The URL can be used to link to this page

4b&c Stonefield Planning Case 05-37 CITY OF CHANHASSEN 7700 Market Boulevard PO Box 147 Chanhassen, MN 55317 Administration Phone: 952.227.1100 Fax: 952.227.1110 Building Inspections Phone: 952.227.1180 Fax: 952.227.1190 Engineering Phone: 952.227.1160 Fax: 952.227.1170 Finance Phone: 952.227.1140 Fax: 952.227.1110 Park & Recreation Phone: 952.227.1120 Fax: 952.227.1110 Recreation Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax: 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 Public Works 1591 Park Road Phone: 952.227.1300 Fax 952.227.1310 Senior Center Phone: 952.227.1125 Fax: 952.227.1110 Web Site www.ci.chanhassen.mn.us 4b-rc MEMORANDUM TO: Todd Gerhardt, City Manager FROM: Sharmeen AI-Jaff, Senior Planner r) Y.r DATE: January 9, 2006 SUBJ: Request for Rezoning from Agricultural Estate District, A-2, to Single Family Residential, RSF; Subdivision review for 30 Lots, 1 Outlot and public right-of-way with Variances.:... STONEFIELD - Planning Case 05-37 EXECUTIVE SUMMARY The applicant is requesting Preliminary Plat approval to subdivide 17.63 acres into 30 Lots and 1 Outlot, rezoning from Agricultural Estate District, A-2, to Single Family Residential, RSF, and a public right-of-way vari e to allow a 50-foot right- of-way, Stonefield. The Planning the proposed de proposed develo Council ORDINANCE The City Counc' subdi vision. fro OfficI final plat as approval. M.S. The second ordin will be time the applicant sub ust meet this requirement. The ordinance oat setback from a gas line easement. This setback m submitted designs for a home with a side-loaded three- orne will fit on the lot abutting the gas line easement and maintain t e proposed 20-foot setback (see details on pages 4 and 5 of the staff report). The City 01 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. Mr. Todd Gerhardt Stonefield - Planning Case 05-37 January 9,2006 Page 2 RECOMMENDATION Staff recommends' adoption of the motion approving the rezoning, and preliminary plat with a variance as specified in the staff report dated December 6, 2005. ATTACHMENTS 1. Staff Report dated March 15,2005. g:\plan\2005 planning cases\05-37 stonefield (goers property)\executive summary. doc ~ z < u ~ ~ ~ ~ < < ~ < ~ ~ ~ ~ rJ1 PC DATE: December 6, 2005 CC DATE: January 9, 2006 CITY OF CHANHASSEN REVIEW DEADLINE: February 13, 2006 CASE #: 05-37 BY: AI-Jaff STAFF REPORT PROPOSAL: Request for Rezoning from Agricultural Estate District, A-2, to Single Family Residential, RSF; Subdivision review for 30 Lots, 1 Outlot and public right-of-way with Variances - STONEFIELD LOCATION: 1601 Lyman Boulevard APPLICANT: William and Vicky Goers 1601 Lyman Boulevard Chanhassen, MN 55317 Contact: William Goers 952-448-6593 Plowshares Development, Inc. 1851 Lake Drive West, Suite 550 Chanhassen, MN 55317 Contact: Nathan Franzen 952-361-0832 N athanJranzen @plowsharesdevelopment.com PRESENT ZONING: A-2, Agricultural Estate District 2020 LAND USE PLAN: Residential-Low Density (Net Density 1.2 - 4.0 units per acre) ACREAGE: 17.63 Acres DENSITY: Gross 1.7 Units/Ac Net 2.08 Units/Ac SUMMARY OF REQUEST: The applicant is requesting Rezoning of 17.63 acres of property zoned A-2, Rural Residential, to RSF, Residential Single Family and Preliminary Plat to Subdivide 17.63 Acres into 30 single-family lots and 1 outlot, Stonefield. 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 \ Stone field Addition Planning Case No. 05-37 December 6, 2005 Page 2 ,PROPOSAL/SUMMARY The applicant is proposing to subdivide 17.63 acres into 30 single-family lots and 1 outlot. The property is zoned A-2, Agricultural Estate District, and the proposal calls for rezoning it to RSF, Residential Single Family. The site is located north of Lyman Boulevard and is bisected by Osprey Lane. Access to the site is proposed via a cul-de-sac off of Osprey Lane. All lots are proposed to be served via the cul- de-sac with the exception of two lots which will be served via Osprey Lane. The average lot size is 20,920 square feet with a resulting gross density of 1.7 units per acre and a net density of 2.08 units per acre. All of the proposed lots meet the minimum area, width, and depth requirements of the Zoning Ordinance. Staff has been working with the applicant for several months. The plans have gone through revisions to improve the overall development (height of retaining walls, depth of lots, size of usable back yards, etc.). Staff was invited by the developer to visit a development in the City of Eden Prairie that had a similar topography to the subject site. One of the main concerns staff had was the livability of the backyards of these lots. As can be seen on the photo to the right, the developer provided a flat area (approximately 10 feet wide) followed by a retaining wall and a steep grade. The development in Chanhassen will have a minimum of 20 feet of flat back yard area which will allow for a larger usable area. Staff also noticed that all the homes had a three car garage. This was a concern that staff shared with the applicant. The applicant submitted some floor plans for potential houses on the lots in this subdivision that will fit on the lots with no variances. Stonefield Addition Planning Case No. 05-37 December 6, 2005 Page 3 Williams Pipeline runs through this development. This is a high pressure pipe line. It is located within a 50-foot wide easement; however, the pipe is not centered within the easement. The buildable area on Lot 3, Block 4 is located 35 feet from the pipeline, while Lot 4, Block 4 is located 15 feet from the pipeline. Staff requested the applicant increase the side yard setback on Lot 4, Block 4, and provide a larger separation between the pipeline and any future home. The applicant increased the easement along the side property line to allow for a 25-foot setback from the actual pipeline. Staff contacted the pipeline company regarding this issue and was informed that the additional setback was encouraged. Also, staff advised the applicant to hold a neighborhood meeting to inform any interested neighbors of the proposed development. The applicant held the meeting on November 8, 2005. There is one outlot proposed on the site. This outlot will contain the pipe line, storm pond and a trail. The site consists of two parcels owned by the same person. The developer is replatting the most northerly parcel and a portion of the southerly parcel. These two parcels are being assembled into one tract of land, and then subdivided. A wetland occupies the easterly portion of the site. The site has some mature trees. The proposed development is well designed and consistent with ordinance requirements. Staff is recommending approval with conditions outlined in the staff report. REZONING The applicant is proposing to rezone the property from A-2, Agricultural Estate District, to RSF, Residential Single Family. The areas to the north and east are zoned Planned Unit Development- Residential. The area to the south and west is zoned Agricultural Estate District. All the surrounding property is guided Residential Low Density. 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 1.7 units per acre and 2.08 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. PRELIMINARYPLA T The applicant is proposing to subdivide a 17.63-acre site into 30 single-family lots. The density of the proposed subdivision is 1.7 units per acre gross and 2.08 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 20,920 square feet. Stone field Addition Planning Case No. 05-37 December 6, 2005 Page 4 All of the proposed lots meet the minimum width and depth requirements of the Zoning Ordinance. There is one outlot proposed on the site. This outlot will contain a sidewalk, storm pond and an existing pipe line. Lots 5 through 10, Block 3, abut a wetland. 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 the wetland. ORDINANCE AMENDMENTS AFFECTING THIS SUBDIVISION The Planning Commission and City Council will be reviewing ordinance amendments that will impact this subdivision. The first ordinance deals with requiring lots to maintain a 90- foot frontage at the front property line. If the preliminary plat is approved by the city council before the new ordinance becomes effective (published in the City's Official Newspaper), the old ordinance would control subsequent approval of the final plat, assuming the final plat is approved within one year of preliminary plat approval. M.S. 462.358 subd. 3c. This criteria applies to subdivisions. The second ordinance amendment is a setback change and is applied at the time the applicant submits a building permit. The plans must meet this requirement. The ordinance amendment deals with a 20-foot setback from a gas line easement. This setback must be met. The applicant submitted designs for a home with a side-loaded three- car garage. The home will fit on the lot abutting the gas line easement and maintain the proposed 20-foot setback. Lots 1 and 2, Block 4 have been revised to provide additional width and area to Lot 3. The buildable pad area with the 20-foot setback on Lot 3 will be 71.6 feet at the front setback and 49.4 feet at the rear of the 60-foot deep pad. We believe this is an adequate building area. I I 14 2\J, 769 / I L__ 15 Stonefield Addition Planning Case No. 05-37 December 6, 2005 Page 5 The lot line between Lots 3 and 4, Block 2 has been revised to be radial with the front right- of-way in order to increase the width of the buildable area at the front setback. The proposed buildable pad has been increased in depth to 90 feet in order to have a side- loaded home constructed on this lot. A sketch of a lot fit including the driveway has been attached. The impervious percentage for the attached lot fit is 22 % with a deck included (which would permit a patio). The storm sewer between Lots 1 and 2, Block 1 is proposed to be removed and replaced on the lot line in order to increase -l=>- the buildable pad area of Lot 2. The existing storm sewer easement would be vacated with final plat and a 20-foot easement would be proposed centered between the lots. The buildable pad width of Lot 2 would increase to 60.9 from 50.6 feet at the front setback and 68.0 from 57.8 feet at the rear of the pad. Lot 4, Block 2 ..