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PC Staff Report 8-2-05 PC DATE: August 2, 2005 3 CC DATE: August 22, 2005 CITY OF CHANHASSEN REVIEW DEADLINE: August 30, 2005 CASE #: 05-25 BY: Al-Jaff STAFF REPORT PROPOSAL: PreliminaryPlat to Subdivide a 1.4 Acre Lot into Three (3) Single-Family Lots with a Variance, Minnewashta Creek Hill LOCATION: Lot 1, Block 1, Minnewashta Creek First Addition, 6560 Minnewashta Parkway. APPLICANT APPLICANT: Robert Rick Tim and Mary Colleran 4700 Otter Lake Road 6560 Minnewashta Parkway White Bear Lake, MN 55110 Excelsior, MN 55331 612-805-5773 952-484-4255 brickii@comcast.com tcollera@dohentyhro.com PRESENT ZONING: PUD-R, Planned Unit Development-Residential 2020 LAND USE PLAN: Residential Low Density (Net Density 1.2 – 4.0 units per acre) ACREAGE:DENSITY: 1.4 acres 2.1 Units per Acre Gross 2.1 Units per Acre Net SUMMARY OF REQUEST: Subdivision of 1.4 acres into 3 single-family lots and a variance to allow a private street to serve the development. Notice of this public hearing has been mailed to all property owners within 500 feet. Staff is recommending approval of the request. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City’s discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards SITE DATA 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 Subdivision Ordinance for a variance. The City has a relatively high level of discretion with a variance because the applicant is seeking a deviation from established standards. This is a quasi-judicial decision. Minnewashta Creek Hill Planning Case No. 05-25 August 2, 2005 Page 2 PROPOSAL/SUMMARY The applicant is proposing to subdivide 1.4 acres into 3 single family lots. The property is zoned Planned Unit Development-Residential (PUD-R). The site contains a single family home which is proposed to be demolished. Access to the site is gained via an existing “U” shaped driveway off of Minnewashta Parkway. The variance in this application is to allow a private street to serve this development. The subdivision ordinance requires a variance be granted in order to allow a private street. Staff is recommending approval of the variance to minimize grading and tree loss. This issue is discussed in detail later in the report. Staff has been working with the applicant for several months. Several development scenarios were examined. Staff directed the applicant to show how the site would develop if a public street was constructed. Minnewashta Creek Hill Planning Case No. 05-25 August 2, 2005 Page 3 Exhibit B shows the site served via a public street. This concept mass grades the site, removes most of the vegetation and utilizes retaining walls, which the use of a private street avoids. The proposed subdivision has an average lot size of 20,457 square feet with a resulting gross and net density of 2.1 units per acre. The site is located west of Minnewashta Parkway and south of Linden Circle. All three lots meet the minimum area, width, and depth requirements of the Zoning Ordinance. The site has mature trees which the applicant is making an effort to preserve. In reviewing this plat, staff examined the width of the right-of-way for Minnewashta Parkway. The current right-of-way is deficient in width. The ordinance requires an 80-foot width. The existing right-of-way is 66 feet wide. Any improvements or additional needed right-of-way was acquired with the improvements of Minnewashta Parkway in the early 1990’s. Staff is recommending no additional right of way be dedicated. Minnewashta Creek Hill Planning Case No. 05-25 August 2, 2005 Page 4 In summary, staff believes that the proposed subdivision is well designed. Minor revisions will be required. We are recommending that it be approved with a variance to allow a private street with conditions outlined in the staff report. BACKGROUND Minnewashta Creek First Addition On May 5, 1976, the plat of Minnewashta Creek First Addition was filed with Carver County. It created three (3) lots and 2 outlots. Lot 1, Block 1 contained a single-family home (subject site proposed for resubdivision). Lots 1 and 2, Block 2, were created for single-family homes. Outlot A was reserved for future subdivision and Outlot B was created to act as a beachlot. Minnewashta Creek Second Addition On April 26, 1979, the plat of Minnewashta Creek Second Addition was filed with Carver County. This subdivision replatted Outlot A, Minnewashta Creek First Addition into 36 lots to house single- family homes. The lot areas ranged from 12,665 square feet to 38,850 square feet with an average lot size of 18,899 square feet. Minnewashta Creek Hill Planning Case No. 05-25 August 2, 2005 Page 5 Minnewashta Creek Third Addition On May 28, 1982, the plat of Minnewashta Creek Third Addition was filed with Carver County. This subdivision replatted the most westerly six lots of the Minnewashta Creek Second Addition into twelve (12) twinhome lots. Two of these lots were consolidated and contain a single-family home. This subdivision reduced the average lot size for Minnewashta Creek Second Addition from 18,899 square feet to 16,594 square feet. PRELIMINARY PLAT The applicant is proposing to