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2 Hidden Creek EstatesCITY OF STAFF REPORT PC DATE: March 5, 2002 CC DATE: April 8, 2002 REVIEW DEADLINE: 4/2/02 Extended to .lnne 1. 2002 (~.~,qb; #: 2002-4 SI IR_ 2002-1 Wetland By: RG, MS, LH, ML, ST, JS Z <l: PROPOSAL: LOCATION: APPLICANT: Request for preliminary plat approval to create 20 lots, four outlots and publi, right-of-way with a variance for the use of private streets and a wetlan, alteration permit, LLC, Hidden Creek Estates. North of Hwy. 7 at the end of Pipewood Curve "~ ~ Matrix Development 1960 Crown Point Drive Mendota Heights, MN 55118 (612) 242-9136 Lee R. Anderson 6651 Minnewashta parkway Excelsior, MN 55331 PRESENT ZONING: -. RSF, Single Family Residential 2020 LAND USE PLAN: Low Density Residential 1.2 -4.0 Units per Net Acre ACREAGE: 22.28 Acres DENSITY: 0.9 units per acre, gross; 1.86 units per acre, net SUMMARY OF REQUEST: Request for subdivision approval received on February 1, 2002, tc create 20 lots with a variance for the use of private streets and a wetland alteration permit to fill anC grade wetlands. Notice of this public hearing has been mailed to all property owners within 500 feet. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If i' meets these standards, the City must approve the preliminary plat. This is a quasi-judicial decision. eu ~ JCl o c eiAIE ~ ~ pA' a~ p JO. ~ ~120} Hidden Creek Estates March 5, 2002 Page 2 PROPOSAL/SUMMARY The proposed development is located to the north of Highway 7, east of the Pipewood Curve and south of the regional pedestrian trail on the old railroad alignment. The site has a high point of approximately 958, which appears to be manmade, in the central portion of the property. The property contains a large wetland complex that has been altered in the past with the installation of the sanitary sewer through the property. The property has trees scattered throughout the site. Upon initial review of the plans, specifically, the wetland buffer and setback plan, staff believed that the applicant required a variance from the 60 foot by 60 foot building pad standard under the subdivision ordinance tree preservation requirements. After further review, staff determined that the plan had been drawn in error and if the specified buffer widths had been followed, then the appropriate building pads could have been accommodated. The proposed development consists of a 20 lot, single-family subdivision. The development consists of 8.5 acres of lots, 8.5 acres of wetland, 2.28 acres of ponding and upland buffer adjacent to the wetlands and 3.0 acres of road right-of-way. Pipewood Curve will be connected to Highway 7 and the existing access to Highway 7 at the west end of Pipewood Curve will be closed. The existing intersection of Pipewood Curve with Highway 7 has a steep incline up to the highway and poor site distance due to a curve in Highway 7 at this location. The new access will improve both of these conditions. The applicant is requesting a variance to access Blocks 1, 2 and 6 via private streets. While the plans show that Blocks 1 and 2 can be accessed via a public street, the granting of a variance would reduce the fimount of wetland impacts required. Alternately, staff is recommending that the alignment of the roadway accessing Blocks 1 and 2 be moved to the northeast and a straightened cul-de-sac road be extended up to the regional trail alignment (see attached Blocks 1 and 2 Alternative). This would reduce the amount of wetland impacts since the area to be crossed is smaller, reduce the amount of pavement within the roadway and permit the sewer connection for these blocks to be extended to the southeast, rather than the northeast. The applicant has proposed a private street to access Block 6. They have shown two alternates to provide access to these lots via public streets. In both instances, there are significant impacts to wetlands. Therefore, staff is recommending approval of the private street for Block 6 with no wetland impacts with the condition that landscaping be located on the southwest side of the private street, a 50 foot structure setback be maintained from Highway 7, that the front of the houses be oriented toward the southwest, and that a cross access and maintenance easement be recorded. Staff is recommending approval of the preliminary plat subject to the conditions of the staff report Hidden Creek Estates March 5, 2002 Page 3 APPLICABLE REGULATIONS Chapter 18 Subdivisions Section 20-611 through 20-616 "RSF" Single-Family Residential District Section 20-401 through 20-418, Wetland Protection BACKGROUND The site is currently vacant. In 1973, the city extended sanitary sewer across the property to the Pipewood Curve area. The proposed street alignment for the Pipewood Curve extension follows the sanitary sewer alignment, thus minimizing wetland impacts for the road. Over the past several years, there has been various development proposals discussed for the property including townhouses and twin homes. However, nothing was formally submitted for review and approval. GRADING, DRAINAGE & EROSION CONTROL The plans propose to grade about 50% of the site for the new house pads, proposed streets, and a private street ending with a cul-de-sac to access the two southerly lots. The proposed grading will prepare the site for lookout and walkout-type dwellings. The street drainage will be conveyed via storm sewer to three proposed storm water ponds for treatment prior to discharging to the existing and created wetlands. The majority of the existing site drains to a wetland in the center of the parcel. Site drainage from this wetland flows southwest into the Pleasant Acres 2nd Addition development. The proposed development will be required to meet the existing sto~Tnwater runoff rates for the 10- and 100~year, 24-hour storm events. The applicant has done a good