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6 Fox Hill 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: 952227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 Public Works 1591 Park Road Phone: 952.227.1300 Fax: 952.227.1310 Senior Cenler Phone: 952.227.1125 Fax: 952.227.1110 Web Sile www.ci.chanhassen.mn.us b ..-- MEMORANDUM TO: Todd Gerhardt, City Manager FROM: Sharmeen AI-Jaff, Senior Planner DATE: J ''';;)tAP- 1J~7' January 22, 2007 SUBJ: Preliminary Plat to Subdivide property into 3 single-family lots with a Variance to allow a private street - FOX HILL SUBDIVISION - Planning Case 07 -03 EXECUTIVE SUMMARY The applicant is requesting Preliminary Plat approval to subdivide 1.69 acres into 3 single-family lots, and a variance to allow a private street, Fox Hill Subdivision. The site is zoned Single Family Residential, RSF. ACTION REQUIRED City Council approval requires a majority vote of City Council present. PLANNING COMMISSION SUMMARY The Planning Commission held a public hearing on January 2, 2007 to review the proposed development. The Planning Commission voted 6-1 to approve the proposed development. The summary and verbatim minutes a,re item la of the City Council packet. HIGHWAY 101 RIGHT-OF-WAY Staff received an e-mail and a letter from a neighboring property owner requesting the City acquire additional right-of-way for the potential future expansion of Highway 101. Staff requested a written opinion from the City Attorney addressing this issue (Attachment 1). The City does not have the authority to take additional right-of-way. RECOMMENDA TION Staff recommends adoption of the motion approving the preliminary plat :vith a variance as specified in the staff report dated January 2, 2007. ATTACHMENTS 1. Memo from Roger Knutson, City Attorney dated January 2,2007. 2. Letter and e-mails from Jeff Hall dated December 23 and 28,2006. 3. Letter from Jason Ashline to JerryMcDonald dated December 26,2006. 4. Staff Report dated January 2, 2007. g:\plan\2007 planning cases\07 -03 fox hiII\execlitive summary. doc 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. Thomas J. Campbell Roger N. Knutson Thomas M. Scott Elliott B. Knetsch Joel J. Jamnik Andrea McDowell Poehler Matthew K. Brokl' John F. Kelly Soren M. Mattick Henry A. Schaeffer, HI Alina Schwartz Craig R. McDowell Marguerite M. McCarron ~ Also Licensed in Wisconsin 1380 Corporate Center Curve Suite 317 . Eagan, MN 55121 651-452-5000 Fax 651-452-5550 www.ck-Iaw.com t!: -f.. .' .. CAMPBELL KNUTSON Professional Association RECEIVED *** JAN 4 - 2007 CITY OF CHANHASSEN Direct Dial: (651) 234-6215 E-mail Address:rknutson@Ck-law.com January 2, 2007 Ms. Sharmeen AI-Jaff City of Chanhassen 7700 Market Boulevard P.O. Box 147 Chanhassen, Minnesota 55317 RE: DEDICATION OF RIGHT-OF-WAY FOR HIGHWAY 101 (Fox HILL DEVELOPMENT) Dear Sharmeen: You asked for my opinion on comments made by a resident in conjunction with the proposed Fox Hill development. The resident believes the City should require the dedication of land for the potential future widening of Highway 101. According to his email "the CitYGan require whatever it wants of a property owner." I disagree. . . . . " .~- - - ,-. '";" - -~ :.:,; \-.' ,j ~ '~,- .': ""-,- . There are bo;h~()h~ii~~ti6~~I-:Jd;:~tatutor)"restt~iJts onwhatth6'City may r~CJilir~ subdividers to dedicate to the City. Minn. Stat. S 462.358, Subd. 2b and 2c provide in part: Subd 2b. Dedication. (a) The regulations may require that a reasonable portion of the buildable land, as defined by municipal ordinance, of any proposed subdivision be dedicated to the public or preserved for public use as streets. xxx Subd 2c. Nexus. (a) There must be an essential nexus between the fees or dedication imposed under subdivision 2b and the municipal purpose sought to be achieved by the fee or dedication. The fee or dedication must bear a rough proportionality to the need created by the proposed subdivision or development. The court in Coilis'v. Bloomim!ion, 246N.W.Zd19 (J976) c011stfued the "reasbllable" requirement as follows:_. Ms. Sharmeen AI-Jaff City of Chanhassen January 2, 2007 Page 2 A "reasonable portion" is construed to mean that portion of land which the evidence reasonably establishes the municipality will need to acquire for the purposes stated as a result of approval of the subdivision. This is, of necessity, a facts-and-circumstances test, but it is the only kind of test that will consider the myriad of factors which may bear on a municipality's needs for certain kinds of facilities and the relationship of a particular subdivision to those needs. Subsequently, in Middlemist v. Citv of Plvmoutlt, 3897 N. Jv.2d 190 (1986) the court held: Some uses, such asfreeways, major arterial highways or area-wide sports facilities, may have such a negligible relation to local development that dedication may not, as a matter of law, be required of a particular subdivider. The proposed County Road 9, however, as a "minor arterial road, " is designed primarily to serve short, local trips. Thus, although not attributable to the Middlemist addition alone, the needfor the road may have a sufficient relation to local development, of which Middlernist's development is a part, to support a dedication requirement. The United States Supreme Court has also weighed in on the subject, limiting the City's right to required dedication ofland, Nollan v. California, 483 U.S. 825 (1987) (requiring that there is a substantial nexus between the development condition imposed and some particular problem or need generated by the particular development); Dolan v. Ti!!!!ard, 512 U.S. 374 (1994) (holding that a dedication must represent only the fair share of the problem addressed by the dedication). The City cannot require the dedication of land for the future widening of Highway I 0 1 UfIless there is a nexus or rough proportionality between the need for the widened highway and the demand placed on the highway by the development and other local development in the vicinity. Although this is a factual question, it does not seem likely that the required nexus exists. Regards, RNK:srn December 23, 2006 Planning Commission City Of Chanhassen 7700 Market Boulevard Chanhassen, Minnesota 55317-8363 RE: Proposed Subdivision of 6570 Chanhassen Road Members of the Planning Commission: This letter is to document my concerns regarding the proposed subdivision of the property located at 6570 Chanhassen Road. Based on the past decision of the Planning Commission regarding the layout of the Fox Drive development across the street from 6570 Chanhassen Road, it has become apparent that the Commission is not considering the future of Highway 101 under the mistaken belief that the existing road will always be a two lane highway. It is not a question of if Highway 101 will be widened; it is a question of when it will be widened. It is the duty of the Commission to consider the necessary offsets for the future Highway 101 when considering development along Highway 101 regardless of the timeframe of that