Erhart Farm Preliminary Sub, Rezone, Variance and Vacation Submittal NarrativePreliminary Subdivision Submittal May 14, 2021
Erhart Farm – Chanhassen, MN Page 1 of 9
PRELIMINARY SUBDIVISION
REZONING, VACATION AND VARIANCE
SUBMITTAL REQUEST NARRATIVE
“ERHART FARM”
CHANHASSEN, MINNESOTA
May 14, 2021
PROPERTY / DEVELOPMENT SITE INFORMATION
Legal Description
Parcel 1: Lot 1, Block 1, Butternut Ridge Addition, according to the recorded plat thereof on file and of
record in the office of the county recorder, Carver County, Minnesota.
Abstract Property
Parcel 2: Outlot A, Butternut Ridge Addition, Carver County, Minnesota.
EXCEPTING THEREFROM the following:
Tract A: Outlot A, Butternut Ridge Addition, Carver County, Minnesota; which lies westerly
and northwesterly of Line 1 described below:
Line 1: Commencing at the north quarter corner of Section 26, Township 116 North, Range 23
West; thence run east on an azimuth of 89 degrees 58 minutes 40 seconds along the north line of
said section for for 523.29 feet to the point of beginning of Line 1 to be described; thence on an
azimuth of 230 degrees 31 minutes 30 seconds for 125.85 feet; thence on an azimuth of 251
degrees 33 minutes 26 seconds for 423.16 feet; thence on an azimuth of 173 degrees 19 minutes
17 seconds for 594.73; thence on an azimuth of 180 degrees 48 minutes 53 seconds for 493.70
feet to a point on the south line of said Tract A and there terminating.
ALSO EXCEPTING THEREFROM the following:
That part of Outlot A, Butternut Ridge Addition, Carver County, Minnesota, lying westerly of the
westerly right of way line of Trunk Highway No. 101, MINNESOTA DEPARTMENT OF
TRANSPORTATION RIGHT OF WAY PLAT NO. 10-46, AND 10-47, according to the
recorded plats thereof, Carver County, Minnesota, and easterly of the following described line:
Commencing at point B7 of said right of way plat; thence South 89 degrees 34 minutes 41
seconds West, assumed bearing, along the south line of said Outlot A 32.22 feet to the point of
beginning of a line to be described; thence northerly 200.91 feet along a non tangential curve,
concave to the west, central angle 20 degrees 11 minutes 41 seconds, radius 570.00 feet, chord
bearing North 09 degrees 18 minutes 16 seconds West; thence northwesterly 435.88 feet along a
compound curve, concave to the southwest, radius 703.00 feet, central angle 35 degrees 31
minutes 29 seconds; thence North 54 degrees 55 minutes 36 seconds West, along tangent, 516.07
feet to a point on said westerly right of way line and said line there terminating.
ALSO EXCEPTING THEREFROM the following:
Preliminary Subdivision Submittal May 14, 2021
Erhart Farm – Chanhassen, MN Page 2 of 9
That part of Outlot A, Butternut Ridge Addition according to the recorded plat thereof, Carver
County, Minnesota lying westerly of a line described as follows:
Commencing at the South corner of Lot 2, Block 4, Foxwood, according to the recorded plat
thereof Carver County, Minnesota; thence on an assumed bearing of North 00 degrees 02
minutes 05 seconds West along the East line of said Lot 2 a distance of 189.51 feet to the
Northeast corner of said Lot 2 and the point of beginning of said line; thence South 48 degrees 05
minutes 58 seconds East 61.09 feet; thence South 41 degrees 54 minutes 02 seconds West 134.40
feet to the Southwesterly line of said Lot 2 and said line there terminating.
Also:
That part of Lot 2, Block 4, Foxwood, according to the recorded plat thereof, Carver County,
Minnesota lying easterly of a line described as follows:
Commencing at the Southerly corner of Lot 2, Block 4, Foxwood, according to the recorded plat
thereof, Carver County, Minnesota; thence on an assumed bearing of North 00 degrees 02
minutes 05 seconds West along the East line of said Lot 2 a distance of 189.51 feet to the
Northeast corner of said Lot 2 and the point of beginning of said line; thence South 48 degrees 05
minutes 58 seconds East 61.09 feet; thence South 41 degrees 54 minutes 02 seconds West 134.40
feet to the Southwesterly line of said Lot 2 and said line there terminating.
