CC Staff Report 5-9-05
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone: 952.227.1100
Fax 952.227.1110
Building Inspections
Phone 952.227.1180
Fax: 952.227.1190
Engineering
Phone: 952.227.1160
Fax 952.227.1170
Finance
Phone: 952.227.1140
Fax 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax 952.227.1110
Recreation Cenler
2310 Coulter Boulevard
Phone: 952.227.1400
Fax 952.227.1404
Planning &
Natural Resources
Phone 952.227.1130
Fax: 952.227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax 952.227.1310
Senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Web Site
\'NNI. ci .chanhassen. mn .us
3
MEMORANDUM
TO:
Todd Gerhardt, City Manager
FROM:
Bob Generous, Senior Planner ~ .J...
g¿y
May 9,2005 .'v
DATE:
SUBJ:
Planning Case #05-14, Lake Harrison
EXECUTIVE SUMMARY
Request for Rezoning from Rural Residential, RR, to Single Family Residential,
RSF; Subdivision review for 40 Lots, 4 Outlots and public right-of-way with
Variances for street grades, the use of a private street, bluff setbacks on Lots 11 and
12, Block 1, and front yard setbacks for all of Block 2; and a Wetland Alteration
Permit for the grading and filling of wetlands on site - Lake Harrison.
ACTION REQUIRED
City Council approval requires a majority of City Council present.
PLANNING COMMISSION SUMMARY
The Planning Commission held a public hearing on April 19, 2005, to review the
proposed development. The Planning Commission voted 6 to 0 to approve the
rezoning, private street, street grade and front yard setback variances and the
wetland alteration permit, but to deny the bluff setback variance. The Planning
Commission minutes are item 1 a of the May 9, 2005 City Council agenda.
The Planning Commission was very concerned that the proposed development not
negatively impact the bluff area on the western portion of the property.
PARK AND RECREATION COMMISSION ACTION - APRIL 26,2005
On Tuesday, April 26, 2005, members of the Chanhassen Park and Recreation
Commission toured the Lake Harrison project site; specifically the section of land
proposed for a water treatment facility and potential new neighborhood park. The
Commission was generally pleased with the site and thought with some good
planning that it would be a good location for a small neighborhood park. The
ten-ain and elevation variations of the site were seen both as a challenge and an
attlibute.
Once back at City Hall, the Commission listened to a staff report concerning the
project, followed by a brief report from the applicant and testimony from one of
the neighboring residents. The Commission supports the proposed plan of
combining a water treatment facility and a neighborhood park on the property
toured. Upon the conclusion of their discussion, Commissioner Dillon moved
The City of Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautitul parks. A great place 10 live, work, and play.
Todd Gerhardt
Lake Harrison - Planning Case No. 05-14
May 9, 2005
Page 2
that the Park and Recreation Commission recommend the City Council move forward with a
plan to acquire this property with the intent of blending the two uses - a neighborhood park and
water treatment facility on the site. Commissioner Scharfenberg seconded and the motion passed
unanimousl y.
RECOMMENDATION
Staff and the Planning Commission recommend adoption of the four motions, beginning on page
15 of the staff report, as modified in the staff report dated April 19, 2005.
ATTACHMENTS
1. Planning Commission Staff Report Dated April 19, 2005.
2. Memo from Carver County Public Works dated April 20, 2005.
3. Letter to Mayor and City Council from James & Cheri Broughton dated May 4,2005
4. Memo to Todd Gerhardt from Bob Generous dated May 4, 2005
g:\plan\2005 planning cases\05-141ake harrison (pemtom)\executive summary.doc
.......
PC DATE: April 19, 2005
w
-..JII
CC DATE: May 9, 2005
REVIEW DEADLINE: May 21,2005
CASE #: 05-14
BY: RG, LH, TH, ML, MS, JS, ST,
CITY OF CHANHASSEN
........ .........
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 for
Z street grades, the use of a private street, bluff setbacks on Lots 11 and 12, Block 1
-< and front yard setbacks for all of Block 2; and a Wetland Alteration Permit for the
U grading and filling of wetlands on site - Lake Harrison
~
~ LOCATION: 6950 Galpin Boulevard
~
~ APPLICANT: The Pemtom Land Company
~ 7597 Anagram Drive
Eden Prairie, MN 55344
-<
~
-<
~
~
~
~
rJJ.
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), a private street 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
\.::í~~ r/'t~ --;.1 r..à-q:,;~"'I! LJ¡~ L2 I:~ r-±1~'~ )~~~' tJàb ' est 63' $~' .---1 í "-... \ 0' \
;___~ - L-J! .J;¿1 nfDr<t~ ¡f ~~ \
j ,K'r,\ M rr l¡-I<;1eJMY/Hi" --'r---;:!. /: ~~ ! ,'!~ '.
J / ~y I : I ,/Î I ' '< ,,,, /....i ~" /, '='=' I ëf \
/ ' , 'I i-J I' r~.fHIrd.TJ':.. . /",,-"'/ ;~ en I
, '-, I ,h'--LLJ..f ~e-ic&ItÌ"ge,)\ I (rvroV r--! f--tD---i
! I /j' ,~ JJ:<¿-¡ !I:7'-<---¿~~/'t '1?J~ ' , ~ !i i j.-
/ / I ('-..] W.6~th$t , I In" ~~' ,c--<!'tI00d'!lJ~Vl">;(/ 1- ~ ~
/ r I '-./~r, II\I:»~!' Ln.,.. ,-------"
/ : r----:: , I ! ] I\e '¡ i ------1\ ! w. , I
/ ! !----c' ,. ~~ftl " r----æ~;
í pi ; Cres~wDr~~~--i ~'f)ve !' I' ,---;:r"y,F'íî
L / I- ~~ ~W---j ~I , 'I, f---1:l.::ij!---i. I I r-
7 ¡ I ,'; ---<~ ¡ ! ~~ 'I. \ ;-;~ I J rn~L-
í í i í~~ <; %-4, Pmehurst o;¡ ;------\~ I "'f", (~' "I I , r9 :---; ChàriQ,fL
í! :---(5{I-----' ~,I lJCrLane /~~~
{ ,~\--:i ;--j ,0 < ~<-'b: r----; : ¡'---------f /~ø ~r-~~ WI! oad ,4u !'-...~
! (í___ ~~'V~/"ehu,S\O q. <r~""" /~ /,I"J!j II \P....~/,g-J 41:::::::-::::::
/ I..! /\ ~'?\ I----~, 1ìTTF'J'; I ~//:':¡ .,j".ì~:, I ----.d<~
! ,~ If )-)\..'lIL~kÞL'" G1 ~ f--.--..-..J I I J /,1 Sterr.,.! d \",~ L--i\
! ~: '\ '-------;---.-- / / \ f:: F7~ ...., ~;lh';;i·. . j ~ /~e¿ -------11 ¡ 'Fð ~ r~\-----1
/ / ) ~:/ : ~~ 'V~fu: Lak~ Ludy Roád ~ co~ I: ~'ti ,~
I I /~ 0 '¿, ',z.;.rt¡ ",,/!-g----¡ r- ~\ í \ ': 'J ¡ ! ; f ! .
! ¡ r~9;/~ ¡' ¡.$,~p..~ ~. \! \ i I ! I ! I i
_____ I : /___f{~> Î cuJ!~¡;!J ¡-"fi/f ~f \/ \ II ¡ ¡ '! I
) / : /____~f---,-\ i ßCJt=V'ffr.-.j' '" '., É/.I / :ri'~, \ \ ~
, , !, "'I LJf¡¡¡1iD" I ., ' ~ 1 ~i-----oð ~ 'b ,g: . \ \ I'
! / : 1-6 r---.--.---r L-----\, ,¡ '-< ' \ I f!~ .----ø-; ~ ~ \ , '
r ' r-:ßI: fTr~iI J I {\'~ &-'í------W~ \ ,
L~ !-J;¡~: f?¿J' ' }(~~~fj couly\ :~'----~
! r----r I :1...~h í I /A~"J'--, 'Em~ '\ I ¡
: l------í ~ ~ 1 ,/ ~. y----¡ /-----.;LanáÌ ) e-----¡ \ \ /'
, í ! f ..?J ,f--j í t:::JJ )/'::;j i--r I '--; '\ / ,~
: N~¡L' , L___/3o,&,; j ¡J----i j ~ ~ \
';~-I /z,~~Gi.: ~: ., lake ", I / YrfT"l rri ./ ' ~
i~ ~;~~~i ~L.-_______::à~arrison : / / ., /
¡"'! : ! Hr<¡!>gve" ~\/~I-, Ò I! í\:' ¡
'<3 ,-: , "rt_S_ "/\\/, / .~.. N j i i Lake LUCy
, / ~'P~ / 0 --- . """"- \
I H rr on """" L:Q --- I! '-'"
/ J1 L HIli /' q;; -'-....! / I
/ !~þ5U~ í J <1 í'Y ¡ ~ /"
/'~ ~ L---1---,.....- ~ ~./' ~ --....¡ / r-^ \ /
/ ' _~I J "~~\T01 '!'J \ '
~ \...---~ '\/\ S-i '----~ /! U '---\
_ ~~~~ ('\\~-<3J::::j !: ~
-~----=ª Lß\Jp.!trnI1h~ \ ~~/~<~\t~~-'~íV~
~ ,,--,,--Cou, '.' r¡,- ." ~ \ -p, --,' '----5' :.. ;:;:f::
~ ( i ì)j (ü}.(',~ \ ,/, au----~ ¡--rt;;H'C~ / "-<J
rC'/~--, i\~\\---\ ,/ \/-5". ~\"G--<. ¡! .r::::
~--..... :< \ H ¡ H }-------v'--_-' \ ,-------2\' -;: ~ ~
' I / I""::;'W ~l--i,-----I. \.--------J '~SJ ¡----¡ 1 ...;::<.
/\ . ,/'.... ' '" ~í ~ \' '/.'77Ti\\ '<-~ c---: : ctr
~ / / -__... y-----, r_~ . \.A'flh:l,^et /dr " ,\ ,~! I ---.¡ 1 0
_.--TÙ--;------jff1JJ./"~' ~~/ í ,\ \Y ",1,1 .
'. \ , --Tf I~~--í/' . ---¡..... '-...U. i /',/^" ì ¡- I
9(,['-- ~;7\ 'IP I \ \! ~ (0)r-,V 1 1 BANEBERRYWAYW!
oÙ\~l~\;"~í!~C-''?=~:'___ 'y-(,"'( ///>,~! 2CLOVER'
CÎ\ 'I' C.è,;¡.s-;;'Ä,\<f LL'----. ~/3J/ .ÌTi¡_11 3 CONEFLOWER CRV IN
!~I Ì'rfí>,./' \ /r=.\~c....-.J ,--;', "" 4 PRIMROSE PLACE \
,! / --., ~/ ! \/ 1---.-; ~.nL/'; Mill~ J ,: 5 BANEBERRYWAv-E------'.
", / : r---\ \ I Fj!!!'~(Î"-=J . ~~ 6 CONE FLOWER CRV S '\
e:---;l\-,,~ ~ ~ ~ t¡/ ; , , . , i ¡ i ¡ : Î ! \ 'Z 7 BLUEBONNET BLVD .
, ~,g"-i~- -v/çòUrÍ\\¡ ; ~--=;J,~' '15: 8 CHICORY WAY \.,
- --Ci''' . , . -.'J. " , ~/~ '~I 9 POPPY DR .
--, '\ ---c'9~':---------: Î i I~,' i 0,' I ! g.¡ 10 BLUE SAGE LN E r0
,RI~g~~w / \ î. í¡!rljk~,'":",,:;;:11WATERLEAFLANEE \
0~por~t..'J7:,.,.... \ I .! í V.:..: ,er $\ I ¡ ¡ j ¡ ! i4 12 LADY SLIPPER LANE
~ '----.. '<. / RldA'? '\ \ I! f f \ \, ' Ii' ! i , Iii i: i 13 BUTTER CUP CRT
'----- "--~!)g,,,/\ '-.. o---~----j I, \ ~,ª!r¡~f1![,'(êUlj i--J 14 BLUESAGE lN W
!'--y/,·\r~JÍ:)\ ·.......1' j D-;:;;iTT",,¡r,";,(', I 15 WATERLEAF LANE W
:'---¡ ¡'-f;X·<\··:¿.\ / n~~ f-;! . , ii' -0 ~ 16 SNAPDRAGON DR
=-1 !~.f:Ç~'i~\, _______ //---~'(~~~~~I
-----;! ,/\~,,¡ \\/:T7:A1 ------ ,r:::----......,~~'-. ~3·!!!;"~,
,,---, ..., "man'T ,,¡ -... ~ '--... ___' ...../ò"- ",>~3'--'-u~
-, \-/Y' /',----" (!¿fl. // -----.....; .t:::::::f¿¡j;:;~~,v-------q~'O:4:¡!
=.=.\ \--y~~,,CT¡ ~>·1 ___________,--' f.. ~~'":A\\ŒI85 ~Ë §~
J.
'\
Lake Ann
f
/
1---------
!
~ Subject Site
Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 2
PROPOSALÆUMMARY
The developer is requesting the rezoning of the property from Rural Residential, RR, to Sing1e-
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 oodridge 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 and the use of a private street to access Lots 11
and 12 Block 1. 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 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
ISO-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-tiparian 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 IT, Division 3, Variances
Chapter 20, Article VI, Wetland Protection
Chapter 20, A11icle VIT, Shoreland Management District
Chapter 20, Article xn, "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 Harrison
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
LANDSCAPING/TREE PRESERVATION
Tree canopy coverage and preservation calculations have been submitted for the Lake Harrison
development. (The developer has subtnitted 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 telIDS 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 HalTison
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 for tree preservation 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
dming 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 corner of the 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 of the 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-1, 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 corner 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 ofthe property. The
wetland vegetation and boundaties 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 Han-ison
Planning Case No. 05-14
Aptil19,2005
Page 5
Wetland F is a natural, Type 3 wetland located in the central portion ofthe 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
altematives that demonstrate proposed plans were sequenced in the following order of decreasing
preference: 1) A voidance 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. Cun-ently, 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 Han-ison
Planning Case No. 05-14
Apli119,2005
Page 6
signs, under the direction of City staff before construction begins and must pay the City $20 per
slgn.
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 detelmination 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 Hanison
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
of the 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 cunent 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 corner 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 corner of the site. The remainder of the eastern portion of the site will drain to a pond
in the northeast corner 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 HalTison
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. Storm sewer sizing calculations must be submitted at the time of final plat application.
The storm sewer must be sized for a lO-year, 24-hour storm event. Drainage and utility
easements must be dedicated on the final plat over the public storm drainage system including
ponds, drainage swales, and wetlands up to the 100-year flood level.
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
Aplil 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 effecti veness 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 conveyanc'e 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 dming 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 Han-ison
Planning Case No. 05-14
April 19, 2005
Page 11
UTILITIES
CUlTently, public sanitary sewer and watermain are available to the parcel. The plans propo"se 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 cUlTently 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 cUlTently 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 cun-ent 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 patt 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
$5,118 per unit. Based on the CUlTent 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 Han-ison
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.
~taff is €llrr€Htlj' €':aIMatiHg th€ fl0ssiÈJilitj' @f a rêag'.'.'ay aligHm€Rt Œ':ÍsÏ€m f€¡r this €h,r:€l@flm€Ht.
~fI€@ifi€allj', the: re:':isi0H ';,'0ld€l e:Hhtil enteH€liHg th@ maiH sweet frøm Lake Lll€j' Røa€l, thnmgh
the: aFga €If flr0f1øs€€l L€!t 5, Rl€!€l: 3, @F€!ssiRg '},T€thm€l C, aR€l g€ŒReêt-iRg it 10 Ga11'JÍH Bøllle'.'ar€l.