~: .......... .... ------ ...... Block 1 Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the Zoning Ordinance. WETLANDS ~ ~f\) .. .... ~ ~- -l>o .. ""toj Six aglurban wetlands exist on-site. Westwood Professional Services, Inc. delineated the wetlands in August 2005. Wetland A is aI, 182 square foot Type 1 wetland located along the northeast side of the property. The wetland is dominated by reed canary grass. Because this wetland is incidental, all impacts are exempt. Wetland B is a 6,530 square foot Type 3 wetland located in the north central portion of the property. The wetland is dominated by reed canary grass, smartweed, box elder and sandbar willow. This basin was constructed with the Shenandoah Ridge subdivision to the west as a temporary storm water pond. Because this wetland is incidental, all impacts are exempt. Stone field Addition Planning Case No. 05-37 December 6, 2005 Page 6 Wetland C is a 40,915 square foot Type 6 wetland located in the central portion of the property. The wetland is dominated by spotted touch-me-not and sandbar willow. Because this wetland is incidental, all impacts are exempt. Wetland D is a 1,098 square foot wetland located in the southeast corner of the property. The wetland is a riverine basin with limited vegetation. The applicant is proposing no impact to this basin. Wetland E is a 9,995 square foot Type 2 wetland located along the eastern border of the property. The wetland is dominated by reed canary grass and river bulrush. Because this wetland is incidental, all impacts are exempt. Wetland F is a 901 square foot Type 1 wetland located in the northeast portion of the property. The wetland is dominated by reed canary grass and black willow. Because this wetland is incidental, all impacts are exempt. On September 23, 2005, City staff conducted an on-site review of the wetland delineation with the delineator. The wetland boundary shown on the plans is consistent with staff findings and staff agrees with the delineator's suggestion that Wetlands A, B, C, E and F are incidental and therefore exempt. On October 12, 2005, staff issued an incidental wetland exemption for Wetlands A, B, C, E and F. A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) must be maintained around Wetland D. Wetland buffer areas should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant must 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 a setback of at least 40 feet from the wetland buffer edge. GRADING. DRAINAGE & EROSION CONTROL The site area is about 17.60 acres and has tree cover over approximately 4.69 acres (27%) of the parcel with a variety of grade changes. The site elevations range from a high of 970:t to a low of 912:t. These severe elevation differences make it challenging to both develop and minimize grading on this site. The plans propose to grade about 80% of the site for 30 new house pads, a proposed street and enlarging an existing stormwater pond. The proposed grading will prepare the site for full basement and walk-out type house pads. Retaining walls are proposed throughout the site due to the severe elevation differences and to create the house pads. 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. Retaining walls within drainage and utility easements must be minimized; however, staff understands that this may not be feasible; therefore, encroachment agreements will be required for any retaining wall within a public easement. Storm Water Management There is an existing regional pond in the northeast portion of this site. The regional pond (BC- P4.1O) presently receives storm water from the Lake Susan Hills development. Recent Stone field Addition Planning Case No. 05-37 December 6, 2005 Page 7 calculations by the City have indicated that thesubwatershed for the pond is larger than anticipated. The temporary pond in the northern portion of the site was constructed with the Shenandoah Ridge development to the west. This pond will be eliminated in order to provide access to the Stonefield site from the north. The storm water from this subwatershed must be accommodated in the regional pond. In addition, the streets and many of the backyards in the proposed development drain to this regional pond. The pond must be enlarged, or additional ponding must be constructed, to accommodate the pond's existing subwatershed, the storm water from the temporary pond and the proposed development. Outlot A contains a high-pressure pipeline that will limit the expansion of the existing pond and may force the construction of an additional pond downstream. The existing site drainage is encompassed within almost one drainage area. Under existing conditions, the site drains from the north and west sides to the east to an existing wetland along the southeast side of the property line. Under developed conditions, the applicant is proposing to capture all of the street drainage, all of the front yard drainage, and some rear yard drainage from the interior lots. This stormwater will be conveyed via storm sewer to an existing pond in the northeast comer of the site for treatment. The existing stormwater pond was designed to treat much of the site drainage areas adjacent to the parcel from the north and northeast sides. Since the applicant is proposing to enlarge the existing stormwater pond to accommodate the additional drainage generated from the proposed site, the enlargement must be designed to City standards and coordinated and approved by the City's Water Resources Coordinator. Drainage calculations for the site have been submitted and some changes must be made. The applicant is required to meet the existing site peak runoff rates for lO-year and 100-year, 24-hour storm events. Storm sewer sizing calculations with drainage map must be submitted at the time of final plat application. The storm sewer must be sized for a lO-year, 24-hour storm event. In order to ensure that all necessary subwatersheds are accommodated by the regional pond expansion and/or downstream ponding, the City has hired a consultant to design the storm water retention and treatment facilities in this area. The applicant must work with the City's consultant to accommodate regional and site-specific storm water needs. Additional land in the rear yards of proposed Lots 1-8, Block 3 may be required for storm water infrastructure. There is existing draintile that flows north to south along the eastern property line. The approximate location and extent of tile should be shown on the plans. The applicant should provide details as to whether the tile line will be removed, abandoned in place or remain. If the tile is to remain, the flow from the tile should be accommodated in the design of the storm water management plan. Wetland D is the beginning of a ravine-type system that flows south-southwest through the Goers property (1601 Lyman Boulevard). The ravine has very steep slopes and is highly unstable. The applicant must provide rate control and storm water treatment to reduce off-site impacts. To provide a low-gradient means for controlling rate and volume, the applicant should consider cooperating with the City to construct a wetland in the rear portions of any number of Lots 1-8, Block 3. In the event that the applicant is interested in pursuing wetland construction for banking purposes, this planning should be integrated with the City's consultant's storm water infrastructure planning. Stone field Addition Planning Case No. 05-37 December 6, 2005 Page 8 Erosion and Sediment Control Due to steep grades, especially in the southern portion of the site, and historic problems with erosion on this property and properties downstream, erosion and sediment control are of great importance on this site. The proposed retaining walls are of concern to staff due to their height and the potential for downslope erosion and drainage issues. In order to reduce the height of the walls and blend the site into adjacent development, staff recommends platting Lots 8-12, Block 3 and Lots 11-12, Block 4 as one outlot to be subdivided in the future when the parcel to the west develops. At a minimum, Lots 8-12, Block 3 should be custom graded to minimize exposed soils and maximize tree preservation. The existing outlet structure of Pond A is failing. The structure should be removed and replaced in accordance with the City's standard detail. The use of the shredded wood should be considered. The shredded wood could be used as immediate temporary cover after the trees are removed and prior to grading. They could be used as a temporary site exit pad if installed at 100 feet long and minimum of 8 inches thick. The portion of the silt fence that runs from the pipeline easement through Lot 7, Block 3 should be moved upslope to the west by 30 to 60 feet to more clearly define the grading limits. The area of property between the silt fence and the gully and property line should be seeded and mulched to control weeds and get a desirable cover crop in areas that were recently farmed. A temporary basin is necessary in the vicinity of Lots 6 and 7, Block 3. The temporary sediment basin must be installed prior to disturbing upslope area. A temporary perforated riser and stable emergency overflow (EOF) for the basin is needed; details must be included in the plan. The basin should be properly sized for the watershed area, according to NPDES requirements (i.e. The basins must provide storage below the outlet pipe for a calculated volume of runoff from a 2 year, 24 hour storm from each acre drained to the basin, except that in no case shall the basin provide less than 1,800 cubic feet of storage below the outlet pipe from each acre drained to the basin). There are small swales visible in the wooded area that illustrated the erosive concerns of this area especially when it is cleared. If possible, a diversion should be constructed to get the water to the temporary basin in Lot 7, Block 3. A small sediment trap and rock weeper should be considered as an alternative/additional perimeter control in the wooded area should the type 2 silt fence not be enough to protect the stream/waterway. Chanhassen type 2 silt fence is needed for the perimeter of the site up to Lot 10, Block 3. From there, type 1 would be acceptable. Silt fence should be shown on the plans around Lots 1 and 2, Block 1. Curbside inlet controls are needed; Wimco type or ESS type (or approved similar protection) inlet controls must be used. Curbside inlet protection is needed for existing inlets adjacent to the site exit on Osprey Lane. Adjustment of the proposed rear yard catch basin protection is needed. Wimco type, ESS type or equal must be used. The proposed silt fence is not adequate without additional rock around Chanhassen type 1 silt fence. Stone field Addition Planning Case No. 05-37 December 6, 2005 Page 9 The plans should be revised to show energy dissipation for the flared end section on Lot 7, Block 3. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: TVlJe of SlolJe Steeper than 3: 1 10:1 to 3:1 Flatter than 10: 1 Time 7 days 14 days 21 days (Maximum time an area can remain open when the area is not actively being worked.) 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 shall include daily street scraping and street sweeping as-needed. Tree preservation fencing must be installed at the limits of tree removal. 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. 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 17.21 acres, the water quality fees associated with this project are $18,811. 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, proposedSWMP 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 $46,553 for the proposed development. SWMP Credits This project proposes the expansion of one NURP pond. The applicant will be credited for 50% of the water quality connection charge where NURP basins are provided to treat runoff from the site. This will be determined upon review of the ponding and storm sewer calculations. Credits may also be applied to the applicant's SWMP fees for the provision of outlet structures. The Stone field Addition Planning Case No. 05-37 December 6, 2005 Page 10 applicant will not be assessed for areas that are dedicated outlots. No credit will be given for temporary pond areas. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $65,364. Easements Drainage and utility easements (minimum 20 feet in width) should be provided over all existing wetlands, storm water infrastructure and storm water ponds. 