Abstract Property
Address: 775 96th St. W, Chanhassen, MN. 55317
PID: 251550010 and 251550022
EXISTING SITE DESCRIPTION
The development site includes 2 existing parcels totaling 117.14 acre in size. A single family residence
with barn does exist on a 2.53 acre parcel internal to the property with the majority of the property
currently undeveloped. The property is bound by Powers Boulevard to the west, TH 101 to the east, Fox
Woods Preserve and Foxwood subdivision to the north and existing rural estate residential to the south.
The site has rolling terrain with several wetland areas and wooded areas scattered on the property. The
property does have right of way roadway access to Powers Boulevard, 96th Street and Eagle Ridge Road,
there are also two platted right of way corridor stubs from Flintlock Trail and Homestead Lane (without
constructed roads). The applicant has gathered wetland delineation information for the wetland areas
adjacent to the proposed residential subdivision area, ponded water areas in future development area have
also been surveyed. A portion of the parent property falls within the boundaries of the Bluff Creek Overlay
District, however, no development is proposed near that area in this application.
PRELIMINARY SUBDIVISION, REZONING AND VACATION REQUEST
The proposed subdivision request includes creation of 21 new single family homes lots. The development
proposal requires rezoning of only a portion of the existing Erhart property at this time. There will be a
large remnant of land that will remained undeveloped and is assumed able to remain with current use and
zoning. The proposed subdivision area will require rezoning of the property from A2 - Agricultural Estate
District to RSF – Residential Single Family District. The proposed rezoning of the property from A2 to
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Erhart Farm – Chanhassen, MN Page 3 of 9
RSF will provide a per acre unit density (in developed area), consistent with the City’s Comprehensive Plan
land use plan for the property.
Comprehensive Plan Designation
The parent property has two 2040 Comprehensive Plan Land Use designations within the full boundary.
The property is primary guided as Residential Low Density with a section of land in the northwest corner
along Powers Blvd and TH 212 guided as Office. The proposed residential subdivision area falls within the
area guided for residential low density. Adjacent land uses to the south and north are either guided as
Residential Low Density or Residential Large Lot and a section of land to the north is guided as Parks
Open Space. All adjacent land uses are compatible to the proposed development proposal.
The proposed subdivision consists of 21 new single family lots and 1 existing home to remain. 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 1.2 units per net acre within the proposed new lots subdivision area.
Land Use Density Calculation
Gross Acreage (Full Property) - [A] 117.14 acres
Delineated Wetland Area (Wetlands 2, 3) 1 - [B] 22.564 acres
Subdivision Related Outlots (A, B, C) 2 - [C] 27.045 acres
Existing Residential Lot (Per proposed plat) -[D] 2.407 acres
Future Development Outlots – [E] 74.547 acres
Approximate Subdivision Net Acreage = A – B – D – E 17.622 acres
Net Density (21 lots) 2 1.2 units per acre
Notes:
1) Wetland 1 is excluded as the development plan proposes to impact this wetland and Wetland 4 is
excluded since it is in a future development area.
2) Calculation includes Outlots A, B and C for density estimate (with wetlands 2 &3 areas deducted)
Zoning Classification and Rezoning Request
The proposed application requests approval for rezoning a portion of the property proposed as new single
family homes from Agricultural Estate District (A2) to Residential Single Family District (RSF). The
proposed rezoning is consistent with the guiding land use for the property and consistent with adjacent
uses. The Foxwood development to the north of was zoned Residential Low and Medium Density District
(RLM) and the properties to the south are Agricultural Estate District (A2). The development site land not
subdivided as new single family lots can remain as currently zoned, Agricultural Estate District (A2).
There are a few lots that do not meet all the criteria of the RSF District standards and thus this application
does request review and approval of 3 variance requests. See Variance Request section in this narrative for
detailed request.
A summary of required and proposed lot standards criteria for RSF zoning is as follows:
Required Proposed
Lot Area - Minimum 15,000 SF 15,029 SF (0.345 ac)
Average Lot Area N/A 20,844 SF (0.479 ac)
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Erhart Farm – Chanhassen, MN Page 4 of 9
Lot Width – Minimum R/W Frontage 90’ 63.42’ (Variance Requested) 1
Lot Width – Minimum @ Front Setback N/A 90’ 2
Lot Depth – Minimum 125’ 134.4’
Setbacks:
Front 30’ 30’ (25’ min) (Variance Requested)3
Rear – Principal 30’ 30’
Side – Structure 10’ 10’
Wetland Buffer 30’ 30’ (20’min) (Variance Requested) 4
Maximum Impervious Lot Coverage 25% 25%
Maximum Principal Structure Height 35’ 35’
Minimum Right-of-Way Width 60’ 60’
Notes and zoning exceptions requested, also see Variance Request section of narrative:
1) Variance requested for reduced frontage width for 7 lots (Lots 3-9, Block 1).
