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2. Walnut Grove 2nd AdditionCITY OF CHANHASSEN PC DATE: March 16, 2004 CC DATE: April 12, 2004 REVIEW DEADLINE: 4/12/04 CASE #: 04-10 BY: Robert Generous, et al. STAFF REPORT PROPOSAL: LOCATION: APPLICANT: Request for rezoning from Agricultural Estate District, A2, to Single Family Residential District, RSF; preliminary plat approval creating four lots for single-family homes with a variance for the use of a private street, lot width and side yard setbacks; and conditional use permit approval for development within the Bluff Creek Overlay District. 7305 Galpin Blvd. Klingelhutz Development 350 East Highway 212 Chaska, MN 55318 (952) 448-3330 PRESENT ZONING: Agricultural Estate District, A2, and Bluff Creek Overlay District, BCO 2020 LAND USE PLAN: Residential - Low Density (net density 1.2 - 4.0 units per acre) ACREAGE: 3.09 DENSITY: 1.62 gross, 2.44 net SUMMARY OF REQUEST: Rezoning of the property to RSF to permit the existing single-family home and three detached single-family homes; subdivision approval creating four lots and one outlot containing Bluff Creek and the majority of the Bluff Creek primary zone with a variance for the use of a private street for access and one-foot side yard setback and lot width variances for three lots; and a conditional use permit for development within the Bluff Creek Overlay District. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City has a relatively high level of discretion in approving rezonings because the City is acting in its legislative or policy making capacity. A rezoning must be consistent with the City's Comprehensive Plan. The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City must approve the preliminary plat. This is a quasi-judicial decision. The City has limited discretion in approving or denying conditional use permits, based on whether or not the proposal meets the conditional use permit standards outlined in the Zoning Ordinance. If the City finds that all the applicable conditional use permit standards are met, the permit must be approved. This is a quasi-judicial decision. Planning Case No. 04-10 Walnut Grove 2nd Addition Location Map Subject Property qker Street Chicory Wa Waterleaf Place E Walnut Grove 2nd Addition March 16, 2004 Page 2 PROPOSAL/SUMMARY The developer is proposing an infill development creating three new single-family dwellings. The surrounding property was developed as part of the Walnut Grove development. The applicant is rezoning the property to Single Family Residential District, RSF, which permits single-family lots of 15,000 square feet. As part of the request, the developer is requesting lot width variances and side yard setback variances to permit one 60-foot wide lot and two 61-foot wide lots. In conjunction with the rezoning, the applicant is subdividing the property to create one lot around the existing single-family house (Lot 1) and three new single-family lots. Access to the existing home is proposed to remain off Galpin Boulevard. Access to the new homes will be via a private street which connects to Baneberry Way West, which is a private street. An access easement for this property was recorded as a condition of the Walnut Grove development. Sewer and water is available through the Walnut Grove project. Private streets require variance approval as part of a single-family subdivision. A conditional use permit is required for all development within the Bluff Creek Overlay district. The subdivision of the property is an attempt to implement the Bluff Creek Overlay District clustering requirements outside of the Planned Unit Development (PUD) ordinance and provide a housing type that is comparable to the surrounding development, which leads to the variance requests for lot width and side yard setbacks. The existing PUD ordinance does not permit density transfer or clustering for properties guided Residential - Low Density. Instead, the ordinance permits lot sizes down to 11,000 square feet with an average lot size within the development of 15,000 square feet. However, the single-family PUD requires minimum lot dimensions of 90 feet by 100 feet. The proposed development could be permitted without variances with a re-guiding of the property to Residential - Medium Density (net density range 4.0 - 8.0 units per acre), but such an amendment would only be a subterfuge since the intent is to maintain a density in this development below four units per acre. The applicant has included the majority of the Bluff Creek Primary Zone in Outlot A. Conservation easements shall be placed over all areas within the Bluff Creek primary zone. This will allow the City to restore and/or manage the natural resources in these areas. The developer may dedicate Outlot A to the City. The townhouse lots on Baneberry Way West leading into this development range in size from 1,473 square feet to 2,210 square feet with lot widths between 26 and 39 feet. The single-family homes on Walnut Curve are on lots between 9,912 square feet to 25,337 square feet with lot widths between 70 feet and 111 feet. The bungalow lots range in size from 3,747 square feet to 4,920 square feet with lot widths between 46.5 feet and 84 feet. The houses proposed with this development would be very similar to the bungalow homes in the Walnut Grove development. The proposed house sizes have main floor areas of 1,050 to 1,337 square feet which is comparable and compatible to the bungalow units with main floors of 1,350 to 1,600 square feet. The proposed houses include two walkout styles and one lookout style home. The proposed houses are on lots with lot areas consistent with typical single family homes. The site is heavily wooded in the southern one-third of the site, adjacent to Bluff Creek. The property slopes from a high point in the northeast corner at elevation 984 down to the creek at an elevation of 944. The developer is preserving the southern portion of the property as part of Outlot A. The proposed development is consistent with the comprehensive plan. Approval of the lot width and side yard setback variance will make the subdivision comply with the zoning ordinance. Staff is recommending approval of the rezoning, subdivision with lot width and side yard setback variances and a variance for the use of a Walnut Grove 2nd Addition March 16, 2004 Page 3 private street, and a conditional use permit for development within the Bluff Creek Overlay District. The applicant will need to revise the plat slightly to assure that all lots meet the 15,000 square foot minimum lot area. BACKGROUND The house was built in 1908. Development of Walnut Grove, the project to the east, began in 1997. An access easement, permitting the property to use Baneberry Way West, was recorded as part of the plat for Walnut Grove. This project was reviewed by the City Council on November 10, 2003, and remanded to the Planning Commission for their review. The applicant has revised the plan, eliminating the four twin home units and prepared a single-family detached plan on lots which meet the lot area and depth requirements, with a minor adjustment, but do not comply with the lot width requirement for RSF zoned property. APPLICABLE REGULATIONS Chapter 18, Subdivisions Sections 20-41 through 20-45, Amendments Section 20-56 through 20-60, Variances Sections 20-221 through 20-237, Conditional Use Permits Sections 20-611 through 20-616, RSF district regulations Sections 20-1551 through 20-1564, Bluff Creek Overlay District LANDSCAPING/I'REE PRESERVATION Tree canopy coverage and preservation calculations have been submitted for Walnut Grove 2nd Addition. They are as follows: Total upland area (excluding wetlands) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 132,200 SF or 3.03 ac. 36% or 47,485 SF 30% or 39,660 SF 34% or 44,533 SF Developer does meet minimum canopy coverage requirements. Bufferyard plantings are required along Galpin Boulevard for Lots 2-4. Total plantings required are: 1 overstory 2 understory 4 shrubs PARKS AND OPEN SPACE The homes being developed in Walnut Grove 2nd Addition lie within the service area of Sugar Bush Park. The pedestrian trail along Galpin Boulevard borders all of the proposed lots; however, access to the trail will be through the rear yards. The single condition of approval for this addition regarding parks and trails Walnut Grove 2'~d Addition March 16, 2004 Page 4 should be the payment of park dedication fees in lieu of land dedication or trail construction. The fee only applies to the three new lots for a total of $8,400. WETLANDS One wetland basin exists on-site. The wetland is an ag]urban wetland that is a part of the Bluff Creek corridor. It is dominated by reed canary grass. No wetland impact is proposed. A wetland buffer of 0 to 20 feet in width (with a minimum average of 10 feet) must be maintained around the wetland. In order to accommodate the proposed building location on Lot 4, the wetland buffer should be 0 along the east side of the wetland and should be 20 feet on the north and west sides. 