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2. Galpin CrossingCITY OF CHANHASSEN STAFF REPORT PC DATE: 11/15/05 CC DATE: 12/12/05 REVIEW DEADLINE: December 16, 2005 CASE #: 05-38 BY: RG, LH, ML, AM, JS, ST PROPOSAL: Request for Concept Planned Unit Development approval for a 10-unit twin home project and a 66,000 square -foot office development - GALPIN CROSSING. LOCATION: Northwest corner of the intersection of Highway 5 and Galpin Boulevard APPLICANT: Epic Development John Przymus 9880 Skylane 12174 176t' Avenue Eden Prairie, MN 55347 Villard, MN 56385 (612) 730-2814 PRESENT ZONING: Agricultural Estate District, A2 2020 LAND USE PLAN: Residential — Low Density ACREAGE: 13.94 acres DENSITY: 1.64 units/acre gross; F. A. R. 0.19 SUMMARY OF REQUEST: The applicant in proposing a Concept Planned Unit Development (PUD) for a 10-unit twin home project and a 66,000 square -foot office development. LEVEL OF CITY DISCRETION IN DECISION -MAKING: The City has a relatively high level of discretion in approving PUD's because the City is acting in its legislative or policy making capacity. A rezoning or PUD, and amendment thereto, must be consistent with the City's Comprehensive Plan. Galpin Crossing November 15, 2005 Page 2 of 11 PROPOSAL/SUMMARY The applicant, Epic Development, has prepared a concept PUD for a 10-unit twin home development on the north side of West 78th Street and five, two-story office building development including a bank with drive-thru facilities with approximately 66,000 square feet of floor area. Development of the southern parcel with anything other than low density residential uses will require a comprehensive plan amendment. The northern site (Parcel A) has a gross area of 6.09 acres. The southern site (Parcel B) has a gross area of 7.85 acres. Approval of the concept plan shall not obligate the city to approve the final plan or any part thereof, or to rezone the property to a planned unit development district. Rather, it provides a general framework to precede with the preliminary development plans on the project. The conditions identify specific areas of investigation that must be undertaken in furtherance of the project. Staff is recommending that the concept plan be approved subject to the recommendations contained in the staff report. BACKGROUND On October 13, 2003, the Chanhassen City Council approved the Concept Planned Unit Development (PUD) review for development of a recreational center or office on the eight (8) acres south of West 78th Street. The land north of West 78h' Street, which was proposed for townhouse development, was not approved as part of the concept planned unit development. In 2000 and 2001, West 78th Street was constructed through the property, bisecting it into six and eight - acre parcels. Additionally, the city extended sanitary sewer for the BC-7 and BC-8 sanitary sewer subdistricts across the northern portion of the property. December 12, 1998, the Chanhassen City Council adopts the Bluff Creek Overlay District. December 1996, Bluff Creek Watershed Natural Resources Management Plan is completed. 1996, City Council adopts the Land Uses for the North 1995 Study Area, guiding this property for residential — low density use. In August 1995, the Highway 5 Corridor Land Use Design Study was completed. The bulk of the area was recommended for single-family residential. A portion of the Mills property (Arboretum Village site) was recommended for neighborhood convenience retail center, but only ancillary to office, institutional or multi -family residential. Highway 5 Corridor Design Standards adopted July 11, 1994. As part of the 1991 Comprehensive Plan, this property was included as part of the 1995 study area for determination of the land use of the property. Galpin Crossing November 15, 2005 Page 3 of 11 On February 12, 1990, the Chanhassen City Council approved a zoning ordinance amendment making golf driving ranges interim uses in the A2 district. On November 16, 1987, the Chanhassen City Council approved a zoning ordinance amendment to permit golf driving ranges as a conditional use in the A2 zoning district and a conditional use permit for John Przymus for a golf driving range and miniature golf course at the subject property. On November 4, 1985, the Chanhassen City Council revoked the conditional use permit for a golf driving range at the northwest corner of Highway 5 and Galpin Boulevard due to non-compliance with the conditions of the conditional use permit. On December 19, 1983, the Chanhassen City Council approved a conditional use permit for a golf driving range at the northwest corner of Highway 5 and Galpin Blvd. APPLICABLE REGULATIONS Chapter 18 Subdivisions Chapter 20, Article 11, Division 2, Amendments Chapter 20, Article 11, Division 6, Site Plan Review Chapter 20, Article IV, Conditional Use Permits Chapter 20, Article VI, Wetland Protection Chapter 20, Article VII, Shoreline Management Chapter 20, Article VIII, Planned Unit Development District Chapter 20, Article XXIII, Division 7, Design Standards for Commercial, Industrial and Office Development District Chapter 20, Article XXIX, Highway Corridor District Chapter 20, Article XXXI, Bluff Creek Overlay District PLANNED UNIT DEVELOPMENT The applicant is requesting concept PUD for a 10-unit twin home development and a 66,000 square - foot, five -building office complex. Planned unit developments offer enhanced flexibility to develop a site through the relaxation of most normal zoning district standards. The use of the PUD in this instance is to create an office complex development and a twin -home development within the Bluff Creek Overlay District. In exchange for this enhanced flexibility, the City has the expectation that the development plan will result in a significantly higher quality and more sensitive proposal than would have been the case with the other more standard zoning districts. The proposed development provides a compatible development with the surrounding development, provides a transition of uses from the highway to the residential development to the north and preserves the Bluff Creek corridor. The proposed concept PUD assists in the furtherance of the following land use policies of the City of Chanhassen Comprehensive Plan: • Chanhassen will strive for a mixture of development which will assure its financial well being. Galpin Crossing November 15, 2005 Page 4 of 11 • Development will be encouraged within the MUSA line. • Encourage low density residential development in appropriate areas of the community in a manner that reinforces the character and integrity of existing single-family neighborhoods (the proposed twin homes