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PC Staff Report 4-19-05 ~ ~ z < u I--( ~ ~ ~ < < ~ < ~ ~ ~ I--( rJj PC DATE: April 19, 2005 w ( ......JIII CC DATE: May 9,2005 CITY OF CHANHASSEN REVIEW DEADLINE: May 21,2005 CASE #: 05-14 BY: RG, LH, TH, ML, MS, JS, ST, ........ ........... - STAFF REPORT PROPOSAL: Request for Rezoning from Rural Residential, RR, to Single Family Residential, RSF; Subdivision review for 39 Lots, 4 Outlots and public right-of-way with Variances; and a Wetland Alteration Permit for the grading and filling of wetlands on site - Lake Harrison LOCATION: 6950 Galpin Boulevard Ò ~ The Pemtom Land Company 7597 Anagram Drive Eden Prairie, MN 55344 APPLICANT: PRESENT ZONING: Rural Residential, RR 2020 LAND USE PLAN: Residential- Low Density (net density 1.2 - 4.0 units per acre) ACREAGE: 62 acres DENSITY: gross: 0.63 units per acre; net: 1.35 units per acre SUMMARY OF REQUEST: The applicant is proposing a rezoning of the property from RR to RSF to permit a 39-lot subdivision with setback variances (front yard and bluff) and street slope of eight percent. The development requires a wetland alteration permit for the filling and grading of wetlands to construct the public street and grading to fill two isolated wetland ponds. The proposed development is consistent with the comprehensive plan and staff is recommending approval subject to the conditions. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City has a relatively high level of discretion in approving rezonings because the City is acting in its legislative or policy making capacity. A rezoning must be consistent with the City's Comprehensive Plan. The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City must approve the preliminary plat. This is a quasi judicial decision. The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning and Subdivision Ordinances for variances. The City has a relatively high level of discretion with a variance because of the burden of proof is on the applicant to show that they meet the standards in the ordinance. Location Map Lake Harrison 6950 Galpin Boulevard Planning Case No. 05-14 4Y" ~! /Ì~ i r'~àP};f:>--'mJur '~r--r;'/,,-~n.~Ç~westci3rd$tl ,; "'- \ --l-~ i<:"ì{;"/ -~ '1V1eIoöy¡Hjll-----¡' ~e/~ 7:f¡~~á7t ~>--D~, ! ,j /'~ ~ I ¡ : ' , L/i [Ê~ l¿y~\\~\i~' /a:,.>¿'",j , ' : Lif " ¡ / '; r---r=: L ! I I I ¡ , . ;; 1&1 ~ \ \ .~~ "'T\/ ~N ~---.! ------~---! í ~ ;/~ ! :D <;;jc-T-"_/'~-Y- ~#1, ~ I ~ ' , , ! i y/, , W 65th 81 'n ¡<h G~'>--f ~~/',-,,>~;- i-----';+ , éJ ;' í >-''''^'-. "f- , ' 1\'_' ,,'9,~V~' i={-{>UUUl!~\T?f ~ \--a;-----1 ; I / ' ¡ ""'J J J I ¡ \\J't\\\e 'f ~ \1, r í ! ~ ¡ J r' J . e ?U hI I j r---li I ~ ! 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J-h') L.¡........., '3' 10 BLUE SAGE LN E ,! _-,/( ,i\, ,'9 \, 1 I ,,?;p;~~'-----L.....J~ 11WATERLEAFLANEE "-.J ~ i \R,'~9~'v~w ''-I, \ ¡ I , il ¡'1R.i" ¡er $, ' , I ' ¡ , ,,0, 12 LADY SLIPPER LANE \ ~ ! , íY POlntr~-7Ä '---. \ I , '" - , , , ' , , , , J '0 "'----------------- ( ! ¡ ~03I.J~~;:~ <:\ ~ j ~ \~ [-J¡ U ~~(J~~cf~rNC~T !"-/;'/D.~~'\ '-" ¡ U/..--;:¡~ 15 WATERLEAF LANE W D6~'<»\:ž-\ //-2i1-Ç7-'-~~ 16 SNAPDRAGON DR -----....,I,----¡--.....~~ /\~;\ !1~,__.A,~\Oy~1 , À. (ß~ -----\',..-- '-- ~ " ---, .........~Xr;;-~~~ -~,----!,/,,"'-¥. \' /,/_ _____ :r----~,'<%.~ÿ-'3".;,:='~1 ::='. -~\/>::: ~a~'.~~;f~/\ '-~~/ /~-.,;.'!Jß!I;>, \c=~~ ~\\- _.-!-~::.) ; r /~~__ ~ -< _~ J ~ ~,~. I ,~\ \:22 =- tij!1§ 8 ,/,,\ V í Lake Lucy ~~~ ~~. !~ ! I, j /~ Lake Ann , I ~ Subject Site &C~MID Lake Harrison Planning Case No, 05-14 April 19, 2005 Page 2 PROPOSALffiUMMARY The developer is requesting the rezoning of the property from Rural Residential, RR, to Single- Family Residential, RSF. The RSF district zoning is consistent with the land use designation of the property for Residential- Low Density (net density range 1.2 to 4.0 units per net acre) and is compatible with the surrounding developments, which are zoned RSF district, including Highover to the west, Brenden Pond and W 00 dridge Heights to the north and Ashling Meadows to the east. To the south is Longacres, which is zoned Planned Unit Development - Residential (PUD-R), The developer is proposing a 39-lot single-family subdivision with variances from the subdivision ordinance to permit eight percent street grades. In conjunction with the subdivision, the developer is requesting a five-foot front yard setback variance to permit 25-foot front yard setbacks for Block 2, Additionally, the developer is requesting a setback variance from the bluff to build within the 30- foot building setback and to grade within the bluff impact zone, The developer's request for the wetland alteration permit is to permit the construction of the street and to fill two isolated wetlands. Lake Harrison is classified as a natural environment lake by both the Minnesota Department of Natural Resources (DNR) and Chanhassen City Code. The Ordinary High Water (OHW) of Lake Hanison has not yet been established by the DNR. DNR has been notified about the proposed subdivision and a request for an OHW determination has been submitted, DNR anticipates an OHW determination will be made in 1-2 months, The OHW determination should be completed prior to final plat approval. All plans should illustrate Lake Harrison's OHW and a 150-foot structure setback from the OHW. The minimum lot size for riparian lots within the shoreland management zone is 125 feet wide with 40,000 square feet. The minimum lot size for non-riparian lots within the shoreland management zone is 90 feet wide with 15,000 square feet. Staff is recommending approval of the proposed development subject to the conditions of approval. Staff does not support the approval of the variances being requested. APPLICABLE REGUA TIONS Chapter 18, Subdivisions Chapter 20, Article II, Division 3, Variances Chapter 20, Article VI, Wetland Protection Chapter 20, Article vn, Shoreland Management District Chapter 20, Article XII, "RSF' Single-Family Residential District Chapter 20, Article XXVIII, Bluff Protection BACKGROUND In 1997, the City rezoned 49 acres of the westerly parcel from Rural Residential to Single-Family Residential and approved a 54-lot subdivision for Highover Addition. Lake HatTison Planning Case No, 05-14 April 19, 2005 Page 3 REZONING The property is guided in the comprehensive plan for Residential- Low Density Uses, The Residential - Low Density designation permits net densities of 1.2 to 4,0 units per acre. The Single Family Residential District, RSF, is consistent with this land use category and is the typical zoning for single-family residential developments in the City. Other zoning districts that would be consistent with the Residential - Low Density designation include Mixed Low Density Residential District, R4, and Planned Unit Development - Residential, PUD-R. The properties to the north, east and west of this development are zoned RSF. SUBDIVISION REVIEW LANDSCAPINGffREE PRESERVATION Tree canopy coverage and preservation calculations have been submitted for the Lake Harrison development. (The developer has submitted an 87 -page listing of the tree survey which is available at city hall for those interested,) They are as follows: Total upland area (excluding wetlands, bluff, park) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 33.8 ac. 76% or 25.7. 46 % or 15.5 ac. 29% or 9.9 ac. Developer does not meet minimum canopy coverage allowed, therefore the difference between the baseline and proposed tree preservation is multiplied by 1.2 to calculate the required replacement plantings, Difference in canopy coverage Multiplier Total replacement Total number of trees to be planted 243,936 SF or 5.6 ac. 1.2 292,723 SF 269 trees The total number of trees required for the development is 269. Applicant has proposed a total of 319 trees. There are no bufferyard requirements for this development. As can be seen from the canopy coverage calculations, two-thirds of the existing trees are being removed on site, The woods on this property contain a mix of quality with some areas being of high quality with many large, native trees and excellent regeneration while others have a variety of pioneer species such as boxelder, ash and elm and an infestation of buckthorn. The most significant areas in terms of quality of existing trees and functionality are located in the bluff area along the western side of the property and around the wetland on Lot 5, Block 1. A third area that contains several significantly large oaks is on Lot 9, It is shown as being outside of the grading limits and is proposed to be preserved, This area does have an established understory of buckthorn. Lake Hanison Planning Case No, 05-14 April 19, 2005 Page 4 Concerning the 5-foot front yard variance for Lots 1-10, Block 2, the only lots that appear to benefit from the variance are Lots 3 and 5. City standards for tree clearing on wooded lots allow for 105 feet of tree removal from the ROW back into the lot. Lots 3 and 5 show about 105 to 115 feet of clearing, All other lots, 1,2,4,6-10, range in clearing limits from 115 to 140 feet while using a five-foot front variance to reduce clearing. If the applicant could show tree preservation that meets ordinance standards, staff would support the variance, but the grading as shown still removes more trees than the minimum standards. WETLANDS Existing Wetlands Wetland determinations that occur outside the growing season leave many unanswered questions about hydrology and vegetation that can only be addressed by conducting a wetland delineation during the growing season, The applicant has submitted a preliminary determination on the approximate extent and location of the wetlands on site. A wetland delineation report illustrating wetland type, boundary and vegetation should be submitted prior to final plat approval. Areas of the preliminary wetland determination that require further investigation include: a low area within Lots 9 and 10, Block 3 that may satisfy the requirements for a jurisdictional wetland, and the preliminary northern wetland boundary of Wetland C, Wetland A is a natural, Type 7 wetland located in the northwest comer ofthe property. The wetland vegetation and boundaries are undetermined at this time, The applicant is proposing to fill wetland A for the creation of a public roadway and a stormwater pond, The estimated total proposed impact to wetland A is 3,843 square feet (0.09 acres), Wetland B is a natural, Type 3/5/7 wetland located in the southwest area ofthe property. The wetland vegetation and boundaries are undetermined at this time. The applicant is not proposing any modifications to wetland B. Wetland C is a natural, Type 2/3/7 wetland located in the southeastern area of the property. The wetland vegetation and boundaries are undetermined at this time, The applicant is proposing three fill areas and two creation areas for wetland C, Filling activities are proposed to allow for road construction. The estimated total proposed impact to the wetland includes 12,269 square feet (0.28 acres) of fill at Location C-l, 1,301 square feet (0,03 acres) at location C-2 and 2,914 square feet (0.07 acres) of fill at C-3. Wetland D is an ag/urban, Type 3 wetland located in the northeastern comer of the property. The wetland vegetation and boundaries are undetermined at this time. The applicant is not proposing impacts to wetland D. Wetland E is a natural, Type 2/3/7 wetland located in the north-central area of the property. The wetland vegetation and boundaries are undetermined at this time. The applicant is proposing two filling activities for the construction of public streets, The total proposed impacts to wetland E include 9,145 square feet (0.19 acres) at location E-l, and 2,950 square feet (0.07 acres) at location E-2, Lake Hanison Planning Case No, 05-14 Aplil19,2005 Page 5 Wetland F is a natural, Type 3 wetland located in the central portion of the property, The wetland vegetation