PC Staff Report 2-21-06
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PC DATE: Feb. 21, 2006
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CC DATE: March 13, 2006
CITY OF CHANHASSEN
REVIEW DEADLINE: March 21, 2006
CASE #: 06-01
BY: RG, LH, JS, MS, ST
STAFF REPORT
PRO POSAL: Request for a land use plan amendment :from Residential Large Lot to Residential Low
Density; request for rezoning of Lot 2, Block 1, Hillside Oaks, :from Agricultural Estate
District, A2, to Single-Family Residential District, RSF; and subdivision of Lot 2, Block
1, Hillside Oaks, into 5 lots with variances, Rossavik Addition.
LOCATION: 8800 Powers Boulevard
APPLICANT: Arild Rossavik
8800 Powers Boulevard
Chanhassen, MN 55317
(952) 448-4844
off! /
PRESENT ZONING: Agricultural Estate District, A2
2020 LAND USE PLAN: Residential- Low Density (Net Density Range 1.2 - 4.0 units per acre)
ACREAGE: 3.72 acres
DENSITY: 1.34 gross; 1.5 net
SUMMARY OF REQUEST: The applicant is requesting a land use plan amendment :from Residential
Large Lot to Residential Low Density and rezoning of Lot 2, Block 1, Hillside Oaks, :from Agricultural
Estate, A-2, to Single Family Residential, RSF, to permit the subdivision of Lot 2, Block 1, Hillside Oaks,
with a variance to permit a private street creating 5 lots for a development known as Rossavik Addition.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City has a relatively high level of discretion in approving rezonings, PUD's, and amendments to 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
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 level of
discretion with a variance because the applicant is seeking a deviation :from established standards. This is a
quasi-judicial decision.
Rossavik Addition
Planning Case No. 06-01
February 21, 2006
Page 2 of 19
PROPOSAL/SUMMARY
The applicant is requesting a land use plan amendment from Residential Large Lot to Residential
Low Density and rezoning of Lot 2, Block 1, Hillside Oaks, from Agricultural Estate, A-2, to Single
Family Residential, RSF, to permit the subdivision of Lot 2, Block 1, Hillside Oaks, with a variance
to permit a private street creating 5 lots for a development known as Rossavik Addition.
The applicant suggests that the City's approval of development within the 2005 Metropolitan Urban
Service Area (MUSA) has changed the circumstances regarding the land use for the property and
that the extension of sewer service on Powers Boulevard and the construction of Highway 312 have
changed the character of the area. However, all these issues were known in February 2005 when
the Planning Commission and City Council affirmed the land use designation of the properties
within Hillside Oaks.
Since there have been no additional changes that would necessitate a change and given City
Council's previous direction, staff is recommending denial of the land use amendment. With denial
of the land use change, the rezoning would be inconsistent with the land use and must be denied;
and the preliminary plat would not comply with the zoning and also must be denied.
BACKGROUND
February 1972. The property was zoned R-1A, Agricultural Residence District as part of the
original city zoning.
July 1980. The property was granted preliminary approval for a Planned Residential development
as part of the preliminary development plan for Lake Susan West P .R.D. Since a final plat was
never filed on the project, the approved rezoning was never filed or published.
May 7, 1984. Final plat approved for Hillside Oaks Subdivision (84-2 Subdivision).
September 7, 1984. The City approves a land use map amendment from Residential Low Density
to Agricultural and deletes the property from the MUSA in exchange for 22 acres of industrial land
(McGlynn's) and 7.3 acres of residential land northeast of Lake Minnewashta.
February 1987. Property rezoned to A-2, Agricultural Estate District as part of comprehensive
rezoning of the city.
February 1991. Property brought back into the Metropolitan Urban Service Area (MUSA) and
guided for Residential Large Lot, due to the existing development of the property.
Summer, 1997. Property owners for Lots 1 and 2 brought in preliminary plat for Lots 1 and 2,
Block 1, Hillside Oaks including a land use map amendment and rezoning to single family
residential. The property owner for Lot 1 decided not to go forward with the project and the
application was withdrawn.
Rossavik Addition
Planning Case No. 06-01
February 21, 2006
Page 3 of 19
February 23, 1998, the City Council:
. Denied a request for a Land Use Map Amendment from Residential - Large Lot to Residential
Low Density for Lot 2, Block 1, Hillside Oaks.
. Denied a request for rezoning from A-2, Agricultural Estate District, to RSF, Single Family
Residential, for Lot 2, Block 1, Hillside Oaks, due to inconsistency with the comprehensive
plan.
. Denied a preliminary plat of Subdivision 97-12 creating six lots for the Powers Circle Addition
subject to not complying with the land use designation and zoning requirements.
November 26,2001, the Chanhassen City Council voted to:
. Deny the Land Use Map Amendment from Residential- Large Lot to Residential Low
Density for Lot 2, Block 1, Hillside Oaks.
. Deny the rezoning from A2, Agricultural Estate District to RSF, Single Family Residential
for Lot 2, Block 1, Hillside Oaks, due to inconsistency with the comprehensive plan.
. Deny the preliminary plat of Subdivision 97-12 creating six lots for the Powers Circle
Addition subject to not complying with the land use designation and zoning requirements.
On May 27,2003, the Chanhassen City Council voted unanimously to:
. Deny the Land Use Map Amendment from Residential - Large Lot to Residential - Low Density
for Lot 2, Block 1, Hillside Oaks.
. Deny the rezoning from A2, Agricultural Estate District, to RSF, Single Family Residential, for
Lot 2, Block 1, Hillside Oaks, due to inconsistency with the comprehensive plan.
. Deny the preliminary plat of Subdivision 97-12 creating five lots for the Powers Circle Addition
subject to not complying with the land use designation and zoning requirements.
On September 21,2004, the Chanhassen Planning Commission directed staff to re-evaluate the
land use designation for the Hillside Oaks development based on the changing conditions in the
area including the extension of city sewer to the area, the opening of the 2005 Metropolitan
Urban Service Area for development, the widening of Powers Boulevard and the pending
construction of Highway 312/212.
On February 14,2005, the Chanhassen City Council affirmed the Land Use Map designation of
Residential - Large Lot for Block 1, Hillside Oaks Addition.
Rossavik Addition
Planning Case No. 06-01
February 21,2006
Page 4 of 19
APPLICABLE REGULATIONS
Chapter 18, Subdivisions
Sections 20-41 through 20-45, Amendments
Section 20-571 through 20-576 Agricultural Estate district regulations
Section 20-611 through 20-616, RSF district regulations
Section 20-1400 through 20-1407, Bluff Protection
REZONING/COMPREHENSIVE PLAN
In reviewing land uses and zoning, amendments are warranted if there is an error in the guiding
and zoning of the property thatneeds to be corrected, if there are changing conditions that
warrant or compel a change or to bring the property into compliance with the comprehensive
plan.
The existing land use designation of the property is for Residential - Large Lot. This area has been
developed with single-family homes on larger lots ranging in size from 2.2 to 3.96 acres. The site
abuts a minor arterial roadway (Powers Boulevard). Chanhassen has a range of residential land uses
from large lot to high density. Maintaining this mixture is one of the city's goals. In addition, the
community highly regards its natural environment including trees, slopes, vistas, and uncluttered
open spaces. Hillside Oaks was developed as a Large Lot development and has maintained that
character.
The existing topography contains a very steep, partially wooded slope along the westerly portion
of the site in and adjacent to the city park. Some of these areas meet the city definition of bluff
which may not be developed nor used in calculating lot density. There are trees, shrubs and
conifers located adjacent to the park in the northern portion of the subdivision. These conditions
potentially limit the ability of this area to re-develop within the residential - low density range of
1.2 to 4.0 units per acre. Within the development, the significant environmental features, including
bluffs, steep slopes and woodlands, may be preserved only through the maintenance of the
Residential - Large Lot designation.
The comprehensive plan policies state:
Encourage low density residential development in appropriate areas of the community that
reinforces the character and integrity of existing single family neighborhoods while promoting
the establishment of new neighborhoods of similar quality.
New residential development shall be discouraged from encroaching upon vital natural
resources or physical features that perform essential protection functions in their natural state.
The City of Chanhassen is committed to providing a variety of housing styles with housing
available for people of all income levels. The City of Chanhassen supports a balanced
housing supply including the provision of estate type homes.
Rossavik Addition
Planning Case No. 06-01
February 21,2006
Page 5 of 19
The following table represents the existing breakdown of land uses within the city by acreage
and percent of total area.
Land Use Acres Percent
Commercial 214 1.4%
Office/Industrial 1,222 8.3%
Office/Institutional 47 0.3%
Office 117 0.8%
Parks & Open Space 1,466 9.9%
Public/Semi-Public 1,242 8.4%
Residential Large Lot 2,247 15.2%
Residential Low Density 5,465 37.0%
Residential Medium Density 635 4.3%
Residential High Density 398 2.7%
Mixed Use 134 0.9%
Undevelopable 1,573 10.7%
TOTALS 14,760 100.00/0
The 3.72 acres of land located within this development represent 0.16 percent of the total
residential -large lot land within the community. If the land were amended to residential -low
density, it would represent 0.07 percent of that land use.
Residential - Low Density land uses in the Lake Susan Hills PUD are located northwest of this
property. Park land is located to the west and the east of the site. Residential-large lot
development are to the north and south of the parcel. As part of the upgrade of Powers Boulevard,
sewer and water services were extended down to Lyman Boulevard to serve abutting parcels. A
sanitary sewer lift station was installed across Powers Boulevard to service this area. The lift station
is currently not used. The availability of an adequate sanitary sewer system is a primary
consideration in the utilization of land for urban purposes. Redevelopment of the properties would
assist in paying for these public improvements. Redevelopment of these parcels would use existing
public facilities, rather than requiring the extension of additional trunk sewer and water lines.
