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PC Staff Report 4-18-06 E-4 Z < U ~ ~ ~ ~ < < E-4 < ~ ~ E-4 ~ 00 PC DATE: April 18" 2006 [I] CC DATE: May 8, 2006 CITY OF CHANHASSEN REVIEW DEADLINE: May 8, 2006 CASE #: 06-14 BY: AF, KA, TH, ML, JS, ST STAFF REPORT PROPOSAL: Request for Rezoning of property from A-2 to PUD-R; Subdivision of 155 single family lots, 15 outlots, and private streets and public right-of-way; and Conditional Use Permit for alterations within the flood plain and development within the Bluff Creek Overlay District - THE PRESERVE. LOCATION: 1630 Lyman Boulevard 6(~?jG' Gayle & Lois Degler 1630 Lyman Boulevard Chanhassen, MN 55317 APPLICANT: The Pemtom Land Company 7697 Anagram Drive Eden Prairie, MN 55345 952-937-0716 PRESENT ZONING: Agricultural Estate District, A2 2020 LAND USE PLAN: Residential- Medium Density (net density range 4.0 - 8.0 units/acre) ACREAGE: 79.86 gross acres 31.33 net acres DENSITY: 1.92 units/acre gross; 5 units/acre net SUMMARY OF REQUEST: The applicant is requesting a rezoning to PUD, subdivision and site plan approval to build 155 single family lots with a conditional use permit for development within the Bluff Creek Overlay District as well as grading within the floodplain. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City has a relatively high level of discretion in approving rezonings, PUD's, and amendments to PUD's because the City is acting in its legislative or policy making capacity. A rezoning or PUD, and amendment thereto, 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's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with Zoning Ordinance requirements. If it meets these standards, the City must then approve the site plan. 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 The Preserve 1630 Lyman Boulevard Planning Case No. 06-14 City of Chanhassen GeMmED The Preserve Planning Case 06-14 April 18, 2006 Page 2 of 22 PROPOSAL/SUMMARY The property is guided in the Comprehensive Plan for Residential - Medium Density as well as parks and open space over the Bluff Creek corridor. Appropriate zonings for this land use designation include Planned Unit Development - Residential (PUD-R), Mixed Low Density Residential, if twin homes (R4), Mixed Medium Density Residential (R8) or Low and Medium Density Residential (RLM). The applicant is requesting a PUD zoning with a single-family detached housing unit. While this is an applicable use in this zoning district, typically the City has seen the use of attached housing. This will be the first application of single family. The PUD prescribes the standards for development. Staff is recommending approval of the rezoning to PUD as the subdivision with the conditions. BACKGROUND 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 $14,365 as its portion of the 2005 AUAR. Below is a breakdown of the residential land uses and the number of housing units approved under the AUAR: Property Net # units units/acres Degler, Dean 40.0 n/a De~le,r Gayle 30.0 240.0 8.0 Dorsey 30.0 240.0 8.0 Fox, Jeff 21.0 168.0 8.0 Fox Family 38.0 304.0 8.0 Town Country #2 30.0 135.0 4.5 Town Country #1 79.0 450.0 5.7 Peterson, Sever 42.0 120.0 2.9 Park 20.0 n/a Laurent 17.0 n/a 347.0 1,657.0 6.4 AUAR Assumption 350 1,584 The Preserve Planning Case 06-14 April 18, 2006 Page 3 of 22 The next table is a summary of the developments in the 2005 MUSA that have recently been approved. Development Gross Acres Net Acres Net Density Total units Liberty on Bluff Creek 91.02 39.51 11.24 444 Liberty at Creekside 36.01 13.54 10.64 146 Pioneer Pass 120 28.11 2.88 81 The Preserve 80 31.33 4.55 155 Total 112.49 Avg.7.32 Total 826 Based on the AUAR there is an additional potential 758 housing units available. APPLICABLE REGUA TIONS Chapter 18, Subdivisions (18-57 Streets) Chapter 20, Article IV, Conditional Use Permits Chapter 20, Article V, Floodplain Overlay District Chapter 20, Article VIT, Planned Unit Development District Chapter 20, Article XXXI, Bluff Creek Overlay District REZONING The applicant is requesting to rezone approximately 80 acres from A2 to PUD-R, Planned Unit Development-Residential. The project consists of 155 single-family homes. The review criteria are taken from the intent section of the PUD Ordinance. Section 20-501. Intent Planned unit developments offer enhanced flexibility to develop a site through the relaxation of most normal zoning district standards. The use of the PUD in this instance is to 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. The proposed rezoning assists in the furtherance of the following land use goals of the City of Chanhassen Comprehensive Plan: . Development will be encouraged within the MUSA line. . 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. The Preserve Planning Case 06-14 April 18, 2006 Page 4 of 22 . Development should be phased in accordance with the ability of the City to provide services. The proposed rezoning assists 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. Staff is proposing the following development standards govern the development of the property: DEVELOPMENT DESIGN STANDARDS Sec. 20-508. Standards and guidelines for single-family attached or cluster-home PUDs. (a) Generally. Single-family attached, cluster, zero lot line, townhouses and similar type dwelling types may be allowed on sites designed for low, medium or high density residential uses by the City of Chanhassen Comprehensive Plan. (b) Minimum lot sizes. There shall be no minimum lot size; however, in no case shall net density exceed guidelines established by the City comprehensive plan. (c) Setback standards/structures and parking: (1) PUD exterior: 50 feet. (2) Interior public right-of-way: 30 feet.* *The 30-foot front yard setback may be waived by the City Council when it is demonstrated that environmental protection will be enhanced. In these instances, a minimum front yard setback of 20 feet shall be maintained. (3) Other setbacks: Established by PUD agreement. (d) Protection and preservation of natural features. The applicant must demonstrate that the flexibility provided by the PUD is used to protect and preserve natural features such as tree stands, wetlands, ponds, and scenic views. These areas are to be permanently protected as public or private tracts or protected by permanently recorded easements. (e) Landscaping plan. An overall landscaping plan is required. The plan shall contain the following: (1) Boulevard plantings. Located in front yards shall require a mix of over-story trees and other plantings consistent with the site. Landscaped berms shall be provided to screen the site from major roadways, railroads and more intensive land uses. In place of mass grading for building The Preserve Planning Case 06-14 April 18,2006 Page 5 of 22 pads and roads, stone or decorative blocks retaining walls shall be employed as required to preserve mature trees and the site's natural topography. (2) Exterior landscaping and double-fronted lots. Landscaped berms shall be provided to buffer the site and lots from major roadways, railroads, and more intensive uses. Similar measures shall be provided for double-fronted lots. Where necessary to accommodate this landscaping, additional lot depth may be required. (3) Foundation and yard plantings. A minimum budget for foundation plants shall be established and approved by the City. As each parcel is developed in the PUD, the builder shall be required to install plant materials meeting or exceeding the required budget prior to issuance of certificate of occupancy or provide financial guarantees acceptable to the City. (4) Tree preservation. Tree preservation is a primary goal of the PUD. A detailed tree survey should be prepared during the design of the PUD and the plans should be developed to maximize tree preservation. (f) Architectural standards. The applicant should demonstrate that the PUD will provide for a high level of architectural design and building materials. While this requirement is not intended to minimize design flexibility, a set of architectural standards should be prepared for City approval. The primary purpose of this section is to assure the City that high quality design will be employed and that home construction can take place without variances or impact to adjoining lots. The PUD agreement should include the following: (1) Standards for exterior architectural treatments. (2) Prohibition against freestanding garages may be required by the City when it is felt that unattached garages will be difficult to accommodate due to small lot sizes. If an attached garage is to be converted to living space at some time in the future, the applicant will have to demonstrate that there is sufficient room to accommodate a two-car garage without variances to obtain a permit. (3) Guidelines regulating the placement of air conditioners, dog kennels, storage buildings, and other accessory uses that could potentially impact adjoining parcels due to small lot sizes. Required Standard Proposed Standards Lyman Boulevard 50 feet 50 feet Exterior Eastern 50 feet 50 feet (creek on west) (Perimeter) Setback Front Yard garage side 30 feet may be reduced to 20 25 feet feet Front Yard on comer lots 30 feet may be reduced to 20 20 feet feet Side Yard Established by PUD 5/10 feet minimum 15 between units The Preserve Planning Case 06-14 April 18, 2006 Page 6 of 22 Required Standard Proposed Standards Rear Yard Established by PUD 15 feet Hard Surface Coverage * 30 % averaged over the entire 30 % averaged over the entire site site Wetland: Buffer and buffer 16.5 feet and 40 feet 16.5 feet and 40 feet setback Bluff Creek Primary zone 40 feet with the first 20 feet as 40 feet with the first 20 feet as boundary buffer buffer Minimum lot size none Average 8,000 square feet Public street 60 foot right of way 31 foot 60 foot right of way 32 foot paved back to back paved Private street 40 foot right of way 24 paved 40 foot right of way 28 paved surface * The entire development, including the public and private streets and Outlots, may not exceed 30 percent hard coverage. Individual lots will exceed the 30 percent site coverage. SUBDIVISION REVIEW The plat proposed 155 lots. The subdivision will be built in phases with the first phase adjacent to the new collector road, Bluff Creek Boulevard. There is a combination of public and private streets. All of the lots abut either the public or private streets. The lots meet all of the standards of the PUD. There is no minimum lot size although the average lot size is 8,000 square feet. The developer proposes six to ten home styles with three different options for each style (see attachments). The homes range in size from the smallest at 35' x 55' to the largest at 40' x 56'. There is room for additions, three-season porches or decks of approximately 600 square feet. The association should establish bylaws and covenants for regulating the placement of air conditioners, dog kennels, storage buildings, fences and other accessory uses that could potentially impact adjoining parcels due to small lot sizes as prescribed in the PUD ordinance. Two changes to the plat that the staff is recommending is the elimination of lots in two areas. Lots 1 and 2, Block 2 need to be eliminated to provide a larger private park. Based on the number of dwelling units and the PUD requirement for