V2_Preliminary Sub and Rezone Submittal NarrativePreliminary Subdivision and Rezoning Submittal June 16, 2015
Glaccum Property – Chanhassen, MN Page 1 of 6
PRELIMINARY SUBDIVISION AND REZONING
SUBMITTAL NARRATIVE
GLACCUM PROPERTY
CHANHASSEN, MINNESOTA
June 5, 2015
Amended June 16, 2015
SITE INFORMATION
Legal Description: That part of the Southwest Quarter of the Northwest Quarter of Section 2,
Township 116 North, Range 23 West, Carver County, Minnesota, described
as follows:
Commencing at the southwest corner of said Southwest Quarter of the
Northwest Quarter; thence on an assumed bearing of South 88 degrees 03
minutes 48 seconds East along the south line of said Southwest Quarter of
the Northwest Quarter a distance of 330.10 feet to the point of beginning;
thence North 01 degrees 50 minutes 12 seconds East 331.80 feet to the
intersection of the westerly extension of the south line of SHADOW
RIDGE; thence South 88 degrees 03 minutes 48 seconds East 408.80 feet
along the southerly line of SHADOW RIDGE 3rd ADDITION and
SHADOW RIDGE; thence South 01 degrees 21 minutes 04 seconds West
331.81 feet along SHADOW RIDGE and SHADOW RIDGE 2nd
ADDITION to the South line of the Southwest Quarter of the Northwest
Quarter; thence North 88 degrees 03 minutes 48 seconds West 411.61 to the
point of beginning.
Address: 1510 Lake Lucy Road, Chanhassen, MN
PID: 250022900
PRELIMINARY SUBDIVISION AND REZONING REQUEST
The proposed plan consists of a low density single family residential development with 4 single
family homes lots. The proposed development will require rezoning the property from RR – Rural
Residential District to RSF – Single Family Residential District. The proposed rezoning of the
property from RR to RSF would provide a per acre unit density consistent with the City’s
Comprehensive Plan land use plan.
EXISTING SITE DESCRIPTION
The development site is 3.125 acres and is bound by Lake Lucy Road to the south, Yosemite Ave.,
to the west, Shadow Ridge 2nd Addition to the east and north. The property is currently used for
Preliminary Subdivision and Rezoning Submittal June 16, 2015
Glaccum Property – Chanhassen, MN Page 2 of 6
one single family home with two accessory garage buildings. The existing residence driveway
connects directly to Lake Lucy Road.
The property has significant topography with a slope cutting from west to east through the
property. The southern portion of the site is above the slope and the north half is on the low side.
The higher elevation areas of the site primarily drain northerly over the existing slope to the lower
half of the property. The lower north half of the property contains a wetland that is a portion of a
larger wetland that extends northerly offsite. The lower area of the site and wetland is in
landlocked drainage condition with the nearest overflow elevation roughly 13 feet above the
wetland delineation elevation. The existing slope through the site is currently not very stable with
several existing trees having fallen and uprooted. Approximately 78% of the useable site area is
covered with tree canopy. The dominant tree species on the site is Box Elder with some Ash and
Basswood, there are only a small amount of Oak, Elm or Maple.
COMPREHENSIVE PLAN DESIGNATION
The application area has a current and future Comprehensive Plan
Land Use designation of Residential Low Density. The surrounding
land use is also mostly Residential Low Density. The land directly
north of the property has a land use of Parks Open Space and there is a
portion of land south and west of the property that is Residential Large
Lot. The Residential Low Density land use guides for single family
housing density of 1.2 – 4.0 units per acre. The City has used an
average of 2 units per acres for projection of land demand. The
proposed development plan has a density of 2.16 units per net acre and
so is consistent with the current and future Comprehensive Guide Plan
land use for the property.
ZONING CLASSIFICATION
The property has a current zoning classification of RR – Rural
Residential District. The properties to the north, south, and east of the
development site are also zoned RSF – Single Family Residential
District. The properties west of Yosemite Ave and southwest of the
project site are zoned RR.