project. In the case of the Fox Drive development, the two southern most homes built on Highway 101 will lose significant amounts of their backyards when Highway 101 is widened. I think the Commission did these homeowners a grave disservice by not considering the future Highway 101 and that this disservice will come back to haunt the City in the future. Now the Commission is considering a similar subdivision of the property at 6570 Chanhassen Road. In reviewing the proposed subdivision plans, it appears that the proposed development is using a 45' offset from the centerline of Highway 101 which would be acceptable for a two lane road. However, when Highway 101 is widened, this proposed 45' offset will be inadequate. Any home built on the middle property would likely be condemned by the State and removed in order for the widening of Highway 101 to be completed. This proposal does not keep the future in mind. I urge the commission to consider the future and direct the developer to come up with a plan that considers the future of Highway 101 as a four lane thoroughfare with center turn lanes. While this may not be the resulting configuration of Highway 101, it is much better to plan for the worse case scenario now versus having an almost new home condemned for the widening of a road later on. Sincerely, 1 AI-Jaff, Sharmeen From: Sent: To: Subject: Jeff Hall Ubhall56@mchsLcom] Thursday, December 28, 2006 11 :09 AM AI-Jaff, Sharmeen Re: Comment On The Proposed Fox Hill Development Mr. AI-Jaff: I beg your pardon, but the City can require whatever it wants of a property owner. For 20 - + years, the Cities of Minnetonka and Eden prairie set aside a right of way for the widening of Townline Road from Highway 4 to Highway 101, so don't tell me that a City cannot plan ahead and set aside right of way. That is what we expect our Planning Commission to do, think beyond the current timeframe and plan for the future, hence the word "Planning" in the name.. Regardless .of whether or not MnDOT comments, the City is well aware of MnDOT's desire to widen Highway 101. Just because the widening isn't on MnDOT's project calendar yet and doesn't comment on any plans, doesn't mean that the Planning Commission and City are not obligated to be thinking ahead to the future. It is NOT a question of IF, it's a question of when. And the last thing anyone wants, is 5, 10 or even 20 years down the road, telling a homeowner that the State now wants their home so that they can widen a road. And how many homeowners research their home to make sure that such a problem will not occur? Very few. But that's the whole point, people expect others to think about such things and not have to worry about them. After all, why would a City allow someone to build on a property when they knew that the road would ultimately be widened and take their backyard or even their home? The City already knows that MnDOT has projected that a minimum of four to six houses will have to be removed with any Highway 101 widening, so why not pack a few more in so that the price of the project can go up exponentially? Is the rationale here that, if it costs too much, MnDOT won't widen the road? If that's the case, I think you're barking up the wrong tree. Based on your comments, it's apparently more important for Planning Commission to live in the moment rather than plan ahead. So, pack the right of way full of houses so that the City can be sued in the future for mismanagement when Highway 101 is finally widened and all of these upper-bracket homes the Planning Commission is approving can be torn down for the right of way. Oh yes, and make sure that the citizens of Minnesota are required to pay for all of the additional homes that have to be torn down in the name of the City'S short sidedness. Sincerely, Jeff Hall ----- Original Message ----- From: "AI-Jaff, Sharmeen" <saljaff@ci.chanhassen.mn.us> To: <jbhaI156@mchsi.com> Sent: Thursday, December 28, 2006 9:19 AM Subject: FW: Comment On The Proposed Fox Hill Development Dear Mr. Hall, I forwarded your letter to the Planning Commission. Staff sent a referral to MnDOT with complete sets of plans. No comments were made regarding the future widening of Highway 101. Furthermore, the City has no authority to extract Highway-Right-of Way. Sincerely, Sharmeen AI-Jaff Senior Planner 1 952-227-1134 -----Original Message----- From: Jeff Hall [mailto:jbhaI156@mchsi.com] Sent: Thursday, December 28, 2006 6:41 AM To: AI-Jaff, Sharmeen Subject: Comment On The Proposed Fox Hill Development Mr. AI-Jaff: Attached, please find my written comments regarding the proposed subdivision of the property at 6570 Chanhassen Road also known as Fox Hill. Please add these comments to the public record regarding this zoning change. If you or the Planning Commission nave any questions or concerns, please feel free to contact me. Jeff Hall 41 Fox Hollow Drive Chanhassen, MN 55317-9256 952 934 8981 - home 612 719 4340 - mobile/pager jbhaI156@mchsi.com 2 ~ RECEIVED DEe 2 7 2006 CITY OF CHANHASSEN December 26, 2006 Mr. Jerry McDonald Chairman City of Chanhassen Planning Commission PO Box 147 Chanhassen, MN 55317 Re: Fox Hill -- Proposed Development Dear Mr. McDonald: On January 2, 2007, a Public Hearing will be held to discuss the proposed Fox Hill Development. The Commission should examine very closely the track record of the developer Scott Rosenlund and his contractors before making a decision on the viability of this project. The Commission should also examine closely the condition of Highway 101 North as the potential future overhaul of this highway may severely impact the proposed development site. Mr. Rosenlund was the developer on the Fox Den project. This developer violated several terms and conditions of the Development Contract he signed with the City of Chanhassen on the Fox Den project. On at least two separate occasions, the City of Chan~ cited and fined developer Scott Rosenlund and Fox Den Development, LLC over wotking and construction hour violations (see copies of$500 & $1000 invoices for fines levied). Mr. Rosenlund, and his contractors DSV Construction, Inc., DirtWerx, R&G Trucking, &- Mid Static Reclamation, have shown an utter disregard for upholding certain provisions. of the Contract he ..sigoed with 1he City~ Atthough. 