PC Staff Report 07-20-21PLANNING COMMISSION STAFF
REPORT
Tuesday,July 20,2021
Subject Consider a Request to Rezone Property from Agricultural Estate District A2)to Single-Family
Residential District RSF)and Subdivision Approval of Two Lots and One Outlot with Variances
for a Private Street and Private Street Width at 9197 Eagle Ridge Road
Section PUBLIC HEARINGS Item No:B.2.
Prepared By Robert Generous,Senior Planner File No:Planning Case No.2021-15
PROPOSED MOTION:
The Chanhassen Planning Commission recommends that City Council approve the rezoning from Agricultural Estate
A2)to Single-Family Residential RSF)and a two-lot,one outlot subdivision with a variance for the use of a
private street and private street width subject to the conditions of the staff report
and adopt the Findings of Fact and Recommendation.
SUMMARY OF REQUEST
The applicant is requesting rezoning from Agricultural Estate A2)to Single-Family Residential RSF)and subdivision
approval of two lots and one outlot with variances for a private street and private street width.
APPLICANT
Schutrop Building Development Corp.,540 Lakota Lane,Chanhassen,MN 55318
SITE INFORMATION
PRESENT ZONING:Agricultural Estate District,A-2
LAND USE:Residential Low Density 1.2 4.0 units per net acre
ACREAGE:2.02 acres
DENSITY:1.25 units per net acre
APPLICATION REGULATIONS
Chapter 18,Subdivisions
Chapter 20,Article XII,RSF”Single-Family Residential District
BACKGROUND
PLANNING COMMISSIONSTAFFREPORTTuesday,July 20,2021SubjectConsider a Request to Rezone Property from Agricultural Estate District A2)to Single-FamilyResidentialDistrictRSF)and Subdivision Approval of Two Lots and One Outlot withVariancesforaPrivateStreetandPrivateStreetWidthat9197EagleRidgeRoadSectionPUBLICHEARINGSItemNo:B.2.Prepared By Robert Generous,Senior Planner File No:Planning Case No.2021-15PROPOSEDMOTION:The Chanhassen Planning Commission recommends that City Council approve the rezoning from Agricultural Estate(A2)to Single-Family Residential RSF)and a two-lot,one outlot subdivision with a variance for the use ofaprivatestreetandprivatestreetwidthsubjecttotheconditionsofthestaffreportandadopttheFindingsofFactandRecommendation.SUMMARYOFREQUESTTheapplicantisrequesting rezoning from Agricultural Estate A2)to Single-Family Residential RSF)andsubdivisionapprovaloftwolotsandoneoutlotwithvariancesforaprivatestreetandprivatestreetwidth.APPLICANTSchutrop Building Development Corp.,540 Lakota Lane,Chanhassen,MN55318SITEINFORMATIONPRESENTZONING:Agricultural Estate District,A-2LAND USE:Residential Low Density 1.2 4.0 units pernetacreACREAGE:2.02acresDENSITY:1.25 units per netacreAPPLICATIONREGULATIONSChapter18,SubdivisionsChapter 20,Article XII,RSF”Single-Family Residential
District
BACKGROUND The current private street serving the property was constructed with the Foxwood development in 2017.At that
time,direct access to Highway 101 was removed.The house on the lot was built in
1987.
RECOMMENDATION Staff recommends that the Planning Commission approve the rezoning and subdivision with a variance for the use of
a private street and variance from the private street design subject to the conditions of the staff report,and adopt
the Findings of Fact and
Recommendation.
ATTACHMENTS:Staff
Report Findings of Fact and
Recommendation Development Review
Application Development
Narrative Site Development Plans 8
pages)Final
Plat Affidavit of
Mailing Carver County Review
CITY OF CHANHASSEN
PC DATE: July 20, 2021
CC DATE: August 9, 2021
REVIEW DEADLINE: August 17, 2021
CASE #: 2021-15
BY: RG, EH, TH, DN, JS, MU
SUMMARY OF REQUEST: The applicant is requesting rezoning from Agricultural Estate
A2) to Single-Family Residential (RSF) and subdivision approval of two lots and one outlot
with variances for a private street and private street width.
LOCATION: 9197 Eagle Ridge Road
APPLICANT: Schutrop Building & Development Corp.
540 Lakota Lane
Chanhassen, MN 55318
Owner: Black Cherry Development
9611 Meadowlark Lane
Chanhassen, MN 55317
PRESENT ZONING: Single-Family Residential District, RSF
2020 LAND USE PLAN: Residential Low Density (net density 1.2 – 4 units per acre)
ACREAGE: 2.02 acres DENSITY: 1.25 units per acre (net)
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City has a relatively high level of discretion in approving Rezonings because the City is
acting in its legislative or policy-making capacity and must be consistent with the City’s
Comprehensive Plan.
The City’s discretion in approving or denying a preliminary plat is limited to whether or not the
proposed plat meets the standards outlined in the Subdivision Regulations and Zoning
Ordinance. If it meets these standards, the City must approve the preliminary plat. This is a
quasi-judicial decision.
The City’s discretion in approving or denying a variance in conjunction with a subdivision is
limited to whether or not the proposed project meets the standards in the Subdivision Ordinance
for a variance. The City has a relatively high level of discretion with a variance because the
applicant is seeking a deviation from established standards. This is a quasi-judicial decision.
PROPOSED MOTION:
The Chanhassen Planning Commission recommends that City Council approve the rezoning
from Agricultural Estate District (A2) to Single-Family Residential District (RSF) and a two-lot,
one outlot subdivision with a variance for the use of a private street and private street width
subject to the conditions of the staff report, and adopt the Findings of Fact and Recommendation.”
Eagle Bluff – 9197 Eagle Ridge Road
July 20, 2021
Page 2
Notice of this public hearing has been mailed to all property owners within 500 feet.
PROPOSAL/SUMMARY
The applicant is requesting rezoning from Agricultural Estate District (A2) to Single-Family
Residential District (RSF) and subdivision approval to create two lots and one outlot with a
variance for the private street and a variance for the private street design.
SITE CONSTRAINTS
Wetland Protection
There are two wetlands located on the property. The applicant is avoiding wetland impacts to
the northerly wetland through the use of a variance from the private street design standards. The
southerly wetland is being dedicated to the City for permanent open space.
Bluff Protection
There are no bluffs on the property. While there are some steep slopes in the south-central
portion of the property, they do not meet the definition of a bluff.
Shoreland Management
The property is not located within the Shoreland Overlay District for Lake Riley.
Floodplain Overlay
This property is not within a federally designated floodplain
APPLICABLE REGULATIONS
Chapter 18, Subdivisions
Chapter 20, Article XII, “RSF” Single-Family Residential District
BACKGROUND
The current private street serving the property was constructed with the Foxwood development
in 2017. The house on the lot was built in 1987.
REZONING
The applicant is requesting a rezoning from Agricultural Estate District, A2, to Single-Family
Residential District, RSF. The existing zoning of the property, Agricultural Estate District, is not
consistent with the land use designation of the property, Residential Low Density. The
Eagle Bluff – 9197 Eagle Ridge Road
July 20, 2021
Page 3
Comprehensive Plan allows less intensive land uses to remain in place. However, any approval
by the City for development of the property must be consistent with the Comprehensive Plan.
The following zoning districts are consistent with a Residential Low Density land use:
RSF (Residential Single Family), R4 (Mixed Low Density), RLM (Residential Low and Medium
Density), or PUD-R (Planned Unit Development Residential).
