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4. Pioneer Pass ~ z < u ~ ~ ~ ~ < < ~ < ~ ~ ~ ~ rLJ. PC DATE: March 21, 2006 [i] CC DATE: April 1 0, 2006 CITY OF CHANHASSEN REVIEW DEADLINE: April 4, 2006 Extended to June 3, 2006 CASE #: 06-09 BY: AF, RG, LH, TH, ML, JS, ST STAFF REPORT PROPOSAL: PIONEER PASS - Request for a comprehensive plan Land Use Amendment from Residential- Medium Density and Office/Industrial to Residential - Low Density (approximately 43 acres); Rezoning from Agricultural Estate District, A2, to Residential Low and Medium Density District, RLM (approximately 43 acres); Preliminary Plat (Pioneer Pass) creating 82 lots, 8 outlots and right-of-way for public streets (approximately 73 acres); Conditional Use Permit for development within the bluff creek overlay district with a Variance for encroachment into the primary zone; and a Wetland Alteration Permit for the grading and filling of wetlands on property. LOCATION: North of Pioneer Trail (1600 Pioneer Trail) at future Highway 312 o~. APPLICANT: D.R. Horton, Inc. - Minnesota 20860 Kenbridge Court, Suite 100 Lakeville, MN 55044 (952) 985-7827 Peterson Jacques Farm 15900 Flying Cloud Drive Eden Prairie, MN 55344 PRESENT ZONING: Agricultural Estate District, A2 2020 LAND USE PLAN: Residential- Medium Density and Office/Industrial ACREAGE: 120.74 acres DENSITY: gross: 1.10 units per acre. net: 2.88 units per acre. SUMMARY OF REQUEST: The developer is proposing an 82 unit single-family residential development. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City has a relatively high level of discretion in approving a Comprehensive Plan Amendment because the City is acting in its legislative or policy making capacity. The City has a relatively high level of discretion in approving rezonings because the City is acting in its legislative or policy making capacity. A rezoning must be consistent with the City's Comprehensive Plan. The City's discretion in approving or denying a 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 limited discretion in approving or denying conditional use permits, based on whether or not the proposal meets the conditional use permit standards outlined in the Zoning Ordinance. If the City finds that all the applicable conditional use permit standards are met, the permit must be approved. This is a quasi judicial decision. Location Map Pioneer Pass Planning Case No. 06-09 1600 Pioneer Trail City of Chanhassen \. " L man Iv D . Qj------ : _____'. ~ : ---- , ' .,. - '__'"_n__m_ .. : '. , ------, -.'-",,,.-. \ ,'.- Planning Commission Planning Case No. 06-09 March 21, 2006 Page 2 of 22 The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for variances. The City has a relatively high level of discretion with a variance because of the burden of proof is on the applicant to show that they meet the standards in the ordinance. PROPOSALffl~RY The developer, D. R. Horton, Inc., is proposing an 81 lot single-family detached home development. Lot areas range from 11,050 to 22,666 square feet with an average lot size of 15,117 square feet. As part of the development, the developer is proposing the use of up to 12 different housing styles with building footprints ranging from 1,836 to 2,448 square feet. The property to the north is currently farmed but will shortly be submitted for development review for a proposed mixed density housing development. To the east, Town & Country Homes is proposing a 144 unit townhouse development (Planning Case #05-24 - Liberty at Creekside). Pioneer Pass must provide a small segment of right-of-way to connect the projects to the north and east. To the south is the realigned Pioneer Trail and new Highway 312. To the west, Town & Country Homes is developing a 444-unit townhouse project (Planning Case 05-11 - Liberty on Bluff Creek). City water and sewer service is being provided as part of the 2005 Metropolitan Urban Services Area (MUSA) utility project currently under construction by the City. The developer will extend the trunk lines through their project to the southern and southeastern property line. The developer is providing stormwater ponding on the south and north sides of the development. The northerly pond is proposed within the Bluff Creek Overlay District due to site topography which limits were such ponding may be located. The development of this pond requires the granting of a variance to permit encroachment in to the primary zone. Access to the site will be provided by a north-south collector street (Street D) out to Pioneer Trail and by an east-west collector street from Audubon. Ultimately, the east west collector will extend to Powers Boulevard. Additionally, a future north-south collector will provide access to Lyman Boulevard. The central portion of the site has been farmed. The high point on the property is located in the west central portion of the site with an elevation of 958. The low point on the site is located in the northwest comer of the property with an elevation of 866. The Bluff Creek primary corridor is located in Outlots A and G. These Outlots may either be dedicated to the city or have a conservation easement recorded over them. The proposed development requires a comprehensive plan amendment, rezoning, subdivision, conditional use permit with variance and a wetland alteration permit. Approval of the land use amendment is subject to the Metropolitan Council approval. Staff is recommending approval of the proposed development, subject to the conditions of approval. Planning Commission Planning Case No. 06-09 March 21, 2006 Page 3 of 22 APPLICABLE REGUATIONS Chapter 18, Subdivisions Chapter 20, Article IT, Division 2, Amendments Chapter 20, Article IT, Division 3, Variances Chapter 20, Article IV, Conditional Use Permits Chapter 20, Article VI, Wetland Protection Chapter 20, Article XIV, Division 1, Residential Low and Medium Density District Chapter 20, Article XXXI, Bluff Creek Overlay District BACKGROUND On August 8, 2005, the Chanhassen City Council approved a Planned Unit Development concept plan for a low density residential development consisting of 120 units of twin and single-family homes. On December 8, 2003, the City approved the 2005 MUSA Alternate Urban Areawide Review (AUAR). This document was intended to review and provide mitigation measures for all development within the 2005 MUSA area. At the time of development review, each property within the 2005 MUSA area is required to reimburse the city for their propositional share, based on the land area, of the costs for completion of the AUAR. This property is responsible for $21,547.00 as their portion of the 2005 AUAR. With the update of the comprehensive plan in 1998, this property was given the two land use alternatives: Residential-Medium Density or Office/Industrial, as well as parks and open space within the Bluff Creek Corridor. The reason it was given both potential land uses was that the site has been and is farmed and was adjacent to the Benardi (Town and County) property which was similarly guided. COMPREHENSIVE PLAN AMENDMENT The developer requires a Comprehensive Plan Amendment to permit the proposed development. In calculating the City's 2020 land use designations, this 43-acre site was calculated at 50 percent industrial and 50 percent medium density residential. If this site were to be developed as all low density residential, there would 21 acres less of industrial land or a reduction from 1,269 to 1,208 or a percentage reduction of .015 percent to 8.2 percent and a 21 acre reduction in medium density land from 669 to 648 acres. The proposed amendment and rezoning assist in the furtherance of the following land use goals of the City of Chanhassen Comprehensive Plan: . The plan should seek to establish sufficient land to provide a full range of housing opportunities. . The city will seek opportunities to provide transitions between different uses of different types. Planning Commission Planning Case No. 06-09 March 21, 2006 Page 4 of 22 . Development should be phased in accordance with the ability of the city to provide services. The proposed amendment and rezoning assist in the furtherance of the following housing goals of the City of Chanhassen Comprehensive Plan: . A balanced housing supply with housing available for people of all income levels. . A variety of housing types for people in all stages of the life cycle. . Housing development that respects the natural environment of the community while striving to accommodate the need for a variety of housing types and costs. 2020 Land Use Plan Land Use Existing Proposed Change %of Total Commercial 212 212 0 1.4% Office/Industrial 1,229 1,208 -21 8.2% Office 117 117 0 .8% Parks & Open Space 1,466 1,466 0 9.9% Public/Semi-Public 1,242 1,242 0 8.8% Residential Large Lot 2,247 2,247 0 15.2% Residential Low Density 5,473 5,515 +42 37.4% Residential Medium 669 648 -21 4.4% Density Residential High Density 398 398 0 2.6% Mixed Use 134 134 0 .9% Undevelopable 1,573 1,573 0 10.6% TOTALS 14,760 acres 14,760 acres 100% REZONING With approval of the land use amendment, the property is guided for Residential - Low Density Uses. The Residential- Low Density designation permits net densities of 1.2 to 4.0 units per acre. Appropriate zonings consistent with this land use designation include Residential Low and Medium Density District, RLM, Planned Unit Development - Residential (PUD-R), Single-Family Residential (RSF) and Mixed Low Density Residential (R4). The applicant is requesting to rezone approximately 43 acres from A2, Agricultural Estate District, to Residential Low and Medium Density District, RLM. The project consists of 82 single-family units. The proposed rezoning is consistent with the comprehensive plan amendment. The outlots adjacent to Pioneer Trail (Outlots B, C and D) and the outlots Planning Commission Planning Case No. 06-09 March 21, 2006 Page 5 of 22 containing the Bluff Creek Overlay District primary zone (Outlots A and G) will not be rezoned at this time. SUBDIVISION REVIEW LANDSCAPINGffREE PRESERVATION Total upland area (excluding wetlands, bluffs, park) 61.33 ac. Baseline canopy coverage 11.7% or 7.20 ac. Minimum canopy coverage allowed 25 % or 15.33 ac. Proposed tree preservation 10.2% or 6.28 ac. Developer does not meet minimum canopy coverage allowed; therefore the difference between the baseline and proposed tree preservation is multiplied by 1.2 to calculate the required replacement plantings. Difference in canopy coverage Multiplier Total replacement Total number of trees to be planted .92 ac. 1.2 1.1 ac. or 47,916 SF 44 trees In addition, the applicant must increase canopy coverage to meet the minimum thirty percent required. The calculations are follows: Total reforestation area (15.33-7.2 ac.) Required canopy coverage (one tree provides 1,089 SF of canopy) 8.13 ac or 354,143 SF 325 trees The total number of trees required for the development is 369. Each lot shall have a minimum of two overstory deciduous trees planted in the front yard. Buffer yard requirements are as shown in the table: Landscapin~ Item Required Proposed Buffer yard B- 38 overstory trees 21 overstory trees residential lots along 76 understory trees 114 understory trees collector road 114 shrubs o shrubs 1900', 15' width, berm Buffer yard B - Park 9 overstory trees 14 overs tory trees property 18 understory trees 10 understory trees 900' , 30' width, no berm 18 shrubs o shrubs Buffer yard B - south 14 overs tory trees o overs tory trees property line 22 understory trees o understory trees 730' , 20' width 36 shrubs o shrubs Boulevard Trees - 59 overstory trees, north 21 overstory trees, north Collector Road 'D' 39 overs tory trees, south 19 overstory trees, south Planning Commission Planning Case No. 06-09 March 21, 2006 Page 6 of 22 Landsca in Item 1 per 30 feet Re uired Pro osed Applicant does not meet total minimum requirements for buffer yard and boulevard tree plantings. Staff recommends that the applicant increase the planting to meet minimum ordinance requirements. According to ordinance, when a berm three feet or higher is incorporated into a buffer yard, understory and shrub plantings may be reduced by half. The berm along the collector road ranges in height from 2 feet to six feet. If the applicant can prove that berm height is a minimum of three feet or higher along the length of the road, then the buffer yard plantings can be adjusted accordingly. The applicant must also incorporate a berm and buffer yard plantings for Lot 1, Block 1 and Lot 1, Block 4. Staff recommends that the applicant include native plantings along the north Bluff Creek Overlay District primary line. This area north of the line is being impacted by grading and a restoration plan shall be developed by the applicant and approved by the city for this area. GRADINGIDRAINAGEIEROSION CONTROL The 120.74 acre site is bordered by wetlands to the north and southwest comer. Before site grading commences, the existing building on the property must be razed. The property lies within the 2005 MUSA Expansion study area. Kimley-Horn completed a study on the 2005 MUSA which included street system analysis and proposed trunk utility alignments. The study identifies a north-south collector road between Pioneer Trail (CSAH 14) and the extension of Powers Boulevard (CR 17). The developer's engineer submitted a site plan for Peterson Property. The plans show an approximate grading area of 46 acres (38% of the site); this includes 82 single-family house lots, public streets, two cul-de-sacs, three stormwater ponds and a public playground. Forty-nine acres (41 % of the site) will be for city street and MnDOT Highway 312 construction and the remaining 25.74 acres are for outlots and future developments. A concept plan for Liberty on Bluff Creek (the property west of Peterson property) has been submitted. The developer's engineer must work with Liberty on Bluff Creek's engineer to ensure that the proposed grading on each property matches at the property line and coordinates with MnDOT for the future Highway 312 construction. The grading plan shows retaining walls in different areas. The applicant must be aware that no retaining walls are allowed within any drainage and utility easement. Building permits are required for all retaining walls and must be designed by a Structural Engineer registered in the State of Minnesota. Runoff from the northern half of the site currently drains toward the wetland on the northeastern comer and the southern half of the site drains toward the wetland on the southwestern comer. The northern portion of the site drains to proposed Pond #2 (Outlot A), which outlets to the wetland on the north property line. Runoff from the remainder of the site will be conveyed to Planning Commission Planning Case No. 06-09 March 21, 2006 Page 7 of 22 ponds within Outlots E and F, which outlet to the existing wetlands on the southwest comer of the site and eventually to Bluff Creek. The developer's engineer has submitted hydrology calculations for the site. Staff will review the calculations and forward any recommendations with the final plat report. Storm sewer calculations and a drainage map must be submitted with the final plat application. The storm sewer must be designed to accommodate a lO-year, 24-hour storm event. Additional stormwater catch basins must be added in the back yards of Lots 1-15, Block 3, along Street A in front of Lots 25-28, between Lots 15 & 16 and 4 & 5, Block 1, and the catch basin between Lots 6 & 7 must be built with two inlet openings. The last public stormwater structure that is road-accessible prior to discharging to a water body must have a 3-foot sump. The style of home and lowest floor elevation must be noted on the final grading plan. The back yard lowest entry for any house adjacent to a stormwater pond must be a minimum of three feet higher than the pond high water elevation. The final grading plan must also include a note to remove the existing driveway at Pioneer Trail. A minimum 75-foot long rock construction entrance must be shown on the plans. In addition, tree preservation fencing must be installed at the limits of tree removal. An easement is required from the appropriate property owner for any off-site grading. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes. The slopes along the southwest property line of Lots 25-31, Block 2 are long and steep. This could cause drainage problems in the rear yards of the downslope properties. The applicant should demonstrate that storm water management in this area is adequate to prevent drainage issues for future homeowners. The outlet for Pond 2 appears to be designed to short-circuit the treatment capability of the pond. The outlet should be moved westward to increase the flow distance between the inlet and outlet structures. Erosion and Sediment Control Energy dissipation should be provided at the flared-end section inlet to Pond 2 within 24 hours of installation. Additional blanket should be provided for storm sewer installation area for inlet infrastructure to Pond 2. The access area should be protected with erosion control blanket upon the establishment of final grade. Erosion control blanket should be used on the slopes within Lots 31-24, Block 2. Mulch could be substituted for the blanket proposed for the berm area of Block 3 along Street D. Temporary sediment basins should be provided in existing watersheds 1 and 3 during mass grading activities. Where 10 acres or more of exposed area come to a discemable point of discharge to a wetland or waterway, a temporary basin is needed. The proposed storm water basins in proposed drainage areas 2, 6 and 7 should be temporary sediment basins until the Planning Commission Planning Case No. 06-09 March 21, 2006 Page 8 of 22 contributing areas are stabilized. The temporary outlets could be installed in place of the permanent outlets. Once the permanent outlets are installed, the basins become surfaces protected under NPDES. Perimeter control (silt fence) should be installed prior to grading along the south side of the Street D and CSAH 14 (Pioneer Trail) intersection. All silt fences near flared-end sections must be installed up and around flared-end sections so water is not discharged against the silt fence, causing it to fail. The two areas labeled as temporary sedimentation basins during the rough gradinglsubcut street phase of development need an outlet area defined. It is recommended to save any shredded wood material from tree removal for temporary mulch berms/vehicle exit pads as needed. Typical silt fence should be installed prior to initial rough grading activities along the west side of Outlot H to the proposed "street by others." Surface Water Management Fees Based on approximately 36.8 acres at the low density residential water quality and water quantity rates, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $165,600. Other Agencies The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (National Pollutant Discharge Elimination System Construction Permit), Minnesota Department of Natural Resources (dewatering permit), Army Corps of Engineers) and comply with their conditions of approval. UTILITIES Trunk sanitary sewer and watermain to serve the proposed development will be constructed with the 2005 MUSA Expansion Improvements, City Project 04-05. The developer's engineer must ensure that the proposed location of the sanitary sewer and watermain and the elevation for the sanitary sewer connection shown on the Peterson Property utility plan coincides with City Project 06-05, Bluff Creek Boulevard Improvements, utility plan. Lateral sanitary sewer and watermain within the development will extend from the trunk facilities. Staff is concerned with the proposed sanitary sewer connection to the trunk which is more than 40 feet deep along Street A at Block 1, Lots 1-5. The applicant must revise the plans and reroute the sewer to minimize the depth of the sewer main. The developer shall work with the City and the City's consultant for the Bluff Creek Boulevard improvements to reroute this sewer to an acceptable location. Also, the sewer line that runs through Stormwater Pond E needs to be moved outside the ponding limits. Planning Commission Planning Case No. 06-09 March 21, 2006 Page 9 of 22 Watermain within Street D must be 12-inch DIP. The City will reimburse the developer the cost difference between 8-inch lateral and 12-inch trunk watermain. In-home pressure reducing water valves may be required for some lots. Utility services for the lots must be shown on the final utility plan. Installation of the private service utilities for the site will require permits and inspections through the City's Building Department. The 2005 MUSA feasibility study, which was approved by the City Council, listed an assessment to the underlying property. These assessments are for proposed trunk sanitary sewer, storm sewer, watermain, and road improvements. Since the developer will be responsible for extending lateral sewer and water service to the lots, the sanitary sewer and water connection charges will be waived. The property is subject to sanitary sewer and water hookup charges for all of the lots. The 2006 trunk utility hook-up charges are $1,575 per unit for sanitary sewer and $4,078 per unit for water. The 2006 SAC charge is $1,625 per unit. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building permit issuance. Permits from the appropriate regulatory agencies will be required, including the MPCA, NPDES, Dept. of Health, Carver County, MnDOT and Watershed District. Access to Outlot B has been severed by MnDOT. Outlot B has a different zoning than the development area. The developer should work with the City to provide service stubs for the future development of the site. STREETS! ACCESS The site plan shows the current alignment of the north-south collector road and a roundabout per Kimley-Horn's design and report for City Project 06-05. The easterly half right-of-way of the north-south segment of the collector street lies within the Peterson Property development. The remaining westerly portion will be within the Liberty on Bluff Creek development. Right-of- way will be dedicated for the roadways. Public streets extending from the north-south collector include Streets A, B, C and D. Streets A, B, C and D will be a 31-foot wide back-to-back street within a 60-foot wide right-of-way. Street B ends with a 91-foot pavement radius cul-de-sac within a 120-foot radius right-of-way. Street D will intersect Pioneer Trail south of the property as part of MnDOT's Trunk Highway 312 and be 36-feet wide with an 80-foot wide right-of-way. The access for the minor collector road within the development (Street D) does not appear to line up with MnDOT's access management point at the property line. The developer will need to work with MnDOT to have the access point moved. Please contact Steve Channer with MnDOT at 651-582-1272 to move the access Planning Commission Planning Case No. 06-09 March 21, 2006 Page 10 of 22 point. Street C is 31 feet wide. The access to Pioneer Trail must be constructed in conjunction with the first phase of the development. Access to Outlot B has been severed by MnDOT. Outlot B has a different zoning than the development area. Access to Outlot B has not been determined at this time. The developer should work with MnDOT, the County and the City to determine future access to the site. The applicant must be aware that adjacent property at the northeastern comer of Peterson property has submitted a site plan (Liberty at Creekside) showing a street going through outlot (A) and intersecting with the future extension of Audubon Road. As to that, the applicant must coordinate with the adjacent property developer and need to dedicate the public street right-of- way. The developer shall dedicate street right-of-way in the northeast comer of Oulot A to provide access from the parcel to the north to the parcel to the east. An Arterial Collector Roadway Fee in the amount of $2,400/developable acre will need to be paid at the time of final plat. WETLANDS Existing Wetlands Eight wetland basins exist on-site and were delineated by Graham Environmental Services, Inc. on October 14, 2005. Wetland A is an AglUrban wetland (Type 2) located along the west edge of the property. The wetland is dominated by reed canary grass. Impacts to Wetland A are proposed in conjunction with the construction of the east-west collector street. Wetland B is an AglUrban wetland (Type 317) located in the northeast portion of the site. The wetland is dominated by reed canary grass. No impact is proposed to this wetland in conjunction with this project; however, future impacts to the northeast side of this wetland may occur as part of road construction to access the Jeurissen parcel to the east. The wetland boundary along the northeast side of this wetland basin was delineated by Westwood and checked by the City in conjunction with the plans for the Jeurissen property. The boundary should be revised in accordance with that approved delineation. Wetland C is an AglUrban wetland (Type 3) located in the south central portion of the site, north of Pioneer Trail and within MnDOT Right of Way. The wetland is dominated by reed canary grass. No impact is proposed to this wetland in conjunction with this project. Wetland D is an AglUrban wetland (Type 2) located in the south central portion of the site, west of Wetland C and within MnDOT Right of Way. The wetland is dominated by reed canary grass. No impact is proposed to this wetland in conjunction with this project. Wetland E is an AglUrban wetland (Type 2) located in the eastern portion of the site within MnDOT Right of Way. The wetland is dominated by reed canary grass. No impact is proposed to this wetland in conjunction with this project. Planning Commission Planning Case No. 06-09 March 21, 2006 Page 11 of 22 Wetland F is an AglUrban wetland (Type 3) located in the southwest comer of the site. The wetland contains sparse vegetation, including duckweed. Wetland G is an AglUrban wetland (Type 3) located in the southeast comer of the site, south of Pioneer Trail. No impact is proposed to this wetland. Wetland H is an AglUrban wetland (Type 2) located in the west-central portion of the site. The wetland is dominated by pinkweed and barnyard grass. Grading is proposed within this wetland to accommodate a north-south connection from Pioneer Trail to the proposed east-west collector street. Wetland Replacement A wetland replacement plan has not been submitted. The applicant should submit a complete wetland replacement plan and must receive approval of the replacement plan prior to alteration of wetlands. Wetland replacement must occur in a manner consistent with Chanhassen City Code and the Minnesota Wetland Conservation Act (MR 8420). Wetland mitigation should not be proposed for the northeast comer of the site in order to ensure adequate area for a road connection to the property to the east of the site. A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) must be maintained around all AglUrban wetlands. Wetland buffer areas should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant must install wetland buffer edge signs, under the direction of City staff, before construction begins and must pay the City $20 per sign. All structures must be set back 40 feet from the edge of the wetland buffer. The wetland buffer setback should be shown on the plans. BLUFFS Any areas on the property that meet the City's criteria for bluffs (i.e., slope greater than or equal to 30% and a rise in slope of at least 25 feet above the toe) must be preserved. In addition, all structures must maintain a 30-foot setback from the bluff and no grading may occur within the bluff impact zone (i.e., the bluff and land located within 20 feet from the top of a bluff). The plans should be revised to show any areas meeting the City's bluff criteria. BLUFF CREEK OVERLAY DISTRICT The City of Chanhassen established the Bluff Creek Overlay District (BCOD) by ordinance in 1998 to protect the Bluff Creek Corridor, wetlands, bluffs and significant stands of mature trees through the use of careful site design and other low-impact practices. This parcel is partially encumbered by the Bluff Creek Overlay District. No alterations are allowed within the primary corridor or within the first 20 feet of the setback from the primary corridor. All structures must meet the 40-foot setback from the primary corridor. Planning Commission Planning Case No. 06-09 March 21, 2006 Page 12 of 22 A pond (Pond 2) is currently proposed within the primary corridor. The applicant provided two alternatives for ponding: one within the BCOD just north of Lots 1-6, Block 1 (Option A); and one outside of the BCOD in the proximity of proposed Lots 9-12, Block 1 (Option B). Although Option B is not within the BCOD, it is not the best option because a breach in the pond wall or an extreme storm event could cause erosion of the slope between the pond and the adjacent wetland. Additionally, due to the alignment and slopes along the northwest side of the subject property, grading will be required in the vicinity of Option A in conjunction with the construction of the east-west collector road. For these reasons, staff supports a variance for the construction of Pond 2 within the BCOD as proposed on the grading plan. PARKS AND OPEN SPACE Parks The Peterson property is located within the 2005 MUSA area at the edge of Bluff Creek and is proposed to be developed into 81 single family residential lots, 8 outlots, and right-of-way for public streets. The city's Comprehensive Park Plan calls for one acre of usable park space to be set aside for every 75 residents. The Peterson property, if developed as proposed, will result in an estimated 284 new residents (81 homes x 3.5 persons per home) moving into Chanhassen. Therefore, this subdivision generates the need for 3.79 acres of new parkland. Staff and the applicant have identified a park area (Outlot H) to be acquired as a condition of this subdivision application. Outlot H totals 205,645 square feet or 4.72 acres. With a dedication requirement of 3.79 acres, the City will be required