2. Yoberry Farm Update
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone: 952.2271100
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax 952.227.1190
Engineering
Phone: 952.227.1160
Fax 952.227.1170
Finance
Phone: 952.2271140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.2271400
Fax: 952.227.1404
Planning &
Natural Resources
Phone: 952.227.1130
Fax: 952.227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Web Site
www.ci.chanhassen.mn.us
MEMORANDUM
TO:
[Ð
Planning Commission
Sharmeen AI-Jaff, Senior Planner
Matt Saam, Assistant City Engineer df.¡
January 18, 2005 ~
FROM:
DATE:
Update for Yoberry Farm - Planning Case No. 04-43:
. Rezoning of 35.79 acres of property zoned RR, Rural
Residential, to RSF, Residential Single Family.
. Preliminary Plat to Subdivide 35.79 Acres into 57 single-family
lots and 8 outlots
SUBJ:
On December 7, 2005, the Planning Commission reviewed and tabled action on this
item. Staff was directed to investigate the following:
PARKS AND TRAIL
Attached is a memorandum from Todd Hoffman, Park and Recreation Director, dated
January 11,2005, addressing this issue.
LOCA TION OF GUNFLINT TRAIL CUL-DE-SAC
At the public hearing, both
residents and Planning
Commissioners expressed
concerns over the location,
lack of buffering, and the
retaining wall adjacent to the
eastern cul-de-sac of
Gunflint Trail.
The homes located along the
westerly side of Harrison
Hill Trail have meandering
terrain. The homes are
placed at an elevation that is
lower than their rear yards.
A retaining Wall, existing
vegetation (within a
conservation easement), and
an electric line easement
separate these homes from
the proposed cul-de-sac.
The City ot Chanhassen . A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
Planning Commission
Yoberry Farm Update
Planning Case No. 04-43
January 18,2005
Page 2
Option A
In an attempt to address the concerns raised at the public hearing, the developer has made some
revision to the public street option (attached Option A). This includes revising the grading to
eliminate the retaining wall along the east side of the road and to save additional trees to the
north of the cul-de-sac. The developer has also received approval from Xcel Energy to install
Lilacs within the electric line easement along the east side of the road. This proposed vegetation
(shown on the attached Landscaping Plan) will provide a buffer between the roadway and the
exiting homes along Harrison Hill Trail to the east.
Option B
The developer also looked at the option of a private street at the end of Gunflint Trail (attached
Option B). In staffs opinion, this option does not reduce the amount of grading versus the public
street option. Also, the location of the private street is actually closer to the eastern property line
than the original proposal. Finally, the private street option would require two variances to
obtain the four lots that the public option obtains. One variance would be for the private street
itself and the second would be for the width of Lot 1.
Option C
One of the suggestions at the hearing was to consider moving the cul-de-sac to the west along the
wetland and putting the lots on the east side of the road. The developer has looked at this option
(shown as attached Option C). The option does not work for a few reasons. First, it requires
extensive grading and tree removal along the wetland. In addition, it requires the construction of
an II-foot high retaining wall along the entire east side of the wetland in order to "hold up" the
road. Finally, Option C does not work with the natural contours of the land as well as the
original proposal. Instead of having the rear yard walk-outs of the lots on the natural low side
with the wetland, Option C has it reversed with the rear yards on the east side which is naturally
high.
With these revisions, staff is in favor of the public street option (Option A). With the public
street option, no variances are required.
STREET CONNECTION TO HIGHWAY 41
Staff had received comments from MnDOT regarding access via Highway 41. After the last
Planning Commission meeting, staff again contacted MnDOT personnel both by email (attached)
and telephone. MnDOT stated that they are still not in favor of an additional street connection to
Highway 41. They stated that their minimum spacing requirement for new street connections
along arterial highways is a half mile. The current distance between Longacres Drive and Lake
Lucy Road (approximately 4,100 feet) is less than one mile. This means any new access point
between the two existing streets would be less than a half mile and, thus, not meet the spacing
requirement. In addition, with the existing street system that is in place around the proposed
development, MnDOT did not see a reason that an additional street connection to Highway 41
would be needed. It should be noted, MnDOT also stated in their attached development review
memo that they would like access control along Highway 41 dedicated on the plat. Access
control basically means that no access will be allowed where access control exists.
Planning Commission
Yoberry Farm Update
Planning Case No. 04-43
January 18,2005
Page 3
Staff is in concurrence with MnDOT on this issue. Given the steep terrain and bluffs along the
eastern side of Highway 41, the existing street system with collector roads immediately adjacent
to the site on the north and south, and the fact that the local roads (High over Drive and Gunflint
Trail) which are stubbed to the property have always been planned to be extended to serve the
site.
RECOMMENDATION
Staff recommends the Planning Commission adopt the following motions:
REZONING
"The Planning Commission recommends approval of Planning Case #04-43 to rezone 35.79 acres of
property zoned RR, Rural Residential, to RSF, Residential Single Family, for Yoberry Farm as
shown on the plans dated received December 20, 2004."
PRELIMINARY PLAT
"ThePlanning Commission recommends approval of the preliminary plat for Planning Case #04-43
for Yoberry Farm for 57 lots and 8 outlots as shown on the plans received December 20, 2004,
subject to the following conditions:
1. A minimum of two overstory trees shall be required in the front yard of each lot. The
applicant shall supply the city with a list of the number of trees required on each lot as shown
on the landscape plan dated 12120/04.
2. The developer shall be responsible for installing all landscape materials proposed in rear and
side yard areas.
3. Tree preservation fence shall be installed at the edge of the grading limits prior to any
construction.
4. Tree preservation on site shall be according to tree preservation plans dated 12/20/04. Any
trees removed in excess of proposed tree preservation plans will be replaced at a ratio of 2: 1
diameter inches.
5. Tree removal calculations must be shown for lot 3, block 1, Yoberry 2nd Addition. Revised
calculations for the entire development will be required before final plat approval.
6. Payment of park fees at the rate in force at the time of platting shan be required as a
condition of approval.
Planning Commission
Yoberry Farm Update
Planning Case No. 04-43
January 18,2005
Page 4
7. The applicant will be required to meet the existing site runoff rates for the lO-year and 100-
year, 24-hour storm events. The proposed ponds must be designed to National Urban Runoff
Program (NURP) standards.
8. The storm sewer must be designed for a lO-year, 24-hour storm event. Submit storm sewer
sizing calculations and drainage map prior to final plat for staff review and approval.
9. Drainage and utility easements must be dedicated on the final plat over the public storm
drainage system including ponds, drainage swales, and wetlands up to the 100-year flood
level.
10. Staff recommends that Type II silt fence, which is a heavy duty fence, be used adjacent to the
existing wetlands and around the ponds. In addition, tree preservation fencing must be
installed at the limits of tree removal. Erosion control blankets are recommended for all
areas with a steep slope of 3: 1 and an elevation drop of eight feet or greater.
11. All plans must be signed by a registered Civil Engineer in the State of Minnesota.
12. On the utility plan:
a. All watermain pipes must be PVC-C900.
b. Maintain lO-foot horizontal separation between all sanitary/water/storm sewer mains.
c. Revise the storm sewer pipe size to maintain a minimum IS".
d. Sanitary manhole #4 must be with outside drop structure.
e. Show existing sanitary, storm, and watermain pipe type and size.
f. Show all existing utilities in Longacres Drive.
g. Minimum sanitary sewer pipe slope is 0.4% - Revise accordingly.
h. Reroute the proposed watermain in the southwest corner of the parcel to be between Lots
5 and 6 and 10 feet off the proposed sanitary sewer within the 30-foot utility easement.
1. Add the following notes: Any connection to an existing structure must be core drilled.
13. On the grading plan:
a. Show the 100-Year HWL of wetlands 1 and 5.
b. Show the benchmark used for the site survey.
c. Show the location and elevation of all emergency overflows. The elevation must be 1.5
feet lower than adjacent house elevations.
d. Delete the proposed grading on the custom house pad of Lot 3, Block 1, Yoberry 2nd
Addition.
e. Revise the retaining wall top and bottom elevations on the southwest corner of the parcel.
f. Remove existing temporary cul-de-sac pavement and re-sod it at the north on Highover
Drive.
g. Maintain a maximum driveway slope of 10% on Lot 21, Block 1, Yoberry 1st Addition.
h. Remove the existing outlet control structure after installing the proposed outlet control
structure on the existing north storm pond.
Planning Commission
Yoberry Farm Update
Planning Case No. 04-43
January 18,2005
Page 5
1. Show the location of the existing power lines along the eastern property line of the site.
13. Any retaining wall over four feet in height must be designed by a registered civil engineer
and a permit from the City's Building Department must be obtained. In addition,
encroachment agreements will be required for any retaining wall within a public easement.
Approved safety fence will be required on top of all retaining walls which are adjacent to
sidewalk or trails.
14. The sanitary sewer and water hookup charges along with the Lake Ann Interceptor charge
will be applicable for each of the new lots. The 2004 trunk hookup charge is $1,458.00 per
unit for sanitary sewer and $2,814.00 per unit for watermain. The total 2004 Lake Ann
Interceptor charge is $2,102 per unit and the SAC fee is $1,425.00 per unit. All of these
charges are based on the number of SAC units assigned by the Metropolitan Council.
Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the
time of building permit issuance.
15. All disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion.
16. The applicant should be aware that any off-site grading will require an easement from the
appropriate property owner.
17. If importing or exporting material for development of the site is necessary, the applicant will
be required to supply the City with detailed haul routes.
18. All private driveway accesses for the demolished home sites off TH 41 must be removed.
19. All of the utility improvements are required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. 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.
20. All lots must have a minimum useable area off the back of the house pad with a maximum
slope of 10: 1.
21. To better match the existing grades and minimize the wall height on two of the retaining
walls, staff is recommending that the applicant lower the street grades moving west from the
eastern cul-de-sac on Gunflint Trail.
22. The applicant will be required to cover the cost of all necessary upgrades to L.S. #27 for the
wastewater from the 11 additional homes.
Planning Commission
Yoberry Farm Update
Planning Case No. 04-43
January 18,2005
Page 6
23. A curve sign with a 20 mile per hour speed limit at the eastern end of Gunflint Trail is
required on both sides of the curve.
24. The applicant will need to provide additional information showing that the outlet pipe from
the southwest pond is discharging to a public drainage and utility easement.
25. Existing drainage and utility easements within the site must be vacated prior to recording of
the final plat.
26. The pond built in conjunction with the Highover subdivision must be maintained to ensure it
meets the size and volume standards to which it was originally designed. Any inlet and
outlet structures on that pond requiring maintenance or replacement must be corrected. In
addition, areas experiencing erosion due to storm water discharge must be stabilized.
27. The applicant will either have to expand the existing pond or provide onsite ponding for this
area.
28. The applicant will need to obtain an agreement from Xcel Energy that prohibits any future
encroachment of the power poles into the street pavement or move the street and right-of-
way outside of the existing easement area.
29. A wetland buffer 16.5 feet in width must be maintained around Wetlands 2, 3,4 and 5. A
wetland buffer 20 feet in width must be maintained around Wetland 1. 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 must pay the City $20 per sign.
30. All structures must maintain 40-foot setbacks from wetland buffer edges.
31. All bluff areas must be preserved. In addition, all structures must maintain a 30-foot setback
from the bluff and no grading may occur within the bluff impact zone (i.e., the bluff and land
located within 20 feet from the top of a bluff).
32. Silt fence must be installed between wetland impact areas and the remaining wetland.
33. All exposed soil areas should have temporary erosion protection or permanent cover year
round, according to the following table of slopes and time frames:
Tvpe of Slope
Steeper than 3: 1
10:1 to 3:1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any exposed
soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter
Planning Commission
Yoberry Farm Update
Planning Case No. 04-43
January 18,2005
Page 7
system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man
made systems that discharge to a surface water.
34. Street cleaning of soil tracked onto public streets should include daily street scraping and street
sweeping as needed.
35. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $97,191.
36. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES
Phase II Construction Permit), Minnesota Department of Natural Resources (for dewatering),
Minnesota Department of Health, Minnesota Department of Transportation, and comply with
their conditions of approval.
