PC Staff Report 7-19-22Planning Commission Item
July 19, 2022
Item 581 Fox Hill Drive: Consider a Request for Approval for Subdivision of 2.47
Acres into Four Lots and One Outlot with Variances
File No.Planning Case No. 2022-10 Item No: B.2
Agenda Section PUBLIC HEARINGS
Prepared By Sharmeen Al-Jaff, Senior Planner
Applicant
Chad Mayes
Denali Custom Homes
18352 Minnetonka Blvd.
Wayzata, MN 55391
Present Zoning Single Family Residential District (RSF)
Land Use Residential Low Density
Acerage 2.47
Density 1.6 units per acre
Applicable
Regulations
Chapter 18, Subdivisions
Sec. 18-22. - Variances
Sec. 18-57. - Streets (a)
Sec. 18-60. - Lots(f)
Chapter 20, Article XII, RSF District
SUGGESTED ACTION
“The Chanhassen Planning Commission recommends approval of the preliminary plat to subdivide
2.47 acres into four lots and one outlot and a variance to allow a 50-foot public right-of-way (ROW)
as shown in plans Received June 17, 2022, subject to the conditions of approval and adopts the
Findings of Fact and Recommendation.”
SUMMARY
382
The applicant is requesting to subdivide 2.47 acres into four lots and one outlot for single-family
detached housing. The property is located at the southeast intersection of Carver Beach Road and Fox
Hill Drive and west of Lotus Lake. Access to the site is proposed via Fox Hill Drive.
The applicant is dedicating the ROW for Lotus Woods Drive to facilitate the connection to Big Woods
Boulevard. The City Code requires a 60-foot ROW width. All connecting streets in the immediate
vicinity range between 40 and 50 feet in width. Staff directed the applicant to dedicate a 50-foot-wide
ROW. This will require a variance and is addressed in more detail later in the report.
BACKGROUND
DISCUSSION
See attached staff report.
RECOMMENDATION
“The Chanhassen Planning Commission recommends approval of the preliminary plat to subdivide 2.47
acres into four lots and one outlot and a variance to allow a 50-foot public right-of-way (ROW) as
shown in plans, Received June 17, 2022, subject to the conditions of approval and adopts the Findings
of Fact and Recommendation.”
ATTACHMENTS
Staff Report
Findings of Fact and Recommendation
Development Review Application
Preliminary and Final Plat
Affidavit of Mailing
PH Notice to Villager
Email Comment - Johansson
383
CITY OF CHANHASSEN
PC DATE:July 19, 2022
CC DATE: August 8, 2022
REVIEW DEADLINE: August 16, 2022
CASE #: 2022-10
BY: SJ, ET, EH, JR, JS, JS
SUMMARY OF REQUEST: Subdivision of 2.47 acres into four lots and a variance to allow a
50-foot ROW.
LOCATION:South of Fox Hill Drive, west of Lotus Lake and east of Carver Beach Road
APPLICANT: Denali Custom Homes OWNER: Fox Hill Properties, LLC
Chad Mayes Andy Awes
18352 Minnetonka Boulevard 14530 Martin Drive, Suite 120
Wayzata, MN 55391 Eden Prairie, MN 55344
chad@denalicustomhomes.com andy@committeefilms.com
612-282-0918 612-396-6478
PRESENT ZONING: Single Family Residential District (RSF)
2040 LAND USE PLAN: Residential
Low Density (1.2 – 4.0 units/net acre)
ACREAGE:2.47 acres
DENSITY: 1.6 units per acre
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 Ordinances for variances. 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.
Notice of this public hearing has been mailed to all property owners within 500 feet.
PROPOSED MOTION:
“The Chanhassen Planning Commission recommends approval of the preliminary plat to
subdivide 2.47 acres into four lots and one outlot and a variance to allow a 50-foot public right-of-
way (ROW) as shown in plans, Received June 17, 2022, subject to the conditions of approval and
adopts the Findings of Fact and Recommendation.”
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APPLICABLE REGULATIONS
Chapter 18, Subdivisions
Sec. 18-22. - Variances
Sec. 18-57. - Streets (a)
Sec. 18-60. - Lots(f)
Chapter 20, Article XII, RSF District
PROPOSAL/SUMMARY
The applicant is requesting to subdivide 2.47 acres into four lots and one outlot for single-family
detached housing. The property is located at the southeast intersection of Carver Beach Road
and Fox Hill Drive and west of Lotus Lake. Access to the site is proposed via Fox Hill Drive.
The applicant is dedicating the ROW for Lotus Woods Drive to facilitate the connection to Big
Woods Boulevard. The City Code requires a 60-foot ROW width. All connecting streets in the
immediate vicinity range between 40 and 50 feet in width. Staff directed the applicant to
dedicate a 50-foot-wide ROW. This will require a variance and is addressed in more detail later
in the report.
Sewer and water are available to the site. The property is zoned Single Family Residential
(RSF).
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SUBDIVISION
The applicant is proposing to subdivide 2.47 acres into four lots and one outlot. The lots are
proposed to be served via Fox Hill Drive.
The applicant is proposing to dedicate the ROW for the future extension of the Lotus Woods
Drive which will connect Fox Hill Drive with Big Woods Boulevard.
There is a variance attached to the application that deals with the width of the ROW. This variance
will be discussed in detail later in the report.
All of the proposed lots meet the minimum area, width and depth requirements of the Zoning
Ordinance.
Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent
with the Zoning Ordinance.
DRAINAGE AND UTILITY EASEMENTS AND RIGHT-OF-WAY
The preliminary plat provided illustrates mostly typical public drainage and utility easements
(DUE) along the proposed subdivision’s lot lines with five-foot DUE along the side and rear lot
lines and a 10-foot DUE along the front lot lines. Additional DUE is being proposed along Lot 1,
Block 1 along the shoreline of Lotus Lake and Lot 1, Lot 2, and Lot 3, Block 2, which
encompass a wetland along with private stormwater BMPs. Private stormwater BMPs to serve
the needs of the development must be wholly located outside of all public easements upon
submittal of the final plat. This can be accomplished by either relocating the BMPs or adjusting
the public DUE.
The applicant is proposing to dedicate 10 feet of ROW to provide for a 50-foot ROW width
along Fox Hill Drive, 20 feet of ROW to provide for a 40-foot width along Carver Beach Road,
as well as a 50-foot ROW bisecting Lot 1, Block 1 and Lot 1, Block 2 to provide connectivity to
the south for when the area further subdivides. In order to provide a consistent 50-foot ROW
corridor along Carver Beach Road, the applicant will be required to dedicate an additional 10
feet of ROW. The newly dedicated 50-foot ROW intersecting with Fox Hill Drive will
eventually provide a needed secondary access to the area and will connect Fox Hill Drive to Big
Woods Drive; the Lotus Woods subdivision to the south, recorded in 2020, provided the ROW
connection off Big Woods Drive. While these widths are not the City’s current standard for
ROW widths (60 feet), the dedications are consistent with the surrounding neighborhood.
EXISTING CONDITIONS SURVEY
The applicant provided an existing conditions survey dated July 16, 2021. The existing
conditions survey describes an easement granted to the Northern States Power Company from
July 22, 1941. Based on the location of the overhead power from the survey, it would appear the
easement may be located within ROW to be dedicated with the final plat. Any underlying
easements within public easements, including public ROW, must be vacated or released prior to
recording of the final plat.
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WETLANDS
The proposed plans show one wetland onsite that was delineated by Kjolhaug Environmental
Services on November 23, 2020. The report included a MNRAM assessment. The wetland was
classified as a high value wetland (manage type 1) with a minimum buffer width requirement of
30 feet and an average width of 60 feet as outlined by Riley Purgatory Bluff Creek Watershed
District (RPBCWD) rules. The watershed buffer rules are stricter than City regulations. City
Ordinance requires a 30-foot principal structure setback from wetland buffers. The construction
plans dated June 17, 2022 show wetland buffers and setbacks that is consistent with Article VI,
Chapter 20 of City Ordinance - Wetland Protection and appears to meet watershed buffer
requirements.
GRADING
The site’s existing and proposed grades generally slope down both east and west from a high
point located near the center of the property. The developer is proposing to mass grade a
majority of the site in order to construct the public street, house pads, and stormwater
management areas. The preliminary grading plans dated June 17, 2022 submitted for the
preliminary plat review appear to be in compliance with Section 7-19 and 18-40 of City
Ordinance; requirements of these sections include separation from low floor elevations of the
proposed homes to the highest known groundwater elevations, ensuring lowest building openings
have enough freeboard from any emergency overflows adjacent to the homes, ensuring driveway
grades are within limits set by Ordinance (0.5%-10%), ensuring drainage will be routed away
from building pads, illustrating adequate erosion control measures are planned for, etc.