6e Coa.ttactpmvides for penalties if certain violationsoceur, the Contract: does not merely exist so that it may allow a developer and his contractors to test the .limits of it, or to knowingly disregard the provisions of it.. The Contract exists as a set of mutually agreed upon principles and conditions -that parties sign to faithfully uphold. I find it ironic that the City would continue to do business with Mr. Rosenlund. SCANNED ... Finally, in 2000, The City ofChanhassen decided not to go ahead at the current time with a reconstruction, expansion and widening of Route 101 North. There was much public discussion. This busy collector road is in desperate need of widening, repaving, and leveling. This road lacks appropriate shoulders, turn lane space, and the lack of visibility in certain areas inhibits safe driving. Although there may not be any major improvement projects planned on this road in the short term. In the medium to long term there will probably be a need to overhaul it. The City needs to recognize that by allowing the Fox Den and Fox Hill pr<jecls to go through, that in the future, the State of Minnesota, by Eminent Domain, may take some of the land of the proposed and newly built :homes for the sake of public use. Good planning on the City level needs to take this scenario into consideration when weighing proposed developments along 101 North. Respectfully Submitted, ason Ashline Chanhassen, Minnesota . CITY OF CHANHASSEN 770a Market BllUlevard PO BUK 147 C!IarI:la&sen. tAM $311 AtlministRWm Pllone: 952.227.1100 Fit!: 952.221.1110 Building InspectilMlS I'ka!'le: !m127.l180 Fa:t 95l.221J HIO EngiR8ering Pl1one: !l52l2T.116tl Fa:\: ~.1)1~ Finance POOre: 952.227.1140 Fa.'t 952227.1110 Park & Rel:reation Phooe:952.227.1120 Fax: 952227.1110 Recreation e* 2310 Cmllter Boulevard pncrna: 952.22T.14oo fax: 952227.1404 PJallJlinl & NahmlJ RB$lIJIICI!S Phone: 952127.1130 Rl.'( 952127.11111 Public Wnrlls 1591 Park Road Phone: 9.52.227.1300 Fa:<: 952.227.1310 SeRlor &ellter Phone: 952.227.1125 Fa;dI52.221.1t10 Web Site www.cLchanhassen.mn.us Invoice 0: Shi To: AMOUNT $500.00 $500.00 The City of Cllanhassen · A glowing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, worK, and play. SCOTT ROSENLUND FOX DEN DEVElOPMENT, LlC 622 w. 82 STREET CHASKA. MN 55318 DAiE 812105 f TERMS INITIALS JMS OESCRIPTION OF WORK CONSTRUCTION HOURS VIOLATION PENALTY - FOX DEN TOTAL DUE Make ~/I checks 'P""d}1Clble to: City of Chanhassen If you have any questions concerning this invoice. call: (952) 227.;1160. THANK YOU FOR YOUR BUSINESS! CITY OF tmNHAS~EN 77Illl Market BoulllVilrd PO 1Jox141 Chanhassen, MN 55317 AdminbtraliOll Phone: 952.227.1100 . Fax: 952.22Wm Building 11lSpe&lions Pun; 952221.1100 Fax: 952.2.2.1.1100 Engineering Phone: 952.227.1160 Fa:<: 952,227.1170 FilrBm:e Phone: 952.227 .1140 Fax: 952.227.1110 Park" Recreation 1Ynurre: 95E.l'2i'. i1':1J FiM: 951TI.1.11 W 'f1m:reation Genler 231.1\~'0ll1w.l1MIle\\l\oui Phone:. 952.227.1400 Fax: 952.227.1404 Planning & Nmlmll\lMfQll:eS' PllMl!:. 952.~7.113Jl Fax: 952.227:1110 Public Works 'ISg( r'M!\ l\U'db P,m: %'l.227,1300 Fax: 952.227.1310 Senior teRter Phone: 952.227.1125 Fax: 952.227.1110 Web Site www.ti.chanlJassen.mfulS Invoice To: ShiD To: SCOTT ROSENLUND FOX DEN DEVElOPMENT, llC 622 W. 82NU STREET CHASKA, MN 55318 TERMS I N1TIALS JMS I l I DATE 8/11/05 DESCRIPTION OF WORl< AMOUNT CONSTRUCTION HOURS VIOU\TION PENALTY - FOX DEN $1,000.00 \ \ TOTAL DUE $1,000.00 Make a't'l checks pa~ble to: C'lty (JJ' Chanhassen If you have any questions conceming this invoice. caD: (952) 227-1160. THANK YOU FOR YOUR BUSINESSI The City ar CIIaRhasSBII · A grawing community willi clean lakes, qtr.llily schools, a chll/lllina downtown, tltrivill!l businesses, winding trans, and beautiful parils. A !lteai place !o live, IIIIlrk, alla pfay. H Z -< U ~ ~ ~ ~ -< -< H -< ~ ~ H ~ 00. PC DATE: January 2, 2007 IT] CC DATE: January 22,2007 CITY OF CHANHASSEN REVIEW DEADLINE: January 30,2007 CASE #: 07-03 BY: Al-Jaff, et al STAFF REPORT PROPOSAL: Preliminary Plat to Subdivide property into 3 single-family lots with a Variance to allow a private street - FOX HILL SUBDIVISION LOCATION: West ofChanhassen Road (Highway 101) and south of Fox Ho*llow Drive (6570 Chanhassen Road) APPLICANT: 10 Spring Homes, Inc. 7925 Stone Creek Drive, Suite 120 Chanhassen, MN 55317 (952) 215-8535 scott@l Ospring.com PRESENT ZONING: RSF, Single Family Residential District 2020 LAND USE PLAN: Residential Low Density (Net Density 1.2 - 4.0 units per acre) ACREAGE: 1.69 acres DENSITY: 1.77 Units per Acre Gross - 2.19 Units per Acre Net SUMMARY OF REQUEST: Subdivision of 1.69 acres into 3 single-family lots, and a variance to allow a private street. Notice of this public hearing has been mailed to all property owners within 500 feet. Staff is recommending approval of the request. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City's discretion in approving or denying a 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's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Subdivision Ordinance for a variance. The City has a relatively high level of discretion with a variance because the applicant is seeking a deviation from established standards. This is a quasi judicial decision. Fox Hill Subdivision Planning Case 07-03 January 2, 2007 Page 2 of 16 PROPOSAL/SUMMARY The applicant is proposing to subdivide 1.69 acres into 3 single-family lots. The property is zoned RSF, Single Family Residential District. The site is located at the southwest comer of the intersection of Fox Hollow Drive and Chanhassen Road (Highway 101) and contains a single- family home that is proposed to be demolished. Access to the site is proposed off of a private street. a ~ J All lots meet the minimum lot area, width and depth requirements of the zoning ordinance with an average lot area of 20,183 square feet (these are lots served by a private street and the area of the private street is excluded from the overall lot area). City Code requires a variance to allow a private street. Staff is recommending approval of the variance to eliminate access to Highway 101. This issue is discussed in detail later in the report. Staff is recommending approval of the subdivision with variances with conditions outlined in the staff report. Fox Hill Subdivision Planning Case 07-03 January 2, 2007 Page 3 of 16 PRELIMINARY PLAT The applicant is proposing to subdivide a 1.69 acre site into 3 single-family lots. The density of the proposed subdivision is 1.77 units per acre gross and 2.19 units per acre net. All lots exceed the minimum 15,000 square feet of area, with an average lot size of 20, 183 square feet. All proposed lots meet the minimum width and depth requirements of the Zoning Ordinance. The lots are proposed to be served via a private street. The City Code requires a 30-foot front yard setback for lots served by private streets. The front yard is the lot line nearest the public right-of-way that provides access to the parcel. As such, the front lot line is the northerly property line on all three lots. Also, all three lots have frontage on Highway 101. Consequently, these lots are considered corner lots and must maintain a 3D-foot setback along the easterly property line as well. All remaining setbacks are 10 feet as they are side yard setbacks. Staff is recommending that Lot 3 maintain a 20-foot side yard setback along the westerly property line to provide additional buffer for the property to the west. The City may require an increase in a setback when a parcel is served by a private street (Section18-57 Streets p-6). Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the Zoning Ordinance. WETLANDS No wetlands exist on site. EROSION AND SEDIMENT CONTROL A NPDES Phase II Construction Site Storm Water Permit will be required from the Minnesota Pollution Control Agency (MPCA) for this site. A Storm Water Pollution Prevention Plan (SWPPP) will be required in conjunction with this application. The SWPPP should be provided to the City so it can be reviewed by the Carver Soil and Water Conservation District. The plans should be revised to incorporate Chanhassen's standard details for erosion and sediment control, including 5300,5301, 5302A and 5302D. In order to ensure that the proposed infiltration area functions properly, the contractor should minimize the number of equipment trips across this part of the site. Additionally, the lightest equipment appropriate for the job should be used. Once the infiltration area is graded, the easement area should be fenced off so no further compaction occurs. The applicant may want to consider planting native shrubs, grasses and wildflowers within the infiltration area instead of sod to promote volume reduction through infiltration and evapotranspiration. A stable emergency overflow (EOF) for the infiltration area should be provided. The EOF could consist of rip rap and geotextile fabric or a turfre-enforcement mat (a permanent erosion control blanket). A typical detail should be included in the plan. Fox Hill Subdivision Planning Case 07-03 January 2, 2007 Page 4 of 16 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 Slol'e 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. The plans should be revised to show a rock construction entrance (minimum 75 feet in length) off Fox Hollow Drive. The rock construction entrance should be constructed in accordance with Chanhassen's Standard Detail 5301. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as needed. SURFACE WATER MANAGEMENT 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 ,900/acre. Based on the proposed developed area of approximately 1.69 acres, the water quality fees associated with this project are $3,211. The SWMP has established a connection charge for the different land uses based on an average city wide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage. Single- family residential developments have a connection charge of $3, 1 00 per developable acre. This results in a water quantity fee of approximately $5,239 for the proposed development. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $8,450. OTHER AGENCIES The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-Purgatory-BluffCreek Watershed District, Minnesota Pollution Control Agency (NPDES Phase II Construction Site Permit), Minnesota Department of Natural Resources (for dewatering), Carver County, Minnesota Department of Transportation, Minnesota Department of Health) and comply with their conditions of approval. Fox Hill Subdivision Planning Case 07-03 January 2, 2007 Page 5 of 16 GRADING AND DRAINAGE The 1.7 acre site is bordered by Fox Hollow Drive to the north, State Highway 101 to the East and Fox Hollow Subdivision to the south and west. There is an existing house, two accessory structures, and a gravel drive on the site; all of these must be removed before site grading commences. The high point of the site divides the site into two main pieces. Approximately 60 percent of the drainage drains to the new low area in the southeast corner of the site. The remaining 40 percent drains through a series of catch basins and enters an existing pond north of Fox Hollow Drive. A summary of the hydrology calculations is shown on the plans. A report showing the calculations of the storm sewer and NURP will need to be provided to ensure that they meet the requirements of the City and the MPCA. The swales on the eastern side of Lot 2, between Lots 2 and 3, and the swale west of Lot 3 appears flat. A minimum slope of two percent is required for drainage. Also, the swale in the northwest corner of the house of Lot 1, back yard of Lot 2, and side yard of Lot 3 are near the foundations of the structure. These swales should not direct water toward the foundation. Plantings shall be placed outside of swales to promote drainage. Spot elevations shall be added at the building corners of Lot 1 to ensure drainage. A valley gutter should be installed at the intersection of the private drive and Fox Hollow Drive to convey water through the intersection. The developer's engineer shall also provide spot elevations around the intersection to ensure that the curb line has a minimum of 0.5% slope. The infiltration basin outlet shall be directed east ofthe berm of Lot 6, Block 5 of Fox Hollow. This will allow the storm water to enter the drainage ditch along Highway 101. The proposed storm line connecting to the existing system shows a bend without a structure. A structure will be required at all bends of storm sewer. Also a separation of 18" shall be maintained between the sanitary sewer and drain tile. Private street and individual driveway grades shall not exceed 10%. Ground (i.e. non-paved) surface grades shall not be less than 2%. Emergency overflow locations and elevations must be shown on the plan. An easement is required from the appropriate property owner for any off-site grading. 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. Fox Hill Subdivision Planning Case 07-03 January 2,2007 Page 6 of 16 RETAINING WALLS The proposed retaining walls are as follows: Location Length Maximum Height (approximate) (approximate) Along the driveway oflot 1 100 feet 4 feet Rear yard of lot 1 25 feet 4 feet Along the west side of the drive of lot 3 25 feet 4 feet Elevations shall be added to the bottom of retaining walls to confirm actual height. Building permits are required for all retaining walls four feet tall or higher and must be designed by a Structural Engineer registered in the State of Minnesota. UTILITIES The developer proposes to extend lateral sanitary sewer, watermain and storm sewer within the development. All utilities within this site shall be publicly owned and maintained. Proposed watermain will extend from the existing watermain within Fox Hollow Drive. The proposed watermain will terminate at the hydrant of Lot 3 having a total length of270LF. Due to the alignment ofthe watermain off of Fox Hollow Drive, it appears that the connection cannot take place under traffic. The connection on Fox Hollow Drive must be wet-tapped. Sanitary sewer for this development will extend off of Fox Hollow Drive. A stub was provided during the Fox Hollow Subdivision which should allow this connection to be completed under traffic. Utility plans shall show both plan view and profiles of all utilities (sanitary sewer, water, and storm lines). Actual elevations of existing utilities shall be verified for accuracy. A cleanout for the sanitary sewer service will be needed for Lot 2 because of the length. Each new lot is subject to the sanitary sewer and water hookup charges. The 2007 trunk hookup charge is $1,669 for sanitary sewer and $4,485 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. The developer will be responsible for extending lateral sewer and water service to the lots; therefore, the sanitary sewer and water connection charges will be waived. 