CC Staff Report 6-10-19CITY COUNCIL STAFF REPORT
Monday, June 10, 2019
Subject Approve Subdivision with Variance for Lotus Woods (formerly Eidsness)
Section CONSENT AGENDA Item No: D.3.
Prepared By Sharmeen AlJaff, Senior Planner File No: PC 201706
PROPOSED MOTION
The Chanhassen City Council approves the preliminary plat to subdivide 1.17 acres into two lots and a variance to
allow a 50foot public rightofway as show in plans stamped "Received April 22, 2019", subject to the Conditions
of Approval, and adopts the Findings of Fact.
Approval requires a Simple Majority Vote of members present.
SUMMARY
The applicant is requesting to subdivide 1.17 acres into two lots for singlefamily 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).
The applicant is proposing to dedicate the rightofway (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. Staff is recommending approval of the Variance.
BACKGROUND
On May 21, 2019, the Planning Commission held a public hearing and recommended approval, unanimously.
DISCUSSION
As part of the discussion, a question was raised regarding which school district serves the site. As part of the update,
staff is providing an answer. The Eastern Carver County School District serves this parcel.
RECOMMENDATION
Staff and the Planning Commission recommend that the City Council adopt the following motion:
"The Chanhassen City Council approves the preliminary plat to subdivide 1.17 acres into two lots and a variance to
allow a 50foot public rightofway as shown on plans stamped "Received April 22, 2019", subject to the following
CITY COUNCIL STAFF REPORTMonday, June 10, 2019SubjectApprove Subdivision with Variance for Lotus Woods (formerly Eidsness)Section CONSENT AGENDA Item No: D.3.Prepared By Sharmeen AlJaff, Senior Planner File No: PC 201706PROPOSED MOTIONThe Chanhassen City Council approves the preliminary plat to subdivide 1.17 acres into two lots and a variance toallow a 50foot public rightofway as show in plans stamped "Received April 22, 2019", subject to the Conditionsof Approval, and adopts the Findings of Fact.Approval requires a Simple Majority Vote of members present.SUMMARYThe applicant is requesting to subdivide 1.17 acres into two lots for singlefamily detached housing. The property islocated at the northeast intersection of Big Woods Boulevard and Carver Beach Road. Access to the site is proposedvia Carver Beach Road and a driveway off of Big Woods Boulevard. Sewer and water is available to the site. Theproperty is zoned Single Family Residential (RSF). The applicant is proposing to dedicate the rightofway (ROW) for the future extension of the street east of the subjectsite and the existing Carver Beach Road. There is a variance attached to the application that deals with the width ofthe ROW. Staff is recommending approval of the Variance.BACKGROUNDOn May 21, 2019, the Planning Commission held a public hearing and recommended approval, unanimously.DISCUSSIONAs part of the discussion, a question was raised regarding which school district serves the site. As part of the update,staff is providing an answer. The Eastern Carver County School District serves this parcel.RECOMMENDATIONStaff and the Planning Commission recommend that the City Council adopt the following motion:
"The Chanhassen City Council approves the preliminary plat to subdivide 1.17 acres into two lots and a variance to
allow a 50foot public rightofway as shown on plans stamped "Received April 22, 2019", subject to the following
conditions, and adoption of the Findings of Fact:
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.
5. Updated plans illustrating retaining wall elevations shall be provided prior to grading.
6. 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.”
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 the final plat. Construction of the street will occur
when the property to the north of the 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 the asbuilt information, it appears there were
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 a cost estimate for the proposed public water main and sanitary sewer main
extensions prior to the recording of the final plat.
13. The applicant shall provide a cost estimate for the grading and construction of the future street “Lotus Woods
Drive”, abutting Lot 2, prior to recording the final plat.
