PC Staff Report 10-20-20PLANNING COMMISSION STAFF
REPORT
Tuesday,October 20,2020
Subject Consider a Request for Subdivision Approval to Create Three Lots Berrospid Addition)with a
Variance for the Use of a Private Street on Property Located at 7406 Frontier Trail
Section PUBLIC HEARINGS Item No:C.1.
Prepared By Bob Generous,Senior Planner File No:
PROPOSED MOTION:
The Chanhassen Planning Commission recommends that City Council approve a three-lot subdivision with a
variance for the use of a flag lot and private street subject to the conditions of the staff report and adopts the
Findings of Fact and Recommendation.
SUMMARY OF REQUEST
The applicant is requesting subdivision approval with a variance for the use of a flag lot and private street for a three-lot
single-family residential development.
APPLICANT
Luis Berrospid 7406 Frontier Trail Chanhassen,MN 55317
SITE INFORMATION
PRESENT ZONING:Residential Single-Family DIstrict,RSF
LAND USE:Residential Low Density net density 1.2 4 units per acre)
ACREAGE:2.02 acres
DENSITY:1.53 unitsw per net acre
APPLICATION REGULATIONS
Chapter 18,Subdivisions
Chapter 20,Article XII,RSF”Single-Family Residential District
BACKGROUND
Auditors Subdivision No.2 was platted on August 24,1939.In 1968,a portion of the parcel was separated from the
PLANNING COMMISSIONSTAFFREPORTTuesday,October 20,2020SubjectConsideraRequest for Subdivision Approval to Create Three Lots Berrospid Addition)withaVariancefortheUseofaPrivateStreetonPropertyLocatedat7406FrontierTrailSectionPUBLICHEARINGSItemNo:C.1.Prepared By Bob Generous,Senior Planner File No:PROPOSED MOTION:The Chanhassen Planning Commission recommends that City Council approve a three-lot subdivision withavariancefortheuseofaflaglotandprivatestreetsubjecttotheconditionsofthestaffreportandadoptstheFindingsofFactandRecommendation.SUMMARY OFREQUESTTheapplicantisrequestingsubdivision approval with a variance for the use of a flag lot and private street for a three-lotsingle-family residential development.APPLICANTLuisBerrospid 7406 Frontier Trail Chanhassen,MN55317SITEINFORMATIONPRESENTZONING:Residential Single-Family DIstrict,RSFLANDUSE:Residential Low Density net density 1.2 4 units per acre)ACREAGE:2.02 acresDENSITY:1.53 unitsw per net acreAPPLICATIONREGULATIONSChapter18,SubdivisionsChapter20,Article XII,RSF”Single-Family ResidentialDistrictBACKGROUND
Auditors Subdivision No.2 was platted on August 24,1939.In 1968,a portion of the parcel was separated from the
original lot Subdivision 68-1).The house on the lot was built in 1969.
RECOMMENDATION
Staff recommends that the Planning Commission approve the subdivision with a variance for the use of a flag lot and
private street subject to the conditions of approval and adopts the Findings of Fact and Recommendation.
ATTACHMENTS:
Staff Report
Findings of Fact and Recommendation
Development Review Application
Preliminary Plat
Site Development Plans
Revised Sheet 9
Affidavit of Mailing
CITY OF CHANHASSEN
PC DATE: October 20, 2020
CC DATE: November 9, 2020
REVIEW DEADLINE: October 15, 2019
CASE #: 2019-13
BY: RG, EH, TH, DN, JS
SUMMARY OF REQUEST: The applicant is requesting subdivision approval with a variance for
the use of a flag lot and private street for a three-lot single-family residential development.
LOCATION: 7406 Frontier Trail
Lot 19, Auditor’s
Subdivision No. 2
APPLICANT: Luis Berrospid
7406 Frontier Trail
Chanhassen, MN 55317
PRESENT ZONING: Single-Family
Residential District, RSF
2020 LAND USE PLAN: Residential Low
Density (net density 1.2 – 4 units per acre)
ACREAGE: 2.02 acres DENSITY: 1.53 units per acre
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 in conjunction with a subdivision is limited
to whether or not the proposed project meets the standards in the Subdivision Ordinance for a
variance. The city has a relatively high level of discretion with a variance because the applicant is
seeking a deviation from established standards. This is a quasi-judicial decision.
Notice of this public hearing has been mailed to all property owners within 500 feet.
PROPOSAL/SUMMARY
The applicant is requesting subdivision approval to create a three-lot plat with a variance for the use
of a flag lot and private street.
PROPOSED MOTION:
The Chanhassen Planning Commission recommends that City Council approve a three-lot
subdivision with a variance for the use of a flag lot and private street subject to the conditions of
the staff report and adopts the Findings of Fact and Recommendation.”
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SITE CONSTRAINTS
Wetland Protection
There is no wetland located on the property.
Bluff Protection
There are no bluffs on the property.
Shoreland Management
The property is located within a shoreland overlay district for Lotus Lake.
Floodplain Overlay
This property is not within a federally designated floodplain
APPLICABLE REGULATIONS
Chapter 18, Subdivisions
Chapter 20, Article XII, “RSF” Single-Family Residential District
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BACKGROUND
Auditors Subdivision No. 2 was platted on August 24, 1939. In 1968, a portion of the parcel was
separated from the original lot (Subdivision 68-1). The house on the lot was built in 1969.
STREETS
Access to the property will be via private street which connects to Frontier Trail, a local public
street.
The property being proposed to be subdivided (7406 Frontier Trail) is currently served by a private
driveway that encroaches onto the northern-abutting property (7404 Frontier Trail). The applicant is
proposing to remove the driveway and its current encumbrance onto the property to the north, and
construct a private street to serve all three lots. Staff finds that the use of a private street is in
accordance with city’s Code of Ordinances (Ordinances), Sec. 18-57. The developer will be
required to adhere to all private street standards and regulations as addressed in the Ordinances, the
city’s Standard Specifications and Details, and install all traffic control that is consistent with the
current version of the Minnesota Manual on Uniform Traffic Control Devices.
