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Met Council Submittal 4-11-06 CITY OF CHANHASSEN 7700 Market Boulevard PO Box 147 Chanhassen, MN 55317 Administration Phone: 952.227.1100 Fax: 952.227.1110 Building Inspections Phone 952.227.1180 Fax: 952.227.1190 Engineering Phone: 952.227.1160 Fax: 952.227.1170 Finance Phone: 952.227.1140 Fax: 952.227.1110 Park & Recreation Phone: 952.227.1120 Fax: 952.227.1110 Recreation Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax 952.227.1404 Planning & Natural Resources Phone 952.227.1130 Fax: 952.227.1110 Public Works 1591 Park Road Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 Fax: 952.227.1110 Web Site www.ci.chanhassen.mn.us April 11 , 2006 Ms. Cheryl Olsen Referrals Coordinator Metropolitan Council Mears Park Centre 230 East Fifth Street St. Paul, MN 55101-1634 Re: Metropolitan Urban Services Area Amendment, Bluff Creek Twin Homes Dear Ms. Olsen: Enclosed for Metropolitan Council review is a proposed Metropolitan Urban Services Area (MUS A) Amendment in the City of Chanhassen of 10.3 acres of land from the 2010 MUSA to the 2000 MUSA. The parcel is located in the . southwest comer of Lyman Boulevard (CSAH 18) and Highway 101 (Great Plains Boulevard). Sewer and water service are available in Lyman Boulevard. Enclosed are copies of the following items: · Comprehensive Plan Amendment Form · City of Chanhassen Resolution #2006-5 · Location Map and City of Chanhassen MUSA Expansion Map · City Council Staff Report dated 01109106 · City of Chanhassen Staff Report dated 12/06/05 Thank you for your assistance in this matter. I have previously submitted all this information to Jim Dttley electronically. If you require additional information, please contact me at (952) 227-1131. '</~ Robert Generous, AICP Senior Planner Enclosures The City of Chanhassen . A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play. ~ Metropolitan Council Local Planning Handbook I Amendment Form Comprehensive Plan Amendment Form I Bluff Creek Twin Homes AMENDMENT NAME This form is available in Microsoft Word format on the Metropolitan Council's Local Planning Assistance website at: http://www.Metropolitanrocouncil.oro/plannino/assistance/resources.htm. COMMUNITY PROFILE AND AMENDMENT OVERVIEW 1. Provide the following information: Local governmental unit Contact name Contact title Address City, State, and Zip Telephone number FAX number Email address Date of preparation City of Chanhassen Robert Generous, AICP Senior Planner 7700 Market Boulevard, P. O. Box 147 Chanhassen, Minnesota 55317 (952) 227-1131 (952) 227-1110 bgenerous@cLchanhassen.mn.us April 11, 2006 2. Identify type of amendment and describe. Check all that apply: 2a. Land use chanoe X 2b. MUSA Expansion or Chanoe Adding 10.3 acres to current urban services area. 2c. Text Change 2d. Other 3. Provide a description of the amendment. General location Brief description Southwest corner of Lyman Boulevard (CSAH 18) and Highway 101 (Great Plains Boulevard). Incorporating the property in the 2000 MUSA to provide sewer and water service for an 18 unit twin home development. 10.3 acres Affected area, in acres SECTION 1 : PROCESS OVERVIEW http://www.metrocouncil.oro/planninQ/LPH/LPHSect1.pdf 4. Indicate official local status of the plan amendment. (Check all that apply.) The local governing body must take action on the proposed amendment before submittal to the Metropolitan Council. x Action commission Date of Action December 6, 2005 January 9, 2006 X Approved by governing body, contingent upon Metro olitan Council review 5. List adjacent local governments, school districts and other jurisdictions and the date the copies were sent. Notifying adjacent governmental units and affected school districts is one of the criteria the Council will use in determining whether an application is deemed complete for review. Plan amendment was sent to: Riley-Purgatory-Bluff Creek Watershed District, Carver County, Minnesota Department of Transportation, Minnesota Department of Natural Resources and Carver Soil & Water Conservation District on October 31, 2005. Sent to Carver County, Hennepin County, Scott County,Jackson Township, Chaska School District, City of Eden Prairie, City of Chaska, City of Excelsior, City of Minnetonka, City of Shakopee, City of Shorewood and City of Victoria on January 20, 2006. 6. Identify outstanding issues or conditions made in the Metropolitan Council's review of the municipality's 2020 Comprehensive Plan Update or subsequent comprehensive plan amendment? X No, the Council's review did not identify any issues or conditions. Issue/Condition Steps taken or future planned actions, including date 7. Will/has an environmental review (Environmental Assessment Worksheet, Environmental Impact Statement or Alternative Urban Areawide Review) be/been completed for the site? X No, none reauired. Yes, indicate type of review and approximate date of completion. Include a summary of findinos, if completed: September 2005 2 SECTION 2: FORECASTS http://www. metrocouncil.orq/planninq/LPH/LPHSect2.pdf 8. Complete the following forecast table to reflect any changes in population, household and employment forecasts. If the proposed amendment does not change the community's household, population or employment forecasts, as shown in the municipalities Metropolitan Systems Statement, fill in the pre and post amendment columns with those forecasts. '{,qit~"v,ji~~.~,~t~~~~t~ ' ':PrEf.Ameridmenr: Households Po ulation Em 10 ment 10,200 27,500 11 ,300 12,800 34,500 13,500 14,800 38,000 13,900 10,200 27,500 11 ,300 .\ 2020\,,>:: 12,800 34,500 13,500 14,800 38,000 13,900 For all amendments that propose land use or forecast changes, you must complete the questions #10 (land use), #11 (housing), #12 (trip generation), #20 (sewer flow) and #30 (water supply). SECTION 3: LAND USE http://www.metrocouncil.orQ/planninQ/LPH/LPHSect3.pdf 9. Does the plan amendment propose any impacts to wetlands located on the site? No wetlands on the site. x lans: 10. Describe land use changes in acres, applicable to this amendment site, using the following tables and filling in the community's specific land use categories: X Not A Iicable. o NA 20 4-8 units/acre - 0 NA 80-160 units Total CPA = Comprehensive Plan Amendment September 2005 3 11.lf the proposed amendment changes the amount of land city wide staged for development by 2011 for medium density, high density or mixed use residential development, complete the following table to identify the amount of land available pre and post amendment: * "Developable" means land planned for urban residential development, infill or redevelopment before 2011. ** Amendment acres from the municipality's response to Question #10 above. SECTION 4: TRANSPORTATION http://www .metrocouncil.or~/plannin~/LPH/LPHSect4.pdf 12. Complete the following table using the Institute of Transportation Engineers Trip Generation Manual, 6th Edition, to show whether this plan amendment increases or decreases trip generation from the planned land use and transportation element of the community's comprehensive plan. ..... Trip ' Generatiol1:f .: Ti'ip:Geherationforthe Site'Based~' . '. ;:';.:'pnPlanned,';;:'.:;' on~la~~ Use,..' .......:> ..<.,Pre-Amen;:;...:';:"Post.;Aril '1'.,: ..'. . . ,.., Est. eak hour traffic 13. Will these changes require improvements to the existing local and regional road network or interchanges beyond what is in the community's current transportation plan? X No, existin local and re ional road networks can accommodate increase. Yes, describe im rovements and who will a for them: Access 14. If the site has direct access to a principal or "A" minor arterial, is location and spacing consistent with applicable County guidelines or MnDOT's Access Management Guidelines (http://www.oim.dot.state.mn.us/access/index.html)? Not a Iicable, no direct access to a No, ex lain: X Yes, describe: Access will be a ro osed intersection with ro e to the north. September 2005 4 Transit and Other Modes of Transportation 15. Will this amendment enhance access to transit services, increase or decrease the demand for transit services or warrant the extension of new transit service? X No, not currentl served b transit or will not affect transit. Yes, list existing routes, describe changes and identify proposed/necessary transit facility improvements e. . shelters, ark and rides : 16. Does the plan amendment include Traffic Demand Management (TOM) strategies or land use and urban design measures, if applicable? x Yes, describe (e.g. car and van pooling, flexible work hours, mixed land uses that discourage vehicle tri sand romote walkin ,bikin ,ridesharin ,and transit : 17. Does the plan amendment include pedestrian and bike access and facilities, including crosswalks, bridges, trails, sidewalks, and bike racks, if applicable? No, why not: X Yes, describe: Providing a sidewalk system to connect to Lyman Boulevard and Highway 101. Aviation 18. Does the plan amendment affect any airport functions? X SECTION 5: WATER RESOURCES http://www .metrocouncil.oro/plannino/LPH/LPHSect5.pdf Wastewater 19. What type of wastewater treatment will be utilized to serve the proposed amendment? Privatel Owned/Communi Treatment S stem. Local/Munici al Owned Wastewater Treatment Plant. X Re ional Wastewater Treatment. September 2005 5 20. Complete the following table, to show whether this plan amendment increases or decreases wastewater flow from currently planned land use and sewer flow projections. .... ,:C'.,">'><,.