would continue the development of twin homes in the southeast corner of the Vasserman Ridge development to the west of the site). • The plan should seek to establish sufficient land to provide a full range of housing opportunities. • The city will seek opportunities to provide transitions between different uses of different types. • The city will encourage the development of neighborhood service centers where appropriate. These will be developed as part of a mixed used development or a PUD. • Development should be phased in accordance with the ability of the city to provide services. The proposed concept PUD assists in the furtherance of the following housing policies of the City of Chanhassen Comprehensive Plan: • A balanced housing supply with housing available for people of all income levels. A variety of housing types for people in all stages of the life cycle. • Housing development that respects the natural environment of the community while striving to accommodate the need for a variety of housing types and costs. DEVELOPMENT DESIGN STANDARDS As part of the preliminary development stage of the project, development design standards will be developed. This will include such items as uses, setbacks, building heights, building orientation, signage, landscaping and site furnishing, etc The following building and parking setbacks will be incorporated in the design standards: 70 feet from Highway 5, 50 feet from West 78th Street and Galpin Boulevard, 20 feet from private street easements, 40 feet from the Bluff Creek primary zone boundary and wetland buffer edge and 30 feet from the western project perimeter. Hard surface coverage for the twin homes would be limited to 30 percent per lot. Hard coverage for the office sites is being proposed at 65 percent. Hard coverage for the office sites can be averaged over all of Parcel B. The city is undertaking a market study to determine the need for additional commercial and office development within the community. This study will evaluate if there is additional need for commercial uses and the appropriate location for such uses. Initially, staff believes that if the concept plan is approved, the uses in this development shall be limited to banks with drive -through, medical offices and/or clinics, and offices. However, retail commercial uses are not appropriate for this location. Galpin Crossing November 15, 2005 Page 5 of 11 SUBDIVISION REVIEW The proposed development will ultimately require subdivision review. At the next stage of development review, a preliminary plat for the project will need to be prepared in compliance with Chapter 18 of the Chanhassen City Code. All of the Bluff Creek Overlay District primary zone should be included as an Outlot. STREETS AND ACCESS Access to the office site is proposed via a right-in/right-out on Galpin Boulevard and full access via West 78th Street. It appears that internal access to both the twin homes and office development would be via private streets. Private street easements are 30 feet with a 20-foot pavement width for the twin homes and 40 feet with a 26-foot pavement width for the offices. Staff recommends that a traffic study be completed for the proposed development should the Planning Commission and City Council support the proposed office/bank uses on the south side of West 78th Street. The study must address the right-in/right-out access at Galpin, particularly if traffic exiting the site getting in the left turn lane at the Highway 5 intersection will conflict with vehicles entering the right turn lane to the Highway 5 intersection. The study inust also address internal traffic circulation and provide recommendations for the minimum stacking distances from the common drive for access to the individual building sites. The Fire Marshall shall determine if the proposed cul-de-sac north of West 78th Street must be a minimum 91 feet in diameter to accommodate the turning movement of a fire truck UTILITIES City sewer and water is available to the site. A preliminary utility plan would be required as part of any future development review. GRADING, DRAINAGE AND EROSION CONTROL A preliminary grading, drainage and erosion control plan must be prepared. The plan does not identify any ponds within the development. The developer indicated that they would like to expand MNDOT's pond to the west to accommodate water quality and quantity requirements for the site. Staff recommends that the developer contact MNDOT as soon as possible to discuss this possibility before proceeding with the preliminary plans. Epic Development should be aware that MNDOT rejected another developer's proposal to expand a MNDOT pond in the 212 corridor. Storm Water Management No storm water management facilities are currently proposed on -site. The proposed development is required to maintain existing runoff rates and meet National Urban Runoff Program (NURP) standards. Storm water calculations should be submitted to ensure the proposed storm water pond is sized adequately for the proposed development. Galpin Crossing November 15, 2005 Page 6 of 11 Easements Drainage and utility easements (minimum 20 feet in width) should be provided over all existing wetlands, wetland mitigation areas and storm water ponds. Erosion and Sediment Control Erosion and sediment control measures will be required in accordance with Chanhassen City Code and the Minnesota Pollution Control Agency's (MPCA) National Pollutant Discharge Elimination System (NPDES) Phase II Construction Permit. The contractor must secure an NPDES Phase II Construction Permit prior to beginning work on the project. Surface Water Management Fees This project will be subject to Surface Water Management Plan (SWMP) connection charges for water quality and water quantity. These charges are a function of the proposed land use as well as the size of the property in acres. Water quality credit is available for providing on -site water quality treatment of storm water. Other Agencies The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley - Purgatory -Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES Phase II Construction Site Permit), Minnesota Department of Natural Resources (for dewatering), Army Corps of Engineers, Minnesota Department of Transportation, Minnesota Department of Health) and comply with their conditions of approval. WETLANDS Existing Wetlands Three ag/urban wetlands exist on -site. Schoell & Madson, Inc. delineated the wetlands in June 2003. Basin 1 is a Type 2 wetland located in the west -central portion of the property south of West 78t1' Street. The wetland is dominated by reed canary grass and narrow leaf cattail. Basin 2 is a