CC Staff Report 2-27-06
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
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MEMORANDUM
TO:
Todd Gerhardt, City Manager
FROM:
Bob Generous, Senior Planner
~.
DATE:
February 27, 2006
SUBJ:
Pinehurst 2nd Addition Preliminary and Final Plat
Planning Case 06-07
EXECUTIVE SUMMARY
The developer is proposing a 41-10t single-family residential subdivision, which re-
plats a 43-lot subdivision of the property (Pinehurst). The replat is necessary due to
the developer changing the type of housing being proposed for the site. As part of
the subdivision, the applicant is continuing the request of the use of two private
streets at the western end of the development. With the exception of some storm
drainage improvements, all other public improvements are in place. Concurrent
with this re-plat, the applicant is vacating all the drainage and utility easements
within Pinehurst Addition.
ACTION REQUIRED
City Council approval requires a majority of City Council present.
PLANNING COMMISSION SUMMARY
The Planning Commission held a public hearing on February 7, 2006, to review the
proposed development. The Planning Commission voted 6 to 0 to approve the
proposed project subject to the conditions of the staff report.
RECOMMENDA TION
Staff and the Planning Commission recommend adoption of the following motion:
"The Chanhassen City Council approves the preliminary plat and final plat creating
41 lots and one outlot with variances for the use of two private streets, plans
prepared by Westwood Engineering Services, Inc., dated revised January 5, 2006,
for Pinehurst 2nd Addition subject to the following conditions:
1. A final grading plan and soils report must be submitted to the Inspections
Division before building permits will be issued. The soils report must have a lot
conversion table identifying how the test results from the original subdivision
correlate to the new lot descriptions.
2. The applicant shall create a Homeowners Association to take responsibility for
the retaining walls that cross property lines and maintain them.
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.
Mr. Todd Gerhardt
Pinehurst 2nd Addition
February 27, 1006
Page 2
3. The developer must ensure that the soils under all revised building pads meet the
required densities.
4. The water service curb stops must be removed and spot liners must be installed
in the sanitary sewer services in Manchester Drive (one sewer and one water
service) and in front of Lot 5, Block 1, Pinehurst 2nd Addition (one sewer and
one water service at Station 1+07)."
ATTACHMENTS
1. Reduced Copy Final Plat.
2. Planning Commission Staff Report Dated February 7, 2007.
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PC D.: February 7, 2006
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CC DATE: February 27,2006
CITY OF CHANHASSEN
REVIEW DEADLINE: March 7, 2006
CASE #: 06-07
BY: AF, RG, LH, ML, JS, ST
STAFF REPORT
PROPOSAL: PINEHURST 2nd ADDITION: R~quest for Preliminary and Final Plat
approval to subdivide property into 41 lots and 3 outlots with Variances for the
use of private streets; and the Vacation of drainage and utility easements within
the previous plat for the property. This property is being replatted from 43 to 41
lots to accommodate larger house plans.
LOCATION: Pinehurst Drive and Galpin Boulevard
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APPLICANT: Lennar Corporation (Lundgren Bros. Construction, Inc.)
935 E. Wayzata Blvd.
Wayzata, MN 55391
(952) 249-3034
PRESENT ZONING: Single-Family Residential (RSF) district
2020 LAND USE PLAN: Residential- Low Density (net density range 1.2 - 4.0 units/acre)
ACREAGE: 24 acres
DENSITY: gross: 1.71 units/acre; net: 2.08 units/acre
SUMMARY OF REQUEST: PINEHURST 2nd ADDITION: Request for Preliminary and
Final Plat approval to subdivide approximately 24 acres into 41 lots and 3 outlots with Variances
for the use of private streets on property zoned Single-Family Residential (RSF) district; and the
Vacation of drainage and utility easements located at Pinehurst Drive and Galpin Boulevard.
Notice of this public hearing has been mailed to all property owners within 500 feet.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
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 Regulations 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
OCAtU!ED
.
.
Location Map
Pinehurst Replat
City of Chanhassen
Planning Case No. 06-07
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OCAtJNED
Pinehurst 2nd Addition
Planning Case No. 06-07
February 7, 2006
Page 2 of8
.
.
PROPOSAL/SUMMARY
Request for Preliminary and Final Plat approval to subdivide approximately 28 acres into 41 lots
and 3 outlots with variances the use of private streets on property zoned Single-Family Residential
(RSF) district; and the Vacation of drainage and utility easements within the existing plat for
Pinehurst.
The developer is proposing a 41-10t single-family residential subdivision, which replats a 43-10t
subdivision of the property. The replat was necessitated due to the developer changing the type of
housing being proposed for the site. As part of the subdivision, the applicant is continuing the
request of the use of two private streets at the western end of the development. These private streets
permit the developer to preserve significant areas of woodland. The use of the private street meets
the requirements of the subdivision ordinance for approving private streets. The plan being
reviewed complies with the zoning ordinance requirements.