job of attempting to preserve the existing drainage patterns on the site through the use of storm sewer culverts. In places where the proposed streets have bisected a wetland, the culverts will allow the water to flow downstream as it would under existing conditions. Staff has received drainage calculations for the development and only minor revisions are necessary. All of the proposed ponds are required to be designed to National Urban Runoff Program (NURP) standards. The storm sewer will have to be designed for a 10-year, 24-hour storm event. Drainage and utility easements will need to 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. The minimum utility easement width shall be 20 feet wide. Staff recommends that Type 1/silt fence be used around the grading perimeter of the site and that Type HI silt fence be used adjacent to all ponds and wetlands. A 75-foot minimum rock Hidden Creek Estates March 5, 2002 Page 4 construction entrance must be added to the entrance that will be accessed during construction. The applicant should be aware that any off-site grading would require an easement from the appropriate property owner. All disturbed areas must be sodded or seeded and mulched within two weeks of grading completion. Storm Water Management The proposed development is required to maintain existing runoff rates. Stormwater calculations should be submitted to ensure the proposed storm water pond is sized adequately for the proposed development. Easements Drainage and utility easements should be provided over all existing wetlands, wetland mitigation areas and storm water ponds. Erosion Control Type 1II silt fence should be provided adjacent to all wetland fill areas, areas to be preserved as buffer or, if no buffer is to be preserved, at the delineated wetland edge. Erosion control blanket should be installed on all slopes greater than or equal to 3:1. Any disturbed wetland areas should be reseeded with MnDOT seed mix 25 A, or a similar seed mix that is approved for wetland soil conditions. All upland areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched, covered with a wood-fiber blanket or sodded within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. Surface Water Management Fees Water O. ualitv 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 $800/acre. Based on the proposed developed area of approximately 8.5 acres, the water quality fees associated with this project are $6,800. Water O. uantitv Fees The SWMP has established a connection charge for the different land uses based on an average citywide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage. Single-family residential developments have a connection charge of $1,980 per developable acre. This results in a water quantity fee of approximately $16,830 for the proposed development. Hidden Creek Estates March 5, 2002 Page 5 SWMP Credits This project proposes the construction of three NURP ponds. The applicant will be credited for water quality where NURP basins are provided to treat runoff from the site. This will be determined upon review of the ponding and storm sewer calculations. Credits may also be applied to the applicant's SWMP fees for oversizing in accordance with the SWMP or the provision of outlet structures. No credit will be given for temporary pond areas. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $23,630. Other A~encies The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Minnehaha Creek Watershed District, Minnesota Pollution Control Agency, Minnesota Department of Natural Resources, Army Corps of Engineers) and comply with their conditions' of approval. UTILITIES Municipal sewer and water service is available to the site from existing mains, which run along the northern property line and through the parcel toward the southwest. The applicant is proposing to extend sewer and water lines along the proposed streets to service the proposed lots. The applicant is also proposing to abandon and/or remove a portion of the existing sanitary sewer and watermain in the rear yards of Lots 1-3, Block 3. New water and sewer lines will replace the existing lines. Staff agrees with the applicant's proposal and recommends that the existing utility easement be vacated in the appropriate areas as a condition of final plat approval. According to the City's Finance Department records, the parcel was previously assessed for and paid one sanitary sewer and water lateral. Since the developer will be responsible for extending lateral sewer and water service to the lots, the sanitary sewer and water connection charges will be waived. However, the sanitary sewer and water hookup charges will still be applicable for each lot. The 2002 trunk hookup charge is $1,383 for sanitary sewer and $1,802 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. Public utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Detailed construction plans and specifications will be required at the time of final platting. The applicant will also be required to enter into a development contract with the City and to supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of Hidden Creek Estates March 5, 2002 Page 6 the improvements and the conditions of final plat approval. Permits from the appropriate regulatory agencies must be obtained, including but not limited to the MPCA, Department of Health, Watershed District, Carver County, MnDOT, etc. STREETS The plans propose to extend Pipewood Curve, as the main road, approximately 1200 feet and construct a permanent full access at Trunk Highway 7 (TH 7). Upon construction of the new access: the existing Pipewood Curve intersection will be closed, the pavement removed to the edge of the TH 7 fight-of-way, and a cul-de-sac turnaround will be installed. The existing intersection will then be reserved as an emergency access only. In the future, when the property to the north