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DRAINAGE
In the existing conditions survey, there is a large drainage break along a hill located near the
center of the project area which directs water either east or west. Stormwater runoff flows to one
of three discharge points, east to Lotus Lake, northwest to Carver Beach Road, or to the on-site
wetland on the west side of the site. Off-site drainage from the private parcel south of the
development also drains to the wetland onsite and was included in the hydraulic analysis. The
wetland onsite does not have a structural outlet in the existing condition but overtops a natural
spillway outlet and drains northwest to Carver Beach Road when inundated. Drainage to Carver
Beach Road is picked up by catch basins in the northwest corner of the intersection of Carver
Beach Road and Fox Hill Drive and drains to existing stormwater pond Lotus Lake 1-2-1.
The proposed condition largely maintains the existing drainage patterns, continuing to drain to
the same three discharge points. The proposed design uses surface grading to convey runoff to
one of four privately owned best management practices (BMPs) which treat the stormwater
before it discharges to one of the three discharge points. The proposed BMPs include one surface
infiltration basin on Lot 2, Block 2 and three underground infiltration systems on Lot 2, Block 1
and Lots 1 and 3, Block 2. Drainage from the proposed future road which separates Blocks 1 and
2 is proposed to be routed to the underground infiltration system on Lot 1, Block 1 for treatment.
An outlet for the wetland is proposed to be directed to the underground infiltration system on Lot
1, Block 2, with a natural spillway acting as the emergency overflow and continuing to drain
northwest to Carver Beach Road. Piped outlets for the proposed BMPs are directed to one of the
three discharge points. The stormwater routing of the BMP on Lot 3, Block 2 is unclear and
needs to be confirmed by the applicant during the final design process. The final design may
require connections to public stormwater infrastructure along Carver Beach Road. The proposed
design appears to mix private and future public stormwater associated with the future public
road. The final design shall confirm how the public stormwater associated with the future road
will be separated from the private system.
The bounce in the on-site wetland was unchanged from existing conditions for the 2-year and 10-
year storm events but increased by approximately 0.3 feet in the 100-year storm event under
proposed conditions. Because this wetland extends onto adjacent properties the 100-year HWL
must be maintained. The applicant’s final plat submittal shall show no net increased to the 100-
year HWL of the on-site wetland.
EROSION PREVENTION AND SEDIMENT CONTROL
The proposed development will exceed one (1) acre of disturbance and will, therefore, be subject
to the General Permit Authorization to Discharge Stormwater Associated with Construction
Activity Under the National Pollution Discharge Elimination/State Disposal System (NPDES
Construction Permit). The applicant has prepared and submitted a Surface Water Pollution
Prevention Plan (SWPPP) to the City for review. The SWPPP is a required submittal element
for preliminary plat review along with the Erosion and Sediment Control Plan in accordance with
Section 19-145 of City Ordinance. No earth disturbing activities may occur until an approved
SWPPP is developed. This SWPPP shall be a standalone document consistent with the NPDES
Construction Permit and shall contain all required elements the permit. The SWPPP will need to
be updated as the plans are finalized, when the contractor and their sub-contractors are identified,
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and as other conditions change. All erosion control shall be installed and inspected prior to
initiation of site grading activities.
There is an area on the northeast portion of Lot 1, Block 1 that is being proposed for an outfall
pipe to Lotus Lake which will requiring trenching. The ESCP and tree preservation plans must
address this excavation and it’s impacts upon submittal of final plans for review and approval.
Enhanced erosion control measures are required when excavating near bodies of waters and must
be in accordance with the NPDES General Construction Permit.
STREETS
The proposed subdivision abuts Fox Hill Drive to the north and Carver Beach Road to the west.
Access to Lot 1, Block 1 and Lots 1-3, Block 2 of the proposed subdivision are proposed to be
had from Fox Hill Drive. As discussed previously under “Drainage and Utility Easements and
Public Right-of-Way”of this report, right-of-way is being dedicated to facilitate the connection
of a secondary access for the neighborhood which will extend from Fox Hill Drive to Big Woods
Drive. The applicant is proposing to construct only the intersection located at Fox Hill Drive and
the newly dedicated ROW. Staff recommends that the street be constructed to the maximum
extent practicable at this time rather than accepting an escrow for its future construction as it is
feasible to construct a majority of the street. Requiring the construction of a future street is
preferred when feasible rather than accepting an escrow for its future construction due to the
difficulty and variability in projecting the appropriate amount as it is typically unknown when
future street connections will be constructed.
In order to ensure that the alignment and grades of the proposed street will be conducive to the
future connection to Big Woods Drive the applicant shall provide exhibits illustrating the
alignment, profile, and grades upon submittal of final construction plans and must approved prior
to recording of final plat.
SANITARY SEWER AND WATERMAIN
The newly proposed subdivision will have access to adequate public sanitary sewer and water
facilities within Fox Hill Drive right-of-way. The plans illustrate tapping two new service lines
for both sanitary and water and connecting to two existing services for both sanitary and water
that were installed in 1975. Any existing services proposed to be connected to shall be verified
prior to connection of their serviceability such as televising the sanitary stubs to the public main;
any existing services not used shall be removed and abandoned accordingly.
The applicant is proposing an approximately 120-foot extension of a municipal water main along
the alignment of the future street which will eventually connect Fox Hill Drive and Big Woods
Drive. This extension is necessary to create a water main loop to the area which will provide
better serviceability, water quality, and available flows during firefighting operations. The
proposed alignment of the extended municipal main is in general conformance with City
Standards and Specifications. All newly installed public utilities will be required to adhere to the
City of Chanhassen’s Standard Specifications and Detail Plates, which will be the governing
specifications for said improvements. Upon acceptance by City Council the water mains will
become publicly owned and maintained. A municipal sanitary sewer extension is not required.
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STORM WATER MANAGEMENT
Article VII, Chapter 19 of City Code describes the required storm water management
development standards. Section 19-141 states that “these development standards shall be
reflected in plans prepared by developers and/or project proposers in the design and layout of site
plans, subdivisions and water management features.” These standards include water quality
treatment resulting in the removal of 90% total suspended solids (TSS) and 60% total
phosphorous (TP), and runoff rate control for the 2-, 10-, and 100-year storm events. The
proposed development is located within the RPBCWD and is therefore subject to the watershed’s
rules and regulations. A Stormwater Management Report dated June 17, 2022 was submitted by
the applicant to the City and provided to the watershed district concurrently as part of the
preliminary plat review. Approval from the RPBCWD has not been received for the site.
As outlined in the City’s Surface Water Management Plan adopted in December 2018, the City
requests regional ponding areas as opposed to individual on-site BMPs. Due to the large hill
onsite, it does not seem feasible to direct drainage from the entire site to one regional BMP.
However, it does seem feasible to combine requirements and reduce the number of onsite BMPs
to one BMP east of the hill (near Lotus Lake) and one west of the hill (near the onsite wetland).
The City explored whether the existing Lotus Lake 1-2-1 stormwater pond could be used to
provide water quality treatment for the portion of the site which drains northwest to Carver
Beach Road. The site is within RPBCWD and is required to meet all applicable watershed rules
which includes volume abstraction of 1.1 inches of runoff from all new or disturbed impervious
for redevelopment where over 50% of the project area is being disturbed. RPBCWD does allow
for the use of existing regional stormwater management BMPs to meet its rules however Lotus
Lake 1-2-1 does not provide the RPBCWD required volume abstraction and couldn’t be used
alone to meet RPBCWD’s rules. The applicant shall investigate the potential of a more regional
BMP design and submit justification for the final design configuration as part of the final plat
submittal.
With the currently proposed infiltration BMPs the water quality rules appear to be met since the
volume abstraction requirement is met. Water quality modeling will need to be updated if the
site’s BMPs are combined or infiltration rates change with the updated geotechnical information
to confirm requirements are still being met. The applicant shall resubmit updated models in their
native form prior to recording the final plat to confirm the City’s water quality rule is met.
The Stormwater Management Report and supporting Hydrologic and Hydraulic HydroCAD
models were reviewed and found to be acceptable for rate control analysis. The modeling
demonstrates that rate control is met to the on-site wetland, and to Lotus Lake in all storm event
modeled. Rate control to the northwest discharge point is met for the 10- and 100-year storm
events but is shown to increase by 0.16 cfs in the 2-year storm event. This minor rate increase is
acceptable since the existing storm sewer on Carver Beach Road is sized for a 10-year storm
event so will be sized to handle this minor rate increase in the 2-year storm event. HydroCAD
modeling will need to be updated if the site’s BMPs are combined to confirm rate control
requirements are still being met prior to recording the final plat. The final design and associated
modeling will also have to confirm the HWL of the wetland is not increased by the development
as this wetland extends past the property boundary.
