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PC Staff Report 5-21-19PLANNING COMMISSION STAFF REPORT Tuesday, May 21, 2019 Subject Consider Subdivision of 1.17 Acres into Two SingleFamily Lots with Variances for Property Located at the NE Intersection of Carver Beach Road and Big Woods Boulevard Section PUBLIC HEARINGS Item No: C.2. Prepared By Sharmeen AlJaff, Senior Planner File No: PC 201706 PROPOSED MOTION: "The Chanhassen Planning Commission recommends approval of the preliminary plat to subdivide 1.17 acres into two lots and a variance to allow a 50foot public rightofway (ROW) as shown in plans stamped "Received April 22, 2019," subject to the conditions of approval, and adopts the Findings of Fact and Recommendation." SUMMARY OF REQUEST Subdivision of 1.17 acres into two lots and a variance to allow a 50foot rightofway. APPLICANT Paul T. Eidsness, 1217 Cape Coral Parkway East #346, Cape Coral, FL 33904 SITE INFORMATION PRESENT ZONING: Single Family Residential District, RSF LAND USE:Residential Low Density (1.2 – 4.0 units/net acre) ACREAGE: 1.17 acres DENSITY: 2 units per acre APPLICATION REGULATIONS Chapter 18, Subdivisions Sec. 1822. Variances Sec. 1857. Streets (a) Sec. 1860. Lots(f) Chapter 20, Article XII, RSF District BACKGROUND PLANNING COMMISSION STAFFREPORTTuesday, May 21, 2019SubjectConsider Subdivision of 1.17 Acres into Two SingleFamily Lots with Variances for PropertyLocated at the NE Intersection of Carver Beach Road and Big Woods BoulevardSectionPUBLIC HEARINGS Item No: C.2.Prepared By Sharmeen AlJaff, Senior Planner File No: PC 201706PROPOSED MOTION:"The Chanhassen Planning Commission recommends approval of the preliminary plat to subdivide 1.17 acres into twolots and a variance to allow a 50foot public rightofway (ROW) as shown in plans stamped "Received April 22, 2019,"subject to the conditions of approval, and adopts the Findings of Fact and Recommendation."SUMMARY OF REQUESTSubdivision of 1.17 acres into two lots and a variance to allow a 50foot rightofway.APPLICANTPaul T. Eidsness, 1217 Cape Coral Parkway East #346, Cape Coral, FL 33904SITE INFORMATIONPRESENT ZONING: Single Family Residential District, RSFLAND USE:Residential Low Density (1.2 – 4.0 units/net acre)ACREAGE: 1.17 acres DENSITY: 2 units per acre APPLICATION REGULATIONSChapter 18, SubdivisionsSec. 1822. VariancesSec. 1857. Streets (a) Sec. 1860. Lots(f)Chapter 20, Article XII, RSF District BACKGROUND On January 23, 2006, the City Council approved a metes and bounds subdivision (#0602) of 2.18 acres into two lots, as shown on plans stamped “Received January 5, 2006,” subject to conditions. The parcel along the east contains a singlefamily home. The remaining 1.17 acres of vacant land is being proposed to be divided into two lots. RECOMMENDATION The Chanhassen Planning Commission recommends approval of the preliminary plat to subdivide 1.17 acres into two lots and a variance to allow a 50foot public rightofway (ROW) as shown in plans stamped "Received April 22, 2019," subject to the conditions of approval, and adopts the Findings of Fact and Recommendation.” ATTACHMENTS: Staff Report Findings of Fact Development Review Application Preliminary Plat Sheets stamped “Received April 22, 2019” Public Hearing Notice Affidavit of Mailing CITY OF CHANHASSEN PC DATE: May 21, 2019 CC DATE: June 10, 2019 REVIEW DEADLINE: Waived CASE #: 2017-06 BY: SJ, EH, TH, RC, JS SUMMARY OF REQUEST: Subdivision of 1.17 acres into two lots and a variance to allow a 50-foot ROW. LOCATION: Northeast intersection of Big Woods Boulevard and Carver Beach Road. APPLICANT: Paul T. Eidsness 1217 Cape Coral Parkway East #346 Cape Coral, FL 33904 paul@eidsnesslaw.com 952-473-1926 PRESENT ZONING: Single Family Residential District, RSF 2030 LAND USE PLAN: Residential Low Density (1.2 – 4.0 units/net acre) ACREAGE: 1.17 acres DENSITY: 2 units per acre 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 Ordinances for variances. 