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. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building permit issuance. Permits from the appropriate Fox Hill Subdivision Planning Case 07-03 January 2, 2007 Page 7 of 16 regulatory agencies will be required, including the MPCA, Dept. of Health, Carver County, Watershed District and MnDOT. EASEMENTS A combined easement has been provided for utility and driveway connections. The utilities in this easement will need to be adjusted to ensure that there is a minimum of 10 feet horizontal separation between the easement and the proposed utilities. The front of Lots 2 and 3 require a 10- foot drainage and utility easement. STREETS Access to the site will be a private street off of Fox Hollow Drive. The private street must connect to Fox Hollow Drive at a 90-degree angle. The developer has provided plans showing the street as both private and public. Staff supports the variance for the private street for the following reasons: . Less than four houses will be served by this street; · Less hard surface coverage will be generated with the private street. A public street has a width of 31 feet while a private street is 20 feet wide. . Existing trees will be saved with a private street. The private street within the development will be privately owned and maintained. The street must be built to a 7-ton design, paved to a width of20 feet, and utilize a maximum grade of 10 percent. The fire marshal reviewed the proposed turnaround and finds it acceptable. Upon completion ofthe private street, the applicant shall submit a set of "as-built" plans signed by a professional civil engineer. PARKS AND TRAILS PARKS This property is located within the neighborhood park service area for North Lotus Lake Park. Future residents of Fox Hill will have convenient access to the park from Fox Hollow Drive. North Lotus Lake Park is 19.8 acres in size and features a playground, picnic shelter, trails, hockey rink, skating rink, seasonal shelter, tennis/basketball court, and a ball field. Ample off-street parking is available at the park. Many amenities at the park have been updated within the past few years. No additional parkland acquisition is being recommended as a condition of this subdivision. Fox Hill Subdivision Planning Case 07-03 January 2, 2007 Page 8 of 16 TRAILS The subject site has direct access to the Highway 101 North pedestrian trail. Upon development, all three homes will abut Highway 101 and the pedestrian trail located on the west side of the highway. No additional trail construction is being recommended as a condition of this subdivision. TREE PRESERV ATION/LANDSCAPING Canopy coverage and preservation calculations have not been submitted for the Fox Hill development. Staffhas calculated the following coverages: Total upland area (including outlots) Total canopy area (excluding wetlands) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 73,700 SF 13,000 SF 17% 25% or 18,425 SF 13% or 10,000 SF The developer does not meet minimum canopy coverage allowed; therefore, the difference between the baseline and proposed tree preservation is multiplied by 1.2 to calculate the required replacement plantings. Difference in canopy coverage Multiplier Total replacement Difference in canopy coverage Total number of trees to be planted 3,000 SF 1.2 3,600 SF 5,425 SF 8 The total number of trees required for the development is 8. The applicant has proposed a total of 8 deciduous, overstory trees and 64 evergreens and 25 ornamentals within buffer yards. No more than one-third of the trees may be from anyone species. All ofthe evergreens are proposed to be of one species. A revised landscape plan showing a variety of evergreens will be required prior to final approval. The subdivision is also required to have bufferyard plantings along Highway 101. Requirements are as follows: Location Required Proposed Hwy. 101 - bufferyard B 6 overstory trees o overstory trees - 20' width 10 understory trees 26 understory trees 330' length 16 shrubs Berm on lots 1 & 2 The applicant generally meets the minimum requirements for bufferyard planting along Highway 101 by planting the overall total of over and understory trees and adding a berm. The applicant is proposing to save many of the existing trees on site. Staff recommends that all trees be thoroughly protected by installing fencing around all groups. Fox Hill Subdivision Planning Case 07-03 January 2, 2007 Page 9 of 16 COMPLIANCE WITH ORDINANCE - RSF DISTRICT Lot Area Ordinance 15,000 BLOCK 1 Lot 1 18,067 Lot 2 19,372 Lot 3 23,112 Lot Width Lot Depth Home Setback 100' 125' 30' front/rear 10' sides 115' 260' 30'/NA 10' 30'/NA 10' 30'/NA 20' 115' 260' 115' 260' 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 and the zoning ordinance if the private street is approved. 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 comprehensive plan and 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 not cause significant environmental damage subject to conditions of approval. The proposed subdivision contains adequate open areas to accommodate house pads. Fox Hill Subdivision Planning Case 07-03 January 2, 2007 Page 10 of 16 6. The proposed subdivision will not conflict with easements of record. Finding: The proposed subdivision will not conflict with existing easements, but rather will expand and provide all necessary easements. 7. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a. Lack of adequate storm water drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer systems. d. Lack of adequate off-site public improvements or support systems. Finding: The proposed subdivision will have access to public utilities and streets. VARIANCE Section 18-57. Streets. (s) Private streets serving up to four lots may be permitted in the A2, RR, RSF, R4 and RLM (when less than four units per acre) districts if the criteria in variance section 18-22 are met and upon consideration of the following: (1) The prevailing development pattern makes it unfeasible or inappropriate to construct a public street. In making this determination, the city may consider the location of existing property lines and homes, local or geographic conditions and the existence of wetlands. (2) After reviewing the surrounding area, it is concluded that an extension of the public street system is not required to serve other parcels in the area, improve access, or to provide a street system consistent with the comprehensive plan. (3) The use of a private street will permit enhanced protection ofthe city's natural resources, including wetlands and protected areas. Fox Hill Subdivision Planning Case 07-03 January 2, 2007 Page 11 of 16 ole' .~ i IJrf 3 .- ........~tq. I:. il'- . I , i I . . : ~.__.__._-_.. !-~~__.II '.1"i..1!. , i..:1_,_: ._'_,_ _,___ _,___ ..___ _____.