B-2 City Code Amendments, Section 1-2 - Definition of Impervious Surface
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone: 952.227.1100
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Engineering
Phone 952.227.1160
Fax: 952.227.1170
Finance
Phone: 952.227.1140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning &
Natural Resources
Phone: 952.227.1130
Fax: 952.227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Web Site
www.ci.chanhassen.mn.us
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MEMORANDUM
To: Todd Gerhardt, City Manager
From:
Lori Haak, Water Resources Coordinator
~.
April 23, 2007
Date:
Re:
Update to Section 1-2 of Chanhassen City Code - Definition of
"Impervious Surface"
BACKGROUND
At its work session on February 26, 2007, the City Council discussed the
proposed definition of "impervious surface." Due to additional information
becoming available, the City Council requested the opportunity to discuss the
recommended changes at this work session.
MEETING WITH MPCA
On March 21, Mayor Furlong, Councilmember Ernst and City staff met with
Mr. Peder Sandhei, a Pollution Control Specialist with the Municipal Division
of the Minnesota Pollution Control Agency. Peder gave a presentation on
pervious technologies and answered questions from those present. Among the
salient points of Peder's presentation were:
. The development of land increases imperviousness and the amount of
imperviousness in a watershed has been linked to declines in water
quality and increases in runoff;
. Permeable pavers themselves are not pervious, although the area
around the pavers is gravel and is pervious to water;
. Permeable concrete allows a great amount of water to pass through it,
but the level of permeability is determined by the subgrade that is
installed as part of the project and the permeability of the surrounding
soils;
. Several examples of permeable surfaces are available throughout the
Twin Cities (Attachment 1); and
. The actual perviousness of a permeable surface will vary by
manufacturer (Attachments 2-4).
STAFF TOUR
On March 29, seven City staff members toured the Ramsey-Washington
Metro Watershed District office in Little Canada to get more information
The City 01 Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
Todd Gerhardt
April 23, 2007
Page 2 of 5
about their "green" building and site that include: a green roof, rain gardens, a porous
asphalt parking lot, rain barrels and green building materials and practices. The parking
lot has been in place just over a year and it has been able to infiltrate a majority of the
rain events that the District has experienced since its installation (Attachment 5). District
Administrator Cliff Aichinger indicated that the soils on their site were sand and loam,
which are well-suited to infiltration practices like the porous parking lot. Cliff noted that
close monitoring of the installation of the parking lot was important since any
compaction of the corrected soils or subgrade would have dramatically decreased the
effectiveness of the infiltration component of the porous parking lot.
STAFF DISCUSSION
In light of the tour and the available information, staff from the City's Building,
Engineering and Planning divisions met on March 29 to discuss the practical issues that
will arise as pervious technologies become increasingly popular. The following items
were discussed:
Building
. According to the Building Official, there is about a 2' separation between the ground
surface and the seasonal high groundwater level throughout most of the City.
Achieving adequate separation (2-4') between the bottom of the corrected subsoil and
the seasonal high groundwater level would be difficult in most areas of the City.
. Infiltrating additional water into the surficial groundwater table could have impacts
on adjacent properties (e.g., causing sump pumps to run more frequently).
. Nothing in the current building code prohibits this type of practice.
. Any issues that may arise as a result of installation near basements would be very
dependent on the soils and situation on-site.
. Draintiles that are currently in place around foundations were not built to
accommodate additional water that may be introduced as a result of new infiltration
practices.
· Extensive soils investigations (including soil structure and percolation tests) should
be required prior to application.
Engineering
. It would be appropriate to require soils reports and engineered plans for systems of
this nature.
. Inspection of systems during installation to minimize the potential for improper
installation would be necessary. To decrease the burden on City staff, this could be
done by an engineer/inspector hired by the property owner.
. It may be beneficial to develop a standard detail and/or specification for pervious
technologies that can be used for design and installation.
. It may be beneficial to hold an escrow for a year to ensure proper design, installation
and function.
Todd Gerhardt
April 23, 2007
Page 3 of 5
. Because there is no certification process for contractors or designers, engineers would
be required to sign off on plans without being certain of the ramifications of the
proposed design.
. The plan approval process would need to include a review of overflows, point
discharges and groundwater movement as a result of the proposed project.
. These systems are typically designed for 2" rainstorms. The design should take into
consideration that these surfaces will become effectively impervious for larger
storms.
. The subgrade under any surfaces to be replaced by pervious technologies would have
to be re-excavated deeper than the new gravel sub grade in an attempt to restore soils
to their native (pre-compacted) condition.
. Once installation is complete, it would be very difficult to discern whether or not the
surface that was installed is pervious.
Planning
. The administration of a credit system for pervious technologies would require more
administrative time.
. The effectiveness of the systems cannot be demonstrated easily.
. Some sort of cap should be in place to limit the total amount of pervious technology
that can be installed on any lot.
. A record should be present on the property title in order to ensure future property
owners do not pave over approved pervious technologies.
. As-built surveys should be required following installation.
. Due to the commitment to long-term maintenance, it is more attractive to encourage
pervious technologies in commercial and industrial developments, away from
pollutant "hot spots."
. It is likely that the up-front costs (surveys, design, escrow, soils investigations) would
be onerous to homeowners.
. It may be beneficial to allow pervious technologies in phases (e.g., allowing pervious
driveways first and then assessing the process, requirements, effectiveness, etc.).
The consensus of staff was that Chanhassen' s soil types and groundwater situation are,
for the most part, inappropriate for these types of practices. They should be allowed
where appropriate conditions exist; however, it is the opinion of staff that this would
occur in very small pockets throughout the City. Staff recommends that soil testing and
preliminary site review be required prior to proceeding with the design, permitting and
installation of pervious technologies.
The Minnesota Stormwater Manual (developed by the Minnesota Pollution Control
Agency) contains recommendations for infiltration practices that could serve as a
guideline for the siting, design, review and installation of these systems (Attachment 6).
STAFF RECOMMENDATION
Todd Gerhardt
April 23, 2007
Page 4 of 5
Impervious Surface Definition
Staff recommendation is to amend the definition of "impervious surface" found in the
City Code to incorporate items as they are currently interpreted by City staff. The
definition recommended by staff is:
Impervious surface means any material that reduces or eliminates water infiltration when
compared to local native soil surface and structure. Impervious surfaces include, but are
not limited to: bituminous and concrete driveways, pavers of all material, compacted
aggregate, non-porous landscape underlayment, retaining walls, buildings, rooftops,
patios, landscape stepping stones or flagstones, driveways, pool decking and any other
structures. Exemptions include decks when installed without impervious surface below,
landscape rock or mulch with pervious underlayment.
A list of pros and cons of the staff recommendation is attached (Attachment 7) for the
Council's consideration. A list of definitions currently employed by other municipalities
and agencies is also attached (Attachment 8).
Credit for Pervious Technologies
Staff has also included two alternatives for providing credit for pervious technologies
(Attachment 9), as well as several examples (Attachments A-F). Below is a brief
summary of each.
. Alternative 1: This alternative would allow property owners to install site
coverage equaling 110% of the impervious limit, as long as at least 11 % of the
site coverage is a pervious technology. With this alternative, pervious
technologies are assumed to be 100% pervious.
. Alternative 2: This alternative would also allow property owners to install site
coverage equaling 110% of the impervious limit. However, they would need to
install a greater square footage of pervious technologies in order to receive the
maximum site coverage. With this alternative, pervious technologies are assumed
to be 25% pervious.
Staff recommends Alternative 2 as a means to begin providing a credit for the use of
pervious technologies.
Appropriate Use of Pervious Technologies
If either of these alternatives for providing credit for pervious technologies is adopted,
staff recommends that the recommendations of Minnesota Stormwater Manual and other
similar documents be distilled into a guidance document or ordinance. That information
would serve to ensure proper siting, design, review and installation of these systems.
DEVELOPMENT COMMUNITY COMMENTS
Todd Gerhardt
April 23, 2007
Page 5 of 5
Staff received a letter on March 2 from Mr. Matt Goldstein at Lennar (Attachment 10).
Lennar encourages the City to provide flexibility in its methods for calculating
impervious surface area. City staff has challenged Lennar to provide examples of
practical, defensible methods for calculating impervious surface area that are currently
employed by other municipalities. To date, no such examples have been received. City
staff commits to reviewing and thoughtfully evaluating alternative methods of
calculation.
