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Erhart Farm Preliminary.Final Plat NarrativeFinal Plat Submittal December 17, 2021 Erhart Farm – Chanhassen, MN Page 1 of 10 FINAL PLAT PRELIMINARY/FINAL SUBDIVISION, VARIANCE, AND EASEMENTN VACATION SUBMITTAL REQUEST NARRATIVE “ERHART FARM” CHANHASSEN, MINNESOTA Submitted December 17, 2021 PROPERTY / DEVELOPMENT SITE INFORMATION Legal Description Parcel 1: That part of Outlot A, Butternut Ridge Addition, according to the recorded plat thereof, Carver County, Minnesota, lying easterly and northeasterly of the following described line: Beginning at the most southerly northeast corner of said Outlot A, said point also being the northeast corner of Section 26, Township 116 North, Range 23 West; thence South 00 degrees 28 minutes 49 seconds East, assuming the most southerly north line of said Outlot A has a bearing of North 89 degrees 58 minutes 27 seconds East, a distance of 566.98 feet; thence South 75 degrees 21 minutes 54 seconds East 655.69 feet to an angle point in the southerly line of said Outlot A, and said line there terminating. 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: 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. Final Plat Submittal December 17, 2021 Erhart Farm – Chanhassen, MN Page 2 of 10 TOGETHER WITH the following: 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. Parcel 2: That part of Outlot A, Butternut Ridge Addition, according to the recorded plat thereof, Carver County, Minnesota, lying westerly and southwesterly of the following described line: Beginning at the most southerly northeast corner of said Outlot A, said point also being the northeast corner of Section 26, Township 116 North, Range 23 West; thence South 00 degrees 28 minutes 49 seconds East, assuming the most southerly north line of said Outlot A has a bearing of North 89 degrees 58 minutes 27 seconds East, a distance of 566.98 feet; thence South 75 degrees 21 minutes 54 seconds East 655.69 feet to an angle point in the southerly line of said Outlot A, and said line there terminating. 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 northeast corner of said Section 26; thence westerly on an azimuth of 269 degrees 58 minutes 40 seconds along the north line of said section for 2271.51 feet to the point of beginning of Line 1 to be described; thence on an azimuth of 238 degrees 14 minutes 10 seconds for 95.58 feet; thence on an azimuth of 248 degrees 55 minutes 29 seconds for 90.18 feet; thence on an azimuth of 260 degrees 03 minutes 27 seconds for 191.03 feet; thence on an azimuth of 217 degrees 01 minutes 09 seconds for 126.73 feet to a point hereinafter referred to as Point “A”; thence continue on an azimuth of 217 degrees 01 minutes 09 seconds for 15.12 feet; thence on an azimuth of 172 degrees 14 minutes 03 seconds for 234.17 feet; thence on an azimuth of 177 degrees 20 minutes 28 seconds for 336.70 feet; thence on an azimuth of 180 degrees 17 minutes 57 seconds for 279.90 feet; thence on an azimuth of 181 degrees 15 minutes 16 seconds for 104.15 feet; thence on an azimuth of 183 degrees 39 minutes 13 seconds for 116.63 feet to a point on the south line of said Tract A and there terminating. Parcel 3: The West 183.00 feet of the S 290.40 feet of the NW ¼ of Sec. 25, T. 116, R. 23 Tax ID Addresses: 775 96th St. W, Chanhassen, MN. 55317; 731 96th St. W, Chanhassen MN 55317 PID: 251550024, 251550022, and 250252400 Final Plat Submittal December 17, 2021 Erhart Farm – Chanhassen, MN Page 3 of 10 EXISTING SITE DESCRIPTION The development site includes 3 existing parcels totaling 118.36 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. The applicant has acquired a second existing residence and is proposing to adjust the lot lines and subdivide. 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. FINAL PLAT REQUEST The proposed development plan consists of a low-density single family residential subdivision with 19 single family lots of which 18 are new. The proposed development is consistent with the City’s Single- family Residential District (RSF) and will provide a per acre unit density consistent with the City’s Comprehensive Plan land use for the property. The applicant has recently acquired an existing single-family lot with PID 250252400. The applicant requests that the additional lot be preliminarily subdivided and final platted concurrently with this final plat application. The applicant proposes creating 2 additional lots than were previously approved. A preliminary plat request of 22 single family lots (21 new) was approved on August 9th 2021. Block 1 lots 1-17 are included in this final plat request. A Riley Purgatory Bluff Creek Watershed District Permit was Conditionally approved at the October 6th Board of Managers Meeting. Chanhassen City council approved a Development Contract for Grading purposes on October 25, 2021. 