develops, a second neighborhood access will be constructed from the proposed stub street to existing Cartway Lane. The impetus for closing the existing Pipewood Curve intersection is purely an issue of safety. The existing intersection, from a sight distance standpoint, is inadequate. The change in grade on Pipewood Curve approaches 8% within 50 feet of the highway pavement. This severe slope makes it difficult for vehicles to maneuver safely to-and-from TH 7. Conversely, the new intersection location would provide much better sight-distance for traffic entering TH 7. Staff has had preliminary discussions with MnDOT regarding the relocation of the intersection. MnDOT agrees that the current intersection is not the best and could be improved by moving it further to the north. MnDOT's main concern is that no additional intersections be added to TH 7. This is why the existing intersection would have to be closed when the new intersection is operational. Staff is concerned with the alignment of the proposed cul-de-sac in the northwest portion of the site. Staff does not believe that the proposed curve in the street will meet a 30-mph design speed as is required by City code. As such, staff is recommending that the street be moved to the north, approximately 100-feet, and the cul-de-sac or turnaround portion of the street be ended at the western property line. Two lots could be located on each side of the street. By placing the turnaround at the property line, the 90-degree curve in the street can be deleted. Also, this revised street would lessen the amount of pavement needed while preserving the same number of lots. While ash trees that were saved on the original alignment will be removed, the positive outcomes due to this realignment outweigh this negative. While all of the public streets are shown within a 60-foot fight-of-way, as per City ordinance, the cul-de-sac adjacent to Block 2 has insufficient right-of-way. City code requires a 60-foot fight-of-way radius for residential cul-de-sacs and the plan shows only a 50-foot radius. Also, the City standard for street pavement widths is 31-feet back-to-back and a 45.5-foot radius on cul-de-sacs. Staff is recommending that the plans be revised to comply with the Hidden Creek Estates March 5, 2002 Page 7 aforementioned City requirements. In addition, the proposed private street at the south end of the site must be built to a 7-ton design and enclosed within a minimum 30-foot wide cross- access easement. Along the northwest property line of this proposed development is a Hennepin County Trail System. In order to provide residents safe access to this trail system, staff is recommending that 5-foot wide concrete sidewalks be installed on one side of all the public streets. WETLANDS Existine Wetlands Two ag-urban wetlands exist on-site. Schoell & Madson, Inc. delineated the wetlands in May 1998. Basin 1 is a Type 2 wetland located along the west side of the property. The wetland is dominated by reed canary grass and lake sedge. The applicant is proposing to fill 20,388 square feet (0.47 acres) of Basin 1 in conjunction with the extension of Pipewood Curve and street construction to provide access to Block 2. Basin 2 is a Type 3 wetland located along the south side of the property. The wetland is dominated by reed canary grass and goldenrod. The applicant is proposing to fill 8,586 square feet (0.20 acres) of Basin 2 in conjunction with the extension of Pipewood Curve. Sequencin~ The City is requiring the extension of Pipewood Curve in order to improve safety in the neighborhood. The current access to Highway 7 has limited sight distances; the new access will improve sight distances dramatically. The current access will be closed, but will probably be blocked with a breakaway barrier to provide access in emergency situations. Overall, the extension of Pipewood will make tums to and from Highway 7 safer and will provide another access for emergency purposes. This is an acceptable sequencing argument and the amount of wetland fill has been minimized to the greatest extent practical. The amount of wetland impact to provide access to Block 2 would be minimized if a private street were allowed. Minimizing wetland fill is important in this location because both wetlands on-site are part of the natural drainage course from Lake Minnewashta to Lake Virginia. Current City regulations require private streets to receive a variance. It is recommended that wetland impact minimization be taken into consideration when reviewing the variance application. Hidden Creek Estates March 5, 2002 Page 8 Wetland Retflacement To achieve the required 2:1 replacement ratio (57,948 square feet of mitigation), the applicant is proposing the construction of three wetland mitigation areas for new wetland credit. The created wetlands will total 36,750 square feet. The remaining 21,198 square feet will be provided through stormwater ponding. Wetland replacement must occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). The plans should show a fixed photo monitoring point for the replacement wetlands. A five-year wetland replacement monitoring plan should be submitted. The applicant should provide proof of recording of a Declaration of Restrictions and Covenants for Replacement Wetland. The City must approve a wetland replacement plan prior to wetland impacts occurring. Wetland Buffers Wetland buffers 0 to 20 feet in width (with a minimum average of 10 feet) must be maintained around the entire perimeter of existing wetlands and proposed wetland mitigation areas, except in areas where a stormwater pond abuts a wetland. Wetland buffer areas should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant must install wetland buffer edge signs, under the direction of City staff, before construction begins and must pay the City $20 per sign. All structures should maintain a 40-foot