The proposed rezoning to Single-Family Residential District (RSF) is consistent with the
Comprehensive Plan land use designation. The RSF district is the most appropriate zoning
district to rezone this property since it is the primary zoning for single-family residential
properties, is a standard zoning district and permits only single-family homes. While the R4
district permits single-family homes, it also permits twin homes which would be inconsistent
with the surrounding development. The RLM district permits single-family homes, as well as
twin homes, townhouses and attached housing, but the RLM district also requires that large areas
of upland are preserved or created as permanent open space to balance the higher hard surface
coverage permitted on the individual lots. Finally, the PUD-R district can be created for a
single-family subdivision, but the ordinance requires that the use of the PUD zoning also allows
for a greater variety of uses, internal transfers of density, construction phasing and a potential for
lower development costs. In exchange for this enhanced flexibility, the City has the expectation
that the development plan will result in a significantly higher quality and more sensitive proposal
than would have been the case with the use of other, more standard zoning districts.
The proposed rezoning assists in the furtherance of the following land use goals of the City of
Chanhassen Comprehensive Plan:
Development will be encouraged within the MUSA line.
The plan should seek to establish sufficient land to provide a full range of housing
opportunities.
Development should be phased in accordance with the ability of the City to provide
services.
The proposed rezoning assists in the furtherance of the following housing goals of the City of
Chanhassen Comprehensive Plan:
A balanced housing supply with housing available for people of all income levels.
A variety of housing types for people in all stages of the life-cycle.
Staff is recommending the rezoning to RSF be approved.
SUBDIVISION
Existing Conditions Survey
The developer provided an existing conditions survey of the entire 4.1 acre property which is in
general conformance with the requirements of Sec. 18-40. A single-family residence and
driveway, which connects to a private road, exists within the proposed development and is
Eagle Bluff – 9197 Eagle Ridge Road
July 20, 2021
Page 4
proposed to remain (Lot 1, Block 1). The only easement existing on the property is a public trail
easement, per Doc. No. A644378, which is to remain with the platting of the proposed
subdivision. There are two wetlands within the proposed subdivision. “Wetland 1” is located to
the north and will be entirely located on Lot 2, Block 1 and encompassed entirely by a public
drainage and utility easement. “Wetland 2” is located to the south of the subdivision and will be
located within Outlot A.
Streets
The proposed subdivision has access to public right-of-way via Eagle Ridge Road to the north
through a private street which was constructed during the Foxwood development. The private
street was built in accordance with City Ordinance to a 7-ton design. The developer is proposing
a variance from the private street design requirements and is requesting the use of a shared
driveway to gain access to the private street for both Lots 1 and 2 in order to avoid disturbing
two existing retaining walls and to preserve large existing trees. It is proposed that Lots 1 and 2
would share the existing driveway from the private street, through the retaining wall location,
and then split into individual driveways. As, ultimately, this will reduce the amount of hard
surface and provide less disturbance to the surrounding green space and trees, staff is
recommending approval of the request. However, as the access for both lots will have a portion
that is shared between the two, a Cross Access Agreement will be required and recorded
concurrently with the final plat. Additionally, it is recommended that any ownership and
maintenance agreements for the private street be updated as a new lot of record will benefit from
its use. Lastly, any turnaround requirements required by the Fire Department shall be adhered to
and any required change to the plans updated upon re-submittal.
Drainage and Utility Easements
The preliminary and final plat provided illustrate mostly typical public drainage and utility
easements (DUE) along the proposed subdivision’s lot lines with five-foot DUE along the side
and rear lot lines and 10-foot DUE along Lot 2, Block 1’s property lines abutting TH 101 right-
of-way. As the property does not directly abut City public right-of-way, no other 10-foot DUE
were proposed. Staff recommends that a 10-foot DUE along the northern portion of Lot 2, Block
1, and 68.38 feet along the northwestern edge of Lot 2, be required in order to accommodate
possible future drainage and utility needs in these areas. Prior to the parcel being subdivided, no
DUE were recorded on the property. As such, no encroachment agreements were necessary for
any improvements constructed. As the subdivision will create DUE, all existing and proposed
improvements located within DUE will require an encroachment agreement, including portions
of the private driveways, and must be recorded concurrently with the final plat. A DUE shall
also be recorded over all of Outlot A. Lastly, as the proposed stormwater infiltration basin will
be privately owned and maintained, it must not be encumbered by DUE and the final plat must
be adjusted accordingly.
Grading and Drainage
Eagle Bluff – 9197 Eagle Ridge Road
July 20, 2021
Page 5
The site’s highpoint is centrally located which creates a break in drainage areas for the site; one
to the north and one to the south. The northern portion of the site, which accommodates a
majority of the site improvements associated with Lot 2, Block 1 is proposed to drain to an
infiltration basin prior to discharging into the existing wetland, while the southern portion drains
to a wooded slope and a larger wetland. The developer is not proposing mass grading, only
grading required to prepare the grade for a driveway extension, a new home pad, and excavating
a stormwater infiltration basin. The provided grading plan appears feasible and will route
drainage away from the building pads. Drainage arrows provided on the plans further illustrate
these drainage patterns.
Erosion Prevention and Sediment Control
As proposed, it appears the development will not exceed one (1) acre of land disturbance and
will, therefore, not be subject to the General Permit Authorization to Discharge Stormwater
Associated with Construction Activity Under the National Pollution Discharge Elimination/State
Disposal System (NPDES Construction Permit). As such, an Erosion and Sediment Control Plan
ESCP) in accordance with Ordinances is required for the grading operations of the subdivision
as more than 5,000 square feet of land is being disturbed. The applicant has provided an ESCP
which appears feasible and in accordance with Sec. 19-145. All erosion control securities will be
captured at the time of building permit issuance, which will include the installation of the private
infiltration basin.
Sanitary Sewer and Water Main
The subdivision was provided access to public utilities that were extended as part of the
Foxwood development through Outlot B during the construction of the private street. These
extended public utilities include a six-inch C900 PVC water main and an eight-inch PVC sewer
main, which are adequate to serve the proposed subdivision. Additionally, water and sanitary
services were stubbed to serve the existing home, along with the property to the west which is
not associated with the proposed subdivision. As such, the proposed subdivision will not be
required to extend public utilities.
The developer provided utility plans that illustrate how the existing and proposed private service
laterals will be extended to each lot. Generally these plans are in conformance with City
Specifications and Detail Plates (City Standards), however minor amendments will be required.
These amendments consist of providing plans that utilize the correct materials for the publicly
maintained portion of the service laterals per City Standards, the proper placement of the curb
stop at the property lines, and verification of service lateral elevations. These corrections will be
required to be made prior to the recording of final plat in order to ensure that if the lots are sold
to a builder other than the developer, the plans associated with the lot build-outs are complete
and accurate at the time of building permit submittal. The developer and their engineer shall
work with City staff in amending the construction plans to fully satisfy these concerns.
The utility plans illustrate the location of the existing well which currently services the existing
home. As shown on the utility plans, the new sanitary service lateral will be within 50 feet of the
Eagle Bluff – 9197 Eagle Ridge Road
July 20, 2021
Page 6
existing well, and as such it will be required that the existing well be abandoned and the plans
updated accordingly. All requirements set forth by the Minnesota Department of Health
regarding the abandonment of the well must be adhered to.