This ':,'@lllà @limiHate the: ':.'€tlaH€l EJr0ssiHg as shEJ':,'H Em th€ filaR aR€l all€!~:: thEJ t€€ stre:e:t ',','high
a€EJess€s Løts 1 3, Blø€k :3 18 13egøme a e:lll €l€ sa@ aR€l, fI@ssi13lj', a flY-Í','ate: str€EJt. ~taffs
reas0HiHg 1@r this røa€l aligJlme:Rt F€'.'Ísi€Œ is 1€1 EJlimiHat@ the €l0se flr€mimitj' €If tfiEJ flr0f10se€l
rêa€l t€! the flltllrEJ slEJ€l€liHg hill iH tl=lEJ flrêfl€ISe€l flll131i€ flarl:.'tf€atmEJHt fllaHt ar€a. ~taff kas asb3€l
th€ €le'.',ÛEJflEJr aH€l tkeir lmgiHEJ€r tEJ l€!0lc at th€ €ff€¡g1s €If tfiis rø'.'Ísi€Œ t@ tkEJir flf@fI€Jsal. ~taff
h€IfI€S to ka','e a€l€liti€!Hal iHførmati€!H t€! fln.~seHt øH this rêag'::aj' rø'.'Ísi0H at the fJll13IÜs heariHg 0H
AfJY-ÍIIÇ1,2005.
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 I,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
LllBl 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 16,190 135 175 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 HatTÍson
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
LllB3* 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 Harr"ÌSon
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 PhmRiRg Cs:mmÏ88iêJR City Council adopt the following four motions A-
D:
A. "The PhmNiRg C€lmrni88iêJR f@8€1mffl8R88 ~~f@':al sf City Council approves the Rezoning of
the prope11y from RR, Rural Residential, to RSF, Single Family Residential District based on the
findings of fact attached to this report."
B. "The PlaNNiNg C€lmmÍ88i€lR f88€1IDI¥HsN88 ~~r8':al sf City Council approves the preliminary
plat (Subdivision) to create ~ 40 single-family lots, four outlots and public right-of-way with
~ approval of a variance for a private street and 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. TRi8 '::ill
re8ldt iN tke elimiRatioN €If €IRe l€lt.
Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 16
4. The lot frontage for Lot 14, Block 3, must meet the 125 minimum lot width if it is a lake shore
lot.
5. Lot 12, Block 3, contains a swimming pool and shall not be platted as a separate lot ~ until
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 hUHl Lot 1, Block 4, 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 plior 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) A voidance 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.
Lake Harr-ison
Planning Case No. 05-14
April 19, 2005
Page 17
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
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 Harrison's OHW and a 150 foot structure setback from the OHW.
16. All non-riparian 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 fablic. 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
Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 18
category 3 erosion blanket. An outlet meeting NPDES water quality discharge requirements
is needed on Pond 1.
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-1 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 (111z -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
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.
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
Lake Hanison
Planning Case No. 05-14
April 19, 2005
Page 19
SWPPP. A detail shall also be provided. Stabilization ofthe 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.
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 District, Department of Health, Minnesota Pollution
Control Agency (NPDES Phase II Construction Permit), Minnesota Department of Natural
Resources (for dewatering), 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
Lake Harrison
Planning Case No. 05-14
April 19,2005
Page 20
Lot, Block Number of trees required
Lot 7, blk 2 3
Lot 8, blk 2 2
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 plivate 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 ptivate 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 imp011ing 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.
Lake Harrison
Planning Case No. 05-14
April 19,2005
Page 21
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
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 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.
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 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.
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 watelmain 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.
Lake Hanison
Planning Case No. 05-14
April 19, 2005
Page 22
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.
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 culvelt 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
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.
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.
Lake Han-ison
Planning Case No. 05-14
Aplil19,2005
Page 23
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.
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.
62. Create a Lot 1, ~ Block 4, on the eastern portion of Outlot A, east of wetland E.
63. The private street cul-de-sac shall be moved back from Lot 12, Block 1 to Lot 11, Block
I."
C. ''The Plaßßißg Onmrussi8ß !'@€)8IDm€RaS denialappro,'al 8f City Council approves the front
yard variance for Block 2 and denies the bluff setback variance@; based on the findings of fact
attached to this report."
D. "The Plaßßißg C8mmissi€m !'@€)8IDm8ßd8 &fJfJrw:al 8f City Council approves 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 (WCA) application illustrating two
alternati ves 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.
Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 24
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
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 approval."
Lake Harrison
Planning Case No. 05-14
April 19, 2005
Page 25
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 Upland/Wetland Calculations.
6. Reduced Copy Preliminary Plat.
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-l4Iake harrison (pemtom)\staffreport 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, private street and front yard and bluff 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 stonn water drainage are
suitable for the proposed development;
d. The proposed subdivision makes adequate provision for water supply, stonn 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 stonn 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.
7. The city may grant a variance (street grade and private street) 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 (front yard setback) may be granted by the city if all of the following criteria are met:
2
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 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 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 does not create% a hardship. Undue hardship means that
the property cannot be put to reasonable use because of its size, physical surroundings, shape or
topography. Reasonable use includes a use made by a majority of comparable property within 500
feet of it. The intent of this provision is not to allow a proliferation of variances, but to recognize
that there are pre-existing standards in this neighborhood. Variances that blend with these pre-
existing standards without departing downward from them meet this criteria. Lots 11 and 12 could
be developed without encroaching in to the required bluff setback.
b. The conditions upon which a petition for a variance is based are ft€!t applicable, generally, to other
property within the same zoning classification. The proposed setback variance @OOafl@êJS tr@@
pœ8êJr':atÏêJft would permit encroachment in to a sensitive environmental area which the city
has consistently attempted to protect.
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 electrical transmission
line cOlTidor easement.
d. The hardship is ft€!t self-created by the developer., but àüg t€3 tli@ fagt that thg sitg is g€3IJ.8tfam@à
13:,' a l'Jlüff aflà a @lggtrigal traflsmi88i€3ft liftg g€31"fiàêr @a8i5m€H'it There are alternate ways of
developing the area above the bluff without encroaching in to the bluff setback.
e. The variance if approved will ~ be detrimental to the public welfare or injurious to other land
or improvements in the neighborhood in which the parcel is located by potentially negatively
impacting the bluff, its trees and the wetland below.
f. The proposed variation will not impair an adequate supply oflight and air to adjacent property.
3
10. The planning report #05-14 dated April 19, 2005, prepared by Robert Generous, et aI, is incorporated
herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the Rezoning,
Preliminary Plat with Variances for street grades, private street and the front yard setback variances
for Block 3 and the Wetland Alteration Plan. The Planning Commission further recommends that
the City Council deny the bluff setback variance.
ADOPTED by the Chanhassen Planning Commission this 19th day of April, 2005.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
4
EXHJBIT 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 corner 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 Northwest Quarter of the Southwest Quarter of Section 3, Township 116, Range 23, Carver
County, Minnesota, described as follows:
Beginning at the southwest corner of said Northwest Quarter of the Southwest Quarter; thence northerly
along the west line of said Northwest Quarter of the 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 corner thereof; thence southerly along said east line 7.15 feet to said southeast
corner; 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
05-\~
CITY OF CHANHASSEN
7700 MARKET BOULEVARD
CHANHASSEN, MN 55317
(952) 227-1100
DEVELOPMENT REVIEW APPLICATION CHANHASSEN PLANNING DEPT
CITY OF CHANHASSEN
RECEIVED
MAR 1 82005
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
'..~..- ,:\.0 "
. 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
X Rezoning $500 Zoning Ordinance Amendment
Sign Permits
I
Sign Plan Review '" Notification Sign $l16
$Mø\-' $-- ~~. X Escrow for Filing Fees/Attorney Costn
X Site Plan Review" - $50 CUP/SPRNACNARlWAPlMetes & Bounds
- $400 Minor SUB $450
, \ - 427~~
X Subdivision" $600 + $585 = $1185 TOTAL FEE $ -3, J03
Mailing labers of all property owners within at least SOD feet of the boundaries of the property must be included
with the application -OR- the City can provide this list (CalVer 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 IKJ
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%" X11" 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.
BCAMKd
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:
Single 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 detennine the specific ordinance and procedural requirements applicable to your application.
A detennination 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 I am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership
(either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application.
I will keep myself infonned 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.
~~~æ4:., ~d{CAJr£¥rJ 7kPÞm~~~S' 3-ljJ~ðS
~ ~ J~~I
( 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 of Instant 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 £Tom Galpin Boulevard to Lake Lucy Road. A vintage 1918
windmill occupies the old farmstead site and can be seen £Tom 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 ofthe
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 conducted by wetland scientists, numerous members ofthe -
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 £Tom the original concept plans on the east end ofthe 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 proces's 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 neighborhoo~ a ten lot cul-de-sac will be added to the planned thru
road off Highover and only two lots are planned off a private street which will greatly limì~ 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 Sta.£I: 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 Highover to insure strong home and architectural diversity on the site.
PARKS AND OPEN SPACE:
In an effort toþteserve the "sanctuary" like character of the property;;~pproximately 30 acres of the
project will be dedicated to the public in the form of outlots for parks ánd 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 fÌ'om 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 streets capes 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 of the 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 of the 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 inChanhassen, Trillium Bay
and Eagle Bluff in Minnetrista, Swiss Mountain in Victori~ Wynnfield on Dell Road and Settlers
Ridge and Settlers Westin 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, Brynmar Place, and Greenwoods on the Lake.
WESTWOOD PROFESSIONAL SERVICES:
The Planners, LandscapèArchitects, 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 oflasting value to the City of Chanhassen and its
residents.
We respectfully request your comments and feedback.
Sincerely,
".;J,...-
. ""'b'..£
THE;Y::::;¡CO~
Daniel 1. Herbst Y
President
~/~/ (!J
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 3D' 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 3D' 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 Upland/Wetland 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
13 109,493 62,142 47,351 15,000
14 53,612 44,338 9,274 15,000
I
~
. ~ .
.~ " .!
:511 ~ ~ ,
t;~ . " 'i
" ~ ".
~g " J:a
~.!:! I
0;
.~
þ
~
! d õ
g i~: }:~
~~Q~~;o,~! ~ ~
~~.t~""~Þ"¡ ~ ~
~ š Iz>
I ~ ~ O\]
~ ';: ~ ~ ~~
~ ð ~ ¡ ~: boQ
. - ~ & < - 5~
H n ~ ¡ ~ i '¡~ ~~
!"'i:~Q"~1õ;~~~~
t'I~ï~ig~~~~õ;~ç
~~ctå:~ð~ VI
I
t
~
i
~
']
t ~
~ ~
~ iii
ì"
t; -.:i
do .g ~
~~!~;~~~~~~
os
':¡j
Q ~
~ . . ~
....¡I!! ~]~~ ~
s:: .~ 1"0"," u
ã aV1 ';:~~~~ði.o::;sg
p..1:~~~n~P!~
.s :~~r~~~I~~~~
t : ~ ~ 7 ~ 7 ~ , , ',.: '
Q ~ ''2, ,
~:~
'i-
'-,
'"~
~
~
--~--~l
-~~¡t-?:
.-,-." 3!¡
~ ~~ ~{
:
!
.
i
!
~
I
~
~
L
- ~
ij i~h! 11 iH!i
.Ii A~ i.~~ "HI ~g.!;;...
] .';5. h H ~~8~!
~-_...~ ~t: ~.~,9g-...
št~_~~~ w,~_
- Þ.o:: :; ~~~i:
_tt ~.~':.~:, .() is :;e; þ
;{ ~ ~~ 1;~ ~*~i~~
r ~~~,~~ ~ ðe c ~
.,",,! -. -~ ~~~,;SS'&
Ii ~ (j Ë : ¡¡ ~ '~b Ii
~ ;¡~.'!~~ ~ h !;i~~~
8 j~!]!~ ~ ~8 ~i:-ðt;~
~ ~~~;~~ ~ ~~ ~~;~~~
! i~~îi~~ ~ d~~ 1 !m~
1. ~t;i~~ ~ ~a hn~J
s ,,,",' h - ~ _ "',"e'e
- -- ~ - ~ ~ == ';::'~~~;" ~~, I:
- ..:::...."\ Gg~ - - <::: ::::: - -~ I'
-r~~ k~..~ --<==~"
'I .
....-
o~
. ~
<i O() .;~.. .2
U~·~ì 1í~~~ í
~:ij!g~~~:~ g
g~u~~~()~:_b g2
i~!~lí~~~!f~ ~~
~h~h~~~Ì~ ~~
I11mm!! Ii
t~~oi~~!t~b ~ï
~tÕi~:I;~~~u~(!. §i:
~i~&~~~~-¥i~ ~:
~Æ~·¡~:,r·H~ ~ ~~
i ~~Ç!Q~~~!R~~ ~~
¡~~~î~~~~¡~~ ~~
~~~~j~t~32~~ ~~
~~
"
~
it~~E:
E>_;tI",CQ ~
~~§~aÃ
ë¡!i1~~:!
:s ~'O(II.. iO-...:..g
~£~šl~~
~.~
,~ ~$tc-.
~M~~~
It~~~~t
~~i~%~~
'~Q: ..~~
:t:~z: ~ ¡ "'i
(i~~~~o
,
~~
< .
~~ ~
~~§
i~·ä
]~l
H¡¡
]:¡
~l;
~¡¡è:
~~ g:~
~''':
~~
'r-t
c)
()
I ;,
I ~
I ~
l~..
~~
~"
51
í
\
\
\
\
\
-,
S~,(!D:.;~·?~~;fg,~C}g~~
LLTJf/þ 3.~,91otON
(5
~
,-
.,
IS:J.:H<ltè-02"-èl
6"-p-m<ld< ~ ~()lèr.oè...6-p... ....()l;?OOè...'<I
¡;QO;?.I~;?.I;?
~:'J
i%
~¿
I
~ a
f~ w
~ z
z
~ ~
(/)
Z
~ ~ I
~
~ ~.
8 ¡-;:r:
~
>.
~.
å"
8 i
] ~J
~!I
ã ~
~
Q/
~
.!!
I
jJJj
J
i! I
HI i
'i.. I
I-I
II,
rJi ;
!Ii I
~
1f
.S'
J¡ a
1 I
~ ~~
-g !i!jõ
! IH
¡; fH
~
~
--.J
I I
-' ~ ~ !!!
-' I 8 ~
i;Io ~ S; i£
S IJJ 8í ~ i '"
iiS ~¡¡ ¡ J <S- O
~ I!! ~å ~~ ðß w
.x ~ c..... l~ z
r'" !. § ! z
" g¡ ," 0(
~ if ü~ ~! 0
8 8 ~~ I/)
b ~
- , I I ~ I 1'%>""-
I I I, I /Ù\¡;:'.--
II, I' I /\\~\\(í
1 ~'\\n¡
I I t-- - - _ I /' t'. ,;)h
I 1[--- ---~!i' 't\)i"-
I - - I - - - - - . \jj\j~.\\-'-..
I ¡I Til' - -/- ì ; '; AilJj¡~~
-¡ I I I , .' y. !~=
I I I I,
I I r--...... '
/ / / ...... J.L
J / / /1 ~ ......
/ I... / '
Ì'" / I' /
J "
Î' ',-..(, /
/ ì--- ' ì-(
/ ......... .........1......... .........
/ r-j.... '---
/ / I 'ì-
'( /, /
/ 'I
'....¿ L
, /1'-.'-4
'-....../ ,---...
/ I
'i
/ //,./"
/
(;.:
-.;/=~\.
, ,;\:\ ~ ~'.~:':~, :'
. ~I ,~.~. ¡:~;.::,.'
,':1 ··~'I{.\r~..~'L /
", .«~....= ::.