-\,-_,i.-.',-"':._,'-:-" .{-- ,:,:',:-,.:::..'::::":'-:,:",,-::;><.'c""', <:;:. _.':'- :ost' Ahlendment~ 2000 3,049,000 2010 4,457,400 2020 5,958,700 2030 7,300,000 Mgd = million gallons per day 3,049,000 4,457,400 5,958,700 7,300,000 21. Does the local wastewater system have adequate capacity, or staged capacity to accommodate the proposed amendment? x 22. Does the regional wastewater system have adequate capacity, or staged capacity to accommodate the proposed amendment? x Ci has been allocated 16.1 m d. 23. Has the community and/or Metropolitan Council identified an inflow and infiltration (1&1) problem? X Yes, describe the steps taken to address the 1/1 issue and plans for future action: City has completed a sump pump inspection program. City working with Metropolitan Council to televise sewer mains to determine 1/1 problem areas. City is initiating 1/1 program including sewer line replacement, community education, s ecif in 1/1 resistant manhole structures, etc. No, the Ci ffw does not have an identified 1/1 roblem. 24. Identify interceptor(s) that will be impacted by these changes and indicate if flows will be diverted from one interceptor service area to another? I Lake Ann Interceptor. 25. Does the plan amendment include any wastewater flow to an adjacent community? For new intercommunity agreements, the receiving community must also amend the sewer element of its plan. Yes, enclose a co of the inter-communi a reement X No. September 2005 6 Surface Wafer 26. Will stormwater runoff generated from proposed amendment be treated on-site? No, check one of the followin and describe: Runoff will receive no treatment: Runoff will be treated off-site, identif off-site treatment facili : X Yes, describe type and level of on-site pollutant removal treatment/mitigation plans: Under developed conditions, the applicant is proposing to capture all of the street drainage and all of the front-yard drainage. This stormwater will be conveyed via storm sewer to a proposed pond in the southeasterly corner of the site for treatment. The proposed pond must be designed to National Urban Runoff Program (NURP) standards with maximum 3:1 slopes and a 10:1 bench at the NWL. The pond will then discharge in to a wetland immediatel to the south. 27. Does the community have an updated stormwater management plan, including best management practices and implementation strategies? - Yes, Year adopted: X No, explain: Community has a 1994 Storm Water Management Plan. The city is in the process of updating its Storm Water Management Plan. SEH has been hired to perform the work. The update is anticipated to be completed by the summer of 2006. 28. Does the community have an adopted erosion control ordinances? [;(] Yes, Year adoEted: October 1992 o No. Wafer Supply 29. Does the community have an updated water supply plan? Yes, Year ado ted: X No. Existin 30. Will the proposed plan amendment increase or decrease projected water use from the community's current water supply plan? X No increase or decrease in ro'ected water use from water su I lan, Yes, rovide water su Ian amendment to describe necessa facilities im rovements or chan es: SECTION 6: PARKS http://www .metrocouncil.ora/plannina/LPH/LPHSect6. pdf 31. Does the amendment include, or is it adjacent to or within % a mile of an existing or planned regional park, reserve or trail, as identified in the 2030 Regional Parks Plan? Yes, describe X No. September 2005 7 32. Does the community have a Parks & Open Space Plan including regional park elements? [iI Yes, Year adopted: June 1999 o No. SECTION 7: IMPLEMENTATION http://www.metrocouncil.ora/plannina/LPH/LPHSect7.pdf 33. Will the plan amendment require changes in zoning or subdivision ordinances, capital improvement program (CIP), or other official controls? X No. Yes, describe 34. Does the community have natural resources protection ordinances, including wetland, tree preservation, and steep slopes? X Yes, identify: The city has adopted wetland protection, shoreland management, tree reservation, bluff rotection and bluff creek overla ordinances No. September 2005 8 - ffi a; E E c.. Q)Q) O....e-o - 0 ... .- Q>-o(/) iD -0 ... ~ -OQ>(/)- ...-ooQ> 0.5 ctl C . C c> ~o .5 .2 -g ._ C ..c:; ~ ctl a;.2 ~ a:s-:;:;-o c.. c> C ~ ... x C Q) ::J ::J Q) .- ... 0 0 .~ 0 a; (/) <(ctla.o~ <nE...o......... :JQ).E:;:;~ ~"'...ctlc a:s -g ffi ~ .s c> ctl E - 0!!2 co-o::J(/) .- 0 C a:s (/) ~oQ).e~ c.. (\J E:t:: o Q) as ::o~ o..gQ)...;'2 (/) .- .e a:s ctl -(/)-E- C_Q)... Q)C...O......... 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'~re~ ~ Q ~ Q Q Q ~ MUSA 2000 MUSA 2005 MUSA 2010 MUSA 2015 MUSA 2020 HWY. 212 N W4~E s o 1,0002,000 4,000 6,000 8,000 10,000 · Feet January 13, 2006 G :/ENG/ Joleen/Planning/MUSA I I I ~ ) .'/ 6'5- 3 ~ CITY OFCHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNEsOTA .nA TE: .Tanuarv9. 2006 MOTION BY: LabaU RESOLUTION NO: 2006-05 SECONDED BY: Tiornhom RESOLUTION TO INCORPORATE PROPERTY IN THE CURRENT METROPOLITAN URBAN SERVICE AREA (MUSA) WHEREAS, the Schutrop Building and Development Corporation has requested a Comprehensive Plan Amendment to incorporate Bluff Creek Twin Homes property, located South of Lyman Boulevard and west of Highway 101, in the current Metropolitan Urban Service Area (MUSA),and . WHEREAS, the ChanhassenPlanning Commission called a Public Hearing on December 6, 2005, and voted to recommend approval of the MUSA expansion, . NOW, THEREFORE, BE IT RESOLVED that the City Council approves the MUSA expansion incorporating the Bluff Creek Twin Homes property, located South of Lyman 'Boulevard and west of Highway 101, in the 2000 MUSA Area. Passed and adopted by the City Council of the City of Chanhassen, Minnesota, this 9th day of January, 2006. ATTEST: i,.u^J.K Todd Gerhardt, City Manager ~A. ENT YES NO Furlong Labatt Lundquist Peterson Tjornhom None None SCANNED CITY OF CHANHASSEN 7700 Market Boulevard PO Box 147 Chanhassen, MN 55317 Administration Phone:952.227.1100 Fax: 952.227.1110 Building Inspections Phone: 952.227.1180 Fax: 952.227.1190 Engineering Phone: 952.227.1160 Fax: 952.227.1170 . Finance Phone: 952.227.1140 Fax: 952.227.1110 Park & Recreation Phone: 952.227.1120 Fax: 952.227.1110 Recreation Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax: 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 Public Works 1591 Park Road Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 Fax: 952.227.1110 Web Site WIffl.ci.chanhassen.mn.us ',\ ;/j os -3t:> 1L ..) ') .... .-.J MEMORANDUM L TO: Todd Gerhardt, City Manager FROM: Bob Generous, Senior Planner cf.~ January 9,2006 DATE: SUBJ: Bluff Creek Twin Homes Planning Case #05-36 EXECUTIVKSUMMARY The applicant is proposing an IS-unit twin home Planned Unit Development within the Bluff Creek Overlay District. City Council approvals include a comprehensive plan amendment bringing the property into the current Metropolitan Urban Services Area, rezoning the property to Planned Unit Development - Residential, PUD-R, preliminary plat approval and a conditional use permit permitting development within the Bluff Creek Overlay district. ACTION REQillRED . City Council approval req111resamajority of City Council present. . PLANNING COMMISSION SUMMARY The Planning Commission held a public hearing on December 6, 2005, to review the proposed development. The Planning Commission voted 5 to. 0 to approve the . - - . . proposed project subject tothe conditions of the staff report and the addition of two conditions: 47. That the developer provides trail access to the southwest corner of 101 and Lyman. .,,'->......'..-... ", ....,-,- :' '",'.- "':: :-:.: .~. -- ....; '. -,' . >," :'----.: ,. " . ',', ,.- ........ ;.,'. -'," '-,-.,' -,......,.. ... ,'........, - " ....'.... '. ','" 48. " That the developer revises drawings to adheretotlteS-foot setback requirements. Based on review of the future development of the area, staff is recommending the following condition be added: 49. The developer shall install a 16-inch watermain along Highway 101 and loop the watermain within the project to this watermain.The City will reimburse the developer for the costs of oversizingthe pipe for the 16-inch watermain. SCANNED The City 01 Chanhassen · A growing community with clean lakes, quality schools, a channing downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play. ! Todd Gerhardt Bluff Creek Twin Homes January 9, 2006 Page 2 Planning Commission minutes are item 1a of the January 9, 2005 City Council packet. RECOMMENDATION Staff recommends adoption of the motion as specified on pages 12 through 16 of the staff report dated December 6, 2005. ATTACHMENTS 1. Planning Commission Staff Report Dated December 6,2005. g:\plan\2005 planning cases\05-36 bluff creek twinhomes-marty schutrop\executive summary.doc ~ z < u ~ ~ ~ ~ < < ~ < ~ ~ ~ ~ rJ'J ) PC DI..