14. All newly constructed public utilities shall adhere to the city’s most recent Standard Specifications and Detail
Plates. 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
CITY COUNCIL STAFF REPORTMonday, June 10, 2019SubjectApprove Subdivision with Variance for Lotus Woods (formerly Eidsness)Section CONSENT AGENDA Item No: D.3.Prepared By Sharmeen AlJaff, Senior Planner File No: PC 201706PROPOSED MOTIONThe Chanhassen City Council approves the preliminary plat to subdivide 1.17 acres into two lots and a variance toallow a 50foot public rightofway as show in plans stamped "Received April 22, 2019", subject to the Conditionsof Approval, and adopts the Findings of Fact.Approval requires a Simple Majority Vote of members present.SUMMARYThe applicant is requesting to subdivide 1.17 acres into two lots for singlefamily detached housing. The property islocated at the northeast intersection of Big Woods Boulevard and Carver Beach Road. Access to the site is proposedvia Carver Beach Road and a driveway off of Big Woods Boulevard. Sewer and water is available to the site. Theproperty is zoned Single Family Residential (RSF). The applicant is proposing to dedicate the rightofway (ROW) for the future extension of the street east of the subjectsite and the existing Carver Beach Road. There is a variance attached to the application that deals with the width ofthe ROW. Staff is recommending approval of the Variance.BACKGROUNDOn May 21, 2019, the Planning Commission held a public hearing and recommended approval, unanimously.DISCUSSIONAs part of the discussion, a question was raised regarding which school district serves the site. As part of the update,staff is providing an answer. The Eastern Carver County School District serves this parcel.RECOMMENDATIONStaff and the Planning Commission recommend that the City Council adopt the following motion:"The Chanhassen City Council approves the preliminary plat to subdivide 1.17 acres into two lots and a variance toallow a 50foot public rightofway as shown on plans stamped "Received April 22, 2019", subject to the followingconditions, and adoption of the Findings of Fact:SubdivisionEngineering: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 takearound 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 drivewayproviding access to 630 and 640 Carver Beach Road will be performed without conflict or nuisance to theproposed subdivision prior to recording of final plat.4. A copy of the executed construction easement shall be provided to the city prior to grading.5. Updated plans illustrating retaining wall elevations shall be provided prior to grading.6. The applicant will be required to dedicate 50 feet of ROW to the east abutting Lot 2, as shown on thepreliminary plat as “Lotus Woods Drive.”7. The developer shall put into escrow the cost for construction (see condition 14) of the future street constructionof “Lotus Woods Drive” abutting Lot 2 prior to recording the final plat. Construction of the street will occurwhen the property to the north of the Lotus Woods Subdivision is developed, or when the city determines it isappropriate 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”.Adetail showing the elevations and conformity of future street grades and driveway grades shall be submittedprior to grading.9. A sign approved by the city shall be placed in the ROW at the corner of “Lotus Woods Drive” and Big WoodsBoulevard indicating a future street will be constructed.10. Updated plans illustrating the location and connection methodologies of sanitary and water services for Lot 1will be required prior to the issuance of building permits.From the asbuilt information, it appears there werewater and sanitary laterals stubbed to the property in 1975.If these services are currently in use by an existingproperty, the developer shall relocate those services to avoid having private service lines running through thesubdivision. If these services are not in use, the developer shall field verify their locations and serviceabilityprior 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 a cost estimate for the proposed public water main and sanitary sewer mainextensions prior to the recording of the final plat.13. The applicant shall provide a cost estimate for the grading and construction of the future street “Lotus WoodsDrive”, abutting Lot 2, prior to recording the final plat.14. All newly constructed public utilities shall adhere to the city’s most recent Standard Specifications and DetailPlates. City review and approval of all construction plans shall be completed prior to issuance of building and/orgrading 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. 19145 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. 1840 and Section 19
143.
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 singlefamily 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:
Updated PC Staff Report
Finds of Fact and Recommendation
Development Review Application
Preliminary Plat Sheets dated April 22, 2019
Affidavit of Public Hearing 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
This staff report has been edited. All new information is highlighted in yellow. Impertinent
information has been struck through.
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 City Council approves 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.”
City Council Planning Commission
Lotus Woods
June 10 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
City Council Planning Commission
Lotus Woods
June 10 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,
City Council Planning Commission
Lotus Woods
June 10 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.
City Council Planning Commission
Lotus Woods
June 10 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
City Council Planning Commission
Lotus Woods
June 10 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.
City Council Planning Commission
Lotus Woods
June 10 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:
City Council Planning Commission
Lotus Woods
June 10 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.
City Council Planning Commission
Lotus Woods
June 10 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
City Council Planning Commission
Lotus Woods
June 10 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 and the Planning Commission recommend that the Planning Commission City Council
adopt the following motion:
“The Chanhassen Planning Commission recommends approval of City Council approves 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.
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
City Council Planning Commission
Lotus Woods
June 10 May 21, 2019
Page 11 of 12
4. A copy of the executed construction easement shall be provided to the city prior to
grading.
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.