~¡.:; ;r r;¡ ¡;¡
:;'1' l~/ ~/'
~'}).. '~I': ,~~, '>/
, .' .;1 . I~': 'Il~. // " -
. I ....I....~~:;;/~:~;~~. , ,,!" . ;' '. ..~
. . ... /:~'-:~~:~~ørr' 1c!~ ~ . ~ =:
'/J" "" ~ *~ , .~ ,.,......~ '~~.' ' /A"~ "', ;:,.'" ,: '>; ~
, ";.' " \:< ...~ -; I' ,'~¿'" , . /':< ,._. ....:.-~~.. . ~ \ I:~~: \
~ 0. '. ( >M> ':" '.;(,4:i:t /;::~~,:,;:,","" '. ." .~;~, '
. "I, ..~. . 1'/" '. ,\"
.::' i~r;~;:'/:f:j~<' ".... . "" ". :~'
II :;~¡(':(í'" ~/~.,'" "', .'" '''I !'o.o":..:,, ;;> ','.
" ·.~·t·I.,'., /~'.....,/.:, ··:'..ft :~""~-:-~~'" "',
1".·\r:J.'.~·ó,.I':~ .' ,~~~.t\\~~'£ .:.,,:,r~· :~
:'.,....,..4. ..,~:). ".. ,', Io...:..~~ ,', '.: ,.;'~ . .... '.\ ,"
, '.. ,,,,M, . '.10 ~' ,-..... .....,,~ . ."....: ".
.:¡.:r·-:.·t'" : 'It , ' ~'''''.',~,.I ... I' .Þ.... '¡.a I;. ~ ..~Î;j
Æ~.. ,..~,:I.I.. :!iII-" /;.. r.' . .,. /1
/.'-' r ..... "I''''i ,: ......,.... .~ :~. , ...." . .. .
"/ ,..... ,;>:..'~, ..' :.;, ..", ··..f':l ..,. .' ,,'. ,: ,C
, ¡¡'...~ ." Y"' ...- i' ~ I· .. . I . . ,
./ I·" . ~~"·I,...,,/i·¡,.~'.·..;r· ':".~::'. '/~' 'ì:'
. ~~"':" ...:~·.t; ;".1 .' ,,~. ¡..'
/"'~"""'''''I '-"'" ,.... . .,~.
o ", '''''''''~' "'';'¡;'I'':." t", . ", .~. "
. . f . "'\' ''0..,' : ~ i 'i ,.1.1" ~ .
" ,.. " '. ", "'., ". /1 ¡,. " 40' '"
----- (') ·;···l~·· ,j;! ;,I~":·~.~,\,~'f -I..; /..:."":~f~'" ./ ~.
...J .1:', .. ,:l'jJ" ....' Ii'~ " ~.
iZ" :l.':' ",...,~ " ;~'I ·.Y/~i}f~...}:" ;}~, .,,~,'r:"·':"~'
U"ß/-f. I '~"'''f'<'''~/'!'''''' .', ,'::,,"', .',. ';;
,'~~~' . ,/11 rI ~'v I 't:. " . " ':,: ~. ,,=I~':''':' ,~ ,. '
;I ,,;,.',' I",,/"('I':¡' ~'6"'/'"~ 'h, ~.i'M~:~: ..:1":"'-
. .J.'." , /,,¡,. '''','.' ~ I , ..,' '. · ^t'I'" '."
~ ,:r.Î~'. "" ',~ ....t. '/':'(" '; ?', ;,~~..~?,>~~ .''4-:: ,:~,=
~"I" " .' . '<"" . "...' r '... 't
../:- . "" ' ;, ./,,', ~'.; ,", ~ ~ ,.,f':"." ' '. ~~'~ .,.,
t:.' 0(' .......,. ..1, ";I",,rt~.. 'JJ'.4. I
,~,:','. ,'''.'~ ,:,""',~. ~,....~~;. ~., :.~
~ I'., ",\¡,'< .,....... .~. .' ""1
. ¡II' ,,', '.....",."'¿¿...,..".-): I·'
,:.1, '.r:, ~ -= ':f:"'i,:,/1, I,;" I. ". ~.' I:
~~':~. .." ~ ,.~¡.~··v r~ ,<..... ~ .' .....?,~ '. ;=j
," /i/·::;. .:~"\...~ J.........I·'.,./,~~'~:..,. "... ~J,';
" to .,', ......~"~.._,..'J, ~ ,., ""II 1'1 ".,,'~
._~//... ". :.~~,~ .'" '.,:,,'¡"\~~'J;f.~". ~.(,':~ " 1!-'. . ..~'. ~ .. ,:", ~, "
.'-- ---£,/ ~;:i~'~:'~'~J'·".4·' "~{"':"\ w~~'..·'~,··~b;,"~"i:'·"·,I"': 'r~ : .~ ( .:!
/h,¡'; " "'." /.".~..: iA'·'<'~XI~:.i\.''I¡.' . '" , J,~"!i . ' ,):;
":.. ::;':'!(:~~"4~·;;¡¡"jt~:¿;f·J'·';\""':'·· !':'¿~j .:~'
, -.,'..~::::...;~:.~' ~'; "" ~ , .,:~ ':'~""I~"",·,.,~,':'~:"··I. ("~ ~':.""./,' " "~"~
. ,,' ...... "1;..... 'f" " ~ '. , "" '"",..,,, ~:
.1\ ~" ~ , ..:::......'." t ..~,,:~','~.~,,: ,::.~:'~~ ::'. '~, ''.'' <if' "'~.~....~/~rI ~,,~. ,:', .: .
"'t~:L"~""'''''f'f,~t,}... ".,~." ".".,¡,."I......~' ,'.......,. ,I,,'
. ,', .~, ·.:·.~:~~);~;~i.\;,~~~·~~~:··i."·~>:~·:·~,:·:··;·::,·,..',:'",
~ .~'il ~"':-~~II.;':'" .~;I.,~ :..11':"1 '~:r . I·,~!'o.' . ~.."
.. ,;·:;.:i æ;1i~~;:;;~:~:~J," -:>~,~.~::- /-
\ . ~ ,.".. .,: ID '. . .' , "',',
'.\ ..: ) ;:·~;;~~~·;:~'·":'0:, " .,~~';. ." "·:;,~':;::;i,..~,~:... ;.,.;..,~íi.~;~'~·;~:r':-~·:.'·::..:,.,·
.1 .:~:\~~c../~~;j/~.(~~~..¡.:?\'\, ",;.>.~~~;;,,,,:.. :.,:; ..,_..
t~' "',.,' ....'J /., ·'r..It·::....·,'·<I\ ~, l' . .,"
I· L: '1. f . . t..i.. ,...,...r.~,. .,,'. ~"... :/ ". . ',~ ....
.I,:...I.!. 't, :.':'~..:"'tl· ..:~. -... \',. ~I'_~'.' .:-'.. ....
. ..,\ "..... ...':l.... ,,~ I'·,,\: 14~1 "¡,. ~ .....
I,;o"'":,, \~i' .t'·:i":,.f.'.ft··r·....'..:'~:-~ J.....' : '.:, ~.',þ .'
¡f'.1'·· \,' '\ .... :;""" 't·" "..~.",,~,~ , ,.~. .~.! .~;..,.... , .'
(....". ...... "'/'::0 ~:.~., '. \J,r ~,,,~-" ">.; ~ ~.. .1'.,. . ,...-:...' "~..
':"~:"~':';'/;'~ .,:i·...:><·I\:)'t~.~..._.;~t.~},: ¡. ~~,: . ", ' /.
.,~ ..' .. ,I, ...- I..' oJ .., I" . I I' ~-. J..'I~ lot .~....." -. ,.,0:,' I 1;\
':; ~'.~. ,..::-.::.,..:.=::~;~ :~" \t~'-i~':':-"::·~::.'-',·., ..:.....\:J.~:,..~. ';7::" ::'~._~.
~ : ,D\' (
r.' ~.; ,;' "
\
\.
-(
i
'ì
L<; :.:...
"I :.:.;
') /:..
~~... ~
"" ,,,'
/1"'" ",
",I' ~ ~
\
\
/-
J /'
/
.,
~j
~:q
:t:
'.¡
,,.
C,
I·..
~~~
. .
:')
: ,
~, '
r', ~~ \X!
~ "~.,..,, 1)
, " . .
'.
, ,
;,
ð~I>}<Io&,"~3"\!IA~~~~O
~
.,
I
'.
..'
..
.), .
, .
L
~. t ~
~ . .~!. ~ ~
Ii · s!~ II ~
i I 0" I S ~ i
~ . ~!~~ ~ ~. I
! I ~..i ".
. ~ d!Ja § :~. ~
~ ~ ~!~;:'¡I ~
; ~ li~i ~ ~. ~ Q
. ~ Ig;;,·iã.
~~R !.gR~~~~ ~
~ { ~.!~·h: "
d ~~ ~!~~ I ~~ ~ ~
~~~>.!MIU ~
!~!I~ ä¡~o ~ ~H
~i: šõ'~ ~ H~ ~
~d !~Ib ~M ~
.
i ~
!H d~i I
'. .0 ~ ~ I~~ ~~
~'.~ 0 ~ I!..·~
. .. H ..~
ii !§! .hH:
~ .~~ ~~.".¡:
~Ii I~ I ~;mJ
. ,eO .òiüa.
~ g~~.~~..;¡~
~~Ii~! lie ~n §~~
!¡. ~.!~ ~8' ~~.
,,,,,,,,,,,,"
.
~
!~!
>~
..
~¡! .~
w~¡§ Ñ,ª-
~;i .~
i~~ i~
. !I'~ ê~
i~: !~
.~~ ~~
~:. "I
in ~!S
gle ~f~
~2~ wi'
~o~ h~
I '
~
~
~ t;¡¡;
~~ !~ -,
~g ~~-~~ ~
~ b 8 < ID~ ¡¡:
~i§ 115 ~~ Q¡
25$ g¡ri ¿\!5;
~i3¡; 5~ ~oi
~H~~ ~~ ;~ ~
~~~~!~!~
mJ: rn II;;;;;;
... . 10 Þ ::,:,:
!3 g Þ mm
."
,
~ ~
e~~~l>Iw
>"§1>I~5t!
~§ i5:2 (5 I!:
~tl~8~~:~~
~ê~~~~~~g~
~~~§~§~~~~
~ ~ ~ ì!! ~ ~ ~ IH!}
~§~~~§~ ~~~
I
. ~! II \ I 0 î ~
.ï:!.... 1';0 ¡ T
"i·", I~~"
. g. , II d
= J
<U 0
~ .~
~...
~
ª
ø.
g òI
U~II
-a II
3 ~I
a J
o
oW
~
~
.Ii
J
JJJj
¡;
5
IS
;
~
~
J.
ii,
¡Ii
"1
t!·
,II
m
HI
~
!
J
~
!
~
j
~
~
£
'8 ,"
~ ðiª
.. h~
~ ~!l
~
~
I
-'
-'
ijo"ð s~
un
~\!! !§
1i -< 2.
i ~ Ei
~ ffi þ~
~ if Q;!
~ g!~
~~
~~~~~==f:=:::::::~~~;-;-;;~~-=h~lr-----------------------------------~
:: f ----T-___ ----___---,... -- __ : I
;: ~ : ----__ ----... '"-..... ::::ã::--_ ,';
I "I r--_ - -- I
: I i¡ I / ----- - - ---------- : :
:: I: I / -- I,
I L II I 101 - --- : :
, -----~------L---__l ----::::--- 'I
¡-¡-----+----------~, -- --J:Ij ~
I r----- L. j Ii\--- ~
TI ---r--.,
'J 'I " 'Cl
J , I '\ I
J' :: : ''11-- (, ----
. I ,I I 'O'~
Jl_ : : : : "....
I --... J I J' ~
I ....-t...:.... I' ,
I 1.--.... I I "
/ /1 -~"/"o........: _---,.---::.¡-~--
I' I -f--í I I
........ / i / ,': : t
.-....... ............/ : / / : I :.-r--fl
" ""'1 / ' , I 0' L...r-J
....Ì'.....~..........I-<....... / : IL: :__
I 't....' J I~~~--
I "'1................ -..t. I œ.---- -
,I ,'I ..... ......... ------à--~~
/ ì ~~--:------e-~----
I . I -,----!___1!!"" \ a
/ '/ ¡ J '0'
'vI I, I '.-Sl\ \
"";... 1/ I 'L-J \ \
I ......... ,l I I \ \
I....-.l.,. I I \ \
/ # --..... / : \ \
'i -......._ I \ \
----~ \ \
--_-L_____L
I
~ ~!!I
g 8
~ L. ~
§
¡J ;:¡
I Q
ª I UJ
z
~
" J ø:£ 0
ø
II !
:x: I
e
111 ~
I ¡ I
~! H
~ .<::.w
;~;B
¿:¡ ;I:::!:II)
(1
~
111 ~
II I
ïi ~ ffi
i~ H
~~~¡¡
~~~~
~~ .~
oo~~ ";I;
" o~ ~"¡o;~
.... ~~UI ~.-~
~ã5g~~~
¡ I ~ð~~~8ð
f:1~~~.~wg
i ~ ~~S~i~~
¡¡¡ ~ ðl3~·::i~
"
¡ ffi ~ . ~~~ð~g8
¡; ä~ i~ª~~~~
j ~ ~~ u.~~~gi5ð
"'ø ~Z~<UO:::~
t') 15; :5~ O~~VI
~ %1; ~Y' õm ~ ~ g
! < ~~ <w" ¡;¡¡:~ 0
d .. g ::!þ~;;z;r a I
~ g~ :i~t;;m~~~ ~
~ ~~ øg'~¡¡~:t :.:
~ o~WÕF:;P::
¡¡: jË ~;~~g§~ :
! ~ i:lLII.'>-Üc'l~ e. i!O
~§ 15~~;~~~ ¡ ~
ª ~¡:: 5;~~&m:; ~ ~
~i? tg5~:i~ªg e ~
oJ. ~i ~~~i~~~ ~ ~
o
~
<\
L
o
B
§
=----::o----j
---==---- \.¡ ¡
"I.j ¡
¡
,,::'
~ ~'-".
\.., I
! ¡
---------
-.-"
PdQÖ
f
z
.t>
iË
::>
ë
Š
"
¡;
~ ~; ~
~ i!" ¡;
§ I ~ ~ ~2
f2 ~ ~ê ~ §§
i ~ ~§ § 3~
" ~~ 0 ~~
.... æ:~..:.ª
~ ~ ~~ z ~..
~ ~ ï!.: ~ ~~
~è ª tí~ ~ ;t~
t;g... FZ I
a~ z g~ ~ ;~
~ð ~ U d ;z....
t >- ~ ~:g.. a~
§" § ~; ~ ~~*
~~ ~ê ¡:¡~ " ~§>!
~~ 0~ ~ª I ~~~
~i! ~ffi 3~ ~ ~¡;~
~ !¡!~ CLf!; t; ~:i
~~ ~ff ~~ a ~u¡r;
~~ ~~ ~~ ~ ~~ð
"" ,,~ ï!!í ~ "~9
~
l;,
~ J
u§i!
1}1
.::s ~j
a J
~
QJ
~
.!!
I
1111
J.
-
UJ
ni
."'
.!.
III
JlI
It!
HI
~\
j
I
~
I
1!
1\
J1
1
1í !H
~ ^i;
.. h.
~m
~
~
.1S'o\dI$¡:'WCO .oo2;~V6 (I.þ'UtlldJ.£,,~!I:~\1:.$~aJff"'J'O
~
I
~ l!!1
·
~ 8
·
~ · '" j
·
~~ ¡ J ...