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. Notice of this public hearing has been mailed to all property owners within 500 feet. PROPOSED MOTION: “The Chanhassen Planning Commission recommends approval of the preliminary plat to subdivide 1.17 acres into two lots and a variance to allow a 50-foot public right-of-way (ROW) as shown in plans stamped, Received April 22, 2019, subject to the conditions of approval and adopts the findings of fact and decision recommendation.” Planning Commission Lotus Woods May 21, 2019 Page 2 of 12 APPLICABLE REGULATIONS Chapter 18, Subdivisions Sec. 18-22. - Variances Sec. 18-57. - Streets (a) Sec. 18-60. - Lots(f) Chapter 20, Article XII, RSF District PROPOSAL/SUMMARY The applicant is requesting to subdivide 1.17 acres into two lots for single-family detached housing. The property is located at the northeast intersection of Big Woods Boulevard and Carver Beach Road. Access to the site is proposed via Carver Beach Road and a driveway off of Big Woods Boulevard. Sewer and water is available to the site. The property is zoned Single Family Residential, RSF. BACKGROUND On January 23, 2006, the City Council approved a metes and bounds subdivision (#06-02) of 2.18 acres into two lots, as shown on plans stamped “Received January 5, 2006”, subject to conditions. The parcel along the east, contained a single-family home. The remaining 1.17 acres of vacant land is being proposed to be divided into two lots. Navaj o DrCar ver Beach RoadPonderosa Drive B r o k e n A r r o w D rLotus Tr ail Lotus Trail Canterbury Circle DerbyDriveB e lm o n t L a n e rtConestog a TrailBighorn D riveFr ontier Trail KiowaShadowmer eBighorn D riveYuma DriveRingo DriveYuma Dri veImperial D r Ponde rosa Drive Preakness Lane Wood Hill Dr Big Woods Blvd F o x H i l l D r Subject Property Meadow Green Park Carver Beach Park Lotus Lake Planning Commission Lotus Woods May 21, 2019 Page 3 of 12 SUBDIVISION The applicant is proposing to subdivide 1.17 acres into two lots. The lots are proposed to be served via Carver Beach Road and a driveway connecting to Big Woods Boulevard. The applicant is proposing to dedicate the ROW for the future extension of the street east of the subject site and the existing Carver Beach Road. There is a variance attached to the application that deals with the width of the ROW. This variance will be discussed in detail later in the report. All of the proposed lots meet the minimum area, width and depth requirements of the Zoning Ordinance. Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the Zoning Ordinance. EASEMENTS The applicant is proposing the dedication of drainage and utility easements (D&U) for the subdivision that meet Sec. 18-76. of city ordinance. Dedications of easements that are more than the typical D&U widths are found on the north side of Lots 1 and 2, and on the south side of Lots 1 and 2. On the north side of the two lots, the D&U has been located five feet south of an existing shared driveway, rather than five feet from the property line, creating a wider D&U than the required 5-foot minimum (ranging from 8-13 feet in width). The existing driveway, which the D&U is measured from, provides access to abutting properties, and due to previously recorded access agreements, must remain in place at this time. On the south side of the two lots, Planning Commission Lotus Woods May 21, 2019 Page 4 of 12 the D&U has been platted at varying widths. At their maximums, the D&Us reach a total width of 21 feet and 35 feet on Lots 1 and 2, respectively, and at a minimum, maintains a 10-foot width. These widths are necessary to accommodate the installation and maintenance of potential future stormwater improvements. EXISTING-CONDITIONS SURVEY The applicant did not provide an existing-conditions survey. Prior to the recording of the final plat, the applicant shall submit an ALTA survey illustrating the existing conditions of the subdivision including all existing easements on, and abutting, the property to be developed. GRADING/DRAINAGE The applicant is proposing to grade the west side of Lot 1 and the east side of Lot 2 in order to accommodate the construction of one new home on each of the lots. While only a few drainage arrows were illustrated on the grading plan, the proposed grading on Lot 1 appears to route stormwater runoff away from the proposed building, while the proposed grading on Lot 2 appears to not adequately route stormwater runoff away from the building, particularly on the north side. The applicant shall add drainage arrows to the grading plan to illustrate the route drainage will take around the buildings for review and approval by the city prior to grading. If drainage does not route stormwater away from the new homes, an updated grading plan will be required for review and approval by the city prior to grading. Due to the close proximity of the proposed new homes on Lots 1 and 2 to the existing driveway, which provides access to abutting properties (630 & 640 Carver Beach Road), the applicant will be required to provide an exhibit demonstrating how snow removal operations from the existing drive will be performed without conflict or nuisance to the proposed