Subdivision Submittal NarrativePreliminary Subdivision and Final Plat Submittal March 27, 2020
Nye Subdivision – Chanhassen, MN Page 1 of 4
PRELIMINARY SUBDIVISION AND FINAL PLAT
SUBMITTAL NARRATIVE
NYE ADDITION
CHANHASSEN, MINNESOTA
March 27, 2020
SITE INFORMATION
Legal Description: Lot 3, Block 1, Lenvilla Estates, Carver County, Minnesota.
Abstract Property.
Address: 1641 63rd Street West, Chanhassen, MN
PID: 254150012
EXISTING SITE DESCRIPATION
The development site is 6.4 acres in size and currently contains one single family residence with multiple
accessory buildings. The property is irregular in shape with frontage along 63rd Street to the north and to
Wood Duck Lane right of way to the south. The property abuts existing residential propert ies to the east,
west and southwest. Right of way access is available to 63rd St and to the Wood Duck Lane corridor. A
small wetland has been delineated in the east side of the property and there are existing ponds and wetlands
on the west half of the property currently covered by existing drainage and utility easement.
PROPOSED PRELMINARY SUBDIVISION PLAN
The proposed development 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.
Comprehensive Plan Designation
The application area has a 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. The proposed development plan has a net density
of 0.89 units per net acre due to the irregular shape of the property and desire to keep the existing
homestead in place.
Land Use Density Calculation:
Gross Site Acreage 6.403 acres
Wetland Area (Outlot A) 0.336 acres
Existing Drainage/Utility Easement on Lot 1 3.472 acres
Wood Duck Lane R/W Dedication 0.123 acres
Net Acreage 2.472 acres
Net Density (2 lots) 0.81 units per acre
Preliminary Subdivision and Final Plat Submittal March 27, 2020
Nye Subdivision – Chanhassen, MN Page 2 of 4
Zoning Classification
The property has a current zoning classification of RSF – Single Family Residential District as do the
surrounding properties to the north, east, west and south. The proposed subdivision is consistent with RSF
standards. A summary of required and proposed lot standards criteria for RSF zoning is as follows:
Required Proposed
Lot Area - Minimum 15,000 SF 36,196 SF (0.83 ac)
Average Lot Area N/A 128,793 SF (2.96 ac)
Lot Width/Frontage – Minimum 90’ 154.2’
Lot Depth – Minimum 125’ 192’
Setbacks:
Front 30’ 30’
Rear – Principal 30’ 30’
Side – Garage 10’ 10’
Side – Principal 10’ 10’
Minimum Right-of-Way Width 60’ N/A, RW dedication as City requested
Subdivision Features and Benefits
• 1 new single-family home and the preservation of the existing homestead on 2nd lot.
• Preservation of onsite wetlands and provision of additional wetland buffer area.
• Outlot creation over the easterly wetland area.
• Outlot A to be provided to the City for public dedication of 0.336 acres after final platting.
• Wetland buffer creation in the stricter of watershed requirements. The buffer area proposed on Lot 2 will
also be covered by drainage and utility easement as will all of Outlot A.
• Dedication of additional Wood Duck Lane right of way of 0.123 acres.
• Public land dedication totaling 0.459 acres.
• Extension of public sanitary sewer 150 lineal feet to the east within Wood Duck Lane right of way.
• Reconstruction of the existing Wood Duck Lane cul-de-sac in accordance with the City’s temporary cul-de-
sac design dimension of 70’ in diameter.
Vehicular Site Access and Pedestrian Circulation
The proposed subdivision does not require construction of a linear extension of new public roadway or
walkways. Right of way access for vehicles and pedestrians is available to both proposed lots. The
existing home to be on Lot 1will maintain the existing connection to 63rd Street and the new lot (Lot 2) will
connect to existing Wood Duck Lane right of way.
The subdivision will be required to reconstruct the existing cul-de-sac at the end of Wood Duck Lane. The
existing cul-de-sac was previously not built to City standard and is dimensionally too small for a large
vehicle to turn around. The design plans propose to reconstruct the cul-de-sac in accordance with City
Detail Plate 5205B with a 70’ diameter. The cul-de-sac is located in an area with significant grade change
to the north, likely the reason of the undersized current cul-de-sac. The proposed increase to 70’ in
diameter will require regrading of the north slope any larger cul-de-sac could result in need for retaining
wall in the right of way.