setback from the wetland buffer edge or, if no wetland buffer is proposed, from the edge of the wetland. Currently, the site and utility plan shows uniform buffers around all wetlands, but the table indicates that the buffer widths will vary from 0 to 20 feet. The buffer widths and setbacks shown in the drawing should be consistent with the buffers and setbacks proposed in the table. The large pond on Lots 1-5, Block 5 should be moved north to accommodate the increased buffers. The following lots may not be able to accommodate the proposed buffer plus the 40-foot required setback: Lot 1 Block 1 Lot 3 Block 2 Lot 4 Block 4 Lot 1 Block 5 Lot 2 Block 6 *Staff will resolve the final buffer yard sizes and locations prior to final plat. Hidden Creek Estates March 5, 2002 Page 9 LANDSCAPING/TREE PRESERVATION Tree canopy coverage and preservation calculations for the Hidden Creek Estates development are as follows: Total upland area (including outlots) Total canopy area (excluding wetlands) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 13.78 ac or 600,394 SF 1.51 ac or 66,095 SF 11% 25 % or 3.45 ac. 0 % or 0 ac. The applicant 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 150,282 SF 1.2 180,338 SF 166 trees A replacement planting plan has been submitted to the city for approval, however it is short 15 trees. The applicant shall add the trees the plant schedule and landscape plan and submit a revised plan to the city for approval. Buffer yard requirements are as shown in the table: Landscaping Item Buffer yard B* - South property line, 1275' Required 13 overstory trees 26 understory trees 26 shrubs Proposed 9 overstory trees 91 understory trees 0 shrubs The applicant can meet the minimum number of overstory trees required by specifying increasing the planting size of four of the proposed evergreens. PARKS AND RECREATION COMPREHENSIVE PARK PLAN: The City's Comprehensive Park Plan identifies this development site as lying in the Cathcart Park Service Area. Cathcart Park is owned by the City of Shorewood but is located in the City of Chanhassen. The park is operated through an agreement with Shorewood in which they provide for capital improvements and daily operations and the City of Chanhassen maintains the turf and trees. COMPREHENSIVE TRAIL PLAN: A Hennepin County Regional Railroad Corridor Light Rail Transit Route directly borders this property. An aggregate based multiple use trail is Hidden Creek Estates March 5, 2002 Page 10 operated by Three Rivers Park District within this corridor. Allowing for public access to this corridor from the proposed Hidden Creek Estates Development is of utmost importance. Matrix Development is seeking a private drive in lieu of a public road for access to Block One and Block Two. The City supports this concept as a means of reducing wetland impact and increasing buildable lot area. In the event that this street is designated a private drive, the applicant should be required to provide a public sidewalk connecting the main access road to the LRT trail. Further that the applicant provide all necessary public easements to accommodate the sidewalk and secure permits from the Hennepin County Regional Railroad Authority and Three Rivers Park District for connecting to the LRT Trail. COMPLIANCE TABLE Area (sq. ft.) Frontage (ft.) Depth (ft.) Wetland Buffer (ft.) Code 15,000 90, 100 if on 125 Range 0 - 20, private street Avg. 10 Lot 1, Blk 1 23,264 200 + 125 10 Lot 1, Blk 2 16,809 98 121 20 Lot 2, Blk 2 17,305 121 154 20 Lot 3, Blk 2 18,659 194 145 10 Lot 1, Blk 3 15,487 110 141 0 Lot 2, Blk 3 17,154 122 141 0 Lot 3, Blk 3 15,541 110 141 0 Lot 1, Blk 4 19,673 129 152 10 LOt 2, Blk 4 15,048 99 152 0 Lot 3, Blk 4 15,406 115 152 20 Lot 4, Blk 4 15,503 91 175 10 Lot 5, Blk 4 16,870 90 189 20 Lot 6, Blk 4 37,351 90 260 20 Lot I, Blk 5 15,711 110 148 10 Lot 2, Blk 5 15,362 101 179 20 Lot 3, Blk 5 16,200 90 180 20 Lot 4, Blk 5 16,776 125 182 20 Lot 5, Blk 5 16,233 124 165 15 Lot 1, Blk 6 19,415 116 187 10 Lot 2, Blk 6 26,292 40 # 226 14 Outlot A 139,863 Outlot B 47,779 Outlot C 122,984 Outlot D 158,921 ROW 130,905 Average LOt 18,508 12.5 Hidden Creek Estates March 5, 2002 Page 11 Size Total Area 970,611 Staff is recommending that the lot configuration for Block 6 be revised so that there is a minimum of 100 feet of lot width for each lot at the western property line. PRIVATE STREET FINDINGS In order to permit private streets, the city must find that the following conditions exist: (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. Finding: The prevailing development pattern makes it inappropriate to construct a public street, specifically due the existence of wetlands. A 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. The use of the private street will permit enhanced protection of the city's natural resources, reducing the impacts on wetlands. SUBDIVISION FINDINGS 1. The proposed subdivision is consistent with the zoning ordinance; Finding: The subdivision meets all the requirements of the RSF, Residential Single Family District subject to the revisions contained in the staff report. , The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; Finding: The proposed subdivision is consistent with applicable plans. . 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; Hidden Creek Estates March 5, 2002 Page 12 Finding: The proposed site is suitable for development subject to the conditions specified in this report. . The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; Finding: The proposed subdivision is served by adequate urban infrastructure based on the revisions recommended by staff. 5. The proposed subdivision will not cause environmental damage; Findin,e: The proposed subdivision will not cause environmental damage subject to conditions if approved. 