CC Staff Report 101 MEMORANDUM
CITY OF TO: Todd Gerhardt, City Manager
CIIANIIASSEN FROM: Bob Generous, Senior Planner
7700 Market Boulevard DATE: July 25, 2016
PO Box 147
Chanhassen,MN 55317
SUBJ: Planning Case 2016-19
Lots 14, 15 and 16, Block 1, Pinehurst 2nd Addition
Administration
Phone:952.227.1100
Fax:952.227.1110 PROPOSED MOTION
Building Inspections "The Chanhassen City Council approves the plat for Lots 14, 15 and 16, Block
Phone:952.227.1180 1, Pinehurst 2nd Addition subject to the conditions of approval and adopts the
Fax:952.227.1190 Findings of Fact."
Engineering
Phone:952.227.1160 City Council approval requires a majority vote of City Council.
Fax:952.227.1170
Finance EXECUTIVE SUMMARY
Phone:952.227.1140
Fax:952.227.1110
The applicants, Kroiss Development, Inc. and Mike&Deb Anderson, are requesting
Park&Recreation the replatting of Lot 14, 15 and 16, Block 1, Pinehurst 2nd Addition back into three
Phone:952.227.1120 lots.
Fax:952.227.1110
Recreation Center PLANNING COMMISSION SUMMARY
2310 Coulter Boulevard
Phone:952.227.1400 The Planning Commission held a public hearing on July 19, 2016 to review the
Fax:952.227.1404 proposed subdivision. The Planning Commission voted 7 for and none against a motion
to recommend that City Council approve the plat.
Planning&
Natural Resources
Phone:952.227.1130 There was some discussion of erosion issues that occurred while constructing the
Fax:952.227.1110 infrastructure and site improves for the subdivision in 2006 when back-to-back 100-year
storm events happened while the development was under construction. This time, all
Public Works infrastructure improvements are in place and the only earth work activity will be with
7901 Park Place the building of a house for which erosion control measures will be required.
Phone:952.227.1300
Fax:952.227.1310 The applicant was also concerned about the language in condition 4. Based on the
Senior Center discussion of condition 4 with the Building Official,it is being amended as follows: A
maPhone:952.227.1125
adinb plan and cc:10 report must be submitted to the Inspections Division before
Fax:952.227.1110 • •• •• _ • -••• •• • . Foundation soils will be evaluated at tine of
excavation. Professional investigation and correction may be required.
Website
www.ci.chanhassen.mn.us Planning Commission minutes for July 19,2016 are included in the consent agenda for
the July 25, 2016 City Council packet.
Chanhassen is a Community for Life-Providing for Today and Planning for Tomorrow
RECOMMENDATION
Staff recommends approval of the subdivision subject to the revised conditions of
approval.
ATTACHMENTS
Reduced Copy of Plat
Planning Commission Staff Report Dated July 19, 2016.
Subdivision Plan of Lots 14, 15, and 16,
Block 1, PINEHURST 2ND ADDITION
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Subdivision Plan 0n lots 14, 15, and 16, Pi•%edMlatiNonde.n8, / \ .ottmvarifee.mn o derohs e2i,M by ld 4019,!rplm
Block 1,Carver
CNURST 2ND Minnesota
N, yq. ,n•rpineremedry Kroiss Development
Carver County,Minnesala. U[.WLand 6'ul ryn,«dw•ro.k+s sw 82-4 bnso•el ^e,end'2i—y mi'd rrfws2
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Ilia E. 616 6-10-16 T.J.B. 1"=20' P.E.O. I ssoua7ES 1f,a,nne. 16-0271
Ikons 040062 D.: e- Engineers b Lend Suwlwe."x.
