PC Staff Report 1-4-05
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PC DATE: Jan. 4, 2005
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CC DATE: Jan. 24, 2005
CITY OF CHANHASSEN
REVIEW DEADLINE: Feb. 1, 2005
CASE #: 05-02
BY: RG, LH, ML, MS, JS, ST
STAFF REPORT
PROPOSAL: Preliminary plat review for a five-lot subdivision with variances
LOCA TION: Crestview Drive west of Galpin Boulevard
APPLICANT: Lecy Bros. Homes
15012 Highway 7
Minnetonka, MN 55345
(952) 944-9499
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PRESENT ZONING: Single-Family Residential District, RSF
2020 LAND USE PLAN: Residential- Low Density (net density range 1.2 - 4.0 units per acre)
ACREAGE: 3.36 acres
DENSITY: Gross - 1.49 units per acre; Net - 1.81 units per acre
SUMMARY OF REQUEST: The developer is requesting preliminary plat approval to create five lots
with variances from the front setback and a variance from the subdivision ordinance to use a 50-foot
right-of-way.
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 and Subdivision Ordinances for variances. 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.
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Location Map
Crestview Subdivision
(Shively Addition Replat)
Planning Case No. 05-02
State Hwy 7 I
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SCANNED
Crestview Subdivision with Variances
Planning Case No. 05-02
January 4, 2005
Page 2
PROPOSAUSUMMARY
The applicant is requesting subdivision approval to subdivide one Lot and one Outlot in to five single-
family lots. The existing home on the site will remain. However, the lot on which it is located is being
replatted. The applicant is requesting a five-foot setback variance in conjunction with the plat to facilitate
tree preservation. Additionally, they are requesting a variance to permit a 50-foot right-of-way rather than
the standard 60-foot right-of-way. The existing Crestview Drive east of the proposed development is within
a 40-foot right-of-way. The existing right-of-way for the Crestview Drive extension will need to be vacated
in conjunction with the subdivision.
The properties to the north and east are zoned Single-Family Residential District, RSF, and developed with
single-family homes. The property to the south is in for rezoning to RSF and subdivision approval for 43
single-family lots. The property to the west is zoned Office & Institution District, 01, and contains
Minnetonka West Middle School and its athletic fields.
Water and sewer service is available to the site. The property is 3.36 acres in area with and existing canopy
coverage of 71 percent. The site slopes down from a high elevation of 1070 feet on the east side of the
property to a low of 1052 feet in the southwest comer of the property. Approximately 9 feet of fill is
proposed on the western end of the development to create the walkout lots.
Staff recommended that the developer show a street connection to the property to the south, which is in for
a separate development proposal. This proposed connection was originally contemplated as part of the
Shively Addition subdivision in 1990. However, at that time, the right-of-way dedication was not required
until the Outlot was developed.
Staff is recommending approval of the subdivision with variances. We are also recommending that a
sidewalk be included in the extension of Crestview Drive and from the end of the cul-de-sac to the school
property located west of the site.
BACKGROUND
On February 22, 1990, the Chanhassen City Council approved the preliminary and final plat for Shively
Addition (Subdivision #89-16) creating one Lot and one Outlot. At that time, the 50-foot wide right-of-way
for an extension of Crestview Drive was platted, but the road was not constructed. As part of the
development review, the City discussed the provision of a roadway extension to the south property line, but
decided to wait until future development to determine the optimum location for the roadway.
In 1997, the property owner sold to the neighboring properties a portion of Lot 1 and Outlot A, Shively
Addition, to the property owners to the north.
APPLICABLE REGULATIONS
Chapter 18, Subdivisions
Chapter 20, Article IT, Division 3, Variances
Chapter 20, Article xn, RSF Single-Family Residential District
Crestview Subdivision with Variances
Planning Case No. 05-02
January 4, 2005
Page 3
STREETS/ACCESS
The Minnetonka School District (ISD #276) has requested that a trail connection be provided from
Crestview Drive to the Middle School West site. This trail will connect to a sidewalk that will link to the
Pinehurst development located to the south and through the W oodridge Heights development along
Manchester Drive to Lake Lucy Road.