~j Q
§ ~ u.I
~ .. %
~! %
«
" I 0
I ¡¡)
~
"ó' S ~
Ii
:s t § c= I
s ~
p ~ Q 0
[ ! ~.~
~ i 8 ~ J
. 3
..50 : '"
n; -g
" " E ~
f . ~
~~j
'(, !II
,~
(~
l
8 ã
(,)1
]11
~I
8 !
ã
.t
.Ii
I
-
1J¡J
I
-'
<
1;;00 g~
f~U
~I!!a
x« 0:).1
~ III ~i
% ffi,,~
~l õ;!
~8 !:!i
'<"
"
I.
f
/'./é
I
I
I
(---r'
¿~ <>
<:;/
\
\
""
'::
~
":i'
,.
\
,
;
!
.,
;~
r~
,.,
:C:
,//
-------
,//-
.'~
~;\\~~- : ..
, \.. "
¡ '.... (
": '\ \. ".~
~ " '
.-........ . "';"" .,'";
"
'j'. ' .. ....
", .
.,,'
..J, ....
,
I'.
~'ï,
. I,
.,'
"
ð.p-u..}dj.£",~:3'.M~'\t:: ~J:HrmkJ~"'KO
--1
".
L
~
~ "
·
\1 ~
·
í
I... þ
· q
¡ ~
~c. 0
! - "1 ~
.:¡ 11 ,
0 · ~
g å á "
~ ~ ~ ~ ~ ~
. 0 j
~ ~ ~ ~
:< ! ;¡ ~
- :; "
...
!
i I ~
~ ) n i
Vi ð ! : Ø:
~ 1 j
. i .
ill
~ ; .3
I ! I
I
;¡; l ~
J! 1
~ ~
'j.'
I.
-
~ . ;\
~ !lJ
i
E
! ill .
~ 1'1 J
~ ," ~
s ,ii
e .1'
. m
í
~ J
1
~ -"
.,;
~ e¡
~
1
~
ð:
'& !J!
",:1::;:
~ D!.;
I h,
ut
~
~
I
::f
~ sf2
w 8-
5 åå
I'! .'.§
¡:5 2,,!.
en ~ =
ffi :"
iE D~
g fi
J 1 . - , .¡ h oJ! . .!;, .¡
I j . 1 ~ ¡ "1 i . J'~ ! ft!. ftl I If !! . I P
'1: ~~f !! !} ~ . ~; ~ ! ~il i ¡!;1 i~l j · i! ;~ H ! i 11
hi ni: gl g J t j ill' 1 I 111 ì~i ¡f; r ~f! ¡ j' '1 I . ~
Iii ijtd:l f ; ~ ! i: d I ~ t!S l !i~f^ IÎi ! :; if ~l h rd IJ
~ni t~Jíßb I n ill! ~ ì I ì !~i ¡ i!i¡; iil i d! i n ~111; i~
lloJ fl un~ ~i I; ! ; i J. ! .f II i Ith-: Hi · ~. ~. Î~ :1 it t !j
J mf ~mfu h : f !~ H d ~ II H! I l1tii W i i! nO: i!I ~ ii~
~ gf! {.:::!!~ Ii J i U f i i ~i r Ii 'i~!! Ii!'! li!t ~1 i! i ;1 t! ~fl Ì¡ · j!j
I ~i ~i::::Jt I~ ! ;1 ;1 ~ 11 ~l i J! '111 .! {illi Hi. ~1 I! ! !~ Ui ii¡ ~i f !I¡i
s pll it~mAi 'i · h 1f I · . !i it Ii Hi Þ dili IJ¡l U lå .i j~ Uj ~h ~. · ~ ~
I>: AlI!.t it l H Ii A i I U H h ;l~. l~ ...1~~ ;~.1f H A~ I if ~~1 in H ! il:
>-
-:::.-~
.,?~
~(
4. ~.- ':4/; ..
IU..... III II ....1 nu:;;;"..! \~ ''-...... ~~~..
. T..h\o"'t..t..t..t" ~~_._.I.._~_ '"'''III'' " ~~,~ ¡',,~
a ~"''''~ri''¡'''''' -=,T' -.-. ~:t~";\~:"~~q,:,~ .~~9',-:- ~~
i ~\ '-~- ~~?~\ '
! ~ \?'~ ~~/~"\ '\!
1 ~4ø:)/~~~.......-'''!1 111
I., . 0'Æ?::/~~\\-: ~¿U), . 5
Ii §.! J :, ./'-. ,.,,\\, /~S/I, ,'! \ ¡;!
'Ei"i < :.~;. '..:',) ,/ Õ
i 'J¡ J =: . . .'';;' '''~/9 ¡ /~ I
¡ihhl ~~. <j.....¡o¡o'7· . ~(~',.:: /"'-=::.~_::.~ '
I--Il"¡~ ~ ('.,/'/ ~/, ï' / / ,---/.
~J Hlr, § It ",;ß'! ;,~\: 1:î; ,w·~ f ///.1-
~-.:;:-it.J ,-' .or.....~ç" ~"r.,.. ,':/ .-' /,,;"r
,11'.1.1'" :. t ~. -<!.'.- ..~':,: "". / ....../:¿; 'J.¡
,HU.ll!: \ ," ......"~. "~.;,:¡.."'" i,
1ûh1~ r .f . ',I', -~, ,"; / ' _......-; ¿~Æz·~
È!!liOI1 i.~ W '....". " ~/ ..' ~. ~')1\.
·'H)r.!j L, ... '.- . .~. W\ ¡{\\
Jj.a-u 152": go. '...fr.I~ ~¡..,: 1';"/ .,'; ~. _:~\\\\\
i ~ ":~'.' ",~,~.~~' .'. ',' . -. -.~-',~\~\~-" ,.
,'"",'
~::.c .¡~., ", . :' ..~..:"~' . ,~,'h 1M" ~,¿ f :
,.., '..... ' ·,t~ ... " , .
"~.^ '~ol:~,-,.' ,~~ .. ':, ',. ,)~".. :'\"""'''~ ~., r
.,t1':O . ',~~ . ............. f.·....· f
'. ,!<,~,,, "Ú~ ~ '. ~ +\\ 'r. ,
\,,,¡,o~~,,.',"'~~i;,".. '" ". .', ""': /;,(" ~
~ ~",,<, ~. / .....¡~. ,.. f
~~,: . .".1' .i\ .", - .~ "'. ¡ ~r
,'~'" ,",," '!. :1"" '-'
¡ ,.':''',' ."~~""" ,~.,.... ~i.{ .':~' ":1 ].
~ .:/ ... Q", '~';jf' . ~ . . #f '" .
I.:) /:,~; ./.. ~i .~:;..,,' .~:~ . "', ,! t, ~
.,'><:~:1~:·\,¿:¿~~:~)":' 1:¡lt ~
'>., ,¿.,.., ~ 'i1Í 0'1.' . ., '='. .
...,':.~"~«.~ . '.;.,. '. . /!~.::¿<' .'/J....' . :'~'.:
"/.. . V"" :$ ;'ð'" ~~ .
, " . .,' .' ._)'1', ~¡f: '. .' . /',',,,,\ '.:
I I .'.' '" IIQ. . I'~,' ot"" . ../~ 'it ,
i' .'" . ',.. " r.~' " ':"~ i··....
~I~ ,~ ....: ..". ,..t6.~ '. ~;.r.:..
.. /, ~ '''~M:'' :~,,. ..'''' '"
/,.,?,:, ""'f<::"'~'~',."· ...;i}-l<", :~.':'" ..
ai (.'" h.; ......:. ~-".. Ø~!'';f,. .,. .:"
!/;.;.:. '~. : .':' ", ;' ::~~~,,'~.~.~,::ß ""'~'_ ~'" . ":"
,ç,. ~~,.,..%.." f"
. ~:,. .?·:~~,·~t·~~ ,\y :~~:.:~:;' h'<: ,:~~;~.':,,_.~',~ ~:<. ~".'<.;'..." :,:,.:,~ ." '.
" ..~"~.,~.,.,..~\,..",,,...... ',. "
~:.~~~ :~)~-;~::~:<',:~~·\<'L;. .,i":' :,c" ~
a" . f . ".t· ". ". .~... ".' , '". ;)
1 '.' ,',I>' ; ""i " ..,' ',.' . ..1
., '. II" .. " ",. ''''J.. '" ,'" . f
~ '. :···f'"'.~,,~..~ i :·..·,·¡.c,,~'" ! ....~.... ."~,, '.... . ".:". .
"'. : ""':~~"'- ,...." '. "":'.',:;;:'" "'. .'~:::~,:... .' I
"'\ I . .;, r- ", ..,~,,' ....-.
: 'I " ,";£\";~. :. .: , .:' .,;,...,
å , , ",,'"_ ."' (,¡¡:\ '" : '. ti¡', ~,' , ".f· . " I
, .,'.:,,' '~'. "'~~~.:?;! . ~. .
....~, r'o '~. . . ·t~~.... " .. _'..: __' ,
,"1." ""~"J\'..j.~~~...,:-..: ~..;" I;! .~...:;(.:;.;:;:;;.>-..... .,..,.,....,¡~. I"
': i .~' ~. ~. HI.;:,\: "'~ ¡.' \;;~··'t.f. : ." "; ..,~
. '. '1 : J,., of" ··1..... ·~..1 . ; .,), ~ '''.~. ,....\ (,
F ). '. ,q~ ~'.~~ .Ù~,~¡"::~.tdhc,,~'. -.;;jl. .. :JSXrt ..~....'., 01-: ':' '". r
'; ({. '_: _" . . '.':::.':_':..~...:...,.. :..:;_\\~_...,..... iL.........· L,,;~--:' ....1- ~'... ~
. rl J
H:1J) ). { 1 , !
t îl~lh Jjhh 1 I
thj¡-I M-:ti !IP
! L~+H '~!1::.' ¡fM
f l'~J~i" liH~f (i1£'
~ ;!¡ I¡a ~H¡~ !lûi
I jlhhU dhU mU
7'
/
"!õi
,.J
~ -
, -
i:~i~
. .
¡~\' , .~
~ '..~) .' 'J
.~
I:.
~";) "
:: . "~:'·f·
I
~
I
I
t
. t
II.
~
~
¡;¡
't
'"
9
ì:1
~
r"
'~
..~ "
"
.'
I"
i
",
,~. .
~~
If
.....
jj
.t
i~
d
~ .
f{
~ .
1;
~ r
·:L! II
:'11, i!
"I'll
11H
11.1 ri
. ~
1~
:~: :''',.¿j:'
.:'.,:/1;
....'..., ~ . ~~~
·'f., t~
I ,
:IIi
.... I
I!¡ i:= ~I;- I
I ! (, ':! ¡it!!
I :1:. '1"_1
., I. ~!! i i :-1 i; i: i
! .!II"I. I~ II ]
.;
,.
ð
i!
If.
r 'I!
'i,m
H:1!¡:
1111'"
¡ili:¡·
.,
1":
¡,~::r) ; Q ~{~';;:;~ ,i',
i\ ...' . 'Ii ~=.....
I. .._...:
;~.. },~ '..~
\;{~0:i{
~:::
I
~ ~ ~
i 8
~ i ~
d j c
Ii w
§ ~ Z
~ z
«
u
ò ~3 VI
I = I
Q 0
~,a J
~ ~
...
~
[
~ i
UI1
3ff
a J
o
-
a
Q
Þ-.
!
I
1m
I "I
! I I hi
!I:I!:'
d¡ !i'I!
I!". ,
I.
fll 01
Ui I
'I I
I" ~
,iJ
11'
m I
J,:.
,·11 '
;,1',; !. =11
¡ Ii,':: :;111
I. .!','¡ I !~:I I
I,~. !, r!::;:'i i!': i
I '¡,"~ll ~l III
:;¡
;;;:
...
Ë!
f-o
~
r:
..,
!;
,.
.::I
.....
. . ":::~:':'I;~;'
'. ,:..:..:.....:...'~
';"';;'.;'::" ~?~;;!
r:
c
¡¡f
.~
~
.ª
£
-g ~H
I JiQ
1m
rt
~
L
.lS3"", oS~t.£>£O HIOê!/!:lno I!.P'U"~&><~~~\.£ sa~ ~o
-.l
I
~ ~ ~ II
i 8
~ jj\!l
¡ J
Q
ª f fij UJ
~ Z
Z
~
" A ()
.§p.. f/
= I
Q1 0
~.~
:z::
I
g NO -!!! ;1<
"~:¡¡~~ m:Hð
c;. O~ i~i~
t~îå ~ z ~r ~ ~ ~
r¡¡ ~~
~ ¡~W~; ~~~~ ~ ~ ~ ~ ~
~ I!!!~ ~ i ~ ~~
~ " 9 ~ ~
~ g;: 2 ~;i ~~ ~....~~ 0 ¡¡ z ~ ~ ~ S
~ ¡O~~~ ão::;. ~ ~ ! ~ ~ ~ I:! ~
~~ !l 38 ~ ~ z ~ ~
1!5 ;~ ~ ~!ê 2~ ~~¡~~~ '5 ~ ~ ~ ~ I ~ ~~
g ! g¡ !I! g ~
~ ã: Ü.! oj ;5~~~~ ~. ~ !I! !I ~ Š ~ ~'i
~ à ~a ßfj~ 8 g ~ <~
~ 8!§ ~ I! ~~ ~ ; ~ a~ ; t! i! ~ ~ ~ !;j ~ ~<I ~
Pag¡~~ ~ ~~ ~~~ 2~ ~ ð ~< ~ ~ ¡; z ~~ ~
~ ~~ ~ ~ 'iW ':; ~ ¡;; 'Õ\
!I! ! ;i§g: ~~~~Q '- !I! ~~ ~ ~ ~ IE i5 ~~ i5
1 m ~ I [ill 9 ~ I I I '¡' T ~ ~
þþ '>
þþ «0(... . ~ ~ . ~~..
! .;...... þ \ \ <> ~
--- -;----~
~<..
/ i~:}~..~
\ \\"~ :
h \~\\!
--/,~(I«\,c......
-I~'\W~~(~"
¡ t;)"'!t~ _-. ,t>" --~~
/ ~~_.-..,--....-'I;,~~~"
ø-'- :\\ 1 I---=::::;:--~~-Wrr,/;/'~,~
, "::-.,.J)\ \ ~~~~;;>r./'\\
0) f-11 L#.@;f",~:'j/ "'\\~~ V
/ '". ;zJJ!f; ~~~~ ' " 1"\"
-/ 9-J) ~.~'~:::::~.>":". ).\\l\~\ì' ~ ,~
..-/ /.J -:, «- -!-r/ ,/ r-o..:::-, , ''\:: /'! ,-~/ / ). ¡ : ... 0 ~
_~ß7J f¡'if ~ '\.'\,\\~{ ~rvJ}f ~ i
--r-.::::-:·~:~V'/ i ( r'\'\1)))j0%~~,. /' ..~~ e ~
.,.~: -:,/~",~.. I~'.~.U"",,,,,,,, G
··..:'..,'?/ißlf-;~=-{(::.r; ./:/, .,
:y "~~,'·ø'~:.··i..,,:.. ,<;:t
," ,·I'.....I'~ I' J," ,I....,",. '.,1'.'
'\::' :":";~"": "ø ",.,,,,,,~ " ,,/:' , _", "~'7~:' '-,', :,.,"~'.',
';,.~;~.,....~~ 1~,~~,;f7 ~ /,,". ,:,~":",,.. " ,. "~~~~.'
" "r't:I-'1 .0~ '. ",
'; ....I'~'I':...,..',· ,,"~ \."
~ ; .}:(;':d:,': I/. '}'~,...: , '.'
~ Jl"'(.' '.-:'.' //,.t .... ....."':~.. ~
." ,. '" Í'é'; (' . .. '.' ....." .
