PC Staff Report 12-6-05
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PC DATE: 12/06/05
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CC DATE: 01109/06
CITY OF CHANHASSEN
REVIEW DEADLINE: 12/27/05
Extended to 2/25/06
CASE #: 05-36 BY: Bob Generous, et al.
STAFF REPORT
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PROPOSAL: Request for a Comprehensive Plan Amendment to incorporate the property in the 2000
Metropolitan Urban Service Area (MUSA); Conditional Use Permit for development within the Bluff
Creek Overlay district; Concept and Preliminary Planned Unit Development approval for 18-unit twin
home development; and Preliminary Plat approval with variances for 18 lots, 2 outlots and public right-
of-way, Bluff Creek Twin Homes.
LOCATION: The southwest comer of Highway 101 and Lyman Boulevard
APPLICANT: Schutrop Building and Development Corporation
540 Lakota Lane
Chaska, Minnesota 55318
(952)470-9400
PRESENT ZONING: Agricultural Estate District, A2
2020 LAND USE PLAN: Residential- Low Density (Net Density Range 1.2 - 4.0 units/acre)
ACREAGE: 10.3 acres
DENSITY: 1.75 units/acre gross; 3.38 units/acre net
SUMMARY OF REQUEST: The applicant in proposing an 18 unit twin home development within
the Bluff Creek Overlay District.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City has a relatively high level of discretion in approving a Comprehensive Plan Amendment
because the City is acting in its legislative or policy making capacity.
The City has a relatively high level of discretion in approving Planned Unit Developments, PUD,
because the City is acting in its legislative or policy making capacity. A PUD must be consistent with
the City's Comprehensive Plan.
The City has limited discretion in approving or denying conditional use permits, based on whether or not
the proposal meets the conditional use permit standards outlined in the Zoning Ordinance. If the City
finds that all the applicable conditional use permit standards are met, the permit must be approved. This
is a quasi judicial decision.
The City's discretion in approving or denying a preliminary plat is limited to whether or not the
proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it
meets these standards, the City must approve the preliminary plat. This is a quasi judicial decision.
The City's discretion in approving or denying a variance is limited to whether or not the proposed
project meets the standards in the Subdivision Ordinance for a variance. The City has a relatively high
Location Map
Bluff Creek Twin Homes
Planning Case No. 05-36
9170 Great Plains Boulevard
City of Chanhassen
$CANNED
Bluff Creek Twin Homes
Planning Case 05-36
December 6,2005
Page 2
level of discretion with a variance because the applicant is seeking a deviation from established
standards. This is a quasi judicial decision.
PROPOSAL/SUMMARY
The applicant is requesting a Comprehensive Plan Amendment to incorporate the property in the
current Metropolitan Urban Service Area (MUSA); a Concept and Preliminary Planned Unit
Development which would rezone the property from A2, Agricultural Estate District, to PUD-R,
Planned Unit Development - Residential; Conditional Use Permit for development within the Bluff
Creek Overlay district; and Subdivision Approval to create 18 twin-home lots, two outlots and
public right-of-way with a variance for street width and variances for private streets for lots 8/9,
12/13, and 16/17.
While the PUD standards would permit up to 30 percent coverage for residential -low density
development, staff is proposing that the overall hard coverage for the development be limited to
25 percent. This would include the coverage for all building sites as well as the roadway for the
local street. However, the area of Minnesota Department of Transportation, MnDOT, would be
excluded.
North of the site, across Lyman Boulevard (an arterial roadway) is a mixed use Planned Unit
Development incorporating multifamily residential housing and retail and office uses. To the
northeast of the site is a future park and ride facility that will also include townhouses and retail
uses. East of the site, across Highway 101, is the Springfield development a single-family
residential subdivision. South of the site is a portion of the Bluff Creek primary zone which
contains a portion of a large wetland complex that extends to the southwest. To the west of the
site, are three single-family homes on larger lots.
A 60-foot gas transmission pipeline easement is located in the northern portion of the
development running parallel to Lyman Boulevard. A Williams Brother gas pipeline is located
within this easement. This easement requires a 50 foot building setback from the actual pipeline.
The preliminary site and utility plan, sheet P-3, shows required setback from the pipeline.
Staff is recommending approval of the development subject to the conditions of the staff report.
APPLICABLE REGULATIONS
Chapter 18, Subdivisions
Chapter 20, Article II, Division 2, Amendments
Chapter 20, Article IV, Conditional Use Permits
Chapter 20, Article VI, Wetland Protection
Chapter 20, Article VIII, Planned Unit Development District
Chapter 20, Article XXXI, Bluff Creek Overlay District
Bluff Creek Twin Homes
Planning Case 05-36
December 6,2005
Page 3
BACKGROUND
The property contains a single-family home. The majority of the site has been farmed. This
property was included in the 2010 Metropolitan Urban Services Area because it was located south
of Lyman Boulevard. However, the property can be serviced from existing sewer and water lines.
The intersection improvements for Lyman Boulevard and the road accessing this property,
including intersection signalization, are being constructed as part of the Highway 312 /Lyman
Boulevard project. This property is being accessed for a portion of these improvements.
This property is currently in the Rural Services District. If development is approved, the property
will be removed from the rural service district.
COMPREHENSIVE PLAN AMENDMENT
The developer requires a Comprehensive Plan Amendment to permit the connection to city sewer
and water service. Currently, the property is located within the 2010 Metropolitan Urban Services
Area (MUS A) as shown in the City's 2020 Comprehensive Plan. However, the property is located
within the Lake Riley sewer subdistrict 1, which has sewer currently available to the site. Bringing
the property into the current urban service area would permit the City to service the site with water
and sewer in an efficient and effective manner with existing infrastructure.
The property is guided in the comprehensive plan for Residential- Low Density Uses. The
Residential - Low Density designation permits net densities of 1.2 to 4.0 units per acre.
Appropriate zonings consistent with this land use designation include Planned Unit Development -
Residential (PUD-R), Single-Family Residential (RSF) and Mixed Low Density Residential (R4).