subdivision prior to recording of final plat. One approach may be the use of a privacy fence on Lots 1 and 2, north of the proposed buildings, outside the D&U easement. This would ensure that snow storage is not placed directly adjacent to the proposed homes, which would cause drainage issues during periods of snowmelt. The applicant has proposed grading on private property located east of “Lotus Woods Drive” (630 Carver Beach Road). Grading on adjacent properties requires a temporary construction easement be recorded. A copy of the executed construction easement shall be provided to the city prior to grading. EROSION PREVENTION AND SEDIMENT CONTROL The applicant has prepared and submitted a preliminary erosion and sediment control plan for the grading of Lots 1 and 2. The proposed total ground disturbance will exceed 5,000 square feet but is less than 1 acre, thus a NPDES permit is not required and all erosion control measures shall meet Sec. 19-145 of the city ordinances. Erosion control measures shall be reviewed and approved concurrently upon building permit submittals for Lots 1 and 2. Planning Commission Lotus Woods May 21, 2019 Page 5 of 12 RETAINING WALLS Three retaining walls have been proposed with the subdivision: two are on Lot 1 and one is on Lot 2. Top of wall (TW) and bottom of wall (BW) elevations have not been provided for the proposed retaining walls. Updated plans illustrating TW and BW elevations shall be provided prior to grading. Any retaining walls located in D&U easements will require an encroachment agreement. All retaining walls over four feet in height shall be constructed in accordance with plans prepared by a registered engineer or landscape architect. All walls shall be constructed of a durable material (smooth face concrete/poured in place, masonry/mortared, railroad ties and timber are prohibited). STREETS The subdivision abuts Carver Beach Road to the west and Big Woods Boulevard to the south. The applicant will be required to dedicate 50 feet of ROW to the east abutting Lot 2, as shown on the preliminary plat as “Lotus Woods Drive”. While a 60-foot public ROW is standard for residential street sections, a 50-foot ROW is sufficient to construct a 28-foot back-to-back street section, providing consistency with the Big Woods Development off Big Woods Boulevard and the surrounding area. This ROW will be extended when future development of the area to the north occurs. Construction of the street will occur when the property to the north of Lotus Woods Subdivision is developed, or when the city determines it is appropriate to construct the street, whichever occurs first. The developer will be required to put into escrow the cost for construction of the future street “Lotus Woods Drive” abutting Lot 2, which includes the cost of removing the temporary driveway (discussed below). This cost will be determined by the developer for review by the city prior to recording of final plat. If the escrow amount collected is not sufficient to pay for the Planning Commission Lotus Woods May 21, 2019 Page 6 of 12 future street construction abutting Lot 2, the difference shall be paid by the future developer of the subdivision to the north. Access to Lot 2 has been proposed via a driveway over and through the future public ROW “Lotus Woods Drive”. This approach is acceptable to city staff, as it allows access to Lot 2 via a temporary driveway through the public ROW until such time that a public street is constructed. The driveway elevations and grades shall align with the future street improvement of “Lotus Woods Drive” so that future construction of the street will not create adverse grades (a driveway grade greater than 10% or a street grade greater than 7%). A detail showing conformity of potential future street grades and proposed driveway grades, with elevations, shall be submitted with updated plans prior to grading. Also, a sign approved by the city shall be placed in the ROW at the corner of “Lotus Woods Drive” and Big Woods Boulevard, i.e. near the driveway entrance of Lot 2, indicating a future street will be constructed. Lastly, because this is a private driveway located in a public ROW, the homeowner will be responsible for snow removal of the driveway up to Big Woods Boulevard. SANITARY SEWER AND WATER MAIN Based on the city’s as-built information, there currently is access to existing sanitary sewer and water service from Carver Beach Road for Lot 1 and Big Woods Boulevard for Lot 2. Within Carver Beach Road is an 8” PVC sanitary sewer line and a 6” DIP water line, and within