May 15 Subdivision and Final Plat Narrative 18-10PRELIMINARY SUBDIVISION AND FINAL PLAT
REQUEST SUBMITTAL NARRATIVE
RED CEDAR POINT
CHANHASSEN, MINNESOTA
May 15, 2018
SITE INFORMATION
Legal Description: That part of Government Lot 1, Section 8, Township 116 North, Range 23 West, Carver
County, Minnesota, described as follows: Commencing at the Northwest corner of said
Section 8; thence North 89 degrees 19 minutes 20 seconds East along the North line of said
Section a distance of 670.0 feet; thence South 7 degrees 49 minutes 20 seconds West a
distance of 720.0 feet to the centerline of Red Cedar Point Road; thence South 66 degrees
51 minutes 10 seconds East along said centerline a distance of 222.0 feet to a point distant
576.4 feet Northwesterly of the East Line of said Government Lot 1, as measured along the
centerline of said Red Cedar Point Road, said point being the actual point of beginning of
the tract of land to be described, and which point is also the Northeasterly corner of that
tract of land described in the first description appearing in Book 51 of Deeds, Page 884,
office of the Register of Deeds, Carver County, Minnesota; thence continuing South 66
degrees 51 minutes 10 seconds East along said centerline of Red Cedar Point Road a
distance of 197.0 feet; thence South 13 degrees 15 minutes 40 seconds West a distance of
254.25 feet; thence North 77 degrees 42 minutes 10 seconds West a distance of 211.69 feet
more or less to the Easterly Line of said tract as described in said Book 51 of Deeds, page
884; thence North 16 degrees 42 minutes 50 seconds East along said Easterly Line a
distance of 292.17 feet more or less to the actual point of beginning and there terminating.
Excepting therefrom that part taken for Red Cedar Point Road.
Except all that part of the above described land lying Easterly of the West line of the tract
of land described in Certificate of Title No. 5187, Files of Registrar of Titles, Carver
County, Minnesota, which tract of land is described as follows: All that part of Government
Lot 1, Section 8, Township 116 North, Range 23 West, described as follows: Commencing
at the Northwest corner of said Section 8; thence east on the North Line of said Section a
distance of 670 feet to the center line of Glencoe Road; thence South 8 degrees 56 minutes
West along the center of Glencoe Road for a distance of 713.4 feet to the intersection of the
center line of said Glencoe Road with the center line of Red Cedar Point Road; thence
South 65 degrees 56 minutes east along the center line of said Red Cedar Point Road a
distance of 619 feet to the initial point of beginning of the land to be described; thence
South 33 degrees 25 minutes west for a distance of 210 feet; thence North 90 degrees 00
minutes west 166.90 feet to a point; thence northeasterly on a line having a bearing of
North 16 degrees 10 minutes east a distance of 273.77 feet; more or less, to the center line
of said Red Cedar Point Road; thence southeasterly on the center line of said Red Cedar
Point Road a distance of 224.17 feet, more or less, to the place of beginning, all in Carver
County, State of Minnesota, excepting therefrom that part taken for said Red Cedar Point
Road.
Torrens Property
Torrens Certificate No. 37556.0
Address: 3861 Red Cedar Point Road, Chanhassen, MN. 55331
PID & Acreage: 250080700, 1.023 acres
Preliminary Subdivision and Final Plat Submittal May 15, 2018
Red Cedar Point — Chanhassen, MN Page 1 of 4
PRELIMINARY SUBDIVISION AND FINAL PLAT REQUEST
The proposed plan consists of a low density single family residential subdivision that splits an
existing parcel into 2 single family residential lots. The existing home would remain on 1 parcel
and a new home would be constructed on the new lot.
EXISTING SITE DESCRIPTION
The development site is 1.02 acres and is bound by Red Cedar Point Road to the north and
existing residential properties to the east, west and south. The property currently includes one
single family residence and one accessory garage building. The existing residence has two
driveway connections to Red Cedar Point Road. The property frontage abutting Red Cedar does
have a 3.5' roadway easement that when added to existing dedicated right of way equates to a 50'
right of way corridor along the entire property roadway frontage.
The property topography has a highpoint roughly midpoint from the north and south lot boundary,
with the north half draining northerly and the south half drains southerly. The parcel has scattered
tree coverage typical of a larger residential lot. There are no wetlands on the site.