and boundaries are undetermined at this time, The applicant is proposing to fill the entire wetland for an estimated total of 5,665 square feet (0.13 acres) to accommodate additional housing pads, Wetland G is a natural, Type 3 wetland located in the west central part of the property, The wetland vegetation and boundaries are undetermined at this time. The applicant is proposing to fill the entire wetland for an estimated total of 13,331 square feet (0,31 acres) to accommodate additional housing pads, Wetland H is a natural, Type 3 wetland located in the north central part of the property, The wetland vegetation and boundaries are undetermined at this time. The applicant is not proposing any impacts to wetland H. Wetland Replacement The applicant must submit a Wetland Conservation Act (WCA) application illustrating two alternatives that demonstrate proposed plans were sequenced in the following order of decreasing preference: 1) Avoidance of wetland impact, 2) Minimization of wetland impacts, 3) Rectification of wetland impacts and 4) Mitigation of wetland impacts. The applicant should not impact basins A, G and F until it is demonstrated that these impacts have met the above sequencing requirements. Wetland replacement must occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). The plans should show fixed photo monitoring points for the replacement wetlands, A five-year wetland replacement monitoring plan should be submitted yearly beginning one growing season after the wetland is created. The applicant should provide proof of recording a Declaration of Restrictions and Covenants for Replacement Wetland. The applicant shall secure City approval of a wetland replacement plan prior to any wetland impacts occurring. Total wetland filling activities for the proposed project includes 51,418 square feet (1.18 acres) of wetland fill. Total proposed New Wetland Credit (NWC) of 16,019 square feet (0.37 acres) is proposed. Total proposed Public Value Credit (PVC) is 17,800 square feet (0.41 acres). Current proposed plans have not satisfied the minimum replacement requirements of replacing impacted wetlands at a 2: 1 ratio, All impacts, including the filling of wetlands and conversion of wetlands into stormwater pond, must be mitigated with the proposed project. Applicant must demonstrate and document how replacement will be satisfied to ensure the 2:1 replacement ratio for all impacted wetlands, Currently, the proposed replacement plan is deficient 69,017 square feet (1.58 acres) of wetland mitigation, A wetland buffer minimum of 20 feet must be maintained around wetlands A, B, C, E, F, and H must be maintained around the wetlands. A minimum wetland buffer of 16.5 feet must be maintained around wetland D and any mitigation areas, Buffers to be considered for PVC must be a minimum of 16,5 feet. Wetland buffer areas should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant must install wetland buffer edge Lake Harrison Planning Case No, 05-14 April 19,2005 Page 6 signs, under the direction of City staff before construction begins and must pay the City $20 per sign, Building setbacks of 40 feet from the wetland buffer strips must be maintained for all proposed building pads. Lot 3, Block 3 and Lot 11, Block 3 should be revised to meet building setback requirements, Lots 11-15, Block 3 and Lot 10, Block 2 should be revised to incorporate all of wetland B into Outlot C, LAKES The proposed project is within 1,000 feet of Lake Harrison and therefore within the lake's Shoreland Management District. Lake Harrison is classified as a natural environment lake by both the DNR and Chanhassen City Code, The OHW of Lake Harrison has not yet been established by the DNR. DNR has been notified about the proposed subdivision and a request for an OHW determination has been submitted. DNR anticipates an OHW determination will be made in 1-2 months. The OHW determination should be completed prior to final plat approval. All plans should illustrate Lake Harrison's OHW and a 150-foot structure setback from the OHW, The minimum lot size for non-riparian lots within the shoreland management zone is 90 feet wide with 15,000 square feet. The minimum lot size for riparian lots within the shoreland management zone is 125 feet wide with 40,000 square feet. BLUFFS One area on the property has been identified as a bluff (i.e" slope greater than or equal to 30% and a rise in slope of at least 25 feet above the toe), This area 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 the bluff), The applicant has located two lots on the western bluff and is requesting variances to build homes on Lots 11 and 12. Staff strongly recommends denial of the variances. Construction activities, location of structures and future use of the area by the property owners will have lasting, detrimental effects on the bluff and the wetland, Lake Harrison below, It is in the best interest of the public good that the bluff be preserved as required by ordinance to protect the environmental and water quality of the site. PARKS AND RECREATION Comprehensive Park Plan The proposed Lake Harrison development is located within an area that is outside the municipal park service boundaries of Pheasant Hill Park, Herman Field Park and Sugarbush Park. The Parks and Recreation Commission will be reviewing the proposed development on April 26, 2005 to make a recommendation regarding including a public park in the development. Lake Harrison Planning Case No. 05-14 April 19, 2005 Page 7 However, due to the alignment of the road which cuts in to the upland portion of Outlot A, and the inclusion of a water treatment plant, the area for a public park is minimized, If the land is not dedicated for park purposes, then the development shall pay full park fees in force at the time of final plat approval. Parks fees for 2005 are $4,000.00 for each new single- family lot. Comprehensive Trail Plan The site does not contain any portion of the City's trail plan. A sidewalk or trail connection to the trails in Galpin Boulevard and Lake Lucy Road is proposed as part of the development, GRADING, DRAINAGE AND EROSION CONTROL The existing site is about 62 acres in size and contains eight existing wetlands, The site also contains groves of significant trees, along with an existing homesite which will remain, Site elevations range from a high of 1084 in the southwest to a low of 970 in the southeast. The applicant is proposing to grade about 50% of the site for 39 new housepads, three public streets, a private street, and three stormwater ponds, With the vast amount of vertical site relief previously mentioned, the property is a challenging one to grade. There are a few areas of concern with the grading that staff would like to mention, The proposed grading for Lots 4-6, Block 3 needs to be revised to prevent the garage elevation of Lot 4 from being lower than the street. Additionally, the garage elevations of Lots 5 and 6 need to be at least 1.5 feet higher than the emergency overflow for the street. Next, there are a few locations where the proposed street grades are slightly higher (approximately 8%) than the maximum street grade allowed of 7%. Staff believes that with a few minor street elevation changes C±I'), the street grades can be easily revised to meet the 7% requirement. These revisions will not severely impact the wooded areas on the site. As such, staff is not in favor of the street grade variance. Finally, the grading for Lots 11 and 12, Block 1 needs to be revised, The proposal includes a private street to access Lots 11 and 12 with retaining walls along each side. The private street is being "cut-in" through an existing bluff area and the retaining walls are proposed to "hold back" the earth on each side ofthe street. This provides a tunnel-like access to Lot 12, Usually, when private streets are proposed, the grading is minimized versus the grading required for a public street. Staff does not believe this is the case with the current proposal. In conclusion, because there is no public street option shown, there is proposed grading in the bluff, and proposed retaining wall structures within the bluff structure setback, staff is recommending that Lot 12 be deleted and the southwest property comer be preserved, The existing site drains to three main wetlands within the southwest, central, and northeast portions of the site, The proposed grading plan has been designed to match the existing drainage patterns fairly well. The western half of the developed site drains to a proposed pond in the northwest comer of the site, The remainder of the eastern portion of the site will drain to a pond in the northeast comer of the site. Each of the ponds will treat the water before discharging it to a adjacent wetlands. All of the ponds are required to be designed to National Urban Runoff Program (NURP) standards with maximum 3:1 slopes and a 10:1 bench at the NWL. Lake Han'ison Planning Case No. 05-14 April 19, 2005 Page 8 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. StOlID 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. Erosion control measures and site restoration must be developed in accordance with the City's Best Management Practice Handbook (BMPH). Staff recommends that the City's Type II erosion control fence, which is a heavy-duty silt fence, be used for the area adjacent to the existing wetlands. Type I silt fence shall be used in all other areas. In addition, tree preservation fencing must be installed at the limits of tree removal. Erosion control blankets are recommended for all of the steep 3: 1 slopes with an elevation change of eight feet or more. 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. The applicant should also be aware that any retaining wall over 4 feet in height must be designed by a Structural Engineer registered in the State of Minnesota. Also, it will require a building permit from the Building Department. Storm Water Management The proposed development is required to maintain existing runoff rates. Storm water calculation should be submitted to ensure the proposed stormwater ponding is sized adequately for the proposed development. Easements Drainage and Utility easements should be provided over all existing wetlands, wetland mitigation areas, buffer areas used as PVC and stormwater ponds. Erosion Control MN DOT category 3 erosion blanket and seed should be applied to exposed creek slopes near / around road crossing within 24 hours of temporary / final grade. Riprap, appropriately sized, should be installed at flared end outlets for energy dissipation with underlying gravel base or geotextile fabric, All emergency over flow structures should be stabilized with riprap and geotextile or permanent turf re-enforcement blankets. Erosion and sediment controls are needed for the planned sanitary sewer crossing for Wetland A area. Silt fence, mulch and wetland seed is recommended for restoration. All 3:1 slopes need category 3 erosion blanket applied. Pond 1 does not appear to have an outlet planned; an outlet meeting NPDES water quality discharge requirements is needed. Lake Harrison Planning Case No. 05-14 April 19, 2005 Page 9 Sediment Control Following stormwater inlet installation Wimco-type (or equal) inlet sediment controls should be installed and regularly maintained; detail needed. Following street and utility installation, Chanhassen-specification Type-l silt fence or other approved perimeter sediment control is needed for all positive slopes curbside, The rock exit pad is a high-maintenance control. Multiple applications of rock will likely be needed. Geotextile fabric installed under the rock helps promote the controls effectiveness and lifespan. Chanhassen type 2 heavy duty silt fence with straw / hay bale re-enforcement is needed for all silt fences adjacent to wetland and creek areas, Chanhassen type 1 silt fence is needed at the OHW elevation of stormwater basins following permanent