Type 2 wetland located in the west -central portion of the property, north of West 78th Street. The wetland is dominated by reed canary grass and smartweed. Basin 3 is a Type 2 wetland located in the northern portion of the property. The wetland is dominated by reed canary grass, smartweed, trembling aspen and box elder. On August 29, 2003, City staff issued a Notice of Wetland Conservation Act Decision for a wetland exemption for Basins 1 and 2. Aerial photography was reviewed by the City and the wetland basins on either side of West 78th Street were not present prior to the construction of West 78th Street. The wetlands were found to be a result of blockage of drainage along the south side of West 78th Street and concentration of runoff on the downstream (north) end of the culvert under West 78t' Street. Galpin Crossing November 15, 2005 Page 7 of 11 Wetland Replacement If non-exempt wetland impact is proposed, wetland replacement must occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). The City must approve a wetland replacement plan prior to wetland impacts occurring. A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) must be maintained around Wetland 3 and any required wetland mitigation areas. Wetland buffer areas should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant must install wetland buffer edge signs, under the direction of City staff, before construction begins and must pay the City $20 per sign. All structures must maintain a setback of at least 40 feet from the wetland buffer edge. BLUFF CREEK OVERLAY DISTRICT The City of Chanhassen established the Bluff Creek Overlay District by ordinance in 1998 to protect the Bluff Creek Corridor, wetlands, bluffs and significant stands of mature trees through the use of careful site design and other low -impact practices. This parcel is partially encumbered by the Bluff Creek Overlay District. The primary and secondary corridor boundaries and the 40-foot setback from the primary corridor are not shown on the plans. The plans should be revised to show the primary and secondary corridors and the setback. No alterations are allowed within the primary corridor or within the first 20 feet of the setback from the primary corridor. The grading plan should be revised to eliminate alterations within the primary corridor or within the first 20 feet of the setback from the primary corridor. All structures must meet the 40-foot setback from the primary corridor. The plans should be revised to show the ordinary high water level (OHW) for Bluff Creek, as well as the required 50-foot setback from the OHW. The goals set forth in the Bluff Creek Watershed Resources Management Plan (BCWNRMP) for the Lowlands Region are to be incorporated in the further development of the plan. Due to the location of the site in areas of wet soils, soil borings should be taken to determine the suitability of the site for development. LANDSCAPING AND TREE PRESERVATION The following landscape and tree preservation issues are applicable to the Galpin Crossings site: Parcel A • Show Bluff Creek Primary Zone and setbacks. • Habitat restoration/enhancement around wetland and Bluff Creek. • Tree preservation calculations and landscape plan including reforestation and bufferyard plantings. • Show existing trees outside of Primary Zone on landscape plan. Parcel B No overstory trees allowed under overhead utility lines. Show overhead utility lines on landscape plan. Galpin Crossing November 15, 2005 Page 8 of 11 • Tree preservation calculations and landscape plan including reforestation and bufferyard plantings. • Meet parking lot landscape requirements. • Meet bufferyard landscape requirements. • Show existing boulevard trees along West 78th Street on landscape plan. PARKS AND RECREATION PARKS The property is situated within the park service areas of Sugarbush Neighborhood Park and the Chanhassen Recreation Center, a community park facility. No additional parkland dedication is required as a part of the Galpin Crossing proposal. TRAILS Two segments of the city's comprehensive trail plan are adjacent to and service the proposed development area —the West 78t' Street trail and Galpin Boulevard trail. Internal sidewalk and trail connectors leading to these existing amenities should be made a condition of the approval of Galpin Crossing. In the absence of parkland dedication, it is recommended that Galpin Crossing pay full park dedication fees at the rate in force upon final platting. At today's rates, these fees would total $118,500 (10 units @ $4,000 each plus 7.85 acres @ $10,000 each). GENERAL SITE PLAN/ARCHITECTURE The development will need to comply with the development design standards to be developed as part of the preliminary and final development plan for the Galpin Crossing Planned Unit Development. It appears that the development proposes limiting building heights to two stories. Staff is concerned that the applicant is proposing the use of five office buildings. Building square footages should be consolidated in a maximum of three building pads. This should permit additional pedestrian and green space to be incorporated within the project. The development should also provide pedestrian connections from the interior of the project to the trail system on West 78th Street and Galpin Boulevard. The applicant has proposed the use of interconnections between the building sites' parking areas. Staff supports this type of parking lot design. Cross access easements and cross parking agreements will be required of the development sites. The concept plan over -parks the proposed development by approximately 70 parking spaces. Staff recommends that the developer look at providing an opportunity for creating shared parking, through the appropriate selection of site users, to reduce the amount of parking within the development. Galpin Crossing November 15, 2005 Page 9 of 11 MISCELLANEOUS The owner and or their representative shall meet with the Inspections Division as soon as possible to discuss property line issues as well as plan review and permit procedures. The location of property lines will have an impact on the code requirements for the proposed buildings, including but not limited to, allowable size and fire -resistive construction. The plans as submitted do not have the information necessary to determine compliance at this time. The commercial buildings are required to have an automatic fire extinguishing system. The plans must be prepared and signed by design professionals licensed in the State of Minnesota. A demolition permit must be obtained before beginning demolition of any existing structures. RECOMMENDATION Staff recommends that the Planning Commission adopt the following motion and adoption of the attached findings of fact and recommendation: "The Chanhassen Planning Commission recommends concept planned unit development approval for a twin home and office development project located at the northwest corner of Highway 5 and Galpin Boulevard subject to addressing the following issues as part of the next phase of development review: Development will require a land use amendment from residential to office for the southern eight acres, conditional use permit for development within the Bluff Creek Overlay District, preliminary Planned Unit Development, site plan review, and subdivision review with a variance for the private street. 