Comprehensive Plan Designation
The application area has a current and future Comprehensive Plan Land Use designation of
Residential Low Density. The adjacent land uses are also Residential Low Density. The
Residential Low Density land use guides for single family housing density of 1.2 — 4.0 units per
acre and the City has typically used an average of 2 units per acres for projection of land demand.
The proposed development plan has a density of 1.98 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 RSF — Single Family Residential District as do
the surrounding properties to the east, west and south. The property to the north along Red Cedar
Cove is zoned PUDR — Planned Unit Development/Residential District. The existing parcel does
have adequate size and dimension to allow for platting of a 2 -lot subdivision compliant with RSF
zoning regulations. Though the property can develop as 2 lots within RSF guidelines, a variance
is proposed for one small concession to RSF zoning standards. See separate narrative for variance
request.
PROPOSED RESIDENTIAL SUBDIVISION PLAN
The applicant's intent is to create a 2 -lot single family residential development that is consistent
with the existing single family lots in the vicinity of the property and is considerate of market
demands.
Preliminary Subdivision and Final Plat Submittal MU 15, 2018
Red Cedar Point — Chanhassen, MN Page 2 of 4
The Developer is proposing to keep the existing home on one of the new lots and build a new
home on the other. The existing home would be modified by removing the existing detached tuck
under garage and existing screen porch and deck. A new 2 -stall attached garage will be
constructed on the existing home. The new home will be a custom built home set back from Red
Cedar Road similarly to the existing home. The homebuilder for the new home is not known at
this time.
The following is a summary of orimary oroiect elements currently bronosed:
Gross Acreage 1.024 acres
Wetland Area 0.0 acres
Red Cedar Pointe Road R/W Dedication 0.014 acres
Net Buildable Acreage 1.010 acres
Net Density 1.98 units per acre
Proposed Proposed
Lot Dimensions
RSF Standard
Lot 1
Lot 2
Width along R/W Frontage
90'(min.)
79.96' 1
90'
Width at 30' Front Setback
80.75'
90'
Lot Depth
125' (min.)
253.09'
255.06'
Lot Size Minimum
15,000 sf
20,417 sf
23,572 sf
Setbacks:
Side Setbacks
10'
10'
10'
Front Setback to R/W
30'
30'
30'
Rear Setback
30'
30'
30'
1. Refer to separate variance request narrative for Lot 1 lot width.
Vehicular Site Access and Pedestrian Circulation
The proposed development does not require construction of any new public roadway or walkways.
Right of way access for vehicles and pedestrians is available to both lots via Red Cedar Point
Road.
Gradin
The only grading required will be what is necessary to: remove the existing home's garage and
screen porch, construct the new garage on the existing home and build the new home. All
earthmoving activities necessary for construction will require erosion and sediment control per
City of Chanhassen requirements.
Sanitary Sewer and Watermain
The project does not require extension of any public sanitary sewer or watermain trunk lines. The
existing home will continue to use the current water and sewer service from Red Cedar Point
Road. The new home will require a new service connection to the available trunk sanitary sewer
and watermain.
Preliminary Subdivision and Final Plat Submittal May 15 2018
Red Cedar Point — Chanhassen, XM Page 3 of 4
Stormwater Manaizement
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 size and impact area does not trigger any stormwater management
requirements and thus no new stormwater treatment facilities are required. The lots are located
within the Shoreland Management District and thus are limited to a maximum of 25% of
impervious surface per lot.
Wetlands
The are no onsite wetlands.
Tree Preservation
The estimated baseline tree canopy coverage for the existing site is 42% of the net area (excluding
perimeter right of way dedication). Per the City code, low density residential is then allowed to
remove to a limit of 35% tree canopy prior to requirement of mitigation. The development plan
proposes to maintain tree canopy coverage of 36% and thus no tree replacement is required per
City Ordinance.
Landscaping
Each lot is required to install a minimum of one deciduous or conifer tree in the front yard, in
accordance with the City's Subdivision Ordnance. The new tree must either be an 8' conifer or
2.5" deciduous with species chosen from the City's approved list.
TIlVHNG/PHASING
If the City approves the variance and subdivision request, it is the Applicant's desire to proceed
with modifications to the existing home and placing both lots are the market.
CONCLUSION
The applicant respectfully concludes that this request for subdivision approval will allow for a
development consistent with adjacent single family residential lots and the City Goals and
Objectives for this area.
Preliminary Subdivision and Final Plat Submittal May 15 2018
Red Cedar Point — Chanhassen, MN Page 4 of 4