As the proposed development will have common sections of the private street that will serve two
units or more with a density of less than four units per acre, the private street shall be built to a
seven-ton design, paved to be a width of 20 feet, utilize a maximum grade of ten percent, and
provide a turnaround area acceptable to the fire marshal based upon guidelines provided by
applicable fire codes and Ordinances. While the applicant has provided private street details and
cross-sections, calculations based on in-situ soil types or the designated approved subgrade shall be
supplied by a registered engineer supporting the 7-ton street design. It is recommended that a
Homeowners Association be formed and the declarations address the maintenance responsibilities
and associated costs of repairs for the private street. As the private street is not within an Outlot,
private access agreements will need to be recorded to grant Lots 1 and 2 the right for ingress/egress.
Lastly, review of the required dead-end fire apparatus road turnaround found that the modified
hammerhead approach would not allow for a proper turning movement of the Fire Department’s
design vehicle (Engine #1). The applicant shall update the turnaround design to allow for proper
turning movements, and provide the city updated plans for review and approval. All other Fire
Department comments and conditions associated with the private street shall be adhered to.
Private streets serving up to four lots may be permitted in residential developments with a density of
less than four units per acre if the criteria in variance Section 18-22 are met and upon consideration
of the following:
1) The prevailing development pattern makes it unfeasible or inappropriate to constrict a public
street. In making this determination, the city may consider the location of existing property lines and
homes, local or geographic conditions and the existence of wetlands.
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2) After reviewing the surrounding area, it is concluded that an extension of the public street
system is not required to serve other parcels in the area, improve access, or to provide a street system
consistent with the Comprehensive Plan.
3) The use of a private street will permit enhanced protection of the city's natural resources
including wetlands and forested areas.
The use of the private street meets the criteria specified in City Code since it is not necessary to
provide access to adjacent properties, would create an excessive amount of hardcover with minimal
public benefit and would require even more environmental impacts.
EASEMENTS AND RIGHT-OF-WAY
The applicant is proposing mostly typical public drainage and utility easements (D&U) along the
proposed subdivision’s lot lines. However, due to existing and proposed public utilities, the
applicant has provided additional D&U on Lot 3 of the proposed subdivision. A 10’ D&U on the
west lot line of Lot 3 was added to accommodate the proper maintenance and repair of an existing 6”
cast iron water main, along with a 15’ wide D&U over the proposed 21” reinforced concrete
stormwater conveyance system near the northeast corner of Lot 1. Furthermore, additional D&U is
being proposed over the private street to accommodate the newly proposed public sanitary sewer
main, and public water main. Encroachment agreements for any private infrastructure or
improvements within public D&Us will be required prior to recording of final plat.
The subdivision abuts Frontier Trail, a residential public street just west of Lotus Lake. As currently
platted, the property’s northeast corner extends over Frontier Trail. In order for proper maintenance
and access to the public street and utilities, dedication of additional right-of-way over Frontier Trail
is required. The preliminary and final plat submitted by the applicant illustrates dedicating this
additional right-of-way and was reviewed by staff to be adequate; at its maximum width the
applicant has proposed the dedication of an additional 30’ of right-of-way, see Figure 1 below.
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EXISTING CONDITIONS SURVEY
The applicant had provided with the original Development Review Application, submitted
August 16, 2019, an existing conditions survey that generally met the requirements of Sec. 18-40.
The only required information that was not provided were the locations of all existing utilities such
as sanitary sewer mains and laterals, and water mains and laterals (Sec. 18-40 (2)i). The applicant
shall submit an updated survey upon submittal of final construction plans illustrating all existing
utilities within and surrounding the property.
The existing conditions survey and civil plan sheets show an existing retaining wall that appears to
be built to benefit the property to the south (7460 Frontier Trail) encroaching into the southeast
corner of the proposed subdivision. Additionally, a hard surface improvement (a driveway) is also
encroaching from the property to the south into the proposed subdivision in the same location. As
these encroachments will be within the newly platted public drainage and utility easement for Lot 1,
the applicant shall file for an encroachment agreement concurrently with the recording of final plat.
Any and all conditions required by the County Surveyor for recording of the final plat must be met
prior to recording.
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GRADING AND DRAINAGE
The site slopes generally from west to east, with the west side of the site having an elevation of
approximately 972 feet and the east side having an elevation of 922 feet. Due to this approximate 50
foot change in elevation, the private street grade has been designed to maintain a maximum 10%
grade for approximately 100 feet, then gradually transitions over another 50 feet to achieve a 2%
grade, before teeing into Frontier Trail. The proposed grading plan maintains the overall drainage
pattern from the existing conditions.
The existing house on Lot 3 is located on the western portion of the site, and the newly proposed
Lots 1 and 2 are on the eastern portion. As the newly created Lots are down gradient of the site’s
drainage, it is imperative that they are graded as to steer stormwater runoff from the proposed
houses. Updated grading plans from the applicant shall illustrate the drainage arrows around the
homes on Lot 1 and 2 to ensure it is graded to drain stormwater away from the building’s location.
Lastly, the geotechnical report by Paul Gionfriddo, P.E. (Lic #23093) with Haugo GeoTechnical
Services indicates that the in-situ soils are not suitable for foundation, driveway (private street) or
utility support and will need to be removed and replaced with suitable compacted fill. All
recommendations from the geotechnical report shall be adhered to, and a geotechnical engineering
firm shall be on-site during grading operations as required to ensure the city’s Standard
Specifications and Detail Plates are adhered to along with any Minnesota Building Code
requirements. Although groundwater was not encountered on the initial boring, a double ring
infiltration test was attempted and the test pit began to fill with water from the saturated soils in the
vicinity. If groundwater is encountered during grading, the grades shall be adjusted to maintain a
3-foot separation from the bottom floor elevation and adhering to the recommendations of the soil
engineer on site. Changes to grades shall be submitted to the city for review and approval.
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RETAINING WALLS
The applicant is proposing three retaining walls within the subdivision due to the grade changes
discussed above in “Grading and Drainage”. The height of any retaining wall is measured from the
top of the wall to the bottom of the footing (not to the top of grade). Two of the three retaining walls
will have a height greater than four (4) feet. These walls shall be constructed in accordance with
plans prepared by a registered engineer and shall be constructed of a durable material (smooth face
concrete, masonry/mortared, railroad ties and timber are prohibited). No such plans or details were
submitted with the construction plans, and must be provided prior to issuance of grading permits.
