Press Alt + R to read the document text or Alt + P to download or print.
This document contains no pages.
CAS-43_HIGHCREST MEADOWS (FKA YOBERRY FARM)Administration
August 3, 2005
CITY OF
Ms. Karen Weathers
CHONSEN
7235 Hazeltine Boulevard
7700 Market Boulevard
Yoberry Farms, LLC
PO Box 147
7105 Hazeltine Boulevard
Chanhassen, MN 55317
Excelsior, MN 55331
Administration
Re: Yoberry Farm — Planning Case No. 04-43
Phone: 952.227.1100
Ms. Karen Weathers
Fax: 952.227.1110
7235 Hazeltine Boulevard
Fax: 952.227.1110
Excelsior, MN 55331
Building Inspections
This letter is to formally notify You that on June 13, 2005, the City Council adopted
Phone: 952.227.1180
the following motion:
Fax: 952.227.1190
Mr. David Hurrel
2310 Coulter Boulevard
7460 Bent Bow Trail
Engineering
Phone: 952.227.1 160
Chanhassen, MN 55317
Fax: 952.227.1170
(formerly known as Yoberry Farm) as shown on plans dated May 20, 2005
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,
Re: Yoberry Farm — Planning Case No. 04-43
Finance
Phone: 952.227.1140
Fax: 952.227.1110
Dear Applicants:
Park 8 Recreation
Phone: 952.227.1120
This letter is to formally notify You that on June 13, 2005, the City Council adopted
Fax: 952.227.1110
the following motion:
Recreation Center
2310 Coulter Boulevard
"The City Council approves Construction Plans for Highcrest Meadows,
Phone: 952.227.1400crest
MdSecond Addition,
Meadows econand Hi
�ghcrest Meadows Third Addition
Fax: 952.227.14114
(formerly known as Yoberry Farm) as shown on plans dated May 20, 2005
Planning &
subject to the following conditions:
Natural Resources
PFax:952.2.27.1110
Fax: 952.227.1110
1. A minimum of two oversto trees shall be required in the front and of
rY q Y
each lot. The applicant shall supply the city with a list of the number of
Public works
trees required on each lot as shown on the landscape plan dated May 20,
1591 Park Road
2005.
Phone: 952.227.1300
Fax: 952.227.1310
2. The developer shall be responsible for installing all landscape materials
Senior Center
Phone: 952.227.111125
proposed in rear and side yard areas.
Fax: 952.227.1110
3. A tree preservation fence shall be installed at the edge of the grading
Web sire
xxw.ra.chanhassen.mn.us
limits nor to an construction. Fencing must be maintained until all
p Y g
infrastructure and home construction is complete.
4. Tree preservation on-site shall be according to tree preservation plans
dated 12120/04. Any trees removed in excess of the proposed tree
preservation plans will be replaced at a ratio of 2:1 diameter inches.
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,
Yoherry Farms, LLC
Karen Weathers
David Hurrel
August 3, 2005
Page 2
5. A total of 409 trees are required to be planted as reforestation
requirements. The following table will list all front yard trees:
Highcrest Meadows front yard tree requirements
LOT
BLOCK
ADDITION
FRONT YARD
TREES
REQUIRED
1
1
1
5
2
1
1
2
3
1
1
2
4
1
1
2
5
1
1
2
6
1
1
2
7
1
1
5
8
1
1
2
9
1
1
2
10
1
1
2
11
1
1
2
12
1
1
3
13
1
1
2
14
1
1
2
15
1
1
2
16
1
1
3
1
2
1
3
2
2
1
3
3
2
1
4
1
3
1
4
2
3
1
2
3
3
1
2
4
3
1
2
5
3
1
3
6
3
1
2
7
3
1
2
8
3
1
5
1
4
1
2
2
4
1
2
3
4
1
4
4
4
1
8
1
5
1
14
2
5
131
14
Yoberry Farms, LLC
Karen Weathers
David Hurrel
August 3, 2005
Page 3
3
5
1
3
4
5
1
2
5
5
1
2
6
5
1
2
7
5
1
2
8
5
1
2
9
5
PI
3
10
5
1
2
11
5
1
3
12
5
-is
4
1
1
2u---
2
2
1
Tq,3
3
1
2
2
1
2
2 No
4
2
12
2 No
2
3
2
2ND
2
1
1
3rd
3
2
1
3
2
3
1
3 RD
2
4
1
3 RD
2
5
1
3
2
6
13
2
7
13
2
6. The applicant will be required to pay full park and trail fees at the rate in force
at the time of final plat. In addition, a trail easement must be dedicated over
the segment of trail/sidewalk located on Outlot D, Highcrest Meadows ls`
Addition. Outlot H of Highcrest Meadows V Addition and Outlot B of
Highcrest Meadows 2°d Addition shall be deeded to the City.
7. The storm sewer must be designed for a 10 -year, 24-hour storm event. A
minimum of 15 -inch diameter pipe must be used. Also, revise the slope
and/or size of pipes between MH112-CBMH102, MH104-CBMH103, and
CBMH102-CBMH103.
8. On the utility plan:
a. Revise the raw water pipe size from 10 to 12 inch diameter.
Yoberry Farms, LLC
Karen Weathers
David Hurrel
August 3, 2005
Page 4
9. On the grading plan:
a. Show the 100 -year HWL of wetlands 1 and 5.
b. Show the benchmark used for the site survey.
c. Show the location and elevation of all emergency overflows. The
elevation must be 1.5 feet lower than adjacent house elevations.
d. Remove existing temporary cul-de-sac pavement and re -sod it at the
north on Mghover Drive.
e. Remove the existing outlet control structure after installing the
proposed outlet control structure on the existing north storm pond.
10. Any retaining wall over four feet in height must be designed by a registered
civil engineer and a permit from the City's Building Department must be
obtained. In addition, encroachment agreements will be required for any
retaining wall within a public easement. Approved safety fence will be
required on top of all retaining walls which are adjacent to sidewalks or
trails.
11. The sanitary sewer and water hookup charges along with the Lake Ann
Interceptor charge will be applicable for each of the new lots. The 2005
trunk hookup charge is $1,458.00 per unit for sanitary sewer and $2,955.00
per unit for watermain. The total 2005 Lake Ann Interceptor charge is
$2,270.00 per unit and the SAC fee is $1,525.00 per unit. All of these
charges are based on the number of SAC units assigned by the Metropolitan
Council. Sanitary sewer and watermain hookup fees may be specially
assessed against the parcel at the time of building permit issuance.
12. All disturbed areas, as a result of construction, must be seeded and mulched
or sodded immediately after grading to minimize erosion.
13. The applicant should be aware that any off-site grading will require an
easement from the appropriate property owner.
14. 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.
15. All private driveway accesses for the demolished home sites off TH 41 must
be removed and resodded/restored up to the Highway 41 pavement edge.
16. All of the utility improvements are required to be constructed in accordance
with the City's latest edition of Standard Specifications and Detail Plates.
The applicant is also required to enter into a Development Contract with the
City and supply the necessary financial security in the form of a letter of
Yoberry Farms, LLC
Karen Weathers
David Hurrel
August 3, 2005
Page 5
credit or cash escrow to guarantee installation of the improvements and the
conditions of final plat approval.
17. The applicant will be required to cover the cost of all necessary upgrades to
L.S. #27 for the wastewater from the 11 additional homes.
18. A curve sign with a 20 -mile per hour speed limit at the eastern end of
Gunflint Trail is required on both sides of the curve.
19. The pond built in conjunction with the Highover subdivision must be
maintained to ensure it meets the size and volume standards to which it was
originally designed. Any inlet and outlet structures on that pond requiring
maintenance or replacement must be corrected. In addition, areas
experiencing erosion due to storm water discharge must be stabilized.
Iffhe applicant will need to obtain an agreement from Xcel Energy that
prohibits any future encroachment of the power poles into the street
pavement or move the street and right-of-way outside of the existing
easement area.
21. A wetland buffer 16.5 feet in width must be maintained around Wetlands 2,
3, 4 and 5. A wetland buffer 20 feet in width must be maintained around
Wetland 1. Wetland buffer areas should be preserved, surveyed and staked in
accordance with the City's wetland ordinance. The applicant should install
wetland buffer edge signs, under the direction of City staff, before construction
begins and must pay the City $20 per sign.
22. All structures must maintain 40 -foot setbacks from wetland buffer edges.
23. All bluff areas must be preserved. In addition, all structures must maintain a
30 -foot setback from the bluff and no grading may occur within the bluff
impact zone (i.e., the bluff and land located within 20 feet from the top of a
bluff).
24. Silt fence must be installed between wetland impact areas and the remaining
wetland.
25. All exposed soil areas should have temporary erosion protection or
permanent cover year round, according to the following table of slopes and
time frames:
Type of S12M Time (Maximum time an area can
Steeper than 3:1 7 days remain open when the area
Yoberry Farms, LLC
Karen Weathers
David Hurrel
August 3, 2005
Page 6
10:1 to 3:1 14 days is not actively being worked.)
Flatter than10:1 21 days
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 manmade systems that
discharge to a surface water.
26. Street cleaning of soil tracked onto public streets Highover Drive, Lake Lucy
Road, Gunflint Trail, Longacres Drive, Hunter Drive and Highway 41 must
include daily street scraping and sweeping. A brush -type sweeper shall be on
site at all times and the streets must be cleaned once a week with a pickup -
type sweeper.
27. At this time, the estimated total SWMP fee, due payable to the City at the time
of final plat recording, is $100,341.13.
28. 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 Permit),
Minnesota Department of Natural Resources (for dewatering), Minnesota
Department of Health, Minnesota Department of Transportation, and comply
with their conditions of approval.
29. Building Department conditions:
a. A final grading plan and soils report must be submitted to the Inspections
Division before building permits will be issued.
b. Demolition permits must be obtained prior to demolishing any structures
on the site.
c. Existing wells and on-site sewage treatment systems must be abandoned
in accordance with State Law and City Code.
d. Separate sewer and water services must be provided to each lot.
e. Retaining walls more than four feet high must be designed by a
professional engineer and a building permit must be obtained prior to
construction.
f. The developer must coordinate the address changes of the three existing
homes with the construction of the development and provide access for
emergency vehicles at all times.
Yoberry Farms, LLC
Karen Weathers
David Hurrel
August 3, 2005
Page 7
30. Fire Marshal conditions:
a. A 10 -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.
b. No burning permits will be issued for trees to be removed. Trees and
shrubs must either be removed from site or chipped.
c. 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. Temporary street
signs shall be installed on each street intersection when construction of
new roadways allows passage by vehicles. Pursuant to 2002 Minnesota
Fire Code Section 501.4.
d. Submit proposed street names to Chanhassen Building Official and
Chanhassen Fire Marshal for review and approval.
e. An additional hydrant will be required at the southernmost tip of Lot 4.
Relocate the fire hydrant from between Lots 18 and 19 to between
Lots 16 and 17 and add an additional fire hydrant between Lots 1 and 8.
39. A windmill appears within the front yard setback on Lot 4, Block 1, Yoberry
Farm. The applicant shall remove or relocate this structure prior to final plat
recording.
40. Approval of this subdivision is contingent upon vacation of existing drainage
and utility easements located on Lots 1 through 3, Block 2, Yoberry Farm 2'
Addition.
41. Trees that should be located and field graded prior to grading to determine
whether or not they should be removed include: #42, #192, #250, #81, #270
and #251.
412. The developer will be required to install a 10 -inch raw water transmission
main for future connection to the City's second water treatment plant as a
part of the utility construction and provide public drainage and utility
easements over the transmission main. As this is a system -wide
improvement, the construction cost for the raw water main will be paid by
the City from the water portion of the utility fund.
43. No construction access is permitted off of Highway 41.
Yoberry Farms, LLC
Karen Weathers
David Hurrel
August 3, 2005
Page 8
44. The storm sewer must be designed for a 10 -year storm event. Minimum
15 -inch pipe diameter must be used and revised pipe slope and/or diameter
size between MHI 12-CBM11102, MH104-CBMH103 and CBMH107-
CBMH103.
45. Storm manholes #102, 118 and 122 must be with sump.
46. On the demolition plan add a note to restore/sod any removed existing
access of TH 41 up to the pavement edge.
47. Add the following City Details No: 1001, 1002, 1003, 1004, 1005, 1006,
1009, 2001, 2002, 2101, 2103, 2107, 2109, 2110, 2201, 2202, 2203, 2204,
2205, 3101, 3102, 3104, 3106, 3107, 3108, 3109, 5200, 5203, 5204, 5205,
5214, 5215, 5216,5221, 5232, 5240, 5241, 5300,5301, 5302, 5302A, 5310,
5311, 5312 and 5313.
48. On sheet C3.1:
a. Show as shaded all slopes 3:1 or more need erosion control blanket.
b. Call out type I or II silt fence per City detail 5300.
c. Call out "remove existing structure" between pond and wetland #4.
d. Many of the building pad elevation numbers are turned around --revise
accordingly.
e. All EOF must be 1.5 -ft lower than the building lower level elevation.
f. Show EOF end at cul-de-sac Highover Drive.
49. Lot 2, Block 2, Highcrest Meadows shall maintain a minimum lot area of
15,000 square feet and Lot 6, Block 5, Highcrest Meadows shall maintain a
minimum depth of 125 feet.
50. Existing drainage and utility easements within the site must be vacated prior
to recording of the final plat.
51. A wetland buffer 16.5 feet in width must be maintained around Wetlands 2,
3, 4 and 5. A wetland buffer 20 feet in width must be maintained around
Wetland 1. Wetland buffer areas should be preserved, surveyed and staked in
accordance with the City's wetland ordinance. The applicant should install
wetland buffer edge signs, under the direction of City staff, before construction
begins and must pay the City $20 per sign."
Yoberry Farms, LLC
Karen Weathers
David Hurrel
August 3, 2005
Page 9
If you have any questions, please call me at (952) 227-1134 or e-mail me at
saliaff @ci.chanhassen.mn.us.
Sincerely,
Sharmeen Al-Jaff
Senior Planner
c: Bill Bement, Engineering Technician IV
Alyson Morris, Assistant City Engineer
Steve Torell, Building Official
Bill Coffman P.O. Box 231, Chanhassen, MN 55317
W, F
N lip
"It, w7w Z -lt,. , b.
AS CURRENTLY SHOWN
.AL,
-A
LANDFORM
MIXXLIIOLIL'AXO LM IA
ORIGINAL PROPOSED
LOT CONFIGURATIONS
SIMPSON PROPERTY
COMPROMISE
YOBERRY FARM
CHANHASSEN, MN
I 75, I
XCEL UTILITY CASEMENT
WETLAND
15' 1. 13'
SECTION THRU GUNFLINT TRAIL
STATION 11.4550 AND LOT 5 OF THE WOODS AT
LONGACRES 6TH ADDITION
LANDFORM
THE WOODS AT LONGAGRES
LOT 5
Y
I I VIEW
rr ��r~ f.�frr��vr-r-�-
5-
75' 37- 28 -
SOUTH 510E
WALKOUT
SECTION THRU GUNFLINT TRAIL
Y05ERRY FARM, CHANHA55EN, MN
T504013
>-I I
I
I
oI I
of I
mI
�a
p-
13
I a
sl
yl I
Im
IN
to
I
I oI
aI I
nl
Y05ERRY FARM
Cs✓, LINT
Im
LOT 4CL
Io
I
I
TRAIL I
I
I I
I
I
I
�
I
I.
I
I I
ts=
WETLAND
15' 1. 13'
SECTION THRU GUNFLINT TRAIL
STATION 11.4550 AND LOT 5 OF THE WOODS AT
LONGACRES 6TH ADDITION
LANDFORM
THE WOODS AT LONGAGRES
LOT 5
Y
I I VIEW
rr ��r~ f.�frr��vr-r-�-
5-
75' 37- 28 -
SOUTH 510E
WALKOUT
SECTION THRU GUNFLINT TRAIL
Y05ERRY FARM, CHANHA55EN, MN
T504013
Y05ERRY FARM
LOT 4
THE WOODS AT LONGAGRES
LOT 5
_ view y
WETLAND L _SOUTH SIDE
-
WALKOUT
� 15" L 13' L 75" L 97' L 28' L
SECTION THRU GUNFLINT TRAIL
STATION 11.4550 AND LOT 5 OF THE WOODS AT
LONGACIES 6TH ADDITION
I& SECTION THRU GUNFLINT TRAIL
LANDFORM YOBERRY FARM. CHANHASSEN, MN
. .. T5wo
Cal
•GbWLINT
TRAIL
I
r
Ll
r
r
-
THE WOODS AT LONGAGRES
LOT 5
_ view y
WETLAND L _SOUTH SIDE
-
WALKOUT
� 15" L 13' L 75" L 97' L 28' L
SECTION THRU GUNFLINT TRAIL
STATION 11.4550 AND LOT 5 OF THE WOODS AT
LONGACIES 6TH ADDITION
I& SECTION THRU GUNFLINT TRAIL
LANDFORM YOBERRY FARM. CHANHASSEN, MN
. .. T5wo
WETLAND
MAOR
LANDFORM
I{� 75
XCEL UTILITY EASEMENT I
I of I
Z
I of I
Cal
I 'QI wl I
I 3I of I
I of dl I
I =1
Y05ERRY FARM I- ;u GU'r-LINT �� I THE U100DS AT LONCaACRES
TRAIL I
CL I I
I
LSOUTH SIDE_
__
15' 13• 75" 37' 28' WALKOUT
SECTION THRU GUNFLINT TRAIL
STATION 11.4550 AND LOT 5 OF THE WOODS AT
LONGACIES 6TH ADDITION
SECTION THRU GUNFLINT TRAIL
YOBERRY FARM, CHANHASSEN. MN
T5w13
Mi"newashta
-faq s Park
w. sxmn 1
d.lO�1 n r % ;
uwY ykv°YY amer'•da- s r m 98 e.o+
NP
.0000
Lake
take
Minnesota Landscape Arboretum ❑
y^ 3 WY Y.wYa°m
P
ne.
•�,sr wF�b°` 9�` d4 € E "ms' ^� 'I .n w. ¢a
Tle
Y a
5g � Fieltl Part $ 3�n,.e. ao'� ¢O� g � Ple.'rsemvW �. :- � °ewBe°°ga'yq p Roatl
rapn°pPaA.irgJo
w
�
o �<'+r+.. a -+Y e.• a W,.,,.e,n a 'u Y a+o = . HaeUt °. i
V Yvwr ams A Y �". � a LOBa Fms
£ ' �
`'st u✓J' 3 x �« `b wq ae T• i 'a ; ,p.C'
�l�Yke 1141 .Pak cre1 f
.. � 41.f 1°t°C, imwyaom �wr 'o sxy HaWaewIX c ,®
�` g �. � ,� • � seam H, g�-r ^, caper � gi
m q p O
AA
YNY b
na Hm' o •7 ` m Y
tarts ^� cnau°wc1-.
::m�. ,9r •w tus
1ru.y 6 S Hamsm a � Kew BNE wYaoe xBp 4 .k� }}r o� h
= c YP4
n'+.yr• ? � _... ^
Lake Lucy
e
4 PnWb9ae
\ g ��waa�'BY� e w DyraLeaa � c". J
Qe,BeeaoeO`.Jw�, n c � -
rt°
�q Sl+ore.. &rtb roan �` cmes'a° 'T
Munyr4 e V Pah jP.-
k eYr 1 wwrw Lake �aYnrml, y° p'" FtR Lake
2a
M1a 9l ye <POHEFt EF cava Ma c : '
a
ae F'THY maj Ec WW ee09V aNa Y w Vs i `d' a . Wn' Part', �
e "O A,. Gj, A n Pow o plrY
q cwn hk p a� 1. taaaEeleE F }4`tu V se°pc G"'mG Cyt'
Y• - 11 WI. E i OS •w �[ g q e .F'd'
19B1nlER GR
PARK SERVICE
AREA MAP
O
1/2 Mile Neighborhood Park
OCommunity Parks/Schools
Regional/State/Federal Facilities
Parks
Schools
N
W+ E
S
January, 2005
uwirEw Sa d
i$ d P f .. 1fi a1 !. tJIfB I.. 9 �O,O M $�$
°� '� �• x O Y
},nr9 > .S "m.,ry +'by, a fi r a e o snY rc rnx g 9pe Na+
fi w> - ° r •e z En x1 S .r. a 6 wm zdn s E w Y .,.
5 as F Mqe ' +z 19 c Pak 9xklo4ws as 9 µ 'SWR`'� Pas,
Arboretum BDulevartl +e a & a w>�s.Y .. 9 s a s' B w xrm a
zv,
... r-. W 78th SeeA ':, 'M '- av'v �
awNYnn rB9w WH. ��..M1Y� pHW PTp e w 7*p o� W i01M1
PBA
v F 'Ti
I s pbfip_ -- wryNst m fake OrE. V
Calb Bld
,€ mmnaYeaB o. .,s.. �,.+ nm
s m g¢ lop 'sem State Hwy 5 x J�
m � s
m e°
rk
re <
Lumw $ 6 F,P
?na sveet F ... q,,.
`beU "ear _ _ x a W'• e 1 sas
Ove G°sk rNi. 9 SP / 8 �B WB pwYx� take Suam a a s.seH.
_ i
_ 1 Esu ae �
66 ('1BBk RYe•mW>'a a 3M .
bwmEp Yw
w p 3° spoYers PYa� + 3
a•Y w ssY ` ke,O aF 9£S .y °` z ea RLa
m4s M p A/een LBM
11`
Ei m m d s•a� '$ yp
C S 5 Dow 2. ° MB/9a Lake
c d 9
a�B cse9o` -
ttAM Q m" .tea �a p S
Lyman gLL _ ¢
a�� l.n1Yy R4¢rtw em,• <� ` dF U` $ -e: V- N®
'QBLL"�.+ gc^8 ^Wk fi i IY6a1911W�HLLW
zy Panerva i =$ aF n� � m y�enHU Dx P'� z art
o'� r
'a sY09. Pak Y 9ow 1-10'
�° 5 eTvrvue
7 yC ek1m+°�0m for
b d v C' yv IO hewq
2 �° 1r�ry� �H aIYtl
Pak
4
<�+scvr Pik c
a
Lyman Blvd (CSAH 18)
iz Lake
S -� ^n ttemm�+ere
o
0
w. sem sMx -F °
a
Bluff Creek Gol e
BJF
Ir I�L�
/ L
4p
` f Baguet,
Wildlife
Management Area
LBM
e E.
G.\ENG Uoleen\Parks\Se Area
'+e
vi c'BYnbYp
a
w+.e .waym
CYF ,an � yti
Yb
y
Lake
take
Minnesota Landscape Arboretum ❑
y^ 3 WY Y.wYa°m
P
ne.
•�,sr wF�b°` 9�` d4 € E "ms' ^� 'I .n w. ¢a
Tle
Y a
5g � Fieltl Part $ 3�n,.e. ao'� ¢O� g � Ple.'rsemvW �. :- � °ewBe°°ga'yq p Roatl
rapn°pPaA.irgJo
w
�
o �<'+r+.. a -+Y e.• a W,.,,.e,n a 'u Y a+o = . HaeUt °. i
V Yvwr ams A Y �". � a LOBa Fms
£ ' �
`'st u✓J' 3 x �« `b wq ae T• i 'a ; ,p.C'
�l�Yke 1141 .Pak cre1 f
.. � 41.f 1°t°C, imwyaom �wr 'o sxy HaWaewIX c ,®
�` g �. � ,� • � seam H, g�-r ^, caper � gi
m q p O
AA
YNY b
na Hm' o •7 ` m Y
tarts ^� cnau°wc1-.
::m�. ,9r •w tus
1ru.y 6 S Hamsm a � Kew BNE wYaoe xBp 4 .k� }}r o� h
= c YP4
n'+.yr• ? � _... ^
Lake Lucy
e
4 PnWb9ae
\ g ��waa�'BY� e w DyraLeaa � c". J
Qe,BeeaoeO`.Jw�, n c � -
rt°
�q Sl+ore.. &rtb roan �` cmes'a° 'T
Munyr4 e V Pah jP.-
k eYr 1 wwrw Lake �aYnrml, y° p'" FtR Lake
2a
M1a 9l ye <POHEFt EF cava Ma c : '
a
ae F'THY maj Ec WW ee09V aNa Y w Vs i `d' a . Wn' Part', �
e "O A,. Gj, A n Pow o plrY
q cwn hk p a� 1. taaaEeleE F }4`tu V se°pc G"'mG Cyt'
Y• - 11 WI. E i OS •w �[ g q e .F'd'
19B1nlER GR
PARK SERVICE
AREA MAP
O
1/2 Mile Neighborhood Park
OCommunity Parks/Schools
Regional/State/Federal Facilities
Parks
Schools
N
W+ E
S
January, 2005
uwirEw Sa d
i$ d P f .. 1fi a1 !. tJIfB I.. 9 �O,O M $�$
°� '� �• x O Y
},nr9 > .S "m.,ry +'by, a fi r a e o snY rc rnx g 9pe Na+
fi w> - ° r •e z En x1 S .r. a 6 wm zdn s E w Y .,.
5 as F Mqe ' +z 19 c Pak 9xklo4ws as 9 µ 'SWR`'� Pas,
Arboretum BDulevartl +e a & a w>�s.Y .. 9 s a s' B w xrm a
zv,
... r-. W 78th SeeA ':, 'M '- av'v �
awNYnn rB9w WH. ��..M1Y� pHW PTp e w 7*p o� W i01M1
PBA
v F 'Ti
I s pbfip_ -- wryNst m fake OrE. V
Calb Bld
,€ mmnaYeaB o. .,s.. �,.+ nm
s m g¢ lop 'sem State Hwy 5 x J�
m � s
m e°
rk
re <
Lumw $ 6 F,P
?na sveet F ... q,,.
`beU "ear _ _ x a W'• e 1 sas
Ove G°sk rNi. 9 SP / 8 �B WB pwYx� take Suam a a s.seH.
_ i
_ 1 Esu ae �
66 ('1BBk RYe•mW>'a a 3M .
bwmEp Yw
w p 3° spoYers PYa� + 3
a•Y w ssY ` ke,O aF 9£S .y °` z ea RLa
m4s M p A/een LBM
11`
Ei m m d s•a� '$ yp
C S 5 Dow 2. ° MB/9a Lake
c d 9
a�B cse9o` -
ttAM Q m" .tea �a p S
Lyman gLL _ ¢
a�� l.n1Yy R4¢rtw em,• <� ` dF U` $ -e: V- N®
'QBLL"�.+ gc^8 ^Wk fi i IY6a1911W�HLLW
zy Panerva i =$ aF n� � m y�enHU Dx P'� z art
o'� r
'a sY09. Pak Y 9ow 1-10'
�° 5 eTvrvue
7 yC ek1m+°�0m for
b d v C' yv IO hewq
2 �° 1r�ry� �H aIYtl
Pak
4
<�+scvr Pik c
a
Lyman Blvd (CSAH 18)
iz Lake
S -� ^n ttemm�+ere
o
0
w. sem sMx -F °
a
Bluff Creek Gol e
BJF
Ir I�L�
/ L
4p
` f Baguet,
Wildlife
Management Area
LBM
e E.
G.\ENG Uoleen\Parks\Se Area
2—a'P'n Blvd
WIN
0
'lea Mer Dr
❑
CD
z
0
4
0 �
a
44
w
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 04-43
April 25, 2005
Page 12
@ Meets 90 foot width at the building setback line.
na — Not Applicable
* Lot 2, Block 2, has an area of 14,954 square feet. The Minimum Lot area required by ordinance is 15,000
square feet_ The applicant shall adjust the area to meet city code requirements.
** Lot 6, Block 5, has a depth of 120 feet. The Minimum Lot depth required by ordinance is 125 feet. The
applicant shall adjust the depth to meet city code requirements.
SUBD"ION - FINDINGS
The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets all the requirements of the RSF, Residential
Single Family District with the exception of Lot 2, Block 2, which is deficient in
depth area and Lot 6, Block 5, which is deficient in area depth. Both parcels can
easily be corrected.
2. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Finding: The proposed subdivision is consistent with the subdivision ordinance.
3. 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;
Finding: The proposed site is suitable for development subject to the conditions
specified in this report
4. The proposed subdivision makes adequate provision for water supply, stone drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
Finding: The proposed subdivision is served by adequate urban infrastructure.
5. The proposed subdivision will not cause environmental damage;
Finding: The proposed subdivision will not cause excessive environmental
damage subject to conditions of approval. The proposed subdivision contains
adequate open areas to accommodate house pads.
6. The proposed subdivision will not conflict with easements of record.
Finding: The proposed subdivision will not conflict with existing easements, but
rather will expand and provide all necessary easements.
7. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
Highcrest Meadows First, Second, and Third Addition
Planning Case No. 0443
April 25, 2005
Page 13
a. Lack of adequate storm water drainage.
b. Lack of adequate roads.
C. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
Findin : The proposed subdivision will have access to public utilities and streets.
FINAL PLAT
"The City Council approves final plat Subdivision #0443 to Subdivide 35.79 Acres into 56 single-
family lots and 13 outlots, Highcrest Meadows, Highcrest Meadows Second Addition, and Highcrest
Meadows Third Addition as shown on the final plat received March 28, 2005, based upon findings
in the staff report and subject to the following conditions:
1. Final plat approval is contingent upon review and approval of the construction plans and
development contract. All fees shall be determined as part of the development contract.
2. Lot 2, Block 2, Highcrest Meadows shall maintain a minimum dep4h of "_ 5 feet lot area of
15,000 square feet and Lot 6, Block 5, Highcrest Meadows shall maintain a minimum depth
of 125 feet let aFea of 15,000 squffe feet.
3. Existing drainage and utility easements within the site must be vacated prior to recording of
the final plat.
4. A wetland buffer 16.5 feet in width must be maintained around Wetlands 2, 3, 4 and 5. A
wetland buffer 20 feet in width must be maintained around Wetland 1. Wetland buffer areas
should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The
applicant should install wetland buffer edge signs, under the direction of City staff, before
construction begins and must pay the City $20 per sign.
5. All structures must maintain 40 -foot setbacks from wetland buffer edges.
6. All bluff areas must be preserved. In addition, all structures must maintain a 30 -foot setback
from the bluff and no grading may occur within the bluff impact zone (i.e., the bluff and land
located within 20 feet from the top of a bluff).
7. Additional easements maybe required to be dedicated on the plat after review of the
Construction Plans."
ATTACHMENTS
1. Highcrest Meadows, Highcrest Meadows Second Addition, and Highcrest Meadows Third
Addition Final Plats.
STAFF REPORT
PROPOSAL: Rezoning of 35.79 acres of property zoned RR, Rural Residential, to RSF, Residential
Single Family.
Preliminary Plat to Subdivide 35.79 Acres into 57 single-family lots and 8 outlets,
Yoberry Farm.
LOCATION: East of Highway 41, South of Highover Drive and North of Gunflint Trail.
APPLICANT: Yoberry Farms, LLC
David Hurrel,
Karen Weathers
7105 Hazeltine Blvd
7460 Bent Bow Trail
7235 Hazeltine Blvd
Excelsior, MN 55331
Chanhassen, MN 55317
Excelsior, MN 55331
(612)202-0692
(612)202-0692
(612)202-0692
PRESENT ZONING: RR, Rural Residential District
2020 LAND USE PLAN: Residential -Low Density (Net Density 1.2 - 4.0 units per acre)
ACREAGE: 35.79 Acres DENSITY: Gross 1.59 Units/Ac Net 1.88 Units/Ac
SUMMARY OF REQUEST: The applicant is requesting Rezoning of 35.79 acres of property zoned
RR, Rural Residential, to RSF, Residential Single Family and Preliminary Plat to Subdivide 35.79
Acres into 57 single-family lots and 8 outlots, Yoberry Farm. Staff is recommending approval with
conditions. Notice of this public hearing has been mailed to all property owners within 500 feet.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
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. 11
it meets these standards, the City must approve the preliminary plat. This is a quasi-judicial
decision.
The City has a relatively high level of discretion in approving a rezoning because the City is actin.-
in
ctingin its legislative or policy making capacity. A rezoning must be consistent with the City's
Comprehensive Plan.
Location Map
Yoberry Farm
City of Chanhassen
Planning Case No. 04-43
Subject
Property
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 2
PROPOSAUSUNIMARY
The applicant is proposing to subdivide 35.79 acres into 57 single-family lots and 8 outlots. The
property is zoned RR, Rural Residential, and the proposal calls for rezoning it to RSF, Residential
Single Family. The applicant is also proposing to fill 0.05 acres (2,000 square feet) of wetland. The
Minnesota Wetland Conservation Act, through the de minimis exemption (MR 8420.0122 Subp.
9), allows wetland impacts of 2,000 square feet or less without requiring an alternative analysis
or wetland mitigation. The proposed wetland impacts equal 2,000 square feet, so no wetland
replacement is required. A wetland exemption will be issued administratively by City staff prior
to the commencement of grading on this project.
The average lot size is 19,164 square feet with a resulting gross density of 1.59 units per acre and a
net density of 1.88 units per acre. The site is located east of Highway 41, south of Highover Drive
and north of Gunflint Trail. Access to the subdivision will be provided via Highover Drive to the
north and Gunflint Trail to the south. All lots are proposed to be served via internal residential
streets.
All of the proposed lots meet the minimum area, width, and depth requirements of the Zoning
Ordinance with the exception of a few parcels that require the shifting of some lines. These lots are
listed under the compliance table. The lot lines can be easily adjusted to meet ordinance
requirements.
The subdivision is proposed
to be developed in three
additions. The central
portion will be developed
as the first addition, the
north piece will be the
second addition and the last
segment — third addition, is
the area occupying the
southwest portion of the
site. There are eight outlots
shown on the plat. Outlot
A of the first addition is
proposed to be deeded to
the neighboring property to
the south, Outlots B and C
will contain wetlands and
storm water ponds, Outlot
D will contain a sidewalk,
and Outlots E, F, and G will
be deeded to the
neighboring lots to the
north (when the applicant
surveyed the land, it was discovered that the northern property line of Yoberry Farm ls` Addition
did not abut the rear property lines from the Highover Addition lots. A 25 -foot wide strip of land
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 3
was created. The applicant chose to split it equally between the Yober y Farm 1s` Addition and the
Highover addition property owners). Outlot A of the 3`a Addition will contain a storm pond.
The site consists of several parcels being assembled into one tract of land, and then subdivided.
These parcels are owned by four individuals. Single-family homes and accessory structures exist on
these parcels. Only the single-family homes are intended to remain. Five wetlands occupy the site.
The site has bluffs and a meandering topography. The site has some mature trees.
In summary, staff believes that the proposed subdivision is well designed. Minor revisions will be
required. We are recommending that it be approved with conditions outlined in the staff report.
REZONING
The applicant is proposing to rezone the property from RR, Rural Residential, to RSF, Residential
Single Family. The area to the north is zoned Residential Single Family. The area to the south and
east is zoned Planned Unit Development — Residential. The area to the west is zoned Rural
Residential and Planned Unit Development — Residential. All the surrounding property, with the
exception of the area to the west of the subject site, is guided for Residential Low Density. The area
to the west is guided Residential Low Density and Public/Semi Public.
The 2020 Land Use Plan shows this area designated for development as Low Density Residential,
1.2 - 4.0 units per acre. Appropriate zoning for this land use is RSF, R4 or PUD -R. The applicant's
proposal has a gross density of 1.59 units per acre and 1.88 units per acre net after the streets and
wetlands are taken out.
This area is in the MUSA. Staff is recommending that this area be rezoned to RSF and finds that
the rezoning is consistent with the Comprehensive Plan.
PRELEMI NARY PLAT
The applicant is proposing to subdivide a 35.79 -acre site into 57 single-family lots. The density of
the proposed subdivision is 1.59 units per acre gross and 1.88 units per acre net after removing the
roads and wetlands. All the lots exceed the minimum 15,000 square feet of area, with an average lot
size of 19,164 square feet.
All of the proposed lots meet the minimum width and depth requirements of the Zoning
Ordinance with the exception of a few parcels that have deficient frontage. The lot lines can be
easily adjusted to meet ordinance requirements. There are eight outlots shown on the plat.
Outlot A of the first addition is proposed to be deeded to the neighboring property to the south,
Outlots B and C will contain wetlands and storm water ponds, Outlot D will contain a neighborhood
park, and Outlots E, F, and G will be deeded to the neighboring lots to the north (when the applicant
surveyed the land, it was discovered that the northern property line of Yoberry Farm I" Addition
did not abut the rear property lines from the Highover Addition lots. A 25 -foot wide strip of land
was created. The applicant chose to split it equally between the Yober y Farm I" Addition and the
Highover addition property owners). Outlot A of the 3'a Addition will contain a storm pond.
Lots 3 through 8, Block 3, Lots 1 through 4, Block 4, and Lots 1 through 7, Block 5 abut wetlands.
The applicant is proposing to outlot the wetlands. The ordinance requires all structures to maintain
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 4
a 40 -foot setback from the outside edge of a wetland buffer strip. The ordinance also requires a
buffer zone in addition to the wetland setback. A wetland buffer 16.5 feet in width must be
maintained around Wetlands 2, 3, 4, and 5. A 20 -foot wetland buffer must be maintained around
Wetland 1.
Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent
with the Zoning Ordinance.
WETLANDS
Existing Wetlands
Five wetlands exist on-site: one Natural wetland and four Ag/Urban wetlands. Kjolhaug
Environmental Services delineated the wetlands in May 2004. The delineation was reviewed on-
site by staff on October 22, 2004.
The wetland numbering is not consistent between the wetland delineation and the plans. For the
purposes of this report, staff used the wetland number from the plans.
Wetland 4 is an Ag/Urban wetland (Type 1) located at the north edge of the property. The
wetland is dominated by reed canary grass, spotted touch-me-not and box elder. No impacts are
proposed to Wetland 4.
Wetland 3 is an Ag/Urban wetland (Type 1) located southeast of Wetland 1. The wetland is
dominated by reed canary grass. The applicant is proposing to fill the southeastern most portion
of the wetland to accommodate a road. The total proposed impact to Wetland 3 is 1,577 square
feet (0.04 acres).
Wetland 2 is an Ag/Urban wetland ('Type 1) located in the southeastern corner of the property.
The wetland is dominated by reed canary grass. The applicant is proposing to fill the
northwestern most portion of the wetland to accommodate a road. The total proposed impact to
Wetland 2 is 423 square feet (0.01 acres).
Wetland 5 is an Ag/Urban wetland (Type 3) located in the southeast corner of the property. The
wetland is dominated by cattail, reed canary grass, American elm and ash. No impacts are
proposed to Wetland 5.
Wetland 1 is a Natural wetland (Type 3) located west of Wetland 4 near the southeast comer of
the property. The wetland is dominated by sedge and cattail. No impacts are proposed to
Wetland 1.
Wetland Impacts
The Minnesota Wetland Conservation Act, through the de minimis exemption (MR 8420.0122
Subp. 9), allows wetland impacts of 2,000 square feet or less without requiring an alternative
analysis or wetland mitigation. The proposed wetland impacts equal 2,000 square feet, so no
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 5
wetland replacement is required. A wetland exemption will be issued administratively by City
staff prior to the commencement of grading on this project.