37. Submit streets names to the Building Department for review prior to final plat approval.
38. Building Department conditions:
a. A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
b. Demolition permits must be obtained prior to demolishing any structures on the site.
c. Existing wells and on-site sewage treatment systems but be abandoned in accordance
with State Law and City Code.
d. Separate sewer and water services must be provided each lot.
e. Retaining walls more than four feet high must be designed by a professional engineer and
a building permit must be obtained prior to construction.
f. The developer must coordinate the address changes of the three existing homes with the
construction of the development and provide access for emergency vehicles at all times.
39. Fire Marshal conditions:
a. 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.
b. No burning permits will be issued for trees to be removed. Trees and shrubs must either
be removed from site or chipped.
c. 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
new roadways allows passage by vehicles. Pursuant to 2002 Minnesota Fire Code
Section 501.4.
Planning Commission
Yoberry Farm Update
Planning Case No. 04-43
January 18,2005
Page 8
d. Submit proposed street names to Chanhassen Building Official and Chanhassen Fire
Marshal for review and approval.
e. An additional hydrant will be required at the southernmost tip of Lot 4. Relocate the fire
hydrant from between Lots 18 and 19 to between Lots 16 and 17 and add an additional
fire hydrant between Lots 1 and 8.
40. On Sheets C3.1, C4.1, C5.1 and L2.1 of the plans, a gap appears on the western edge of Lots 4,
19,20 and 21 of Block 1 and Outlot A, Yoberry Farm. This gap must be eliminated.
41. A windmill appears within the front yard setback on Lot 4, Block 1, Yoberry Farm. The
applicant shall remove or relocate this structure prior to final plat recording.
42. Approval of this subdivision is contingent upon vacation of existing drainage and utility
easements located on Lots 1 through 3, Block 2, Yoberry Farm 2nd Addition.
43. The applicant shall remove the sidewalk on the west side of Gunflint Trail.
44. Trees that should be located prior to grading field verified as to whether or not they
should be removed include: #312, #42, #192, #250, 46, 81, 270 and #251.
45. Revise the cui-dc-sac and landscape design as shown in Option A on plans dated
received January 11, 2005
46. Revise the horseshoe turnaround ofT Street B to be a standard City cui-dc-sac, per
detail plate # 5205. "
ATTACHMENTS
1. Staff Report dated December 7, 2005.
2. E-mail dated 1/6/05.
3. MnDOT review memo dated 12/15/04.
4. Memo from Todd Hoffman dated January 11,2005.
5. Developer plan exhibits.
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CC DATE: January 24, 2005
CITY OF CHANHASSEN
REVIEW DEADLINE: March 5, 2005
CASE #: 04-43
BY: AI-Jaff
STAFF REPORT
PROPOSAL: Rezoning of 35.79 acres of property zoned RR, Rural Residential, to RSF, Residential
Single Family.
Preliminary Plat to Subdivide 35.79 Acres into 57 single-family lots and 8 outlots,
Yoberry Farm.
LOCATION:
East of Highway 41, South of Highover Drive and North of Gunflint Trail.
APPLICANT:
Yoberry Farms, LLC
7105 Hazeltine Blvd
Excelsior, MN 55331
(612) 202-0692
David Hurrel,
7460 Bent Bow Trail
Chanhassen, MN 55317
(612) 202-0692
Karen Weathers
7235 Hazeltine Blvd
Excelsior, MN 55331
(612) 202-0692
PRESENT ZONING: RR, Rural Residential District
2020 LAND USE PLAN: Residential-Low Density (Net Density 1.2 - 4.0 units per acre)
ACREAGE: 35.79 Acres DENSITY: Gross 1.59 Units/Ac Net 2.28 Units/Ac
SUMMARY OF REQUEST: The applicant is requesting Rezoning of 35.79 acres of property zoned
RR, Rural Residential, to RSF, Residential Single Family and Preliminary Plat to Subdivide 35.79
Acres into 57 single-family lots and 8 outlots, Yoberry Farm. Staff is recommending approval with
conditions. Notice of this public hearing has been mailed to all property owners within 500 feet.
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 has a relatively high level of discretion in approving a rezoning because the City is acting
in its legislative or policy making capacity. A rezoning must be consistent with the City's
Comprehensive Plan.
Location Map
Yoberry Farm
CityofChanhassen
Planning Case No. 04-43
lCANNeD
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 2
PROPOSAL/SUMMARY
The applicant is proposing to subdivide 35.79 acres into 57 single-family lots and 8 outlots. The
property is zoned RR, Rural Residential, and the proposal calls for rezoning it to RSF, Residential
Single Family. The applicant is also proposing to fill 0.05 acres (2,000 square feet) of wetland. The
Minnesota Wetland Conservation Act, through the de minimis exemption (MR 8420.0122 Subp.
9), allows wetland impacts of 2,000 square feet or less without requiring an alternative analysis
or wetland mitigation. The proposed wetland impacts equal 2,000 square feet, so no wetland
replacement is required. A wetland exemption will be issued administratively by City staff prior
to the commencement of grading on this project.
The average lot size is 19,164 square feet with a resulting gross density of 1.59 units per acre and a
net density of 2.28 units per acre. The site is located east of Highway 41, south of Highover Drive
and north of Gunflint Trail. Access to the subdivision will be provided via Highover Drive to the
north and Gunflint Trail to the south. All lots are proposed to be served via internal residential
streets.
All of the proposed lots meet the minimum area, width, and depth requirements of the Zoning
Ordinance.
The subdivision is proposed
to be developed in three
additions. The central
portion will be developed
as the first addition, the
north piece will be the
second addition and the last
segment - third addition, is
the area occupying the
southwest portion of the
site. There are eight outlots
shown on the plat. Outlot
A of the first addition is
proposed to be deeded to
the neighboring property to
the south, Outlots Band C
will contain wetlands and
storm water ponds, Outlot
D will contain a sidewalk,
and Outlots E, F, and G will
be deeded to the
neighboring lots to the
north (when the applicant
surveyed the land, it was discovered that the northern property line of Yoberry Farm 1 st Addition
did not abut the rear property lines from the Highover Addition lots. A 25-foot wide strip of land
was created. The applicant chose to split it equally between the Yoberry Farm 1 st Addition and the
Highover addition property owners). Outlot A of the 3rd Addition will contain a storm pond.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 3
The site consists of several parcels being assembled into one tract of land, and then subdivided.
These parcels are owned by four individuals. Single-family homes and accessory structures exist on
these parcels. Only the single-family homes are intended to remain. Five wetlands occupy the site.
The site has bluffs and a meandering topography. The site has some mature trees.
In summary, staff believes that the proposed subdivision is well designed. Minor revisions will be
required. We are recommending that it be approved with conditions outlined in the staff report.
REZONING
The applicant is proposing to rezone the property from RR, Rural Residential, to RSF, Residential
Single Family. The area to the north is zoned Residential Single Family. The area to the south and
east is zoned Planned Unit Development - Residential. The area to the west is zoned Rural
Residential and Planned Unit Development - Residential. All the surrounding property, with the
exception of the area to the west of the subject site, is guided for Residential Low Density. The area
to the west is guided Residential Low Density and Public/Semi Public.
The 2020 Land Use Plan shows this area designated for development as Low Density Residential,
1.2 - 4.0 units per acre. Appropriate zoning for this land use is RSF, R4 or PUD-R. The applicant's
proposal has a gross density of 1.59 units per acre and 2.28 units per acre net after the streets and
wetlands are taken out.
This area is in the MUSA. Staff is recommending that this area be rezoned to RSF and finds that
the rezoning is consistent with the Comprehensive Plan.
PRELIMINARY PLAT
The applicant is proposing to subdivide a 35.79-acre site into 57 single-family lots. The density of
the proposed subdivision is 1.59 units per acre gross and 2.28 units per acre net after removing the
roads and wetlands. All the lots exceed the minimum 15,000 square feet of area, with an average lot
size of 19,164 square feet.
All of the proposed lots meet the minimum width and depth requirements of the Zoning
Ordinance with the exception of a few parcels that have deficient frontage. The lot lines can be
easily adjusted to meet ordinance requirements. There are eight outlots shown on the plat.
Outlot A of the first addition is proposed to be deeded to the neighboring property to the south,
Outlots B and C will contain wetlands and storm water ponds, Outlot D will contain a neighborhood
park, and Outlots E, F, and G will be deeded to the neighboring lots to the north (when the applicant
surveyed the land, it was discovered that the northern property line of Yoberry Farm 1st Addition
did not abut the rear property lines from the Highover Addition lots. A 25-foot wide strip of land
was created. The applicant chose to split it equally between the Yoberry Farm 1 st Addition and the
Highover addition property owners). Outlot A of the 3rd Addition will contain a storm pond.
Lots 3 through 8, Block 3, Lots 1 through 4, Block 4, and Lots 1 through 7, Block 5 abut wetlands.
The applicant is proposing to outlot the wetlands. The ordinance requires all structures to maintain
a 40-foot setback from the outside edge of a wetland buffer strip. The ordinance also requires a
buffer zone in addition to the wetland setback. A wetland buffer 16.5 feet in width must be
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 4
maintained around Wetlands 2, 3, 4, and 5. A 20-foot wetland buffer must be maintained around
Wetland 1.
Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent
with the Zoning Ordinance.
WETLANDS
Existing Wetlands
Five wetlands exist on-site: one Natural wetland and four AglUrban wetlands. Kjolhaug
Environmental Services delineated the wetlands in May 2004. The delineation was reviewed on-
site by staff on October 22, 2004.
The wetland numbering is not consistent between the wetland delineation and the plans. For the
purposes of this report, staff used the wetland number from the plans.
Wetland 4 is an AglUrban wetland (Type 1) located at the north edge of the property. The
wetland is dominated by reed canary grass, spotted touch-me-not and box elder. No impacts are
proposed to Wetland 4.
Wetland 3 is an AglUrban wetland (Type 1) located southeast of Wetland 1. The wetland is
dominated by reed canary grass. The applicant is proposing to fill the southeastern most portion
of the wetland to accommodate a road. The total proposed impact to Wetland 3 is 1,577 square
feet (0.04 acres).
Wetland 2 is an AglUrban wetland (Type 1) located in the southeastern corner of the property.
The wetland is dominated by reed canary grass. The applicant is proposing to fill the
northwestern most portion of the wetland to accommodate a road. The total proposed impact to
Wetland 2 is 423 square feet (0.01 acres).
Wetland 5 is an AglUrban wetland (Type 3) located in the southeast corner of the property. The
wetland is dominated by cattail, reed canary grass, American elm and ash. No impacts are
proposed to Wetland 5.
Wetland 1 is a Natural wetland (Type 3) located west of Wetland 4 near the southeast corner of
the property. The wetland is dominated by sedge and cattail. No impacts are proposed to
Wetland 1.
Wetland Impacts
The Minnesota Wetland Conservation Act, through the de minimis exemption (MR 8420.0122
Subp. 9), allows wetland impacts of 2,000 square feet or less without requiring an alternative
analysis or wetland mitigation. The proposed wetland impacts equal 2,000 square feet, so no
wetland replacement is required. A wetland exemption will be issued administratively by City
staff prior to the commencement of grading on this project.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 5
A wetland buffer 16.5 feet in width must be maintained around Wetlands 2,3,4 and 5. A
wetland buffer 20 feet in width must be maintained around Wetland 1. 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 must pay the City $20 per sign. All structures must maintain 40-foot
setbacks from wetland buffer edges.
BLUFFS
Two areas on the property have been identified as bluff (i.e., slope greater than or equal to 30%
and a rise in slope of at least 25 feet above the toe). These areas must be preserved. In addition,
all structures must maintain a 30-foot setback from the bluff and no grading may occur within
the bluff impact zone (i.e., the bluff and land located within 20 feet from the top of a bluff).
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 $1,093/acre.
Based on the proposed developed area of approximately 25.59 acres, the water quality fees
associated with this project are $27,970.
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 qu~tity 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 $69,221 for the proposed development.
SWMP Credits
This project proposes the construction of 2 NURP ponds and the provision of 2 outlet structures.
