The URL can be used to link to this page

PC Report 11-16-04 ~ z < u ~ ~ ~ ~ < < ~ < ~ ~ ~ ~ rJ) PC DATE: 11/16/04 [!] CC DATE: 12/13/04 CITY OF CHANHASSEN REVIEW DEADLINE: December 14, 2004 CASE #: 04-31 BY: RG, LH, ML, MS, JS, ST ST AFF REPORT PROPOSAL: Hidden Creek Meadows - Subdivision approval for a 23-lot subdivision with Variances. The development proposal includes a Wetland Alteration Permit to permit the crossing of a creek and wetland with a public street. LOCA TION: At the ends of Pipe wood Lane and Cartway Lane north of Highway 7. APPLICANT: D & G of Chanhassen, LLC 7820 Terrey Pine Court Eden Prairie, MN 55347 (952) 949-4715 PRESENT ZONING: Single-Family Residential, RSF 2020 LAND USE PLAN: Residential- Low Density (net density range 1.2 - 4.0 units per acre) ACREAGE: 19.2 acres DENSITY: 1.2 units per acre gross; 2.04 units per acre net SUMMARY OF REQUEST: The developer is requesting subdivision approval for a 23 lot development with a variance for one flag lot. In order to cross the creek for the extension of Pipewood Lane, a wetland alteration permit is also being requested. 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 Subdivision 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 Hidden Creek Meadows City of Chanhassen Planning Case No. 04-31 Lake Minnewashta 8CANNED Planning Commission Hidden Creek Meadows-Planning Case No. 04-31 November 16, 2004 Page 2 PROPOSAL/SUMMARY The developer is requesting subdivision approval to create a 23-lot subdivision with one outlot containing a wetland and creek as well as the proposed storm water pond for the project and right- of-way for the extension of Pipewood Lane and a small cul-de-sac. One lot, located on the eastern edge of the development, is proposed as a flag lot for which a variance is being requested. The property is located in an area that is zoned Single-Family Residential, RSF District. The property to the east was developed with single-family homes as part of the Minnewashta Meadows subdivision. The property to the south is being developed with single-family homes as part of the Hidden Creek of Chanhassen development. A large wetland complex is located in the southern portion of the property, which is located within proposed Outlot A. A creek from Lake Minnewashta to Lake Virginia traverses the southern portion of the property. The site has scattered areas of woodlands with canopy coverage of only nine percent. The site slopes from the north to the south with a high elevation of 970 in the north- central portion of the project, adjacent to the regional trail, and a low point of 938 at the creek. Sewer and water service is available at the end of Pipewood Lane. The watermain is being looped to Meadow Court. The proposed development, as recommended to be revised, complies with all the requirements of the RSF district regulations and is consistent with the comprehensive plan. Staff is recommending approval of the proposed development with the elimination of two lots and subject to the conditions of the staff report. These building envelopes would not accommodate the types of housing the City has typically seen in adjacent development. Nor will the building envelops permit construction of accessory structures that many residents want including decks, storage sheds, play equipment and pools and may in the future lead to variance requests. APPLICABLE REGULATIONS Chapter 18, Article III, Design Standards Chapter 20, Article VI, Wetland Protection Chapter 20, Article XII, "RSF" Single-Family Residential District BACKGROUND These properties were originally platted as part of Schmid's Acre Tracts in 1914 at which time the right-of-way for Cartway Lane was dedicated. There are four existing homes with outbuildings on the site. Three of the homes are currently accessed via Astor Trail in Victoria. The other home is accessed via Cartway Lane. The property to the east of the site, Minnewashta Meadows, was platted in 1988. The property to the southwest of the site, Hidden Creek of Chanhassen, was platted in 2003. Planning Commission Hidden Creek Meadows-Planning Case No. 04-31 November 16,2004 Page 3 LANDSCAPINGffREE PRESERVATION Tree canopy coverage and preservation calculations for the Hidden Creek Estates development are as follows: Total upland area (excluding wetlands) Total canopy area (excluding wetlands) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 13.12 ac or 571,866 SF 1.18 ac or 51,726 SF 9% 25% or 142,967 ac. 0% or 0 ac. Developer does not meet minimum canopy coverage allowed and is proposing to remove all trees on site, excluding those located within a wetland or wetland buffer and setback area. The removal of the existing 9% canopy coverage will be penalized by requiring replacement plantings at a rate of 1.2 times the existing coverage. Difference in canopy coverage Multiplier Total replacement Total number of trees to be planted 51,726 SF 1.2 62,071 SF 57 trees Additionally the developer must bring the total canopy coverage for the site from 9% up to the required 25%. The calculations are as follows. Difference between existing and required coverage Number of trees required for 25 % coverage 16% or 2.1 acres 84 trees A total of 141 trees are required for this development. The applicant's landscape plan proposes 141 trees, but fails to specify the quantity of each species proposed. The landscape plan plant schedule shall be revised to reflect this. Bufferyard requirements are as shown in the table: Landsca in Item Bufferyard B* - South property line, 260' Re uired 3 overs tory trees 5 understory trees 5 shrubs Pro osed 6 overs tory trees 13 understory trees existing vegetation The applicant meets the minimum requirements for the bufferyard. No existing vegetation shall be removed for the planting of the bufferyard. Any existing trees removed shall be replaced at a rate of 2: 1 diameter inches. Planning Commission Hidden Creek Meadows-Planning Case No. 04-31 November 16,2004 Page 4 WETLANDS Existing Wetlands One wetland basin was delineated on December 8,2003 by Wetland and Wildlife Consulting, Inc. The delineated wetland located along the southern portion of the property has been classified as a Type 3 wetland with Type 1 characteristics around the wetland perimeter. Vegetation within the wetland boundary included reed canary grass and river bulrush. Proposed impacts to the wetland include the filling of 5,756 square feet of wetland and installing a 42" culvert within Hidden Creek, a DNR protected creek. Mitigation of filling activities are planned by creating 7,420 square feet of created wetland area. The remaining mitigation area needed of 4,317 square feet is to be addressed through storm water ponding. The preliminary plans do not call out the amount of area to be provided with proposed ponding activities. The area of the created stormwater pond should be included on the construction plans to verify wetland mitigation plan areas. The applicant should submit a detailed plan of new wetland credit construction. Construction plans should include a cross sectional diagram of proposed new wetland credit construction. It appears that the proposed wetland mitigation area may not receive adequate hydrology to support a replacement wetland. The applicant should work with staff to revise the wetland mitigation area so it receives adequate hydrology (e.g., discharge from the proposed storm water pond) to sustain the required wetland functions and values. A vegetation plan should be created for new wetland credit construction with approved native, noninvasive species. The applicant should also create a 5-year monitoring plan for new wetland construction to ensure