The site is located north of the W oodridge Heights development, a 46-unit single-family
development (net density 1.67 units per acre), and east of Brenden Pond, a 21-unit single family
development (net density 1.68 units per acre). To the north are Minnetonka West Junior High and
an older neighborhood. Hemlock Lane was extended to the northerly property line and with the
development of the Crestview Addition, which was subdivided into five lots, was connected to
Crestwood Drive.
Water and sewer service were extended to the southerly property line with the development of
W oodridge Heights. This proposed development extended water and sewer service to the northerly
property line as well as looping the water back to Galpin Boulevard. A trail is located on the west
side of Galpin Boulevard. Sidewalks will be included on all the public streets within the
development. A trail connection to the school site is located at the end of Pinehurst Drive.
The site's high point with an elevation of 1070 is located in the north-central portion of the property.
From there, it falls east to an elevation of 1034, south to an elevation of 1020 and west to an
elevation of 1020. There is a drainage ravine and wetlands located in the western portion of the site,
which has been donated to the city for permanent open space. The site consists of significant areas
of woodlands located primarily on the western portion of the property.
Staff is recommending approval of the development subject to the conditions of approval.
APPLICABLE REGUATIONS
Chapter 18, Subdivisions
Chapter 20, Article XII, RSF Single-Family Residential District
BACKGROUND
The easterly 13.5 acres of the property was subdivided into two lots as part of the Old Slocum Tree
Farm Addition on April 6, 1987, with lot areas of 4 and 9.5 acres. The rear 14.12 acres were
required to be attached to Lot 2, Block 1, Old Slocum Tree Farm as a condition of the plat approval.
At that time, the property was zoned RIa, Agricultural residence.
.
.
Pinehurst 2nd Addition
Planning Case No. 06-07
February 7, 2006
Page 3 of8
On January 10, 2005, the Chanhassen City Council approved the following:
Rezoning of the 27.62 acres located within the Pinehurst subdivision from Rural Residential
(RR) to Single-Family Residential (RSF);
And
Preliminary plat for Pinehurst Addition with a variance for the use of private streets.
On March 14, 2005, the Chanhassen City Council approved the following:
Final Plat for Pinehurst Addition creating 43 lots, 2 outlots and associated right-of-way for
public streets.
STREETS! ACCESS
The streets for the development remain as approved and constructed as part of the Pinehurst
Addition.
LANDSCAPINGITREE PRESERVATION
The proposed plan complies with the previously reviewed and approved landscaping and tree
preservation plan. Such plan shall remain in effect for Pinehurst 2nd Addition.
GRADINGIDRAINAGE
The proposed lot reconfiguration will not necessitate significant grading. The developer must
ensure that the soils under all revised building pads meet the required densities.
The construction plans must be revised to reflect the new lot and block numbers.
Staff does not recommend the relocation of the storm sewer pipe in Lot 22, Block 1 to the property
line because relocation would result in the installation of three storm sewer manholes on Lot 22 and
there would be several turns in the storm sewer. Given that this storm sewer is 24-inches in
diameter, capacity of the pipe would be compromised given the volume of water flowing through
the pipe and the number of turns required before discharging through the flared end section.
The developer is also proposing to keep the existing storm sewer alignment through Lot 4, Block 2.
Staff does not recommend the relocation of this pipe either since three manholes would have to be
installed on Lot 4 in order to realign the storm sewer.
STORM WATER MANAGEMENT
Wetland buffer widths of 16.5 feet to 20.0 feet shall be maintained around all wetlands on-site.
.
.
Pinehurst 2nd Addition
Planning Case No. 06-07
February 7, 2006
Page 4 of8
All structures shall maintain a 40- foot setback from wetland buffer edges.
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.
Erosion control blanket shall be installed on all slopes greater than or equal to 3: 1. All exposed soil
areas shall have temporary erosion protection or permanent cover year round, according to the
following table of slopes and time frames:
Time
(maximum time an area can remain unvegetated
Type of Slope when area is not actively being worked)
Steeper than 3:1 7 Days
10:1 to 3:1 14 Days
Flatter than 10: 1 21 Days
These areas include constructed storm water management pond side slopes, 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 man made systems that discharge to a
surface water.
Daily scraping and sweeping of public streets shall be completed any time construction site soil,
mud, silt or rock is tracked or washed onto paved surface or street that would allow tracked
materials or residuals of that material to enter the storm water conveyance system.
Construction site access points shall be minimized to controlled access points with rock entrance
and exit pads installed and maintained throughout construction.
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 Permit), Minnesota Department of Natural Resources (for dewatering)) and
comply with their conditions of approval.
