3. Kenyon Bluff SubdivisionCITY OF CHANHASSEN
PC DATE: March 16, 2004
CC DATE: April 12, 2004
REVIEW DEADLINE: May 14, 2004
CASE #: 03-22 SUB/Planning Case 04-03
BY: A1-Jaff
STAFF REPORT
Z
PROPOSAL:
Preliminary Plat to Subdivide a 2.16 Acre Lot into Three (3) Single-Family Lots with
a Variance, Kenyon Bluff
LOCATION: Lots 1 and 2, Pleasant View. Northwest of Pleasant View Road.
APPLICANT:
CBR Development. LLC
Tom Rollings
4550 Weston Lane N.
Plymouth, MN 53446
(612) 770-8885
PRESENT ZONING:
RSF, Single Family Residential District
2020 LAND USE PLAN: Residential Low Density (Net Density 1.2 - 4.0 units per acre)
ACREAGE: 2.16 acres DENSITY: 1.38 Units per Acre Gross 1.8 Units per Acre Net
SUMMARY OF REQUEST: Subdivision of 2.16 acres into 3 single-family lots, vacation of a
portion of Oak Grove Avenue and a variance to allow a private street to serve the development.
Notice of this public hearing has been mailed to all property owners within 500 feet. Staff is
recommending approval of the request.
LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City's discretion in approving
or denying a preliminary plat is limited to whether or not the proposed plat meets the standards
outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City
must approve the preliminary plat. This is a quasi-judicial decision.
The City's discretion in approving or denying a variance is limited to whether or not the proposed
project meets the standards in the Zoning Ordinance for a variance. The City has a relatively high
level of discretion with a variance because the applicant is seeking a deviation from established
standards. This is a quasi-judicial decision.
Location Map
400 Pleasant View Road
City of Chanhassen
Planning Case No. 04-03
Pleasant View Road
400 Pleasant View Road
Lotus Lake
N
Kenyon Bluff-Planning Case No. 04-03
March 16, 2004
Page 2
PROPOSAL/SUMMARY
The applicant is proposing to subdivide 2.16 acres into 3 single family lots. The property is zoned
RSF, Single Family Residential District. The site contains a single family home which is proposed
to be demolished. Access to the site is gained via an existing driveway off of Pleasant View Road.
Lores Lake
An abandoned right-of-way is located northeast of the subject site. The applicant is requesting
vacation of the right-of-way. Staff is recommending approval of the vacation with the condition
that a drainage and utility easement be maintained over the vacated portion (the vacation of the
right-of-way requires City Council action only). Approval of the subdivision will be contingent
upon approval of the vacation.
The variance in this application is to allow a private street to serve this development. The
subdivision ordinance requires a variance be granted in order to allow a private street. Staff is
recommending approval of the variance to minimize grading and for safety reasons. This issue is
discussed in detail later in the report.
Staff has been working with the applicant for several months. Several development scenarios were
examined including a four-lot subdivision. Staff directed the applicant to show how the site would
develop if a public street was constructed. Sheet 1 of 1 (Preliminary Grading/Public Road Concept)
shows the site served via a public street. This concept mass grades the site, removes most of the
vegetation and utilizes retaining walls.
Kenyon BlufJ:Planning Case No. 04-03
March 16, 2004
Page 3
The average lot size is 27,860 square feet with a resulting gross density of 1.38 units per acre and
net density of 1.8 units per acre. The site is located northwest of Pleasant View Road. All three
lots meet the minimum area, width, and depth requirements of the Zoning Ordinance. The site
contains a bluff along the southwest comer. The required setbacks will be maintained from the edge
of the bluff. The site has mature trees which the applicant is making an effort to preserve.
In reviewing this plat, staff worked with the applicant to acquire additional right-of-way for Pleasant
View Road. The current right-of-way is deficient in width.
In summary, staff believes that the proposed subdivision is well designed. Minor revisions will be
required. We are recommending that it be approved with a variance to allow a private street with
conditions outlined in the staff report.
PRELIMINARY PLAT
The applicant is proposing to subdivide a 2.16 acre site into 3 single-family lots. The gross density
of the site is 1.38 units per acre and net density is 1.8 units per acre. All three lots exceed the
minimum 15,000 square feet of area, with an average lot size of 27,860 square feet.
All three proposed lots meet the minimum width, and depth requirements of the Zoning
Ordinance. A bluff occupies the southwest portion of proposed Lot 1. The ordinance requires
all structures to maintain a 30-foot setback from the top of the bluff. The plans indicate that this
setback can be accommodated and no grading is proposed within that area.
Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent
with the Zoning Ordinance.
WETLANDS
There are no wetlands on this site.
Erosion and Sediment Control
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, compost socks, sand bags or rock and wire could be used as
temporary inlet control.
Silt fence should be provided as needed to prevent sediment from leaving the site. Erosion
control blanket should be installed on all slopes greater than or equal to 3:1. All exposed soil
areas must have temporary erosion protection or permanent cover for the exposed soil areas year
round, according to the following table of slopes and time frames:
Kenyon Bluff-Planning Case No. 04-03
March 16, 2004
Page 4
Type of Slope Time
Steeper than 3:1 7 days
10:1 to 3:1 14 days
Flatter than 10:1 21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
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.
Street cleaning of soil tracked onto public streets should include daily street scraping and street
sweeping as-needed.
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 residential single family development rates of $1,028/acre.
Based on the proposed developed area of approximately 1.92 acres, the water quality fees associated
with this project are $1,974.
Water Quantity Fees
The SWMP has established a connection charge for the different land uses based on an average
citywide rate for the installation of water quantity systems. This cost includes land acquisition,
proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage.
Residential single family developments have a connection charge of $2,545 per developable acre.
This results in a water quantity fee of approximately $4,886 for the proposed development.
SWMP Credits
This project does not propose the construction of NURP ponds and is therefore not eligible for
SWMP credits.
At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $6,860.
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, Minnesota
Department of Natural Resources (for dewatering)) and comply with their conditions of approval.
GRADING, DRAINAGE & EROSION CONTROL
The existing site has tree cover over approximately one acre of area. The existing bluff limit line
follows the entire west side of proposed Lot 1 and the private street. The plans propose to grade
about 50-60% of the site for the new house pads and private street. The proposed grading will
prepare the site for full basement and walk-out house pads. Drainage swales have been proposed
Kenyon Bluff-Planning Case No. 04-03
March 16, 2004
Page .5
along the sides of the houses to maintain the neighborhood drainage pattern through the properly.
The plan proposes a retaining wall for tree protection on Lot 1. The applicant should be aware
that any retaining wall over 4 feet in height must be designed by a Structural Engineer registered
in the State of Minnesota. Also, it will require a building permit from the Building Department.
Staff is concerned with the proposed grading in the rear yard areas of Lots 1 and 2. There is a
steep slope (3:1) in the rear yard of Lot 1 which drains toward the house pad. Staff has concerns
about the ability of stormwater to safely drain around the house pad at the elevations shown.
Staff would recommend that either the house pad be raised one foot in elevation or that a small, 2
to 3-foot retaining wall be installed to better facilitate drainage away from the house. Also, the
proposed rear yard of Lot 2 is a steep, vertical drop of over 20 feet from the house pad to
Pleasant View Road. In order to provide a usable rear yard area, staff would recommend that a
flatter, 10:1 slope be used for the first 15 feet off the rear house pad along with a 4-foot retaining
wall.
