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4 3530 Hwy. 7CITYOF C HASSEN 7700 Market Boulevard PO Box 147 Chanhassen. MN 55317 Administration Phone: 952.227.1100 Fa>:,: 952.227.1110 Building Inspections Phone: 952.227.1180 Fax: 952.227.1190 Engineering Phone: 952.227.1160 Fa:,:: 952.227.1170 Finance , ,~; ~. ~ ~7 ~ ~' Fa:,:: 952 227.1i10 Park & Recreation Phone: 952.227.i !20 Fa:,:: 952.227.1110 Phone: 952.227.1400 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax: 952.227.i110 Public Works 1591 Park Road Phone: 952.227.1300 Fa>:: 952.227.1310 Senior Center Phone: 952.227.1125 Fax: 952.227.1110 Web Site .chanhassen.mn.us MEMORANDUM TO' FROM: DATE: Planning Commission Sharmeen A1-Jaff, Senior Planner May 16, 2002 SUB J: Development of 3530 Highway 7 Mr. Don Peterson has been meeting with staff regarding the potential development of 3530 Highway 7 (Truax Property). In order to analyze this site, we must include 3670 Highway 7 (Spartz Property) in the discussion. , 62,d 2 R-O-W St Strawberry Stephen Spartz-3670 Highway 7-10.37 Acres Mike Truax - 3530 Highway 7-4.25 Acres Vacated Right-of-Way L~ KE ¢.\ Truax Property May 16, 2002 Page 2 INFRASTRUCTURE: The property is bordered by Highway 7 to the south and West 62nd Street and City of Shorewood to the north. The portion of West 62nd Street that abuts the northwest 260 feet of the Spartz property has a right-of-way width of 20+ feet. The remainder of the right-of-way has been vacated by the City of Shorewood and a residential development occupies that area. Existing single-family homes within the City of Shorewood, limit access options to the site. In order to provide access to the Truax property, Strawberry Lane must be extended to the south, through the Spartz property, then to the east, to serve the Truax site. The same holds true for sewer and water. This scenario makes the development of the Truax property premature until the Spartz property develops. Staff explained the situation to Mr. Peterson (representative of Mr. Truax), and he was in complete agreement. He initiated discussions with Mr. Spartz to acquire his property as well and Mr. Spartz is evaluating the offer. ZONING & LAND USE The site is currently zoned Residential Single Family and is guided Residential Low Density (1.2-4 units per acre). Mr. Peterson approached staff with a housing product that utilizes a smaller lot size than permitted by ordinance, yet maintains a density of 3.54 units per acre. The proposal has merit, however, the mechanism to achieve the request is unavailable under the current zoning ordinance. Since the Land Use Plan allows up to 4 units per acre, the site can be zoned R-4 with duplexes and a minimum lot area of 10,000 square feet per unit. The sketch plan submitted by the applicant reflects 17 units on the Truax property and 36 units on the Spartz site (this is a sketch plan and the layout is extremely basic). The density on both sites is consistent with the land use requirements. The applicant wishes to create single family detached lots with 60 foot lot width and 100 foot depth. The minimum lot area requested is 7,000 square feet. To accommodate this request, the land use of the property must be changed to Medium Density (4-8 units per acre) and the zoning of the property to PUD-R. Under such zoning, the minimum lot size is 5,000 square feet. However, the proposal will have a density of 3.53 which is less than the minimum required by the land use plan. To remedy this situation, the number of units will need to be increased. This is an open discussion item. We wanted to share facts on the proposal with the Planning Commission and receive direction. Attachments o Letter from Don Peterson dated May 10, 2002. ' :':.',. ,':' .: '-...' · ... i~, :i~.~,. ~.:,~i~ce~~ T,vo sketch plans, single family attached vs. single family detached. Donald R. Peterson 1920 Shenandoah Ct. #D Plymouth, MN 55447 Phone: 952 475 8045 May 10, 2002 Sharmin A1 Jaff City of Chanhassen 690 Coulter Drive Chanhassen, MN 55317 Dear Ms. Al Jaff: RE: Mike Truax property at 3530 Hwy 7 in Chanhassen This letter is to support our application for sketch plan review for the above referenced property at the May 21, 2002 Chanhassen Planning Commission meeting. The property is a 4.25 acre site located north of Hwy 7 and east of Strawberry Lane extended to the south. The proposal is to subdivide this property into smaller single family lots to allow the construction of up to 15 modestly price homes. The proposal is to provide 15 lots with a minimum width of 60 feet and minimum depth of 125 feet, with a minimum lot size of 7500 square feet. At 15 units the density of this development would be 3.53 units per acre which is less than allowed by the zoning and less than providing double lots which could allow 4.0 units per acre. The smaller single lots will allow us to provide new detached homes in a moderate price bracket, which are much in demand