REZONING
Justification for Rezoning to PUD
The applicant is requesting to rezone approximately 10.3 acres from A2, Agricultural Estate
District, to PUD-R, Planned Unit Development-Residential. The project consists of 18 units
incorporated in nine twin home structures. The review criteria are taken from the intent section
of the PUD Ordinance.
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 permit density
clustering for development within the Bluff Creek Overlay District. The use of the PUD zoning
also allows for an internal transfer of density. 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 and preserves the Bluff Creek corridor subject to the recommended modifications
to the plan. Additionally, through the PUD, we are able to establish greater setbacks from the
arterial roadways.
Bluff Creek Twin Homes
Planning Case 05-36
December 6,2005
Page 4
The proposed amendment and rezoning assist in the furtherance of the following land use goals
of the City of Chanhassen Comprehensive Plan:
. 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.
. Development should be phased in accordance with the ability of the city to provide services.
The proposed amendment and rezoning assist in the furtherance of the following housing goals
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.
While the development does not meet the standard for affordable housing, it does provide a mid-
range housing value for single-family housing in the city. Additionally, the development provides
an integrated.
DEVELOPMENT DESIGN STANDARDS
The applicant has proposed development standards through their PUD plan. Staff has reviewed
these proposals, made comments and then given the staff proposal for language to be
incorporated into the final PUD ordinance. Staff is proposing the following development
standards govern the development of the property:
Development Design Standards
a. Intent
The purpose of this zone is to create a twin home, PUD Residential zone. The use of the
PUD zone is to allow for more flexible design standards while creating a higher quality
and more sensitive proposal. All utilities are required to be placed underground.
b. Permitted Uses
The permitted uses within the neighborhood shall be 18 twin homes and appropriate
accessory structures. If there is a question as to whether or not a use meets the definition,
the Planning Director shall make that interpretation. The type of uses to be provided on
Outlot A shall be low intensity neighborhood oriented accessory structures to meet daily
Bluff Creek Twin Homes
Planning Case 05-36
December 6, 2005
Page 5
needs of residents. Such uses may include development signage, garden, gazebo,
maintenance shed, picnic shelter or playground equipment.
c. Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The
following table displays those setbacks.
Standards
Highway 101 and Lyman Blvd. 50 feet
Exterior Project Lot Lines 50 feet
Gas Pipeline 50 feet
Interior Public Right-of-Way 30 feet, except lots 1 and 2
which shall be 20 feet
Interior Lot Line 5 feet, except for the
common lot line of each
twinhome.
Hard Surface Coverage Maximum 3,444 sq. ft. per
lot *
Wetland: Buffer and buffer setback 16.5 feet and 40 feet
Bluff Creek Primary zone boundary 40 feet
Building Height 35 feet
*The entire development, including the public street and Outlots, may not exceed 25
percent hard coverage. The maximum hard cover for Outlot A shall be 10 percent.
d. Building Materials and Design
. Buildings shall be one story.
. Building exterior material shall be a combination of 4-inch hardiboard or vinyl siding
or shake and brick, stone or stucco.
. No two adjacent structures shall be of the same color scheme.
. Colors used shall be varied across color tones.
. Garage doors must have windows.
. The garage doors shall be to the side for lots 8,9,12,13, 16 and 17.
. All units shall utilize minimum timberline 30-year shingles.
. Each unit shall have a minimum of 1 over story tree within its front landscape yard.
. All units shall have access onto an interior street.
. All mechanical equipment shall be screened with material compatible to the building,
landscaping or decorative fencing.
Bluff Creek Twin Homes
Planning Case 05-36
December 6, 2005
Page 6
SUBDIVISION REVIEW
WETLANDS
One aglurban wetland exists on-site. Aquatic EcoSolutions delineated the wetland in October
2005. Basin 1 is a Type 3 wetland located in the southern portion of the property. The wetland
is dominated by reed canary grass.
A minimum 16.5 foot buffer strip should be maintained from the delineated edge of the wetland.
Wetland buffer areas should be preserved, surveyed and staked in accordance with the City's
wetland ordinance. The applicant should install wetland buffer edge signs, under the direction of
City staff, before construction begins and must pay the City $20 per sign. All structures should
maintain a 40-foot setback from the edge of the wetland buffer.
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.
Outlot B contains the Bluff Creek Corridor primary zone. The Primary Corridor is designated
open space. All structures must meet a 40-foot structural setback from the Primary Corridor
boundary as required by Chanhassen City Code. In addition, no grading is allowed within the
first 20 feet of the Primary Corridor. The current plans propose grading within 20 feet of the
Primary Corridor. The plans should be revised to eliminate grading within this area. A drainage
and utility easement shall be dedicated over all of Outlot B. The developer may dedicate Outlot
B to the City.
If any alterations are proposed on property within the Bluff Creek Overlay District, a conditional
use permit must be obtained prior to alterations occurring.
The plans should be revised to include the City of Chanhassen's standard detail 5300 for silt
fence. Type 2 silt fence should be used along the southern grading limits and at the normal water
level of the pond. Type 1 silt fence may be used elsewhere. Silt fence should be installed
around the storm water pond at the pond's normal water level until surrounding areas have
adequate vegetative erosion control established.
The plans should be revised to include City of Chanhassen standard detail 5302A for Wimco or
similar catch basin inlet protection.
All exposed soil areas should have temporary erosion protection or permanent cover year round,
according to the following table of slopes and time frames:
Type of Slope
Steeper than 3: 1
Time
7 days
(Maximum time an area can
remain open when the area
Bluff Creek Twin Homes
Planning Case 05-36
December 6, 2005
Page 7
10:1 to 3:1
Flatter than 10: 1
14 days
21 days
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any exposed soil
areas with a positive slope to a storm water conveyance system, such as a curb and gutter system,
storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems
that discharge to a surface water.
All erosion and sediment control measures should be installed and maintained in accordance
with City, Carver County Water Resource Management Area and MPCA permit requirements.
The contractor should inspect daily all erosion control measures and perform maintenance on
BMPs as needed or required.