A wetland buffer 16.5 feet in width must be maintained around Wetlands 2, 3, 4 and 5. A
wetland buffer 20 feet in width must be maintained around Wetland 1. Wetland buffer areas
should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The
applicant should install wetland buffer edge signs, under the direction of City staff, before
construction begins and must pay the City $20 per sign. All structures must maintain 40 -foot
setbacks from wetland buffer edges.
BLUFFS
Two areas on the property have been identified as bluff (i.e., slope greater than or equal to 30%
and a rise in slope of at least 25 feet above the toe). These areas must be preserved. In addition,
all structures must maintain a 30 -foot setback from the bluff and no grading may occur within
the bluff impact zone (i.e., the bluff and land located within 20 feet from the top of a bluff).
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 single-family residential development rates of $1,093/acre.
Based on the proposed developed area of approximately 25.59 acres, the water quality fees
associated with this project are $27,970.
Water Quantity Fees
The SWAP 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 SWAP culverts, open channels, and storm water ponding areas for runoff storage. Single-
family residential developments have a connection charge of $2,705 per developable acre. This
results in a water quantity fee of approximately $69,221 for the proposed development.
SWMP Credits
This project proposes the construction of 2 NURP ponds and the provision of 2 outlet structures.
At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $97,191.
OTHER AGENCIES
The applicant should apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley -Purgatory -Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDFS
Phase H Construction Permit), Minnesota Department of Natural Resources (for dewatering),
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 6
Minnesota Department of Transportation, Minnesota Department of Health) and comply with their
conditions of approval.
GRADING, DRAINAGE & EROSION CONTROL
The existing site is about 36 acres and has tree cover over approximately 16 acres (45% of the
parcel). The existing parcel has a wide variety of grade changes within its limits. The site
elevations range from a high of 1084± to a low of 992±. These severe elevation differences make
this site a challenging one to both develop and minimize grading. The plans propose to grade
about 80% of the site for the 57 new house pads, a proposed street system, three cul-de-sacs and
stormwater ponds. The proposed grading will prepare the site for full basement, look -out and
walk -out type house pads. Retaining walls are proposed in numerous locations throughout the
site. The applicant must be aware that any retaining wall over four feet in height must be
designed by a registered civil engineer and a permit from the city building department must be
obtained. In addition, encroachment agreements will be required for any retaining wall within a
public easement.
Staff is concerned with the large number of lots that have steep rear yard slopes off the house pad
and very little useable rear yard. Staff is, therefore, recommending that all lots have a minimum
useable area off the back of the house pad that is relatively flat with a maximum slope of 10:1.
In addition, the eastern end of Gunflint Trail contains three retaining walls just off the right-of-
way. To better match the existing grades and minimize the wall height on two of the retaining
walls, staff is recommending that the applicant increase the street grades moving west from the
cul-de-sac. This would lower the street in the area of the curve and existing wetland and
decrease the amount of fill that is required.
The existing site drainage is encompassed within three main drainage areas. Under existing
conditions, the eastern portion of the site drains to an existing wetland complex to the east and
south; the northwestern part of the site drains off-site to a western TH 41 ditch; and the
southwestern part of the site drains off-site to the south. Under developed conditions, the
applicant is proposing to capture the street drainage, front yard drainage and rear yard drainage
from most of the lots. The stormwater that is captured will be conveyed via storm sewer to
proposed ponds in the southeasterly and southwesterly corners of the site for treatment. The
proposed ponds must be designed to National Urban Runoff Program (NURP) standards with
maximum 3:1 slopes and a 10:1 bench at the NWL.
Two storm water ponds are proposed in conjunction with this development. In addition, a
temporary pond that was constructed with the Highover subdivision is proposed to remain. The
applicant has indicated that he has met with the property owners of Lot 23, Block 3, Highover
who are aware that the temporary pond will not be relocated. The applicant has submitted a
letter from the owners of Lot 23, Block 3 that indicate they understand that the pond will not be
moved. The pond built in conjunction with the Highover subdivision must be maintained to
ensure it meets the size and volume standards to which it was originally designed. Any inlet and
outlet structures on that pond requiring maintenance or replacement must be corrected. In
addition, areas experiencing erosion due to storm water discharge must be stabilized.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 7
While the applicant is proposing to treat most of the site drainage with on-site ponding, there is a
small area in the central portion of the site which will not be treated on site. Proposed catch
basins at the intersection of Street B and Gunflint Trail will capture this drainage and connect
with the existing storm sewer in Gunflint Trail. This storm sewer drains to an existing pond in
the Longacres subdivision south of the site. Based on staff s review of the existing pond date,
the existing pond is undersized for the proposed development area that will be draining to it from
Yoberry Farm. The applicant will either have to expand the existing pond or provide onsite
ponding for this area.
Drainage calculations for the site have been submitted and some changes remain. The applicant
is required to meet the existing site runoff rates for the 10 -year and 100 -year, 24-hour storm
events. Storm sewer sizing calculations must be submitted at the time of final plat application.
The storm sewer must be sized for a 10 -year, 24-hour storm event. Drainage and utility
easements must be dedicated on the final plat over the public storm drainage system including
ponds, drainage swales, and wetlands up to the 100 -year flood level.
Proposed erosion control must be developed in accordance with the City's Best Management
Practice Handbook (BMPH). Staff recommends that Type II silt fence, which is a heavy duty
fence, be used adjacent to the existing wetlands and around the ponds. In addition, tree
preservation fencing must be installed at the limits of tree removal. Erosion control blankets are
recommended for all areas with a steep slope of 3:1 and an elevation drop of eight feet or greater.
All disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion. The applicant should be aware that any off-site
grading will require an easement from the appropriate property owner. 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. Silt fence must be installed between wetland impact areas and the
remaining wetland.
All exposed soil areas should have temporary erosion protection or permanent cover year round,
according to the following table of slopes and time frames:
Tyne of Slope
Time (Maximum time an area can
Steeper than 3:1
7 days remain open when the area
10:1 to 3:1
14 days is not actively being worked.)
Flatter than 10:1
21 days
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.
Street cleaning of soil tracked onto public streets should include daily street scraping and street
sweeping as needed.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 0443
January 4, 2005
Page 8
UTILITIES
Municipal sewer and water service is available to the site from Gunflint Trail in the south and
from Highover Drive to the north. The applicant is proposing to connect to the existing
watermain at both ends and loop it through the site. The City's Water System Master Plan calls
for a 12 -inch diameter watermain to connect the existing 12 -inch main in Highover Drive to the
north with the existing 16 -inch main in Longacres Drive just south of the site. To comply with
the Master Plan, the applicant is proposing to install the 12 -inch watermain connection through
the site. Since the applicant is only required to install an 8 -inch main to serve the proposed lots,
the watermain oversizing cost will be paid by the City from the water portion of the City's utility
fund.
Currently, there is an existing temporary lift station at the south end of Highover Drive. The lift
station pumps wastewater to a gravity sewer in Highover Drive to the north. This temporary lift
station, which serves five homes, has only one pump and is not owned or maintained by the City.
As part of the Highover subdivision approval and development contract, the temporary lift
station was to be removed when the property to the south (Yoberry Farms) was developed. In
fact, the City is holding a letter of credit to ensure this happens. When the temporary lift station
is removed, it was always the intention to have a permanent lift station installed within the north
part of the Yoberry Farms plat. The permanent lift station would be built to City standards and
would be turned over to the City for maintenance and ownership. This is in accordance with the
City's Sanitary Sewer Comprehensive Plan. Staff has previously informed the applicant of this
requirement. As an alternative, the applicant is proposing to deviate from the sewer
comprehensive plan and route the sanitary sewer from 11 homes (6 in Yoberry and 5 from
Highover) through the Yobeny site. This sewer, which was originally supposed to drain to the
north, will now drain to the south and eventually to lift station #27 (L.S. #27) in the Long Acres
Development. Because the wastewater from these 11 homes was never meant to drain to L.S.
#27, the existing pumps in L.S. #27 are not sized for this additional wastewater. As such, staff
has no objection to the sanitary sewer layout as proposed but the applicant will be required to
cover the cost of all necessary upgrades to L.S. #27 for the wastewater from the 11 additional
homes.
The underlying property has been previously assessed for sewer and water improvements and
those assessments have been paid. The sanitary sewer and water hookup charges along with the
Lake Ann Interceptor charge will be applicable for each of the new lots. The 2004 trunk hookup
charge is $1,458.00 per unit for sanitary sewer and $2,814.00 per unit for watermain. The total
2004 Lake Ann Interceptor charge is $2,102 per unit and the SAC fee is $1,425.00 per unit. All
of these charges are based on the number of SAC units assigned by the Metropolitan Council.
Sanitary sewer and water -main hookup fees may be specially assessed against the parcel at the
time of building permit issuance.
All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Upon completion of the utility
improvements, the utilities will be turned over to the City for maintenance and ownership. The
applicant is also required to enter into a development contract with the City and supply the
necessary financial security in the form of a letter of credit or cash escrow to guarantee
installation of the improvements and the conditions of final plat approval. The applicant must be
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 9
aware that all public utility improvements will require a pre -con meeting before building permit
issuance.
STREETS
Overall, the proposed street layout appears to work well. The entire street system is shown
within a 60 -foot wide public right-of-way with 31 -foot wide streets in accordance with City
design criteria. Sidewalk is proposed on one side of all the through streets. The plans propose to
extend two public streets to service the site from Highover Drive to the north and Gunflint Trail
from the south. The proposed streets will provide a connection between Gunflint Trail and
Highover Drive. These types of street connections are always preferred for emergency access
and to provide residents an alternate route to get to/from their homes. While the minimum curve
radius allowed on public streets is 180 feet, staff is willing to allow the tight curve on the east
end of Gunflint Trail because the curve is at the end of the street. Staff is recommending that a
curve sign with a 20 mile per hour speed limit be posted on both sides of the curve.
There is a small portion of the proposed right-of-way for Gunflint Trail that encroaches into an
existing electric utility easement along the eastern property line of the site. The applicant will
need to obtain an agreement from Xcel Energy that prohibits any future encroachment of the
power poles into the street pavement or move the street and right-of-way outside of the existing
easement area.
PARK DEDICATION
Parks
Minnewashta Regional Park, a 200 -acre property owned and operated by Carver County, is
located just across Highway 41 from the subject property. Pedestrian access from the Yoberry
site to the Regional Park would prove difficult and is not advised. The County has long-range
plans of providing a pedestrian underpass to the park. However, a future date for this
improvement has not been established.
There are no neighborhood parks within a half -mile service area of the site. This is largely due
to the manner in which neighborhood park services have been provided in this area of the City.
Two "association" properties providing park services exist in the Longacres neighborhoods to
the south of the Yoberry plat. These recreational properties will not be available to the future
residents of the new neighborhood.
The City is not seeking parkland dedication as a condition of the platting of this property.
Payment of park fees at the rate in force at the time of platting shall be required as a condition of
approval.
Trails
The site does not contain any segment of the City's comprehensive trail plan. A linear grass
outlot that serves as a neighborhood trail corridor does exist to the north and east of the Yoberry
plat. This outlot was acquired at the time the Highover addition was platted. The applicant for
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 10
the Yoberry plat has acknowledged the presence of this outlot and is providing a sidewalk and
stairway connection to the outlot at an appropriate location. It should be noted that the terrain in
this vicinity of the plat requires the installation of a stairway, a condition that will limit the types
of uses appropriate in this corridor.
Upon completion of the Yoberry neighborhood it will be necessary to complete the sidewalk
connection to Longacres Drive. This will require the installation of sidewalk in front of two
homes on the east side of Gunflint trail.
TREE PRESERVATION/LANDSCAPING
Tree canopy calculations have been submitted for the Yoberry development. They are as
follows:
Total upland area (excluding wetlands) 35.9 ac.
Baseline canopy coverage 45% or 16.17 ac.
Minimum canopy coverage allowed 35% or 12.57 ac.
Proposed tree preservation 14% or 5.03 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 328,399 SF or 7.54 ac.
Multiplier 1.2
Total replacement 394,079 SF
Total number of trees to be planted 362 trees
Additional tree removal must be added to the submitted calculations to allow for tree removal on
the custom graded lots. According to ordinance, 105 feet from the property line is considered a
removal area for the construction of a home, driveway and any decks, porches or other such
features. There are 6 custom -graded lots in the development. The approximate removal area for
these lots is 49,200 square feet. Revised calculations are as follows:
Total upland area (excluding wetlands) 35.9 ac.
Baseline canopy coverage 45% or 16.17 ac.
Minimum canopy coverage allowed 35% or 12.57 ac.
Proposed tree preservation 11% or 3.90 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 377,599 SF or 7.54 ac.
Multiplier 1.2
Total replacement 453,119 SF
Total number of trees to be planted 416 trees
Yoberry Farms Rezoning and Subdivision
Planning Case No. 0443
January 4, 2005
Page 11
The applicant has shown a total of 416 trees in the landscape plan.
Bufferyard requirements are as shown in the table:
Landscaping Item
Re uired
Proposed
Bufferyard B* -West
13 overstory trees
Existing tree/shrub line
property line (1290')
26 understory trees
and existing difference in
90
26 shrubs
grade elevations
Applicant meets minimum requirements for bufferyard plantings.
According to the existing conditions and demolition plans (tree preservation) dated 12/20/04, Lot
3, Block 1 of Yoberry 2°d Addition is to be custom graded. However, on grading plans of the
same date, the lot is being graded in conjunction with the street. This lot may represent
additional tree removal for the development. Staff recommends that the developer clarify how
tree removal for lot 3 has been calculated.
Additional tree removal calculations need to be done for Lots 18-20, Block 1 since lot sizes have
changed due to the additional Right -of -Way adjacent to them. Tree removal calculations will
assume 105 feet of clearing on each lot.
While the site has many lowland forest species such as boxelder, ash, willow and cottonwood
there are a number of very large, upland hardwood specimens as well. Oaks, maples, some black
cherry and a tamarack that range in diameter from 20 inches up to 55 inches dot the landscape on
the western side of the property. Many of these are in direct conflict with street and home
construction, but a handful of them will be left within custom -graded lots. Staff recommends
that great care be taken during home construction to preserve as many of the significant trees as
possible.
Trees that should be located prior to grading field verified as to whether or not they should be
removed include: #312, #42, #192, #250, and #251.
COMPLIANCE WITH ORDINANCE - RSF DISTRICT
Area (sq.
ft.)
Frontage
(feet)
Dept
h
(feet)
Setbacks: front,
side, rear, wetland
buffer edge
Wetland
Buffer
(feet)
Bluff
(feet)
Code
15,000
90
125
30, 10, 30, 40
16.5 or 20
30
Yoberry Farm
Lot 1, Block 1
17,689
110
157
30, 10, 30, na
na
na
Lot 2, Block 1
20,143
81 @ curve
169
30, 10, 30, na
na
na
Lot 3, Block 1
1 19,630
63 @ curve
161
30, 10, 30, na
na
na
Lot 4, Block 1
34,540
150 @ curve
1 165
130, 10, 30, na
I na
30
Lot 5, Block 1
25,509
71 @ curve
182
30, 10, 30, na
na
na
Lot 6, Block 1
19,701
103
190
30, 10, 30, na
na
na
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 12
Area (sq.
ft.)
Frontage
(feet)
Dept
h
(feet)
Setbacks: front,
side, rear, wetland
buffer edge
Wetland
Buffer
(feet)
Bluff
(feet)
Code
15,000
90
125
30, 10, 30, 40
16.5 or 20
30
Lot 7, Block 1
15,898
95
147
30, 10, na, na
na
na
Lot 8, Block 1
18,569
90
218
30, 10, 30, na
na
na
Lot 9, Block 1
17,160
93
191
30, 10, 30, na
na
na
Lot 10, Block 1
15,099
156
177
30, 10, 30, na
na
na
Lot 11, Block 1
15,263
135
146
30, 10, 30, na
na
na
Lot 12, Block 1
15,251
113
154
30, 10, 30, na
na
na
Lot 13, Block 1
15,029
102
184
30, 10, 30, na
na
na
Lot 14, Block 1
16,287
95
197
30, 10, 30, na
na
na
Lot 15, Block 1
18,296
92
183
30, 10, 30, na
na
na
Lot 16, Block 1
17,678
105
184
30, 10, 30, na
na
na
Lot 17, Block 1
17,395
126
170
30, 10, 30, na
na
na
Lot 18, Block 1
18,188
72 @ curve
157
30, 10, 30, na
na
30
Lot 19, Block 1
20,558
79 @ curve
171
30, 10, 30, na
na
30
Lot 20, Block 1
22,739
102
271
30, 10, 30, na
na
30
Lot 21, Block 1
37,440
144
244
30, 10, 30, na
na
30
Lot 1, Block 2
15,045
179
172
30, 10, 30, na
na
na
Lot 2, Block 2
15,548
146
155
30, 10, na, na
na
na
Lot 3, Block 2
15,195
130
136
30, 10, 30, na
na
na
Lot 1, Block 3
20,533
256
159
30, 10, na, na
na
na
Lot 2, Block 3
16,236
86 @ curve
155
30, 10, 30, na
na
na
Lot 3, Block 3
16,983
93
162
30, 10, 30, 40
20
na
Lot 4, Block 3
15,040
93
160
30, 10, 30, 40
20
na
Lot 5, Block 3
15,961
91
161
30, 10, 30, 40
20
na
Lot 6, Block 3
16,158
100
160
30, 10, 30, na
na
na
Lot 7, Block 3
16,410
113
153
30, 10, 30, 40
16.5
na
Lot 8, Block 3
29,940
314
230
30, 10, 30, 40
16.5
na
Lot 1, Block 4
27,557
82 @ curve
279
30, 10, 30, 40
16.5
na
Lot 2, Block 4
15,033
78 @ curve
161
30, 10, 30, 40
16.5
na
Lot 3, Block 4
15,191
105
153
30, 10, 30, 40
16.5
na
Lot 4, Block 4
15,041
105
149
30, 10, na, 40
16.5
na
Lot 1, Block 5
17,530
96
172
30, 10, na, 40
16.5
na
Lot 2, Block 5
16,140
96
171
30, 10, 30, 40
16.5
na
Lot 3, Block 5
17,148
92
188
30, 10, 30, 40
16.5
na
Lot 4, Block 5
21,493
88 @ curve
204
30, 10, 30, 40
16.5
na
Lot 5, Block 5
18,418
83 @ curve
158
30, 10, 30, 40
16.5
na
Lot 6, Block 5
16,381
167
128
30, 10, 30, 40
16.5
na
Lot 7, Block 5
15,186
149
136
30, 10, 30, 40
16.5
na
Outlot A
5,246
Outlot B
84,458
Outlot C
178,995
Outlot D
117,088
Yoberry Farms Rezoning and Subdivision
Planning Case No. 0443
January 4, 2005
Page 13
@ Meets 90 foot width at the building setback line.
na - Not Applicable
SUBDIVISION - FINDINGS
1. The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets all the requirements of the RSF, Residential
Single Family District with the exception of Lot with deficient width which can
easily be corrected.
2. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Finding: The proposed subdivision is consistent with the subdivision ordinance.
Area (sq.
ft.)
Frontage
(feet)
Dept
It
(feet)
Setbacks: front,
side, rear, wetland
buffer edge
Wetland
Buffer
(feet)
Bluff
(feet)
Code
15,000
90
125
30, 10, 30, 40
16.5 or 20
30
Yoberry Farm
2nd
Lot 1, Block 1
24,417
132
223 1
30, 10, 30, na
na
na
Lot 2, Block 1
15,039
101
156
30, 10, 30, na
na
na
Lot 3, Block 1
19,901
107
192
30, 10, 30, na
na
na
Lot 1, Block 2
15,040
128
155
30, 10, 30, na
na
na
Lot 2, Block 2
15,312
95
162
30, 10, 30, na
na
na
Lot 3, Block 2
16,035
103
156
30, 10, 30, 40
16.5
na
Outlot A
15,908
Yoberry Farm
3`d
Lot 1, Block 1
13,198
138
233
30, 10, 30, na
na
na
Lot 2, Block 1
17,947
106
203
30, 10, 30, na
na
na
Lot 3, Block 1
24,284
57 @ curve
156
30, 10, 30, na
na
na
Lot 4, Block 1
19,050
55 @ curve
150
30, 10, 30, na
na
na
Lot 5, Block 1
31,832
55 @ curve
176
30, 10, 30, na
na
na
Lot 6, Block 1
20,684
85 @ curve
190
30, 10, 30, na
na
na
Lot 7, Block 1
17,033
91
187
30, 10, 30, na
na
na
Lot 8, Block 1
17,305
90
187
30, 10, 30, na
na
na
Outlot A
16,964
ROW
241,415
Total
1,559,202
Average
19,164
@ Meets 90 foot width at the building setback line.
na - Not Applicable
SUBDIVISION - FINDINGS
1. The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets all the requirements of the RSF, Residential
Single Family District with the exception of Lot with deficient width which can
easily be corrected.
2. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Finding: The proposed subdivision is consistent with the subdivision ordinance.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 14
3. 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;
Finding: The proposed site is suitable for development subject to the conditions
specified in this report
4. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
Finding: The proposed subdivision is served by adequate urban infrastructure.
5. The proposed subdivision will not cause environmental damage;
Finding: The proposed subdivision will not cause environmental damage subject
to conditions of approval. The proposed subdivision contains adequate open areas
to accommodate house pads.
6. The proposed subdivision will not conflict with easements of record.
Finding: The proposed subdivision will not conflict with existing easements, but
rather will expand and provide all necessary easements.
The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
a. Lack of adequate storm water drainage.
b. Lack of adequate roads.
C. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
Finding: The proposed subdivision will have access to public utilities and streets.
RECOMMENDATION
Staff recommends the Planning Commission adopt the following motions:
REZONING
"The Planning Commission recommends approval of Case 1104-43 to rezone 35.79 acres of property
zoned RR, Rural Residential, to RSF, Residential Single Family, for Yoberry Farm as shown on the
plans dated received December 20, 2004"
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 15
"The Planning Commission recommends approval of the preliminary plat for Subdivision Case #04-
43 for Yoberry Farm for 57 lots and 8 outlots as shown on the plans received December 20, 2004,
subject to the following conditions:
1. A minimum of two overstory trees shall be required in the front yard of each lot. The
applicant shall supply the city with a list of the number of trees required on each lot as
shown on the landscape plan dated 12/20/04.
2. The developer shall be responsible for installing all landscape materials proposed in rear
and side yard areas.
3. Tree preservation fence shall be installed at the edge of the grading limits prior to any
construction.
4. Tree preservation on site shall be according to tree preservation plans dated 12/20/04.
Any trees removed in excess of proposed tree preservation plans will be replaced at a
ratio of 2:1 diameter inches.
5. Tree removal calculations must be shown for lot 3, block 1, Yoberry 2nd Addition.
Revised calculations for the entire development will be required before final plat
approval.
6. Payment of park fees at the rate in force at the time of platting shall be required as a
condition of approval. The applicant will be required to meet the existing site runoff rates
for the 10 -year and 100 -year, 24-hour storm events. The proposed ponds must be
designed to National Urban Runoff Program (NURP) standards.
The storm sewer must be designed for a 10 -year, 24-hour storm event. Submit storm
sewer sizing calculations and drainage map prior to final plat for staff review and
approval.
8. Drainage and utility easements must be dedicated on the final plat over the public storm
drainage system including ponds, drainage swales, and wetlands up to the 100 -year flood
level.
9. Staff recommends that Type 11 silt fence, which is a heavy duty fence, be used adjacent to
the existing wetlands and around the ponds. In addition, tree preservation fencing must
be installed at the limits of tree removal. Erosion control blankets are recommended for
all areas with a steep slope of 3:1 and an elevation drop of eight feet or greater.
10. All plans must be signed by a registered Civil Engineer in the State of Minnesota.
11. On the utility plan:
a. All watermain pipes must be PVC -C900.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 16
b. Maintain 10 -foot horizontal separation between all sanitary/water/storm sewer mains.
c. Revise the storm sewer pipe size to maintain a minimum 15".
d. Sanitary manhole #4 must be with outside drop structure.
e. Show existing sanitary, storm, and watermain pipe type and size.
f. Show all existing utilities in Longacres Drive.
g. Minimum sanitary sewer pipe slope is 0.4% - Revise accordingly.
h. Reroute the proposed watermain in the southwest comer of the parcel to be between
Lots 5 and 6 and 10 feet off the proposed sanitary sewer within the 30 -foot utility
easement.
i. Add the following notes: Any connection to an existing structure must be core
drilled.
12. On the grading plan:
a. Show the 100 -year HWL of wetlands 1 and 5.
b. Show the benchmark used for the site survey.
c. Show the location and elevation of all emergency overflows. The elevation must be
1.5 feet lower than adjacent house elevations.
d. Delete the proposed grading on the custom house pad of Lot 3, Block 1, Yoberry 2°d
Addition.
e. Revise the retaining wall top and bottom elevations on the southwest corner of the
parcel.
f. Remove existing temporary cul-de-sac pavement and re -sod it at the north on
Mghover Drive.
g. Maintain a maximum driveway slope of 10% on Lot 21, Block 1, Yoberry 151
Addition.
h. Remove the existing outlet control structure after installing the proposed outlet
control structure on the existing north storm pond.
i. Show the location of the existing power lines along the eastern property line of the
site.
13. Any retaining wall over four feet in height must be designed by a registered civil
engineer and a permit from the City's Building Department must be obtained. In
addition, encroachment agreements will be required for any retaining wall within a public
easement. Approved safety fence will be required on top of all retaining walls which are
adjacent to sidewalk or trails.
14. The sanitary sewer and water hookup charges along with the Lake Ann Interceptor
charge will be applicable for each of the new lots. The 2004 trunk hookup charge is
$1,458.00 per unit for sanitary sewer and $2,814.00 per unit for watermain. The total
2004 Lake Ann Interceptor charge is $2,102 per unit and the SAC fee is $1,425.00 per
unit. All of these charges are based on the number of SAC units assigned by the
Metropolitan Council. Sanitary sewer and watermain hookup fees may be specially
assessed against the parcel at the time of building permit issuance.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 17
15. All disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion.
16. The applicant should be aware that any off-site grading will require an easement from the
appropriate property owner.
17. 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.
18. All private driveway accesses for the demolished home sites off TH 41 must be removed.
19. All of the utility improvements are required to be constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates. The applicant is also
required to enter into a Development Contract with the City and supply the necessary
financial security in the form of a letter of credit or cash escrow to guarantee installation
of the improvements and the conditions of final plat approval.
20. All lots must have a minimum useable area off the back of the house pad with a
maximum slope of 10:1.
21. To better match the existing grades and minimize the wall height on two of the retaining
walls, staff is recommending that the applicant lower the street grades moving west from
the eastern cul-de-sac on Gunflint Trail.
22. The applicant will be required to cover the cost of all necessary upgrades to L.S. #27 for
the wastewater from the i I additional homes.
23. A curve sign with a 20 mile per hour speed limit at the eastern end of Gunflint Trail is
required on both sides of the curve.
24. The applicant will need to provide additional information showing that the outlet pipe
from the southwest pond is discharging to a public drainage and utility easement.
25. Existing drainage and utility easements within the site must be vacated prior to recording
of the final plat.
26. The pond built in conjunction with the Highover subdivision must be maintained to
ensure it meets the size and volume standards to which it was originally designed. Any
inlet and outlet structures on that pond requiring maintenance or replacement must be
corrected. In addition, areas experiencing erosion due to storm water discharge must be
stabilized.
27. The applicant will either have to expand the existing pond or provide onsite ponding for
this area.
28. The applicant will need to obtain an agreement from Xcel Energy that prohibits any
future encroachment of the power poles into the street pavement or move the street and
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 18
right-of-way outside of the existing easement area.
29. A wetland buffer 16.5 feet in width must be maintained around Wetlands 2, 3, 4 and 5. A
wetland buffer 20 feet in width must be maintained around Wetland 1. Wetland buffer
areas should be preserved, surveyed and staked in accordance with the City's wetland
ordinance. The applicant should install wetland buffer edge signs, under the direction of
City staff, before construction begins and must pay the City $20 per sign.
30. All structures must maintain 40 -foot setbacks from wetland buffer edges.
31. All bluff areas must be preserved. In addition, all structures must maintain a 30 -foot
setback from the bluff and no grading may occur within the bluff impact zone (i.e., the
bluff and land located within 20 feet from the top of a bluff).
32. Silt fence must be installed between wetland impact areas and the remaining wetland.
33. All exposed soil areas should have temporary erosion protection or permanent cover year
round, according to the following table of slopes and time frames:
Type of Slone
Time (Maximum time an area can
Steeper than 3:1
7 days remain open when the area
10:1 to 3:1
14 days is not actively being worked.)
Flatter than 10:1
21 days
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.
34. Street cleaning of soil tracked onto public streets should include daily street scraping and
street sweeping as needed.
35. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $97,191.
36. 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 11 Construction Permit), Minnesota Department of Natural Resources (for
dewatering), Minnesota Department of Health, Minnesota Department of Transportation,
and comply with their conditions of approval.
37. Submit streets names to the Building Department for review prior to final plat approval.
38. Building Department conditions:
a. A final grading plan and soils report must be submitted to the Inspections Division
before building permits will be issued.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 0443
January 4, 2005
Page 19
b. Demolition permits must be obtained prior to demolishing any structures on the site.
c. Existing wells and on-site sewage treatment systems but be abandoned in accordance
with State Law and City Code.
d. Separate sewer and water services must be provided each lot.
e. Retaining walls more than four feet high must be designed by a professional engineer
and a building permit must be obtained prior to construction.
f. The developer must coordinate the address changes of the three existing homes with
the construction of the development and provide access for emergency vehicles at all
times.
39. Fire Marshal conditions:
a. A 10 -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.
b. No burning permits will be issued for trees to be removed. Trees and shrubs must
either be removed from site or chipped.
c. 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. Temporary street signs shall be installed on each street intersection when
construction of new roadways allows passage by vehicles. Pursuant to 2002
Minnesota Fire Code Section 501.4.
d. Submit proposed street names to Chanhassen Building Official and Chanhassen Fire
Marshal for review and approval.
e. An additional hydrant will be required at the southernmost tip of Lot 4. Relocate the
fire hydrant from between Lots 18 and 19 to between Lots 16 and 17 and add an
additional fire hydrant between Lots 1 and 8.
40. The frontage on Lot 20, Block 1, Yoberry Farm and Lot 4, Block 1, Yoberry Farm 3`d
Addition shall be adjusted to maintain a minimum of 90 feet.
41. On Sheets C3.1, C4.1, C5.1 and L2.1 of the plans, a gap appears on the western edge of Lots
4, 19, 20 and 21 of Block I and Outlot A, Yoberry Farm. This gap must be eliminated.
42. A windmill appears within the frontyard setback on Lot 4, Block 1, Yoberry Farm. The
applicant shall remove or relocate this structure prior to final plat recording.
43. Approval of this subdivision is contingent upon vacation of existing drainage and utility
easements located on Lots 1 through 3, Block 2, Yoberry Farm 2°d Addition.
44. The applicant shall remove the sidewalk on the west side of Gunflint Trail."
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 20
ATTACHMENTS
1. Findings of Fact.
2. Development Application.
3. Letter from Candace Wisely dated November 30, 2004.
4. Affidavit of Mailing and Public Hearing Notice.
5. Letter from William Coffman granting a 60 -day extension dated December 3, 2004.
6. Preliminary plat dated received December 20, 2004.
giplan\2004 planning cases\04-43 - yobeny fatm\staff report pc 2005.doc
�_�12�7Z7%4�l 2
CITY OF CHANHASSEN
STAFF REPORT
PC DATE: December 7, 2004
CC DATE: January 10, 2004
REVIEW DEADLINE: January 4, 2005
CASE #: 04-43
BY: Al-Jaff
PROPOSAL: Rezoning of 35.65 acres of property zoned RR, Rural Residential, to RSF, Residential
Single Family.
LOCATION:
APPLICANT:
Preliminary Plat to Subdivide 35.65 Acres into 58 single-family lots and 8 outlots,
Yoberry Farms.
East of Highway 41, South of Highover Drive and North of Gunflint Trail.
Yoberry Farms, LLC
7105 Hazeltine Blvd
Excelsior, MN 55331
(612)202-0692
David Hurrel,
7460 Bent Bow Trail
Chanhassen, MN 55317
(612)202-0692
PRESENT ZONING: RR, Rural Residential District
Karen Weathers
7235 Hazeltine Blvd
Excelsior, MN 55331
(612) 202-0692
2020 LAND USE PLAN: Residential -Low Density (Net Density 1.2 - 4.0 units per acre)
ACREAGE: 39.9 Acres DENSITY: Gross 1.63 Units/Ac Net 1.94 Units/Ac
SUMMARY OF REQUEST: The applicant is requesting Rezoning of 35.65 acres of property zoned
RR, Rural Residential, to RSF, Residential Single Family and Preliminary Plat to Subdivide 35.65
Acres into 58 single-family lots and 8 outlots, Yoberry Farms. Staff is recommending approval with
conditions. Notice of this public hearing has been mailed to all property owners within 500 feet.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
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 has a relatively high level of discretion in approving a rezoning because the City is acting
in its legislative or policy making capacity. A rezoning must be consistent with the City's
Comprehensive Plan.
Location Map
Yoberry Farm
City of Chanhassen
Planning Case No. 04-43
Subject
Property
scmum
rh% iricl\Aes koY i
A
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 2
PROPOSAUSUNIMARY
The applicant is proposing to subdivide 35.65 acres into 58 single-family lots and 8 outlots. The
property is zoned RR, Rural Residential, and the proposal calls for rezoning it to RSF, Residential
Single Family. The applicant is also proposing to fill 0.05 acres (2,000 square feet) of wetland. The.
Minnesota Wetland Conservation Act, through the de minimis exemption (MR 8420.0122 Subp.
9), allows wetland impacts of 2,000 square feet or less without requiring an alternative analysis:
or wetland mitigation. The proposed wetland impacts equal 2,000 square feet, so no wetland
replacement is required. A wetland exemption will be issued administratively by City staff prior
to the commencement of grading on this project.
The average lot size is 22,460 square feet with a resulting gross density of 1.63 units per acre and a
net density of 1.94 units per acre.( e site is located east of Highway 41, south of Mghover Drive
and north of Gunflint Trail. Access to the subdivision will be provided via Highover Drive to the
north and Gunflint Trail to the south. All lots are proposed to be served via internal residential
streets.
All of the proposed lots meet the minimum area, width, and depth requirements of the Zoning
Ordinance with the exception of a few parcels that require the shifting of some lines. These lots are
listed under the compliance table. The lot lines can be easily adjusted to meet ordinance
requirements.
The subdivision is proposed
to be developed in three
additions. The central
portion will be developed
as the first addition, the
north piece will be the
second addition and the last
segment — third addition, is
the area occupying the
southwest portion of the
site. There are eight outlots
shown on the plat. Outlot
A of the fust addition is
proposed to be deeded to
the neighboring property to
the south, Outlets B and C
will contain wetlands and
storm water ponds, Outlot
D will contain a
neighborhood park, and
Outlots E, F, and G will be
deeded to the neighboring
25 Foot Strip of Land
YOUNGQUISr AKA YOBERRY FARM
AKA YOBERRY FARM LLC
WEATHERS
RTL
lots to the north (when the
applicant surveyed the land, it was discovered that the northern property line of Yoberry Farm I'
Addition did not abut the rear property lines from the Highover Addition lots. A 25 -foot wide strip
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04113
December 7, 2004
Page 3
of land was created. The applicant chose to split it equally between the Yoberry Farm In Addition
and the Highover addition property owners). Outlot A of the 3d Addition will contain a storm pond.
The site consists of several parcels being assembled into one tract of land, and then subdivided.
These parcels are owned by four individuals. Single-family homes and accessory structures exist on
these parcels. Only the single-family homes are intended to remain. Five wetlands occupy the site.
The site has bluffs and a meandering topography., The site has some mature trees.
In summary, staff believes that the proposed subdivision is well designed Minor revisions will be
required. We are recommending that it be approved with conditions outlined in the staff report.
The applicant is proposing to rezone the property from RR, Rural Residential, to RSF, Residential
Single Family. The area to the north, east, and south is zoned Rural Residential. The area to the
north is zoned Residential Single Family. The area to the south and east is zoned Planned Unit
Development — Residential. The area to the west is zoned Rural Residential. All the surrounding
property, with the exception of the area to the west of the subject site, is guided for Residential Low
Density. The area to the west is guided Residential Low Density and PublictSemi Public.
The 2020 Land Use Plan shows this area designated for development as Low Density Residential,
1.2 - 4.0 units per acre. Appropriate zoning for this land use is RSF, R4 or PUD -R. The applicant's
proposal has a gross density of 1.63 units per acre and 1.94 units per acre net after the streets and
wetlands are taken out.
This area is in the MUSA. Staff is recommending that this area be rezoned to RSF and finds that
the rezoning is consistent with the Comprehensive Plan.
PRELME NARY PLAT
The applicant is proposing to subdivide a 35.65 acre site into 58 single-family lots. The density of
the proposed subdivision is 1.63 units per acre gross and 1.94 units per acre net after removing the
roads and wetlands. All the lots exceed the minimum 15,000 square feet of area, with an average lot
size of 22,460 square feet.
All of the proposed lots meet the minimum width and depth requirements of the Zoning
Ordinance with the exception of a few parcels that have deficient frontage. The lot lines can be
easily adjusted to meet ordinance requirements. There are eight outlots shown on the plat.
Outlot A of the first addition is proposed to be deeded to the neighboring property to the south,
Outlots B and C will contain wetlands and storm water ponds, Outlot D will contain a neighborhood
park, and Outlots E, F, and G will be deeded to the neighboring lots to the north (when the applicant
surveyed the land, it was discovered that the northern property line of Yoberry Farm 1s` Addition
did not abut the rear property lines from the Highover Addition lots. A 25 foot wide strip of land
was created. The applicant chose to split it equally between the Yoberry Farm 1s` Addition and the
Highover addition property owners). Outlot A of the 3' Addition will contain a storm pond.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 4
Lots 3 through 8, Block 3, Lots 1 through 4, Block 4, and Lots i through 7, Block 5 abut wetlands.
The applicant is proposing to outlot the wetlands. The ordinance requires all structures to maintain
a 40 -foot setback from the outside edge of a wetland buffer strip. The ordinance also requires a
buffer zone in addition to the wetland setback. A wetland buffer 16.5 feet in width must be
maintained around Wetlands 2, 3, 4, and 5. A 20 -foot wetland buffer must be maintained around
Wetland 1.
Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent
with the Zoning Ordinance.
WETLANDS
Existing Wetlands
Five wetlands exist on-site: one Natural wetland and four AgfUrban wetlands. Kjolhaug
Environmental Services delineated the wetlands in May 2004. The delineation was reviewed on-
site by staff on October 22, 2004.
The wetland numbering is not consistent between the wetland delineation and the plans. For the
purposes of this report, staff used the wetland number from the plans.
Wetland 4 is an Ag/Urban wetland (Type 1) located at the north edge of the property. The
wetland is dominated by reed canary grass, spotted touch-me-not and box elder. No impacts are
proposed to Wetland 4.
Wetland 3 is an Ag/Urban wetland (Type 1) located southeast of Wetland 1. The wetland is
dominated by reed canary grass. The applicant is proposing to fill the southeastern most portion
of the wetland to accommodate a road. The total proposed impact to Wetland 3 is 1,577 square
feet (0.04 acres).