The City of Chanhassen Comprehensive Plan has several policies regarding the provision of connections
between neighborhoods:
Land Use Policy:
"Development should be planned to provide adequate internal street linkages. The land use should also
seek to direct growth in a manner that makes the most efficient use of the areas highway system.
Development should be planned to avoid running high traffic volumes and/or non-residential traffic
through residential neighborhoods." P. 12
Transportation Policy:
"As part of platting, each development should provide dedication and improvement of public streets
consistent with the standards found in city ordinances. The city will promote the provision of street and
pedestrian connections to maximum safety and ease of access." P. 55
"It is the city's policy to require interconnections between neighborhoods to foster a sense of
community, to improve safety, and to provide convenient access for residents." P.76
PARKS AND RECREATION
Comprehensive Park Plan
The proposed Crestview development is located within the municipal park service boundaries of
Pheasant Hill Park and Herman Field Park. In addition, the property is directly adjacent to the
Minnetonka Middle School West campus and a short drive or walk from Lake Minnewashta Regional
Park. These three facilities will provide future residents significant access to park and open space
resources. No additional 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. For the four additional single-family lots, a
total park fee of $16,000.00 will be required based on 2005 park fees.
Comprehensive Trail Plan
The site does not contain or directly access any portion of the City's trail plan. A sidewalk or trail
connection to the Middle School Campus should be included as a condition of approval. In addition,
appropriate sidewalks connecting to the east and south should be included.
Crestview Subdivision with Variances
Planning Case No. 05-02
January 4, 2005
Page 4
LANDSCAPINGII'REE PRESERVATION
Tree canopy calculations have been submitted for the Pinehurst development. They are as follows:
Total upland area (excluding wetlands)
Baseline canopy coverage
Minimum canopy coverage allowed
Proposed tree preservation
3.36 ac.
71 % or 2.39 ac.
46% or 1.55 ac.
35% or 1.16 ac.
Developer does not meet minimum canopy coverage allowed, therefore the difference between the
baseline and proposed tree preservation 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
Applicant has proposed 19 trees in their landscape plan.
16,988 SF or .39 ac.
1.2
20,386 SF
19 trees
The applicant has requested a 5-foot variance for the front yard setback on Lots 2 through 5. City
ordinance assumes 105 feet of tree removal on a lot. Staff measured that the applicant is clearing to
about a depth of 100 feet on each lot so there is five additional feet of tree preservation in the rear yards
because of the reduced front yard setback. While that may not seem a significant savings now, in the
future when the homeowners are adding porches, patios, decks, or additions the extra distance from the
trees may be enough room so that the trees aren't removed for the new construction. This may be
especially true on Lot 3. Staff supports the variance.
No bufferyard plantings are required.
GRADINGIDRAINAGE
The existing site has tree cover over approximately 2+ acres of area. The plans propose to grade about
60% of the site for the new house pads and a proposed public street with a cul-de-sac. The proposed
grading will prepare the site for walk-out house pads. While most of the disturbed area will be filled,
the applicant is doing a nice job of matching the existing grades in the rear housepads. Drainage swales
have been proposed along the sides of the houses to maintain the neighborhood drainage pattern through
the property.
The existing site drainage is encompassed within one drainage area. The site drains off site to the
southwesterly comer of the parcel and through the proposed Pinehurst development. Under developed
conditions, the applicant is proposing to capture the street drainage, all of the front yard drainage, and a
large portion of the rear yard drainage from the lots. This storm water will be conveyed via storm sewer
through the Pinehurst development and to a NURP pond within the Pinehurst development. The
Pinehurst pond has been sized for this site. As such, no further ponding is required. The proposed storm
sewer must be designed for a lO-year, 24-hour storm event. Storm sewer sizing calculations must be
Crestview Subdivision with Variances
Planning Case No. 05-02
January 4, 2005
Page 5
submitted at the time of final plat application. Drainage and utility easements will be required over all
off-street storm sewer and drainage swales.
Proposed erosion control must be developed in accordance with the City's Best Management Practice
Handbook (BMPH). Silt fence has been shown around the grading limits of the site. Tree preservation
fencing must be installed at the limits of tree removal. All disturbed areas, as a result of construction,
must 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.