outlet installation, "Inlet Sediment Filter" detail should be altered to show a rock berm (1 Yz -inch rock, 2 feet wide and 1 foot high along the outside of the silt fence. Only metal t-posts should be used, not wood stakes, 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. Stormwater Pollution Prevention Program (SWPPP) All development phases should be represented in the SWPPP (clearing and grubbing, mass grading, large utilities, small utilities, home building, along with any special requirement such as wetland or creek crossing areas). Creek / Wetland Protection Construction phasing of the road is needed for the wetland/creek crossing, On March 31, 2005, the area of the crossing had flowing water through the culvert. Due to these potential concentrated flows, a creek crossing plan is needed and should be outlined in the SWPPP and a detail is needed. It is recommended to dam the creek and pump the water around the crossing area during construction. Stabilization of the crossing area is needed within 24 hours following temporary or final grade. It is recommended to cross the stream and phase the area in as final grade immediately. Silt fence in this area is not the correct use of silt fence as a sediment Lake Harrison Planning Case No. 05-14 April 19, 2005 Page 10 control. The silt fence should be wrapped up and around the culvert leaving the wetted perimeter free of silt fence, Soil should be prevented from entering the waters of the state, 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 per acre. Based on the proposed developed area of approximately 37,71 acres, the water quality fees associated with this project are $41,217.03, Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average citywide rate for the installation of water quantity systems, This cost includes land acquisition, proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage, Single- family residential developments have a connection charge of $2,705 per developable acre, This results in a water quantity fee of approximately $102,005.55 for the proposed development. SWMP Credits This project proposes the construction of three NURP ponds and the provision of three outlet structures, The applicant will be given a credit for on-site storm water quality improvements that are designed to treat runoff from the proposed subdivision to NURP standards. The credit will be calculated using the following formula: The per acre water quality connection charge will be multiplied by the on-site drainage area for water quality treatment facilities. This value will then be multiplied by 50%. The subdivision will also be given a credit for on-site storm water quality improvements that are oversized to treat runoff from property outside the subdivision to NURP standards, The credit will be calculated using the following formula: The per acre water quality connection charge will be multiplied by the off-site drainage area for water quality treatment facilities, This value will then be multiplied by 50%. Credit will not be granted if the storm water from contributing off-site areas is already treated to NURP standards. The water quality connection charges that correspond to the land uses that contribute to the storm water ponds will be used to calculate credits, At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $135,285,38, 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 II Construction Permit), Minnesota Department of Natural Resources (for dewatering)) and comply with their conditions of approval, Lake Hanison Planning Case No. 05-14 April 19, 2005 Page 11 UTILITIES Cunently, public sanitary sewer and watermain are available to the parcel. The plans propose on connecting to the Met Council Interceptor sewer line that runs through the parcel and extending it to serve the site. Also, the applicant is proposing to connect to the watermain in Lake Lucy Road, loop it through the site, and connect with the existing mains in Galpin Boulevard and Highover Trail. Staff is recommending that the watermain be looped through to Manchester Drive versus Galpin Boulevard, This is because the existing watermain in Galpin Boulevard is on a lower pressure zone than the other mains that will be installed. A minimum 20-foot wide easement will be required over the public utility lines that are outside of the right-of-way, Installation of the private service utilities for the site will require permits and inspections through the City's Building Department. The City is currently in discussions with the developer on the possible purchase of a portion of Outlot A in the northeast for a future water treatment plant site. This second water treatment plant would treat the water from the City's western wells which can't be treated by the eastern treatment plant that is currently being designed, A neighborhood meeting will be held on Thursday, April 14, 2005 to provide information to the neighboring residents on the second treatment plant. The land acquisition for the second water treatment plant was scheduled for 2005 in the City's cunent 5-year Capital Improvement Program (CIP), With the development of this parcel, staff is recommending that a raw water transmission main be extended through the site for future connection to the City's second water treatment plant. This watermain would run along the western property line, going north to the Well No, 7 property just east of Outlot D, The transmission main would then stay in the right-of-way and run east to the treatment plan site, No service connections would come off of this transmission main since the raw water in the pipe will be untreated/unchlorinated prior to connecting to the treatment plant. Because this is a system wide improvement, the construction cost for the raw watermain will be paid by the City from the water portion of the Utility Fund, The developer will be required to provide public drainage and utility easements over the transmission main and to install the pipe as a part of the utility construction. According to the City's Finance Department records, the parcel was previously assessed for one sanitary sewer and watermain unit and those assessments have been paid, Since the applicant is now proposing more units (39) than what the property has been assessed for, the additional 38 units (39-1=38) will be charged a sanitary sewer and watermain lateral connection charge. Connection fees are in lieu of assessments which are absorbed by the City instead of being levied at the time of construction, The 2005 lateral connection charge for sanitary sewer or water is $5,lI8 per unit. Based on the current rate, the total amount due payable to the City for the additional 38 units would be $194,484 (38 @ $5,118) for sanitary and $194,484 for water. The combined total for both sanitary and water would then be $388,968, These charges are due at the time of final plat recording. In addition, each newly created lot will be subject to City sanitary sewer and water hook up charges at the time of building permit issuance. The 2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building Lake Hanison Planning Case No. 05-14 April 19, 2005 Page 12 permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council. 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. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building permit issuance, Permits from the appropriate regulatory agencies will be required, including the MPCA, Dept. of Health, Met Council, Carver County, and Watershed District. STREETS Overall, the proposed streets layout appears to work well, The plans show a main street accessing off Lake Lucy Road from the north and ending in a cul-de-sac in the south-central portion of the site. Another public street is proposed to tee off the main street and connect at Galpin Boulevard, Both Galpin Boulevard and Lake Lucy Road are classified as collector streets within the City Code and Comprehensive Plan, As such, staff expects each of the roads to adequately handle the traffic from the development. Also, the plans show the public street extension of Highover Trail from the west to the north and a proposed private drive to the south off of Highover Trail. The applicant must be aware that any private streets must be built to 7 -ton design and enclosed within a 30-foot private easement. The developer will have to provide inspection or soil reports certifying that the street was built to the 7-ton requirement. Sidewalks are proposed on at least one side of all of the public streets. As with past developments that access off of Galpin Boulevard, a right-turn lane into the site will be required to be constructed, The turn lane must meet Carver County design requirements. Staff is currently evaluating the possibility of a roadway alignment revision for this development. Specifically, the revision would entail extending the main street from Lake Lucy Road, through the area of proposed Lot 5, Block 3, crossing Wetland C, and connecting it to Galpin Boulevard. This would eliminate the wetland crossing as shown on the plan and allow the tee-street which accesses Lots 1-3, Block 3 to become a cul-de-sac and, possibly, a private street. Staffs reasoning for this road alignment revision is to eliminate the close proximity of the proposed road to the future sledding hill in the proposed public park/treatment plant area, Staff has asked the developer and their engineer to look at the effects of this revision to their proposal. Staff hopes to have additional information to present on this roadway revision at the public hearing on April 19, 2005, Lake Harrison Planning Case No, 05-14 April 19, 2005 Page 13 COMPLIANCE TABLE Area (sq. ft.) Frontage (ft.) Depth (ft.) Setbacks: front, side, rear, wetland buffer, Lake, bluff (ft.) Code 15,000 (40,000 on 90, 100 private 125 30,10,30,40, Lake Harrison) street, 125 150,30 riparian L 1, B 1 24,619 236 155 30, 10, 30, na, na, na L 2, B 1 * 14,502 * 105 152 30, 10, 20, na, na, na L 3, B 1 * 25,650 55 * 155 30, 10, 30, na, na, na L4,B 1 21,352 62@ 174 30, 10,30, na, na, na L5Bl 34,241 62@ 202 30, 10, 30, 40, na, na L6,B 1 24,302 98 234 30, 10, 30, 40, na, na L7Bl 23,374 93 253 30, 10, na, 40, na, na L8Bl 30,615 80 @ 261 30, 10, 30, 40, na, na L9Bl 33,802 76@ 241 30, 10, 30, 40, na, na L 10, B 1 31,711 115 196 30, 10, 30, na, na, na L11Bl 62,896 168 345 30, 10, 30, na, 150, 30 # L 12 B 1 159,357 444 349 30, 10, 30, 40, na, 30# LIB2 29,990 194 132 30 #, 10, na, 40, na, na L2,B2 l6,190 135 175 30 #, 10, na, 40, na, na L3B2 17,101 98 174 30 #, 10, na, 40, na,na L4B2 19,287 121 215 30 #, 10, na, 40, L5B2 20,452 123 243 30 #, 10, na, 40, na,na L6B2 26,116 91 234 30 #, 10, na, 40, na,na Lake Harrison Planning Case No, 05-14 April 19, 2005 Page 14 Area (sq. ft.) Frontage (ft.) Depth (ft.) Setbacks: front, side, rear, wetland buffer, Lake, bluff (ft.) Code 15,000 (40,000 on 90,100 private 125 30, 10,30,40, Lake Harrison) street, 125 150,30 riparian L7B2 28,338 112 220 30 #, 10, na, 40, na, na L8B2 28,158 136 229 30 #, 10, na, 40, na, na L9B2 22,938 94 244 30 #, 10, na, 40, na, na LlOB2 29,356 114 257 30, 10, 30, 40, na, na LIB3 16,824 113 153 30,10, na, na, na, na L2B3 16,433 112 146 30, 10, 30, na, na, na L3B3 16,431 118 139 30, 10, 30, 40, na, na L4B3 28,284 131 296 30, 10, na, 40, na, na L5B3 43,860 61 @ 262 30, 10, na, 40, na, na L6B3 43,873 57 @ 238 30, 10, na, 40, na, na L7B3 22,646 57 @ 186 30, 10, 30, na, na, na L8B3 19,348 106 182 30, 10, 30, na, na, na L9B3 30,014 91 246 30, 10, 30, na, 150,na LlOB3* 29,944 * 117* 228 30, 10, na, na, 150,na L11B3* 23,097 * 120 * 206 30, 10, na, na, 150,na L 12 B 3 * 36,576 * 130 277 30, 10, na, na, 150,na L13B3 62,142 180 320 30, 10, na, na, 150,na L 14 B 3 * 44,338 124 * 360 30, 10, na, na, 150,na L 15 B 3 32,013 99 324 30, 10, na, na, 150,na Lake Harrison Planning Case No. 05-14 April 19, 2005 Page 15 Area (sq. ft.) Frontage (ft.) Depth (ft.) Setbacks: front, side, rear, wetland buffer, Lake, bluff (ft.) Code 15,000 (40,000 on 90,100 private 125 30, 10,30,40, Lake Harrison) street, 125 150,30 riparian L 16 B 3 26,469 104 264 30, 10, na, na, 150,na L17B3 53,902 168 296 30, 10, 30, 40, 150,na Outlot A 522,524 Outlot B 226,079 Outlot C 266,814 Outlot D 6,003 ROW 271,214 Total 2,701,591 * Lot must be revised to meet minimum standard, @ Meets the 90 foot lot width at the 30 foot building setback line # Setback variance required RECOMMENDATION Staff recommends that the Planning Commission adopt the following four motions A-D: A. "The Planning Commission recommends approval of the Rezoning of the property from RR, Rural Residential, to RSF, Single Family Residential District based on the findings of fact attached to this report," B. "The Planning Commission recommends approval of the preliminary plat (Subdivision) to create 39 single-family lots, four outlots and public right-of-way with denial of a variance for street grade, plans prepared by Westwood Professional Services, Inc, dated 03/18/05, based on the findings of fact attached to this report, subject to the following conditions: 1. The lot area for Lot 2, Block 1, shall be increased to a minimum of 15,000 square feet. 2, The lot frontage for Lot 3, Block 1, must meet the 90 feet standard at the building setback line. 3, Lots 10, 11 and 12, Block 3, must be reconfigured to meet the minimum standards, This will result in the elimination of one lot. 4. The lot frontage for Lot 14, Block 3, must meet the 125 minimum lot width. Lake Harrison Planning Case No. 05-14 April 19, 2005 Page 16 5, Lot 12, Block 3, contains a swimming pool and shall not be platted as a separate lot unless the pool is removed or the platting of the lot is concurrent with an application for a building permit for a principal dwelling on the lot. 6. Prior to final plat approval, the developer shall verify that acceptable building pads can be accommodated on all lots that have lake setbacks. 7. If the land is not dedicated for park purposes, then the development shall pay full park fees in force at the time of final plat approval. 8, Building Official 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, The developer must submit a list of proposed street names for review and approval prior to final plat of the property. d, Retaining walls more than four feet high must be designed by a professional engineer and a building permit must be obtained prior to construction, e. Separate sewer and water services must be provided each lot. f. Existing wells and on-site sewage treatment systems on the site but be abandoned in accordance with State Law and City Code and the existing home must be connected to city sewer service when available, g, The swimming pool adjacent to the existing residence must be protected by a fence in accordance with City Code, h. The developer must coordinate the address change of the existing home with the construction of the development and provide access for emergency vehicles at all times, 9. A wetland delineation report illustrating wetland type, boundary and vegetation shall be submitted prior to final plat approval. 10. The applicant shall submit a Wetland Conservation Act (WCA) application illustrating two alternatives that demonstrate proposed plans were sequenced in the following order of decreasing preference: 1) Avoidance of wetland impact, 2) Minimization of wetland impacts, 3) Rectification of wetland impacts and 4) Mitigation of wetland impacts. The applicant shall not impact basins A, G and F until it is demonstrated that these impacts have met the above sequencing requirements, Wetland replacement shall occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420), The plans shall show fixed photo monitoring points for the replacement wetlands. A five-year wetland replacement monitoring plan shall be submitted yearly beginning one growing season after the wetland is created, The applicant shall provide proof of recording a Declaration of Restrictions and Covenants for Replacement Wetland, The applicant shall secure City approval of a wetland replacement plan prior to any wetland impacts occurring, 11, All impacts, including the filling of wetlands and conversion of wetlands into storm water pond, shall be mitigated with the proposed project. The applicant shall demonstrate and Lake Harrison Planning Case No, 05-14 April 19, 2005 Page 17 document how replacement will be satisfied to ensure the 2: 1 replacement ratio for all impacted wetlands, 12. A wetland buffer with a minimum width of 20 feet shall be maintained around Wetlands A, B, C, E, F, G and H. A wetland buffer with a minimum width of 16.5 feet shall be maintained around Wetland D and any wetland mitigation areas. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's wetland ordinance, The applicant shall install wetland buffer edge signs, under the direction of City staff before construction begins and shall pay the City $20 per sign, 13, Building setbacks of 40 feet from the wetland buffer strips shall be maintained for all proposed building pads, Lot 3, Block 3 and Lot 11, Block 3 shall be revised to meet building setback requirements, 14, Lots 11-15 Block 3 and Lot 10 Block 2 shall be revised to incorporate all of wetland B into Outlot C, 15. The OHW determination shall be completed prior to final plat approval. All plans shall illustrate Lake HalTison's OHW and a 150 foot structure setback from the OHW. 16. All non-liparian lots within the shoreland management zone shall be no less than 90 feet wide with 15,000 square feet of lot area, All riparian lots within the shoreland management zone shall be no less than 125 feet wide with 40,000 square feet of lot area, 17. The bluff area on the property shall be preserved, 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 the bluff). 18. The proposed development shall maintain existing runoff rates, Storm water calculations shall be submitted to ensure the proposed storm water ponding is sized adequately for the proposed development. 19. Drainage and utility easements shall be provided over all existing wetlands, wetland mitigation areas, buffer areas used as PVC and storm water ponds. 20. MN DOT category 3 erosion blanket and seed shall be applied to exposed creek slopes near/around road crossing within 24 hours of temporary/final grade, Riprap, appropriately sized, shall be installed at flared end outlets for energy dissipation with underlying gravel base or geotextile fabric. All emergency over flow structures shall be stabilized with riprap and geotextile or permanent turf re-enforcement blankets. Erosion and sediment controls shall be installed for the planned sanitary sewer crossing for Wetland A area. Silt fence, mulch and wetland seed shall be used for restoration. All 3:1 slopes shall be covered with category 3 erosion blanket. An outlet meeting NPDES water quality discharge requirements is needed on Pond 1, Lake Hanison Planning Case No, 05-14 April 19, 2005 Page 18 21. Following storm water inlet installation Wimco-type (or equal) inlet sediment controls shall be installed and regularly maintained. A detail for the inlet sediment controls shall be provided. 22, Following street and utility installation, Chanhassen-specification Type-l silt fence or other approved perimeter sediment control shall be installed for all positive slopes curbside. 23, Geotextile fabric shall be installed under the rock to promote effectiveness and lifespan of the rock construction entrance, 24. Chanhassen type 2 heavy duty silt fence with straw/hay bale re-enforcement shall be provided for all silt fences adjacent to wetland and creek areas, Chanhassen type 1 silt fence shall be installed at the OHW elevation of storm water basins following permanent outlet installation. 25. The "Inlet Sediment Filter" detail shall be altered to show a rock berm (1 V2 -inch rock, 2 feet wide and 1 foot high along the outside of the silt fence, Only metal t-posts shall be used, not wood stakes. 26, Silt fence shall be installed between wetland impact areas and the remaining wetland. 27. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Type of Slope Steeper than 3: 1 1O:1t03:1 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. 28. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as needed. 29, All development phases shall be represented in the SWPPP (clear and grubbing, mass grading, large utilities, small utilities, home building, along with any special requirement such as wetland or creek crossing areas). 30. Construction phasing of the road shall be provided for the wetland/creek crossing. Due to potential concentrated flows, a creek crossing plan shall be developed and outlined in the SWPPP, A detail shall also be provided, Stabilization of the crossing area shall be provided within 24 hours following temporary or final grade. The silt fence shall be wrapped up and Lake Harrison Planning Case No, 05-14 Aptil19,2005 Page 19 around the culvert leaving the wetted perimeter free of silt fence. Soil shall be prevented from enteting the waters of the state, 31, At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $135,285.38. 32. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e,g" Riley-Purgatory- Bluff Creek Watershed Disttict, Department of Health, Minnesota Pollution Control Agency (NPDES Phase II Construction Permit), Minnesota Department of Natural Resources (for dewateting), Carver County, Met Council) and comply with their conditions of approval. 33, Tree preservation fence shall be installed at the edge of the grading limits prior to any construction, Fencing shall be in place and maintained until all construction is completed. In no areas shall the fencing be placed within the bluff impact zone. 34. Any trees removed in excess of proposed tree preservation plans, dated 3/18/05, will be replaced at a ratio of 2: 1 diameter inches, 35, A total of 319 trees are to be planted, The number of overstory, deciduous trees, as shown on landscape plans dated 3/18/05, required in the front yard of each lot are as follows: Lot, Block Number of trees reQuired Lot 1, blk 1 5 Lot 2, blk 1 2 Lot 3, blk 1 1 Lot 4, blk 1 1 Lot 5, blk 1 1 Lot 6, blk 1 2 Lot 7, blk 1 2 Lot 8, blk 1 2 Lot 9, blk 1 1 Lot 10, blk 1 2 Lot 11, blkl None - existing front yard trees to be preserved Lot 12, blk 1 None - existing front yard trees to be preserved Lot 1, blk 2 4 Lot 2, blk 2 3 Lot 3, blk 2 2 Lot 4, blk 2 2 Lot 5, blk 2 3 Lot 6, blk 2 1 Lot 7, blk 2 3 Lot 8, blk 2 2 Lake HalTison Planning Case No. 05-14 April 19, 2005 Page 20 Lot, Block Number of trees required Lot 9, blk 2 2 Lot 10, blk 2 7 Lot 1, blk 3 5 Lot 2, blk 3 2 Lot 3, blk 3 2 Lot 4, blk 3 3 Lot 5, blk 3 1 Lot 6, blk 3 1 Lot 7, blk 3 1 Lot 8, blk 3 2 Lot 9, blk 3 2 Lot 10, blk 3 3 Lot 11, blk 3 2 Lot 12, blk 3 3 Lot 13, blk 3 3 Lot 14, blk 3 3 Lot 15, blk 3 2 Lot 16, blk 3 1 Lot 17, blk 3 None - existing front yard trees to be preserved 36, The developer shall be responsible for planting any trees in side or rear yards as shown on the landscape plan dated 3/18/05, 37, Any private street is required to have 20-foot wide paved streets from back-of-curb to back-of- curb, be built to a 7-ton design, have a maximum slope of 10%, and contained within a 30-foot wide private easement. At the completion of the project, the developer will be required to submit inspection/soil reports certifying that the private street was built to a 7-ton design. 38. 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 and traffic control plans. The applicant should be aware that any off-site grading will require an easement from the appropriate property owner. 39. All of the ponds are required to be designed to National Urban Runoff Program (NURP) standards with maximum 3: 1 slopes and a 10: 1 bench at the NWL. 40. Any retaining wall over 4 feet in height must be designed by a Structural Engineer registered in the State of Minnesota with an approved fence, Also, it will require a building permit from the Building Department. 