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PC Staff Report 5-15-07 PC DATE: May 15, 2007 1 CC DATE: June 11, 2007 CITY OF CHANHASSEN REVIEW DEADLINE:July 29, 2007 CASE #: 07-09 BY: Al-Jaff, et al STAFF REPORT PROPOSAL: Preliminary Plat to Subdivide 7.6 acres into 11 single-family lots and 1 outlot with a Variance to APPLICANT allow a 50-foot wide street right-of-way – LOTUS WOODS SUBDVISION LOCATION: South of Fox Hill Drive, east of Carver Beach Road, north of Big Woods Drive, and west of Lotus Lake APPLICANT: Paul Eidsness Paul Eidsness 4 395 Trillium Lane West, Minnetrista 4395 Trillium Lane West Jon Lang 640 Carver Beach Road, Chanhassen Minnetrista, MN 55364 Constance Cerilla 650 Carver Beach Road, Chanhassen (763)438-0355 Robert Amick 561 Fox Hill Drive, Chanhassen ronkaron@aol.com PRESENT ZONING: RSF, Single Family Residential District 2020 LAND USE PLAN: Residential Low Density (Net Density 1.2 – 4.0 units per acre) ACREAGE:DENSITY: 7.6 acres 1.4 Units per Acre Gross – 1.6 Units per Acre Net SUMMARY OF REQUEST: Subdivision of 7.6 acres into 11 single-family lots and 1 outlot, and a variance to allow a 50-foot right-of-way. Notice of this public hearing has been mailed to all property owners within 500 feet. Staff is recommending approval of the request. SITE DATA LEVEL OF CITY DISCRETION IN DECISION-MAKING: 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 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. B erP liarT nrohgi Lotus Woods Subdivision Planning Case 07-09 May 15, 2007 Page 2 of 21 PROPOSAL/SUMMARY The applicant is proposing to subdivide 7.6 acres into 11 single-family lots and 1 outlot. The property is zoned RSF, Single Family Residential District. The site is located south of Fox Hill Drive, and contains three single- east of Carver Beach Road, north of Big Woods Drive, and west of Lotus Lake family homes that are proposed to remain. Access to the site is proposed off of existing and future residential streets. All existing right-of-way in the area has a width that ranges between 40 and 50 feet. The City Code requires a 60-foot wide right-of-way. The applicant is requesting a variance to allow a 50-foot wide right-of-way. This will allow this development to blend in with surrounding streets. The three lots on the lake will keep their existing homes. C a r v e r B e aMerry Place c h R o a d Cree Drive Ringo Drive Lotus Trail Ponderosa Drive Carver Beach Road Lotus Trail Navajo Dr Lotus Lake Broken Arrow Dr Yuma Drive Fox Hill Dr SUBJECT PROPERTY ak ne s s L a n e B ig Wv oBld od s C a n t e r b u ry C ircle Drive Shadowmere rn igho B F e v r o i r D n t i e r Lotus Woods Subdivision Planning Case 07-09 May 15, 2007 Page 3 of 21 All lots meet the minimum lot area, width and depth requirements of the zoning ordinance with an average lot area of 24,619 square feet Staff has been working with owners of the property and their engineer for some time. Initial discussions began when the property to the south (Big Woods) was presented to the City for development. As a condition of approval of the Big Woods development, the developer stubbed proposed Lotus Woods Drive and installed a sign that alerted future homeowners in the Big Woods Development that the road will be extended in the future The current plans have gone through numerous revisions such as dedicating park land in lieu of park fees, reducing grading, drainage, etc. Staff is recommending approval of the subdivision with a variance with conditions outlined in the staff report. PRELIMINARY PLAT The applicant is proposing to subdivide a 7.6 acre site into 11 single-family lots and 1 outlot. The average lot size is 24,619 square feet with a resulting gross density of 1.4 units per acre and a net density of 1.6units per acre. All of the proposed lots meet the minimum area, width, and depth requirements of the Zoning Ordinance. There is one outlot shown on the plat. Outlot A contains a wetland and a park land area. It will be dedicated to the City. Staff directed the applicant to prepare a hard surface coverage analysis for each proposed lot. Current plans (Sheet 2 of 12) show “House Type A” on Lots 5 and 6, Block 1. Based on hard surface coverage analysis, the house types on Lots 5 and 6, Block 1, must be modified from “House Type A” to “House Type B”. Lotus Woods Subdivision Planning Case 07-09 May 15, 2007 Page 4 of 21 The site is heavily wooded. The existing woods consist mainly of large, mature sugar maples with a mix of basswood, oak and ash. It is a healthy forest with little to no invasive species. It is due to this wooded nature that the Parks and Recreation Commission recommend that Outlot A be taken for public park purposes. Development of the overall site should pay special attention to preserving large groups of trees in rear and side yards where possible. Revisions will be required. We are recommending that the subdivision be approved with conditions outlined in the staff report. Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the Zoning Ordinance. WETLANDS One Manage 1 wetland basin exists on-site. Kjolhaug Environmental Services Company delineated the wetlands in September 2006. Wetland 1 is a Type 1 wetland located in the northwest portion of the site. The wetland is dominated by reed canary grass with green ash, American elm, beggar ticks and duckweed. No impact is proposed to this basin. It is proposed to be located entirely within Outlot A. On May 14, 2007, the City Council will be reviewing ordinance amendments that will impact this subdivision. The amendments are part of a wetland reclassification that was undertaken as part of the City’s Surface Water Management Plan (SWMP) update. The ordinance amendment involves changes to wetland buffer and wetland buffer setback requirements. The setback requirements will be applied at the time that building permits are submitted. The building plans must meet these requirements. The ordinance amendment will require a minimum 25-foot wetland buffer and a minimum 30-foot wetland buffer setback for principal structures (total setback of 55 feet). Accessory structures will be required to be set back a minimum of 15 feet from the wetland buffer edge. The plans for Lotus Woods should show these new buffer and setback requirements. A wetland buffer 25 feet in width must be maintained around all Manage 1 wetlands. All wetlands and wetland buffer areas should be protected by silt fence