by home buyers. The single homes have an advantage over doubles by not having to have a party wall between units and financing is more available both for construction and end loans. Mike Truax owns the property so our acquisition costs are reduced. This along with the efficiency of smaller lots will allow us to keep the lot costs at a minimum, we expect to be able to market individUal lots for a price considerably under the prevailing lot prices in Chanhassen. We have contacted Julie Frick of the Carver County Housing and Redevelopment Authority and she has informed us of the possibility of a residential lot write down on some of the lots in this proposed subdivision. We expect to apply for this lot write down for 1/3 of the approved lots or about 5 lots. If this write down is approved, we expect that we will be able to construct affordable single family homes below the price of $170,000 for these five lots. These prices are subject to the cost of development and construction, but preliminary estimates indicate that we can reach this price level. The application shows layouts for small lot single family development and also double lot development for this property and the property lying immediately to the west. We will try to work out an agreement with the owner of the property to the west, to plan a development of that property as well. This will allow a second phase for this development. We cannot estimate price for lots on that property at this time, as we do not have an agreed upon land price yet. We expect to construct smaller homes with a f'mished floor area of 1400 to 1500 square feet. Some of these homes will have expansion areas to allow additional finished living space of 700 to 800 square feet. We expect to be able to provide 3 or 4 different styles of homes with good features and finishing for a price not to exceed $220,000. Ifa lot write down is allowed from the County Housing and Redevelopment Authority the affordable units will be standard specifications with unfinished expansion areas. A proposed specification sheet is attached These affordable units will have a sale price of below $170,000. Please consider the concept for this project at your May 21 st Planning Commission meeting. If we receive favorable response from the City we will apply for a development contract with the Carver County Housing and Redevelopment Authority. Sincerely: Donald R. Peterson, project manager for Michael Truax, owner of the property. Phone: (952) 475 8045 Cell phone: (612) 718 7120 Standard Features Interior Armstrong or equivalent vinyl flooring · Oak trim · Upgraded carpet - living room, bedrooms, and hall · Oak trim · Oak doors · AAetal closet shelving - Exterior deadbolts - Interior privacy locks · Smoke detectors with battery back-up Carbon monoxide detector · Telephone outlets- bedrooms and kitchen · 3 cable TV pre-wires Exterior · Low E wood windows- casement or double-hung according to plan SO-year UL Class A fire resistant shingles Insulated metal exterior doors Low maintenance vinyl siding Low maintenance aluminum soffit 2 exterior water faucets Concrete sidewalk Asphalt driveway Landscapin9 per individual unit One or two raised panel steel garage door(s) according to plan · Steelgarage service door Kitchen · Oak or maple cabinets- according to plan · Disposal · WhirlpoolTM or equivalent dishwasher · Colored steel double sinks · Vented range hood · AAoenTM or equivalent faucets Bathrooms · Cultured marble vanity tops with integral bowl · Insulated exhaust fans · Lighted medicine cabinets · Decorator bath accessories per plan · One piece bath bays · Oak or maple vanity per plan Construction Features · Accepted traditional building design · Poured concrete foundation walls · Foundation drainage system · Covered sump pump and sump basket · Egress basement window- full depth basement · Egress windows- daylight basement models · R 19 wall insulation · R 44 attic insulation · TyvekTM or equivalent house wrap · Engineered floor trusses · 2" x 6" exterior walls - ~ tongueand grooved sub-floor Energy / Service Features · 200 amp electrical service · High efficiency furnaceand water heater - natural gas · Copper water supply · Air exchanger · bas service to dryer and range · Dryer venting · AAN State Category One energy construction · Energy saving rafter heels · Exterior basement walls 2" foam wrapped ELI F-I F-1 F-I- [-I F-I L I I I h II I ' ,',~' , ,, ~,j i,,,,~lt,ltl, ,, , t~, h, f ,Y,ali, t,l, ,',., '"' IT 11~11' IP /TI L II I I Ill I h I I I JJ I f iI h /I III I I/ I II i[ iii ~1 i, ~ I Jl fill IliJil U ,I I I I I IL II I III I I itl I I I1'1 I--"~'-'I]T--'~ Illllllli~ ...... iIIIIII IIIIIIIIIJlIIIIIIIP~:-- t, ,I i ' Ill I J l I ,f I dl ,,i fttll tjlfllljll /ill, IlI' L I., ~ I b] ~J.l' Iii/I Jtll/ , h. I h I P/ ql ~1 I~ P ti' I ] Il I I I I "[", ,) ~,l [,~,[I] ti, J~JJ ItllJl Ifil III1[ [1 II/J[ J I __ I~ I HI I I III [ I 11 S.ll!A 4 Season Porch (vaulted) Patio Living Room (vaulted ceiling) ~r i I _ ,, ,~Optional '-h, Fireplace --- · -' (choice of 2 locations) Dining Room (vaulted) Kitchen Dinette (vaulted) J rr--- ~ .