subdivide a 1.4 acre site into 3 single-family lots. The gross and net density of the site is 2.1 units per acre. All three lots exceed the minimum 15,000 square feet of area, with an average lot size of 20,457 square feet. All three proposed lots meet the minimum width and depth requirements of the Zoning Ordinance. One issue that is of concern to staff is the hard surface coverage on these lots. The applicant performed calculations based on a 25% hard surface coverage; however, since the existing zoning is Planned Unit Development, the hard surface coverage should be 30%. As such, the site coverage area on each lot will increase by 5%. Also, the applicant is showing the homes set back 30 feet from the private street right-of-way/easement. This development is in the shoreland management district which requires a 20-foot setback from the private street. Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the Zoning Ordinance. WETLANDS There are no wetlands on this site. LAKES The proposed project is within 1,000 feet of the ordinary high water level (OHW) of Lake Minnewashta and is therefore within the lake’s shoreland district. Lake Minnewashta is Minnewashta Creek Hill Planning Case No. 05-25 August 2, 2005 Page 6 classified as a recreational development lake by the Minnesota Department of Natural Resources (DNR). The minimum lot size is 15,000 square feet and the minimum lot width is 90 feet. GRADING, DRAINAGE & EROSION CONTROL The 1.41-acre site currently has one single-family home amid numerous significant trees. The existing house and driveway will be removed. The developer’s engineer submitted a site plan with a cul-de-sac designed to meet the City standards for a public, local street. To achieve this design the majority of the site would have to be graded and 60% of the trees would have to be removed in order to construct the cul-de-sac. Due to the environmental sensitivity of the site, the developer proposes to construct a 20-foot wide private street within a 30-foot wide driveway, drainage and utility easement. This proposal requires mass grading of approximately half of the site to construct the private street, resulting in saving 80% of the trees. The developer proposes custom-graded lots for all three lots, therefore detailed grading, drainage, tree removal and erosion control plans must be submitted with the building permit for each lot. As-built surveys for each lot must also be submitted before a Certificate of Occupancy will be issued. The site currently drains from the southwest to the north and to the east. The proposed drainage pattern is consistent with the existing drainage pattern and will not increase the surface area draining to the existing single-family property to the north. The developer has submitted drainage calculations for the existing and proposed conditions, which indicate that the proposed development will not significantly increase the amount or rate of runoff from the site. The developer is required to extend private storm sewer from the existing 27-inch trunk storm sewer within Minnewashta Parkway to the site. This storm sewer will capture runoff from the proposed private driveway and from the front yard of Lot 2. The driveway grade must be adjusted so that runoff from the driveway will sheet drain to the east. The grades east of the proposed private drive must be adjusted to provide a drainage swale along the east side of the driveway to the proposed catch basin. The plan does not identify any retaining walls. Any proposed retaining wall over four feet high requires a building permit and must be designed by a Professional Engineer registered in the State of Minnesota. Tree preservation fencing must be installed at the limits of tree removal. All disturbed areas, as a result of construction, shall be seeded and mulched or sodded immediately after grading to minimize erosion. A 75-foot minimum rock construction entrance must be added to the entrance that will be accessed during construction. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with a detailed haul route and traffic control plan. The grading plan should be revised to show silt fence down slope of all disturbed areas. Chanhassen’s standard detail for silt fence (Plate 5300) should be included in the plans. Minnewashta Creek Hill Planning Case No. 05-25 August 2, 2005 Page 7 Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Type of Slope Time (Maximum time an area can Steeper than 3:1 7 days remain open when the area 10:1 to 3:1 14 days is not actively being worked.) Flatter than 10:1 21 days These areas include constructed storm water management pond side slopes, and any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems that discharge to a surface water. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as-needed. SURFACE WATER MANAGEMENT FEES Water Quality Fees Because of the impervious surface associated with this development, the water quality fees for this proposed development are based on single-family residential development rates of $1,093/acre. Based on the proposed developed area of approximately 1.41 acres, the water quality fees associated with this project are $1,541. 