RECOMMENDED ACTION
The Council should review and discuss the following items:
1. Impervious surface definition;
2. Credit for pervious technologies; and
3. Appropriate use of pervious technologies.
The Council should then recommend a course of action to staff. Any resulting City Code
updates should be scheduled for a City Council meeting agenda in the near future so they
can be adopted and implemented as soon as practical.
ATTACHMENTS
1. Holland Grand Permeable Projects
2. "Best Management Practices Fact Sheet - Porous Concrete"
3. "Anchor Paving Stones - Holland Grand Permeable"
4. "Pervious Concrete: When it Rains, it Drains."
5. "Porous Asphalt Parking Lot" fact sheet, RWMWD
6. "Infiltration Practice Guidance," Minnesota Stormwater Manual
7. Pros and Cons of Staff Recommendation.
8. Definitions of Impervious Surface from Chanhassen and Other Communities.
9. Examples of Proposed Impervious Surface Calculation Methods
10. Letter from M. Goldstein to L. Haak, dated March 2, 2007
A. Single family residential in Carver Beach
B. Single family residential in Longacres
C. Single family residential in Pinehurst
D. Single family residential in Settlers West
E. Commercial - Abra Auto Body
F. Industrial - CSM
G:\ENG\Lori\Surface Water\2006 SWMP Update\Code Updates\CC 042307\Irnpervious\042307 CC Work Session Memo.doc
HOLLAND GRAND PERMEABLE PROJECTS
1. Cul-de-sac Island
2. Res. Driveway
3. Parkway/Loading Dock
4. Parking Lot
5. Parking Stalls
6. Res. Driveway
7. Parking Lot
.61 Parking Stall
Birchdale Lane. Baxter,MN
910 North Jefferson S1. Anoka, MN
Stillwater Public Library Stillwater, MN
2335 West Highway 36 S1. Paul, MN
1701 Madison St N.E. Mpls., MN
4815 Island View Dr. Mound, MN
Highway 50/ Cedar Ave. Lakeville, MN
Minnetonka Community Center
1100 sqft
860 sqft
9300 sqft
32,000 sqft
1500 sqft
902 sqft
6200 sqft
200 sqft
Best Management Practices Fact Sheet
Porous Concrete
PURPOSE: Porous concrete used in place of conventional concrete decreases the
total amount of runoff leaving a site, promotes infiltration of runoff into the ground,
reduces the amount of pollutants carried to a storm drain or waterway, and aids with
reducing peak runoff velocity and volume.
Developing land for residential, commercial and industrial use carries the detrimental
effect of vastly increasing the amount of impervious surface area as land is paved to
create roads and parking lots. During a storm, runoff flows over impervious pavement,
picking up pollutants such as dirt, grease and oil, and transports these contaminants
to streams and storm sewer systems. .
In response to this issue, designers developed porous paving systems that allow
runoff to pass through the pavement into a stone reservoir, before infiltrating the soil
below to recharge the groundwater supply. With proper installation and maintenance,
porous paving allows for infiltration of up to 80% of annual runoff volume. Additionally,
studies indicate that porous concrete systems can remove up to 65% of undissolved
nutrients from runoff and up to 95% of sediment in runoff.
The design for application of porous concrete consists of at least three layers: a two to
four-inch layer of porous concrete, a one to two-inch filter layer of half-inch crushed
aggregate, a 12-inch minimum reservoir layer of one to three-inch aggregate, and an
optional layer of filter fabric. Porous concrete consists of a mix including Portland
cement, uniform open-graded coarse aggregate, and water. The void space of
porous concrete ranges between 15% and 22%, compared to a three to five percent
. void space in conventional concrete. The concrete itself provides for some pretreatment
of runoff. The crushed aggregate filter layer aids with removing some pollutants.
Runoff is stored in the reservoir bed, a highly permeable layer of open-graded clean-
washed aggregate with at least 40% void space. The filtered runoff then percolates
through the uncompacted soil base into the groundwater supply.
Porous concrete is placed using forms, then leveled with a screed. No finishing is
required, and jointing is optional. Take care not to overwork the surface.
Porous concrete is applicable to many light-duty uses, including overflow parking
areas, residential street parking lanes, parking pads in parking lots, sidewalks, golf
cart and bike paths, and emergency access lanes. With proper maintenance, including
regular vacuuming of the surface to prevent clogging by sediment, porous concrete
can have a minimum service life of 20 years~
VARIATIONS: Installing a berm at the edge of porous paving keeps off-site runoff
and sediment from entering the porous paved surface area, which prevents clogging.
A subsurface drain may be incorporated into the design of the stone reservoir to
collect water and route it to a detention or infiltration basin.
NOTE: Porous paving materials are not effective at removing dissolved nutrients from
water; therefore, they should be located at least 100 feet from drinking water sources.
Pre-treatment of runoff is necessary where oil, grease or other groundwater
contaminants are expected.
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Benefits and Uses
. Reduces total amount of impervious cover
. Reduces peak velocity and volume of stormwater
runoff delivered to storm sewer system
. Alleviates flooding and erosion downstream
. Applicable to all types of sites (residentiall
commercial!lndustrial)
. Recharges groundwater supply
. Filters contaminants from runoff prior to its
discharge to the storm sewer system
. Allows for land use in areas that otherwise would
not meet stormwater retention guidelines
. Requires less need for curbing and storm sewers
Additional Resources
PA Department of Environmental Protection
- www.dep.state.pa.us
- Pennsylvania Stormwater Best Management
Practices Manual
US Environmental Protection Agency
www.epa.gov
Cahill Associates
www.thcahill.com - click on "Technologies" for project
examples and general information
Villanova Urban Storm water Partnership
www3.villanova.eduNUSP/bmp.html
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Proceed with Caution
Though permeable paving materials have been in existence since
the 1970's, their implementation has been slow, due predominantly
to unfamiliarity with correct procedure, leading to faulty installation,
and a subsequently high rate of failure. However, with proper
installation and maintenance, these systems can be very effective
and long-lasting. Key design factors to ensure optimum pollutant
removal and longevity include:
. Placement in areas with highly permeable soils;
if underlying soil is damp, microbiological decomposition
of pollutants may be impeded
. Existence of organic material in soil
. Vacuum sweeping on a quarterly schedule
. Use in low-density parking areas
. Restrictions on use by heavy vehicles
. Limited use of de-icing chemicals
. Inspection and enforcement of specifications during construction
. Pretreatment of runoff to paved area
. Implementation of a sediment control plan
. Extending the depth of reservoir level to below
the frost line to prevent subgrade from frost heave
General Design Considerations
. Test soil at least four feet below base of stone
reservoirfor permeabilityof at least 0.5 inch per hour
. Porous surface permeability should be at least
eight inches per hour
. Suitable for drainage area of less than 15 acres
. Exisiing soil base must be level to prevent
ponding under the system .
. Avoid compaction of soil base; if new fill is
required, the addition of stone is recommended
over adding compacted soil
. Install at least four feet above seasonal high
groundwater table to prevent contamination
. Design should include overflow drainage to
remove excess stormwater
. Perforated pipe placed in the stone bed will
distribute runoff evently throughout bed and
may provide additional storage volume,
depending on size of pipe
. Stone bedding layer should drain within 72
hours of a rain event
. Slope of pavement surface should be no greater
than 5%, 2% grade is recommended
. Aggregate for reservoir bed should be
approximately 1 to 3 inches in diameter
. Reservoir aggregate must be clean-washed
and contain at least 40% void space
. Reservoir layer should be at least twelve inches
deep
. Air temperature during concrete pour must be at
least500F
. Porous concrete sets up quickly
. Take care not to overwork porous concrete
surface
. Design of system should consider expected type
and frequency of usage
. Control of sediment is critical- remove surface
sediment with a vacuum or by sweeping; avoid
power-washing, as it will clog the system
. Design must provide for a backup method for
water to enter stone reservoir (e.g. stone-
edged drain near wheel stop if curbing is not in
place)
. Concrete should be covered with polyethylene
film for at least one week to aid with curing
Porous Concrete
Installation
-+ ~~
. Not suitable for "stormwater hot spots", such
as truck stops, gas stations, etc. due to high
level of contaminants present
. Use snow plows with caution during snow
removal
. Prohibit use of sand, ash, salt or de-icers
. Installation in areas of high traffic or heavy
vehicles not recommended
. Not recommended in areas where wind
erosion supplies significant amounts of
windblown sediment
. Post signs to prevent vehicles with muddy
tires from entering area
. Potholes and cracks may be patched with
traditional patching mix, unless more than
10% of porous surface area needs to be
repaired
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Overall Goal:
Reduce Site Impact on Gervais Creek and
Downstream Waters
Design Objectives
. Demonstrate and promote new technologies
. Infiltrate and store precipitation.
