Eagle Bluff_Prelim Sub & Final Plat Submittal NarrativePreliminary Subdivision and Final Plat Submittal June 18, 2021
Eagle Bluff – Chanhassen, MN Page 1 of 5
“EAGLE BLUFF”
REZONING, PRELIMINARY SUBDIVISION AND FINAL PLAT
REQUEST SUBMITTAL NARRATIVE
CHANHASSEN, MINNESOTA
June 18, 2021
SITE INFORMATION
Legal Description:
Tract A:
That part of the south 732.28 feet of the north 762.28 feet of the Southwest Quarter of the Southwest Quarter,
Section 24, Township 116 North, Range 23 West, Carver County, Minnesota, lying east of the west 271.79
feet thereof and westerly of the centerline of State Highway No. 101 EXCEPT that part thereof described as
follows:
That part of the north 180 feet of the east 16.00 feet of the west 287.79 feet of the Southwest Quarter of the
Southwest Quarter, Section 24, Township 116 North, Range 23 West, Carver County, Minnesota, lying south
of the north 30.00 feet thereof.
Tract B:
That part of the west 271.79 feet on the north 762.28 feet of the Southwest Quarter of the Southwest Quarter,
Section 24, Township 116 North, Range 23 West, Carver County, Minnesota and that part of the North 30.00
feet of said Southwest Quarter of the Southwest Quarter, lying east of the west 271.79 feet thereof and
westerly of the centerline of the State Highway No. 101 described as:
That part of the north 330.00 feet of the east 16.00 feet of the west 271.79 feet of the Southwest Quarter of
the Southwest Quarter Section 24, Township 116 North, Range 23 West, Carver County, Minnesota, lying
south of the north 180 feet thereof.
EXCEPTING from the above Tracts A and B the following:
That part of the Southwest Quarter of the Southwest Quarter of Section 24, Township 116 North, Range 23
West, shown as Parcel 71B on Minnesota Department of Transportation Right of Way Plat Numbered 10-19
as the same is on file and of record in the office of the County Recorder in and for Carver County,
Minnesota.
And also excepting:
That part of the South 732.28 feet of the North 762.28 feet of the Southwest Quarter of the Southwest
Quarter of Section 24, Township 116 North, Range 23 West, 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. 10-19, 10-46 and 10-47 according to the recorded plats thereof, Carver County, Minnesota, and
easterly of the following described line:
Preliminary Subdivision and Final Plat Submittal June 18, 2021
Eagle Bluff – Chanhassen, MN Page 2 of 5
Commencing at the intersection of the South line of said North 762.28 feet and said westerly right of way
line; thence on an assumed bearing of North 89 degrees 53 minutes 00 seconds West for a distance of 16.48
feet along said south line to the point of beginning of the line to be described; thence northerly 360.89 feet
along a non-tangential curve, concave to the east, central angle 23 degrees 12 minutes 25 seconds, radius
891.00 feet, chord bearing North 02 degrees 01 minutes 29 seconds West; thence North 09 degrees 34
minutes 44 seconds East 361.10 feet; thence North 10 degrees 37 minutes 41 seconds East 18.22 feet to the
North line of the South 732.28 feet of the North 762.28 feet and said line there terminating.
And also excepting:
Parcel 271B on Minnesota Department of Transportation Right of Way Plat Numbered 10-47, Carver
County, Minnesota.
Address: 9197 Eagle Ridge Road, Chanhassen, MN.
PID & Acreage: 250240811, 4.10 acres
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 4.10 acres and is bound by CSAH 101/Great Plains Blvd to the east, the ‘Foxwood’
subdivision to the north and west and land guided for low density residential to the south. The property
currently includes one single family residence and driveway which connects to a private road that extends
from Eagle Ridge Road to the north.
There are 2 wetlands within the site boundary and the topography has a highpoint roughly midpoint of the
property near the existing home with drainage breaking to the north or south. The north half of the property
contains the yard of the previous homeowner including maintained lawn, vegetable and flower gardens and
several yard trees. The south half of the site contains a wooded slope and a portion of a larger wetland which
continues offsite to the south.
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. The proposed development plan has a
net density of 1.2 units per net acre and is consistent with the 2040 Comprehensive Guide Plan land use for
the property.
Zoning Classification
The property has a current zoning classification of A2 – Agricultural Estate District, which is not consistent
with the City’s guide plan density for the property. The proposed subdivision does require a rezone of the
property to RSF – Single Family Residential District which will provide a zoning district that is consistent
with the 2040 land use plan. The proposed rezoning will be consistent with surrounding uses which includes
RLM – Residential Low and Medium Density District to the north and west and A2 -Agricultural Estate
Preliminary Subdivision and Final Plat Submittal June 18, 2021
Eagle Bluff – Chanhassen, MN Page 3 of 5
District to the south. The existing parcel does have the necessary size and dimension to allow for platting of
a 2-lot subdivision compliant with RSF zoning regulations.
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.
The Developer is proposing to keep the existing home on one lot and build a new home on the second lot.
