PC Staff Report 3-17-09
CC DATE: 04/13/09
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PC DATE: 03/17/09
CITY OF CHANHASSEN
REVIEW DEADLINE: April 30, 2009
(per applicant's extension letter)
CASE #:09-01
BY: AF, RO, TJ, ML, JM, JS
PROPOSED MOTION:
"The Chanhassen Planning Commission recommends that the City Council approve a seven-lot
subdivision with a Variance for access off a private street for Lots 1 and 2, Block 1, Apple Tree
Estates, plans prepared by E. O. Rud & Sons, Inc. and Plowe Engineering, Inc., dated 01/29/09,
revised 2/25/09, subject to conditions 1-45 of the staff report."
SUMMARY OF REQUEST: The developer is requesting approval for a seven-lot Subdivision
with a Variance for the use of a private street, APPLE TREE ESTATES.
LOCATION: 8600 Waters Edge Drive (PID 25-0231610)
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APPLICANT:
Plowe Engineering, Inc.
6776 Lake Drive, Suite 110
Lino Lakes, MN 55014
(651) 361-8231
craig@plowe.com
Aloysius Klingelhutz
8600 Waters Edge Drive
Chanhassen, MN 55317
klingelhutz3@msn.com
PRESENT ZONING: RSF, Single-Family Residential
2020 LAND USE PLAN: Residential - Low Density (net density range 1.2 - 4.0 units per acre)
ACREAGE: 10.2 acres
DENSITY: gross: 0.78 units/acre; net: 1.22 units/acre
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City's discretion in approving or denying a preliminary plat is limited to whether or not the
proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance.
If it meets these standards, the City must approve the preliminary plat. This is a quasi-judicial
decision.
The City's discretion in approving or denying a variance is limited to whether or not the
proposed project meets the standards in the Subdivision Ordinance for a variance. The City has
a relatively high level of discretion with a variance because the applicant is seeking a deviation
from established standards. This is a quasi-judicial decision.
Notice of this public hearing has been mailed to all property owners within 500 feet.
Apple Tree Estates
Planning Case 09-01
March 17, 2009
Page 2 of 16
PROPOSAL/SUMMARY
The applicant is proposing a seven-lot subdivision with a variance to use a private street to
access the two lakeshore lots.
To the north of the site is Lake Susan, a recreational development lake. To the east are single-
family homes on lots zoned Single-Family Residential District, RSF. To the south is Waters Edge
Drive, formerly Great Plains Boulevard/Highway 101, across which is the Klingelhutz farmstead.
To the southwest is the Chanhassen Hills development consisting of single-family homes in a
Planned Unit Development - Residential district. To the west are single-family homes on lots
zoned Single-Family Residential District, RSF.
Water service is available to the property in Waters Edge Drive. Sewer service is available to the
west of the site as well as along the shore of Lake Susan. The development will be required to
provide storm water ponding on site. Access to the property is via Waters Edge Drive.
The site contains an existing large, single-family home site on Lake Susan located toward the lake.
A large shed is located on the south side of the property, which shall be removed as part of the
subdivision. The site slopes from a high point along the east central property line with an elevation
of930 and a high point in the southwest comer ofthe property with an elevation of 922, to a low
point on the lake at elevation 882. There is an area of bluff between the new house location and the
Apple Tree Estates
Planning Case 09-01
March 17, 2009
Page 3 of 16
lakeshore. The top of the bluff follows approximately the 908 contour. There are scattered trees
throughout the property with a concentration in the south central portion of the site and around the
existing house. A double row of apple trees is located down the middle of the site. There is a
wetland located in the southeast comer ofthe property, adjacent to Waters Edge Drive.
Staff is recommending approval of the proposed subdivision including approval of the private street
for Lots 1 and 2, Block 1, subject to the conditions of the staff report.
APPLICABLE REGUATIONS
Chapter 18, Subdivisions
Chapter 20, Article VI, Wetland Protection
Chapter 20, Article VII, Shoreland Management District
Chapter 20, Article XII, "RSF" Single-Family Residential District
BACKGROUND
In July 2005, the most southeasterly portion of the site, Tract 3, was added to the parcel as part of an
administrative subdivision, combining the parcels under one Pill number.
The westerly portion of the property was platted as Outlot A, Chanhassen Hills 1 st Addition on
October 10, 1986.
SUBDIVISION REVIEW
The applicant is requesting preliminary plat approval to create a
seven-lot subdivision with a variance to permit a private street
to be used to access the two lakeshore lots. While both
lakeshore lots have frontage on the public street, the use of the
private street will permit the preservation of the majority of the
apple orchard on the site. However, because the lots will be
accessed via a private street, City ordinance requires a
minimum 100 feet of frontage.
The lots all exceed the minimum lot area requirements. The
easterly 220 feet of Lot 1, Block 2 is encompassed by a
drainage and utility easement. Ofthis area, 0.661 acres are
wetland and approximately 0.66 acres are for ponding. Staff
recommends that that portion of Lot 1, Block 2, east of the
westerly normal water level elevation for the stormwater pond
be included in a separate Outlot to facility pond maintenance.
Only 0.46 acres are building area on Lot 1, Block 2, which is
further encumbered by a stormwater pipe and easement which
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Apple Tree Estates
Planning Case 09-0 I
March 17, 2009
Page 4 of 16
staff is recommending be relocated toward the end of the lot.