proposed wetland function and value is obtained. Monitoring plan should include annual reports as stated in Minnesota Wetland Conservation Act (8420.0600-0630). Wetland buffer widths of 16.5 feet to 20.0 feet must be maintained around all wetlands on-site. All structures must maintain a 40-foot setback from wetland buffer. The buildable areas of Lots 1,10 and 13, Block 2 should be revised to eliminate encroachment into wetland and creek setback areas. Wetland buffer areas should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant should install wetland buffer edge signs, under the direction of City staff, before construction begins and will pay the City $20 per sign. Creek The DNR protected creek running from Lake Minnewashta to Lake Virginia runs through the site. All structures should maintain a 50-foot setback from the ordinary high water level of the creek. GRADING, DRAINAGE AND EROSION CONTROL The plans propose to grade about 75% of the site for the 23 new house pads, proposed street ending with a cul-de-sac, and a storm water pond. The proposed grading will prepare the site for full basement, lookout, and walkout-type dwellings. The plan proposes a retaining wall in the back yard of Lot 8, Block 1. It appears the wall will be some six to eight feet in height. The Planning Commission Hidden Creek Meadows-Planning Case No. 04-31 November 16,2004 Page 5 applicant should be aware that any retaining wall over 4 feet will require a building permit and must be designed by a Minnesota Registered Professional Structural Engineer. Also, the retaining wall must be 20 feet off the back of the building pad to provide adequate area for a backyard and deck. The existing site drains to a wetland along the south side of the parcel. Under developed conditions, the street, front yards and most of the house roofs and rear yard drainage will be conveyed via storm sewer to a proposed storm water pond for treatment prior to discharging to the existing wetland. The proposed development will be required to meet the existing stormwater runoff rates for the 10- and 100-year, 24-hour storm events. The applicant has done a good job of attempting to preserve the existing drainage pattern of the wetland on the site through the use of a storm sewer culvert. Where the proposed street has bisected the wetland, the culvert will act as a conduit and allow the water to flow as it would under existing conditions. There is an area in the rear yard of Lot 10, Block 1 that will need to be revised to prevent trapping water behind the curb. Also, staff recommends that storm sewer and catch basins be added in Pipewood Lane between Lots 1 and 2, Block 1 to capture and treat additional site runoff prior to it flowing off-site. In order to capture storm water runoff from Cartway Lane, a catch basin shall be included on the north side of the cul-de-sac at the east end of Pipewood Lane. Staff has received drainage calculations for the development and only minor revisions are necessary. The proposed pond is required to be designed to National Urban Runoff Program (NURP) standards. The storm sewer will have to be designed for a lO-year, 24-hour storm event. Drainage and utility easements will need to be dedicated on the final plat over the public storm drainage system including the pond, drainage swales, and wetlands up to the 100-year flood level. The minimum utility easement width must be 20 feet wide. The applicant has included silt fence around the grading perimeter. Adjacent to the pond and wetlands, silt fence type II must be used. A 75-foot minimum rock construction entrance must be added to the entrance that will be accessed during construction. In addition, an erosion control blanket will be required for the steep slopes along the north property line of the site. The applicant should be aware that any off-site grading will require an easement from the appropriate property owner. All disturbed areas must be sodded or seeded and mulched within two weeks of grading completion. Storm Water Management The proposed development is required to maintain the existing runoff rates. Complete storm water calculations should be submitted to ensure the proposed storm water pond is adequate to support post-development runoff rates. Easements Drainage and utility easements should be provided over all existing wetlands, storm water inlet and outlet structures and storm water ponds. Planning Commission Hidden Creek Meadows-Planning Case No. 04-31 November 16,2004 Page 6 Erosion Control Erosion control blanket should be installed on all slopes greater than or equal to 3: 1. All exposed soil areas shall have temporary erosion protection or permanent cover year-round, according to the following table of slopes and time frames: Type of Slope Time (maximum time an area can remain un vegetated when area is not actively being worked) Steeper than 3: 1 7 Days 10:lt03:1 14 Days Flatter than 10: 1 21 Days These areas include constructed storm water management pond side slopes, 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 man made systems that discharge to a surface water. Daily scraping and sweeping of public streets should be completed anytime construction site soil, mud, silt or rock is tracked or washed onto paved surface or street that would allow tracked materials or residuals of that material to enter the storm water conveyance system. Construction site access points should be minimized to controlled access points with rock entrance and exit pads installed and maintained throughout construction. The City's standard detail plate for silt fence should be included on construction plans. Silt fencing should also be considered on the northwestern portion of the property if runoff from offsite creates an erosional threat to northwestern slopes of the construction site. 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 $1,028/acre (2004 rate). Based on the proposed developed area of approximately 11.26 acres, the water quality fees associated with this project are $11,575. 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 quality systems. This cost includes land acquisition, proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage. Single-family residential developments have a connection charge of $2,545 per developable acre (2004 rate). This results in a water quantity fee of approximately $28,656 for the proposed development. Planning Commission Hidden Creek Meadows-Planning Case No. 04-31 November 16,2004 Page 7 At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording is $39,231. Other Agencies The applicant shall apply for and obtain pe¡mits from the appropriate regulatory agencies (e.g., Minnehaha Creek Watershed District, Minnesota Pollution Control Agency, United States Army Corps of Engineers) and comply with their conditions of approval. UTILITIES Municipal sewer and water service is available to the site from existing mains, which run along the eastern property line and from Pipewood Lane on the southwest corner of the parcel. The applicant is proposing to extend sewer and water lines along the proposed streets to service the proposed lots. The watermain will be looped through the site to avoid stagnant water issues. According to the City's Finance Department records, there is a remaining assessment balance of $25,477.05 on the parcel. This balance is required to be paid at the time of final plat recording. Since the developer will be responsible for extending lateral sewer and water mains, the sanitary sewer and water connection charges will be waived. However, the sanitary sewer and water hookup charges will still be applicable for each lot. The 2004 trunk hookup charge is $1,458 for sanitary sewer and $2,814 for watermain. Each of these charges is based on the number of SAC units calculated by the Metropolitan Council. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. Public utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Detailed construction plans and specifications must be submitted at the time of final plat for staff review. The applicant is required to finance all of the proposed improvements. The applicant will also be required to enter into a development contract with the City and to supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. Permits from the appropriate regulatory agencies must be obtained, including but not limited to the MPCA, Department of Health, MnDOT, etc. STREETS The plans propose to extend Pipewood Lane, as the main road, approximately 1300 feet within the site. The public streets are shown within a 60-foot right-of-way, as per City ordinance, along with street pavement widths of 31-feet back-to-back and a 45.5-foot radius on the cul-de-sac. Staff is concerned with the tight curb radius on the cul-de-sacs. In order to accommodate emergency fire vehicles, the curb radius must be a minimum of 30 feet. Due to the long length of the proposed cul-de-sac and the practice of having two connections int%ut of developments, staff is recommending that the existing gravel road known as Cartway Lane be connected to the proposed cul-de-sac at the eastern border of the site. This will be an interim connection until the properties to the north develop and Cartway Lane is vacated. Planning Commission Hidden Creek Meadows-Planning Case No. 04-31 November 16, 2004 Page 8 PARKS AND OPEN SPACE Comprehensive Park Plan The proposed Hidden Creek Meadows is located very near Cathcart Park. Cathcart Park is a neighborhood park owned by the City of Shorewood, but located within the corporate boundaries of Chanhassen. Convenient access to the park is provided by the proposed sidewalk connection along Pipewood Lane connecting with Cartway Lane. No parkland dedication is recommended as a condition of this plat. Full park fees shall be collected at the rate in force at the time of final plat. Comprehensive Trail Plan This property abuts the Hennepin County Regional Railroad Authority Light Rail Transit Corridor. Currently this corridor is managed by Three Rivers Park District as a regional trail with an aggregate surface. Access to the trail from Hidden Creek Meadows is provided by the proposed sidewalk connections to Pipewood Court and Cartway Lane. No additional trail construction is recommended as a condition of this plat. COMPLIANCE TABLE Area (square feet) Frontage (feet) Depth (feet) Setbacks (feet): front, side, rear, wetland (from buffer edge) Code 15,000 90 125 30,10,30,40 Lot 1, Block 1 46,554 108 281 30,10,30,40 Lot 2 20,072 88 @ 179 30,10,30, na Lot 3 15,071 90 167 30, 10, 30, na Lot 4 15,079 90 167 30, 10, 30, na Lot 5 15,086 90 167 30, 10, 30, na Lot 6 15,175 90 169 30, 10, 30, na Lot 7 17,931 90 171 30,10,30, na Lot 8 15,395 72 @ 147 30, 10, 30, na Lot 9 38,795 55 @ * 165 30, 10, 30, na Lot 10 15,011 65 @ 144 30, 10, na, na Lot 1, Block 2 24,102 175 171 30,10,30,40 Lot 2 16,240 90 180 30, 10, 30, 40 Lot 3 16,669 90 191 30, 10, 30, na Lot 4 15,050 94 195 30, 10, 30, na Lot 5 15,167 94 206 30,1O,30,na Lot 6 15,385 94 222 30, 10, 30, na Lot 7 19,855 90 229 30,10,30,40 Lot 8 20,701 90 230 30,10,30,40 Lot 9 20,711 90 230 30, 10, na, 40 Lot 10 20,714 90 230 30, 10, na, 40 Planning Commission Hidden Creek Meadows'-Planning Case No. 04-31 Novernber 16,2004 Page 9 Area (square feet) Frontage (feet) Depth (feet) Setbacks (feet): front, side, rear, wetland (from buffer edge) Lot 11 20,673 90 230 30, 10, na, 40 Lot 12 16,365 90 200 30, 10, 30, 40 Lot 13 48,655 # 30& 368 30, 10, 30, 40 Outlot A 259,580 ROW 88,073 Total 832,129 @ Meets 90 feet width at the 30-foot building setback line. * 90 feet width at the 30-foot building setback line must be verified. # Excludes 6,045 square feet included in the neck portion of the lot. & Meets the 100-foot lot width at the flag. Flag lots are appropriate when the configuration of the property, natural features and abutting development make it unfeasible or inappropriate to construct a public street. The subdivision regulations, section 18-60 (a) states that "all lots shall abut for their full required minimum frontage on a public street as required by the zoning ordinance; or by a private street; or a flag lot which shall have a minimum of thirty (30) feet of frontage on a public street". Had this property and the property to the east developed concurrently, a public street could have been extended south from Cartway Lane with lots on both the east and west sides of the street. However, the property to the east was developed previously with access from Meadow Lane. The use of the flag lots creates a large lot which can be developed without encroaching in to the wetland area. Historically, the City has required that wetlands be included within Outlots. Staff is recommending that the lot lines for Lots 1 and 13, Block 2, be revised to include most of the wetland within Outlot A. This reduces the potential for residents to inadvertently impact the wetlands due to alterations to their property. Lot 1, Block 1, which includes the creek and adjacent wetland, has a significantly constrained building site with a width of 35 feet and a depth of 60 feet. This building envelope would not accommodate the types of housing the City has typically seen in adjacent development. We are recommending that the wetland and creek on the west side of Pipewood Lane be incorporated in a separate outlot resulting in the elimination of Lot 1, Block 1, as it is presently proposed. Another lot that is severely constrained by wetland setbacks is Lot 10, Block 2. The building envelop will not permit construction of accessory structures that many residents want including decks, storage sheds, play equipment and pools and may in the future lead to variance requests. Staff is therefore recommending that Lot 10, Block 2, be eliminated in its present configuration and that the area of this lot be included in the areas of the other properties in Block 2, allowing other lots to gain additional width to accommodate the wider type houses that we have been seeing in the community. In order to remove individual lot frontage on Highway 7, the southerly portion of Lot 13, Block 2, should be included as part of Outlot A. A preferred area would include all the lands up to the forcemain manhole located just east of the property line and north of the lift station. Planning Commission Hidden Creek Meadows-Planning Case No. 04-31 November 16, 2004 Page 10 RECOMMENDATION Staff recommends that the Planning Commission adopt the following motion: 'The Chanhassen Planning Commission recommends preliminary plat approval for a subdivision with a variance for a flag lot, plans prepared by Ryan Engineering, dated August 20, 2004, revised October 14,2004, subject to the following conditions: 1. A minimum of two overstory trees shall be required in the front yard setback area of each lot. 2. Tree protection fencing is required around all trees proposed to be saved. Any tree lost will be replaced at a rate of 2: 1 diamctcr inches. 3. Applicant shall submit to the City a table listing the lot and block and the number of trees required on that property prior to final plat approval. 4. A landscape plan with a plant schedule that specifies the proposed quantities of each species shall be submitted to the City prior to final plat approval. 