PC Staff Report 4-4-06
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PC DATE: April 4, 2006
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CC DATE: April 24, 2006
CITY OF CHANHASSEN
REVIEW DEADLINE: April 4, 2006
Extended to June 3, 2006
CASE #: 06-09
BY: AF, RG, LH, TH, ML, JS, ST
STAFF REPORT
PROPOSAL: PIONEER PASS - Request for a comprehensive plan Land Use Amendment from
Residential- Medium Density and Office/Industrial to Residential- Low Density (approximately 43 acres);
Rezoning from Agricultural Estate District, A2, to Residential Low and Medium Density District, RLM
(approximately 43 acres); Preliminary Plat (Pioneer Pass) creating 82 lots, 8 outlots and right-of-way for
public streets (approximately 73 acres); Conditional Use Permit for development within the bluff creek
overlay district with a Variance for.encroachment into the primary zone; and a Wetland Alteration
Permit for the grading and filling of wetlands on property.
LOCATION: North of Pioneer Trail (1600 Pioneer Trail) at future Highway 312
APPLICANT: D.R. Horton, Inc. - Minnesota
20860 Kenbridge Court, Suite 100
Lakeville, MN 55044
(952) 985-7827
Peterson Jacques Farm
15900 Flying Cloud Drive
Eden Prairie, MN 55344
PRESENT ZONING: Agricultural Estate District, A2
2020 LAND USE PLAN: Residential- Medium Density and Office/Industrial
ACREAGE: 120.74 acres DENSITY: gross: 1.10 units per acre. net: 2.88 units per acre.
SUMMARY OF REQUEST: The developer is proposing an 82 unit single-family residential
development.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City has a relatively high level of discretion in approving a Comprehensive Plan Amendment
because the City is acting in its legislative or policy making capacity.
The City has a relatively high level of discretion in approving rezonings because the City is acting in its
legislative or policy making capacity. A rezoning 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 has limited discretion in approving or denying conditional use permits, based on whether or not
the proposal meets the conditional use permit standards outlined in the Zoning Ordinance. If the City
finds that all the applicable conditional use permit standards are met, the permit must be approved. This
is a quasi judicial decision.
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 2 of 22
The City's discretion in approving or denying a variance is limited to whether or not the proposed
project meets the standards in the Zoning Ordinance for variances. The City has a relatively high
level of discretion with a variance because of the burden of proof is on the applicant to show that
they meet the standards in the ordinance.
PROPOSAL~~RY
The developer, D. R. Horton, Inc., is proposing an 81 lot single-family detached home
development. Lot areas range from 11,050 to 22,666 square feet with an average lot size of
15,117 square feet. As part of the development, the developer is proposing the use of up to 12
different housing styles with building footprints ranging from 1,836 to 2,448 square feet.
The property to the north is currently farmed but will shortly be submitted for development
review for a proposed mixed density housing development. To the east, Town & Country
Homes is proposing a 144 unit townhouse development (Planning Case #05-24 - Liberty at
Creekside). Pioneer Pass must provide a small segment of right-of-way to connect the projects
to the north and east. To the south is the realigned Pioneer Trail and new Highway 312. To the
west, Town & Country Homes is developing a 444-unit townhouse project (Planning Case 05-11
- Liberty on Bluff Creek).
City water and sewer service is being provided as part of the 2005 Metropolitan Urban Services
Area (MUSA) utility project currently under construction by the City. The developer will extend
the trunk lines through their project to the southern and southeastern property line. The
developer is providing stormwater ponding on the south and north sides of the development. The
northerly pond is proposed within the Bluff Creek Overlay District due to site topography which
limits were such ponding may be located. The development of this pond requires the granting of
a variance to permit encroachment in to the primary zone.
Access to the site will be provided by a north-south collector street (Street D) out to Pioneer
Trail and by an east-west collector street from Audubon. Ultimately, the east west collector will
extend to Powers Boulevard. Additionally, a future north-south collector will provide access to
Lyman Boulevard.
The central portion of the site has been farmed. The high point on the property is located in the
west central portion of the site with an elevation of 958. The low point on the site is located in
the northwest comer of the property with an elevation of 866. The Bluff Creek primary corridor
is located in Outlots A and G. These Outlots may either be dedicated to the city or have a
conservation easement recorded over them.
The proposed development requires a comprehensive plan amendment, rezoning, subdivision,
conditional use permit with variance and a wetland alteration permit. Approval of the land use
amendment is subject to the Metropolitan Council approval. Staff is recommending approval of
the proposed development, subject to the conditions of approval.
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 3 of 22
APPLICABLE REGUA TIONS
Chapter 18, Subdivisions
Chapter 20, Article II, Division 2, Amendments
Chapter 20, Article II, Division 3, Variances
Chapter 20, Article IV, Conditional Use Permits
Chapter 20, Article VI, Wetland Protection
Chapter 20, Article XIV, Division 1, Residential Low and Medium Density District
Chapter 20, Article XXXI, Bluff Creek Overlay District
BACKGROUND
On August 8, 2005, the Chanhassen City Council approved a Planned Unit Development concept
plan for a low density residential development consisting of 120 units of twin and single-family
homes.
On December 8, 2003, the City approved the 2005 MUSA Alternate Urban Areawide Review
(AUAR). This document was intended to review and provide mitigation measures for all
development within the 2005 MUSA area. At the time of development review, each property
within the 2005 MUSA area is required to reimburse the city for their propositional share, based
on the land area, of the costs for completion of the AUAR. This property is responsible for
$21,547.00 as their portion ofthe 2005 AUAR.
With the update of the comprehensive plan in 1998, this property was given the two land use
alternatives: Residential-Medium Density or Office/Industrial, as well as parks and open space
within the Bluff Creek Corridor. The reason it was given both potential land uses was that the
site has been and is farmed and was adjacent to the Benardi (Town and County) property which
was similarly guided.
COMPREHENSIVE PLAN AMENDMENT
The developer requires a Comprehensive Plan Amendment to permit the proposed development.
In calculating the City's 2020 land use designations, this 43-acre site was calculated at 50
percent industrial and 50 percent medium density residential. If this site were to be developed as
all low density residential, there would 21 acres less of industrial land or a reduction from 1,269
to 1,208 or a percentage reduction of .015 percent to 8.2 percent and a 21 acre reduction in
medium density land from 669 to 648 acres.
The proposed amendment and rezoning assist in the furtherance of the following land use goals
of the City of Chanhassen Comprehensive Plan:
. The plan should seek to establish sufficient land to provide a full range of housing
opportunities.
. The city will seek opportunities to provide transitions between different uses of different
types.
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 4 of 22
. Development should be phased in accordance with the ability of the city to provide services.
The proposed amendment and rezoning assist in the furtherance of the following housing goals
of the City of Chanhassen Comprehensive Plan:
. A balanced housing supply with housing available for people of all income levels.
. A variety of housing types for people in all stages of the life cycle.
. Housing development that respects the natural environment of the community while striving
to accommodate the need for a variety of housing types and costs.
2020 Land Use Plan
Land Use Existing Proposed Change %of
Total
Commercial 212 212 0 1.4%
Office/Industrial 1,229 1,208 -21 8.2%
Office 117 117 0 .8%
Parks & Open Space 1,466 1,466 0 9.9%
Public/Semi-Public 1,242 1,242 0 8.8%
Residential Large Lot 2,247 2,247 0 15.2%
Residential Low Density 5,473 5,515 +42 37.4%
Residential Medium 669 648 -21 4.4%
Density
Residential High Density 398 398 0 2.6%
Mixed Use 134 134 0 .9%
Undevelopable 1,573 1,573 0 10.6%
TOTALS 14,760 acres 14,760 acres 100%
REZONING
With approval of the land use amendment, the property is guided for Residential - Low Density
Uses. The Residential- Low Density designation permits net densities of 1.2 to 4.0 units per acre.
Appropriate zonings consistent with this land use designation include Residential Low and Medium
Density District, RLM, Planned Unit Development - Residential (PUD-R), Single-Family
Residential (RSF) and Mixed Low Density Residential (R4).
The applicant is requesting to rezone approximately 43 acres from A2, Agricultural Estate
District, to Residential Low and Medium Density District, RLM. The project consists of 82
single-family units. The proposed rezoning is consistent with the comprehensive plan
amendment. The outlots adjacent to Pioneer Trail (Outlots B, C and D) and the outlots
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 5 of 22
containing the Bluff Creek Overlay District primary zone (Outlots A and G) will not be rezoned
at this time.
SUBDIVISION REVIEW
LANDSCAPINGffREE PRESERVATION
Total upland area (excluding wetlands, bluffs, park) 61.33 ac.
Baseline canopy coverage 11.7% or 7.20 ac.
Minimum canopy coverage allowed 25 % or 15.33 ac.
Proposed tree preservation 10.2% or 6.28 ac.
Developer does not meet minimum canopy coverage allowed; therefore the difference between
the baseline and proposed tree preservation 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
.92 ac.
