1g WillowRidge3 Final Plat
CITY OF
. CHANHASSEN
7700 Markel Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone: 952.227.1100
Fax: 952.227.1110
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Natural Resources
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MEMORANDUM
TO:
Todd Gerhardt, City Manager
FROM:
Bob Generous, Senior Planner
DATE:
o~
May 20, 2002
SUBJ:
Willowndge 3rd Addition
EXECUTIVE SUMMARY
The developer, David Smith, is requesting preliminary and final plat approval to
create two lots for a development known as Willowridge 3rd Addition. The
proposed development consists of one existing single-famiJy home and one new lot.
The development is 2.09 acres. The new lot is accessed via a 10 percent grade
driveway across the face of a steep incline up to the building site at the top of the
hill.
RECOMMENDATION
City Council action includes approval of two separate motions:
"The Chanhassen City Counc-il approve~ the amendment to the Willowridgc:
Planned Unit Development to increase the plat from 37 to 38 lots."
And,
"The City Council approves the preliminary and final plat resolution for
Subdivision #2002·7, Willowridge 3rd Addition creating two lots, as shown on plans
prepared by Otto Associates, dated 4/4/02, subject to the following conditions:
1. Lot 2 shall have a minimum of one overstory deciduous tree planted in the
front yard setback area.
2. Tree preservation fencing shall be installed around any trees to be saved
located near the grading limits. This shall be done prior to grading and
maintained until construction is completed.
3, Sanitary sewer services shall be 6" PVC SDR 26.
4. Extend silt fenc~ along the south side toward the east and remove all silt
fence when development is completed.
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he City of Chanhassen . Þ. gr0winQ community with c!E'2n lake~. cualitv schools 2. charmina d0Wil!:W"~ thrivinn h'l~ì!'lP~~"~ l1'h'Íi"'l'1lr~;k ~",j he~,,'i!,,! ""t·. I ,."..A' ,,!~~,'~ I;"A ."MI. _~, _IAn
Todd Gerhardt
May 21, 2002
Page 2
6. Add a 75-foot minimum rock construction entrance.
7. Revise the grading on the east side to comply with 3:1 slope per City standard.
8. All disturbed areas shall be re-sodded or re·seeded within two weeks of grading
completion.
9. The driveway must be installed with a paved surface.
10. Any retaining wall over four feet in height must be designed by a registered civil
engineer. The applicant should be aware that a separate building pennit would be
req uired.
11. If fill is imported or exported, the applicant will need to supply the City with a haul route
and traffic control plan.
12. All plans must be signed by a registered engineer.
\3, The detennination as to the bearing capacity of the soils is the responsibility of the
owner, a soil investigation may be required upon field inspection of the foundation
excavation.
14. The developer shall pay full park and trail fees for one additional lot pursuant to city
ordinance."
PLANNING COMMISSION UPDATE
The Planning Commission held a public hearing on May 7, 2002, to review the proposed
development. The Planning Commission voted unanimously to recommend approval of the
proposed subdivision subject to the conditions of the staff report with a modification to condition 3
and deletion of a redundant condition (#\3) regarding the retaining wall. The Planning Commission
voted unanimously to recommend approval of the development.
i
As part of the discussion, the Planning Commission wanted clarification regarding the slope of the
site and whether it met the requirements for a bluff. Based on staffs review of the plan, the slope
has an elevation change of only 24 feet from the street to the top of the hill, the point at which the
slope changes. A bluff requires a minimum elevation change of 25 feet. At the time of the original
WilIowridge development, there was a 34 footelevation change in this areal40 feet or a 24 percent
slope, which also does not meet the bluff criterÍa.
ATTACHEMNTS
1. Reduced copy of Pinal Plat
2. Resolution Approving Pinal Plat
3. Planning Commission Minutes of May 7,2002
4. Planning Commission Staff Report
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CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
DATE:
RESOLUTION NO:
MOTION BY:
SECONDED BY:
A RESOLUTION APPROVING A FINAL PLAT
CREATING WILLOWRIDGE THIRD ADDITION,
DAVID SMITH AND DICK ERSBO
WHEREAS, David Smith and Dick Ersbo have requested a subdivision of the property
located at 6665 Mulberry Circle East into two single-family lots of 60,984 square feet and 30,491
square feet; and
WHEREAS, the proposed subdivision complies with all requirements of the Chanhassen
City Code; and
WHEREAS, the Chanhassen Planning Commission held a public hearing on May 7,
2002, and found the plan consistent with the Chanhassen Comprehensive Plan and Zoning
ordinance and recommended approval of the subdivision.
