3 Park & Trail Conditions - The Preserve
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone: 952.227.1100
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Engineering
Phone 952.227.1160
Fax: 952.227.1170
Finance
Phone: 952.227.1140
Fax 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning &
Natural Resources
Phone: 952.227.1130
Fax: 952.227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Web Site
www.ci.chanhassen.mn.us
3
MEMORANDUM
TO: Park and Recreation Commission
FROM:
Todd Hoffman, Park and Recreation Director
Kate Aanenson, Community Development Director
DA TE:
April 13, 2006
SUBJ:
Park & Trail Conditions of Approval Associated with the
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
APPLICANT:
The Pemtom Land Company
7697 Anagram Drive
Eden Prairie, MN 55345
Gayle & Lois Degler
1630 Lyman Boulevard
Chanhassen, MN 55317
SUMMARY OF REQUEST
The applicant is requesting a rezoning to PUD, subdivision and site plan
approval to build 155 single family homes with a conditional use permit for
development within the Bluff Creek Overlay District, as well as grading within
the floodplain.
THE 2005 MUSA AREA
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. 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
Degler, 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
Total 347.0 1,657.0 6.4
AUAR Assumption 350 1,584
The City of Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
Park & Recreation Commission
The Preserve
April 17, 2006
Page 2
The next table is a summary of the developments in the 2005 MUSA that have
recently been approved.
Development Gross Net Acres Net Density Total
Acres 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.7.32 826
Based on the AUAR, there is an additional potential 758 housing units available.
COMPREHENSIVE PLAN - PARKS AND OPEN SPACE
The quality and number of recreational facilities in a community directly
contributes to the quality of life. For this reason, the City of Chanhassen places a
strong emphasis on parks and open space. As the City of Chanhassen has
developed and increased in population, more pressure and attention has been given
to providing recreational opportunities for our residents. Increased leisure time,
health awareness, greater mobility and high disposable incomes have all
contributed to the increased demand for recreational activities. The challenge of
the next century will be to provide facilities for a growing and diverse population.
Parks can be defined as public areas that provide active or passive-oriented
recreational facilities. A significant characteristic of park land is it accessibility
to its users. Open space is any parcel that is not used for buildings or other
structures and is left in a natural state. Parks and open space perform three
functions: meet physical and psychological needs, enhance and protect the
resource base and enhance real estate values and provide a positive impact on
economic development.
PARKS & OPEN SPACE - ACQUISITION AND REGULATION
The city obtains land for recreational purposes in one of the following manners:
acquisition or regulation. Acquisition refers to obtaining land through easements,
condemnation, donation, or purchase.
The second means of obtaining land is through regulation or the zoning and
subdivision ordinance. The subdivision ordinance states the developer shall
dedicate land for parks, playgrounds, public open space and trails and/or shall
make a cash contribution to the city's park fund and trail fund (Section 18-79).
The planned unit development (PUD) ordinance also encourages the preservation
of open space and sensitive land.
The comprehensive plan establishes a guideline of acquiring 1 acre of
parkland/open space for every 75 new residents. The proximity of these lands to
G: \park\th \Preserve.doc
Park & Recreation Commission
The Preserve
April 17, 2006
Page 3
the homes of new residents is also an important consideration. Neighborhood
parks are guided with a "service area" of Y2-mile, community parks 1 mile (see
attached diagram).
PROPOSED PARK AND OPEN SPACE ACQUISITIONS IN THE 2005
MUSA AREA
Gross Wetland/ Public Private
Development Acres Open Space Park Park
Liberty on Bluff Creek 91.02 40.0 .75:1:.
Liberty at Creekside 36.01 19.6 .5:1:.
Pioneer Pass 120 20.73 4.72
The Preserve 80 34.31 2:1:. .66
Total 327 115 6.72 1.91
Percent of Total 35% 2% .5%
Applying our guide of 1 acre of parkland for every 75 people, the developments
approved, or proposed to date, generate the need for approximately 33 acres of
parks/open space. As proposed, the four developments contain approximately
6.72 acres of developable public parkland and 1.91 acres of developable private
recreation land. In addition, the four sites contain a total of 115 acres of public
open space comprised of woods, wetlands, creek bottom, ponds and vegetated
areas.