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. UTILITIES Municipal water service is available to the site from Osprey Lane and sewer is available at the Bluebill Trail and Osprey Lane intersection. The water and sewer mains will be extended south from Osprey Lane to serve the site and stubbed at the southwest corner of the parcel for future extension to the west. Due to the topography of the site and the elevation of the existing sanitary sewer, the site cannot be served by a gravity sanitary sewer system; therefore, a lift station is proposed between Lot 4, Block 2 and Lot 1, Block 3. The lift station is not identified on the Trunk Sanitary Sewer System map, or in the capital improvement plan; therefore, the developer is responsible for 100% of the cost and installation of the lift station and forcemain. The lift station and forcemain must meet the City's minimum requirements. The developer is responsible for any additional work required to install the lift station and forcemain including, but not limited to, dewatering costs, grading, subgrade correction and signal tests. The underlying property has not been assessed for sewer or water improvements. The 2005 trunk hookup charge is $1,458.00 per unit for sanitary sewer and $2,955.00 per unit for watermain, 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. 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 and final acceptance of the utility improvements, the City will own and maintain these utilities. 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 developer must obtain written permission from the Williams Pipe Line Company to perform the proposed grading within the easement. The developer is responsible for complying with all conditions of the Williams Pipe Line Company and assumes full responsibility for work performed within this easement. Permits from the appropriate regulatory agencies will have to be obtained, including but not limited to the MPCA, NPDES, Watershed District, MN Department of Health and Carver County. Once the executed development contract, securities, fees and permits have been Stone field Addition Planning Case No. 05-37 December 6, 2005 Page 11 submitted, a preconstruction meeting must be held before grading and/or utility construction can begin. STREETS The plans show Osprey Lane within two right-of-way widths, 50-feet and 60-feet. The plans propose one full access to the site off of Osprey Lane from the north. The proposed public street complies with the minimum required right-of-way and pavement width. A temporary 90-foot diameter cul-de-sac turnaround for emergency vehicles is proposed at the southwest end of the proposed street and a "dead-end road" sign will be required. PARK DEDICATION PARKS The property is situated directly west of and shares a common border with Power Hill park. This neighborhood park was developed in approximately 1990 and features a large sliding hill, basketball court, playground, small park shelter and limited off-street parking. A significant elevation change exists between the top of Power Hill Park and the location proposed for the new homes in Stonefield. This will be a deterrent for some residents of the new subdivision as they attempt to visit the park. No additional parkland acquisition or dedication is recommended as a condition of this subdivision request. TRAILS Many neighborhoods adjoining Power Hill Park gain access to the park from neighborhood trail connectors. The applicant has included such a connector in their submittal. The proposed location for the trail connector, within Outlot A, is acceptable to staff. TREE PRESERVA TION/LANDSCAPING Tree canopy calculations have been submitted for the Stonefield development. They are as follows: Total upland area (excluding wetlands) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 17.60 ac. 27 % or 4.69 ac. 30 % or 5.28 ac. 7 % or 1.25 ac. The applicant 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 (4.69-1.25) Multiplier Total replacement 149,846 SF or 3.44 ac. 1.2 179,815 SF Stone field Addition Planning Case No. 05-37 December 6, 2005 Page 12 Total number of trees to be planted 165 trees The applicant also needs to make up the difference between the existing canopy coverage (4.69 ac) and the required canopy coverage (5.28 ac). Difference in canopy coverage Number of trees to be .planted 25,700 SF or .59ac 24 Total number of trees required 189 The applicant has proposed a total of 189 trees - 77 overstory trees, 32 ornamentals and 80 evergreens in their landscape plan. No bufferyards are required. The land uses of neighboring properties are similar. The applicant exceeds the recommended 105' of tree removal for wooded lots. Even with the use of extensive retaining walls, the amount of tree removal in the wooded area of the property exceeds minimum ordinance requirements. However, it is less than what could potentially be removed without the use of retaining walls. Staff recommends that alternatives to the proposed plan be thoroughly researched by the applicant. Possible solutions would include larger lots on the southern end, different home styles that are more sensitive to the topography and custom graded lots. COMPLIANCE WITH ORDINANCE - RSF DISTRICT Lot 1 (Corner 15,200 92.37,127.07 136.08 30/30,10/10, N/A, N/A N/A Lot) Lot 2 15,123 99.01 153.03 30, 10, 30, N/ A N/A Lot 3 17,128 91.36 192.17 30, 10, 30, N/ A N/A Lot 4 21,167 75.61 @ Front Lot Line 177.98 30, 10, 30, N/ A N/A 93.83 @ Setback Line Lot 1 35,876 88.26 @ Front Lot Line 307.47 30,10,30, N/A N/A 95.26 @ Setback Line Lot 2 25,931 90.00 290.72 30,10,30, N/A N/A Lot 3 23,568 98.15 293.11 30, 10, 30, N/ A N/A Lot 4 23,995 90.79 296.75 30, 10, 30, N/ A N/A Stonefield Addition Planning Case No. 05-37 December 6, 2005 Page 13 Code 15,000 90 125 30, 10, 30, 40 16.5 Lot 5 26,253 90.00 291.70 30,10,30,40 16.5 Lot 6 25,506 90.00 283.40 30,10, N/A, 40 16.5 Lot 7 25,700 89.01 @ Front Lot Line 275.10 30, 10, N/ A, 40 16.5 90 @ Setback Line Lot 8 25,348 78.51 @ Front Lot Line 223.39 30, 10, N/ A, 40 16.5 90 @ Setback Line Lot 9 21,983 78.51 @ Front Lot Line 211.41 30,10,30,40 16.5 90 @ Setback Line Lot 10 34,207 78.51 @ Front Lot Line 242.00 30,10,30,40 16.5 90 @ Setback Line Lot 11 23,343 78.51 @ Front Lot Line 213.95 30, 10, 30, N/ A N/A 90 @ Setback Line Lot 12 17,596 86.61@ Front Lot Line 189.81 30, 10, 30, N/ A N/A 94.29 @ Setback Line Lot 1 17,729 131.90 (Corner 96.2 30/30, 10/10, N/A, N/A N/A Lot) 15,104 127.88 Lot 2 15,131 ~ 185.58 30, 10, 30, N/ A N/A 15,616 92.09 174.36 Lot 3 19,079 137.68 217.10 30, 10, 30, N/ A N/A 21,205 138.65 213.43 Lot 4 23,769 130.07 223.37 30,10,30, N/A N/A Lot 5 18,727 90.00 208.08 30,10,30, N/A N/A Lot 6 18,180 86.25 @ Front Lot Line 187.04 30, 10, 30, N/A N/A 90.12 @ Setback Line Lot 7 16,924 85.9 @ Front Lot Line 174.45 30, 10, 30, N/ A N/A 90.13 @ Setback Line Lot 8 16,450 87.93 @ Front Lot Line 175.54 30,10,30, N/A N/A 90.10 @ Setback Line Lot 9 1'6,498 90.00 183.31 30,10,30, N/A N/A Lot 10 17,245 90.00 191.61 30,10,30, N/A N/A Lot 11 17,754 98.14 198.57 30,10,30, N/A N/A Lot 12 20,608 223.85 198.57 30, 10/10, N/A, N/ A N/A Outlot A 42,831 Right-of- 97,138 way TOTAL 627,606 @ Meets 90 foot width at the building setback line. na - Not Applicable Stone field Addition Planning Case No. 05-37 December 6, 2005 Page 14 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. 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; Finding: The proposed subdivision will cause some environmental damage. However, 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 one area of concern to staff is the lots abutting the gas pipeline. The applicant is providing an additional 10 foot side yard setback on Lot 4, Block 4 (the lot with the closest house pad to the pipeline) to increase the setback from the actual pipeline. Staff is recommending the applicant get a permit from Williams Pipeline prior to construction. 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. Stone field Addition Planning Case No. 05-37 December 6, 2005 Page 15 d. Lack of adequate off-site public improvements or support systems. Finding: The proposed subdivision will have access to public utilities and streets. Sec. 18-22. Variances. The City Council may grant a variance from the regulations contained in this chapter as part of the plat approval process following a finding that all of the following conditions exist: 1. The hardship is not a mere inconvenience 2. The hardship is caused by the particular physical surroundings, shape or topographical conditions of the land; 3. The condition or conditions upon which the request is based are unique and not generally applicable to other property; 4. 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. Findine:: The applicant is requesting a right-of-way variance. The ordinance requires a 60-foot right-of-way width. The westerly portion of Osprey Lane is 60 feet while the easterly portion is 50 feet. This variance will allow the proposed road to meet existing right-of-way conditions. RECOMMENDATION Staff recommends the Planning Commission adopt the following motions: REZONING "The Planning Commission City Council reco:mmends appro'1a1 of approves Planning Case #05-37 for Rezoning from Agricultural Estate District, A-2, to Single Family Residential, for the Stonefield Subdivision, as shown on plan stamped 'Received November 18, 2005'." PRELIMINARY PLAT "The Planniflg Commission City Council recornmeads approval of approves the preliminary plat for Subdivision Case #05-37 for Stonefield for 30 lots and 1 outlot with a right-of-way width variance, as shown on the plans stamped 'Received November 18,2005' and as revised in the staff report, subject to the following conditions: 1. The applicant will be required to meet the existing site runoff rates for lO-year and 100-year, 24-hour storm events. The proposed enlargement of the existing stormwater pond must be designed to meet the City's minimum standards and coordinated and approved by the City Water Resources Coordinator. 2. The storm sewer must be designed for a lO-year, 24-hour storm event. Storm sewer sizing calculations and a full-size drainage map must be submitted with the final plat for staff Stonefield Addition Planning Case No. 05-37 December 6, 2005 Page 16 review and approval. 3. 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 wetland, existing creek area, and around the proposed pond. In addition, tree preservation fencing must be installed at the limits of tree removal. Erosion control blankets are recommended for all of the steep 3:1 slopes with an elevation change of eight feet or more. 5. All plans must be signed by a registered Civil Engineer in the State of Minnesota. 6. Permits from the appropriate regulatory agencies will have to be obtained, including but not limited to the MPCA, NPDES, Watershed District, MN Department of Health, Carver County and the Williams Pipe Line Company. 7. The developer must obtain written permission from the Williams Pipe Line Company to perform the proposed grading within the easement. The developer is responsible for complying with all conditions of the Williams Pipe Line Company and assumes full responsibility for work performed within this easement. 