Powers Boulevard is a minor arterial roadway and will continue to carry high volumes of traffic.
Access to the site from Powers Boulevard does have right turn lanes provided. Therefore, no
additional turn lanes will be necessary.
Due to the high traffic volumes projected on Powers Boulevard and Lyman Boulevard, it may be
appropriate to limit the number of housing units that abut the intersection. By maintaining the
Residential - Large Lot designation of the properties, no additional homes will be developed in
the area. As can be seen by the table below, the lot areas within the Hillside Oaks development
are not sufficient to divide an individual lot into two or more lots as required by the 2.5 acre
minimum lot size of the Residential - Large Lot land use.
Rossavik Addition
Planning Case No. 06-01
February 21,2006
Page 6 of 19
Lot and Block Area (acres)
Lot 1, Block 1 2.5
Lot 2, Block 1 3.96
Lot 3, Block 1 2.55
Lot 4, Block 1 2.48
Lot 5, Block 1 3.35
Lot 6, Block 1 2.2
Lot 7, Block 1 2.96
Lot 1, Block 2 3.84
Lot 2, Block 2 3.5
SUBDIVISION REVIEW
LANDSCAPINGffREE PRESERV A TION
Tree canopy coverage and preservation calculations for the Rossavik Addition are as follows:
Total upland area (including outlots) 3.72 ac or 162,043 SF
Total canopy area (excluding wetlands and bluffs) .96 ac or 41,817 SF
Baseline canopy coverage 26 %
Minimum canopy coverage allowed 30 % or 48,613 SF
Proposed tree preservation 20% or 32,408 SF
Developer does not meet minimum canopy coverage allowed; therefore the difference is
multiplied by 1.2 to calculate the required replacement plantings.
Difference in canopy coverage
Multiplier
Total replacement
Total number of trees to be planted
16,205 SF
1.2
19,446 SF
18 trees
A replacement planting plan must be submitted to the city for approval. Included in the plan
shall be location, species and size of replacements. All replacements must meet minimum size
requirements.
The subdivision is also required to have bufferyard plantings along Powers Boulevard.
Requirements are as follows:
Location Required Proposed
Powers Blvd. - 6 overs tory trees existing trees
bufferyard B - 20' width 8 understory trees 16 understory trees
280' length 14 shrubs o shrubs
Rossavik Addition
Planning Case No. 06-01
February 21,2006
Page 7 of 19
The applicant may meet the minimum requirements for bufferyard planting along Powers
Boulevard. A landscape plan with species and quantities must be submitted to the city. Staff
recommends that the minimum quantities be met.
The applicant is proposing a wood fence along Powers Boulevard. As shown on the plans, the
fence encroaches into the right-of-way and places the existing city boulevard trees on the inside
of the fence. The applicant must place any fence on private property and meet all ordinance
requirements regarding fence placement.
The applicant has proposed a Conservation Easement in the rear yards of Lots 3-5. Staff
recommends that the following activities be prohibited within the easement:
. Constructing, installing, or maintaining anything human made, including but not limited
to buildings, structures, walkways, clothes line poles, and play equipment.
. Cutting, removing or altering trees or other vegetation, except for invasive species as
identified by the State of Minnesota.
. Excavation or filling.
. Application of fertilizers, whether natural or chemical.
. Application of chemical for the destruction or retardation of vegetation.
. The deposit of waste, yard waste, or debris.
. The application of herbicides, pesticides, and insecticides, except for invasive species and
noxious weed control by or as directed by a governmental agency.
. Outside storage of any kind.
. Activity detrimental to the preservation of the scenic beauty, vegetation, and wildlife.
BLUFFS
Two areas on the property have been identified as bluff (i.e., slope greater than or equal to 30% and
arise in slope of at least 25 feet above the toe) on Lots 3,4 and 5. The toe of the bluff which varies
is generally at the 922 contour and the top generally at the 950 contour. The toe and top of the bluff
change elevations as the slope visually changes. These areas must be preserved. In addition, all
structures must maintain a 30-foot setback from the bluff and no grading may occur within the bluff
impact zone (i.e., the bluff and land located within 20 feet from the top, toe or side of a bluff).
While the bluff area constrains development of Lot 5, it does permit a significant buildable area.
The building width at the front setback line could be in excess of 60 feet in width. The buildable
envelope narrows at the rear conservation easement to 40 feet in width, approximately 105 feet back
from where the house building pad is shown on the plans. It should be noted that the preliminary
plat sheet incorrectly shows a bluff setback line on Lots 3 and 5. The end of the bluff on Lot 5 ends
at the 922 contour so the bluff setback bends to the south following the bottom of the bluff. The 30-
foot bluff setback line does not correspond to the actual bluff setback on Lot 3. The bluff setback
line on Lot 3 was shown 30 feet from the 916 contour. However, in this area, the toe of the bluff
jumps from the 910 contour, up to the 922 contour, then moves back down to the 916 contour on the
north property line
Rossavik Addition
Planning Case No. 06-01
February 21, 2006
Page 8 of 19
WETLANDS
There are no wetlands on site.
SURFACE WATER MANAGEMENT PLAN (SWMP)
The proposed project should not alter existing overland stormwater drainage patterns or rates.
Particular attention should be paid to maintaining the stormwater drainage patterns and rates on Lots
3 and 4. A drainage and utility easement should be provided over the northerly 30 feet of Lot 3, east
of the conservation easement. Drainage from the ravine on Lots 3 and 4 should be redirected after it
leaves the bluff impact zone to keep the water within the drainage and utility easement until it
reaches the catch basin on Lot 3.
Water Quality Fees
The water quality charge for single-family residential developments is $1,600 per acre. SWMP fees
for this proposed development are based on a total developable land area of 3.72 acres. The water
quality fee for this development is $5,952.
Water Quantity Fees
The SWMP 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 culverts, open channels and storm water ponding areas for runoff storage. Single-family
residential developments have a connection charge of $2,900 per developable acre. The total net
area of the property is 3.72 acres. The water quantity connection charge is $10,788.
Total Fee
The total amount of $16,740 is due payable to the City at time of final plat recording.
GRADING, DRAINAGE EROSION CONTROL
Approximately one-half of the parcel is proposed to be graded for the house pads and street
layout. The existing topography contains a very steep, partially wooded slope along the westerly
portion of the site. The westerly portion of the site contains a variety of trees, shrubs and
conifers. In addition, two drainage ravines also intersect the parcel on this west slope. While
previous upstream development has decreased the amount of runoff that flows through the
ravines, they still act as a conduit to neighborhood drainage and need to be preserved. In an
attempt to preserve the drainage ravines, the applicant has proposed drainage and utility
easements over the ravines in Lots 3 and 4.
Lot 5 is proposed to be "custom graded". As such, a detailed grading, drainage, tree removal and
erosion control plan will be required at the time of building permit application for staff review
and approval. The front and rear house pad elevation for all lots must be shown on the grading
plan as well.
Rossavik Addition
Planning Case No. 06-01
February 21, 2006
Page 9 of 19
Generally, the overland drainage will be directed towards the homes on Lots 3,4 and 5. The
grading plan does not adequately address how this drainage will be directed away from the
homes. Staff is concerned about volume of runoff flowing through the ravine along both sides of
Lot 3. The applicant must submit hydrology calculations indicating the 100-year, 24-hour water
elevations in each ravine near the proposed building pads under the proposed grading conditions.
The lowest floor elevations for Lots 3 and 4 must be a minimum of 3 feet above this elevation.
The grading plan shows that the front of Lot 3 will sheet drain over the private drive and to the
front of the house pad on Lot 8. This drainage pattern must be adjusted so that runoff will not be
directed to Lot 3. Staff recommends that the grading plan be revised prior to City Council
consideration of the plat.
This development is adjacent to Powers Boulevard (County Road 17), which is listed as a
collector street in the City's Comprehensive Land Use Plan. According to City Code, the
development will require screening of the adjacent lots from Powers Boulevard. The applicant
has proposed a combination of landscaping and separated berms to accomplish the screening.
The separated berms will provide openings for the runoff to drain out to Powers Boulevard as it
does today.
Staff has some concerns with the berming and screening in the rear yard area of Lot 1. The
berm, which is meant to screen the rear of the house from Powers Boulevard, does not extend far
enough south to screen any of the rear house pad. Staff is recommending that the berm be
extended approximately 40 feet to the south and that the berm be raised to an elevation of 910 at
the northeast comer of the lot.
The applicant and/or contractor must supply the City Engineer with a haul route for review and
approval prior to grading activities commencing. The applicant should be aware that any
grading outside of the property limits will require a temporary easement.
The existing site drains from west to east onto Powers Boulevard where an existing storm
drainage system collects stormwater runoff and carries it north to a stormwater quality pond for
pretreatment prior to discharging into a downstream wetland. The pond has been sized for
development of this site and, as such, no on-site pond will be required for this development. The
parcel was not assessed for any storm drainage improvements with the Powers Boulevard project
and therefore will be responsible for surface water management fees.
The plans propose two catch basins to convey stormwater runoff from Powers Circle and the
property to the north into the existing drainage system in Powers Boulevard. There are also three
proposed structures within the site to convey the stormwater from the northern ravine, private
street, and a large portion of the lots to Powers Boulevard. In addition, storm drainage
calculations for a 10-year and 100-year, 24-hour storm event must be submitted for review and
approval along with a drainage area map. No increase in off-site runoff rates to the south will be
allowed.