1.2
1.1 ac. or 47,916 SF
44 trees
In addition, the applicant must increase canopy coverage to meet the minimum thirty percent
required. The calculations are follows:
Total reforestation area (15.33-7.2 ac.)
Required canopy coverage
(one tree provides 1,089 SF of canopy)
8.13 ac or 354,143 SF
325 trees
The total number of trees required for the development is 369. Each lot shall have a minimum of
two overstory deciduous trees planted in the front yard.
Buffer yard requirements are as shown in the table:
Landscapin2 Item Required Proposed
Buffer yard B - 38 overstory trees 21 overstory trees
residential lots along 76 understory trees 114 understory trees
collector road 114 shrubs o shrubs
1900', 15' width, berm
Buffer yard B - Park 9 overs tory trees 14 overs tory trees
property 18 understory trees 10 understory trees
900' , 30' width, no berm 18 shrubs o shrubs
Buffer yard B - south 14 overs tory trees o overstory trees
property line 22 understory trees o understory trees
730' , 20' width 36 shrubs o shrubs
Boulevard Trees - 59 overstory trees, north 21 overstory trees, north
Collector Road 'D' 39 overstory trees, south 19 overs tory trees, south
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 6 of 22
Landsca in Item
1 per 30 feet
Re uired
Pro osed
Applicant does not meet total minimum requirements for buffer yard and boulevard tree
plantings. Staff recommends that the applicant increase the planting to meet minimum ordinance
requirements. According to ordinance, when a berm three feet or higher is incorporated into a
buffer yard, understory and shrub plantings may be reduced by half. The berm along the
collector road ranges in height from 2 feet to six feet. If the applicant can prove that berm height
is a minimum of three feet or higher along the length of the road, then the buffer yard plantings
can be adjusted accordingly. The applicant must also incorporate a berm and buffer yard
plantings for Lot 1, Block 1 and Lot 1, Block 4.
Staff recommends that the applicant include native plantings along the north Bluff Creek
Overlay District primary line. This area north of the line is being impacted by grading and a
restoration plan shall be developed by the applicant and approved by the city for this area.
GRADINGffiRAINAGEIEROSION CONTROL
The 120.74 acre site is bordered by wetlands to the north and southwest comer. Before site
grading commences, the existing building on the property must be razed.
The property lies within the 2005 MUSA Expansion study area. Kimley-Horn completed a study
on the 2005 MUSA which included street system analysis and proposed trunk utility alignments.
The study identifies a north-south collector road between Pioneer Trail (CSAH 14) and the
extension of Powers Boulevard (CR 17).
The developer's engineer submitted a site plan for Peterson Property. The plans show an
approximate grading area of 46 acres (38% of the site); this includes 82 single-family house lots,
public streets, two cul-de-sacs, three stormwater ponds and a public playground. Forty-nine
acres (41 % of the site) will be for city street and MnDOT Highway 312 construction and the
remaining 25.74 acres are for outlots and future developments.
A concept plan for Liberty on Bluff Creek (the property west of Peterson property) has been
submitted. The developer's engineer must work with Liberty on Bluff Creek's engineer to
ensure that the proposed grading on each property matches at the property line and coordinates
with MnDOT for the future Highway 312 construction.
The grading plan shows retaining walls in different areas. The applicant must be aware that no
retaining walls are allowed within any drainage and utility easement. Building permits are
required for all retaining walls and must be designed by a Structural Engineer registered in the
State of Minnesota.
Runoff from the northern half of the site currently drains toward the wetland on the northeastern
comer and the southern half of the site drains toward the wetland on the southwestern corner.
The northern portion of the site drains to proposed Pond #2 (Outlot A), which outlets to the
wetland on the north property line. Runoff from the remainder of the site will be conveyed to
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 7 of 22
ponds within Outlots E and F, which outlet to the existing wetlands on the southwest corner of
the site and eventually to Bluff Creek.
The developer's engineer has submitted hydrology calculations for the site. Staff will review the
calculations and forward any recommendations with the final plat report. Storm sewer
calculations and a drainage map must be submitted with the final plat application. The storm
sewer must be designed to accommodate a lO-year, 24-hour storm event.
Additional stormwater catch basins must be added in the back yards of Lots 1-15, Block 3, along
Street A in front of Lots 25-28, between Lots 15 & 16 and 4 & 5, Block 1, and the catch basin
between Lots 6 & 7 must be built with two inlet openings. The last public stormwater structure
that is road-accessible prior to discharging to a water body must have a 3-foot sump.
The style of home and lowest floor elevation must be noted on the final grading plan. The back
yard lowest entry for any house adjacent to a stormwater pond must be a minimum of three feet
higher than the pond high water elevation. The final grading plan must also include a note to
remove the existing driveway at Pioneer Trail.
A minimum 75-foot long rock construction entrance must be shown on the plans. In addition,
tree preservation fencing must be installed at the limits of tree removal.
An easement is required from the appropriate property owner for any off-site grading. If
importing or exporting material for development of the site is necessary, the applicant will be
required to supply the City with detailed haul routes.
The slopes along the southwest property line of Lots 25-31, Block 2 are long and steep. This
could cause drainage problems in the rear yards of the downslope properties. The applicant
should demonstrate that storm water management in this area is adequate to prevent drainage
issues for future homeowners.
The outlet for Pond 2 appears to be designed to short-circuit the treatment capability of the pond.
The outlet should be moved westward to increase the flow distance between the inlet and outlet
structures.
Erosion and Sediment Control
Energy dissipation should be provided at the flared-end section inlet to Pond 2 within 24 hours of
installation. Additional blanket should be provided for storm sewer installation area for inlet
infrastructure to Pond 2. The access area should be protected with erosion control blanket upon
the establishment of final grade. Erosion control blanket should be used on the slopes within
Lots 31-24, Block 2. Mulch could be substituted for the blanket proposed for the berm area of
Block 3 along Street D.
Temporary sediment basins should be provided in existing watersheds 1 and 3 during mass
grading activities. Where 10 acres or more of exposed area come to a discernable point of
discharge to a wetland or waterway, a temporary basin is needed. The proposed storm water
basins in proposed drainage areas 2, 6 and 7 should be temporary sediment basins until the
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 8 of 22
contributing areas are stabilized. The temporary outlets could be installed in place of the
permanent outlets. Once the permanent outlets are installed, the basins become surfaces
protected under NPDES.
Perimeter control (silt fence) should be installed prior to grading along the south side of the
Street D and CSAH 14 (Pioneer Trail) intersection. All silt fences near flared-end sections must
be installed up and around flared-end sections so water is not discharged against the silt fence,
causing it to fail.
The two areas labeled as temporary sedimentation basins during the rough gradinglsubcut street
phase of development need an outlet area defined. It is recommended to save any shredded
wood material from tree removal for temporary mulch berms/vehicle exit pads as needed.
Typical silt fence should be installed prior to initial rough grading activities along the west side
of Outlot H to the proposed "street by others."
Surface Water Management Fees
Based on approximately 36.8 acres at the low density residential water quality and water quantity
rates, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is
$165,600.
Other Agencies
The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (National
Pollutant Discharge Elimination System Construction Permit), Minnesota Department of Natural
Resources (dewatering permit), Army Corps of Engineers) and comply with their conditions of
approval.
UTILITIES
Trunk sanitary sewer and watermain to serve the proposed development will be constructed with
the 2005 MUSA Expansion Improvements, City Project 04-05. The developer's engineer must
ensure that the proposed location of the sanitary sewer and watermain and the elevation for the
sanitary sewer connection shown on the Peterson Property utility plan coincides with City
Project 06-05, Bluff Creek Boulevard Improvements, utility plan.
Lateral sanitary sewer and watermain within the development will extend from the trunk
facilities. Staff is concerned with the proposed sanitary sewer connection to the trunk which is
more than 40 feet deep along Street A at Block 1, Lots 1-5. The applicant must revise the plans
and reroute the sewer to minimize the depth of the sewer main. The developer shall work with
the City and the City's consultant for the Bluff Creek Boulevard improvements to reroute this
sewer to an acceptable location. Also, the sewer line that runs through Stormwater Pond E needs
to be moved outside the ponding limits.
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 9 of 22
Watermain within Street D must be 12-inch DIP. The City will reimburse the developer the cost
difference between 8-inch lateral and 12-inch trunk watermain. In-home pressure reducing water
valves may be required for some lots.
Utility services for the lots must be shown on the final utility plan. Installation of the private
service utilities for the site will require permits and inspections through the City's Building
Department.
The 2005 MUSA feasibility study, which was approved by the City Council, listed an assessment
to the underlying property. These assessments are for proposed trunk sanitary sewer, storm
sewer, watermain, and road improvements. Since the developer will be responsible for
extending lateral sewer and water service to the lots, the sanitary sewer and water connection
charges will be waived.
The property is subject to sanitary sewer and water hookup 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.