The existing site drainage is encompassed within two different drainage areas. The site drains
off site to the east and west directions toward Pleasant View Road. Under developed conditions,
the applicant is proposing to capture all of the rear yard drainage from Lot 1, all of the street
drainage and all of the front yard drainage from the tots. This stormwater will be conveyed via
storm sewer to an existing pond at the comer of Horseshoe Lane. The proposed storm sewer
must be designed for a 10-year, 24-hour storm event. To better treat the stormwater, the
applicant is proposing a stormceptor manhole to provide additional water quality treatment of the
stormwater.
Tree preservation fencing must be installed at the limits of tree removal. All disturbed areas, as a
result of construction, shall be seeded and mulched or sodded immediately after grading to
minimize erosion. A 75-foot minimum rock construction entrance must be added to the entrance
that will be accessed during construction. If importing or exporting material for development of
the site is necessary, the applicant will be required to supply the City with a detailed haul route
and traffic control plan.
UTILITIES
The plans propose on extending sewer and water from Pleasant View Road on the east side of
the parcel. Overall, the utility layout looks fine. Upon completion of the utility improvements,
the utilities will be turned over to the City of Chanhassen for maintenance and ownership.
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
water-main. Sanitary sewer and water-main hookup fees may be specially assessed against the
parcel at the time of building permit issuance. All of these charges are based on the number of
SAC units assigned by the Met Council.
Kenyon Bluff-Planning Case No. 04-03
March 16, 2004
Page 6
Public utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Detailed construction plans and
specifications must be submitted at time of final plat for review. 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, and
Watershed District.
STREETS
The plans propose accessing the lots via a private street from the south side of the parcel off of
Pleasant View Road. The applicant is proposing a 30-foot private street easement with a 20-foot
pavement width. The plans propose a 10% slope private street with a half hammerhead
turnaround. The proposed hammerhead turnaround configuration has been reviewed and
approved by the City's Fire Marshal. In addition, the private street must be built to a 7-ton
design. The developer will be required to submit inspection reports certifying this. Also, the
existing driveway to the site off of Pleasant View Road must be removed.
Pleasant View Road is designated as a collector road in the City's Comprehensive Plan. Current
city code requires that collectors have a right-of-way width of 80 feet or 40 feet from the right-
of-way centerline. Due to the existing environmental features (bluff's, trees, Lotus Lake) around
Pleasant View Road and the tight space constraints of the area, it is unlikely that Pleasant View
Road will ever be upgraded to the full width of current City standards for collector roads. As
such, staff does not feel that a full 40 feet of right-of-way from the centerline of Pleasant View
Road is needed with this development. In keeping with the dedicated right-of-way width for
Pleasant view Road of previous plats to the east of this site, staff has recommended that the
applicant dedicate the necessary right-of-way to obtain a 33-foot width from the centerline of
Pleasant View Road for a total width of 66 feet. The applicant has shown this on the plans.
VACATION OF RIGHT-OF-WAY
The applicant is requesting to vacate a
portion of Oak Grove Avenue. Currently,
no street exists in that area. The grades in
the area are steep making a street
connection unlikely. Staff is
recommending approval of the vacation
since the right-of-way is not needed. The
City will retain a drainage and utility
easement over the sanitary sewer line.
Ax/
Kenyon Bluff-Planning Case No. 04-03
March 16, 2004
Page 7
PARK DEDICATION
Kenyon Bluff lies within the park service area of North Lotus Lake Park. Future residents of this
subdivision will easily be able to access the park via Pleasant View Road. No sidewalks or trails
are currently available along Pleasant View Road. It is unlikely that these amenities will be
constructed in the future even though a pedestrian route along Pleasant View Road is identified
in the Comprehensive Plan. The topography of the area and curvilinear nature of the road would
present nearly insurmountable challenges to the construction of a trail or sidewalk.
However, if an effort to construct a sidewalk along Pleasant View Road was ever undertaken, the
18 feet of additional right-of-way being acquired as a part of this subdivision could
accommodate the improvements required of such a project.
It is recommended that the applicant pay park fees in lieu of land dedication or trail construction
on two of the three lots. One lot is exempt from these charges due to the existing single family
home on the property. The park fee on two single-family homes totals $5,600 and is payable at
the time of platting.
TREE PRESERVATION/LANDSCAPING
The tree calculations shown on the plans have been revised by the applicant (see
memorandum dated March 5, 2004 from Schoell and Madson, Inc.).
Tree Preservation
Tree canopy coverage and preservation calculations for the Kenyon Bluff development were
submitted by the applicant and are as follows:
Total upland area (including outlots)
Baseline canopy coverage
Minimum canopy coverage required
Proposed tree preservation
93,932 SF or 2.16 ac.
62% or 58,316 SF
46% or 43,208 SF
31% or 28,702 SF
The developer does not meet minimum canopy coverage allowed, therefore the difference is
multiplied by 1.2 to calculate the required replacement plantings.
Difference in canopy coverage
Multiplier
Total replacement
Total number of trees to be planted
14,506 SF
1.2
17,407 SF
16 trees
A replacement planting plan must be submitted to the city for approval. Included in the plan
shall be location, species and size of replacements. All replacements must meet minimum size
requirements.
Kenyon Blqlf-Planning Case No. 04-03
March 16, 2004
Page 8
Bufferyard plantings are required along Pleasantview Road. Requirements are as follows:
Location Required Proposed
Lot 3 - bufferyard B - 2 overstory trees 0 overstory
25' width 4 understory trees 0 understory
215' length 9 shrubs 0 shrubs
Existing vegetation and grade changes are sufficient buffers for lots 1 and 2 along Pleasantview
Road.
COMPLIANCE WITH ORDINANCE - RSF DISTRICT
Lot Lot Lot Home
Area Width Depth Setback
Ordinance 15,000 90' 125' 30' front/rear
Iff sides
BLOCK 1
Lot 1 43,213 150' 264' 30'/30'*
10'
Lot 2 18,471 138' 151' 30'/30'
10'
Lot 3 21,896 166' 166' 30'/30'
10'
· The 30 foot bluff setback includes a 20 foot bluff impact zone.
SUBDIVISION - FINDINGS
The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets all the requirements of the RSF, Residential
Single Family District and the zoning ordinance if the private street variance is
approved.
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 comprehensive plan and
subdivision ordinance.
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;
Kenyon Bluf/'-Planning Case No. 04-03
March 16, 2004
Page 9
Finding: The proposed site is suitable for development subject to the conditions
specified in this report
The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
Finding: The proposed subdivision is served by adequate urban infrastructure.
5. The proposed subdivision will not cause environmental damage;
Finding: The proposed subdivision will not cause significant environmental
damage subject to conditions of approval. The proposed subdivision contains
adequate open areas to accommodate house pads.
6. The proposed subdivision will not conflict with easements of record.
Finding: The proposed subdivision will not conflict with existing easements, but
rather will expand and provide all necessary easements.
The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
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 will have access to public utilities and streets.
VARIANCE FINDINGS
VARIANCE
Section 18-57. Streets. (r) Private streets serving up to four (4) lots may be permitted in the A2,
RR, RSF and R4 if the criteria in variance section 18-22 are met and upon consideration of the
following:
(1) The prevailing development pattern makes it unfeasible or inappropriate to construct a
public street. In making this determination, the city may consider the location of
existing property lines and homes, local or geographic conditions and the existence of
wetlands.
