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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 Preliminary Subdivision Submittal May 14, 2021 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) Preliminary Subdivision Submittal May 14, 2021 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. Preliminary Subdivision Submittal May 14, 2021 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. Preliminary Subdivision Submittal May 14, 2021 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 Preliminary Subdivision Submittal May 14, 2021 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. Preliminary Subdivision Submittal May 14, 2021 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 Preliminary Subdivision Submittal May 14, 2021 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.