PC DATE: July 19, 2016
r
CC DATE: July 25, 2016
•
,I = CITY OF CHANHASSEN REVIEW DEADLINE: August 16, 2016
a S� CASE #: 2016-19
Jr A a S BY: RG, TJ, ML, JM, JS, SS
PROPOSED MOTION:
"The Chanhassen Planning Commission recommends that City Council approve the preliminary
plat for Pinehurst 2nd Addition subject to the conditions of approval and adopts the Findings of
Fact and Recommendation."
SUMMARY OF REQUEST: Subdivision of the property back in to three lots.
LOCATION: 6681 Amberwood Lane (Lots 14, 15 & 16 Block 1, Pinehurst 2nd Addition)
APPLICANT: Kroiss Development, Inc. OWNER: Mike&Deb Anderson
2145 Wynsong Lane 5105 Weeks Road
Chanhassen, MN 55317 Excelsior, MN 55331
(612) 590-8099
todd.siinning(akroissdevelonment.com
PRESENT ZONING: Single-Family Residential, RSF
2020 LAND USE PLAN: Residential Low Density(1.2—4.0 units per net acre)
ACREAGE: 2.15 acres DENSITY: 1.4 units per net acre
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The city's discretion in approving or 1 �i iidil�l X1161+dII�III�W II I lu.��L II i ���� f
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 „, Ai :.?� �
meets these standards,the city must
approve the preliminary plat. This is a :; , „ - "" a
quasi-judicial decision. •,
Notice of this public hearing has been w' n '31. `
mailed to all property owners within 500 s '~
" ...- ajouli; 44,*
feet. ... % s= ° , /!``t'�s •
PROPOSAL/SUMMARY r; j
4 011°
The applicant is requesting the replatting of " �"»� , ky. P
the property into three lots. These lots are accessed via a private street approved with the
previous subdivision.
Planning Commission
Pinehurst 2nd Addition, Subdivision—Planning Case 2016-19
July 19, 2016
Page 2 of 6
APPLICABLE REGULATIONS
Chapter 18, Subdivisions
Chapter 20,Article XII, "RSF" Single-Family Residential District
Section 20-903,Zoning Lots
(a) The designation of a zoning lot shall be approved by the city planner if it complies
with the lot requirements of the district in which it is located and has a single tax
identification number.
(b) Interior lot lines within a zoning lot shall be disregarded in applying setbacks and
other zoning ordinance standards.
(c) After designation of a zoning lot the lot may not be subdivided without complying
with the city's subdivision regulations.
BACKGROUND
The easterly 13.5 acres of the property was subdivided into two lots as part of the Old Slocum
Tree Farm Addition on April 6, 1987, with lot areas of 4 and 9.5 acres. The rear 14.12 acres
were required to be attached to Lot 2, Block 1, Old Slocum Tree Farm as a condition of the plat
approval. At that time, the property was zoned R1 a,Agricultural residence.
On January 10, 2005, the Chanhassen City Council approved the following:
Rezoning of the 27.62 acres located within the Pinehurst subdivision from Rural
Residential (RR) to Single-Family Residential (RSF);
And
Preliminary plat for Pinehurst Addition with a variance for the use of private streets.
On March 14, 2005, the Chanhassen City Council approved the Final Plat for Pinehurst Addition
creating 43 lots, 2 outlots and associated right-of-way for public streets.
On February 27, 2006, the Chanhassen City Council approved the preliminary plat and final plat
creating 41 lots and one outlot with variances for the use of two private streets, for Pinehurst 2nd
Addition, which replatted all of Pinehurst Addition.
On September 5, 2008, Lots 14, 15 and 16, Block 1,Pinehurst 2nd Addition were designated as a
zoning lot.
In June 2016, staff inspected the site and observed that the pool had been removed and the site
revegetated.
Planning Commission
Pinehurst 2nd Addition, Subdivision—Planning Case 2016-19
July 19, 2016
Page 3 of 6
SUBDIVISION REVIEW
Due to the designation of the three lots as a zoning lot, the property owners must proceed
through the subdivision process to recreate the three lots. The applicant is proposing replatting
the property in the same configuration as before. No zoning ordinance changes have been made
that would impact the lot configuration.
