts. It is the applicant's responsibility to demonstrate that the city's expectations are to be realized as evaluated by the city’s goals.” Justification for Rezoning to PUD Sec. 20-501. – Intent. Planned unit developments offer enhanced flexibility to develop a site through the relaxation of most normal zoning district standards. The use of the PUD in this instance is to preserve a significant open space (100 +/- acres) next to Lake Ann Park as identified in the city’s Comprehensive Plan. The transfer of density preserves land by dedication rather than acquisition by the city. In exchange for this enhanced flexibility, the city has the expectation that the development plan will result in a significantly higher quality and more sensitive proposal than would have been the case with the other more standard zoning districts. The proposed subdivision provides a compatible development with the surrounding development and subject to the recommended modifications to the plan. The proposed PUD rezoning assists in the furtherance of the following land use goals of the City of Chanhassen Comprehensive Plan: • Enhanced preservation of Lake Ann and Lake Lucy by limited development within the shore land district. • Reduction in total impervious surface through the cluster development. • Preservation of native vegetation and habitat within the shoreland district. • Preservation of over 90% of the wetlands on the site. • Reduction of city long-term maintenance costs. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 6 of 40 • Providing connectivity (trials) to existing parks and trails. • Dedication of Right-of-way along Galpin Boulevard. The proposed amendment and rezoning assists in the furtherance of the following housing goals of the City of Chanhassen Comprehensive Plan: • A variety of housing types for people in all stages of the life-cycle. • Development will be encouraged within the MUSA line. • The plan should seek to establish sufficient land to provide a full range of housing opportunities. APPLICABLE REGULATIONS Chapter 18, Subdivisions Chapter 20: Article VI. - Wetland Protection Article VII. - Shoreland Management District Article VII. - Planned Unit Development District EXISTING CONDITIONS • A bluff area to the northern off of Lake Lucy Ridge. • A portion of the site is within the Shoreland District of Lake Ann and Lake Lucy. All lots within 1000 feet of the shoreland must have a minimum lot size of 15,000 square feet. This standard has been meet with the lots on the end of Street “Z” and the end of Lake Lucy Lane. • There are several wetlands on the site, the largest of which is approximately 42 acres. The wetlands have been delineated and a Notice of Decision has been made. SUBDIVISION PRELIMINARY PLAT The applicant is requesting subdivision of 191 acres into three outlots and 191 residential lots. Access to the site is from Galpin Boulevard except for the connection to the north that connects Topaz Drive and Lucy Ridge Lane. Street “Z” off of Galpin Boulevard is now a cul-de-sac. While a variance is not required for the cul-de-sac length, staff has reviewed the criteria necessary to permit longer cul-de-sacs. The maximum length of a street terminating in a cul-de- sac shall be 800 feet. The city manager or their designee may approve a cul-de-sac exceeding 800 feet if they determine that the following necessitates a length in excess of 800 feet. Topography would require substantial grading and the loss of significant trees that would alter the physical character of the property and surrounding parcels. Additionally, the 16 lots proposed for housing accessed via this cul-de-sac are on larger lots, rather than the 26-30 homes that would be permitted by City Code. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 7 of 40 Site Analysis Total Gross Area 191.0456 +/- Acres Total Development Area 51.9451 Number of Lots 191 Number of Outlots 3 Outlot A 113.9 Outlot B 2.2 Outlot C 6.2 Total Outlot Area 122.3114 Acres Total Right-of-Way Area 16.79 Acres Gross Density .9999 Lots/Acre Net Density (Excludes Wetlands & Co. Rd. 117) 1.5 +/- Acres DEVELOPMENT DESIGN STANDARDS Staff is proposing that the following development standards govern the development of the property. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 8 of 40 Wetland Standards - Manage 1 • Buffer: 30 feet • Building Setback for Buffer: 25 feet • Accessory Building setback from the Buffer: 15 feet Proposed Lot Standards 90 foot lots - Shoreline Overlay non-riparian lots Width: 90 feet Area: 15,000 sq. ft. OHW: 75-foot setback Bluff: 30-foot setback Local street ROW setback: 20 feet (25 feet with sidewalk) Corner Lot Right-of-way: 20 feet Lot Coverage: 25% Total Lots: 31 75-foot lots Width: 75 feet Area: 11,000 sq. ft. Front setback: 20 feet Rear setback: 25 feet Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 9 of 40 Side setback: 7.5 feet Corner at ROW: 20 feet County Road 117: 50 feet Lot Coverage: 35% Total Lots: 10 65-foot lots Width: 65 feet Area: 8,450 sq. ft. Front setback: 20 or 25 feet Rear setback: 25 feet Side setback: 7.5 feet Lot Coverage: 35% Total Lots: 116 55-foot lots Width: 55 feet Area: 6,000 sq. ft. Garage setback: 25 feet; Living space: 20 feet Rear setback: 25 feet Side setback: 7.5 feet Lot Coverage: 35% Total Lots: 34 *Lots within each category may exceed the pervious surfaced because they are average with the overall preservation area within the development. The house plans shall be consistent with the Villa, Landmark and Luxury models submitted (see attached). EASEMENTS & RIGHT-OF-WAY There is an existing 20’ wide Metropolitan Council Environmental Services (MCES) sewer and utility easement located on the property as illustrated on the submitted preliminary plat. Generally, the easement traverses from the northwest corner of the property to the southeast corner of the property, bisecting the site diagonally. The applicant is proposing to impact the easement at two locations. The first location is within the northwest corner of the site where grading and construction of Street “Z” and Basin 200 are proposed. The second location is to the east of Street “G” where grading is proposed behind Lots 143-144. The MCES has been supplied with the applicant’s site plans. The applicant shall address all comments and conditions set forth by the MCES. An agreement to construct any of the proposed improvements over the MCES’s easement must be executed and supplied to the city for review prior to the issuance of grading permits. Furthermore, the applicant shall supply callouts identifying the width of the MCES easement on the plat prior to recording. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 10 of 40 The applicant is proposing standard drainage and utility easements (D&U’s) around the majority of the lots on the provided preliminary plat. Additional 20’ wide D&U’s have been provided within Lots 116-130 abutting Street “Z”, Lots 108-111 abutting Street “A”, and Lots 102-105 abutting Topaz Drive. These 20’ wide D&U’s are provided for stormwater collection and conveyance systems located in backyards that fall outside the standard D&U’s. Furthermore, 30’ wide D&U’s between Lots 133-134 abutting Street “H” and Lots 116-117 abutting Street “D” have been proposed. These additional 30’ wide D&U’s are provided for access to proposed utilities and the north side of Basin 300. However, 30’ wide D&U’s between additional lots throughout the development shall be provided in areas requiring access to utilities and stormwater basins. This shall include the location of a water main connection off Street “Z” to a stub off Ruby Lane, discussed under the “Water” section of this staff report, and between lots abutting stormwater Basins 100, 300, and 600. Right-of-way dedication will be required along the east side of Galpin Boulevard per Carver County’s review and comments (see “Carver County Development / Access Review Comments” attached), the Highway 117 Corridor Study, and the typical roadway sections identified in the county’s Draft 2040 Comprehensive Plan. The Corridor Study identifies specific right-of-way needs and the plat will be required to follow and be consistent with the preferred roadway alternative. The right-of-way shall tie into the existing highway right-of-way north and south of the proposed development. The preliminary and final plat proposals shall be reviewed and approved as to form and content by the county surveyor and city. Specific right-of-way dedications and recommended cross-section submittals are referenced in the county’s comments under Item 5. Currently, there exists overhead utilities within the right-of-way abutting the development on the east side of Galpin Boulevard. The applicant will be required to underground all overhead utilities from W. 78th Street to the northern property line. Underground utilities reduce the risk of accidents, such as vehicles colliding with poles and service impacts such as storms knocking down limbs on lines. It also improves the overall esthetics of roadway corridors and neighborhoods, which improves and promotes livability. The undergrounding of utilities from W. 78th Street to the southern property line is required to maintain continuity, discourage associated impacts with piecemealed undergrounding activities, and promote constructability. EXISTING CONDITIONS SURVEY The provided existing conditions survey does not call out any existing septic systems or water wells. However, Engineering and Public Works are aware of a potential septic system near the “guard house” on the development. The applicant shall determine, to the satisfaction of the Engineering and Public Works departments, that there are in fact, no existing septic systems and/or wells located on the property. If found, the abandonment of all existing wells shall be in accordance with the Minnesota Department of Health’s review and regulations, and the abandonment of all existing septic systems shall be in accordance with the Minnesota Pollution Control Agency’s review and regulations. All required permits from the appropriate regulatory agencies shall be obtained prior to the commencement of any abandonment(s). Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 11 of 40 There is an existing MCES sanitary and utility easement on parcels 250100400 and 257580040 that is not delineated on the existing conditions survey. The applicant shall identify the document numbers and illustrate the extents of the easement on these parcels and resubmit the existing conditions survey. GRADING The applicant is proposing to construct five stormwater basins (Basins 100, 200, 300, 400, 600) within and around the development. Through the preliminary grading plan and grading details, drainage from individual lots will be routed away from buildings into a series of catch basins and reinforced concrete pipe located within drainage and utility easements in backyards. Drainage from proposed public streets will be collected through catch basins located next to curbs and routed to stormwater basins within and around the site. The applicant has not provided in the narrative or on the preliminary plans details regarding whether the site will be mass graded or if the site will be graded under a phased approach. The applicant shall supply a mass grading plan or a phased grading plan (whichever is applicable) for review and approval by the city prior to the issuance of grading plans. There are proposed driveways that approach the maximum 10% grade (e.g. Lot 130 abutting Street “Z” is at 9.9% grade) and one street that reaches the maximum 7% grade (Street “A” near station 24+50) allowed by city ordinance. Staff recommends limiting maximum grades in order to achieve a higher level of constructability. Any constructed street or driveway that exceeds maximum allowable grades upon final inspection will be required to be removed and replaced. The applicant has not supplied top of curb elevations or spot elevations at the center of proposed driveways at curb line on the submitted grading plans. Updated grading plans shall be submitted illustrating these elevations for review by the city to ensure constructability and any potential conflicts. The proposed grading to the north of Street “Z” between stations 6+50 and 11+00 is called out as a 2:1 slope. The slope shall be reduced to 2.5:1, at a minimum, upon submittal of construction drawings and prior to the issuance of a grading permit. Certain locations that call out the emergency overflow route (EOF) are missing the associated drainage arrows. All locations of EOF shall be illustrated with accompanying drainage arrows upon resubmittal of grading plans. There are two bluffs within the site. One bluff is located west of Lots 111-115 abutting Lucy Ridge Lane and a second bluff is located south of Lots 125-126 abutting Street “Z”. The grading plans do not indicate the locations or extent of the bluffs and their appropriate buffers and setbacks. The extent and location of all bluffs shall be provided on the grading plans upon submittal of construction drawings, and the grading and/or building of any structures adjacent to bluffs shall be subject to review and approval prior to the issuance of a grading permit. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 12 of 40 Proposed grading for Basin 400 encroaches into the southern section of the city’s well house #3 and water station site off Galpin Boulevard. The applicant will be required to perform site improvements associated with the well house site as discussed under the “Water” section of this staff report, including the relocation of the access driveway off Galpin Boulevard. Additionally, there is a significant oak tree that shall be protected during grading operations. The grading plans shall show the relocated access driveway location and grades, the location and footprint of the well house, and call out the protection of the oak tree upon resubmittal of grading plans. There is a low point indicated on the preliminary grading plans at the intersection of Street “E” and Street “H” that does not align with the proposed storm catch basin. The applicant shall adjust the grading plans so that the low point is adjacent to the catch basin for optimal drainage and to reduce ponding or “bird bathing”. The preliminary grading plans indicate drainage of backyards from Lots 164-174 abutting Street “A” to runoff directly onto the proposed public trail, north of Wetland 11. The applicant shall submit revised grading plans and stormwater plans so that no stormwater runoff flows directly onto the public trail. Furthermore, no untreated stormwater shall be routed to wetlands prior to treatment. Immediately east of Lot 110 abutting Street “A”, the applicant is proposing a stormwater conveyance pipe with catch basins. The preliminary grading plans indicate a grade of approximately 30% running perpendicular to the stormwater system. The applicant shall adjust the grading plans to create a grade of not more than 10% over the utility for maintenance and accessibility purposes. Furthermore, staff has concerns regarding slope stability immediately east of Lot 110. The applicant shall submit an updated geotechnical report, including soil types, groundwater elevations, and slope stability calculations for this area based on the proposed structure to be constructed on the lot. The public trail adjacent to the back lot lines of Lots 112-115 has a proposed continuous grade of 8% extending over 150’. While the proposed public trail system meets the Americans with Disabilities Act Accessibility Guidelines (ADAAG) for maximum running slope of trail segments (no more than 30% of the total trail length to exceed a 1:12 slope), staff recommends the installation of a level resting pad over this continuous grade. This recommendation is based on the intent of ADAAG which is to provide access to the greatest extent possible. The plat’s final grading plans, ponds, and right-of-way along Galpin Boulevard shall be reviewed and approved by the county and the city to show how they conform to the potential future Galpin Boulevard reconstruction. A cross reference of grading plans, profiles, and respective cross sections should be provided at key locations such as intersections, ponds, or other special features for review by the county and city prior to acceptance. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 13 of 40 RETAINING WALLS There are three proposed retaining walls on the site. All retaining walls exceeding 4’ in height shall be constructed in accordance with plans prepared by a registered engineer or landscape architect and shall be constructed of a durable material (smooth face concrete/poured in place, masonry/mortared, railroad ties and timber are prohibited). No such plans or details were submitted with the plan sheets and must be provided prior to issuance of grading permits. The retaining wall on the south side of the development behind Lots 108-111 abutting Street “A” is approximately 420’ long and ranges from 4’-10’ tall. The retaining wall is currently proposed to be offset approximately 10’ from a proposed stormwater conveyance line. The retaining wall shall be adjusted to accommodate a 1.5:1 buffer from the bottom of the proposed stormwater line to the bottom of the proposed retaining wall foundation. The 1.5:1 buffer is required for maintenance and repair purposes and to maintain structural stability of the wall during such activities. The retaining wall on the west side of the development behind Lots 161-163 abutting Street “A” is approximately 170’ long. Top of wall and bottom of wall spot elevations were not provided. The updated grading plans shall include the top of wall and bottom of wall elevations. The retaining wall on the north side of the development behind Lots 123-125 abutting Street “Z” is approximately 200’ long and ranges from 6’-8’ tall. The construction of this wall appears to be within a bluff setback. Pending updated grading plans that illustrate the bluff, addressed previously under the “Grading” section of this staff report, the retaining wall may have to be adjusted outside the bluff protection area. STREETS The applicant is proposing the construction of nine new streets (Streets “A”-“H” and Street “Z”) and the extension of two existing streets (Topaz Drive and Lucy Ridge Lane) that shall be owned and maintained by the city after acceptance of the public improvements by the City Council. All newly constructed street sections shall be designed to meet the current standard specifications and detail plates for residential streets. These new streets and extensions will result in six cul-de- sacs with five of the six proposed cul-de-sacs meeting current City Code and standard specifications. Street “Z”, a newly constructed street and cul-de-sac in the northern section of the development, exceeds the maximum length for a cul-de-sac per city ordinance. City ordinance section 18.57.k limits the length of any cul-de-sac to 800’. Street “Z” is proposed as a cul-de-sac with a length of 1376’ measured from the centerline of Galpin Boulevard to the center point of the turnaround radius. However, Engineering recommends approval of the cul-de-sac as the topography would require substantial grading and the loss of significant trees that would alter the physical character of the property and surrounding parcels (Ordinance 18.57.k.2). Furthermore, public outreach efforts and public hearings were conducted by the city regarding the option for a local through street connecting Galpin Boulevard to Lucy Ridge Lane (i.e. Street “Z”). The responses received from residences in the Ashling Meadows neighborhood noted that Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 14 of 40 they opposed the connection. The concerns were regarding perceived increased cut-through traffic, safety associated with an increase in traffic through residential neighborhoods, and loss of the natural barrier between neighborhoods. The alternative to connect Galpin Boulevard with Lucy Ridge Lane was conceptually proposed back in June of 2018 by the applicant (see exhibit below). Exhibit 1: Pioneer Engineering’s Concept Plan 07 from 6-1-2018 As the applicant has proposed not to extend or connect the development of the north section through the existing stub off Ruby Lane, the developer shall remove the existing hard surface and construct half-street improvements (extending curb & gutter) to maintain the continuity of Topaz Drive. The city will reach out to the property owners abutting the removed stub to discuss vacating the right-of-way, while maintaining utility easements over existing utilities. Access to Street “Z” is from Galpin Boulevard, a collector road. There is an existing driveway 30 feet south of Street “Z” providing access to parcel 250100400. This spacing does not meet MnDOT Access Management Guidelines or Carver County’s requirements for access points off collector roads. The parcel’s access from Galpin Boulevard shall be abandoned and realigned to tie into Street “Z”. Additionally, a water stub for future connection shall be installed to serve the property. The city has had discussions with the resident of this property and has obtained verbal agreeance of such a realignment and future water service connection. The applicant has supplied a geotechnical evaluation report that was completed by Braun Intertec Corporation on June 29, 2018. The report discussed and explored design and construction Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 15 of 40 recommendations for roadway sections, amongst other topics. The report utilized eight boring locations for the entire site. Due to the size of the development, the city will require additional borings. In-situ soil strata and subsoil conditions over a large area, such as this development (approximately 52 acres), requires a more comprehensive understanding of subsoil constraints that additional borings can provide. The city will require additional borings where roadways are to be constructed and at all cul-de-sac locations. The city will require the applicant to submit an updated geotechnical evaluation report based on the additional borings. Sidewalks and pedestrian access points have been proposed on a majority of the streets throughout the development. However, Streets “D”, “G”, and “Z” will require extensions of sidewalk to provide access within the cul-de-sacs. Sidewalks shall be constructed in accordance with city standard specifications and detail plates. Furthermore, there are considerable stretches of sidewalk that do not provide access points or curb ramps to the newly constructed sidewalks. The applicant shall provide curb ramp/access points for every 500 feet of sidewalk. This will result in three additional curb ramps/access points from the provided preliminary site plan. All curb ramps shall be constructed to meet ADA standards and the city’s detail plates. The sidewalk located at the intersection of Galpin Boulevard and Street “E” terminates with no proposed intersection improvements to access the existing trail system on the west side. The developer will be required to extend connectivity by providing access from the newly constructed east side to the existing west side of Galpin Boulevard by utilizing approved MUTCD practices for pedestrian crosswalk and intersection improvements. Street lights have been proposed throughout the development. No street light construction detail or specifications were provided with the subdivision submittals. A detail of the street lights shall be submitted and reviewed prior to the issuance of building permits. An enumerated list of all street lights and their locations shall be submitted prior to the recording of the final plat. Street lights will be required at all intersections and at the end of each cul-de-sac. The developer will need to work with Xcel Energy for the installation of city-approved street lights. A $300 fee shall be collected with the development contract for each street light for the purpose of electricity costs for the first year of operation. WATER MAIN & SANITARY SEWER Water The applicant is proposing to construct 8” PVC C900 water main throughout the development that shall be owned and maintained by the city after acceptance of the public improvements by the City Council. The development is located between two pressure zones in the city; a high pressure zone and a low pressure zone. To the west in the Longacres neighborhood is a high- pressure zone. To the north and south in the Ashling Meadows and Royal Oak Estates neighborhoods, respectively, are low-pressure zones. The city has modeled the impact of the development based on the proposed usage. It was found that in order to provide adequate pressures and fire flows, water mains shall be tied into the high-pressure zone located on Galpin Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 16 of 40 Boulevard. This will result in some areas of the development experiencing pressures above 90 PSI. Therefore, a portion of the homes will likely require individual pressure reducing valves. The developer will need to work with the Building Department and Public Works Utility Department to determine which homes will require pressure-reducing valves. In the northwest area of the development where Topaz Drive and Lucy Ridge Lane will be extended, the developer is proposing to tie into the low-pressure water system via the existing 8” PVC water mains. Engineering does not anticipate any extraordinary impacts to the water system’s pressure or fire flow for the proposed 15 connections. Street “Z” will be tied into the high zone water system via the existing 14” HDPE SDR 11 water main off Galpin Boulevard. Street “Z” is currently proposed as a cul-de-sac and the applicant is proposing the creation of a dead end system. Public Works will require the applicant to resubmit plans to tie into the proposed water main on Street “Z” to the existing water main stub located off Ruby Lane, to the north. Because Street “Z” will be within the high-pressure zone and the north tie-in location on Ruby Lane (Ashling Meadows neighborhood) is within the low-pressure zone, updated construction plans shall call out a gate valve to be installed where the system ties in. This gate valve will remain closed in order to separate the two zones and will be opened by city forces during any maintenance or repair work in order to “back feed” the system, as necessary. The majority of the water main to be installed is within the central and southern portion of the development (Streets “A”-“H”). The applicant is proposing to create a looped water system which meets city best management practices for water utilities. Looped systems improve reliability by feeding water from two directions rather than one, which subsequently allows service to continue during an event that may