greater amenities, the park should have better visibility and be larger. The other area where lots should be eliminated is the area north of the Creek (Lots 1 through 5, Block 1). The majority of the lots are in the flood plain and are adjacent to the City's lift station which emits odors. Staff is proposing a trail head for the creek and a pond to handle additional runoff from the widening of Bluff Creek. The trail crossing in this area should provide the best access to the proposed trail on the north side of Lyman Boulevard to provide access to the future school. EXISTING CONDITIONS The site contains a small wetland on the east side and several along Bluff Creek on the west side. The central portion of the site is generally the highest and the slopes along the north and east The Preserve Planning Case 06-14 April 18,2006 Page 7 of 22 sides of the property are moderate; slopes along the west and south sides of the property are steeper. Lift Station #24 is in the northwest comer of the property and partially lies within a drainage and utility easement. Upon final approval of The Preserve, this lift station will be within a platted outlot that will be deeded to the City. The overhead power lines along the south side of Lyman Boulevard will remain. EASEMENTS AND RIGHT -OF - WAY The existing drainage and utility easement that Lift Station #24 partially lies within must be vacated and filed after final plat approval. This easement will not be necessary since the lift station will lie within an outlot that will be deeded to the City. Staff will process the easement vacation with the final plat. The existing 100-foot wide (measured from the centerline of Lyman Boulevard) drainage and utility easement along the eastern 650 feet of the property will remain. This easement was granted to the Freeburgs and Dorseys in 1979 for underground drainage tile. The "Existing Conditions" plan must be revised to show the drainage and utility easement that was granted to the City and contain trunk sanitary sewer and watermain. Outlots containing public utilities - watermain, sanitary sewer and storm sewer that conveys runoff from a public street - must have blanket drainage and utility easements over the outlot. Private utilities (e.g. storm sewer that only conveys runoff from a private street) within outlots shall be owned and maintained by the association. The preliminary plat includes a 60-foot wide south one-half right-of-way for Lyman Boulevard/CSAH 18. Prior to City Council consideration of the final plat, the applicant must provide documentation indicating that the proposed right-of-way for Lyman Boulevard meets Carver County's requirement. Public streets will be within a 60-foot wide right-of-way. GRADING AND DRAINAGE The grading plan must identify the existing and proposed 100-year floodplain. Due to the anticipated timing of the final plat with respect to the timing of formal approvals from FEMA, the proposed lots that are within the current floodplain may be preliminary platted subject to FEMA approval of the LOMR. These lots cannot be final platted until the LOMR is approved. Any grading within the floodplain will require a conditional use permit. The grading plan identifies five ponds within The Preserve; all proposed ponds outlet to Bluff Creek. Pond 1 lies in the northeast comer of the plat and will treat runoff from the northeast portion of the plat. Pond 2 is proposed on the northern portion of the property, east of Bluff Creek and will treat runoff from the north-central portion of the plat. The Preserve Planning Case 06-14 April 18, 2006 Page 8 of 22 Pond 3 lies in the northwest portion of the plat and will treat runoff from the five units west of Bluff Creek. The City may acquire additional ponding capacity for Pond 3 for a portion of Lyman Boulevard and to meet the regional ponding needs. These details will be finalized prior to final plat consideration. Pond 4 is proposed in the southwest comer of the plat. Pond 4 will treat runoff from the portion of the development that lies within 1200 feet north of Bluff Creek Boulevard and "Wetland A" on the east side of the property. Pond 5 lies south of Bluff Creek Boulevard, east of Bluff Creek. This pond is being constructed with the City's 2005 MUSA streets and utilities project and was designed to treat some runoff from this development. The developer's engineer has been working with Kimley Horn, the City's consultant for the 2005 MUSA project, to ensure that discharge to Pond 5 from the development is within Kimley Horn's design criteria. The storm sewer configuration will change slightly due to the proposed site plan changes. Catch basins on each side of all public streets must be no more than 300 feet apart. The proposed outlet for Wetland A must lie along the edge of the wetland. The storm sewer from Pond 1 must outlet to the wetland north of Pond 2 in order to maintain hydrology to the wetland. Storm sewer within Street J must be rerouted through the sideyards within Block 3 and outlet to Pond 2. The developer has submitted hydrology calculations for the proposed development for the proposed site for staff review. Hydraulic calculations must be submitted with the final plat submittals. All buildings must be demolished before site grading commences. A detailed grading plan review will be completed when the final, 50-scale grading plans are submitted. The legend on the final grading plan must identify the lowest floor elevation. Storm Water Management The outlet pipe for Wetland A is proposed to extend into the wetland. The applicant must demonstrate that the outlet pipe installation and elevation will not impact the wetland. The emergency overflow (EOF) elevation and route for Wetland A are unacceptable. The existing overflow for this wetland is to the west and then to the north, outletting in the approximate location of Wetlands 1 and 4. The current overflow elevation is approximately 823.4. As proposed, the wetland would need to get to an elevation of 927.5 to overflow into Street A. In that event, the homes on adjacent to Wetland A would likely have water in their basements. The plans must be revised to provide a lower EOF and a path to the west for excess water that will not threaten proposed structures. The Preserve Planning Case 06-14 April 18, 2006 Page 9 of 22 The EOF path for Pond 1 around the end of Street J, immediately south of Lyman Boulevard, is not acceptable. The path should be revised to provide a more direct EOF route from Pond 1 to Wetland 4. The proposed sanitary sewer and storm sewer outlet in the vicinity of Pond 2 must be revised to ensure: 1. The runoff from the outlet will not compromise the integrity of the sanitary sewer; and 2. The sanitary sewer is not located below the normal water level (NWL) of Pond 2. The outfall from Pond 3 should not outlet upslope of the proposed trail. It is unclear why Pond 4 is designed to avoid impacts to the non-wetland drainageway that leads to Bluff Creek. The applicant should clarify this avoidance and, if possible, redesign the pond to provide additional storage and treatment in lieu of avoiding the drainageway. Storm water from the southeast comer of the site and the East-West Collector drains to Pond 5. Pond 5 must be constructed prior to the construction of all areas draining to it. Easements Drainage and utility easements (minimum 20 feet in width) should be provided over all existing wetlands, wetland mitigation areas, buffer areas used as PVC and storm water ponds. Erosion and Sediment Control A Storm Water Pollution Prevention Plan (SWPPP) is needed for the development and must be completed prior to applying for the NPDES permit. It is recommended the SWPPP be submitted to the City and SWCD for review prior to final approval. Stable emergency overflows (EOF) are required for all ponds. The EOF could consist of riprap and geotextile fabric or a turf re-enforcement mat (a permanent erosion control blanket). A standard detail should be shown on the plans. Energy dissipation shall be provided for all inlets and outlets. Blocks 17, 18, 19, 20 show details of the storm sewer going to Pond 5. Details will be needed for a stable outlet and temporary sediment pond location for that area. Erosion control blanket shall be installed on all slopes greater than or equal to 3: 1. 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, The Preserve Planning Case 06-14 April 18, 2006 Page 10 of 22 storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems that discharge to a surface water. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as-needed. The applicant should be proactive in addressing potential run-on problems in the vicinity of the extreme southeast comer of the property. This would potentially involve vertically tracking equipment up and down the graded faces of the slope to increase roughness and prevent rilling. Similar practices should be used behind the homes along the central part of Outlot A. The plans should be revised to show all slope grades longer than 75 feet being broken up. Curbside inlet control details should be provided. Wimeo-type inlet controls should be used and installed within 24 hours of installation of inlets. Also, there are several off road catch basins proposed on the site that will also need inlet controls, details are also needed for these. Typical building lot controls should be shown on the plan in a standard detail. These controls should include perimeter controls (silt fence), rock driveways, street sweeping, inlet control and temporary mulch after final grade and prior to issuing the Certificate of Occupancy. The proposed storm water ponds should be used as temporary sediment basins during mass grading. The pond should be excavated prior to disturbing up gradient areas. Plans should show the routing of water to the temporary basins, (Ponds 2, 4, 5) especially with the steep slopes and the proposed ponds below the hill. Diversion berms/ditches may be needed to divert water to the pond, and temporary pond outlets are needed. The outlet could be a temporary perforated standpipe and rock cone. An outlet detail for the temporary basins should be provided. Surface Water Management Fees Water Quality Fees Because of the impervious surface associated with this development, the water quality fees for this proposed development are based on medium density residential development rates of $1,600/acre. Based on the proposed developed area of approximately 40.46 acres, the water quality fees associated with this project are $64,736. Water Quantity Fees 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. Medium density residential developments have a connection charge of $4,400 per developable acre. This results in a water quantity fee of approximately $178,024 for the proposed development. SWMP Credits This project proposes the construction of four NURP ponds. The applicant will be credited for water quality where NURP basins are provided to treat runoff. This will be determined upon review of the ponding and storm sewer calculations. Credits may also be applied to the applicant's SWMP fees for the provision of outlet structures. The applicant will not be assessed The Preserve Planning Case 06-14 April 18,2006 Page 11 of22 for areas that are dedicated to the City for ponding, parks, wetlands, or right-of-way for county roads or local arterial roadways. No credit will be given for temporary pond areas. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $242,760. 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. RETAINING WALLS The plans identify a proposed retaining wall on the south side of Outlot B. The final grading plan must show the top and bottom of wall elevations. Any retaining wall four feet high or taller requires a building permit and must be designed by an Engineer registered in the State of Minnesota. UTILITIES The plan shows lateral sanitary sewer and watermain extending from the trunk utilities constructed with the 2005 MUSA project. Due to maintenance difficulty and infiltration potential, the lateral sanitary sewer west of Block 3 must be located away from the stormwater ponds so that an OSHA safe trench can be excavated. One option would be to extend the sanitary sewer along the south side of Lyman Boulevard to the sanitary sewer that will serve Block 1. The developer must work with staff to find the preferred alignment prior to City Council consideration of the final plat. The plan must be revised to show an 18-inch diameter watermain on the south side of Lyman Boulevard to the east property line. Installation of this trunk watermain negates the need for the 8-inch lateral between the northern edge of Outlot D to the existing trunk watermain. The developer will be reimbursed the cost difference between an 8-inch lateral and the 18-inch trunk watermain. The developer's engineer must submit a separate cost estimate for this watermain oversizing with the final plat submittals. To the maximum extent practicable, the trail along the east side of Bluff Creek must be within close proximity of the manholes for the existing trunk sanitary sewer. The lowest floor elevation of each unit must be shown on the utility plan. The existing well and septic system must be properly removed and abandoned during site grading and utility installation. The Preserve Planning Case 06-14 April 18, 2006 Page 12 of 22 The developer's share of the cost to prepare the 2005 MUSA AUAR is $14,365.00, which must be paid in cash with the final plat. The property has been assessed for the 2005 MUSA roads and water, and for Highway 101/Lyman Boulevard/Highway 312/Highway 212. The principal and interest are deferred until the property is platted. The current principal and interest amounts are $310,999.03 and $162,976.08, respectively. These assessments can be paid with the final plat, or re-assessed to the lots and outlots for future development. If the developer elects to re-assess, a security must be issued prior to recording the plat for the outstanding principal and interest. The developer will be responsible for extending lateral sewer and water service to the lots, therefore the sanitary sewer and water connection charges will be waived. Each new lot is subject to the sanitary sewer and water hookup charges. These fees are collected with the building permit and are based on the rates in effect at the time of building permit application. The party applying for the building permit is responsible for payment of these fees. STREETS The City will construct Bluff Creek Boulevard Improvements to serve the development in conjunction with public improvement project No. 06-05. The property within the plat will be specially assessed for this project. The City will include language in the development contract for The Preserve stating that the developer and fee owner waive any and all procedural and substantive objections to the project and the assessments. The development is subject to the arterial collector fee, which must be paid in cash with the final plat at the rate in effect at the final plat. The 2006 fee is $2,400.00/developable acre. The developer proposes to construct four, 31-foot wide public streets within the development. Street A will extend north from Bluff Creek Boulevard and will terminate in a cul-de-sac on the north side of the development. Streets E and H will extend west from Street A and intersect approximately 600 feet west of Street A. Street H will extend to the east when the Dorsey property develops. Street M will extend south from Lyman Boulevard and will be extended to the west when the Dean and Lois Degler property to the west develops. The developer proposes to construct several 28-foot wide private streets within outlots to serve the remainder of the development. Streets F and K must extend past Lot 6, Block 13 and Lot 1, Block 17, respectively to provide adequate space for a vehicle to back out of the driveway and turn into the street. Curbs on public streets will be high-back; curbs on private streets will be surmountable. The developer proposes to construct five-foot wide concrete sidewalks throughout the development along public and private streets. Staff recommends that the sidewalk along the The Preserve Planning Case 06-14 April 18, 2006 Page 13 of 22 north side of Street H between Street A and Street I, and along the north side of Street E be eliminated. Sidewalks adjacent to private streets and within privately owned outlots can be used by the public. WETLANDS Existing Wetlands Seven aglurban wetlands exist on-site. Houston Engineering delineated the wetlands in May 2005. Wetland I is a 0.2 acre, Type 2 wetland located in the north central portion of the property. The wetland is dominated by reed canary grass. No wetland impact is proposed for this basin. Wetland 2 is a 0.12 acre, Type 2 wetland located in the northwest portion of the property. The wetland is dominated by reed canary grass. No wetland impact is proposed for this basin. Wetland 3 is a 0.25 acre, Type 2 wetland located in the north central portion of the property. The wetland is located in a plowed field, so no vegetation was present. No wetland impact is proposed for this basin. Wetland 4 is a 0.3 acre, Type 2 wetland located in the north central portion of the property. The wetland is dominated by reed canary grass. No wetland impact is proposed for this basin; however, the hydrology for this basin appears to be reduced from pre-development to post- development conditions. The applicant should revise the plan design to ensure adequate hydrology in the post-development condition. Wetland 5 is a 8.95 acre, Type 3 wetland located along the west central and southwest parts of the property. The wetland is dominated by reed canary grass. No wetland impact is proposed for this basin in conjunction with this project; however, this basin is proposed to be impacted by the construction of the City' s East-West Collector. Wetland 6 is a Type 2 wetland located in the south central portion of the property. The wetland is dominated by reed canary grass and black willow. No wetland impact is proposed for this basin in conjunction with this project; however, this basin is proposed to be impacted by the construction of the City's East-West Collector. Wetland-A (Wetland 7 in the delineation report) is a 1.65 acre, Type 2 wetland located in the east central portion of the property. The wetland is dominated by smart weed and reed canary grass. The western portion of the basin has been repeatedly tilled and was planted with com. No wetland impact is proposed for this basin; however, an adjoining property owner has questioned whether all or part of the basin is exempt under the Minnesota Wetland Conservation Act (WCA). If the applicant wishes to pursue an exemption, the applicant will need to furnish information to substantiate the exemption request. Even if impacts would be exempt from WCA, they may not be exempt from the requirements of the Army Corps of Engineers. The emergency The Preserve Planning Case 06-14 April 18, 2006 Page 14 of 22 overflow (EOF) elevation and route for this basin are unacceptable (see Storm Water Management section below). A wetland buffer with a minimum width of 16.5 feet must be maintained around all wetlands and wetland mitigation areas. 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 maintain a setback of at least 40 feet from the wetland buffer edge. Wetland Replacement Because no wetland impacts are proposed in conjunction with this project, no wetland mitigation is required. However, the applicant has shown two proposed wetland mitigation areas within the project area. These mitigation areas will be designed and constructed by the City in conjunction with the East-West Collector project. BLUFFS The applicant has evaluated the site for areas meeting the City's bluff criteria (i.e., slope greater than or equal to 30% and a rise in slope of at least 25 feet above the toe). No areas existing on this site meet the bluff criteria. 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. Bluff Creek runs through the western portion of this property. All structures should maintain a 50-foot setback from the ordinary high water level of Bluff Creek. All structures must maintain a minimum 40-foot setback from the primary corridor. No alterations are allowed within the primary corridor or within the first 20 feet of the setback from the primary corridor. The 50-foot setback, primary corridor boundary, 40-foot structure setback and 20-foot grading setback should be shown on the plans. The applicant has not provided details for the proposed trail crossing of Bluff Creek. Minnesota Department of Natural Resources (DNR) permits must be obtained for all creek crossings. In addition, the trail alignment should be revised to cross Bluff Creek in the same location as the sanitary sewer crossing. Immediately south of the creek crossing, the trail intersection should be redesigned to avoid impact to the trees. In order to enhance the land within the Bluff Creek primary corridor, the applicant may undertake a wetland restoration of Wetlands 1,2,3,4 and 5. The restoration should include a vegetation management plan that addresses reed canary grass eradication and the establishment of native, non-invasive plants within the basin. Any proposed activities within these basins would require a wetland alteration permit. The Preserve Planning Case 06-14 April 18, 2006 Page 15 of 22 LANDSCAPING AND TREE PRESERVATION The applicant for The Preserve development has submitted tree canopy coverage and preservation calculations. Wooded areas within wetlands and the Bluff Creek Overlay District primary zone have been not been included in the canopy coverage calculations. The calculations are as follows: Total upland area (excluding wetlands and BCOD) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 59.1 ac. 3.8 % or 2.2 ac. 20% or 11.8 ac. .2% or.l 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 2.1 ac. 1.2 2.5 ac. or 109,771 SF 10 1 trees In addition, the applicant must increase canopy coverage to meet the minimum thirty percent required. The calculations are follows: . Total reforestation area (11.8 -2.2 ac.) Required canopy coverage (one tree provides 1,089 SF of canopy) 9.6 ac. or 418,176 SF 384 trees The total number of trees required for the development is 485. Applicant has proposed a total of 509 trees. Additional landscaping required for the development includes buffer yard plantings along the east south collector road. The following table summarizes the minimum requirements: Required Proposed Collector road, north side 9 overs tory 9 overstory - bufferyard B, 850' 17 understory 57 understory 25' width 