41. Prior to final platting, storm sewer design data will need to be submitted for staff review. Depending on the size of the drainage area, additional catch basins may be required at that time. The storm sewer will have to be designed for a lO-year, 24-hour storm event. Drainage and Lake Harrison Planning Case No. 05-14 April 19, 2005 Page 21 utility easements will need to be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, emergency overflows, access routes for maintenance, and wetlands up to the 100-year flood level. The minimum easement width shall be 20 feet wide, Emergency overflows from all stormwater ponds will also be required on the construction plans. 42. Erosion control measures and site restoration must be developed in accordance with the City's Best Management Practice Handbook (BMPH). Staff recommends that the City's Type IT erosion control fence, which is a heavy-duty silt fence, be used for the area adjacent to the existing wetlands, Type I silt fence shall be used in all other areas, In addition, tree preservation fencing must be installed at the limits of tree removal. Erosion control blankets are recommended for all of the steep 3: 1 slopes with an elevation change of eight feet or more. All disturbed areas, as a result of construction, must be seeded and mulched or sodded immediately after grading to minimize erosion, 43. 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 fOlm 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 aware that all public utility improvements will require a preconstruction meeting before building permit issuance. 44, The sanitary sewer and water hookup charges will be applicable for each of the new lots, The 2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain, Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance, 45. The applicant shall include a drain tile system behind the curbs to convey sump pump discharge from homes not adjacent to ponds, 46. All plans must be signed by a registered engineer in the State of Minnesota, 47. Maximum 3: 1 side slopes are allowed without the use of a retaining wall, 48, On the preliminary plat sheet show the street right-of-way for the cul-de-sacs, 49. Minimum 20-foot wide public drainage and utility easements will be required over the sanitary sewer and watermain that is outside of the right-of-way. 50. On the grading plan: a. Show the benchmark. b. Add a note to remove all existing approaches. c. Show the retaining walls top and bottom elevations. d. Revise the street grades to comply with the 7% maximum requirement. Lake Harrison Planning Case No, 05-14 April 19, 2005 Page 22 e, Eliminate Pond 1 and bring the drainage to Pond 2, f. The proposed grading for Lots 4-6, Block 3 needs to be revised to prevent the garage elevation of Lot 4 from being lower than the street. g, The garage elevations of Lots 5 and 6 need to be at least 1.5 feet higher than the emergency overflow for the street. h, Install a culvert under the proposed street connection at Galpin Boulevard, 1. Show the 1036 contour around the housepad of Lot 2, Block 1. J, Show the proposed storm sewer on the plan. 51, Label the existing and proposed street names on all plan sheets, 52, On the utility plan: a. Revise the note to say" All storm pipe shall be Class 5, , , ", b. Show all existing utilities, pipe type and manhole rim/inverts within Lake Lucy Road, Galpin Boulevard, Highover Trail and Manchester Drive, c, Revise the location of the downstream sanitary sewer from MH-15 so it goes between Lots 4 and 5 versus Lots 5 and 6, Block 1, d. Show all utility and storm ponds easements, e. Sanitary service must be 6-inch PVC and water service I-inch copper type K. f. The watermain must be looped through to Manchester Drive versus Galpin Boulevard. 53, Staff is recommending that a raw water transmission main be extended through the site for future connection to the City's second water treatment plant. The construction cost for the raw watetmain will be paid by the City from the water portion of the Utility Fund, The developer will be required to provide public drainage and utility easements over the transmission main and to install the pipe as a part of the utility construction, 54, Since the applicant is now proposing more units (39) than what the property has been assessed for, the additional 38 units (39-1=38) will be charged a sanitary sewer and watermain lateral connection charge. These charges are due at the time of final plat recording. 55. As with past developments that access off of Galpin Boulevard, a right-turn lane into the site will be required to be constructed. The turn lane must meet Carver County design requirements. 56, 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 hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1, 57, Two additional fire hydrants are required, I had discussion with Assistant City Engineer Matt Saam as to their location. 58, 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, Lake Harrison Planning Case No. 05-14 April 19, 2005 Page 23 59, Temporary street signs shall be installed on each street intersection when construction of the new roadway allows passage by vehicles, Pursuant to 2002 Minnesota Fire Code Section 501.4, 60. No burning permits will be issued for trees to be removed. Trees and shrubs must either be removed from site or chipped, 61. Submit street names to Chanhassen Building Official and Chanhassen Fire Marshal for review and approval." C. "The Planning Commission recommends denial of the front yard and bluff setback variances based on the findings of fact attached to this report." D, "The Planning Commission recommends approval of the wetland alteration permit to fill and alter wetlands on site subject to the following conditions: 1. The wetland alteration permit is contingent on final plat approval for Lake Harrison. 2. A wetland delineation report illustrating wetland type, boundary and vegetation shall be submitted prior to final plat approval. 3. The applicant shall submit a Wetland Conservation Act 0NCA) application illustrating two alternatives that demonstrate proposed plans were sequenced in the following order of decreasing preference: 1) Avoidance of wetland impact, 2) Minimization of wetland impacts, 3) Rectification of wetland impacts and 4) Mitigation of wetland impacts. The applicant shall not impact basins A, G and F until it is demonstrated that these impacts have met the above sequencing requirements, Wetland replacement shall occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). The plans shall show fixed photo monitoring points for the replacement wetlands. A five-year wetland replacement monitoring plan shall be submitted yearly beginning one growing season after the wetland is created. The applicant shall provide proof of recording a Declaration of Restrictions and Covenants for Replacement Wetland, The applicant shall secure City approval of a wetland replacement plan prior to any wetland impacts occurring. 4. All impacts, including the filling of wetlands and conversion of wetlands into storm water pond, shall be mitigated with the proposed project. The applicant shall demonstrate and document how replacement will be satisfied to ensure the 2: 1 replacement ratio for all impacted wetlands, 5. A wetland buffer with a minimum width of 20 feet shall be maintained around Wetlands A, B, C, E, F, G and H, A wetland buffer with a minimum width of 16.5 feet shall be maintained around Wetland D and any wetland mitigation areas. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's wetland ordinance. The Lake Hanison Planning Case No. 05-14 April 19, 2005 Page 24 applicant shall install wetland buffer edge signs, under the direction of City staff before construction begins and shall pay the City $20 per sign, 6, Building setbacks of 40 feet from the wetland buffer strips shall be maintained for all proposed building pads. Lot 3, Block 3 and Lot 11, Block 3 shall be revised to meet building setback requirements, 7. Lots 11-15 Block 3 and Lot 10 Block 2 shall be revised to incorporate all of wetland B into Outlot C. 8. Drainage and utility easements shall be provided over all existing wetlands, wetland mitigation areas, buffer areas used as PVC and storm water ponds, 9, Erosion and sediment controls shall be installed for the planned sanitary sewer crossing for Wetland A area. Silt fence, mulch and wetland seed shall be used for restoration. All 3: 1 slopes shall be covered with category 3 erosion blanket. 10. Chanhassen type 2 heavy duty silt fence with straw/hay bale re-enforcement shall be provided for all silt fences adjacent to wetland and creek areas, Chanhassen type 1 silt fence shall be installed at the OHW elevation of storm water basins following permanent outlet installation. 11. Silt fence shall be installed between wetland impact areas and the remaining wetland. 12. Construction phasing of the road shall be provided for the wetland/creek crossing. Due to potential concentrated flows, a creek crossing plan shall be developed and outlined in the SWPPP. A detail shall also be provided, Stabilization of the crossing area shall be provided within 24 hours following temporary or final grade. The silt fence shall be wrapped up and around the culvert leaving the wetted perimeter free of silt fence. Soil shall be prevented from entering the waters of the state. 13. 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)) and comply with their conditions of approva1." ATTACHMENTS 1, Findings of Fact and Recommendation. 2. Development Review Application, 3. Letter from Daniel J. Herbst and Daniel D, Cook to Mayor, City Council, Planning Commission and staff dated March 17, 2005. 4. Lake Harrison Requested Variances. 5, Lake Harrison - Lots 10 - 14 UplandlWetland Calculations. 6. Reduced Copy Preliminary Plat. Lake Harrison Planning Case No, 05-14 April 19, 2005 Page 25 7, Reduced Copy Preliminary Grading & Erosion Control Plan, 8, Reduced Copy Preliminary Utility Plan. 9, Reduced Copy Overall Tree Preservation Plan. 10, Reduced Copy Preliminary Landscape Plan. 11. Reduced Copy Preliminary Wetland Impacts & Replacement Plan. 12. Affidavit of Mailing Notice, Mailing Notice and Mailing List. g:\plan\2005 planning cases\05-l4 lake harrison (pemtom)\staff report lake harrison_doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Planning Case No. 05-14 Application of The Pemtom Land Company for Subdivision with Variances, Rezoning and Wetland Alteration Permit - Lake Harrison. On April 19, 2005, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of The Pemtom Land Company for preliminary plat approval with variances for street grades and setbacks, a rezoning of the property to Single-Family Residential District, RSF, and a wetland alteration permit. The Planning Commission conducted a public hearing on the proposed subdivision preceded by published and mailed notice. The Planning Commission heard testimony from all interested persons wishing to speak and now makes the following: FINDINGS OF FACT 1. The property is currently zoned Rural Residential District, RR. 2. The property is guided in the Land Use Plan for Residential - Low Density use. 3. The legal description of the property is: (see attached Exhibit A) 4. The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse affects of the proposed amendment. The six (6) affects and our findings regarding them are: a. The proposed action has been considered in relation to the specific policies and provisions of and has been found consistent with the official City Comprehensive Plan. b. The proposed use is compatible with the present and future land uses of the area. c. The proposed use conforms with all performance standards contained in the Zoning Ordinance. d. The proposed use will not tend to or actually depreciate the area in which it is proposed. e. The proposed use can be accommodated with existing public services and will not overburden the city's service capacity, f. Traffic generation by the proposed use is within capabilities of streets serving the property. 