PC Staff Report 12-1-20PLANNING COMMISSION STAFF
REPORT
Tuesday,December 1,2020
Subject Consider a Request to Rezone Property Located at 1601 Lake Lucy Road from Rural
Residential to Planned Unit Development-Residential Low Density)
Section PUBLIC HEARINGS Item No:C.3.
Prepared By Sharmeen Al-Jaff,Senior Planner File No:Planning Case No.2020-23
PROPOSED MOTION:
The Chanhassen Planning Commission recommends approval of rezoning the property located at 1601 Lake Lucy
Road with an approximate area of 9.03 acres from Rural Residential to Planned Unit Development-Residential
incorporating the attached standards and adoption of the Findings of Fact and Recommendation.”
SUMMARY OF REQUEST
The applicant is requesting to rezone the property from Rural Residential,RR,to Planned Unit Development-
Residential,PUD-R.
APPLICANT
John Wicka,2547 Bridle Creek Trail,Chanhassen,MN,55317,john.wicka@gmail.com,612)805-6250
SITE INFORMATION
PRESENT ZONING:Rural Residential,RR
LAND USE:Residential Low Density 1.2 4.0 units/net acre)
ACREAGE:Approximately 9.03 acres
DENSITY:0.02 Units/Acre
APPLICATION REGULATIONS
Chapter 20,ARTICLE VIII.PLANNED UNIT DEVELOPMENT DISTRICT
BACKGROUND
The site is located south of Lake Lucy Road and is surrounded by Lake Lucy.The site has an area of approximately
9.03 acres and is currently zoned Rural Residential District,RR.Access to the site is gained via Lake Lucy Road.The
site is heavily wooded and is located within the Shoreland Overlay District of Lake Lucy.
PLANNING COMMISSIONSTAFFREPORTTuesday,December 1,2020SubjectConsideraRequest to Rezone Property Located at 1601 Lake Lucy Road fromRuralResidentialtoPlannedUnitDevelopment-Residential Low Density)Section PUBLIC HEARINGS Item No:C.3.Prepared By Sharmeen Al-Jaff,Senior Planner File No:Planning Case No.2020-23PROPOSEDMOTION:“The Chanhassen Planning Commission recommends approval of rezoning the property located at 1601 LakeLucyRoadwithanapproximateareaof9.03 acres from Rural Residential to Planned Unit Development-ResidentialincorporatingtheattachedstandardsandadoptionoftheFindingsofFactandRecommendation.”SUMMARY OFREQUESTTheapplicantisrequestingto rezone the property from Rural Residential,RR,to Planned Unit Development-Residential,PUD-R.APPLICANTJohnWicka,2547 Bridle Creek Trail,Chanhassen,MN,55317,john.wicka@gmail.com,612)805-6250SITEINFORMATIONPRESENTZONING:Rural Residential,RRLANDUSE:Residential Low Density 1.2 4.0 units/net acre)ACREAGE:Approximately 9.03 acresDENSITY:0.02 Units/AcreAPPLICATIONREGULATIONSChapter20,ARTICLE VIII.PLANNED UNIT DEVELOPMENTDISTRICTBACKGROUNDThesiteislocatedsouthofLakeLucyRoadandissurroundedbyLake Lucy.The site has an area of approximately
9.03 acres and is currently zoned Rural Residential District,RR.Access to the site is gained via Lake Lucy Road.The
site is heavily wooded and is located within the Shoreland Overlay District of Lake Lucy.
RECOMMENDATION
The Chanhassen Planning Commission recommends approval of rezoning the property located at 1601 Lake Lucy
Road with an approximate area of 9.03 acres from Rural Residential to Planned Unit Development-Residential,
incorporating the attached standards and adoption of the Findings of Fact and Recommendation.”
ATTACHMENTS:
Staff Report
Findings of Fact and Recommendation
Application
Narrative
Ordinance
Concept Plans
Septic Field Sizing Calculations
Letter from Alan Weingart dated received November 18,2020
Affidavit of Mailing
CITY OF CHANHASSEN
PC DATE: December 1, 2020
CC DATE: December 14, 2020
REVIEW DEADLINE: January 11, 2021
CASE #: 2020-18
BY: SJ, ET, EH, JS
SUMMARY OF REQUEST: Rezoning of property from Rural Residential District to Planned
Unit Development-Residential
LOCATION: 1601 Lake Lucy Road
APPLICANT : John Wicka PROPERTY OWNER: John and Ann Wicka
2547 Bridle Creek Trail 2547 Bridle Creek Trail
Chanhassen, MN 55317 Chanhassen, MN 55317
john.wicka@gmail.com
612) 805-6250
PRESENT ZONING: Rural
Residential District, RR
2040 LAND USE PLAN: Residential
Low Density (1.2 – 4.0 units/net acre)
ACREAGE: 9.03 acres
DENSITY: 0.02 units per acre
LEVEL OF CITY DISCRETION IN
DECISION-MAKING:
The city has a relatively high level of
discretion in approving Rezonings
because the city is acting in its legislative
or policy-making capacity. A rezoning
must be consistent with the city’s
Comprehensive Plan.
Notice of this public hearing has been mailed to all property owners within 500 feet.
PROPOSED MOTION:
The Chanhassen Planning Commission recommends approval of rezoning the property located at
1601 Lake Lucy Road, with an approximate area of 9.03 acres, from Rural Residential to Planned
Unit Development-Residential incorporating the attached standards and adoption of the Finding of
Fact and Decision Recommendation.”
Subject
Property
Lake Lucy Road
Lake Lucy
Planning Commission
1601 Lake Lucy Road Rezoning
December 1, 2020
Page 2 of 10
APPLICABLE REGULATIONS
Chapter 20, ARTICLE VIII. - PLANNED UNIT DEVELOPMENT DISTRICT
BACKGROUND
LOCATION/SITE DATA
The site is located south of Lake Lucy Road and is surrounded by Lake Lucy. The site has an area
of approximately 9.03 acres and is currently zoned Rural Residential District, RR. Access to the site
is gained via Lake Lucy Road.
ACCESS AND BRIDGE
On December 13, 1993, the City
Council approved a request for a
Wetland Alteration Permit to
allow improvements to a
driveway and installation of a
bridge to access the subject site.
Three extensions were approved
to this permit with the final
extension granted on January 27,
1997. The work on the
installation of the bridge and the
driveway was completed on
February 25, 1999.
Planning Commission
1601 Lake Lucy Road Rezoning
December 1, 2020
Page 3 of 10
LAND USE PLAN
The Land Use Plan designates the areas around Lake Lucy as Residential. The subject site is
designated Low Density Residential. This designation has been established to accommodate most
residential districts are comprised of low-density, single-family detached housing. Within this
category, net densities range from 1.2 to 4 units per acre. Low-density residential areas can be either
zoned RSF (Residential Single Family), R-4 (Mixed Low Density), RLM (Residential Low and
Medium Density), or PUD-R (Planned Unit Development-Residential).
The owner of the subject property is requesting to build two homes, one of which is an Accessory
Dwelling Unit. The density is in keeping with the guidelines of the Comprehensive Plan.
Subject
Site
Low Density Residential
Net Density 1.2-4
U it /A
Residential Large Lot
2.5 Acres minimum. 1/10
Units per Acre)
Planning Commission
1601 Lake Lucy Road Rezoning
December 1, 2020
Page 4 of 10
REZONING
The applicant is requesting to rezone the property from Rural Residential, RR to Planned Unit
Development-Residential, PUD-R.
The 2040 Land Use Plan shows this area designated for development as Low Density Residential.
Appropriate zoning for this land use includes RSF, (Single-Family Residential), R-4 (Mixed Low
Density), RLM (Residential Low and Medium Density), or PUD-R (Planned Unit Development-
Residential).
Staff has been working with the applicant since 2018. The site is unique and is the only island in
the city. The typical “one size fits all” ordinances do not work well in this case. They can trigger
requirements that would cause significant degradation to the site.
The site contains bluffs, is within the Shoreland Overlay District of Lake Lucy and has a 100% tree
canopy cover.
Subject
Site
Planning Commission
1601 Lake Lucy Road Rezoning
December 1, 2020
Page 5 of 10
This is a lot of record and is entitled to build a single family home. The applicant’s request was to
have a principle structure with an Accessory Dwelling Unit. This can either be achieved via
subdivision or rezoning the site to Planned Unit Development (PUD).
Subdivision Impacts:
Widening the existing driveway to 20 feet which will result in wetland fill.
Additional grading.
Additional tree removal.
Additional hard surface.
Adding the potential for two additional homes with a minimum lot area of 20,000 square
feet (up to 4 lots can be served via a private street which would require a variance).
Additional grading with the potential extension of utilities.
PUD Impacts
Use of the existing private driveway.
One septic and well site.
Cap on the size of the Accessory Dwelling Unit.
Requiring the use of a single eternal driveway.
The PUD is the governing document that will establish limitations on the site.
As options were evaluated, the applicant chose to request a PUD rezoning. Staff advised that the
zone must have a minimum area of five acres which the subject site exceeds. Also, the Planned
Unit Development ordinance permits two structures on a single lot. The use of a PUD allows the
city to create a set of regulations that are unique to this property and ensures a higher set of
standards is developed to govern this site.
Staff directed the applicant to develop a concept plan. All comments are based on a concept that
has the potential to change. The regulations that will be incorporated into the ordinance governing
the site, will aim to improve the environmental quality of the site.
