PC Staff Report 18-10CITY OF CHANHASSEN
PROPOSED MOTION:
PC DATE: June 19, 2018
CC DATE: July 9, 2016
REVIEW DEADLINE: September 18, 2018
CASE #: 2018-10
BY: MW, SJ, VS
"The Chanhassen Planning Commission recommend that the City Council approve the preliminary
plat for a 2 lot subdivision, and a 10.04 -foot lot frontage variance for lot 1, block 1 Red Cedar
Point as shown in plans dated May 15, 2018 subject to the conditions of approval and adopts the
findings of fact and recommendation"
(Note: A motion for denial and appropriate findings of fact are also included at the end of the
report.)
SUMMARY OF REQUEST: Preliminary plat with variance for a 2 lot single-family residential
subdivision.
LOCATION: 3861 Red Cedar Point Road
OWNERAND APPLICANT:
Estate Development Corporation
Tom Gonyea
15250 Wayzata Blvd. Suite 101
Wayzata, MN 55391
PRESENT ZONING: Single Family Residential
District, RSF
2030 LAND USE PLAN: Residential Low Density
ACREAGE: Gross: 1.024 acres
Net: 1.010
DENSITY: Gross: 1.95 units/ac
Net: 1.98 units/ac
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The city's discretion in approving or denying a Preliminary Plat is limited to whether or not the
proposed plat meets the standards outlined in the Subdivision Regulations and Zoning
Ordinance. If it meets these standards, the city must approve the preliminary plat. This is a
quasi-judicial decision.
The city's discretion in approving or denying a Variance is limited to whether or not the
proposed project meets the standards in the zoning code 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.
Notice of this public hearing has been mailed to all property owners within 500 feet.
Planning Commission
3861 Red Cedar Point Road — Planning Case #2018-10
June 19, 2018
Page 2 of 10
PROPOSAL/SUMMARY
The applicant is proposing to subdivide the existing lot to create 2 lots for a single-family
detached housing. The applicant will demolish the existing detached garage and construct a new
two car attached garage for the existing home, which will be retained. The applicant will request
that the City Council concurrently approve the preliminary and final plat.
The applicant is also requesting a variance from the Single Family Residential District's required
90 -foot minimum lot width. The applicant could meet the required 90 -foot lot width for both lots
through the use of a half -cul-de-sac ("eyebrow"); however, this would result in increased lot
coverage.
Access to the site provided by Red Cedar Point Road. Sewer and water are available to the site.
Staff is recommending approval of the request.
APPLICABLE REGULATIONS
Chapter 18, Subdivisions
Chapter 20, Article II, Division 3., "Variances"
Chapter 20, Article VII, Zoning and water supply/sanitary provisions
Chapter 20, Article XII, "RSF" Single Family Residential District
Chapter 20, Article XIII, Division 1, Sec. 20-904 "Accessory Structures"
Chapter 20, Article XIII, Division 1, Sec. 20-905 "Single-family dwellings"
BACKGROUND
Site Constraints
The existing house was built in 1957, a detached
garage is also present near the center of the
property. Staff was unable to determine the
construction date of the garage.
The high point on the property is near the existing
house with an elevation of 972. The low point on
the property is southwest corner with an elevation
of 954.
The existing lot has 169.86 feet of frontage along
Red Cedar Point Road and 44,584 square feet of
lot area.
The site has a net canopy coverage of 42 percent.
This site is located within Lake Minnewashta and
Lake St. Joe's shoreland management districts.
Planning Commission
3861 Red Cedar Point Road — Planning Case #2018-10
June 19, 2018
Page 3 of 10
No wetlands are present on the site.
COMPREHENSIVE PLAN
This area has land use classification of Residential Low Density in the city's 2030
Comprehensive Plan. This classification requires net densities of between 1.2 — 4.0 units per
acre. The applicant's proposal has a net density of 1.98 units/acre which is consistent with the
area's land use plan.
ZONING ORDINANCE
The property is currently zoned Single Family Residential (RSF)
District, and the applicant is not requesting a change to the
parcel's zoning. The proposed subdivision would require a
variance from the zoning ordinance's minimum lot width.
VARIANCE
The applicant's proposed lot 1, block 1 would have a width of
79.96 feet, which is 10.04 feet less than the 90 feet required by
sec. 20-615 and sec. 20-480 for properties zoned RSF within the
shoreland management district. The applicant has demonstrated
that the subdivision could meet the requirements of sec. 20-615
and sec. 20-480 either through the use of a flag lot (Concept C),
which would require a variance from the city's subdivision
ordinance, or through the dedication of additional public right of
way to create a partial cul-de-sac (Concepts A and B).
Concept B
Concept A
Concept C
Planning Commission
3861 Red Cedar Point Road — Planning Case #2018-10
June 19, 2018
Page 4 of 10
The intent of the zoning code's minimum yard width requirement is to ensure that lots can
accommodate a house and garage while meeting the districts 10 -foot side yard setbacks. The
applicant is proposing retaining the existing home on lot 1, block 1 and has conceptually shown that
a two car garage can be added to the existing home while meeting the required 10 -foot side yard
setbacks.
Proposed Layout
The area around Red Cedar Point is one of the oldest
in the city and it has many atypical lot configurations.
The majority of properties within 500 feet of the
applicant's do meet the required minimum lot width;
however, an adjacent property does have an estimated
80 feet of lot frontage. Outside of the 500 -foot public
notification area, though still within the general
neighborhood, are numerous properties along Red
Cedar Point road, South Cedar Drive, and Hickory
Road that have lot widths significantly below what the
applicant is proposing. A property with an
approximately 80 -foot lot width would not be out of
character for the neighborhood.
The proposed lot configuration, though it does not
meet the district's minimum standards, would be more
in keeping with the neighborhood's character than
either a flag lot or a partial cul-de-sac solution. All of
the proposed alternative configurations have significant drawbacks. In the case of concept C, the
flag lot would create awkward lot lines that could cause conflict between future homeowners and a
more staggered house setback from Red Cedar Point Road. The applicant would also need to apply
for and receive a variance from the city's subdivision ordinance in order to create the flag lot.
For concepts A and B, the partial cul-de-sac would require the dedication of additional right of way
to the city and the installation of additional impervious surface within that right of way. Staff
estimates that concepts A and B would lead to the creation of between approximately 1,500 and
2,200 square feet of additional impervious surface. Since the property is located within Lake
Minnewashsta and Lake St. Joe's shoreland management district and no new stormwater
management improvements are being proposed as part of this subdivision, staff believes it is
important to take all possible steps to minimize the amount of new impervious surface generated by
this subdivision. Water Resource and Planning staff believe that the shoreland management
district's goal of limiting the amount of impervious surface near water resources is of greater
importance than the shoreland management district's 90 -foot minimum lot width.
Since the requested variance will prevent the creation of additional and unnecessary impervious
surface within the shoreland management district and will result in more conventional lot
configuration that is broadly in keeping with the overall aesthetics of the neighborhood, staff
recommends that the Planning Commission grant the requested variance.
Planning Commission
3861 Red Cedar Point Road — Planning Case #2018-10
June 19, 2018
Page 5 of 10
PRELIMINARY PLAT
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Planning Commission
3861 Red Cedar Point Road — Planning Case #2018-10
June 19, 2018
Page 6of10
SITE CONSTRAINTS
Existing Home
The applicant is proposing to retain the existing home which is located on the eastern side of the
property on what will become lot 1, block 1. This home is currently being served by a detached
garage located in the center of the property on what will become lot 2, block 1. Section 20-905
requires that all single-family dwellings be provided with at least a two -car garage, and Section
20-904 does not permit accessory structures without the permitted principal structure.
The applicant is proposing demolishing the existing detached garage and constructing a new
attached garage on lot 1, block 1 in order to comply with city code. Staff is recommending
requiring an escrow to ensure that the garage on lot 2, block 1 is removed. The applicant will be
required to provide a cost estimate for the removal of the structure and an escrow in the amount
of 110 percent of the demolition cost estimate.
GRADING, DRAINAGE & EROSION CONTROL
No grading is required beyond what will be associated with demolishing the existing detached
garage and screen porch, and constructing the new attached garage and new home. Erosion and
sediment control will need to meet the city's requirements.
STORMWATER MANAGEMENT
The proposed development should be designed to meet the city's water quality and water
quantity requirements. The proposed development will need to receive any and all required
permits and meet the requirements of Minnehaha Creek Watershed District and Minnesota
Department of Natural Resources.
The applicant will need to pay the surface water management (SWMP) fee for 1.010 acres at the
rate in force at the time of final plat approval. At today's rate, that would be a payment of
$8,160.80.
RIGHT-OF-WAY. STREETS AND EASEMENTS
The survey included all easements and right of way shown on the title search of the property
dated April 15, 2018 from Stewart Title Guarantee Company.
STREETS, DRIVEWAYS & SIDEWALK
No new public roadways or walkways are required. Red Cedar Point Road provides right-of-way
access to both proposed lots. The property has a 3.5 -foot roadway easement that when added to
the existing dedicated right of way provides a 50 -foot right-of-way corridor for Red Cedar Point
Road. While this does not meet the city's current 60 -foot right-of-way requirements, numerous
roads in this area have a non -conforming 50 -feet of dedicated right-of-way and the city does not
believe it will be possible to acquire additional right-of-way from the other properties south of
Red Cedar Point Rd. For these reasons, the city is not requiring the dedication of additional
Planning Commission
3861 Red Cedar Point Road — Planning Case #2018-10
June 19, 2018
Page 7of10
public right-of-way. This will allow the right-of-way to remain consistent with the surrounding
area.
EASEMENTS
The applicant is dedicating 5 -foot side and rear, and 10 -foot front lot line drainage and utility
easements. Drainage and utility easements should be provided as illustrated in the preliminary
plat dated May 15, 2018.
UTILITIES
Sanitary Sewer and Watermain
No extension of any public sanitary sewer or watermain trunk lines is required. The existing
home will continue to use the current water and sewer service from Red Cedar Point Road. The
new home will require a new service connection to the available trunk sanitary sewer and
watermain. The fees associated with the service connections will be $2,924.00. The city WAC
and SAC fees related to the service connections will be collected with the building permit.
LANDSCAPING AND TREE PRESERVATION
Existing Canopy Coverage
Proposed Canopy Coverage
The site's current estimated tree canopy coverage is 42 percent and the applicant is proposing to
maintain a tree canopy coverage of 36 percent. Since this exceeds the City Code's minimum
standard of 35 percent tree canopy coverage, no replacement tree planting is required. The lots
Planning Commission
3861 Red Cedar Point Road — Planning Case #2018-10
June 19, 2018
Page 8 of 10
will still be required to meet the city's minimum requirement to have one tree located in the front
yard.