Lastly, as no public improvements are associated with the subdivision, a Development Contract
is not required to be entered into by the developer with the City. Thus, any inspection
requirements for tapping into public utilities will be determined with the building permit
submittal. Also, the developer will be required to pay 30% of the water and sewer hook-up fees
associated with the subdivision prior to the recording of the final plat, with the remainder to be
paid at the rates in effect at the time of building and plumbing permit issuance. For 2021 rates,
the required fee at the time of final plat is estimated to be $6,334.00 for both lots, and $14,776.00
due at the time of building and plumbing permit issuance for both lots. All other securities and
fees associated with Lot 2, Block 1’s construction will be captured at the time of building permit
issuance (e.g. erosion control escrows).
Stormwater Management
Article VII, Chapter 19 of City Code describes the required stormwater management
development standards. Section 19-141 states that “these development standards shall be
reflected in plans prepared by developers and/or project proposers in the design and layout of site
plans, subdivisions and water management features.” These standards include water quality
treatment resulting in the removal of 90% total suspended solids (TSS) and 60% total
phosphorous (TP). The applicant will need to work with Riley Purgatory Bluff Creek Watershed
District (RPBCWD) and the City in order to meet all the requirements.
General
1. As noted by the applicant, the site triggers RPBCWD rules. Applicant should provide the
RPBCWD permit when obtained.
2. The applicant should submit an updated geotechnical report with borings in the location
of the proposed infiltration basin to ensure infiltration is feasible at that proposed
infiltration basin location.
Rate Control
1. Rate control is currently met in the 2-year, 10-year, 100-year, and 10-day 100-year
snowmelt events.
Volume Control
1. Volume control is being met with the proposed infiltration basin. If building footprint
changes, updated infiltration basin sizing shall be provided.
Water Quality
1. Since abstraction of 1.1” of runoff over the regulated impervious area is achieved, no
additional water quality measures are required.
2. It is recommended to provide a buffer along the southern edge of the infiltration basin to
minimize the amount of sediment entering and clogging the infiltration basin.
Eagle Bluff – 9197 Eagle Ridge Road
July 20, 2021
Page 7
Wetland 1
1. The applicant states in the SWMP that peak flow rates to Wetland 1, a City-designated
Manage 1” wetland, are reduced in the proposed condition from existing. Staff notes
that the tributary area in the existing condition is 1.139 acres, and in the proposed
condition is reduced to 0.815 acres (1/3 acre reduction). The applicant should
demonstrate that Wetland 1 will remain a viable wetland with the proposed plan that
reduces hydrology to the wetland. A rate summary is included in the report but a volume
summary would be more useful for comparisons.
2. Staff recommends that the double row of silt fence be placed at the buffer edge of
Wetland 1 instead of at the wetland edge as currently shown.
Civil Plans
1. In the grading notes on Sheet 6 of 8, the contractor is directed to a project SWPPP for all
erosion and sediment control locations. If there is a SWPPP, submit for review. If there
is not, amend the notes as appropriate.
2. Provide details for the stormwater infiltration basin.
a. It is recommended that the infiltration basin is restored with a native seed mix or
other appropriate plantings per MPCA guidelines instead of sod as proposed.
b. It is recommended that a defined basin overflow be designed instead of letting
water spill over the entire northern berm.
3. Provide the LFE/FFE for the proposed building to show freeboard is being met.
4. Provide an O&M plan and agreement for the infiltration basin and outline the parties that
will be responsible for O&M.
Wetlands and Buffers
Two wetlands exist on the property. The northern wetland, Wetland 1, has an approved MnRAM
evaluation and is classified in the City’s Wetland Classification Map as Manage 1. This will
require a 25-foot permanent native wetland buffer, a 30-foot principal structure setback, and a
15-foot accessory structure setback. The applicant is showing the use of buffer averaging for
Wetland 1 in order to achieve the overall required buffer area. This buffer averaging is sufficient
for City staff but the use of buffer averaging will need to be approved by RPBCWD. Wetland 1
does not have an approved delineation, however the applicant has done a preliminary boundary
review and has communicated with City staff that a wetland delineation will be submitted at a
later date. City staff, as LGU for the Wetland Conservation Act, has reviewed the preliminary
boundary in the field and has determined that it is sufficient to use for planning purposes at this
time but the complete delineation will need to be submitted and approved. The plan will then
need to be updated to show the approved wetland boundary and associated buffers.
The southern wetland, Wetland 2, was delineated in 2020 as part of a separate project, and is
proposed to be placed in an outlet, Outlot A. The applicant is proposing the use of wetland buffer
averaging for this wetland. The buffer averaging is sufficient for City staff but, as with Wetland
1, will need to be approved by the RPBCWD. The applicant’s proposed use of wetland buffer
monuments is sufficient.
Eagle Bluff – 9197 Eagle Ridge Road
July 20, 2021
Page 8
Stormwater Utility Connection Charges
Section 4-30 of City Code sets out the fees associated with surface water management. A water
quality and water quantity fee are collected with a subdivision. These fees are based on land use
type and are intended to reflect the fact that the more intense the development type, the greater
the degradation of surface water.
This fee will be applied to the new lots of record being created. The fees will be assessed at the
rate in effect at that time; 2021 rates are $8,660.00 per acre. This property is given a $13,856
credit for Outlot A. As such, the net SWMP fee due at the time of final plat is $21,650.00.
Assessments
Water and sewer partial hookups are due at the time of final plat. The partial hookup fees will be
assessed at the rate in effect at that time; 2021 rates for partial hookup fees are $691.00 per unit
for sanitary sewer and $2,476.00 per unit for water. The remaining partial hookups fees are due
with the building permit.
Fees
Based on the proposal, the following fees would be collected prior to recording of the final plat:
a) Surface Water Management fee: $21,650.00
b) A portion of the water hook-up charge: $2,476.00/unit, or $4,952.00 for the two units
c) A portion of the sanitary sewer hook-up charge: $691.00/unit, or $1,382.00 for the two
units
d) Park Dedication fee: $5,800.00/unit
e) GIS fees: $100 for the plat plus $30 per parcel, or a total of $160.00
Landscaping and Tree Preservation
The applicant for the Eagle Bluff development submitted tree canopy coverage and preservation
calculations.
Total upland area (excludes wetlands, bluff) 178,628 sq. ft.
Baseline canopy coverage 39% or 69,621 sq. ft.
Minimum canopy coverage required 30% or 53,588 sq. ft.
Proposed tree preservation 36% or 65,124
The developer meets minimum canopy coverage for tree preservation on the site.
The neighboring properties are the same land use and no additional bufferyard landscaping is
required except for buffer plantings required along Highway 101. For the area cleared along the
right-of-way adjacent to the home, the following landscaping is required: 1 canopy tree, 2
understory trees and 4 shrubs.
Eagle Bluff – 9197 Eagle Ridge Road
July 20, 2021
Page 9
Parks and Recreation
Parks
This property is located within the neighborhood park service area for the community park
service area for Bandimere Park and has access to the Fox Preserve.
Trails
The subject site does not have direct access to a trail; however, convenient access to the
Highway 101 trails and neighborhood sidewalks is available via local streets.