34 shrubs no shrubs Collector road, south side 3 overstory 4 overs tory - bufferyard B, 300' 6 understory 24 understory 25' width 12 shrubs no shrubs Applicant meets minimum requirements for the trees required within the bufferyard landscaping. No shrubs have been included in the landscape plan, but the large number of evergreens will be more effective at providing screening from the collector road than shrubs. The Preserve Planning Case 06-14 April 18, 2006 Page 16 of 22 Staff recommends that buffer plantings also be added to the east property line. These plantings are not required but would provide a buffer from the future development to the east. By installing the plantings now, the buffer could become established prior to any changes to the east. A conservation easement should be recorded over the Bluff Creek Overlay District primary zone. The developer should work with staff to develop and install appropriate markers at lot lines to demarcate the primary zone. The applicant should submit a plan for the re-vegetation of any areas of grading within Outlot A. The plan should incorporate native plants and be consistent with the City's Bluff Creek Natural Resources Management Plan Appendix C. Special attention should be paid to areas with steep slopes (greater than 3:1). Staff recommends that the Hill Prairie planting list be used for the restoration. PARKS AND RECREATION This item is scheduled to appear before the Park and Recreation Commission on April 25, 2006. The final recommendation will be forwarded to the City Council after the Park and Recreation Commission meeting. TRAILS The development includes the construction of a significant section of the City's comprehensive trail system along Bluff Creek as the public amenity. The applicant will also construct "connector" trails from their housing development to access the Bluff Creek trail. The applicant will be reimbursed for the material costs associated with the public trail only. As the creek trail moves north it will cross the creek near the location of the City's lift station. The Park and Recreation Director is recommending a trail head at this location including a parking lot and a rest/view area. Staff is also proposing to utilize this area for stormwater ponding needs associated with future road projects. PARKS Approximately half of The Preserve neighborhood is within the one-half mile park service area of a 4-acre public park proposed to be constructed in the Pioneer Pass neighborhood. The northerly half of the proposed Preserve PUD would not be located within the one-half mile service area of the Pioneer Pass Park. As a part of the community identity for the PUD, an association park should be located in Outlot H. In order to increase the viability of this open space feature and the overall PUD, staff is recommending that Lots 1 and 2, Block 11 be removed and the resulting space incorporated into the amenity area. FIRE MARSHAL In order to comply with the Chanhassen Fire Department/Fire Prevention division, the following are the fire code or City ordinance/policy requirements. The plan review is based on the available information submitted at this time. If additional plans or changes are submitted, the appropriate code or policy items will be addressed. The Preserve Planning Case 06-14 April 18,2006 Page 17 of22 1. 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. 2. 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. 3. Temporary street signs shall be installed at street intersections once construction of the new roadway allows passage of vehicles. Pursuant to 2002 Minnesota State Fire Code Section 501.4. 4. 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 State Fire Code Section 503.2.3. 5. Submit proposed street names to Chanhassen Building Official and Chanhassen Fire Marshal for review and approval. 6. No burning permits shall be issued for trees to be removed. Trees and shrubs must either be removed from site or chipped. 7. An additional fire hydrant will be required to be located at the intersection of Block 18, Lot 16. BUILDING COMMENTS The Building Official has reviewed the proposed project and offers the following recommendations for conditions of approval: 1. The developer must submit a list of proposed street names for review and approval prior to final plat of the property. 2. Demolition permits must be obtained before demolishing any structures on the site. 3. A final grading plan and soils report must be to the Inspections Division before permits can be issued. 4. Retaining walls over four feet high require a permit and must be designed by a professional engmeer. 5. Each lot must be provided with separate sewer and water services. 6. The developer and or their agent shall meet with the Inspections Division as early as possible to discuss plan review and permit procedures. The Preserve Planning Case 06-14 April 18, 2006 Page 18 of 22 RECOMMENDA TION Staff recommends that the Planning Commission adopt the following motion and the attached findings of fact: ''The Planning Commission recommends approval of the Rezoning of the land within the Plat for The Preserve from Agricultural Estate District, A2, to Planned Unit Development-Residential, PUD-R; approval of a Conditional Use Permit to permit development within the Bluff Creek Overlay District and alterations within the flood plain; and approval of the Preliminary Plat for ''The Preserve" creating 155 lots, 15 outlots and right-of-way for public streets, plans prepared by Westwood Professional Services, Inc., dated 3-17-06 subject to the following conditions: 1. The drainage and utility easement over the northern portion of Lift Station #24 must be vacated and filed upon final approval of the final plat. 2. The "Existing Conditions" plan must be revised to show the drainage and utility easement that was granted to the City and contain trunk sanitary sewer and watermain. 3. Prior to City Council consideration of the final plat, the applicant must provide documentation indicating that the proposed right-of-way for Lyman Boulevard meets Carver County's requirement. 4. The grading plan must identify the existing and proposed 100-year floodplain. 5. Due to the anticipated timing of the final plat with respect to the timing of formal approvals from FEMA, the proposed lots that are within the current floodplain may be preliminary platted subject to FEMA approval of the LOMR. 6. Any grading within the floodplain will require a Conditional Use Permit. 7. Catch basins on each side of all public streets must be no more than 300 feet apart. 8. The proposed outlet for Wetland A must lie along the edge of the wetland. 9. The storm sewer from Pond 1 must outlet to the wetland north of Pond 2 in order to maintain hydrology to the wetland. 10. Storm sewer within Street J must be rerouted through the sideyards within Block 3 and outlet to Pond 2. 11. Hydraulic calculations must be submitted with the final plat submittals. 12. The legend on the final grading plan must identify the lowest floor elevation. 13. All buildings must be demolished before site grading commences. The Preserve Planning Case 06-14 April IS, 2006 Page 19 of 22 14. The final grading plan must show the top and bottom of wall elevations. 15. Any retaining wall four feet high or taller requires a building permit and must be designed by an Engineer registered in the State of Minnesota. 16. The developer must work with staff to find the preferred sanitary sewer alignment west of Block 3 prior to City Council consideration of the final plat. 17. The plan must be revised to show an IS-inch diameter watermain on the south side of Lyman Boulevard to the east property line. 18. The developer's engineer must submit a separate cost estimate for the watermain oversizing along Lyman Boulevard with the final plat submittals. 19. To the maximum extent practicable, the trail along the east side of Bluff Creek must be within close proximity of the manholes for the existing trunk sanitary sewer. 20. The lowest floor elevation of each unit must be shown on the utility plan. 21. The existing well and septic system must be properly removed and abandoned during site grading and utility installation. 22. The developer must pay $14,365.00 in cash with the final plat for the pro-rated cost for the preparation of the 2005 MUSA AUAR. 23. The outstanding assessments - $310,999.03 for 2005 MUSA roads and water, and $162,976.0S for Highway 101/Lyman Boulevard/Highway 312/Highway 212 must be paid with the final plat or reassessed to the lots and outlots for future development. 24. Each new lot is subject to the sanitary sewer and water hookup charges. These fees are collected with the building permit and are based on the rates in effect at the time of building permit application. The party applying for the building permit is responsible for payment of these fees. 25. The City will construct Bluff Creek Boulevard Improvements to serve the development in conjunction with public improvement project No. 06-05. The property within the plat will be specially assessed for this project. 26. The development is subject to the arterial collector fee, which must be paid in cash with the final plat. 27. Streets F and K must extend past Lot 6, Block 13 and Lot 1, Block 17, respectively to provide adequate space for a vehicle to back out of the driveway and turn into the street. 28. Curbs on public streets will be high-back; curbs on private streets will be surmountable. The Preserve Planning Case 06-14 April 18,2006 Page 20 of 22 29. The sidewalk along the north side of Street H between Street A and Street I, and along the north side of Street E must be eliminated. 30. Sidewalks adjacent to private streets and within privately owned outlots can be used by the public. 31. Eliminate Lots 1 and 2 Block 11, and Lots 1 through 5, Block 1. 32. The applicant shall revise the plan design to ensure adequate hydrology for Wetland 4 in the post-development condition. 33. If the applicant wishes to pursue an exemption for impact to Wetland A, the applicant shall furnish information to substantiate the exemption request. The applicant is advised that, even if impacts would be exempt from WCA, they may not be exempt from the requirements of the Army Corps of Engineers. 34. A wetland buffer with a minimum width of 16.5 feet shall be maintained around all wetlands and wetland mitigation areas. 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 maintain a setback of at least 40 feet from the wetland buffer edge. 35. All structures shall maintain a 50-foot setback from the ordinary high water level of Bluff Creek. All structures shall maintain a minimum 40-foot setback from the primary corridor. No alterations shall occur within the primary corridor or within the first 20 feet of the setback from the primary corridor. The 50-foot setback, primary corridor boundary, 40-foot structure setback and 20-foot grading setback shall be shown on the plans. 36. The applicant shall provide details for the proposed trail crossing of Bluff Creek. Minnesota Department of Natural Resources (DNR) permits shall be obtained for all creek crossings. In addition, the trail alignment shall be revised to cross Bluff Creek in the same location as the sanitary sewer crossing. Immediately south of the creek crossing, the trail intersection shall be redesigned to avoid impact to the trees. 