The existing lot only has right of way frontage to CSAH 101/Great Plains Blvd. but does not have access
rights to connect to that roadway. The parcel does have access to a private road connection to Eagle Ridge
Road. The existing private road is also currently used by the existing residence west of the development site.
The Developer is proposing to continue using the private road and a portion of the existing driveway to avoid
disturbing 2 existing retaining walls and to preserve several large existing trees. The 2 proposed lots would
share the existing driveway through that retaining wall location and then split into individual driveways to
the south after that. A new driveway will be extended to the proposed lot and the existing driveway will
continue to be used for the existing home.
The lots as designed, will not have the typical right of way frontage for proposed driveway connections. As
noted, proposed lot 2 will have frontage along Great Plains Blvd., however, lot 1 will technically have no
right of way frontage. The developer has proposed the new lot line between the 2 lots in such a way that
driveway route can be maintained fully on lot 2 reducing future easement needs for lot 2 onto lot 1. This lot
line configuration does create an irregular lot shape, as such, we have assumed that the front yard for these
proposed homes will be to the north and established setbacks accordingly, see site plan.
The following is a summary of primary project elements currently proposed:
Density Calculation
Gross Acreage 4.101 acres
Wetland Area 1.204 acres *
Wetland Buffer Area (Full Area Dedicated) 0.875 acres*
Ex Retaining Wall Easement 0.092 acres
Outlot A Area Upland of Wetland and Buffer 0.240 acres
Net Buildable Acreage (Lots) 1.690 acres
Net Density 1.2 units per acre
*Includes the areas within Outlot A
Proposed Proposed
Lot Dimensions RSF Standard Lot 1 Lot 2
Width along R/W Frontage 90’(min.) n/a 379.3’
Width at proposed Front Setback n/a 100 ft1 152.0 ft2
Lot Depth 125’ (min.) Both exceed minimum
Lot Size Minimum 15,000 sf 30,778 sf 78,137 sf
Setbacks:
Side Setbacks 10’ 10’ 10’
Front Setback to City R/W 30’ n/a n/a
Setback to CSAH 101 50’ n/a 50’
Rear Setback 30’ 30’ 30’
Wetland buffer setback 30’ n/a 30’
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Eagle Bluff – Chanhassen, MN Page 4 of 5
Notes:
1. Setback proposed where lot 1 width equals 100’ on north side of existing home.
2. Lot width measured at south side of wetland 1 at the 30’ setback to wetland buffer.
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 the private road extension from Eagle
Ridge Road through Outlot B of the Foxwood development.
Grading
The only grading required will be what is necessary to: prepare grade for the new lot’s driveway extension,
build the new home on lot 2 and excavate a stormwater storage basin. All earthmoving activities necessary
for construction will require erosion and sediment control per City of Chanhassen and Riley Purgatory Bluff
Creek Watershed District requirements.
Sanitary Sewer and Watermain
The project does not require extension of any public sanitary sewer or watermain trunk lines. The Foxwood
development extended public sewer and watermain within Outlot B to the northwest corner of the
development parcel. One set of sewer and water was extended to the existing lot; however, the previous
homeowner did not complete connection of the services to the existing home. The proposed lot split request
proposes to complete the connection of the existing services to the existing home and then abandoned use of
the existing septic system. A second set of services will then be installed to connect the proposed lot 2 home
to the public utilities. The utilities are proposed to be installed by either open cut construction and/or
directional drill installation to minimize disturbance to the existing driveway and large existing trees on the
property. The new home will result in addition of one single family home being routed to the existing
Foxwood lift station and the lift station does have the necessary capacity.
Stormwater Management
The development is located within the Riley Purgatory Bluff Creek Watershed District. The development is
required to provide stormwater management due to amount of required earth disturbance and new
impervious created by the addition of a new home and driveway extension. Stormwater management will be
provided by means of an infiltration basin on the new lot 2.
Wetlands
The development site was reviewed for wetlands by Kjolhaug Environmental Services (KES). KES has
identified 2 wetlands (1 and 2), either fully or partially within the property. A MnRAM analysis has been
performed with the delineation to confirm the classifications of the wetlands. There are no impacts proposed
to either wetland area.
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:
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Eagle Bluff – Chanhassen, MN Page 5 of 5
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 a buffer application by proposing buffers in compliance with RPBCWD
averaging criteria but then including the structure buffer setback in accordance with the City rules. following
is a summary of the proposed wetland buffers:
Wetland Area Classification Lineal
Frontage1
Buffer Area
For Avg Calc.2
Minimum
Buffer Width
Average Buffer
Provided
1 0.269 ac MANAGE 1 335 LF 13,439 SF 20’ 40.1’
2 0.935 SF MANAGE 1 411 LF 42,497 SF 20’ 45.1’
Notes:
1) Lineal frontage listed is as assumed for buffer requirement calculation, also refer to wetland
management plan for additional calculation details.
2) Actual wetland buffer to be provided is greater than value used for averaging calculation.
Tree Preservation
The estimated baseline tree canopy coverage for the existing site is 39% of the net area (excluding site
wetland area). 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.
TIMING/PHASING
If the City approves the proposed 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.