PC Staff Report 6-19-07
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PC DATE: June 19,2007
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CITY OF CHANHASSEN
CC DATE: July 9,2007
REVIEW DEADLINE: July 17, 2007
CASE #: 07-14
BY: RG, LH, JS
STAFF REPORT
PROPOSAL: Request for subdivision approval to create six outlots and public right-of-way for
Pioneer Circle - Lake Riley Woods 4th Addition.
LOCATION: Pioneer Trail and Pioneer Circle
APPLICANT: Carver County
602 E. 4th Street
Chaska, MN 55318
(952) 361-1501
t9~
PRESENT ZONING: Rural Residential District, RR
2020 LAND USE PLAN: Residential- Large Lot (2.5 acre minimum lot, 1 unit per 10 acre
outside MUSA)
ACREAGE: 3.43 acres
DENSITY: not applicable
SUMMARY OF REQUEST: The developer is proposing the creation of six outlots. Four of
the outlots will be conveyed to the abutting property owners to provide access to their parcels.
Two of the outlots will be retained for public purposes including storm water management and,
potentially, wetland creation.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City's discretion in approving or denying a preliminary plat is limited to whether or not the
proposed plat meets the standards outlined in the Subdivision Regulations and Zoning
Ordinance. If it meets these standards, the City must approve the preliminary plat. This is a
quasi judicial decision.
Location Map
Lake Riley Woods 4th Addition
Planning Case 07-14
City of Chanhassen
Subject
Property
SCANNED
Lake Riley Woods 4th Addition
Planning Case 07-14
June 19, 2007
Page 2 of 6
PROPOSAL/SUMMARY
The applicant, Carver County, is requesting subdivision approval to create parcels which can then
be conveyed to adjacent property owners to provide the abutting parcels access to public streets
without crossing County property. This property consists of Outlot A, Lake Riley Woods, and the
previous right-of-way for Pioneer Trail.
The property to the north is County Road 14 (pioneer Trail) and the Lake Riley Woods 2nd
Addition, which is zoned RR, with two single-family homes. The property to the east is zoned RR
and contains single-family homes within the Deerbrook subdivision. The property to the south is
zoned RR and contains four single-family homes on parcels of record, but not included in any
subdivisions. The property to the west is part of the Halla Greens executive golf course.
Water and sewer service is not available to the property. This property is located in the 2020
Metropolitan Urban Services Area (MUSA). The property is guided for Residential - Large Lot
uses.
The site generally slopes from the south to the north with a high elevation of 920 along the south
property line and a low point with an elevation of 906 in the northwest comer of the property. The
northern portion of the site is a de facto storm water holding area. There are scattered areas of trees
and vegetation on the property. Adjacent property owners have installed landscaping throughout
the site. Pioneer Circle was constructed by Carver County to provide access to the three homes
south of the cul-de-sac. The four homes south of the development access the public roads across
portions of this parcel. Pioneer Circle is currently not located within a dedicated road right-of-way.
The proposed subdivision permits the transfer of property to alleviate a problem of lack of
frontage on public roads for the four homes south of the subdivision. Additionally, the City, in
conjunction with Carver County, would have parcels for storm water improvements and
potentially wetland creation.
A neighboring property owner has submitted suggestions for the design of the plat. His basic
issues are that all the property be conveyed to the abutting property owners to bring their lots
into compliance with the RR lot standard of 2.5 acres and that each driveway be included in its
own lot. A plan that met these criteria for the Peterson and Gratz parcels was initially submitted
to the City. The neighboring parcels and their sizes are Peterson (1.21 acres), Nelson (1.45
acres), Gratz (2.01 acres) and Burchett (2.0) acres. None of the parcels previously complied with
the 2.5 acre requirement. However, the City rejected this alternative in order to provide a larger
area for potential storm water improvements. While the City could construct storm water
improvements on private property with drainage and utility easements, the City prefers fee
ownership of the property to contain these improvements because it reduces the possibility for
future encroachment by the abutting property owners, reduces conflicts regarding expectations
for the use and or management of the property, and allows the City greater flexibility regarding
the use of the property.
Staff is recommending approval of the subdivision.
Lake Riley Woods 4th Addition
Planning Case 07-14
June 19,2007
Page 3 of 6
APPLICABLE REGUA TIONS
Chapter 18, Subdivisions
Chapter 20, Article XI, "RR" Rural Residential District
BACKGROUND
On March 16, 1987, the Chanhassen City Council
approved the preliminary plat for Lake Riley Woods
including 42 single-family lots, 2 outlots and a wetland
alteration permit for the alteration of a wetland.