..'.,.... \::,,(/./t-:-?.: .., .' ('. "'" .,.:: "
""'~" I\:~';%:~"::';'U' ....,...Å··:··. ..¡:~
. '". ~' ·,.1,," ~:. ;~:;, ." ~ .~ . :;::.. .1.... .:,...:: .~\
."....... ''(,'/f..,., M '''-t' ,\.'.... to; ''''',
¡ '. ..;Ç"::': '.¡: " ~.~., ""1-" " '.' '. .
/ ~.',,: ',,"I.~ .............~ .. I.
~.~/ M.~~~,~.'.I'..,,' '~"Þ~,'" \:..:.1 ..
.' ",', "'~".>~~.'~,' i'·/·· "," ~
-----1">," .. 0''':; ~..~¡~~>.~~..~/. "::'/.';". :. . }. '::'~> \,
, .1. '~~'''';'''~'''' .
I,.. ~'. '......J:.:..~' '.. \', '.. . 1\: :--.." '. ~, ,
() 7'. .,"" ~, ...":-~ì .' ,·t,;",~ ,1, '.,'..~... ,'.
I' )/." ',' .:." r ~.." ,·/!fI. .:'" ....,..;.
1'1.,.' .'" //', .'"'' ~" "',
~ II "" i,;" '" ' '"'' _y' . '.X:' .: '.. " . ...'..;'.: '.'
. /:,t ," .;1" .t. . "I ' .' ..
-' ¿"l~' -/1<. Þ:.. " . . '/, '''''''''..' '. ._.~
1Ii':., . '.~·I~· ....,..~:'o..o'. ..(., .' ". ."...."..11
, :k",,6 ., ~ 46.. '" . ~ " ,·f . .. /"
,,' '~"";r1" ",'..,. .'.1' '. :,';....~.. .,':':,:'
. ,/,0&., ""~ , .. " . I ". 'IS ~, ~:..¡
c·,;; ,.~" "·~·I /'. ~t.,.., . « O.c. ,~,
.:.... ;.'" ',',," '.' '. .'.,\ ,,/,.. ,'; . J' . U
, - ,,', . ~~ ", .""'" '," .;,J. ..
.' n': . ,"'" ~ :~/Y' '. ... ...' ./': .. r
" ....1 . ......~'o, I" .,.. r~ t
. ~ ~ ':~;" ~,./ ~,:'.. ~ .~. ., .I, .',.-:.r ... .: ... ~. J. "-., ,if
" b, ,', ..'/' .~." '" ...." .. ~", .~. II',' .
,." ~ f;';'~ ~ ;~~:;~~,,~ ,.", I ,.~. ~ C') :~
.:.:, ,....~~:I'I' .J':...... ,¿',...:t1:¿~:\"~/. ""./'" // .. ';"
, ..j....,~,..f., """,'!!"R""~~ '.' ',,,',' ". ,d
:':. /:} .é~:'¡,;?~~~¿r:/'·~~~çy,,::..;,,'.·;;::~;::;¡
~. ~¡.;t, ) (r'J~:" ~.~""~4f. ~'.;.,..,~...,. . ~ ,"
:, , e.' '..¡,. L...~:;:..~~I:),::·~...,~'=O:·..':~; .~::,=::")¡;'... . ...; '.. ¡... ".
" .'. .,~~! \....~~.".~~.!.:.:'.:'4.....!.:.~,..· i5 ..~ , .,' h
\ .."....P'!,.",......, ~'X......... . .. ' ,.,.: ..,~ .....
, ,:,.." "t ~.".:,: .~ "~J¡':J" :~ ",," ,....... ....
\. '.., . L -:W:~~:~.:::":*:~:.:.,.~..~. ~ .~I..;.,,,..'.· ~/ 3
. ~ 0"" . I' "I'....."·... ..'r··I.... oè t/l'l.." . " .. a
(. '.;' t~~ \:::};~".:.! >:.::..:·:.i<:':··~:.··~~-;"·; ·~~>':7C:.: . ,~",.~~..,''''
\ . ~~ '" ,,"'~.:.I ""'. '" ¥. . , ''''.. ~.=~: .:: ,::..,~: ~. ~ :'~':'~
. "I "'>~'~ll~.~", :,t.. ",' j.~( ~~.~!.. ;: ';~_ ;.,,,, ~:,. '.~~;"~'~~I~_" 10"', I
I, ""',, "",. """.. ""~""'..;" ..",~,
t'~..:. ~\~';:",:";~';'..,:..;J;!..:~'.:'..?~?)./.,'" .
: ... ..;, " !I:."Í~'·' ',\.~",. '..: ...., "Y",", ~<~:.¡J '...~ ~.~_..
:'~.r.."~:. ~ ":-/;,,;;~.:. . ",/~~: IY:..~~:,:,"~',:~:\~.\:·.'~.·.·:~:.~7'''õ' .~';,";¡;; :" :' ..~~'"¡-:,.<., ".' "', ;,~
l' / I '..-::!i..~~..~.,.... .~:..--. .-.':'......,"". i .. ., " , / ,..,~ .,' ':'~..~
'.:. ';, ..... .._....:_.,,:,~~~.._..~:.-
i ..~'ä,. ~.' ~ I ,\E:;.. (
. '(,!Io",~'~lli . ;' ""
4:' "., \'). ~.r. \ \
1j ~~~J¡:¡
~ wiJ~ ~
~
/
~
-g
~
:š
~
i
~~ !i
. :'}
L
!O!
@
~~ J ~
~~ i::!
;!
Ui~
~H
w»
I·~~
...~~
z..
~
~~
F'~
~~-
..' ' ~
;" .
. .
~ ..
;~!' "' ",'
">? ~~~~h..·
"" ~ ..'
i. H......
" .
.. -=
¡,
!
I
.,
,t
I '
:". ç.~
-"
'"
.?:.>
.... ,.
...
. .,..
::;.
i ..;:
" I'
"
r
t
i
I
t
. ~.,,; /"',
,,~ ,...
Ä"~ ..~
"
...1 .:
~. ~
~ '."
i
I
!
(........
r
- '
'~ !
1':\; ,
"./
:!:
'.
'. ..
; ~, .
, . .
. ,
r I, ~ .
~:r';
I .
~.:: " : .
. ~. .. . ..
.1
~ r;":.::~:
. '
...)
J.S:3 Kd 6¡;'Uotð t<I02/!::UIII 15.P'\ßItd?£X22\.!:li1lilN"Id\d3'&'\Q~'e S.1'D1"O&! Q1ffT\,O
~
ø..
~ i
UAJ
3lf
a !
o
ã
QI
ø..
J!
I
¡¡Jj
J.
91
'II.
'1
,.,
¡!-
,II
,11
m
~
t
I
~
I
~
fì
-~
1
J
'& iH
~ .i'
t; ti æ
~ Ûi
~
~
-.J
CITY OF CHANHASSEN
AFFIDA VIT OF MAILING NOTICE
STATE OF MINNESOTA)
) ss.
COUNTY OF CARVER )
I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on
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# day of Epd I , 2005.
~~-~
lIYY\ I. ~
~ Notary Pub'
I
KIM 1. MEUWlSSEN
Notary Public-Minnesota
My Commission ExpIres Jan 31, 2010
0)
c
t;
a>
:E
0)5
c·-
.- In
>- In
«1._
a> E
:I:E
.~ 0
:SU
::20)
o..c
-'2
o c
a> «I
0-
;::0..
o c
Za>
In
In
«I
..c:
c
«I
..c:
U
0)
c
t;
a>
:E
c
0)0
c'-
._ In
>- In
«1.-
a> E
:I:E
.~ 0
:sU
::20)
a.. .5
-c
°c
a> «I
0-
._ a..
-
o c
za>
In
In
«I
..c:
c
«I
..c:
U
"0
C
cuc»
(/) .2 t
g1õ~
~"5Q¡e
=0:: 0.
E '" « cD
cu _,,_
.LL~ cëi5
-oO>OClSc
.2: o,....J ':;::: 0
coCO~(/)
ã)w-::;>-g
~OOCUCU
Ca+-"'+-"'C~c
':2:a:~cO>o
E; 0 a: .~ ~!·ê
o-=-o> 1/1 0æ
o I'-- .~ ...... Q) 0>....
Ol'---C"c....
.. C 0 C = Q)
~ ~ ~ ëii .~ ¡¡:: .:.::
CU 0> ëi5'S;: CIS -0 j
L!) .0 0>.- > ~
oEa:"..c: I
0...._..c_0>(/)
w.... :J'- C
C\J ..c: ~ en ~ .- ~
'O:J "Ou
O)=a:ü...·~~cu
u E c.n ~ O>C\J
'¡:: § 0 a: ~ <D CD
«0~_-9:Sõ
. ü C).~ .E 0
_ c -:= 0>_ c
CU CU ·-c O>~ 'C .... .-
"OI u·-]2"",
(/) o:Q=E(/),.-
0> N (/) .0 ... C ,
:J;!::Q)O>:JQ)OL!)
I- 0 a: a: o.a.. u 0
Q)
E
¡:: c
.'" .2
"'U....
$ ~
CIS 0
C.J
CIS
1/1
o
e.
o
...
a..
"0
C
cuc»
(/).2 t
gftj~
>."5æe
=O.:!::o..
~ '" « a>
LL (/)-,,:!:
. ...... C (/)
~~qSc
- 0>-' .... 0
coCO~(/)
ã)w-:::>-g
~oocucuc
L....-.......-c-
CU -~cã)o
~ ~ ~.~ ~_! ·ê
~o -0>1/10'"
o I'-- ]j ..... Q) O>~
Ol'---C"c....
.. coc=Q) ~
I'-- (/) 0>._ CIS =.... c
...... ...... -0 1/1 .¡: - .....
CU O>'(i)'- CIS -0 CIS ~
L!)Do>.~>~.J E
oEa:".c: I 0
0...._..c_0>(/) 0
." .... :J .- c
C\J .c: ~ CJ) ~.- ~
0) O:J >. -g u -g
,.- .- a: ü...- CU ... CU CU
"Ec.n~O>C\J ....J
.~ § 0 a: ..!.. 0> <D E
~0~-=-9:Sõ 0
_ ü C).~ .E 0 º -
:::: ~ C ë .Q> - .£;; O>E
..v..'" -- Q) "- .. +-'
~ I S:Q.2·Ë.!!.1 "'" a..
O>~N(J)::õ...ê'";"o>
:J:!:Q)0>:JQ)0L!)..c:
I- 0 a: a: 0. a.. u 0 I-
Q)
E ..
¡::S
~+::
S~
CIS 0
C-l
iõ
1/1
o
e.
o
...
a.
c
CU
E
o
o
-0
C
CU
....J
E
o
Ë
0>
D..
0>
..c:
I-
~
¡¡
....
C >oC
CCIS~O
'2 .~ Q) +::
C-e.CIS
CIS 0"
_«>-0
a.. a...J
~
¡¡..
~ë >c
CCIS~O
.- " ....-
C·- .......
c~a.CIS
ca 0 0
- ...0
a.<a.-l
cD
o
:¡:;
o
C
III
:ë
-
Õ
Q)
'1J
ëñ
Q)
III
Q¡
>
"OQ)
........
CUQ)
6;:5
- c
:Jo
S!!
cg.
"is.. E
(ÜC
0·2
om
L!)0
0).2
<Do:(
-0
0> 0 (J)
.c: 0 +-- 0>
-..c:-o (J)
-......cu (J)
E:ê~ õ g
cu 0>= 0> :.;::;
~(D$ "Cop.; ....
~ ..... u c
o c.= o..~ 0
>. 0> cu -'.-
E..c:..c: -oe (J)
...... - 0 ~ 0. Ó .~
0Eo> oo>=E
'E o..c: (J) o...c: .0 E
,- ..... - 0. 0 - :J 0
0:: ci)2 a. co 0.0
...... :J C (J) 0>
,~ 0...- 0> 0> (J)..c: 0>
cã) ..c:c.......c:
0>'- 0> .£;; - cu E -
'2 .£;; E ~ Õ a. 0 -g
cu.so>g~......~cu
O>D..c:00> C-o
..s:::0_-"5~0>-g
()OO>O>......O»(J)
= - c.c: 0> ...... .0>- 0
.0 -0 'C - > 0. U -
:J C:J.c: 0_ 0> U
0. cu 0 g> c = .......~
.!!.1- ocu~O>O>
:s ¡ß "ri..c 0> ë ~.£;;
_ :J 0> - .:::: cu (J) ..... op.;
o 0-'0' 0> 0>.2 _ cu u
0> O>.....c-a.c 0> 0>
(J) ...... o..·c =s: 0. 0> ..c: '0
o.(/)(/)CU>CUEu......
0. -.- 0> - E =
......c..s:::.c:(¡jO> Do>
:JCU...... _.c:0:J..c:
o.g5gc.n1-0D.._
0> 0. 0 ..0
.c: o...o:J . . . .
I- CU CU 0."- C\J '" "'"
1/1 ..
cO)
Q).5
e.....
e.Q)
CIS Q)
J:::E
-Q)
CIS.s::
.s::....
3:1õ
.....
0.. ~~ o£ .~
.8 DC'?-O E
(J) CU ..- 0> ...... 0>
0> O>"-(J)>.:Q$ C
(J) E cr-:.. g 0.5·;;;~+::
æ ·~C\J..c:8""',-""!R
- 0.. E C\J 0 c..s:: ~ ...
0..0 c\¡ o>--cE
-C'?0L!):Jc="'::
0>..(J)0)!20~0..cc
c"'" ~ _-...0
:.¡::; o__o>_~;:._
0> .8 ~ CU - ~ .s 0 <: .~
O>E . (ü ~ cñ ..c: c.n e. co .-
E.... 0:J 0 Q)tÕE
0> cci 0 (¡; ¿- ò>"'r-- E
:s 0 ; c E ::; .£;; :¡ij 0 0
0>C?C/)0>¿ë..ã)....~0
o co .~ 0 0> CD 0> UJ co
- - ..o(J)..c:EQ)!?c
O>c/):Joc/) .s::""-
..0.....0 cu.!!.1O>L-::::::c
:J >.co..c: ........s:::'--" c
(J) 0 _ _ c:.-.... ..... ca
C.c:_ u cu -_ c_-
cu 0> ..s..c:~ 0 o.s::a..
0.. u >. c: U C o>'(i) .... Q)
0> ¡¡:: cu o·~ 0> U C/) ca .s::
.c: õ :Q u u E c: ·E- Q) ....
- .....O>@Ecu co
0> g>1..L. C/) C/) 0 -6 E:: ....
O>·c..c:cu:Jucuoc'"
(/) :J g>~ e c c: 0 0.2
.8 "0 0 0. 0> 0> .- 0> Q) ...
.......= "-..-..c:::::.......c-
c cu ..c: u 0> 'C c: - ..c
CUI......O»O>OSca
~ >"0'..0 > E - .- "
>.cu......-;!::t(J)caUJ
:J ·ü~ -0 0.. 'ëij E CU.~ i; ...
o c: (J) E..o 0. 0. :J
>. >. 0._ J :J 0> 0 Q) .s::
:=..o:2:£;o>C/)"Ou..c1-
~
I/):!
c s::
o Q)
+::E
ß E
:J 0
00
.....