2) Proposed minimum lot width measured at the front setback.
3) Variance requested for 1 lot (Lot 1, Block 1) to reduce front setback to 25’ (only lot directly
adjacent to Foxwood lots).
4) Variance requested for 1 lot (Lot 1, Block 1) to reduce wetland buffer setback to 20’ (lot
adjacent to Foxwood lots).
Subdivision Features and Benefits
• 21 new single family homes and inclusion of the existing home to remain
• Preservation of onsite wetlands and creation of wetland buffers.
• Outlots provided over the preserved wetland area abutting the proposed new single family lots.
• Wetland outlot B to be provided to the City after final platting.
• Wetland buffer creation in accordance with City and Watershed requirements.
• Extension of public watermain south to 96th Street.
• Removal of the “temporary” Foxwood lift station and proposal for a new permanent lift station that
can be designed to accommodate future service for the existing homes on 96th Street.
• Significant tree preservation in area of development including proposal for a conservation
easement area.
• Site plan provides a secondary right of way connection for the existing Foxwood and 96th St.
housing developments.
• Extension of public right of way including roadway, sanitary sewer, and watermain to the southern
property boundary.
• Installation of stormwater management facilities to provide volume control, water quality and rate
control for runoff from the new roadway surfaces prior to discharging to the existing wetlands.
Site Access and Pedestrian Circulation
The initial phase of the development site has available vehicular right of way access from Eagle Ridge
Road by way of the Foxwood Development and 96th Street. Both Eagle Ridge Road and 96th Street
currently dead-end with temporary style turn-arounds. The development as proposed will provide second
access points to 2 existing developments improving the emergency servicing ability for each development
as well as the proposed Erhart Farm project.
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Erhart Farm – Chanhassen, MN Page 5 of 9
The Eagle Ridge Road and 96th Street roadway extensions are proposed with the City standard 60’ wide
right of way and a 31’ back of curb to back of curb road width. A public sidewalk is proposed along Eagle
Ridge Road from Foxwood southerly to the proposed intersection with 96th St and along 96th St. The
proposed Eagle Ridge Way roadway section is proposed with a modification to City standard. The
development plan proposes the typical 60’ right of way width for Eagle Ridge Way, however, the road
width is proposed at a narrower 26’ back-to-back width. The proposed narrower width is requested to
reduce impervious surface, save additional trees and because this will be a single loaded road with homes
only on 1 side of the street.
The project is also proposing a nature trail routed along the rear of several lots adjacent to wetland 3 that
will be placed within a trail easement. The plan is for this trail is to ultimately cross the wetland 2 overflow
outlet to wetland 3 and connect to the TH 101 trail.
Grading and Topography
The site has been designed to fit within the existing natural features and topography. Mass grading will be
required to construct the public roadways, house pads, and stormwater management areas. Some small
retaining walls will be necessary to construct some future home sites, however, they are designed to stay
within individual lots with no cross-lot walls needed and thus will be the responsibility of the future lot
owners. Since the retaining walls are contained within individual lots they will be built as needed with the
home construction and could vary from depiction is subdivision submittal plans. The mass grading
activities do require removal of several onsite trees, however, there are significant tree savings proposed.
The grading plan proposed little to no grading within proposed wetland buffers and existing steeper slope
areas. Per City requirement all proposed graded slopes will not exceed 3 horizontal to 1 vertical.
Sanitary Sewer and Watermain
The site has limited access to public sanitary sewer via an existing lift station within Foxwood, however,
City Staff has provided direction that no additional homes should be added to the existing Foxwood lift
station. The Foxwood lift station was designed as “temporary” when the Foxwood project was constructed
and the long term plan was to connect the Foxwood gravity sewer to another lift station in the future. The
Erhart Farm development proposes to construct a new permanent lift station in the south end of the
proposed plat near 96th Street. The new lift station would allow for the removal of the Foxwood lift station,
however, the existing forcemain within Foxwood would be used by the new lift station. The proposed lift
station will also be designed with depth to serve the homes along 96th Street and that will allow for the City
to remove the existing lift station servicing the 96th St homes in the future.
The existing 4” forcemain that outlets the Foxwood lift station will be the same outlet for the proposed lift
station. The 4” forcemain does have a capacity for up to 180 homes, assuming the construction of a new
lift station, wet well and pumps to accommodate the additional flow. The existing Foxwood lift station
current serves 48 homes and the current development proposal will add 21 new homes (the existing home is
not included at this time). This will leave additional service capacity for roughly 111 homes with
construction of the new lift station.