during grading. Wetland buffer areas should be preserved, surveyed and staked in accordance with the City’s wetland ordinance. The applicant must install wetland buffer edge signs, under the direction of City staff, before construction begins and must pay the City $20 per sign. Principal structures must maintain a setback of at least 30 feet from the wetland buffer edge. Accessory structures must maintain a setback of at least 15 feet from the wetland buffer edge. The wetland buffer setbacks should be shown on the plans. Lotus Woods Subdivision Planning Case 07-09 May 15, 2007 Page 5 of 21 LAKES The proposed project is within 1,000 feet of the ordinary high water level (OHW) of Lotus Lake and is therefore within the lake’s shoreland district. Lotus Lake is classified as a recreational development lake by the Minnesota Department of Natural Resources (DNR). The minimum lot size for riparian lots is 20,000 square feet and the minimum lot width is 90 feet. All structures (with the exception of one water-oriented accessory structure on each lot that complies with Subsection 20-481(e)(2) of Chanhassen City Code) must be set back a minimum of 75 feet from the OHW of the lake (896.3). All grading or vegetation removal is subject to Section 20-482 of the City Code. Any existing and proposed docks on the subject properties must meet the requirements of City Code Chapter 6, Article 2. SURFACE WATER MANAGEMENT Storm Water Pollution Prevention Plan (SWPPP) The SWPPP must be revised to address all items that are unchecked in the Carver SWCD “Stormwater Pollution Prevention Plan Checklist” attached to the April 11, 2007 letter to the City from the Carver SWCD. Erosion Control Stable emergency overflows are needed for the proposed pond on site. The emergency overflows should be clearly labeled on the plan and a detail must be provided. All riprap/fabric at the flared end section should be installed within 24 hours of flared end section installation. The ditch section west of Carver Beach Road that receives stormwater from the stormwater pond must be stable prior to receiving discharge from the site. Erosion control blanket should be installed on all slopes greater than or equal to 3:1. All exposed soil areas should have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Type of Slope Time (Maximum time an area can Steeper than 3:1 7 days remain open when the area 10:1 to 3:1 14 days is not actively being worked.) Flatter than 10:1 21 days These areas include constructed storm water management pond side slopes, and any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter system, Lotus Woods Subdivision Planning Case 07-09 May 15, 2007 Page 6 of 21 storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems that discharge to a surface water. Sediment Control Manholes with two-foot sumps should be installed as the last road-accessible structures prior to discharge into the stormwater pond. This will help to prolong the maintenance interval of the proposed stormwater pond. Chanhassen Type 2, Heavy Duty silt fence is needed around all wetlands, streams, creeks, bluffs and ravines; Chanhassen Type 1 silt fence should be used around the remaining areas. A temporary sediment basin should be constructed prior to disturbing upslope areas. The areas of temporary sediment basins should be labeled on the plan. A temporary outlet structure (e.g., a perforated riser and rock cone) is needed for the pond. A detail should be provided. Inlet controls are needed for all inlets throughout the project and should be installed within 24 hours of inlet installation prior to casting. Filter fabric held down by steel plates with 12 inches of ¾-inch rock over each cover may be used. Once casting of inlets takes place, inlet controls must be installed within 24 hours. Inlet protection must be maintained on a regular basis. For all inlet protection devices, details should be provided in the plan and in the SWPPP. Street cleaning of soil tracked onto public streets should include daily street scraping and street sweeping as needed. SURFACE WATER MANAGEMENT FEE Because of the impervious surface associated with this development, the water quality fees for this proposed development are based on single-family residential development rates of $1,900/acre. Based on the proposed developed area of approximately 6.9 acres, the water quality fees associated with this project are $13,108. The SWMP has established a connection charge for the different land uses based on an average citywide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage. Single- family residential developments have a connection charge of $3,100 per developable acre. This results in a water quantity fee of approximately $21,388 for the proposed development. The applicant will be credited for water quality where NURP basins are provided to treat runoff from the site. This will be determined upon review of the ponding and storm sewer calculations. Credits may also be applied to the applicant’s SWMP fees for oversizing in accordance with the SWMP or the provision of outlet structures. No credit will be given for temporary pond areas. Lotus Woods Subdivision Planning Case 07-09 May 15, 2007 Page 7 of 21 At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $31,996.00. OTHER AGENCIES The applicant must apply for and obtain permits from the appropriate regulatory agencies (i.e., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency) and comply with their conditions of approval. GRADING AND DRAINAGE The 7.6 acre site is bordered by Fox Hill Drive to the north, Lotus Lake to the East, Big Woods Subdivision to the south and Carver Beach Road to the west. There are three existing houses, four accessory structures, and three drives on the site. The existing houses will remain, along with two accessory structures. The accessory structures near Lotus Woods Drive will need to be removed. A plan will be needed to allow the existing homeowners access to their properties until the completion of construction. The existing driveways west of Lotus Woods Drive will need to be removed upon completion of Lotus Woods Drive. The high point of the site is near the center of the project and divides the site into four main pieces. Approximately 35% of the site drains towards Lotus Lake, 10% drains to catch basins on the east side of the Big Woods Development, 30% drains to the ditch in Triple Crown Estates, and 25% drains north