5. The developer shall reduce the grading on Lot 9, Block 1, to reduce the amount of tree removal in the northeast corner of the site. 6. The developer shall verify that Lot 9, Block 1, meets the 90 foot lot width at the 30 foot building setback line. 7. The developer shall revise the southwesterly lot line of Lot 1, Block 2, to incorporate the wetland within Outlot A. 8. The developer shall revise the westerly lot line of Lot 13, Block 2, to incorporate more of the wetland within Outlot A. Additionally, the land in Lot 13, Block2 lying approximately 270 feet south of the south lot line of Lot 12, Block 2, shall be included in Outlot A. 9. Lot 1, Block 1, shall be eliminated as presently configured. The wetland and creek west of Pipewood Lane shall be incorporated in a separate Outlot. 10. Lot 10, Block 2, shall be eliminated as presently configured. The additional area shall be apportioned to the other lots in Block 2. The re-configured lots shall permit building areas for the typical longer homes being constructed in the vicinity as well as provide a yard area behind the home for accessory structures without encroaching in to the wetland setback 11. Wetland buffers and wetland buffer setbacks shall be shown on all surveys for properties impacted by wetlands. 12. A final grading plan and soils report must be submitted to the Inspections Division before building permits will be issued. 13. Demolition permits must be obtained prior to demolishing any structures on the site. Planning Commission Hidden Creek Meadows-Planning Case No. 04-31 November 16, 2004 Page 11 14. Separate sewer and water services must be provided cach lot. 15. Retaining walls more than four feet high must be designcd by a registered structural engineer and a building permit must be obtained prior to construction. 16. No burning permits will be issued for trees to be removed. Trees and shrubs must either be removed from site or chipped. 17. 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 the time of construction except when approved alternate methods of protection are provided. Temporary street signs shall be installed on each street interscction when construction of new roadways allows passage by vehicles. Pursuant to 2002 Minnesota Fire Code Section 501.4, 18. A 20-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, shrubs, bushes, Xcel Energy, Qwest, cable TV and transformer boxes. This is to ensure fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1. 19. The area of the created storm water pond shall be included on construction plans to verify wetland mitigation plan areas. 20. The applicant should work with staff to revise the wetland mitigation area so it receives adequate hydrology (e.g., discharge from the proposed storm water pond) to sustain the required wetland functions and values. 21. The applicant shall include details to new wetland construction including: 1) cross-sectional diagram, 2) revegetation plan and 3) wetland monitoring plan. 22. A wetland buffer 16.5 to 20 feet and a wetland setback of 40 feet from the wetland are required. Buffer edge shall be maintained around all wetlands within the development. Wetland buffers 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. 23. The buildable areas of Lots 1, 10 and 13 within Block 2 shall be revised to eliminate encroachment into wetland and creek setbacks. 24. All structures shall maintain a 50-foot setback from the ordinary high water level of the creek. 25. Final storm water calculations shall be submitted indicating that the development shall maintain exiting runoff rates and storm water infrastructure is adequately sized for the proposed development. Calculations shall consider imports from offsite that will use proposed storm water infrastructure. Planning Commission Hidden Creek Meadows-Planning Case No. 04-31 November 16,2004 Page 12 26. Drainage and utility easements shall be providcd ovcr all cxisting wetlands, storm water inlet and outlet structures and storm water ponds. 27. Erosion control blankets shall be installed on all slopes greater than 3: 1. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Time (maximum time an area can remain unvegetated Type of Slope when area is not actively being worked) Steeper than 3: 1 7 Days 1O:1t03:1 14 Days Flatter than 10: 1 21 Days These areas include constructed storm water management pond side slopes, any exposed soil areas with a positive slope to a storm water convcyance system, such as a curb and gutter system, storm sewer inlet temporary or permanent drainage ditch or other man made systems that discharge to a surface water. 28. Daily scraping and sweeping of public streets shall be completed anytime construction site soil, mud, silt or rock is tracked or washed onto paved surface or street that would allow tracked materials or residuals of that matelial to enter the storm water conveyance system. 29. Construction site access points shall be minimized to controlled access points with rock entrance and exit pads installed and maintained throughout construction. 30. Silt fencing shall be installed along the northwestern edge of the property to reduce the effects of storm water run on from off site onto the project. 31. The total SWMP fee based on the 2004 SWMP fee, due payable to the City at the time of final plat recording is $39,231.00. These fees may be revised after the beginning of 2005. 32. The applicant shall apply for and obtain permits from appropriate regulatory agencies (e.g., Minnehaha Creek Watershed District, Minnesota Pollution Control Agency, United States Army Corp of Engineers) and comply with their conditions of approval. 33. Full park fees shall be collected at the rate in force at the time of final plat. 34. Prior to final plat approval, a professional civil engineer registered in the State of Minnesota must sign all plans. 35. Prior to final platting, storm sewer design data with a drainage map will need to be submitted for staff review. The storm sewer will have to be designed for a lO-year, 24-hour storm event. The pond is required to be designed to National Urban Runoff Program (NURP) standards. Drainage and utility easements will need to be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, and wetlands up to the 100- Planning Commission Hidden Creek Meadows-Planning Case No. 04-31 November 16,2004 Page 13 year flood level. The minimum utility easement width shall be 20 feet wide. 36. Type II silt fence must be used adjacent to all ponds and wetlands. A 75-foot minimum rock construction entrance must bc added to the entrance that will be accessed during construction. In addition, an erosion control blanket is required for the steep slopes along the north property line of the site. The applicant should be aware that any off-site grading would require an easement from the appropriate propcrty owncr. All disturbed areas must be sodded or seeded and mulched within two weeks of grading completion. 37. The remaining utility assessment due payable to the City at the time of final plat recording is $25,477.05. In addition, the sanitary sewer and water hookup charges will be applicable for each of the new lots. The 2004 trunk utility hookup charges are $1,458 per unit for sanitary sewer and $2,814 per unit for water. Each of these charges is based on the number of SAC units calculated by the Metropolitan Council. 38. Public utility improvements will be required to be constructed in accordance with the City's latest editions of Standard Specifications and Detail Plates. Detailed construction plans and specifications will be required at the time of final platting. The applicant will also be required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. Permits from the appropriate regulatory agencies must be obtained, including but not limited to the MPCA, MNDOT, Department of Health, etc. 39. Show all of the existing and proposed easements on thc plans. 