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As noted previously, RPBCWD rules require 1.1 inches of stormwater abstraction for all
impervious area (new and existing) for the entire project area when over 50% of the project area
is being disturbed. The proposed condition has an impervious area of 0.50 acres requiring 1,993
CF of abstraction. The proposed BMPs have a combined volume provided of 2,549 CF
exceeding the RPBCWD required volume. Soil borings are required by RPBCWD to confirm
separation to groundwater and infiltration rates onsite. Soil borings were not included with the
preliminary plat submittal and will be required. If the soil borings show infiltration is not feasible
onsite due to high groundwater or unsuitable soils, modifications to the current design will be
required to meet RPBCWD rules. As such the applicant shall receive conditional approval from
the watershed district prior to final plat submittal to the City.
As outlined in the City’s Surface Water Management Plan adopted in December 2018, the City
requires at least 3 feet of freeboard between a building elevation and adjacent ponding features.
The high-water levels of all proposed BMPs and the wetland should be noted on the plans to
confirm freeboard requirements are being met with respect to all existing and proposed ponding
features. Freeboard requirements were confirmed to be met with respect to the onsite wetland for
all existing and proposed adjacent buildings.
All work proposed appears to be outside of the FEMA floodplain and above the Ordinary High-
Water Level of Lotus Lake, so additional permitting with FEMA and/or the Minnesota
Department of Natural Resources is not anticipated to be required.
The infiltration BMPs located on each of four lots are to be privately owned and therefore will
require an Operations and Maintenance (O&M) Agreement and associated plan. The plan
identifies the maintenance schedule, responsible party, and should include information on how
the system will be cleaned out including the underground infiltration chambers proposed in the
construction plans. The applicant must provide a signed O&M Agreement prior to the initiation
of construction activities onsite. It is recommended that an HOA is created to streamline the
operation and maintenance of the separate BMP systems to reduce risk and responsibility for
future homeowners.
STORM WATER UTILITY CONNECTION CHARGES
City Ordinance sets out the fees associated with surface water management. A water quality and
water quantity fee are collected with a subdivision. These fees are based on land use type and
are intended to reflect the fact that the more intense the development type, the greater the
degradation of surface water.
This fee will be applied to the new lots of record being created. It is assessed at the rate in effect
at that time; the 2022 rate for low-density residential is $8,830.00 per acre of developable land.
ASSESSMENTS
Water and sewer partial hookups are due at the time of final plat. The partial hookup fees will be
assessed at the rate in effect at that time; 2022 rates for partial hookup fees are $691.00 per unit
for sanitary sewer and $2,562.00 per unit for water. The remaining partial hookups fees are due
with the building permit.
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FEES
Based on the proposal the following fees would be collected with the Development Contract
(DC):
a) Administration Fee: if the improvement costs are less than $500,000, 3% of the
improvement costs
b) Surface Water Management Fee: $8,830.00/acre of developable land
c) A portion of the water hook-up charge @ $2,562.00/unit
d) A portion of the sanitary sewer hook-up charge @ $691.00/unit
e) Park Dedication Fee @ $5,800.00/unit
f) GIS fees @ $100 for the plat plus $30 per parcel: $160.00
g) Final plat process (review and recording of Plat and DC): $450.00
LANDSCAPING AND TREE PRESERVATION
The parcel is a fully wooded site. The existing trees are a mix of native species collectively
known as the Big Woods. A variety of trees including sugar maple, red oak, and butternut cover
the entire site with many significant trees throughout the parcel. The parcel has been wooded for
many decades as evidenced by the number of large, mature trees and historic aerial photos going
back to 1937. Retaining as many trees as possible is important to maintaining the character of the
neighborhood with the proposed development.
The proposed subdivision is low density and allowed by City Code to remove 45% of the trees
without penalty. The applicant is proposing to remove 65% of the trees on the site to build four
homes. Some additional tree removal is being proposed for a rain garden on Lot 3. Three of the
lots are employing underground runoff storage tanks, but on Lot 2 a section of trees is proposed
to be cleared to create an infiltration basin near the wetland. Trees provide a reduction in
stormwater runoff and should not be cleared for a rain garden. Additionally, the area cleared for
the infiltration basin further fragments the wooded area which increases environmental stresses
on surrounding trees and reduces the wildlife benefits of the wooded buffer area. To preserve
the trees and the remaining character of the site, staff recommends that an underground
stormwater feature or infiltration basin be proposed in the side or rear yard of Lot 2 at the edge
of the wooded area and the wooded wetland buffer area be preserved mostly intact and covered
with a Conservation Easement. Previous developments in the area have dedicated portions of the
existing Big Woods forest type under Conservation Easements. The neighboring Big Woods and
Eidsness developments to the south have Conservation Easements on all of the lots. This
development would be consistent with dedicating a Conservation Easement over the wooded
areas on Lots 1 and 2.
Canopy coverage and preservation calculations have been submitted for the Fox Hill Drive
development. The applicant has calculated the following coverages:
Total upland area (excluding wetlands)101,998 SF
Total canopy area (excluding wetlands)96,530 SF
Baseline canopy coverage 95%
Minimum canopy coverage allowed 55% or 56,098 SF
Proposed tree preservation 35% or 35,699 SF
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The developer does not meet the 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 20,429 SF
Multiplier 1.2
Total replacement 24,514 SF
Total number of trees to be planted 22 trees
The total number of trees required for the development is 22. The applicant has proposed a total
of 17 overstory trees and 9 ornamental trees. The applicant meets diversity requirements. No
bufferyard plantings are required on the site.
There is additional tree removal on the site that is not reflected in the tree removal plans or
calculations. The installation of the discharge pipe into Lotus Lake and the connection of the
infiltration basin on Lot 2 to the wetland and the home site will require tree removal. This is not
shown on the tree removal plans. The applicant shall revise the tree removal plans and
calculations to reflect the actual tree removal needed on site.
COMPREHENSIVE PARK PLAN
The City’s
Comprehensive Park
Plan calls for a
neighborhood park to be
located within one-half
mile of every residence
in the city. The
proposed Fox Hill Drive
subdivision is located
within the Carver Beach
Park neighborhood park
service area. The two
Carver Beach parks
feature the following
amenities: swimming
beach, playground,
fishing pier, trails,
basketball court, ball
field, picnic shelter,
canoe rack and parking
area.
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COMPLIANCE TABLE
RSF Setbacks: Front: 30 feet, Side: 10 feet
* Riparian lots must have a minimum area of 20,000 square feet
VARIANCE
City Code requires a 60-foot ROW. The surrounding area and the ROW within the Carver
Beach area is between 40 and 50 feet wide. Approval of the variance will allow the street to
blend in with the surrounding neighborhood. This street will provide future access to the
property located south of the subject site.
SUBDIVISION - FINDINGS
1.The proposed subdivision is consistent with the zoning ordinance.
Finding: The subdivision meets all the requirements of the RSF, Residential Single-
Family District and the zoning ordinance.
2.The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the City's Comprehensive Plan.
Finding: The proposed subdivision is consistent with the Comprehensive Plan and
subdivision ordinance.
3.The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and
stormwater drainage are suitable for the proposed development.
Finding: The proposed site is suitable for development subject to the conditions specified
in this report.
4.The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter.
Finding: The proposed subdivision is served by adequate urban infrastructure.
Lot Area
(sq. ft.)
Lot
Width
Lot
Depth
Code (RSF)15,000/20,000 90 125
Lot 1, Block 1 28,801*114.78 244.29
Lot 1, Block 2 15,037 114 131
Lot 2, Block 2 22,622 238.91 137.37
Lot 3, Block 2 18,886 115.77 183
Outlot A 6,157
Right-of-Way 15,876
Total 107,379
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5.The proposed subdivision will not cause environmental damage.
Finding: The proposed subdivision will not cause significant environmental damage
subject to conditions of approval. The proposed subdivision contains adequate open areas
to accommodate a house pad.
6.The proposed subdivision will not conflict with easements of record.
Finding: The proposed subdivision will not conflict with existing easements, but rather
will expand and provide all necessary easements.
7.The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
a.Lack of adequate stormwater drainage.
b.Lack of adequate roads.
c.Lack of adequate sanitary sewer systems.
d.Lack of adequate off-site public improvements or support systems.
Finding: The proposed subdivision will have access to public utilities and streets.
VARIANCE - FINDINGS
As part of this request, a variance to allow a 50-foot-wide ROW is requested. The City Council
may grant a variance from the regulations contained in the subdivision chapter as part of a
subdivision approval process following a finding that all of the following conditions exist:
1.The hardship is not a mere inconvenience.