City Council Planning Commission
Lotus Woods
June 10 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 COLTNTIES, MINNESOTA
IN RE:
Application ofPaul 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
ireard testimony fiom 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 ofthe 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:
SUBDI VISION FINDINGS
a. The proposed suMivision is consistent with the zoning ordinance;
Finding: The subdivision meets all the requirements of the Single-Family Residential
District (RSF), and the zoning ordinance ifthe conditions of approval are met.
b. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limiled to the city's comprehensive plan;
Finding: The proposed subdivision is consistent with the comprehensive plan and
subdivision ordinance ifthe conditions of approval are met'
The physical characteristics ofthe 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.
The proposed suMivision 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.
c
d
TINDINGS OF FACT
AND RECOMMENDATION
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 op€n 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 ifany ofthe
following exists:
l) 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 ifthe
specified conditions of approval are met.
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 ofthe following conditions exist:
I ) 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 ofthe 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 of40 - 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 ofa 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 sr,urounding area.
VARIANCE FINDINGS
)The planning repo rt #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
ADOPTED by the Chanhassen Planning Commission this 21" day of May 2019.
CHANHASSEN PLANNING COMMISSION
BY:
Plat.
Steve Weick,
g:\rlanUo l7 planning caset\I746 lot$ 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
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 . EO (> N
c5, 57,2-=2oi 'C m N O N d N U 4-, `wv.,- - EaHEc arnaL LTvsmc.
clacC1) @
p C N E O C O -c Q Q L E
E
O (.0 N C p U i CD
N
m a H t E U E 2 L U is m oycoNY - m E O m 7 N c L c y
c L .L.' L N co
c
O 4-
L C Q O Y E 7 L aj 3 L O ° m
E m
CLO,
2 j m
C H
O N N N J LLL
2
m
Q O OU OU C 'C E= .., (0 md '' mm-° E c ,°no.?$cm
C U
O O .. .N 0.-
c O N 0) .' O i N p >N co ,
QA
i a m E :1-a `0
m a m t •oEaO
O
m CQ c)if) O.- O _
0).c C -- N O co ,...• ••- N N CO >, E..m o f
am'=
m c 3 °c apQ2OcoC
d ,
C C N
3 r- (0 E -p O c0 a) E -a N c
4- .- _ s F.8 'f,o L u o.m
E N O ti O N C • O QO 4••. _ _ N N C " U ccsmEmc¢ m > a3
0 CoN O
N O (n N O C O c0 0 N
m
0) Q_ d w' U N °
am°
E v d N,1 o o 'odcO 'O
y N L O p a, C N L
N
Q (O
N 0 - > d iC L m L E S > ° > m a>.- c:1-13 E _,
c N`-0 O U d L O '- . N "O N O .,,;L U 3 0 41 , Q v= m r _ 3 Ec u m'w
V ` O N
O V C 0 0 0 N N > O C (O m
U (
0
w0 }
O U 1:1E ° 0 = c i 8 d c a 0- rn E a 8 m `' m 'o
O (O CB L
C O ; C L O N N O Q •
O
L >,70 £ OS C .-- o E rn m L.c° 0 3 m°m(i>,c
V O c O O _ON O L '-' > QO O Q C O - Q > dTs C _6
C a ,`,3"L
al co Q _ > > 'O E '(A m _O
L O U U L L (.? N X 0 cm ° a;-" ti `
Lmom._
o
Cf c co •>O
m C 0 - c o =
O
N
p O E Q•V O O O
aU) U) v'om mmoc°
Eno`
m
omL>Q. c O O L L 0 m C L C O Q N v) N m" m- v rn.N O_ E Q (06 cf) O 3 , + (
0
O
N L O _ ._ H L c0 O 32m vmovcE Ec.°w-Uu
O c
N _
23 U
U y 0 co O
4--LN V --E C (O m N N +., m O ..
rr •E a Q N
a>m a m t E m
2 >
o m cm o c
V (U (
5) C N C
fp
i
m• O N 0 0•U) O.