At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $97,191.
OTHER AGENCIES
The applicant should apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES
Phase IT Construction Permit), Minnesota Department of Natural Resources (for dewatering),
Minnesota Department of Transportation, Minnesota Department of Health) and comply with their
conditions of approval.
GRADING. DRAINAGE & EROSION CONTROL
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 6
The existing site is about 36 acres and has tree cover over approximately 16 acres (45% of the
parcel). The existing parcel has a wide variety of grade changes within its limits. The site
elevations range from a high of 1084± to a low of 992±. These severe elevation differences make
this site a challenging one to both develop and minimize grading. The plans propose to grade
about 80% of the site for the 57 new house pads, a proposed street system, three cul-de-sacs and
stormwater ponds. The proposed grading will prepare the site for full basement, look-out and
walk-out type house pads. Retaining walls are proposed in numerous locations throughout the
site. The applicant must be aware that any retaining wall over four feet in height must be
designed by a registered civil engineer and a permit from the city building department must be
obtained. In addition, encroachment agreements will be required for any retaining wall within a
public easement.
Staff is concerned with the large number of lots that have steep rear yard slopes off the house pad
and very little useable rear yard. Staff is, therefore, recommending that all lots have a minimum
useable area off the back of the house pad that is relatively flat with a maximum slope of 10: 1.
In addition, the eastern end of Gunflint Trail contains three retaining walls just off the right-of-
way. To better match the existing grades and minimize the wall height on two of the retaining
walls, staff is recommending that the applicant increase the street grades moving west from the
cul-de-sac. This would lower the street in the area of the curve and existing wetland and
decrease the amount of fill that is required.
The existing site drainage is encompassed within three main drainage areas. Under existing
conditions, the eastern portion of the site drains to an existing wetland complex to the east and
south; the northwestern part of the site drains off-site to a western TH 41 ditch; and the
southwestern part of the site drains off-site to the south. Under developed conditions, the
applicant is proposing to capture the street drainage, front yard drainage and rear yard drainage
from most of the lots. The stormwater that is captured will be conveyed via storm sewer to
proposed ponds in the southeasterly and southwesterly corners of the site for treatment. The
proposed ponds must be designed to National Urban Runoff Program (NURP) standards with
maximum 3: 1 slopes and a 10: 1 bench at the NWL.
Two storm water ponds are proposed in conjunction with this development. In addition, a
temporary pond that was constructed with the Highover subdivision is proposed to remain. The
applicant has indicated that he has met with the property owners of Lot 23, Block 3, Highover
who are aware that the temporary pond will not be relocated. The applicant has submitted a
letter from the owners of Lot 23, Block 3 that indicate they understand that the pond will not be
moved. The pond built in conjunction with the Highover subdivision must be maintained to
ensure it meets the size and volume standards to which it was originally designed. Any inlet and
outlet structures on that pond requiring maintenance or replacement must be corrected. In
addition, areas experiencing erosion due to storm water discharge must be stabilized.
While the applicant is proposing to treat most of the site drainage with on-site ponding, there is a
small area in the central portion of the site which will not be treated on site. Proposed catch
basins at the intersection of Street B and Gunflint Trail will capture this drainage and connect
with the existing storm sewer in Gunflint Trail. This storm sewer drains to an existing pond in
the Longacres subdivision south of the site. Based on staff's review of the existing pond date,
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 7
the existing pond is undersized for the proposed development area that will be draining to it from
Yoberry Farm. The applicant will either have to expand the existing pond or provide on site
ponding for this area.
Drainage calculations for the site have been submitted and some changes remain. The applicant
is required to meet the existing site runoff rates for the lO-year and 100-year, 24-hour storm
events. Storm sewer sizing calculations must be submitted at the time of final plat application.
The storm sewer must be sized for a lO-year, 24-hour storm event. Drainage and utility
easements must be dedicated on the final plat over the public storm drainage system including
ponds, drainage swales, and wetlands up to the 100-year flood level.
Proposed erosion control must be developed in accordance with the City's Best Management
Practice Handbook (BMPH). Staff recommends that Type II silt fence, which is a heavy duty
fence, be used adjacent to the existing wetlands and around the ponds. In addition, tree
preservation fencing must be installed at the limits of tree removal. Erosion control blankets are
recommended for all areas with a steep slope of 3: 1 and an elevation drop of eight feet or greater.
All disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion. The applicant should be aware that any off-site
grading will require an easement from the appropriate property owner. If importing or exporting
material for development of the site is necessary, the applicant will be required to supply the City
with detailed haul routes. Silt fence must be installed between wetland impact areas and the
remaining wetland.
All exposed soil areas should have temporary erosion protection or permanent cover year round,
according to the following table of slopes and time frames:
Type of Slope
Steeper than 3: 1
10:1 to 3:1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any exposed soil
areas with a positive slope to a storm water conveyance system, such as a curb and gutter system,
storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems
that discharge to a surface water.
Street cleaning of soil tracked onto public streets should include daily street scraping and street
sweeping as needed.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 8
UTILITIES
Municipal sewer and water service is available to the site from Gunflint Trail in the south and
from Highover Drive to the north. The applicant is proposing to connect to the existing
watermain at both ends and loop it through the site. The City's Water System Master Plan calls
for a 12-inch diameter watermain to connect the existing 12-inch main in Highover Drive to the
north with the existing 16-inch main in Longacres Drive just south of the site. To comply with
the Master Plan, the applicant is proposing to install the 12-inch watermain connection through
the site. Since the applicant is only required to install an 8-inch main to serve the proposed lots,
the watermain oversizing cost will be paid by the City from the water portion of the City's utility
fund.
Currently, there is an existing temporary lift station at the south end of Highover Drive. The lift
station pumps wastewater to a gravity sewer in Highover Drive to the north. This temporary lift
station, which serves five homes, has only one pump and is not owned or maintained by the City.
As part of the Highover subdivision approval and development contract, the temporary lift
station was to be removed when the property to the south (Yoberry Farms) was developed. In
fact, the City is holding a letter of credit to ensure this happens. When the temporary lift station
is removed, it was always the intention to have a permanent lift station installed within the north
part of the Yoberry Farms plat. The permanent lift station would be built to City standards and
would be turned over to the City for maintenance and ownership. This is in accordance with the
City's Sanitary Sewer Comprehensive Plan. Staff has previously informed the applicant of this
requirement. As an alternative, the applicant is proposing to deviate from the sewer
comprehensive plan and route the sanitary sewer from 11 homes (6 in Yoberry and 5 from
Highover) through the Yoberry site. This sewer, which was originally supposed to drain to the
north, will now drain to the south and eventually to lift station #27 (L.S. #27) in the Long Acres
Development. Because the wastewater from these 11 homes was never meant to drain to L.S.
#27, the existing pumps in L.S. #27 are not sized for this additional wastewater. As such, staff
has no objection to the sanitary sewer layout as proposed but the applicant will be required to
cover the cost of all necessary upgrades to L.S. #27 for the wastewater from the 11 additional
homes.
The underlying property has been previously assessed for sewer and water improvements and
those assessments have been paid. The sanitary sewer and water hookup charges along with the
Lake Ann Interceptor charge will be applicable for each of the new lots. The 2004 trunk hookup
charge is $1,458.00 per unit for sanitary sewer and $2,814.00 per unit for watermain. The total
2004 Lake Ann Interceptor charge is $2,102 per unit and the SAC fee is $1,425.00 per unit. All
of these charges are based on the number of SAC units assigned by the Metropolitan Council.
Sanitary sewer and water-main hookup fees may be specially assessed against the parcel at the
time of building permit issuance.
All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Upon completion of the utility
improvements, the utilities will be turned over to the City for maintenance and ownership. The
applicant is also required to enter into a development contract with the City and supply the
necessary financial security in the form of a letter of credit or cash escrow to guarantee
installation of the improvements and the conditions of final plat approval. The applicant must be
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 9
aware that all public utility improvements will require a pre-con meeting before building permit
Issuance.
STREETS
Overall, the proposed street layout appears to work well. The entire street system is shown
within a 60-foot wide public right-of-way with 31-foot wide streets in accordance with City
design criteria. Sidewalk is proposed on one side of all the through streets. The plans propose to
extend two public streets to service the site from Highover Drive to the north and Gunflint Trail
from the south. The proposed streets will provide a connection between Gunflint Trail and
Highover Drive. These types of street connections are always preferred for emergency access
and to provide residents an alternate route to get to/from their homes. While the minimum curve
radius allowed on public streets is 180 feet, staff is willing to allow the tight curve on the east
end of Gunflint Trail because the curve is at the end of the street. Staff is recommending that a
curve sign with a 20 mile per hour speed limit be posted on both sides of the curve.
There is a small portion of the proposed right-of-way for Gunflint Trail that encroaches into an
existing electric utility easement along the eastern property line of the site. The applicant will
need to obtain an agreement from Xcel Energy that prohibits any future encroachment of the
power poles into the street pavement or move the street and right-of-way outside of the existing
easement area.
PARK DEDICATION
Parks
Minnewashta Regional Park, a 200-acre property owned and operated by Carver County, is
located just across Highway 41 from the subject property. Pedestrian access from the Yoberry
site to the Regional Park would prove difficult and is not advised. The County has long-range
plans of providing a pedestrian underpass to the park. However, a future date for this
improvement has not been established.
There are no neighborhood parks within a half-mile service area of the site. This is largely due
to the manner in which neighborhood park services have been provided in this area of the City.
Two "association" properties providing park services exist in the Longacres neighborhoods to
the south of the Yoberry plat. These recreational properties will not be available to the future
residents of the new neighborhood.
The City is not seeking parkland dedication as a condition of the platting of this property.
Payment of park fees at the rate in force at the time of platting shall be required as a condition of
approval.
Trails
The site does not contain any segment of the City's comprehensive trail plan. A linear grass
outlot that serves as a neighborhood trail corridor does exist to the north and east of the Yoberry
plat. This outlot was acquired at the time the Highover addition was platted. The applicant for
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 10
the Yoberry plat has acknowledged the presence of this outlot and is providing a sidewalk and
stairway connection to the outlot at an appropriate location. It should be noted that the terrain in
this vicinity of the plat requires the installation of a stairway, a condition that will limit the types
of uses appropriate in this corridor.
Upon completion of the Yoberry neighborhood it will be necessary to complete the sidewalk
connection to Longacres Drive. This will require the installation of sidewalk in front of two
homes on the east side of Gunflint trail.
TREE PRESERV A TION/LANDSCAPING
Tree canopy calculations have been submitted for the Yoberry development. They are as
follows:
Total upland area (excluding wetlands)
Baseline canopy coverage
Minimum canopy coverage allowed
Proposed tree preservation
35.9 ac.
45% or 16.17 ac.
35 % or 12.57 ac.
14% or 5.03 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.
DifTerence in canopy coverage
Multiplier
Total replacement
Total number of trees to be planted
328,399 SF or 7.54 ac.
1.2
394,079 SF
362 trees
Additional tree removal must be added to the submitted calculations to allow for tree removal on
the custom graded lots. According to ordinance, 105 feet from the property line is considered a
removal area for the construction of a home, driveway and any decks, porches or other such
features. There are 7 custom-graded lots in the development. The approximate removal area for
these lots is 49,200 square feet. Revised calculations are as follows:
Total upland area (excluding wetlands)
Baseline canopy coverage
Minimum canopy coverage allowed
Proposed tree preservation
35.9 ac.
45% or 16.17 ac.
35 % or 12.57 ac.
11% or 3.90 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.
DifTerence in canopy coverage
Multiplier
Total replacement
Total number of trees to be planted
377,599 SF or 7.54 ac.
1.2
453,119 SF
416 trees
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 11
The applicant has shown a total of 416 trees in the landscape plan.
Bufferyard requirements are as shown in the table:
Landsca in Item
Bufferyard B* - West
property line (1290')
Re uired
13 overstory trees
26 understory trees
26 shrubs
Pro osed
Existing tree/shrub line
and existing difference in
grade elevations
Applicant meets minimum requirements for bufferyard plantings.