__ ,..._-'t", Staff reviewed the two possible plat layouts for the site and considered individual driveways off of Fox Hollow. Staff believes that the best option from a safety and environmental standpoint is the private street option. The option of all the lots accessing directly from Fox Hollow with three separate driveways is not recommended from a safety standpoint. Each of the separate accesses creates a potential conflict point with traffic on Fox Hollow Drive, adjacent to a collector street. The second option of a public street and cul-de-sac serving the parcel requires additional grading of the site. The final option of a private street serving three lots is the most environmentally friendly with minimal tree removal. It removes the existing access off of Highway 101 and allows the site to develop. Staff is recommending approval of the private street. VARIANCE FINDINGS 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: Fox Hill Subdivision Planning Case 07-03 January 2, 2007 Page 12 of 16 VARIANCE FINDINGS WITHIN SUBDIVISONS The city may grant a variance from the regulations of the subdivision ordinance 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. Finding: The hardship is not a mere inconvenience. The proposed private street preserves site features. 2) The hardship is caused by the particular physical surroundings, shape or typographical conditions of the land. Finding: The hardship is caused by the particular physical surroundings, shape and topographical conditions ofthe land. Current access is gained off of Highway 101. They proposed layout will eliminate this access point and redirect it to the private street. 3) The conditions upon which the request is based are unique and not generally applicable to other property. Finding: The conditions upon which the request is based are unique and not generally applicable to other properties due to the unique site features. 4) The granting ofthe 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. Finding: The granting of a variance will not be substantially detrimental to the public welfare and is in accord with the purpose and intent of this chapter, the zoning ordinance, and comprehensive plan. The applicant is proposing to access the site via a private street. This option will minimize grading and tree removal as well as provide less potential conflict with vehicles on Highway 101. The applicant's request is reasonable. Staffis recommending approval of this request. RECOMMENDATION Staff recommends the Planaing Commission City Council adopt the following motion: "The Planning Commissiel'l recomfllends approval of City Council approves the preliminary plat for Planning Case 07-03 for Fox Hill Subdivision for 3 lots with variances to allow a private street as shown on the plans dated received December 1, 2006, subject to the following conditions: 1. A minimum of two 2~-inch deciduous, overstory trees shall be required in the front yard of each lot. Fox Hill Subdivision Planning Case 07-03 January 2,2007 Page 13 of 16 2. No more than one-third of the required trees may be from anyone species. 3. Tree preservation fence shall be installed at the edge ofthe grading limits around all trees proposed to be preserved prior to any grading. 4. Any trees proposed for preservation that are lost due to grading and construction activities will be replaced at a rate of 2: 1 diameter inches. 5. The Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the City so it can be reviewed by the Carver Soil and Water Conservation District. 6. The plans shall be revised to incorporate Chanhassen's standard details for erosion and sediment control, including 5300,5301, 5302A and 5302D. 7. In order to ensure that the proposed infiltration area functions properly, the contractor shall minimize the number of equipment trips across this part of the site. Additionally, the lightest equipment appropriate for the job shall be used. Once the infiltration area is graded, the easement area shall be fenced off so no further compaction occurs. The applicant may want to consider planting native shrubs, grasses and wildflowers within the infiltration area instead of sod to promote volume reduction through infiltration and evapotranspiration. 8. A stable emergency overflow (EOF) for the infiltration area shall be provided. The EOF could consist of riprap and geotextile fabric or a turf re-enforcement mat (a permanent erosion control blanket). A typical detail shall be included in the plan. 9. 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 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. 10. The plans shall be revised to show a rock construction entrance (minimum 75 feet in length) off Fox Hollow Drive. The rock construction entrance shall be constructed in accordance with Chanhassen's Standard Detail 5301. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as needed. 11. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $8,450. Fox Hill Subdivision Planning Case 07-03 January 2, 2007 Page 14 of 16 12. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES Phase II Construction Site Permit), Minnesota Department of Natural Resources (for dewatering), Carver County, Minnesota Department of Transportation, Minnesota Department of Health) and comply with their conditions of approval. 13. Full park fees in lieu of parkland dedication and/or trail construction shall be collected in full at the rate in force upon final plat submission and approval. 14. 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. Retaining walls more than four feet high must be designed by a professional engineer and a building permit must be obtained prior to construction. d. Separate sewer and water services must be provided to each lot. e. Any existing wells and on-site sewage treatment systems on the site must be abandoned in accordance with State Law and City Code. 15. Fire Marshal conditions: a. Add an additional fire hydrant at the intersection of Fox Hollow Drive and Fox Hollow Court. b. 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 that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1. c. Temporary street signs shall be installed at street intersections once construction of the new roadway allows passage of vehicles. Pursuant to 2002 Minnesota fire Code Section 501.4. d. Fire apparatus access roads and water supply for fire protection is required to be installed. Such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternate methods of protection are provided. e. No burning permits shall be issued for trees to be removed. Trees and shrubs must either be removed from site or chipped. Fox Hill Subdivision Planning Case 07-03 January 2, 2007 Page 15 of 16 16. All existing buildings, driveways and accessory structures must be removed before grading commences. 17. Submit calculations of storm sewer and NURP showing that the development meets the requirements of the City and the MPCA. Determine the new HWL for the existing pond and show it on the plan along with the NWL. 18. The swales on the eastern side of Lot 2, between Lots 2 and 3, and the swale west of Lot 3 must have a 2% minimum slope. Also, the swales in the northwest corner of the house of Lot 1, back yard of Lot 2, and side yard of Lot 3 should be moved away from the foundations of the structures. Plantings shall be placed outside the swales to promote drainage. Add spot elevations at the building corners of Lot 1. 