. Slow storm water runoff
. Minimize impervious land coverage
. Improve water quality of runoff by binding heavy
metals and toxins from precipitation before they get
to waterwa s
Open-Graded Asphalt Pavement - The top layer of
asphalt is similar to that of conventional asphalt except
it excludes smaller aggregates and uses less tar in
order to create this open-graded, porous layer. This
allows stormwater to infiltrate through the asphalt and
into a storage layer called the stone recharge bed.
Choker Course - This layer is composed of single
size, Y2-inch crushed granules and functions to
stabilize the open-graded asphalt surface for paving.
Stone Recharge Bed - This is the water storage layer.
It does not exist in conventional asphalt systems. It is
composed of large, single sized crushed granite with-a
40% void space to temporarily store stormwater and
allow for gradual infiltration into the soil. While the
depth of this layer usually varies from 18 to 36 inches,
District office opted for a parking lot with an average
36 inch storage capacity.
Non-Woven GeotextiIe - This layer is a penneable
fabric, that allows for infiltration of water while
functioning as a barrier to keep soil from mixing with
the recharge bed.
Uncompacted Subgrade - This is the lower-most
layer. it is uncompacted native soil to allow optimal
infiltration.
Note: The District also installed a sand trench on the
building side of the parking lot to further improve
infiltration capacity.
Technical
Series on District
Office Demonstration
Features
Parking Lot Square Footage: 7,000 sq. f1.
Porous Pavement System with Subsurface Recharge Bed
Slone Recharge Bed
~ ~ .
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1
Infiltration
.Cost: -S9,50/sq n for cxcavation, installation,
matcrials, and labor.
Runoff Potential with Pervious Asphalt: Thc
cxact amount from this parking lot will bc
dctcrmincd with monitoring, Thc parking lot was
dcsigncd for 100% infiltration up to a 2-inch rainfall,
thcrcforc any rain cvcnt up to this amount will havc
o inchcs runoff.
Non-Porous/Traditional Asphalt Pavement System
Rain
Wear Course (-3/4 in. depth) ~ . ~
:-+ Run-ort
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~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
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~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
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Cost: -S3.25 - 4.25/sq n for cxcavation,
installation matcrials and labor.
Runoff Potential with Impervious Asphalt:
3936 gallons of watcr from a I" rainfall
The porous asphalt system requires very few materials that differ from standard asphalt systems. The difference is in
the formula of the aggregate, the laver dePths, and the composition of the stone recharge bed.
I. The top layer of aggregate mix in a porous system is made without 'fine' particles that would usually function to fill
void space between the larger aggregates. Also, the amount of tar used is less than that used in non-porous systems.
What results is a "black-top" looking surface similar to traditional pavement that is smooth enough to meet
requirements of the Americans with Disabilities Act but that is also noticeably porous.
2. A less visible structural difference is the depth of the base material. The depth of the stone recharge bed is 3 feet
allowing for a significant amount of water holding capacity. In the common instances of precipitation less than two
inches, storm water will be infiltrated slowly into the soil. In the less-frequent heavier rainfall event that overfills the
carrying capacity of the storage layer, water will overflow into adjacent rain gardens on the premises. For reference,
there were two rainfall events in 2005 that were 2 inches or greater according to the National Weather Service
records.
3. Also unique about this stone recharge bed is that it required a non-traditional material be used. While traditional
asphalt driveways use crushed limestone as a base layer, it could not be used for pervious asphalt systems due to its
brittle nature. Chipping of the granule can clog the system over time making it impervious. For the District parking
lot, contractors had to import crushed granite from St. Cloud to provide the required crushed, jagged base that is
harder than limestone.
~
~-
Because porous pavement systems are still a relatively new process to many contractors, it continues to be more
expensive than installing impervious pavement. Including material and labor, the final cost breakdown for the
District office site was approximately $9.50/sq. ft. While this
figure is about two to three times the installation costs for
standard asphalt, it takes into consideration three major factors:
I. Deeper excavation. Because the District parking lot allowed
for a significant storage layer depth it was roughly 6 times
deeper than a traditional parking lot. Because of this,
excavation and grading costs were more.
2. Material Costs - quantity issues. The 36-inch storage layer
(stone recharge bed) in a porous system lies below the
surface layer and its stabilizing choker course layer.
Traditional pavement does not have a storage layer.
3. Material Costs - quality issues. Porous systems cannot
use a limestone base used in non-porous systems because
limestone is too brittle - it will chip and clog the system
over time. Crushed granite was used in place of limestone,
and importing it from St. Cloud, added to the cost.
.:'),....
Construction of the Porous Asphalt Driveway
v = A2 * R * 0.90 * 0.0833 ft/in * 7.5 gallfe
Where: V = volumc of runoff (gal)
1
A- = paved surface area (square ft)
R = rainfall (inches)
0.90 = loss (usually through evaporation; unitless)
0.0833 = conversion factor (feet per inch)
7.5 = conversion factor (gallons per cubic foot)
So: V = (7000) * I inch * 0.9 * 0.0833 ft/in * 7.5 gallft3
V = 3935.9 gallons water runoff in a I-inch rainfall.
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The porous asphalt parking lot at R WMWD is the first of
its kind in Minnesota. The District will watch for surface
clogging and structural integrity problems including any
impacts of freeze-thaw cycles. Staff will also collect
water quality data to monitor parking lot runoff.
The District parking lot will undergo vacuum sweeping
once in the spring and again in the fall to remove particles
that clog pore space. In winter months, it will not undergo
any treatment for snow and ice other than early plowing.
Sand cannot be used because it will wash into and clog up
the pore spaces. Salt and other chemicals are not used in
order to protect the soils and groundwater beneath the
parking lot. With the proper maintenance practices, we
can expect that the parking lot will last the estimated 15 to
20 years.
Ramsey-Washington Metro
~% o;",;c'
The RWMWD is a 9roupin9 of five
smaller urban watersheds (Phalen
Chain of Lakes, Beaver Lake, Battle
Creek, Fish Creek, and East 51. Paul)
that drain to the Mississippi River just
downstream of downtown St. Paul.
We are a special purpose local unit of
government with a mission to protect
and improve water resources and water
related environments within our
jurisdiction.
For more information, you can visit our
website at www.rwmwd.orQ, or call our
office at
651-792-7950.
2665 Noel Drive
Little Canada, MN 55117
Website: www.rwmwd.org
Ramsey-Washington Metro Watershed District
Phone: 651-792-7950
Email: office@rwmwd.org
National Asphalt Pavement Association (NAPA).
www.hotmix.org
Minnesota Asphalt Pavement Association.
www.asphaltisbest.com
Pine Bend Paving, Inc.
Phone: (651) 437-2333
The Minnesota Stonnwater Manual CD or Guidebook.
November 2005.
A vailable through the PCA website:
www.pca.state.mn.us
Publication RWM-011.scr6 (2006)
Minnesota Stormwater Manual
Chapter 12-7
Infiltration Practice Guidance
~ Table 12.1NF.3. - Typi~al BM"P' Effluent concimtr~tio~-s- (s~urc~~:..wirl.er; 2000) --~
________~___~~__......___.<...._o_____._1&..~-........~~ _~_
Practice Group TSS TP TN CUI Zn'
Infiltrution Practices2 17 0.05 3.8 4.8 39
1. Units for Zn and Cu are microgrums per liter
2. Data based on fewer than five data points
2. Major Design Elements
2. 1 Physical Feasibility Initial Check
~ Drainage Area - It is HIGHLY RECOMMENDED that the following infiltration
practices be designed with the indicated maximum drainage areas:
. Dry well - I acre.
