CC Staff Report 1-8-07
CITY OF
CIlANllASSEN
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
.1}-1
MEMORANDUM
TO: Todd Gerhardt, City Manager
FROM:
Bob Generous, Senior Planner
January 8, 2007 ~ ~
Final Plat Approval for Lakeside Second Addition -
Planning Case No. 06-26
DA TE:
SUBJ:
PROPOSAL SUMMARY
The applicant is requesting final plat approval for the second phase of Lakeside
consisting of 41 lots and one outlot. Seven of the lots are for Wooddale Builders,
32 of the lots are for Charles Cudd C,ompany, 2 lots would be common open
space and Outlot A is for future platting for building sites.
The subdivision improvements for the project are bei ndertaken as part of the
first addition. No additional subdivision improvemen.;~_ proposed with this
phase of the development. -
The subdivisi
R) regulations
Lakeside Seeo
,.wi~h the Planned Unit De
': 'taff i~.ommen
~;:~~idential (pUD-
"~ 'lIlalplat for
BACKGRO
On October 23, 20Qdji,'dle.a.
Lakeside eonsisti ,II
first phase of the}~
water pond, 11 lots for
(W ooddale Builders, Ino'..
development (Charlet
street and utilitieifar
site.
OnJ\11,2~, '
10
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tbe~b:
A. Rezoning of,
High Density-
Residential (,
B. Preliminary Plat for Lakesid.e.
c. Site Plan for 231 housing uaits ;.0,'. 'T,:litybltilding with pool, with a
Variance for building height for the condominium units consistent with the
Building elevations prepared by Harriss Architects.
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.
Todd Gerhardt
Lakeside Second Addition Final Plat
January 8, 2007
Page 2
D. Conditional Use Permit for a recreational beach lot with a Variance from the requirement
that 80 percent of the units be within 1,000 feet of the recreational beach lot.
FINAL PLAT REVIEW
The developer is performing all the site improvements as part of the original plat. Grading,
streets and utility construction for Lakeside Second Addition is under the first addition
construction contract; therefore, no security is required for site improvements.
COMPLIANCE
There are no minimum lot dimensions or lot areas established for the Lakeside Planned Unit
Development. The overall project is limited to 231 dwelling units consisting of twin homes,
townhouses, and three condominium buildings and their ancillary uses.
Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Setback Standards
Highway 212 50 feet
East(Perimeter) Lot Line 50 feet -townhouses/twin homes;
Building Height - Condominiums
with a minimum of 30 feet
Lyman Boulevard' 50 feet/30 feet for beach lot
West(Perimeter) Lot Line 50 feet
Twin Home separation between buildings 15 feet
Townhouse separation between buildings 20 feet
Minimum Driveway length (to back of curb, 25 feet
trail or sidewalk)
Hard Surface Coverage 50%*
Wetland: Buffer and buffer setback 16.5 feet and 40 feet
Lake Riley 75 feet
# Decks, patios, porches, and stoops may project up to seven (7) feet in to the required yard.
* The entire development, including the public and private streets and Outlots, may not exceed
50 percent hard coverage. Individual lots will exceed the 50 percent site coverage.
LOT INFORMA TION TABLE
Parcel
Ll Bl
L2Bl
L3Bl
Area (s . ft.)
