3 Hillside Oaks Subdivision
CITY OF
CHANHASSEN
7700 Macket Boulewd
PO Box 147
Mli 55317
Administration
952.227 1100
952.2271110
Building Inspections
Pnoloe 952.227 1180
Fax 952 227 1190
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Pholli: 952.2271160
Fax 952 227 1170
Finance
952.2271140
Fax 952 )271110
Park & Recreation
Phone 952.227.1120
Fat 952.2271110
Recreation
2310 BCU!l:va:o
PhOlle 952.2271400
952.2271404
Planning &
Natural Resources
PhOl1e 952 227 1130
952.2271110
Public Works
1591 Palk Roall
PhOl18 952.2271300
Fax 952.227.1310
Senior Center
952.227 1125
Fax 9522271110
Web Site
W"A''''"V, cl.challha~sell, rll:1, us
The City of Chanhassen · A
3
MEMORANDUM
TO:
Planning Commission
FROM:
Bob Generous, Senior Planner
DATE:
September 21, 2004
SUBJ:
Hillside Oaks Subdivision
SUMMARY
Mr. Arild Rossavik has requested that the Planning Commission initiate a
Comprehensive Plan Land Use Amendment for the properties in Block 1, Hillside
Oaks Addition from Residential-Large Lot to Residential-Low Density. Mr.
Rossavik is one of seven property owners, nine properties if you include the two
lots east of Powers Boulevard, in this development. He alleges that there is an
error in the guiding and zoning of the property that needs to be corrected,
especially since the two lots east of Powers Boulevard, which are part of this
subdivision, are guided for Residential-Low Density.
APPLICABLE REGULATIONS
Section 2-46.03, subd. 4 of the Chanhassen City Code states:
The Planning Commission shall have the powers and duties allowed under State
law, including:
(a) To prepare a Comprehensive Plan for the future development of the City
that is submitted to the Council for implementation and to recommend
amendments of the Plan to the Council from time to time as may be
necessary or desirable.
Section 20-42 (a) of the Chanhassen City Code states that "proceedings to amend
this chapter, including the zoning map shall only be initiated by the council, the
planning commission or a petition of the property owner."
RECOMMENDA TION
Staff is requesting direction from the Planning Commission as to the initiation of
the amendment process for the property in Block 1, Hillside Oaks Addition.
A TT ACHMENTS
1. Location Map.
2. Letter from Mr. Rossavik to Chanhassen City Planning Commission dated
8/9/04.
g:\plan\bg\development review\hillside oaks.doc
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Location Map
Hillside Oaks
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I yman RI,
Lyman Blvd (C.R. 18) /
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Chanhassen City Planning Commission
Uli Sacchet
Kurt Papke
Bethany Tjornhom
Rich Slagle
Craig Claybaugh
Dam Keefc
Stevc Lillchaug
August 9, 2004
Ref City Land Use Guidance Hillside Oaks Block I and Feb 4th 2005
As you know, highway 212 is coming just south of Powers & and Lyman Blvd, and in
additional a large development AUAR 2005, 1500 New housing units, a middle or high school
for 1700 Student is projected, 7000.000 square feet office space is part of this project which
borders to Lyman.
Construction of both these project have been scheduled to start February 4th 2005 Powers Blvd
will be turned into the main drag for this construction years to come and when Powers Blvd
hooks to new 212 it is reasonable to assume that most traffic mow using 5 west to get to 494
will drive down Powers Blvd and hit 212 new 212 . saving 4 or 5 traffic lights.
These developments will forever change traffic intensity on Powers Blvd and Lyman Blvd.
I have collected the fè)llowing figures from the City's study.
Traffic on Powers Blvd:
7700 Vehicles (2003)
Traffic Lyman Blvd
Daily 14800 Vehicles (2010)
Daily 13000 Vehicles
(Peak hours 3100 Vehicles)
rhe increased traffic and construction vehicles down on Powers and Lyman fè1f years
To come will cause depreciation in property value guided as Agriculture Estate (A2»)
We are all going to be living in a construction zone for years to come. Only RSF guidance will
allow the affected property owners to rezone and optimize their investment while looking for
other suitable hosing.
(These projections are subject to another planned collector road is being constructed south of
Lyman (to take the load of Powers Blvd). If this is not constructed, the traffic increases 12200
vehicles a day, see encl map)
I writc to you to correct City Land Use Guidance Hillside Oaks Block I from A2 to RSF. Block
2 has correct Guidance which I feel should have been corrected at least when the City Adopted
AUAR 2005. which will brin2: 1500 new hosin2: units and 700 thousand new office space
south of Lyman.
Also in light of A2 Land use Guidance has been abandoned by the City.
Hillside Oaks devclopment consist of2 blocs: 7 lots on the western side of Powers Blvd
and two lots on the eastern side of Powers Blvd.