Referrals were sent to agencies and city staff to gather feedback on how to improve development of
this site. The one common theme was to combine the driveways accessing the structures. Staff
discussed this recommendation with the property owner and he agreed to the recommendation. The
applicant has demonstrated a continuous good faith effort in addressing concerns by making
revisions to conceptual designs, improving the quality of vegetation on the island by removing
buckthorn which is an invasive species. Development of the site will be governed by ordinances
that will promote better development standards.
The applicant is requesting the maximum floor area of the Accessory Dwelling Unit not to
exceed 1,600 square feet. As a general rule, the city does not allow two dwelling units on a
single lot. The use of the PUD would allow for the two structures. This application of a PUD
cannot be applied to other large lots in the city because they are guided Large Lot (2.5 Acre
Minimum-1/10 Units per Acre.
Planning Commission
1601 Lake Lucy Road Rezoning
December 1, 2020
Page 6 of 10
NEIGHBORHOOD MEETING
The applicant’s intent was to hold a neighborhood meeting to address questions and comments from
neighboring properties. Due to the social distancing circumstances, this was not an option. The
applicant did communicate via e-mail with property owners around Lake Lucy.
Planning Commission
1601 Lake Lucy Road Rezoning
December 1, 2020
Page 7 of 10
LANDSCAPING
The applicant for the development of 1601 Lake Lucy has submitted tree canopy coverage and
preservation calculations. They are as follows:
Total upland area 7.07 ac. or 308,303 SF
Baseline canopy coverage 100% or 308,303 SF
Minimum canopy coverage required 55% or 169,566 SF
Proposed tree preservation 61% or 188,577 SF
The calculations are included to illustrate that the rezoning to PUD-R would meet the subdivision
standards for tree removal. Since the plan submitted is conceptual, there is the possibility that the
proposed tree preservation could increase or decrease. Planned unit developments are generally
considered when the applicant can offer enhanced environmental preservation or increased
sensitivity to the site. It is unclear as to whether or not the final building submittal will provide that,
but staff recommends that the applicant explore opportunities for increased tree preservation on the
property.
ENGINEERING GENERAL COMMENTS
Any and all utility and transportation plans submitted with this application have been reviewed only
for the purpose of determining the feasibility of providing public utility and transportation facilities
for the proposed PUD in accordance with the City of Chanhassen Standard Specifications and
Detail Plates (City Standards) and the Chanhassen Code of Ordinances (Ordinances). A
recommendation of approval does not constitute final approval of details, including but not limited
to alignments, materials and points of access, grading, utility connections or points of discharge,
which are depicted or suggested in the application. The applicant is required to submit detailed
construction drawings and/or supplemental information for the project with the building permit
and/or Development Stage Application, as applicable. The City of Chanhassen Engineering and
Public Works Department will review plans, in detail, when they are submitted and approve, reject
or require modifications to the plans or drawings based upon conformance with City Standards, the
Ordinances, the PUD plan, and the professional engineering judgment of the City Engineer.
As such, it is the opinion of the Engineering Department that the proposed PUD can be developed in
accordance with the requirements of the Ordinances (as it pertains to Engineering and Public Works
requirements) and City Standards. However, after review of the PUD rezoning submittal materials,
being conceptual in nature without much information, Engineering and Public Works staff did not
find that the concept plan provided a significantly higher quality or more sensitive proposal (Sec.
20-501), or offered enhanced environmental sensitivity beyond normal ordinance requirements
Sec. 20-506) as it pertains to Engineering and Public Works requirements.
PUD FINDINGS
The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse
effects of the proposed amendment. The six (6) affects and our findings regarding them are:
Planning Commission
1601 Lake Lucy Road Rezoning
December 1, 2020
Page 8 of 10
a) The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official city Comprehensive
Plan.
Finding: The proposed Planned Unit Development has been considered in relation to the
specific policies and provisions of the land use plan and has been found to be consistent
with the official city Comprehensive Plan. It complies with providing single-family
homes that meet density requirements.
b) The proposed use is or will be compatible with the present and future land uses of
the area.
Finding: The proposed use is compatible with the present and future land uses of the
area. Staff has prepared an ordinance that will regulate the site and ensure specific
regulations are adhered to.
c) The proposed use conforms with all performance standards contained in the
Zoning Ordinance.
Finding: The proposed uses will conform with all performance standards contained in
the Zoning Ordinance such as bluff setbacks, shoreland setbacks, etc. The ordinance
regulating the site will add additional higher standards and establish limitations that
govern the site.
d) The proposed use will not tend to or actually depreciate the area in which it is
proposed.
Finding: The proposed use is consistent with and compatible with all surrounding
parcels that have been guided or have developed as single-family homes.
e) The proposed use can be accommodated with existing public services and will not
overburden the city's service capacity.
Finding: The site is located within the Municipal Urban Service Area however, due to
the location of the island in relation to utilities and due to the potential impact on the
natural features of the site, the applicant will provide an on-site septic system and well.
The applicant also intends to sprinkle the home. These steps will ensure the proposed use
will not overburden the city's service capacity.
f) Traffic generation by the proposed use is within capabilities of streets serving the
property.
Finding: The request is for a single-family home and an accessory dwelling unit.
Traffic generation by the proposed use is within capabilities of streets serving the
property.
Planning Commission
1601 Lake Lucy Road Rezoning
December 1, 2020
Page 9 of 10
RECOMMENDATION
Staff recommends adoption of the following motion:
The Planning Commission recommends approval of rezoning the property located at 1601 Lake
Lucy Road with an approximate area of 9.03 acres from Rural Residential to Planned Unit
Development-Residential, incorporating the following standards:
PUD DEVELOPMENT DESIGN STANDARDS
a. Intent
The purpose of this zone is to create a Residential Low Density DEVELOPMENT. The
use of the PUD zone is to allow for more flexible design standards while creating a higher
quality and more sensitive development. Except as modified by these development standards,
the development must comply with the Residential Low Density District, RSF.
Each structure proposed for development shall proceed through building permit application
based on the development standards outlined below.
b. Uses
The permitted uses within the development shall be one single-family home and one
accessory dwelling unit.
The Accessory Dwelling Unit may not be sold separately from the main single-family
structure.
Short-term lease of the Accessory Dwelling Unit is prohibited. Short-term is defined as
less than three months.
The Accessory Dwelling Unit shall have a maximum of two bedrooms and my not
exceed 1,600 square feet of footprint area.
The homes will be fire sprinkled.
The two homes shall utilize one access driveway into the homes which shall be shared
access until the driveway comes within 50 feet of the first dwelling unit at which point
they can split.
Prior to any site clearing, a walk-through of the grading limits with the city forester to
review opportunities for tree preservation is required.
The total footprint area of all detached accessory buildings shall not exceed 2,000 square
feet collectively and no individual detached accessory structure shall exceed 1,000 square
feet of foot print area.
All water-oriented structure shall comply with ordinance.
The island shall have a maximum of two docks.
c. Setbacks
Planning Commission
1601 Lake Lucy Road Rezoning
December 1, 2020
Page 10 of 10
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks:
Boundary Building Setback
Lake Lucy 75 feet
Bluff Setback 30
Hard Surface Coverage 25 %
Maximum Residential Building/Structure Height 35 or 3 stories, whichever is less
The zoning map of the City of Chanhassen shall not be republished to show the aforesaid zoning,
but the Clerk shall appropriately mark the zoning map on file in the Clerk's Office for the
purpose of indicating the rezoning hereinabove provided for in this ordinance, and all of the
notations, references, and other information shown thereon are hereby incorporated by reference
and made a part of this ordinance.
This ordinance shall be effective immediately upon its passage and publication.
ATTACHMENTS
1. Findings of Fact and Recommendation
2. Application
3. Narrative
4. Ordinance
5. Concept Plans
6. Septic Field Sizing Calculations
7. Letter from Alan Weingart dated Received November 18, 2020
8. Public Hearing Notice and Mailing List
g:\plan\2020 planning cases\20-23 1601 lake lucy road (island)\staff report rezoning.doc
1
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE:
Application of John Wicka to rezone property located at 1601 Lake Lucy Road.
On December 1, 2020, the Chanhassen Planning Commission met at its regularly
scheduled meeting to consider the application of John Wicka to rezone property from Rural
Residential to Planned Unit Development–Residential. The Planning Commission conducted a
public hearing on the proposed Planned Unit 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 Rural Residential District, RR.
2. The property is guided in the Land Use Plan for Residential Low Density.
3. The legal description of the property is shown in the attached Exhibit A.
4. The Zoning Ordinance directs the Planning Commission to consider six (6) possible
adverse affects of the proposed amendment. The six (6) affects and our findings
regarding them are:
a) The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official city Comprehensive
Plan.
Finding: The proposed Planned Unit Development has been considered in relation to the
specific policies and provisions of the land use plan and has been found to be consistent
with the official city Comprehensive Plan. It complies with providing single-family
homes that meet density requirements.
b) The proposed use is or will be compatible with the present and future land uses of the
area.
Finding: The proposed use is compatible with the present and future land uses of the
area. Staff has prepared an ordinance that will regulate the site and ensure specific
regulations are adhered to.
2
c) The proposed use conforms with all performance standards contained in the Zoning
Ordinance.