2.The hardship is caused by the particular physical surroundings, shape or topographical
conditions of the land.
3.The condition or conditions upon which the request is based are unique and not generally
applicable to other property.
4.The granting of a variance will not be substantially detrimental to the public welfare and is
in accord with the purpose and intent of this chapter, the zoning ordinance and
Comprehensive Plan.
Finding: Staff recommends the variances be approved as shown in plans received
June 17, 2022, for the 50-foot-wide right-of-way to allow the street to blend in with the
surrounding neighborhood.
RECOMMENDATION
“The Chanhassen Planning Commission recommends approval of the preliminary plat to
subdivide 2.47 acres into four lots and one outlot and a variance to allow a 50-foot public right-of-
way as shown in plans Received June 17, 2022, subject to the following conditions and adoption
of the Findings of Fact and Recommendation:
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SUBDIVISION
Engineering:
1.Any underlying easements within public easements, including public right-of-way, must
be vacated or released prior to recording of the final plat.
2.An additional 10 feet of right-of-way shall be dedicated along Carver Beach Road prior
to recording of final plat providing a 50-foot-wide right-of-way in total.
3.The ESCP and tree preservation plans must address the excavation of the proposed
stormwater conveyance system on Lot 1, Block 1 and it’s impacts upon submittal of final
plans for review and approval.
4.The street within the newly dedicated 50-foot right-of-way extending from Fox Hill
Drive shall be constructed to the maximum extent feasible.
5.The applicant shall provide exhibits illustrating the alignment, profile, and grades of the
proposed street design from Fox Hill Drive to the future connection at Big Woods Drive
upon submittal of final plat.
6.The applicant and their Engineer shall work with City staff in amending the construction
plans, dated June 17, 2022 prepared by Seth Loken, PE with Alliant Engineering to fully
satisfy construction plan comments and concerns. Final construction plans will be
subject to review and approval by staff prior to commencement of any construction
activities.
7.The applicant shall enter into a Development Contract and pay all applicable fees and
securities prior to recording of final plat.
Water Resources Recommendations:
1.Private stormwater BMPs to serve the needs of the development must be wholly located
outside of all public easements upon submittal of the final plat.
2.The applicant shall provide a copy of conditional approval from the RPBCWD as part of
the final plat submittal.
3.The applicant shall provide a copy of the geotechnical report and infiltration test results
as part of the final plat submittal.
4.The applicant must update the Hydrologic and Hydraulic models per City and Watershed
District comments and submit updated computations and models in their native forms
with the final plat and final construction plans.
5.The applicant must demonstrate that the proposed project will not raise the 100-year high
water level of the onsite wetland as part of the final plat submittal.
6.The applicant must demonstrate that the proposed project will be in compliance with the
3-foot freeboard requirement to ponding features as part of the final plat submittal.
7.The applicant must confirm the stormwater routing of the onsite BMPs and include pipe
profiles, details of outlet control structures, underground infiltration details, and
connections to public infrastructure as part of the final plat submittal.
8.The applicant must work with staff to improve the BMP configuration to the maximum
extent given the restrictions of the site and RPBCWD rules.
9.The applicant shall enter into an Operations and Maintenance Agreement for any
proposed privately owned stormwater facilities which shall be recorded concurrently with
the final plat.
396
581Fox Hill Drive
July 19, 2022
Page 14 of 14
Parks:
1.Full Park fees in lieu of additional parkland dedication and/or trail construction shall be
collected as a condition of approval for the four lots. The Park fees will be collected in full
at the rate in force upon final plat submission and approval. Based upon the current single-
family park fee rate of $5,800 per dwelling, the total Park fees for the three new additional
homes would be $17,400.
Environmental Resources Coordinator:
1.Tree protection fencing shall be installed prior to any construction activities and remain
in place until construction is complete.
2.Any trees removed that are shown on plans dated as preserved shall be replaced at a rate
of 2:1 diameter inches.
3.A Conservation Easement shall be dedicated over the wooded side yards on Lots 1 and 2.
4.The applicant will relocate the infiltration basin to the edge of the wooded area on Lot 2
and eliminate the fragmentation of the wooded wetland buffer.
5.The applicant shall revise the tree removal plans and calculations to show tree removal
for all stormwater infrastructure and utilities needed on site.
Building:
1.A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
2.Building permits must be obtained before beginning any construction.
3.Building plans must provide sufficient information to verify that proposed buildings meet
all requirements of the Minnesota State Building Code, additional comments or
requirements may be required after plan review
4.Retaining walls (if present) more than four feet high must be designed by a professional
engineer and a building permit must be obtained prior to construction, retaining walls
under four feet in height require a zoning permit.
ATTACHMENTS
1. Findings of Fact and Recommendation
2. Development Review Application
3. Preliminary Plat Received June 17, 2022
4. Public Hearing Notice and Affidavit of Mailing List
5. Public Hearing Notice to Villager
6. E-mail from Bruce Johansson received July 11, 2022
g:\plan\2022 planning cases\22-10 581 fox hill dr pp and fp\staff report preliminary.doc
397
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE:Application of Denali Custom Homes for a Four Lot Subdivision with a Right-of-Way
Width Variance, Planning Case 22-10
On July 19, 2022, the Chanhassen Planning Commission met at its regularly scheduled meeting
to consider the application to subdivide 2.47 acres into four single-family lots and one outlot and a
variance to allow a 50-foot public right-of-way.
The Planning Commission conducted a public hearing on the proposed development which was
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 RSF, Single-Family Residential.
2.The property is guided in the Land Use Plan for Residential – Low Density (1.2 –
4.0 units per net acre).
3.The legal description of the property is attached as Exhibit A.
4.The Subdivision Ordinance directs the City Council to consider seven possible adverse
effects of the proposed subdivision. The seven (7) effects and our findings regarding
them are:
a)The proposed subdivision is consistent with the zoning ordinance;
b)The proposed subdivision is consistent with all applicable city, county and regional
plans including but not limited to the City's Comprehensive Plan;
c)The physical characteristics of the site, including but not limited to topography,
soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding,
and stormwater 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 environmental damage;
f)The proposed subdivision will not conflict with easements of record; and
398
g)The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
1.Lack of adequate stormwater 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.Variances. The City Council may grant a variance from the regulations contained in this
chapter as part of the plat approval process following a finding that all of the following
conditions exist:
a)The hardship is not a mere inconvenience.
b)The hardship is caused by the particular physical surroundings, shape or
typographical conditions of the land.
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 this chapter, the Zoning
Ordinance and Comprehensive Plan.
The planning report Planning Case 2022-10, dated July 19, 2022, prepared by Sharmeen
Al-Jaff, et al, is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the proposed development
including a Subdivision of 2.47 acres into four lots and one outlot and a variance to allow a 50-foot
public right-of-way.
ADOPTED by the Chanhassen Planning Commission this 19th day of July, 2022.
CHANHASSEN PLANNING COMMISSION
BY:___________________________________
Mark von Oven, Chairman
g:\plan\2022 planning cases\22-10 581 fox hill dr pp and fp\findings of fact.doc
399
EXHIBIT A
Legal Description:
The Land is described as follows:
That part of Government Lot 8 in Section 1, Township 116, Range 23, described as follows:
Beginning at a point in the center line of Lakeview Drive, distant 121.029 feet Southeasterly
from the point of intersection of the center line of said Lakeview Drive with the center line of
Fern Road; thence Southeasterly along the center line of said Lakeview Drive 25 feet; thence
North 75 degrees 07 minutes East to the high water mark of Long Lake (also known as Lotus
Lake); thence Northerly along the high water mark of said lake 25 feet, more or less, to its
intersection with a line bearing North 75 degrees 07 minutes East from the point of beginning;
thence South 75 degrees 07 minutes West 866.5 feet, more or less, to point of beginning. Above
mentioned Lakeview Drive and Fern Road being shown on the plat of CARVER-BEACH,
according to the recorded plat thereof. Subject to an easement granted to the Northern States
Power Company July 22nd, 1941.
and
Beginning at a point in the center line of Lakeview Drive, distant 20.172 feet on a bearing of
South 22 degrees 21 minutes 40 seconds East from the point formed by the intersection of said
Lakeview Drive and Fern Road as shown on the map entitled CARVER-BEACH, according to
the recorded plat thereof; and running from thence along the Southerly line of Fern Road on a
bearing of North 75 degrees 07 minutes 00 seconds East, a distance of 880 plus or minus feet to
the high water mark of Long Lake; thence in a Southerly direction along the high water mark of
said Long Lake 100 plus or minus feet to a point 100 feet at right angles to the first course, when
said course is projected; thence on a course of South 75 degrees 07 minutes 00 seconds West a
distance of 873 feet plus or minus, to a point in the center line of Lakeview Drive, distant
121.029 feet in a Northwesterly direction from the intersection of Lakeview Drive and Fern
Road; thence along the center line of Lakeview Drive on a course of North 22 degrees 21
minutes 40 seconds West a distance of 100.857 feet to the point of beginning.