8. On the utility plan: a. Show all the proposed storm sewer pipe type, size and class. b. Show the sanitary sewer pipe slope and class. c. Show watermain pipe class (C900). d. Add a storm sewer schedule. e. Show the existing storm sewer between Lots 1 & 2, Block 1 within the center of the 20- foot utility easement. f. Show the stormwater manholes rim and invert elevations. g. Add a note to remove the temporary pond outlet control structure. h. The last street-accessible storm manhole discharging to the stormwater pond must be manhole with sump. 1. Add a note: any connection to an existing structure must be core drilled. J. Extend the storm sewer farther to the south along the proposed street. k. Remove Lots 7 and 8 backyard storm sewer and add a storm sewer along the property line between Lots 4 and 5 and between Lots 8 and 9 block 4. 9. On the grading plan: a. Show Type II silt fence adjacent to wetland, pond, creeks, etc. b. Show the benchmark used for the site survey. c. Use class 5 storm sewer in the roadway; revise the note under general grading and drainage notes accordingly. d. Extend the swale between Lots 1 and 2, Block 4 farther to the east. Stonefield Addition Planning Case No. 05-37 December 6, 2005 Page 17 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. 11. The underlying property has not been assessed for sewer or water improvements. The 2005 trunk hookup charge is $1,458.00 per unit for sanitary sewer and $2,955.00 per unit for watermain 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 will be specially assessed against the parcel at the time of building permit issuance. 12. All disturbed areas must be seeded and mulched or sodded immediately after grading to . .. . mmnnIZeeroslOn. 13. 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. The developer is responsible for 100% of the cost and construction of the lift station and forcemain and any associated costs. 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 credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. 17. Add a "dead-end road" sign at the cul-de-sac. 18. On the plat, show all existing and proposed street names. 19. Add City Detail Plate Nos. 1001, 1002, 1004, 1005, 1006, 1009,2001,2101,2109,2110, 2201,2204,3101,3102,3104,3106,3107,3108,3109,5200,5203,5204,5206,5214,5215, 5216,5217,5221,5232,5234,5240,5241,5300,5301,5302,5302A and 5313. 20. Show the street lights and a stop sign on the plans. 21. Submit public utility plans and profile for staff review. 22. City Rorester's Conditions: a. A minimum of two overstory trees shall be required in the front yard of each lot. Stone field Addition Planning Case No. 05-37 December 6, 2005 Page 18 b. The developer shall be responsible for installing all landscape materials proposed in rear and side yard areas. c. Tree preservation fence shall be installed at the edge of the grading limits prior to any construction. d. Tree preservation on site shall be according to tree preservation plans dated 10/14/05. Any trees removed in excess of proposed tree preservation plans will be replaced at a ratio of 2: 1 diameter inches. 23. In the absence of parkland dedication, it is recommended that Stonefield pay full park dedication fees at the rate in force upon final platting. At today's rate, these fees would total $120,000 (30 lots x $4,000). Additionally, the applicant is required to construct the neighborhood asphalt trail connector to the property line as depicted on their preliminary plan submittals. 24. Water Resource Coordinator's Conditions: a. A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) shall be maintained around Wetland D. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant shall install wetland buffer edge signs, under the direction of City staff, before construction begins and shall pay the City $20 per sign. b. All structures shall maintain a setback of at least 40 feet from the wetland buffer edge. c. The applicant shall work with the City's consultant to accommodate regional and site- specific storm water needs. d. The approximate location and extent of drain tile shall be shown on the plans. The applicant shall provide details as to whether the tile line will be removed, abandoned in place or remain. If the tile is to remain, the flow from the tile shall be accommodated in the design of the storm water management plan. e. The applicant shall provide rate control and storm water treatment to reduce off-site impacts. To provide a low-gradient means for controlling rate and volume, the applicant shall consider cooperating with the City to construct a wetland in the rear portions of any number of Lots 1-8, Block 3. In the event that the applicant is interested in pursuing wetland construction for banking purposes, this planning shall be integrated with the City's consultant's storm water infrastructure planning. f. Drainage and utility easements (minimum 20 feet in width) shall be provided over all existing wetlands, storm water infrastructure and storm water ponds. g. The developer asserts that, due to the steep grade in the southern portion of the property, custom grading would not save any additional trees. In addition, the developer maintains that the slope of the road and the location of the retaining wall make custom grading lots Stone field Addition Planning Case No. 05-37 December 6, 2005 Page 19 impractical. If the developer demonstrates to the satisfaction of staff that custom grading for their typical house pad would not result in additional significant tree preservation, mass grading of this area may be approved. h. The existing outlet structure of Pond A shall be removed and replaced in accordance with the City's standard detail. A stable emergency overflow (EOF) shall be provided for the pond. 1. The portion ofthe silt fence that runs from the pipeline easement through Lot 7, Block 3 shall be moved upslope to the west by 30 to 60 feet to more clearly define the grading limits. The area of property between the silt fence and the gully and property line shall be seeded and mulched to control weeds and get a desirable cover crop in areas that were recently farmed. J. A temporary basin shall be constructed in the vicinity of Lots 6 and 7, Block 3. The temporary sediment basin shall be installed prior to disturbing upslope area. A temporary perforated riser and stable emergency overflow (EOF) for the basin shall be installed; details shall be included in the plan. The basin shall be properly sized for the watershed area, according to NPDES requirements (i.e. The basins must provide storage below the outlet pipe for a calculated volume of runoff from a 2-year, 24-hour storm from each acre drained to the basin, except that in no case shall the basin provide less than 1,800 cubic feet of storage below the outlet pipe from each acre drained to the basin). k. Chanhassen Type 2 silt fence shall be provided for the perimeter of the site up to Lot 10, Block 3. From there, Type 1 may be used. Silt fence shall be shown on the plans around Lots 1 and 2, Block 1. I. Curbside inlet controls are needed; Wimco type or ESS type (or approved similar protection) inlet controls shall be used. Curbside inlet protection shall be provided for existing inlets adjacent to the site exit on Osprey Lane. City standard inlet protection details 5302 and 5302A shall be included in the plans. The proposed rear yard catch basin protection shall be revised; Wimco type, ESS type or equal must be used. The proposed silt fence shall be installed with additional rock around Chanhassen type 1 silt fence. m. The plans shall be revised to show energy dissipation for the flared end section on Lot 7, Block 3. n. Erosion control blanket shall be installed on all slopes greater than or equal to 3: 1. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Type of Slope Steeper than 3:1 10:1 to 3:1 Flatterthan 10: 1 Time 7 days 14 days 21 days (Maximum time an area can remain open when the area is not actively being worked.) Stone field Addition Planning Case No. 05-37 December 6, 2005 Page 20 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. o. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as-needed. p. In order to fund the maintenance and expansion of the BC-P4.1O storm water pond and construction of additional capacity, the costs will be allocated among the benefiting properties. The total cost of materials and construction will be divided by the number of acres in the resulting subwatershed. The City will be responsible for the acres contributing from land already developed, park land and land to be developed in the future (e.g., the Bongard parcel). The developer will be responsible for the acres contributing from their development. If, for any reason, the regional storm water facility is not constructed, the developer will be responsible for providing storm water quality and quantity management on the subject property and paying Surface Water Management connection charges in accordance with City Code. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $65,364. q. In conjunction with the BC-P4.1O storm water ponding project, land in addition to the land shown in Outlot A may be required. . At this time, the estimated amount of land is approximately 0.5 acres. The developer and the City will seek to agree upon the terms of the use of land for ponding should additional land be required. The developer, if required, shall provide additional land for ponding. 25. Fire Marshall Conditions: a. No burning permits will be issued for trees to be removed. Trees and shrubs must be either removed from site or chipped. b. Fire apparatus access roads and water supply for fire protection is required to be installed. Such protection shall be installed and made serviceable priorto and during the time of construction except when approved alternate methods of protection are provided. A fire apparatus access road shall be designed and maintained to support the imposed load of fire apparatus and shall be serviced so as to provide all weather driving capabilities. Pursuant to Minnesota Fire Code Section 503.2.3. c. Temporary street signs shall be installed on street intersections once construction of the new roadway allows passage of vehicles. Pursuant to 2002 Minnesota Fire Code Section 501.4. d. A lO-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 Stone field Addition Planning Case No. 05-37 December 6, 2005 Page 21 that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1. e. Fire hydrant spacing is acceptable. f. Submit proposed street names to Chanhassen Building Official and Chanhassen Fire Marshal for review and approval. 26. Building Official 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. The developer must submit a list of proposed street names for review and approval prior to final plat of the property. d. Retaining walls more than four feet high must be designed by a professional engineer and a building permit must be obtained prior to construction. e. Separate sewer and water services must be provided each lot. f. Existing wells and on-site sewage treatment systems on the site must be abandoned in accordance with State Law and City Code. 27. The retaining walls shall be maintained by a Homeowners Association. 28. The City shall not be responsible for maintenance of storm water infrastructure on Lots 7, 8, and 9, Block 3. 29. In the event that the regional pond project is not constructed, the applicant has proposed the installation of a second outlet structure on Pond A. In that event, the existing outlet structure that is failing must also be replaced. The cost of a new outlet structure to replace the existing failing structure would be borne by the City, but the replacement would be done by the applicant." ATTACHMENTS 1. Findings of Fact. 2. Development Review Application. 