Finding: The proposed uses will conform with all performance standards contained in
the Zoning Ordinance such as bluff setbacks, shoreland setbacks, etc. The ordinance
regulating the site will add additional higher standards and establish limitations that
govern the site.
d) The proposed use will not tend to or actually depreciate the area in which it is
proposed.
Finding: The proposed use is consistent with and compatible with all surrounding
parcels that have been guided or have developed as single-family homes.
e) The proposed use can be accommodated with existing public services and will not
overburden the city's service capacity.
Finding: The site is located within the Municipal Urban Service Area however, due to
the location of the island in relation to utilities and due to the potential impact on the
natural features of the site, the applicant will provide an on-site septic system and well.
The applicant also intends to sprinkle the home. These steps will ensure the proposed use
will not overburden the city's service capacity.
f) Traffic generation by the proposed use is within capabilities of streets serving the
property.
Finding: The request is for a single-family home and an accessory dwelling unit. Traffic
generation by the proposed use is within capabilities of streets serving the property.
5. The planning report #2020-18 dated December 1, 2020, prepared by Sharmeen Al-Jaff, et
al, is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the Planned Unit
Development.
ADOPTED by the Chanhassen Planning Commission this 1st day of December, 2020.
CHANHASSEN PLANNING COMMISSION
BY:___________________________________
Its Chairman
3
EXHIBIT A
R-}J>-13
COMTIIUNITY DEVELOPMENT DEPARTMENT
Planning Division - 7700 Market Boulevard
Mailing Address - P.O. Box 147, Chanhassen, MN 55317
Phone: (952) 227 -1 100 / Fax: (952) 227-LLLO
CITY OT CIIAI,IHASSII'I
APPLICATION FOR DEVELOPMENT REVIEW
r I,,\el 6O-Day Revi6r/ Daie:l>/ eq \aa
Section 1: Application Type (check all that apply)
Retq to tE qpropiale Applicalim Cl,€cklin to( re,quited su&n al inlqnation tlat n s *canpany this aqdicatbl)
E Comprehensive Plan Amendment......................... $600
Minor MUSA line for failing on-site sewers ..... $100
E Conditional Use Permit (CUP)
E Single-Family Residence .
I ntt ohers
E tnterim Use Permit (lUP)
s300
fl Create over 3 lots .......................$600 + $15 per lot(
lots)
32s
25
Metes & Bounds (2 lots)..................................$300
fl Lot Line Adjustment
E Final P|at.......
hcludes 9450 escrofl for atrorney c6ts)*
Additional escrow may be requa,ed lor o(her applicatjors
through the development contrd.
750 E vacation of Easementsi/Right-of-way (vAc)........ $300
100 Gdditional recordiog tues may apply)
subdivision (SUB)
E create g lots or less
tr $1so
1so
700ntrlnconjunctionwithSingle-Family Residence.. $325
All Others............. ............... $425
E Rezoning (RE4
El Planned unit Development (PUD) .
E Minor Amendment to existing PUD
E Sign Plan Review.......-.......................-.................. $150
E Site Plan Review (SPR)
E wetland eteration Permit (wAP)
ntr Adminisrative...... ............... $100
Commerciaulndustrial Districts"...................... &500
Plus $10 per 1,000 square teet of building area(
thousand square feet)
lnclude
n um ber of g!E!!g em ployees:
lnclude number of 4gg emPloyees:
fItr Single-Family Residence
All Others
E zonino Appeal
200
150
275
100
E zoning Ordinance Amendment (zOA)$500
E Residential Distric6 $s00 !!Z!E: When multiple applications are prgcessed co.lcu.rendy,
e app,opriate tee shail b€ charged tsr each application.
Plus $5 per dwelling unit ( units)
E Notification Sign (city m install and remo,/e)s200
I Rroperty Owners' Lbt within EIOO' (city to seneraE after tre-aporicatio meai"s) ......"..fi5- ;
d;;;;, ..........'$
a per address
E Escrou/ for Recording Documents (check all that apply)
conditional Use Permit Interim Use Perm it ! Site Plan Agreement
Vacation n variance nn Wetland Alteration Permat
tr Metes & Bounds Subdivision (3 docs.) [ Easements ( easements)
TOTAL FEE:
Section 2: Required lnformation
Description of Proposal:
1601 Lake Lucy Road, Excelsior, MN 55331
Parcel #:254070200 Legal Description:
9.03 wetlands Present?n ves E r.to
See attached survey
Total Acreage:
Present Zoning Rural Residential District (RR)
Present Land Use Oesignation:Residential Lo\rv
Planned Unit Development (PUD) E
se Designation . Residential Low Densityfil
Requested zoning:
Requested Land u
Existing Use of Properry:Ruture Home Site
Elcheck box if separate nanative is attached.
suoniua oae IQP.!2!- "" D*E{-LL}2- o*,
50 per document
Deeds
1,099.00
Property Address or Location:
Section 3: Property Owner and Applicant lnformation
APPUCANT OTHER THAN PROPERTY OWNER: ln signing this application, l, as applicant, represent to have obtained
authorization lrom he propefty owner to file fiis application. I agree to be bound by cond,tions of approval, subject only to
the right to object at the hearings on the application or during the appeal period. lf this application has not been signed by
the property owner, I have atiached separate documentation of full legal capacity to file the application. This application
should be processed in my name and I am the party whom he City should contact regarding any matter penaining 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 consuhing fees, feasibility studies, etc. with an estimate prior to
any authorization to proceed with the study. I cenify thal the anformation and exhibiB submitted are true and conect.
Name
Address
Contact:
Phone:
city/statezip:
Email:
Cell:
Fax:
Signature:Date:
PROPERTY OWNER: ln signing this application, I, as property owner, have full legal capacity to, and hereby do,
authorize the filing of this application. I understand fiat conditions of approval are binding and agree to be bound by those
conditions, subiect only to the right to ob,ect at the hearings or durino the appeal periods. I will keep myself informed of
lhe deadlines for submission of material and the progress ol 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 cenify that the information and exhibits subm itted are true and conect.
John VMcka
Address:
Name:Contact:
Phone:
City/Statetz ip:
Email:
Chanhassen, MN 55317 Cell:
Fax:
Oate
Cell:
Fax:
Contact
Phone:
john.wicka@gmail.com
Signature:LOl30l20
This application must be completed in tull and must be accompanied by all information and plans required by
applicable City Ordinance provisions. Before filing this application, refer to the appropriale Application Checklist
and confr with the Planning Department to determine the specific ordinance and applicable procedural
requiremeflts and fees.
Section 4: Notification lnformation
who should receive copies of staff repons?
trtrtr
D
Propeny Owner Via:
Applicant Via
I uano Paper copy
E laaieo Paper copy
E Mailed Paper copy
E Mailed Paper copy
trtr Email
Email
INSTRUCTIONS TO APPLICANT: Complete all necessary form fiebs, 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
SAVE FORM PRItiIT FORM SUBMIT FORM
engineer Via EEmailoherviaEEmail
f,,o-o.
Address:
ciry/state/zip:
F-"i1.
2547 Bridle Creek Trl.
612) 80s-62s0
PROJECT ENGINEER (it applicable)
A determination of completeness of the application shall be made within 15 business da)6 of application submittal. A
written notice of application deficiencies shall be mailed to the applicant within 15 business days of application.
Other Contact lnformation :
Nr-o'-
Address: _
CMStateZip: _
a-"il
copy to the city br processino.
PUD Rezoning Request
I am asking the City of Chanhassen to consider rezoning our property located at 1601 Lake
Lucy Road, to Planned Unit Development - Residential. The property itself is unique, primarily
because it is an island. A road and bridge were constructed out to the island approximately 22
years ago. For several years my wife and I have been looking for a larger parcel of land to build
a home. A primary reason for that was so we could build a living space nearby for my mother
who is now 86 years old. The island was a perfect opportunity for us to build living quarters
near but still allow my mother to keep her independence.
In the fall of 2018, we set out to design a home that would achieve all of these goals by creating
essentially two living structures combined by a tunnel or skyway. Unfortunately, every option
we explored led to a dead end. The island is an amazing piece of geography - beautiful in every
way, but it also provides many home building challenges to overcome. After trying to “piece
together the puzzle” for a year, we paused our design plans as we were temporarily exhausted
from running into blockers. After consulting with our architect, we realized that the opportunity
to create two separate living structures on the 8 acre parcel (not including the driveway down to
the island) dramatically simplifies many aspects of the design and build. To accomplish this
goal, we needed some flexibility of ordinances. This is the reason we are requesting a rezoning
of the island to Planned Unit Development - Residential. This zoning category allows flexibility,
but in turn requires high design standards. I hope to demonstrate that we intend to meet the
higher standards.
We have included several documents to add some additional context to the application and
address some known concerns in your consideration. Included are:
A composite map showing all of the highlighted features together.
A map showing a preliminary design of the two living structures and accessory building and the
total buildable area.
A map showing proposed (but optional) water preservation areas.
A map showing no water preservation areas.
A map showing the total grading limits without the water preservation areas.
A map showing the total grading limits with the water preservation areas.
A map showing the total hard surfaces for the plan and the septic system and drainfield area.
A Site Information summary showing critical square footage elements and calculations of these
designs.
A septic system drainfield sizing analysis by a licensed septic designer.