According to the existing conditions and demolition plans (tree preservation) dated 12/20/04, Lot
3, Block 1 of Yoberry 2nd Addition is to be custom graded. However, on grading plans of the
same date, the lot is being graded in conjunction with the street. This lot may represent
additional tree removal for the development. Staff recommends that the developer clarify how
tree removal for lot 3 has been calculated.
Additional tree removal calculations need to be done for Lots 18-20, Block 1 since lot sizes have
changed due to the additional Right-of-Way adjacent to them. Tree removal calculations will
assume 105 feet of clearing on each lot.
While the site has many lowland forest species such as boxelder, ash, willow and cottonwood
there are a number of very large, upland hardwood specimens as well. Oaks, maples, some black
cherry and a tamarack that range in diameter from 20 inches up to 55 inches dot the landscape on
the western side of the property. Many of these are in direct conflict with street and home
construction, but a handful of them will be left within custom-graded lots. Staff recommends
that great care be taken during home construction to preserve as many of the significant trees as
possible.
Trees that should be located prior to grading field verified as to whether or not they should be
removed include: #312, #42, #192, #250, 46,81,270 and #251.
COMPLIANCE WITH ORDINANCE - RSF DISTRICT
Area (sq. Frontage Dept Setbacks: front, Wetland Bluff
ft.) (feet) h side, rear, wetland Buffer (feet)
(feet) buffer edge (feet)
Code 15,000 90 125 30, 10, 30, 40 16.5 or 20 30
Yoberry Farm
Lot 1, Block 1 17,689 110 157 30,1O,30,na na na
Lot 2, Block 1 20,143 81 @ curve 169 30,1O,30,na na na
Lot 3, Block 1 19,630 63 @ curve 161 30,1O,30,na na na
Lot 4, Block 1 34,540 50 @ curve 165 30,1O,30,na na 30
Lot 5, Block 1 25,509 71 @ curve 182 30'1O,30,na na na
Lot 6, Block 1 19,701 103 190 30, 10, 30, na na na
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 12
Area (sq. Frontage Dept Setbacks: front, Wetland Bl uff
ft.) (feet) h side, rear, wetland Buffer (feet)
(feet) buffer edge (feet)
Code 15,000 90 125 30,10,30,40 16.5 or 20 30
Lot 7, Block 1 15,898 95 147 30, 10, na, na na na
Lot 8, Block 1 18,569 90 218 30, 10, 30, na na na
Lot 9, Block 1 17,160 93 191 30,1O,30,na na na
Lot 10, Block 1 15,099 156 177 30,1O,30,na na na
Lot 11, Block 1 15,263 135 146 30,1O,30,na na na
Lot 12, Block 1 15,251 113 154 30,1O,30,na na na
Lot 13, Block 1 15,029 102 184 30, 10, 30, na na na
Lot 14, Block 1 16,287 95 197 30'1O,30,na na na
Lot 15, Block 1 18,296 92 183 30, 10, 30, na na na
Lot 16, Block 1 17,678 105 184 30,1O,30,na na na
Lot 17, Block 1 17,395 126 170 30'1O,30,na na na
Lot 18, Block 1 18,188 72 @ curve 157 30,1O,30,na na 30
Lot 19, Block 1 20,558 79 @ curve 171 30, 10, 30, na na 30
Lot 20, Block 1 22,739 102 271 30,1O,30,na na 30
Lot 21, Block 1 37,440 144 244 30,1O,30,na na 30
Lot 1, Block 2 15,045 179 172 30, 10, 30, na na na
Lot 2, Block 2 15,548 146 155 30, 10, na, na na na
Lot 3, Block 2 15,195 130 136 30,1O,30,na na na
Lot 1, Block 3 20,533 256 159 30, 10, na, na na na
Lot 2, Block 3 16,236 86 @ curve 155 30,1O,30,na na na
Lot 3, Block 3 16,983 93 162 30,10,30,40 20 na
Lot 4, Block 3 15,040 93 160 30, 10, 30, 40 20 na
Lot 5, Block 3 15,961 91 161 30, 10, 30, 40 20 na
Lot 6, Block 3 16,158 100 160 30,1O,30,na na na
Lot 7, Block 3 16,410 113 153 30, 10, 30, 40 16.5 na
Lot 8, Block 3 29,940 314 230 30,10,30,40 16.5 na
Lot 1, Block 4 27,557 82 @ curve 279 30,10,30,40 16.5 na
Lot 2, Block 4 15,033 78 @ curve 161 30, 10, 30, 40 16.5 na
Lot 3, Block 4 15,191 105 153 30,10,30,40 16.5 na
Lot 4, Block 4 15,041 105 149 30, 10, na, 40 16.5 na
Lot 1, Block 5 17,530 96 172 30, 10, na, 40 16.5 na
Lot 2, Block 5 16,140 96 171 30,10,30,40 16.5 na
Lot 3, Block 5 17,148 92 188 30,10,30,40 16.5 na
Lot 4, Block 5 21,493 88 @ curve 204 30,10,30,40 16.5 na
Lot 5, Block 5 18,418 83 @ curve 158 30,10,30,40 16.5 na
Lot 6, Block 5 16,381 167 128 30,10,30,40 16.5 na
Lot 7, Block 5 15,186 149 136 30,10,30,40 16.5 na
Outlot A 5,246
Outlot B 84,458
Outlot C 78,995
Outlot D 17,088
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 13
Area (sq. Frontage Dept Setbacks: front, Wetland Bluff
ft.) (feet) h side, rear, wetland Buffer (feet)
(feet) buffer edge (feet)
Code 15,000 90 125 30, 10, 30, 40 16.5 or 20 30
Yoberry Farm
2nd
Lot 1, Block 1 24,417 132 223 30, 10, 30, na na na
Lot 2, Block 1 15,039 101 156 30,1O,30,na na na
Lot 3, Block 1 19,901 107 192 30,1O,30,na na na
Lot 1, Block 2 15,040 128 155 30, 10, 30, na na na
Lot 2, Block 2 15,312 95 162 30,1O,30,na na na
Lot 3, Block 2 16,035 103 156 30, 10, 30, 40 16.5 na
Outlot A 15,908
Yoberry Farm
3rd
Lot 1, Block 1 13,198 138 233 30, 10, 30, na na na
Lot 2, Block 1 17,947 106 203 30,1O,30,na na na
Lot 3, Block 1 24,284 57 @ curve 156 30,1O,30,na na na
Lot 4, Block 1 19,050 55 @ curve 150 30, 10, 30, na na na
Lot 5, Block 1 31,832 55 @ curve 176 30,1O,30,na na na
Lot 6, Block 1 20,684 85 @ curve 190 30, 10, 30, na na na
Lot 7, Block 1 17,033 91 187 30,10,30,na na na
Lot 8, Block 1 17,305 90 187 30'1O,30,na na na
Outlot A 16,964
ROW 241,415
Total 1,559,202
Average 19,164
@ Meets 90 foot width at the building setback line.
na - Not Applicable
SUBDIVISION - FINDINGS
1. The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets all the requirements of the RSF, Residential
Single Family District with the exception of Lot with deficient width which can
easily be corrected.
2. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Finding: The proposed subdivision is consistent with the subdivision ordinance.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 14
3. The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm
water drainage are suitable for the proposed development;
Finding: The proposed site is suitable for development subject to the conditions
specified in this report
4. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
Finding: The proposed subdivision is served by adequate urban infrastructure.
5. The proposed subdivision will not cause environmental damage;
Finding: The proposed subdivision will not cause excessive environmental
damage subject to conditions of approval. The proposed subdivision contains
adequate open areas to accommodate house pads.
6. The proposed subdivision will not conflict with easements of record.
Finding: The proposed subdivision will not conflict with existing easements, but
rather will expand and provide all necessary easements.
7. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
a. Lack of adequate storm water drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
Finding: The proposed subdivision will have access to public utilities and streets.
RECOMMENDATION
Staff recommends the Planning Commission adopt the following motions:
REZONING
"The Planning Commission recommends approval of Case #04-43 to rezone 35.79 acres of property
zoned RR, Rural Residential, to RSF, Residential Single Family, for Yoberry Farm as shown on the
plans dated received December 20,2004."
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 15
PRELIMINARY PLAT
"The Planning Commission recommends approval of the preliminary plat for Subdivision Case #04-
43 for Yoberry Farm for 57 lots and 8 outlots as shown on the plans received December 20, 2004,
subject to the following conditions:
1. A minimum of two overstory trees shall be required in the front yard of each lot. The
applicant shall supply the city with a list of the number of trees required on each lot as
shown on the landscape plan dated 12/20/04.
2. The developer shall be responsible for installing all landscape materials proposed in rear
and side yard areas.
3. Tree preservation fence shall be installed at the edge of the grading limits prior to any
construction.
4. Tree preservation on site shall be according to tree preservation plans dated 12/20/04.
Any trees removed in excess of proposed tree preservation plans will be replaced at a
ratio of 2: 1 diameter inches.
5. Tree removal calculations must be shown for lot 3, block 1, Yoberry 2nd Addition.
Revised calculations for the entire development will be required before final plat
approval.
6. Payment of park fees at the rate in force at the time of platting shall be required as a
condition of approval.
7. The applicant will be required to meet the existing site runoff rates for the lO-year and
100-Year, 24-hour storm events. The proposed ponds must be designed to National
Urban Runoff Program (NURP) standards.
8. The storm sewer must be designed for a lO-year, 24-hour storm event. Submit storm
sewer sizing calculations and drainage map prior to final plat for staff review and
approval.
9. Drainage and utility easements must be dedicated on the final plat over the public storm
drainage system including ponds, drainage swales, and wetlands up to the 100-year flood
level.
10. Staff recommends that Type II silt fence, which is a heavy duty fence, be used adjacent to
the existing wetlands and around the ponds. In addition, tree preservation fencing must
be installed at the limits of tree removal. Erosion control blankets are recommended for
all areas with a steep slope of 3: 1 and an elevation drop of eight feet or greater.
11. All plans must be signed by a registered Ci viI Engineer in the State of Minnesota.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 16
12. On the utility plan:
a. All watermain pipes must be PVC-C900.
b. Maintain lO-foot horizontal separation between all sanitary/water/storm sewer mains.
c. Revise the storm sewer pipe size to maintain a minimum 15".
d. Sanitary manhole #4 must be with outside drop structure.
e. Show existing sanitary, storm, and watermain pipe type and size.
f. Show all existing utilities in Longacres Drive.
g. Minimum sanitary sewer pipe slope is 0.4% - Revise accordingly.
h. Reroute the proposed watermain in the southwest corner of the parcel to be between
Lots 5 and 6 and 10 feet off the proposed sanitary sewer within the 30-foot utility
easement.
1. Add the following notes: Any connection to an existing structure must be core
drilled.
13. On the grading plan:
a. Show the 100-year HWL of wetlands 1 and 5.
b. Show the benchmark used for the site survey.
c. Show the location and elevation of all emergency overflows. The elevation must be
1.5 feet lower than adjacent house elevations.
d. Delete the proposed grading on the custom house pad of Lot 3, Block 1, Yoberry 2nd
Addition.
e. Revise the retaining wall top and bottom elevations on the southwest corner of the
parcel.
f. Remove existing temporary cul-de-sac pavement and re-sod it at the north on
Highover Drive.
g. Maintain a maximum driveway slope of 10% on Lot 21, Block 1, Yoberry 1 st
Addition.
h. Remove the existing outlet control structure after installing the proposed outlet
control structure on the existing north storm pond.
1. Show the location of the existing power lines along the eastern property line of the
site.
13. Any retaining wall over four feet in height must be designed by a registered civil
engineer and a permit from the City's Building Department must be obtained. In
addition, encroachment agreements will be required for any retaining wall within a public
easement. Approved safety fence will be required on top of all retaining walls which are
adjacent to sidewalk or trails.
14. The sanitary sewer and water hookup charges along with the Lake Ann Interceptor
charge will be applicable for each of the new lots. The 2004 trunk hookup charge is
$1,458.00 per unit for sanitary sewer and $2,814.00 per unit for watermain. The total
2004 Lake Ann Interceptor charge is $2,102 per unit and the SAC fee is $1,425.00 per
unit. All of these charges are based on the number of SAC units assigned by the
Metropolitan Council. Sanitary sewer and watermain hookup fees may be specially
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 17
assessed against the parcel at the time of building permit issuance.