The site will connect to public water via a 12” public watermain at the south end of Foxwood within Eagle
Ridge Road. The 12” watermain will be extended southerly through the project within Eagle Ridge Road
and stub for future extension. The project will extend or stub 8” diameter lateral trunk watermains within
the development and easterly in 96th Street for future connection to the homes in 96th St.
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Erhart Farm – Chanhassen, MN Page 6 of 9
Stormwater Management
The development is located within the Riley Purgatory Bluff Creek Watershed District and so is required to
provide stormwater management in accordnance with RPBCWD and City regulations. 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 one treatment basin. The
development is also proposing some permanent preservation of upland area within conservation easement.
Runoff to infiltration areas from the proposed roadways will be captured and pretreated in a sump
manholes and forebays prior to discharging into the basins. The basin will provide the required water
quality and rate control of stormwater prior to discharging to the downstream wetland.
Wetland Management
The site’s wetlands were delineated by Kjolhaug Environmental Services (KES). KES delineated any
wetlands near the proposed single family subdivision area and 4 wetlands (1, 2, 3 and 4) were identified. A
MnRAM analysis has been performed with the delineation to confirm the classifications of the wetlands.
The City of Chanhassen and Riley Purgatory Bluff Creek Watershed District have slight differences in
wetland classification labels and regarding wetland buffers requirements. The following is a summary of
the buffer requirements for the project:
Local Governmental Unit
City of Chanhassen Riley Purgatory Bluff Creek Watershed District
Wetland
Classification
Buffer Strip
Requirement
Principal
Structure
Setback
to Buffer
Accessory
Structure
Setback to
Buffer
Wetland
Classification
Average
Buffer
Width
Required
Min. Buffer
Width
Required
OUTSTANDING 50 50 50 N/A
PRESERVE 40 40 20 EXCEPTIONAL 80 40
MANAGE 1 25 30 15 HIGH 60 30
MANAGE 2 20 30 15 MEDIUM 40 20
MANAGE 3 16.5 30 15 LOW 20 10
The development plan assumes the most conservative buffer application as defined above by proposing
buffers in compliance with RPBCWD with the structure buffer setback in accordance with the City rules.
This combination of buffer and buffer setback that slightly exceeds the City’s standalone requirement. The
project does request variance to reduce the principal structure setback to buffer for one lot (Lot 1, Block 1),
see Variance Request section of narrative. The following is a summary of the proposed wetland buffers:
Wetland Area4 Classification Lineal
Frontage3
Buffer Area
For Avg Calc.4
Minimum
Buffer Width
Average Buffer
Provided
11 2,238 SF MANAGE 1
2 139,758 SF MANAGE 1 986 LF 42,497 SF 20’ 43.1’
3 843,116 SF MANAGE 2 1,871 LF 75,742 SF 20’ 40.5’
42 19,962 SF MANAGE 2
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Erhart Farm – Chanhassen, MN Page 7 of 9
Notes:
1) This wetland is assumed to be fully impacted by development and will require mitigation
permitting.
2) A buffer to wetland 4 is not proposed at this time as there is no development proposed abutting that
wetland.
3) Lineal frontage listed is as assumed for buffer requirement calculation, also refer to wetland
management plan for additional calculation details.
4) Actual wetland buffer to be provided is greater than value used for averaging calculation.
The development plan proposes impact to 1 of the delineated onsite wetlands. The small wetland 1 is to be
impacted because of the necessary road construction and associated grading and changes to existing
hydrology. It is assumed that the necessary wetland mitigation will be done offsite through purchasing
wetland banking credits.
The applicant has previously received an interm use permit (IUP) to excavate within wetland 2 delineated
limits to create water storage areas. The wetland 2 work started in winter 2021 but was not able to be
finished at that time, and that work is proposed for completion in Winter 2021/22. The applicant has also
received no loss permit approval to excavate with a portion of Wetland 3 and plans to complete that
excavation work in winter 2021/22 as well.
Tree Preservation
The estimated baseline tree canopy coverage for the full development site is 60% of the net area (excluding
wetland areas). Per the City code, low density residential is allowed to remove trees to a limit of 35% tree
canopy prior to requirement of replacement mitigation. The development plan proposes to maintain tree
canopy coverage of 47% for the property and thus no tree preservation plan specific tree replacement is
required at this time.
The applicant is proposing a conservation easement over a portion of the rear of lots along Eagle Ridge
Way and abutting the buffer area of wetlands 2 and 3.
Landscaping
The landscape plan for the project includes boulevard trees and seeding of disturbed areas and stormwater
management area. The proposed single family yards will be vegetated with typical residential turf grass,
disturbed outlot areas with native seed mix, and pond and infiltration basin with appropriate seed mixes.