The proposed development plan will require rezoning from RR to RSF
– Single Family Residential District, which is consistent with adjacent
developments and consistent with the current land use plan for the
property.
Preliminary Subdivision and Rezoning Submittal June 16, 2015
Glaccum Property – Chanhassen, MN Page 3 of 6
PROPOSED RESIDENTIAL PRELMINARY SUBDIVISION PLAN
The applicant’s intent is to create a 4 lot single family residential development that is enhanced by
the proximity to the open space and wetland onsite and offsite to the north. The development plan
is consistent with the existing developments directly to the east and south of the property and is
considerate of market demands. The project also is consistent with the density requirements of the
City’s current and proposed land use plan. The homebuilder for the lots will be David Weekley
Homes. David Weekley Homes is a privately owned homebuilder who has recently entered the
Twin Cities market. This development would be there first project in the area.
The following is a brief summary of primary project elements currently proposed:
Primary Site Features
• 4 Single family homes
• Preservation of onsite wetland and wooded wetland buffer.
• Outlot over the existing wetland that will be provided to the City after platting.
• Wetland buffer creation in accordance with City requirements and establishment of a
conservation easement beyond the City required wetland buffer.
• Extension of public sanitary sewer to the west property boundary.
• Granting additional Lake Lucy Road right of way and permanent dedication of Yosemite
Ave and Lake Lucy Road right of way.
• Creation of a safe 4-legged intersection Lake Lucy Road and Lakeway Drive.
• Removal of the existing deteriorating retaining wall adjacent to Lake Lucy Road.
• Removal of an existing septic and drainfield improving water quality in the onsite wetland.
• Installation of stormwater management facilities to provide volume control, water quality
and rate control for runoff from the new roadway prior to discharging to the onsite
wetland.
• Enhanced development landscaping including tree planting along Lake Lucy Road and the
east property line and within conservation area.
Concept Plan Areas
Gross Acreage 3.125 acres
Wetland Area 0.444 acres (Exc. 0.006 ac within
Yosemite Ave R/W)
Conservation Easement 0.467 acres (Inc. 0.137 ac wetland buffer)
Yosemite Ave and Lake Lucy Road R/W Dedication 0.599 acres
Net Buildable Acreage 1.615 acres
Net Density 2.48 units per acre
Lot Dimensions Required Provided
Width along R/W Standard Lot 90’(minimum) 90’
Width at Front Setback
Cul-De-Sac Lot 90’(minimum) 90’
Corner Lot Width 90’(minimum) 100’
Lot Depth 125’(minimum) 148’
Lot Size Minimum 15,000 sf 16,068 sf
Lot Area Average 19,889 sf (0.46 acres)
Preliminary Subdivision and Rezoning Submittal June 16, 2015
Glaccum Property – Chanhassen, MN Page 4 of 6
Setbacks
Side Setbacks 10’ 10’
Setback to Public Right of Way 30’ 30’
Front Setback 30’ 30’
Rear Setback 30’ 30’
Site Access and Pedestrian Circulation
The proposed development will be create a new cul-de-sac connection to Lake Lucy Road in
alignment with the existing Lakeway Drive to the south creating a 4-legged intersection. Three of
the proposed homes will be connected to the new cul-de-sac and the remaining home will have a
driveway connection to Yosemite Avenue.
The project is not proposing any new sidewalk internal to the project. The existing trail along
Lake Lucy road will be removed and reconstructed within the project limits. Currently, the trail is
located right on the back of the Lake Lucy Road curb but the proposed plan will shift it 2’ back
from the curb to be similar to the existing trail section to the east of the site.
Grading
The site and slope will be regraded to develop the 4 home pad sites and cul-de-sac roadway. Per
City requirement all proposed graded slopes will not exceed 3 horizontal to 1 vertical.