(2) After reviewing the surrounding area, it is concluded that an extension of the public
street system is not required to serve other parcels in the area, improve access, or to
provide a street system consistent with the comprehensive plan.
Kenyon Bluff-Planning Case No. 04-03
March 16, 2004
Page 10
(3) The use of a private street will permit enhanced protection of the city's natural
resources, including wetlands and protected areas.
Staff reviewed the two possible plat layouts for the site and considered individual driveways off
of Pleasant View Road. Staff believes that the best option from a safety and environmental
standpoint is the private street option. The option of all the lots accessing directly from Pleasant
View Road with three separate driveways is not recommended from a safety standpoint. Each of
the separate accesses creates a potential conflict point with traffic on Pleasant View Road, a
collector street. The second option of a public street and cul-de-sac serving the parcel requires
severe grading of the site. The plans show retaining walls around the perimeter of the site from 2
to 28 feet in height for this option. The final option of a private street serving three lots is the
most environmentally friendly with minimal retaining walls and yet does not add any additional
access points to the site off of Pleasant View Road.
Staff is recommending approval of the private street.
VARIANCE FINDINGS
Sec. 18-22. Variances.
The city council may grant a variance from the regulations contained in this chapter as part of the
plat approval process following a finding that all of the following conditions exist:
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.
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.
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.
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
Kenyon Blu~:Planning Case No. 04-03
March 16, 2004
Page 11
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. The applicant is proposing to access the site via a private street.
This option will minimize grading and tree removal as well as provide less potential conflict
with vehicles on Pleasant View Road.
The applicant's request is reasonable. Staff is recommending approval of this request.
RECOMMENDATION
Staff recommends the Planning Commission adopt the following motions:
VACATION OF RIGHT-OF-WAY (City Council motion only).
"The City Council approves the partial vacation of Oak Grove Avenue as shown on plans dated
received February 26, 2004, with the following conditions:
1. The applicant shall provide the city with the legal description of the vacated right-of-way.
2. The applicant shall dedicate a drainage and utility easement over the vacated portion."
PRELIMINARY PLAT
"The Planning Commission recommends approval of the preliminary plat for Planning Case 04-03
for Kenyon Bluff for 3 lots and a variance to allow a private street as shown on the plans received
February 26, 2004, subject to the following conditions:
Environmental Resources Specialist Conditions:
a. Applicant shall submit landscape plan showing the 16 trees required to be planted.
Trees shall meet minimum size requirements.
b. Minimum bufferyard planting requirements for Lot 3 includes 2 overstory trees, 4
understory trees and 9 shrubs.
c. Tree preservation fence shall be installed prior to grading at the perimeter of the
grading limits.
d. Any trees not shown for removal that are lost due to construction activities will be
replaced at a rate of 2:1 diameter inches.
The applicant shall pay park fees in lieu of land dedication or trail construction on two of
the three lots. One lot is exempt from these charges due to the existing single-family
home on the property. The park fee on two single family homes totals $5,600 and is
payable at the time of platting.
Kenyon Bluff-Planning Case No. 04-03
March 16, 2004
Page 12
10.
11.
12.
13.
14.
15.
Submit a 30-foot wide private cross-access easement against all three lots at time of final
plat recording.
Permits from the appropriate regulatory agencies will have to be obtained, including but
not limited to the MPCA, MN Department of Health, MCES, and Watershed District.
The storm sewer must be designed for a 10-year, 24-hour storm event. Submit storm
sewer sizing calculations and drainage map for staff review and approval at time of final
plat.
The applicant should be aware that any retaining wall more than 4 feet in height must be
designed by a Structural Engineer registered in the State of Minnesota. Also, it will
require a building permit through the City's Building Department.
Tree preservation fencing must be installed at the limits of tree removal.
Show all of the existing and proposed utility easements on the utility plan.
On the grading plan:
a. Show all existing and proposed easements.
b. Show the benchmark used for the site survey.
c. Show a minimum 75-foot rock construction entrance.
d. Extend the silt fence along the south and southwesterly sides.
Add
a.
b.
to the plans the following notes:
Any connection to existing manholes or catch basins must be core drilled.
All sanitary services must be 6" PVC-SDR26 and water services 1" copper.
On Lot 1, either the house pad must be raised one foot in elevation or a small, 2 to 3-foot,
retaining wall be installed to better facilitate drainage away from the house.
On Lot 2, 10:1 slope must be used for the first 15 feet off the rear house pad along with a
4-foot retaining wall.
If importing or exporting material for development of the site is necessary, the applicant
will be required to supply the City with a detailed haul route and traffic control plan.
The 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 water-main.
Public utility improvements are required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. Detailed construction plans
and specifications must be submitted at time of final plat for review. 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
Kenyon Bluff-Planning Case No. 04-03
March 16, 2004
Page 13
16.
17.
18.
19.
appropriate regulatory agencies will have to be obtained, including but not limited to the
MPCA, Department of Health, MCES, and Watershed District.
The private street must be built to a 7-ton design. The developer will be required to
submit inspection reports certifying this.
The existing driveway to the site off of Pleasant View Road must be removed.
Water Resource Coordinator Conditions:
a. Inlet control shall be provided following installation of inlet structures.
b. Silt fence shall be provided as needed to prevent sediment from leaving the site.
c. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1.
d. 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:
Type of Slope Stabilized within
Steeper than 3:1 7 days
10:1 to 3:1 14 days
Flatter than 10:1 21 days
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.
e. Street cleaning of soil tracked onto public streets shall include daily street scraping and
street sweeping as-needed.
f. At this time, the estimated total SWMP fee, due payable to the City at the time of final
plat recording, is $6,860.
g. 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)) and comply with their conditions of approval.
Fire Marshal Conditions:
a. The new proposed street will be required to have a street name. Submit proposed
name to Chanhassen Building Official and Fire Marshal for review and approval.
b. 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 ensure that fire hydrants can be quickly located and operated by firefighters.
Pursuant to Chanhassen City Ordinance #9-1.
c. No burning permits will be issued for tree/shrub disposal. Any trees removed must
be removed or chipped on site.
Kenyon Bluff-Planning Case No. 04-03
March 16, 2004
Page 14
20.
Building Official Conditions:
a. Demolition permits must be obtained before demolishing any existing structures.
b. A building permit must be obtained to construct any retaining walls over 4 feet tall.
c. Final grading plans and soil reports must be submitted to the Inspections Division
before building permits will be issued.
21. Approval of the subdivision is contingent upon the City Council approving the vacation
of the right-of-way.
22. Access to all three lots shall be limited to the Private Street. Direct access is prohibited
off of Pleasant View Road."
ATTACHMENTS
1. Findings of Fact.
2. Revised Tree Canopy Calculations.
3. Application.
4. Letter from applicant dated February 19, 2004.
5. Project Narrative.
6. Public Hearing Notice and Affidavit of Mailing.
7. Memo from Mak Sweidan, Engineer dated March 8, 2004.
8. Memo from Steve Torell, Building Official dated December 15, 2003.
9. Memo from Lori Haak, Water Resources Coordinator, dated March 3, 2004.
10. Memo from Mark Littfin, Fire Marshal dated December 15, 2003.
11. Preliminary plat dated "Received February 26, 2004".
g:\plan\2004 planning cases\04-03 - kenyon bluff\preliminary plat report pc.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE: Application of Kenyon Bluff Subdivision #03-22 SUB/Planning Case 04-03
On March 16, 2004, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of Preliminary Plat to Subdivide 2.16 Acre Lot into Three (3)
single-family Lots with Variances, Kenyon Bluff.