EROSION CONTROL AND SURFACE WATER MANAGEMENT
Erosion Control
Erosion control blanket should be installed on all slopes greater than or equal to 3:1. All exposed soil
areas should have temporary erosion protection or permanent cover year round, according to the
following table of slopes and time frames:
Time
Type of Slope (maximum time an area can remain unvegetated
when area is not actively beina worked)
Steeper than 3: 1 7 Days
10:1 to 3:1 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.
Surface Water Management
The storm water from this project will be conveyed through storm sewer pipes to the Pinehurst
subdivision to the south. The pond on Pinehurst has been oversized to treat the storm water from the
proposed project.
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 $1,093/acre. Based on
Crestview Subdivision with Variances
Planning Case No. 05-02
January 4, 2005
Page 6
the proposed developed area of 3.36 acres, the water quality fees associated with this project are estimated
to be $3,672.
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. Single-family residential
developments have a connection charge of $2,705 per developable acre. This results in a water quantity fee
of approximately $9,089 for the proposed development.
Because the storm water from the site will be treated off-site (within the Pinehurst subdivision), the
proposed project is not eligible for surface water management credits.
Based on the proposed developed area of 3.36 acres, the estimated total SWMP fee, due payable to the
City at the time of final plat recording is $12,761.
UTILITIES
The plans propose on extending sewer and water from Street B on the southeast comer of the parcel.
Watermain will be stubbed east of the site in Crestview Drive for future looping purposes. 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 underlying property has been previously
assessed and those assessments have been paid. 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 2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain.
Sanitary sewer and watermain 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 the 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, and Watershed District.
STREETS
The plans propose on accessing the lots via a public street from the southeast comer of the parcel off
Street B and from the east off Crestview Drive. The original plat had a street right-of-way of 50 feet for
the extension of Crestview Drive. The applicant is proposing to keep the 50-foot wide right-of-way for
Crestview Subdivision with Variances
Planning Case No. 05-02
January 4, 2005
Page 7
Crestview but is meeting current standards for the new north/south street with a 60-foot right-of-way.
Both streets meet required pavement width sizes of 31 feet from back-of-curb to back-of-curb.
Currently, Crestview Drive ends just east of the site with a nonstandard, 80' x 100' square cul-de-sac.
With the development of this site, Crestview will be extended and the cul-de-sac location will be moved
to the western end of the street. As such, the existing square turnaround area will be removed and
downsized to match the proposed street width. The disturbed area will be restored with sod and the
excess right-of-way will be vacated.
Based on recent discussions with the Minnetonka Middle School just west of the property, the applicant
will be required to extend a sidewalk to the western property line of the parcel between Lots 1 and 2.
The plans will have to be revised to accommodate the sidewalk.
The existing right-of-way for Crestview Drive must be vacated in conjunction with the final plat of
Crestview Addition.
OTHER AGENCIES
The applicant must apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-
Purgatory-Bluff-Creek Watershed District, Minnesota Pollution Control Agency (NPDES Phase II
Construction Permit), Minnesota D~partment of Natural Resources (for dewatering» and comply with
their conditions of approval.
COMPLIANCE TABLE
Area (square feet) Frontage (feet) Depth (feet) Setbacks: Front,
side and rear (feet)
Code 15,000 90 125 30, 10, 30
Lot 1 49,100 280 180 25*, 10, 30
Lot 2 17,680 60@ 131 25*,10,30
Lot 3 21,135 54@ 132 25*,10,30
Lot 4 15,969 101 150 25*,10,30
Lot 5 16,486 119 125 25*, 10, na
ROW 25,992
Total 146,362
Average Lot Size 24,074
@ Meets 90-foot lot width at the front setback
* Requesting a front setback variance to permit 25 foot front setbacks
na Not Applicable
RECOMMENDATION
Staff recommends that the Planning Commission adopt the following motion:
"The Chanhassen Planning Commission recommends approval of Planning Case #05-02 for a five-lot
subdivision with variances for a reduced right-of-way (50 feet) and reduced front yard setbacks (25 feet),
Crestview Subdivision with Variances
Planning Case No. 05-02
January 4, 2005
Page 8
plans prepared by Terra Engineering, Inc., dated 11/22/04, based on the findings of fact attached to this
report and subject to the following conditions:
1. The developer shall include a sidewalk in the extension of Crestview Drive and from the end of the cul-
de-sac between Lots 1 and 2 and then along the north lot line of Lot 2 to the school property located
west of the site.