Concurrent with the preliminary plat review, Carver
County was in the process of realigning County Road
14 (pioneer Trail), which at that time looped along the
south side of the land included in the plat for Lake
Riley Woods (Sub. #86-25).
On June 1, 1987, the Chanhassen City Council
approved a conditional use permit for a recreational
beachlot for Lake Riley Woods (CUP #86-04).
N
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On June 15, 1987, the Chanhassen City Council
approved the final plat for Lake Riley Woods creating
34 lots, 4 Outlots and right-of-way for Foxford Road.
On July 24, 1989, the Chanhassen City Council approved the final plat for Lake Riley Woods 2nd
Addition creating 8 lots and right-of-way for Pineview Court and part of Foxford Road.
SUBDIVISION REVIEW
C1UTellt AligJUlU>llt
The applicant is proposing the creation of six outlots and right-of-way for Pioneer Circle.
,
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Lake Riley Weeds 4th Additien
Planning Case 07-14
June 19,2007
Page 4 ef 6
GRADING, DRAINAGE AND EROSION CONTROL
The 3.4 acre site is bordered by Pieneer Trail to. the nerth, Halla Greens Gelf Ceurse to. the west,
and existing residential properties to. the seuth and east. This subdivisien will net include any
grading er alteratien ef drainage; therefere, drainage calculatiens will net be required. The feur
existing driveways will remain in place after subdividing.
RETAINING WALLS
There is an existing retaining wall en Outlet D. This retaining wall will remain in place after
subdividing.
UTILITIES
Currently the properties in this area are serviced by private well and septic. The cemprehensive
plan predicts that sewer and water will be available areund the year 2020. No. utility projects
will be cempleted with this subdivisien.
EASEMENTS
Drainage and utility easements are provided ever Outlet A and Outlet E fer future sterm water er
wetland mitigatien projects. The drainage and utility easements en Outlet B, Outlet C, Outlet D,
and Outlet Fare 10 feet adjacent to. right-ef-way and 5 feet en the property lines. These
easements meet City Cede.
STORMW A TER MANAGEMENT
The subject preperty is lecated entirely within the Lake Riley watershed. A majerity ef the
property is within the LR-A4.5 subwatershed, which drains nerth under Pieneer Trail, through
the Lake Riley Weeds subdivisien and into. Lake Riley. The Lake Riley Weeds subdivisien dees
net have curb and gutter er sterm sewer. The drainageways that cenvey runeff frem the streets,
driveways and yards have experienced erosien. In erder to. address the water quality and water
quantity issues in Lake Riley Weeds, the City and the Carver Seil and Water Censervatien
District are ceeperating to. design and install a series ef rain gardens in the neighberheed, as well
as stabilize a severely ereded drainageway. It is anticipated that this project will be cempleted
during the fall ef 2007.
Hewever, additienal stermwater infrastructure weuld be beneficial in improving the problems
that currently exist. Elevatiens en Outlets A and E are such that these two. eutlets have petential
as sites fer stermwater-related improvements that weuld improve water quality and reduce
erosien petential. Such improvements ceuld include stermwater pends, raingardens, censtructed
wetland areas er ether similar practices. Outlets A and E sheuld be deeded to. the City er entirely
encumbered by drainage and utility easements granted to. the City in order to. accemmedate
future stermwater improvements. At a minimum, all property belew the 914 centeur (especially
en Outlet A) sheuld be reserved fer future stermwater imprevements.
Lake Riley Woods 4th Addition
Planning Case 07-14
June 19,2007
Page 5 of 6
Since there are no new developable lots being created with the subdivision, there is no surface
water management fees associated with the plat.
STREETS
Access to this subdivision has been provided by Pioneer Circle. This road was built by Carver
County to provide access to the existing properties. The road is built according to the standards of
the City of Chanhassen and will be publicly owned and maintained. A set of as built drawings shall
be provided to the City.
PARKS AND RECREATION
Since the County is not proposing any new developable lots, there is no park fee or land in lieu
of fees dedication requirements for the subdivision. A pedestrian trail is located on the north
side of Pioneer Trail.
COMPLIANCE TABLE
Area (acres) Frontage (feet) Depth (feet) Notes
Code 2.5 200 200
Outlot A 1.46 181 300 Public
Outlot B 0.45 35 251 To Peterson
Outlot C 0.11 103 59 To Nelson
Outlot D 0.32 93 134 To Gratz
Outlot E 0.38 98 169 Public
Outlot F 0.32 307 77 To Burchett
ROW 0.39
TOTAL 3.43
It should be noted that none of the proposed parcels are developable for single-family homes by
themselves. This is the reason for the outlot designation. Outlots are defined as a platted lot to be
developed for a use which will not involve a building or which is reserved for future replatting
before development. The only reason for the subdivision of the property is to permit the transfer of
ownership from the County to others.