~. Master , Bedroom Bedroom · or Den t I t ..... ~ Foye~ Optional Pull Down Stai~ay Garage Standard Main Level Plan Villas II" 2 BedroOm Fl°orplan (1666 Finished Square Feet) · pepp~ ueeq e^eq I~u!d~ospu~l pue sqmqs '§upe~o p~pu~s ~no jo ~ud lou eJ~ ~eql suo!ldo Jo/puc ~ewolsno eql ~q pap!^o~d swei! i~uos~ed pue suo!l!ppe apnlou! ~eu~ pue sewoq lentoe lo!dap soloqd l::l~l d ,g 1:18 · ~j 'bs Lf, LT. 'sq~gq ~: 'stuoozpoq ~ oSp!aqmg II II II II II II ----~/J°°lzlls~l:l II Il II II II II II II Il II II II ~ ~ :ti: ~ ~ :~ HOkiOd JOOidpuooa$ ~ II II II II II II UO!lglUg[/ · peoJojue ~llOplS lqS!J~doo '~00~ "OUl 'sewoH Jell~M w!l' @ ~00"1-1QNOOBS I:1~! -- -- ,9Z- ~_ ...~_~ ~ _ ~ o~~ eJE) soeds ql~q UMOI~S pue ueqoipt exnleP leUO!ldo ,- ~0~ BOOqd LS~I~ ~Q JOOl~ · _ _. n' ~m~-I I, ,o~ -I ~'l' ,o~ '1',9~ · g 'bs (gg~;t 'sq~gq g/t ~: 'stuooapoq (g :, JO01-1 puooes '--I, ,OJ .I -- ,08 ~q JOOl:l lsJ!:l d /- JOOl-I puooas · ..j-i ='._J~b ,gig ........................ AI-Jaff, Sharmeen From: Sent: To: Cc: Subject: Saam, Matt Wednesday, May 15, 2002 3:21 PM AI-Jaff, Sharmeen Sweidan, Mahmoud Truax Property Issues The development of the Truax site is dependent upon the property to the west being developed and extending sanitary sewer along w/street access to the Truax property. Another issue would be that the City doesn't want our water being mixed or connected w/the City of Shorewood's system. Any street extensions will require the standard 60' R/W and 31' street width w/curb & gutter. City of Chanhassen 690 City Center Drive P.O. Box 147 Chanhassen, MN 55317 May 7, 2002 RE: 6281 TETON LANE-PARCEL #25. 6820060 Attention: Chanhassen Planning Conmfission Gerald Story 510 Sweet Briar Lane Hopkins, MN 55343 (952) 935-9179 RECEIVED MAY' 1 5 2OO2 CITY' OF CHANHASSEf'~ The purpose of this letter is to i~ffonn and update you regarding my land. I purchased this property in 1991 with the plan of dividing it into buildable lots. I sent the attached letter in March, 1991 and was told it would be considered. At that time the expense was too great, and I decided to wait to develop the land. In 1999 1 received a notice of a public hearing to discuss the proposal to subdivide land adjacent to mine and build two habitat for humaniB, homes on that pr0perbd. I wanted to protest this. but the meeting was cm~celed several times and I was not informed of the final meeting date. The meeting took place without my knowledge, and pemfission was granted to divide the small piece of land and build two houses on it. . I talked lo Robert Generous last ,,'car and requested access to my land from Powers Boulevard over the small piece of cit)' property next to my nfine. At that time Generous said that the city would not allow a road to come in from Powers Boulevard. but xvanted a road to come in from Teton Lane instead, across Frank Natole's property. I spoke with Mr. Natole and lie did not want to develop the land or grant me access. This left me with the same problem; being landlocked and unable to develop my land. A short time ago I ,,,,'as informed that Mr. Natole sold his land to a developer. The developer will most likely bring a proposal to the city for the development of the properl3.~. When this happens, please consider what Robert Generous told me. He said the city would like me to gain access to my land through a road across Natole's property. This road would mutually benefit both Natole's former properb.' and mine. mid would solve the issue of my property being landlocked. It would also benefit the city because my land would be developed, new homes would be built on the property m~d revenue would be brought in to the city in the form of real estate taxes and permit fees for a new development. Please see the attached diagram. Thank you for your consideration. Sincerely. Geralc ,tory- (952)935-9179 .~- TO: CITY OF CHANHASSEN ATT: PAUL KRAUSE RE: EASEMENT OF LAND DATE: MARCH 8,1991 Dear Si rs, FROM: GE~LD S~T~RY 5652~THAWAY LN. MT~A~ MN. 5534~ j~ I would like to petition the city of Chanhassen for the right and permission for a 30 ft wide private drive easement across city property at or about the northern tip of blk 100 P.B4 at Powers Blvd. Also utility easement at same place for water/sewer/natural gas. I Gerald Story own the property directly east of said city property RLS NO 2B part of tract B. Easement to be on northern most property line. Easement to be approximately 30 ft wide x ?0 ft long and intersect at a 90 angle to Powers Blvd.