5. The Subdivision Ordinance directs the Planning Commission to consider seven possible adverse affects of the proposed subdivision. The seven (7) affects and our findings regarding them are: a. The proposed subdivision is consistent with the Zoning Ordinance~ b. The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; c, The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development; d, The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; e, The proposed subdivision will not cause excessive 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. 6. In order to permit private streets, the city must find that the following conditions exist: a. The prevailing development pattern makes it unfeasible or inappropriate to construct a public street. In making this determination, the city may consider the location of existing property lines and homes, local or geographic conditions and the existence of wetlands, b. After reviewing the surrounding area, it is concluded that an extension of the public street system is not required to serve other parcels in the area, improve access, or to provide a street system consistent with the comprehensive plan. c. The use of the private street will permit enhanced protection of the city's natural resources specifically bluffs and forested areas. 2 7. The city may grant a variance from the regulations contained within the Subdivision Ordinance as part of the plat approval process following a finding that all of the following conditions exist: a. The hardship is not a mere inconvenience, b. The hardship is caused by the particular physical surroundings, shape or typographical conditions of the land, d. The conditions upon which the request is based are unique and not generally applicable to other property. e, The granting of the variance will not be substantially detrimental to the public welfare and is in accord with the purpose and intent of this chapter, the zoning ordinance and comprehensive plan. 8. A variance (setback) may be granted by the city if all of the following criteria are met: a. The literal enforcement of the ordinance creates a hardship. For purposes of the definition of undue hardship, reasonable use includes a use includes a use made by a majority of comparable property within 500 feet of it. The intent of this provision is not to allow a proliferation of variances, but to recognize that in developed neighborhoods pre- existing standards exist. Variances that blend with these pre-existing standards without depatting downward from them meet this criteria. b, The conditions upon which a petition for a variance is based are not applicable, generally, to other property within the same zoning classification. The proposed setback variance enhances wetland preservation. c, The purpose of the variation is not based upon a desire to increase the value or income potential of the parcel of land, but to facilitate wetland preservation. d. The hardship is not self-created by the developer, but due to the fact that the applicant is attempting to development within an area that is surrounded by wetlands, e. The variance if approved will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel is located. f. The proposed variation will not impair an adequate supply of light and air to adjacent property. 9. Variance Findings - Bluff Setback a. The literal enforcement of the ordinance creates a hardship. Undue hardship means that the property cannot be put to reasonable use because of its size, physical surroundings, shape or topography, Reasonable use includes a use made by a majority of comparable property within 500 feet of it. The intent of this provision is not to allow a proliferation of vatiances, but to recognize that there are pre-existing standards in this neighborhood, 3 Variances that blend with these pre-existing standards without departing downward from them meet this criteria. b. The conditions upon which a petition for a variance is based are not applicable, generally, to other property within the same zoning classification, The proposed setback variance enhances tree preservation. c. The purpose of the variation is not based upon a desire to increase the value or income potential of the parcel of land, but to facilitate development constrained by a bluff and a electlical transmission line corridor easement. d. The hardship is not self-created by the developer, but due to the fact that the site is constrained by a bluff and a electrical transmission line corridor easement e. The valiance if approved will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel is located, f. The proposed variation will not impair an adequate supply of light and air to adjacent property, 10. The planning report #05-14 dated April 19, 2005, prepared by Robert Generous, et aI, is incorporated herein, RECOMMENDA TION The Planning Commission recommends that the City Council approve the Rezoning, Preliminary Plat with Valiances and the Wetland Alteration Plan, ADOPTED by the Chanhassen Planning Commission this 19th day of April, 2005, CHANHASSEN PLANNING COMMISSION BY: Its Chairman 4 EXHIBIT A That part of the South 835,33 feet of the East one-half of the Southwest Quarter, Section 3, Township 116, Range 23, Carver County, Minnesota, measured at right angles to and parallel with the south line of Said East one-half of the Southwest Quarter lying westerly of the center line of Carver County Road 117, Torrens Certificate Number 30251. And, That part of the Southwest Quarter of Section 3, Township 116, Range 23, Carver County, Minnesota, described as follows: Commencing at the southwest comer of the Southwest Quarter; then running East on the section line 1335.00 feet to a point marked by a gas pipe; thence North 1320,00 feet to a point marked by an iron pipe; thence West 1335.00 feet to a point in the section line marked by a gas pipe; thence South 1325.00 feet to the place of beginning. And, That part of the NOlthwest Quarter of the Southwest Quarter of Section 3, Township 116, Range 23, Carver County, Minnesota, described as follows: Beginning at the southwest comer of said Northwest Quarter of the Southwest Quarter; thence northerly along the west line of said Northwest Quarter ofthe Southwest Quarter a distance of 2,10 feet; thence easterly to a point in the east line of said Northwest Quarter of the Southwest Quarter distant 7.15 feet northerly of the southeast comer thereof; thence southerly along said east line 7,15 feet to said southeast comer; thence westerly along the south line of said Northwest Quarter of the Southwest Quarter to the point of beginning. And, Lot 1, Block 1, Brenden Pond 2nd Addition, according to the recorded plat thereof, Carver County, Minnesota. 5 05c\~ CITY OF CHANHASSEN 7700 MARKET BOULEVARD CHANHASSEN, MN 55317 (952) 227-1100 DEVELOPMENT REVIEW APPLICATION CHANHASSEN PLANNING DEPT CITY OF CHANHASSEN RECEIVED MAR 1 8 2005 APPLICANT: The Pemtom Land Company ADDRESS: 7597 Anagram Dr. Eden Prairie, MN 55344 OVVNER: E. Jerome and Linda C. Carlson ADDRESS: 6950 Galpin Blvd. Excelsior, MN 55331 TELEPHONE (Day Time) 952-937-0716 TELEPHONE: 952-474-4163 - -- --, "- Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit Vacation of Right-of-VVay/Easements Interim Use Permit X Variance $200 Non-conforming Use Permit X VVetland Alteration Permit $275 __ Planned Unit Development* Zoning Appeal --A._ Rezoning $500 Zoning Ordinance Amendment Sign Permits "- , Sign Plan Review Notification Sign $116 $~Y $~~~ X Escrow for Filing Fees/Attorney Cost" X Site Plan Review* - $50 CUP/SPRNACNARlWAPlMetes & Bounds - $400 Minor SUB $450 , \ 427~~ X Subdivision* $600 + $585 = $1185 TOTAL FEE $ '3, J03 Mailing labefs of all property owners within at least 500 feet of the boundaries of the property must be included with the application -OR- the City can provide this list (Carver County properties only) for an additional fee to be invoiced to the applicant. If you would like the City to provide mailing labels, check this box I8J Already ordered Building material samples must be submitted with site plan reviews. *Twenty-six (26) full-size folded copies of the plans must be submitted, including an 8%" X 11" reduced copy for each plan sheet. -Escrow will be required for other applications through the development contract. NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application. SCANNED ", ~ PROJECT NAME: Lake Harrison LOCATION: South of Lake Lucy Road off of Galpin Blvd. LEGAL DESCRIPTION: See Existing Conditions Sheet 1 TOTAL ACREAGE: 62.0 Acres WETLANDS PRESENT: X YES NO PRESENT ZONING: RR REQUESTED ZONING: RSF PRESENT LAND USE DESIGNATION: Residential - Low Density REQUESTED LAND USE DESIGNATION: Residential - Low Density REASON FOR REQUEST: Sinqle Family Residential Development This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions, Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within 15 business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within 15 business days of application, This is to certify that I am making application for the described action by the City and that am responsible for complying with all City requirements with regard to this request. This application should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. I will keep myself informed of the deadlines for submission of material and the progress of this application, I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study, The documents and information I have submitted are true and correct to the best of my knowledge, ~r.~O~1 Tr-wO%w"j 1kPð411~f-an~~, 3-/Rcð~ ~-'~' ~'" 3P~5 Si n ure of Fee Owner ( Date Application Received on Fee Paid Receipt No. The applicant should contact staff for a copy of the staff report which will be available on Thursday prior to the meeting. If not contacted, a copy of the report will be mailed to the applicant's address. SCANNED r:J The Pemtom Land Company 7597 ANAGRAM DRIVE EDEN PRAIRIE, MINNESOTA 55344 (952) 937-0716 . FAX (952) 937-8635 TO: Honorable Mayor, Members of the Chanhassen City Council, Chairperson, Members of the Planning Commission and Professional Staff SUBJECT: Lake Harrison DATE: March 17,2005 We are pleased to present to you a proposal for a new neighborhood of single family detached custom homes on the Jerome and Linda Carlson property, BACKGROUND: The Carlson Property is located at 6950 Galpin Boulevard, The owners of the property are long time Chanhassen residents. Mr. Carlson was one of the co-founders ofInstant Web, Victory Envelope, and United Mailing. He has been very active in the Chanhassen community for many years including service as President and Board Member of the Chanhassen Chamber of Commerce, The property has many outstanding natural features. Through the years, the Carlson's have developed trails and have created a sanctuary feeling on this unique property, Its dominant feature is the large wetland area that meanders from Galpin Boulevard to Lake Lucy Road, A vintage 1918 windmill occupies the old farmstead site and can be seen from Galpin Boulevard, The Carlsons constructed a beautiful soft contemporary home and swimming pool that occupies a rise overlooking Lake Harrison. This home, pool, and windmill will remain as prominent features of the property. SITE DATA: .1. Total site - 62.0 Acres 2, 39 Homesites Planned 3. Gross Density - .63 Homes Per Acre 4. Wetland Component - 20.9 Acres (Preliminary - to be verified in Spring) SITE VISITATION: Prior to the thorough site analysis conducted on this site to include a boundary survey, tree survey, topographical analysis, and studies conduGi:ed by wetland scientists, numerous members of the <~::> Chanhassen City Staff were invited to tour the property to insure all elements necessary to prepare this premiere property were factored into the planning process. CITY ANALYSIS: The City identified