15. All disturbed areas, as a result of construction, must be seeded and mulched or sodded
immediately after grading to minimize erosion.
16. The applicant should be aware that any off-site grading will require an easement from the
appropriate property owner.
17. If importing or exporting material for development of the site is necessary, the applicant
will be required to supply the City with detailed haul routes.
18. All private driveway accesses for the demolished home sites off TH 41 must be removed.
19. All of the utility improvements are required to be constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates. 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.
20. All lots must have a minimum useable area off the back of the house pad with a
maximum slope of 10: 1.
21. To better match the existing grades and minimize the wall height on two of the retaining
walls, staff is recommending that the applicant lower the street grades moving west from
the eastern cul-de-sac on Gunflint Trail.
22. The applicant will be required to cover the cost of all necessary upgrades to L.S. #27 for
the wastewater from the 11 additional homes.
23. A curve sign with a 20 mile per hour speed limit at the eastern end of Gunflint Trail is
required on both sides of the curve.
24. The applicant will need to provide additional information showing that the outlet pipe
from the southwest pond is discharging to a public drainage and utility easement.
25. Existing drainage and utility easements within the site must be vacated prior to recording
of the final plat.
26. The pond built in conjunction with the Highover subdivision must be maintained to
ensure it meets the size and volume standards to which it was originally designed. Any
inlet and outlet structures on that pond requiring maintenance or replacement must be
corrected. In addition, areas experiencing erosion due to storm water discharge must be
stabilized.
27. The applicant will either have to expand the existing pond or provide onsite ponding for
this area.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 18
28. The applicant will need to obtain an agreement from Xcel Energy that prohibits any
future encroachment of the power poles into the street pavement or move the street and
right-of-way outside of the existing easement area.
29. A wetland buffer 16.5 feet in width must be maintained around Wetlands 2, 3,4 and 5. A
wetland buffer 20 feet in width must be maintained around Wetland 1. 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 must pay the City $20 per sign.
30. All structures must maintain 40-foot setbacks from wetland buffer edges.
31. All bluff areas must be preserved. In addition, all structures must maintain a 30-foot
setback from the bluff and no grading may occur within the bluff impact zone (i.e., the
bluff and land located within 20 feet from the top of a bluff).
32. Silt fence must be installed between wetland impact areas and the remaining wetland.
33. All exposed soil areas should have temporary erosion protection or permanent cover year
round, according to the following table of slopes and time frames:
Type of Slope
Steeper than 3:1
10:1 t03:1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any
exposed soil areas with a positive slope to a storm water conveyance system, such as a
curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other
natural or man made systems that discharge to a surface water.
34. Street cleaning of soil tracked onto public streets should include daily street scraping and
street sweeping as needed.
35. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $97,191.
36. The applicant shall apply for and obtain permits from the appropriate regulatory agencies
(e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency
(NPDES Phase II Construction Permit), Minnesota Department of Natural Resources (for
dewatering), Minnesota Department of Health, Minnesota Department of Transportation,
and comply with their conditions of approval.
37. Submit streets names to the Building Department for review prior to final plat approval.
38. Building Department conditions:
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 19
a. A final grading plan and soils report must be submitted to the Inspections Division
before building permits will be issued.
b. Demolition permits must be obtained prior to demolishing any structures on the site.
c. Existing wells and on-site sewage treatment systems but be abandoned in accordance
with State Law and City Code.
d. Separate sewer and water services must be provided each lot.
e. Retaining walls more than four feet high must be designed by a professional engineer
and a building permit must be obtained prior to construction.
f. The developer must coordinate the address changes of the three existing homes with
the construction of the development and provide access for emergency vehicles at all
times.
39. Fire Marshal conditions:
a. 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.
b. No burning permits will be issued for trees to be removed. Trees and shrubs must
either be removed from site or chipped.
c. 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 new roadways allows passage by vehicles. Pursuant to 2002
Minnesota Fire Code Section 501.4.
d. Submit proposed street names to Chanhassen Building Official and Chanhassen Fire
Marshal for review and approval.
e. An additional hydrant will be required at the southernmost tip of Lot 4. Relocate the
fire hydrant from between Lots 18 and 19 to between Lots 16 and 17 and add an
additional fire hydrant between Lots 1 and 8.
40. On Sheets C3.1, C4.1, C5.1 and L2.1 of the plans, a gap appears on the western edge of Lots
4, 19,20 and 21 of Block 1 and Outlot A, Yoberry Farm. This gap must be eliminated.
41. A windmill appears within the front yard setback on Lot 4, Block 1, Yoberry Farm. The
applicant shall remove or relocate this structure prior to final plat recording.
42. Approval of this subdivision is contingent upon vacation of existing drainage and utility
easements located on Lots 1 through 3, Block 2, Yoberry Farm 2nd Addition.
43. The applicant shall remove the sidewalk on the west side of Gunflint Trail.
44. Trees that should be located prior to grading field verified as to whether or not they
should be removed include: #312, #42, #192, #250, 46, 81, 270 and #251.
Yoberry Farms Rezoning and Subdivision
Planning Case No. 04-43
January 4, 2005
Page 20
45. Revise the cui-dc-sac and landscape design as shown in Option A on plans dated
received January 11, 2005
46. Revise the horseshoe turnaround ofT Street B to be a standard City cui-dc-sac, per
detail plate # 5205."
ATTACHMENTS
1. Findings of Fact.
2. Development Application.
3. Letter from Candace Wisely dated November 30, 2004.
4. Affidavit of Mailing and Public Hearing Notice.
5. Letter from William Coffman granting a 60-day extension dated December 3, 2004.
6. Preliminary plat dated received December 20, 2004.
g:\plan\2004 planning cases\04-43 - yoberry farrn\staff report pc 2005 revised. doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE: Application of Yoberry Farm - Planning Case 04-43
On January 4, 2005, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of a Preliminary Plat to Subdivide 35.79 Acres into 57
single-family lots and 8 outlots, and Rezoning of 35.79 acres of property zoned RR, Rural
Residential, to RSF, Residential Single Family - Yoberry Farm.
The Planning Commission conducted a public hearing on the proposed development which was
preceded by published and mailed notice. The Planning Commission heard testimony from all
interested persons wishing to speak and now makes the following:
FINDINGS OF FACT
1. The property is currently zoned Rural Residential District, RR.
2. The property is guided in the Land Use Plan for Residential- Low Density (1.2-
4.0 units per net acre).
3. The legal description of the property is attached as Exhibit A.
4. The Subdivision Ordinance directs the Planning Commission to consider seven
possible adverse effects of the proposed subdivision. The seven (7) effects and
our findings regarding them are:
a) The proposed subdivision is consistent with the zoning ordinance;
b) The proposed subdivision is consistent with all applicable city, county and
regional plans including but not limited to the city's comprehensive plan;
c) The physical characteristics of the site, including but not limited to
topography, soils, vegetation, susceptibility to erosion and siltation,
susceptibility to flooding, and storm water drainage are suitable for the
proposed development;
d) The proposed subdivision makes adequate provision for water supply, storm
drainage, sewage disposal, streets, erosion control and all other
improvements required by this chapter;
1
e) The proposed subdivision will not cause environmental damage;
f) The proposed subdivision will not conflict with easements of record; and
g) The proposed subdivision is not premature. A subdivision is premature if
any of the following exists:
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. The planning report Planning Case 04-43, dated January 4,2005, prepared by
Sharmeen AI-Jaff, et aI, is incorporated herein.
RECOMMENDA TION
The Planning Commission recommends that the City Council approve the
Preliminary Plat.
ADOPTED by the Chanhassen Planning Commission this 4th day of January, 2005.
CHANHASSEN PLANNING COMMISSION
BY:
Uli Sacchet, Chairman
g:\plan\2004 planning cases\04-43 - yoberry farrn\findings of fact.doc
2
APPLICANT:
AD DRESS:
David Hurrel
7460 Bentbow Trail
Chanhassen, MN 55331
TELEPHONE (Daytime) 612-202-0692
NOV.·.·O.·520M
CITY OF C.Hl4Wf'¡¡¡HlÄ\~Æ~
OWNER: Same
ADDRESS:
TELEPHONE:
Comprehensive Plan Amendment Temporary Sales Permit
Conditional Use Permit Vacation of ROW/Easements
Interim Use Permit Variance
Non-conforming Use Permit Wetland Alteration Permit
Planned Unit Development* Zoning Appeal
X Rezoning Zoning Ordinance Amendment
Sign Permits
Sign Plan Review X Notification Sign
Site Plan Review* X Escrow for Filing Fees/Attorney Cost** ($50
CU P /SPR/V ACNAR/W AP /Metes and
Bounds, $400 Minor SUB)
X Subdivision* TOTAL FEE $
each appHœtioo.
--
PROJECT NAME YOBERRY FARM
LOCATION 6451,7105,7185 & 7235 Hazeltine Blvd. Excelsior, MN 55331
LEGAL DESCRIPTION See Attached Exhibit A, B & C
TOTAL ACREAGE 35.9 AC.
WETLANDS PRESENT
X YES
NO
PRESENT ZONING RR - Rural Residential District
REQUESTED ZONING RSF - Single Family Residential District
PRESENT LAND USE DESIGNATION RES -Low Density (Net Density Range 1.2- 4/Ac.)
REQUESTED LAND USE DESIGNATION RES -Low Density (Net Density Range 1.2- 4/Ac.)
REASON FOR THIS REQUEST Allow small lot sinqle familv subdivision
Signature of Fee Owner
Application RecErived on
Th ttçantshouldcon-'c
my g:. .If not contacted, a
1J151'1)~
Da.te
"15/~~
Date
Fee·Paid
.riday: prior to the
Exhibit C
Hurrell Parcel Legal Description
LOT I, BLOCK I, WIRTZ ADDITION, CARVER COUNTY, MINNESOTA.
AND
OUTLOT B, HIGHOVER, CARVER COUNTY, MINNESOTA.
APPLICANT: Karen Weathers
ADDRESS: 7235 Hazeltine Blvd.
Excelsior, MN 55331
TELEPHONE (Daytime) 612-202-0692
OWNER: Same
ADDRESS:
TELEPHONE:
Comprehensive Plan Amendment
Temporary Sales Permit
Conditional Use Permit
Vacation of ROW/Easements
Interim Use Permit
Variance
Non-conforming Use Permit
Wetland Alteration Permit
Planned Unit Development*
Zoning Appeal
x
Rezoning
Zoning Ordinance Amendment
Sign Permits
Sign Plan Review
x
Notification Sign
Site Plan Review*
x
Escrow for Filing Fees/Attorney Cost** ($50
CUP/SPR/VACNAR/WAP/Metes and
Bounds, $400 Minor SUB)
x
Subdivision*
OTAL FEE $
all;pFOPert¡' --
Ion.
SUUdlA8 material
..18arow \'If
NOTE· When multiple applIcations
,tI:Ir8ugh·tQø .development e:ont.ràct
~ata fee $hall be charged for each application.
tcAHNIIt
PROJECT NAME YOBERRY FARM
LOCATION 6451,7105,7185 & 7235 Hazeltine Blvd. Excelsior, MN 55331
LEGAL DESCRIPTION See Attached Exhibit A, B & C
TOTAL ACREAGE 35.9 AC.
WETLANDS PRESENT
X YES
NO
PRESENT ZONING RR - Rural Residential District
REQUESTED ZONING RSF - Single Family Residential District
PRESENT LAND USE DESIGNATION RES -Low Density (Net Density Range 1.2- 4 lAc.)
REQUESTED LAND USE DESIGNATION RES -Low Density (Net Density Range 1.2- 4 lAc.)
REASON FOR THIS REQUEST Allow small lot sinqle familv subdivision
This application m
and plans required
Departmenttod
authorization to pro .
my knowledge.
Signature of Fee Owner
ApptieationReœivedon ~ Fee·Paid
ne..applicant should
meeting. If not con
Receipt No.