37. The plans shall be revised to provide a lower EOF for Wetland A and a path to the west for excess water that will not threaten proposed structures. 38. The EOF path for Pond 1 shall be revised to provide a more direct EOF route from Pond 1 to Wetland 4. 39. The proposed sanitary sewer and storm sewer outlet in the vicinity of Pond 2 shall be revised to ensure: 1. The runoff from the outlet will not compromise the integrity of the sanitary sewer; and 2. The sanitary sewer is not located below the normal water level (NWL) of Pond 2. 40. The outfall from Pond 3 shall not outlet upslope of the proposed trail. The Preserve Planning Case 06-14 April 18, 2006 Page 21 of 22 41. The applicant shall clarify the avoidance of the drainageway to be preserved during the construction of Pond 4 and, if possible, redesign the pond to provide additional storage and treatment in lieu of avoiding the drainageway. 42. Pond 5 shall be constructed prior to the construction of all the areas that drain to it. 43. Drainage and utility easements (minimum 20 feet in width) shall be provided over all existing wetlands, wetland mitigation areas, buffer areas used as PVC and storm water ponds. 44. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. 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 t03:1 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. 45. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as-needed. 46. The applicant shall be proactive in addressing potential run-on problems in the vicinity of the extreme southeast comer of the property. This would potentially involve vertically tracking equipment up and down the graded faces of the slope to increase roughness and prevent rilling. Similar practices shall be used behind the homes along the central part of Outlot A. 47. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $242,760. 48. 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), 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. 49. The applicant shall demonstrate that the outlet pipe installation and elevation will not impact the wetland. 50. If recommended by the Park and Recreation Commission, park fees shall be paid as per City ordinance at the rate of final platting. The Preserve Planning Case 06-14 April 18, 2006 Page 22 of 22 51. Tree protection fencing shall be installed prior to construction around all areas designated for preservation and/or at the edge of proposed grading limits. 52. A walk-through inspection of the silt/tree preservation fence shall be required prior to construction. 53. No burning permits shall be issued for tree removal. All trees removed on site shall be chipped and used on site or hauled off. 54. A turf plan shall be submitted to the City indicating the location of sod and seeding areas. 55. Buffer plantings shall be installed along the east property line in the rear yards of Lots 7 through 16, Block 3 and Lots 1 through 5, Block 10. 56. Applicant shall remove Emerald Queen Norway maple from the planting schedule. The applicant shall substitute another species with approval from the City. 57. A conservation easement shall be recorded over Outlot A. 58. The developer shall work with staff to develop and install appropriate markers at lot lines to demarcate the primary zone. 59. The applicant shall submit a plan for the revegetation of any areas of grading within Outlot A. The plan shall incorporate native plants and be consistent with the City's Bluff Creek Natural Resources Management Plan Appendix C. Special attention should be paid to areas with steep slopes (greater than 3: 1). Staff recommends that the Hill Prairie planting list be used for the restoration." ATTACHMENTS 1. Findings of Fact and Recommendation. 2. Development Review Application. 3. Reduced Copy Preliminary Plat. 4. Reduced Copy Site Plan. 5. Affidavit of Mailing. 6. House Plans. g:\plan\2006 planning cases\06-14 the preserve\staff report preliminary pud.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION INRE: Application The Pemton Land Company: Request for Rezoning of property from A-2 to PUD-R; Subdivision of 155 single-family lots, 15 outlots, and private streets and public right-of-way; Conditional Use Permit for alterations within the flood plain and development within the Bluff Creek Overlay District. The property is located at 1630 Lyman Boulevard - THE PRESERVE On April 18, 2006, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application The Pemton Land Company for a subdivision. The Planning Commission conducted a public hearing on the proposed Planned Unit 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 - Low or Medium Density uses. 3. The legal description of the property is: The East Half of the South Quarter of Section 22, Township 116, Range 23, According to the Government Survey thereof, Carver County, Minnesota. Abstract Property. 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 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. 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 chapter; 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. 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. 2 b. The proposed development will be consistent with the objectives of the city's comprehensive plan and this chapter. 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. 1. 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 N, V and VI of the Chanhassen City Code. 7. The planning report #06-14 dated March 18,2006, prepared by Kate Aanenson, et aI, is incorporated herein. 3 RECOMMENDATION The Planning Commission recommends that the City Council approve Rezoning of property from A-2 to PUD-R; Subdivision of 155 single-family lots, 15 outlots, and private streets and public right-of-way; Conditional Use Permit for alterations within the flood plain and development within the Bluff Creek Overlay District - THE PRESERVE. ADOPTED by the Chanhassen Planning Commission this 17th day of April, 2006. CHANHASSEN PLANNING COMMISSION BY: Its Chairman g:\plan\2006 planning cases\06-14 the preserve\findings of fact and recommendation.doc 4 Planning Case No. 0 f.o - It/- CITY OF CHANHASSEN 7700 Market Boulevard - P.O. Box 147 Chanhassen, MN 55317 - (952) 227-1100 CITY OF CHANHASSEN RECEIVED DEVELOPMENT REVIEW APPLICATION MAR 1 7 2006 CHANHASSEN PLf-NNING DEPT PLEASE PRINT Applicant Name and Address: n-e PEmtcm Lard CaTpany 7697 Anaqram Dr. Eden Prairie, MN 55344 Contact: Dan Cook Phone: 952-937-0716 Fax: 952-937-fY05 Email: dancook@pemtom.com Owner Name and Address: Gayle and Lois Degler 1630 Lyman Blvd. Chanhassen. MN 55317 Contact: CRyl e or I 0; s fJegl er Phone: 952-448-3685 Fax: Email: NOTE: Consultation with City staff is required prior to submittal, including review of development plans Comprehensive Plan Amendment Temporary Sales Permit / $425 Conditional Use Permit (CUP) Vacation of Right-of-Way/Easements (VAG) Interim Use Permit (I UP) Variance (VAR) Non-conforming Use Permit Wetland Alteration Permit (WAP) / $750 Planned Unit Development* Zoning Appeal Rezoning Zoning Ordinance Amendment Sign Permits 1$200 Notification Sign - $200 (City to install and remove) Sign Plan Review Site Plan Review (SPR)* 5JJ+ 15/Lnit 156xl5 ~s w for Filing Fees/Attorney Cost** $50 UP/SPRlVACNARlWAP/Metes & Bounds - 0 Minor SUB TOTAL FEE $ 7,155 1$2840 x I $2940 Subdivision* till + 15/Lnit 156x15 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. *Sixteen (16) full-size folded copies of the plans must be submitted, including an 8%" X 11" reduced copy for each plan sheet along with a diaital COPY)J1 TIFF-Group 4 (*.tif) format. **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: The Preserve LOCATION: 1630 Lyman Boulevard LEGAL DESCRIPTION: See Attached TOTAL ACREAGE: 79.8 WETLANDS PRESENT: PRESENT ZONING: Rural X YES NO REQUESTED ZONING: PUD, Medium Density Res. PRESENT LAND USE DESIGNATION: MD Residential REQUESTED LAND USE DESIGNATION: MD Residential REASON FOR REQUEST: Subdivision for 156 Single Family Lots 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. tdlYT . natu of Ap lcant ~~~"1f~ Signature of Fee ner JJ 'n;;~ ~J{o / ~ D6te 3-l~-Gr; Date SCANNED G:\pLAN\forms\Development Review Application.DOC Rev. 12/05 .2ClO6 Wnh.ood Prof.......... s.r..Ic... Inc. Preliminary Submittal for The Preserve Chanhassen, Minnesota Prepared for: Pemtom Land Company 7597 Anagram Drive Eden Prairie, Minnesota 55344 Contact: Dan Herbst Phone: 952-937-0716 Fax: 952-937-8635 Prepared by. "T 'NIoIt.-.I~SIroIQI,k 11M "'-lIr.M DrM ~"""""55J44 I'tIClIC ~-5110 Ml( ~1-5IIU TOI.L..u 1"-">>-5150 W8st.-.d Project number: 20031110 Contocl: Ju.,lin A_ lorson PlatjPUD CITY OF CHANHASSEN RECEIVED MAR 1 7 2006 CHANHASSEN PL/,NNING DEPT INDBX SHEET NO. DESCIUP1lON , COVER 2 EXISTING CONDlnONS J PRELAiiNARY PlAT- 4 PREUl,4INARY GRADING ~ EROSION CONTROl PlAN 5 PREUl.lINARY UTIUTY PLAN -- 6 PREU~INARY TREE PRfsERvAnoo-p~--- 7 PREUIro4INARY TREE INVENTORY~-UST 8 PREUl,4INARY LANDSCAPE PlAN 9 PREUl,4INARY LANDSCAPE DETAILS PlAN 10 PREUl,4INARY GRADING DETAILS 11 PREUIro4INARY GRADING PROFILES 12 BLUff' ANALYSIS PLAN [[IT] ~m~ Preliminary Plat/PUD Submittal "" The Preserve """""'- ..- DMc f1J/11/06 Sh.I: I. 12 (' .:.~. .1 ~ u ~ ~ "Pi:'-'" . '.'~l 1 " rr--" "' ~ ru , , M o __ " " * [!] o .. ... o D""ol.. IrOft JlOftum",,1 S.I . Denolu Iron It/oIIumtlltt FOUfld @ /Jenot.. Cast /rDrI Jlonum."t FOUfld "' 51lll/l1OOOf'OST ~ SIGN-TRAmC/OrHlR (!) SIGN-TRAffiC/OrHlR CD @ ..". me lot dim."lIions and Dr_ on tIIi. plan Dre ap~iIlmat.. Ref. ta the FInal Plat and supportirlg do/a fry ei/Qc/ lat dim....o,.,. ond <> ~ GIl '" " n ~ x ru / " ~ IWNJICN>I'CDsrAU. ~ 8 ~ 0 SrQlllt JI.w<<U ~ ~00HCIlCrr:5URF""'CS: )g ~"" L3 GltAI(lSVI'~M:C ElillEill .~ SVII/F"ACE '" __......loc. --- ....--........ _ tIMIN,. - -- 'IOLL_~l-II'. I .----...-..... "----1- -_.....1......_- --..-...-.- . J.....A.~ DIIIIItS5/flID'~...~ 1_ wi ~ IU. V-- ~ ----- ........."'" The Pemtom Land Company 1f111 A..- om.. Bd.. PNIM. ~ !ISMf 0.-._ -- CaI 48 Houri blf," dl99'ng' GOPHER STATE ONE CALL T.... City Arwa 1551-454-0002 WI\. Toll fr.. l-lIOO-252-1166 :,md;;li~i(~I' I ~"<~~ J.7: i/'\J Leg.J De<<rjJ1Ion From 'TItm Cotntnllment III. en' Malf'" /fo. s.....",_, 0......,.. Df SecIIDn 22. To_" Il~ ~ge 2J. Acctll'd/l>tJtotfoeU,5.eo..........ts..r.ytfoet'_'.c.......c:..-t,.._....,... Ab.tl'txt~y ~~ I o' 200' I JOO' '00' NOT FOR CONSTRUcnON The Preserve 0- 03/17/06 .... 2 OP U Exlatlng Conditlona ~ ~;i - ~ ~ ~ ~ ~ .. J r .5g~ cWo I gt5.~ ~ J!! 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IlU.lICPfOIIlll*llhDl~.Q.AII.lMDIO~llOftll .IU,.Cl*I~~~"UlCAI.-..u:a. . _TIIll ~..- JIC .II:_'K ~ "IU,.--' . 1lU..-r_wusm.~.~.1It.::w. ..- . .....~~.LJ..."AM_..,.0II0....lJI(DI....... . 1IlC1I__'."-.zDI.1N._I[(Q_a_, 1LILOl1II~.101_':rs1tIlllLUSO~ ~= .1t.U.~.TtlCI<IIll[S_'''''lj('''l'DCI:lII.ACllI /I,IIl;lI"tG1tOI,,_~,. . 1IlC_......,..I'-lZID...........t6RW.MIt.DIl -..- . IU,..TIIUTI~_______.IClLMIOU1llCDII . It.U.~JOCIS~It.I--...,.IOMIIOI'.....~ IlF"tACH_IOClOtoY. /l,lIrl(alllllltMlX""_Tl_'K_ (DrSlIIUc:_~.lJIIlDlUIlt.I1U1IlC.1t1OU1kl1l ~ TO DUM.I .. -.ex __ or 11II' OoITO -.c .TIIU.... .,~ ro altlll 10 JIC...... IOTfOII EUWo_ . -""O'-.......Dl:AIMUNtI'..lIWllAS . ......~__IlOTTDK_J'lllt; ~__IDII-.c_~TlIIalUl'l '.......laJl' a.GIIES).l........('It, TOJI'),._ -..u..~ 2'1"""'(1.1 (II tLit.TTIJI)........ 