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 $3,814 for the proposed development. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $5,355. Other Agencies The applicant shall apply for and obtain permits from the appropriate regulatory agencies as necessary (e.g., Minnesota Pollution Control Agency (NPDES Phase II Construction Site Permit), (for dewatering)) and comply with their conditions of approval. UTILITIES The developer shall also extend storm sewer from the existing storm sewer manhole within Minnewashta Parkway at the south end of the property. The upstream storm sewer structure shall have a catch basin cover and a three-foot sump. Minnewashta Creek Hill Planning Case No. 05-25 August 2, 2005 Page 8 The developer proposes to extend 6-inch lateral sanitary sewer from the existing stub within Minnewashta Parkway to the proposed manhole within the private driveway. The as-built utility information for this area does not show a sanitary sewer stub at this location. The utility plan identifies a 4-inch wet tap from the existing 12-inch trunk watermain within Minnewashta Parkway and installing 4-inch lateral watermain to the south side of the private drive. The lateral sanitary sewer and watermain connections to the existing trunk utilities must be north of the proposed private drive. The developer shall extend 8-inch lateral sanitary sewer from the existing manhole (top elevation 951.23’). The alignment of the lateral sanitary sewer within the site shall be similar to the original proposal; however, a manhole must be installed wherever a bend is proposed in the sanitary sewer. Individual sanitary sewer services must be 6 inches diameter. Six-inch lateral watermain shall be wet tapped from the existing trunk utility. A gate valve must be installed immediately west of the wet tap. The lateral watermain within the site shall be similar to the original proposal. A hydrant is required at the end of the proposed watermain for flushing purposes. Both the lateral watermain and sanitary sewer will be publicly owned and maintained. Additional drainage and utility easements may be required based on the revised utility plan. Easements shall be minimum 20 feet wide centered over each utility. The developer will be responsible for extending lateral sewer and watermain within the site, therefore the sanitary sewer and water lateral charges will be waived. According to the City’s Finance Department records, the parcel was previously assessed for one sanitary sewer and water hookup; therefore, sanitary sewer and water hookup charges must be paid for two lots. The 2005 trunk hookup charge is $1,458.00 for sanitary sewer and $2,955.00 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council. The existing sanitary sewer and water services to the existing home must be removed or properly abandoned. Public utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Detailed construction plans and specifications must be submitted at time of final plat. The applicant is required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. Permits from the appropriate regulatory agencies will have to be obtained, including but not limited to the MPCA, Department of Health, MCES, and Watershed District. Minnewashta Creek Hill Planning Case No. 05-25 August 2, 2005 Page 9 STREETS Minnewashta Parkway is an A Minor Connector as identified in the 2020 Comprehensive Plan. The one-half right-of-way requirement for Minnewashta Parkway is 40 feet. The existing one- half right-of-way ranges from 40 feet on the north side to 33 feet on the south side. Any improvements or additional needed right-of-way was acquired with the improvements of Minnewashta Parkway. Staff is recommending no additional right-of-way be dedicated. The developer proposes to construct a 20-foot wide private drive to serve the three proposed lots. The private drive will intersect Minnewashta Parkway at approximately the same location of the southern access point of the existing horseshoe driveway. The maximum grade of the private drive shall not exceed 10%, as shown on the plans. The driveway easement must clearly stipulate that the owners of Lots 1-3, Block 1, Minnewashta Creek Hill shall own and maintain the private drive and the private storm sewer north of the private driveway. PARK DEDICATION PARKS The three homes proposed for Minnewashta Creek Hill will have convenient access to Roundhouse Park located less than one-half mile to the south of the property. The park is eight acres in size and features a public swimming beach, fishing pier, ice rink, warming house and shelter building, playground, basketball court, open field, picnic area, benches and trail. TRAILS A popular section of the City’s comprehensive trail system is located at the front on each of the proposed lots. This trail section travels along Minnewashta Parkway from Highway 5 to Highway 7, extending to the east at Highway 7. This trail will serve as a convenient pedestrian access from the new homes to Roundhouse Park. TREE PRESERVATION/LANDSCAPING Approximate tree canopy coverage and preservation calculations for the Minnewashta Creek Hill development