. Infiltration Trench - 5 acres.
. Underground Infiltration System - 10 acres.
. Infiltration Basin - between 5 and 50 acres.
~ Site Topography and Slopes - Unless slope stability calculations demonstrate
otherwise, it is HIGHLY RECOMMENDED that infiltration practices be located a
minimum horizontal distance of 200 feet from down-gradient slopes greater than
20%, and that slopes in contributing drainage areas be limited to 15%.
~ Soils - It is HIGHLY RECOMMENDED that native soils in proposed infiltration
areas have a minimum infiltration rate of 0.2 inches per hour (typically Hydrologic
Soil Group A, Band C soils). Initially, soil infiltration rates can be estimated from
NRCS soil data, and confirmed with an on-site infiltration evaluation or geotechnical
investigation (see Step 6 of the Design Procedures section for investigation
procedures). It is HIGHLY RECOMMENDED that native soils have silt/clay
contents less than 40% and clay content less than 20%, and that infiltration practices
not be situated in fill soils.
~ Depth to Ground Water Table and Bedrock - It is REQUIRED that infiltration
practices be designed with a minimum vertical distance of 3 feet between the bottom
of the infiltration practice and the seasonally high water table or bedrock layer (see
also Step 8 under the Design Procedure section). Local authorities may require
greater separation depths.
~ Site Location / Minimum Setbacks - It is HIGHLY RECOMMENDED that
infiltration practices not be hydraulically connected to structure foundations or
pavement, to avoid seepage and frost heave concerns, respectively. If ground water
contamination is a concern, it is RECOMMENDED that ground water mapping be
conducted to determine possible connections to adjacent ground water wells. The
following (Table 12.INFA) minimum setbacks are REQUIRED by the Minnesota
Department of Health for the design and location of infiltration practices. It will be
Version 1.1
Page 12
Minnesota Stormwater Manual
Chapter 12-7
Infiltration Practice Guidance
necessary to consult local ordinances for further guidance on siting infiltration
practices.
~ Karst - It is HIGHLY RECOMMENDED that infiltration practices not be used in
active karst formations without adequate geotechnical testing. See also Chapter 13
discussion on Karst features.
2.2 Conveyance
It is HIGHLY RECOMMENDED that a flow splitter or diversion structure be provided to
divert the V wq to the infiltration practice and allow larger flows to bypass the practice, unless
the infiltration practice is sized to retain Vcp, V plO or V pIOO. Where a flow splitter is not used, it
is HIGHLY RECOMMENDED that contributing drainage areas be limited to the appropriate
size given the BMP and an overflow be provided within the practice to pass part of the V wq to
a stabilized watercourse or storm drain. It is also HIGHLY RECOMMENDED that overflow
associated with the Vp10 or VplOO storm (depending on local drainage criteria) be controlled
such that velocities are non-erosive at the outlet point (to prevent downstream slope erosion),
and that when discharge flows exceed 3 cfs, the designer evaluate the potential for erosion to
stabilized areas and infiltration facilities.
r_T~~_I~-1-2.~~~~~_;"'.i.ni':mum S~~b~Ck ~~~~~_~em~~~_~~
Setback from Minimum Distance
[feet]
Property Line '10
Building Foundntion" "10
Privnte Well 50
Public Wnter Supply Well 50
Septic System Tnnk/Lencll Field 35
· Minimum with slopes directed away from the building.
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'It is REQUIRED that some form of pre-treatment, such -.~
'as a plunge pool, sump pit, filter strip, sedimentation
'basin, grass channel, or a combination of these
practices be installed upstream of the infiltration
practice.
2.3 Pre-treatment
It is REQUIRED that some form of pre-treatment, such as a plunge pool, sump pit, filter
strip, sedimentation basin, grass channel, or a combination of these practices be installed
upstream of the infiltration practice. It is HIGHLY RECOMMENDED that the following pre-
treatment sizing guidelines be followed:
~ Before entering an infiltration practice, stormwater should first enter a pre-treatment
practice sized to treat a minimum volume of25% of the Vwq.
Version 1.1
Page 13
I
-_.~
Minnesota Stormwater Manual
Chapter 12-7
Infiltration Practice Guidance
~ If the infiltration rate of the native soils exceeds 2 inches per hour a pre-treatment
practice capable of treating a minimum volume of 50% of the V wq should be installed.
~ If the infiltration rate of the native soils exceeds 5 inches per hour a pre-treatment
practice capable of treating a minimum volume of 100% of the V wq should be
installed.
It is HIGHLY RECOMMENDED that pre-treatment practices be designed such that exit
velocities from the pre-treatment systems are non-erosive (less than 3 fps) and flows are
evenly distributed across the width of the practice (e.g., by using a level spreader).
2.4 Treatment
Space Occupied - Space varies depending on the depth of the practice. Typically,
infiltration trenches are three to twelve feet deep with a width less than 25 feet. A dry well is
essentially a smaller version of an infiltration trench, consistent with the fact that the drainage
area to an infiltration trench is typically five times greater (or larger) than that of a dry well.
Underground infiltration systems are larger practices that range in depth from approximately
2 to 12 feet. The surface area of all infiltration practices is a function ofMPCA's 48-hour
drawdown requirement and the infiltration capacity of the underlying soils.
~ Practice Slope - It is RECOMMENDED that the bottom of all infiltration practices
be flat, in order to enable even distribution and infiltration of stormwater. It is
RECOMMENDED that the longitudinal slope range only from the ideal 0% up to
I %, and that lateral slopes be held at 0%.
~ Side Slopes - It is HIGHLY RECOMMENDED that the maximum side slopes for an
infiltration practice be 1:3 (V:H).
~ Depth - The depth of an infiltration practice is a function of the maximum drawdown
time and the design infiltration rate. The REQUIRED draw down time for infiltration
practices is 48 hours or less, and so the depth of the practice should be determined
accordingly.
~ Ground Water Protection - It is REQUIRED that runoff from potential stormwater
hotspots (PSHs) not be infiltrated unless adequate pre-treatment has been provided.
Infiltration of runoff from confirmed hotspot areas, industrial areas with exposed
significant materials, or vehicle fueling and maintenance areas is PROHIBITED.
~ Aesthetics - Infiltration basins can be effectively integrated into the site planning
process, and aesthetically designed as attractive green spaces planted with native
vegetation. Infiltration trenches are less conducive to site aesthetics, but the surface of
trenches can be designed with turf cover crops if desired.
2.5 Landscaping
It is REQUIRED that impervious area construction be completed and pervious areas
established with dense and healthy vegetation prior to introduction of stormwater into an
infiltration practice.
Version 1.1
Page 14
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Impervious Surface Definitions
Chanhassen:
Existing definition:
Impervious surface means any material that substantially reduces or prevents the
infiltration of storm water. It shall include, but not be limited to, gravel driveways,
parking area, buildings and structures.
Proposed definition:
Impervious surface means any material that reduces or eliminates water infiltration when
compared to local native soil surface and structure. Impervious surfaces include, but are
not limited to: bituminous and concrete driveways, pavers of all material, compacted
aggregate, non-porous landscape underlayment, retaining walls, buildings, rooftops,
patios, landscape stepping stones or flagstones, driveways, pool decking and any other
structures. Exemptions include decks when installed without impervious surface below,
landscape rock or mulch with pervious underlayment.
Minnesota Stormwater Manual:
Impervious Surface: A surface in the landscape that impedes the infiltration of rainfall
and results in an increased volume of surface runoff.
Bloomin2ton:
Impervious Surface: Any surface which prevents absorption of storm water into the soil.
Burnsville:
Impervious Surface: The portion of the buildable parcel which has a covering which does
not permit water to percolate into the natural soil. Impervious surface shall include, but
not be limited to, buildings, all driveways and parking areas (whether paved or not),
sidewalks, patios, swimming pools, tennis and basketball courts, covered decks, porches,
and other structures. Open, uncovered decks are not considered impervious for the
purposes of this chapter. The use of patio blocks, paver bricks or class 5 gravel material
are considered impervious surfaces as a majority of water runs off the surface rather than
being absorbed into natural soils underneath.
Ea2an:
Impervious Surface: A material providing a hard surface which prevents normal
absorption of water into land. It shall include, but not be limited to gravel driveways,
parking areas, buildings and structures.