c
i N _ N O c0 m 0 0) O v) E C m E E m
m E E
ac'
o N m $ .L. r
a. N E m0 •= N C Q +. m N
O`
c = Q N t .O •_-,_
c
C _0 N v- N .- .0 O I- .- a E w c.o m d E c g m E m a m yOc2 > O O C .- C 2 N _
co
Q - ' Q O. Q (0 co .' L U) t 0) V (p c6 O d¢ o o m, m 3 m 11;,..,r o a m m
Z H N O > N -0 N
O Q , N N w- (
0 E •V
Q c0 N U m (
0
O
O >! C) E N ` 65 v ami .E1:22 c m E a>a t..m
N >'w N L "a (0 (O E O E C L L
t 0) E 1] E 0.") '- am a
te+ C O N °` a E
om m `a m >..0
m m.8 c c
C
N N
O +' O > C C, m (0 .- 0 L O m N i •.>'' .0 O O -, C i C) •=
O O m E D g m U o a`o mrn m'x .= d E
0 v) = m 3 L a) as Q•U j •V U) H- O -c m () • N E r- - 41 N ;'a
E c °'u E umi-`l'- '°°°-° .`-'
v O 0) _QN -•, C > C ma E Q°-E cL2
c0 7 :? ..- a) N ca 0 0 0> _c Q m 0) O T N N O
4. .„,-= -p • a°c kg '
a d E d d E m_m`m°0 0
c H 0U 0 Q Zm 0Q H (O (O Q— NM ' - N .0NL E v) Q.a• a) c c a>E.-• ma.2LU°
m $
Loamman
V
mm m mcmmLr
O N N c mE O`N c.J O m c m° °" a° O c'E
y a) N `,a 2 cc¢31 v° ma% m3 mo rn°mCCQmL ° cm mm ayaci 4• E mn'a on csada) m C C .
Dm
jVlifflllflflu1
a P. 2 28-22365`=Z2-:5),.. -2E
oc5U65cLm mmaLE0' 0
O' 0)
Nr
C C
C •E_)
LaGdnn .. 3£
c. mv ,'CO)12dvacamd02,ocm ai mHy (0 C. CQ' n0L d Y
c ov miL« coocae ° rnmVO . O V C4-, C O LJO 2•nU`>' mta f na¢Em2aOC. t 0
CI J a. < a. —1 11 a Z Q
o
L 1
c>
N a
cNod
oE vcc$>
d NN_ N O
N y d w
tmo `
N. cm rn .E mr
C p w- L O +-
Oca' -c0 N • 0 t O O -
V,O O N Q / O H 13 CON
m E oN0scuEcimmLdmEa°
vO00 (O 0 O L
Q•3 L L _ U
m N YCO cO (O
NU
0 (OOCNU •
OL
cocHdaa
cit' mE dm
ccOCmCO -- 0)O N Np CO ,OdL. 00 2 N _ 0 m m m
m c
ca "., p C OQ O - ONc O Qoo °2E
ONc
i L0C
C
EM r) c >. c = a c m
0) a) - CO N N N>+ Q N D1 L >' EQN
cl mm EmE > c Eo
C 3 LNO NC •
3 ,. Q CO RE Eromt" UL O . N aE= a'- 8ma°U.°t=
O 11
0UrLcm0J > E a) O N 'U E 0 m U C V N
N 'ag 8ryU2utHvaUmE
IT)
4-
c-'cec 4-
C O -` •• Q-E L E E T Cm
O L
C
m E o =.° om U m m ma)N . j O RS
m .Ummm, o5m2t ,_ NL NO 0) O
O0 L.c (
O O U O LL Y — m
CO 4c-,' C Q
U O C ` -t .-, > t 1, g2,1 'drnL mc '_o.5m°- L
C p U O J LN C QO L • U
O > l- CNa/1 ma
m omL(Oa) O C
T) (0 OC N « C .N+ COLNN _cO OOOC , Q-4-' CO d OTEad ° >
m om vTomc y= •
N Q-
6O m p 0 0 O.- O . C i- aN 0) N .0 mmL mo LE ¢
CD
c'-omm > oC0C
ap
EDNO "O r U cooE_
o rn
dLm °•` v0N. N N • •C ' EQD N fic0pNOiO: t%ct=a7Em'2dEOL ~ O O -Oy COO ? .- - O -
OQ (O m 'L 0 - > d EL Om2d
4-•O O a) a L O
L V- N
OC -
O "O N
0N _-
L
OO
U ! .Od ' p m mc c
m Nm E a
caa.
mno.
3
c
c ` O05. 0L0ON O N C U C -.., N QC — o a c.- m c m m-
u.
VCa CO
cUv
0 r'
O
O O C NN •
pLN (
QOO ( >
ycu -
0
C ma E
3mocc'
mNm> m '
OmLEO OO ,, L -p ,t '' N • O QCp0a15C .,-, -
0 ,
e
Edo aT.-a...