COMPLIANCE TABLE
Lot Area non- Frontage Lake
riparian! Depth
riparian(square regular/private (feet) Frontage Notes
feet) street (feet) (feet)
Code 15,000/20,000 90/100 125 90
Ll Bl 76,401 120 530 179 Riparian lot, existing
house
L2 Bl 77,206 100 475 206 Riparian lot, bluff (30-
foot setback)
L3 Bl 19,035 140 169 NA
L4Bl 18,618 100 188 NA
L5 Bl 18,673 100 186 NA
L6Bl 19,022 95 202 NA
LI B2 49,092 202 362 NA Comer lot, storm water
pond and wetland on
east end (50-foot
wetland setback)
Wetland 28,793 0.661 ac., part of Lot 1,
Block 2, but not shown
is the Lot Area
ROW 137,171 3.15 Acres
TOTAL 444,011 10.2 acres
Setbacks: Front: 30 feet; Side: 10 feet; Rear: 30 feet; Other: 75 feet from the OHW of Lake
Susan, 50-foot wetland setback.
Hardcover: 25%. The applicant has provided a table on sheet Cl which assumes 3,600 square
feet of hard surface for the house and patio with a driveway to the street showing that the hard
cover limitation can be met for each lot.
GRADING, DRAINAGE AND EROSION CONTROL
The majority ofthe site currently drains overland to Lake Susan. The remainder of the site
drains to the wetland located on the southeast comer of the site.
The developer proposes to mass grade the site, with the exception of Lots 1 and 2, Block 1. The
home on Lot 1, Block 1, will remain on the site and Lot 2, Block 1, will be custom graded.
Apple Tree Estates
Planning Case 09-01
March 17, 2009
Page 5 of 16
The site presents a challenge with respect to stormwater
management. A stormwater pond cannot be located near
Lake Susan since the bluff area along the shoreline cannot be
disturbed. A previous plan submitted by the developer
included a filtration basin on Lots 2 and 3, Block 1, and
connection to the existing storm sewer west of the site. Staff
did not support this proposal since the filtration basin would
have been perched above the existing home west of the
development. Staffwas also concerned that discharge from
the filtration basin could have entered into the tuck-under
garage on the property to the west of the development.
All of Lots 1 through 3, Block 1, and the majority of Lots 4
through 6, Block 1, will drain overland to Lake Susan. The
public street and Lot 1, Block 2, will drain to the proposed
pond adjacent to the wetland.
The developer has submitted hydrology calculations which models back-to-back lOO-year events
as required by the Chanhassen City Code. The pond design must be revised so that the pond will
hold this event. The layout of the plat may need to be changed as a result of this model.
Under Minnesota Rules 8420.0105, excavation may occur within a Type 1 or Type 2 wetland so
long as the maximum depth of inundation does not exceed six (6) feet in depth or would
otherwise convert the wetland to non-wetland; this should also be incorporated into the
hydrology calculations.
The emergency overflow (EOF) for the wetland is shown incorrectly. According to the grading
plan, the EOF is 904.45 feet which is located on the gravel driveway to the east of wetland.
Ideally an EOF discharges to an area that is within a drainage and utility easement; however, this
proposal is unique in that the area surrounding the development is already developed and the
flow pattern from the overland EOF is fixed. Given the site constraints, a piped EOF is required
from the wetland. The developer's engineer shall examine possible locations for this connection
and work with and obtain the necessary permission from the property owner/agency.
The driveway grades for Lot 3, Block 1, must be adjusted so that there is positive drainage along
the entire driveway.
The developer proposes to mass grade the site. The property is tributary to Lake Susan, a Water of
the State. A note should be added to the plans to this effect noting that special rules may apply
under the National Pollution Discharge Elimination System (NPDES) program. As part of the
erosion control plan, the following items need to be incorporated:
Apple Tree Estates
Planning Case 09-01
March 17, 2009
Page 6 of 16
1. The total area disturbed exceeds one (1) acre in area and will require a National Pollution
Discharge Elimination System (NPDES) permit. This permit should indicate the General
Contractor who has overall charge of day-to-day operations as the contractor on the permit. It
will also necessitate that an individual qualified to complete stormwater inspections must
complete reports per NPDES requirements. The SWPPP and all pertinent documents must be
kept on-site at all times.
2. The plan shows that a cul-de-sac will be constructed. Until such time as this is completed, a
rock construction entrance with a minimum length of75 feet must be maintained on the site.
3. The plan shows perimeter controls in several areas. Currently, no perimeter controls are
indicated south of Lot 6, Block 1, nor south of Lot 1, Block 2. Perimeter controls should be
shown in these areas.
4. Silt fence must be J-hooked every 50 feet if not placed on the contours. In particular, the
terminus of the silt fence along the western boundary of Lot 2, Block 1, should be turned back
to protect Lake Susan. It may be prudent to install silt fence north of Lot 3, Block 1, and will be
necessary if the silt fence indicated on the plan is inadequate.
5. The grading plan indicates positive drainage towards three catch basins on Waters Edge Drive.
Best Management Practices must be incorporated to assure that sediment does not reach these
structures from the proposed grading.
6. Under NPDES rules, sequencing needs to be included in the plan. At a minimum, the proposed
pond should be excavated in the initial grading phase to be used as a temporary sediment basin.
The plan should also indicate that all perimeter controls are to be installed prior to any earth
disturbing activities.
7. Inlet protection must be installed on all stormwater conveyance systems prior to casting. These
protection measures need to be installed within 24 hours of placement. The plans indicate inlet
protection but should also include a description of when and what should be placed.
8. A concrete washout area needs to be shown on the plan set. This area must be established and
maintained on the site. The area must be self-contained and water tight.
9. Temporary and permanent erosion and sediment control BMPs need to be indicated for the
drainage swale located west of Lots 3 - 6, Block 1.