The sanitary sewer and watermain must be removed from the grading plan.
Rossavik Addition
Planning Case No. 06-01
February 21, 2006
Page 10 of 19
Erosion control measures and site restoration shall be developed in accordance with the City's
Best Management Practice Handbook (BMPH). Silt fence is shown along the majority of the site
perimeter where stormwater and sediment can run off the site. A 75-foot rock construction
entrance has been shown at the proposed street access off of Powers Boulevard. In addition, tree
preservation fencing needs to be added around any and all trees to be saved.
Erosion Control
Temporary mulch (type 1 at a rate of 2 tons per acre) and seed is needed within 14 days of final
grade or if areas are not actively worked within a 14-day period.
. .
Sediment Control
Chanhassen City specification type 1 silt fence is needed for the perimeter control. Street
scraping and sweeping is needed within 24 hours of soil tracking onto adjacent paved surfaces.
Storm water catch basin sediment controls are needed according to City specifications and must
be regularly maintained. Hay bale ditch checks should be taken off the plan and not used as an
acceptable sediment control. The flared end section of the culvert located between Lots 1 and 2
must be protected within 24 hours of installation until permanent vegetation is established.
Potential controls include a rock weeper or three fiber rolls stacked in a pyramid formation and
stacked to the soil around the PES. The fiber rolls could be wrapped in a straw erosion control
blanket to increase the effectiveness of the control.
UTILITIES
There is an existing home on the site which utilizes a well and septic system. Upon installation
of the public utilities, the existing house will be required to abandon the septic tank and connect
to the public sanitary sewer. The applicant will have the option of doing the same with the
existing well. In the meantime, the existing septic and well locations need to be shown on the
plans so they can be protected during construction.
The site has not been previously assessed for utilities. As such, the site will be subject to one
sanitary sewer and water connection charge for the installation of the existing stubs to the site.
The 2006 connection charges for both sanitary sewer and water are $5,272/unit. The connection
charges will be applied toward the first building permit that is pulled for the site. The property is
also subject to sanitary sewer and water hook-up charges for all of the lots. The 2006 trunk
utility hook-up charges are $1,575 per unit for sanitary sewer and $4,078 per unit for water. The
2006 SAC charge is $1,625 per unit. In addition, since the property is within the Lake Ann
sewer district, a sewer interceptor charge of $1,347 per unit and a sub-trunk charge of $1,412 per
unit will be due on each lot. These charges are collected prior to each building permit issuance.
In conjunction with the Powers Boulevard project municipal sewer and water service was
extended to serve this parcel and the one to the north. An 8-inch sewer line has been extended
out along the northerly lot line of the site from Powers Boulevard. The plans propose on
extending the sanitary line into the site and then going south to serve the lots. Staff is
Rossavik Addition
Planning Case No. 06-01
February 21,2006
Page 11 of 19
recommending that the southernmost sanitary sewer manhole (#1) be moved within the paved
portion of the private street. This will provide easier maintenance access for City utility workers.
A 6-inch watermain is also proposed to be extended into the site along Powers Circle and then
along the private street. The watermain must be extended to within five feet of the south
property line for future looping with the property to the south. The plat must be revised to
provide minimum 10-foot drainage and utility easements on each side of all public utilities.
The applicant has included public sanitary sewer and watermain stubs off of the cul-de-sac for
future development of the property to the north. Upon installation of these utilities, the house to
the north will be within 150 feet of the sanitary sewer. As per City Code Section 19-41 (a), this
house will then be required to connect to the sanitary sewer system within twelve months of the
sewer becoming available. The applicant must be aware that drop manholes are required when
the pipe inverts are greater than 3 feet apart.
Since all of the lots will have a lowest floor elevation of 930 or less, in-home pressure reducing
water valves will be required on all lots. Utilities along the private street will need to have a
drainage and utility easement dedicated over them. The minimum width will be 30 feet
depending on the utility depth. The interior site storm sewer will also need to have a minimum
20-foot wide easement dedicated over it.
Detailed utility construction plans and specifications in accordance with the City's latest edition
of Standard Specifications and Detail Plates will be required for review and approval by the City
Council at time of final plat consideration. Since the utilities and part of the street improvements
will become owned and maintained by the City, the applicant must enter into a development
contract with the City and provide financial security in the form of a letter of credit or cash
escrow to guarantee construction of the public improvements. Permits from the appropriate
regulatory agency will be required, including but not limited to: Watershed District, MPCA,
NPDES, Dept. of Health, Carver County, etc.
Individual Sewage Treatment System
Onsite utilities. The existing well may continue to be used on future Lot 5 after City utilities are
provided to the lot. A licensed well abandonment contractor must abandon the well if its use is
discontinued.
The existing ISTS (individual sewage treatment system) must remain undisturbed until the existing
home is connected to City sewer. The system should be located and protected before site grading
begins.
The septic tank for the ISTS must be properly abandoned by a licensed ISTS pumper.
Abandonment includes pumping, removing or destroying the tank and filling the excavation or the
destroyed tank. Proof of abandonment must be furnished to the Inspections Division before
issuance of any building permits in the subdivision.
Rossavik Addition
Planning Case No. 06-01
February 21,2006
Page 12 of 19
Soils Report. Before building permits can be issued a soils report showing details and locations of
house pads and verifying suitability of natural and fill soil is required. The soils report should
include lot by lot tabulations for land development with controlled earthwork prepared according
to HUD Data Sheet 79G. This information is required in order to be able to review building plans.
Addressing. The house directly to the north of the proposed subdivision will be accessed from
Powers Circle. This new driveway location will require an address change for that home. The
existing home within the proposed subdivision will also require an address change.
STREETS
Upon City Council approval of the September 29, 2005 Consent Agenda, the development is
subject to the $3,600/developable acre Arterial Collector Fee. All new developments along the
Lyman Boulevard corridor are subject to this fee. The proceeds of this fee will fund the
reconstruction of Lyman Boulevard between Audubon Road and Powers Boulevard.
Access to the site is proposed by both a public street (Powers Circle) and a private street to serve
Lots 2 and 3. Private streets may serve up to four lots. The private street should be extended to
the south property line to provide access for up to two lots on the property to the south if it is to
redevelop. There is no need to extend a public street to the south since the adjacent parcel has
access from Oakside Circle.
The parcel to the north will have access from Powers Circle. The preliminary plat also shows a
future street access to the north. Staff is recommending that this street be stubbed out to the
property line and constructed with this project. Staff would also recommend that the proposed
driveway entrance to the north be revised and shifted further to west.
The public street width and right-of-way for Powers Circle per City ordinance must be 31 feet
back-to-back within a 60-foot wide right-of-way. Powers Circle must meet the City's
requirements; therefore the grade must be a maximum of 7%. The private street must be paved
to a minimum width of 20 feet and built to a 7 -ton design. A turnaround area must be acceptable
to the City's Fire Marshall and provided along the private street, maximum slope of 7%
(currently shown at 17%.), and minimum 100-foot pavement length at hammer head terminus
(currently shown at 73-ft.). The private street must be located within a 30-foot wide private
easement and dedicated to the benefiting property owners.
Access to the site from Powers Boulevard does have a right turn lane provided. Therefore, no
additional turn lanes will be necessary. As a result of this project, both existing homes will be
required to change addresses to correspond to the new street name.
PARK AND RECREATION
The subject property borders Power Hill Park at the western boundary of the site. The pursuit of
a trail access at this location is not justified due to the presence of steep grades and a deep ravine.
Additional parkland acquisition is not warranted as a part of this subdivision. A public trail does
exist along Powers Boulevard at the eastern border of the property. Additional trail construction
Rossavik Addition
Planning Case No. 06-01
February 21,2006
Page 13 of 19
is not required as a component of this application; although a note should be made to protect the
existing trail during any future construction.
In lieu of parkland dedication or trail construction, four of the five lots will be subject to payment
of a park dedication fee at the rate in force upon final plat approval. The existing house paid a
park fee at the time of its construction. At today's rate, the four additional lots would pay a park
fee of $5,800 each, for a total of $23,200.
FIRE MARSHAL
The plan review was based on the available information submitted at this time. If additional
plans or changes are submitted the appropriate code or policy items will be addressed.
1. Builder/Developer must comply with Chanhassen Fire Department/Fire Prevention
Division Policy #29-1991 requiring premise identification. Copy enclosed.
2. The driveway that serves lots 1, 2 and 3 is not in excess of 150 feet and per the fire code
will not be required to provide an area for turning around fire apparatus.
BUILDING OFFICIAL
1. A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
2. Demolition permits must be obtained prior to demolishing any structures on the site.
3. The developer must submit a list of proposed street names for review and approval prior
to final plat of the property.
4. Retaining walls more than four feet high must be designed by a professional engineer and
a building permit must be obtained prior to construction.
5. Separate sewer and water services must be provided each lot. Note: The plans submitted
are too small to review.
6. Existing wells and on-site sewage treatment systems on the site must be abandoned in
accordance with State Law and City Code and the existing home must be connected to
city sewer service when available.
7. The existing ISTS (individual sewage treatment system) must remain undisturbed until the
existing home is connected to City sewer. The system should be located and protected
before site grading begins.
8. The developer must coordinate the address change of the existing home with the
construction of the development and provide access for emergency vehicles at all times.