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. The grading and erosion control plan should show the actual wetland buffer widths proposed to meet the minimum average buffer width requirements as well as the 40-foot wetland buffer setback. All structures shall maintain at least a 40-foot setback from the edge of the wetland buffer or, if no buffer is to be preserved, from the delineated wetland edge. BLUFF CREEK OVERLAY DISTRICT The Bluff Creek Overlay District was adopted in December 1998 as a tool for the preservation of Bluff Creek and the natural resources within its corridor. Bluff Creek flows through the southern portion of this property. The property also contains a forested riparian corridor and an ag/urban wetland. The primary zone encompasses the forested area, the wetland, and the wetland buffer. The secondary zone encompasses the primary zone and the first 20 feet of the setback. A conservation easement should be dedicated over the primary zone. All structures must maintain at least a 40 foot setback from the primary zone. No disturbance of the site may occur within the first 20 feet of the setback. No alterations are proposed within the overlay district. Open space must comprise 100% of the primary zone. GRADING~ DRAINAGE AND EROSION CONTROL The plans propose to grade about 25% of the site for the new house pads, a proposed private driveway and a stormwater pond. The proposed lots are located in the east central portion of the site. The proposed grading will prepare the site for look-out and walk-out house pads on Lots 2, 3 and 4, Block 1. The proposed slopes along the east side of the new private driveway are steeper than 3:1. The City allows maximum side slopes of 3:1; otherwise retaining walls must be used. The applicant must revise the plans to comply. The existing site drainage flows south toward the existing creek. The plans propose to convey the drainage from the northeast portion of the site to the private street and carry the stormwater via storm sewer to a proposed NURP pond. The remaining portion of the site will drain overland to the proposed stormwater pond and/or the creek. Staff is recommending that the elevation of the lowest opening on the adjacent homes be three feet above the high water level of the proposed pond. Drainage calculations have been submitted for the site and some modifications are still needed. The applicant will be required to meet the existing site runoff rates for the 10-year and 100-year, 24-hour storm events. The proposed pond must be designed to National Urban Runoff Program (NURP) standards. The Walnut Grove 2'~d Addition March 16, 2004 Page 5 storm sewer must be designed for a 10-year, 24-hour storm event. Drainage and utility easements must be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, and wetlands up to the 100-year flood level. The minimum easement width shall be 20 feet wide. Staff recommends that Type III silt fence be used along the south side adjacent to the secondary Bluff Creek line and Type II silt fence along the east and west sides of the grading area. In addition, tree preservation fencing must be installed at the limits of tree removal. 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 will require an easement from the appropriate property owner. Storm Water Management The proposed development is required to maintain existing runoff rates. On-site storm water ponding must be sufficient to meet all City water quality and quantity standards. A manhole with a two-foot sump should be installed as the last road-accessible structure prior to discharge into the storm water pond. Riprap and geotextile fabric should be installed at the flared end sections of the inlet and outlet of the storm water pond. Easements Drainage and utility easements should be provided over all existing wetlands, wetland buffer areas, and storm water infrastructure. A drainage and utility easement should be dedicated over the 10 feet either side of the property line between Lots 3 and 4 in order to accommodate access for future storm water infrastructure maintenance. A drainage and utility easement should also be dedicated over the area in the southwestern portion of Lot 3 that is currently not encumbered by a drainage and utility easement since water discharged from the storm water pond will flow through this area as it moves toward the wetland. Erosion Control Type III silt fence should be provided adjacent to all areas to be preserved as buffer or, if no buffer is to be preserved, at the delineated wetland edge. 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 Quality Fees Because of the impervious surface associated with this development, the water quality fees for this proposed development are based on single-family residential development rates of $949/acre. Based on the proposed developed area of approximately 2.24 acres, the water quality fees associated with this project are $2,126. Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average city-wide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage. Single-family residential developments have a Walnut Grove 2n~l Addition March 16, 2004 Page 6 connection charge of $2,348 per developable acre. This results in a water quantity fee of approximately $5,259 for the proposed development. SWMP Credits This project proposes the construction of a NURP pond. 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. The applicant will not be assessed for areas that are dedicated outlots. No credit will be given for temporary pond areas. At this time, the estimated total SWMP fee, due and payable to the City at the time of final plat recording, is $7,385. Other Agencies The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley- Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency) and comply with their conditions of approval. UTILITIES Municipal sewer and water service is available to the site from Baneberry Way. The existing house on Lot 1 is already connected to municipal sewer and water. The applicant is proposing to extend sewer and water lines along the private driveway to serve Lots 2, 3 and 4. The proposed sanitary manholes must be low enough to serve the basement of Lots 2, 3 and 4, Block 1 and the public utility lines must be 10 feet inside the property line. In addition, a 30-foot wide public drainage and utility easement must be dedicated on the final plat over the public sewer and water lines. According to the City's Finance Department records, the parcel was previously assessed for one sanitary sewer and water hookup. 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 of the new lots. The 2004 trunk hookup charge is $1,458 for sanitary sewer and $2,814 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. Hookup charges are based on the number of SAC units assigned by the Met Council for each lot. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Upon completion of the utility improvements, the utilities will be turned over to the City for maintenance and ownership. The applicant is also required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. Permits from the appropriate regulatory agencies will have to be obtained, including but not limited to the MPCA, Department of Health, MCES, Carver County and Watershed District. Walnut Grove 2ne Addition March 16, 2004 Page 7 STREETS The applicant is proposing two accesses to the proposed lots. On the northwest corner of the parcel, an existing access off Galpin Lake Road will be utilized to serve the existing house on Lot 1. Another proposed new access off Baneberry Way will be servicing Lots 2, 3 and 4 as a private street. As such, the private street easement must be 30 feet wide with 20 feet of hard-surface pavement and built to a 7-ton design. The developer must submit an inspection report certifying that the private street is built to a 7-ton design. The applicant is proposing a hammerhead turnaround. At this stage, the Engineering Department and the Fire Marshal are fine with the proposed turnaround and the removal of the existing temporary cul- de-sac at the end of Baneberry Way. EASEMENTS Conservation easements shall be dedicated over all areas within the Bluff Creek primary zone. REZONING/COMP PLAN The proposed development is consistent with the Residential - Low Density land use designation which permits a maximum net density of 1.2 to 4.0 units per acre with a net density of 2.44 units per acre. The proposed development is preserving the Bluff Creek corridor as permanent open space. COMPLIANCE TABLE Area (square feet) Width (feet) Depth (feet) Setbacks: front, rear, side, Bluff Creek primary zone, wetland Code 15,000 100 125 30, 30, 10, 40, 40 Lot 1 26,026 104 250 30, 30, 10, na, na Lot 2 15,247 61 250 30, 30, 9, na, na Lot 3 14,994 # 60 250 30, 30, 9, 40, 40 Lot 4 15,244 61 250 30, na, 9, 40, 40 Outlot A (Bluff 41,246 Creek Primary Zone) ROW 21,843 Total 134,600 (Lots 2, 3 and 4 would have 9-foot side yard setbacks) # The lot lines shall be adjusted to create a 15,000 square foot or larger lot. PRIVATE STREET FINDINGS In order to permit private streets, the city finds that the following conditions exist: 1) The prevailing development pattern makes it unfeasible or inappropriate to construct a public street. The site is being accessed via an existing private street through the Walnut Grove development for Walnut Grove 2na Addition March 16, 2004 Page 8 which an access easement was recorded as part of the Walnut Grove development. The location of the Bluff Creek Primary zone and the small wetland on site make it unfeasible to construct a public street. Additional access to Galpin Boulevard is not desirable. 