WETLANDS
There is one wetland located on the property. This wetland is located within Block 2 and is a Type
1, PEMA wetland. The area was delineated January 7,2009. The boundary was reviewed on
February 26, 2009, and found to accurately reflect the extent of the jurisdictional wetland. The
Apple Tree Estates
Planning Case 09-01
March 17, 2009
Page 7 of 16
current plan does not propose any fill to be placed within the delineated boundary and will maintain
adequate hydrology to the area to prevent secondary impacts to the basin.
The plan is proposing to treat and store back-to-back 100-year storm events in a wet detention pond
prior to discharge into the wetland. Under current conditions, the emergency overflow for the
wetland is north by northeast through the adjoining property. The developer is to maximize the
storage within the wetland to minimize the risk to the adjoining properties. Minnesota rules 8420
allows for excavation within a Type 1 or Type 2 wetland as long as the wetland is not converted to
non-wetland or deep water habitat. The developer may excavate within the wetland area for
additional storage so long as the following conditions are met:
1. Maximum inundation must be less than six (6) feet in depth.
2. Side slopes should be no steeper than 5: 1. Slopes 10: 1 to 15: 1 are preferred but it is clear that
site constraints would prevent this being achieved. The developer will be allowed to average the
slope provided no slope is steeper than 3.5:1.
3. The bottom shall be undulating to provide varying depths and habitat.
4. If soil materials encountered at the finished elevation are mineral and organic materials were
removed to obtain this depth, the wetland shall be over excavated and organics placed to
finished grade. The organic soil materials shall be at least 0.8 feet in depth.
5. A detailed vegetation plan shall be developed for the wetland and the buffer areas.
LAKES AND BLUFFS
The entire property lies within the Shore1and Management District for Lake Susan. Lot sizes and
configurations are compliant with the Shoreland Ordinance. A bluff area appears to exist north of
Lots 1 and 2, Block 1. The current plan shows adequate setbacks from the bluff area.
SURFACE WATER MANAGEMENT PLAN (SWMP) CONNECTION CHARGES
Water Quality Fees
The water quality fees for this proposed development are based on single-family residential rates of
$2,360 per acre. Total area less that portion which is within stormwater pond, wetland and public
right-of-way equals 6.39 acres. Therefore, the water quality fees associated with this project are
$21,789.90.
Apple Tree Estates
Planning Case 09-01
March 17, 2009
Page 8 of 16
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 stormwater ponding areas for runoff storage. Single-
family residential developments have a connection charge of $2,360 per developable acre. This
results in a water quantity fee of approximately $15,080.40 for the proposed development.
SWMP Credits
This project proposes the construction of one NURP pond. The applicant will be credited for 50%
of the water quality charge for each acre draining to the NURP pond on-site. Subcatchment I drains
to the NURP pond and has a watershed area of 2.85 acres. This is equivalent to a water quality
credit of$4,859.25. The developer proposes one outlet structure with energy dissipation BMPs.
This structure results in a $2,500 credit.
At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $29,511.05.
RETAINING WALLS
The developer proposes to construct a retaining wall on the east side of the cul-de-sac within the
right-of-way. The top and bottom of wall elevations must be shown on the plans. Based on the
grading plan, the maximum elevation of this retaining wall will be approximately five feet.
The plan must show the existing trees on the property to the east of the development, adjacent to
the proposed retaining wall. Based on field observations, staff believes that these trees will be
impacted by the construction of the proposed retaining wall. The plans must be revised so that
the trees are not impacted from the retaining wall construction.
Retaining walls over four feet high require a building permit and must be designed by an
Engineer registered in the State of Minnesota.
STREETS/ACCESS
The property is adjacent to Waters Edge Drive which was reconstructed by the Minnesota
Department of Transportation (MnDOT) in conjunction with the Highway 101 realignment in
2006. Waters Edge Drive is still under MnDOT jurisdiction and will be turned back to the City
of Chanhassen later this year. As such, the developer is required to obtain the appropriate
permits from MnDOT to construct the local street connection.
The developer proposes to construct a public cul-de-sac with the development. The proposed
street will connect to Waters Edge Drive at the approximate location of the existing driveway.
Apple Tree Estates
Planning Case 09-01
March 17, 2009
Page 9 of 16
A portion of the existing driveway alignment to Lot 1, Block 1 will remain and will be surfaced
with bituminous. This driveway will also provide access to Lot 2, Block 1; therefore, it must
meet a seven-ton design.
A building permit for Lot 2, Block 1 may be issued prior to installation of the public street and
utilities. A final Certificate of Occupancy will not be granted until the public utilities are in and
the first lift of asphalt has been installed on the street.
The developer must submit a plan showing how access to the existing home on Lot 1, Block 1
and the proposed home on Lot 2, Block 1 will be maintained throughout construction.
The site is proposed to be accessed via a new public street off Waters Edge Drive, except for the last
two lots which shall use a private street, even though both properties have adequate frontage on the
new street. This private street will be privately owned and maintained. The use of the private
street will permit the preservation of a majority of the existing apple trees located on proposed
Lot 2, Block 1.
Private Street Criteria
In order to permit private streets, the city must consider the following:
1. The prevailing development pattern makes it unfeasible or inappropriate to construct a public
street. In making this determination, the city may consider the location of existing property
lines and homes, local or geographic conditions and the existence of wetlands.
2. After reviewing the surrounding area, it is concluded that an extension of the public street
system is not required to serve other parcels in the area, improve access, or to provide a street
system consistent with the comprehensive plan.
3. The use of the private street will permit enhanced protection of the city's natural resources
including wetlands and forested areas.
The use of the private street in this instance is to allow the two lakeshore properties to use a
common driveway. A private street is defined as a "street serving as vehicular access to two or
more parcels of land which is not dedicated to the public but is owned by one or more private
parties". Extension of a public street would be inappropriate in this location, is not necessary to
access additional properties, and the use of the private street does enhance protection of natural
resources including trees and Lake Susan by reducing the impervious surface contributing to runoff
into the lake. A 30-foot wide private easement, cross-access and maintenance agreement must be
submitted for the private street.