Complementing the recreation features contained within the 2005 MUSA area, is
new District 112 school campus is proposed to be located to the north and west of
the new MUSA developments. This 90-acre site is likely to offer a wide array of
recreational amenities, in addition to a school, that will be available for public use.
The new school campus will be connected to the 2005 MUSA area by a public trail
and planned future underpass at Lyman Boulevard.
PARK/OPEN SPACE IN THE PRESERVE
Staff has being working with the applicant of the Preserve to create a neighborhood
of single family homes situated on small lots with access and views to Bluff Creek.
The applicant's narrative for the project is included as an attachment to this report.
Outlot A, Outlot L and Outlot N are proposed to be preserved in public ownership
as protection for the Bluff Creek Overlay District. Together these outlots total
approximately 34 acres. Outlot H currently is currently shown as a single lot
proposed to be developed into a private association recreational amenity. It is
staff's recommendation to combine Lots 1 and 2, Block 11 into this recreational
space to enhance its value to the neighborhood. The applicant has expressed a
willingness to accept this recommendation.
G :\park\th \Preserve .doc
Park & Recreation Commission
The Preserve
April 17, 2006
Page 4
Staff is also recommending that Lots 1 thru 5, Block 1 be eliminated from the plat.
This area of the property is situated adjacent to Lyman Boulevard, a sanitary sewer
lift station, and a future industrial development. It is also physically isolated from
the remainder of the proposed homes. Staff is recommending that Lot 1 be
acquired as public space to act as an open space view corridor from Lyman
Boulevard, a ponding location for future road improvements, and a trail head for
the Bluff Creek Trail.
TRAILS WITHIN THE PRESERVE
The continuation of the Bluff Creek public trail system is a high priority in the
2005 MUSA area. At present, this trail winds its way from the headwaters of Bluff
Creek south for over 3 miles prior to terminating at Lyman Boulevard. Along its
current path, the trail travels through two underpass tunnels at Highway 5, one
underpass at Coulter Boulevard and one underpass at The Twin Cities and Western
Railroad. A planned future underpass at Lyman Boulevard will bring this
important recreational corridor to the doorstep of the Preserve in addition to the
entire 2005 MUSA area. The trail, as planned, will continue south for an
additional II/.! miles passing over Bluff Creek on a long span pedestrian bridge,
under the future east/west collector road and under the new Highway 212/312.
From Pioneer Trail, the Pedestrian Trail with eventually travel south for another
1 Yz miles to the Southwest Regional Trail Corridor. The applicant is currently
showing two internal "connector trails" from their development to the Bluff Creek
Trail. A third connector needs to be added in the vicinity of Lot 13, Block 14.
RECOMMENDED CONDITIONS OF APPROVAL REGARDING PARKS
AND TRAILS
It is recommended that the Park & Recreation Commission recommend the City
Council require the following conditions of approval concerning parks and trails
for the Preserve PUD.
1. The payment of full park dedication fees at the rate in force upon final
plat approval in lieu of parkland dedication. Note: A percentage of park
fees may be credited as a portion of any future compensation for the
acquisition of developable lands in the area currently depicted a Lot 1.
2. The applicant shall provide all design, engineering, construction and
testing services required of the "Bluff Creek TraiL" All construction
documents shall be delivered to the Park and Recreation Director and
City Engineer for approval prior to the initiation of each phase of
construction. The trail shall be 10 feet in width, surfaced with
bituminous material and constructed to meet all city specifications. The
applicant shall be
G :\park\th \Preserve. doc
Park & Recreation Commission
The Preserve
April 17, 2006
Page 5
reimbursed for the actual cost of construction materials for the Bluff
Creek Trail. This reimbursement payment shall be made upon
completion and acceptance of the trail and receipt of an invoice
documenting the actual costs for the construction materials utilized in its
construction.
3. Outlot H be enlarged through the addition of the land area currently
depicted as Lots 1 and 2, Block 11. The resulting property to be utilized as
a private association operated recreational and open space site.
4. Outlots A, B, Land H be conveyed to the city as public property by
warranty deed.