GRADING. DRAINAGE & EROSION CONTROL
The 1O.3-acre site currently has one single-family home with groups of trees scattered along the
east side of the site. The existing house, driveway and culvert must be removed. The site
currently drains from the northeast to the south. The proposed drainage pattern is consistent with
the existing drainage pattern. Runoff from the six units on the north side of the street, the right-
of-way and the front portion of the units south of the street will be routed to the proposed pond in
the southeast comer of the site. The back of the lots on the south side of the street will drain
overland to the existing wetland.
The plan identifies two retaining walls. The retaining walls are necessary to bring the building
pads up to an elevation so that the development can be served by gravity sanitary sewer. The
western wall will be located west of Lot 18 and will be approximately 165 feet long, with a
maximum exposed height of 11 feet. The southern wall will be located south of Lots 7-11 and
will be approximately 200 feet long, with a maximum exposed height of eight feet. The
retaining walls require a building permit and must be designed by a Professional Engineer
registered in the State of Minnesota.
The plans must be revised as follows:
. Existing contours within 100 feet of the proposed development must be shown on the plan.
. Note the top and bottom of wall elevations for all retaining walls.
. Note the location and elevation of the emergency overflow on the east end of the cuI de sac.
. A full-size drainage area map must be submitted.
. A five-foot wide concrete sidewalk must be constructed on one side of the street.
. Show the proposed street light layout.
. A stop sign must be installed at the intersection at Lyman Boulevard.
. All plan sheets must be signed by an Engineer registered in the State of Minnesota.
If importing or exporting material for development of the site is necessary, the applicant will be
required to supply the City with a detailed haul route and traffic control plan.
Bluff Creek Twin Homes
Planning Case 05-36
December 6,2005
Page 8
SURFACE WATER MANAGEMENT FEES
Water Quality
The SWMP has established a connection charge for the different land uses based on an average
citywide rate for the installation of water quantity systems. This cost includes land acquisition,
proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage.
Single-family residential developments have a connection charge of $1,191 per developable acre.
This results in a water quantity fee of approximately $ 6,682.00 for the proposed development.
Water Quantity
Because of the impervious surface associated with this development, the water quality fees for
this proposed development are based on single-family residential development rates of
$2,705/acre. Based on the proposed developed area of approximately 5.61 acres, the water
quality fees associated with this project are $15,175.00.
At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $21,857. It should be noted that the SWMP fee incorporated in this report is based
on 2005 fees. SWMP fees are anticipated to change on January 1,2006. The development will
be charged the SWMP fees in effect at the time of final plat approval.
UTILITIES
The existing home is served by a well and septic system. The developer must ensure that the
septic system is removed and the well is properly abandoned.
The developer proposes to extend eight-inch lateral sanitary sewer and watermain from the
existing utilities within Lyman Boulevard. The city's as-builts do not show sewer or water stubs
from the existing utilities at the Lyman Boulevard/Highway 101 intersection. The developer
must field verify the sewer and watermain stub locations and elevations. If the stubs have not
been installed the developer shall directional bore the utilities under Lyman Boulevard. All costs
and permits associated with this work would be the developer's responsibility.
Public utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Detailed construction plans and
specifications must be submitted at time of final plat and shall include all required information.
The applicant is required to enter into a development contract with the City and supply the
necessary financial security in the form of a letter of credit or cash escrow to guarantee
installation of the improvements and the conditions of final plat approval. Permits from the
appropriate regulatory agencies will have to be obtained, including but not limited to the MPCA,
Department of Health, MCES, and Watershed District.
Bluff Creek Twin Homes
Planning Case 05-36
December 6, 2005
Page 9
STREETS
The developer proposes to construct a 31-foot wide street and 45-foot radius cul-de-sac within a
50-foot and 120-foot wide right-of-way, respectively. Staff supports the proposed 50-foot wide
right-of-way due to the site constraints associated with the existing wetland, the bluff creek
corridor and the pipeline setback.
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.
LANDSCAPING AND TREE PRESERVATION
Tree canopy coverage and preservation calculations for the Bluff Creek Twin Homes
development are as follows:
Total upland area (excluding wetlands)
Total canopy area (excluding wetlands)
Baseline canopy coverage
Minimum canopy coverage allowed
Proposed tree preservation
8 ac or 348,943 SF
.5 ac or 20,422 SF
6%
25% or 2 ac.
0% or 0 ac.
Developer does not meet minimum canopy coverage allowed. Replacement plantings are
required for the difference between the existing canopy coverage and the minimum required.
Replacement required (25%-6%)
66,814 SF or 61 trees
The applicant is removing all existing trees. This is penalized by multiplying the area by 1.2 to
calculate the required replacement plantings.
Canopy coverage removed
Multiplier
Total replacement
Total number of trees to be planted
20,422 SF
1.2
24,506 SF
23 trees
A total of 84 trees are required as replacement plantings for this development.
A replacement planting plan has been submitted to the city for approval. It shows 82 trees. The
applicant shall add the trees, the plant schedule and landscape plan and submit a revised plan to
the city for approval.
Bluff Creek Twin Homes
Planning Case 05-36
December 6, 2005
Page 10
Bufferyard requirements are as shown in the table:
Landscapin2 Item Required Proposed
Bufferyard B* - North 10 overstory trees 6 overstory trees
property line, 490' 15 understory trees 19 understory trees
25 shrubs o shrubs
Bufferyard B* - East 10 overstory trees 10 overstory trees
property line, 510' 15 understory trees 14 understory trees
26 shrubs o shrubs
The applicant does not meet the minimum number of trees and shrubs required for bufferyards.
Staff recommends that the applicant increase the number of plantings to meet minimum
requirements.
Staff recommends that planting be included along the Bluff Creek Secondary Zone corridor.
These shall be native plantings that will serve to enhance the environmental features of the site.
The restoration plan shall be submitted to the city for approval prior to City Council final
approval.
PARKS AND RECREATION
PARKS
The property is situated northwest of Bandimere Community Park and southeast of Chanhassen
Hills Neighborhood Park. Both of these facilities offer more than adequate park amenities for an
additional 18-lot subdivision. One barrier, the need to cross Lyman Boulevard and/or Highway
101, will deter some future residents of the proposed development from accessing these facilities
as often as they may like. No additional parkland acquisition or dedication is recommended as a
condition of this subdivision request.