Apple Tree Estates
Planning Case 09-01
March 17, 2009
Page 10 of 16
In order to locate homes quickly in the event of an emergency, additional six-inch address
numbers will be required at the first 3 requirements:
1. At the entrance to the driveway of Block 1, Lots 1 and 2 where it comes offthe cul-du-sac.
2. At the driveway where it splits between Lots 1 and 2 on Block 1.
3. Contact Chanhassen Fire Marshal for exact locations and numbering requirements.
4. No burning permits will be issued for trees to be removed. Trees and scrubs must be
removed from site or chipped.
5. A three-foot clear space must be maintained around fire hydrants, and nothing be placed in
front of the outlets to hinder firefighting operations. MN Fire Code Sec. 508.5.4.
6. Fire apparatus access roads and water supply for fire protection is required to be installed.
Such protection shall be installed and made serviceable prior to and during time of
construction, except when approved alternate methods of protection are provided. MN Fire
Code Sec. 501.4
7. Fire hydrant locations are acceptable.
8. Temporary street signs are required to be installed as soon as construction begins. Signs
shall be of an approved size, weather resistant and be maintained until replaced by permanent
signs. MN Fire Code Sec.505.2.
UTILITIES
The developer proposes to extend eight-inch diameter public watermain from the existing
watermain within Waters Edge Drive. Based on the location and alignment of the existing
watermain, it does not appear that the watermain connection will require cutting into Waters
Edge Drive.
Eight-inch diameter public sanitary sewer is to extend from the
existing sanitary sewer to the west of the property and within
the proposed public cul-de-sac. The sanitary sewer will extend
between Lots 3 and 4, Block 1, then south within the proposed
public street.
The existing sanitary sewer lies within a drainage and utility
easement over a private driveway. The developer must notify
the affected property owners a minimum of seven days before
mobilizing to complete the sanitary sewer connection. The
Apple Tree Estates
Planning Case 09-01
March 17, 2009
Page 11 of16
developer must ensure that the property owners will have access while the utility crew is
working in the area. A security will be collected with the final plat to ensure that the disturbed
area will be restored to the current condition.
The sanitary sewer service for Lot 2, Block 1 is proposed to extend from the existing sanitary
sewer along the west property line. Lot 1, Block 1 is currently serviced by the lateral that
extends along the shore of Lake Susan. The service for Lot 3, Block 1 will extend from the
proposed lateral along the common lot line with Lot 4. The remaining lots will be serviced from
the proposed lateral within the public street.
The developer proposes to install storm sewer and catch basins at the low point of the public
street. The storm sewer will extend to the proposed pond. The storm sewer between the public
street and the pond must be shifted to either the north or south property line of Lot 1, Block 2 to
eliminate the drainage and utility easement through the property.
Storm sewer will extend to the southeast comer of Lot 6, Block 1 to capture off-site drainage.
LANDSCAPING AND TREE PRESERVATION
Tree canopy coverage and preservation calculations for the Apple Tree Estates development are
as follows:
Total upland area (excludingwetlands/parkland)
Total canopy area (excludingwetlands/parkland)
Baseline canopy coverage
Minimum canopy coverage allowed
Proposed tree preservation
6.89 ac or 300,128 SF
3.06 ac or 133,293 SF
44%
35% or 105,044 SF/2.4 ac.
25% or 74,923SFIl.72 ac.
Developer does not meet minimum canopy coverage allowed; therefore, the difference is
multiplied by 1.2 to calculate the required replacement plantings.
Difference in canopy coverage
Multiplier
Total replacement
Total number of trees to be planted
30,121 SF
1.2
36,145 SF
33 trees
A landscape plan was submitted and shows 35 trees to be planted on the lots with the species and
sizes in accordance with city ordinances, with the exception of the Colorado spruce. Staff
recommends that the quantity be split between the Black Hills and white spruce and the
Colorado be eliminated from the plant list. Additionally, the applicant did not provide a tree
survey list and the condition of any existing trees is not known.
Apple Tree Estates
Planning Case 09-01
March 17, 2009
Page120f16
There is an existing row of trees located along the east side of Apple Tree Lane north of Lot 1,
Block 2. These trees were not surveyed but appear to be on or very near the property line. The
applicant has proposed a retaining wall to be installed at the property in this area. Depending on
the proximity of these trees to the proposed wall, it may be necessary to relocate the wall in order
to alleviate the construction impact on the trees' roots. The applicant has not specified any tree
protection fencing in this area and proposes to grade to the property line. Staff recommends that
the trees be located relative to the retaining wall and a plan to protect the trees and their health be
developed by the applicant and submitted to the city.
PARKS AND RECREATION
This property is located within the neighborhood park
service area for Chanhassen Hills Park. Future residents of
Apple Tree Estates are afforded access to the park via the
Waters Edge Drive pedestrian trail that connects to
neighborhood streets in the Chanhassen Hills subdivision.
Chanhassen Hills Park is 7.7 acres in size and features a
playground, picnic area, sand volleyball, trails, skating rink,
basketball court, and a ballfield. Off-street parking is
available at the park. The playground was updated and
expanded within the past few years. No additional parkland
acquisition is being recommended as a condition of this
subdivision.
TRAILS
The subject site has direct access to the Waters Edge Drive pedestrian trail. No additional trail
construction is being recommended as a condition of this subdivision. Full park and recreation
fees shall be collected for each new lot at the time of final plan recording.
MISCELLANEOUS
Final grading plans and soil reports must be submitted to the Inspections Division before
building permits will be issued. Engineered design and building permits are required for
retaining walls exceeding four feet in height. Each lot must be provided with a separate sewer
and water service. Demolition permits must be obtained before demolishing any structures.
