CAS-36_PINEHURST (2)r 0
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Administration
Phone 952,227,1100
Fax: 952.227.1116 EXECUTIVE SUMMARY
Building Inspections
The developer is requesting Rezoning from Rural Residential (RR) to Single -Family
Phone:
Residential (RSF) and preliminary plat approval for a 43 -lot Subdivision with
MEMORANDUM
Variances for private streets— Pinehurst.
TO:
Todd Gerhardt, City Manager
CITYOF
FROM:
Bob Generous, Senior Planner
C11Hl1NSEN
Finance
.
Phone: 952 227.1140
DATE:
January 10, 2005 X/
7700 Market Boulevard
Park & Recreation
'"'vv
PC Boz 147
Chanhassen, MN 55317
SUBJ:
Planning Case 04-36, Pinehurst
Administration
Phone 952,227,1100
Fax: 952.227.1116 EXECUTIVE SUMMARY
Building Inspections
The developer is requesting Rezoning from Rural Residential (RR) to Single -Family
Phone:
Residential (RSF) and preliminary plat approval for a 43 -lot Subdivision with
Fax: 952 227.1190
522271190
Variances for private streets— Pinehurst.
Engineering
Phone: 952.2271160
ACTION REQUIRED
Fax: 952.227.1170
Finance
City Council approval requires a majority of City Council present.
Phone: 952 227.1140
Fax: 952.227.1110
PLANNING COMMISSION SUMMARY
Park & Recreation
Phone: 952.227.1126
The Planning Commission held a public hearing on December 7, 2004 to review the
Fax: 952.227.1110
proposed development. The Planning Commission voted 6 to 1 to approve the
Recreation censer
2310 Coulter Boulevard
rezoning and proposed subdivision. The summary and verbatim minutes are item 3a
Phone: 952.227.1400
of the City Council packet for January 10, 2005.
Fax: 952.227.1404
The Planning Commission amended conditions 4. d., 5 o., q. and r. and added
Planning 8
Natural Resources
conditions 4. e. and f. and 6., 7., 8. and 9. as follows:
Phone: 952.227.1130
Fax: 952.2271110
4. Natural Resources Coordinator Conditions:
Public Works
1591 Park Road
d. Tree preservation on site shall be according to tree preservation plans dated
Phone: 952.227.1300
09/17/04. Any trees removed in excess of proposed tree preservation plans
Fax: 952.227.1310
will be replaced at a ratio of 2:1 diameter inches. The applicant will work
Senior center
with staff to make every effort possible to preserve trees beyond what's in
Phone: 952.227.1125
the tree preservation plan.
Fax: 952.221.1110
Web Site
e. Work with City Forester to ensure that the evergreen hedge in the
wwwachanhasseamn.us
proximity of the retaining wall survives.
L The applicant will replace the arborvitae hedge along Galpin
Boulevard if it is lost due to installation of the right turn lane.
The Cfly of Chanhassen • A growing community with clean lakes, quality schools, a charming downtown, thriving businesses. winding trails, and beautiful parks. A great place to live, work, and play.
Mr. Todd Gerhardt • •
Pinehurst Rezoning and Subdivision with Variances
Planning Case No. 04-36
January 10, 2005
Page 2
5. Engineer's Conditions:
o. A tenpestandard cul-de-sac turnaround for emergency vehicles will be required at
the north end of Street B along with a sign swing &&4 the food wiN Im entw4ded
€eWre.
p. Eliminate Lot 27 and shift the proposed pond to the north to eliminate some of the
retaining wall.
q. The applicant shall work with staff to further investigate the feasibility of a sewer
connection before action is taken to delete the western sanitary sewer line; all sanitary
sewer must drain to Manchester Drive.
r. Revise Street C to be a standard e*l-- 28 -foot width.
6. Geotechnical testing report and recommendation will be required and needs to be
provided to the city.
7. A 30 -foot wide private easement, cross -access and maintenance agreement must also
be submitted for the private street.
8. The applicant will work with staff to incorporate a tot lot or similar playground
facility within this development which will help preserve trees.
9. Provide an access trail from this neighborhood to Minnetonka Middle School West
at the west end of street A.
Staff concurs with the majority of the Planning Commission changes with the exception of
conditions 5.o., 5. q., 5. r., and 8.
For condition 5. o., staff believes that Street B shall be connected to Crestview Drive and the
condition should remain as originally proposed by staff. "A temporary cul-de-sac turnaround for
emergency vehicles will be required at the north end of Street B along with a sign stating that the
road will be extended in the future." The City's Comprehensive Plan states: "It is the city's
policy to require interconnections between neighborhoods to foster a sense of community, to
improve safety, and to provide convenient access for residents."
The Planning Commission at their public hearing on January 4, 2005 in review of the Crestview
development being proposed north of this development reiterated that the street connection
should not be made between the two neighborhoods. Instead, a trail connection should be
incorporated in the approximate location of the two streets.
For condition 5. q., staff met with the applicant's Engineer on January 4, 2005, to review the
proposed sewer alignment. It remains staff's recommendation that the sewer shall be routed to
Manchester Drive, rather then across the western end of the parcel.
Mr. Todd Gerhardt •
Pinehurst Rezoning and Subdivision with Variances
Planning Case No. 04-36
January 10, 2005
Page 3
The applicant is proposing a second gravity sewer line to serve the western two-thirds of the site.
This sewer line, which runs from MH -18 to an existing manhole in Lake Lucy Road, is proposed
to go south outside of the pavement and right-of-way, through Lot 17, Block 1 and cross over
City -owned property prior to connecting to the existing sewer line in Lake Lucy Road. Staff is
recommending that this western sewer line be eliminated for the following reasons. First, the
City -owned land that the sewer would run through is very steep. City staff has concerns with
access and maintenance of such a line on a steep slope. Short- and long-term restoration of the
steep, 3:1 slope could become problematic in the future. Second, the City -owned property was
originally acquired as a possible future well site. The location of the sewer line on the property
will limit the possible well locations. Third, the proposed sewer line itself will have a steep
slope on the pipe. This can, in turn, create maintenance issues in the downstream manhole. The
high velocities of the sanitary waste flows can lead to a premature deterioration of the interior of
the concrete manhole. Finally, the existing sanitary line in Manchester Drive was stubbed to this
property and was always intended to serve the entire site.
For condition 5. r., staff proposes that the developer provide a standard cul-de sac in
conformance with the city's standard for public cul-de-sacs, rather than 28 feet wide "eyebrow"
The Parks Director recommended that only park fees be collected from this development since
the development is within the service area for Pheasant Hills Park, has access to Minnetonka
Middle School West athletic facilities and Minnewashta Regional Park. Staff recommends that
proposed condition 8. be deleted.
UPDATE
As part of a court judgement approved on October 17, 2000, the following described property was
added to Lot 1, Block 1, Old Slocum Tree Farm:
That part of the following described property:
That part of the Southeast Quarter of the Northwest Quarter of Section 3, Township 116,
Range 23 West described as follows: Commencing at a point on the South line thereof
distant 1056.5 feet East of the Southwest comer thereof; thence East along the South line
thereof 231.5 feet; thence North 2 degrees 55 minutes West a distance of 86.66 feet; thence
South 87 degrees 15 minutes West a distance of 138 feet; thence South a distance of 204.7
feet to the point of beginning.
Which lies south of a line and its extensions drawn from a point on the East line of the above
described property a distance of 6.8 feet North of the Southeast comer of the above described
property to a point on the West line of the above described property a distance of 8.2 feet North
of the Southwest comer of the above described property.
Mr. Todd Gerhardt • •
Pinehurst Rezoning and Subdivision with Variances
Planning Case No. 04-36
January 10, 2005
Page 4
That part of the following described property:
That part of the Southeast Quarter of the Northwest Quarter of Section 3, Township 116,
Range 23, Carver County, Minnesota described as follows: Commencing at the southwest
corner of said Northwest quarter, on an assumed bearing of south 87 degrees 12 minutes 20
seconds east, a distance of 2,126.74 feet to the point of beginning of the parcel to be
described; thence easterly on an extension of the last described line a distance of 261.22
feet; thence north 02 degrees 47 minutes 40 seconds east a distance of 204.82 feet to a point
thereafter called Point A; thence North 83 degrees 40 minutes 20 seconds west a distance of
197.60 feet to a point hereafter called Point B; thence South 02 degrees 47 minutes 40
seconds west a distance of 40 feet; thence south 40 degrees 08 minutes 28 seconds west a
distance of 105.50 feet; thence south 02 degrees 47 minutes 40 seconds west a distance of
93.13 feet to the point of beginning and there terminating.
Which lies south of a line and its extension drawn from a point on the east line of the above
described property a distance of 8.2 feet north of the southeast corner of the above described
property to a point on the west line of the above described property a distance of 7.2 feet north
of the southwest corner of the above described property.
In order to avoid having a sliver of property which was legally created being separate from the
abutting lands, these lands shall be included within the area of the Pinehurst subdivision and be
apportioned to the appropriate lots within the development. This will increase the area of some
of the lots in Block 2.
The applicant disputes condition 5. p. and believes that they can mitigate potential drainage
issues. City staff still has concerns regarding runoff volumes and rates from Lots 23-26, Block 1
onto Lot 27, Block 1. The primary concern relates to the expectations of the future owners of
Lot 27. Staff has received complaints in many instances where swales are intended to convey
runoff through rear or side yards. Issues arise when either the swale is improperly graded by the
developer, builder, landscaper or homeowner and impounds water or when property owners do
not expect water to pool or flow intermittently in the swales. The lowest portions of swales tend
to hold water. This can make it difficult for property owners to mow those areas. Because they
expect to have a lawn that can be mowed without causing tire ruts, property owners can become
frustrated and contact staff. In addition, the movement of water through residential areas can
result in erosion or difficulty in establishing vegetation.
According to Section 18-39 of the Chanhassen City Code:
"(f) The findings necessary for city council approval of the preliminary plat and the final plat
shall be as follows:
(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."
Mr. Todd Gerhardt • •
Pinehurst Rezoning and Subdivision with Variances
Planning Case No. 04-36
January 10, 2005
Page 5
The subdivision as proposed does not make adequate provision for storm drainage on Lot 27.
Due to these outstanding concerns, the recommendation of City staff continues to be to eliminate
Lot 27. However, in the event that Lot 27 is approved, i.e., condition 5. p. is deleted, staff
recommends the addition of the following two conditions:
1. A drainage and utility easement shall be dedicated over the entire width of the swale on
the northwest side of the buildable area on Lot 27, Block 1. No structures shall be allowed
within this drainage and utility easement, with the exception of the retaining wall shown on
the approved grading plan.
2. To ensure proper drainage, a survey shall be required for Lot 27, Block 1 upon completion
of the landscaping. The survey shall be submitted to the City and reviewed by staff to ensure
consistency between final grades and the approved grading plan. If discrepancies exist, any
inconsistent areas shall be re -graded to match the approved grading plan. Additionally, any
property owners should anticipate flowing and/or standing water within the swale on the
northwest side of the property (Lot 27, Block 1). This may preclude mowing of the swale
during times of above average precipitation."
RECOMMENDATION
Staff recommends adoption of the motion beginning on page 9 as specified in the staff report
dated December 7, 2004 as modified by the Planning Commission with the following
modifications to those conditions:
5. Engineer's Conditions:
o. A temporary similff cul-de-sac turnaround for emergency vehicles will be required at
the north end of Street B along with a sign stating that the road will be extended in the
future.
q--- -8--gate the Ivasibility @go-sewff
eqnnecti"n he"Bre 6- 1_0 Delete the western sanitary sewer line; all sanitary
sewer must drain to Manchester Drive.
r. Revise Street C to be a standard cul-de-sac 28 -foe& width.
Delete proposed condition 8. and add a new condition 8. as follows:
The land awarded as part of a court judgement approved on October 17, 2000, to Lot 1, Block
1, Old Slocum Tree Farm shall be included within the area of the Pinehurst subdivision and
be apportioned to the appropriate lots within the development.
Mr. Todd Gerhardt • •
Pinehurst Rezoning and Subdivision with Variances
Planning Case No. 04-36
January 10, 2005
Page 6
ATTACMWNTS
1. Planning Commission Staff Report Dated December 7, 2004.
2. Schematic Crestview/Pinehurst.
3. Letter from Plowshares Development, LLC, to City Council Members dated 12/30/04.
4. Approximate Location of the Land Awarded as Part of the Judgement on Oct. 17, 2000.
gAPlan\2004 planning ca \04-36 - pinehmt\ezecutive summary.dm
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CITY OF CHANHASSEN
STAFF REPORT
PC D49: December 7, 2004 ❑
CC DATE: January 10, 2005 1
REVIEW DEADLINE: January 10, 2005
CASE #: 04-36
BY: RE, LH, ML, JS, MS, ST
PROPOSAL: Request for Rezoning from Rural Residential (RR) to Single -Family Residential (RSF)
and preliminary plat approval for a 43 -lot Subdivision with Variances for private
streets— Pinehurst.
LOCATION: 6620 & 6640 Galpin Boulevard
Lots 1 & 2, Old Slocum Tree Farm
APPLICANT: Plowshares Development, LLC
1851 Lake Drive West, Suite 550
Chanhassen, MN 55317
(952) 361-0832
PRESENT ZONING: Rural Residential (RR)
2020 LAND USE PLAN: Residential — Low Density (Net Density Range 1.2 — 4.0 units per acre)
ACREAGE: 27.62 DENSITY: 1.52 units/acre gross; 1.85 units/acre net
SUMMARY OF REQUEST: The applicant is requesting a rezoning from Rural Residential to Single -
Family Residential to permit a 43 -lot subdivision. As part of the subdivision request, the applicant is
requesting variances for private streets.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City has a relatively high level of discretion in approving rezonings because the City is acting in its
legislative or policy making capacity. A rezoning must be consistent with the City's Comprehensive
Plan.
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 Regulations 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.
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Location Map
Pinehurst
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City of Chanhassen
Planning Case No. 04-36
Subject
Site
Pinehurst Rezoning & Subdivision with Variances
Planning Case No. 04-36
December 7, 2004
Page 2
PROPOSALISUNDURY
The developer is proposing a 43 -lot single-family residential subdivision. As part of the subdivision, the
applicant is requesting the use of two private streets at the western end of the development. These private
streets permit the developer to preserve significant areas of woodland. The use of the private street meets
the requirements of the subdivision ordinance for approving private streets. The developer had previously
submitted a subdivision proposal that included variances from the city's street standards as well as front
yard setback variances. However, staff worked with the developer to get a plan that complied with city
code requirements and provided lot sizes that accommodate most of the housing plans being proposed. In
meeting city requirements, additional tree removal occurs. The plan being reviewed complies with the
zoning ordinance requirements.
The property is currently zoned Rural Residential, but is guided by the comprehensive plan for Residential
— Low Density development. The proposed rezoning of the property to Single Family Residential District,
RSF, is consistent with the land use designation and is the same zoning as the surrounding residential
developments.
The site is located north of the Woodridge Heights development, a 46 -unit single-family development (net
density 1.67 units per acre), and east of Brenden Pond, a 21 -unit single family development (net density
1.68 units per acre). To the north are Minnetonka West Junior High and an older neighborhood. The north -
south street is being extended to the northerly property and will be extended with the development of the
Shively Addition, which has the potential for subdivision into five lots, providing a connection to
Crestwood Drive.
Water and sewer service were extended to the southerly property line with the development of Woodridge
Heights. This proposed development will extend water and sewer service to the northerly property line as
well as looping the water back to Galpin Boulevard. A trail is located on the west side of Galpin
Boulevard. Sidewalks will be included on all the public streets within the development.
The site's high point with an elevation of 1070 is located in the north -central portion of the property. From
there, it falls east to an elevation of 1034, south to an elevation of 1020 and west to an elevation of 1020.
There is a drainage ravine and wetlands located in the western portion of the site. The site consists of
significant areas of woodlands located primarily on the western portion of the property. Rows of pines nun
north -south delineating the western 530 feet of the property and along the northern and eastern property
lines. Other areas of trees are scattered over the easterly 1300 feet of the property.
Staff is recommending approval of the development subject to the conditions of approval.
BACKGROUND
The easterly 13.5 acres of the property was subdivided into two lots as part of the Old Slocum Tree Farm
Addition on April 6, 1987, with lot areas of 4 and 9.5 acres. The rear 14.12 acres were required to be
attached to Lot 2, Block 1, Old Slocum Tree Farm as a condition of the plat approval. At that time, the
property was zoned Rla, Agricultural residence.
Pinehurst Rezoning & Subdivision with Variances
Planning Case No. 04-36
December 7, 2004
Page 3
REZONING
The applicant is proposing the rezoning of the property from Rural Residential, RR, to Single -Family
Residential, RSF. The RSF zoning is consistent with the City's Comprehensive Plan, which guides the
property for Residential — Low Density use with a net density range of 1.2 to 4.0 units per acre. The
proposed subdivision is at a net density of 1.85 units per acre. The RR district requires a minimum lot size
of 2.5 acres. Development using the RR zoning would be inconsistent with the comprehensive plan.
SUBDIVISION REVIEW
WETLANDS
Existing Wetlands
Three aglurban wetlands exist on-site. Wetlands were delineated by Westwood Professional Services on
July 15, 2004. The total area of wetlands is 0.14 acres (6,098 square feet).
Wetland A located within the southwest corner of the property has been classified as a riverine,
intermittent streambed with a mud bottom. The wetland is dominated by garlic mustard, ostrich fern and
Jack-in-the-pulpit. No impacts to Wetland A are proposed.
Wetland B located in the south-central portion of the property is classified as a Type 1 wetland. The
wetland vegetation is dominated by box elder. No impacts to Wetland B are proposed.
Wetland C located in the northwestern corner of the property is classified as a Type 1 wetland. The
wetland's vegetation is dominated by box elder and Canada clearweed. No impacts to Wetland C are
proposed.
Wetland buffer widths of 16.5 feet to 20.0 feet must be maintained around all wetlands on-site. All
structures must maintain a 40 -foot setback from wetland buffer edges. The building pad on Lot 9, Block
1 should be revised to reflect the wetland setback requirements. 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.
GRADING, DRAINAGE AND EROSION CONTROL
The existing site is about 27 acres and has tree cover over approximately 18 acres (65% of the parcel).
The existing parcel has a wide variety of grade changes within its limits. The site elevations range from
a high of 1070± to a low of 1006±. These severe elevation differences make this site a challenging one
to both develop and minimize grading. The plans propose to grade about 75-80% of the site for the 43
new house pads, a proposed street system, three cul-de-sacs and a stormwater pond. The proposed
grading will prepare the site for full basement, look -out and walk -out type house pads. Retaining walls
are proposed in numerous locations throughout the site. The applicant must be aware that any retaining
wall over four feet in height must be designed by a registered civil engineer and a permit from the City
Building Department must be obtained. In addition, encroachment agreements will be required for any
retaining wall within a public easement.