An approved landscape plan for the Pinehurst development identifies trees to be planted on Lots
15 and 16. Staff recommends that the landscape plan specifications be met for each lot included
in the proposal as well as Lot 17.
EASEMENTS
Perimeter drainage and utility easements were granted around Lots 14-16,Block 1 with the original
plat and these are still in place. Additional drainage and utility easements were granted over the
Emergency Overflow(EOF)on Lot 15 and the natural gas line on Lot 16, as well as the back of
Lots 15 and 16. All existing easements shall remain in place.
GRADING AND DRAINAGE
Lot 14 is expected to keep the existing grading and drainage configuration. Lots 15 and 16 will be
regraded and homes built upon the lots. The majority of those lots drain to the southwest toward the
retaining wall that was constructed with the Pinehurst improvements. The area north of the
landscaping feature along Amberwood Lane drains to the street and into the existing catch basins.
Lots 15 and 16 shall follow the approved grading plan for Pinehurst 2nd Addition.
An existing storm sewer lies on the west side of proposed Lot 15. This storm sewer provides no
public benefit, so shall owned and maintained by the property owner of Lot 15, Block 1.
ACCESS
The landscaping along Amberwood Lane must be partially removed to facilitate driveway access to
Lots 15 and 16,Block 1. Landscaping must also be moved or removed to prevent landscaping
features from crossing lot lines.
RETAINING WALLS
The Building Permit Surveys received from the applicant show the intent to remove the landscape
retaining walls less than 4 feet tall on Lots 15 and 16. The building permit surveys also show the
intent to a 9-foot tall retaining wall on Lot 15 to facilitate the construction of a pool and a three-foot
tall retaining wall on Lot 16. The applicant must be aware that any retaining wall over four feet in
height must be designed by a registered professional engineer. The applicant is required to obtain
Planning Commission
Pinehurst 2nd Addition, Subdivision—Planning Case 2016-19
July 19, 2016
Page 4 of 6
all necessary permits for construction of walls and will be required to submit to the standard review
process and fees in place at the time of permit.
Per the HOA Covenant for Pinehurst,retaining walls are the maintenance obligation of the
homeowner;however,the HOA has a right to maintain all retaining walls within the Pinehurst
development. Maintenance of the retaining walls that cross the property lines shall be handled
between the property owners and the HOA. The city does not have the responsibility to maintain
these retaining walls on private property.
SANITARY SEWER AND WATERMAIN
Sanitary sewer and water main were constructed under Amberwood Lane as part of the original
Pinehurst development.Partial hook-up fees were not collected at the time of the original plat;
therefore,partial hook-up fees are due with the recording of the final plat at the rate in effect at that
time. The remaining water and sanitary hook-up fees will be due with the building permits for Lots
15 and 16,Block 1. The fees will be assessed at the rate in effect at that time.
COMPLIANCE TABLE
Area (sq. ft.) Width (ft.) Depth (ft.) Notes
Code 15,000 100@ 125 1
Lot 14 30,168 (net) 217 208 3,834 sq. ft. of
lot excluded in
private street.
Lot 15 29,826 (net) 138 189 3,864 sq. ft. of
lot excluded in
private street.
Lot 16 23,943 (net) 100 216 2,087 sq. ft. of
lot excluded in
private street.
Total 83,939 (1.93 ac.) 93,724 sq. ft.
(2.15 ac.) gross
@ Lots served via a private street must have a minimum of 100-foot lot width.
Setbacks: Minimum 20-foot setback from the edge of the private street. Side— 10 ft., Rear—
30 ft.,Wetland—40 ft. from wetland buffer(16.5 —20 ft.).