to purchase the remaining 0.93 acres of park property. With a purchase price of $235,000 per acre, the City shall pay $218,550 to the applicant for the additional 0.93 acres. The applicant has also agreed to rough grade and cover seed the park site, and construct a 20 stall parking lot for an additional not to exceed payment of $50,000 from the City. Two access points for the parking lot are currently being studied, one off of street D and one off of the cul- de-sac on street A. Upon receipt of a warranty deed for the 4.72 acre park, and completion of the rough grading, seeding and parking lot, the city shall pay the $218,550 for the 0.93 acres of parkland in addition to an amount not to exceed $50,000 for the remaining improvements. Trails The Peterson property plat will have access to the most significant multipurpose trail corridor in the City-the Bluff Creek Trail. This trail corridor, traveling through some of the most scenic lands in Chanhassen, is currently 2/3 complete. Upon its completion, the Bluff Creek trail will travel 4 miles and feature seven pedestrian underpasses. Appropriate trail and sidewalk connectors need to be incorporated into the Peterson plat to take advantage of this valuable resource. The planning, construction, and financing of these pedestrian connectors are the responsibility of the applicant. Planning Commission Planning Case No. 06-09 March 21, 2006 Page 13 of 22 EASEMENTS Drainage and utility easements with a minimum width of 20 feet should be provided over all existing wetlands, wetland mitigation areas, buffer areas used as public value credit and storm water infrastructure. Dedication of Outlots A and G shall be made to the city or a conservation easement shall be established over said outlots. COMPLIANCE TABLE Area ( sq. ft.) Frontage Depth (ft.) Setbacks: front, (ft.) side, rear, BCO Code 9,000 50 110 25,5,25,30 Ll Bl 20,442 100 204 25, 5, na, 30 L2Bl 15,516 85 182 25,5,25,30 L3Bl 14,285 85 169 25,5,25,30 UBI 14,976 82 164 25,5,25,30 L5 Bl 18,753 76 180 25,5,25,30 L6Bl 23,508 76 215 25,5,25,30 L7Bl 22,666 76 204 25,5,25,30 L8Bl 14,287 85 172 25,5,25,30 L9Bl 13,565 94 167 25,5,25,30 LlO Bl 13 ,246 96 165 25,5,25,30 L11 Bl 13,168 96 165 25,5,25,30 L12 Bl 14,699 71 178 25,5,25,30 L13 Bl 21,571 79 196 25,5,25,30 L14 Bl 18,168 80 189 25,5,25,30 L15 Bl 16,731 81 177 25,5,25,30 L16 Bl 17,931 81 183 25,5,25,30 L17 Bl 16,425 81 175 25,5,25,30 L18 Bl 16,945 81 180 25,5,25,30 L19 Bl 19,067 81 198 25,5,25,30 L20 B 1 18,444 84 208 25, 5, 25,na L21 Bl 17,404 84 186 25,5,25,na L22 B 1 14,361 76 155 25,5,25,na L23 B 1 18,594 76 156 25,5,25,na L24 B 1 14,416 76 149 25,5,25,na L25 B 1 11,900 85 140 25,5,25,na L26 B 1 11,900 85 140 25,5,25,na L27 Bl 12,148 85 144 25,5,25,na L28 B 1 12,299 87 144 25,5,25,na L29 B 1 11,176 85 130 25,5,25,na L30 Bl 12,035 100 120 25,5,na,na Ll B2 13,000 100 129 25,5,na,na Planning Commission Planning Case No. 06-09 March 21, 2006 Page 14 of 22 Area ( sq. ft.) Frontage Depth (ft.) Setbacks: front, (ft.) side, rear, BeO L2B2 11,050 85 130 25,5,25,na L3B2 12,729 109 150 25,5,25,na L4B2 13,975 116 174 25,5,25,na L5B2 14,617 99 171 25,5, 25,na L6B2 14,458 81 157 25,5, 25,na L7B2 13,923 81 151 25,5,25,na L8B2 15,082 81 163 25,5,25,na L9B2 17,690 81 167 25,5,25,na LIO B2 13,760 81 150 25, 5, 25, na Lll B2 12,099 81 134 25,5,25,na L12 B2 13,199 92 154 25,5,25,na L13 B2 15,848 93 175 25,5, 25,na L14 B2 16,256 108 160 25, 5, na, na L15 B2 13,306 92 155 25,5,25,na L16 B2 13,553 85 147 25,5,25,na L17 B2 14,807 186 161 25,5,25,na L18 B2 17,159 109 159 25, 5, na, na L19, B2 13,927 81 153 25,5,25,na L20 B2 16,351 56 142 25,5, 25,na L21 B2 19,203 56 155 25,5, 25,na L22 B2 16,361 96 170 25,5,25,na L23 B2 19,553 109 172 25,5,na,na L24 B2 14,674 147 210 25,5,25,na L25 B2 16,397 113 209 25,5,25,na L26 B2 19,028 81 201 25,5,25,na L27 B2 15,335 81 166 25,5,25,na L28 B2 13,492 81 148 25,5,25,na L29 B2 13,181 81 145 25,5,25,na L30 B2 14,352 81 157 25,5,25,na L31 B2 14,800 108 175 25,5,25,na L32 B2 14,156 154 184 25,5,25,na Ll B3 13,500 100 135 25,5,na,na L2B3 11,475 85 135 25,5,na,na L3 B3 12,676 80 139 25,5,na,na L4B3 15,388 77 160 25,5,na,na L5 B3 18,802 77 180 25,5,na,na L6B3 15,353 77 159 25,5,na,na L7B3 11,173 86 132 25, 5, na, na L8 B3 11,648 104 130 25, 5, na, na L9B3 11,648 104 130 25,5,na,na LI0 B3 11,648 104 130 25,5,na,na Lll B3 11,610 103 130 25,5,na,na L12 B3 11 , 180 84 130 25,5,na,na Planning Commission Planning Case No. 06-09 March 21, 2006 Page 15 of 22 Area ( sq. ft.) Frontage Depth (ft.) Setbacks: front, (ft.) side, rear, BCO L13 B3 12,368 81 138 25,5,na,na L14 B3 12,844 85 151 25, 5, na, na L15 B3 16,716 98 160 25, 5, na, na Ll B4 17,912 63 169 25,5,25,30 L2B4 22,224 61 170 25,5,25,30 L3B4 11 ,519 87 136 25,5,25,30 L4B4 15,972 88 136 25,5,na,30 Outlot A 785,802 (18.04 ac.) BCO Outlot B 179,917 (4.13 ac.) Future development Outlot C 144,662 (3.32 ac.) Future development Outlot D 109,700 (2.52 ac.) Future development Outlot E 24,248 (0.57 ac.) Stormwater pond Outlot F 37,882 (0.87 ac.) Stormwater pond Outlot G 54,807 (1.26 ac.) BCO Outlot H 205,645 (4.72 ac.) Park MnDOT ROW 2,063,873 (47.38 ac.) Local ROW 428,195 (9.83 ac.) Total Area 5,259,434 (120.74 ac.) Average Lot Area 15,117 Setbacks: Front - 25 feet, side - 5 feet, rear - 25, Bluff Creek Primary boundary - 30 feet Maximum Site Coverage: 35 percent; Average proposed: 19 percent CONDITIONAL USE PERMIT The City of Chanhassen established the Bluff Creek Overlay District by ordinance in 1998 to protect the Bluff Creek Corridor, wetlands, bluffs and significant stands of mature trees through the use of careful site design and other low-impact practices. This parcel is partially encumbered by the Bluff Creek Overlay District. If any alterations are proposed on property within the Bluff Creek Overlay District, a conditional use permit must be obtained prior to alterations occurring. Outlots A and G contain the Bluff Creek Corridor primary zone. The Primary Corridor is designated open space. All structures must meet a 40-foot structural setback from the Primary Corridor boundary as required by Chanhassen City Code. In addition, no grading is allowed within the first 20 feet of the Primary Corridor. The plans propose grading for a stormwater pond within the Primary Corridor. This is the only feasible location for a stormwater pond due to the site topography. A variance is necessary to permit the encroachment in to the primary zone. It is reasonable to grant this variance. As a condition of approval, the applicant will be required to develop a re-vegetation for the Primary Corridor. Planning Commission Planning Case No. 06-09 March 21, 2006 Page 16 of 22 RECOMMENDAION Staff recommends that the Planning Commission adopt the following five (5) motions and the attached findings of fact: A. ''The Planning Commission recommends approval of the comprehensive plan Land Use Amendment from Residential- Medium Density and Office/Industrial to Residential - Low Density of the land within the Plat of Pioneer Pass except for Outlots A, B, C, D and G contingent on Metropolitan Council review." B. "The Planning Commission recommends approval of the Rezoning of the land within the Plat for Pioneer Pass except for Outlots A, B, C, D and G, Pioneer Pass, from Agricultural Estate District, A2, to Residential Low and Medium Density District, RLM." C. ''The Planning Commission recommends approval of Preliminary Plat for "Pioneer Pass" creating 81 lots, 9 outlots and right-of-way for public streets, plans prepared by James J. Hill, Inc., dated 2/3/06, subject to the following conditions: 1. The developer shall prepare a noise analysis for noise that will be generated by traffic on Highway 312 and Pioneer Trail. The analysis shall identify appropriate noise mitigation measures to meet noise standards for residential homes. 2. The developer shall pay $21,547.00 as their portion of the 2005 AUAR. 3. The applicant shall plant 369 trees within the development, 98 overstory and required buffer yard plantings trees along Collector Road D and buffer yard plantings for lots along the south property line. 4. Each lot shall have a minimum of two overstory deciduous trees planted in the front yard. 5. The applicant shall install the total required buffer yard along Collector Road D or show proof of berm height of 3 feet or higher along the length of the street and adjust the quantities of understory and shrubs accordingly. 6. The applicant shall development a restoration plan including native plants for the Bluff Creek Overlay district north of Block 1. The plant species shall be selected from the Bluff Creek Management Plan Appendix C. The final plan must be reviewed and approved by the city before installation. 7. Signage for the Bluff Creek Overlay District must be posted on every other property comer where residential yards meet the primary zone. 8. The 950 contour shall be extended over lots 5 and 6, block 3 to provide more coverage from headlights for those homes. Planning Commission Planning Case No. 06-09 March 21, 2006 Page 17 of 22 9. Dedication of Outlots A and G shall be made to the city or a conservation easement shall be established over said outlots. 10. The developer shall designate a 4.72 acre neighborhood park site, Outlot H. This property shall be transferred to the city by warranty deed with 3.79 acres of the site being dedicated! donated by the applicant/owner and the remaining 0.93 acres being purchased by the City of Chanhassen. The city shall compensate the owner/applicant $218,550 in total compensation for said 0.93 acres. 11. The developer shall rough grade and cover seed the park site and construct a 20 stall parking lot for an additional not to exceed payment of $50,000 from the city. The parking lot shall include insurmountable curb. Construction plans for all improvements within the borders of the park shall be submitted to the Park & Recreation Director for approval prior to initiating construction of these improvements. All material and labor costs are reimbursable. Design, engineering, and testing services associated with these improvements shall be provided by the applicant. 