on Carver Beach Road. The hydrologic calculations are complete. A copy of the rational method calculations and delineation will be needed for the sizing of the storm sewer. The on-site pond may not discharge to the pond in Triple Crown Estates (west of Carver Beach Road) because the Triple Crown Estates pond is not sized for the additional stormwater. The proposed on-site pond discharges to the roadside ditch along the west side of Carver Beach Road, which is acceptable although not optimal. The storm sewer under Big Woods Boulevard will need to be directionally drilled. Over time, the City has become aware of issues with stormwater and erosion in this area, both within the stormwater pond and downstream (between the pond and Lotus Lake). In 2005-2006, erosion caused a blowout of the stretch of creek east of Carver Beach Road. This compromised the cover over the sanitary sewer in that area, which was remedied in 2006. In order to improve the stormwater system in this area, the City is proposing a stormwater improvement project in 2007-2008 to assess the issues and devise a solution. Analysis of the drainage area has not been completed and the anticipated improvements are unknown at this time. It would be better if the proposed development could take advantage of the anticipated stormwater improvement project, but it is unknown at this time if the city project will be able to accommodate the development drainage. Regional ponding is a preferable solution for stormwater issues because it improves sediment removal efficiently and minimizes future maintenance needs. The use of a regional Lotus Woods Subdivision Planning Case 07-09 May 15, 2007 Page 8 of 21 pond for treatment of stormwater for this development would also free up land and potentially improve the developer’s ability to preserve trees and minimize retaining walls. The grading plan will need to be revised. Lot 2 and Lot 4, Block 1 elevations need to be revised to show correct ground elevations if they are indeed walkouts. The slopes on the driveways are shown but it appears that Lot 6 and Lot 8, Block 1 exceed the 10% maximum. The grading plan is hard to follow due to not having enough contour labels and because the tree layer overwhelms the drawing. Spot elevations around each intersection are required to ensure that the curb line has a minimum of .5% slope. The lowest openings of houses must be three feet above the ordinary high water level or one foot above the emergency overflow. Private driveway grades shall not be less than 2% or exceed 10%. Ground (i.e. non-paved) surface grades shall not be less than 2%. Emergency overflow locations and elevations must be shown on the plan. An easement is required from the appropriate property owner for any off-site grading. Installation of the manhole on Lot 1 of Big Woods on Lotus Lake will need a temporary construction easement. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes. RETAINING WALLS The proposed retaining walls are as follows: LengthMaximum Height Location (approximate) (approximate) Lot 7, Block 1. This retaining wall has two tiers. st 1 tier 160 feet 4 feet nd 2 tier (Total elevation difference from top to bottom) = 10 feet (8 for wall and 2 feet of 120 feet 4 feet ground) There is an existing retaining wall in the southwest corner of the site. This wall will be removed before the construction of the pond. Lotus Woods Subdivision Planning Case 07-09 May 15, 2007 Page 9 of 21 Building permits are required for all retaining walls four feet tall or higher and must be designed by a Structural Engineer registered in the State of Minnesota. UTILITIES The developer proposes to extend lateral sanitary sewer, watermain and storm sewer within the development. All utilities within the right-of-way shall be publicly owned and maintained. Proposed watermain will extend from the existing watermain stub off of Big Woods Boulevard and loop to the existing watermain in Fox Hill Drive. The proposed watermain will have a total length of 450 linear feet. Due to the alignment of the watermain off of Fox Hill Drive, it appears that the connection cannot take place under traffic. The connection on Fox Hill Drive must be wet-tapped. The Big Woods Boulevard connection must connect to the stub provided and take place under traffic. Sanitary sewer for Lots 1-4, Block 1 will extend off of Big Woods Boulevard. A stub was provided during the Big Woods Subdivision which should allow this connection to be completed under traffic. Utility plans show both plan view and profiles of all proposed utilities (sanitary sewer, water, and storm lines). Actual elevations of existing utilities shall be verified for accuracy. The utility services are not shown on the plans. The services will need to be shown along with information for connection. Lot 5, Block 1 did not receive a service stub during the development of Big Woods and will need to enter the roadway for access to the sewer and water. Lots 7 and 8, Block 1 along Carver Beach Road appear to have service stubs provided by the regional sewer and water project in 1975. There is existing sanitary sewer and watermain along Lotus Lake. The sanitary sewer and easement is shown on the plans. The location of the watermain and the watermain easement will need to be determined. Each new lot is subject to sanitary sewer and water hookup charges. The 2007 trunk hookup charge is $1,669 for sanitary sewer and $4,485 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. The developer will be responsible for extending lateral sewer and water service to the lots; therefore, the sanitary sewer and water connection charges will be waived. The assessments for the connections on Carver Beach Road have already been paid. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. The applicant must be aware that all public utility improvements will require Lotus Woods Subdivision Planning Case 07-09 May 15, 2007 Page 10 of 21 a preconstruction meeting before building permit issuance. Permits from the appropriate regulatory agencies will be required, including the MPCA, Dept. of Health, Carver County, and the Watershed District. EASEMENTS There is an existing sanitary sewer and a watermain easement along Lotus Lake. This sanitary sewer is currently located within a 20-foot easement that needs to be revised to 30 feet to ensure the maintenance of this line. The actual location of the watermain and the watermain easement will need to be shown on the plans to see if sufficient easements cover the watermain. Each lot is shown with the required 10-foot front drainage and utility easement and 5-foot rear and side drainage and utility easement. The pond and wetland are also covered by a drainage and utility easement. Additional drainage and utility easements are covering the front of Lots 4- 6, Block 1 for future maintenance of the proposed storm sewer. STREETS Access to the site will be provided by Fox Hill Drive, Carver Beach Road, Big Woods Boulevard, and the proposed Lotus Woods Drive. The developer has provided plans showing the staff-requested additional right-of-way of 30 feet along Carver Beach Road, 10 feet along Fox Hill Drive up to Lotus Woods Drive, and 5 feet along Fox Hill Drive from Lotus Woods Drive to Lotus Trail. The reason for changing the width to only 5 feet of additional right-of-way along Fox Hill Drive is so that the setbacks for the existing house near Lotus Lake can still meet city code. Lotus Woods Drive is proposed to be a 28-foot back-to-back road within a 50-foot right-of-way. The City agreed to the variance in 2006 when the Eidsness property was split. The proposed section of road matches the Big Woods Development and the surrounding area. Lotus Woods Drive will be publicly owned and maintained. The street must be built to a seven-ton design, and utilize a maximum grade of 7%. The sight distance for turning on Fox Hill Drive must be verified. Upon completion of the public street, the applicant shall submit a set of “as-built” plans signed by a professional civil engineer. PARKS AND TRAILS The proposed plat combines four separate parcels of land currently best described as a woodlot allowing for the orderly subdivision of the entire parcel into 11 single-family lots. Eight of the lots are located in Block 1 and will be marketed as new home sites. The remaining three lots, comprising Block 2, are homes to three of the four owners and are located on Lotus Lake. Outlot A has been set aside at the request of staff as a means of preserving a small, intact section of the woodlot. Lotus Woods Subdivision Planning Case 07-09 May 15, 2007 Page 11 of 21 Park and Trail Comprehensive Plan Review Parks This property is located within the park service area of Carver Beach Playground and Carver Beach Park. Carver Beach Playground, located at 900 Carver Beach Road, is a two-acre site featuring a ballfield, basketball court, and creative playground. Carver Beach Park, located at 6891 Lotus Trail, is a six-acre waterfront park featuring two public swimming beaches, a picnic area, nature trail and small playground. The nature trail follows the shoreline of Lotus Lake and is nearly one-half mile in length. Trails With the exception of the nature trail and one section of concrete sidewalk, the Carver Beach neighborhood is void of trails and sidewalks. This condition is directly attributable to the age of the Lotus Woods Subdivision Planning Case 07-09 May 15, 2007 Page 12 of 21 area and the narrow street grid and road right-of-ways. There is very limited, if not non-existent, right-of-way to construct sidewalks and/or trails in the area. Carver Beach Road serves as a main transportation corridor in the neighborhood for both vehicles and pedestrians. The one sidewalk mentioned is located on Carver Beach Road starting at Carver Beach Park and travels west to Powers Boulevard. In addition to this sidewalk, an important “trail connector” is located at the terminus of Carver Beach Road linking pedestrians to Big Woods Boulevard, Kerber Pond Park and south to the downtown area. Outlot A The Park and Recreation Commission has the choice of recommending the City Council accept cash park fees or land dedication as a condition of approval for the Lotus Woods Subdivision. The cash park fees required of this application as submitted are $63,800 or $5,800 per lot. It is staff’s recommendation that the Commission seek land dedication in lieu of cash park fees as a means of preserving some of the woodlot character that currently exists on this site. The location of this outlot at the intersection of Carver Beach Road and Fox Hill Drive will serve as a landmark for the new residents. In addition, the larger neighborhood and community will view this dedication as a worthy investment in preserving the unique character or Carver Beach. Staff’s request of the applicant was to maximize the size of the undisturbed area of tree preservation on the corner. The maximum dedication of land allowed by ordinance is one acre for every 75 people. For 11 single-family lots with 3.5 persons per home, 22,361 square feet (0.51 acres) of park dedication is required. A previous layout of Outlot A contained less upland area than required by ordinance. On April 24, 2007, the Park and Recreation Commission visited this property prior to their regular meeting. The commissioners discussed their positions on the proposed application. At the conclusion of the discussion, the Park Commission tabled action on the Lotus Woods subdivision request to allow staff time to discuss with the property owners and engineers their recommended approach towards dedicating land in lieu of park fees in an area estimated at 22,475 square feet. On April 30, staff met with the applicant and agreed upon the configuration of the 22,475 square foot Outlot A. Staff also confirmed that no grading be conducted within the Outlot and that the border of the Outlot be identified with appropriate signage. As drawn, Outlot A currently contains 37,530 square feet with 8,050 of that being wetland. Wetlands are not Lotus Woods Subdivision Planning Case 07-09 May 15, 2007 Page 13 of 21 accepted as parkland dedication. The wetland also has a buffer that does not count towards the total area of park dedication. TREE PRESERVATION/LANDSCAPING Tree canopy coverage and preservation calculations for the Lotus Woods development are as follows: Total upland area () 6.7 ac or 293,526 SF excluding wetlands/parkland Total canopy area () 5.4 ac or 234,634 SF excluding wetlands/parkland Baseline canopy coverage 80% Minimum canopy coverage allowed 55% or 161,439 ac. Proposed tree preservation 32% or 95,368 ac. The developer does not meet minimum canopy coverage allowed; therefore, the difference is multiplied by 1.2 to calculate the required replacement plantings. Difference in canopy coverage 66,071 SF Multiplier 1.2 Total