19. A valley gutter shall be installed at the intersection of Fox Hollow Drive and the private street to convey water through the intersection. Also, provide spot elevations on the curb to ensure curb line has a minimum slope of 0.5%. 20. The proposed storm line connecting to the existing storm sewer shows a bend without a structure. A structure will be required at all bends of storm sewer. Maintain 18 inches of separation between the sanitary sewer and drain tile. 21. On the Grading, Drainage and Erosion Control Plan, show: a) Private street and driveway grades shall not exceed 10%. b) Ground (i.e. non-paved) surface grades shall not be less than 2%. c) Emergency overflow locations and elevations must be shown on the plan. d) Add bottom elevations to the retaining walls. 22. An easement is required from the appropriate property owner for any off-site grading. 23. 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. 24. Building permits are required for all retaining walls four feet tall or higher and must be designed by a Structural Engineer registered in the State of Minnesota. 25. All sanitary sewer, watermain and storm sewer within this site shall be publicly owned and maintained. 26. The waterrnain extension from Fox Hollow Drive must be wet-tapped. Due to the alignment of the watermain in Fox Hollow Drive, it appears that this connection cannot be done under traffic. The sanitary sewer connection on Fox Hollow Drive connecting to an existing stub shall also be completed under traffic. Fox Hill Subdivision Planning Case 07-03 January 2,2007 Page 16 of 16 27. Utility plans shall show both plan view and profiles of all utilities (sanitary sewer, water, and storm sewer lines. The actual elevations of existing utilities shall be determined. 28. Install cleanout for the sewer service for Lot 2 due to length. 29. Each new lot is subject to the sanitary sewer and water hookup charges. The 2006 trunk hookup charge is $1,669 for sanitary sewer and $4,485 for watermain. Sanitary sewer and waterrnain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. 30. The utilities will need to be adjusted to allow a minimum of 10 feet horizontal separation between the easement and the proposed utilities. 31. A 10- foot drainage and utility easement will be required for the front of Lots 2 and 3. 32. The private street entrance must connect to Fox Hollow drive at a 90-degree angle. 33. Lot 3, Block 1, must maintain a 20-foot side yard setback along the westerly property line." ATTACHMENTS 1. Findings of Fact. 2. Application. 3. Public Hearing Notice and Affidavit of Mailing. 4. Plans Dated December 1, 2006. g:\plan\2007 planning cases\07-03 fox hill\staffreport pc.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of Fox Hill Subdivision - Planning Case 07-03 On January 2,2007, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of a Preliminary Plat to Subdivide a 1.69 Acre Lot into Three (3) single-family Lots, Fox Hill Subdivision. 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 RSF, Single-Family Residential. 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. The planning report Planning Case 07-03, dated January 2,2007, prepared by Sharrneen 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 2nd day of January, 2007. CHANHASSEN PLANNING COMMISSION BY: Jerry McDonald, Chairman 2 EXHIBIT A That part of the Southeast Quarter of the Northeast Quarter of Section 1, Township 116, Range 23, Hennepin County, Minnesota described as follows: Beginning at a point on the East line of said Southeast Quarter of the Northeast Quarter distant 628.3 feet south of the Northeast comer thereof; thence West at right angles 260.05 feet; thence South at right angles 335.0 feet; thence East at right angles 260.05 feet to said East line; thence North along said East line 335.0 feet to the point of beginning. 3 -I Planning Case No. 01 - 0 -::::, CITY OF CHANHASSEN , 7700 Market Boulevard - P.O. Box 147 Chanhassen, MN 55317 - (952) 227~11~O DEVELOPMENT RE;VIEW APPLICATION Applicant Name and Address: Owner Name and Address: I OSPl2.t NO. ,HoM G $, ;;eN c,. Co Hfr1!-L~$ 1.(,'-1 NG-E LHv77: "1 i 'Z.~ ~ ,c)J...l~ t:; l2e~ u. 012.. S r~. '/?..~ ~ ':>7 fP c. HA-1-Il-f A-S -; e:l"-l lZ. erl'\<P , c./:tkN l+k S.s..eN . ""'/-.....) 5"5"3 17 C./.t-/h-.l.L+Ir~Se:/."'" MN ~~~17 Contact: Sc..oIT f.Z,hs.~t4 /"v/'-lP Contact: # Phone: t'!~'Z.-2tS"- ~~~ Fax: t:t~-,..,.1-40/6 Phone: Fax: Email: Sc..O IT c::9 'os prz,.ZI'l t:j-. <:.c:::>"'f\ Emal/: PLEAse PRINT NOTE: Consultation with City staff Is reClulred prior to submittal, Including review of development plans Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit (CUP) Vacation of Rlght-of-Way/Easements NAC) X' Variance NAR) Interim Use Permit (IUP) Non-conformIng Use Permit Wetland Alteration Permit (WAP) Planned UnIt Development. Zoning Appeal Rezoning Zoning Ordinance Amendment Sign Perm lis Notlflcatlon SIgn - $200 (City to Install and remove) Sign Plan Review X Escrow for FlIIng Fees/Attorney Cost'" Site Plan RevIew (SPRt " $50 CUP/SPRNACNARlWAP/Metes & Bounds - $450 Minor SUB --X- SUbdlvlslon~ TOTAL FeE $ An additional fee of $3.00 per address within the public hearing notificatIon area will be Invoiced to the appllcant prIor to the public hearing. "'Sixteen (16) full-size folded caples of the plans must be submitted, including an 8%" X 11" reduced copy for each plan sheet along with a digital COP\! in TIFF-Group 4 (* .tif) format. **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. . pROJECT NAME: F c:J r:.. H I i... "- LOCATION: <0 $ 7 0 C. 14' brI.4eks<'~l--J 1Z.C1.; CHAo'" HA'SS;e"N LEGAL D~SCRIPTION: P'l 0 ~ "2.. 5"00 10 ~ , t'1. tJ S' ~ ~ ,7 . TOTAL ACREAGE: "'- WETLANDS PRESENT: YES X NO PRESENT ZONING: fl.~S I Oc::('t7/A v $tN.Clt...tE' rIl-MJ(.."f REQUESTED ZONING: fZ. ~ ~ ,. 0 ~ t'-t t" I ","L.> l N tJrt..G PA C"1 , ,--.,I PRESENT LAND USE DESIGNATION: REQUESTED LAND USE DESIGNATION: REASON FOR REQUEST: '.5 uS 0 I \.( I -0 rE , NT 0 HG:1C""'(..~ c....C'., $ 5 S I N6 c..fE FA M , L "-I ThIs appllcallon 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 speclfI? ordInance and. procedural requIrements appllcable to your application. A determlnallon of completeness of the application shall be made within 15 business days of application submIttal. A written notice of application deficiencies shaU be mailed to the appllcant withIn 15 busIness days of appllcatlon. This 15 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. (. have attached a copy of proof of ownership (either copy of Owner's DupIfcate 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 consulllng 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. .