TRAILS
A combination of existing and planned trails is easily accessible from the proposed development.
A planned trail on the north side of Lyman Boulevard will provide connections to area parks and
the entire comprehensive trail plan. Traveling east on this trail to the Highway 101 south trail
provides access to Bandimere Community Park. A sidewalk connection from the internal street
to the intersection of Lyman Boulevard should be required.
In the absence of parkland dedication, it is recommended that Bluff Creek Twin Homes pay full
park dedication fees at the rate in force upon final platting. At today's rate, these fees would
total $72,000 (18 units x $4,000).
Bluff Creek Twin Homes
Planning Case 05-36
December 6, 2005
Page 11
COMPLIANCE TABLE
Since the proposed development is a Planned Unit Development, the minimum requirements are
those established as part of the development.
Area (square Frontage Depth (feet) Proposed Maximum Site
feet) # (feet) Site Coverage (sq.
Coverage ft.)
(sq. ft.)
Lot 1 10,797 61 186 2,438 3,444
Lot 2 8,648 44 206 2,740 3,444
Lot 3 9,141 44 222 2,820 3,444
Lot 4 10,027 44 238 2,948 3,444
Lot 5 10,425 48 244 2,868 3,444
Lot 6 21,403 115 250 2,756 3,444
Lot 7 19,850 99 211 2,788 3,444
Lot 8 6,343 44 155 2,736 3,444
Lot 9 7,253 56 168 2,756 3,444
Lot 10 7,607 43 179 3,012 3,444
Lot 11 7,451 43 175 2,708 3,444
Lot 12 7,296 43 172 2,769 3,444
Lot 13 7,140 43 168 2,753 3,444
Lot 14 6,984 43 164 2,740 3,444
Lot 15 6,929 43 161 2,708 3,444
Lot 16 6,673 43 157 2,769 3,444
Lot 17 6,518 43 154 2,753 3,444
Lot 18 18,035 223 214 2,740 3,444
Outlot A 27,493 2,749 2,749
OutlotB 125,333 0 0
Road ROW 38,488 27,711 27,711
MNDOT 78,753 NA NA
ROW
Total 448,587 Net less 369,834 80,262 92,452
MNDOT
# The lot areas shown within each lot on the preliminary plat are incorrect. Lot areas included
in this report are from the Lot Area Data table incorporated on sheet P-2.
MISCELLANEOUS
Buildings over 8,500 square feet in size must be protected with an automatic fire protection
system. The State of Minnesota is in the process of revising Chapter 1306 of the Minnesota
State Building Code regarding fire protection systems. It is not yet entirely clear how these
changes will affect residential construction. It is important that the developer meet with the
Inspections Division prior to final design to determine what ramifications, if any, the new
requirements will have on the project. The developer and/or their agent shall meet with the
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Planning Case 05-36
December 6, 2005
Page 12
Inspections Division as early as possible to discuss plan review and permit procedures.
Demolition permits must be obtained before demolishing any structures on the site. Existing
utilities and on-site sewage treatment systems must be abandoned in accordance with applicable
regulations. A final grading plan and soils report must be to the Inspections Division before
permits can be issued. Retaining walls over four feet high must be designed by a professional
engineer and cannot be constructed until a building permit is obtained. Walls and projections
within three feet of property lines are required to be of one-hour fire-resistive construction. The
buildings will be required to be designed by an architect and engineer as determined by the
Building Official.
RECOMMENDA TION
Staff recommends that the Planning Commission adopt the following four motions and adoption
of the attached findings of fact and recommendation:
A. "The Planning Commission recommends approval of the Comprehensive Plan Amendment
incorporating the property in the current Metropolitan Urban Services Area (MUSA)."
B. "The Planning Commission recommends approval of the Concept and Preliminary Planned
Unit Development rezoning the property from A2, Agricultural Estate District, to PUD-R,
Planned Unit Development - Residential incorporating the development design standards
contained in this staff report."
c. "The Planning Commission recommends approval of the preliminary plat creating 18 lots,
two outlots and right-of-way for public streets with a variances for the public street right-of-way
width and the use of private streets to access lots 8, 9, 12, 13, 16 and 17, plans prepared by Ryan
Engineering, dated October 28,2005, subject to the following conditions:
1. A sidewalk connection on the south side of the street from the internal street cul-de-sac to the
intersection of Lyman Boulevard shall be provided.
2. The development shall pay full park fees in effect at the time of final plat approval.
3. Applicant shall resubmit for city approval a landscaping plan that includes 84 trees. At least
one tree is required in each front yard. Common areas must be sodded and provided with
irrigation. Native plantings will be required along the southern edge of the development
parallel to the wetland. These plantings shall be species selected from the Bluff Creek
Management Plan planting list.
4. Applicant shall meet the minimum number and types of plantings required for the
bufferyards.
5. A lO-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees,
shrubs, bushes, Xcel Energy, Qwest, cable TV and transformer boxes. This is to ensure that
fire hydrants can be quickly located and safely operated by firefighters. Pursuant to
Chanhassen City Ordinance #9-1.
Bluff Creek Twin Homes
Planning Case 05-36
December 6, 2005
Page 13
6. Temporary street signs shall be installed on street intersections once construction of the new
roadway allows passage of vehicles. Pursuant to 2002 Minnesota Fire Code Section 501.4.
7. Fire apparatus access roads and water supply for fire protection is required to be installed.
Such protection shall be installed and made serviceable prior to and during the time of
construction except when approved alternate methods of protection are provided.
8. Fire apparatus access roads shall be designed and maintained to support the imposed load of
fire apparatus and shall be serviced so as to provide all-weather driving capabilities.
Pursuant to Minnesota Fire Code Section 503.2.3.
9. No burning permits shall be issued for trees to be removed. Trees and shrubs must either be
removed from site or chipped.
10. Submit street names to Chanhassen Building Official and Chanhassen Fire Marshal for
review and approval.