2. The developer shall dedicate a trail easement from Crestview Drive to the west property line of Lot 2,
Block 1 to accommodate the pedestrian access to the Middle School site.
3. A final grading plan and soils report must be submitted to the Inspections Division before building
permits will be issued.
4. Separate water and sewer services must be provided for each lot.
5. No burning permits will be issued for trees to be removed. Trees and shrubs must either be removed
from site or chipped.
6. A lO-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 that fire hydrants can be
quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1.
7. 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 intersection when construction of the new roadway allows passage by vehicles. Pursuant
to 2002 Minnesota Fire Code Section 501.4.
8. A minimum of two overstory trees shall be required in the front yard of each lot.
9. The developer shall be responsible for installing all landscape materials proposed in rear and side yard
areas.
10. Tree preservation fence shall be installed at the edge of the grading limits prior to any construction.
11. All trees shown as preserved and outside of the grading limits as shown on plans dated 11/22/04 shall
be saved. Any trees removed in excess of proposed tree preservation plans will be replaced at a ratio of
2: 1 diameter inches.
12. Erosion control blanket shall 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:
Crestview Subdivision with Variances
Planning Case No. 05-02
January 4, 2005
Page 9
Type of Slope
Stee r than 3: 1
10:1 to 3:1
atter than 10: 1
Time
(maximum time an area can remain unvegetated
when area is not activel bein worked)
7 Days
14 Da s
21 Da s
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.
13. 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 material to enter the storm water conveyance system.
14. Construction site access points shall be minimized to controlled access points with rock entrance and
exit pads installed and maintained throughout construction.
15. Based on the proposed developed area of 3.36 acres, the estimated total SWMP fee, due payable to the
City at the time of final plat recording is $12,761.
16. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-
Purgatory-Bluff-Creek Watershed District, Metropolitan Council Environmental Services, Minnesota
Pollution Control Agency (NPDES Phase IT Construction Permit), Minnesota Department of Natural
Resources (for dewatering), and Minnesota Department of Health) and comply with their conditions of
approval.
17. The storm sewer must be designed for a lO-year, 24-hour storm event. Submit storm sewer sizing calcs
and drainage map for staff review and approval at time of final plat.
18. On the grading plan:
a. Add a note to remove the existing driveway access of Lot 1.
b. Show the benchmark used for the site survey.
c. Show a minimum 75-foot rock construction entrance.
d. Add a legend.
19. On the utility plan:
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.
c. Show watermain pipe class as C-900.
d. Show sanitary sewer pipe type and class.
e. Show storm sewer pipe type and size (minimum 15-in.)
f. Add a hydrant on the eastern property line of Lot 1.
Crestview Subdivision with Variances
Planning Case No. 05-02
January 4, 2005
Page 10
20. 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.
21. The sanitary sewer and water hookup charges will be applicable for each of the new lots. The 2005
trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary sewer and
watermain 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.
22. 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.
23. In conjunction with the final plat approval, the developer shall vacate the existing Crestview Drive
right-of-way dedicated as part of the Shively Addition.
24. Full park fees shall be collected at the rate in force at the time of final plat."
ATTACHMENTS:
1. Findings of Fact and Recommendation
2. Development Review Application
3. Reduced Copy Existing Conditions Plan
4. Reduced Copy Preliminary Plat
5. Reduced Copy Preliminary Utility Plan
6. Reduced Copy Preliminary GradinglErosion Control PlanlTree Preservation Plan
7. Reduced Copy Preliminary Landscape Plan
8. Schematic CrestviewIPinehurst
9. Preliminary Plat Shively Addition Exhibit B
10. Preliminary Plat Shively Addition Exhibit A Potential Street Connection
11. Memo from Tom Berg to Todd Gerhardt
12. Park Service Area
13. Trail Map
14. Public Hearing Affidavit, Notice and Mailing List
g:\plan\2005 planning cases\05-02 crestview\staff report crestview prelim,doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
INRE:
Application of Lecy Bros. Homes for Subdivision approval to create five lots with a five
foot front setback variance to permit 25 foot front setbacks and a variance to the street
standards to provide 50 foot right-of-way.