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. No additional access will be permitted to Galpin Boulevard. 3) The use of the private street will permit enhanced protection of the city's natural resources including wetlands and forested areas located in the Bluff Creek primary zone. VARIANCE FINDINGS WITHIN SUBDIVISONS The city may grant a variance from the regulations of the subdivision ordinance as part of the plat approval process following a finding that all of the following conditions exist: 1) The hardship is not a mere inconvenience. Finding: The hardship is not a mere inconvenience. The proposed private street preserves significant site features and connects to an existing private street. The lot width variance and side yard setback variance permit the implementation of the Bluff Creek Overlay District. 2) The hardship is caused by the particular physical surroundings, shape or typographical conditions of the land. Finding: The hardship is caused by the particular physical surroundings, shape and topographical conditions of the land, namely the Bluff Creek primary zone and the access via an existing private street. 3) The conditions upon which the request is based are unique and not generally applicable to other property. Finding: The conditions upon which the request is based are unique and not generally applicable to other properties due to the unique site features. 4) 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. Finding: The granting of a 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. RECOMMENDATION Staff recommends that the Planning Commission adopt the following three motions (rezoning, subdivision with variances and conditional use permit) based on the findings in the staff report: Walnut Grove 2nd Addition March 16, 2004 Page 9 A. "The Chanhassen Planning Commission recommends approval of the rezoning of the property from Agricultural Estate District, A2, to Single Family Residential District, RSF." B. "The Chanhassen Planning Commission recommends approval of the preliminary plat for Walnut Grove Second Addition with lot width variances and one (1) foot side yard setback variances and a variance for the use of a private street, according to the plans prepared by Otto Associates, date stamped Received February 12, 2004, subject to the following conditions: 1. At the time of final plat recording, the developer shall pay full park dedication fees for the three lots that are subject to park dedication fees. 2. Adjust the lot line(s) to assure that all lots meet or exceed the 15,000 square-foot minimum lot area. 3. Individual sewer and water services must be provided and for Lots 1 - 4 and indicated on the plans. 4. A final grading plan and soils report must be submitted to the Inspections Division before permits will be issued. 5. The old individual sewage treatment site for the existing home must be abandoned in accordance with MPCA regulations if encountered during grading procedures. A 10-foot clear space must be maintained around fire hydrants, i.e. street lamps, trees, shrubs, bushes, Qwest, Xcel Energy, Cable TV and transformer boxes. This is to insure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-01. 7. "No Parking Fire Lane" signs will be required on the new private street. Pursuant to Chanhassen Fire Prevention Policy #06-1991. Copy enclosed. 8. Conservation easements shall be dedicated over all areas within the Bluff Creek primary zone. Tree preservation fence shall be installed at the edge of the grading limits prior to any construction. Fencing shall protect trees on proposed lots as well as trees in neighboring properties located next to the grading limits. 10. Any trees lost due to construction that are not shown as such on plans shall be replaced at a rate of 2:1 diameter inches. 11. Applicant shall submit landscape plans for ity review and approval prior to final plat approval. A minimum of one overstory tree will be required in the front yard of each lot. 12. Bufferyard plantings are required along Galpin Boulevard. Planting requirements are: 1 overstory tree, 2 understory trees, and 4 shrubs. 13. A final grading plan and soils report must be submitted to the Inspections Division before permits will be issued. Walnut Grove 2na Addition March 16, 2004 Page 10 14. A wetland buffer 0 to 20 feet in width (with a minimum average of 10 feet) shall be maintained around the wetland. The wetland buffer shall be 0 along the east side of the wetland and 20 ft. on the north and west sides. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant shall install wetland buffer edge signs, under the direction of City staff, before construction begins and shall pay the City $20 per sign. 15. The grading and erosion control plan shall show the actual wetland buffer widths proposed to meet the minimum average buffer width requirements as well as the 40-foot wetland buffer setback. All structures shall maintain at least a 40-foot setback from the edge of the wetland buffer or, if no buffer is to be preserved, from the delineated wetland edge. 16. The primary zone boundary shall be amended to include the wooded area in the rear (westernmost) portion of Lot 4. 17. A conservation easement shall be dedicated over the primary zone. All structures shall maintain at least a 40 foot setback from the primary zone. No disturbance of the site shall occur within the first 20 feet of the setback. Open space shall comprise 100% of the primary zone. 18. The proposed development shall maintain existing runoff rates. On-site storm water ponding shall be sufficient to meet all City water quality and quantity standards. 19. A manhole with a two-foot sump shall be installed as the last road accessible structure prior to discharge into the storm water pond. 20. Riprap and geotextile fabric shall be installed at the flared end sections of the inlet and outlet of the storm water pond. 21. Drainage and utility easements shall be provided over all existing wetlands, wetland buffer areas and storm water infrastructure. 22. A drainage and utility easement shall be dedicated over the 10 feet either side of the property line between Lots 2 and 3 in order to accommodate access for future storm water infrastructure maintenance. A drainage and utility easement shall be dedicated over the areas in the western portions of Lots 3 and 4 that are currently not encumbered by drainage and utility easements since water discharged from the storm water pond will flow through this area as it moves toward the wetland. 23. Type III silt fence shall be provided adjacent to all areas to be preserved as buffer or, if no buffer is to be preserved, at the delineated wetland edge. Silt fence shall be provided as needed to prevent sediment from leaving the site. 24. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. 25. All exposed soil areas shall have temporary erosion protection or permanent cover for the exposed soil areas year round, according to the following table of slopes and time frames: Walnut Grove 2nd Addition March 16, 2004 Page 11 26. Type of Slope Steeper than 3:1 10:1 to 3:1 Flatter than 10:1 Stabilized within 7 days 14 days 21 days 27. These areas include any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man-made systems that discharge to a surface water. 28. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as needed. 29. Based on the proposed developed area of approximately 3.09 acres, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $11,041. 30. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley- Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency, Minnesota Department of Natural Resources (for dewatering), Minnesota Department of Health, Carver County, Metropolitan Council Environmental Services, etc. and comply with their conditions of approval. 31. Prior to final plat approval, a professional civil engineer registered in the State of Minnesota must sign all plans. 32. Sanitary sewer and water hookup charges are applicable for each of the new lots. The 2004 trunk hookup charge is $1,458 for sanitary sewer and $2,814 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. Hook- up charges are based on the number of SAC units assigned by the Met Council for each lot. 33. The applicant will be required to meet the existing site runoff rates for the 10-year and 100-year, 24- hour storm events. The proposed pond must be designed to National Urban Runoff Program (NURP) standards. The storm sewer must be designed for a 10-year, 24-hour storm event. Drainage and utility easements shall 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 easement width shall be 20 feet wide. 34. Tree preservation fencing must be installed at the limits of tree removal. The applicant should be aware that any off-site grading will require an easement from the appropriate property owner. 