ATTACHMENTS
1. Site Map
2. Applicant Narrative
3. Project Plans
4. 2005 MUSA Area Proposed Open Space, Park & Trail Plan
G :\park\th \Preserve.doc
Location Map
The Preserve
1630 Lyman Boulevard
Planning Case No. 06-14
City of Chanhassen
8h.. 0..... Goic- .
SCANNED
~ The
Pemtom Land Company
7697 ANAGRAM DRIVE
EDEN PRAIRIE. MINNESOTA 55344
(952) 937-0716. FAX (952) 937-8635
TO: Honorable Mayor, Members of the Chanhassen City Council,
Chairperson Members of the Planning Commission and Professional Staff
, CITY OF CHANHASSEN
RECEIVED
SUBJECT: The Preserve
Lois and Gayle Degler Farm
MAR 1 7 2006
DATE: March 17,2006
CHANHASSEN PLANNING DEPT
We are pleased to present to you a proposal for a new neighborhood of single-family
cluster detached homes to be called The Preserve.
BACKGROUND:
The Preserve property is located at 1630 Lyman Boulevard. The family and owners of the
property are long time Chanhassen residents. Gayle and Lois Degler have been farming
this picturesque land along with their parents for two generations. Gayle Degler's
commitment to the community also includes his time serving as a Carver County
Commissioner. Pemtom has had a long history and relationship with the Degler family
for the past fifteen years. Over the last six months we have worked hard to help the
Deglers through the purchase process.
The City of Chanhassen has initiated the proposed MUSA expansion, completed the
AUAR and held numerous public meetings on all aspects ofthis site. The staff worked
very hard over the past few years to get this done, and took a primary leadership role in
this process. We would like to compliment the city stafffor the leadership, diligence and
planning that has gone into this new expansion area.
As part ofthe process, the Deglers signed an easement agreement with the City of
Chanhassen. This easement agreement allowed for the sewer and water lines to go
through the western boundary of their property and will eventually provide services for
the Deglers as well as the development to the South and West. The work done on the
improvements changed the landscape that they had enjoyed for so many years. Because
of the families strong ties to the land this has been a difficult procedure for the entire
family.
The property has many outstanding features including Bluff Creek Valley and the land
forms that are adjacent to it. This amenity provides for some spectacular views to the
southwest along this corridor and contributes to the site's unique sense of openness. In
response to the character of the site, we feel strongly that a unique development pattern is
called for.
The design of the neighborhood is based on the realization that there is a shifting market
that is being led by demographics and economics. This has led us to propose a cluster
single family lot design instead of a more traditional single family neighborhood.
City of Chanhassen - The Preserve
March 17, 2006
Page 2 of6
The cluster design allows us to preserve more of the sites natural features and to address
the changing trends in the marketplace. This type of community has been gaining
momentum, triggered by the aging of the baby boomer generation as well as economic
advantages. Our demographics show people still enjoy the privacy of a single family
home but place a high priority on the convenience ofa lower maintenance lifestyle. We
are confident that this new product line will provide the City of Chanhassen with a
desirable neighborhood that will add diversity within the Chanhassen community and
will be ahead ofthe curve of lifestyle variety.
SITE CONDmONS:
Located south of Lyman Boulevard and east of Audubon Road and the Bluff Creek, the
78-acre site is currently agricultural land. Being primarily open in nature, the site offers a
rolling topography with spectacular views of Bluff Creek. A few scattered large oaks
exist on the north end of the property along Lyman. Some additional wooded areas are
found along and associated with the creek. Four wetland areas have been delineated on
the site; two of which border the creek (7.0 ac total), and two isolated smaller wetlands
(0.9 ac. total) within the farm fields.
Roughly 20 acres of the site fall within the Bluff Creek Primary Overlay District, a
corridor established by the City to protect the natural environment of Bluff Creek. As
outlined in the City's zoning code, the stated purposes of the district include the
following excerpts:
. ''Promote innovative development techniques such as cluster development and
open space subdivisions..."
. ''Encourage a development pattern that allows people and nature to mix."