2 Ety ° y5Uo
7 C) 5 y cm -0 ` mCmL pO' UU 0EQ._ p00 +_' 0O -pN 0 ?,,,,, f.% ,8.2-4 ,,, ..E.-° .2 -
mQ. 0 Om >O C QNQ = NN L3NUOU Q (i) To' i (O O 3mm mm ?-.1,6 c' °n E c'
ohU.
cLc •CN0ca • VQ N . NOC3O .' N N = = N O S m E IEE o@Ea% cNNOL N
U3Ldt _a) c*-2mt dw oO .--, O U L N C (0 cO 0 N N m O ... C m c E ' ai v
c a' Dd °
d l0 N - mU
er Om >.- y0 • N 04 .N Ea) >' m cL - o-0 ma. >,.c C (ON O m05OU O U O . L Q O + > r. aNw .mmonc
CO
22f
2aOCws O N c - C N p ` c Q co r- co 0 o o mm o Fa-
m
O C _ O L a) + ci 5_ as LO V - p
yN m ,
r >° am
8ZNUO >
w, "
6OE O in
NN Q' E UOCLN v 0 E N \ Nod 2 E
mE
Lc 'i,N N
Q L ui O Dg o:52
L °N NL _C -0 N O E 0 C Y EQ"
3 >,.. C •( 0 0.) C O = :,C, mU o-0
E d c -o
R
O - . " u CU • EcmmcU82mic -0
c = >. wN ` QV .-, U L O mm _ U) E G1C > 5 C `acmc _
m
cacc.r2oN '- j L
Nu . m 1- Ua_ ..' V EN ' QOr • c '
V E 1.1 75.•
a
Ex a)Eav ccrnCO - >NQ > 0N Q O L N c0 (0 a im3 m °dcman 8a...,2 a...-,,-O)O 0„0
0a)
n N m-t - al 0 CC O d Z CO 0Q H as N 0_ • • - • v - N -C E vQa. c0 N 2 m oc .-G a ot= m-cE -
ga
U
p N co '' w8 -OH )N_OLag ° m
N cEao. °
mLa2. 3 .€0of= :,
cE E . c-''O=%u sn cmu
d
QmC ° c m
m
m ay mD m =tem aoLE u mmcCdEamcdso2a-'4,an a,5 mo'cac4.
E 0 C v) 2 C E L oa' dc c.
0B .o`°m2-o ocam8
C C AC N .r+ C C Cn .. " mm `= c->'minE 'o.°ELtmtmc0Uccy: >.._.c
Q. ( a) :C.rr
4) 0
N E Y Oaaa)r $d ;r0ymm_ ?i..-g,-
4- 0
0 ,Q O
0
c
co
QC 7 O W U z9oa.52 `L omZoocumia) 0EJa. Q a. J 2 r a ()Z Q U
N U o._N m r a E E m a a E m
O
0 0
0 0 0
0 0 0 0'
0 0 0 0 0
3 3 3 I 3 -1
co
CC CC 0 m 0 m „ = m „ 0 u , z u u
Lr
m ? m u u m m mLAIA111 =
uCC
p 0 z O 00 0 0 0 w J V1
m 0
mCC w zWV)
m w w O 0 m
L i1 0 w w z
La,,,
m
m Z o Z a Z 0
a O Z z Z m r O Z z a 0° z 0 w Z J
m m Z O a
o Z m m 0 0 0 a m a
0./
s _ O z Z 00 p 2 0 z m s 0c vi 0 0c z Z -.. acc Un z z J a cc 0c 0 Z Z O 00 z z 0 0 0 z m = Z
a O o w 0 w O o O W O O o Y = W O 0 Y O x > > 0 > w
W 3 0 > > > > Y > x Y
I- x
x
2 Y x Y > x x x > r >> x = > x I. a x x x
LA Lox O O z p O x cc 0 w V.
