PC Minutes 4-19-20Planning Commission Minutes – April 19, 2022
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PUBLIC HEARING:
855 PLEASANT VIEW ROAD: CONSIDER A REQUEST FOR SUBDIVISION REVIEW
FOR TWO LOTS WITH VARIANCES FOR THE USE OF A PRIVATE STREET AND A
NECK LOT
Senior Planner Generous gave a staff report, noting this is a two-lot subdivision and the proposed
development is consistent with the guided use of residential low-density. The proposed
subdivision creates two single-family lots, the first adjacent to Pleasant View Road and the
second is the neck lot. There is a wetland located on the southern part of the property. Staff
directed the Applicant to come in from one access point via a private street and the only public
improvement would be the extension of a water line across Pleasant View Road and the
installation of a fire hydrant.
Water Resources Engineer Seidl said regarding drainage and grading on the site, the project area
generally slopes down from the northwest with some relatively steep slopes on the site.
Stormwater runoff is conveyed through properties on the east to Fox Path Road where it is
collected by public infrastructure and outlets into Lotus Lake. Mr. Seidl shared the Watershed
District rules including the abstraction rule, water quality rule, and peak discharge rate rule and
spoke about potential impacts or adverse effects for the development and for the Applicant to
design around those potential impacts. He received comments from two residents who are
concerned about the project as they are directly downstream.
Mr. Generous stated Staff believes the Applicant meets all these findings and recommends
approval of the subdivision with the variances for the private street and neck lot subject to the
conditions of approval of the Staff report.
Matt Pavek, Civil Engineer on the project, shared they are almost through the preliminary design
phase, everything is sized, and the final design will meet all the requirements. They are working
with the Watershed District as they have rather robust requirements, as well.
Todd Simning, working with the Applicant, shared that historically there were two houses on the
property which discharged stormwater offsite. That definitely did have an impact to the
downstream neighbors. He noted they are upsizing the basins to be sure that there is not an issue
for any parties.
Chairman von Oven opened the public hearing.
Ed Szalapski, 850 Pleasant View Road, welcomes the development and thinks the houses will be
a great improvement to the neighborhood. He thanked Mr. Generous for asking the Applicant to
put in a single private road rather than three driveways. Mr. Szalapski was looking through plans
for utilities noting his driveway is right across and would like a guarantee that someone without a
four-wheel drive truck will be able to get in and out of there. He noted he bought his property in
1994 and in looking at the original plats he has a little strip of land on the south side of Pleasant
View Road across from his property. He believes it is within the City right-of-way but the City is
not using it; his understanding is that it is still his property and he wants to make sure the new
development will not encroach on that. He worries about subtracting that land from his property
when it comes to hardcover calculations and things like that.
Planning Commission Minutes – April 19, 2022
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Mr. Generous noted Staff disagrees with Mr. Szalapski’s analysis that he owns that property as it
was shown as platted right-of-way which puts it in the City’s ownership.
Chairman von Oven closed the public hearing.
Commissioner Johnson moved, Commissioner Schwartz seconded that the Chanhassen
Planning Commission recommends City Council approve a request for subdivision review
for two lots with variances for the use of a private street and a neck lot on property located
at 855 Pleasant View Road subject to the conditions of the staff report, and adopts the
Findings of Fact and Recommendation. All voted in favor and the motion carried
unanimously with a vote of 6 to 0.
PUBLIC HEARING:
775 AND 731 W. 96TH STREET (ERHART FARM): CONSIDER A REQUEST FOR
REZONING AND PRELIMINARY PLAT TO ADD TWO LOTS TO THE APPROVED
PRELIMINARY PLAT FOR THE ERHART FARM DEVELOPMENT WITH A
VARIANCE FROM THE TREE REPLACEMENT REQUIREMENT
Mr. Generous noted this is an amendment to a preliminary plat that was previously approved.
The Applicant is adding 1.08 acres to the development. As part of this, they must rezone the
property from agricultural to single-family residential which is consistent with the
Comprehensive Plan. Mr. Generous noted the only revision is because of a small area on the
south end. He shared about tree preservation and landscaping noting the variance from the tree
replacement requirement is for using less than 2.5 inch tree stock and certified nursery tree stock.
Staff recommends approval.
Mr. Henricksen gave an overview of grading and drainage, noting the changes are not
substantial. The site is proposed to be mostly mass graded and tree clearing has already
commenced. Mr. Henricksen spoke about public sanitary and water mains, as well as
stormwater.
Dan Blake, Black Cherry Development, spoke about Outlot A, maintenance, and the tree
question on the west side of the street. The Applicant thinks trees along the west side would have
the most visible benefit to the public and neighborhood. They would agree to relocating or
replacing those trees in the future.
Chairman von Oven opened the public hearing.
Chairman von Oven closed the public hearing.
Commissioner Schwartz moved, Commissioner Soller seconded that the Chanhassen
Planning Commission recommends City Council approve the amended preliminary plat
with a variance for the tree replacement requirements subject to the conditions of the staff
report, amend the rezoning to include the additional parcel, and adopts the Findings of
Fact and Recommendation. All voted in favor and the motion carried unanimously with a
vote of 6 to 0.