4,465
4,465
4,465
Notes
Twin home unit
Town house unit
Town house unit
Todd Gerhardt
Lakeside Second Addition Final Plat
January 8, 2007
Page 3
Parcel Area (sq. ft.) Frontage (ft.) Depth (ft.) Notes
UBI 4,465 43 104 Town house unit
L5Bl 4,465 43 104 Twin home unit
L6Bl 4,465 43 104 Twin house unit
L7Bl 4,465 43 104 Twin house unit
L8Bl 4,465 43 104 Twin house unit
L9Bl 4,465 43 104 Twin house unit
LIO Bl 4,465 43 104 Twin house unit
Lll Bl 4,465 43 104 Twin house unit
L12 Bl 4,465 43 104 Twin house unit
L13 Bl 4,465 43 104 Twin house unit
L14 Bl 4,465 43 104 Twin h'ollse unit
LI5 Bl 4,465 43 104 Twin house unit
L16 Bl 4,465 43 104 Twin house unit
L17 Bl 4,465 43 104 Twin house unit
L18 Bl 45,023 NA NA Common Area, Designate
as Outlot A
Ll B2 4,130 43 96 Town house unit
L2B2 3,661 38 96 Town house unit
L3B2 4.142 43 96 Town house unit
L4B2 4,139 43 96 Twin home unit
L5B2 4,139 43 96 Twin home unit
L6B2 4,142 43 96 Twin home unit
L7B2 4,142 43 96 Twin home unit
L8B2 4,142 43 96 Twin home unit
L9B2 4,142 43 96 Twin home unit
LI0 B2 4,142 43 96 Twin home unit
Lll B2 4,142 43 96 Twin home unit
L12 B2 4,142 43 96 Twin home unit
L13 B2 4,142 43 96 Twin home unit
L14 B2 4,120 43 96 Twin home unit
LIS B2 4,092 43 93 Twin home unit
L16 B2 4,042 47 86 Town house unit
L17 B2 3,612 42 86 Town house unit
L18 B2 4,042 47 86 Town house unit
L19 B2 4,042 47 86 Town house unit
L20 B2 3,612 42 86 Town house unit
L21 B2 3,612 42 86 Town house unit
L22 B2 4,042 47 86 Town house unit
L23 B2 78,075 NA NA Common area, Designate as
Outlot B
Outlot A 50,634 NA NA Future development.
Designate as Outlot C
TOTAL 334,062 7.669acres
Todd Gerhardt
Lakeside Second Addition Final Plat
January 8, 2007
Page 4
REVIEW CONDITIONS OF APPROV AL
1. The developer must submit a list of proposed street name(s) and an addressing plan to
Chanhassen Building Official and Chanhassen Fire Marshal for review and approval prior to
final plat of the property.
*This condition has been met: Riley Lake Drive (main road) and Riley Lake Trail (east-west
street) .
2. Each lot must be provided with separate sewer and water services.
*This condition has been met.
3. Additional fire hydrants will be required. Please contact the Chanhassen Fire Marshal for
exact location of additional hydrants and any to be relocated.
*This condition has been met.
4. A minimum buffer of 16.5 to 20 feet shall be preserved around the perimeter of the wetland.
All structures (including parking lots) shall maintain a 40-foot setback from the wetland
buffer. All trails and retaining walls shall be modified to remain outside the wetland buffer.
The plans shall be revised to reflect the required wetland buffer and wetland buffer setback.
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 before construction
begins and s~all pay the City $20 per sign.
*This condition does not apply to this phase.
5. The plans shall be revised to depict the OHW of Lake Riley, which is 865.3. All structures
shall be located a minimum of 75 feet from the OHW. The proposed fire pit shall be located
a minimum of 75 feet from the OHW and shall be buffered from the lake by vegetation. No
grading or intensive clearing of vegetation shall occur within the shore impact zone (all areas
within 37.5 feet of the OHW).
*This condition does not apply to this phase.
6. A conditional use permit (CUP) shall be obtained from the City prior to the operation -of a
recreational beach lot.
*This condition has been met.
7. All existing amenities and/or structures (including any docks, existing beach that is not
proposed to remain and the boat launch) on Outlot B, North Bay shall be removed. A boat
launch is not permitted.
*This condition does not apply to this phase.
Todd Gerhardt
Lakeside Second Addition Final Plat
January 8, 2007
Page 5
8. The location of the building 0 Lot 1, Block 1 shall be adjusted to respect all drainage and
utility easements.
*This condition has been met
9. The applicant shall supply de ails about the water feature between the rear yards of the units
in Block 3, specifically the so rce for the water in the water feature. As an alternative to the
current proposal, the applican should consider revising the plans to utilize storm water as an
amenity as part ofa rain gard n system in this area.
*This condition still applies.
10. The applicant shall provide a ditional information detailing the proposed emergency
overflow (BOF) route from P nd 1 to Lake Riley.