EASEMENTS
The developer will be replatting all standard drainage and utility easements surrounding individual
lots.
The developer proposes to relocate the storm sewer between proposed Lots 5 and 6, Block 1 so that
the storm sewer will lie along the proposed new side property line. A 20- foot wide drainage and
utility easement will be platted over this storm sewer segment.
The developer proposes to keep the existing sanitary sewer line on proposed Lot 22, Block 1
(shown as Lot 22, Block 2 on Sheet 10 of the construction plans). The proposed drainage and utility
easement over this pipe is about 34 feet wide. Staff recommends that the easement width be
.
.
Pinehurst 2nd Addition
Planning Case No. 06-07
February 7, 2006
Page 5 of8
reduced to approximately 24 feet wide so that the easement lays only 10-feet east of the storm
sewer.
COMPLIANCE TABLE
Area (square feet) Fronta2e (feet) Depth (feet) Setback (feet)
Code 15,000 90, 100 on private 125 Front - 30, side - 10,
street rear - 30, wetland
buffer - 40
Lot 1, Block 1 18,000 102 139 30, 10, 30, na
Lot 2, Block 1 18,002 110 135 30,10,30,na
Lot 3, Block 1 18,532 104 157 30, 10, na, na
Lot 4, Block 1 20,478 251 129 30,10,na,na
Lot 5, Block 1 18,434 121 187 30,10,30,na
Lot 6, Block 1 18,000 113 186 30,10,30,na
Lot 7, Block 1 18,278 56@ 138 30,10,30,na
Lot 8, Block 1 18,008 53@ 135 30,10,30,na
Lot 9, Block1 27,440 123 332 30,10,30,40
Lot 10, Block 1 30701 112 307 30,10,30,na
Lot 11, Block 1 23,901 92 272 30,10,30,na
Lot 12, Block1 19,619 95 252 30,10,30,na
Lot 13, Block 1 19,088 101 179 30,10,30,na
Lot 14, Block 1 34,000 184 208 30,10,30,40
Lot 15, Block 1 33,690 136 194 30,10,30,40
Lot 16, Block 1 25,886 100 203 30,10,30,na
Lot 17, Block 1 21,287 90 176 30,10,30,na
Lot 18, Block 1 21,354 90 197 30,10,30,na
Lot 19, Block 1 18,699 90 178 30,10,30,na
Lot 20, Block 1 18,538 90 176 30,10,30,na
Lot 21, Block 1 18,000 95 159 30,10,30,na
Lot 22, Block 1 18,001 113 138 30,10,30,na
Lot 23, Block 1 19,786 109 266 30,10,30,na
Lot 24, Block 1 20,222 126 266 30,10,30,na
Lot 25, Block 1 21,275 102 239 30,10,30,na
Lot 26, Block 1 19,745 140 238 30,10,na,na
Lot 1, Block 2 18,008 151 176 30,10,30,na
Lot 2, Block 2 18,292 118 155 30, 10, na, na
Lot 3, Block 2 18,125 98 157 30,10,30,na
Lot 4, Block 2 18,134 121 141 30,10,30,na
Lot 5, Block 2 21,417 150 143 30,10,30,na
Lot 6, Block 2 21,438 1150 143 30,10,30,na
Lot 7, Block 2 18,669 133 142 30,10,na,na
Lot 1, Block 3 19,711 90 138 30, 10, na, na
Lot 2, Block 3 18,349 141 130 30, 10, na, na
Lot 3, Block 3 22,373 178 143 30, 10, 30, na
Pinehurst 2nd Addition
Planning Case No. 06-07
February 7, 2006
Page 6 of 8
Area (square feet) Fronta2e (feet) Depth (feet) Setback (feet)
Code 15,000 90, 100 on private 125 Front - 30, side - 10,
street rear - 30, wetland
buffer - 40
Lot 4, Block 3 21,819 58 @ 186 30, 10, 30, na
Lot 5, Block 3 22,868 58 @ 189 30, 10, 30, na
Lot 6, Block 3 18,977 66@ 183 30,10,30,na
Lot 7, Block 3 19,386 133 146 30, 10, na, na
Lot 8, Block 3 18,297 139 136 30, 10, na, na
Outlot A 985 Storm water pipe
ROW 186,437
Total 1,043,284
23.95 Acres
Average Lot 20,899
Size
@ Meets 90 foot width at the building setback on cul-de-sac.
PRIV A TE STREET FINDINGS
In order to permit private streets, the city must find that the following conditions exist:
(1) The prevailing development pattern makes it unfeasible or inappropriate to construct a
public street. 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.
(2) 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.
(3) The use of the private street will permit enhanced protection of the city's natural
resources including wetlands and forested areas.
Finding: The two areas served by the private streets would be significantly negatively impacted
if a public street were required. A public street through this area is not necessary for access to
any of the surrounding parcels. The private streets permit the preservation of stands of trees as
well as the preservation of the natural drainage area through the westerly portion of the site.