replacement 79,285 SF Total number of trees to be planted 72 trees A replacement planting plan must be submitted to the City for approval. Included in the plan shall be location, species and size of replacements. All replacements must meet minimum size requirements. The existing woods consist mainly of large, mature sugar maples with a mix of basswood, oak, ash and hickory. It is a healthy forest with little to no invasive species. Development of the area should pay special attention to preserving large groups of trees in rear and side yards where possible. This has been done on Lots 2, 3 and 8. Of those trees shown as preserved on the lots, any removed must be replaced at a rate of 2:1 diameter inches. COMPLIANCE WITH ORDINANCE - RSF DISTRICT Lot Lot Lot Hard Home Area Width Depth Surface Setback Coverage Ordinance 15,000 non-riparian 90' 125' 25% 30' front/rear 20,000 riparian 10' sides 75' Lake Lotus Woods Subdivision Planning Case 07-09 May 15, 2007 Page 14 of 21 Lot Lot Lot Hard Home Area Width Depth Surface Setback Coverage 55' (30' Wetland + 25' Buffer) BLOCK 1 Lot 1 16,320 non-riparian 100' 163.5' 22.5% 30'/NA 10'/55' Lot 2 15,007 non-riparian 92' 183.5' 22.1% 30'/30' 10'/55' Lot 3 15,105 non-riparian 119' 198.5' 21.7% 30'/30' 10'/55' Lot 4 18,772 non-riparian 120' 162' 20% 30'/NA 10' * Lot 5 16,372 non-riparian 104' 156.5' 24.4% 30'/30' 10'/55' * Lot 6 16,002 non-riparian 90' 157' 24.1% 30'/30' 10'/55' Lot 7 16,275 non-riparian 95' 154' 19.8% 30'/NA 10' Lot 8 16,298 non-riparian 92' 168' 20% 30'/30' 10'/55' BLOCK 2 Lot 1 40,956 riparian 120' 337' 5.6% 30'/75' 10' Lot 2 39,915 riparian 116' 290' 19% 30'/75' 10' Lot 3 59,791 riparian 123' 244' 11.3% 30'/75' 10 Outlot A 37,530 * The current plans reflect a “House Type A”. The plans must be revised to show “House Type B”. Hard surface coverage calculations include house pad, driveway, deck, patio and porch. Lotus Woods Subdivision Planning Case 07-09 May 15, 2007 Page 15 of 21 SUBDIVISION - FINDINGS 1. The proposed subdivision is consistent with the zoning ordinance; Finding: The subdivision meets all the requirements of the RSF, Residential Single Family District and the zoning ordinance. 2. The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; Finding: The proposed subdivision is consistent with the comprehensive plan and subdivision ordinance. 3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development; Finding: The proposed site is suitable for development subject to the conditions specified in this report 4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; Finding: The proposed subdivision is served by adequate urban infrastructure. 5. The proposed subdivision will not cause environmental damage; Finding: The proposed subdivision will not cause significant environmental damage subject to conditions of approval. The proposed subdivision contains adequate open areas to accommodate house pads. 6. The proposed subdivision will not conflict with easements of record. Finding: The proposed subdivision will not conflict with existing easements, but rather will expand and provide all necessary easements. 7. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a. Lack of adequate storm water drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer systems. Lotus Woods Subdivision Planning Case 07-09 May 15, 2007 Page 16 of 21 d. Lack of adequate off-site public improvements or support systems. Finding: The proposed subdivision will have access to public utilities and streets. VARIANCE VARIANCE-FINDINGS As part of this plat approval, a variance to allow a 50-foot wide right-of-way is requested. The City Council may approve the variance as part of the preliminary plat after they find the application complies with the following conditions: 1. The hardship is not a mere inconvenience. 2. The hardship is caused by the particular physical surroundings, shape or topographical conditions of the land. 3. The condition or conditions upon which the request is based are unique and not generally applicable to other property. 4. 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. Finding: The 50-foot wide right-of-way will minimize environmental impact on the site and allow the street to blend in with the surrounding neighborhood. RECOMMENDATION Staff recommends the Planning Commissionadopt the following motion: "TheChanhassenPlanning Commission recommends City Council approve the preliminary plat for Planning Case 07-09 for Lotus Woods Subdivision for 11 lots and 1 outlot with a variance to allow a 50-foot right-of-way as shown on the plans dated received May 4, 2007, prepared by Otto Associates, subject to the following conditions: 1.A wetland buffer 25 feet in width shall be maintained around all Manage 1 wetlands. All wetlands and wetland buffer areas shall be protected by silt fence during grading. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City’s wetland ordinance. The applicant shall install wetland buffer edge signs, under the direction of City staff, before construction begins and shall pay the City $20 per sign. Principal structures shall maintain a setback of at least 30 feet from the wetland buffer edge; accessory structures shall Lotus Woods Subdivision Planning Case 07-09 May 15, 2007 Page 17 of 21 maintain a setback of at least 15 feet from the wetland buffer edge. The wetland buffer and wetland buffer setback shall be shown on the plans. 2.The SWPPP shall be revised to address all items that are unchecked in the Carver SWCD “Stormwater Pollution Prevention Plan Checklist” attached to the April 11, 2007 letter to the City from the Carver SWCD. 3.Stable emergency overflows shall be provided for the proposed pond on site. The emergency overflows shall be clearly labeled on the plan and a detail shall be provided. 4.All riprap/fabric at the flared end section shall be installed within 24 hours of flared end section installation. 5.The ditch section west of Carver Beach Road that receives stormwater from the stormwater pond shall be stable prior to receiving discharge from the site. 6.Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Type of Slope Time (Maximum time an area can Steeper than 3:1 7 days remain open when the area 10:1 to 3:1 14 days is not actively being worked.) Flatter than 10:1 21 days These areas include constructed storm water management pond side slopes, and any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems that discharge to a surface water. 