Lastly, the retaining wall supporting the required fire apparatus access road turnaround, located on
Lot 3, will be required to account for the surcharge of the Fire Department’s design vehicle (Engine
1). The required analysis and plans shall be provided to the city fo r review and approval.
EROSION PREVENTION AND SEDIMENT CONTROL
The proposed development will not exceed one (1) acre of disturbance and will, therefore, not be
subject to the General Permit Authorization to Discharge Stormwater Associated with Construction
Activity Under the National Pollution Discharge Elimination/State Disposal System (NPDES
Construction Permit). However, an Erosion and Sediment Control Plan (ESCP) in accordance with
Ordinances shall be submitted for the grading operations of the subdivision as more than 5,000
square feet of land is being disturbed. The applicant has provided an ESCP, and while overall the
plan appears feasible, it is deficient as it does not include all the requirements listed under Sec. 19-
145.(a)(2) such as the requirement that drainage boundaries and direction of drainage pre- and post-
development be indicated. As such, the applicant shall update the ESCP and resubmitted for review
and approval prior to grading operations. Additional comments regarding the ESCP can be found
under the Recommendations for “Construction Plans”.
SANITARY SEWER AND WATER MAIN
The proposed subdivision has access to public sanitary sewer and water that is located within
abutting right-of-way and/or public drainage and utility easements. Access to an 8” vitrified clay
sanitary sewer main can be had from within a public drainage and utility easement abutting the
property to the north (7404 Frontier Trail). Access to a 6” cast iron water main can be had from
within the right-of-way of Frontier Trail, abutting the property to the east. The applicant is
proposing to extend both of these public utilities into the subdivision. The plans shall be updated to
abandon the existing services up to the mains and install all new services to the each lot within the
subdivision. These new services will be had from the newly extended utilities. Water and sanitary
sewer hook-up charges will only be required for Lots 1 and 2, and not for Lot 3 where the existing
home is located. The applicant’s contractor shall coordinate with the Public Works department 48-
hours prior to connecting to any public mains. The extension of the public mains throughout the
development shall be owned and maintained by the city after acceptance of the public improvements
by the City Council.
As the sanitary sewer main is located within a 25’ wide public D&U to the north, access to the main
will be available. Nonetheless, continued coordination with the property owner of 7404 Frontier
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Trail shall be conducted by the applicant and their contractor(s). Construction plans shall be updated
to show that utility work in the D&U will not encroach onto private property (e.g. temporary
perimeter fencing to delineate construction limits) unless temporary construction easements are
provided, and a note prescribing that restoration of all disturbed areas will be performed to match or
improve the existing site conditions.
Prior to commencement of any utility work, a copy of all required permits from the appropriate
regulatory agencies shall be provided to the city which shall include but is not limited to the
Minnesota Department of Health, Metropolitan Council Environmental Services, and the Minnesota
Pollution Control Agency.
STORMWATER MANAGEMENT
Article VII, Chapter 19 of City Code describes the required stormwater management development
standards. Section 19-141 states that “these development standards shall be reflected in plans
prepared by developers and/or project proposers in the design and layout of site plans, subdivisions
and water management features.” These standards include abstraction of 1.0 inch of runoff from the
new impervious surfaces created by the project and water quality treatment resulting in the removal
of 90% total suspended solids (TSS) and 60% total phosphorous (TP). The applicant has worked
with the Riley Purgatory Bluff Creek Watershed District (RPBCWD) and the city and has generally
met all the requirements.
The applicant submitted a preliminary Drainage Narrative (DR) produced by Eric Fagerberg, P.E.
Lic. #53772) with James R. Hill, Inc. The applicant proposes volume control, rate control and
water quality treatment of stormwater runoff with the use of an underground infiltration chamber
located on the east side of the development (east side yard of Lot 1). Based on the information and
analysis provided in the DR regarding treatment of stormwater for TS and TPP, the underground
infiltration method proposed is sufficient to meet the requirements of the city and rate controls have
been shown to reduce post-construction flows from pre-existing flows. One point of clarification is
whether the ditch checks on the plans are for construction stormwater practices or permanent
stormwater treatment; if they are temporary BMPs during construction, they should not be included
in the P8 modeling. Furthermore, volume control (abstraction) was met as the soil borings and
analysis identifying “Type D” soils (slow draining, “tight” soils with an infiltration rate of 0.06
in./hr.), which qualified the project site to be restricted through RPBCWD rules. The classification
of a restricted site lowers the required abstraction to 0.55 inches, in which the applicant has shown to
provide abstraction to the maximum extent practicable with 0.27 inches of abstraction (approved by
RPBCWD engineer), which is acceptable to staff.
Ordinances require buildings to maintain at least three feet of freeboard adjacent ponding areas and
floodplains. Per the submitted HydroCAD model by the applicant, the underground infiltration
system has a 100-year HWL of 925.00 feet, and the adjacent home on Lot 1 has a low floor elevation
of 927.00 feet (two feet of freeboard). As such, the applicant shall modify the low floor elevation of
the building on Lot 1 to allow for three feet of freeboard. Plans, and if necessary models, shall be
resubmitted for review and approval. Along with the updated plans, the applicant shall submit
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rational-method calculations to confirm that the storm sewer is adequately sized for a 10-year
rainfall event.
Lastly, the applicant shall provide an operation and maintenance plan (O&M) for the private
stormwater BMPs. The O&M of private stormwater BMPs is required in perpetuity and must be
approved by the Water Resources Coordinator, or their designee, to be recorded against the
benefiting properties. It is recommended that a Homeowners Association be formed and the
declarations address the maintenance responsibilities and associated costs of repairs and
maintenance of the private stormwater facilities. All conditions, comments, and applicable permits
required by Riley Purgatory Bluff Creek Watershed District shall be adhered to.
WETLANDS AND BUFFERS
A portion of the eastern part of the parcel has the potential to be considered a wetland. The area is a
low depression in the landscape. Additionally, an initial review of soil data in the area shows this
area to be classified as Hamel loam, 0 to 2 percent slopes, which is considered a hydric soil. As such,
it is possible that a wetland exists in this area. A wetland delineation should be submitted to verify
the presence of wetlands on the property. In addition, submitted plans show areas of cut and fill in
this potential wetland area. If this is a wetland and it will be impacted, an approved wetland
replacement plan must be submitted and approved through the Wetland Conservation Act approval
process before any wetlands can be impacted.
