CC Staff Report 10-22-07
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone: 952.227.1100
Fax: 952.227.1110
Building Inspections
Phone: 952,227.1180
Fax: 952.227.1190
Engineering
Phone: 952.227.1160
Fax: 952.227.1170
Finance
Phone: 952.227.1140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952,227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning &
Natural Resources
Phone: 952.227.1130
Fax: 952.227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Web Site
www.ci.chanhassen.mn.us
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MEMORANDUM
TO:
Todd Gerhardt, City Manager
FROM:
Sharmeen AI-Jaff, Senior Planner) ./ ,
October 22, 2007 ~
DATE:
SUBJ:
Lotus Woods Pinal Plat Approval, Paul Eidsness
Planning Case #07-09
PROPOSAL SUMMARY
The developer is requesting final plat approval with variances to subdivide 7.6 acres
into 11 single-family lots and 1 outlot with a Variance to allow a 50-foot wide street right-
of-way for Lotus Woods Subdivision.
ACTION REQUIRED
City Council approval requires a majority of City Council present.
BACKGROUND
On June 11,2007, the City Council adopted the following motion:
"The City Council approves 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 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.
This condition still applies.
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.
This condition has been amended to read "The applicant shall revise the
plans to address the conditions of Carver County Soil and
The City ot Chanhassen · A growing community with clean lakes, quality schools, a channing downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 2
Water District as follows: The applicant shall note on the plan and/or in the contract
that the contractor is responsible for the NPDES permit andwill need to have an
individual qualified to complete weekly and after 1f2 inch rainfall event, inspection
reports. A box will need to be placed on site for these specific documents. Also, a
diversion will need to be installed to take storm water during construction to the
sediment pond."
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.
This condition still applies.
4. All riprap/fabric at the flared end section shall be installed within 24 hours of flared end
section installation.
This condition still applies.
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.
This condition still applies.
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
Steeper than 3: 1
10:1 to 3:1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
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.
This condition still applies.
7. Manholes with two-foot sumps shall be installed as the last road-accessible structures prior to
discharge into the storm water pond.
This condition still applies.
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.
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 3
This condition still applies.
9. 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.
This condition still applies.
10. 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
inches of %-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.
This condition still applies.
11. Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as needed.
This condition still applies.
12. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $31,996.00.
This condition has been amended to read "The total SWMP fee, due payable to the City
at the time of final plat recording, is $31,996.00. This fee was calculated assuming that the
developer will install a storm water pond and an outlet structure allowing a credit of
$2,500. Should expansion of the regional pond occur prior to construction of the proposed
on-site pond, the fee will be increased to $34,496."
13. 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.
This condition still applies.
14. 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.
This condition has been amended. A landscape plan was submitted and shows 72 trees
to be planted on the lots with the species and sizes in accordance with city ordinances.
Staff is concerned that some of the lots place an unreasonable obligation of tree planting
upon lot owners. Lot 4 requires 18 trees to be planted. Lot 6 requires 13 trees. Lots 7
and 5 require 9 and 10 trees respectively. The amended condition will read "Applicant
shall submit a landscaping plan showing 72 trees as replacement plantings. All trees
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 4
shall be native species. Plan shall specify size, species, and locations. The applicant
shall work with staff to re-distribute the quantity of trees on each lot or reduce the total
number of trees to be planted by donating the value of the non-planted trees to the city
tree planting fund."
15. 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.
This condition still applies.
16. No grading shall be allowed on Outlot A.
This condition still applies.
17. A minimum of two overstory trees shall be planted in the front yards of Lots 1-8, Block 1
This condition still applies.
18. All structures within the proposed right-of-way or within the required setback of Block 2
must be removed.
This condition still applies.
19. 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.
This condition still applies.
20. Fire Marshal conditions:
a. A lO-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.
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 5
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.
This condition still applies.
21. Outlot A shall be deeded to the City in lieu of payment of park dedication fees.
This condition still applies.
22. Revise Sheet 2 of 12 to show "House Type C" on Lots 5 and 6, Block 1.
This condition has been modified to read "Revise Sheet 2 of 16 to show "House Type C"
on Lot 1, Block I."
23. 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.
This condition has been modified to read "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. Building permits will not be issued
until the driveways west of Lotus Woods Drive are removed."
24. 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.