7.Manholes with two-foot sumps shall be installed as the last road-accessible structures prior to discharge into the stormwater pond. 8.Chanhassen Type 2, Heavy Duty silt fence shall be installed around all wetlands, streams, creeks, bluffs and ravines; Chanhassen Type 1 silt fence shall be used around the remaining areas. 10.A temporary sediment basin shall be constructed prior to disturbing upslope areas. The areas of temporary sediment basins shall be labeled on the plan. A temporary outlet structure (e.g., a perforated riser and rock cone) shall be provided for the pond; a detail shall be provided. 11.Inlet controls are needed for all inlets throughout the project and shall be installed within 24 hours of inlet installation prior to casting. Filter fabric held down by steel plates with 12 Lotus Woods Subdivision Planning Case 07-09 May 15, 2007 Page 18 of 21 inches of ¾-inch rock over each cover may be used. Once casting of inlets takes place, inlet controls shall be installed within 24 hours. Inlet protection shall be maintained on a regular basis. For all inlet protection devices, details shall be provided in the plan and in the SWPPP. 12.Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as needed. 13.At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $31,996.00. 14.The applicant shall apply for and obtain permits from the appropriate regulatory agencies (i.e., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency) and comply with their conditions of approval. 15.Applicant shall submit a landscaping plan showing 72 trees as replacement plantings. All trees shall be native species. Plan shall specify size, species, and locations. 16.All areas outside of grading limits shall be protected by tree preservation fencing. Fencing shall be installed prior to grading and excavation for homes on each lot. Any trees shown as preserved on plans dated revised on 5/1/2007 must be replaced at a rate of 2:1 diameter inches if removed. 17.No grading shall be allowed on Outlot A. 18.A minimum of two overstory trees shall be planted in the front yards of Lots 1-8, Block 1 19.All structures within the proposed right-of-way or within the required setback of Block 2 must be removed. 20.Building Official Conditions: a.A final grading plan and soils report must be submitted to the Inspections Division before building permits will be issued. b.Demolition permits must be obtained prior to demolishing any structures on the site. c.Retaining walls more than four feet high must be designed by a professional engineer and a building permit must be obtained prior to construction. d.Separate sewer and water services must be provided to each lot. e.Any existing wells and on-site sewage treatment systems on the site must be abandoned in accordance with State Law and City Code. Lotus Woods Subdivision Planning Case 07-09 May 15, 2007 Page 19 of 21 21.Fire Marshal conditions: a.A 10-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, shrubs, bushes, Xcel Energy, Qwest, cable TV and transformer boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters. b.Fire apparatus access roads and water supply for fire protection is required to be installed. Such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternate methods of protection are provided. c.No burning permits shall be issued for trees to be removed. Trees and shrubs must either be removed from site or chipped. d.Fire apparatus access roads shall be designed and maintained to support the imposed load of fire apparatus and shall be serviced so as to provide all-weather driving capabilities. Pursuant to Minnesota State Fire Code Section 503.2.3. e.Fire hydrant locations are acceptable. f.Proposed street name is acceptable. g.Temporary street signs shall be installed at street intersections once construction of the new roadway allows passage of vehicles. Pursuant to 2002 Minnesota Fire Code Section 501.4. 22.Outlot A shall be deeded to the City in lieu of payment of park dedication fees. 23.Revise Sheet 2 of 12 to show “House Type B” on Lots 5 and 6, Block 1. 24.The two accessory structures along Lotus Woods Drive must be removed before grading commences. A plan is needed to allow all the existing homeowners access to their properties until the completion of construction. The existing driveways west of Lotus Woods Drive will need to be removed upon completion of Lotus Woods Drive. 25.Rational method calculations and delineation are needed for the sizing of the storm sewer. Also, add the ordinary high water level of the wetland to the plans. 26.The outlet pipe to the on-site pond must be directionally drilled under Big Woods Boulevard and discharge into the ditch in Triple Crown Estates. 27.A revised grading plan will be needed to address the following issues: a.The lowest openings of houses must be three feet above the ordinary high water level or one foot above the emergency overflow. b.Lots 2 and 4, Block 1 elevations need to be revised if they are indeed walkouts. c.The slopes of the driveways on Lots 6 and 8, Block 1 appear to be more than the 10% maximum and need to be revised. d.Spot elevations must be shown at each proposed intersection to ensure the curb line has a .5% minimum slope. Lotus Woods Subdivision Planning Case 07-09 May 15, 2007 Page 20 of 21 e.Ground (i.e. non-paved) surface grades shall not be less than 2%. All emergency overflows must be shown on the plan. More contour labels are needed. Also, please turn off the tree layer so it is easier to read the grading plan. 28.An easement is required from the appropriate property owner for any off-site grading. A temporary construction easement will be needed for the installation of the manhole on Lot 1 of Big Woods on Lotus Lake. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes. 29.The existing retaining wall in the southwest corner of the site must be removed before or during construction of the pond. A building permit is required for all retaining walls four feet tall or higher and must be designed by a Structural Engineer registered in the State of Minnesota. 30.The watermain extension from Fox Hill Drive must be wet tapped. Due to the alignment of the watermain in Fox Hill Drive, it appears that this connection cannot be done under traffic. The watermain connection on Big Woods Boulevard shall connect to the provided stub and take place under traffic. The sanitary sewer connection on Big Woods Boulevard connecting to an existing stub shall be completed under traffic. 