Torrens Property - Certificate of Title No. 34797.0
Address:581 Fox Hill Dr., Chanhassen, MN
PID & Acreage:250010200, 2.47 Acres
400
COMMUNITY DEVELOPMENT DEPARTMENT
CHAMIASSENPlanningDivision—7700 Market BoulevardCITY OFMailingAddress—P.O. Box 147,Chanhassen, MN 55317
Phone:(952)227-1100/Fax: (952)227-1110
APPLICATION FOR DEVELOPMENT REVIEW
Submittal Date:l( 17 ' PC Date:7l i 9 1 a-CC Date: ( ) i j p Liu-Day Review Date: f i I D.-4,
Section 1: Application Type(check all that apply)
Refer to the appropriate Application Checklist for required submittal information that must accompany this application)
Comprehensive Plan Amendment 600 ® Subdivision (SUB)
Minor MUSA line for failing on-site sewers $100 Create 3 lots or less 300
0 Create over 3 lots 600+ $15 per lot
Conditional Use Permit(CUP) 4 lots)
Single-Family Residence 325 Metes&Bounds(2 lots)300
All Others 425 Consolidate Lots 150
0 Interim Use Permit(IUP)
Lot Line Adjustment 150
In conjunction with Single-Family Residence..$325
Final Plat 700
All Others 425 Includes$450 escrow for attorney costs)*
Additional escrow may be required for other applications
through the development contract.
Rezoning(REZ)
O Planned Unit Development (PUD) 750 Vacation of Easements/Right-of-way(VAC)........$300
0 Minor Amendment to existing PUD 100 Additional recording fees may apply)
O All Others 500
Variance(VAR) 200
El Sign Plan Review 150
Wetland Alteration Permit(WAP)
Site Plan Review(SPR) Single-Family Residence 150
Administrative 100 All Others 275
Commercial/Industrial Districts*500
Plus $10 per 1,000 square feet of building area: Zoning Appeal 100
thousand square feet)
Include number of existing employees: Zoning Ordinance Amendment(ZOA) 500
Include number of new employees:
Residential Districts 500 NOTE: When multiple applications are processed concurrently,
Plus $5 per dwelling unit(units)
the appropriate fee shall be charged for each application.
O Notification Sign (City to install and remove) 200
Property Owners' List within 500'(City to generate after pre-application meeting) 3 per address
44 addresses)
Escrow for Recording Documents(check all that apply) 50 per document
Conditional Use Permit Interim Use Permit Site Plan Agreement
Vacation Variance Wetland Alteration Permit
Metes& Bounds Subdivision (3 dots.) Easements ( easements) Deeds
TOTAL FEE:1492
Section 2: Required Information
Description of Proposal: Proposed lot split that would subdivide an existing residentail parcel into 4 compliant RSF lots.
Proposed plat name: Fox Hill Drive
Property Address or Location: 581 Fox Hill Drive
Parcel#: 250010200 g Legal Description:See Narrative
Total Acreage:2.47 Wetlands Present? ®Yes No
Present Zoning:Single-Family Residential District(RSF) Requested Zoning: Single-Family Residential District(RSF)
Present Land Use Designation: Residential Low Density Requested Land Use Designation: Residential Low Density
Existing Use of Property: Single Family Residential lot
CITY OF CHANIIA EN
Check box if separate narrative is attached. RECEIVED
JUN 1 7 Z01"
CHANHASSEN PLANNING DEPT
401
Section 3: Property Owner and Applicant Information
APPLICANT OTHER THAN PROPERTY OWNER: In signing this application, I,as applicant, represent to have obtained
authorization from the property owner to file this application. I agree to be bound by conditions of approval, subject only to
the right to object at the hearings on the application or during the appeal period. If this application has not been signed by
the property owner, I have attached separate documentation of full legal capacity to file the application. 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 will keep myself informed of the deadlines for submission of material and the progress of this application.
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. I certify that the information and exhibits submitted`
trares
true and correct.
Name: UEA/A1,I CUST:vvA 4Op SS Contact: Ctna.c\ t " A..(e5
Address: 18167 MidAl d 4 $CV tJ, Phone: G!2- 2$2- oil/
City/State/Zip:W qY ZATA , M/J 5539 t Cell: Co(el- Z$Z 09'/ft
Email: ('mac Fax:Nfilr
Signature: Cam.- V ' ., / Date: Co I Co' ZZ—
PROPERTY OWNER: In signing this application, I, as property owner, have full legal capacity to, and hereby do,
authorize the filing of this application. I understand that conditions of approval are binding and agree to be bound by those
conditions, subject only to the right to object at the hearings or during the appeal periods. I will keep myself informed of
the deadlines for submission of material and the progress of this application. I further understand that additional fees may
be charged for consulting fees,feasibility studies,etc.with an estimate prior to any authorization to proceed with the
study. I certify that the information and exhibits submitted are true and correct.
Name: Fox Hill Properties, LLC Contact: Andy Awes
Address: 14530 Martin Dr. Suite 120 Phone:
City/State/Zip: Eden Prairie, MN 55344 Cell: 612-396-6478
Email: andy@committeefilms.com Fax:
Signature: Date:6/15/22
This application must be completed in full and must be accompanied by all information and plans required by
applicable City Ordinance provisions. Before filing this application, refer to the appropriate Application Checklist
and confer with the Planning Department to determine the specific ordinance and applicable procedural
requirements and fees.
A determination of completeness of the application shall be made within 15 business days of application submittal. A
written notice of application deficiencies shall be mailed to the applicant within 15 business days of application.
PROJECT ENGINEER(if applicable)
Name: Alliant Engineering Inc. Contact: Seth Loken
Address: 733 Marquette Ave, Ste 700, Minneapolis Phone: 612)767-9356
City/State/Zip: Minneapolis/MN/55402 Cell:
Email: sloken@alliant-inc.com Fax:
Section 4: Notification Information
Who should receive copies of staff reports? Other Contact Information:
E Property Owner Via: Email Mailed Paper Copy Name:
Applicant Via: Email Mailed Paper Copy Address:
Engineer Via: 0 Email Mailed Paper Copy City/State/Zip:
Other* Via: Email Mailed Paper Copy Email:
INSTRUCTIONS TO APPLICANT: Complete all necessary form fields,then select SAVE FORM to save a copy to your
device. i and deliver to city along with required documents and payment. SUBMIT FORM to send a digital
Copy t0 the city for processing. SAVE FORM PRINT FORM SUBMIT FORM 1
402
LOT 1LOT 1LOT 2LOT 3BLOCK 2BLOCK 1OUTLOT AFOX HILL DRIVECARVER BEACH ROAD(A.K.A. FERN ROAD)(A.K.A. LAKEVIEW DRIVE)LOTUS TRAILPROJECT LOCATIONFOX HILL DRIVE
PRELIMINARY AND FINAL PLAT
COVER SHEET 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION
1SHEET INDEX NO.1VICINITY MAPNOT TO SCALEFOX HILL DRIVECHANHASSEN, MINNESOTASUITE 700ALLIANT ENGINEERING, INC.733 MARQUETTE AVENUEMINNEAPOLIS, MN 55402PH: 612-758-3080CONSULTANTFX: 612-758-3099SURVEYORENGINEERDAN EKREMLICENSE NO. 57366SETH LOKENLICENSE NO. 58862LANDSCAPE ARCHITECTEM: sloken@alliant-inc.comEM: dekrem@alliant-inc.comMARK KRONBECKLICENSE NO. 26222EM: mkronbeck@alliant-inc.comBUILDERCOVER SHEET2EXISTING CONDITIONS SURVEY5PRELIMINARY PLAT6SITE PLAN7GRADING AND DRAINAGE PLAN3-4DETAILS8EROSION AND SEDIMENT CONTROL PLAN9UTILITY PLAN AND PROFILES10TREE CANOPY COVERAGE AND RESTORATION PLAN11-12WETLAND MANAGEMENT PLANSTORM SEWER PLAN AND PROFILES13DENALI CUSTOM HOMES18352 MINNETONKA BOULEVARDWAYZATA, MN 55391CONTACT: DAVID BIEKERPH: 612-718-1671EM: david@denalicustomhomes.comOWNERANDY AWESEM: andy@committeefilms.comLANDSCAPE PLAN14403