Wetland 2 is an Ag/Urban wetland (Type 1) located in the southeastern comer of the property.
The wetland is dominated by reed canary grass. The applicant is proposing to fill the
northwestern most portion of the wetland to accommodate a road. The total proposed impact to
Wetland 2 is 423 square feet (0.01 acres).
Wetland 5 is an Ag/Urban wetland (Type 3) located in the southeast corner of the property. The
wetland is dominated by cattail, reed canary grass, American elm and ash. No impacts are
proposed to Wetland 5.
Wetland 1 is a Natural wetland (Type 3) located west of Wetland 4 near the southeast corner of
the property. The wetland is dominated by sedge and cattail. No impacts are proposed to
Wetland 1. "
Wetland Impacts
The Minnesota Wetland Conservation Act, through the de minimis exemption (MR 8420.0122
Subp. 9), allows wetland impacts of 2,000 square feet or less without requiring an alternative
analysis or wetland mitigation. The proposed wetland impacts equal 2,000 square feet, so no
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 5
wetland replacement is required. A wetland exemption will be issued administratively by City
staff prior to the commencement of grading on this project.
A wetland buffer 16.5 feet in width must be maintained around Wetlands 2, 3, 4 and 5. A
wetland buffer 20 feet in width must be maintained around Wetland 1. Wetland buffer areas
should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The
applicant should install wetland buffer edge signs, under the direction of City staff, before
construction begins and must pay the City $20 per sign. All structures must maintain 40 -foot
setbacks from wetland buffer edges. -c 3, Yo rry-Frmw
BLUFFS
Two areas on the property have been identified as bluff (i.e., slope greater than or equal to 30%
and a rise in slope of at least 25 feet above the toe). These areas must be preserved. In addition,
all structures must maintain a 30 -foot setback from the bluff and no grading may occur within
the bluff impact zone (i.e., the bluff and land located within 20 feet from the top of a bluff). -The
4equ*ft"&-foorbftff-s�-
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 single-family residential development rates of $TtDki.acre. 1, aq 3
Based on the proposed developed area of approximately -26-00 acres, the water quality fees
associated with this project are $26,93L Z5.51
42-7,17V
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. Single-
family residential developments have a connection charge of $2;14Sper developable acre. This 2,-705
results in a water quantity fee of approximately $66,42-5,for the proposed development.
49,tt1
SWMP Credits a
This project proposes the construction of>(NURP ponds and the provision of 2 outlet structures.
At this time, the estimatSd total SWMP fee, due payable to the City at the time of final plat
recording, is M156-.- I 4119 1
Other Agencies
The applicant should apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley -Purgatory -Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES
Yoberry Farms Rezoning and Subdivision
Planning Case No. 0443
December 7, 2004
Page 6
AJJ M N
Phase II Construction Permit), Minnesota Department of Natural Resources (for dewatering)) and ,,} cF
comply with their conditions of approval. Heu A b Mi
GRADING, DRAINAGE & EROSION CONTROL DOT'
The existing site is about 36 acres and has tree cover over approximately 16 acres (45% of the
parcel). The existing parcel has a wide variety of grade changes within its limits. The site
elevations range from a high of 1084± to a low of 992±. These severe elevation differences make
this site a challenging one to both develop and minimize grading. The plans propose to grade
about 80% of the site for the 58 new house pads, a proposed street system, three cul-de-sacs and
stormwater ponds. The proposed grading will prepare the site for full basement, look -out and
walk -out type house pads. Retaining walls are proposed in numerous locations throughout the
site. The applicant must be aware that any retaining wall over four feet in height must be
designed by a registered civil engineer and a permit from the city building department must be
obtained. In addition, encroachment agreements will be required for any retaining wall within a
public easement.
Staff is concerned with the large number of lots that have steep rear yard slopes off the house pad
and very little useable rear yard. Staff is, therefore, recommending that all lots have a minimum
useable area off the back of the house pad that is relatively flat with a maximum slope of 10:1.
In addition, the eastern end of Gunflint Trail contains three retaining walls just off the right-of-
way. To better match the existing grades and minimize the wall height on two of the retaining
walls, staff is recommending that the applicant increase the street grades moving west from the
cul-de-sac. This would lower the street in the area of the curve and existing wetland and
decrease the amount of fill that is required.
The existing site drainage is encompassed within three main drainage areas. Under existing
conditions, the eastern portion of the site drains to an existing wetland complex to the east and
south; the northwestern part of the site drains off-site to a western TH 41 ditch; and the
southwester part of the site drains off-site to the south. Under developed conditions, the
applicant is proposing to capture the street drainage, front yard drainage and rear yard drainage
from most of the lots. The stormwater that is captured will be conveyed via storm sewer to
proposed ponds in the southeasterly and southwesterly comers of the site for treatment. The
proposed ponds must be designed to National Urban Runoff Program (NURP) standards with
maximum 3:1 slopes and a 10:1 bench at the NWL.ation of the
r t e
-to-provtdes�l infennaUen-showingxhat rhi� ��to a pi�bli� drainer an i
-Hfikty-easea►ent.
Two storm water ponds are proposed in conjunction with this development. In addition, a
temporary pond that was constructed with the Highover subdivision is proposed to remain. The
applicant has indicated that he has met with the property owners of Lot 23, Block 3, Highover
who are aware that the temporary pond will not be relocated. The applicant has submitted a
letter from the owners of Lot 23, Block 3 that indicate they understand that the pond will not be
moved. The pond built in conjunction with the Highover subdivision must be maintained to
ensure it meets the size and volume standards to which it was originally designed. Any inlet and
December 7, 2004 �J�y
outlet structures on that pond req 'ng maintenance placement must be correct2ed� In
addition, areas experiencing erosion due to storm water discharge must be stabilized.
While the applicant is proposing to treat most of the site drainage th�,� site ponding, there is a
small area in the central portion of the site which will not be treatePiosed catch basins at
the intersection of Street B and Gunflint Trail will capture this drai ge and connect with the
existing storm sewer in Gunflint Trail. This storm sewer drains to an existing pond in the
I.ongacres subdivision south of the site.
^�'iA 1l �7 �iinu.?:�\=i�innG=:: •••^ •���ST.n
Drainage calculations for the site have been submitted and some changes remain. The applicant
is required to meet the existing site runoff rates for the 10 -year and 100 -year, 24-hour storm
events. Storm sewer sizing calculations must be submitted at the time of final plat application.
The storm sewer must be sized for a 10 -year, 24-hour storm event. Drainage and utility
easements must be dedicated on the final plat over the public storm drainage system including
ponds, drainage swales, and wetlands up to the 100 -year flood level.
Proposed erosion control must be developed in accordance with the City's Best Management
Practice Handbook (BMPH). Staff recommends that Type II silt fence, which is a heavy duty
fence, be used adjacent to the existing wetlands and around the ponds. In addition, tree
preservation fencing must be installed at the limits of tree removal. Erosion control blankets are
recommended for all areas with a steep slope of 3:1 and an elevation drop of eight feet or greater.
All disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion. The applicant should be aware that any off-site
grading will require an easement from the appropriate property owner. 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.
Silt fence must be installed between wetland impact areas and the remaining wetland.
All exposed soil areas should have temporary erosion protection or permanent cover year round,
according to the following table of slopes and time frames:
Type of Slone
Time (Maximum time an area can
Steeper than 3:1
7 days remain open when the area
10:1 to 3:1
14 days is not actively being worked.)
Flatter than 10:1
21 days
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.
Street cleaning of soil tracked onto public streets should include daily street scraping and street
sweeping as needed
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 8
Municipal sewer and water service is available to the site from Gunflint Trail in the south and
from Highover Drive to the north. The applicant is proposing to connect to the existing
watermain at both ends and loop it through the site. The City's Water System Master Plan calls
for a 12 -inch diameter watermain to connect the existing 12 -inch main in I ighover Drive to the
north with the existing 16 -inch main in Longacres Drive just south of the site. To comply with
the Master Plan, the applicant is proposing to install the 12 -inch watermain connection through
the site. Since the applicant is only required to install an 8 -inch main to serve the proposed lots, d�
the waterm n oversizing cost gvill be paid by the City from the water rtion of a City's utility
fund. n I 44. -M
0 Iry�',Uwf,Mytt i$"+t=rt-
Currently, ure is an existing temporary lift station at the south end of Highover Driv . is
temporary lift station, which serves five homes, has only one pump and is not owned or
maintained by the City. As part of the Highover subdivision approval and development contract,
the temporary lift station was to be removed when the property to the south (Yoberry Farms) was
developed. In fact, the City is holding a letter of credit to ensure this happens. When the
temporary lift station is removed, it was always the intention to have a permanent lift station
installed within the north part of the Yoberry Farms plat. The permanent lift station would be
built to City standards and would be turned over to the City for maintenance and ownership.
This is in accordance with the City's Sanitary Sewer Comprehensive Plan. Staff has previously
informed the applicant of this requirement ,
The underlying property has been previously assessed for sewer and water improvements and
^ those assessments have been paid. The sanitary sewer and water hookup charges along with the
a n Lake Ann Interceptor charge will be applicable for each of the new lots. The 2004 trunk hookup
V charge is $1,458.00 per unit for sanitary sewer and $2,814.00 per unit for watermain. The total
V 2004 Lake Ann Interceptor charge is $2,102 per unit and the SAC fee is $1,425.00 per unit. All
of these charges are based on the number of SAC units assigned by the Metropolitan Council.
Sanitary sewer and water -main hookup fees may be specially assessed against the parcel at the
time of building permit issuance.
All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Upon completion of the utility
improvements, the utilities will be turned over to the City for maintenance and ownership. The
applicant is also required to enter into a development contract with the City and supply the
necessary financial security in the form of a letter of credit or cash escrow to guarantee
installation of the improvements and the conditions of final plat approval. The applicant must be
aware that all public utility improvements will require a pre -con meeting before building permit
issuance.
STREETS
Overall, the proposed street layout appears to work well. The entire street system is shown
within a 60 -foot wide public right-of-way with 31 -foot wide streets in accordance with City
design criteria. Sidewalk is proposed on one side of all the through streets. The plans propose to
extend two public streets to service the site from Highover Drive to the north and Gunflint Trail
from the south. The proposed streets will provide a connection between Gunflint Trail and
Highover Drive. These types of street connections are always preferred for emergency access
and to provide residents an alternate route to get to/from their homes. Fhc-applieasl�onld-be ��llk�
atr a -the minimum curve radius allowed on public streets is 180 feet Thrr'e pro �
L" Y E
There is a small portion of the proposed right-of-way for Gunflint Trail that encroaches into an
existing electric utility easement along the eastern property line of the site. The applicant will
need to obtain an agreement from Xcel Energy that prohibits any future encroachment of the
power poles into the street pavement or move the street and right-of-way outside of the existing
easement area.
PARK DEDICATION
Parks
N innewashta Regional Park a 200 acre property owned and operated by Carver County is
located just across Highway 41 from the subject property. Pedestrian access from the Yoberry
site to the Regional Park would prove difficult and is not advised. The County has long range
plans of providing a pedestrian underpass to the park. However a future date for this
improvement has not been established.
There are no neighborhood parks within a'h mile service area of the site. This is largely due to
the manner in which neighborhood park services have been provided in this area of the City.
Two "association" properties providing park services exist in the Long acres neighborhoods to
the south of the Yoberry plat. These recreational properties will not be available to the future
residents of the new neighborhood.
The City is not seeking parkland dedication as a condition of the platting of this property.
Payment of park fees at the rate in force at the time of platting shall be required as a condition of
approval.
Trails
The site does not contain any segment of the cities comprehensive trail plan. A linear grass
Oudot that serves as a neighborhood trail corridor does exist to the north and east of the Yoberry
plat. This outlot was acquired at the time the Highover addition was platted. The applicant for
the Yoberry plat has acknowledged the presence of this outlot and is providing a sidewalk and
stairway connection to the outlot at an appropriate location. It should be noted that the terrain in
this vicinity of the plat requires the installation the stairway, a condition that will limit the types
of uses appropriate in this corridor.
MEMORANDUM
TO: Sharmeen Al-Jaff, Senior Planner
FROM: Mak Sweidan, Engineer
DATE: November 30, 2004
SUBJ: Preliminary Plat Review of Yoberry Farm
Land Use Review File No. 04-14
Upon review of the plans submitted by Landform dated November 15, 2004, I
offer the following comments and recommendations:
GRADING, DRAINAGE & EROSION CONTROL
The existing site is about 36 acres and has tree cover over approximately 16 acres
(45% of the parcel). The existing parcel has a wide variety of grade changes
within its limits. The site elevations range from a high of 1084± to a low of 992±.
These severe elevation differences make this site a challenging one to both
develop and minimize grading. The plans propose to grade about 80% of the site
for the 58 new house pads, a proposed street system, three cul-de-sacs and
stormwater ponds. The proposed grading will prepare the site for full basement,
look -out and walk -out type house pads. Retaining walls are proposed in
numerous locations throughout the site. The applicant must be aware that any
retaining wall over four feet in height must be designed by a registered civil
engineer and a permit from the city building department must be obtained. In
addition, encroachment agreements will be required for any retaining wall within
a public easement.
Staff is concerned with the large number of lots that have steep rearyard slopes off
the housepad and very little useable rearyard. Staff is, therefore, recommending
that all lots have a minimum of 20 feet off the back of the housepad that is
relatively flat with a maximum slope of 10:1. In addition, the eastern end of
Gunflint Trail contains three retaining walls just off the right-of-way. To better
match the existing grades and minimize the wall height on two of the retaining
walls, staff is recommending that the applicant increase the street grades moving
west from the cul-de-sac. This would lower the street in the area of the curve and
existing wetland and decrease the amount of fill that is required.
The existing site drainage is encompassed within three main drainage areas.
Under existing conditions, the eastern portion of the site drains to an existing
wetland complex to the east and south; the northwestern part of the site drains off-
e) The proposed subdivision will not cause environmental damage;
f) The proposed subdivision will not conflict with easements of record; and
g) The proposed subdivision is not premature. A subdivision is premature if
any of the following exists:
1. Lack of adequate storm water drainage.
2. Lack of adequate roads.
3. Lack of adequate sanitary sewer systems.
4. Lack of adequate off-site public improvements or support systems.
5. The planning report Planning Case 0443, dated December 7, 2004, prepared by
Sharmeen Al-Jaff, et al, is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the
Preliminary Plat with variances.
ADOPTED by the Chanhassen Planning Commission this 7's day of December, 2004.
CHANHASSEN PLANNING COMMISSION
M
Uli Sacchet, Chairman
giplan\2004 planning cues\04-43 - yobeny far Tindings of fact.doc
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 10
Upon completion of the Yoberry neighborhood it will be necessary to complete the sidewalk
connection along to Long acres Drive. This will require the installation of sidewalk in front of
four homes on the west side of Gunflint trail.
TREE PRESERVATION/LANDSCAPING
Tree canopy calculations have been submitted for the Yoberry development. They are as
follows:
Total upland area (excluding wetlands) 35.9 ac.
Baseline canopy coverage 45% or 16.17 ac.
Minimum canopy coverage allowed 35% or 12.57 ac.
Proposed tree preservation 14% or 5.03 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 328,399 SF or 7.54 ac.
Multiplier 1.2
Total replacement 394,079 SF
Total number of trees to be planted 362 trees
Additional tree removal must be added to the submitted calculations to allow for tree removal on
the custom graded lots. According to ordinance, 105 feet from the property line is considered a
removal area for the construction of a home, driveway and any decks, porches or other such
features. There are 6 custom -graded lots in the development. The approximate removal area for
these lots is 49,200 square feet. Revised calculations are as follows:
Total upland area (excluding wetlands) 35.9 ac.
Baseline canopy coverage 45% or 16.17 ac.
Minimum canopy coverage allowed 35% or 1257 ac.
Proposed tree preservation 11% or 3.90 ae.
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 377,599 SF or 7.54 ac.
Multiplier 1.2
Total replacement 453,119 SF
Total number of trees to be planted 416 trees
The applicant has shown a total of 416 trees in the landscape plan.
Bufferyard requirements are as shown in the table:
Yoberry Farms Rezoning and Subdivision
Planning Case No. 0443
December 7, 2004
Page 11
Landscaping Item
Required
Proposed
Bufferyard B* - West
13 overstory trees
Existing tree/shrub line
property line (1290')
26 understory trees
and existing difference in
90
26 shrubs
grade elevations
Applicant meets minimum requirements for bgard plantings.
K{,N9 ca,d,fiew
servation dated i iii5f84, Lot 3, Block 1 of Yoberry 2nd Addition
According to theftree pre
is to be custom graded. However, on grading plans of the same date, the lot is being graded in
conjunction with the street. This lot may represent additional tree removal for the development.
o ds that the dev oper clarify how 2 moval f r lot 3 has been c c t d. - `
�, Y+uurnQ cct yl�a�hcda' due (-Zo 5ivice laF sates
tnavccl, �}s-Yi+e ctpCC,N 2pw `+.t+o w,. �cwl Lacs rq,Uu4snrxaa.
While the site has many lowland forest species such as boxelder, ash, willow and cottonwood t 06' 6f cl --AAL
there are a number of very large, upland hardwood specimens as well. Oaks, maples, some black
cherry and a tamarack that range in diameter from 20 inches up to 55 inches dot the landscape on
the western side of the property. Many of these are in direct conflict with street and home
construction, but a handful of them will be left within custom -graded lots. Staff recommends
that great care be taken during home construction to preserve as many of the significant trees as
poSTwlres awu ink pn� -b a wd �Id e ., �.(� s
Eo V ^A^
MCA A&IIANCrERMORIANIN CE RSFW : I X31�17s,D �7h�
Area (sq.
ft.)
Frontage
(feet)
Depth
(feet)
Setbacks: front,
side, rear, wetland
buffer edge
Wetland
Buffer
(feet)
Bluff
(feet)
Code
15,000
90
125
30, 10, 30, 40
16.5 or 20
30
Yoberry Farm
Lot 1, Block 1
18,929
110
157
30, 10, 30, na
na
na
Lot 2, Block 1
20,143
81 @
169
30, 10, 30, na
na
na
Lot 3, Block 1
19,630
1 63 @
161
30, 10, 30, na
na
na
Lot 4, Block 1
34.540
50 @
165
30, 10, 30, na
na
30
Lot 5, Block 1
25,509
71 @
182
30, 10, 30, na
na
na
Lot 6, Block 1
19,201
101
190
30, 10, 30, na
na
na
Lot 7, Block 1
15,898
95
147
30, 10, na na
na
na
Lot 8, Block 1
18,527
89 @
179
30, 10, 30, na
na
na
Lot 9, Block 1
18,036
88 @
196
30, 10, 30, na
na
na
Lot 10, Block 1
15,203
1 174
174
30, 10, 30, na
na
na
Lot 11, Block 1
15,263
135
146
30, 10, 30, na
na
na
Lot 12, Block 1
15,029
121
154
30, 10, 30, na
na
na
Lot 13, Block 1
16,287
102
184
30, 10, 30, na
na
na
Lot 14, Block 1
18,174
98
196
30, 10, 30, na
na
na
Lot 15, Block 1
16,096
92
177
30, 10, 30, na
na
na
Lot 16, Block 1
15,122
88 @
160
30, 10, 30, na
na
na
Lot 17, Block 1
15,072
196
1 151
30, 10, 30, na
na
na
Lot 18, Block 1
22,695
175 @
1 184
30, 10, 30, na
na
130
7 -
. Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 12
Area (sq.
ft.)
Frontage
(feet)
Depth
(feet)
Setbacks: front,
side, rear, wetland
buffer edge
Wetland
Buffer
(feet)
Bluff
(feet)
Code
15,000
90
125
30, 10, 30, 40
16.5 or 20
30
Lot 19, Block 1
22,943
75 @
201
30,10, 30, na
na
30
q"720, Block 1
22,465
81 *
211
30,10, 30, na
na
30
Lot 1, Block 2
15,719
112
153
30, 10, 30, na
na
na
Lot 2, Block 2
15,716
1 108
147
130, 10, na, na
na
na
Lot 3, Block 2
15,023
94
172
30, 10, 30, na
na
I na
Lot 4, Block 2
15,026
118
138
30, 10, na, na
na
na
Lot 1, Block 3
20,533
243
159
30, 10, na, na
na
na
Lot 2, Block 3
16,236
86 @
155
30, 10, 30, na
na
na
Lot 3, Block 3
16,983
93
162
30, 10, 30, 40
20
na
Lot 4, Block 3
15,040
93
160
30, 10, 30, 40
20
na
Lot 5, Block 3
15,961
91
161
130,10,30,40
20
na
Lot 6, Block 3
16,158
100
160
30, 10, 30, na
na
na
Lot 7, Block 3
16,415
113
153
30, 10, 30, 40
16.5
na
Lot 8, Block 3
30,095
167
203
30, 10, 30, 40
16.5
na
Lot 1, Block 4
31,410
82 @
279
30, 10, 30, 40
16.5
na
Lot 2, Block 4
16,228
78 @
161
30, 10, 30, 40
16.5
na
Lot 3, Block 4
15,010
100
153
30,10, 30, 40
16.5
na
Lot 4, Block 4
15,046
230
129
30, 10, na, 40
16.5
na
Lot 1, Block 5
20,195
112
163
30, 10, na, 40
16.5
na
Lot 2, Block 5
15,244
91
156
30, 10, 30, 40
16.5
na
Lot 3, Block 5
16,414
91
169
30, 10, 30, 40
16.5
na
Lot 4, Block 5
19,310
85 @
185
30, 10, 30, 40
16.5
na
Lot 5, Block 5
17,989
89 @
149
30, 10, 30, 40
16.5
na
Lot 6, Block 5
16,424
168
125
30, 10, 30, 40
16.5
na
Lot 7, Block 5
15,186
149
136
30,10, 30, 40
16.5
na
Outlot A
5,246
Outlot B
79,625
Outlot C
89,253
Outlot D
17,057
Yoberry Farm
2°d
Lot 1, Block 1
24,417
106
223
30, 10, 30, na
na
na
Lot 2, Block 1
15,039
101
156
30, 10, 30, na
na
na
Lot 3, Block 1
19,501
107
192
30, 10, 30, na
na
na
Lot 1, Block 2
15,040
129
155
30, 10, 30, na
na
na
Lot 2, Block 2
15,312
95
162
30, 10, 30, na
na
na
Lot 3, Block 2
16,035
103
156
30, 10, 30, 40
16.5
na
Outlot A
15,908
Yoberry Farm
3`d
Lot 1, Block 1
131,905
1138
1233
130,10, 30, na
na
na
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 13
@ Meets 90 foot width at the building setback line.
na - Not Applicable
SUBDIVISION - FINDINGS
The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets all the requirements of the RSF, Residential
Single Family District with the exception of Lot with deficient width which can
easily be corrected.
2. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Finding: The proposed subdivision is consistent with the subdivision ordinance.
3. 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;
Finding: The proposed site is suitable for development subject to the conditions
specified in this report
4. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
Finding: The proposed subdivision is served by adequate urban infrastructure.
5. The proposed subdivision will not cause environmental damage;
Area (sq.
ft.)
Frontage
(feet)
Depth
(feet)
Setbacks: front,
side, rear, wetland
buffer edge
Wetland
Buffer
(feet)
Bluff
(feet)
Code
15,000
90
125
30, 10, 30, 40
16.5 or 20
30
Lot 2, Block 1
17,987
105
203
30, 10, 30, na
na
na
Lot 3, Block 1
24,824
57 @
156
30, 10, 30, na
na
na
Lot 4, Block 1
19,050
150
30, 10, 30, na
na
na
Lot 5, Block 1
30,855
55 @
176
1 30, 10, 30, na
na
na
Lot 6, Block 1
19,734
80 @
190
30, 10, 30, na
na
na
Lot 7, Block 1
16,704
116
187
30, 10, 30, na
na
na
Lot 8, Block 1
16,869
90
187
30, 10, 30, na
na
na
Outlot A
16,964
ROW
250,259
Total
1,552,955
Average
18,597
@ Meets 90 foot width at the building setback line.
na - Not Applicable
SUBDIVISION - FINDINGS
The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets all the requirements of the RSF, Residential
Single Family District with the exception of Lot with deficient width which can
easily be corrected.
2. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Finding: The proposed subdivision is consistent with the subdivision ordinance.
3. 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;
Finding: The proposed site is suitable for development subject to the conditions
specified in this report
4. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
Finding: The proposed subdivision is served by adequate urban infrastructure.
5. The proposed subdivision will not cause environmental damage;
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 14
Finding: The proposed subdivision will not cause environmental damage subject
to conditions of approval. The proposed subdivision contains adequate open areas
to accommodate house pads.
6. The proposed subdivision will not conflict with easements of record.
Finding: The proposed subdivision will not conflict with existing easements, but
rather will expand and provide all necessary easements.
7. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
a. Lack of adequate storm water drainage.
b. Lack of adequate roads.
C. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
Finding: The proposed subdivision will have access to public utilities and streets.
RECOMMENDATION
Staff recommends the Planning Commission adopt the following motions:
"The Planning Comnrission recommends approval of Case #04-43 to rezone 35.65 acres of property
zoned RR, Rural Residential, to RSF, Residential Single Family, for Yoberry Farm as shown on the
Tans dated received Novembyq 16, 2004."
PREL DAJNARY PLAT
"The Planning Commission recommends approval of the preliminary plat for Subdivision Case #04-
43 for Yoberry Farm for 58 lots and 8 outlots as shown on the plans received November 16, 2004,
subject to the following conditions:.
Show t -K— 1 will weed to ttiuv{- a a�� wl ivc c rcb. �av �acl� (e*-
Z(l. A minimum of two overstory trees shall be required in the front yard of each lot.
2. The developer shall be responsible for installing all landscape materials proposed in rear
and side yard areas.
3. Tree preservation fence shall be installed at the edge of the grading limits prior to any
construction.
1 /o4
4. Tree preservation on site shall be according to tree preservation plans dated Hi15/64'
Any trees removed in excess of proposed tree preservation plans will be replaced at a
ratio of 2:1 diameter inches.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 0443
December 7, 2004
Page 15
5. Tree remoyal cal ulati ns mu t be shown or lot 3, block Yoe 2nd Ad 'tion. R.e.u�
CX(C' ti r� 1�. t•.:�e due wtew+ uk�t be ` b�,•u c
6. Payment of park fees at the rate in force at the time of platting shall be required as a
condition of approval. The applicant will be required to meet the existing site runoff rates
for the 10 -year and 100 -year, 24-hour storm events. The proposed ponds must be
designed to National Urban Runoff Program (NURP) standards.
7. The stone sewer must be designed for a 10 -year, 24-hour storm event. Submit storm
sewer sizing calculations and drainage map prior to final plat for staff review and
approval.
8. Drainage and utility easements must be dedicated on the final plat over the public storm
drainage system including ponds, drainage swales, and wetlands up to the 100 -year flood
level.
9. Staff recommends that Type II silt fence, which is a heavy duty fence, be used adjacent to
the existing wetlands and around the ponds. In addition, tree preservation fencing must
be installed at the limits of tree removal. Erosion control blankets are recommended for
all areas with a steep slope of 3:1 and an elevation drop of eight feet or greater.
10. All plans must be signed by a registered Civil Engineer in the State of Minnesota.
12. On the utility plan:
�3J
a. All watermain pipes must be PVC -C900.
b. Maintain 10 -foot horizontal separation between all sanitary/water/storm sewer mains.
c. Revise the storm sewer pipe size to maintain a minimum 15".
d. Sanitary manhole #4 must be with outside drop structure.
e. Show existing sanitary, storm, and watermain pipe type and size.
L Show all existing utilities in Longacres Drive.
g. Minimum sanitary sewer pipe slope is 0.4% - Revise accordingly.
h. Reroute the proposed watermain in the southwest corner of the parcel to be between
Lots 5 and 6 and 10 feet off the proposed sanitary sewer within the 30 -foot utility
easement.
i. Add the following notes: Any connection to an existing structure must be core
drilled.
13. On the grading plan: V,le+(a,,,is I+ 5 .
a. Show the 100 -year HQVL of .
b. Show the benchmark used for the site survey.
c. Show the location and elevation of all emergency overflows. The elevation must be
1.5 feet lower than adjacent house elevations.
d. Delete the proposed grading on the custom house pad of Lot 3, Block 1, Yoberry 2'
Addition.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 16
e. Revise the retaining wall top and bottom elevations on the southwest corner of the
parcel.
f. Remove existing temporary cul-de-sac pavement and re -sod it at the north on
Highover Drive.
g. Maintain a maximum driveway slope of 10% on Lot 21, Block 1, Yoberry 1s`
Addition.
h. Remove the existing outlet control structure after installing the proposed outlet
control structure on the existing north storm pond.
L Show the location of the existing power lines along the eastern property line of the
site.
14. Any retaining wall over four feet in height must be designed by a registered civil
engineer and a permit from the City's Building Department must be obtained. In
addition, encroachment agreements will be required for any retaining wall within a public
easement. Approved safety fence will be required on top of all retaining walls which are
adjacent to sidewalk or trails.
15. The sanitary sewer and water hookup charges along with the Lake Ann Interceptor
charge will be applicable for each of the new lots. The 2004 trunk hookup charge is
$1,458.00 per unit for sanitary sewer and $2,814.00 per unit for watermain. The total
2004 Lake Ann Interceptor charge is $2,102 per unit and the SAC fee is $1,425.00 per
unit. All of these charges are based on the number of SAC units assigned by the
Metropolitan Council. Sanitary sewer and watermain hookup fees may be specially
assessed against the parcel at the time of building permit issuance.
16. All disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion.
17. The applicant should be aware that any off-site grading will require an easement from the
appropriate property owner.
18. 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.
19. All private driveway accesses for the demolished home sites off TH 41 must be removed.
20. All of the utility improvements are required to be constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates. The applicant is also
required to enter into a Development Contract with the City and supply the necessary
financial security in the form of a letter of credit or cash escrow to guarantee installation
of the improvements and the conditions of final plat approval.
21. All lots must have a minimum useable area off the back of the house pad with a
maximum slope of 10:1.
Yoberry Farms Rezoning and Subdivision
Planning Case No, 0443
December 7, 2004
Page 17
I
22. To better match the existing grades and minimize the wall height on two of the retaining
walls, staff is recommending that the applicant lower the street grades moving west from
the eastern cul-de-sac on Gunflint Trail.
23. 1 s mu,re�vrsed to foll the Sam S er
ft "on on th,Wsite.
a
24. TIL minimi curveYadius allowed omnublic streets is
need to provide
to
26. Existing drainage and utility easements within the site must be vacated prior to recording
of the final plat.
27. The pond built in conjunction with the Ilighover subdivision must be maintained to
ensure it meets the size and volume standards to which it was originally designed. Any
inlet and outlet structures on that pond requiring maintenance or replacement must be
corrected. In addition, areas experiencing erosion due to storm water discharge must be
stabilized.
tion s ing that th ite pond
dr age the Y bea
required is drainage area.
29. The applicant will need to obtain an agreement from Xcel Energy that prohibits any
future encroachment of the power poles into the street pavement or move the street and
right-of-way outside of the existing easement area.
31. A wetland buffer 16.5 feet in width must be maintained around Wetlands 2, 3, 4 and 5. A
wetland buffer 20 feet in width must be maintained around Wetland 1. Wetland buffer
areas should be preserved, surveyed and staked in accordance with the City's wetland
ordinance. The applicant should install wetland buffer edge signs, under the direction of
City staff, before construction begins and must pay the City $20 per sign.
32. All structures must maintain 40 -foot setbacks from wetland buffer edges. 'Phe baiidable—
.o*tea nd baffer setb..n
33. All bluff areas must be preserved. In addition, all structures must maintain a 30 -foot
setback from the bluff and no grading may occur within the bluff impact zone (i.e., the
bluff and land located within 20 feet from the top of a bluff).
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 18
Fall M! WNi M:'
34. Silt fence must be installed between wetland impact areas and the remaining wetland.
35. All exposed soil areas should have temporary erosion protection or permanent cover year
round, according to the following table of slopes and time frames:
Type of Slope Time (Maximum time an area can
Steeper than 3:1 7 days remain open when the area
10:1 to 3:1 14 days is not actively being worked.)
Flatter than 10:1 21 da
6.Ow} . �— C&A 4; OK -V 355
tse 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.
37. Street cleaning of soil tracked onto public streets should include daily street scraping and
street sweeping as needed.
38. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $81_, 9 71 1 Cl I
39. 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 H Construction Permit), Minnesota Department of Natural Resources (for AAA- M D fi
dewatering) and comply with their conditions of approval. -b M"DOT
40. Submit streets names to the Building Department for review prior to final plat approval.
41. Building Department conditions:
a. A final grading plan and soils report must be submitted to the Inspections Division
before building permits will be issued.
b. Demolition permits must be obtained prior to demolishing any structures on the site.
c. Existing wells and on-site sewage treatment systems but be abandoned in accordance
with State Law and City Code.
d. Separate sewer and water services must be provided each lot.
e. Retaining walls more than four feet high must be designed by a professional engineer
and a building permit must be obtained prior to construction.
L The developer must coordinate the address changes of the three existing homes with
the construction of the development and provide access for emergency vehicles at all
times.
42. Fire Marshal conditions:
a. A 10 -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
Yoberry Farms Rezoning and Subdivision
Planning Case No. 0443
December 7, 2004
Page 19
to ensure that fire hydrants can be quickly located and safely operated by firefighters.
Pursuant to Chanhassen City Ordinance 9-1.
b. No burning permits will be issued for trees to be removed. Trees and shrubs must
either be removed from site or chipped.
c. 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. Temporary street signs shall be installed on each street intersection when
construction of new roadways allows passage by vehicles. Pursuant to 2002
Minnesota Fire Code Section 501.4.
d. Submit proposed street names to Chanhassen Building Official and Chanhassen Fire
Marshal for review and approval.
e. An additional hydrant will be required at the southernmost tip of Lot 4. Relocate the
fire hydrant from between Lots 18 and 19 to between Lots 16 and 17 and add an
additional fire hydrant between Lots 1 and 8.
43. The frontage on Lot 20, Block 1, Yoberry Farm and Lot 4, Block 1, Yoberry Farm 3`d
Addition shall be adjusted to maintain a minimum of 90 feet.
ATTACHMENTS
1. Findings of Fact.
2. Development Application.
3. Letter from Candace Wisely dated November 30, 2004.
4. Affidavit of Mailing and Public Hearing Notice.
5. Preliminary plat dated received November 16, 2004.
9:tplant2004 planning c m\0443 - yobeny far \staff report pc.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, NHNNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE: Application of Yoberry Farm — Planning Case 0443
On December 7, 2004, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of a Preliminary Plat to Subdivide 35.65 Acres into 58
single-family lots and 8 outlots, and Rezoning of 35.65 acres of property zoned RR, Rural
Residential, to RSF, Residential Single Family — Yoberry Farm.
The Planning Commission conducted a public hearing on the proposed development which was
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
The property is currently zoned Rural Residential District, RR.
2. The property is guided in the Land Use Plan for Residential — Low Density (1.2 —
4.0 units per net acre).
3. The legal description of the property is attached as exhibit A.
4. The Subdivision Ordinance directs the Planning Commission to consider seven
possible adverse effects of the proposed subdivision. The seven (7) effects and
our findings regarding them are:
a) The proposed subdivision is consistent with the zoning ordinance;
b) The proposed subdivision is consistent with all applicable city, county and
regional plans including but not limited to the ciWs 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 environmental damage;
f) The proposed subdivision will not conflict with easements of record; and
g) The proposed subdivision is not premature. A subdivision is premature if
any of the following exists:
1. Lack of adequate storm water drainage.
2. Lack of adequate roads.
3. Lack of adequate sanitary sewer systems.
4. Lack of adequate off-site public improvements or support systems.
5. The planning report Planning Case 04-43, dated December 7, 2004, prepared by
Sharmeen A]-Jaff, et al, is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the
Preliminary Plat with variances.
ADOPTED by the Chanhassen Planning Commission this 70' day of December, 2004.
CHANHASSEN PLANNING COMMISSION
MI
Uli Sacchet, Chairman
g\p1an\2004 planing cases\04-43 - yobeffy faz Viindings of factdm
di�-4-3
CITY OF CHANHASSEN
7
T1 OF
RD
pQ CHANHASSEN,MN 55317
{�
ttlAtillEyJt1 (952) 227-1100''$ 1'«+J.,
DEVELOPMENT REVIEW APPLICATION NOV 0 'j ZW4
APPLICANT: David Hurrel OWNER:Same CITY OF CIMWKAMEdl
ADDRESS: 7460 Bentbow Trail ADDRESS:
Chanhassen, MN 55331
TELEPHONE (Daytime) 612-202-0692 TELEPHONE:
Comprehensive Plan Amendment
Temporary Sales Permit
Vacation of ROW/Easements
Conditional Use Permit
Interim Use Permit
Variance
Non -conforming Use Permit
Wetland Alteration Permit
Planned Unit Development*
Zoning Appeal
X Rezoning
Zoning Ordinance Amendment
X Notification Sign
Sign Permits
Sign Plan Review
Site Plan Review*
X Escrow for Fling Fees/Attomey Cost** ($50
CUP/SPR/VACNAR/WAP/Metes and
Bounds, $400 Minor SUB)
X Subdivision*
OTAL FEE $
A list of all property owners within 500 feet of the boundaries of the property must be included with the
application.
Building material samples must be submitted with site plan reviews.
'Twenty-six full size folded copies of the plans must be submitted, including an 8Y2" X 11" reduced copy of
transparency for each plan sheet.
'* Escrow will be required for other applications through the development contract
NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
PROJECT NAME YOBERRY FARM
LOCATION 6451, 7105, 7185 & 7235 Hazeltine Blvd. Excelsior, MN 55331
LEGAL DESCRIPTION See Attached Exhibit A, B & C
TOTAL ACREAGE
WETLANDS PRESENT X YES NO
PRESENT ZONING RR — Rural Residential District
REQUESTED ZONING RSF — Single Family Residential District
PRESENT LAND USE DESIGNATION RES —Low Density (Net Density Range 1.2- 4 /Ac.)
REQUESTED LAND USE DESIGNATION RES —Low Density (Net Density Range 1.2- 4 /Ac.)
REASON FOR THIS REQUEST Allow small lot single family subdivision
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 ten business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within ten 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.
The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing
requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day
extension for development review. Development review shall be completed within 120 days unless additional review
extensions are approved by the applicant.
n. _i I" I I I s-1 �j
Sig t !
Ap fcan�Date
66JJ\\ s
Sianature of Fee Owner Date
Application Received on Fee Paid Receipt No.
The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the
meeting. If not contacted, a copy of the report will be mailed to the applicant's address.
Exhibit C
Hurrell Parcel Legal Description
LOT 1, BLOCK 1, WIRTZ ADDITION, CARVER COUNTY, MINNESOTA.
D
OUTLOT B, HIGHOVER, CARVER COUNTY, MINNESOTA.