• 0
Pinehurst Rezoning & Subdivision with Variances
Planning Case No. 04-36
December 7, 2004
Page 4
Staff does have a couple areas of concern in regards to the grading. The proposed house pad on Lot 27,
Block 1 has steep slopes draining to or away from it on three out of the four sides. In staffs opinion,
this grading design makes the lot undesirable at best. Also, there are two retaining walls just south of
the lot which are adjacent to the proposed pond. If Lot 27 were eliminated, the pond could be shifted to
the north which would eliminate the need for the southerly portions of the retaining walls. Because of
the above reasons, staff is recommending that Lot 27, Block 1 be eliminated.
In addition, it appears that a large portion of the western end of the site is being filled. This filling
requires the use of five retaining walls on the western end of the site. Staff would recommend that the
applicant lower the western end of the site in the area of the two private drives. This will help to
minimize the overall amount of grading in the area, decrease the size of the retaining walls, and better
match the existing topography of the area.
The existing site drainage is encompassed within two different drainage areas. Under existing
conditions, the western part of the site drains off site to an existing wetland to the west; the eastern part
of the site drains off site to the south. 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 a proposed pond in the south center of the
site for treatment. The proposed pond must be designed to National Urban Runoff Program (NURP)
standards with maximum 3:1 slopes and a 10:1 bench at the NWL. In addition, the proposed ponding
must be sized to accommodate the drainage generated from the property to the north, as shown in the
City's Surface Water Management Plan (SWMP).
Drainage calculations for the site have been submitted and some changes remain. The applicant is
required to meet the existing site runoff rates for 10 -year and 100 -year, 24-hour storm events. Storm
sewer sizing calculations must be submitted at the time of final plat application. The storm sewer must
be sized for a 10 -year, 24 -how storm event. Drainage and utility easements must be dedicated on the
final plat over the public storm drainage system including ponds, drainage swales, and wetlands up to
the 100 -year flood level.
Proposed erosion control must be developed in accordance with the City's Best Management Practice
Handbook (BMPH). Staff recommends that Type II silt fence, which is a heavy duty fence, be used
adjacent to the existing 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. All
disturbed areas, as a result of construction, must be seeded and mulched or sodded immediately after
grading to minimize erosion. The applicant should be aware that any off-site grading will require an
easement from the appropriate property owner. If importing or exporting material for development of
the site is necessary, the applicant will be required to supply the City with detailed haul routes.
Storm Water Management
The proposed development is required to maintain the existing runoff rates. Preliminary storm water
calculations submitted with the plans illustrate that storm water ponds located on Outlot B have been
properly sized to handle post -development 2, 10 and 100 -year storm events for the site. However, the
City's Surface Water Management Plan shows that a regional pond should be constructed to
Pinehurst Rezoning & Subdivision with Variances •
Planning Case No. 04-36
December 7, 2004
Page 5
accommodate storm water runoff from the Shively Addition. Pond A should be expanded to the
northeast to accommodate future development of this site. Final storm water calculations should be
submitted to ensure the appropriate drainage areas are captured and that proposed storm water ponds
meet all requirements. Detailed plans for proposed storm water infrastructure (including catch basins
and outlet structures) should be submitted.
Erosion Control
Erosion control blanket should be installed on all slopes greater than or equal to 3:1. All exposed soil
areas should have temporary erosion protection or permanent cover year round, according to the
following table of slopes and time frames:
Type of Slope
Time
(maximum time an area can remain unvegetated
when area is not active) be' worked)
Steeper than 3:1
7 Days
10:1 to 3:1
14 Days
Flatter than 10:1
21 Days
These areas include constructed storm water management pond side slopes, 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 man-made systems that discharge to a surface
water.
Daily scraping and sweeping of public streets should be completed any time construction site soil, mud,
silt or rock is tracked or washed onto a paved surface or street that would allow tracked materials or
residuals of that material to enter the storm water conveyance system. Construction site access points
should be minimized to controlled access points with rock entrance and exit pads installed and
maintained throughout construction.
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 23.36 acres, the water quality fees associated with this project are
estimated to be $24,014.
Water Quantity Fees
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 $2,545 per developable acre. This results in a
water quantity fee of approximately $59,451 for the proposed development.
Pinehurst Rezoning & Subdivision with Variances •
Planning Case No. 04-36
December 7, 2004
Page 6
SWMP Credits
This project proposes the construction of one NURP pond. The applicant will be credited for water
quality where NURP basins are provided to treat runoff from off-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. No credit will be given for temporary pond areas.
Based on the proposed developed area of 23.36 acres, the estimated total SWMP fee, due payable to the
City at the time of final plat recording, is $83,465.
OTHER AGENCIES
The applicant must apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley -
Purgatory -Bluff -Creek Watershed District, Minnesota Pollution Control Agency (NPDES Phase II
Construction Permit), Minnesota Department of Natural Resources (for dewatering)) and comply with
their conditions of approval.
UTILITIES
Municipal sewer and water service is available to the site from Manchester Drive and water service is
available from Galpin Boulevard. The water and sewer mains will be extended north from Manchester
Drive to serve the site. The watermain will then be looped with the existing 12 -inch diameter main
along Galpin Boulevard. In addition, water will be extended to the north property line for future
development of the parcel to the north. The water and sewer is also proposed to be extended within two
private streets (D and E) off of Street A. The watermain in Private Drive D is proposed to be connected
with the existing watermain from the Brenden Court private street to the west. This watermain extension
can be directionally bored which will preserve the existing trees within the western side of the site. The
watermain connection will provide a "looped" system for the majority of the western side of the site.
The applicant is also proposing a second gravity sewer line to serve the western two-thirds of the site.
This sewer line, which runs from MH -18 to an existing manhole in Lake Lucy Road, is proposed to go
south outside of the pavement and right-of-way, through Lot 17, Block 1 and cross over City -owned
property prior to connecting to the existing sewer line in Lake Lucy Road. Staff is recommending that
this western sewer line be eliminated for the following reasons. First, the City -owned land that the
sewer would run through is very steep. City staff has concerns with access and maintenance of such a
line on a steep slope. Second, the City -owned property was originally acquired as a possible future well
site. The location of the sewer line on the property could limit the possible well locations. Finally, the
existing sanitary line in Manchester Drive was stubbed to this property to serve the entire site.
City Code requires a minimum 30 -foot wide public easement over the public sewer and watermain
within private streets. Due to the depth of the proposed sanitary sewer from MH -20 to M11-17,
however, the required easement width will need to be increased to 50 feet.
The underlying property has been previously assessed for sewer and water improvements and those
assessments have been paid. The sanitary sewer and water hookup charges along with the Lake Ann
Interceptor charge will be applicable for each of the new lots. The 2004 trunk hookup charge is
$1,458.00 per unit for sanitary sewer and $2,814.00 per unit for watermain. The total 2004 Lake Ann
Pinehurst Rezoning & Subdivision with Variances •
Planning Case No. 04-36
December 7, 2004
Page 7
Interceptor charge is $2,102 per unit and the SAC fee is $1,425.00 per unit. All of these charges are
based on the number of SAC units assigned by the Metropolitan Council. Sanitary sewer and water -
main hookup fees may be specially assessed against the parcel at the time of building permit issuance.
All of the utility improvements are required to be constructed in accordance with the City's latest edition
of Standard Specifications and Detail Plates. Upon completion of the utility improvements, the utilities
will be turned over to the City for maintenance and ownership. The applicant is also required to enter
into a development contract with the City and supply the necessary financial security in the form of a
letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final
plat approval. The applicant must be aware that all public utility improvements will require a pre -con
meeting before building permit issuance. Permits from the appropriate regulatory agencies will have to
be obtained, including but not limited to the MPCA, Department of Health, and Carver County.
STREETS
The plans propose two full accesses to the site; one off of Galpin Boulevard from the east side and the
other from the extension of Manchester Drive to the south. Additionally, Street B will be extended to
the north property line to allow for a future street connection with Crestview Drive when the property to
the north is developed. A temporary cul-de-sac turnaround for emergency vehicles will be required at
the north end of Street B along with a sign stating that the road will be extended in the future. All of the
proposed public streets comply with the minimum required right-of-way and pavement widths.
For Street C, the applicant is proposing a very wide right-of-way with a large island in the center. Due
to maintenance concerns with such a large right-of-way, staff is recommending that Street C be revised
to be a standard cul-de-sac. Also, Galpin Boulevard is designated as an arterial road in the city. Per
City Code, arterial roads are required to have 100 feet of total right-of-way or 50 feet from each side of
the centerline of the road. As such, this development is required to provide enough additional platted
right-of-way which results in 50 feet of right-of-way on the western side of the Galpin Boulevard
centerline. As with past developments that access off of Galpin, a right -turn lane into the site will be
required to be constructed. The tum -lane must meet Carver County design requirements.
LANDSCAPINGITREE PRESERVATION
Tree canopy calculations have been submitted for the Pinehurst development. They are as follows:
Total upland area (excluding wetlands) 27.48 ac.
Baseline canopy coverage 65% or 17.92 ac.
Minimum canopy coverage allowed 46% or 12.64 ac.
Proposed tree preservation 26% or 7.23 ac.
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 235,660 SF or 5.41 ac.
Multiplier 1.2
Pinehurst Rezoning & Subdivision with Variances •
Planning Case No. 04-36
December 7, 2004
Page 8
Total replacement 282,792 SF
Total number of trees to be planted 260 trees
The applicant has proposed 262 trees in their landscape plan.
Bufferyard requirements are as shown in the table:
Landscaping Item
Required
Proposed
Bufferyard B* - East
12 overstory trees
Existing tree line of white
I
property line
18 bunderstory trees
cedars and other
Front - 30, side -10,
rear - 30, wetland buffer
-40
30 shrubs
trees/shrubs
Applicant meets minimum requirements for bufferyard plantings.
COMPLIANCE TABLE
Area (square feet)
Frontage (feet)
Depth (feet)
Setback (feet)
Code
15,000
90, 100 on private
street
125
Front - 30, side -10,
rear - 30, wetland buffer
-40
Lot 1, Block 1
18,413
110
135
30,10, 30, na
Lot 2, Block 1
16,485
101
132
30, 10, 30, na
Lot 3, Block 1
23,324
105
182
30, 10, na, na
Lot 4, Block 1
20,211
186
165
30, 10, 30, na
Lot 5, Block 1
17,529
119
189
30,10, 30, na
Lot 6, Block 1
15,053
115
167
30,10, 30, na
Lot 7, Block 1
20,221
56 @
138
30, 10, 30, na
Lot 8, Block 1
15,996
49 @
156
30, 10, 30, na
Lot 9, Block 1
25,931
123
275
30, 10, 30, 40
Lot 10, Block 1
31,599
100
290
130, 10, 30, na
Lot 11, Block 1
23,802
76 @
244
30,10, 30, na
Lot 12, Block 1
21,114
92
221
30,10, 30, na
Lot 13, Block 1
17,180
92
206
30, 10, 30, na
Lot 14, Block 1
43,181
240
191
30,10, 30, 40
Lot 15, Block 1
31,534
140
194
30, 10, 30, 40
Lot 16, Block 1
24,583
58#
214
30, 10, 30, na
Lot 17, Block 1
26,104
117
167
30, 10, 30, na
Lot 18, Block 1
21,345
80 @
198
30,10, 30, na
Lot 19, Block 1
17,061
80 @
165
30,10, 30, na
Lot 20, Block 1
18,324
80 @
163
30,10, 30, na
Lot 21, Block 1
15,059
80 @
150
30,10, 30, na
Lot 22, Block 1
16,238
108
137
30, 10, 30, na
Lot 23, Block 1
15,452
131
1
130, 10, 30, na
Lot 24 Block 1
15,133
129
152
30, 10, 30, na
Lot 25, Block 1
15,550
110
165
30, 10, 30, na
Pinehurst Rezoning & Subdivision with Variances •
Planning Case No. 04-36
December 7, 2004
Page 9
# Meets 100 foot width at the building setback.
@ Meets 90 foot width at the building setback.
RECOMMENDATION
&W The Planning Commission recommends that adopt the following two
motions:
A. "The Chanhassen City Council approves the
Rezoning of the 27.62 acres located within the Pinehurst subdivision from Rural Residential (RR) to
Single -Family Residential (RSF) based on consistency with the City of Chanhassen Comprehensive Plan
and compatibility with surrounding development."
B. "The Chanhassen City Council approves the
preliminary plat for Pinehurst Addition with a variance for the use of private streets, plans prepared by
Area (square feet)
Frontage (feet)
Depth (feet)
Setback (feet)
Code
15,000
90, 100 on private
street
125
Front - 30, side -10,
rear - 30, wetland buffer
-40
Lot 26, Block 1
18,559
141
169
30, 10, na, na
Lot 27, Block 1
18,323
182
179
30,10, 30, na
Lot 1, Block 2
18,008
151
175
30,10, 30, na
Lot 2, Block 2
18,292
117
154
30, 10, na, na
Lot 3, Block 2
16,393
88 @
158
30, 10, 30, na
Lot 4, Block 2
15,800
105
138
30, I0, 30, na
Lot 5, Block 2
15,120
112
135
30, 10, 30, na
Lot 6, Block 2
15,120
112
135
30, 10, 30, na
Lot 7, Block 2
15,120
112
135
30, 10, 30, na
Lot 8, Block 2
16,485
123
135
30, 10, na, na
Lot 1, Block 3
22,728
112
136
30,10, na na
Lot 2, Block 3
16,102
92
141
30, 10, na na
Lot 3, Block 3
15,287
52 @
143
30,10, 30,na
Lot 4, Block 3
21,777
58 @
180
30,10, 30, na
Lot 5, Block 3
20,123
58 @
177
30, 10, 30, na
Lot 6, Block 3
17,745
65 @
137
30, 10, 30, na
Lot 7, Block 3
15,552
125
125
30, 10, na, na
Lot 8, Block 3
16,619
149
136
30, 10, 30, na
Outlot A
127,278
Open Space
Outlot B
47,500
Storm Water Pond
Outlot C
2,484
Monument Sign
ROW
186,437
Total
1,203,127
27.62 Acres
Avera e Lot Size
19,522
# Meets 100 foot width at the building setback.
@ Meets 90 foot width at the building setback.
RECOMMENDATION
&W The Planning Commission recommends that adopt the following two
motions:
A. "The Chanhassen City Council approves the
Rezoning of the 27.62 acres located within the Pinehurst subdivision from Rural Residential (RR) to
Single -Family Residential (RSF) based on consistency with the City of Chanhassen Comprehensive Plan
and compatibility with surrounding development."
B. "The Chanhassen City Council approves the
preliminary plat for Pinehurst Addition with a variance for the use of private streets, plans prepared by
Pinehurst Rezoning & Subdivision with Variances •
Planning Case No. 04-36
December 7, 2004
Page 10
Westwood Professional Services, Inc., dated 9/17/04, revised 9/22/04 and 11/05/04, based on the
findings of fact attached to this report and subject to the following conditions:
1. Setbacks shall be a minimum of 20 feet from the back of the private street.
2. Outlots A and B shall be dedicated to the city.
3. Water Resources Coordinator Conditions:
a. Wetland buffer widths of 16.5 feet to 20.0 feet shall be maintained around all wetlands on-site.
b. All structures shall maintain a 40 -foot setback from wetland buffer edges.
c. The building pad on Lot 9, Block 1 shall be revised to reflect the wetland setback requirements.
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.
e. 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
Time
(maximum time an area can remain unvegetated
when area is not actively being worked)
Steeper than 3:1
7 Days
10:1 to 3:1
14 Days
Flatter than 10:1
21 Days
These areas include constructed storm water management pond side slopes, 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 man made systems
that discharge to a surface water.
Daily scraping and sweeping of public streets shall be completed any time construction site soil,
mud, silt or rock is tracked or washed onto paved surface or street that would allow tracked
materials or residuals of that material to enter the storm water conveyance system.
g. Construction site access points shall be minimized to controlled access points with rock entrance
and exit pads installed and maintained throughout construction.
h. Based on the proposed developed area of 23.36 acres, the estimated total SWMP fee, due
payable to the City at the time of final plat recording is $83,465.
i. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley -Purgatory -Bluff -Creek Watershed District, Minnesota Pollution Control Agency (NPDES
Phase II Construction Permit), Minnesota Department of Natural Resources (for dewatering))
Pinehurst Rezoning & Subdivision with Variances •
Planning Case No. 04-36
December 7, 2004
Page 11
and comply with their conditions of approval.
4. Natural Resources Coordinator Conditions:
a. A minimum of two overstory trees shall be required in the front yard of each lot.
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 09/17/04. Any trees
removed in excess of proposed tree preservation plans will be replaced at a ratio of 2:1 diameter
inches. The applicant will work with staff to make every effort possible to preserve trees
beyond what's in the tree preservation plan.
e. Work with City Forester to ensure that the evergreen hedge in the proximity of the
retaining wall survive.
f. The applicant will replace the arborvitae hedge along Galpin Boulevard if it is lost due to
installation of the right turn lane.
5. Engineer's Conditions:
a. The applicant will be required to meet the existing site runoff rates for 10 -year and 100 -year, 24-
hour storm events. The proposed ponds must be designed to National Urban Runoff Program
(NURP) standards. In addition, the proposed ponding must be sized to accommodate the
drainage generated from the property to the north, as shown in the City's Surface Water
Management Plan (SWMP).
b. The storm sewer must be designed for a 10 -year, 24-hour storm event. Submit storm sewer
sizing calcs and drainage map prior to final plat for staff review and approval.
c. 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.
d. 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.
e. All plans must be signed by a registered Civil Engineer in the State of Minnesota.
f. On the utility plan:
Pinehurst Rezoning & Subdivision with Variances •
Planning Case No. 04-36
December 7, 2004
Page 12
1. Show all existing and proposed utility and pond easements.
2. Maintain 10 -foot horizontal separation between all sanitary/water/storm sewer mains.
3. Increase the watermain pipe size in Street D to 8 -inches in diameter.
4. Add a storm sewer line between Lots 7 and 8, Block 1 with a catch basin at the north
property line for future connection by the property to the north.
5. Extend sanitary manhole #12 to the north property line with an invert elevation of 1049.0.
g. On the grading plan:
1. Show all existing and proposed easements.
2. Show the benchmark used for the site survey.
3. Maximum allowable side slope is 3:1; revise in the rearyard of Lots 14 and 15, Block 1 and
the rearyard of Lot 3, Block 2.
4. Show the location and elevation of all emergency overflows; the elevation must be 1.5' lower
than any adjacent house pad elevations.