*This condition has been met
11. The grading and landscaping oposed around Pond 1 shall be revised to provide a flat, open
area so maintenance equipme. t can access,'the flared end secti~s from Lake Riley Road East
without damaging the retaini g wall or the landscaping _d without being below the NWL of
the pond.
*This condition has been met
12. All storm water infrastructuf , including catch basins, storm sewer pipes, manholes, flared-
end sections, outlet structures ponds and swales, shall be owned, operated and maintained by
the developer and, eventually the homeowners association. Prior to final plat recording, the
developer shall enter into an greement with the City that outlines the parameters of
operation, inspection and mai tenance of the storm water infrastructure. This agreement
shall be transferred to the ho eowners association prior to the developer relinquishing
responsibility for the develop ent.
*This condition does not app y. The City is requiring these improvements as a public project
and will be responsible for m . ntenance once the public improvements have been accepted
by City Council.
13. The SWPPP shall be provide to the City for review by the Carver Soil and Water
Conservation District.
*This condition has been me ·
14. The plans shall be revised to how that erosion control blanket will be installed over all areas
with 3:1 slopes or steeper.
*This condition has been me ·
Todd Gerhardt
Lakeside Second Addition Final Plat
January 8, 2007
Page 6
15. A stable emergency overflow (EOF) for the pond shall be provided. The EOF could consist
of riprap and geotextile fabric or a turf re-enforcement mat (a permanent erosion control
blanket). A typical detail shall be included in the plan.
*This condition has been met.
16. Energy dissipation shall be provided for all inlets and outlets within 24 hours of installation
*This condition does not apply to this phase.
17. Wimco-type or other comparable inlet controls shall be used and installed within 24 hours of
installation of the inlets. Perimeter controls and inlet protection shall be in place and
maintained as needed until 70% of the vegetation is established.
*This condition still applies.
18. Typical building lot controls shall be shown on the plan in a typical detail. These controls
shall include perimeter controls (silt fence), rock driveways, street sweeping, inlet control
and temporary mulch after final grade and prior to issuing the C~rtificate of Occupancy
(CO).
*This condition still applies.
19. The proposed storm water pond shall be used as a temporary sediment basin during mass
grading. The pond shall be excavated prior to disturbing up-gradient areas. Plans shall show
how the temporary basin will be constructed and how water ~ill be diverted to the temporary
basin. Berms and/or 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. The
plans shall be revised to include a detail for the temporary pond outlet.
*This condition has been met.
20. The proposed silt fence along Wetland Basin B shall be Type 2 silt fence, as specified in
Chanhassen Standard Detail Plate 5300. Type 1 silt fence may be used for the remainder of
the site. The grading plan shall be revised to show the proposed silt fence following the
grading limits for the site and shall be located outside of the required 16.5-foot wetland
buffer. Silt fence shall be placed at the proposed high water level elevation of the proposed
storm water pond.
*This condition still applies.
21. Street gutters and catch basins are considered "surface waters" and shall be protected from
exposed soils with a positive slope within 200 linear feet. Following installation of curb and
gutter, silt fence shall be installed curbside along all positive slopes to the street with exposed
soils.
Todd Gerhardt
Lakeside Second Addition Final Plat
January 8, 2007
Page 7
*This condition still applies.
22. Plans shall be revised to show erosion and sediment control measures for the road ditch along
Lyman Boulevard. All perimeter controls shall be inspected by the city and the SWCD prior
to grading.
*This condition has been partially met and shall be modified as follows: All perimeter
controls shall be inspected by the city and the SWCD prior to grading.
23. Details for concrete washout areas where drivers will wash out their trucks and how the
water will be treated should be developed and included in the SWPPP.
*This condition still applies.
24. Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as needed.
*This condition still applies.
25. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $195,293.
*This condition shall be modified as follows: The SWMP fee for Lakeside Second Addition
(including Lots 1-17, Block 1; Lots 1-22, Block 2; and Outlots A and B) is $39,458.50.
26. The owner/operator of the proposed development 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), Minnesota Department of Transportation,
Minnesota Department of Health) and comply with their conditions of approval.
*This condition has been met.