On January 4,2005, the Chanhassen Planning Commission met at its regularly schedule
meeting to consider the application of Lecy Bros. Homes for preliminary plat approval of
property with variances. The Planning Commission conducted a public hearing on the
proposed subdivision 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
1. The property is currently zoned Single-Family Residential District, RSF.
2. The property is guided in the Land Use Plan for Residential- Low Density.
3. The legal description of the property is: Outlot A, Shively Addition.
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 with a setback
variance to improve tree preservation;
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 the subdivision ordinance;
e. The proposed subdivision will not cause significant environmental damage;
f. The proposed subdivision will not conflict with easements of record, but shall
provide all required easements; and
1
g. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
1) Lack of adequate storm water drainage.
2) Lack of adequate roads.
3) Lack of adequate sanitary sewer systems.
4) Lack of adequate off-site public improvements or support systems.
5. VARIANCE FINDINGS SUBDMSION
a. The hardship is not a mere inconvenience, but is used to enhance tree preservation.
b. The hardship is caused by the particular physical surroundings, shape or
typographical conditions of the land.
c. The conditions upon which the request is based are unique and not generally
applicable to other property. The right-of-way width for the extension of Crestview
Drive is consistent with the existing roadway width.
d. The granting of the variance will not be substantially detrimental to the public
welfare and is in accord with the purpose and intent of the subdivision ordinance, the
zoning ordinance and comprehensive plan.
6. VARIANCE FINDINGS - SETBACK
a. The literal enforcement of the ordinance creates a hardship. Undue hardship
means that the property cannot be put to reasonable use because of its size, physical
surroundings, shape or topography. Reasonable use includes a use made by a
majority of comparable property within 500 feet of it. The intent of this provision is
not to allow a proliferation of variances, but to recognize that there are pre-existing
standards in this neighborhood. Variances that blend with these pre-existing
standards without departing downward from them meet this criteria.
b. The conditions upon which a petition for a variance is based are not applicable,
generally, to other property within the same zoning classification. The proposed
setback variance enhances tree preservation.
c. The purpose of the variation is not based upon a desire to increase the value or
income potential of the parcel of land, but to facilitate tree preservation.
d. The hardship is not self-created by the developer, but due to the fact that the
applicant is attempting to preserve contiguous areas of trees at the perimeter of
the development.
2
e. The variance if approved will not be detrimental to the public welfare or injurious
to other land or improvements in the neighborhood in which the parcel is located.
f. The proposed variation will not impair an adequate supply of light and air to
adjacent property.
7. The planning report #05-02, dated January 4,2005, prepared by Robert Generous,
et aI, is incorporated herein.
RECOMMENDA TION
The Planning Commission recommends that the City Council approve the
Preliminary Plat with variances.
ADOPTED by the Chanhassen Planning Commission this 4th of January, 2005.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
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CITY OF CHANHASSEN
7700 MARKET BOULEVARD
0.. CHANHASSEN,MN 55317
(952) 227-1100
DEVELOPMENT REVIEW APPLICATION
APPLICANT: Ue, y ~(;$._ ~.c ~ ° OWNER: Ue, y &L)$~ tn:>,...,..,~
ADDRESS: 150 1 z... \+l..-.Q ( ADDRESS: \5"DIZ- Hvo-¡
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TELEPHONE (Day Time) ~Z-o¡4-'t- t>¡4Pl'1. TELEPHONE: &]$¿ -t::?44- ..PJ4Þf>1
Comprehensive Plan Amendment Temporary Sales Permit
Conditional Use Permit Vacation of Right-of-WayÆasements
Interim Use Permit ~ Variance iZOc>'DO
Non-conforming Use Permit Wetland Alteration Permit
Planned Unit Development* Zoning Appeal
Rezoning Zoning Ordinance Amendment
Sign Permits ,
Sign Plan Review X Notification Sign 4t J 7 S-
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- _ Escrow for Filing Fees/Attomey Cost**
Site Plan Review* - $50 CUP/SPAN ACNAR/W AP/Metes & Bounds
- $400 Minor SUB
~ Subdivision* (Pro -Þ l>lt..oT' ~ 1, ~"15: TOTAL FEE $ ~ct5Ó. 00
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.