31.Actual elevations of existing utilities must be verified for accuracy. Proposed service connections along with connection details must be added to the plans. 32.Each new lot is subject to the sanitary sewer and water hookup charges. The 2007 trunk hookup charge is $1,669 for sanitary sewer and $4,485 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. 33.All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building permit issuance. Permits from the appropriate regulatory agencies will be required, including the MPCA, Dept. of Health, Carver County, and the Watershed District. 34.The sanitary sewer easement will need to be changed from 20 feet to 30 feet to ensure proper access for maintenance of this line. The actual location of the watermain and the easement must be shown to determine if the easement is sufficient. Lotus Woods Subdivision Planning Case 07-09 May 15, 2007 Page 21 of 21 35.The site distance for turning onto Fox Hill Drive must be verified. Upon project completion, the applicant shall submit a set of “as-built” plans signed by a professional civil engineer.” ATTACHMENTS 1.Findings of Fact. 2.Development Review Application. 3.Public Hearing Notice and Affidavit of Mailing. 4.Plans Dated May 4, 2007. g:\plan\2007 planning cases\07-09 lotus woods\staff report pc.doc 10/16/2006 12:07 7535823522 OTTO ASSOCIATES , PAGE 02 CITY OF CHANHASSEN 7700 Market Boulevard - P.O. Box 147 Chanhassen, MN 55317 - (952) 227-1100 Planning Case No. 0'7-09 CITY OF CHANHASSEN RECEIVED PLEASE; PRINT AP{;' nt Name and Address: L EfC?d 4?- '> (' 43<7'5' Y///!/;i.,n-t L~ V ~ UhrJ~d/Jj:l~ ~- s-s?t?;I Contact: ~ ~~ _ Pho~e:ZP.J-'I3~-OJ5st=ax:?)2 -"7Co - Llay: Emarl: ,l'(C"n /cq."..a,,-, (.V QCi/.. c~ _ Contact: 0(G?0 /~~ ~~Oa~r7;:~~~5}J::J:;~<J- ~o/ NOTE: Consultation with City staff is required prior to submittal, includIng review of development plans Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit (CUP) Vacation of R!ght-of-WaylEasements (VAC) / Variance (VAR) C <30 Interim Use PermIt (IUP) Non-conforming Use Permit Wetland Alteration Permit 0NAP) Planned Unit Development. Zoning Appeal Rezoning Zoning Ordinance Amendment Sign Permits Sign Plan Review V Notification Sign ~ (City to install and remove) x Escrow for Filing FeesfAttomey Costot* Site Plan Review (SPR)" - $50 CUP/SPRNACNARlWAPlMetes & Bounds QO - $450 Minor SUB V Subdivision. 75..5 -, TOTAL FEE $ 1135Q? rvJ b{ o.pph'C(~C {.. tLJOO +- (Fj' x. I':;; .:: ft?J5) -:::: -}?:is ~ c K:: .;l- S- An additional fee of $3.00 per address within the 'public hearing notification area will be Invoiced to the applicant prior to the public hearing. -Sixteen (16) full-size fold~ copies ofthe plans must be submitted, including an SY:z" X 11" reduced copy for each plan sheet along with a .diqltal CO~ in TIFF-Group 4 (*.tit) format. **Escrow will be required for other applications through the development contract. Bui/ding material samples must be submitted with site plan reviews. NOT!::: When multiple applications are precessed. the appropriate fee shall be charged for each application. # FROM COREGROUP & ASSOCIATES FAX NO. 9529422938 Oct. 31 2006 05:05PM P2 10/16/2eas 1~:a7 7536823522 aTm ASso::rATES I PAGE 93 PROJECT NAME: LOCATION: LEGAl. OescRIPTlON: S'e e TOTAlAOREAGE: WETLANDS ~ESENT: PRE;sEM" ZONING: RI!ClUESrno ZONING; PRESENT ~o use OESIGNATION: REQUEST'E'D LANe use DeSIGNAnON: REASON FOR Rr;QUEST: s: ; :r NO 1W4 ePl)6cation must be c:omp!eted In fuR and be ~ ot clearly printed and m b& QCCO!Tlj:lNlSec! by al 1i'Iformatol'l 8nd plans requlf'ed by ~[iab(e CIty ordlrmnee provlsfcns. 8e(~ filing tMl$;p ie:ltort. you !lPlould ccnftr Wfth the PlanT1i~9 ~ttc cletemil'll!l fKr ~ ortInanee Uld pttlc:ecluml requirements pl~ble to yeur IlPpI!emlQr1. A dete:Trri~ rJ1 ~mPeleneS$ (If te appSleat1cn shan tle rrgde wlthln 1S business d of ap;:lllca!lon submft1al. A wr!ttcft notlce of ~bb defic!enc:les shlall be malled to !he appliearrt withIn 15 bl.lslne$a . ct Ipplloetlon. This is to; CIl1ify Ihat r am maklng appltc:sllon for tI'I~ d~ aelfon by tie .cay llnd I am ~!)Onslblo for CM'1~ witt! aU CAy nlq!J/remllnts YAtI-r regard 10 this reqyd. This ~fiorl Should be pttX:eRed my n31'M and I am the pSll'ty Whom . the euv should <:gn1act mgardlng :t1rf rnatllfr pertell"linQ to rhb ~on. I have a ~od li1 ~ of proof Df cwnerohip (eilhercopyot OwrJQfs OQpliaato CertitiaaC= of'T'lh. Abs&8d CJf1itla or PUrchase ag ; r:It f am tOO aI.lfhortzerJ pergm to make thi:a e~li:!.Iti<ln and tl1t! fee owner has CII$o signed th~ applivatiOD. , win ~p ~I' InfCf'l'Tled of the cIttlIcflloos for ~ubrnisaion of rMteticl end the gleSS r:J this apflllc:;tron. I I'w1her U~d that addi~aniill f. m:1i bs i;Ilerged for QOnsufUng foo9, f'easlbflltj' $h/cfie . ete.. wftJ awl es61T11te PlIo:' fa :!Ill)' ;a~cl'izatjon tg prooe y. The docQ lilnd lnfonnston I have submi Ute Irue and ~t to "'c bS$t of myJcnowr~ '{>, t. r,.l:,~gJA~'7 ~~ Itft. WD5 7.0n/7.M fn1 ! . I SJaDlTOH ff JallJalI luuaa TOOt 0'06 ?gR YV,~ ~t:gt ~~t gnOZ/Tr/OT CITY OF CHANHASSEN AFFIDA VIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on April 27, 2007, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy of the attached notice of Postponement of Public Hearing for Lotus Woods - Planning Case 2007-09 to the persons named on attached Exhibit "A", by enclosing a copy of said 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 of such owners were those appearing as such by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate records. Subscribed and sworn to before me this 'S+ day of Mo__y , 2007. g....y-- I KIM T. MEUWISSEN I Notary Public-Minnesota My Commission Expires Jan 31, 2010 CITY OF CHANHASSEN PLANNING COMMISSION NOTICE OF RESCHEDULED PUBLIC HEARING Dear Property Owner: On April 19, 2007, the City of Chanhassen mailed a public hearing notice to you regarding the following proposal: . Request for subdivision (LOTUS WOODS) with variances on property zoned Residential Single Family located south of Fox Hill Drive, east of Carver Beach Road, north of Big Woods Drive, and west of Lotus Lake. Applicant: Paul Eidsness et al The public hearing has been RESCHEDULED for May 15. 