as shown using a private drive are as follows: Minnewashta Creek Hill Planning Case No. 05-25 August 2, 2005 Page 10 Total upland area (including outlots) 61,371 SF Total canopy area (excluding wetlands) 30,315 SF Baseline canopy coverage 50% Minimum canopy coverage allowed 35% or 21,480 SF Proposed tree preservation 35% or 21,795 SF The developer meets the minimum canopy coverage allowed and no reforestation plantings are required. No bufferyard plantings are required along the adjoining properties since they are of equal zoning. Plantings are required along Minnewashta Parkway. The existing trees that are being saved satisfy this requirement. COMPLIANCE WITH ORDINANCE – PUD-R DISTRICT Lot Lot Lot Home Area Width Depth Setback Ordinance Min 11,000 90' 100' 50' front/30’ rear Avg. 15,000 10' sides BLOCK 1 Lot 1 23,474 90' 319' 50'/30' 10' Lot 2 20,778 92.4' 264' 50'/30' 10' Lot 3 17,119 94' 222' 50'/30' 10' SUBDIVISION - FINDINGS 1. The proposed subdivision is consistent with the zoning ordinance; Finding: The subdivision meets all the requirements of the PUD-R, Planned Unit Development-Residential and the zoning ordinance if the private street variance is approved. 2. The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the City's comprehensive plan; Finding: The proposed subdivision is consistent with the comprehensive plan and subdivision ordinance. 3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development; Minnewashta Creek Hill Planning Case No. 05-25 August 2, 2005 Page 11 Finding: The proposed site is suitable for development subject to the conditions specified in this report 4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; Finding: The proposed subdivision is served by adequate urban infrastructure. 5. The proposed subdivision will not cause environmental damage; Finding: The proposed subdivision will not cause significant environmental damage subject to conditions of approval. The proposed subdivision contains adequate open areas to accommodate house pads. 6. The proposed subdivision will not conflict with easements of record. Finding: The proposed subdivision will not conflict with existing easements, but rather will expand and provide all necessary easements. 7. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a. Lack of adequate storm water drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer systems. d. Lack of adequate off-site public improvements or support systems. Finding: The proposed subdivision will have access to public utilities and streets. VARIANCE Section 18-57. Streets. (r) Private streets serving up to four (4) 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: (1)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. (2)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. (3)The use of a private street will permit enhanced protection of the City's natural resources, including wetlands and protected areas. Minnewashta Creek Hill Planning Case No. 05-25 August 2, 2005 Page 12 Staff reviewed the two possible plat layouts for the site. Staff believes that the best option from a safety and environmental standpoint is the private street option. The option of a public street and cul-de-sac serving the parcel requires severe grading of the site. The plans show retaining walls and the loss of approximately 30 trees. The final option of a private street serving three lots is the most environmentally friendly with minimal retaining walls and yet does not add any additional access points to the site off of Minnewashta Parkway but rather eliminates one of the existing access points. Staff is recommending approval of the private street. VARIANCE FINDINGS 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: VARIANCE FINDINGS WITHIN SUBDIVISONS The City may grant a variance from the regulations of the subdivision ordinance 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. Finding: The hardship is not a mere inconvenience. The proposed private street preserves significant site features. 2)The hardship is caused by the particular physical surroundings, shape or typographical conditions of the land. Finding: The hardship is caused by the particular physical surroundings, shape and topographical conditions of the land. 3)The conditions upon which the request is based are unique and not generally applicable to other property. Finding: The conditions upon which the request is based are unique and not generally applicable to other properties due to the unique site features. 4)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. Finding: 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. The applicant is proposing to access the site via a private street. Minnewashta Creek Hill Planning Case No. 05-25 August 2, 2005 Page 13 This option will minimize grading and tree removal as well as provide less potential conflict with vehicles on Minnewashta Parkway. The applicant’s request is reasonable. Staff is recommending approval of this request. RECOMMENDATION Staff recommends the Planning Commission adopt the following motion: "The Planning Commission recommends approval of the preliminary plat for Planning Case 05-25 for Minnewashta Creek Hill for three lots and a variance to allow a private street as shown on the plans received July 20, 2005, subject to the following conditions: 1.Environmental Resources Specialist Conditions: a.Tree preservation fencing shall be installed at the edge of grading limits prior to any construction. Fencing shall be maintained until construction is completed. b.Any preserved trees removed will be replaced at a rate of 2:1 diameter inches. 