Park and Trail Conditions of Approval
Outlot A may be donated or dedicated to the City of Chanhassen to be part of a future trail
segment servicing future neighborhoods and Chanhassen residents. If Outlot A is not donated or
dedicated, the developer shall dedicate to the City of Chanhassen a permanent trail easement that
will be used for future trail segment improvements. Full park fees in lieu of additional parkland
dedication and/or trail construction shall be collected as a condition of approval for Eagle Bluff
Addition for the one new housing units only. The park fees will be collected in full at the rate in
force upon final plat submission and approval. Based upon the City’s 2021 single-family park
fee of $5,800 per unit, the total park fees for Eagle Bluff Addition would be $5,800. .
Miscellaneous
The private road will need to follow City of Chanhassen Code for Private Roads – including a
turnaround for emergency vehicles. The road is over 150 feet in length.
A building permit must be obtain prior to beginning work at the property.
Compliance Table
Area (sq.
ft.)
Width (ft.) Depth
ft.)
Hard Cover
sq. ft.
Notes
Code 15,000 100 @ 125 25 / 3,750 @properties served via
private streets require 100
feet of width
Lot 1 30,778 100 # 260 25/7,694 # front setback from point
lot meets 100 feet.
Lot 2 78,137 278 333 25/19,534 Corner lot
Outlot A 69,713
Total 178,628 4.1 acres
Setbacks
Eagle Bluff – 9197 Eagle Ridge Road
July 20, 2021
Page 10
30 Feet Front and Rear; 10 Feet Side
Wetland Setback: 25-foot buffer, 30-foot buffer setback
VARIANCE
The applicant is requesting the following variances as part of the subdivision:
1. Use of a private street; and
2. Private street width
The hardship is not a mere inconvenience by providing reasonable access to two properties while
reducing potential impacts to the natural features (wetland) on the site and from existing private
street;
The hardship is caused by the particular physical surroundings, shape or topographical
conditions of the land including trees; a public street is not necessary to provide access to
adjacent properties within the development and the existing right-of-way and surrounding
development preclude additional public right-of-way;
The condition or conditions upon which the request is based are unique and not generally
applicable to other property because of the previously stated conditions of the property;
The granting of a variance will not be substantially detrimental to the public welfare and is in
accord with the purpose and intent of subdivision regulations, the zoning ordinance and
Comprehensive Plan since it will reduce potentially significant impacts on the site and within the
neighborhood.
RECOMMENDATION
Staff recommends that the Planning Commission approve the rezoning and subdivision with a
variance for the use of a private street and variance from the private street design subject to the
following conditions, and adopt the Findings of Fact and Recommendation:
Building
1. A building permit must be obtain prior to beginning work at the property.
Engineering
1. A cross access agreement shall between Lots 1 and 2, Block 1 shall be recorded
concurrently with the final plat.
2. The final plat shall be updated to include a 10-foot drainage and utility easement on the
northern portion of Lot 2, Block 1 as well as abutting the 68.38 foot long property line in
the northwestern corner of the lot.
3. All existing and proposed improvements located within public drainage and utility
easements will require encroachment agreements and shall be recorded concurrently with
final plat.
Eagle Bluff – 9197 Eagle Ridge Road
July 20, 2021
Page 11
4. Stormwater facilities shall be privately owned and maintained, and located outside of
public drainage and utility easements, and the final plat shall be adjusted accordingly.
5. The applicant and their Engineer shall work with City staff in amending the construction
plans to fully satisfy staff comments prior to the recording of the final plat.
6. If the sanitary service lateral is within 50 feet of the existing well, the well will be
required to be abandoned and the plans updated accordingly. All requirements set forth
by the Minnesota Department of Health regarding the abandonment of the well must be
adhered to.
7. The developer will be required to pay the following fees prior to recording of final plat:
a) Surface Water Management fee: $21,650.00
b) A portion of the water hook-up charge: $2,476.00/unit, or $4,952.00 for the two units
c) A portion of the sanitary sewer hook-up charge: $691.00/unit, or $1,382.00 for the
two units
d) Park dedication fee: $5,800.00/unit
e) GIS fees: $100 for the plat plus $30 per parcel, or a total of $160.00
Environmental Resources
1. Tree preservation fencing shall be installed around existing trees to be saved prior to any
construction activities and remain installed until completion.
2. Bufferyard plantings to the east of the proposed home site include one overstory tree, two
ornamental trees and four shrubs, unless sufficient existing vegetation remains.
Fire
1. Private road will need to follow City of Chanhassen Code for Private Roads – including a
turnaround for emergency vehicles.
Parks
1. Full park fees in lieu of additional parkland dedication and/or trail construction shall be
collected at the rate in force upon final plat submission and approval.
Planning
1. The front setback for Lot 1 shall be from the point at which the lot measures 100 feet.
2. An access and maintenance agreement for the private street shall be recorded with the
plat.
Water Resources
1. The applicant shall provide to the City the approved Riley Purgatory Bluff Creek
Watershed District permit prior to issuance of building permits.
2. The applicant shall submit an updated geotechnical report with borings in the location of
the proposed infiltration basin to ensure infiltration is feasible at that basin location upon
resubmittal of construction plans.
3. The applicant shall provide a buffer along the southern edge of the infiltration basin to
minimize the amount of sediment entering and clogging the infiltration basin upon
resubmittal of construction plans.
Eagle Bluff – 9197 Eagle Ridge Road
July 20, 2021
Page 12
4. The applicant shall provide evidence that Wetland 1 will remain a viable wetland with the
proposed plan that reduces hydrology to the wetland upon resubmittal of construction
plans.
5. The applicant shall amend the plans to show double row of silt fence placed at the buffer
edge of Wetland 1 instead of at the wetland edge as currently shown.
6. The applicant shall provide a SWPPP if one was created. If there is not a SWPPP, the
applicant shall amend the grading notes on Sheet 6 as appropriate.
7. The applicant shall provide the following details for the stormwater infiltration basin
upon resubmittal of construction plans:
a. The infiltration basin shall be restored with a native seed mix or other appropriate
plantings per MPCA guidelines instead of sod as proposed.
b. A defined basin overflow shall be designed instead of letting water spill over the
entire northern berm.
8. The applicant shall provide the LFE/FFE for the proposed building upon resubmittal of
construction plans to show freeboard is being met.
9. The applicant shall provide an O&M plan and agreement for the infiltration basin and
outline the parties that will be responsible for O&M prior to issuance of building permit.
10. The applicant shall submit a wetland delineation report for Wetland 1. The plans will
need to be updated showing the approved wetland boundary and subsequent buffers
based on the delineation.
11. The applicant shall provide the SWMP fee of $21,650.00 to the City prior to the
recording of final plat.
ATTACHMENTS
Findings of Fact and Recommendation
Development Review Application
Development Narrative
Site Development Plans (8 pages)
Final Plat
Public Hearing Notice and Mailing List
g:\plan\2021 planning cases\21-15 9197 eagle ridge road rez sub var\staff report eagle bluff.docx
1
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE: Application of Schutrop Building & Development Corp. and Black Cherry Development –
Planning Case No. 2021-15, Eagle Bluff Addition.
Request for rezoning from Agricultural Estate (A-2) to Single-Family Residential (RSF)
and subdivision approval creating two lots and one outlot with a Variance for the use of a private
street and from the private street width requirement located at 9197 Eagle Ridge Road.