All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a
development contract with the City and supply the necessary financial security in the form of a
letter of credit or cash escrow to guarantee installation of the improvements and the conditions of
final plat approval. The applicant must be aware that all public utility improvements will require
a preconstruction meeting before building permit issuance. Permits from the appropriate
regulatory agencies will be required, including the MPCA, NPDES, Dept. of Health, Carver
County, MnDOT and Watershed District.
Access to Outlot B has been severed by MnDOT. Outlot B has a different zoning than the
development area. The developer should work with the City to provide service stubs for the
future development of the site.
STREETS/ACCESS
The site plan shows the current alignment of the north-south collector road and a roundabout per
Kimley-Hom's design and report for City Project 06-05. The easterly half right-of-way of the
north-south segment of the collector street lies within the Peterson Property development. The
remaining westerly portion will be within the Liberty on Bluff Creek development. Right-of-
way will be dedicated for the roadways.
Public streets extending from the north-south collector include Streets A, B, C and D. Streets A,
B, C and D will be a 31-foot wide back-to-back street within a 60-foot wide right-of-way. Street
B ends with a 91-foot pavement radius cul-de-sac within a 120-foot radius right-of-way. Street
D will intersect Pioneer Trail south of the property as part of MnDOT's Trunk Highway 312 and
be 36-feet wide with an 80-foot wide right-of-way. The access for the minor collector road
within the development (Street D) does not appear to line up with MnDOT's access management
point at the property line. The developer will need to work with MnDOT to have the access
point moved. Please contact Steve Channer with MnDOT at 651-582-1272 to move the access
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 10 of 22
point. Street C is 31 feet wide. The access to Pioneer Trail must be constructed in conjunction
with the first phase of the development.
Access to Outlot B has been severed by MnDOT. Outlot B has a different zoning than the
development area. Access to Outlot B has not been determined at this time. The developer
should work with MnDOT, the County and the City to determine future access to the site.
The applicant must be aware that adjacent property at the northeastern comer of Peterson
property has submitted a site plan (Liberty at Creekside) showing a street going through outlot
(A) and intersecting with the future extension of Audubon Road. As to that, the applicant must
coordinate with the adjacent property developer and need to dedicate the public street right-of-
way. The developer shall dedicate street right-of-way in the northeast comer of Oulot A to
provide access from the parcel to the north to the parcel to the east.
An Arterial Collector Roadway Fee in the amount of $2,400/developable acre will need to be
paid at the time of final plat.
WETLANDS
Existing Wetlands
Eight wetland basins exist on-site and were delineated by Graham Environmental Services, Inc.
on October 14, 2005.
Wetland A is an Ag/Urban wetland (Type 2) located along the west edge of the property. The
wetland is dominated by reed canary grass. Impacts to Wetland A are proposed in conjunction
with the construction of the east-west collector street.
Wetland B is an Ag/Urban wetland (Type 317) located in the northeast portion of the site. The
wetland is dominated by reed canary grass. No impact is proposed to this wetland in conjunction
with this project; however, future impacts to the northeast side of this wetland may occur as part
of road construction to access the Jeurissen parcel to the east. The wetland boundary along the
northeast side of this wetland basin was delineated by Westwood and checked by the City in
conjunction with the plans for the Jeurissen property. The boundary should be revised in
accordance with that approved delineation.
Wetland C is an Ag/Urban wetland (Type 3) located in the south central portion of the site, north
of Pioneer Trail and within MnDOT Right of Way. The wetland is dominated by reed canary
grass. No impact is proposed to this wetland in conjunction with this project.
Wetland D is an Ag/Urban wetland (Type 2) located in the south central portion of the site, west
of Wetland C and within MnDOT Right of Way. The wetland is dominated by reed canary
grass. No impact is proposed to this wetland in conjunction with this project.
Wetland E is an Ag/Urban wetland (Type 2) located in the eastern portion of the site within
MnDOT Right of Way. The wetland is dominated by reed canary grass. No impact is proposed
to this wetland in conjunction with this project.
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 11 of 22
Wetland F is an AglUrban wetland (Type 3) located in the southwest comer of the site. The
wetland contains sparse vegetation, including duckweed.
Wetland G is an AglUrban wetland (Type 3) located in the southeast comer of the site, south of
Pioneer Trail. No impact is proposed to this wetland.
Wetland H is an AglUrban wetland (Type 2) located in the west-central portion of the site. The
wetland is dominated by pinkweed and barnyard grass. Grading is proposed within this wetland
to accommodate a north-south connection from Pioneer Trail to the proposed east-west collector
street.
Wetland Replacement
A wetland replacement plan has not been submitted. The applicant should submit a complete
wetland replacement plan and must receive approval of the replacement plan prior to alteration
of wetlands. Wetland replacement must occur in a manner consistent with Chanhassen City
Code and the Minnesota Wetland Conservation Act (MR 8420).
Wetland mitigation should not be proposed for the northeast corner of the site in order to ensure
adequate area for a road connection to the property to the east of the site.
A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) must be
maintained around all AglUrban wetlands. Wetland buffer areas should be preserved, surveyed
and staked in accordance with the City's wetland ordinance. The applicant must install wetland
buffer edge signs, under the direction of City staff, before construction begins and must pay the
City $20 per sign. All structures must be set back 40 feet from the edge of the wetland buffer.
The wetland buffer setback should be shown on the plans.
BLUFFS
Any areas on the property that meet the City's criteria for bluffs (i.e., slope greater than or equal
to 30% and a rise in slope of at least 25 feet above the toe) 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 of a bluff). The
plans should be revised to show any areas meeting the City's bluff criteria.
BLUFF CREEK OVERLAY DISTRICT
The City of Chanhassen established the Bluff Creek Overlay District (BCOD) by ordinance in
1998 to protect the Bluff Creek Corridor, wetlands, bluffs and significant stands of mature trees
through the use of careful site design and other low-impact practices. This parcel is partially
encumbered by the Bluff Creek Overlay District. No alterations are allowed within the primary
corridor or within the first 20 feet of the setback from the primary corridor. All structures must
meet the 40-foot setback from the primary corridor.
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 12 of 22
A pond (Pond 2) is currently proposed within the primary corridor. The applicant provided two
alternatives for ponding: one within the BCOD just north of Lots 1-6, Block 1 (Option A); and
one outside of the BCOD in the proximity of proposed Lots 9-12, Block 1 (Option B). Although
Option B is not within the BCOD, it is not the best option because a breach in the pond wall or
an extreme storm event could cause erosion of the slope between the pond and the adjacent
wetland. Additionally, due to the alignment and slopes along the northwest side of the subject
property, grading will be required in the vicinity of Option A in conjunction with the
construction of the east-west collector road. For these reasons, staff supports a variance for the
construction of Pond 2 within the BCOD as proposed on the grading plan.
PARKS AND OPEN SPACE
Parks
The Peterson property is located within the 2005 MUSA area at the edge of Bluff Creek and is
proposed to be developed into 81 single family residential lots, 8 outlots, and right-of-way for
public streets. The city's Comprehensive Park Plan calls for one acre of usable park space to be
set aside for every 75 residents. The Peterson property, if developed as proposed, will result in
an estimated 284 new residents (81 homes x 3.5 persons per home) moving into Chanhassen.
Therefore, this subdivision generates the need for 3.79 acres of new parkland. Staff and the
applicant have identified a park area (Outlot H) to be acquired as a condition of this subdivision
application.
Outlot H totals 205,645 square feet or 4.72 acres. With a dedication requirement of 3.79 acres,
the City will be required to purchase the remaining 0.93 acres of park property. With a purchase
price of $235,000 per acre, the City shall pay $218,550 to the applicant for the additional 0.93
acres.
The applicant has also agreed to rough grade and cover seed the park site, and construct a 20
stall parking lot for an additional not to exceed payment of $50,000 from the City. Two access
points for the parking lot are currently being studied, one off of street D and one off of the cul-
de-sac on street A. Upon receipt of a warranty deed for the 4.72 acre park, and completion of the
rough grading, seeding and parking lot, the city shall pay the $218,550 for the 0.93 acres of
parkland in addition to an amount not to exceed $50,000 for the remaining improvements.
Trails
The Peterson property plat will have access to the most significant multipurpose trail corridor in
the City-the Bluff Creek Trail. This trail corridor, traveling through some of the most scenic
lands in Chanhassen, is currently 2/3 complete. Upon its completion, the Bluff Creek trail will
travel 4 miles and feature seven pedestrian underpasses. Appropriate trail and sidewalk
connectors need to be incorporated into the Peterson plat to take advantage of this valuable
resource. The planning, construction, and financing of these pedestrian connectors are the
responsibility of the applicant.
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 13 of 22
EASEMENTS
Drainage and utility easements with a minimum width of 20 feet should be provided over all
existing wetlands, wetland mitigation areas, buffer areas used as public value credit and storm
water infrastructure.
Dedication of Outlots A and G shall be made to the city or a conservation easement shall be
established over said outlots.