The following are the present owners;
Lot I Block] Hillside Oaks: George & Jacqueline Bizek
Lot 2 Block] Hillside Oaks: Arild Rossavik
Lot 3 Block 1 Hillside Oaks: .lame & Carol Lee
Lot 4 Block 1 llillside Oaks: Brenda & John Hill
Lot 5 Block 1 Hillside Oaks: Craig & Ellie Peterson
Lot 6 Block I Hillside Oaks: Minh Cam & Margaret Tram
Lot 7 Block] Hillside Oaks: Keith & Mary Buesgens
( different time frame for Rezoning)
( Different time frame for Rezoning)
( No objection)
(No response)
( No objection)
( Different time frame for rezoning)
Lot] Block 2 Hillside Oaks: Brent & Kathy Miller
Lot 2 Block 2 Hillside Oaks: Duane & Julie Skluzucek
Directly supports
Directly supports
Land use for block 1 is A2
Land use for block 2 is RSF
In 1980 the land use designation for Hillside Oaks for block 1 and 2 was RSF
Why Hillside Block was later changed to A2, and later Block 2 went to RSF again, I do not tìnd
any reasonable explanation for. ( I have researched the City's records) Especially in light of the
land designation of the properties On Sunset Trail next to Lot 5 and 6 block L (adjoining lot is
ovcr 6 acrcs) these are again RSF.
In addition to this Hillside Oaks are fragmented in four pieces
1. Lot] and 2 share a common driveway which access Powers Blvd Directly
2. Lot 3, 4, 5 and 7 share a Cull De Sac, Oak Side Circle
3. Lot 6 may have a deeded access to Oak Side Circle but in realty accesses Lyman Blvd
4. Lot I and 2 Block 2 accesses Lyman Blvd
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Figurc 14 - AUAR Dc\'clopmcnt Scenario
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Chanhassen Alternative Urban Area\\rjde Review
City of Chanhasscn, Minnesota
(91 Hoisington Koegler Group Inç
August, 2003
Kimley lI( m and A~sociatcs
Peterson Fnvironmcnta\ Consulting
106 Ci-roup LId
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CHANHASSEN AUAA
2010 - BUILD HWY 212/312
FIGURE 2 - SITE PLAN
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Residcntial
Office
Office/Industrial
Park/Open Spacc
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Jnstitutional
TOTAL NET
DEVELOPABLE
ACRES
120
MAXIMUM
INTENSITY OF
DEVELOPMENT
-_.._._------_._--~---~~-_.-
8 Ju/acn:
PROJECT
MAGNITUDE DATA
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954 units
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¡.; du/acrL'
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270,00 sqJµre feet *
450,000 ~ are ket*
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17 0.35 FAR
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o SeconcklfY Zone
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Figure J2 - Zoning Map
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¡j~ Jl()isinglun Kocgkr Group Ine.
Chanhassen Alternative Urban Areawide Review
August, 2003
Klink} f·j"nI,md.-\"""'JlC'
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('wn/wssen ]005 Alternative Urhan Areawide Rel·Ù'H'
Portions of the project area drain to and will utilize ponds constructed within the proposed TH
212/312 right-of-way. Storm water improvements will need to be reviewed with MnDOT to
ensure storm water 1acilities are properly sized based on the recently revised roadway alignment
(August 2003).
NOll'. ¡he N(,I 1/11/.1/ (/IIUn' 111i/.1 lit.<' ,1,,\<,1(1/'/'/1<'1./1 d'l,nÎ'z',1 ( I('ilf¡ 1/;,' 1'¡',I!lII','I)f,'II/\
¡.jj{l3(¡flJ.IlIhf)(/rf 3 {ulld (//10 Ihll il I'/( o!',lcl'\ 1/1<' 11 IN lllld,l!1 III< ,1,1, 1IIIIIdl
IJrd('1 d.1 I\'lfllii'i'¡/ hI I¡f¡) {(¡/!i I/Ihf!dl/ .) ¡
City of Chanhassen Resolution # 2003-70 ordering the preparation of the ALJAR is included as
Appendix I. The Order for Review was passed by the Chanhassen City Council on Monday,
August 11,2003 consistent with the requirements of Minnesota Rules Section 4410.3610, subpart
3.
7. PROJECT MAGNITUDE DATA.
The ,11/11/1/,,/11"<' [ulu!1 u/ Ih,' /,(/1'(//11,'["1'\ (,:11",1 /¡l1 .1//fi/d,1 ¡" /ill· ,'ilL It II/d;"!' dc\el(l!J!IICilf
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"ugncullllrul '
The following data represents the anticipated types and intensity/density of residential, oftice,
office/industrial, and institutional development throughout the AUAR area based on the
development scenario described in question 6.
TABLE 7.1 PROJECT MAGNITUDE DATA
LAND USE
DESIGNATION
Medium Density
Residential/Low Density
Residential
Medium Density
Residential
Office
Office/lnd ustrial
Park/Open Space
Park
Institutional
-----
TOTAL NET
DEVELOPABLE
ACRES
120
MAXIMUM
INTENSITY OF
DEVELOPMENT
8 du/acre
PROJECT
MAGNITUDE DATA
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( 954 un its ,
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66
8 du/acre
680 un its
17
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35
36
/ 270,00 squµre feet *
\ 450,000 ~quare fect*
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0.35 FAR
0.30 FAR
Passive Park
Athletic Fields
Middle/High
1,700 Students
* rounded to nearest 5,000 square feet
Developable land inventory is that land area that is unconstrained by steep slopes as defined by
the City of Chanhassen GIS Steep Slope dataset (slopes greater than ] 8%), National Wetland
Inventory, Petcrson Environmental delineated wetlands, floodplain (100 year and floodway), the
right-of-way for proposed Highway 212 and the collector roadway concept alignment for the
AUAR (for purposes of estimating project magnitude data, the collector roadway ROW is
assumed at a 60' width consistent with Chanhassen's residential collector standards),
Key assumptions made to arrive at a net land area for development include thc following:
· Park and Open Spaee (P/OS) areas were determined based on the City's adopted
Comprehensive Land Use Plan
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