�)L►-L3
CITY OF CHANHASSEN CITY OF RECCEIVEDEIVEDSGEN
�ry�y p 7700 MARKET BOULEVARD
t11I OLpp GHANHASSEN, MN 55317 ?'i 0 5 2004
(952) 227-1100
DEVELOPMENT REVIEW APPLICATION %HANHASSEN PLANNING DEPT
APPLICANT: Karen Weathers OWNER:Same
ADDRESS: 7235 Hazeltine Blvd. ADDRESS:
Excelsior, MN 55331
TELEPHONE (Daytime) 612-202-0692 TELEPHONE:
Comprehensive Plan Amendment
Temporary Sales Permit
Conditional Use Permit
Vacation of ROW/Easements
Interim Use Permit
Variance
Non -conforming Use Permit
Wetland Alteration Permit
Planned Unit Development*
Zoning Appeal
X Rezoning
Zoning Ordinance Amendment
Sign Permits
Sign Plan Review
X Notification Sign
Site Plan Review*
Escrow for Filing Fees/Attomey Cost** ($50
X CUP/SPR/VACNAR/WAP/Metes and
Bounds, $400 Minor SUB)
X Subdivision*
OTAL FEE $
A list of all property owners within 500 feet of the boundaries of the property must be included with the
application.
Building material samples must be submitted with site plan reviews.
'Twenty-six full size folded copies of the plans must be submitted, including an 8Y2" X 11" reduced copy of
transparency for each plan sheet.
'* Escrow will be required for other applications through the development contract
NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
PROJECT NAME YOBERRY FARM
LOCATION 6451, 7105 7185 & 7235 Hazeltine Blvd. Excelsior MN 55331
LEGAL DESCRIPTION See Attached Exhibit A, B & C
TOTAL ACREAGE
WETLANDS PRESENT X YES NO
PRESENT ZONING RR- Rural Residential District
REQUESTED ZONING RSF - Single Family Residential District
PRESENT LAND USE DESIGNATION RES -Low Density (Net Density Rance 1.2- 4 /Ac.)
REQUESTED LAND USE DESIGNATION RES -Low Density (Net Density Range 1.2- 4 /Ac.)
REASON FOR THIS REQUEST Allow small lot single family subdivision
This application must be completed in full and be typewritten or clearly printed and must be accompanied by alf 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 ten business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within ten 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.
The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing
requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day
extension for development review. Development review shall be completed within 120 days unless additional review
exten ions are approved by the applicant.
attire of Appljcant �, JG �� y� t ���
Signature of Fee Owner IDate
Application Received on _ Fee Paid Receipt No.
The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the
meeting. If not contacted, a copy of the report will be mailed to the applicant's address.
Exhibit B
Weathers Legal Description
PARCEL A
ALL THAT PART OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF
SECTION 9, TOWNSHIP 116, RANGE 23, CARVER COUNTY, MINNESOTA DESCRIBED
AS FOLLOWS: BEGINNING AT A POINT ON THE NORTH LINE OF SAID SOUTHWEST
QUARTER OF THE NORTHEAST QUARTER DISTANT 239.4 FEET WEST OF THE
NORTHEAST CORNER THEREOF; THENCE SOUTH, AT A RIGHT ANGLE TO THE NORTH
LINE 200 FEET; THENCE EAST, PARALLEL WITH SAID NORTH LINE, 200 FEET;
THENCE NORTH, AT RIGHT ANGLES TO SAID NORTH LINE; THENCE WEST TO THE
POINT OF BEGINNING.
EXCEPT THAT PART THEREOF LYING NORTH OF A LINE DRAWN FROM A POINT 14
FEET SOUTH, MEASURED AT A RIGHT ANGLE, FROM A POINT IN THE NORTH LINE
OF SAID SOUTHWEST QUARTER OF THE NORTHEAST QUARTER, DISTANT 142.78 FEET
WEST OF THE NORTHEAST CORNER THEREOF, TO A POINT ON THE EASTERLY LINE
OF MINNESOTA TRUNK HIGHWAY NO. 41, DISTANT 16.3 FEET SOUTHWESTERLY,
MEASURED ALONG SAID EASTERLY LINE FROM IT'S POINT OF INTERSECTION WITH
THE NORTH LINE OF SAID SOUTHWEST QUARTER OF THE NORTHEAST QUARTER.
INCLUDING AN EASEMENT FOR DRIVEWAY PURPOSES OVER A STRIP OF LAND 30
FEET WIDE LYING SOUTH OF AND ADJACENT TO SAID LAST DESCRIBED LINE, AND
BETWEEN SAID FIRST HEREIN ABOVE DESCRIBED PROPERTY AND THE EASTERLY
RIGHT-OF-WAY LINE OF STATE TRUNK HIGHWAY NO. 41; AND ALSO OVER A TRACT
OF LAND DESCRIBED AS FOLLOWS: BEGINNING AT THE POINT OF INTERSECTION OF
THE SOUTH LINE OF SAID 30 FOOT STRIP OF LAND WITH THE WEST LINE OF THE
PROPERTY FIRST HEREIN ABOVE DESCRIBED; THENCE SOUTH ALONG SAID WEST
LINE TO A POINT 107 FEET SOUTH, MEASURED AT RIGHT ANGLES FROM THE NORTH
LINE OF SAID SOUTHWEST QUARTER OF THE NORTHEAST QUARTER; THENCE WEST AT
RIGHT ANGLES 13.38 FEET; THENCE DEFLECTING RIGHT 45 DEGREES TO THE
SOUTH LINE OF SAID 30 FOOT STRIP OF LAND; THENCE EAST, ALONG SAID SOUTH
LINE, TO THE POINT OF BEGINNING.
PARCEL B
THAT PART OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF SECTION 9,
TOWNSHIP 116, RANGE 23, CARVER COUNTY, MINNESOTA, DESCRIBED AS
BEGINNING AT A POINT IN THE NORTH LINE OF SAID SOUTH HALF OF THE
NORTHEAST QUARTER DISTANCE 239.4 FEET WEST FROM THE NORTHEAST CORNER OF
THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 9, THENCE
SOUTH AT RIGHT ANGLES TO SAID NORTH LINE A DISTANCE OF 461.29 FEET,
THENCE EAST AT RIGHT ANGLES A DISTANCE OF 464.44 FEET, THENCE NORTH AT
RIGHT ANGLES A DISTANCE OF 461.29 FEET AT THE NORTH LINE OF SAID SOUTH
HALF OF THE NORTHEAST QUARTER, THENCE WEST ALONG SAID NORTH LINE A
DISTANCE OF 464.44 FEET TO THE POINT OF BEGINNING EXCEPT THE NORTH 200
FEET OF THE WEST 200 FEET OF THE ABOVE DESCRIBED PROPERTY.
AND ALSO THAT CERTAIN PIECE OF PROPERTY 13.38 FEET IN WIDTH FROM EAST
TO WEST, AND 152 FEET IN LENGTH FROM NORTH TO SOUTH, LYING IMMEDIATELY
TO THE EAST AND ADJACENT TO THE EASTERLY BOUNDARY OF THE PROPERTY
DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE NORTH LINE OF THE SOUTHWEST QUARTER OF THE
NORTHEAST QUARTER OF SECTION 9, TOWNSHIP 116, RANGE 23, DISTANCE 252.78
FEET WEST OF THE NORTHEAST CORNER THEREOF; THENCE SOUTH AT RIGHT ANGLES
TO SAID NORTH LINE A DISTANCE OF 152 FEET; THENCE WEST AND PARALLEL TO
SAID NORTH LINE TO THE EASTERLY LINE OF STATE TRUNK HIGHWAY #41, THENCE
NORTHEASTERLY ALONG SAID EASTERLY LINE TO SAID NORTH LINE OF THE
SOUTHWEST QUARTER OF THE NORTHEAST QUARTER; THENCE EAST ALONG SAID
NORTH LINE TO THE POINT OF BEGINNING.
09 - �3
CITY OF CHANHASSEN
CITY OF CHANHASSEN RECEIVED
q p 7700 MARKET BOULEVARD
L11I O[ CHANHASSEN, MN 55317 NOV 0 42004
MMEN (952) 227.1100
Gly DEVELOPMENT REVIEW APPLICATION CHANHASSEN PLANNING DEPT
APPLICANT: Yoberry Farms, LLC OWNER:Same
ADDRESS: 7105 Hazeltine Blvd. ADDRESS:
Excelsior, MN 55331
TELEPHONE (Daytime) 612-202-0692 TELEPHONE:
Comprehensive Plan Amendment
Temporary Sales Permit
Conditional Use Permit
Vacation of ROW/Easements
Variance
Interim Use Permit
Non -conforming Use Permit
Wetland Alteration Permit
Planned Unit Development*
Zoning Appeal
X Rezoning
Zoning Ordinance Amendment
Sign Permits
Sign Plan Review
X Notification Sign
Site Plan Review*
X _ _ Subdivision*
X Escrow for Filing Fees/Attorney Cost** ($50
CUP/SPR/VACNAR/WAP/Metes and
Bounds, $400 Minor SUB)
TOTAL FEE $ 2'640
A list of all property owners within 500 feet of the boundaries of the property must be included with the
application.
Building material samples must be submitted with site plan reviews,
'Twenty-six full size folded copies of the plans must be submitted, including an W/i' X 11" reduced copy of
transparency for each plan sheet.
'* Escrow will be required for other applications through the development contract
NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
ec"NED
PROJECT NAME
LOCATION 6451, 7105, 7185 & 7235 Hazeltine Blvd. Excelsior, MN 55331
LEGAL DESCRIPTION See Attached Exhibit A, B & C
TOTAL ACREAGE 35.9 AC.
WETLANDS PRESENT X YES NO
PRESENT ZONING RR—Rural Residential District
REQUESTED ZONING RSF — Single Family Residential District
PRESENT LAND USE DESIGNATION RES —Low Density (Net Density Range 1.2- 4 /Ac.)
REQUESTED LAND USE DESIGNATION RES —Low Density (Net Density Range 1.2- 4 /Ac.)
REASON FOR THIS REQUEST Allow small lot single family subdivision
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 ten business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within ten 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 t 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.
The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing
requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day
extension for development review. Development review shall be completed within 120 days unless additional review
extensions are approved by the applicant.
d91nnAti Irp of nlin Date
Date
on 11-5-404 Fee Paid Receipt No.
The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the
meeting. If not contacted, a copy of the report will be mailed to the applicant's address.
Exhibit A
Youngquist Legal Description
PARCEL A
THE SOUTH 25.00 ACRES OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER
OF SECTION 9, TOWNSHIP 116 NORTH, RANGE 23 WEST.
THAT PART OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER (NW 1/4 OF
THE NE 1/4) OF SECTION 9, TOWNSHIP 116, RANGE 23 DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF SAID NORTHWEST QUARTER OF THE
NORTHEAST QUARTER RUNNING THENCE NORTHERLY ALONG THE EAST LINE OF SAID
NORTHWEST QUARTER OF THE NORTHEAST QUARTER A DISTANCE OF 960 FEET;
RUNNING THENCE DUE WEST TO THE EASTERLY LINE OF THE RIGHT OF WAY OF
STATE TRUNK HIGHWAY NO. 41; RUNNING THNCE SOUTHERLY ALONG THE EASTERLY
LINE OF THE RIGHT OF WAY OF SAID HIGHWAY TO ITS POINT OF INTERSECTION
WITH THE SOUTH LINE OF SAID NORTHWEST QUARTER OF THE NORTHEAST QUARTER,
RUNNING THENCE EASTERLY TO THE POINT OF BEGINNING.
EXCEPT THE FOLLOWING DESCRIBED
THAT PART OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER (NW 1/4 OF
THE NE 1/4) OF SECTION 9, TOWNSHIP 116, RANGE 23, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF SAID NORTHWEST QUARTER OF
NORTHEAST QUARTER; THENCE NORTH ALONG THE EAST LINE THEREOF 365.4 FEET;
THENCE DEFLECTING 60 DEGREES 45 MINUTES TO THE LEFT AND RUNNING
NORTHWESTERLY 195 FEET MORE OF LESS TO THE EASTERLY RIGHT OF WAY LINE
OF STATE TRUNK HIGHWAY NO. 41; THENCE RUNNING SOUTHWESTERLY ALONG SAID
RIGHT OF WAY LINE TO ITS INTERSECTION WITH THE SOUTH LINE OF SAID
NORTHWEST QUARTER OF NORTHEAST QUARTER; THENCE EAST ALONG SIAD LINE
445.5 FEET MORE OF LESS TO THE POINT BEGINNING, ACCORDING TO U.S.
GOVERNMENT SURVEY THEREOF.
THE ABOVE DESCRIBED PROPERTY IS SUBJECT TO A PUBLIC RIGHT-OF-WAY
EASEMENT FOR STATE HIGHWAY NO. 41.
CARVER COUNTY, MINNESOTA
RECEIVED
DEC 0 12004
CITY OF CHANHASSEN
November 30, 2004
Ms. Lori Haak
City of Chanhassen
7700 Market Blvd.
P.O. Box 147
Chanhassen, MN 55317
Re: Highover / Yoberry Farm Pond
Dear Lori:
My husband James and I live at 7048 Highover Court in Chanhassen, and we overlook a
pond the developer of Highover constructed several years ago. A week or so ago I met
with Bill Coffman, a member of the development team that is involved with the
development of the Youngquist Property, and we discussed the pond in the rear of our
property.
We would like to inform the City that we would very much prefer the pond to stay in its
present location as we feel it offers us a valuable amenity in several ways. It attracts
wildlife (deer and water fowl) that we enjoy, it serves as a `water feature" that enhances
our view and our family enjoys ice skating on it during the winter. Please be advised we
support the current location of this pond whole heartedly.
Thank you very much for your consideration in this matter.
Sincerely,
CEJ �3A
Candace Wisely
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
November 24, 2004, 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 Rezoning from RR to RSF and subdivision with variances, Yoberry Farm —
Planning Case No. 04-43 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 s2L'nday of IQed&mber' , 2004.
ax
Utary
� Romeo_u
WKIM
MAT. MEUVVISSEN
tary Public - Minnesota
CARVER COUNTY
missionExpiresinir ��
V
Notice of Public Hearing
Chanhassen Planning Commission Meeting
Date & Time:
Tuesday, December 7, 2004 at 7:00 p.m.
Location:
City Hall Council Chambers, 7700 Market Blvd.
Request for rezoning of property from Rural Residential
Proposal:
District to Residential Single -Family District and subdivision
with variances - Yoberry Farm
Planning File:
04-43
Applicant:
Yoberry Farms, LLC, David Hurrel and Karen Weathers
Property
West of Highway 41, south of Highover Drive and north of
Location:
Gunflint Trail
A location map Is on the reverse side of this notice.
The purpose of this public hearing is to inform you about the
applicant's request and to obtain input from the neighborhood
about this project. During the meeting, the Chair will lead the
public hearing through the following steps:
What Happens
at the Meeting:
1. Staff will give an overview of the proposed project.
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses
the project.
If you want to see the plans before the meeting, please stop
by City Hall during office hours, 8:00 a.m. to 4:30 p.m.,
Monday through Friday. If you wish to talk to someone about
Questions &
this project, please contact Sharmeen AI-Jaff at 952.227-1134
Comments:
or e-mail saliaff @ci.chanhassen.mn.us. If you choose to
submit written comments, it is helpful to have one copy to the
department in advance of the meeting. Staff will provide
copies to the Commission.
City Review Procedure:
• Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations,
Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the
Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the
application In writing. Any Interested party Is invited to attend the meeting.
• Staff prepares a report on the subject application that Includes all pertinent information and a recommendatlon.
These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of
the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of
the hearing process. The Commission will close the public hearing and discuss the Item and make a
recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning
Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the
City Council except rezonings and land use amendments from residential to commemiaUndustrial.
• Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant
waives this standard. Some applications due to their complexity may take several months to complete. Any
person wishing to follow an Item through the process should check with the Planning Department regarding its
status and scheduling for the City Council meeting.
• A neighborhood spokesperson/representative is encouraged to provide a contact for the city. Often developers
are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the
project with any interested person(s).
• Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and
any correspondence regarding the application will be included in the report to the City Council. If you wish to have
somethina to be included in the report, please contact the Planning Staff person named on the notification.
Notice of Public Hearing
Chanhassen Planning Commission Meeting
Date & Time:
Tuesday, December 7 2004 at 7:00 p.m.
Location:
City Hall Council Chambers, 7700 Market Blvd.
Request for rezoning of property from Rural Residential
Proposal:
District to Residential Single -Family District and subdivision
with variances - Yoberry Farm
Planning File:
04-43
Applicant:
Yoberry Farms, LLC, David Hurrel and Karen Weathers
Property
West of Highway 41, south of Highover Drive and north of
Location:
Gunflint Trail
A location map Is on the reverse side of this notice.
The purpose of this public hearing is to inform you about the
applicant's request and to obtain input from the neighborhood
about this project. During the meeting, the Chair will lead the
public hearing through the following steps:
What Happens
at the Meeting:
1. Staff will give an overview of the proposed project.
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses
the project.
If you want to see the plans before the meeting, please stop
by City Hall during office hours, 8:00 a.m. to 4:30 p.m.,
Monday through Friday. If you wish to talk to someone about
Questions &
this project, please contact Sharmeen AI-Jaff at 952-227-1134
Comments:
or e-mail saliaff@ci.chanhassen.mn.us. If you choose to
submit written comments, it is helpful to have one copy to the
department in advance of the meeting. Staff will provide
copies to the Commission.
City Review Procedure:
• Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Aherations,
Rezonings, Comprehensive Plan Amendments and Code Amendments require a public heading before the
Planning Commission. City ordinances require all property within 5D0 feet of the subject site to be notified of the
application in writing. Any interested party is invited to attend the meeting.
• Staff prepares a report on the subject application that Includes all pertinent information and a recommendation.
These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of
the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of
the hearing process. The Commission will close the public hearing and discuss the item and make a
recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning
Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the
City Council except rezonings and land use amendments from residential to commeroiaUndustrial.
• Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant
waives this standard. Some applications due to their complexity may take several months to complete. Any
person wishing to follow an item through the process should check with the Planning Department regarding its
status and scheduling for the City Council meeting.
• A neighborhood spokesperson/representative is encouraged to provide a contact for the city. Often developers
are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the
project with any interested person(s).
• Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and
any correspondence regarding the application will be included in the report to the City Council. If you wish to have
something to be included in the report, lease contact the Planning Stall person named on the notiXcation.
Subject
This map is neither a legally recorded map roar a survey and is not indentetl to be used as one.
This map is a conpilatim of records, information ar data located in various city, county, state and
federal Vices and other sources regarcig Me area sham, and is to be used for reference
purposes arty. The Cty does not warrant Mat 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. backing or any other pury a requiring exacting measurement of distance or
direction or p xision in Me depiction of geographic features. If errors or discrepancies are found
please contact 952-227-1107. The preceding dsdainter is Provided pursuant to Minnesota
Suardes §466.03, Subd. 21 (2000), art the user of this mop ablehoWecf es Mat Me City shall not
be liable for any damages, and Mprrobuy waives all clairts, and agrees to defend, indermity, antl
hold ha mess the City from any and all daims brought by User, its employees or agents, or Mird
peruse which else oul of the user's access or use of data provided.
Subject
TMs map is neither a legally recorded map nor a survey and is not intended to bo used as one.
This map is a con elation of recerds, intometion and data located in varus city, county, slate and
federal offices and other sources regarding the area shown. and is to be used for reference
purposes only. The City does not wanant that the Geographic Infohnation System (GIS) Data used
to prepare this map are snot free, and Me City does not represent Mat Me GIS Data can be used
for navigational, trade g or any other purpose requiring esactirg neasurerrent of distance or
cll e n or recision in Me de"on of geographic feaNe s, If amens or diYnyancies se found
pease canted 952227.1107. The preceding disdainer is provided pursuant to Minnesota
Statutes §466.09, Subd. 21 (2000), mod Me user of this map acknowledges that the Coy shall not
be liable far any darrages, and expressly waives all dairs, and agrees to defend, indemnity, and
Md harmless the City from any and all chins brought by User, its MrOoyees or agents, or third
parties which was out of the us sues access or use of data provided.
Public Hearing Notification Area
Yoberry Farm
City of Chanhassen
Planning Case No. 04-43
THOMAS J DOLL & PAINTING PERFECTION LTD THOMAS L & SUSAN M YEZZI
MARY C DODDS 13875 FENWAY BLVD N
PO BOX 148SUITE 300 2320 HARRISON HILL CT
EXCELSIOR MN 55331 HUGO MN 55038 CHANHASSEN MN 55317
MARK J & COLLEEN M FELLNER
2323 HARRISON HILL CT
CHANHASSEN MN 55317
JEFFREY D & KAREN L SANDEFUR
2340 HARRISON HILL CT
CHANHASSEN MN 55317
JEFFREY E & MARY ANN O'NEIL
2370 HUNTER DR
CHANHASSEN MN 55317
JOHN F & RHONDA S DOLAN
2383 LONGACRES DR
CHANHASSEN MN 55317
DARIN M & ANDREA J TYSDAL
2399 LONGACRES DR
CHANHASSEN MN 55317
PATRICK M & LISA L BRUNNER
2443 HUNTER DR
CHANHASSEN MN 55317
JOHN J & PAMELA S COCCARO
2450 HIGHOVER WAY
CHANHASSEN MN 55317
LARRY G & CINDY A LOVIG
2475 GUNFLINT CT
CHANHASSEN MN 55317
JOHN P & MARGARET G WIEHOFF
2330 HARRISON HILL CT
CHANHASSEN MN 55317
MARK R & SHEILA B HAGEN
2343 HARRISON HILL CT
CHANHASSEN MN 55317
JON C & DEBORAH S WADDELL
2375 LONGACRES DR
CHANHASSEN MN 55317
DANIEL J & KIMBERLY K HANSON
2390 LONGACRES DR
CHANHASSEN MN 55317
MICHAEL R & BRENDA L WELLNER
2424 LONGACRES DR
CHANHASSEN MN 55317
GORDON & ROSALIE NAST
TRUSTEES OF TRUST
2448 HUNTER DR
CHANHASSEN MN 55317
MICHAEL L & CANDI S MCGONAGILL
2451 HUNTER DR
CHANHASSEN MN 55317
JAMES R & MARY E VALENTINE
2476 GUNFLINT CT
CHANHASSEN MN 55317
JOHN F & NICOLE J COYLE
2333 HARRISON HILL CT
CHANHASSEN MN 55317
CHARLES T & LORI L DINNIS
2362 HUNTER DR
CHANHASSEN MN 55317
CRAIG A & LOIS S SCHULSTAD
2378 LONGACRES DR
CHANHASSEN MN 55317
PAUL B & KRISTI L NYBERG
2391 LONGACRES DR
CHANHASSEN MN 55317
PHILIP E & PAMELA A BROWN
2438 HUNTER DR
CHANHASSEN MN 55317
KIMBERLY A CALLAWAY
2448 LONACRES DR
CHANHASSEN MN 55317
MICHAEL & LISA M HOKKANEN
2456 HUNTER DR
CHANHASSEN MN 55317
ROBERT H & ANN MARIE MOORE
2484 GUNFLINT CT
CHANHASSEN MN 55317
MICHAEL R BUTH & JOHN H & SARAH E DRITZ RICHARD J & SARAH R PINAMONTI
KELLY M JANDT 2493 GUNFLINT CT 2519 LONGACRES DR
GUNFLINT N 55317
CHANHASSEN MN CHANHASSEN MN 55317 CHANHASSEN MN 55317
CHANHASSEN
DALE F & JO ELLEN MUELLER KEVIN W NORDBY & R SCOTT & CARA CELESTE ECKERT
2529 LONGACRES DR LESLIE HANNA-NORDBY 2547 LONGACRES DR
CHANHASSEN MN 55317 2537 LONGACRES DR CHANHASSEN MN 55317
CHANHASSEN MN 55317
BRENDA F KNIGHT
2555 LONGACRES DR
CHANHASSEN MN 55317
JAMES B & CAROLYN B AKERS
2613 LONGACRES DR
CHANHASSEN MN 55317
RIAZ & SHIREEN HUSEIN
2655 LONGACRES DR
CHANHASSEN MN 55317
LEONARD V & MARY ELLEN KUHI
2703 CHES MAR FARM RD
EXCELSIOR MN 55331
KENNETH & KIMBERLY SWITALSKI
2563 LONGACRES DR
CHANHASSEN MN 55317
ANTHONY J & KATHY A LARSON
2631 LONGACRES DR
CHANHASSEN MN 55317
NICHOLAS H STILLINGS &
DENISE C STILLINGS
2670 LONGACRES DR
CHANHASSEN MN 55317
JEFFREY C & BRENDA L WILLIAMS
2710 LONGACRES DR
CHANHASSEN MN 55317
CARVER COUNTY JEFFREY MARK ANDERSON
CARVER COUNTY GOVT CTR -ADMIN 6840 HAZELTINE BLVD
600 4TH ST E
CHASKA MN 55318 EXCELSIOR MN 55331
TOBY & KARIE M TIMION LAWRENCE M & ABIGAIL DUMOULIN
6959 HIGHOVER DR 6966 HIGHOVER DR
CHANHASSEN MN 55317 CHANHASSEN MN 55317
KATHLEEN E MACK JON D GRUBB
6984 HIGHOVER DR 6989 HIGHOVER CT N
CHANHASSEN MN 55317 CHANHASSEN MN 55317
PING CHUNG & DANIEL P ENBLOM &
ANH TRAN PAMELA M GRIFFITH-ENBLOM
7000 HIGHOVER DR 7010 CHES MAR DR
CHANHASSEN MN 55317 EXCELSIOR MN 55331
MICHAEL J HORN, TRUSTEE &
MICHAEL P CAUTIN PAMELA A KLINGER-HORN,
7013 HIGHOVER CT S TRUSTEE
CHANHASSEN MN 55317 7024 HIGHOVER CT S
CHANHASSEN MN 55317
TIMOTHY J & JENNIFER A LORGE
2589 LONGACRES DR
CHANHASSEN MN 55317
JONATHAN D ANDERSON SR &
CATHERINE L ANDERSON
2645 LONGACRES DR
CHANHASSEN MN 55317
GREGORY L & NANCY L SCHMIDT
2700 CHES MAR FARM RD
EXCELSIOR MN 55331
BARRY G & JENNIFER J FRIENDS
2735 CHES MAR FARM RD
EXCELSIOR MN 55331
E JEROME & LINDA C CARLSON
6950 GALPIN BLVD
EXCELSIOR MN 55331
RICHARD C & LAURA A BRAY
6983 HIGHOVER DR
CHANHASSEN MN 55317
GREGORY A & LINDA R TWEDT
6999 HIGHOVER DR
CHANHASSEN MN 55317
MARK JOLSON
7011 HIGHOVER DR
CHANHASSEN MN 55317
CRAIG J & NANCY G LERVICK
7027 HIGHOVER CT S
CHANHASSEN MN 55317
JENNIFER S JOHNSON REZA & BEVERLY M AGHELNEJAD JAMES S & CANDACE L WISELY
7036 HIGHOVER CT S 7041 HIGHOVER CT S 7048 HIGHOVER CT S
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
JOHN W & LISA G WING
7049 HARRISON HILL TRL
CHANHASSEN MN 55317
RUTH E ROLFS
7056 HIGHOVER CT S
CHANHASSEN MN 55317
STEVEN E & TERRYL A MUELLER
7077 HARRISON HILL TRL
CHANHASSEN MN 55317
MICHAEL W & SUSAN L GILBERT
7100 CHES MAR DR
EXCELSIOR MN 55331
ANDREW I & TINA M WHITE
7122 HARRISON HILL TRL
CHANHASSEN MN 55317
JOSEPH J WITTERSCHEIN &
LESLIE M WITTERSCHEIN
7150 HARRISON HILL TRL
CHANHASSEN MN 55317
DEAN A & JACQUELINE P SIMPSON
7185 HAZELTINE BLVD
EXCELSIOR MN 55331
KEVIN S & TERESA A FINGER
7052 HARRISON HILL TRL
CHANHASSEN MN 55317
WILLIAM D & BARBARA L JOHNSON
7060 CHES MAR DR
EXCELSIOR MN 55331
PAUL W & JACKIE M K OTTOSON
7080 HARRISON HILL TRL
CHANHASSEN MN 55317
PAUL R & ROXANNE J YOUNGQUIST
7105 HAZELTINE BLVD
EXCELSIOR MN 55331
JOSEPH R & JUDITH M EULBERG
7136 HARRISON HILL TRL
CHANHASSEN MN 55317
DAVID W & PENNY J DONELSON
7164 HARRISON HILL TRL
CHANHASSEN MN 55317
JAMES G WAYNE JR
7200 HAZELTINE BLVD
EXCELSIOR MN 55331
ULI SACCHEI-
7053 HIGHOVER CT S
CHANHASSEN MN 55317
PHILIP J & LAURA K HAARSTAD
7066 HARRISON HILL TRL
CHANHASSEN MN 55317
ERIC J & JULIENNE G LOHSE
7094 HARRISON HILL TRL
CHANHASSEN MN 55317
MICHAEL R & JENNIFER H RYSSO
7108 HARRISON HILL TRL
CHANHASSEN MN 55317
JAY M & KELLE L STAATS
7147 HARRISON HILL TRL
CHANHASSEN MN 55317
DAVID C & GAIL J LACY
7167 HARRISON HILL TRL
CHANHASSEN MN 55317
DAVID J & STEPHANIE L SEWARD
7205 HAZELTINE BLVD
EXCELSIOR MN 55331
MARK A & BETH A BROWN
NEAL W BRIEST, TRUSTEE &
STEPHEN J & HEATHER
7210 GUNFLINT TRL
LYNNE HOFFELT-BRIEST, TRUSTEE
OSTERMANN
CHANHASSEN MN 55317
7216 GUNFLINT TRL
7224 LODGEPOLE PT
CHANHASSEN MN 55317
CHANHASSEN MN 55317
ROBERT T & SUSANNA A SHARP DAVID R WEATHERS & STUART C & MELANIE S
7232 LODGEPOLE PT KAREN EDELMANN HENDERSON
CHANHASSEN MN 55317 7235 HAZELTINE BLVD 7240 GUNFLINT TRL
EXCELSIOR MN 55331 CHANHASSEN MN 55317
WALTER A & MELBA D WHITEHILL MICHAEL P & LORI B ZUMWINKLE MARK W & STACEY A RIECKS
7250 HAZELTINE BLVD 7250 HILLSDALE CT 7256 GUNFLINT TRL
EXCELSIOR MN 55331 CHANHASSEN MN 55317 CHANHASSEN MN 55317
BRIAN P & MELISSA R THOMPSON
7260 HILLSDALE CT
CHANHASSEN MN 55317
THOMAS J OLENCZUK &
SANDRA G OLENCZUK
7269 BENT BOW TRL
CHANHASSEN MN 55317
CARTER W & CARRIE A MUENCH
7284 BENT BOW TRL
CHANHASSEN MN 55317
L RILE CHERREY
MARY P MCGINTY CHERREY
7300 BENT BOW TRL
CHANHASSEN MN 55317
DAVID M & AMY K LYONS
7320 HILLSDALE CT
CHANHASSEN MN 55317
DAVID E & CONNIE S MOORE
7330 MOCCASIN TRL
CHANHASSEN MN 55317
STANFORD L & WYNETTE MILLER
7264 BENT BOW TRL
CHANHASSEN MN 55317
DAN S & WENDY L SPILLUM
7270 HILLSDALE CT
CHANHASSEN MN 55317
JEROME P & TERESA L FREDERICK
7297 HILLSDALE CT
CHANHASSEN MN 55317
JOHN W & SHARON K CERJANCE
7301 HILLSDALE CT
CHANHASSEN MN 55317
DARYL S & KRISTEN D MCLINDEN
7321 HILLSDALE CT
CHANHASSEN MN 55317
MARK S & PAMELA J GOLENZER
7334 BENT BOW TRL
CHANHASSEN MN 55317
ADAM E & LEAH S OLSON
7265 HILLSDALE CT
CHANHASSEN MN 55317
ERIC K & KELLY J DETTMER
7275 HILLSDALE CT
CHANHASSEN MN 55317
MARK W & JOAN R LARSON
7298 HILLSDALE CT
CHANHASSEN MN 55317
CHRISTOPHER J LEWIS &
JENNIFER L LEWIS
7320 BENT BOW TRL
CHANHASSEN MN 55317
KURT W & MICHELLE K ODDSEN
7325 MOCCASIN TRL
CHANHASSEN MN 55317
KEVIN P & JEAN ANN THAYER
7351 MOCCASIN TRL
CHANHASSEN MN 55317
LONGACRES HOMEOWNERS ASSN
DAVID G & STACEY R HURRELL INC RICH SLAGLE
7460 BENT BOW TRL C/O LUNDGREN BROS CONST INC 7411 FAWN HILL ROAD
CHANHASSEN MN 55317 935 WAYZATA BLVD E CHANHASSEN MN 55317
WAYZATA MN 55391
B R -Ed N S H E L L
E1RS►M=UIS TEMAM
CITY OF CHANHASSEN
RECEIVED
DEC 3 2004
DOMASSEN PLANNING DEPT
December 3, 2004
Ms. Sharmeen Al-Jaff
City of Chanhassen
7700 Market Blvd.
P.O. Box 147
Chanhassen, MN 55317
Re: Sixty Day Extension
Dear Sharmeen:
As we discussed by phone, On behalf of Yoberry Farms, LLC, Dave and Karen Weathers
and Dave Hurrell, we do hereby agree to extend the Sixty Day Approval Period. We
understand that the holiday season limits the number of Council meetings in December
and that we now expect to go to Council in January, 2005.
Sincerely,
William D. Co
Yoberry Farms, C
BRENSHELL DEVELOPMENT CORPORATION • 4052 OAKLAND STREET • ST. BONIFACIUS, MN 55375 • OFFICE: 952.446.1284 • FAX:952.446.1568
0 CITY OF CHANHASSEN
STAFF REPORT
PC DATE: December 7, 2004
CC DATE: January 10, 2004 [i]
REVIEW DEADLINE: January4, 2005
CASE #: 04-43
BY: Al-Jaff
PROPOSAL: Rezoning of 35.65 acres of property zoned RR, Rural Residential, to RSF, Residential
Single Family.
Preliminary Plat to Subdivide 35.65 Acres into 58 single-family lots and 8 outlots,
Yoberry Farms.
LOCATION: East of Highway 41, South of Highover Drive and North of Gunflint Trail.
APPLICANT: Yoberry Farms, LLC David Hurrel, Karen Weathers
7105 Hazeltine Blvd 7460 Bent Bow Trail 7235 Hazeltine Blvd
Excelsior, MN 55331 Chanhassen, MN 55317 Excelsior, MN 55331
(612)202-0692 (612)202-0692 (612) 202-0692
PRESENT ZONING: RR, Rural Residential District
2020 LAND USE PLAN: Residential -Low Density (Net Density 1.2 - 4.0 units per acre)
ACREAGE: 39.9 Acres DENSITY: Gross 1.63 Units/Ac Net 1.94 Units/Ac
SUMMARY OF REQUEST: The applicant is requesting Rezoning of 35.65 acres of property zoned
RR, Rural Residential, to RSF, Residential Single Family and Preliminary Plat to Subdivide 35.65
Acres into 58 single-family lots and 8 outlots, Yoberry Farms. Staff is recommending approval with
conditions. Notice of this public hearing has been mailed to all property owners within 500 feet.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
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 has a relatively high level of discretion in approving a rezoning because the City is acting
in its legislative or policy making capacity. A rezoning must be consistent with the City's
Comprehensive Plan.
Location Map
Yoberry Farm
City of Chanhassen
Planning Case No. 04-43
Subject
Property
SCANNED
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 2
PROPOSAUSUMMARY
The applicant is proposing to subdivide 35.65 acres into 58 single-family lots and 8 outlots. The
property is zoned RR, Rural Residential, and the proposal calls for rezoning it to RSF, Residential
Single Family. The applicant is also proposing to 6110.05 acres (2,000 square feet) of wetland. The
Minnesota Wetland Conservation Act, through the de minimis exemption (MIR 8420.0122 Subp.
9), allows wetland impacts of 2,000 square feet or less without requiring an alternative analysis
or wetland mitigation. The proposed wetland impacts equal 2,000 square feet, so no wetland
replacement is required. A wetland exemption will be issued administratively by City staff prior
to the commencement of grading on this project.
The average lot size is 22,460 square feet with a resulting gross density of 1.63 units per acre and a
net density of 1.94 units per acre. The site is located east of Highway 41, south of Highover Drive
and north of Gunflint Trail. Access to the subdivision will be provided via Highover Drive to the
north and Gunflint Trail to the south. All lots are proposed to be served via internal residential
streets.
All of the proposed lots meet the minimum area, width, and depth requirements of the Zoning
Ordinance with the exception of a few parcels that require the shifting of some lines. These lots are
listed under the compliance table. The lot lines can be easily adjusted to meet ordinance
requirements.
The subdivision is proposed
to be developed in three
additions. The central
portion will be developed
as the fust addition, the
north piece will be the
second addition and the last
segment — third addition, is
the area occupying the
southwest portion of the
site. There are eight outlots
shown on the plat. Outlot
A of the fust addition is
proposed to be deeded to
the neighboring property to
the south, Outlots B and C
will contain wetlands and
storm water ponds, Oudot
D will contain a
neighborhood park, and
Outlots E, F, and G will be
deeded to the neighboring
lots to the north (when the
applicant surveyed the land, it was discovered that the northern property line of Yoberry Farm I"
Addition did not abut the rear property lines from the Highover Addition lots. A 25 -foot wide strip
YOUNGQUIST AKA YOBERRY FARM LLC
AKA YOBERRY FARM LLC
lots to the north (when the
applicant surveyed the land, it was discovered that the northern property line of Yoberry Farm I"
Addition did not abut the rear property lines from the Highover Addition lots. A 25 -foot wide strip
Yoberry Farms Rezoning and Subdivision
Planning Case No. 0443
December 7, 2004
Page 3
of land was created. The applicant chose to split it equally between the Yoberry Farm 151 Addition
and the Highover addition property owners). Outlot A of the 3'd Addition will contain a storm pond.
The site consists of several parcels being assembled into one tract of land, and then subdivided.
These parcels are owned by four individuals. Single-family homes and accessory structures exist on
these parcels. Only the single-family homes are intended to remain. Five wetlands occupy the site.
The site has bluffs and a meandering topography. The site has some mature trees.
In summary, staff believes that the proposed subdivision is well designed. Minor revisions will be
required. We are recommending that it be approved with conditions outlined in the staff report.
REZONING
The applicant is proposing to rezone the property from RR, Rural Residential, to RSF, Residential
Single Family. The area to the north, east, and south is zoned Rural Residential. The area to the
north is zoned Residential Single Family. The area to the south and east is zoned Planned Unit
Development — Residential. The area to the west is zoned Rural Residential. All the surrounding
property, with the exception of the area to the west of the subject site, is guided for Residential Low
Density. The area to the west is guided Residential Low Density and Public/Semi Public.
The 2020 Land Use Plan shows this area designated for development as Low Density Residential,
1.2 - 4.0 units per acre. Appropriate zoning for this land use is RSF, R4 or PUD -R. The applicant's
proposal has a gross density of 1.63 units per acre and 1.94 units per acre net after the streets and
wetlands are taken out.
This area is in the MUSA. Staff is recommending that this area be rezoned to RSF and finds that
the rezoning is consistent with the Comprehensive Plan.
PRELI)VHNARY PLAT
The applicant is proposing to subdivide a 35.65 acre site into 58 single-family lots. The density of
the proposed subdivision is 1.63 units per acre gross and 1.94 units per acre net after removing the
roads and wetlands. All the lots exceed the minimum 15,000 square feet of area, with an average lot
size of 22,460 square feet.