a need on this site for a neighborhood park as well as a strong need for a water treatment facility. The City will present to the residents the needs analysis and function of these two components at independent meetings, Plans for 10 single-family lots in the vicinity of these two uses have been removed from the original concept plans on the east end of the property abutting Galpin Boulevard. SCANNED , Lake Harrison March 17,2005 Page 2 NEIGHBORHOOD ANALYSIS: As in keeping with the long history of our company, a neighborhood meeting was conducted on March 10,2005 at the Chanhassen Recreational Center. The concerns of the neighbors focused on protecting the natural resources ofthis site, trees, traffic, size and location of the park and water facility, and architectural diversity. TREES: Pemtom has a long history of employing landscape architects early in the site analysis process to plan roads, utilities, and homesites. Tree preservation will be of ultimate concern. Where possible, retaining walls will be used to control slopes and save additional trees, A generous landscape plan will be implemented in the design process, TRAFFIC: To limit traffic in the Highover neighborhood, a ten lot cul-de-sac will be added to the planned thru road offHighover and only two lots are planned off a private street which will greatly limit traffic in Highover. Both Lake Lucy Road and Galpin Boulevard are collector roads serving this site and at the suggestion of the neighborhood and the Chanhassen City Staff, Lake Harrison Road will be extended through the entire neighborhood to mitigate traffic going predominantly in one direction, PARK AND WATER TREATMENT FACILITY: All items of neighborhood concern with this item were deferred to the Chanhassen City Staff ARCIDTECTURAL CONTROLS AND FEATURES: A Declaration of Covenants will be contained in the final documents that will control house sizes and incorporate custom designs on the elevations of every home, Innovative streetlights, landscaping plans, and uniform mailboxes will be mandatory. ARCHITECTURAL DIVERSITY: In addition to the architectural control documents employed by the developer, we agree to study the documents of High over to insure strong home and architectural diversity on the site. PARKS AND OPEN SPACE: In an effort to [.Æeserve the "sanctuary" like character ofthe property,~~pproximately 30 acres of the project will be dedicated to the public in the form of outlots for parks ànd open space, as well as right-of-way for roads and sidewalks. In addition, we hope to carry this feeling over to the residents by way of conservation covenants covering everything from wetlands to natural grass buffers, Over fifty per cent of this new neighborhood will remain as open space, WETLANDS: There is an extensive amount of wetlands on the site and wetland impacts on site are inevitable, The plan was designed to be sympathetic to the wetlands and minimize impacts as much as possible. We are requesting waivers for reduced wetland buffers and setbacks in some portions of the site. It is possible to mitigate for all the wetland removal on site, but it is very destructive to the existing trees and we would like to explore the option of off site mitigation for this site. SCANNED \ Lake Harrison March 17, 2005 Page 3 DEVELOPER: The Pemtom Land Company has been active in building and developing in the Metropolitan area since 1963. Our goal is to work with the natural features of sites to create quality home sites with appealing streetscapes using the topography and natural beauty of the land. Dan Herbst, President of The Pemtom Land Company, has been actively involved in the Chanhassen community for many years. He helped found the Chanhassen Jaycees and served as Officer and Director ofthe Chanhassen Chamber of Commerce as well as member and Chairman of the Chanhassen Planning Commission and member of the Chanhassen Lions and American Legion, He served as President and Board Member ofthe Carver County Coordinated Services as a nonprofit fundraiser for Carver Area Rural Transportation (CART) and has been a resident of Chanhassen since 1970, Neighborhoods we have created in the vicinity include, Crimson Bay in Chanhassen, Trillium Bay and Eagle Bluff in Minnetrista, Swiss Mountain in Victoria, Wynnfield on Dell Road and Settlers Ridge and Settlers West in Eden Prairie and Chanhassen. Other neighborhoods in Eden Prairie include Entrevaux , Kingston Ridge, St. Johns Woods and Normandy Crest, In Minnetonka our neighborhoods include Chimo, McCarthy's Woods, Brynrnar Place, and Greenwoods on the Lake, WESTWOOD PROFESSIONAL SERVICES: The Planners, Landscape Architects, Engineers, and Wetland Scientists at Westwood Professional Services have provided land development consulting services for over 32 years, Westwood's approach to the environment is to provide quality places to live, work,. and play while protecting our natural resources to the greatest extent possible, Their team of wetland scientists includes over 35 years of experience in wetland delineations, and mitigation designs, We are excited to move forward after our informational meeting and data gathering to proceed with a unique and successful neighborhood that will be of lasting value to the City of Chanhassen and its residents. We respectfully request your comments and feedback. Sincerely, .- THïJ!:::::;CO~ Daniel 1. Herbst Y President ~/~/ fYJ Daniel D. Cook SCANNED Lake Harrison - Requested Variances Chanhassen, MN 4/1/2004 Lot Block Variance Requested Reason for Request 1-10 2 Reduced front yard setback Reduction of front setback helps minimize from 30' to 25' impacts to the woods and wetlands located within and behind the proposed lots, The requested variance is suggested in the tree preservation ordinance, 12 1 Reduced bluff buffer and There is a fair amount of buildable land on setback from 20' no impact top of the slope that is not considered bluff zone and 30' building setback which creates a wonderful opportunity for to 0' no impact zone and 10' arguably the best location on the site for a building setback, home, The hardship is that there already exists a 30' overhead power line easement from the property line on the uphill side of the buildable area. This, in conjunction with the bluff setbacks, consumes too much of what is considered quality buildable area, We are proposing a custom graded and built home on this lot that will be sympathetic to the existing conditions, By reducing the no impact zone and building setback we can build an upper bracket home on an excellent site without any impacts to the bluff itself, Max, Road Maximum slope of road from By increasing the slope of the road by 1 % Slopes 7% to 8%. we are able to match existing topography better and save more of the wooded slopes throughout the site, We are requesting this in only a few select areas of the site where it makes sense to do so, The requested variance is suggested in the tree preservation ordinance, Lake Harrison - Lots 10-14 UplandlWetland Calculations Lot Total Lot Area Upland Area Wetland Area Required Lot Area 10 45,628 24,944 20,684 15,000 11 53,903 23,097 30,806 15,000 12 71 ,666 36,576 35,090 15,000 13 1 09,493 62,142 47,351 15,000 14 53,612 44,338 9,274 15,000 [ ~ i u ] tJ .Ii . 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' '\-- \ \ \" \ ' \ \ \ \ \ \ \ \ \ \ -.-::----. -'. -.--" ;1~i ~ ,.!!!l':50 ~~ . g Ë-8 ~.clli ~~!~i!~ ~ ¡ ~~ ~;. - ¡1I!1iI a .8gg';¡~-~ ~ ii~Hi~ I ..,1 it Þi: :g liÆ ~ 0 UJ .. Z Z « ü (j) ~ p,. ~ I Uj 3 }I ~I ~ J ~ J I ]¡Jj ~ '" ~ '2 .~ .... ~ ~ ,; I III ~ ~ C!i""""'Dìd?¡;"~ î4\.d~a~\£S.1:¡3i'O&d """~o ..J K02I!;;VII) CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss, COUNTY OF CARVER ) I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on April 7, 2005, 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 Lake Harrison - Planning Case No. 05-14 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. Subscribed and sworn to before me this J+Ì\ day of .1Jprl' I ,2005. ~._~ /. lIYV\ I. ~ '" Notary Pub· .,' I KIM T. 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" "eMinneWaShlà¡ ,~---: , !ii ¡ ~ \0;' '\->-.\' ,- ':J',,'-,-, ~ " y~~.--------:, , " Lake Lucy '~~ -~)-A, -,-", Y"---;^~é-"1f, ,/'» -/ ~ò1 ~.)\~-(S~~-~)~~\\~\ \~~~~:j/l' i ~ <SF....-'~ 'i /"-':'1-- ~I~L~ ? ,,!.. ~---~,.-- /: lQ ..----/ {::.'ð/ /,/~'~-~-J--r---;V·~'~<%I'~\\Y)..<""": $' / <~'~/~'~,~%t{þ?~iýi7(lØ~,~~_-,~ _~__~, ~keA"" _L '\ l';:{j ',\ '~', " , -, I ,----" _ \ i J;¡íitr'l':t~iÎ ~/ \'--' Disclaimer This map is neilher a legally recorded map nor a sUlvey and is not intended to be used as one, This map is a compilalion of records, information and data localed in various cily, county, state and federal offices and other sources regarding the area shown, and is to be used lor reference purposes only, The City does not warrant Ihat the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does nol represent that the GIS Dala can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direclion or precision in the depiclion of geographic features, If errors or discrepancies are lound please conlact 952·227·1107, The preceding disclaimer is provided pursuant to Minnesola Stalutes §466.03, Subd, 21 (2000), and the user of this map acknowledges that the Cily shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims broughl by User, its employees or agenls, or Ihird parties which arise out of Ihe use~s access or use of dala provided, F;·/,):'·\.~.J~¡II,~~~~~ ¡/-<. \.( .-_-->--~¡---------:'. ~I"'. >----' ~: ß~~rH--=")~'-\'~=-< I-.[Jd~'-' ~~~:'<~~Jr ~¡=:;7/·~.~~DfTì1tIDtG: ,'-"~~7' '~(--.ELC'ì_: ':;~'~;"~rJ~G,Ú.t~~ LU~ ~r-::"~/r r ¡j---(y r--<-1;-ïTIT'::::¡f~}__':]~~-"\L-r--jd/ ., ,Y'~~~':\0 ___~__/-) !\:-<:-<Lu~Jrj Lf.J h~~~g;S: I :.=:::::t,-;~ " ¡ l->i<,..L~-C jITIT~\.~();}-:f---~.~..¡ f- ;----<;---\. -!. / r-~'-'L-;--T-1_P~ I . 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Disclaimer This map is neither a legally recorded map nor a sUlvey and is not intended to be used as one, This map is a compilation of records, information and dala located in various city, county, state and federal offices and olher sources regarding the area shown, and is to be used for reference purposes only, The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does not represent that the GtS Data can be used for navigational, tracking or any olher purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features, If errors or discrepancies are found please contact 952·227-1107, The preceding disclaimer is provided pursuant to Minnesota Statutes §466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims broughl by User, its employees or agents, or third parties which arise out of the use~s access or use of data provided, ( , '" '------..-'" -"'"- "----------------- Location Map Public Hearing Notification Area (500+ feet) Carlson Property Development The Pemtom Company ~ ---- "I '/"^'" I ' ^""" I ~, , " ~H4J!---\ I ' , - ~' I , ~.:::: L " f' " f~"QJ;f» ø ')'tiii1LJ! 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' ,) ¡, , U} i---I aiì'ànno "0> ," e( , ~ ! ! ¡ --oT~-1 ~I ----r---- ~ lie Lane ,../~ ' ~ ¡ í .: ç\ A ~, :<-----------J I r----------// p, Lucy lJ10ad ~ i ' "'- vJ i----- t ~ .3&\ ' I ; /1 ~0 . ,--:,~ j )vL:,z~ / / I">, - ~%, /h ,i---------,--l---__-------j~~/---Zr¡1 '-....~/~J, ----;g~ / I / ,,/1\ ß)\ .\\J-::::--...../I/~~, f ; ¡ J //:' 'I "1 ;[~ r\\-----= :~rr 'I ' /I~~ . I k---I ¡ :ISlsl!,! ~~\\¡ !.---$\"'~ //1 J~L!\~/«)~~~~g~ru~~ LakßLu~YRO~d ~L/,í~, ~ ~~ -,-----~! 1,- 0 / <qr; '-- ~ ~í IN \ ! \ j KlULJl"\ I! I ' , , í í--;-tê¡j tÆl--,,£=:¡~ f~ ~:. \ í \, '1 I ' , , ; : ¡ / f--.~ _ i L~ . ~ ,~¡ ¡7H~{¡ \! \, " ~ If, I '! í /-~ " 1--=, ' '!1J"'---Î r-?~./ P;~ \ \ ':-' 1/ / '-,~}fqf-f'-. ~\ ; \ í.~y,~,"-..~~~<¡ \ \ r-¡ \, ( ! ¿'JjI !Trall I :"::"';~',~'y-\ \%-;~ ~"\.1.\.!CY \ ¡ ~, ' ¡ í ~~'/-__' --~ fØ ~ ~~t Court \ ' ,~ , ~ Î '9ho; í I ~'(!-----.i~' " ~ ! I í __ _1 '- Crt, ¡ ~ ;..--- !