35. The applicant must enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. 36. Submit detailed construction plans and specifications for the public utility improvements before final platting. Walnut Grove 2'~a Addition March 16, 2004 Page 12 37. Construct public utility improvements in accordance with the City's latest edition of Standard Specifications and Detail Plates. 38. Installation of the private utilities for the site will require permits and inspections through the City's Building Department. 39. Seed and mulch or sod the site within two weeks of grading. Submit a haul route for City approval prior to any hauling. 40. On the grading plan: a. Revise the side slopes along the east side of the private drive to be a maximum of 3:1 or install a retaining wall. b. Add Type III silt fence along the secondary bluff creek zone line on the south side and Type II silt fence along the west and east sides of the grading area. c. Show a minimum 75-foot rock construction entrance. d. Show all existing and proposed easements. e. Add a bench mark. f. Show the storm sewer manhole rim and invert elevations. 41. On the utility plan: a. Show the proposed utility lines 10 feet inside the property line. b. Add a note "connection to existing manhole must be core drilled." c. Show sanitary manhole rim and invert elevations. d. Show all existing and proposed utility easements. e. Show the location of existing water and sanitary services to Lot 1. 42. On the street and storm plan: a. Last storm manhole discharging to the pond must include a 3-foot sump. b. Show the proposed and existing street easements. 43. Add a legend to the plans. 44. The driveway easement must be 30 feet wide with 20 feet of hard-surface pavement and built to a 7-ton design. 45. Submit an inspection report certifying that the private street is built to a 7-ton design. 46. Elevation of lowest house opening must be three feet above high water level of the proposed pond. 47. A 30-foot wide public drainage and utility easement must be dedicated on the final plat over the public sewer and water lines. Walnut Grove 2nd Addition March 16, 2004 Page 13 48. Structure setbacks shall comply with the following table: Setbacks: front, rear, side, Bluff Creek primary zone, wetland buffer Lot I 30, 30, 10, na, na Lot 2 30, 30, 9, na, na Lot 3 30, 30, 9, 40, 40 Lot 4 30, na, 9, 40, 40 C. "The Chanhassen Planning Commission recommends approval of the Conditional Use Permit #2003-6 for development within the Bluff Creek Overlay District subject to the following conditions: 1. The primary zone boundary shall be amended to include the wooded area in the rear (westernmost) portion of Lot 4. A conservation easement shall be dedicated over the primary zone. All structures shall maintain at least a 40 foot setback from the primary zone. No disturbance of the site shall occur within the first 20 feet of the setback. Open space shall comprise 100% of the primary zone." ATTACHMENTS: 1) Findings of Fact and Recommendation. 2) Development Review Application. 3) Reduced Copy of Preliminary Plat Sheets 1-5. 4) Birchwood House Plan. 5) Oakside House Plan. 6) Maple Leaf House Plan. 7) Memo from Steven Torell to Bob Generous dated 3/1/04. 8) Memo from Mark Littfin to Robert Generous dated 2/25/04. 9) Letter from Carver Soil & Water Conservation District to Robert Generous dated 9/23/03. 10) Reduced Copy Walnut Grove Preliminary Plat. 11) Reduced Copy Walnut Grove Site Plan. 12) Portion of Walnut Grove Final Plat (Walnut Curve) - Single-Family Lots. 13) Portion of Walnut Grove Final Plat (Prairie Flower Blvd.) - Bungalow Lots. 14) Portion of Walnut Grove Final Plat (Baneberry Way W.) - Townhouses. 15) Walnut Grove Lot Area Tabulations. 16) Walnut Grove Bungalows, Villas and Villa Townhomes Descriptions. 17) Notice of Public Hearing and Notified Property Owners List. g:\plan\2004 planning cases\04-10 - walnut grove 2nd addition\walnut grove 2nd staff report.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of Klingelhutz Development for a Rezoning from Agricultural Estate District, A2, to Single Family Residential District, RSF; preliminary plat approval creating four lots for single-family homes with a variance for the use of a private street, lot width and side yard setbacks; and conditional use permit approval for development within the Bluff Creek Overlay District. On March 16, 2004, the Chanhassen Planning Commission met at its regularly schedule meeting to consider the application of Klingelhutz Development for a Rezoning from Agricultural Estate District, A2, to Single Family Residential District, RSF; preliminary plat approval creating four lots for single-family homes with a variance for the use of a private street, lot width and side yard setbacks; and conditional use permit approval for development within the Bluff Creek Overlay District. The Planning Commission conducted a public hearing on the proposed Development preceded by published and mailed notice. The Planning Commission heard testimony from alt interested persons wishing to speak and now makes the following: FINDINGS OF FACT 2. 3. 4. The property is currently zoned Agricultural Estate District, A2. The property is guided in the Land Use Plan for Residential - Low Density uses. The legal description of the property is: see exhibit A. The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse affects of the proposed amendment. The six (6) affects and our findings regarding them are: a) The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. The property is guided for Residential - Low Density uses. RSF is an appropriate zoning for the property. b) The proposed use is or will be compatible with the present and future land uses of the area. This development will develop at a lower density than the property to the east. c) The proposed use conforms with all performance standards contained in the Zoning Ordinance. d) The proposed use will not tend to or actually depreciate the area in which it is proposed. e) The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. Traffic generation by the proposed use is within capabilities of streets serving the property. Access to the existing house will be via the existing driveway on Galpin Boulevard. The additional dwellings will be accessed via Baneberry Way West, a private street. Section 18-39 (f) requires the city make the following findings in approving a Subdivision: 1) The proposed subdivision is consistent with the zoning ordinance; Finding: The subdivision meets all the requirements of the RSF, Residential Single Family District with the exception of the lot width and side yard setbacks for which the applicant is requesting a variance and the Bluff Creek Overlay District. 2) 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 the Residential - Low Density land use designation. 3) 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; Finding: The proposed site is suitable for development subject to the conditions specified in this report. 4) The proposed sub&vision 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. 5) The proposed subdivision will not cause environmental damage; Finding: The proposed subdivision will not cause excessive environmental damage subject to conditions of approval. 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. 7) The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a) b) c) d) 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. 