Existing home(s) affected by new street/cul-de-sac will require address changes.
RECOMMENDATION
Staff recommends that the Planning Commission adopt the following motion and adoption of the
attached findings of fact and recommendation:
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Apple Tree Estates
Planning Case 09-01
March 17, 2009
Page 13 of 16
"The Chanhassen Planning Commission recommends that the City Council approve a seven-lot,
subdivision with a Variance for access off a private street for Lots 1 and 2, Block 1, Apple Tree
Estates, plans prepared by E. G. Rud & Sons, Inc. and Plowe Engineering, Inc., dated 01/29/09,
revised 2/25/09, subject to the following conditions:
1. Additional six-inch address numbers will be required at the entrance to the driveway of Lots
1 and 2, Block 1, where it comes offthe cul-du-sac.
2. Additional six-inch address numbers will be required at the driveway where it splits between
Lots 1 and 2, Block 1.
3. Contact Chanhassen Fire Marshal for exact locations and numbering requirements.
4. No burning permits will be issued for trees to be removed. Trees and scrubs must be
removed from site or chipped.
5. A three-foot clear space must be maintained around fire hydrants, and nothing be placed in
front of the outlets to hinder firefighting operations. MN Fire Code Sec. 508.5.4.
6. Fire apparatus access roads and water supply for fire protection is required to be installed.
Such protection shall be installed and made serviceable prior to and during time of
construction except when approved alternate methods of protection are provided. MN Fire
Code Sec. 501.4
7. Temporary street signs are required to be installed as soon as construction begins. Signs
shall be of an approved size, weather resistant and be maintained until replaced by permanent
signs. MN Fire Code Sec.505.2.
8. A 30- foot wide private easement, cross-access and maintenance agreement must be
submitted for the private street.
9. Final grading plans and soil reports must be submitted to the Inspections Division before
building permits will be issued.
10. Retaining walls over four feet high require a building permit and must be designed by an
Engineer registered in the State of Minnesota.
11. Each lot must be provided with a separate sewer and water service.
12. Demolition permits must be obtained before demolishing any structures.
13. Existing home(s) affected by the new street/cul-de-sac will require address changes.
Apple Tree Estates
Planning Case 09-01
March 17, 2009
Page 14 of 16
14. The existing shed on proposed Lots 4, 5 and 6, Block 1, Apple Tree Estates must be removed
concurrently with the installation of the street improvements.
15. Full park fees in lieu of parkland dedication and/or trail construction shall be collected as a
condition of approval for Apple Tree Estates. The park fees shall be collected in full for all new
homes at the rate in force upon final plat submission and approval.
16. Applicant shall remove Colorado spruce from the planting list and transfer the quantity to
other evergreens in the Plant Schedule or add a third evergreen species. A revised planting
list shall be submitted to the city.
17. All trees proposed to be preserved shall be protected by tree preservation fencing. Fencing
shall be installed prior to site development or grading and excavation for homes on each lot.
Any trees shown as preserved on plans dated 1/15/09 and revised 2/25/09 must be replaced at
a rate of2:1 diameter inches if removed.
18. The applicant shall locate the existing row of trees along the east side of Apple Tree Lane
north of Lot 1, Block 2 relative to the proposed retaining wall and develop a plan to protect
the trees. The survey and plan shall be submitted to the city for approval.
19. The building permit survey for Lot 2, Block 1 shall include the tree survey for the lot. Any
additional tree removal on the lot greater than what is shown on subdivision plans
dated1/15/09, revised 2/25/09, will need prior approval from the city and additional plantings
may be required.
20. The applicant shall revise the landscape plan to show river birch and balsam fir or black
spruce near the wetland rather than red oak and white spruce.
21. The plans and hydrology calculations must be revised so that the pond will hold back-to-back
100-year storms.
22. Correct the location and elevation of the wetland emergency overflow.
23. A piped EOF is required for the wetland. The developer's engineer shall examine possible
locations for this connection and work with and obtain the necessary permission from the
property owner/agency.
24. The driveway grades for Lot 3, Block 1 must be adjusted so that there is positive drainage
along the entire driveway.
25. A building permit for Lot 2, Block 1 may be issued prior to installation of the public street
and utilities. A final Certificate of Occupancy will not be granted until the public utilities are
in and the first lift of asphalt has been installed on the street.
Apple Tree Estates
Planning Case 09-01
March 17, 2009
Page 15 of 16
26. The developer must submit a plan showing how access to the existing home on Lot 1, Block
1 and the proposed home on Lot 2, Block 1, will be maintained throughout construction.
27. The top and bottom of wall elevations must be shown on the plans.
28. The plan must show the existing trees on the property to the east of the development,
adjacent to the proposed retaining wall. The plans must be revised so that the off-site trees to
the east of the development are not impacted with the retaining wall construction.
29. The developer is required to obtain the appropriate permits from MnDOT to construct the
local street connection.
30. The developer must notify the affected property owners a minimum of seven days before
mobilizing to complete the sanitary sewer connection.
31. A security will be collected with the final plat to ensure that the disturbed area will be
restored to the current condition.
32. The storm sewer between the public street and the pond must be shifted to either the north or
south property line of Lot 1, Block 2 to eliminate the drainage and utility easement through
the property.
33. Any excavation within the wetland cannot result in a maximum inundation greater than six
(6) feet in depth.
34. The finished bottom of the wetland shall be undulating providing varying depths.
35. Side slopes shall be no greater than 5:1 on average and no greater that 3.5:1 in any location.
36. Bottom of the wetland shall have a minimum 0.8 feet of organic soil materials or otherwise
hydric soils.