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 18 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 1.33 units per net acre within the proposed new lots subdivision area. Land Use Density Calculation Gross Acreage (Full Property) - [A] 118.36 acres Delineated Wetland Area (Wetlands 2, 3) 1 - [B] 22.564 acres Final Plat Submittal December 17, 2021 Erhart Farm – Chanhassen, MN Page 4 of 10 Subdivision Related Outlots (A, B, C) 2 - [C] 25.79 acres Existing Residential Lot (Per proposed plat)-[D] 2.53 acres Future Development Outlots – [E] 75.72 acres Internal ROW [F] 3.29 acres Approximate Subdivision Net Acreage = A – B – D – E - F 14.256 acres Net Density (19 lots) 2 1.33 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 The zoning classification was approved to be rezoned to Single-Family Residential District (RSF) during the Chanhassen City Council meeting dated August 9th 2021. The Chanhassen City Council also approved the variances for the front yard setback (Lot 1, Block 1), wetlands setback (Lot 1, Block 1), and street frontages (Lots 3 through 9, Block 1) at the meeting August 9th 2021. 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) 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 approved at City Council Meeting August 9th 2021, also see Variance Approval 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 Final Plat Submittal December 17, 2021 Erhart Farm – Chanhassen, MN Page 5 of 10 • 18 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 and C 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. 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. Final Plat Submittal December 17, 2021 Erhart Farm – Chanhassen, MN Page 6 of 10 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 in Outlot F 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 226 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 final plat development proposal will add 20 new homes (this includes 18 new homes and 2 existing). This will leave additional service capacity for roughly 158 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. 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 wet pond, one infiltration basin, and one filtration 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 wetpond prior to discharging into the basins. The basins 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: Final Plat Submittal December 17, 2021 Erhart Farm – Chanhassen, MN Page 7 of 10 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 have an approved 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 1 137 LF 12,347 SF 30’ 90.12’ 2 139,758 SF MANAGE 1 986 LF 42,356 SF 20’ 42.96’ 3 843,116 SF MANAGE 2 1,871 LF 75,582 SF 20’ 40.39’ 42 19,962 SF MANAGE 2 61.5 LF 2,517 SF 20’ 40.93’ Notes: 1) This wetland is has 586 SF of impact. 2) A buffer to wetland 4 is only proposed for the area that has disturbed are upland of 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. 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 Final Plat Submittal December 17, 2021 Erhart Farm – Chanhassen, MN Page 8 of 10 The estimated baseline tree canopy coverage for the proposed development area is 84.2% of the net area (excluding wetland areas). Per the City code, low density residential is allowed to remove trees to a limit of 55% tree canopy prior to requirement of replacement mitigation. The development plan proposes to maintain tree canopy coverage of 24.1% within the development area and thus tree replacement mitigation is required. The developer proposes to install all of the tree mitigation within the proposed phase 1 development and disturbed areas. The applicant is submitting a Variance to the city code for tree planting requirements. See sperate second variance request narrative. 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 and rear yard lot 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 is creating new public Right of Way for proposed 96th street. There is currently a permanent easement for public roadway, drainage and utility purposes over a section of the Southeast part of the property. There is currently a turn-a-round at the end of existing 96th street that the easement covers. The proposed development is connecting to the existing 96th Street and removing the turn-a-round. The easement will no longer be needed with the proposed public ROW for 96th street. The document number for the easement is 509111. The residents of Foxwood Development, Erhart Farm, and 96th will be able to enter or exit at 96th Street and 101 or Eagle Ridge