NOW, THEREFORE, BE IT RESOLVED that the Chanhassen City Council hereby
approves the final plat for WiIlowridge Third Addition (Subdivision #2002-7) for the Ersbo
property legally described as Lot 1, Block I, Willowridge Addition, creating Lots I and 2, Block
1, Willowridge Third Addition as shown on the plans prepared Otto Associates, subject to the
following conditions:
I, Lot 2 shall have a minimum of one overstory deciduous tree planted in the front yard setback
area,
2. Tree preservation fencing shall be installed around any trees to be saved located near the
grading limits. This shall be done prior to grading and maintained until construction is
completed.
3. Sanitary sewer services shall be 6" PVC SDR 26.
4. Extend silt fence along the south side toward the east and remove all silt fence when
development is completed.
5. Show City Detail Plate Nos. 5300 and 5301.
6. Add a 75-foot minimum rock construction entrance.
7. Revise the grading on the east side to comply with 3: I slope per City standard,
8. All disturbed areas shall be re-sodded or re-seeded within two weeks of grading completion.
9. The driveway must be installed with a paved surface,
10. Any retaining wall over four feet in height must be designed by a registered civil engineer.
The applicant should be aware that a separate building permit would be required.
11, If fill is imported or exported, the applicant will need to supply the City with a haul route
and traffic control plan.
12. All plans must be signed by a registered engineer.
13. The determination as to the bearing capacity of the soils is the responsibility of the owner, a
soil investigation may be required upon field inspection of the foundation excavation,
14. The developer shall pay full park and trail fees for one additional lot pursuant to city
ordinance."
Passed and adopted by the Chanhassen City Council this 281h day May of 2002,
ATTEST:
Todd Gerhardt, City ClerklManager
Linda C. Jansen, Mayor
YES
NO
ABSENT
g:\plan\bg\Resolution Willowridge 3rd
Planning Commission Meeting - May 7, 2002
PUBLIC HEARING:
CONSIDER THE REOUEST FOR AN AMENDMENT TO THE WILLOW RIDGE PUD
TO PERMIT ONE ADDITIONAL LOT AND SUBDIVISION APPROVAL TO CREATE
TWO LOTS ON A 2.09 ACRE ZONED PUD-R LOCATED AT 6665 MULBERRY
CIRCLE EAST. WILLOW RIDGE 3RD ADDITION. DAVID SMITH,
Public Present:
Name
Address
David Smith
Jon Steckman
Larry Kerber
1341 Ashton Court
1215 Lake Lucy Road
6420 Powers Boulevard
Kate Aanenson presented the staff report on this item.
Blackowiak: Thank you. Commissioners, any queslions of staff at this time?
Claybaugh: 1 have a question, With respecllo the 10 percent grade on the proposed driveway,
was that calculated all the way from the existing curb up IiI, to what point? My concern was that
the 10 percent grade went all the way down to Mulberry Circle so as they came down Ihat
proposed driveway in Ihe winler. under slippery conditions. that illessen in slope as it gOI closer
10 Mulberry Circle.
Sweidan: The maximum slope is always 10 percent and it has been taken from the garage
enlrance up 10 the street pavement.
Claybaugh: Okay. Is there any concern from Ihe city staff slandpoint that they would be coming
down an extended driveway on a 10 percenl grade, right down to the curb on Mulberry Circle
Ihal's also on somewhat of a blind corner as you come around il.
Sweidan: Well it's not really a blind 'corner because if you look to the existing southern lot where
Ihere's exisling access soulh to it. it's similar to il.
Claybaugh: Yes I walked thalloday and I don't believe Ihat's anywhere near a 10 percent grade,
and I don't have any other problems with il. Ijust had some safety concerns with respect to the
drive coming down at that maximum slope alllhe way down to where it intersects with Mulberry,
and Ijust wanted engineering to comment on thaI. If Ihat's what it was calculated and if you're
comfortable with thaI.