The Planning Commission conducted a public hearing on the proposed development which was
preceded by published and mailed notice. The Planning Commission heard testimony from all
interested persons wishing to speak and now makes the following:
FINDINGS OF FACT
The property is currently zoned RSF, Single-Family Residential.
The property is guided in the Land Use Plan for Residential - Low Density (1.2 -
4.0 units per net acre).
The legal description of the property is Lots 1 and 2, Pleasant View.
The Subdivision Ordinance directs the Planning Commission to consider seven
possible adverse affects of the proposed subdivision. The seven (7) affects and our
findings regarding them are:
a) The proposed subdivision is consistent with the zoning ordinance;
b) The proposed subdivision is consistent with all applicable city, county and
regional plans including but not limited to the city's comprehensive plan;
c) The physical characteristics of the site, including but not limited to
topography, soils, vegetation, susceptibility to erosion and siltation,
susceptibility to flooding, and storm water drainage are suitable for the
proposed development;
d) The proposed subdivision makes adequate provision for water supply, storm
drainage, sewage disposal, streets, erosion control and all other
improvements required by this chapter;
e) The proposed subdivision will not cause environmental damage;
f) The proposed subdivision will not conflict with easements of record; and
g)
The proposed subdivision is not premature. A subdivision is premature if
any of the following exists:
2.
3.
4.
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.
Variances.
The city council may grant a variance from the regulations contained in this
chapter as part of the plat approval process following a finding that all of the
following conditions exist:
The applicant is proposing to access the site via a private street. This option
will minimize grading and tree removal as well as provide less potential
conflict with vehicles on Pleasant View Road. The applicant's request is
fairly reasonable. Staff is recommending approval of this request.
The planning report #03-22 SUB/Planning Case 04-03, dated March 16, 2004,
prepared by Sharmin A1-Jaff, et al, is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the
Preliminary Plat with variances.
ADOPTED by the Chanhassen Planning Commission this 16th day of March, 2004.
CHANHASSEN PLANNING COMMISSION
BY:
Uli Sacchet, Chairman
Mar 05 04 07:46m 952-546-9065
$choell & Madson, Inc.
Engineering o Surveying - Planning
Soil Testing · Environmental Services
vwvw. schoellrnedson, com
MEMORANDUM
TO:
Jill Sinclair, City of Chanhassen; Sharmeen Al-Jeff, City of Chanhasson; Tom
Goodrum, Schoell & Madson, Inc.;
FROM:
Terry Jeffery, Schoell & Madson, Inc.
SUBJECT; Kenyon Bluffs Tree Preservation Plan
JOB NO: 64085-001
DATE: March 5, 2004
Here are the amended calculations to the tree preservation plan for Kenyon Bluffs. These reflect
the change in remaining trot cover and the subsequent forestation.
Calculations were done to determine the existing canopy cover on the property located at 400
Pleasant View Road in Chanhassen, MN, The calculations were done using aerial photography
available on the Carver County wcbsite and a dot grid.
Each parameter was counted a minimum of three times and the mean results were used for the
final calculation. A copy of each trial is incJuded with this memorandum. A summary of tt~e
calculations follows.
Area in Square Feet
Total Land Area 93,932
Existing Tree Cover 58,316
Tree Cover to Remain 28,702
Minimum canopy coverage 43,208
required
Differenco in Canopy
Coverago 14,506
Multiplier X1.2 ....
Percent
100
62
31
46
Total Replacement
Total Number of Trees to be
Planted
17,407 SF
16 trees
If you have any questions, or should you require any additional information, please contact mo at
952-847-9637.
Terry Jeffery, Natural Resources Specialist
Affirmative Action Equal Opportunity Employer
10580 Wayzata Boulevard, Suite I - Minneapolis, MN 55305-1525
Office (952) 546-7601 · Fax (952) 546-9065
~r 05 O~ O?:4~a 95~-546-9065
Tree Canopy Cover as a Percenta~le of Total Land
Total Area of Parcel 73 93,932 E*2 100
I
Canopy Cover Area 45 57,903 ~'2 62
Total Area of Parcel 7~ 93,932 fi*2 100
Canopy Cover Area 47 6~,476 ~2 ...6~
Total Area of Parcel 71 93,932 ~'2 100
3
Canop~ Cover Area 42 55,565 ~'2 59
Tree Canopy to Remain After Site Grading'
Existin9 Canopy Cover 44.7 58,316 ft*2 .. 100
1 E~sti~g canopy Cover to
be Cleared 23 30,007 fi*2 51
Exisiting Canopy O~ver to
Remain 28,309 fl~2 49
Existing Canop~ Cover 44.7 58,216 fl~2 . .. 100
2 'Existing Canopy Cover to
be Cleared 24 31,311 fi*2 54
Exisitin9 Canopy Cover to
Remain 27,005 fl*2 46
Existin9 C~nopy Cover ~.7 58,316 fl*2 . _~
Existing Canopy Cover to
3
be Cleared 21 27,397 fi*2 47
bXlSltlng ~anopy uover to
Remain 30.949 fl~2 53
E~.i~anopy~over 44.7 58,316 fl~2 100
Existing Canopy Cover to
Average bo Cleared 22.7 29,614 fi*2 51
Remain 28,702 ~'2 ,, 49
Minimum Canopy
Coverage Required 43,208 ~2 46
Multipfier 1.2
Coverage per Tree 1089 RA2
Tree Preservation Plan
Kenyon BIuffs
64085-001
Mar, 4, 2004
CI OF
CITY OF CHANHASSEN
7700 MARKET BOULEVARD
CHANHASSEN, MN 55317
(952) 227-1100
DEVELOPMENT REVIEW APPLICATION
APPLICANT: / ()v~
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 CUPISPRNACNARIVVAPIMetes
and Bounds, $400 Minor SUB)
TOTAL FEE $ / / ~0 ,:.._). -~
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 8'/2" 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 ,r'-~ · / ~,..C ',/~ .Jo
WETLANDS PRESENT
PRESENT ZONING
YES ).-~NO
REQUESTED
ZONING _.% ¢',, ~'~,'~ ~
PRESENT LAND USE DESIGNATION
REQUESTED LAND USE DESIGNATION
REASON FOR THIS REQUEST
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 appJic:~nt that development review cannot be completed within 60 days due to public hearing
requirements and agency'?~,iew. Ther~efe~e,~t_he cit..~cgs-~otifying the applicant that the city requires an automatic 60 day
extension for develOPment reviev~ Dev~,~(?~iew//shall be completed within 120 days unless additional review
.~~oved by th,~/lPp,¢~./" . ,.,,."
.//Signature of Fee Owner , ~---~~'~ Date
Application Received on j / :/0 '>:~//~',~,:'-- ReceiptNo. / /~- {-
The applicant should contact staff for a copy of the staff repod which will be available on Friday prior to the
meeting. If not contacted, a copy of the repo~ will be mailed to the applicant's address.
