25-02 signed PC Findings of FactCITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES. MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE: Application of Rachel Development for a Nineteen Lot Subdivision
On March 4,2025, the Chanhassen Planning Comnission met at its regularly scheduled meeting
to consider the application to subdivide 13.65 acres into nineteen single-family 'lots and one outlot.
The Planning Commission conducted a public hearing on the proposed development which was
preceded by published and mailed notice. The Plaruiing Commission heard testimony from all
interested persons wishing to speak and made the following Findings of Fact on the remaining
application.
1 . On December 20,2024. the City received a land use application for the property legally
described in attachment Exhibit A for the follorving:
A. A variance to the maximum dead ending cul-de-sac length.
B. A preliminary plat application for a l9lot subdivision for residential single-family.
2. The property is currently zoned Single-Family Residential - RSF.
3. The property is guided by the Land Use Plan for Low Density Residential.
4. The Subdivision Ordinance directs the Planning Commission to consider seven possible
adverse effects of the proposed subdivision. The seven effects and our findings regarding
them are:
a.The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets all the requirements of the RSF, Residential Single-
Family District and the zoning ordinance if the conditions ofapproval are met.
b. The proposed subdivision is oonsistent with all applicable city, county and regional plans
including but not lirnited to the city's comprehensive plan:
F'inding: T'he proposed subdivision is consistent with the Comprehensit'e Plan and
subdivision ordinance if the conditions of approval are met.
FINDINGS OF FACT
PRELI[,IINARY PLAT FINDINGS
c. The physical characteristics ofthe site. including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding. and stomwater
drainage are suitable for the proposed development;
Finding: The proposed site is suitable for development subject to the conditions specified
in this report.
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;
F-inding: The proposed subdivision will provide adequate urban infrastructure sub.ject lo
the conditions specified in this reporl.
Thc proposed subdivision will not cause environmental damage;c
Finding: The proposed subdivision will not cause significant environmental damage
subject to the conditions ofapproval. The proposed subdivision contains adequate open
dreds lo accommodate house pads.
f. The proposed subdivision will not conflict with easements ofrecord; and
Finding; The proposed subdivision will not conJlict with existing easements, but rather
v'ill expand and provide all necessary easements.
g. The proposed subdivision is not premature. A subdivision is prernature if any ofthe
following exists:
l)
2)
3)
4)
Lack of adequate stormwater drainage.
Lack ofadequate roads.
Lack oladequate sanitary sewer systems.
Lack of adequate off-site public improvements or support systems
Finding: The proposed subdivision will have access to public utilities and streets if lhe
specified conditions ofapproval are met.
5. The Variances Division in Chapter l8 directs the Planning Commission to consider four
general conditions:
The hardship the developer is posed with is due to minimal options for streel conneclion.
l'here is one street with the possibility o/'connection, Nez Perce, however lhe Cily
Council is not in support ofconnecting the two streets therefore requiring a variancc.ftsr
the dead ending street.
b. The hardship is caused by the particular physical surroundings, shape or topographical
oonditions of the land;
The hardship is caused by physical access ,o lhis property, the property currenlly has
YARIAN(]I.] T'INDINGS
a. The hardship is not a mere inconvenience;
minimal streel.frontage on existing streets, with sizeable acreage, making it dificult to
adhere to city code as a result of the City Council not supporting a road connection to
Nez Perce Drive.
Thc condition or conditions upon u,hich the rcquest is bascd are unique and not generally
applicable to other property:
The subject property is largely land locked with minimal opportunities for the creation of
through roads that avoid lhe creation of lengthy cul-de-sacs with the opportunity to
reduce cul-de-sac length not being deemed a viable road connection by the City Council.
d. The granting of a variance will not be substantially detrimental to the public welfare and
is in accord with the purpose and intent of this chapter, the zoning ordinance and
comprehensive plan.
The granting of this variance will not be substdntially detrimental to public welfare as a
trail conneclion will be created as part of the subdivision that will serve as an emergenc.y
access road for public safety vehicles in the et,ent ofan emergency or blocked roads that
do not have alternative access due to their cul-de-sac nature.
6. The planning report Planning Case 2025-02, dated February 25,2025, prepared by Rachel
Arsenault. et al. is incorporated herein.
The Planning Commission recommends approval ofthe requested variance and Preliminary Plat
to the City Council.