If a wetland exists on the property, a wetland buffer and setback will need to be maintained. To
determine the required wetland buffer width, a Minnesota Routine Assessment Method (MnRAM)
survey will need to be completed and approved (likely in conjunction with the wetland delineation)
to determine the wetland classification.
STORMWATER UTILITY CONNECTION CHARGES
Section 4-30 of City Code sets out the fees associated with surface water management. A water
quality and water quantity fee are collected with a subdivision. These fees are based on land use
type and are intended to reflect the fact that the more intense the development type, the greater the
degradation of surface water.
This fee will be applied to the new lots of record being created. It is calculated as shown in the table
below:
SURFACE
WATER
DEVELOPMENT
FEE
AREA PER ACRE FEE ACRES FEE
GROSS AREA $8,320 0.7690 $6,398.08
Right-of-Way $8,320 -0.0600 $(499.20)
NET AREA 0.3503 $5,898.88
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ASSESSMENTS
Water and sewer partial hookups are due at the time of final plat. The partial hookup fees will be
assessed at the rate in effect at that time; 2020 rates for partial hookup fees are $691.00 per unit for
sanitary sewer and $2,392.00 per unit for water. The remaining partial hookups fees are due with the
building permit.
Fees
Based on the proposal, the following fees would be collected with the development contract:
a) Administration Fee: If the improvement costs are between $500,000 and $1,000,000, 2% of
the improvement costs. If the improvement costs exceed $1,000,000, 2.5% of the first
1,000,000 plus 1.5% of the remainder.
b) Surface Water Management Fee: $5,898.88
c) A portion of the water hookup charge: $2,392.00/unit
d) A portion of the sanitary sewer hookup charge: $691.00/unit
e) Park Dedication Fee: $11,600.00
f) GIS Fees: $25 for the plat plus $10 per parcel
LANDSCAPING AND TREE PRESERVATION
The applicant for the Berrospid Addition property development has submitted tree canopy coverage
and preservation calculations. They are as follows:
Total upland area (excluding ROW) 1.9 ac. or 85,277 SF
Baseline canopy coverage 96% or 82,517 SF
Minimum canopy coverage required 55% or 46,902 SF
Proposed tree preservation 55% or 47,277 SF
The developer appears to meet minimum canopy coverage for the site, but will need to verify
calculations before final approval. The tree preservation plan does not match the disturbed area
shown in the plan set. The applicant will be required to plant replacement trees if tree removal for
the subdivision falls below the minimum allowable area of preservation.
Disturbance is shown on the neighboring property to the north. Tree removal must be kept to a
minimum and preserved trees must be fenced for protection.
A minimum of one tree is required to be planted in the front yard of each new home as required by
ordinance. No buffer yards are required as all neighboring properties have the same land use.
PARKS & RECREATION
The quality and number of recreational facilities in a community directly contributes to its quality of
life. For this reason, the City of Chanhassen places a strong emphasis on parks and open space.
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Parks
The goal of neighborhood parks is to provide informal recreational opportunities close to where
people live. Chanhassen operates under the standard that all residents should be within walking
distance, or a half mile, of a neighborhood park. The proposed subdivision is located within ½
mile of South Lotus Lake Park, Kerber Pond Park and City Center Park.
Trails
The city’s goal is to maintain a comprehensive and easily navigable trail and sidewalk system that
connects neighborhoods to park and recreation facilities, schools, community destinations and other
communities. No additional trails are required of this subdivision.
Park and Trail Conditions of Approval
Full park fees in lieu of additional parkland dedication and/or trail construction shall be collected as
a condition of approval for Berrospid Addition for the two new housing units only. The park fees
will be collected in full at the rate in force upon final plat submission and approval. Based upon the
city’s 2020 single-family park fee of $5,800 per unit, the total park fees for Berrospid Addition
would be $11,600.
MISCELLANEOUS
The private road will follow City of Chanhassen Code for Private Roads – including a turnaround for
emergency vehicles. The road is over 150 feet in length.
Building plans must provide sufficient information to verify that the proposed building meets all
requirements of the Minnesota State Building Code, additional comments or requirements may be
required after plan review. A building permit must be obtained before beginning any construction.
Retaining walls more than four feet high must be designed by a professional engineer and a building
permit must be obtained prior to construction. If any soil corrections are done on the property, a
final grading plan and soil report must be submitted to the Inspections Division before permits will
be issued.
COMPLIANCE TABLE
Area (sq. ft.) Width (ft.) Depth (ft.) Hard Cover
sq. ft.
Notes
Code 15,000 100 # 125 25 / 3,750 #Lots served via private street
must have 100 ft. of width at
building setback
Lot 1 18,289 106 154 25/ 4,572 North property line is
designated front lot line. This
is a corner lot for setback
purposes.
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Lot 2 15,208 100 152 25 / 3,802 North property line is
designated front lot line.
Lot 3 44,520* 193 316 25 /11,130 *7,260 sq. ft. of the neck lot
area excluded from total lot
area of 51,780 sq. ft.; east lot
line is front property line
ROW 2,614 0.06 ac.
Total 87,891 2.02 acres
Setbacks: 30 Feet Front and Rear; 10 Feet Side
Sec. 20- 922. - Designation of alternate front lot lines for single-family dwellings
For single-family dwellings, the front yard shall be the line nearest the public right-of-way that
provides access to the parcel unless:
1) The City Council designates an alternate front lot line as part of the subdivision. In this
instance, the front lot lines for Lots 1 and 2 shall be the northerly lot line adjacent to the private
street.
RECOMMENDATION
Staff recommends that the Planning Commission approve the subdivision with a variance for the use
of a flag lot and private street subject to the following conditions and adopts the Findings of Fact and
Recommendation:
Building
1. Building plans must provide sufficient information to verify that proposed building meets all
requirements of the Minnesota State Building Code, additional comments or requirements
may be required after plan review.