11. Two additional fire hydrants will be required; one at the intersection of Lyman Boulevard
and the new proposed road, and one in the area of Lot 13/14.
12. A minimum 16.5 foot buffer strip shall be maintained from the delineated edge of the
wetland. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the
City's wetland ordinance. The applicant shall install wetland buffer edge signs, under the
direction of City staff, before construction begins and shall pay the City $20 per sign.
13. A drainage and utility easement shall be dedicated over all of Outlot B. The developer may
dedicate Outlot B to the City.
14. All structures shall maintain a 40-foot setback from the edge of the wetland buffer.
15. All structures shall meet a 40 foot structural setback from the Primary Corridor boundary of
the Bluff Creek Overlay District as required by Chanhassen City Code. In addition, no
grading shall occur within the first 20 feet of the Primary Corridor. The plans shall be
revised to eliminate grading within 20 feet of the Primary Corridor.
16. The plans shall be revised to include the City of Chanhassen's standard detail 5300 for silt
fence. Type 2 silt fence shall be used along the southern grading limits and at the normal
water level of the pond. Type 1 silt fence shall be used elsewhere. Silt fence shall be
installed around the storm water pond at the pond's normal water level until surrounding
areas have adequate vegetative erosion control established.
17. The plans shall be revised to include City of Chanhassen standard detail 5302A for Wimco or
similar catch basin inlet protection.
18. All exposed soil areas shall have temporary erosion protection or permanent cover year
round, according to the following table of slopes and time frames:
Bluff Creek Twin Homes
Planning Case 05-36
December 6, 2005
Page 14
Type of Slope
Steeper than 3: 1
10:1 to 3:1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any exposed
soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter
system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man
made systems that discharge to a surface water.
19. All erosion and sediment control measures shall be installed and maintained in accordance with
City, Carver County Water Resource Management Area and MPCA permit requirements.
20. A SWPPP should be developed by Ryan Engineering for the site which would encompass an
erosion and sediment control plan. The SWPPP is needed prior to applying for the NPDES
permit.
21. Erosion control blanket is needed for the slopes NE of lot 18 and the southern slopes from about
the 912/910 proposed contours to the bottom ofthe slope within 14 days of final grade.
22. Energy dissipation at the FES inlet to the permanent storm water pond is needed. A detail is
needed.
23. The proposed storm water basin must be used as a temporary sediment trap during construction
and must be excavated in the initial construction phases of the development. A temporary
diversion berm should be constructed to divert runoff from lots 18 to 11 into the pond. This
should be included in the SWPPP.
24. A temporary outlet and / or a temporary stabilized EOF for the temporary basin is needed.
25. Inlet controls are needed for the CB's within 24 hours of installation. A detail is needed;
Chanhassen city specifications are Wimco type inlet control or equal.
26. The silt fence as proposed is running up and down the slope along the west and east boundaries
of the site. The silt fence must be installed with J-hooks to effectively provide sediment control
and not concentrate runoff to the south.
27. A concrete washout area is needed in the SWPPP; silt fence, sump area and rock driveway
should be used and could be located in Outlot A.
28. A permanent outlet structure is needed for the permanent storm water basin in the southwest
corner of the pond. Detail is needed.
29. A stable emergency over flow (BOF) is needed for the permanent storm water basin. Riprap or
a turf reinforcement mate (TRM) could be used and specifications and detail area needed.
Bluff Creek Twin Homes
Planning Case 05-36
December 6, 2005
Page 15
30. The contractor shall inspect daily all erosion control measures and perform maintenance on
BMPs as needed or required.
31. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $21,857.
32. The final plans must include the following revisions:
a. Existing contours within 100 feet of the proposed development must be shown on the
plan.
b. Note the top and bottom of wall elevations for all retaining walls.
c. Note the location and elevation of the emergency overflow on the east end of the cuI de
sac.
d. A full-size drainage area map must be submitted.
e. A five-foot wide concrete sidewalk must be constructed on one side of the street.
f. Show the proposed street light layout.
g. A stop sign must be installed at the intersection at Lyman Boulevard.
h. All plan sheets must be signed by an Engineer registered in the State of Minnesota.
33. If import or export of material is required for the development of this property, the applicant
must submit a detailed haul route to the City.
34. The existing well and septic system must be properly removed/abandoned.
35. The developer must field verify the sewer and watermain stub locations and elevations. If
the stubs have not been installed the developer shall directional bore the utilities under
Lyman Boulevard. All costs and permits associated with this work would be the developer's
responsibility.
36. Public utility improvements are required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. Detailed construction plans and
specifications must be submitted at time of final plat and shall include all required
information.
37. The applicant is required to enter into a development contract with the City and supply the
necessary financial security in the form of a letter of credit or cash escrow to guarantee
installation of the improvements and the conditions of final plat approval.
38. 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), Department of Health, MCES, 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.
39. Access and maintenance agreements shall be recorded against the benefiting properties for
the private streets.
40. Buildings over 8,500 sq. ft. in size must be protected with an automatic fire protection
system. The State of Minnesota is in the process of revising Chapter 1306 of the Minnesota
Bluff Creek Twin Homes
Planning Case 05-36
December 6, 2005
Page 16
State Building Code regarding fire protection systems. It is not yet entirely clear how these
changes will affect residential construction. It is important that the developer meet with the
Inspections Division prior to final design to determine what ramifications, if any, the new
requirements will have on the project.
41. Demolition permits must be obtained before demolishing any structures on the site. Existing
utilities and on-site sewage treatment systems must be abandoned in accordance applicable
regulations.
42. A final grading plan and soils report must be to the Inspections Division before permits can
be issued.
43. Retaining walls over four high must be designed by a professional engineer and cannot be
constructed until a building permit is obtained.
44. The applicant shall create a Homeowners Association to take responsibility of the retaining
walls and maintain them.
45. Walls and projections within 3 feet of property lines are required to be of one-hour fire-
resistive construction.
46. The buildings will be required to be designed by an architect and engineer as determined by
the Building Official."