The natural beauty of the island is undeniable, but in 2018 it was deep into the cycle of being
overtaken by an invasive species - buckthorn. Shortly after purchasing the property, we worked
with Jill Sinclair to get direction on removing the buckthorn. This was no simple matter. This
invasive species was quite literally taking over the island and muscling out other native trees
and plants. We hired one of the specialists Jill recommended and cut, treated and removed an
astonishing amount of buckthorn. That effort returned the island to it’s natural balance. In our
plans to build we intend to preserve that beauty in every way possible.
We are planning to build “green” structures using solar for power, geothermal for
heating/cooling, green roofs on parts of the structures, highly efficient building designs, rain
water harvesting for watering the lawn and vegetation and various other plans to minimize our
impact on the environment. Furthermore, as we get deeper into the design process, we plan to
engage a civil engineer to assist with both a grading and erosion control plan to introduce the
appropriate amount of water management located near the driveways to account for any run-off
towards the lake including french drains, rain garden, etc. Given the majority of the current bluff
conditions (mainly exposed soli), we propose addressing any susceptible bluff areas with native
plantings to help mitigate potential erosion.
Obviously, in the building process we will be impacting the island and vegetation, but the bulk of
the tree removal will be on the interior of the island and the driveways on the island are
designed to be appropriately narrow for the tree canopy to grow over. The bluff areas and
shorelines will not be affected in terms of tree and canopy coverage. The grading limits and
calculations have been provided in the accompanying documents. Additionally, we have
ordered a tree survey from an expert (again recommended by Jill - thank you Jill!) and will make
it available as soon as it is complete.
A few weeks ago, I was able to walk the island with the Fire Chief, Don Johnson. Don shared
his concerns and recommendations. One concern he shared was the ability for the larger fire
trucks to navigate the island and have the ability to turn around. Since then, we have updated
our plans to allow for turn around areas for the fire trucks. Don also recommended we design
the living structures with fire suppression sprinkler systems. We plan to incorporate this into our
designs going forward.
Lastly, we hired a licensed septic designer (sourced from the approved contractor list on the
Carver County website) to do some preliminary calculations to ensure we have enough area for
the septic system and primary and secondary drain fields. The architectural drawings allow for
12,984 square feet for the septic system while his calculations call for only 11,000 square feet.
Thank you for your consideration.
John Wicka
AN ORDINANCE AMENDING CHAPTER 20 OF THE
CHANHASSEN CITY CODE, THE CITY'S ZONING ORDINANCE,
BY REZONING CERTAIN PROPERTY
THE CITY COUNCIL OF THE CITY OF CHANHASSEN ORDAINS:
Section 1. Chapter 20 of the Chanhassen City Code, the City's zoning ordinance, is hereby
amended by rezoning all property within 1601 Lake Lucy Road with an approximate area of 9.03
acres to Planned Unit Development-Residential.
Section 2. The rezoning of this property incorporates the following development design
standards:
DEVELOPMENT DESIGN STANDARDS
a. Intent
The purpose of this zone is to create a Residential Low Density DEVELOPMENT. The
use of the PUD zone is to allow for more flexible design standards while creating a higher
quality and more sensitive development. Except as modified by these development
standards, the development must comply with the Residential Low Density District, RSF.
Each structure proposed for development shall proceed through building permit application
based on the development standards outlined below.
b. Uses
The permitted uses within the development shall be one single-family home and one
accessory dwelling unit.
The Accessory Dwelling Unit may not be sold separately from the main single-family
structure.
Short-term lease of the Accessory Dwelling Unit is prohibited. Short-term is defined as
less than three months.
The Accessory Dwelling Unit shall have a maximum of two bedrooms and my not
exceed 1,600 square feet of footprint area.
The homes will be fire sprinkled.
The two homes shall utilize one access driveway into the homes which shall be shared
access until the driveway comes within 50 feet of the first dwelling unit at which point
they can split.
Prior to any site clearing, a walk-through of the grading limits with the city forester to
review opportunities for tree preservation is required.
The total footprint area of all detached accessory buildings shall not exceed 2,000
square feet collectively and no individual detached accessory structure shall exceed
1,000 square feet of foot print area.
All water-oriented structure shall comply with ordinance.
The island shall have a maximum of two docks.
c. Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks:
Boundary Building Setback
Lake Lucy 75 feet
Bluff Setback 30
Hard Surface Coverage 25 %
Maximum Residential Building/Structure Height 35 or 3 stories, whichever is less
Section 3. The zoning map of the City of Chanhassen shall not be republished to show the
aforesaid zoning, but the Clerk shall appropriately mark the zoning map on file in the Clerk's
Office for the purpose of indicating the rezoning hereinabove provided for in this ordinance, and
all of the notations, references, and other information shown thereon are hereby incorporated by
reference and made a part of this ordinance.
Section 4. This ordinance shall be effective immediately upon its passage and publication.
PASSED AND ADOPTED this 14th day of December 2020, by the City Council of the
City of Chanhassen, Minnesota.
Heather Johnston, City Manager Elise Ryan, Mayor
Published in the Chanhassen Villager on )
g:\plan\2020 planning cases\20-23 1601 lake lucy road (island)\ordinance.docx
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Vernal Equinox
June
22
Su
mmer
Solstice
WinterSolstice
Dec22 Dec21WinterSolstice
SITE PLAN
SCALE: 1" = 30'-0"}
LOT INFORMATION:
SITE INFORMATION
33%
108,053 sq.ft.
37%.
119,726) sq.ft
322,329 sq.ft.
14.5%
308,303 sq. ft./44,585 sq. ft.
44,585 sq. ft.
5,420 sq.ft.
2,412 sq. ft.
10,542 sq. ft.
17,464 sq. ft.
990 sq. ft.
100 sq. ft.
990 sq. ft
1,669 sq. ft.
4,998 sq. ft.
308,303 sq. ft.
108,956 sq. ft.
without water management)
Grading Limit Area Alt.
Grading Limit Area
Total Island Area
Lot Coverage:
Total Impervious:
Terrace Area:
Accessory Driveway:
Lower Driveway Area:
Main Driveway Area :
Garage Area:
Storage Shed
Accessory Struct. Footprint:
Guest House Footprint:
Main House Footprint:
Lot Area:
Buildable Area:
Buildable Area
BUILDINGS
ROAD WAYASPHALTRAINGARDEN /WATER
MANAGEMENT
POSSIBLE SEPTICFIELDGRADINGLIMITIsland
Residence
Lake Lucy
COPYRIGHT Charlie & Co. Design, LLC
09.28.2020
968
966
972
976
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980
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984986988990
992994996998
1000
1002
1004
1006
964962
960
964
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992
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996
998
1006
1004
1002
1000
990
980
970
974
970
9821002
988
966
968
970
972
974
976
978
980
982
984
986
988
990
992
994
996
998
1000
1002
972
974
976
978
982
984
986
988
992
994
996
998
1000
1002
1004
968
966
964
962
960
958
980978976974972970968966964962960958962966
964LAKE
LUCY
EDGE OF
WATER
ELEV.=956.3 (9/7/17))
O.H.W.
LINE (
ELEV.=
956.1)
75' LAKESETBACK30'
BLUFF
SETBACK30'
B
LU
FFSETB
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LAKE
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75'
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S
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T B
A C K
NOT BLUFF BLUFF
BLUFF BLUFF
NOT BLUFF ROCK RET.
WALL ROCK RET. WALL
30' x57'2 STORY
MAIN HOUSE
2 STORY GUEST
HOUSE
12,
554 sq.ft.
SEPTIC
FIELD30' x
33'GARAGE WELL 30'
x 33'
GARAGE STORAGE SHED10' x10'
2 STORY GUEST HOUSE
30' x57'2
STORY
MAIN
HOUSE2STORYMAINHOUSE
30'
x
33'
STRUCTURE
ACCESSORY
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DESC)
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IN WATER)LAKE
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LUCY EDGE OF WATER ELEV.=956.3 (
9/7/
17))
EDGE
OFWATER
ELEV.=956.3 (9/7/17))
O.H.W. LINE (ELEV.=
956.
1)O.H.W. LINE (ELEV.=
956.1)34.
14 23±48.
033 75.
0 75.
075.075.
030
FT
BLUFF
SETBACK
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W. SETBACK
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O.B.)
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DRAWING A
03- 12 - nooN - edutitlA
03- 86 - nooN - edut
itlA
N
W E
S
SummerSolstice
June22
Autumnal Equinox
Sept23March21
Vernal Equinox
June
22
Su
mmer
Solstice
WinterSolstice
Dec22 Dec21WinterSolstice
SITE PLAN
SCALE: 1" = 30'-0"}
LOT INFORMATION:
SITE INFORMATION
33%
108,053 sq.ft.
37%.
119,726) sq.ft
322,329 sq.ft.
14.5%
308,303 sq. ft./44,585 sq. ft.
44,585 sq. ft.
5,420 sq.ft.
2,412 sq. ft.
10,542 sq. ft.
17,464 sq. ft.
990 sq. ft.
100 sq. ft.
990 sq. ft
1,669 sq. ft.
4,998 sq. ft.
308,303 sq. ft.
108,956 sq. ft.
without water management)
Grading Limit Area Alt.