6. The Board of Adjustments and Appeals shall not recommend and the City Council shall not grant a variance unless they find the following facts: ao That the literal enforcement of this chapter would cause an undue hardship. Undue hardship means that the property cannot be put to reasonable use because of its size, physical surroundings, shape or topography. Reasonable use includes a use made by a majority of comparable property within 500 feet of it. The intent of this provision is not to allow a proliferation of variances, but to recognize that there are pre- existing standards in this neighborhood. Variances that blend with these pre-existing standards without departing downward from them meet this criteria. Finding: The literal enforcement of this chapter does cause an undue hardship since the majority of the residential housing within 500 feet of the site consist of townhouses and zero lot line detached homes. b. The conditions upon which a petition for a variance is based are not applicable, generally, to other property within the same zoning classification. Finding: The conditions upon which a petition for a variance is based are uniques to this property. Access to the site was previously provided via a private street, which this development continues. The proposed development attempts to preserve the Bluff Creek Overlay District within one outlot, as directed by staff, which constricts the width of the lots. The housing is very compatible with other housing within the adjacent development. c. The purpose of the variation is not based upon a desire to increase the value or income potential of the parcel of land. Finding: While the subdivision of the property will increase the value of the parcel, the purpose of the variance is to permit the developer to develop the site and preserve the Bluff Creek Corridor. d. The alleged difficulty or hardship is not a self-created hardship. Finding: The access to the site, via a private street, was provided as part of the Walnut Grove Development. The applicant is attempting to meet the city's expectations for preserving the Bluff Creek corridor while developing the site in a reasonable manner. e. The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel is located. Finding: The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel is located. The proposed development is very compatible with the Walnut Grove development. fo The proposed variation will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. Finding: The proposed variation will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. Conditional Use Permit. When approving a conditional use permit, the City must determine the capability of a proposed development with existing and proposed uses. The general issuance standards of the conditional use Section 20-232, include the following 12 items: a) The proposed development will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. b) The proposed development is consistent with the objectives of the city's comprehensive plan and this chapter. c) The proposed development will be designed, constructed, operated and maintained so to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. 4 d) The proposed development will not be hazardous or disturbing to existing or planned neighboring uses. e) The proposed development will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools; or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. The proposed development will not create excessive requirements for public facilities and services and will not be detrimental to the economic welfare of the community. g) The proposed development will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, odors, rodents, or trash. h) The proposed development will have vehicular approaches to the property which do not create traffic congestion or interfere with traffic or surrounding public thoroughfares. i) The proposed development will not result in the destruction, loss or damage of solar access, natural, scenic or historic features of major significance. j) The proposed development will be aesthetically compatible with the area. k) The proposed development will not depreciate surrounding property values. 1) The proposed development meets standards prescribed for certain uses as provided in Bluff Creek Overlay District. 8. The planning report #04-10 dated March 16, 2004, prepared by Robert Generous, et al, is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the Rezoning from Agricultural Estate District, A2, to Single Family Residential District, RSF; preliminary plat approval creating four lots for single-family homes with a variance for the use of a private street, lot width and side yard setbacks; and conditional use permit approval for development within the Bluff Creek Overlay District subject to the recommendations contained in the staff report. ADOPTED by the Chanhassen Planning Commission this 16th day of March, 2004. CHANHASSEN PLANNING COMMISSION BY: Uli Sacchet, Chairman 6 EXHIBIT A Legal Description Parcel 1: That part of the Southwest Quarter of Section 10, Township 116, Range 25, Carver County, Minnesot. a, described as foflows: Commencing at the West Quarter corner of said Section 10; thence on an assumed bearing of South 01 degree 56 minutes 40 seconds East along the West line of said Southwest Quarter, a distance of 121J7.40 feet; thence North $8 degrees 05 minutes 20 seconds East, a distance of 1190.41 feet to a point on a 5452.,~,¢ foot radius curve, the center of circle of said curve bearing North 79 degrees minutes 09 seconds West from said point; thence Southwesterly along said curve, a distance of 469.80 feet, central angle 07 degrees 47 minutes 49 seconds; thence South 18 degrees 17 minutes 40 seconds West along tangent, a distance of 64.00 feet to the actual point of beginning of the tract fo be described; thence continuing South 18 degrees 17 minutes 40 seconds West, o distance of 282.12 feet; thence South 65 degrees 12 minutes 05 seconds East, a distance of 55.12 feet to a point that is hereafter referred fo as Point A. Point A is described as beginning at the point of intersection of the Northefly right-of-way line of Minnesota Trunk Highway No. 5 and a line 5J7.00 feet Southeasterly of, measured at right angles to and parallel with the centerline of Carver County Road No. 117; thence on an assumed bearing of North 18 degrees 17 minutes 40 seconds East and parallel with the centerline of said Carver County Road No. 117, a distance of 725.00 feet to said Point A. Thence from said Point A, South 65 degrees 12 minutes 05 Southeast East, o distance of 268.7~7 feet; thence North 18 degrees 17 minutes 40 seconds East, distance of 516.55 feet; thence North 71 degrees 42 minutes 20 seconds West, distance of 500.00 feet to the point of beginning. Legal Description Parcel 2: That part of the Southwest Quarter of Section 10, Township 116, Range 25, Carver Count),, Minnesota, described as follows: Commencing at the West Quarter comer of said Section 10; thence on an assumed bearing of South 01 degree 56 minutes 40 seconds East along the West line of said Southwest Quarter, a distance of 1213.40 feet; thence North 88 degrees 05 minutes 20 seconds East, a distance of 1190.41 feet; thence Southerly a distance of $83.79 feet along o curve not tangential with the last described line, said curve is concave to the West, has a radius 5452.54 feet and a central angle of 6 degrees 22 minutes 10 seconds and the chord of said curve bears South 1~7 degrees 40 minutes 55 second West to the point of beginning of the tract to be described; thence continuing Southerly, a distance of 86.01 feet along said curve concave to the West, having a radius of 5452.34 feet, a central angle of 01 degree 25 minutes 3g seconds; thence South 18 degrees 17 minutes 40 seconds West, tangent to said curve, a distance of 64.00 feet; thence South 71 degrees 42 minutes 20 seconds East, a distance of ,.~00.00 feet; thence North 18 degrees 17 minutes 40 seconds East, o distance of 150.00 feet; thence North 71 degrees 42 minutes 20 seconds West, a distance of 301.07 feet to the point of beginning. CITY OF CHANHASSEN 7700 MARKET BOULEVARD CHANHASSEN, MN 55317 (952) 227-1100 DEVELOPMENT REVIEW APPLICATION cITY OF CHANHASSEN ~ECEIVEB CHANHASSEN pLANNiNG DEPI' APPLICANT: ADDRESS: :;.~' ~,(~ TELEPHONE (Daytime) __ Comprehensive Plan Amendment Conditional Use Permit Interim Use Permit __ Non-conforming Use Permit __ Planned Unit Development* /'(, Rezoning __ Sign Permits __ Sign Plan Review Site Plan Review* Subdivision* __ Temporary Sales Permit Vacation of ROW/Easements Variance Wetland Alteration Permit __ Zoning Appeal __ Zoning Ordinance Amendment __ Notification Sign X Escrow for Filing Fees/Attorney Cost** ($50 CUP/SPRIVACNARIVVAP/Metes and Bounds, $400 Minor SUB) TOTAL FEE $ A list of all property owners within 500 feet of the boundaries of the property must be included with the application. Building material samples must be submitted with site plan reviews. *Twenty-six full size folded copies of the plans must be submitted, including an 8W' X 11" reduced copy of transparency for each plan sheet. ** Escrow will be required for other applications through the development contract NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application. PROJECT NAME LOCATION LEGAL DESCRIPTION TOTAL ACREAGE WETLANDS PRESENT PRESENT ZONING Ft'X~2 YES NO REQUESTED ZONING PRESENT LAND USE DESIGNATION REQUESTED LAND USE DESIGNATION REASON FOR THIS REQUEST i~i"i This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within ten business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within ten business days of application. This is to certify that I am making application for the described action by the City and that I am responsible for complying with all City requirements with regard to this request. This application should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of 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. The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day extension for development review. Development review shall be completed within 120 days unless additional review extensions are approved by the ap..p~)licant, t.