Grading and Topography
Preliminary Subdivision and Final Plat Submittal March 27, 2020
Nye Subdivision – Chanhassen, MN Page 3 of 4
Minimal grading will be required for the proposed subdivision. Grading will be needed to reconstruct the
existing cul-de-sac, install a required sanitary trunk sewer extension and construct one new home. All
earthmoving activities necessary for construction will require erosion and sediment control per City of
Chanhassen and Minnehaha Creek Watershed District requirements.
Sanitary Sewer and Watermain
The project does not require extension of any public sanitary sewer or watermain trunk lines with 63rd
Street, in which, utilities exist. Lot 1 and the existing home will continue to be connected to the 63rd Street
trunk sanitary and water mains via existing services. The City has required as part of a subdivision request
that the existing sanitary sewer in Wood Duck Lane be extended east approximately 150 lineal feet within
existing public right of way. The proposed new Lot 2 will have a sanitary sewer service connection to the
trunk sewer. A trunk watermain currently exists within the Wood Duck Lane right of way and Lot 2 will
connect a new water service to that line.
Stormwater Management
The development site 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 of 2 lots and minimal impact area does not trigger any stormwater
management requirements from the City of Chanhassen nor MCWD and thus no new stormwater treatment
facilities are required.
Wetland Management
The site east wetland was delineated by Alliant Engineering, Inc in Fall of 2019 and the delineation and
classification was approved by the City of Chanhassen and Minnehaha Creek Watershed District. The
following is a summary of the buffer requirements for the project:
Local Governmental Unit
City of Chanhassen Minnehaha Creek Watershed District
Wetland
Classification
Buffer Strip
Requirement
Principal
Structure
Setback to Buffer
Accessory
Structure
Setback to
Buffer
Wetland
Classification
Average Base
Buffer Width
Required1
Min. Avg Base
Buffer Width
Required2
MANAGE 2 20 30 15 MANAGE 2 30 24
Notes:
1) Minnehaha Creek Watershed District allows a 2' base buffer width reduction for every 5% decrease in average buffer
slope from 20%.
2) Proposed buffer averages 10% or less throughout thus the min. buffer can be reduced to 24'. (30 - 2' * 2 = 24')
The development plan assumes the most conservative buffer application as defined above by proposing
buffers in compliance with MCWD and structure buffer setbacks in accordance with the City rules. In
general this results in a combined buffer and buffer set back that slightly exceeds the City’s standalone
requirement. The following is a summary of the proposed wetland buffers:
Wetland Area1 Class. (per City) Wetland
Perimeter2
Buffer Area Minimum
Buffer Width
Average Buffer
Provided
1 367,654 SF MANAGE 1 1,555 LF 94,776 SF 24’ 60.9’
Notes:
1) Full wetland area including portion within proposed right of way dedication.
2) Buffer calculation is provided for wetland perimeter outside of proposed right of way dedication.
Preliminary Subdivision and Final Plat Submittal March 27, 2020
Nye Subdivision – Chanhassen, MN Page 4 of 4
The development site also contains other pond/wetland areas in the west portion of proposed Lot 1, but
those areas have been previously covered by drainage and utility easement, which will be maintained. No
impact is proposed to any onsite wetland.
Tree Preservation
The estimated baseline tree canopy coverage for the existing site is 45% of the net area (excluding wetland
areas). 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
41% and thus a no tree mitigation is required.
Landscaping
City ordinance requires provision of 1 tree per lot and these trees will be installed by the future
homebuilder and existing home lot owner. The proposed single-family yards to be disturbed by grading
will be vegetated with typical residential turf grass and the wetland buffer and disturbed steep slope areas
with appropriate seed mixes.
TIMING/PHASING
If the City approves the preliminary subdivision and final plat request, it is the Applicant’s desire to look
for an interested homebuilder looking towards possible construction in Summer 2020.
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. The proposed
development will create a single-family subdivision that is consistent with the adjacent land uses, provides
preservation of wetlands, improves and extends existing public infrastructure.