Sweidan: From the, let's say the black side if we can say, or the black poinl side, I don't see any
critical issue about il. And the side slopes, as long as it does meet the 10 percent, 1 mean we go
with thaI.
Claybaugh: Okay. That's alllhe questions I have,
BIackowiak: Thanks. Any more queslions of slaff?
Sidney: I have one question, Are we anywhere near a bluff?
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Planning Commission Meeting - May 7, 2002
Sidney: About 24 feet?
Aanenson: Yep, in elevation change but it does not meet the definition which is both a 30 percent
or greater and elevation change of 25 feet or more. It did not meet that.
Sidney: But we're maybe I foot less than what's required?
Aanenson: That's, it's less than 1 foot.
Sidney: Okay, Could we double check that?
Aanenson: Sure,
Sidney: I think that might be advisable.
Blackowiak: Okay, Any other questions?
Sacchet: Yeah. That approximately kind ofrubbed me the wrong way too in the report, I mean
it says approximately 24 but 25 is the cut-off so I would certainly second LuAnn's concern. In
the conditions I have 2 questions. Condition 3 starts with, add the following note and I assume
that's a left over that is not really part of condition. And then my question, which one is really
the condition. 10 or 13? Because they seem to deal with the same thing but slightly differently.
Sweidan: Actually there are things that are repeated condition so 10 should cover the issue,
Sacchet: So 10 is the one we think that should be in and not 12?
Sweidan: Yes. Not [3,
Sacchet: Not 13. 13, yeah. Alright, that answers il. Thank you,
Blackowiak: Okay, thank you. And Kate. I just wanted to clarify one issue and this was the
covenants that were recorded originally. You said they were recorded I guess in 1992, Now is
this something that subsequent property owners would have had access to or?
Aanenson: Correcl. They are recorded with the County.
Blackowiak: So then when somebody buys their property they understand that this subdivision is
a possibility in the future" They would get a copy of that or how does that work?
Aanenson: RighI. Again. the City doesn't enforce the covenants but we wanted to be clear. It
was discussed at the time that this subdivision came in and again a stub was provided to this
property. It was discussed that at some time in the future, Mr. Ersbo may choose to subdivide
and obviously he wanted 10 years.
Blackowiak: Right, so as long as he followed the design standards, it's well within the covenants
of the neighborhood?
Aanenson: RighI. Right.
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Planning Commission Meeting - May 7, 2002
Blackowiak: Good, thank you, Alright, this item is open, or before we do that, let's have the
applicant or the designee make a presentation, Come up to the microphone and state your name
and address for the record. Thanks.
David Smith: Hi, I'm David Smith. I live at 1341 Ashton Court in Chanhassen. And I basically
concur with the City's recommendations and parameters for this construction. I intend to make it
my principle residence and so I intend to comply with all of the neighborhood association
parameters and just make the home fit in nicely with the neighborhood,. . hopefully increase the
values of the surrounding homes. I'll be putting in a nice home and it should be a good asset to
the community.
Blackowiak: Okay, thank you, Commissioners, any questions of the applicant?
Sacchel: Ii's really not my business but I'm kind of curious. I mean since you have this steep
slope, you use.. .so much room for the driveway that the house is basically in the comer. You're
not going to have really much of a back yard,
David Smith: That's very true. Of course there won't be that much to mow either but.,. There
really wasn't too many ways to, you know we looked at every, starting the driveway on this
comer. Starting it on this comer and it just seemed to be the, work best, the best spot for it. I
mean there are some surrounding woods which will help the site and to minimize the length of
the driveway, I'm dropping the garage down by several feet which, and also putting the garage
toward the back of the property to be able to gain a way but, it just really, the driveway's the most
challenging aspect to that site and really there's not too many other ways, or really couldn't see
any other better ways to work it.
Blackowiak: Okay, thanks. Any other questions of the applicant? No? Alright. Thank you.
David Smith: Thank you.
Blackowiak: Okay, now's the time for our public hearing so if anybody would like to comment
on this issue, please come to the microphone and state your name and address for the record.