otherwise cause disruption to water service. Water main connections will be tied into the high zone water system off Galpin Boulevard via a 14” HDPE SDR 11 pipe. The applicant shall verify the location of the connections on the construction plans. All water main taps, connections, and required water main testing shall be witnessed by the city. A pre-construction meeting prior to the commencement of any work shall be scheduled by the developer’s contractor with the city. Additionally, all underground utilities on the east side of Galpin Boulevard have not been located. For example, the city’s raw water main that feeds the west treatment plant. This area on the east side of Galpin Boulevard is where water and sanitary sewer will cross before entering the development. Thus, prior to the issuance of building permits, all underground utilities in this area shall be surveyed and illustrated in the profile sheets in order to identify any conflicts. The applicant is proposing a “land swap” to build Lot 163 abutting Street “A” within the city’s well house #3 property off Galpin Boulevard. This exchange of land will require the execution of an agreement to be reviewed and approved by the city prior to acceptance and recording of the final plat. The agreement will set forth conditions for improvements to the well house #3 site in exchange for the land required for Lot 163. The improvements will include: the relocation of the ingress/egress driveway to well house #3 due to vertical curve and sight distance hazards, relocation of the SCADA antenna due to the impact of Lot 163, improvements to the hard surface area surrounding the well house which shall include a turning movements analysis to Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 17 of 40 ensure proper widths for design vehicles are adequate, and potential landscaping improvements. Furthermore, the applicant must maintain a 50-foot setback of all structures from well house #3 in accordance with the Minnesota Department of Health requirements. From the proposed preliminary water plans, there are multiple areas where water main and sanitary sewer mains will cross. All crossings of water and sewer utility mains are required to have 18” of vertical separation and 10’ of horizontal separation, measured from the edge of pipe. Additionally, where water mains cross sanitary sewer mains, the sanitary sewer shall be constructed of C900 water main material and the sanitary sewer pipe length shall be centered over the water main crossing. The preliminary plans delineate areas where water main will run closely adjacent to, or under, stormwater catch basins. This may cause a potential for freezing of the water main at these locations due to inadequate ground cover from catch basin bottoms (sumps) to the water main. Water mains shall be constructed at 7.5’ below grade, or insulated, and constructed in conformance with the city’s standard specifications and detail plates. Plan and profile sheets provided with the construction drawings of the water main shall include the location and depth of catch basins and their sumps for review and approval prior to issuance of building permits. The location of gate valves at some locations are up to 40’ away from tees. The applicant shall cluster all valves at tees to obtain a minimum of 5’ spacing from the tee to the valves, where feasible. Review of valve locations and other water main appurtenances shall be conducted by Public Works and Engineering prior to the issuance of building permits. The applicant shall ensure all fire hydrant spacing meets fire codes and are subject to the review and approval of the Fire Department. Sanitary Sewer The applicant is proposing to construct 8” PVC sanitary sewer main throughout the development that shall be owned and maintained by the city after acceptance of the public improvements by the City Council. The entire sanitary sewer system will operate as a gravity system and connects to existing sanitary sewer mains at five locations (Lucy Ridge Lane, Topaz Drive, the intersection of Galpin Boulevard and Hunter Drive, a direct connection to the MCES sanitary sewer trunk line on Street “Z”, and at the Majestic Way extension off Street “D” through a utility easement). As proposed, the connection to the MCES sanitary sewer trunk line from Street “Z” and its subsequent manhole are not within the roadway, down steep grades, and abutting Basin 200. The applicant shall resubmit construction drawings to provide the access manhole and tie-in on and within Street “Z”. All conditions set forth by the MCES shall be addressed by the applicant for the required access manhole and direct connection to their trunk line, and all permits required shall be obtained prior to the commencement of construction. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 18 of 40 The sanitary sewer line to the south, adjacent to Lots 101-109 abutting Street “A”, are proposed to be constructed at the minimum slope for gravity systems based on 10 States Standards (0.4% for 8” PVC pipe). It is the recommendation of the engineering department to increase the slope to a minimum of 2% for a more effective cleaning velocity. This approach is feasible as the proposed manhole depths are 12-22 feet (e.g. MH-92) from top of lid to invert-outs. Also, the tie-in of this sewer line is to a manhole at the intersection of Galpin Boulevard and Hunter Drive. From the proposed preliminary plans, the applicant is proposing a new manhole, while city records show an existing manhole directly adjacent to the proposed new manhole. The applicant shall field verify this connection and its configuration prior to the submittal of construction plans. The preliminary plans submitted utilize a nomenclature for identifying proposed manholes that differs from the city’s. Prior to the submittal of construction drawings, the applicant shall ensure the city’s manhole naming conventions are incorporated within the plans. The city will provide a list of appropriate manhole identifiers. This will ensure an efficient transition of the newly constructed public improvements into the city’s asset management system for sanitary sewer appurtenances. Profile sheets for all public utilities, including sanitary sewer, shall be required for review and approval by the city prior to issuance of building permits. Based on the provided plan sheets, the applicant is proposing sanitary sewer that reaches a maximum depth of 26.47’ (see MH-26 in front of Lot 172 abutting Street “A”). PVC sanitary sewer pipes that have a burial depth of 0-16 feet are required to be class SDR 35, burial depths of 16-26 feet requires class SDR 26, and burial depths of greater than 26 feet requires class C900. The applicant shall update construction drawings indicating sanitary sewer pipes that fall within these burial depths to have the appropriate class of PVC. Furthermore, all inverts that have a 20-inch or greater differential shall be supplied inside drops per city standards and be constructed per the city’s detail plate for inside drops. The preliminary plans show one manhole (MH-99 in front of Lot 118 abutting Street “C”) having sewer flows in opposing directions, i.e. the east “invert out” flows to the east, and the west “invert-out” flows to the west. The applicant shall submit construction drawings that isolate flow directions via separate manholes and independent pipe systems. STORMWATER MANAGEMENT Please note that due to the need to review additional stormwater information, additional comments will likely be provided on any resubmitted plans. General The applicant has delineated all wetlands on the property and agencies have approved the boundaries and type. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 19 of 40 1. Wetland permitting is required due to the proximity and proposed impacts to wetlands onsite. A wetland permit application has not yet been received by the City from the applicant. Grading permits will not be issued until approved wetland permits have been received. See “Wetland Alteration” of this staff report for more information. 2. Wetland review will include ensuring hydrology is maintained to all wetlands to be preserved as well as review of proposed stormwater impacts. 3. Storm sewer sizing calculations should be provided to confirm storm sewer is sized to convey the 10-year storm event. 4. A NPDES permit and accompanying Storm Water Pollution Prevention Plan (SWPPP) will be required prior to the start of construction. 5. An operations and maintenance plan for the proposed stormwater management system will be required prior to approval. 6. Provide infiltration test results per MPCA Requirements in the location of each proposed infiltration area. 7. All comments and conditions set forth by the Riley Purgatory Bluff Creek Watershed District shall be addressed by the applicant. Preliminary Plans 1. Show all existing storm sewer and other water resource related features in plans. 2. Adjust and show all easements over the Metropolitan Council Environmental Services’ sanitary sewer on the preliminary and final plat. 3. Clearly indicate what storm sewer will be private and what will be public. All public storm sewer will be required to be shown in profile view. Applicant should confirm there are no conflicts with the water main or sanitary sewer throughout the site. 4. The following comments pertain to all proposed ponds that include an infiltration bench (Basins 100, 200 and 300): a. Infiltration test results will be required in the location of all proposed infiltration benches and infiltration basins. Infiltration test results have not been submitted in the location of proposed Basin 100. If filtration is to be used, the applicant will need to provide a specification for amended soils. b. The exfiltration above the piped outlet elevation should be included in the HydroCAD model and the exfiltration rate should correspond to what is presented in the infiltration test results. c. The proposed infiltration benches will be required to meet the 48-hour drawdown requirement. d. Outlets from the pond should be moved out of the permanent pond area and should be moved away from the inlet to minimize the risk of short circuiting. 5. The proposed piped outlet being modeled for Basin 400 is not shown in the plans. 6. Access routes for all proposed stormwater basins are required for maintenance purposes. Applicant should callout access locations for all proposed stormwater basins. 7. A defined riprap EOF spillway will be required for all stormwater basins per details provided on Sheet 33. Applicant should include location and elevation of all EOF spillways on the storm sewer plans. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 20 of 40 HydroCAD Model 1. The soil borings provided show that there are clay soils throughout the site. Modeling should be updated to reflect the D soils present. 2. Proposed and existing HydroCAD models should be modeling the same area. There is roughly 120 acres included in the existing conditions model that is not included in the proposed conditions model. All offsite drainage should be included in the models. 3. Existing and proposed conditions drainage area maps should be updated to show the location and boundaries of all subcatchments included in the models. 4. Time of concentrations should be calculated in HydroCAD and not directly entered to confirm accuracy. Provide supporting calculations for all directly entered times of concentrations. 5. From the drainage area maps, it appears that P-LU 2-6 (P.E. Edit) in the existing model corresponds to Pond 500P in the proposed conditions model. The modeled storage for the wetland differs between the existing and proposed conditions models but no wetland impacts are shown on Sheet 37 for this wetland. Applicant should update the models so that they have the same storage modeled for the wetland. a. There is a proposed piped outlet from this wetland that is over 4 feet lower than the current natural spillway outlet. The applicant will be required to show that this does not change the hydrology of the existing wetland as part of the wetland permit requirements. 6. There are numerous inconsistencies between what is shown in the plans on Sheet 35 for the outlets of the stormwater basins and what is being modeled in HydroCAD and P8. Applicant will need to update the models so that they are representative of what is being shown in the plans. P8 Model 1. The same total area should be modeled in P8 as in HydroCAD. 2. The model should be run for at least 50 years and should include the most recent precipitation data included in the precipitation file to get accurate removal efficiencies. 3. The modeling of the proposed stormwater ponds with filtration benches is incorrect and is overestimating the removal efficiencies of the basins. The applicant should update the model for the stormwater basins in the following way: a. The design infiltration rate should be added to the flood pool section of the stormwater pond devices where applicable. This will model infiltration above the outlet elevation. The design infiltration rate should match what is being modeled in HydroCAD. b. The infiltration basins should be removed from the model (except for Device 600i). c. Applicant should confirm total phosphorus and total suspended solids removal requirements are still being met after the model has been updated. 4. Watersheds 201 and 600 are only modeling the impervious area. The pervious area in these watersheds should be added to the model. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 21 of 40 5. Watershed 300 in the P8 model has 25% impervious while the corresponding HydroCAD subwatershed has 45% impervious modeled. Applicant should update the models to be consistent with one another and representative of the plans. Stormwater Management Plan 1. The total areas listed in the table in Section III.A of the Stormwater Management Plan are inconsistent with the total area called out in the plans and the total area being modeled. Applicant should include the entire site in the areas shown in the table. WETLAND ALTERATION Wetland Protection The plan set shows intent to impact several wetlands on site. A Wetland Replacement Plan application needs to be submitted to the City and reviewed per the WCA. Many requirements of Article VI have not been addressed. Some of the important requirements include: 1. Any projects seeking a wetland alteration permit subject to this article will also be required to submit the following incomplete requirements: Existing and proposed drainage areas to wetlands; Buffer strip plan meeting the criteria of subsections 20-411(c) and (d). 2. Sec. 20-416. Mitigation. Wetland mitigation shall be undertaken on-site. If this is not feasible, then mitigation may occur locally within the subwatershed. If this is not possible, then mitigation may occur outside the subwatershed, elsewhere in the city. If mitigation cannot be accomplished on-site or if the city deems it necessary to perform mitigation off-site, then the applicant shall be responsible for providing off-site mitigation within the major subwatershed as designated by the Minnesota Wetland Conservation Act, or purchasing wetland credits from the state wetland bank. 3. Stormwater runoff shall not be discharged into wetlands without water quality pretreatment as prescribed by this Code. 4. If a wetland alteration permit is issued allowing wetland alteration, the following standards shall be followed: (1) The alteration will not have a net adverse effect on the ecological and hydrological characteristics of remaining wetland, (2) It shall be located as to minimize the impact on vegetation, (3) It shall not adversely change water flow, (4) The size of the altered area shall be limited to the minimum required for the proposed action, (5) The disposal of any excess material is prohibited within remaining wetland areas, (6) The disposal of any excess material shall include proper erosion control and nutrient retention measures, (7) Alterations to any wetland area are prohibited during waterfowl breeding season or fish spawning season, unless it is determined by the city that the wetland is not used for waterfowl breeding or fish spawning, (8) Alterations to wetland areas shall be mitigated in accordance with the requirements of this article if the activity results in a loss of wetland area and/or function and value of the wetland. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 22 of 40 5. The alteration shall not alter the hydrological patterns in the remainder of the wetland, if a portion of the wetland remains, unless exempted under Sec. 20-417. Please show how hydrologic patterns will not be altered for the remaining wetlands. 6. Sec. 20-405. Wetland delineation. An electronic copy of the delineated wetland boundaries must be submitted in a format compatible with the city's GIS database. 7. Sec. 20-406. Wetland classification. All wetlands delineated under Sec. 20-405 of this article that have not been previously classified shall be classified using the results from the Minnesota Routine Assessment Method for Evaluating Wetland Functions (MnRAM Version 3.0), or future versions. A MnRAM shall be completed by the property owner or applicant for each previously unclassified wetland. An electronic version of the MnRAM evaluation must be submitted to and approved by the city to establish the classification of each wetland prior to any alteration or impact to the wetland. 8. Staff review will be conditional upon an approved Wetland Replacement Plan. 9. A grading permit cannot be issued until the applicant has completed the WCA process. 10. Wetland Buffers. Wetland buffers and buffer monumentation will be required adjacent to the wetlands on site. Please indicate wetland buffers widths and locations where signage will be placed on a plan sheet. Please find additional information on signage placement in the guidance document attached. The WMO provides signs and sign posts for the cost of materials. Alternative signs (by the city or applicant) are also acceptable provided they contain similar information. 11. Sec. 19-146. Wetland elements. a. Water level fluctuations (peak elevation and duration) for wetlands shall be limited to two feet and duration not to exceed 48 hours so as to prevent the destruction of wildlife habitat and wetland vegetation. b. Sedimentation basins or sediment removal devices shall be provided prior to discharge into wetlands. c. Variable bottom contours should be considered to provide deeper holes and flat shallow benches. This feature will provide habitat for diversity of plants and wetland inhabitants for wetland mitigation sites and stormwater basins. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 23 of 40 Wetland Acres Status 1 41.9 preserved 2 0.18 preserved 3 0.16 filled 4 0.2 filled 5 0.05 filled 6 0.06 preserved 7 0.62 preserved 8 0.17 preserved 9 0.38 preserved 10 0.13 preserved 11 2.79 preserved 12 0.6 filled 12A 0.04 filled 13 0.03 preserved 14 0.23 filled Percent Total 47.54 100% Filled 1.28 3% Preserved 46.26 97% Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 24 of 40 EROSION PREVENTION & 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 has prepared and submitted a Surface Water Pollution Prevention Plan (SWPPP) to the city for review. The SWPPP is a required submittal element for preliminary plat review. No earth disturbing activities may occur until an approved SWPPP is developed. 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 SWPPP will need to be updated as the plans are finalized, when the contractor and their sub-contractors are identified and as other conditions change. Financial Assurance. To guarantee compliance with the plan and related remedial work, a cash escrow or letter of credit, satisfactory to the city, shall be furnished to the city before a building permit is issued. The escrow amount shall be $7,500.00 per acre. The city may use the escrow or draw upon the letter of credit to reimburse the city for any labor or material costs it incurs in securing compliance with the plan or in implementing the plan. If the city draws on the escrowed funds, no additional building permits shall be issued until the pre-draw escrow balance has been restored. The city shall endeavor to give notice to the owner or developer before proceeding, but such notice shall not be required in an emergency as determined by the city. The assurance shall be maintained until final stabilization and removal of erosion and sediment controls. STORMWATER UTILITY CONNECTION CHARGES Section 4-30 of City Code sets out the fees associated with surface water management. Water quality and water quantity fees are collected with a subdivision. These fees are based on land use type and are intended to reflect the fact that the more intense the development type, the greater the degradation of surface water. This fee will be applied to the new lot of record being created. It is calculated as shown in the table below: The SWMP Fee is $432,183.23, pending any plan revisions. PER ACRE FEE ACRES FEE $8,320 191.0465 1,589,506.88$ $8,320 16.79 (139,692.80)$ $8,320 122.3114 (1,017,630.85)$ 51.9451 432,183.23$ AREA GROSS AREA ROW OUTLOTS NET AREA SURFACE WATER DEVELOPMENT FEE Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 25 of 40 ASSESSMENTS Water and sewer partial hookups are due at the time of final plat. The partial hookup fees will be assessed at the rate in effect at that time. The remaining partial hookups fees are due with the building permit. FEES Based on the proposal, the following fees would be collected with the development contract: • Administration Fee: If the improvement costs are between $500,000 and $1,000,000, 2% of the improvement costs. If the improvement costs exceed $1,000,000, 2.5% of the first $1,000,000 plus 1.5% of the remainder. • Surface Water Management fee: $432,183.23 • A portion of the water hook-up charge: $2,311/unit • A portion of the sanitary sewer hook-up charge: $691/unit • GIS fees: $25 for the plat plus $10 per parcel • Street light operating fee for one year: $300 per light. LANDSCAPING AND TREE PRESERVATION Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 26 of 40 The applicant for the Galpin Property development submitted tree canopy coverage and preservation calculations. However, the minimum parkland dedication of 9.1 acre was not included in the calculations. It has been incorporated into staff’s calculations. Total upland area (excl wetlands, bluff and parkland) 130.2 acres Baseline canopy coverage 69% or 89.8 acres Minimum canopy coverage required 46% or 59.8 acres Proposed tree preservation 36% or 47.5 acres The developer does not meet minimum canopy coverage for the site; therefore the applicant must bring the canopy coverage on site up to the 46% 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 59.8 acres Less canopy preserved 47.5 acres Minimum canopy coverage to be replaced 12.3 acres Multiplied by 1.2 14.76 acres Divided by 1089 = Total number of trees to be planted 590 trees The applicant has submitted a landscape plan showing a total of 397 trees to be planted in the development. The applicant shall increase tree planting in the development to meet minimum requirements. While it may seem that tree removal on the site is significant, the intensity of it is regulated to the proposed development of the west side of the property. Out of a total of 89.8 acres, which does not include wooded wetlands, forested bluffs or parkland dedication, 42.3 acres will be removed for homes, but a majority of 47.5 (52% of existing woods) acres will be preserved. This is a positive outcome for the preservation of natural resources on the site. The development is required to install a buffer yard along Galpin Boulevard. Landscaping Item Required Proposed Bufferyard B – Galpin Blvd., 1200’ 12 Overstory trees 24 Understory trees 24 Shrubs 12 Overstory trees 66 Evergreen trees 0 Shrubs The applicant is also proposing bufferyard planting along the south property line. According to ordinance, a low-density development abutting a low-density development is not required to have a bufferyard. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 27 of 40 Landscaping Item Required Proposed Bufferyard B – South property line, 1050’ 0 Overstory trees 0 Understory trees 0 Shrubs 6 Overstory trees 61 Evergreen trees 0 Shrubs The city well house on Galpin Boulevard abuts the development. Staff recommends that buffer plantings be added to the east of the building. There are also three oaks on city property to the south of the building that appear to be within the grading limits for a proposed pond. Staff recommends that these trees remain and the grading limits be adjusted to provide for preservation by avoiding any grading within the critical root zone areas of the trees. The plant schedule submitted with the landscape plan lists overstory and evergreen tree selections. Applying the city ordinance dealing with species diversity, each type (species) of tree should be in quantities of 40 or less (10% of the total) and each group (Genus) of trees (maples, oaks, etc.) should have no more than 80 specified. Using those designations, staff recommends that Autumn Blaze maples be eliminated from the plant schedule since maples comprise 23% of the total trees and these types of maples are overplanted and have an undesirable structure as they mature. The applicant shall choose a different genus of tree to replace the Autumn Blaze. Other trees which are noted in excess of the maximum quantities allowed include Northern Pin oak, Black Hills spruce and White pine. These quantities must be reduced to a maximum of 10% of the total trees and new varieties of trees added to increase diversity of plantings. Additionally, Northern Pin oak shall be replaced with white, bur, red or bicolor oak species. The alkaline soils of Chanhassen make the northern pin oak selection undesirable for long-term survivability. Additional selections of tree species should expand the breadth of tree types and take into consideration soil conditions and future hardiness zone changes. Staff has reviewed the tree clearing limits for the development on the plans and on site. There are a number of trees at the edge of the grading limits that staff would like to consider for preservation. Staff requests that the developer conduct a walk-through of the grading limits on site prior to removals with city staff to inspect for opportunities for additional tree preservation. Grading and tree removal is not allowed within the bluff impact zone. The grading plan does not show the impact zone on the plans and proposed grading and tree removal to the top of the bluffs. The applicant shall revise the plans to show the bluff impact zone on both bluffs and eliminate grading within these areas. Additionally, private lot boundaries should not encompass surveyed bluff areas. Property lines could meet the edge of the bluff, but not encroach into it. Staff recommends that lots with significant tree cover contain conservation easements to protect the wooded areas. Lots 101, 104, 105, 130 and 131 should have protective easements over parts of the lot containing existing forest. Specifically, the rear 40’ of Lot 101, the rear 100’ of Lots 104 and 105, the westerly 200’ of Lot 130 and the easterly 250’-300’ of Lot 131. Staff fully supports the clustering of development/density transfer to preserve the significant open space to the east. The existing woods on the east side of the property contain significant Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 28 of 40 oaks, maples, and other native species. Many of these trees are over a hundred years old and provide a wooded legacy within the community. Traditional subdivision development would not preserve as many trees and would compromise the health of Lake Ann by removing woods and vegetation along the lakeshore. As stated earlier, the applicant is preserving a majority of the existing woods on site thereby allowing the Chanhassen community, and more directly the residents of this neighborhood, an experience not found in every community whereby significant open space is reachable and accessible from someone’s front door. That experience is a rare gem and would offer this neighborhood, and the others adjacent to it, an enhanced quality of life. PARKS & RECREATION Summary Lennar is proposing to develop 191 acres of property located midway between W. 78th Street and Lake Lucy Road and east of Galpin Boulevard. The existing zoning is rural residential and the existing guide plan designation is residential low density (1.2- 4 units per acre). Two concept plans were originally submitted by Lennar for consideration. One plan titled Concept Plan 04 depicted an invariable plat of uniform sized residential single family lots covering all quadrants of the property. A second plan titled Concept Plan 07 depicted a variable plat of mixed lot sizes clustered to the west central and north central quadrants of the property 3.6 units per acre and preserving 100+/acres of public park area utilizing a density transfer and park dedication in the eastern quadrant of the property. The Park and Recreation Commission supported the density transfer and park dedication proposal at a concept review on June 28, 2018. Background This site has been held as an estate property in the community for an extended period of time and is now being proposed for development as a single-family home community. The property includes a large quadrant of land identified in the city's Comprehensive Plan as conceptual park expansion area and in the city's Parks and Recreation System Plan as a priority park expansion area. This eastern quadrant proposed for preservation is 100+/acres in size consisting of wetlands and wooded uplands and featuring extensive shoreline on both Lake Lucy and Lake Ann. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 29 of 40 Discussion Upon completing conceptual plan review with City Commissions and Council this past summer, Lennar also held a neighborhood meeting in November and met with individual residents to receive feedback on the proposed development. The preliminary plat that has developed as a result of the input gained from these reviews, is an excellent model of the use of a PUD. City Code states "The use of a planned unit development for residential purposes should result in a reasonable and verifiable exchange between the city and developer. The developer gains the potential for offering reduced lot sizes and the flexibility in development standards that result in a combination of reduced development costs and improved marketing flexibility. At the same time, the city should be offered enhanced environmental sensitivity beyond normal ordnance requirements". The city's PUD ordinance addresses the desire for the creation of parks and open space consistent with the city's planning documents. The proposed PUD, with the noted conditions, provides public benefit and helps the city meet stated goals with respect to parks, trails, and open space by: • Preserving for the public 100+/acres of unique natural open space with very high recreational and environmental value. This includes 50+/acres of upland around Lake Ann and Lake Lucy that might otherwise be privatized. • Providing land and connections for trails to eliminate trail gaps and better connect the community and natural areas. • Allowing for the expansion of Lake Ann Park and enhancing its role as Chanhassen's premier community park. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 30 of 40 This proposed PUD benefits all parties and ultimately fulfills the desires and intent of the city’s Comprehensive Plan and Park and Recreation System Plan. On December 28, 2018 the City received letters from Lennar and Comerica requesting additional compensation for the proposed 50+/acre dedication of upland for park purposes above and beyond the granting of full park dedication fee credit ($1,107,800) and application of a density transfer moving housing density from the eastern half of the property to the western half of the property. In that this is a PUD application, staff is not recommending that compensation be granted beyond the density transfer and full park dedication fee credit. RECOMMENDATION “The Chanhassen Planning Commission recommends that the City Council approve the Rezoning of 191 acres from Rural Residential District, RR, to Planned Unit Development - Residential, PUD-R; including the PUD ordinance “Galpin Design Standards” and “The Chanhassen Planning Commission recommends that the City Council approve the Subdivision Preliminary Plat creating 191 lots, 3 outlots and dedication of public right-of-way, as shown in plans prepared by Pioneer Engineering dated and December 5, 2018, subject to conditions in the staff report; and “The Chanhassen Planning Commission recommends that the City Council approve the Wetland Alteration Permit of 1.28 acres of wetland impacts subject to conditions in the staff report; And, The Planning Commission also adopts the attached findings of fact and recommendations. Parks & Recreation 1. Dedication of 100+/- acres of wooded open spaces and wetlands in the eastern half of the property to the City of Chanhassen for parkland in exchange for a housing density transfer and fulfillment of a nine +/- acre parkland dedication requirement. 2. Acknowledgement that the dedicated land may be developed at the city's discretion as parkland for public use and may include, but is not limited to trails, boardwalks, bridges, structures, and signage. 3. The planning, engineering and construction of a 10-foot wide bituminous east/west trail connection between Galpin Boulevard and a location east of Street “D” and a 10-foot wide bituminous trail adjacent to Galpin Boulevard between Street “E” and Street “A”. 4. All trails shall meet all city standards for trail construction. 5. The east/west trail shall maintain a minimum 10-foot setback from outside edges of trail to private property and be designed to minimize encroachment of wetland buffers. 6. The east/west trail crossing of Street “A” shall be relocated from a midblock crossing as shown to the intersection of Street “A” and Street “D”. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 31 of 40 7. The east/west trail be designed and constructed so as not to require retaining walls. 8. The entirety of the east/west trail and associated buffers shall be constructed within the dedicated public outlots. 9. The entirety of the Galpin Boulevard trail between Street “E” and Street “A” shall be constructed in dedicated public right-of-way. 10. The planning, engineering and construction of 10-foot wide bituminous trails connecting both Street “Z” and Topaz Drive Ridge Lane to the planned trail at the western edge of Lake Lucy including trail easements. Planning 1. All 191 acres must be included in the PUD. 2. All lots and homes must be developed consistent with the standards in the Compliance Table. 3. Approve the length of the cul-de-sac on Street “Z”. Engineering 1. Any requirements set by the MCES to work within the MCES’s sewer and utility easement shall be addressed by the applicant. 2. An executed agreement between the developer and the MCES allowing work within the MCES’s easement shall be provided to the city prior to the issuance of grading permits. 3. The width of the MCES sewer and utility easement shall be called out on the final plat prior to acceptance and recording. 4. The width of the public right-of-ways shall be called out on the final plat prior to acceptance and recording, this includes radii cul-de-sacs bulbs. 5. Thirty foot (30’) wide drainage and utility easements, for the purpose of accessing utilities and basins, shall be provided between but not limited to, Lots 109 and 110 abutting the cul- de-sac of Lucy Ridge Lane and Topaz Drive, Lots 152 and 153 abutting Street “E”, Lots 119 and 120 abutting Street “D”, in the area of Lots 128 and 130 abutting Street “Z” where the water main loop is to be installed, and Lots 120 and 121 abutting Street “Z”, prior to acceptance and recording. 6. Right-of-way dedication in conformance with the attached Carver County Development/ Access Review Comments, subject to review and approval by the county and city prior to acceptance and recording of the final plat. 7. On-going coordination with the county and city regarding future improvements to Galpin Boulevard. Also see Condition 25. 8. The developer shall underground all overhead utilities from W. 78th Street to the northern properly line of the development. 9. The developer shall locate on the existing condition survey all existing wells and septic fields. 10. The developer shall abandon all existing wells and septic fields in accordance with all federal, state and local regulatory agency standards, and obtain all necessary permits for said abandonments. Prior to commencement of abandonment activities, a copy of all required permits from the appropriate regulatory agencies shall be provided to the city. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 32 of 40 11. Provide an updated existing condition survey that illustrates the MCES sanitary and utility easements on parcels 250100400 and 257580040. 12. The applicant shall submit a mass grading plan or a phased grading plan (as applicable) for review and approval by the city prior to issuance of grading permits. 13. Proposed spot elevations shall be shown on the grading plans at the center of the proposed driveway at the curbline for review prior to issuance of grading permits. 14. Proposed spot elevations shall be shown on the grading plans at top of curb for review prior to issuance of grading permits. 15. Slopes north of Street “Z” called out as 2:1 between stations 6+50 and 11+00 shall be adjusted to achieve a minimum slope of 2.5:1. 16. Drainage arrows for all EOF routes shall be included on the grading plans prior to issuance of grading permits. 17. Grading plans shall be updated to include bluff extents and setbacks. Grading within bluff setbacks is subject to review and approval by the city prior to issuance of grading permits. 18. All existing buildings and structures within the city’s well house #3 property abutting Galpin Boulevard shall be included on the grading plans. 19. Grading plans shall be updated to include the location and grade of the improved and relocated access driveway to well house #3 off Galpin Boulevard. 20. Grading plans shall be updated to include the location and protection methodology of the significant oak tree on the well house #3 site. 21. The low point south of the catch basin (CBMH-306) near the intersection of Street “E” and Street “H” shall be adjusted to be adjacent to the catch basin. 22. The applicant shall submit revised grading plans and stormwater plans so that no stormwater runoff flows directly onto the public trail south of Lots 164-174 abutting Street “A”. 23. Slopes shall not exceed 10% immediately to the east of Lot 110 abutting Street “A” where stormwater conveyance systems are proposed. 24. An updated geotechnical report assessing slope stability immediately east of Lot 110 abutting Street “A” shall be submitted for review and approval prior to the issuance of grading permits. 25. Final grading plans, including pond locations, sizing and analysis, along with right-of-way dedications off Galpin Boulevard, shall conform to the future Galpin Boulevard reconstruction project. Cross reference of grading plans, profiles, and respective cross sections are to be provided at key locations such as intersections, ponds, or other special features required by the County and city for review prior to acceptance and recording of the final plat. 26. All retaining walls exceeding 4’ in height shall have plans and details prepared by a registered engineer or landscape architect prior to issuance of building permits. 27. The retaining wall south of Lots 108-111 abutting Street “A” shall be adjusted to accommodate a 1.5:1 buffer from the bottom of the proposed stormwater line to the bottom of the proposed retaining wall foundation. 28. Spot elevations of top of wall and bottom of wall for the retaining wall behind Lots 161-163 abutting Street “A” shall be included on the grading plans. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 33 of 40 29. Grading and construction within bluff setbacks are subject to review and approval by the city prior to issuance of grading permits. This includes, but is not limited to, the retaining wall located south of Lots 123-125 abutting Street “Z”. 30. All newly constructed streets and the extension of any existing streets shall be public streets, owned and maintained by the city after acceptance of the public improvements by the City Council. 31. All newly constructed public streets shall be designed to meet the current standard specifications and detail plate for residential streets (Detail Plate #5200), unless otherwise directed by the City Engineer. 32. Any and all conditions associated with the alignment and configuration of Street “Z” set by the Planning Commission or City Council shall be addressed by the applicant prior to acceptance and recording of the final plat. 33. The applicant shall remove all impervious surface from the existing Ruby Lane stub-out, construct half street improvements (extending curb and gutter) on Topaz Drive, and restore the area to the surrounding conditions. 34. The existing driveway off Galpin Boulevard located on parcel 250100400 shall be abandoned and tied into Street “Z”. 35. A water service lateral shall be stubbed off Street “Z”’s watermain for the future connection to parcel 250100400. 36. An updated geotechnical report with additional soil borings shall be provided for review and approval prior to the commencement of construction. 37. Sidewalks shall be extended along the cul-de-sacs located off Streets “D”, “G”, and “Z” and shall be constructed in accordance with the city’s standard specifications and detail plates for concrete sidewalks. 38. The applicant shall install curb ramps for pedestrian access to stretches of sidewalk greater than 500’ between intersections and/or proposed curb ramps. 39. All curb ramps shall be constructed to meet ADA standards and the city’s Detail Plates #5215-5215D. 40. Intersection improvements to provide pedestrian access at the intersection of Galpin Boulevard and Street “E” shall be constructed in accordance with MUTCD best management practices. 41. A detail of the proposed street lights shall be provided prior to the issuance of building permits. 42. An enumerated list of all street lights and their proposed locations shall be provided for review and approval prior to the recording of the final plat. 43. Street lights shall be installed at all intersections and at the end of each cul-de-sac subject to review and approval of the city prior to issuance of building permits. 44. The site plan shall be updated to provide proposed street grades (centerline gradients). 45. All newly constructed water mains shall be public water mains, owned and maintained by the city after acceptance of the public improvements by the City Council. 46. Water mains located on Streets “A”-“H” and Street “Z” shall be tied into the high-pressure zone located on Galpin Boulevard. Water main extensions on Topaz Drive and Lucy Ridge Lane shall be tied into the existing water main stubs (low-pressure zone). Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 34 of 40 47. The water main located on Street “Z” shall be tied into the existing stub off Ruby Lane and a gate valve near the connection point shall be installed. The gate valve shall be closed to separate the pressure zones. 48. The developer shall field verify the location of all water main taps prior to the issuance of building permits and update the plans accordingly. 49. The developer’s contractor shall schedule a preconstruction meeting with Engineering and Public Works Utilities prior to the commencement of any work to the water main installation and tapping. 50. Updated plans indicating the location of all underground utilities on the east side of Galpin Boulevard, along with plan and profiles of any utility crossings on the east side of Galpin Boulevard, shall be submitted for review and approval prior to the issuance of building permits. 51. An agreement that lists the conditions and required improvements for the land swap between the developer and the city regarding Lot 163 and a portion of the well house #3 site shall be executed and recorded prior to the acceptance and recording of the final plat. 52. All utility crossings of potable water and sanitary and/or storm mains will require 18” of vertical separation and 10’ of horizontal separation. The developer shall submit construction plans with profiles and plan views of the utilities for review and approval prior to the issuance of building permits. 53. All utility crossings of potable water and sanitary sewer will require that the sanitary sewer main at that crossing be constructed of PVC C900 water main material. The developer shall submit construction plans indicating material type at these locations for review and approval of the city prior to issuance of building permits. 54. The developer shall submit construction plans indicating that pipe lengths of sanitary sewer mains are centered over potable water crossings. 55. Water mains shall be constructed at 7.5’ below grade, or insulated, and constructed in conformance with the city’s standard specifications and detail plates. 56. Cluster valves located around water main tees shall be installed at a minimum of 5’ from the tees to the valves, where feasible. All valve locations and any other water main appurtenances shall be reviewed and approved by Engineering and Public Works prior to the issuance of building permits. 57. All comments and conditions regarding fire appurtenances, spacing, and location set forth by the Fire Department shall be addressed by the applicant. 58. All newly constructed sewer mains shall be public sewer mains, owned and maintained by the city after acceptance of the public improvements by the City Council. 59. All conditions set forth by the MCES for the direct connection and installation of an access manhole to their trunk line shall be addressed by the applicant, and all permits required for the connection and installation of the manhole shall be obtained prior to the commencement of construction. 60. The applicant shall field verify the proposed sanitary sewer connection and existing sewer system configuration at the intersection of Galpin Boulevard and Hunter Drive prior to the submittal of construction plans. 61. The applicant shall ensure the city’s sanitary sewer nomenclature is incorporated in the construction plans. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 35 of 40 62. Profile sheets for all public utilities, including sanitary sewer, shall be required for review and approval by the city prior to issuance of building permits. 63. PVC sanitary sewer pipes that will be constructed at a burial depth of 0-16 feet shall be constructed of pipe class SDR 35, burial depths of 16-26 feet shall be of pipe class SDR 26, and burial depths of greater than 26 feet shall be of pipe class C900. 64. Inverts that have a 20 inch or greater differential shall be supplied inside drops per city standards and be constructed per the city’s Detail Plate No. 2104. 65. The applicant shall submit construction drawings that isolate flow directions via separate manholes and independent pipe systems. Stormwater Conditions & Wetlands The SWMP Fee is $432,183.23, pending any plan revisions. This fee will be applied to the new lot of record being created. It is calculated as shown in the table below: Assessments Water and sewer partial hookups are due at the time of final plat. The partial hookup fees will be assessed at the rate in effect at that time. The remaining partial hookups fees are due with the building permit. Fees Based on the proposal the following fees would be collected with the development contract: • Administration Fee: If the improvement costs are between $500,000 and $1,000,000, 2% of the improvement costs. If the improvement costs exceed $1,000,000, 2.5% of the first $1,000,000 plus 1.5% of the remainder. • Surface water management fee: $432,183.23 • A portion of the water hook-up charge: $2,311/unit • A portion of the sanitary sewer hook-up charge: $691/unit • GIS fees: $25 for the plat plus $10 per parcel • Street light operating fee for one year: $300 per light 1. Wetland permitting is required due to the proximity and proposed impacts to wetlands onsite. A wetland permit application has not yet been received by the city from the applicant. Grading permits will not be issued until approved wetland permits have been received. 2. Wetland review will include ensuring hydrology is maintained to all wetlands to be preserved as well as review of proposed stormwater impacts. PER ACRE FEE ACRES FEE $8,320 191.0465 1,589,506.88$ $8,320 16.79 (139,692.80)$ $8,320 122.3114 (1,017,630.85)$ 51.9451 432,183.23$ AREA GROSS AREA ROW OUTLOTS NET AREA SURFACE WATER DEVELOPMENT FEE Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 36 of 40 3. Storm sewer sizing calculations should be provided to confirm storm sewer is sized to convey the 10-year storm event. 4. An NPDES permit and accompanying Stormwater Pollution Prevention Plan (SWPPP) will be required prior to the start of construction. 5. An operations and maintenance plan for the proposed stormwater management system will be required prior to approval. 6. Provide infiltration test results per MPCA Requirements in the location of each proposed infiltration area. 7. All comments and conditions set forth by the Riley Purgatory Bluff Creek Watershed District shall be addressed by the applicant. 8. Show all existing storm sewer and other water resource related features in plans. 9. Adjust and show all easements over the Metropolitan Council Environmental Services’ sanitary sewer on the preliminary and final plat. 10. Clearly indicate what storm sewer will be private and what will be public. All public storm sewer will be required to be shown in profile view. Applicant should confirm there are no conflicts with the watermain or sanitary sewer throughout the site. 11. The following comments pertain to all proposed ponds that include an infiltration bench (Basins 100, 200 and 300): a. Infiltration test results will be required in the location of all proposed infiltration benches and infiltration basins. Infiltration test results have not been submitted in the location of proposed Basin 100. If filtration is to be used, the applicant will need to provide a specification for amended soils. b. The exfiltration above the piped outlet elevation should be included in the HydroCAD model and the exfiltration rate should correspond to what is presented in the infiltration test results. c. The proposed infiltration benches will be required to meet the 48-hour drawdown requirement. d. Outlets from the pond should be moved out of the permanent pond area and should be moved away from the inlet to minimize the risk of short circuiting. 12. The proposed piped outlet being modeled for Basin 400 is not shown in the plans. 13. Access routes for all proposed stormwater basins are required for maintenance purposes. Applicant should callout access locations for all proposed stormwater basins. 14. A defined riprap EOF spillway will be required for all stormwater basins per details provided on Sheet 33. Applicant should include location and elevation of all EOF spillways on the storm sewer plans. 15. The soil borings provided show that there are clay soils throughout the site. Modeling should be updated to reflect the D soils present. 16. Proposed and existing HydroCAD models should be modeling the same area. There is roughly 120 acres included in the existing conditions model that is not included in the proposed conditions model. All offsite drainage should be included in the models. 17. Existing and proposed conditions drainage area maps should be updated to show the location and boundaries of all subcatchments included in the models. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 37 of 40 18. Time of concentrations should be calculated in HydroCAD and not directly entered to confirm accuracy. Provide supporting calculations for all directly entered times of concentrations. 19. From the drainage area maps, it appears that P-LU 2-6 (P.E. Edit) in the existing model corresponds to Pond 500P in the proposed conditions model. The modeled storage for the wetland differs between the existing and proposed conditions models but no wetland impacts are shown on Sheet 37 for this wetland. Applicant should update the models so that they have the same storage modeled for the wetland. a. There is a proposed piped outlet from this wetland that is over four feet lower than the current natural spillway outlet. The applicant will be required to show that this does not change the hydrology of the existing wetland as part of the wetland permit requirements. 20. There are numerous inconsistencies between what is shown in the plans on Sheet 35 for the outlets of the stormwater basins and what is being modeled in HydroCAD and P8. Applicant will need to update the models so that they are representative of what is being shown in the plans. 21. The same total area should be modeled in P8 as in HydroCAD. 22. The model should be run for at least 50 years and should include the most recent precipitation data included in the precipitation file to get accurate removal efficiencies. 