~: 12/06/05 ) w CC DATE: 01/09/06 'CITY OF CHANHASSEN REVIEW DEADLINE: 12/27/05 Extended to 2/25/06 CASE #: 05-36 BY: Bob Generous, et al. STAFF REPORT PROPOSAL: Request for a Comprehensive Plan Amendment to incorporate the property in the 2000 Metropolitan Urban Service Area (MUS A); Conditional Use Permit for development within the Bluff Creek Overlay district; Concept and Preliminary Planned Unit Development approval for 18-unit twin home development; and Preliminary Plat approval with variances for 18 lots, 2 outlots and public right- of-way, Bluff Creek Twin Homes. LOCATION: The southwest comer of Highway 101 and Lyman Boulevard APPLICANT: Schutrop Building and Development Corporation 540 Lakota Lane Chaska, Minnesota 55318 (952)470-9400 PRESENT ZONING: Agricultural Estate District, A2 2020 LAND USE PLAN: Residential- Low Density (Net Density Range 1.2 - 4.0 units/acre) ACREAGE: 10.3 acres DENSITY: 1.75 units/acre gross; 3.38 units/acre net SUMMARY OF REQUEST: The applicant in proposing an 18 unit twin home development within the Bluff Creek Overlay District. 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 Planned Unit Developments, PUD, because the City is acting in its legislative or policy making capacity. A PUD must be consistent with the City's Comprehensive Plan. 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. 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's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Subdivision Ordinance for a variance. The City has a relatively high Location Map Bluff Creek Twin Homes Planning Case No. 05-36 9170 Great Plains Boulevard City of Chanhassen $CANNED \ Bluff Creek Twin Homes Planning Case 05-36 December 6, 2005 Page 2 level of discretion with a variance because the applicant is seeking a deviation from established standards. This is a quasi judicial decision. PROPOSAL/SUMMARY The applicant is requesting a Comprehensive Plan Amendment to incorporate the property in the current Metropolitan Urban Service Area (MUSA); a Concept and Preliminary Planned Unit Development which would rezone the property from A2, Agricultural Estate District, to PUD-R, Planned Unit Development - Residential; Conditional Use Permit for development within the Bluff Creek Overlay district; and Subdivision Approval to create 18 twin-home lots, two outlots and public right-of-way with a variance for street width and variances for private streets for lots 8/9, 12/13, and 16/17. While the PUD standards would permit up to 30 percent coverage for residential -low density development, staff is proposing that the overall hard coverage for the development be limited to 25 percent. This would include the coverage for all building sites as well as the roadway for the local street. However, the area of Minnesota Department of Transportation, MnDOT, would be excluded. North of the site, across Lyman Boulevard (an arterial roadway) is a mixed use Planned Unit Development incorporating multifamily residential housing and retail and office uses. To the . northeast of the site is a future park and ride facility that will also include townhouses and retail uses. East of the site, across Highway 101, is the Springfield development a single-family residential subdivision. South of the site is a portion of the Bluff Creek primary zone which contains a portion of a large wetland complex that extends to the southwest. To the west of the site, are three single-family homes on larger lots. A 60-foot gas transmission pipeline easement is located in the northern portion of the development running parallel to Lyman Boulevard. A Williams Brother gas pipeline is located within this easement. This easement requires a 50 foot building setback from the actual pipeline. The preliminary site and utility plan, sheet P-3, shows required setback from the pipeline. Staff is recommending approval of the development subject to the conditions of the staff report. APPLICABLE REGULATIONS Chapter 18, Subdivisions Chapter 20, Article IT, Division 2, Amendments Chapter 20, Article IV, Conditional Use Permits Chapter 20, Article VI, Wetland Protection Chapter 20, Article VITI, Planned Unit Development District Chapter 20, Article XXXI, Bluff Creek Overlay District Bluff Creek Twin Homes Planning Case 05-36 December 6, 2005 Page 3 BACKGROUND The property contains a single-Iamily home. The majority of the site has been farmed. This property was included in the 2010 Metropolitan Urban Services Area because it was located south of Lyman Boulevard. However, the property can be serviced from existing sewer and water lines. The intersection improvements for Lyman Boulevard and the road accessing this property, including intersection signalization, are being constructed as part of the Highway 312/Lyman Boulevard project. This property is being accessed for a portion of these improvements. This property is currently in the Rural Services District. If development is approved, the property will be removed from the rural service district. COMPREHENSIVE PLAN AMENDMENT The developer requires a Comprehensive Plan Amendment to permit the connection to city sewer and water service. Currently, the property is located within the 2010 Metropolitan Urban Services Area (MUS A) as shown in the City's 2020 Comprehensive Plan. However, the property is located within the Lake Riley sewer subdistrict 1, which has sewer currently available to the site. Bringing the property into the current urban service area would permit the City to service the site with water and sewer in an efficient and effective manner with existing infrastructure. The property is guided in the comprehensive plan 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 Planned Unit Development- Residential (PUD-R), Single-Family Residential (RSF) and Mixed Low Density Residential (R4). REZONING . Justification for Rezoning to PUD The applicant is requesting to rezone approximately 10.3 acres from A2, Agricultural Estate District, to PUD-R, Planned Unit Development-Residential. The project consists of 18 units incorporated in nine twin home structures. The review criteria are taken from the intent section of the PUD Ordinance. 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 permit density clustering for development within the Bluff Creek Overlay District. The use of the PUD zoning also allows for an internal transfer of density. 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 development provides a compatible development with the surrounding development and preserves the Bluff Creek corridor subject to the recommended modifications to the plan. Additionally, through the PUD, we are able to establish greater setbacks from the arterial roadways. Bluff Creek Twin Homes Planning Case 05-36 December 6, 2005 Page 4 ) 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. · 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. While the development does not meet the standard for affordable housing, it does provide a mid- range housing value for single-family housing in the city. Additionally, the development provides an integrated. DEVELOPMENT DESIGN STANDARDS The applicant has proposed development standards through their PUD plan. Staff has reviewed these proposals, made comments and then given the staff proposal for language to be incorporated into the final PUD ordinance. Staff is proposing the following development standards govern the development of the property: Development Design Standards a. Intent The purpose of this zone is to create a twin home, PUD Residential zone. The use of the PUD zone is to allow for more flexible design standards while creating a higher quality and more sensitive proposal. All utilities are required to be placed underground. b. Permitted Uses The permitted uses within the neighborhood shall be 18 twin homes and appropriate accessory structures. If there is a question as to whether or not a use meets the definition, the Planning Director shall make that interpretation. The type of uses to be provided on Outlot A shall be low intensity neighborhood oriented accessory structures to meet daily ') Bluff Creek Twin Homes Planning Case 05-36 December 6, 2005 Page 5 needs of residents. Such uses may include development signage, garden, gazebo, maintenance shed, picnic shelter or playground equipment. c. Setbacks The PUD ordinance requires setbacks from roadways and exterior property lines. The following table displays those setbacks. Standards Highway 101 and Lyman Blvd. 50 feet Exterior Project Lot Lines 50 feet Gas Pipeline 50 feet Interior Public Right-of-Way 30 feet, except lots 1 and 2 . which shall be 20 feet Interior Lot Line 5 feet, except for the common lot line of each twinhome. Hard Surface Coverage Maximum 3,444 sq. ft. per lot * Wetland: Buffer and buffer setback 16.5 feet and 40 feet Bluff Creek Primary zone boundary 40 feet Building Height 35 feet *The entire development, including the public street and Outlots, may not exceed 25 percent hard coverage. The maximum hard cover for Outlot A shall be 10 percent. d. Building Materials and Design · Buildings shall be one story. · Building exterior material shall be a combination of 4-inch hardiboard or vinyl siding or shake and brick, stone or stucco. · No two adjacent structures shall be of the same color scheme. · Colors used shall be varied across color tones. . Garage doors must have windows. · The garage doors shall be to the side for lots 8, 9, 12, 13, 16 and 17. · All units shall utilize minimum timberline 30-year shingles. · Each unit shall have a minimum of 1 over story tree