3. Affidavit of Mailing and Public Hearing Notice. 4. Potential footprints for houses to be built within the Stonefield Subdivision. 5. Letter from the developer extending the deadline to complete this application to 120 days. 6. Preliminary plat dated "Received November 18, 2005". 7. Sketch oflot line revision between Lots 3 and 4, Block 2 with house footprint. 8. Sketch showing placement of storm sewer on the lot line between Lots 1 and 2, Block 1. CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION' IN RE: Application of Stonefield Subdivision #05-37 On December 6, 2005, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of a Preliminary Plat to Subdivide 17.63 acres into 30 single- family lots and 1 outlot with Variances, Stonefield. 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 A-2, Agricultural Estate District. 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; 1 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. Variances. The City Council may grant a variance from the regulations contained in this chapter as part of the plat approval process following a finding that all of the following conditions exist: a) The hardship is not a mere inconvenience. b) The hardship is caused by the particular physical surroundings, shape or typographical conditions of the land. c) The conditions upon which the request is based are unique and not generally applicable to other property. d) The granting of the 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. 6. The planning report #05-35 SUB/Planning Case 05-35, dated December 6, 2005, prepared by Sharmeen AI-Jaff, et al, is incorporated herein. RECOMMENDA TION The Planning Commission recommends that the City Council approve the Preliminary Plat with variances. ADOPTED by the Chanhassen Planning Commission this 6th day of December, 2005. CHANHASSEN PLANNING COMMISSION BY: Uli Sacchet, Chairman 2 EXHIBIT A That part of the Northwest Quarter of the Northwest Quarter of Section 23, Township 116 North, Range 23 West, Carver County, Minnesota, lying westerly of the following described line and its northerly and southerly extensions; Commencing at the Southeast corner of said Northwest Quarter of the Northwest Quarter; thence South 89 degrees 04 minutes 49 seconds West, bearing assumed, along the South line of said Northwest Quarter of the Northwest Quarter, a distance of 790.00 feet to the point of beginning of the line to be described; thence North 1 degree 57 minutes 27 seconds West, a distance of 460.00 feet; thence North 18 degrees 32 minutes 33 seconds East, a distance of 330.00 feet; thence North 52 degrees 00 minutes 00 seconds West, a distance of 638.57 feet; thence North 1 degree 57 minutes 27 seconds West, a distance of 150.59 feet to a point on the North line of said Northwest Quarter of the Northwest Quarter distant 156.07 feet Easterly of the Northwest corner of said Northwest Quarter of the Northwest Quarter as measured along said North line and there terminating. AND That part of the Southwest Quarter of the Northwest Quarter of Section 23, Township 116, Range 23, described as follows, to-wit: The north 375.00 feet lying Westerly of the following described line, to-wit: Beginning at a point in the North line of said Southwest Quarter of Northwest Quarter (SW 1/4 ofNW 1/4) distant 849.31 feet West ofthe Northeast comer thereof; thence Southwesterly deflecting 64 degrees 42 minutes 04 seconds from West to South from said North line, a distance of 163.19 feet; thence Southerly deflecting to the left 32 degrees 35 minutes 37 seconds a distance of 125.62 feet; thence Southwesterly deflecting to the right 22 degrees 58 minutes 52 seconds a distance of 302.23 feet; thence Southerly to the northwest corner of the East 290.75 feet of the West 484.2 feet of the South 539.7 feet of said Southwest Quarter of the Northwest Quarter (SW 1/4 of NW 1/4) as measured along the West and East lines of said Southwest Quarter of the Northwest Quarter (SW 1/4 of NW 1/4); thence South parallel with the West line of said Southwest Quarter of the Northwest Quarter to the South line of said Southwest Quarter of the Northwest Quarter (SW 1/4 of NW 1/4) and there terminating, according to the plat thereof on file or of record in the office of the County Recorder, Carver County, Minnesota. AND Outlot A, Shenandoah Ridge, according to the plat thereof on file or of record in the office of the County Recorder, Carver County, Minnesota. g:\p1an\2005 planning cases\05-37 stonefield (goers property)\findings of fact.doc 3 Planning Case No. ()S~ 37 CITY OF CHANHASSEN 7700 Market Boulevard - P.O. Box 147 Chanhassen, MN 55317 - (952) 227-1100 DEVELOPMENT REVIEW APPLICA liON Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit I L Vacation of Right-of-Way/Easements 300 Interim Use Permit Variance Non-conforming Use Permit Wetland Alteration Permit ~_ Planned Unit Development" . Zoning Appeal -L Rezoning . 5~A Zoning Ordinance Amendment Sign Permits Sign Plan Review 1< Notification Sign** - $75 + $100 Damage Deposit If 5 x Site Plan Review" X Subdivision" do~o TOTAL FEE $ ~"1.~,$; An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant prior to the public hearing. " Twenty-six (26) full-size folded copies of the plans must be submitted, including an 8W X 11" reduced copy for each plan sheet along with a s!lg1~1 CODY in TIFF-Group 4 (".tit) format. . . - Applicant to obtain notification sign from City of Chanhassen Public Works at 1591 Park Road and install upon submittal of .. completed application. $100 damage deposit to be refunded to applicant when sign is returned following City Council approval. -" Escrow will be required for other applications through the development contract. Building material samples must be submitted with site plan reviews. NOTE: When multiple applications are processed, the appropriate.fee shall be charged for each application. SCANNED ~ ,ffar A ~rJ LEGAL DESCRIPTION: See.. TOTAL ACREAGE: , 'lib :; .:t WETLANDS PRESENT: )( YES NO PRESENT ZONING: Rt.hr-a. / . REQUESTED ZONING: R. es ,t;;th rf(cr ( 5/'1'tJ It" Fcc)7l/~r" PRESENT LAND USE DESIGNATION: JB l' ,'C CA I t uta 1 REQUESTEDLAND 'USE DESIGNATION: r< -eC' /' de It Ira I REASON FOR REQUEST: . Ptopt::7.f,..of oleu~ 101' J?leh I- 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 15 busine.ss days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within 15 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. . ~-t- Signature o. ppllcant 16 - 12 - 2.<<:>S- Date '/A)~QQ~ Signature of Fee Owner l\~ ID - (1.- Z.OO S- . Date G:\plan\forms\Developmenl Review Application.DOC Rev. 4/05 ........ SCANNED os> 31 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 9, 2005, 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 POSTPONEMENT of Public Hearing for Stonefield - Planning Case No. 05.37 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 g-U'\. day of _Novt:VYlbtt'" ,2005. ~. < fY'/\. 'T . ~ . NO~ KIM T. MEUWISSEN M Notary ~Ublic-Minnesota Y CommissIon Expires Jan 31, 2010 SCANNED CITY OF CHANHASSEN NOTICE OF PUBLIC HEARING POSTPONEMENT Dear Property Owner: On November 3, 2005, the City of Chanhassen mailed a public hearing notice to you regarding the following proposal: . Request for Rezoning and Subdivision with Variances on property located at 1601 Lyman Boulevard - STONEFIELD. The public hearing has been POSTPONED and WILL NOT be held at the November 15, 2005 Planning Commission meeting as originally scheduled. The public hearing has been tentatively rescheduled for December 6, 2005 at 7:00 p.m. in the City Hall Council Chambers. If you have questions regarding this proposal, contact Sharmeen AI-Jaff at 952-227-1134 or by email: saliaff@ci.chanhassen.mn.us. CITY OF CHANHASSEN NOTICE OF PUBLIC HEARING POSTPONEMENT Dear Property Owner: On November 3, 2005, the City of Chanhassen mailed a public hearing notice to you regarding the following proposal: . Request for Rezoning and Subdivision with Variances on property located at 1601 Lyman Boulevard - STONE FIELD. The public hearing has been POSTPONED and WILL NOT be held at the November 15, 2005 Planning Commission meeting as originally scheduled. The public hearing has been tentatively rescheduled for December 6, 2005 at 7:00 p.m. in the City Hall Council Chambers. If you have questions regarding this proposal, contact Sharmeen AI-Jaff at 952-227-1134 or by email: saliaff@ci.chanhassen.m Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that 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, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes !i466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third parties which arise out of the user's access or use of data provided. Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that 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, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. If errors or discrepancies are found please contact 952-227-11 07. The preceding disclaimer is provided pursuant to Minnesota Statutes !i466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and ali claims brought by User, its employees or agents, or third parties which arise out of the use~s access or use of data provided. DONNA J BURT 1550 BLUEBILL TRL CHANHASSEN MN 55317-8569 DONNA R RICHARDSON 1551 HERON DR CHANHASSEN MN 55317-8531 DORSEY & DORSEY 1551 LYMAN BLVD CHANHASSEN MN 55317-9403 ROBERT G & JAN E CHATMAS 1552 BLUEBILL TRL CHANHASSEN MN 55317-8569 TIMOTHY J BLANCHARD & DEBORAH J BLANCHARD 1559 BLUEBILL TRL CHANHASSEN MN 55317-8571 MICHAEL NOTHOM & LORI BUDIN 1561 BLUEBILL TRL CHANHASSEN MN 55317-8571 WILLIAM T & SHARON E ANDERSON 1561 HERON DR CHANHASSEN MN 55317-8531 CHARLES E JR & PATRICIA HANSEN 1561 LYMAN BLVD CHANHASSEN MN 55317-9403 TODD R FOSSOM & ANNETTE M SNYDER-FOSSUM 1563 BLUEBILL TRL CHANHASSEN MN 55317-8571 DANIEL J & TONI M GAGNON 1564 BLUEBILL TRL CHANHASSEN MN 55317-8570 STEVEN C & MARY BETH HARTWIG 1565 BLUEBILL TRL CHANHASSEN MN 55317-8571 MICHAEL R & NANCY C BAXTER 1566 BLUEBILL TRL CHANHASSEN MN 55317-8570 SHAWN & SUSAN MALEK-ZADEGAN WILLIAM J & ANN M DALHOFF RODNEY W & THERESE C CUMMINGS 1568 BLUEBILL TRL 1569 BLUEBILL TRL 1570 BLUEBILL TRL CHANHASSEN MN 55317-8570 CHANHASSEN MN 55317-8571 CHANHASSEN MN 55317-8570 PAUL L & TONI M COLEMAN MARK J & CARMEN HEDMAN JAMES W TYLER & JOANN BRADY TYLER 1571 HERON DR 1572 BLUEBILL TRL 1573 BLUEBILL TRL CHANHASSEN MN 55317-8531 CHANHASSEN MN 55317-8570 CHANHASSEN MN 55317-8571 STEVEN A & ROSALYN MASTERSON JULIE ANN GRUBER & BRIAN A & TEGWIN A ROME 1574 BLUEBILL TRL DAVID M L1SS 1577 BLUEBILL TRL CHANHASSEN MN 55317-8570 1576 BLUEBILL TRL CHANHASSEN MN 55317-8571 CHANHASSEN MN 55317-8570 SANDRA J KOPF JAMES A & DIANE W BOCK CHRISTOPHER T ACKERMAN & JERRY M COLBY 1578 BLUEBILL TRL 1581 HERON DR 1591 HERON DR CHANHASSEN MN 55317-8570 CHANHASSEN MN 55317-8531 CHANHASSEN MN 55317-8531 WILLIAM J & VICKY L GOERS GAYLE 0 & LOIS J DEGLER JAY A & BETH A BENSON 1601 LYMAN BLVD TRUSTEES OF TRUSTS 8532 OSPREY LN CHANHASSEN MN 55317-9402 1630 LYMAN BLVD CHANHASSEN MN 55317-8562 CHANHASSEN MN 55317-9402 PHU V TRINH & ROBERT JAMES HARRIMAN THOMAS A & MARY C PEREMSKY LAN M LUONG 8551 ALlSA CT 8551 OSPREY LN 8548 All SA CT CHANHASSEN MN 55317-9371 CHANHASSEN MN 55317-8564 CHANHASSEN MN 55317-9371 TERRY D & LINDA C DAHL 8552 OSPREY LN CHANHASSEN MN 55317-8563 GREGORY J VALENTY & MARCELlNE W VALENTY 8562 OSPREY LN CHANHASSEN