23. The modeling of the proposed stormwater ponds with filtration benches is incorrect and is overestimating the removal efficiencies of the basins. The applicant should update the model for the stormwater basins in the following way: a. The design infiltration rate should be added to the flood pool section of the stormwater pond devices where applicable. This will model infiltration above the outlet elevation. The design infiltration rate should match what is being modeled in HydroCAD. b. The infiltration basins should be removed from the model (except for Device 600i). c. Applicant should confirm total phosphorus and total suspended solids removal requirements are still being met after the model has been updated. 24. Watersheds 201 and 600 are only modeling the impervious area. The pervious area in these watersheds should be added to the model. 25. Watershed 300 in the P8 model has 25% impervious while the corresponding HydroCAD subwatershed has 45% impervious modeled. Applicant should update the models to be consistent with one another and representative of the plans. 26. The total areas listed in the table in Section III.A of the Stormwater Management Plan are inconsistent with the total area called out in the plans and the total area being modeled. Applicant should include the entire site in the areas shown in the table. 27. Any projects seeking a wetland alteration permit subject to this article will also be required to submit the following incomplete requirements: Existing and proposed drainage areas to wetlands; Buffer strip plan meeting the criteria of subsections 20-411(c) and (d). 28. Sec. 20-416. Mitigation. Wetland mitigation shall be undertaken on-site. If this is not feasible, then mitigation may occur locally within the subwatershed. If this is not possible, then mitigation may occur outside the subwatershed, elsewhere in the city. If mitigation cannot be accomplished on-site, or if the city deems it necessary to perform mitigation off- Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 38 of 40 site, then the applicant shall be responsible for providing off-site mitigation within the major subwatershed, as designated by the Minnesota Wetland Conservation Act, or purchasing wetland credits from the state wetland bank. 29. Stormwater runoff shall not be discharged into wetlands without water quality pretreatment as prescribed by this Code. 30. If a Wetland Alteration Permit is issued allowing wetland alteration, the following standards shall be followed: (1) The alteration will not have a net adverse effect on the ecological and hydrological characteristics of remaining wetland, (2) It shall be located as to minimize the impact on vegetation, (3) It shall not adversely change water flow, (4) The size of the altered area shall be limited to the minimum required for the proposed action, (5) The disposal of any excess material is prohibited within remaining wetland areas, (6) The disposal of any excess material shall include proper erosion control and nutrient retention measures, (7) Alterations to any wetland area are prohibited during waterfowl breeding season or fish spawning season, unless it is determined by the city that the wetland is not used for waterfowl breeding or fish spawning, and (8) Alterations to wetland areas shall be mitigated in accordance with the requirements of this article if the activity results in a loss of wetland area and/or function and value of the wetland. 31. The alteration shall not alter the hydrological patterns in the remainder of the wetland, if a portion of the wetland remains, unless exempted under Sec. 20-417. Show how hydrologic patterns will not be altered for the remaining wetlands. 32. Sec. 20-405. Wetland delineation. An electronic copy of the delineated wetland boundaries must be submitted in a format compatible with the city's GIS database. 33. Sec. 20-406. Wetland classification. All wetlands delineated under Sec. 20-405 of this article that have not been previously classified shall be classified using the results from the Minnesota Routine Assessment Method for Evaluating Wetland Functions (MnRAM Version 3.0), or future versions. A MnRAM shall be completed by the property owner or applicant for each previously unclassified wetland. An electronic version of the MnRAM evaluation must be submitted to and approved by the city to establish the classification of each wetland prior to any alteration or impact to the wetland. 34. Staff review will be conditional upon the approved Wetland Replacement Plan. 35. A grading permit cannot be issued until the applicant has completed the WCA process. 36. Wetland Buffers. Wetland buffers and buffer monumentation will be required adjacent to the wetlands on site. Please indicate wetland buffers widths and locations where signage will be placed on a plan sheet. Please find additional information on signage placement in the guidance document attached. The WMO provides signs and sign posts for the cost of materials. Alternative signs (by the city or applicant) are also acceptable provided they contain similar information. 37. Sec. 19-146. Wetland elements. a. Water level fluctuations (peak elevation and duration) for wetlands shall be limited to two feet and duration not to exceed 48 hours so as to prevent the destruction of wildlife habitat and wetland vegetation. b. Sedimentation basins or sediment removal devices shall be provided prior to discharge into wetlands. Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 39 of 40 c. Variable bottom contours should be considered to provide deeper holes and flat shallow benches. This feature will provide habitat for diversity of plants and wetland inhabitants for wetland mitigation sites and stormwater basins. Landscaping and Tree Preservation 1. The developer shall conduct a walk-through of the grading limits on site prior to removals with city staff to inspect for opportunities for additional tree preservation. 2. Tree preservation fencing shall be installed around existing trees to be saved prior to any construction activities and remain installed until completion. 3. All trees shall be planted outside of the street right-of-way. 4. The applicant shall increase tree planting in the development to meet minimum requirements of 590 trees. 5. Buffer plantings shall be added to the east of the city well building. 6. The three oaks on city property (not inventoried) to the south of the city well building shall remain and the grading limits be adjusted to provide for preservation by avoiding any grading within the critical root zone areas of the trees. 7. Autumn Blaze maples shall be eliminated from the plant schedule. 8. Northern Pin oak shall be replaced with white, bur, red or bicolor oak species in the plant schedule. 9. Additional selections of tree species shall expand the breadth of tree types and take into consideration soil conditions and future hardiness zone changes. 10. No tree Genus shall comprise of more than 20% of the total number of trees and no tree species shall comprise of more than 10% of the total number of trees. 11. The applicant shall revise the plans to show the bluff impact zone on both bluffs and eliminate grading within these areas. 12. Private lot boundaries shall not encroach into bluff areas. 13. Lots with significant tree cover contain conservation easements to protect the wooded areas. Lots 101, 104, 105, 130 and 131should have protective easements over parts of the lot containing existing forest. Specifically, the rear 40’ of Lot 101, the rear 100’ of Lots 104 and 105, the westerly 200’ of Lot 130 and the easterly 250’-300’ of Lot 131. ATTACHMENTS 1. Staff Report 2. Development Review Application 3. Findings of Fact and Recommendation 4. Project Narrative 5. Affidavit of Mailing 6. Compliance Table 7. Minutes 8. Villa Home Styles 9. Landmark Home Styles 10. Luxury SF Home Styles Planning Commission Galpin Property Preliminary Subdivision Planned Unit Development – Planning Case 2019 January 15, 2019 Page 40 of 40 11. Pioneer Engineering Plan set dated December 7, 2018 12. Fire Marshall Letter 13. Carver County Letter 14. MCES 15. Army Corp of Engineers dated 1-8-2019 16. PUD Ordinance g:\plan\2019 planning cases\19-01 galpin site preliminary plat and rezoning pud\pc prelim staff report - 1-15-19.docx QC lcrrq-o t )2-A COMMUNITY DEVELOPMENT DEPARTMENT Planning Division -7700 Market Boulevard Mailing Address - P.O, Box 147, Chanhassen, MN 55317 Phone: (952)227-1300 / Fax: (952)227-11'10 *crTYorcttAtlttAs$rtl APPLICATION FOR DEVELOPMENT REVIEW submittato",",ldlrtt ( f<i ecoate:l lr 6 I rq ccDater }-t ,t \tq 6GDayReviewDate:U tu[ rq tr Comprehensive Plan Amendment ... $600 E Minor MUSA line for failing on-site sewers ..... $100 Conditional Use Permit (CUP) I Single-Family Residence ................................ $325 D Allothers......... .......$425 lnterim Use Permit (lUP) fl ln conjunction with Single-Family Residence.. $325 D m Others.......... ..... $425 a Subdivision (SUB) D Create 3lots or 1ess............. ,......$300 E Create over 3 lots.......................$600 + $15 per lot( 191 66; D n4etes & Bounds (2lots)........, .....$300 E Consolidate 1ots......, ...................$150 I Uot Line Adjustment.........,..... .....$150 ! rinatP1at.............. ....$700 (lncludes $450 escrow for attomey costs)' 'Additional esdorv may be required for other applicatiorE through the development contracl. Vacation of Easements/Right-of-way (VAC )........ $300 (Additional recording fees may apply) Variance (VAR).......... ... .... ............ $200 tr tr tr tr n I Sign Plan Review E Site Plan Review (SPR) $1s0 \E wettand Alteration Permit (wAP) E Aoministrative........... ......... ......... $100 Ei Cilil'"i.urnor.t'i"i o;i;;;. : : :. :................ ssoo Ptus $10 per 1 ,000 square feet of building area: (- thousand square feet) 'lndude number of erisfit o emdq€os: 'lndude numb€r ol new emPloYees: fl ResictentialDistricts... ... .. ..... ...$500 Plus $5 per ctwelling unit ( units) Notification SBn lcity to installand remove) ..{*t*.t.y.f-d... . ! Single-Family Residence... ........ $150 E ru CIhers......... ......$275 D Zoning Appea1......... ..... $100 I Zoning Ordinance Amendment (ZOA)................. $500 p!!: When multlple appllcatlons ate proco3sed concurrently, the approprl.to fac chall bc charged for each .ppllcstlon. $200 D tr Property Owners' List within 500' (city to generate after prtapplication meeting) SJei -'-.1...-4 $3 per address(_ addresses) Escrow for Recording Documents (check all that apply).......... ! ConditionalUse Permit D tnterim Use Permit E Vacation ! Variance I Uetes & Bounds Subdivision (3 doas.) ! Easements (- easements) $50 per document E Site Plan Agreement fl WetlanO Alteration Permit fl oeecs TOTAL FEE: Property Address or Location:7141 Galpin Rd, Chanhassen parcet *,)S 69Ooot O- Lesat Description,' RLS 81 Total Acreage:188.00 Wettands Present? Z Ves E ruo Present Zoning: Rural Residential District (RR)Requested Zoning:Planned Unit Development (PUD) Present Land Use Designation: ResidentialLow Density Requested Land Use Designation: Existing Use of Property: Vacant (Refer to 1116 epprorytate A!{i,lcalt)n Checklist fot requhed submiftal inloonafion lhat must ffilimpany this apdication) Description of Proposal: Pretiminary plat application and rezoning to PUD for residential development ECfrecf box if separate nanative is attached. Residential Low Density Section 1:allthat APPLTCANT OTHER THAN PROPERTY OWNER: ln signing this application, l, as applicant, represent to have obtained authorization from the property owner to file this application. I agree to be bound by condiiions of approval, subject only to the right to object at the hearings on the application or during the appeal period. lf this application has not been signed by the property owner, I have attached separate documentation of full legal capacity to lile the application. This application should be processed in my name and I am the party whom ihe Gity should contact regarding any mafter 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 additionalfees may be charged for consutting fees, feasibility studies, etc. \rvith an estimate prior to any authorization to proceed with the study. lcertifythat the information and exhibits submitted are true and corect. US Home Corporation, DBA Lennar Joe Jablonski Address:16305 36th Street NE, Suite 600 (952) 249-3014 City/State/Zip:Plymouth, Mn 55446 Cell: Fax: (612)49G.6076 Email: Joe Jablonski 12113118Signature:13 1a:56:@ 46'.00',Dats: Contact: Phone: PROPERTY OWNER: ln signing this application, l, 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 lo 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 thal additional fees may be charged for consulting fees, feasibility studiss, etc. with an estimats prior to any authorization to proceed wilh the studv. I certifv that the information and exhibits submitted are true and correct.' Andrea' Bruce. VP for Comerica Bank & Trusl, N,A. as Personal Represeniative Name. for the Estaie of Prince Rogers Nelson AND Peisley Park Enterprise, INC Contact. Gerard Snover, VP 355lHamlin Road Addr€ss:Phone. 212-590-9992 City/State/Zip:Aubum Hills, Ml 48326 cefi. 2154224'.126 Signature:Date:1i,17 t2018 This application must be completed in full and must be accompanied by all information and plans required by applicable City Ordinance provisions. Bafore filing this application, refer to the appropriate Application Checklist and confer with the Planning Department to determine lhe specific ordinance and applicable procedural requirements and fees. A determination of completeness ofthe application shall be made within l5 business days of application submittal. written notice of application deticiencies shall be mailed to the applicant within 15 business days of application. PROJECT ENGINEER (if applicable) Pioneer Engineering Contact:Paul Cheme Address:2422 Enteryrise Drive (651) 2s1-0630 City/State/Zip: Email: Mendota Heights pcheme@pioneereng.com Cell: Fax: DZZtr Who should receiys coples of stafi reporE?'Other Contact lnfomation : Property Owner Applicant Engineer Oulef Name: Address: City/State/Zip: Email: INSTRUCTTONS TO APPLICANT: Complete all necessary form fields, then select SAVE FORM to save a copy to your de\4ce. TR|NTTORm and deliver to city along with required documents and paytnent. SUBMIT FORM to send a digital copy to the city for processing. Via: E Email E Mailed Paper copy Via: E Email E Mailed Paper copy via: E Email ! Maited Paper Copy Via: D Email E Mailed Paper copy Section 3:Owner and lnformation Section 4:lnformation 1 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of U. S. Home Corporation, DBA Lennar, and Comerica Bank and Trust, NA, for the Estate of Prince Rogers Nelson and Paisley Park Enterprise, Inc. for Rezoning, Preliminary Plat with a Wetland Alteration Permit. On January 15, 2019, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of U. S. Home Corporation, DBA Lennar, and Comerica Bank and Trust, NA, for the Estate of Prince Rogers Nelson and Paisley Park Enterprise, Inc. for a Rezoning from Rural Residential District, RR, to Planned Unit Development – Residential, PUD-R; Preliminary Plat approval creating 191 lots and three outlots with and approval of a Wetland Alteration Permit to fill and alter wetlands on site. The Planning Commission conducted a public hearing on the proposed rezoning, subdivision and wetland alteration permit preceded by published and mailed notice. The Planning Commission heard testimony from all interested persons wishing to speak and now makes the following: FINDINGS OF FACT 1. The property is currently zoned Rural Residential District (RR). 2. The property is guided in the Land Use Plan for Residential Low Density (net density 1.2- 4.0 units per acre) use. 3. The legal description of the property is: (See Exhibit A) 4. The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse affects 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 since the zoning is consistent with the land use designation of the property, preserves significant areas of natural habitat, trees and vegetation, protects shore land area, utilizes available infrastructure and provides a variety of housing opportunities . b. The proposed use is and will be compatible with the present and future land uses of the area, which are residential uses to the west, north and south, an arterial roadway to the west and is buffered from existing single-family homes by distance and landscaping. 2 c. The proposed use conforms to all performance standards contained in the Zoning Ordinance, subject to the conditions of approval for the subdivision and wetland alteration. d. The proposed use will not tend to or actually depreciate the area in which it is proposed since the use is similar to surrounding uses as well as providing a significant area of permanent open space to be enjoyed by the community, which adds value to all the homes. e. The proposed use can be accommodated with existing public services and will not overburden the city's service capacity since adequate infrastructure is available to the site. f. Traffic generation by the proposed use is within capabilities of streets serving the property. 5. The Subdivision Ordinance directs the Planning Commission to consider seven possible adverse affects of the proposed subdivision. The seven (7) affects and our findings regarding them are: a. The proposed subdivision complies with the zoning ordinance; b. The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's Comprehensive Plan; c. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and stormwater drainage are suitable for the proposed development; d. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by the subdivision ordinance; e. The proposed subdivision will not cause significant environmental damage; f. The proposed subdivision will not conflict with easements of record, but will provide additional required easements; and g. The proposed subdivision is not premature since it is providing all required infrastructure improvements necessary for residential housing as well as improving existing stormwater issues for adjacent properties. A subdivision is premature if any of the following exists: 1) Lack of adequate stormwater drainage. 2) Lack of adequate roads. 3) Lack of adequate sanitary sewer systems. 4) Lack of adequate off-site public improvements or support systems. 6. When approving a Wetland Alteration Permit the city must determine the capability of a proposed development with existing and proposed uses. The general issuance standards of the conditional use Sec. 20-232, include the following 12 items: a. The proposed development will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. While the development impacts several wetlands, the majority of the wetlands (97 percent) are being preserved and protected. The developer shall mitigate any wetland impacts as 3 well as preserve significant areas of permanent open space for enjoyment by the community. b. The proposed development will be consistent with the objectives of the city's Comprehensive Plan and the subdivision and zoning ordinances. The developer shall meet all water quality standards required of it. c. The proposed residential development will be designed, constructed, operated and maintained so to be compatible in appearance with the existing and intended character of the general vicinity and will not change the essential character of that area. The project proposes the development of single-family homes, which currently exist to the south, west and north of this parcel. d. The proposed development will not be hazardous or disturbing to existing or planned neighboring uses. The project proposes single-family homes and a significant public open space. e. The proposed development will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools; and will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. The developer shall preserve the easterly outlot as permanent open space. f. The proposed development will not create excessive requirements for public facilities and services and will not be detrimental to the economic welfare of the community, but will increase the value of the community through the provision of additional housing as well as a significant public open space. g. The proposed development will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, odors, rodents, or trash since the use is similar to adjacent uses. h. The proposed development will have vehicular approaches to the property which do not create traffic congestion or interfere with traffic or surrounding public thoroughfares. Primary access is provided via a full intersections off of a collector street. i. The proposed development will not result in the destruction, loss or damage of solar access, natural, scenic or historic features of major significance. Wetland impacts will be mitigated. A significant amount of the site will be preserved as permanent open space. j. The proposed development will be aesthetically compatible with the area. The project proposes the development of single-family homes similar to those in the developments to the north, south and west. k. The proposed development will not depreciate surrounding property values. The project proposes the development of residential uses similar to those in the developments to the north, south and west and will increase the value of the community through the provision of additional housing as well as a significant public open space. l. The proposed development will meet standards prescribed for certain uses as provided in Chapter 20, Articles VI, VII, VIII, XIV - Division 1, XXIII and XXIV of the Chanhassen City Code. 7. The Planning Report #2019-01 dated January 15, 2019, prepared by Kate Aanenson, et al, is incorporated herein. 4 RECOMMENDATION The Planning Commission recommends that City Council approve the rezoning of the property from Rural Residential District, RR, to Planned Unit Development - Residential, PUD- R; Preliminary Plat approval creating 191 lots and three outlots; and a Wetland Alteration Permit, all subject to the conditions of the staff report. ADOPTED by the Chanhassen Planning Commission this 15th day of January, 2019. CHANHASSEN PLANNING COMMISSION BY:___________________________________ Its Chairman 5 EXHIBIT A Legal Description Tract A, Registered Land Survey No. 89, files of Registrar of Titles, Carver County, Minnesota. Tract B, Registered Land Survey No. 89, files of Registrar of Titles, Carver County, Minnesota. Tract C, Registered Land Survey No. 89, files of Registrar of Titles, Carver County, Minnesota. That part of the Northeast Quarter of the Northwest Quarter of Section 10, Township 116, Range 23, Carver County, Minnesota, described as follows: Beginning at the North Quarter corner of said Section 10; thence South along the North- South Quarter line of said Section 10 as distance of 409.69 feet; thence West along a line parallel with the South line of the North Half of said Northeast Quarter of the Northwest Quarter a distance of 435.76 feet to the centerline of the Excelsior-Shakopee Road; thence Northeasterly along said centerline a distance of 419.39 feet to the North line of side Section 10; thence East along the North line of said Section 10 to the point of beginning, all according to the U.S. Government Survey thereof. That part of the South half of the Northeast Quarter of the Northwest Quarter of Section 10, Township 116, Range 23 Carver County, Minnesota lying easterly of the centerline of County Road No. 117, also known as Galpin Boulevard, and lying North of the South 186.00 feet of said South half of the Northwest Quarter of the Northwest Quarter thereof. Together with: That part westerly 183.00 feet of each of the following two tracts: (1) That part of the South 186.00 feet of the Northeast Quarter of the Northwest Quarter of Section 10, Township 116 North, Range 23 West of the 5th Principal Meridian, lying Easterly of the centerline of County Road No. 117 (also known as Galpin Lake Road and formerly known as Chaska and Excelsior Road and as Excelsior and Shakopee Road). (2) That part of the South Half of the Northwest Quarter of Section 10, Township 116 North, Range 23 West of the 5th Principal Meridian, lying Easterly of the centerline of County Road No. 117 (also known as Galpin Lake Road and formerly known as Chaska and Excelsior Road and as Excelsior and Shakopee Road). Which lies northerly of lines described as follows: 6 Commencing at the Northeast corner of said South Half of the Northwest Quarter; thence on an assumed bearing of North 89 degrees 49 minutes 08 seconds West, along the North line of said South half of the Northwest Quarter a distance of 588.71 feet, to the beginning of the lines to be described; thence South 65 degrees 37 minutes 15 seconds West a distance of 98.69 feet; thence Northwesterly a distance of 141.37 feet along a non-tangential curve concave to the Southwest having a radius of 180.00 feet and a central angle of 45 degrees 00 minutes 00 seconds, the chord of said curve is 137.77 feet in length and bears North 46 degrees 52 minutes 45 seconds West; thence North 69 degrees 22 minutes 45 seconds West, tangent to said curve a distance of 40.00 feet and said line there terminating. 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 CITY OF CHAI\HASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Kim T. Meuwissen, being first duly swom, on oath deposes that she is and was on January 3,2019, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public Hearing to consider rezoning parcel from Rural Residential (RR) to Planned Unit Development/Residential District (PUDR), Wetland Alteration Permit, and Subdivision of 191 acres including the preservation of approximately 100 acres and the creation of 191 lots, Planning Case File No. 2019-01 to the persons named on attached Exhibit "A", by enclosing a copy of said notice in an envelope addressed to such owner, and depositing the envelopes addressed to all such owners in the United States mail with postage fully prepaid thereon; that the names and addresses of such owners were those appearing as such by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate records. Notary Public Subscribed and trrifr'J day to before me This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that the Geographic lnformation System (GlS) Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. The preceding disclaimer is provided pursuant to Minnesota Statutes 5466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought bt User, its employees or agents, or third parties which arise out of the useds access or use of data provided. (TAX_NAME) (TAX-ADD-L1) (TAX-ADD-L2>, <<TAX-ADD-L3) << Next Record ><<TAX-NAM ED (TAX-ADD-L1ll (TAX-AD D-L2>, (TAX-ADD-L3)) This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be us-ed for reference purposes only. The City does not wanant that the Geographic lnformation System (GlS) Data used to prepare this map are enorfree, and the City does not represeni that the Gls Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the Oepiction of geographic features. The preceding disclaimer is provided pursuant to Minnesota Statutes 5466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third parties which arise out of the use/s access or use of data provided. ,l t"l Disclaimer Notice of Public Hearing Chanhassen Planning Commission Meeting Notice of Public Hearing Chanhassen Planning Commission Meeting Date & Time:Tuesday, January 15,2019 at 7:00 p.m. This hearing may not start until later in the eveninq, dependinq on the order ofthe agenda. Location:Citv Hall Council Chambers, 7700 Market Boulevard Proposal: Consider rezoning parcel from Rural Residential (RR) to Planned Unit DevelopmenUResidential District (PUDR); Wetland Alteration Permit; Subdivision of 191 acres including the preservation of approximately 100 acres and the creation of 191 lots. Applicant:US Home Corporation, D/B/A Lennar Property Location: 7141 Galpin Boulevard A location map is on the reverse side of this notice. What Happens at the Meeting: The purpose of this public hearing is to inform you about the applicant's request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead the public hearing through the following steps: 1. Staff will give an overview of the proposed project. 