5. Show the retaining wall top and bottom elevations.
6. Use storm sewer class 5 in roadway; revise note under general grading and drainage notes
accordingly.
h. Any retaining wall over four feet in height must be designed by a registered civil engineer and a
permit from the city building department must be obtained. In addition, encroachment
agreements will be required for any retaining wall within a public easement.
i. The sanitary sewer and water hookup charges along with the Lake Ann Interceptor charge will
be applicable for each of the new lots. The 2004 trunk hookup charge is $1,458.00 per unit for
sanitary sewer and $2,814.00 per unit for watermain. The total 2004 Lake Ann Interceptor
charge is $2,102 per unit and the SAC fee is $1,425.00 per unit. All of these charges are based
on the number of SAC units assigned by the Metropolitan Council. Sanitary sewer and water -
main hookup fees may be specially assessed against the parcel at the time of building permit
issuance.
j. All disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion.
k. The applicant should be aware that any off-site grading will require an easement from the
appropriate property owner.
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Pinehurst Rezoning & Subdivision with Variances
Planning Case No. 04-36
December 7, 2004
Page 13
1. 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.
in. Due to the depth of the proposed sanitary sewer from MH -20 to M11-17, the required easement
width will be increased to 50 feet.
n. 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.
o. A Wmpo€"} standard cul-de-sac turnaround for emergency vehicles will be required at the
north end of Street B .
p. Eliminate Lot 27 and shift the proposed pond to the north to eliminate some of the retaining wall.
q. The applicant shall work with staff to further investigate the feasibility of a sewer
connection before action is taken to delete the western sanitary sewer line; all sanitary sewer
must drain to Manchester Drive.
r. Revise Street C to be a standard oui & sae 28 foot width.
s. Lower the western end of the site in the area of the two private drives.
t. This development is required to provide enough additional platted right-of-way which results in
50 feet of right-of-way on the western side of the Galpin Boulevard centerline.
u. A right -turn lane into the site off of Galpin Boulevard will be required to be constructed. The
tum -lane must meet Carver County design requirements.
6. Geotechnical testing report and recommendation will be required and needs to be provided
to the city.
7. A 30 foot wide private easement, cross access and maintenance agreement must also be
submitted for the private street.
8. The applicant will work with staff to incorporate a tot lot or similar playground facility
within this development which will help preserve trees.
9. Provide an access trail from this neighborhood to Minnetonka Middle School West at the
west end of street A."
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Pinehurst Rezoning & Subdivision with Variances
Planning Case No. 04-36
December 7, 2004
Page 14
ATTACHMENTS
1. Findings of Fact and Recommendation.
2. Development Review Application.
3. Reduced Copy Existing Conditions.
4. Reduced Copy Preliminary Plat.
5. Reduced Copy Preliminary Grading, Drainage & Erosion Control Plan.
6. Reduced Copy Preliminary Utility Plan.
7. Reduced Copy Preliminary Tree Preservation Plan.
8. Reduced Copy Alternate Preliminary Grading, Drainage & Erosion Control Plan.
9. Preliminary Tree Inventory Results dated September 17, 2004.
10. Memo from Bill Weckman to Bob Generous dated 10/12/04.
11. Crestview Drive Homeowners Petition to City of Chanhassen Planning Commission received
11/10/04.
12. Letter from Paul Tungseth to City of Chanhassen Planning Commission received 11/12/04.
13. Letter from Charles and Beverly Jackson to City of Chanhassen Planning Commission.
14. Affidavit of Mailing, Public Hearing Notice and Mailing List.
g:\plan\2004 planning cases\04-36 - pinehumAstaff report pinehunt prelim revised.doc
0
0
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
Application of Plowshares Development, LLC for a Rezoning, Preliminary Plat with Variances —
Pinehurst. Planning Case No. 04-36
On December 7, 2004, the Chanhassen Planning Commission met at its regularly
scheduled meeting to consider the application of Plowshares Development, LLC for rezoning
property from Rural Residential, RR, to Single -Family Residential, RSF, preliminary plat
approval for 43 lots, two outlots and right-of-way for public streets with variances for the use of
private streets. The Planning Commission conducted a public hearing on the proposed rezoning
and subdivision with variances preceded by published and mailed notice. The Planning
Commission heard testimony from all interested persons wishing to speak and now makes the
following:
FINDINGS OF FACT
1. The property is currently zoned Rural Residential (RR).
2. The property is guided in the Land Use Plan for Residential — Low Density.
3. The legal description of the property is: Lots 1 & 2, Old Slocum Tree Farm
4. The Zoning Ordinance directs the Planning Commission to consider six (6) possible
adverse affects of the proposed amendment. The six (6) affects and our findings
regarding them are:
a. The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City
Comprehensive Plan, including meeting the net density goal of 1.2 to 4.0 units per
acre with a net density of 1.85 units per acre, development within the
Metropolitan Urban Service Area, residential low density development in
appropriate area in a manner that reinforces the character and integrity of existing
single family neighborhoods, providing adequate internal street linkages, and the
preservation of natural resources.
b. The proposed use is compatible with the present and future land uses of the area.
C. The proposed use conforms with all performance standards contained in the
Zoning Ordinance, subject to the granting of the setback variances to appropriate
lots for tree preservation purposes.
d. The proposed use will not tend to or actually depreciate the area in which it is
proposed, but should enhance the residential character of the area.
0 0
e. The proposed use can be accommodated with existing public services and will not
overburden the city's service capacity.
f. Traffic generation by the proposed use is within capabilities of streets serving the
property-
The
roperty
The Subdivision Ordinance directs the Planning Commission to consider seven possible
adverse affects of the proposed subdivision. The seven (7) affects 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;
e. The proposed subdivision will not cause significant environmental damage;
f. The proposed subdivision will not conflict with easements of record, but will
dedicate all required easements; 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.
6. In order to permit private streets, the city must find that the following conditions exist:
a. 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. Extension of a public street to serve the six homes on
the west end of the site would significantly impact an environmental area on the
property -
2
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b. 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.
Public streets are not necessary to access the property to the west, which is
currently developed with single-family homes and accessed via Brenden Court.
C. The use of the private street will permit enhanced protection of the city's natural
resources including wetlands and forested areas. The use of limited private streets
preserves approximately 2.8 acres of woodlands.
7. VARIANCE FINDINGS — PRIVATE STREET
a. The hardship is not a mere inconvenience, but provides a means for preserving
natural features on site.
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 the subdivision ordinance,
the zoning ordinance and comprehensive plan.
8. The planning report #04-36 dated December 7, 2004, prepared by Robert Generous, et al,
is incorporated herein.
The Planning Commission recommends that the City Council approve the
rezoning and preliminary plat with a variance for private streets.
ADOPTED by the Chanhassen Planning Commission this 7th day of December, 2004.
CHANHASSEN PLANNING CONMSSION
I -Ya
Its Chairman
gAplan\2004 planning cases\04-36 - pinehurst\findings of fact pinehurstdoc
0 o4 -eco
CITY OF CHANHASSEN CITY OF CHANHASSEN
MY
7700 MARKET BOULEVARD RECEIVED
4111 Ol'p CHANHASSEN, MN 55317
CHU&M (952) 227-1100 SEP 1 7 2004
DEVELOPMENT REVIEW APPLICATION CHANHASSEN PLANNING DEPT
APPLICANT: Plowshares Dpy lnpmpnt I I C, OWNER: Sam R NanrV Mancino & Jim R Hebra
Ronning
ADDRESS: 1851 Lake Drive W, Suite 550 ADDRESS: 6620 & 6640 Galpin Rlvrl
Chanhassen, MN X555317
TELEPHONE (Daytime) 952-�-1 O832
TELEPHONE: q5a-z/33— 3S(ek (�)
452 -ti'40- (07'199 rR)
_ Comprehensive Plan Amendment
Temporary Sales Permit
Conditional Use Permit
Vacation of ROW/Easements
Interim Use Permit
y Variance
Non -conforming Use Permit
Wetland Alteration Permit
Planned Unit Development*
_ Zoning Appeal
_X__ Rezoning
_ Zoning Ordinance Amendment
Sign Permits
Sign Plan Review
X Notification Sign
X Site Plan Review*
X Escrow for Filing Fees/Attorney Cost**
($50 CUP/SPRNACNAR/WAP/Metes
and Bounds, $400 Minor SUB)
X Subdivision*
TOTAL FEE $ Pr q5E
A list of all property owners within 500 feet of the boundaries of the property must be included with the
application.
Building material samples must be submitted with site plan reviews.
*Twenty-six full size folded copies of the plans must be submitted, including an 8/." X 11" reduced copy of
transparency for each plan sheet.
** Escrow will be required for other applications through the development contract
NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
SCANNED
0
PROJECT NAME
LOCATION Galpin Blvd & Lake Lucy
LEGAL DESCRIPTION Old Slocum Tree Farm (Lot 1 & 2)
TOTAL
WETLANDS PRESENT X YES NO
PRESENT ZONING
REQUESTED
ZONING 1' (R-1) (RSP
PRESENT LAND USE DESIGNATION Single Family (R-1) iP'54/
REQUESTED LAND USE DESIGNATION Single Family (R-1) (KsF)
REASON FOR THIS REQUEST Subdivision of Property
0
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information
and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning
Department to determine the specific ordinance and procedural requirements applicable to your application.
A determination of completeness of the application shall be made within ten business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within ten business days of application.
This is to certify that I am making application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership
(either copy of Owners Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application.
I will keep myself informed of the deadlines for submission of material and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
my knowledge.
The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing
requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day
extension for development review. Development review shall be completed within 120 days unless additional review
extensions are approved by the applicant.
Sin re hf Ap icant Date
Signature of Fee Owner Date
Application Received on 9- n -o 4 Fee Paid 2 1SS c - Receipt No. -"'V.l�4C)
The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the
meeting. If not contacted, a copy of the report will be mailed to the applicant's address.
SCANNED
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September 17, 2004
Robert Generous
City Planner
City of Chanhassen
690 Coulter Dr.
Chanhassen, MN 55317
Re: Pinehurst Tree Inventory Results
Dear Robert:
0
CITY OF CHANHASSEN
RECEIVED
SEP 1 7 2004
CHANHASSEN PLANNING DEPT
Ref.: 20041064.00
Westwood Professional Services, Inc. tagged trees during June and July 2004, and estimated the
total number of trees located in the preservation area on August 9, 2004.
Four plots were set up within the approximately 3.0 -acre tree preservation area in order to
estimate the total number of significant trees and diameter inches located within the tree
preservation area_ Tree diameters were also recorded. The table below indicates the
mensuration survey findings.
Acres
Plot #
# of Trees
DBH
0.10
1
16
194
0.10
2
7
75
0.10
3
17
265
0.10
4
14
143
0.4
4
54
677
Using basic sampling methodology, an expansion estimator was used to estimate the total
number of trees within the tree preservation area. The following formulas were used:
Average number of trees per plot = number of trees/number of plots = [54/4] =14 trees per 0.10=
acre plot
Total number of plots within the 3.0 -acre area = 30 plots
Total estimated number of trees within the preservation area is [ 14 X 301 = 420 trees
Total diameter inches within the preservation area is then [420 X 12.5] = 5,250 inches
The mensuration survey results indicate there are an estimated 420 significant trees totaling
5,250 diameter inches within the tree preservation area.
SCAMMM
• 0
Nathan Franzen
Pinehurst Tree Inventory Results
The mensuration survey resulted in 140 trees per acre. As a comparison to the accuracy of the
mensuration survey, the density of trees west of the preservation line (and east of the row of
white cedars) were calculated at 145 trees per acre.
Trees outside of the preservation area were individually tagged. Tree tagging resulted in 1,984
healthy significant trees totaling 22,841 diameter inches. Additionally, 103 dead/dying
significant trees were tagged totaling 1,179 diameter inches. Results of the tree inventory are
listed in the table below.
Survey Method
Number of
Trees
Total Diameter
Inches
Tagging
Healthy
1,978
22,793
Dying/Diseased
107
1,245
Mensuration
420
5,2500
Total Trees
2,505
29,288
If you have questions, please call me at (952) 906-7428.
Sincerely,
WESTWOOD PROFESSIONAL SERVICES, INC.
Shannon Hansen, Environmental Scientist
0 0
PUBLIC WORKS DEPARTMENT
S. 11360 Highway 212 West Administration
�++■ PO Box 300 Pis
Engineering
CARVER Cologne, MIN 55322-0300 Highway Maintenmtce
COUNTY Phone (952) 466-5200 Fax (952) 466-5223 surveying & Mapping
October 12, 2004 RECEIVEr,
OCT 15 Zooa
To: Bob Generous, Senior Planner — City of Chanhassen
From: Bill Weckman, Assistant County Engineer CITYOFCHf1NHASSEN
Subject: Preliminary Plat and Request for Rezoning
Pinehurst — Planning Case 04-36
Following are comments regarding the Pinehurst Preliminary Plat and Rezoning request
transmitted to Carver County by your memorandum dated September 22, 2004. These
comments are not all inclusive and further comments and concerns may evolve as this project
progresses and changes.
Galpin Boulevard in the location of this proposed development is presently on the County road
system and is identified as County Road 117. The long term plans for this portion of County
Road 117 include a turnback of this roadway to the City of Chanhassen. Initial conversations
concerning this potential turnback had begun five or six years ago but have been discontinued
at this time. The comments that follow would be our comments concerning this proposal if this
roadway is to remain on the County system.
Right-of-way widths listed in the Eastern Carver County Transportation Study for
roadways functionally classified as Collector (Class 1) are:
Urban Undivided Rural Undivided
2 -lane Roadway 2 -lane Roadway
Minimum Recommended Minimum
Recommended
80' 100' 110' 120'
Urban Undivided Rural Undivided
4 -lane Roadway 4 -lane Roadway
Minimum Recommended Minimum
Recommended
100' 110' 140' 170'
County Road 117 (Galpin Boulevard) is functionally classified as a Collector (Class 1)
roadway in the Eastern Carver County Transportation Study. The 50 foot from
centerline corridor shown on the preliminary plat would provide for a potential minimum
100 foot corridor for a two lane urban roadway.
The city may wish to consider an even wider highway corridor along the proposed
subdivision if a separate trailway is to be constructed along the county highway.
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Additional width may also be needed to accommodate public utilities and landscaping.
2. An access permit from Carver County will be required for the proposed street entrance
onto CR 117. Construction of a right tum lane off of CR 117 into the development will be
a requirement included in the access pen -nit.
3. Any public utility lines that are to be installed within the CR 117 right-of-way are subject
to the utility permit requirements of Carver County.
4. Any proposed grading and installation of drainage structures within the right-of-way of
CR 117 is subject to review and approval of Carver County.
5. Development activities (including the installation of both public and private utilities
needed to serve the development site) that result in any disturbance of the county
highway right-of-way (including tree removal, trench settlements, erosion, and sediment
deposits) need to be completed in a manner that leaves the right-of-way in "as good or
better condition" than what existed prior to construction. It is requested that the city
include a provision in the developer's agreement that requires the developer to be
ultimately responsible for the final condition of the county highway right-of-way. A clear
understanding of this responsibility will result in fewer project oversight problems for both
the County and the City.
6. Any trees or landscaping completed within the right-of-way must be approved by the
County. When locating shrubs and trees, consideration should be given to maintaining
an acceptable sight distance at the CR 117 intersection. Any trees or shrubs
overhanging into the right-of-way could be subject to trimming for safety or overhead
utility consideration.
7. As this area develops, traffic volumes will increase. Carver County considers any
potential noise abatement improvements to be the responsibility of the developer.
Thank you for the opportunity to comment on the preliminary plat for the proposed development.
0 0
City of Chanhassen
Attention: Planning Commission
7700 Market Boulevard
P.O. Box 147
Chanhassen, MN 55317
City of Chanhassen Planning Commission,
RECEIVED
NOV 10 2004
CITY OFCHANHASSEN
This letter is intended to address the proposed development of the "Slocum Tree Farm".
The city has indicated that it intends that the aforementioned development must affect the
neighborhood situated on Crestview Drive, in Chanhassen. This is primarily due to a
proposed road that would connect the new development with the Crestview Drive
neighborhood now or in the future.
Introduction
The Crestview Drive neighborhood was created during the late Fifties. The area is
around 25 acres. The road began as private. Over the course of 20 years, the road was
extended and a cul-de-sac was added. During the late 70's, the city took control of the
road when paving, water and sewer where added. A total of 8 houses exist on this cul-de-
sac. The yards are large and private. Only two properties are larger than 1.25 acres.
They are the Jackson property and the recently sold Shultz property.
All the properties on Crestview Drive are fairly well kept up. A simple review of permits
granted over the years demonstrates this. Simply put, this neighborhood has seen little
change/development. There are few like it — especially in this city. It is fair to say that a
sound majority of the folks here (the Crestview Drive neighborhood) like the road the
way it is and would like to see it continue in its current form It is not a zone of transition
or even close to one (as a geographer would put it). This area is not run down, in need of
change, not unattractive or a hazard in any way.
Several Crestview Drive homeowners have inquired on the city's intentions. Each time
some one asks about the proposed road that connects "our" property to the Slocum
Development, a new reason appears. The city has cited the following:
1. Parts of the Crestview Drive neighborhood might be developed and that
requires a connecting road.
2. Crestview Drive needs to be something other than a culde-sac so school
buses can use it.
3. Utilities need to be connected
4. It would be in everyone's interest to get rid of that "ugly" cul-de-sac.
5. People on Crestview Drive need access to the new development or visa versa.
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Each of the above items needs to be addressed. It struck a number of people that the
reasons given were somewhat "superficial". Hopefidly, the planning commission has left
room for discussion.
Parts of the Crestview Drive neighborhood might be developed and that requires a
connecting road.
Point number one suggests that without a road, no other development can take place on
Crestview Drive. The Jackson family (one of the two lots that potentially might be
divided) inquired about the needs. Interestingly, the city said that water would need to be
extended up the street at a cost of $8000 per household. At no time did anyone suggest
that additional streets would be needed. At this time no one, or at least, a majority of
people doesn't want an organized development. Sure, folks all understand that a few
houses (2-5) might be added someday. Anything beyond that (a development) is not
wanted.
The argument against the proposed road can also be tied to neighborhood size. Crestview
Drive currently has 8 houses on it. If the two larger lots are split and rezoned (another
distasteful thought) some homes might be added. For arguments sake, let us assume an
additional 5 houses. The resulting total of 12 houses shouldn't require anything more
than a cul-de-sac. The current Slocum development supports this. The proposed
neighborhood actually has 15 or 16 houses on a cul-de-sac! This makes people ask why a
road is needed.
If this comes down to a development at the end of Crestview Drive, then make it part of
Pinehurst. If this is done Crestview remains a cul-de-sac and bears no burden Nothing
changes for the area. Here any and all questions are addressed separately from Crestview
Drive. The proposed road would need to be moved fiuther west so it doesn't affect the
Abblett property. This is reasonable.
Maybe the road has nothing to do with developing Crestview Drive. Perhaps the Slocum
development needs the road. If this is the case, reduce their development. Crestview
Drive doesn't need to be burdened with their shortcomings. Didn't past discussions put a
road through the Brenden Pond, 3'd addition, though the "outlot A" of Pinehurst (see
Pinehurst drawing)? The connecting road should not he Crestview's concern.