~lt~~$ SIgnature of Appllcant ./0 -;p'~JN HQ7~e$, .:FNG j1;; (- 0 <D . Date 61tA & <~~/LQ SlgnatureofFeeO er c.HJ\fZ-l...eS [<:;.c-IN6el..l-I~r"Z- tk-f-OCg pate G:\pLAN\lorms\Development RevIew Appllcallon.DOC Rev. 12/05 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 December 21, 2006, 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 FOX HILL - Planning Case 07-03 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~day of ilietY\ be/y-- , 2006. ~l~,T.~ . Notary Pu ic I KIM T. MEUWISSEN I Notary Public-Minnesota My Commission Expires Jan 31, 2010 (') :T Il) ::::l :T Il) th ~z ::::l 0 - "tJ -. _C') Il) CD ::::l 0 ::::l_ 5. 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CD~ ;::0:'< ~ :::~ -g ~'g: 9. ~ o :::l' 0..... 0 <D en' (ii' <D .....O::J :J . _ ......00::J<D::J;::;: 00 ::J 0 <D (0 iir ia @ 00 i~ ~o? ~ g :r ~. <D :J ..... <Do. (j)' ::l- ~ ~ a- ~ CD ..... 0 ,c 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 oniy. 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 ciaims 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 tocated 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 GfS 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. Public Hearing Notification Area (500 feet) Fox Hill Planning Case No. 07-03 City of Chanhassen asant View Road Ha JASON P & TONIA R ASHLINE 10 FOX HOLLOW DR CHANHASSEN, MN 55317-9252 RICHARD A & RHONDA G HERR 120 FOX HOLLOW DR CHANHASSEN, MN 55317-9254 NORA JANEL KIRKWOLD & 20 FOX HOLLOW DR CHANHASSEN, MN 55317-9252 MARK A & W AI-MING T HENDERSON 31 FOX HOLLOW DR PO BOX 1147 CHANHASSEN, MN 55317-1147 JEFFERY B & CYNTHIA SHALL 41 FOX HOLLOW DR CHANHASSEN, MN 55317-9256 UNE VUE 527 MAIN ST NW COON RAPIDS, MN 55448-1528 JAMES M THEIS 6400 CHANHASSEN RD CHANHASSEN, MN 55317-8575 JAMES & JOYCE NICHOLLS 6451 PLEASANT VIEW CIR CHANHASSEN, MN 55317-9531 JEFFREY J & DIANE L BROWN 6500 GRAY FOX CRV CHANHASSEN, MN 55317-9244 TROY D & BETH EMERSON 6504 GRAY FOX CRV CHANHASSEN, MN 55317-9244 CLAUDIA M STEPHAN 100 FOX HOLLOW DR CHANHASSEN, MN 55317-9254 KEVIN & CHERYL PETERSON 150 BLUFF RIDGE CT CHANHASSEN, MN 55317-9251 DAVID B ROBINSON 25 PLEASANT VIEW RD CHANHASSEN, MN 55317-9439 ROGUE LSWENSONJR& 35 PLEASANT VIEW RD CHANHASSEN, MN 55317-9439 EDGEWATER DEVELOPMENT GROUP 4900 EDGEWATER DR MOUND, MN 55364-2008 GARY J & VICTORIA G ALEXANDER 55 PLEASANT VIEW RD CHANHASSEN, MN 55317-9439 BLAINE 0 JOHNSON & 6441 PLEASANT VIEW CrR CHANHASSEN, MN 55317-9531 KHAMPHENG XIONG 6460 FOX DR CHANHASSEN, MN 55317-4590 JUDY SUNDERLAND 6502 GRAY FOX CRV CHANHASSEN, MN 55317-9244 KATHY ANNE STUDER & 6505 GRAY FOX CRV CHANHASSEN, MN 55317-9247 ORHAN A & PATRICIA J UNER 110 FOX HOLLOW DR CHANHASSEN, MN 55317-9254 ROBERT & EDNA PETERSON 160 BLUFF RIDGE CT CHANHASSEN, MN 55317-9251 BROOK S BOLEST A & 30 FOX HOLLOW DR CHANHASSEN, MN 55317-9252 CONSTANCE M KEEFE 40 FOX HOLLOW DR CHANHASSEN, MN 55317-9252 MARIA VANDERZANDEN 50 HUNTERS CT CHANHASSEN, MN 55317-9243 STEVEN W & KELLY K LEN 60 HUNTERS CT CHANHASSEN, MN 55317-9243 DENNIS W & CHRISTINA HANSEN 6450 PLEASANT VIEW CIR CHANHASSEN, MN 55317-9531 MICHAEL D DOUGLAS & 65 PLEASANT VIEW RD CHANHASSEN, MN 55317-9439 STEVEN R & ALYSSA D PETRIE 6503 GRAY FOX CRV CHANHASSEN, MN 55317-9247 SIM K & RY SOK SIMONS 6506 GRAY FOX CRV CHANHASSEN, MN 55317-9244 ELBERT A GINKEL 6507 GRAY FOX CRY CHANHASSEN, MN 55317-9247 ROBERTA BROUGHTON 6510 GRAY FOX CRY CHANHASSEN, MN 55317-9244 DANIEL P & ANNETTE M MAXWELL 6513 GRAY FOX CRY CHANHASSEN, MN 55317-9247 JAMES E & HEATHER K LEE 6519 GRAY FOX CRY CHANHASSEN, MN 55317-9247 STEPHEN J MACHACEK & 6521 QUAIL XING CHANHASSEN, MN 55317-9249 CHRISTINE A MCKENZIE 6531 QUAIL XING CHANHASSEN, MN 55317-9249 KRISTINA VILLONES 6550 QUAIL XING CHANHASSEN, MN 55317-9248 DAVID F WANEK 70 HUNTERS CT CHANHASSEN, MN 55317-9243 DANIEL J BUJOLD 80 HUNTERS CT CHANHASSEN, MN 55317-9243 IDRISS M ELBEKRAOUI & 6508 GRAY FOX CRY CHANHASSEN, MN 55317-9244 JEFFREY P & RONDA M SEILER 6511 GRAY FOX CRY CHANHASSEN, MN 55317-9247 JILL A RODNING 6515 GRAY FOX CRY CHANHASSEN, MN 55317-9247 JAMES WALKER & PAMELA ORR 6520 QUAIL XING CHANHASSEN, MN 55317-9248 LISA R GRATZ 6523 GRAY FOXCRV CHANHASSEN, MN 55317-9247 DAVID E & SHARON T TUPPER 6540 QUAIL XING CHANHASSEN, MN 55317-9248 CHARLES R KLlNGELHUTZ & 6570 CHANHASSEN RD CHANHASSEN, MN 55317-9511 VALLEYVIEW DEVELOPMENT LLC 7264 LAKE RIDGE DR SAVAGE, MN 55378-2276 JOHN P & KIMBERLEE A GUILFOIL 90 HUNTERS CT CHANHASSEN, MN 55317-9243 JEFFREY R & TERESE C KRULlK 6509 GRAY FOX CRY CHANHASSEN, MN 55317-9247 LANCE A FLANNERY 6512 GRAY FOX CRY CHANHASSEN, MN 55317-9244 SCOTT A & SUSAN T MITCHELL 6517 GRAY FOX CRY CHANHASSEN, MN 55317-9247 THOMAS L & JUDITH A NEWHOUSE 6521 GRAY FOX CRY CHANHASSEN, MN 55317-9247 JOSEPH JR & KELLY J FERNANDES 6530 QUAIL XING CHANHASSEN, MN 55317-9248 DAVID J PETERSON 6541 QUAIL XING CHANHASSEN, MN 55317-9249 GRA YCE A FLOM 6590 CHANHASSEN RD CHANHASSEN, MN 55317-9511 ANDREW DONAT 7651 172ND LN NW ANOKA, MN 55303-3536 BERNARD R & STACY L TRENDA 6496 BRACKETT RD EDEN PRAIRIE MN 55346 D J LHOTKA/L R THOMPSON 19158 JOSEPH CURVE EDEN PRAIRIE MN 55346 DIAN M & TERRANCE J REINKALL 19119 JOSEPH CURVE EDEN PRAIRIE MN 55346 E H & P M SCHAEFER 19044 JOSEPH CURVE EDEN PRAIRIE MN 55346 ELIZABETH J BANK 19151 BROADMOORE DR EDEN PRAIRIE MN 55346 JAMES & CHERYL GAEBEL 19056 JOSEPH CURVE EDEN PRAIRIE MN 55346 JOHN ERVIN IVERSON 19152 BROADMOORE DR EDEN PRAIRIE MN 55346 KIRK MARSH 19175 BROADMOORE DR EDEN PRAIRIE MN 55346 LORALEE J IVERSON 19169 PLEASANTVIEW RD EDEN PRAIRIE MN 55346 MARIA TWIGG 19140 JOSEPH CUR EDEN PRAIRIE MN 55346 CHRISTIAN S VITALE 19143 JOSEPH CUR EDEN PRAIRIE MN 55346 DAVID C & KELLY S SCHACHT 19155 JOSEPH CURVE EDEN PRAIRIE MN 55346 DUNG T & TRI D NGUYEN 19116 JOSEPH CUR EDEN PRAIRIE MN 55346 EDWARD J MUEHLBERG 19200 BROAD MOORE DR EDEN PRAIRIE MN 55346 ERIC PRZYBILLA 6448 BRACKETT RD EDEN PRAIRIE MN 55346 JAMES J BRENNAN 19197 PLEASANTVIEW RD EDEN PRAIRIE MN 55346 JOSEPH & MARY WROBLEWSKI 19080 JOSEPH CURVE EDEN PRAIRIE MN 55346 LEON J & KATHY J TERSTEEG 6460 BRACKETT RD EDEN PRAIRIE MN 55346 M A PETERSON & L M PETERSON 19104 JOSEPH CURVE EDEN PRAIRIE MN 55346 MARY JOAN GRIFFITHS 19128 JOSEPH CUR EDEN PRAIRIE MN 55346 CHRISTOPHER & ROXANNE COTE 19127 BROADMOORE DR EDEN PRAIRIE MN 55346 DAVID RETZLAFF & ERIN AHOLA 19080 BROADMOORE DR EDEN PRAIRIE MN 55346 DUW A YNE A & ANN E BRANDT 19176 BROADMOORE DR EDEN PRAIRIE MN 55346 EDWARD L & JOAN L BECKER 19131 JOSEPH CURVE EDEN PRAIRIE MN 55346 FRANK A & MAUREEN S BERTHOLD 6484 BRACKETT RD EDEN PRAIRIE MN 55346 JEFFREY & SAMANTHA SCHMIDT 19128 BROAD MOORE DR EDEN PRAIRIE MN 55346 KAKIT CHEUNG & XIAOMAN LI 19068 JOSEPH CUR EDEN PRAIRIE MN 55346 LINDA J RICHARDS 3635 JAMES AVE DEEPHA VEN MN 55391 M STRODEL 6610 LOCHANBURN RD EDEN PRAIRIE MN 55346 MATHIAS R STRODEL 6610 LOCHANBURN RD EDEN PRAIRIE MN 55346 MICHAEL G & JEAN M NEILL 19170 JOSEPH CUR EDEN PRAIRIE MN 55346 MONTE E & JEANETTE M NESS 6472 BRACKETT RD EDEN PRAIRIE MN 55346 PHILLIP A CAMP 19176 JOSEPH CURVE EDEN PRAIRIE MN 55346 ROBERT & TRACY PETERSON 19107 JOSEPH CURVE EDEN PRAIRIE MN 55346 STEVEN R BRACH MAN DEBRAL YNN GEARY 19180 DUCK LAKE TR EDEN PRAIRIE MN 55346 SUYING CHEN 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