6. The proposed subdivision will not conflict with easements of record. Finding: The proposed subdivision will not conflict with existing easements, but rather will expand and provide all necessary easements. . The proposed subdivision is not premature. A subdivision is premature if any of the following exists: ao Lack of adequate storm water drainage. Lack of adequate roads. Lack of adequate sanitary sewer systems. Lack of adequate off-site public improvements or support systems. Finding: The proposed subdivision is provided with adequate urban infrastructure based on the revision to the plat recommended by staff. FINDINGS VARIANCE (Section 18-22) Private Street: The City Council may grant a variance from the regulations contained in the subdivision ordinance as part of a plat approval process following a finding that all of the following conditions exist: 1. The hardship is not a mere inconvenience; Hidden Creek Estates March 5, 2002 Page 13 2. The hardship is caused by the particular physical surroundings, shape or topographical conditions of the land; 3. The condition or conditions upon which the request is based are unique and not generally applicable to other property; and 1 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 the comprehensive plan. Finding: The hardship is not a mere inconvenience. Though a public street can be accommodated within the plat, there are physical limitations to the installation of a public street due to existing wetlands. There are environmental features on the site that would be preserved through the use of a private street. The granting of the variance would 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 the comprehensive plan. RECOMMENDATION Staff recommends that the Planning Commission approve the following motions: "The Planning Commission recommends approval of the preliminary plat for Subdivision #2002-4, Hidden Creek Estates, creating 20 lots, four outlots and street right-of-way with a variance for the use of a private street to access Block 6, shown on plans prepared by Ryan Engineering, dated 12/14/01, revised 2/1/02, subject to the following conditions: The lot configuration for Block 6 shall be revised so that there is a minimum of 100 feet of lot width for each lot at the western property line. , Landscaping shall be installed on the southwest side of the private street accessing Block 6. , , , o A 50-foot structure setback shall be maintained from Highway 7. The front of the houses in Block 6 shall be oriented toward the southwest. Cross access and maintenance agreements shall be recorded against the lots for Lots 1 and 2, Block 6 for the use and maintenance of the private street. The pond is required to be designed to National Urban Runoff Program (NURP) standards. Hidden Creek Estates March 5, 2002 Page 14 . Prior to final plat approval, a professional civil engineer registered in the State of Minnesota must sign all plans. 8, Prior to final platting, ~torm sewer design data will need to be submitted for staff review. The storm sewer will have to be designed for a 10-year, 24-hour storm event. The proposed development is required to maintain existing runoff rates. Stormwater calculations should be submitted to ensure the proposed storm water pond is sized adequately for the proposed development. All of the ponds are required to be designed to National Urban Runoff Program (NURP) standards. Drainage and utility easements will need to 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. The minimum utility easement width shall be 20 feet wide. . Staff recommends that Type 11 silt fence be used around the grading perimeter of the site and that Type 111 silt fence be used adjacent to all ponds and wetlands, adjacent to all wetland fill areas, areas to be preserved as buffer or, if no buffer is to be preserved, at the delineated wetland edge. A 75-foot minimum rock construction entrance must be added to the entrance that will be accessed during construction. The applicant should be aware that any off-site grading would require an easement from the appropriate property owner. All upland areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched, covered with a wood-fiber blanket or sodded within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. Silt fence shall be removed upon completion of site grading and reestablishment of vegetation. 10. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Minnehaha Creek Watershed District, Minnesota Pollution Control Agency, Minnesota Department of Natural Resources, Army Corps of Engineers) and comply with their conditions of approval. 11. Installation of the private utilities for the site will require permits and inspections through the City's Building Department. 12. Each newly created lot will be subject to City sanitary sewer and water hookup charges at the time of building permit issuance. The 2002 trunk utility hookup charges are $1,383 per unit for sanitary sewer and $1,802 per unit for water. 13. Public utility improvements will be required to be constructed in accordance with the City's latest editions of Standard Specifications and Detail Plates. Detailed construction plans and specifications will be required at the time of final platting. The applicant will also be 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 Hidden Creek Estates March 5, 2002 Page 15 approval. Permits from the appropriate regulatory agencies must be obtained, including but not limited to the MPCA, Department of Health, Watershed District, Carver County, etc. 14. A registered structural engineer must design any retaining walls in excess of four feet in height. 15. Add all applicable 2002 City of Chanhassen Detail Plates to the plans. 16. Show all of the existing and proposed easements on the plans. 17. Show the location of the outlet control structures for all ponds. 18. The proposed development will be required to meet the existing stormwater runoff rates for the 10- and 100-year, 24-hour storrn events. 