~ Signature of Fee Owner Date Application Received on Fee Paid Receipt No. The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting. If not contacted, a copy of the report will be mailed to the applicant's address. Legal Description Parcel 1: That part of the Southwest Quarter of Section 10, Township 116, Range 23, Carver County, Minnesota, described as follows: Commencing at the West Quarter corner of said Section 10; thence on an assumed bearing of South 01 degree 56 minutes 40 seconds East along the West line of said Southwest Quarter, a distance of 1215.40 feet; thence North 88 degrees 05 minutes 20 seconds East, a distance of 1190.41 feet to a point on a 3452.54 foot radius curve, the center of circle of said curve bearing North 79 degrees 50 minutes 09 seconds West from said point; thence Southwesterly along said curve, a distance of 469.80 feet, central angle 07 degrees 47 minutes 49 seconds; thence South 18 degrees 17 minutes 40 seconds West along tangent, o distance of 64.00 feet fo the actual point of beginning of the tract to be described; thence continuing South 18 degrees 17 minutes 40 seconds West, a distance of 282.12 feet; thence South 65 degrees 12 minutes 05 seconds East, a distance of 35. 12 feet to a point that is hereafter referred to as Point A. Point A is described as beginning at the point of intersection of the Northerly right-of-way line of Minnesota Trunk Highway No. 5 and a line 55.00 feet Southeasterly of, measured of right angles to and parallel with the centerline of Carver County Road No. 117; thence on an assumed bearing of North 18 degrees 17 minutes 40 seconds East and parallel with the centedine of said Carver County Road No. 117, a distance of 725.00 feet to said Point A. Thence from said Point A, South 65 degrees 12 minutes 05 Southeast East, o distance of 268.75 feet; thence North 18 degrees 17 minutes 40 seconds East, a distance of 316.33 feet; thence North 71 degrees 42 minutes 20 seconds West, a distance of 300.00 feet to the point of beginning. Legal Description Parcel 2: That part of the Southwest Quarter of Section 10, Township 116, Range 25, Carver County, Minnesota, described as follows: Commencing af the West Quarter comer of said Section 10; thence on an assumed bearing of South 01 degree 56 minutes 40 seconds East along the West line of said Southwest Quarter, a distance of 1215.40 feet; thence North 88 degrees 05 minutes 20 seconds East, a distance of 1190.41 feet; thence Southerly a distance of 585.79 feet along a curve not tangential with the last described line, said curve is concave to the West, has a radius 5452.54 feet and a central angle of 6 degrees 22 minutes 10 seconds and the chord of said curve bears South 15 degrees 40 minutes 55 second West to fha point of beginning of the tract to be described; thence continuing Southerly, a distance of 86.01 feet along said curve concave fo fha West, having a radius of 5452.54 feet, a central angle of 01 degree 25 minutes 59 seconds; thence South 18 degrees 17 minutes 40 seconds West, tangent to said curve, a distance of 64.00 feet; thence South 71 degrees 42 minutes 20 seconds East, a distance of 500.00 feet; thence North 18 degrees 17 minutes 40 seconds East, a distance of 150.00 feet; thence North 71 degrees 42 minutes 20 seconds West, a distance of 501.07 feet to the point of beginning. ,,r,,m,="n 'r,m=' "n,~,~ .,,,~,n,,~r~ DESIGNED DRAWN L.HE..R_EB~__O.E.? RIVERWOODS I BIRCHWOOD [Wf) .'~ 1 c)RY WELMAN SPEIUD[iS UPPER LEVEL PLAN 1.050 '~ f MAIN LEVEL PLAN 1050 s f 952-448-3750 office .[ I PLAN DA TA MASTER BEDROOM UPPER 14f x 19i MASTER BATH: UPPER 7~ x BEDROOM 2 UPPER 1 l/x 15i BEDROOM 3. UPPER 1 li x 14i BATHROOM .' UPPER KITCHEN: MAIN 11f x 12i DINING: MAIN 1 li x 10i GREAT ROOM: MAIN 1 LIVING ROOM: MAIN 14i x 19i POWDER: MAIN 5i x 5i GARAGE: MAIN 20i x 24f BASEMENT (UNFIN,): LOWFR 27i x 50f Community Realty www.comllll'ea]ty.net RIVERWOODS I I OAKSIDE I W( ~ ~ I WELM,\N UPPER LEVEL PLAN 900 s ! MAIN LEVEL. PLAN 1 100 s t PLAN DA TA MASTER SUITE: BEDROOM 2: BEDROOM 3: BATHROOM: GREAT ROOM: DINING: KITCHEN: MUD ROOM: POWDER; LIVING ROOM: GARAGE: BASEMENT (UNFIN.): Community Realty UPPER 11ix UPPER 11fx 15i' UPPER UPPER 6f x MAIN 21i x 14i MAIN 15i x 9i MAIN 11ix MAIN 5i x MAIN 5f x 5i MAIN 1 MAIN 20i x 24i LOWER 21i x 50i 952-448-3750 ogqce www.commrealty.net RIVERWOODS I MAPLE LEAF SPLIT ENTRY WELMAN SPERIDES UPPER LEVEL PLAN 1,252 s.f. %/ ,,/ , LOWER LEVEL PLAN 1,337 s.f. PLAN DATA KITCHEN: UPPER 13'x 13' PANTRY: UPPER 6'x 6' DINING: UPPER 9'x 13' GREAT ROOM: UPPER 13' x 19' POWDER: UPPER 6' x 5' MASTER SUITE: UPPER 13' x 29' BEDROOM 2: LOWER 13' x 16' BEDROOM 3: LOWER 13'x17' BATH: LOWER 9'x 5' ENTRY: SPLIT 6' X 7' GARAGE: SPLIT 20' X 24' Community Realty 952-448-3750 office www.conm~realty.net CITY OF 7700 Market Boulevard PO Box 147 Ohanhassen MN 5531~ Administration Phone: 9522271100 Fax 9522271110 Building Inspections Phone: 9522271180 Fax: 9522271190 Engineering Pqone: 9522271160 Fax: 952227 1170 Finance Phoqe: 952227 1140 Fax: 9522271110 Park & Recreation Phone: 9522271120 Fax: 952 2271110 Recreation Center 23!0 Coulter Boulevard Phone: 9522271400 Fax: 952 227 1404 Planning & Natural Resources Pllone; 952227 1130 Fax: 9522271110 Public Works 1591 Park Road Phone: 9522271300 Fax: 952227 1310 Senior Center Phorle: 9522271125 Fax: 9522271110 Web Site wwwci chanhassen mnus MEMORANDUM TO: FROM: DATE: SUB J: Bob Generous, Senior Planner Steven Torell, Building Official March 1, 2004 Review of revised plans for proposed subdivision; Walnut Grove Second Addition, Klingelhutz Development. Planning Case: 04-10 I have reviewed the revised plans t~>r the above project. Following are comments, which should be included in the conditions of approval~ 1. Individual sewer and water services must be provided and for Lots 1 - 4 and indicated on the plans. 2. A final grading plan and soils report must be submitted to the Inspections Division before permits will be issued. 3. The old individual sewage treatment site for the existing home must be abandoned in accordance with MPCA regulations if encountered during grading procedures. 4. Meet with the Inspections Division as soon as possible to discuss plan review and permit procedures G/safety/st/memos/plan/Walnut Grove 2nd Addition-2 The Cily of Chanhassen · ~ ,~rowing oor'nmL~rqty with clean lakes quality, schools a (l~ars~ing d,c, vYn!c],,'r th [vi ~g lites[ness(ps windi:~q trails sr~;zJ CITYOF CHANHASSEN 7700 Market Bou!evard PO Box 147 Chanhassen MN 55317 Administration Phone: 9522271100 Fax: 9522271110 Building Inspections Phone: 952227 1180 Fax: 952227 1190 Engineering Phone: 9522271160 Fax 9522271170 Finance Ph,xle 952 2271140 Fax: 952227 1110 Park & Recreation Phone: 9522271120 Fax: 9522271110 Recreatioo Center 2310 Coulter Boulevard Phone 952227 1400 Fax: 952 2271404 Planning & Natural Resources Ph',)ne: 9522271130 Fax: 9522271110 Public Works 1591 Park Road Pi/one: 9522271300 Fax: 9522271310 Senior Center R:or/e 9522271125 Fax: 952 227 1110 Web Site www ci char~hassen rT~n us MEMORANDUM TO: Robert Generous, Senior Planner FROM: Mark Littfin, Fire Marshal DATE: February 25, 2004 SUB J: Grove Request for re-zoning of 3.09 acres from A2, Agricultural Estate District to RSF, Single Family Residential Subdivison approval creating 4 lots with a variance request; and a conditional use permit for development within the Bluff Creek Corridor, Klingelhutz Development, Walnut Addition. Planning Case: 04-10 i have reviewed the re-zoning request change for the above project. In order to comply with the Chanhassen Fire Department/Fire Prevention division, I have the following fire code or city ordinance/policy requirements. The plan review was done based on available information submitted at this time. If additional plans or changes are submitted, the appropriate code or policy items will be addressed. A 10-foot clear space must be maintained around fire hydrants i.e., street lamps, trees, shrubs, bushes, Qwest, Xcel Energy, Cable TV and transformer boxes. This is to insure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-01. "No parking fire lane" signs will be required on the new private street. Pursuant to Chanhassen Fire Prevention Policy #06-1991. Copy enclosed. g:\safetyXml\plrev04-10 The City of Chanhassen · A growing comrllLJoity ,;/ith clean lakes CHANHASSEN FIRE DEPARTMENT FIRE PREVENTION BUREAU 7700 Market Blvd BOX 147 CHANHASSEN, MN 55317 (952) 227-1150 FAX: (952) 227-1190 CHANHASSEN FIRE DEPARTMENT POLICY # 06-1991 REQUIREMENTS FOR FIRE LANE SIGNAGE Revised 6/10/02 NO PARKING FIRE LANE (NOT TC SCALE) '0" G Signs to be a minimum of 12" x 18". Red on white is preferred. 3M or equal engineer's grade reflective sheeting on aluminum is preferred. 4. Wording shall be: NO PARKING FIRE LANE Signs shall be posted at each end of the fire lane and at least at 75 foot intervals along the fire lane. All signs shall be double sided facing the direction of travel. Post shall be set back a minimum of 12" but not more than 36" from the curb. A fire lane shall be required in front of fire dept. connections extending 5 feet on each side and along all areas designated by the Fire Chief. ANY DEVIATION FROM THE ABOVE PROCEDURES SHALL BE SUBMITTED IN WRITING, WITH A SITE PLAN, FOR APPROVAL BY THE FIRE CHIEF. IT IS THE INTENTION OF THE FIRE DEPARTMENT TO ENSURE CONTINUITY THROUGHOUT THE CITY BY PROVIDING THESE PROCEDURES FOR MARKING OF FIRE LANES. Fire Lane Instillatiou 06-1991 Page 1 of 1 CARVER ~.a'~g ¢~.. 