On July 20, 2021, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of Schutrop Building & Development Corp. and Black Cherry
Development for a single-family residential development. The Planning Commission conducted
a public hearing on the proposed development preceded by published and mailed notice. The
Planning Commission heard testimony from all interested persons wishing to speak and now
makes the following:
FINDINGS OF FACT
1. The property is currently zoned Agricultural Estate District (A-2).
2. The property is guided in the Land Use Plan for Residential – Low Density uses.
3. The legal description of the property is shown on the attached Exhibit A.
4. . REZONING FINDINGS
The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse
affects of the proposed amendment. The six (6) affects and our findings regarding them are:
a. The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City Comprehensive
Plan.
b. The proposed use is or will be compatible with the present and future land uses of the
area.
c. The proposed use conforms with all performance standards contained in the Zoning
Ordinance.
d. The proposed use will not tend to or actually depreciate the area in which it is proposed.
e. The proposed use can be accommodated with existing public services and will not
overburden the city's service capacity.
2
f. Traffic generation by the proposed use is within capabilities of streets serving the
property.
5. SUBDIVISION FINDINGS
a. The proposed subdivision is consistent with the zoning ordinance and meets all the
requirements of the “RSF” Single-Family Residential District.
b. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
c. The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and stormwater
drainage are suitable for the proposed development;
d. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
e. The proposed subdivision will not cause significant environmental damage subject to
compliance with conditions of approval;
f. The proposed subdivision will not conflict with easements of record, but rather will expand
and provide all necessary easements.
g. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
1.) Lack of adequate stormwater drainage.
2.) Lack of adequate roads.
3.) Lack of adequate sanitary sewer systems.
4.) Lack of adequate off-site public improvements or support systems.
6. VARIANCE FINDINGS WITH A SUBDIVISION.
a. The hardship is not a mere inconvenience by providing reasonable access to two properties
while reducing potential impacts to trees and the wetland on the site;
b. The hardship is caused by the particular physical surroundings, shape or topographical
conditions of the land including wetlands and retaining walls;
c. The condition or conditions upon which the request is based are unique and not generally
applicable to other property because of the previously stated conditions of the property;
d. The granting of a variance will not be substantially detrimental to the public welfare and is
in accord with the purpose and intent of this chapter, the zoning ordinance and
comprehensive plan since it will reduce potentially significant impacts on the site.
7. The planning report #2021-15 dated July 20, 2021, prepared by Robert Generous, et al, is
incorporated herein.
3
RECOMMENDATION
The Planning Commission recommends that the City Council approve the proposed
rezoning from Agricultural Estate (A-2) to Single-Family Residential (RSF) and subdivision
approval creating two lots and one outlot with a Variance for the use of a private street and from
the private street width for a single-family detached subdivision.
ADOPTED by the Chanhassen Planning Commission this 20th day of July, 2021.
CHANHASSEN PLANNING COMMISSION
BY:___________________________________
Steven Weick, Chairman
4
Exhibit A
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:
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
5
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.
COMMUNfi .DEVELOPi'EI{T DEPARTMENT
Planning Division - 7700 Market Boulevard
Mailing Address - P.O. Box 147, Chanhassen, MN 55317
Phone: (952) 227-110O I Fax: (952\ 227-'1110
APPLICATION FOR DEVELOPMENT REVIEW
sub(nirarDate:Ll r:i | )r 1l>>l>r CCDatePCOate:
CITY OI CIIANIIASSII'I
60-Day neuewoate:?ltr [>r
Section l: Application Type (check all that apply)
Refet to tll€ awtwtbte Appli@li<n Cl1€cklis, fot Bquied sui/niltal intofiption that must eiopny (nis aNicztio,l)
fl Comprehensive Plan Amendmen1......................... $600f] Minor MUSA line lor failing on-sile sewers ..... $10O
fl Condilional Use Permit (CUP)
Single-Family Residence .
I nttotners....... ..................... $425
n lnterim Use Permit (lUP)
ln conjunction with Single-Family Residence.. $325EAttothers ..... $425
300nCreateover3 |ots.......................$600 + $'15 per lol(_
lots)
325 E Metes & Bounds (2 lots)
El Subdivision (SUB)t
E(create 3 lots or tess
n Consolidate Lots
lncludes $450 escrow for attomey costs)'
AddiliqEl escrow may be required for orh€r applications
150 E wettand Aleration Permit (WAP)
Residence........E Single-Family
E Att Orhers......
300
150
150
700
X Rezoning (REZ)
E Planned Unit Development (PUD)
Minor Amen
F ltt ottrers....
E Site Ptan Review (SPR)
Administrative..........
ttro.rgh the &tBlopanent cqlrd-
750 E Vacation of EasementyRighGof-way (VAC)........ $300
100 lAddilixEl recording tees may apply) L
soo /variance (vnn t ..................?- n.t &..* a. sr*
dment to existing PUD...
100
n zoning Ordinance Amendmenl (ZOA)
s150
275
100
s500
200
3 per address
50 per document
E Commerciaulndustrial Districts'. $soo
Plus $'10 per 1 ,000 square teet of building area ! Zoning Appeal
lhousand square feet)
lndude numbe, ol g!&!29 e.nployees:
lnclude numbe. of 4gg employees:
n Residential Districis......................................... $500
Plus $5 per dwelling unit ( units)
Fx Notitication Sign (city to ir6tall ard remove) ...
Property Owners' List wilhin 500' lcity to generate atter preapplicalion meeting)
qIE: When multiple applications a,e processod concu.ronlly,
tho appropriate req shall bo charged tor each application.
n Escrow lor Recording Documents (chect alllhat
Conditional Use Permit E Site Plan Agreement
n Wetland Atteration Permit
BrT.ll., s tBzC
appl
tr
v)........ .
lnterim Use Permit
vacation E Variance
n Metes & Bounds Subdivision (3 docs.) E Easements (- easements)
Section 2: Required lnformation
Description ol Proposal
Property Address or Location:
earcet*:L*L46fi1 /Legal Descriplion 3 'CAlLc.r v4{-
q1
Total Acreage
Present Zoning:61r..,1 {*,t 9
Wetlands Present?
F"l'^t (",R.'FLr5+
Presenl Land Use Designation:E, L-.-^- Or*, ,1-Requested Land Use Designation:
Q-qr-(--r.rExistingUseolProperty:t r;d. A*j(
ftnecf oox if separate narrati ;;;#n* r-
lqgl
Yes E No
Zoning:
APPLICANT OTHER THAlil PROPERTY OWNER: ln signing this application, l, as applicant, represenl to have obtained
authorization lrom the property owner to file this application. I agree to be bound by conditions of approval, subject only to
the right to object at the hearings on the application or during the appeal period. ll this application has not been signed by
the property owner, I have attached separate documentation of ,ull legal capacity to lile the application. This application
should be proccssed in my name and I am the party whom the City should contact regarding any matler pertaining to this
application. I will keep m)/sell intormed ot lhe deadlines for submission o, material and the progress ol this application. I
urther understand that additional fees may be charged for consulting tees, teasibility studies, etc. with an estimate prior to
any authorization lo proceed with the study. I certify that the information and exhibits submitted are true and correct.
Name .l Contact:So."L*l
Address:SVcr l,Wn Lz-r-rf Phone 6rz fYn z<1
City/State/Zip L:+- r-t-^, 553r Cell:
Fax:
Date
Email J+r L$o .r^-+. I
Signature:(=.