Road and 101. APPROVED VARIANCE REQUESTS AUGUST 9, 2021 The proposed subdivision has 3 previously approved variances. The approved variances were approved by City Council on August 9, 2021. Please refer to the Erhart Farm Preliminary Plat Application and Narrative for the variance requests. The approved variances are: 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 REQUEST, TREE REPLACEMENT Variance to Section 18 to allow tree replacement plantings to be less than 2.5-inch (overstory) and 1.5-inch (understory) and waive the requirement for “certified nursey stock” for onsite transplants. The variance would not apply to the trees proposed on the lots to be installed with the homes. Variance Explanation and Justification (pursuant to Section 20-58) a. Variances shall only be permitted when they are in harmony with the general purposes and intent of this Chapter and when the variances are consistent with the comprehensive plan. Final Plat Submittal December 17, 2021 Erhart Farm – Chanhassen, MN Page 9 of 10 The purpose and intent of the tree replacement is to re-establish a tree canopy lost due to tree removal. Per City code, one tree shall be deemed to provide 1,089 square feet of required canopy coverage. Reducing the size of the initially planted tree does not impact the ultimate canopy value. Also, transplants from onsite do not have risk of introducing insects and/or disease that a nursery tree might, so the need for certification is eliminated. b. When there are practical difficulties in complying with the zoning ordinance. "Practical difficulties," as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by this Chapter. Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. The code calculation for tree replacement for a fully wooded site requires more trees than can be practically planted on the site. The Erhart Farm property being developed is the most heavily wooded portion of the property. Additional tree preservation is not practical as the City has required a collector roadway (with fixed connection points) and a deeper than typical sanitary sewer through this heavily wooded area. The only option to preserve more trees is a no build option and that does not facilitate the City Comp Plan requirements for the extension of Eagle Ridge Road, nor the replacement of the temporary lift station installed in the Foxwood neighborhood. In lieu of requesting a variance to reduce the number of trees required, the request is only for reduction in the size requirement. c. That the purpose of the variation is not based upon economic considerations alone. The wetland buffers, pond slopes, and other proposed re-forestation areas are not appropriate locations for typical 2.5-inch nursery trees. Smaller trees that can be hand planted are more appropriate for these natural (and access restricted) areas. Also, tree transplanted from the onsite (much of the site is a tree farm) are fully acclimated to the site conditions. d. The plight of the landowner is due to circumstances unique to the property not created by the landowner. The City allowed or facilitated the two dead end roadways (Eagle Ridge Rd and W 96th St) that are now being connected at the City’s direction. The City designated the connection from Foxwood to Powers Blvd as a Collector Road. The City’s trunk sewer plan requires a deeper than typical sanitary sewer through the site. The only portion of the situation that is “created by the landowner” is that the landowner planted a significant portion of the trees that are being removed and is now obligated to replace per City code. e. The variance, if granted, will not alter the essential character of the locality. See comments in (a) above. The number of trees planted will meet the code. Some will be smaller initially, but will rapidly catch up in size to a larger tree as the transplant shock is greatly reduced with a smaller tree. Final Plat Submittal December 17, 2021 Erhart Farm – Chanhassen, MN Page 10 of 10 f. Variances shall be granted for earth sheltered construction as defined in Minnesota Statutes Section 216C.06, subdivision 14, when in harmony with this Chapter. n/a TIMING/PHASING The applicant was approved for Grading and Tree Clearing on October 25, 2021. The applicant has started to remove trees from the site. The applicant’s contractor will begin mass grading the site beginning spring 2022. Following the mass grading the applicant would begin street and utility construction if the final plat plans are approved by city council. Thus beginning street and utility work late spring 2022. CONCLUSION The applicant respectfully concludes that the request for a final plat 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.