PARKS & RECREATION
The property has access to the Minnewashta Parkway
pedestrian trail and to Roundhouse Neighborhood
Park. The applicant will need to pay park dedication fees
for one lot at the rate in force at the time of final plat
approval. At today's rate, that would be a payment of a
$5,800. This fee will be deposited in the city's park and
trail dedication fund for utilization on future park and trail
improvements.
COMPLIANCE TABLE
Setbacks: 30 feet front and rear; 10 feet side
*Variance: 10.04 -foot lot width variance for lot 1, block 1.
RECOMMENDATION
Staff recommends that the Chanhassen Planning Commission recommend that the City Council
approve the preliminary plat for a 2 lot subdivision, and a 10.04 -foot lot frontage variance for lot
1, block 1 Red Cedar Point as shown in plans dated May 15, 2018 subject to the conditions of
approval and adopts the findings of fact and recommendation:
Buildine:
1. Provide a 1:200 "clean" plat drawing.
2. Demolition permits required for the removal of any existing structures.
3. Buildings maybe required to be designed by an architect and/or engineer as determined by
the Building Official.
Area (sq.
ft.)
Width Depth
(ft. ft.
Hard Cover
% / sq. ft.
Notes
Code
15,000
90 125
25/3,750
Lot 1
20,417
79.96* 253.09
5,104
Lot 2
23,572
90 255.06
5,893
ROW
595
Total
44,584
1.024
Setbacks: 30 feet front and rear; 10 feet side
*Variance: 10.04 -foot lot width variance for lot 1, block 1.
RECOMMENDATION
Staff recommends that the Chanhassen Planning Commission recommend that the City Council
approve the preliminary plat for a 2 lot subdivision, and a 10.04 -foot lot frontage variance for lot
1, block 1 Red Cedar Point as shown in plans dated May 15, 2018 subject to the conditions of
approval and adopts the findings of fact and recommendation:
Buildine:
1. Provide a 1:200 "clean" plat drawing.
2. Demolition permits required for the removal of any existing structures.
3. Buildings maybe required to be designed by an architect and/or engineer as determined by
the Building Official.
Planning Commission
3861 Red Cedar Point Road — Planning Case #2018-10
June 19, 2018
Page 9 of 10
4. A final grading plan and soils report must be submitted to the Inspections Division before
permits can be issued.
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.
Eneineering:
1. Drawing 4 — Site and Utility Plan:
a) Change detail 1006 (Gate Valve and Box Installation) to detail 1005 (Water Service).
b) Add City details 5202A (Bituminous Street Patching), 5203 (Curb and Gutter), 5208
(Concrete Driveway), 5209 (Bituminous Driveway), and 5221 (Tie Card).
c) An abandoned watermain exists between the sanitary sewer and the watermain. Add
note to make this known to the sanitary sewer and water installation contractor.
2. Drawing 5 — Grading, Drainage, and Erosion Control Plan:
a) Add City details 5301 (Rock Construction Entrance) and 5302B (Erosion Control for
Individual Lots)
b) Provide geotechnical report.
c) Include first floor elevation of buildings on adjacent lots.
d) Existing and proposed elevations shall be shown at each lot corner and top of the curb
at the lot line extension.
e) Identify proposed soil stockpile locations.
f) If importing or exporting soils for the development of the site is necessary, the
applicant will be required to supply the City with a detailed haul route and traffic
control plan.
3. SAC and WAC fees due at the rate in force at time of building permit application.
Environmental Resources:
1. Tree protection fencing must be properly installed at the edge of the grading limits as shown
on the plans dated 5/15/18. This must be done prior to any construction activities and remain
installed until all construction is completed. Any trees lost to construction activities shall be
replaced.
2. No equipment or materials may be stored within the tree protection area.
3. One tree must be planted in the front of each yard, as per city requirements.
Parks:
1. Park dedication fees for one lot at the rate in force at the time of final plat approval.
Planning Commission
3861 Red Cedar Point Road — Planning Case #2018-10
June 19, 2018
Page 10 of 10
Plannine
1. An escrow of 110 percent of the estimated demolition costs for the demolition of the detached
garage on lot 2, block 1 must be received, and the detached garage must be removed within
four months of the approval of the final plat.
Water Resources:
1. All permits and approvals must be received from other regulatory agencies prior to issuing
permits.
2. Must show existing and proposed drainage.
3. The applicant will need to pay the surface water management (SWMP) fee for 1.010 acres at
the rate in force at the time of final plat approval.
Should the Planning Commission deny the preliminary and variance request, it is recommended
that the Planning Commission adopt the following motion and attached Finding of Fact and
Decision:
"The Chanhassen Board of Appeals and Adjustments denies preliminary plat with a 10.04 lot
width variance for lot 1, block 1, Red Cedar Point and adopts the attached Findings of Facts and
Decisions.
ATTACHMENTS
1) Findings of Fact (Approval)
2) Findings of Fact (Denial)
3) Application for Development Review
4) Subdivision and Final Plat Narrative
5) May 15 Variance Narrative
6) Final Plat Documents
7) Engineering memo
8) Public Hearing Notice Documents
gAplan\2018 planning cases\18-10 3861 red cedar point rd subdivision & var\staff report red cedar point sub & var.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE: Application of Red Cedar Point Addition Planning Case 18-10
On June 19, 2018, the Chanhassen Planning Commission met at its regularly scheduled meeting
to consider the application of a Preliminary Plat to Subdivide a 1.02 Acre Lot into two (2) single-
family Lots with a variance, Red Cedar Point.
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
The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets all the requirements of the RSF, Residential
Single Family District and the zoning ordinance if the lot width 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;
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.
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.
8. Variances. — Section 20-58 of the City Code provides the following criteria for the granting
of a variance:
a. Variances shall only be permitted when they are in harmony with the general purposes
and intent of this Chapter and when the variances are consistent with the comprehensive
plan.
Finding: The intent of the zoning code's minimum lot width is to ensure sufficient space
for a building pad that can accommodate a house and garage while meeting the district's
10 -foot side yard setbacks. The proposed lot width of 79.96' is still able to accommodate
the 60 -foot by 60 -foot building pad required by ordinance. Additionally, property has an
existing house which is configured in such a way as to accommodate a home and garage
within the side yard setbacks. Due to the presence and configuration of the existing home
the requested variance is in harmony with the general purposes and intent of this chapter.
b. When there are practical difficulties in complying with the zoning ordinance. "Practical
difficulties," as used in connection with the granting of a variance, means that the
property owner proposes to use the property in a reasonable manner not permitted by this
Chapter. Practical difficulties include, but are not limited to, inadequate access to direct
sunlight for solar energy systems.
Finding: In order to comply with the minimum lot width stipulated in the zoning code,
atypical lot configurations would be required. These configurations would result in
unnecessary public right of way dedications and increased impervious surfaces within the
shoreland management district. The applicants proposed lot dimensions and use for the
property is reasonable and would be permitted, but for the reduced lot width on block 1,
lot 1.
c. That the purpose of the variation is not based upon economic considerations alone.
Finding: The variance request is not solely based upon economic considerations.
d. The plight of the landowner is due to circumstances unique to the property not created by
the landowner.
Finding: The existing lot was created prior to current single-family residential district
zoning standards.
e. The variance, if granted, will not alter the essential character of the locality.
Finding: Granting the variance would allow for the property to be subdivided in a
manner consistent with the neighborhoods existing development pattern. Multiple
properties in the vicinity do not meet the district's minimum lot width. Additionally,
several of the proposed alternatives that would not require a variance would result in a
subdivision with features that are atypical for this neighborhood.
f. Variances shall be granted for earth sheltered construction as defined in Minnesota
Statutes Section 216C.06, subdivision 14, when in harmony with this Chapter.
Finding: This does not apply to this request.
The planning report Planning Case 18-10, dated June 19, 2018, prepared by MacKenzie
Walters, et al, is incorporated herein.
The Chanhassen Planning Commission recommend that the City Council approve
the preliminary plat for a 2 lot subdivision, and a 10.04 -foot lot frontage variance for lot 1, block
1 Red Cedar Point as shown in plans dated May 15, 2018 subject to the conditions of approval.
ADOPTED by the Chanhassen Planning Commission this 19th day of June, 2018.
CHANHASSEN PLANNING COMMISSION
BY:
Chairman
gAplan\2018 planning cases\18-10 3861 red cedar point rd subdivision & var\findings of fact (approval).doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE: Application of Red Cedar Point Addition Planning Case 18-10
On June 19, 2018, the Chanhassen Planning Commission met at its regularly scheduled meeting
to consider the application of a Preliminary Plat to Subdivide a 1.02 Acre Lot into two (2) single-
family Lots with a variance, Red Cedar Point.
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
The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision as proposed does not meet the requirements of the
Single -Family Residential District. A variance from the district's minimum lot
widths required.
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;
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.
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.
Findin : The proposed subdivision will not conflict with existing easements, but
rather will expand and provide all necessary easements.
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.
8. Variances. — Section 20-58 of the City Code provides the following criteria for the granting
of a variance:
a. Variances shall only be permitted when they are in harmony with the general purposes
and intent of this Chapter and when the variances are consistent with the comprehensive
plan.
Finding: The intent of the zoning code's minimum lot width is to allow for an adequately
sized front yard and sufficient spacing between residential driveways. Allowing the
creation of new lot that does not meet the district's minimum lot width would not be in
line with the intent of the district.
b. When there are practical difficulties in complying with the zoning ordinance. 'Practical
difficulties," as used in connection with the granting of a variance, means that the
property owner proposes to use the property in a reasonable manner not permitted by this
Chapter. Practical difficulties include, but are not limited to, inadequate access to direct
sunlight for solar energy systems.
Finding: The homeowner has shown multiple concept subdivisions that could comply
with the district's requirements. The inability create the preferred configuration for the
lots is not a practical difficulty.
c. That the purpose of the variation is not based upon economic considerations alone.
Finding: The variance request is not solely based upon economic considerations.
d. The plight of the landowner is due to circumstances unique to the property not created by
the landowner.
Finding: The existing lot was created prior to current single-family residential district
zoning standards.
e. The variance, if granted, will not alter the essential character of the locality.
Finding: Granting the variance would not alter the essential character of the locality.
f Variances shall be granted for earth sheltered construction as defined in Minnesota
Statutes Section 216C.06, subdivision 14, when in harmony with this Chapter.
Finding: This does not apply to this request.
9. The planning report Planning Case 18-10, dated June 19, 2018, prepared by MacKenzie
Walters, et al, is incorporated herein.
The Chanhassen Planning Commission recommends that City Council deny the
preliminary plat for a 2 lot subdivision, and a 10.04 -foot lot frontage variance for lot 1, block 1
Red Cedar Point as shown in plans dated May 15, 2018.