If the above statement is true, why force another neighborhood to support an unwanted
violation. How could the Crestview neighborhood be compensated? It affects every
family on Crestview. It adds traffic that otherwise wouldn't be there. When is the City
of Chanhassen going to force changes to the existing streets? Does Crestview have to
pay for that? Is the city going to take property to make the streets wider? Where does
the harassment end? In the past, Chanhassen has stated that, neighborhood improvements
won't be made unless every family agrees. Is this no longer the case?
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Why does the Slocum (Pinehurst) development need three access points? Other
neighborhoods have hundreds of families and three access points. Several examples can
be found all the way up County Road 17! What is special here?
Crestview Drive needs to be something other than a cul-de-sac so school buses can
use it.
A city employee did indicate that there was concern about school bus access. In the first
place, no one has children on Crestview at this time. Secondly, other neighborhoods
(with multiple access points and connecting roads) seem to have their school age children
picked up, not in the neighborhood, but along the main road.
Interestingly enough, other neighborhoods aren't affected in the same way as ours is. A
fabulous example of this is on Lake Lucy Road in between CR 17 and Powers Blvd.
Again, people ask why does Crestview Drive need to be concerned with this? Why is
Crestview so special?
Utilities need to be connected.
The city has indicated that it wants to "connect" utilities. We know this is not a problem.
The folks developing the Slocum Tree Farm (Pinehurst) have access to utilities via
Woodridge Heights, Brenden Pond and CR 17. Crestview Drive has water and sewer. If
it needs to be extended it can be done reasonably ($8000 per family according to the
Jackson family). Again, the Crestview neighborhood is being burdened. Why?
It would be in everyone's interest to get rid of that "ugly" cul-de-sac.
This is this the weakest argument of all. Personally, we bice the large cul-de-sac. It has
served Crestview and the City for plowing purposes. We all have mature trees and don't
have to see each other, much less the cul-de-sac. Our so-called `ugly cul-de-sac" has
never come up at neighborhood gatherings or polite discussion. So if the city doesn't
mind, we'd lace to keep itl
People on Crestview Drive need access to the new development or visa versa.
May we say, `ho thank you to Pinehurst access"? Crestview Drive will remain much
safer as a cul-de-sac. All concerned feel that it keeps us safer, secluded and buffered
from the bland, "cookie cutter" houses or mini -mansions this city seems to prefer. The
Crestview neighborhood likes it's large secluded lots and it's privacy.
Conclusion
The homeowners on Crestview Drive would like you to reconsider the proposed road.
We would prefer to be an "independent" neighborhood as we have been for years. May
we respectfully decline the privilege of serving a developers needs? If the Pinehurst
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DeMOPIDUAISkm m Tree Farm) can't support their proposed development, then reduce
the amber of homes.
Other arguments do not seem credible for a road. The size of our road is fine as it stands,
it can support Crestview Drive's and the City's needs now and in the future. We aren't
concerned about school buses (apparently other neighborhoods aren't either).
Homeowners know they have access to utilities and are satisfied. We like our cul-de-sac.
It is not ugly. It has served us welland willeontinue to. No benefits seem to exist for
Crestview Drive.
Thank you for your time and consideration,
Crestview Drive homeowners
(See enclosed petition)
0 0
Crestview Drive residents against a road connecting
the Pinehurst Development (Slocum Tree Farm) to
Crestview Drive.
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City of Chanhassen
Attention: Planning. Commission
77-00 Market Boul#vvid
P.C. Box 147
Chanhassen, NW 55317
City of Chanhassen Planning Commission,
RECEIVED
NOV 12 2004
CITY OF CHANHASSEN
Additional questions and .concerns have been arisen concerning the proposed
Pinehusrt Development (Slocum Tree Farm) road that would connect to
Crestview Drive. The city notified most Crestview Drive residents about the
proposed development. Because of this, some homeowners have done some
investigating. Additional information that concerns Crestview Drive,
Pinehurst and potentially the City. of Chanhassen has been found.
The City of Chanhassen planning commission may not have notified the
entire .Crestview Drive neighborhood. It is currently understood that
residents within a certain distance of proposed changes need to be notified.
At least two families appear to not be aware of the situation. The proposed
change to Crestview affects .every one on Crestview Drive. The powers that
be may want to check.
The scope of the notification really should change as well. Are other
neighborhoods in close proximity going to be connected too? What about
traffic where none existed? For example, Crestview Circle is affected in two
ways. First, additional traffic at the intersection where CR 17, Crestview
Drive and their road come together might be an issue. Secondly, due to the
current attitude of the planning commission, their road may not remain a cul-
de-sac either. They may want to voice their opinions now. Perhaps the
previous comments are inaccurate. Other information residents have points
to that.
Concerns over proposed road, the developer, partners of the developer and
the City of Chanhassen have arisen with additional information. It is now
the residents understanding that a person or group associated with the
Pinehurst development has intentions of developing the 3+ acres at the end
of the Crestview Drive cul-de-sac. Accordingly, the Shultz property has
been already split into lots. It appears that the City may want to "force" the
Pinehurst connection to Crestview to favor some one or a group associated
-With Pi'turst.
Frankly, no one is interested in .being associated with Pineburst in any way.
In fact, there would be no reason for the connection other than to favor the
people associated with the Shultz property (at the endofthe cut -de -sae).
Comments from homeowners suggest other motives/concerns may be in
play. Relocating the road west of its proposed position (see enclosed
drawing) would seem to eliminate the issues at hand. It should never be
connected in any way to Crestview Drive. This is the easiest solution that
has no ill effect on any party involved.
Residents are not against one or two houses. It would allow us to keep our
cul-de-sac. Our style of neighborhood with large lots wouldn't change
either. We don't care for a full-blown development. If the is the case, move
the mad. It is understood that the Pinehurst, and any additional development
connected to it, would be serviced in an acceptable way with disturbing
us (no connecting road). Examples of this exist all over our city. Access to
two major roads is beyond what most, larger neighborhoods have.
Conclusion
Several things have happened. Residents have, conveniently, not been fully
informed. No discussion has ensued on a development at the end of
Crestview Drive. I'm sure that small lots and "cookie cutter" P.i ehurst
houses are the wish. This is not of interest to the homeowners on Crestview
Drive. Property owners here like their large city lots and privacy. A change
in our situation is not of interest. Certainly, our neighbors and us are not
obligated to share in a developers "vision". This would be especially true
because of the cost and mcimv€mence that would be incurred.
One would hope that collusion is not something occurring_ between the
people associated with Pinehurst and anyone at the city. Forcing the
residents of Crestview Drive down an unwanted path for no concrete
purpose, under protest, makes every one ask more and deeper questions.
This is especially true when simple solutions exist. Certainly this is not a
0
0
test of wills either. I know that most our city employees are exceptional and
in -tune to the community.
The toad could be moved west so it does not influence Crestview Drive in
any way. The simplicity and effectiveness of this should be obvious. No
change to Crestview Drive eliminates homeowner concerns. The
development can continue unopposed for the most part.
Thank you for your time and consideration,
(( w
Paul Tungseth et air
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City of Chanhassen
Attention: Planning Commission
7700 Market Blvd.
P.O. Box 147
Chanhassen, MN 55317
City of Chanhassen Planning Commission:
This letter is to give additional support to Mr. Tungseths letter that has been presented to
you.
We were unaware, until Thursday, November 11, that Lecy Bros. Development is
planning a development at the top end of Crestview Drive. No notification was ever sent
to us, and we feel we have the right to be given notice of any changes to our street and/or
properties.
We know of the proposed Pinehurst development and have concerns about the projected
extension of our road to tie in to that development. As in Mr. Tungseths letter, we
strongly agree that there is no reason to join the neighborhood of Crestview Drive to the
Pinehurst Development. With the Lecy Brothers development planned for the end of
Crestview Drive, it makes much more sense to connect this new development to the
Pinehurst Development. This will leave Crestview Drive residents to not have to undergo
any changes to our street and neighborhood, that we feel are not needed. This in no way
improves our neighborhood.
As indicated by the petition signed by the majority of the residents of Crestview Drive,
which you have already received, we as a neighborhood, do not wish to have our
neighborhood or our quiet dead end eliminated, or changed.
Concerns:
I. Will Crestview Drive be widened?
2. Will City Water have to be extended to the end of Crestview Drive?
3. Will sidewalks be put in?
For us personally, if Crestview is widened, we will lose a large amount of mature trees
that add value and beauty to our property. These potential changes will lead to an
assessment to the residents of Crestview Drive, which we feel is an unnecessary expense.
None of these proposed changes benefit our neighborhood.
Do what you will with the new developments, but don't include them into our established
neighborhood.
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0
We specifically sought out this home because it was on a dead end street and in a long
established neighborhood, all homes being on larger private properties that give all of us
a setting that is hard to find. We enjoy the quiet and solitude that this neighborhood
offers, and don't want to see it destroyed
C1/.GGcerely, 1�
Charles & Bever y Jackson
2110 Crestview Drive
Excelsior, MN 55331
0 0
CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
) ss.
COUNTY OF CARVER )
I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on
November 24, 2004, the duly qualified and acting Deputy Clerk of the City of Chanhassen,
Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public
Hearing for Pinehurst Subdivision, Rezoning & Variances — Planning Case No. 04-36 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.
Kafen J. E tardt, Uputy Clerk
Subscribed and swo to before me
this'aay of M .— , 2004.
,
AW
Notary Pu is -� KIM T. MEUWISSEN
w,f,. pi ihlic - Minnesota
Notice of Public Hearing
Chanhassen Planning Commission Meeting
Date & Time:
Tuesday,December 7, 2004 at 7:00 p.m.
Location:
Hall Council Chambers, 7700 Market
Blvd.
Request for Rezoning from Rural Residential (RR) to Single -
-City
Request for Rezoning from Rural Residential (RR) to Single -
Proposal:
Family Residential (ASF) and Preliminary Plat Approval for a
43 -lot Subdivision with Variances for private streets -
43 -lot Subdivision with Variances for private streets -
Pinehurst
Pinehurst
Plarnile.04-36
Applicant:
A
Plowshares Develo Ment, LLC.
ProLots
1 & 2, Old Slocum Tree Farm (6620 & 6640 Galpin
LocBoulevard)
A location map is on the reverse side of this notice.
A location map Is on the reverse side of this notice.
The purpose of this public hearing is to inform you about the
The purpose of this public hearing is to inform you about the
applicant's request and to obtain input from the neighborhqa
applicant's request and to obtain input from the neighborhood
about this project. During the meeting, the Chair will lead
about this project. During the meeting, the Chair will lead the
public hearing through the following steps:
public hearing through the following steps:
What Happens
at the Meeting:
at the Meeting:
1. Staff will give an overview of the proposed project.
2. The applicant will present plans on the project.
2. The applicant will present plans on the project.
3. Comments are received from the public.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses
4. Public hearing is closed and the Commission discusses
the project.
the project.
If you want to see the plans before the meeting, please stop
If you want to see the plans before the meeting, please stop
by City Hall during office hours, 8:00 a.m. to 4:30 p.m.,
by City Hall during office hours, 8:00 a.m. to 4:30 p.m.,
Monday, through Friday. If you wish to talk to someone about
Monday through Friday. If you wish to talk to someone about
Questions &
this project, please contact Bob Generous at 952.227-1131 or
Comments:
e-mail bcenerous@ci.chanhassen.mn.us. If you choose to
submit written comments, it is helpful to have one copy to the
submit written comments, it is helpful to have one copy to the
department in advance of the meeting. Staff will provide
department in advance of the meeting. Staff will provide
copies to the Commission.
copies to the Commission.
City Review Procedure:
• Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Weiland Alterations,
Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the
Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the
application In writing. Any interested party is invited to attend the meeting.
• Staff prepares a report on the subject application that includes all pertinent information and a recommendation.
These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of
the report and a recommendation. The Item will be opened for the public to speak about the proposal as a part of
the hearing process. The Commission will close the public hearing and discuss the item and make a
recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning
Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the
City Council except rezonings and land use amendments from residential to commercial/industrial.
• Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant
waives this standard. Some applications due to their complexity may take several months to complete. Any
person wishing to follow an item through the process should check with the Planning Department regarding its
status and scheduling for the City Council meeting.
• A neighborhood spokespersonlrepresentative is encouraged to provide a contact for the city. Often developers
are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the
project with any interested person(s).
• Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and
any correspondence regarding the application will be included in the report to the City Council. If you wish to have
something to be included in the report, lease contact the Planning Staff person named on the notification.
Notice of Public Hearing
Chanhassen Planning Commission Meeting
Date & Time:
Tuesday, December 7, 2004 at 7:00 p.m.
Location:
City Hall Council Chambers, 7700 Market Blvd.
Request for Rezoning from Rural Residential (RR) to Single -
Family Residential (RSF) and Preliminary Plat Approval for a
Proposal:
43 -lot Subdivision with Variances for private streets -
Pinehurst
Planning File:
04-36
Applicant:
Plowshares Development, LLC.
Property
Lots 1 & 2, Old Slocum Tree Farm (6620 & 6640 Galpin
Location:
Boulevard)
A location map is on the reverse side of this notice.
The purpose of this public hearing is to inform you about the
applicant's request and to obtain input from the neighborhqa
about this project. During the meeting, the Chair will lead
public hearing through the following steps:
What Happens
at the Meeting:
1. Staff will give an overview of the proposed project.
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses
the project.
If you want to see the plans before the meeting, please stop
by City Hall during office hours, 8:00 a.m. to 4:30 p.m.,
Monday, through Friday. If you wish to talk to someone about
Questions &
this project, please contact Bob Generous at 952-227-1131 or
Comments:
e-mail bcenerous@ci.chanhassen.mn.us. If you choose to
submit written comments, it is helpful to have one copy to the
department in advance of the meeting. Staff will provide
copies to the Commission.
City Rev—tow Procedure:
• Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Weiland Altera
Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the
Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the
application in writing. Any interested party is invited to attend the meeting.
• Staff prepares a report on the subject application that includes all pertinent information and a recommendation.
These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of
the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of
the hearing process. The Commission will close the public hearing and discuss the item and make a
recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning
Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the
City Council except rezonings and land use amendments from residential to commerclaVindustrial.
• Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant
waives this standard. Some applications due to their complexity may take several months to complete. Any
person wishing to follow an item through the process should check with the Planning Department regarding its
status and scheduling for the City Council meeting.
• A neighborhood spokesperson/representative is encouraged to provide a contact for the city. Often developers
are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the
project with any interested person(s).
• Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and
any correspondence regarding the application will be included in the report to the City Council. If you wish to have
something to be included in the report, please contact the Planning Staff person named on the notification.
0
Subject Site
urscruams • I NS map is neither a legally recorded map nor a survey and is not intended to
be usetl as one. This map is a cwrpi110m of reccrtls, information and data located in various
city, county, state and federal offices and other sources regarding Me area shown, and is to be
used for reference puryoses only. The Qty does not warrant that the Geographic hdomatim
System (GIS) Data used to prepare this map are error free, and the Qty does not represent that
the GIS Data can be used for navigational, tracking or any other purpose requiting exacting
measurement of distance or Sraction or precision in Me depiction of geographic features. 0
errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is
provided pursuant to Minnesota Statutes §466.03, Subtl. 21 (20D0), and the user of this map
acknoWedges that the Gty shall not be liable for any carriages, and expressly waives all claims,
and agrees to Wend, indemnify, and hold hamiess the Qty from any and all claims brought by
User, its employees or agents, or third parties which area out of Me users access or use of data
provided.
be used as one. This map is a compilation d records, infomretion aM data located in various
city, county. State and federal offices and after sources regarding the area shown, and is to be
used for reference Wrpoaes only. The Qty does not wamam that Me Geographic Information
System (GIS) Data used to prepare "a map are error free, and Me City does not represent Mat
Me GIS Data can be used for naviga0mal, tracking or any other purpose recOnN exacting
meawrement d distance Of direction or precision in Me depiction of geographic features. 0
mons or discrepancies aro fowl please coMact 952-227.1107. The preceding disclaimer is
providetl pursuant to Minnesota Statutes §466.03, Subtl. 21 (2000), and the user of this map
acknoWedges that Me City shall not be liable for any damages, and expressy, waives all claim.
and agrees to defend, indemnily, and hold harmless Me City Iorn any aM all clams brought by
User, its employees or agents, or third parties which arse out of the users access or use of data
provided.