(see sketch) The reason for such action is after contacting all property owners on all sides of my property I find that none of them are willing to give me proper easement for city water & sewer and private drive. This leaves my property land locked which is against Mn ST Statute# 160.18. Access to the county road would be granted by the county if all requirements are met. An inspection of this site will show that this is the best place to access at the county road. After talking to Bill Weckman the county engineer, the county would go along with what the city approved. Sincerely, Gerald Story 150.171. Repealed by Laws 1959, c. 500, art. 6, § 13 Historical Note The repealed section related to temporar7 roads. See, now, §§ 160.12, 161.25. 160.18. Access to roads; approaches Subdivision 1. Culvert to be furnished on existing highways. Ex- cept when the easement of access has been acquired, the road authori- ties, other than town boards and county boards, as to highways already established and constructed shall furnish one substantial culvert to an abutting owner in cases where the culvert is necessary for suitable approach to such highway. A town board shall furnish one substantial culvert to an abutting owner in cases where the culvert is necessary for suitable approach to a town road, provided that at any annual town meeting the electors of any town may by resolution authorize the town board to require that all or part of the costs of the furnishing of all culverts on the town roads of such town be paid by the abutting owner. A county board, by resolution, shall, before furnishing any culverts after August 1, 1975, establish a policy for the furnishing of a culvert to an abutting owner when a culvert is necessary for suitable approach to a county and state-aid road, and such policy may include provisions for the payment of all or part of the costs of furnishing such eulve/-ts by the abutting landowner. Subd. 2. Approaches to newly established highways. Except when the easement of access has been acquired, the road authorities in laying out and constructing a new highway or in relocating or reconstructing, an old highway shall construct suitable approaches thereto within the limits 45 § 160.18 HIGHWAYS; ROADS of the right-of-way where the approaches are reasonably necessary and practicable, so as to provide abutting owners a reasonable means of access to such highway. Subd. 3. Approaches to serve particular uses. The owner or oecu- pant of property abutting upon a public highway, having a right of direct private access thereto, may provide such other or additional means of ingress from and egress to the highway as will facilitate the efficient use of the property for a particular lawful purpose, subject to reasonable regulation by and permit from the road authority as is necessary to prevent interference with the construction, maintenance and safe use of the highway and its appurtenances and the public use thereof. Laws 1959, c. 500, art. 1, § 18. Amended by Laws 1975, c. 24, § 1. Interim Commission Comment, 1959 Minn.St.1957, § 160.241 provides that, except where the easement of access has been acquired, the road authority shall provide suitable access to a road and install culverts where they are reasonably heres- saw. Such a law could be interpreted to mean that the road authority must provide a suitable approach to a highway on demand of the abutting property owner, whether it is practicable or not. In certain instances the cost of providing suitable access to property could be more than the value of the entire property. The proposed revision provides that in cases where' a highway is already established and constructed the road authority shall furnish a substantial culvert where it is necessary for suitable approach to such highway, except where the easement of access has been acquired. It also provides, except when the easement of access has been acquired, that the road authority in laying out and constructing a new highway shall construct suitable approaches where they are necessary and practicable so as to provide abutting owners a reasonable means of access to such highway. Historical Note Derivation: Mifln.St.1957, § 160.241. 943, § 25. Minn.St.1953, § 160.31. St.1927, § 2612. Gen. St.1923, § 2612. Laws 1921, c. 323, § 72. Laws 1915, c. 117, § 15. Gen. St. 1913, § 2567. Laws 1913, c. 235, § 80. Laws 1957, c. The 1975 amendatoW act, in subd. 1, in- serted "other than town boards and county boards" in the first sentence and added the last two sentences. ~ormer section: Minn.St. § 160.18 was repealed by Laws 1957, c. 943, § 72. See, now, § 160.06. Administrative Code References Driveways, see Mn. Rules pt. 8810.4100 et seq. Library References Highways ~99, 120(1), (2). C.J.S. Highways §§ 178, 156 to 188. .46 ROA In ge~ Cuive. Drain, Fill ( Neces Reaso Separl 1. In Fort. did nol been a 9, 1952 Publ means premis but p~ author road v, w/th st county 377-B- Prop of driv have a 2. Cu 'Fowl stantia where, such c suitabl drivew Gen., :. 1940, ,~ Wht lished ken ul § 160.'. only t! origin: 26, 19.' The aw ~' No. 13 Dut: rests · Op. At; If ct out th: ting la repair Atty,G Abu tion o ' '1 I0, 6 0'~; 0 . · , 60~ a '~Zl 1300(] 3lq ~'SO,