L
PROPERTY OWNER: ln signing this application, l, as property owner, have lull legal capacity to, and hereby do,
authorize the liling o, this application. I understand thal conditions of approval are binding and agree to be bound by those
conditions, subject only to the right to obiect at the hearings or during th€ appeal periods. I will keep myselt informed ol
the deadlines for submission of material and the progress ol this application. llurther understand that additionalfees may
be charged for consulting fees, teasibilily studies, etc. wilh an estimate prior to any authorization to proceed with the
study. I certify that the intormation and exhibits submitted are true and correcl.
Name 1l,*r Ch.Contact:
Phone:
Dl
Address Qt- t, M oru \qn( L*)
City/Starezip
Email:
CI^^!<s;-F"(rr SS3r-7
darrlr,a*a. O
Signature Date:a
PROJECT ENGINEER (if applicable)
sJ^Name:[1,4*f .,J tJ<iY Contact:
Phone:
jLtlE-
Address:a_(L-D
City/Statezip tA-A^,b1-Cell
Fax,r ll -l,r'JC_-Email:
Who should receive copies of statf reports?
Property Owner Via: EEmailApplicantVia: EJEmail
tttaited Paper Copy
E Mailed Paper Copy
E Mail€d Paper Copy
E Mailed Paper Copy
Engineer
orher
INSTRUCTIONS TO APPLICANT: Complete all necessary form fields, then select SAVE FORM to save a copy to your
device. PRINT FORI, and deliver to city along with reguired documents and payment. SUBT IT FORII to send a digital
copy to the city for processing.
Section 3: Property Owner and Applicant lnformation
This application must be completed in tull and must be accompanied by all anformation and plans required by
applicable City Ordinance provisions. Belore filing this applic€tion, refer to the appropriate Application Checklisl
and confer with the Planning Department to determine the speciric ordinance and applicable procedural
requirements and fees.
A determination ol completeness of the application shall be made within 15 business days of application submittal. A
written notice of application deficiencies shall be mailed lo the applicant within l5 business days of application.
Via:
Via:Ettr Email
Email
Cell:
Fax:
v-<
Section 4: Notification lnformation
Other Contact lnformetion:
No-o'
Address: _
City/Statezip: _
E-o;1.
Preliminary 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’
Preliminary Subdivision and Final Plat Submittal June 18, 2021
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:
Preliminary Subdivision and Final Plat Submittal June 18, 2021
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.
PROJECTLOCATIONWETLAND 1MANAGE
1 - CITY, MEDIUM - RPBCWDBUFFER
REQUIREMENTS:20'
TRACT ATRACT
B R =8 9 1 .0 0 L =3 6 0 .8 9 2 3 °1 2 '2
5 "C .B r g =S 2 °0 1 '2 9 "E C .=3 5 8 .4
3S89°53'00"E 243.11N00°
02'05"W 150.00S89°53'00"E
278.34S09°34'44W36110N89°
3EAGLE BLUFF
PRELIMINARY / FINAL PLAT SUBMITTAL
DETAILS
WETLAND 1MANAGE 1 - CITY, MEDIUM - RPBCWDBUFFER REQUIREMENTS:20' MIN.,40' AVG., 80' MAX - RPBCWD25' MIN. + 30' SBK - CITY130,
778 SF278,137 SFWETLAND 2MANAGE1 - CITY, MEDIUM - RPBCWDBUFFER
REQUIREMENTS:20'
MIN.,40' AVG., 80'
MAX - RPBCWD25'
WETLAND 1MANAGE
1 - CITY, MEDIUM - RPBCWDBUFFER
REQUIREMENTS:20' MIN.,40'
WETLAND 1MANAGE
1 - CITY, MEDIUM - RPBCWDBUFFER
REQUIREMENTS:20' MIN.,40' AVG., 80'
WETLAND 1MANAGE
1 - CITY, MEDIUM - RPBCWDBUFFER
REQUIREMENTS:20' MIN.,40'
WETLAND 1MANAGE
1 - CITY, MEDIUM - RPBCWDBUFFER
REQUIREMENTS:20' MIN.,
R =8 9 1 .0 0 L =3 6 0 .8 9 2 3 °12 '2 5 "
C .B r g =S 2 °0 1 '2 9 "E C .=3 5 8 .43S89°
53'00"E 243.11N00°02'
05"W 150.00 S89°53'00"E278.
34S09°34'44W 3
6 1
1 0N89°53'00"W16.00S89°53'00"E32.00N10°37'41 E18.22N00°02'05"W150.00N78°26'02"E 201.67N46°27'38"E45.59105.7395.94N00°02'05"W 432.28146.41285.87
68.
3881.
STATE OF MINNESOTA)
ss
COLTNTY OF CARVER )
I, Kim T. Meuwissen, being first duly swom, on oath deposes that she is and was on
July 8,2021, the duly qualified and acting Deputy Clerk ofthe City of Chanhassen, Minnesota;
that on said date she caused to be mailed a copy ofthe attached notice ofa Public Hearing to
consider a request for rezoning from Agricultural Estate (A2) to Single-Family Residential
RSF) and subdivision approval for two lots and one outlot with variances at 9197 Eagle
Ridge Road, Planning Case No.2021-15' to the persons named on attached Exhibit "A", by
enclosing a copy ofsaid notice in an envelope addressed to such owner, and depositing the
envelopes addressed to all such owners in the United States mail with postage fully prepaid
thereon; that the names and addresses ofsuch owners were those appearing as such by the
records of the County Treasurer, Carver County,innesota, and by other appropriate records. -
Subscribed and swom to beforemethifldayofd.d-v ,2021.
Kim
Notarv Public
Deputy lerk
Seat)
JE{IJ
rarllrt ,&1
CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
Subject
Paacel
Dlacblrmt
This map i9 neither a legally recoded map no. a suNey and is rlot intended to b€ used
as one. This map i9 a cornfilation oI r€cords, information and data located in vadous oty.
county, state and fedeGl ofhces and olher so!rces regarding the area shoun. and as to
be used for releence purposes only. The City does not wanant lhat the Geographic
lnfomaton Sygtem (GlS) Dala used to prepare this map are enor tree, and the Crty does
not epresent that the Gls oatra can be used for navagational. tracking or any other
purpose €quiing exacting measurement oI digtance or directon or preosion in the
def,iclion of geog6phic feafures. The p.eceding disclaimer is provided pursuant to
Minne€ota statutes s,t(l6.03. Subd. 21 (2000). and the user of flis map a.hodedges
lhat the City shall not be liable for any damages, and expressly waives all claims and
agrees to defend, indemnify, and hold harmless the crty from any and all daims brought
by User, its employees or agents. or thid partes lNllicll anse oul ot ihe use/s access or
use ol data pmvided.
DLcLlmo.
ThE ma9 B neittier a legally racoded map nor a suNey and b not inteoded to be used
as one. This map is a compilaton ot rcca.ds, iniormation and data locsted an vadous crty,
county, siale and lede.al olfce3 and other sources regarding the area 3hown, and i3 to
be used br .ebrence puQo6es o.lly. The City does not warrant that the Geographic
lniomaton syslem (Gls) Data used to p.epare this map are enor ftee. and the city does
not .epr*€nt that the Gls Data can be u3ed fo( navigatonal. tracking o. any oth€r
purpore requi.ing execting measulemont of distance or dit€dio,l or precision in lhe
defMon ot geographac features The Eeceding disdaimer is provided pu6uant to
Minnesota StaMes 5466.03. Subd. 21 (2000). and the user of this map ackno,ledges
fial $e City shall nol be laable for any damages, and expr83ly waives all daims, and
aorees to derenal, indemnily. and hold harmless the Cily from any and all claims brought
by User, itB employees or aoents, or thid partres whach anse out of the use/s access or
use of data provaded.