19. In areas where the existing utility lines have been abandoned/removed, the existing utility easements must be vacated. 20. Upon construction of the new access: the existing Pipewood Curve intersection shall be closed, the pavement removed to the edge of the TH 7 right-of-way, and a cul-de- sac turnaround installed at the southwest end of Pipewood Curve. 21. Revise the plans to show the following for all of the public streets: a 31-foot back-to- back pavement width, a 60-foot right-of-way radius, and a 45.5-foot pavement radius for the cul-de-sac. 22. The proposed private street must be built to a 7-ton design and enclosed within a minimum 30-foot wide cross-access easement. 23. Move the cul-de-sac street accessing Blocks 1 and 2 to the northeast, approximately 100-feet, eliminate the 90-degree curve, and place the cul-de-sac or turnaround portion of the street at the northwestern property line. 24. Install 5-foot wide concrete sidewalks on one side of all the public streets. 25. On the utility plan: · Add storm sewer schedule. · Show the proposed utilities sewer length, slope, type and class. · Show storm and sanitary manholes rim and invert elevations. · Combine the pond inlets to the southern pond to have just one apron entering the pond. · Keep the hydrants on the same side of the street as the watermain. Hidden Creek Estates March 5, 2002 Page 16 26. On the grading plan: · Show the benchmark used for the site survey. · Revise Lot 2, Block 5 first floor elevation from 43.0 to 53.0. · Show all pond contour elevations. · Show the location of the 75-foot rock construction entrance. 27. Wetland replacement must occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420) and the conditions of Wetland Alteration Permit #2002- 1. 28. All structures shall maintain a 40-foot setback from the edge of the wetland buffer or, if no wetland buffer is proposed, from the edge of the wetland. 29. Drainage and utility easements shall be provided over all existing wetlands, wetland mitigation areas and storm water ponds. 30. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. 31. Based on the proposed developed area of approximately 8.5 acres, the water quality fees associated with this project are $6,800; the water quantity fees are approximately $16,830. The applicant will be credited for water quality where NURP basins are provided to treat runoff from the site. This will be determined upon review of the ponding and storm sewer calculations. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $23,630. 32. The applicant shall resubmit for city approval a landscaping plan that includes 166 trees. 33. The applicant shall meet the minimum number and types of plantings required for the buffer yard along the south property line. The applicant shall provide landscaping screening in depth rather than all at the property line. 34. Proposed boulevard planting along all public streets shall be located outside of the right-of-way. Planting and maintenance of these trees will be the responsibility of the developer/development. The Planning Commission recommends approval of the Wetland Alteration Permit, #2002-1, to grade and fill within wetlands subject to the following conditions: Wetland replacement must occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). The plans shall show a fixed photo monitoring point for the replacement wetland. A five-year wetland replacement monitoring plan shall Hidden Creek Estates March 5, 2002 Page 17 be submitted. The applicant shall provide proof of recording of a Declaration of Restrictions and Covenants for Replacement Wetland. The City must approve a wetland replacement plan prior to wetland impacts occurring. . The applicant shall demonstrate that a wetland buffer 0 to 20 feet in width (with a minimum average of 10 feet) shall be maintained around the entire perimeter of existing wetlands and proposed wetland mitigation areas, except in areas where a stormwater pond abuts a wetland. Wetland buffers should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant must install wetland buffer edge signs, under the direction of City staff, before construction begins and must pay the City $20 per sign. . All structures shall maintain a 40-foot setback from the edge of the wetland buffer or, if no wetland buffer is proposed, from the edge of the wetland. . The buffer widths and setbacks shown in the drawing should be consistent with the buffers and setbacks proposed in the table. The large pond on Lots 1-5, Block 5 should be moved north to accommodate the increased buffers. . Drainage and utility easements shall be provided over all existing wetlands, wetland mitigation areas and storm water ponds. . Type [II silt fence shall be provided adjacent to all wetland fill areas, areas to be preserved as buffer or, if no buffer is to be preserved, at the delineated wetland edge. 7. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. o Any disturbed wetland areas shall be reseeded with MnDOT seed mix 25 A, or a similar seed mix that is approved for wetland soil conditions. All upland areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched, covered with a wood-fiber blanket or sodded within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. . The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Minnehaha Creek Watershed District, Minnesota Pollution Control Agency, Minnesota Department of Natural Resources, Army Corps of Engineers) and comply with their conditions of approval. 10. A final grading plan and soils report must be submitted to the Inspections Division before building permits will be issued. 11. Payment of full park fees in lieu of parkland dedication or construction. Hidden Creek Estates March 5, 2002 Page 18 12. 