February 19, 2004
Sharmeen Al-Jaff
City of Chanhassen
7700 Market Boulevard
Chanhassen, MN 55317
Dear Sharmeen:
This letter is to grant the City of Chanhassen the additional 60 day requirement (until
May, 29, 2004) to process my subdivision application (site located at 400 Pleasant View
Road). It is my understanding that the application will be appearing before the Planning
Commission on March 16, 2004 and before the City Council on April 12, 2004.
Sincerely,
Tom Rolling
PROJECT NARRATIVE FOil
KENYON BLUFF
400 PLEASANT VIEW ROAD
CHANHASSEN MINNESOTA
CITy OF CHANHASSEN
RECEIVED
FEB 2 6 20O4
CHANHASSEN PLANNING OEP?
Project Description:
Tom Rollings is requesting the development of three single-family residential lots with a private
road at 400 Pleasant View Road. The development is consistent with the surrounding single-
family neighborhoods.
The 2.1-acre site currently contains a single-family resident, located near the center of the site,
with two accessory structures located to the north of the home. The existing home and out
buildings will be removed as part of this project.
The property abuts Pleasant View Road along the southern and eastern edge. Oak Grove Avenue,
an undeveloped platted right-of-way, borders the north property line. Access to the present home
is from the southeast comer of the lot. The topography of the site slopes down from north to
south with a high elevation of 983 feet in the northeast to a low elevation around 940 feet in both
the southwest and northeast comers. There is a bluff in the southwest comer of the site.
Project Data:
Zoning Standards
The property and surrounding lands are zoned Residential Single Family (RSF) and guided for
low density residential.
The proposed lots will meet all of the required setbacks and zoning standards for the RSF zone
with a private street. The proposed lots will exceed the minimum lot size of 15,000 square feet
with sizes ranging from 18,471 square feet to 43,213 square feet. The buildable area within each
of the lots exceeds the space necessary for a 60 X 60 foot building pad. The subdivision plan
includes building footprints of 80 X 45 feet. This size more accurately demonstrates the building
pad anticipated for the site.
Private Road
A private road will access the three lots. The road will enter the site west of the current driveway.
This location aligns with the western access of Horseshoe Curve and provides 150 feet of sight
distance from the driveway and the curve in Pleasant View Road. The drive will be constructed
per city standards with a grade no greater than 10% and a paved width of 20 feet. A hammerhead
turn-around will be constructed at the north end of the drive for emergency vehicle access. The
drive will be within a 30-foot easement and will be privately maintained.
Tree Canopy
There are 145 trees on the site. The trees are generally located along the perimeter of the
property with heavier groupings within the southwestern bluff area and the northwest and
northeast comers. Few trees exist in the central area of the site where most of the development
will occur. The proposed development will require the removal of 42 trees. This is less than half
of the trees to be removed ifa public road was required. The development will meet the tree
canopy requirements of the zoning ordinance.
Tree Canopy Currently
Tree Canopy to Remain
Tree Canopy Required by Ordinance
40,952 sq. ft. (45% of site)
29,090 sq. ft. (71% of existing canopy)
14,333 sq. ft. (35% of existing canopy)
Bh~f
The bluff in the southwest comer contains approximately 12,780 square feet of area. The
subdivision provides the required 20-foot bluff impact zone and 30-foot setback. The bluff will
be preserved and protected as part of the subdivision.
Previous plans had noted a possible bluff in the northeast comer of the site. This was based on
ariel topography that did not show the existing neighboring driveway and retention wall. After
resurveying and field verifying the grades in this area it was discovered that the current slopes do
not constitute a city defined bluff.
Grading
Site grading will be required for the construction of the private drive and the building pads. Due
to the natural topography of the site minimal grading would be required for the construction of
the walkout style homes. This preserves the existing terrain along the eastern side of the site.
Although the private drive will require cuts up to 10 feet there is minimal impact to the site. The
use of retaining walls is not proposed except for tree preservation.
Project Requests
Approval of a three-lot subdivision with a private road.
Approval of a variance for a private road.
Vacation of Oak Grove Avenue.
Variance
A variance is requested for the construction of a private drive as a shared access for the three
lots. A private road is better suited for the development than a public road. To create the
preferred sight distances and building locations a public road would need to be placed along the
northern edge of the site. This is in an area that contains a nicely wooded slope. To grade a
public road through this area would not only destroy the natural amenities that the development
is trying to preserve, but it would negatively impact the character of the neighboring lots.
This is demonstrated by the attached concept plan showing how the development of the site with
a public road.
The issues with a public road are:
· At a 7% grade, the road will require cuts in the existing slopes up to 30 feet.
· The required cuts will require the construction of 30-foot retaining walls along the
northern edge of the site, adjacent the neighbor's driveway.
· Retaining walls will be needed along the edge of the bluff to provide adequate building
pads and bluff preservation.
· It will remove all of the vegetation within the wooded area in the northeast comer of the
site.
· It will negatively impact the character of the neighborhood.
· It will require removing 88 of the existing 145 trees.
The use of a private road is beneficial to the city and the site by eliminating multiple accesses
onto Pleasant View Road, reduces grading impacts and preserves trees. The variance request
meets the six required findings as follows:
1. Undue Hardship.
The undue hardship is created by the topography of the site. A private road is not necessary for
the development of the three lots ~vithin this site. It is possible to serve the site with three
separate driveways or by a public road. Three driveways were not desirable due to the number of
accesses onto Pleasant View Road and tree loss. A plan has been submitted that shows three lots
being served by a public road. However, the steep grades and significant tree loss caused the
public road to be environmentally damaging to construct. It is believed that a private drive will
better serve the three lots and will minimize the grading impacts and tree loss.
2. Not applicable to other properties with same zoning
This site is unique due to: 1) the steep topography, 2) having Pleasant View Road abutting two
sides and 3) the inability to extend a public road past the site borders. Because of the site
topography the private road will minimize the grading and tree loss within the site. The private
road will also eliminate the number of driveways entering onto Pleasant View Road, which is
expected to carry more traffic in the future. The ability to serve three lots with a single access
than three accesses allows the development to improve traffic conditions in the area. Due to the
location of the site and it's surrounding area it is not feasible to extend a public road beyond the
borders of the site to serve any future developments.
3. Purpose is not to add value to the property
Individual driveways without the use of a private road can achieve the same number of lots as
allowed by city codes. The private road reduces grading and the number of accesses onto
Pleasant View Road.
4. Not a self-created hardship
The hardship is created by existing conditions. The development proposes to minimize the
impacts to the existing conditions by using a private road.
5. Not detrimental to public welfare or surrounding properties.
The use of the private road creates a public benefit by reducing the grading impacts and by
minimizing the number of driveways onto Pleasant View Road.
o
Not impair adequate light, air, traffic congestion, or property value nor endanger
public safety.
The private road maintains the same number of lots and development impacts that is allowed
without the variance. Approving the private road will help in traffic congestion and public safety
by reducing the number of driveways onto Pleasant View Road, especially in this area where
several roads intersect near a curve.
R-O-W Vacation
Oak Grove Avenue is a platted 15-foot undeveloped right-of-way located along the northern lot
line. The road does not provide any practical benefit to the city or future access to the
surrounding area.
NOTICE OF PUBLIC HEARING
PROPOSED KENYON BLUFF SUBDIVISION WITH VARIANCES
PLANNING CASE NO. 04-03
CITY OF CHANHASSEN
NOTICE IS HEREBY GIVEN that the Chanhassen Planning Commission will hold a
public hearing on Tuesday, March 16, 2004, at 7:00 p.m. in the Council Chambers in
Chanhassen City Hall, 7700 Market Blvd. The purpose of this hearing is to consider the
application of CBR Development to subdivide 2.1 acres into 3 single-family lots with variances,
located at 400 Pleasant View Road (Lots 1 & 2, Pleasant View).