COMPLIANCE TABLE
Area ( sq. ft.) Frontage Depth (ft.) Setbacks: front,
(ft.) side, rear, BCO
Code 9,000 50 110 25,5,25,30
Ll Bl 20,442 100 204 25, 5, na,30
L2Bl 15,516 85 182 25,5,25,30
L3Bl 14,285 85 169 25,5,25,30
UBI 14,976 82 164 25,5,25,30
L5 Bl 18,753 76 180 25,5,25,30
L6Bl 23,508 76 215 25,5,25,30
L7Bl 22,666 76 204 25,5,25,30
L8 Bl 14,287 85 172 25,5,25,30
L9Bl 13,565 94 167 25,5,25,30
LlO Bl 13,246 96 165 25,5,25,30
L11 Bl 13,168 96 165 25,5,25,30
L12 Bl 14,699 71 178 25,5,25,30
L13 Bl 21,571 79 196 25,5,25,30
L14 Bl 18,168 80 189 25,5,25,30
L15 Bl 16,731 81 177 25,5,25,30
L16 Bl 17,931 81 183 25,5,25,30
L17 Bl 16,425 81 175 25,5,25,30
L18 Bl 16,945 81 180 25,5,25,30
L19 Bl 19,067 81 198 25,5,25,30
L20 B 1 18,444 84 208 25,5,25,na
L21 B 1 17 ,404 84 186 25,5,25,na
L22 B 1 14,361 76 155 25,5,25,na
L23 B 1 18,594 76 156 25, 5, 25,na
L24 Bl 14,416 76 149 25,5,25,na
L25 B 1 11,900 85 140 25,5,25,na
L26 B 1 11,900 85 140 25,5,25,na
L27 B 1 12,148 85 144 25,5,25,na
L28 B 1 12,299 87 144 25,5,25,na
L29 B 1 11,176 85 130 25,5,25,na
L30 B 1 12,035 100 120 25, 5, na, na
Ll B2 13,000 100 129 25, 5, na, na
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 14 of 22
Area ( sq. ft.) Frontage Depth (ft.) Setbacks: front,
(ft.) side, rear, BCO
L2B2 11,050 85 130 25,5, 25,na
L3B2 12,729 109 150 25, 5, 25, na
L4B2 13,975 116 174 25,5,25,na
L5B2 14,617 99 171 25, 5, 25, na
L6B2 14,458 81 157 25,5,25,na
L7B2 13,923 81 151 25,5,25,na
L8B2 15,082 81 163 25,5,25,na
L9B2 17,690 81 167 25,5,25,na
LlO B2 13,760 81 150 25,5,25,na
L11 B2 12,099 81 134 25,5,25,na
L12 B2 13,199 92 154 25,5,25,na
L13 B2 15,848 93 175 25,5,25,na
L14 B2 16,256 108 160 25, 5, na, na
L15 B2 13,306 92 155 25,5, 25,na
L16 B2 13,553 85 147 25,5, 25,na
L17 B2 14,807 186 161 25,5, 25,na
L18 B2 17,159 109 159 25, 5, na, na
L19, B2 13,927 81 153 25,5, 25,na
L20 B2 16,351 56 142 25,5, 25,na
L21 B2 19,203 56 155 25,5,25,na
L22 B2 16,361 96 170 25,5, 25,na
L23 B2 19,553 109 172 25, 5, na, na
L24 B2 14,674 147 210 25,5, 25,na
L25 B2 16,397 113 209 25,5,25,na
L26 B2 19,028 81 201 25,5,25,na
L27 B2 15,335 81 166 25,5,25,na
L28 B2 13,492 81 148 25,5,25,na
L29 B2 13,181 81 145 25,5,25,na
L30 B2 14,352 81 157 25,5,25,na
L31 B2 14,800 108 175 25,5,25,na
L32 B2 14,156 154 184 25,5,25,na
Ll B3 13,500 100 135 25, 5, na, na
L2B3 11,475 85 135 25,5,na,na
L3B3 12,676 80 139 25,5,na,na
L4B3 15,388 77 160 25,5,na,na
L5B3 18,802 77 180 25,5,na,na
L6B3 15,353 77 159 25, 5, na, na
L7B3 11,173 86 132 25,5,na,na
L8B3 11,648 104 130 25,5,na,na
L9B3 11,648 104 130 25,5,na,na
LlO B3 11,648 104 130 25,5,na,na
Ll1 B3 11,610 103 130 25,5,na,na
L12 B3 11 , 180 84 130 25,5,na,na
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 15 of 22
Area ( sq. ft.) Frontage Depth (ft.) Setbacks: front,
(ft.) side, rear, BCO
L13 B3 12,368 81 138 25, 5, na,na
L14 B3 12,844 85 151 25, 5, na,na
L15 B3 16,716 98 160 25, 5, na, na
Ll B4 17,912 63 169 25,5,25,30
L2B4 22,224 61 170 25,5,25,30
L3B4 11,519 87 136 25,5,25,30
L4B4 15,972 88 136 25, 5, na,30
Outlot A 785,802 (18.04 ac.) BCO
Outlot B 179,917 (4.13 ac.) Future
development
Outlot C 144,662 (3.32 ac.) Future
development
Outlot D 109,700 (2.52 ac.) Future
development
Outlot E 24,248 (0.57 ac.) Stormwater pond
Outlot F 37,882 (0.87 ac.) Stormwater pond
Outlot G 54,807 (1.26 ac.) BCO
Outlot H 205,645 (4.72 ac.) Park
MnDOT ROW 2,063,873 (47.38 ac.)
Local ROW 428,195 (9.83 ac.)
Total Area 5,259,434 (120.74 ac.)
A verage Lot Area 15,117
Setbacks: Front - 25 feet, side - 5 feet, rear - 25, Bluff Creek Primary boundary - 30 feet
Maximum Site Coverage: 35 percent; Average proposed: 19 percent
CONDITIONAL USE PERMIT
The City of Chanhassen established the Bluff Creek Overlay District by ordinance in 1998 to
protect the Bluff Creek Corridor, wetlands, bluffs and significant stands of mature trees through
the use of careful site design and other low-impact practices. This parcel is partially encumbered
by the Bluff Creek Overlay District. If any alterations are proposed on property within the Bluff
Creek Overlay District, a conditional use permit must be obtained prior to alterations occurring.
Outlots A and G contain the Bluff Creek Corridor primary zone. The Primary Corridor is
designated open space. All structures must meet a 40-foot structural setback from the Primary
Corridor boundary as required by Chanhassen City Code. In addition, no grading is allowed
within the first 20 feet of the Primary Corridor. The plans propose grading for a stormwater
pond within the Primary Corridor. This is the only feasible location for a stormwater pond due
to the site topography. A variance is necessary to permit the encroachment in to the primary
zone. It is reasonable to grant this variance. As a condition of approval, the applicant will be
required to develop a re-vegetation for the Primary Corridor.
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 16 of 22
RECOMMENDAION
Staff recommends that the Planning Commission adopt the following five (5) motions and the
attached findings of fact:
A. "The Planning Commission recommends approval of the comprehensive plan Land Use
Amendment from Residential- Medium Density and Office/Industrial to Residential - Low
Density of the land within the Plat of Pioneer Pass except for Outlots A, B, C, D and G
contingent on Metropolitan Council review."
B. 'The Planning Commission recommends approval of the Rezoning of the land within the Plat
for Pioneer Pass except for Outlots A, B, C, D and G, Pioneer Pass, from Agricultural Estate
District, A2, to Residential Low and Medium Density District, RLM."
C. 'The Planning Commission recommends approval of Preliminary Plat for "Pioneer Pass"
creating 81 lots, 9 outlots and right-of-way for public streets, plans prepared by James J. Hill,
Inc., dated 2/3/06, subject to the following conditions:
1. The developer shall prepare a noise analysis for noise that will be generated by traffic on
Highway 312 and Pioneer Trail. The analysis shall identify appropriate noise mitigation
measures to meet noise standards for residential homes.
2. The developer shall pay $21,547.00 as their portion of the 2005 AUAR.
3. The applicant shall plant 369 trees within the development, 98 overstory and required buffer
yard plantings trees along Collector Road D and buffer yard plantings for lots along the
south property line.
4. Each lot shall have a minimum of two overstory deciduous trees planted in the front yard.
5. The applicant shall install the total required buffer yard along Collector Road D or show
proof of berm height of 3 feet or higher along the length of the street and adjust the
quantities of understory and shrubs accordingly.
6. The applicant shall development a restoration plan including native plants for the Bluff
Creek Overlay district north of Block 1. The plant species shall be selected from the Bluff
Creek Management Plan Appendix C. The final plan must be reviewed and approved by the
city before installation.
7. Signage for the Bluff Creek Overlay District must be posted on every other property comer
where residential yards meet the primary zone.
8. The 950 contour shall be extended over lots 5 and 6, block 3 to provide more coverage from
headlights for those homes.
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 17 of 22
9. Dedication of Outlots A and G shall be made to the city or a conservation easement shall be
established over said outlots.