If you would like the City to provide mailing labels, check this bo~
~ Building material samples must be submitted with site plan reviews.
;í
! *Twenty-six (26) full-size ~ copies of the plans must be submitted, Including an 8W' X 11" reduced copy for
leach plan sheet.
t "Escrow will be required for other applications through the development contract.
,
I NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application.
~
~
I .~~.
I
FROO':J::;\!qERRAiiOOI~lJ'G INëi '··t..k:;,Z(,:j¡;:AA'~'OO. ~!':',:1'S:3~i~;:ø71't·'
PROJECT NAME: C,,11. ç ~ v; ~
lOCATION: V{j. €I '" ¡>.f t;" ~ C ( .. c; ~ .....; (k.v" Vr
LEGAL DESCRIPTION: CS.Pø- 0.. +t Þc.-l,. ~ ')
:Nb~h '19· 200403: 49P1"f'~PS3':'!",~·~:
TOTAL ACREAGE:
WETLANDS PRESENT:
PRESENT ZONING:
3, ~ c Ac:-.
YES
)l NO.
. .
t<.SE
~S~
REQUESTED ZONING:
_ r " PI
PRESENT LAND USE DESIGNATION: -;>: -q, '4 C'-:tt _. '/
.....
REQUESTED lAND USE DESIGNATION: or:;: ... J ~ ~ø. ~ . I '/
REASON FOR REQUEST: Slot. ~ 01 ì vi ~ I"ø_
This application must be completed In fuD and be typewritten or clearly printed and must be accompanied by aU Information
and planS reqUIred by applicable City Ordinanœprovfsfons. Before fürng this application, you should confer with the
Planning Departmènt to determine the. speci6c ordinance and procedural requirements applicable to your appUcatton. .
A determination of completen9S$ of the applloatfon shall be made within 15 business days of appUcatlon submittal. A written
notloe of application defICIencies shan þe mailed to the appl1cant within 16 business days of application. .
This is to ~ that I am making application for the desor1bed 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 pertafning to this applioation. 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 eIso signed this application.
I will keep myself fnfonnêd of the deadlines for submlssfon of rnateñaJ and the progress of this application. I further'
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with anestImafe prior to any
authorization to proceed with the study. The doouments and Infonnation I have submitted are true and correct to the best of
m
Signature of Fee Owner
Appl'acation Received on "2 /3 I c:>t.t
.
JJ
00
Fee Paid \) oSO-
Receipt No.
The appßcant should contact staff for 8 copy of the staff I'épOrt which wm be available on Thursday prior to the
meeting. If "ot contac::ted, a copy of the report witl be mailed to the applicant's address.
G:',p1an\Corras\Developt Rcvlçw Application.DOC
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DEC 2 2004 r
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SHEET INDEX.
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SHEET 2 PRELIMINARY PL T
SHEET 3 PRELIMINARY UT !TY PLAN
SHEET 4 PRELIMINARY GRA NG/EROSION CONTROL PLANI
TREE PRESERVATI PLAN
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File No.
U77
PRELIMINARY
PLAT
I hereby cerrify th.! this il 3 ,rue and correct representation of a survey of
the bounu.ril. of the .bo~. described land and of the location of all buildings,
if ,ny, the,.on, and .11 visibl. encrpachments. It any, "om 0' on said land.
////7 CH~~mk" ð;J
A'SU"'VOdbVq -7~ ,19_.