2.Park and Recreation Conditions: a.In lieu of any land dedication, full park fees shall be collected at the time of platting. With the one existing home, the total park fee for Minnewashta Creek Hill will be $8,000. b.Additional trail construction is not required as a part of this project; however during demolition and construction, the existing pedestrian trail shall be protected and remain open. No construction equipment shall be parked on or use the trail as a staging area during construction. In addition, all match points encountered on the trail for demolition and/or construction shall be professionally constructed. 3.Detailed grading, drainage, tree removal and erosion control plans must be submitted with the building permit for each lot. 4.The driveway grade must be adjusted so that runoff from the driveway will sheet drain to the east. The grades east of the proposed private drive must be adjusted to provide a drainage swale along the east side of the driveway to the proposed catch basin. 5.Any proposed retaining wall over four feet high requires a building permit and must be designed by a Professional Engineer registered in the State of Minnesota. 6.Tree preservation fencing must be installed at the limits of tree removal. All disturbed areas, as a result of construction, shall be seeded and mulched or sodded immediately after grading to minimize erosion. 7.A 75-foot minimum rock construction entrance must be added to the entrance that will be accessed during construction. Minnewashta Creek Hill Planning Case No. 05-25 August 2, 2005 Page 14 8.If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with a detailed haul route and traffic control plan. 9.The developer shall also extend storm sewer from the existing storm sewer manhole within Minnewashta Parkway at the south end of the property. The upstream storm sewer structure shall have a catch basin cover and a three-foot sump. 10.The lateral sanitary sewer and watermain connections to the existing trunk utilities must be north of the proposed private drive. The developer shall extend 8-inch lateral sanitary sewer from the existing manhole (top elevation 951.23’). 11.A manhole must be installed wherever a bend is proposed in the sanitary sewer. Individual sanitary sewer services must be 6-inch diameter. 12.Six-inch lateral watermain shall be wet tapped from the existing trunk utility. 13.A gate valve must be installed immediately west of the wet tap. 14.A hydrant is required at the end of the proposed watermain for flushing purposes. 15.Additional drainage and utility easements may be required based on the revised utility plan. Easements shall be minimum 20-feet wide centered over each utility. 16.According to the City’s Finance Department records, the parcel was previously assessed for one sanitary sewer and water hookup, therefore sanitary sewer and water hookup charges must be paid for two lots. The 2005 trunk hookup charge is $1,458.00 for sanitary sewer and $2,955.00 for water-main. 17.Public utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. 18.Detailed construction plans and specifications must be submitted at time of final plat. 19.The applicant is required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. 20.Permits from the appropriate regulatory agencies will have to be obtained, including but not limited to the MPCA, Department of Health, MCES, and Watershed District. 21.The driveway easement must clearly stipulate that the owners of Lots 1-3, Block 1, Minnewashta Creek Hill shall own and maintain the private drive and the private storm sewer north of the private driveway. The private street must be built to a 7-ton design, 20- foot width. The developer will be required to submit inspection reports certifying this. Minnewashta Creek Hill Planning Case No. 05-25 August 2, 2005 Page 15 22.Water Resource Coordinator Conditions: a.The grading plan shall be revised to show silt fence down slope of all disturbed areas. Chanhassen’s standard detail for silt fence (Plate 5300) shall be included in the plans. b.Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Type of Slope Time (Maximum time an area can Steeper than 3:1 7 days remain open when the area 10:1 to 3:1 14 days is not actively being worked.) Flatter than 10:1 21 days 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. c.Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as-needed. d.The estimated total SWMP fee, due payable to the City at the time of final plat recording, is $5,355. e.The applicant shall apply for and obtain permits from the appropriate regulatory agencies as necessary (e.g., Minnesota Pollution Control Agency (NPDES Phase II Construction Site Permit), (for dewatering)) and comply with their conditions of approval. 