x 00 z V, u, O , , Lz s , , l7 O z x 0
00
O
00
m
00 00
z
U_ _V' *
0 *0
a *
0 00 *0
z O a
0
s Oa a z cc < a z a o z
a m m m m m m m m m m m u o m m m co u moa m u u E CD m a E OO u u Fa m o0 CO u CO
a 0 0 H 0 H O 01 H IN 0 0 0 0 .7 0 0 0 01 0 0 0 0 0 0 I, ..0 H 0 V/ H o rn O Ln o N H LD H Ln o ff
LA LNn LND U111 LW11 LMD
IN VP s
LLA LLn LOO Le)at ..O LO LD LO LA VI LII
en N LO LO
VIA
VIi LO N OM0 vmi 10 LN0 LA
00 N LO
Lil N L.,-,
01 L LID
LCO
CD LH11 LLA LLI1 L
00 01 LD LSO LLA
LCO
O
V1 N C LA 01 LA 01 01 C LD LO LD I-, 01 C LA V1 01 N H V1 01 CO LD CO H a 01 00 C Vl CO C C C 01 H CO 01
0 ,100 ,00LO 0 0 0 0 0 0 V/ 0 0 0 LD H 0 0 Vl M 0 M 0 0 LO M 00 N 0 0 0 LD 0 M W
CO VI LACOLACOV1V1V1mmmHV1V1COmV1V1HCOLANCOVIHLnLANVImCVlV1ulLnHVItie
Jm 01 q CO 01 00 01 01 C 00 CO m N 01 V CO m 01 01 N CO 01 01 CO 01 N C CA 9., C CO Ot C C C 01 N 01 01
1
AANr, n n r ri ri
8a ,-, -, -, .-
1H H H H H H H H H H H H H H H H H H H H H H rI H H H H H H H H H H H H H H H HMenMMenenenenMenMenenMMMenenMInMenenenenMenenenMenMMenenenenenenenMenMLALALl1
aIDM1LA
LnLALn
LALALn
LA
VI L/1 LALAu,
LA LALALi,IA LA LALALALA LA LALA V, U, LA L,
VI LALALA LALALALnLnLn VILALALn LA LALnL,LA LA LALALnLA LA LALAL,
X C Z 2 Z 2 Z Z 2 ZZ Z 2 Z Z 2 Z 2 Z Z 2 2 Z 2 Z Z 2 Z Z 2 Z Z 2 Z Z 2 2 Z ZZZZZZZ
N J W Z Z W Z W Z Z Z Z Z Z Z Z Z 2 z Z 2 z W z Z Z Z z 2 z z z 2 z Z z z Z z z Z Z z W 2JWWWWWWLUWWLUWLUWWWWWWWWWWWWWWW
UN N MN N LAVI NLANMN hMNN LAN N VNN LA N LA
0 =
LU
NUnNNLALAVINLAN VLA IA hN V1 VI IA N VI LA
0 a a a a a a a aaaaaaaa a a a a a a a a a a a a a a a a a a a a a a a a a a a at.../ 2221222222222222221222222222 2 2 x 2 22222222222
al Lu Z Z z z Z Z Z ZZZZZZZZZZZZZZZZZZZZZ22Z z ZZZZZZZZZZZXaaaaQaaaaaaaaQaaaaQaaaaaaaaaaaaaaaaaaaaaaaa aaaxxxxxxxxxxxxxxxx2xxxxx2xx2x2xxxxxxxxxxxxxxx1- u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u
LOCrMx
s m 00
Y O 0 0 0
J
m m 00 CG K >
J J
m
a
K
CO
K OOc K
m C CC
00
z m K
u m
ac m Oa' U s ? OG
u u
m
m = ? m
s Lxj L=j m m m V
CL
m O D a D a Q m o a o m
0
LNiI
0
m m a vLni D m m 0 0 0 a m Q
J
0 z J O Z z 0 o Z Z z I- 0 2 2 z r w z z0 O z 0 0 0
10+ 0
J OCCZ(
0 ,.. 0
0 Z
W
O
O O o L+ S
0
0 0 Y = La, O M Y O x > > O 3
LLI
a >
0Lu> >
cC cc > > 3 Y > x
a = x 3 =
L11 L11 LLI
Y = Y Y x x x > x x > x 1- a x x
a < ,...,
x
o 00 00 _ 00 00 _ cc 00 00 *0 00 a o 00 *0 00 = o a 00 o 0. 00 o a a 00 00 00 z *0 *
0
a s *0 *0 *0 00 a O w
IN m W m m m m m m m m m m m u O m m m m u m 0 a m u u m m m a m m u u m m m m u m
X H 0 o H o H o 01 H H N0 0 0 0 C 0 0 0 01 0 0 0 0 0 0 01 ID H 0 Ln H 0 M 0 V1 o r\ H LD H VI 0 01
a N N N O LO CA IN C N V 011OlHONV101001M010COC01MMCO0N00IDV1NCALACOCHCOHLALACON
I- H V1 ID IA LA ID V1 V1 LD LD LA LO LO ID LD W VI LII LA V1 LD LD LA LD IN LD VI LD LD V1 LA ID IN VI V1 t0 LD VI LA LA LD m V1 LD
LA
2
a
3 00w
W
00 w = x 2 Lo I-
z
L•
0-
n 2o a x W W Z N Vl > L~n O
d = z
O L• V L J D UF-
W z N
J O 4
Z K z
w u
100 ,xWJ o
m ° Lli1 LL a CO g_ 3 V
0 O2 w 0 LL x J
W W Y
Z Q W Y c,
z > 0 Z a 1- x J Z Y 0 Ln L±+
J a C 2 -a.