10. The developer shall designate a 4.72 acre neighborhood park site, Outlot H. This
property shall be transferred to the city by warranty deed with 3.79 acres of the site being
dedicated! donated by the applicant/owner and the remaining 0.93 acres being purchased
by the City of Chanhassen. The city shall compensate the owner/applicant $218,550 in
total compensation for said 0.93 acres.
11. The developer shall rough grade and cover seed the park site and construct a 20 stall parking
lot for an additional not to exceed payment of $50,000 from the city. The parking lot shall
include insurmountable curb. Construction plans for all improvements within the borders of
the park shall be submitted to the Park & Recreation Director for approval prior to initiating
construction of these improvements. All material and labor costs are reimbursable. Design,
engineering, and testing services associated with these improvements shall be provided by
the applicant.
12. The applicant shall submit a complete wetland replacement plan and must receive
approval of the replacement plan prior to alteration of wetlands. Wetland replacement
shall occur in a manner consistent with Chanhassen City Code and the Minnesota
Wetland Conservation Act (MR 8420).
13. Wetland mitigation shall not be proposed for the northeast comer of the site in order to
ensure adequate area for a road connection to the property to the east of the site.
14. A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) shall be
maintained around all AglUrban wetlands. 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. All structures shall be set back 40 feet from the
edge of the wetland buffer. The wetland buffer setback shall be shown on the plans.
15. Any areas on the property that meet the City's criteria for bluffs (i.e., slope greater than
or equal to 30% and a rise in slope of at least 25 feet above the toe) shall be preserved. In
addition, all structures shall 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 of a bluff). The plans shall be revised to show any areas meeting the City's
bluff criteria.
16. No alterations shall be permitted within the primary corridor or within the first 20 feet of
the setback from the primary corridor without a variance. All structures must meet the
40-foot setback from the primary corridor.
17. The applicant shall demonstrate that storm water management along the southwest
property line of Lots 25-31, Block 2 is adequate to prevent drainage issues for future
homeowners.
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 18 of 22
18. The outlet for Pond 2 shall be moved westward to increase the flow distance between the
inlet and outlet structures.
19. Drainage and utility easements with a minimum width of 20 feet shall be provided over
all existing wetlands, wetland mitigation areas, buffer areas used as public value credit
and storm water infrastructure.
20. Energy dissipation shall be provided at the flared-end section inlet to Pond 2 within 24
hours of installation. Additional blanket shall be provided for storm sewer installation
area for inlet infrastructure to Pond 2. The access area shall be protected with erosion
control blanket upon the establishment of final grade. Erosion control blanket shall be
used on the slopes within Lots 31-24, Block 2. Mulch shall be substituted for the blanket
proposed for the berm area of Block 3 along Street D.
21. Temporary sediment basins shall be provided in existing watersheds 1 and 3 during mass
grading activities. Where 10 acres or more of exposed area come to a discemable point
of discharge to a wetland or waterway, a temporary basin shall be provided. The
proposed storm water basins in proposed drainage areas 2, 6 and 7 shall be temporary
sediment basins until the contributing areas are stabilized. The temporary outlets could
be installed in place of the permanent outlets.
22. Perimeter control (silt fence) shall be installed prior to grading along the south side of the
Street D and CSAH 14 (Pioneer Trail) intersection. All silt fences near flared-end
sections shall be installed up and around flared-end sections so water is not discharged
against the silt fence, causing it to fail.
23. An outlet area shall be defined for the two areas labeled as temporary sedimentation
basins during the rough gradinglsubcut street phase of development. Any shredded wood
material from tree removal shall be saved for temporary mulch berms/vehicle exit pads as
needed. Typical silt fence shall be installed prior to initial rough grading activities along
the west side of Outlot H to the proposed "street by others."
24. The total SWMP fee shall be paid to the City at the time of final plat recording. The
estimated total SWMP fee at this time is $165,600.
25. 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
(National Pollutant Discharge Elimination System Construction Permit), Minnesota
Department of Natural Resources (dewatering permit), Army Corps of Engineers) and
comply with their conditions of approval.
26. A lO-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees,
shrubs, bushes, Xcel Energy, Qwest, cable TV and transformer boxes. This is to ensure that
fire hydrants can be quickly located and safely operated by firefighters. Pursuant to
Chanhassen City Ordinance #9-1.
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 19 of 22
27. Fire apparatus access roads and water supply for fire protection is required to be installed.
Such protection shall be installed and made serviceable prior to and during the time of
construction except when approved alternate methods of protection are provided.
28. Temporary street signs shall be installed on street intersections once construction of the new
roadways allows passage of vehicles. Pursuant to 2002 Minnesota Fire Code Section 501.4.
29. Fire apparatus access roads shall be designed and maintained to support the imposed load of
fire apparatus and shall be serviced so as to provide all-weather driving capabilities.
Pursuant to Minnesota Fire Code Section 503.2.3.
30. Submit proposed street names to Chanhassen Building Official and Chanhassen Fire
Marshal for review and approval.
31. Fire hydrant spacing is unacceptable. Locate fire hydrants at intersections and in cul-de-sacs
and at 300 foot spacing. Most spacing is in excess of 400 to 500 feet at this time. Submit
revised fire plans to Fire Marshal for review and approval.
32. Before site grading commences, the existing building and driveway access off Pioneer Trail
onto the property must be removed.
33. On the grading plan, add a note to remove any existing house and driveway access.
34. The developer's engineer must work with Liberty on Bluff Creek's engineer to ensure that
the proposed grading on each property matches at the property line.
35. Ground slopes shall not exceed 3:1.
36. A minimum 75-foot long rock construction entrance must be shown on the plans.
37. Retaining walls must be designed by a structural engineer registered in the State of
Minnesota and require a building permit if greater than 4 feet in height.
38. The developer shall work with MnDOT to move the access at Pioneer Trail so that it aligns
with the MnDOT's street on the south side. The access to Pioneer Trail shall be constructed
in conjunction with the first phase of the development.
39. 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.
40. The Arterial Collector Roadway Fee of $2,400/developable acre will need to be paid at the
time of final plat recording.
41. All of the ponds are required to be designed to National Urban Runoff Program (NURP)
standards with maximum 3: 1 slopes and 10: 1 benches at the NWL. Revise accordingly.
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 20 of 22
42. All of the proposed housepads must have a rear yard elevation of at least three feet above
the HWL of the adjacent ponds.
43. Storm sewer calculations and drainage map must be submitted with the final plat
application. The storm sewer must be designed to accommodate a lO-year, 24-hour storm
event.
44. The last public stormwater structure that is road-accessible prior to discharging to a water
body must have a 3-foot sump pump.
45. Future utility service and access to Outlot B needs to be determined prior to final plat.
46. The applicant shall include a draintile system behind the curbs to convey sump pump
discharge from homes.
47. Add catch basins in the back yards of Lots 1-15, Block 3 connecting to Street C storm
sewer. Also add a catch basin along Street A in front of Lots 25-28 and between Lots 15 &
16 and 4 & 5, Block 1.
48. All plans must be signed by a registered Civil Engineer registered in the State of Minnesota.
49. The catch basin between Lots 6 & 7 must be built with two inlet openings.
50. Tree preservation fencing must be installed at the limits of tree removal.
51. An easement is required from the appropriate property owner for any off-site grading.
52. If importing or exporting material for development of the site is necessary, the applicant will
be required to supply the City with detailed haul routes.
53. Utility services for the buildings must be shown on the final utility plan. Sanitary services
must be 6-inch PVC and water service must be I-inch copper, Type K and will require a
City Building Department inspection.
54. Extend the silt fence along the south to the back yard of Lot 25, Block 1.
55. No retaining wall is allowed within any drainage and utility easement. Revise the retaining
wall between Lots 22, 23 and 24, Block 2, accordingly.
56. All of the utility improvements are required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. The applicant is also required to
enter into a development contract with the City and supply the necessary financial security
in the form of a letter of credit or cash escrow to guarantee installation of the improvements
and the conditions of final plat approval. The applicant must be aware that all public utility
improvements will require a preconstruction meeting before building permit issuance.
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 21 of 22
57. Permits from the appropriate regulatory agencies will be required prior to construction,
including but not limited to MPCA, NPDES, MnDOT, Department of Health, Carver
County and Watershed District.
58. Reroute the sanitary sewer from Street A and the north-south corridor intersection to
minimize the sewer depth. Relocate the southern sanitary sewer out of the stormwater pond
easement at Outlot E.
59. Add a pressure relief valve to the watermain along Street D between Outlots E and F. This
will be a City improvement cost but installed by at the time of development.
60. In-home pressure reducing water valves may be required on all lots with a lowest floor
elevation of 930 or less. Final determination for the need of in-home pressure reducing
valves will be made by the City at time of building permit.
61. The applicant shall coordinate with the developer of the adjacent properties in the northeast
comer of the site the dedication of public street right-of-way to provide access from the
parcel to the north to the parcel to the east and revise the plans accordingly."
