May 22 Variance Narrative 18-10VARIANCE REQUEST
SUBMITTAL NARRATIVE
RED CEDAR POINT
CHANHASSEN, MINNESOTA
May 22, 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
Variance Request May 22 2018
Red Cedar Point — Chanhassen, MN Page 1 of 3
DESCRIPTION OF VARIANCE REQUEST
The proposed request for variance from City Code is for permission to allow for a proposed
subdivision that includes 1 single family residential lot with a minimum lot right of way frontage
of 79.96 feet. The City's Zoning Ordinance for RSF — Single Family Residential identifies a
minimum lot frontage width of 90' for standard lots.
Design Alternatives
The applicant has explored site design alternatives to investigate if there is an option that would
not require a variance to subdivide the existing parcel into 2 lots. A total of 3 alternative were
developed, see attached concept plans and following descriptions:
Concept A:
Site option would expand/dedicate additional right of way along Red Cedar Point Road. The
additional right of way would be provided with an arc into the project resulting in 90 lineal feet of
right of way frontage each lot. Both lots would meet all criteria for RSF zoning standards.
Concept B:
Site option would expand/dedicate additional right of way along Red Cedar Point Road and create
a partial cul-de-sac. The additional right of way would be provided in an `eyebrow' shape or
partial cul-de-sac bulb. The resultant lot configuration would result in 90+ lineal feet of frontage
for each lot and the lots would have 90 feet in width at the 30' front setback. Both lots would
meet all criteria for RSF zoning standards.
Concept C:
Site option uses the City zoning code definition of flag lot to define 2 new parcels. As
conceptualized the existing home would be situated in a flag lot that is designed with a 100' width
at the flag start including a 30' setback to the existing home. The second lot would meet the 90'
right of way frontage and 90' lot width at the front setback. Both lots would meet all criteria for
RSF zoning standards.
Alternate Summary
Concepts A, B and C show that there are RSF zoning code compliant alternatives to the submitted
plan but they would result in less desirable plat options for the City and Applicant. The additional
dedication of public right of way in Concept A and B would result in a reduction the taxable land
for the City of Chanhassen and lower development fee receipt. The additional right of way either
in arch or bulb shape would create the right of way frontage length and minimum lot width at the
front setback that the City identifies in the City Code. The Concept B creation of a partial cul-de-
sac "eyebrow" would require additional impervious surface in the Shoreland District that could be
avoided with granting the variance. Concept C does provide a RSF code compliant flag lot line
configuration but the plan creates unconventional lots that could present coordination issues
between the future lot owners.
Preferred Option Summary
Variance Request May 22, 2018
Red Cedar Point — Chanhassen, MN Page 2 of 3
The proposed variance request plan does contain one lot (new home) that will meet all RSF zoning
criteria. The other lot with the existing home would need a variance for reduced lot width but it
would still maintain a width of 80 lineal feet right of way frontage and be 80+ feet in width at the
30' front setback. Both lots would meet or exceed the desired 60' wide x 60' deep building pads
or buildable area. The proposed variance would result in lots that do not require additional right of
way dedication, and provides a new lot line that is parallel to the existing west parcel boundary
creating a typical lot line that is clearly defined for future owners.
VARIANCE JUSTIFICATION
Check to City findings for granting a variance (pursuant to City Subdivision Code Section 18-22):
1. The requested variance is not being requested as a matter of convenience, but necessary
because of the dimension of the existing development parcel.
2. The plight of the current landowner is due to the parcel being subdivided to its width prior
to current RSF zoning standards and not at any fault of the landowner. The existing parcel
width along Red Cedar Point Road right of way creates a hardship to subdivide the parcel
by strict RSF zoning standards for the required 90' of right of way frontage. Non -typical
design alternatives do exist to technically create an RSF zoning complaint plan, however,
they would have other detriments that are less beneficial to the City nor are as marketable
for future lot/home owners. There are existing lots near the proposed subdivision that also
do not meet RSF zoning standards for lot width and thus the proposed variance request is
reasonable.
3. The condition upon the basis of this variance request is unique to this property. The
variance is only needed because of the slight shortage of available right of way frontage for
this parcel along Red Cedar Point Road.
4. The requested variance results in a subdivision that would be in harmony with RSF zoning
standards and is not being requested for the property owner to use the property in a manner
not permitted by RSF zoning standards. The proposed subdivision and requested variance
is in substantial conformance to RSF zoning with only one minor exception. The two lots
would be consistent with the surrounding residential properties, of which, some are smaller
than 90' wide themselves, including the property directly abutting the development site to
the west. The variance request also creates a plan that is consistent with the City's
Comprehensive Plan and results in a land use density just under the City's estimate
average demand within low density residential land use.
CONCLUSION
The applicant respectfully concludes that the request for variance and subdivision will allow for a
development consistent with adjacent single family residential lots and the City Goals and
Objectives for this area.
Variance Request May 22, 2018
Red Cedar Point — Chanhassen, MN Page 3 of 3
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Design File: Checked By:
RedC,-darProperty MPR Alliant Engineering, Inc.
RED CEDAR POINT ROAD PROPERTY 233 Park Ave S, Ste 300
Dwg Nage: Drawn By:Minneapolis, MN 55415
Concept C.DING JT, MPR BOUNDARY AND TOPO W/ LOT SPLIT CONCEPT C "FLAG" , 612.758.3080 MAIN
Date: scare: CHANHASSEN, MN 612.759.3099 FAX
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