23.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.Separate water and sewer services must be provided for each lot and must have a separate connection to the public sewer or to a manhole which is connected to the public sewer. d.Curb box valves cannot be located in driveways. e.Permits are required for retaining walls. Walls over four feet high must be designed by a professional engineer. f.The developer must submit a proposed name for the private drive. 24.Fire Marshal Conditions: a.The new proposed private street will need a street name. Submit name to Chanhassen Building Official and Chanhassen Fire Marshal for review and approval. b.No burning permits will be issued for trees to be removed. Trees and shrubs must either be removed from site or chipped. Minnewashta Creek Hill Planning Case No. 05-25 August 2, 2005 Page 16 c.Temporary street signs shall be installed on street intersections when construction of a new roadway allows passage of vehicles. Pursuant to 2002 Minnesota Fire Code Section 501.4. d.A fire apparatus access road shall be designed and maintained to support the imposed load of fire apparatus and shall be serviced so as to provide all weather driving capabilities. Pursuant to Minnesota Fire Code Section 503.2.3.” ATTACHMENTS 1.Findings of Fact. 2.Application. 3.Public Hearing Notice and Affidavit of Mailing. 4.Preliminary plat dated “Received July 20, 2005”. g:\plan\2005 planning cases\05-25 minnewashta creek hills\preliminary plat report pc.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of Minnewashta Creek Hill Subdivision #05-25 On August 2, 2005, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of a Preliminary Plat to Subdivide a 1.4 Acre Lot into Three (3) single-family Lots with Variances, Minnewashta Creek Hill. The Planning Commission conducted a public hearing on the proposed development which was preceded by published and mailed notice. The Planning Commission heard testimony from all interested persons wishing to speak and now makes the following: FINDINGS OF FACT 1. The property is currently zoned PUD-R, Planned Unit Development-Residential. 2. The property is guided in the Land Use Plan for Residential- Low Density (1.2 - 4.0 units per net acre). 3. The legal description of the property is Lots 1, Block 1, Minnewashta Creek First Addition. 4. The Subdivision Ordinance directs the Planning Commission to consider seven possible adverse effects of the proposed subdivision. The seven (7) effects and our findings regarding them are: a) The proposed subdivision is consistent with the zoning ordinance; b) The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the City's comprehensive plan; c) The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development; d) The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; 1 e) The proposed subdivision will not cause environmental damage; f) The proposed subdivision will not conflict with easements of record; and g) The proposed subdivision is not premature. A subdivision is premature if any of the following exists: 1. Lack of adequate storm water drainage. 2. Lack of adequate roads. 3. Lack of adequate sanitary sewer systems. 4. Lack of adequate off-site public improvements or support systems. 5. 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: a) The hardship is not a mere inconvenience. Finding: The hardship is not a mere inconvenience. The proposed private street preserves significant site features. b) The hardship is caused by the particular physical surroundings, shape or typographical conditions of the land. Finding: The hardship is caused by the particular physical surroundings, shape and topographical conditions of the land. c) The conditions upon which the request is based are unique and not generally applicable to other property. Finding: The conditions upon which the request is based are unique and not generally applicable to other properties due to the unique site features. d) The granting of the variance will not be substantially detrimental to the public welfare and is in accord with the purpose and intent of this chapter, the zoning ordinance and comprehensive plan. Finding: 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. The applicant is proposing to access the site via a private street. This option will minimize grading and tree removal as well as provide less potential conflict with vehicles on Minnewashta Parkway. 6. The planning report #05-25 SUB/Planning Case 05-25, dated August 2, 2005, prepared by Sharmeen Al-laff, et aI, is incorporated herein. 2 RECOMMENDA TION The Planning Commission recommends that the City Council approve the Preliminary Plat with variances. ADOPTED by the Chanhassen Planning Commission this 2nd day of August, 2005. CHANHASSEN PLANNING COMMISSION BY: Vli Sacchet, Chairman g:\plan\2005 planning cases\05-25 minnewashta creek hills\findings of fact.doc 3 Planning Case No. 05 - d5 CITY OF CHANHASSEN 7700 Market Boulevard - P.O. Box 147 Chanhassen, MN 55317 - (952) 227-1100 CITY OF CHANHASSEN RECEIVED DEVELOPMENT REVIEW APPLICATION JUL 0 1 2005 (;HANHASSEN PLANNING OEPT PLEASE PRINT Applicant Name and Address: ~~~~~I& ((J ~vA( k &:zwr I ~Iu '. MrJ 35/10 Contact: '/!J1b Iltdc. ' Phone: 411; ~O~-5:;zq.j Fax: bll)- 4~- 38qJ Email: vf'lUe-tIOJ r!.Pmca&-tJff/l1 Owner Name and Address: ~ '" a.d')Y1a"l (p /k,h-n .