A plan showing the location of the proposal is available for public review at City Hall
during regular business hours. All interested persons are invited to attend this public hearing and
express their opinions with respect to this proposal.
Sharmeen A1-Jaff, Senior Planner
Phone: 952-227-1134
(Publish in the Chanhassen Villager on March 4, 2004)
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 for a Subdivision with Variances proposing to subdivide 2.1 acres into 3 single-
family lots, located at 400 Pleasant View Road (Lots I & 2, Pleasant View) Kenyon Bluff -
Planning Case #04-03 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.
n J. EI~elh~a~-dt, l~puty Clerk
Subscribed and sworn to before me
this ~1[~'''' day of .(¥'\(xrC[x ,2004.
Notary
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: Kenyon Bluff Subdivision with
Variances
PLANNING CASE #04-03
APPLICANT: CBR Development
LOCATION: 400 Pleasant View Road
NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant,
CBR Development, is requesting to subdivide 2.1 acres into 3 single-family lots with variances,
located at 400 Pleasant View Road (Lots 1 & 2, Pleasant View).
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 Sharmeen Al-Jaff at 952-227-1134 or e-mail
~aliaff@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
LOTUS LAKE
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.
Proposed Kenyon Bluff Subdivision
Public Hearing Notice Area (500 feet)
400 Pleasant View Road
City of Chanhassen
Planning Case No. 04-03
Mounta~nWa~
Pleasar- Vier. Road
Near Mounfa 94,~
400 Pleasant View Road
rye
Lotus Lake
N
ALAN W & CAROL LENHART
6575 PLEASANT VIEW WAY
CHANHASSEN MN 55317-9242
ANDREW H & KATRINA E CLEMENS
6691 HORSESHOE CRV
CHANHASSEN MN 55317-9526
ANN DANIELSON
6607 HORSESHOE CRV
CHANHASSEN MN 55317-9526
BASIL LAWRENCE TIVY
370 PLEASANT VIEW RD
CHANHASSEN MN 55317-9524
CBR DEVELOPMENT LLC
4550 WESTON LN N
PLYMOUTH MN 55446-2023
CHARLES C & JANET C HURD
6695 HORSESHOE CRV
CHANHASSEN MN 55317-9526
CLARK C GRANT & ANNETTE M
GRANT
6420 ROJINA LN
CHANHASSEN MN 55317-9132
CURT R & SHELLY A SCHWIESO
6681 HORSESHOE CRV
CHANHASSEN MN 55317-9526
CYNTHIA ANN BRICTSON
6613 HORSESHOE CRV
CHANHASSEN MN 55317-9526
DAVID W SANTANA & DEBRA C
SCHULTZ
6614 HORSESHOE CRV
CHANHASSEN MN 55317-9526
DONALD J & DARLENE M MILLER
395 PLEASANT VIEW RD
CHANHASSEN MN 55317-9524
ELLEN L WOLANER
330 PLEASANT VIEW RD
CHANHASSEN MN 55317-9524
EMILY H JOHNSON
335 PLEASANT VIEW RD
CHANHASSEN MN 55317-9524
FRANCES M O'BRIEN ETAL
450 INDIAN HILL RD
CHANHASSEN MN 55317-8325
GARY W & MARY ANN MCCAULEY
420 PLEASANT VIEW RD
CHANHASSEN MN 55317-9576
GERALD & FRANCES M O'BRIEN
450 INDIAN HILL RD
CHANHASSEN MN 55317-8325
JANICE L ANDRUS
449 PLEASANT VIEW RD
CHANHASSEN MN 55317-9576
JOHN & BEVERLY RYAN
6685 HORSESHOE CRV
CHANHASSEN MN 55317-9526
JOHN R & CAROL W HAMMETT
6697 HORSESHOE CRV
CHANHASSEN MN 55317-9526
JONATHAN R & KALLEEN T YANTA
365 PLEASANT VIEW RD
CHANHASSEN MN 55317-9524
JOSEPH M & MARGERY M
PFANKUCH
6611 HORSESHOE CRV
CHANHASSEN MN 55317-9526
KELBIN ROBERT BAILEY
6580 PLEASANT VIEW WAY
CHANHASSEN MN 55317-9241
MICHAEL & KATHRYN SCHWARTZ
469 PLEASANT VIEW RD
CHANHASSEN MN 55317-9576
NICHOLAS J P PERKINS
339 PLEASANT VIEW RD
CHANHASSEN MN 55317-9524
PATRICIA A PAULS TRUSTEE OF
TRUST
11010 OREGON CRV
BLOOMINGTON MN 55438-2806
RANDY R & RAYMA LEE SMITH
429 PLEASANT VIEW RD
CHANHASSEN MN 55317-9576
RAYMOND P & ALICIA L BROZOVICH
6609 HORSESHOE CRV
CHANHASSEN MN 55317-9526
RICHARD R & KATHLEEN E PECK
6690 HORSESHOE CRV
CHANHASSEN MN 55317-9501
ROBERT L & ELVA HANSEN
6620 HORSESHOE CRV
CHANHASSEN MN 55317-9526
ROBERT L & SANDRA J POST
489 PLEASANT VIEW RD
CHANHASSEN MN 55317-9576
RONALD E & LEANNE HARVIEUX
TRUSTEES OF TRUST
6605 HORSESHOE CRV
CHANHASSEN MN 55317-9526
RICH SLAGLE
7411 FAWN HILL ROAD
CHANHASSEN MN 55317
g:\plan~004 planning cases\04-03 -
kenyon bluff~ph notice labels.doc
CITYOF
CHANHASSEN
7700 P,/larket BoLdevard
PO Box 147
Chanhassen MN 55317
Administration
Phone: 9522271100
Fax: 952227 1110
Building Inspections
Phone: 9522271180
Fax: 952 2271190
Engineering
Phone: 952 227 1160
Fax: 952 227 1170
Finance
Phone: 952 227 11
Fax: 9522271110
Park & Recreation
Phone: 9522271120
Fax 9522271110
Recreation Center
2310 Coulter Bou!evard
Phone: 9522271400
Fax: 952.2271404
Planning &
Natural Resources
Phone: 952 2271130
Fax: 9522271110
Public Works
1591 Park Road
Phone 952 227 !300
Fax 952.2271310
Senior Center
Pi~one: 952.2271125
Fax 952227.1110
Web Site
www ci char~hasser~ rr~r~ us
MEMORANDUM
TO:
FROM:
DATE:
SUB J:
Sharmeen A1-Jaff, Senior Planner
Mak Sweidan, Engineer (/,~/
March 8, 2004
Preliminary Plat Review of Kenyon Bluff
Land Use Review File No. 03-23
Upon review of the plans submitted by Schoell & Madson dated February 25,
2004, ! offer the following comments and recommendations:
GRADING, DRAINAGE & EROSION CONTROL
The existing site over the Chanhassen lots has tree cover over approximately one
acre of area. The existing bluff limit line follows the entire west side of the
proposed Lot 1 and the private street. The plans propose to grade about 75% of
the site for the new house pads and a proposed private street with a half hammer-
head turn around. The proposed grading will prepare the site for full basement
and walk-out house pads. Drainage swales have been proposed along the sides of
the houses to maintain the neighborhood drainage pattern through the property.