Grading Limit Area
Total Island Area
Lot Coverage:
Total Impervious:
Terrace Area:
Accessory Driveway:
Lower Driveway Area:
Main Driveway Area :
Garage Area:
Storage Shed
Accessory Struct. Footprint:
Guest House Footprint:
Main House Footprint:
Lot Area:
Buildable Area:
Hard Surface Areas
BUILDINGS
ROAD WAYASPHALTRAINGARDEN /WATER
MANAGEMENT
POSSIBLE SEPTICFIELDGRADINGLIMITIsland
Residence
Lake Lucy
COPYRIGHT Charlie & Co. Design, LLC
09.28.2020
968
966
972
976
978
980
9 8 2
984986988990
992994996998
1000
1002
1004
1006
964962
960
964
990
992
994
996
998
1006
1004
1002
1000
990
980
970
974
970
9821002
988
966
968
970
972
974
976
978
980
982
984
986
988
990
992
994
996
998
1000
1002
972
974
976
978
982
984
986
988
992
994
996
998
1000
1002
1004
968
966
964
962
960
958
980978976974972970968966964962960958962966
964LAKE
LUCY
EDGE OF
WATER
ELEV.=956.3 (9/7/17))
O.H.W.
LINE (
ELEV.=
956.1)
75' LAKESETBACK30'
BLUFF
SETBACK30'
B
LU
FFSETB
A C K
30'
BLUFF
SETBACK75'
LAKE
SETBACK
75'
L
A
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E
S
E
T B
A C K
NOT BLUFF BLUFF
BLUFF BLUFF
NOT BLUFF ROCK RET.
WALL ROCK RET. WALL
30' x57'2 STORY
MAIN HOUSE
2 STORY GUEST
HOUSE
12,
554 sq.ft.
SEPTIC
FIELD 30' x
33'GARAGE WELL 30'
x 33'
GARAGE STORAGE SHED10' x10'
2 STORY GUEST HOUSE
30' x57'2
STORY
MAIN
HOUSE2STORYMAINHOUSE
30'
x
33'
STRUCTURE
ACCESSORY
B
LUFFNOTBLUFFNOTBLUFFNOT
BLUFF B L
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FF1684.93 (
CO.
CORD.)
1685.
01 (
DESC)
90°
374.
82 (
MEAS)
375.
00 (
DESC)
49.
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M)
50.
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WHITETAIL COVE WHI T
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T AIL
C OVE
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A DBRIDGEWESTLINE
GOV'TLOT
51.
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IN WATER)LAKE
LUCY
LAKE
LUCY LAKE
LUCY EDGE OF WATER ELEV.=956.3 (
9/7/
17))
EDGE
OFWATER
ELEV.=956.3 (9/7/17))
O.H.W. LINE (ELEV.=
956.
1)O.H.W. LINE (ELEV.=
956.1)34.
14 23±48.
033 75.
0 75.
075.075.
030
FT
BLUFF
SETBACK
75FT
O.H.
W. SETBACK
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O.H.
W. SETBACK
TOPOF
SLOPEP.
O.B.)
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0 NOT
DRAWING A
03- 12 - nooN - edutitlA
03- 86 - nooN - edut
itlA
N
W E
S
SummerSolstice
June22
Autumnal Equinox
Sept23March21
Vernal Equinox
June
22
Su
mmer
Solstice
WinterSolstice
Dec22 Dec21WinterSolstice
SITE PLAN
SCALE: 1" = 30'-0"}
LOT INFORMATION:
SITE INFORMATION
33%
108,053 sq.ft.
37%.
119,726) sq.ft
322,329 sq.ft.
14.5%
308,303 sq. ft./44,585 sq. ft.
44,585 sq. ft.
5,420 sq.ft.
2,412 sq. ft.
10,542 sq. ft.
17,464 sq. ft.
990 sq. ft.
100 sq. ft.
990 sq. ft
1,669 sq. ft.
4,998 sq. ft.
308,303 sq. ft.
108,956 sq. ft.
without water management)
Grading Limit Area Alt.
Grading Limit Area
Total Island Area
Lot Coverage:
Total Impervious:
Terrace Area:
Accessory Driveway:
Lower Driveway Area:
Main Driveway Area :
Garage Area:
Storage Shed
Accessory Struct. Footprint:
Guest House Footprint:
Main House Footprint:
Lot Area:
Buildable Area:
Water Management
BUILDINGS
ROAD WAYASPHALTRAINGARDEN /WATER
MANAGEMENT
POSSIBLE SEPTICFIELDGRADINGLIMITIsland
Residence
Lake Lucy
COPYRIGHT Charlie & Co. Design, LLC
09.28.2020
968
966
972
976
978
980
9 8 2
984986988990
992994996998
1000
1002
1004
1006
964962
960
964
990
992
994
996
998
1006
1004
1002
1000
990
980
970
974
970
9821002
988
966
968
970
972
974
976
978
980
982
984
986
988
990
992
994
996
998
1000
1002
972
974
976
978
982
984
986
988
992
994
996
998
1000
1002
1004
968
966
964
962
960
958
980978976974972970968966964962960958962966
964LAKE
LUCY
EDGE OF
WATER
ELEV.=956.3 (9/7/17))
O.H.W.
LINE (
ELEV.=
956.1)
75' LAKESETBACK30'
BLUFF
SETBACK30'
B
LU
FFSETB
A C K
30'
BLUFF
SETBACK75'
LAKE
SETBACK
75'
L
A
K
E
S
E
T B
A C K
NOT BLUFF BLUFF
BLUFF BLUFF
NOT BLUFF ROCK RET.
WALL ROCK RET. WALL
30' x57'2 STORY
MAIN HOUSE
2 STORY GUEST
HOUSE
12,
554 sq.ft.
SEPTIC
FIELD 30' x
33'GARAGE WELL 30'
x 33'
GARAGE STORAGE SHED10' x10'
2 STORY GUEST HOUSE
30' x57'2
STORY
MAIN
HOUSE2STORYMAINHOUSE
30'
x
33'
STRUCTURE
ACCESSORY
B
LUFFNOTBLUFFNOTBLUFFNOT
BLUFF B L
U
FF1684.93 (
CO.
CORD.)
1685.
01 (
DESC)
90°
374.
82 (
MEAS)
375.
00 (
DESC)
49.
79 (
M)
50.
0 (D)46±90°90°OUTLOT C
WHITETAIL COVE WHI T
E
T AIL
C OVE
GRA VEL
RO
A DBRIDGEWESTLINE
GOV'TLOT
51.
5" DIA. PIPENOTFOUND -
IN WATER)LAKE
LUCY
LAKE
LUCY LAKE
LUCY EDGE OF WATER ELEV.=956.3 (
9/7/
17))
EDGE
OFWATER
ELEV.=956.3 (9/7/17))
O.H.W. LINE (ELEV.=
956.
1)O.H.W. LINE (ELEV.=
956.1)34.
14 23±48.
033 75.
0 75.
075.075.
030
FT
BLUFF
SETBACK
75FT
O.H.
W. SETBACK
75 FT
O.H.
W. SETBACK
TOPOF
SLOPEP.
O.B.)
968.6
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0 NOT
DRAWING A
03- 12 - nooN - edutitlA
03- 86 - nooN - edut
itlA
N
W E
S
SummerSolstice
June22
Autumnal Equinox
Sept23March21
Vernal Equinox
June
22
Su
mmer
Solstice
WinterSolstice
Dec22 Dec21WinterSolstice
SITE PLAN
SCALE: 1" = 30'-0"}
LOT INFORMATION:
SITE INFORMATION
33%
108,053 sq.ft.
37%.
119,726) sq.ft
322,329 sq.ft.
14.5%
308,303 sq. ft./44,585 sq. ft.
44,585 sq. ft.
5,420 sq.ft.
2,412 sq. ft.
10,542 sq. ft.
17,464 sq. ft.
990 sq. ft.
100 sq. ft.
990 sq. ft
1,669 sq. ft.
4,998 sq. ft.
308,303 sq. ft.
108,956 sq. ft.
without water management)
Grading Limit Area Alt.
Grading Limit Area
Total Island Area
Lot Coverage:
Total Impervious:
Terrace Area:
Accessory Driveway:
Lower Driveway Area:
Main Driveway Area :
Garage Area:
Storage Shed
Accessory Struct. Footprint:
Guest House Footprint:
Main House Footprint:
Lot Area:
Buildable Area:
System
and Septic
Hard Surfaces
BUILDINGS
ROAD WAYASPHALTRAINGARDEN /WATER
MANAGEMENT
POSSIBLE SEPTICFIELDGRADINGLIMITIsland
Residence
Lake Lucy
COPYRIGHT Charlie & Co. Design, LLC
09.28.2020
968
966
972
976
978
980
9 8 2
984986988990
992994996998
1000
1002
1004
1006
964962
960
964
990
992
994
996
998
1006
1004
1002
1000
990
980
970
974
970
9821002
988
966
968
970
972
974
976
978
980
982
984
986
988
990
992
994
996
998
1000
1002
972
974
976
978
982
984
986
988
992
994
996
998
1000
1002
1004
968
966
964
962
960
958
980978976974972970968966964962960958962966
964LAKE
LUCY
EDGE OF
WATER
ELEV.=956.3 (9/7/17))
O.H.W.
LINE (
ELEV.=
956.1)
75' LAKESETBACK30'
BLUFF
SETBACK30'
B
LU
FFSETB
A C K
30'
BLUFF
SETBACK75'
LAKE
SETBACK
75'
L
A
K
E
S
E
T B
A C K
NOT BLUFF BLUFF
BLUFF BLUFF
NOT BLUFF ROCK RET.