2. A building permit must be obtained before beginning any construction.
3. Retaining walls more than four feet high must be designed by a professional engineer and a
building permit must be obtained prior to construction.
4. If any soil corrections are done on the property, a final grading plan and soil report must be
submitted to the Inspections Division before permits will be issued.
Engineering
1. All driveways shall have direct access only to the proposed private street.
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2. Construction plans shall be updated to show the 25’ D&U located on 7404 Frontier Trail, the
means of how utility work in the D&U will not encroach onto private property, and a note
prescribing restoration methods of the disturbed areas within the D&U.
3. All applicable permits required by the Riley Purgatory Bluff Creek Watershed District shall
be obtained and adhered to.
4. Calculations supporting the 7-ton private street design shall be submitted by a professional
engineer for review and approval prior to grading operations.
5. The private street shall be owned and maintained by the benefiting properties.
6. The applicant shall update the fire apparatus access turnaround design to allow for proper
turning movements of the Fire Department design vehicle (Engine #1), and provide the city
with updated plans for review and approval.
7. Encroachment agreements for any proposed private infrastructure or improvements shall be
provided prior to recording of the final plat.
8. An updated existing conditions survey shall be submitted prior to grading operations that
includes all existing utilities within and surrounding the property.
9. An encroachment agreement for all existing structures within public drainage and utility
easements, regardless of ownership, shall be filed concurrently with the recording of the final
plat.
10. Updated grading plans shall be submitted that illustrate drainage arrows and adequate
grading to drain stormwater away from structures, specifically the proposed homes on Lots 1
and 2, prior to grading operations.
11. Recommendations from Haugo GeoTechnical Services shall be adhered to.
12. A geotechnical engineering firm shall be on-site during grading operations as required to
ensure conformance to City Standards and Specifications and all Minnesota Building Codes.
13. Grades shall be adjusted to maintain a three (3) foot separation from the bottom floor
elevation if groundwater is encountered; any changes to grades shall be submitted to the city
for review and approval.
14. The retaining wall supporting the required fire apparatus access road turnaround shall
account for the surcharge of the Fire Department’s design vehicle (Engine #1). The required
analysis and plans shall be provided to the city for review and approval.
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October 20, 2020
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15. An erosion and sediment control plan in accordance with Sec. 19-145 of City Ordinances
shall be included with updated plan submittals prior to grading operations.
16. Existing water and sewer service laterals shall be abandoned at the main. All services shall be
had from the newly extended water main and sanitary sewer main.
17. All newly installed sanitary sewer and water mains and appurtenances shall be publicly
owned and maintained by the city after acceptance of the public improvements by the City
Council.
18. Prior to commencement of any utility work, a copy of all required permits from the
appropriate regulatory agencies shall be provided to the city which shall include but is not
limited to the Minnesota Department of Health, Metropolitan Council Environmental
Services, and the Minnesota Pollution Control Agency.
19. The newly installed stormwater facilities and appurtenances shall be owned and maintained
by the benefiting properties.
20. Lot 1’s low floor elevation shall be adjusted to allow for three feet of freeboard from the
100-year HWL of the underground infiltration system.
21. The applicant shall submit rational-method calculations to confirm that the storm sewer is
adequately sized for a 10-year rainfall event.
22. All applicable permits required by the Riley Purgatory Bluff Creek Watershed District shall
be obtained and adhered to.
23. The applicant shall enter into a Development Contract with the city and pay all the applicable
fees and securities prior to recording of final plat.
24. A wetland delineation and MnRAM should be submitted and approved to determine if
wetlands are present on the property.
25. If wetlands exist on the property and impacts to the wetland (cut or fill) are proposed, a
wetland replacement plan must be submitted and approved before any wetland impacts can
occur.
Construction Plans
1. On sheet 1.0, Title Sheet: update contact information for City Engineer to “Charles Howley,
P.E., LEED AP”.
2. On sheet 2.0, Grading Plan: as no site plan was provided call-out dimensions of turnaround
and the radii for the private street; add call-out to relocate utility pole and light near the top
and within the private street; clearly label or depict that no encroachment into the property to
7406 Frontier Trail
October 20, 2020
Page 15
the north is proposed as it appears the radius of private street that connects to Frontier Trail
extends into property to the north; add detail #5202A to detail sheets as it is being called out
on this plan sheet; add to legend D&U line; show EOF(s) on plan sheet.
3. On sheet 2.1, Erosion & Sediment Control Plan: update hatching for “stabilized construction
entrance” to be consistent with the legend for construction entrance; construction entrance
must meet the dimensions of the standard detail plate (50’ long and 20’ wide minimum),
update plans accordingly; add disturbance limits to the area impacted by the water tie-in near
hydrant; add dewatering notes; add note that final stabilization of areas outside
subdivision/property (i.e. disturbance near water main tie-in and sanitary sewer tie-in) need
to be restored to existing or better condition; add to legend check dams, indicate whether
temporary or permanent.
4. On sheet 3.0, Utility Plan: consider use of HDPE rings on sanitary manhole in street to allow
for slope, call-out if they are to be used; the curb stop location for Lot 3 shall be at the D&U
line, ensure call-out for cover aligns with detail #5208; trees are located over the newly
proposed sanitary sewer which has been assumed to be open trench, however, the trees are
indicated to be saved, clarify and update plans accordingly; existing services shall be
abandoned at the main and all service laterals will be had from the extension of new utilities,
update plans accordingly; all public sanitary sewer mains and water mains require profile
views, update accordingly; a wet-tap will not be approved and a tee with sleeves shall be
installed, coordination with the Public Works department 48-hours prior to the connection
must be had as valves will have to be shut, notes must be added to this effect; On sheet 4.0,
Construction Details; update all detail plates to the most recent versions, an update occurred
during 2020 and not all detail plates.
Environmental Resources
1. The applicant shall verify tree removal and disturbed area calculations to determine actual
tree preservation before final approval.
2. Tree preservation fencing must be installed at the edge of grading limits prior to any grading
activities.
Fire
1. The private road will need to follow City of Chanhassen Code for Private Roads – including
a turnaround for emergency vehicles.
Parks
1. Full park fees in lieu of additional parkland dedication and/or trail construction shall be
collected at the rate in force upon final plat submission and approval for the two new lots.