This condition has been partially met. The modified condition states "A rational
method drainage map needs to be submitted along with revised calculations showing
the two additional drainage structures."
25. 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.
This condition has been modified to read "The pond outlet needs to be revised. The
City is working on a feasibility study for the expansion of the regional pond in Triple
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 6
Crown Estates. If the City determines that the regional pond can be altered to
accommodate the runoff from the Lotus Woods Development, the storm sewer that
discharges into the proposed pond in Lotus Woods should be revised to enter the
regional pond. If the storm sewer is revised to drain into the regional pond, the pond in
Lotus Woods development would be filled. Revise the storm sewer so that it can outlet
to the ditch in Triple Crown Estates now, but can be re-routed to the pond in Triple
Crown Estates if the feasibility study determines that the Triple Crown Estates Pond
can be revised to have sufficient capacity. Revise drainage calculations if the outlet
changes alter the calculations.
26. 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.
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.
This condition still applies.
27. 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.
This condition still applies.
28. The existing retaining wall in the southwest comer 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.
This condition still applies.
29. 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.
This condition still applies.
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 7
30. Actual elevations of existing utilities must be verified for accuracy. Proposed service
connections along with connection details must be added to the plans.
This condition has been modified to read "Sewer and water services for Lots 7 and 8
were provided with Project 75-04. Revise plans to show connections to these services."
31. 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.
This condition still applies.
32. 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.
This condition still applies.
33. 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.
This condition still applies.
34. 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.
This condition has been modified to read "The site distance for turning onto Fox Hill
Drive must be verified. A speed warning sign shall be installed by the developer on Fox
Hill Drive based on the calculations of the sight distance by his engineer. Upon project
completion, the applicant shall submit a set of "as-built" plans signed by a professional
civil engineer."
35. Sheets 2 through 12 shall be revised to reflect the adjusted property lines.
This condition has been met. All the lines have been adjusted on the final plat and
construction plans.
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 8
36. The applicant shall work with staff to realign the street connection to Fox Hill."
This condition has been met. The applicant shifted the street connection 27 feet to the
west."
FINAL 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 24,633 square feet with a resulting gross density of 1.4 units per acre and a net
density of 1.6 units 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 parkland area.
It will be dedicated to the City.
Staff conducted a hard surface coverage analysis for each proposed lot. Current plans (Sheet 2 of
16) show "House Type A" on Lot 1, Block 1. Based on hard surface coverage analysis, the house
type on Lot 1, Block 1, must be modified from "House Type A" to "House Type e".
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 attempts to preserve groups of trees in rear and side yards where
possible.
We are recommending that the subdivision be approved with conditions outlined in the staff report.
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.
Wetland setback requirements will be applied at the time that building permits are submitted.
The building plans must meet these requirements. City ordinance requires a minimum 25-foot
wetland buffer and a minimum 3D-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.
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.
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 9
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 are shown on
the plans.
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
Stonn 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
Steeper than 3: 1
10: 1 to 3: 1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 10
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.
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 o/.!-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.
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 11
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 7.97 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 there 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 has been provided for the sizing of the storm sewer, but
a delineated map is needed to relate the calculations to the project.
Current conditions do not permit the drainage from the Lotus Woods Development to enter the
regional pond in Triple Crown Estates (west of Carver Beach Road) because the Triple Crown
Estates pond is not sized for the additional stormwater. The developer has proposed an on-site
pond that discharges to the roadside ditch along the west side of Carver Beach Road. This
solution is acceptable, though not optimal.
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 efficiencies and minimizes future maintenance needs. The use of a regional
pond for treatment of stormwater for this development could also free up land and potentially
improve the developer's ability to preserve trees and minimize retaining walls. The City and the
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 12
developer will need to work together when the results of the regional pond study become
available to discuss the results and any potential changes to the plan.
Grading for the project is proposed to be completed in steps. The developer is proposing to
grade the road and the pond. This would require each individual home owner or builder to grade
the lots. An advantage to this scenario is the possibility of saving trees. One of the short falls is
that some lots depend on other lots to be graded for drainage purposes. Any lot that depends on
the grading of another lot must be completed by the developer. If the developer grades the lots
that depend on the other lots for drainage, then the individual lots can be constructed in any
sequence.
The grading plan will need to be revised. Lots 2 and 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 Lots 6 and 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.