13. Payment of full trail fees in lieu of construction of any section of the city's comprehensive trail plan. Provide for a sidewalk connection from Hidden Creek Estates to the Hennepin County Regional Railroad Authority/Three Rivers Park District Light Rail Transit route multi- use trail, including procurement/transfer of all applicable easements and permits." ATTACHMENTS 1. Findings of Fact and Recommendation 2. Development Review Application 3. Reduced Copy of Preliminary Plat 4. Reduced Copy Preliminary Site and Utility Plan 5. Reduced Copy Wetland Replacement Plan 6. Blocks 1 and 2 Alternative 7. Letter from Matt Saam to Ken Ljung dated 1/25/02 8. Public Hearing Notice and Mailing List Hidden Creek Estates March 5, 2002 Page 19 CITY OF CHANHASSEN CARVER AND HE--PIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of Matrix Development, LLC for a 20 lot Subdivision with a variance for the use of a private street and Wetland Alteration Permit. On March 5, 2002, the Chanhassen Planning Commission met at its regularly schedule meeting to consider the application of Matrix Development, LLC. 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 o . The property is currently zoned RSF, Single-Family Residential. The property is guided in the Land Use Plan for Residential - Low Density (1.2 - 4.0 units per net acre). The legal description of the property is attached as exhibit A. 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 is consistent with the zoning ordinance; 2. The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; 3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, Hidden Creek Estates March 5, 2002 Page 20 susceptibility t° flooding, and storm water drainage are suitable for the proposed development; o 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 environmental damage; 6. The proposed subdivision will not conflict with easements of record; and . The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a. Lack of adequate storm water drainage. Lack of adequate roads. Lack of adequate sanitary sewer systems. Lack of adequate off-site public improvements or support systems. . The planning report #2002-4, dated March 5, 2002, prepared by Robert Generous, et al, is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the Preliminary Plat with a variance for the use of a private street and a Wetland Alteration Pe~Tnit. ADOPTED by the Chanhassen Planning Commission this 5th day of March, 2002. CHANHASSEN PLANNING COMMISSION ATTEST: BY: Its Chairman Secretary LEGAL DESCRIPTION That part of the Southeast Quarter of the Northeast Quarter of Section 6, and that part of the Southwest Quarter of the Northwest Quarter of Section 5, all in Township 116 North, Range 2J7 West of the 5th principal Meridian, lying Easterly of the Easterly right-of-way line of Hennepin County Regional Railroad Authority, Northeasterly of PLEASANT ACRES 2ND ADDITION, Northwesterly of the Northwesterly right-of-way, line of State Trunk Highway No. 7, Southerly and Southwesterly of the following described "Line /~". LINE A: Commencing at the Northeast corner of said Southeast Quarter of the Northeast Quarter of Section 6; thence on an assumed bearing of South, alonq the East line of said Southeast Quarter of the Northeast Quarter, a distance of 120.00 feet to ~he point of beginning of said ~Line A;' thence on a bearing of East a distance of 634.00 feet; thence Southeasterly to a point on a line 10.00 feet Northerly of anct parallel with the center line of abandoned Great Northern Railway, dis_rant 1011.60 feet Northeasterly of the point of tangency of said parallel line and said Line A~ there terminating. Carver County, Minnesota Torrens Property Torrens Certificate No. 27700 GI'rY OP CHANHASSEN 8g0 COULTER DRIVE CHANHA~I;H, MN 6~317 (e~2) 937-1g0o. DEVELOPMENT REVIEW APPLICATION , ----.. Comprehensive Plan Amendment -. _--- Condil~onal Use Permit ' ,, lnte, rim Use Permit ] ..,.._._ Non-conforming Use Permit · -- __-- Planned U~ Development' ..... Rezoning ' Sign F'erm~ ~ - ' __ Sign Plan Review Site Pi~n Review' Tempora. o,Sttles Permit __ Vac:a,~n Of ROW~l~asements .~ V aflame---' Wet/and A~e.'a/Jon Permit Zoning A~aal .___ Zoning Or:iina,,~ Amendment A ~ Qf all property ownera within M)0 feet ~f the boundaries of the property must be included with the Building material ~emp~.~ must be submitted with are plan review& 'Twenty-slx.full slze Iqlded eopie~ of the plans must be submttled, inel~ding an BY=" X 11" reduced copy of b'anspatency for each platt ~'teet. ~' Escrow will be requlred for other applicatlon~ through the development contract NOTE -INhen mulf~ole applications are processed, the appropriate fee sha~ be C.~.~r2e.d for each a;piicati~n. RECEIVED FOR TI-nS REQUEST This applica~n must be comp~atec/in fu~l Nd ~ ~i~en or ~ pri~e~ a~ m~ be a~mpa~ ~ by ~ inf~at~n and p~a~ r~ir~ by ~~ Cfly O~;nan~ ~v;sbns. ~fo~ ~'~ lh~s ~ppl;cation, you s~ou~,~ ~nf~r ~th t~ P~nn~g D~ to dem~I~ ~ sped~c ordina~ a~ pro~u~ mqdmmen~ ~;H~ ~o your A ~e~ et ~~~ of ~e a~l~n ~11 ~ m~ w~ ten bus~s da~ of epp~caticn ~u~iRal. A ~n ~'~ ~ ~ ~~11 am m~ ap~fion for ~e ~ ~n ~ ~e City ~d ~t ! am re~po~ble ~ ~y r~dr~s ~ ~ ~ ~ r~, ~ ~~n shouid be pr~ss~ fn my na~ and 1he ~ shou~ ~ta~ ~~ ~y m~r ~a~ ~ ~ ~catt~. I ~ ~~ a ~py of pto~ ~py ot ~s D~mae ~~ of'~, Ab~ of ~ ~ pumhase agreeing), or I ~ ~e a~ho~zed ~rson to ma'~ I ~ ~ m~ ~f~ of t~ ~~ [or ~~n 0f ma~l a~ ~he pr~ess ot this appli~a'on. ! furor u~m~d ~ a~i~ ~ ~y ~ ch~g~ f~ ~i~ lees, feasib~ s~ies, e~. ~h an estimate prior to any a~~n ~o pr~ w~h ~e ~y, ~e .~me~ a~ fnform~on I have subm~ am t~e [~ ~r~ect to ~e b~t of The c~ hme1~ noli~es the appl~.,ant thai ~~e~ r~ c~not ~equ~~ a~ ~e~ re~. ~mfo~, ~e ~ .~ m~ t~ ~p~n: '..hat [~ ~ ~quires an au~m~ 60 day ~~ ~ ~~m ~. ~pment mv~w mh~ ~ ~p~,~ ~n 1~ days un~ess a~ifi~l re~w ...... Date- ~e ~~ Mmul~ ~ta~ ~ff for a ~p~ of ~e ~ m~ wh~ mai be a~llable o~ FH~y prJ~,r to the me~g. I} ..,,, ,.., I / "" ~-:~ -:~ -:ti'--i_ >--;../ ' &' .