D. "The Planning Commission recommends approval of Wetland Alteration Permit for the
grading and filling of wetlands on property subject to the following conditions:
1. The applicant shall submit a complete wetland replacement plan and must receive
approval of the replacement plan prior to alteration of wetlands. Wetland replacement
shall occur in a manner consistent with Chanhassen City Code and the Minnesota
Wetland Conservation Act (MR 8420).
2. Wetland mitigation shall not be proposed for the northeast comer of the site in order to
ensure adequate area for a road connection to the property to the east of the site.
3. A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) shall be
maintained around all AglUrban wetlands. 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. All structures shall be set back 40 feet from the
edge of the wetland buffer. The wetland buffer setback shall be shown on the plans."
E. "The Planning Commission recommends approval of Condition Use Permit to permit
development within the Bluff Creek Overlay District with a variance for encroachment in to the
primary zone to construct a storm water pond subject to the following conditions:
1. Dedication of Outlots A and G shall be made to the city or a conservation easement shall
be established over said outlots.
2. Any areas on the property that meet the City's criteria for bluffs (i.e., slope greater than
Planning Commission
Planning Case No. 06-09
April 4, 2006
Page 22 of 22
or equal to 30% and a rise in slope of at least 25 feet above the toe) shall be preserved. In
addition, all structures shall 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 of a bluff). The plans shall be revised to show any areas meeting the City's
bluff criteria.
3. No alterations shall be permitted within the primary corridor or within the first 20 feet of
the setback from the primary corridor without a variance. All structures must meet the
40-foot setback from the primary corridor."
ATTACHMENTS
1. Findings of Fact and Recommendation
2. Development Review Application
3. Reduced Copy Peterson Property Title Sheet
4. Reduced Copy Preliminary Plat
5. Reduced Copy Existing Conditions
6. Reduced Copy Site Information - Drainage Areas
7. Reduced Copy Preliminary Grading, Drainage and Erosion Control Plan
8. Reduced Copy Preliminary Tree Preservation Plan
9. Reduced Copy Preliminary Utility Plan
10. Reduced Copy Preliminary Landscape Plan
11. Reduced Copy Cross Sections - Locations
12. Reduced Copy Cross Sections - Sections
13. Public Hearing Notice and Mailing List
g:\plan\2006 planning cases\06-09 peterson property\staff report peterson prelim.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE: Application of D. R. Horton - Planning Case No. 06-09 Pioneer Pass
Request for a comprehensive plan Land Use Amendment from Residential- Medium
Density and OfficelIndustrial to Residential - Low Density (approximately 43 acres); Rezoning
from Agricultural Estate District, A2, to Residential Low and Medium Density District, RLM
(approximately 43 acres); Preliminary Plat creating 82 lots, 8 outlots and right-of-way for public
streets (approximately 73 acres); Conditional Use Permit for development within the bluff creek
overlay district with a Variance for encroachment into the primary zone; and a Wetland
Alteration Permit for the grading and filling of wetlands on property located north of Pioneer Trail
(1600 Pioneer Trail) at future Highway 312.
On March 21, 2006, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of D. R. Horton for a single-family residential development.
The Planning Commission conducted a public hearing on the proposed development preceded by
published and mailed notice. The Planning Commission heard testimony from all interested
persons wishing to speak and now makes the following:
FINDINGS OF FACT
1. The property is currently zoned Agricultural Estate District, A2.
2. The property is guided in the Land Use Plan for Residential - Medium Density and
Office/Industrial
3. The legal description of the property is: The Southwest Quarter of the Northwest Quarter
of Section 26, Township 116, Range 23 West; and the East half of the Northeast Quarter
of Section 27, Township 116, Range 23 West, Carver County, Minnesota.
4. The Zoning Ordinance directs the Planning Commission to consider six (6) possible
adverse affects of the proposed amendment. The six (6) affects and our findings
regarding them are:
a) The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City
Comprehensive Plan.
b) The proposed use is or will be compatible with the present and future land uses of
the area.
c) The proposed use conforms with all performance standards contained in the
Zoning Ordinance.
1
d) The proposed use will not tend to or actually depreciate the area in which it is
proposed.
e) The proposed use can be accommodated with existing and planned public services
and will not overburden the city's service capacity.
f) Traffic generation by the proposed use is within capabilities of streets serving the
property.
5. SUBDIVISION FINDINGS
a) The proposed subdivision is consistent with the zoning ordinance and meets all the
requirements of the "RLM" Residential Low Medium Density District.
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 subject
to compliance with conditions of approval;
f) The proposed subdivision will not conflict with easements of record, but rather will
expand and provide all necessary easements.
g) The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
1. Lack of adequate storm water drainage.
2. Lack of adequate roads.
3. Lack of adequate sanitary sewer systems.
4. Lack of adequate off-site public improvements or support systems.
6. When approving a conditional use permit, the City must determine the capability of a
proposed development with existing and proposed uses. The general issuance standards of
the conditional use Section 20-232, include the following 12 items:
a) The proposed development will not be detrimental to or endanger the public health,
safety, comfort, convenience or general welfare of the neighborhood or the city.
b) The proposed development will be consistent with the objectives of the city's
comprehensive plan and this chapter.
2
c) The proposed development will be designed, constructed, operated and maintained
so to be compatible in appearance with the existing or intended character of the
general vicinity and will not change the essential character of that area.
d) The proposed development will not be hazardous or disturbing to existing or
planned neighboring uses.
e) The proposed development will be served adequately by essential public facilities
and services, including streets, police and fire protection, drainage structures, refuse
disposal, water and sewer systems and schools; or will be served adequately by such
facilities and services provided by the persons or agencies responsible for the
establishment of the proposed use.
f) The proposed development will not create excessive requirements for public
facilities and services and will not be detrimental to the economic welfare of the
community.
g) The proposed development will not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any persons,
property or the general welfare because of excessive production of traffic, noise,
smoke, fumes, glare, odors, rodents, or trash.
h) The proposed development will have vehicular approaches to the property which do
not create traffic congestion or interfere with traffic or surrounding public
thoroughfares.
i) The proposed development will not result in the destruction, loss or damage of solar
access, natural, scenic or historic features of major significance.
j) The proposed development will be aesthetically compatible with the area.
k) The proposed development will not depreciate surrounding property values.
1) The proposed development will meet standards prescribed for certain uses as
provided in Chapter 20, Articles IV, V and VI of the Chanhassen City Code.
7. The Board of Adjustments and Appeals shall not recommend and the City Council shall not
grant a variance unless they find the following facts:
a) That the literal enforcement of this chapter would cause an undue hardship. Undue
hardship means that the property cannot be put to reasonable use because of its size,
physical surroundings, shape or topography. Due to the topography of the site, the
construction of the storm water pond in the primary zone is a reasonable request.
b) The conditions upon which a petition for a variance is based are not applicable,
generally, to other property within the same zoning classification.
c) The purpose of the variation is not based upon a desire to increase the value or
income potential of the parcel of land.
3
d) The alleged difficulty or hardship is not a self-created hardship.
e) The granting of the variance will not be detrimental to the public welfare or
injurious to other land or improvements in the neighborhood in which the parcel is
located.
f) The proposed variation will not impair an adequate supply of light and air to
adjacent property or substantially increase the congestion of the public streets or
increase the danger of fire or endanger the public safety or substantially diminish or
impair property values within the neighborhood.
8. The planning report #06-09 dated March 21, 2006, prepared by Robert Generous, et aI, is
incorporated herein.
RECOMMENDA TION
The Planning Commission recommends that the City Council approve the proposed
development including a comprehensive plan Land Use Amendment from Residential- Medium
Density and OfficelIndustrial to Residential - Low Density (approximately 43 acres); Rezoning
from Agricultural Estate District, A2, to Residential Low and Medium Density District, RLM
(approximately 43 acres); Preliminary Plat creating 81 lots, 9 outlots and right-of-way for public
streets (approximately 73 acres); Conditional Use Permit for development within the bluff creek
overlay district with a Variance for encroachment into the primary zone; and a Wetland
Alteration Permit for the grading and filling of wetlands
ADOPTED by the Chanhassen Planning Commission this 21st day of March, 2006.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
4
Planning Case No. b<.o-OCj
CITY OF CHANHASSEN.
7700 Market Boulevard - P.O~ Box 147
Chanhas~en,. MN 55317 -, (952) ~27-110p
, , ) '..,
CITY OF CHANHASSEN
RECEIVED
..:-'~
';\.:.' "'<.DEVELOPMENTREVIEW' APPLICATION
FEB 0 '3 20d6
,/. .\,: '.\ i.....'J.f.. ..~,
\ '" r
CHANHASSEN PLANNING DEPT
PLEASE PRINT.<, .
ApplicahtNamearid Address:
b.;. lI~fl:rtJAJ, INC-'- Allr/p"cs-crA
"2..PYbp K&"N/J/!IIJ6-& c:'-PtdtT, $.IITE lOP
MKEVlU6, /1111I .5-S7J4-Lj
Contact: /(1'11/ /IIf u UC/4//9l-c.l-I
Phone:152-9rS--?t".27 Fax: 15"'2-9J'j -74t:'~
Email: rA.jya;"zIIt1I'J J,4..c.4 @? eJrht;rl"..'1.uJYt
Owner Name and Address:
f{-fu$pn -:rFl??iic![~rJ'Y\
/S?co r1V/~4 Ctetol /Jr.