27. Tree protection fencing shall be installed prior to construction around all areas designated for
preservation and/or at the edge of proposed grading limits.
*This condition still applies.
28. A walk-through inspection of the silt/tree preservation fence shall be required prior to
construction.
*This condition still applies.
29. No burning permits shall be issued for tree removal. All trees removed on site shall be
chipped and used on site or hauled off.
Todd Gerhardt
Lakeside Second Addition Final Plat
January 8, 2007
Page 8
*This condition still applies.
30. The applicant shall increase landscape plantings along the east property line to minimum
bufferyard requirements.
*This condition still applies.
31. No trees shall be removed behind the northwestern comer of the silt fence as shown on
grading plans dated 05/19/06.
*This condition still applies.
32. A total of 139 trees shall be planted in the development as required for canopy coverage.
*This condition still applies.
33. All existing buildings, driveways and accessory structures must be removed before grading
commences.
*This condition has been met.
34. The lowest floor elevation of 106 Lakeview Road East must be field verified.
*This condition has been met.
35. The high water level of the proposed pond must be minimum three feet lower than the lowest
floor elevation of the adjacent homes along Lakeview Road East.
*This condition does not apply (a variance was granted).
36. The high water level of the wetland must be determined.
*This condition has been met
37. The proposed grading in the northwest comer near the wetland needs to be adjusted so that
the floor elevation of the homes within Lot 13, Block 2 comply with city standards.
*This condition does not apply.
38. Pavement grades at the following locations must be adjusted so that the grade does not
exceed 7%: West of Building A, and the northern street extending from the Lakeview Road
East intersection.
*This condition has been met.
Todd Gerhardt
Lakeside Second Addition Final Plat
January 8, 2007
Page 9
39. Private driveway grades shall not exceed 10%.
*This condition has been met
40. Ground (i.e. non-paved) surface grades shall not be less than 2%.
* This condition has been met.
41. Emergency overflow locations and elevations must be shown on the plan.
*This condition has been met.
42. High point elevations between the catch basins must be shown along the east side of Block 2.
*This condition has been met.
43. Each lot must be provided with separate sewer and water services.
*This condition has been met.
44. An easement is required from the appropriate property owner for any off-site grading. The
developer must receive approval from the City of Eden Prairie for grading in to the Outlot for
Bearpath 3rd Addition.
*This condition does not apply.
45. If importing or exporting material for development of the site is necessary, the applicant will
be required to supply the City with detailed haul routes.
*This condition does not apply.
46. Building permits are required for all retaining walls four feet tailor higher and must be
designed by a Structural Engineer registered in the State of Minnesota.
*This condition still applies.
47. All sanitary sewer, watermain and &torm sewer within this site shall be privately owned and
maintained.
*This condition still applies.
48. The watermain extension from Lyman Boulevard must be wet-tapped and must be done
under traffic.
*This condition is duplicated in the next condition and may be deleted.
Todd Gerhardt
Lakeside Second Addition Final Plat
January 8, 2007
Page 10
49. The developer must provide ingress/egress to the North Bay residents for the duration of the
utility extension within Lake Riley Road East.
*This condition has been met.
50. Each new lot is subject to the sanitary sewer and water hookup charges. The 2006 trunk
hookup charge is $1,575 for sanitary sewer and $4,078 for watermain. Sanitary sewer and
watermain hookup fees may be specially assessed against the parcel at the time of building
permit issuance. All of these charges are based on the number of SAC units assigned by the
Met Council and are due at the time of building permit issuance.
*This condition shall be modified as follows: Each new lot is subject to the sanitary sewer
and water hookup charges. The 2007 trunk hookup charge is $1,669 for sanitary sewer and
$4,485 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed
against the parcel at the time of building permit issuance. All of these charges are based on
the number of SAC units assigned by the Met Council and are due at the time of building
permit issuance.
51. The IS-foot wide sanitary sewer easement on the northwest side of the property must be
vacated.
*This condition has been met.
52. The proposed pool house must not lie within the drainage and utility easement.
*This condition has been met.
53. The payment of full park dedication fees at the rate in force upon final plat approval in lieu of
parkland dedication.