RECOMMENDA TION
Staff recommends that the Planning Commission adopt the following motion and adoption of the
attached findings of fact and recommendation:
"The Chanhassen Planning Commission recommends that the City Council approve a six-outlot
subdivision, plans prepared by SRF Consulting Group, Inc., dated 5/24/07, subject to the following
conditions:
Lake Riley Woods 4th Addition
Planning Case 07-14
June 19,2007
Page 6 of 6
1. Outlots A and E should be deeded to the City or entirely encumbered by drainage and utility
easements granted to the City in order to accommodate future stormwater improvements. At
a minimum, all property below the 914 contour should be reserved for future stormwater
improvements.
2. Provide the City with a set of as built drawings of the road."
ATTACHMENTS
1. Findings of Fact and Recommendation.
2. Development Review Application.
3. Reduced Copy Preliminary Plat.
4. Letter from Boyd Peterson to City Planning staff and Planning Commission.
5. Public Hearing Notice and Mailing List.
g:\plan\2007 planning cases\07-l4Iake riley woods 4th addition\staffreport.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
INRE:
Application of Carver County for the Subdivision of the parcel into six outlots, Lake Riley
Woods 4th Addition.
On June 19,2007, the Chanhassen Planning Commission met at its regularly scheduled meeting
to consider the application of Carver County for preliminary plat approval of property. The
Planning Commission conducted a public hearing on the proposed subdivision 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 District, RR.
2. The property is guided in the Land Use Plan for Residential- Large Lot
3. The legal description of the property is: Outlot A, Lake Riley Woods, Carver County,
Minnesota
And,
That part ofthe Southeast Quarter of Section 25, Township 116, Range 23, Carver County,
Minnesota lying southerly of the southerly and southeasterly lines of said Outlot A and lying
northerly of a line described as commencing at the northeast comer of said Southeast Quarter;
thence on an assumed bearing of West along the north line of said Southeast Quarter a
distance of 1325.98 feet; thence South 11 degrees 19 minutes 11 seconds East a distance of
94.86 feet to the point of beginning of the line to be described; thence South 70 degrees 09
minutes 46 seconds West a distance of 683.59 feet to a point hereinafter referred to as "Point
B"; thence continuing South 70 degrees 09 minutes 46 seconds West a distance of372.41
feet; thence North 85 degrees 20 minutes 14 seconds West a distance of31.19 feet to a point
hereinafter described as "Point A"; thence westerly along a line hereinafter described as
"Line A" to the west line of said Southeast Quarter and there terminating.
"Line A" is described as commencing at the northwest comer of said Southeast Quarter;
thence South 01 degrees 26 minutes 00 seconds West, assuming bearing, along the west line
thereof a distance of 422.4 feet to the beginning of said "Line A"; thence South 84 degrees 19
minutes 00 seconds East a distance of 216.00 feet; thence easterly to said "Point A" and there
terminating.
1
Except that part thereoflying northeasterly of a line run from the most easterly comer of said
Outlot A to said "Point B".
4. 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:
(1) The proposed subdivision does not create separate build able lots, but will, when combined
with the abutting property bring each closer to the minimum lot requirements of the RR
district;
(2) The proposed subdivision does not create separate build able lots, but will, when combined
with the abutting property, bring each closer to consistency with all applicable city, county
and regional plans including but not limited to the city's comprehensive plan;
(3) The physical characteristics ofthe 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;
(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;
(5) The proposed subdivision will not cause significant environmental damage;
(6) The proposed subdivision will not conflict with easements of record, but will provide
additional easements as necessary; and
(7) The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
a. Lack of adequate storm water drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
5. The planning report #07-14 dated June 19,2007, prepared by Robert Generous, et aI, is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the
Preliminary Plat for Lake Riley Woods 4th Addition.
2
ADOPTED by the Chanhassen Planning Commission this 19th day of June, 2007.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
3
Planning Case No. 61-ILj
CITY OF CHANHASSEN
7700 Market Boulevard - P.O. Box 147
Chanhassen, MN 55317 - (952) 227-1100
CITY OF CHANHASSEN
RECEIVED
DEVELOPMENT REVIEW APPLICATION
MAY 1 4 2007
PLEASE PRINT
Applicant Name and Address:
Carver County
602 E. 4th Street
Chaska, HN 55318
Co~act:Steve Taylor
Phone: 361-1501 Fax: 361-1581
Email: stay1or@co.carver.TIm.us
CHANHASSEN PLANNING DEPT
Owner Name and Address:
SANE.