within its front landscape yard. · All units shall have access onto an interior street. · All mechanical equipment shall be screened with material compatible to the building, landscaping or decorative fencing. Bluff Creek Twin Homes Planning Case 05-36 December 6, 2005 Page 6 SUBDIVISION REVIEW WETLANDS One aglurban wetland exists on-site. Aquatic EcoSolutions delineated the wetland in October 2005. Basin 1 is a Type 3 wetland located in the southern portion of the property. The wetland is dominated by reed canary grass. A minimum 16.5 foot buffer strip should be maintained from the delineated edge of the wetland. Wetland buffer areas should be preserved, surveyed and staked in accordance with the City's . wetland ordinance. The applicant should install wetland buffer edge signs, under the direction of City staff, before construction begins and must pay the City $20 per sign. All structures should .. maintain a 40-foot setback from the edge of the wetland buffer. BLUFF CREEK OVERLAY DISTRICT 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. Outlot B contains 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 current plans propose grading within 20 feet of the Primary Corridor. The plans should be revised to eliminate grading within this area. A drainage and utility easement shall be dedicated over all of Outlot B. The developer may dedicate Outlot B to the City. If any alterations are proposed on property within the Bluff Creek Overlay District, a conditional use permit must be obtained prior to alterations occurring. The plans should be revised to include the City of Chanhassen's standard detail 5300 for silt fence. Type 2 silt fence should be used along the southern grading limits and at the normal water level of the pond. Type 1 silt fence may be used elsewhere. Silt fence should be installed around the storm water pond at the pond's normal water level until surrounding areas have adequate vegetative erosion control established. The plans should be revised to include City of Chanhassen standard detail 5302A for Wimco or similar catch basin inlet protection. All exposed soil areas should have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Tvpe of Slope Steeper than 3: 1 Time 7 days (Maximum time an area can remain open when the area Bluff Creek Twin Homes Planning Case 05-36 December 6, 2005 Page 7 '\ / ) 10:1 to 3:1 Flatter than 10: 1 14 days 21 days is not actively being worked.) These areas include constructed storm water management pond side slopes, and any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems that discharge to a surface water. All erosion and sediment control measures should be installed and maintained in accordance with City, Carver County Water Resource Management Area and MPCA permit requirements. The contractor shotildinspect daily all erosion control measures and perform maintenance on BMPs as needed or required. GRADING. DRAINAGE & EROSION CONTROL The lO.3-acre site currently has one single-family home with groups of trees scattered along the east side of the site. The existing house, driveway and culvert must be removed. The site currently drains from the northeast to the south. The proposed drainage pattern is consistent with the existing drainage pattern. Runoff from the six units on the north side of the street, the right- of-way and the front portion of the units south of the street will be routed to the proposed pond in the southeast comer of the site. The back of the lots on the south side of the street will drain overland to the existing wetland. The plan identifies two retaining walls. The retaining walls are necessary to bring the building pads up to an elevation so that the development can be served by gravity sanitary sewer. The western wall will be located west of Lot 18 and will be approximately 165 feet long, with a maximum exposed height of 11 feet. The southern wall will be located south of Lots 7-11 and will be approximately 200 feet long, with a maximum exposed height of eight feet. The retaining walls require a building permit and must be designed by a Professional Engineer registered in the State of Minnesota. The plans must be revised as follows: · Existing contours within 100 feet of the proposed development must be shown on the plan. · Note the top and bottom of wall elevations for all retaining walls. · Note the location and elevation of the emergency overflow on the east end of the cuI de sac. · A full-size drainage area map must be submitted. · A five-foot wide concrete sidewalk must be constructed on one side of the street. · Show the proposed street light layout. · A stop sign must be installed at the intersection at Lyman Boulevard. · All plan sheets must be signed by an Engineer registered in the State of Minnesota. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with a detailed haul route and traffic control plan. Bluff Creek Twin Homes Planning Case 05-36 December 6, 2005 Page 8 ) 'j .' SURFACE WATER MANAGEMENT FEES Water Quality The SWMP has established a connection charge for the different land uses based on an average citywide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage. Single-family residential developments have a connection charge of $1,191 per developable acre. This results in a water quantity fee of approximately $ 6,682.00 for the proposed development. Water Quantity Because of the impervious surface associated with this development, the water quality fees for this proposed development are based on single-family residential development rates of $2,705/acre. Based on the proposed developed area of approximately 5.61 acres, the water quality fees associated with this project are $15,175.00. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $21,857. It should be noted that the SWMP fee incorporated in this report is based on 2005 fees. SWMP fees are anticipated to change on January 1, 2006. The development will be charged the SWMP fees in effect at the time of final plat approval. UTILITIES The existing home is served by a well and septic system. The developer must ensure that the septic system is removed and the well is properly abandoned. The developer proposes to extend eight-inch lateral sanitary sewer and watermain from the existing utilities within Lyman Boulevard. The city's as-builts do not show sewer or water stubs from the existing utilities at the Lyman BoulevardlHighway 101 intersection. The developer must field verify the sewer and watermain stub locations and elevations. If the stubs have not been installed the developer shall directional bore the utilities under Lyman Boulevard. All costs and permits associated with this work would be the developer's responsibility. Public utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Detailed construction plans and specifications must be submitted at time of final plat and shall include all required information. The applicant is 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. Permits from the appropriate regulatory agencies will have to be obtained, including but not limited to the MPCA, Department of Health, MCES, and Watershed District. Bluff Creek Twin Homes Planning Case 05-36 December 6, 2005 Page 9 . ) STREETS ) The developer proposes to construct a 31-foot wide street and 45-foot radius cul-de-sac within a 50-foot and 120-foot wide right-of.,.way, respectively. Staff supports the proposed 50-foot wide right-of-way due to the site constraints associated with the existing wetland, the bluff creek corridor and the pipeline setback. 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 (NPDES Phase IT Construction Site Permit), Minnesota Department of Natural Resources (for dewatering), Army Corps of Engineers, Minnesota Department of Transportation, Minnesota Department of Health) and comply with their conditions of approval. LANDSCAPING AND TREE PRESERVATION Tree canopy coverage and preservation calculations for the Bluff Creek Twin Homes development are as follows: Total upland area (excluding wetlands) Total canopy area (excluding wetlands) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 8 ac or 348,943 SF .5 ac or 20,422 SF 6% 25% or2ac. 0% or 0 ac. Developer does not meet minimum canopy coverage allowed. Replacement plantings are required for the difference between the existing canopy coverage and the minimum required. Replacement required (25%-6%) 66,814 SF or 61 trees The applicant is removing all existing trees. This is penalized by multiplying the area by 1.2 to calculate the required replacement plantings. Canopy coverage removed Multiplier Total replacement Total number of trees to be planted 20,422 SF 1.2 24,506 SF 23 trees A total of 84 trees are required as replacement plantings for this development. A replacement planting plan has been submitted to the city for approval. It shows 82 trees. The applicant shall add the trees, the plant schedule and landscape plan and submit a revised plan to the city for approval. Bluff Creek Twin Homes Planning Case 05-36 December 6, 2005 Page 10 ) :J _/ Bufferyard requirements are as shown in the table: Landscapin~ Item Reauired Proposed Bufferyard B* - North 10 overstory trees 6.overstory trees property line, 490' 15 understory trees 19 understory trees 25 shrubs o shrubs Bufferyard B* - East 10 overs tory trees 10 overstory