GI<! n /'r~,r/~.- /MN S5:JJ/i-/
. Contact::JPhn, C-h~"'~l'-l<'"
Phone:'15'2.-gs3" 2113 Fax: Ptt~ ? 3c.f- J" 2.1
Email:r"" sf~ y- J(. c: e:. &to? j,'con--.
I
Consultation with City staff is required prior to submittal, includin'g review of development
NOTE:
plans
X
X
~ . {!.!
Comprehensive Plan Amendment T bt'P
. 0
.i;.:.t'2.5" ~
Conditional Use Permit (CUP) "r T
Temporary Sales Permit
Vacation of Right-of-Way/Easements (VAC)
x,' ""
V~riance (VAR).:f 2..1'0 -
X J- 00
Wetland Alteration Permit (WAP) ., Z 1 s-
Interim Use Permit (IUP)
Non-conforming Use Permit
Planned Unit Development*
X ~ ,,;..:;.() ~
, Rezoning T J "
Zoning Appeal
Zoning Ordinance Amendment
Sign Permits
x. . (~f::~ai~~~a~~~d€i?.
Sign Plan Review
x
Site Plan Review (SPR)*
Subdivision* I we:' P .f [1'0;- X 2:J.. )=JI,fJ30.
ES'crow~'. Filing Fee~~." ....ost**" ....':
- $50. UR SPRNAC/~Metes & Bounds
- $450. !nor SUE3. '-.:fiSO' . .....' :"
TOTAL FEE $ 4,/g(,;~.. ',' cx_~ \o:z...1~4"
x
'-, : " . . ~, , , , . " .. , , . ' '_ ' I .. .
Anadditionalfeeof$3.00 per address wi'thin the public hearing riotificationarea 'will be invoicedt() the applicant
priorJo the public hearing.., . . ..... ,. ,," . .' .' ,..... '. ". .
*Sixteen (16) full-size folded copies ofthe plans must be submitted, including an 8%" X 11"
reduced copy for each plan sheet alongy{ith a di~lital copy in TIFF-Group 4 (*.tif) format.
**Escrow will be required for other applications through the development contract..
Building material samples must be submitted with site plan reviews.
SCANNED
NOTE: When multiple applications are processed, the appropriate fee shall be charg'ed for
each application.
PROJECT NAME:
IErClL5tJN /llC.ppe/l-T1f
LOCATION: . /11'1117"1 py fJIPAI,etf;t TflAIL- IINIJ E/H, I)/~ fiulj tJ8t1A) /ltlA.6
.-,.
:,;-;.-,'....
LEGAL DESCRIPTION: THE S"d;:1/:fI/E~7;,'III.;,IJ:j!..nl!.j li'F::7!ft''IIil1..11JWGSr t1~AItTEA PF .5EtC.71oN
"2.k, ~I,l'N;;H; P lit. flip/em, ~IlIJ?E 2.3 /VEST,. AIlI!J 71It: eA-.;T ItAt-F '1" 71it; J/tJt.:n$ASJ,t1VA ~~I{,
TOTAL ACREAGE: /~p;74-A ?IeE.5' ',F seCTllW 7.,7, '11:JWNSttll' IlbJlPll:flI, ~IINf-~ ZJ we-sf-,
X C-I1Lve~ 4)u,V'r~/';1lfl1fl1J5SPTA..
WETLANDS PRESENT: YES NO
PRESENTZONIN<f" A 2., AI'-/::-IC-Ut-7llUlt- ~~77vre
REQUESTED ZONING: '/(lml'?e$j~6"'rJAL';U~'. ,tl/111) tne()lw~lJp/ll>I1VIJI.srl!-'~'
PRESENT LAND USE DESIGNATION:"FrICE/ltVtJ~STI-II1J,; /r6>JOCAlf1"L MelJil/MlJpAK/1"j <J-~~ ~'!j;~
- . .' - - . - ~
REQUESTEDLANDUS,E p~SIGNf\TIO,N:,. lIe~/O,~N17I1f.:.-..lPP/ I)c~,,]1{61;Vtf-U:!., FIJM/J.-'lI1IU~1I (7,v~Y)
REASON FOR REQUEST: S'wI!JOJV'I.$ION OF 22 S','N6-t-S rAIVlIt-Y /-LJrs
-.,
."," :~--:':' .
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 provi~ions. 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 tothe 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 requ,est.This applicatiqn should be processed in my name and I am the party whom
theiCityshouldcontactr~gaiding 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
t9 make this applicatidn'ar1d 'the fee owner has also signe~ this application.
':'.'-\
:,:'. i
I w.iJI..,~eep ,myself. informed'. of the deadlines for submission, of. material and the progress of !h.is application. .1 further
understar\i:Hhat additional;fees may be'charged fof2onsulting fees~'feaslbility'stiJdies, etc. with an estilT1ateipricir to any'
authorization to proceed with the study. The documents and information I have submitted are true andc()rreCtto the best of .
my knowledge.
il""., "q () .
~~~
1'2.. -OL - DC:,
Date
S E.~ f\'i11tc--H~D
SCANNED
Signature of f.ee Owner
Date
(:;:\01 AN\forms\Develooment Review Aoolication.DOC
Rev. 12105
FEB-01-2006 16:18
CONSULTING MGMT CONST
7635099154 P.03/03
. -- -- ---- ...-.--.... -..-----.... -. --rs ....-
........
Fe b. 1. 2006 1 1 : 37 AM
No. 3777 P. 3
PROJECT NAME:
lOCATION: /11'0:111 ~p fJ;mzlf,t 11!A1~ ANIJ iAs't' '~F \ A~ilO,~1J AIJA!1 X:~~}~\i.;:-j.:~
LEGAL. DESCRIPTION: /He $'trtN~~$7; jr(l~.fr61!.) ir.. ;~~'"IIlitl1ii'i$~; ~WII~~ ,~p .$i!lI;1?fJAJ
.
~, ~~~H;fJ III" /IIp/l.:ffl, A"1Jti..iE 23 it,;t!$"f; AN/) 1N1 ~ST iM"F ,,~ 'THe J/pRlf11ItS'i .t1t1~,(~~'i
/LJ,.,./f7;,I.:A 'JJe'fi!l! ',~ ~C17PN "7,~w/tlSi1IP IIl?JlP~, ~~12":l. ~6si;,
TOTAL ACREAGE: ,.. "~"'''''''U''. r . ". .It
X' (;./liJI~1. c.()IU~T~ ./A/fJ~e$P'11f,'
~ET~DS, PRESENT.: , ' YES . NO I
PRESENT ibNING:" A 2, Arl;/~/,..1ltI.A~ 6...f}.,.,.,-re . ,
ReQ~'~Ta;Z~N;N~:"" Atm,f '.A'~$'I;'~rnH..."U,:.f iliff) metJuu;', ~(Je/tl~'dV tJ,.~n./C.T .' :-':
PReSENTWJD USE DESiGNATION: 'F'ii611;~~If~, l.aIDeM7~L M6QiVN A1Miftf ff ~f~
'~QuesrED!.ANO'u~.~ J;)~~IG~^Tlq~:, ~~jP~~Ir:.l!~~~~/,!" ~VHJJ: fill';fll;'/ Ap.e~ (J~I-~)
REASON FOR REQUEST: G'.;/~lJi""~lfflN IF 22 S-/Nt;.U rAMU,..'1 /..I}r~ ..
iGri!#tJN' 1t:.I7P&~T'( .,
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. . .'" I '. ~,.,: ,.' .. . ~ . I I
.' ..".
".. '
'.,', ~'.J ,"' . .~:IIIto.:,1
.1,'
I' ,",1'
"
- This appUcatlon must be completeclln fun and be typewritten 'or c:leerfy printed and must be aceompanled by all information
and prans required by applicable City' Ordlnanae prov~8Ions. Bofclre fmn; thiG application, you should confer with the
Planning Depa1ment m determine the speclffo ordinance and procaduraJ requirements al)'pUcable to your application. '
, .
A determtnatJon of completeness of thlll applit:lilticn ahall be made within 15 busrness day5 of application IUbmittal~ A wrltfen
notice af ap~Jcatlon d*enclea shell be mailed to.the applicant within 15 business days of application.
. . ~, I, \' . .: . . '. I. . . I .
This is to certify that lam making appllcatlon for the described action by thl) City and that J am responsible for ccmplylnQ lMth'
all City requirements wlth,regard to thIs request. ~ This appllcatlqn should be processed In my nmne and I am the ~rty whom
.ti1aI~ should contact regardIng any matter pertainIng to this application. , have attached. copy qf pro~ or ownership
'(either copy of Owner's Duplicate Certfflc:ate cf,Td:fe, Abstract of Title or I'UrchasB agreement), or I am the authorlZl!ld person
Ie make thIs appllcatlon and the fee owner has also sIgned this applleatlon. .'