RECOMMENDATION
Staff recommends that the Planning Commission approve the three-lot subdivision replatting
Pinehurst 2nd Addition subject to the following conditions:
1. Provide a 1:200 "clean"plat drawing.
Planning Commission
Pinehurst 2nd Addition, Subdivision—Planning Case 2016-19
July 19, 2016
Page 5 of 6
2. Demolition permits are required for the removal of any existing structures.
3. Buildings may be required to be designed by an architect and/or engineer as determined by
the Building Official.
4. A final grading pi= and soils rcpert must be submitted to the Inspections Division b3fore
.• .•• -•• ' . _:. Foundation soils will be evaluated at tine of excavation.
Professional investigation and correction may be required.
5. Retaining walls over four feet high require a permit and must be designed by a professional
engineer.
6. Each lot must be provided with separate sewer and water services.
7. The applicant and or their agent shall meet with the Inspections Division as early as possible
to discuss plan review and permit procedures.
8. Lot 15 shall be required to have three trees planted in the front yard.
9. Lot 16 shall be required to have two trees planted in the front yard.
10. All existing easements shall remain in place.
11. Construction on Lots 15 and 16 shall follow the approved grading plan for Pinehurst 2nd
when applying for building permits.
12. Existing storm sewer on the west side of proposed Lot 15, Block 1 shall be owned and
maintained by the property owner.
13. The landscaping along Amberwood Lane must be partially removed to facilitate driveway
access to Lots 15 and 16, Block 1 prior to issuing a building permit.
14. Landscaping must be moved or removed to prevent landscaping features from crossing lot
lines prior to recording the final plat.
15. The applicant is required to obtain all necessary permits for construction of retaining walls,
and will be required to submit to the standard review process and fees in place at the time of
permit.
16. The City does not have the responsibility to maintain retaining walls on private property.
17. Partial hook-up fees are due with the recording final plat at the rate in effect at that time.
18. The remaining water and sanitary hook-up fees will be due with the building permit. The
fees will be assessed at the rate in effect at that time.
Planning Commission
Pinehurst 2nd Addition, Subdivision—Planning Case 2016-19
July 19, 2016
Page 6 of 6
ATTACHMENTS
1. Findings of Fact and Recommendation
2. Development Review Application
3. Subdivision Plan of Lots 14, 15, and 16, Block 1, Pinehurst 2nd Addition
4. Building Permit Survey Lot 15
5. Building Permit Survey Lot 16
6. Public Hearing Notice and Mailing List
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES,MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE:
Application of Kroiss Development, Inc. and Mike and Deb Anderson for subdivision approval
to create three lots.
On July 19, 2016,the Chanhassen Planning Commission met at its regularly scheduled meeting
to consider the application of for preliminary plat approval of property into three lots. The
Planning Commission conducted a public hearing on the proposed subdivision preceded by
published and mailed notice. The Planning Commission heard testimony from all interested
persons wishing to speak and now makes the following:
FINDINGS OF FACT
1. The property is currently zoned Single-Family Residential, RSF.
2. The property is guided in the Land Use Plan for Residential Low Density uses.
3. The legal description of the property is Lots 14, 15 and 16,Block 1, Pinehurst 2nd Addition.
4. The Subdivision Ordinance directs the Planning Commission to consider seven possible
adverse effects of the proposed subdivision. The seven(7) affects and our findings regarding
them are:
a. The proposed subdivision is consistent with the zoning ordinance and complies with all the
district regulations and requirements;
b. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan by creating single-family lots
within the density ranges required by the comprehensive plan;
c. The physical characteristics of the site,including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water
drainage are suitable for the proposed development;
d. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
1
e. The proposed subdivision will not cause environmental damage;
f. The proposed subdivision will not conflict with easements of record; and
g. The proposed subdivision is not premature. All urban services are available with sufficient
capacity for the development. A subdivision is premature if any of the following exists:
1). Lack of adequate storm water drainage.
2). Lack of adequate roads.
3). Lack of adequate sanitary sewer systems.
4). Lack of adequate off-site public improvements or support systems.
