V2_Variance Request Narrative Full DocVariance Request June 16, 2015
Glaccum Property – Chanhassen, MN Page 1 of 5
VARIANCE REQUEST
SUBMITTAL NARRATIVE
GLACCUM PROPERTY
CHANHASSEN, MINNESOTA
June 5, 2015
Amended June 16, 2015
SITE INFORMATION
Legal Description: Beginning at a point in the center of the Public Road 331 feet East
of the Quarter Section corner between Sections 2 and 3, Township
116 North, Range 23 West of the 5th Principal Meridian; thence
North along a North and South road 331.8 feet; thence East 402
feet to Gust Johnson's land; thence South 2 degrees 20 minutes
West 332.2 feet to an East and West road; thence West along said
road 385.5 feet to place of beginning, situated in the Southwest
Quarter of the Northwest Quarter of Section 2, Township 116
North, Range 23 West, Carver County, Minnesota.
Address: 1510 Lake Lucy Road, Chanhassen, MN
PID: 250022900
VARIANCE REQUEST
The proposed request for variance from City Code is for permission to regrade an existing sloped
area that currently meets criteria of a bluff per City Ordinance. The Ordinance states that to be
classified as bluff it must have three characteristics, see the following City Code definitions.
Bluff means a natural topographic feature such as a hill, cliff or embankment having the following
characteristics:
1. The slope rises at least 25 feet above the toe of the bluff; and
2. The grade of the slope from the toe of the bluff to a point 25 feet or more above the toe of the
bluff averages 30 percent or greater; and
3. An area with an average slope of less than 18 percent over a distance for 50 feet or more shall
not be considered part of the bluff. (20)
Bluff impact zone means a bluff and land located within 20 feet from the top of a bluff. (20)
Bluff, side of means a point at which both conditions for a "bluff" no longer exist. The side of the bluff is
delineated by a line connecting the top and toe of a bluff at a location in which the slope of the bluff is less
than 30 percent or the change in elevation becomes smaller than 25 feet. (20)
Variance Request June 16, 2015
Glaccum Property – Chanhassen, MN Page 2 of 5
Bluff, toe of means the point on a bluff where there is, as visually observed, a clearly identifiable break in the
slope, from flatter to steeper slope above. If no break in the slope is apparent, the toe of the bluff shall be
determined to be the lower end of a 50-foot segment, measured on the ground, with an average slope
exceeding 18 percent. (20)
Bluff, top of means the point on a bluff where there is, as visually observed, a clearly identifiable break in the
slope, from steeper to gentler slope above. If no break in the slope is apparent, the top of the bluff shall be
determined to be the upper end of a 50-foot segment, measured on the ground, with an average slope
exceeding 18 percent. (20)
Exhibit 1 shows the existing conditions of the property and highlights the portion of slope that
meets all three of the characteristics necessary to be qualified as bluff. The variance if granted
would allow for a regrade of the area above the bluff reducing the overall height of the slope to
less than 25’ and eliminating it from bluff classification. Removal of the bluff classification
would allow for a site that could be fully graded and developed.
VARIANCE BENEFITS
Granting the requested variance to City Code would provide several public community and City
of Chanhassen benefits.
Benefits to Existing Conditions
1. Removal of the existing limestone retaining wall located along the north side of Lake
Lucy Road, (see Exhibit 2).
• The existing elevation difference and need for the retaining wall between the subject
property and roadway was due to the previous construction of Lake Lucy Road.
• The wall reaches a maximum height of 8’ is only 10’ back from the edge of roadway.
The wall is old and been inplace for a significant length of time. The wall will have
to be replaced by the City at some time in the future if the road is widened or if the
wall conditions deteriorate further.
2. Regrading to lower the existing grades and removing the wall along the north side of the
Lake Lucy Road’s boulevard will improve the sightline distance to the east for the
intersection at Lake Lucy Road and Yosemite Ave.
• The existing elevations are much higher along the north side of Lake Lucy Road
(reason for the existing retaining wall) and that differential creates a sightline
obstruction to the east for drivers at Yosemite Ave.
• The existing area above the retaining wall is also covered with heavy vegetation
adding additional sightline obstruction.
• The existing sightline obstruction is especially dangerous in this location because
Lake Lucy Road is climbing in significant elevation to the east (14’ vertical feet
higher only 300’ east at Lakeway Drive). The significance of the existing crest curve
adds importance to providing adequate sight distance to drivers at Yosemite Ave.
Variance Request June 16, 2015
Glaccum Property – Chanhassen, MN Page 3 of 5
3. Removal of the existing residence’s septic tank, outlet drainpipe and drainfield will
provide water quality benefit to the existing wetland. The septic system removal will
require disturbance of the slope currently classified as bluff.