Sanitary Sewer and Watermain
The project will connect to public sanitary sewer in Lakeway Drive. The trunk sewer will be
extended to the north to the new cul-de-sac via directional drilling to avoid disturbance to
Lakeway Drive and Lake Lucy Road. The trunk sewer will also be extended to the west property
limit along the north side of Lake Lucy Road right of way to service the proposed westerly lot and
for future development west of the site.
The site will connect to public watermain in the Lake Lucy Road. A trunk watermain will be
extended northerly into the new cul-de-sac to provide service to three lots. The fourth lot will
require an individual service connection to the trunk watermain in Lake Lucy Road.
Stormwater Management
The development is located within the Minnehaha Creek Watershed District, however, the City of
Chanhassen and the City’s Surface Water Management Plan provides governmental jurisdiction.
The proposed development’s stormwater management plan does provide the required volume
control, water quality, and peak rate control. The development will provide stormwater
management via an underground infiltration storage pipe and conservation of pervious area.
Preliminary Subdivision and Rezoning Submittal June 16, 2015
Glaccum Property – Chanhassen, MN Page 5 of 6
Runoff from the new cul-de-sac will be captured and pretreated in a sump manhole prior to
discharging into a perforated infiltration pipe. The underground storage pipe and conserved
pervious area will provide volume control equivalent to 1” of runoff over the proposed additional
impervious surface. In larger events the pipe will discharge to the wetland onsite.
The onsite wetland has been delineated by Kjolhaug Environmental Services Company. The
wetland is classified by the City as a Manage 2, requiring a 20’ wide buffer and a 30’ building
setback to the buffer. The wetland is part of a regional landlocked low area so a back to back 100
year flood analysis was completed to verify there are no flooding concerns. The natural overflow
to the wetland is towards the SW and is roughly 13’ above the wetland delineation at an elevation
of 1012.5, however, the back to back 100 year flood level is only around 1003. The lowest floor
proposed on the project is 1013 or 6” above the natural overflow so there is no flooding concern
for the proposed homes.
Tree Preservation
The estimated baseline tree canopy coverage for the existing site is 78% of the net area (excluding
perimeter right of way dedication and wetland areas). Per the City code, low density residential is
then allowed to remove to a limit of 46% tree canopy prior to requirement of mitigation. The
development plan proposes to maintain tree canopy coverage of 20% and thus tree replacement of
26 trees is required. A total of 27 trees are proposed to be replanted per City regulations.
A conservation easement of 0.467 acres in size is proposed immediately adjacent to the wetland
and along the north plat boundary line. The conservation easement will cover the area of wetland
buffer and additional area upland of the required wetland buffer. The conservation area will
remain primarily undisturbed with a small impacts needed to install a storm sewer outlet and blend
proposed and existing grades. Disturbed areas will be restored and replanted with native tree
species.
Landscaping
The landscape plan for the project will include boulevard trees within the 4 new lots. The required
mitigation trees have been proposed along Lake Lucy Road, along the project’s east boundary
adjacent to existing homes and in the conservation easement area. The proposed trees are a mix of
deciduous, coniferous, and ornamental. Since Lake Lucy is defined as a collector road, the
development is required to create buffering landscape along that frontage. Enhanced buffer
landscaping including shrub and ornamental tree plantings have been proposed along Lake Lucy
Road. The proposed single family yards will be vegetated with typical residential turf grass and
the wetland buffer area will be vegetated with wetland buffer seed mix. Disturbed areas will be
restored with native vegetation.
TIMING/PHASING
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Glaccum Property – Chanhassen, MN Page 6 of 6
If the City approves the preliminary subdivision and rezoning request, it is the Applicant’s desire
to proceed immediately with application for final review in hopes for possible construction in Fall
2015.
CONCLUSION
The applicant respectfully concludes that the request for a rezoning and preliminary subdivision
approval will allow for a development consistent with City Goals and Objectives for this area. A
rezoning to a RSF will allow for a single family subdivision consistent with the adjacent land uses
surrounding the property and provides for density goals of the area.