Contact:
Phone:
Email:
Fax:
..
NOTE: Consultation with City staff is required prior to submittal, including review of development
plans
Comprehensive Plan Amendment
Temporary Sales Permit
Conditional Use Permit (CUP)
Vacation of Right-of-Way/Easements (VA C)
Interim Use Permit (IUP)
Variance (VAR)
Non-conforming Use Permit
Wetland Alteration Permit (WAP)
Planned Unit Development*
Zoning Appeal
Rezoning
Zoning Ordinance Amendment
Sign Permits
Sign Plan Review
X Notification Sign ~
(City to install and~
Site Plan Review (SPR)*
X Escrow for Filing Fees/Attorney Cost** .
~UP/SPRNACNARlWAP/Metes & Bounds
~norSUB
TOTAL FEE $ 13d.S"'.
X Subdivision* fd:X)~(5 x IS.') ;:.f.oIS
An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant
prior to the public hearing.
*Sixteen (16) full-size folded copies ofthe plans must be submitted, including an 8%" X 11"
reduced copy for each plan sheet along with a diqital copy in TIFF-Group 4 (*.tif) format.
**Escrow will be required for other applications through the development contract.
Building material samples must be submitted with site plan reviews.
NOTE: When multiple applications are processed, the appropriate fee shall be charged for
each application.
SCANNED
PROJECT NAME:
LOCATION:
Lake Riley. Woods 4th Addition
Pioneer Circle; 1/4 mile east of 101
Outlot A Lake Riley Woods
LEGAL DESCRIPTION:
3.43
TOTAL ACREAGE:
WETLANDS PRESENT:
PRESENT ZONING: .
REQUESTED ZONING:
PRESENT LAND USE DESIGNATION:
x
YES
NO
RR
Same
Residential Large Lot
REQUESTED LAND USE DESIGNATION:
CSAH 14 was realigned in the late l~~O's .creat~ng four
Same
REASON FOR REQUEST:
non-conforming residential parcels and the subdivision
request will re-establish these properties with the
required frontage at the 50' setback line as required
by the City.
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 procedura,l requirements applicable to your application.
A determination of completeness of the application' shall be made within 15 business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within 15 business days of application.
This is to certify that I am making application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership
(either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application.
I will.keep myself informed of'the deadlines for submission of material and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of .
my knowledge.
~~
Signat e of Applicant
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~"\7 fA.
rLtil!!n
D te
Signature of Fee Owner
Date
G:\plAN\forms\Development Review AppliCation. DOC
Rev. 12/05
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City Planning Staff and Planning Commission of Chanhassen,
My name is Boyd Peterson and I am a property owner at 9860 Pioneer Circle
which is within the re-plat of the county land south of Pioneer Trail and within Pioneer
Circle. I have lived and owned this property along with my wife Laurie for 20 years. This
re-plat has been long over due by nearly 20 years which means we have had no legal
access to our property. We are glad to see this process taking care of this problem. There
has been several different ideas submitted on this property which is at this time is owned
by Carver County. This entire area which has been developed threw the years is 2.5 acre
minimum lots. I feel that this is the time to bring our existing lot sizes as close to the 2.5
acres as possible. Looking at the plat it seems the easiest and best way to complete
several items:
1. All driveways on each lot
2. Up to 2.5 acres as possible to blend with the neighboring developments
3. Put property on the tax roll for city
4. Free Carver County ofland care liability
5. Take care of water flow issues
I don't quite see why Chanhassen city would benefit from any of this property. It
has remained for the most part an untouched area for over 20 years since the road was
moved. As a landowner within the redevelopment I don't see much changing with the
land as it sits. I certainly intend on leaving it as a buffer site.
As a note this area before the road change was a never a wet area, the flow of
water went down under Pioneer Trail toward a holding pond ~ mile N.E of the site. The
road changed a lot; the most apparent is the culvert is three feet higher than the original
culvert elevation. Therefore, creating this new area of wetland. As a property owner I am
very interested in doing what I can along with the city and county agencies to do the right
thing with the drainage issue of this property, at the same time getting some land and
wetland property within the new water control ordinances that are being created.
It also would be time to look at the entire water quality issue on the lower section
of the property on the N.W. comer. This entire area is wetland along with the man-made
algae pit/obstacle. If the thought to create some sort of runoff holding area is at issue the
whole area must be looked at not just the site within the redevelopment of this area.