37. A vegetation establishment plan must be developed and implemented for the wetland and the
buffer area. In the event that no excavation occurs within the wetland, a vegetation
management plan need only be developed and implemented for the buffer area.
38. Sequencing of erosion control measures need to be incorporated into the plan. This includes
placement of perimeter controls prior to earth disturbing activities and excavation of the pond
during the initial grading activities to be used as a temporary basin.
39. Silt fence must be included down gradient of all exposed soils.
Apple Tree Estates
Planning Case 09-01
March 17, 2009
Page 16 of 16
40. Inlet protection shall be required within 24 hours of setting the structures on site.
41. Erosion and sedimentation BMPs must be placed to protect the structures in Waters Edge
Drive.
42. A concrete washout area needs to be shown on the plan and must comply with the NPDES
permit requirements.
43. A rock construction entrance, at least 75 feet in length, must be indicated on the plan.
44. An NPDES Permit will be required for the project. This must be obtained prior to
commencement of any earth disturbing activities.
45. The pond and wetland should be put into an Outlot. This will result in a further reduction of
SWMP fees. That portion of Lot 1, Block 2 east of the westerly normal water level elevation
for the stormwater pond shall be included in a separate Outlot to facility pond maintenance."
ATTACHMENTS
1. Findings of Fact and Recommendation.
2. Development Review Application.
3. Reduced Copy Preliminary Plat.
4. Reduced Copy Boundary & Topographic Survey.
5. Reduced Copy Preliminary Grading, Drainage & Erosion Control Plan.
6. Reduced Copy Preliminary Utility Plan.
7. Reduced Copy Landscape Plan.
8. Public Hearing Notice and Mailing List.
g:\plan\2009 planning cases\09-01 apple tree estates\staff report apple tree estates.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
INRE:
Application of Plowe Engineering, Inc. and Aloysius Klingelhutz for Subdivision approval with a
variance for the use of a private street - APPLE TREE ESTATES.
On March 17,2009, the Chanhassen Planning Commission met at its regularly scheduled meeting to
consider the application of Plowe Engineering, Inc. and Aloysius Klingelhutz for preliminary plat
approval of property creating seven lots with a variance for the use of a private street to access the two
lakeshore lots. 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 Single- Family Residential, RSF.
2. The property is guided in the Land Use Plan for Residential- Low Density.
3. The legal description of the property is shown in the attached Exhibit A.
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:
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 environmental damage;
f. The proposed subdivision will not conflict with easements of record; and
1
g. The proposed subdivision is not premature. A subdivision is premature if any of the following
exists:
1. Lack of adequate storm water drainage.
2. Lack of adequate roads.
3. Lack of adequate sanitary sewer systems.
4. Lack of adequate off-site public improvements or support systems.
5. Private Street variance findings:
a. The hardship is not a mere inconvenience, but provides enhanced environmental protection.
b. The hardship is caused by the particular physical surroundings, shape or typographical conditions of
the land. The proposed private street will reduce the amount of impervious surface directing water
to the lake. It will also preserve addition trees.
c. The conditions upon which the request is based are unique and not generally applicable to other
property. The site is sloped down to the lake. Any reduction in hard surface will reduce the runoff
directed to the lake.
d. The granting of the variance will not be substantially detrimental to the public welfare and is in
accord with the purpose and intent of this chapter, the zoning ordinance and comprehensive plan.
The use of the private street has the potential for reducing environmental impacts.
6. The planning report #09-01 dated March 17,2009, prepared by Robert Generous, et aI, is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the Preliminary Plat for
Apple Tree Estates creating seven lots with a variance for the use of a private street.
ADOPTED by the Chanhassen Planning Commission this 1 ih day of March, 2009.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
2
EXHIBIT A
TRACT 1 DESCRIPTION
Outlot A, Chonhossen Hills 1 st Addition as recorded in the Registrar of Titles office, Carver County, Minnesota, also including, that
part of Government Lot 3 in Section 14, Township 116, Range 23, lying westerly of the easterly 245.00 feet of said Gavernment Lot 3
and easterly of the following described line. Commencing at the Northeast corner of the Northeast 1/4 of Section 23, Township 116,
Range 23; thence on an assumed bearing of S 88' 11' 38" W. along the north line of the Northeast 1/4 of said Section 23, 0
distance of 245.01 feet to the west line of the east 245.00 feet of said Government Lot 3; thence N 2' 57' 46" W. along said west
line, a distance of 487.30 feet to the point of beginning of the line to be described; thence N 25' 46' 46" W, a distance of 116.3
feet ta the shore line of Lake Susan; thence easterly along said shore line, to the intersection point with the west line of the east
245.00 feet of said Government Lot 3 and there terminating. All in Carver County, Minnesota. Subject to roods and easements of
record; AND the easterly 245.00 feet af Government Lot 3 in Section 14, Township 116, range 23.
TRACT 2 DESCRIPTION
The easterly 244.99 feet of the northerly 261.81 feet of the Northeast Quarter of the Nartheast Quarter of Section 23, Township 116,
Range 23, subject to the State Highway No. 101, 011 in Carver County, Minnesota.