Rossavik Addition
Planning Case No. 06-01
February 21, 2006
Page 14 of 19
COMPLIANCE TABLE (RSF)
Area (sq. ft.) Frontage (ft.) Depth (ft.) Setbacks (ft.):
front, rear, sides
Code 15,000 90, 100 if 125 30,30,10
accessed via a
private street
Lot 1 18,897 161 140 30,na,10
Lot 2 20,550 152 (north prop. 155 30,na,10
Line)
Lot 3 39,140 330 150 30, 30, 10 #
Lot 4 36,499 63 @ 191 30,30, 10 #
Lot 5 23,023 125 222 30, 30, 10 #
ROW 16,748
Pri v ate Street 7,348
Easement
Total 162,205
# Conservation easement proposed over portion of property.
@Exceeds 90 feet at the building setback line.
Note: the front lot lines for Lots 2 and 3 are the north property lines. In addition, Lot 2 fronts on
Powers Boulevard, so it has two front and two side lot lines.
RECOMMENDATION
Staff recommends that the Planning Commission adopt the following three motions:
A. "The Planning Commission recommends denial of the Land Use Map Amendment from
Residential - Large Lot to Residential Low Density for Lot 2, Block 1, Hillside Oaks, based
on the findings of fact."
B. "The Planning Commission recommends denial of the rezoning from A2, Agricultural
Estate District to RSF, Single Family Residential for Lot 2, Block 1, Hillside Oaks, based on
inconsistency with the comprehensive plan designation of the property."
C. "The Planning Commission recommends denial of the preliminary plat of Rossavik
Addition creating five lots with a variance for the use of a private street, based on non-
conformance with the zoning of the property.
Should the Planning Commission recommend approval of the development, staff recommends
that the following conditions be added to the preliminary plat:
Rossavik Addition
Planning Case No. 06-01
February 21, 2006
Page 15 of 19
1. Applicant shall submit a landscape plan showing 18 trees as replacement plantings. Plan
shall specify size, species, and locations.
2. Applicant shall show on a landscape plan all bufferyard plantings with species, size and
quantities listed.
3. All areas outside of grading limits shall be protected by tree preservation fencing. Fencing
shall be installed prior to grading and excavation for homes on each lot. Any trees shown as
preserved that are removed or damaged shall be replaced at a rate of 2: 1 diameter inches.
4. The applicant must place any proposed fence on private property and meet all ordinance
requirements regarding fence placement.
5. A conservation easement shall be recorded on Lots 3-5, Block 1 as shown on plans dated Jan.
4, 2006. Within the easement, the following activities shall be prohibited:
Constructing, installing, or maintaining anything human made, including but not limited
to buildings, structures, walkways, clothes line poles, and play equipment.
Cutting, removing or altering trees or other vegetation, except for invasive species as
identified by the State of Minnesota.
Excavation or filling.
Application of fertilizers, whether natural or chemical.
Application of chemical for the destruction or retardation of vegetation.
The deposit of waste, yard waste, or debris.
The application of herbicides, pesticides, and insecticides, except for invasive species and
noxious weed control by or as directed by a governmental agency.
Outside storage of any kind.
6. In lieu of parkland dedication or trail construction, four of the five lots will be subject to
payment of a park dedication fee at the rate in force upon final plat approval.
7. Based on 2006 SWMP fees, the total amount of $16,740 is due payable to the City at time of
final plat recording.
8. Temporary mulch (type 1 at a rate of 2 tons per acre) and seed is needed within 14 days of
final grade or if areas are not actively worked within a 14 day period.
9. Chanhassen City specification type 1 silt fence is needed for the perimeter control.
10. Street scraping and sweeping is needed within 24 hours of soil tracking onto adjacent paved
surfaces.
11. Storm water catch basin sediment controls are needed according to City specifications and
must be regularly maintained.
Rossavik Addition
Planning Case No. 06-01
February 21, 2006
Page 16 of 19
12. Hay bale ditch checks should be taken off the plan and not used as an acceptable sediment
control.
13. Flared end section of the culvert located between lot 1 and lot 2 must be protected within 24
hours of installation until permanent vegetation is established. Potential controls include a
rock weeper or 3 fiber rolls stacked in a pyramid formation and stacked to the soil around the
FES. The fiber rolls could be wrapped in a straw erosion control blanket to increase the
effecti veness of the control.
14. Fire Marshal
a. BuilderlDeveloper must comply with Chanhassen Fire DepartmentlFire Prevention
Division Policy #29-1991 requiring premise identification. Copy enclosed.
b. The driveway that serves lots 1, 2 and 3 is not in excess of 150 feet and per the fire code
will not be required to provide an area for turning around fire apparatus.
15. Building Official
a. A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
b. Demolition permits must be obtained prior to demolishing any structures on the site.
c. The developer must submit a list of proposed street names for review and approval prior
to final plat of the property.
d. Retaining walls more than four feet high must be designed by a professional engineer and
a building permit must be obtained prior to construction.
e. Separate sewer and water services must be provided each lot. Note: The plans submitted
are too small to review.
f. Existing wells and on-site sewage treatment systems on the site must be abandoned in
accordance with State Law and City Code and the existing home must be connected to
city sewer service when available.
g. The developer must coordinate the address change of the existing home with the
construction of the development and provide access for emergency vehicles at all times.
16. The private street shall be extended to the south property line to provide access for up to two
lots on the property to the south if it is to redevelop.
17. Lot 5 shall be designated as a "custom graded" lot. A detailed grading, drainage, tree
removal and erosion control plan shall be submitted to the City at time of building permit
application for review and approval.
Rossavik Addition
Planning Case No. 06-01
February 21,2006
Page 17 of 19
18. The applicant and/or contractor shall supply the City Engineer with a detailed haul route for
review and approval prior to site grading.
19. Shift the proposed northern parcel access off Powers Circle further to the west, stubbed it out
to the north property line and constructed with this project. The existing driveway for the
property to the north shall be revised to come off of the new stub street.
20. The plans shall be revised as follows:
a. Show the front and rear house-pad elevations for all Lots.
b. Extend the berm in Lot 1, approximately 40 feet, to the south and raise the elevation to a
high of 910.
c. Add a benchmark and legend to the plans. The legend should define all of the different
line types, utilities, contours, etc.
d. Move sanitary sewer manhole (#1) to within the paved portion of the private street.
e. Extend the watermain to within five feet of the south property line of the site.
f. Remove contour lines from the utility plan.
g. Show the utilities in light shaded on the grading plan.
h. On the grading plan, the utilities shows in double lie out, revise accordingly.
1. On the grading plan, extend the silt fence further north along the west side of lot 3.
J. On the grading plan add a note to remove the north parcel access entrance off Powers
Boulevard.
k. Reroute the proposed storm sewer from CBMH2-Existing CB to be CBMH2-CBMH3.
1. Show the proposed utilities pipe class.
m. On the utility plan sanitary manhole #3 must be an outside drop manhole.
n. On the utility plan, add a note that any connection to existing structure must be core
drilled.
21. The developer shall be responsible for the applicable surface water management fees.
22. The developer shall supply the City Engineer with storm drainage calculations for a 10-year
and 100-year, 24-hour storm event for review and approval along with a drainage area map.
There shall be no increase in off-site runoff rates to the south.
23. Existing well and septic sites must be properly abandoned in accordance with City Code and
the Minnesota Department of Health once the sewer and water lines become operational and
are accepted by the City.
24. Detailed utility and street construction plans and specifications shall be prepared and
submitted in accordance with the City's latest edition of Standard Specifications and Detail
Plates for City Council approval at time of final plat consideration.
25. The developer shall enter into a development contract with the City and provide financial
security in the form of a letter of credit or a cash escrow to guarantee construction of the
public improvements and compliance with the Conditions of Approval.
Rossavik Addition
Planning Case No. 06-01
February 21,2006
Page 18 of 19
26. All disturbed areas as a result of construction activities shall be immediately restored with
seed and disc mulch or wood fiber blanket or sod within two weeks of completion of each
activity in accordance with the City's Best Management Practice Handbook.
27. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e.
Carver County, Watershed District, Health Department, MPCA, and NPDES and comply
with their conditions of approval.
28. The developer shall include a drain tile system behind the curb to convey sump pump
discharge from the units not adjacent to ponds and/or wetlands. This includes the private
street.
29. Any offsite grading will require a temporary easement.
30. The site has not been previously assessed for utilities. As such, the site will be subject to one
sanitary sewer and water connection charge for the installation of the existing stubs to the
site. The 2006 connection charges for both sanitary sewer and water are $5,272/unit. The
connection charges will be applied toward the first building permit that is pulled for the site.
The property is also subject to sanitary sewer and water hook-up charges for all of the lots.
The 2006 trunk utility hook-up charges are $1,575per unit for sanitary sewer and $4,078 per
unit for water. The 2006 SAC charge is $1,625 per unit. In addition, since the property is
within the Lake Ann sewer district, a sewer interceptor charge of $1,347 per unit and a sub-
trunk charge of $1,412 per unit will be due on each lot. These charges are collected prior to
each building permit issuance.
31. Due to the low floor elevation of the proposed lots, in-home pressure reducing water valves
will be required on all lots with a lowest floor elevation of 930 or less.
32. Utilities along the private street will need to have a drainage and utility easement dedicated
over them. The minimum width will be 30 feet depending on the utility depth.
33. As per City Code Section 19-41 (a), the house to the north will be required to connect to the
sanitary sewer within twelve months of the sewer becoming available.
34. The private street must be paved to a minimum width of 20-feet, built to a 7-ton design and
7% maximum slope. A turnaround area must be acceptable to the City's Fire Marshall and
provided along the private street. The private street must be located within a 30-foot wide
private easement and dedicated to the benefiting property owners.
35. The interior site storm sewer will need to have a minimum 20-foot wide easement dedicated
over it.
36. The developer shall submit the storm sewer sizing calculations for review and approval along
with a drainage area map prior to final plat approval.