12. The applicant shall submit a complete wetland replacement plan and must receive approval of the replacement plan prior to alteration of wetlands. Wetland replacement shall occur in a manner consistent with Chanhassen City Code and the Minnesota Wetland Conservation Act (MR 8420). 13. Wetland mitigation shall not be proposed for the northeast corner of the site in order to ensure adequate area for a road connection to the property to the east of the site. 14. A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) shall be maintained around all AglUrban wetlands. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant shall install wetland buffer edge signs, under the direction of City staff, before construction begins and shall pay the City $20 per sign. All structures shall be set back 40 feet from the edge of the wetland buffer. The wetland buffer setback shall be shown on the plans. 15. Any areas on the property that meet the City's criteria for bluffs (i.e., slope greater than or equal to 30% and a rise in slope of at least 25 feet above the toe) shall be preserved. In addition, all structures shall maintain a 30-foot setback from the bluff and no grading may occur within the bluff impact zone (i.e., the bluff and land located within 20 feet from the top of a bluff). The plans shall be revised to show any areas meeting the City's bluff criteria. 16. No alterations shall be permitted within the primary corridor or within the first 20 feet of the setback from the primary corridor without a variance. All structures must meet the 40-foot setback from the primary corridor. 17. The applicant shall demonstrate that storm water management along the southwest property line of Lots 25-31, Block 2 is adequate to prevent drainage issues for future homeowners. Planning Commission Planning Case No. 06-09 March 21, 2006 Page 18 of 22 18. The outlet for Pond 2 shall be moved westward to increase the flow distance between the inlet and outlet structures. 19. Drainage and utility easements with a minimum width of 20 feet shall be provided over all existing wetlands, wetland mitigation areas, buffer areas used as public value credit and storm water infrastructure. 20. Energy dissipation shall be provided at the flared-end section inlet to Pond 2 within 24 hours of installation. Additional blanket shall be provided for storm sewer installation area for inlet infrastructure to Pond 2. The access area shall be protected with erosion control blanket upon the establishment of final grade. Erosion control blanket shall be used on the slopes within Lots 31-24, Block 2. Mulch shall be substituted for the blanket proposed for the berm area of Block 3 along Street D. 21. Temporary sediment basins shall be provided in existing watersheds 1 and 3 during mass grading activities. Where 10 acres or more of exposed area come to a discemable point of discharge to a wetland or waterway, a temporary basin shall be provided. The proposed storm water basins in proposed drainage areas 2, 6 and 7 shall be temporary sediment basins until the contributing areas are stabilized. The temporary outlets could be installed in place of the permanent outlets. 22. Perimeter control (silt fence) shall be installed prior to grading along the south side of the Street D and CSAH 14 (Pioneer Trail) intersection. All silt fences near flared-end sections shall be installed up and around flared-end sections so water is not discharged against the silt fence, causing it to fail. 23. An outlet area shall be defined for the two areas labeled as temporary sedimentation basins during the rough gradinglsubcut street phase of development. Any shredded wood material from tree removal shall be saved for temporary mulch berms/vehicle exit pads as needed. Typical silt fence shall be installed prior to initial rough grading activities along the west side of Outlot H to the proposed "street by others." 24. The total SWMP fee shall be paid to the City at the time of final plat recording. The estimated total SWMP fee at this time is $165,600. 25. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (National Pollutant Discharge Elimination System Construction Permit), Minnesota Department of Natural Resources (dewatering permit), Army Corps of Engineers) and comply with their conditions of approval. 26. A lO-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, shrubs, bushes, Xcel Energy, Qwest, cable TV and transformer boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1. Planning Commission Planning Case No. 06-09 March 21, 2006 Page 19 of 22 27. Fire apparatus access roads and water supply for fire protection is required to be installed. Such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternate methods of protection are provided. 28. Temporary street signs shall be installed on street intersections once construction of the new roadways allows passage of vehicles. Pursuant to 2002 Minnesota Fire Code Section 501.4. 29. Fire apparatus access roads shall be designed and maintained to support the imposed load of fire apparatus and shall be serviced so as to provide all-weather driving capabilities. Pursuant to Minnesota Fire Code Section 503.2.3. 30. Submit proposed street names to Chanhassen Building Official and Chanhassen Fire Marshal for review and approval. 31. Fire hydrant spacing is unacceptable. Locate fire hydrants at intersections and in cul-de-sacs and at 300 foot spacing. Most spacing is in excess of 400 to 500 feet at this time. Submit revised fire plans to Fire Marshal for review and approval. 32. Before site grading commences, the existing building and driveway access off Pioneer Trail onto the property must be removed. 33. On the grading plan, add a note to remove any existing house and driveway access. 34. The developer's engineer must work with Liberty on Bluff Creek's engineer to ensure that the proposed grading on each property matches at the property line. 35. Ground slopes shall not exceed 3:1. 36. A minimum 75-foot long rock construction entrance must be shown on the plans. 37. Retaining walls must be designed by a structural engineer registered in the State of Minnesota and require a building permit if greater than 4 feet in height. 38. The developer shall work with MnDOT to move the access at Pioneer Trail so that it aligns with the MnDOT's street on the south side. The access to Pioneer Trail shall be constructed in conjunction with the first phase of the development. 39. The property is also subject to sanitary sewer and water hook-up charges for all of the lots. The 2006 trunk utility hook-up charges are $1,575 per unit for sanitary sewer and $4,078 per unit for water. The 2006 SAC charge is $1,625 per unit. 40. The Arterial Collector Roadway Fee of $2,400/developable acre will need to be paid at the time of final plat recording. 41. All ofthe ponds are required to be designed to National Urban Runoff Program (NURP) standards with maximum 3:1 slopes and 10:1 benches at the NWL. Revise accordingly. Planning Commission Planning Case No. 06-09 March 21, 2006 Page 20 of 22 42. All of the proposed housepads must have a rear yard elevation of at least three feet above the HWL of the adjacent ponds. 43. Storm sewer calculations and drainage map must be submitted with the final plat application. The storm sewer must be designed to accommodate a lO-year, 24-hour storm event. 44. The last public stormwater structure that is road-accessible prior to discharging to a water body must have a 3-foot sump pump. 45. Future utility service and access to Outlot B needs to be determined prior to final plat. 46. The applicant shall include a draintile system behind the curbs to convey sump pump discharge from homes. 47. Add catch basins in the back yards of Lots 1-15, Block 3 connecting to Street C storm sewer. Also add a catch basin along Street A in front of Lots 25-28 and between Lots 15 & 16 and 4 & 5, Block 1. 48. All plans must be signed by a registered Civil Engineer registered in the State of Minnesota. 49. The catch basin between Lots 6 & 7 must be built with two inlet openings. 50. Tree preservation fencing must be installed at the limits of tree removal. 51. An easement is required from the appropriate property owner for any off-site grading. 52. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes. 53. Utility services for the buildings must be shown on the final utility plan. Sanitary services must be 6-inch PVC and water service must be I-inch copper, Type K and will require a City Building Department inspection. 54. Extend the silt fence along the south to the back yard of Lot 25, Block 1. 55. No retaining wall is allowed within any drainage and utility easement. Revise the retaining wall between Lots 22, 23 and 24, Block 2, accordingly. 56. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building permit issuance. Planning Commission Planning Case No. 06-09 March 21, 2006 Page 21 of 22 57. Permits from the appropriate regulatory agencies will be required prior to construction, including but not limited to MPCA, NPDES, MnDOT, Department of Health, Carver County and Watershed District. 58. Reroute the sanitary sewer from Street A and the north-south corridor intersection to minimize the sewer depth. Relocate the southern sanitary sewer out of the stormwater pond easement at Outlot E. 59. Add a pressure relief valve to the watermain along Street D between Outlots E and F. This will be a City improvement cost but installed by at the time of development. 60. In-home pressure reducing water valves may be required on all lots with a lowest floor elevation of 930 or less. Final determination for the need of in-home pressure reducing valves will be made by the City at time of building permit. 