: ......... ...... ~:~ ,0:.'.1:"'.. , :";1':
. WfII k.n m~eIf, infcnned',of the daadlil"l8S for submis~ion Of materfal and. tl're progress of this application, I further
unCfiiii1iHa:tfiat addlttomiff8Bs"may bEi"~ fOr'-consultlng fees,;'fa;iU;ibilltfsfiJdias,";CfC. Wftli,'an 8sfln,3.bi':prlOf 16 any'
authortza1lon tp proceed with the study. The documents and lnfonnation I ha'le submitted are tn.ie: and' COiiectfo t~ Sest Of,'
my knowledge.
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TOTAL P.03
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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 23, 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 Peterson Property - Planning Case 06-09 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.
?i~
-----
Subscribed and sworn to before me
this~day of q..~""'-'6' 2006.
~ '
~/T. ~
~c
I ~ '~~9- KIM T. MEUWISSEN t
"Ii :~
Ji Notary Public-Minnesota
~.i" ..n.-'$' My Commission Expires Jan 31, 2010
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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 shail not be liable for any damages, and expressly
waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and ail claims
brought by User, its employees or agents, orthird parties which arise out of the use(s access or use of
data provided.
D
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 federai
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 ail claims
brought by User, its employees or agents, or third parties which arise out of the use(s access or use of
data provided.
GAYLE 0 & LOIS J DEGLER
TRUSTEES OF TRUSTS
1630 LYMAN BLVD
CHANHASSEN , MN 55317 -9402
FOX PROPERTIES LP
27990 SMITHTOWN RD
EXCELSIOR. MN 55331 -7911
PETERSON-JACQUES FARM LAND CO
C/O SEVERIN H PETERSON JR
15900 FLYING CLOUD DR
EDEN PRAIRIE. MN 55347 -4047
NO! MINNESOTA LLC
C/O HOVSTONE PROPERTIES MN LLC
7615 SMETANA LN
SUITE 160
EDEN PRAIRIE, MN 55346 -4700
STATE OF MINNESOTA - DOT
395 JOHN IRELAND BLVD
631 TRANSPORTATION BLDG
ST PAUL. MN 55155 -1801
G&M LAURENT FAMILY L TD PTRSHP
24760 CEDAR POINT RD
NEW PRAGUE. MN 56071 -4056
JOHN KLlNGELHUTZ
C/O JAMES W HEISEL
350 EAST HWY 212
PO BOX 89
CHASKA. MN 55318 -0089
ARTHUR B JOHNSON
17448 FRONDELL CT
EDEN PRAIRIE, MN 55347 -3416
KLlNGELHUTZ CONSTRUCTION CO
350 HWY 212 E
CHASKA, MN 55318 -2144
BLUFF CREEK GOLF ASSOC
1025 CREEKWOOD DR
CHASKA, MN 55318 -9647
CITY OF CHASKA
C/O NOEL GRACZYK
1 CITY HALL PlAZA
CHASKA. MN 55318 -1962
STATE OF MINNESOTA - DOT
METRO RIGHT OF WAY
1500W CO RD B2
ROSEVILLE, MN 55113 -3174
AURORA INVESTMENTS LLC
5215 EDINA INDUST BLVD
SUITE 100
MINNEAPOLIS, MN 55439 -3023
Public Hearing Notification Area (500 feet)
Peterson Property
Planning Case No. 06-09
1600 Pioneer Trail
City of Chanhassen
l man Blvd
o
CITY OF CHANHASSEN
AFFIDA VIT 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
March 1, 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
Rescheduled Public Hearing for Peterson Property - Planning Case 06-09 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 J s\- day of fY\a r-ch , 2006.
~~,T ~~~
Notary Pu IC
CITY OF CHANHASSEN
PLANNING COMMISSION
NOTICE OF RESCHEDULED PUBLIC HEARING
Dear Property Owner:
On February 23, 2006, the City of Chanhassen mailed a public hearing notice to you regarding the
following proposal:
. PETERSON PROPERTY/PIONEER PASS: Request for a comprehensive plan Land Use
Amendment from Residential- Medium Density and Office/Industrial to Residential - Low Density
(approximately 43 acres); Rezoning from Agricultural Estate District, A2, to Residential Low and
Medium Density District, RLM (approximately 43 acres); Preliminary Plat creating 82 lots, 80utlots
and right-of-way for public streets (approximately 73 acres); Conditional Use Permit for development
within the bluff creek overlay district with a Variance for encroachment into the primary zone; and a
Wetland Alteration Permit for the grading and filling of wetlands on property located north of Pioneer
Trail (1600 Pioneer Trail) at future Highway 312 (see location map on reverse side of this notice)-
Planning Case No. 06-09. Applicant: D. R. Horton
The public hearing has been RESCHEDULED for Tuesdav. March 21. 2006 in the City Hall
Council Chambers. The meeting will begin at 7:00 p.m. This hearing may not start until later in the
evening, depending on the order of the agenda.
If you have questions regarding this proposal, contact Robert Generous at 952-227-1131 or by email:
bqenerous@cLchanhassen.mn.us, or visit the City's NEW projects web page at
www.ci.chanhassen.mn.us/serv/proiects.html
CITY OF CHANHASSEN
PLANNING COMMISSION
NOTICE OF RESCHEDULED PUBLIC HEARING
Dear Property Owner:
On February 23, 2006, the City of Chanhassen mailed a public hearing notice to you regarding the
following proposal:
. PETERSON PROPERTY/PIONEER PASS: Request for a comprehensive plan Land Use
Amendment from Residential- Medium Density and Office/Industrial to Residential- Low Density
(approximately 43 acres); Rezoning from Agricultural Estate District, A2, to Residential Low and
Medium Density District, RLM (approximately 43 acres); Preliminary Plat creating 82 lots, 80utlots
and right-of-way for public streets (approximately 73 acres); Conditional Use Permit for development
within the bluff creek overlay district with a Variance for encroachment into the primary zone; and a
Wetland Alteration Permit for the grading and filling of wetlands on property located north of Pioneer
Trail (1600 Pioneer Trail) at future Highway 312 (see location map on reverse side of this notice)-
Planning Case No. 06-09. Applicant: D. R. Horton
The public hearing has been RESCHEDULED for Tuesdav. March 21. 2006 in the City Hall
Council Chambers. The meeting will begin at 7:00 p.m. This hearing may not start until later in the
evening, depending on the order of the agenda.
If you have questions regarding this proposal, contact Robert Generous at 952-227-1131 or by email:
bqenerous@cLchanhassen.mn.us, or visit the City's NEW projects web page at
www.ci.chanhassen.mn.us/serv/proiects.html
D
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 use~s access or use of
data provided.
D
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 use~s access or use of
data provided.
Jam.and Smudge Free Printing
Use Avery@ TEMPLATE 5160@
GAYLE 0 & LOIS J DEGLER
TRUSTEES OF TRUSTS
1630 LYMAN BLVD
CHANHASSEN ,MN 55317 -9402
NDI MINNESOTA LLC
CIO HOVSTONE PROPERTIES MN LLC
7615 SMETANA LN
SUITE 160
EDEN PRAIRIE, MN 55346 -4700
JOHN KLlNGELHUTZ
CIO JAMES W HEISEL
350 EAST HWY 212
PO BOX 89
CHASKA, MN 55318 -0089
r --~~UFF CREEK GOLF ASSOC
1025 CREEKWOOD DR
CHASKA, MN 55318 -9647
AURORAINVESTMENTSLLC
5215 EDINA INDUST BLVD
SUITE 100
MINNEAPOLIS, MN 55439 -3023
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FOX PROPERTIES LP
27990 SMITHTOWN RD
EXCELSIOR, MN 55331 -7911
STATE OF MINNESOTA - DOT
395 JOHN IRELAND BLVD
631 TRANSPORTATION BLOG
ST PAUL, MN 55155 -1801
ARTHUR B JOHNSON
17448 FRONDELL CT
EDEN PRAIRIE. MN 55347 -3416
CITY OF CHASKA
CIO NOEL GRACZYK
1 CITY HALL PLAZA
CHASKA, MN 55318 -1962
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www.avery"com
1-800-GO-AVERY
@.AVERV@ 5160@
PETERSON-JACQUES FARM LAND CO
CIO SEVERIN H PETERSON JR
15900 FLYING CLOUD DR
! EDEN PRAIRIE. MN 55347 -4047
G&M LAURENT FAMILY L TD PTRSHP .
I 24760 CEDAR POINT RD
. i NEW PRAGUE, MN 56071 -4056
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KLlNGELHUTZ CONSTRUCTION CO
350 HWY 212 E I
CHASKA. MN 55318 -2144
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I:: METRO RIGHT OF WAY
1500 W CO RD B2
i ! i ROSEVILLE. MN 55113 -3174
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Public Hearing Notification Area (500 feet)
Peterson Property
Planning Case No. 06-09
1600 Pioneer Trail
City of Chanhassen
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