1UOc:t_-....oa. LIlCIlND: -!- ....P,'{!.......... _880_ ColI 41 Hours lIelore .1n9' COPHER STATE ONE CALL T.in City A,., 1551-454-0002 Wn. Toll fr.. 1-500-~2-1166 EJ.illJ D OENOTtS SOIL BORING OENOltS SILT FtNCE OENOltS HEAVY DUTY SILT fINc[ DOlOTES ElClSnNG CONTOURS DENDltS PffOPDSrn CONTOURS OOlOltS ElClsnNC STClRW SEWER OENOTn PRoPOSED STORW SEM:R DENOTtS PROPOSED SPOT nEVA nON DENOltS El.4ERCENCY OVERflOW ELEVAnON DENOTES WETlAND CREA nON OENOTtS EROSIOJrrl CONTROl. ElLANKET (WNDOT 3885. CATAGOAY J. WOOl) f18(R 2S.) ~~ I 0' 100' 200' I JOO' NOT FOR CONSTRUCTION '" The Preserve -..--..---- --- ....,.,...,...... - -- MIl _,_ -- -..,. I .__ww...____.__,_ -...--....._-- --..-....-11II- . _A...- ..._03117/04 c.-._~ I~__ nl _lor. The Pemtom Land Company "'" ........ ~ Idea I'IIItrIe. ........ 55:MC """"-. -- -- P* 03/17/06 __ 4 or 12 Pre1Iml1Iary Grading '" ErooIon Control Plan 02006 w_twood ProfMalonal SeMc-. ~. \ '" -... ColI 48 Hoy... bef_d\9Qlng: GOPHER STATE ONE CALL Twin City Areo &51-454-0002 "n. Toll Fr.. 1-800-252-1166 ./ / -. .-. / Ii. il 'I II! I I ~ riI .-'- -'- -- Legend ...- = SANITARY SEMR WAlER HYC. W/VALVE -~ STORt.l SEMR - Q:J- ~ .-. SANITARY SEWER WAlER HYC. W/VALVE STDR.. SEWER -.- -,- ---+ -..- General Utility Notes PROPnsrn BY OYHFRS SANITARY SEWER WAlER HYC. W/VALVE STORt.I SEWER ~~ . THE CONTltACTOIt SHALl VERIN ALL EXlS1lNC CONDITIONS PRIOR TO CONSTRUC'OON AND NOnN l1-IE OWER OF ANY DIFFERENCES. . THE CONTRACTOIt SHALL RECD\IE THE NECESSARY PER..ITS '0It All WORI( OUl5lOE OF THE PROPERTY LlWfT$. . sa: ARCH. PLAN fOR txACT l!ILOO. lOCAlION. sa: SllE PlAN FOlt LAYOUT OfI.lENSlONS. SDfIM:E ENTRY lOCATIONS TO B( COOROltolAlED lIlllH TH( ARCHlECT. . \IERIFY ElClSTNC INVERT lOC. I': ElEV. PRlOIt TO BEc.NNG CONSmucllON. . THE WAlEA SHAll BE INSTAU.El) WITH A "IN. OF 7.5 n. OF CD'o(R. THE CONTRACTOIt SHAlL YEA...,. TH( OTY AS-8UlLT CONSTRUClION PUNS TO CHECI( lOCA 1l0tr4 AND "A TERIAL TYPE. . AU STORM SEWER PIPE SHAlL BE Q.ASS J UNlESS OTHERWISE NOTED. . THE CONTRACTOIt SHAll ~TACT ~GOPHER STATE ONE CAll. FOR FOlt UTlUTY lOCAllONS PAIOR TO UTlUTY INSTAU..ATION. . \JfllLESS OTHERWISE NOTED, ALl MATERIAlS. CONST. TECHNIQUES AND TESTING SHAll CONFDR" TO THE 1999 EO. OF THE .STANDARD UllUTlES SPECIFlCAllONS FOR WATER t.l....N AND SERVlC[ UNE INSTALlATION AND SANITARY SE'M!R AND STMt.l SEWER INSTALlAllON BY THE CITY ENGINEERING ASSOCIAllON Of MINN: AND TO THE .STANDARD SPEOFICATlON FOR HIGHWAY CONSTRUCTlON~ MINN. DEPT. OF TRANS.. 5EPTEIolBER 5. 2000 INCWDlNG THE CURRENT AOOE:NOOt,l. THE CONTRACTOR SHALL BE REQUIRED TO FOllOW ALL PROCEDURES AS OUTlINED BY THE LOCAL AGENCY. . ALL WAlERMAIH PIP[ TO BE: PVC C-IOO. . ALL SANlTARY......NUNE AT 0.4$ WlNIIWt,I GRAD(. I o. "0. 200. I JOO. NOT FOR CONSTRUCTION '" ........................-... ---- .....--.-.. - -- - -- ltU_ -..,. I .----...-------,- -.....--_1____- __"_01"_"_ . _..t- ....OJIf1/0i6__No.~ I~-- -I ........ ... The Pemtom Land Company 7", AMpuD. on... .... rnuw. ~ 5S.MC The Preserve .,... 03/17/06 Q.- 5 OP U PreIimlnaryUtllity Plan -- """"- -- Le,ond J,1J5.899 .f. (72.0 Ae.) (Net ",.tlond ""eltel.) 209.865,1. (4.8 "c.) (a.eX) 111,451".(2..7"1:.) 827,179.,. (1..''''c.) ~.12211. S09,722 If. /1,089.468 Tr... :>09'_ Sa_In, CanOOY eo- ~ExI.tlngTr..C(lfloor ~ bl,tlng Tr.. CanOOY (Tr... I,ft oft.. conllf\lctlon 01 City roadway) ~ POlt-O......opm...t T... Conopy (per I.... p.....rwtlon ordinance) . (.ilting Conil.ouI Tre. (6- or > "'h) to ,.,.,oln . histlng OeeiduOUI T.... (6- " > dbh) 10 ''''0''' . Existing Conlf.-OIIS T.... to M ,.....ov.d i- Existing D.ciduouI T..... to b. .....ov.d CClnopyCo_ Aft.. Ct'oding Rtqulrld Amount 01 ConQCI)' (20lC) Additional Canopy Co__ Required LondIlCOOIT....Rlqulr,d Lon~~Tree.P~ded . s- .....t 7 011110'" tr.. "'......toryllst.. NOT FOR CONSTRUCTION '" The Preserve -..-............ --- ....--.-- - -... MIl _,_ ---.. I'--~~"'--'-..--I- ---....,_.....-~ -.:r_.._..._.._ . c.r....,.. -- .... f3/'f/1M a-.._~ 1- ~I-'" ...... ~ The - ~ ---- Pemtom Land Company ,,,,, AIYpIIII DrIft "'- PnIn.. ww-.. 55S6' ""- -- -- Call 43 HOUtII befor, 11991"9' COPHrR STAT'[ ONE CALL T.ir1 City A~ IIS1-4S4-0D02 WI\. Toll r'D 1-IlOO-252-1166 ~~ I I 0' 100' 200' 300' 0... CJ3/I1106 __ 6 or U Overall Tree Preservation Plan o 200a W..t.ood Prol-.lorlCll s.rw:... Inc. . ....TR.e.Tipe........~ CaL In. ..Rc~~.ediS~~ed Eulenl Rst Ced., 7 Rmrovoct 9.lrOU: .......jj Rcrroved ... . ai~-o.k ........... ...... 3J ...........-....RCimvCd &.aro.k . ~,3... .........~~;;d ..........-.-..ii.'~-.~k-... 29 .........~~~.... BurOlJc 39 ~~ed-" 9.lrOlJc 37 Rttmved B.lrOU: 31 Rmmved BurOU J) Rmmvod Buro.k 32 Rem::tvod Ekaro.Jc 16 Rcnoved Buro.k 31 Rem:lved .. 'a;rOr.k' .. .,........32 Remlvod ... .....e.:.~-Orok-..... 30 R;:tmvod .' ~ro.k" 30 Retmvod Buro.k 40 ~v~" 9Jro.k 40 Rem:lYed 9.Iro.Jc 3) Rermved 9.Iro.Jc 2.1 RenDvcd Buro.k 26 Rctwved : F.astcm Rst Ced., 7 Rem:lYcd 9.lro.k 31 Rctmved 9.IrOaJc 3& Removed 9.IrOak J.4 Remlvod Buro.k ... ii.... .. '-Rm.)vCd ........ 'a;~o.k'''' ......S9..... '~~ed 9.IrOlk .... 20.... ....... R.-:.mvCd-' . ..........&~'OO '.........li'......, "'-'-~v;;d" . "'SU;'o.k )j'" Rc.m~ed ... Bur o.k 18 RenDvod Bur o.k 24 Rclmvod Bur o.k 20 Rctmvod 9.Ir OIk t 7 Retmvod 9.IrOak 31 Retroved &r o.k )9 Rmmvod BanYoOOd 46 Relrovod ...~mericanEh 29 .............Rcrrovcd Boalcr ..........'.ji). ...... ....~vCd ...~..~BO:CIdC1... ..20 Rclrovod BoJClder 1l................~~Cd.... Bur Oak J) Rcnovod BurOroJc 3j RenDved 9Jro.k 30 RcnIlvcd Bur o.k 39 Removed Q-ocnlWhitcAlh 40 Rctwvcd BoJCldcr 16 Rctwvcd BoJCldcr 12 Rcroovcd A-~Eii1' "'7'" Rcrmvod .............BoJCldcr 30 .....,.........~~~,..... ROOPWle ........7 ........~~~.. ~id~~~~TIeC .. f..... .... Rcrooved Q-eenl\\'hite A1h 9 .... Rcfmvod ROOPWlc 7 Rmmved RcdPWle 9 Rmmved Gcenl\\'hife Ash 10 Rmmved Red PWle 10 Removed &Ii Pine 9 Rclmvod ROOP..o 12 Rem.wed ~ug.r,M.plc 10 RenJ:,ved Red PWle 10'" RcllJ:lved RcdPine 9 Rcm:JVed FruifTree ..12 ..~v~ White Pine 12 Rcfmved White Pine 12 Rctmvod White Pine II Ramved White Pine 19 RenJ:,ved WhitePWle 7 Rcrrovod White Pine 10 Rmmvod White Pine Il Rmmved White Pine 9 Rcrroved ......vih';ic'i)'~.c... ...........9.-.. ,-.. . Rtiii(;vCd.... ... .Wh~~'Pi.Jc... 6 ...............-~~Cd """l1ite'J'-lle ..........fl.......'".......~v;;t........ .....u&~i1;;;...... ......P.. .....\..........~~~..... BoJCldcr 2...............~v~.... BoJCldcr .U Rermved lhenIWhiteA1h 7 Rtrmved RcdPWle 9 Rcm:Ived ROOPWle II Removed ROOPirle 10 Rem:",ed Point II : 7361 7J62 .P6J : 7364 13M.. 7.1(,6 7367 73611 7J69 1310 1371 1312 73n' ....,374 7J7S" 1311> 1377 1371 1319 731" 1381 1382 1383 ;.. 7J84 1383 '7386' 13" n8&.... 1389 13., 139. 1392 1393 1394 1395 "96 13'11 13" 1391 7"" "," 7402 7403 7404 7." 7... 7." 7"" 7409 7410 '411u. 7412 741J 7414 7m 7416 7417 7411 7419 "21 "" "" 742' "" "77 "'" "" 7430 7431 7432 7..JJ ,434'" 74Jj ",. "743i "" 7439 "'" 7441 7442 '" --..--.~ ---- ....--...- - -- ~ - -- -.... - Note. . _ uu_s~~j~...... .....>..,~~~.T~u. .SpocioJlc:n,T~u. Specinea,Troe ""SpecinlcnT~e SpecmcnTree SpecinwnTRlC Spocinc:nTrcc Specmer.Trcc Spo<:mmTIeC -rS;;<<~T~ Spccmcn Tree'" -,. Sp<<mcnTnle Spedne"}rec SpocmcnTree SpecinenTrec Spec::mcnTn::e SpccmcmTrce "'m_.. _S~~,T~...~ ...._...L~poc:~_!~.., ~~,~..T~,,: .......Spoc:i:nc'!.Trec:..,. . ~ ~~_~_ T~...~ SpocincnTrcc . SpecincnTree SpccinlcnTn::e SpotlncnII'eC .........-...-..:...-....~_u~~_~~,Ir;. SpccmcnTIeC SpecincnTIeC SpocinlmTrec : SpecmcnTrec Mubi-lrunk' .~I!~,i-lrun~....; "'~'~h~'~~'k'.'''''' Muhi-trunk . "C~i"bL 'R~'~~~diS~;~d." Note. II . R.mDvod 20". "~'~ed"'''' JS ..............s.v~... .S'~.~.t~... ...........is Savod 17 Saved 39 Saved SpecmcnTrec I Saved I Saved BoJCldcr 10 8o:cldcr I Gocni\\'hife A.h I 80JClder I Am::ric.nEbt II Gccm/Whifll Ash 26 ''''''&;;';'lder" ....-\? GoenIWhiteA.h ........11 ArncrX:.nElm 17 ArnericUlfh 10 AmericanEh 17 GocnlWhite A1h II Buro.k JI l\\-'hiteAsh 10 l\\-'hifeAlb "ii--' h "21 .~lWhi1cA1h 2lI &rOrok ......17 9.Iro.Jc 32 GoenIWhiteA1h 9 GccnIWhitc Ash 9 lhenf\\-'hitc A1h 17 GocnlWhite Ash 12 .;... cc~,'~'.hiIC,~,h... .....j.L'..~... 'uuuu_S1ipporyFlm......,. I .....~oen:WhiteA1h Ii,.... O"ccnlWhiteA1h 21 SibcrianDn 6 Gccnl\\,'hileAsh Jj American Elm II Am=rk:anDm II Q-ocnfWhireA1h 20 . o:cciiiwhiic"}~~b ......g. BoJCldcr II CftIcrlfWl1iic-Ash ......17 0"0cnIWhitcA1h 7 Gocn,'\\'hitc A1h 9 GocnIWhite Ash IJ GocnfWhitc A1h 10 Gccn!V.'hile Ash 7 BurOak "I (h;,l~!V.:'hit~'Ash 9' Goen/Whife Ash Ii" creeniWhitcAsh 17 GccniWhifeAsh I (hcn/WhitcAsh 14 Goeni\\'hiteAsh 6 Gocn./WhifcAsh 9 Gccn/WhitcAsh II Gocnl""hitc Ash 7 Gccnl\\'hife Ash I}.. GccnrV.-;hit~'A~h" 6 GocnI\\'hiteAsh .... 10 ~~;wI1~~Asl1 6 GccnIWhite A1h 11 GccnIWhiteA1h 12 GocmlWhiteAsh 19 GocmlWhifcAlh 10 WhiteOroJc 24 IlJrOak 18 ....... 'WI1~~'~k'" ~'''~''.-.?9~.~-'' IlJro.Jc 30 ...........BoJClder ..... ..... 9 Blad:WiIow 21 BoJCldcr 7 AmcricanEb 6 Gccn/WhiteAlh 6 "'7jOl >-......-.i_~ "')4 "", ,,'" 7m 7lO8 7"" 7SI0 ",sii 7S12 "',sj)'''' m.. 7jl6 7SI7 7SIB 7jl9 7"" 7m "21 "" "" "" ,,'" 7jJI 7H2 7m "" ''''jJS '--"jJ6 7m "" ",. ,,'" 7j41 "" ....-.,~ "44 ''',isO 7S51 "" "" 7,., 1 ,-- -~..._--._.--I- _--....I_.__~ oYOftIItT_"'_oI"___ . -- _0S/fI/06~.~ Sm" Sm" Sm" S..", S..", So,,,, So",.. ....................................~~.~,.,-,.,... So,,,, So,,,, So,'" So,,,, So,'" So,,,, ...-u--SivCd--. So,'" .....,"...........s.ved.. ....... -S;;~~-' So,,,, So,,,, So,'" So,'" So,,,, Slved . ,.....s.;~cd'... So,,,, Saved' So,'" So,,,, So,,,, So,,,, So,,,, ..... .............Si'~~d".. So,'" ..................Si'~~'. . "s..~cd So,'" So,,,, So,'" So,,,, So,,,, So,,,, So,'" Slved Savcct" So,'" So,'" So,,,, So,,,, So,'" So,,,, s.ved ..Sa...:cd".... So,'" So,,,, So,'" So,,,, So,,,, So,,,, So,'" ..m____ s.;~cd... ......S.~Cdu.. 'Saved-' So,,,, So,,,, So,,,, ......,'" Spe<:inenTIeC ............. ~i~it;::~~'k'"'' ....S~~.T~.. SpceinenTIeC Mult~tnml.: Multi-frunJc Point II . ......T~~.T1P;;--. ......C.~L.fu:..,.R.~~~~diS;;~-d- Notel 7S6J BoJClder 44 Rcmwed . ",SM:' ~pm~".... ..I... Rcnnvcd .. '7j6j Red PWlc II. Rclmvc4 7j67 ...~i\\-.hit~'A.~h 14 Saved 7~ BW:k WiDow 26 Saved 7S'Xl BoJCldcr 6 Saved 7S71 BanMXld 26 Saved 7j72 Bincmul!-lil.:kory 14 Saved 7m Bur o.k 30 Saved.... .~~~,~"T~~... 7S74'-" ........~~iir-_ifiplC,,,' '......Iiiu-' .. "'saved" ,,'J~~ .:~~~ '.....:.:....._...................:ll.......: .. ... .~,:~".."'" ....:..~~,~~.Treo... 7ji1 SuguM.plc U Saved 7nB &d0r0Jc 21 Saved 7n9 &dew: n Saved 7jlll &d0rJ.: TT Saved 7S81 &dOll: 32 Saved 7SK2 Red 0Ik n Saved .....7m ........ .....RcdOroJc .......30.... .. Saved.. ......i~: .......................~\tBh1r.p~.... ~~ ...... ....~::: .. 7S116 White Oak 19 Saved 7j87 RcdOrJ.: 21 Saved 7jIB RcdOrok 21 Saved 7S89 WhiteOlk 22 Saved 75'Xl Rst 0Ik 29 Saved 7591 bunYoOOd 6 Saved ......js'<ji.. .........^~~.th . S.~ed ... 7S93'" '.....A~.~ .......24 .......... s.ved Mult~trunk .m-jj94-' ..."...".B.~~~u--m. ,~,.. ........ Saved ..........................M~.it~~~k..... ..7S9S..........B."1'1.~..... . s.vod 7j96 Amcril:anE1m 7 s.ved 7j<J7 IronYoOOd II s.ved 7j98 Amcril:an E1m 6 s.ved 7j<)9 Sug.rM.plc 6 Saved 7600 BanYoOOd 2S Saved 7601 &lr'o..i.:u.. ..._35. saved""..... 7602 .A.~Eh.. I Saved 7603 BI11YoOOd .u17 coticcl~'r ~(! ... ...~pcc'mmjf'CC,' 7604 Amrnc.n Elm 7 "Collc<:lo~~d 760S American an . Col1e<:lor Road 7606 BoJCldcr 14 Colle<:lor Road 76IJ7 Bur o.k JI CoIlc<:lor Road Spceinen Tree 76l1J Ban~ I CoIIe<:lorlW.ad 7610 BanYoOOd 6 CoIlc<:lorRoad ....76.1-1. .. ...... ....