EASEMENT VACATION REQUEST
The proposed subdivision plan does require a lot line adjustment to the existing residential lot that currently
contains 1 home and barn. The home and barn will remain at this time and the dimensions of the lot
containing the existing home will be slightly modified. As a result of needing a modification to the existing
lot, the applicant is request approval to vacate the standard public drainage and utility easements within the
existing lot. The proposed preliminary plat does propose to replace public drainage and utility within the
newly configured lot. It is understood that the vacation will not officially be enacted until the property is
final platted and the proposed easements can be established.
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Erhart Farm – Chanhassen, MN Page 8 of 9
VARIANCE REQUEST
The subdivision as proposed request review and approval of 3 variances including:
1. 7 RSF zoned lots (Lots 3-9, Block 1) with less than 90 lineal feet of right of way frontage.
2. 1 RSF zoned lot (Lot 1, Block 1) with a proposed front setback of 25’
3. 1 RSF zoned lot (Lot 1, Block 1) with a proposed wetland buffer setback of 20’.
Variance Explanation and Justification
1. Variance is requested for 7 lots (Lots 3-9, Block 1) to reduce RSF zoning required minimum lot
frontage from 90 feet to dimensions as proposed per preliminary plat. All 7 lots are along the
internal single loaded loop road called Eagle Ridge Way. The variance request is needed due to the
lineal footage hardship created by ‘tighter’ horizontal roadway curves limiting right of way
frontage. The applicant is proposing a narrower road pavement surface and tighter alignment to
minimize the roadway ‘footprint’ and maximize preservation of trees, yet still create enough lots to
meet the City’s density goals for the area. All 7 lots do meet the typical RSF required lot width at
the front setback and exceed the minimum lot area and depths. There are ways to create irregular
dimensioned right of way to get to a lot frontage calculation equal to 90’ per lot, however, the
applicant prefers to request approval of a variance in this case as the preferred design. Variance
approval would result in lots with:
a. Smallest lot area (Lot 3, Block 1) of 18,046 sf and the average lot size for the 7 lots of
24,628 sf or 64% greater than the RSF minimum of 15,000 SF.
b. 90’ minimum lot width provided at 30’ front setback for all 7 lots.
c. A minimum lot depth of 174’ for the 7 lots and most are well over that depth.
d. Proposed conservation easement on the sloped tree area within a rear portion of most of
these lots.
2. Variance is requested for a reduced front yard setback for Lot 1, Block 1 from the typical RSF
zoning 30’ front yard setback to the typical RLM zoning 25’ front yard setback. This lot is the
only Erhart Farm lot proposed directly adjacent to homes within the Foxwood development. The
Foxwood project was developed with RLM zoning standards including a 25’ front yard setback.
Proposed variance would allow for Lot 1, Block 1 to have same front yard setback as the existing
lot located directly north of the proposed lot. Variance request to reduce the front setback is due to
the shallow lot hardship directly created for the lot by the location of the existing Eagle Ridge Road
right of way (constructed with the Foxwood development) and the proximity to wetland 2.
3. Variance is requested for a reduced principal structure setback to a wetland buffer for Lot 1, Block
1 from the typical 30’ wetland buffer to a 20’ principal structure setback. The variance request to
reduce the setback is due to the shallow lot hardship directly created for the lot by the location of
the existing Eagle Ridge Road right of way (constructed with the Foxwood development) and the
proximity to wetland 2. Wetland 2 has a manage 2 classification with a 20’ minimum buffer
required and an allowed 15’ accessory structure setback to the buffer. The reduction of the
principal structure setback from 30’ to 20’ will better allow for home construction on the lot.
Variance request to reduce the setback is due to shallow lot hardship directly created for lot by the
location of the existing Eagle Ridge Road right of way which was constructed with the Foxwood
development and the proximity to wetland 2. Variance approval of requests 2 and 3 would result in
a developable lot (Lot 1, Block 1) with:
a. Lot area = 15,333 sf
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Erhart Farm – Chanhassen, MN Page 9 of 9
b. Lot width (R/W frontage) = 114.94 ft
c. Min lot depth = 134.4 ft
d. Buildable principal structure pad depth = 55 ft
TIMING/PHASING
If the City approves the preliminary subdivision and rezoning request, it is the Applicant’s desire to
proceed immediately with application for final plat review and plans for a mass grading start in Late
Summer/Fall 2021.
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; meets density goals of the area, is consistent with
the adjacent land uses and upgrades and extends public utilities and right of way to adjacent properties.