2. The development needs to comply with the design standards for commercial, industrial and office institutional developments. Additional building detail needs to be provided to ascertain the quality of the proposed development. 3. Planned Unit Developments require that development design standards be developed for the project. 4. The following building and parking setbacks will be incorporated in the design standards: 70 feet from Highway 5, 50 feet from West 78th Street and Galpin Boulevard, 25 feet from private streets, 30 feet from the western property line, 50 feet from Bluff Creek, 40 feet from the Bluff Creek Overlay district primary zone boundary and 40 feet from the wetland buffer edge. 5. Reduce the number of building sites proposed on parcel B. 6. Verify that all buildings would comply with the proposed and required setbacks. 7. The goals set forth in the Bluff Creek Watershed Resources Management Plan (BCWNRMP) for the Lowlands Region are to be incorporated in the further development of the plan. 8. Drainage and utility easements shall be provided over all existing wetlands, wetland mitigation areas, buffer areas used as PVC and storm water ponds. 9. A preliminary grading plan must be prepared. Galpin Crossing November 15, 2005 Page 10 of 11 10. A preliminary utility plan must be prepared. 11. The applicant must provide storm water calculations for any proposed subdivision. The development will need to provide storm water ponding on site for treatment prior to discharge into the wetlands or creek. The development must meet pre -development runoff rates for the 10 year and 100 year storm. On site storm water ponding must be sufficient to meet all city water quality and quantity standards. 12. Erosion and sediment control measures will be required in accordance with Chanhassen City Code and the Minnesota Pollution Control Agency's (MPCA) National Pollutant Discharge Elimination System (NPDES) Phase 11 Construction Permit. Type 11 silt fence shall be provided adjacent to all wetland fill areas, areas to be preserved as buffer or if no buffer is to be preserved, at the delineated wetland edge. 13. This project will be subject to Surface Water Management Plan (SWMP) connection charges for water quality and water quantity. 14. A MnDOT and Carver County permit will be required for access to the site. 15. The applicant will need to submit a survey showing existing trees and woodlands along with canopy coverage calculations and proposed reforestation. 16. The applicant will be required to pay park fees pursuant to city ordinance. 17. The applicant will need to provide pedestrian connections internally between the buildings and from the site to adjacent trails and sidewalks. 18. A wetland buffer 16.5 feet in width must be maintained around the wetland basin. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the city's wetland ordinance. The applicant must install wetland buffer edge signs, under the direction of city staff, before construction begins and must pay the city $20 per sign. All structures shall maintain a 40 foot setback from the edge of the wetland buffer. The grading and erosion control plan shall show the actual wetland buffer widths proposed to meet the minimum average buffer width requirements as well as the 40 foot wetland buffer setback. 19. The Bluff Creek corridor primary zone boundary and required buffer and setback will need to be incorporated on the plans. 20. All of the Bluff Creek Overlay District primary zone should be included as an Outlot. 21. The Bluff Creek corridor primary zone boundary and the required setback shall be indicated on the grading plan. 22. The development will require a landscaping plan. Staff recommends that significant landscape screening and berming be incorporated along Highway 5 as well as West 78th Street. Galpin Crossing November 15, 2005 Page 11 of 11 23. The developer will need to locate all significant trees on the site and provide a calculation of existing canopy coverage as well as proposed tree removal. 24. The following landscape and tree preservation issues are applicable to the Galpin Crossings site: Parcel A • Show Bluff Creek Primary Zone and setbacks. • Habitat restoration/enhancement around wetland and Bluff Creek. • Tree preservation calculations and landscape plan including reforestation and bufferyard plantings. • Show existing trees outside of Primary Zone on landscape plan. Parcel B • No overstory trees allowed under overhead utility lines. • Show overhead utility lines on landscape plan. • Tree preservation calculations and landscape plan including reforestation and bufferyard plantings. • Meet parking lot landscape requirements. • Meet bufferyard landscape requirements. • Show existing boulevard trees along West 78th Street on landscape plan. 25. Galpin Crossing shall pay full park dedication fees at the rate in force upon final platting. 26. The commercial buildings are required to have an automatic fire extinguishing system. 27. The plans must be prepared and signed by design professionals licensed in the State of Minnesota. 28. A demolition permit must be obtained before beginning demolition of any existing structures. 29. The location of property lines will have an impact on the code requirements for the proposed buildings, including but not limited to; allowable size and fire -resistive construction. The plans as submitted do not have the information necessary to determine compliance at this time. 30. The owner and or their representative shall meet with the Inspections Division as soon as possible to discuss property line issues as well as plan review and permit procedures. 31. The developer shall have soil borings made to determine the suitability of the site for development." ATTACHMENTS 1. Findings of Fact and Recommendation. 2. Development Review Application. 3. Reduced Copy Concept Plan. 4. Public Hearing Notice and Mailing List. g:\plan\2005 planning cases\05-38 galpin crossing\staff report concept pud.