TRACT 3 DESCRIPTION
Part of the Northwest Quarter of the Northwest Quarter of Section 24, Township 116, Range 23, Carver County, Minnesota, described
as follows; Beginning at the northwest corner of the Northwest Quarter of said Section 24; thence on an assumed bearing of South
89 degrees 19 minutes 43 seconds East along the North line of said Northwest Quarter 338.00 feet; thence South 25 degrees 26
minutes 43 seconds East 128.38 feet to the centerline of State Highway Number 101; thence westerly along said centerline along a
non tangential curve that is concave to the north, said curve having a central angie of 09 degrees 11 minutes 57 seconds, a radius
length of 621.15 feet, on arc length of 99.73 feet, a chord bearing of South 74 degrees 12 minutes 13 seconds West and a chord
length of 99.62 feet; thence South 79 degrees 38 minutes 53 seconds West along said centerline and tangent to last described
curve 163.44 feet; thence southwesterly along said centerline along a tangential curve that is concave to the southeast, said curve
having 0 central angle of 19 degrees 36 minutes 53 seconds, a radius length of 231.87 feet, an arc length of 79.38 feet; thence
continuing southwesterly along said centerline along 0 compound curve, that is concave to the southeast, said curve having a central
angle of 52 degrees 18 minutes 23 seconds, a radius length of 127.60 feet, an arc length of 116.49 feet, a chord bearing of South
33 degrees 34 minutes 37 seconds West, a chord length of 112.49 feet to the West line of said Northwest Quarter; thence North 00
degrees 01 minutes 33 seconds West along said West line 297.33 feet to the point of beginning. This tract is subject to any and 011
easements of record.
3
Planning Case No. 0 q - 0 t
CITY OF CHANHASSEN
7700 Market Boulevard - P.O. Box 147
Chanhassen, MN 55317 - (952) 227-1100
CITY OF CHANHASSEN
RECEIVED
DEVELOPMENT REVIEW APPLICATION
JAN 1 6 2009
CHANHASSEN PLANNING DEPI
PLEASE PRINT
Applicant Name and Address:
Plowe Enqineerinq, Inc.
6776 Lake Drive Ste 110
Lino Lakes. MN 55014
Contact: Craiq Schlichtinq
Phone: (651) 361-8231 Fax: (651) 361-8701
Email: craiqcmplowe.com
Owner Name and Address:
Aloysius Klinqelhutz
8600 Edqewater Drive
Chanhassen. MN 55317
Contact: Neil Klinqelhutz
Phone: (612) 685-5580 Fax: (952) 445-0132
Email: klingelhutz3cmmsn.com
NOTE: Consultation with City staff is reauired prior to submittal, including review of development
plans
Comprehensive Plan Amendment
Temporary Sales Permit
Conditional Use Permit (CUP)
Vacation of Right-of-Way/Easements (VAC)
X Variance (VAR) 'Z-Po
Interim Use Permit (IUP)
Non-conforming Use Permit
Wetland Alteration Permit (WAP)
Planned Unit Development*
Zoning Appeal
Rezoning
Zoning Ordinance Amendment
Sign Permits
x
Notification Sign - $200
(City to install and remove)
'f I rO
Escrow for Filing Fees/Attorney Cost** ~
- $50 CUP/SPRNACNARIWAP/Metes & Bounds
- $450 Minor SUB
Sign Plan Review
x
Site Plan Review (SPR)*
X Subdivision* CeeIJ -7 /'Z-o
TOTAL FEE $...+ee-
/510.'""
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 of the plans must be submitted, including an 8%" X 11"
reduced copy for each plan sheet along with a diaital 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: Apple Tree Estates
LOCATION: 8600 Waters Edae Drive
LEGAL DESCRIPTION AND PID: (see survey for full description)
PID = 250231610
TOTAL ACREAGE: 7.4 acres
WETLANDS PRESENT:
X YES
NO
PRESENT ZONING: RSF (Sinale Family Residential)
REQUESTED ZONING: RSF (Sinale Family Residential)
PRESENT LAND USE DESIGNATION: Residential
REQUESTED LAND USE DESIGNATION: Residential
REASON FOR REQUEST: To subdivide property into 7 sinale-family lots
FOR SITE PLAN REVIEW: Include number of existing employees:
and new employees:
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information
and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the
Planning Department to determine the specific ordinance and procedural requirements applicable to your application.
A determination of completeness of the application shall be made within 15 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.
pplicant
1//S/01
Date
I
If; ~ LYcf
Date
S:\plowe\cad\08proj\081227 KLlNGELHUTZ CHANHASSEN\081227 Project\Development Review Application.DOC
Rev. 1/08
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I
8!
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
February 26, 2009, 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
Rescheduled Public Hearing for Apple Tree Estates - Planning Case 2009-01 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
this01to./~ayof rebru.a.r~ ,2009.
J
S KIM T. MEUWISSEN I
I Notary Public-Minnesota
My Commission Expires Jan 31, 2010
SCANNED
CITY OF CHANHASSEN
PLANNING COMMISSION
NOTICE OF RESCHEDULED PUBLIC HEARING
Dear Property Owner:
On February 19, 2009, the City of Chanhassen mailed a public hearing notice to you regarding the
following proposal:
. Request for an eight-lot Subdivision with Variances on property zoned RSF, Single-Family
Residential, located at 8600 Waters Edge Drive - APPLE TREE ESTATES.
Applicant: Plowe Engineering, Inc.
The public hearing has been RESCHEDULED for March 17. 2009 in the City Hall Council
Chambers. The meeting will begin at 7:00 p.m. This hearing may not start until later in the evening,
depending on the order of the agenda.
If you have questions regarding this proposal, contact Robert Generous at 952-227-1131 or by email:
boenrous@cLchanhassen.mn.us, or visit the project web page at
www.cLchanhassen.mn.us/serv/plan/09-01.html
CITY OF CHANHASSEN
PLANNING COMMISSION
NOTICE OF RESCHEDULED PUBLIC HEARING
Dear Property Owner:
On February 19, 2009, the City of Chanhassen mailed a public hearing notice to you regarding the
following proposal:
. Request for an eight-lot Subdivision with Variances on property zoned RSF, Single-Family
Residential, located at 8600 Waters Edge Drive - APPLE TREE ESTATES.