~~Æ C/) ~ ~~o£ i
~~u ~ W ~~;.8o>E ~
:JOCU C/) -o>..-C/)>.:Q$ c'
o..o~ :J ~. C J 00.>'- Q).-
..o..c:-"ri u cuEo~ooel/)~~
~ .0>0>_ 'S 0> C/) ~ ci. 0> C\J ~ () o.:ë ~ Q)
~ > '0' op.; '6 0.. E I .... 0> - - s:: E
oc~ ......u c -go~::Jc=S:"'::
>. 0> cu 0.. .~ 0 0> .. C/) 0) !2 0 > 0..c s::
E~..c: ~o (J) c:- ~ _-...0
......=0 .......... - :.¡::;~0__0>_~~_
EEO>(J)"o~o>o.'_~·E~ O>o>.8~CU-~c.n.so_~
o..c: ·-C/)cñ.c: e.co·-
.£;;....._o.O'.c:"OE EE.sg::Jo Q)tÕE
.8:: ci)2 e~ 5.00 0> cci.8 (¡; ¿:: ò>'-"':E
00:J~c/)0.00> :S0.c:c:E2.£;;~ooO
.- ê-:.¡::; 0> 0> (J)..c: 0> 0> 0 0>' c."" ~ ....
o>-~~:Sc:""":s ......0~~0c:0>-0>~I/)COo·-
C:~E>_cuE :> ~,
~~ ßoa.o~ ~~:J..o~..c:E~N£
O>~~~~ë~cu D~~S~~~t-~2
..c: 0 _ - .~ 0> "U "U 00 0 _ .... c: ,-...... ..::: CIS
()oo>O>è(J)O>O> ~.c:-ucu -_c:_-
=_~..c: O»C/) CUo> ..s..c:~oo.s::a..
..o"O·_-O>......~o o..u>,c:uC:O>~_Q)
::J~~..c:5c.o~ o>¡¡::cuo~O>o(J)ca.s::
o..cuog>c:~~C/) ..c:~:Qo~E5·E-Q)""
Æ w . 0 cu $ 0>'- - ...... 0> ~ E '" c 0
:So>õ..co>-:=~~ o>g>LLC/)C/)o-6E::....
_::Jo>......>~"'~ O>~..c:cu::Jucuoc...
oo--o>-~(J)~op.;(J)::Jg>~ec:c:oo~
o>~e~~=Eo>uS"Uoc.O>O>-O>Q)~
C/) o..~=c.o>.c:~_=.....~s::......-..c:--
0(J) cu$c.E oc:cu..c:uO>:!:~......c~
c.~.!!.1o> cu g~CUI......O>ª~O>Os~
......5:S..c:=o>E::õ~~ >."C..o_E-~"
::J", cu O::JO> >.cu......--tC/)-1/)
c.g"5g~~o~..c:::J·o~"UO'~Ecu~i;...
0>0..0..0 ....0 cC/)E..oe.c. :J
.c: 0....0 :J >. >. 0._ , :J 0> 0 Q) .s::
I-cucuc.~~~~ :=..o:2::So>C/)"Uo~t-
cD
o
:¡:;
o
c
I/)
£;
-
o
Q)
'1J
ëii
Q)
III
...
Q)
>
"UQ)
.........
CUQ)
6;:5
-c
::Jo
01/)
co 'ë.
C:IO
'fiE
(ÜC
0·2
om
L!)0
0).2
<Do:(
UJC)
C C
Q).-
e.-
e.Q)
ca Q)
J:::E
-Q)
ca.s::
~-
;:~
~..
I/I:!
c c
o Q)
+::E
ß E
:J 0
00
Q) --Õ OJ ~
5 ¿~t .~! ø ~ u~
ëá 0 .2 Q) ~ æ:::: E ~~ 2i Q) æ .9
Q;Q)u êií'~ca ã:0 rocg> .2£ c..c:¿
:::£0> uO>cn <D .Q<{.- 0)3: Q).~o
CQ)~ ~~~ ~~ ~~~ ~-Æ ~~~
"g.Eg E-æmro~>- ø~cn "tJb) ;5~
CtI Q) Q) ED 0 Q) t: ~ . Q) a. ~ -a; ¡... ~ >.+=õ
~DD 0ø~~~om~E~ -0 _0
ID[J) 2>ecaa.·~·~-oc ð- ~-c
~.5g ~ma.EðE~~o~ ~ ~¿~
~m~ ~~~~~Æ~~S¡ ~~ ~~~
ø..c:w c~=ca~a.~~~n om ~.oo
~oõ ca_~E..c:E~ø-Q) Q» üU
E=Ø c=gø~~~~§O ~~ ~ ø
'c§E 8~~~~m~~E[J) ~i g~E
!?C.~ CtlcaY..1?:.aŒ>EO-·S -ca UJüê
£Ctlø Ewro-o~EID~ê õw ~Q)c
u~:5 0 _~~E-o.!:~ro S~ u:5o
~'3S ~.~~B~~~€æK §S ~B~
-g....Ó>ëID-ÆEQ):::::Q)~ 000 ct
m~Q)cQ)Q)ou~Emu~_ CtI. ~Ot
.~~æ¡5Eß~~~~~~£ ~~ 8~s
:6 ~ g <u i § 5. ctI ... Q) ~ ~ ~'§ oS; 0 ~ Q) U)
§~~~~~~~~~'ægE~ e~ ð:5c
OCE..c:~'~-~~Q)~a~~ ~~ Q)c~
-m--wE1-ctJ>'UE .~..c 010... .c~c
~E'I~Q)E~~~8o~~~ ;-~ ~~~
O}«>.,O)""Oo-oo>. t- Ci- Q).C' C)-oQ.,
~Q)~=~UID=~~~£E~ rn~ .§~m
Q)-cmrog~æ~EroE0D~ ~c rog£
a: 0 g- 0 .- c:: Co Co == Q) Q) C (,) 0 :::::s :t; Q)- .- _
c0t--~'Eoøg~Eg~~ 8~ .cøg
~~~2£æ~55~~~~~æ~~ g~E
~rorn'$C~_Q)OcQ)=-gEwt- g-ID
2 2l ~ ,E E <D ~ ~ >.}] E 8:£ k ã).-"C Co (,)
êñc·5~ctJ.c. .2;4: ..~roo>a.Q)Q)O Q)§~
Q)cr'-U-EuOwQ)=:::::SO>E22 .c.·-ro
wEQ)~~~2=Q)~oo~-c£=~t- -~Q)
Eut-~c. --~.c.·E~0~.c.(,)~B ~.Q-
Q)i~~2~~c~2~·~gg§~.c .~~~
[Eg~~~~-~~Q)~~~e8~-~~.c.roo
£<ctJ*~cr._~gŒTI~g£~a.c~§Q)Q)
Q)c::.5Q):::::s~§E~ ,c ~ ~~mo'æ£t-
ij) g"E Q5 ° >.+:3 E 0 Õ ro ~ a. E ü c:5 ~ _~ en It>
o~O-Q)~roOO-_0 ,roSQ)O Q)Ec5
_ Q) >,._5 -£; Q) -g 0 ~ êõ g ~ Q) ,- .c ~ É c. E U C
ï:: '53 ð ~ c: :a IDE CD ð ~ 'ë \0 g æ::: 2i ~ ~ 0 ~ ~
~. :J c « 0 ~ .c: Q) Q),2 2 (/J 3: ~ W Q)·w 0 ~ Q)
e -c Q) ¿ 1::: 'æ E..... ..c E Q) ~ ..Q C) ~ <D Q) CJ) t- -g
~~~,~~&~B~~~~EE~ª&E~_~~TI
~æ~,~~~~!~~g~~~g~0S£i~£
o~EE~~~~oo~x_c~øuu~-uø
~ 0E øø~t-~øQ)roroc.c.OQ)c:~cD
~~üo_5Q)tca.ro~_Œ~·_gBæroQ)oo
:: § ufO c: ~ & ro g-g.Q'g m,~~-c 0 ~-£ P g.-
.9L~ .~ g>2 ~ ~ "E -~ ~.~ 5 g -£ :: æ :ê 8 'I æ ~ :E
> .~ <::.- ~ 0. ø 0. ø E E U ø If) <:: If) ~ c Ü '" 0 -
æuo§g=oo!.c. E c:~g~~Q)Q)rooQ)
g~~RS~Q)Q)8o~.~·æQ5iC:!-~-~~~
~C/)oc~~(/)~££~()U~~o.lf)<~o.m~1f)
U .
ø
W -0 rn >
c £ . 0 t: .5 OJ ~ ~
2 §~m ê£ _ ~ Q) -go
r:! Q) 0 ~.~ ~ .!!! Õ æ ~-õ, g. ~ ro ~ .
Æ £ ~ "U Q) 00 a... 2 ,2 « .S: Q) ;; á5.~ §
~ID~ ffi>ro ~o ~,~ ~ø ~~~
-g.E g E ~ ~ ro;' ~ g-~ ~ u -~ ; 5 ~
~ E Q) 5 £ 8.~ t ~ ëJ ~ a. ~ !i ~ «ï ~:g
Q)C)~ O<Doro2t,-.,__Ec õ- Q)-C
~cB ~~~E~~~~8~ ~ ~~Q)
uj'~ 2 m Q) Q)"U 0 Q) -5 .!Q.9 1:: ~~ ~'g £
æ~'æ ~_~£§~~~§_ø& ~~ ~g§
:Joõ ro~5E.c.EroQ)£m <1» Uu
E=.~ C~023:ëñ'õ~ÕO £cu c5>.Q)
'C .g .g g 16 .- ~ ro (fi u E rn 0 ~ c :!: E
2a.rn rc:s~~~:aQ)Eo-_5 -ëa cn()~
~~.ê Eøm;EJgE~~~ ~_e2 ~.êc:
~~= ~ói~t-~8~~~ ~i ~~g
ro~O --£oooco:!:cn 0_ 'õ~~
õig-ó>Eã5-ÆEØ:::~Ø1! <'>00 C1::ã
ct-Q)cmQ),gU~E~u~- ro~ ~O=
,Qnæ~_5EE~i~~~S£ gm 8~~
:g æ8 Q) æ c ð.ro -Q) <D ~ ~.~ 'S 0 ~Q)cn
CE~Eo.iø~~Ei<'>E~ e& ð£~
8~~!~~5'§~:~~~~ n~ Q)c~
~ØE~;~EE~m~~EQ)~ti B,~ 5~~
==:>c -.c~oOD<1>U"C ~Q)-
.~< >. Q) -g t'c¿ ~J:2 ~-c.:::: 0 CiS ~£ g-g ~
>Q)~=~~ -Ecø-Eo ~~ .~--Q)
Q)"U~cucCJ)53.g roë00J:: t-C rog-£;
a: 0 0 0 -- c:: Cl. a.== Q) Q) c 0 UJ ~ ~ Q) .- _
cO--~'EoQ)gwEg~cn 8~ .c.mU
~~~~£æ~£ð~~~~~Óæ~ ~~~
~roro-5C:~_Q)()cQ)~-g£cnt- ~·~o
2~ ~_52 Q)~ ~ ~~ E 2:.9 t-Q)'--c n °
,- C"5 ° ro.c: - ~ .. co ro Q) Co Q) Q) 0 Q) Õ ~
~Q)u-~=E~()0Q)=~Q)E~~ .c~ro
øEø~~<ø=øglf)~u£=~~ -~~
ë-o-1ija. :!:3:.c.-C::3(1)0.cO"E.8 ~,Qâ
Q)~~~~~~c~ß~Æ~g§~.c. .~~~
,§. E g -g ~ ~ r'~:: Q).!! 5- ãi e 8 ~ ·~0.c cu Q
o<ro-F~,Øg~UQ)~~>.,c.C~§Q)~
Q) C:.5 m ::J ~ §"Ë ~ . c - Ci - ~ ~ en 0 -u.¡ £ t-
>~U~1f) ~Eoc~œo.E()~~~If)~~
~~~*Q)~~oOi~:cu~Q)o~Q)'ê~£
~~~--£~cO~~,S~~c£~~~E~.5
C'æð~CD~øðcc~o~~~~~o~~
Qj:::>~ ·<~~E~Q)~2~(I)~.g~Q)t)()~~
Lo-g.c.§ ·o~o '£Ee--ci=g'~~~~Q)~
~c!~~ncuowoo-S~£=R 2~o~
øi~~E!e~æ-ui(l)~o~wS.5cC,5
g~EE_~~rogg~e~c~Q)uu~~~Q)
Lo' 0E cnUJ-Ct-·'¡::;0Ø~Sc.cOQ)c~c..c
~~Oo£~~c~~~-m~,-gBQ~moS
~ § ufO c [8.~ g>~,Q-g ctt.!:2~TI 5 ~É:5 fJ-g
~~_~~g!~oi~~g~£~~~8~~~~
>~c-~o.Øo.ØEEoøIf)Cø~cü",o-
~E2ê==øe~oE>.c~g~~m~~o~
~~ø~~S~~~~o~~~~Ec~~m~o
ð~Œ~~~r__~üü.==~0~mn~m0
~0),0~~J-q--;ì~~ [/ /"rTTh Î f-; R~ ' ! Hh'rihTiP
~@~~ ~=Mtfi~ / ,¢~':~~Ls:sr;;0i~ncJSrWJ~,-=?:
$/¡'\'" , I Îf<-::'z~Y' ¡-HI¡m-r-1~~'\è f ,
,----]Hi, I \\..o.--.-__--L--'r' \ Ie' ~wJ.llf' 1-H;i:fJ7'.),£&~~/'o~ I~
~r'-lJ~ I / '~,. 1:---;' í--1~~iV'
b~ í ! b\.¡~TiTíO-;?~!· ,'X'¡
,-I \ _;f í <=t,--'¡-¡'--¡b::T--~~~ U I i
\ ¡; í~-L~~-~::~~ ,--, ,< -.;- rl
,'eM",""""'''', ;lí í &;),j ~~ I I '11
~: 12"-/ ~\:::\~.;:J [I~ ~~r,-j
.! iij í /~/\ 0::;:V~- _JíT'T""i¡~1 ¡ I~ít--.¡ r
I 0 '''::' : ......,-"', ". .....................,....... , '
.,,;' oS í 0..::J:W'»A?J(l,Cf""i ,;--; . . , /~----;1
~'v" ( . -it: ,^,"V, -- ¡.... y;y~ ~;:::::;:í\ í \ i¡
, . lor, ¡y; '''ffÐRtcr:Ä-~. '! ' I
[ !o.. '-</: í t:jr::Y. Pd '-R Ä~T7ri'~'v \ '
! ! "'" hi, bL..LL- ..... . \. t::0~~/h" '\ \ \ '
'"- ¡:::j ! f.-- n-1k':.çY/'Y"¡ctjr-N'¡ \ A -
:: ,t:Jf:Rc Subject Property ! ~'ÿ;\-<t:t~. ,
I! ,:"',Jti-t i H\¿TôC .
ipJ /J:j~!-O LL?'llifîiT!!
I r ~,c:. ~e Hamsbn íf: tJLl...L..----J lake lucy
I~ _ f1 ,'LlLo.':-.. >Y:;0'--"~'1::I.-! ~- (
~'~ ~ ¡ U/ /-/ i::;,dí;::-·
LJ !, Ii '(l:¡~1 ~f:jF~1
j / í 1~\-Ä'\Nf:§fl)1 q;-
\.~ . ~<-;:!j&iYfriil~~
-:W, :::'¢:::; \ ~~-<-;J::J=tUY!!'v
1>¢-~ID-[ . ë=r(~- \'>^r \ ;--.Jt!/ "
~/. I ~d=i' \---t. \~HI ~ .