~bo MIYIY\l;J,,Sh.+a. pgr~JNao/ ~'l(e ,"",or MN tE;~'3al I Contact: 'Ii ~. Co J~r4-r-J Phone: G5'L-4fY\ -42.55 Fax: Email: 1:(fJUa.,V'&r(~ db hQ..~fthYQ . (<l'YlI\ Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit Vacation of Right-of-Way/Easements Interim Use Permit ,,// Variance 2,vQ- Non-conforming Use Permit Wetland Alteration Permit Planned Unit Development* Zoning Appeal Rezoning Zoning Ordinance Amendment Sign Permits Sign Plan Review -X- Notification Sign* Site Plan Review* X ~E. w for Filing Fees/Attorney Cost*** , UP/SPRN Ac;@JwAP/Metes & Bounds -$450 inor SUB TOTAL FEE$ '(1~--, ~ ~SUbdivision* 300. An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant prior to the public hearing. * Twenty-six (26) full-size ~ copies of the plans must be submitted, including an 8W' X 11" reduced copy for each plan sheet along with a diaital COpy in TIFF-Group 4 (*.tif) format. ** Applicant to obtain notification sign from City of Chanhassen Public Works at 1591 Park Road and install upon submittal of completed application. $100 damage deposit to be refunded to applicant when sign is returned following City Council approval. *** Escrow will be required for other applications through the development contract. tcANte Building material samples must be submitted with site plan reviews. NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application. LOCATION: ~5~a f!lntltWJ6ht:1 ~. #ills 1-1, ~ hR- /JJ'JS Jell-- h riWd v / ' 1'1, f\t'\Lwa>h.k . t~iA..- f;~~ adctJlavlv ~+~ bl~l_ PROJECT NAME: LEGAL DESCRIPTION: TOTAL ACREAGE: WETLANDS PRESENT: PRESENT ZONING:.. t.~ \ ~C\Q.S YES / NO REQUESTED ZONING: ?lAD R PupR f I ~ 1'1 rl~J Ll V\'HJ Q.tveih'r~~ ~ dw~o \ o h ~fh ld Ohv~\"&l ~l~hol I^~J 1kM,~ low .~Ol Y / PRESENT LAND USE DESIGNATION: REQUESTED LAND USE DESIGNATION: REASON FOR REQUEST: This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within 15 business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within 15 business days of application. This is to certify that lam. 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 informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of my.knowledge. 6,IJ-$v Date I 1( ~/ o~ Date G:\plan\forms\Development Review Application.DOC Rev. 4/05 CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on July 21, 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 Minnewashta Creek Hills - Planning Case No. 05-25 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. 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Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data located in various. city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third parties which arise out of the user's access or use of data provided. <,NAME1 >> <<NAME2>> <<ADD1>> <<ADD2>> <<CITY>> <<STATE>> <<ZIP>> Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives alf claims, and agrees to defend, indemnify, and hold harmless the City from any and alf claims brought by User, its employees or agents, or third parties which arise out of the user's access or use of data provided. <<Next Record>)(<NAME1>> <<NAME2>> <<ADD1 >> <<ADD2>> <<CITY>> <<STATE>> <<ZIP>> Public Hearing Notification Area (500 Feet) Minnewashta Creek Hills Planning Case No. 05-25 6560 Minnewashta Parkway CityofChanhassen Subject Site Lake Minnewashta THOMAS & MARY ALLENBURG 6621 MINNEW ASHT A PKY EXCELSIOR MN 55331 CHARLES F & VICKI LANDING 6601 MINNEW ASHT A PKY EXCELSIOR MN 55331 RICHARD E & ELIZABETH BELLERT TRUSTEES OF TRUST 6641 MAPLE RD EXCELSIOR MN 55331 LAUREANA VOUNG BOUALOUANG 3884 MEADOW LN EXCELSIOR MN 55331 MEGAN J CARLSON CIO GARY & MAUREEN CARLSON 3891 62ND ST W EXCELSIOR MN 55331 PATRICIA B CHARNEY 3861 MEADOW LN EXCELSIOR MN 55331 CRAIG R & MARY L COURTNEY 3901 CRESTVIEW DR EXCELSIOR MN 55331 KENNETH C DURR 4830 WESTGATE RD HOPKINS MN 55345 KEVIN T & MAUREEN S FARRELL 6541 MINNEW ASHT A PKY EXCELSIOR MN 55331 JOSEPH J & JEANIE B FROEHLlNG 3840 LESLEE CRV EXCELSIOR MN 55331 CRAIG LOREN ANDERSON & TERI LYNN ANDERSON 3830 LESLEE CRV EXCELSIOR MN 55331 MICHAEL J BARNES & TAMARA A DEVOS 3840 LINDEN CIR EXCELSIOR MN 55331 JEFFREY R BERGE & DENISE E ZOELLMER 3856 MEADOW LN EXCELSIOR MN 55331 BRIAN R CARLSON 3828 MEADOW CT EXCELSIOR MN 55331 STEPHEN A & SANTINA CASTER 3861 LINDEN CIR EXCELSIOR MN 55331 TIMOTHY J & MARY T COLLERAN 6560 MINNEWASHTA PKY EXCELSIOR MN 55331 HARRY A & CHRISTINE A DRAHOS 3911 LINDEN CIR EXCELSIOR MN 55331 STEVEN & LAURIE ERICKSON 3850 LESLEE CRV EXCELSIOR MN 55331 VINCENT & JANICE FEUERSTEIN 3880 LINDEN CIR EXCELSIOR MN 55331 DAVID C & LISA A GAUPP 3870 MEADOW LN EXCELSIOR MN 55331 LEE R ANDERSON TRUSTEE OF TRUST 6651 MINNEW ASHT A PKY EXCELSIOR MN 55331 DIANNE E BARTZ 3881 LESLEE CRV EXCELSIOR MN 55331 BLAKE L BOGEMA 3841 LINDEN CIR EXCELSIOR MN 55331 GARY CARLSON 3891 62ND ST W EXCELSIOR MN 55331 JOHN D & ELIZABETH W CHANDLER 6580 JOSHUA CIR EXCELSIOR MN 55331 DALE H COLLINS 10758 130TH ST GLENCOE MN 55336 HARRY M JR & ELAINE R DUNN PO BOX 343 