trees property line, 510' 15 understory trees 14 understory trees 26 shrubs o shrubs The applicant does not meet the minimum number of trees and shrubs required for bufferyards. Staff recommends that the applicant'increase the number of plantings to meet minimum requirements. Staff recommends that planting be included along the Bluff Creek Secondary Zone corridor. These shall be native plantings that will serve to enhance the environmental features of the site. The restoration plan shall be submitted to the city for approval prior to City Council final approval. PARKS AND RECREATION PARKS The property is situated northwest of Bandimere Community Park and southeast of Chanhassen Hills Neighborhood Park. Both of these facilities offer more than adequate park amenities for an additional 18-lot subdivision. One barrier, the need to cross Lyman Boulevard and/or Highway 101, will deter some future residents of the proposed development from accessing these facilities as often as they may like. No additional parkland acquisition or dedication is recommended as a condition of this subdivision request. TRAILS A combination of existing and planned trails is easily accessible from the proposed development. A planned trail on the north side of Lyman Boulevard will provide connections to area parks and the entire comprehensive trail plan. Traveling east on this trail to the Highway 101 south trail provides access to Bandimere Community Park. A sidewalk connection from the internal street to the intersection of Lyman Boulevard should be required. In the absence of parkland dedication, it is recommended that Bluff Creek Twin Homes pay full park dedication fees at the rate in force upon final platting. At today's rate, these fees would total $72,000 (18 units x $4,000). ) Bluff Creek Twin Homes .. Planning Case 05-36 December 6, 2005 Page 11 ) / Area (square Frontage Depth (feet) Proposed Maximum Site feet) # (feet) Site Coverage (sq. Coverage ft.) (sq. ft.) Lot 1 10,797 61 186 2,438 ~,444 Lot 2 8,648 44 206 2,740 3,444 Lot 3 9,141 44 222 2,820 3,444 Lot 4 10,027 44 238 2,948 3,444 LotS 10,425 48 244 2,868 3,444 Lot 6 21,403 115 250 2,756 3,444 Lot 7 19,850 99 211 2,788 3,444 Lot 8 6,343 44 155 2,736 3,444 Lot 9 7,253 56 168 2,756 3,444 Lot 10 7,607 43 179 3,012 3,444 Lot 11 7,451 43 175 2,708 3,444 Lot 12 7,296 43 172 2,769 3,444 Lot 13 7,140 43 168 2,753 3,444 Lot 14 6,984 43 164 2,740 3,444 Lot 15 6,929 43 161 2,708 3,444 Lot 16 6,673 43 157 2,769 3,444 Lot 17 6,518 43 154 2,753 3,444 Lot 18 18,035 223 214 2,740 3,444 Outlot A 27,493 2,749 2,749 OutlotB 125,333 0 0 Road ROW 38,488 27,711 27,711 MNDOT 78,753 NA NA ROW Total 448,587 Net less 369,834 80,262 92,452 MNDOT COMPLIANCE TABLE Since the proposed development is a Planned Unit Development, the minimum requirements are those established as part of the development. # The lot areas shown within each lot on the preliminary plat are incorrect. Lot areas included in this report are from the Lot Area Data table incorporated on sheet P-2. MISCELLANEOUS Buildings over 8,500 square feet in size must be protected with an automatic fire protection system. The State of Minnesota is in the process of revising Chapter 1306 of the Minnesota State Building Code regarding fire protection systems. It is not yet entirely clear how these changes will affect residential construction. It is important that the developer meet with the Inspections Division prior to final design to determine what ramifications, if any, the new requirements will have on the project. The developer and/or their agent shall meet with the ) ) Bluff Creek Twin Homes Planning Case 05-36 December 6, 2005 Page 12 Inspections Division as early as possible to discuss plan review and permit procedures. Demolition permits must be obtained before demolishing any structures on the site. Existing . utilities and on-site sewage treatment systems must be abandoned in accordance with applicable regulations. A final grading plan and soils report must be to the Inspections Division before permits can be issued. Retaining walls over four feet high must be designed by a professional engineer and cannot be constructed until a building permit is obtained. Walls and projections within three feet of property lines are required to be of one-hour fire-resistive construction. The buildings will be required to be designed by an architect and engineer as determined by the Building Official. RECOMMENDA TION Staff and the Planning Commission recommend~ that the Planning C@mmiggj@n City Council adopt the following four motions and adoption of the attached findings of fact and recommendation: A. ''The Chanhassen City Council approves Plmmjng Ct'lmmiggit'ln f@e€l:mm@n€lg fltlIJF€)':al €If the Comprehensive Plan Amendment incorporating the property in the current Metropolitan Urban Services Area (MUSA) subject to review and approval by the Metropolitan Council." B. "The Chanhassen City Council approves Plmming C€)mmiggi€ln Fee€lmrnen€lg aIJIJT€l':al €If the Concept and Preliminary Planned Unit Development rezoning the property from A2, Agricultural Estate District, to PUD-R, Planned Unit Development - Residential incorporating the development design standards contained in this staff report." C. ''The Chanhassen City Council approves Plmming C€)mrniggi€)n ree€)mmen€lg aIJIJf€)':al €lf the preliminary plat creating 18 lots, two outlots and right-of-way for public streets with a variances for the public street right-of-way width and the use of private streets to access lots 8, 9, 12, 13, 16 and 17, plans prepared by Ryan Engineering, dated October 28,2005, subject to the following conditions: 1. A sidewalk connection on the south side of the street from the internal street cul-de-sac to the intersection of Lyman Boulevard shall be provided. 2. The development shall pay full park fees in effect at the time of final plat approval. 3. Applicant shall resubmit for city approval a landscaping plan that includes 84 trees. At least one tree is required in each front yard. Common areas must be sodded and provided with irrigation. Native plantings will be required along the southern edge of the development parallel to the wetland. These plantings shall be species selected from the Bluff Creek Management Plan planting list. 4. Applicant shall meet the minimum number and types of plantings required for the bufferyards. 5. 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 . ') Bluff Creek Twin Homes . Planning Case 05-36 December 6, 2005 Page 13 fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1. 6. Temporary street signs shall be installed on street intersections once construction of the new roadway allows passage of vehicles. Pursuant to 2002 Minnesota Fire Code Section 501.4. 7. 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. 8. 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. 9. No burning permits shall be issued for trees to be removed. Trees and shrubs must either be removed from site or chipped. 10. Submit street names to Chanhassen Building Official and Chanhassen Fire Marshal for review and approval. 11. Two additional fire hydrants will be required; one at the intersection of Lyman Boulevard and the new proposed road, and one in the area of Lot 13/14. 12. A minimum 16.5 foot buffer strip shall be maintained from the delineated edge of the wetland. 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. 13. A drainage and utility easement shall be dedicated over all of Outlot B. The developer may dedicate Outlot B to the City. 14. All structures shall maintain a 40-foot setback from the edge of the wetland buffer. 15. All structures shall meet a 40 foot structural setback from the Primary Corridor boundary of the Bluff Creek Overlay District as required by Chanhassen City Code. In addition, no grading shall occur within the first 20 feet of the Primary Corridor. The plans shall be revised to eliminate grading within 20 feet of the Primary Corridor. 16. The plans shall be revised to include the City of Chanhassen's standard detail 5300 for silt fence. Type 2 silt fence shall be used along the southern grading limits and at the normal water level of the pond. Type 1 silt fence shall be used elsewhere. Silt fence shall be installed around the storm water pond at the pond's normal water level until surrounding areas have adequate vegetative erosion control established. 17. The plans shall be revised to include City of Chanhassen standard detail 5302A for Wimco or similar catch basin inlet protection. Bluff Creek Twin Homes . Planning Case 05-36 December 6, 2005 Page 14 ~ / ) 18. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Type of Slope Steeper than 3:1 10:1 to 3:1 Flatter than 10: 1 Time 7 days 14 days 21 days (Maximum time an area can remain open when the area is not actively being worked.) These areas include constructed storm water management pond side slopes, and any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems that discharge to a surface water. 19. All erosion and sediment control measures shall be installed and maintained in accordance with City, Carver County Water Resource Management Area and MPCA permit requirements. 20. A SWPPP should be developed by Ryan Engineering for the site which would encompass an erosion and sediment control plan. The SWPPP is needed prior to applying for the NPDES permit. 