Maule Grove:
Impervious surface means an artificial or natural surface through which water, air, or
roots cannot penetrate, except that a swimming pool shall not be considered an
impervious surface to the extent of the surface area of any water that may be used to fill
the pool.
Minnetonka:
Impervious surface: A material providing a hard surface which prevents normal
absorption of water into land.
Ramsev:
Impervious surface: A properly maintained artificial surface through which water cannot
easily penetrate.
Shoreview:
Impervious Surface Coverage: Any surface that prevents substantial infiltration of
precipitation and prohibits the growth of vegetation. Such surfaces include, but are not
limited to, driveways, parking lots, patios, roofs, sidewalks, streets, swimming pools and
tennis courts. Impervious materials include asphalt; brick; concrete; crushed rock or
stone; gravel; plastic; and stone. The City Manager or his/her designee shall determine
whether any proposed surface or material is pervious or impervious. The use of the
material shall be considered when making a determination of the pervious or impervious
nature of any material, i.e., areas subject to repeated pedestrian and vehicular traffic
become compacted and are considered impervious.
G:\ENG\Lori\Surface Water\2006 SWMP Update\Code Updates\CC 042307\Impervious\Other Communities Impervious.doc
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March 2, 2007
aty of Chanhassen
Ms. Lori Haak, Water Resources COOrdinator
noo Market Boulevard
Post Office Box 147
Chanhassen MN, 55317
Re: Code Revisions Resulting from Adoption of Second Generation SWMP
Dear Ms. Haak:
Lennar appreciates the opportunity to oomment on the proposed code revisions as described In item B. of
the February 26, 2007 aty Council packet. OUr letters to the City dated January 4,2006, December 28,
2006, and February 12, articulate our opinions that the City is overly aggressive relative to its peers in
regard to surface water management. Past correspondence articulates other concerns regarding
implementation of the SWMP, however, this correspondence focuses on impervious surface regulations as
our primary concern. Lennar also understands that staff is researching regulatory toolS for managing the
innovative surface water management techniques over a long period of time. The purpose of this letter
is to provide informational resources about systems that provide property owners with more flexibility to
address the City's aggressive surface water management objectives. Utilizing some of the strategies
and/or providing storm water credit for utilizing alternative surface water management systems like the
ones noted below would reduce the burden caused by the City's impervfous surface regulations.
Regarding the contemplated methodology of calculating impervious surface area, Lennar requests that
the City enable credit to be provided for the use of items such as semi-pervious block, rain gardens,
drainage swales, rain barrels, and alternative infiltration systems. To achieve this, Lennar understands
that the City is seeking reliable case studies and educational information on systems that are new to
Chanhassen. Below are select surface water management resources that Lennar has found to be
informative. This list assumes that the City has already been in touch with communities such as Oakdale,
Marine on St. Croix, and lake 8mo to learn about their programs and possible case studies.
The Low Impact Development Center offers various case studies and educational resources on various
innovative surface water management strategies (see
htto:/lwww.lowimoactdevelopment.ora/research.htm).This group describes various small-scale surface
water management strategies that Lennar believes would be effective in Chanhassen. The Minnehaha
Creek Watershed District appears to be embracing UD prinCiples as evidenced by the effort to update the
District's Comprehensive Plan.
The U.S. Green Building Council, in partnership with the Congress for the New Urbanism and the Natural
Resources Defense Council, is developing the Leadership for Energy and Environmental Design (LEED) for
Neighborhood Development Rating System. Pilot projects In this program implement various innovative
surface water management best management practices in an effort to translate the philosophies behind
the LEED architectural standards to community development. Some of the projects that have been
submitted for consideration utilize infiltration basins, rain gardens, and other innovative surface water
management techniques that are not currently given credit by the Chanhassen Code. For more
information, see htto: / /www.usabc.ora/DisolayPaae.asox?CMSPaaeID=148.
The Metropolitan Council has created the Urban Small Sites Best Management Practices Manual (posted
at http://www.metrocouncil.oralenvironment/Water/BMP/manual.htm).This indudes some practices
such as on-lot infiltration that could be adjusted if necessary to be effective in Chanhassen's clay soils.
935 East Wayzata Boulevard - Wayzata, MN 55391 - Telephone: 952-473-1231- Fax: 952-473-7401 - www.lennar.com
~-
several manufacturers of storm water management systems have compiled educational data and case
study information. The Uni-Group USA website (htto:/lwww.uni-arouousa.org/uni-eco-.htm) provides
information about their UNI Eca-Stone pervious paver products including technical specifications. Lennar
is very interested in utilizing semi-pervious pavers to receive credit for reducing the amount of impervious
surface on individual homesites where the planned hard cover is near the City's maximum. This is a very
attractive and viable alternative for Lennar's homes to remain in compliance with the Code while meeting
our buyer's needs in the marketplace.
Lennar has considered utilizing below-grade water storage systems that provide on-site storage of
surface water (htto:/lwww.cultec.com/client/Stormwater%20Instructions.odf).St. Louis Park has
entertained utilizing similar systems to provide surface water management in urbanized areas as part of
redevelopment projects. Similarly, Evaporative Control Systems, Inc. (http://www.ecsareen.coml)
manufacturers below-grade irrigation system that we believe can be modified to provide some additional
surface water storage capacity.
Lennar has also considered utilizing rain barrels. Rain barrel information from the City of Minneapolis is
available at http://www.ci.minneaoolis.mn.us/cso/rain-barrel.asD. That page contains a link to
http://dnr.metrokc.gov/wlr/PI/rainbarrels.htm, which in turn has a list of organizations and
manufacturers that have information on rain barrels.
To ensure the long-term management of the on-site BMPs, the City could consider implementing a point-
of -sale home Inspection program that is linked to a maintenance code and triggered by a property owner
placing a building on the market for sale. This type of program provides an opportunity for the aty to
review the property for compliance with the building code, and it might be legal to apply this approach to
managing surface water facilities. The Cities of St. Louis Park
(http://www.stloulspark.ora/residents/sellingyourhome.htm#979) and Richfield
(http://www.cl.richfield.mn.us/residents/pointofsale.htm) have a history with this type of program.
Lastly, Lennar partnered with another developer to implement various LID principles in the Wild Meadows
community in the City of Medina. Applied Ecological services was our environmental consultant, and otto
Associates was our civil engineer. Wild Meadows includes some rain gardens, conservation areas, and
significant wetland restoration. In this case, the development agreement and the homeowners
association are critical components to the success of the Wild Meadows restoration strategy and surface
water management.
These resources and others are available to enable the aty to establish policies and management
practices that can ensure that innovative systems are proper1y installed and maintained. Please consider
these and other resources to provide property owners with more options to meet the City's aggressive
surface water management objectives.
Respectfully submitted,
~~
Matt Goldstein, AICP
Project Manager
Lennar Corporation
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February 12, 2007
City of Chanhassen
Ms. Lori Haak, Water Resources Coordinator
noo Market Boulevard
Post Office Box 147
Chanhassen MN, 55317
Re: Code Revisions Resulting from Adoption of Second Generation SWMP
Dear Ms. Haak:
Thank you for including L.ennar in this code review process and inviting comments on the proposed code
revisions as described in item 1f. of the February 12, 2007 CitY Council packet. The purpose of this letter
is to comment on the proposed code revisions, request clarification, and reiterate suggested alternative
approaches before tonight's meeting.
AN ORDINANCEAMENDING CHAPTER 1 CHANHASSEN ClTYCODE, GENERAL PROVISIONS
Section 1, ImpeIVious surface detiniUons: The definition of hardcover is referred to the impervious
surface definition. The imperviOUS surface definition was not included in this packet. Has a change to
the Impervious surface dentition been approved? In which section of the Code is this defined?
AN ORDINANCE AMENDING CHAPTER 18 CHANHASSEN ClTYCODE, GENERAL PROVISIONS
Section 4, Water Quality and water Quantity connection charge: When applied to new development, this
fee appears to be duplicative of other fees typically included in the development agreement. Which
statute is utilized to provide the authority to charge this particular fee? How is this fee calculated? Does
this fee differ from the current storm water fee (which we object to as well).