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of Epic Development for Concept Planned Unit Development approval — Planning Case No. 05-38. On November 15, 2005, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of Epic Development for Concept Planned Unit Development approval for a 10-unit twin home project and a 66,000 square -foot office development property located at the northwest corner of Galpin Boulevard and Highway 5. 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 Agricultural Estate District, A2. 2. The property is guided in the Land Use Plan for Residential — Low Density. 3. The legal description of the property is: (see attached Exhibit A for Parcels A and B) 4. The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse affects of the proposed PUD. 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. b) The proposed use is or will be compatible with the present and future land uses of the area. c) The proposed use will conform with all performance standards contained in the Zoning Ordinance. d) The proposed use will not tend to or actually depreciate the area in which it is proposed. e) The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. f) Traffic generation by the proposed use must be determined to be within capabilities of streets serving the property. The planning report #05-38 dated November 15, 2005, prepared by Robert Generous, et al, is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the Concept Planned Unit Development. ADOPTED by the Chanhassen Planning Commission this 15th day of November, 2005. g:\plan\2005 planning cases\05-38 galpin crossing\findings of fact.doc CHANHAS SEN PLANNING COMMISSION a Its Chairman 2 PARCEL A: That part of the southwest Quarter of the southwest Quarter of section 10, Township 116, Range 23 and the Northwest Quarter of the Northwest Quarter of scction 15, Township 116, Range 23, Carver County, Minnesota, described as follows: Beginning at the southwest corner of said section 10; thence on as assumed bearing of North 1 degree 56 minutes 40 seconds west along the West line of said Southwest Quarter, a distance of 1026.89 feet; thence south 79 degrees 32 minutes 20 seconds East, a distance of 177.77 feet; thence south 86 degrees 32 minutes 20 seconds East, a distance of 100.40 feet; thence south 78 degrees 32 minutes 20 seconds East, a distance of 194.14 feet; thence south 74 degrees 32 minutes 20 seconds East, a distance of 150.00 feet; thence south 47 degrees 17 minutes 20 seconds East, a distance of 75.43 feet; thence North 82 degrees 42 minutes 40 seconds East, a distance of 74.98 feet; thence south 58 degrees 17 minutes 20 seconds East, a distance of 84.58 feet; thence south 89 degrees 17 minutes 20 seconds East, a distance of 164.63 feet; thence south 18 degrees 17 minutes 40 seconds west, a distance of 824.19 feet to the northerly right of way line of Trunk Highway 5; thence North 85 degrees 54 minutes 50 seconds West along said northerly right of way, a distance of 33.08 feet; thence south 56 degrees 40 minutes 55 seconds West along said northerly right of way, a distance of 158.95 feet; thence North 85 degrees 54 minutes 50 seconds West along said northerly right of way, a distance of 518.22 feet to the west line of the Northwest Quarter of section 15, Township 116, Range 23; thence North 1 degree 37 minutes 50 seconds West along said west line of the Northwest Quarter, a distance of 9.12 feet to the point of beginning. which lies northwesterly of that particular northwesterly right-of-way line of Parcel 216, as shown on MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 10- 08, recorded as Document No. 265755 and as amended on MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 10-14, recorded as Document NO. 279658, described as follows: commencing at the southwest corner of said section 10; thence on an assumed bearing of North 1 degree 56 minutes 40 seconds west, along the west line of the Southwest Quarter of said section 10, a distance of 401.19 feet, to a particular right-of-way line of said parcel 216 and the point of beginning of the line to be described; thence North 47 degrees 18 minutes 16 seconds East a distance of 175.14 feet, to an angle point in said right-of-way line; thence North 47 degrees 18 minutes 19 seconds East a distance of 22.71 feet, to a point of curvature in said right-of-way line; thence easterly a distance of 662.60 feet, along a non -tangential curve concave to the south having a radius of 633.04 feet and a central angle of 59 degrees 58 minutes 14 seconds and having a chord of 632.76 feet which bears North 77 degrees 17 minutes 27 seconds East to an angle point in said right-of-way line; thence North 56 degrees 16 minutes 30 seconds East, not tangent to said curve a distance of 114.28 feet, to an angle point in said right-of-way line; thence North 22 degrees 13 minutes 10 seconds East, along said right-of-way line, a distance of 116.13 feet and said line there terminating. PARCEL B: That part of the Southwest Quarter of the Southwest Quarter of section 10, Township 116, Range 23 and the Northwest Quarter of the Northwest Quarter of Section 15, Township 116, Range 23, Carver County, Minnesota, described as follows: Beginning at the southwest corner of said section 10; thence on as assumed bearing of North 1 degree 56 minutes 40 seconds West along the West line of said Southwest Quarter, a distance of 1026.89 feet; thence south 79 degrees 32 minutes 20 seconds East, a distance of 177.77 feet; thence South 86 degrees 32 minutes 20 seconds East, a distance of 100.40 feet; thence south 78 degrees 32 minutes 20 seconds East, a distance of 194.14 feet; thence South 74 degrees 32 minutes 20 seconds East, a distance of 150.00 feet; thence south 47 degrees 17 minutes 20 seconds East, a distance of 75.43 feet; thence North 82 degrees 42 minutes 40 seconds East, a distance of 74.98 feet; thence South 58 degrees 17 minutes 20 seconds East, a distance of 84.58 feet; thence south 89 degrees 17 minutes 20 seconds East, a distance of 164.63 feet; thence south 18 degrees 17 minutes 40 seconds West, a distance of 824.19 feet to the northerly right of way line of Trunk Highway 5; thence North 85 degrees 54 minutes 50 seconds West along said northerly right of way, a distance of 33.08 feet; thence South 56 degrees 40 minutes 55 seconds West along said northerly right of way, a distance of 158.95 feet; thence North 85 degrees 54 minutes 50 seconds West along said northerly right of way, a distance of 518.22 feet to the west line of the Northwest Quarter of section 15, Township 116, Range 23; thence North 1 degree 37 minutes 50 