D. "The Planning Commission recommends approval of a Conditional Use Permit to develop
within the Bluff Creek Overlay District subject to the following conditions:
1. No grading is allowed within the first 20 feet of the Primary Corridor boundary.
2. All structures must meet a 40 foot structural setback from the Primary Corridor boundary."
ATTACHMENTS
1. Findings of Fact and Recommendation
2. Development Review Application
3. Letter from Martin Schutrop to Bob Generous dated 10/26/05
4. Reduced Copy Existing Conditions Plan
5. Reduced Copy Preliminary Plat
6. Reduced Copy Preliminary Site & Utility Plan
7. Reduced Copy Preliminary Grading Plan
8. Reduced Copy Tree Inventory/Replacement Plan
9. Reduced Copy Hard Surface Calculations
10. Reduced Copy Building Elevation
11. Reduced Copy Floor Plan
12. Letter from Aaron Mlyneck (Carver SWCD) to Robert Generous dated 11/17/05
13. Affidavit of Public Hearing Notice
g:\plan\2005 planning cases\05-36 bluff creek twinhomes-marty schutrop\staff report concept and preliminary pud.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
INRE:
Application of Schutrop Building and Development Corporation for a Comprehensive Plan
Amendment to incorporate the property in the current Metropolitan Urban Service Area (MUSA);
Concept and Preliminary Planned Unit Development approval to Rezone from A2, Agricultural
Estate District, to PUD-R, Planned Unit Development - Residential; Subdivision Approval to
create 18 lots, 2 outlots, and public right-of-way with a variance for street width; and a Conditional
Use Permit to permit development within the Bluff Creek Overlay District, on 10.3 acres, Bluff
Creek Twin Homes - Planning Case No. 05-36.
On December 6, 2005, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of Schutrop Building and Development Corporation for
comprehensive plan amendment, concept and preliminary Planned Unit Development,
preliminary plat approval with a variance for street width and conditional use permit for
development of property. The Planning Commission conducted a public hearing on the proposed
subdivision 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 use.
3. The legal description of the property is:
All that part of the northerly 730.00 feet of the North Half of the Southwest Quarter of
Section 24, Township 116, Range 23, as measured along the West line thereof and lying
westerly of the center line of State Highway No. 101. The centerline of said Highway
No. 101 is described as follows: Beginning at a point on the North line ofthe Southwest
Quarter of Section 24, Township 116, Range 23, a distance of 632.52 feet east of the
Northwest comer of said Southwest Quarter; the bearing of the North line of the
Southwest Quarter is assumed to be South 88 degrees 46 minutes 29 seconds East.
Thence South 4 degrees 24 minutes 47 seconds West a distance of 413.72 feet thence on
a tangential curve, concave to the east having a central angle of 11 degrees 38 minutes 21
seconds and a radius of 1962.29 feet a distance of 398.62 feet. Thence South 7 degrees
13 minutes 34 seconds East tangent to the last described curve, a distance of 217.65 feet
thence on a tangential curve, concave to the west having a central angle of 14 degrees 29
minutes 17 seconds and a radius of 1166.15 feet a distance of 294.88 feet, more or less, to
a point on the South line of the North Half of the Southwest Quarter of Section 24,
Township 116, Range 23 and there terminating said point a distance of 660.44 feet
easterly of the Southwest comer of the North Half of the Southwest Quarter.
1
All in Carver County, Minnesota and subject to all easements of record.
4. The Subdivision Ordinance directs the Planning Commission to consider seven possible
adverse effects of the proposed subdivision. The seven (7) effects and our findings
regarding them are:
a. The proposed subdivision is consistent with the zoning ordinance;
b. The proposed subdivision is consistent with all applicable city, county and regional
plans including but not limited to the city's comprehensive plan;
c. The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm
water drainage are suitable for the proposed development;
d. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
e. The proposed subdivision will not cause significant adverse environmental damage;
f. The proposed subdivision will not conflict with easements of record; and
g. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
(1) Lack of adequate storm water drainage.
(2) Lack of adequate roads.
(3) Lack of adequate sanitary sewer systems.
(4) Lack of adequate off-site public improvements or support systems.
5. 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.
b. The proposed use is or will be compatible with the present and future land uses of the
area.
c. The proposed use conforms 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.
2
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 is within capabilities of streets serving the
property.
6. VARIANCE FINDINGS (Street Width)
a. The hardship is not a mere inconvenience.
b. The hardship is caused by the particular physical surroundings, shape or typographical
conditions of the land, specifically the Bluff Creek primary zone and the pipeline
easement.
c. The conditions upon which the request is based are unique and not generally applicable
to other property, due to the constraints of the property.
d. The granting of the variance will not be substantially detrimental to the public welfare
and is in accord with the purpose and intent of this chapter, the zoning ordinance and
comprehensive plan.
7. In order to permit private streets, the city must find that the following conditions exist:
a. The use of the private street to access adjacent units is a function of the design of the
project and the desire to reduce the number of garage fronts visible from the public
street. The prevailing development pattern makes it unfeasible or inappropriate to
construct a public street to access these adjacent units. In making this determination,
the city may consider the location of existing property lines and homes, local or
geographic conditions and the existence of wetlands.
b. After reviewing the surrounding area, it is concluded that an extension of the public
street system is not required to serve other parcels in the area, improve access, or to
provide a street system consistent with the comprehensive plan.
c. The use of the private street will permit enhanced protection of the city's natural
resources including wetlands. The use of limited private streets creates a desirable
aesthetic design.
7. VARIANCE FINDINGS (Private Street)
a. The hardship is not a mere inconvenience, but provides a means for creating a unique
development design.
b. The hardship is caused by the particular physical surroundings, shape or typographical
conditions of the land.
3
c. The conditions upon which the request is based are unique and not generally
applicable to other property.
d. The granting of the variance will not be substantially detrimental to the public welfare
and is in accord with the purpose and intent of the subdivision ordinance, the zoning
ordinance and comprehensive plan.