61. The applicant shall coordinate with the developer of the adjacent properties in the northeast comer of the site the dedication of public street right-of-way to provide access from the parcel to the north to the parcel to the east and revise the plans accordingly." D. "The Planning Commission recommends approval of Wetland Alteration Permit for the grading and filling of wetlands on property subject to the following conditions: 1. The applicant shall submit a complete wetland replacement plan and must receive approval of the replacement plan prior to alteration of wetlands. Wetland replacement shall occur in a manner consistent with Chanhassen City Code and the Minnesota Wetland Conservation Act (MR 8420). 2. Wetland mitigation shall not be proposed for the northeast comer of the site in order to ensure adequate area for a road connection to the property to the east of the site. 3. A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) shall be maintained around all Ag/Urban wetlands. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant shall install wetland buffer edge signs, under the direction of City staff, before construction begins and shall pay the City $20 per sign. All structures shall be set back 40 feet from the edge of the wetland buffer. The wetland buffer setback shall be shown on the plans." E. "The Planning Commission recommends approval of Condition Use Permit to permit development within the Bluff Creek Overlay District with a variance for encroachment in to the primary zone to construct a storm water pond subject to the following conditions: 1. Dedication of Outlots A and G shall be made to the city or a conservation easement shall be established over said outlots. 2. Any areas on the property that meet the City's criteria for bluffs (i.e., slope greater than Planning Commission Planning Case No. 06-09 March 21, 2006 Page 22 of 22 or equal to 30% and a rise in slope of at least 25 feet above the toe) shall be preserved. In addition, all structures shall maintain a 30-foot setback from the bluff and no grading may occur within the bluff impact zone (i.e., the bluff and land located within 20 feet from the top of a bluff). The plans shall be revised to show any areas meeting the City's bluff criteria. 3. No alterations shall be permitted within the primary corridor or within the first 20 feet of the setback from the primary corridor without a variance. All structures must meet the 40-foot setback from the primary corridor." ATTACHMENTS 1. Findings of Fact and Recommendation 2. Development Review Application 3. Reduced Copy Peterson Property Title Sheet 4. Reduced Copy Preliminary Plat 5. Reduced Copy Existing Conditions 6. Reduced Copy Site Information - Drainage Areas 7. Reduced Copy Preliminary Grading, Drainage and Erosion Control Plan 8. Reduced Copy Preliminary Tree Preservation Plan 9. Reduced Copy Preliminary Utility Plan 10. Reduced Copy Preliminary Landscape Plan 11. Reduced Copy Cross Sections - Locations 12. Reduced Copy Cross Sections - Sections 13. Public Hearing Notice and Mailing List g:\plan\2006 planning cases\06-09 peterson property\staff report peterson prelim.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of D. R. Horton - Planning Case No. 06-09 Pioneer Pass Request for a comprehensive plan Land Use Amendment from Residential- Medium Density and OfficelIndustrial to Residential- Low Density (approximately 43 acres); Rezoning from Agricultural Estate District, A2, to Residential Low and Medium Density District, RLM (approximately 43 acres); Preliminary Plat creating 82 lots, 8 outlots and right-of-way for public streets (approximately 73 acres); Conditional Use Permit for development within the bluff creek overlay district with a Variance for encroachment into the primary zone; and a Wetland Alteration Permit for the grading and filling of wetlands on property located north of Pioneer Trail (1600 Pioneer Trail) at future Highway 312. On March 21, 2006, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of D. R. Horton for a single-family residential development. The Planning Commission conducted a public hearing on the proposed development 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 Agricultural Estate District, A2. 2. The property is guided in the Land Use Plan for Residential - Medium Density and Office/Industrial 3. The legal description of the property is: The Southwest Quarter of the Northwest Quarter of Section 26, Township 116, Range 23 West; and the East half of the Northeast Quarter of Section 27, Township 116, Range 23 West, Carver County, Minnesota. 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. b) The proposed use is or will be compatible with the present and future land uses of the area. c) The proposed use conforms with all performance standards contained in the Zoning Ordinance. 1 d) The proposed use will not tend to or actually depreciate the area in which it is proposed. e) The proposed use can be accommodated with existing and planned public services and will not overburden the city's service capacity. f) Traffic generation by the proposed use is within capabilities of streets serving the property. 5. SUBDIVISION FINDINGS a) The proposed subdivision is consistent with the zoning ordinance and meets all the requirements of the "RLM" Residential Low Medium Density District. 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 storm water 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 this chapter; e) The proposed subdivision will not cause significant environmental damage subject to compliance with conditions of approval; f) The proposed subdivision will not conflict with easements of record, but rather will expand and provide all necessary easements. g) The proposed subdivision is not premature. A subdivision is premature if any of the following exists: 1. Lack of adequate storm water 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 conditional use permit, the City must determine the capability of a proposed development with existing and proposed uses. The general issuance standards of the conditional use Section 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. b) The proposed development will be consistent with the objectives of the city's comprehensive plan and this chapter. 2 c) The proposed development will be designed, constructed, operated and maintained so to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. d) The proposed development will not be hazardous or disturbing to existing or planned neighboring uses. 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; or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. 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. 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. 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. i) The proposed development will not result in the destruction, loss or damage of solar access, natural, scenic or historic features of major significance. j) The proposed development will be aesthetically compatible with the area. k) The proposed development will not depreciate surrounding property values. 1) The proposed development will meet standards prescribed for certain uses as provided in Chapter 20, Articles IV, V and VI of the Chanhassen City Code. 7. The Board of Adjustments and Appeals shall not recommend and the City Council shall not grant a variance unless they find the following facts: a) That the literal enforcement of this chapter would cause an undue hardship. Undue hardship means that the property cannot be put to reasonable use because of its size, physical surroundings, shape or topography. Due to the topography of the site, the construction of the storm water pond in the primary zone is a reasonable request. b) The conditions upon which a petition for a variance is based are not applicable, generally, to other property within the same zoning classification. c) The purpose of the variation is not based upon a desire to increase the value or income potential of the parcel of land. 3 d) The alleged difficulty or hardship is not a self-created hardship. e) The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel is located. t) The proposed variation will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. 8. The planning report #06-09 dated March 21,2006, prepared by Robert Generous, et aI, is incorporated herein. RECOMMENDA TION The Planning Commission recommends that the City Council approve the proposed development including a comprehensive plan Land Use Amendment from Residential - Medium Density and OfficelIndustrial to Residential- Low Density (approximately 43 acres); Rezoning from Agricultural Estate District, A2, to Residential Low and Medium Density District, RLM (approximately 43 acres); Preliminary Plat creating 81 lots, 9 outlots and right-of-way for public streets (approximately 73 acres); Conditional Use Permit for development within the bluff creek overlay district with a Variance for encroachment into the primary zone; and a Wetland Alteration Permit for the grading and filling of wetlands ADOPTED by the Chanhassen Planning Commission this 21 st day of March, 2006. CHANHASSEN PLANNING COMMISSION BY: Its Chairman 4 Planning Case No. (JI.o-o'1 CITY OF CHANHASSEN. 7700 Market Boulevard - P.O; Box 147 Chanhas$en, MN 55317 ~ (952)~2!-1;1~P CITY OF CHANHASSEN RECEIVED ",:,". ,> \,:.' "\(',DEVELOPMENTREVIEW APPLICATION . . FEB 0 '3 2006 ./. ".\.: '.... ;""'; "f'. ..~ PLEASE PRINT." ApplicahfNaniearid Address: 1).;,/#I<-rt'AJJ Ide-.- /flJIIIP"tos-orA '2.PFbp kC/f//J/!/IJ6-C ~tdl:T, S~/T& ItJtJ I-AKEVlJ-.tC, /WN ~-S7JJ/.~ Contact: j(pp /'VI U UC/l/Al1-u-l , Phone:152.-'frs--?%.2.'7 Fax: 9J"'2-9Jj -7~r:'t'J Email: rith.at..LIlt....hlLcit@cJrJli~rt&}f.I.ul.lA \ t" " I CHANHASSEN PLANNING DEPT Owner Name and Address: h-f~rJpn .JFl~?ti.u.r;t.r~ /..r9Po riV//1~{ C-tpu"/ /Jr. Gf~ 11 ?r;'~r/~; /YtN Sf;Ji-/i-/ . Contact: ::!Phrt. C.h",-../~/C-I<', . c. Phone:'ls'2.-gs3..2113 Fax: P~t~ ? 3c.f- 3" 2/ Email:rt>c>sf~r /'ec ~ ct~/;'con" ~ ..'. '.:., '...' ,: . NOTE: plans X )( Consultation with City staff is required prior to submittal, includin'g review of development .. ' . . " Il~ Comprehensive Plan Amendment .:f {dP -- . " Conditional Use Permit (CUP) :fif'2S ~ Temporary Sales Permit Vacation of Right-of.Way/Easements (VAC) X ,~ Variance (VAR):fi,2..PP - X J- 00 Wetland Alteration Permit (WAP) 1 Z '] s- Interim Use Permit (IUP) Non-conforming Use Permit Planned Unit Development* X t;.:;,~) ~ , Rezoning oJ "'.., Zoning Appeal Zoning Ordinance Amendment Si!;jn Permits x. . Notification Sign €P (City to install and re ove) ES'cr,ow~' Filing Fee~~. ' r. ",ost**' ..... ,. - $50 UR SPRlVAC/~Metes & Bounds , - $450 rnor SUB .::ti:S-O~' .' ".' TOTAL FE~$ 4,/gb~:" Q.