MN 55317-8563 FELlCIMO P NAVALES JR 8572 ALlSA CT CHANHASSEN MN 55317-9371 KEVIN J & JENNIFER J GREER 8582 OSPREY LN CHANHASSEN MN 55317-8563 RAY F & TERESA R VANSTRAATEN 8601 ALlSA CT CHANHASSEN MN 55317-9373 CHRISTOPHER MATT AMACK & JULIE A INGERSOLL 8633 ALlSA CT CHANHASSEN MN 55317-9373 ROBERT D & DEBRA L REMKE 8648 FLAMINGO DR CHANHASSEN MN 55317-8558 JOEL J & KATHLEEN R BODIN 8655 FLAMINGO DR CHANHASSEN MN 55317-8559 JIM 0 & CAROL VONGKAYSONE 8664 All SA LN CHANHASSEN MN 55317-9377 DANIEL C & MELANIE A MERTES 8671 FLAMINGO DR CHANHASSEN MN 55317-8559 JOSEPH HALSTEAD & L1ZA RATHMANNER 8559 ALlSA CT CHANHASSEN MN 55317-9371 BRYAN M O'KEEFFE & KIM A CHRISTENSEN 8565 ALlSA CT CHANHASSEN MN 55317-9371 PATRICK J & KATHERINE THIELEN 8572 OSPREY LN CHANHASSEN MN 55317-8563 SETH T NELSON & AMY L JOHNSON 8584 All SA CT CHANHASSEN MN 55317-9371 JUAN BERENGUER SR KATHLEEN M KRUPICKA 8616 ALlSA CT CHANHASSEN MN 55317-9373 MARK L & KARL YN K LANTZ 8642 FLAMINGO DR CHANHASSEN MN 55317-8558 PAUL A & PEGGY D BONK 8649 ALlSA LN CHANHASSEN MN 55317-9377 PAUL N & SUSAN R HERBY 8660 FLAMINGO DR CHANHASSEN MN 55317-8558 DAVID G & ANA R PORATH 8665 All SA LN CHANHASSEN MN 55317-9377 THOMAS GARY DREWISKE 8676 FLAMINGO DR CHANHASSEN MN 55317-8558 LETITIA LAIS LINDSAY & HOLLY S WARTNICK 8560 All SA CT CHANHASSEN MN 55317-9371 GARYW & PATRICIA L HARMON 8571 OSPREY LN CHANHASSEN MN 55317-8564 ANDREW J & TAMMY A HAKANSON 8581 OSPREY LN CHANHASSEN MN 55317-8564 JON A EVENSON 8600 All SA CT CHANHASSEN MN 55317-9373 JEFFREY M ASHENBRENNER & EMILY ASHENBRENNER 8617 ALlSA CT CHANHASSEN MN 55317-9373 STEPHEN M & RHONDA K PRIEM 8647 FLAMINGO DR CHANHASSEN MN 55317-8559 THOMAS R & BETH K NAVARA 8652 FLAMINGO DR CHANHASSEN MN 55317-8558 JOHN W & SHARON K HARDEL 8663 FLAMINGO DR CHANHASSEN MN 55317-8559 CRAIG J & JOAN C RENIER 8668 FLAMINGO DR CHANHASSEN MN 55317-8558 TIMOTHY M KLEIN & STEPHANIE A DAUGHERTY KLEIN 8679 FLAMINGO DR CHANHASSEN MN 55317-8559 LONNIE L & SHERYL R KOSTER 8680 ALlSA LN CHANHASSEN MN 55317-9377 MATTHEW E & NANCY S LIPINSKI 8690 FLAMINGO DR CHANHASSEN MN 55317-8558 J DAVID FElL 8719 OSPREY LN CHANHASSEN MN 55317-8565 DANIEL J & CARLEEN M WIERSMA 8750 SUNSET TRL CHANHASSEN MN 55317-9136 CYNTHIA F BONGARD,TRUSTEE & JAMES A BERNARDS, TRUSTEE 8831 AUDUBON RD CHANHASSEN MN 55317-9407 TUOI VAN TRAN & VEN THI TO 8900 SUNSET TRL CHANHASSEN MN 55317-9100 CRAIG M MERTZ PO BOX 216 CHANHASSEN MN 55317-216 THOMAS M & CARRIE CHRISTENSEN 8681 ALlSA LN CHANHASSEN MN 55317-9377 KEVIN A & ANNE G ROHE 8696 FLAMINGO DR CHANHASSEN MN 55317-8558 NATHAN P & TONYA R STIER 8721 OSPREY LN CHANHASSEN MN 55317-8566 MARK K & TRACY A UNDEST AD 8800 SUNSET TRL CHANHASSEN MN 55317-9137 DANA W & SUSAN M MULLER 8850 SUNSET TRL CHANHASSEN MN 55317-9137 TIMOTHY C BOYCE & TANA I ERICKSON 8941 AUDUBON RD CHANHASSEN MN 55317-8412 JASON J KOENIG & LAURIE ANN MADISON 8632 All SA CT CHANHASSEN MN 55317-9373 DAVID W & JEAN M HESS 8682 FLAMINGO DR CHANHASSEN MN 55317-8558 JEFFREY S & BETH M FLISS 8710 OSPREY LN CHANHASSEN MN 55317-8568 PATRICK WALSH & MEREDITH E SANDSTROM 8731 AUDUBON RD CHANHASSEN MN 55317-8411 ROSEANNE M BOYUM 8805 SUNSET TRL CHANHASSEN MN 55317-9404 RONALD W & CAROL M ENTINGER 8851 AUDUBON RD CHANHASSEN MN 55317-9407 JEFFREY S & LEE ANN FRANZ 8950 SUNSET TRL CHANHASSEN MN 55317-9100 05"31 CITY OF CHANHASSEN AFFIDA VIT 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 3, 2005, 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 Stonefield - Planning Case No. 05~17 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 this3.rcL day of Neo~rn ~r' *Y~ ,2005. l~ NO;ary Pub . KIM T. MEUWISSEN I Notary Public-Minnesota My Commission Expires Jan 31, 2010 SCANNED o ::r S>> ::s ::r S>> tn mz ::s 0 .... "C -. -(') S>> CD ::s 0 ::s..... 5' "C cec C" o=: 0(') 3J: 3 CD -.S>> tn ""'I tn -. _.::s oce ::s 3: CD CD .... -. ::s ce .0 o Cll o - Cll CD - 0'120 ::1-1 .. 3' ~ -IC"(')0.00-~cr~ ~~~~ ~$l)$l)~~~~O~~O-l ~CDO<DC:'~o~~ c:cr~~o-mo~a<D~C: C ~~cr<D0 0- cro~<D 0 I ~ <D ~~f~~~~~~C:i~g~~ ~~~~~~~~!iI~ e!--.-3 <= $l).Q.~ I::E 2:3 <D ~ ::T~~, Q~ ~ 0_ e:.$l) WI - 0 <: = <D $l) , -. $l) <D -. ;::'"0 - 3 - - - <~_~~00~$l)::l0(')<D3"O::E $l)0~03$l)ro OoO-Z C-::T_-$l)~'=-~~ ~~ ~~ 0~::I0 0'0 ~CD<D-<D~"OOo.gO<Da=~ ::laro<D~ 0 a~c:O -OO::l::l$l)_C:c: _$l)00_ ~-~O-~ <D<D::l< 0.. $l) 0 ~ <D ~ , 0' :::!. "" $l) < _ <D c: - III 0 <D a. N (') <D ~~00.0_$l)::T~<D ::l~a<D ::TO<D-OC:< 0=3 -0-3<3-0~~<D ~<D $l) a~m~:J-~ a::lO~ ::13- O<D, _ -::E, -m-<Do - <D _ CD :5 3 ;-. 0 -. O::T m' = .... c: 0 $l) ::T < ~::l ::T , i Cll Ci), 0 <D g. 0 g. 3; <D Q. ~ .:c ~ cg. c: ::l -g ~ ~ 3 ~~ $l)3 ~ -~<D::l$l)a~(')~ O<D'<D _~o.cr~<a.<D ~~ m ,,~00Cil'::l$l)' <D5) 0<'<D, ~::l_= ::l ....cr- S'=::l-- ::TO-~::l <D<Dm< <D~OO~ _- ~0.<D1\:) ::I . ~~$l)--00 0.0.<D~ -~O::T~ r 3(J);o ::I~-I<D~~~~~cr !~a::E g<D~rel/l r $l)&~~ ~N~3::T<D$l)C:~~ o.o~o 03~~~ 0 ::lo.~$l) gOCD <D?'::E 0 3Cll- ::E::l::l~ ~~o- ~~~m~33~~o"ro ~~i9 ~m~~a O~O~ ~~Cllg2::lm::To- <D<Do<D ~=~~~ ~~~~ 3 ~ :;ffl ;:;: ~ ::l g!>> i g~::l 'Q $- ~ S g iii' ~ ~ ~ 0 3 ~ CD 0.;):: - 3 3 3 & 9-8 ~ - ~ -,5 ' ~ @. -. en" (J) ~ - Ie:.. <D 3 - <D 0 0::T 0 ::l - a. ~ - 3 en-O_$l)-t...7\_ c5' .. <D 30-(;' I . en :e ~ Cll < ~ Cll _ 0 <D -'."0 m , ~ < ~ O-'CD-~<DO~O = ~,~ 0-3' enCll< .... _ c: ~ ::l _. 0 ::T ~ -I' a. ::1-0<=0 $l)0"~ 0 _. <D -. - <:,(')-oc.>- <D"O Cll ~ OCll' -~-.... 0 ::l 0' -'0 ::l 3::1 =<D~<03"O -0'.... Zo CD ;:II;" s:~ 0 m ~ - Q, . _. ::E ~. c: <D CD ..... -. , (') 0 I\:) <D. <D 0 <D =~ Cll m m __enoom.03$l) 0 ~ -::Tcr ~ _.~_.<"O <D I\:)::l. 0 c: . a;~o mO ::I CD CD' a:~ _ I\:) <D - <D 0 $l) 0 c: . ::l g 3<Dgo~Cll 0 m 0.'- 0 . ~cr 0 ro ~~~ :e ~ ~O "0 m ::T8<D == <D ~S <Do. !!.:iE -~ ~Cll CD- 3::I: CD Cll CD" -" -'CD ~::I " en 00 o c 3 CD 3~ CD 0 ::I ::I (;;'en "120 . .. . eo ws>>mUS>>)>~U~~OO~gg~01>>~~m~ o~ma~~~~m-'~o~mm~S~~mc~ 3~g~roro2;~'~~3o~~m=~~~K~ ;a~u~~~gmmg~3:~~~.g~2.~1 5';@~ocr~~gscffl~~omro~~~~~ ~~ 5-~; ~ a.~a;'n> B.crac5 ;-g~:J n,!'> g ~ o g CD ~ ~ 5" g.:r s- ~;O;~ ~..~ 5. ~ ~ ::;. ~ gY',~ ii~~Q&&~5.~~@. ggn>~~~~.3~g 5' ~ :1 :r 6" CJ> c 0 $U w{g (') .-+ m CD CD (j) = ~"'C ::1. 3- ~~~.l3~~~~~~~~~8~~~5~ic am~~~~~o Sre3~~3~~ ?CD~~ m~n_~wo~0mom ~3I>>o)> ~c ~~ti ~:E~ ::'l1>~01~"aQCDCD2::J~Q<"2. :::) 9:33"C s:Cri i=.<D U;c5 a'< ga.~g :i"~ CD 0 9~_.~.-+goS~~0~03a~m~Q~ro ~~~.~i~~~~~~?g~.g~~~~!l ~CDg~~~~O~~CD~~~OO.!~S~>o o~~~~@oae~~~p~.~~~~g3~ ~~2' ~~5~~i&o~~i~;im~CD ~~i g~Q~wwcai~~)>B~~~;;!. me ~a-~~~m~ ~.CD.-+=<~3~ ~~~ ~~3m~::~2Q3S'2~s~0 CD~ OCDm-c "'C3-~O~CD'-+-'~'-+~ 8 ~"-g e r;r g. a ~~ CD OJ () m ~""O g" ~.: : ~ ~=~ mm~g~o~ao_~~~m=~- -cr~ ~~. CJ>CD~~CC~CD~~~~~~ ~CD~ ~8 CJ>~'g3w~mo~a_~o~ ;+ -. (1) 9: c m 0 :J CD (tl ::"0 "0 ~ -. o.g 8. ~ g:::)~ ~, ~oCJ>a~3CCD~:J~CD CD CD~~ ~~ g3_oo~~g~OQ=~CD~ ""0 ~c5 s- ~ c:~ 6- a ~~ g. a. 0 a ~ '<)> ~ ~!~ ~'s g~.m3&~m.~~m~!~~ ~~CD ~"'C ~~~i~~~g~'~i~&g o~2 ~g ~~gl~J~:li3~~a C/)"""'~ ~_. ~.,<wroCl> S>>c::J::I,CDO='::+' ~~g ~i g~~i~;&g3~~~sa' ~oc . ~ .-+~a.~3"""'a.OroCD~CD"""'~ ~~~ sa8 ii:!o~~grog~. ~~;- Crio= ~~ ""OCD~8~""",coo~:J --:J o .-+ a. ~ S' ji) Ci :r 3 en"C - 0' 9 @ a. ~i~ ~s, 5~~3~0~~*3 ms>>5 iEow E2,- 5"-03CD9:i6"~Q) ~"Cm 3;:+:5 ~3. cc3g.~s>>-<;:+~~g ~g.3' m'<_ S>>~ og,<O.w~mo=~ m= ~Q. em mS'w~~~3S~s>> s,oc o s:: S>> (") ~ en C ~"'O Q. m _ -. :J en ~ fA ~~5' ~~ !6i&~~&i~: ~mm ~~i ~. ~8~'~~Q3~:; 5i~ ~ - en ....0 Q .., 3 - ~"-o""2 m 0 CD (") C" CD o - p) .-+;:::+::r - - "'~ :::s.. 0 CD tT .-+ :!'.,<, ""'" ~ @'O CD :-.~aCD 0 u 3 CD i>> =:0(1) (Di (QCDm "",'<j1J(JJC)3 ::Io~ iC~ ~i ~~~ <~ ~;<D ia~ -~~ ~e ~ ~ am I>>e~ -_~ ~ ~ ~ g ~ ~. ~ ~. 6:Q : ~ g ~ i !i 6'~ CD~ _.'<~ =~ "Om'g. g, ~ ::r~ ""'" S ::r~. !~? ~ 0 ~ en CD6 aa (1) ~~ m o ::r S>> ::s ::r S>> tn =z ::s 0 .... "tJ -. -(') S>> CD ::s 0 ::s..... -. ::s"C cec 02: o -. 3 (') 3;: -'S>> tn ""'I tn -. -.::s Oce ::s 3: CD !2. -. ::s ce .0 o Cll gCD' =120 o -I ::I _. .. 3 ~ -IC"C')o.mo~~~~ ~~I\:)~ "O$l)Cll-l~~~O ~O-l :r CD 0 <D c: , =.:::. '< .... c: ~ "0 ::T - m - m ~ <D ~ c: I: ~"OC'<Dmo 'C5 ~O"O(I) 000 I 0.0 (I) ~~1~3~~~2c:~~o-l(J) ~S~"O&~~~<DiI~ ~Cll 3~ClloCll~~mCo~~ ::T-CllC~r::T 0$l)Cll Cll =g ::E =Ci5'~ I$l) g;3 <D ~ <D ~a-a :J3 ~ _::: =. <~-~~0~~e:.aa03~::E ~m~~3Cll<D oC')oOz C - ~ - - $l) - 0' - . ::T <D ~ -. -."0, <D ~::l 0 ",,' 0 ~CD(I)-<D~~a.g<D<D::l-= ::la<D ~ 0 ~~Co -O'OO::l::lCll-C:c (')$l)-ff~ ~-~O-~ m<D::l< __~<D~,m~ m_- _<Dc-lIlo<D o.NO<D ~::Io-" -::T-<D ~ -< ::TO . 0 < -3 _ 0.0--::l ::l$l)::l<D _<D- C:<D ",,0- 0- -. 3 < 3 - 0 ~~ <D ~, - a. m ~ :J - - ::::;. ::l 0 ~ ::I3Cll ~<D, - <D::ECll c: -m-<Do ~ <D s: CD __::l 3 " 0 a: Q. i (ii' ro = ::l ~ 0 Cll"O ~ ~ m co iif ' CD!!.12~iifg~~"O Q.0<D.:c~ ~~~~ia~ g~3~ " ~ 0 0 - ::l ~. <D - 0 _. , <D ::T::l - - <::l .... cr- --::l-~~(,)-::T! m<D<~~ <D~Off~iiI ~ <ro.<D1\:) Cll-. _ "',_- <D"'<; (J)'O ::I ::T~~ ~00 a.0.<D~ 0~0::T~ r 3 ~o ::I~-1<D~m~O~~ Cll-a::E =<D~re~ r Cll&~~ ~N~3~mCllC:~<D ::la"O 03~'~ 0 ::lo.~Cll gOCD <D?'::E ~ 0.3-Q. ::E ::l~~ ~~o- ~~m~33~~ro ~_!- ~m~~a o~o~ o ...... Cll = - ::l <D ~ g _ <D::T m i ~ e. ~ (ii' ~ ~ 0 s: 0 ~ e :;~ = ~ ~ g?l i O~ g ~ $-~:: g ~. ~ ~ ~ 0 3 Q) CD 0.)> - 3 3 0 c: - 0 "0 - , -. 0 ' -. " . -.0," (J)::T_.e:.. <D 3~::T~ 0::T03,=:!: 0.9$a3 en ~ 0 _ Cll -;- 7\ _ <D 3 =<D 0 .. <D 3 0 () I < ~ . en<~Cll<~__O_ _0_0 O'~ en- -. '" -+ - <D 0 .... 0 -. m...... <D - 3 . Cll < o'~_- ~ ~~'^'::T~ -1'0. ::I S!: 0 :E 0 '-: am.. CQ ~. .Q. a. Cll <D ~ 5)' . -. ~ -.::l (') 0 ~ - 0 <D "0 -. ::l 0 0 ::l 3::1_=<D~<03 ~ ::l 0' '<DC Zo CD;:II;"~~Oom<D"Oa; a. ~Q::E- m<D CD ..... -en' 0' 0 0 I\:) 0 3. Cll (ii' <D ~ ~ Cll "T1 0 _ _ _ 0 ~".'" 0 ~ ~ - 0 -. ~ -. < ..... <D IV ~.'" 0 - <D ~ 0 m ::I CD CD' a:~ _ I\:) <D - m c: . Cll 0 c: .::l P 3<Dgo~~ ~ ~ o.~= C _ ~ 0 <D -O::T :e ~ ~O ~ 0 ::Tom _ <D ~S <Do. = ~ !!.:iE -~ ~Cll CD- 3::I: CD Cll CD" -" -'CD ~::I .. en 00 o I: 3 CD 3~ CD 0 ::I ::I (;;'en "120 . . 0 · . · ~-- ~~~W~ ws>>roul>>)>~i~~QQmii~~u~mc~ o~~~.@~a~~~~38~~m=~~~K~ lo~~~I~g~~033~~~~i~a~s ~Q~~8~C) _WO~3~oa~_.~~~~ ~~m~ ~~~~agwm~~uugo~o~ ~~ ~ s: ~ ~ ~ ~ Cir ~ & ~ra<o ~ g, is' 0 o~ ~ ooms>>~oo~*litm~&~~ww~~o~o i&~~&&i~as~~g~=~~~~~~~ CD~-"-0~0 m~~O-mm C1>~m~~~ =r~ ~ ;a. 0-0 s:cr~ S''So3 0 en (") ~~cc i5'~~ c:: ~ro~~30~=~_~ ~. OmO' ::ICDfi~ 5.~~~m~~OmSl!l~m~3~~)>' ~c" m~o-_wo~omo~Om3~~~O_~ ~mo&~i=~3~~'~~o~~_~~~~ :111~~ii::~lo~I~!li~i CD~~!i~Q3~~~?g~g~~ms'~~ ~ i g" ;t ~ ~ ~ ~ ~ Z ~ :0 ~ ~. ~ c: ~. ~ g ~-83 o~~~-'~ooa~~re o~m- rom ~~~'~mg~~'~&g~~~~~im&~ ~~i iig~w:c~il~~~.zj3_ m~~ ::r~3ig=$~Q~3S-~~~~~ $O~ 8~CD~~~m~~O~CD~S'mSS 8 ~ -g ~ iii" ~ 0 S"~ ~ ~ 08: == ~ g :s. S>> S>> -0 -rr @m:J(")-ff~~o_a~_~=~~ :J=~ ~~~CDi~~cC~CD~~~~~~ ~rro ~n m-=3en~CDo~a_ao~ oro~ ao m~o~m="C~s._.o~oS - S' m :i" 5; ~ 0 ~ 3. ~ 3 6-~. fa ~ ~ (tI g. < S'Q~ ~I>> 03-was>>=mo~m~)>~ ro C::3 _co 5."0 0 ~ '< 0 a. 0 Co :J :e 3! [6-!P i ~ ~ <D ~ 0 8 ~ i 0' 3 m ~~. 3 _'" ~a.g ~S g~CD3~~~~~:~~~o ~-'CD "0 CD~~~roro~::r0=ro::la.0 5' ;: C') 0 ~ ~ 3 g !!l. ~ $ <5 m 5'u 3 01 3 a Ci~ ~~. :e~miCD~~~~!~8~~ W.ao ~~ ~S'~~~~a.g~~g~=g ~"8g ~m :f@a.~~3~~~3.cp9!.!e? lil~~ !a8 <Dw~'0;;!.ooo5'5' a!:.~ @o& ~::I ~~~ooo~~~~o -m~ o~~ =~ ~~~~~g0~en3 ffi~~ ;m~ :~ ~.~~3@~~;ga ~-g~ ~2~ ~Q ~3g.~I>>'<~~~.g' ~g3' m'<~ s>>S' og~~~3'~~~=S>> ROc a.g ~m ~9cS~~~....~.~ mi$ oc~ -Q I>>"'~~-~~~~~ ~s>>w :::S~=r pro.< ;:+5'aro.CD a.<D m (I):::!._ S'QS ~. 38.~3Q3us>>~ S"~~ CD:-ro CD 0 CD CI) :::-~"C I>> a cs ~ cr(Q <D ~ :::;; en S' ~ a 3 :f eIQ' ~ ""8 a- ~ CD i g g,~m ~(1) "":"'l"OCD' ;:+-CDrn~3 ::I_~ :;;o~ m~ ~<DS>> '<'::.1>>1>>-3 aQ~ ~c~ wi ~~~ ~i ;~~ ~~~ !~~ ~I ~)>~ m~ "'~~ ~im ?