g w Y O J u Z w z
Z
m a > ~ O > U rNV o T > m Z = > w w
VI W = u a
0C J K } z J Y
c
u i_
J Z Z m W a u J r N W OC O 2 N <7 Yc
a Oc 2 Lc, 2
W Z K Q Q CC
x
Z
u Q 2 Y Q a 2 0 a Q OL J m z u L> Z a ? Ln W a
VI r O Z
z W O
a
J a N2amza
u
z
u
W a z '^ r a m o 2 O z x W m LA Y m m
O g J
Z ~ - Y = ,
cwc 0 0 a oso
m a 0 y 0 s > .
3 x Z a 06
ob 2 x am Om = Z ut Y Q z 0,S OJ a ,z _ z m L J Z Y
L
w (n O O u
L O O LI- J OZS J W a a Q K
W
Y W W 1--:"
5
m W > a g 3 w = > W J 0
z ~ CC Ln - z N a W 2
W
LL N Q 0 a l7
J
x I- K 2 v LLU a 2 z 2 LL11
W a Z N a
mLL1
00 F- W 00 x 0
d 0 0 0 a Q ~ a O a a 0 -. Ou Lon 0 0 s-
CC
0c Y O G Y U O¢
K ? j x a 0 K °i w -, Q x a ' Y O
VI N C V1 01 V1 C 01 LO LO LO H 01 C Vl V1 01 N H Ln 01 m LO CO H H V1 C Ol m C Ln H CO C C C 01 H CO Cr,
0 . 0 0 LD 0 0 LD 00000 VI 0 0 0 LD 01 0 0 V1 M 0 01 0 0 0 01.0010 0 0 N 0 0 0 LD 0 M LD
COCLn
Le)
01 C 000 CA W C 01 C CO CO CO N 01 C COO CO CA 01 N CO 01 O1 CO 01 N N CO C O1 01 C CO N CA C C C 01 N 01 01
C0-
RN
IN t` r\ n r\ n r\ f`
H H H H H H H H H H H H H H CA CA H H H H H H H H H H H H H H CA H H H H H H CA 01 H H H
M M M M M M M M M M M M M M M M M M M M M M M M M M MMIACIIMMMCOMMIAMM 0101 MLA
LLVI
A LN11 LVlI VVI VLI
111 LA LI-1 LA
1/11 LA VI LA LLA LLA LLI1 LLA LA
LlLA
VI LA Ul tnl L 11 LN11
VtnLA
l LLA L 11 LLA
LLA
LA LLA LLA LFII LLA LLA
LA LA LA N LA N VVI N LLA
LLA
LA VI
LLA
L11 LA LLA LVI LA LLA
0-RN
ZZZZZZZZ
ZZZZZSZZZZZZZZZZZZZSZZZZZZZZZZZZZS
V1 Lwn VI VVI LA LA VI N IA V1 LA V1 VI N N LA N VI VI LWn N
LLU
Wn VVI N
LL1.