RECOMMENDA TION
Staff recommends that the PlaHHiHg C€HIlmi88i€lH City Council adopt the following motion:
"The Chanhassen City Council approves PlooHiHg C€lmmi88i€lH Fgg€lmm€Ha8 appr€l','al €lf the
preliminary plat and final plat creating 41 lots and one outlot with variances for the use of two
private streets, plans prepared by Westwood Engineering Services, Inc., dated revised January 5,
2006, for Pinehurst 2nd Addition subject to the following conditions:
Pinehurst 2nd Addition
Planning Case No. 06-07
February 7, 2006
Page 7 of 8
1. Rg':ise tRg FiRal Plat t@ labgl OMtl@t C as OM11@t ~^~, PiRgRMfst 2ftQ ~\€l€liti@R.
2. A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued. The soils report must have a lot conversion table identifying
how the test results from the original subdivision correlate to the new lot descriptions.
3. Sgpwate ';:atgr ana se!,':gr Sgf",.jggS mtlst bg pF@':i€lg€l fflr gagR l€lt.
4. Permits arg rg€lMirg€l f@r n~taiRiRg ';:alls. ~T aIls @~:gr fflMr fget RigR mMst bg €lgsigng€l bj' a
pr€lfessi€lRal gRgiRegr.
5. The applicant shall create a Homeowners Association to take responsibility for the retaining
walls that cross property lines and maintain them.
6. The developer must ensure that the soils under all revised building pads meet the required
densities.
7. TRe g€lRstmgti€lR plans mtlst b€ n~~:isg€l t€l rgf1ggt tR€ Rg';: l@t aR€l bl@gl: RMm8€rs.
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Pinehurst 2nd Addition
Planning Case No. 06-07
February 7, 2006
Page 8 of 8
mat€Fials €Ir F€~si€lMals €If tHat mat€Fial t€l €llt€r tH€ st€lFm '.':at€r €€Ill':€j'an€€ 8j'st€m.
13. C€lllstm€ti€lll sit€ a€€€ss ~€Iillt8 SHall b€ millimiz€€l t€l €€Illtf€lll€€l a€€€88 ~€Iillt8 -::itH r€l€lc €lltran€€
ana €Jdt ~aa8 ill8tall€a alla mailltaill€a tftr€lMgH€lMt €€Ill8tm€ti€lft.
11. TH€ ~~li€ant SHall ~~lj' fur ana €Ibtaill ~€rmit8 fr€lm tft€ ~~r€l~Fiat€ f€gMlat€ll)' ag€ll€i€8 €€.g.,
Rih~j' PMrgat€ll)' BIMff Cr€€l: "t,Vat€F8H€a Di8tFi€t, 11illll€8€1ta P€lllMti€lll C€llltr€ll Ag€ll€j' (} WDES
PHaS€ II C€lll8tm€ti€lll P€rmit), 14illll€8€1ta D€~artm€llt €If }TatMfal R:€S€lMr€€S (fur a€~.:at€Fillg)~
alla €€Im~lj' ';:itH tft€ir €€Ill€liti€lll8 €If ~~f€l':al.
15. TH€ €aS€H1€llt ',~j€ltH SHall b€ f€€lM€€a t€l a~~F€lJdmat€lj' 21 f@€t ';:ia€ €Ill L€lt 22, BI€l€I: 1, S€I tHat
tR€ €RS€m€llt li€s €Illlj' 19 f€€t €RSt €If tll€ st€lfm. 8€!":€r.
16. The water service curb stops must be removed and spot liners must be installed in the
sanitary sewer services in Manchester Drive (one sewer and one water service) and inn
front of Lot 5, Block 1, Pinehurst 2nd Addition (one sewer and one water service at Station
1 +07)."
ATTACHMENTS
1. Findings of Fact and Recommendation.
2. Development Review Application.
3. Letter to Bob Generous from Matt Goldstein dated January 6,2006.
4. Reduced copy Preliminary Plat.
5. Reduced Copy Final Plat.
6. Reduced Copy Grading, Drainage and Erosion Control Plan Sheet 2 of 6.
7. Reduced Copy Grading, Drainage and Erosion Control Plan Sheet 3 of 6.
8. Reduced Copy Overall Utility Plan Sheet 5 of 14.
9. Public Hearing Notice and Mailing List.
g:\plan\2006 planning cases\06-07 pinehurst replat\staff report .doc
.
.
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE: Application of Lennar Corporation for Preliminary Plat with Variances - Pinehurst 2nd
Addition. Planning Case No. 06-07
On February 7,2006, the Chanhassen Planning Commission met at its regularly
scheduled meeting to consider the application of Lennar Corporation for preliminary plat
approval for 41 lots, three outlots and right-of-way for public streets with variances for the use of
private streets. The Planning Commission conducted a public hearing on the proposed
subdivision with variances 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 Single-Family Residential District, RSF.