40. Show all of the existing utilities on the plans. 41. The proposed development is required to meet the existing storm water runoff rates for the 10- and 100-year, 24-hour storm events. 42. The walk-out elevation of the proposed homes must be a minimum of 3 feet higher than the adjacent pond or wetland high-water-Ievel. 43. Revise the plans to show a 30-foot minimum curb radius on the cul-de-sacs. 44. On the utility plan: a. Show the proposed storm manhole rim and invert elevations. b. Show the proposed culvert invert elevations. c. Add a note "any connection to existing structures must be core drilled." 45. On the grading plan: a. Show the benchmark used for the site survey. b. Show all emergency overflow elevations. c. Show all proposed contour elevations. d. Show the location of thc 75-foot rock construction entrance. e. Show the retaining wall top and bottom clevations. Planning Commission Hidden Creek Meadows-Planning Case No. 04-31 November 16,2004 Page 14 f. Show the proposed NWL and HWL of the pond. g. Add a catch basin on the north side of the cul-de-sac at the eastern end of the project. 46. On the plat sheet revise the street right-of-way adjacent to Cartway Lane from 33.5 feet to 43.5 feet. 47. The existing temporary pavement turnaround for Pipewood Lane just south of this site must be removed when Pipewood Lane is extended. Any disturbed area must be sodded and restored. 48. The retaining wall in the rear yard of Lot 8, Block 1 must be 20 feet off the back of the building pad. 49. Add storm sewer and catch basins in Pipewood Lane between Lots 1 and 2. 50. Revise the rear yard grading of Lot 10, Block 1 to prevent trapping water behind the curb. 51. The existing gravel road known as Cartway Lane must be connected to the proposed cul-de- sac at the eastern border of the site. ATTACHMENTS: 1. Findings of Fact and Recommendation. 2. Development Review Application. 3. Letter from Dean Carlson to City of Chanhassen dated 10/15/04. 4. Reduced Copy Existing Conditions Plan. 5. Reduced Copy Preliminary Plat. 6. Reduced Copy Preliminary Site and Utility Plan. 7. Reduced Copy Preliminary Grading Plan. 8. Reduced Copy Tree Replacement and Landscape Plan. 9. Affidavit of Mailing Notice, Public Hearing Notice and Mailing List. g:\plan\2004 planning cases\04-3l - hidden creek meadows\staff report.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of D & G of Chanhassen, LLC, for subdivision approval for a 23 lot and one outlot residential development with a variance for a flag lot and a wetland alteration permit for the crossing of a wetland with a public street. On November 16, 2004, the Chanhassen Planning Commission met at its regularly schedule meeting to consider the application of D & G of Chanhassen, LLC for preliminary plat approval of propel1y. The Planning Commission conducted a public hearing on the proposed subdivision preceded by publishcd and mailed notice. The Planning Commission heard testimony from all interested persons wishing to speak and now makes the following: FINDINGS OF FACT 1. The property is currently zoned Single-Family Rcsidential, RSF, District. 2. The property is guided in the Land Use Plan for Residential - Low Density. 3. The legal description of the property is: see attached Exhibit A 4. 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 and meets all the requirements of the RSF, Residential Single Family District; 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, 1 and storm water drainage are suitable for the proposed development subject to the conditions specified in this report.; 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 significant environmental damage; f. The proposed subdivision will not conflict with easements of record, but will provide all necessary and required eascments; and g. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: 1.) Lack of adequate storm water drainagc. 2.) Lack of adequate roads. 3.) Lack of adequate sanitary sewer systems. 4.) Lack of adequate off-site public improvements or support systems. 5. In order to permit flag lots, the city must find that the following conditions exist: a. The prevailing development pattern makcs 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. Ideally, a roadway would have been extended straight south from Cartway Lane with half the right-of-way contributed by each property. However, the property to the east was developed previously with access off Meadow Lane. b. 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. Additional public street access is not required for the property to the east which is already developed. c. The use of the flag lot will permit cnhanced protection of the city's natural resources including wetlands and forested areas since the flag lot is sufficiently sized such that any proposed structures can comply with all required wetland setbacks. 6. V ARIANCE FINDINGS - Flag Lot a. The hardship is not a mere inconvenience, but provides a means for preserving natural features on site. 2 b. The hardship is caused by the PaJ1icular physical sUIToundings, shape or typographical conditions of the land. c. The conditions upon which the request is based are unique and not generally applicable to other propel1y. d. The granting of the variancc wi II not be substantially detrimcntal to the public welfare and is in accord with the purpose and intent of the subdivision ordinance, the zoning ordinance and comprehensive plan. 7. The planning report #04-31 dated Novembcr 16,2004, prepared by Robert Generous, et aI, is incorporatcd herein. RECOMMENDA TION The Planning Commission recommends that the City Council approve the Preliminary Plat with a variance for the use of a flag lot. ADOPTED by the Chanhassen Planning Commission this 16th day of November, 2004. CHANHASSEN PLANNING COMMISSION BY: Its Chairman 3 EXHIBIT A All that portion of the n0l1heast qua¡1er of the northeast quarter of Section 6, Township 116 North, Range 23 West, lying south of the Minneapolis and St. Louis Railroad Company's right-of-way as now established, Carver County, Minnesota. Records of Carver County Abstract Property Property Address: 4001 Aster Trail, Chanhassen, MN 55331 AND That part of Lot 8, Schmid's Acre Tracts, lying n0l1h of a westerly extcnsion across said Lot 8 of the south line of Lot 6, Schmid's Acre Tracts; together with an easement for driveway purposes over and across the east 50 feet of that part of Lot 8, lying northerly of a line parallel with and distant 16.5 feet southerly of a westerly extension of said south line of said lot 6 across said Lot 8, Schmid's Acre Tracts. Property Address: 3921 Aster Trail, Chanhassen, MN 55331 And That part of Lot 8, Schmid's Acre Tracts, lying south of a westerly extension across said Lot 8 of the south line of Lot 6, Schmid's Acre Tracts. Established Carver County, Minnesota Records of Carver County Abstract Property Property Address: 3931 Aster Trail, Chanhassen, MN 55331 AND 4 Lot 7, Schmid's Acre Tracts, according to thc rccordcd plat thercof on file and of record in the Office of the Register of Dccds, Carver County, Minnesota. Abstract Property Property Address: 6301 Cm1way Lane, Chanhassen, MN 55331 5 o~ /3 J RECEIVED AUG 2 0 2004 CITY OF CHANHASS!N CITY OF CHANHASSEN 7700 MARKET BOULEVARD CHANHASSEN, MN 55317 (952) 227-1100 DEVELOPMENT REVIEW APPLICATION APPLICANT: .ò+ <b 0-+ C1Aú'^- hçS:;Sé""-, Lee 7Z-~2o 'ìt.H è.r. l ?'Yl~ (;.:"v.-.--1-- ~~-e."- \d('c...~, í~ C- . p'Vl", <;s-.?