Erhart Farm amend rezoning and prelim with varPLANNING COMMISSION APRIL 19, 2022
CITY COUNCIL MAY 9, 2022
APPLICANT: BLACK CHERRY DEVELOPMENT,
LLC
REQUESTING AMEND REZONING FROM
AGRICULTURAL ESTATE DISTRICT, A2, TO
SINGLE-FAMILY RESIDENTIAL DISTRICT, RSF;
AMEND SUBDIVISION APPROVAL WITH VARIANCE.
Planning Case #2021-12A
Erhart Farm
Location: 731 and 775 West 96th Street
Zoned: Agricultural Estate District (A-2)
Guided: Residential Low Density
Proposed Density, Phase 1: 1.69 units
per net acre
2040 Land Use
Parks –Open
Space
Residential
Large Lot
Office
Large Lot
Parks &
Space
Low Density Residential
Existing Site
Single-Family homes accessed via a
West 96th Street and driveway.
Large wetland complex on the
eastern edge of the site.
Heavily wooded.
Rezoning
The applicant is requesting an amendment to rezoning from
Agricultural Estate District, A2, to Single-Family Residential District,
RSF, for the additional 1.08 acres on west 96th Street.
The proposed rezoning to Single-Family Residential District (RSF) is
consistent with the Comprehensive Plan land use designation.
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.
Subdivision: Preliminary Plat
Create 24 single-family
lots. One lot is the
existing farmstead.
Access via a public
street to Eagle Ridge
Road and West 96th
Street.
Extend sewer and
water.
Provide storm water
treatment.
Area of Amended Preliminary Plat
Tree Preservation and
Landscaping
Totals for tree stock sizes includes
146 -2.5” B&B, 110 potted nursery
stock, 31 on-site transplants, and 27
previously installed transplants.
A revised landscape plan with a
complete Plant Schedule listing
quantities, plant names, sizes and
survey symbol and showing the
locations of all 314 trees must be
submitted to the city for approval
prior to a Notice to Proceed.
Variance
Applicant requests variance to Chap 18 -Overstory trees shall be at least 2½-inch
caliper and of certified nursery tree stock.
Trees are proposed as reforestation so as to re-create a wooded area.
Incorporating standard 2.5” plantings in addition to the potted trees in that area
will produce size diversity more characteristic of a native tree stand.
Smaller diameter trees potentially have less transplant shock and could have
improved survival rates over larger diameter installed trees.
The total of 111 wild transplants proposed represents 35% of the total quantity
required by code. Staff supports limited exemption from certified nursery stock –
no more than 10%.
Grading & Drainage
•Mass grading to accommodate build-out of
public utilities, stormwater basins, and house
pads. Lots 4-10 will be custom graded
•Tree clearing operations began winter 2021-
2022 in association with the Grading DC
approved October 25, 2021 by Council. No
mass grading has yet started.
•Limits of disturbance shown on Outlot E to
facilitate stockpiling of wetland spoils from IUP
#2021-03
o Spoils associated with approved IUP
#2021-03 must be removed (wetland
spoils)
•General conformance with Ordinances (3:1 max
grades, drainage away from homes, driveway
grades feasible, etc.)
Public Sanitary and Water Mains
•Extension of existing public utilities consists of:
o 8” gravity PVC sanitary sewer
o 12” PVC trunk water main
o Relocation of an existing lift station (Foxwood)
o Installation of 4” PVC force main to connect to
existing 4” PVC force main (Foxwood)
LEGEND
d
Sanitary Sewer
Water Main
Force Main
•Relocated lift station will
become the permanent location
•Oversizing of 12” PVC trunk
water main and lift station will
be reimbursed by the City
Proposed
Lift Station
(to replace existing)
Existing
Lift Station
(to be removed)
Public Storm Sewer
•Stormwater volume control and water quality has shown
to be feasible through the use of a baffle, catch basin
sumps, and the filtration pond.
o Preliminary modeling shows reductions of 95% of
TSS and 77% of TP
LEGEND
d
Storm Sewer
Storm Pond
•Improved access to the future public stormwater
pond is being coordinated with applicant & city
•Stormwater pond is sized to account for only this
phase of development
Public Streets
•Subdivision will extend the 31-foot-wide minor
collector Eagle Ridge Road, and eventually to
the west to Powers Boulevard
•Applicant requested variance from 31-foot-wide
street for Eagle Ridge Way (Sec. 18-57.(b))
which was approved by Council 8/9/2021
•Extension of sidewalk to 96th Street for future
improvements.
o Maintenance of sidewalk is the
responsibility of the abutting property
owner
LEGEND
d
31’ Collector
31’ Local Street
26’ Wide Street
Sidewalk
Potential Future Build-Out: Ghost Plat
RECOMMENDATION
The Chanhassen Planning Commission
recommends that City Council approve the
amended preliminary plat with a variance for the
tree replacement requirements subject to the
conditions of the staff report, amend the rezoning
to include the additional parcel, and adopt the
Findings of Fact and Recommendation.”