Jon Steckman: Good evening. I'm Jon Steckman. I live at 1215 Lake Lucy Road, I will be the
property to the, I guess it will be the east on... This property right here. The only thing I was
interested in or concerned about is the drainage. That is a higher hill which is going to come
down. So my house basically sits below where the new proposed area is going to and Ijust was
concerned about any runoff that would be newly created by that. Whether better or worst or
whatever. And then also the, I don't know what the rules are for height of when it's going to be
up in the bluff. Or not bluff, sorry,
Blackowiak: Almost bluff.
Claybaugh: The almost bluff.
Jon Steckman: Almost bluff. The hill. How high that's going to be up and above, elevation after
we get lhe new house up there.
Blackowiak: Okay, thanks, I think those are two separate questions here. I'm going to go, Kate.
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Planning Commission Meeting - May 7, 2002
Blackowiak: Right, right. That's what I'm seeing in the staffreport so Mak, are we the north and
west, is that correct for drainage?
Sweidan: Yes, He's not going to be affected at all with the development. Actually it will be less
than the existing situation.
Blackowiak: Okay.
Sweidan: Because any surface runoff, it will go to the street or the access.
Aanenson: Right, it's all going back toward the street.
Sweidan: So it will be less for sure,
Blackowiak: Okay, thank you. And Kate, what about residential house height?
Aanenson: Sure. We can talk about the height. Average I believe it's 35 feet. Now this
association does have a specific covenant regarding two stories and I'm not sure how they're
interpreted their definition because we wouldn't enforce that but in looking through their
covenants and researching this. there is in that subdivision a homeowners association, not to
exceed two stories, And again that would be up to the association of how their definition of two
story is. I'm not even sure what the applicant is looking at for the house style.
Feik: It shows a ramble on the plan.
David Smith: Well it is a two story, A modified two story.
Aanenson: Okay. So what's the."
David Smith: Well I suppose.. .the main level is say 9 feet...
Blackowiak: And the roof line would be another 8?
David Smith: Probably...
Blackowiak: So 25 to 27 maybe?
Aanenson: I think in order to review that we'd have to, because you've got this tree....that's
going to block some of your view so you're going to be looking up this way so you'll have a...
transition, Get it set back so in order to figure that out you'd have to., .and then look at tree line.
The trees that are. ..might not exceed.
Claybaugh: When I was out walking the site here today I looked at it from that perspective, just
from a curiosity standpoint and I was surprised the degree of buffering you had between this
proposed property and your's, which I think will provide you much relief in the summer.
Obviously there isn't a lot of coniferous, if any along that tree line so winter's going to be the
issue for you but.
Aanenson: Which is why we didn't want that area disturbed. It does make a nice, natural buffer
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Planning Commission Meeting - May 7, 2002
Jon Steckman: Okay. And that was, you know Ijust wanted to double check the height. Thank
you.
Blackowiak: Thank you.
Larry Kerber: I'm Larry Kerber. I live at 6700 Powers and I have the property to the east... My
question is, what is the size of the new lot that's being created?
Aanenson: 21,000.
Larry Kerber: . .. acreage.
Aanenson: 21,131 square feet.
Larry Kerber: What will that leave behind for Ersbo?
Aanenson: Mr. Ersbo will still have 60,000 square foot lot.
Larry Kerber: So there's a possibility in the future Mr. Ersbo can subdivide again?
Aanenson: No, When this plat came in, well he can always try but when this plat came in again
it was always contemplated that he could provide one additional. I don't believe he can based on
the way the house is set on the lot. The house is sitting square in the middle of the lot and it
would require a variance because he doesn't have the frontage, and the way the house is sitting".
You'd have to reconfigure...or require a variance, Require another variance,
Larry Kerber: I was just, does the City have some standard when a property is subdivided that it
has to be taken down to iI's smallest unit it can? You understand what I'm saying?
Aanenson: No,
Larry Kerber: If he wants it subdividable again there. does it have to do it now or can he do at
your own discrelion?
Aanenson: Anybody has a right to ask for a subdivision, Whether or not it meets the criteria of
the city ordinance is a different issue. But someone can always request.
Larry Kerber: Supposing it does, everything meets the criteria.
Aanenson: Could he come in?
Larry Kerber: Yes,
Aanenson: I don't have enough information to answer. Could he come in? Yes. Does it meet all
the criteria? I don't have enough information to address that.
Larry Kerber: Well I was going to say, if everything met the., .for another subdivision for him he
could subdivide,
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Planning Conunission Meeting - May 7, 2002
Blackowiak: Okay, excuse me Kate.