TAX_NAi'E'
aTAX_ADD_Ll l
tTAX_ADD_L2r
Next RecordD(TAX_NAHET
cTAX_ADD_Lir
ITAX_ADD_L2l
Subject
Parcel
a
a
HEI
I
a
f
I{
J
rt
I
tII
I
J
I
1
I
01
r
1
H
I
I
t0t
E-
i-EE es E
EEei [e'€i
AEES EEgE
IEEEEEIE-
s;Ef 5:E=i
gtEEJEEEE
oE.9,q +c O-(D+:.:gFoc(J@eNd).<f
d,l
5o(,
E
o
oo
E
Eoo
E'
sL
o
o
er! H Bf -Ee !
fiEiEEEfEEE
EgEIEEIIEEE$! p fl_- 91 6 9; i o
q
g ElFql: ;-; E:
iiflEfliiiEE
E2dl
o)
5
ooF-
t-
tti
o).
o
Eo
o(.)
o.
L
o
c
o
E
ID
o.:
o
co
o)
E
o)
o'-
o.
9Eo(
tr .Y g;
9evau
6-3 rl:=
tiaa
Etroc(5'E(u>
O)^ -<tr=
cA7
Eso
pEB
EbqOE ^L
S B:
eXE
Eog,9;
o"T :o oE;
eO
ov, oEea
58*
o
J
c
rl)
Eo.lo
d)
oo
6
ol
g
a
d)
o-
I
fEo
U)
co
Eo.
oE
o
a
0)
c.
o
oo
d)
o
g
E
o
o
PoEIo6tE
Oeo)oPro( o,o!
or:o!uJ;
rAbrB
o)<
o
E
C
e
F
E
cioo
t-
o
No6t
dN
f
j
5
E'
ofF
o
iD
a;
g
s
EEciEEiE,ii'iiEi
iiiEiEiiEiiiii:i
EgEiiEEEEiiEiEgE
EEiiiiiEiiiEiiii
sgisiiigiffEBEEE
E
E
E
t
Eg
3
c6 ..
o9gEoo
o=
OE3Ogo
a,
c
91
o
l)
E
a
oc
i
Ec
c)
oEc(
5
c
a
3;
i
sr,
coo)
oo)oce'Eo
EoEg
5E
Eg
I -.h.
Ei6oo {,)iE -cE-qo
XE-
aolzE!+
croE'
6o
cab8o,t.>
t8pg6
eEo<
1EcEo)Loli
q)tx
EE.
E;
o
oo.
o
o-
EEO!,
Eo-oeto-J
o
Ei:
o5
l!o
o
GooJ
Goo
CLo
o-
Et!
o
oil
CDq
oo
E9.9.=
l,l:.
9iEtrrE
9oEo
EDo. .E
oEoro.
9docza
6oE
o
o
C'
Eoo
PE
rEoo'=-
EaJE=
o
Ee
otr
EE6126
6o
G
tl!
o
a;
oc
c
o
o!
o!
o
EAOoItE
l,cgrop!
door!
o:
sg
sts
or<
tl,
aosht ;g EE1.E€ E:a ,q
EEaEgiEE
gEEiiiEH
Eta=$EI:i
oo
6'
o,
q)
E
n)
o
ap
CD
Eoo
E
o
o
9
E
Eoo
l
go.
0,
o
er!3g-a-Ee.E
fiiiEEEtEEg
ieElafleitiE
gitlafliiglg
E
C
e
9
F
E
cio9
F-
o
NoN
oN
l
jo!
o)
aF
p
cn
E
ID
s
s
E2
d)
c)
o
ooF.
t-
li
o)o
EoEo
ocao()
I
o
ol
o
c)(.,
E.E
o
i5p
d6og)
oo
gE9
Eoc
5
SOoc)
6o
E*o,>
o-Eoo
lDc6.96,|2
LU ,U
Do-o
i .,t
p()E'E(so)^<l!-
a
Ed_*aE
c0)op
UB
te->
o(B3+
o, q)
P
66Po
rds
o.l
o
o
Eol
9o)
0)
od
o:
g
dl
o,
o
fEoa
co
Eo.
o6
rl)
o
tl.)
co
oo
co
oa ..
o9EEoo
tio =
OE=
odo
a
fc
d
o
o
E
ifoc
c
E
Cll)
o
cco-
cq
q
i
lioEc
o)
cDoo)o
EOEoEg
EE
Eg
9. -
oEI6ooo
8e
XE
EE.s
oE'
6([
cab8oo.>=
8=
9E
eEo=
JCcEorL!*.
E
Z
a
6
9
3G()
CIo
ot
o
E
oo
o-
trto
o, 'to-(leto-J
9i;
tl, .=
cl:o-:
fi
tr
i;
i:
c!
o,
t!o
o
o(,
oJ
9i;
o,=
o.:io-Xfi
r! .c
E
a,,
o
o
o-
O O O O O OO O OO O O O O rr OO O O O O O O O O O O.n r'rN6c{ .6 .n 6 or a.,t (o <f rJl (o rJ1 t- (o (o r\l (n o !a N N or o Fr a! an o .'t r-r .!.
yr !a N ano.noooOOst O <loanC) Fl rY) Fl ii.nsf $ t <l .n.Y)(Dodooo60000000000000000000000000otorctroooq) qr or ol o o ctl 01 0r (,1 01 0r (ti qr o ('i ql 0r o1 q\ ql q) slLaolor (,1 qro)@q)oro(norctrotorqrqrq\o91 01 q\ q1 q1 ql qr q1 qlo N Ln
t\l a\l r\ a\l (\ N a{ N..,1 a.,lNNa!a\l 6lN Na!NN a!NN Na!N N.'i Cr.'izi\ ti th Ln !n La rn la l,) lJ) rJ) rn !n L/l !/1 rrl ra Ln !n !n Ln !a !/) Ln LD !n Lr) rrl !/1LrldddNNa! a',1 a',1 N N a\l (\ a\ a\J a\l r\l a\l a{ a! r\ a\J a\l a{ a! a\J a! a{ a! cl.J a! f{
oo6dE
Ao(,r!oo1,aa
ddTriui
F.laO!n.rONa!l.{
or 01 q1
od,
UJ
oa
UJ
9!f<
Ln!!
tn
N(,ol
55 e or F\ r\ F- @ lrt<
r <r cr9 0 0 0 0 0 ('rLT' F F.NF. I\ (l|
l'\ N -r N N ..,t i\ i\ -6t c{<'<.
N @NF-F. F.Nt\N F.F.t\F.NNF.F. NFFFFf\f-NF.
Ln Ut a\l a\ !-.1 -l -l F{ Fl tl !-a Fl ..1 .'l .'l Fl F{ r'l r"{ r"l i"{ .'l r"{ r"l !"1 !"{ i'{ r"lLn !n S - 9 an (tl aY) (n rtl rn (n .n m rn d)rn(Vl an an an an rn an lr1 rn rnlYl an14qlr,) lJ) l./) r.t) rJ) r, r.n ln ra r, !n !n !^ !,] !n !^ !a !/) !a rn !n !n r,l !r!