7406 Frontier Trail
October 20, 2020
Page 16
Planning
1. The front lot line for Lots 1 and 2 shall be the northerly property line.
2. An access and maintenance agreement for the private street shall be recorded with the plat.
ATTACHMENTS
Findings of Fact and Recommendation
Development Review Application
Preliminary Plat
Site Development Plans
Revised Sheet 9
Public Hearing Notice and Mailing List
g:\plan\2019 planning cases\19-13 7406 frontier trail sub and var\_resubmittal 9-18-20\staff report berrospid addition 2020.docx
1
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE: Application of Luis Berrospid – Planning Case No. 2019-13, Berrospid Addition.
Request for Subdivision Approval creating three lots and right-of-way fo r public streets
with a Variance for the use of a flag lot and private street located at 7406 Frontier Trail.
On October 20, 2020, the Chanhassen Planning Commission met at its regularly
scheduled meeting to consider the application of Luis Berrospid for a single-family residential
development. The Planning Commission conducted a public hearing on the proposed
development preceded by published and mailed notice. The Planning Commission heard
testimony from all interested persons wishing to speak and now makes the following:
FINDINGS OF FACT
1. The property is currently zoned Single-Family Residential District, RSF.
2. The property is guided in the Land Use Plan for Residential – Low Density uses.
3. The legal description of the property is shown on the attached Exhibit A.
4. SUBDIVISION FINDINGS
a. The proposed subdivision is consistent with the zoning ordinance and meets all of the
requirements of the “RSF” Single-Family Residential District;
b. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's Comprehensive Plan;
c. The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and stormwater
drainage are suitable for the proposed development;
d. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
e. The proposed subdivision will not cause significant environmental damage subject to
compliance with conditions of approval;
f. The proposed subdivision will not conflict with easements of record, but rather will expand
and provide all necessary easements;
2
g. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
1) Lack of adequate stormwater drainage.
2) Lack of adequate roads.
3) Lack of adequate sanitary sewer systems.
4) Lack of adequate off-site public improvements or support systems.
5. VARIANCE FINDINGS WITH A SUBDIVISION
a. The hardship is not a mere inconvenience by providing reasonable access to three properties
while reducing potential impacts to the natural features on the site;
b. The hardship is caused by the particular physical surroundings, shape or topographical
conditions of the land including trees; a public street is not necessary to provide access to
adjacent properties;
c. The condition or conditions upon which the request is based are unique and not generally
applicable to other property because of the previously stated conditions of the property;
d. The granting of a variance will not be substantially detrimental to the public welfare and is
in accord with the purpose and intent of subdivision regulations, the zoning ordinance and
Comprehensive Plan since it will reduce potentially significant impacts on the site.
6. The planning report #2019-13 dated October 20, 2020, prepared by Robert Generous, et al, is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the proposed
Preliminary Plat approval for two lots and public right-of-way with a Variance for the use of a flag
lot and private street for a single-family detached subdivision.
ADOPTED by the Chanhassen Planning Commission this 20th day of October, 2020.
CHANHASSEN PLANNING COMMISSION
BY:
Steven Weick, Chairman
3
Exhibit A
Lot 19, Auditor’s Subdivision No. 2, Carver County, Minnesota, except that part described as
follows: Commencing at the most Southerly corner of said Lot 19, thence North along the West
line of said lot 340 feet, thence Easterly deflecting at an angle of 90°10’ to the right from said last
described course, a distance of 272.8 feet; thence Northeasterly deflecting to the left at an angle of
27°44’ from said last described course, a distance of 309.6 feet to a point in the Northeasterly line of
said Lot 19; thence Southeasterly along the Northeasterly line of said Lot 19 a distance of 162.21
feet more or less, to the Southeasterly or most Easterly corner of said lot, thence Westerly and
Southwesterly along the Southerly line of Lot 19 to the point of beginning.
g:\plan\2019 planning cases\19-13 7406 frontier trail sub and var\_resubmittal 9-18-20\findings of fact recommendation.docx
a c., 1 1 3 lR,&-
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division —7700 Market Boulevard
CITY OFCIIANIIASSNMailingAddress—P.O. Box 147, Chanhassen, MN 55317
Phone: (952) 227-1300/Fax: (952)227-1110
APPLICATION FOR DEVELOPMENT REVIEW
Submittal Date // qIIC." / / Y PC Date i 1 /-7 /
19 CC Date: /O/f Ll /19 60-Day Review Date: IC) f ( S I/
q(
1
Section 1: Application Type(check all that apply)
Refer to the appropriate Application Checklist for required submittal information that must accompany this application)
Comprehensive Plan Amendment 600 El Subdivision (SUB)
Minor MUSA line for failing on-site sewers $100 Z Create 3 lots or less .. 300
Create over 3 lots 600 + $15 per lot
Conditional Use Permit(CUP) lots)
Single-Family Residence 325 Metes & Bounds (2 lots) 300
All Others 425 Consolidate Lots 150
Interim Use Permit(IUP)
Lot Line Adjustment 150
In conjunction with Single-Family Residence..$325
Final Plat 700
Includes $450 escrow for attorney costs)*
425AllOthers Additional escrow may be required for other applications
through the development contract.
Rezoning (REZ)
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
tel 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
Plus $10 per 1,000 square feet of building area:
El Zoning Appeal 100
thousand square feet)
Include number of existing employees:
Zoning Ordinance Amendment (ZOA) 500
Include number of new employees:
Residential Districts 500 NOTE: When multiple applications are processed concurrently,
the appropriate fee shall be charged for each application.
Plus $5 per dwelling unit (units)
Notification Sign (City to install and remove) 200
I Property Owners' List within 500' (City to generate after pre-application meeting) 3 per address
ln addresses)
17-07
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)tJ s=
TOTAL FEE: )69S7.
i7
Section 2: Required Information
Description of Proposal: Preliminary and Final Plat of one parcel into two lots.
Property Address or Location:
7406 Frontier Trail, Chanhassen, MN
Parcel #:
250800300 Legal Description:
attached
Total Acreage:
2.02 Wetlands Present? Yes 10 No
Present Zoning:
Single-Family Residential District(REE Requested Zoning: Single-Family Residential District(RSFf
Present Land Use Designation:
Residential Low Dens Requested Land Use Designation: Residential Low Density
Existing Use of Property:
residential home site CITY OF CHANHASSEN
Check box if separate narrative is attached.