EXCELSIOR MN 55331 ANTHONY SANTO FARINA & JILL CHRISTINE FARINA 6590 JOSHUA CIR EXCELSIOR MN 55331 DOUGLAS L & DENISE S FOOTE 3871 LESLIE CRV EXCELSIOR MN 55331 PAVEL & OLGA L GLUSHENYA 3891 MEADOW LN EXCELSIOR MN 55331 SCOTT A & KRISTIN A GUNDERSON 6570 KIRKWOOD CIR EXCELSIOR MN 55331 KEVIN R & MARY E HOFFMAN 6631 MINNEWASHTA PKY EXCELSIOR MN 55331 JEFFREY F JEWISON & LISA J WECKWERTH 3842 MEADOW CT EXCELSIOR MN 55331 WILLIAM H & KIMBERLY A KOHMAN 3780 MEADOW LN EXCELSIOR MN 55331 BRUCE W & ANGELA K LEACH 3910 LINDEN CIR EXCELSIOR MN 55331 THOMAS R & KAREN C LONDO 3764 LANDINGS DR EXCELSIOR MN 55331 RANDALL A & LISA M MAYER 3831 MEADOW LN EXCELSIOR MN 55331 STEVEN P & SHEILA A MCSHERRY 6571 KIRKWOOD CIR EXCELSIOR MN 55331 MINNEWASHTA CREEK HOMEOWNERS C/O NANCY NARR 3950 LINDEN CIR EXCELSIOR MN 55331 JOHN W & NANCY A NELSON 3891 LINDEN CIR EXCELSIOR MN 55331 WAYNE M HARTUNG & TONI R JOHNSON 6330 CHURCH RD EXCELSIOR MN 55331 RICKY W & HEIDI S HUEFFMEIER 6551 KIRKWOOD CIR EXCELSIOR MN 55331 DANA L JOHNSON 6671 MINNEWASHTA PKY EXCELSIOR MN 55331 KEITH R & JODI L KORINKE 6310 CHURCH RD EXCELSIOR MN 55331 DAVID C & SUSAN C LOCKWOOD 3810 LESLEE CRV EXCELSIOR MN 55331 MARK F MACPHERSON 6301 CARTWAY LN EXCELSIOR MN 55331 MARK W & JULIE W MCARTHUR 3765 LANDINGS DR EXCELSIOR MN 55331 DALE F & RUTH M MENTEN 6630MINNEWASHTA PKY EXCELSIOR MN 55331 PATRICK L & BONNIE C MONAHAN 3801 MEADOW LN EXCELSIOR MN 55331 LARRY L & LISA M NELSON 3860 LINDEN CIR EXCELSIOR MN 55331 HEIRS & ASSIGNS OF SCHMID'S. ACRE TRACTS CHARLES R & CYNTHIA HUL TNER 3900 LESLEE CRV EXCELSIOR MN 55331 DALE E & LINDA J KEEHL 3841 62ND ST W EXCELSIOR MN 55331 STEVEN C & JANET A LARSON 3861 LESLEE CRV EXCELSIOR MN 55331 LORI J LONDO 6640 MINNEWASHTA PKY EXCELSIOR MN 55331 JAMES E & PEGGY A MARKHAM 6520 KIRKWOOD CIR EXCELSIOR MN 55331 WILLIAM J & KARl L MCREA VY 3790 MEADOW LN EXCELSIOR MN 55331 CRAIG C MILLER 6450 MINNEWASHTA PKY EXCELSIOR MN 55331 VICTOR Q & DIANE T MORAVEC TRUSTEES OF TRUST 3821 LINDEN CIR EXCELSIOR MN 55331 RALPH A & SHIRLEY A NELSON 3800 MEADOW LN EXCELSIOR MN 55331 TIMOTHY M & MARY K O'CONNOR 14692 GLEN EDEN DR NAPLES FL 34110 ARTHUR R & SUSAN C ORNELAS 6576 JOSHUA CIR EXCELSIOR MN 55331 MARK D ROGERS & MARY KNUTSON 3851 LESLEE CRY EXCELSIOR MN 55331 TOD E & SUSAN M SCHILLING 3911 LESLEE CRY EXCELSIOR MN 55331 JEANIE ANN SEEHOF 6561 KIRKWOOD CIR EXCELSIOR MN 55331 DEAN A & JACQUELINE P SIMPSON 7185 HAZELTINE BLVD EXCELSIOR MN 55331 TERRANCE SR & SANDRA THOMPSON 3820 LINDEN CIR EXCELSIOR MN 55331 BRADLEY E & KAREN J VONRUDEN 3910 LESLEE CRY EXCELSIOR MN 55331 DIRK J & MARGARET E YOUNG 3830 MAPLE CIR EXCELSIOR MN 55331 "'"" MARION A OLIN 6540 KIRKWOOD CIR EXCELSIOR MN 55331 MARK ORTNER 3920 LINDEN CIR EXCELSIOR MN 55331 MICHAEL R RYAN & ELLEN J HEM-RYAN 3850 MAPLE CIR EXCELSIOR MN 55331 DAVID A JR & RHONDA J SCHOELL 2301 SARAH ROSE LN REEDSBURG WI 53959 CITY OF SHOREWOOD 5755 COUNTRY CLUB RD EXCELSIOR MN 55331 MOMCILO SPASOJEVIC & SMILJANASPASOJEVIC 3771 MEADOW LN EXCELSIOR MN 55331 TERRANCE LANE TOLL 6250 CARTWAY LN EXCELSIOR MN 55331 JAMES A & JEAN WAY 6641 MINNEWASHTA PKY EXCELSIOR MN 55331 MICHAEL P & LORI B ZUMWINKLE 7250 HILLSDALE CT CHANHASSEN MN 55317 ROBIN S O'MEARA 3814 MEADOW CT EXCELSIOR MN 55331 KEVIN R & JULIA E PROHASKA 6424 LANDINGS CT EXCELSIOR MN 55331 THOMAS & LINDA L SANDER 3921 LINDEN CIR EXCELSIOR MN 55331 KATHY A SCHURDEVIN 3921 ASTER TRL EXCELSIOR MN 55331 DANIEL M & CHRISTINE A SIEWERT 3901 LESLEE CRY EXCELSIOR MN 55331 DAVID W & JULIE ANN TERPSTRA 6581 JOSHUA CIR EXCELSIOR MN 55331 TONKA THEATRE INC PO BOX 337 EXCELSIOR MN 55331 BRIAN L & BILLIE M WINDSCHITL 6591 JOSHUA CIR EXCELSIOR MN 55331 '0 ~z ~u -0 u..o ~~ c..~ ...J ...J - I ~ UJ UJ ~ U <( l- I Vl ~ UJ Z Z - ~ ii ~11 ~.!::; ~~~ ~ ~~~ ~dl-g :::Io:1~ ~~i~~ o I ~~ -:. 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VI ~~ ; ~ i- ~ -a6~ ~ l~W ~ ~ gv; o=> :1i" ~~ ;;~ ::ii5 0:>; OW ~~ ~ >-~9 Si:j~ ~~~ V)O~ ~>~ ~...). ~~~ ~~~ ~~~ j!;~ii: ~g~ . i!;!it3~ t;;~~~ ~o...~ ~~~~ ~~l:)~ Ql::::lQ:.O I :01 I I --.;r_...J --'2.--, I I lOI I ~~~ ttt~~ =!o tt ~'id ~ '9 ,.. ~.. i~~i~ 4) 91!5H ~Hm ~JD ~..~ ~ i~6' ~~t l.tJ ~ tt~~~ Il~ '" ~!. tt Ilj <( If'li! ~ => ~ '9 - '.zt 0 ~~Iii ~ li~ ;! ~;m Si fil ~ ~ ~~~ Iii + tt II" ~!:it ip :iT~ Uti ~ '9 ." ~~lli ~;m ~ ~ ~ Q S H.lllON B ~~ 0-EXHIBIT A PROPOSED LAYOUT WITH PRIVATE ROAD \ / -- .%J ~ ~ ",~ ~ ~ ~\ $/J.3 to: % Ii :;, ~~~h :fI :r:;;Z2-:l-.;:ij ~ 1--- I I "---- I ----.,.. -.---- I \ \ \ \----.. \ ----. \ \ --.,~- ----~ / / \\ .. ~ --1~~-. i TOTAL OF 11 TREES IMPACTED (BASED ON CURRENT HOUSE PLACEMENT) SCALE: 1 INCH = 60 FEET NORTH Suite #6100 200 Eest Chestnut Street Stillweter, MN 55082 Phone 651.275.8969 Fax 651.275.8978 dlt-csls@ mcleodusa .net o 30 60 ~ ..- CORNERSTONE LAND SURVEYING, INC 0- EXHIBIT B PROPOSED LAYOUT WITH CUL DE SAC ~~ ----- ," \. ~. ~. ~~~ -- ---- ---- % ]/ r / / I t-- I I I~ --- I \ \ \ ~-- \ \ t '4 TOTAL OF 27 TREES IMPACTED (BASED ON CURRENT HOUSE PLACEMENT) o 30 60 i\f1.....J .. .. - SCALE: 1 INCH = 60 FEET NORTH Suite #Bloo 200 East Chestnut Street Stillwater, MN 55082 Phone 651.275.8969 Fax 651.275.8976 dlt-csls@ mcleodusa .net ..- CORNERSTONE LAND SURVEYING. INC