8. The planning report #05-36 dated December 6, 2005, prepared by Robert Generous, et al,
is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the
Comprehensive Plan Amendment incorporating the property in the 2000 Metropolitan Urban
Service Area; rezone the property from A2 to PUD-R; Preliminary Plat creating 18 lots, 20utlots
and right-of-way for public streets with a variance for the public street right-of-way width and
the use of private streets; and a conditional use permit to develop within the Bluff Creek Overlay
District.
ADOPTED by the Chanhassen Planning Commission this 6th day of December, 2005.
CHANHASSEN PLANNING COMMISSION
BY:
Uli Sacchet, Its Chairman
g:\plan\200S planning cases\OS-36 - bluff creek twinhomes\findings of fact.doc
4
Planning Case No. 05 - ~0
CITY OF CHANHASSEN
7700 Market Boulevard - P.O. Box 147
Chanhassen, MN 55317 - (952) 227-1100
CITY OF CHANHASSEU
RECEIVED
DEVELOPMENT REVIEW APPLICATION
OCT 2 8 2005
~HANHASSEN PLANNING DEPT
Owner Name and Address:
5~
- - (!
Contact: t1\ t\..-
Phone: 1s ~ ~l '1 '#i) Fax: CJt;Z- 'I'll) CIY7...,
Email: ~\A. rop @ 4ft'. t\ e.. t-
Contact:
Phone:
Email:
Fax:
)(
Comprehensive Plan Amendment
(POl{) .
Temporary Sales Permit
x
Conditional Use Permit
'11--';, ,.,
Vacation of Right-of-Way/Easements
Interim Use Permit
x
Variance
2-"'0 ,-
Non-conforming Use Permit
Wetland Alteration Permit
x
"
Planned Unit Development*
{~() . ,-
Zoning Appeal
Rezoning
Zoning Ordinance Amendment
Sign Permits
X Notification Sign** - $75 + $100 Damage Deposit
h-:;
Sign Plan Review
K
Subdivision*
~ (.,~ 0
EscroYilQr Filing Fees/Attorney Cost*** c5l). .'
- $50~/SPRN ACN AR/W AP/Metes & Bounds
- $450 Minor SUB
TOTAL FEE $-18 fe5. ~.
x
Site Plan Review*
An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant prior to
the public hearing.
* Twenty-six (26) full-size folded copies of the plans must be submitted, including an B%" X 11" reduced copy for each plan sheet
along with a diclital copv in TIFF-Group 4 (*.tif) format.
** Applicant to obtain notification sign from City of Chanhassen Public Works at 1591 Park Road and install upon submittal of
completed application. $100 damage deposit to be refunded to applicant when sign is returned following City Council approval.
*** Escrow will be required for other applications through the development contract.
Building material samples must be submitted with site plan reviews.
NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application.
SCANNED
PROJECT NAME:
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h ~",,^J{ 5
Gr~ flA--.JJ
rs l.Jd! .
LOCATION:
LEGAL DESCRIPTION:
---
TOTAL ACREAGE:
WETLANDS PRESENT:
PRESENT ZONING:
10" h.-~.
~s
A-l'L.
~~0 1'2--.
K~'\~~J\
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NO
REQUESTED ZONING:
PRESENT LAND USE DESIGNATION:
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Lbv..J
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REQUESTED LAND USE DESIGNATION:
REASON FOR REQUEST:
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information
and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the
Planning Department to determine the specific ordinance and procedural requirements applicable to your application.
A determination of completeness of the application shall be made within 15 business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within 15 business days of application.
This is to certify that I am making application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership
(either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application.
I will keep myself informed of the deadlines for submission of material and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
my knowledge.
~
Signature of Applicant
-----
101 L.. sJ o~
I Dafe
----------
Signature of Fee Owner
Date
SCANNED
G:\PLAN\Forms\Development Review Application.DOC
Rev. 4/05
Schutrop Building & Development Corp.
540 Lakota Avenue - Chaska, lv1N 55318 - 612-840-8251
October 26, 2005
Bob Generous
Senior Planner
City of Chanhassen
PO Box 147
Chanhassen, MN 55317
Re: Bluff Creek Twin Homes Overview and Vision
The reason for the request ofPUD versus R-4 is due to the fact that this site has some restrictions. To
the north is a large easement for the Magellan Pipeline that runs parallel to Lyman Boulevard and to
the south is Bluff Creek Watershed District, the set-backs and land. Thus, in designing what would be a
wise use of this parcel, we felt twin homes would be the best fit for this site. Further, because of the high
cost of the land we wanted to maximize the number of units on what land we had left after all the
requirements were met.
We envision twin homes that would be ranging from 400,000-500,000 dollars. We are trying to keep
this range because we feel any higher price would restrict the affordability to empty nester-type buyers
and young couples or singles. We feel this market is under served in Chanhassen in this price range and
would like to see more affordable twin homes. This is an ideal site for these types of units given the
proximity to downtown Chanhassen and the new bus terminal and Highway 212. Also, on the Outlot
A, we are proposing a common area with a possible gazebo and play area for the residents to gather as a
community.
The benefit to the City of Chanhassen is a well planned development with minimal impact on the
Watershed area and affordable high quality twin homes that will serve both retirees who want to stay
in the community and also young couples and singles moving into the city as a resident of Chanhassen.
My goal is to uphold the standards and not let Chanhassen become another tract home development
but make our housing diverse and affordable.
Sincerely,
CITY OF CHANHASSEN
RECEIVED
Martin Schutrop
Schutrop Building Corporation
OCT 2 8 2005
CHANHASSEN PLi\NNING DEPT
SCANNED
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219 East Frontage Road
Waconia, MN 55387
Phone: 952-442-5101
Fax: 952-442-5497
CD"SEIVAT". D'ST.,CT
http://www.co.carver.mn.us/SWCDlSWCDmain.html
Mission Statement: To provide leadership in conservation and teach stewardship of the soil, water, and related resources
through a balanced, cooperative program that protects, restores, and improves those resources.
November 17,2005
Robert Generous, Senior Planner
City of Chanhassen
7700 Market Boulevard
Chanhassen, MN 55317
Re: Bluff Creek Twinhomes
Mr. Generous:
The SWCD has taken the opportunity to review the Bluff Creek Twinhomes Plan for the City of
Chanhassen. The plan reviewed is dated with a City Received stamp of October 28, 2005.