2. The property is guided in the Land Use Plan for Residential - Low Density.
3. The legal description of the property is: Lots 1 through 27, Block 1, Lots 1 through 8,
Block 2 and Lots 1 through 8, Block 3, Pinehurst Addition.
4. The Subdivision Ordinance directs the Planning Commission to consider seven possible
adverse affects of the proposed subdivision. The seven (7) affects 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 environmental damage;
f. The proposed subdivision will not conflict with easements of record, but will
dedicate all required easements; and
g. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
1
.
.
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. In order to permit private streets, the city must find that the following conditions exist:
a. The prevailing development pattern makes it unfeasible or inappropriate to
construct a public street. 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. Extension of a public street to serve the six homes on
the west end of the site would significantly impact an environmental area on the
property.
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.
Public streets are not necessary to access the property to the west, which is
currently developed with single-family homes and accessed via Brenden Court.
c. The use of the private street will permit enhanced protection of the city's natural
resources including wetlands and forested areas. The use of limited private streets
preserves approximately 2.8 acres of woodlands.
6. VARIANCE FINDINGS - PRIVATE STREET
a. The hardship is not a mere inconvenience, but provides a means for preserving
natural features on site.
b. The hardship is caused by the particular physical surroundings, shape or
typographical conditions of the land.
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.
7. The planning report #06-07 dated February 7,2006, prepared by Robert Generous, et aI,
is incorporated herein.
2
.
.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the
preliminary plat with a variance for private streets.
ADOPTED by the Chanhassen Planning Commission this 7th day of February, 2006.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
g:\plan\2004 planning cases\04-36 - pinehurst\findings offact pinehurst.doc
3
Jan .06 06 12:18p
Kro.. s Compan i es
11 ~ L. ~ 1"'~. -r~Oi
95.61.0833
p.2
Planning Case No. O.lt; .- 6 .7
CITY OF CHANHASSEN
7700 Market Boulevard - P.O. Box 147
Chanhassen, MN 55317 - (952) 227-1100
CITY OF CHANHASSEN
RECE\VED
DEVELOPMENT REVIEW APPLICATION
JAN 0 6 2006
CHANHASSEN PLANNING DEPT
PLEASE PRINT
Applicant Name and Address:
Lennar Corporation (Lundoren Bros. Canst.)
935 E. Wavzata Blvd.
Wavzata. MN 55391
Contact: Matt Goldstein. AICP
Phone:952.249.3034 Fax: 952.473.7401
Email: matt.Qoldstein@lennar.com
Owner Name and Address:
Plowshares Development, LLC
1851 Lake Drive West, Suite 550
Chanhassen, MN 55317
Contact: Nathan Franzen
Phone: 952.361.0832 Fax:952.361.0833
Email: .
nathan. franzen@plowsharesdevelopment.com
NOTE: Consultation with City staff is reQuired prior to submittal, including review of development plans
Comprehensive Plan Amendment
Temporary Sales Permit
Conditional Use Permit (CUP)
x
Vacation of Rigtit-of-Way/Easements (VAC) 300
Variance (VAR): "/00
Interim Use Permit (IUP)
x
Non-conforming Use Permit
Wetland Alterati~n Permit (W AP)
Planned Unit Development""
Zoning Appeal
Rezoning
Zoning Ordinan~e Amendment
I
Sign Permits
Sign Plan Review
~ Notification Sign: - $200--)
(City to install anq remove)
x Escrpw for Filing Fees/Attorney Cost**
Site Plan Review (SPR)* - ~U:ISPR1VACNARIWAP/Metes & Bounds
IZ-F5 2..~;,() - ~mor SUBoo ,..~ "2.725
X SUbdivision*:pfc\"(\C\/ {,,-C";('D:! TOTAL FEE $ 2/p"S -~, C\::.:t:t35'Il..lb?:'
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, inc:luding an 8%" X 11"
reduced copy for each plan sheet along with a diQital 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.
Fl ~, I
GCAtWED
.. J a ~ 40 6 06 1 2: 1 8 P
Krotts Compan i es
95.61.0833
p.3
PROJECT NAME:
Pinehurst Replat
LOCATION:
Galpin Boulevard at Pinehurst Drive
LEGAL DESCRIPTION: Pinehurst Lots 1 throuQh 27 inclusive. Block 1: Lots 1 throuQh 8 inclusive. Block 2: and
Lots 1 throuoh 8. Block 3: Pinehurst Outlot A and Pinehurst Outlot B
TOTAL ACREAGE:
Approximately 28 acres
WETLANDS PRESENT:
PRESENT ZONING:
REQUESTED ZONING:
X_ YES
NO
Sino Ie Family Residential (RSF)
Sinole Family Residential (RSF)
PRESENT LAND USE DESIGNATION:
REQUESTED LAND USE DESIGNATION:
SinQle familv residential
Sinale familv residential
REASON FOR REQUEST: Replat of Pinehurst to remove two lots. The Pinehurst areas beinq affected bv the reolat
are: Lot 1 throuQh Lot 27. inclusive. Block 1. Lot 1 throuQh Lot 8. inclusive. Block 2. and:Lot 1 throuoh Lot 8. inclusive.