*This condition can be modified as follows: The developer shall pay $179,400.00 park
dedication fees in lieu of parkland dedication for the second phase of the development prior
to final plat recording.
54. The applicant shall provide all design, engineering, construction and testing services required
of the "Lyman Boulevard 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 reimbursed for the actu'al
cost of construction materials for the Lyman Boulevard 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.
*This condition does not apply to this phase.
Todd Gerhardt
Lakeside Second Addition Final Plat
January 8, 2007
Page 11
55. The trail connection at the northeast comer of the site connecting the Lakeside area to the
future Highway 212 trail and underpass, as depicted in the applicant's plans, is completed.
*This condition does not apply to this phase.
Based on the review of the subdivision plans, staff recommends that the following conditions be
added:
1. Before the plat is filed, the developer must pay the Arterial Collector fee, which is calculated
as follows: 3.76 developable acres x $2,4oo/acre = $9,024.
2. Designate proposed Outlot A as Outlot C, Lakeside Second Addition. Designate Lot 18,
Block 1, as Outlot A, Lakeside Second Addition and Lot 23, Block 2 as Outlot B, Lakeside
Second Addition.
RECOMMENDATION
Staff recommends that the City Council adopt the following motion:
"The Chanhassen City Council approves the Final Plat for Lakeside Second Addition creating 39
lots and 3 outlots (plans prepared by Pioneer Engineering, date stamped received 12/14/06), subject
to the following conditions:
1. The applicant shall supply details about the water feature between the rear yards of. the units
in Block 3, specifically the source for the water in the water feature. As an alternative to the
current proposal, the applicant should consider revising the plans to utilize storm water as an
amenity as part of a rain garden system in this area.
2. Wimco-type or other comparable inlet controls shall be used and installed within 24 hours of
installation of the inlets. Perimeter controls and inlet protection shall be in place and
maintained as needed until 70% of the vegetation is established.
3. Typical building lot controls shall be shown on the plan in a typical detail. These controls
shall 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
(CO).
4. The proposed silt fence along Wetland Basin B shall be-Type 2 silt:fence, as specified in
Chanhassen Standard Detail Plate 5300. Type 1 silt fence may be used for the remainder of
the site. The grading plan shall be revised to show the proposed silt fence following the
grading limits for the site and shall be located outside of the required 16.5-foot wetland
buffer. Silt fence shall be placed at the proposed high water level elevation of the proposed
storm water pond.
5. Street gutters and catch basins are considered "surface waters" and shall be protected from
exposed soils with a positive slope within 200 linear feet. Following installation of curb and
Todd Gerhardt
Lakeside Second Addition Final Plat
January 8, 2007
Page 12
gutter, silt fence shall be installed curbside along all positive slopes to the street with exposed
soils.
6. All perimeter controls shall be inspected by the city and the SWCD prior to grading.
7. Details for concrete washout areas where drivers will wash out their trucks and how the
water will be treated should be developed and included in the SWPPP.
8. Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as needed.
9. The SWMP fee for Lakeside Second Addition (including Lots 1-17, Block 1; Lots 1-22,
Block 2; and Outlots A and B) is $39,458.50.
10. Tree protection fencing shall be installed prior to construction around all areas designated for
preservation and/or at the edge of proposed grading limits.
11. A walk-through inspection of the silt/tree preservation fence shall be required prior to
construction.
12. No burning permits shall be issued for tree removal. All trees removed on site shall be
chipped and used on site or hauled off.
13. The applicant shall increase landscape plantings along the east property line to minimum
bufferyard requirements.
14. No trees shall be removed behind the northwestern comer of the silt fence as shown on
grading plans dated 05/19/06.
15. A total of 139 trees shall be planted in the development as required for canopy coverage.
16. Building permits are required for all retaining walls four feet tall or higher and must be
designed by a Structural Engineer registered in the State of Minnesota.
17. All sanitary sewer, watermain and storm sewer within this site shall be privately owned and
maintained.
18. Each new lot is subject to the sanitary sewer and water hookup charges. The 2007 trunk
hookup charge is $1,669 for sanitary sewer and $4,485 for watermain. Sanitary sewer and
watermain hookup fees may be specially assessed against the parcel at the time of building
permit issuance. All of these charges are based on the number of SAC units assigned by the
Met Council and are due at the time of building permit issuance.