Section 4, Credit for treaUng runoff to NURP sl;indarrJs: Is credit given for implementing various BMPs
that are not necessarily included in the NURP standards? How is a project credited for utilizing lJD?
AN ORDINANCE AMENDING CHAPTER 19 CHANHASSEN cnYCODE, GENERAL PROVISIONS
Section 19-143(a), Hydrologic Analysis: This section does not mention any alternatives to the NURP
surface water management standards. How are proposed lJD improvements acknowledged in the
calculation of ponding requirements? How are develOpers given credit for including UD practices? This
section implies that NURP standards must be met with or without the added functionality of UD
improvements.
Section 19-143 (c) General Fadlity Planning: This section Implies that UD practices such as swales and
natural infiltration areas are encouraged. However, other Section 19 elements describe NURP and other
ponding standards, and there is no discu$ion of precisely how credit is given for utilizing non-NURP
strategies. How are proposed UD Improvements acknowledged in the calculation of ponding
requirements? How are developers given credit for including UD practices? This section implies that
NURP standards must be met with or without the added functionality of lJD improvements. If natural
detention is encouraged, the Code should establish the methods to receive credit for providing natural
detention areas.
935 East WayzatD. Boulevard. Wayzata, MN 55391 . Telephone: 952-473-1231 · Fax: 952-473-7401 · WNW.lennar.com
@-
Section 19-203 Credits: What types Of information and data will be accepted to persuade the CIty to
adjust a surface water management fee? There are many case studies and demonstration projects in the
Twin Cities metropolitan area clearly illustrating the effectiveness of UD and related strategies. Carver
County has completed some of these in heavy day soils. What specific actions can the public take to
encourage the City to utilize local and national examples of effective llD implementation?
Section 19-206 Appeal of Fee: Where are the definitions of "property classifications 1, 2, and 3?" What
are these definitions?
AN ORDINANCE AMENDING CHAPTER 20 CHANHASSEN crTYCODE, GENERAL PROVISIONS
Section 3. Section 20-1072(a): This paragraph is incredibly subjective and clearly provides the CIty with
excessive latitude with interpreting how the code applies to developments. Precisely how is "good
design" defined? Exactly how do natural and existing topographic patterns contribute to the beauty and
utility of a development? These statements should be removed from the Code and placed in a policy
document as general design guidelines because of their extremely subjective and unenforceable nature.
Section 4. Section 20-1085(3):This paragraph is incredibly subjective and c1eariy provides the aty with
excessive latitude with interpreting how the cocJe applies to developments. Precisely how are "sensitive
alignments" of roads defined? Exactly how do the incorporation of natural features, landscaping and
massing of trees "enhance existing natural features and views" within a development? These statements
should be removed from the Code and placed in a policy document as general design guidelines because
of their extremely subjective and unenforceable nature.
Section 48 Section 20-10556: The context within the Code of this section is unclear. Moreover, this
section goes too far in dictating the design of new developments and could be easily interpreted as a
taking. These statements should be removed from the Code and placed in a policy document as general
design gUidelines because of their extremely subjective and unenforceable nature. For example, the
footprint size is regulated elsewhere in the code directly through setbacks and indirectly through the
impervious surface requirements. Many property owners have no choice but to build smaller than desired
footprints due to other code requirements such as impervious surface restrictions. Strictly follOWing this
policy could severely limit the creativity of site designs and severely limit the rights of property owners
which are currently protected. Which statute is utilized to provide the authority to dictate site design with
this level of specificity?
The proposed regulations impose additional restrictions and limitations as to how land is utilized in a
manner that appear to be Significantly more restrictive that the CIty's peers. This inequitable burden
could be lessened if a more flexible, performance-based approach were adopted to enable reasonable
deviations from the proposed standards. We appreciate that some of our suggestions and concerns from
our December 28, 2006 letter and other correspondence have been acknowledged and discussed further
during public meetings, especially (1) the overly aggressive buffer strip width and buffer setback
language; and (2) the overly restrictive interpretation of impervious surface. Surface water management
issues remain critically important to us, and we look forward to participating in future public discussion of
these and related SWMP issues.
I'
Respectfully submitted,
~~
Matt Goldstein, AICP
Project Manager
lennar Corporation
LENNAR.
t::!~~..~~-~~--~,-----. j
December 28, 2006
oty of Chanhassen
Lori Haak, Water Resources Coordinator
7700 Market Boulevard
Post Office Box 147
Chanhassen MN, 55317
Re: Code Revisions Resulting from Adoption of Second Generation SWMP
Dear Ms. Haak:
Thank YOU for including Lennar in this code review process and inviting comments. Clearly, a
significant amount of effort has been Invested In the Second Generation Surface Water Management
Plan (SWMP) and the proposed code revisIons to further enable this plan to be Implemented. While
many of the code revisions appear to be reasonable, we are particularly concerned about the
proposed language In the sections outlined below. In short, our primary concerns are (1) the overly
aggressive buffer strip width and buffer setback language; and (2) the overly restrictive Interpretation
of ImperviOUS surface.
Chapter :1
Section 1-2, Impervious surface definitions: The proposed definition Is overly restrictive and does not
Include exemptions that are commonly accepted In Chanhassen's peer otles. Pavers, stepping stones,
semi-pervious block, and related materials should be included as exceptions to the Impervious surface
calculations. Please note that our opinion on this matter as articulated In a letter to Mr. Todd
Gerhardt dated January 6, 2006 has not changed.
Section 1-2, Wetfand definitions: Creating wetland definitions that are unique to the City of
Chanhassen unnecessarily complicates wetland management. Do the City's wetland definitions
supercede the classifications that result from the MnRAM analysis? What Is the operational
relationship between the City's definitions and the established classification system? We are concerned
that the classification standards and criteria are too vague and subject to interpretation.
Chapter 19
Section 19-102-(a)(6), Concrete washout areas: Temporary concrete washout areas that are in
compliance with the Oty's engineering standards should be spedflcally noted as an exception. If this
section Is re-wrltten as subsequently proposed on 12/28/06, does the phrase "or other lawfully
established waste disposal facility" In Section 19;'102(a) include temporary concrete washout facilities
that are In compliance with the City's engineering standards?
Section 19-143 (e)(1), I1D: This section implies that Low Impact Development (UD) practices such
as swales and natural Infiltration areas are encouraged. However, other section 19 elements describe
NURP and other pondlng standards. How are propOSed UD improvements acknowledged In the
calcUlation of pOndlng requirements? How are developers given credit for including UD practices?
This section Implies that NURP standards must be met with or without the added functionality of UD
Improvements.
935 East Wayzata Boulevard, Wayzata, MN 55391 . Phone 952.473.1231 · Fax 952.473.7401 · www.lennar.com
I
,
Gl-
--
Chapter 20
Section 20-41t(b), New buffer requirements: The new buffer requirements are overly restrictive and
maybe Interpreted as a taking when applied to specific development proposals. What evidence is
there that a 50 foot buffer proVides tangible Improvements to wetland quality relative to a buffer of 30
feet or less? Assuming that a higher priority is placed on the buffer strip over the structure setback,
then the propoSed structure setback should be significantly reduced If the buffer strip widths are
adOpted In their current form. We support reinstating the language permitting an average buffer
width to provide more flexlblllty in applying this standard.
Section 20-411(d), Variances: Will the standard variance standards be applied when considering a
variance from the proposed buffer standards,. or will different standards be utilized? We anticipate
that applying these standards along with the City's other standards for streets, surface water
management (ponds), maximum slopes and tree preservation will likely generate many variance
requests, especially on smaller sites. These setbacks will also make it more difficult for development
or redevelopment on some parcels to reach density requirements In the Comprehensive Plan.
Section 20-411(g), Setbacks on surveys: The wetland setbacks should not be required to be Included
on title and Certificate of Survey since the wetland setbacks are subject to change over time. If the
setbacks were to be Increased at some unknown future time and a Certificate of Survey is produced
with the less restrictive setback, the City may be In a pQSition to honor the outdated setback as stated
on the Certificate of Survey. Moreover, this section duplicates the proposed requirements In Section
20~12(a) to place buffer strips within drainage and utility easements.
Section 20-411(h), Retaining walls: Retaining walls and limited land alteration should be permitted
within the buffer strip, especially In situations where the buffer is being created rather than preserved.