LI
Public Hearing Notification Area (500 feet)
Pinehurst
City of Chanhassen
Planning Case No. 04-36
m
Subject
Site
C„
ALEXNORTHWOODS LLC JOHN F & MARIELLEN WALDRON MARY TRIPPLER
C/O UPTOWN PROPERTIES 1900 LAKE LUCY RD 1931 CRESTVIEW CIR
PO BOX 16314
ST LOUIS PARK MN 55416 EXCELSIOR MN 55331 EXCELSIOR MN 55331
CHARLES C HICKS & KRISTIN F PAUL KENNETH W & NANCY C EATO
1941
VICKY R CRESTVIEW CIR
1941 WHITETAIL RIDGE CT 1950 WHITETAIL RIDGE CT
EXCELLSIORSIOR MNN 55331 CIR EXCELSIOR MN 55331 EXCELSIOR MN 55331
PATRICIA HELENE STAMP &
TROY PAPPAS &
GESTACH & PAULSON
GORDON L STAMP
KARI A BRACKELSBERG
CONSTRUCTION
1960 WHITETAIL RIDGE CT
1961 CRESTVIEW CIR
200 CHESTNUT ST N
EXCELSIOR MN 55331
EXCELSIOR MN 55331
CHASKA MN 55318
BRUCE A & JEAN A MATTSON
BRIAN J HABAS &
JEFFREY A JORGENSEN &
2020 CRESTVIEW DR
SUSAN B LAINE
HELENA B STAFKO
EXCELSIOR MN 55331
2021 HIGHGATE CIR
2028 HIGHGATE CIR
MICHAEL G SCHULTZ
CHANHASSEN MN 55317
CHANHASSEN MN 55317
COURTNEY W &CHRISTINECLAWILLIAM C & JUDITH J ASHENBACH MICHAEL J STACHOWSKI
2040 H N 2041 65TH ST W 2050 CRESTVIEW DR
CHANHASSEN
HIGHGATE
MN 55317 IGHGATE CIR EXCELSIOR MN 55331 EXCELSIOR MN 55331
CHA
PAUL S TUNGSETH MICHAEL A & CHERIE M WITYNSKI VINCENT G & DONNA CIGNARELLA
2051 CRESTVIEW DR 2051 HIGHGATE CIR 2058 HIGHGATE CIR
EXCELSIOR MN 55331 CHANHASSEN MN 55317 CHANHASSEN MN 55317
BERNARD C JR & SANDRA BENZ GREGORY M & LAURA J ELDER ARNON & PATRICIA M REESE
2061 65TH ST W 2076 HIGHGATE CIR 2080 CRESTVIEW DR
EXCELSIOR MN 55331 CHANHASSEN MN 55317 EXCELSIOR MN 55331
STEVEN S & LORI A ABBLETT
CHARLES R & BEVERLY J JACKSON
LARRY A & SUE A MARTY
2081 CRESTVIEW DR
2110 CRESTVIEW DR
2117 LAKE LUCY RD
EXCELSIOR MN 55331
EXCELSIOR MN 55331
CHANHASSEN MN 55317
JUDITH E ALEXANDER
JIANPING MEI &
AUBREY WEATHERLY &
2122 LAKE LUCY RD
RUOPEI CAO
ROBIN WEATHERLY
CHANHASSEN MN 55317
2135 LAKE LUCY RD
2144 LAKE LUCY RD
CHANHASSEN MN 55317
CHANHASSEN MN 55317
MICHAEL G SCHULTZ
DOUGLKAS E & DEBRA A LANASA
GREGORY S LOHRENZ
2150 CRESTVIEW DR
2151 LAKE LUCY RD
2165 LAKE LUCY RD
EXCELSIOR MN 55331
CHANHASSEN MN 55317
CHANHASSEN MN 55317
STEPHEN J & LAURIE A KERKVLIET
2201 LAKE LUCY RD
CHANHASSEN MN 55317
TROY A BADER &
GINA SAUER
2244 LAKE LUCY RD
CHANHASSEN MN 55317
0 0
KENNETH F & KRISTEN L THATCHER
2219 LAKE LUCY RD
CHANHASSEN MN 55317
CARY L SINN
2249 LAKE LUCY RD
CHANHASSEN MN 55317
ALLEN R & ELIZABETH ANN TAYLOR LAKE IND SCHOOL DIST 276
2340 TRUSTEES OF TRUST 5621 HIGHWAY 101
CHANHASSEN
MN 55317 T
MINNETONKA MN 55345
CHAMRD
RICHARD E & KAREN HERRBOLDT
6464 MURRAY HILL RD
EXCELSIOR MN 55331
DANA F NICHOLSON &
DEBRA A PITTMAN
6500 GALPIN BLVD
EXCELSIOR MN 55331
JOHN A & DEBORAH S MASCHOFF
6613 BRENDEN CT
CHANHASSEN MN 55317
BRECK O & MARLIESE JOHNSON
6621 GALPIN BLVD
EXCELSIOR MN 55331
JAMES M & DEBRA I RONNING
6640 GALPIN BLVD
EXCELSIOR MN 55331
WILLIAM O & KRISTEN K FLANAGAN
6653 BRENDEN CT
CHANHASSEN MN 55317
DOUGLAS E & MARY K JOHNSON
6474 MURRAY HILL RD
EXCELSIOR MN 55331
DORIS L NIKOLAI REV TRUST
6570 GALPIN BLVD
EXCELSIOR MN 55331
DAVID L & HOLLY J JESSEN
6618 BRENDEN CT
CHANHASSEN MN 55317
MARK CONRAD GREGERSON
6633 BRENDEN CT
CHANHASSEN MN 55317
STEVEN W & WENDY LAM BURESH
6651 GALPIN BLVD
EXCELSIOR MN 55331
MICHAEL L & AMY C DEGENEFFE
6654 BRENDEN CT
CHANHASSEN MN 55317
KEITH A & ERIN E RADEN
2237 LAKE LUCY RD
CHANHASSEN MN 55317
CLEONE B FOSTER
2275 LAKE LUCY RD
CHANHASSEN MN 55317
SCOTT G & LISA B CHRISTIAN
5450 TAMARACK CIR
HOPKINS MN 55345
CAROL ASLESEN CHILD
6482 MURRAY HILL RD
EXCELSIOR MN 55331
CHARLES R & KATHLEEN J
MOWREY
6610 BRENDEN CT
CHANHASSEN MN 55317
NANCY K MANCINO
6620 GALPIN BLVD
EXCELSIOR MN 55331
PAUL J & KRISTI L BORCHERT
6636 BRENDEN CT
CHANHASSEN MN 55317
DENNIS M & JOAN E CLARK
6651 HAZELTINE BLVD
EXCELSIOR MN 55331
JOSEPH R COOK &
KATHLEEN L HUNTINGTON
6672 BRENDEN CT
CHANHASSEN MN 55317
KIMBERLY KRAMER GOERS BRADLEY D HIMLE ERIC M & PATRICIA E BURDON
6673 BRENDEN CT 6681 GALPIN BLVD 6690 BRENDEN CT
CHANHASSEN MN 55317 EXCELSIOR MN 55331 CHANHASSEN MN 55317
JASON P & TINA M SCHREUR
6691 GALPIN BLVD
EXCELSIOR MN 55331
KIMBERLY K GOERS
6709 BRENDEN CT
CHANHASSEN MN 55317
DRU N & HIMAN SHU RAI
6724 MANCHESTER DR
CHANHASSEN MN 55317
JOHN MARK & JANICE RAE MOBERG
6738 MANCHESTER DR
CHANHASSEN MN 55317
DAVID M & JULIE A FUECKER
6751 MANCHESTER DR
CHANHASSEN MN 55317
THOMAS & MARY KUHN
6693 BRENDEN CT
CHANHASSEN MN 55317
HERBERT M & DONNA M HILLMAN
6716 BRENDEN CT
CHANHASSEN MN 55317
SANG C & NHI T KY
6729 BRENDEN CT
CHANHASSEN MN 55317
WILLIAM F & JEANNE A KRAKE
6739 MANCHESTER DR
CHANHASSEN MN 55317
DANIEL D & DENISE A OLSON
6776 MANCHESTER DR
CHANHASSEN MN 55317
DON W & CHRISTINE A ANTHONY
6700 BRENDEN CT
CHANHASSEN MN 55317
LESTER A COYER &
ANNETTE D MCEWAN-COYER
6719 BRENDEN CT
CHANHASSEN MN 55317
DANE S & LISA D DOESCHER
6732 BRENDEN CT
CHANHASSEN MN 55317
STEPHEN M & HEATHER L PINT
6750 BRENDEN CT
CHANHASSEN MN 55317
EDWARD M & CHERYL A
BLACKFORD
6788 MANCHESTER DR
CHANHASSEN MN 55317
RICHARD A &JUDITH LINDELL BRUCE S & HELEN TERESA SMITH RICH SLAGLE
RENO R LINDELL 9 HAWKINS DR 7411 FAWN HILL ROAD
NEW HOPE MN 55427 39TH AVE N NORTHPORT NY 11768 CHANHASSEN MN 55317
NE
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r PLOWSHARES
DEVELOPMENT, LLC
December 30, 2004
City Council Member
City of Chanhassen
7700 Market Blvd
Cbanhassen, MN 55317
Re: Pinehurst Preliminary Plat
Dear City Council Member,
On January 10'x, 2005 we will be presenting our Preliminary Plat for the Pinehurst
Subdivision. We have worked hard with City Staff and the Planning Commission to create a
quality neighborhood that will be a wonderful addition to the city. Below you will find an
explanation of a few of the remaining items for discussion on Jan 1 &. We appreciate your
time consideration and look forward to a successful project.
Condition O: A standard cul-de-sac turnaround for emergency vehicles will be
required at the north end of Street B.
This recommendation by the Planning Commission eliminates the connection between the
Pinehurst and Shively neighborhoods. City Staff and Plowshares Development believe the
connection should be made and is vital for the following reasons: (Exhibit A)
I. City Staff is requiring a road connection to the Shively Addition based upon the
Transportation policy in the Comprehensive Plan:
a "!Ls part ofplatting, eacb detrlopment sbould provide dedication and improvement of
public streets consistent nntb the standards found in city ordinances. The city w Ilpm rete
the pmtowN of street andpedestrian connection to maximum safety and ease of access. " P.
55
b. `Tt is the city's polity to require interconnections between neighborhoods to foster a sense of
community, to improve safety and to provide convenient access for residents. " P. 76
2. It makes sense to plan for the future. Eventually, the properties along Crestview
Drive will redevelop into a more intensive use — at which time the road connection
will be important to the City in order for it to provide essential city services.
3. If the City Council determines that a connection is not justified, Plowshares would
ask that the design alternative (Exhibit B) with a private street and cul-de-sac be
approved in its place. This design eliminates a road connection, but incorporates the
trail connection and an easement for a sewer connection.
CITY OF CHANHASSEN
RECEIVED
DEC 3 0 2004
/n the business of buying, selling, and deep/aping land.
CHANHASSEN PUNNING DEPT
phone 952.361.0832 fax 952.361.0833
1851 Lake Drive West, Suite 550 Chanhassen, Minnesota 55317
www.ptowsharesdevetopment.com
n
PLOWSHARES
DEVELOPMENT, LLC
Condition P: Eliminate Lot 27 and shift proposed pond to the north to eliminate
some of the retaining wa1L
Plowshares Development disagrees with Staff and the Planning Commission on this
recommendation for the following reasons:
1. Lot 27 conforms to all city ordinances and does not require a variance.
a. Lot size 18,232 sq ft — City ordinance requires a 15,000 sq ft minimum Lot
27 is roughly 20% larger than City requirements.
b. Front, rear and side setback meet or exceed City requirements.
c. Drainage and slope ratios meet or exceed City engineering standards.
2. The site has been designed to maximize tree preservation and to provide for regional
ponding. Eliminating Lot 27 does not significantly reduce the retaining walls and
saves no additional trees. At City Staffs request, the proposed pond has already
been oversized to incorporate both the Pinehurst and Shively addition
developments.
3. Plowshares Development and Lundgren Brothers have a long history of quality
home building. We would not propose a lot that had potential liability issues. We are
confident in the design and stand behind out proposal In additional we are
proposing the following to alleviate staffs concerns:
a. Westwood Professional Services (the project engineer) has finalized an
engineering report and illustration that demonstrates how site drainage will
work. This will alleviate Staffs concerns related to drainage. See Exhibit C
& D.
b. Plowshares proposes to have the sodded and landscaped lot surveyed to
ensure compliance with the final engineered plan.
Condition Q: The applicant shall work with staff to further investigate the feasibility
of a sewer connection before action is taken to delete the western sanitary line; all
sanitary sewer must drain to Manchester Drive.
Plowshares Development agrees with the Planning Commission on this recommendation for
the following reasons:
1. Without the sewer connection to Lake Lucy, the depth of the sewer in the Pinehurst
development will be excessively deep (40-45�. Under this scenario the proposed
sewer line will be difficult to access and expensive to maintain.
2. Staff had raised concerns about accessibility of the proposed line for cleanout and
maintenance. Since the Planning Commission meeting, Plowshares has worked with
staff to provide an alternative that alleviates their concerns. 'Ibis alternative avoids
40-45' deep sanitary sewer and provides easily accessible maintenance of the sewer
line.
in the business of buying selling, and developing land
phone 952.361.0832 fax 952.361.0833
1851 Lake Drive West, Suite 550 Chanhassen, Minnesota 55317
www. p lowsharesdeve lop nne ntxom
0
PLOWSHARES
DEVELOPMENT, LLC
Condition 8: The applicant will work with staff to incorporate a tot lot or similar
Playground facility within this development which will help preserve trees:
Plowshares Development disagrees with the Planning Commission recommendation for the
following reasons:
1. City Staff and the Park Board did not recommend a tot lot or park in the Pinehurst
neighborhood. Therefore, City Staff has indicated that they are not interested in
providing a parkland dedication credit for the Pinehurst Development
2. The City's Park Plan does not indicate a park in the location of the Pinehurst
neighborhood. This is primarily due to the close proximity of the following park and
recreation areas:
a. Minnetonka West Middle School is immediately adjacent to the Pinehurst
Development The middle school provides ample ball fields and tennis
courts.
b. Pheasant Hill Park is within a'/s mile of the neighborhood and within the 'h
mile standard of city park spacing. Pheasant Hill provides a large open space
and tot lot/playground equipment
c. Lake Minnewasbta Regional Park is within a % mile of the neighborhood.
3. Plowshares Development and Lundgren Brothers have a long history of building
quality neighborhoods within the City of Chanhassen and have a deep understanding
of our buyer profile. Our combined experiences suggest that the families of the
Pinehurst neighborhood will prefer private backyard playground equipment over a
tot lot
4. Plowshares Development is willing to donating 2.8 acres (Outlot A) to the City that
could be used for parkland or tot lot at a future date.
Condition 9. Provide an access trail from this neighborhood to Minnetonka West
Middle School.
Plowshares Development agrees with the Planning Commission and Staff recommendation.
Staff and Minnetonka School District have indicated that the best location for the trail access
is through the Shively addition to the north. This connection will provide excellent access to
the middle school amenities and furthers the rational of connecting the Shively and
Pinehurst neighborhoods. See Exhibit A & B.
Thank you for your time and consideration,
Plowshares Development, LLC
1851 Lake Drive West, Suite 550
Chanhassen, MN 55317
952-361-0832
In the business of buying, selling, and developing land
phone 952.361.0832 fax 952.361.0833
1851 Lake Drive West, Suite 550 Chanhassen, Minnesota 55317
www.plowsharesdevetopment.com
0 0
CRESTVIEW LANE CONNECTION -
PROPOSED PLAN
PLOWSHARES 4W UMI no
DEVELOPMENT, LLC -
0 0
CRESTVIEW LANE CONNECTION -
ALTERNATIVE OPTION
EXHIBIT B
PLOWSHARES
DEVELOPMENT, LLC V: -
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Westwood Professional Service Rc.
PLANNING. ENGINEERING. SURVEYING
December 30, 2004
EJOIIBIT D
City Council
City of Chanhassen
7700 Market Bvld.
P.O.Box 147
Chanhassen, MN 55317
Re: Lot 27, Block 1 Engineering Performance Review Pinehurst Development Ref. 20041064
Dear Chanhassen City Council Members:
7599 Anagram Drive
Eden Prairie, IAN 55344
Phwre: 952-937-5150
Fax: 952-937-5822
Toll free: l-888-937-5150
E-mail: vvps®westvroodp&wrr,
ST. CLOUD
BRAINERD
Based on discussions with staff and comments made at the Planning Commission meeting, the main concern on lot
27 is drainage and more specifically drainage from the back yards of lots 24-26.
The City/Watershed requires that the lowest opening of structures adjacent to a pond, as is the case with Lot 27, be a
minimum of 3 feet above the 100 -year high water level of the pond. Lot 27's lowest opening exceeds the city's
requirements at 3.1 feet above the 100 -year high water level mark.
Lowest openings also need to be set a minimum of 2 feet above the emergency overflow of the pond. Lot 27 is
proposed to be 3 feet above the emergency overflow which exceeds the requirements of the City and Watershed.
To facilitate proper drainage, a catch basin is proposed on the side lot line. Intercepting water from the swale will be
the primary function of the inlet to prevent runoff across the driveway, over the curb and gutter, and over sidewalk
within the street right-of-way.
Since the Planning Commission meeting, a check on the depth of water that would be in the swale on the side lot
line of Lot 27 was made. The approach was conservative. It was assumed that the front and back halves of the
building areas from lots 24, 25, and 26 would enter the proposed Swale on the side of Lot 27. Typically, the front
half of homes drain to the street. The drainage area used for the calculation is overstated by incorporating additional
area not normally included. Based on the conservative approach, the computed depth of water during a 100 -year
event flowing in the swale would be less than 2 inches based on a 3' wide Swale.
Staff had a concern in previous meetings that the swale on the side of Lot 27 would not get constructed properly.
Normally, a record grading plan would be required after the mass grading operation is complete and then once again
immediately after the home is constructed. In addition to this requirement, Plowshares and Lundgren Brothers have
asked Westwood to survey the lot after the landscaping and sodding is complete to ensure to the homeowner and the
City that the drainage will not be altered from the design on the grading plan
The grades around the building pad are designed to convey all surface water away from the building. This is
standard practice for grading design and prevents surface water from infiltrating down a foundation wall and into a
basement.
Lot 27 is proposed as a properly functioning and desirable lot based on solid design and drainage verification. The
lot is in conformance with City codes for area, setbacks, elevations above the 100 -year high water level of the pond,
and general drainage away from the building pad. From an engineering perspective, Lot 27 mets and exceeds City
requirements and standard engineering practices. Westwood has designed and overseen the construction of many
lots with similar design and sees no cause for alarm related to this lot. As Project Manager for the Pinehurst
Designing the Future Todagsince 1972
Chanhassen City Council Members
December 30, 2004
Page 2
Development, I am confident that the combined experience of Plowshares Development, Lundgren Brothers, and
ourselves will ensure that Lot 27 is properly designed and constructed.
Sincerely,
WESTWOOD PROFE�SS�IONAALL SERVICES, INC.
Chris Moehrl, PE, LSIT
Project Manager
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Planning &
Preliminary plat for Pinehurst Addition with a variance for the use of
0`{-31,
Private streets, plans prepared by Westwood Professional Services, Inc.,
Fax: 952.227, 1110
dated 9/17/04, revised 9/22/04 and 11/05/04.
Wndla
1591 P
1591 Park Road
MEMORANDUM
Phone: 952.227.1300
TO: Todd Gerhardt, City Manager
PROPOSAL SUMMARY
CITYOF
FROM: Bob Generous, Senior Planner
Phone: 952227.1125
CRUSEN
Fax: 952 2271110
right-of-way for public streets, Pinehurst Addition. The developer will be donating
Web site
DATE: March 14, 2005
www.cl.chanhasseamn.us
7700 Market Boulevard
PO Boz 147
Chanhassen, MN 55317
SUBJ: Final Plat Approval for Pinehurst
Planning Case No. 04-36
Administration
Phone: 952.227.1100
Fax: 952.227.1110
PROPOSAL SUMMARY
Building Inspeetlom
Phone: 952.227.1100
Fax: 952.227.1190
The applicant is requesting final plat approval for Pinehurst creating 43 lots, 2
outlots, right-of-way for public streets and two private streets. The proposal
Engineering
includes approximately 28 acres. The development complies with the Single -
PPm � Y P P g
Fax:
Fax: 952.2271170
Family Residential (RSF) District regulations.
FinanceBACKGROUND
Phone: 9522.227.1140
Fax: 952.2271110
On January 10, 2005, the Chanhassen City Council approved the following:
Park &Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Rezoning of the 27.62 acres located within the Pinehurst subdivision from
Recreation center
Rural Residential (RR) to Single -Family Residential (RSF);
2310 Coulter Boulevard
Phone: 952.227.1400
And,
Fax: 952 227,1404
Planning &
Preliminary plat for Pinehurst Addition with a variance for the use of
Natural Resources
Phone: 952.227.1130
Private streets, plans prepared by Westwood Professional Services, Inc.,
Fax: 952.227, 1110
dated 9/17/04, revised 9/22/04 and 11/05/04.
Wndla
1591 P
1591 Park Road
FINAL PLAT
Phone: 952.227.1300
Fax: 9522271310
PROPOSAL SUMMARY
Senior Center
Phone: 952227.1125
The applicant is requesting final plat approval for 43 lots, 2 outlots and associated
Fax: 952 2271110
right-of-way for public streets, Pinehurst Addition. The developer will be donating
Web site
Outlot A to the City for permanent open space and Outlot B for a storm water pond.
www.cl.chanhasseamn.us
The proposal includes approximately 28 acres.
