Glenwood Drive Homes Narrative-PrelimPlat 06-29-18
Lake West Development | 14525 Highway 7, Suite 265, Minnetonka, MN 55345 | Phone 952-930-3000
Preliminary & Final Plat – Narrative
GLENDALE DRIVE HOMES
3800 Glendale Drive, Chanhassen, MN 55331
PID: 250051200
June 29, 2018
Overview
Lake West Development, LLC requests Preliminary & Final Plat approvals in order to re-
develop the property at the southwest corner of Glendale Drive and Minnewashta
Parkway in Chanhassen, MN. This submittal proposes subdividing the property into 5
single family lots with no variances.
Perry Ryan, PE
VP, Lake West Development, LLC
Office: 952-653-1359
Preliminary & Final Plat – Narrative – GLENDALE DRIVE HOMES
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A. Contact Information
Owner of Record Martin J & Joyce Foy
PO Box 2804
Kirkland, WA 98083
Applicant Perry Ryan, VP
Lake West Development LLC,
14525 Highway 7, Suite 265 Minnetonka, MN 55345,
Phone 952-930-3000
B. Site Data
Address SW Corner of Glendale Drive & Minnewashta Pkwy
Chanhassen, MN 55331
Zoning Residential Single Family
Parcel Size 2.14 acres
93,296 sq. ft.
Lot 1 = 18,646 sq. ft.
Lot 2 = 16,950 sq. ft.
Lot 3 = 16,950 sq. ft.
Lot 4 = 15,729 sq. ft.
Lot 5 = 15,030 sq. ft
PID 250051200
Description See Preliminary Plat, Carver County, Minnesota.
Abstract Property.
C. Land Characteristics
The property is relatively flat to slightly rolling with a slight slope to the West and East. There
are no structures on the site. The property is treed, however the trees are in poor condition,
see letter from arborist.
Currently the property has public roadway on 3 sides of the parcel and has existing sanitary
and water services stubbed to the property on the north sufficient to serve the proposed
homes.
D. Description of the Project
The proposal is to subdivide the existing 2.14 acre parcel into 5 single family lots, one Outlot
and Right of Way dedication for Country Oaks Drive and Glendale Drive. Currently, these two
right of way pieces are not dedicated and this project will resolve that issue.
The project does not seek any variances and is proposing a density of approximately 2.3
dwelling units per acre.
Preliminary & Final Plat – Narrative – GLENDALE DRIVE HOMES
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E. Tree Preservation
The parcel is treed however the trees are in general poor condition per the attached letter from
Certified Arborist, Johnathon Heaton at Bartlett Tree Experts. According to Mr. Heaton’s
inspection of the trees, “Most of the trees on the site are undesirable species (boxelder and
ash) and have significant defects. In my opinion, most of these trees do not have a long life
ahead of them.” “There are a few good trees on the lot including a nice red oak and some
black walnuts, but the rest are not worth trying to preserve. They are not likely to have much
life left and will be a potential hazard.” (See attached complete letter).
Based upon Mr. Heaton’s assessment, we have shown the complete tree tabulation of 89
trees and 1,251 caliper inches, and then also shown the “viable” trees of which there are 16
trees and 254.9 caliper inches. A “viable” tree for this purpose is one defined as not having
one of the following conditions:
· Cavities or wounds at the base or on the trunk
· Significant structural defects in the crown such as cavities and poor branch unions
· Signs of general decline such as dieback at the branch tips
Of the viable trees on the site, we are proposing to preserve and save 205.9 caliper inches
which equates to 81%. Of these saved, they include the red oak and black walnuts Mr.
Heaton refers to.
F. Stormwater Management
Per discussion with the City’s Water Resources Coordinator, we are proposing that each lot
would have an infiltration pond constructed at the low point of each lot to meet the current
stormwater requirements.
G. Home Design
Proposed homes are planned to be one or two story homes with look-out or walk-out
basements to work with the natural topography of the property.
H. Ghost Plat to South
We were asked to prepare a “Ghost Plat” for the two parcels to the south of the project by
staff. See graphic below.
As shown by the graphic, the two parcels to the south have a viable option to develop by
extending the cul-de-sac at Stratford Road.
Preliminary & Final Plat – Narrative – GLENDALE DRIVE HOMES
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