Aanenson: Yeah, and then he had 10 have a public hearing and the like.
Blackowiak: Right, and then would il still have 10 meet the covenants established by the
neighborhood.
Aanenson: Right, but the other thing is, right. And the other thing that's under consideration
here because there is a density requirement, and we calculated that out with this POO. Because
Ihere is a density requirement when you do the POO. Under the 4 units per acre for low densily
so alllhat would have to go into consideration too to see if it would be under that.
Blackowiak: Okay, thank you. Would anybody else like to comment on this item? Okay, if not I
will close Ihe public hearing. I would like to note that there was an email, and I'm probably
going to mess up this last name. Ronnei. I'm not even sure, okay thank you, I'm seeing some
nodding oul there. Ijusl want to make sure Ihat Ihat is included in the packet thai goes forward to
Cily Council as well. Okay, public hearing is closed. Commissioners, do you have any
comments on this issue?
Lillehaug: I do. I guess. the applicanl seems comfortable wilh the 10 percent grade from Ihe
beginning of Ihe garage all the way down to the end of the curb. I guess I would ask Ihal he
would re-look at the grades because a future homeowner there may not be comforlable with a
non-flal por1ion coming right out of the garage. I mean the way I look at Ihe grades. it's 10
percent starting from the base of the garage all the way down to the curb and thai does raise some
concerns to me because Ihere are no flal spots, eilher at the garage or at Ihe bollom of the
driveway. Other Ihan thai I Ihink it's a good site plan,
Blackowiak: Okay, thank you.
Aanenson: Alison. can I make a con-ection?
Blackowiak: Sure.
Aanenson: I misspoke and maybe Ihis is what Mr. Kerber was asking aboul. The Lot 2 is 30,000
square feet.
Blackowiak: Okay. so we have 60,000 plus and 30,000.
Aanenson: So I guess his question was. could he further subdivide il. The house is silling in the
middle of the 101.
Blackowiak: I think the queslion was, could he further subdivide Lot number. Ihe firsllol. The
original.
Aanenson: Again, thai house is sitting in the middle of the 101. Not only do you have to have Ihe
square footage, but you have to be able to meet all the setbacks. I don't have enough informalion.
Blackowiak: Right, So if Ihe house were bulldozed and if the selbacks were mel.
Aanenson: They came back in and met, stayed underneath the density requirements and all that,
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Planning Commission Meeting - May 7, 2002
Blackowiak: Okay,
Aanenson: But anything is possible in the future, you know,
Blackowiak: Never say never.
Aanenson: Exactly, People assemble lots and divide lots all the time.
Blackowiak: Okay. Alright, thank you. Sorry, go ahead.
Claybaugh: I'm prepared to move forward, I, like my fellow commissioner would just reiterate
Ihat 10 percent grade. I understand that it meets the ordinance but I think it's really pushing the
envelope and deserves a little more consideration.
Blackowiak: Okay, thank you. Any comments?
Sidney: I guess subdivision, well replatting seems slraight forward. I would like that 24 feet
checked again just to make sure we're not inlo a bluff siluation here,
Blackowiak: Okay, thanks. Comments.
Feik: No comment other than reiterale whal LuAnn had mentioned regarding Ihe bluff like
condition,
Blackowiak: Okay.
Sacchel: Just real quick. I mean I Ihink Ihis does meet ordinance and our job is 10 evaluate does
it meet ordinance so I think there is really no question about this, whether we pass this one or nol.
However personally I think it's skirting the edge in several areas. It's almost a bluff, It's the
maximum slope all the way Ihe driveway. Ii's, I mean personally it's a little bit force fit but it
does fit so as far as that, I mean what we call and say it fits. Now does it fit very well? That's
something that is not our judgmenl at this poinl.
Blackowiak: Okay, thank you. And I agree with my fellow commissioners that as long as it does
meet that 10 percent and under Ihe 25 foot bluff requirements, we really can't say too much
because Ihen it does meet our ordinance. So as long as we look at those two items before it goes
to council, we can move this along this evening so I will need two motions please. One for the
amendmenl to the POO and then a second for the preliminary pial.
Sidney: I make the motion, the Planning Commission recommends approval of Ihe amendment
to the Willow Ridge Planned Unit Development to increase the plat from 37 to 38 lots.
