4 The Preserve
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PC DATE: April 18" 2006
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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
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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.
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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
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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
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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
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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.
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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.
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Planning Case 06-14
April 18, 2006
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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,
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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
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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.
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Planning Case 06-14
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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
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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
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The Pemtom Land Company
1f111 A..- om..
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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
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The
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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
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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.)
~~
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100' 200'
I
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NOT FOR CONSTRUCTION
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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-. ~.
\
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-...
ColI 48 Hoy... bef_d\9Qlng:
GOPHER STATE ONE CALL
Twin City Areo &51-454-0002
"n. Toll Fr.. 1-800-252-1166
./
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.-.
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Legend
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=
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
'"
........................-...
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The Pemtom Land Company
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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
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Preserve
-..-............
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Pemtom Land Company
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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
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0... CJ3/I1106 __ 6 or U
Overall Tree
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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
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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"-:-~~' :'~:;':>,
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DIM 03/f//06 ~..._~_
1= = I-....The Pemtom Land C
____ .."............. ompany
....~~!1S364
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_~_._,.,_.I_._........_..._IICOO
Call 43 HOIl'" b.fore d\;9lno:
COPHER STATE ONE CAll
~~~ T~~rf~r:aI~~~~:lS
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==- =.:: "- - _...- '" <II ~a.,. _ "'~I"
~~1;".:) ::.:~ ~~. ;'0... Call' (nl-4M-0002.
~p~..::I: :7'1 _1_" _;::;":I:~~~
~_ '" IN .....:::......-. _.......-.._-
E"::S~~..~~t=....tllN......t ..
... '* ....- ..~
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=....~'i: :.~=C=" _IF'" lor ..,-,-
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::~=~~~~.:.~~=~..:...~':.
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.$TI()(S~llliI"ss.lIM1'S/lll-AHltETS
I SHAlL ""'II!: GOOO SOlI. COoITACT
....,
SEDIO' fl.1[1t 2. ~~:~~~ ~~:crWlTH
F;~1
2.IIOIO\I[OSCOlllENTSKAlLltDEP05I1['O
TOM AAEA THAT IIIIlL NOT COIrlTJll8Ull
"""''' ""-.~ ... ... '" I
I'ERlM/IlENlL'I'STAlllUlED.
SILT FtNCl!: IHAU. IE PlACEtl ON SLOP[
""..",.S" .....lIt """'" ,me""".
I'"'":,,~.""I
sa.' .....
TYPICAL LOCAL PRIVATE STREET SECTION
(28' BACK TO BACK)
,..
~,,;.:PL
8O<JI.[V....
~
CL
I
NO~ PRlVAT[ UTILITIES wu. HAVE TO
IE "STAU.ED IN THE ROW IN SOW(
CASES DUE TO 1t[T AlNllolG WAlL
lttSTRtCTIONS.
"-AN ~[W rDlt SPtOl'lC
SlOE rOlt SIOfWAU
I 1-1/r _ YnOO' ~ LYlIE.1SOJOB ..AIt ~SE
...ooT SP'[c. 2~7 II'11.Mo1CUS TAOl COAT
r . ...ooT :ll5O L'MW35CUOlI1ASE IXlUlIlS[
12" - D..4SI S ACGI[GAT[ MK. too:.. CMIIHD) STOIC
14.MIoOOTJI....28IELECTQltANLUoltIOllflOW
CXlIlIPACltOSlJ8OII:ADC
TYPICAL LOCAL PUBUC STREET SECTION
(31' BACK TO BACK)
)ii~t~~~\:
, t.r6'{! ~ 1.1:
REFER TO PLAN SHEET FOR DIMENSIONS & EXACT SIDEWALK LOCATION
NOTE, STREET C VARIES. SEE PLAN VIEW FOR DIMENSIONS
~47~r~~~:
E Jw".'.. '.j:'.'~'OIA'L.
.' ,..~.. .<. . ,.,,"
u .":W~Ii'1 ""~~':"UT1Urt
.ou.<v....1
2.0" SLOPE
CL
I
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[ASEIolEMT
'" ROW
r'...
'4.5'
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.~
~
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1-1/2" - IMOOT ~ LY'lII[3SO.)Oa "All COUItSE
""OOTSl'Ee.m1.'ftM<<lUST~eD."
r-IlWXlT:ll5OL~aASECOI,.-sI:
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U.IiW)QT's'''.2IIEL[CTCltANLUoltKlltltOW
CXlIlIPAC1'tllSlAQltAO[
NOTE: PltIVAT[ UTILITIES wu. HAVE TO
BE: tolSTAl.LfO IN Tl1E ROW IN sow:
CASES OtJE TO llE'ANlNG WALL
RESTRlCTlOH$.
'"
-..-.....-....
==-..0.:.
- ~-
MIl _,.tIU
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----....-.---
--..-....-..- .
-..<-
... 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
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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
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