ADOPTED by the Chanhassen Planning Commission this 4s day of March 2025
CHANHASSEN PLANNING COMMISSION
B\'
Eric oyes.
c
r
RECON{NIENDATION
EXHIBIT A
PID #258710190 (955 Pleassnt Vi€w Road)
All of Lot I and that part of Lot 2, Block 3, "Vineland Forest", Carver County, Minnesota, lying Northerly of a line
drarvn from a point on the East line of said Lot 2 a distance of 53.53 feet North of the Southeast corner of said
l-ot 2 to a point on the West line ofsaid Lot 2 distant 66.00 feet North ofthe Southwest comer ofsaid Lot 2 and
there terminating.
PID # 258700060 (6535 Peaceful Lane)
'l'hat part of Lots 5 and 6, "Vineland", described as follows: Clommencing at the southeast corner ofsaid Lot 5:
thence North 89 degrees l6 minutes 34 seconds West, assumed bearing, along the south line ofsaid Lot 5, a
distance of 168.62 feet to the actual point ofbegiruring of the tact ofland to be herein described; thence North 0
degrees 43 minutes 26 seconds East 32.25 feet; thence North 89 degrees l6 minutes 34 seconds West 179.00
feet; thence South 7 degrees 25 minutes 34 seconds East 129.57 feet, thence South 89 degrees 16 minutes 34
seconds East 160.63 feet: thence North 0 degrees 43 minutes 26 seconds East 96.01 fe€t to the actual point of
beginning, Carver County, Minnesota.
Together with an easemenl for ingress and egress over and across lhat part of Lot 5, "Vineland", Carver County,
Minnesota lying Westerly of the following described line:
Commencing at the southeast comer of said Lot 5: thenoe North 89 degrees l6 minutes 34 seconds West,
assumed bearing, along the south line of said Lot 5 a distance of 168.62 feet; thence North 0 degrees 43
minutes 26 seconds Easl 32.25 feet, thence North 89 degrees l6 minutes 34 seconds West 179.00 feet; thence
South 7 degrees 25 minutes 34 seconds East a distance of32.57 feet, more or less, to a point on the south line
of said Lot 5, uhich point is the point of beginning of the linc to be described: thence on a line run-ning North T
degrees 25 minutes J4 seconds West a distance of 160 feet, more or less. to the intercection of said line with the
u,esterly lot line of said Lol 5, and there terminating.
And
l'ha1 part ol'Lots 5 and 6, "Vineland", Carver County, Minnesota. described as follows: viz:
That part of the South 45.2 5 feet of l-ot 5 and of the North 96.01 feet of Lot 6, "Vineland" lying Easterly of a line
draun perpendicular to the South line ofsaid Lot 5 from a point on said South line distant 168.62 feet Westerly
along said South line from the Southeasl comer of said Lot 5.
PID # 258700063 (No Addr€ss Assigned)
Lot 5, Vineland, Carver Coun5-, Minnesota, except that pan thereof described as follous, viz:
Clommencing on the Southeast corner ofsaid Lot 5; thence North 89 degrees l6 minutes 34 seconds West,
assumed bearing, along the South line ofsaid Lot 5 a distance of 168.62 fee( to the actual point ofbeginning of
the parcel being described; thence Nonh 0 degrees 43 minutes 26 seconds East 32.25 feet; thence Nonh 89
degrees l6 minutes 34 seconds West 179.00 feet; thence South 7 degrees 25 minutes 34 seconds Easl a
distance of 32.57 feet, more or less, to a point on the South line of said Lot 5 (hereinafler referred to as "Point
A"); thence Easterly along the South line ofsaid Lot 5 to the point ofbeginning.
Subject to an easement for ingress and egress and utility purposes, appunenant to and for the benefit offte
above described Exception, which said easemenl is described as all that part ofsaid Lot 5, Vineland, lying
Westerly of the follou ing described line: Beginning on the South line of said l-ot 5 described above as "Point A":
thence on a line ruDning Nortl ? degrees 25 minules 34 seconds West a distance of 160 feet more or less, to its
intersection with the Westerly line of said I-ot 5 and there terminating.