Big Woods Boulevard is an 8” PVC sanitary sewer line and 8” PVC water line. All utilities are adequate to service the subdivision. The applicant has not provided in their submittal, connection methodologies or proposed locations of service laterals for either water or sanitary services for Lot 1. Updated plans illustrating the location and connection methodologies will be required prior to recording of final plat. From as-built information on Carver Beach Road, it appears there was water and sanitary laterals stubbed to the property near Lot 1 in 1975. If these services are currently in use by an existing property, the developer will be required to relocate those services in order to avoid having private service lines running through the proposed subdivision. If these services are not in use, the developer will be required to field verify their locations and serviceability prior to connecting services to the laterals. The applicant is proposing to extend the public sanitary and water main from Big Woods Boulevard north, through the newly created public ROW “Lotus Woods Drive”, approximately 80 feet. Water and sewer service laterals to Lot 2 will be extended from these newly installed mains within “Lotus Woods Drive.” From the submitted plans, the applicant is proposing to install a gate valve at the end of the newly constructed water main. Instead, a fire hydrant will be required on the end of the water main extension in order to flush and maintain the newly created dead-end system. The applicant shall provide an estimate of cost for these proposed public utility improvements prior to the recording of the final plat. Planning Commission Lotus Woods May 21, 2019 Page 7 of 12 All newly constructed public utilities shall adhere to the city’s Standard Specifications and Detail Plates. Review and approval of all construction plans shall be completed prior to issuance of building and/or grading permits. All required permits from the appropriate regulatory agencies shall be required prior to construction, including but not limited to the Minnesota Pollution Control Agency, the Department of Health, and the City of Chanhassen. STORMWATER MANAGEMENT The applicant is proposing a subdivision of land governed by Chapter 18. This chapter specifies that an existing and proposed drainage plan shall be provided which illustrates the pre-existing and proposed direction and rate of runoff to pubic stormwater infrastructure. Article VII, Chapter 19 of city code describes the required stormwater management development standards. The proposed development must provide plans to meet the applicable requirements of Chapter 19 and the stormwater management requirements for Riley Purgatory Bluff Creek Watershed District. Stormwater Utility Connection Charges Section 4-30 of City Code sets out the fees associated with surface water management (SWMP). A water quality and water quantity fee are collected with a subdivision. These fees are based on land use type and are intended to reflect the fact that the more intense the development type, the greater the degradation of surface water. This fee will be applied to the new lots of record being created. It is calculated as shown in the table below for the current rate in force for 2019: SURFACE WATER DEVELOPMENT FEE AREA PER ACRE FEE ACRES FEE GROSS AREA $8,320 1.04 $ 8,652.80 NET AREA 1.04 $ 8,652.80 The applicant shall pay the SWMP fee at the rate in force at the time of final plat approval. ASSESSMENTS Water and sewer partial hookups are due at the time of final plat, and there are no outstanding assessments for water and sewer main installation. The partial hookup fees will be assessed at the rate in effect at that time. The remaining partial hookups fees are due with the building permit. For 2019 rates, the partial hookup fees are: a) A portion of the water hook-up charge: $2,311.00/unit b) A portion of the sanitary sewer hook-up charge: $691.00/unit The remaining partial hookups fees are due with the building permit. The remaining fees for 2019 are: Planning Commission Lotus Woods May 21, 2019 Page 8 of 12 a) The remaining portion of the water hook-up charge: $5,393.00/unit b) A portion of the sanitary sewer hook-up charge: $1,611.00/unit FEES Based on the proposal, the following fees will be collected with the development contract: a) Administration Fee: The improvements are less than $500,000, thus 3% of the improvement costs. b) Surface Water Management Fee: $8,652.80 c) A portion of the water hook-up charge: $2,311/unit d) A portion of the sanitary sewer hook-up charge: $691/unit e) Park Dedication Fee: $5,800/dwelling f) GIS Fees: $25 for the plat plus $10 per parcel LANDSCAPING AND TREE PRESERVATION The applicant for the Lotus Woods property development has submitted tree canopy coverage and preservation calculations. They are as follows: Total upland area (excluding wetlands) 1.17 ac. or 50,965 SF Baseline canopy coverage 75% or 38,546 SF Minimum canopy coverage required 46% or 23,443 SF Proposed tree preservation 29% or 14,980 SF. The developer does not meet minimum canopy coverage for the site; therefore the applicant must bring the canopy coverage on site up to the 46% minimum. The difference between the required coverage and the remaining coverage is multiplied by 1.2 for total area to be replaced. One tree is valued at 1,089 SF. Minimum required 23,443 Less canopy preserved 14,980 Minimum canopy coverage to be replaced 8,463 SF Multiplied by 1.2 10,155 Divided by 1089 =Total number of trees to be planted 9 trees The applicant has proposed a total of 11 trees. The development does not have any buffer yards required. The existing parcel is a high quality woodland typical of the Big Woods, a type of forest dominated by sugar maple and basswood. To preserve the existing woods and retain the wooded feel of the neighborhood, staff recommends Conservation Easements in the rear of each yard. Planning Commission Lotus Woods May 21, 2019 Page 9 of 12 COMPREHENSIVE PARK PLAN The city’s comprehensive park plan calls for a neighborhood park to be located within one-half mile of every residence in the city. The proposed Lotus Woods subdivision is located within the Carver Beach Park neighborhood park service area. Carver Beach Park features the following amenities: swimming beach, playground, fishing pier, trails and parking area. Carver Beach Park Planning Commission Lotus Woods May 21, 2019 Page 10 of 12 COMPLIANCE TABLE RSF Setbacks: Front: 30 feet, Side: 10 feet VARIANCE City Code requires a 60-foot ROW. The surrounding area and the ROW within the Carver Beach area is between 40 and 50 feet wide. Approval of the variance will allow the street to blend in with the surrounding neighborhood. This street will provide future access to the property located north of the subject site. RECOMMENDATION Staff recommends that the Planning Commission adopt the following motion: “The Chanhassen Planning Commission recommends approval of the preliminary plat to subdivide 1.17 acres into two lots and a variance to allow a 50-foot public right-of-way as shown in plans stamped, Received April 22, 2019, subject to the following conditions and adoption of the findings of fact and decision recommendation: SUBDIVISION Engineering: 1. The applicant shall submit an ALTA survey illustrating the existing conditions including all existing easements on, and abutting, the subdivision prior to the recording of the final plat. 2. The applicant shall add drainage arrows to the grading plan to sufficiently illustrate the route drainage will take around the buildings and throughout the site for review and approval by the city prior to grading. 3. The applicant shall provide an exhibit demonstrating how snow removal operations from the existing driveway providing access to 630 and 640 Carver Beach Road will be performed without conflict or nuisance to the proposed subdivision prior to recording of final plat. 4. A copy of the executed construction easement shall be provided to the city prior to grading. Lot Area (sq. ft.) Lot Width Lot Depth 25 %Maximum Site Coverage (sq. ft.) Code (RSF) 15,000 90 125 3,750 Lot 1 27,908 106 269 6,977 Lot 2 17,433 100 157 4,358 Right-of-Way 5,000 Total 50,341 Planning Commission Lotus Woods May 21, 2019 Page 11 of 12 5. Updated plans illustrating retaining wall elevations shall be provided prior to grading. 6. The applicant will be required to dedicate 50 feet of right-of-way (ROW) to the east abutting Lot 2, as shown on the preliminary plat as “Lotus Woods Drive”. 7. The developer shall put into escrow the cost for construction (see condition 14) of the future street construction of “Lotus Woods Drive” abutting Lot 2 prior to recording of final plat. The construction of the street will occur when the property to the north of Lotus Woods Subdivision is developed, or when the city determines it is appropriate to construct the street, whichever occurs first. 8. Lot 2’s driveway elevations and grades shall align with the future street improvement of “Lotus Woods Drive”. A detail showing the elevations and conformity of future street grades and driveway grades shall be submitted prior to grading. 