2007 in the City Hall Council Chambers. The meeting will begin at 7:00 p.m. This hearing may not start until later in the evening, depending on the order of the agenda. If you have questions regarding this proposal, contact Sharmeen AI-Jaff at 952-227-1134 or by email: saliaff@cLchanhassen.mn.us, or visit the City's NEW projects web page at www.ci.chanhassen.mn.us/serv/plan/07-09.html CITY OF CHANHASSEN PLANNING COMMISSION NOTICE OF RESCHEDULED PUBLIC HEARING Dear Property Owner: On April 19, 2007, the City of Chanhassen mailed a public hearing notice to you regarding the following proposal: . Request for subdivision (LOTUS WOODS) with variances on property zoned Residential Single Family located south of Fox Hill Drive, east of Carver Beach Road, north of Big Woods Drive, and west of Lotus Lake. Applicant: Paul Eidsness et al The public hearing has been RESCHEDULED for May 15, 2007 in the City Hall Council Chambers. The meeting will begin at 7:00 p.m. This hearing may not start until later in the evening, depending on the order of the agenda. If you have questions regarding this proposal, contact Sharmeen AI-Jaff at 952-227-1134 or by email: saliaff@cLchanhassen.mn.us, or visit the City's NEW projects web page at www.ci.chanhassen.mn.us/serv/plan/07-09.html Lotus Lake Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation 01 records, inlormation and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used lor relerence purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used lor navigational, tracking or any other purpose requiring exacting measurement 01 distance or direction or precision in the depiction of geographic leatures. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes 9466.03, Subd. 21 (2000), and the user 01 this map acknowledges that the City shall not be liable lor any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harrness the City lrom any and all claims brought by User, its employees or agents, or third parties which arise out 01 the use~s access or use 01 data provided. Lotus Lake Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used lor reference purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error Iree, and the City does not represent that the GIS Data can be used lor navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction 01 geographic features. If errors or discrepancies are lound please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes 9466.03, Subd. 21 (2000), and the user 01 this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harrness the City from any and all claims brought by User, its employees or agents, or third parties which arise out of the use~s access or use of data provided. CHAD R & ROBIN E POINTER 6896 NAVAJO DR CHANHASSEN, MN 55317 -9571 DOUGLAS DSUMNER 699 CARVER BEACH RD PO BOX 2001 CHANHASSEN ,MN 55317 -2001 JAMES R JR & ELLEN J CRANSTON 695 CARVER BEACH RD CHANHASSEN, MN 55317 -2101 DANIEL L RADECKI 5808 80TH AVE N BROOKLYN PARK, MN 55443 -2105 TODD & KRISTIN JACKSON 621 BROKEN ARROW DR CHANHASSEN , MN 55317 -9569 ALLEN I & BARBARA S OLSON 9435 LIBBY LN EDEN PRAIRIE, MN 55347 -4280 RANDY SCHLUETER 580 FOX HILL DR CHANHASSEN, MN 55317 -9538 CRAIG J & ALL YSON L BENZ 620 FOX HILL DR CHANHASSEN, MN 55317 -9512 JAMES V & MARY L FRERICH 651 BROKEN ARROW DR CHANHASSEN , MN 553 I 7 -9569 DALE & PAMELA I STAHL 580 BIGHORN DR CHANHASSEN, MN 55317 -8805 RICHARD J & JUDITH L WILLIAMS 570 BIGHORN DR CHANHASSEN . MN 55317 -8805 FRANK P & BONNIE L FILKO 550 BIGHORN DR CHANHASSEN ,MN 55317 -8805 JOHN C & VICKJ L FRAZIER 610 BIGHORN DR CHANHASSEN. MN 55317 -8806 CURTIS C & JUDITH N QUlNER 725 PONDEROSA DR CHANHASSEN . MN 55317 -9419 JOHN D JR & LISA LENSEGRA V ETAL 6880 LOTUS TRL CHANHASSEN , MN 55317 -9559 MARK W & VALERIE NELSON 6890 NAVAJO DR CHANHASSEN. MN 55317 -9571 ERNEST F & MARY ANNE E PIVEC 5060 MEADVILLE ST EXCELSIOR. MN 55331 -8788 LANA L MATSON-GALVIN & JEFFREY D GALVIN 6893 NA V AlO DR CHANHASSEN. MN 55317 -9572 CRAIG & MARY E RHATIGAN 599 BROKEN ARROW DR CHANHASSEN, MN 55317 -9569 RICKJ LEE HALE & DEEANN W ALLENTlNE-HALE 600 FOX HILL DR CHANHASSEN, MN 55317 -9512 STEVEN C & SHARON LASH 356 CHIEF BOYD DR NE CASS LAKE, MN 56633 -3241 ROBERT IAN AMICK 581 FOX HILL DR CHANHASSEN, MN 55317 -9538 CONSTANCE M CERVILLA 650 CARVER BEACH RD CHANHASSEN. MN 55317 -2101 BRYAN & JENNIFER GRIMM 720 PREAKNESS LN CHANHASSEN, MN 55317 -9238 MATTHEW T & LISA A KOEPPEN 5410 GROVE ST EDINA, MN 55436 -2210 CURTIS W & NOELLE W SWENSON 597 BIG WOODS BLVD CHANHASSEN . MN 55317 -4504 CHRISTOPHER S CHARLSON & SHARIE L CHARLSON 581 BIG WOODS BLVD CHANHASSEN , MN 55317 -4504 RICHARD M GORRA 8201 STONE CREEK DR CHANHASSEN ,MN 55317 -7414 RICHARD ARTHUR SHEA 533 BIG WOODS BLVD CHANHASSEN , MN 55317 -4504 ROBERT C HUIBREGTSE & BETSY A SWEDLUND 565 BIG WOODS BLVD CHANHASSEN, MN 55317 -4504 JOHN H L ODOM JR BARBARA A F OooM 6390 PLEASANT VIEW CV CHANHASSEN. MN 55317 -9263 DAVID 0 & RACHEL A IGEL 501 BIG WOODS BLVD CHANHASSEN . MN 55317 -4504 DEAN R & DENISE T PRESTON 606 CARVER BEACH RD CHANHASSEN. MN 55317 -2101 ERIC V & NIKKI D TRUlLLO 600 BIGHORN DR CHANHASSEN. MN 55317 -8806 DAVID A & JULIANNE OLSON 590 BIGHORN DR CHANHASSEN. MN 55317 -8805 GEORGENE M SORENSEN 540 BIGHORN DR CHANHASSEN . MN 55317 -8805 CHARLES & ANNETTE BUENGER 520 BIGHORN DR CHANHASSEN . MN 55317 -8805 ZACHARY A & JENNIFER L HARRIS 1252 WILDWOOD PL CHASKA. MN 55318 -9734 DEAN T & SUSAN L STANTON 500 BIGHORN DR CHANHASSEN . MN 55317 -8805 PAULDGRAN 620 BIGHORN DR CHANHASSEN . MN 55317 -8806 KENNETH W & COLLEEN J VERMEER 730 PREAKNESS LN CHANHASSEN. MN 55317 -9238 PHILIP M HANSON 621 CARVER BEACH RD CHANHASSEN. MN 55317 -2101 CARVER BEACH PROPERTIES CIO ADRIAN JOHNSON 332 2ND ST EXCELSIOR. MN 55331 -1806 DELAHA YE ENTERPRISES LLC PO BOX 693 EXCELSIOR. MN 55331 -0693 JOSEPH T & JANICE S MORTON 6911 YUMA DR CHANHASSEN . MN 55317 -9560 JEFFREY L KLEINER 655 CARVER BEACH RD CHANHASSEN . MN 55317 -2101 GREG & MARIA LINDSLEY 500 BIG WOODS BLVD CHANHASSEN. MN 55317 -4504 ARMIN C & NANCY E DREISSIGER 560 BIGHORN DR CHANHASSEN. MN 55317 -8805 RICHARD & SANDRA MONSETH 530 BIGHORN DR CHANHASSEN. MN 55317 -8805 JON ALAN LANG 640 CARVER BEACH RD CHANHASSEN. MN 55317 -9428 PAUL T EIDSNESS & ANDREA S EIDSNESS 4395 TRILLIUM LN W MINNETRISTA. MN 55364 -7713 JOSEPH G III & BARBARA C BETZ 6940 LOTUS TRL CHANHASSEN. MN 55317 -9559 PATRICK T MCRAITH 6900 LOTUS TRL CHANHASSEN. MN 55317 -9559 MICHAEL ROWE 10912THST FARMINGTON. MN 55024 -8856 EXECUTIVE QUALITY HOMES INC 20741 320TH ST NEW PRAGUE. MN 56071 -4530 MICHAEL O'KELLY 2733 TYRONE LN MOUND. MN 55364 -1828 JEFFREY B & MARY V KING 6886 LOTUS TRL CHANHASSEN . MN 55317 -9559