. ''Encourage cost effective site development. .. .reduced infrastructure engineering
and construction costs because oflot configurations, shortened streets, and
reduced utility runs. Long term savings can be realized by the City of
Chanhassen associated with infrastructure maintenance costs"
An east-west collector road is also under construction by the City of Chanhassen. The
collector crosses Bluff Creek at the southern portion ofthe property and will serve as a
connection to Audubon Road. This collector will serve as the primary access to this
neighborhood. Lyman Boulevard will be only used for a construction entrance, but
discussion with staff has indicated that a secondary emergency access point for the
neighborhood may be allowed from Lyman Boulevard.
The City of Chanhassen is also currently bringing trunk utilities along Bluff Creek to
service development areas to the south. These utilities are being constructed in a 50'
City of Chanhassen - The Preserve
March 17, 2006
Page 30f 6
wide utility easement granted to the City by the landowners. Current city plans are to
place a bituminous trail within this utility corridor for pedestrian use along Bluff Creek.
SITE DESIGN AND AMENTIES:
The exceptional character of the site yields itselftowards a unique development pattern.
As stated earlier, we are proposing a cluster style approach to this development that
places detached single-family homes on smaller lots instead ofthe typical large-lot
approach. This cluster approach is proposed to maintain and utilize the exceptional
character of the site to the greatest extent possible while limiting the development
"footprint". This development approach and products being proposed are unique to the
City ofChanhassen. Chanhassen, like most communities, offers the single-family home
in various price points, town homes and apartments. To our knowledge, this will be the
first clustered community of single-family detached homes in Chanhassen.
Consistent with this cluster approach, the design of our neighborhood integrates both 31 '
public and 28' private streets into the neighborhood street system in a way that minimizes
the overall impact of the development. Dead end streets are minimized, and streets are
looped where possible to promote connectivity.
Parking is provided both on street and in driveways. Sidewalks are provided on one side
of the street adjacent to the curb. Pedestrian connections are also provided through the
neighborhood to a trails system meandering along the Bluff Creek Overlay District.
A proposed community center area is located in the heart ofthe neighborhood. Early
plans for this area host a recreation center, tot lot, swings, and pergola structure similar in
character to the architecture of the homes. Street trees will line all streets, and will be
located behind the sidewalks. Heavy buffer plantings line the length of the proposed
East-West collector road. Ornamental street lighting will be provided as part of the
traditional neighborhood theme. A Homeowner's Association is responsible for
maintenance of the street system, landscaping, and amenity areas.
Special attention has been paid to the character ofthe neighborhood streetscape by
slightly reducing the front yard setbacks to an ideal distance. These reduced setbacks
also contribute to minimizing development impact on the Bluff Creek Overlay District.
SITE DATA:
Total site area
Existing Zoning
Proposed Zoning
78.8 acres
Rural
PUD. (MD Resid. R-8)
City of Chanhassen - The Preserve
March 17,2006
Page 4 of6
Primary Bluff Impact Zone
Wetlands (outside BCOD)
Total Public Right-of-Way
Collector ROW
Lyman Blvd ROW
Other internal ROW
19.80 acres
0.89 acres
10.85 acres
2.91 acres
1.83 acres
6.11 acres
Outlot A (BCOD. trails. wetland mil.. and ponding) 27.70 acres
Outlot B (Chanhassen Lift Station #24) 0.35 acres
Outlot C,D.E.H.J.L.& N (private streets) 3.84 acres
Outlots F. G. & I (private open space) 0.58 acres
Outlot K (Existing wetlands and buffer) 1.90 acres
Outlot M (City ponding) 4.71 acres
Outlot 0 (private open space) 2.19 acres
Net Residential Area (net outlots)
27.74 acres
155 Proposed Home sites
Gross Density (units I gross site area)
Net Density (units I net residential area):
1.94 un/ac
5.59 un/ac.
ARCHITECTURE:
Ryland Homes has been in the Twin Cities market for nearly 10 years and during that
time has become one of the areas leading homebuilders. Ryland's sensitivity to
neighborhood design and traditional architecture are evidenced by recognition from
numerous sources including: the 1000 Friends of Minnesota, 2004 Smart Growth Design
Award, the Sierra Club, Building Better, and A Guide to America's Best New
Development Projects. Ryland has built their reputation by providing high quality homes
that meet the changing expectations of the market. Our success in the marketplace is a
testament to the consumer's acceptance of our product line. The expertise and
commitment that we bring to each and every project will ensure that this neighborhood
will be a very desirable addition to the City of Chanhassen.