If the buffer strips had a narrower minimum Width (such as 20 feet for the Preserve classification), we
would likely not object to this proposed requirement. In addiUon, variance langauge should be added
similar to the language In Section 2~11(d).
Section 20-416(d}(2), Reporting requirements: In the first paragraph, restrict the period oftime that
a report is required. For example, link the required number of reports to the growing seasons In
whIch the wetland alteration will occur. Moreover, state that an annual report Is not required If no
active management activities are planned. The second paragraph appears to require monitoring
reports for five years once the alterations or new construction are complete. Our concern Is that the
current proposed language might be interpreted to require submIttal of annual reports beyond the
five-year time limit proposed.
We appreciate the opportunity to comment, and we look forward to continuing to participate in this
process. Some of the proposed rules are overiy aggressive and Inconsistent with Chanhassen's peers.
This approach significantly Impacts prIVate landowners and developers by placing additional
restrlctfons and IImitatlons as to how land is utilized. This Inequitable burden could be lessened if a
more flexible, performance-based approach were adopted to enable reasonable deviationS from the
proposed standards.
Respectfully submitted,
flb~ ~~
Matt Goldstein, AICP
Project Manager
lennar Corporation
January 6, 2006
Oty of Chanhassen
Todd Gerhardt
City Manager
P.O. Box 147
Chanhassen, MN 55317
Re: Impervious Surface Regulations
Dear Mr. Gerhardt:
With this letter the Lennar Family of Builders Including Lundgren and Orrin Thompson endeavors to
encourage discussion about the CIty's codes that relate to Impervious surface. In short, Chanhassen's
Impervious surface requirements are overly restrictive and negatively impact our ability to meet our
buyers' needs. These regulations may be changed to permit slightly more area on single family
homesltes to be covered In a manner that remains consistent with the City's guiding policy
documents. Following the present course Is negatively affecting the Oty's tax base by softening
demand for hIgher-end single family homes In an increasingly competitive market segment.
The characteristics of our best-selling, higher-end single family homes In Chanhassen are changing
quickly. Chanhassen buyers are increasingly Interested In larger homes that include four-stall
garages, larger kitchens, and patios and decks that are functional for entertaining. After the
purchase, buyers want the flexibility of being able to expand their home, Improve theIr homesite, or
add other amenities such as pools, hot tubs and athletic courts in the future. The current impervious
surface regulations Impede this future flexibility and limit our ability to meet our buyers' needs.
First, the City Code does not currently provide credit for using some of the Impervious mitigation
solutIons that have been embraced by other Twin CIties communities and watershed districts. For
example, the use of rain gardens, rain barrels, individual below-grade surface water storage systems,
and pervious block are not permitted to be credited against the effective covered area of a single
family homesite. Enhancing the code with the use of flexible, performance-based Impervious
mitigatIon technIques would provide more methods to address Impervious concerns.
Second, Chanhassen's maximum lot coverage of 25% Is the lowest maximum that we've encountered
In the western suburbs In the recent past. In nearby communities, 30% is quite common as the
standard maximum (without a PUD). This difference caused a concern In Settlers West that was
solved by taking area from a Olanhassen outlot bordering Eden Prairie and adding that area to the
adjacent homesite to create enough buildable square footage so a similar home could be built
immediately next to Its Eden Prairie neighbor.
Third, Impervious surface Is measured twice In the case of private streets with segments on private
homesltes thereby falsely decreasing the effective buildable area of homesltes that Include private
street segments. In Pinehurst, for example, ponds were sized based upon surface water management
calculations that Included runoff generated by both the public and the private streets. However, the
"buildable" area of homesltes that Include portions of the private streets Is reduced by that pavement
area. This Is duplicative. Fourh, regarding open space, the Infiltration function of undisturbed open
space Is not acknowledged In the Code. In Pinehurst, there was no surface water credit given to the
dedication of the 2.9-acre Outlot A, even though a portion of the surface water drains to this parcel.
5545 Indian Mound East, Wayzata, MN 55391 . Telephone: 95Z-473-tZ31 . Fax: 952-473~7401 · wWw.lundgrentc.com tir-
Thoughtfully regulating resIdentIal development Is an Iterative and dynamic process. We request that
the existIng Impervious surface regulations and policies be updated to permIt the use of proven
creative on.slte Impervious mitigation techniques and rectify potential redundancies. This may be
done In a manner that preserves the desired low-denslty neighborhood character, addresses site
constraints such as poorly draIned solis, and respects existing site amenities such as preserved trees.
I appreciate the discussions I have had with staff recently regarding thIs Issue, and I understand
staffs' position on these matters. I continue to believe that this Is a significant policy Issue for the City
of Chanhassen and I welcome the opportunity to raIse this matter wIth the Oty COuncil. We strive to
build the best homes In the Twin Cities and In our experience these Impervious surface regulations
significantly Impair our ability to deliver the high-quality homes Chanhassen has become known for.
Respectfully submitted,
,/?1tMt- ~-
.' Matt Goldstein, AICP
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otal Hardcover Area
ercent Hardcover
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----
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------
. denotes Iron monument found
0 denotes iron pipe set
and marked as shown:
S denotes soil boring
~ denotes ercolation test hole
17.2
6.9
0.5
0.5
ACRES
0.20
0.03
0.01
0.00
0.00
0.05
Web Site:
www.ottoassociates.com
Revised:
8-24-05
moved house
10-11-05
city review
9 West DiVision St.
Buffalo, fiN 55313
Ph: (763}682-4727
. SSOCIA TES Fax: {763}682-3522
Engineers and Land Surveyors, inc.
TTO
Job No.
1-05-024
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1 SURVEY FOR: LUNDGREN BROS.
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60120-771
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SCHOfEtL ~ M.ADSOiM, i~C.
ENGiNEERS · SURVEYORS * PLANNERS
SOIL TESTING · 8WJRONMENTAL SEq'lIICES
10580 WAYlATA BOULEVARD. SUITE 1
MINNETONKA MN 55305
952-34-6-7601 FAX: 952-54-6-9065
www.schoel!modson.com
BY:
DEPT.: riA.,
DATE: 41 z.'t.j 0 l..-
BY:
DEPT.1
DATE:
By:~R
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DATf: -}-'O7-
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DESCRIPTION:
Lot 2. Block 4, THE WOODS AT LONGACRES
BENCHMA,RK:
Top of iron monument as shown
Eievation = 1004.22 (NGVD-1929 Datum)
GENERAL NOTES:
As-Bu\ \t: Oct \6 11200\ , Bcu'5~ \':5 bu~ \1-
o'Ssto\<e:dTcr'OCo.t-\on. G,cr. F\r. ':: \00<=1.5,
,TOF"ot="tound. .,., \0\0 Al X, \OO\.~ - DenoTes
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1 . ~ - Denotes iron monument.
2. x890.0 - Denotes existing spot elevation.
3. x(a90.0) - Denotes proposed spot elevation.
4. ~ - Denotes direction of surface drainage.
5. Proposed garage floor = 1009.0
Drop garage one. course
6. Proposed top of foundation = 1010.0
7. Proposed basement floor = l002.0
I
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Impervious Limit = 30%
Total Lot Area = 15,860 sf
Impervious Area = 3,787 sf
Impervious Cover = 23.9%'
I hereby certify that this sur/ey was
prepared under my supervision and that
I am a Licensed Land Surveyor under the
laws of the state of Minnesota.
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This drawina has been checked end
reviewed this I.'?-rh day of
PECEi48cR 2000 .
by ~~ ~;'./Y;:;-'
t/ 17 fl 4/
\..U'~1J7}( tYU J,Y- h..-A;-;/'A.:It
Theodore D. Kemna
Date: Dec 11, 2000 License No. 1 7006
, 03nSSI 38 111M 0/0 3~O.::l38
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LEGEND BY:-vf:i(.
DEPT: Cwf /'
~ DENOTES SANITARY MANHOLE DA rE: Z--~l-V)
DENOTES HYDRANT BY. .