All of the proposed lots meet the minimum width and depth requirements of the Zoning
Ordinance with the exception of a few parcels that have deficient frontage. The lot lines can be
easily adjusted to meet ordinance requirements. There are eight outlots shown on the plat.
Outlot A of the fust addition is proposed to be deeded to the neighboring property to the south,
Outlots B and C will contain wetlands and storm water ponds, Outlot D will contain a neighborhood
park, and Outlots E, F, and G will be deeded to the neighboring lots to the north (when the applicant
surveyed the land, it was discovered that the northern property line of Yoberry Farm 15` Addition
did not abut the rear property lines from the Highover Addition lots. A 25 foot wide strip of land
was created. The applicant chose to split it equally between the Yoberry Farm I" Addition and the
I ighover addition property owners). Outlot A of the Yd Addition will contain a storm pond.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 4
Lots 3 through 8, Block 3, Lots 1 through 4, Block 4, and Lots 1 through 7, Block 5 abut wetlands.
The applicant is proposing to outlot the wetlands. The ordinance requires all structures to maintain
a 40 -foot setback from the outside edge of a wetland buffer strip. The ordinance also requires a
buffer zone in addition to the wetland setback. A wetland buffer 16.5 feet in width must be
maintained around Wetlands 2, 3, 4, and 5. A 20 -foot wetland buffer must be maintained around
Wetland 1.
Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent
with the Zoning Ordinance.
WETLANDS
Eidsting Wetlands
Five wetlands exist on-site: one Natural wetland and four Ag/Urban wetlands. Kjolhaug
Environmental Services delineated the wetlands in May 2004. The delineation was reviewed on-
site by staff on October 22, 2004.
The wetland numbering is not consistent between the wetland delineation and the plans. For the
purposes of this report, staff used the wetland number from the plans.
Wetland 4 is an Ag/Urban wetland ('Type 1) located at the north edge of the property. The
wetland is dominated by reed canary grass, spotted touch-me-not and box elder. No impacts are
proposed to Wetland 4.
Wetland 3 is an Ag/Urban wetland (Type 1) located southeast of Wetland 1. The wetland is
dominated by reed canary grass. The applicant is proposing to fill the southeastern most portion
of the wetland to accommodate a road. The total proposed impact to Wetland 3 is 1,577 square
feet (0.04 acres).
Wetland 2 is an Ag/Urban wetland (Type 1) located in the southeastern comer of the property.
The wetland is dominated by reed canary grass. The applicant is proposing to fill the
northwestern most portion of the wetland to accommodate a road. The total proposed impact to
Wetland 2 is 423 square feet (0.01 acres).
Wetland 5 is an Ag/Urban wetland (Type 3) located in the southeast corner of the property. The
wetland is dominated by cattail, reed canary grass, American elm and ash. No impacts are
proposed to Wetland 5.
Wetland 1 is a Natural wetland (Type 3) located west of Wetland 4 near the southeast corner of
the property. The wetland is dominated by sedge and cattail. No impacts are proposed to
Wetland 1. The "EDGE OF WATER" notation and contour for Wetland 1 are not relevant and
should be removed from the plans.
Wetland Impacts
The Minnesota Wetland Conservation Act, through the de minimis exemption (MR 8420.0122
Subp. 9), allows wetland impacts of 2,000 square feet or less without requiring an alternative
analysis or wetland mitigation. The proposed wetland impacts equal 2,000 square feet, so no
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 5
wetland replacement is required. A wetland exemption will be issued administratively by City
staff prior to the commencement of grading on this project.
A wetland buffer 16.5 feet in width must be maintained around Wetlands 2, 3, 4 and 5. A
wetland buffer 20 feet in width must be maintained around Wetland 1. Wetland buffer areas
should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The
applicant should install wetland buffer edge signs, under the direction of City staff, before
construction begins and must pay the City $20 per sign. All structures must maintain 40 -foot
setbacks from wetland buffer edges. The buildable areas on Lots 3-5, Block 3, Yoberry Farm
should be revised to reflect the required 40 -foot wetland buffer setback.
BLUFFS
Two areas on the property have been identified as bluff (i.e., slope greater than or equal to 30%
and a rise in slope of at least 25 feet above the toe). These areas must be preserved. In addition,
all structures must maintain a 30 -foot setback from the bluff and no grading may occur within
the bluff impact zone (i.e., the bluff and land located within 20 feet from the top of a bluff). The
buildable areas on Lots 4, 19 and 20, Block 1, Yoberry Farm should be revised to reflect the
required 30 -foot bluff setback.
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 single-family residential development rates of $1,028/acre.
Based on the proposed developed area of approximately 26. 10 acres, the water quality fees
associated with this project are $26,831.
Water Quantity Fees
The SWAP 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 SWAP culverts, open channels, and storm water ponding areas for runoff storage. Single-
family residential developments have a connection charge of $2,545 per developable acre. This
results in a water quantity fee of approximately $66,425 for the proposed development.
SWMP Credits
This project proposes the construction of 2 NURP ponds and the provision of 2 outlet structures.
The applicant will not be assessed for wetland areas or stone water ponds.
At this time, the estimated total SWAP fee, due payable to the City at the time of final plat
recording, is $88,256.
Other Agencies
The applicant should apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley -Purgatory -Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 6
Phase lI Construction Permit), Minnesota Department of Natural Resources (for dewatering)) and
comply with their conditions of approval.
GRADING. DRAINAGE & EROSION CONTROL
The existing site is about 36 acres and has tree cover over approximately 16 acres (45% of the
parcel). The existing parcel has a wide variety of grade changes within its limits. The site
elevations range from a high of 1084± to a low of 992±. These severe elevation differences make
this site a challenging one to both develop and minimize grading. The plans propose to grade
about 80% of the site for the 58 new house pads, a proposed street system, three cul-de-sacs and
stormwater ponds. The proposed grading will prepare the site for full basement, look -out and
walk -out type house pads. Retaining walls are proposed in numerous locations throughout the
site. The applicant must be aware that any retaining wall over four feet in height must be
designed by a registered civil engineer and a permit from the city building department must be
obtained. In addition, encroachment agreements will be required for any retaining wall within a
public easement.
Staff is concerned with the large number of lots that have steep rear yard slopes off the house pad
and very little useable rear yard. Staff is, therefore, recommending that all lots have a minimum
useable area off the back of the house pad that is relatively flat with a maximum slope of 10:1.
In addition, the eastern end of Gunflint Trail contains three retaining walls just off the right-of-
way. To better match the existing grades and minimize the wall height on two of the retaining
walls, staff is recommending that the applicant increase the street grades moving west from the
cul-de-sac. This would lower the street in the area of the curve and existing wetland and
decrease the amount of fill that is required.
The existing site drainage is encompassed within three main drainage areas. Under existing
conditions, the easter portion of the site drains to an existing wetland complex to the east and
south; the northwestern part of the site drains off-site to a wester TH 41 ditch; and the
southwestern part of the site drains off-site to the south. Under developed conditions, the
applicant is proposing to capture the street drainage, front yard drainage and rear yard drainage
from most of the lots. The stormwater that is captured will be conveyed via storm sewer to
proposed ponds in the southeasterly and southwesterly corers of the site for treatment. The
proposed ponds must be designed to National Urban Runoff Program (NURP) standards with
maximum 3:1 slopes and a 10:1 bench at the NWL. Staff is concerned with the location of the
outlet pipe from the proposed pond in the southwest comer of the site. The applicant will need
to provide additional information showing that this pipe is discharging to a public drainage and
utility easement.
Two storm water ponds are proposed in conjunction with this development. In addition, a
temporary pond that was constructed with the Highover subdivision is proposed to remain. The
applicant has indicated that he has met with the property owners of Lot 23, Block 3, Mghover
who are aware that the temporary pond will not be relocated. The applicant has submitted a
letter from the owners of Lot 23, Block 3 that indicate they understand that the pond will not be
moved. The pond built in conjunction with the Highover subdivision must be maintained to
ensure it meets the size and volume standards to which it was originally designed. Any inlet and
Yoberry Farms Rezoning and Subdivision
Planning Case No. 0443
December 7, 2004
Page 7
outlet structures on that pond requiring maintenance or replacement must be corrected. In
addition, areas experiencing erosion due to storm water discharge must be stabilized.
While the applicant is proposing to treat most of the site drainage with on-site ponding, there is a
small area in the central portion of the site which will not be treated. Proposed catch basins at
the intersection of Street B and Gunflint Trail will capture this drainage and connect with the
existing storm sewer in Gunflint Trail. This storm sewer drains to an existing pond in the
Longacres subdivision south of the site. The applicant must submit information showing that
this pond has been previously sized for the additional drainage from the Yoberry Farms
development. Otherwise, on-site ponding will be required for this drainage area.
Drainage calculations for the site have been submitted and some changes remain. The applicant
is required to meet the existing site runoff rates for the 10 -year and 100 -year, 24-hour storm
events. Storm sewer sizing calculations must be submitted at the time of final plat application.
The storm sewer must be sized for a 10 -year, 24-hour storm event. Drainage and utility
easements must be dedicated on the final plat over the public storm drainage system including
ponds, drainage swales, and wetlands up to the 100 -year flood level.
Proposed erosion control must be developed in accordance with the City's Best Management
Practice Handbook (BMPH). Staff recommends that Type II silt fence, which is a heavy duty
fence, be used adjacent to the existing wetlands and around the ponds. In addition, tree
preservation fencing must be installed at the limits of tree removal. Erosion control blankets are
recommended for all areas with a steep slope of 3:1 and an elevation drop of eight feet or greater.
All disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion. The applicant should be aware that any off-site
grading will require an easement from the appropriate property owner. 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.
Silt fence must be installed between wetland impact areas and the remaining wetland.
All exposed soil areas should have temporary erosion protection or permanent cover year round,
according to the following table of slopes and time frames:
Type of Slope
Time (Maximum time an area can
Steeper than 3:1
7 days remain open when the area
10:1 to 3:1
14 days is not actively being worked.)
Flatter than 10:1
21 days
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.
Street cleaning of soil tracked onto public streets should include daily street scraping and street
sweeping as needed.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 8
1110INYY13.9
Municipal sewer and water service is available to the site from Gunflint Trail in the south and
from Highover Drive to the north. The applicant is proposing to connect to the existing
watermain at both ends and loop it through the site. The City's Water System Master Plan calls
for a 12 -inch diameter watermain to connect the existing 12 -inch main in Highover Drive to the
north with the existing 16 -inch main in Longacres Drive just south of the site. To comply with
the Master Plan, the applicant is proposing to install the 12 -inch watermain connection through
the site. Since the applicant is only required to install an 8 -inch main to serve the proposed lots,
the watermain oversizing cost will be paid by the City from the water portion of the City's utility
fund.
Currently, there is an existing temporary lift station at the south end of Highover Drive. This
temporary lift station, which serves five homes, has only one pump and is not owned or
maintained by the City. As part of the Highover subdivision approval and development contract,
the temporary lift station was to be removed when the property to the south (Yoberry Farms) was
developed. In fact, the City is holding a letter of credit to ensure this happens. When the
temporary lift station is removed, it was always the intention to have a permanent lift station
installed within the north part of the Yoberry Farms plat. The permanent lift station would be
built to City standards and would be turned over to the City for maintenance and ownership.
This is in accordance with the City's Sanitary Sewer Comprehensive Plan. Staff has previously
informed the applicant of this requirement but, currently, the plans do not reflect this. Staff is
still recommending that the plans be revised to follow the Comprehensive Plan and provide a
permanent lift station.
The underlying property has been previously assessed for sewer and water improvements and
those assessments have been paid. The sanitary sewer and water hookup charges along with the
Lake Ann Interceptor charge will be applicable for each of the new lots. The 2004 trunk hookup
charge is $1,458.00 per unit for sanitary sewer and $2,814.00 per unit for watermain. The total
2004 Lake Ann Interceptor charge is $2,102 per unit and the SAC fee is $1,425.00 per unit. All
of these charges are based on the number of SAC units assigned by the Metropolitan Council.
Sanitary sewer and water -main hookup fees may be specially assessed against the parcel at the
time of building permit issuance.
All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Upon completion of the utility
improvements, the utilities will be turned over to the City for maintenance and ownership. The
applicant is also required to enter into a development contract with the City and supply the
necessary financial security in the form of a letter of credit or cash escrow to guarantee
installation of the improvements and the conditions of final plat approval. The applicant must be
aware that all public utility improvements will require a pre -con meeting before building permit
issuance. Permits from the appropriate regulatory agencies will have to be obtained, including
but not limited to the MPCA, NPDES, Watershed District, Department of Health, and MnDOT.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 9
STREETS
Overall, the proposed street layout appears to work well. The entire street system is shown
within a 60 -foot wide public right-of-way with 31 -foot wide streets in accordance with City
design criteria. Sidewalk is proposed on one side of all the through streets. The plans propose to
extend two public streets to service the site from Highover Drive to the north and Gunflint Trail
from the south. The proposed streets will provide a connection between Gunflint Trail and
Highover Drive. These types of street connections are always preferred for emergency access
and to provide residents an alternate route to get to/from their homes. The applicant should be
aware that the minimum curve radius allowed on public streets is 180 feet. There are a few
proposed curves which will have to be revised to meet these criteria.
There is a small portion of the proposed right-of-way for Gunflint Trail that encroaches into an
existing electric utility easement along the eastern property line of the site. The applicant will
need to obtain an agreement from Xcel Energy that prohibits any future encroachment of the
power poles into the street pavement or move the street and right-of-way outside of the existing
easement area.
PARK DEDICATION
Parks
Minnewashta Regional Park a 200 acre property owned and operated by Carver County is
located just across Highway 41 from the subject property. Pedestrian access from the Yoberry
site to the Regional Park would prove difficult and is not advised. The County has long range
plans of providing a pedestrian underpass to the park. However a future date for this
improvement has not been established.
There are no neighborhood parks within a''/2 mile service area of the site. This is largely due to
the manner in which neighborhood park services have been provided in this area of the City.
Two "association" properties providing park services exist in the Long acres neighborhoods to
the south of the Yoberry plat. These recreational properties will not be available to the future
residents of the new neighborhood.
The City is not seeking parkland dedication as a condition of the platting of this property.
Payment of park fees at the rate in force at the time of platting shall be required as a condition of
approval.
Trails
The site does not contain any segment of the cities comprehensive trail plan. A linear grass
outlot that serves as a neighborhood trail corridor does exist to the north and east of the Yoberry
plat. This outlot was acquired at the time the Highover addition was platted. The applicant for
the Yoberry plat has acknowledged the presence of this outlot and is providing a sidewalk and
stairway connection to the outlot at an appropriate location. It should be noted that the terrain in
this vicinity of the plat requires the installation the stairway, a condition that will limit the types
of uses appropriate in this corridor.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 0443
December 7, 2004
Page 10
Upon completion of the Yoberry neighborhood it will be necessary to complete the sidewalk
connection along to Long acres Drive. This will require the installation of sidewalk in front of
four homes on the west side of Gunflint trail.
TREE PRESERVATION/LANDSCAPING
Tree canopy calculations have been submitted for the Yoberry development. They are as
follows:
Total upland area (excluding wetlands) 35.9 ac.
Baseline canopy coverage 45% or 16.17 ac.
Minimum canopy coverage allowed 35% or 12.57 ac.
Proposed tree preservation 14% or 5.03 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 328,399 SF or 7.54 ac.
Multiplier 1.2
Total replacement 394,079 SF
Total number of trees to be planted 362 trees
Additional tree removal must be added to the submitted calculations to allow for tree removal on
the custom graded lots. According to ordinance, 105 feet from the property line is considered a
removal area for the construction of a home, driveway and any decks, porches or other such
features. There are 6 custom -graded lots in the development. The approximate removal area for
these lots is 49,200 square feet. Revised calculations are as follows:
Total upland area (excluding wetlands) 35.9 ac.
Baseline canopy coverage 45% or 16.17 ac.
Minimum canopy coverage allowed 35% or 12.57 ac.
Proposed tree preservation 11% or 3.90 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 377,599 SF or 7.54 ac.
Multiplier 1.2
Total replacement 453,119 SF
Total number of trees to be planted 416 trees
The applicant has shown a total of 416 trees in the landscape plan.
Bufferyard requirements are as shown in the table:
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 11
Landscaping Item
Re uired
Proposed
Bufferyard B* - West
13 overstory trees
Existing tree/shrub line
property line (1290')
26 understory trees
and existing difference in
90
26 shrubs
grade elevations
Applicant meets minimum requirements for bufferyard plantings.
According to the tree preservation plans dated 11/15/04, Lot 3, Block 1 of Yoberry 2°d Addition
is to be custom graded. However, on grading plans of the same date, the lot is being graded in
conjunction with the street. This lot may represent additional tree removal for the development.
Staff recommends that the developer clarify how tree removal for lot 3 has been calculated.
While the site has many lowland forest species such as boxelder, ash, willow and cottonwood
there are a number of very large, upland hardwood specimens as well. Oaks, maples, some black
cherry and a tamarack that range in diameter from 20 inches up to 55 inches dot the landscape on
the western side of the property. Many of these are in direct conflict with street and home
construction, but a handful of them will be left within custom -graded lots. Staff recommends
that great care be taken during home construction to preserve as many of the significant trees as
possible.
COMPLIANCE WITH ORDINANCE - RSF DISTRICT
Area (sq.
ft.)
Frontage
(feet)
Depth
(feet)
Setbacks: front,
side, rear, wetland
buffer ed a
Wetland
Buffer
(feet)
Bluff
(feet)
Code
15,000
90
125
30, 10, 30, 40
16.5 or 20
30
Yoberry Farm
Lot 1, Block 1
18,929
110
157
30, 10, 30, na
na
na
Lot 2, Block 1
20,143
81 @
169
30, 10, 30, na
na
na
Lot 3, Block 1
19,630
63 @
161
130, 10, 30, na
na
na
Lot 4, Block 1
34.540
50 @
165
30, 10, 30, na
na
30
Lot 5, Block 1
25,509
71 @
182
30, 10, 30, na
na
na
Lot 6, Block 1
19,201
101
190
30, 10, 30, na
na
na
Lot 7, Block 1
15,898
95
147
30, 10, na, na
na
na
Lot 8, Block 1
18,527
89 @
179
30, 10, 30, na
na
na
Lot 9, Block 1
18,036
88 @
196
30, 10, 30, na
na
na
Lot 10, Block 1
15,203
174
174
30, 10, 30, na
na
na
Lot 11, Block 1
15,263
135
146
30, 10, 30, na
na
na
Lot 12, Block 1
15,029
121
154
30, 10, 30, na
na
na
Lot 13, Block 1
16,287
102
184
30, 10, 30, na
na
na
Lot 14, Block 1
18,174
98
196
30, 10, 30, na
na
na
Lot 15, Block 1
16,096
192
177
30, 10, 30, na
na
na
Lot 16, Block 1
15,122
1 88 @
160
30, 10, 30, na
I na
na
Lot 17, Block 1
15,072
196
1 151
30, 10, 30, na
na
na
Lot 18, Block 1
22,695
175 @
1 184
30, 10, 30, na
na
30
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 12
Area (sq.
ft.)
Frontage
(feet)
Depth
(feet)
Setbacks: front,
side, rear, wetland
buffer ed a
Wetland
Buffer
(feet)
Bluff
(feet)
Code
15,000
90
125
30,10, 30, 40
16.5 or 20
30
Lot 19, Block 1
22,943
75 @
201
30, 10, 30, na
na
30
Lot 20, Block 1
22,465
81*
211
30, 10, 30, na
na
30
Lot 1, Block 2
15,719
112
153
30, 10, 30, na
na
na
Lot 2, Block 2
15,716
108
147
130, 10, na, na
na
na
Lot 3, Block 2
15,023
94
172
30, 10, 30, na
na
na
Lot 4, Block 2
15,026
118
138
30, 10, na, na
na
na
Lot 1, Block 3
20,533
243
159
30, 10, na, na
na
na
Lot 2, Block 3
16,236
86 @
155
30, 10, 30, na
na
na
Lot 3, Block 3
16,983
93
162
30, 10, 30, 40
20
na
Lot 4, Block 3
15,040
93
160
30, 10, 30, 40
20
na
Lot 5, Block 3
15,961
91
161
30, 10, 30, 40
20
na
Lot 6, Block 3
16,158
100
160
30, 10, 30, na
na
na
Lot 7, Block 3
16,415
113
153
30, 10, 30,40
16.5
na
Lot 8, Block 3
30,095
167
203
30, 10, 30, 40
16.5
na
Lot 1, Block 4
31,410
82 @
279
30, 10, 30, 40
16.5
na
Lot 2, Block 4
16,228
78 @
161
30, 10, 30, 40
16.5
na
Lot 3, Block 4
15,010
100
153
30,10, 30, 40
16.5
na
Lot 4, Block 4
15,046
230
129
30, 10, na, 40
16.5
na
Lot 1, Block 5
20,195
112
163
30, 10, na, 40
16.5
na
Lot 2, Block 5
15,244
91
156
30, 10, 30, 40
16.5
na
Lot 3, Block 5
16,414
91
169
30, 10, 30, 40
16.5
na
Lot 4, Block 5
19,310
85 @
185
30, 10, 30, 40
16.5
na
Lot 5, Block 5
17,989
89 @
149
30, 10, 30, 40
16.5
na
Lot 6, Block 5
16,424
168
125
30, 10, 30, 40
16.5
na
Lot 7, Block 5
15,186
149
136
30, 10, 30, 40
16.5
na
Outlot A
5,246
Outlot B
79,625
Outlot C
89,253
Outlot D
17,057
Yoberry Farm
2nd
Lot 1, Block 1
24,417
106
223
30, 10, 30, na
na
na
Lot 2, Block 1
15,039
101
156
30,10, 30, na
na
na
Lot 3, Block 1
19,501
107
192
30,10, 30, na
na
na
Lot 1, Block 2
15,040
129
155
30, 10, 30, na
na
na
Lot 2, Block 2
15,312
95
162
30, 10, 30, na
na
na
Lot 3, Block 2
16,035
103
156
30, 10, 30, 40
16.5
na
Outlot A
15,908
Yoberry Farm
3'"
Lot 1, Block 1
131,905
138
233
30, 10, 30, na
na
na
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 13
@ Meets 90 foot width at the building setback line.
na - Not Applicable
SUBDIVISION - FINDINGS
1. The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets all the requirements of the RSF, Residential
Single Family District with the exception of Lot with deficient width which can
easily be corrected.
2. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Finding: The proposed subdivision is consistent with the subdivision ordinance.
3. 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;
Finding: The proposed site is suitable for development subject to the conditions
specified in this report
4. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
Finding: The proposed subdivision is served by adequate urban infrastructure.
5. The proposed subdivision will not cause environmental damage;
Area (sq.
ft.)
Frontage
(feet)
Depth
(feet)
Setbacks: front,
side, rear, wetland
buffer edge
Wetland
Buffer
(feet)
Bluff
(feet)
Code
15,000
90
125
30, 10, 30,40
16.5 or 20
30
Lot 2, Block 1
17,987
105
203
30, 10, 30, na
na
na
Lot 3, Block 1
24,824
57 @
156
30, 10, 30, na
na
na
Lot 4, Block 1
19,050
55
150
30, 10, 30, na
na
na
Lot 5, Block 1
30,855
55 @
176
1 30, 10, 30, na
na
na
Lot 6, Block 1
19,734
1 80 @
190
30, 10, 30, na
na
na
Lot 7, Block 1
16,704
116
187
30, 10, 30, na
na
na
Lot 8, Block 1
16,869
90
187
30, 10, 30, na
na
na
Outlot A
16,964
ROW
250,259
Total
1,552,955
Average
18,597
@ Meets 90 foot width at the building setback line.
na - Not Applicable
SUBDIVISION - FINDINGS
1. The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets all the requirements of the RSF, Residential
Single Family District with the exception of Lot with deficient width which can
easily be corrected.
2. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Finding: The proposed subdivision is consistent with the subdivision ordinance.
3. 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;
Finding: The proposed site is suitable for development subject to the conditions
specified in this report
4. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
Finding: The proposed subdivision is served by adequate urban infrastructure.
5. The proposed subdivision will not cause environmental damage;
Yoberry Farms Rezoning and Subdivision
Planning Case No. 0443
December 7, 2004
Page 14
Finding: The proposed subdivision will not cause environmental damage subject
to conditions of approval. The proposed subdivision contains adequate open areas
to accommodate house pads.
6. The proposed subdivision will not conflict with easements of record.
Finding: The proposed subdivision will not conflict with existing easements, but
rather will expand and provide all necessary easements.
The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
a. Lack of adequate storm water drainage.
b. Lack of adequate roads.
C. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
Finding: The proposed subdivision will have access to public utilities and streets.
RECOMMENDATION
Staff recommends the Planning Commission adopt the following motions:
REZONING
"The Planning Commission recommends approval of Case #0443 to rezone 35.65 acres of property
zoned RR, Rural Residential, to RSF, Residential Single Family, for Yoberry Farm as shown on the
plans dated received November 16, 2004."
IUt101MI ll► '
"The Planning Commission recommends approval of the preliminary plat for Subdivision Case #04-
43 for Yoberry Farm for 58 lots and 8 outlots as shown on the plans received November 16, 2004,
subject to the following conditions:
1. A minimum of two overstory trees shall be required in the front yard of each lot.
2. The developer shall be responsible for installing all landscape materials proposed in rear
and side yard areas.
3. Tree preservation fence shall be installed at the edge of the grading limits prior to any
construction.
4. Tree preservation on site shall be according to tree preservation plans dated 11/15/04.
Any trees removed in excess of proposed tree preservation plans will be replaced at a
ratio of 2:1 diameter inches.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 15
5. Tree removal calculations must be shown for lot 3, block 1, Yoberry 2°d Addition.
6. Payment of park fees at the rate in force at the time of platting shall be required as a
condition of approval. The applicant will be required to meet the existing site runoff rates
for the 10 -year and 100 -year, 24-hour storm events. The proposed ponds must be
designed to National Urban Runoff Program (NURP) standards.
7. The storm sewer must be designed for a 10 -year, 24-hour storm event. Submit storm
sewer sizing calculations and drainage map prior to final plat for staff review and
approval.
8. Drainage and utility easements must be dedicated on the final plat over the public storm
drainage system including ponds, drainage swales, and wetlands up to the 100 -year flood
level.
9. Staff recommends that Type II silt fence, which is a heavy duty fence, be used adjacent to
the existing wetlands and around the ponds. In addition, tree preservation fencing must
be installed at the limits of tree removal. Erosion control blankets are recommended for
all areas with a steep slope of 3:1 and an elevation drop of eight feet or greater.
10. All plans must be signed by a registered Civil Engineer in the State of Minnesota.
11. Permits from the appropriate governmental agencies must be obtained including:
NPDES, MPCA, MDH, Watershed District and MnDOT.
12. On the utility plan:
a. All watermain pipes must be PVC -C900.
b. Maintain 10 -foot horizontal separation between all sanitary/water/storm sewer mains.
c. Revise the storm sewer pipe size to maintain a minimum 15".
d. Sanitary manhole #4 must be with outside drop structure.
e. Show existing sanitary, storm, and watermain pipe type and size.
f. Show all existing utilities in Longacres Drive.
g. Minimum sanitary sewer pipe slope is 0.4% - Revise accordingly.
h. Reroute the proposed watermain in the southwest comer of the parcel to be between
Lots 5 and 6 and 10 feet off the proposed sanitary sewer within the 30 -foot utility
easement.
i. Add the following notes: Any connection to an existing structure must be core
drilled.
13. On the grading plan:
a. Show the 100 -year HWL of all existing wetlands.
b. Show the benchmark used for the site survey.
c. Show the location and elevation of all emergency overflows. The elevation must be
1.5 feet lower than adjacent house elevations.
d. Delete the proposed grading on the custom house pad of Lot 3, Block 1, Yoberry 2°d
Addition.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 16
e. Revise the retaining wall top and bottom elevations on the southwest corner of the
parcel.
f. Remove existing temporary cul-de-sac pavement and re -sod it at the north on
Highover Drive.
g. Maintain a maximum driveway slope of 10% on Lot 21, Block 1, Yoberry I"
Addition.
h. Remove the existing outlet control structure after installing the proposed outlet
control structure on the existing north storm pond.
i. Show the location of the existing power lines along the eastern property line of the
site.
14. Any retaining wall over four feet in height must be designed by a registered civil
engineer and a permit from the City's Building Department must be obtained. In
addition, encroachment agreements will be required for any retaining wall within a public
easement. Approved safety fence will be required on top of all retaining walls which are
adjacent to sidewalk or trails.
15. The sanitary sewer and water hookup charges along with the Lake Ann Interceptor
charge will be applicable for each of the new lots. The 2004 trunk hookup charge is
$1,458.00 per unit for sanitary sewer and $2,814.00 per unit for watermain. The total
2004 Lake Ann Interceptor charge is $2,102 per unit and the SAC fee is $1,425.00 per
unit. All of these charges are based on the number of SAC units assigned by the
Metropolitan Council. Sanitary sewer and watermain hookup fees may be specially
assessed against the parcel at the time of building permit issuance.
16. All disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion.
17. The applicant should be aware that any off-site grading will require an easement from the
appropriate property owner.
18. 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.
19. All private driveway accesses for the demolished home sites off TH 41 must be removed.
20. All of the utility improvements are required to be constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates. The applicant is also
required to enter into a Development Contract with the City and supply the necessary
financial security in the form of a letter of credit or cash escrow to guarantee installation
of the improvements and the conditions of final plat approval.
21. All lots must have a minimum useable area off the back of the house pad with a
maximum slope of 10:1.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 17
22. To better match the existing grades and minimize the wall height on two of the retaining
walls, staff is recommending that the applicant lower the street grades moving west from
the eastern cul-de-sac on Gunflint Trail.
23. The plans must be revised to follow the Sanitary Sewer Comprehensive Plan and provide
a permanent lift station on this site.
24. The minimum curve radius allowed on public streets is 180 feet. Revise all proposed
curves to meet this criteria.
25. The applicant will need to provide additional information showing that the outlet pipe
from the southwest pond is discharging to a public drainage and utility easement.
26. Existing drainage and utility easements within the site must be vacated prior to recording
of the final plat.
27. The pond built in conjunction with the Mghover subdivision must be maintained to
ensure it meets the size and volume standards to which it was originally designed. Any
inlet and outlet structures on that pond requiring maintenance or replacement must be
corrected. In addition, areas experiencing erosion due to storm water discharge must be
stabilized.
28. The applicant must submit information showing that the off-site pond south of the site has
been previously sized for the additional drainage from the Yoberry Fames development.
Otherwise, on-site ponding will be required for this drainage area.
29. The applicant will need to obtain an agreement from Xcel Energy that prohibits any
future encroachment of the power poles into the street pavement or move the street and
right-of-way outside of the existing easement area.
30. The "EDGE OF WATER" notation and contour for Wetland 1 are not relevant and
should be removed from the plans.
31. A wetland buffer 16.5 feet in width must be maintained around Wetlands 2, 3, 4 and 5. A
wetland buffer 20 feet in width must be maintained around Wetland 1. Wetland buffer
areas should be preserved, surveyed and staked in accordance with the City's wetland
ordinance. The applicant should install wetland buffer edge signs, under the direction of
City staff, before construction begins and must pay the City $20 per sign.
32. All structures must maintain 40 -foot setbacks from wetland buffer edges. The buildable
areas on Lots 3-5, Block 3, Yoberry Farm should be revised to reflect the required 40 -foot
wetland buffer setback.
33. All bluff areas must be preserved. In addition, all structures must maintain a 30 -foot
setback from the bluff and no grading may occur within the bluff impact zone (i.e., the
bluff and land located within 20 feet from the top of a bluff). The buildable areas on Lots
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 18
4, 19 and 20, Block 1, Yoberry Farm should be revised to reflect the required 30 -foot
bluff setback.
34. Silt fence must be installed between wetland impact areas and the remaining wetland.
35. All exposed soil areas should have temporary erosion protection or permanent cover year
round, according to the following table of slopes and time frames:
TyW of Slone
Time (Maximum time an area can
Steeper than 3:1
7 days remain open when the area
10:1 to 3:1
14 days is not actively being worked.)
Flatter than 10:1
21 days
36. 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.
37. Street cleaning of soil tracked onto public streets should include daily street scraping and
street sweeping as needed.
38. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $88,256.
39. 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 Permit), Minnesota Department of Natural Resources (for
dewatering)) and comply with their conditions of approval.
40. Submit streets names to the Building Department for review prior to final plat approval.
41. Building Department conditions:
a. A final grading plan and soils report must be submitted to the Inspections Division
before building permits will be issued.
b. Demolition permits must be obtained prior to demolishing any structures on the site.
c. Existing wells and on-site sewage treatment systems but be abandoned in accordance
with State Law and City Code.
d. Separate sewer and water services must be provided each lot.
e. Retaining walls more than four feet high must be designed by a professional engineer
and a building permit must be obtained prior to construction.
f. The developer must coordinate the address changes of the three existing homes with
the construction of the development and provide access for emergency vehicles at all
times.
42. Fire Marshal conditions:
a. A 10 -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
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
December 7, 2004
Page 19
to ensure that fire hydrants can be quickly located and safely operated by firefighters.
Pursuant to Chanhassen City Ordinance 9-1.
b. No burning permits will be issued for trees to be removed. Trees and shrubs must
either be removed from site or chipped.
c. 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. Temporary street signs shall be installed on each street intersection when
construction of new roadways allows passage by vehicles. Pursuant to 2002
Minnesota Fire Code Section 501.4.
d. Submit proposed street names to Chanhassen Building Official and Chanhassen Fire
Marshal for review and approval.
e. An additional hydrant will be required at the southernmost tip of Lot 4. Relocate the
fire hydrant from between Lots 18 and 19 to between Lots 16 and 17 and add an
additional fire hydrant between Lots 1 and 8.
43. The frontage on Lot 20, Block 1, Yoberry Farm and Lot 4, Block 1, Yoberry Farm 3rd
Addition shall be adjusted to maintain a minimum of 90 feet.
ATTACHMENTS
1. Findings of Fact.
2. Development Application.
3. Letter from Candace Wisely dated November 30,2004-
4.
0,2004.4. Affidavit of Mailing and Public Hearing Notice.
5. Preliminary plat dated received November 16, 2004.
g:lplan\2004 planning cases\0443 - yoberry fann\staff report pc.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE: Application of Yoberry Farm — Planning Case 04-43
On December 7, 2004, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of a Preliminary Plat to Subdivide 35.65 Acres into 58
single-family lots and 8 outlets, and Rezoning of 35.65 acres of property zoned RR, Rural
Residential, to RSF, Residential Single Family — Yobeiry Farm.
The Planning Commission conducted a public hearing on the proposed development which was
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 Rural Residential District, RR.
2. The property is guided in the Land Use Plan for Residential — Low Density (1.2 —
4.0 units per net acre).
3. The legal description of the property is attached as exhibit A.
4. The Subdivision Ordinance directs the Planning Commission to consider seven
possible adverse effects of the proposed subdivision. The seven (7) effects and
our findings regarding them are:
a) The proposed subdivision is consistent with the zoning ordinance;
b) The proposed subdivision is consistent with all applicable city, county and
regional plans including but not limited to the city's comprehensive plan;
C) The physical characteristics of the site, including but not limited to
topography, soils, vegetation, susceptibility to erosion and siltation,
susceptibility to flooding, and storm water drainage are suitable for the
proposed development;
d) The proposed subdivision makes adequate provision for water supply, storm
drainage, sewage disposal, streets, erosion control and all other
improvements required by this chapter;
CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
) ss.
COUNTY OF CARVER )
I, Karen J. Engelhardt, being first duly swom, on oath deposes that she is and was on
November 24, 2004, 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 Rezoning from RR to RSF and subdivision with variances, Yoberry Farm —
Planning Case No. 04-43 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.
k'aygn J. Eng h at, De4y Clerk
Subscribed and sworn to before me
this Wraay of �n,kmber , 2004.
--
Notary Pu�
CKIM
AAgq�MEUWISSENublic - MinnesotaVER COUNTYn Exp1/31
�r
6UAnl+tD
Notice of Public Hearing
Chanhassen Planning Commission Meeting
Date & Time:
Tuesday, December 7, 2004 at 7:00 p.m.
Location:
City Hall Council Chambers, 7700 Market Blvd.
Request for rezoning of property from Rural Residential
Proposal:
District to Residential Single -Family District and subdivision
with variances - Yoberry Farm
Planning File:
04-43
Applicant:
Yoberry Farms, LLC David Hurrel, and Karen Weathers
Property
West of Highway 41, south of Highover Drive and north of
Location:
Gunflint Trail
A location map Is on the reverse side of this notice.
The purpose of this public hearing is to inform you about the
applicant's request and to obtain input from the neighborhood
about this project. During the meeting, the Chair will lead the
public hearing through the following steps:
What Happens
at the Meeting:
1. Staff will give an overview of the proposed project.
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses
the project.
If you want to see the plans before the meeting, please stop
by City Hall during office hours, 8:00 a.m. to 4:30 p.m.,
Monday through Friday. If you wish to talk to someone about
Questions &
this project, please contact Sharmeen AI-Jaff at 952-227-1134
Comments:
or e-mail saliaff Oci.chanhassen.mn.us. If you choose to
submit written comments, it is helpful to have one copy to the
department in advance of the meeting. Staff will provide
copies to the Commission.
City Review Procedure:
• Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations,
Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the
Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the
application in writing. Any interested party Is invited to attend the meeting.
• Staff prepares a report on the subject application that Includes all pertinent information and a recommendation.
These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of
the report and a recommentlation. The item will be opened for the public to speak about the proposal as a part of
the hearing process. The Commission will close the public hearing and discuss the item and make a
recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning
Commission's recommendation, Rezonings, land use and code amendments take a simple majority vote of the
City Council except rezonings and land use amendments from residential to commerciaUndustrial.
• Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant
waives this standard. Some applications due to their complexity may take several months to complete. Any
person wishing to follow an item through the process should check with the Planning Department regarding its
status and scheduling for the City Council meeting.
• A neighborhood spokespersontrepresentative is encouraged to provide a contact for the city. Often developers
are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the
project with any interested person(s).
• Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and
any correspondence regarding the application will be included in the report to the City Council. If you wish to have
something to be included in the report, lease contact the Planning Staff person named on the notification.
Notice of Public Hearing
Chanhassen Planning Commission Meeting
Date & Time:
Tuesday, December 7, 2004 at 7:00 p.m.
Location:
City Hall Council Chambers, 7700 Market Blvd.
Request for rezoning of property from Rural Residential
Proposal:
District to Residential Single -Family District and subdivision
with variances - Yoberry Farm
Planning File:
04-43
Applicant:
Yoberry Farms, LLC, David Hurrel, and Karen Weathers
Property
West of Highway 41, south of Highover Drive and north of
Location:
Gunflint Trail
A location map Is on the reverse side of this notice.
The purpose of this public hearing is to inform you about the
applicant's request and to obtain input from the neighborhood
about this project. During the meeting, the Chair will lead the
public hearing through the following steps:
What Happens
at the Meeting:
1. Staff will give an overview of the proposed project.
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses
the project.