SURFACE WATER MANAGEMENT PLAN (SWMP)
SURFACE WATER MANAGEMENT FEES (Note — SWMP fees were revised
effective January 1, 2005.)
Tha City o Chanhassen • A growing community with clean lakes, quality schools, a charming downtown, Ihriviag businesses, winding Ira iIs, and beautiful parks. A great place to live, work, and Olay.
Final Plat — Pinehurst Addition •
Planning Case 04-36
March 14, 2005
Page 2
Water Quality Fees
Because of the impervious surface associated with this development, the water quality fees for
this proposed development are based on single-family residential development rates of
$1,093/acre. Based on the proposed developed area of 23.68 acres, the water quality fees
associated with this project are estimated to be $25,882.24.
Water Quantity Fees
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 $2,705 per developable acre.
This results in a water quantity fee of approximately $64,054.40 for the proposed development.
SWMP Credits
The developer is providing storm water ponding for off-site developments. For the oversizing of
the pond, the developer is being granted a credit of $11,902.77. For the installation of the outlet
control structure, the developer is provided an additional credit of $2,500.00.
Based on the proposed development area of 23.68 acres, the estimated total SWMP fee, due
payable to the City at the time of final plat recording, is $75,522.87.
WETLANDS
Three ag/urban wetlands exist on-site. Wetlands were delineated by Westwood Professional
Services on July 15, 2004. The total area of wetlands is 0.14 acres (6,098 square feet). No
wetland impacts are proposed.
LANDSCAPING AND TREE PRESERVATION
The developer has revised the plan to attempt to preserve additional trees. While they have been
able to increase some areas of tree preservation, they will have to eliminate trees in other areas,
especially for the utility extensions. The landscape plan shall include a minimum of 260 trees. A
final revised plan must be submitted to the City for approval prior to recording the final plat.
PARK & RECREATION
Comprehensive Park Plan
The proposed Pinehurst development is located within the municipal park service boundaries of
Pheasant Hill Park and Herman Field Park. In addition, the property is directly adjacent to the
Minnetonka Middle School West campus and a short drive or walk from Lake Minnewashta
Regional Park. These three facilities will provide future residents significant access to park and
r
Final Plat — Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 3
open space resources. No additional parkland dedication is recommended as a condition of this
plat. Full park fees shall be collected at the rate in force at the time of final plat. For the 41
additional single-family lots, a total park fee of $164,000.00 will be required based on 2005 park
fees.
Comprehensive Trail Plan
The site does not contain or directly access any portion of the City's trail plan. A sidewalk or
trail connection to the Middle School Campus should be included as a condition of approval. In
addition, appropriate sidewalks connecting to the east and south should be included.
GRADING, DRAINAGE & EROSION CONTROL
The existing site is about 28 acres and has tree cover over approximately 18 acres (65% of the
parcel.) The existing parcel has a wide variety of grade changes within its limits. The site
elevations range from a high of 1070± to a low of 1006±. These severe elevation differences
make this site a challenging one to both develop and minimize grading. The plans propose to
grade about 75-80% of the site for the 43 new house pads, a proposed street system, four cul-de-
sacs and a stormwater pond. The proposed grading will prepare the site for full basement, look-
out and walk -out type house pads. Retaining walls are proposed in numerous locations
throughout the site. The applicant must be aware that any retaining wall over four feet in height
must be designed by a registered civil engineer and a permit from the City building department
must be obtained. In addition, encroachment agreements will be required for any retaining wall
within a public easement.
The existing site drainage is encompassed within two different drainage areas. Under existing
conditions, the western part of the site drains off-site to an existing wetland to the west; the
eastern part of the site drains off-site to the south. Under developed conditions, the applicant is
proposing to capture all of the street drainage, all of the frontyard drainage and some rearyard
drainage from the interior lots. This stormwater will be conveyed via storm sewer to a proposed
pond in the south center of the site for treatment. The proposed pond has been designed to
National Urban Runoff Program (NURP) standards with maximum 3:1 slopes and a 10:1 bench
at the NWL. In addition, the proposed ponding is sized to accommodate the drainage generated
from the property to the north, as shown in the City's Surface Water Management Plan (SWMP).
Drainage calculations for the site have been submitted and only minor changes remain. The
applicant is required to meet the existing site runoff rates for the 10 -year and 100 -year, 24-hour
storm events. Storm sewer sizing calculations have also been submitted. The storm sewer must
be sized for a 10 -year, 24-hour storm event. Drainage and utility easements have been dedicated
on the final plat over the public storm drainage system including ponds, drainage swales, and
wetlands up to the 100 -year flood level.
Proposed erosion control must be developed in accordance with the City's Best Management
Practice Handbook (BMPH). Staff recommends that Type II silt fence, which is a heavy duty
fence, be used adjacent to the existing wetland, existing creek area, and around the proposed
Final Plat — Pinehurst Addition •
Planning Case 04-36
March 14, 2005
Page 4
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. All disturbed areas, as a result of construction, must be seeded and
mulched or sodded immediately after grading to minimize erosion. The applicant should be
aware that any off-site grading will require an easement from the appropriate property owner. If
importing or exporting material for development of the site is necessary, the applicant will be
required to supply the City with detailed haul routes.
UTILITIES
Municipal sewer and water service is available to the site from Manchester Drive and water
service is available from Galpin Boulevard. The water and sewer mains will be extended north
from Manchester Drive to serve the site. The watermain will then be looped with the existing
12 -inch diameter main along Galpin Boulevard. In addition, water will be extended to the north
property line for future development of the parcel to the north. The water and sewer is also
proposed to be extended within the two private streets off of Pinehurst Drive. The watermain in
Amberwood Lane is proposed to be connected with the existing watermain from the Brenden
Court private street to the west. This watermain connection will provide a "looped" system for
the majority of the western side of the site. In order to provide future access to this watermain
for maintenance purposes, staff is recommending that the existing bituminous driveway over the
watermain off Brenden Court remain.
The applicant is also proposing a second gravity sewer line to serve the western two-thirds of the
site. This sewer line, which runs from Amberwood Lane to an existing manhole in Lake Lucy
Road, is proposed to go south outside of the pavement and right-of-way, through three of the
proposed lots and cross over City -owned property prior to connecting to the existing sewer line
in Lake Lucy Road. The applicant will directional bore this sewer line in order to minimize the
amount of environmental degradation. The installation of this line will alleviate the need for a
very deep (40' +) sewer line in Pinehurst Drive.
The underlying property has been previously assessed for sewer and water improvements and
those assessments have been paid. The sanitary sewer and water hookup charges along with the
Lake Ann Interceptor charge will be applicable for each of the new lots. The 2005 trunk hookup
charge is $1,458.00 per unit for sanitary sewer and $2,955.00 per unit for watermain. The total
2005 Lake Ann Interceptor charge is $2,270 per unit and the SAC fee is $1,525.00 per unit. All
of these charges are based on the number of SAC units assigned by the Metropolitan Council.
Sanitary sewer and water -main hookup fees may be specially assessed against the parcel at the
time of building permit issuance.
All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Upon completion of the utility
improvements, the utilities will be turned over to the City for maintenance and ownership. The
applicant is also required to enter into a development contract with the City and supply the
necessary financial security in the form of a letter of credit or cash escrow to guarantee
installation of the improvements and the conditions of final plat approval. The applicant must be
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Final Plat — Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 5
aware that all public utility improvements will require a pre -con meeting before building permit
issuance. Permits from the appropriate regulatory agencies will have to be obtained, including
but not limited to the MPGA, Department of Health, and Carver County.
STREETS
The plans propose two full accesses to the site; one off of Galpin Boulevard from the east side
and the other from the extension of Manchester Drive to the south. Additionally, Hemlock Lane
will be extended to the north property line to allow for a future street connection with Crestview
Drive when the property to the north is developed. A temporary cul-de-sac turnaround for
emergency vehicles will be required at the north end of Hemlock Lane along with a sign stating
that the road will be extended in the future. All of the proposed public streets comply with the
minimum required right-of-way and pavement widths.
The applicant is proposing two private streets off of Pinehurst Drive. The private streets are each
shown with a 20 -foot pavement width, per City code. In addition, the private street must be built
to a 7 -ton design and enclosed within a 30 -foot private easement. The developer will be required
to submit inspection/testing reports from an independent geotechnical firm that the street is built
to a 7 -ton design.
As with past developments that access off of Galpin, a right -turn lane into the site is required to
be constructed. During the preliminary plat approval process, concerns were raised about the
proposed design length of the turn lane. The tum lane is designed so that it will not conflict with
an existing driveway to the north. City staff, the applicant's traffic engineer, and Carver County
have all reviewed the design and believe the turn length is sufficient. Based on the fact that 43
lots could potentially access the site from the Pinehurst Drive entrance on Galpin, this translates
into approximately 430 total vehicle trips/day (assuming 10 trips/day/lot). In the P.M. peak hour
when the turn lane would be most heavily used, Pinehurst Drive could be expected to serve
approximately 50 trips divided as follows: approximately 30 trips entering the site and
approximately 20 trips exiting the site.
Given the proximity of the site to TH 5, it could be reasonably assumed that the majority of trips
will be destined to from TH 5 (i.e., to/from the south). Therefore, the right tum lane from Galpin
into the site will serve a small amount of the site entering trips. Assuming, conservatively, that
25% of the site traffic will come to/from the north, this translates into P.M. peak hour traffic of 8
trips into the site from the right tum lane. In other words, it can be expected that on average, a
vehicle will be using the right turn lane about every 7 to 8 minutes. Given the very low expected
southbound right tum volume from Galpin and the fact that the right turn from a dedicated tum
lane will be an unimpeded movement, staff concurs with the adequacy of the 94 -foot turn lane as
designed.
0 0
Final Plat - Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 6
COMPLIANCE TABLE
Area (square feet)
Frontage (feet)
Depth (feet)
Setback (feet)
Code
15,000
90, 100 on private
street
125
Front - 30, side -10,
rear - 30, wetland
buffer - 40
Lot 1, Block 1
18,413
110
135
30, 10, 30, na
Lot 2, Block 1
16,486
101
132
30, 10, 30, na
Lot 3, Block 1 123,324
106
189
30, 10, na, na
Lot 4, Block 1
19,249
176
165
30, 10, 30, na
Lot 5, Block 1
17,355
123
189
30, 10, 30, na
Lot 6, Block 1
16,189
122
168
30, 10, 30, na
Lot 7, Block 1
20,221
56 @
139
30,10, 30, na
Lot 8, Block 1
15,996
49 @
145
30,10, 30, na
Lot 9, Block 1
29,879
123
358
30, 10, 30, 40
Lot 10, Block 1
37,037
100
380
30, 10, 30, na
Lot 11, Block 1
25,240
69 @
296
30, 10, 30, na
Lot 12, Block 1
20,487
95
226
30, 10, 30, na
Lot 13, Block 1
19,574
111
205
30, 10, 30, na
Lot 14, Block 1
31,944
209
178
30, 10, 30, 40
Lot 15, Block 1
29,489
137
198
30, 10, 30, 40
Lot 16, Block 1
27,576
83 #
219
30, 10, 30, na
Lot 17, Block 1
24,030
103
172
30, 10, 30, na
Lot 18, Block 1
23,009
80 @
210
30, 10, 30, na
Lot 19, Block 1
18,446
80 @
176
30, 10, 30, na
Lot 20, Block 1
19,290
80 @
169
30, 10, 30, na
Lot 21, Block 1
15,361
81 @
150
30, 10, 30, na
Lot 22, Block 1
15,935
106
137
30, 10, 30, na
Lot 23, Block 1
15,452
131
139
30, 10, 30, na
Lot 24 Block 1
15,743
134
152
30, 10, 30, na
Lot 25, Block 1
15,850
110
165
30, 10, 30, na
Lot 26, Block 1
17,649
139
165
30, 10, na, na
Lot 27, Block 1
18,323
182
182
30, 10, 30, na
Lot 1, Block 2
18,008
156
176
30, 10, 30, na
Lot 2, Block 2
18,292
118
131
30, 10, na, na
Lot 3, Block 2
16,393
88 @
158
30, 10, 30, na
Lot 4, Block 2
16,163
106
142
30, 10, 30, na
Lot 5, Block 2
15,972
112
143
30, 10, 30, na
Lot 6, Block 2
16,019
112
143
30, 10, 30, na
Lot 7, Block 2
15,992
112
143
30, 10, 30, na
Lot 8, Block 2
17,246
123
139
30, 10, na, na
Lot 1, Block 3
26,181
128
175
30, 10, na, na
Lot 2, Block 3
17,049
130
130
30, 10, na, na
0 0
Final Plat - Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 7
# Meets 100 foot width at the building setback.
@ Meets 90 foot width at the building setback.
REVIEW OF CONDITIONS OF APPROVAL
1. Setbacks shall be a minimum of 20 feet from the back of the private street.
*This condition shall be modified as follows: Setbacks on Lots 9, 10, 11, 14, 15 and 16,
Block 1 shall be a minimum of 20 feet from the back of the private street.
2. Outlots A and B shall be donated to the City.
*This condition still applies.
3. Water Resources Coordinator Conditions:
a. Wetland buffer widths of 16.5 feet to 20.0 feet shall be maintained around all wetlands
on-site.
*This condition still applies.
b. All structures shall maintain a 40 -foot setback from wetland buffer edges.
*This condition still applies.
Area (square feet)
Frontage (feet)
Depth (feet)
Setback (feet)
Code
15,000
90, 100 on private
street
125
Front - 30, side -10,
rear - 30, wetland
buffer - 40
Lot 3, Block 3
17,203
61 @
143
30, 10, 30, na
Lot 4, Block 3
21,819
58 @
186
30, 10, 30, na
Lot 5, Block 3
22,868
58 @
189
30, 10, 30, na
Lot 6, Block 3
18,977
66 @
174
30, 10, 30, na
Lot 7, Block 3
19,386
133
146
30, 10, na, na
Lot 8, Block 3
18,297
159
136
30, 10, 30, na
Outlot A
127,278
Open Space
Outlot B
50,592
Storm Water Pond
ROW
179,833
Total
1,221,154
28.03 Acres
Average Lot
Size
19,821
# Meets 100 foot width at the building setback.
@ Meets 90 foot width at the building setback.
REVIEW OF CONDITIONS OF APPROVAL
1. Setbacks shall be a minimum of 20 feet from the back of the private street.
*This condition shall be modified as follows: Setbacks on Lots 9, 10, 11, 14, 15 and 16,
Block 1 shall be a minimum of 20 feet from the back of the private street.
2. Outlots A and B shall be donated to the City.
*This condition still applies.
3. Water Resources Coordinator Conditions:
a. Wetland buffer widths of 16.5 feet to 20.0 feet shall be maintained around all wetlands
on-site.
*This condition still applies.
b. All structures shall maintain a 40 -foot setback from wetland buffer edges.
*This condition still applies.
0
Final Plat — Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 8
0
c. The building pad on Lot 9, Block 1 shall be revised to reflect the wetland setback
requirements.
*This condition has been met.
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.
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
Time
(maximum time an area can remain unvegetated
when area is not actively being worked)
Steeper than 3:1
7 Days
10:1 to 3:1
14 Days
Flatter than 10:1
21 Days
These areas include constructed storm water management pond side slopes, 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 man
made systems that discharge to a surface water.
*This condition still applies.
e. Daily scraping and sweeping of public streets shall be completed any time construction
site soil, mud, silt or rock is tracked or washed onto paved surface or street that would
allow tracked materials or residuals of that material to enter the storm water conveyance
system.
*This condition still applies.
Construction site access points shall be minimized to controlled access points with rock
entrance and exit pads installed and maintained throughout construction.
*This condition still applies.
g. Based on the proposed developed area of 23.36 acres, the estimated total SWMP fee, due
payable to the City at the time of final plat recording is $83,465.
*This condition shall be modified as follows: Based on the proposed developed area
of 23.68 acres, the estimated total SWAP fee, due payable to the City at the time of
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Final Plat — Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 9
fmal plat recording is $75,533.87.
It. The applicant shall apply for and obtain permits from the appropriate regulatory agencies
(e.g., Riley -Purgatory -Bluff -Creek Watershed District, Minnesota Pollution Control
Agency (NPDES Phase II Construction Permit), Minnesota Department of Natural
Resources (for dewatering)) and comply with their conditions of approval.
*This condition still applies.
4. Natural Resources Coordinator Conditions:
a. A minimum of two overstory trees shall be required in the front yard of each lot.
*This condition shall be modified as follows: A minimum of two overstory trees
shall be required in the front yard of each lot. The landscape plan shall include a
minimum of 260 trees. A final revised plan must be submitted to the City for
approval.
b. The developer shall be responsible for installing all landscape materials proposed in rear
and side yard areas.
*This condition still applies.
c. Tree preservation fence shall be installed at the edge of the grading limits prior to any
construction.
*This condition still applies.
d. Tree preservation on site shall be according to tree preservation plans dated 09/17/04.
Any trees removed in excess of proposed tree preservation plans will be replaced at a
ratio of 2:1 diameter inches.
*This condition shall be modified as follows: Tree preservation on site shall be
according to tree preservation plans dated 02/21/05. Any trees removed in excess of
proposed tree preservation plans will be replaced at a ratio of 2:1 diameter inches.
e. The feasibility of preserving vegetation along Galpin will be studied and presented at the
time of final plat.
*This condition has been met.
5. Engineer's Conditions:
a. The applicant will be required to meet the existing site runoff rates for 10 -year and 100 -
year, 24-hour storm events. The proposed ponds must be designed to National Urban
Final Plat — Pinehurst Addition •
Planning Case 04-36
March 14, 2005
Page 10
Runoff Program (NURP) standards. In addition, the proposed ponding must be sized to
accommodate the drainage generated from the property to the north, as shown in the
City's Surface Water Management Plan (SWMP).
*This condition still applies.
b. The storm sewer must be designed for a 10 -year, 24-hour storm event. Submit storm
sewer sizing calcs and drainage map prior to final plat for staff review and approval.
*This condition still applies.
c. 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.
*This condition has been met
d. 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.
*This condition still applies.
e. All plans must be signed by a registered Civil Engineer in the State of Minnesota.
*This condition has been met.
f. On the utility plan:
1. Show all existing and proposed utility and pond easements.
2. Maintain 10 -foot horizontal separation between all sanitary/water/storm sewer mains.
3. Increase the watermain pipe size in Street D to 8 -inches in diameter.
4. Add a storm sewer line between Lots 7 and 8, Block 1 with a catch basin at the north
property line for future connection by the property to the north.
5. Extend sanitary manhole #12 to the north property line with an invert elevation of
1049.0.
*These conditions have been met.