Also excepting from said Lot 5 that pan thereof described as follows, viz:
A 50.00 foot stdp of land over and across Lot 5, Vineland. Carver County. Minnesota, the centerline of said strip
is described as follo*,s:
Clommencing at the Northeast corner of Lot 5; thence South 00 degrees 24 miflut€s 03 seconds Easl, ol an
assumed bearing, along the East line of Lot 5, a distance of 380.86 feet to the point of beginning of the centerline
Io be described; thence Westerly, a distanceof29.2l feet along a non-tangential curve concave to the South,
said curve having a radius of 198.13 feet, a central angle of08 degrees 26 minutes 53 seconds and a chord
bearing of North 7l degrees 56 minutes 2 5 seconds Westi theuce North 76 degrees 09 m inutes 5 I seconds
Wesl tangcnt to last described curve, a distance of I ?0.8 I feet; thence Nonh$'esterly, a distance o f 124.92 feel,
along a tangential curve concave to ths Northeast, said curve having a central angle of 39 degrees 52 minutes
4l seconds and a radius of 179.48 feet to a point hereinafter rclerred to as "Point B"; thence continue
Nonhu esterll, and Northerly along the last described cun,e a distance of 124.92 feet and said centerline there
terminatrng.
Also excepting, a 50.00 foot strip ofland over and across said Lot 5, Vineland, the centerline ofsaid strip is
described as follous:
Beginning at the above described "Point B"; thence South 53 degrees 42 minutes 49 seconds West, a distance
of 100.{10 feet and said cenrerline rhere terminating.
PID #258700062 (No Address Assigned)
Lot 6, Vineland, Carver County, Minnesota, except that part thereof described as follows, viz: Commencing at
the Northeast comer ofsaid Lot 6, thence North 89 degrees l6 minutes 34 seconds West, assumed bearing,
along the North line ofsaid Lot 6, a distance of 168.62 feet lo the actual point ofbeginning ofthe land to be
described; thence South 0 degrees 43 minutes 26 seconds West a distance of96.0l feet; thence North 89
degrecs 16 minutes 34 seconds West a distance of 160.63 feet; thence North 7 degrees 25 minutes 34 seconds
West a distance of 97.00 feet to the North line of said Lot 6: thence Easterl-"- along the said North line of Lot 6 to
the point ofbeginning.
Excepting from said Lot 5 and said Lot 6 the following described premises:
That part of the South 45.25 feet of t-ot 5 and o I the North 96.0 | feet of Lot 6, "Vine land" lying Easterly of a line
draur perpendicular to the South line ofsaid Lot 5 from a point on said South line distance 168.62 feet Westerly
along said South line from the Southeast comer of said Lot 5.
And
Lot 7. Vineland. Carver County, Minnesota, except that pan ofsaid Lot 7 described as follou's, viz: Commencing
at the Southuest comer of Lot 7, Vineland; thence North I degree 53 minutes 49 seconds East a distance of
76.37 feet to a point on the Southeasterly line of Peaceful l-ane; thence North 36 degrees 53 minutes 34
seconds East along said Southeasterly line ofPeaceful Lane a distance of 114.19 feet; thence South 8? degrees
50 minutes 55 seconds East a distance of 294.15 feet; thence South I degree 03 minutes 23 seconds West a
distance of220.04 feet to $e Southerly line ofsaid Lot 7; thence South 87 degrees 50 minutes 55 seconds West
along said Southerly line ol Lot 7 a distance of397,82 feet to the point ofbeginning.
Together u'ith an easement appurtenant to the foregoing Parcels 2, 3 and 4 for ingress and egress over and
across that pan ofLot 5, Vineland, Carver County, Minnesota lying Westerly ofthe following described line:
Commencing at the Southeast comer ofsaid Lot 5; thence North 89 degrees l6 minutes 34 seconds West,
assumed bearing. along the South line ofsaid Lot 5 a distance of 168.62 feeti thence North 0 degrees 43
minutes 26 seconds East 32.25 feet; thence North 89 degrees l6 minutes 34 seconds Wesl 179.00 feet; thence
South 7 degrees 25 minutes 34 seconds Easl a distance of 32.5'7 feet, more or less, to a point on the South line
ofsaid l.ot 5, which point is the point ofbeginning ofthe line to be described; thence on a line running North 7
degrees 25 minutes 34 seconds West a distance of 160 feet, more or less, to the intersection of said line with the
Westerly lot line of said l-ot 5, and there terminating.
PID #258690I30 (1015 Pleasant View Road)
Outlot A, Troendle Addition, Carver County, Minnesota
All Abstract Propeny