If you want to see the plans before the meeting, please stop
by City Hall during office hours, 8:00 a.m. to 4:30 p.m.,
Monday through Friday. If you wish to talk to someone about
Questions &
this project, please contact Sharmeen AI-Jaff at 952-227-1134
Comments:
or e-mail Jaff @ci.chanhassen.mn.us. If you choose to
submit written comments, it is helpful to have one copy to the
department in advance of the meeting. Staff will provide
copies to the Commission.
City Review Procedure:
• Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations,
Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the
Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the
application in writing. Any interested party is invited to attend the meeting.
• Staff prepares a report on the subject application that includes all pertinent information and a recommendation.
These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of
the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of
the hearing process. The Commission will close the public hearing and discuss the Item and make a
recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning
Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the
City Council except rezonings and land use amendments from residential to commercial/industrial.
• Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant
waives this standard. Some applications due to their complexity may take several months to complete. Any
person wishing to follow an item through the process should check with the Planning Department regarding its
status and scheduling for the City Council meeting.
• A neighborhood spokespersonlrepresentative is encouraged to provide a contact for the city. Often developers
are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the
project with any interested person(s).
• Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and
any correspondence regarding the application will be included in the report to the City Council. "to wish to have
somethingto be included in the report, lease contact the Plannin Staff person named on the notification.
Subject
This nap is neither a legally recorded map nor a survey and m not Mandl to be used as ane.
This map is a compilation of records, infonretion and dale located in various city, county, state and
federal offices and other sources regartAng the area shown and is to be used for reference
purposes only. The City does rot warrent that Me Geographic Information System (GIS) Data used
to prepare this map are error free, "the City does not represent Mat the GIS Data can be used
for navigational, tracking or any other purpose requiring exacting measurenant of distance or
direction or precision in Me depiction of geographic features. If errors or discrepancies are found
please contact 952-227-1107. The preceding disch rner is provided pursuant to Minnesota
Statutes §406.03, Subd. 21 (2000), and the user of this hap acknowledges that Me CM shall not
be liable for any damages, and engiressly waives all dans, and agrees to defend, irMermify, and
hold tartness the City from any and all dam brought by User, its snployees or agents, or No
parties which arise out m Me user's access or use of data provided.
Subject
Thos nap is neither a legally reconced rtmp nor a survey and is not wrestled to ba used as one.
This map is a oonpildow of records, infomation it data located in various city, county, state and
federal offices and other sources regarding the area shorn, and is to be used for reference
purposes ally. The Cly does not warrant that the Geographic Information System (GIS) Data used
to prepare Mis map are error free and the City does not represent Mat the GIS Data can be used
for navigational, tracking or any other purpose requiring exacting measurement of distance or
direction or precision in the depcson of geographic featuresl ff errors or discrepancies ars, found
please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota
Statutes §466.03, Subd. 21 (2000), arb the user ol this map acknoWedges that Me City she not
be liable for any barrages, and expressly waives all pains, and agrees to defend, indennify, and
hold harm ass gal City from any and all claims brought by Use, its anployees or agents, or third
parties which ansa out at Me user's access or use of data provided.
I
Public Hearing Notification Area
Yoberry Farm
City of Chanhassen
Planning Case No. 04-43
Subject
Property
THOMAS J DOLL & PAINTING PERFECTION LTD
MARY C DODDS 13875 FENWAY BLVD N THOMAS L & SUSAN M YEZZI
PO BOX 148SUITE 300 2320 HARRISON HILL CT
EXCELSIOR MN 55331 HUGO MN 55038 CHANHASSEN MN 55317
MARK J & COLLEEN M FELLNER JOHN P & MARGARET G WIEHOFF JOHN F & NICOLE J COYLE
2323 HARRISON HILL CT 2330 HARRISON HILL CT 2333 HARRISON HILL CT
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
JEFFREY D & KAREN L SANDEFUR MARK R & SHEILA B HAGEN CHARLES T & LORI L DINNIS
2340 HARRISON HILL CT 2343 HARRISON HILL CT 2362 HUNTER DR
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
JEFFREY E & MARY ANN O'NEIL JON C & DEBORAH S WADDELL CRAIG A & LOIS S SCHULSTAD
2370 HUNTER DR 2375 LONGACRES DR 2378 LONGACRES DR
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
JOHN F & RHONDA S DOLAN DANIEL J & KIMBERLY K HANSON PAUL B & KRISTI L NYBERG
2383 LONGACRES DR 2390 LONGACRES DR 2391 LONGACRES DR
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
DARIN M & ANDREA J TYSDAL MICHAEL R & BRENDA L WELLNER PHILIP E & PAMELA A BROWN
2399 LONGACRES DR 2424 LONGACRES DR 2438 HUNTER DR
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
PATRICK M & LISA L BRUNNER GORDON & ROSALIE NAST KIMBERLY A CALLAWAY
2443 HUNTER DR TRUSTEES OF TRUST 2448 LONACRES DR
CHANHASSEN MN 55317 2448 HUNTER DR CHANHASSEN MN 55317
CHANHASSEN MN 55317
JOHN J & PAMELA S COCCARO MICHAEL L & CANDI S MCGONAGILL MICHAEL & LISA M HOKKANEN
2450 HIGHOVER WAY 2451 HUNTER DR 2456 HUNTER DR
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
LARRY G & CINDY A LOVIG JAMES R & MARY E VALENTINE ROBERT H & ANN MARIE MOORE
2475 GUNFLINT CT 2476 GUNFLINT CT 2484 GUNFLINT CT
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
MICHAEL R BOTH & JOHN H & SARAH E DRITZ RICHARD J & SARAH R PINAMONTI
KELLY M FLINTANDT 2493 GUNFLINT CT 2519 LONGACRES DR
CHANHASSEN
GUNFLINT N CHANHASSEN MN 55317 CHANHASSEN MN 55317
CHANHASSEN MN 55317
DALE F & JO ELLEN MUELLER KEVIN W NORDBY & R SCOTT & CARA CELESTE ECKERT
2529 LONGACRES DR LESLIE HANNA-NORDBY 2547 LONGACRES DR
CHANHASSEN MN 55317 2537 LONGACRES DR CHANHASSEN MN 55317
CHANHASSEN MN 55317
BRENDA F KNIGHT
2555 LONGACRES DR
CHANHASSEN MN 55317
JAMES B & CAROLYN B AKERS
2613 LONGACRES DR
CHANHASSEN MN 55317
RIAZ & SHIREEN HUSEIN
2655 LONGACRES DR
CHANHASSEN MN 55317
LEONARD V & MARY ELLEN KUHI
2703 CHES MAR FARM RD
EXCELSIOR MN 55331
KENNETH & KIMBERLY SWITALSKI
2563 LONGACRES DR
CHANHASSEN MN 55317
ANTHONY J & KATHY A LARSON
2631 LONGACRES DR
CHANHASSEN MN 55317
NICHOLAS H STILLINGS &
DENISE C STILLINGS
2670 LONGACRES DR
CHANHASSEN MN 55317
JEFFREY C & BRENDA L WILLIAMS
2710 LONGACRES DR
CHANHASSEN MN 55317
CARVER COUNTY MARK ANDERSON
CARVER COUNTY GOVT CTR -ADMIN 6840 JEFFREY EYHAZMAINE BLVD
CH M
ASKA MN 55318 4TH E EXCELSIOR MN 55331
CH
TOBY & KARIE M TIMION LAWRENCE M & ABIGAIL DUMOULIN
6959 HIGHOVER DR 6966 HIGHOVER DR
CHANHASSEN MN 55317 CHANHASSEN MN 55317
KATHLEEN E MACK JON D GRUBB
6984 HIGHOVER DR 6989 HIGHOVER CT N
CHANHASSEN MN 55317 CHANHASSEN MN 55317
PING CHUNG &
DANIEL P ENBLOM &
ANH TRAN
PAMELA M GRIFFITH-ENBLOM
7000 HIGHOVER DR
7010 CHES MAR DR
CHANHASSEN MN 55317
EXCELSIOR MN 55331
MICHAEL J HORN, TRUSTEE &
MICHAEL P CAUTIN PAMELA A KLINGER-HORN,
7013 HIGHOVER CT S TRUSTEE
CHANHASSEN MN 55317 7024 HIGHOVER CT S
CHANHASSEN MN 55317
TIMOTHY J & JENNIFER A LORGE
2589 LONGACRES DR
CHANHASSEN MN 55317
JONATHAN D ANDERSON SR &
CATHERINE L ANDERSON
2645 LONGACRES DR
CHANHASSEN MN 55317
GREGORY L & NANCY L SCHMIDT
2700 CHES MAR FARM RD
EXCELSIOR MN 55331
BARRY G & JENNIFER J FRIENDS
2735 CHES MAR FARM RD
EXCELSIOR MN 55331
E JEROME & LINDA C CARLSON
6950 GALPIN BLVD
EXCELSIOR MN 55331
RICHARD C & LAURA A BRAY
6983 HIGHOVER DR
CHANHASSEN MN 55317
GREGORY A & LINDA R TWEDT
6999 HIGHOVER DR
CHANHASSEN MN 55317
MARK JOLSON
7011 HIGHOVER DR
CHANHASSEN MN 55317
CRAIG J & NANCY G LERVICK
7027 HIGHOVER CT S
CHANHASSEN MN 55317
JENNIFER S JOHNSON REZA & BEVERLY M AGHELNEJAD JAMES S & CANDACE L WISELY
7036 HIGHOVER CT S 7041 HIGHOVER CT S 7048 HIGHOVER CT S
CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317
JOHN W & LISA G WING
7049 HARRISON HILL TRL
CHANHASSEN MN 55317
RUTH E ROLFS
7056 HIGHOVER CT S
CHANHASSEN MN 55317
STEVEN E & TERRYL A MUELLER
7077 HARRISON HILL TRL
CHANHASSEN MN 55317
MICHAEL W & SUSAN L GILBERT
7100 CHES MAR DR
EXCELSIOR MN 55331
ANDREW I & TINA M WHITE
7122 HARRISON HILL TRL
CHANHASSEN MN 55317
JOSEPH J WITTERSCHEIN &
LESLIE M WITTERSCHEIN
7150 HARRISON HILL TRL
CHANHASSEN MN 55317
DEAN A & JACQUELINE P SIMPSON
7185 HAZELTINE BLVD
EXCELSIOR MN 55331
MARK A & BETH A BROWN
7210 GUNFLINT TRL
CHANHASSEN MN 55317
KEVIN S & TERESA A FINGER
7052 HARRISON HILL TRL
CHANHASSEN MN 55317
WILLIAM D & BARBARA L JOHNSON
7060 CHES MAR DR
EXCELSIOR MN 55331
PAUL W & JACKIE M K OTTOSON
7080 HARRISON HILL TRL
CHANHASSEN MN 55317
PAUL R & ROXANNE J YOUNGQUIST
7105 HAZELTINE BLVD
EXCELSIOR MN 55331
JOSEPH R & JUDITH M EULBERG
7136 HARRISON HILL TRL
CHANHASSEN MN 55317
DAVID W & PENNY J DONELSON
7164 HARRISON HILL TRL
CHANHASSEN MN 55317
JAMES G WAYNE JR
7200 HAZELTINE BLVD
EXCELSIOR MN 55331
ULISACCHET
7053 HIGHOVER CT S
CHANHASSEN MN 55317
PHILIP J & LAURA K HAARSTAD
7066 HARRISON HILL TRL
CHANHASSEN MN 55317
ERIC J & JULIENNE G LOHSE
7094 HARRISON HILL TRL
CHANHASSEN MN 55317
MICHAEL R & JENNIFER H RYSSO
7108 HARRISON HILL TRL
CHANHASSEN MN 55317
JAY M & KELLE L STAATS
7147 HARRISON HILL TRL
CHANHASSEN MN 55317
DAVID C & GAIL J LACY
7167 HARRISON HILL TRL
CHANHASSEN MN 55317
DAVID J & STEPHANIE L SEWARD
7205 HAZELTINE BLVD
EXCELSIOR MN 55331
NEAL W BRIEST, TRUSTEE & STEPHEN J & HEATHER
LYNNE HOFFELT-BRIEST, TRUSTEE OSTERMANN
7216 GUNFLINT TRL 7224 LODGEPOLE PT
CHANHASSEN MN 55317 CHANHASSEN MN 55317
ROBERT T & SUSANNA A SHARP DAVID R WEATHERS & STUART C & MELANIE S
7232 LODGEPOLE PT KAREN EDELMANN HENDERSON
CHANHASSEN MN 55317 7235 HAZELTINE BLVD 7240 GUNFLINT TRL
EXCELSIOR MN 55331 CHANHASSEN MN 55317
WALTER A & MELBA D WHITEHILL MICHAEL P & LORI B ZUMWINKLE MARK W & STACEY A RIECKS
7250 HAZELTINE BLVD 7250 HILLSDALE CT 7256 GUNFLINT TRL
EXCELSIOR MN 55331 CHANHASSEN MN 55317 CHANHASSEN MN 55317
BRIAN P & MELISSA R THOMPSON
7260 HILLSDALE CT
CHANHASSEN MN 55317
THOMAS J OLENCZUK &
SANDRA G OLENCZUK
7269 BENT BOW TRL
CHANHASSEN MN 55317
CARTER W & CARRIE A MUENCH
7284 BENT BOW TRL
CHANHASSEN MN 55317
L RILE CHERREY
MARY P MCGINTY CHERREY
7300 BENT BOW TRL
CHANHASSEN MN 55317
DAVID M & AMY K LYONS
7320 HILLSDALE CT
CHANHASSEN MN 55317
DAVID E & CONNIE S MOORE
7330 MOCCASIN TRL
CHANHASSEN MN 55317
STANFORD L & WYNETTE MILLER
7264 BENT BOW TRL
CHANHASSEN MN 55317
DAN S & W ENDY L SPILLUM
7270 HILLSDALE CT
CHANHASSEN MN 55317
JEROME P & TERESA L FREDERICK
7297 HILLSDALE CT
CHANHASSEN MN 55317
JOHN W & SHARON K CERJANCE
7301 HILLSDALE CT
CHANHASSEN MN 55317
DARYL S & KRISTEN D MCLINDEN
7321 HILLSDALE CT
CHANHASSEN MN 55317
MARK S & PAMELA J GOLENZER
7334 BENT BOW TRL
CHANHASSEN MN 55317
ADAM E & LEAH S OLSON
7265 HILLSDALE CT
CHANHASSEN MN 55317
ERIC K & KELLY J DETTMER
7275 HILLSDALE CT
CHANHASSEN MN 55317
MARK W & JOAN R LARSON
7298 HILLSDALE CT
CHANHASSEN MN 55317
CHRISTOPHER J LEWIS &
JENNIFER L LEWIS
7320 BENT BOW TRL
CHANHASSEN MN 55317
KURT W & MICHELLE K ODDSEN
7325 MOCCASIN TRL
CHANHASSEN MN 55317
KEVIN P & JEAN ANN THAYER
7351 MOCCASIN TRL
CHANHASSEN MN 55317
LONGACRES HOMEOWNERS ASSN
DAVID G & STACEY R HURRELL INC RICH SLAGLE
7460 BENT BOW TRL C/O LUNDGREN BROS CONST INC 7411 FAWN HILL ROAD
CHANHASSEN MN 55317 935 WAYZATA BLVD E CHANHASSEN MN 55317
WAYZATA MN 55391
0+ 45
RECEIVED
DEC 0 1 2004
CITY OF CHANHASSEN
November 30, 2004
Ms. Lori Haak
City of Chanhassen
7700 Market Blvd.
P.O. Box 147
Chanhassen, MN 55317
Re: Highover / Yoberry Farm Pond
Dear Lori:
My husband James and I live at 7048 Highover Court in Chanhassen, and we overlook a
pond the developer of Highover constructed several years ago. A week or so ago I met
with Bill Coffman, a member of the development team that is involved with the
development of the Youngquist Property, and we discussed the pond in the rear of our
property.
We would like to inform the City that we would very much prefer the pond to stay in its
present location as we feel it offers us a valuable amenity in several ways. It attracts
wildlife (deer and water fowl) that we enjoy, it serves as a `water feature" that enhances
our view and our family enjoys ice skating on it during the winter. Please be advised we
support the current location of this pond whole heartedly.
Thank you very much for your consideration in this matter.
Sincerely,
Candace Wisely
WETLAND 3
1031.5
I
i
u
I
-TA kJINC� WALL 11
1 — �
/ CONSE AtION
EASEMASEM 1
� i I
I � i
i I
OPTION B
YOBERRYFARA
T5O401
LANDFORM
I \
I I \ RE'fAkJNC,WAL.L
elk
1 �
I / I
-_ I 1
I I 1 -'--
I
I / r-CONSERVAJON
OPTION C
YOBERRY FARM
'rank i%
y CITY OF CHANHASSEN
MARKET
aff700 Op 7CHANHASSEN, N 55317
RD
WEEN (952) 227-1100
-�qA3
CITY OF CHANHASSEN
RECEIVED
NOV 0 5 2004
DEVELOPMENT REVIEW APPLICATION CHANHASSEN PLANNING DEPT
APPLICANT: Karen Weathers OWNER:Same
ADDRESS: 7235 Hazeltine Blvd. ADDRESS:
Excelsior, MN 55331
TELEPHONE (Daytime) 612-202-0692 TELEPHONE:
A list of all property owners within 500 feet of the boundaries of the property must be included with the
application.
Building material samples must be submitted with site plan reviews.
'Twenty-six full size folded copies of the plans must be submitted, including an 8Y2' X 11" reduced copy of
transparency for each plan sheet.
'* Escrow will be required for other applications through the development contract
NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
Comprehensive Plan Amendment
Temporary Sales Permit
Vacation of ROW/Easements
Conditional Use Permit
Interim Use Permit
Variance
Non -conforming Use Permit
Wetland Alteration Permit
Planned Unit Development*
Zoning Appeal
X
Rezoning
Zoning Ordinance Amendment
Sign Permits
Sign Plan Review
X Notification Sign
X
Site Plan Review*
Subdivision*
Escrow for Filing Fees/Attorney Cost** ($50
X CUP/SPR/VACNAR/WAP/Metes and
Bounds, $400 Minor SUB)
OTAL FEE $
A list of all property owners within 500 feet of the boundaries of the property must be included with the
application.
Building material samples must be submitted with site plan reviews.
'Twenty-six full size folded copies of the plans must be submitted, including an 8Y2' X 11" reduced copy of
transparency for each plan sheet.
'* Escrow will be required for other applications through the development contract
NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
PROJECT NAME YOBERRY FARM
LOCATION 6451, 7105, 7185 & 7235 Hazeltine Blvd. Excelsior, MN 55331
LEGAL DESCRIPTION See Attached Exhibit A, B & C
TOTAL ACREAGE 35.9 AC
WETLANDS PRESENT X YES NO
PRESENT ZONING RR —Rural Residential District
REQUESTED ZONING RSF —Single Family Residential District
PRESENT LAND USE DESIGNATION RES —Low Density (Net Density Range 1.2- 4 /Ac.)
REQUESTED LAND USE DESIGNATION RES —Low Density (Net Density Range 1.2- 4 /Ac.)
REASON FOR THIS REQUEST Allow small lot sinale family subdivision
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 ten business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within ten 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.
The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing
requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day
extension for development review. Development review shall be completed within 120 days unless additional review
ext en ions are approved by the applicant. y� J L1)Ze-.iy
E S/e%07�
U
Wa�tur�of'App?
nt ^,
Signature of Fee Owner
Application Received on I Fee Paid Receipt No.
The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the
meeting. If not contacted, a copy of the report will be mailed to the applicant's address.
Exhibit B
Weathers Legal Description
PARCEL A
ALL THAT PART OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF
SECTION 9, TOWNSHIP 116, RANGE 23, CARVER COUNTY, MINNESOTA DESCRIBED
AS FOLLOWS: BEGINNING AT A POINT ON THE NORTH LINE OF SAID SOUTHWEST
QUARTER OF THE NORTHEAST QUARTER DISTANT 239.4 FEET WEST OF THE
NORTHEAST CORNER THEREOF; THENCE SOUTH, AT A RIGHT ANGLE TO THE NORTH
LINE 200 FEET; THENCE EAST, PARALLEL WITH SAID NORTH LINE, 200 FEET;
THENCE NORTH, AT RIGHT ANGLES TO SAID NORTH LINE; THENCE WEST TO THE
POINT OF BEGINNING.
EXCEPT THAT PART THEREOF LYING NORTH OF A LINE DRAWN FROM A POINT 14
FEET SOUTH, MEASURED AT A RIGHT ANGLE, FROM A POINT IN THE NORTH LINE
OF SAID SOUTHWEST QUARTER OF THE NORTHEAST QUARTER, DISTANT 142.78 FEET
WEST OF THE NORTHEAST CORNER THEREOF, TO A POINT ON THE EASTERLY LINE
OF MINNESOTA TRUNK HIGHWAY NO. 41, DISTANT 16.3 FEET SOUTHWESTERLY,
MEASURED ALONG SAID EASTERLY LINE FROM IT'S POINT OF INTERSECTION WITH
THE NORTH LINE OF SAID SOUTHWEST QUARTER OF THE NORTHEAST QUARTER.
INCLUDING AN EASEMENT FOR DRIVEWAY PURPOSES OVER A STRIP OF LAND 30
FEET WIDE LYING SOUTH OF AND ADJACENT TO SAID LAST DESCRIBED LINE, AND
BETWEEN SAID FIRST HEREIN ABOVE DESCRIBED PROPERTY AND THE EASTERLY
RIGHT-OF-WAY LINE OF STATE TRUNK HIGHWAY NO. 41; AND ALSO OVER A TRACT
OF LAND DESCRIBED AS FOLLOWS: BEGINNING AT THE POINT OF INTERSECTION OF
THE SOUTH LINE OF SAID 30 FOOT STRIP OF LAND WITH THE WEST LINE OF THE
PROPERTY FIRST HEREIN ABOVE DESCRIBED; THENCE SOUTH ALONG SAID WEST
LINE TO A POINT 107 FEET SOUTH, MEASURED AT RIGHT ANGLES FROM THE NORTH
LINE OF SAID SOUTHWEST QUARTER OF THE NORTHEAST QUARTER; THENCE WEST AT
RIGHT ANGLES 13.38 FEET; THENCE DEFLECTING RIGHT 45 DEGREES TO THE
SOUTH LINE OF SAID 30 FOOT STRIP OF LAND; THENCE EAST, ALONG SAID SOUTH
LINE, TO THE POINT OF BEGINNING.
PARCEL B
THAT PART OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF SECTION 9,
TOWNSHIP 116, RANGE 23, CARVER COUNTY, MINNESOTA, DESCRIBED AS
BEGINNING AT A POINT IN THE NORTH LINE OF SAID SOUTH HALF OF THE
NORTHEAST QUARTER DISTANCE 239.4 FEET WEST FROM THE NORTHEAST CORNER OF
THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 9, THENCE
SOUTH AT RIGHT ANGLES TO SAID NORTH LINE A DISTANCE OF 461.29 FEET,
THENCE EAST AT RIGHT ANGLES A DISTANCE OF 464.44 FEET, THENCE NORTH AT
RIGHT ANGLES A DISTANCE OF 461.29 FEET AT THE NORTH LINE OF SAID SOUTH
HALF OF THE NORTHEAST QUARTER, THENCE WEST ALONG SAID NORTH LINE A
DISTANCE OF 464.44 FEET TO THE POINT OF BEGINNING EXCEPT THE NORTH 200
FEET OF THE WEST 200 FEET OF THE ABOVE DESCRIBED PROPERTY.
AND ALSO THAT CERTAIN PIECE OF PROPERTY 13.38 FEET IN WIDTH FROM EAST
TO WEST, AND 152 FEET IN LENGTH FROM NORTH TO SOUTH, LYING IMMEDIATELY
TO THE EAST AND ADJACENT TO THE EASTERLY BOUNDARY OF THE PROPERTY
DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE NORTH LINE OF THE SOUTHWEST QUARTER OF THE
NORTHEAST QUARTER OF SECTION 9, TOWNSHIP 116, RANGE 23, DISTANCE 252.78
FEET WEST OF THE NORTHEAST CORNER THEREOF; THENCE SOUTH AT RIGHT ANGLES
TO SAID NORTH LINE A DISTANCE OF 152 FEET; THENCE WEST AND PARALLEL TO
SAID NORTH LINE TO THE EASTERLY LINE OF STATE TRUNK HIGHWAY #41, THENCE
NORTHEASTERLY ALONG SAID EASTERLY LINE TO SAID NORTH LINE OF THE
SOUTHWEST QUARTER OF THE NORTHEAST QUARTER; THENCE EAST ALONG SAID
NORTH LINE TO THE POINT OF BEGINNING.
�p CITY OF CHANHASSEN
��ppCSM OF 7CHANHASSEN, MN 553700 MARKET RD
b�Ft1UM (952) 227.1100
DEVELOPMENT REVIEW APPLICATION
APPLICANT: Yoberry Farms, LLC
ADDRESS: 7105 Hazeltine Blvd.
Excelsior, MN 55331
TELEPHONE (Daytime) 612-202-0692
Comprehensive Plan Amendment
Conditional Use Permit
Interim Use Permit
Non -conforming Use Permit
Planned Unit Development*
X Rezoning
Sign Permits
Sign Plan Review
Site Plan Review*
X_ Subdivision*
OWNER:Same
TELEPHONE:
vi -43
CITY OF CHANHASSEN
RECEIVED
NOV 0 62004
CHANHASSEN PLANNING DEPT
Temporary Sales Permit
Vacation of ROW/Easements
Variance
Wetland Alteration Permit
Zoning Appeal
Zoning Ordinance Amendment
X Notification Sign
X Escrow for Filing Fees/Attorney Cost** ($50
CUP/SPR/VACNAR/WAP/Metes and
Bounds, $400 Minor SUB)
FEE $ 2'640
A list of all property owners within 500 feet of the boundaries of the property must be included with the
application.
Building material samples must be submitted with site plan reviews.
*Twenty-six full size folded copies of the plans must be submitted, including an W/2" X 11" reduced copy of
transparency for each pian sheet.
'* Escrow will be required for other applications through the development contract
NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
SCANNED
PROJECT NAME YOBERRY FARM
LOCATION 6451, 7105, 7185 & 7235 Hazeltine Blvd. Excelsior, MN 55331
LEGAL DESCRIPTION See Attached Exhibit A, B & C
TOTAL ACREAGE
WETLANDS PRESENT X YES NO
PRESENT ZONING RR— Rural Residential District
REQUESTED ZONING RSF — Sinale Familv Residential District
PRESENT LAND USE DESIGNATION RES —Low Density (Net Density Range 1.2- 4 /Ac.)
REQUESTED LAND USE DESIGNATION RES —Low Density (Net Density Range 1.2- 4 /Ac.)
REASON FOR THIS REQUEST Allow small lot single family subdivision
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 ten business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within ten 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.
The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing
requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day
extension for development review. Development review shall be completed within 120 days unless additional review
extensions are approved by the applicant.
{Slnnaft lra of nlic Date
Date
on II — 5—C4 Fee Paid Receipt No.
The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the
meeting. If not contacted, a copy of the report will be mailed to the applicant's address.
Exhibit A
Youngquist Legal Description
PARCEL A
THE SOUTH 25.00 ACRES OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER
OF SECTION 9, TOWNSHIP 116 NORTH, RANGE 23 WEST.
THAT PART OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER (NW 1/4 OF
THE NE 1/4) OF SECTION 9, TOWNSHIP 116, RANGE 23 DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF SAID NORTHWEST QUARTER OF THE
NORTHEAST QUARTER RUNNING THENCE NORTHERLY ALONG THE EAST LINE OF SAID
NORTHWEST QUARTER OF THE NORTHEAST QUARTER A DISTANCE OF 960 FEET;
RUNNING THENCE DUE WEST TO THE EASTERLY LINE OF THE RIGHT OF WAY OF
STATE TRUNK HIGHWAY NO. 41; RUNNING THNCE SOUTHERLY ALONG THE EASTERLY
LINE OF THE RIGHT OF WAY OF SAID HIGHWAY TO ITS POINT OF INTERSECTION
WITH THE SOUTH LINE OF SAID NORTHWEST QUARTER OF THE NORTHEAST QUARTER,
RUNNING THENCE EASTERLY TO THE POINT OF BEGINNING.
EXCEPT THE FOLLOWING DESCRIBED LAND:
THAT PART OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER (NW 1/4 OF
THE NE 1/4) OF SECTION 9, TOWNSHIP 116, RANGE 23, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF SAID NORTHWEST QUARTER OF
NORTHEAST QUARTER; THENCE NORTH ALONG THE EAST LINE THEREOF 365.4 FEET;
THENCE DEFLECTING 60 DEGREES 45 MINUTES TO THE LEFT AND RUNNING
NORTHWESTERLY 195 FEET MORE OF LESS TO THE EASTERLY RIGHT OF WAY LINE
OF STATE TRUNK HIGHWAY NO. 41; THENCE RUNNING SOUTHWESTERLY ALONG SAID
RIGHT OF WAY LINE TO ITS INTERSECTION WITH THE SOUTH LINE OF SAID
NORTHWEST QUARTER OF NORTHEAST QUARTER; THENCE EAST ALONG SIAD LINE
445.5 FEET MORE OF LESS TO THE POINT BEGINNING, ACCORDING TO U.S.
GOVERNMENT SURVEY THEREOF.
THE ABOVE DESCRIBED PROPERTY IS SUBJECT TO A PUBLIC RIGHT-OF-WAY
EASEMENT FOR STATE HIGHWAY NO. 41.
CARVER COUNTY, MINNESOTA
MY OF
MEMORANDUM
WNSENTo:
Sharmeen Al-Jaff, Senior Planner
naa Market Boulevard
PO Boz 147TCity
1
FROM: Matt Saam, Assistant Ci Engineer Wb
Chanhassen, MN 55317
DATE: January 12, 2005
Administration
Phone: 952.227.1100
Fax: 952 227.1110
SUBJ: Planning Commission Update for Yoberry Farms
Land Use Review File No. 04-14
Building Inspections
Phone. 952 227.1180
Fax: 952 227,1190
At the January 4, 2005 Planning Commission (PC) meeting, concerns were raised
Engineering
about the location of the proposed cul-de-sac at the east end of Gunflint Trail and
Phone: 952.227 1160
Fax: 952.227.1170
a proposed street connection to TH 41. The issues are discussed below.
Finance
LOCATION OF GUNFLINT TRAIL CUL-DE-SAC
Phone: 952.227.1140
Fax: 952.W.1 110
At the public hearing, both residents and Planning Commissioners expressed
Park & Recreation
concerns over the location, lack of buffering, and the retaining wall adjacent to
Phone. 952.227.1120
Fax 952.V7.1 110
the eastern cul-de-sac of Gunflint Trail. One of the suggestions at the hearing was
Recreation Center
to consider moving the cul-de-sac to the west along the wetland and putting the
2310 Couper Boulevard
lots on the east side of the road. The developer has looked at this option (shown
Phone: 952.227.1400
as attached Option Q. The option does not work for a few reasons. First, it
Fax 952 227.1404
requires extensive grading and tree removal along the wetland. In addition, it
Planning &
requires the construction of an 11 -foot high retaining wall along the entire east
Natural Resources
side of the wetland in order to "hold up" the road. Finally, Option C doesn't work
Phone: 952.227.1130
with the natural contours of the land as well as the original sal. Instead of
�
Fax: 952.227. 1110
having the rearyard walk -outs of the lots on the natural low side with the wetland,
Public works
Option C has it reversed with the rearyards on the east side which is naturally
1591 Park Road
high.
Phone: 952.227.1300
Fax: 952.227.1310
The developer also looked at the option of a private street at the end of Gunflint
Senior Center
Trail (attached Option B). In staffs opinion, this option does not reduce the
Phone: 952.227.1125
Fax: 952.227.1110
amount of grading vs. the public street option. Also, the location of the private
street is actually closer to the eastern property line than the original proposal.
Web site
Finally, the private street option would require two variances to obtain the four
www ci.chanhassennn. us
lots that the public option obtains. One variance would be for the private street
itself and the second would be for the width of Lot 1. With the public street
option, no variances are required.
In an attempt to address the concerns raised at the public hearing, the developer
has made some revision to the public street option (attached Option A). This
includes revising the grading to eliminate the retaining wall along the east side of
the road and to save additional trees to the north of the cul-de-sac. The developer
has also received approval from Xcel Energy to install bushes or a hedge within
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.
Sharmeen Al-Jaff
January 12, 2005
Page 2
the electric line easement along the east side of the road. This proposed
vegetation (shown on the attached Landscaping Plan) will provide a buffer
between the roadway and the exiting homes along Harrison Hill Trail to the east.
With these revisions, staff is in favor of the public street option.
STREET CONNECTION TO TH 41
After the last Planning Commission meeting, staff contacted MnDOT personnel
both by email (attached) and telephone. MnDOT stated that they are not in favor
of an additional street connection to TH 41. They stated that their minimum
spacing requirement for new street connections along arterial highways is a half
mile. The current distance between Longacres Drive and Lake Lucy Road
(approximately 4,100 feet) is less than one mile. This means any new access
point between the two existing streets would be less than a half mile and, thus, not
meet the spacing requirement. In addition, with the existing street system that is
in place around the proposed development, MnDOT did not see a reason that an
additional street connection to TH 41 would be needed. It should be noted,
MnDOT also stated in their attached development review memo that they would
like access control along TH 41 dedicated on the plat. Access control basically
means that no access will be allowed where access control exists.
Staff is in concurrence with MnDOT on this issue. Given the steep terrain and
bluffs along the eastern side of TH 41; the existing street system with collector
roads immediately adjacent to the site on the north and south; and the fact that the
local roads (Highover Drive and Gunflint Trail) which are stubbed to the property
have always been planned to be extended to serve the site, staff sees no
compelling reason to force a new street connection to TH 41.
Attachment: 1. Developer plan exhibits.
2. E-mail dated 1/6/05.
3. MnDOT review memo dated 12/15/04.
c: Paul Oehme, City Engineer/Dir. of Public Works
gAeng\matt\memos\yobeny farms update.doc
dq -43
CITY OF CHANHASSEN
7700 MARKET BOULEVARD
CHANHASSEN, MN 55317
(952) 227-1100 PR VW10
DEVELOPMENT REVIEW APPLICATION fdOV nJ 2nnA
APPLICANT: David Hurrel
ADDRESS: 7460 Bentbow Trail
Chanhassen, MN 55331
TELEPHONE (Daytime) 612-202-0692
Comprehensive Plan Amendment
Conditional Use Permit
Inte im Use Permit
Non -conforming Use Permit
Planned Unit Development*
X Rezoning
Sign Permits
Sign Plan Review
Site Plan Review*
X Subdivision*
OWNER:Same CITY OF Gf-,riruili,'-A:."AU
ADDRESS:
TELEPHONE:
Temporary Sales Permit
Vacation of ROW/Easements
Variance
Wetland Alteration Permit
Zoning Appeal
Zoning Ordinance Amendment
X Notification Sign
X Escrow for Filing Fees/Attorney Cost**
CUP/SPR/VACNAR/WAP/Metes and
Bounds, $400 Minor SUB)
TOTAL FEE $
A list of all property owners within 500 feet of the boundaries of the property must be included with the
application.
Building material samples must be submitted with site plan reviews.
*Twenty-six full size folded copies of the plans must be submitted, including an 8'/2' X 11" reduced copy of
transparency for each plan sheet.
'* Escrow will be required for other applications through the development contract
NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
PROJECT NAME YOBERRY FARM
LOCATION 6451, 7105, 7185 & 7235 Hazeltine Blvd. Excelsior, MN 55331 _.
LEGAL DESCRIPTION See Attached Exhibit A, B & C
TOTAL ACREAGE 35.9
WETLANDS PRESENT X YES
PRESENT ZONING RR—Rural Residential District
alolp
REQUESTED ZONING RSF —Single Family Residential District
PRESENT LAND USE DESIGNATION RES —Low Density (Net Density Range 1.2- 4 /Ac.)
REQUESTED LAND USE DESIGNATION RES —Low Density (Net Density Range 1.2- 4 /Ac.)
REASON FOR THIS REQUEST Allow small lot single family subdivision
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 ten business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within ten 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.
The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing
requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day
extension for development review. Development review shall be completed within 120 days unless additional review
extensions
are approved by the applicant.
S�ggaturAp I'aDate
�
Signature of Fee Owner Date
Application Received on Fee Paid Receipt No.
The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the
meeting. H not contacted, a copy of the report will be mailed to the applicant's address.
Exhibit C
Hurrell Parcel Legal Description
LOT 1, BLOCK 1, WIRTZ ADDITION, CARVER COUNTY, MINNESOTA.
MR]
OUTLOT B, HIGHOVER, CARVER COUNTY, MINNESOTA.
CITY OF
CHA NSEN
7700 Market Boulevard
PC Boz 147
Chanhassen, MN 55317
Administration
Phone: 952.227.11 00
Fax: 952 227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Engineering
Phone: 952.22T1 160
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: 952.2221130
Fax: 952.227.1110
Public Worlds
1591 Park Road
Phone: 952.227.1300
Fax: 952 227.1310
Senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Web She
wwwachanhassennnas
vaR►k CGILTANbl/1i&1
TO: Sharmeen Al-Jaff, Senior Planner
FROM: Mak Sweidan, Engineeil"
DATE: November 30, 2004
SUBJ: Preliminary Plat Review of Yoberry Farm
Land Use Review File No. 04-14
Upon review of the plans submitted by Landform dated November 15, 2004, I
offer the following comments and recommendations:
GRADING, DRAINAGE & EROSION CONTROL
The existing site is about 36 acres and has tree cover over approximately 16 acres
(45% of the parcel). The existing parcel has a wide variety of grade changes
within its limits. The site elevations range from a high of 1084± to a low of 992±.
These severe elevation differences make this site a challenging one to both
develop and minimize grading. The plans propose to grade about 80% of the site
for the 58 new house pads, a proposed street system, three cul-de-sacs and
stormwater ponds. The proposed grading will prepare the site for full basement,
look -out and walk -out type house pads. Retaining walls are proposed in
numerous locations throughout the site. The applicant must be aware that any
retaining wall over four feet in height must be designed by a registered civil
engineer and a permit from the city building department must be obtained. In
addition, encroachment agreements will be required for any retaining wall within
a public easement.
Staff is concerned with the large number of lots that have steep rearyard slopes off
the housepad and very little useable rearyard. Staff is, therefore, recommending
that all lots have a minimum of 20 feet off the back of the housepad that is
relatively flat with a maximum slope of 10:1. In addition, the eastern end of
Gunflint Trail contains three retaining walls just off the right-of-way. To better
match the existing grades and minimize the wall height on two of the retaining
walls, staff is recommending that the applicant increase the street grades moving
west from the cul-de-sac. This would lower the street in the area of the curve and
existing wetland and decrease the amount of fill that is required.
The existing site drainage is encompassed within three main drainage areas.
Under existing conditions, the eastern portion of the site drains to an existing
wetland complex to the east and south; the northwestern part of the site drains off -
The City of Chanhassen • A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A gnat place to live, work, and play.