~:l :To t5:J~ aiii' ~(j)"~ a ~ S" ~ m lil ~'< - S' 5 II> ~ g _ o' ia. @ en CD~ ~a. i ~ e <0 _ m Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, Information and data located in variOus city, county, state and federal offices. and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that 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, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indermify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third parties which arise out of the use~s access or use of data provided. Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that 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, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes !}466.03. Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third parties which arise out of the user's access or use of data provided. DONNA R RICHARDSON 1551 HERON DR CHANHASSEN, MN 55317 -8531 CHRISTOPHER T ACKERMAN & JERRY M COLBY 1591 HERON DR CHANHASSEN. MN 55317 .8531 DONNA J BURT 1550 BLUEBILL TRL CHANHASSEN . MN 55317 .8569 ROBERT G & JAN E CHATMAS 1552 BLUEBILL TRL CHANHASSEN . MN 55317 -8569 JAMES A & DIANE W BOCK 1581 HERON DR CHANHASSEN , MN 55317 -8531 WILLIAM T & SHARON E ANDERSON 1561 HERON DR CHANHASSEN , MN 55317 -8531 PAUL L & TONI M COLEMAN 1571 HERON DR CHANHASSEN . MN 55317 -8531 JAY A & BETH A BENSON 8532 OSPREY LN CHANHASSEN . MN 55317 -8562 PHU V TRINH & LAN M LUONG 8548 ALlSA CT CHANHASSEN . MN 55317 -9371 LETITIA LAIS LINDSAY & HOLLY S WARTNICK 8560 ALlSA CT CHANHASSEN. MN 55317 -9371 THOMAS A & MARY C PEREMSKY 8551 OSPREY IN CHANHASSEN . MN 55317 -8564 TERRY D & LINDA C DAHL 8552 OSPREY LN CHANHASSEN . MN 55317 -8563 FELlCIMO P NAVALES JR 8572 All SA CT CHANHASSEN, MN 55317 -9371 TIMOTHY J BLANCHARD & DEBORAH J BLANCHARD 1559 BLUEBILL TRL CHANHASSEN. MN 55317 -8571 GREGORY J VALENTY & MARCELlNE W V ALENTY 8562 OSPREY LN CHANHASSEN . MN 55317 -8563 CRAIG M MERTZ PO BOX 216 CHANHASSEN, MN 55317 -0216 BRYAN M O'KEEFFE & KIM A CHRISTENSEN 8565 All SA CT CHANHASSEN, MN 55317 -9371 MICHAEL NOTHOM & LORI BUDIN 1561 BLUEBILL TRL CHANHASSEN. MN 55317 -8571 ROBERT JAMES HARRIMAN 8551 ALlSA CT CHANHASSEN. MN 55317 -9371 SETH T NELSON & AMY L JOHNSON 8584 ALlSA CT CHANHASSEN. MN 55317 -9371 PATRICK J & KATHERINE THIELEN 8572 OSPREY LN CHANHASSEN . MN 55317 -8563 JOSEPH HALSTEAD & L1ZA RATHMANNER 8559 ALlSA CT CHANHASSEN , MN 55317 -9371 GARY W & PATRICIA L HARMON 8571 OSPREY LN CHANHASSEN. MN 55317 -8564 TODD R FOSSOM & ANNETTE M SNYDER-FOSSUM 1563 BLUEBILL TRL CHANHASSEN . MN 55317 .8571 KEVIN J & JENNIFER J GREER 8582 OSPREY LN CHANHASSEN. MN 55317 -8563 ANDREW J & TAMMY A HAKANSON 8581 OSPREY LN CHANHASSEN. MN 55317 -8564 JON A EVENSON 8600 All SA CT CHANHASSEN . MN 55317 -9373 STEVEN C & MARY BETH HARTWIG 1565 BLUEBILL TRL CHANHASSEN . MN 55317 .8571 DANIEL J & TONI M GAGNON 1564 BLUEBILL TRL CHANHASSEN . MN 55317 -8570 RAY F & TERESA R VANSTRAATEN 8601 ALlSA CT CHANHASSEN. MN 55317 .9373 JEFFREY S & BETH M FLISS 8710 OSPREY LN CHANHASSEN . MN 55317 -8568 BRIAN A & TEGWIN A ROME 1577 BLUEBILL TRL CHANHASSEN. MN 55317 -8571 JAMES W TYLER & JOANN BRADY TYLER 1573 BLUEBILL TRL CHANHASSEN, MN 55317 -8571 JUAN BERENGUER SR KATHLEEN M KRUPICKA 8616 ALlSA CT CHANHASSEN, MN 55317 -9373 WILLIAM J & ANN M DALHOFF 1569 BLUEBILL TRL CHANHASSEN . MN 55317 -8571 MICHAEL R & NANCY C BAXTER 1566 BLUEBILL TRL CHANHASSEN. MN 55317 -8570 JEFFREY M ASHENBRENNER & EMILY ASHENBRENNER 8617 ALlSA CT CHANHASSEN, MN 55317 -9373 SANDRA J KOPF 1578 BLUEBILL TRL CHANHASSEN , MN 55317 -8570 JASON J KOENIG & LAURIE ANN MADISON 8632 All SA CT CHANHASSEN. MN 55317 -9373 SHAWN & SUSAN MALEK-ZADEGAN 1568 BLUEBILL TRL CHANHASSEN . MN 55317 -8570 CHRISTOPHER MATT AMACK & JULIE A INGERSOLL 8633 ALlSA CT CHANHASSEN . MN 55317 -9373 JULIE ANN GRUBER & DAVID M L1SS 1576 BLUEBILL TRL CHANHASSEN. MN 55317 -8570 MARK L & KARL YN K LANTZ 8642 FLAMINGO DR CHANHASSEN . MN 55317 -8558 WILLIAM J & VICKY L GOERS 1601 LYMAN BLVD CHANHASSEN. MN 55317 .9402 RODNEY W & THERESE C CUMMINGS 1570 BLUEBILL TRL CHANHASSEN, MN 55317 -8570 STEVEN A & ROSALYN MASTERSON 1574 BLUEBILL TRL CHANHASSEN . MN 55317 -8570 MARK J & CARMEN HEDMAN 1572 BLUEBILL TRL CHANHASSEN. MN 55317 .8570 NATHAN P & TONYAR STIER 8721 OSPREY LN CHANHASSEN . MN 55317 -8566 ROBERT 0 & DEBRA L REMKE 8648 FLAMINGO DR CHANHASSEN . MN 55317 -8558 J DAVID FElL 8719 OSPREY LN CHANHASSEN . MN 55317 -8565 PAUL A & PEGGY D BONK 8649 ALlSA LN CHANHASSEN 1 MN 55317 -9377 THOMAS R & BETH K NAVARA 8652 FLAMINGO DR CHANHASSEN . MN 55317 -8558 STEPHEN M & RHONDA K PRIEM 8647 FLAMINGO DR CHANHASSEN. MN 55317 -8559 DAVID G & ANA R PORATH 8665 ALlSA LN CHANHASSEN, MN 55317 -9377 JIM 0 & CAROL VONGKAYSONE 8664 ALlSA LN CHANHASSEN. MN 55317 -9377 JOEL J & KATHLEEN R BODIN 8655 FLAMINGO DR CHANHASSEN . MN 55317 -8559 PAUL N & SUSAN R HERBY 8660 FLAMINGO DR CHANHASSEN . MN 55317 -8558 THOMAS M & CARRIE CHRISTENSEN 8681 ALlSA LN CHANHASSEN . MN 55317 -9377 LONNIE L & SHERYL R KOSTER 8680 ALlSA LN CHANHASSEN, MN 55317 -9377 JOHN W & SHARON K HARDEL 8663 FLAMINGO DR CHANHASSEN, MN 55317 -8559 CRAIG J & JOAN C RENIER 8668 FLAMINGO DR CHANHASSEN , MN 55317 -8558 CYNTHIA F BONGARD,TRUSTEE & JAMES A BERNARDS, TRUSTEE 8831 AUDUBON RD CHANHASSEN , MN 55317 -9407 DANIEL C & MELANIE A MERTES 8671 FLAMINGO DR CHANHASSEN. MN 55317 -8559 TIMOTHY M KLEIN & STEPHANIE A DAUGHERTY KLEIN 8679 FLAMINGO DR CHANHASSEN . MN 55317 -8559 THOMAS GARY DREWISKE 8676 FLAMINGO DR CHANHASSEN , MN 55317 -8558 DAVID W & JEAN M HESS 8682 FLAMINGO DR CHANHASSEN, MN 55317 -8558 MATTHEW E & NANCY S LIPINSKI 8690 FLAMINGO DR CHANHASSEN . MN 55317 .8558 PATRICK WALSH & MEREDITH E SANDSTROM 8731 AUDUBON RD CHANHASSEN, MN 55317 -8411 KEVIN A & ANNE G ROHE 8696 FLAMINGO DR CHANHASSEN, MN 55317 -8558 DANIEL J & CARLEEN M WIERSMA 8750 SUNSET TAL CHANHASSEN . MN 55317 .9136 ROSEANNE M BOYUM 8805 SUNSET TRL CHANHASSEN, MN 55317 .9404 MARK K & TRACY A UNDEST AD 8800 SUNSET TRL CHANHASSEN. MN 55317 .9137 RONALD W & CAROL M ENTINGER 8851 AUDUBON RD CHANHASSEN, MN 55317 -9407 DANA W & SUSAN M MULLER 8850 SUNSET TRL CHANHASSEN , MN 55317 -9137 TIMOTHY C BOYCE & TANA I ERICKSON . 8941 AUDUBON RD CHANHASSEN, MN 55317 -8412 TUOI VAN TRAN & VEN THI TO 8900 SUNSET TRL CHANHASSEN, MN 55317 -9100 CHARLES E JR & PATRICIA HANSEN 1561 LYMAN BLVD CHANHASSEN. MN 55317 -9403 JEFFREY S & LEE ANN FRANZ 8950 SUNSET TRL CHANHASSEN, MN 55317 -9100 GAYLE 0 & LOIS J DEGLER TRUSTEES OF TRUSTS 1630 LYMAN BLVD CHANHASSEN , MN 55317 -9402 DORSEY & DORSEY 1551 LYMAN BLVD CHANHASSEN , MN 55317 .9403 , Public Hearing Notification Area (500 feet) STONEFIELD Rezoning & Subdivision with Variances Planning Case No. 05-37 1601 Lyman Boulevard City of Chanhassen ~'O I:> Q,~ ( ( l i ! ! ~ ~ ! ~ i ! ~ r+ IE" I . 1-. 1.__ l;; ~ ~ ~ ~ ~ rn ,... rn ~ ~ ~ !; ~ ~ 2 i 2 <: ~ ~ m~nH Ha~~..~ IW~~IJ '~I~~~ai l~ Idl~ 31' ~ III rn ~ ~ ~~ 19 "fJj ~rJ) II' ijlinl II gn }ih:u dUln iirH!i ~ I+Ot -I ~ \II ( G'::.== -, ~ , , \ I. I~ I~ ) .. ",.~ Ii , , ~ -- ~. ~ ~ ~ ~ii~ U~ ~~Il a . ~ . r!!l ., t ~ II t ( ~ " t " 1 '\ 8~~ ~u it. ~~I lii~1 ~R~ !Il; . ~ .. t .. ~ tf-~ !!!:. ~-.J [T.~ ~I-'{[E "K~. ".~ ~l -~' rn l I(-~ 2' \ - \- r I, I' _.' \ '" \ <.. ...;....~ -, ,l. ; t II Ill'''' ...... ....... - ..... . II~I ~~II III II a Ih' . , . I , I . ~ I ~PI Ii II Ii I l . ~i Q \II ( ( l I<....- fr - - "'" ... -I ..- ." r----t= ~~ I ..- -T - - - l-. ~ ~ q J ~ I 't I · I '" i L~ :."( T. II! n -,--\-""-""- . " . _ ::i-=--= __ __ ~ \__ --~:"I' I ~ - . r---If '" ___---+-___r... "'9'" ~'. - l-" " · , I I' - - -- - -, , I ,- .- I r .. '" .-..\ IlL · . ! >....:! ~ L I' c t i ,;. ~ ~~" ~i I~ ~ , " t .'..-..L ---.t R : -,._::lIT-</' - I "! I ,.___>. ,j oj J .~ : ,.~,: I "'-" / / I I .. - · \ I ,'" ! I' If .;:..::: ..kl ~ : I , . i :"( II ~. ?lJ,- ~l ::.:::~ ~,i IBI I J _ 1 \ ,0" iilr\lY' Co-- · ,<:I____~ II / :/ill; ~p -- "- ~~ l ~ _ 0'" Trt ~ ' -r"" 'I . "-t- ~ _ : ~/- l 0 'I ~, '-, ___ r I 11 -- I 0 II ~:~ Ii 2 ._~ Ii ~ ~ ~ · , L I . r\ll H ~ .,.3' ~ I! : :11 Q I~ ) ! I ~ ~ · Ir l ~ "_" ... < III' I I r _1i~=--" v# \ ~l .,.".~ \ 1 I 1 _ .I~ E~-""'~' ~io' ,-.1 I /Ii'\ 11.f':. :.t ~. ~ ;( "%f-~' -o. ~ : I -. t __J k g_' , .:;.."-- =,.,~_-.n.. ' i I' I '1 d: ~ ~ .......... . ,'-.. - ""I ~ · --. - : . '" r ... " II I , i"l ' . ~-- .'" it" ' · 1 ... ,. .." I' ' ~ M b~l i-'- .~ . _.... J '--.--Jl; I. ._ ~ II' I .,j o.; . · __ "'" I]-'~r- ! I' 1 I ,. .. .... 1--- J. -j~. -;""1 ~ ___ L ..- - ... - -;-..\ +r -.r . , . I I , IPIIII id;tl ~ ~ , I ~i lel~ ~i~; (3 ( ( l ~ , t ~ ~ ~ t ~ . , i . t ... ~ 7J ... 11,11 . . - - r.....,.. ~ .. ... I I I I I I I I I I .......1 v I ..1 I .. I ....;".... : ...t ... ...... ~ I ~ r J i'~I-<?;\" t4---~-- ' / I ---------, I I I I I I I I I /1 I .......... I I .,.' I L r1"':::'--- I I - - - P"--TIA -----'... f-----.(' .1 I I I 1 I I. ~ .-- ...1......... // "'y" I I I I I I I I I I I I I ....,j.......... i I~, r~1 I I I l- L . -------- r~--_ I I............ I I """, I '. I : I I I I I r-.......I lr~ II ...... r J ".... I I ...... : , ....,.... i ... I I L.. I I I 1 I I I-L_ I L______ I . i . , IPI j il 1;1 ... ~ ~ ; ~ t " ~ , ~ ... ~ ~~ :~! ( i; ~! a~ ~ij ~~ ~~ - - 0 I \I", e ~ ~I ~~r ~ ~~~ 'j;; 71:! :r ~ ~i: ~ ' - Cl !"> ~ Q 1111.... i I I I " I 1111'11 - U-li II I~ --......,..,..,. -l -i:: ~ ... I I ~ 1O''*i' IO'~' ~ ~ " \I ~ ;;; ~~ ~ ~ J!~ ~ @~ a ....... 9'~' ~ "'-10" e 0 --==.==.........= ~ -- J ( Cl ~ 'i3 ~ C) ~ # \ll 8'~' ~ ~ il .. ~ ~ ~ a m II< . <i ~ <:> !"> l ill'1'/' ff ~~; ~ ~~ .. ~~ !i I I " fj;ffl ~ ~'.' ~it f8 ( ( e i Ie D 01 11 ~ 1i ~ ]1 ~ ~ I~I ~II ~II Ii! I II l ,-- .--- - -...... ~.,. ~ ft~~. __ . - MAFiiK << L.ISA yOllNllA/..D - - lMI&2 COLI! CClI.lRI' ICEN ~ - &TClNl!GATl! 01' l!. ... ..... 3\ -,.. I _".. _111 at'..... -r ( ( ~ ~ I ~ ------- ! :: 'II.=----~- I ~ J! ~ L:i1 i J ~ i! I Ii II .1 IIII ;~II 1',. I' ~ . III II! I I I I I l . .; l r-- .~ =--:=.. ,- - - ~ - MAIIllK . t.1&A VO\IHIJAl..O - - IIfle2 c::aJl c:c:lIlRT I!DI!N ~ - eTGlletAT1! CJIlI!.... ..-~I --I ___t1I'&'" .r ( ! ~ ; I ~ i I~ i t ~ ; ( - l - 1-- ..._...... _. _1ft.." ~=:; . _. " -=---"'::J.__!:!:. __ I -------- I -*\"" ~ I '. :t , I, 4@.: I / I' II I I I "~I -, , \, ___...J \ - I I I ----.., I . I : : I ' II .....} I : ____...J '. t x ~ ~ . HI II! II I I -'I ;!. ~. ;1~ . ~ iI I I I I I , , , I , U I I I I , \ \ , l l l~ i - . ~ -P.! ii!!!i " - H~ . 1.16A VOfItIIlIAL.D -- ...2 c:cLI! ~-~f"RA1tU -.T~T8!"I;~," . ..-31 --I ___fII'&'" ..r ( !!:!:. ...!:!:... .... ...... .~ ~Id: t .~ JI ( ..!!:!:. I I I I I __...J I I I I L.., I I I I I I L 'Iili II. .~ ! . III I., I'i -I I. 1= I ir ~- ;1~ I~ =, I : ~ ;1 l r-- .~ ii7~= -~ .1.1&.0\ YOllNUALO - - lIA2 CQ.JI COUItr I!DI!N ~IIIII! -.~TI! ~I!.". __Sf --I ---...... .r . r ( c lUll ~IIIII Ii II~ I I s~ t \ z j- r! 'jf/. ~ Ollf :I ~~ ~ ~~ II ~; ~ 0_ II C:l!l .. ~b !; ~ . t :a .. 11 . ~ H .. '1---- -1-- ~.' rJi\YP":i.7:: -. :a ~ ~ i . lot :. .. Q o '! ~ ~ ------ ------ =.=== I'l o ;0 o o ~ ...1.... E' .,. I )> r r ~ )> (J) -l I"l ;0 m I"l o ;0 o o ~ o p . o II ............ R:"07:sr ~ ;0 I"l )> -l ;0 o o ~ ;0 I'l P ;0 o o ~ IIII ;=11 Ig;~ I ! ~ -MAfl!K. LI&A ~D - - ININ CQlJ! CQlIU IlDI!N ......... -6TClMSCSoATI! ~.. PO. CJ I"l Z ...,... 111 o ~ p IS & i .._31 --I ---...... l: 2 o~ ;~ .C/) ~C/) ~ .r ,. ( ( )<,~ . ~ . ~ ~ ~ !;; ~ 2 ~ '" ,- '" ~ ~ ~ j; ~ ~ s ~ ~ ~ s l ~B IU I'~ ill I ~ ... ,- '" ~ ~ ~~ ~Q -iJ). ~CIl .. ftlnl' Ib11.,! hlf"1 iilol! I !nn "t1rl.f i!~!li , ...... -i ~ '" ~I ( ( ~ t , . . . oft -----"'--~ ~-~ -:~ jIII~="lI IIC=::jt II-- III !!