Block 3. PINEHURST. accordinq to the recorded plat thereof. Carver County. Minnesota. A variance is beina requested to
permit one lot to have frontaoe on two streets. A variance for private streets is also beinq requested.
This application must be completed in full and be typewritten or clearfy 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 shaH 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 , 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 progfess 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.
~\A~
Signature of Applicant -..J
c "'~c..+ ~\"'"~~~.-
L ~.'D6
Date
fJl/Iw{r ~*
Signature of Fee Owner
Wr-d')rV'..
l - 6 -0 ~
Date
C:\Documents and Settinos\Todd M. Simnina\Local Settinas\Temoorarv Internet Files\OLK48\PinehurstReolatAoolication12-22-05.DOC
m ~ l
SCANNED
.
.
~
~~
[- ''''1iltl'1.11'~iiJ~lil, < ~
~~ECEf\fEIJ
JAN 0 6 2006
CITY OF CHANHASSEN
January 6 2006
City of Chanhassen
Bob Generous
Senior Planner
P.O. Box 147
Chanhassen, MN 55317
Re: Pinehurst Replat Application
Dear Mr. Generous:
With this submittal the Lundgren brand of the Lennar Family of Builders requests review and approval
of the replat of the Pinehurst community. This submittal includes the updated development plan set,
our application and fee, and a lot tabulation.
The purpose of this request is to remove two homesites (lots) and move some lot lines to
accommodate our new Masterpiece series of homes. This series has our largest and most luxurious
homes, which are necessary to be built in the "upper bracket" price range due to the high land cost in
Pinehurst. The footprints alone range from about 3000 to 4000 square feet, so the impervious
surface regulations are a critical component to this neighborhood. We would prefer to receive a
variance from the 250/0 impervious surface maximum in the approved Pinehurst PUD. However, we
understand that staff currently does not support impervious variances and the Code does not permit
providing credit for the use of rain gardens, rain barrels, individual below-grade surface water storage
systems, pervious block or site-by-site solutions impervious mitigation techniques. Building smaller,
less expensive homes is not economically feasible in Pinehurst.
These plans reflect preliminary staff comments fram pre-application meetings and discussions. Only
minor changes have been made to the development plans as described in the Westwood transmittal
letter. We anticipate that this submittal is complete and suitable for public review. Please contact me
with comments, questions, or concerns. Thank you for your assistance.
Respectfully submitted,
~~-
Matt Goldstein, AICP
Minnesota Land Division
Serving Lundgren Bras, Orrin Thompson & Lennar
Direct: 952.249.3034
Fax: 952.473.7401
Cell: 952.221.8087
matt.goldstein@lennar.com
SCANNED
5545 Indian Mound East, Wayzata, MN 55391 · Telephone: 952-473-1231 · Fax: 952-473-7401 · www.lundgrentc.com
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.
CITY OF CHANHASSEN
AFFIDA VIT OF MAILING NOTICE
STATE OF MINNESOTA)
) SSe
COUNTY OF CARVER )
I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on
January 26, 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 Pinehurst 2nd Addition - Planning Case No. 06-07 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<2ln+Mday o~' 2006.
~ I
vvvi /1: \M ~
- Notaryp~
SCANNED
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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.
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.
CAROL ASLESEN CHILD
6482 MURRAY HILL RD
EXCELSIOR, MN 55331 -8994
RICHARD E & KAREN HERRBOLDT
6464 MURRAY HILL RD
EXCELSIOR, MN 55331 -8994
WILLIAM C & JUDITH J ASHENBACH
2041 65TH ST W
EXCELSIOR, MN 55331 -9006
WILLIAM V & NANCY M SWEARENGIN
TRUSTEES OF FAMILY TRUST
635 CLEARVIEW AVE S
MESA, AZ 85208 -1922
KRISTIN F PAUL
1941 WHITETAIL RIDGE CT
EXCELSIOR, MN 55331 -9099
RICHARD A & JUDITH LINDELL
RENO R LINDELL
8433 39TH AVE N
NEW HOPE, MN 55427 -1120
JOHN A & DEBORAH S MASCHOFF
6613 BRENDEN CT
CHANHASSEN , MN 55317 -7560
BRECK 0 & MARLlESE JOHNSON
6621 GALPIN BLVD
EXCELSIOR, MN 55331 -8022
MICHAEL L & AMY C DEGENEFFE
6654 BRENDEN CT
CHANHASSEN , MN 55317 -7560
THOMAS & MARY KUHN
6693 BRENDEN CT
CHANHASSEN, MN 55317 -7560
.