219 East Frontage Road ~ Waconia, MN 55387 tO "1 g4~ '~ Phone: 952-442-5101 Oooo $~Og~ Fax: 952-442-5497 hit p://www.co, carver, mn. us/SWCD/SWCD main.html Mission Statement: To provide leadership in conservation and teach stewardship of the soil, water, and related resources through a balanced. cooperative program that protects, restores, and improves those resources. September 23, 2003 ~!~! ~j~ Robert Generous, Senior Planner City of Chanhassen 7700 Market Boulevard Chanhassen, MN 55317 SEP 9 4 2003 CI~Y OF CEANHASSEN Re: Proposed Walnut Grove Second Addition Development Mr. Generous: Thank you for sending a copy of the 2003-16 Site Plan, Walnut Grove Second Addition development to the SWCD office. Please review the following storm water, erosion, and sediment control comments and recommendations. Storm Water Beginning March 10, 2003 all developments disturbing 1-acre or more or part of a contiguous development which will disturb more than 1-acre require a National Pollutant Discharge Elimination System (NPDES) permit from the Pollution Control Agency (PCA). The owner / operator of the proposed development must apply for and receive the NPDES permit prior to beginning construction activities. Any development disturbing more than 1-acre and creating more than 1-acre of impervious surface must also have permanent storm water treatment. It appears this is being done as the Walnut Grove preliminary plan shows the storm water runoff'being managed by a proposed storm water basin. High water levels / elevations of the pond and wetland and the elevations of the lowest level of the proposed walkouts should be double checked. It appears the elevations of the dwellings may be too low. Erosion Control Riprap and geotextile fabric needs to be installed at the flared end sections of the inlet and outlet of the storm water basin. Sediment Control The proposed silt fence should be extended 40 feet to the east and 20 feet to the west; the ends of the silt fence should be angled up-slope in a crescent or 'smile' formation. A light duty silt fence should be installed between the duplexes and the storm water pond following the outlet installation and during home construction. Inlet control is needed following installation of inlet structures. Inlet control methods will be varied before and after pavement of the street. Before pavement, inlet protection could consist of heavy-duty mono-mono silt fence with 4 foot spacing of metal T-posts and 1" rock around silt fence material. After pavement, mulch socks, sand bags or rock and wire could be used as temporary inlet control. If there are any questions regarding this review please contact the SWCD office. Urban Conservation Technician AN EQUAL OPPORTUNITY EMPLOYER ~.,,, ,~ 'ONI 'IN2' D33A30 9VLLN301S3~ I · ,/ ~o 16 4. 5 6 ,lt~o .. ~1.; ,., ~lo a , o;, ,~- / ~ ? ~ ~ I~ ~ ~.~ 17~.7~ ~ ~ 81.55 ~ ~1~o59'29' 15.~ / 97..65.~.. 15' ~ ~[ o ~l I~ ' I u~ ~", 72..04 -- 76.05 NB6o4.1'03'E ~ 330.03 1 7 / N89O09,27.~' ~' ,'~,NO°25'39'E ~" DRAINAGE EA$ ~.~ 't~ ~ -..-- . _ --~ .-..Z.. _ ,.~ -.... '"" 132.3: J 3~30 W -- SURVEY UNE-- 1 /\~8° 57'00' ~ > ~L3.59 D~AINAGE & UTIUTY EASEMENT OVER - N87°14''~'E UNDER & ACROSS ALL OF LOT 18, 4.9.92 8LOC~ 2. 62.92 18 25 26 ~ :24. .. .0 :23 "-~' ~.. B,.~O,tl, 4,5.F.' '"'--- 99.1 N87o4,.r 22 ~ 68.39 - -~' I N87°12'51' 8 21 59.' 5~ 4,,5.24. --- 92 ~ / N8,6°16 ££ 99'9g 99'9g 99'9g 99 3. L I.,I,I. oON 99'9c~ ,I.L,I, LoON 22.86 NO°08'19'w 0~,~. =~J/J, 1~: 26 NO. 229 [~02 SATHRE- BERGQUIST, INC. WALNUT GROVE LOT AREA TABULATIONS SATHRE-BERGQUIST, 1NC. Dated: May 20, 1997 (Page 1 of 3) BI. OCK 1 13 10158 51 4435 ,'-~/', BLOCK 14 11226 52 4225 LOT AREA 15 10669 ~.~"~- 53 4471 -~,.~,,,~"~ LOT . AREA S~.. Ft, 16 13467 54 4533 Sq. Ft. 17 10499__~ - , 55 3980 ,18_~.___~8547 1 25337 2 19159 3 16727 4 17678 5 13814 6 14577 7 15382 8 14872 9 13660 10 12968 11 13317 12 14050 13 15388 14 18431 BLOCK 2 t, OT AREA Sq. Ft, 1 10739 2 11984 3 17725 4 14300 5 12028 6 11828 7 13470 8 13025 9 12194 10 11601 11 11003 12 9912 19 4059 20 4920 21 4630 22 4803 23 4375 24 4616 25 4255 26 3869 27 4173 28 4480 29 4502 30 4489 31 42162 32 4928 33 4771 34 4049 35 4030 36 4051 37 4029 38 4373 39 4310 40 42466 41 4216 42 5148 43 4887 44 4255 45 3794 46 61703 47 3747 48 3998 49 4015 50 4588 BLOCK 3 LOT AREA I 31748 2 14351 3 12297~' 4 14048 5 5O11O 6 3794 7 '4570 8 4481 9 4015 10 3956 11 3933 12 4153 13 4372 14 4465 15 3981 BLOCK 4 ~.OT AREA Sa,Ft 1 221o 2 1813 3 1813 4 2210 1 2210 2 1813 3 1813 4 2210 BLOCK 6 LOT ARF~ Sa. Ft. I 2210 2 1813 3 1813 4 2210 BLOCK 7 LOT AREA I 2210 2 1473 3 1473 4 1473 5 1473 6 2210 WALNUT GROVE BUNGALOWS Rottlund Homes is proposing to replace the Cottages with a new concept called "The Bungalows." The Bungalows would also be primarily a one level detached townhouse. They are still targeted toward the same market of empty nesters and retirees with about the same sq. fi. and price range. There is approximately 1350 - 1600 sq. fi. on the main level with potential expansion with story & 1/2, and walk-out opportunities to bring finished sq. footage up to 2500. The price range would be approximately $140 - $200,000. The key differences are the shape of the unit, its architectural style, its orientation to the street and the position of garage. The goal is to create a more traditional feeling to the detached townhouse site area, in architectural and streetscape. The Bungalows are 36' wide instead of 32' and approximately 58' deep instead of 72'; more square than a long, narrow rectangle. The lot size would be approximately 50' x 100' instead of 47' x 110'. The garage is inset into the house. This is to project the front entry and front porch more toward the street than the garage. The architecture style is that of pre war Midwest and New England which promote front porches and stoops, stone & brick columns, and 8 1/2 roof pitch. The Bungalow fits square to the street instead of the 30 degree angle of the Cottages. This allows more detail and development of the front yard and the front porch instead of the side yard. The architecture is a more traditional "Bungalow" style to also promote the front entry stoop or porch. Elevations are still being developed but the concept is to have 3 to 4 floor plans with a minimum of two elevations each, and to offer side load opportunities whenever possible to create as much variety as possible. The streetscape will appear more like a small single family lots than narrow lot detached townhomes. There will also be an opportunity to mix up the garages to alternate two adjacent garages and adjacent front yards with garages adjacent to front yards to also create more variety in the streetscape. There is proposed four exterior color palettes to include siding, trim, stone or brick, roofing and accent colors for the front doors and shutters. As with the exterior elevations, no two color palettes will be adjacent to each other. VILLAS AND VILLA TOWNHOMES Villas Rottlund Homes is introducing some new unit and building types for both the 2 story Villas and Villa Townhomes. The Villa 12-unit clusters will still have end units with 2-car garages and single car garages interior units, but the 8-unit cluster will have all its units with 2-car garages and totally redesign floor plans and exteriors. In early concept design the 8-unit building end units will have entry's on the end of the building and side load garages to create more variety in elevations and with front entry's on all four sides of the building. The exterior of the 8-unit building is to be more traditional with covered front stoops, shutters and picket fences. By introducing new floor plans and a new building type into the Villas will assist in creating more variety and a new look. How the final elevations of the two building types vary in design is still developing. Villa Townhomes We are also introducing a different building type into the Villa Townhomes. The 6-unit "row type" townhomes has 2-car garage end units, and 1-car garage interior units. The 4-unit buildings that had the same condition now have all 2-car garages. This will create a different look between the 4 and 6- unit buildings. Along with the slab on grade and the walk-out opportunities there will be more variety among these eight buildings. The Villa Townhouse that overlook the central open space will have the opportunity for covered patio doors, porches and picket fences to create more of a front door/front porch feel along the open space. 