21. Erosion control blanket is needed for the slopes NE of lot 18 and the southern slopes from about the 912/910 proposed contours to the bottom ofthe slope within 14 days of final grade. 22. Energy dissipation at the PES inlet to the permanent storm water pond is needed. A detail is needed. 23. The proposed storm water basin must be used as a temporary sediment trap during construction and must be excavated in the initial construction phases of the development. A temporary diversion berm should be constructed to divert runoff from lots 18 to 11 into the pond. This should be included in the SWPPP. 24. A temporary outlet and / or a temporary stabilized EOF for the temporary basin is needed. 25. Inlet controls are needed for the CB' s within 24 hours of installation. A detail is needed; Chanhassen city specifications are Wimco type inlet control or equal. 26. The silt fence as proposed is running up and down the slope along the west and east boundaries of the site. The silt fence must be installed with J-hooks to effectively provide sediment control and not concentrate runoff to the south. 27. A concrete washout area is needed in the SWPPP; silt fence, sump area and rock driveway should be used and could be located in Outlot A. 28. A permanent outlet structure is needed for the permanent storm water basin in the southwest comer of the pond. Detail is needed. ,) Bluff Creek Twin Homes Planning Case 05-36 December 6, 2005 Page 15 29. A stable emergency over flow (BOp) is needed for the permanent storm water basin. Riprap or a turf reinforcement mate (TRM) could be used and specifications and detail area needed. 30. The contractor shall inspect daily all erosion control measures and perform maintenance on BMPs as needed or required. 31. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $21,857. 32. The final plans must include the following revisions: a. Existing contours within 100 feet of the proposed development must be shown on the plan. b. Note the top and bottom of wall elevations for all retaining walls. c. Note the location and elevation of the emergency overflow on the east end of the cuI de sac. d. A full-size drainage area map must be submitted. e. A five-foot wide concrete sidewalk must be constructed on one side of the street. f. Show the proposed street light layout. g. A stop sign must be installed at the intersection at Lyman Boulevard. h. All plan sheets must be signed by an Engineer registered in the State of Minnesota. 33. If import or export of material is required for the development of this property, the applicant must submit a detailed haul route to the City. 34. The existing well and septic system must be properly removed/abandoned. 35. The developer must field verify the sewer and watermain stub locations and elevations. If the stubs have not been installed the developer shall directional bore the utilities under Lyman Boulevard. All costs and permits associated with this work would be the developer's responsi bili ty. 36. Public utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Detailed construction plans and specifications must be submitted at time of final plat and shall include all required information. 37. The applicant is 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. 38. 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 (NPDES Phase II Construction Site Permit), Department of Health, MCES, Minnesota Department of Natural Resources (for dewatering), Army Corps of Engineers, Minnesota Department of Transportation, Minnesota Department of Health) and comply with their conditions of approval. 39. Access and maintenance agreements shall be recorded against the benefiting properties for the private streets. ',40. Buildings over 8,500 sq. ft. in size must be protected with an automatic fire protection system. The State of Minnesota is in the process of revising Chapter 1306 of the Minnesota State Building Code regarding fire protection systems. It is not yet entirely clear how these changes will affect residential construction. It is important that the developer meet with the Inspections Division prior to final design to determine what ramifications, if any, the new requirements will have on the project. 41. Demolition permits must be obtained before demolishing any structures on the site. Existing utilities and on-site sewage treatment systems must be abandoned in accordance applicable regulations. 42. A final grading plan and soils report must be to the Inspections Division before permits can be issued. 43. Retaining walls over four high must be designed by a professional engineer and cannot be constructed until a building permit is obtained. 44. The applicant shall create a Homeowners Association to take responsibility of the retaining walls and maintain them. 45. Walls and projections within 3 feet of property lines are required to be of one-hour fire- resistive construction. 46. The buildings will be required to be designed by an architect and engineer as determined by the Building Official. 47. That the developer provides trail access to the southwest corner of 101 and Lyman. 48. That the developer revises drawings to adhere to the 5 foot setback requirements. 49. The developer shall install a 16-inch water main along 101 and loop the water main within the project to this water main. The city will reimburse the developer for the costs of oversizing the pipe for the 16-inch water main." D. ''The Chanhassen City Council approves Ploollillg C€lmmissi€lll F@@€lHillUmds appr€l':al €lf a Conditional Use Permit to develop within the Bluff Creek Overlay District subject to the following conditions: 1. No grading is allowed within the first 20 feet of the Primary Corridor boundary. 2. All structures must meet a 40 foot structural setback from the Primary Corridor boundary." ATTACHMENTS 1. Findings of Fact and Recommendation 2. Development Review Application :.) .... ./ Bluff Creek Twin Homes . . Planning Case 05-36 December 6, 2005 Page 17 ') 3. Letter from Martin Schutrop to Bob Generous dated 10/26/05 4. Reduced Copy Existing Conditions Plan 5. Reduced Copy Preliminary Plat 6. Reduced Copy Preliminary Site & Utility Plan 7. Reduced CopyPreliminary GradingPlan 8. Reduced Copy Tree InventorylReplacement Plan 9. Reduced Copy Hard Surface Calculations 10. Reduced Copy Building Elevation 11. Reduced Copy Floor Plan 12. Letter from Aaron Mlyneck (Carver SWCD) to Robert Generous dated 11/17/05 13. Affidavit of Public Hearing Notice 14. Letter from Tod Sherman, MnDOT, to Bob Generous dated 11/29/05 g:\plan\2005 planning cases\05-36 bluff creek twinhomes-marty schutrop\staff report concept and preliminary pud.doc 1;, ;...~ '~ CITY OF CHANHASSEN CARVER AND HE:NN:EPlN COUNtIEs, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION lNRE: Application of Schutrop Building and Development Corporation for a Comprehensive Plan Amendment to incorporate the property in the current Metropolitan Urban Service Area (MUSA); Concept and Preliminary Planned Unit Development approval to Rezone from A2, Agricultural Estate District, to PUD-R, Planned Unit Development - Residential; Subdivision Approval to create 18 lots, 2 outlots, and public right-of-way with a variance for street width; and a Conditional Use Permit to permit development within the Bluff Creek Overlay District, on 10.3 acres, Bluff Creek Twin Homes - Planning Case No. 05-36. On December 6, 2005, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of Schutrop Building and Development Corporation for comprehensive plan amendment, concept and preliminary Planned Unit Development, . preliminary plat approval with a variance for street width and conditional use permit for development of property. The Planning Commission conducted a public hearing on the proposed subdivision 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- Low Density use. 3. The legal description of the property is: All that part of the northerly 730.00 feet of the North Half of the Southwest Quarter of Section 24, Township 116, Range 23, as measured along the West line thereof and lying westerly of the center line of State Highway No. 101. The centerline of said Highway No. 101 is described as follows: Beginning at a point on the North line ofthe Southwest Quarter of Section 24, Township 116, Range 23, a distance of 632.52 feet east of the Northwest corner of said Southwest Quarter; the bearing of the North line of the Southwest Quarter is assumed to be South 88 degrees 46 minutes 29 seconds East. Thence South 4 degrees 24 minutes 47 seconds West a distance of 413.72 feet thence on a tangential curve, concave to the east having a central angle of 11 degrees 38 minutes 21 seconds and a radius of 1962.29 feet a distance of 398.62 feet. Thence South 7 degrees 13 minutes 34 seconds East tangent to the last described curve, a distance of 217.65 feet thence on a tangential curve, concave to the west having a central angle of 14 degrees 29 minutes 17 seconds and a radius of 1166.15 feet a distance of 294.88 feet, more or less, to a point on the South line of the North Half of the Southwest Quarter of Section 24, Township 116, Range 23 and there terminating said point a distance of 660.44 feet easterly of the Southwest corner of the North Half of the Southwest Quarter. 