RECEIVED
AUG 16 2019
CHANHASSEN PLANNING DEPT
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. 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:
Luis Berrospid
Contact:
Luis Berrospid
Address:
7406 Frontier Trail
Phone:
City/State/Zip:
Chanhassen, MN 55317
Cell:
763)280-0528
Email: errospidC•; .1 .c•Fax:
Signature: troifiA.„4— Date: G Mi
PROPERTY OWNE . In igning 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:
same Contact:
Address: Phone:
City/State/Zip: Cell:
Email: Fax:
Signature: Date:
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:
James R. Hill, Inc.
Contact: Rick L. Osberg, PE
Address:
2500 County Rd. 42 West, Ste 120
Phone:
952) 890-6044
City/State/Zip:
Burnsville, MN 55337
Cell:
612)437-7690
Email:
rosberg@jrhinc.com
Fax:
Section 4: Notification Information
Who should receive copies of staff reports? Other Contact Information:
O Property Owner Via: 0 Email Mailed Paper Copy Name:
Applicant Via: [' Email Mailed Paper Copy Address:
0 Engineer Via: 0 Email Mailed Paper Copy City/State/Zip:
Other* Via: Email Mailed Paper Copy Email:
INSTRUCTIONS TO APPLICANT: Complete all necessary form fields, then select SAVE FORM to save a copy to your
device. PRINT FORM and deliver to city along with required documents and payment. SUBMIT FORM to send a digital
copy to the city for processing.
SAVE FORM PRINT FORM SUBMIT FORM
BEARINGS ARE BASED ON THE NORTHEASTERLY LINE
OF LOT 19, AUDITOR'S SUBDIVISION NO. 2 WHICH IS
ASSUMED TO HAVE A BEARING OF S 31°07'13" E.
VICINITY MAP
DENOTES FOUND 1/2 INCH IRON MONUMENT
DENOTES SET 1/2 INCH BY 14 INCH IRON MONUMENT
WITH CAP MARKED R.L.S. NO. 47481
DRAINAGE AND UTILITY EASEMENTS BEING
5 FEET IN WIDTH, UNLESS OTHERWISE
INDICATED, ADJOINING LOT LINES, AND
BEING 10 FEET IN WIDTH, UNLESS
OTHERWISE INDICATED, ADJOINING RIGHT
OF WAY LINES, AS SHOWN ON THE PLAT.
DRAINAGE AND UTILITY EASEMENTS
ARE SHOWN THUS:
DRAWN BY
DATE
REVISIONS
PL0
1 1
CAD FILE
SS.GZJ
PROJECT NO.
SHEET 1 OF 1
PROPER
BERROSPID ADDITIONST. 0ICHAEL 0INNESOTAPRELIMINARY PLATFORLUIS BERROSPID FRONTIER TRAIL CHANHASSEN 0INNESOTA WEST C.R.
S8ITE 1 B8RNSVILLE 0N PHONE PKDPSWRQ#MUKLQF.FRPPLANNERS EN*INEERS S8RVEYORSZZZ.MUKLQF.FRPJames R.
Hill, Inc.Lot 19, Auditor's Subdivision No. 2, Carver County, Minnesota, except that part described
as follows: Commencing at the most Southerly corner of said Lot 19; thence North along the West line
of said lot 340 feet, thence Easterly deflecting at an angle of 90°10' to
the right from said last described course, a distance of 272.8 feet; thence Northeasterly deflecting to the
left at an angle of 27°44' from said last described course, a distance
of 309.6 feet to a point in the Northeasterly line of said Lot 19;
thence Southeasterly along the Northeasterly line of said Lot 19 distance of 162.21
feet
DRI-1
SB-1
DRI-1
SB-1
DRI-1
SB-1
DRI-1
SB-1
G
TREE REMOVALS
REF. #SIZE & TYPE
107 6" MAPLE
108 19" ELM
109 10" ASH
110 11" ELM
111 20" ASH
112 6" MAPLE
113 8" BOX ELDER
114 9" BOX ELDER
115 8" BOX ELDER
116 7" BOX ELDER
117 8" BOX ELDER
124 21" BOX ELDER
125 8" BOX ELDER
126 15" BOX ELDER
127 8" BOX ELDER
128 6" MAPLE
129 16" BOX ELDER
130 14" ASH
131 8" MAPLE
132 9" MAPLE
133 7" MAPLE
134 7" MAPLE
135 8" MAPLE
136 21" BOX ELDER
137 7" BOX ELDER
138 9" BOX ELDER
139 17" BOX ELDER
140 17" BOX ELDER
141 10" BOX ELDER
142 6" MAPLE
143 9" BOX ELDER
144 6" MAPLE
145 13" BOX ELDER
146 15" BOX ELDER
149 6" MAPLE
150 12" BOX ELDER
153 14/13/10" MAPLE
154 10" ELM
155 14/13" ASH
156 9" MAPLE
157 7" MAPLE
158 12" MAPLE
159 12" MAPLE
160 8" MAPLE
161 9" MAPLE
162 7" MAPLE
163 11" MAPLE
164 12" MAPLE
165 7" MAPLE
166 8" MAPLE
167 7" MAPLE
168 7" MAPLE
169 22" ELM
170 10" MAPLE
171 9" MAPLE
172 11" MAPLE
173 12" MAPLE
174 6" MAPLE
175 12" HACKBERRY
176 13" MAPLE
177 15" ASH
178 8" MAPLE
179 16" MAPLE
180 15" ELM
181 11" MAPLE
TREE REMOVALS
REF. #SIZE & TYPE SAVE/REMOVE
100 19" BOX ELDER SAVE
101 8" MAPLE SAVE
102 10" BOX ELDER SAVE
103 14" BOX ELDER SAVE
104 13" BOX ELDER SAVE
105 12" BOX ELDER REMOVE
106 30" MAPLE SAVE
107 6" MAPLE REMOVE
108 19" ELM REMOVE
109 10" ASH REMOVE
110 11" ELM REMOVE
111 20" ASH REMOVE
112 6" MAPLE REMOVE
113 8" BOX ELDER REMOVE
114 9" BOX ELDER REMOVE
115 8" BOX ELDER REMOVE
116 7" BOX ELDER REMOVE
117 8" BOX ELDER REMOVE
118 7" BOX ELDER SAVE
119 8" MAPLE SAVE
120 9" BOX ELDER SAVE
121 10" ASH SAVE
122 8" ELM SAVE
123 9" BOX ELDER SAVE
124 21" BOX ELDER REMOVE
125 8" BOX ELDER REMOVE
126 15" BOX ELDER REMOVE
127 8" BOX ELDER REMOVE
128 6" MAPLE REMOVE
129 16" BOX ELDER REMOVE
130 14" ASH REMOVE
131 8" MAPLE REMOVE
132 9" MAPLE REMOVE