FOX HILL DRIVECARVER BEACH ROADS20°28'26"E 125.32N22°37'50"W 125.86N74°50'50"E 825.86N74°50'50"E 821.10(A.K.A. FERN ROAD)(A.K.A. LAKEVIEW DRIVE)32+/-41+/-LOTUSTRAILLOTUS LAKECHANHASSEN, MINNESOTA581 FOX HILL DRIVELOTUS LAKE PROPERTY733 Marquette Ave, Ste 700Minneapolis, MN 55402612.758.3080 612.758.3099www.alliant-inc.comMAINFAX7/16/2021DEMDTDDJOB NO.FIELD DATE ISSUEDCHECKED BYSCALEDRAWN BY1"=30'21-0122SignatureDate License NumberPrint NameDANIEL EKREMI hereby certify that this survey, plan, or reportwas prepared by me or under my directsupervision and that I am a duly Licensed LandSurveyor under the laws of the state ofMinnesota.LEGAL DESCRIPTIONThe Land is described as follows:That part of Government Lot 8 in Section 1, Township 116, Range 23, described as follows: Beginning at a point in thecenter line of Lakeview Drive, distant 121.029 feet Southeasterly from the point of intersection of the center line of saidLakeview Drive with the center line of Fern Road; thence Southeasterly along the center line of said Lakeview Drive 25feet; thence North 75 degrees 07 minutes East to the high water mark of Long Lake (also known as Lotus Lake);thence Northerly along the high water mark of said lake 25 feet, more or less, to its intersection with a line bearingNorth 75 degrees 07 minutes East from the point of beginning; thence South 75 degrees 07 minutes West 866.5 feet,more or less, to point of beginning. Above mentioned Lakeview Drive and Fern Road being shown on the plat ofCARVER-BEACH, according to the recorded plat thereof. Subject to an easement granted to the Northern StatesPower Company July 22nd, 1941.andBeginning at a point in the center line of Lakeview Drive, distant 20.172 feet on a bearing of South 22 degrees 21minutes 40 seconds East from the point formed by the intersection of said Lakeview Drive and Fern Road as shownon the map entitled CARVER-BEACH, according to the recorded plat thereof; and running from thence along theSoutherly line of Fern Road on a bearing of North 75 degrees 07 minutes 00 seconds East, a distance of 880 plus orminus feet to the high water mark of Long Lake; thence in a Southerly direction along the high water mark of saidLong Lake 100 plus or minus feet to a point 100 feet at right angles to the first course, when said course is projected;thence on a course of South 75 degrees 07 minutes 00 seconds West a distance of 873 feet plus or minus, to a pointin the center line of Lakeview Drive, distant 121.029 feet in a Northwesterly direction from the intersection of LakeviewDrive and Fern Road; thence along the center line of Lakeview Drive on a course of North 22 degrees 21 minutes 40seconds West a distance of 100.857 feet to the point of beginning.Torrens Property - Certificate of Title No. 34797.0LEGEND1. This survey and the property description shown herein are based upon information found in the owner's policy oftitle insurance prepared by Stewart Title Guaranty Company, File no. 21-2881, dated June 9, 2021.2. The locations of underground public utilities are depicted based on information from Gopher State One Call systemfor a “Boundary Survey locate”. The information was provided by a combination of available maps, proposed plans orcity records and field locations which may not be exact. Verify all utilities critical to construction or design.3. The orientation of this bearing system is based on the Carver County Coordinate System NAD83 (86 adj.).4. All distances are in feet.5. The area of the above described property is:Gross: 107,291 +/- square feet or 2.463 +/- acresNet(Less ROW): 104,774 +/- square feet or 2.405 +/- acres6. Bench Mark 1: Top nut of hydrant located on the southwest corner of Fox Hill Drive and Lotus Trail has an elevationof 929.52 feet NAVD88.7. Bench Mark 2: Top nut of hydrant located at the southeast quadrant of Fox Hill Drive and Carver Beach Road hasan elevation of 940.92 feet NAVD88.8. Elevations at curb line are at top of curb.9. The document for the Northern States Power Company easement references in the legal description was notprovided.10. The Ordinary High Water Level for Lotus Lake is 896.3 feet, NGVD29, or 896.35 feet, NAVD 88, and shown hereonfor reference.NOTESBOUNDARY AND TOPOGRAPHIC SURVEYJULY 16, 202157366404
FOX HILL DRIVE
PRELIMINARY AND FINAL PLAT
DETAILS 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION3405
FOX HILL DRIVE
PRELIMINARY AND FINAL PLAT
DETAILS 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION4406
LOT 1LOT 1LOT 2LOT 3BLOCK 2BLOCK 1OUTLOT AFOX HILL DRIVECARVER BEACH ROADS20°28'26"E 125.32N22°37'50"W 125.86N74°50'50"E 825.86N74°50'50"E 821.10(A.K.A. FERN ROAD)(A.K.A. LAKEVIEW DRIVE)32+/-41+/-LOTUS TRAILLOTUS LAKEN15°53'53"W 11.44'N15°13'15"W 32.96'N15°29'42"W 33.77'N19°32'37"W 30.45'N15°14'45"W 16.26'PARCEL AREA TABLEPARCELB1-L1B2-L1B2-L2B2-L3OUTLOT AROWTOTALAREA SF28,80115,03722,62218,8866,15715,876107,379AREA AC0.6610.3450.5190.4340.1410.3642.465FOX HILL DRIVE
PRELIMINARY AND FINAL PLAT
PRELIMINARY PLAT 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION LEGEND:DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS:Being 5 feet in width and adjoining lot lines and 10 feet inwidth and adjoining right of way lines, unless otherwiseindicated on the plat.NOT TO SCALE5407
FOX HILL DRIVECARVER BEACH ROAD(A.K.A. FERN ROAD)(A.K.A. LAKEVIEW DRIVE)LOTUS TRAILLOTUS LAKELOT 1LOT 1LOT 2LOT 3BLOCK 2BLOCK 1OUTLOT AFOX HILL DRIVE
PRELIMINARY AND FINAL PLAT
SITE PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 7006FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION LEGEND: SITE PLAN DATA TYPICAL LOT DETAIL408
FOX HILL DRIVECARVER BEACH ROAD(A.K.A. FERN ROAD)(A.K.A. LAKEVIEW DRIVE)LOTUS TRAILLOTUS LAKELOT 1LOT 1LOT 2LOT 3BLOCK 2BLOCK 1OUTLOT ASOGWSWOSWOHWL 949.32HWL 951.72FOX HILL DRIVE
PRELIMINARY AND FINAL PLAT
GRADING AND DRAINAGE PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 7007FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONGRADING NOTES: GRADING LEGEND: RETAINING WALL NOTES: 409
FOX HILL DRIVECARVER BEACH ROAD(A.K.A. FERN ROAD)(A.K.A. LAKEVIEW DRIVE)LOTUS TRAILLOTUS LAKELOT 1LOT 1LOT 2LOT 3BLOCK 2BLOCK 1OUTLOT ASOGWSWOSWOHWL 949.32HWL 951.72FOX HILL DRIVE
PRELIMINARY AND FINAL PLAT
EROSION AND SEDIMENT CONTROL PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 7008FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION
VICINITY MAPNOT TO SCALEINSPECTOR:EROSION CONTROL PARTIESLEGEND: DNDDESIGNER:INSTALLER:RESPONSIBLE PARTYNOTE TO CONTRACTOR:CONSTRUCTION SEQUENCING:DURING CONSTRUCTION:IMPAIRED WATER REQUIREMENTEROSION CONTROL NOTES: ACTIVE SWPPP LEGENDSWPPP BMP QUANTITIES(PER PLAN):RPBCWD RULE C STANDARD NOTES: 410
FOX HILL DRIVECARVER BEACH ROAD(A.K.A. FERN ROAD)(A.K.A. LAKEVIEW DRIVE)LOTUS TRAILLOTUS LAKELOT 1LOT 1LOT 2LOT 3BLOCK 2BLOCK 1OUTLOT ARoad AFOX HILL DRIVE
PRELIMINARY AND FINAL PLAT
UTILITY PLAN AND PROFILES 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 7009FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION LEGEND: UTILITY NOTES: WATERMAIN EXTENSION411
FOX HILL DRIVECARVER BEACH ROAD(A.K.A. FERN ROAD)(A.K.A. LAKEVIEW DRIVE)LOTUS TRAILLOTUS LAKELOT 1LOT 1LOT 2LOT 3BLOCK 2BLOCK 1OUTLOT ARoad A PROFILECB 402-CBMH 400 PROFILEFOX HILL DRIVE
PRELIMINARY AND FINAL PLAT
STORM SEWER PLAN AND PROFILES 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 70010FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONLEGEND: UTILITY NOTES: FUTURE ROADWAYCB 402-CBMH 400OCS 505-FES 500412
FOX HILL DRIVECARVER BEACH ROAD(A.K.A. FERN ROAD)(A.K.A. LAKEVIEW DRIVE)LOTUS TRAILLOTUS LAKELOT 1LOT 1LOT 2LOT 3BLOCK 2BLOCK 1OUTLOT AFOX HILL DRIVECARVER BEACH ROAD(A.K.A. FERN ROAD)(A.K.A. LAKEVIEW DRIVE)LOTUS TRAILLOTUS LAKEHWL 949.32HWL 951.72FOX HILL DRIVE
PRELIMINARY AND FINAL PLAT
TREE CANOPY COVERAGE AND RESTORATION PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 70011FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION TREE PRESERVATION NOTES: LEGEND: CANOPY CALCULATION 413
FOX HILL DRIVE
PRELIMINARY AND FINAL PLAT
SHEET NAME 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 70012FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION TREE INVENTORY414
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OUTLOT A FOX HILL DRIVEPRELIMINARY AND FINAL PLATWETLAND MANAGEMENT PLAN733 Marquette Avenue
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612.758.3080
www.alliant-inc.com
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415
LOT 1LOT 1LOT 2LOT 3BLOCK 2BLOCK 1OUTLOT AHWL 949.32HWL 951.72FOX HILL DRIVE
PRELIMINARY AND FINAL PLAT
LANDSCAPE AND TREE REPLACEMENT PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 70014FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONLANDSCAPE REQUIREMENTSPLANTING NOTESLANDSCAPE SCHEDULELEGEND416
CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
)ss
COUNTYOFCARVER )
I, Kim T. Meuwissen, being first duly sworn, on oath deposes that she is and was on
Jlly 7,2022, the duly qualified and acting City Clerk of the City of Chanhassen, Minnesota; that
on said date she caused to be mailed a copy of the attached notice ofConsider a request for
subdivision of 2.465 acres into four lots and one outlot with variences. Zoned Single'Family
Residential @SF), Planning case No. 2022-10. Appticant: chad Mayes' Denali custom
Homes, LLC / Property owner: Andy Awes, Fox Hill Properties, LLC to the persons named
on attached Exhibit "A', by enclosing a copy ofsaid 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 ofsuch owners were those appearing
as such by the records ofthe county Treasurer, cawer county, Minnesota, and by other
appropriate records.