PATRICIA HELENE STAMP &
GORDON L STAMP
1960 WHITETAIL RIDGE CT
EXCELSIOR, MN 55331 -9099
DOUGLAS V SCHROEDER
PO BOX 625
CHANHASSEN , MN 55317 -0625
DANA F NICHOLSON &
DEBRA A PITTMAN
6500 GALPIN BLVD
EXCELSIOR, MN 55331 -9013
MICHAEL J STACHOWSKI
2050 CRESTVIEW DR
EXCELSIOR, MN 55331 -8007
TROY PAPPAS &
KARl A BRACKELSBERG
1961 CRESTVIEW CIR
EXCELSIOR, MN 55331 -8006
DENNIS M & JOAN E CLARK
6651 HAZELTINE BLVD
EXCELSIOR, MN 55331 -8039
MARK CONRAD GREGERSON
6633 BRENDEN CT
CHANHASSEN , MN 55317 -7560
PAUL J & KRISTI L BORCHERT
6636 BRENDEN CT
CHANHASSEN , MN 55317 -7560
DAN V & CYNTHIA M SEEMAN
6673 BRENDEN CIR
CHANHASSEN , MN 55317 -7560
JOSEPH R COOK &
KATHLEEN L HUNTINGTON
6672 BRENDEN CT
CHANHASSEN , MN 55317 -7560
.
KENNETH W & NANCY C EATO
1950 WHITETAIL RIDGE CT
EXCELSIOR, MN 55331 -9099
BERNARD C JR & SANDRA BENZ
2061 65TH ST W
EXCELSIOR, MN 55331 -9006
SCOTT G & LISA B CHRISTIAN
5500 MAPLE HEIGHTS RD
GREENWOOD, MN 55331 -6801
BRUCE A & JEAN A MATTSON
2020 CRESTVIEW DR
EXCELSIOR, MN 55331 -8007
CHARLES CHICKS &
VICKY R SHERMAN
1941 CRESTVIEW CIR
EXCELSIOR, MN 55331 -8006
CHARLES R & KATHLEEN J MOWREY
6610 BRENDEN CT
CHANHASSEN , MN 55317 -7560
DAVID L & HOLLY J JESSEN
6618 BRENDEN CT
CHANHASSEN, MN 55317 -7560
WILLIAM 0 & KRISTEN K FLANAGAN
6653 BRENDEN CT
CHANHASSEN, MN 55317 -7560
STEVEN W & WENDY LAM BURESH
6651 GALPIN BLVD
EXCELSIOR, MN 55331 -8022
ERIC M & PATRICIA E BURDON
6690 BRENDEN CT
CHANHASSEN , MN 55317 -7560
.
KIMBERLY K GOERS
6709 BRENDEN CT
CHANHASSEN . MN 55317 -7570
LESTER A COYER &
ANNETTE D MCEWAN-COYER
6719 BRENDEN CT
CHANHASSEN . MN 55317 -7570
TROY A BADER &
GINA SAUER
2244 LAKE LUCY RD
CHANHASSEN . MN 55317 -6706
JAYSON C DREHER
2144 LAKE LUCY RD
CHANHASSEN. MN 55317 -6705
ZHIJUN WANG &
YOUFEI WU
2237 LAKE LUCY RD
CHANHASSEN. MN 55317 -6706
BRIAN J HABAS &
SUSAN BLAINE
2021 HIGHGATE CIR
CHANHASSEN, MN 55317 -6704
HOWARD M & MARY ANN OLSON
2249 LAKE LUCY RD
CHANHASSEN , MN 55317 -6706
JASON P & TINA M SCHREUR
6691 GALPIN BLVD
EXCELSIOR. MN 55331 -8022
WILLIAM F & JEANNE A KRAKE
6739 MANCHESTER DR
CHANHASSEN, MN 55317 -6700
JIANPING MEI &
RUOPEI CAO
2135 LAKE LUCY RD
CHANHASSEN t MN 55317 -6705
DON W & CHRISTINE A ANTHONY
6700 BRENDEN CT
CHANHASSEN. MN 55317 -7570
JOHN F & MARIELLEN WALDRON
1900 LAKE LUCY RD
EXCELSIOR t MN 55331 -6505
HERBERT M & DONNA M HILLMAN
6716 BRENDEN CT
CHANHASSEN , MN 55317 -7570
JUDITH ELAINE ALEXANDER
2122 LAKE LUCY RD
CHANHASSEN , MN 55317 -6705
KENNETH F & KRISTEN L THATCHER
2219 LAKE LUCY RD
CHANHASSEN , MN 55317 -6706
STEPHEN J & LAURIE A KERKVLlET
2201 LAKE LUCY RD
CHANHASSEN t MN 55317 -6706
BRUCE S & HELEN TERESA SMITH
9 HAWKINS DR
NORTHPORT t NY 11768 -1527