Sharmeen Al-Jaff
November 30, 2004
Page 2
site to a western TH 41 ditch; and the southwestern part of the site drains off-site
to the south. Under developed conditions, the applicant is proposing to capture
the street drainage, front -yard drainage and rearyard drainage from most of the
lots. The stormwater that is captured will be conveyed via storm sewer to
proposed ponds in the southeasterly and southwesterly corners of the site for
treatment. The proposed ponds must be designed to National Urban Runoff
Program (NURP) standards with maximum 3:1 slopes and a 10:1 bench at the
NWL. Staff is concerned with the location of the outlet pipe from the proposed
pond in the southwest comer of the site. The applicant will need to provide
additional information showing that this pipe is discharging to a public drainage
and utility easement.
Two storm water ponds are proposed in conjunction with this development. In
addition, a temporary pond that was constructed with the Highover subdivision is
proposed to remain. The applicant has indicated that he has met with the property
owners of Lot 23, Block 3, Highover who are aware that the temporary pond will
not be relocated. The applicant must submit a letter from the owners of Lot 23,
Block 3 that indicates they understand that the pond will not be moved. The pond
built in conjunction with the Highover subdivision must be maintained to ensure it
meets the size and volume standards to which it was originally designed. Any
inlet and outlet structures on that pond requiring maintenance or replacement
must be corrected. In addition, areas experiencing erosion due to storm water
discharge must be stabilized.
While the applicant is proposing to treat most of the site drainage with on-site
ponding, there is a small area in the central portion of the site which will not be
treated. Proposed catch basins at the intersection of Street B and Gunflint Trail
will capture this drainage and connect with the existing storm sewer in Gunflint
Trail. This storm sewer drains to an existing pond in the Longacres subdivision
south of the site. The applicant must submit information showing that this pond
has been previously sized for the additional drainage from the Yoberry Farms
development. Otherwise, on-site ponding will be required for this drainage area.
Drainage calculations for the site have been submitted and some changes remain.
The applicant is required to meet the existing site runoff rates for the 10 -year and
100 -year, 24-hour storm events. Storm sewer sizing calculations must be
submitted at the time of final plat application. The storm sewer must be sized for
a 10 -year, 24-hour storm event. Drainage and utility easements must be dedicated
on the final plat over the public storm drainage system including ponds, drainage
swales, and wetlands up to the 100 -year flood level.
Proposed erosion control must be developed in accordance with the City's Best
Management Practice Handbook (BMPH). Staff recommends that Type 11 silt
fence, which is a heavy duty fence, be used adjacent to the existing wetlands and
Sharmeen Al-Jaff
November 30, 2004
Page 3
around the ponds. In addition, tree preservation fencing must be installed at the
limits of tree removal. Erosion control blankets are recommended for all areas
with a steep slope of 3:1 and an elevation drop of eight feet or greater. All
disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion. The applicant should be aware
that any off-site grading will require an easement from the appropriate property
owner. 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.
Municipal sewer and water service is available to the site from Gunflint Trail in
the south and from Highover Drive to the north. The applicant is proposing to
connect to the existing watermain at both ends and loop it through the site. The
City's Water System Master Plan calls for a 12 -inch diameter watermain to
connect the existing 12 -inch main in Highover Drive to the north with the existing
16 -inch main in Longacres Drive just south of the site. To comply with the
Master Plan, the applicant is proposing to install the 12 -inch watermain
connection through the site. Since the applicant is only required to install an 8 -
inch main to serve the proposed lots, the watermain oversizing cost will be paid
by the City from the water portion of the City's utility fund.
Currently, there is an existing temporary lift station at the south end of Highover
Drive. This temporary lift station, which serves five homes, has only one pump
and is not owned or maintained by the City. As part of the Highover subdivision
approval and development contract, the temporary lift station was to be removed
when the property to the south (Yoberry Farms) was developed. In fact, the City
is holding a letter of credit to ensure this happens. When the temporary lift station
is removed, it was always the intention to have a permanent lift station installed
within the north part of the Yoberry Farms plat. The permanent lift station would
be built to City standards and would be turned over to the City for maintenance
and ownership. This is in accordance with the City's Sanitary Sewer
Comprehensive Plan. Staff has previously informed the applicant of this
requirement but, currently, the plans do not reflect this. Staff is still
recommending that the plans be revised to follow the Comprehensive Plan and
provide a permanent lift station.
The underlying property has been previously assessed for sewer and water
improvements and those assessments have been paid. The sanitary sewer and
water hookup charges along with the Lake Ann Interceptor charge will be
applicable for each of the new lots. The 2004 trunk hookup charge is $1,458.00
per unit for sanitary sewer and $2,814.00 per unit for watermain. The total 2004
Lake Ann Interceptor charge is $2,102 per unit and the SAC fee is $1,425.00 per
Sharmeen AI-7aff
November 30, 2004
Page 4
unit. All of these charges are based on the number of SAC units assigned by the
Metropolitan Council. Sanitary sewer and water -main hookup fees may be
specially assessed against the parcel at the time of building permit issuance.
All of the utility improvements are required to be constructed in accordance with
the City's latest edition of Standard Specifications and Detail Plates. Upon
completion of the utility improvements, the utilities will be turned over to the City
for maintenance and ownership. The applicant is also required to enter into a
development contract with the City and supply the necessary financial security in
the form of a letter of credit or cash escrow to guarantee installation of the
improvements and the conditions of final plat approval. The applicant must be
aware that all public utility improvements will require a pre -con meeting before
building permit issuance. Permits from the appropriate regulatory agencies will
have to be obtained, including but not limited to the MPCA, NPDES, Watershed
District, Department of Health, and MnDOT.
STREETS
Overall, the proposed street layout appears to work well. The entire street system
is shown within a 60 -foot wide public right-of-way with 31 -foot wide streets in
accordance with City design criteria. Sidewalk is proposed on one side of all the
through streets. The plans propose to extend two public streets to service the site
from Highover Drive to the north and Gunflint Trail from the south. The
proposed streets will provide a connection between Gunflint Trail and Highover
Drive. These types of street connections are always preferred for emergency
access and to provide residents an alternate route to get to/from their homes. The
applicant should be aware that the minimum curve radius allowed on public
streets is 180 feet. There are a few proposed curves which will have to be revised
to meet this criteria.
There is a small portion of the proposed right-of-way for Gunflint Trail that
encroaches into an existing electric utility easement along the eastern property
line of the site. The applicant will need to obtain an agreement from Xcel Energy
that prohibits any future encroachment of the power poles into the street pavement
or move the street and right-of-way outside of the existing easement area.
RECOMMENDED CONDITIONS OF APPROVAL
1. The applicant will be required to meet the existing site runoff rates for the 10 -
year and 100 -year, 24-hour storm events. The proposed ponds must be
designed to National Urban Runoff Program (NURP) standards.
2. The storm sewer must be designed for a 10 -year, 24-hour storm event.
Submit storm sewer sizing calculations and drainage map prior to final plat for
staff review and approval.
Shatmeen Al-Jaff
November 30, 2004
Page 5
Drainage and utility easements must be dedicated on the final plat over the
public storm drainage system including ponds, drainage swales, and wetlands
up to the 100 -year flood level.
4. Staff recommends that Type II silt fence, which is a heavy duty fence, be used
adjacent to the existing wetlands and around the ponds. In addition, tree
preservation fencing must be installed at the limits of tree removal. Erosion
control blankets are recommended for all areas with a steep slope of 3:1 and
an elevation drop of eight feet or greater.
5. All plans must be signed by a registered Civil Engineer in the State of
Minnesota.
6. Permits from the appropriate governmental agencies must be obtained
including: NPDES, MPCA, MDH, Watershed District and MnDOT.
On the utility plan:
a. All watermain pipes must be PVC -C900.
b. Maintain 10 -foot horizontal separation between all sanitary/water/storm
sewer mains.
c. Revise the storm sewer pipe size to maintain a minimum 15".
d. Sanitary manhole #4 must be with outside drop structure.
e. Show existing sanitary, storm, and watermain pipe type and size.
f. Show all existing utilities in Longacres Drive.
g. Minimum sanitary sewer pipe slope is 0.4% - Revise accordingly.
h. Reroute the proposed watermain in the southwest corner of the parcel to
be between Lots 5 and 6 and 10 feet off the proposed sanitary sewer
within the 30 -foot utility easement.
i. Add the following notes: Any connection to an existing structure must be
core drilled.
8. On the grading plan:
a. Show the 100 -year HWL of all existing wetlands.
b. Show the benchmark used for the site survey.
c. Show the location and elevation of all emergency overflows. The
elevation must be 1.5 feet lower than adjacent house elevations.
d. Delete the proposed grading on the custom housepad of Lot 3, Block 1,
2°d Addition.
e. Revise the retaining wall top and bottom elevations on the southwest
comer of the parcel.
f. Remove existing temporary cul-de-sac pavement and resod it at the north
on Mghover Drive.
g. Maintain a maximum driveway slope of 10% on Lot 21, Block 1, 1st
Addition.
Sharmeen Al-Jaff
November 30, 2004
Page 6
h. Remove the existing outlet control structure after installing the proposed
outlet control structure on the existing north storm pond.
i. Show the location of the existing power lines along the eastern property
line of the site.
9. Any retaining wall over four feet in height must be designed by a registered
civil engineer and a permit from the City's Building Department must be
obtained. In addition, encroachment agreements will be required for any
retaining wall within a public easement. Approved safety fence will be
required on top of all retaining walls which are adjacent to sidewalk or trails.
10. The sanitary sewer and water hookup charges along with the Lake Ann
Interceptor charge will be applicable for each of the new lots. The 2004 trunk
hookup charge is $1,458.00 per unit for sanitary sewer and $2,814.00 per unit
for watermain. The total 2004 Lake Ann Interceptor charge is $2,102 per unit
and the SAC fee is $1,425.00 per unit. All of these charges are based on the
number of SAC units assigned by the Metropolitan Council. Sanitary sewer
and watermain hookup fees may be specially assessed against the parcel at the
time of building permit issuance.
11. All disturbed areas, as a result of construction, must be seeded and mulched or
sodded immediately after grading to minimize erosion.
12. The applicant should be aware that any off-site grading will require an
easement from the appropriate property owner.
13. 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.
14. All private driveway accesses for the demolished homesites off TH 41 must be
removed.
15. All of the utility improvements are required to be constructed in accordance
with the City's latest edition of Standard Specifications and Detail Plates. The
applicant is also required to enter into a Development Contract with the City
and supply the necessary financial security in the form of a letter of credit or
cash escrow to guarantee installation of the improvements and the conditions
of final plat approval.
16. All lots must have a minimum of 20 feet off the back of the housepad with a
maximum slope of 10:1.
Sharmeen Al-Jaff
November 30, 2004
Page 7
17. To better match the existing grades and minimize the wall height on two of
the retaining walls, staff is recommending that the applicant lower the street
grades moving west from the eastern cul-de-sac on Gunflint Trail.
18. The plans must be revised to follow the Sanitary Sewer Comprehensive Plan
and provide a permanent lift station on this site.
19.The minimum curve radius allowed on public streets is 180 feet. Revise all
proposed curves to meet this criteria.
20. The applicant will need to provide additional information showing that the
outlet pipe from the southwest pond is discharging to a public drainage and
utility easement.
21. Existing drainage and utility easements within the site must be vacated prior
to recording of the final plat.
22. The applicant must submit a letter from the owners of Lot 23, Block 3 that
indicates they understand that the existing pond will not be moved. The pond
built in conjunction with the Highover subdivision must be maintained to
ensure it meets the size and volume standards to which it was originally
designed. Any inlet and outlet structures on that pond requiring maintenance
or replacement must be corrected. In addition, areas experiencing erosion due
to storm water discharge must be stabilized.
23. The applicant must submit information showing that the off-site pond south of
the site has been previously sized for the additional drainage from the Yoberry
Farms development. Otherwise, on-site ponding will be required for this
drainage area.
24.The applicant will need to obtain an agreement from Xcel Energy that
prohibits any future encroachment of the power poles into the street pavement
or move the street and right-of-way outside of the existing easement area.
Paul Oehme, Public Works Director/City Engineer
Matt Saam, Assistant City Engineer
gieng\proje tAyobeny farm\ppr.dm
YOBERRY FARM
2ND ADDITION
LOT
BLOCK
AREA
I
I
0.43 AC. 18,929 S.F.)
2
_ 1
0.46 AC. 2( O,W3 S.F
3
1
0.45 AC. 8630 SF)
4
1
0.79 AC_ (34,540 S.F)
5
1
0.5q AC. (25,509 SF)
_ 3
1
0.44 AC. 14,201 SF
7
_
1
0.36 AC. 5,8g8 S.F
8
1
0.43 AC. (18,527 SF
g
1
0.41 AC. 18,036 S.F
10
1
0.35 AC. 15,203 SF
II
1
0.35 AC. (15,263 S.
12
1
0.35 AC. 15,029 S.F)_
13
1
0.3_7 AC. 16,287 SF
14
1
0.42 AC. 10,174 S.F
)5
1
_
0.37 AC. 16,096 S.F
16
1
0.35 AC. 15,122 S.F
17
1
0.35 AC. 15,072 S.F
18_
1
0.52 AC. 22,695 S.F
14
1
0.57 AC. 24,943 S.F)
20
1
0.52 AC. (22,465 SF
21
1
0.64 AC. 27,724 S�
1
2
0.36 AC. 15,71q S.F
2
_
2
0.36 AC8,7K Ste_
3
2
0.35 AC. 15,023 S.F
4
2
0.35 AC. (15,026 SF)_
1
3
0.47 AC. (20,533 SF
2
3
0.37 AC. (16236 S.F
3
3
0.39 AC_ 16,983 SF
4
3
0.35 AC. 15,040 SF
5
3
0.37 AC. 15,%I S.F
6
3
_ 0.37 AC -_Q6 5 S.F
7
3
0.38 AC. (16,415 SF
8
3
�6q AC. 30,095 SF
1_
_
4 _
_ 0.72 AC. (31,410 S.F.
4
AC. 116,228 SF
3
4
0.34 AC. 15,010 SF
4
I
_ 4
5
_ 0_35 AC. (15,046 SP)
0.46 AC. 20 Kis S.F
2
5
0.35 AC. R5,244 S.F
3
5
0.38 AC. (16,414 SF
4
5
0.44 AC. Qq,310 SF
5
5
0.41 AC. 17,g8q SF
6
5
0.38 AC. X424 SF
7
5
0.35 AC. (15,186 SF
OUTLOT A
_
OX2 AC.(5,246 S.F
OUTLOT B
_
_ 1.83 AC. (79,625 S_F
OUTLOT C
2.06 AC. 8q,253 SF
OUTLOT D
0.39 AC. 17,057 SF
44 L015
TOTAL AREA
22.64 AC. q56,522 SF.
YOBERRY FARM
2ND ADDITION
LOT
BLOCK
AREA
I
I
2
1
0.35 AC. (15,039 S.F)
3
1
0.45 AC. _ 19,501 SF
1
2
0.34 AC. 15,040 S.F
2 ._
2
0.35 AC. (15312 SF
_ 3
2
.37 C_(116 0 5
OUTLOT A
0.37 AC. 15 q08 S.F-
.F7
7LOTS
TOTAL AREA
I 2.7q AC. 121252 S.F.
YOBERRY FARM 3RD ADDITION
LOT
BLOCK I AREA
1
1 0.73 AC. (31,905 SF.
2
1 0.41 AC. (17,987 S.F)
1 0.57 AC. 24,824 SF
-i--
4
1 0.44 AC. (Iq,050 SF
5
1 0.71 AC. (30.885 SF)
_._.-.6..._.�
- 1 0.45 AC. N 7 Sr-)
7
I
8 _
1 0.39 AC. t 16,86q S.F.)
WLOT A
0.3q AC. (16A64 S FF)._.
q LOTS
ITOTAL AREA 1 4.47AC. K44,92
AWaff, Sharmeen
Full Name:
Bill coff man
Last Name:
Coffman
First Name:
Bill
Job Title:
President
Company:
Coffman Development Services
Business Address:
Coffman Development Services, Inc.
600 W. 78th Street
Suite 250
P.O. Box 231
Chanhassen, MN 55317
Business:
(952)974-7877
Mobile:
(612) 202-0692
Business Fax:
(952)974-7977
E-mail:
billcoff man@isd.net
E-mail Display As:
billcoffman@isd.net
—/
io•#
taOod ® O7a1
iy�i IN Yg
g• • •
=i 1 lis
Iii• ° • • •
q 'II 9 If sE
E
1
1
x
a
o
f f f R R
�T��
�0 1
iy�i IN Yg
Ig H
I
ee:.f1I
1
1
x
a
o
of
{1iiiYi�
iA
��
yi N i
1Pil�
'2�
12F Ia°�-ae
Can tr216 be saved?
Utility line is being extended through the southeast comer of Yoberry Farm P
Addition, therefore, the trees can not be shown as saved.
> to lower the southwest cul-de-sac.
Remove eyebrow.
V Extend sidewalks and add steps along northeast corner to hookup with existing
trail in Highover.
Wetland located south of lots 4 and 5, Block 3, is natural. The buffer should be
widened to 20 feet.
P,-"4 All wetlands, wetland buffers, and storm ponds must be located inside an outlot.
p, -w -'Submit drainage caics.
Submit house plans from builders.
how hard surface calcs on all existing homes.
V✓ How will the houses sit on the lots with retaining walls: They have no back yards.
• Questionable frontages.
5tiow �v � s�bec_K._
. C;
e C he�K 011 �sen�
E
'a
C
• Can tr216 be saved?
• Utility line is being extended through the southeast
corner of Yoberry Farm 3rd Addition, therefore, the
trees can not be shown as saved.
• Try to lower the southwest cul-de-sac.
• Remove eyebrow.
• Extend sidewalks and add steps along northeast corner
to hookup with existing trail in Highover.
• Wetland located south of lots 4 and 5, Block 3, is
natural. The buffer should be widened to 20 feet.
• All wetlands, wetland buffers, and storm ponds must
be located inside an outlot.
• Submit drainage calcs.
• Submit house plans from builders.
• Show hard surface calcs on all existing homes.
• How will the houses sit on the lots with retaining
walls. They have no back yards.
• Questionable frontages.
IL
l�
LANDFORM
MINNEAPOLIS PHOENIX
TRANSMITTAL
PROJECT NAME
Yoberry Farms
PROJECT NUMBER TSO4013
DATE 24 -Nov -04
TRANSMITTED TO: City of Chanhassen
Jill Sinclair
7700 Market Boulevard
P.O.Box 147
Chanhassen, MN 55317
952.227.1100
WE ARE SENDING YOU VW Direct messenger THE FOLLOWING ITEMS:
COPIES
DATE
SHEET NUMBER
DESCRIPTION
16
24 -Nov -04
L2.1
Preliminary Landscape Plan
1
24 -Nov -04
L2.1
Reduction to 11 x 17
1
24 -Nov -04
L2.1
Overhead projector film
THESE ARE TRANSMITTED:
❑ AS REQUESTED ® FOR APPROVAL ❑ FOR YOUR USE
❑ FOR REVIEW AND COMMENT ❑ APPROVED AS NOTED ❑ RETURNED FOR CORRECTIONS
REMARKS
If there is any other information you need feel free to contact me at 612-252-9070.
Copy To: Bill Coffman
6 Copies
SIGNED: Steve Johnston
CITY OF CHANHASSEN
RECEIVED
NOV 2 4 2004
'Landform Engineering Company doing business as Landform CHANHASSEN PLANNING
DEPT
650 BUTLER NORTH BUILDING 510 FIRST AVENUE NORTH MINNEAPOLIS, MN 55403
OFFICE: 612.252.9070 FAX 612.252.9077 www.landform.net �I
¢,�`�5: s �� P ��� �Q� Py�gb ��� 33y iyf� f��pYfixg�! �a•E��: ! {
pfe 999 i tt 3 L�[ EI' iSy 'ek � tt
E5i ���! �t4 ��� Y i v� ��pp 9:�ig}9pF �il$ • � � C
su3! 6�9�isisF X91iI 6lsil;ii ils j o 0 0 0 0
Is
4
t
� ■ � . : . § � n.
Las,
��• �e � _ � |: �&/| / ��§�$ §
�
�
k
A
m
�
|
§|■lpmRq
|W•�|�mj§
wit,�)
�..
k
A
m
�
1593 @ pi6iiiFi��� €i F�+r gSgQQ7PzS�*� a
�lIaaaraa �1 @�F� {i C @ �0►1.11 :t
o
€ � �!€€l
'id�-!o � g€x$! !e!!li3`p� t� $a`ar3€F$aF�aiapE•^ £aia
!lri !i i£ €! j F!! 11 D:IiI iS€il 1 I! €[a! 1
l1�F€i€h !si £aa€uip£@�igI°•€aryl-EydlsyEiaia:9�iaqa €d!m ilialra!` y9.'11arE
F
o4a.
LJ
iNil
______________/ ..:
yy
.f
I
-- ,
I I �
I I /
.. L l
h
i f!� F91! Il
e 999
OD
E
� a
I 3
Ef.
A( , �3
s
e ! �
€ ! w
�9 m
Cli
y
€
LL
C
F
oil I
=€
E
� a
I 3
Ef.
A( , �3
s
e ! �
€ ! w
�9 m
Cli
O�OzgBp5
o4�9d JffA i
.�i
y��Pg Hfe:�
1 g el4
i,
IM
E
Oil 3,.! i1 iii! l3
n
zs .11+1 �gg1.1
1:DIN pp11
p
eFi4.1'1 p
.E
z 9�pp
7c
j{ a
aiEsls'� � 1
.131{I
ii i
�e 9a9yjSjilpi
19
,g
eElyii i!`� 1
,� {�
!il ; �1 9
{{
E;�11ElEI Fi 1 9f
13���9
----_`=�
rc
ik
a 81iii1i ��IIIIIII�
111111 1111111
01..1.. E'�RRIII� pp
r.- 4 krkrk .. r �G��: c t�tc E • �i' r �' -19!P
r C9r 5 o
iGn=6G�hG.77
i=nn1muoGi.Gi 1G212
t
AREA LOCATION MAP-
ITS
�ABBREVIATIONB
n
CITY OF CHANHASSEN
RECEIVED
NOV 052004
CHANHASSEN PLANNING DEPT
YOBERRY FARM
CHANHASSEN - MINNESOTA
�
M J
wm,cfe
me.e num_
[---j
nvw
ow
®�,
piDt_ -
Y[w
Idyp—
WXPROJECT CONTACTS-
[DIYA�
wm,cfe
® Gopher `State One Cel
lIM14 AD1WWM�4 T,ufxv Wp.0 an
W TIMI MVMII. BJYAf CJI - IYIA
WEDRAMO SYMBOLS
WEROSION CONTROL SYMBOIS�
SCANNED
YOBERRY
FARM$ LLC
DAVID HURRELL
G.Dm�WI
rllflWlH.4tY BUDMRIN
� NdTACt50.'CW
YORERRY FARM
LANDFORM
Date: November 16, 2004
City of Chanhassen
7700 Market Boulevard
P.O. Box 147
Chanhassen, MN 55317
(952)227-1100
To: Development Plan Referral Agencies
From: Planning Department
By: Sharmeen Al-Jaff, Senior Planner
Subject: Yoberry Farm — Rezoning of Property from Rural Residential District to Residential Single -Family
District. Subdivision with variances of property located west of Highway 41, South of Highover Drive
and North of Gunflint Trail. Applicant: Yoberry Farms, LLC, David Hurrel, and Karen Weathers.
Planning Case: 04133
The above described application for approval of a land development proposal was filed with the Chanhassen Planning
Department on November 5, 2004. The 60 -day review period ends January 4, 2005.
In order for us to provide a complete analysis of issues for Planning Commission and City Council review, we would
appreciate your comments and recommendations concerning the impact of this proposal on traffic circulation, existing and
proposed future utility services, storm water drainage, and the need for acquiring public lands or easements for park sites,
street extensions or improvements, and utilities. Where specific needs or problems exist, we would like to have a written
report to this effect from the agency concerned so that we can make a recommendation to the Planning Commission and City
Council.
This application is scheduled for consideration by the Chanhassen Planning Commission on December 7, 2004 at 7:00 p.m.
in the Council Chambers at Chanhassen City Hall. We would appreciate receiving your comments by no later than
November 24, 2004. You may also appear at the Planning Commission meeting if you so desire. Your cooperation and
assistance is greatly appreciated.
1. City Departments:
a.
City Engineer
b.
City Attorney
c.
City Park Director
d.
Fire Marshal
e.
Building Official
E
Water Resources Coordinator
g.
Forester
2. Carver Soil & Water Conservation District
3. MN Dept. of Transportation
4. MN Dept. of Natural Resources
5. U.S. Army Corps of Engineers
6. U.S. Fish & Wildlife
a. Engineer
b. Environmental Services
8. Watershed District Engineer
a. Riley -Purgatory -Bluff Creek
b. Lower Minnesota River
c. Minnehaha Creek
9. Telephone Company (Qwest or Sprint/United)
10. Electric Company (Xcel Energy or MN Valley)
11. Mediacom
12. CenterPoint Energy Minnegasco
13. Other -
14. Other -
7. Carver County ac""p
CITY OF CHANHASSEN
CARVER & HENNEPIN COUNTIES
NOTICE OF PUBLIC HEARING
PLANNING CASE NO. 04-43
NOTICE IS HEREBY GIVEN that the Chanhassen Planning Commission will hold a
public hearing on Tuesday, December 7, 2004, at 7:00 p.m. in the Council Chambers in
Chanhassen City Hall, 7700 Market Blvd. The purpose of this hearing is to consider a request for
rezoning of property from Rural Residential District to Residential Single -Family District and
subdivision with variances on property located west of Highway 41, south of Highover Drive and
north of Gunflint Trail. Applicant: Yoberry Farms, LLC, David Hurrel, and Karen Weathers.
A plan showing the location of the proposal is available for public review at City Hall
during regular business hours. All interested persons are invited to attend this public hearing and
express their opinions with respect to this proposal.
Sharmeen Al-Jaff, Senior Planner
Email: saliaff@ci.chanhassen.mn.us
Phone: 952-227-1134
(Publish in the Chanhassen Villager on November 25, 2004)
SCAXWo
CITY OF CHANHASSEN
7700 MARKET BLVD
CHANHASSEN MN 55317
Payee: COFFMAN DEVELOPMENT SERVICES
Date: 11/17/2004 Time: 12:06pm
Receipt Number: DW / 5630
Clerk: DANIELLE
DEVELOPMENT REVIEW APPLICATION
YOBERRY FARMS O4-43
ITEM REFERENCE
----------------------------
DEVAP DEVELOPMENT REVIEW APP
USE & VARIANCE
SIGN RENT
PLAT RECORDING
REZONING
SIGN ESCROW
Total:
Check 3212
Check 3215
Change:
AMOUNT
1,725.00
75.00
450.00
500.00
100.00
---------------
2,850.00
2,640.00
210.00
---------------
0.00
THANK YOU FOR YOUR PAYMENT!
SCANNED
Yoberry Farms LANDFORM
CHANHASSEN, MINNESOTA -..•••••,1.-......
AI-Jaff, Sharmeen
From:
Uli Sacchet [ulisacchet@msn.com]
Sent:
Sunday, December 05, 2004 8:18 AM
To:
winsign@aol.com; cmclayl @msn.com; dan.keefe@gmacrfc.com; kwpapke@aol.com;
RSlagle@Banta.com; slillehaug@ci.edina.mn.us
Cc:
Aanenson, Kate; AI-Jaff, Sharmeen
Subject:
RE: December 7th Planning Commission Packet
Members of the Chanhassen Planning Commission,
Here I am writing to you as a local resident that is being impacted by the proposed Yoberry Farms development,
which will have a significant impact on my house, that is the quality of my backyard. As such this development
will directly affect my and my family's life in this city. However after careful study of the staff report for this
project and the associated plans, I have to admit that overall this looks like a reasonably well thought through
and solid proposal. Also, contrary to what is stated on the meeting agenda, this proposal appears to be variance
free.
There is a silver lining to this for my family in that we stand to get half of that 25 -foot no -man's land strip to our
South (Outlot G). Initially the developers attorney was trying to coax my neighbors and me into waving all
rights to this land; but then they reconsidered when I asked why they should have more claim to this no -man's
land than the folks on the opposite side.
Two huge impacts from this project overall are the proposed amount of grading and tree cutting. Viewed from
my environmental stance, cutting 45% canopy down to 11%, including a majority of significant trees, some of
which are most exquisite specimens (for example tree #216), and the amount of grading is insane. Grading
changes, for example in the middle of this development take out 44 feet, in the SW add 22 feet, and in other
places change grades by 15 feet. But considering the constraints of this site and the approach chosen by the
developers and their rights, the City may not be able to change that by much; though I wish a way could be
found to reduce the severity of grading and tree cutting, to save some more of the rolling topography and
significant trees. It will be a very long time before the many newly planted trees start to balance the scale of this
impact. Though there is a detailed tree inventory, it does not specify which trees are cut or saved except on the
drawing. It would be most desirable to identify some
more significant trees with a possibility to be saved. With all this
grading and tree cutting, the City's finding is unacceptable that "the proposed subdivision will not cause
environmental damage subject to conditions of approval."
Personally, in view of my current family home, my main concerns with this development are the proximity of
the Gunflint Trail cul-de-sac and the bordering of a side yard (Lot 1, Block 4, 1st Addition) to our backyard, the
associated grading and tree cutting and eventually the placement of a home on that lot. This adjoining lot
appears somewhat forced with its awkward shape. You may want to understand how they meet the 90 feet
frontage requirement. It's pretty creative. There is a drainage issue in that the backyards of my house and some
of my neighbors to the N drain right through the middle of that proposed lot, heading right for any house that
will be built there. I am not sure how that can be mitigated. Initially I was hoping that there might be a
possibility this lot could be eliminated. If Xcel Energy does not grant an encroachment easement for Gunflint
Trail on the E that would push Gunflint Trail a little more W and the 180 degree curve radius requirement may
shift the road further in, so Block 4 may need to be reduced to 3 lots. But it appears that Xcel is likely to grant
this easement, and if there would be an issue with fitting ih 4 lots there, the developer is likely to propose a
private road for these which is not desirable for the City, would complicate the NW neighborhood trail
connection, and could cause more negative impacts on my house in terms of road and house proximities. Thus I
let go of my hopes for a possibility to eliminate Lot 1 Block 4. However there are some specific aspects I would
r like to ask you to consider:
1) Please anchor in that all trees on Outlot G are to be protected. The S of my backyard is a tree preservation
area with some significant, beautiful trees. Some more of these trees are in the proposed outlot; and tree
preservation should be extended over that. On some of the drawings it appears that clear cutting the canopy will
reach all the way to my current S lot line. Tree protection fencing will need to be placed to give these trees a
reasonable chance of survival. Specifically I am referring to trees 186 through 192, and what appears on the
drawing as trro20, trwo20, and trro30. Especially tree 192 deserves and needs some extra attention and
protection. It would be nice to also save 193 though that one is less significant.
2) Retaining walls are used in several places, and staff is proposing to lower some of them. Please note that I
much appreciate the height of the most NE retaining wall (the one N of the Gunflint Train cul-de-sac) and
would not want to see it decreased at all. It gives my home some limited protection from headlights shining into
the back of our house. Staff does not appear to propose lowering that retaining wall but the two to S of it. I
would like to make sure that is clearly understood as such.
3) Considering that it appears that my house will be stuck with a cul-de-sac and side yard abutting our backyard,
I would appreciate any and all buffering possible. It appears that the proposed retaining wall and plantings will
buffer my house from part of the cul-de-sac. However, if possible, I would like to ask for some more (three?)
evergreens to be planted along the edge of the proposed canopy removal line abutting the W portion my
backyard, and that the cutting and grading in that area be minimized as much a possible.
4) It should be noted that Outlot G should only extend as far to the E as the lot of my house. The rest containing
the trail and utility easements needs to be part of Outlot D. Further, the line separating the 1st and 2nd
Additions is by 32.5 feet too far to the S. This line needs to be moved N to coincide with lot lines. This will put
outlots D through G into the 1st Addition.
From a Highover neighborhood vantage point the following three items are significant. They are touched upon
in the staff report:
a) The temporary storm water pond on the S of Highover was considered temporary so far. This development
proposes to leave it there and make it permanent. As I see it, this is very desirable for the Highover
neighborhood. However it needs to be clearly specified that the City will take on maintenance of that pond.
b) The temporary lift station on the current S stub of Highover Drive is to be removed and a permanent one built
as part of this development. Then ownership and maintenance of this permanent lift station is to be taken on by
the City.
c) The plans show a neighborhood trail connection in the NW corner of the proposed development. That is very
important as it connects to a city owned outlot and trail easement along the whole E side of Highover that will
be useless unless connected here to the sidewalk on Gunflint Trail. This trail connection is not mentioned in the
conditions of approval.
Some further questions and details I noticed studying this project:
A) Where will the main construction access point be? It would be most desirable to limit construction traffic
access the through the established neighborhoods to the N and S and have it from 41 as much as possible.
B) Condition 19 asks for driveway access from TH41 to be removed for demolished home sites. This should
also apply to the remaining old homes?
s C) What impact does the 180 -degree mad curve limitation have on the plat?
D) Condition 21 refers to a minimum usable area in the back of the house pad to have limited slope. This is
meaningless unless we have quantification of how much is usable. 20 feet?
E) The 423 square feet impact to wetland 2 is not to accommodate a road but to push wetland out of a backyard.
It's the balance of how much wetland impact is allowed the de-minimis exemption. They obviously intend to
take advantage of this exemption to very maximum.
Again, please note that I am addressing you here as a local resident on this issue, and that Rich will preside over
the discussion of this item at the Planning Commission. I plan to remove myself to the audience during that
time and may participate in the public hearing from that end.
Thank you for all your consideration and efforts.
Sincerely,
Uli Sacchet
7053 Highover Ct S
Chanhassen
952-380-0410
Don't just search. Find. Check out the new MSN Search! http://search.msn.click-
url.com/go/onm00200636ave/direct/O l/
AI-Jaff, Sharmeen
From: Uli Sacchet [ulisacchet@msn.com]
Sent: Tuesday, December 07, 2004 7:16 AM
To: winsign@aol.com; cmclayt @msn.com; dan.keefe@gmacrtc.com; kwpapke@aol.com;
RSlagle@Banta.com; slillehaug@ci.edina.mn.us
Cc: Aanenson, Kate; AWaff, Sharmeen; Saam, Matt
Subject: RE: December 7th Planning Commission - Yoberry Farms
Dear Members of the Planning Commission,
The City's 180 feet curve radius requirement appears to have an impact on the Yoberry proposal, depending on
the extent you will allow to deviate from it. The two curves leading into the SW and NE cul-de-sacs, in my
opinion the two most forced areas of this proposal, both seem to have a radius of 100 or less feet. I would
expect that a variance relaxing the curve radius requirement in these two cases would be required for the current
Yoberry Farms proposal to properly go through.
Being focused on the NE comer, it looks like a curve radius adjustment there may create an issue with having 4
lots in block 4. Already, lots 3 & 4 are minimum size, and lot width may become an even more delicate issue
there. Along with the inherent drainage problem on lot 1, this could become good reason to reduce block 4 to 3
lots. Also, a private street there would not save any significant features and thus not be justified, nor would it
allow for more lots as a turn -around would be needed both at the end of the public as well as at the private
street, in effect almost doubling the space needed for turn -grounds.
Thank you for all your efforts balancing developers' and residents' interests.
Sincerely, your neighbor,
Uli Sacchet
7053 Highover Ct S
Chanhassen, MN 55317
952-380-0410
----Original Message Follows ---
From: "Uli Sacchet" <ulisacchet@msn.corn>
To: winsign@aol.com, cmclayl @msn.com, dan.keefe@gmacrfc.com, kwpapke@aol.com,
RSlagle@Banta.com, slillehaug@ci.edina.mn.us
CC: kaanenson@ci.chanhassen.mn.us, saljaff@ci.chanhassen.mn.us
Subject: RE: December 7th Planning Commission Packet
Date: Sun, 05 Dec 2004 08:18:13 -0600
Members of the Chanhassen Planning Commission,
Here I am writing to you as a local resident that is being impacted by the proposed Yoberry Farms development,
which will have a significant impact on my house, that is the quality of my backyard. As such this development
will directly affect my and my family's life in this city. However after careful study of the staff report for this
project and the associated plans, I have to admit that overall this looks like a reasonably well thought through
and solid proposal. Also, contrary to what is stated on the meeting agenda, this proposal appears to be variance
free.
There is a silver lining to this for my family in that we stand to get half of that 25 -Foot no -man's land strip to our
South (Outlot G). Initially the developer's attorney was trying to coax my neighbors and me into waving all
rights to this land; but then they reconsidered when I asked why they should have more claim to this no -man's
land than the folks on the opposite side.
Two huge impacts from this project overall are the proposed amount of grading and tree cutting. Viewed from
my environmental stance, cutting 45% canopy down to 11%, including a majority of significant trees, some of
which are most exquisite specimens (for example tree #216), and the amount of grading is insane. Grading
changes, for example in the middle of this development take out 44 feet, in the SW add 22 feet, and in other
places change grades by 15 feet. But considering the constraints of this site and the approach chosen by the
developers and their rights, the City may not be able to change that by much; though I wish a way could be
found to reduce the severity of grading and tree cutting, to save some more of the rolling topography and
significant trees. It will be a very long time before the many newly planted trees start to balance the scale of this
impact. Though there is a detailed tree inventory, it does not specify which trees are cut or saved except on the
drawing. It would be most desirable to identify some
more significant trees with a possibility to be saved. With all this
grading and tree cutting, the City's finding is unacceptable that "the proposed subdivision will not cause
environmental damage subject to conditions of approval."
Personally, in view of my current family home, my main concerns with this development are the proximity of
the Gunflint Trail cul-de-sac and the bordering of a side yard (Lot 1, Block 4, 1st Addition) to our backyard, the
associated grading and tree cutting and eventually the placement of a home on that lot. This adjoining lot
appears somewhat forced with its awkward shape. You may want to understand how they meet the 90 feet
frontage requirement. It's pretty creative. There is a drainage issue in that the backyards of my house and some
of my neighbors to the N drain right through the middle of that proposed lot, heading right for any house that
will be built there. I am not sure how that can be mitigated. Initially I was hoping that there might be a
possibility this lot could be eliminated. If Xcel Energy does not grant an encroachment easement for Gunflint
Trail on the E that would push Gunflint Trail a little more W and the 180 degree curve radius requirement may
shift the road further in, so Block 4 may need to be reduced to 3 lots. But it appears that Xcel is likely to grant
this easement, and if there would be an issue with fitting in 4 lots there, the developer is likely to propose a
private road for these which is not desirable for the City, would complicate the NW neighborhood trail
connection, and could cause more negative impacts on my house in terms of road and house proximities. Thus I
let go of my hopes for a possibility to eliminate Lot 1 Block 4. However there are some specific aspects I would
like to ask you to consider:
1) Please anchor in that all trees on Outlot G are to be protected. The S of my backyard is a tree preservation
area with some significant, beautiful trees. Some more of these trees are in the proposed outlot; and tree
preservation should be extended over that. On some of the drawings it appears that clear cutting the canopy will
reach all the way to my current S lot line. Tree protection fencing will need to be placed to give these trees a
reasonable chance of survival. Specifically I am referring to trees 186 through 192, and what appears on the
drawing as trro20, trwo20, and trro30. Especially tree 192 deserves and needs some extra attention and
protection. It would be nice to also save 193 though that one is less significant.