KimT.rty Clerk
Subscri bed and swom to before me
this? lr day of c.(-,2022.
JEAII M STECKLIilG
lroEy Rt5{fino.oblr*t r+t hll,z(,3a
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Notary Public
417
Subject
Parcel
OlrcLlmar
ThB mao 6 nedher a legally Ecoftled map nor a gurvey and rs nol rnteided to be u3ed
as one. ihls map is a cornFilaton ol recods. nfoamation and data loaat€d In varioG city'
countv state and lederaldfices and other sources regEading the area shown, and is to
be u& ,or reference purposas only. The Cty do€! not wafiant that the GeogEphrc
lnfornEtion Syslem (GB) Oatr us€d to p,epare this map ale ero. free, and ttE Cily does
not reoreseni that tlre GIS Oata can be u3€d for naugetonal, trackrno or any othe'
outDo6e requinnE €xactng meaSuemeol of distanco oa dleaton or paeqglon in the
ifedrtion ot geogoptrc lgat',re!. The p.ecadino dildeimer b p'ovialed putsuanl lo
Minnerota StaMes 546e 03. SuM 21 (2000), and the user of this map irctnorEogEs
trat Ure Cig sran na be fiable tor any damagcs, and expreiBly wair/€a all daims, and
aorees lo d;fend, indemnifY. and hold haml€s the Ciy from any and alldaims btought
b; User, its employees oI aoents. o. $id partie6 trtlidl anse out d the users access or
use of data provided.
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,. i* rrris mao is a cornoilation of leco.ds, intormatjon and data locateo n vanoul ctly'
irliir. iiii"i"i r*"'al ;tu€6 and ourer lources egatdrng the arca 3iown' and is b
;-;;ar-il;6il purpose. onlv. The cnY does not ranant that the Geoofttphic
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[iji 6iic,tv irtirr n& ue liable lo. anv damag€6, and expr*slv waives all daims' and
ii,iJiJiirinir. ,o".n v. and hold hamtejs tre citv trom anv aftl alldaims broulm
;; u;;;riry.* * 6gem. o, t,tt pa'tes *'ttrch anse oul of the use/s accest or
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418
Notice of Public Hearing
Chanhassen Planning Commission Meeting
Notice of Public Hearing
ChanhasBon Planning Commisaion Meeting
startnotTishhemaymanng0222atJu1puTsdeavvtheaofordertheonndrdlaterlhneuntOate & Time:
C vdBIarket00M77bersmitnchaIaCouIHLocation:nto Ifou462acresvtsofronfousbdnoderstaCrequest
amSiedle-Fs.ance Zonvari ilyoutlotngoneandlots
Residential RSF Planni Case No. 2022-10PropoBal
Fox Hill PA rties LLCProOwnet:
Chad SometomHsaDenCutiSicant:
ls on tho revorao 3lds ol this notlce.A location map
581 Fox Hill DriveProperty
Location
steos:
1. Staff will give an overview of the proposed pro,ect'
2. The applicant will present plans on the project'
3. Commints are received from the public'
4. Public hearing is closed and the Planning Commission
thautbostonformicnhearisbthofThespuurposep
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What HapPons
at the Meeting:
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Questions &
Commenta:
notification endaswhenSmeetintextd/or agganmailuntorecelveNEWtpsistooGtoloadeduareScitydeonutesndpampackets
sl Unto
C,ly
500
Tuesday, July 19,2022 at 7:00 p.m. This hesring may not start
ndi on the order ot theuntil laler in the evenDate & Time:
7700 Market BlvdHall Council ChamCLocation
Consider a request for subdivision of 2.465 acres into four
lots and one outlot with variances. Zoned Single-Family
Residential Case No. 2022-10RSFPlannin
Propo6al:
LLCFox Hill PAndAweProperty Owner:
Denali Custom HomesApplicant:
581 Fox Hill Drive
A locatlon map ls on tho lrve]lo llde o, thls notlco
Proporty
Location:
The purpose of this public hearing is to i
applicant's request and to obtain input from the
neighborhood about this pro,ect. During the meeting, the
Chair will lead the public hearing through the follot ,ing
steps:1. Staff will give an overview of the proposed project.
