Cunningham 2nd AdditionPLANNING COMMISSION APRIL 19, 2022
CITY COUNCIL MAY 9, 2022
APPLICANT: MARY AND MICHAEL MEUWISSEN
REQUESTING SUBDIVISION APPROVAL WITH A
VARIANCE FOR THE USE OF A PRIVATE STREET
AND A NECK LOT FOR A TWO-LOT SINGLE-
FAMILY RESIDENTIAL DEVELOPMENT.
Planning Case #2022-02
Cunningham 2nd Addition
Location: 855 Pleasant View Road
Zoned: Single Family Residential
District (RSF)
Guided: Residential Low Density
Existing Site
Single-Family Home accessed via a
driveway off of a city right-of-way.
Served by public sewer and water.
Subdivision
•Create two single-family lots
•Direct lot access via a private
street built in accordance with
Sec. 18-57 (Streets)
•Install new water hydrant
across Pleasant View Rd for fire
suppression
•Provide storm water treatment
Hydrant
Private
Street
Existing Drainage & Grading
Project area generally slopes down from northwest to
southeast. Some slopes leaving the site are steep 4:1 and
3:1 (H:V)
Stormwater runoff is conveyed through the properties on
the east to stormwater infrastructure on Fox Path and
ultimately outlets to Lotus Lake
A small medium value wetland exists onsite and is
relatively untouched by the project
Project includes mass grading to prepare the area for the
private street and home construction
Project includes two stormwater treatment filtration
basins
BASIN
BASIN
WETLAND
Proposed Drainage &
Stormwater Management
The project is within the RPBCWD and is subject to both the
City’s and Watershed’s rules and regulations
-Project to abstraction (1.1 or 0.55) inches over impervious
area
-Project to achieve 90% TSS and 60% TP removal
-Peak discharge rate analysis
Proposed design appears to meet stormwater quality (TSS &
TP) but not rates or abstraction.
Preliminary plans show point discharge offsite from
filtration basins
-Project routes 0.3 acres of additional drainage area to the
east
-Potential to cause adverse effects downstream
Applicant to revise design and achieve conditional approval
from watershed district before final plat submittal.
Tree Removal
Tree preservation fencing must be installed at
the edge of grading.
Any trees removed that were designated for
preservation on the Tree Canopy Plan dated
12-8-21 shall be replaced on site at a rate of 2:1
diameter inches.
Variance
Private streets may be permitted, if the criteria in variance
section 18-22 are met.
A neck lot configuration is due to the City requiring the
developer to limit access to Pleasant View Road to one location.
Variance Findings Section 18-22
a. The hardship is not a mere inconvenience by providing reasonable access to three properties
while reducing access points on a collector road and 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.
MOTION
The Chanhassen Planning Commission recommends
approval of a subdivision creating two lots with
variances for the use of a private street and a neck lot,
subject to the conditions of approval,
And
Adoption of the Findings of Fact and Recommendation.
Plat of Vineland -1887
Pat Cunningham