The lowest openings of houses must be 3' above the H.W.L. or l' 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:
Location Length Maximum Height
(approximate) (approximate)
Lot 7, Block 1 - This retaining wall has two
tiers.
151 tier 160 feet 4 feet
2nd tier (Total elevation difference from top to
bottom) = 10 feet (8 for wall and 2 feet of 120 feet 4 feet
ground)
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 13
There is an existing retaining wall in the southwest comer of the site. This wall will be removed
before the construction of the pond.
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 LF. 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 Lotus Woods Drive. A
sanitary 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. 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.
Lateral charges for sanitary sewer and water have been paid. 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.
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
a preconstruction meeting before building permit issuance. Permits from the appropriate
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 14
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 a 20' easement that needs to be revised to 30' 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' front drainage and utility easement and 5' 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' along Carver Beach Road, 10' along Fox Hill Drive
up to Lotus Woods Drive, and 5' along Fox Hill Drive from Lotus Woods Drive to Lotus Trail.
The reason for changing the width to only 5' 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' back-to-back road with a 50' 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.
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
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 15
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.
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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
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.
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Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 16
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. Staff recommended
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.
Staffs request of the applicant was to maximize the size of the undisturbed area oftree preservation
on the comer. 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.
As drawn, Outlot A currently contains
37,530 square feet with 8,050 ofthat
being wetland. Wetlands are not
accepted as parkland dedication. The
wetland also has a buffer that does not
count towards the total area of park
dedication.
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TREE PRESERV A TIONILANDSCAPING
Tree canopy coverage and preservation calculations for the Lotus Woods development are as
follows:
Total upland area (excluding wetlands/parkland)
Total canopy area (exclnding wetlands/parkland)
Baseline canopy coverage
Minimum canopy coverage allowed
Proposed tree preservation
6.7 ac or 293,526 SF
5.4 ac or 234,634 SF
80%
55% or 161,439 ac.
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.
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 17
Difference in canopy coverage
Multiplier
Total replacement
Total number of trees to be planted
66,071 SF
1.2
79,285 SF
72 trees
A replacement planting plan must be submitted to the City for approval. Included in the plan
sha1l be location, species and size of replacements. A1l replacements must meet minimum size
requirements.
A landscape plan was submitted and shows 72 trees to be planted on the lots with the species and
sizes in accordance with city ordinances. Staff is concerned that some of the lots place an
unreasonable obligation of tree planting upon lot owners. Lot 4 requires 18 trees to be planted.
Lot 6 requires 13 trees. Lots 7 and 5 require 9 and 10 trees respectively. Staff recommends that
the applicant re-distribute the quantity of trees on each lot or reduce the total number of trees to
be planted by donating the value of the non-planted trees to the city tree planting fund.
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 Maximum Home
Area Width Depth Surface Site Setback
Coverage Coverage
Ordinance 15,000 90' 125' 25% 30' front/rear
non-npanan 10' sides
20,000 75' Lake
npanan 55'(30' Wetland + 25'
Buffer)
Lot Lot Lot Hard Maximum Home
Area Width Depth Surface Site Setback
Coverage Coverage
BLOCK 1
Lot 1 15,005 116 147.38 20.6%* 3,751 30'INA
non-npanan 10'/55'
Lot 2
15,070
non-npanan
93.9
182.2
23.6%
3,768
30'/30'
10'/55'
Lot 3
16,412
90.29
207
19.96
4,103
30'/30'
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 18
non-npanan
10'/55'
Lot 4
17,689
non-npanan
119.07'
4,422
143.3 20.92%
Lot 5
15,320
non-npanan
151.53 20.23%
3,830
104'
Lot 6
16,002
non-npanan
157' 19.37%
4,000
90'
Lot 7
16,275
non-npanan
154' 19.8%
4,068
95'
Lot 8
16,298
non-npanan
168' 20%
4,074
92'
BLOCK 2
Lot 1
338.93' 5.6%
10,239
Outlot A
43,168
npanan
39,937
npanan
59,791
npanan
37,530
14,947
123.98'
116'
290' 19%
9,978
Lot 2
123'
244' 11.3%
Lot 3
30'/NA
10'
30'/30'
10'/55'
30'/30'
10'/55'
30'/NA
10'
30'/30'
10'/55'
30'/75'
10'
30'/75'
10'
30'/75'
10
The current plans reflect a "House Type A". The plans must be revised to show "House
Type C". Hard surface coverage calculations include house pad, driveway, deck, patio
and porch.