5. The planning report#2016-19 dated July 19,2016, prepared by Robert Generous, et al, is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the Preliminary
Plat for a three-lot subdivision subject to the conditions of the staff report.
ADOPTED by the Chanhassen Planning Commission this 19th day of July 2016.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
2
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division—7700 Market Boulevard CITY OF CIIANIIASSENMailing Address—P.O.Box 147,Chanhassen,MN 55317j! 1 r
Phone:(952)227-1300/Fax:(952)227-1110
APPLICATION� FOR DEVELOPMENT"REVIEW Submittal Date: ( (i /�(7 PC Date: A/I'-7JI0 CC Date: //�J/J/4 60-Day Review Date: /Wit/
•
ilaiiiiii LL I I aL3riIariii i Illti J•LIM' , au i.'iryil/�
(Refer to the appropriate Application Checklist for required submittal Information that must accompany this application)
I
❑ Comprehensive Plan Amendment $600 ✓❑ Subdivision(SUB)
❑ Minor MUSA line for failing on-site sewers $100 0 Create 3 lots or less $300
0 Conditional Use Permit(CUP) ❑ Create over 3 lots ( lots) $600+$15 per lot
❑ Single-Family Residence $325 ❑ Metes&Bounds(2 lots) $300
❑ All Others $425 LI Consolidate Lots $150
❑ Interim Use Permit(IUP) ❑ Lot Line Adjustment $150
IS Final Plat $700
❑ In conjunction with Single-Family Residence..$325 (Includes$450 escrow for attorney costs)`
❑ All Others $425 'Additional escrow may be required for other applications
through the development contract.
❑ Rezoning(REZ)
❑ Planned Unit Development(PUD) $750 0 Vacation of Easements/Right-of-way(VAC) $300
❑ Minor Amendment to existing PUD $100 (Additional recording fees may apply)
❑ All Others $500
❑ Variance(VAR) $200
❑ Sign Plan Review $150
0 Wetland Alteration Permit(WAP)
❑ Site Plan Review(SPR) 0 Single-Family Residence $150
❑ Administrative $100 ❑ All Others $275
❑ Commercial/Industrial Districts* $500
Plus$10 per 1,000 square feet of building area: ❑ Zoning Appeal $100
( thousand square feet) ❑ Zoning Ordinance Amendment(ZOA) $500
Include number of existing employees:
*Include number of new employees:
❑ Residential Districts $500 NOTk: When multiple applications are processed concurrently,
Plus$5 per dwelling unit( units) the appropriate fee shall be charged for each application.
0 Notification Sign(City to install and remove) $200
Q Property Owners'List within 500'(City to generate after pre-application meeting) $3 per address
( 52 addresses)
❑ Escrow for Recording Documents(check all that apply) $50 per document
❑ Conditional Use Permit ❑ Interim Use Permit ❑ Site Plan Agreement
❑ Vacation 0 Variance ❑ Wetland Alteration Permit
❑ Metes&Bounds Subdivision(3 docs.) 0 Easements( easements) to*DIP6.'9
TOTAL FEE: $660 13
6:i i1SW4iL 'I iiilio;151 IAJALILIII:44,
Description of Proposal: Split 3 lots that were previously recorded separately,then combined as one. We are splitting
them exactly how they had been originally recorded.
Property Address or Location: Amberwood Lane
Parcel#: 256110140 Legal Description: Lot 14 Block 1 Pinehurst 2nd Addition
Total Acreage: 2.15 Wetlands Present? ❑Yes ®No
Present Zoning: Single-Family Residential District(RSF) Requested Zoning: Single-Family Residential District(RSF)
Present Land Use Designation: Residential Low Density Requested Land Use Designation: Residential Low Density
Existing Use of Property: Residential single family home.