Applicant: Plowe Engineering, Inc.
The public hearing has been RESCHEDULED for March 17.2009 in the City Hall Council
Chambers. The meeting will begin at 7:00 p.m. This hearing may not start until later in the evening,
depending on the order of the agenda.
If you have questions regarding this proposal, contact Robert Generous at 952-227-1131 or by email:
bqenrous@cLchanhassen.mn.us, or visit the project web page at
www.ci.chanhassen.mn.us/serv/plan/09-01.html
CHRISTOPHER T & AIMEE J ADAMS
8690 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9650
GREGG R & GERALDINE BARETTE
8695 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9651
MILTON R A BATHKE
8404 WATERS EDGE DR
CHANHASSEN, MN 55317-8698
NORMAN & JACQUELINE ENGEL
8699 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9651
GEORGE W & LESLIE GILMAN
8506 WATERS EDGE DR
CHANHASSEN, MN 55317
GREGORY J & SUSAN L HENKEL
8699 MARY JANE CIR
CHANHASSEN, MN 55317-9646
JOHN S & BARBARA A JACOBY
8516 WATERS EDGE DR
CHANHASSEN, MN 55317-9749
AL & MARY JANE KLlNGELHUTZ
8600 WATERS EDGE DR
CHANHASSEN, MN 55317
DENNIS H & RUTH L
LAUFENBURGER
8673 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9651
LISA K MOORE
8682 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9650
CHADD A & ROBIN A ARMSTRONG
8402 WATERS EDGE DR
CHANHASSEN, MN 55317
CAROL J BARNETT
8665 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9651
TIMOTHY M DAVIS
8705 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-8333
JAMES C & CHRISTINE ERICKSON
8691 MARY JANE CIR
CHANHASSEN, MN 55317-9646
NORMAN C JR & KIMBERLY GRANT
9021 LAKE RILEY BLVD
CHANHASSEN, MN 55317-8650
CHRISTOPHER & DEBORA K HOL
8687 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9651
FREDERICK Q KAMPS &
8410 WATERS EDGE DR
CHANHASSEN, MN 55317-8698
BRIAN & LOUANN KLlNGELHUTZ &
9731 MEADOWLARK LN
CHANHASSEN, MN 55317-8626
DAVID S & JANICE A LUNDQUIST
8705 MARY JANE CIR
CHANHASSEN, MN 55317-9646
GREGORY A & DANA J OHNSORG
8500 WATERS EDGE DR
CHANHASSEN, MN 55317-9749
ROBERT W ARMSTRONG JR
8400 WATERS EDGE DR
CHANHASSEN, MN 55317-8698
R STEVEN & MAURA BARNETT
8709 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-8333
WANDA FAYE DENT
8678 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9650
GATEWAY DEVELOPMENT LLC
6385 OLD SHADY OAK RD #230
EDEN PRAIRIE, MN 55344-7705
BRIAN D & SUSAN L HART
8670 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9650
THOMAS H & LINDA M HOUSTON
8520 WATERS EDGE DR
CHANHASSEN, MN 55317
GREG P & VIRGINIA E KLlMMEK
8661 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9651
LAKE SUSAN APARTMENT HOMES
LLC
33 SOUTH 6TH ST #4010
MINNEAPOLIS, MN 55402-3717
MICHAEL G MCNEIL &
8695 MARY JANE CIR
CHANHASSEN, MN 55317-9646
WALTER & MARIAN T PAULSON
8528 WATERS EDGE DR
CHANHASSEN, MN 55317
MARK E & JOANN M REICHOW
8653 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9651
MICHAEL KROSS
8522 WATERS EDGE DR
CHANHASSEN, MN 55317
GARY R & KAREN M SCHULTZ
8507 WATERS EDGE DR
CHANHASSEN, MN 55317-9749
JUDITH A & STEPHEN C SLACK
8675 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9651
JAMES JONATHON SOMMERS &
KAREN D ROGGE
8683 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317
PHILLIP G SURA &
8524 WATERS EDGE DR
CHANHASSEN, MN 55317
MATTHIAS H & ANDREA VAN DOORN
8674 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9650
DALE N & GRETA M WESTVIG
8408 WATERS EDGE DR
CHANHASSEN, MN 55317
JOHN F & SHIRLEY M ROBINSON
8502 WATERS EDGE DR
CHANHASSEN, MN 55317
DANIEL J & CYNTHIA M RYAN
8666 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9650
SCOTT E & JANICE A SCHUTTER
8691 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9651
ROBERT W SMITHBURG &
8657 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9651
STATE OF MINNESOTA - DOT
395 JOHN IRELAND BLVD 631
TRANSPORTATION
ST PAUL, MN 55155-1801
LESLIE E TIDSTROM
8679 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9651
BRYAN J & LISA C VAN NINGEN
8686 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9650
SHAUN R & KELLY L WHITE
8702 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9650
MICHAEL & MELISSA ROHRMOSER
8698 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9650
STEVEN A & COLLEEN M SAPP
8669 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9651
JEFFREY R SICHENDER &
8508 WATERS EDGE DR
CHANHASSEN, MN 55317
JUDSON E & JILL C SNELL
8694 CHANHASSEN HILLS DR N
CHANHASSEN, MN 55317-9650
STEVEN J & KIRSTEN STROMSNESS
8526 WATERS EDGE DR
CHANHASSEN, MN 55317-9749
US WEST NEW VECTOR GROUP INC
PO BOX 7028
BEDMINSTER, NJ 07921-7028
KENNETH J & GARNITA A WENCL
8412 WATERS EDGE DR
CHANHASSEN, MN 55317-8698
BRAD H & CAROL M WILLMSEN
8510 WATERS EDGE DR
CHANHASSEN, MN 55317-9749