("~ \a~z..l~~ Sign Plan Review )( Subdivision* 161 U P 'f (I,.,- x. i jl.) =II,ff30' An' additional fee of $3.00 per address within the public heari'ng notification area will be invoiced to the applicant. prior to the public hearing.. . ' ' ; . . . ~ }. J I *Sixteen (16) full-size folded copies ofthe plans must be submitted, including an 8%" X 11" reduced copy for each plan sheet along'/{ith a di{lital copy in TIFF-Group 4 (*.tif) format. **Escrow will be required for other applications through the develop'mentcontract. Building material samples must be submitted with site plan reviews. NOTE: When multiple applications are processed, the appropriate fee shall be charg'ed for each application. SCAt:lNED PROJECT NAME: I'ErCI!JON IICPPe~.:f1{" LOCATION: /lJlIt17-1 pr fJlP/lle~ft rtAlL- ANIJ C/H-r ~F ,lfulj tJ!3~1) f(PII,6 LEGAL DESCRIPTION: {HE S,u1;Tl1vE::;'7;jll.llrI!..TEI!.; iF ::i!fE'Whl.:miVc-:sr thIAfl..tc:A, PF .5e~71oN "212, ii'~w>H;1' lit. flip/ern, /llllJtrE 2.3 It/EST" A#.IJ 111~ EA5T I/Jll-F N; 111c 1I~l-T1mAsr i2VAi(-reA?.. TOTAL ACREAGE: /~P, 74, A ?/Ze.s. 'IF se~TlON 27, 11hflNSillf' l/vpp/l.:1]I, Il/WI-& 2:3 we-sr,' X YES C-IU!..V.N' C::o' ~ 4JeuvT>:fr1JI-'fl/I$SPTA. WETLANDS PRESENT: PRESENTZONING:' ' A 2. I AI-/.;Ic-u /.-:ill t-At-- ~?.."., ore REQUESTED ZONING: . /(lmlt?i5S/0efJrJAL"UIV. ,,1/111) /YIe'IJIWIY1(JepSI7"Lj IJI.5rI!..ICI PRESENT LAND USE DESI'GNATIOr:J: IIFr/~€/It/~~ST/!-utt-, AeSI06It1iT"L Mt::OitJhff)P$)f'\.j <J- .~:r: .s~2& -' - ~ REQUESTEDLANDUS,E p~SIGNATIO.N:,' flC~/O,~N77I1?:, LPIV /)~NII'f1IU-illlt5,U:;' FIJMIJ,'III/l&1I PJV~Y) REASON FOR REQUEST: 5';fI!JO/V'/$IClN OF 22 SH\J6-l-E ,F"/lMII-Y i-LJ'T.5. . . ~ ... ;.A" .:~ j , . "\"-."',, This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. . A determination of completeness of the application shall be made within 15 business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within 15 business days of application. This is to certify that I am making application for the described action by the City and that I am responsible for complying with' all City requirements withregard to this requ,est.This applicatiqn should be processed in my name and' am the party whom the!Cityshouldcontactregarding any matter pertaining to this application. 'have attached a copy of proofof ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person t9 make this application' '3r1d 'the fee owner has also sign7~ t~is application. I win keep myself informed of the deadlines for submissionof material and the progress of this application.' further understand that additionaHees may be' charged fof consulting fees~ feasibility 'studies, etc. with i:m estim.ate prior to any" authorization to proceed with the study, The documents and information I have submitted are true and cOrTectto the best bf my knowledge. t :. . ~ jl .:', ,,'; () ~~~ ; ,. "2.. ~o1.. - O~ Date S E.~ i\it1'Ic..t-t e- D SCANNED Signature of fee Owner Date .:. "~: r,'\ol AN\forms\Develooment Review Aoolication,DOC Rev. 12/05 FEB-12I1-21211216 16:18 CONSULTING MGMT CONST --.-----... -. --r!l ....- 763512199154 P,12I3/1213 ....'" Fe b. 1. 2006 11: 37 AM No, 3777 p, 3 ~GoF.W~ ~tJU' 1,elll'e~,:T'( ., PROJECT NAME: r' ,~Ii-J' , . LOCATION: /lp/J:nl ~p fJ;M'ZIf,t T1!AJ~ AulJ ihs't' '~F \ A~'-'t1,s,,1i Af)~1J. ";U),'(4\;:'l-:-j.:~ LEGAl.. DESCRIPTION: (He' $,,~tN iv.'4'$7; _~AATei!. l iF: ;,~'"IIIil..71t'iii.$$r:'; ~f.I"~'A: ,~p .$i14ml'AJ . ~, ~~~H;tJ 11/.1 J}P/1.ffl, lAIJtf-E 2.3 Wt!$"f; IW/J 1N1 ~~ I/"~F ,,~ THE J/PU1f11ItS'J .~t.lA-.(~~= /.LJ It,'.":'/. ';A, JJe.zl! ',P ~C17r;N ~7.~wN$i1IP IlvJlP~, ~r6 23. ""ish' TOTAL ACREAGE: ,.." ""'r ." "'''...-.wI' ". . .. , X' e;./fiJI~~ c.r;u,~ _1A/fJJVeSI171f.. Vfa'~DS PRESENT.: . . YES . NO I PRESENT inNING:' . A 2, ArJ;/~ t.1Il1.A~ e..1171--re ,', REQ~'~Te;Z~NIN~:"" iftm,',A'~s;;'6i"rnu.."up' I1Ni) meDU""';' ~(Jp~~'TTV IJ,-.sn,.i'r .' :'n ,P~ESENT WO USE ~EsiGNA':ION: "'iii; /I';~~~~I 1.aIDWn~L M6QillN /vMi-J1f do ~ f~ REQUesreD ~D, use OESIGN^TION:, ~~jP~~I:-:" l#iV. /)~I/t 1"1'/ (r;vH.iJ, ~ 11;'1 Ap.e~ (J~/..~) . ... ,. _." . .. . ... ."' '. ..,~. t ~,. r. REASON FOR ReOUEST: $";/~tJill'1.J1f7N ,F 22 i-"/J~U$ ,FAMIJ,.i( Ur~ .-: .- .', :, '. ~;, , .., " " \ ; ...... ' :I;~',,:,::~:;:~;, < , , 'I. ' .. ~,~~..' , " . '. ., I ," .... ".. ' ,. '., 'IUV ,.' . ,~:",:.,.I .,,' I' '.1' .. " - This appllcatlon must be completecl In fun and be typewritten 'or cleerfy printed and must be accompanIed by all informatIon and prans required by applicable City' Ordlnanoe provr~lons. Boforo filing thit; application, you should confer with the Planning Oes-tment to detennlne the speclfio ordInance and procedural requiremenis al)'13lJcable to your applloallon. ' A determination of completeness of ths application ahall ~ made within 15 busIness days of application lUt;mittal~ A wrltfen notice of app/Jcatlon d~enciea shell be mailed to,the applicant within 15 business days of application. : " 1,\ r . This is to certify thet lam making application for the described action by thl;) City and that J am respOn8ibi~ f~ ~mplylng v.rith- all City requirements w1th.regard to this request.: this appJlcatrqn should be proc:essBd In my name and I am the ~rly whom ,fhelCiiy.21hould contact'regardlng any ma~r pertaining to this appllcati'on, , have attached. copy Qf pro~ or ownership (either copy of Owner's Duplicate Certfflc:ate of..Tdie, Absiract of iltle 01' purchasB agreement), or I am the au1horlzad person Ie malc8 thIs appllcatfon and the fee owner has also signed this application, " : .... of ~ ...... .; ~ .-:','1 :,.. . . : \.; .': . 'I.{iI1 k.B m~eIf, informed'.of the daadlil\8S for submis~ion of material and, the prcgress of this application. J further und"iIi1i"B:itl8l addldona'f18es"may be"~ fOr"consultlng fe~"'teasibirit~rstrdiei,~:~ wtth,'an 8sflfIJ~td':prI0F 16 any' authorfzatlcn tp proceed with the study. The dOaJmen13 and lnfonnation I hlWe submitted are tnie: ana, OOiiect'fo t~ DSst Of,: rrrt knowledge. , . .::.! .:' ". '. .: j. I~' ,.' j : . -'~"'., ~ I ~. . .-:~: . , , ~ . ~.~ ..I I t '. .... " ,':' ~. . t. .-.:'~ :'. . : .': '. .' ~ ~. ;t. i ''*. I 'j " :. {.7.:',W I. . 1'- .t ~ . ;." '! ,~l' " I" ....... ., ,~; Signature of Applicant ,I' , ~(~~ ~~o?~e~~er. ,', ;, . .. .' ,". " .... '. oat" ...t " 8" " . ' " . , , " . ~ SCANNED I'r ~ (+Ie~~ )' , ~ t.. ;- ~~v7 ';2 ~::; 6 D!Ite " " .,.., , :. : . , ~" '.1 ' ..... ~ TOTAL P, 1213 '3~1~~f~ifu~ I) ~ c-. ~ ~ ... t1oO!O~ v1.OS"" "]TW,3:ft'l "OOl lltnS o1WlOO ]:)OIl8lDl 0ge0l V.LOS3NNlrI - '::>NI 'NO.L~OH (1'0 "'" J33HS 31J.I.L Y1OS]NNO ~ ^~H3dOHd NOSH313d ~ .., ~ i ~ ~~ lii ~.. o~ ~ u ~ >< .... ... N .. N .. w .!. I 0 t~f56 N ~ ~ 5 :; a U) ~ t--l CO t--l ::r:: X ~<~ I- O:7l~ ~~--< r1 ~.....:l ~2.f"'I a:::cjg zl-'-tOZ W u.. Z~~ I--< O~~ Z U)~--< ~uZ t--l ~ ::;g c-. t--l ~ .....:l ~ ~ ~ z U:I (f) (f) <(Q :r:LU z> <(- :r:LU U(J lL.LU Oa: ?: (3 I- a. LU o Cl z Z z ~ a. z LU en en <( :r: z ~ Q 5 " -< :II '" o ~ a ; ~ c.o ~ ~ C"-l CV':l o en l.LJ lL. i ~ Z ..J ., to=< ~ 0: oJ z o 0 6 -< ~ Z tt: Z -< :5 ~.. ...~ z a. 6 ~~ ... ~ loJ ~ o~ a: Go ~ ~ ~~ ~ ~ ~ 8 ~e; ~ ::l ~ : sg S i i Zz Z Z 2 en ~~ :i :i :i -' ~~ ~ ~ ~ e Q.w a.. Go Q. 0 ~ 5 ~ " :i 5 .. .... 15 ,.. w U ~ ~ ~ ~ ~ U) a F= a g: ~II ,i. "8: ~ / / / / / ~;:-G: -" / /' 1IIII"~_9<_"'" 'Ck'_~SHlr.l~ I~ h ; ~ .. i: ......:.;~ <:t: E-< o U) ~ Z Z I--< ~ .... .... o ll) ~ o~~;~~----- Wo z.... z"l 2:2 .0> w~ ....J", ....Jlfl >e W ~ " <~ ....J"- / ' / / I /", W / I" / I- " / ["it,'! // ::> ~ / Z-cn"l/ /' / rj / o t-=':2I..:/ / E-<~: fJ/ S~; /;!I( ~g~ }i~!-] n:~ l//f I CD a.. li I Z 1-'1 W " ~ " ~ f _ .~i.~~i'--"-';'_U I 1 ;~ , i: I !z I r ~! .. :i~ ii u ~ Q ~ ~h; ~~~ ;z~ 151;;; ~~~ ;':Sl ~~1 1m ~ ~ i! I 1'" ~~ ~.~ ~~~ ~.~ ~'. :litj~ ~~; ,.- :~~ -!. i ;"'__"" ~~t!~~ ~ N~_~" ~ --:0 .. ::t~tl ~ H~ ~ %i::::::~ ori ~...a~~ o z ~~ - u~ .. ~;;; ~ ~ .. o w Z ~ tn ~ . ;- r M-m...... rii r I ~ lr , ~~ N i~ Hi 'J.' h! J."!"..!.. 0-8' m J.'. :!~ ~~; .1 s- y H .j ~~ {i: :~ ii. -. ~:~ ! I ~ ll: 7i~i.. ". ~,., II Eh X11-;; 2~: i.~8n g~~ ~m=: . ~i ~ i i. ~ ! ~~ ." i. H n ~ ~ h~~ i~ ~5ijIA~ 1 ~ Ig ~ ~ i :~: ~! ~ ~~t~ i ~ ~.... I - I 1'2~i; ~ _1___.J j~~ t -T ---, ~ z ~ I ~vf~"'~ U I ~3n~ tis ~.... il : .,oog~ N ~ ~iiii "16'0 VI ~ ,(<;,l - ,;,." "",~I~ NJ;w(rII.);nJtl:\HIk1uLl'JOlll ~D ~...... 'I_.......1ol1tQ ~ ~J .....~:JOW tmli........ 'KI_..~JQit~ IDIG-. 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'. 1'-- "".;:. ~di;;;':~;/lj~~ .. d ~ z " ~~ - ~~ ~ 0 ~ W u ~ Z .. Z c( 0 (/) 1 ~ ~~ .. ~~ - N ~ tt:~; ~ I~~ ~... ~.~ ilt ..Zo ;~~ ~ I ~ ~~~ ~:: 1.: ;:~d ~~~ !~ I 2!:~ ~~1 ~5~ w~~ ~>: I !~j ~I~ ~ ; ~ ~ ! ~ ~ . ~! ~~~ !~ !~~ ~B Bg! 1 j... ~ ~ ~ ~ :/ ~ ~ 3 ~ ~ ~ i ~ w' ~~ ~~ =~ ~a ~ IIwtJD o * """''''.l; iilJ.:J~Q, Z - w"'" :;.XJ%4~': ttc.1~1_' .11-u.fl:w:1')IIlIW ........--... ..~ n~ "]TM])lV1 'OOi 1Ul"l5 'LW'OJ ~n 0980l ci ---,...-- ~ V.LOSJNNIf{ - 'JNI 'NOlllOH 11 'a > .. ~"Ut:rorJ~~ I ~" Z Q 'Om~~~~~!~~~~a~~ I) <II ~ 15 "" i 0 ~~ .:;:~ rig ~ w .._ta_ NOI.LvrnIOJNI aLls ;;; ....---........ ~ .~ c~ ~~ <<II Z --... < c' ~ .,; _1____ "'LOS~ "NlSS"tMft'HJ '" N U C Z ....-..-.... c ::: - ..... .. ....-- XJ.H3dOHd NOSH3J.3d < -- -''''-''- 0 III -----] ". ./ ---j . ~:r -.......-. 17 ./' / / "/ .~. ~... / '.' ,'. c- " / '. ./ , / I " 1/' r i i ! 1 " '. '. '. .' i , l/ } .I.' -~. / .. - ....... / .' I , ,- 1/'- ". " / , -- /. --~. /. / : / i , '" '\ , / / I / / '. " , , " , ..- /. -~. )~. , ; " , ,. ;l 1I L. " C"J' ".~. .:~ ;~l~ r.}-i;J' .::~..~._-~~ ,. " ", " /' .::J':~). .~::t.1/ " (":;''''<0" .::";7' r.~.(~~' ,. ... ,.' (, ("~. "',' .::...:~)' #1.1/ W C> <( Z <( 0::: o 08 WN (f)' o! D- O 0::: D- 1 N w C> <( Z <(] O:::g 0: .c C>~ Z I- (f) X W 1 N ~ ;~; x~ ~a~ ~~. ~Zd .Po:::" ~ I. 'i~~ >. ~.~ \H;:.: ~~'" ~'s!d ~<l.~ ~~ I .;I~~ ~~ 1 ~~~ ~.' 3>- I ~~~ tF .