ADOPTED by the Chanhassen Planning Commission this 19th day of June, 2018.
CHANHASSEN PLANNING COMMISSION
WN
Chairman
g:\plan\2018 planning cases\18-10 3861 red cedar point rd subdivision & vard findings of fact (denied).doc
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division -7700 Market Boulevard
Mailing Address – P.O. Box 147, Chanhassen, MN 55317
Phone: (952) 227-1300 / Fax: (952) 227-1110
CITY OF CH1NgASSEN
�/
APPLICATION FOR DEVELOPMENT REVIEW �f
Submittal Date: I 0 PC Date: (0 "1 ' CC Date: 1� 60 -Day Review Date: / I
Section. • .-apply)
(Refer to the appropriate Application Checklist for required submittal information that must accompany this application)
❑
Comprehensive Plan Amendment .........................
$600
❑✓
Subdivision (SUB)
❑ Minor MUSA line for failing on-site sewers .....
$100
❑r Create 3 lots or less ........................................
$300
❑
Conditional Use Permit (CUP)
❑ Create over 3 lots .......................$600 + $15 per lot
ElSingle-FamilyResidence................................
$325
El(_ Metes &Bounds (2 lots)....lots)
❑ All Others ........................................... ...........
$425
..............................$300
❑ Consolidate Lots..............................................$150
❑
Interim Use Permit (IUP)
❑ Lot Line Adjustment.........................................$150
❑� Final Plat
El In conjunction with Single. Family Residence..
$325
..........................................................$700
ElAll Others.........................................................
$425
(Includes $450 escrow for attorney costs)*
*Additional
escrow may be required for other applications
❑
Rezoning (REZ)
through the development contract.
❑ Planned Unit Development (PUD) ..................
$750
❑
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
❑
Wetland Alteration
Permit (WAP)
❑
Site Plan Review (SPR)
❑ Single -Family Residence ...............................
$150
❑ Administrative..................................................
$100
❑ All Others.......................................................
$275
❑ Commercial/Industrial Districts* ......................$500
❑
Zoning
Plus $10 per 1,000 square feet of building area:
Appeal ......................................................
$100
(_ thousand square feet)
Include number ofxie stinoemployees:
❑
Zoning Ordinance Amendment (ZOA) .................
$500
Include number of new employees:
...................... .
............
$500
NOTE: When multiple applications are processed concurrently,
Plus $ per
Plus $5 per dwelling unit (_ units)
dwelling nits
the
appropriate fee shall be charged for each application.
✓❑ Notification Sign (City to install and remove)...................................................................................................................... $200
❑✓ Property Owners' List within 500' (City to generate after pre -application meeting) .................................................. $3 per address
(
E350 addresses) Escrow for Recording Documents (check all that apply)............................................................ $50 per document
❑ Conditional Use Permit ❑ Interim Use Permit ❑Site Plan Agreement
❑ Vacation ❑✓ Variance ❑ Wetland Alteration Permit
❑ Metes & Bounds Subdivision (3 docs.) ❑ Easements (—easements) ❑ Deeds
TOTAL FEE: $1,600.00
ISection 2: Required Information
Description of Proposal: Subdivision approval for a split of a singe) parcel into 2 parcels
Property Address or Location: 3861 Red Cedar Point Road, Chanhassen, MN. 55331
Parcel #: 250080700 Legal Description: See Attached
Total Acreage: 1.02 Wetlands Present? ❑ Yes ® No
Present Zoning: Single -Family Residential District (RSF)
Present Land Use Designation: Residential Low Density
Existing Use of Property: Single family residence
❑✓ Check box if separate narrative is attached.
Requested Zoning: Single -Family Residential District (RSF)
Requested Land Use Designation: Residential Low Density
Section 3: Property Owner and Applicant Information
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.
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: Estate Development Corporation Contact: Tom Gonyea
Address: 15250 Wayzata Blvd. Suite 101 Phone: (612) 990-0666
City/State/Zip: Wayzata, MN. 55391 Cell:
Email: tom@landmn.com Fax:
Tom Gonyea Dgllally signed by Tan Gonyaa
Signature: Y Dare: 018.05.0913:1g:1245W' Date: 5/14/18
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: Estate Development Corporation Contact: Tom Gonyea
Address: 15250 Wayzata Blvd. Suite 101 Phone: (612) 990-0666
City/State/Zip: Wayzata, MN. 55391 Cell:
Email: tom@landmn.com Fax:
Tom Gon ea Digaellyelgnwdby Tom Gony
Signature: Y Dore: w+e.os.,sagss:ss asgo Date: 5/15/18
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: Alliant Engineering, Inc.
Address:
City/State/Zip:
233 Park Ave. So. Suite 300
Minneapolis, MN. 55415
Contact: Mark Rausch
Phone: (612) 767-9339
Cell:
Email:
mrausch@alliant-inc.com
Fax:
Section 4: Notification
e
Who should receive copies of staff reports?
*Other Contact Information:
❑
Property Owner Via:
❑ Email
❑ Mailed Paper Copy
Name:
❑�
Applicant Via:
❑✓ Email
❑D Mailed Paper Copy
Address:
❑✓
Engineer Via:
❑✓ Email
❑ Mailed Paper Copy
City/State/Zip:
❑
Other* Via:
❑ Email
❑ Mailed Paper Copy
Email:
PRELIMINARY SUBDIVISION AND FINAL PLAT
REQUEST SUBMITTAL NARRATIVE
RED CEDAR POINT
CHANHASSEN, MINNESOTA
May 15, 2018
SITE INFORMATION
Legal Description: That part of Government Lot 1, Section 8, Township 116 North, Range 23 West, Carver
County, Minnesota, described as follows: Commencing at the Northwest comer of said
Section 8; thence North 89 degrees 19 minutes 20 seconds East along the North line of said
Section a distance of 670.0 feet; thence South 7 degrees 49 minutes 20 seconds West a
distance of 720.0 feet to the centerline of Red Cedar Point Road; thence South 66 degrees
51 minutes 10 seconds East along said centerline a distance of 222.0 feet to a point distant
576.4 feet Northwesterly of the East Line of said Government Lot 1, as measured along the
centerline of said Red Cedar Point Road, said point being the actual point of beginning of
the tract of land to be described, and which point is also the Northeasterly corner of that
tract of land described in the fust description appearing in Book 51 of Deeds, Page 884,
office of the Register of Deeds, Carver County, Minnesota; thence continuing South 66
degrees 51 minutes 10 seconds East along said centerline of Red Cedar Point Road a
distance of 197.0 feet; thence South 13 degrees 15 minutcs 40 seconds West a distance of
254.25 feet; thence North 77 degrees 42 minutes 10 seconds West a distance of 211.69 feet
more or less to the Easterly Line of said tract as described in said Book 51 of Deeds, page
884; thence North 16 degrees 42 minutes 50 seconds East along said Easterly Line a
distance of 292.17 feet more or less to the actual point of beginning and there terminating.
Excepting therefrom that part taken for Red Cedar Point Road.
Except all that part of the above described land lying Easterly of the West line of the tract
of land described in Certificate of Title No. 5187, Files of Registrar of Titles, Carver
County, Minnesota, which tract of land is described as follows: All that part of Government
Lot 1, Section 8, Township 116 North, Range 23 West, described as follows: Commencing
at the Northwest corner of said Section 8; thence east on the North Line of said Section a
distance of 670 feet to the center line of Glencoe Road; thence South 8 degrees 56 minutes
West along the center of Glencoe Road for a distance of 713.4 feet to the intersection of the
center line of said Glencoe Road with the center line of Red Cedar Point Road; thence
South 65 degrees 56 minutes east along the center line of said Red Cedar Point Road a
distance of 619 feet to the initial point of beginning of the land to be described; thence
South 33 degrees 25 minutes west for a distance of 210 feet; thence North 90 degrees 00
minutes west 166.90 feet to a point; thence northeasterly on a line having a bearing of
North 16 degrees 10 minutes east a distance of 273.77 feet; more or less, to the center line
of said Red Cedar Point Road; thence southeasterly on the center line of said Red Cedar
Point Road a distance of 224.17 feet, more or less, to the place of beginning, all in Carver
County, State of Minnesota, excepting therefrom that part taken for said Red Cedar Point
Road.
Torrens Property
Torrens Certificate No. 37556.0
Address: 3861 Red Cedar Point Road, Chanhassen, MN. 55331
PID & Acreage: 250080700, 1.023 acres
Preliminary Subdivision and Final Plat Submittal May 15.2018
Red Cedar Point — Chanhassen, MN Page 1 of 4
PRELIMINARY SUBDIVISION AND FINAL PLAT REQUEST
The proposed plan consists of a low density single family residential subdivision that splits an
existing parcel into 2 single family residential lots. The existing home would remain on 1 parcel
and a new home would be constructed on the new lot.
EXISTING SITE DESCRIPTION
The development site is 1.02 acres and is bound by Red Cedar Point Road to the north and
existing residential properties to the east, west and south. The property currently includes one
single family residence and one accessory garage building. The existing residence has two
driveway connections to Red Cedar Point Road. The property frontage abutting Red Cedar does
have a 3.5' roadway easement that when added to existing dedicated right of way equates to a 50'
right of way corridor along the entire property roadway frontage.
The property topography has a highpoint roughly midpoint from the north and south lot boundary,
with the north half draining northerly and the south half drains southerly. The parcel has scattered
tree coverage typical of a larger residential lot. There are no wetlands on the site.
Comprehensive Plan Designation
The application area has a current and future Comprehensive Plan Land Use designation of
Residential Low Density. The adjacent land uses are also Residential Low Density. The
Residential Low Density land use guides for single family housing density of 1.2 — 4.0 units per
acre and the City has typically used an average of 2 units per acres for projection of land demand.
The proposed development plan has a density of 1.98 units per net acre and so is consistent with
the current and future Comprehensive Guide Plan land use for the property.
Zoning Classification
The property has a current zoning classification of RSF — Single Family Residential District as do
the surrounding properties to the east, west and south. The property to the north along Red Cedar
Cove is zoned PUDR — Planned Unit Development/Residential District. The existing parcel does
have adequate size and dimension to allow for platting of a 2 -lot subdivision compliant with RSF
zoning regulations. Though the property can develop as 2 lots within RSF guidelines, a variance
is proposed for one small concession to RSF zoning standards. See separate narrative for variance
request.
PROPOSED RESIDENTIAL SUBDIVISION PLAN
The applicant's intent is to create a 2 -lot single family residential development that is consistent
with the existing single family lots in the vicinity of the property and is considerate of market
demands.
Preliminary Subdivision and Final Plat Submittal May 15 2018
Red Cedar Point — Chanhassen, MN Page 2 of 4
The Developer is proposing to keep the existing home on one of the new lots and build a new
home on the other. The existing home would be modified by removing the existing detached tuck
under garage and existing screen porch and deck. A new 2 -stall attached garage will be
constructed on the existing home. The new home will be a custom built home set back from Red
Cedar Road similarly to the existing home. The homebuilder for the new home is not known at
this time.