The Tradition Homes, built by Ryland, have been recently redesigned to provide updated
features to the exterior and interior of the home. Some of the exterior improvements
include a new design that reduces the number of garage doors by introducing a third stall
home with a tandem garage. We are also introducing a home specifically designed for a
comer lot. The garage for this home is side loaded and placed at the rear of the home.
Both of these improvements increase the visual appeal of the streetscape by reducing the
dominance of garage doors as you move through the neighborhood. We have updated
City of Chanhassen - The Preserve
Marc1117. 2006
Page 5 of6
our floor plans to provide the amenities and living spaces that today's discriminating
home buyer is requesting. They provide a carefree lifestyle that will appeal to families,
professional couples and active adults.
The Tradition Homes have three to four bedrooms and 21/2 baths. Many ofthe floor
plans include a formal living room, formal dinning room and eat-in-kitchen. The master
bedrooms have a private bath and walk-in-closet. Additional bedrooms and the living
area are available in the optional finished basement. Enjoyment of the outdoors is
provided with deck and sun porch options and numerous walk-out-homes with views of
the natural features the site offers.
DEVELOPER:
The Pemtom Land Company has been active in the building and development community
in the Metropolitan area since 1963. Our goal is to work with the natural features of sites
to create quality home sites with appealing streetscapes using the topography and natural
beauty of the land.
Dan Herbst, President of The Pemtom Land Company, has been actively involved in the
Chanhassen community for many years and has been a resident since 1970. He helped
found the Chanhassen Jaycees and served as Officer and Director ofthe Chanhassen
Chamber of Commerce as well as being a member and Chairman ofthe.Chanhassen
Planning Commission and member ofthe Chanhassen Lions and American Legion. He
served as President and Board Member of the Carver County Coordinated Services,
which was a nonprofit fundraiser for the Carver Area Rural Transportation (CART).
Neighborhoods we have created in the vicinity include Crimson Bay in Chanhassen,
Trillium Bay and Eagle Bluff in Minnetrista, Swiss Mountain in Victoria, Wynnfleld on
Dell Road and Settlers Ridge and Settlers West in Eden Prairie and Chanhassen. Other
neighborhoods in Eden Prairie include Entrevaux, Kingston Ridge. St. Johns Woods and
Normandy Crest. In Minnetonka our neighborhoods include Chimo. McCarthy's Woods,
Brynmar Place. and Greenwoods on the Lake.
WESTWOOD PROFESSIONAL SERVICES:
The Planners, Landscape Architects, Engineers, and Wetland Scientists at Westwood
Professional Services have provided land development consulting services for over 32
years. Westwood's approach to the environment is to provide quality places to live,
work, and play while protecting our natural resources to the greatest extent possible.
Westwood has vast experience in developing unique communities throughout the region,
including projects similar in size and scope to this project.
City of Chanhassen - The Preserve
March 17,2006
Page 6 of6
SUMMARY:
As the land developer we realize that the market has in the past and will in the future
dictate changes. We feel that we have been responsive in recognizing the needs of our
consumers and builder, the Ryland Group. We feel confident that the standard ofthis
new contemporary and desirable community will complement the surrounding neighbors.
We desire to work cooperatively, not only with the neighbors, but also with the City of
Chanhassen staff to provide the necessary improvements to serve this area. Once the
improvements are fully in place, there will be added value to all of the surrounding
properties. We will continue to work with the planning, engineering and transportation
staff to insure that our plan is complementary to the beautiful creek corridor.
We look forward to working with the neighbors and the city to complete our final plat.
If you need any additional data to process this submission, please do not hesitate to
contact the undersigned, Cory Meyer at Westwood Professional Services, 952-937-5150
or Brian Sullivan at the Ryland Group, 952-229-6000
Sincerely,
THE PEMTOM LAND COMPANY
n!ldl/Jdcv
~\~~
Daniel D. Cook'
President
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o PROPOSED PUBLIC PARK
. PROPOSED PRIVATE PARK/OPEN SPACE
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