Final Plat — Pinehurst Addition •
Planning Case 04-36
March 14, 2005
Page 11
g. On the grading plan:
1. Show all existing and proposed easements.
*This condition has been met.
2. Show the benchmark used for the site survey.
*This condition has been met.
3. Maximum allowable side slope is 3:1; revise in the rear yard of Lots 14 and 15,
Block 1 and the rear yard of Lot 3, Block 2.
*This condition shall be modified as follows: Maximum allowable side slope is
3:1; revise in the rear yard of Lot 3, Block 2.
4. Show the location and elevation of all emergency overflows; the elevation must be
1.5' lower than any adjacent house pad elevations.
*This condition has been met.
5. Show the retaining wall top and bottom elevations.
*This condition has been met.
6. Use storm sewer class 5 in roadway; revise note under general grading and drainage
notes accordingly.
*This condition has been met.
h. Any retaining wall over four feet in height must be designed by a registered civil engineer
and a permit from the City building department must be obtained. In addition,
encroachment agreements will be required for any retaining wall within a public
easement.
*This condition still applies.
The sanitary sewer and water hookup charges along with the Lake Ann Interceptor charge
will be applicable for each of the new lots. The 2004 trunk hookup charge is $1,458.00
per unit for sanitary sewer and $2,814.00 per unit for watermain. The total 2004 Lake
Ann Interceptor charge is $2,102 per unit and the SAC fee is $1,425.00 per unit. All of
these charges are based on the number of SAC units assigned by the Metropolitan
Council. Sanitary sewer and water -main hookup fees may be specially assessed against
the parcel at the time of building permit issuance.
Final Plat — Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 12
*This condition shall be modified as follows: The sanitary sewer and water hookup
charges along with the Lake Ann Interceptor charge will be applicable for each of
the new lots. The 2005 trunk hookup charge is $1,458.00 per unit for sanitary sewer
and $2,955.00 per unit for watermain. The total 2005 Lake Ann Interceptor charge
is $2,270 per unit and the SAC fee is $1,525.00 per unit. All of these charges are
based on the number of SAC units assigned by the Metropolitan Council. Sanitary
sewer and water -main hookup fees may be specially assessed against the parcel at
the time of building permit issuance.
j. All disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion.
*This condition still applies.
k. The applicant should be aware that any off-site grading will require an easement from the
appropriate property owner.
*This condition still applies.
1. 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.
*This condition still applies.
in. Due to the depth of the proposed sanitary sewer from MH -20 to MH -17, the required
easement width will be increased to 50 feet.
*This condition has been met.
n. 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.
*This condition still applies.
o. Street B will be connected to the north to Crestview Drive.
*This condition has been met.
p. Lot 27 is approved with the following conditions:
1. A drainage and utility easement shall be dedicated over the entire width of the swale
on the northwest side of the buildable area on Lot 27, Block 1. No structures shall be
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Final Plat — Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 13
allowed within this drainage and utility easement, with the exception of the retaining wall
shown on the approved grading plan.
2. To ensure proper drainage, a survey shall be required for Lot 27, Block 1 upon
completion of the landscaping. The survey shall be submitted to the City and reviewed
by staff to ensure consistency between final grades and the approved grading plan. If
discrepancies exist, any inconsistent areas shall be re -graded to match the approved
grading plan. Additionally, any property owners should anticipate flowing and/or
standing water within the swale on the northwest side of the property (Lot 27, Block 1).
This may preclude mowing of the swale during times of above average precipitation.
*This condition still applies.
q. Revise Street C to be a standard 28 foot width.
*This condition has been met.
r. Lower the western end of the site in the area of the two private drives.
*This condition has been met.
s. This development is required to provide enough additional platted right-of-way which
results in 50 feet of right-of-way on the western side of the Galpin Boulevard centerline.
*This condition has been met.
t. A right -turn lane into the site off of Galpin Boulevard will be required to be constructed
with specifications determined by time of final plat.
*This condition has been met.
6. Geotechnical testing report and recommendation will be required and needs to be
provided to the City.
*This condition has been met.
7. A 30 foot wide private easement, cross access and maintenance agreement must also be
submitted for the private street.
*This condition still applies.
8. Provide an access trail from this neighborhood to Minnetonka Middle School West, the
location to be determined by time of final plat.
*This condition has been met.
Final Plat — Pinehurst Addition •
Planning Case 04-36
March 14, 2005
Page 14
9. A determination shall be made by final plat whether to remove the stub road off of
Brenden Court. If it is determined to remove it, the developer shall either do the work or
pay for it to be removed.
*This condition has been met. The City will keep the bituminous for access to the
utility lines.
Based on review of the final plat for the project, staff recommends that the following condition
be added:
• Full park fees shall be collected at the rate in force at the time of final plat.
• The private streets must be built to a 7 -ton design and enclosed within a 30 -foot private
easement. The developer will be required to submit inspection/testing reports from an
independent geotechnical firm certifying that the street is built to a 7 -ton design.
RECOMMENDATION
Staff recommends that the City Council adopt the following motion:
"The Chanhassen City Council approves the Final Plat for Pinehurst Addition creating 43 lots, 2
outlots and associated right-of-way for public streets (plans prepared by Westwood Professional
Services, Inc.) subject to the following conditions:
1. Setbacks on Lots 9, 10, 11, 14,15 and 16, Block lshall be a minimum of 20 feet from the
back of the private street.
2. Outlots A and B shall be donated to the City.
3. Wetland buffer widths of 16.5 feet to 20.0 feet shall be maintained around all wetlands on-
site.
4. All structures shall maintain a 40 -foot setback from wetland buffer edges.
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. 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:
0 0
Final Plat — Pinehurst Addition
Planning Case 04-36
March 14, 2005
Page 15
Type of Slope
Time
(maximum time an area can remain unvegetated
when area is not actively being worked)
Steeper than 3:1
7 Days
10:1 to 3:1
14 Days
Flatter than 10:1
21 Days
These areas include constructed storm water management pond side slopes, 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 man made systems
that discharge to a surface water.
6. Daily scraping and sweeping of public streets shall be completed any time construction site
soil, mud, silt or rock is tracked or washed onto paved surface or street that would allow
tracked materials or residuals of that material to enter the storm water conveyance system.
Construction site access points shall be minimized to controlled access points with rock
entrance and exit pads installed and maintained throughout construction.
8. Based on the proposed developed area of 23.68 acres, the estimated total SWMP fee, due
payable to the City at the time of final plat recording is $75,533.87.
9. The applicant shall apply for and obtain permits from the appropriate regulatory agencies
(e.g., Riley -Purgatory -Bluff -Creek Watershed District, Minnesota Pollution Control Agency
(NPDES Phase 11 Construction Permit), Minnesota Department of Natural Resources (for
dewatering)) and comply with their conditions of approval.
10. A minimum of two overstory trees shall be required in the front yard of each lot. The
landscape plan shall include a minimum of 260 trees. A final revised plan must be submitted
to the City for approval.
11. The developer shall be responsible for installing all landscape materials proposed in rear and
side yard areas.
12. Tree preservation fence shall be installed at the edge of the grading limits prior to any
construction.
13. Tree preservation on site shall be according to tree preservation plans dated 02/21/05. Any
trees removed in excess of proposed tree preservation plans will be replaced at a ratio of 2:1
diameter inches.
14. The applicant will be required to meet the existing site runoff rates for 10 -year and 100 -year,
24-hour storm events. The proposed ponds must be designed to National Urban Runoff
Final Plat — Pinehurst Addition •
Planning Case 04-36
March 14, 2005
Page 16
Program (NURP) standards. In addition, the proposed ponding must be sized to
accommodate the drainage generated from the property to the north, as shown in the City's
Surface Water Management Plan (SWMP).
15. The storm sewer must be designed for a 10 -year, 24-hour storm event. Submit storm sewer
sizing calcs and drainage map prior to final plat for staff review and approval.
16. Staff recommends that Type 11 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.
17. On the grading plan: Maximum allowable side slope is 3:1; revise in the rear yard of Lot 3,
Block 2.
18. Any retaining wall over four feet in height must be designed by a registered civil engineer
and a permit from the City building department must be obtained. In addition, encroachment
agreements will be required for any retaining wall within a public easement.
19. The sanitary sewer and water hookup charges along with the Lake Ann Interceptor charge
will be applicable for each of the new lots. The 2005 trunk hookup charge is $1,458.00 per
unit for sanitary sewer and $2,955.00 per unit for watermain. The total 2005 Lake Ann
Interceptor charge is $2,270 per unit and the SAC fee is $1,525.00 per unit. All of these
charges are based on the number of SAC units assigned by the Metropolitan Council.
Sanitary sewer and water -main hookup fees may be specially assessed against the parcel at
the time of building permit issuance.
20. All disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion.
21. The applicant should be aware that any off-site grading will require an easement from the
appropriate property owner.
22. 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.
23. 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.
24. Lot 27 is approved with the following conditions:
Final Plat — Pinehurst Addition •
Planning Case 04-36
March 14, 2005
Page 17
a. A drainage and utility easement shall be dedicated over the entire width of the swale on
the northwest side of the buildable area on Lot 27, Block 1. No structures shall be
allowed within this drainage and utility easement, with the exception of the retaining wall
shown on the approved grading plan.
b. To ensure proper drainage, a survey shall be required for Lot 27, Block 1 upon
completion of the landscaping. The survey shall be submitted to the City and reviewed by
staff to ensure consistency between final grades and the approved grading plan. If
discrepancies exist, any inconsistent areas shall be re -graded to match the approved
grading plan. Additionally, any property owners should anticipate flowing and/or
standing water within the swale on the northwest side of the property (Lot 27, Block 1).
This may preclude mowing of the swale during times of above average precipitation.
25. A 30 -foot wide private easement, cross -access and maintenance agreement must also be
submitted for the private street.
26. Full park fees shall be collected at the rate in force at the time of final plat.
27. The private streets must be built to a 7 -ton design and enclosed within a 30 -foot private easement.
The developer will be required to submit inspection/testing reports from an independent geotechnical
firm certifying that the street is built to a 7 -ton design."
ATTACHMENTS
1. Final plat.
gAplan\2004 planning cas \04-36 - Pinehurst Addition\Pinehunt fp.dm
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CITY OF CHANHASSEN
STAFF REPORT
PC DA& December 7, 2004 ❑
CC DATE: January 10, 2005
REVIEW DEADLINE: January 10, 2005
CASE #: 04-36
BY: RE, LH, ML, JS, MS, ST
PROPOSAL: Request for Rezoning from Rural Residential (RR) to Single -Family Residential (RSF)
and preliminary plat approval for a 43 -lot Subdivision with Variances for private
streets— Pinehurst.
LOCATION: 6620 & 6640 Galpin Boulevard
Lots 1 & 2, Old Slocum Tree Farm 6
APPLICANT: Plowshares Development, LLC
1851 Lake Drive West, Suite 550
Chanhassen, MN 55317
(952)361-0832
PRESENT ZONING: Rural Residential (RR)
2020 LAND USE PLAN: Residential — Low Density (Net Density Range 1.2 — 4.0 units per acre)
ACREAGE: 27.62 DENSITY: 1.52 units/acre gross; 1.85 units/acre net
SUMMARY OF REQUEST: The applicant is requesting a rezoning from Rural Residential to Single -
Family Residential to permit a 43 -lot subdivision. As part of the subdivision request, the applicant is
requesting variances for private streets.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City has a relatively high level of discretion in approving rezonings because the City is acting in its
legislative or policy making capacity. A rezoning must be consistent with the City's Comprehensive
Plan.
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 Regulations 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.
Pinehurst Rezoning & Subdivi* with Variances •
Planning Case No. 04-36
December 7, 2004
Page 2
PROPOSAUSUMMARY
The developer is proposing a 43 -lot single-family residential subdivision. As part of the subdivision, the
applicant is requesting the use of two private streets at the western end of the development. These private
streets permit the developer to preserve significant areas of woodland. The use of the private street meets
the requirements of the subdivision ordinance for approving private streets. The developer had previously
submitted a subdivision proposal that included variances from the city's street standards as well as front
yard setback variances. However, staff worked with the developer to get a plan that complied with city
code requirements and provided lot sizes that accommodate most of the housing plans being proposed. In
meeting city requirements, additional tree removal occurs. The plan being reviewed complies with the
zoning ordinance requirements.
The property is currently zoned Rural Residential, but is guided by the comprehensive plan for Residential
— Low Density development. The proposed rezoning of the property to Single Family Residential District,
RSF, is consistent with the land use designation and is the same zoning as the surrounding residential
developments.
The site is located north of the Woodridge Heights development, a 46 -unit single-family development (net
density 1.67 units per acre), and east of Brenden Pond, a 21 -unit single family development (net density
1.68 units per acre). To the north are Minnetonka West Junior High and an older neighborhood The north -
south street is being extended to the northerly property and will be extended with the development of the
Shively Addition, which has the potential for subdivision into five lots, providing a connection to
Crestwood Drive.
Water and sewer service were extended to the southerly property tine with the development of Woodridge
Heights. This proposed development will extend water and sewer service to the northerly property line as
well as looping the water back to Galpin Boulevard. A trail is located on the west side of Galpin
Boulevard. Sidewalks will be included on all the public streets within the development.
The site's high point with an elevation of 1070 is located in the north -central portion of the property. From
there, it falls east to an elevation of 1034, south to an elevation of 1020 and west to an elevation of 1020.
There is a drainage ravine and wetlands located in the western portion of the site. The site consists of
significant areas of woodlands located primarily on the western portion of the property. Rows of pines run
north -south delineating the western 530 feet of the property and along the northern and eastern property
lines. Other areas of trees are scattered over the easterly 1300 feet of the property.
Staff is recommending approval of the development subject to the conditions of approval.
The easterly 13.5 acres of the property was subdivided into two lots as part of the Old Slocum Tree Farm
Addition on April 6, 1987, with lot areas of 4 and 9.5 acres. The rear 14.12 acres were required to be
attached to Lot 2, Block 1, Old Slocum Tree Farm as a condition of the plat approval. At that time, the
property was zoned R1 a, Agricultural residence.
Pinehurst Rezoning & Subdivilewith Variances •
Planning Case No. 04-36
December 7, 2004
Page 3
The applicant is proposing the rezoning of the property from Rural Residential, RR, to Single -Family
Residential, RSF. The RSF zoning is consistent with the City's Comprehensive Plan, which guides the
property for Residential — Low Density use with a net density range of 1.2 to 4.0 units per acre. The
proposed subdivision is at a net density of 1.85 units per acre. The RR district requires a minimum lot size
of 2.5 acres. Development using the RR zoning would be inconsistent with the comprehensive plan.
SUBDIVISION REVIEW
WETLANDS
Existing Wetlands
Three ag/urban wetlands exist on-site. Wetlands were delineated by Westwood Professional Services on
July 15, 2004. The total area of wetlands is 0.14 acres (6,098 square feet).
Wetland A located within the southwest comer of the property has been classified as a riverine,
intermittent streambed with a mud bottom. The wetland is dominated by garlic mustard, ostrich fern and
Jack-in-the-pulpit. No impacts to Wetland A are proposed.
Wetland B located in the south-central portion of the property is classified as a Type 1 wetland. The
wetland vegetation is dominated by box elder. No impacts to Wetland B are proposed.
Wetland C located in the northwestern comer of the property is classified as a Type 1 wetland. The
wetland's vegetation is dominated by box elder and Canada clearweed. No impacts to Wetland C are
proposed.
Wetland buffer widths of 16.5 feet to 20.0 feet must be maintained around all wetlands on-site. All
structures must maintain a 40 -foot setback from wetland buffer edges. The building pad on Lot 9, Block
1 should be revised to reflect the wetland setback requirements. 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.
GRADING, DRAINAGE AND EROSION CONTROL
The existing site is about 27 acres and has tree cover over approximately 18 acres (65% of the parcel).
The existing parcel has a wide variety of grade changes within its limits. The site elevations range from
a high of 1070± to a low of 1006±. These severe elevation differences make this site a challenging one
to both develop and minimize grading. The plans propose to grade about 75-80% of the site for the 43
new house pads, a proposed street system, three cul-de-sacs and a stormwater pond. The proposed
grading will prepare the site for full basement, look -out and walk -out type house pads. Retaining walls
are proposed in numerous locations throughout the site. The applicant must be aware that any retaining
wall over four feet in height must be designed by a registered civil engineer and a permit from the City
Building Department must be obtained. In addition, encroachment agreements will be required for any
retaining wall within a public easement.
Pinehurst Rezoning & Subdiviis with Variances •
Planning Case No. 04-36
December 7, 2004
Page 4
Staff does have a couple areas of concern in regards to the grading. The proposed house pad on Lot 27,
Block 1 has steep slopes draining to or away from it on three out of the four sides. In staffs opinion,
this grading design makes the lot undesirable at best. Also, there are two retaining walls just south of
the lot which are adjacent to the proposed pond. If Lot 27 were eliminated, the pond could be shifted to
the north which would eliminate the need for the southerly portions of the retaining walls. Because of
the above reasons, staff is recommending that Lot 27, Block 1 be eliminated.
In addition, it appears that a large portion of the western end of the site is being filled. This filling
requires the use of five retaining walls on the western end of the site. Staff would recommend that the
applicant lower the western end of the site in the area of the two private drives. This will help to
minimize the overall amount of grading in the area, decrease the size of the retaining walls, and better
match the existing topography of the area.
The existing site drainage is encompassed within two different drainage areas. Under existing
conditions, the western part of the site drains off site to an existing wetland to the west; the eastern part
of the site drains off site to the south. 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 a proposed pond in the south center of the
site for treatment. The proposed pond must be designed to National Urban Runoff Program (NURP)
standards with maximum 3:1 slopes and a 10:1 bench at the NWL. In addition, the proposed ponding
must be sized to accommodate the drainage generated from the property to the north, as shown in the
City's Surface Water Management Plan (SWMP).
Drainage calculations for the site have been submitted and some changes remain. The applicant is
required to meet the existing site runoff rates for 10 -year and 100 -year, 24-hour storm events. Storm
sewer sizing calculations must be submitted at the time of final plat application. The storm sewer must
be sized for a 10 -year, 24 -how storm event. Drainage and utility easements must be dedicated on the
final plat over the public storm drainage system including ponds, drainage swales, and wetlands up to
the 100 -year flood level.
Proposed erosion control must be developed in accordance with the City's Best Management Practice
Handbook (BMPH). Staff recommends that Type II silt fence, which is a heavy duty fence, be used
adjacent to the existing 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. All
disturbed areas, as a result of construction, must be seeded and mulched or sodded immediately after
grading to minimize erosion. The applicant should be aware that any off-site grading will require an
easement from the appropriate property owner. If importing or exporting material for development of
the site is necessary, the applicant will be required to supply the City with detailed haul routes.