The following is a summary of primary project elements currently proposed:
Gross Acreage 1.024 acres
Wetland Area 0.0 acres
Red Cedar Pointe Road R/W Dedication 0.014 acres
Net Buildable Acreage 1.010 acres
Net Density 1.98 units per acre
Proposed Proposed
Lot Dimensions
RSF Standard
Lot 1
Lot 2
Width along R/W Frontage
90'(min.)
79.96' 1
90'
Width at 30' Front Setback
80.75'
90'
Lot Depth
125' (min.)
253.09'
255.06'
Lot Size Minimum
15,000 sf
20,417 sf
23,572 sf
Setbacks:
Side Setbacks
10'
10'
10'
Front Setback to R/W
30'
30'
30'
Rear Setback
30'
30'
30'
1. Refer to separate variance request narrative for Lot 1 lot width.
Vehicular Site Access and Pedestrian Circulation
The proposed development does not require construction of any new public roadway or walkways.
Right of way access for vehicles and pedestrians is available to both lots via Red Cedar Point
Road.
Gradin
The only grading required will be what is necessary to: remove the existing home's garage and
screen porch, construct the new garage on the existing home and build the new home. All
earthmoving activities necessary for construction will require erosion and sediment control per
City of Chanhassen requirements.
Sanitary Sewer and Watermain
The project does not require extension of any public sanitary sewer or watermain trunk lines. The
existing home will continue to use the current water and sewer service from Red Cedar Point
Road. The new home will require a new service connection to the available trunk sanitary sewer
and watermain.
Preliminary Subdivision and Final Plat Submittal May 15 2018
Red Cedar Point — Chanhassen, MN Page 3 of 4
Stormwater Management
The development is located within the Minnehaha Creek Watershed District; however, the City of
Chanhassen and the City's Surface Water Management Plan provides governmental jurisdiction.
The proposed development's size and impact area does not trigger any stormwater management
requirements and thus no new stormwater treatment facilities are required. The lots are located
within the Shoreland Management District and thus are limited to a maximum of 25% of
impervious surface per lot.
Wetlands
The are no onsite wetlands.
Tree Preservation
The estimated baseline tree canopy coverage for the existing site is 42% of the net area (excluding
perimeter right of way dedication). Per the City code, low density residential is then allowed to
remove to a limit of 35% tree canopy prior to requirement of mitigation. The development plan
proposes to maintain tree canopy coverage of 36% and thus no tree replacement is required per
City Ordinance.
Landscanine
Each lot is required to install a minimum of one deciduous or conifer tree in the front yard, in
accordance with the City's Subdivision Ordnance. The new tree must either be an 8' conifer or
2.5" deciduous with species chosen from the City's approved list.
TINUNG/PHASING
If the City approves the variance and subdivision request, it is the Applicant's desire to proceed
with modifications to the existing home and placing both lots are the market.
CONCLUSION
The applicant respectfully concludes that this request for subdivision approval will allow for a
development consistent with adjacent single family residential lots and the City Goals and
Objectives for this area.
Preliminary Subdivision and Final Plat Submittal May 15 2018
Red Cedar Point — Chanhassen, NIN Page 4 of 4
VARIANCE REQUEST
SUBMITTAL NARRATIVE
RED CEDAR POINT
CHANHASSEN, MINNESOTA
May 15, 2018
SITE INFORMATION
Legal Description: That part of Government Lot 1, Section 8, Township 116 North, Range 23 West, Carver
County, Minnesota, described as follows: Commencing at the Northwest comer of said
Section 8; thence North 89 degrees 19 minutes 20 seconds East along the North line of said
Section a distance of 670.0 feet; thence South 7 degrees 49 minutes 20 seconds West a
distance of 720.0 feet to the centerline of Red Cedar Point Road; thence South 66 degrees
51 minutes 10 seconds East along said centerline a distance of 222.0 feet to a point distant
576.4 feet Northwesterly of the East Line of said Government Lot 1, as measured along the
centerline of said Red Cedar Point Road, said point being the actual point of beginning of
the tract of land to be described, and which point is also the Northeasterly corner of that
tract of land described in the first description appearing in Book 51 of Deeds, Page 884,
office of the Register of Deeds, Carver County, Minnesota; thence continuing South 66
degrees 51 minutes 10 seconds East along said centerline of Red Cedar Point Road a
distance of 197.0 feet; thence South 13 degrees 15 minutes 40 seconds West a distance of
254.25 feet; thence North 77 degrees 42 minutes 10 seconds West a distance of 211.69 feet
more or less to the Easterly Line of said tract as described in said Book 51 of Deeds, page
884; thence North 16 degrees 42 minutes 50 seconds East along said Easterly Line a
distance of 292.17 feet more or less to the actual point of beginning and there terminating.
Excepting therefrom that part taken for Red Cedar Point Road.
Except all that part of the above described land lying Easterly of the West line of the tract
of land described in Certificate of Title No. 5187, Files of Registrar of Tines, Carver
County, Minnesota, which tract of land is described as follows: All that part of Government
Lot 1, Section 8, Township 116 North, Range 23 West, described as follows: Commencing
at the Northwest comer of said Section 8; thence east on the North Line of said Section a
distance of 670 feet to the center line of Glencoe Road; thence South 8 degrees 56 minutes
West along the center of Glencoe Road for a distance of 713.4 feet to the intersection of the
center line of said Glencoe Road with the center line of Red Cedar Point Road; thence
South 65 degrees 56 minutes east along the center line of said Red Cedar Point Road a
distance of 619 feet to the initial point of beginning of the land to be described; thence
South 33 degrees 25 minutes west for a distance of 210 feet; thence North 90 degrees 00
minutes west 166.90 feet to a point; thence northeasterly on a line having a bearing of
North 16 degrees 10 minutes east a distance of 273.77 feet; more or less, to the center line
of said Red Cedar Point Road; thence southeasterly on the center line of said Red Cedar
Point Road a distance of 224.17 feet, more or less, to the place of beginning, all in Carver
County, State of Minnesota, excepting therefrom that part taken for said Red Cedar Point
Road.
Torrens Property
Torrens Certificate No. 37556.0
Address: 3861 Red Cedar Point Road, Chanhassen, MN. 55331
PID & Acreage: 250080700, 1.023 acres
Variance Request May 15 2018
Red Cedar Point — Chanhassen, MN Page 1 0£ 3
DESCRIPTION OF VARIANCE REQUEST
The proposed request for variance from City Code is for permission to allow for a proposed
subdivision that includes 1 single family residential lot with a minimum lot right of way frontage
of 79.96 feet. The City's Zoning Ordinance for RSF — Single Family Residential identifies a
minimum lot frontage width of 90' for standard lots.
Design Alternatives
The applicant has explored site design alternatives to investigate if there is an option that would
not require a variance to subdivide the existing parcel into 2 lots. A total of 3 alternative were
developed, see attached concept plans and following descriptions:
Concent A:
Site option would expand/dedicate additional right of way along Red Cedar Point Road. The
additional right of way would be provided with an arc into the project resulting in 90 lineal feet of
right of way frontage each lot. Both lots would meet all criteria for RSF zoning standards.
Concept B:
Site option would expand/dedicate additional right of way along Red Cedar Point Road. The
additional right of way would be provided in an `eyebrow' shape similar to a cul-de-sac bulb. The
resultant lot configuration would result in 90+ lineal feet of frontage for each lot and the lots
would have 90 feet in width at the 30' front setback. Both lots would meet all criteria for RSF
zoning standards.
Concept C:
Site option uses the City zoning code definition of flag lot to define 2 new parcels. As
conceptualized the existing home would be situated in a flag lot that is designed with a 100' width
at the flag start including a 30' setback to the existing home. The second lot would meet the 90'
right of way frontage and 90' lot width at the front setback. Both lots would meet all criteria for
RSF zoning standards.
Alternate Summary
Concepts A, B and C show that there are RSF zoning code compliant alternatives to the submitted
plan but they would result in less desirable plat options for the City and Applicant. The additional
dedication of public right of way in Concept A and B would result in a reduction the taxable land
for the City of Chanhassen and lower development fee receipt. The additional right of way either
in arch or bulb shape would create the right of way frontage length and minimum lot width at the
front setback that the City identifies in the City Code but serve no infrastructure purpose. Concept
C does provides a RSF code compliant flag lot line configuration but the plan creates
unconventional lots that could present coordination issues between the future lot owners.
Preferred Option Summary
The proposed variance request plan does contain one lot (new home) that will meet all RSF zoning
criteria. The other lot with the existing home would need a variance for reduced lot width but it
Variance Request May I S 2018
Red Cedar Point — Chanhassen, MN Page 2 of 3
would still maintain a width of 80 lineal feet right of way frontage and be 80+ feet in width at the
30' front setback. Both lots would meet or exceed the desired 60' wide x 60' deep building pads
or buildable area. The proposed variance would result in lots that do not require additional right of
way dedication, and provides a new lot line that is parallel to the existing west parcel boundary
creating a typical lot line that is clearly defined for future owners.
VARIANCE JUSTIFICATION
Check to City findings for granting a variance (pursuant to City Code Section 20-58):
a) The requested variance results in a subdivision that would be in harmony with RSF zoning
standards. Non -typical design alternatives do exist to technically create an RSF zoning
complaint plan, however, they would have other detriments that are less beneficial to the
City nor are as marketable for future lot/home owners. The variance request creates a
subdivision that is consistent with the surrounding residential properties, of which, some
are smaller than 90' wide themselves, including the property directly abutting the
development site to the west. The variance request creates a plan that is consistent with the
City's Comprehensive Plan and results in a land use density just under the City's estimate
average demand within low density residential land use.
b) The variance is not being requested for the property owner to use the property in a manner
not permitted by RSF zoning standards. The proposed subdivision plan and requested
variance is in substantial conformance to RSF zoning with one minor exception.
c) The variance is not being requested for economic considerations alone. The variance is
being requested to avoid unnecessary dedication of public right of way and to allow
creation of lots with typical configuration reducing chance of conflict between future lot
owners.
d) The plight of the current landowner is due to the parcel being subdivided to its width prior
to current RSF zoning standards and not at any fault of the landowner. There are existing
lots near the proposed subdivision that also do not meet RSF zoning standards for lot width
and thus the proposed variance request is reasonable.
e) The variance if granted will not alter the essential character of the locality. The proposed
variance plan will result in a subdivision that is consistent with the existing neighborhood.
f) The variance is not being requested for earth sheltered construction.