¿/ 1- OWNER: Se-e_ A--\\c..c1..t qQ \>ro(d'U"Lr 6~ l"le4~ L"ð f--. ADDRESS: ADDRESS: -- Î ' -A 1:,\".' VL J b \,,,", I"A" TELEPHONE (Day Time) C;S'2 -9i/9-tj 7-1 S-- TELEPHONE: '60C; -!.oCC'(') eJJJ..12 Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit Vacation of Right-of-Way/Easements Interim Use Permit "K Variance;:> 2, G.- {-¿CÐ ,CLJo Non-conforming Use Permit K Wetland Alteration Permit Æ27-S~ ~ Planned Unit Development* Zoning Appeal . Rezoning Zoning Ordinance Amendment Sign Permits Sign Plan Review K Notification Sign .t( / '7 S-o CJ X Escrow for Filing Fees/Attorney Cost** 51>. - Site Plan Review* - $50 CUP/SPRNACNARIWAP/Metes & Bounds (1 $400 Minor SUB) K '1lo~ TOTAL FEE $-'2 uL-lo, ~ 1 J lo~D Subdivision* C£o ~C~'d 0 ;~ ;/'(0 Mailing labels of all property owners within at least 500 feet of the boundaries of the property must be included with the application -OR- the City can provide this list (Carver County properties only) for an additional fee to be invoiced to the applicant. ,') . \ f f! . I' .- j / '<.: s....L~ /0 b fDf If you would like the City to provide mailing labels, check this box IL:?" Building material samples must be submitted with site plan reviews. *Twenty-six (26) full-size folded copies of the plans must be submitted, including an 8%" X 11" reduced copy 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. SCANNED PROJECT NAME: N l\R~evt ê-r eeh fJ'ZcC2C{~ ?-Q~ LEGAL DESCRIPTION: (7 ~e /I" \ ., ( r L ¡, Ilt'te \:..L;0- X . , a J\ i iA '-'" LOCATION: PRESENT ZONING: Î cr. I 2- ¿( ;X YES K'bF i~ )) R. NO TOTAL ACREAG E: WETLANDS PRESENT: REQUESTED ZONING: ?e2 )&e;A~Q lDvJ REQUESTED LAND USE DESIGNATION: LJ)~ REASON FOR REQUEST: \ V¡~_ -.Ç,V\cY Î? O_~-Ife'1\ ( CGKI.·lt1G\çJ/'ê'~ ~.;W~~>-I\ C_'f"t.':-~~ ts.i-e...k~ Oú\ç>l~ PRESENT LAND USE DESIGNATION: ø~ 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 if development review cannot be completed within 60 days due to public hearing requirements and agency review, 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 applicant. ~~~~~~ Signature of Applicant c¿ (.20/0 l( ate Signature of Fee Owner Application Received on V!le> ,/~?! Date tf; J . ñ~ Fee Paid , l" 10 . Receipt No.!iJW 55<-14- 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. G:\plan\forms\Development Review Application.DOC ~;'j.,;..~ \.';' . <';, City of Chanhassen 7700 Market Blvd. Chanhassen. MN. 55317 Attn: Planning Department October 15th 2004 Subdivision application for: Hidden Creek Meadows This proposal for Hidden Creek Mcadows has a long history of anticipation and prcparation by these four property owners and the developers. With the recent complction and development of Hidden Creek Estates. they have joincd together cooperatively to facilitate the city ofChanhassen's plans for its furthcr expansion. The city's vision for Pipewood Lanc to somcday reach Cartway Lane or 6211d Street West will with this projects approval be one step closer to reality. The redevelopment ofthis approx. 19.24 acres of land is in kccping with the city and county's vision to eliminate the ecological damage caused by the active wells. septic systems and hohby farm runoff. Thesc parcels are located on one ofthc county and cities most important water shed's. Effecting the lakes of Minnewashta. Virginia, Minnetonka and hence the Minnehaha Creek water shed. With the approval of this subdivision plan the bcnefits can only enhance thc areas quality of living for mothcr-nature and its currcnt and future residents. The plans provide for improved storm water run ()ff collection ponds \vith natural purification bcfè)re it contaminates the crcck running fmm Lake Minnewashta to Virginia. While creating 23 affordable residential building sites for residcnts of these adjoining communities Chanhassen, Victoria. Shorewood and even Excelsior. .. Our application contains only one request for a variance which meets with District Regulations and is compliant with ordinance standards. Variance to create Lot 13 BJock 2 via a 30 ft. curb flag lot extension providing access a viable 54,700 SF parcel (over 3.5 times the minimum lot size) with 136 feet of right of way on highway seven. The approval of this lot via the flag/neck provides fè)r a quality use of this large parccl eliminating the need for any access from Hwy 7. while creating an attractive westerly oriented walkout building site. We respectfully thank you in advance for your time and thoughtful consideration for approval for this subdivision plan. \ Dcan Carlson, President 0& G of Chanhassen, LLC. 7820 Terrey Pinc Court Eden Prairie, MN 55347 952-949-4715 .. SCANNED R€ng LAND DfVELOPMfNT SERVICES 434 Lake $treel Ex_, MN 553:rI (952) 380-5000 ------ 1,*""'~_:tIiop'""""""""",,,,, ",,~_,,_"'b1mt"'INoOO"'1 _...,.,.-.....thOIl'"".~ :-::_tho_o/!ho ...... ~ o;¡; Hidden Creek Meadows Chanhasaen. MN ~ .~~ for .. ~~. .~ " D&Gof Chanha.ssen, LLC r.~.. Eden Prajrie, MN 1- ProjfÞcl N", li ~,,";"gvom~ Ndokrt~.dwg Dr,"",8)' "'-0 Ch«*..a By "" Dot. 4120/Q..4 ~--_.- 1:ItI5I1)4 FM Wetland ~b /~. --- Ileue<.lFor- Cat&: ~~l ~. -....... - ...... ~ Existing Jf Conditions Plan ~ "- P-1 ~Z\AJ04 mArt ~ >< ¡¡ ~.... § $ .. \ . DOIOTES fCU/D SI.JR\.£'r' Iof<>UWÐH <SJ CEN01ES EX!S11101G s.AAlTAAY SùIUt W""'*iŒ..E :tI ŒNOTES UOfT PO.! -0- œHOTES ÞO'/II£R PO....E ,~ O(HOID EX!S11101G ~ !£III£R WANHŒL o DOICTrS 07S111«> 1D.D'HON£: BOX . DOI01ISEXIS11HO~'IRŒ oS Of.NOTE!EX!S11Io1G'TRŒ ~DÐ.¡I LEGEND EXISTING CQnOJRS - 927 - PftCPOSED COt1'UllR'S U.' EXIS11NG SPOT El£VA nOH -<J- Sontt'Ql')'Seww -1- WATER ----1--------t H'rO. W!VIoLV[ -<M- STORW SE'I€R ~!:ng lAND DEVUOPMEI>iT 5U1VI(~S 434 LU:. Sb-eet EtcellØ', ~ 55331 (952) 300-5000 -.....-- ........,...,.......---. .--,.-.,....-... =:E:.-::"":'':.::-'.. - -~ - Hidden Creel< -~/----- Meadows CI>e.Ma8oen. IAN ----r ,,~ ( -- for " ~* ----- '-. D&Gof ChanhaBSel\ l.l..C E- Eden Prairie. MN """.kl I\iø. [ ()rvíl~rr-", ,"""" ~-md-pr~ or-c-iJ" "-" ~odBT "" ~- .- ..- 1OfI5/C\(I"'wrCb~ ~ '1)/'tI.'04~N.- ~""'. "'""'~- --- -- - ~ - - C2004I'11'AN~Þk::. LOT AREA DATA ;wQ.£ F-'.M. OC\1lCAlÐ<r ~ LOTM.NfJOI W. co ~oo" ...,,, 10.072 , ;~~~ , ,,~ , ;7.~~~ , , r5.J95 , Jð".,5 , /5.011 " " DEVELOPMENT DATA -. ~cr~ LLg:::::::::=:::: LEGAL DESCRIPTION / / / / / / / /C CITY OF CHANHASSEN RECEIVED OCT 1 5 2004 éHANHASSEN PLANNING DEPT "0 2~.I02 rð,)f{! r&,"'" .,"'" 1~1I7 .,'" ."" 2(J,70r 20.]11 ;~:;~; ,~,~ ,,= / ~ l>- II i u 12 13 ,: /, ¿/ '" 9 10 11 ~ I (I ~ , ;::....;1I:t...--....--~ '" ........w~ r.:xn "",,""UlJO O<~"'».>J' V ~ , TWo !! 4""::;d:" ! /",.;F" A /! I 0' S I ! f ovn..OT A 'v .. .. 1 B~OCK ----s c---¡{ ¡' ~9(J,_'iZ1 j',J27 ., ., ~~:1E::~."::.ø~~:./~..d.~7':,'~;I~H: _"r~ÇcunI)' =:~<KJ01"-1"'T<df.~_j$JJf ... ~~,j :t~~~¡'¿1Tfi:~-;;:~~ ~~;!i:ff~1 :::::;J::':-'~~Traf'~ ~:"~_lÞl 6 __ Jt1Jd L-x &. S<;hnJd'. A<n li"tJe11 ... '::f'\~ ~~ 1. ~. =- r~~ ,,..., -..VI 0'" .....,MI" -.,,- --- - ...t~c..:-C<>II!I)I~<J. R~ '"~ c--- Ccu~IJ' ~::;;g, ~ )'PJr A,I,., rrnII. 0'>a?II"",...,. /IN ßJJr ... ~1t:.~:: ~rv.:','~~~~t;O ¡,¡r:,~::r;- plot tt...-, ,oþ_I~y f'r<:p«!.~A4<T~ðJ(J1~lf'(1yl......Q\<r>""""",.¡'¡II!i&JJr " < Ý' .' . ¥-~ // .\" / .. / / / / / / / / / Tolol8l.00<: "'9-II-CICK Preliminary Plat P-2 - )f ~ I \, ~ í'i' ¿. 60' 120 1~ Ø' - ~ /"-~ '-!1 .....00 " .' . oyiLor I " f ¡-- - I t-----"""" c~':""'" S£CTl<:H5 I' . a-' f----- -r---::::" /' ¡<:," / ~ v--:v- ~ ~ ;;~.!;~~!:;r: ~[ ~ ~ ~ i; I I---~~* . I 2 I ~-----~ / // I "//// ) ~~~ / " / V R~~2ng LAND DE\¡ElO:>MENT SErrviCES 434 Lake street ExoeWor, MN 55331 (952) 380-5000 ----- ,,.....,.-u,O'>q\....P'<r\..-t"'" ..'--'_~od~""'(;fin:lor"' di'1ocI--'ot>dU'>QI''"'''~ =.....ooj=.in:Ioru.o_oltho s'"""",,,-~-- ...