Friday prior to the
Exhibit B
Weathers Legal Description
PARCEL A
ALL THAT PART OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF
SECTION 9, TOWNSHIP 116, RANGE 23, CARVER COUNTY, MINNESOTA DESCRIBED
AS FOLLOWS: BEGINNING AT A POINT ON THE NORTH LINE OF SAID SOUTHWEST
QUARTER OF THE NORTHEAST QUARTER DISTANT 239.4 FEET WEST OF THE
NORTHEAST CORNER THEREOF; THENCE SOUTH, AT A RIGHT ANGLE TO THE NORTH
LINE 200 FEET; THENCE EAST, PARALLEL WITH SAID NORTH LINE, 200 FEET;
THENCE NORTH, AT RIGHT ANGLES TO SAID NORTH LINE; THENCE WEST TO THE
POINT OF BEGINNING.
EXCEPT THAT PART THEREOF LYING NORTH OF A LINE DRAWN FROM A POINT 14
FEET SOUTH, MEASURED AT A RIGHT ANGLE, FROM A POINT IN THE NORTH LINE
OF SAID SOUTHWEST QUARTER OF THE NORTHEAST QUARTER, DISTANT 142.78 FEET
WEST OF THE NORTHEAST CORNER THEREOF, TO A POINT ON THE EASTERLY LINE
OF MINNESOTA TRUNK HIGHWAY NO. 41, DISTANT 16.3 FEET SOUTHWESTERLY,
MEASURED ALONG SAID EASTERLY LINE FROM IT'S POINT OF INTERSECTION WITH
THE NORTH LINE OF SAID SOUTHWEST QUARTER OF THE NORTHEAST QUARTER.
INCLUDING AN EASEMENT FOR DRIVEWAY PURPOSES OVER A STRIP OF LAND 30
FEET WIDE LYING SOUTH OF AND ADJACENT TO SAID LAST DESCRIBED LINE, AND
BETWEEN SAID FIRST HEREIN ABOVE DESCRIBED PROPERTY AND THE EASTERLY
RIGHT-OF-WAY LINE OF STATE TRUNK HIGHWAY NO. 41; AND ALSO OVER A TRACT
OF LAND DESCRIBED AS FOLLOWS: BEGINNING AT THE POINT OF INTERSECTION OF
THE SOUTH LINE OF SAID 30 FOOT STRIP OF LAND WITH THE WEST LINE OF THE
PROPERTY FIRST HEREIN ABOVE DESCRIBED; THENCE SOUTH ALONG SAID WEST
LINE TO A POINT 107 FEET SOUTH, MEASURED AT RIGHT ANGLES FROM THE NORTH
LINE OF SAID SOUTHWEST QUARTER OF THE NORTHEAST QUARTER; THENCE WEST AT
RIGHT ANGLES 13.38 FEET; THENCE DEFLECTING RIGHT 45 DEGREES TO THE
SOUTH LINE OF SAID 30 FOOT STRIP OF LAND; THENCE EAST, ALONG SAID SOUTH
LINE, TO THE POINT OF BEGINNING.
PARCEL B
THAT PART OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF SECTION 9,
TOWNSHIP 116, RANGE 23, CARVER COUNTY, MINNESOTA, DESCRIBED AS
BEGINNING AT A POINT IN THE NORTH LINE OF SAID SOUTH HALF OF THE
NORTHEAST QUARTER DISTANCE 239.4 FEET WEST FROM THE NORTHEAST CORNER OF
THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 9, THENCE
SOUTH AT RIGHT ANGLES TO SAID NORTH LINE A DISTANCE OF 461.29 FEET,
THENCE EAST AT RIGHT ANGLES A DISTANCE OF 464.44 FEET, THENCE NORTH AT
RIGHT ANGLES A DISTANCE OF 461.29 FEET AT THE NORTH LINE OF SAID SOUTH
HALF OF THE NORTHEAST QUARTER, THENCE WEST ALONG SAID NORTH LINE A
DISTANCE OF 464.44 FEET TO THE POINT OF BEGINNING EXCEPT THE NORTH 200
FEET OF THE WEST 200 FEET OF THE ABOVE DESCRIBED PROPERTY.
AND ALSO THAT CERTAIN PIECE OF PROPERTY 13.38 FEET IN WIDTH FROM EAST
TO WEST, AND 152 FEET IN LENGTH FROM NORTH TO SOUTH, LYING IMMEDIATELY
TO THE EAST AND ADJACENT TO THE EASTERLY BOUNDARY OF THE PROPERTY
DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE NORTH LINE OF THE SOUTHWEST QUARTER OF THE
NORTHEAST QUARTER OF SECTION 9, TOWNSHIP 116, RANGE 23, DISTANCE 252.78
FEET WEST OF THE NORTHEAST CORNER THEREOF; THENCE SOUTH AT RIGHT ANGLES
TO SAID NORTH LINE A DISTANCE OF 152 FEET; THENCE WEST AND PARALLEL TO
SAID NORTH LINE TO THE EASTERLY LINE OF STATE TRUNK HIGHWAY #41, THENCE
NORTHEASTERLY ALONG SAID EASTERLY LINE TO SAID NORTH LINE OF THE
SOUTHWEST QUARTER OF THE NORTHEAST QUARTER; THENCE EAST ALONG SAID
NORTH LINE TO THE POINT OF BEGINNING.
oLf-if3
ASSEN PLANNING DePr
Yoberrv Farms. LLC
7105 Hazeltine Blvd.
Excelsior, MN 55331
TELEPHONE (Daytime) 612-202-0692
OWNER:Same
ADDRESS:
APPLICANT:
ADDRESS:
TELEPHONE:
Comprehensive Plan Amendment
Temporary Sales Permit
Conditional Use Permit
Vacation of ROW/Easements
Interim Use Permit
Variance
Non-conforming Use Permit
Wetland Alteration Permit
Planned Unit . Development*
Zoning Appeal
x
Rezoning
Zoning Ordinance Amendment
Sign Permits
Sign Plan Review
x
Notification Sign
Site Plan Review*
x
Escrow for Filing Fees/Attorney Cost** ($50
CUP/SPR/VACNAR/WAP/Metes and
Bounds, $400 Minor SUB)
x
Subdivision*
2,640
... EQrowwlft be .
NOTE· When mu1ti.a
'through ø.cbwfttpmentçontract
e appropriate_shaft be charged for eactuppbtion.
8CAHNeQ
PROJECT NAME YOBERRY FARM
LOCATION 6451,7105,7185 & 7235 Hazeltine Blvd. Excelsior, MN 55331
LEGAL DESCRIPTION See Attached Exhibit A, B & C
TOTAL ACREAGE 35.9 AC.
WETLANDS PRESENT
X YES
NO
PRESENT ZONING RR - Rural Residential District
REQUESTED ZONING RSF - Single Family Residential District
PRESENT LAND USE DESIGNATION RES -Low Density (Net Density Range 1.2- 4 lAc.)
REQUESTED LAND USE DESIGNATION RES -Low Density (Net Density Range 1.2- 4 lAc.)
REASON FOR THIS REQUEST Allow small lot sinqle familv subdivision
II~.I)~
Date
11 - 5- DL} Fee<Paid
Receipt No.
Exhibit A
Youngquist Legal Description
PARCEL A
THE SOUTH 25.00 ACRES OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER
OF SECTION 9, TOWNSHIP 116 NORTH, RANGE 23 WEST.
THAT PART OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER (NW 1/4 OF
THE NE 1/4) OF SECTION 9, TOWNSHIP 116, RANGE 23 DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF SAID NORTHWEST QUARTER OF THE
NORTHEAST QUARTER RUNNING THENCE NORTHERLY ALONG THE EAST LINE OF SAID
NORTHWEST QUARTER OF THE NORTHEAST QUARTER A DISTANCE OF 960 FEET;
RUNNING THENCE DUE WEST TO THE EASTERLY LINE OF THE RIGHT OF WAY OF
STATE TRUNK HIGHWAY NO. 41; RUNNING THNCE SOUTHERLY ALONG THE EASTERLY
LINE OF THE RIGHT OF WAY OF SAID HIGHWAY TO ITS POINT OF INTERSECTION
WITH THE SOUTH LINE OF SAID NORTHWEST QUARTER OF THE NORTHEAST QUARTER,
RUNNING THENCE EASTERLY TO THE POINT OF BEGINNING.
EXCEPT THE FOLLOWING DESCRIBED LAND:
THAT PART OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER (NW 1/4 OF
THE NE 1/4) OF SECTION 9, TOWNSHIP 116, RANGE 23, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF SAID NORTHWEST QUARTER OF
NORTHEAST QUARTER; THENCE NORTH ALONG THE EAST LINE THEREOF 365.4 FEET;
THENCE DEFLECTING 60 DEGREES 45 MINUTES TO THE LEFT AND RUNNING
NORTHWESTERLY 195 FEET MORE OF LESS TO THE EASTERLY RIGHT OF WAY LINE
OF STATE TRUNK HIGHWAY NO. 41; THENCE RUNNING SOUTHWESTERLY ALONG SAID
RIGHT OF WAY LINE TO ITS INTERSECTION WITH THE SOUTH LINE OF SAID
NORTHWEST QUARTER OF NORTHEAST QUARTER; THENCE EAST ALONG SIAD LINE
445.5 FEET MORE OF LESS TO THE POINT BEGINNING, ACCORDING TO U.S.
GOVERNMENT SURVEY THEREOF.
THE ABOVE DESCRIBED PROPERTY IS SUBJECT TO A PUBLIC RIGHT-OF-WAY
EASEMENT FOR STATE HIGHWAY NO. 41.
CARVER COUNTY, MINNESOTA
RECEIVED
DEe 0 1 2004
CITY OF CHANHASSEN
November 30, 2004
Ms. Lori Haak
City of Chanhassen
7700 Market Blvd.
P.O. Box 147
Chanhassen, MN 55317
Re: Highover / Yoberry Farm Pond
Dear Lori:
My husband James and I live at 7048 Highover Court in Chanhassen, and we overlook a
pond the developer of High over constructed several years ago. A week or so ago I met
with Bill Coffinan, a member of the development team that is involved with the
development of the Youngquist Property, and we discussed the pond in the rear of our
property.
We would like to inform the City that we would very much prefer the pond to stay in its
present location as we feel it offers us a valuable amenity in several ways. It attracts
wildlife (deer and water fowl) that we enjoy, it serves as a ''water feature" that enhances
our view and our family enjoys ice skating on it during the winter. Please be advised we
support the current location ofthis pond whole heartedly.
Th~ you very much for your consideration in this matter.
Sincerely,
C~<J~
Candace Wisely
CITY OF CHANHASSEN
AFFIDA VIT 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 Rezoning from RR to RSF and subdivision with variances, Yoberry Farm -
Planning Case No. 04-43 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.
Karen J. Engelhardt, Deputy Clerk
Subscribed and sworn to before me
this _ day of , 2004.
Notary Public
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IIsclalmer
his map is neither a legally recorded map nor a survey and is not intended to be used as one.
his map is a compilation of records, information and data located in various city, county, state and
,deraJ offices and other sources regarding the area shown, and is to be used for reference
urposes only. The City does not warrant that the Geographic Information System (GIS) Data used
, prepare this map are error free, and the City does not represent that the GIS Data can be used
" navigational, tracking or any other purpose requiring exacting measurement of distance or
irection or precision in the depiction of geographic features. If errors or discrepancies are found
lease contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota
tatutes §466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not
e liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and
old harmless the City from any and all claims brought by User, its employees or agents, or third
arties which arise out of the use~s access or use of data provided.
)Isclalmer
his map is neither a legally recorded map nor a survey and is not intended to be used as one.
his map is a corrpilation of records, information and data located in various city, county, state and
IderaJ offices and other sources regarding the area shown, and is to be used for reference
urposes only. The aty does not warrant that the Geographic Information System (GIS) Data used
) prepare this map are error free, and the City does not represent that the GIS Data can be used
)( navigational, tracking or any other purpose requiring exacting measurement of distance or
irection or precision in the depiction of geographic features. " errors or discrepancies are found
lease contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota
taMes §466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not
e Kable for any damages, and expressly waives all claims, and agrees to defend, indermify, and
old harmless the aty from any and all ctaims brought by User, lis employees or agents, or third
artles which arise out of the use~s access or use of data provided.