CONCLUSION
The applicant respectfully concludes that the request for variance and subdivision will allow for a
development consistent with adjacent single family residential lots and the City Goals and
Objectives for this area.
Variance Request May 15 2018
Red Cedar Point — Chanhassen, MN Page 3 of 3
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DEVELOPER
ESTATE DEVELOPMENT CORPORATION
15250 WAYZATA BOULEVARD
SUITE 101
WAYZATA, MN 55391
PH: 612-990-0666
CONTACT: TOM GONYEA
EM: tom@landmn.com
CONSULTANT
ALLIANT ENGINEERING, INC
233 PARK AVENUE SOUTH
SUITE 300
MINNEAPOLIS, MN 55415
PH: 612-758-3080
FX: 612-758-3099
ENGINEER
MARK RAUSCH
LICENSE NO. 43480
EM: mmuscL@alliant-inc.com
SURVEYOR
N DENNIS B. OLMSTEAD
LICENSENO. 18425
EM: dolmstead@alliant-inc.com
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ALLIANT
233 Park Ave S, Ste 300
Minneapolis, MN 55415
612.758.3060 Maw
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degree 5l Min. lO aewnds Fut We, said canRdine.of . M 292.0 fest to a point ended 676.4 Met
Norb"abRy M the Fast Lina of call Govemmanl ton 1, as mmsumal some Me centerline of sed Red Ceder
CF 5EA4[E5 AOOIIION)
RCIT
R`
Point Read, said point being the Water! potent of beginning 0 M tract 0Med to be described, antl which dolt le
GRAVEL SURFACE
xei(n SPOT ELEVATION
elsothe Northeasterly oamer of that tract Oland resented inthe find descnpgon appealing in Book 510 Goods,
P) PLAN ELEVATIONS
Page B64, of of the RegWorof Dee W. Caner County, MMnmoR; thence continuing SONh N degree 51
ti
DECIDUOUS TREE
WmWny IC semMs Beat along sad cenMrllna of Rod Caere Pard Road ° distance of 197.0 fact, Nance SwM
0 CONIFEROUS TREE
13 degree 15 minutan 40..—do West. di°Mrce of 254258 d; Mance, North 77 degrees 42 minutes 10
,3r
secges West. ditlance of 211 Wleart more or Ru to Ne Fastest Una of tied pact an described In sefd Book
510 goods. NOM
Sig
page 681; Nance 16 degree 42 minNwa W aemMa East Won, sWit EasRrty tree a distance
•192
yN
Ah..ffiva.aa -V) I
ofRod more or less R the actual post M beginning and Me,. termimem, ExctoWnp madman M. pans
taken for Rod Cedar Pdt Road.
11
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Exceptalubat pan o1N. W im. deNbN land dog Eastern of tm Weat line W th.thet onand described In
CerdfirAeolntie No. 5187. Pas WRegisV OMISs, Caner County, Minnerds, xTicb tract a land b denambed
as bllows:
AN that part W Goremment I -ed 1, SectM B, Township 116 NoWn, Range 23 Wes( deacnbN efdlows:
Commencing at the Northeast ..or of sa'd Modern 01 than. ¢art car N. NOM Use of 5aPo GaAs. a dist°nce
of SING met In the center ed GMnws Road; thence South 8 degree 56 minu25 Weal ¢long the canter of Glencoe
Rwtl for a tlManre 07134 Md as Me imandedi of the center line of Feel Glercw Road wOh Ore center line of
,ad Cedar Point Road New South 65 degrees 56 mines esH long N. enter line 0said Red Ceder Post
Road a Marietta W 619 Rd 10 Me,nidal point of angina, W Ne land to be de onlaid: than. S.Wh. degrees
25 minWSS did for is Minorco of 210 fest Nan.° No. NO degrees co minutes reed 155.90 Teri W a point;
Nsncsn 1mWmdy on a line having a benng Of North 16 degree° tc dentes east a distance of PT3.7T Rst
andes or Iass, toted center of line W mrd NO Ceder Pdot Roatl: N.n. soN stoner ly on Me.rlW Ilse stadia
Red Order Point Read a Sdance 0224.17 Md, more of lass, to Me place d beginning, of In Carver County,
S1eR d MinnmOs, at.pdng Nd pan Worth for Ne said Red capon Point Road,
To ns Property
Tormns Cedifiple No. 37556.0
NOTES 1
1. iM1is survey aniline pmpeM tlesviption atlown heels azo basad upon Inbhmationho-d a Ne wmmitmeNMr
We neuron p"pared by Cocom Home Builders IN, LLC or issuing agent for blamed no Gwnnty Common,
Commonest no. H"7153, dried AMM 15,2016.
2. The lotion 0 underground Nililie°... depitN. on moaner tics from Goplrer Ga .One (WIN sydsn br
*-Boundary Survey Metre•, The Intormallon Way provided by a combination 0 Wv°Ilable naps, Inatome theme as
Wiry rewrtls art fled I.— dry 10 be exact. Very WI WIN. crNwl to mratuNon or design.
3, The oriorts on ONis bearing mated IS based 0n the Garver County coordinate system N40SfMM.
A. All dietao.c are rAd
5. The area of Ne abpye described prcpery is sa.malsquare feet or 11.023 same
6. 0mch MI TN on to Nohhnest.mer of the manhood- of A. Cedar Point Road antl RN Cedar Gov¢My
as e].i.. of ....a a.. Datum I9.,.sd.
7, survey retell chambers all for in schedule a, Section Two tithe We wmmNnem.
Terms and wnANols O Ememml In War 0 Village O Chatussen, az amended In document dated
Zo es, Myth. 1 973, fit ad Age M,1 W$ an Document No, 19336
LEGEND
\
• FOUND IRON MONUMENT
c
GAS
^P"
p
SANITARY SEWER
® ELECTRIC METER
»
STORM 5EWER
C9 GAS METER
- EXCEPTION ------------/
05 SANITARY MANHOLE
E
UNDERGROUND ELECTRIC
Exceptalubat pan o1N. W im. deNbN land dog Eastern of tm Weat line W th.thet onand described In
CerdfirAeolntie No. 5187. Pas WRegisV OMISs, Caner County, Minnerds, xTicb tract a land b denambed
as bllows:
AN that part W Goremment I -ed 1, SectM B, Township 116 NoWn, Range 23 Wes( deacnbN efdlows:
Commencing at the Northeast ..or of sa'd Modern 01 than. ¢art car N. NOM Use of 5aPo GaAs. a dist°nce
of SING met In the center ed GMnws Road; thence South 8 degree 56 minu25 Weal ¢long the canter of Glencoe
Rwtl for a tlManre 07134 Md as Me imandedi of the center line of Feel Glercw Road wOh Ore center line of
,ad Cedar Point Road New South 65 degrees 56 mines esH long N. enter line 0said Red Ceder Post
Road a Marietta W 619 Rd 10 Me,nidal point of angina, W Ne land to be de onlaid: than. S.Wh. degrees
25 minWSS did for is Minorco of 210 fest Nan.° No. NO degrees co minutes reed 155.90 Teri W a point;
Nsncsn 1mWmdy on a line having a benng Of North 16 degree° tc dentes east a distance of PT3.7T Rst
andes or Iass, toted center of line W mrd NO Ceder Pdot Roatl: N.n. soN stoner ly on Me.rlW Ilse stadia
Red Order Point Read a Sdance 0224.17 Md, more of lass, to Me place d beginning, of In Carver County,
S1eR d MinnmOs, at.pdng Nd pan Worth for Ne said Red capon Point Road,
To ns Property
Tormns Cedifiple No. 37556.0
NOTES 1
1. iM1is survey aniline pmpeM tlesviption atlown heels azo basad upon Inbhmationho-d a Ne wmmitmeNMr
We neuron p"pared by Cocom Home Builders IN, LLC or issuing agent for blamed no Gwnnty Common,
Commonest no. H"7153, dried AMM 15,2016.
2. The lotion 0 underground Nililie°... depitN. on moaner tics from Goplrer Ga .One (WIN sydsn br
*-Boundary Survey Metre•, The Intormallon Way provided by a combination 0 Wv°Ilable naps, Inatome theme as
Wiry rewrtls art fled I.— dry 10 be exact. Very WI WIN. crNwl to mratuNon or design.
3, The oriorts on ONis bearing mated IS based 0n the Garver County coordinate system N40SfMM.
A. All dietao.c are rAd
5. The area of Ne abpye described prcpery is sa.malsquare feet or 11.023 same
6. 0mch MI TN on to Nohhnest.mer of the manhood- of A. Cedar Point Road antl RN Cedar Gov¢My
as e].i.. of ....a a.. Datum I9.,.sd.
7, survey retell chambers all for in schedule a, Section Two tithe We wmmNnem.
Terms and wnANols O Ememml In War 0 Village O Chatussen, az amended In document dated
Zo es, Myth. 1 973, fit ad Age M,1 W$ an Document No, 19336
LEGEND
• FOUND IRON MONUMENT
c
GAS
^P"
p
SANITARY SEWER
® ELECTRIC METER
»
STORM 5EWER
C9 GAS METER
- EXCEPTION ------------/
05 SANITARY MANHOLE
E
UNDERGROUND ELECTRIC
Wag ® 7
—
OVERHEAD UTILITY
p ELECTRIC BOX
X
FENCE
/i•ry
/
(NOW PART IN GEAR A. AN,
NOW PANT
13 CABLE BOX
0
/dg
q�amae
CF 5EA4[E5 AOOIIION)
RCIT
-M GUY POLE
GRAVEL SURFACE
xei(n SPOT ELEVATION
P) PLAN ELEVATIONS
ti
DECIDUOUS TREE
0 CONIFEROUS TREE
4�3
/H
--__ -_
Lr it
xz.:.z-a
,- . I r,
r y
I
---------
599'4254"W 166_90_
1�
Exceptalubat pan o1N. W im. deNbN land dog Eastern of tm Weat line W th.thet onand described In
CerdfirAeolntie No. 5187. Pas WRegisV OMISs, Caner County, Minnerds, xTicb tract a land b denambed
as bllows:
AN that part W Goremment I -ed 1, SectM B, Township 116 NoWn, Range 23 Wes( deacnbN efdlows:
Commencing at the Northeast ..or of sa'd Modern 01 than. ¢art car N. NOM Use of 5aPo GaAs. a dist°nce
of SING met In the center ed GMnws Road; thence South 8 degree 56 minu25 Weal ¢long the canter of Glencoe
Rwtl for a tlManre 07134 Md as Me imandedi of the center line of Feel Glercw Road wOh Ore center line of
,ad Cedar Point Road New South 65 degrees 56 mines esH long N. enter line 0said Red Ceder Post
Road a Marietta W 619 Rd 10 Me,nidal point of angina, W Ne land to be de onlaid: than. S.Wh. degrees
25 minWSS did for is Minorco of 210 fest Nan.° No. NO degrees co minutes reed 155.90 Teri W a point;
Nsncsn 1mWmdy on a line having a benng Of North 16 degree° tc dentes east a distance of PT3.7T Rst
andes or Iass, toted center of line W mrd NO Ceder Pdot Roatl: N.n. soN stoner ly on Me.rlW Ilse stadia
Red Order Point Read a Sdance 0224.17 Md, more of lass, to Me place d beginning, of In Carver County,
S1eR d MinnmOs, at.pdng Nd pan Worth for Ne said Red capon Point Road,
To ns Property
Tormns Cedifiple No. 37556.0
NOTES 1
1. iM1is survey aniline pmpeM tlesviption atlown heels azo basad upon Inbhmationho-d a Ne wmmitmeNMr
We neuron p"pared by Cocom Home Builders IN, LLC or issuing agent for blamed no Gwnnty Common,
Commonest no. H"7153, dried AMM 15,2016.