1 z. Lh l,l ul l, !r't !n rn !^ !,) !a rrl !n !a Ln rn !n !n rr1 !r1 !n Ln !n !n !o rn !aEEz { d z z z z z z. z. z, z z, z. z z z z. z z z z z z z z z z.
trJ uJ -- :>i ) = j =,- z- i 3 a a a a 1 t a 3 i t a a t a a t a a fi a-': :
1 O + - C) Ut tn t^ t^ ta t^ t^ ta ta t^ th th th th t^ t^ th th ti th a th tA Utxl- -';- tti vi tr v\ th th tt tt th ti ln vl th th tl th th ln vt v\ t1 th tl tat
E
ElrJ= S6uJ- - E- - I-- - --- E--E --- --I--ar6 6 Z ? o Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z
s33=3;=555555558555885855555558
ooan
gJot-
oBos 4- oY z zz;Z- E o o o o o o o O O O o O a O a 6 J J
i O E e, G, G, G e, G G E d, c d E G E a. Y y.
1 t l uJ uJ u,r r.!,r rrr u r.r rrr r.r E E!! !
u !r, == (, (, (, (, (, (, (, (, (, I (, (, (, (9 (, (9 :\ '\>>->,--=
o o o o 6 6 6 6 6 6 A 6 6 6 A 6 = =-
I I I i Q + 6 U tr U tr a6 a a aaa a aa a aa a a aa A>o) = - - i, \J - uJ uJ uJ uJ uJ gJ uJ ul uJ uJ trl Et u,t tfl uJ uJ uJ uJ uJ uJ uJ r! ar,\t= = = _ r - r r ) r J r = =:
8EEEEE533P3PP93EEP9EE3PEP9EPPEEd. aD aD ao rt 2 z, lt uJ uJ gJ uJ uJ LlJ u, !u uJ gJ uJ uJ rJJ uJ uJ ur ur rrl r! uJ r! z z-l o o o @ 9 o o o o o o !n o !o ctr lJ'r o o u) o lJ) u) rJ) rJt l.,) !n ut ln r-iFrXOOO -r O O <l Ll) (O F aO € ot Cti qr O.{ a! (n <t <l (o F € qi Cr F{ f! r{ r'{<
O O O O O ri .l ri .r Fl r-.l F.l r.{ r{ r-.{ N a{ N N N 6l l\l N 6l l\l (Y) (n an (O (gl- -l .'l r< (O F. F- q) Ot q1 ql Ot O! Or Ol Or Or Ol Ol Or Or Ot Ol Ot Ot Or Or O! Ol O! Ol
zr)
l,',1 ) Fv, Jd<
F<6 z-e. zuJEFrir - O >r!e 3=o i E Z" 5=z 9,uEEE=" i __E=, i* = t7 *=
t=HrgeEg:EE=;iirgETEEgiEEiEEE
6 6 6 0 0 0 0 6 6 0 0 0 0 0 0 60d6.d.E d.G.d.d.G.G.E G.d.E d. G. d.
uJ tr,l t rJ uJ Er uJ uJ rJJ uJ r,! tJ.r(, (, (, (, (9 (, (, (9 (, (, (9 (9 (, (9 (9 (9 (9oooooooooooooooo o
U (J (J U (J C( (J E G,E E 6,4E,E E, IE &EG G,G,
r! uJ t! uJ u.l t! !! uJ trJ tfJ uJ tr,l uJ uJ uJ trJ ut ul t! t! uJ r! uJ
9(,(9(9(9(,(9(9(9(,(99(,99(,(,(,(,(,(,(,(,
uJ trr Er r! uJ r! uJ r! uJ uJ uJ uJ t! uJ uJ uJ u.l tr.J u.looooorrlol.) q) !,] o o ra o rn ra !/'t rn rn ra u) L,) N<l r, (o F @ @ Or 01 01 O Fr.\ fn <l + (o t\ 0o Or O .r N Or!-{
F{ i.a -{ Fl Fl Fl Fl !-l (! N N a,l N N a.,l N N N rn (n .Y, .'lo010) ol 01 (r1 (tl 0l or oi (l1 otqrqioororqiogrqlql qr
Carver County
Public Works
11360 Highway 212, Suite 1
Cologne, MN 55322
Office (952) 466-5200 | Fax (952) 466-5223 | www.co.carver.mn.us
CARVER COUNTY
July 14, 2021
City of Chanhassen
c/o Bob Generous AICP
Senior Planner
952-227-1131
bgenerous@ci.chanhassen.mn.us
CC: Schutrop Building & Development Corp. (Applicant)/Black Cherry Development (Property
Owner)
Re: Development / Access Review Comments: 9197 Eagle Ridge Road Subdivision
located at Parcel ID# 250240811 adjacent to County State Aid Highway (CSAH) 101
Great Plains Blvd.)
Thank you for the opportunity to review the subject development in the City of Chanhassen.
Consistent with the County Comprehensive Plan and County Codes, and other official controls of the
County, the following are comments and recommended conditions of approval and as potential
requirements for any necessary permits to be issued for the project.
1. Regarding access onto the County Highway –
a. No access to CSAH 101 is proposed. All future access to the proposed parcels, including
Outlot A, shall be from Eagle Ridge Road via local or private road connection,
easement, or outlot. Additional County review and permit approval will be required if
this condition changes.
2. Regarding right of way, easements, and outlots –
a. CSAH 101 at this location is a 4-lane divided urban roadway facility with a trail on both
sides. The existing right of way adjacent to the parcel varies but is approximately 75 ft.
from the centerline of the roadway. The existing right of way for CSAH 101 appears to
meet the right of way guidance for consistency with the County’s 2040 Comprehensive
Plan (Figure B.6), to be confirmed by final County Surveyor review and approval.
b. A City trail project was completed on the west side of CSAH 101 adjacent to the subject
property that included a retaining wall. The retaining wall easement from this project
should be shown on the final plat. If no retaining wall easement exists, it should be
added to the final plat to the area needed for repair and replacement of the wall in the
future.
c. Right of way shown on the final plat needs to be consistent MnDOT right of way plats
as well as the County road layout. Work with County Survey staff to confirm the
technical details of the final plat. The final plat, its boundaries and form(s), will need to
be reviewed and approved by the County Surveyor.
d. Please identify proposed ownership of Outlot A. County recommends Outlot A adjacent
to the County right of way be owned by the City.
3. Regarding permitting –
a. The County will need to review and approve the final grading plans for properties
adjacent to CSAH 101. A grading permit will be required for grading work within the
highway right of way.
b. Prior to any work affecting or on County highways or in County right of way, the
applicant shall coordinate plans with the County Engineer and obtain a Utility or
Excavating/Filling/Grading Permit(s) from Carver County Public Works:
www.co.carver.mn.us/departments/public-works/quick-links/permits). Final details of
locations, grades, and profiles affecting County roads as well as any utility connections
will need to be reviewed and approved prior to any permits.
c. Any damages, modifications, or changes incurred on County highways from current or
approved conditions will need to remedied or updated at development expense,
including costs incurred by the County.
These are the County’s comments at this time. If you have any questions or need further assistance,
please contact staff noted below:
Joan Guthmiller
Administrative Technician
Carver County Public Works
952.466.5201
jguthmiller@co.carver.mn.us
Angie Stenson AICP
Sr. Transportation Planner
Carver County Public Works
952.466.5273
astenson@co.carver.mn.us
Dan McCormick, P.E. PTOE
Traffic Services Supervisor
Carver County Public Works
952.466.5208
dmccormick@co.carver.mn.us