-- ~ Hidden Creek . C<H£C7ICW '" Meadows ~ ... Chanhassen. MN ~~ ~o~~ for ---<~.. " D &: G of Chanhassen, LLC Eden Prairie, MN ProjK-r.^/o. I DH;i!d Dro,.,y,r; Nom. ~, ~~.dwg Orc"", By <La Chr:dnM 8" ..... Dat. ð/ro/0.4 R~"~imJ tJ!J5fQ4PerCltvCorfvnenb._ Isou&d For: ~_ -""""~ """"~~ ,.,..,..,.,-~ -- ~ ....... - """""""" :;;..:- Preliminary Site and ~ j( Utility ~i Plan I -- - ~ P-3 1Z0' -þ- -,- -I-+- II t "i ~¡, , II ' " s / / / / / ,,~ LEGEND ...,... """"'"'" SotIItorys.-- -<1_ SAH1"ARY~ WATER -. I - WA1'£R WT'tl. WfVN....'IE ----j-~ H'!'C. w;V~1/E STORWSE'/IID! -<3<,1- S'T<R.4SE"\II£R ~~.".'...'."..'..'..'.''''.'' q~ ""''''''''"''' """"" ·---·-------_~_'.!!:!.I~.!-.~_~ o /' /' '.~ / / / I I I I 2 ~----- ~"I i~i:11 I "II I ii!1 II ::11 11)111 1-\1 I :'11 1;- : ~II ':: II IIi II o 2004 RYAN ene:fIH). NC'.. BUILDING DATA RfJTR ro ARCH7FC7!.A?A1. DRAWWCS FOR EXACT 8Uf/..IJING DlMÐ6KlN$. SITE DATA ~ - GR'OSSS1TE:~ ~I'" RlGHTOF~rs no"" WIT SlTF M£)' -- SITE DENSITY - 2J S1NGl..£-FN.IIL Y DIlf£UJN(; UM1S ON 18.2.- >'Ie U./Ac' SETBACKS f1ICWT YIIRD (FR'OiI ROW) Je' "'" ''''''' I~ REM ''''''' XI' / i \, I m ~ ,- -l I I ~-----~ / / / / / / / ~ / ~,\ / - ) \ / ¿ ',,~ / , ~"0 / ", ';;V """'" BU>G """'" / / / / / / R~~~ng LAND DEVELOPMENT SH¡\':CE5 434 Lak., SVeeJ Ex_, MN 55331 (952) 380-5000 ------ 1....«>oo<Uy_INO"""'~'...... "'''-'_pr......yll'lO''',,-,dw.,J ..<I___OI'Id~I,",,'ÛY =~=-'"""'tI>o_oItt-.o '-' ~~!!<>.~ ... Hidden Creek Meadows Chamasser\. ~ for D &: G of Chamasaen, LLC Eden Prairie, MN noj«:f i'<c. DigfMI Drooti'lr; Nom~ ~,.dpl..a..dIIog Drawr> By <1Q CMcl'>d By "" DaM "20/Q..4 ~--~ k)tJ:5/04 PerCtIY ~ IAue< For: [)at&' -"-">- ~~;;:;"A=== ""'- - ~ ~- - Preliminary Grading Plan - - ..... P-4 , , oc' -LL" ~ -..' . ----( . '\\ ~~ ~ . ~~.. .,,~ V '- - ... \ r,.. \ ¡L. ¡:;, . .~ ~7:" '~ " \) ';.\ \ t * * é w<nA>V y....-- NW1. _ 919..0 HWl - ,,,.. J" )( ..~ ~ ~ ~ ::> o , . l ~ I I WETLAND REPLACEMENT CALCUlA nONS FUmWE1\...ANO.. ~ TOTAl. FU.£D \ll£'l\..AHD ... 5.75ð SS RE?t..JoCOIENT REQlJR£D ... 2:1 .. ~n:,e . 2.. 11.~12 SF 1ST 1,1 NÐ :as Œ 2J« 1:1 R[W\Rn) 1'0 BE HEW WEtl.M() N£W~REQUft£D- S.75ð.1-Z:1-7.~SF (AREA F'LUD . 1.2~) CRUPEÞ 'lCrUND .. Lf2Jl.1i[ TOTI>L NEW WE11.ANO AA[A REMAI,*,C 75:11: ~ 2H) ,,1 RÐ.IAI~Q-'REARECIlJIRED SIJRf"",œ AA£A c:F ~Q 5.7""xQ,15-4.317SF 120' " '" I I -- / e2004m~~f'IIC. GENERAL GRADING AND DRAINAGE NOTES COHTfUCTCR 5HAl.1. CCl<iTACT ~ STAÆ "aE CA.I1.. Fœ UWTY LDCArICWS loT ~-ß4-C002 THE COIffflACTOff 91Ai..l. ~ T'H£ LOC::04 710/11 AND lUVA ~ (Y' asr/N(; vnu7D Me ~ F£A1lJItfS.",1/'I me otfNfRS ND F'EJ.J>-'rfR£Y PRIOR ro CONStRVCT'KW. THe CONTRACroR SHALl. ~1D.Y NO'f1r( THf: ~ (Y NlY~.A.NC1E5 ~ vARIATIONS. ~~~~¿~~~~~~~~PÐi'aN~~~ SHOWN \oER~CtJII>\.£~ATION. 141.1. 5I.r flJtIC:E SHALL 8£ N f'l.AŒ .Pfl!(B ro HJ7AlXW CF f:MTHWORK AND SHALL (1C WJNTNNCD UN71/.. VIABtE TI.JRf'" OR QIKJl.M) CO~ IS !:ST,I,8.J9fl). A r WHIaf 1IIoŒ Ir S11ALL B£ ROIO'Æ11 TÐIPQR,IJfy Pa«JIM;, DuŒS,. HA nMl.L:S £1C., R!OUR£D BY M' Grr ~ 8C INCVOfTN.. ro 11-1£ GRADING. !HE CQ1<11lt4CroR SX4LL IJSC Á J«XI( Ct:JHS71fUCT1ON DlTRAHCE ...~ TO THe DCTM.S. ALL ~a-rs 0tS7IJRB£1) 0URlNG ~ HCIU?S IAJST B£ a..£WE1J AT THe ÐfD or O,a/ ~ !Mr. THE COHTRACTDR 91AU.. ~ P'OSITTVC ORAIfAGC IS ÞJAJN/ÅJ/oIJ) fflaI THe 5H'[ ... T AU.. m£S. CfJi11lACroR SHALl. Be ~ fUR IDIPOIMRY lM1C1f:S. P1Pf//G, DR OTHOf JIÐ.HS M(MRU} ro IHSUH£ PRCP£R ORAJHAŒ [)(MI>K) t::X.JNSTRUC1KM. LOW PUNTS III RQAOJ't.o. rs OR 8fA.I»I(; f',ws wsr BE PI'fU\ofDfD JIITH A POSITM: roTnOJr: AU. AR£AS DIS7UR/JCD AS ... RCU. r or ca.tS'TRUC7ION S1W...L BE M.ItfP!A m y RcrTCRED *' TH saD ,4JÐ DISC JIIJL.OfCD at IKJO()...FJ8Of ~ (If sœ IN"'~ "'rH mr- ~ f'U.NS.mw 1')110 AED<S ~ CXNPt.£71OH OF o'Œ ACl1"Þ1TY IN ,(~Œ ",m '1M: arrs BESr /H4N.f,ŒJE}(T PRACTICC HANDBOOK. ror",,- ors71JR8£D AR£A _ 17.72 Á~ -t-/- ror",,- PRCPC1SED f'RO.£CrAArA.. 7P.Z-4 AC1I£S -t-/- LEGEND ~'J};>~___ - EXJSlIoIG CONTtU!S DmIIi _927_ PRtPOSED c;a.¡TOUR'S SANTMY S£1IER--<1- 11110\1Ðt -I~ - SILT ÆNŒ H'i"D. W(VALVE. .........,---------.. i.J.1 ÐQSTIHG SPOT ElEV....rot S'T'CAoI S£KR ---..;)<:1- .,¢ PRCPOS£D SPOT ElEVA-noH fIIIZSIEI:l SAWTAAY SE'«IER ---4_ .1)15.5 fNSI-IED Fl..COI Ð..EVATIOH WA'Tffi -1_ _ DfU..NAct DIR£:c'T)(J. H'ft). vt(VÞJ...'I£ -+----4 S'TCR),!ÐÆR -.M_ ~CAHT mŒ " R~~~ng LA~D D,/HOPME'H SER\lIC¡:S 434 L.e.k$ stre.et Ex_, MN 55331 (952) 38<>-5000 -~- , ......... -uy II>a! !No -. "'-1"" <#,-,_pnp<n4.,,,,,,,,,,,,*m _____Wth<:1I_tUJ ~":-=-IIÔ"""'-,,!t>o "..... ~--.;---~ ,.. --1----1---- , , , , I ¿ Hidden Creel<. Meadows Chanhassen, ~ for D&Gof Chanhassen, LLC Eden Prairie, MN p,."jt~d IV", Dlqiral Dr,,_q ."""'" tIdd-<:rt.~.œ.g Dr~ Bf (LO Clo=*:tJd By ...., 001. alZIJI04 R.."i~ion" ~-~ "rn;/04 Per CII'I CarrYnenb Iaued For: ~ -,,- - "-".,..,.......- ~~-- -- - ...... - ~ Tree Replacemen1 and Landscape Plan - - - P-5 ~3=':.:. ~ ... ---r \( ----;-;- ~. ~ ,: --- -~...... - ~ þ'" '- ... , c" " L )( ~ 120' / REQUIRED TREE CANOPY COVERAGE CALC. / " ~~i;;7RgSÇ':;,c'(ÞNd:~;~VEf(~~ ~~~;O,) _ ~~x ,{- R[p~ct..nnR[OUIRf.Dc / rARGnC"'NO!'r-[XlSTlNGCAN(FYÄlJPU.NOAR[ADI"'DED8Y\~ ~~~-9~ - ¡6X) 16~ X 571,866/1089 - 6. TR[ES '" EXJSTlNC COIltRAG[ ROW\£D (9X) x 12 (P(NAlTY) Dr\ltO~"'" 51,726 t 1.2/1089 .. 57 T11EE$ TOTAL mE[ R(Pl"co..OH REQUIRED & 141 e INDICATES REPLACro "'NO/OR TRJl.NSPLAN~TR[E / . INDICATES RfJ'lACW AND/OR TR,&.N7'~ -CONI'. mn nŒS rtfJ't-^CID r- Ii ~ BASELI'<E TREE CANOPY COVERAGE CALC. TOTA.LPlATAR[A_ 638.168:tSf M:TL,I.,NO . 265..302± Sf ~n I'\..).T J>.RI::^ . 571,B66± Sf 8RUSH/'REE CO\oERAG( ~ 258.53\:t Sf 'E,ClUO<NGI\'£T!J..N()S) 'BEE CANOPY CO\I'ERAG( 51.n6:t Sf (QX EXISTlNG COV[RAGE) (BAS[D ON 'IUD OBSERvATION Of Ai'P1<OX 20X Of BRUSH AREAS ^RE ffiEES e 2004 FlYÁH ~ NC. PLANT LIST s-.-... Qrr~K""[ . ~ ~=tQ~[ ""........,."""tQ""'-"""....~ -- OoVI"'-CCl.U5nR1KN'U ~OIOOI;'.~ -- ¡-·Ir..... ¡-'IT" ..... j::~= '-'fT" ..... i::~m BA2D ~ ..........t HA&..-.Jrt", TH( (::I(\{J.<:t"EI\ !I!ÐVt~ T!-E fO!O<' roSl.eS'T1T1JT(TI«~lIO!'!:."S"1HKlH(:¡"""'¡;Þ,TN)O!'('(OOITH PRlOR~,"-fI!OWT!-EClTTOfD1~TI<[TTl:a5"""""'1'[¡)""-'-OC~,o${D lJP(J,AW"o...-.Jrr...'IH£-":;~ 2002 A1....0ITIoII(A.......... .........¡¡¡¡:.........DU; 1'>!EISW$T[I(f'ROWTHE~1.IST0fPC':il<J.8L(SP(CU; (I'''£1U<PÇ( ÇI'I()I ~œ mŒ.S D£SIQoATI:D AS KATM:) ""'o.KRTI<AH(JoE-_(1ÞIOFTI-II"T>!{:(S.....'!I!'T'!OIoO....V(;>,¡£fq'R:EI<;I-'[(J! TREI:iSH.<u.A'Æi\.A()(ATLlAS! !W<)-AJC)-C»«-.....J-INCI< CJo.P(1I:ANO..1Œ ...-....OfO>l(_.uI;>-ONE_H.oil_I'IO<~ ""TL£!3T1<""T'ÆNrr(2'O)P'ÐOU),T(}F1H!1I'IU:S!>1A1..LB(~ ~~(5~~~~AC( S£>n< (I) rt(1 AHO""'J.LI.!IE. ....~.. ~SltAU.ElEusrn THAT AM Jon ~T'( m 1H! sr::., CXN:>I'IIcooSIUJ~ "" _ Sln:-. TRŒ5SH.<u.!II;f1!CWm1'FID~5TOO<.5C1!J'1..rn.....oCOl<'T1'K:L1..rnÐY-.F;S()1. ST.nm: '>tcnot<S 1&,44 THROJG>< \8.~1, 11<1: I'\.M P£ST ..cT f¡ . tÐIOlES F'OlJIo«) SI..JIt\'['f WCH.JNÐH ~ tÐIOTES Ð1STJoç ~ARY SE'\IÆR IoIAH-ICtl: :r:i œJCTE:$ UCHT Pa..£ -0- IJE>«J1!S PO't(R PCU CENOTES [)CIS"T»O S'Tœ!ot SE'IIÆR W.w-o...E 8 rotO"IES EXIS1't;ç 'T!l..EPHC:)<[ BOX .Œ)()TES~Q~TREI * 0Ðf01ES ÐOSTI<tQ gQ¥)CAA"T lRŒ ~ tÐIOTES BRUSH DaSTJ<fO COIflOJI'tS - "27 - PROPOSED rom:uRS '1n1 Ð:lsn.lGg>()TEl£VA1"IC1H -<~ bltø-y s... -1- WA1Ðt -I--t H'YD. W/,o.J..Yf. ----Q<- STORW srø , , CITY OF CHANHASSEN AFFIDA VIT OF MAILING NOTICE ST A TE OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on November 5, 2004, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota; that on said date she caused to be mai led a copy of the attached notice of Public Hearing for Hidden Creek Meadows - CORRECTION - Planning Case No. 04-31 to the persons named on attached Exhibit "A", by enclosing a copy of said notice in an envelope addressed to such owner, and depositing thc 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 Treasurcr, Carver County, Minnesota, and by other appropriate records. ~¡ i , ,,¡~1"( {j / ¡ Karen J. Engdh¥'dt, Dep~y Clerk , .../ ((//---- Subscribed and sworn to before me this '3)~ h day of -) hi t ¿ L< 1-'" t ., 2004. lj/"- ) JI . .' l ¡ ¡.