2. The lotion 0 underground Nililie°... depitN. on moaner tics from Goplrer Ga .One (WIN sydsn br
*-Boundary Survey Metre•, The Intormallon Way provided by a combination 0 Wv°Ilable naps, Inatome theme as
Wiry rewrtls art fled I.— dry 10 be exact. Very WI WIN. crNwl to mratuNon or design.
3, The oriorts on ONis bearing mated IS based 0n the Garver County coordinate system N40SfMM.
A. All dietao.c are rAd
5. The area of Ne abpye described prcpery is sa.malsquare feet or 11.023 same
6. 0mch MI TN on to Nohhnest.mer of the manhood- of A. Cedar Point Road antl RN Cedar Gov¢My
as e].i.. of ....a a.. Datum I9.,.sd.
7, survey retell chambers all for in schedule a, Section Two tithe We wmmNnem.
Terms and wnANols O Ememml In War 0 Village O Chatussen, az amended In document dated
Zo es, Myth. 1 973, fit ad Age M,1 W$ an Document No, 19336
0 IS 30 60
SCALE
®
LEGEND
• FOUND IRON MONUMENT
c
GAS
® AIR CONDITIONER
p
SANITARY SEWER
® ELECTRIC METER
»
STORM 5EWER
C9 GAS METER
WATERMAIN
05 SANITARY MANHOLE
E
UNDERGROUND ELECTRIC
® CURB STOP
—
OVERHEAD UTILITY
p ELECTRIC BOX
X
FENCE
m MAILBOX
FENCE
13 CABLE BOX
0
CONCRETE
p POWER POLE
-M GUY POLE
GRAVEL SURFACE
xei(n SPOT ELEVATION
P) PLAN ELEVATIONS
BITUMINOUS SURFACE
DECIDUOUS TREE
0 CONIFEROUS TREE
0 IS 30 60
SCALE
®
A �z
CI0 0 10 20 40
P -
SCALE IN FEET
F,
PARCEL HREA TFBLE
PARCEL
AREA SF
AREA AG
Bi -Li
20,41]
9669
BLL2
23,5]2
0541
ROW
595
00:4
TOTAL i
44,589
1.924
ONAINPGE AND UNTIL EASEMEMSAPE SHOWN THUS
�5
a o
NOT iO SCAIE
Kng Slay'lnwUah Ad a"nuag 1. 'aa and In "al In
moN Ild a tong no ht 01 way llnra. unlm ah—
mann. on 11W pal.
LEGEND:
PROPERTY LINE
LOT LINE
— — — RIGHT OF WAY
— — — — — — — EASEMENT LINE
— SECTION LINE
F'---`—�—„ DRAINAGE AND
UTILITY EASEMENT
• FOUND IRON MONUMENT
ALLIANT
233 Park Ave S, Ste 300
Minneapolis, MN 55415
612.758.3080 MAIN
612,758.3099 Far
www.alliant-inc,corn
PROJECT TEl DATA
DESIGNED: MPR
BaWN: ELL
PROJECT N0: 210-0079
3
SHEET 3 of 7
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prepared by m
untln5 my
,rea a.,a"ei'n
and that I
Am a dap 1.1—ri d
PROSE5SIONAL ENGINEER
under
the lewd of the
you. a1
MINNESOTA
MARK PAIISLH. PE
Dan.
Llmnaa Na.
QUALITY ASSURANCE/CONTROL
Gy
OAT,
PROJECT TEl DATA
DESIGNED: MPR
BaWN: ELL
PROJECT N0: 210-0079
3
SHEET 3 of 7
T.8`v16' Concrete Block
710F TYPICAL GATE VALVE
now AND BOX INSTALLATION
mama -w ENGINEERING DEPARTMENT1006
.xers
m pE
' vARARE ,
l.9' Minimum cevn rernlree
W Hlp No. H-10361
owr lap of wNa main.
Bdby-Ste-Crad No. B-5160
P-6. Valle Steen Rlaers
n
oYEAVF aN RE igSTs
To WI 4. Of The Surface
DROP 12
WrE PwGTEO ENO 'r
95 CE418E ObO
If 7H.
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RMF - SINGLE FAMILY RESIDENI6LL DISTRICT
PV4 Sill -26 GIPS MW SLME 1(4` PER f001
TI: Tcp Nut of The v w. To
-
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The S-kf . le Reuter Trion B'.
Rade
awwrr NAM
I. s$ouADEM q1B ALF ,cxm�(NW v\pZ1E0)
i. $NtlTMY SEMdn MUFWCE R x0iVBA WTfA SEIXCIN
-e
flN91RO MAGE ANO PAINT TOP G' OF POST ROAOPGNT GREEN PANT.
3 V El6FF REOUREC M PRVATE PeGrKal IF Oscan. New IN m NI
Atlpat top A 3/4. OMOM
N>. 6860
26'
1Patl Bar to be nel to
Nudlc 14361 26"
prodtle 12• of otlyelmb:L
B4Ay-Sta-Ga Nw 48502
2]`
LESS THAN 16' DEEP)
TOP
Z o
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Mueller Ne X-10551
TYw' No 56
14•
a%hby-Ste-Craw B 5001
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E3gN51A1^ vB523Nq 59
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The Gate Valve And
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6X
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W
No -X10561
85
w
Baby -Ste Cmv Na YB516
60•
Arnf ed E
APPre' auol
l
Rae Oonl Wedge Volw
Valve pnd Bov !o be
i SERVICE LOCATIONS AND ELEVATIONS SHALL BE VERIFIED IN FIELD PRIOR TO
Co'M`Id to AWWA
C-509 Slonc. WOO
mnou sl'c xro tl
mi Per
5lalnlese Sted Nub,
l�
a Bale and 2•
1�
ID
m 11'. Operating NUL
T.8`v16' Concrete Block
710F TYPICAL GATE VALVE
now AND BOX INSTALLATION
mama -w ENGINEERING DEPARTMENT1006
.xers
m pE
' vARARE ,
ROW DEDICATION
MEFKFvm TEE PWR WSTI,LIF➢
FRIM &VERT TO Y A
New MARE rov E- vawTm
5•
n
oYEAVF aN RE igSTs
1.98 UNRS/NET ACRE
G
WrE PwGTEO ENO 'r
95 CE418E ObO
Iyyl'
q
RMF - SINGLE FAMILY RESIDENI6LL DISTRICT
PV4 Sill -26 GIPS MW SLME 1(4` PER f001
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PdE MAMEtER Mw 'NU
SQUIMv $Eqt
awwrr NAM
I. s$ouADEM q1B ALF ,cxm�(NW v\pZ1E0)
i. $NtlTMY SEMdn MUFWCE R x0iVBA WTfA SEIXCIN
YuNr yl/E TRENCH. INSTALL A HEAVY NOMAL EEE W5T5 FRdI INWRT TO V ABOVE
flN91RO MAGE ANO PAINT TOP G' OF POST ROAOPGNT GREEN PANT.
3 V El6FF REOUREC M PRVATE PeGrKal IF Oscan. New IN m NI
E.RIDS PO W.
A ML RWE SHAUL 8E 6IDOM GH cNANW IaR BEW n, (514RY-F) M COARSE FILTER
AGGREGATE (2002-H)
g
TYPICAL SANITARY
_ _ ROW
SERVICE(
1�aslmnSEWER
LESS THAN 16' DEEP)
rcvx: eo-rc ENGINEERING DI mrd" $001
z N
o'I
�IT
0 10 20 40
3
P SCALE IN FEET
REMOVE AND REPLACE PAVEMENT AS
NECESSARY FOR SERVICE INSTALLATION.I
PAVEMENT SHALL BE REPLACED WITH
EQUIVALENT PAVEMENT SECTION
'A.
C
/ FDq
SAN WYE 32+56 EX e' PVC SANITARY
IE O MAIN 3948.93 9p L
IE O R/W 950.1 ESL 10' HDPE WATERMAIN
/ /� EX SANITARY AND WATER
PROPOSED SANITARY / / / SERVICES FOR LOT 1 TO REMAIN
AND' WATER SERMCES / CBE 1.5� -
'(/, FOR LOT 2 \
Syn. -8' PVC SDR 28
WAT -P TWE -
COPPER
ER / / \ ` X896. ..
06' v /
�_ / EXISTING GAREAGE
'/ / / / i TO BE REMOVED /
/ MIN JEr 951.9
J BA", l l l EXISTING HOME/ /
REAMAIN
a 2
r.
I
SITE PLAN DATA
GROSS AREA
1.024 ACRES
ROW DEDICATION
0.014 ACRES
NET BUILDABLE AREA
1.010 ACRES
PROPOSED DWL NG UNITS
2
NET DENSITY
1.98 UNRS/NET ACRE
EXISTING ZONING
RSF - SINGLE FAMILY RESIDENTUL DISTRICT
PROPOSED ZONING
RMF - SINGLE FAMILY RESIDENI6LL DISTRICT
EXISTING LAND USE
RESIDENTIAL LOW DENSITY
PROPOSED LAND USE
RESIDENTIAL LOW DENSITY
PROPOSED MINIMUM LOT WIDTH
AT FROM SETBACK 80.75 FT (LOT 1)
PROPOSED MINIMUM LOT WIDTH
AT FROM SETBACK 90 FT (LOT 2)
DATA TABLE
60' MINIMUM PADEA
SETBACKS '
ALLOWABLE ••F)
WDATA
--------
IMPERVIOUSFRONT
REAR
(SF)1]
30 30
5,10472
30 30
5,893KS,
SEE TYPICAL LOT DETAIL
INFERVIOUS/LOT PER CITY OF
CHANHASSED DEVELOPMENT REGULATIONS
TYPICAL LOT DETAIL DT To SCALE
F - NLL 9� pENr y/
L -LO W
W - WbOGUr
Pe➢ AGFA
1�
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la
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'11ALLIANT
233 Park Ave S, Ste 300
Minneapolis, MN 55415
612.758.3080 MAIN
612.758.3099 Fav
wwW.allianVinc.com
Q
FOOTPRINT / l
/
m
LEGEND:
V/
--------- EASEMENT LINE
-1
/T)-
'.