2. The applicant will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses the proiect. Questions & Comments: lf you want to see the plans before the meeting, please visit the city's projects web page at: www.ci.chanhassen.mn.us/2019-01. lf you wish to talk to someone about this project, please contact Kate Aanenson by emailat kaanenson@ci.chanhassen.mn.us or by phone at 952-227-1139. lf you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. The staff report for this item will be available online on the project website Iisted above the Thursday prior to the Planninq Commission meetinq. Sign up to receive email and/or text notifications when meeting agendas, packets, minutes and videos are uploaded to the city's website. Go to www. ci. chan hassen. m n. us/notifyme to sig n u p ! City Review Procedure; . Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and lnterim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the Planning Commission. City ordinances require all property within at least 500 feet of the subject site to be notified of the applietion in writing. Any interested party is invited to attend the meeting. . Staff prepares a report on the subject application that includes all pertinent information and a recommendation. These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of the hearing process. The Commission will close the public hearing and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the City Council except rezonings and land use amendments from residential to commercial/industrial. . Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant waives this standard. Some applications due to their @mplexity may take several months to complete. Any person wishing to follow an item through the process should check with the Planning Department regarding its status and scheduling for the City Council meeting. . A neighborhood spokesperson/representative is en@uraged to provide a contact for the city. Often developers are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the project with any interested person(s). . Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and any correspondence regarding the application will be included in the report to the City Council. lf you wish to have something to be included in the reoort. olease contact the Plannino staff person named on the notification. Date & Time:Tuesday, January 15,2019 at 7:00 p.m. This hearing may not start until later in the eveninq. deoendino on the order ofthe aqenda. Location:City Hall Council Chambers, 7700 Market Boulevard Proposal: Consider rezoning parcelfrom Rural Residential (RR) to Planned Unit DevelopmenVResidential District (PUDR); Wetland Alteration Permit; Subdivision of 191 acres including the preservation of approximately 100 acres and the creation of 191 lots. Applicant:US Home Corporation, D/B/A Lennar Property Location: 7141 Galpin Boulevard A location map is on the reverse side of this notice. What Happens at the Meeting: The purpose of this public hearing is to inform you about the applicant's request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead the public hearing through the following steps.1. Staff will give an overview of the proposed project. 2. The applicant will present plans on the project. 3. Comments are received from the public.4. Public hearing is closed and the Commission discusses the oroiect. Questions & Comments: lf you want to see the plans before the meeting, please visit the city's projects web page at: www.ci.chanhassen.mn.us/2019-01. lf you wish to talk to someone about this project, please contact Kate Aanenson by email at kaanenson@ci.chanhassen.mn.us or by phone at 952-227-1139. lf you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. The staff report for this item will be available online on the project website listed above the Thursday prior to the Planninq Commission meetinq. Sign up to receive email and/or text notifications when meeting agendas, packets, minutes and videos are uploaded to the clty's website. Go to www.ci.chanhassen.mn.us/notifyme to siqn upl Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and lnterim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the Planning Commission. City ordinances require all property within at least 500 feet of the subject site to be notified of the appli€tion in writing. Any interested party is anvited to attend the meeting. Staff prepares a report on the subject application that includes all pertinent information and a recommendation. These reports are available by request. At the Planning Commission meeting, staff will give a verbal overyiew of the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of the hearing process. The Commission will close the public hearing and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the City Council except rezonings and land use amendments from residential to commercial/industrial. Minnesota State Statute 51 9.99 requires all applications to be proessed within 60 days unless the applicant waives this standard. Some appliGtions due to their mmplexity may take several months to mmplete. Any person wishing to follow an item through the pro@ss should check with the Planning Department regarding its status and scheduling for the City Council meeting. A neighborhood spokesperson/representative is encouraged to provide a contact for the city. Often developers are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the pOect with any interested person(s). Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and any mrrespondence regarding the application will be included in the report to the City Council. lf you wish to have something to be included in the report, please contact the Planning staff person named on the notification. TAX-NAME ALLAN R & MARYJ OLSON ANDREW WERNER ANGELOJ&CARALGALIOTO ASHLING MEADOWS HOMEOWNERS ASHLING MEADOWS HOMEOWNERS BARRYG & JENNIFER J FRIENDS BLAKE M &TAMI C GOTTSCHALK BRADLEY G & ALISA L LACOMY BRIAN J & BARBARA A KNUDSON BRIAN L LAROCHE BRIAN M LARAMY CARVER COUNW CHARLES E LOEFFLER II CHARLES PETERSON CHERREE R THEISEN DAGMAR DIETHELM REV INTER TRUST DAKE N & DEIRDRA CHATFIELD DARYOUSH GOLBAN DAVID A EICKMEYER REV TRUST DAVID D KOESTER DAVIDG&MAUREENNELSON DAVID K WEIBY DAVID KOELLN DAVID SENIOR DOUGLAS J AHRENS ECKANKAR ELIZABETH BARNES ERICS&LISAMHAMBORG GERARD W MAHER GREGORY BTAUFUSS GREGORY R STEWART HSIN.HUNG HUANG HUGH REVOCABLE TRUST TAX_ADD-11 7461 WINDMILL DR 2241 HUNTER DR 1805 EMERALD LN 16305 36TH AVE N SUITE 600 16305 36TH AVE N SUITE 600 PO BOX 396 2197 MAJESTIC WAY 7301 FAWN HILL RD 7312 FAWN HILL RD 1880 TOPAZ DR 747LrUUP Cr 602 4TH ST E 7327 FAWN HILI RD 7496 CROCUS CT 2072 MAJESTIC WAY 2085 MAJESTIC WAY 22OO MAJESTIC WAY 2232 HUNTER DR 7339 FAWN HILL RD 7290 FAWN HILL RD 6885 SAPPHIRE LN 2149 MAJ ESTIC WAY 2133 MAJ ESTIC WAY 7431 WINDMILL DR 4011 E VALLEY RD PO BOX 2000 2179 RED FOX CrR 1861 TOPAZ DR 7101 UTICA tN 7116 UTICA LN 1893 TOPAZ DR 2045 MAJESTIC WAY 7441 WINDMILL DR TAX_ADD_12 CHANHASSEN CHANHASSEN CHANHASSEN PLYMOUTH PLYMOUTH EXCELSIOR CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHASKA CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN WAYZATA CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN TAX_ADD_13 MN 55317-9366 MN 55317 MN 55317-7595 MN 55446-4270 MN 55446-4270 MN 55331-0396 MN 55317-93ss MN 55317 MN 55317 MN 55317-7662 MN 55317-9330 MN 55318-2102 MN 55317 MN 55317-9351 MN 55317-9352 MN 55317-9356 MN 55317-9354 MN 55317 MN 55317 MN 55317 MN 55317-7591 MN 55317-9355 MN 55317-9355 MN 55317-9366 MN 55391-3667 MN 55317-2000 MN 55317 MN 55317-7662 MN 55317-9528 MN 55317-9528 MN 55317- MN 55317-9356 MN 55317-9366 JAMES A & LESAW BOETTCHER JAMES A FREEBERSYSER JAMES W & CYNTHIA A ROSENDAHL JAY R & ANN MARIE GERCZAK JEFFREY J & STACEY J MORKEN JEFFREYS & CRISTIN L MASCHKA JEROLD R CLAIR JOAN E WEIS JOCELYN J O'BRIEN JODI LV LANNOM INTERVIVOS REV TRUST JOELW & SUSAN M REIMERS JOHN C & CARRIE M TIE'I-Z LIV TRUSTS JOHN D & CAROLA P PI\Z JOHN E ELVECROG JON & MARY BETH HEBEISEN JT REV TRST JOSE L MARRUJO JOSHUA KIMBER KARLD&DIANNEMDEAN KENNETH LEER KEVIN J SUNDEM LAKE LUCY RDG HOMEOWNERS A55N LARRYJ &YOKO N STUEVE LE THU CA LEOTA M HALES LONGACRES HOMEOWNERS ASSN INC LONGACRES HOMEOWNERS ASSN INC MARK E & JULI A GEMPLER MARKR&TANYALERICKSON MARK S & GERI SRADKE MARK SEEFELDT MARTIN ZIELINSKI REV TRUST MATTHEW & MICHELLE N MYERS MATTHEW RAU MAURICIO FERREIRA DE GOES 7476 CROCUS CT 6935 RUBY LN 7O9O TECUMSEH LN 1941 TOPAZ DR 6945 RUBY tN 2086 MAJESTIC WAY 7460 WINDMILL DR 2101 MAI ESTIC WAY 2198 BRINKER ST 6920 RUBY LN 7495 CROCUS CT 7011 GALPIN BLVD 2117 MAJESTIC WAY 7411 FAWN HILL RD 2150 MAIESTIC WAY 1973 TOPAZ DR 2060 MAJESTIC WAY 2251 HUNTER DR 2181 MAJESTIC WAY 1845 TOPAZ DR 8315 PLEASANT VIEW DR 7324 FAWN H ILL RD 7319 FAWN HILL RD 7451 WINDMILL DR PO BOX 542 PO BOX 542 1877 TOPAZ DR 2216 HUNTER DR 1989 TOPAZ DR 7470 TULIP CT 2211 HUNTER DR 7421 WINDMILL DR 6925 RUBY LN 6930 RUBY LN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN EXCELSIOR CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN MOUNDS VIEW CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN MN 55317-9351 MN 55317-7595 MN 55317-8330 MN 553L7-7593 MN 55317-7595 MN 55317-9352 MN 55317-9362 MN 55317-9355 MN 55317-9359 MN 5531.7-7595 MN 55317-9351 MN 55331-8026 MN 55317-9355 MN 55317-8430 MN 5s31.7-9353 MN 55317-7593 MN 55317-9352 MN 55317 MN 55317-9355 MN 5531.7-7662 MN 551r.2-6139 MN 55317 MN 55317 MN 55317-9366 MN 55317 MN 55317 MN 55317-7662 MN 55317 MN 55317-7593 MN 55317-9330 MN 55317 MN 55317-9366 MN 55317-7595 MN 55317-7595 MEHDI AYOUCHE MICHAEL D & JANE E FELMLEE MICHAEL J GORRA MICHAEL L & KRESSIN B KRAUSE TRUSTS MICHAEL WESCHE NATHAN DEKAM PAISLEY PARK ENTERPRISES INC PATRICK DOUGLAS SIMMONS PAULA&AMYC HOLLIS PAUL A SJOGREN PAUL D JOHNSON PAULJ & LYNNETTEAOLSON PAUL M ENGEBRETSON PETERJ & LYNN M POLINGO PRINCE R NELSON RICHARD A SIT ROBERT J RAJALINGAM ROBERT LESTER SHEEHAN ROGERJ&SALLYAHAMM ROSE-MARIE J ANDERSON SCOTTE&TAMARAGSATHER SENGTAVANH B & MARIO S MEAS SHANE D WASKEY SHAWN YOU STEPHEN M & RENEE L PAWLYSHYN STEPHEN M BARNES STEVEN P WALLACE STUART REID SUSAN M LOMBARDO REV TRUST THOMASF&NANCYLHAUSER THOMAS P & ANGELA D VUKOVICH TIMOTHY C STEWART TIMOTHY NORDBERG TODDM&KARENTBIMBERG 2102 MAJESTIC WAY 7336 FAWN HILL RD PO BOX 9798 7O5O UTICA LN 7475 CROCUS CT 2231 HUNTER DR PO BOX 826s 7055 NORTHWOOD CT 2221 HUNTER DR 7490 TULIP CT 2174 MA]ESTIC WAY 2189 RED FOX CIR 7O5O TECUMSEH LN 198], TOPAZ DR PO BOX 8265 1957 TOPAZ DR 1909 TOPAZ DR 21.99 RED FOX CtR 2180 BRINKER ST 7210 GALPIN BLVD 7O9O UTICA LN 7440 WINDMILL DR 1925 TOPAZ DR 7263 FAWN HILL RD 7266 FAWN HILL RD 71OO UTICA LN 6900 LUCY RIDGE LN 7423 FAWN HILL RD 7278 FAWN HILL RD 1920 TOPAZ DR 1965 TOPAZ DR 7287 FAWN HILL RD 2126 MAJESTIC WAY 7275 FAWN HILL RD CHANHASSEN CHANHASSEN FARGO CHANHASSEN CHANHASSEN CHANHASSEN WICHITA FALLS CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN WICHITA FALLS CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN EXCELSIOR CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN MN 55317-9353 MN 55317 ND 58106- MN 5s317-9214 MN 55317-9351 MN 55317 TX 76307-8265 MN 55317 MN 55317 MN 55317-9330 MN 55317-9353 MN 55317 MN 55317-8330 MN ss317-7593 TX 76307-8265 MN 55317-7593 MN 55317-7593 MN 55317 MN 55317-9359 MN 55331- MN 55317-9214 MN 55317-9362 MN 55317-7593 MN 55317 MN 55317 MN 55317-9528 MN 55317-7599 MN 55317-8430 MN 55317 MN 55317-7593 MN 55317-7593 MN 55317 MN 55317-9353 MN 55317 TODD M SIMNING TODD N & ANNE BJUTTING TRENT J MAHR TREVOR A ST JOHN TYLER N TREAT WILLIAM H THOMPSON WILTIAM K & KRISTINE GUGGEMOS 2145 WYNSONG tN 7311 FAWN HILL RD 2065 MAJESTIC WAY 19OO TOPAZ DR 2148 WYNSONG LN 7491 TULIP CT 2165 MAjESTIC WAY CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN CHANHASSEN MN 55317-4841 MN 55317 MN 55317-9356 MN 55317-7593 MN 55317-4841 MN 55317-9330 MN 55317-935s GALPIN PROPERTY COMPLIANCE TABLE Lot Lot Area (SF) Lot Width (Feet) Lot Depth (Feet) Imperviou s Area (SF) LC % 90 ft Lots PUD 15,000 90 167 5,500 36.67% 75 ft Lots PUD 11,000 75 147 4,400 40.00% 65 ft Lots PUD 8,450 65 130 4,400 52.07% 55 ft Lots PUD 6,875 55 125 3,400 49.45% Front Setback Rear Setback Side Yard Setback Corner Setback CR 117 Setback 90 ft Lots 20 ft *25 ft 7.5 ft 20 ft 50 ft 75 ft Lots 20 ft 25 ft 7.5 ft 20 ft 50 ft 65 ft Lots 25 ft 25 ft 7.5 ft 20 ft 50 ft 55 ft Lots 25 ft 25 ft 7.5 ft 20 ft 50 ft Wetland Buffer Setback 20 ft. * 25 ft with Sidewalk 90 ft Lots Lot Lot Area (SF) Lot Width (Feet) Lot Depth (Feet) Imperviou s Area (SF) LC% 1 501 17,122 90 190 5,500 32.12% 2 502 18,322 90 172 5,500 30.02% 3 503 15,066 90 166 5,500 36.51% 4 504 22,778 90 252 5,500 24.15% 5 505 23,376 90 243 5,500 23.53% 6 506 16,704 90 189 5,500 32.93% 7 507 21,184 90 216 5,500 25.96% 8 508 21,715 90 135 5,500 25.33% 9 509 24,394 90 160 5,500 22.55% 10 510 20,655 90 150 5,500 26.63% 11 511 18,183 90 170 5,500 30.25% 12 512 18,275 90 171 5,500 30.10% 13 513 15,030 90 167 5,500 36.59% 14 514 15,030 90 167 5,500 36.59% 15 515 15,032 90 167 5,500 36.59% 16 516 15,574 90 175 5,500 35.32% 17 517 15,514 90 175 5,500 35.45% 18 518 15,482 90 174 5,500 35.53% 19 519 15,576 90 174 5,500 35.31% 20 520 15,300 90 170 5,500 35.95% 21 521 15,300 90 170 5,500 35.95% 22 522 15,300 90 170 5,500 35.95% 23 523 15,440 90 172 5,500 35.62% 24 524 15,787 90 168 5,500 34.84% 25 525 17,021 90 157 5,500 32.31% 26 526 22,527 90 167 5,500 24.42% 27 527 29,846 90 186 5,500 18.43% 28 528 18,621 90 184 5,500 29.54% 29 529 15,469 90 172 5,500 35.55% 30 530 46,679 90 141 5,500 11.78% 31 531 47,788 90 140 5,500 11.51% 75 ft Lots Lot Lot Area (SF) Lot Width (Feet) Lot Depth (Feet) Imperviou s Area (SF) 1 101 18,389 75 151 4,400 23.93% 2 102 11,184 75 148 4,400 39.34% 3 103 11,081 75 148 4,400 39.71% 4 104 11,081 75 148 4,400 39.71% 5 105 11,081 75 148 4,400 39.71% 6 106 11,081 75 148 4,400 39.71% 7 107 11,081 75 148 4,400 39.71% 8 108 11,081 75 148 4,400 39.71% 9 109 11,081 75 148 4,400 39.71% 10 110 11,081 75 148 4,400 39.71% 65 ft Lots Lot Lot Area (SF) Lot Width (Feet) Lot Depth (Feet) Imperviou s Area (SF) 1 301 9,993 65 125 4,400 44.03% 2 302 8,450 65 125 4,400 52.07% 3 303 8,450 65 125 4,400 52.07% 4 304 8,450 65 125 4,400 52.07% 5 305 8,450 65 125 4,400 52.07% 6 306 8,450 65 125 4,400 52.07% 7 307 11,132 65 125 4,400 39.53% 8 308 11,244 65 152 4,400 39.13% 9 309 10,672 65 166 4,400 41.23% 10 310 12,460 65 193 4,400 35.31% 11 311 15,421 65 240 4,400 28.53% 12 312 11,215 65 133 4,400 39.23% 13 313 10,404 65 160 4,400 42.29% 14 314 11,607 65 170 4,400 37.91% 15 315 10,622 65 158 4,400 41.42% 16 316 11,545 65 136 4,400 38.11% 17 317 14,532 65 129 4,400 30.28% 18 318 12,761 65 135 4,400 34.48% 19 319 13,019 65 131 4,400 33.80% 20 320 10,858 65 142 4,400 40.52% 21 321 10,887 65 168 4,400 40.42% 22 322 10,502 65 162 4,400 41.90% 23 323 9,306 65 143 4,400 47.28% 24 324 10,263 65 122 4,400 42.87% 25 325 10,020 65 122 4,400 43.91% 26 326 9,385 65 145 4,400 46.88% 27 327 10,984 65 164 4,400 40.06% 28 328 10,228 65 150 4,400 43.02% 29 329 8,474 65 126 4,400 51.92% 30 330 8,474 65 126 4,400 51.92% 31 331 8,776 65 125 4,400 50.14% 32 332 8,864 65 125 4,400 49.64% 33 333 13,586 65 99 4,400 32.39% 34 334 14,313 65 142 4,400 30.74% 35 335 12,790 65 131 4,400 34.40% 36 336 12,963 65 132 4,400 33.94% 37 337 14,449 65 133 4,400 30.45% 38 338 11,360 65 130 4,400 38.73% 39 339 11,011 65 124 4,400 39.96% 40 340 10,508 65 158 4,400 41.87% 41 341 11,458 65 154 4,400 38.40% 42 342 13,033 65 138 4,400 33.76% 43 343 12,790 65 131 4,400 34.40% 44 344 12,940 65 131 4,400 34.00% 45 345 12,790 65 131 4,400 34.40% 46 346 9,728 65 143 4,400 45.23% 47 347 10,036 65 148 4,400 43.84% 48 348 10,303 65 124 4,400 42.71% 49 349 8,933 65 130 4,400 49.26% 50 350 9,242 65 130 4,400 47.61% 51 351 9,242 65 130 4,400 47.61% 52 352 9,242 65 130 4,400 47.61% 53 353 9,236 65 130 4,400 47.64% 54 354 8,450 65 130 4,400 52.07% 55 355 8,450 65 130 4,400 52.07% 56 356 8,450 65 130 4,400 52.07% 57 357 8,450 65 130 4,400 52.07% 58 358 8,450 65 130 4,400 52.07% 59 359 8,801 65 130 4,400 49.99% 60 360 15,319 65 130 4,400 28.72% 61 361 11,772 65 140 4,400 37.38% 62 362 9,453 65 145 4,400 46.55% 63 363 9,780 65 145 4,400 44.99% 64 364 8,497 65 131 4,400 51.78% 65 365 8,450 65 130 4,400 52.07% 66 366 8,450 65 130 4,400 52.07% 67 367 8,450 65 130 4,400 52.07% 68 368 8,450 65 130 4,400 52.07% 69 369 8,450 65 130 4,400 52.07% 70 370 8,749 65 130 4,400 50.29% 71 371 9,189 65 133 4,400 47.88% 72 372 9,390 65 133 4,400 46.86% 73 373 9,313 65 132 4,400 47.25% 74 374 8,922 65 116 4,400 49.32% 75 375 12,754 65 97 4,400 34.50% 76 376 8,474 65 130 4,400 51.92% 77 377 8,450 65 130 4,400 52.07% 78 378 8,450 65 130 4,400 52.07% 79 379 8,450 65 130 4,400 52.07% 80 380 8,450 65 130 4,400 52.07% 81 381 8,450 65 130 4,400 52.07% 82 382 10,504 65 141 4,400 41.89% 83 383 11,092 65 141 4,400 39.67% 84 384 8,819 65 130 4,400 49.89% 85 385 8,450 65 130 4,400 52.07% 86 386 8,729 65 131 4,400 50.41% 87 387 12,658 65 127 4,400 34.76% 88 388 10,192 65 128 4,400 43.17% 89 389 9,559 65 131 4,400 46.03% 90 390 9,104 65 140 4,400 48.33% 91 391 9,702 65 141 4,400 45.35% 92 392 14,151 65 136 4,400 31.09% 93 393 9,676 65 139 4,400 45.47% 94 394 8,779 65 136 4,400 50.12% 95 395 8,570 65 133 4,400 51.34% 96 396 9,103 65 139 4,400 48.34% 97 397 9,344 65 143 4,400 47.09% 98 398 9,170 65 140 4,400 47.98% 99 399 10,929 65 133 4,400 40.26% 100 400 12,265 65 142 4,400 35.87% 101 401 9,984 65 138 4,400 44.07% 102 402 10,465 65 144 4,400 42.04% 103 403 11,434 65 165 4,400 38.48% 104 404 12,108 65 174 4,400 36.34% 105 405 12,591 65 192 4,400 34.95% 106 406 12,589 65 181 4,400 34.95% 107 407 12,101 65 174 4,400 36.36% 108 408 10,764 65 150 4,400 40.88% 109 409 9,554 65 133 4,400 46.05% 110 410 11,046 65 135 4,400 39.83% 111 411 12,618 65 173 4,400 34.87% 112 412 14,656 65 237 4,400 30.02% 113 413 14,357 65 250 4,400 30.65% 114 414 14,285 65 233 4,400 30.80% 115 415 13,661 65 210 4,400 32.21% 116 416 12,931 65 167 4,400 34.03% 55 ft Lots Lot Lot Area (SF) Lot Width (Feet) Lot Depth (Feet) Imperviou s Area (SF) 1 201 11,262 55 115 3,400 30.19% 2 202 8,851 55 148 3,400 38.41% 3 203 8,645 55 146 3,400 39.33% 4 204 8,659 55 146 3,400 39.27% 5 205 8,894 55 149 3,400 38.23% 6 206 9,079 55 156 3,400 37.45% 7 207 9,043 55 165 3,400 37.60% 8 208 8,470 55 132 3,400 40.14% 9 209 13,623 55 115 3,400 24.96% 10 210 10,635 55 137 3,400 31.97% 11 211 11,580 55 139 3,400 29.36% 12 212 10,688 55 132 3,600 33.68% 13 213 13,820 55 124 3,600 26.05% 14 214 9,059 55 164 3,400 37.53% 15 215 7,285 55 132 3,400 46.67% 16 216 7,285 55 132 3,400 46.67% 17 217 7,488 55 133 3,400 45.41% 18 218 9,065 55 131 3,400 37.51% 19 219 8,605 55 124 3,400 39.51% 20 220 6,824 55 122 3,400 49.82% 21 221 7,222 55 140 3,400 47.08% 22 222 8,456 55 168 3,400 40.21% 23 223 11,920 55 176 3,400 28.52% 24 224 10,548 55 128 3,400 32.23% 25 225 7,164 55 131 3,400 47.46% 26 226 9,284 55 127 3,600 38.78% 27 227 8,832 55 126 3,600 40.76% 28 228 6,875 55 125 3,400 49.45% 29 229 6,875 55 125 3,400 49.45% 30 230 6,875 55 125 3,400 49.45% 31 231 6,875 55 125 3,400 49.45% 32 232 6,875 55 125 3,400 49.45% 33 233 7,651 55 126 3,400 44.44% 34 234 10,745 55 142 3,400 31.64% CHANHASSEN CITY COUNCIL WORKSESSION DECEMBER3,2018 The City Council met in executive session from 5:00 to 6:00 p.m. to discuss the City Manager's performance evaluation. Mayor Laufenburger called the work session to order at 6:00 p.m. COUNCIL MEMBERS PRESENT: Mayor Laufenburger, Councilwoman 3-ornhom, Councilman McDonald, and Councilwoman Ryan COUNCIL MEMBERS ABSENT: Councilman Campion STAFF PRESENT: Todd Gerhardt, Chelsea Petersen, Kate Aanenson, Paul Oehme, and Todd Hoffman PUBLIC PRESENT: J. Gorra J. Bossardt Doris Butler Steve Ach Jon Rausch 1680 West 78ft Street Prior Lake Prior Lake GALPIN PROPERTY DISCUSSION. Joe Jablonski with Lennar reviewed an updated proposal for development of the Galpin Boulevard property with changes made after hearing feedback at neighborhood meetings. Mayor Laufenburger asked about lot sizes and marketing the north property to other builders. Todd Gerhardt asked about discussions of building certain trail segments prior to development. Joe Jablonski continued with review of development changes made to the southern portion of the property. He discussed concerns with stormwater and landscape buffering. Councilwoman ljornhom asked about access to neighborhood parks. Mayor Laufenburger asked for clarif,rcation of what will be included in the PUD. Councilwoman Ryan asked for clarification of what will be included in the landscape buffer along the southem property line and grading plans. Joy Gorra asked about runoffinto the wetland on her property. Mayor Laufenburger asked about conversations with the estate heirs for memorialization throughout the development. Joe Jablonski continued with review of their schedule moving forward. Jon Rausch asked about council opinion on memorialization. Councilwoman Ryan stated she would prefer subtle. Councilman McDonald and Councilwoman .1-ornhom stated that would be between the estate and the developer to come up with a proposal for council to review. Todd Gerhardt suggested Lennar hold a listening session between Planning Commission and City Council to educate the City Council Work Session - December 3, 2018 public moving forward. Mayor Laufenburger asked about comments made at the August meeting with residents buying property on the north side of the development. Mayor Laufenburger adjourned the work session at 6:50 p.m. Submitted by Todd Gerhardt City Manager Prepared by Nann Opheim 2 City Council Summary - August 13, 2018 comprised ofa representative from social services, the area crisis center, law enforcement, and a council member as well as a mental health professional, a parent, a student, an educator and a member of the press. He asked that the committee's charge should be to evaluate the circumstances around this tragedy, identify breakdown's and opportunities for improvement and make recommendations to better systems, procedures, protocol and training which may reduce if not eliminate something like this from happening ever again. PUBLIC HEAIIING: APPROVE VACATION OF CONSERVATION EASEMENT ON LOT T. BLOCK 1. MINGERADDITION (2300 LUKEWOOD DRIVE). Jill Sinclair presented the staff report on this item. Councilwoman Ryan asked if other lots in this neighborhood are impacted by the conservation easement. Mayor Laufenburger opened the public hearing. No one spoke and the public hearing was closed. Resolution #2018-40: Councilwoman Ryan moved, Councilman McDonald seconded that the City Council adopts the resolution approving the vacation ofa portion ofconservation easement legatly described as the northerly 50 feet of Lot 1, Block l, Minger Addition according to the recorded plat thereof, Carver County, Minnesota. All voted in favor and the motion carried unanimously with a vote of 5 to 0. GALPIN PROPERTY: PLANNED UNIT DEVELOPM.ENT CONCEPT PLAN REVIEW. Kate Aanenson presented the staff report and Planning Commission update on this item. Todd Hoffman discussed the City's Park System Master Plan and the Comprehensive Plan and how it affects this development. City Engineer Paul Oehme, filling in for the Water Resources Coordinator, discussed how development affects the water quality of Lake Lucy and Lake Ann. Councilman McDonald asked for clarification of the street connection with the neighborhood to the north of this development. Councilwoman Tiomhom asked about blending the new development with the surrounding neighborhoods. Councilman Campion asked about signage regarding the stub street going through in the future. Mayor Laufenburger asked about the traffic study, and how the property being preserved around Lake Ann and Lake Lucy will be conveyed to the City of Chanhassen. Representing the applicant, Joe Jablonski with Lennar Corporation addressed issues related to how Lennar was chosen by the estate of Prince Rogers Nelson to develop the property, and outlined the work that's been performed on the property to date. Councilmember Ryan voiced her disappointment in not being presented a Plan C from Lennar. Councilman Campion asked about the purchase of l0 acres on the north side of the property abutting Lake Lucy. Mayor Laufenburger asked the developer if he was prepared to work with city staff to address the 13 pages of issues and where examples of the empty nester villa homes are located before opening up the meeting for public comments. Matthew Myers,742l Windmill Drive asked if the City could buy 4l acres of the property for the park and not do the density transfer. Brian Strauss, 6840 Lucy Ridge Lane, who had submitted a letter to the council, raised additional points regarding current zoning as rural residential, road connections to City Council Summary - August 13, 2018 the northem neighborhood, buffers, and that road connections be made to Galpin Boulevard. Greg Andrews, 6895 Ruby Lane questioned the accuracy of the water quality study done on Lake Lucy and expressed concems with Lake Ann, wildlife, and that he was not aware and not in favor of the stub street connection. He described where he lived in California where space is provided between developments for emergency access. Jessica Hansgen, 7555 Walnut Curve expressed concern with the increase in traffic, and discussed how her family uses their property. Cheree Theisen, 2072Majesttc