WALL ROCK RET. WALL
30' x57'2 STORY
MAIN HOUSE
2 STORY GUEST
HOUSE
12,
554 sq.ft.
SEPTIC
FIELD 30' x
33'GARAGE WELL 30'
x 33'
GARAGE STORAGE SHED10' x10'
2 STORY GUEST HOUSE
30' x57'2
STORY
MAIN
HOUSE2STORYMAINHOUSE
30'
x
33'
STRUCTURE
ACCESSORY
B
LUFFNOTBLUFFNOTBLUFFNOT
BLUFF B L
U
FF1684.93 (
CO.
CORD.)
1685.
01 (
DESC)
90°
374.
82 (
MEAS)
375.
00 (
DESC)
49.
79 (
M)
50.
0 (D)46±90°90°OUTLOT C
WHITETAIL COVE WHI T
E
T AIL
C OVE
GRA VEL
RO
A DBRIDGEWESTLINE
GOV'TLOT
51.
5" DIA. PIPENOTFOUND -
IN WATER)LAKE
LUCY
LAKE
LUCY LAKE
LUCY EDGE OF WATER ELEV.=956.3 (
9/7/
17))
EDGE
OFWATER
ELEV.=956.3 (9/7/17))
O.H.W. LINE (ELEV.=
956.
1)O.H.W. LINE (ELEV.=
956.1)34.
14 23±48.
033 75.
0 75.
075.075.
030
FT
BLUFF
SETBACK
75FT
O.H.
W. SETBACK
75 FT
O.H.
W. SETBACK
TOPOF
SLOPEP.
O.B.)
968.6
969.4
990.0
9 9
40
998.0999.
7 996.
6 968.
7 968.
7 969.
0968.
6993.
0993.
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2 989.
7 988.
01006.
11007.
3 1003.
61002.3
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7
1002.
01002.
8999.7
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8 999.
1 1004.
3997.
0990.7983.
6980.9
982.3 985.9993.
5 998.
71004.01007.
0 1002.
3995.
6 993.
0 1000.
596
9.5
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966.
2
967.
1
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3
9
6
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6980.7981.
2981.9
982.9
980.6
968.
1969.
7969.8969
0969.
1964.
0961.
9961.
9961.
8
9
6
8.
4
968.
8TOE
OF
SLOPE
TOEOFSLOP
ETOEOFSLOPETOPOFSLOPETOP
OFSLOPETOPOFSLOPE994.8969.
8965.9 990.
9
9
9 4 9969.
9994.0969.0 993.
0 968.0 969.
7
994.7 30
303030 30 3030 3
0 NOT
DRAWING A
03- 12 - nooN - edutitlA
03- 86 - nooN - edut
itlA
N
W E
S
SummerSolstice
June22
Autumnal Equinox
Sept23March21
Vernal Equinox
June
22
Su
mmer
Solstice
WinterSolstice
Dec22 Dec21WinterSolstice
SITE PLAN
SCALE: 1" = 30'-0"}
LOT INFORMATION:
SITE INFORMATION
33%
108,053 sq.ft.
37%.
119,726) sq.ft
322,329 sq.ft.
14.5%
308,303 sq. ft./44,585 sq. ft.
44,585 sq. ft.
5,420 sq.ft.
2,412 sq. ft.
10,542 sq. ft.
17,464 sq. ft.
990 sq. ft.
100 sq. ft.
990 sq. ft
1,669 sq. ft.
4,998 sq. ft.
308,303 sq. ft.
108,956 sq. ft.
without water management)
Grading Limit Area Alt.
Grading Limit Area
Total Island Area
Lot Coverage:
Total Impervious:
Terrace Area:
Accessory Driveway:
Lower Driveway Area:
Main Driveway Area :
Garage Area:
Storage Shed
Accessory Struct. Footprint:
Guest House Footprint:
Main House Footprint:
Lot Area:
Buildable Area:
Management
No Water
Grading Limit With
BUILDINGS
ROAD WAYASPHALTRAINGARDEN /WATER
MANAGEMENT
POSSIBLE SEPTICFIELDGRADINGLIMITIsland
Residence
Lake Lucy
COPYRIGHT Charlie & Co. Design, LLC
09.28.2020
968
966
972
976
978
980
9 8 2
984986988990
992994996998
1000
1002
1004
1006
964962
960
964
990
992
994
996
998
1006
1004
1002
1000
990
980
970
974
970
9821002
988
966
968
970
972
974
976
978
980
982
984
986
988
990
992
994
996
998
1000
1002
972
974
976
978
982
984
986
988
992
994
996
998
1000
1002
1004
968
966
964
962
960
958
980978976974972970968966964962960958962966
964LAKE
LUCY
EDGE OF
WATER
ELEV.=956.3 (9/7/17))
O.H.W.
LINE (
ELEV.=
956.1)
75' LAKESETBACK30'
BLUFF
SETBACK30'
B
LU
FFSETB
A C K
30'
BLUFF
SETBACK75'
LAKE
SETBACK
75'
L
A
K
E
S
E
T B
A C K
NOT BLUFF BLUFF
BLUFF BLUFF
NOT BLUFF ROCK RET.
WALL ROCK RET. WALL
30' x57'2 STORY
MAIN HOUSE
2 STORY GUEST
HOUSE
12,
554 sq.ft.
SEPTIC
FIELD30' x
33'GARAGE WELL 30'
x 33'
GARAGE STORAGE SHED10' x10'
2 STORY GUEST HOUSE
30' x57'2
STORY
MAIN
HOUSE2STORYMAINHOUSE
30'
x
33'
STRUCTURE
ACCESSORY
B
LUFFNOTBLUFFNOTBLUFFNOT
BLUFF B L
U
FF1684.93 (
CO.
CORD.)
1685.
01 (
DESC)
90°
374.
82 (
MEAS)
375.
00 (
DESC)
49.
79 (
M)
50.
0 (D)46±90°90°OUTLOT C
WHITETAIL COVE WHI T
E
T AIL
C OVE
GRA VEL
RO
A DBRIDGEWESTLINE
GOV'TLOT
51.
5" DIA. PIPENOTFOUND -
IN WATER)LAKE
LUCY
LAKE
LUCY LAKE
LUCY EDGE OF WATER ELEV.=956.3 (
9/7/
17))
EDGE
OFWATER
ELEV.=956.3 (9/7/17))
O.H.W. LINE (ELEV.=
956.
1)O.H.W. LINE (ELEV.=
956.1)34.
14 23±48.
033 75.
0 75.
075.075.
030
FT
BLUFF
SETBACK
75FT
O.H.
W. SETBACK
75 FT
O.H.
W. SETBACK
TOPOF
SLOPEP.
O.B.)
968.6
969.4
990.0
9 9
40
998.0999.
7 996.
6 968.
7 968.
7 969.
0968.
6993.
0993.
0993.
2 989.
7 988.
01006.
11007.
3 1003.
61002.3
1001.8
997.6999.
7
1002.
01002.
8999.7
989.11000.
8 999.
1 1004.
3997.
0990.7983.
6980.9
982.3 985.9993.
5 998.
71004.01007.
0 1002.
3995.
6 993.
0 1000.
596
9.5
965.5
965.3
966.
2
967.
1
968.5
968.0 968.
3
9
6
7 .
6980.7981.
2981.9
982.9
980.6
968.
1969.
7969.8969
0969.
1964.
0961.
9961.
9961.
8
9
6
8.
4
968.
8TOE
OF
SLOPE
TOEOFSLOP
ETOEOFSLOPETOPOFSLOPETOP
OFSLOPETOPOFSLOPE994.8969.
DRAWING A
03- 12 - nooN - edutitlA
03- 86 - nooN - edut
itlA
N
W E
S
SummerSolstice
June22
Autumnal Equinox
Sept23March21
Vernal Equinox
June
22
Su
mmer
Solstice
WinterSolstice
Dec22 Dec21WinterSolstice
SITE PLAN
SCALE: 1" = 30'-0"}
LOT INFORMATION:
SITE INFORMATION
33%
108,053 sq.ft.
37%.
119,726) sq.ft
322,329 sq.ft.
14.5%
308,303 sq. ft./44,585 sq. ft.
44,585 sq. ft.
5,420 sq.ft.
2,412 sq. ft.
10,542 sq. ft.
17,464 sq. ft.
990 sq. ft.
100 sq. ft.
990 sq. ft
1,669 sq. ft.
4,998 sq. ft.
308,303 sq. ft.
108,956 sq. ft.
without water management)
Grading Limit Area Alt.
Grading Limit Area
Total Island Area
Lot Coverage:
Total Impervious:
Terrace Area:
Accessory Driveway:
Lower Driveway Area:
Main Driveway Area :
Garage Area:
Storage Shed
Accessory Struct. Footprint:
Guest House Footprint:
Main House Footprint:
Lot Area:
Buildable Area:
Grading Limit
BUILDINGS
ROAD WAYASPHALTRAINGARDEN /WATER
MANAGEMENT
POSSIBLE SEPTICFIELDGRADINGLIMITIsland
Residence
Lake Lucy
COPYRIGHT Charlie & Co. Design, LLC
09.28.2020
968
966
972
976
978
980
9 8 2
984986988990
992994996998
1000
1002
1004
1006
964962
960
964
990
992
994
996
998
1006
1004
1002
1000
990
980
970
974
970
9821002
988
966
968
970
972
974
976
978
980
982
984
986
988
990
992
994
996
998
1000
1002
972
974
976
978
982
984
986
988
992
994
996
998
1000
1002
1004
968
966
964
962
960
958
980978976974972970968966964962960958962966
964LAKE
LUCY
EDGE OF
WATER
ELEV.=956.3 (9/7/17))
O.H.W.