Rossavik Addition
Planning Case No. 06-01
February 21, 2006
Page 19 of 19
37. Add City details No. 1002, 1004, 1005, 1006,2001,2103,2109,2201,2201,2202,2204,
3101,3102,3106,5200,5203,5205,5206,5217,5232, 5234, 5300 and 5301.
38. Upon City Council approval of the September 29, 2005 Consent Agenda, the development is
subject to the $3,600/developable acre Arterial Collector Fee. All new developments along
the Lyman Boulevard corridor are subject to this fee. The proceeds of this fee will fund the
reconstruction of Lyman Boulevard between Audubon Road and Powers Boulevard.
39. The applicant must submit hydrology calculations indicating the 100-year, 24-hours water
elevations in each ravine near the proposed building pads under the proposed grading
conditions. The lowest floor elevations for lots 3 and 4 must be minimum 3-ft above this
elevation. "
ATTACHMENTS
1. Findings of Fact and Recommendation
2. Development Review Application
3. Reduced Copy Preliminary Plat
4. Reduced Copy Preliminary Grading, Drainage and Erosion Control Plan
5. Reduced Copy Preliminary Utility Plan
6. Reduced Copy Tree Survey
7. Letter from Arild Rossavik to City Council and Planning Commission dated January 5, 2006
8. Exhibit A
9. Exhibit B
10. Exhibit C
11. Letter from Arild Rossavik to City Council and Planning Commission dated December 5,
2005
12. Letter from Arild Rossavik to Mayor and Council Members dated Feb 2005
13. Letter from Arild Rossavik to Editor Chanhassen Villager dated March 8, 2005
14. Email from Matt Saam to Arild Rossavik sent March 07, 2005
15. City of Chanhassen Sewer and Water Investment Powers Boulevard (Rossavik)
16. CSAH 17 (Powers Boulevard) Improvement Assessment Roll B
17. Letter from Charles D. FOlch to Arild Rosavik [sic] dated September 9,1997
18. Letter from Charles D. Folch to Arild Rossavik dated December 13, 1995
19. Letter from Mark W. Kelly to George Bizek dated December 2,2005
20. Memo from Mark Littfin to Robert Generous dated January 25,2006
21. Public Hearing Notice and Mailing List
g:\plan\2006 planning cases\06-01 rossavik addition\staff report rossavik.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE: Application of Arild Rossavik for rezoning, land use amendment and subdivision
- Planning Case No. 06-01
On February 21,2006, the Chanhassen Planning Commission met at its regularly
scheduled meeting to consider the application of Arild Rossavik for rezoning property
from Agricultural Estate District, A-2, to Single Family Residential District, RSF, a land
use amendment from Residential Large Lot to Residential Low Density and preliminary
plat with a variance for the use of a private street approval for a five lot subdivision. The
Planning Commission conducted a public hearing on the proposed rezoning, land use
amendment and 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, A-2.
2. The property is guided in the Land Use Plan for Residential- Large Lot uses.
3. The legal description of the property is: Lot 2, Block 1, Hillside Oaks.
REZONING/COMPREHENSIVE PLAN
The existing land use designation of the property is for Residential Large Lot. This area has
been developed with single homes on larger lots. The parcel abuts a collector roadway.
Larger lot sizes helps to mitigate the traffic noises on the roadway by providing separation
between the homes and the roadway.
Chanhassen is a high amenity community. One of the amenities is that we have a range of
residential land uses from large lot to high density. Maintaining this mixture is one of the
city's goals. In addition, the community highly regards its natural environment including
trees, slopes, vistas, and uncluttered open spaces. The development, as proposed,
significantly impacts these features.
Hillside Oaks was developed as a Large Lot development and has maintained that character.
The property owner bought into a large lot type development. Lots 1 and 2 are intertwined,
1
due to shared access to Powers Boulevard, and either both should be redeveloped or neither
be redeveloped. The conversion of one lot without the other would be inconsistent with the
Comprehensive Plan.
The project is premature without the inclusion of the abutting properties.
SUBDIVISION FINDINGS
The proposed subdivision does not meet the minimum ordinance requirements for A2,
Agricultural Estate District, zoned properties. The proposed subdivision is inconsistent with
the comprehensive plan designation for the property.
The proposed development is inconsistent with the intent of the comprehensive plan and
unduly impacts an existing land use as well as natural features. Since only one of the
property owners in an existing area came in requesting land use amendments, rezoning, or
intensification of uses, this project is premature.
RECOMMENDA TION
The Planning Commission recommends that the City Council deny the land use
map amendment, rezoning and preliminary plat with a variance for the use of a private
street.
ADOPTED by the Chanhassen Planning Commission this 21 st day of February, 2006.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
2
Planning Case No. 0<0-0 \
CITY OF CHANHASSEN.
7700 Market Boulevard - P.O. Box 147
Chanhassen, MN 55317 - (952) 227-1100
CITY OF CHANHASSIiN
RECEIVED
DEVELOPMENT REVIEW APPLICATION
..J AN 0 6 2006
PLEASE PRINT
~pfu;ant Name and Address:
'\-t~(lL'D ~O~>Fl-V1K
,t;"+() LA/L ?-r?tk, S~t ~'rC2.00(
c.. H- r:J. N /-I- 7=1 S oS c N
Contact:
Phone: 44g<Z'g 4'<7' . Fax:
Email: Ckr ~ Ll..b>
CHANHASSEN PLANNING DEPT
Own~r Na~and Address:
}tJ-<l~ ~ 0J.M.t.
rs>lOO ~ ~lu-t
c ho..nh..~
Contact:
Phone: Fax:
Email:
NOTE: Consultation with City staff is required prior to submittal, including review of development
plans
C:,CJO Comprehensive Plan Amendment Temporary Sales Permit
Conditional Use Permit (CUP)
Vacation of Right-of-Way/Easements (V AC)
Interim Use Permit (IUP)
200 Variance (V AR)
Non-conforming Use Permit
~ Planned Unit Development*
Wetland Alteration Permit (WAP)
Zoning Appeal
5>00
Rezoning
Zoning Ordinance Amendment
Sign Permits
Notification Sign - $200 A \("~d~l " r'\ ,
(City to install and remove) l' IlL(e~do.1x-
p~'
X Escrow for Filing Fees/Attorney Cost**
- $50 CUP/SPRlVACNARfWAP/Metes & Bounds
- $450 Minor SUB
TOTAL FEE $ I '1 +-s- pd C~ ~2J.o I
Sign Plan Review
Site Plan Review (SPR)*
~ 'f- \Subdivision*
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. '
*Sixteen (16) full-size folded copies of the plans must be submitted, including an 8%" X 11"
reduced copy for each plan sheet along with a diaital copy in TIFF~Group 4 (*.tif) format.
. ..
**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.
PROJECT NAME: t2-~~ Fl- ~f.lOrt
LOCATION: 9,SOc:J ~~ ~~.
LEGAL DESCRIPTION: H L ~k 0 (;(.- h2> ~ lo-eL 1
L (/-;' t;- 2
TOTAL ACREAGE: ~
WETLANDS PRESENT:
PRESENT ZONING: H- 2
REQUESTED ZONING: _1<- L .P
PRESENT LAND USE DESIGNATION:
YES
V NO
'[=1-2
REQUESTED LAND USE DESIGNATION:
CLCc.~
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1 (J sM., t-
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&vto- c<;: L~
u.r-~
REASON FOR REQUEST:
~
1fsh.- t-v- 1'Lo-~~ C~J>- V~_
t=" ~t,- 2-1 s t 2- 00-6
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.
~ (j( ~cw4.
Signature of Applicant
~~ b~. 7-00~
Date
\)t~ C17 ~~
Signature of Fee Owner
~ OM- G.{ALO 9-6
Date
G:\oLAN\forms\Develooment Review Aoolication.DOC
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CITY OF CHANHASSEN
RECEIVED
,IAN 0 6 2006
January 5, 2006
CHANHASSEN PLANNING DEPT
City Council and Planning Commission
City of Chanhassen
7700 Market Boulevard
Chanhassen, MN 55317
Re: Rossavik Subdivision
Dear Council and Planning Commission Members:
I have now made application to rezone my property on Powers Boulevard to permit its
subdivision into five (5) building sites. This is my fourth request to the City in ten
years. I first proposed a six (6) lot subdivision. That was rejected as too intense and
untimely a use.
Next, I proposed a five (5) lot subdivision which was recommended by staff, but was
rejected as untimely and too many lots. Since then the commencement of construction
on Highway 312 and the approval of a 400 plus unit residential development
immediately to my south has initiated changes to the area which will permanently alter
the character of the area. And now there is an application pending for 30 single family
lots around the corner on Lyman Boulevard. My neighborhood can no longer be seen
as an Estate district. Rather it will be a transitional residential area along a principal
north-south arterial highway, traveled by thousands of cars a day.
Having submitted a subdivision proposal of three (3) 10ts,(See Exhibit "B") in an effort to
address past concerns of the city on density, I am now advised by city staff that three
lots is too few. They advise that a change from Estate to Residential- Low Density
zoning necessitates 1.2 - 4 lots per acre and not the 0.9 lots per acre a three lot
subdivision of my land would create. I would point out that a contributing reason for the
lower density calculation is that a substantial portion of my land is unbuildable drainage
way and bluff or steep slope.
Please understand that, a six lot subdivision would have accommodated the future
subdivision of neighboring property to the north by way of a cul-de-sac built in part on
both properties. (See Exhibit "A"). My neighbor has declined to so participate. In fact
my neighbor has made it clear he does not want the cul-de-sac on his side of our
common boundary. The five lot proposed subdivision is possible. (See Exhibit "C"). It
relies on a cul-de-sac built exclusively on my lot. This reduces, but does not eliminate,
access to the cul-de-sac from my neighbors lot.