1 UJ wn V1 LA Lwn V1 V1 Lwn LA VI N N Ln Vl N LA VI LA VILUIllL.L1 LLI LU ID L.L1 11.1
IA
1./1 N V1 LA VI N IA V1 1A V1 V1 V1 LA N VI V1 V1 VI N V1 N VI Ln VI V1 N Vl VI VI Ln VI VI N N Vl N LA V1 VI V1 N V1
Ln ¢ a a a a a a a Q a a a a ¢ a a a a a a a a a a a a a a a a a a a a a a a a a a a a
22222222
22222222222222222122222 2222222 = 222
ZSZZZZZZ z Z z Z z z z z Z z z z Z Z Z z Z z Z Z z z Z z z z z z z z z z z z
aaaaaaa a a a a a a a a a a a Q a a a a Q a a Q a a Q a a Q a a a a a a a a a
222 = 2222 2 = 2 2 = 2222222 222222x2 = 2222222222222
U u u u U u u u u u U u U u u u u u u u U u U LLu u U u u u u u u u u u u U u u U u u
ZZZZZZZZZZ z Z z z W z z z z z z z z z z 2 2 z z z z 2 2 z 2 z z z z z 2 z 2 z
W W W W W W W W W W W W W W W W W W W W W W W W W W W W LU W
LA VI N LA V1 V1 V1 N LA V1 V1 N VI VI 1A N N LA V1 Vl V1 VI V1 VI LA VI VI V1 V1 VI Vl VI VI VI V1 V1 N V1 V1 N V1 V1 Vl V1VIVIV1NV1V1V1VIVIV1V1VIVIVlV1V1NVILANV1LAV1VILAVILALAV1V1VIVILANLANV1V1NV1VILAVINaaQaaaQaaaaaaQaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaxxxxxx22222xxxx2xxx22222xx22x2x22xx22xx22xx2zzZZZZZZzZZzZzZZZzZZzzzzZZzZZZZzzzzZzZzZzzzzaaaaaaaaaaaaaaaaaaaaaQaaaaaaaQaaaaaQaaQaaaaa
22 = 22 2 x2xxxxxx2xxxxx = xx = 222222222222 x x 22 2 2 2 x
u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u V u u u
H 00 0c _. 00 C 00 _, cc _. z m m a s m cc z 0 z cc Z cc m 0 cc .>. z z _. s 0 0 J -I 0C CC CC
0, m m m 0_ 1- m 00 H z m m on 0c 0_ m m m m
Z2 J o 2 Q 2 o a o z z z m o z z a
J
f° z W z J
m m Z o a W o z m m mo0oa a
K O K w cc O W O K w K cc V1
O ce cc
O O
z J CC CC
L1' O VI Y o
J W W O
O W Z O 0 W W 0 0 0 W W = W
w•
0 x 3 = Y
0= 3 Y 3 0 0 0 > > 3 x = 0
x > _ D a x
x > > = 3 Y a = > > 3 3 3 Y Y
LL =m O x ac r w X cc a O w s cc o Oc X o
H 0 >< 00200 (D ° U' L7 a 0 '
D l7 LD 5 o a
l9
O s O Q a O` l7
z ¢ L7 'D a a l7 L7 l7 Oc a O s
VI m m m m m m m EEE m u m m fO m u m
p
a m u u m m ma m m u u m m m m u m
0 .
O ON N 0 LOO 01M 0 01 01CN 01 - 0 N U C 0
010
M 01 0 M C V M M 00 0 N CO LD V1 oN CA VI m C 01 00 01 V1 LLA 00 N
2 1.11 LO VI VI LO Lll V1 LO V1 LD LD LD LD 01 LA LA LA LA LO LD VI 01 N LO LA LD LO V1 V1 LD N V1 LA LD LD V1 V1 LA LO LO LA LD
I 1.1D W
00JCO
H 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 H 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
0 0 R 001,100f o CA O M 0 N lCn V 0 0
CO
M C 01 0 C - N N LOD 01 0 0 CA H
CAN 01 0 0 c/ . 00001 .1 .701
0
0 0 n100 ,1 0 0 N N 0 0 0 0 0 N 0 0 0 N N Ln O N 0 0 0 Win 00 ,40 0 0 00 0 0 0 N N N NO1MO01M0M0) 0 0 01 01 M O1 H O M M M O o N M 0 01 01 H N 0 M 01 0 01 01 M 0 H 01 01 01 0 0 0 00OlLDO01LDOtOLDLDO01CFI010LD00101LDLDH01LDLnOl0HLDOtOLDV10OIID000010LOIDLO
H n . N H H H H H N H O H H N N H H O N H m 010001 N H H CO H N H O H H H H H H HHen .• LA V1 V1 LA V1 VI V1 LALA LA VI LA LA V1 LA V1 LA LA LA LA V1 Vl VI 1.0LA VI VI V1 VI LA LA LA VI LA LA LA LA LA LA LA LA LA LA VI
E. ,-, ,, ,, ,, ,,, ,, ,, ,-4 N 01 01 N 01 N 01 01 N N 01 N 01 01 N 01 N 01 N N N 01 01 01 N N N N 01 N N 01 01 01 N 01