Way, having built her home in 1995 discussed wildlife in the area, traffic and water issues. Barb Klick, 71 16 Utica Lane, having been a nurse for 40 years urged everyone to have a health care directive, before discussing her use oflake Ann and suggested the use of guide posts to help preserve green space. Cheree Theisen addressed preservation of the tree line on Prince's property. Jay Gerczak, 1941 Topaz Drive stated the council has heard enough about the environmental and safety concerns, but his main issue is with the process and the fact that he did not receive a notice for the Planning Commission meeting. Peter Polingo, 1981 Topaz Drive asked that the council listen to their concerns regarding not connecting the subdivisions, building a quality community, making sure safety is fundamental, and traffic congestion. Jon Hebeisen asked two rhetorical questions. One, where is it written that Lennar or whoever buys this property has to build 200 houses? And two, what does the City get in return for saving the 94 acres of parkland? The public comment period was closed. Council members provided direction for the developer and city staff on how to proceed. CONTROL CONCEPTS: APPROVE SITE PLAN WITH A VAIIIANCE FOR LOT 2. BLOCK 1. ARBORETUM BUSINESS PARK 7TH ADDITION. This item was tabled. COUNCIL PRESENTATIONS. Councilman McDonald provided an update on the Chanhassen Red Birds going into the State Tournament. Mayor Laufenburger discussed that Wednesday, August l5m is Chanhassen Day at the Minnesota Landscape Arboretum and that Monday, August 20th there will be a special City Council meeting to discuss funding options for the pavement management Program. None. None. Councilman McDonald moved, Councilman Campion seconded to adjourn the meeting. All voted in favor and the motion carried unanimously with a vote of 5 to 0. The City Council meeting was adiourned at 9:50 p.m. Submitted by Todd Gerhardt City Manager Prepared by Nann Opheim Planning Commission Summary - July 17, 2018 Metropolitan Council for their determination of consistency with the Metropolitan System Plans. All voted in favor and the motion carried unanimously with a vote of 6 to 0. GALPIN PROPERTY: PUD CONCEPT REVIEW. Kate Aanenson presented the staff report on this item. Representing the applicant Lennar, Joe Jablonski discussed trail connections, differences between their two plans, and housing types. Chairman Aller opened up the meeting for public comments. Jon Hebeisen, 2150 Majestic Way asked if there were more options than the two proposals being offered by Lennar, questioned the wetland delineation, the buffer, and that the people who live on the south side of this project were not notified of the meeting. Dake Chatfield, 2200 Majestic Way stated he echoed the comments made my Jon Hebeisen regarding the buffer zone and wetlands. Angelo Galioto, 1805 Emerald Lane expressed concern with the overall density of the project and the affect it will have on Lake Lucy and Lake Ann. He also expressed concem with traffic through his neighborhood with the addition of houses from this project. Kris Lenk, 6895 Lucy Ridge Lane expressed concem with making Lucy Ridge Lane a through street. John Butcher, 6915 Lucy Ridge Lane expressed concern with the environmental impacts that clear cutting will have on Lake Lucy, safety concems with Lucy Ridge Lane being a through street, neighborhood continuity, and requested that the Planning Commission do everyhing in your power to minimize environmental impact and if a 1 0 acre parcel that abuts the property can be used as a buffer. Callie Edwards, 18740 Partridge Circle commented on the need to save the "Big Woods". Betsy Randall, 1571 Lake Lucy Road agreed with what has been said by everyone before her especially her concern with runoff, saving the huge trees and her belief that some of the lots are too small. Barry Dallavalle, 6960 Utica Lane and representing the 14 members of the Lake Lucy Homeowners Association with homes bordering the east and north side of Lake Lucy, expressed their concern with runoff impacting water quality of Lake Lucy, they would prefer the density transfer plan, and had a concem with construction noise. Brian Hugh, 7441 Windmill Drive stated he wanted to call out flooding in the area from springtime runoff. Greg Steward, 1893 Topaz Drive asked that the Lennar Corporation deed the property over to the City ofChanhassen for permanent conservancy in the name of Prince and expressed concern with impacts to the tree canopy, wildlife, and the fact that there are Native American burial grounds within this property. Joy Gorra, the widow of Mike Gorra, asked that the City and the developer take their time to develop taking into account the pristine nature ofthe area and develop it right. Geri Stewart, 1893 Topaz Drive discussed the need for a greater buffer between their property and the development and discussed traffic concerns. Josh Kimber, 2060 Majestic Way expressed concem with lot sizes being too small, saving trees with a buffer, and current issues with flooding. Deborah Medeiros, 6820 Lucy Ridge Lane asked ifa feasibility study has been done for the road layout, impacts to wetlands and would echo the environmental concerns of everyone in the room. Mehdi Ayouche, 2102 Majestic Way stated he moved to this neighborhood because of the trees and the quietness of the neighborhood, and expressed concem with the density and impact on schools. Tamara Sather, 7090 Utica Lane stated her preference for the preservation model because the parks and trails are what drew her to Chanhassen 27 years ago and asked for a third option that allows for the preservation but limits the number of homes. Charles Loeffler, 7327 Fawn Hill Road Planning Commission Summary - July 1 7, 201 8 expressed concem with the impacts road connections will have on wetlands. Danly Jones, 7026 Pima Lane, having grown up swimming in Lake Ann, asked if there is anything the City can do to preserve the land and the quality of the lake. Julie Butcher, 69 1 5 Lucy Ridge Lane asked the City to be good stewards of this 200 acre parcel of land. Dale Carlson, 6900 Utica Lane asked who's going to be held accountable if the wetlands and water quality are destroyed and the wildlife go away. Angelo Galioto asked if Lennar owns the property. Steve Wallace, 6900 Lucy Ridge Lane apologize for arriving late before stating he strongly opposed the plan and commented that land conservation is critical having seen the water quality deteriorate on Lake Lucy from recent developments. He also stated that if development has to occur there should only be one entrance off of Galpin Boulevard and more of a buffer zone. Chairman Aller closed the public input period of the meeting. After comments from commission members Chairman Aller noted that the item will be forwarded to the City Council with the verbatim Minutes and emails attached. The Planning Commission took a short recess at this point in the meeting. APPROVAL OF MINUTES: Commissioner Randall noted the verbatim and summary Minutes of the Planning Commission meeting on June 19,2018 as presented. None. ADMINISTRATM PRESENTATIONS. Kate Aanenson outlined items on the Planning Commission meeting on August 7th and discussed the joint tour with the Senior Commission, Environmental Commission and Park Commission on Wednesday, August 8fi. Commissioner Madsen moved to adjourn the meeting. All voted in favor and the motion carried unanimously with a vote of 6 to 0. The Planning Commission meeting was adjourned at 9:50 p.m. Submitted by Kate Aanenson Community Development Director Prepared by Nann Opheim 8 Villa Homes Proposed for 55'wide homesites These homes have been built in the following communities: Minnetonka Country Club - Shorewood Enclave - Medina 1Story ll Bedrooms lZ Bathrooms l2 CarGarage 1,96.2Sq. Ft. EVERYTHING'S INCLUDED' LENNAIiT The Madrid Lifestyle Collection LENNAFR.COTVI 95?-?49-3000 OPI. PORCH IOC.\TION DINING ROOM 12'xL5' MASTER BEDROOM 13' x 15' I\IASTER BATH 2 CAR GARAGE 27'x25' PORCH Main Level L,962Sq. Ft. . l Story . L Bedroom o Z Bathrooms o Z Car Carage TheTwinCities #1 homebuilder for the last 10 years! Plans and elevatbns are artist's renderings and may contain options whhh are not standard on all nndels. Lennar reserves the riqht to make changes t0 trEse floor plans, sd,ecitications, dimensbns and elevations witrrout orior notice. Stated dimensbns and square footage are approxirnate and should not be used as representatron ol he home's orecise or actual size. Any strtement, vefual ilr written. reoardino 'under air or 'tinished area" s ani othei description 0r modifier of the square footage size ol any home is a shorthand description of tile manner in which the square fmtage was estimated and should not be construed to indbate certainty. Garaoe sizes mav varv from home t0 home and ilnv not accbmmirate all vehbles. U.S, Home Corporation d/t/a Lennar - Lftnse No. 20464871. Lennar Sales Corp. - Broker. MN Bldr. Lic # 8C001413. Copyrighl O 2016 Lennar Corporation. All rights reserved Lenna( he Lennar logo and he Every$iru's lncluded hgo are registered servile marks or service fiiarks of Lennar corDorati0n and/or its subsidhries. !ftl002004/15/16 F 1530536thAve.N. Suite 6OO, Plymouth, MN 55446 The Madrid 1 Story | 1 Bedroof l?Plthrooms I 2 Car Garage Z,OOB 5q. Ft. I EVERYTHING'S INCLUDED' LTI,ZFEI|IINI=N N 7a\ RiI.r I The Monaco Main Level 2,008 Sq, Ft, o l- Story . 1 Bedroom . 2 Bathrooms . ? Car Garage TheTwinCities #7 homebuilder for the last 10 years! Plans and elevations are artist's renderinos and mav contain ootions lvhich are not standard on all models. Lennar reserves the right to make changes to these floor plans. s6ecilications. dimensions and ele{iations wihout Drior notice. stated dimensions and souare footaoe are aDproximate and should not be used ls representation of the home's orecise or actual size. Any statement, verbal br written, regarding "under air" or "linished area" cr anf otrei description or rnodilier ol tre souaie lmtage size of any home is a shorhand description ol the manner in whch the square footage was estimated and should not be mnstrued to indicate certainty. Garaoe sizes rEv vary from home to home and inav not actirmmirdate all vehicles. U,S Home Crrporation d/b/a Lennar - License No. 20464871. Lennar Sales Corp. - Broker' MN Bldr Lic # 8C001413, Copyright @ 2016 Lennar Corporation. All rights reserved. Lennar, he Lennar logo and the Everything's lncluded boo are reoistered servbe fi;,:l'T;,il ;i,"il!i ft'ffi ra. Crrooration and/or its subsidiaries. E-(10204)4/15/16 ffi 1630535thAve.N. Suite 6OO, Plymouth, MN 55446 The Monaco LENNAFT.COIVI 952-?49-3000 1 Story I 2 Bedrooms | 2 Bathrooms | 2 CarGarage 2,068 Sq. Ft. EVERYTHII{G'S INCLUDED' LENNAFT The Birkdale LENNAFT.COIVI 95?-373-0485 OI$(/NBR'S SUITE 13'X 14 TRAY CEILING MAIN LEVEL 2,068 Sq. Ft. o l Story . 2 Bedrooms o 2 Bathrooms . ? Car Garage 1'TWIN CITIES #1 'iiK HOMTBUILDER Elevations of a home may vary and we reserve the riont to substitute and /0r modify design and niateriats, in our sole opinion and without notice. Pleas€ see vour Ne{v Home Consultant and home Durchase agreemenl lor aclual features desionated as an Everything's lncluded leature. additional information, disclosures, and disclaimers relating h your home and ils features. Plans are artisl! renderings and may cofltain ootions which are not standard on all models. Lbnnar reserves the righl t0 make changes io Dlans and elevations without prior notice. Stated irimen$ons and sQuare footage are approximate and should not be used as reples€ntation of tre home's precise or actJal size. Any statement, verbal or written, regarding 'under air'or'finished area'or any other desc{iption 0r modilier of the souare footage size ol any home is a shorthand description ot the manner in which the souare lootage v{as estimated and shoulo not be consfued h indicate certainty. Garage sizes may \rary lrom home l0 home and may not accommodate all vehicles. Vlsit Lennar.com 0r see a Lennar New Home Consjlhnt lor funher details and importanl bgal disdaimers. This is not an ofter in states where prior registration is reouired. Void where Orohibited by lali. tsource - gAfC, ZOtz Top 25 Builde6 List. Copynght @ 2018 Lennar Corporati0n. All righls res€rved. Lennar, he Lennar 1090, Everything's lncluded and the Everything's lncluded logo are LJ.S r€oislered griict marks or seM@ marks of Le'nnar CorDoration and/or its subsidranes. U.S. Home Corporation dhla Lennar - Lennar Sales Corp. - Bioker License #40021205. MN 8ldr. Lic # BC001413. CalAtlantic Group, lnc.; 8C number is - 8C736565. {25561) 0t17n8 1630535thAve.N. Suite 6OO, Plymouth, MN 55446 LENNAFI'The Birkdale 95?-373-0485LENNAFI.COM 1 Story | 2 Bedrooms I 3 Bathrooms I 2 CarGarage Z,lg7 Sq. Ft. @ EVERYTHING'S INCLUDED' LENN TheOlympia 95?-373-0485 "*R oPr. lrINDOV O\TNER'S SUITE 13'X 15' TRAYCEILING oPr. VINDOW MAIN LEVEL 2,L87 Sq, Ft. o L Story . 2 Bedrooms . 3 Bathrooms . 2 Car Garage 1'TWIN CITIES #I ,iik HotrnrBulLDER Elevations oI a home may vary and we reserve the rioht to sub$itute and /0r modify design and ni'aterials, in our sole opinion and wilhoul notice. Please s€e vour New Home Consultant and home ourcha& agreement loI aclual features desionated as an EveMhing's lncluded t$ture, additional information, disclosures. and disclaimers relating to your home and itsleatures. Plans are arti$'s renderings and may contain ootions which are not slandard on all models. Lennar reserves the riohl to make changes t0 olans and elevations without prior notice. Stated bimensions and squale lootage are approximate and should not be us€d as reDresentation of the home's precise or aclual size. Any statement, verbal 0r written, regarding 'under air" or'finished area" or any ofier description 0l modilier of the souare footage size ol any home is a shorthand description of the manner in which the souare lootaoe was estrmated and should not bri construeci'to indicate certainty. Garage sizes may vary from home to home and may not ac@mmodate all vehicles. Visit Lennar.com 0r see a Lennar New Home Consulhnt for further details and important legal disclaimers. This is not an otfer in states where prior registration is reauired. Void where prohibited by law. tsource - BATC, 2017 Top 25 Builders List. Copyright @ 2018 Lennar Corporation. All rights reserved. Lennar, the Lennar logo, Everything's lncluded and the EveMhing's -lncluded logo are u.s. reoistered seriice harks or service marks ol Le-nnar Comoration and/or its subsidiaries. U.S Home Cor0oration d/b/a Lennar - Lennar Sales Coro. - Broker License #40021205. H,-',,i,-.;ny;#-,fq'Jfi',t H 1530535thAve.N. Suite 5OO, PIymouth, MN 55446 LENNAFI'The0lympia 95"-373-O48sLENNAFR.COIVI Landmark Homes Proposed for 65'wide homesites These homes have been built in the following communities: Reflections at Lake Riley - Chanhassen Boulder Cove - Chanhassen Laketown - Victoria 2 Stories l4 Bedrooms l4 Bathrooms l3 CarGarage 3,328 Sq. Ft. VERYTHING'S INCLUDED' TheWashburn Landmark Collection 95?-?49-3000 GREAT ROOM 18-0'X 15-0" DINETTE 12'-0',X t5'-0' STUDY 11'-0" X r0'4' 3 CARGARAGE 3o'-0' x 20'4' Upper Level 3,328 Sq. Ft. . 2 Stories . 4 Bedrooms . 4 Bathrooms . 3 Car Garage fi TWrN CtTtES #l ,!,i nomrBulLDER Elevatrons ol a home may vary and we reserve lhe r0ht to substitute and /or rnodify desion and mabrhls, in our sole opinion and witrriut notice. Pleas€ see your New Home C0nsultanl and home purchas€ agreement l0r actual leatures designated as an Everylhing's lncluded featire, additional information, discloGures, and dischimers relating to your home and its features. Phns are artist's renderings and may c!0tain options which are not sanrhrd on all models. Lennar reserves lhe right h make changes to phns and elevations wi$out orior notice. Stated dimensions and square lmtrge are approxinEte and should ndt be used as representation of the home's o.ecise or actual size. Any statement, verbal br writlen. reoardino 'under air" or "finished area" or hnf orrei desc{iption or nndifier o{ the square fmtage size of any home is a shorfiand description of the manner in which the square fmtage was estimated and should not be c0nstrued to indicate certainty. Garaoe sizes mav vary from home to home and hav not accilmmddate all vehicles. Visit Lennar.tbm or see a Lennar New Home Consultant lor further details and im@rtant leoal disclaimers. This s nol an otfer in states wiere orior reoistration is reouired,Void where orohibited by hw. tsource -' BATC, 201 5 Top 25 Builders List, Copyright O 2017 Lennar Corporation. All rights reserved. Lennar. the Lennar logo, EveMhing's lncluded and the Everything-s lncluded logo are U.S. registered service marks or service marks of Lennar Corporation and/or its subsidiaries. U.S. Home Corooration d/b/a Lennar r"ilii".,S' il',i3"ci+oi'dii. ffi ;; .S Sales CorD, - Broker, MN Bldr. Lc l=l+ gcooiars,(rotg1\ tha17 lffi 1530535thAve.N. Suite 6OO, Plymouth, MN 55446 LENNArT TheWaShbUfn Landmark Collection Main Level BEDROOM 2 13',\ fi', BE,DROON,{ 4 1l's 16' BEDROOM3 I2',X l{ 952-?49-3000LENNAFR.COIVI The Sinclair Landmark Collection EVERYTHII{G'S INCLUDED' H 95"-?49-3000 Main Level Upper Level ?,468 Sq. Ft. . Z Stories . 4 Bedrooms . 3 Bathrooms . 3 Car Garage fl TWrN CtTtES #l ,L[ nomrBulLDER El€vations ol a home may vary and we reserve the right to substfiute and /0r rnodify desion and rnaterials, in our sole opinion and witdut notice. Please see your Nelv tlome Coosultant and home purchase agreement lor actual leatures designated as an Everytling's lncluded feature, additional informati0n, disclosures, and dischimers relating t0 your home and its features. Phns are artist's rendsrings and may contain options lvhich are notstan&rd 0n all models. Lennar reserws the rioht t0 make changes t0 plans and elevations witlrout prior notice. Stated dimensions and square footage are appr0ximale and should not be used as representation ot the home's orecise or actual size. Any statement, verbal br written, regarding 'under air'or "finished area'or anv other desfiiDtion or rnodifier ol he souaie fmtage size ol any home is a shorhand description ot the manner in which the square fmtage was estimated and should not be construed t0 indi{xte certainty. Garaoe sizes rnay vary from home t0 home and mav not accommodate all vehicles. Visit Lennar.iom or see a Lennar New Home consultant for further details and important leoal dischimers. This is not an ofler in states wiere orior reoistration is reouired,Void where prohibited by -law. tsource - MTC, 2015 Top 25 Builders List. Copyright @ 20'17 Lennar Corooration. All rights reserved. Lennar, the Lennar lo0o, Everything's lncluded and the Everythingrs lncluded logo are U.S. registered service marks or service marks of Lennar Corporation and/or its subsidiaries. U.S. Horile Corporatbn d/b/a Lennar - License N0.20464871. Lennar sates coro. - Broker. MN Bldr. I=l Lic # Bodrol413.(10186) 4/3/17 ffi 1530536thAve.N. Suite 5OO, Plymouth, MN 55446 The Sinclair $6 DINING ROO\{ 11'x15' tr----l Yi KIl (.1ll.:\ lU'\ li' BEDROONI 2 12'x1l' llt,])R(x)NI 3 11'\ l1' BEDROOM 4 11' x l2' LENNAFT"The Lindbergh Landmark Collection 1 Story | 2 Bedrooms | 2 Bathrooms | 3 CarGarage L,9O?Sq. Ft. EVERYTHING'S INCLUDED' **r*1r 95?-249-3000 Main Level NL\STER BEDROON{ 77',X14', DINING ROOM 73',y.14',GRE,\T ROOI,I 18',X 17', z = 3 CARGAfu\GE 30'x21' T-- - -- --- - -- -- --- ------l BEDROOI,I2 1l',X12', L,9OZ Sq. Ft, o l Story . 2 Bedrooms . Z Bathrooms . 3 Car Carage 1'TWIN CITIES #1 'lIK HOMEBUILDER Elevations of a home may vary and we reserve the right to substitute and /or npdify desion and materhls, in our sole opinkm and with6ut notice. Please see your New Home Consultant and homs purciase agreement for actual leatures designated as an Everything's lncluded feature, additional information, disclosures, and disclaimers relating t0 your home and its features. Phns are artist's renderinos and may contain options wtrich are not standlard on all ftodels. Lennar reserves the right to make changes to plans and elevations without orior notice. Stated dimensions and souare fmtage are approximate and should not be used as representation ol fE home's orecise or actual size. Anv statement, verbal br written, regarding 'under ail' or 'finished area" or any other description 0r fiiodifier of the square lootage size 0l any home is a shorthand description of he manner in which the square f0otage was estimated and should not be mnstrued to indicate certainty. Garaqe sizes may vary from home to home and mav not accommodate all vehicles, Visit Lennar.tbm or see a Lennar New Home Consultant lor turther details and important leoal disclaimers. This is not an otfer in states w[ere orbr reoistration is reouired.Void where orohibited Dy iaw, tsource - BATC, 20'16 Top 25 Builders Lisl. Copyright O 2018 Lennar C0rporation. All rights reserved. Lennar, the Lennar lo0o. EveMhino's lncluded and the Everythingrs lncludad hio are U.S. registered service marks or service marks 0l Lennar Corporation and/or its subsidiaries. U.S. Home Corporation d/b/a Lennar - License No. 20464871. Lenn., fS, f 33#{lia',ili[dti]ilffi H 1630535thAve.N. Suite 6OO, Plymouth, MN 55446 The Lindbergh LENNAFI The Taylor 2,680 Sq. Ft. o 2 Stories . 4 Bedrooms . 3 Bathrooms . 3 Car Garage II TWIN CITIES #I ,i,[ HoUTBUILDER Elevations of a home may vary and we reserve the right to substitute and /or modify desion and materials, in our sole opini0n and with6ut notice. Please see your New tlome Consultant and home purchase agreement for actual features designated as an Everylhing's lncluded feature, additional information, disclosures, and disclaimers relating t0 your home and its features. Plans are artist's renderinos and mav contain ootions whlch are not sund'ard on all models. Lennar reserves the rioht to make changes to plans and elevations wilhout prior notice, Stated dimensions and square footage are approximate and should not be used as representation ol $e home's orecise or actual size. Any statement, verbal br written. reoardinq 'undeI air" or 'finished area" or ani othei descriDtion or rnodilier ot tre souaie footage size of any home is a shorthand descriplion of me manner in which the square lmtage was estimated and should not be construed to indicate ctrtainty. Garaoe sizes mav vary kom home t0 home and ftav not accbmmbdate all vehhles. Visit Lennar,6om or see a Lennar New Home Consultant for furlher details and important leoal disclaimers. This is nol an offer in states w[ere 0rior reoistration is reouired.Void where pronibiieo by hw. tsource -' BATC, 201 5 Top 25 Builders List. Copyright O 2017 Lennar Corooration. All rights reserved. Lennar, the Lennar hqo, Everything's lncluded and the Everythrng's lncluded logo are u.S. registered service marks or servce marks 0t Lennar Corporation and/or ils subsidhries. U.S Horire Corporatbn d/Ua Lennar - License ilo. 20464871. Leonar Sales CorP. - Broker. MN BHr. Lic # 8C001413.{10187], 4ru17 1630535thAve.N. Suite 6OO, Plymouth, MN 55446 LENNAII!' TheTaylOf Landmark Collection Main Level : EF*MF$:ffiflEBE#+IGREAr o,xrxc FffiROOAT RC}O\itni15' r1\r5' BE,DROON,I 4 10'x 13' BEDROOM 2 12',X 13', BEDROO]\{ 3 l1',>( 12', Upper Level LENNAFT.COIVI 95?-?49-3000 2 Stories | 4 Bedrooms I 3 Bathrooms | 3 CarGarage ?,gOG Sq. Ft. EVERYTHING'S lNCLUDED' The St. Croix ll 95?-?19-3000 Main Level OWNER'S SUITE 14'-0" x l4-0" Upper Level 2,806 Sq. Ft, r 2 Stories . 4 Bedrooms . 3 Bathrooms . 3 Car Carage 1'TWIN CITIES #I 'ift HOMEBUILDER Elevations ol a home may vary and we reserve the right to substitute and /or rnodify desion and materials, in our sole opinion and with6ut notice, Please see your New Home Consultant and home purdEse agreemenl l0r actual features designated as an Everytling's lncluded feature. additbnal information, disclosures, and dischimers relating to your home and its lealures. Plans are artist's renderings and may contain optiofls which are notstandard on all rmdels, Lennar reserves lhe rioht t0 make changes t0 plans and elevations without prior notice. Stated dimensions and square lbotage are approximale and should not be used as representation of the home's orecise 0r actual size. Any statement, verbal br written, regarding 'under air'or 'finished area" or anv other description or rnodifier ol the souaie tootage size ol any home is a shorthand descri,tion ol the manner in which the square lmtage was estimated and should not be mnslrued to indklate certainty. Garaoe sizes mav vary lrom home to home and irav not accbmmirdate all vehicles. Visit Lennar.iom or see a Lennar New Home Consuliant tor further details and lmportrnt leoal disclaimers. This 6 not an otfer in states wiere Drior reoistration is reouired.Void where orohiDited by hw. tSource - BATC, 2015 Top 25 Builders List. Copyright @ 2018 Lennar Corporation. All rights reserved. Lennar, the Lennar looo, Everything's lncluded and the Everythinds lncluded logo are U.S. registered seruice marks or service marks of Lennar Corporation and/or its subsidiaries, U.S. Home CorDoration d/b/a Lennar -liirn$'u"0.")6ns+'aii. ffi ;;; af- LILEIDE NU. eVaU+U' r. Lsil[or Sales Gorp. - Broker. MN Bldr Lic* gcoojarg.(rotaa) ovttng 1630535thAve.N. Suite 6OO, Plymouth, MN 55446 LENN,\O Landmark Collection LENNAFI.COTVI 95?-?49-3000 The Snelling LENNAFT.COIVI 95?-249-3000 Main Level BEDROOI\I2 11'x l3'BEDROOM 3 11'x 13' Upper Level 3,?70 Sq. Ft. . Z Stories o 4 Bedrooms o 4 Bathrooms o 3 Car Carage fl TWIN CITIES #l 'i,1, HOMEBUILDER Elevations of a home may vary and we reserve the r(lht to substiute and /or rnodily deshn and materhh, in our sole opinion and rvitbut notbe. Please see your New l'lome C0nsultant and home purdlase agreement for actual features designated as an Everything's lncluded feature, additional information, disclosures, and dischimers relating t0 your home and its leatjres. Phns are artist's renderings and may contain options which are nol standardon all rnodels. Lennar reserves the rioht to make changes to phns and elevations witimut orbr notict. stated dimensions and square fbtage are approxirnate and slpuld not oe used as representation of he home's orecise tr actual size. Any statement, verbal or written, reqarding 'under aif or 'tinished area' or anf ohea descriotion or rnodilier ol tre squaie lmtage size ol any home is a shorhand descriptbn of the manner in which the square rootage was estimaud and should not be @nstrued to indi{2te certainty, Garaoe sizes mav vary from home to home and irav not acc6mmirdate alt vehhles. Visit Lennar.rbm oI see a Lennar New Home Consultant lor furher details and imporhnt leoal dischimers. This is not an ofter in states wiere 0rior reoistration is reouired.Void where Drohibited by 6w. tsource '' BATC, 201 5 Top 25 Builders List. Gopyright @ 2017 Lennar CorDoration. All rights reserved, Lennar, the Lennar logo, Everything's lncluded and the EveMhingJs lncluded logo are U,S. registered service marlG or servhe marks ol Lennar Corporation and/or its subsidiaries. U.S, Horire Cormratbn d/b/a Lennarlit.,.