/
[PROTECT
BUILDING SETBACK
NNE
PROB.LO
K/
L PROTECT EXISTING / /
T
LOT UNE
LOT UNE
g
RETAINING WAIT I /
_ _ ROW
H a
E)OSTING PORCH AND / / 1
UTILITY
Z o
EL
DECK TO BE REMOVED / !
''-' -. EXISTING OVERHEAD
~
a
----- EXISTING EXISTING SANITARY SEWER
x
EXISTING WATER"N
a
—Do— PROPOSED SANITARY SEWER
Z
W h
—I— PROPOSED WATERMMN
z
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WF
W
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UTILITY NOTES:
rn
I hereby cartllo IM1aI ihla plan,
apadrtcciion, r repotl was
l
alr.al la:nn
i SERVICE LOCATIONS AND ELEVATIONS SHALL BE VERIFIED IN FIELD PRIOR TO
a duly I
d1,. e
COSTINGUCTION.'
Me laws of iM1a SHd.Slale el
MINNESOTA
2. CONTRACTOR IS RESPONSIBLE FOR ALL PERMITS PRIOR TO THE START OF CONSIRUCTON.
MMI( RMISCH. PE
oaM1
unen.. Na.
QUALITY ASSURANCE/CONTROL
3. ALL U I WORK WITHIN THE R.O.W. SHALL COMPLY WITH THE CITY OF CHANHASSEN
nATE
DATE ISSUE
ENGINEERING GUIOEUN6.
4. NOTIFY GOPHER STATE ONE BALL IB HOURS IN AIIVANCE OF ANY U11UTY WORK.
S. PROVIDE TEMPORARY TRAFFIC CONTROL IN COMPLIANCE WITH MNDOT "TEMPORARY TRAFFIC
/
CONTROL ZONE LAYOUTS -FIELD MANUAL' LATEST REVISION. FOR ANY CONSTRUCTION WITHIN
PUBUC R.O.W.
B. THE CONTRACTOR SHALL CONTACT THE SEWER AND WATER DEPARTMENT 24 HOURS PRIOR TO
ANY PUBUC SEWER/WATERMAIN CONNECTION.
7. SANITARY SEWER SERVICES SHALL BE INSTALLED PER DIT' OF CHANHASSEN SPECIFICATIONS
AND DETAIL PLATES
...... -_. _.-. _. __... ...- _.._
- B. WATERMAN SERVICES SHALL BE INSTALLED PER CITY OF CHANHASSEN SPECIFICATIONS AND
DETAIL PLATES.
9. TYPICAL LOT SERVICES:
SAN - B' PVC SOLVENT WELDED SDR 26 (SEE DETAIL 2001)
WAT - Y TYPE 'K' COPPER (SEE DETAIL 1006)
A
'11ALLIANT
233 Park Ave S, Ste 300
Minneapolis, MN 55415
612.758.3080 MAIN
612.758.3099 Fav
wwW.allianVinc.com
DESIGNED: MPR
DRAWN:ELL
PROJECT NO: 216-0018
4
SHEET 4 of 7
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I hereby cartllo IM1aI ihla plan,
apadrtcciion, r repotl was
pnpama br m• err Dna.r my
alr.al la:nn
ane mal
a duly I
d1,. e
PROFESSIONALL ENGINEER under
Me laws of iM1a SHd.Slale el
MINNESOTA
MMI( RMISCH. PE
oaM1
unen.. Na.
QUALITY ASSURANCE/CONTROL
By
nATE
DATE ISSUE
DESIGNED: MPR
DRAWN:ELL
PROJECT NO: 216-0018
4
SHEET 4 of 7
4
E
c
0 10 20 40
SCALE IN FEET
96
4 Pa'
All -
I l l
l
96"j Jl l 976.1ex
,,2.1 r. /
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GRADING NOTES:
1. PRIOR TO STARTING CONSTRUCTION. THE CONTRACTOR SHALL RE RESPONSIBLE TO MAKE SURE
THAT ALL REQUIRED PERMITS AND APPROVALS HAVE BEEN CHINNED. NO CONSTRUCTION OR
FABRICATION SHALL BEGIN UNTIL THE CONTRACTOR HAS RECEIVED AND THOROUGHLY RENEWED
ALL PIANS AND OTHER DOCUMENTS APPROVED BY ALL OF THE PERMITTING AUTHORITIES.
2. PLL FINISHED GRADES SHALL SLOPE AWAY FROM PROPOSED BUILDINGS AT MINIMUM GRADE OF
2.05. ALL SWALES SHALL HAVE A MINIMUM SLOPE OF 2.005.
3. THE CONTRACTOR SHAD KEEP THE ADJACENT ROADWAYS FREE OF DEBRIS AND PREVENT THE
OFF -SNE TFACKING OF SOIL IN ACCORDANCE WITH THE REQUIREMENTS OF THE CITY AND
WATERSHED.
4. NOTIFY GOPHER STATE ONE CALL AT (800) 252-1166, 48 HOURS PRIOR TO START OF
CONSTRUCTION.
5. All IMPROVEMENTS TO CONFORM WTTH CITY OF CHANHASSEN CONSTRUCTION STANDARDS
SPECIFICATON, LATEST EDITION.
6. ROCK CONSTRUCTION ENIRWCES SHAH BE PROVIDED AT ALL CONSTRUCTION ACCESS POINTS.
7. REFER TO GEOTECHNIOAL ENGINEER FOR SOIL CORRECTION REQUIREMENTS AND TESTING
REQUIREMENTS.
B. STRIP TOPSOIL IN ALL DISTURBED AREAS PRIOR TO PNY CONSTRUCTION. REUSE STOCKPIIE ON
SITE STOCKPILE PERIMETERS MUST BE PROTECTED VM SILT FENCE
9. IMMEDIATELY FOLLOWING GRADING OF (3:1 OR GREATER) SIDE SLOPES PND ORNNAGE SWAM,
WOOD FIBER BIANKET OR OTHER APPROVED SOIL STABILIZING METHOD (APPROVED BY
ENGINEER) SHALL BE APPLIED OVER APPROVED SEED MIXTURE AND A MINIMUM OF 4- TOPSOIL.
10. THE GENERA CONTRACTOR MUST DISCUSS DEWATERING PIANS WITH ALL SUBCONIWOORS TO
VERIFY REQUIREMENTS, IF DEWATERING IS REQUIRED DURING CONSTRUCTION, CONTRACTOR
SHOULD CONSULT WITH EROSION CONTROL INSPECTOR AND ENGINEER TO DETERMINE
APPROPRIATE METHOD.
DEVELOPER
ESTATE DEVELOPMENT CORPORATION
15250 WAYZATA BOULEVARD.
SUTIE 101
WAMTA, AN 55391
GRADING LEGEND:
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CHANHASSEN PLANNING DEPT
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NOT TO SCALE
DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS:
Being 5 feet in width and adjoini fq lot Imes
and ID last in width and odjoinin9 rght of woy
lines, unless otherwise indicated On the plat.
THE NORTH LINE GOVERNMENTLOT 1. SECTION 8, TOWNSHIP 116
NORTH, RANGE 23WEST, ISASSNMEOTO HAVEABEPAINGCF
NN'305SE, PL SO CARVER COUNTY NAD83(1986),
Denotes found man ument, marked as shown
0 Olenoles 1/2 inch M 18 Inch it monument ent se
marked by license no. 18425 unless otherwise shown
O Denotes Carver County cast iron monument found
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Scale In feet
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I INCH = 30 FEET
ALLIANT
Memorandum
CITY OF C HANHASSE X
Chanhassen is a Community for Life- Providing forTodayand Planning forTomorrow
To: Mackenzie Walters, Assistant Planner
From: George Bender, PE, Assistant City Engineer
CC: Bob Generous, Senior City Planner
Jessica Archer, City Building Official
Vanessa Strong, Water Resources Coordinator
Date: June 14, 2018
Re: 3861 Red Cedar Pt Rd — Preliminary Subdivision and Final Plat Review
City Planning Case No. 2018-10
This memorandum is in response to plans submitted by Gonyea Homes on behalf of 3861 Red
Cedar Point Rd. The property owner is proposing to split the property into 2 lots and a variance
is necessary to approve the lot split.
Eneineering Review Comments
Drawing 4 — Site and Utility Plan:
1) Change detail 1006 (Gate Valve and Box Installation) to detail 1005 (Water Service).
2) Add City details 5202A (Bituminous Street Patching), 5203 (Curb and Gutter), 5208
(Concrete Driveway), 5209 (Bituminous Driveway), and 5221 (Tie Card).
3) An abandoned watermain exists between the sanitary sewer and the watermain. Add note
to make this known to the sanitary sewer and water installation contractor.
Drawing 5 — Grading, Drainage, and Erosion Control Plan:
4) Add City details 5301 (Rock Construction Entrance) and 5302B (Erosion Control for
Individual Lots)
5) Provide geotechnical report.
6) Include first floor elevation of buildings on adjacent lots.
7) Existing and proposed elevations shall be shown at each lot corner and top of the curb at
the lot line extension.
8) Identify proposed soil stockpile locations.
Variance:
9) No comments.
PH 952.227.1100 • www.d.Chanhassen.rrin.us • FX 952.227.1110
7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317
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 June
7, 2018 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 a hearing to consider a 2 lot
subdivision with a variance for reduced lot width located at 3861 Red Cedar Point Road
for property zoned Single Family -Residential IRSF). Applicant/Owner: Tom Gonyea,
Estate Development Corporation 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.
Kin T. euwissen, Dep Clerk
Subscribed and sworn to before me
this __L day of , 7Uk. 12018.
ate' JENNIFER ANN POTTER
Notary Public -Minnesota
1 Otary Fnb11C •My Commission 6Wrm Jan 31, 2020
Notice of Public Hearing
Chanhassen Planning Commission Meeting
Date & Time:
Tuesday, June 19, 2018 at 7:00 p.m. This hearing may not start until
later in the evening, depending on the order of theagenda.
Location:
City Hall Council Chambers, 7700 Market Blvd.
To consider a 2 lot subdivision with a variance for reduced lot
Proposal:
width.
Applicant:
Tom Gon ea, Estate Development Corporation
Property
3861 Red Cedar Point Road
Location:
A location map is on the reverse side of this notice.
The purpose of this public hearing is to inform you about the
applicant's request and to obtain input from the neighborhood
about this project. During the meeting, the Chair will lead the
public hearing through the following steps:
What Happens
W
Wthe
1. Staff will give an overview of the proposed project.
at Meeting:
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses
the project.