1 '\ / ') /, . . All in Carver County, Minnesota and subject to all easements of record. 4. The Subdivision Ordinance directs the Planning Commission to consider seven possible adverse effects of the proposed subdivision. The seven (7) effects and our findings regarding them are: a. The proposed subdivision is consistent 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 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 ~~~ . e. The proposed subdivision will not cause significant adverse environmental damage; f. The proposed subdivision will not conflict with easements of record; and 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. 5. 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. d. The proposed use will not tend to or actually depreciate the area in which it is proposed. 2 . .) e. The proposed use can be acc6rilri1odated with existing 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. 6. VARIANCE FINDINGS (Street Width) a. The hardship is not a mere inconvenience. b. The hardship is caused by the particular physical surroundings, shape or typographical conditions of the land, specifically the Bluff Creek primary zone and the pipeline easement. c. The conditions upon which the request is based are unique and not generally applicable to other property, due to the constraints of the property. d. The granting of the variance will not be substantially detrimental to the public welfare and is in accord with the purpose and intent of this chapter, the zoning ordinance and comprehensive plan. 7. In order to permit private streets, the city must find that the following conditions exist: a. The use of the private street to access adjacent units is a function of the design of the project and the desire to reduce the number of garage fronts visible from the public street. The prevailing development pattern makes it unfeasible or inappropriate to construct a public street to access these adjacent units. In making this determination, the city may consider the location of existing property lines and homes, local or geographic conditions and the existence of wetlands. b. After reviewing the surrounding area, it is concluded that an extension of the public street system is not required to serve other parcels in the area, improve access, or to provide a street system consistent with the comprehensive plan. c. The use ofthe private street will permit enhanced protection of the city's natural resources including wetlands. The use of limited private streets creates a desirable aesthetic design. 7. VARIANCE FINDINGS (Private Street) a. The hardship is not a mere inconvenience, but provides a means for creating a unique development design. b. The hardship is caused by the particular physical surroundings, shape or typographical conditions of the land. 3 c. The conditions upon which tbe request is based are unique and not generally applicable to other property. d. The granting of the variance will not be substantially detrimental to the public welfare and is in accord with the purpose and intent of the subdivision ordinance, the zoning ordinance and comprehensive plan. 8. The planning report #05-36 dated December 6, 2005, prepared by Robert Generous, et al, is incorporated herein. RECOMMENDA TION The Planning Commission recommends that the City Council approve the Comprehensive Plan Amendment incorporating the property in the 2000 Metropolitan Urban Service Area; rezone the property from A2 to PUD-R; Preliminary Plat creating 18 lots, 2outlots and right-of-way for public streets with a variance for the public street right-of-way width and the use of private streets; and a conditional use permit to develop within the Bluff Creek Overlay District. ADOPTED by the Chanhassen Planning Commission this 6th day of December, 2005. CHANHASSEN PLANNING COMMISSION BY: VIi Sacchet, Its Chairman g:\plan\2005 planning cases\05-36 - bluff creek twinhomes\fittdings of fact.doc 4 ) CITY OF CHANHASSEN 7700 Market Boulevard - P.O. Box 147 Chanhassen, MN 55317 - (952) 227-1100 Planning Case No. 05 - ~0 CITY OF CI-IANHAsset-l RECEIVED DEVELOPMENT REVIEW APPLICATION OCT 2 K 2005 CHANHASSEN PLANNING DEPT Owner Name and Address: z,~ Contact: Phone: Email: Fax: Temporary Sales Permit Vacation of Right-of-Way/Easements x Variance 'Zc-o .- Wetland Alteration Permit Zoning Appeal Zoning Ordinance Amendment X Notification Sign** - $75 + $100 Damage Deposit hs x Escro~ Filing Fees/Attorney Cost*** c5D. ~ - $50~/SPRN ACN AR/W AP/Metes & Bounds - $450 Minor SUB TOTAL FEE $-1fl ,,5. i!J?- An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant prior to the public hearing. * Twenty-six (26) full-size folded copies of the plans must be submitted, including an 81'2" X 11" reduced copy for each plan sheet along with a diqital copv in TIFF-Group 4 (*.tif) format. ** Applicant to obtain notification sign from City of Chanhassen Public Works at 1591 Park Road and install upon submittal of completed application. $100 damage deposit to be refunded to applicant when sign is retumed following City Council approval. *** Escrow will be required for other applications through the development contract. Building material samples must be submitted with site plan reviews. NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application. SCANNED ) PROJECT NAME: LOCATION: r,\11J ~ C)I/{) (r--<..JL K r--- \ L,o.../,-.J ~ ~",^.Jl5 Gr~ PIA-->J fS l.J~ . LEGAL DESCRIPTION: .- PRESENT ZONING: REQUESTED ZONING: 10\3 ~~. ~s {\-,'L.. ~0DF__ ~\~ ~...L.t-h- l NO TOTAL ACREAGE: WETLANDS PRESENT: ~t),-, Low D~s,~ ~,+; PRESENT LAND USE DESIGNATION: REQUESTED LAND USE DESIGNATION: REASON FOR REQUEST: 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 with regard to this request. This application should be processed in my name and I am the party whom the. City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. I will keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of my knowledge. /?---- ----- --- 10/ L.. sJ D~ f Da{e Signature of Applicant . Signature of Fee Owner Date G:\PLAN\Forms\Development Review Application.DOC SCANNED Rev. 4/05 ...) Schutrop Building & Development Corp. 540 Lakota Avenue - Chaska, MN 55318 - 612-840-8251 October 2G, 2005 Bob Generous Senior Planner City of Chanhassen PO Box 147 Chanhassen, MN 55317 Re: Bluff Creek Twin Homes Overview and Vision The reason for the request ofPUD versus R-4 is due to the fact that this site has some restrictions. To the north is a large easement for the Magellan Pipeline that runs parallel to Lyman Boulevard and to the south is Bluff Creek Watershed District, the set-backs and land. Thus, in designing what would be a wise use of this parcel, we felt twin homes would be the best fit for this site. Further, because of the high cost of the land we wanted to maximize the number of units on what land we had left after all the requirements were met. We envision twin homes that would be ranging from 400,000-500,000 dollars. We are trying to keep this range because we feel any higher price would restrict the affordability to empty nester-type buyers and young couples or singles. We feel this market is under served in Chanhassen in this price range and would like to see more affordable twin homes. This is an ideal site for these types of units given the proximity to downtown Chanhassen and the new bus terminal and Highway 212. Also, on the Outlot A, we are proposing a common area with a possible gazebo and play area for the residents to gather as a community. The benefit to the City of Chanhassen is a well planned development with minimal impact on the Watershed area and affordable high quality twin homes that will serve both retirees who want to stay in the community and also young couples and singles moving into the city as a resident of Chanhassen. My goal is to uphold the standards and not let Chanhassen become another tract home development but make our housing diverse and affordable. Sincerely, CITY OF CHANHASSEN RECEIVED Martin Schutrop Schutrop Building Corporation OCT 2 8 2005 CHANHASSEN PLANNING DEPT SCANNED ~i Us::~ ~ to 01 ~ ~~ D::~ I I I I J I I ! I n I I 1 II .. '1 ci ~ -> Iffi -z I~ - >- I --1:- I ~ II 1 !m~ I ",3", D15111 j~~H i},nel tj~ -jl {I_, I~Jt ;!iH !hli III \ ~jjjlll/ ~ ~I ~ I c.- blld ~~~ 1 i~l~{~ L. .g ,z ~~ moo 0.:0::3 OGlol -50~ ij'g.c (/)010 ~(I):i C1>CI>:::;: CI> E c L.o. 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November 17, 2005 Robert Generous, Senior Planner City of Chanhassen 7700 Market Boulevard Chanhassen, MN 55317 Re: Bluff Creek Twinhomes Mr. Generous: The SWCD has taken the opportunity to review the Bluff Creek Twinhomes Plan for the City of Chanhassen. The plan reviewed is dated with a City Received stamp of October 28, 2005. Please review and consider the following comments and suggestions regarding erosion control and sediment controls. A storm water pollution prevention plan (SWPPP) was not received with the submittal. SWPPP A SWPPP should be developed by Ryan Engineering for the site which would encompass an erosion and sediment control plan. The SWPPP is needed prior to applying for the NPDES permit. Erosion Control 1. Erosion control blanket is needed for the slopes NE oflot 18 and the southern slopes from about the 912 / 910 proposed contours to the bottom ofthe slope within 14 days of final grade. 