~-.. , . - ~ ::"-"'.i- :":::?! "'"" ?:7: ~ "_ '! ...... -.---:"-'-:'~ . ,,.-r. -. · . . .. .;~-,'. ~. .-- , .- ' z.-:.'_:b-' · . :-. . > ---_~'-:'::'_ : ~:',: -- ': _- -.:_. : >-__--." BLOCKS I AND 2 ALTERNATIVE January 25, 2002 Mr. Ken Ljung Assistant Design Coordinator MnDOT - Metro Division Waters Edge 1500 West County Road B2 Roseville, MN 55113 Re: SP1004-26 (Trunk .Highway 7) - PW067-D1 Dear Mr. Ljung: The City of Chanhassen has reviewed the preliminary construction plans for the above- referenced project. Our only review comment concerns the location of the Pipewood Curve/Trunk Highway 7 intersection. Recently, the City has had discussions with a developer regarding the extension of Pipewood Curve to serve a proposed residential development. As part of the development project, the City has requested that the existing Pipewood Curve/Trunk Highway 7 intersection be closed and a new intersection be constructed approximately 1,530 feet farther to the north along Trunk Highway 7 (see enclosed Trunk Highway 7 plans and development plan). The City's impetus for wanting to close the existing Pipewood Curve intersection is purely an issue of safety. The existing intersection, from a sight distance standpoint, is inadequate. The change in grade on Pipewood Curve approaches 8% within 50 feet of the highway pavement. This severe slope makes it difficult for vehicles to maneuver safely to-and-from Trunk Highway 7. Conversely, the new intersection location would provide much better sight- distance for traffic entering Trunk Highway 7. The City would like to discuss this issue with you and/or other MnDOT representatives. Please contact me at 952-227-1164 or by email at msaam@ci.chanhassen.mn.us to set up a meeting. Sincerely, CITY OF CHANHASSEN Matt Saam, P.E. Assistant City Engineer MS:js Encl.: 1. Sheets 124 & 125, SP 1004-26 2. 11" x 17" copy of proposed development c: Teresa Burgess, Director of Public Works/City Engineer Bob Generous, Senior Planner Kate Aanenson, Community Development Director Perry Ryan, Ryan Engineering Frank Thera, Matrix Development Greg Kern, MnDOT Design g:~engknatt~letters~pipewood curve.doc NOTICE OF PUBLIC HEARING CHANHASSEN PLANNING COMMISSION MEETING TUESDAY, MARCH 5, 2002 AT 7:00 P.M. CITY HALL COUNCIL CHAMBERS 7700 MARKET BOULEVARD PROPOSAL: Subdivision Request APPLICANT: LOCATION' Matrix Development, LLC Hwy. 7 and Pipewood Curve NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, Matrix Development, LLC, is requesting preliminary plat approval to create 20 lots, four outlots and public right-of-way with a variance for the use of private streets and from the subdivision standards, and a wetland alteration permit on 22.28 acres of land zoned RSF, Residential Single Family, located north of Hwy. 7 at the end of Pipewood Curve, Hidden Creek Estates. What Happens at the Meeting: The purpose of this public hearing is to inform you about the applicant's request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead the public hearing through the following steps: 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. Questions and Comments: 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 this project, please contact Bob Generous 227-1131. 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. Notice of this public hearing has been published in the Chanhassen Villager on February 21, 2002. ,~ ! W. 62nd St. .:. Smooth Feed SheetsTM -.. · crry OF -:'- C/O SCOTt BOTCHER..~,,,...~ "::~: C~t';kSsEN." MN: :/' 55317 '-1:5 '7~".':'i. ..; . )~:~/-:~-:.: . -:". .. : ; .-:.'-.$corr D & PAMELA'M HOWARD :".---6384 ASTER TRL "... .. ' .EXCELSIOI~:..)' MN 55331 ... _-: :. :.- ':'::.-"' :' ',~i .... ." ' ' .' ': i: . ' '-':GREaOR¥ A & vicTORIA L L^NG ' .'-6524 'ASTER CIR --EXCELSIOR-: MN 55331 : . - 'T q.-'-" : ..' ....: - -. . - L-~ .." -. ..o. - . 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DANIEL C & LUCY W MCINERNY 6550 ASTER TRL :.. ~.~ EXCELSIOR MN 55331 · GREGORY W & JENNIFER 6501 KIRKWOOD CIR EXCELSIOR MN . 55331 CARL T & JEANIE ANN SEEHOF 6561 KIRKWOOD CIR EXCELSIOR MN 55331 KEVIN L & SONIA'A SIEFERING 6528 ASTER CIR EXCELSIOR MN 55331 CRAIG C MILLER 6450 MINNEWASHTA PKY EXCELSIOR MN 55331 THOMAS & MICHELE MUEHLBERG 6508 KIRKWOOD CIR EXCELSIOR MN 55331 I3OUGLAS WILLIAM BASS & ROSALIE AUGUSTA BASS 6570 PIPEWOOD CRV EXCELSIOR MN 55331 PETER ALEXANDER THOMSON & CYNTHIA I2, GESS 4001 ASTER TRL EXCELSIOR MN 55331 FRED C & KRISTINE E SITTLER 6526 ASTER TRL EXCELSIOR MN 55331 MARION A OLIN 6540 KIRKWOOD CIR EXCELSIOR MN 55331 DALE H COLLINS 3931 ASTER TRL .EXCELSIOR MN 55331 MARK F MACPHERSON 6301 CARTWAY LN EXCELSIOR MN 55331 S JOHN & LISA A JORDAN 6541 KIRKWOOD CIR EXCELSIOR MN 55331 DENNIS G & LYNN M OWENS 380 ASTER CIR. EXCELSIOR MN 55331 GARY S KALLENBACH & ROXIE S WELLMAN 3961 LINDEN CIR EXCELSIOR MN 55331 STEVEN M & MICHELLE L'BECKER 6510 KIRKWOOD CIR EXCELSIOR MN 5533 GREGORY A & CYNTHIA L AHLM 6381 ASTER TRL EXCELSIOR MN 55331 GREGORY M & DEBORAH D BAIRD 3870 MEADOW LN .. EXCELSIOR MN 55331 JAMES C & LUANN R STEWART 6551 KIRK.WOOD CIR EXCELSIOR MN 55331 EDWARD G & M ELIZABETH LUCAS 6534 ASTER TRL -. EXCELSIOR MN 55331 JAMES E & PEGGY A MARX. HAM '6520 KIRKWOOD CIR EXCELSIOR MN 55331 DANA A NELSON 3967 LINDEN CIR EXCELSIOR MN 55331. 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STEPHEN E COBB JR & JULIE A NILSSEN-COBB 4010 LESLEE CRV EXCELSIOR MN 55331 Smooth Feed SheetsTM JODX/MARIE CARLSON 4041 LESLEE CRV EXCELSIOR MN 55331 MARY C KNAPP 6621 PiPEWOOD CRV EXCELSIOR MN 55331 BETTY A CARLSON 4020 LESLEE CRV EXCELSIOR MN . -. 55331 BRIAN P & DEANN M CARIGNAN 4051 LESLEE CRV EXCELSIOR MN 55331 LUANN M FALENCZYKOWSKI 6274 GINGER DR EDEN PRAIRIE MN 55346 LUANN M FALENCZYKOWSKI 6274 GINGER DR .~..~.~'~ EDEN PRAI~I~ 55346 HENNEPIN CO REG RR AUTHORITY HENNEPIN CO GOVT CENTER 300 6TH ST S MINNEAPOLIS MN 55487 use~empl~te for5 .~. . : . . .- . - . .-~-., . . . ..- - . . .