Th=~Peterson j{/~ -{,-s-07
P.S. Sorry I am not able to attend the planning commission meeting, I will be in North
Dakota at the University with my family for freshman orientation.
CITY OF CHANHASSEN
AFFIDA VIT OF MAILING NOTICE
ST ATE OF MINNESOTA)
) ss.
COUNTY OF CARVER )
I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on
June 7, 2007, 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
Lake Riley Woods 4th Addition - Planning Case 07-14 to the persons named on attached
Exhibit "A", by enclosing a copy of said notice in an envelope addressed to such owner, and
depositing the envelopes addressed to all such owners in the United States mail with postage
fully prepaid thereon; that the names and addresses of such owners were those appearing as such
by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate
records.
Subscribed and sworn to before me
this' t-h day of.:}lJ.(\e-
,2007.
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1_ ~ KIM T. MEUWISSEN I
~,;. ...:;J Notary Public-Minnesota
~<'.;;ii.'" My Commission Expires Jan 31, 2010
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Disclaimer
This map is neither a legally recorded map nor a survey and is not intended to be used as one. This
map is a compilation of records, information and data located in various city, county, state and federal
offices and other sources regarding the area shown, and is to be used for reference purposes only.
The City does not warrant that the Geographic Information System (GIS) Data used to prepare this
map are error free, and the City does not represent that the GIS Data can be used for navigational,
tracking or any other purpose requiring exacting measurement of distance or direction or precision in
the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107.
The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, Subd. 21 (2000), and
the user of this map aCknowledges that the City shall not be liable for any damages, and expressly
waives all claims, and agrees to defend, indemnify, and hold harrness the City from any and all claims
brought by User, its employees or agents, or third parties which arise out of the use~s access or use of
data provided.
Disclaimer
This map is neither a legally recorded map nor a survey and is not intended to be used as one. This
map is a compilation of records, information and data located in various city, county, state and federal
offices and other sources regarding the area shown, and is to be used for reference purposes only.
The City does not warrant that the Geographic Information System (GIS) Data used to prepare this
map are error free, and the City does not represent that the GIS Data can be used for navigational,
tracking or any other purpose requiring exacting measurement of distance or direction or precision in
the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107.
The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, Subd. 21 (2000), and
the user of this map acknowledges that the City shall nol be liable for any damages, and expressly
waives all claims, and agrees to defend. indemnify, and hold harmless the City from any and all claims
brought by User, its employees or agents, or third parties which arise out of the user's access or use of
data provided.
BOYD S PETERSON
9860 PIONEER CIR
CHANHASSEN , MN 55317 -8696
ROBERT W SCHOEWE
9611 FOXFORD RD
CHANHASSEN, MN 55317 -8689
THOMAS E & BRENDA L ANDERSON
9371 FOXFORD RD
CHANHASSEN ,MN 55317 -8685
ROBERT FUGLlE &
KIMBERLY L HEIN-FUGLlE
9370 FOXFORD RD
CHANHASSEN . MN 55317 -8684
WENDELL & JACQUELINE SCHOTT
9350 FOXFORD RD
CHANHASSEN. MN 55317 -8684
DAVID J & SHARON K GATTO
9631 FOXFORD RD
CHANHASSEN , MN 55317 -8689
JAMES D & JANET M DINGEL
9351 FOXFORD RD
CHANHASSEN . MN 55317 -8685
DONALD E HALLA &
SANDRA J CWAYNA HALLA
495 PIONEER TRL
CHASKA. MN 55318 -1151
BRADLEY & REBECCA CHRISTENSEN
9820 DEERBROOK DR
CHANHASSEN . MN 55317 -8549
CARVER COUNTY
CARVER COUNTY GOVT CTR-ADMIN
600 4TH ST E
CHASKA. MN 55318 -2102
JOHN & JENNIFER BEUTZ
5624 SHERIDAN AVE S
MINNEAPOLIS, MN 55410 -2616
DONALD GERALD BURCHETT
225 PIONEER TRL
CHANHASSEN . MN 55317 -8662
ARTHUR F & CAROL ROSSBERG
8890 WILD DUNES DR
SARASOTA. FL34241 -9647
MICHAEL ROBERT NELSON
9870 PIONEER CIR
CHANHASSEN , MN 55317 -8696
JEFFREY B & CAROL G SORUM
9900 DEERBROOK DR
CHANHASSEN , MN 55317 -8551
GERALD F & NANCY G SLOCUM
9920 DEERBROOK DR
CHANHASSEN . MN 55317 -8551
Public Hearing Notification Area (500 feet)
Lake Riley Woods 4th Addition
Planning Case 07-14
City of Chanhassen