9. A sign approved by the city shall be placed in the ROW at the corner of “Lotus Woods Drive” and Big Woods Boulevard indicating a future street will be constructed. 10. Updated plans illustrating the location and connection methodologies of sanitary and water services for Lot 1 will be required prior to the issuance of building permits. From as-built information, it appears there was water and sanitary laterals stubbed to the property in 1975. If these services are currently in use by an existing property, the developer shall relocate those services to avoid having private service lines running through the subdivision. If these services are not in use, the developer shall field verify their locations and serviceability prior to connecting services to the laterals. 11. A fire hydrant shall be constructed on the end of the water main extension in “Lotus Woods Drive”. 12. The applicant shall provide an estimate of cost for the proposed public water main and sanitary sewer main extensions prior to the recording of the final plat. 13. The applicant shall provide an estimate of cost for the grading and construction of the future street “Lotus Woods Drive”, abutting Lot 2, prior to the recording of the final plat. 14. All newly constructed public utilities shall adhere to the city’s most recent Standard Specifications and Detail Plates, and city review and approval of all construction plans shall be completed prior to issuance of building and/or grading permits. 15. All required permits from the appropriate regulatory agencies shall be required prior to construction, including but not limited to the Minnesota Pollution Control Agency, the Department of Health, and the City of Chanhassen. 16. The development of Lots 1 and 2 will be required to pay all required city WAC and SAC fees associated with service connections for the rate in force at the time of building permit applications. 17. The applicant shall enter into a Development Contract. Water Resources: 1. Provide an erosion and sediment control plan in accordance with Sec. 19-145 of city ordinances upon submittal of building permits for individual lot development. 2. Provide drainage and stormwater management plans as prescribed in Chapter 18, Sec. 18- 40 and Section 19-143. Planning Commission Lotus Woods May 21, 2019 Page 12 of 12 Parks: 1. Full park fees in lieu of additional parkland dedication and/or trail construction shall be collected as a condition of approval for the two lots. The park fees will be collected in full at the rate in force upon final plat submission and approval. Based upon the current single- family park fee rate of $5,800 per dwelling, the total park fees would be $5,800. Environmental Resources Coordinator: 1. The easterly 140 feet of Lot 1 and the westerly 40 feet of Lot 2 shall be covered by a Conservation Easement. 2. Tree preservation fencing will be required on each lot. Fencing must be installed at the edge of grading limits prior to the start of any construction activities. ATTACHMENTS 1. Findings of Fact. 2. Development Review Application. 3. Preliminary Plat Sheets stamped “Received April 22, 2019”. 4. Public Hearing Notice and Affidavit of Mailing List. g:\plan\2017 planning cases\17-06 lotus woods (formerly eidsness) subdivision\staff report preliminary.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of Paul Eidsness for Subdivision approval. On May 21, 2019, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of Lotus Woods for preliminary plat approval of property into two lots with a right-of-way variance. The Planning Commission conducted a public hearing on the proposed subdivision preceded by published and mailed notice. The Planning Commission heard testimony from all interested persons wishing to speak and now makes the following: FINDINGS OF FACT 1. The property is currently zoned Single-Family Residential District (RSF). 2. The property is guided in the Land Use Plan for Low Density Residential. 3. The legal description of the property is: See Attached Exhibit A 4. The Subdivision Ordinance directs the Planning Commission to consider seven possible adverse affects of the proposed subdivision. The seven affects and our findings regarding them are: SUBDIVISION FINDINGS a. The proposed subdivision is consistent with the zoning ordinance; Finding: The subdivision meets all the requirements of the Single-Family Residential District (RSF), and the zoning ordinance if the conditions of approval are met. b. 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 if the conditions of approval are met. c. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and stormwater drainage are suitable for the proposed development; Finding: The proposed site is suitable for development subject to the conditions specified in this report. d. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; Finding: The proposed subdivision will provide adequate urban infrastructure subject to the conditions specified in this report. e. 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. f. The proposed subdivision will not conflict with easements of record; and Finding: The proposed subdivision will not conflict with existing easements, but rather will expand and provide all necessary easements. g. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: 1) Lack of adequate stormwater drainage. 2) Lack of adequate roads. 3) Lack of adequate sanitary sewer systems. 4) Lack of adequate off-site public improvements or support systems. Finding: The proposed subdivision will have access to public utilities and streets if the specified conditions of approval are met. VARIANCE FINDINGS Sec. 18-22. Variances. The City Council may grant a variance from the regulations contained in this chapter as part of the plat approval process following a finding that all of the following conditions exist: 1) The hardship is not a mere inconvenience. Finding: The hardship is not a mere inconvenience. The 50-foot right-of-way will allow the street width to be consistent with streets in the surrounding area. 2) The hardship is caused by the particular physical surroundings, shape or topographical conditions of the land; Finding: The hardship is caused by the particular physical surroundings, shape and topographical conditions of the land. 3) The conditions upon which the request is based are unique and not generally applicable to other property. Finding: The conditions upon which the request is based are unique to this site and not generally applicable to other properties due to the fact that all streets in the immediate surrounding area have a width of 40 - 50 feet. 4) The granting of the 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 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. The request, if granted, will allow the right-of-way to be consistent with the surrounding area. 5. The planning report #2017-06, dated May 21, 2019, prepared by Sharmeen Al-Jaff, et al, is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the Preliminary Plat. ADOPTED by the Chanhassen Planning Commission this 21st day of May 2019. CHANHASSEN PLANNING COMMISSION BY:__________________________________ Its Chairman g:\plan\2017 planning cases\17-06 lotus woods (formerly eidsness) subdivision\findings of fact.docx Block 2CARVER BEACH ROADLOTUS WOODS DRIVE12BLOCK 1LOTUS LAKEProject No. Revised:Checked By: Requested By: Date:Drawn By:Scale: Engineers & Land Surveyors, Inc. 9 West Division Street Buffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.comdenotes 1/2 inch by 14 inch iron pipe set and marked by License #40062 denotes iron monument foundNPRELIMINARY PLAT OF LOTUS WOODSVicinity MapNFeet020405-5-16 T.J.B.1"=20'P.E.O. Eidsness Law Offices, PLC I hereby certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. _______________________________ Paul E. Otto License #40062 Date:_____________ CARVER BEACH ROADBIGWOODSBLVD.12BLOCK 1DOGWOODRD.SHEET NO. OF SHEETSREV. NO. DATE BY DESCRIPTIONDESIGNED DRAWNCHECKEDDATE:PROJECT NO:Engineers & Land Surveyors, Inc.SSOCIATES9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522www.ottoassociates.comN16-01395-20-1627LOTUS WOODSCHANHASSEN, MNPRELIMINARY UTILITY PLANFeet03060 BIG W O O D S B L V D .12BLOCK 1 SHEET NO. OF SHEETSREV. NO. DATE BY DESCRIPTIONDESIGNED DRAWNCHECKEDDATE:PROJECT NO:Engineers & Land Surveyors, Inc.SSOCIATES9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522www.ottoassociates.comN 16-01395-20-1637LOTUS WOODSCHANHASSEN, MNPRELIMINARY SANITARY SEWER &WATERMAIN PLANLOTUS WOODS DRIVEFeet050100 CARVER BEACH ROADBIGWOODSBLVD.DOGWOODRD.12BLOCK 1SHEET NO. OF SHEETSREV. NO. DATE BY DESCRIPTIONDESIGNED DRAWNCHECKEDDATE:PROJECT NO:Engineers & Land Surveyors, Inc.SSOCIATES9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522www.ottoassociates.comN16-01395-20-1647LOTUS WOODSCHANHASSEN, MNPRELIMINARY GRADING PLANFeet03060SILT FENCE DETAIL(SECONDARY) CARVER BEACH ROADBIGWOODSBLVD.DOGWOODRD.12BLOCK 1SHEET NO. OF SHEETSREV. NO. DATE BY DESCRIPTIONDESIGNED DRAWNCHECKEDDATE:PROJECT NO:Engineers & Land Surveyors, Inc.SSOCIATES9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522www.ottoassociates.comN16-01395-20-1657LOTUS