2 VILLAS AND VILLA TOWNHOMES cont. Villa & Villa Townhomes In general with the introduction of the new floor plans, building types, and exterior elevations there is considerably more variety in the Villa and Villa Townhomes portion of the development then originally proposed. The exterior colors in the Villas and Villa Townhomes can be up to four color palettes to include siding, trim, stone or brick, roofing. How this will ultimately be distributed through out the site has yet to be determined. Two possibilities are to assign one color palette to each cluster of 4 or 5 buildings of various building types, the other is to assign one palette to each of the 4 building types (i.e. 8 unit Villa, 12 unit Villa, 4 unit Villa Townhome and 6 unit Villa Townhome.) We recommend working with the city on the determining colors for each building and final elevations. It is also intended that all of the 96 Villa units be priced at or below the Livable Communities Act affordable housing threshold. 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 March 4, 2004, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy of the attached notice of A Public Hearing to consider a request for rezoning of 3.09 acres from A2, Agricultural Estate District to RSF, Single-Family Residential; subdivision approval creating four lots with variances; and a conditional use permit for development within the Bluff Creek Corridor, Klingelhutz Development, Walnut Grove 2nd Addition. - Planning Case #04-10 to the persons named on attached Exhibit "A", by enclosing a copy of said notice in an envelope addressed to such owner, and depositing the envelopes addressed to all such owners in the United States mail with postage fully prepaid thereon; that the names and addresses of such owners were those appearing as such by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate records. Subscribed and sworn to before me this tilex day of (¥la~¢t\ ,2004. K .a/en J. En{~rdt, De~hty Clerk NOTICE OF PUBLIC HEARING CHANHASSEN PLANNING COMMISSION MEETING TUESDAY, MARCH 16, 2004 AT 7:00 P.M. CITY HALL COUNCIL CHAMBERS 7700 MARKET BLVD. PROPOSAL: Rezoning from A2 to RSF, Subdivision with Variance & a Conditional Use Permit - Walnut Grove 2"d Addition APPLICANT: LOCATION: Klingelhutz Development 7305 Galpin Blvd. PLANNING CASE #04-10 NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, Klingelhutz Development, is requesting rezoning of 3.09 acres from A2, Agricultural Estate District to RSF, Single-Family Residential; subdivision approval creating four lots with variances; and a conditional use permit for development within the Bluff Creek Corridor, Klingelhutz Development, Walnut Grove 2nd Addition. 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 at 952-227-1131 or e-mail b.qenerous@ci.chanhassen.mn.us. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. Notice of this public hearing has been published in the Chanhassen Villager on March 4, 2004. Subject Property City Review Procedure Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments, Code Amendments require a public hearing before the Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the application in writing. Any interested party is invited to attend the meeting. Staff prepares a report on the subject application. This report includes all pertinent information and a recommendation. These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of the hearing process. The Commission will close the public hearing and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the City Council except rezonings and land use amendments from residential to commercial/industrial. Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant waives this standard. Some applications due to their complexity may take several months to complete. Any person wishing to follow an item through the process should check with the Planning Department regarding its status and scheduling for the City Council meeting. A neighborhood spokesperson/representative is encouraged to provide a contact for the city. Often developers are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the project with any interested person(s). Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and any correspondence regarding the application will be included in the report to the City Council. If you wish to have something to be included in the report, please contact the Planning Staff person named on the notification. Planning Case No. 04-10 Public Hearing Notification Area (500 Feet) rinker Street I Subject Property Chicory Way Waterleaf CONVENIENCE STORE INVESTMENTS PO BOX 21 O7 LACROSSE WI 54602-2107 CHANHASSEN DEVELOPMENT LLC 1434 SALEM LN SW ROCHESTER MN 55902-6646 DAVID WICKSTROM, TRUSTEE & CAROL KOCH, TRUSTEE 14342 GOLF VIEW DR EDEN PRAIRIE MN 55346-3306 WALNUT GROVE VILLAS ASSN C/O GITTLEMAN MGMT CORP 1801 79TH ST E SUITE 21 BLOOMINGTON MN 55425-1230 NORMA LEE VANHAAFTEN 2116 CLOVER CT CHANHASSEN MN 55317-8353 RICHARD & RHODA M SCHAFFER 2122 CLOVER CT CHANHASSEN MN 55317-8353 DOROTHY A GRIESMANN 2127 CLOVER CT CHANHASSEN MN 55317-8354 HOLLY M RICKERT 2129 BANEBERRY WAY W CHANHASSEN MN 55317-8340 RICHARD H SR & BARBARA KELLER 2130 CLOVER CT CHANHASSEN MN 55317-8353 JULIE D WAND 2133 BANEBERRY WAY W CHANHASSEN MN 55317-8340 JUNE M CASEY 2137 BANEBERRY WAY W CHANHASSEN MN 55317-8340 ROBERT P & SANDRA L LISTIAK 2138 CLOVER CT CHANHASSEN MN 55317-8353 ANNETTE M CIESZKOWSKI 2141 BANEBERRY WAY W CHANHASSEN MN 55317-8340 EDWARD J & SUSAN L ROBBINS 2141 CLOVER CT CHANHASSEN MN 55317-8354 KATHLEEN W HOMES 2145 BANEBERRY WAY W CHANHASSEN MN 55317-8340 BRADLEY J & JANETTE M WING 2155 BANEBERRY WAY W CHANHASSEN MN 55317-8340 LIEU NGUYEN & VO THI CHIN 2158 BANEBERRY WAY W CHANHASSEN MN 55317-8338 MARY LOUISE REITMEIER 2159 BANEBERRY WAY W CHANHASSEN MN 55317-8340 CHARLES E & JEANNE S BEHRING 2162 BANEBERRY WAY W CHANHASSEN MN 55317-8338 LOUIS C ABELA 2163 BANEBERRY WAY W CHANHASSEN MN 55317-8340 ERIK J FRITZ & JINA I KUESEL 2167 BANEBERRY WAY W CHANHASSEN MN 55317-8340 JEANNE C GILBERTSON 2170 BANEBERRY WAY W CHANHASSEN MN 55317-8338 JENNY VAN AALSBURG 2171 BANEBERRY WAY W CHANHASSEN MN 55317-8340 JANET I MARUSKA 2175 BANEBERRY WAY W CHANHASSEN MN 55317-8340 DEBRA PHYLLIS KAPLAN 2186 BANEBERRY WAY W CHANHASSEN MN 55317-8338 DORIS FRENCH 2189 BANEBERRY WAY W CHANHASSEN MN 55317-8340 BRADLEY A & JODENE B THRODAHL 2190 BANEBERRY WAY W CHANHASSEN MN 55317-8338 NATHAN R JOHNSON & BRANDILYN E BAWEK 2193 BANEBERRY WAY W CHANHASSEN MN 55317-8340 DENNIS E & ELISSA K ELLEFSON 2194 BANEBERRY WAY W CHANHASSEN MN 55317-8338 SHAWNA M GRIEP 2197 BANEBERRY WAY W CHANHASSEN MN 55317-8340 SUSAN M ERICKSON 2198 BANEBERRY WAY W CHANHASSEN MN 55317-8338 HANG CHAN & CHEUKWAI CHONG 2201 BANEBERRY WAY W CHANHASSEN MN 55317-8339 ROTTLUND COMPANY INC 3065 CENTRE POINTE DR ROSEVILLE MN 55113-1130 KLINGELHUTZ DEVELOPMENT CO 350 HWY 212 E PO BOX 89 CHASKA MN 55318-0089 ROBERT R & SALLY J SHULTZ 380 MARGARET CIR WAYZATA MN 55391-1060 J P'S LINKS INC-JOHN PRZYMUS C/O PAT NEATON 601 CARLSON PKY #620 MINNETONKA MN 55305-5215 RICHARD M & MARY V ERVASTI 643 BAY ST SANTA MONICA CA 90405-1214 DOUGLAS C & THERESA J BENTZ 7280 GALPIN BLVD EXCELSIOR MN 55331-8058 THEODORE F & MARLENE M BENTZ 7300 GALPIN BLVD EXCELSIOR MN 55331-8011 BRIAN & KAREN WALKER 7591 WALNUT CRV CHANHASSEN MN 55317-9394 LEE A & TAMMY L BERGSTROM 7595 WALNUT CRV CHANHASSEN MN 55317-9394 DAVID K & CHRISTINA J STREETER 7598 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317-9398 BRADLEY J & KATHLEEN VELDBOOM 7599 WALNUT CRV CHANHASSEN MN 55317-9394 SCOTT A & HEATHER D HALLOFF 7600 WALNUT CRV CHANHASSEN MN 55317-9397 STEVEN J & JANICE K VREEMAN 7601 WALNUT CRV CHANHASSEN MN 55317-9395 JONATHAN D & MARCIA L MAPLES 7602 WALNUT CRV CHANHASSEN MN 55317-9397 KYLE A & LEAH C PLATH 7604 WALNUT CRV CHANHASSEN MN 55317-9397 ERIC A BAKKEN & JOAN H WADE 7606 WALNUT CRV CHANHASSEN MN 55317-9397 THEODORE A & ANGELA M ELLEFSON 7609 WALNUT CRV CHANHASSEN MN 55317-9395 JAMES D & AUDREY C EISENSTEIN 7611 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317-9396 MARK & CONSTANCE LANTERMAN 7612 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317-8334 ELDEN E & GLORIA A BOTT 7626 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317-8334 JOANNE I JAMES 7627 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317-9396 MORRIS L & MURIEL N MULLIN 7630 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317-8334 DONALD B & JANET L DAHLQUIST 7634 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317-8334 PATRICIA K KOHN 7638 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317-8334 CHARLES B & SHIRLEY A ENGH TRUSTEE OF TRUST 7642 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317-8334 DAVID W & LINDA J HAGGBLOOM 7646 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317-8334 GARY F & JOYCE E ANDERSON 7650 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317-8334 GERALD O & DARLENE A SODERLIND TRUSTEES OF TRUST 7656 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317-8334 EARLON L MILBRATH & CAROL ANN D MILBRATH 7662 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317-8334 STEVEN W & KAREN A BROWN 7670 PRAIRIE FLOWER BLVD CRANHASSEN MN 55317-8334 WILLIAM A & BARBARA E BROWN 7676 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317-8334 RICH SLAGLE 7411 FAWN HILL ROAD CHANHASSEN MN 55317 g:\plan~.004 planning cases\04-10 - walnut grove 2nd addition\ph notice labels.doc