#il'd iti+oieii ffi; fS Sales Coro, - Broker. MN Bldr. L= lic + scobtlte.(10192) 4/Y17 ffi 1630536thAve.N. Suite 5OO, Plymouth, MN 55446 LENNAFI' Landmark Collection F-_llr---t-_l i .----,--l Kl 1r\r lt\ BEDROOM4 12'r 15' LENNAFT.COIVI 95?-?49-3000 Main: 2 Stories t 4 Bedrooms I 4 Bathrooms | 2 Car Garage I 2,637 Sq._Ft.- private Suite: l Bedroom t i Bathroom ! Piivate Living Area I Kitchenette I Laundry 1553 Sq. Ft. l. NEXTCEN- THE HOi.IE WITHIN A IIOXEs I= LENNAFT The lndependence Collection I Main Home 2,637 Sq, Ft, . 2 Stories . 4 Bedrooms . 4 Bathrooms . ?Car Garage Private Suite 553 Sq. Ft. . L Bedroom . L Bathroom . Private Entrance . Kitchenette .laundry . Living Area . L Car Garage II TWIN CITIES #I ,Lll nOmTBUILDER Elevations of a home may vary and we reserve the right t0 substitute and /or modify desion and rnaterhls, in our sole opinion and wihbut notice. Please see your New Home Cmsultant and home purchase agreement l0r actual leatures designated as an Everyfiing's lncluded leature. additional information, disclosures, and dischimers relating to your home and its fealures. Plans are artist's renderinos and mav contrin ootions u,hich are not san&rdon altrircdels. Lennar reserves the rhht b make changes to plans and elevations wirout prior notice. stated dimensions and square fmtage are approximate and should not be used as representation 0f the home's orecise 0r actual size. Any statemenl, verbal or wriflen. reoardino 'under air or 'finished area' or anf otrei description 0r rnodilier of the sQuare lmtrge size of any home is a shonhand descriotion 0f the manner in whictl the square footage was estimated and should not be construed t0 indicate certainty. Garage sizes may vary from home to home and may not accommodate all vehtcles. Visit Lennar. com 0r see a Lennar New tlome Consultant tor further detaih and important legal dlschimers. This is not an ofler in states where prior reqistration is required. Void lvhere prohibiled bv hw tSource - MTC.20'l6To0 25 Builders Li$.Copiright @ 2017 Lennar Corporalion. All riohts reserved. Lennar. the Lennar 1090, The Forn€ Wifiin a Home, The ihme Wthil a tlome lo0o and the Everytiling's lncluded and he Everything's lncluded l0go are U.S, reoistered servrce marl$ or servhe marks of Leirnar Comorathn and/or its subsidiaries. U.S. tlome Comoration d/b/a Lennarr-i-&#'l'6 iii46ft?i. Ienil; al Sales Corp. - Broker. MN Bldr. Lic L=# 8C001413 (1050n 01/0448 #l!ilf, 1530536thAve.N. Suite 6OO, Plymouth, MN 55446 Main Level Upper Leve! NEXTC I=N N /A R{{r \1 L}T4FE I fIr LENNAFI"The lndependence Landmark Collection cREAr DTNING [ ]RooM AREA l. i i170"X15',-0" 12',-0"X15',0' : ! 2.CAR GARAGE r94" X 22'4" i------ ---------- -'---- l-uxury Single Family Homes Proposed for 90'wide homesites These homes have been built in the following communities: Minnetonka County Club- Shorewood Camden Ridge - Chanhassen Rhapsody - Victoria LENNAJiI'The Cenesis.4-Car Main: 2 Stories I 4 Bedrooms ! 4 Bathrooms I 3 Car Garage a?,637 Sq. Ft. Private Suite: l Bedroom l l Bathroom I Private Living Area I Kitchenette I Laundry 1563 Sq. Ft. W ' g!." r*'+w:' ,,',,',t,='*,t a- )'t' Classic Collection LENNAFT-COIVI 95?-?49-3000 Main Home 2,637 Sq. Ft. . 2 Stories . 4 Bedrooms . 4 Bathrooms . 3 Car Garage Private Suite 563 Sq. Ft. .l" Bedroom . l Bathroom . Private Entrance . Kitchenette .laundry . Living Area . L Car Garage II TWIN CITIES #I ,i,ll nomrBulLDER Elevations of a home may vary and we reserve the right to substitute and /0r rodity desion and rEteriah, in our sole opinbn and witrrout notbe. Please see your New }lome Consultant and home purdEse agreement for actual leatures designated as an Everyfiing's lncluded feature, additbnal information, disclosures, and dischimers relating to your home and its features. Phns are artist's renderinos and may contain options which are notshn&rd 0n all i[dels. Lennar reserves the rhht b make changes to phns and ehvations ilithout orior notice. Slated dimensions and souare lirotaoe are a0oroxirnale and sfnuld nrit oe used ls reoresdntation of rE home's Drecise or actual iize. Any statemeflt, verbal br written, regarding 'un(h air' oI 'finished area" or anf otrei dessiotion 0r rnodifier of the souare tmtaqe size ol any home is a shorthand descriDtion ol the manner in which the souare footaoe was estinEted and shouE not brj mnstruad-to indilate c€rtainty. Garage sizes mav vary from home b honE and may not accohmodate all vehicles. ViSt Lennar' com or see a Lennat i,lew ibme Consultant for lurther details and im@rtant legal dischimers. This is not an offer in slal6 where prior reobtraton is reouired. Vord whele p{dibited bihw. tsource - BATC,2016Top 25 Buiklers List.Copyright O 2017 Lennar Corporatbn. All riohta reserved. Lennar, the Leflnar 1090, The Fome Within a Horne, The tlome Whin a Home lo00 and the Et/eryhing's lncluded afld fie Evarylhing3 lncluded dgo are U.S. reoistered service-nErks or servae rnarks of Le"nnar Corporatim and/or its $jbsilJiaries. U.S. Home Comoratbn d/t/a Lennar -"i-ten#'ru6. iriqoaslj. ffi* ar' Sales Coro. - Broker. MN Bldr. Lic l:l# Bcooi413.(1o5og) 01/04/18 ffi 1630535thAve.N- Suite 6OO, Plymouth, I.lN 55445 GItI]:\T R(X)\r l7-(f \ l5'rr' f#t6IB,rl0x ld-o' FO\ Main Level KI!(III;\ ll I=N N 7a\rlrlr FE rIr I The Genesis c 4-Car trh IT,[}J,f.E*} i owNER's ii SUIIE I I ra'o" x ts'o' i BEDROOM4 13'-0'X 12'-0' BEDROOM2 BEDROOM 3 15'-0" X 10'-0' Upper Level 2 Stories l4 Bedrooms l4 Bathrooms ! 3 CarGarage 3,344 Sq. Ft. EVERYTHING'S INCLUDED' The Blakely Classic Collection LENNAFR.COTVI 95?-?,49-3000 Main Level Upper Level 3,344 Sq. Ft. . 2 Stories . 4 Bedrooms . 4 Bathrooms . 3 Car Garage II TWIN CITIES #I ,i,[ HomTBUILDER Elevatbns ol a home may vary and we reserve he rbht to substitute and /0r modity desion and materhh, ln our sole opinim and rvffiiut notice. Please see your NetY }lome Consultant and home purchase agreement for actual features designated as an Ewyfiing's lncluded feature, additional information, disclosures, and dischimers relating t0 your home and its feafures. Phns are artisfs renderings and may contain options v'?hich are not stan(kd on all rnodels. Lennar reserves the right h make changes to phns and el€vations witrout prior notice. Stated dimensioN and square fmtage are approxirlEte and srnuH not be used as represenhtion of $e home's orecise or actual size. Any statement, verbal or written, reoarding 'under air" oI 'finished area' u anf omer description or nndifier of he squde lmtage size 0f any honE is a shortrrand description of fie manner in whi*l the square fuotage wils estimated and sIEUld not be consrued h indbate ctrtainty. Garaqe sizes rEy vary lr0m home h home and mav not mmmodate all vehicles. visil Lennar.rfom oI see a Lennar I'lflv Home cmsultant fo{ furher details and importanl leoal dischimec.Ihis b rnt an otter in sEtes wiae prbr registatinr 6 required.Wfi wtEre orotribited by iaw. tSo.trce - BATC, 201 5 Top 25 Buil&rs Us1. Cogmdtt O m17 Leflnar Comoratbn. All righb ressrved. LenrEI, $e Lennar @, Erery$tng's lncluded and he Everylhingb lnctuded @ are U.S. regbtered servi{E rnarlG or seflice marks 0l Lennar CorpoBlbn ad/o( its $,bsuhrie$. U.S. tkrire Cormrabirn dua Lennar:U.#'ffi:io4d8;i. ffi^a, fS Sales Com. - Broker. MN Bldr. L= Lic fl 8C001413. (10156) 4/317 ffi 1530536thAve.N. Suite 5OO, Plymouth, MN 55445 The Blakely \( x-)1.. r=,,rtt iiN u_r i K|l;(:lJr:\ BEDROOM4 BEDROOM 3 r! tl!BEDROOM 2 ?,498 Sq. Ft. o l Story . 2 Bedrooms o 3 Bathrooms . 3 Car Garage II TWIN CITIES #I '1,!' HOMEBUILDER Elevations ol a home may vary and we reserve tre right to substitute and /or nEdify desion and nEterhls, in our soE opinlon and with6ut notice. Please see your New Home Consultant and home purdase agreement lor actual features designated as an Everyhing's lncluded feature, additional intormation, disclosures, and disclaimers relating b your home and its feaures. Phns are artist's renderings and may clntain options whlch are not standard on all nndels. Lennar resenes the rioht to make chanoes t0 ohns and elevations witrrout orior notic-e. Staied dimensions and s0uare lootaoe are aooroximate and should nrit be used ls representation of he home's Drecise or acfual size. Any statement, verbal br written, regarding 'under aif or 'linished area' or anf otrei description or rnodilier 0l the squaie lmtage size 0t any home is a shorfiand description of the rnanrEr in whbh the square footage wEs estimabd and should not be mnstrued t0 indicate certainly. Garaoe sizes may vary from home o home and fuav not accommodate all vehlcles. Msit Lennar.6om or see a Lennar New tlome Consultant lor further details and important leoal disclaimers. This is not an otfer in shtes wiere orior reqistration is required.Void where Drohibited by hw tsource - MTC, 201 5 Top 25 Builders List. C0pyright @ 2017 Lennar Corooration. All righb reserved. Lennar, the Lennar loqo, Everything's lncluded and the Everylhingrs lncluded logo are U.S. rqistered service rnarks or service rnarks ot Lennar Corporation and/or its subsllhrils. U.S. Home Comoratbn d/ty'a Lennar-tt'r# [',i iri+oisii. ie.* f-1 Sales Coro. - Broker. MN Bldr. Lr l=lI scooiats. (1olso 7nzl7 ffiF 1630536thAve.N. Suite 6OO, Plymouth, tlN 55446 Main Level I I I I CffiI\IER'S i i-'----------- 'ii orNrNc ii noorrr i i 13'{" X 10'-0* i BEDROOM2 11'-0'X 12'4', STUDY 10'-0u x 14-0u I0RCH ii 2 Stories I 4 Bedrooms I 4 Bathrooms I 3 CarGarage 3,395 Sq. Ft. EVERYTHING'S INCLUDED' I=rIlNN 7a\ RI{r WN4ISE t LENNAliR The Springdale Classic Collection 3,396 Sq. Ft. . 2 Stories . 4 Bedrooms . 4 Bathrooms . 3 Car Carage II TWIN CITIES #I '!,!, nOmfBUILDER Elevatbns of a home may vary and we reserve the right to substitute and /or nndity desion and materhls, in our sob opinion and withiut notice. Please see your New Home Consultant and home purchase agreement for actual leatures designated as an Everything's lncluded feature, additional information, disclosures, and disclaimers relating t0 your h0me and its leatures. Phns are artist's renderinos and mav contain ootions v'/hich are not stan&rd on all irodels. Lennar reserves the rioht to make changes to phns and elevations w'ihout orior notice. Stated dimensions and souare foolaoe are approxirnate and should not be used as representaton ol the home's Drecise or actual size. Any slatement, verbal br written. regarding 'undeI aif or 'tinished area' or anf othei description or rnodifier of he square fmtage size 0l any home is a sh0rthand descriplion of the manner in which the square lootage was estimated and should not be mnstrued t0 indi€te certainty. Garaoe sizes may vary lrom home t0 home and mav not accommodate all vehicles. Visit Lennar.6om or see a Lennar New Home Consultant for further details and imDortant leoal disclaimers. This is not an ofler in states wiere orior registration is required.Void where Drohibited by hw. tSource - BATC, 201 5 Top 25 Builders List. Copyright @ 2017 Lennar Cor@ration. All rights reserved. Lennar, the Lennar logo, Everything's lncluded and the Everyihing-s lncluded logo are U.S. registered service marks or serviE marks of Lennar Coeoration and/or its subsidhries, U.S. Home Corporation d/Ua Lennar - Lbense llo.20464871. Lennar Sales Corp. - Broker. MN Bldr. Lic # BC00'1413. (10154) 11/08n7 1630535thAve.N. Suite 6OO, Plymouth, MN 55445 Main Level The Springdale LENNAFT.COIVI 95?-?49-3000 \( )( )K Rlr\lr\IL\till KI I1]I I]I\ BEDROOM4 11'4',X 14-o', Upper Level 1 Story ! 3 Bedrooms I 3 Bathrooms | 3 Car Garage 2,983 Sq. Ft. @ EVERYTHIl{G'S INCLUDED' LENNAFT The Riviera LENNAFI.C(]IVI 9s?-373-0485 LENNAFI'The Riviera 2,983 Sq. Ft. . L Story . 3 Bedrooms . 3 Bathrooms . 3 Car Garage Elsvatjons of a home may mry and we reserve the rioht to substitute and /or modity design and materials, in our soh @inicm and wittput notice. Please see your I'lew Home Coflstlltant and home purchase agreement l0r aclual features de$gnated as an Everylhirqb hduded featrre eddilional infomatM. disdosures. and C0r0. - Broker LicerEe *.40021205. iir_,,[{,".d!;fi,,ffififf g 1630536thAve.N. Suite 6OO, Plymouth, MN 55445 MAIN LEVEL 9s"-373-0485LENNAFR.COIVI 2 Stories I 4 Bedrooms t 5 Bathrooms I 3 CarGarage 3,974 Sq. Ft. @ EYERYTHIilG,S INCLUDED' LENNAliR'TheSalisbury LENNAFT.COM 95?-249-3000 MAIN LEVEL I- OEM rlr]\rn UPPER LEVEL 3,974 5q. Ft. . 2 Stories . 4 Bedrooms . 5 Bathrooms . 3 Car Garage 1'TWIN CITIES #1 TiK HOMEBUILDER Elevations of a home may vary and w€ reserve the right to substitute and /or modify design and materials, in our s0le oprnion and without n0tice. Please see vour New Home Consultant and home purchase agreement tor aclua' leatures designated as an Everythings lnduded feature. additional information, disdosures. and disclaimers relating to your home and ihfeatures. Plans are artisl's renderings and may contain oDtions which are not Sandard on all models. Lennar reserves the right to make changes t0 ohns and elevations without prior notice. Stated iimensons and souare lootaqe are approximate and should not be used as representation ol fie home's precise or actual size. Arry slatement, verbal or written, reqarding 'under air'or'finished area" or any o$er des{ription 0r modilier ol the square footage size of any home is a shorthand description of the manner in which the square tootaoe was estimated and should not be construed to indicate certainty. Garage sizes may vary from home to home and may not accommodate all vehicles. visit Lennar.com s see a Lennar New Home Consultant lor further details and imp0rtant l€gal disclaimers. Ihis is not an olfer in states where prior regisEation is reouired. Void where prohibited by law. tsource' MTC. 2017 Top 25 Buil@rs List Copynght @ 2018 Lennar Corporation. All nghts ressved. Lennar. the Lennar logo, Evel&ing's lnduded and fie Everything's lnclud€d logo are U.S. reoister€d seruce marl6 or seMce rnarlc ol Le-nnar Corporation and/ol its $Ndiatus. U.S. Llome Corporation d y'a Lennar^--Lennar Sal€s corp. - giolGr Licer6e #40@1205. MN Bldr. Lic # BC001413. CalAtlantic Group, lnc.; BC numbet is - 8C736565. Q48731 W17t18 1530535thAve.N. Suite 6OO, Plymouth, MN 55446 LENNAJiI"TheSalisbury 95?-?49-3000LENNAFT,C(fIVI 2 Stories l4 Bedrooms l4 Bathrooms | 3 CarGarage 3,874 Sq. Ft. @ EVERYTHII{G'S INCLUDED' LENNATiT The Muifield LENNAFT.C(]IVI 952-373-0485 nff.li K]TCHEN 13'X lr', FAMILY ROOM 17 Xfr', 3-CAR GARAGE 3/ XA', -1- MAIN LEVEL '-I OWNER'S SUITE 14'X 16vwr(ffi BEDROOM2 13':{12. BEDROOM4 14](1t UPPER LEVEL 3,874 Sq. Ft, o 2 Stories o 4 Bedrooms . 4 Bathrooms o 3 Car Garage 1'TWIN CITIES #I Tih HoMEBUILDER Elsvations of a home may vary and we reserve the rigm to substitute and /or modity design and materials, in our sole opinion and withod notice. Please see your NelY Home Consultant and home ourchase agreemenl tor aclual features designated as an Everything's lncluded feature, additional information, disclosures, and disclaimers relating to your home and its featur$. Plans are artis:tb renderings and may contain ootions which are not $andard on all models. Lbnna reserves the right to make changes h Dhns and elevations withod prior notice. Stated dimen$ons and square lootage are approximate and sir0uld not be used as reoresentation of he home's precise or aclual size. Arry shtement, verbal 0r written, regarding 'under air'or'finished area" or any other desc{iption 0r modili€r of the square footage size of any home is a shorthand d€scriptlon ol the manner in which the square lootage was eslimated and should not be consfued h indicate certainty. Garage sizes may vary tlom home to home and may nol accommodate all vehicles. Visit Lennar.com 0I see a Lennar Nav Home Consuttant lor turther details and important legal disclaimers. Ihis is not an ofler in $ates where prior Iegistralion is required. Void where prohibited by law. tsource - MTC, 2017 Top 25 Builders List. Copynght @ 2018 LenMr Corporatjon, AII rights reserved. Lenna( the Lennar logo, Eveq/thing's hcluded and tlE Eveqniing's lncluded logo are U.S. reoislered seflice marks or seMce marks of Le-nnar Corporation and/or its subsidianes. U.S. Hom€ Corporation d y'a Lennar - Lennar Sales corp. - &okel Licer6€ #40021205. MN Btdr Lic # BCml413. CalAdantc &o|,p, lnc.; BC number is - 8C736565. (24816) W17/18 16305 35th Aue. N. Suate 5OO, Plymouth, MN 55446 LENNAIiI"The Muifield 95?-373-0485LENNAFI.COIVT Carver County Public Works 11360 Highway 212, Suite 1 Cologne, MN 55322 Office (952) 466-5200 | Fax (952) 466-5223 | www.co.carver.mn.us CARVER COUNTY December 28, 2018 City of Chanhassen, c/o Paul Oehme, P.E. Public Works Director/City Engineer 952-227-1169 poehme@ci.chanhassen.mn.us Re: Development / Access Review Comments: Nelson Property Preliminary Plat on CR 117/Galpin Blvd. Thank you for the opportunity to review the subject development in the City of Chanhassen. Consistent with the County Comprehensive Plan and County Codes, the following are comments and recommended conditions of approval and as potential requirements for any necessary permits to be issued for the project: 1. The subject plat and development has been reviewed against several other major planning and infrastructure projects, with the result that several changes and/or cross-checks of the subject plat will be required. CR 117/Galpin Blvd. is planned as turn back project and studied as part of a Highway 117 Corridor Study. Galpin Blvd is also identified in the County’s Comprehensive Plan as an Urban/Urbanizing Collector, with a guided access spacing of 1/4- mile full access and 1/8-mile secondary access. In addition, a draft master stormwater and pond management was developed, based on planned development and road design elements. 2. In terms of access management, the proposed accesses across from Hunter Dr. and Longacres Dr. meet the guideline for full access. These two access points are also identified in the Highway 117 Corridor Study for full access. 3. In terms of access management, the access across from Wynsong Ln. meets the 1/8 spacing guideline for a secondary access. Note that this access could be restricted to a right-in/right- out access in the future. As such, it is recommended the City and developer consider a local through road connection instead of the proposed cul-de-sac. As a condition of the secondary access across from Wynsong Ln, the driveway from parcel no. 250100400 will need to be removed from CR 117/Galpin Blvd. and connect to the proposed new local road. 4. Exclusive left turn and right turn lanes should be required at all full access points across from Hunter Dr. and Longacres Dr., and if full access allowed at Wynsong Ln. Left turn lanes are preferred over right turn lanes if space is a premium. These are shown conceptually in the preferred alternative from the Highway 117 Corridor Study. The Hunter Drive location looks like it will need additional right of way and / or special design transitions to the south to fit the recommended turn lane lengths and transition tapers. 2 | P a g e 5. Right of way dedication will be required along the east side of CR 117/Galpin Blvd. per the above considerations, the Highway 117 Corridor Study, and the typical roadway sections identified in the County’s Draft 2040 Comprehensive Plan. The Corridor Study identifies specific right of way needs and the plat will need to follow and be consistent with the preferred roadway alternative. The right of way will need to tie into the existing highway right of way north and south of the proposed development. The preliminary and final proposal will need to be reviewed and approved as to form and content by the County Surveyor. Specifically, given that most all of the existing corridor is platted at approximately 100-ft total now, this new plat’s right of way could also be a total of 100 ft total or 50-ft on center. The typical roadway section for a 2-lane urban undivided with continuous left turn lane (intersection) should be followed and revised to fit in the 100-ft right of way planned, with an exact cross-section to be reviewed and approved by the County and City. The recommended cross-section could run as follows from west to east: 1’-offset; 8’-trail-5’- blvd; 2’-gutter; 4’-bike lane; 12’-right turn lane; 12’-thru lane; 12’-left turn lane; 12’-thru lane; 12’-right turn lane; 4’-bike lane; 2’-gutter; 5’-blvd; 8’-trail; 1’-offset (with variations in offset and/or blvd). Potentially, the right turn lanes could be shared Thru/Right Turn Lanes as exclusive left turn lanes are preferred over right turn lanes if space is a premium. It could be that the left turn lane or center left turn lane could be left out of the section where Pond “C” Wetland is existing to keep the road narrower in this section. From the Corridor Study centerline stationing reference numbers, it looks like the typical left turn lane is about 600-800-feet long, such that the LT lane at Hunter Drive falls at Sta 32+00 to Sta 40+00; and the LT lane at Longacres Dr falls at Sta 40+00 to Sta 48+00; and so on to the north. More exact design layouts can verify some of these details. 6. The technical details of the plat, its boundaries and form(s) will need to be reviewed and approved by the County Surveyor. 7. The plat’s final grading plans, ponds, and right of way along CR 117/Galpin Blvd. will need to be reviewed and approved to show how this is set up for the potential future CR 117/Galpin Blvd. reconstruction. A cross reference of grading plans, profiles, and respective cross sections should be provided at key locations such as intersections, ponds, or other special features. 8. A new a draft master stormwater and pond management will need to be developed for this plat and area, based on planned development, road design elements, and the draft ponds planned from the Corridor Study Storm Drainage Plan. Ponds “D”, “C”, and potentially “B” will need to be verified accordingly. 9. Prior to any work affecting or on County highways or in County right of way, the applicant shall coordinate plans with the County Engineer and obtain a Utility or Excavating/Filling/Grading Permit(s) from Carver County Public Works: (http://www.co.carver.mn.us/how-do-i/apply-for/a-permit). Final details of locations, grades, and profiles affecting County roads as well as any utility connections will need to be reviewed and approved prior to any permits. 3 | P a g e 10. Any damages, modifications, or changes incurred on County highways from current or approved conditions will need to remedied or updated at development expense, including costs incurred by the County. These are comments at this time. If you have any questions or need further assistance, please do not hesitate to contact me at dmccormick@co.carver.mn.us or by phone at (952) 466-5208. Sincerely, Dan McCormick, P.E. PTOE Transportation Manager Carver County Public Works DEPARTMENT OF THE ARMY ST. PAUL DISTRICT, CORPS OF ENGINEERS 180 FIFTH STREET EAST, SUITE 700 ST. PAUL, MN 55101-1678 REPLY TO ATTENTION OF REGULATORY BRANCH Regulatory File No. 2017-03447-MMJ City of Chanhassen Community Development Department Planning Division c/o Kate Aanenson, AICP 7700 Market Boulevard , P.O. Box 147 Chanhassen, MN 55317 Dear Ms. Aanenson: This letter is in response to correspondence we received from the City of Chanhassen regarding the proposed rezoning of an approximately 188.5-acre property located east of Galpin Boulevard and west of Lake Ann and Lake Lucy. This letter contains our initial comments on this project for your consideration. The purpose of this letter is to inform you that based on the Galpin Site Preliminary Plat and PUD for the project referenced above, a Department of the Army (DA) permit may be required for the proposed activity. We concurred with the delineation of aquatic resources that was completed on the Galpin property, and completed an Approved Jurisdictional Determination (AJD) for numerous waters located within this project site, as indicated in the enclosed letter dated March 26, 2018. We determined that Wetlands 3-13 on this property are not jurisdictional waters of the U.S.; the discharge of dredged or fill material into these wetlands would not require Corps authorization. However, the Galpin site project may require a Corps permit if it would involve the discharge of dredged or fill material into any wetlands or waters on the property not included in the enclosed AJD, as they could potentially be waters of the U.S. Please consider the following information concerning our regulatory program that may apply to the proposed project. If the proposal involves the discharge of dredged or fill material into waters of the United States, it may be subject to the Corps of Engineers’ jurisdiction under Section 404 of the Clean Water Act (CWA Section 404). Waters of the United States include navigable waters, their tributaries, and adjacent wetlands (33 CFR § 328.3). CWA Section 301(a) prohibits discharges of dredged or fill material into waters of the United States, unless the work has been authorized by a Department of the Army permit under Section 404. Information about the Corps permitting process can be obtained online at http://www.mvp.usace.army.mil/regulatory. The Corps evaluation of a Section 404 permit application involves multiple analyses, including (1) evaluating the proposal’s impacts in accordance with the National Environmental Policy Act (NEPA) (33 CFR part 325), (2) determining whether the proposal is contrary to the public interest (33 CFR § 320.4), and (3) determining whether the proposal complies with the Section 404(b)(1) Guidelines (Guidelines) (40 CFR part 230). If the proposal requires a Section 404 permit application, the Guidelines specifically require that “no discharge of dredged or fill material shall be permitted if there is a practicable alternative to the proposed discharge which would have less adverse impact on the aquatic ecosystem, so long as the alternative does not have other significant adverse environmental January 08, 2019 Regulatory Branch (File No. 2017-03447-MMJ) Page 2 of 2 consequences” (40 CFR § 230.10(a)). Time and money spent on the proposal prior to applying for a Section 404 permit cannot be factored into the Corps’ decision whether there is a less damaging practicable alternative to the proposal. If an application for a Corps permit has not yet been submitted, the project proposer may request a pre-application consultation meeting with the Corps to obtain information regarding the data, studies or other information that will be necessary for the permit evaluation process. A pre-application consultation meeting is strongly recommended if the proposal has substantial impacts to waters of the United States, or if it is a large or controversial project. If