seconds West along said west line of the Northwest Quarter, a distance of 9.12 feet to the point of beginning. EXCEPT that part of the above described property which lies northwesterly of that particular northwesterly right-of-way line of Parcel 216, as shown on MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 10-08, recorded as Document No. 265755 and as amended on MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 10-14, recorded as Document NO. 279658, described as follows: commencing at the southwest corner of said section 10; thence on an assumed bearing of North 1 degree 56 minutes 40 seconds West, along the west line of the Southwest Quarter of sald section 10, a distance of 401.19 feet, to a particular right-of-way line of said Parcel 216 and the point of beginning of the line to be described; thence North 47 degrees 18 mintues 16 seconds East a distance of 175.14 feet, to an angle point in said right-of-way line; thence North 47 degrees 18 minutes 19 seconds East a distance of 22.71 feet, to a point of curvature in said right-of-way line; thence easterly a distance of 662.60 feet, along a non -tangential curve concave to the south having a radius of 633.04 feet and a central angle of 59 degrees 58 minutes 14 seconds and having a chord of 632.76 feet which bears North 77 degrees 17 mintues 27 seconds East to an angle point in said right-of-way line; thence North 56 degrees 16 minutes 30 seconds East, not tangent to said curve a distance of 114.28 feet, to an angle point in said right-of-way line; thence North 22 degrees 13 minutes 10 seconds East, along said right-of-way line, a distance of 116.13 feet and said line there terminating. Also EXCEPT said Parcel 216. 11 10/14/2005 FRI 10 ; 08 FAX 2 002/003 FF:uM : 1= RX NO. 10/13/2005 THU 14:37 FAX CITY OF CHANHASSEN 7700 Market Boulevard --- 1p,p, Box 147 Chanhassen, INN 55317 -- (952) 227.1100 Oct. 23 2005 07:4;2PM P1 DEVELOPMENT REVIEW APPLICATION bmn Planning Case rvo.� 5 -3 to CITY OF CHANHASSEN RECEIVED OCT 1 7 2005 CHANHASSEN PLANNING DEPT L�A�Iw lyR1N�' A......_.._............� .. _ .... ..................... .. . pplicant N me and Address: Owner Name nd Address: A 6W PRE _ Contact: �Q_► �ii1i fi� — ,,6,M ��' I Contact':'_ 2"jV »Z�»gu5 Phony; 0- t Fax:_..m,....... i .__ mil; Phone:....,. (a Email: Fax; Comprohansive Plan Amendment Conditional Usc Pornmit Interim Uee hermit Non -conforming lJre Permit Planned Unit Deveiopi-rent' _— Rezoning - _ Sign Permits �...,,, Sign Plan Review Site Platt Review, Subdivision° Temporary $ales Permit „_ Vacation of Flight-of-Way/t=asemer1% Variance ...,„•,,. Wetland Altaf-ation Permit Zoning Appeal Zoning Ordinance Amendment ­.....,,.,.�..................,..,.,...............__........,..,..._._.._._.__....,.....,___ _......... ... _ Notlflootion Slgn"" - $75 w $100 031`11290 Deposit X Fscrow for Filing Fees/Attofncy Cost^", $50 CUP/SPR/VAC/VAR/WAP/Metes & Soundly - $450 Minor Skjt3 Teem. FEE $ 26 .- 4!� p public heari�g'no...,,..,,,,.....•...........:.:.........-.......�..�..._.. An Additionfal fee of $$.OU per addresi5 within the tification area will b4 invoiced to the applicant prior to tho public hearing. Tweri al6 ng wilts 9 six (26) full SIxa 1c t a7opieS a{onq of file prang must L)a fwbmiited, Includinq cry ass" X 11" reduced copy for e&Cl) play shoat witt6lVali &o�,y in TIF r-Gt6up A ('.tiD filf,(11 ti. Appik;aM to obtain notificiaiicn rign from City of Putrllc WOr1c6 at 151611 IN ark Roaq and insi>all a,rpon subrnl(mt car completed aPpiictstlon, $100 dnrtinge depmit to bro rofund©d io applicant wiv n xign Its retumea foiiowing City Council 1pA1,pval. Escrow wil! be required for otllcr applications through the devolnpnaant cot)trric(. Mlilding ttlaWii)l tramples Must be submitted with sito pinra reviews. NOTE: When Multiple 00plications are processed, the appropriato fee shall bo chargers for earl, application, 11JI/14/ZM PKl AM PAA 10 UU3/UU3 FROM 10/13/2005 TH 14:H FAX PROJi=CT N LOCATION; rIX NO. . 3; ?1,-1"7E,222--5 LEGAL DESCRIPTION: TOTAL ACREAGE: WFTLANDS PRL—SC:NT� >Y1WS f"R SENT ZONING., ReQUESTED ZONIN( PRESENT LAND LJSE DESIGNATION: REQUESTED LAND USE DESIGNATIOM RiWASnN i-OR BEQUEST; ,e -- Oct. 13 2'100t> O'7- 4`'M r'2 R003/003 This application must be Completed in full and be typowlitten or clearly printed and must be 000ornpanied by all Information and plans required by appiiczVe City Ordinance provisions. B afore fling this application, you should vonfer with t17e. Planning Department to determine the apeclftc ordinance and procodural mquirementc ;applicable to your applicztion. A determination of completeneps of the application shall be made within 15 business: days of apptication submittal, A written notice of appliomion deticloncias shall be mailod to the appliohnt within 15 business days of application. Thi& is to certify that l an, making application for the drasoribed action uy the City and that i am rosponsible for complying with nil City requirements with regard to this roquost. This application should be processed In lily nama and I am the party whom the City should contact regarding any matter pertaining to this application. 1 h>avo attached > copy of proof of awnershlp (either copy of Owner's Duplicate cerlifcxta of Title, Abstract of Title or purGhaae agreement), or I am the authorized person to make thin application and the fee owner has Moo aigned this application, I will koop myself fnformed of tho deradlines for submisaion of matgriai and the progro*in of this application. I further uncfamtano that additional fees mey be charged for consulting fees, feasibility studies, etc, with an estimate: prior to sny outhorizatlon to pros ed with the Btu The d=imeni:6 and Information I howl submitted are true tend correct to the best of my knowledge. Si ure cal App ffin �1 ate ...-...... of Fee owner (Irate �` w o�pnvcioprnrnt h«vl tw Applics:lon,C)OC NOV. 4109 © 2005 RYAN ENGINEERING, 8 7 6 5 4 3 2 1 2� 1 o' 2-STY m OFFICE #1 5p00 5F / FLR PATIO FOUNTAIN I� 2-5TY ... ...... .......:: �, OFFICE #2 5p00 5F /FLR 12 ..:..:...: .:....:..: S83°35'53"E 206.78 LEGEND ORIGINAL BOUNDARY PER DESCRIP-nON EXISTING PROPOSED Sanitary Sewer SANITARY SEWER WATER WATER HYD. W/VALVE HYD. W/VALVE I� STORM SEWER STORM SEWER N .............................................................................................................. 3 2-STY e OFFICE #3 6J000 5F / FLR 3 Io sa 1.6a r� ...: ............ I ....... ... ... ... ... ... .................. NK HI 1iftY NO. "' 5 GENERAL INFORMATIONg PARCEL A: PROPOSED TWINHOMES AT 11 DU/ACRE PARCEL B: PROPOSED 0FFICE5 AND BANK USES 2 STORY CONSTRUCTION (24'-26' HEI(SHT) PARCEL A ZONING CODE: CHANHASSEN ZONING ORDINANCE CLASSIFICATION: RSF - LOW DENSITY RES. (PROPOSED) LOT AREA: 6.001 ACRES (PARCEL A) GENERAL NOTES: PROPOSED TWINHOMES SIMILAR TO PROPERTY TO THE WEST LOW DENSITY I."I DU / ACRE PARCEL B ZONING CODE: CHANHASSEN ZONING ORDINANCE CLASSIFICATION: BN BU51NE55 NEIGHBORHOOD (PROPOSED) LOT AREA: 'I.85 ACRES (PARCEL B) BUILDING SETBACKS: PARKING SETBACKS: PARKING DIMENSIONS: GENERAL NOTES: SPECIAL OVER-RIDING "BUFFER" SETBACK AGAINST RESIDENTIALLY ZONED NEIGHBORING PROPERTIES. SEE ZONING CODE SEC.20-6a5e. IMPERVIOUS SURFACE: LOT AREA 5F: 342,168 EST. IMPERVIOUS SURFACE: 225,895 (65%) FRONT 35 FT. SIDE 15 FT. REAR 35 FT. FRONT 35 FT. SIDE 15 FT. REAR 35 FT. STALL: a'-O"xl8'-O" AISLE: 26'-O" BAY: PARKIN& USE SIZE REQUIRED PER CODE PROVIDED BANK 2ND STY. OFF 5,000 S.F. 5,000 S.F. 20 STALLS (1/250 S.F) 25 5TALL5 (5/1000 5.F) 2'11 STALLS OFFICE #1 10,000 S.F. 50 STALLS (5/1000 S.F) OFFICE #2 IOp00 S.F. 50 5TALL5 (5/1000 5.F) OFFICE #3 12,000 S.F. 60 STALLS (5/1000 5.F) OFFICE #4 24,000 S.F. 120 5TALL5 (5/1000 5.F) 126 STALLS TOTAL 66,000 S.F. 525 STALLS 34-I STALLS GROSS FLOOR AREA RATIO = 66,000 / 342,7I68 = Ia.5% 120' 180, 0' 60' R n7 4 Engineering LAND DEVELOPMENT SERVICES 434 Lake Street Excelsior, MN 55331 (952) 380-5000 www.ryanengineering.com I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly registered Engineer under the laws of the State of Minnesota. Signature Registration No. Date GALPIN CROSSING Chanhassen, MN for MEPIC DEVELOPMENT, LLC Project No. Digital Drawing Name galpin-prein-layout 1.dwg Drawn By GLG Checked By PMR Date 10/6/05 Re visions Issued For: Date Schematic Design Design Development . Preliminary Review Final Review Bidding Construction Concept Plan Page CP-1 CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on November 3, 2005, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public Hearing for Galpin Crossing Concept PUD — Planning Case No. 05-38 to the persons named on attached Exhibit "A", by enclosing a copy of said notice in an envelope addressed to such owner, and depositing the envelopes addressed to all such owners in the United States mail with postage fully prepaid thereon; that the names and addresses of such owners were those appearing as such by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate records. Subscribed and sworn to before me this 3fA_ day of 2005. Notary P blic KarcA J. Eng lha dt, DepQy Clerk KIM T. MEUWISSEN Notary Public -Minnesota My commission Expires Jan 31, 2010 Notice of Public Hearing Chanhassen Planning Commission Meeting Notice of Public Hearing Chanhassen Planning Commission Meeting Date & Time: Tuesday, November 15, 2005 at 7:00 p.m. Location: City Hall Council Chambers, 7700 Market Blvd. Request for Concept Planned Unit Development approval for Proposal: a 10-unit twin home project and a 66,000 square -foot office development — GALPIN CROSSING File: 05-38 -Planning Applicant: Epic Development Property Northwest corner of Highway 5 and Galpin Boulevard. Location: A location map is on the reverse side of this notice. The purpose of this public hearing is to inform you about the applicant's request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead the public hearing through the following steps: What Happens at the Meeting: 1. Staff will give an overview of the proposed project. 2. The applicant will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses the project. If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Bob Generous at 952-227-1131 or Questions & e-mail bgenerous@ci.chanhassen.mn.us. If you choose to Comments: submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. The staff report for this item will be available online at httq://206.10.76.6/weblink7 the Thursday prior to the Planning Commission meeting. City Review Procedure: • Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the application in writing. Any interested party is invited to attend the meeting. • Staff prepares a report on the subject application that includes all pertinent information and a recommendation. These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of the hearing process. The Commission will close the public hearing and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the City Council except rezonings and land use amendments from residential to commercial/industrial. • Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant waives this standard. Some applications due to their complexity may take several months to complete. Any person wishing to follow an item through the process should check with the Planning Department regarding its status and scheduling for the City Council meeting. • A neighborhood spokesperson/representative is encouraged to provide a contact for the city. Often developers are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the project with any interested person(s). • Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and any correspondence regarding the application will be included in the report to the City Council. If you wish to have something to be included in the report, please contact the Planning Staff person named on the notification. Date & Time: Tuesday, November 15, 2005 at 7:00 p.m. Location: City Hall Council Chambers, 7700 Market Blvd. Request for Concept Planned Unit Development approval for Proposal: a 10-unit twin home project and a 66,000 square -foot office development — GALPIN CROSSING Planning File: 05-38 Applicant: Epic Development Property Northwest corner of Highway 5 and Galpin Boulevard. Location: A location map is on the reverse side of this notice. The purpose of this public hearing is to inform you about the applicant's request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead the public hearing through the following steps: What Happens at the Meeting: 1. Staff will give an overview of the proposed project. 