>' ,~~ 4.1 U" I~! = .l ; ~ --'I II III ,. II ... -Ii RR\ ~,R ",------- /~ / ~I ~I ~ __-l .... r-- ! ~ ~ ~ !!::!!. r -! rfrl ~~, ; I! -IR RRi ~, !::;:::;::;::;:::;:: , t . I '. !!!' .~ ,~, -IR RRi ~, ~ I ~ . ~ ~ w - - c II~I Q~II tll I' $ Iltl . , I i , , I 'PI Ii II Ie I i I ~I I. &~ ~ ......,. ~N~ .. ( .......' - .. .. ( ~ ~ ~ , . ~ I - n it II I~ ~I~I 10' ~ t i I t r ! I- ! " ~ L _____.., JI ,1 ~ . "'...,- .....-- -- I II \ ------- 1 B I \ \ --- ____...J .....~__- 'I... ----==......v: --- : ----.., I~ ~mr j I ,I. ~ II. 1"1 !; I~I -9- . : ' . I R I~ , ~ ~ · : I , ~ I . \ ;1 l~ / e~If\t1 E '! ii'. I'.E-s~i I, ' ~ia II I J . \ B I \ . I ~ ~ \ ,. 1 .. . . -<' E r I \ I I ~ . I I I ~ t ..... -~ ~ - -- ;;; -_/ - t ~t - ..... - .. l'", t . \ \\ \ \ \ t ~ t t G , " ~ ~ l - .. - . , .. illlllll &i I! II , ill I ~ , I ..." ~ \)\~ ( ( ~ . . , ~ ~ l 11;~i i!lll; l ~ . II II n, Ii I I a I I i I · . ( ~~ ~~ '" i .,..,,,/r ( I ~ ~ i ~ " ,." '"""""" " IllS'" "",-l~ ~~ l~ s ~ <l; ~ .. II ... ~ 41 tJ'olJLtI. ~ ~ ~ # \lI ,~:t .. -.. ~~~ ill ~ ~ ~ " rolV8" ~6' 16~.1.B6 ~ z ~~I U m ~ ~ ~ " tJ'ofO" ~ 16~.".62S" n~~i; '~~~G. ~ . l ! " " '! ~ ~ s II "'> ===:1 / ..-' If' / ..-' .jl i!~ It<?~ // ~; ~~1I /..-' II """ .,.,./tI1" ~ I r::..-_-_-df ~ i'\1 I~ / ..-' >< 1..-' i:l /..-' 1 ..-' ~~ 1..-' !- / ..-' )1 1..-' ~ 5"" ~~: ~. & ~G; ~ " l ~I" " ~~~ ) ~I Ii l::::: .'-to ,,/... ~I'ii:- 3t_________~.. .~~ D !i - -----= ~ PLOWSHARES DEVELOPMENT, LLC November 23, 2005 Sharmeen Al-Jaff City of Chanhassen 6900 City Center Dr. P. O. Box 147 Chanhassen,~ 55317 RECEIVED NOV? 8 2005 CITY OF CHANHASSEN Shatmeen, Plowshares Developme1lt would like to grant the City of Chanhassen an additional 60 days for the prelimiollry plat application for Stonefield, with the understanding that the Planning Commission hearing will take place on December 6th, 2005. We would also request that the City Council hearing stay on schedule and by placed on the December 12th agenda. Regards, ~q~~ Nathan Franzen Plowshares Development 1851 Lake Drive W, Suite 550 Chanhassen, MN 55317 952-361-0832 (Office) 952-361-0833 (Fax) 612-270-2020 (Mobile) www.plowsharesdevelopment.com In the business of buying, selling, and developing land. i I 'I I J .. . < g: ..... ~ ~ ~ 9CJ)~ ~ a- Q I~ cnt-h tI) ..... -ptD ....... s:o.. ~. m o lit o =i Z -< C> :nO ..::: m'T1 00 t-'- m:I: -J:o - <z ..,., m:I: rv of;; o (j) o m U1 2t. I-C t-t (I) t .. ...- B ...- =' S>> t-t '< '\j t .. S>> =' en 1 . I () ~ i% en ~ "'0 ~ Z Z G'> o ~ -0 ., .. ""C Q ~ 0- [ W ill ~f m~ .J ~ i~ iIJf~! Ifll[ ~ 1 .,:-t' ~ ~ ..~~ ~o ::,.....'" ..ll~ 3& III if ~ 0. ...... ~ ~ I. '" ~ II ;-;- Ii I=~I ~ .. ""C Q ~ 0- cr ',; :::101"'1"1"'1"1"1"'1"'1"1~1! ~n~u~~n~ ;hn~~u I ~~~~tt!.\;e;;e;Q -<-<-<-<-<-<-<:(:<?Z n~UI~J~i U~U"'~!il i6~~~~ i .. !!!i!!i! ~ ~ ~ ~H~ ~ Iii ~ i1!a .. Iii Ii! ~ ; ~ ~ ~ (Os ~~ g. ~ ~ ~ c :g ~. ~ z ~ ~ I Q, I J ::r " In Iff i~J I I fl~ I 0-0 3 ... -0 ~1f 2- ;J.Z jii"c 1"3 ,,0- ~~ ;l: '" o o 3! -;. o o r i r I, .. i I I I " . II ~ Ill~l~fU: ~ llUfi ~~ .u 1~llhl fli.. h I 'lr'hJffl~ Jlll"~~i 'muru' I bl It~Nt~! r lif I [;'U~I~JI ~!f~~ I ~~hdf~,i ;~,I~ ! 'HS' d' fii~if{" · ,..t; rqr lillll!!l i !~illihll li{,ml l '1. illfr I '~ "llt i Iht!hl'~ !if Iff't~ ~ itf~dl,ll ~il&afll i fl "11!!l1: "I in!1: 1 ~U~, t[ll" ~rn[tll. i IIH'~!I;_ ;",r;,_ ; fi!19~ i" II Illl~ ; f~' ~.!Iit !Ii:h J ! i~H~~fr;i !'~!J;! I "fH9Jh. liffiU: ; fI~~iJJI~ ~Iiilf!b g jil'llrft' II~! Ilr "I~.. r 'fif ~ ......< \ /-- <'-JI. UlfENIk.'/4 (IF fHlHW. tft =., - ~. - r w ~ in ,lr rrt .-J f rii [ [. II Ii "I I I f rr In ISI Iii r I l!iii;lll;iiil~ , " I ~! ~ I~ I. , , ',,' .. A .Otll8i118S4!l ~) <:< Ili;lllllli1ii ;plnpp'~ li q I I' ~,f@l.BIII.1+1II1188 qp;npPIII ; ~ Iql ~i~1 q . .1' I;cUllrfHHI IHIUilPPI i In pl;p (!) , . rn i i i iH Hf f I ! Ii - - ! [ ! i " J f I i J( ~ \; .. '" ""'... '/'-'T\. ~".JNlI '/1 J'" It -,L___j,_ I it ij , i p .. ~ II ~ ;:l i w t IJ,. - mr f '1t1f IS" f:t Iii di l .. W II I I I. ' I II I - - -l I I IJ r - - - I I I II I I r I 1(. I I I I I L_____, I --t--J, ----,---J- t I, / I I IJ // (', I I /', / I ;:;. /............, / / 'f-/ ">-, ,------/ <,", '- I....... _" \ .,,~~+.1 '7"_ _1__ -, \ <... '''..:;;'1' '-'~. / I \ , ."1$- I ~>....~;., / I \ '- / ...;';.;'>;;., \. ',v -'-;;~oS' I \ /1' I \ / I \ . I J.-" __1--- M~ ~~ .1~ 4~~ ~~ -~ ~;~ ~~ Q~ ;:~ -;::.~ " ...~~'\ 'N(}7 , I U ! ;1 ~ t ~l ! I l t I : r dl ~ I l I ; l i! B ~~ (! liP !jiim.1 iW!:Ui ~ ('iUUH!'JI: I ~I Ilf~~!.t.l~~fu'll' lb~s~!li~II.' . , ..J ~ ~;ffl~il!af 411Ullii;1 J' L f~J~IFllii~;i!~f 14mil,i':d I} ?U~ill 'Iiim ifmii;~~i! h Jh~~ll ,HlIf ,Im&a!rtf: "1 tf' r"f thlllSS!h!l!i1 .tt!" ~tfm Ui.!i1 I!i~~t IRmfilU1t : ~lil' ~!mha. l' . s.n t[!ilii~!1111 ! iff/: 11~lfl~~,!1l . Ji ~ rlllSb lIl[!f ai ~~fl~itfl J~= ~hf f~;, ill f~~~ f p . . 1~9l~ iti. M ~..! i~l -~! !I~: "-~ ill" -I \ / ~ ~, Gl r,) I i i Ii I IqHti 'flp"p I!;fil~l f p~nq J ~ I · I i [~i~HHiiil U!fUiPUI f IIfi iI r ~ !ol!lt~IlQllll;;;iil! ~ittitf:l~~~~I~i>> r ~ J ':> t ~.. II t .. ~ I ~ ! i VI r Ii i ~ (ifiil ~!~th If~d I ~ij~~'[ llf I K ~ ~ II t i i i i ,,- Ii ~ ~- ~ ~ .~ i i r ~ .. I II i \:l i ~ "II III in 'I J - r If" ~. Itf ill rrJ .-J f I!l r. n II ~ I' I~ - mr - I "tlf ,J ,J[ di ! ,. W [ 6: lJ f f I i I I I if I < \ \ \ \ I I I I I I I J I , I I I J I ( I , I " J " / "- / ------_/ llll!rl--~ ~ Uln ~I II I~ ~ ~ ~~ i~ i~ I~ i ! .. . !I fi~ 11!lliI~ II ,d ~1=!':ll~ e !~1181111 II ;;1 I!I!S I i! qai i11=1151 . !~ !XI I BI III 'II~~ hll. 5~ ili ~II~II! II; l~!I!~i I ..1 . .. . . ;i~ II~ Ii c lil ~t II;! "i ~IU!I · ~ I: taalllG ~I !Iijal' I d! 1$~li i!.; 5aUI~1 ! IUqlli I i Gi~; 1!li I! Ii lid i;III~I! ! ~~llllijjdl ; 1~I!allid.i i .Is i I ~ - l 5Iil.II~: ; I ; ~!llhlll ' II~ I el~ I' I 'II~II I II q x t In I nun ~IIUU~~- ~Nih!~~1 h s;~ i q ..- !l it ~- ~ a ~ I ~ i p I ; I 1:I ~ In ,II ~ll .1 K I - , m ~ !ll If' .-1 I ;!I , .p p In III1 - 1m MU - f ,J !~ .. ~ (I) I $:l. - ~. !:illl I IIj II ~ll' I I f- if i f i I J .. . I I I I I I I I I I J I I I I I I EX-MH I RE=938.34 I <',IE=928.31:1: I " I " I ......... / '-----_/ 51 i~ :d / I /1 // 1 / \ \ \ -J \ \ \ \ \ r- 1 \ I I I rL--.::. r- Ut 1 I I .J 1 __ ---- --.., ---- , - 1 I \ 1 I I I 10 1 I I _-' L_:===:'-l -r- I I I I I '" I I "'\ J t ____ --- 13 ~ I I I -1... ] ~~~ I I I 1--- I I I L__. : ] I r------- / ] 1..._ .. ..... ;n lIP I;;;;; ~i ; ~~I I ;~ I~ ~~ I~ I .~~ ; I; I~ I~ Ip ~~I ! ~I! ft;~ ~.. III ~m ~ IIII' ~ 1: ~I. ~ ;~ i II I~ II 1= I Jail ~; i !n ~~ I I ~ I i~ II~ ~ I ~ Ii 1';1 ~ 1: ~ , ~I II i~;n h S ~ III I II 1;~li h ;H 1111 I II :i i ~ V ii- 1 r I / ] L_ I -- / ] L_ f ------ ] -- [ i ~ z f I __J 0,-- ~ ~ i i r i p ~ .. , a I 1:I i In III IF r I I m ~ !ll u' .-l f ~fl!l r. .[ Ii rn Ill' - 1m I ~r .1 Jf Ifl -'a .... .. w I u - ~ I I J 5" !' I i f I I ~ ---~ I I I I I I I I I I (. I , I " I , , / '-- / .......-----/ (\ / J '--( I \ r I r#J cB Q3 ~nnJ nnllHun~ IUf!!I!r-II'tUfIIIIfII "PI II!! rJfUi' !Ulff.f' .n!,.',. Inl!! Iin~ifl'ilij 1."IINI~JJ.ff~'ltl n {fll(;Jllu mil tlfll~(lflll t I I~fr{ fl { ( {(lIt "- f ~ [ ~ [ r I ~ ~ ,,- II Ii ~~ ...... ~~~~""",.."." ~,,~~~~~~,,~,,~""""""""" 1..1... ...,..,...... ...........11........ I, II II I x t u. lIn'fJ l~ i ~ I .11 hi i !li ( oS Jr. I I III Jlt III Ol fl. ~ ~ i d ~ :2: I p ... ~ 8 j tll ! I ! ~ I ~ ! . ~ I . . I - ~ I I I if Iii III i' r I r ~ m: in - r ~i ~ IJ ~ ;~ f :!t , !P II 'Ii - r - m~ { fJ f~i I!i I ... W f I i I I J f I J s p ~ $/(;'. MATCH tIlII"___ / I LINE I ij~ z I i ~ r i r .. II t:I ,n 1'1 II r I r ~j ~ !I~ ~ rl' I <it ~ Jil' <( I 'I! f - 1111 ~~~ I ~r fIt r:[ I!i ~ ... r r:C? 8 ~ E: ri I - ~ I I I if r ~;! I i ~ --- MATCH -~--- / \ LINE I' ~ , : it~ ~ J ...... "- "- ...... ~ I i j r i I .. ; I:! In III It f I - r W ~ IJ 'rt L} r ~!I , !(t II Ilj Il' - 1111 ~~~ f :;gl' III Iii Ie. II~ II .:'" w ~ 8 ! E: li I - ~. I i I- if r i f I J 1 i J i i J f If:~~f!lilfll!i~:l ~i!~;11Iijf ~!l~f! l~l,.oii !I" il B i~f~~n~!i r1t I . ~-- .1,.: 1'l: to"~r 6jj",; ~;;J" l~~' "I1!lf D,,,~ . ;!~ hl;l; i11d !E.~~ "I; J Il.il ';:I i ! !! ! t f I 'Ifni ;tljl~ 11,1 I (Hi JuJ I · r it. lf~l~ tr JUllf s! I If hi f Ii!) Jr ~ lr" r~ I ~ 'til lti ",l tit r ~ il! J i .. - :I I I J ;.f IU I'I ii' I. I ii:l'I- ~.P' ~f" ~~ i~;:j <lIB UIll~ll2il~1l1l1l!l .11H HI: /:/r/rHI:I:-t ~ ~' (J>1t31 .'"I"I.I'I~I~I"'DI~' "'1~1;1~! il (I ~ il , II z "o,,~ II t" jfilf tl~ 3 . it !. i' I I p ... J ~ i - r ~j ~ ll! 'I' l., f ;!I f fjl II 'Ij Ill' f ~ !. Q. Ii if - I'" ~,~ I '"dl' fIt I'~ l~ .t" ~ I i I I J J / / / / / PYOio 5+00 ~ ElEY.- IJQ.TO - ~~);~ ~ ~~~;~~ ~ !:i_I I'. ;; ~;~1h 8f:i;;~ PVT.. 8+JQ ELEV.- D3a.88 / / ~~ '\ , II Ii ~ 8 ~ 8 i ~ Ii u ~ 8 t 8 'lJ \J 1'1 I Z fTl ~~ ~t~~ .... " 6~~~ g8 i II '" ':oJ , , -, \"' ~. .,... - 'e.EY.. S41.D1 -. \ ~ Ii P"I'I STA _ IO+1&." PYI REV - 8J2.n o (J) 'lJ :;;u fTl pyCc. 12+50 -< n.I.V.-....7. r ~~~j; , ~ :~~~;~ ~ ~. I' '" g!i~if; PVT_ 1>+50 L e ~ ~ nEV._ A21.2J \ \ \ ,\ I I t I ~ pyc- 18+70 B.EY._ 831.33 /1 // 1 I I 1 , , I I I , I , ; , I I , I I I \ I I , I i I \ I ~ I \ri --t~ 1 t~ \ 'I I 7 I " I ~ I I I ~\ I 8' \ it I ~I \ i I , li 1 \ ~ \ ~ \ \ \ I \ ~ I , " 921. j ~ ~ 8 ~ i 8 Ii !:l Ii ~ ~ 8 i 8 i 8 ~ ~ ~ Ii (J) -I :;;u fTl 1'1 -I }> ~ ~ i 9 i ,,- & ~- ll. - ~ - I IIi I~ lit i ft, [!, f l!l I III , '[ Ii Iii r ~ W l ..... ~ I I J ",. " - m~ - I ::g' Q .t 'i df~ d .!'" W I ,n Iff u' r i r i p I:l I ~ i ~r i .l, "II i f I J if lill ~Ii 1:1 ~5 Ii III ~ ~ I E I ;il ~;11i Ill;ll! l - e ~ i I I I I~~ ~~ ~~;Ji . ~~I Eil tii~M I~; ii ~a la ~~ UoU iiHi n J ~ ~ .. .. .. I; 11~llil = i! 1:;1 '~I ~i i!! 18 Ii Ill;! t; i~ R;~ ~ I ~ I - ~. fUI. Ilf ii' i I J j:l' I Ilj ~ !It Jrl .-1 I i!1 , .p ~ fn f'lf rn p.rI) l;5~ i~1 .Ill!! JV IL ~~ -I . . : .. ~1~I~in I lh ~!.q lIl~i till !~il~~. ~ I I~ ; -;:-- l"" ~Isml :811 ~II ~ Ii Ih IIi ~I: Illi~ ~!I 5i ~ LOT1.IC. p " I! jq ~~ ~ _ It l:. ~ /=0 I I I ,,{ 1 IH.~ m~ ~ ~51 rlllli'llI c1zilt!. 1'_11 ;~; liI~i Ig~ ICI"lii i ~~. Ililll IIUI i ~ ~ I ~ - m1 f J IIi Ifs- 111 .t" w (f,) S' l ~ ~ f I o '.0 ~~ II I i i p 1:1 I q tI ~ II I . . .. ~. \ C\I \ '+-.. en C"\J \ ~l[J \ '.J ~~ \ \ \ '+-.. en ~ fvJ OJ OJ~ '\---. \ -\ \ -q-l -- ----------- 1- ----- I ( -------------- . I -~ ..,. .. : . .' ... .. r .: ~ ~. I .01 ~ . ~I I ~g ~ - ~ . ~~ , ~ 0 ~ ~ , ~ ;, . . , " . , '< II . , .. '< ;, , ;, Fi +. i ~.6 . ~~ ~ i .. .' OJ -- .. r I ~: ~I ~I "LiI' -rs~ L . ......At.. ~I rJIQ r ~ ~ , .. ., J ~8Y?~~.toI: ~ ,a-,LL ~ ~~I :< 1> 'i ~ ~ Z< ~~ r-U " . .' 7~ ..,,) '11====--- II ~I. SiriU HiiO.rr=~=tf =J. .. .. , 'I . o ~ II ~ G ,>I J .. i1l\l l~ 1 . I ~ .. '< '<[1 ~~;! ~ ~ ~!<~r ~ ,______ G I ----, I I I I I a-.g~ .., r-----l I I I I I I ;!Qg!'ll"!_~ ~ . ~ I! r---\;. I ~I ~ ~ iI I n ,9-.~~ lit, ~ m ,Ol- \: L . <: .. . . . ,9-,9 ~ .It t~- fD .... ..e-,H ~ ~7-: I .. r~ il z 0{ ..J .11. l . I ,., """ ." ' ~ o ..J W m o I- Z w 11. o I it!. i !j~ ." .. I .. ~ ; . I !! o 'i ~ . I ]! . I '< .~: I: ~. I . I&: I Ul L__ li. , -~- ~~ r- - .1>-,9 ,Jii-,OL ~ . I '< " ,:. 10 ~ 0{ ::;; ~ .NYA .vto "''''''fR ~~I'~il o!2<<c_ Z2a1:1:J: ,~ 9-;Ll ~ j..-.9~ E I ~~ ~. ~ .. 'Ii I", ............ . 9-.137.: ~ ~ ~ 10 .I ~p 01-,'8 . ~ t.n~ -.' al . r.riiO' li:. 1/oOC:DIl . L~ . ... o I-~ w z>- we ILLL o m T ~ ,6-,g ... !\ ~/1. I I '< I I --1 I- I -.J~ ~ ]! ... 10 , ";;; '< z 0{ --~---, -------- <r I -- l~o~; i -" I ~ I I I I I I ~I----------------J ~BS ~elL/L t;j ~ !j! I"') ~ (/l I \ ~ ........ L \ \ ~ -- \ ...... ~ Cf) ~ C\I~ li)" '<-- /" I...f.-. en Q Q C"\J ... l[J "'- ~ \>r()\~ \\ \ / Y / (. "'-/ \ \ \ \ \ \ \ \ ~L_~ L. L ~ Cf) ~ ~~ " CD '<-- ..----------1 /// /'" ~..------ --