Public Hearing Notification Area
Yoberry Farm
City of Chanhassen
Planning Case No. 04-43
THOMAS J DOLL &
MARY C DODDS
PO BOX 148
EXCELSIOR MN 55331
MARK J & COLLEEN M FELLNER
2323 HARRISON HILL CT
CHANHASSEN MN 55317
JEFFREY D & KAREN L SANDEFUR
2340 HARRISON HILL CT
CHANHASSEN MN 55317
JEFFREY E & MARY ANN O'NEIL
2370 HUNTER DR
CHANHASSEN MN 55317
JOHN F & RHONDA S DOLAN
2383 LONGACRES DR
CHANHASSEN MN 55317
DARIN M & ANDREA J TYSDAL
2399 LONGACRES DR
CHANHASSEN MN 55317
PATRICK M & LISA L BRUNNER
2443 HUNTER DR
CHANHASSEN MN 55317
JOHN J & PAMELA S COCCARO
2450 HIGHOVER WAY
CHANHASSEN MN 55317
LARRY G & CINDY A LOVIG
2475 GUNFLINT CT
CHANHASSEN MN 55317
MICHAEL R BUTH &
KELLY M JANDT
2487 GUNFLINT CT
CHANHASSEN MN 55317
PAINTING PERFECTION L TD
13875 FENWAY BLVD N
SUITE 300
HUGO MN 55038
JOHN P & MARGARET G WIEHOFF
2330 HARRISON HILL CT
CHANHASSEN MN 55317
MARK R & SHEILA B HAGEN
2343 HARRISON HILL CT
CHANHASSEN MN 55317
JON C & DEBORAH S WADDELL
2375 LONGACRES DR
CHANHASSEN MN 55317
DANIEL J & KIMBERLY K HANSON
2390 LONGACRES DR
CHANHASSEN MN 55317
MICHAEL R & BRENDA L WELLNER
2424 LONGACRES DR
CHANHASSEN MN 55317
GORDON & ROSALIE NAST
TRUSTEES OF TRUST
2448 HUNTER DR
CHANHASSEN MN 55317
MICHAEL L & CANDI S MCGONAGILL
2451 HUNTER DR
CHANHASSEN MN 55317
JAMES R & MARY E VALENTINE
2476 GUNFLINT CT
CHANHASSEN MN 55317
JOHN H & SARAH E DRITZ
2493 GUNFLINT CT
CHANHASSEN MN 55317
THOMAS L & SUSAN M YEZZI
2320 HARRISON HILL CT
CHANHASSEN MN 55317
JOHN F & NICOLE J COYLE
2333 HARRISON HILL CT
CHANHASSEN MN 55317
CHARLES T & LORI L DINNIS
2362 HUNTER DR
CHANHASSEN MN 55317
CRAIG A & LOIS S SCHULSTAD
2378 LONGACRES DR
CHANHASSEN MN 55317
PAUL B & KRISTI L NYBERG
2391 LONGACRES DR
CHANHASSEN MN 55317
PHILIP E & PAMELA A BROWN
2438 HUNTER DR
CHANHASSEN MN 55317
KIMBERLY A CALLAWAY
2448 LONACRES DR
CHANHASSEN MN 55317
MICHAEL & LISA M HOKKANEN
2456 HUNTER DR
CHANHASSEN MN 55317
ROBERT H & ANN MARIE MOORE
2484 GUNFLINT CT
CHANHASSEN MN 55317
RICHARD J & SARAH R PINAMONTI
2519 LONGACRES DR
CHANHASSEN MN 55317
DALE F & JO ELLEN MUELLER
2529 LONGACRES DR
CHANHASSEN MN 55317
BRENDA F KNIGHT
2555 LONGACRES DR
CHANHASSEN MN 55317
JAMES B & CAROLYN BAKERS
2613 LONGACRES DR
CHANHASSEN MN 55317
RIAZ & SHIREEN HUSEIN
2655 LONGACRES DR
CHANHASSEN MN 55317
LEONARD V & MARY ELLEN KUHI
2703 CHES MAR FARM RD
EXCELSIOR MN 55331
CARVER COUNTY
CARVER COUNTY GOVT CTR-ADMIN
600 4TH ST E
CHASKA MN 55318
TOBY & KARlE M TIM ION
6959 HIGHOVER DR
CHANHASSEN MN 55317
KATHLEEN E MACK
6984 HIGHOVER DR
CHANHASSEN MN 55317
PING CHUNG &
ANH TRAN
7000 HIGHOVER DR
CHANHASSEN MN 55317
MICHAEL P CAUTIN
7013 HIGHOVER CT S
CHANHASSEN MN 55317
KEVIN W NORDBY &
LESLIE HANNA-NORDBY
2537 LONGACRES DR
CHANHASSEN MN 55317
KENNETH & KIMBERLY SWITALSKI
2563 LONGACRES DR
CHANHASSEN MN 55317
ANTHONY J & KATHY A LARSON
2631 LONGACRES DR
CHANHASSEN MN 55317
NICHOLAS H STILLINGS &
DENISE C STILLINGS
2670 LONGACRES DR
CHANHASSEN MN 55317
JEFFREY C & BRENDA L WILLIAMS
2710 LONGACRES DR
CHANHASSEN MN 55317
JEFFREY MARK ANDERSON
6840 HAZELTINE BLVD
EXCELSIOR MN 55331
LAWRENCE M & ABIGAIL DUMOULIN
6966 HIGHOVER DR
CHANHASSEN MN 55317
JON 0 GRUBB
6989 HIGHOVER CT N
CHANHASSEN MN 55317
DANIEL P ENBLOM &
PAMELA M GRIFFITH-ENBLOM
7010 CHES MAR DR
EXCELSIOR MN 55331
MICHAEL J HORN, TRUSTEE &
PAMELA A KLINGER-HORN,
TRUSTEE
7024 HIGHOVER CT S
CHANHASSEN MN 55317
R SCOTT & CARA CELESTE ECKERT
2547 LONGACRES DR
CHANHASSEN MN 55317
TIMOTHY J & JENNIFER A LORGE
2589 LONGACRES DR
CHANHASSEN MN 55317
JONATHAN 0 ANDERSON SR &
CATHERINE L ANDERSON
2645 LONGACRES DR
CHANHASSEN MN 55317
GREGORY L & NANCY L SCHMIDT
2700 CHES MAR FARM RD
EXCELSIOR MN 55331
BARRY G & JENNIFER J FRIENDS
2735 CHES MAR FARM RD
EXCELSIOR MN 55331
E JEROME & LINDA C CARLSON
6950 GALPIN BLVD
EXCELSIOR MN 55331
RICHARD C & LAURA A BRAY
6983 HIGHOVER DR
CHANHASSEN MN 55317
GREGORY A & LINDA R TWEDT
6999 HIGHOVER DR
CHANHASSEN MN 55317
MARK J OLSON
7011 HIGHOVER DR
CHANHASSEN MN 55317
CRAIG J & NANCY G LERVICK
7027 HIGHOVER CT S
CHANHASSEN MN 55317
JENNIFER S JOHNSON
7036 HIGHOVER CT S
CHANHASSEN MN 55317
JOHN W & LISA G WING
7049 HARRISON HILL TRL
CHANHASSEN MN 55317
RUTH E ROLFS
7056 HIGHOVER CT S
CHANHASSEN MN 55317
STEVEN E & TERRYL A MUELLER
7077 HARRISON HILL TRL
CHANHASSEN MN 55317
MICHAEL W & SUSAN L GILBERT
7100 CHES MAR DR
EXCELSIOR MN 55331
ANDREW I & TINA M WHITE
7122 HARRISON HILL TRL
CHANHASSEN MN 55317
JOSEPH J WITTERSCHEIN &
LESLIE M WITTERSCHEIN
7150 HARRISON HILL TRL
CHANHASSEN MN 55317
DEAN A & JACQUELINE P SIMPSON
7185 HAZELTINE BLVD
EXCELSIOR MN 55331
MARK A & BETH A BROWN
7210 GUNFLINT TRL
CHANHASSEN MN 55317
ROBERT T & SUSANNA A SHARP
7232 LODGEPOLE PT
CHANHASSEN MN 55317
REZA & BEVERLY M AGHELNEJAD
7041 HIGHOVER CT S
CHANHASSEN MN 55317
KEVIN S & TERESA A FINGER
7052 HARRISON HILL TRL
CHANHASSEN MN 55317
WilLIAM D & BARBARA l JOHNSON
7060 CHES MAR DR
EXCELSIOR MN 55331
PAUL W & JACKIE M K OTTOSON
7080 HARRISON HILL TRL
CHANHASSEN MN 55317
PAUL R & ROXANNE J YOUNGQUIST
7105 HAZELTINE BLVD
EXCELSIOR MN 55331
JOSEPH R & JUDITH M EULBERG
7136 HARRISON HILL TRL
CHANHASSEN MN 55317
DAVID W & PENNY J DONELSON
7164 HARRISON HILL TRl
CHANHASSEN MN 55317
JAMES G WAYNEJR
7200 HAZELTINE BLVD
EXCELSIOR MN 55331
NEAL W BRIEST, TRUSTEE &
LYNNE HOFFEl T-BRIEST, TRUSTEE
7216 GUNFLINT TRL
CHANHASSEN MN 55317
DAVID R WEATHERS &
KAREN EDELMANN
7235 HAZELTINE BLVD
EXCELSIOR MN 55331
JAMES S & CANDACE L WISELY
7048 HIGHOVER CT S
CHANHASSEN MN 55317
ULI SACCHET
7053 HIGHOVER CT S
CHANHASSEN MN 55317
PHILIP J & LAURA K HAARSTAD
7066 HARRISON HILL TRL
CHANHASSEN MN 55317
ERIC J & JULIENNE G LOHSE
7094 HARRISON HILL TRL
CHANHASSEN MN 55317
MICHAEL R & JENNIFER H RYSSO
7108 HARRISON HILL TRL
CHANHASSEN MN 55317
JAY M & KELLE L STAATS
7147 HARRISON HILL TRL
CHANHASSEN MN 55317
DAVID C & GAILJ LACY
7167 HARRISON HILL TRL
CHANHASSEN MN 55317
DAVID J & STEPHANIE L SEWARD
7205 HAZELTINE BLVD
EXCELSIOR MN 55331
STEPHEN J & HEATHER
OSTERMANN
7224 LODGEPOLE PT
CHANHASSEN MN 55317
STUART C & MELANIE S
HENDERSON
7240 GUNFLINT TRL
CHANHASSEN MN 55317
WALTER A & MELBA D WHITEHILL
7250 HAZELTINE BLVD
EXCELSIOR MN 55331
BRIAN P & MELISSA R THOMPSON
7260 HILLSDALE CT
CHANHASSEN MN 55317
THOMAS J OLENCZUK &
SANDRA G OLENCZUK
7269 BENT BOW TRL
CHANHASSEN MN 55317
CARTER W & CARRIE A MUENCH
7284 BENT BOW TRL
CHANHASSEN MN 55317
L RILE CHERREY
MARY P MCGINTY CHERREY
7300 BENT BOW TRL
CHANHASSEN MN 55317
DAVID M & AMY K LYONS
7320 HILLSDALE CT
CHANHASSEN MN 55317
DAVID E & CONNIE S MOORE
7330 MOCCASIN TRL
CHANHASSEN MN 55317
DAVID G & STACEY R HURRELL
7460 BENT BOW TRL
CHANHASSEN MN 55317
MICHAEL P & LORI B ZUMWINKLE
7250 HILLSDALE CT
CHANHASSEN MN 55317
STANFORD L & WYNETTE MILLER
7264 BENT BOW TRL
CHANHASSEN MN 55317
DAN S & WENDY L SPILLUM
7270 HILLSDALE CT
CHANHASSEN MN 55317
JEROME P & TERESA L FREDERICK
7297 HILLSDALE CT
CHANHASSEN MN 55317
JOHN W & SHARON K CERJANCE
7301 HILLSDALE CT
CHANHASSEN MN 55317
DARYL S & KRISTEN D MCLINDEN
7321 HILLSDALE CT
CHANHASSEN MN 55317
MARK S & PAMELA J GOLENZER
7334 BENT BOW TRL
CHANHASSEN MN 55317
LONGACRESHOMEOWNERSASSN
INC
C/O LUNDGREN BROS CONST INC
935 WAYZATA BLVD E
WAYZATA MN 55391
MARK W & STACEY A RIECKS
7256 GUNFLINT TRL
CHANHASSEN MN 55317
ADAM E & LEAH S OLSON
7265 HILLSDALE CT
CHANHASSEN MN 55317
ERIC K & KELLY J DETTMER
7275 HILLSDALE CT
CHANHASSEN MN 55317
MARK W & JOAN R LARSON
7298 HILLSDALE CT
CHANHASSEN MN 55317
CHRISTOPHER J LEWIS &
JENNIFER L LEWIS
7320 BENT BOW TRL
CHANHASSEN MN 55317
KURT W & MICHELLE K ODDS EN
7325 MOCCASIN TRL
CHANHASSEN MN 55317
KEVIN P & JEAN ANN THAYER
7351 MOCCASIN TRL
CHANHASSEN MN 55317
RICH SLAGLE
7411 FAWN HILL ROAD
CHANHASSEN MN 55317
O~-43
BRENSHELL
.1..'...I.:IIl'j..~..