Blackowiak: Okay, there's been a motion. Is there a second?
Feik: I'll second.
Sidney moved, Feik seconded that the Planning Commission recommends approval of the
amendment to the Willow ridge Planned Unit Development to increase the plat from 37 to
38 lots. All voted in favor and the motion carried unanimously with a vote of 6 to O.
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Planning Commission Meeting - May 7, 2002
Blackowiak: Motion carries 6-0, Next motion please.
Sidney: I'll make a motion the Planning Commission recommends approval of the preliminary
plat for the Willowridge 3'· Addition as shown on plans prepared by Otto Associates, dated
4/4102, subject to the following conditions. We have I through 15 and we're striking 13 as being
redundant and re-numbering. Striking 3 as well?
Sacchet: Part of it. Just the first part.
Sweidan: The first 4 words.
Sidney: Okay. That's my motion.
Feik: I'll second.
Sidney moved, Feik seconded that the Planning Commission recommends approval of the
preliminary plat for Willowridge 3r. Addition, as shown on plans prepared by Otto
Associates, dated 4/4102, subject to the following conditions:
1. Lol 2 shall have a minimum of one overstory deciduous tree planled in Ihe front yard
setback area.
2. Tree preservation fencing shall be installed around any trees to be saved localed near Ihe
grading limits. This shall be done prior to grading and maintained until construction is
completed.
3. Sanitary sewer services shall be 6" PYC SDR 26.
4. Extend silt fence along the soulh side toward the easl and remove all sift fence when
development is completed,
5. Show City Detail Plat Nos. 5300 and 5301.
6. Add a 75 foot minimum rock construction enlrance.
7. Revise the grading on Ihe easl side to comply with 3: I slope per city standard,
8. All disturbed areas shall be re-sodded or re-seeded wilhin two weeks of grading
completion.
9. The driveway must be installed with a paved surface.
10, Any retaining wall over four feet in heighl must be designed by a registered civil
engineer. The applicanl should be aware that a separale building pennit would be
required.
II. If fill is imported or exported. Ihe applicant will need 10 supply the Cily wilh a haul route
and traffic control plan.
12. All plans must be signed by a registered engineer.
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Planning Commission Meeting - May 7, 2002
13. The detennination as to the bearing capacity of the soils is the responsibility of the owner,
a soil investigation may be required upon field inspection of the foundation excavation.
14. The developer shall pay full park and trail fees for one additional lot pursuant to city
ordinance.
All voted in favor and the motion carried unanimously with a vote of 6 to O.
Blackowiak: The motion carries 6-0. This item goes to City Council on May 28th. Thank you.
PUBLIC HEARING:
CONSIDER THE REOUEST FOR PRELIMINARY PLAT APPROY AL REPLATTING
SCHNEIDER PARK ADDITION INTO TWO LOTS AND PUBLIC RIGHT-OF-WAY ON
APPROXIMA TEL Y 7.4 ACRES ZONED OFFICE INSTITUTIONAL AND LOCATED
AT 7700 MARKET BOULEY ARD. SCHNEIDER PARK 2ND ADDITION. CITY OF
CHANHASSEN.
Kate Aanenson presented the staff report on this item.
Blackowiak: Okay commissioners, any questions of staff?
Sacchet: Yes. I have one question. In your subdivision finding number I you say the subdivision
meets all the requirements of the RSF residential single family district. Should this say public-
semi public?
Aanenson: Yes. It is the same zoning district.
Sacchet: I just wanted to make sure.
Aanenson: Thank you.
Blackowiak: Okay, any other questions? Okay, this item is open for a public hearing. Anyone
wishing to speak on this item please come to the microphone and state your name and address for
the record. Seeing no one, I'll close the public hearing, Wait, we need an applicant didn't J. Is
there an applicant or their designee?
Aanenson: I think that's me.
Blackowiak: That's you Kate,
Aanenson: I agree with all the conditions.
Blackowiak: Okay, thank you. Let's be official here. So the applicant is done,
Aanenson: It's the City.
Blackowiak: Is the City, Yeah I know. I kind of glossed over that one. Public hearing. I don't
see anybody here that wants to speak on this item so we'll move on to commissioners comments.
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