• The existing drainfield is located close to the existing wetland at approximately 60
feet and thus its removal will add water quality benefit to the wetland.
• The septic tank is located on the north side of the existing home within area that is in
bluff impact zone. Removal of the tank would require grading in the bluff impact
zone and into the top of the slope.
• The drainpipe from the septic tank to the drainfield is routed down the slope north to
the drainfield at the base of the slope. Removal of the outlet pipe would require
grading in the bluff slope.
• It would be difficult to restore the existing bluff to a stable condition after disturbing
it to remove the septic outlet pipe.
An additional non-benefit note; the removal of the existing home (built in 1910) will require
disturbance of the bluff impact zone and likely into the top of the slope currently classified as
bluff. The home was built only 8’ from the top of the slope in the bluff area.
Benefits of the Proposed Plan
1. The proposed plan would create a 0.444 acre outlot over the existing wetland and provide
that outlot to the City after final platting, (see Exhibit 3).
• Transferring the outlot ownership to the City would put the wetland into the City’s
full control in a more defined manner than a conservation easement.
• The property directly to the north of the proposed outlot is covered by wetland and is
currently in an Outlot owned by the City.
• The new outlot would put the entire landlocked wetland complex on the east side of
Yosemite Ave in outlots owned by the City.
2. The proposed plan would dedicate conservation easement over a 0.467 acre area that
would cover the proposed 20’ wide wetland buffer, area upland of the buffer and area
along the north plat boundary.
• The proposed wetland buffer is 0.137 acres of the conservation easement resulting in
0.33 acres of natural buffer area provided in excess of City requirements.
• The 0.33 acres represents 10.6% of the gross plat area or 17.0% of the net buildable
area (prior to the conservation area deduction).
• The conservation easement would include a 30’ wide strip of land along the north plat
boundary providing buffering to the property to the north.
3. Extension of public sanitary sewer to the development’s west property boundary
benefiting the City and the property owners to the west of the proposed development.
• The sewer would be extended north from an existing manhole in Lakeway Drive and
then west along the north right of way line of Lake Lucy to the western limits of the
property.
Variance Request June 16, 2015
Glaccum Property – Chanhassen, MN Page 4 of 5
• The sewer alignment would require significant excavation depths of close to 20’ in
the north boulevard of Lake Lucy Road and above the bluff area.
• The sewer would be extended north from Lakeway Drive via directional drilling to
avoid disturbance to Lakeway Drive and the intersection at Lake Lucy Road.
4. Safety of a cul-de-sac connection to Lake Lucy Road aligning with Lakeway Drive to the
South.
• The street connection to Lake Lucy Drive will align with Lakeway Drive to south to
create a 4-legged intersection.
• The cul-de-sac option is designed to City standards with street lighting to provide a
safe vehicle connection to Lake Lucy Road and good vehicular access.
• The cul-de-sac intersection will be located at the crest of Lake Lucy Road resulting in
improved sight distance.
5. The cul-de-sac design provides the flexibility for a future driveway connection to the
existing property located east of the development along Lake Lucy Drive.
• The existing property east of the development site has a horseshoe style driveway that
currently has two accesses to Lake Lucy Drive.
6. The removal of the existing septic system drainfield will provide water quality benefit to
the wetland.
• The drainfield is located in the lower portion of the site at the base of the slope and
within 70’ to the existing wetland.
7. The proposed plan would dedicate 7’ of additional public right of way for the north half
of Lake Lucy Road.
• The north half of Lake Lucy Road currently falls within a 33’ wide roadway easement
within the property.
• The proposed project would increase the public right of way width to 40’.
8. The proposed plan would result in permanent platting of public right of way for Yosemite
Ave and Lake Lucy Road.
• The current property boundary goes to the centerline of each roadway with both roads
currently confined within roadway easements.
• The project if approved would provide dedication and platting of 33’ of right of way
for the east half of Yosemite Ave and 40’ of right of way for the north half of Lake
Lucy Road.
9. Development and regrading of the slope will result in a stable and vegetated slope that
will provide additional wetland protection.
• The existing slope is not stable in its current state.
• There is evidence of soil erosion and there are multiple trees that have fallen and
uprooted.
Variance Request June 16, 2015
Glaccum Property – Chanhassen, MN Page 5 of 5
• It is evident that in its current state trees are not allowed to grow long before
uprooting causing long term slope stability issues.
10. The trees on the existing slope consist of primarily of box elder with several ash trees. It
has been beneficial in some communities to remove ash trees to slow propagation of the
Emerald Ash Borer.
CONCLUSION
The applicant respectfully concludes that the requested variance to grade and remove a bluff
classification will provide substantial benefit to the public community and the City of
Chanhassen beyond what maintaining the existing slope would provide.