The three lot subdivision does not require a cul-de-sac. Without the cul-de-sac future
subdivision options of my neighbors property are affected.
Quite apart from the subdivision question, I desire to connect my property to the metro
sewer system and retire the antiquated septic system serving my property. The
municipal sewer service was stubbed in adjacent my neighborhood in1996. Connection
is mandated by City Code Section 19-4. To date the City has been unwilling to allow
me to connect. My connection to sewer will not necessitate connection to the system
by my neighbors. Allowing my subdivision and sewer connections would begin to
amortize the $260,000 in sewer mains expended by the city.
I believe the most practical and reasonable subdivision is the 5 lot plan. The density is
right under Residential-Low Density zoning. It creates a cul-de-sac benefiting both the
City and my neighbor without cost to either. Moreover the drainage and utility issues
have been addressed by my engineers to the satisfaction of city staff.
As discussed in my earlier correspondence to the City, re-zoning of the property is now
appropriate. The only question is whether the subdivision should be 3,5 or 6 lots.
I look forward to your guidance on the desired subdivision.
Sincerely,
~~0C.~~
Arild Rossavik
cc. George Bizek
8750 Powers Blvd
Chanhassen
MN 55317
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. December 5, 2005
. City Council an'd .Plan'ning Commission
.City of Chanhassen .
7700 Market BouJevard
Chanhassen, MN55317.
Re: . Sewer and Water Service
. .
'Dear Council and .PlannirigC~mmission Members:
In recent years, I have made application to rezone my property on Powers Boulevard so
as to permit its $ubdivisioninto additional building sites. My four
acres would support two additional home sites without adversely impacting the area..
Doing so would not "over develop" the area nor is it premature. The development of
Highway 312 and the planned development of 444 homes immediately to the south
makes rezoning appropriate. The intensity of traffic caused by that development
changes the character of my neighborhood greatly and permanently. Continued zoning
of the property as "Estate- large Iqt is no longer appropriate.
You will soon be receiving, or have received, my application for the rezoning and
platting of my property for three building sites. I hope you recognize that SUch a
. rezoning is not only appropriate, and reasonable, but fits well with the existing and
future use and development of the area along Powers Boulevard. .
Ten years ago, the City installed sewer and water service, as well as sewer stubs, to
service my neighborhood along Powers Boulevard. It would seem entirely reasonable
that the City, having invested $260,000.00 ten years ago, would welcome and .
encourage, even mandate, that properties be connected. Re-zoning and the addition of
2 new houses in the neighborhood will at least begin to amortize that cost. There is
some urgency, as I would like to connect my property to the municipal sewer system,
before my 20 year old septic system fails, but so far the City has refused to allow me to
do so. . This in direct contrast with the City pOlicy and Chanhassen City Code Section
19-41 B. That section mandates that all buildings and structures constructed within the
City after March 11, 1985 adjacent to sewer, be connected to sewer.
. .
Under your Comprehensive Plan, the availability of adequate sanitary sewer system is a .
primary consideration to be taken into account in determining the appropriate land use
within the City. The availability of sewer and water is directly related to the intensity of .
development that can be permitted. Here sewer and water availability is not an issue.
. In fact connecting homes to the system is past due.
The present rezoning request is timely. . The recently approved 444 townhouse
development just south of Lyman Boulevard and the opening of Highway 312 will cause:
tremendous traffic flow along Powers Boulevard. MypropeliY. and that of my heighpors,
all zoned Estate District ~iII soon be fronting the busiest street in the. ~ommunity. While
these properties have heretofore enjoyed an ex-urban feel, no one can pretend then will .
be the character this neighbor in the years to. conie. .It is. not reasonablet6 insist that
this area is appropriately zoned as an estate district. Change has come because of
development the City courted and desired. It has come .independent of anything. .
anyone in the neighborhood has done.
The present application is the fourth in a series. The last request was recommended by
City staff; but rejected by the City Planning Commission as untimely. .The changes
described above clearly show that rezoning. is no longer untimely~
I respec~uny reCJLJest that the City change the zoningas.1 am requesting for my property
and perhaps for the entire area. I look .forward to working with you to accommodat~ the
City's. require~~nts and needs in conjunction with my proposed subdivision.
Sincerely,
M~ fl(~~
Arild Rossavik
Box 2001 Chanhassen, MN 55317
Enclosures'
ArildRossavik
8800 Powers Blvd
ChanhassenMN 55317
. Ph. 952.4484844
Email: AR@ARILD.US
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Mayor and Council Members
City of Chanhassen
MN 55317
Feb 2005
Re: The Use of Zoning to Excuse Hillside Oaks from City. sewer and water.
Connections. and Assessments.
Dear Mayor and Council Members
Ten years .ago Chanhassen City Project 93-29 improved Powers Blvd and extended sewer
. and water, (including a lift station) f<?r seven homes in Hillside Oaks .Block 1. This
'. neighborhood on the west side of PO'Yers Blvd just north of Lyman Blvd (Co. Rd.18) was
. at the time zoned RLD -Residential Low Density * On project co.mpletion the properties
were schedule~ for Trunk: sanitary sewer and Trunk water main assessments of
$2425.00 each. * [CSAH17 (powers Blvd) Improvements City.Project 93-29-Assessment
Roll B]. Despite the 1993 plan to asses~ the properties and the public interest in.. and lo.ng
tenn Public Policy of, assessing benefited properties for improvements, no home in this
neighborhood was ever assessed, no monies have ever been colIec~ed, and the trunk line
and lift station stands unused.
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Why?, because the City Council urged o.n by then Planning Commission Member,
(now City CoUncil Member), Peterson (who lives in the neighborhood), moved to.
change the Zoning of this small area from RLD toA - 2 Large Lot (2.5 Acre minimUm).
Doing so allowed the City. to decline to assess the properties for trunk sanitary sewer and
water main and defer any assessment to when the properties elect to connect to. City
. sewer and water. [Correspondence o.fC.D. Folch, P.E.,.Dir Of Public Wo.rks/City
. Engineer 9.9.97]
Unlike the balance of the City abutting Trunk Sewer and water mains, the Hillsiqe Oaks
Development continues to employ septic systems and individual wells for water. None
have connected to the system. ~e continued use of septic systems is a source of ground
water pollutions and threatens the water quality and enviroriment of th~ wetland on the
e'astside of Powers' Blvd. Moreoyer, annually the City continues to carry the bw-den of
unrecovered construction c~sts and connection fees, as well as lost sewer and water
, service fees~
'Is not Large lot preservations a good thing? Typically, yes. However, here the
surrounding zoning of this diminutive 'area was' already RLD Residential Low D,ensity. *
To the north are duplexes and town homes, to the west, the properties are guided RLD,
and soon 1400 new homes are to be built in a compact neighborhood to the south.
So on Monday February 14th,-it was no surprise when the City Council received a staff
report on the merits of resto~ng the RLD zoning of Hillside Oaks ,(Council Member
Peterson recused himself) and voted to take no' action. This is thefourth refusal in ten
ye~rs. Three"times I have requested that the zoning of my Hillside Oaks property be
restored to RLD zoning to permit additional lots. Each time Mr. Peterson's political
ability to preserve himself to the continued deferment of Trunk line, connection and
serVici~.fees, has blocked my Jequest.
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, In Chanhasseil Large Lot Zoni~g is found along the open lands fronting Minnesota River
Bluffs, not small islands ofl~d amongst town homes and'heavily traveled arterial
boulevards.
How long can the leadership of the City. ~ontintie to refuse a reasonable request to zone
property in'a m,anner ~onsistent with the surrounding area, an4mismanage public
,finances, by refusing to collect monies due? Apparently indefinitely, unless the
co~unitY takes noteofthi.s tacit ~eal (to accord special treatment and privileges to City
politiCians), nothing will change.
The Editor, Chanhassen Villager
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Sincerely 10 '
S6-\L,l \J\..~~
Arild Rossavik
* [CSAH 17 City Project 93-291
Enc!. '
,CC: Tom'Caswell, Metro Council
Arild Rossavik
8800 Powers Blvd
Chanhassen MN 55317
Ph. 952.4484844'
Email: AR@ARILp.US
March 8, 2005
Editor Chanhassen Villager
Richard Crawford
Re: Powers Blvd Lift Station .
I
'B~ e-mail, from Matt Saam., P .E. Asst. City Engineer- Chanhassen, March
. 7t ~005, the city has acknowledged that City Code Sec..19-41b controls the
conditions which mandate sewer connection. There is not another ordinance.
that controls sewer connections.
To avoid the operation of the law , the City advises that "staff interprets this
code requireinents to meanifyour building is within 150 feet of the sewer,
theI?-:you..are required to connect". .This.interpretation does nothing to
expla~ away the two reasons the code gives as circumstances mandating
. sewer c<?nnectioils . Moreover the interpretation is not justified as necessary
in the public interest is thereby served.
The code speaks of three reason~. All in the alternative, which triggers the
need to connect to sewer.
The other reasons are:
[l]"All buildings.... on premises adjacent to a sewer ofthe.City s~wer System'
or
[2} in a block through or to which the sanitary systems extends, or..."
. I
Clearly, the proximity of the lift station/sewer trunk in the street fronting
Hillside Oaks, Block 1, can not be ignored, nor so easily dismissed~
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The sewer trunk line isinthe public right-of-way in front of these premises
(properties), therefore they are adjacent the sewer and the premises front a .
"block thfough or to which the sanitary sewerextepds". To connect, no.