*
RECOMMENDA TION
Staff recommends that the City Council adopt the following motion:
"The City Council grants final plat approval with a variance for a 50 foot right-of-way for Lotus
Woods - Planning Case #07-09 for 11 lots and 1 outlot as shown on the plans recei ved September
2, 2007 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
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.
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 19
2. The applicant shall revise the plans to address the conditions of Carver County Soil and
Water District as follows: The applicant shall note on the plan and/or in the contract that the
contractor is responsible for the NPDES permit and will need to have an individual qualified
to complete weekly and after Y2 inch rainfall event, inspection reports. A box will need to be
placed on site for these specific documents. Also, a diversion will need to be installed to take
storm water during construction to the sediment pond.
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
Steeper than 3: 1
10:1 to 3:1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
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.
9. 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.
10. 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
inches of %-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.
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 20
11. Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as needed.
12. The total SWMP fee, due payable to the City at the time of final plat recording, is $31,996.00.
This fee was calculated assuming that the developer will install a storm water pond and an
outlet structure allowing a credit of $2,500. Should expansion of the regional pond occur prior
to construction of the proposed on-site pond, the fee will be increased to $34,496.
13. 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.
14. 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. The applicant
shall work with staff to re-distribute the quantity of trees on each lot or reduce the total
number of trees to be planted by donating the value of the non-planted trees to the city tree
planting fund.
15. 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.
16. No grading shall be allowed on Outlot A.
17. A minimum of two overstory trees shall be planted in the front yards of Lots 1-8, Block 1
18. All structures within the proposed right-of-way or within the required setback of Block 2
must be removed.
19. 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.
20. Fire Marshal conditions:
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 21
a. A lO-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.
21. Outlot A shall be deeded to the City in lieu of payment of park dedication fees.
22. Revise Sheet 2 of 16 to show "House Type C" on Lot 1, Block 1.
23. 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. Building permits will not
be issued until the driveways west of Lotus Woods Drive are removed.
24. A rational method drainage map needs to be submitted along with revised calculations
showing the two additional drainage structures.
25. The pond outlet needs to be revised. The City is working on a feasibility study for the
expansion of the regional pond in Triple Crown Estates. If the City determines that the
regional pond can be altered to accommodate the runoff from the Lotus Woods
Development, the storm sewer that discharges into the proposed pond in Lotus Woods should
be revised to enter the regional pond. If the storm sewer is revised to drain into the regional
pond, the pond in Lotus Woods development would be filled. Revise the storm sewer so that
it can outlet to the ditch in Triple Crown Estates now, but can be re-routed to the pond in
Triple Crown Estates if the feasibility study determines that the Triple Crown Estates Pond
can be revised to have sufficient capacity. Revise drainage calculations if the outlet changes
alter the calculations.
26. 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.
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 22
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.
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.
27. 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.
28. The existing retaining wall in the southwest comer 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.
29. 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.
30. Sewer and water services for Lots 7 and 8 were provided with Project 75-04. Revise plans to
show connections to these services."
31. 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.
32. 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.
33. 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.
Todd Gerhardt
Lotus Woods Final Plat - Planning Case 07-09
October 22, 2007
Page 23
34. The site distance for turning onto Fox Hill Drive must be verified. A speed warning sign
shall be installed by the developer on Fox Hill Drive based on the calculations of the sight
distance by his engineer. Upon project completion, the applicant shall submit a set of "as-
built" plans signed by a professional civil engineer.
35. Any lot that depends on the grading of another lot for proper drainage must be graded by the
developer during road construction. This will allow each lot to be built at any time without
the need to sequence. The tree preservation fence must be installed by the developer and
remain until the completion of the house.
36. Provide a set of catch basins to be installed between Lots 3 and 4.
37. Provide drain tile connections to Lots 3,4,5,6, and 7 per section 18-40.4 of the Chanhassen
City Code.
38. Show wetland buffer setback on the grading plan.
39. The proposed street name must be approved by the Chanhassen Fire Marshal.
40. Construction plans must be signed by a professional engineer licensed in the State of
Minnesota."
ATTACHMENTS
1. Final Plat and Construction Plans received September 2,2007.
g:\plan\2007 planning cases\07-09 lotus woods\final plat.doc
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