&~~\WOd.... I! "'Q;IIc~t~'~'~d'''' '76ii""'" BanYoOOd .............9 ..........~I~~i~~Road ................................< '-761]' .-.. '^~~a;;' .....-... ....9; .Q,U;;~I~r.bd..'. "'7616 Ironwood 10 Saved 7617 RcdOlk 33 Col\c(:torRoad 7611 Amcril:an Ekn 7 CoktorRoad 7619 RedOlk 26 Col1e<:lOfRoad 76:xl BurOtk rT CoklorRoad 7621 BurOlk 19 CoIlc<:torRoad 7622 . ..u. .. ,uai;;-i:Jik-"'"'' 22 Collc<:tor Road 76ZJ &~Q;k'" 16 Col\c(:lorRoad -"624' Anail;.n EJm .-' CoIlc<:lorRo.d 762S Red Orok 30 Clll\c(:tor Road 7626 9.Iro.Jc U CoIIc<:torRo.d 76IT White Oak 48 Col\c(:tor Road 7623 A~.n an 7 Cohlor Road 7629 IlJrOaJc 30 Collel:lorRoad Spei:inenTrcc 7630 White Oak IJ Col\c(:tor Road 7631 White 0.1:: J.4 Collcctor Road ... ~Jll'<:.~ 1"rec.., 76-<<) .....~rOO... ."19 Col\c(:torRoad 7641 .- "';b~~o.:j( 1S" Coklor Road ..........-...-~pcc~)~. 7642 9.lro.Jc 26 Col1e<:torRoad 7643 A~Elm 6 Saved 7644 Arncri<:anEm . s.ved 764j Bau~ 7 Saved 7646 BauYoOOd 20 Savod 7W RstOroJc . Saved 764& s.uYoOOd 9 Saved .. '7649 ..............Bi'~~~ ..... ...... "6"" Saved.... ..... ..........,.... ... < "76sO ..........^~-Eb... '''''''''','''' ...........s.v'~........ "7fIjl "A~-rit,.... ...6.... ........'Sa~cd-.. 76S2 Red 0IJc 33 Cotlei:tor Road 7M3 White 0r0Jc 22 Co1le<:Ior Road 76:sot 9.IrOtk 22 Co1le<:torRoad 76S5 Red 0Ik II Col1e<:tor Road Spc<:inenTI'C(l .__uSpecfncnTre., .u.._~_po<:Kncn_Irc:o Multi-trunk Mult~trunJc Mult~trunJc 1- -I ~ CUI =--~ PoLntll , .7656 7657 76Sii'" 7659 7"'" 7661 7662 7663 7664 , 76M ....76M ...7668.. 7669 Balswood 7670 Sug.rM.plc 7671 BauYNOd 7672 Sug.rM.plc 7673 Ban'MKld 767.. BUIYoOOd 767S -A~~l'IEh'" ""7676 .... 'Bal~'v.uod"'" ....7617 ...........A~~~"a;;;.. '.....767S" .......~k'\iiiii~~.... 7679 Blac;I::WilIow 7680 Blac;kWilIow 7681 BlackWi!ow 76D Black Willow 7684 B1KkWi!ow 1m 'BlackWiIow ....i6s6.."'.......A~i"n~ ...~.."'......A.~..n.~ . .~IB............~.~.n.Elm. 7689 Arn:ril.:.nl]rn 7690 BIa<:kW~low 7691 BlatkW~low 7692 Arn:ril.:.nEJm 7693 Am:ri<:anEm 7694 Arn:ril.:.nElm 769j Arn:ri<:.nFJan 7696 "Antcri<:.n-f)m 7697" A~.n~:lrn 7698 ..-.._~-..uArncril:IJI~ 7699 AlTlCri<:anElm 7700 BIa<:kWiIIow 7701 BoJCldcr T102 Amcril:anEJm 770J Slippcryflm Tro4 Bal1YoOOd "nos'" "Oocn.iWhileA~h '-"-7706-'" B\a<:JcWiUow ......TXi1...........A~~'Eb.. T708..........A~rit, 77rf} Amcril:anIh 7710 SibcrianDn 7711 SibcrianDn 7712 SibcrianEkn i11l SlippcryFin 7714 . ..... .~Iipparrflm .77.lj. . Buro.k i1l6 _Slippc:ryElm i1l7 ~hppcryE-lrn.. 7711 BurOlk 7719 Buro.k 7nJ American Ih ml BurOlk 77Zl Buro.k T!13 SlippcryEkn 77'24 9.irOroJc "'-7i25- &rG.k.... :.':~ :::'":..:.:.:-:~~:~ft..r:.:..:... 7728 Arn:ril.:anflm Tn9 Arn.:ril.:.n Ih ........... The Pemtom Land Company 'n11 AMpua DrI". lid. Pn1rW. ..... 5530W Notes Saved So,,,, So,,,, Saved So,,,, So,'" -.-..-.-.--.-,----~-~~----. 6 6 7 7 6 7 'uu7 .......'..."'6 9 .....- Co~<:tor &;~d"" . i.i........ .............~~~d'. ..... 20 Saved 19 ..'Saved.. 37 Saved I Saved 10 Saved 26 s.vod.... ..........~lI~_ic:trl.l_n_~ ............ .........s.ved ............. 7 ..........~,':c:<I".. ......... .12 ... Saved 13 Saved 19 Savod 42 Saved 9 Saved I Saved 6 Saved 7 Collc<:lor Road 7 CoI\e(:lor Road 12 Col1e<:lorRo.ad .._1_ Cl]\e(:lorRaad 6 Colle<:lorRaad I CoIlc<:torRllad 6 CoIlc<:lorRo.d 10 CoIlc<:lorRI.l.d 7 CoIIc<:torRI.l.d 12 CoIlc<:torRo.d .... ,~u,lt~lTunk".. .....io .. -saved ......'............-r. . ...~ ................. tt~ ..................'........'M'~ii~~~.k. II "u"u"uC~;ht~rhd"'" II Col\c(:torRo.d 12 ClktorRoad 7 Col\c(:tor Road 9 Cll\c(:torRo.ad 10 CoIlc<:torRo.ad Il ClIIc<:lorRo.d Mult~trunk .......'jj' . 'c:bIIc<:torRo.d' ,u~pe.<:~!'Tree .. '-6 o;[-';~i~;-~lId-' 7 -Q;[~<:-i~~-~.du. 2B CoI\c(:IorRro.d 29 Collo<:lorRoad II Clllel:lor Road 17 Collci:torlW.ad 6S Col1e<:lorlW.ad Ij Collel:lorRo.ad 1J CoklorRo.ad 3'''' o;1Ici:1~r'~i' ... ..'.M~.it~~~k.'...... 24 . 'c:bl1e<:lorlW.ad 24 ~ Collc<:lor Ro.d 1J . .....s.~(I((-. 1J s.ved Mult~trunk Multi-trunk Mult~trunk ituit;.:~.~k_._-_... Mult~trunJc Mult~lt'\mk NOT FOR CONSTRUCTION The Preserve """"-- -- CllIl 48 Hcu.. balore dl991"V: COP~ER STAn: ONE CALL Twin City Area 551-"54-0002 ",", Toll rrn 1-800-2!l2-1I&a ~~ I 0' 200' I JOO' 100' 0.. 03/fJ 106 __ 7 Of' U Tree Inventory ... Preservation Plan ~l\tr'7"";-.-:-7,/~,. '/'tj, i: . 'Ill" I"., ' """~'\~I', / n,~":'>:'\ ''''<;'~".~;~~ t 1 · "'; '\~~""~./ .t.,",,'l,\\\k,~" , ~""" n i~\~:1{ >~1">1 :.:'llnl(~ ~ ~1~~1~ ~>:U.... ...~ ~'~ . > ',..l5~ 1>~~~ '.' J i;~~\;i'II!Ll'~~ ~"l ~ ~,Il'( ~ 'I: ~,~ ~)"~ '.; /';t!tJ~';. ~,J '~~"~. · / ~.2~~>, \ !:~,II:j!~ii'~I.',1 ~-j-",~;~ '~" r;- \'~ 4'4 'to '//I"V"l '\ Ii I r~1, I~~~I~~' ,~~ 1,; ~/ r, ~'~, " /!:~~~~O~'R ~y ,.,1,\ 'ti;lr;.~ ~ J~~ ~ ,~~ ~ r \ .1 ~ ,/.. ~ k ,~~ ;\\~ ',,~:i';(~"f"~ ~Ii/; "fl, F:m " ~;~ \~ ~ \ }LD, 14A'6'}'( '-"i/j;{,,/d{}/ h;:(~ ;;,' ! ~~ "[[0~~ ,~!:. '" ~. 10 ' , >~'h . !;'7!/./~~d!,'>/,,~;r sf y V -12~\~~ ; ~,\)~ ~ 'i'~~ :-"" '!"~"_ _ /,~~~ji ! ~~ :,' · ~.', " .~;~~ · i ;"~t,>J?;~ ~~'~!;'~~t7 ~ I ?il""""'/ /<:~-#~"': ~E I..U:1CJ / ~II ,\,;: ~~==--;-"-; ~ ~ -, .. '\, I") r! , ~''''''../ '>, "~',,' ~ ,. 1"',- '... ~~~ - ":-~Jj{Z7- ~ 'Z,,/ \\ ' 'j , ~ Il I:., . ~",~ ,-:-ST" J/,Ie /fr.' >'~;~'~~lU/ / / "PlantScbedule il ~ ' 'IJt'" /" 'C;'';' "" ij/fr '-, ~\'" :;,~=",jX/, -Ii """ 'N, __,""'-"_ 'X ._,. ':! rJ)r~ "" ",\" "~' :To>"" v,rr'8 \\ />~/ '/, / /t j :;'~il: h ...1; \ ,,<,~'r';'~;~~\~S,,\.~\-:';'q....~~~:;;,~,: -'-'~. __.$o.,~~<~:.":::\~; ~~- / ~~;<L~/"""''(/ '<-- ....K > ~; -C()~ -,=:-fi ,q,.... -~~. :::-=l~~ ~.~-:= ;~-\.- ~~: =:: r '~,~~ - ------~-~ \~. '.f~ ~~ .1 ~,...____----:.:,..... ~.~ g~,.,~~-:,,;;j:l / _ ........... P.m.OTA ---- ~/ /,' .~ - .~ :...~-----=~ 'I' :1'~. ~l\\li!'..:..>~'j.::..~~,;~~~. .. .(S. ~,y~J) <8' ,it-;i,'W~-=~-~=-I~ Ii! I. -. ..' .... · ..<~S.E~~!f}i. ';ch~,"'S :;;1 ' ~~i~r}.i : - ~t; ;:-tt · , " /- ~ u~~~~r i:f~ -_.... . _ .'"~., J.~ ~~~.;;.- ~1i f~.~ -_.~.. .~, {,,- =-=~-_/~-~~ =:::~~ ~~ I " I ,00' 1IIOltS: QlJANlnES ON PUN tuPtJIS[tl( lIST WANIIllES III fH( OOIT Off ,. OIsom'ANC'I'. S1'fl(:(Tfll(DTI)I[IIIST~000Il.,Ml(ADAI'<I[....l'l.OCAT$lOIM...SIO:..CI(~ SE:ESlEtT.OIf"J"OII~Il(TAA.SN<<)Pl.,fr,HTWGNOl[1 MIflUI_PUNTlPfCSTOI[~ONfIloI......L/IHOSCAP[PI..IoNS. '00' 200' NOT FOR CONSTRUCTION I~ The Preserve ---...-.-. ==:-~ - -- - -- -- I ~-=:.-=:r:~~~-==-. ~ 1- _L_ __0J/I1""__.._"",_ I ;:::: .: 1-'" The Pemtom Land Company - ~ 1Y11 A-.z- om. ......-- ....PNIriI.~55364 Clooo"-, ""-- Coli 48 Hou,. "fore dl9iI1ng: GOPHER STATE ONE CALL Twin Cily "rftI li5'-"~-OOO2 .."'. Toll Frlll-1SOO-252-11fl6 n... 03/Tl106 .. . OP U PreIlmlnary Landscape Plan '::f;,,"::];:Q, D/ Di~"~/ ,II ~ ~ldC~' t\ J)f I I - ,_, , ~~~ '; \l']J :" 1/ ~ ~'-~ k :.}1: U..1 ~ t1:-- /I 2; hi -rJ~\ Shrub Detail . " I"." L ~ ~ = V \'EI) c;,o, :::J. <:::'r ~ -.I." _. '" 0"1:;;20 · ~ j.~ T'l'- '- ' ~ ',' ) U. ,WI--:-V ....."'-', . ( ;'-,~,,---- ~ ~ ~ \\~ '\\\~ Q~ '" ~ 1'-""" H T f, ~, ". ..' ~:::-A' y. ['/ '< ~~ ~ ~.\ )~:-J dlA$ ~ 1M ~~ II .<.,v_,,,,",,, I &;.. I V ~(\'i 'u · 0 ~ V] "~..:c; . \ ... . '.. ... "" ~ 1 \~"\I l\-' ~), ~d ,~'1 ~ j !.! . ,..r~' ~"\ ,<X/ 0 ;r:: :Jl,~r \ \ }.. ~. ~. 'i ~~",,,'';! >~ "- "'"" ~~~ ~ "?'... / . '. ~,J 10 YK/~ "'t l /tI/; 1 -~~- i~"; ~ ~ ~ ~., . '0 ~jf~'%J~rg . ~ '~iI/1u Jpfr ~~~~"f~~=;: ~~~\\ ~. . 'M~ ':- ;YAX\j~~V~ !;iIf ~ '~hltl. ~~~-:;:-~; "'.,,~ ,'. J() ~ '." · . ~"" ,\~' , ..p, " I /~.. .::=..' ~~~~~ ~ 3 l /~~t~~~d~3t~ ~O*,' _T_","" ~~::,:- ~~~\\.~,\~~r( 2,. ~V< ~~~ a/tll..~!t "'N, ~~ -,;:: \~~ ~ "~ ", ,,' x, I "-..~; "D__' ~;. ~';-;o...; \~~,...~.~Y/ 7(!b.': ,"" ' ~; / .--.?" ,-- - . ' s"", ~~\~~~_I~ :::"f--.1' ,i: / / "",.;! ..~ ..' ~\\ '. . 2\/ ~'f-.~~}L)..~';.,!'';'" ~.O..O~. - " ~ ~-~;;;~ ~>? ~ -:;;;f'c "".., . 1m....' \~(~}'.\ ....;;''':\~:~~. .~--.,~~j'~"'7"-:-~~' :'~:;':>, , ; .1' " . ~4. _ ..!II \..<><..:...~>...:::::.::~ ;;"T3:!JG~'!>;, . · .c~ .. . ".\ :\C. . \... . "" "-;w...,.2:<"''-'' .. .." ..~ .. ,... '- .. . $.c','c, " ......,;.._---- ..... 'c,' ",' ";c:.' ...... I ". ,", "c.... '>:<': :':,h ,~, ;-'.... ~~ ~ f ~ I O' 50' '00' '" =-~--- ............-- =- === 'IVU__'. - 1- I :=:'="":.":.:':"---".---1 ~_..._tl~::'-:-~ --- _....... DIM 03/f//06 ~..._~_ 1= = I-....The Pemtom Land C ____ .."............. ompany ....~~!1S364 ~~;~-;.:- '=--:s.::t.:'t..-::' '4"""0 ..~- ~-"",;f-'" . ---- . .. --..---- -=--=-- .;. ---- ~~~~~: ;:...."""":::':..";.::.- _:.~':,.-:"":= -..---- ----..- .. ..-:::::--...-- r___ ==.,-.....=--=-..: Plantiq Note. I '50' ==~::.~".:\:-:; ::._l_ "'.. .......t....torlGl.. Th. 0_ _ :'=t~tkli ~""l~e =~j;~I~~~ O;::'.tl:'t~ :.::~;-:~~~~ =t=~a;~o:' foI~';" =.::.-s.-... :: :::::: E..:::::: =-=S:~t- =-.:::. t;,-... -::. = r:.:;:..:::."'::~...:::.~ . -rl . _\o;.._I""'"--S_.... __ lor _ _ '- _-.-..y Stocll (ANSI to.l-ltvO) ::::~ _ __MIS .....u.._U.... Mtl_.."":). -.....~.....__.&.._(-- :::':,.~.:..:- :~':"....-::::..-"'.... of_1a. _......_ ~.:..~ =::._ wi"''' wlllt*..... UI ~laIIot.... ol,.....ta. 01;......1...1'_........_ = : :-:"-:."- - foIt.. lOll _ "1-'-:':: b, ..... I. ___~_I"" ___...1..1IO\1ood......10;....1_ ::::..:::t. .. '*'-J - _ .t_ ---,. _11a _ Ito _I _ ::~~~~M.....~....... et "I.. Pt-" __10 ~=a::=:i I~~~ "7':. -==- ~-:... s::. \0 - a..-.... ~..:::; ~N~_:::::::-:.:t -0.,: ::::t..-::'?=:::: _~_._,.,_.I_._........_..._IICOO Call 43 HOIl'" b.fore d\;9lno: COPHER STATE ONE CAll ~~~ T~~rf~r:aI~~~~:lS ~":..Io:,: :-._ h.o.oM _....- _"' _ _ <11_ ~:~:~:GVeM~_~~(--~~.. ::=:: Ut.;..::::~.O:':~~~~~~ ;:.. -= .::::?dl...:=-:::. =. =-:= -... fabric, 2' ..,...._..-~..Ih_IIo_ Utlll.~~~ ==- =.:: "- - _...- '" <II ~a.,. _ "'~I" ~~1;".:) ::.:~ ~~. ;'0... Call' (nl-4M-0002. ~p~..::I: :7'1 _1_" _;::;":I:~~~ ~_ '" IN .....:::......-. _.......-.._- E"::S~~..~~t=....tllN......t .. ... '* ....- ..~ =-~=!; Z=.=.....:.':" ..=j:: :. - -../bu'" ., lXt.-. -....-- =....~'i: :.~=C=" _IF'" lor ..,-,- ::-.,; __ Ie ....-t, _:::., ==:t ~ _ ta_ ::~=~~~~.:.~~=~..:...~':. NOT POR CONSTRUcnON 200J"'OPlPIl2,JM; 0.. (13/17/06 II-. 9 01' U The Preserve Prellmlnary Landscape Detaila Plan """""-- ""'-- 02005 ...I_ood Prol.-onol ~ Inc. Id ............. BllUMINOUS TRAil NOTE: M)TlDll OF rAMIc IS allIED.. 'IIlEJrlOl AS IT ~~rti.a:~T:: OISTAMa: KTIIUN POSTS IS .'. ..... AODIllONAL .-osTlIlAYI(AllO[O'lU [ACH .... WOOD 011 t.II:TAl STAI([ 4._24. nn:lI~~~&lT~FU ""'" HOTE' lIOClC CONSTlIUCllON ENTJlAIG SHClUUlI[ A~H[I(;HTOF'.o'AtolDCQIojTA" ...uc..UflI SlOE SI..Clf'ESOF 4,1. NOl[. I. ...~CTAIC)Il["....f'[..a:AJ'l[It[A04 5T01l11l [\l[lrtT ~ ItEliIO'o€ SClM:lIT IHEN IrlEaSSoUlY. ,. ,...... Ie ... IIoctIllM ..11II ......... Irllto yo '" tepIoI _..-............1II _II ..../-"- 2. n._traclllll.........._......'.2~ I~ ___ iIIoool4I _ ell,_,-- J.Thit*loll/~IfI...._~____te, =-~....... ":r .::~ ..... .......... .. -... 4. .._C tra.. _''''1''' C...trucled"-'lollIto ..... ... _I. _111'- ..- lIIIirt, II ...-c ..... __ NO'" 1. SLOP€ "ACE ,"AlL IE nm; OF Itoeu" CI.OOs.$TI()(S~llliI"ss.lIM1'S/lll-AHltETS I SHAlL ""'II!: GOOO SOlI. COoITACT ...., SEDIO' fl.1[1t 2. ~~:~~~ ~~:crWlTH F;~1 2.IIOIO\I[OSCOlllENTSKAlLltDEP05I1['O TOM AAEA THAT IIIIlL NOT COIrlTJll8Ull """''' ""-.~ ... ... '" I I'ERlM/IlENlL'I'STAlllUlED. SILT FtNCl!: IHAU. IE PlACEtl ON SLOP[ ""..",.S" .....lIt """'" ,me""". I'"'":,,~.""I sa.' ..... TYPICAL LOCAL PRIVATE STREET SECTION (28' BACK TO BACK) ,.. ~,,;.:PL 8O<JI.