\~ I Nota~y Pu~c~ , ¡ ... ' .J J l ~A AA^^AAAAAAAA~AAA ~";I. ' K.IM T MEUW'S"c-N ;,. - . ÜC¡ _ .. " ,11,'«).1..1'1.:-, '.;. !..n.~U9lC. Minnesota ~ . ,'. It' , {-;í\i\~1f1~ COUNTY ~ ····,·vv~~~~ Notice of Public Hearing - CORRECTION Chanhassen Planning Commission Meeting Notice of Public Hearing - CORRECTION Chanhassen Planning Commission Meeting TUESDAY , November 16, 2004 at 7:00 p.m City Hall Council Chambers, 7700 Market Blvd. Request for approval of a 23-lot subdivision with variances and a wetland alteration permit to permit the crossing of a creek and wetland with a public street. The site is 19.2 acres zoned Single-Family Residential. RSF - Hidden Creek Meadows. 04-31 Date & Time Location: I Proposa TUESDAY , November 16, 2004 at 7:00 p.m City Hall Council Chambers, 7700 Market Blvd. Request for approval of a 23-lot subdivision with variances and a wetland alteration permit to permit the crossing of a creek and wetland with a public street. The site is 19.2 acres zoned Single-Family Residential, RSF - Hidden Creek Meadows. 04-31 D&G Date & Time Location: Proposa D & G of Chanhassen Located at the ends of north of Highway 7 A location map is on the reverse side of this notice. 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: LLC Pipewood Lane and Cartway Lane Planning File Applicant: Property Location ofChanhassen, LLC Located at the ends of Pipewood Lane and Cartway Lane north of Highway 7 A location map is on the reverse side of this notice. 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: Planning File Applicant Property Location Staff will give an overview of the proposed project The applicant will present plans on the project. Comments are received from the public. Public hearing is closed and the Commission discusses the project 1 2 3 4 What Happens at the Meeting: 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 bqenerous@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 Questions & Comments: Staff will give an overview of the proposed project The applicant will present plans on the project. Comments are received from the public. Public hearing is closed and the Commission discusses the project. 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 bqenerous@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 1 2 3 4 What Happens at the Meeting: Questions & Comments: City Review Procedure: · Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments and 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 that 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 somethinq to be included in the report, please contact the Planninq Staff person named on the notification City Review Procedure: · Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments and 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 that 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 fhe 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 somethinq to be included in the report, please contact the Planning Staff person named on the notification. Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data located in various city, county. state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does not represent that the G IS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes §466.03, Subd. 21 (2000), and the user of fhis map acknowledges fhat the City shall nof be ¡iable for any damages, and expressly waives aJl claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third parties which arise out of the user's access or use of data provided. Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one This map is a compilation of records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes §466.03, Subd. 21 (2000), and the user of fhis map acknowledges that the City shall not be liable for any damages, and expressly waives a1l claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third parties which anse out of the user's access or use of data provided. DALE H COLLINS 10758 130TH ST GLENCOE MN 55336 WILLIAM H & KIMBERLY A KOHMAN 3780 MEADOW LN EXCELSIOR MN 55331 PATRICK L & BONNIE C MONAHAN 3801 MEADOW LN EXCELSIOR MN 55331 BRIAN R CARLSON 3828 MEADOW CT EXCELSIOR MN 55331 BLAKE L BOGEMA 3841 LINDEN CIR EXCELSIOR MN 55331 VINCENT 0 & BEATRICE E DECKER 3861 LESLEE CRY EXCELSIOR MN 55331 DAVID C & LISA A GAUPP 3870 MEADOW LN EXCELSIOR MN 55331 PAVEL & OLGA L GLUSHENYA 3891 MEADOW LN EXCELSIOR MN 55331 JOSEPH J & CASEY J BERGQUIST 4011 PIPEWOOD LN EXCELSIOR MN 55331 RVC HOMES INC 62 HAMEL RD HAMEL MN 55340 TONKA DEVELOPMENT LLC 21470 EXCELSIOR BLVD EXCELSIOR MN 55331 WILLIAM J & KARl L MCREAVY 3790 MEADOW LN EXCELSIOR MN 55331 ROBIN S O'MEARA 3814 MEADOW CT EXCELSIOR MN 55331 RANDALL A & LISA M MAYER 3831 MEADOW LN EXCELSIOR MN 55331 JEFFREY F JEWISON & LISA J WECKWERTH 3842 MEADOW CT EXCELSIOR MN 55331 STEPHEN A & SANTINA CASTER 3861 LINDEN CIR EXCELSIOR MN 55331 LAUREANA YOUNG BOUALOUANG 3884 MEADOW LN EXCELSIOR MN 55331 KATHY A SCHURDEVIN 3921 ASTER TRL EXCELSIOR MN 55331 LOCH HC LLC 4100 BERKSHIRE LN PLYMOUTH MN 55446 TERRANCE LANE TOLL 6250 CARTWAY LN EXCELSIOR MN 55331 MOMCILO SPASOJEVIC & SMILJANA SPASOJEVIC 3771 MEADOW LN EXCELSIOR MN 55331 RALPH A & SHIRLEY A NELSON 3800 MEADOW LN EXCELSIOR MN 55331 VICTOR Q & DIANE T MORAVEC TRUSTEES OF TRUST 3821 LINDEN CIR EXCELSIOR MN 55331 DALE E & LINDA J KEEHL 3841 62ND ST W EXCELSIOR MN 55331 JEFFREY R BERGE & DENISE E ZOELLMER 3856 MEADOW LN EXCELSIOR MN 55331 PATRICIA B CHARNEY 3861 MEADOW LN EXCELSIOR MN 55331 GARY CARLSON 3891 62ND ST W EXCELSIOR MN 55331 PETER ALEXANDER THOMSON & CYNTHIA L GESS 4001 ASTER TRL EXCELSIOR MN 55331 CITY OF SHOREWOOD 5755 COUNTRY CLUB RD EXCELSIOR MN 55331 LUANN M FALENCZYKOWSKI 6274 GINGER DR EDEN PRAIRIE MN 55346 MARK F MACPHERSON 6301 CARTWAY LN EXCELSIOR MN 55331 CRAIG C MILLER 6450 MINNEWASHTA PKY EXCELSIOR MN 55331 STEVEN M & MICHELLE L BECKER 6510 KIRKWOOD CIR EXCELSIOR MN 55331 S JOHN & LISA A JORDAN 6541 KIRKWOOD CIR EXCELSIOR MN 55331 STEVEN P & SHEILA A MCSHERRY 6571 KIRKWOOD CIR EXCELSIOR MN 55331 KEITH R & JODI L KORINKE 6310 CHURCH RD EXCELSIOR MN 55331 GREGORY W & JENNIFER GREENWOOD 6501 KIRKWOOD CIR EXCELSIOR MN 55331 JAMES E & PEGGY A MARKHAM 6520 KIRKWOOD CIR EXCELSIOR MN 55331 RICKY W & HEIDI S HUEFFMEIER 6551 KIRKWOOD CIR EXCELSIOR MN 55331 T JB HOMES INC 9100 BALTIMORE ST NE #102 BLAINE MN 55449 WAYNE M HARTUNG & TONI R JOHNSON 6330 CHURCH RD EXCELSIOR MN 55331 MICHELE L MUEHLBERG 6508 KIRKWOOD CIR EXCELSIOR MN 55331 MARION A OLIN 6540 KIRKWOOD CIR EXCELSIOR MN 55331 JEANIE ANN SEEHOF 6561 KIRKWOOD CIR EXCELSIOR MN 55331 RICH SLAGLE 7411 FAWN HILL ROAD CHANHASSEN MN 55317 GREGORY A & CYNTHIA L AHLM 6429 ASTER TRL EXCELSIOR MN 55331-8819 SCOTT D & PAMELA M HOWARD 6384 ASTER TRL EXCELSIOR MN 55331-8816 DARREN D KAHMEYER & MONICA M KAHMEYER 755 GRANT ST EXCELSIOR MN 55331-3026 MICHAEL & KATHLEEN KERBER 27110 62ND ST W EXCELSIOR MN 55331-8907 WARREN D MCLAUGHLIN CATHERINE C MCLAUGHLIN 6434 ASTER TRL EXCELSIOR MN 55331-8818 THOMAS G & BRENDA L PALKERT 255 62ND ST W EXCELSIOR MN 55331-8806 JEFFREY P & LINDA S OBERMAN 175 62ND ST W EXCELSIOR MN 55331-8806 MARK JOHNSON CONSTRUCTION INC PO BOX 21327 EAGAN MN 55121-0327 DONALD & MONA PETERSON 6414 ASTER TRL EXCELSIOR MN 55331-8818 WILLIAM A & REGINA R GREENWOOD 195 62ND ST W EXCELSIOR MN 55331-8806 MICHAEL H & JANET M GILMORE 165 62ND ST W EXCELSIOR MN 55331-8806 HENNEPIN CO REG RR AUTHORITY HENNEPIN CO GOVT CENTER 300 6TH ST S MINNEAPOLIS MN 55487-1308