ø<1:ì H~u..~H-iv'\t-)-I7T~r10·r--{1 ~
if'>/, IKt\'iíJ~;--H~1--i '-:-'\\i~\., ·f~<L~
" , I I ~ .. \/ ¡'"7...'\. J ' ø
~.. ----'- _. r·, -, 0!! /,^.Y..,-,_h
I/ 11Î' !' r-/ '<,i...,'/{fiii,
// ' í : ]C~/~b1.../1~~
/. 'I vq ÿ}¡:::j"-.l· 1,1,.1",,-(/
%~\
~~
i~~~
..-------)
(
lake Ann
. .. - ,. ...
lisclaimer
his map is neither a legally recorded map nor a sUlVey and is not intended to be used as one.
his map is a compilation of records, information and data located in various city, county. state and
;deral offices and other sources regarding the area shown, and is to be used for reference
urposes only. The City does not warrant that the Geographic Information System (GIS) Data used
, prepare this map are error free, and the City does not represent that the GIS Data can be used
" navigational, tracking or any other purpose requiring exacting measurement of distance or
irection or precision in the depiction of geographic features. If errors or discrepancies are found
lease contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota
tatutes §466.03. Subd. 21 (2000), and the user of this map acknowledges that the City shall not
e liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and
old harmless the City from any and all claims brought by User, its employees or agents, or third
arties which arise out of the use(s access or use of data provided.
y
í '
i.,
'---./
i
~
/
Î
i
\ lake Ann
\
',~:::' ,i
"''''§ ,",',
",:_,il_
)isclaimer
'his map is neither a legally recorded map nor a sUlVey and is not intended to be used as one.
'his map is a compilation of records, information and data located in various city, county, state and
3deral offices and other sources regarding the area shown, and is to be used for reference
,urposes only. The City does not warrant that the Geographic Information System (GIS) Data used
) prepare this map are error free, and the City does not represent that the GIS Data can be used
)r navigational, tracking or any other purpose requiring exacting measurement of distance or
lirection or precision in the depiction of geographic features. If errors or discrepancies are found
,lease contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota
ìtatutes §466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not
'e liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and
lold harmless the City from any and all claims brought by User, its employees or agents, or third
'arties which arise out of the use(s access or use of data provided.
..----.-..
.__...n___
Location Map
Public Hearing Notification Area (500+ feet)
Carlson Property Development
The Pemtom Company
,',' "
':'1: '
¡ I ~
. .
I I
¡~
)<J
" .,. . ~
'.
.~:' .
"
,,:"1'
" .'
"
,..
" ,
I".. "",
~, ~ .
".
,:!.I.i~ "
lake Lucy
,': ,!
.'
.. . .
.." "" ..;...~...---..~ .
l¡·:.,,:'...··1
\
J
Legend
_ Subject Site
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 CALSTADT&
JACQIE 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 D & CYNTHIA L BOEDDEKER
6710 MANCHESTER DR
CHANHASSEN MN 55317
RICHARD C & LAURA A BRAY
6983 HIGHOVER 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 AJMANI
6805 DIAMONDCT
CHANHASSEN MN 55317
DON W & CHRISTINE A ANTHONY
6700 BRENDEN CT
CHANHASSEN MN 55317
BRUCE & SALLY BARQUIST
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 HrGHOVER 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 &
MAR IT 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
EUGENEW 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 MANCHESTER 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 &MARIL YN 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
SUITE 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
PATRICKJ & 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 PALM BY
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 LTHATCHER
2219 LAKE LUCY RD
CHANHASSEN MN 55317
TOBY & KARlE M TIMION
6959 HIGHOVER DR
CHANHASSEN MN 55317
THOMAS P & ANGELA D 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 D & 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 D & NATALIE A SPRAGUE
6888 HIGHOVER DR
CHANHASSEN MN 55317
LARRY D & 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
RODD G & NORA M WAGNER
6915 HIGHOVER DR
CHANHASSEN MN 55317
WILLIAM H JR & KELLY M WEARN
7075 NORTHWOOD CT I
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
-' \' f¡"1 "','1('(,1:';. _.
'} r }. <,'
.....[C,tcfh' .
~r'f
I",!
~--'
t;;;· :6~.
1_- -._. .
~':I
~. "
CARVER COUNTY PUBLIC WORKS
~~r~
11360 Highway 212 West
P.O. Box 300
Cologne, MN 55322-0300
Phone (952) 466-5200 Fax (952) 466-5223
Administration
Parks
EngineeIing
Highway Maintenance
Equipment Maintenance
Surveying & Mapping
CllMfCounty
1855 - 2005
To:
From:
Subject:
Bob Generous, Senior Planner - City of ChaR.~ssen
Bill Weckman, Assistant County Engineer þ~],V
Preliminary Plat and Request for Rezoning
Lake Harrison - The Pemtom Land Company - Planning Case 05-14
fit.OJl'~.' ¡P1'~rD
1rt1;..9~~~r..
APR 2 2 2005
CiTY Of CHANHASSEN
April 20,2005
Following are comments regarding the Lake Harrison Preliminary Plat and Rezoning request
transmitted to Carver County by your memorandum dated March 22, 2005. These comments
were conveyed to Assistant City Engineer Matt Sammes by telephone on April 19, 2005. These
comments are not all inclusive and further comments and concerns may evolve as this project
progresses and changes,
Galpin Boulevard in the location of this proposed development is presently on the County road
system and is identified as County Road 117. The long term plans for this portion of County
Road 117 include a turnback of this roadway to the City of Chanhassen. Initial conversations
concerning this potential turnback had begun five or six years ago but have been discontinued
at this time. The comments that follow would be our comments concerning this proposal if this
roadway is to remain on the County system.
1. Right-of-way widths listed in the Eastern Carver County Transportation Study for
roadways functionally classified as Collector (Class I) are:
Urban Undivided
2-lane Roadway
Minimum Recommended
80' 1 00'
Rural Undivided
2-lane Roadway
Minimum Recommended
110' 120'
Urban Undivided
4-lane Roadway
Minimum Recommended
1 00' 11 0'
Rural Undivided
4-lane Roadway
Minimum Recommended
140' 170'
County Road 117 (Galpin Boulevard) is functionally classified as a Collector (Class I)
roadway in the Eastern Carver County Transportation Study. The 50 foot from
centerline corridor shown on the preliminary plat would provide for a potential minimum
100 foot corridor for a two lane urban roadway.
The city may wish to consider an even wider highway corridor along the proposed
subdivision if a separate trailway is to be constructed along the county highway.
Additional width may also be needed to accommodate public utilities and landscaping.
2. An access permit from Carver County will be required for the proposed street èntrance
onto CR 117. Construction of a right turn lane off of CR 117 into the development will be
a requirement included in the access permit.
3. Any public utility lines that are to be installed within the CR 117 right-of-way are subject
to the utility permit requirements of Carver County.
4. Any proposed grading and installation of drainage structures within the right-of-way of
CR 117 is subject to review and approval of Carver County.
5. Development activities (including the installation of both public and private utilities
needed to serve the development site) that result in any disturbance of the county
highway right-of-way (including tree removal, trench settlements, erosion, and sediment
deposits) need to be completed in a manner that leaves the right-of-way in "as good or
better condition" than what existed prior to construction. It is requested that the city
include a provision in the developer's agreement that requires the developer to be
ultimately responsible for the final condition of the county highway right-of-way. A clear
understanding of this responsibility will result in fewer project oversight problems for both
the County and the City.
6. Any trees or landscaping completed within the right-of-way must be approved by the
County, When locating shrubs and trees, consideration should be given to maintaining
an acceptable sight distance at the CR 117 intersection. Any trees or shrubs
overhanging into the right-of-way could be subject to trimming for safety or overhead
utility consideration.
7. As this area develops, traffic volumes will increase. Carver County considers any
potential noise abatement improvements to be the responsibility of the developer.
Thank you for the opportunity to comment on the preliminary plat for the proposed development.
May 4, 2005
Mayor Tom Furlong
City Councilwoman Bethany Tjomhom
City Councilman Steve Labatt
City Councilman Brian Lundquist
City Councilman Craig Peterson
City of Chanhassen
7700 Market Blvd
PO Box 147
Chanhassen, MN 55317
RE: Proposed LAKE HARRISON Subdivision - CASE No. 05-14
Dear Mayor Furlong and Chanhassen City Council Members,
We would like to express our concerns about violations of Chanhassen City Ordinances, the negative
impact on our properties, and the inconsistencies in the plat approval process created by the proposed
Lake Harrison Development - PC Case No. 05-14.
Our concerns and objections are as follows:
1. The bluff setback variances for Lot 11, Block 1 and Lot 12, Block 1 were denied by the
Planning Commission at the meeting on April 19, 2005. However, the Planning Commission
minutes from the April 19, 2005 meeting state "The private street cul-de-sac shall be moved
back from Lot 12, Block 1 to Lot 11, Block 1". This is not possible since construction of the
private street requires grading and damage to the bluff impact zone on Lot 11, Block 1.
Private street and private street cul-de-sac construction on Lot 11, Block 1 will be in
violation of Chanhassen City Ordinances 20-484 (b) and 20-1401 (a).
Sec. 20-484. Placement and design of roads, driveways, and parking areas.
(b) Roads, driveways, and parking areas shall meet structure setbacks and shall not be placed
within bluff and shore impact zones, when other reasonable and feasible placement
alternatives exist. If no alternatives exist, they may be placed within these areas, and shall be
designed to minimize adverse impacts.
Sec. 20-1401. Structure setbacks.
(a) Structures, including, but not limited to, principal buildings, decks, and accessory buildings,
except stairways and landings, are prohibited on the bluff and must be set back from the top
of the bluff, the toe of the bluff, and the side of a bluff at least 30 feet.
2. The use of a private street in this situation will not permit enhanced protection of the city's
natural resources including wetlands and protected (bluffs) areas. The Staff Report prepared
for the April 19, 2005 Planning Commission meeting stated: "Finally, the grading for Lots
11 alld 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 of the street. This provides a tunnel-like access to Lot 12. Usually, when private streets
are proposed, the grading is minimized versus the grading requiredfor a public street. Staff
does not believe this is the case with the current proposal," Considering these facts, the
construction of the private street is in violation of Chanhassen City Ordinance 18-57 (r).
(3).
Page 1 of 1
Sec. 18-57. Streets.
(r) Private streets serving up to four lots may be permitted in the A2, RR, RSF and R4 if
the criteria in variance section 18-22 are met and upon consideration of the following:
(3) The use of a private street will permit enhanced protection of the city's natural
resources, including wetlands and protected areas.
3, The construction ofthe private street creates a double frontage lot situation for lots 1, 13, and
14, Block 3 in the Highover subdivision, This violates Chanhassen City Ordinance,
Section 18-60 (g).
Sec. 18-60. Lots.
(g) Double frontage lots with frontage on two parallel streets or reverse frontage shall not
be permitted except where lots back on an arterial or collector street. Such lots shall
have an additional depth of at least ten feet to accommodate vegetative screening
along the back lot line. Wherever possible, structures on double frontage lots should
face the front of existing structures across the street. If this cannot be achieved, then
such lots shall have an additional depth of ten feet to accommodate vegetation
screening along the back lot line.
4, The private street variance may allow development and home construction on Lots 11 and 12,
Block 1. This creates a very unusual and detrimental neighborhood where the front yards in
Lake Harrison Development directly abut to the back yards of residents in Highover across
the electrical transmission line easement. Effective barriers cannot be considered due to the
electrical transmission line easement and the bluff impact zone. Development of Lots 11 and
12, Block 1 will significantly diminish the property values of homes in Highover and
Longacres adjacent to the proposed private street and Lots 11 and 12, Block 1, This is in
violation of Chanhassen City Ordinance 20-58 (6).
Sec. 20-58. General conditions for granting.
A variance may be granted by the board of appeals and adjustments or city council only if
all of the following criteria are met:
(6) That the proposed variation will not impair an adequate supply of light and air to
adjacent property or substantially increase the congestion of the public streets or
decrease visibility or site distances, or increases the danger of fIre, or endanger the
public safety or substantially diminish or impair property values within the
neighborhood.
5. The improperly proposed and documented private street variance is not in accordance with
city code and should not have been approved. The sole reason for constructing the private
street is based upon the desire ofthe applicant, Pemtom Land Company, to increase the value
and income potential of the parcel of land. The construction of the private street is
detrimental to the adjacent homeowners. This is in violation of Chanhassen City
Ordinance 20-58 (3). During the Planning Commission Meeting on April 19, 2005, the
applicant commented that the Lake Harrison Development may not be financially viable
without Lots 11 and 12, Block 1,
Sec. 20-58. General conditions for granting.
A variance may be granted by the board of appeals and adjustments or city council only if
all of the following criteria are met:
(3) That the purpose of the variation is not based upon a desire to increase the value
or income potential of the parcel of land.
Page 2 of2
We respectfully request that the City Council votes to prohibit the construction of a private street off
of Highover Trail and prohibit any development, grading, tree removal, or construction of homes on
Lot 11, Block 1 and Lot 12, Block 1. We also request that these conditions and restrictions be clearly
documented in the final plat approval for the Lake Harrison Subdivision. We make these requests in
accordance with the requirements of Chanhassen City Ordinances.
We believe that the application submitted by Pemtom Land Company was incomplete, did not
consider all the important facts, and was not evaluated in the proper detail before being sent to City
Council for approval. Some of the significant issues include:
1, Violations and misinterpretations of Chanhassen City Ordinances
2. Variances improperly documented, proposed, & approved
3, Public notice was not properly documented or communicated concerning a variance for
construction of a private street connecting Lots 11 & 12, Block 1 to Highover Trail. The
private street variance was not included in the public notice printed in the Chanhassen
Villager on April 7, 2005. The private street variance was not included or mentioned in the
Staff Report for the April 19, 2005 Planning Commission meeting.
4. Lack of information needed for important decision-making concerning wetlands and lot
delineations: the DNR Ordinary High Water (OHW) of Lake Harrison has not been
determined and will not be available for 1-2 months.
5. The current, proposed plans have not satisfied the minimum replacement requirements of
replacing impacted wetlands at a 2: 1 ratio. The applicant is required to 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.
6. The environmental impacts of the Lake Harrison Development and the opinions of the City
Staff were not properly reviewed and discussed, The Staff Report raised serious
environmental issues that were not addressed at the Planning Commission meeting on April
19,2005, On page 5 of the Staff Report for Case No. 05-14 under "BLUFFS" it is stated:
"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." Although the variance was denied, the
applicant is still planning to develop Lots 11 and 12, Block 1.
7, The Compliance table on page 13 of the Staff Report shows a setback variance required for
both lots 11 and 12, Block 1. The variances for Lots 11 and 12, Block 1 have been denied,
but the Planning Commission Meeting minutes of April 19, 2005 recommend construction of
the private street and cul-de-sac on Lot 11, Block 1. This is confusing, not allowed without a
variance, and could be interpreted to mean the variance was granted for Lot 11, Block 1,
8. The applicant officially requested approval for 39 lots, The Planning Commission Meeting
Minutes from April 19, 2005 documented the approval of 40 lots.
Page 3 of3
9. Incomplete or deficient applications should not be scheduled for a Planning Commission
Meeting, Refer to City Ordinance 20-109.
Sec. 20-109. Applications.
Application for a site plan review shall be made to the city planner on forms provided
by the city and shall be filed 30 days in advance of the planning commission meeting at
which it is to be considered. Incomplete or deficient applications shall not be scheduled
for a meeting unless the community development director has determined that official
action is warranted.
10. The applicant is proposing to entirely fill two Type 3 wetland areas (Wetland F and Wetland
G) to accommodate additional housing pads. This proposal and insensitive approach to
wetland encroachment is unnecessary and based entirely on economic considerations. A
feasible and prudent alternative certainly exists to avoid the proposed wetland impacts. Refer
to Minnesota Rules 8420,0520 Subpart 3. C. (4) (e).
8420.0520 SEQUENCING.
Subp. 3, Determination of impact avoidance.
C. Alternatives analysis:
(4) The local government unit shall consider the following in evaluating
alternatives as applicable:
(e) the physical, economic, and demographic requirements ofthe
project. Economic considerations alone do not make an alternative
not feasible and prudent.