[V.... ~ CL I NO~ PRlVAT[ UTILITIES wu. HAVE TO IE "STAU.ED IN THE ROW IN SOW( CASES DUE TO 1t[T AlNllolG WAlL lttSTRtCTIONS. "-AN ~[W rDlt SPtOl'lC SlOE rOlt SIOfWAU I 1-1/r _ YnOO' ~ LYlIE.1SOJOB ..AIt ~SE ...ooT SP'[c. 2~7 II'11.Mo1CUS TAOl COAT r . ...ooT :ll5O L'MW35CUOlI1ASE IXlUlIlS[ 12" - D..4SI S ACGI[GAT[ MK. too:.. CMIIHD) STOIC 14.MIoOOTJI....28IELECTQltANLUoltIOllflOW CXlIlIPACltOSlJ8OII:ADC TYPICAL LOCAL PUBUC STREET SECTION (31' BACK TO BACK) )ii~t~~~\: , t.r6'{! ~ 1.1: REFER TO PLAN SHEET FOR DIMENSIONS & EXACT SIDEWALK LOCATION NOTE, STREET C VARIES. SEE PLAN VIEW FOR DIMENSIONS ~47~r~~~: E Jw".'.. '.j:'.'~'OIA'L. .' ,..~.. .<. . ,.,," u .":W~Ii'1 ""~~':"UT1Urt .ou.<v....1 2.0" SLOPE CL I DRAINACE:,. UTIU [ASEIolEMT '" ROW r'... '4.5' BOUlEV'RD .~ ~ '" ROW 15..5' ,~, 1-1/2" - IMOOT ~ LY'lII[3SO.)Oa "All COUItSE ""OOTSl'Ee.m1.'ftM<<lUST~eD." r-IlWXlT:ll5OL~aASECOI,.-sI: 12" - CLASS S AGQR(CAT[ lASE, lOGS CllUSI€O SltNE U.IiW)QT's'''.2IIEL[CTCltANLUoltKlltltOW CXlIlIPAC1'tllSlAQltAO[ NOTE: PltIVAT[ UTILITIES wu. HAVE TO BE: tolSTAl.LfO IN Tl1E ROW IN sow: CASES OtJE TO llE'ANlNG WALL RESTRlCTlOH$. '" -..-.....-.... ==-..0.:. - ~- MIl _,.tIU 1IOU.__.,.. I .----..-------,-. ----....-.--- --..-....-..- . -..<- ... 113/f11f!4~~,.._~ 1- ~ I ~ u. - ....~ ---------- ........ for. The Pemtom Land Company --""'" lid-. rr.trW., WlaMIoea II!lMf, -- ~&r ~ lliaf> ~ lIM15/lkA*ETS 00 . .' .. . . ~~ ." Y[IIIT1CAU.Y -"""'. ~I . . . . " " llIflECl1()Ij OJ" flOW ON LOT STMtT PfmCI OIAECTlOH OF flOW ON sTRaY !... '--JAJ2 CONCRETE 4" CLASS 5 . .",""crr, su...,,, CONCRETE WALKWAY NOT FOR CONSTRUCTION The Preserve """"- -- CoIl 48 Hours b,lor, dl99ln9: COPHER 5T ATE ONE CALL T.irl Cit)' Areo 6~1-4!14-0002 ..... '011 r,.. I-BOO-252-1156 ~I .,' I Lo,_1 DMa 03/17/06 .... 10 01' 12 Pre1ImInary Grading, Drainage, ... Erosion Control DetaIls 0200& ...1.GOd Prol-'onol s.rwle-. InC. Coll 4a HOU'" ".ror. clI99"'9: COPHER STATE ONE CALL 1.1n City ArM &!I1-4M-0002 "I\, Toll rr.. 1-800-2.52-1186 \ \ Street B il-I-. ~ NN'_ tttjl ,';:: I'; Sire';; I :[ 1, ./ ./ ./ ,. Street '" ---- --- a...........__ -- ...,..,. ~ -- 'II;ll.L_~,. -- \ ;; 1 .____________1_ ----.-.--- --------- _"l- DIIII~/l7/06 1-....~~ -~~ Street A ,fl-'l'l 'ii. II ill jlj 'I' / ~(~i~ r fl-- - ,.. street '11: - ,. 1- .... - --- " ....---......- ...-......- ....- ~ / ~ Street L Street G lJ ill 'Ii '\ " !~~:! , ,I . . ./ ~ it Street H /(ITrir / nTt- / Street D :: 1-.... The Pemto,~ ~~ Company &&. PnIriI. WI---. 15364 , _..-W~~~;~ Street E Street K NOT FOR CONSTRUCTION "'.. "'.. Street F The Preserve 03/J7/06 __ n Of' U PreIlmlnary Grading Profiles """"-- -- , . ~'- -"'~...~ '-u _ _ ~ - ~1~" Section A Section B ... ... ... ... ..... ... ... ... ... ... ... ... .... .... .... .... ~ -::: ~= .... .... .... . . . . . . . . . . . ! ! ! ! ! . . . I ! OIST....NC(INFl:ET Section 0 ... .-- .... ... (~=.. II,,=- ... ~ ... ... ~ ... ... ... -. ... .... .... . . . . . . . . . . I ! I ! ! I I ! I I DISTANCE IN F'EET .....'..t..1 ! ! DISTANCE: IN F'EET DISTANCE IN mT .......t..I!!!!. '" ---.... ---- ....--....... ...... 1IMIN1" ,.. "".MU 'tOl.l._ -.... 1'--.--....--.-.--1- I I :;;:;:.-:.":..:::.::.-:-~ : --- =-:-. =~Jil'_~...__~_ ----.-- =_...~ ........ ... The Pemtom Land Company ,..., _ Driw a.-. ~ IIll--* fIi5:3oW 0...-. __ -- ~ Section C .... .... .... ~::: ~:: .... -. - t:::=::......-: CoIl 48 H-. b.ror. d\c;XIlng. COPHER 5T... TE ONE CALL T.III Cit)' A,.., 151-454-0002 WIl. Toll rree 1-800-2'2-1166 NOTE: All overage slopes from top of slope to toe of slope ore less than JOx. lherefOf'o do not fall under the city's definition of -8Iufr. NOT FOR CONSTRUCTION The Preserve ~~ I 0' 200' I JOO' '00' .... 03/17/0(> 120012 Bluff Analysis Plan 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 April 6, 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 The Preserve - Planning Case 06-14 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 (1)fV\ day of Aprd ,2006. ~",;. T ~~ ........ Notar ublic , KIM T. MEUWISSEN I Notary Public-Minnesota My Commission Expires Jan 31, 2010 CCAtltll!D Cl C ; 0) 0) :E ClS c.- .- Ul ... Ul ca._ 0) E :J:E .~ 0 :cO ::lCl o.c -'- OC 0) c u.!2 .- a. 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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. 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. 11 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. WILLIAM J & VICKY L GOERS 1601 LYMAN BLVD CHANHASSEN . MN 55317 -9402 RONALD W & CAROL M ENTINGER 8851 AUDUBON RD CHANHASSEN , MN 55317 -9407 DENNIS & RUTH CHADDERDON 8900 AUDUBON RD CHANHASSEN , MN 55317 -8412 TIMOTHY C BOYCE & TANA I ERICKSON 8941 AUDUBON RD CHANHASSEN . MN 55317 -8412 BARRY L & SUZANNE L L1BENGOOD 8950 AUDUBON RD CHANHASSEN . MN 55317 -8412 CHARLES E JR & PATRICIA HANSEN 1561 LYMAN BLVD CHANHASSEN. MN 55317 -9403 JEFFREY S & LEE ANN FRANZ 8950 SUNSET TAL CHANHASSEN , MN 55317 -9100 GAYLE 0 & LOIS J DEGLER TRUSTEES OF TRUSTS 1630 LYMAN BLVD CHANHASSEN . MN 55317 -9402 DORSEY & DORSEY C/O RICK DORSEY 14215 GREEN VIEW CT EDEN PRAIRIE, MN 55346 -3042 FOX PROPERTIES LP 27990 SMITHTOWN RD EXCELSIOR, MN 55331 -7911 PETERSON-JACQUES FARM LAND CO C/O SEVERIN H PETERSON JR 15900 FLYING CLOUD DR EDEN PRAIRIE, MN 55347 -4047 NDI MINNESOTA LLC C/O HOVSTONE PROPERTIES MN LLC 7615 SMETANA LN SUITE 160 EDEN PRAIRIE. MN 55346 -4700 AURORA INVESTMENTS LLC 5215 EDINA INDUST BLVD SUITE 100 MINNEAPOLIS, MN 55439 -3023 DEAN & LOIS DEGLER TRUSTEE OF TRUST 9111 AUDUBON RD CHANHASSEN , MN 55317 -9412 Public Hearing Notification Area (500 feet) The Preserve 1630 Lyman Boulevard Planning Case No. 06-14 City of Chanhassen ~ & c o .D ::J "'0 ::J <( l::,iJ; ~ t V'~ i" '.t. t .;'< 'f ,'., ." .,,' '-;'..i."~< ,..;< ..~i;~.~..:,f::~-. f.' '. e.. _ ".~<,~>;,~~,_~.::.;i:..1~.f' . ~d':~:::/,::',,",:,. "<:',.. :: ~ ; :::: :. : ; :t~~~ii~ .1-/..\~i;~::: :::: ~;:: ),:~t-~~?}~t:,:t~+~\;~. r)tl;:J~l~P'UfI1~~~~~~I~~! ':'NoI: ,- "",::~ .j.:,.,- .,.~.. .\!.~...:..~,. '.:iti'''.. .... ...~~~.........,..:"..:.cj..+:.;Io...+. "{: .r': :-. >,,' " :'~ : r. :: :::. :':: )~~ .~.. . :. .. ?;';~r./.~,;j: \ ~i~:i,,~\;:>t~:: ~. 2~: ~ .~ }'~.. ~ ,. ~ ..: ~' ';;.: {: P 0; ~~ ~ ,;0 THE ALPINE E LEV A T ION F - STONE OPTION SHOWN ELEVATION G E LEV A T ION A - BRICK OPTION SHOWN ryland.com Hans, prices, specifications subject to change without notice. See Sales Counselor for details. ~,~~ }-'~',~, .~.. ' "', t" ~ ~>t:.'1;"';"~'~\ .:,'<'t,,~,~, :I,~'.~ ./", ..:. ... "\f(1:tJ;'::'{;'~:;>;' ' 'n'.+',',':" , ., , ~~~i11_111Irlil~~ ._.~.:~>: "t{,~l:::: .~~.. . ..~w~ '..;, ,"~' . '. ., ,{ '!r- . \~~i:::, ;-+:/: ..+.+........Jo"+ ,,:~"f.;':':' :t~.:. ~~b.::}S +:t;:",:.:. ;~:..:; ':;~?f::. :t:t. ~!~:t.::: ..;(I~hJ}~~";~H~~'I;:: '; :::;X:.: iitllliiiiiuii . .' ~.. .. _. .. . ." . _'O ,. .. '0 . .:.. ~ _ ~. ~ "'," ~ . ~ '" ~ . ~ . ~ .. ' , .. _. . . .. . ~ . . .. .. ~ ' , ...." .. w ~.. . . . . .. .. . , ~ . ,_ . .. ' .. ,. ." ~.,."". ." . . . .... '.' o..~ .. , . ~ .. . ' . _ " .. . ' ~." ... ,.....,...' ~ . . .... . . ,. ... ~ . . ~:~j;::i:;~r~::E:~:;i:'j;';~;~~Y:i:~~::t.::S;:::~:::. ;. '; , ';.; THE CALDWELL ELEVATION F - STONE OPTION SHOWN E LEV A T ION A - BRICK OPTION SHOWN ELEVATION G ryhmd.a>m Plans, prices, specifiations subject to change without notice. See Sales Counselor for retails. ~~~ ,:'~':"~' ..~:~:~~~:;';}};V:;'::~:::;:~"~~h~}tr~:: 'ifr,','.,' ," . . .. . II".:....'.,.',",',.) .. .....,~ ;>>K1:~~:!i{;';F;:'ii~;>::.':::: :;;;. ;:~~Tr:. .!~~\J'.:: !..;\::(i~ij~!~!I~i~~~ ...,....... .,~ij~tf~'w. ~fiTI!fl...4:. ,ra, 1\ :~.. .~~.;...'4....................... ,.~;M,:t;.,~,;.;~~~~~:~~~L,;1J~~I~;t...;~;~;t~.~:;t- ~~~~\M<:~lk~i;1/IJ}i;.t;,~#.; :~; ~: ;:;:: :;\~E . . ~~;*t;: :~::: ;:'. !l~t~\t~..:4f:~;;i:1(\\t.:~~1~\t~j :/t:~:.;r.~;:':;<<I'::'.:~t;+t,':;:y~;?;:' ::: ~ : ::. : : :Si} .:frt~ . . :;: .:;:: :,>",:r'i':;t .:>:::?,i~;t.~.t;:,:::,::~;~?,::~,:'~;T:.; ~t~,t~~ -~~:f::~:.. ~ " ,~_ _ ^ . , c . ~ .. " . ., v .', .. . ' ~ . ,,... ,-.".,'" ~_' , '.^. ...,?_'-..O~'~<,~.~..'..i~,~ ~.; >: ~'>>,'<::~:;." THE HOLMDEL ELEVATION F ELEVATION OPTION SHOWN E - STONE E LEV A T ION G - STONE OPTION SHO'vVN -- -- ---- :.~ ryland.com Hans, prices, specifications subject to change without notice. See Sales Counselor for details. ~,~~ THE PENNINGTON ELEVATION E ELEVATION G ELEVATION F q1a!1d.c ()~rn. Plans, prices, specifications subject to change without notice. See Sales Counselor for details. RYlAND G) ~ =-= I" .."......' '. ....."....: :' ." '" ".: ~~' .,1': ,~ To' "~... ;+".: ~. .,~,., , ' , ' )t,' ,:,',~, .',:,-' ;; .~ :'::.' ,;:._?~. m!kIr(~1I([~lWI~ 1'. ~ti.ll ~ ".'''''' , -------- THE RUTHERFORD ELEVATION H ELEVATION F E LEV A T ION G - STaN E OPTION SHO'vVN t": -1 ~ 't"...1 f" '\ rn .. ' "':'1.1. 1IJi.J.. ~ ~ ~ Hans, prices, specificuic:n subjecl to change without notice. See Sales Counselor for details. ~.~~ ; I,., "-~ _ -f-- + .. - _ ~',. '. : ~ .' :' \ l _',,;,'..,: 'j '.: ;';.", " ' ',:t ::;1,} ~? .~- ~('?" .. ~~~i~ {~:.:+' ~:: ~~{{::~ :...~~"f .:tY1~(' ~~:;~: : ::\~~ \\ ::; ~ !f:1!f ;}~;.~~I.I~I~.i.ili;~:'~'l'\. ;i~f~f~~U'1;~~~:;t1~~tt;::' ;::::~ · ~?:',::., ':;:': ~~~~i~i;1:~;t#; :,,::,=: : :;. ': ',;...:.~:.~"./,~...;.:' 'H"'''''' .. ':::' :; \f.:: .~::~~:: . ::: . : . . , . ., ;.:;.~: , . ...., ~(.~;,:;: ... :;,j 'k.~.'; ;. ':~;''' '(:,~ . j ~.{ . ~~~ .~t~:;;" . ,.. ,'.' ,. " . \. " ".. ,. - " . ' '. ,~~ , " ,. ,,~~}~~~~t~~tft;~~li:i~l ,.... , -if" ":';':'f ";'''_:'~~.''''\-'-}:_.:<,,:~~,1''..:....:~:......'~:<:"_ ~",~". . ~ ~'-4:l! '~:'-~'~-:~~;:<':i::t :t. t' :);.t~~ ^ . " . .. " . . ~ . ~ ,'",.. i' "H~"~ 1---- "',":;; ,; '~R THE SUMMIT -~ -..------- -..- --'"'- ---. ELEVATION E STONE OPTION SHOWN ELEVATION A ELEVATION OPTION SHOWN F - BRICK ry1acd ..cor!l Plans, prices, specifiCltions subject to change without notice. See Sales Counselor for details. =~ -I .~'; .; ':'.. ,- ,~' or _' ~ " ", .,.... . f~'::~ .: y::; ~ij~~ : : +,};~I ~: ~,.. ~:. :;:';.:~ <.~..: : .:~ ~ :~.~~r. ......, ...: ": ..... ~/'.. ).,~,:: ';:A"/':;'::: . 'f., :'_" ~-,,~~~,~:,~~~~,~'~':'.:/r~:. ~~~./~,:~~ ,:~ . .::. .'~ .... .i' ';.i~;'{, ;,.~;:r. ~.:i::;:::[: ''/' - ~ '!,- .'~ .{~, ~' O-t :..~.~;,,:~i.!i1~~1~.~~1r.~~.~'fr~......;......."., ~r.~F.;'}Y~t5~m~. \V~~L~;"ll~Ill;~&J t(t'i\:~"r~..~;:/~{t \?:r ... .. ;'< '. , '. .... "'.... ....'. - ./ ~ . _ ..'., _... .' . > _, h (".~-"~>-~".' :~:':"1:;<;'J/'~:'~ . . .. . , . H THE SPRINGFIELD ------- ---- ------ E LEV A T ION F - STaN E OPTION SHO WN ELEVATION G ELEVATION A -BRICK OPTION SHOWN ryland"Ct) r l) Hans, prices, specifications subject to change without notice. See Sales Counselor for details. ~1~@ ; ~(. ...,"t,J..J;... .. .1,,~.. ( ~. ";", .;". ,} ~. .~ ---;:y- - ... - - ",,' 'as ~,~.,.. ''R ;~:~~ : " : .:~~~, ~ -,,);-,1- 'J' j ..(,.'~~t,.....<":, ~,',,):,..i'i! \+., ,. . ". ., . ~ ';";."\,'~ '-.. "1"..t.,."-' ~-'~;..?':',".. r'-, ',.:;'~;...:".~'" :0lvU}rnlft~~~~~frntr;II;' ~fr;,(~;:;.'j:'/\ ::t/<i.,~'~.~~JJ.~!Ji~,~~~~Y':("j.~ :~.. ~-.~ .t.. ~. ,,:;:'~'.f:.:.~-,~ . - '.:. "'~:i ,,--:!>?!o.' . ."'$ ,,{....:. <."r . .>.~, ~~<, : :~.J':.~r.<~ ,- ;',.i,.r~~"~~." .3 <:..' .'~ . ~ iI' ", L; . ~-- ------------ '"'--. THE UNION E LEV A T ION F - BRICK OPTION SHOvVN E LEV A T ION E - STONE OPTION SHOWN ELEVATION G ryijqrd.cOtil Plans, prices, specifiCltions subject to change without notice. See Sales Counselor for details. ~D~ ~ ."",,...