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Book - Page
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SHIVEL Y
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64-77
PLAT
I h.,.bv Clrtify thlt thi, i. . true Ind correct "presentation of , survey of
thl bounu.i'ies 0' the .boY' described I.nd .nd of the 'ocation of ill buildings;
if any. ther.on, and .11 "i'ible .net.Olchmann, if any. from or on said land.
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Book - Page
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PRELIMINARY
Sea'.
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lVIinnetonka ISD #276
Finance and Operations
Memo
To: Todd Gerhardt, City Manager
City of Chanhassen
7700 Market Blvd
PO Box 147
Chanhassen MN
55317
RECEIVED
DEe 1 5 2004
CITY OF CHANHASSEN
From: Tom Berge, Executive Director of Finance and Operation
Date: 12/14/2004
Re: Trail Access to Middle School West Site
þ'
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J
We are writing to request extension of a trail from the proposed Crestview Drive to the Middle
School West Site. The request is submitted to facilitate student pedestrian access to the site
via the trail as an alternative to bus transportation for the neighborhood. The trail will also
provide adult residents access to the school site for recreational purposes during non-school
hours.
Your consideration of this plan modification is sincerely appreciated.
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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
December 23, 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 Public
Hearing for Crestview Subdivision with Variances - Planning Case No. 05-02 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.
cd(/.. / /!fl~
~ J. En~l rdt, ~ep~ Clerk
Subscribed and sworn to before me
thisßlC1 day of '~(:' (V'-II~~/~ , 2004.
uvVv \, /YYJ_LLUL..)..-(!J<J~Qj¡/~
Notary PubliL .
<^AMAAAAMMlVVV\í\~
~~ KIM T. MEUWISSEN
~ Notary Public- Minnesota
CARVER COUNTY
My Commission Expires 1/31/2005 ~
VVVVVVVVVVVVVVff
SCANNED
Notice of Public Hearing
Chanhassen Planning Commission Meeting
Notice of Public Hearing
Chanhassen Planning Commission Meeting
Tuesday, January 4, 2005 at 7:00 p.m
City Hall Council Chambers, 7700 Market Blvd.
Request for preliminary plat review for five-lot subdivision with
variances on 3.36 acres of property zoned Single-Family
Residential (RSF) - Crestview
05-02
Lecy Bros. Homes
Located at the end of Crestview Drive (Shively Addition)
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:
Date & Time:
Location:
Proposal
Tuesday, January 4, 2005 at 7:00 p.m
City Hall Council Chambers, 7700 Market Blvd.
Request for preliminary plat review for five-lot subdivision with
variances on 3.36 acres of property zoned Single-Family
Residential (RSF) - Crestview
05-02
Lecy Bros.
Date & Time:
Location:
Proposal
Planning File:
Applicant:
Property
Location
Homes
Located at the end of Crestview Drive (Shively Addition)
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:
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.
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 baenerous@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.
What Happens
at the Meeting
Questions &
Comments:
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.
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 boenerous@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.
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 Councii 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 Councii except rezonings and land use amendments from residential to commerciallindustrial.
· 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
somethina to be included in the report, please contact the Planning Staff Derson 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 commerciallindustrial.
· 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
somethina to be included in the reDort, please contact the Planning Staff person named on the notification.
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Disclaimer
This map is neith0r 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 referenca
purposes only. The City does not warrant that the Geographic Information System (GIS) Data used
to prepare this map are error f'0e, 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 pr0Cision in the depiction of geographic features. fI errors or discrepencies 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 this map acknowtedges that the City shall not
be liable for any damages, and expressly waives all 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 US0r'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. fI errors or discrepancies are found
please contact 952-227-1107. The preceding disclaimar is provided pursuant to Minnesota
StaMes §466.03, Subd. 21 (2000), and the user of this map acknowtedges that the City shall not
be liable for any damages, and expressly waives all claims, and agrees to delend, 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.