The plan proposes a retaining wall for tree protection on Lot 1. The applicant
should be aware that any retaining wall over 4 feet in height must be designed by
a Structural Engineer registered in the State of Minnesota. Also, it will require a
building permit from the Building Department.
Staff is concerned with the proposed grading in the rearyard areas of Lots 1 and 2.
There is a steep slope (3:1) in the rearyard of Lot 1 which drains toward the
housepad. Staff has concerns about the ability of stormwater to safely drain
around the housepad at the elevations shown. Staff would recommend that either
the housepad be raised one foot in elevation or that a small, 2- to 3-foot, retaining
wall be installed to better facilitate drainage away from the house. Also, the
proposed rearyard of Lot 2 is a steep, vertical drop of over 20 feet from the
housepad to Pleasant View Road. In order to provide a usable rearyard area, staff
would recommend that a flatter, 10:1 slope be used for the first 15 feet off the rear
housepad along with a 4-foot retaining wall.
The existing site drainage is encompassed within two different drainage areas.
The site drains off site to the east and west directions toward Pleasant View Road.
Under developed conditions, the applicant is proposing to capture all of the
rearyard drainage from Lot 1, all of the street drainage and all of the front-yard
drainage from the lots. This stormwater will be conveyed via storm sewer to an
existing pond at the corner of Horseshoe Lane. The proposed storm sewer must
The City of Chanhassen · A qrowinq .... cornmunity w, ith clean lakes quality schools
Sharmeen A1-Jaff
March 8, 2004
Page 2
be designed for a 10-year, 24-hour storm event. To better treat the stormwater,
the applicant is proposing a stormceptor manhole to provide additional water
quality treatment of the stormwater.
Tree preservation fencing must be installed at the limits of tree removal. All
disturbed areas, as a result of construction, shall be seeded and mulched or sodded
immediately after grading to minimize erosion. A 75-foot minimum rock
construction entrance must be added to the entrance that will be accessed during
construction. If importing or exporting material for development of the site is
necessary, the applicant will be required to supply the City with a detailed haul
route and traffic control plan.
UTILITIES
The plans propose on extending sewer and water from Pleasant View Road on the
east side of the parcel. Overall, the utility layout looks fine. Upon completion of
the utility improvements, the utilities will be turned over to the City of
Chanhassen for maintenance and ownership.
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 water-
main. Sanitary sewer and water-main hookup fees may be specially assessed
against the parcel at the time of building permit issuance. All of these charges are
based on the number of SAC units assigned by the Met Council.
Public utility improvements are required to be constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates. Detailed
construction plans and specifications must be submitted at time of final plat for
review. 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, and Watershed District.
STREETS
The plans propose on accessing the lots via a private street from the south side of
the parcel off Pleasant View Road. The applicant is proposing a 30-foot private
street easement with a 20-foot pavement width. The plans propose a 10% slope
private street with a half hammer-head turn around. The proposed hammerhead
turnaround configuration has been reviewed and approved by the City's Fire
Sharmeen A1-Jaff
March 8, 2004
Page 3
Marshal. In addition, the private street must be built to a 7-ton design. The
developer will be required to submit inspection reports certifying this. Also, the
existing driveway to the site off of Pleasant View Road must be removed.
Pleasant View Road is designated as a collector road in the City's Comprehensive
Plan. Current city code requires that collectors have a right-of-way width of 80
feet or 40 feet from the right-of-way centerline. Due to the existing
environmental features (bluffs, trees, Lotus Lake) around Pleasant View Road and
the tight space constraints of the area, it is unlikely that Pleasant View Road will
ever be upgraded to the full width of current City standards for collector roads.
As such, staff does not feel that a full 40 feet of right-of-way from the centerline
of Pleasant View Road is needed with this development. In keeping with the
dedicated right-of-way width for Pleasant view Road of previous plats to the east
of this site, staff has recommended that the applicant dedicate the necessary right-
of-way to obtain a 33-foot width from the centerline of Pleasant View Road for a
total width of 66 feet. The applicant has shown this on the plans.
RECOMMENDED CONDITIONS OF APPROVAL
1. Submit a 30-foot wide private cross access easement against all three lots at
time of final plat recording.
Permits from the appropriate regulatory agencies will have to be obtained,
including but not limited, to the MPCA, MN Department of Health, MCES,
and Watershed District.
The storm sewer must be designed for a 10-year, 24-hour storm event.
Submit storm sewer sizing calcs and drainage map for staff review and
approval at time of final plat.
The applicant should be aware that any retaining wall height more than 4 feet
in height must be designed by a Structural Engineer registered in the State of
Minnesota. Also, it will require a building permit through the City's Building
Department.
5. Tree preservation fencing must be installed at the limits of tree removal.
6. Show all of the existing and proposed utility easements on the utility plan.
On the grading plan:
a. Show all existing and proposed easements.
b. Show the benchmark used for the site survey.
c. Show a minimum 75-foot rock construction entrance.
d. Extend the silt fence along the south and southwesterly sides.
Sharmeen A1-Jaff
March 8, 2004
Page 4
8. Add to the plans the following notes:
a. Any connection to existing manholes or catch basins must be core drilled.
b. All sanitary services must be 6"PVC-SDR26 and water services
l"copper.
9. On Lot 1, either the housepad must be raised one foot in elevation or a small, 2-
to 3-foot, retaining wall be installed to better facilitate drainage away from the
house.
10. On Lot 2, 10:1 slope must be used for the first 15 feet off the rear housepad
along with a 4-foot retaining wall.
11. If importing or exporting material for development of the site is necessary, the
applicant will be required to supply the City with a detailed haul route and
traffic control plan.
12. The 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 water-main.
13. Public utility improvements are required to be constructed in accordance with
the City's latest edition of Standard Specifications and Detail Plates. Detailed
construction plans and specifications must be submitted at time of final plat
for review. 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, and Watershed District.
14. The private street must be built to a 7-ton design. The developer will be
required to submit inspection reports certifying this.
15. The existing driveway to the site off of Pleasant View Road must be removed.
C~
Paul Oehme, City Engineer/Public Works Director.
Matt Saam, Assistant City Engineer.
g:Xeng\projects\kenyon blufl\ppr.doc
CITYOF
Ct gEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Adminislration
Phone: 9522271100
Fax: 952.227,1t10
Building Inspections
Phone: 952227.1180
Fax: 9522271190
Engineering
Phone: 952.227A160
Fax: 952.227,1170
Finance
Phone: 952.227.11,40
Fax: 952227 1110
Park a Recreation
Phone: 952.227.1120
Fa×: 952227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952227.1400
Fax: 9522271404
Planning &
Natural Resources
Phone: 952.2271130
Fax: 952227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Web Site
wwv,' ei ctsar~hassen oI[1 US
MEMORANDUM
TO:
FROM:
DATE:
Sharmin Al-Jaff, Senior Planner
Steven Torell, Building Official
December 15, 2003
SUB J:
Site Plan review for: Kenyon Bluff
Planning Case: 2003-22 SUB, 2003-20 VAR & 2003-6 VAC
! have reviewed the plans for the above development and have the following
conditions:
1. Demolition permits must be obtained before demolishing any existing
structures,
2. A building permit must be obtained to construct any retaining walls over 4
feet tall.