2) Retaining walls are used in several places, and staff is proposing to lower some of them. Please note that I
much appreciate the height of the most NE retaining wall (the one N of the Gunflint Train cul-de-sac) and
would not want to see it decreased at all. It gives my home some limited protection from headlights shining into
the back of our house. Staff does not appear to propose lowering that retaining wall but the two to S of it. I
would like to make sure that is clearly understood as such.
3) Considering that it appears that my house will be stuck with a cul-de-sac and side yard abutting our backyard,
I would appreciate any and all buffering possible. It appears that the proposed retaining wall and plantings will
buffer my house from part of the cul-de-sac. However, if possible, I would like to ask for some more (three?)
evergreens to be planted along the edge of the proposed canopy removal line abutting the W portion my
backyard, and that the cutting and grading in that area be minimized as much a possible.
4) It should be noted that Outlot G should only extend as far to the E as the lot of my house. The rest containing
the trail and utility easements needs to be part of Outlot D. Further, the line separating the 1st and 2nd
Additions is by 32.5 feet too far to the S. This line needs to be moved N to coincide with lot lines. This will put
outlots D through G into the 1st Addition.
From a Highover neighborhood vantage point the following three items are significant. They are touched upon
in the staff report:
a) The temporary storm water pond on the S of Highover was considered temporary so far. This development
proposes to leave it there and make it permanent. As I see it, this is very desirable for the Highover
neighborhood. However it needs to be clearly specified that the City will take on maintenance of that pond.
b) The temporary lift station on the current S stub of Highover Drive is to be removed and a permanent one built
as part of this development. Then ownership and maintenance of this permanent lift station is to be taken on by
the City.
c) The plans show a neighborhood trail connection in the NW corner of the proposed development. That is very
important as it connects to a city owned outlot and trail easement along the whole E side of Highover that will
be useless unless connected here to the sidewalk on Gunflint Trail. This trail connection is not mentioned in the
conditions of approval.
Some further questions and details I noticed studying this project:
A) Where will the main construction access point be? It would be most desirable to limit construction traffic
access the through the established neighborhoods to the N and S and have it from 41 as much as possible.
B) Condition 19 asks for driveway access from TH41 to be removed for demolished home sites. This should
also apply to the remaining old homes?
C) What impact does the 180 -degree road curve limitation have on the plat?
D) Condition 21 refers to a minimum usable area in the back of the house pad to have limited slope. This is
meaningless unless we have quantification of how much is usable. 20 feet?
E) The 423 square feet impact to wetland 2 is not to accommodate a road but to push wetland out of a backyard.
It's the balance of how much wetland impact is allowed the de-minimis exemption. They obviously intend to
take advantage of this exemption to very maximum.
Again, please note that I am addressing you here as a local resident on this issue, and that Rich will preside over
the discussion of this item at the Planning Commission. I plan to remove myself to the audience during that
time and may participate in the public hearing from that end.
Thank you for all your consideration and efforts.
Sincerely,
Uli Sacchet
7053 Highover Ct S
Chanhassen
952-380-0410
On the road to retirement? Check out MSN Life Events for advice on how to get there!
http://Iifeevents.msn.com/category.aspx?cid=Retirement
YOBERRY FARM
2ND
LOT
BLOCK
AREA
AREA
I
I
0.41 AC. 17,68JSFF
2
1
0.46 AC. (20,13
0.41
1
0.45 AC. 14,54
3 1
I
0.713 AC. (34,15
AC.
I
0.54 AC. 25,56
I
I
0.45 AC. (11,77
(14,442 S.F)
I
0.36 AC. 15,8
8
I
0.43 AC. (18,573 S.F)
4
I
0.34 AC. 17,163 S.F
10
I
0.35 AC. 15,047 S.F
II
1
0.35 AC. 15,311 S.F
12
I
0.34 AC. 15,026 S.F
13
I
0.37 AC. 16,281 5.F
14
I
0.42 AC. 18,248 S.F
15
I
0.38 AC. 16,342 S.F-
.F16
16
I
0.41 AC. 17,664 S.F
17
I
0.42 AC. 18,280 S.F
18
I
0.42 AC. 18,187 S.F
14
I
0.46 AC. 20,024 S.F
20
1
0.54 AC. 23,406 S.F
21
1
0.85 AC. 37,236 S.F
1
2
0.34 AC. 15,015 S.F
2
2
0.36 AC. 15,550 S.F
3
2
0.35 AC. 15,143 S.F
1
3
0.47 AC. 20,555 S.F
2
3
0.37 AC. 16,207 S.F
3
3
0.34 AC. 16,442 S.F
4
3
0.34 AC. 15,023 S.F
5
3
0.37 AC. 16,034 S.F
6
3
0.37 AC. 16,154 S.F
7
3
0.36 AC. 15,874 S.F
8
3
0.53 AC, 23,075 S.F
1
4
0.67 AC. 27,557 S.F.
2
4
0.35 AC. 15,084 S.F
3
4
0.35 AC. 15,044 S.F
4
4
0.36 AC. 15,813 S.F
1
5
0.37 AC. 15,488 S.F
2
5
0.35 AC. 15,073 S.F
3
5
0.35 AC. (15,34q S.F
4
5
0.44 AC. Qq,110 S.F
5
5
0.44 AC. 14,215 S.F
6
5
0.38 AC. 16,346 S.F
7
5
0.35 AC. 15,186 S.F
OUTLOT A
0.10 AC. 4,517 S.F
OUTLOT B
1.44 AC. (84,671 S.F
OUTLOT C
1.46 AC. 85,224 S.F
OUTLOT D
0.51 AC. (22,226 S.F)
47 LOTS
TOTAL AREA
22.78 AC. (442,332 S.F.)
YOBERRY FARM
2ND
ADDITION
LOT
BLOCK
AREA
I 1
0.72
AC.
31,186 S.F.
2 1
0.41
AC.
(17,444 S.F)
3 1
0.56
0.35
AC.
(15,074 S.F)
0.44
I
0.46
AC.
(14,442 S.F)
g2lI1
2
0.35
AC.
15,040 S.F
(20,652 S.F
2
0.35
AC.
15 312 S.F
8 1
2
0.37
AC.
(16,035 S.F
OUTLOT A
AC.
0.36
AC.
15 846 S F
7 LOTS
TOTAL AREA
2.74
AC.
121648 S.F.
YOBERRY FARM
3RD ADDITION
LOT BLOCK I
AREA
I 1
0.72
AC.
31,186 S.F.
2 1
0.41
AC.
(17,444 S.F)
3 1
0.56
AC.
(24,284 S.F
4 1
0.44
AC.
11,050 S.F
5 1
0.73
AC.
31832 S.F
6 1
0.47
AC.
(20,652 S.F
7 I
8 1
0.40
AC.
(17,307 SF.
OUTLOT A
0.34
AC.
(16,q64 S.F
4 LOTS TOTAL AREAJ
4.51
AC.
146,287 S.F.
Location Map
Walgreens
Planning Case # 05-03
V
..
0
P1
0
0
I*
9
STAFF REPORT
PROPOSAL: Site Plan Approval with Variances for the construction of a 15,000 square foot retail
building and a Conditional Use Permit for an LID monument sign — Walgreens.
LOCATION: North of West 79" Street, east of Market Boulevard, south of
Chicago, Milwaukee, St. Paul, and Pacific Railroad
APPLICANT: Semper Development, Ltd. Robert Dittrich
821 Marquette Avenue South Americana Bank
Suite 600 2110 Noah Broadway
Minneapolis, MN 55402 New Ulm, MN 56073
(6129)332-1500 (507)359-2650
PRESENT ZONING: BH, Highway Business District
2020 LAND USE PLAN: Commercial ACREAGE: 1.61 acres
SUMMARY OF REQUEST: Request for site plan approval to construct a one-story, 15,000 square -
foot retail building on a 1.61 -acre lot zoned BH. A conditional use permit is also being requested for an
LID sign. Notice of this public hearing has been mailed to all property owners within 500 feet. Staff is
recommending approval of the request.
LEVEL OF CITY DISCRETION IN DECISION-MAKING: 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's discretion in approving or denying a variance is limited to whether or not the proposed project
meets the standards in the Zoning Ordinance for variance. The City has a relatively high level of
discretion with a variance because the burden of proof is on the applicant to show that they meet the
standards in the ordinance.
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.
e) The proposed subdivision will not cause environmental damage;
f) The proposed subdivision will not conflict with easements of record; and
g) The proposed subdivision is not premature. A subdivision is premature if
any of the following exists:
1. Lack of adequate storm water drainage.
2. Lack of adequate roads.
3. Lack of adequate sanitary sewer systems.
4. Lack of adequate off-site public improvements or support systems.
5. The planning report Planning Case 04-43, dated January 4, 2005, prepared by
Sharmeen Al-Jaff, et al, is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the
Preliminary Plat.
ADOPTED by the Chanhassen Planning Commission this 0 day of January, 2005.
CHANHASSEN PLANNING COMMISSION
114
Uli Sacchet, Chairman
gAplan\2004 planning cases\04-43 - yoberry fann\findings of fact.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE: Application of Yoberry Farm — Planning Case 04-43
On January 4, 2005, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of a Preliminary Plat to Subdivide 35.79 Acres into 57
single-family lots and 8 outlots, and Rezoning of 35.79 acres of property zoned RR, Rural
Residential, to RSF, Residential Single Family — Yoberry Farm.
The Planning Commission conducted a public hearing on the proposed development which was
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
The property is currently zoned Rural Residential District, RR.
2. The property is guided in the Land Use Plan for Residential — Low Density (1.2 —
4.0 units per net acre).
3. The legal description of the property is attached as Exhibit A.
4. The Subdivision Ordinance directs the Planning Commission to consider seven
possible adverse effects of the proposed subdivision. The seven (7) effects and
our findings regarding them are:
a) The proposed subdivision is consistent with the zoning ordinance;
b) The proposed subdivision is consistent with all applicable city, county and
regional plans including but not limited to the city's comprehensive plan;
C) The physical characteristics of the site, including but not limited to
topography, soils, vegetation, susceptibility to erosion and siltation,
susceptibility to flooding, and storm water drainage are suitable for the
proposed development;
d) The proposed subdivision makes adequate provision for water supply, storm
drainage, sewage disposal, streets, erosion control and all other
improvements required by this chapter;
09
CITY OF
MEMORANDUM
CHMIMSEN
To: Sharmeen Al-Jaff, Senior Planner
noo Market
x
FROM: FROM: Matt Saam, Assistant City Engineerg.
Po 147
Chanhassen, MN 55317
DATE: February 4, 2005
Administration
Phone: 952 2271100
Fax 952 2271110
SUBJ: City Council Update for Yoberry Farms
Land Use Review File No. 04-14
Building Inspections
Phone: 952.227.1180
Fax: 952 227.1190
At the January 18, 2005 Planning Commission (PC) meeting, the PC requested an
Engineering
Phone: 952.227.1160
official letter from Mpossibility a proposed on the ssibilit of street connection to
Fax: 952.227.1170
TH 41 from the Yoberry Farms development. Attached is a letter from Lisa
Freese, the South Metro Area Manager with Mn/DOT, which states that since
Finance
...the Yoberry Farms development is alread d b two collector streets with
�' p y served
Phone: 952.221.1140
Fax: 952.227.1110
access to TH 41 in a very short distance, a new access in the vicinity is not
warranted." Staff is in complete agreement with Mn/DOT on this.
Part d Recreation
Phone: 952 227.1120
Fax: 952.227.1110
Recreation Center
Enclosure
2310 Coulter Boulevard
Phone: 952.227.1400
c: Paul Oehme, City Engineer/Dir. of Public Works
Fax 952 2271404
Planning A gAengNpmjmtsNyobeny faz \k update.doc
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 She
www.ci.chanhassen.mn.us
The City of Chanhassen • A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A geat place to live, work, and play.
A SUN 15:43 'FAX 651 82 1166 MN DOT METRO 002/002
Minnesota Department of Transportation
Metropolitan Division
Waters Edge
1500 West County Road B2
Roseville, MN 55113
January 31, 2005
Paul Oehme
City Engineer of Chanhassen
7700 Market Boulevard
Chanhassen, MN 55317
SUBJECT: Yobeny Farm, LLC
Mn/DOT Review PO4-122
Chanhassen, Carver County
Control Section 1008
Dear Paul:
As per the request from your office, Mn/DOT has reviewed the request for an additional city
street access to TH 41 for the above referenced proposed development. As we understand,
the proposed access would be between Long Acres Drive and Lake Lucy Road.
TH 41 in Carver County is classified as an A minor arterial on the regional transportation
system. This, in conjunction with lack of other north south arterial roadways in this part of
the metro area, necessitate that Mn/DOT manage access:to this facility in a very conservative
manner. Currently this two-lane rural design highway facility cares nearly 15,000 trips per
day. In order to ensure safe access points for local collector roadways and balance the
operation needs of the highway, it is important to keep spacing at 1/2 mile or greater for local
road connections on these types of facilities.
With that said, we have reviewed the desire to have an additional access and found that this
vicinity of Chanhassen is already served by two collector level streets at a distance of
approximately 0.7 miles apart. Additionally, the two collectors that already exist at Long
Acres Drive and Lake Lucy Road have tum lanes on TH 41 to assist traffic in making safer
turns. A new street between Long Acres Drive and Lake Lucy Road would be required to
have a minimum spacing of 0.5 mile to the next adjacent access to TfI41.
The location of the Yoberry Farms development is already served by two collector level
streets with access to TH 41 in a very short distance, thus a new access in this vicinity is not
warranted.
If you have any further questions concerning this matter, please contact me at (651) 582-
1409.
Sincerely,
LisaL/ J Freese/�i
Metro District South Area Manager
cc: Malt SaarrChanh• sen Asst City Engineer
3n t
An aqua opporty empiayer
Park & Recreation I have reviewed the proposed rezoning for the above project. In order to comply with
Phone: 952.227.1120
Fax: 952.227.1110 the Chanhassen Fire Department/Fire Prevention Division, I have the following fire
Recreation center code or city ordinance/policy requirements. The plan review is based on the available
2310 Coulter Boulevard information supplied at this time. If additional plans or changes are submitted, the
Phone: 952 227,1400 appropriate code or policy items will be addressed.
Fax: 952.227.1404
Planning &
1. A 10 -foot clear space must be maintained around fire hydrants, i.e., street lamps,
Natural Resources
CITY OF
Phone9522v 1130
This is to ensure that fire hydrants can be quickly located and safely operated by
CRMSEN
firefighters. Pursuant to Chanhassen City Ordinance 9-1.
Public Works
MEMORANDUM
7700 Market Boulevard
Phone: 952 227.1300
Fax 952.227.1310
must either be removed from site or chipped.
PO Box 147
Chanhassen, MN 55317
TO:
Sharmin Al-Jaff, Senior Planner
Administration
Phone: 952.227.1100
FROM:
Mark Littfin Fire Marshal
�
Fax 952.227.1110
DATE:
December 1, 2004
Building Inspection,
Phone: 952221.1180
Fax: 952.221.1190
SUBJ:
Yoberry Farms. Rezoning of property from rural residential district
to residential single family district. Subdivision with variances of
Engineering 2.227..11160
Phone: 9522
property locatedwest of f Highway 41, south of Hi over Drive and
Fax: 952227.1170
north of Gunflint Trail. Applicant Yoberry Farms, LLC, David Hurrel
And Karen Weathers.
Finance
Phone: 952.227.1140
Fax:952.227.1110
Planning Case: 04-43
Park & Recreation I have reviewed the proposed rezoning for the above project. In order to comply with
Phone: 952.227.1120
Fax: 952.227.1110 the Chanhassen Fire Department/Fire Prevention Division, I have the following fire
Recreation center code or city ordinance/policy requirements. The plan review is based on the available
2310 Coulter Boulevard information supplied at this time. If additional plans or changes are submitted, the
Phone: 952 227,1400 appropriate code or policy items will be addressed.
Fax: 952.227.1404
Planning &
1. A 10 -foot clear space must be maintained around fire hydrants, i.e., street lamps,
Natural Resources
trees, shrubs, bushes, Xcel Energy, Qwest, cable TV and transformer boxes.
Phone9522v 1130
This is to ensure that fire hydrants can be quickly located and safely operated by
Fax: 9
952.227.1110
firefighters. Pursuant to Chanhassen City Ordinance 9-1.
Public Works
1591 Park Road
2. No burning permits will be issued for trees to be removed. Trees and shrubs
Phone: 952 227.1300
Fax 952.227.1310
must either be removed from site or chipped.
Senior center 3. Fire apparatus access roads and water supply for fire protection is required to be
PFax.9522.27.1110 installed. Such protection shall be installed and made serviceable prior to and
Fax: 952.227.1110 P
during the time of construction except when approved alternate methods of
Web site protection are provided. Temporary street signs shall be installed on each street
www.ci.chanhassen.mn.us intersection when construction of new roadways allows passage by vehicles.
Pursuant to 2002 Minnesota Fire Code Section 501.4.
4. Submit proposed street names to Chanhassen Building Official and Chanhassen
Fire Marshal for review and approval.
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.
C
Sharmin Al-Jaff
December 1, 2004
Page 2
5. Fire hydrant additions/relocations.
a. Add one hydrant on Lot 4 at the southernmost tip.
b. Relocate the fire hydrant at the intersection of Gunflint Trail and
Highover Drive from the east side of the intersection to the west side.
c. Relocate the hydrant from between Lots 18 and 19 to between Lots 15
and 16.
d. Add one hydrant between Lots 1 and 8 in the third addition.
e. Add one hydrant at the intersection of Highover Drive and Street A (Lot
7).
gAsafety\p1mvpberryfa
LANDFORM
MINN EAPOLI S PHOENIX
Yoberry Farm Canopy Coverage Calculations -12/28/04
Total Site Area = 35.79 AC.
Total Wetland and Bluff Area = 2.2 AC.
Total Upland Area (excluding wetlands and bluff) = 33.59 AC.
Baseline Canopy Coverage = 48% or 16.11 AC.
Minimum Canopy Coverage Allowed = 35% or 11.76 AC.
Total Tree Demolition = 10.95 AC.
Proposed Tree Preservation = 15% or 5.16 AC.
Difference in Canopy Coverage = 287,496 SF or 6.61 AC.
Multiplier = 1.2
Total Replacement = 344,995 SF
Number of Trees to be Planted = 317 Trees
Custom Graded Lot Canopy Loss Calculations
Lot 3 Block 1
Existing Coverage = 97.8% or 0.44 AC.
Proposed Coverage = 44.4% or 0.20 AC.
Lot 4 Block 1
Existing Coverage = 73.4% or 0.58 AC.
Proposed Coverage = 68.4% or 0.54 AC.
Lot 19 Block 1
Existing Coverage = 97.8% or 0.46 AC.
Proposed Coverage = 44.7% or 0.21 AC.
Lot 20 Block 1
Existing Coverage = 69.2% or 0.36 AC.
Proposed Coverage = 48.1% or 0.25 AC.
Lot 1 Block 4
Existing Coverage = 100.0% or 0.63 AC.
Proposed Coverage = 61.9% or 0.39 AC.
Lot 2 Block 4
Existing Coverage = 91.4% or 0.32 AC.
Proposed Coverage = 31.4% or 0.11 AC.
AIL
WMA
LANDFORM
MINNEAPOLIS PHOENIX
TRANSMITTAL
PROJECT NAME
CITY OF CHA.NHASSEN
RECEIVED
NOV 0 5 2004
CHANHASSEN PLANNING DEPT
Yoberry Farms
PROJECT NUMBER TSO4013
DATE 5 -Nov -04
TRANSMITTED TO: City of Chanhassen
Sharmeen AJ- Jaff
7700 Market Boulevard
P.O.Box147
Chanhassen, MN 55317
952.227.1100
WE ARE SENDING YOU VIA
Method
THE FOLLOWING ITEMS:
COPIES
DATE
SHEET NUMBER
DESCRIPTION
26
5 -Nov -04
C1.1
Exisiting Conditions
26
5 -Nov -04
C1.2
Preliminary Tree Inventory
26
5 -Nov -04
C1.2
Preliminary Grading and Erosion Control Plan
26
5 -Nov -04
C3.1
Preliminary Grading Details
26
5 -Nov -04
C4.1
Preliminary Utility Plan
26
5 -Nov -04
C5.1
Preliminary Plat
1
8 1/2 x 11 acetate reduction of all sheets
1
Mailing Lables
THESE ARE TRANSMITTED:
❑ AS REQUESTED
®
FOR APPROVAL ❑ FOR YOUR USE
❑ FOR REVIEW AND COMMENT ❑
APPROVED AS NOTED ❑ RETURNED FOR CORRECTIONS
REMARKS
The storm
water narrative will
be mailed on Friday. If there is any other information you need
feel free to
contact me.
Copy To:
Bill Coffman
SIGNED: Steve Johnston
`Landform Engineering Company doing business as Landform
650 BUTLER NORTH BUILDING 510 FIRST AVENUE NORTH MINNEAPOLIS, MN 55403 4CANNEO
OFFICE: 612.252.9070 FAX 612.252.9077 www.landform.net
��-------- I I
I
� I `
9
EMBLANWCAPE
D
n eawwras m. `Y..0 .ua sswa
m u� ms a .oma.. rcnm •,v va r� n wr wu m as
MEMPREIAI/URY PLANT SCI®UIE I
—
DMMUOU5 TRLV4
On m w
arae uw
x. w.
rf:.
® s r„ne
a®n
xd cY.
aa.
s .s
uaaw
ro ur
ar.,
Oh ua..
vavo
xr rw
».
s w
xv cu
am..
d�
auo
aw..
rox�us re®
CI1Y OF CHANHASSEN
RECEIVED
NOV 2 4 2004
CHANHASSEN PLANNING OW
SCANNED
YOBERRY
FARMS, LLC
RNLODifH1N
nmlummm mm
baa MIWMRmx
sla seam
DAYID HURRELL
TmbCND]DM L
� .BMI
KAREN WEATHERS
12611A6111FEtlLYD
b1®�9OIllD1 RV1
MINNESOTA
xvrtb
Q4&6(IOEI
DHIRNOI
REYM/REIN 0U[Y9UMMTN
NDrEAlFJ[ IN, 2DO4
nwcu
YOBERRY FARM
MI 11A ]EN, MN
LANDFORM
NI MMi,aOL �[..Xaf NMN
ALNNL �oaw
nnrrn rcwmj
YImR�wrMAwecAre
MY�MI
0- iJ L2.1
SCALE IN P¢Cf—
BRENSHELL
■WEIMUNi1A14■ULIfE
February 23, 2005
Ms. Sharmeen Al-Jaff
City of Chanhassen
7700 Market Blvd.
P.O. Box 147
Chanhassen, MN 55317
Re: Sixty Day Extension
Dear Sharmeen:
As we discussed by phone, On behalf of Yoberry Farms, LLC, Dave and Karen Weathers
and Dave Hurrell, we do hereby agree to extend the Sixty Day Approval Period to March
15, 2005.
Sincerely,
William D. Co r.
Yoberry Farms, LLC
BRENSHELL DEVELOPMENT CORPORATION • 4052 OAKLAND STREET • ST.BONIFACIUS. MN 55375 • OFFICE: 952.446.1284 • FAX: 952.446.1568
The City of Chanhassen • A growing community with clean lakes, quality schools, a charring downtown, thriving businesses, winding trails, and beautiful parks. A gnat place to lire, work, and play.
MEMORANDUM
CITYOF
TO: Sharmeen Al-Jaff, Senior Planner
C1ltttgHASSEN
FROM: Todd Hoffman; Park and Recreation Director
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
DATE: December 2, 2004
Administration
Phone: 952,227.1100
SUBJ: Park and Trail Conditions of Approval; Yoberry Farms, LLC
PP tel'
Fax 952.227.1110
I have reviewed the proposed Yoberry subdivision to ascertain what park and
Building Ingeciom
Phore:952227.m0
trail conditions of approval areappropriate. The ade of the land will create a
PPP�
Fax 952.227.1190
unique but somewhat challenging neighborhood for recreational pursuits. There
will be plenty of opportunity for backyard sliding, but driveway basketball
Engineering
Phone: 952227.1160
games will prove difficult.
Fac 952.227.1170
PARKS
Finance
'
Phone. 522227.1140
Fax 952227.mo
Minnewashta Regional Park, a 200 -acre property owned and operated by Carver
County, is located just across Highway 41 from the subject property. Pedestrian
Parka Recreation
access from the Yoberry site to the Regional Park would prove difficult and is
Pnones22ztT112o
Fat952227.1110
not advised. The County has long range plans of providing a pedestrian
.
Recreation Center
underpass to the park; however, a future date for this improvement has not been
2310 Coulter Boulevard
established.
Phone: 952227.1400
Fax 952227'1404
There are no neighborhood parks within a %i -mile service area of the site. This
Planning&
is largely due to the manner in which neighborhood park services have been
Natural Resources
provided in this area of the City. Two "association" properties providing park
Phone: 952.227.11
Fax952.227.1110
services exist in the Lon -nacres neighborhoods to the south of the Yoberry plat.
These recreational properties will not be available to the future residents of the -.
Public Works
new neighborhood.
1591 Park Road
Phone: 952227.1300
Fat 952.227.1310
Keeping this in mind, it is important to provide enough yard space in the new
development to accommodate backyard playgrounds and similar recreation
Senior Center
equipment. In reviewing the current proposal, it appears that in many cases
Phone: 952227.1125
Fats52227.mo
adequate yards ace is not available for these types of uses. I also did not find
q P' YP
the presence of any kind of "association" property, a concept that had been
Web Site
discussed with the applicant.
wn.ci.chanhassen mn.us
The City is not seeking parkland dedication as a condition of platting this
property. Payment of park fees at the rate in force at the time of platting shall be
required as a condition of approval.
The City of Chanhassen • A growing community with clean lakes, quality schools, a charring downtown, thriving businesses, winding trails, and beautiful parks. A gnat place to lire, work, and play.
The site does not contain any segment of the city's comprehensive trail plan. A
linear grass outlot that serves as a neighborhood trail corridor does exist to the
north and east of the Yobeny plat. This outlot was acquired at the time the
Highover Addition was platted. The applicant has acknowledged the presence
of this outlot and is providing a sidewalk and stairway connection to the outlot at
an appropriate location. It should be noted that the terrain in this vicinity of the
plat requires the installation the stairway, a condition that will limit the types of
uses appropriate in this corridor.
Upon completion of the Yober y neighborhood, it will be necessary to complete
the sidewalk connection to Ungacres Drive. This will require the installation of
sidewalk in front of four homes on the west side of Gunflint Trail.
c: Park and Recreation Commission
Applicants
Location Map
Yoberry Farm
City of Chanhassen
Planning Case No. 04-43
Subject
Property
7710 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Rdministrallon
Phone: 952227.1100
Fax 952227.1110
Building Inspections
Phone: 952.227.1180
Fac 952.227.1190
Engineering
Phone: 952.227.1160
Fax: 952.227.1170
Finance
Phone: 952227.1140
Fax 952 227.1
Park & Recreation
Phone: 952.227.1120
Fax 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax 952227.1404
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.ctnnbassennn.us
MEMORANDUM
TO: Bob Generous, Senior Planner
FROM: Todd Hoffman, Park & Recreation Director
DATE: October 21, 2004
SUBJ: Proposed Hidden Creek Meadows Park and Recreation
Conditions of Approval
COMPREHENSIVE PARK PLAN
The proposed Hidden Creek Meadows is located very near Cathcart Park.
Cathcart Park is a neighborhood park owned by the City of Shorewood, but
located within the corporate boundaries of Chanhassen. Convenient access to
the park is provided by the proposed sidewalk connection along Pipewood Lane
connecting with Cartway Lane. No parkland dedication is recommended as a
condition d this plat. Full park fees shall be collected at the, rate in force at the
time of final plat:
COMPREHENSIVE TRAIL PLAN
This property abuts the Hennepin County Regional Railroad Authoritc Light
Rail Transit Corridor. Currently this corridor is managed by Tlirce Rig°ers Park
District as a regional trail with an aggregate surface. Access to the trail from
Hidden Creek Meadows is provided by the proposed sidewalk connections to ,
1
Pipewood Cournand Cartway Lane. No additional trail construction is
recommended as a condition of this plat.
The City of Chanhassen • A growing community with clean lakes, quality schools, a champing downtown, thriving businesses, winding trails, and beautiful parks. A glial place to live, work, and play.
A:
0
16
CITY OF
7700 Markel Boulevard
PO Boz 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: 952227.1160
Fax: 952.227.1170
Finance
Phone: 952.227.1140
Fax 952.227.1110
Park & Recreation
Phone: 952227.1120
Fax 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning A
Natural Resources
Phone: 952227.1130
Fax: 952.227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax 952.227.1310
Senior Center
Phone: 952227.1125
Fax 952.227.1110
Web Site
www.ci.chanhasseo.mn.us
MEMORANDUM
TO: Bob Generous, Senior Planner
FROM: Todd Hoffman, Park & Recreation Director
DATE: October 21, 2004
SUBJ: Proposed Pinehurst, Park & Recreation Conditions of Approval
COMPREHENSIVE PARK PLAN
The proposed Pinehurst development is located within the park service
boundaries of Pheasant Hill Park and Lake Minnewashta Regional Park. No
parkland dedication is recommended as a condition of this plat. Full park fees
shall be collected at the rate in force at the time of fi'splat.
COMPREHENSIVE TRAIL PLAN
A section o -
prehlve Trail Plait2leIs iln'qwuperty at its
eastern boun
d in IAt"J"r sFf a d=r5#40AW side of
Galpin Boul
Ian is
located just
_ o the
Galpin Boul
yy
tit1 p2aq A s:
connection to
322, rF-:
' Ac5tticKTb udc
in the developm
atibatrrr� is
for this side
�x1ltuglrliatj
right -of way to
The City nt Chanhassen • A nrowinn community with clean lakes. auality schools. a charmina downtown. thriving businesses, winding trails. and beautilul Darks. A upat place to live, work. and olay.
JIM
'AL
WMA
LANDFORM
MINNEAPOLIS -PHOENIX
TRANSMITTAL
PROJECT NAME
Yoberry Farms
PROJECT NUMBER TSO4013
DATE 15 -Nov -04
TRANSMITTED TO: City of Chanhassen
Sharmeen AI.Iaff
7700 Market Boulevard
P.O.Box 147
Chanhassen, MN 55317
952.227.1100
WE ARE SENDING YOU VW Method THE FOLLOWING ITEMS:
COPIES
DATE
SHEET NUMBER
DESCRIPTION
26
5 -Nov -04
C1.1
Exisiting Conditions
26
5 -Nov -04
C1.2
Preliminary Tree Inventory
26
5 -Nov -04
C1.2
Preliminary Grading and Erosion Control Plan
26
5 -Nov -04
C3.1
Preliminary Grading Details
26
5 -Nov -04
C4.1
Preliminary Utility Plan
26
5 -Nov -04
C5.1
Preliminary Plat
8 1/2 x 11 acetate reduction of all sheets
THESE ARE TRANSMITTED:
❑ AS REQUESTED ® FOR APPROVAL ❑ FOR YOUR USE
❑ FOR REVIEW AND COMMENT ❑ APPROVED AS NOTED ❑ RETURNED FOR CORRECTIONS
REMARKS
Due to late in the season construction demands we have not been able to free up a survey
crew to perform the additional tree inventory or the additional topo. Al trees have been listed
in the written inventory, but have not been located. This has no impact on the tree canopy.
An engineer from our office will contact your engineer to gather information to conduct the
requested sanitary sewer study If there is any other information you need feel free to contact
Chris Call in our office.
Copy To: Bill Coffman
'Lar dkrm Enpneanng Company doing business as LarNllam
SIGNED: Steve Johnston
CITY OF CHANHASSEN
RECEIVED
NOV 16 2004
DHANHAM PLANNING DEPT
650 BUTLER NORTH BUILDING 510 FIRST AVENUE NORTH MINNEAPOLIS, MN 55403
OFFICE: 612.252.9070 FAX 612.252.9077 www.landform.net
SCANNEO
1;
Z�
7A
7 --7
1;
Z�
7A
e AREA LOCATION MAP-
CITY OF CHANHASSEN
RECEIVED
NOV 1 6 2004
CHANHASSEN PLANNING DEPT
YOBERRY FARM
CHANHASSEN - MINNESOTA
MPROJECT CONTACTS-
.gNL6
H J
ntl[w
C�� .ane
o
Oma
�^
e
®
eE
4
MPROJECT CONTACTS-
.gNL6
COYYWY
NALLT
o
Oma
�^
tea,..
� as�Qau
.r...
MPROJECT CONTACTS-
.gNL6
COYYWY
NALLT
Oma
tea,..
� as�Qau
.r...
® GoOw SateOne Cd
TNIrtP XYIYM M!•YXYNrMNOBMIM
.wmuarumonorwo
MVYII.•NA11pN�MIJ1
DRAWING
MEROSION CONTROL SYMBOLS
YOBERRY
PAM LLC
q
YI...Y.
DAVIDHURREIL
KAREN WEATHERS
M..w•a,....a
YINXLI'OT1
�xge.•ex m.aro....�
YOBERRY FARM
LANDFORM
M.,m..�.r
Co.1
SCANNED
Oma
tea,..
MEROSION CONTROL SYMBOLS
YOBERRY
PAM LLC
q
YI...Y.
DAVIDHURREIL
KAREN WEATHERS
M..w•a,....a
YINXLI'OT1
�xge.•ex m.aro....�
YOBERRY FARM
LANDFORM
M.,m..�.r
Co.1
SCANNED
�.
�
�
}0}}} %�� _�
11 kU
}}W�
' ® �
$fir! &ak%&\
'j. In
€$ ;kfA/�§•
§ § t e \
� . \s �l 10
_
' \§ §i
\
§
§ a | a ,, p
. q i`\
/1�11 ' §| ■ j k n
\
\
�
�
}0}}} %�� _�
11 kU
}}W�
' ® �
$fir! &ak%&\
'j. In
€$ ;kfA/�§•
§ § t e \
� . \s �l 10
_
' \§ §i
\
§
§ a | a ,, p
. q i`\
/1�11 ' §| ■ j k n
I- I 1 ncr.
I; jd - 014
Ab
g, I
tee �v I E ID
Fil
} •.i
ti
I II %\. I —� — � � .` � � .• 'ill �; __—_.'
r^ r ------
--------------
-
— E -i I 1
41,
a
N \ _
\ \ - >✓ � 1, —.AJI- . I � - If L I
I i
f 1211, 151 p EL I, pij r, I` 110 1
!@-1A �!! 3 { {7 =
i � i:E p cp . 3p° .� !•3 aF E �3 � �f } a
{i l� S 33 �+E Y " �{ dE 3 {l d �•3l ° t l F` ��4 iE a !€ i' a3 sF Ri E i `FS e�6i ���i i9
iy {�{{ E �{ it. sE{ R;i•sE t! l a d {. p@ i a{ s 4 i _es 3 e t
!€ g � 4F— p �i �,�6E i� g �: s •iE` � r �y�{
!i!
e tt s�
;o w1E ?''iii( l3
issiileCf ��Mwv >�
�� s.itii'0 •.I pg YI � i §illi
�
§it
!
!{
O$% a| q� —
�� | ( | u| \
|'G | , | \§■§$
po
Z§�
#
®
\
4
&
itR
�
\
/
,
�5%�
) !
��
||
A k
m
|
pit
§ ,
.
| |
n
§it
!
!{
O$% a| q� —
�� | ( | u| \
|'G | , | \§■§$
po
#
®
\
4
&
itR
\
,
�5%�
) !
\
. .
A k
m
|
pit
/
M
n
§it
!
!{
O$% a| q� —
�� | ( | u| \
|'G | , | \§■§$
po
n
r
mss. 9 I m
rr
%
4r
;i
ri
'
;0k6 � y ;.f ��7 •r
Wit
i Of i All
�\ l\• --� �_ i A• lar' - _'_ w - r..
s
- D •
�' AA
ii' -------- outs
"Nl a" 1 • � ^i _ i
jolt
I fit
o y%Ul
IoI
32
" p /
,
:.� O
1 e �• v ---- _ _ _ _ _
:
------------
It-
igi�§$R �j lila` g �g.f6ig Ing ffi
e,•, � �li j� lgglg �; g ��,�� � �t�0
d€�o Pi n� I_f 1�g1 ''gl•$ {§ eteee.rf e s v
�E"o ��_°
N
----- -� --"
a
4V 60
,
,
J;
-- ` A r
F — 1- ----------
07"4
or it
.A W L V rl
W
}ay I � � tai a � i � `;" � m< - 9 � � •i[a 1 < - '�`, � � `.�,
L 1 Q i'
� c
--------
'����gaig � it�i
p Ea? {E E y E•afy.: '[
e !if lit
!if
a
if : ;[
i° PRO
a i€`4ao ?iii
i
IjsiEq s [i 3i�t�e e �ja;§ki 1[[ia.'[`s iEti�E�g� e -f,•`i[�li t` [ �
g s 6i6i= pp' gb 6 i 3 =6i E'• fill a kii. 7 1
:aa[`€
4 sial, as fs4?} rNa,}i s;84E }f t[° ff? �•��:Eyx E
i.saa¢?�& a ias[ i
I,Oyld o =
,a Fpm
m
ll x ¢p er
;f ��i Seg
E
o•
)V
l
W
; W Vfll A
_
_ ___
_ _
- 14
N
----- -� --"
a
4V 60
,
,
J;
-- ` A r
F — 1- ----------
07"4
or it
.A W L V rl
W
}ay I � � tai a � i � `;" � m< - 9 � � •i[a 1 < - '�`, � � `.�,
L 1 Q i'
� c
--------
'����gaig � it�i
p Ea? {E E y E•afy.: '[
e !if lit
!if
a
if : ;[
i° PRO
a i€`4ao ?iii
i
IjsiEq s [i 3i�t�e e �ja;§ki 1[[ia.'[`s iEti�E�g� e -f,•`i[�li t` [ �
g s 6i6i= pp' gb 6 i 3 =6i E'• fill a kii. 7 1
:aa[`€
4 sial, as fs4?} rNa,}i s;84E }f t[° ff? �•��:Eyx E
i.saa¢?�& a ias[ i
I,Oyld o =
,a Fpm
m
ll x ¢p er
;f ��i Seg
E
rll�il l lllll
11---------H- I 1
I I 1 I
II II II
II II II
II II
II II
II II II
II Il II
II II I1.
II 11 II
II II II
----J L---- I� II
Q
Q
z
Z
I
I
I
1
I
I
I
I
1
� 11
I II
I II I
1 I 1 1
I 1 1 I
I I I I
11 I
J ` 1
J
11 11
I I 11 \ \\>
V11 11 �\
11 \
�
11 1 � 1
1
l 11 -��
C
AI-Jaff, Sharmeen
Full Name:
Bill coff man
Last Name:
Coffman
First Name:
Bill
Job Title:
President
Company:
Coffman Development Services
Business Address:
Coffman Development Services, Inc.
600 W. 78th Street
Suite 250
P.O. Box 231
Chanhassen, MN 55317
Business:
Mobile:
Business Fax:
E-mail:
E-mail Display As:
(952)974-7877
(612)202-0692
(952)974-7977
billcoffman@isd.net
billcoffman@isd.net