. additional trunk line must be first constructed. .That the trunk lme was built
off center, on the east side of the 'right-a-way, is immaterial. Stubs are
already in place ready to serve the west side of Powers Boulevard, 'so the.7'
existing Septic systems can be retired, It appears the city's "i1Jterpretation" .
, will effectively relieve pre~ises that front wide boulevards, ,I.e.., 120.ft wide
Powers Blvd, from any requirement t<;> connect to the City sew~r System,
unless one property owner "elects" to connect, which now would trigger a
mandate for the adjacent property owner to connect!.
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This debate begs the question; Why is .c~haQhassenwil1ing to i~voke such
tenuous, convenient, . and str~ined"interpretations" to avoid requiring sewer .'
connections 10 years after service became available?:;Who.bep.e.fits? In
issuing the .interpretation the City continues a disregard for public monies
invested and the fiduciary ,dll:ty to, recoup that investment by mandating
, sew~r connection. But for, this narrow and constrict~d interpretation, the
. city would be many dollars ah~ad and, undesirable septic system would be
retired .
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Sincerely .' .
~ol (jC~~
ArildRossavik
ce.. .,TotnCaswell , Metro Council,
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cc. Matt Saam, Chanhassen City Council,. City Manager,
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Arild Rossavik
From: Arild Rossavik [ar@arild.us]
Sent: Wednesday, March 09,20059:16 AM
To: Arild Rossavik
Cc: 'ar@qxcLus'
Subject: FW: Powers Blvd. Lift Station
-----Original Message-----
From: Saam, Matt [mailto:MSaam@ci.chanhassen.mn.us]
Sent: Monday, March 07, 2005 1:21 PM
To: ar@arild.us
Cc: Generous, Bob; Gerhardt, Todd; City Council; Oehme, Paul; editor@chanvillager.com
Subject: Powers Blvd. Lift Station
Mr. Rossavik,
In response to your e-mail, I have checked on the maintenance that City staff performs on the lift station near your
property along the east side of Powers Blvd. City staff does not perform any extra maintenance on this lift station
due to no one being hooked-up to it. Each year our utility staff inspects the pumps, seals, and electrical controls
as they do with all other lift stations in town. The amount of maintenance needed on this lift station is, in fact, less
than what is required for other, more heavily utilized lift stations in town.
Also, as a point of clarification to your citing of City code sec. 19-41 b. The code states that, "All buildings and
structures constructed within the city after March 11, 1985, on premises adjacent to a sewer of the city
sanitary sewer system, or in a block through or to which the sanitary sewer system extends, or is within
150 feet of said sanitary sewer system, shall be connected to the city sanitary sewer system for the
disposal of sewage or industrial waste." Staff interprets this code requirement to mean if your buildinq is
within 150-feet of the sewer, then you are required to connect. With the sewer being on the east side of the road,
none of the existing homes in your neighborhood meet the 150-foot requirement. That is why they are not
required to connect.
Let me know if you have other questions.
Thanks,
Matt Saam, P.E.
Asst. City Engineer - Chanhassen, MN
10/29/2005
CITY OF CHANHASSEN
SEWER AND WATER INVESTMENT
POWERS BOULEVARD
1993 Improvement Costs:
Income Associated Therefrom to Date:
60/0 Annual Holding Cost Compounded Over 7
Years Current Cost Unrecouped: $390,943.87
Additional Holding Costs; 1 0 Years at 60/0: .$309, 1 77.05
TOTAL: $700,120.92 .
$260,000.00
$ -0-
Annual Maintenance Cost:
Estimated at 30/0 of Original Investment: $ 7,800.00
Annual Maintenance Costs to Date Unrecouped: $ 54,600.00
Additional Maintenance Costs Over the Next
Decade: $ 78,000.00
TOTAL COST TO CITY in Failing to Recoup
Sewer and Water Investment Through
2013:
Approximately $832,000.00
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CITY OF
CHANHASSEN
690 COULTER D~IVE. P.O: BOX 147. CHANHASSEN, MINNESOTA 55317
(612) 937-1900 . ~AX (612) 937-5739
Septen1ber 9, 1997
Arild Rosavik
. , g 800 Powers' Boulevard
Chanhassen, MN 55317-9030
RE: CSAH 17 (Powers Boulevard) Irnprovements
City of Chanhassen- Project No. 93-29
Dear Mr. Rossavik:
~.' . '.1'
:.> ~'i':'::. ,!' - ;....-
The CityCouncil \vill hold a public hearing to consider proposed assesSmellf~i:tor"th.~<~~AH 17 ,
(Po\vers B'oulevard) Reconstructi9n Project, Il)1prOVelnen~ ProjectNo:93-29;.'on,Moh4a~,
September 22, 1997, at 6:30 p.m., in the Council Chambers at 690 CoulterDriye;Chanhassen,
Minnesota. The area to be assessed includes parts of Sections 19, 27 and-56 Tl'l,6 R 25:..
/,.~:', .
Your property was originally proposed to be assessed trunk sanitary.sewer' GU1d';:waier:~a0'~L::";:.; ,"/:: ,
charges as a part of the project. After further review, the City has 'electeq,not-:toass7ss the:iruril<,.,~""
charges to your property at this tilne. Assessments to your property will, therefore, not be"~\">:'~~-'J ","
considered at the Council Meeting on September 22, 1997. ...., "
,I .'~ i
. .
The trunk sanitary sewer and \vater Illain charges will instead be billed 10 your. prope~t.if.and
~pen y~u ~onnect to these facili~ies in the future. The charges will be billed based up(inJh'~
, rates at the ye~r'o'[ connection.' . ' ..,'. ~ .,... ,. "'":,.~,~.t..,,, "
". .. ..0". .'
Please feel free to caJI me at (612) 937-1908 if you have any'questions ornee'ct'additi'onal :
, information.
Sincerely,
, .\....
. . .
.. . .. ...
C I TV 0 F
CHAIHASSEN
. . ,7
690 COULTER DRIVE. P.O. BOX 147. CHANHASSEN, MINNESOTA 55317
(612) 937-1900. FAX (612) 937-5739
December 13, 1995 .
Arild Rossavik
8800 'Po"wersBotilevard
Chanhassen, MN. 55317
Re: Notice of Public Hearing for Powers Boulevard (CSAH 17) Improvement Project from Trunk
Highway 5 South to Lyman Boulevard.: Project' N'o. 93-29 .
Parcel No. 25-3530020, Lot 2, Block 1, Hillside Oaks
Dear Property Owner:
Notice is hereby given that a public hearing' has been scheduled for public discussion on the Powers
Boulevard (CSAH 17) from Trunk HighwayS south to Lyman Boulevard, Project No. 93-29
feasibility study at the City Council's regular me~tingon:rv10nday, January 8, 1996 at 7:30 p.m in the
City Hall Council Chambers located at City Hall, 690 Coulter Drive. Powers Boulevard (CSAR 17) is
proposed to be reconstructed to a four-lane,diyided urban roadway ,with concrete curb and gutter,
storm sewer, trails, street lighting and landscaping. The total project cost of said improvements is
estimated to be approxiinately $4,400,QOO. Said improverI1ents are proposed to be financed by a
combination of special assessments tpbenefiting properties, local funds, and County funds. YOUR
PROPERTY IS PROPOSED FOR SPECIAL ASSESSMENTS.
A copy of the feasibility st\l<:ly<showing the project scope, costs\ijnd proposed assessment is available
for review ~ the Engiru~etii1gpeBartrnent, ~~Ol1qays through Fridays foam 8:.00 a.m to 4:30 p.rn.
Sincere~y,
chaiies" D.
Director of Public Works
cbF:k:tffi .
-.- . .... .
KELLY LAW OFFICES
Established /948
351 SECOND STREET
EXCELSIOR. MINNESOTA 55331
MAR K W. KELLY
WILLIAM F. KELLY (1922-1995)
(952) 474-5977
FAX 474-9575
December 2, 2005
Mr. George Bizek
8750 Powers Boulevard
Chanhassen, MN 55317
Re: Proposed Subdivision/Rossavik Property
Dear Mr. Bizek:
Recently, you were contacted by Epic Development looking for your participation.in
a joint effort to rezone both my clients' property and your property. Doing so could
allow future development. Apparently, an agreement was not able to be reached
thereon. My client understands the issue to have been one of price as well as the
impact of a potential cal-de-sac which is necessary for such development.
As you know, Mr. Rossavik remains interested in developing his property, especially
in light of the changing circumstances of the neighborhood through additional
development to the south.
Mr. Rossavik wishes to advise you that he will soon make application for the
rezoning of his property so as to permit the platting of the Rossavik property with
three lots. If three lots are approved, there will not be need for a cal-de-sac and no
cal-de-sac will be built.
It remains that you ma~ wish tc? join in the rezoning application so that you may
position your property for future redevelopment. Rezoning does not necessitate the
sale or development of your property.
If you wish to discuss this matter, please feel free to call.
Sincerely,
Mark W. Kelly
MWK/tas
cc: Arild Rossavik
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone: 952.227.1100
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Engineering
Phone: 952.227.1160
Fax: 952.227.1170
Finance
Phone: 952.227.1140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning &
Natural Resources
Phone: 952.227.1130
Fax: 952.227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Web Site
www.ci.chanhassen.mn.us
J
MEMORANDUM
TO:
Robert Generous, Senior Planner
FROM:
Mark Littfin, Fire Marshal
DATE:
January 25,2006
SUBJ:
Request for a land use plan amendment from residential large
lot to residential low density; request for rezoning of Lot 2,
Block 1, Hillside Oaks, from agricultural estate district, A2,
to single family residential district, RSF, and subdivision of
Lot 2, Block 1, Hillside Oaks into three lots with variances on
property located at 8800 Powers Boulevard, Rossavik Addition,
Arild Rossavik.