-J /----cLahll' ,¡-----¡' "- /' I ! ~ ,. ~ ¡ ~ /;'-.--1, " ,,( /"\ iðtj~~¡ 'I ' / ¡" I' I ~ ~J 1~ (--~>" r------.¡.~ / \ La'eHamson \-/ ,,','1'-* L- I H¡9~"-J y ~:?)'--'-"--';/i ; ",-lÆ-! "( 'ü ,-' , ~~~ ~' q:::;A ._ Lake Lucy í Þ,IH ison '! ; r---'!f Hill ~,---;;' ! ¡-----if ij---;~! 0 .,. If /j:"'r - I~ -a ~ ---+---1l \ lSWì' I ~ / 0 1 \ . I ! i--$, ,ç,y '! \ ~! \) I, / U - \ ;' 1 ,~¡ ,\\,-~-~t---:::. ¡/ '=- ~ -+-µlG\.p.lltnr0 \ ~~~'<.~,~~(jl?' _ - -~ ~ ~r--~' \.ßI~\ ,1" ~ ¡ ; \"Í ¡ èi¡ , rg, \,..-l---Lo~/:::____ \ ¡--3' \f---'9' \ 'í / ,~ ! , §f12, I " ,\ ,§i\' '-------' \ ¡-----'z\ ~! ~ ~ \ I J.----.-ff-roq, :r~ \ ~!---J' / ~ ~ "\ / ~,. ~ \ /~"' ~. I j qy =-- ~;~~;2Jf\~S!!P~--WJ~~ í (!j - - ~(2~'\ ~. " \(,~:StriJ BANEBERRY\fI1AY-W: ~ e '&f:!! '~~>~'y'' f //>-~' 2 GLOVER -_-: La'eAnn cit ( l ~ _ ~/:P( !1Tn 3 GONEFLOWER CRV ~ / lì.. ,J-,~ \ I H '~ --1 I 4 PRIMROSE PLACE - í ~~-< \ ¡ t---J" L/ f ! Mbie<ttit: 'AU I í ,5 SA \ ! . / --1 W " F~~' ; '--==~~ 6 CONE FLOWER CRV S \ I ; ¿~~~ :~(1---<t--I i: : j ! I ¡ ¡ I,! ,,~ 7 BLUEBONNET BLVD \ / en ~I!! / ¢ou \:/ I' . ~- _' ¡..:;.; BCHICORYWAY \ ~1!,--~ , " \' , ~' , : -D I ~ , fQ.¡ 9 POppy DR \ ! . ~: I i ¡"- ¡ nu, :ª.ì 10 BLUE SAGE LN E) /: ,i, '7 \ --: i r j fYp,>;::: . '----L':]" ~ 11 WATERLEAF LANE E \'--' _____~ I ~1~/P~Wtr1~ \ I ¡~l!í?kerSf I ¡ 1 ¡ ¡ A 12 LADY SLIPPER LANE ~ ! ~ "-< í " ,\ j I , \.\ H 13 SUTTER CUP CRT I i ;~' I 'þ/ ~\,---_ í: \r!~ut Cu 8' I ; 14 BLUESAGE LN W ' ,'---. -~' q,ç),! f I \ ,15WATERLEAFLANEW ,~/ '/ >- ~~, I í !~r~'~116 SNAPDRAGON DR ,~~'" / ~, ¡~~.~~ ,I_J/\\'-""" \\~, ~_______________ !',' /~~"¡ ,\~ , '---\ /" 'Z.~'t I '-".,___/ ~ ~ 4; \ ~ '----I I /), .-' :~ :;::;'l1JJ, J. \= §.j riB Legend _ Subject Site D Public Hearing Notification Area REZA & BEVERLY M AGHELNEJAD 7041 HIGHOVER CT S CHANHASSEN MN 55317 JUDITH E ALEXANDER 2122 LAKE LUCY RD CHANHASSEN MN 55317 ASHLlNG MEADOWS HOMEOWNERS C/O LUNDGREN BROS CONSTRUCTION 935 E WAYZATA BLVD WAYZATA MN 55391 TIMOTHY J & LISA A BASTIAN 6800 DIAMOND CT CHANHASSEN MN 55317 DOUGLAS A & LINDA R BEUTEL C/O LINDA R BEUTEL 6786 BRIARWOOD CT CHANHASSEN MN 55317 TIMOTHY M & MARINA L BLOCK 6903 HIGHOVER DR CHANHASSEN MN 55317 BRYAN G & PATRICIA A BORNHOFT 6810 RUBY LN CHANHASSEN MN 55317 JAMES E & CHERI BROUGHTON 6927 HIGHOVER CT N CHANHASSEN MN 55317 STEVEN P & JODY K BUSKA 7054 NORTHWOOD CT CHANHASSEN MN 55317 THOMAS C CAMPBELL & KATHLEEN M CAMPBELL 6890 SAPPHIRE LN CHANHASSEN MN 55317 DOUGLAS J AHRENS & JOAN E LITTLE AHRENS 1949 TOPAZ DR CHANHASSEN MN 55317 RAYMOND C ALSTADT & JACOIE L DAUGHERTY 2423 HIGHOVER TRL CHANHASSEN MN 55317 TROY A BADER & GINA SAUER 2244 LAKE LUCY RD CHANHASSEN MN 55317 MARY A BENTLEY 6810 HIGHOVER DR CHANHASSEN MN 55317 EDWARD M & CHERYL A BLACKFORD 6788 MANCHESTER DR CHANHASSEN MN 55317 SCOTT 0 & CYNTHIA L BOEDDEKER 6710 MANCHESTER DR CHANHASSEN MN 55317 RICHARD C & LAURA A BRAY 6983 H IGHOVER DR CHANHASSEN MN 55317 WAYNE R & ROBIN T BROWN 6837 BRIARWOOD CT CHANHASSEN MN 55317 GREGG W & MELANIE M BUTCHER 6805 RUBY LN CHANHASSEN MN 55317 E JEROME & LINDA C CARLSON 6950 GALPIN BLVD EXCELSIOR MN 55331 PREETI & VIVEK AJMANJ 6805 DIAMOND CT CHANHASSEN MN 55317 DON W & CHRISTINE A ANTHONY 6700 BRENDEN CT CHANHASSEN MN 55317 BRUCE & SALLY BAROUIST 2360 LAKE LUCY RD CHANHASSEN MN 55317 ERIC R & SHERI L BEST 6820 RUBY LN CHANHASSEN MN 55317 PAUL S & SUSAN M BLASKE 6856 HIGHOVER DR CHANHASSEN MN 55317 PAUL J & KRISTI L BORCHERT 6636 BRENDEN CT CHANHASSEN MN 55317 LEE S & RHONDA L BROADSTON 6918 HIGHOVER DR CHANHASSEN MN 55317 ERIC M & PATRICIA E BURDON 6690 BRENDEN CT CHANHASSEN MN 55317 GERALD L & CONNIE J BYRNES 6820 BRIARWOOD CT CHANHASSEN MN 55317 MICHAEL P CAUTIN 7013 HIGHOVER CT S CHANHASSEN MN 55317 JOHN B & GAYLE E CHOMEAU 2333 HARRISON HILL CT CHANHASSEN MN 55317 ROBERT E & JUDITH B CLARKE 6821 HIGHOVER DR CHANHASSEN MN 55317 JOSEPH R COOK & KATHLEEN L HUNTINGTON 6672 BRENDEN CT CHANHASSEN MN 55317 STEPHEN M DAHL & CELESTE A BERKEN 6820 DIAMOND CT CHANHASSEN MN 55317 CHARLES Z & SUSAN X DENG 6804 BRIARWOOD CT CHANHASSEN MN 55317 JAYSON C DREHER 2144 LAKE LUCY RD CHANHASSEN MN 55317 GREGORY M & LAURA J ELDER 2076 HIGHGATE CIR CHANHASSEN MN 55317 KEVIN S & TERESA A FINGER 7052 HARRISON HILL TRL CHANHASSEN MN 55317 CLEONE B FOSTER 2275 LAKE LUCY RD CHANHASSEN MN 55317 DAVID E & KATHLEEN K FULKERSON 6900 HIGHOVER DR CHANHASSEN MN 55317 PING CHUNG & ANH TRAN 7000 HIGHOVER DR CHANHASSEN MN 55317 CURT M & SARAH D CLAUSS 7074 NORTHWOOD CT CHANHASSEN MN 55317 CHRISTOPHER H & JOAN W COWAN 2412 HIGHOVER TRL CHANHASSEN MN 55317 DAVID H DAMMAN & LAUREN LIPPMAN-DAMMAN 6934 HIGHOVER DR CHANHASSEN MN 55317 DANE S & LISA D DOESCHER 6732 BRENDEN CT CHANHASSEN MN 55317 LAWRENCE M & ABIGAIL DUMOULIN 6966 HIGHOVER DR CHANHASSEN MN 55317 STEVEN K & JULIE MELLIS 1973 TOPAZ DR CHANHASSEN MN 55317 MICHAEL P FLAKE & KAREN E SHADLER FLAKE 6830 RUBY LN CHANHASSEN MN 55317 ANTHONY LEE FREEMAN 6786 HIGHOVER DR CHANHASSEN MN 55317 GESTACH & PAULSON CONSTRUCTION 200 CHESTNUT ST N CHASKA MN 55318 COURTNEY W & CHRISTINE CLAFLIN 2040 HIGHGATE CIR CHANHASSEN MN 55317 JOHN J & PAMELA S COCCARO 2450 HIGHOVER WAY CHANHASSEN MN 55317 LESTER A COYER & ANNETTE D MCEWAN-COYER 6719 BRENDEN CT CHANHASSEN MN 55317 MICHAEL L & AMY C DEGENEFFE 6654 BRENDEN CT CHANHASSEN MN 55317 DANIEL J DOHSE & MARIT S LEE-DOHSE 2058 HIGHGATE CIR CHANHASSEN MN 55317 TROY L & CAROLYN H EGGERS 6791 BRIARWOOD CT CHANHASSEN MN 55317 MARK A FALKUM 6869 MANCHESTER DR CHANHASSEN MN 55317 WILLIAM 0 & KRISTEN K FLANAGAN 6653 BRENDEN CT CHANHASSEN MN 55317 DAVID M & JULIE A FUECKER 6751 MANCHESTER DR CHANHASSEN MN 55317 DARRELL GILMORE 1981 TOPAZ DR CHANHASSEN MN 55317 KIMBERLY K GOERS 6709 BRENDEN CT CHANHASSEN MN 55317 JOHN M JR & DARLA J GRAHAM 6935 HIGHOVER DR CHASKA MN 55318 PHILIP J & LAURA K HAARSTAD 7066 HARRISON HILL TRL CHANHASSEN MN 55317 EUGENE W HANSON & SHERYL A NOVAK 2380 LAKE LUCY RD CHANHASSEN MN 55317 JOHN P & KELLY M HOLCOMB 6852 BRIARWOOD CT CHANHASSEN MN 55317 DAVID L & HOLLY J JESSEN 6618 BRENDEN CT CHANHASSEN MN 55317 JEFFREY A JORGENSEN & HELENA B STAFKO 2028 HIGHGATE CIR CHANHASSEN MN 55317 BRIAN & CHRISTINE KLINE 6836 BRIARWOOD CT CHANHASSEN MN 55317 SANG C & NHI T KY 6729 BRENDEN CT CHANHASSEN MN 55317 CRAIG J & NANCY G LERVICK 7027 HIGHOVER CT S CHANHASSEN MN 55317 KIMBERLY KRAMER GOERS 6673 BRENDEN CT CHANHASSEN MN 55317 MARK CONRAD GREGERSON 6633 BRENDEN CT CHANHASSEN MN 55317 BRIAN J HABAS & SUSAN BLAINE 2021 HIGHGATE CIR CHANHASSEN MN 55317 WILLIAM D & MARY D HAWORTH 6818 HIGHOVER DR CHANHASSEN MN 55317 MICHAEL J HORN, TRUSTEE & PAMELA A KLINGER-HORN, TRUSTEE 7024 HIGHOVER CT S CHANHASSEN MN 55317 DANIEL L JOHNSON & PENNYBURSCH~OHNSON 6951 HIGHOVER DR CHANHASSEN MN 55317 DOUGLAS T KANS 6800 MANCHESTER DR CHANHASSEN MN 55317 WILLIAM F & JEANNE A KRAKE 6739 MANCH ESTER DR CHANHASSEN MN 55317 DOUGLKAS E & DEBRA A LANASA 2151 LAKE LUCY RD CHANHASSEN MN 55317 ROBERT J & LUCINDA C LIPPERT 6964 HIGHOVER CT N CHANHASSEN MN 55317 TIMOTHY L & ANNE G GOSHERT 6850 MANCHESTER DR CHANHASSEN MN 55317 JON 0 GRUBB 6989 HIGHOVER CT N CHANHASSEN MN 55317 GERALD 0 & MARILYN J HALSETH 6946 HIGHOVER CT N CHANHASSEN MN 55317 HERBERT M & DONNA M HILLMAN 6716 BRENDEN CT CHANHASSEN MN 55317 CHRISTOPHER HOVAN 6862 MANCHESTER DR CHANHASSEN MN 55317 JENNIFER S JOHNSON 7036 HIGHOVER CT S CHANHASSEN MN 55317 STEPHEN J & LAURIE A KERKVLlET 2201 LAKE LUCY RD CHANHASSEN MN 55317 THOMAS & MARY KUHN 6693 BRENDEN CT CHANHASSEN MN 55317 KURT R & KATHLEEN M LEISMAN 6849 MANCHESTER DR CHANHASSEN MN 55317 GREGORY S LOHRENZ 2165 LAKE LUCY RD CHANHASSEN MN 55317 LONGACRES HOMEOWNERS ASSN INC C/O LUNDGREN BROS CONST INC 935 WAYZATA BLVD E WAYZATA MN 55391 ADAM & ANGIE LURIE 6926 HIGHOVER CT N CHANHASSEN MN 55317 ROBERT F & MICHELLE M MARTIN 6800 RUBY LN CHANHASSEN MN 55317 MICHAEL J & CANDICE K MCGRAW 2446 HIGHOVER TRL CHANHASSEN MN 55317 JIANPING MEI & RUOPEI CAO 2135 LAKE LUCY RD CHANHASSEN MN 55317 MICHAEL C & JEAN M MOORE 6826 MANCHESTER DR CHANHASSEN MN 55317 PRINCE R NELSON 7801 AUDUBON RD CHANHASSEN MN 55317 DANIEL D & DENISE A OLSON 6776 MANCHESTER DR CHANHASSEN MN 55317 PAINTING PERFECTION L TD 13875 FENWAY BLVD N SU ITE 300 HUGO MN 55038 KENNETH R & LISA MARIE PEITZ 6811 HIGHOVER DR CHANHASSEN MN 55317 LUNDGREN BROS CONSTRUCTION 935 WAYZATA BLVD E WAYZATA MN 55391 TUNG H L Y & NHUNG K TRAN 6817 MANCHESTER DR CHANHASSEN MN 55317 LARRY A & SUE A MARTY 2117 LAKE LUCY RD CHANHASSEN MN 55317 PATRICK J & LISA M MCNULTY 6842 HIGHOVER DR CHANHASSEN MN 55317 TODD MICHELS & PATRICIA KELLY-MICHELS 2436 HIGHOVER TRL CHANHASSEN MN 55317 CHARLES R & KATHLEEN J MOWREY 6610 BRENDEN CT CHANHASSEN MN 55317 PRINCE R NELSON 7801 AUDUBON RD CHANHASSEN MN 55317 MARK J OLSON 7011 HIGHOVER DR CHANHASSEN MN 55317 PAISLEY PARK ENTERPRISES INC 7801 AUDUBON RD CHANHASSEN MN 55317 MICHAEL B & KAREN I PEKA 6857 MANCHESTER DR CHANHASSEN MN 55317 SCOTT C & CHRISTINA M LUNGER 6955 HIGHOVER CT N CHANHASSEN MN 55317 KATHLEEN E MACK 6984 HIGHOVER DR CHANHASSEN MN 55317 JOHN A & DEBORAH S MASCHOFF 6613 BRENDEN CT CHANHASSEN MN 55317 MATTHEW & KRISTINE MEDICK 6800 HIGHOVER DR CHANHASSEN MN 55317 JOHN MARK & JANICE RAE MOBERG 6738 MANCHESTER DR CHANHASSEN MN 55317 STEVEN E & TERRYL A MUELLER 7077 HARRISON HILL TRL CHANHASSEN MN 55317 GARRETT L & VIRGINIA E NOLAN 7055 NORTHWOOD CT CHANHASSEN MN 55317 DAVID C & LISA K OWEN 2444 LAKE LUCY RD CHANHASSEN MN 55317 JASON E PALMBY & PATRICIA PALMBY 411 ZACHARY LN PLYMOUTH MN 55441 DAVID S & LINDA S PETERS 6845 BRIARWOOD CT CHANHASSEN MN 55317 JOHN MARK & CARl E PIATKOWSKI 6833 MANCHESTER DR CHANHASSEN MN 55317 KEITH A & ERIN E RADEN 2237 LAKE LUCY RD CHANHASSEN MN 55317 PETER & CHRISTINE ROZWADOWSKI 2443 HIGHOVER TRL CHANHASSEN MN 55317 BRIAN M & MICHELLE SCHLICHTER 6814 MANCHESTER DR CHANHASSEN MN 55317 DAVID C SHOEMAKER & ALISON M LANG 6880 SAPPHIRE LN CHANHASSEN MN 55317 BRUCE S & HELEN TERESA SMITH 9 HAWKINS DR NORTHPORT NY 11768 JONATHAN E & INGRID K STEELE 6941 HIGHOVER CT N CHANHASSEN MN 55317 ALLEN R & ELIZABETH ANN TAYLOR TRUSTEES OF TRUST 2340 LAKE LUCY RD CHANHASSEN MN 55317 JOHN C & CARRIE M TIETZ 7011 GALPIN BLVD EXCELSIOR MN 55331 TIMOTHY A & TERESA M VOEHL 6811 BRIARWOOD CT CHANHASSEN MN 55317 STEPHEN M & HEATHER L PINT 6750 BRENDEN CT CHANHASSEN MN 55317 DRU N & HIMAN SHU RAI 6724 MANCHESTER DR CHANHASSEN MN 55317 ULI SACCHET 7053 HIGHOVER CT S CHANHASSEN MN 55317 DAVID A SENNER & SUSAN M HARTWIG 6829 BRIARWOOD CT CHANHASSEN MN 55317 CARY L SINN 2249 LAKE LUCY RD CHANHASSEN MN 55317 CHARLES C S & IRENE L Y SONG 7042 GALPIN BLVD EXCELSIOR MN 55331 THOMAS S & JUDITH E STRETAR 6801 MANCHESTER DR CHANHASSEN MN 55317 KENNETH F & KRISTEN L THATCHER 2219 LAKE LUCY RD CHANHASSEN MN 55317 TOBY & KARlE M TIMION 6959 HIGHOVER DR CHANHASSEN MN 55317 THOMAS P & ANGELA 0 VUKOVICH 1965 TOPAZ DR CHANHASSEN MN 55317 KARL N QUILLING 6838 MANCHESTER DR CHANHASSEN MN 55317 RUTH E ROLFS 7056 HIGHOVER CT S CHANHASSEN MN 55317 JEFFREY 0 & KAREN L SANDEFUR 2340 HARRISON HILL CT CHANHASSEN MN 55317 WILLIAM M & SANDRA B SHAVER 2458 HIGHOVER TRL CHANHASSEN MN 55317 JOHN & MARIA SLAVENS 6815 RUBY LN CHANHASSEN MN 55317 TRAVIS 0 & NATALIE A SPRAGUE 6888 HIGHOVER DR CHANHASSEN MN 55317 LARRY 0 & MARY J SYNSTELlEN 6893 HIGHOVER DR CHANHASSEN MN 55317 JOSEPH P THULL 6872 HIGHOVER DR CHANHASSEN MN 55317 GREGORY A & LINDA R TWEDT 6999 HIGHOVER DR CHANHASSEN MN 55317 ROOD G & NORA M WAGNER 6915 HIGHOVER DR CHANHASSEN MN 55317 WILLIAM H JR & KELLY M WEARN 7075 NORTHWOOD CT CHANHASSEN MN 55317 JOHN P & MARGARET G WIEHOFF 2330 HARRISON HILL CT CHANHASSEN MN 55317 MICHAEL A & CHERIE M WITYNSKI 2051 HIGHGATE CIR CHANHASSEN MN 55317 WILLIAM C & ANNE T WENDELL 6814 HIGHOVER DR CHANHASSEN MN 55317 JOHN W & LISA G WING 7049 HARRISON HILL TRL CHANHASSEN MN 55317 THOMAS L & SUSAN M YEZZI 2320 HARRISON HILL CT CHANHASSEN MN 55317 JAMES C & MARCY J WICKA 6971 HIGHOVER CT N CHANHASSEN MN 55317 JAMES S & CANDACE L WISELY 7048 HIGHOVER CT S CHANHASSEN MN 55317 The Pemtom Land Company 7597 Anagram Drive Eden Prairie, MN 55344