19. The developer shall pay $179,400.00 park dedication fees in lieu of parkland dedication for
the second phase of the development prior to final plat recording.
Todd Gerhardt
Lakeside Second Addition Final Plat
January 8, 2007
Page 13
20. Before the plat is filed, the developer must pay the Arterial Collector fee, which is calculated
as follows: 3.76 developable acres x $2,400/acre = $9,024.
21. Designate proposed Outlot A as Outlot C, Lakeside Second Addition. Designate Lot 18,
Block 1, as Outlot A, Lakeside Second Addition and Lot 23, Block 2 as Outlot B, Lakeside
Second Addition."
ATTACHMENTS
1. Reduced Copy Final plat.
2. Development Design Standards
g:\plan\2006 planning cases\06-26 lakeside \second addition\lakeside 2nd fp memo.doc
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· 5::1
Adopted July 24, 2006
DEVELOPMENT DESIGN STANDARDs
Lakeside Development Standards
a. Intent
The purpose of this zone is to create a PUD for a mix housing type multi-family
development. The use of the PUD zone is to allow for more flexible design standardS while
creating a higher quality and more sensitive proposal. The PUD requires that the
development demonstrate a higher quality of architectural standards and site design.
Ancillary uses may be permitted as listed below once a primary use has occupied the site.
b. Permitted Uses
The permitted uses in this zone shall be twin homes, townhouses, and three condominium
buildings and their ancillary uses. If there is a question as to whether or not a use meets
the definition, the Planning 'Director shall make that interpretation. The type of uses to be
provided on common areas shall be low-intensity neighborhood-oriented accessory
structures to meet daily needs of residents. Such uses may include a bus shelter,
community building, development signage, fountain, garden, gazebo, maintenance shed,
picnic shelter, pool, playground equipment or tennis courts.
c. Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The
following table displays those setbacks.
Setback Standards
Highway 212 50 feet
East(Perimeter) Lot Line 50 feet -townhouses/twin
homes;
Building Height -
Condominiums with a
minimum of 30 feet
Lyman Boulevard 50 feet/30 feet for beach lot
West(Perimeter) Lot Line 50 feet
Twin Home separation between buildings 15 feet
Townhouse separation between buildings 20 feet
Minimum Driveway length (to back of curb, trail or sidewalk) 25 feet
Hard Surface Coverage 50%*
Wetland: Buffer and buffer setback 16.5 feet and 40 feet
Lake Riley 75 feet
# Decks, patios, porches, and stoops may project up to seven (7) feet in to the required
yard.
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* .The entire development, including the public and private streets and Outlots, may not
exceed 50 percent hard coverage. Individual lots will exceed the 50 percent site
coverage.
d. Building Materials and Design
1. Townhouses
. Building height shall be limited to 35 feet.
. Building exterior material shall be a combination of fiber-cement or vinyl
siding or shake and brick or stone.
. No two adjacent structures shall be of the same color scheme.
. Colors used shall be varied across color tones.
. All units shall utilize minimum ti~berline 30-year asphalt shingles.
. Each unit shall have a minimum of one overstory tree within its front
landscape yard.
. All mechanical equipment shall be screened with material compatible to
the building, landscaping or decorative fencing.
. Garage doors shall be decorative and have windows.
2. Community Clubhouse
. Building height shall be limited to 35 feet.
. Building exterior material shall be a combination of stone and stucco and
fiber-cement.
. Natural cedar shakes roofing.
Condominium Building
. Building height shall be limited to 48 feet.
. Building exterior material shall be a combination of 80 percent or greater
stone and brick. Accent and trim areas in fiber-cement lap siding and
shake.
. Roofing shall be a minimum timberline 30-year asphalt shingles (pitched
roofs).
e. Signage
Signage shall comply with city standards for Residential Districts.
f. Landscaping
Landscaping shall comply with the landscaping plan prepared by Pioneer
Engineering, dated May 19, 2006, revised June 7, 2006.
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