2. The applicant will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses the project. If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Bob Generous at 952-227-1131 or Questions & e-mail boenerous@ci.chanhassen.mn.us. If you choose to Comments: submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. The staff report for this item will be available online at httq://206.10.76.6/weblink7 the Thursday prior to the Planning Commission meeting. City Review Procedure: • Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the application in writing. Any interested party is invited to attend the meeting. • Staff prepares a report on the subject application that includes all pertinent information and a recommendation. These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of the hearing process. The Commission will close the public hearing and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the City Council except rezonings and land use amendments from residential to commerciaLlindustrial. • Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant waives this standard. Some applications due to their complexity may take several months to complete. Any person wishing to follow an item through the process should check with the Planning Department regarding its status and scheduling for the City Council meeting. • A neighboPhood spokesperson/representative is encouraged to provide a contact for the city. Often developers are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the project with any interested person(s). • Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and any correspondence regarding the application will be included in the report to the City Council. If you wish to have something to be included in the report, please contact the Planning Staff person named on the notification. Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes §466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third parties which arise out of the user's access or use of data provided. Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. If errors or discrepancies are found please contact 952.227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes §466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third parties which arise out of the user's access or use of data provided. «NAMED aNAME2» «ADD1» «ADD2» «CITY» «STATE» «ZIP>> «Next Record»<«NAMEU «NAME2>> <<ADD1» <<ADD2>> «CITY» «STATE>> <ZIP» Public Hearing Notification Area (500 feet) Galpin Crossing Concept PUD Planning Case No. 05-38 NW Corner Highway 5 & Galpin Blvd. City of Chanhassen 5 Arboretum Boulevard TH Street ME SUBJECT PROPERTY JUSTIN C ANDERSON STACY ANN BENNET LINDA D BENSON 7848 AUTUMN RIDGE AVE 2388 HARVEST WAY 2409 HARVEST WAY CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317 THEODORE F & MARLENE M BENTZ GUY W & JUNE M BLESSING THOMAS S BLUSTIN 7300 GALPIN BLVD 7844 HARVEST LN 2394 HARVEST WAY EXCELSIOR MN 55331 CHANHASSEN MN 55317 CHANHASSEN MN 55317 ELDEN E & GLORIA A BOTT THOMAS R BREKKE JARED M BROGHAMER 7626 PRAIRIE FLOWER BLVD 2400 HARVEST WAY 7856 HARVEST LN CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317 STEVEN B BUJARSKI & CARVER COUNTY HRA CENTEX HOMES SHARON L KING 705 WALNUT ST N 12701 WHITEWATER DR 2376 HARVEST WAY CHASKA MN 55318 SUITE 300 CHANHASSEN MN 55317 HOPKINS MN 55343 HANG CHAN & CHANHASSEN DEVELOPMENT LLC DAVID J & TASIA M CLOUTIER CHEUKWAI CHONG 1434 SALEM LN SW 2406 HARVEST WAY 2201 BANEBERRY WAY W ROCHESTER MN 55902 CHANHASSEN MN 55317 CHANHASSEN MN 55317 CNBI LLC CONVENIENCE STORE BRAD L & ELAINE N DALAGER C/O CHAD EICHTEN INVESTMENTS 7847 AUTUMN RIDGE AVE 4930 OLIVE LN N PO BOX 2107 CHANHASSEN MN 55317 PLYMOUTH MN 55446 LACROSSE WI 54602 PATRICIA S DEZIEL RODNEY DORSCHNER DENNIS E & ELISSA K ELLEFSON 2382 HARVEST WAY 2396 HARVEST WAY 2194 BANEBERRY WAY W CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317 THEODORE A & ANGELA M DIANNE JANICE ERICKSON SUSAN M ERICKSON ELLEFSON TRUSTEE OF TRUST 2198 BANEBERRY WAY W 7609 WALNUT CRV 7735 VASSERMAN TRL CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317 THOMAS E & HELEN E ERNST JEFFREY GIBBS MICHAEL J GLIGOR 7749 VASSERMAN TRL 2402 HARVEST WAY 7859 AUTUMN RIDGE AVE CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317 MARK C GOODMAN ROBERT L GRIFFITH & LARRY S & TERESA M HANSON 2370 HARVEST WAY GABRIELLE GRIFFITH 7734 VASSERMAN TRL CHANHASSEN MN 55317 7739 VASSERMAN TRL CHANHASSEN MN 55317 CHANHASSEN MN 55317 DAVID J & SUSAN A HAPPE MICHAEL HEIEN MELISSA A HEIN 7850 HARVEST LN 7832 HARVEST LN 2193 BANEBERRY WAY W CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317 DAWN N HUEBERT 2372 HARVEST WAY CHANHASSEN MN 55317 CHERYL A JOHNSON 7861 AUTUMN RIDGE AVE CHANHASSEN MN 55317 BARBARA L KERN 2407 HARVEST WAY CHANHASSEN MN 55317 LINDA A KOENIG 7851 AUTUMN RIDGE AVE CHANHASSEN MN 55317 MARTIN J & JUDITH C LEFF 7745 VASSERMAN TRL CHANHASSEN MN 55317 MARK I & MAUREEN E MAGNUSON 7715 VASSERMAN TRL CHANHASSEN MN 55317 RUTH H MITAL 7750 VASSERMAN TRL CHANHASSEN MN 55317 JOHN OBREMSKI & GERALD F OBREMSKI 7851 HARVEST LN CHANHASSEN MN 55317 IND SCHOOL DIST 112 & CITY OF CHANHASSEN 11 PEAVEY RD CHASKA MN 55318 LONNIE G & JAN M JOHNSON 6706 PROMONTORY DR EDEN PRAIRIE MN 55346 CAROLYN M KLECKER 7863 AUTUMN RIDGE AVE CHANHASSEN MN 55317 KATHERINE M KORPI & JOANNE R SCHMIEG 7845 HARVEST LN CHANHASSEN MN 55317 LUNDGREN BROS CONSTRUCTION 935 WAYZATA BLVD E WAYZATA MN 55391 CARLOS J MEJIA & MARIA C MONTEALEGRE 7853 AUTUMN RIDGE AVE CHANHASSEN MN 55317 MODEL HOMES LLC 1997 TOPAZ DR CHANHASSEN MN 55317 KAREN ANN OLSON 7850 AUTUMN RIDGE AVE CHANHASSEN MN 55317 J P'S LINKS INC-JOHN PRZYMUS 12174 176TH AVE VILLARD MN 56385 DIANE JULSON 7740 VASSERMAN TRL CHANHASSEN MN 55317 KLINGELHUTZ DEVELOPMENT CO 350 HWY 212 E PO BOX 89 CHASKA MN 55318 THOMAS W & SHARON D KRAUS 7744 VASSERMAN TRL CHANHASSEN MN 55317 SALLY LYMAN 7730 VASSERMAN TRL CHANHASSEN MN 55317 SHERI MELANDER-SMITH 2403 HARVEST WAY CHANHASSEN MN 55317 PAUL A & KIMBERLY MONSEN 2384 HARVEST WAY CHANHASSEN MN 55317 MATTHEW S OLSON & BRUCE R OLSON 2405 HARVEST WAY CHANHASSEN MN 55317 RALPH H PAMPERIN & AMY M PEITZ JOHN T & DIANE M PERRY BARBARA J ELSETH 7846 AUTUMN RIDGE AVE 1380 THRUSH CT 7719 VASSERMAN TRL CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317 ROBERT M & PATRICIA L PETERSON MARK A & SARAH L PLETTS DANIEL M RYAN & 2398 HARVEST WAY 7517 BENT BOW TRL KAREN L THARALDSON-RYAN CHANHASSEN MN 55317 CHANHASSEN MN 55317 13573 96TH PL N MAPLE GROVE MN 55369 TERRA L SAXE 7845 AUTUMN RIDGE AVE CHANHASSEN MN 55317 MICHAEL L & CAROLYN L SHIELDS 7759 VASSERMAN TRL CHANHASSEN MN 55317 VASSERMAN RIDGE MASTER ASSOC C/O LUNDGREN BROS CONST INC 935 WAYZATA BLVD E WAYZATA MN 55391 WALNUT GROVE HOMEOWNERS KIMBERLY A SCHABLIN 7857 AUTUMN RIDGE AVE CHANHASSEN MN 55317 BRIAN D SMITH 2197 BANEBERRY WAY W CHANHASSEN MN 55317 VASSERMAN RIDGE PROMENADE INC C/O LUNDGREN BROS CONST INC 935 WAYZATA BLVD E WAYZATA MN 55391 BLAINE D SHANSTROM 7828 HARVEST LN CHANHASSEN MN 55317 KATHRYN T STODDART 7305 GALPIN BLVD EXCELSIOR MN 55331 SRIRAM VISWANATHAN & GAYATHRI SAMBASIVAN 7614 RIDGEVIEW WAY CHANHASSEN MN 55317 ASSN JEFFREY M & TIFFANY M WEYANDT CHRISTOPHER A WILLADSEN C/O GITTLEMAN MGMT CORP 7626 RIDGEVIEW WAY 2386 HARVEST WAY 1801 E 79TH ST CHANHASSEN MN 55317 CHANHASSEN MN 55317 SUITE 21 BLOOMINGTON MN 55425 JOHN D WILSON JULIA A WOLTER DENEEN D YOUNG 2392 HARVEST WAY 7849 HARVEST LN 7852 AUTUMN RIDGE AVE CHANHASSEN MN 55317 CHANHASSEN MN 55317 CHANHASSEN MN 55317