2. The applicant will present plans on the proiect.
3. Comments are received from the public.
4. Public hearing is closed and the Planning Commission
nform you about the
discusses the ect
What Happon6
at the meeting:
To view proiect documents, please visit:
www,ChanhassenMN.oov/ProposedDoYeloDments. lf
you wish to talk to someone about this project, please
contact Sharmeen AlJaff aI952-227 -1134 ot
Sal-Jatf@ci.chanhassen.mn, us. lf you choose to submit
written comments, please send one copy to staff in advance
of the meeting. Staff will provide copies to the Planning
Commission. The staff report for this item will be available
online at the City's Agendas & Minutes webpage the
Thursda rior to the Plannin Commission
dotificationwhNSmeetientextureceiveagenngtoEWtNSignp
ht cte S website Go toaeosUreloadedtotnmautesvidndty'ppackets,
unto
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with
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followingthehearing
visit:documents,
website.the
Chad Mayes,
Question6 &
Comments:
and/oremail
419
TAX-NAM E
JON ALAN LANG
FOX HILL PROPERTIES LIC
MRP 4O1K PLAN & TRUST
ARTCRAFT HOMES INC
RANDAL C RUTLEDGE
MATTHEWT & LISAA KOEPPEN
ANDREW J LEMKUIL
RICHARD ARTHUR SHEA
MICHAEL VOI-Z
IAN P O'CONNEtt
MICHAEL N SWEET
KATHLEEN HANSEN
JEOFF T WILL
ARTICTE 4 TRST UNDER TYLER REEDER FMLY T
SAMUELR&NANCYLCOTE
ANITA R TEWIS TRUST
RICKI IEE HALE
RICHARD HINTZ TRUST
FRANCIS CHRISTY
CHRISTOPHER M TANDON
JENNY A NIETFETD
JUSTIN BIKERS
KEITH & BARBARA THOMAS
JENNIFER URICK
CONSTANCE M CERVILLA
JAMESV&MARYLFRERICH
JEFFREY L KLEINER REV TRUST
GEOFFREY J SCHROF
JAMES HENDERSON
ELIEZER MUNOZ
JOHN D JR & IISA I-ENSEGRAV
IEFFREY B & MARYV KING
STARITA HARDWOOD FLOORS LLC
MARKW&VALERIENELSON
TAX-ADD-11
130 CYPRESS VIEW DR
2044 SCHOOLMASTER DR
3385 HARDSCRABBLE RD N
3581 WILDS RDG NW
4511 FAIRVIEW AVE
515 BIG WOODS BLVD
517 BIG WOODS BLVD
533 BIG WOODS BIVD
548 BIG WOODS BLVD
549 BIG WOODS BLVD
565 BIG WOODS BIVD
580 FAX HILI DR
581 BIG WOODS BLVD
590 BROKEN ARROW RD
597 BIG WOODS BIVD
599 BROKEN ARROW RD
600 FOX HILL DR
606 CARVER BEACH RD
620 CARVER BEACH RD
620 FOX HILL DR
621 BROKEN ARROW DR
621 CARVER BEACH RD
530 CARVER BEACH RD
631 BROKEN ARROW RD
650 CARVER BEACH RD
651 BROKEN ARROW DR
555 CARVER BEACH RD
671 BROKEN ARROW DR
678 BROKEN ARROW DR
585 CARVER BEACH RD
6880 TOTUS TRL
6886 LOTUS TRL
6890 LOTUS TRt
6890 NAVAJO DR
TAX-ADD-12
NAPLES, Ft 34113
CHASKA, MN 55318
MOUND, MN 55354
PRIOR LAKE, MN 55372
MINNETONKA, MN 55343
CHANHASSEN, MN 55317.4504
CHANHASSEN, MN 55317.4504
CHANHASSEN, MN 55317-4504
CHANHASSEN, MN 55317
CHANHASSEN, MN 55317
CHANHASSEN, MN 55317.4504
CHANHASSEN, MN 55317-9538
CHANHASSEN, MN 55317
CHANHASSEN, MN 55317
CHANHASSEN, MN 55317-4504
CHANHASSEN, MN 55317
CHANHASSEN, MN 55317.9512
CHANHASSEN, MN 55317
CHANHASSEN, MN 55317
CHANHASSEN, MN 55317.9512
CHANHASSEN, MN 55317
CHANHASSEN, MN 55317
CHANHASSEN, MN 55317-2101
CHANHASSEN, MN 55317
CHANHASSEN, MN 55317-2101
CHANHASSEN, MN 55317.9569
CHANHASSEN, MN 55317.2101
CHANHASSEN, MN 55317.9559
CHANHASSEN, MN 55317.9569
CHANHASSEN, MN 55317
CHANHASSEN, MN 55317-9559
CHANHASSEN, MN 55317-9559
CHANHASSEN, MN 55317
CHANHASSEN, MN 553I7-9571
SITEADD
640 CARVER BEACH RD
581 FOX HILL DR
599 CARVER BEACH RD
695 CARVER BEACH RD
680 CARVER BEACH RD
516 BIG WOODS BLVD
517 BIG WOODS BLVD
533 BIG WOODS BI-VD
548 BtG WOODS B|_VD
549 BIG WOODS BIVD
565 BIG WOODS BIVD
580 FOX HILL DR
581 BIG WOODS BLVD
590 BROKEN ARROW RD
597 BIG WOODS BLVD
599 BROKEN ARROW DR
600 Fox Httt DR
606 CARVER BEACH RD
520 CARVER BEACH RD
620 FOX HILI DR
621 BROKEN ARROW DR
621 CARVER BEACH RD
630 CARVER BEACH RD
631 BROKEN ARROW DR
650 CARVER BEACH RD
651 BROKEN ARROW DR
655 CARVER BEACH RD
671 BROKEN ARROW DR
678 BROKEN ARROW DR
685 CARVER BEACH RD
5880 TOTUS TRL
6886 LOTUS TRL
6890 LOTUS TRT
6890 NAVNO DR
PIN
250010100
250010200
257602L20
251602160
25t602230
251090090
251090060
2510900s0
254390020
251090040
251090030
251602420
2s1090020
2s1601052
251090010
25t60237L
251602410
250125600
254390010
2s1502400
251602340
2s1502130
250125900
251602330
250010300
251602390
251602180
251602310
251602240
251500430
251602270
251602300
251501051
251602210
420
MICHAEL KLISANICH
LANA tEE MATSON
MARIA HELENA MORENO REV TRUST
PATRICK T MCRAITH
BRITTANY WEISSENBU RGER
ROBERT WRIGHT
SUSAN P DOWDS
DANIEL L OKSNEVAD
CURTIS C &JUDITH N QUINER
KENNETH W & COLLEEN J VERMEER
6891 NAVAJO DR
6893 NAVAJO DR
5896 NAVAJO DR
6900 TOTUS TRL
691 CARVER BEACH RD
6911 YUMA DR
5940 LOTUS TRt
720 PREAKNESS [N
725 PONDEROSA DR
730 PREAKNESS tN
CHANHASSEN,
CHANHASSEN,
CHANHASSEN,
CHANHASSEN,
CHANHASSEN,
CHANHASSEN,
CHANHASSEN,
CHANHASSEN,
CHANHASSEN,
CHANHASSEN,
55317
55317-9572
55317
55317-9559
55317
55317-9560
55317
55317-9238
55317 -9479
55317-9238
6891 NAVAJO DR
6893 NAVAJO DR
6896 NAVAJO DR
6900 LOTUS TRL
691 CARVER BEACH RD
6911YUMA DR
6940 LOTUS TRL
720 PREAKNESS LN
725 PONDEROSA DR
730 PREAKNESS LN
MN
MN
MN
MN
MN
MN
MN
MN
MN
MN
251602260
25t602290
251602250
257602410
251500431
251602072
25t602440
258590110
251602090
258590100
421
CITY OF CHANHASSEN
CARVER & HENNEPIN COUNTIES
NOTICE OF PUBLIC HEARING
PLANNING CASE NO. 2022-10
NOTICE IS HEREBY GIVEN that the Chanhassen Planning Commission will hold a
public hearing on Tuesday, July 19, 2022 at 7:00 p.m. in the Council Chambers in Chanhassen
City Hall, 7700 Market Blvd. The purpose of this hearing is to consider a request for
subdivision of 2.465 acres into four lots and one outlot with variances on property located at 581
Fox Hill Drive. Zoned Single-Family Residential (RSF). Property Owner: Andy Awes, Fox Hill
Properties, LLC / Applicant: Chad Mayes, Denali Custom Homes.
Project documents for this request are available for public review on the City’s website
at www.ChanhassenMN.gov/ProposedDevelopments or at City Hall during regular business
hours. All interested persons are invited to attend this public hearing and express their opinions
with respect to this proposal.
Sharmeen Al-Jaff
Senior Planner
Email: Sal-Jaff@ci.chanhassen.mn.us
Phone: 952-227-1134
(Publish in the Chanhassen Villager on July 7 , 2022)
g:\plan\2022 planning cases\22-10 581 fox hill dr pp and fp\ph notice to villager - fox hill dr.docx
422
Al-Jaff. Sharmeen
From:
Sent:
To:
Subject:
Bruce Johansson <sandmanjohansson@yahoo.com >
Monday, July '11, 2022 7:O1 PM
Al-Jaff, Sharmeen
581 Fox Dr. Proposed Development
Hello Sharmeen,
My input with regards to the Fox Hill proposed development by Denali Customs Homes.
I am opposed to it as unnecessary and harmful posing continued degradation to the Carver Beach neighborhood.
I am speaking on behalf of that lot as the last remaining stand of Big Woods.
Considering what was done to adjoining development called (was) Big Woods. There will be little or nothing left of the
beauty peace and sanctuary it provides.
Trees will be cut, earth moved, animals ( big and small) displaced , large foundations built with oversized 35' high
trussed up houses on top. Asphalt driveways, sodded lawns with pesticides. More water runoff and higher taxes for
everyone.
Each house will have at least two vehicles and road impact and damage will continue. That little charm will be destroyed.
I would propose another use for the property. lncorporating it as part of Carver Beach Park as a Sanctuary Preserve.
The benefits would be many and forever.
A much better outcome than l2 3 or 4
Oversized boxes that further destabilize the character and economic mix of Carver Beach.
lf the above is dismissed for bureaucratic reasons then please consider a more modest approval of construction. 2
house max with greater blending with environment ala the Stinson development on Frontier trail.
l've been invested for 30 years now in Carver Beach, owning 2 homes and built one (699 Carver Beach Rd.).
l've lived my beliefs to maintain the charm this neighborhood has.
Chopping up every parcel for short term profit and tax revenue is not a good way to define progress.
lf more time could be set aside to explore other options, other buyers, another way to approach the landowners desire
to cash out.
Thank You
Bruce Johansson
6711 Mohawk Dr
I
423