you have any questions, please contact me in our St. Paul office at (651) 290-5363 or Melissa.m.jenny@usace.army.mil. In any correspondence or inquiries, please refer to the Regulatory file number shown above. Sincerely, Melissa Jenny Project Manager Enclosure Cc: Joe Jablonski, US Home Corporation Vanessa Strong, City of Chanhassen Ben Carlson, BWSR DEPARTMENT OF THE ARMY ST. PAUL DISTRICT, CORPS OF ENGINEERS 180 FIFTH STREET EAST, SUITE 700 ST. PAUL, MN 55101-1678 REPLY TO ATTENTION OF REGULATORY BRANCH March 26, 2018 Regulatory File No. 2017-03447-MMJ Comerica Bank c/o Gerard Snover 230 Park Avenue, Suite 634 New York, New York 10169 Dear Mr. Snover: This letter is in response to your request for Corps of Engineers (Corps) concurrence with the delineation of aquatic resources completed on an approximately 188.5-acre property on Galpin Boulevard, in the City of Chanhassen. You also requested an approved jurisdictional determination (AJD) for numerous wetlands located on the property. The project site is located in Sections 3, 10, & 11, Township 116 North, Range 23 West, Carver County, Minnesota, as identified on the enclosed Figures 1-2. We have reviewed the delineation report completed for this property, dated September 27, 2017, and determined that the limits of the aquatic resources have been accurately identified in accordance with current agency guidance including the Corps of Engineers Wetland Delineation Manual (1987 Manual) and the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Midwest Region. This concurrence is only valid for the review area shown on the enclosed figures labeled MVP-2017-03447-MMJ, Figures 1-2. The boundaries shown on the enclosed figures accurately reflect the limits of the aquatic resources in the review area. W e have also completed an AJD for the wetlands labeled as Wetlands 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 12a & 13 (3-13) on the enclosed Figure 2. We have determined that these wetlands are isolated, and are not jurisdictional waters of the U.S. Therefore, you are not required to obtain Department of the Army authorization to discharge dredged or fill material within these wetlands. The rationale for this determination is provided in the enclosed Approved Jurisdictional Determination form. This determination is only valid for Wetlands 3-13, as shown on the enclosed Figure 2. If you object to this AJD, you may request an administrative appeal under Corps regulations at 33 CFR 331. Enclosed you will find a Notification of Appeal Process (NAP) fact sheet and Request for Appeal (RFA) form. If you request to appeal this determination, you must submit a completed RFA form to the Mississippi Valley Division Office at the address shown on the form. In order for an RFA to be accepted by the Corps, the Corps must determine that it is complete, that it meets the criteria for appeal under 33 CFR 331.5, and that it has been received by the Division Office within 60 days of the date of the enclosed NAP. It is not necessary to submit an RFA form to the division office if you do not object to the determination in this letter This delineation concurrence and AJD may be relied upon for five years from the date of this letter. However, the Corps reserves the right to review and revise the boundary in response to changing site conditions, information that was not considered during our initial review, or off-site activities that could indirectly alter the extent of wetlands and other resources on-site. This determination may be renewed at the end of the five year period provided you submit a written Regulatory Branch (File No. 2017-03447-MMJ) Page 2 of 2 request and our staff are able to verify that the limits established during the original determination are still accurate. We did not complete a jurisdictional determination for the remaining wetlands or waterbodies on this property. While not required, you may request a jurisdictional determination for these wetlands from the Corps contact indicated below. Please note that the discharge of dredged or fill material into waters of the United States without a Department of the Army permit could subject you to an enforcement action. Receipt of a permit from a state or local agency does not obviate the requirement for obtaining a Department of the Army permit. If you have any questions, please contact me in our St. Paul office at (651) 290-5363 or Melissa.m.jenny@usace.army.mil. In any correspondence or inquiries, please refer to the Regulatory file number shown above. Sincerely, Melissa Jenny Project Manager Enclosures Cc: Vanessa Strong, City of Chanhassen Andrew Krinke, KES Ben Carlson, BWSR © OpenStreetMap (and) contributors, CC-BY-SA Figure 1 - Site Location Galpin Property (KES 2017-110)Chanhassen, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. ¯0 2,000 Feet Source: ESRI Streets Basemap Site Location 2017-03447-MMJ, Figure 1 Figure 2 - Existing Conditions Galpin Property (KES 2017-110)Chanhassen, Minnesota Note: Boundaries indicated on this figure are approximate and do not constitute an official survey product. ¯0 600 Feet Source: Minnesota DNR (2013) Drainageway Ravine Transect Ornamental Feature Lake Edge Wetland Boundary Assessment Area Wetland 141.90ac Wetland 20.18ac Wetland 60.06ac Wetland 50.05ac Wetland 40.20ac Wetland 30.16ac Wetland 130.03ac Wetland 120.60ac Wetland 112.79ac Wetland 100.13ac Wetland 90.38ac Wetland 70.62ac Wetland 80.17ac Wetland 140.23ac T-1 T-1 T-4 T-3 T-2 Area A Wetland 12A0.04ac 2017-03447-MMJ, Figure 2 APPROVED JURISDICTIONAL DETERMINATION FORM U.S. Army Corps of Engineers This form should be completed by following the instructions provided in Section IV of the JD Form Instructional Guidebook. SECTION I: BACKGROUND INFORMATION A. REPORT COMPLETION DATE FOR APPROVED JURISDICTIONAL DETERMINATION (JD): 03/26/2018 B. ST PAUL, MN DISTRICT OFFICE, FILE NAME, AND NUMBER: MVP-2017-03447-MMJ; Comerica Bank/Galpin Boulevard C. PROJECT LOCATION AND BACKGROUND INFORMATION: State:MN County/parish/borough: Carver City: Chanhassen Center coordinates of site (lat/long in degree decimal format): Lat. 44.873952° N, Long. -93.568829° W. Universal Transverse Mercator: X:455069.391114, Y:4969105.6303 Name of nearest waterbody: Bluff Creek Name of watershed or Hydrologic Unit Code (HUC): 0702001211 Check if map/diagram of review area and/or potential jurisdictional areas is/are available upon request. Check if other sites (e.g., offsite mitigation sites, disposal sites, etc…) are associated with this action and are recorded on a different JD form. D. REVIEW PERFORMED FOR SITE EVALUATION (CHECK ALL THAT APPLY): Office (Desk) Determination. Date: February 6, 2018 Field Determination. Date(s): SECTION II: SUMMARY OF FINDINGS A. RHA SECTION 10 DETERMINATION OF JURISDICTION. There are no “navigable waters of the U.S.” within Rivers and Harbors Act (RHA) jurisdiction (as defined by 33 CFR part 329) in the review area. B. CWA SECTION 404 DETERMINATION OF JURISDICTION. There are no“waters of the U.S.” within Clean Water Act (CWA) jurisdiction (as defined by 33 CFR part 328) in the review area. 1. Waters of the U.S.: N/A 2. Non-regulated waters/wetlands (check if applicable):1 Potentially jurisdictional waters and/or wetlands were assessed within the review area and determined to be not jurisdictional. Explain: There are multiple wetlands in the review area; however, this determination is only for the wetlands labeled as Wetlands 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 12a & 13 (3-13) on the enclosed map labeled MVP-2017-03447-MMJ, AJD Figure 2. Wetlands 3-13 are depressional wetland basins that do not have a surface or shallow subsurface hydrologic connection to any navigable waters or their tributaries, as confirmed in the Galpin Boulevard delineation report dated September 27, 2017, and revised on October 24, 2017. The wetland delineation boundaries on this property were confirmed in the field by State of Minnesota and City of Chanhassen government staff on October 11, 2017. The wetlands are surrounded by upland, and do not have any swales, pipes or other means to connect them to waters of the U.S. (WOUS). Wetlands 3, 7, 8, 9, 11, & 12 are mapped as isolated basins on the updated National Wetland Inventory (NWI). Wetlands 4, 5, 6, 10 & 13 are not mapped on the NWI. Wetlands 7, 8, 9 & 10 are shallow forested depressions located on topographically prominent upland features on the property, and are surface water driven features that contain ephermeral hydrology. Wetlands 12 and 13 continue off the project site, but are not connected, via swales, pipes or other means, to any downstream waters. We have determined that Wetlands 3-13 are isolated depressions and are not WOUS. Wetlands 3-13 do not support a link to interstate or foreign commerce because they are not known to be used by interstate or foreign travelers for recreation or other purposes; they do not produce fish or shellfish that could be taken and sold in interstate or foreign commerce; and they are not known to be used for industrial purposes by industries in interstate or foreign commerce. These wetlands do not have a significant ecological connection to other waters within the review area. Wetlands 3-13 were determined to not be jurisdictional under the CWA. SECTION III: CWA ANALYSIS A. TNWs AND WETLANDS ADJACENT TO TNWs: N/A 1 Supporting documentation is presented in Section III.F. 2 B. CHARACTERISTICS OF TRIBUTARY (THAT IS NOT A TNW) AND ITS ADJACENT WETLANDS (IF ANY): N/A C. SIGNIFICANT NEXUS DETERMINATION: N/A D. DETERMINATIONS OF JURISDICTIONAL FINDINGS. THE SUBJECT WATERS/WETLANDS ARE (CHECK ALL THAT APPLY): N/A E. ISOLATED [INTERSTATE OR INTRA-STATE] WATERS, INCLUDING ISOLATED WETLANDS, THE USE, DEGRADATION OR DESTRUCTION OF WHICH COULD AFFECT INTERSTATE COMMERCE, INCLUDING ANY SUCH WATERS (CHECK ALL THAT APPLY): N/A F. NON-JURISDICTIONAL WATERS, INCLUDING WETLANDS (CHECK ALL THAT APPLY): If potential wetlands were assessed within the review area, these areas did not meet the criteria in the 1987 Corps of Engineers Wetland Delineation Manual and/or appropriate Regional Supplements. Review area included isolated waters with no substantial nexus to interstate (or foreign) commerce. Prior to the Jan 2001 Supreme Court decision in “SWANCC,” the review area would have been regulated based solely on the “Migratory Bird Rule” (MBR). Waters do not meet the “Significant Nexus” standard, where such a finding is required for jurisdiction. Explain: Other (explain, if not covered above): Provide acreage estimates for non-jurisdictional waters in the review area, where the sole potential basis of jurisdiction is the MBR factors (i.e., presence of migratory birds, presence of endangered species, use of water for irrigated agriculture), using best professional judgment (check all that apply): Non-wetland waters (i.e., rivers, streams): linear feet width (ft). Lakes/ponds: acres. Other non-wetland waters: acres. List type of aquatic resource: . Wetlands: Wetland 3= 0.16 acre, Wetland 4 = 0.20 acre, Wetland 5= 0.05 acre, Wetland 6= 0.02 acre, Wetland 7= 0.62 acre, Wetland 8= 0.17 acre, Wetland 9=0.38 acre, Wetland 10= 0.13 acre, Wetland 11= 2.79 acres, Wetland 12&12a= 0.61 acre, Wetland 13= 0.03 acres. Provide acreage estimates for non-jurisdictional waters in the review area that do not meet the “Significant Nexus” standard, where such a finding is required for jurisdiction (check all that apply): Non-wetland waters (i.e., rivers, streams): linear feet, width (ft). Lakes/ponds: acres. Other non-wetland waters: acres. List type of aquatic resource: . Wetlands: acres. SECTION IV: DATA SOURCES. A. SUPPORTING DATA. Data reviewed for JD (check all that apply - checked items shall be included in case file and, where checked and requested, appropriately reference sources below): Maps, plans, plots or plat submitted by or on behalf of the applicant/consultant: KES Data sheets prepared/submitted by or on behalf of the applicant/consultant. Office concurs with data sheets/delineation report. Office does not concur with data sheets/delineation report. Data sheets prepared by the Corps: Corps navigable waters’ study: U.S. Geological Survey Hydrologic Atlas: USGS NHD data. USGS 8 and 12 digit HUC maps. U.S. Geological Survey map(s). Cite scale & quad name: MN-Shakopee USDA Natural Resources Conservation Service Soil Survey. Citation: Carver County Soil Survey National wetlands inventory map(s). Cite name: USFWS NWI & MnDNR NWI State/Local wetland inventory map(s): FEMA/FIRM maps: 100-year Floodplain Elevation is: (National Geodectic Vertical Datum of 1929) Photographs: Aerial (Name & Date):FSA 1991-2016 or Other (Name & Date): Google Earth 2016-2018 Previous determination(s). File no. and date of response letter: Applicable/supporting case law: Applicable/supporting scientific literature: Other information (please specify): 3 B. ADDITIONAL COMMENTS TO SUPPORT JD: Based on the wetland delineation report, Wetlands 3-13 are isolated wetlands and are therefore not jurisdictional and not regulated under Section 404 of the Clean Water Act. NOTIFICATION OF ADMINISTRATIVE APPEAL OPTIONS AND PROCESS AND REQUEST FOR APPEAL Applicant: Comerica Bank File No.:MVP-2017-03447-MMJ Date: 03/26/2018 Attached is: See Section below INITIAL PROFFERED PERMIT (Standard Permit or Letter of permission) A PROFFERED PERMIT (Standard Permit or Letter of permission) B PERMIT DENIAL C X APPROVED JURISDICTIONAL DETERMINATION D PRELIMINARY JURISDICTIONAL DETERMINATION E SECTION I - The following identifies your rights and options regarding an administrative appeal of the above decision. Additional information may be found at http://usace.army.mil/inet/functions/cw/cecwo/reg or Corps regulations at 33 CFR Part 331. A: INITIAL PROFFERED PERMIT: You may accept or object to the permit. • ACCEPT: If you received a Standard Permit, you may sign the permit document and return it to the district engineer for final authorization. If you received a Letter of Permission (LOP), you may accept the LOP and your work is authorized. Your signature on the Standard Permit or acceptance of the LOP means that you accept the permit in its entirety, and waive all rights to appeal the permit, including its terms and conditions, and approved jurisdictional determinations associated with the permit. • OBJECT: If you object to the permit (Standard or LOP) because of certain terms and conditions therein, you may request that the permit be modified accordingly. You must complete Section II of this form and return the form to the district engineer. Your objections must be received by the district engineer within 60 days of the date of this notice, or you will forfeit your right to appeal the permit in the future. Upon receipt of your letter, the district engineer will evaluate your objections and may: (a) modify the permit to address all of your concerns, (b) modify the permit to address some of your objections, or (c) not modify the permit having determined that the permit should be issued as previously written. After evaluating your objections, the district engineer will send you a proffered permit for your reconsideration, as indicated in Section B below. B: PROFFERED PERMIT: You may accept or appeal the permit • ACCEPT: If you received a Standard Permit, you may sign the permit document and return it to the district engineer for final authorization. If you received a Letter of Permission (LOP), you may accept the LOP and your work is authorized. Your signature on the Standard Permit or acceptance of the LOP means that you accept the permit in its entirety, and waive all rights to appeal the permit, including its terms and conditions, and approved jurisdictional determinations associated with the permit. • APPEAL: If you choose to decline the proffered permit (Standard or LOP) because of certain terms and conditions therein, you may appeal the declined permit under the Corps of Engineers Administrative Appeal Process by completing Section II of this form and sending the form to the division engineer. This form must be received by the division engineer within 60 days of the date of this notice. C: PERMIT DENIAL: You may appeal the denial of a permit under the Corps of Engineers Administrative Appeal Process by completing Section II of this form and sending the form to the division engineer. This form must be received by the division engineer within 60 days of the date of this notice. D: APPROVED JURISDICTIONAL DETERMINATION: You may accept or appeal the approved JD or provide new information. • ACCEPT: You do not need to notify the Corps to accept an approved JD. Failure to notify the Corps within 60 days of the date of this notice, means that you accept the approved JD in its entirety, and waive all rights to appeal the approved JD. • APPEAL: If you disagree with the approved JD, you may appeal the approved JD under the Corps of Engineers Administrative Appeal Process by completing Section II of this form and sending the form to the division engineer. This form must be received by the division engineer within 60 days of the date of this notice. E: PRELIMINARY JURISDICTIONAL DETERMINATION: You do not need to respond to the Corps regarding the preliminary JD. The Preliminary JD is not appealable. If you wish, you may request an approved JD (which may be appealed), by contacting the Corps district for further instruction. Also you may provide new information for further consideration by the Corps to reevaluate the JD. SECTION II - REQUEST FOR APPEAL or OBJECTIONS TO AN INITIAL PROFFERED PERMIT REASONS FOR APPEAL OR OBJECTIONS: (Describe your reasons for appealing the decision or your objections to an initial proffered permit in clear concise statements. You may attach additional information to this form to clarify where your reasons or objections are addressed in the administrative record.) ADDITIONAL INFORMATION: The appeal is limited to a review of the administrative record, the Corps memorandum for the record of the appeal conference or meeting, and any supplemental information that the review officer has determined is needed to clarify the administrative record. Neither the appellant nor the Corps may add new information or analyses to the record. However, you may provide additional information to clarify the location of information that is already in the administrative record. POINT OF CONTACT FOR QUESTIONS OR INFORMATION: If you have questions regarding this decision and/or the appeal process you may contact: Melissa Jenny U. S. Army Corps of Engineers, Regulatory Branch 180 5th Street East, Suite 700 St. Paul, MN 55101 Telephone (651) 290-5363 If you only have questions regarding the appeal process you may also contact the Division Engineer through: Administrative Appeals Review Officer Mississippi Valley Division P.O. Box 80 (1400 Walnut Street) Vicksburg, MS 39181-0080 601-634-5820 FAX: 601-634-5816 RIGHT OF ENTRY: Your signature below grants the right of entry to Corps of Engineers personnel, and any government consultants, to conduct investigations of the project site during the course of the appeal process. You will be provided a 15 day notice of any site investigation, and will have the opportunity to participate in all site investigations. _______________________________ Signature of appellant or agent. Date: Telephone number: 1 AN ORDINANCE AMENDING CHAPTER 20 OF THE CHANHASSEN CITY CODE, THE CITY'S ZONING ORDINANCE BY REZONING CERTAIN PROPERTY THE CITY COUNCIL OF THE CITY OF CHANHASSEN ORDAINS: Section 1. Chapter 20 of the Chanhassen City Code, the City's zoning ordinance, is hereby amended by rezoning all property within Exhibit A to Planned Unit Development Residential, PUD-R. Section 2. The rezoning of this property incorporates the following development design standards: The Galpin Site Zoning Standards a. Intent The purpose of this zone is to create a PUD for single-family detached housing. The use of the PUD zone is to allow for more flexible design standards while creating a higher quality and more sensitive proposal. The PUD requires that the development demonstrate a higher quality of architectural standards and site design. Except as modified by this PUD ordinance, the development shall comply with the requirements of the Residential Low and Medium Density District, RLM. b. Permitted Uses The permitted uses in this zone shall be single-family detached houses and their accessory uses. House plans include the Lennar Luxury, Landmark and Villa home plans. c. Lot Requirements and Setbacks The PUD ordinance requires setbacks from roadways and exterior property lines. The following table displays those setbacks. GALPIN PROPERTY COMPLIANCE TABLE Lot Lot Area (SF) Lot Width (Feet) Lot Depth (Feet) Impervious Area (SF) 90 ft Lots PUD 15,000 90 167 5,500 75 ft Lots PUD 11,000 75 147 4,400 65 ft Lots PUD 8,450 65 130 4,400 55 ft Lots PUD 6,875 55 125 3,400 Front Setback Rear Setback Side Yard Setback Corner Setback CR 117 Setback 90 ft Lots 20 ft * 25 ft 7.5 ft 20 ft 50 ft 75 ft Lots 20 ft 25 ft 7.5 ft 20 ft 50 ft 65 ft Lots 25 ft 25 ft 7.5 ft 20 ft 50 ft 55 ft Lots 25 ft 25 ft 7.5 ft 20 ft 50 ft Wetland Buffer Setback 20 ft. * 25 ft with Sidewalk 2 90 ft Lots Lot Lot Area (SF) Lot Width (Feet) Lot Depth (Feet) Impervious Area (SF) 501 17,122 90 190 5,500 502 18,322 90 172 5,500 503 15,066 90 166 5,500 504 22,778 90 252 5,500 505 23,376 90 243 5,500 506 16,704 90 189 5,500 507 21,184 90 216 5,500 508 21,715 90 135 5,500 509 24,394 90 160 5,500 510 20,655 90 150 5,500 511 18,183 90 170 5,500 512 18,275 90 171 5,500 513 15,030 90 167 5,500 514 15,030 90 167 5,500 515 15,032 90 167 5,500 516 15,574 90 175 5,500 517 15,514 90 175 5,500 518 15,482 90 174 5,500 519 15,576 90 174 5,500 520 15,300 90 170 5,500 521 15,300 90 170 5,500 522 15,300 90 170 5,500 523 15,440 90 172 5,500 524 15,787 90 168 5,500 525 17,021 90 157 5,500 526 22,527 90 167 5,500 527 29,846 90 186 5,500 528 18,621 90 184 5,500 529 15,469 90 172 5,500 530 46,679 90 141 5,500 531 47,788 90 140 5,500 75 ft Lots Lot Lot Area (SF) Lot Width (Feet) Lot Depth (Feet) Impervious Area (SF) 101 18,389 75 151 4,400 102 11,184 75 148 4,400 103 11,081 75 148 4,400 104 11,081 75 148 4,400 105 11,081 75 148 4,400 106 11,081 75 148 4,400 107 11,081 75 148 4,400 108 11,081 75 148 4,400 109 11,081 75 148 4,400 110 11,081 75 148 4,400 3 65 ft Lots Lot Lot Area (SF) Lot Width (Feet) Lot Depth (Feet) Impervious Area (SF) 301 9,993 65 125 4,400 302 8,450 65 125 4,400 303 8,450 65 125 4,400 304 8,450 65 125 4,400 305 8,450 65 125 4,400 306 8,450 65 125 4,400 307 11,132 65 125 4,400 308 11,244 65 152 4,400 309 10,672 65 166 4,400 310 12,460 65 193 4,400 311 15,421 65 240 4,400 312 11,215 65 133 4,400 313 10,404 65 160 4,400 314 11,607 65 170 4,400 315 10,622 65 158 4,400 316 11,545 65 136 4,400 317 14,532 65 129 4,400 318 12,761 65 135 4,400 319 13,019 65 131 4,400 320 10,858 65 142 4,400 321 10,887 65 168 4,400 322 10,502 65 162 4,400 323 9,306 65 143 4,400 324 10,263 65 122 4,400 325 10,020 65 122 4,400 326 9,385 65 145 4,400 327 10,984 65 164 4,400 328 10,228 65 150 4,400 329 8,474 65 126 4,400 330 8,474 65 126 4,400 331 8,776 65 125 4,400 332 8,864 65 125 4,400 333 13,586 65 99 4,400 334 14,313 65 142 4,400 335 12,790 65 131 4,400 336 12,963 65 132 4,400 337 14,449 65 133 4,400 338 11,360 65 130 4,400 339 11,011 65 124 4,400 340 10,508 65 158 4,400 341 11,458 65 154 4,400 342 13,033 65 138 4,400 343 12,790 65 131 4,400 344 12,940 65 131 4,400 345 12,790 65 131 4,400 4 346 9,728 65 143 4,400 347 10,036 65 148 4,400 348 10,303 65 124 4,400 349 8,933 65 130 4,400 350 9,242 65 130 4,400 351 9,242 65 130 4,400 352 9,242 65 130 4,400 353 9,236 65 130 4,400 354 8,450 65 130 4,400 355 8,450 65 130 4,400 356 8,450 65 130 4,400 357 8,450 65 130 4,400 358 8,450 65 130 4,400 359 8,801 65 130 4,400 360 15,319 65 130 4,400 361 11,772 65 140 4,400 362 9,453 65 145 4,400 363 9,780 65 145 4,400 364 8,497 65 131 4,400 365 8,450 65 130 4,400 366 8,450 65 130 4,400 367 8,450 65 130 4,400 368 8,450 65 130 4,400 369 8,450 65 130 4,400 370 8,749 65 130 4,400 371 9,189 65 133 4,400 372 9,390 65 133 4,400 373 9,313 65 132 4,400 374 8,922 65 116 4,400 375 12,754 65 97 4,400 376 8,474 65 130 4,400 377 8,450 65 130 4,400 378 8,450 65 130 4,400 379 8,450 65 130 4,400 380 8,450 65 130 4,400 381 8,450 65 130 4,400 382 10,504 65 141 4,400 383 11,092 65 141 4,400 384 8,819 65 130 4,400 385 8,450 65 130 4,400 386 8,729 65 131 4,400 387 12,658 65 127 4,400 388 10,192 65 128 4,400 389 9,559 65 131 4,400 390 9,104 65 140 4,400 391 9,702 65 141 4,400 392 14,151 65 136 4,400 5 393 9,676 65 139 4,400 394 8,779 65 136 4,400 395 8,570 65 133 4,400 396 9,103 65 139 4,400 397 9,344 65 143 4,400 398 9,170 65 140 4,400 399 10,929 65 133 4,400 400 12,265 65 142 4,400 401 9,984 65 138 4,400 402 10,465 65 144 4,400 403 11,434 65 165 4,400 404 12,108 65 174 4,400 405 12,591 65 192 4,400 406 12,589 65 181 4,400 407 12,101 65 174 4,400 408 10,764 65 150 4,400 409 9,554 65 133 4,400 410 11,046 65 135 4,400 411 12,618 65 173 4,400 412 14,656 65 237 4,400 413 14,357 65 250 4,400 414 14,285 65 233 4,400 415 13,661 65 210 4,400 416 12,931 65 167 4,400 55 ft Lots Lot Lot Area (SF) Lot Width (Feet) Lot Depth (Feet) Impervious Area (SF) 201 11,262 55 115 3,400 202 8,851 55 148 3,400 203 8,645 55 146 3,400 204 8,659 55 146 3,400 205 8,894 55 149 3,400 206 9,079 55 156 3,400 207 9,043 55 165 3,400 208 8,470 55 132 3,400 209 13,623 55 115 3,400 210 10,635 55 137 3,400 211 11,580 55 139 3,400 212 10,688 55 132 3,600 213 13,820 55 124 3,600 214 9,059 55 164 3,400 215 7,285 55 132 3,400 216 7,285 55 132 3,400 217 7,488 55 133 3,400 218 9,065 55 131 3,400 219 8,605 55 124 3,400 220 6,824 55 122 3,400 6 221 7,222 55 140 3,400 222 8,456 55 168 3,400 223 11,920 55 176 3,400 224 10,548 55 128 3,400 225 7,164 55 131 3,400 226 9,284 55 127 3,600 227 8,832 55 126 3,600 228 6,875 55 125 3,400 229 6,875 55 125 3,400 230 6,875 55 125 3,400 231 6,875 55 125 3,400 232 6,875 55 125 3,400 233 7,651 55 126 3,400 234 10,745 55 142 3,400 Section 3. The zoning map of the City of Chanhassen shall not be republished to show the aforesaid zoning, but the Clerk shall appropriately mark the zoning map on file in the Clerk's Office for the purpose of indicating the rezoning hereinabove provided for in this ordinance, and all of the notations, references, and other information shown thereon are hereby incorporated by reference and made a part of this ordinance. Section 4. This ordinance shall be effective immediately upon its passage and publication. PASSED AND ADOPTED this ___ day of _____, 2019 by the City Council of the City of Chanhassen, Minnesota. Todd Gerhardt, City Manager Elise Ryan, Mayor (Published in the Chanhassen Villager on ______________________________) g:\plan\2019 planning cases\19-01 galpin site preliminary plat and rezoning pud\galpin site pud ordinance.doc