~5 ~.; RIlL': ...<1.... i;;. ~ . ! llC;l - ""lS>lI>t,(4 ...........~, ."...... -- fiiiIf\ '3~t~~V;affer ID ... .~ "LOS.... ~JX\l'l '001 1I1fl5 ".lM'lO;) ~Dl 09lI0l VJ.OS3NNlf( ':JNI 'NQ.UlOH ,ro NV'ld 10l:lJ.NOb NOISOl:l3 ~ '3:lVNIVHO ':lNIOVl:I:l J..l:IVNINI13Hd "'1OS~'HlSS'tHfrf'f'HJ ^lH~dOHd NOSH~l~d ~ 01) g i ~ ~~ c;; : a~ ~ o Q'. ~; o~ o(N U o z ti~ - \!f~ u o :l: Q w Z Z <I: o tIl -- ....--- -,,,,:":,,,~"'" ....:-..:. ":: o1oi ___,-,-~ u Z W ~ .JZ~~~~ i: ~o: ;~~~~a~ ~ ~ ;:;- ~ ~ U1 ~ ~ (I:~j~ ~ a: ~ ~ ; c c ~ ~ ~~;g ~5~~ E~~ga 5 1: ~ ~~~ ~ ~~~gjEt;~~ ~g:; g~ 8 ~ H~i; iiii;n~~ n~~ ~ i ~ ~B; 91Bj'I"iH""d' IlIfI9b1m >\< 1 ! ..'! I J i fg!)l] ! ~ ."'ill" I i j,I '>''1 .. u w u < 0( << u ~ ~ ~ ~ ~ ... ., u << ';! z u <5 ~ 0( ~ t'l u u u u Z z Z Z ;= ;= ;= :;; ~ .. ~ 8 8 8 8 Ii!6 )- ~ ......... I....i~ ~ 5 18 ~ ~ ~~ g~ ~ ~~~~ g&~~~ g:g:5if~ ~ ~ 't J!~ 2..... ~.. ii~ i~; .~< ~!~ ~~;; t~t ~~~: ',: ",'. ~ Sw ~ ~ ~E' :~ ~~ i >- ~l5 gi mSv g~~: '3w~"~ 3lD:,~ ~~ l)w~S ~~ ~- ~~ ~~~~ ~~ ~~ ~~ ~~~5 ~~ ~g a.u c..~::5:~ Q.~ Q.W ~ g <I( .....z :j~ ~ ~~ ~~ If::'" ~ ~~ g ~~ f lf~ai ..,/ I ~/",,--'/' ."1-..--.................... .. u wZ i'~ eg ~u 0", if ~ f;S1lfThTIGl il ) lj ~LJ , .~ ~~~~ IJ.::" ,'t,,<.. ... I'" \ /'''. , ('- v. ,"....... (r)"' ,.....' 0" ~.... ,\J" G;'" ()~' o ~ a ~g ....~ "'.., ....... 00 ~~ ;:0 ~z c30 za: , ~~ ~~... I~~: ~...l '=t")"\ J.....::: "'''...... ,':)- ;',' ,...4.... 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C'J, ~I ~I o o 0> I I \ I I I ..~ --\ -I , I , .-t--, I I I , \ \ I o o 0> 8 H :--- , ~ g ~ ! ~ ~~ g ~ 0 ~ o 0> '" o '" '" I I , U"r I . -.. ;...~ , , "u"~..rili3iN3:: ~ l'j _"~ u"' ~ "; J :l J. , ~--l ;.\ , I i -1. l ( I : _1_J._ \1 " Ii \ \ \ \\- 'I !l '" - I .--' ; \ I I I . ..~ , 'I .~ : \) c:; I 'I j I , I I \\! I I 1-: ~ I ; \ I I I - I I ! I ----- I I i ! . 'f--~ I - I - o 0> '" o '" CO ""10>: 'n 900" L~ I - PSNOILJJ:i X w.o. o ... '" o CO CO M:O~ti I [ I I M'O ,- :. ". ~ l'j rT-' -~ m I. I I I -- II I I , I i I CNV113 """"1l(31g ~ o ... CO o CO '" ~ ~ o ~ u o Z I-G - ~~ ~ o '" .. o "' '" o .... "'Ig p -~ 6 . .~ . m I '~m z o r- o w (f) -~ ~ o --- o "' '" o .... '" CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on February 23, 2006, 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 for Peterson Property - Planning Case 06-09 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. ?i~ ------ Subscribed and sworn to before me thisd3a;J day of g.-~M..J:'(1--' 2006. ~~/-T~~ Nota IC '@. KIM T. MEUWISSEN I Notary Public-Minnesota My Commission Expires Jan 31, 2010 Ol I: ; Q) Q) :E Ola 1:,- .- Ul ... 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D Disclaimer 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 Information System (GIS) 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. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, 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. D Disclaimer 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 Information System (GIS) 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. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be Iiabie 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, orthird parties which arise out of the use~s access or use of data provided. GAYLE 0 & LOIS J DEGLER TRUSTEES OF TRUSTS 1630 LYMAN BLVD CHANHASSEN . MN 55317 -9402 FOX PROPERTIES LP 27990 SMITHTOWN RD EXCELSIOR, MN 55331 -7911 PETERSON-JACQUES FARM LAND CO CIO SEVERIN H PETERSON JR 15900 FLYING CLOUD DR EDEN PRAIRIE, MN 55347 -4047 NDI MINNESOTA LLC CIO HOVSTONE PROPERTIES MN LLC 7615 SMETANA LN SUITE 160 EDEN PRAIRIE, MN 55346 -4700 STATE OF MINNESOTA - DOT 395 JOHN IRELAND BLVD 631 TRANSPORTATION BLDG ST PAUL, MN 55155 -1801 G&M LAURENT FAMILY LTD PTRSHP 24760 CEDAR POINT RD NEW PRAGUE. MN 56071 -4056 JOHN KLlNGELHUTZ C/O JAMES W HEISEL 350 EAST HWY 212 PO BOX 89 CHASKA , MN 55318 -0089 ARTHUR B JOHNSON 17448 FRONDELL CT EDEN PRAIRIE. MN 55347 -3416 KLlNGELHUTZ CONSTRUCTION CO 350 HWY 212 E CHASKA . MN 55318 -2144 BLUFF CREEK GOLF ASSOC 1025 CREEKWOOD DR CHASKA. MN 55318 -9647 CITY OF CHASKA CIO NOEL GRACZYK 1 CITY HALL PLAZA CHASKA. MN 55318 -1962 STATE OF MINNESOTA - DOT METRO RIGHT OF WAY 1500W CO RD B2 ROSEVILLE. MN 55113 -3174 AURORA INVESTMENTS LLC 5215 EDINA INDUST BLVD SUITE 100 MINNEAPOLIS. MN 55439 -3023 Public Hearing Notification Area (500 feet) Peterson Property Planning Case No. 06-09 1600 Pioneer Trail City of Chanhassen L man Blvd o CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on March 1, 2006, 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 Rescheduled Public Hearing for Peterson Property - Planning Case 06-09 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. Subscribed and sworn to before me this } s-\- day of fY\a .--ch , 2006. ~~>T ~c.-~ Notary Pu IC , r$! "~ KIM T. MEUWISSEN , :c.J Notary Public-Minnesota ~+/.;..;o~.'" My Commission Expires Jan 31, 2010 CITY OF CHANHASSEN PLANNING COMMISSION NOTICE OF RESCHEDULED PUBLIC HEARING Dear Property Owner: On February 23, 2006, the City of Chanhassen mailed a public hearing notice to you regarding the following proposal: . PETERSON PROPERTY/PIONEER PASS: Request for a comprehensive plan Land Use Amendment from Residential- Medium Density and Office/Industrial to Residential- Low Density (approximately 43 acres); Rezoning from Agricultural Estate District, A2, to Residential Low and Medium Density District, RLM (approximately 43 acres); Preliminary Plat creating 82 lots, 80utlots and right-of-way for public streets (approximately 73 acres); Conditional Use Permit for development within the bluff creek overlay district with a Variance for encroachment into the primary zone; and a Wetland Alteration Permit for the grading and filling of wetlands on property located north of Pioneer Trail (1600 Pioneer Trail) at future Highway 312 (see location map on reverse side of this notice)- Planning Case No. 06-09. Applicant: D. R. Horton The public hearing has been RESCHEDULED for Tuesdav. March 21. 2006 in the City Hall Council Chambers. The meeting will begin at 7:00 p.m. This hearing may not start until later in the evening, depending on the order of the agenda. If you have questions regarding this proposal, contact Robert Generous at 952-227-1131 or by email: bqenerous@cLchanhassen.mn.us, or visit the City's NEW projects web page at www.ci.chanhassen.mn.us/serv/proiects.html CITY OF CHANHASSEN PLANNING COMMISSION NOTICE OF RESCHEDULED PUBLIC HEARING Dear Property Owner: On February 23, 2006, the City of Chanhassen mailed a public hearing notice to you regarding the following proposal: . PETERSON PROPERTY/PIONEER PASS: Request for a comprehensive plan Land Use Amendment from Residential- Medium Density and Office/Industrial to Residential - Low Density (approximately 43 acres); Rezoning from Agricultural Estate District, A2, to Residential Low and Medium Density District, RLM (approximately 43 acres); Preliminary Plat creating 82 lots, 80utlots and right-of-way for public streets (approximately 73 acres); Conditional Use Permit for development within the bluff creek overlay district with a Variance for encroachment into the primary zone; and a Wetland Alteration Permit for the grading and filling of wetlands on property located north of Pioneer Trail (1600 Pioneer Trail) at future Highway 312 (see location map on reverse side of this notice) - Planning Case No. 06-09. Applicant: D. R. Horton The public hearing has been RESCHEDULED for Tuesdav. March 21. 2006 in the City Hall Council Chambers. The meeting will begin at 7:00 p.m. This hearing may not start until later in the evening, depending on the order of the agenda. If you have questions regarding this proposal, contact Robert Generous at 952-227-1131 or by email: bqenerous@cLchanhassen.mn.us, or visit the City's NEW projects web page at www.ci.chanhassen.mn.us/serv/proiects.html D Disclaimer 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 Information System (GIS) 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. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes 9466.03, 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, indermify, 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. D Disclaimer 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 Information System (GIS) 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. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes 9466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives ail claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, orthird parties which arise out of the use(s access or use of data provided. Jam -and Smudge Free Printing Use Avery@ TEMPLATE 5160@ GAYLE 0 & LOIS J DEGLER TRUSTEES OF TRUSTS 1630 LYMAN BLVD CHANHASSEN. MN 55317 -9402 NDI MINNESOTA LLC C/O HOVSTONE PROPERTIES MN LLC 7615 SMETANA LN SUITE 160 EDEN PRAIRIE. MN 55346 -4700 JOHN KLlNGELHUTZ C/O JAMES W HEISEL 350 EAST HWY 212 PO BOX 89 CHASKA. MN 55318 -0089 '7---- BLUFF CREEK GOLF ASSOC 1025 CREEKWOOD DR CHASKA . MN 55318 -9647 AURORAINVESTMENTSLLC 5215 EDINA INDUST BLVD SUITE 100 MINNEAPOLIS, MN 55439 -3023 (lb09~S @AHElAV ~ - - ! I , I FOX PROPERTIES LP 27990 SMITHTOWN RD EXCELSIOR. MN 55331 -7911 STATE OF MINNESOTA - DOT 395 JOHN IRELAND BLVD 631 TRANSPORTATION BLDG ST PAUL. MN 55155 -1801 ARTHUR B JOHNSON 17448 FRONDELL CT EDEN PRAIRIE. MN 55347 -3416 CITY OF CHASKA C/O NOEL GRACZYK 1 CITY HALL PLAZA CHASKA. MN 55318 -1962 I: II ! I Alf3^,'i'-m)-oos-~ WO).,uaAe.MMM www.avery.com 1-800-GO-AVERY ~.AVERV@ 5160@ ! PETERSON-JACQUES FARM LAND CO C/O SEVERINH PETERSON JR 15900 FLYING CLOUD DR !' EDEN PRAIRIE. MN 55347 -4047 1;-- G&M LAURENT FAMILY L TO PTRSHP , 24760 CEDAR POINT RD NEW PRAGUE. MN 56071 -4056 I: I I i /' I: i! KLlNGELHUTZ CONSTRUCTION CO 350 HWY 212 E I CHASKA . MN 55318 .2144 :! I , !. STATE OF MINNESOTA - DOT METRO RIGHT OF WAY ,. 1500 W CO RD B2 ! ROSEVILLE,MN55113-3174 : i ! ! - , (lb09~S llJeqe6 al zas!I!ln apldeJ a6e4)~s '1la a6eJJnoQllue UOISSaJdwl - Public Hearing Notification Area (500 feet) Peterson Property Planning Case No. 06-09 1600 Pioneer Trail City of Chanhassen \ ''-- \ i \ \ L man Ivd ( o