If you want to see the plans before the meeting, please visit
the city's projects web page at:
www.ci.chanhassen.mn.us/2018-10. If you wish to talk to
someone about this project, please contact MacKenzie
Questions &
Walters by email at mwalters(d)ci.chanhassen.mn.us or by
Questions &
phone at 952-227-1132. If you choose to submit written
Comments:
comments, it is helpful to have one copy to the department in
advance of the meeting. Staff will provide copies to the
Commission. The staff report for this item will be available
online on the project web site listed above the Thursday
prior to the Planning Commission meeting.
Sign up to receive email and/or text notifications when meeting agendas,
packets, minutes and videos are uploaded to the city's website. Go to
www.ci.chanhassen.mn.us/notifyme to sign up!
City Review Procedure:
• Subdivisions. Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Welland Alterations, Rezonings,
Comprehensive Plan Amendments and Code Amendments require a public hearing before the Planning Commission. City
ordinances require all property within 500 feet of the subject site to be notified of the application in writing. Any interested party is
invited to attend the meeting.
• Staff prepares a report an the subject application that includes all pertinent information and a recommendation. These reports are
available by request. At the Manning Commission meeting, staff will give a verbal overview of the report and a recommendation.
The item will be opened for the public to speak about the proposal as a part of the hearing process. The Commission will close the
public hearing and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify
wholly or partly the Planning Commission's recommendation. Rezonings, land use and code amendments take a simple majority
vote of the City Council except rezonings and land use amendments from residential to commerciallindustrial.
• Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant waives this standard.
Some applications due to their complexity may take several months to complete. Any person wishing to follow an item through the
process should check with the Planning Department regarding its status and scheduling for the City Council meeting.
• A neighborhood spokespersoNrepresentative is encouraged to provide a contact for the city. Often developers are encouraged to
meet with the neighborhood regarding their proposal. Staff is also available to review the project with any interested person(s).
• Because the Manning Commission holds the public heading, the City Council does not. Undies are taken and any correspondence
regarding the application will be included in the report to the City Council. ff you wish to have something to be included in the report,
lease contact the Planning Staff person named on the notification.
Notice of Public Hearing
Chanhassen Planning Commission Meeting
Date &Time:
Tuesday, June 19, 2018 at 7:00 p.m. This hearing may not start until
later in the evening, depending on the order of theagenda.
Location:
City Hall Council Chambers, 7700 Market Blvd.
To consider a 2 lot subdivision with a variance for reduced OF
Proposal:
width.
Applicant
Tom Gon ea, Estate Development Corporation
Property
3861 Red Cedar Point Road
Location:
A location map is on the reverse side of this notice.
The purpose of this public hearing is to inform you about the
applicant's request and to obtain input from the neighborhood
about this project. During the meeting, the Chair will lead the
public hearing through the following steps:
What Happens
1. Staff will give an overview of the proposed project.
at the Meeting:
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses
the project.
If you want to see the plans before the meeting, please visit
the city's projects web page at:
www.c!.chanhassen.mn.us/2018-10. If you wish to talk to
someone about this project, please contact MacKenzie
Questions &
Walters by email at mwalters(cDci.chanhassen.mn.us or by
phone at 952-227-1132. If you choose to submit written
Comments:
comments, it is helpful to have one copy to the department in
advance of the meeting. Staff will provide copies to the
Commission. The staff report for this item will be available
online on the project web site listed above the Thursday
prior tothe Planning Commission meeting.
Sign up to receive email and/or text notifications when meeting agendas,
packets, minutes and videos are uploaded to the city's website. Go to
www.ci.chanhassen.mn.us/notifyme to sign up!
City Review Procedure:
• Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations, Rezonings,
Comprehensive Plan Amendments and Code Amendments require a public hearing before the Planning Commission. City
ordinances require all property within 500 feet of the subject site to be notified of the application in writing. Any interested party is
invited to attend the meeting.
• Staff prepares a report on the subject application that includes all pertinent information and a recommendation. These reports are
available by request. At the Planning Commission meeting, staff will give a verbal overview of the report and a recommendation.
The item will be opened for the public to speak about the proposal as a part of the heading process. The Commission will close the
public heading and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify
wholly or partly the Manning Commission's recommendation. Rezonings, land use and code amendments take a simple majority
vote of the City Council except rezonings and land use amendments from residential to commeno.1rindustrial.
• Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant waives this standard.
Some applications due to their complexity may take several months to complete. Any person wishing to follow an item through the
process should check with the Manning Department regarding its status and scheduling for the City Council meeting.
• A neighborhood spokespersonlrepresentaBve is encouraged to provide a muted for the city. Often developers are encouraged to
meet with the neighborhood regarding their proposal. Staff is also available to review the project with any interested person(s).
• Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and any correspondence
regarding the application will be induced in the report to the City Council. If you wish to have something to be included in the report.
lease contact the Planning Staff person named on the notification.
TAX -NAME
TAX -ADD -Ll
TAX_ADD_1-2
TAX_ADD_1-3
ALYCE FULLER
7075 RED CEDAR CV
EXCELSIOR
MN 55331-7795
BERNARD & HELEN LEACH
3830 RED CEDAR POINT RD
EXCELSIOR
MN 55331-7765
CAROLJ HERGOTT
7064 RED CEDAR CV
EXCELSIOR
MN 55331-7795
CHRISTOPHER J MANN
7231 MINNEWASHTA PKY
EXCELSIOR
MN 55331-9668
CLARA J & JAMES 0 GINTHER JR
7078 RED CEDAR CV
EXCELSIOR
MN 55331-7796
COY 0 & SANDRA S SHELBY
7068 RED CEDAR CV
EXCELSIOR
MN 55331-7795
DANIEL P MULHERAN
3815 RED CEDAR POINT RD
EXCELSIOR
MN 55331-7766
DARYL L KIRT
50 HILL ST
CHANHASSEN
MN 55317-9586
DAVID G WAGNER
3831 RED CEDAR POINT RD
EXCELSIOR
MN 55331-7766
DAVID M LARSON
3837 RED CEDAR POINT DR
EXCELSIOR
MN 55331-7766
DAVID WEINHOLD
3750 RED CEDAR POINT RD
EXCELSIOR
MN 55331-9675
EDWARD H & CHERYL A BIXBY
3735 HICKORY RD
EXCELSIOR
MN 55331-7769
ELIZABETH J NOVAK
7210JUNIPER
EXCELSIOR
MN 55331-9613
GERALD & MELANIE KELLY
3841 MAPLE SHORES DR
EXCELSIOR
MN 55331-9602
GLENFORD M & SUSAN GALE SHULL
7098 RED CEDAR CV
EXCELSIOR
MN 55331-7796
GREGORY P ROBERTSON
7038 RED CEDAR CV
EXCELSIOR
MN 55331-7795
HEIDI ANN MARX
3755 RED CEDAR POINT RD
EXCELSIOR
MN 55331-9676
HOLLY M SCHISSEL LIV TRUST
3851 RED CEDAR POINT RD
EXCELSIOR
MN 55331-7766
JAMES F & DOLORES LIPE
7096 RED CEDAR CV
EXCELSIOR
MN 55331-7796
JAMES R BJORK
7044 RED CEDAR CV
EXCELSIOR
MN 55331 -
JANE EVANS
7074 RED CEDAR CV
EXCELSIOR
MN 55331-7795
JASON A JERNELL
JILLANDERSON
JOANNE T KIMBLE
3821 RED CEDAR POINT RD
26485 EDGEWOOD RD
7058 RED CEDAR CV
EXCELSIOR
EXCELSIOR
EXCELSIOR
MN 55331-7766
MN 55331-8335
MN 55331-7795
JOSHUA R VAN HECKE
3861 MAPLE SHORES DR
EXCELSIOR
MN 55331-9602
KATHLEEN L ROUSAR
3841 RED CEDAR POINT RD
EXCELSIOR
MN 55331-7766
KEVIN R PROHASKA
6424 LANDINGS CT
EXCELSIOR
MN 55331-9713
KRISTI WILSON
7048 RED CEDAR CV
EXCELSIOR
MN 55331-7795
MACADAM T GORDON
3881 MAPLE SHORES DR
EXCELSIOR
MN 55331-9602
MARGO J JESKE
7024 RED CEDAR CV
EXCELSIOR
MN 55331-7795
MARK A & DONNA M MALINOWSKI
7250 MINNEWASHTA PKWY
EXCELSIOR
MN 55331-7762
MARK R JOHNSON
3859 RED CEDAR POINT RD
EXCELSIOR
MN 55331-7766
MATHEW C & STACY M GJETSON
13901 RED CEDAR POINT RD
EXCELSIOR
MN 55331-7752
MAURICE J & ALICE L LEUTHNER
7085 RED CEDAR CV
EXCELSIOR
MN 55331-7796
MICHAEL D & CYNTHIA H WENNER
3801 RED CEDAR POINT RD
EXCELSIOR
MN 55331-7766
PATRICIA L RICHARDSON
7095 RED CEDAR CV
EXCELSIOR
MN 55331-7796
PATRICK R GORMAN
3063 DEVON LN
MOUND
MN 55364-9017
PETER MOE
7161 MINNEWASHTA PKWY
EXCELSIOR
MN 55331-9667
QUAI D'ANJOU LLC
7028 RED CEDAR CV
EXCELSIOR
MN 55331-7795
RED CEDAR COVE TOWNHOUSE
PO BOX 181
EXCELSIOR
MN 55331-0181
RENEA MARIE PALMER
7034 RED CEDAR CV
EXCELSIOR
MN 55331-7795
RICHARD H COMER
3800 RED CEDAR POINT RD
EXCELSIOR
MN 55331-7765
ROANE REVOCABLE LIVING TRUST
3738 HICKORY RD
EXCELSIOR
MN 55331-
ROBBY D & SUSAN E SEGAL
3901 MAPLE SHORES DR
EXCELSIOR
MN 55331-9629
ROBERT E BRUERS
7054 RED CEDAR CV
EXCELSIOR
MN 55331-7795
ROBIN LEIGHTON ROBEY
3840 RED CEDAR POINT RD
EXCELSIOR
MN 55331-7765
SEMSCH GALAROWICZ TRUST
7099 RED CEDAR CV
EXCELSIOR
MN 55331-7796
STATE OF MINNESOTA - DNR
500 LAFAYETTE RD
ST PAUL
MN 55155-4030
TERRY D & CARRIE B CARNS
3911 MAPLE SHORES DR
EXCELSIOR
MN 55331-9629
THOMAS & MARY MANN
7221 MINNEWASHTA PKY
EXCELSIOR
MN 55331-9668
THOMAS P MANN
7211 MINNEWASHTA PKWY
EXCELSIOR
MN 55331-9668