Please review and consider the following comments and suggestions regarding erosion control
and sediment controls. A storm water pollution prevention plan (SWPPP) was not received with
the submittal.
SWPPP
A SWPPP should be developed by Ryan Engineering for the site which would encompass an
erosion and sediment control plan. The SWPPP is needed prior to applying for the NPDES
permit.
Erosion Control
1. Erosion control blanket is needed for the slopes NE of lot 18 and the southern slopes
from about the 912/910 proposed contours to the bottom ofthe slope within 14 days of
final grade.
2. Energy dissipation at the FES inlet to the permanent storm water pond is needed. A
detail is needed.
Sediment Control
1. The proposed storm water basin must be used as a temporary sediment trap during
construction and must be excavated in the initial construction phases of the development.
A temporary diversion berm should be constructed to divert runoff from lots 18 to 11 into
the pond. This should be included in the SWPPP.
2. A temporary outlet and / or a temporary stabilized EOF for the temporary basin is
needed.
3. Inlet controls are needed for the CB's within 24 hours of installation. A detail is needed;
Chanhassen city specifications are Wimco type inlet control or equal.
4. Street scraping and sweeping schedule is needed.
AN EQUAL OPPORTUNITY EMPLOYER
5. Individual building lot controls are needed. Notes and a typical home lot detail showing
a rock driveway, silt fences and temporary stabilization are needed.
6. The silt fence as proposed is running up and down the slope along the west and east
boundaries of the site. The silt fence must be installed with J-hooks to effectively
provide sediment control and not concentrate runoff to the south.
7. A concrete washout area is needed in the SWPPP; silt fence, sump area and rock
driveway should be used and could be located in Outlot A.
Storm Water
1. A permanent outlet structure is needed for the permanent storm water basin in the
southwest comer of the pond. Detail is needed.
2. A stable emergency over flow (EOF) is needed for the permanent storm water basin.
Riprap or a turf reinforcement mate (TRM) could be used and specifications and detail
area needed.
Further review of the sediment and erosion controls can be done once a SWPPP is completed. If
there are any questions or if! can be of further assistance please contact the SWCD office.
Sincerely,
Aaron Mlynek, CPESC
Urban Conservation Technician
c. Lori Haak, City ofChanhassen (email)
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 23, 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 Bluff Creek Twin Homes - Planning Case No. 05.36 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 s~orn to before me
this~ day of }J(')~mhRr ,2005.
KIM T. MEUWISSEN I
Notary Public-Minnesota
My Commission Expires Jan 31, 2010
SCANNED
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,,'V
SUBJECT
PROPERTY
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, infomnation 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 !j466.03, 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 use~s access or use of
data provided.
,,'V
SUBJECT
PROPERTY
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 !j466.03, 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 use~s access or use of
data provided.
JAMES A CURRY
6105 EDEN PRAIRIE RD
#17
EDINA, MN 55436 -1250
STATE OF MINNESOTA - DOT
395 JOHN IRELAND BLVD
631 TRANSPORTATION BLDG
ST PAUL, MN 55155 -1801
SCHUTROP BUILDING & DEV CORP
540 LAKOTA LN
CHASKA, MN 55318 -9453
STATE OF MINNESOTA-DNR
TAX SPEC. - BUREAU OF R E MGMT
500 LAFAYETTE RD
ST PAUL, MN 55155 -4030
DAVID G DELFORGE &
CYNTHIA A MILLER
891 LYMAN BLVD
CHANHASSEN , MN 55317 -9161
FRANK T & MARY LOU WHALEY
851 LYMAN BLVD
CHANHASSEN , MN 55317 -9161
PATRICK A & LAURENE FARRELL
801 LYMAN BLVD
CHANHASSEN , MN 55317 -9161
CRAIG L & PATRICIA A MULLEN
611 SUMMERFIELD DR
CHANHASSEN , MN 55317 -7644
SHANNON G & MICHELLE A KERN
607 SUMMERFIELD DR
CHANHASSEN , MN 55317 -7644
SPRINGFIELD HOMEOWNERS ASSN
7100 MADISON AVE
GOLDEN V ALLEY, MN 55427 -3602
PAUL W & ANA E MORENO
603 SUMMERFIELD DR
CHANHASSEN , MN 55317 -7644
PAUL C SCHNETTLER &
KATE D WARD SCHNETTLER
599 SUMMERFIELD DR
CHANHASSEN, MN 55317 -7645
DEREK & HEATHER BENSON
604 SUMMERFIELD DR
CHANHASSEN , MN 55317 -7644
MARK A & ANNMARIE T SCHULTZ
598 SUMMERFIELD DR
CHANHASSEN, MN 55317 -7645
MATTHEW K & LAURA M PARRISH
595 SUMMERFIELD DR
CHANHASSEN, MN 55317 -7645
ERIC W LORENTZSON &
TIFFANY L LORENTZSON
591 SUMMERFIELD DR
CHANHASSEN , MN 55317 -7645
EDWARD S & NANCY J COUGHLIN
587 SUMMERFIELD DR
CHANHASSEN, MN 55317 -7645
JAMES D WILSON ETAL
5730 YANCY AVE
NEW GERMANY, MN 55367 -9327
JASON J GILBERTSON &
KATJA JEANNERET
583 SUMMERFIELD DR
CHANHASSEN , MN 55317 -7645
TIMOTHY S & TAMARA S MILLER
579 SUMMERFIELD DR
CHANHASSEN, MN 55317 -7645
MARK J & KARl A NETTESHEIM
9151 GREAT PLAINS BLVD
CHANHASSEN , MN 55317 -8606
MARK J & KARl A NETTESHEIM
9201 GREAT PLAINS BLVD
CHANHASSEN, MN 55317 -8641
Public Hearing Notification Area (500 feet)
Bluff Creek Twin Homes
Planning Case No. 05-36
9170 Great Plains Boulevard
City of Chanhassen
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