LINE (
ELEV.=
956.1)
75' LAKESETBACK30'
BLUFF
SETBACK30'
B
LU
FFSETB
A C K
30'
BLUFF
SETBACK75'
LAKE
SETBACK
75'
L
A
K
E
S
E
T B
A C K
NOT BLUFF BLUFF
BLUFF BLUFF
NOT BLUFF ROCK RET.
WALL ROCK RET. WALL
30' x57'2 STORY
MAIN HOUSE
2 STORY GUEST
HOUSE
12,
554 sq.ft.
SEPTIC
FIELD30' x
33'GARAGE WELL 30'
x 33'
GARAGE STORAGE SHED10' x10'
2 STORY GUEST HOUSE
30' x57'2
STORY
MAIN
HOUSE2STORYMAINHOUSE
30'
x
33'
STRUCTURE
ACCESSORY
B
LUFFNOTBLUFFNOTBLUFFNOT
BLUFF B L
U
FF1684.93 (
CO.
CORD.)
1685.
01 (
DESC)
90°
374.
82 (
MEAS)
375.
00 (
DESC)
49.
79 (
M)
50.
0 (D)46±90°90°OUTLOT C
WHITETAIL COVE WHI T
E
T AIL
C OVE
GRA VEL
RO
A DBRIDGEWESTLINE
GOV'TLOT
51.
5" DIA. PIPENOTFOUND -
IN WATER)LAKE
LUCY
LAKE
LUCY LAKE
LUCY EDGE OF WATER ELEV.=956.3 (
9/7/
17))
EDGE
OFWATER
ELEV.=956.3 (9/7/17))
O.H.W. LINE (ELEV.=
956.
1)O.H.W. LINE (ELEV.=
956.1)34.
14 23±48.
033 75.
0 75.
075.075.
030
FT
BLUFF
SETBACK
75FT
O.H.
W. SETBACK
75 FT
O.H.
W. SETBACK
TOPOF
SLOPEP.
O.B.)
968.6
969.4
990.0
9 9
40
998.0999.
7 996.
6 968.
7 968.
7 969.
0968.
6993.
0993.
0993.
2 989.
7 988.
01006.
11007.
3 1003.
61002.3
1001.8
997.6999.
7
1002.
01002.
8999.7
989.11000.
8 999.
1 1004.
3997.
0990.7983.
6980.9
982.3 985.9993.
5 998.
71004.01007.
0 1002.
3995.
6 993.
0 1000.
596
9.5
965.5
965.3
966.
2
967.
1
968.5
968.0 968.
3
9
6
7 .
6980.7981.
2981.9
982.9
980.6
968.
1969.
7969.8969
0969.
1964.
0961.
9961.
9961.
8
9
6
8.
4
968.
8TOE
OF
SLOPE
TOEOFSLOP
ETOEOFSLOPETOPOFSLOPETOP
OFSLOPETOPOFSLOPE994.8969.
DRAWING A
03- 12 - nooN - edutitlA
03- 86 - nooN - edut
itlA
N
W E
S
SummerSolstice
June22
Autumnal Equinox
Sept23March21
Vernal Equinox
June
22
Su
mmer
Solstice
WinterSolstice
Dec22 Dec21WinterSolstice
SITE PLAN
SCALE: 1" = 30'-0"}
LOT INFORMATION:
SITE INFORMATION
33%
108,053 sq.ft.
37%.
119,726) sq.ft
322,329 sq.ft.
14.5%
308,303 sq. ft./44,585 sq. ft.
44,585 sq. ft.
5,420 sq.ft.
2,412 sq. ft.
10,542 sq. ft.
17,464 sq. ft.
990 sq. ft.
100 sq. ft.
990 sq. ft
1,669 sq. ft.
4,998 sq. ft.
308,303 sq. ft.
108,956 sq. ft.
without water management)
Grading Limit Area Alt.
Grading Limit Area
Total Island Area
Lot Coverage:
Total Impervious:
Terrace Area:
Accessory Driveway:
Lower Driveway Area:
Main Driveway Area :
Garage Area:
Storage Shed
Accessory Struct. Footprint:
Guest House Footprint:
Main House Footprint:
Lot Area:
Buildable Area:
Water Management
Grading Limit
BUILDINGS
ROAD WAYASPHALTRAINGARDEN /WATER
MANAGEMENT
POSSIBLE SEPTICFIELDGRADINGLIMITIsland
Residence
Lake Lucy
COPYRIGHT Charlie & Co. Design, LLC
09.28.2020
968
966
972
976
978
980
9 8 2
984986988990
992994996998
1000
1002
1004
1006
964962
960
964
990
992
994
996
998
1006
1004
1002
1000
990
980
970
974
970
9821002
988
966
968
970
972
974
976
978
980
982
984
986
988
990
992
994
996
998
1000
1002
972
974
976
978
982
984
986
988
992
994
996
998
1000
1002
1004
968
966
964
962
960
958
980978976974972970968966964962960958962966
964LAKE
LUCY
EDGE OF
WATER
ELEV.=956.3 (9/7/17))
O.H.W.
LINE (
ELEV.=
956.1)
75' LAKESETBACK30'
BLUFF
SETBACK30'
B
LU
FFSETB
A C K
30'
BLUFF
SETBACK75'
LAKE
SETBACK
75'
L
A
K
E
S
E
T B
A C K
NOT BLUFF BLUFF
BLUFF BLUFF
NOT BLUFF ROCK RET.
WALL ROCK RET. WALL
30' x57'2 STORY
MAIN HOUSE
2 STORY GUEST
HOUSE
12,
554 sq.ft.
SEPTIC
FIELD30' x
33'GARAGE WELL 30'
x 33'
GARAGE STORAGE SHED10' x10'
2 STORY GUEST HOUSE
30' x57'2
STORY
MAIN
HOUSE2STORYMAINHOUSE
30'
x
33'
STRUCTURE
ACCESSORY
B
LUFFNOTBLUFFNOTBLUFFNOT
BLUFF B L
U
FF1684.93 (
CO.
CORD.)
1685.
01 (
DESC)
90°
374.
82 (
MEAS)
375.
00 (
DESC)
49.
79 (
M)
50.
0 (D)46±90°90°OUTLOT C
WHITETAIL COVE WHI T
E
T AIL
C OVE
GRA VEL
RO
A DBRIDGEWESTLINE
GOV'TLOT
51.
5" DIA. PIPENOTFOUND -
IN WATER)LAKE
LUCY
LAKE
LUCY LAKE
LUCY EDGE OF WATER ELEV.=956.3 (
9/7/
17))
EDGE
OFWATER
ELEV.=956.3 (9/7/17))
O.H.W. LINE (ELEV.=
956.
1)O.H.W. LINE (ELEV.=
956.1)34.
14 23±48.
033 75.
0 75.
075.075.
030
FT
BLUFF
SETBACK
75FT
O.H.
W. SETBACK
75 FT
O.H.
W. SETBACK
TOPOF
SLOPEP.
O.B.)
968.6
969.4
990.0
9 9
40
998.0999.
7 996.
6 968.
7 968.
7 969.
0968.
6993.
0993.
0993.
2 989.
7 988.
01006.
11007.
3 1003.
61002.3
1001.8
997.6999.
7
1002.
01002.
8999.7
989.11000.
8 999.
1 1004.
3997.
0990.7983.
6980.9
982.3 985.9993.
5 998.
71004.01007.
0 1002.
3995.
6 993.
0 1000.
596
9.5
965.5
965.3
966.
2
967.
1
968.5
968.0 968.
3
9
6
7 .
6980.7981.
2981.9
982.9
980.6
968.
1969.
7969.8969
0969.
1964.
0961.
9961.
9961.
8
9
6
8.
4
968.
8TOE
OF
SLOPE
TOEOFSLOP
ETOEOFSLOPETOPOFSLOPETOP
OFSLOPETOPOFSLOPE994.8969.
DRAWING A
03- 12 - nooN - edutitlA
03- 86 - nooN - edut
itlA
N
W E
S
SummerSolstice
June22
Autumnal Equinox
Sept23March21
Vernal Equinox
June
22
Su
mmer
Solstice
WinterSolstice
Dec22 Dec21WinterSolstice
SITE PLAN
SCALE: 1" = 30'-0"}
LOT INFORMATION:
SITE INFORMATION
33%
108,053 sq.ft.
37%.
119,726) sq.ft
322,329 sq.ft.
14.5%
308,303 sq. ft./44,585 sq. ft.
44,585 sq. ft.
5,420 sq.ft.
2,412 sq. ft.
10,542 sq. ft.
17,464 sq. ft.
990 sq. ft.
100 sq. ft.
990 sq. ft
1,669 sq. ft.
4,998 sq. ft.
308,303 sq. ft.
108,956 sq. ft.
without water management)
Grading Limit Area Alt.