0 Check box is separate narrative is attached.
i/44111'I iii 'ii/dilia L'JVWlir`LW. ill/iitiLill ii{litJAL:Il ii,
APPLICANT OTHER THAN PROPERTY OWNER: In signing this application,I,as applicant,represent to have obtained
authorization from the property owner to file this application.I agree to be bound by conditions of approval,subject only to
the right to object at the hearings on the application or during the appeal period.If this application has not been signed by
the property owner,I have attached separate documentation of full legal capacity to file the application.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 will keep myself informed of the deadlines for submission of material and the progress of this application. I
further understand that additional fees may be charged for consulting fees,feasibility studies,etc.with an estimate prior to
any authorization to proceed with the study. I certify that the information and exhibits submitted are true and correct.
Name: Kroiss Development, Inc Contact: Todd M.Simning
Address: 2145 Wynsong Lane Phone:
City/State/Zip: Chanhassen,MN 55317 Cell: (612)590-8099
Email: todd.simning@kroissdevelopment.com Fax:
Signature:�C—C
it
Date: to Iin(-
PROPERTY OWNER:In signing this application, I,as property owner,have full legal capacity to,and hereby do,
authorize the filing of this application. I understand that conditions of approval are binding and agree to be bound by those
conditions,subject only to the right to object at the hearings or during the appeal periods.I will keep myself informed of
the deadlines for submission of material and the progress of this application. I further understand that additional fees may
be charged for consulting fees,feasibility studies,etc.with an estimate prior to any authorization to proceed with the
study. I certify that the information and exhibits submitted are true and correct.
Name: Mike and Deb Anderson Contact: Deb Anderson
Address: 5105 Weeks Road Phone:
' City/State/Zip: Excelsior,MN 55331 Cell: (612)751-3324
Email: daixt��ersep .zinpr�o.com • Fax: // /—
Signature:� e-4-/r JJ.—l�- ( �- Date: (i�A/ /Zd(/
This application must be completed in full and must be accompanied by all information and plans required by
applicable City Ordinance provisions. Before filing this application,refer to the appropriate Application Checklist
and confer with the Planning Department to determine the specific ordinance and applicable procedural
requirements and fees.
A determination of completeness of the application shall be made within 15 business days of application submittal. A
written notice of application deficiencies shall be mailed to the applicant within 15 business days of application.
PROJECT ENGINEER(if applicable)
Name: Otto Associates Contact: Cara Otto
I Address: Phone: (763)682-4727
City/State/Zip: Buffalo MN Cell:
Email: cara@ottoassociates.com Fax:
1I
rirll'AL it 11M.11.4111.:4 di 1.1.1111411
Who should receive copies of staff reports? *Other Contact Information:
✓❑ Property Owner Via: ✓❑Email ❑Mailed Paper Copy Name:
❑✓ Applicant Via: ❑✓ Email 0 Mailed Paper Copy Address:
p Engineer Via: ✓❑Email 0 Mailed Paper Copy City/State/Zip:
0 Other* Via: 0 Email 0 Mailed Paper Copy Email:
INSTRUCTIONS TO APPLICANT: Complete all necessary form fields,then select SAVE FORM to save a copy to your
device. PRIM FORM and deliver to city along with required documents and payment. SUBMIT FORM to send a digital
copy to the city for processing(required).
SAVE FORM 1 I PRINT FOR SUBMIT FORM
Lr YOFCHANHASSEt Subdivision Plan of Lots 14, 15, and 16,
RECEIVED Block 1, PINEHURST 2ND ADDITION
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CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
) ss.
COUNTY OF CARVER )
I, Kim T. Meuwissen, being first duly sworn, on oath deposes that she is and was on July
7,2016,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 Subdivision of property
zoned Single-Family Residential—Planning Case 2016-19 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.
Kim rt. Meuwissen, Deputy Cl
Subscribed and sworn to before me
this I day of Com-,A p,� . 2016.
k:'" ' JENNIFER ANN POTTER
'
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at-
S,l;t Nota ry P ublic-Minnesota
itreY➢�'"MY Commlalon Expires Jen 31,2020
( Totay'Public
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