Planning Case: 05-43
I have reviewed the above plan use amendment for the above project. In order to
comply with the Chanhassen Fire Department/Fire Prevention Division, I have the
following fire code or city ordinance/policy requirements. The plan review was based
on the available information submitted at this time. If additional plans or changes are
submitted the appropriate code or policy items will be addressed.
1. Builder/Developer must comply with Chanhassen Fire Department/Fire
Prevention Division Policy #29-1991 requiring premise identification. Copy
enclosed.
2. The driveway that serves lots 1, 2 and 3 is not in excess of 150 feet and per the
fire code will not be required to provide an area for turning around fire
apparatus.
g: \safety\ml\p Irev05-4 3
The City of Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
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CHANHASSEN FIRE DEPARTMENT
FIRE PREVENTION BUREAU
7700 MARKET BLVD. PO BOX 147
CHANHASSEN, MN 55317
(952) 227 -1150
FAX: (952) 227 -1190
c;HANHASSRN FTRR DRPARTMRNT POT,Tc;V
PRRMTSRS TDRNTTFTc; A TTON
General
Numbers or addresses shall be placed on all new and existing buildings in such a position
as to be plainly visible and legible from the street or road fronting the property. Said
numbers shall contrast with their background. Size and location of numbers shall be
approved by one of the following - Fire Marshal, Fire Inspector, Building Official,
Building Inspector.
Requirements are for new construction and existing buildings where no address numbers
are posted.
Other Requirements - General
1. Numbers shall be a contrasting color from the background.
2. Numbers shall not be in script.
3. If a structure is not visible from the street, additional numbers are
required at the driveway entrance. Size and location must be
approved.
4. Numbers on mail box at driveway entrance may be a minimum of 4" .
However, requirement #3 must still be met
5. Administrative authority may require additional numbers if deemed
necessary.
Residential Requirements (2 or less dwenin~ unit)
1. Minimum height shall be 5 inches.
2. Building permits will not be finaled unless numbers are posted and
approved by the Building Department.
Premises Identification 29-1991
Page 1 0 f 2
.i'"
.~
C;ommerd31 Requirements
1.
Minimum height shall be 12".
2.
Multi-Tenant Buildings
a. Building address range, minimum height of 12 inches.
b. Address numbers required on all tenant doors. Minimum height of
6 inches.
3.
If address numbers are located on a directory entry sign, additional
numbers will be required on the
buildings main entrance.
4.
Signage on overhead! delivery doors will also be required.
Revisions
6/1 0/02
3/22/05
Premises Identification 29-1991
Page 2 of 2
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
February 9, 2006, 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 Rossavik Addition - Planning Case No. 06-01 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 Cf-}l1 day of r:€.bruCt ry ,2006.
JJlIW'T~/~
I Notar Pub lC
I:: ~ BII.r~~~~ KIM T. MEUWISSEN I
i;... - .~~"2 Notary Public~Minnesota
~';'.i'in.""'''' My Commission Expires Jan 31, 2010
CCAUNED
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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 9466.03, 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.
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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 9466.03, 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.
DIEP 0 & TU T NGUYEN
LONG D NGUYEN
1581 LAKE SUSAN HILLS DR
CHANHASSEN I MN 55317 -8538
JAY WIRTH MEYER
1574 LAKE SUSAN HILLS DR
CHANHASSEN I MN 55317 -8542
RODNEY & BONNIE M NELSON
8764 FLAMINGO DR
CHANHASSEN I MN 55317 -8543
JAMES R & CATHERINE S SCOTT
1578 LAKE SUSAN HILLS DR
CHANHASSEN , MN 55317 -8542
DAN 0 & DEBRA DEFORE
1351 THRUSH CT
CHANHASSEN, MN 55317 -8555
RYAN M & LISA J CARLSON
1580 LAKE SUSAN HILLS DR
CHANHASSEN , MN 55317 -8542
BRUCE R BARKE
1371 THRUSH CT
CHANHASSEN, MN 55317 -8555
PHILLIP R SHOEN
1584 LAKE SUSAN HILLS DR
CHANHASSEN ,MN 55317 -8542
SREANG & SOPHORN SONG BANG
1590 LAKE SUSAN HILLS DR
CHANHASSEN , MN 55317 -8542
RONALD J & DEBRA R MICHELS
8751 FLAMINGO DR
CHANHASSEN I MN 55317 -8544
KOUNTHONE SOUVANNAKANE &
OULADETHSOUVANNAKANE
1600 LAKE SUSAN HILLS DR
CHANHASSEN I MN 55317 -8553
STEVEN J & NANCY S FAY
640 LAKE SUSAN HILLS DR
CHANHASSEN I MN 55317 -8701
MICHAEL 0 & JOAN M FLYNN
660 LAKE SUSAN HILLS DR
CHANHASSEN I MN 55317 -8701
RICHARD & CONNIE M ECHTERNACHT
8746 FLAMINGO DR
CHANHASSEN I MN 55317 -8543
BRYON J & LINDA J BOTZ
8743 FLAMINGO DR
CHANHASSEN I MN 55317 -8544
EDWARD A & MARY G KRAFT
8711 FLAMINGO DR
CHANHASSEN I MN 55317 -8544
GEORGE A & JACQUELYN BIZEK
8750 POWERS BLVD
CHANHASSEN , MN 55317 -9001
COREY J & RUTH L WEIKLE
8744 FLAMINGO DR
CHANHASSEN , MN 55317 -8543
WENDY SUSAN PEKAREK
8735 FLAMINGO DR
CHANHASSEN I MN 55317 -8544
RAYMOND JAMES GARVER JR
8704 FLAMINGO DR
CHANHASSEN I MN 55317 -8543
DANIEL E & RONDA S PIERRE
1591 LAKE SUSAN HILLS DR
CHANHASSEN I MN 55317 -8538
CHRISTOPHER J SONES &
JUDITH A MARTINEZ-
8756 FLAMINGO DR
CHANHASSEN , MN 55317 -8543
STEVEN R & CECELlA M SMITH
1361 THRUSH CT
CHANHASSEN I MN 55317 -8555
TANYA C PARKS &
JEAN C SCHWALEN
8750 FLAMINGO DR
CHANHASSEN , MN 55317 -8543
JOSEPH GIBNEY JR &
KAREN STEIN
1594 LAKE SUSAN HILLS DR
CHANHASSEN, MN 55317 -8542
JON & SARAH A BAKER
650 LAKE SUSAN HILLS DR
CHANHASSEN I MN 55317 -8701
THUNG M & LAN T NGUYEN
8703 FLAMINGO DR
CHANHASSEN I MN 55317 -8544
KRISTIN ANNE JOHNSON
TRUSTEE OF TRUST
8719 FLAMINGO DR
CHANHASSEN I MN 55317 -8544
LANCE 0 & MELANIE J WEGNER
8727 FLAMINGO DR
CHANHASSEN I MN 55317 -8544
GREGORY 0 & SHIREEN S KAHLER
8742 FLAMINGO DR
CHANHASSEN I MN 55317 -8543
STEVEN D & KRISTI A BUAN
8740 FLAMINGO DR
CHANHASSEN I MN 55317 -8543
WILLIAM J & NANCY E PREMO
8712 FLAMINGO DR
CHANHASSEN , MN 55317 -8543
ARILD ROSSAVIK
570 78TH ST W
CHANHASSEN I MN 55317 -
CHERYL LEE DOTV
8736 FLAMINGO DR
CHANHASSEN I MN 55317 -8543
STEVEN M & JEANINE C CASEY
8720 FLAMINGO DR
CHANHASSEN , MN 55317 -8543
JAMES R JR & SUSAN L KOZLOWSKI
8730 FLAMINGO DR
CHANHASSEN, MN 55317 -8543
MICHAEL J & CYNTHIA A LEEMAN
8726 FLAMINGO DR
CHANHASSEN , MN 55317 -8543
ROSEANNE M BOYUM
8805 SUNSET TRL
CHANHASSEN , MN 55317 -9404
JAYME D & CAROL R LEE
1380 OAKSIDE CIR
CHANHASSEN , MN 55317 -9005
DONALD C & VIRGINIA D COBAN
#1275
2040 WEST MAIN ST STE 210
RAPID CITY, SD 57702 -2446
JOHN E & BRENDA L HILL
1360 OAKSIDE CIR
CHANHASSEN , MN 55317 -9005
BRENT R & KATHLEEN A MILLER
1200 LYMAN BLVD
CHANHASSEN , MN 55317 -9168
KEITH M & MARY PAT BUESGENS
1300 OAKSIDE CIR
CHANHASSEN, MN 55317 -9005
Public Hearing Notification Area (500 feet)
Rossavik Addition
Planning Case No. 06-01
8800 Powers Boulevard
City of Chanhassen
~
~
Power Hill Park
Disclaimer
This map isheither a legally recorded map nor a survey and is not intended to be used as one. This
map is a cOI11>i1ation 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.
'"
CITY OF CHANHASSEN
7700 Market Boulevard
P.O. Box 147 ~ J
Chanhassen, Minnesota 55317 - (,1'-"
WWW.Ci.Chanhassen.mn.us~~~
Craig J. Peterson
1340 Oaks ide Circle
Chanhassen, MN 55317
'"
CITY OF CHANHASSEN
7700 Market Boulevard
P.O. Box 147 .. j
Chanhassen, Minnesota 55317 ~. \0 lp
www.Ci.Chanhassen.mn.u~ ?' \~
Minh Cam & Margaret Tran
1330 Lyman Boulevard
Chanhassen, MN 55317
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