2. Energy dissipation at the FES inlet to the permanent storm water pond is needed. A detail is needed. Sediment Control 1. The proposed storm water basin must be used as a temporary sediment trap during construction and must be excavated in the initial construction phases of the development. A temporary diversion berm should be constructed to divert runoff from lots 18 to 11 into the pond. This should be included in the SWPPP. 2. A temporary outlet and / or a temporary stabilized EOF for the temporary basin is needed. 3. Inlet controls are needed for the CB' s within 24 hours of installation. A detail is needed; Chanhassen city specifications are Wimco type inlet control or equal. 4. Street scraping and sweeping schedule is needed. AN EQUAL OPPORTUNllY EMPLOYER .)' ) 5. Individual building lot controls are needed. Notes and a typical home lot detail showing a rock driveway, silt fences and temporary stabilization are needed. 6. The silt fence as proposed is running up and down the slope along the west and east boundaries of the site. The silt fence must be installed with J-hooks to effectively provide sediment control and not concentrate runoff to the south. 7. A concrete washout area is needed in the SWPPP; silt fence, sump area and rock driveway should be used and could be located in Outlot A. Storm Water 1. A permanent outlet structure is needed for the permanent storm water basin in the southwest comer of the pond. Detail is needed. 2. A stable emergency over flow (EOF) is needed for the permanent storm water basin. Riprap or a turf reinforcement mate (TRM) could be used and specifications and detail area needed. Further review of the sediment and erosion controls can be done once a SWPPP is completed. If there are any questions or ifI can be of further assistance please contact the SWCD office. Sincerely, Aaron Mlynek, CPESC Urban Conservation Technician c. Lori Haak, City of Chanhassen (email) CITY OF CHANHASSEN AFFIDA VIT 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 November 23, 2005, 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 Bluff Creek Twin Homes - Planning Case No. 05-36 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. S~bscribed and s~orn to before me thl~ day of }JfJV'em her , 2005. I~ KIM T. 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Q) E Eo Q) m c UJ t>> c: U ~ 0 - ~E~2a=~~~oE~~.~~~~Q)~~~~ ~~~~~~~~~~8u~~8.~~~[~~g 0.. ... I i i i i I I 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 01 records, inlormation and data located in various city, county, state and federal offices and other sources regarding the area shown, and Is to be used lor relerence purposes only. The City does not warrant that the Geographic Inlormation System (GIS) Data used to prepare this map are error Iree, and the City does not represent that the GIS Data can be used lor navigational, tracklng or any other purpose requiring exacting measurement 01 distance or direction or precision In the depiction of geographic leatures. II errors or discrepancies are lound 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 lor any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold hanrless the City from any and all claims brought by User, its employees or agents, or third parties which arise out 01 the user's access or use 01 data provided. '\ ! " ) ,,'l- SUBJECT PROPERTY ,,'l- SUBJECT PROPERTY I i i I ! I , , , , , , , , , , , , i I I ( 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 01 records, inlormation and data located in various city, county, state and lederal offices and other sources regarding the area shown, and is to be used lor relerence purposes only. The City does not warrant that the Geographic Inlormation 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, tracklng or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic leatures. II errors or discrepancies are lound 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 lor 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 01 the user's access or use 01 data provided. JAMES A CURRY 6105 EDEN PRAIRIE RD #17 EDINA. MN 55436 -1250 STATE OF MINNESOTA-DNR TAX SPEC. - BUREAU OF R E MGMT .500 LAFAYETTE RD ST PAUL. MN 55155 -4030 PATRICK A & LAURENE FARRELL 801 LYMAN BLVD CHANHASSEN , MN 55317 -9161 SPRINGFIELD HOMEOWNERS ASSN 7100 MADISON AVE GOLDEN VALLEY, MN 55427 -3602 DEREK & HEATHER BENSON 604 SUMMERFIELD DR CHANHASSEN . MN 55317 -7644 ERIC W LORENTZSON & TIFFANY L LORENTZSON 591 SUMMERFIELD DR CHANHASSEN, MN 55317 -7645 JASON J GILBERTSON & KAT JA JEANNERET 583 SUMMERFIELD DR CHANHASSEN , MN 55317 -7645 MARK J & KARl A NETTESHEIM 9201 GREAT PLAINS BLVD CHANHASSEN . MN 55317 -8641 \ ) STATE OF MINNESOTA - DOT 395 JOHN IRELAND BLVD 631 TRANSPORTATION BLDG ST PAUL; MN 55155 -1801 SCHUTROP BUILDING & DEV CORP 540 LAKOTA LN CHASKA. MN 55318 -9453 DAVID G DELFORGE & CYNTHIA A MILLER 891 LYMAN BLVD CHANHASSEN. MN 55317 -9161 FRANK T & MARY LOU WHALEY 851 LYMAN BLVD CHANHASSEN. MN 55317 -9161 CRAIG L & PATRICIA A MULLEN 611 SUMMERFIELD DR CHANHASSEN . MN 55317 -7644 SHANNON G & MICHELLE A KERN 607 SUMMERFIELD DR CHANHASSEN, MN 55317 -7644 PAUL W & ANA E MORENO 603 SUMMERFIELD DR CHANHASSEN. MN 55317 -7644 PAUL C SCHNETTLER & KATE D WARD SCHNETTLER 599 SUMMERFIELD DR CHANHASSEN, MN 55317 -7645 MARK A & ANNMARIE T SCHULTZ 598 SUMMERFIELD DR CHANHASSEN. MN 55317 -7645 MATTHEW K & LAURA M PARRISH 595 SUMMERFIELD DR CHANHASSEN. MN 55317 -7645 EDWARD S & NANCY J COUGHLIN 587 SUMMERFIELD DR CHANHASSEN, MN 55317 -7645 JAMES D WILSON ETAL 5730 YANCY AVE NEW GERMANY. MN 55367 -9327 TIMOTHY S & TAMARA S MILLER 579 SUMMERFIELD DR CHANHASSEN. MN 55317 -7645 MARK J & KARl A NETTESHEIM 9151 GREAT PLAINS BLVD CHANHASSEN. MN 55317 -8606 Public Hearing Notification Area (500 feet) Bluff Creek Twin Homes Planning Case No. 05-36 9170 Great Plains Boulevard City of Chanhassen ~ ~ry ". 0~ oCj ~ I I i i I i I i I I I ) ~~ f'li} ~""Ir~ OF~ Minnesota D~.' Jtment of Transportation ) Metropolitan District Waters Edge 1500 West County Road B-2 Roseville MN 55113-3174 RECEIVED oEe 0 5 2005' CITY OF CHANHASSEN November 29,2005 Bob Generous Senior Planner City of Chanhassen P.O. Box 147 Chanhassen, MN 55317 SUBJECT: Bluff Creek Twinhomes Mn/DOT Review P05-119 SW Quad of existing TH 101 and CSAH 18 (Lyman Blvd) Chanhassen, Carver County Control Section 1009 Dear Mr. Generous: The Minnesota Department of Transportation (MnIDOT) has reviewed the above referenced plat in compliance with Minnesota Statute 505.03, subdivision 2, Plats. Before any further development, please address the following issues: The northern leg of the TH 10l/CSAH 18 (Lyman Blvd) intersection will be realigned to eliminate the TH 10l/CSAH 18 (Lyman Blvd) shared sectiOIi. Turn lanes have been incorporated into the final design ofthe TH 101/CSAH 18 (Lyman Blvd) intersection. Also, the development appears to quite close to the fill slopes onTH 101. The location of the entrance on Lyman needs to be coordinated with the TH 212 Design/Build Team. For questions concerning these comments please contact the Highway 212 Design Engineer Mary Lacho at 952-368-5610. Plat 10-19 has been monumented, please show all monuments found and the associated B-numbers on the final plat. Also, include a note along TH 101 identifying plat 10-19. Please direct questions concerning these issues to Bruce Wetherbee (763~797 -311 0) in MnlDOT's Survey section. An access permit will be needed. If the access is a new city street, the city will need to be the applicant. A short form permit for the utility hookups will be needed. Any use of or work within or affecting Mn/DOT right of way requires a permit. Permit forms are available from Mn/DOT's utility website at www.dot.state.mn.us/tecsup/utilitv. Please direct any questions regarding permit requirements to Buck Craig (651-582-1447) of . MnlDOT's Metro Permits Section. As a reminder, please address all initial future correspondence for development activity such as plats and site plans to: Development Reviews Coordinator An equal opportunity employer ) Mn!DOT - Metro Division Waters Edge 1500 West County Road B-2 Roseville, Minnesota 55113 Mn!DOT document submittal guidelines require three (3) complete copies of plats and two (2) copies of other review documents including site plans. Failure to provide three (3) copies of a plat and/or two (2) copies of other review. documents will make a submittal incomplete and delay Mn!DOT's review. and response.to development proposals. We appreciate your anticipated cooperation in providing the necessary number of copies, as this will prevent us from having to delay and/or return incomplete submittals. If you have any questions concerning this review please feel free to contact me at (651) 582-1548. Tod Sherman Planning Supervisor Copy: Roger Gustafson / Carver County Engineer Ryan Engineering Schutrop Building and Development Corp. Metro LGL files - Chanhassen Metro Division File -CS 1017 Copies via GroupWise to: Ann Braden - Met Council Mary Lacho - TH 212 DesignlBuild Lynn Clarkowski - Area Engineer Bruce Wetherbee - Surveys Buck Craig - Permits Roger Gustafson Carver County Engineer PO Box 300 Cologne, MN 55322-0300 Ryan Engineering 434 Lake Street Excelsior, MN 55331 Schutrop Building and Development Corp. 540 Lakota Avenue Chaska, MN 55318