Public Hearing Notification Area (500+ feet)
Crestview Subdivision
(Shively Addition Replat)
Planning Case No. 05-02
ALEXNORTHWOODS LLC
c/o UPTOWN PROPERTIES
PO BOX 16314
ST LOUIS PARK MN 55416
MARY TRIPPLER
1931 CRESTVIEW CIR
EXCELSIOR MN 55331
TROY PAPPAS &
KARl A BRACKELSBERG
1961 CRESTVIEW CIR
EXCELSIOR MN 55331
ROBERT M & LINDA M PETERSON
2040 65TH ST W
EXCELSIOR MN 55331
PAUL S TUNGSETH
2051 CRESTVIEW DR
EXCELSIOR MN 55331
ARNON & PATRICIA M REESE
2080 CRESTVIEW DR
EXCELSIOR MN 55331
RICHARD & BARBARA D ATHERTON
2082 65TH ST W
EXCELSIOR MN 55331
ERNEST F PIVEC &
TIMOTHY P MCGUIRE
2161 MELODY HILL RD
EXCELSIOR MN 55331
GILBERT H & JILLENE KREIDBERG
TRUSTEES OF TRUSTS
6444 MURRAY HILL RD
EXCELSIOR MN 55331
DOUGLAS E & MARY K JOHNSON
6474 MURRAY HILL RD
EXCELSIOR MN 55331
LECY BROTHERS CONSTRUCTION
INC
DBA LECY BROS HOMES
15012 HWY 7
HOPKINS MN 55345
CHARLES CHICKS &
VICKY R SHERMAN
1941 CRESTVIEW CIR
EXCELSIOR MN 55331
TIMOTHY J & DEBRA R HAGELE
2020 65TH ST W
EXCELSIOR MN 55331
WILLIAM C & JUDITH J ASHENBACH
2041 65TH ST W
EXCELSIOR MN 55331
BERNARD C JR & SANDRA BENZ
2061 65TH ST W
EXCELSIOR MN 55331
STEVEN S & LORI A ABBLETT
2081 CRESTVIEW DR
EXCELSIOR MN 55331
JOHN R & NANCY H LlBERG
2091 MELODY HILL RD
EXCELSIOR MN 55331
IND SCHOOL DIST 276
261 SCHOOL AVE
EXCELSIOR MN 55331
JOHN D & KATHRYN D DESMET
6454 MURRAY HILL RD
EXCELSIOR MN 55331
CAROL ASLESEN CHILD
6482 MURRAY HILL RD
EXCELSIOR MN 55331
WAYNE A SCHMIDT &
CARTER M HEDBERG
1930 CRESTVIEW CIR
EXCELSIOR MN 55331
KRISTIN F PAUL
1941 WHITETAIL RIDGE CT
EXCELSIOR MN 55331
BRUCE A & JEAN A MATTSON
2020 CRESTVIEW DR
EXCELSIOR MN 55331
MICHAEL J STACHOWSKI
2050 CRESTVIEW DR
EXCELSIOR MN 55331
JOHN THOMAS FAVORITE II
SUSAN LEE FAVORITE
2080 65TH ST W
EXCELSIOR MN 55331
JOHN J & JUNE A HAMSHER
2081 MELODY HILL
EXCELSIOR MN 55331
CHARLES R & BEVERLY J JACKSON
2110 CRESTVIEW DR
EXCELSIOR MN 55331
SCOTT G & LISA B CHRISTIAN
5450 TAMARACK CIR
HOPKINS MN 55345
RICHARD E & KAREN HERRBOLDT
6464 MURRAY HILL RD
EXCELSIOR MN 55331
JOHN J & L YNNETTE J DELUCA
6484 MURRAY HILL RD
EXCELSIOR MN 55331
DANA F NICHOLSON &
DEBRA A PITTMAN
6500 GALPIN BLVD
EXCELSIOR MN 55331
DORIS L NIKOLAI REV TRUST
6570 GALPIN BLVD
EXCELSIOR MN 55331
NANCY K MANCINO
6620 GALPIN BLVD
EXCELSIOR MN 55331
JAMES M & DEBRA I RONNING
6640 GALPIN BLVD
EXCELSIOR MN 55331
RICHARD A & JUDITH LINDELL
RENO R LINDELL
8433 39TH AVE N
NEW HOPE MN 55427
RICH SLAGLE
7411 FAWN HILL ROAD
CHANHASSEN MN 55317