133 7" MAPLE REMOVE
134 7" MAPLE REMOVE
135 8" MAPLE REMOVE
136 21" BOX ELDER REMOVE
137 7" BOX ELDER REMOVE
138 9" BOX ELDER REMOVE
139 17" BOX ELDER REMOVE
140 17" BOX ELDER REMOVE
141 10" BOX ELDER REMOVE
142 6" MAPLE REMOVE
143 9" BOX ELDER REMOVE
144 6" MAPLE REMOVE
145 13" BOX ELDER REMOVE
146 15" BOX ELDER REMOVE
149 6" MAPLE REMOVE
150 12" BOX ELDER REMOVE
153 14/13/10" MAPLE REMOVE
154 10" ELM REMOVE
155 14/13" ASH REMOVE
156 9" MAPLE REMOVE
157 7" MAPLE REMOVE
158 12" MAPLE REMOVE
159 12" MAPLE REMOVE
160 8" MAPLE REMOVE
161 9" MAPLE REMOVE
162 7" MAPLE REMOVE
163 11" MAPLE REMOVE
164 12" MAPLE REMOVE
165 7" MAPLE REMOVE
166 8" MAPLE REMOVE
167 7" MAPLE REMOVE
168 7" MAPLE REMOVE
169 22" ELM REMOVE
170 10" MAPLE REMOVE
171 9" MAPLE REMOVE
172 11" MAPLE REMOVE
173 12" MAPLE REMOVE
174 6" MAPLE REMOVE
175 12" HACKBERRY REMOVE
176 13" MAPLE REMOVE
177 15" ASH REMOVE
178 8" MAPLE REMOVE
179 16" MAPLE REMOVE
180 15" ELM REMOVE
181 11" MAPLE REMOVE
195 10" MAPLE SAVE
196 7" BASSWOOD SAVE
201 9" MAPLE SAVE
203 7" ELM REMOVE
209 14" MAPLE SAVE
210 10" MAPLE SAVE
213 30" BASSWOOD SAVE
214 6" MAPLE SAVE
215 7" MAPLE SAVE
216 18" MAPLE SAVE
217 10" MAPLE SAVE
218 19" MAPLE REMOVE
219 26" MAPLE REMOVE
220 12" IRONWOOD SAVE
221 23" PINE SAVE
222 8" IRONWOOD SAVE
223 16/11" BASSWOOD REMOVE
224 7" IRONWOOD REMOVE
225 13" BOX ELDER REMOVE
226 14" MAPLE REMOVE
227 27" MAPLE REMOVE
228 22" MAPLE REMOVE
229 29" MAPLE REMOVE
230 6" ELM REMOVE
231 26" MAPLE SAVE
CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
ss.
COUNTYOFCARVER )
I, Kim T. Meuwissen, being first duly swom, on oath deposes that she is and was on
October 8,2020, the duly qualified and acting Deputy Clerk of the City of Chanhassen,
Minnesota; that on said date she caused to be mailed a copy ofthe attached notice ofa Public
Hearing to consider a request for subdivision approval to create three lots (Berrospid
Addition) with a variance for the use of a private street. Zoned Single-Family Residential
RSF), Planning Case No.20l9-13 (Resubmittal 9-f8-20) to the persons named on attached
Exhibit "A", by enclosing a copy ofsaid 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 ofsuch owners were those appearing as such
by the records ofthe County Treasurer, Carver County, Minnesota, and by other appropriate
records.
Ki T. Meuwissen,lerk
Subscribed and
this!L day o
swom to before me
4..r
fQl_kjcr-..C_,2020.
Notarv Public
Seal)
t
M
Elt . &n 31,2(p.
oBclllmcr
This map is neither a legally recorded map nor a survey afld is not intended to be used
as one. This map is a compilatron of records, infomalion and data located in various cjty.
county. state and federal offices and other sources regarding the aaea shown. and is to
be used for reference purposes only. The City does not wenant that the Geographic
lnformation System (GlS) Data used to prepare this map are eror free. and lhe City does
nol represent that the GIS Data can be used for navigalional, tracting or any other
pueose requiing exactjng measurement of distance or directon or preclsion in the
depi:tjon of geographic featu.es. The preceding disclaimer ls provaded pu6uant to
Minnesota Stah,lqs 5466.03, Subd 21 (2000), and the user of this map acknowledges
that $e Cdy shall not be liable for any damages, and expressly waives all claims. and
agrees to clefend, indemniry, and hold hamless the City from any and all claims brought
by User, its employees or agents, or third partjes which adse o{rt ot lhe use/s access or
use oI data provrded
Oa!c|!inBr
mis map is neither a legally recoft|€d map nor a survey and is nol intended to be llsed
as one This map is a compalatjon of recods, information and data located in various ctty,
cDunty, state and federal ofices and otfter sources regarding the area shown. and is to
be ured for reference purposes only. The City does not warant that the Geographic
lnfomalion System (GlS) Data used to prepare this map are error free. and the City does
not reFesent that the GIS Dala can be used for navilational. ttaclang or any other
purpose requinng exacling measurement of distance or directon or precrsion in the
depiclion of gEographic eatures. The preceding disdaimer is provijed puGuant to
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that the Crty shall nol be liable for any damages. and expressly waives all daims, and
agrees lo deieM, andemn y. and hold harml€ss the city from any and all claims bought
by User. rts employees or agents, or third partes which aise out ol lhe useis access or
use of data provided.
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