WOODSCHANHASSEN, MNEXISTING TREE INVENTORYFeet03060 CARVER BEACH ROADBIGWOODSBLVD.DOGWOODRD.12BLOCK 1SHEET NO. OF SHEETSREV. NO. DATE BY DESCRIPTIONDESIGNED DRAWNCHECKEDDATE:PROJECT NO:Engineers & Land Surveyors, Inc.SSOCIATES9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522www.ottoassociates.comN16-01395-20-1667LOTUS WOODSCHANHASSEN, MNTREE INVENTORY(AFTER SECONDARY CONSTRUCTION)Feet03060 12BLOCK 1CARVER BEACH ROADBIGWOODSBLVD.DOGWOODRD.SHEET NO. OF SHEETSREV. NO. DATE BY DESCRIPTIONDESIGNED DRAWNCHECKEDDATE:PROJECT NO:Engineers & Land Surveyors, Inc.SSOCIATES9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522www.ottoassociates.comN16-01395-20-1677LOTUS WOODSCHANHASSEN, MNTREE PLANTING &SIGNAGE PLANFeet03060 CITY OF CHANHASSEN CARVER & HENNEPIN COUNTIES NOTICE OF PUBLIC HEARING PLANNING CASE NO. 2017-06 NOTICE IS HEREBY GIVEN that the Chanhassen Planning Commission will hold a public hearing on Tuesday, May 21, 2019 at 7:00 p.m. in the Council Chambers in Chanhassen City Hall, 7700 Market Blvd. The purpose of this hearing is to consider a request for a subdivision of 0.65 acres into two single-family lots with variances for property located at the northeast intersection of Carver Beach Road and Big Woods Boulevard, Outlot A, Big Woods on Lotus Lake and part of government Lot 6 and zoned Single Family Residential (RSF). Applicant/Owner: Paul Eidsness. A plan showing the location of the proposal is available for public review on the city’s web site at www.ci.chanhassen.mn.us/2017-06 or at City Hall during regular business hours. All interested persons are invited to attend this public hearing and express their opinions with respect to this proposal. Sharmeen Al-Jaff, Senior Planner Email: saljaff@ci.chanhassen.mn.us Phone: 952-227-1134 (Publish in the Chanhassen Villager on May 9, 2019) g:\plan\2017 planning cases\17-06 lotus woods (formerly eidsness) subdivision\april 2019 resubmittal\ph notice to villager.docx CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) ss. COUNTY OF CARVER ) I, Kim T. Meuwissen, being first duly sworn, on oath deposes that she is and was on May 9, 2019, 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 Public Hearing to consider a subdivision of 0.65 acres into two single-family lots with variances located at the northeast intersection of Carver Beach Road and Big Woods Boulevard and zoned Single Family Residential(RSF), Planning Case File No. 2017-06 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. 71-- 0 I ,Z—t-A_LCZAA32-1/\-- K m Mce wissen, Deptilerk Subscribed and sworn to before me thisI3 day o 2019. 4 A Notary Public JEAN M STECKLING Notary Pubal-Mnnesota vt „+ My Gmmirlml Ivies Jan$1,'024 SUBJECT PROPERTY I' t. r. 11/4 4 A gig Woods=1vd 111 sill 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 for reference 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 TAX NAME»not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the TAX_ADD_L1» depiction of geographic features. The preceding disclaimer is provided pursuant to TAX ADD L2», «TAX ADD L3» Minnesota Statutes§466.03, Subd.21 (2000),and the user of 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 harmless the City from any and all claims brought by User,its employees or agents,or third parties which arise out of the user's access or use of data provided. SUBJECT PROPERTY f ii s Big Woods Blvd' 7t s 1 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 for reference 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 for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. The preceding disclaimer is provided pursuant to Minnesota Statutes§466.03, Subd. 21 (2000),and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims,and Next Record»«TAX_NAME» agrees to defend,indemnify,and hold harmless the City from any and all claims brought TAX ADD L1» by User,its employees or agents,or third parties which arise out of the user's access or use of data provided. TAX_ADD_L2», «TAX_ADD_L3» E-7 N _ O N N N- a 3 m 8 E L as LNm LE ovd>, aE m .o .mr 3-O L O . O O '- -c -0 ON -) nO + dd O Z d 'p ma 84,° 8.6E° me kg0coN > O Q + .NrOt rCN0 ! i- ++ eac= EE yo 7 ° .cmOO m 0 c U d ° mm m L cd dnO QU C O O4-' L L U U N O) U Ci, CO aNc m` mc `° EtEc' a> O cNCOOcOlO0) 43 c° a' t °287, yi md ° co 03 N LcO ' 0OO O i >5 : -m5 , e- 0a3 - CSC O •- _ Q O O > NC • CENC ,_ i U C C N O, Q N 0 N 0 o cmm c vm p c as sa.m°¢ 2V0 co` mOOa) w t >+ E0 _ L N 0m°C) v ?' _' mcd °C) - c .O > p w E - o 0) Q 'u) . 3 (/) L p . 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