Grading Limit Area
Total Island Area
Lot Coverage:
Total Impervious:
Terrace Area:
Accessory Driveway:
Lower Driveway Area:
Main Driveway Area :
Garage Area:
Storage Shed
Accessory Struct. Footprint:
Guest House Footprint:
Main House Footprint:
Lot Area:
Buildable Area:
Composit View
BUILDINGS
ROAD WAYASPHALTRAINGARDEN /WATER
MANAGEMENT
POSSIBLE SEPTICFIELDGRADINGLIMITIsland
Residence
Lake Lucy
COPYRIGHT Charlie & Co. Design, LLC
09.28.2020
968
966
972
976
978
980
9 8 2
984986988990
992994996998
1000
1002
1004
1006
964962
960
964
990
992
994
996
998
1006
1004
1002
1000
990
980
970
974
970
9821002
988
966
968
970
972
974
976
978
980
982
984
986
988
990
992
994
996
998
1000
1002
972
974
976
978
982
984
986
988
992
994
996
998
1000
1002
1004
968
966
964
962
960
958
980978976974972970968966964962960958962966
964LAKE
LUCY
EDGE OF
WATER
ELEV.=956.3 (9/7/17))
O.H.W.
LINE (
ELEV.=
956.1)
75' LAKESETBACK30'
BLUFF
SETBACK30'
B
LU
FFSETB
A C K
30'
BLUFF
SETBACK75'
LAKE
SETBACK
75'
L
A
K
E
S
E
T B
A C K
NOT BLUFF BLUFF
BLUFF BLUFF
NOT BLUFF ROCK RET.
WALL ROCK RET. WALL
30' x57'2 STORY
MAIN HOUSE
2 STORY GUEST
HOUSE
12,
554 sq.ft.
SEPTIC
FIELD 30' x
33'GARAGE WELL 30'
x 33'
GARAGE STORAGE SHED10' x10'
2 STORY GUEST HOUSE
30' x57'2
STORY
MAIN
HOUSE2STORYMAINHOUSE
30'
x
33'
STRUCTURE
ACCESSORY
B
LUFFNOTBLUFFNOTBLUFFNOT
BLUFF B L
U
FF1684.93 (
CO.
CORD.)
1685.
01 (
DESC)
90°
374.
82 (
MEAS)
375.
00 (
DESC)
49.
79 (
M)
50.
0 (D)46±90°90°OUTLOT C
WHITETAIL COVE WHI T
E
T AIL
C OVE
GRA VEL
RO
A DBRIDGEWESTLINE
GOV'TLOT
51.
5" DIA. PIPENOTFOUND -
IN WATER)LAKE
LUCY
LAKE
LUCY LAKE
LUCY EDGE OF WATER ELEV.=956.3 (
9/7/
17))
EDGE
OFWATER
ELEV.=956.3 (9/7/17))
O.H.W. LINE (ELEV.=
956.
1)O.H.W. LINE (ELEV.=
956.1)34.
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SITE PLAN
SCALE: 1" = 30'-0"}
LOT INFORMATION:
SITE INFORMATION
33%
108,053 sq.ft.
37%.
119,726) sq.ft
322,329 sq.ft.
14.5%
308,303 sq. ft./44,585 sq. ft.
44,585 sq. ft.
5,420 sq.ft.
2,412 sq. ft.
10,542 sq. ft.
17,464 sq. ft.
990 sq. ft.
100 sq. ft.
990 sq. ft
1,669 sq. ft.
4,998 sq. ft.
308,303 sq. ft.
108,956 sq. ft.
without water management)
Grading Limit Area Alt.
Grading Limit Area
Total Island Area
Lot Coverage:
Total Impervious:
Terrace Area:
Accessory Driveway:
Lower Driveway Area:
Main Driveway Area :
Garage Area:
Storage Shed
Accessory Struct. Footprint:
Guest House Footprint:
Main House Footprint:
Lot Area:
Buildable Area:
Composit View
BUILDINGS
ROAD WAYASPHALTRAINGARDEN /WATER
MANAGEMENT
POSSIBLE SEPTICFIELDGRADINGLIMITIsland
Residence
Lake Lucy
COPYRIGHT Charlie & Co. Design, LLC
09.28.2020
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ALAN R. WEINGART
1685 STELLER COURT, EXCELSIOR, MN 55331
Mobile: (952) 239-5899
Email: alanweingart@gmail.com
November 18, 2020
TO: Elise Ryan, Mayor
Chanhassen City Council
Chanhassen Planning Commission
RE: Support of Wicka Rezoning of Island Property
I am writing this letter of support having had over 25 years of experience with the island
property that the Wicka’s are looking to rezone and build their home on. My spouse, Mary,
and I purchased the island property back in 1994. At that time we also purchased the
adjacent property at 1685 Steller Court, where we currently reside, from the same prior
owners. We acquired certain permits with the property and began planning to construct
vehicular access to the property. This process involved multiple governmental agencies,
including the City of Chanhassen, the DNR and the Watershed District (Sharmeen al Jaff’s
memory banks can be accessed for how this process unfolded and concluded!!). The 1800’
driveway and 72’ bridge were constructed over the 1998 – 1999 timeframe. Significant
wetland mitigation, supervised closely by the City and the DNR, was completed during that
construction timeframe. We left the island property in its natural state and used it for family
and friend activities and as access to Lake Lucy for canoeing, kayaking and dog exercising.
After our two sons grew up, we found ourselves using the property less and less, and
reluctantly put it on the market in 2018. We were reluctant to sell it because we had thought
about building on it but chose to build a Colorado home instead. Being adjacent to this
property, we have a very unique setting from our home that overlooks the island property.
Privacy has always been an important reason for living where we do, so selling the property
was difficult for us, other than for the obvious remuneration we could receive.
During the island sale process we were introduced to prospective buyers John & Anne
Wicka. The sale process with them went smoothly and our reservations on selling the
property quickly dissipated once we had met both of them. It quickly became evident that
John and Anne had as much, if not more, respect for the integrity and environmental
sensitivity of the island as we did. We discussed the topography, wetlands, wildlife, etc. with
them and came away impressed with their desire to maintain as much ‘naturalness’ as they
could when building their dream home on the property. One of the first things they did after
buying was completely remove all of the buckthorn on the island and along the driveway.
ALAN R. WEINGART
1685 STELLER COURT, EXCELSIOR, MN 55331
Mobile: (952) 239-5899
Email: alanweingart@gmail.com
So, as not only the seller of the island to the Wicka’s, but also as an immediate neighbor, I
fully support the City granting them a rezoning of the island property that allows for no more
than two living structures, no subdividing or selling the property separately (the island always
has to remain as one), amongst other reasonable restrictions that go along with such a
rezoning. I believe that they are more than capable, financially and intentionally, of carrying
out this rezoned building process in an environmentally-sensitive manner that blends in with
the natural beauty of that unique parcel.
Please let me know if any of you have questions on this zoning application as I am available
to discuss and comment on any aspects of this property that may be of interest or concern to
you.
Regards,
Alan R. Weingart
CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
ss.
CoTTNTYOFCARVER )
I, Kim T. Meuwissen, being first duly swom, on oath deposes that she is and was on
November 19,2020, the duly qualified and acting Deputy clerk ofthe ciry of chanhassen,
Minnesota; that on said date she caused to be mailed a copy of the attached notice of a Public
Hearing to consider a request for Rezoning of property at 1601 Lake Lucy Road from
Rural Residential to Planned unit Development-Residential (Low Density)' Planning case
No.2020-23 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 of
such owners were those appearing as such by the records ofthe County Treasurer, Carver
County, Minnesota, and by other appropriate records.
Sub
this
scribed
lcl
ln
d
and swom to before me
ay of l)a,-<-rr$<-r,2020.
n1 \t'lssen.lerk
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JEAII MSIECruIilGilcryPltS{fineE
Notary Public
ry*rfoi.ft!l,&a
Subject
Area
Disclaimer
This map is neither a legally recorded map nor a survey and is not inlended to be used
as one. This map is a @mptlation of records, informalion and data Iocated in various ctty
county, sliate and federal offces and other sources regading lhe area shorvn. and is to
be used for eierence purposes only The Crty does nol warant that the Geographic
lnbrmaton System (GlS) Data used to prepare this map ale eror ftee, and the City does
not represeni that the Gls Data can be used for navioatonal tracking or any other
purpoae requiring exacling rneasuremeflt of distance or direclion or prcosion in the
depk ion of geographic ieatures. The preceding disdaimer is povided pursuanl to
Mi;nesota statutes 5466.03. subd. 21 (2000). and the user of this map acloowl€dges
that the City shall not be liable tor any damages. and expressly waives all daams. and
agrees lo debnd, indemnafy, and hold harmless the Caty from any and all ciaims brought
by Uset, its employees or agents, or third Flartaes which atise out of lhe useis acae$ or
use of clata provrded.
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asone. This map isa @mpalalion of recods, inlormation and data located in vafious city,
county, state and federal offces and other sources regarding the area shown, and is to
be osed for reference purposes only. The City does not warant that the Geographac
lnformalion System (GlS) Data used to prepare this map are eror f.ee, and lhe Crty does
not represent that the GIS Data can be used for navigalronal, Itacking or any other
purpose requidng exacling measuement of distance or dareclion or preclSion an the
depiction of geographic ieatures. The preceding disclaimer is provided pu6uant to
Minnesota Statules 5466.03, Subd. 21 (2000), and the user of this map acknowledges
that the City shall not be laable for any damages, and expressly vraives all claims, and
agrees lo defend. indemnify, and hold hamless the City from any and all daims brcught
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