3. Final grading plans and soil reports must be submitted to the Inspections
Division before building permits will be issued.
G/safety/st/memos/plan/Kenyon Bluff
The City of Chanhassen ,' A arowing cOmmLmilV with cleao lakes, ,quality sciqoo!s a charming do,^,ntowo, hri lng bd, ,,/~,~s::,,~ v'n~cihs{ ,~hs ~_~, beaut fu] parks firea~ pl~ice io d,~',~; wok ai~d ,~lay
MEMORANDUM
CITY OF
CHANHASSEN
7700 ~,lar.<ei Bou evard
PO Bc, x
Char lessen MN 55317
Administralion
~'dX 9%! 227 1110
Building Inspections
?!one 952 22Z t180
Fax 952227 1i90
Engineering
Finance
k,~,~ qSL' 227 111U
Park & Recreation
Fax )52 22/!110
P/)~e 952227 1400
Fi,, 962227 1404
Planning
Natural Resources
Px 952 2Z7
Public Works
1591 ?~rk
Phone 952 2271300
Fax 95 2'¢~7 1310
Senior Center
Pune: 952 227 !125
Fda' 952 2271110
Web Site
WWWL'i [d¢llassenrTiiLJS
TO:
FROM:
DATE:
RE:
Sharmeen A1-Jaff, Senior Planner
Lori Haak, Water Resources Coordinator '~'"'/
March 3, 2004
Kenyon Bluff (Planning Case 2004-03)
Upon review of plans prepared by Schoell & Madson, Inc.. dated February 25,
2004, I offer the following comments and recommendations:
Erosion and Sediment Control
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, compost socks, sand bags or rock and wire could be used as
temporary inlet control.
Silt fence should be provided as needed to prevent sediment from leaving the
site. Erosion control blanket should be installed on all slopes greater than or
equal to 3:1. All exposed soil areas must have temporary erosion protection
or permanent cover for the exposed soil areas year round, according to the
following table of slopes and time frames:
Type of Slope Time
Steeper than 3:1 7 days
10:1 to 3:1 14 days
Flatter than 10:1 21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
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.
Street cleaning of soil tracked onto public streets should include daily street
scraping and street sweeping as-needed.
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 residential single family
r I
The City of Chanhassen · A gre'¢,,ung son/ra.Jrdt, wi h clean lakes quality, schools a charming downtown, thriviug businesses, winding trails, and beautiful parks A great place to lye 'werk ahd [)lay
Sharmeen A1-Jaff
March 3, 2004
Page 2 of 3
development rates of $1,028/acre. Based on the proposed developed area of approximately
1.92 acres, the water quality fees associated with this project are $1,974.
Water Quantity Fees
The SWMP has established a connection charge for the different land uses based on an
average citywide rate for the installation of water quantity systems. This cost includes land
acquisition, proposed SWMP culverts, open channels, and storm water ponding areas for
runoff storage. Residential single family developments have a connection charge of $2,545
per developable acre. This results in a water quantity fee of approximately $4,886 for the
proposed development.
SWMP Credits
This project does not propose the construction of NURP ponds and is therefore not
eligible for SWMP credits.
At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $6,860.
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, Minnesota Department of Natural Resources (for dewatering)) and comply with
their conditions of approval.
SUBDIVISION: RECOMMENDED CONDITIONS OF APPROVAL
1. Inlet control shall be provided following installation of inlet structures.
2. Silt fence shall be provided as needed to prevent sediment from leaving the site.
3. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1.
4. 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:
Type of Slope Stabilized within
Steeper than 3:1 7 days
10:1 to 3:1 14 days
Flatter than 10:1 21 days
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
Sharmeen AMaff
March 3, 2004
Page 3 of 3
permanent drainage ditch or other natural or man made systems that discharge to a
surface water.
5. Street cleaning of soil tracked onto public streets shall include daily street scraping and
street sweeping as-needed.
6. At this time, the estimated total SWMP fee, due payable to the City at the time of final
plat recording, is $6,860.
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)) and
comply with their conditions of approval.
G:\ENG\Lori~Planning\Kenyon Bluff 030504.doc
CITYOF
CHANHASSEN
PO Box 14T
CharO;~ss~ri MN 55317
PI !e !52 2271100
Fax: 952 227 1110
Buildino Inspections
F:~ 952227 1190
Engineering
Phcie 9522271160
Fax 952227 !170
Finance
P~lo e: %2 ~7 1140
Fax 952 2271110
Par~ & ~e~eatio~
Pxne 952227 1120
Fax 952227 ~110
Recroa~6r~ Oer/~er
2310 CoCter BoCevard
Phone: 952.22T 1400
Fax 952227 1404
Plannin~
~atural ~es~ur~es
Phs ~e: 952 2271130
Eax: 952 2271110
Public
1591 Par~ Road
~one 952 2271300
Fax: 952 2271310
Senior Center
~hor~e: 952 227 1125
~ax 952227 1110
~eb Site
MEMORANDUM
TO:
Sharmin Al-Jarl; Senior Planner
FROM:
Mark Littfin, Fire Marshal
DATE:
December 15, 2003
SUB J:
Subdivision of 2.1 acres into 4 single family lots with
variances and vacation of Oak Grove Avenue right-of-way
Lots 1 and 2, Pleasant View, 400 Pleasant View Road,
Kenyon Bluff; CBR Development applicant
Planning Case: SUB.'~OO3-9~', VAR _OOa-20; VAC 200:,-6
I have reviewed the request for a subdivision for the above project. In order to comply
with the Chanhassen Fire Department/Fire Prevention Division, I have the [bllowing
fire code or city ordinance/policy requirements. The plan review was done on
available information submitted at this time. If additional plans or changes are
submitted, the appropriate code or policy items will be addressed.
An additional fire hydrant shall be installed at the intersection of Pleasant View
Road and the new- proposed street. Contact the Chanhassen Fire Marshal and
City Engineer for exact location.
The new' proposed street will be required to have a street name. Submit
proposed name to Chanhassen Building Official and Fire Marshal for review
and approval.
A 10-fbot 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 ensure that fire hydrants can be quickly located and operated
by firefighters. Pursuant to Chanhassen City Ordinance #9-1.
4. No burning permits will be issued for tree/shrub disposal. Any trees removed
must be removed or chipped on site.
Submit turn around dimensions in front of Lot 2 to City Engineer and Fire
Marshal for review and approval. Pursuant to Minnesota Fire Code Section
,
0_~.2.5.
The City of Chanhassen · A ',~ro,~,riq CYT;r!iurl t,~ ,,*?ii c , i !;)k~ i iii '~ ; ,
Sharmin Al-Jaff
December 15, 2003
Page 2
Fire apparatus access roads and water supply for fire protection is required to be
installed. Such protection shall be installed and made serviceable prior to and
during time of construction except when approved alternate methods of
protection are provided. Temporary street signs shall be installed at each street
intersection when construction of new roadways allow passage by vehicles in
accordance with Section 505.2 of Minnesota Fire Code.
Exception to #5 - The Fire Marshal is authorized to eliminate or reduce the turn
around size required by the Fire Code Section 503.2.5 (see specs by City
Engineer, copy enclosed) if the buildings on Lots 1, 2, and 3 are protected by an
approved residential fire sprinkler system. Per Minnesota Fire Code Section
503.1.1 and 503.2.5
g: safety mi plrevsubdivision2003-22