Due to the unusual number of neighborhood concerns, the significant inconsistencies, and the
incomplete application submitted by the applicant, this matter may need to be referred back to the
Planning Commission for the proper review, scrutiny, and input from Chanhassen residents.
Thank you.
Sincerely,
James & Cheri Broughton
6927 Highover Court N.
Chanhassen, MN 55317
Ray Alstadt & J acqie Daugherty
2423 Highover Trail
Chanhassen, MN 55317
Others by Petition to Be Delivered
Prior to May 9, 2005 Council Meeting
Page 4 of 4
MEMORANDUM
CITY OF
CHANHASSEN
TO:
Todd Gerhardt, City Manager
7700 Markel Boulevard
PO Box 147
Chanhassen, MN 55317
FROM:
Bob Generous, Senior Planner
DATE:
May 4, 2005
Administration
Phone 952.227.1100
Fax: 952.227.1110
RE:
Lake Harrision, Response to questionslissues
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Staff has prepared brief responses to the letter from James & Cheri Broughton
et al dated May 4,2005. Following are the comments and response:
FinanGe
Phone 952.227.1140
Fax: 952.227.1110
Question 1: The bluff setback variances for Lot 11, Block 1 and Lot 12, Block 1 were
denied by the Planning Commission at the meeting on April 19, 2005. However, the
Planning Commission minutes from the April 19, 2005 meeting state, "The private
street cul-de-sac shall be moved back from Lot 12, Block 1 to Lot 11, Block 1." This is
not possible since construction of the private street requires grading and damage to the
bluff impact zone on Lot 11, Block 1. Private street and private street cul-de-sac
construction on Lot 11, Block 1 will be in violation of Chanhassen City Ordinances
20-484 (b) and 20-1401 (a).
Engineering
Phone 952.227.1160
Fax 952.227.1170
Park & Rweation
Phone: 952.227.1120
Fax 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax 952.227.1404
Sec. 20-484. Placement and design of roads, driveways, and parking areas.
(b) Roads, driveways, and parldng areas shall meet structure setbacks and shall not be placed
within bluff and shore impact zones, when other reasonable and feasible placement
alternatives exist. Uno alternatives exist, they may be placed within these areas, and shall be
designed to minimize adverse impacts.
Sec. 20-1401. Structure setbacks.
(a) Structures, induding, but not limited to, principal buildings, decks, and accessory buildings,
except stairways and landings, are prohibited on the bluff and must be set back from the top
of the bluff, the toe of the bluff, and the side of a bluff at least 30 feet.
Planning &
Natural Resources
Phone: 952.227.1130
Fax 952.227.1110
PubliG Works
1591 Park Road
Phone 952.227.1300
Fax: 952.227.1310
Question 1 Response: Section 20-484 does not prohibit private streets and
driveways in the bluff impact zone. "If no alternatives exist, they may be placed
within these areas, and shall be designed to minimize adverse impacts."
Senior Center
Phone 952.227.1125
Fax: 952.227.1110
Section 20-1401 addresses structures, i.e., houses, garages, decks, etc. It does
not deal with driveways which are addressed in Section 20-484.
Web Site
wWI'I.ci. chan hassen .mn. us
Question 2: The use of a private street in this situation will not permit enhanced
protection of the city's natural resources including wetlands and protected (bluffs) areas.
The Staff Report prepared for the April 19, 2005 Planning Commission meeting stated:
"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 of the street. This provides a
tunnel-like access to Lot 12. Usually, when private streets are proposed, the grading is
The City of Chanhassen · A growing communily with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
Mr. Todd Gerhardt
Lake Harrison - Broughton et al Response
May 4, 2005
Page 2
minimized versus the grading required for a public street. Staff does not believe this is
the case with the current proposal," Considering these facts, the construction of the
private street is in violation of Chanhassen City Ordinance 18-57 (r). (3).
Sec. 18-57. Streets.
(r) Private streets serving up to four lots may be permitted in the A2, RR, RSF and R4 if
the criteria in variance section 18-22 are met and upon consideration ofthe following:
(3) The use of a private street will permit enhanced protection of the city's natural
resources, including wetlands and protected areas.
Question 2 Response: The use of the private street does enhance environmental
protection vis-à-vis installing a public street. However, staff's recommendation
and what the Planning Commission proposed was that the private street be
revised to relocate the turn-around area from Lot 12 to Lot 11, which would
provide additional preservation of natural features (trees and slopes).
Question 3: The construction of the private street creates a double frontage lot
situation for lots 1, 13, and 14, Block 3 in the Highover subdivision. This violates
Chanhassen City Ordinance, Section 18-60 (g).
Sec. 18-60. Lots.
(g) Double frontage lots with frontage on two parallel streets or reverse frontage shall not
be permitted except where lots back on an arterial or collector street. Such lots shall
have an additional depth of at least ten feet to accommodate vegetative screening
along the back lot line. Wherever possible, structures on double frontage lots should
face the front of existing structures across the street. If this cannot be achieved, then
such lots shall have an additional depth of ten feet to accommodate vegetation
screening along the back lot line.
Question 3 Response:
Construction of a
"private street" does
not create a double
frontage lot. The
private street is
merely a driveway
serving up to four
lots. There are no
setback
requirements from
the access easement,
only from the
property line. If this
were the case, every
H/GHO VER
.'
o __'_""1'_~~_'
__·o'.~C.~_ ~'"
.....r_""""..~>~..~"
k_'_~__~_"'-'"
_Y '._."_ - ". '~'~~.,
~~"--'-"'-"'"
.....'--._.~~..-'--........"
~",...,,~ ~'~-.-.--
~'__K~~~""
WFSTWOGD
Mr. Todd Gerhardt
Lake Harrison - Broughton et al Response
May 4, 2005
Page 3
home would have two street frontages because their neighbor's driveway goes
along the property line.
Additionally, as part of Highover, an Outlot was platted between the lots to the west
and this site, so the properties do not even abut.
Question 4: The private street variance may allow development and home
construction on Lots 11 and 12, Block 1. This creates a very unusual and detrimental
neighborhood where the front yards in Lake Harrison Development directly abut to the
back yards of residents in Highover across the electrical transmission line easement.
Effective barriers cannot be considered due to the electrical transmission line easement
and the bluff impact zone. Development of Lots 11 and 12, Block 1 will significantly
diminish the property values of homes in Highover and Longacres adjacent to the
proposed private street and Lots 11 and 12, Block 1. This is in violation of
Chanhassen City Ordinance 20-58 (6).
Sec. 20-58. General conditions for granting.
A variance may be granted by the board of appeals and adjustments or city council only if
all of the following criteria are met:
(6) That the proposed variation will not impair an adequate supply of light and air to
adjacent property or substantially increase the congestion of the public streets or
decrease visibility or site distances, or increases the danger of fIre, or endanger the
public safety or substantially diminish or impair property values within the
neighborhood,
Question 4 Response: The variance findings for private streets are found under
section 18-22, not section 20-58, which states:
Sec. 18-22. Variances.
The city council may grant a variance from the regulations contained in this
chapter as part of the plat approval process following a finding that all of the
following conditions exist:
(1) The hardship is not a mere inconvenience;
(2) The hardship is caused by the particular physical surroundings, shape or
topographical conditions of the land;
(3) The condition or conditions upon which the request is based are unique
and not generally applicable to other property;
(4) The granting of a 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.
Having a driveway for a single-family home to the rear of the property will not
significantly diminish the property values of homes in Highover,
Mr. Todd Gerhardt
Lake Harrison - Broughton et al Response
May 4, 2005
Page 4
Question 5: The improperly proposed and documented private street variance is not
in accordance with city code and should not have been approved. The sole reason for
constructing the private street is based upon the desire of the applicant, Pemtom Land
Company, to increase the value and income potential of the parcel of land, The
construction of the private street is detrimental to the adjacent homeowners. This is in
violation of Chanhassen City Ordinance 20-58 (3). During the Planning Commission
Meeting on April 19, 2005, the applicant commented that the Lake Harrison
Development may not be financiallv viable without Lots 11 and 12, Block 1.
Sec. 20-58. General conditions for granting.
A variance may be granted by the board of appeals and adjustments or city council only if
all of the following criteria are met:
(3) That the purpose of the variation is not based upon a desire to increase the value
or income potential of the parcel of land.
Question 5 Response: The variance findings for private streets are found under
section 18-22, not section 20-58. Any development adjacent to the properties in
Highover would be perceived as detrimental to adjacent properties.
Question 6: We believe that the application submitted by PemtomLand Company
was incomplete, did not consider all the important facts, and was not evaluated in the
proper detail before being sent to City Council for approval. Some of the significant
issues include:
Issue 1: Violations and misinterpretations of Chanhassen City Ordinances
Issue 1 Response: See above,
Issue 2: Variances improperly documented, proposed, & approved
Issue 2 Response: The following is the public hearing notice: "NOTICE IS
HEREBY GIVEN that the Chanhassen Planning Commission will hold a
public hearing on Tuesday, April 19, 2005, at 7:00 p.m. in the Council
Chambers in Chanhassen City Hall, 7700 Market Blvd. The purpose of this
heating is to consider a request for Rezoning from Rural Residential, RR, to
Single Family Residential, RSF; Subdivision review for 40 Lots, 3 Outlots and
public right-of-way with Variances; and a Wetland Alteration Permit for the
grading and filling of wetlands on site, property consisting of 62 acres located
at 6950 Galpin Boulevard - Lake Harrison. Applicant: The Pemtom Land
Company." While the specific variances were not named, it is clear that
vatiances were included as part of the application. The private street was
discussed within the report and as part of the public hearing process, findings
for approval addressing the private street were also provided and modified as
part of the Planning Commission review.
Mr. Todd Gerhardt
Lake Harrison - Broughton et al Response
May 4, 2005
Page 5
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.
The city may grant a variance (street grade and private street) 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.
c, The conditions upon which the request is based are unique and not generally
applicable to other property,
d, The granting of the variance will not be substantially detrimental to the public
welfare and is in accord with the purpose and intent ohhis chapter, the zoning
ordinance and comprehensive plan,
Issue 3: Public notice was not properly documented or communicated concerning
a variance for construction of a private street connecting Lots 11 & 12, Block 1 to
Highover Trail. The private street variance was not included in the public notice
printed in the Chanhassen Villager on April 7,2005. The private street variance
was not included or mentioned in the Staff Report for the April 19, 2005 Planning
Commission meeting.
Issue 3 Response: The following is the public hearing notice: "NOTICE IS
HEREBY GIVEN that the Chanhassen Planning Commission will hold a
public hearing on Tuesday, April 19, 2005, at 7:00 p.m. in the Council
Chambers in Chanhassen City Hall, 7700 Market Blvd. The purpose of this
hearing is to consider a request for Rezoning from Rural Residential, RR, to
Single Family Residential, RSF; Subdivision review for 40 Lots, 3 Outlots and
public right-of-way with Variances; and a Wetland Alteration Permit for the
grading and filling of wetlands on site, property consisting of 62 acres located
at 6950 Galpin Boulevard - Lake Harrison. Applicant: The Pemtom Land
Mr. Todd Gerhardt
Lake Harrison - Broughton et al Response
May 4, 2005
Page 6
Company." While the specific variances were not named, it is clear that
variances were included as part of the application. The private street was
discussed within the report and as part of the public hearing process, findings
for approval addressing the private street were also provided and modified as
part of the Planning Commission review.
Issue 4: Lack of information needed for important decision-making concerning
wetlands and lot delineations: the DNR Ordinary High Water (OHW) of Lake
Harrison has not been determined and will not be available for 1-2 months.
Issue 4 Response: While it is true that we don't have the final
determination of the OHW and we only have a preliminary wetland
delineation, these items have been addressed within the conditions of
approval for the preliminary plat. The developer has been advised that if the
wetland delineation or OHW determination create unbuildable lots, they will
lose those lots.
Issue 5: The current, proposed plans have not satisfied the minimum replacement
requirements of replacing impacted wetlands at a 2: 1 ratio, The applicant is
required to 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.
Issue 5 Response: The applicant could have proposed the entire wetland
mitigation on site. However, that would result in additional tree removal.
The applicant is working with staff to develop some off site wetland
mitigation that would not impact trees. Again, there are conditions of
approval for the subdivision and wetland alteration permit that would
address these concerns.
Issue 6: The environmental impacts of the Lake Harrison Development and the
opinions of the City Staff were not properly reviewed and discussed. The Staff
Report raised serious environmental issues that were not addressed at the Planning
Commission meeting on April 19, 2005. On page 5 ofthe Staff Report for Case
No. 05-14 under "BLUFFS" it is stated: "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." Although the variance
was denied, the applicant is still planning to develop Lots 11 and 12, Block 1.
Mr. Todd Gerhardt
Lake Harrison - Broughton et at Response
May 4, 2005
Page 7
Issue 6 Response: The Planning Commission did recommend denial of the
bluff setback variance. We believe that the lots can be developed without
these variances. Staff was strongly opposed to permit the bluff setback
encroachment. However, if the lot can be developed within the confines of
the zoning requirements, including complying with the bluff setback and
buffer, then the lot should be approved.
Issue 7: The Compliance table on page 13 of the Staff Report shows a setback
variance required for both lots 11 and 12, Block 1. The variances for Lots 11 and
12, Block 1 have been denied, but the Planning Commission Meeting minutes of
April 19, 2005 recommend construction of the private street and cul-de-sac on Lot
11, Block 1. This is confusing, not allowed without a variance, and could be
interpreted to mean the variance was granted for Lot 11, Block 1.
Issue 7 Response: The Planning Commission did vote to recommend denial
of the bluff setback variance (for the house on Lot 12) and approval of the
private street variance. However, these are only recommendations and will
be decided by the City Council. The house on Lot 11 would meet the bluff
setback. Staff had assumed there was a setback variance. The retaining is
proposed to encroach in to the setback, but not the bluff impact zone. This is
permissible.
Issue 8: The applicant officially requested approval for 39 lots. The Planning
Commission Meeting Minutes from April 19, 2005 documented the approval of 40
lots.
Issue 8 Response: As a condition of approval, the city is requiring that the
eastern portion of Outlot A be platted as a block and lot.
Issue 9: Incomplete or deficient applications should not be scheduled for a
Planning Commission Meeting. Refer to City Ordinance 20-109.
Sec. 20-109. Applications.
Application for a site plan review shall be made to the city planner on forms provided
by the city and shall be filed 30 days in advance of the planning commission meeting at
which it is to be considered. Incomplete or deficient applications shall not be scheduled
for a meeting unless the community development director has determined that official
action is warranted.
Issue 9 Response: The reference is to site plans. There are no site plan
review requirements for single-family homes.
Issue 10: The applicant is proposing to entirely fill two Type 3 wetland areas
(Wetland F and Wetland G) to accommodate additional housing pads. This
proposal and insensitive approach to wetland encroachment is unnecessary and
based entirely on economic considerations. A feasible and prudent alternative
Mr. Todd Gerhardt
Lake Harrison - Broughton et al Response
May 4, 2005
Page 8
certainly exists to avoid the proposed wetland impacts. Refer to Minnesota Rules
8420.0520 Subpart 3. C. (4) (e).
8420.0520 SEQUENCING.
Subp. 3. Determination of impact avoidance.
C. Alternatives analysis:
(4) The local government unit shall consider the following in evaluating
alternatives as applicable:
(e) the physical, economic, and demographic requirements ofthe
project. Economic considerations alone do not make an alternative
not feasible and prudent.
Issue 10 Response: The majority of the wetland impacts are due to the
roadway alignment. The westerly isolated wetland is being impacted by the
grading for the roads and abutting lots. The easterly isolated wetland is
being impacted to create acceptable building sites. The city is attempting to
preserve the large wetland complexes within the development in Outlots A,
Band C.