Storm Water Management
The proposed development is required to maintain the existing runoff rates. Preliminary storm water
calculations submitted with the plans illustrate that storm water ponds located on Outlot B have been
properly sized to handle post -development 2, 10 and 100 -year storm events for the site. However, the
City's Surface Water Management Plan shows that a regional pond should be constructed to
Pinehurst Rezoning & SubdiviJO with Variances •
Planning Case No. 04-36
December 7, 2004
Page 5
accommodate storm water runoff from the Shively Addition. Pond A should be expanded to the
northeast to accommodate future development of this site. Final storm water calculations should be
submitted to ensure the appropriate drainage areas are captured and that proposed storm water ponds
meet all requirements. Detailed plans for proposed storm water infrastructure (including catch basins
and outlet structures) should be submitted.
Erosion Control
Erosion control blanket should be installed on all slopes greater than or equal to 3:1. All exposed soil
areas should have temporary erosion protection or permanent cover year round, according to the
following table of slopes and time frames:
Type of Slope
Time
(maximum time an area can remain unvegetated
when area is not active) be' worked)
Steeper than 3:1
7 Days
10:1 to 3:1
14 Days
Flatter than 10:1
21 Days
These areas include constructed storm water management pond side slopes, 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 man-made systems that discharge to a surface
water.
Daily scraping and sweeping of public streets should be completed any time construction site soil, mud,
silt or rock is tracked or washed onto a paved surface or street that would allow tracked materials or
residuals of that material to enter the storm water conveyance system. Construction site access points
should be minimized to controlled access points with rock entrance and exit pads installed and
maintained throughout construction.
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 23.36 acres, the water quality fees associated with this project are
estimated to be $24,014.
Water Quantity Fees
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
SWM? 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 $59,451 for the proposed development.
Pinehurst Rezoning & Subdivilowith Variances •
Planning Case No. 04-36
December 7, 2004
Page 6
SW -W Credits
This project proposes the construction of one NURP pond. The applicant will be credited for water
quality where NURP basins are provided to treat runoff from off-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. No credit will be given for temporary pond areas.
Based on the proposed developed area of 23.36 acres, the estimated total SWMP fee, due payable to the
City at the time of final plat recording, is $83,465.
OTHER AGENCIES
The applicant must apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley -
Purgatory -Bluff -Creek Watershed District, Minnesota Pollution Control Agency (NPDES Phase H
Construction Permit), Minnesota Department of Natural Resources (for dewatering)) and comply with
their conditions of approval.
UTILITIES
Municipal sewer and water service is available to the site from Manchester Drive and water service is
available from Galpin Boulevard. The water and sewer mains will be extended north from Manchester
Drive to serve the site. The watermain will then be looped with the existing 12 -inch diameter main
along Galpin Boulevard. In addition, water will be extended to the north property line for future
development of the parcel to the north. The water and sewer is also proposed to be extended within two
private streets (D and E) off of Street A. The watermain in Private Drive D is proposed to be connected
with the existing watermain from the Brenden Court private street to the west. This watermain extension
can be directionally bored which will preserve the existing trees within the western side of the site. The
watermain connection will provide a "looped" system for the majority of the western side of the site.
The applicant is also proposing a second gravity sewer line to serve the western two-thirds of the site.
This sewer line, which runs from MH -18 to an existing manhole in Lake Lucy Road, is proposed to go
south outside of the pavement and right-of-way, through Lot 17, Block 1 and cross over City -owned
property prior to connecting to the existing sewer line in Lake Lucy Road. Staff is recommending that
this western sewer line be eliminated for the following reasons. First, the City -owned land that the
sewer would run through is very steep. City staff has concerns with access and maintenance of such a
line on a steep slope. Second, the City -owned property was originally acquired as a possible future well
site. The location of the sewer line on the property could limit the possible well locations. Finally, the
existing sanitary line in Manchester Drive was stubbed to this property to serve the entire site.
City Code requires a minimum 30 -foot wide public easement over the public sewer and watermain
within private streets. Due to the depth of the proposed sanitary sewer from MH -20 to MH -17,
however, the required easement width will need to be increased to 50 feet.
The underlying property has been previously assessed for sewer and water improvements and those
assessments have been paid. The sanitary sewer and water hookup charges along with the Lake Ann
Interceptor charge will be applicable for each of the new lots. The 2004 trunk hookup charge is
$1,458.00 per unit for sanitary sewer and $2,814.00 per unit for watermain. The total 2004 Lake Ann
Pinehurst Rezoning & Subdivie with Variances •
Planning Case No. 04-36
December 7, 2004
Page 7
Interceptor charge is $2,102 per unit and the SAC fee is $1,425.00 per unit. All of these charges are
based on the number of SAC units assigned by the Metropolitan Council. Sanitary sewer and water -
main hookup fees may be specially assessed against the parcel at the time of building permit issuance.
All of the utility improvements are required to be constructed in accordance with the City's latest edition
of Standard Specifications and Detail Plates. Upon completion of the utility improvements, the utilities
will be turned over to the City for maintenance and ownership. The applicant is also required to enter
into a development contract with the City and supply the necessary financial security in the form of a
letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final
plat approval. The applicant must be aware that all public utility improvements will require a pre -con
meeting before building permit issuance. Permits from the appropriate regulatory agencies will have to
be obtained, including but not limited to the MPCA, Department of Health, and Carver County.
STREETS
The plans propose two full accesses to the site; one off of Galpin Boulevard from the east side and the
other from the extension of Manchester Drive to the south. Additionally, Street B will be extended to
the north property line to allow for a future street connection with Crestview Drive when the property to
the north is developed. A temporary cul-de-sac turnaround for emergency vehicles will be required at
the north end of Street B along with a sign stating that the road will be extended in the future. All of the
proposed public streets comply with the minimum required right-of-way and pavement widths.
For Street C, the applicant is proposing a very wide right-of-way with a large island in the center. Due
to maintenance concerns with such a large right-of-way, staff is recommending that Street C be revised
to be a standard cul-de-sac. Also, Galpin Boulevard is designated as an arterial road in the city. Per
City Code, arterial roads are required to have 100 feet of total right-of-way or 50 feet from each side of
the centerline of the road. As such, this development is required to provide enough additional platted
right-of-way which results in 50 feet of right-of-way on the western side of the Galpin Boulevard
centerline. As with past developments that access off of Galpin, a right -turn lane into the site will be
required to be constructed. The turn -lane must meet Carver County design requirements.
LANDSCAPING/TREE PRESERVATION
Tree canopy calculations have been submitted for the Pinehurst development. They are as follows:
Total upland area (excluding wetlands) 27.48 ac.
Baseline canopy coverage 65% or 17.92 ac.
Minimum canopy coverage allowed 46% or 12.64 ac.
Proposed tree preservation 26% or 7.23 ac.
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 235,660 SF or 5.41 ac.
Multiplier 1.2
Pinehurst Rezoning & Subdivio with Variances •
Planning Case No. 04-36
December 7, 2004
Page 8
Total replacement 282,792 SF
Total number of trees to be planted 260 trees
The applicant has proposed 262 trees in their landscape plan.
Bufferyard requirements are as shown in the table:
Landscaping Item
Required
Proposed
Bufferyard B* - East
12 overstory trees
Existing tree line of white
property line
18 bunderstory trees
cedars and other
Front - 30, side -10,
rear - 30, wetland buffer
-40
30 shrubs
trees/shrubs
Applicant meets minimum requirements for bufferyard plantings.
COMPLIANCE TABLE
Area (square feet)
Frontage (feet)
Depth (feet)
Setback (feet)
Code
15,000
90, 100 on private
street
125
Front - 30, side -10,
rear - 30, wetland buffer
-40
Lot 1, Block 1
18,413
110
135
30, 10, 30, na
Lot 2, Block 1
16,485
101
132
30, 10, 30, na
Lot 3, Block 1
23,324
105
182
30, 10, na, na
Lot 4, Block 1
20,211
186
165
30, 10, 30, na
Lot 5, Block 1
17,529
119
189
30, 10, 30, na
Lot 6, Block 1
15,053
115
167
30, 10, 30, na
Lot 7, Block 1
20,221
56 @
138
30, 10, 30, na
Lot 8, Block 1
15,996
49 @
156
30, 10, 30, na
Lot 9, Block 1
25,931
123
275
30, 10, 30, 40
Lot 10, Block 1
31,599
100
290
30, 10, 30, na
Lot 11, Block 1
23,802
76 @
244
30, 10, 30, na
Lot 12, Block 1
21,114
92
221
30, 10, 30, na
Lot 13, Block 1
17,180
92
206
30, 10, 30, na
Lot 14, Block 1
43,181
240
191
30, 10, 30, 40
Lot 15, Block 1
31,534
140
194
30, 10, 30, 40
Lot 16, Block 1
24,583
58#
214
30,10, 30, na
Lot 17, Block 1
26,104
117
167
30,10, 30, na
Lot 18, Block 1
21,345
80 @
198
30, 10, 30, na
Lot 19, Block 1
17,061
80 @
165
30, 10, 30, na
Lot 20, Block 1
18,324
80 @
163
30,10, 30, na
Lot 21, Block 1
15,059
80 @
150
30,10, 30, na
Lot 22, Block 1
16,238
108
137
30, 10, 30, na
Lot 23, Block 1
15,452
131
139
30, 10, 30, na
Lot 24 Block 1
15,133
129
152
30, 10, 30, na
Lot 25, Block 1
15,550
110
165
30, 10, 30, na
Pinehurst Rezoning & Subdivie with Variances •
Planning Case No. 04-36
December 7, 2004
Page 9
# Meets 100 foot width at the building setback.
@ Meets 90 foot width at the building setback.
RECOMMENDATION
Staff recommends that the Planning Commission adopt the following two motions:
A. "The Chanhassen Planning Commission recommends approval of the Rezoning of the 27.62 acres
located within the Pinehurst subdivision from Rural Residential (RR) to Single -Family Residential (RSF)
based on consistency with the City of Chanhassen Comprehensive Plan and compatibility with surrounding
development."
B. "The Chanhassen Planning Commission recommends approval of the preliminary plat for Pinehurst
Addition with a variance for the use of private streets, plans prepared by Westwood Professional
Services, Inc., dated 9/17/04, revised 9/22/04 and 11/05/04, based on the findings of fact attached to this
report and subject to the following conditions:
Area (square feet)
Frontage (feet)
Depth (feet)
Setback (feet)
Code
15,000
90, 100 on private
street
125
Front - 30, side -10,
rear - 30, wetland buffer
-40
Lot 26, Block 1
18,559
141
169
30, 10, na, na
Lot 27, Block 1
18,323
182
179
30, 10, 30, na
Lot 1, Block 2
18,008
151
175
30, 10, 30, na
Lot 2, Block 2
18,292
117
154
30, 10, na, na
Lot 3, Block 2
16,393
88 @
158
30, 10, 30, na
Lot 4, Block 2
15,800
105
138
30, 10, 30, na
Lot 5, Block 2
15,120
112
135
30, 10, 30, na
Lot 6, Block 2
15,120
112
135
30, 10, 30, na
Lot 7, Block 2
15,120
112
135
30, 10, 30, na
Lot 8, Block 2
16,485
123
135
30, 10, na na
Lot 1, Block 3
22,728
112
136
30, 10, na na
Lot 2, Block 3
16,102
92
141
30, 10,na na
Lot 3, Block 3
15,287
52 @
143
30, 10, 30, na
Lot 4, Block 3
21,777
58 @
180
30, 10, 30, na
Lot 5, Block 3
20,123
58 @
177
30, 10, 30, na
Lot 6, Block 3
17,745
65 @
137
30, 10, 30, na
Lot 7, Block 3
15,552
125
125
30, 10, na, na
Lot 8, Block 3
16,619
149
136
30, 10, 30, na
Outlot A
127,278
Open Space
Outlot B
47,500
Storm Water Pond
Outlot C
2,484
Monument Sign
ROW
186,437
Total
1,203,127
27.62 Acres
Average Lot Size
19,522
# Meets 100 foot width at the building setback.
@ Meets 90 foot width at the building setback.
RECOMMENDATION
Staff recommends that the Planning Commission adopt the following two motions:
A. "The Chanhassen Planning Commission recommends approval of the Rezoning of the 27.62 acres
located within the Pinehurst subdivision from Rural Residential (RR) to Single -Family Residential (RSF)
based on consistency with the City of Chanhassen Comprehensive Plan and compatibility with surrounding
development."
B. "The Chanhassen Planning Commission recommends approval of the preliminary plat for Pinehurst
Addition with a variance for the use of private streets, plans prepared by Westwood Professional
Services, Inc., dated 9/17/04, revised 9/22/04 and 11/05/04, based on the findings of fact attached to this
report and subject to the following conditions:
Pinehurst Rezoning & Subdivio with Variances •
Planning Case No. 04-36
December 7, 2004
Page 10
1. Setbacks shall be a minimum of 20 feet from the back of the private street.
2. Outlots A and B shall be dedicated to the city.
3. Water Resources Coordinator Conditions:
a. Wetland buffer widths of 16.5 feet to 20.0 feet shall be maintained around all wetlands on-site.
b. All structures shall maintain a 40 -foot setback from wetland buffer edges.
c. The building pad on Lot 9, Block 1 shall be revised to reflect the wetland setback requirements.
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.
e. 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
Time
(maximum time an area ran remain unvegetated
when area is not active) bei worked
Steeper than 3:1
7 Days
10:1 to 3:1
14 Days
Flatter than 10:1
21 Days
These areas include constructed storm water management pond side slopes, 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 man made systems
that discharge to a surface water.
f. Daily scraping and sweeping of public streets shall be completed any time construction site soil,
mud, silt or rock is tracked or washed onto paved surface or street that would allow tracked
materials or residuals of that material to enter the storm water conveyance system.
g. Construction site access points shall be minimized to controlled access points with rock entrance
and exit pads installed and maintained throughout construction.
h. Based on the proposed developed area of 23.36 acres, the estimated total SWMP fee, due
payable to the City at the time of final plat recording is $83,465.
i. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley -Purgatory -Bluff -Creek Watershed District, Minnesota Pollution Control Agency (NPDES
Phase II Construction Permit), Minnesota Department of Natural Resources (for dewatering))
and comply with their conditions of approval.
Pinehurst Rezoning & Subdivie with Variances •
Planning Case No. 04-36
December 7, 2004
Page 11
4. Natural Resources Coordinator Conditions:
a. A minimum of two overstory trees shall be required in the front yard of each lot.
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 09/17/04. Any trees
removed in excess of proposed tree preservation plans will be replaced at a ratio of 2:1 diameter
inches.
5. Engineer's Conditions:
a. The applicant will be required to meet the existing site runoff rates for 10 -year and 100 -year, 24-
hour storm events. The proposed ponds must be designed to National Urban Runoff Program
(NURP) standards. In addition, the proposed ponding must be sized to accommodate the
drainage generated from the property to the north, as shown in the City's Surface Water
Management Plan (SWMP).
b. The storm sewer must be designed for a 10 -year, 24-hour storm event. Submit storm sewer
sizing calcs and drainage map prior to final plat for staff review and approval.
c. 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.
d. 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.
e. All plans must be signed by a registered Civil Engineer in the State of Minnesota.
f. On the utility plan:
1. Show all existing and proposed utility and pond easements.
2. Maintain 10 -foot horizontal separation between all sanitary/water/storm sewer mains.
3. Increase the watermain pipe size in Street D to 8 -inches in diameter.
4. Add a storm sewer line between Lots 7 and 8, Block 1 with a catch basin at the north
property line for future connection by the property to the north.
Pinehurst Rezoning & Subdivto with Variances •
Planning Case No. 04-36
December 7, 2004
Page 12
5. Extend sanitary manhole #12 to the north property line with an invert elevation of 1049.0.
g. On the grading plan:
1. Show all existing and proposed easements.
2. Show the benchmark used for the site survey.
3. Maximum allowable side slope is 3:1; revise in the rearyard of Lots 14 and 15, Block 1 and
the rearyard of Lot 3, Block 2.
4. Show the location and elevation of all emergency overflows; the elevation must be 1.5' lower
than any adjacent house pad elevations.
5. Show the retaining wall top and bottom elevations.
6. Use storm sewer class 5 in roadway; revise note under general grading and drainage notes
accordingly.
h. Any retaining wall over four feet in height must be designed by a registered civil engineer and a
permit from the city building department must be obtained. In addition, encroachment
agreements will be required for any retaining wall within a public easement.
i. The sanitary sewer and water hookup charges along with the Lake Ann Interceptor charge will
be applicable for each of the new lots. The 2004 trunk hookup charge is $1,458.00 per unit for
sanitary sewer and $2,814.00 per unit for watermain. The total 2004 Lake Ann Interceptor
charge is $2,102 per unit and the SAC fee is $1,425.00 per unit. All of these charges are based
on the number of SAC units assigned by the Metropolitan Council. Sanitary sewer and water -
main hookup fees may be specially assessed against the parcel at the time of building permit
issuance.
j. All disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion.
k. The applicant should be aware that any off-site grading will require an easement from the
appropriate property owner.
1. 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.
m. Due to the depth of the proposed sanitary sewer from MH -20 to M11-17, the required easement
width will be increased to 50 feet.
n. 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
.Pinehurst Rezoning & Subdivio with Variances
Planning Case No. 04-36
December 7, 2004
Page 13
of final plat approval.
o. A temporary cul-de-sac turnaround for emergency vehicles will be required at the north end of
Street B along with a sign stating that the road will be extended in the future.
p. Eliminate Lot 27 and shift the proposed pond to the north to eliminate some of the retaining wall.
q. Delete the western sanitary sewer line; all sanitary sewer must drain to Manchester Drive.
r. Revise Street C to be a standard cul-de-sac.
s. Lower the western end of the site in the area of the two private drives.
t. This development is required to provide enough additional platted right-of-way which results in
50 feet of right-of-way on the western side of the Galpin Boulevard centerline.
u. A right -turn lane into the site off of Galpin Boulevard will be required to be constructed. The
tum -lane must meet Carver County design requirements.
ATTACHMENTS
1. Findings of Fact and Recommendation.
2. Development Review Application.
3. Reduced Copy Existing Conditions.
4. Reduced Copy Preliminary Plat.
5. Reduced Copy Preliminary Grading, Drainage & Erosion Control Plan.
6. Reduced Copy Preliminary Utility Plan.
7. Reduced Copy Preliminary Tree Preservation Plan.
8. Reduced Copy Alternate Preliminary Grading, Drainage & Erosion Control Plan.
9. Preliminary Tree Inventory Results dated September 17, 2004.
10. Memo from Bill Weckman to Bob Generous dated 10/12/04.
11. Crestview Drive Homeowners Petition to City of Chanhassen Planning Commission received
11/10/04.
12. Letter from Paul Tungseth to City of Chanhassen Planning Commission received 11/12/04.
13. Letter from Charles and Beverly Jackson to City of Chanhassen Planning Commission.
14. Affidavit of Mailing, Public Hearing Notice and Mailing List.
g:\plan\2004 planning cases\0436 - pinehunAstaff report pinehutst prelim mvised.doc