CITY OF CHANHASSEN
RECEIVED
DEC 3 2004
CHANHASSEN PLANNING DEPT
December 3, 2004
Ms. Sharmeen AI-Jaff
City of Chanhassen
7700 Market Blvd.
P.O. Box 147
Chanhassen, MN 55317
Re: Sixty Day Extension
Dear Sharmeen:
As we discussed by phone, On behalf of Yo berry Farms, LLC, Dave and Karen Weathers
and Dave Hurrell, we do hereby agree to extend the Sixty Day Approval Period. We
understand that the holiday season limits the number of Council meetings in December
and that we now expect to go to Council in January, 2005.
Sincerely,
William D. Cof
Yoberry Farms,
BRENSHELL DEVELOPMENT CORPORATION. 4052 OAKLAND STREET' ST. BONIFACIUS, MN 55375· OFFICE:952.446.1284 , FAX:952.446.1568
8CANNm
Re Yoberry Farms access to TH 41 1-6-05.txt
From: Lynn Clarkowski [Lynn.clarkowski@dot.state.mn.us]
Sent: Thursday, January 06, 2005 7:35 AM
TO: Saam, Matt
Cc: Lars Impola; Lisa Freese
subject: Re: Yoberry Farms access to TH 41
Hi Matt-
AS this development already has a convenient access to Lon9 Acres Dr and a second
access via Lake LUCY Rd, we would not be in support of addlng another public street
access in this area. If you have circumstances that I am not aware of that would
show the need for a different access situation, please let me know.
Lynn clarkowski, P.E.
Mn/DOT Metro south Area Engineer
651. 634.2103
>>> "Saam, Matt" <MSaam@ci.chanhassen.mn.us> 01/05/05 09:16AM »>
Lynn,
Recently the City of chanhassen sent a plat to Mn/DoT named Yoberry Farms for
review. The plat is on the east side of TH 41, north of Long Acres Dr. and south of
Lake Lucy Road in chanhassen. Your office put together a review memo and returned
it to us. The city had a public hearing on the preliminary plat for the property
last night. One of the questions that came up is whether or not Mn/DOT would allow
a new public street access onto TH 41 for this development. currently, the plat is
not proposing any new connection to TH 41. Could you please give me a response to
this question? Thanks,
Matt Saam, P.E.
Asst. city Engineer - chanhassen, MN
Page 1
~E...\....ESIO~1&
I ~
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.",. OF ~~+q;
(
Minnesota ~epartment of Transportation
¿.I{t\ tJ: Ðll/l~
RECEIVED
DEC 1 7 2004
CITY OF CHANHASSEN
Metropolitan District
Waters Edge
1500 West County Road B-2
Roseville MN 55113-3174
December 15,2004
Sharmeen Al-J aff
City of Chanhassen
7700 Market Boulevard
Chanhassen, MN 55317
SUBJECT:
Yoberry Farm, LLC
Mn/DOT Review P04-122
West ofTH 41 and South of Highover Drive
Chanhassen, Carver County
Control Section 1008
Dear Ms Al-Jaff:
The Minnesota Department of Transportation (Mn/DOT) has reviewed the above referenced plat in
compliance with Minnesota Statute 505.03, subdivision 2, Plats. Before any further development,
please address the following issues:
· Indicate a few offset dimensions from the centerline of trunk highway (TH) 41 to the edge of
plat. Also, label the "ExistingMn/DOT right of way" line. If you have any questions about
these requests, please contact John Isackson, MnIDOT's Metro Right of Way section, at
(651) 582-1273.
· For the right of way parallel to the spiral, it would be acceptable to use the direction from the
CS to the ST for the boundary closure, and indicate that the actual boundary is parallel to the
centerline spiral, or compute a curve that approximates the spiral and dedicate the difference.
If you have any questions about this issue, please contact Bruce Wetherbee, Senior Land
Surveyor, at 763-797-3110 or bruce.wetherbee@dot.state.mn.us
· Please send a copy of the final plat for Mn/DOT review to the following address:
David Torfin
Mn/DOT - Metro West Surveys
2055 N. Lilac Drive
Golden Valley, MN 55422
Phone: (763) 797-3113
· Please dedicate the access control along TH 41 to Mn/DOT. Contact Lars Impola, Traffic
Studies Engineer, Mn/DOT, at 651-634-2379 or lars.impola@dot.state.mn.us for more
information.
· PleasecJarifyiftheprivate entrance behind STREET A, Block 1, Lot 3 will be removed or if
it is not an entrance. Please contact Lynn Clarkowski, Area Engineer, at (651) 634-2103 or
IvmÙlarkowski@dot.state.mn;us ¡fyou have any questions about this information request.
. Mn/DOT's policy is to assist local governments in promoting compatibility between land use
and highways. Residential uses located adjacent to highways often result in complaints about
traffic noise. Traffic noise from this highway could exceed noise standards established by the
Minnesota Pollution Control Agency (MPCA), the U.S. Department of Housing and Urban
Development, and the U.S. Department of Transportation. Minnesota Rule 7030.0030 states
that municipalities are responsible for taking all reasonable measures to prevent land use
activities listed in the MPCA's Noise Area Classification (NAC) where the establishment of
the land use would result in violations of established noise standards.
MnlDOT policy regarding development adjacent to existing highways prohibits the
expenditure of highway funds for noise mitigation measures in such areas. The project
proposer should assess the noise situation and take the action deemed necessary to minimize
the impact of any highway noise. If you have any questions regarding MnlDOT's noise
policy please contact Peter Wasko in our Design section at (651) 582-1293.
. As a reminder, please address all initial future correspondence for dtwelopment activity such
as plats and site plans to:
Development Reviews Coordinator
MnlDOT - Metro Division
Waters Edge
1500 West County Road B-2
Roseville, Minnesota 55113
Mn/DOT document submittal guidelines require three (3) complete copies of plats and two
(2) copies of other review documents including site plans. Failure to provide three (3) copies
of a plat and/or two (2) copies of other review documents will make a submittal incomplete
and delay MnlDOTs review and response to development proposals. We appreciate your
anticipated cooperation in providing the necessary number of copies, as this will prevent us
from having to delay and/or return incomplete submittals.
. As our request, please send an electronic .pdf file copy of your plan submittal for our record
keeping purposes to mary.iackson@dot.state.mn.us. Please refer to MnlDOT Review # P04-
122 when emailing the .pdf file. Thank you for your consideration in this matter.
If you have any questions concerning this review, please contact me at (651) 582-1724 or Tod
Shennan at (651) 582-1548.
Sincerely,
~~
Intennediate Planner
Copy: Roger Gustafson, Carver County Engineer
Bill Coffman, Yoberry Fanns, LLC
David Hurrell
Karen Weathers
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone 952.227.1100
Fax 952.227.1110
Building Inspections
Phone 952.227.1180
Fax 952.2271190
Engineering
Phone 952.227.1160
Fax 952.227.1170
Finance
Phone 952.227.1140
Fax 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone 952.227.1400
Fax 952.227.1404
Planning &
Natural Resources
Phone 952.227.1130
Fax 952.227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax 952.227.1310
Senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Web Site
www.cichanhassen.mn.us
MEMORANDUM
TO:
Kate Aanenson, Community Development Director
Todd Hoffman, Park and Recreation Director 11{
January 11,2005
FROM:
DATE:
SUBJ:
Park and Trail Conditions of Approval - Yoberry Farm
This memo is in response to a request from the Planning Commission for additional information
regarding park and trail services associated with the proposed Yoberry subdivision.
The City plans for the acquisition of public lands for neighborhood parks based on a park service
area of 1Iz mile for each site. The comprehensive plan calls for neighborhood parks to contain 10
- 25 acres of land and service up to 5,000 residents per site. Community Parks serve a larger
geographical region of the community, typically provide a broader set of amenities and serve up
to 20,000 residents per site. The proposed Yoberry subdivision contains 57 homes generating a
new population of approximately 175 people.
The concept of public pocket parks or tot lots has not been utilized as a part of City Park planning
to avoid the proliferation of small public land holdings and the associated expense in managing
and maintaining these sites. However, numerous developers have chosen to embrace the "tot lot"
model and construct private or association tot lots or parks as a component of their housing
developments. The close proximity of two such association facilities prompted staff to
encourage the developers of the Yo berry subdivision to consider incorporating an association tot
lot in their plans. Whether or not this actually occurs is at the applicant's discretion.
A park service area map is attached to this report. The map identifies that the Yoberry site as
existing within the park service area of the Minnetonka Middle School West Campus. The
property is also located on the fringe of the park service area for Sugarbush Park. In addition, the
City currently owns public park property at the northern terminus of Century Boulevard that will
be developed into a neighborhood park site at a future date. Again, the future park service area
for this property reaches the Yoberry site. Finally, a proposed neighborhood park adjacent to
Lake Harrison is being explored as a possible component of a future development in that area. If
acquired, this future site would also provide recreation access to the Yo berry plat.
The proximity of park/school facilities is one of the variables each of us take into consideration
when purchasing our homes. One of the realities in working with a comprehensive park plan is
that a good number of our residents will not live directly adjacent to or even down the street from
a public park. A large portion of the City's homeowners reside a number of blocks away from a
park. This community is blessed with a truly impressive array of public recreation facilities. In
addition to City facilities, Minnewashta Regional Park, the Minnesota Landscape Arboretum and
Camp Tanadoona are all located within V2 mile of the Yoberry site. It is Staff's position that the
Yoberry site is well served by existing and future public recreation services and the additional
development of public recreation amenities on this site is unwarranted.
Attachment: Park Service Area Map
c: Todd Gerhardt, City Manager
Sharmeen AI-Jaff, Senior Planner
g:\park\th\yoberry amended.doc
The City ot Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
"",,"ERSlCE\lELOP'EII:S
YOBERRY
FARMS, LLC
DIlL COWMAN
710:5 HAZEL'nNE BLVD.
EXl'Elb1011. MN 55331
16J~ 2OM692
DAVID HURRELL
7400B~NTBOW'IRAIL
QlA.NJlASSENo MN 55331
KAREN WEATHERS
7235 HAZELTINE BLVD
EXCELSIOR, MN 5533\
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EXŒLSIOII. MN 55331
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DAVID HURRELL
7<00 B~W '!RAIL
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KAREN WEATHERS
7235H.\ZELTINE BLVD
EXCEI5IOR, MN 5533\
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t OÞ.ctQ201.).D N'OQN.T'ION fM.~ Hl.0I1 Dt'I).O~'t AtÐ TCP,xQIIPtlY
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7400 BENTBOW 1RAlL
OIANHASSEN. MN 55331
KAREN WEATHERS
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