JOHN MARK & JANICE RAE MOBERG
6738 MANCHESTER DR
CHANHASSEN t MN 55317 -6700
SANDRA L WELLS
2051 HIGHGATE CIR
CHANHASSEN, MN 55317 -6704
ALLEN R & ELIZABETH ANN TAYLOR
TRUSTEES OF TRUST
2340 LAKE LUCY RD
CHANHASSEN , MN 55317 -7561
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BRADLEY D HIMLE
6681 GALPIN BLVD
EXCELSIOR. MN 55331 -8022
GESTACH & PAULSON CONSTRUCTION
200 CHESTNUT ST N
CHASKA, MN 55318 -1920
SANG C & NHI T KY
6729 BRENDEN CT
CHANHASSEN t MN 55317 -7570
DANE S & LISA D DOESCHER
6732 BRENDEN CT
CHANHASSEN, MN 55317 -7570
XUEBING FENG &
XIAOGUANG DENG
6724 MANCHESTER DR
CHANHASSEN , MN 55317 -6700
STEPHEN M & HEATHER L PINT
6750 BRENDEN CT
CHANHASSEN . MN 55317 -7570
GREGORY S LOHRENZ
2165 LAKE LUCY RD
CHANHASSEN t MN 55317 -6705
JOSHUA T KRIENKE &
CHRISTINA A KRIENKE
2151 LAKE LUCY RD
CHANHASSEN , MN 55317 -6705
CLEONE B FOSTER
2275 LAKE LUCY RD
CHANHASSEN t MN 55317 -6706
LARRY A & SUE A MARTY
2117 LAKE LUCY RD
CHANHASSEN. MN 55317 -6705
DAVID M & JULIE A FUECKER
6751 MANCHESTER DR
CHANHASSEN I MN 55317 -6700
JOSEPH WILLIAM & DEIRDRE 0 ERB
6787 MANCHESTER DR
CHANHASSEN I MN 55317 -6700
IND SCHOOL DIST 276
261 SCHOOL AVE
EXCELSIOR, MN 55331 -1987
STEVEN S & LORI A ABBLETT
2081 CRESTVIEW DR
EXCELSIOR, MN 55331 -8008
DANIEL J DOHSE &
MARIT S LEE-DOHSE
2058 HIGHGATE CIR
CHANHASSEN, MN 55317 -6704
PLOWSHARES DEVELOPMENT LLC
1851 WEST LAKE DR
SU ITE 550
CHANHASSEN, MN 55317 -8567
U S HOME CORP
935 EAST WAYZATA BLVD
WAYZATA, MN 55391 -1849
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DANIEL 0 & DENISE A OLSON
6776 MANCHESTER DR
CHANHASSEN , MN 55317 -6700
DOUGLAS E & MARY K JOHNSON
6474 MURRAY HILL RD
EXCELSIOR, MN 55331 -8994
PAUL S TUNGSETH
2051 CRESTVIEW DR
EXCELSIOR, MN 55331 -8008
SCOTT 0 & CYNTHIA L BOEDDEKER
6710 MANCHESTER DR
CHANHASSEN , MN 55317 -6700
COURTNEY W & CHRISTINE CLAFLIN
2040 HIGHGATE CIR
CHANHASSEN , MN 55317 -6704
LECY BROTHERS CONSTRUCTION INC
15012 HWY 7
HOPKINS, MN 55345 -3634
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EDWARD M & CHERYL A BLACKFORD
6788 MANCHESTER DR
CHANHASSEN , MN 55317 -6700
CHARLES R & BEVERLY J JACKSON
2110 CRESTVIEW DR
EXCELSIOR, MN 55331 -8009
DORIS L NIKOLAI REV TRUST
6570 GALPIN BLVD
EXCELSIOR, MN 55331 -8020
ERIC W & GRETCHEN G LOPER
2076 HIGHGATE CIR
CHANHASSEN , MN 55317 -6704
JEFFREY A JORGENSEN &
HELENA B ST AFKO
2028 HIGHGATE CIR
CHANHASSEN , MN 55317 -6704
TIMOTHY P & HEIDI S LARKIN &
LECY BROS CONSTRUCTION
2150 CRESTVIEW DR
EXCELSIOR, MN 55331 -8009
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Public Hearing Notification Area (500 feet)
Pinehurst 2nd Addition
City of Chanhassen
Planning Case No. 06-07