~ DEPf 1/iIf/V
iii DENOTES CATCH BASIN DATE: Z - O~t:J5"
BY:
@ DENOTES STORM MANHOLE DEPT:
DATE:
6 DENOTES STORM APRON
---"- DENOTES APPROXIMATE REAR OF BUILDING PAD
NORTH
0 DENOTES IRON MONUMENT
x 000.0 DENOTES EXISTING ELEVATION
S (000.0) DENOTES PROPOSED ELEVATION
- DENOTES DIRECTION OF SURFACE DRAINAGE
(Q~Q) DENOTES SANITARY SEWER SERVICE ELEVATION
--- DENOTES 30 FT. BLUFF SETBACK LINE
15
o 15 30
W . A ,
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SCALE IN FEET
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CO NT ACT DEVElOPER FOR
SA~.llTARY SEWER AND WATER
~ VICE lOCATION
HARDCOVER
rMAX. ALLOWABLE % :: 25% - - _
tLOT AREA:: 21 ,34? Sq. Ft
DRIVEWAY AREA :: 1,442 Sq. Ft..
HOUSE/PORCH AREA:: 3,.689 Sq. Ft.
SIDEWALK AREA:: 204 Sq. Ft.
COVERAGE:: 25% J
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PROPOSED ELEVATIONS
. PROPOSED GARAGE FLOOR ELEVATION:: 927.47
PROPOSED TOP OF FOUNDATION ELEVATION:: 927.80
PROPOSED BASEMENT FLOOR ELEVATION:: 919.13
PROPOSED BASEMENT GARAGE FLOOR ELEVATION:: 917.80
'1>1
L-\"'~
SETBACKS
MIN. FRONT YARD SETBACK:: 30'
MIN. SIDE YARD SETBACK:: 10'
MIN. REAR YARD SETBACK:: 30'
NOTES:
1.) BUILDING PAD CORRECTION PER GRADING PLAN APPROVED BY
THE CITY OF CHANHASSEN. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR THE FIELD VERIFICATION OF THE EXACT
LOCATION OF THE BUILDING PAD.
2.) EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE
WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT
LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE
COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR
ANY AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY
LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES.
3.) MUST MAINTAIN A MINIMUM 2% SLOPE GRADIENT TO
ACCOMODATE POSITIVE DRAINAGE.
4.) ALL OFFSET IRONS ARE MEASURED TO HUNDREDTHS OF A
FOOT AND CAN BE USED AS BENCHMARKS.
5.) THE PROPOSED DRIVEWAY SHOWN IS CONCEPTUAL ONLY AND
DOES NOT PURPORT TO SHOW EXACTLY HOW THE DRIVEWAY
SHALL BE BUILT.
6.) A TITLE OPINION WAS NOT FURNISHED TO THE SURVEYOR NOR
WAS A SPECIFIC TITLE SEARCH FOR THE EXISTENCE OR
NON-EXISTENCE OF RECORDED OR UNRECORDED EASEMENTS
CONDUCTED BY THE SURVEYOR AS PART OF THIS SURVEY.
Ln
=
I HEREBY CERTIFY THAT THIS IS A TRUE AND CORRECT ;~ ~Ji Rr
REPRESENTATION OF A SURVEY OF THE BOUNDARIES OF: :z;. ~ ~
~~
LOT 29, BLOCK 4, SETTLERS WEST U ~ Q
CARVER COUNTY, MINNESOTA ~@S ES
AND THE LOCATION OF ALL BUILDINGS, IF ANY, THEREON,.4ND ALL u..
VISIBLE ENCROACHMENTS, IF ANY, FROM OR ON SAID LANtUAS
SURVEYED BY ME THIS 21ST DAY OF JANUARY, 2005.
6~ Rx~~
Gary R. Germond
Licensed land Surveyor, Minn. Lie. No. 24764
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01-21-05
, SCALE
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JOB NO.
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~ITF PI AN
SITE DATA:
DEVELOPER:
ZONING:
PROPOSED USE:
~GROSS.LOT AAEk =-
TOTAL BUllOING fOOTPRINT AREA:
(lnckJ&lg atg bldl;1., prtlp. bldl;! ., TIE)
PROPOSED PARKING WT AREA: 31,091 sa. n.
PROPOSED TOTAL lANDSCAPE AREA: 30,966 SQ. FT.
PROPOSED TOTAL SIOEWAlX AREA: 4B4 SQ. FT.
PROJECTED NUMBER OF EMPLOYEES 20-24
REQUIRED INTERIOR PKG LOT ISlANOS AREA
PROVIDED INTERIOR PKG LOT ISlANDS AREA
PERCENT BUILDING COVERAGE: 2J"
(Xa1n.tlotolWl)
PERCENT lANDSCAPE AREA 3611
(71: 01 net lot OAWI) I
PERCENT..IMPERMEABU AREA: 51"
(I af net lot area IncludIng bldg. 6 pcMItTMlI'It.)
BH (HIGHWAY ac BUSNESS DISTRICT)
ABRA AUTO BODY &: GlASS
82,481 SQ. fT. OR 1.89 N:.
18,808 SQ. FT.
ABRA CHANHASSEN Ilk WOODBURY F'RANCHISES
HENRY CORNEUUS
40 LAKE DRIVE EAST
C~HASSEN. UN 553 17
PH (952) 933-9669
FX (952) 93J-????
ENGINEERING COMPANY:
X,XXX SQ. fT.
1,132 SQ. fT.
A.l..LIANT ENGINEERING, INC.
CLARK WICKLUND, P.L
t.IALEAH ACOSTA. ASlA, PROJECT MANAGER
233 PARK AVENUE SQUTH, SUITE 300
MINNEAPOUS, MN 55415
PH (612) 767-9337
FX (612) 756-3099
ARCHITEClUAL COMPANY:
BUILDING HEIGIfT: ONE STORY'
EXISTING BUILDING HEIGHT: 24'
PROPOSED BUILDING HEIGHT: 25'-3-
SITE PlAN BASED ON SURVEY INFORMATIDN PROVIDED BY
ALlJANT ENGINEERING, INC. (612) 758-3D60.
PARKING DATA:
PItOYIDI!D PARKING STAI.I.8:
9x18 &: 9.20
8x20 DilKlbled
TOT.....
58 STA1...lS
3 STALLS
Ii aTALU
REQUIItED 'Altl(JMCI aTALU:
Automotive Service Station use:
4 parking apaces plus 2 parking spoces for
each sl'lrvlco stoll, plus 5 atolla per 1000 51
of office area.
4 stolls 4
23 ."rvci" stalls 46
(6 ollisUng sorvice boY')
(17 proposed serviee boys)
2504.4 sf Office area 10
(1704 sf proposed office)
J:..~ sf OJlistinQ office) eo aTALU
SITE LEGEND:
c==J UGHT DUTY BrTUl.AINOUS PAVEMENT
~ HEAVY DUTY BITUMINOUS PAVEl,AENT
I~.>::'" :~~,.'::::'I CONCRETE PAVEMENT
B6 12 CURB AND Gm
EXISTING CURB & GUTTER
UMfTS DF CONSTRUCTION
..
.
TRAFFlC FLOW STRIPING
..
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(:J
Q
LUMINAlRE
NUMBER OF PARKING STALLS
DIRECTION OF TRAFTlC FLOW
WllJ(US ARCHITECTS
CHRIS GUERRERA
11487 VAl.ll:Y VIEW ROAD
EDEN PRAlRIE. MN 55344
PH (952) 941-8660
FX (952) 941-2755
LEGAL DESCRIPTION'
SEE SURVEY
GENERAL NOTES:
1. PRIDR TO STARTING CONSTRUCTION. THE CONTRACTOR SHALL ~RIFY THAT
ALl REQUlRED PERlifITS AND APPROVALS HAVE BEEN OBTAINED. NO
CONSTRUCTlON OR fABRICATlON SHAlL BEGIN UNTIL lHE CONTRACTOR HAS
THOROUGHLY RE\ilE~D ALL PLANS AND OTHER DOOJMENTS APPROVED BY
ALL OF THE PERMlrnNG AUTHORITIES.
2. WORK SHAll 8E PERFORMED IN ACCORDANCE WITH THE PLANS AND
SPECI~CATIONS AND THE REQUIREMENTS AND STANDARDS OF THE LOCAL
GOVERNING AUTHORITY.
3. CON'TRACTOR IS RESPONSIBLE FOR DEMOIJTlON &: REUOVAL or ALL EXISTING
STRUCTURES THAT INTERfERE 'MTH NEW WJRI< AS SHO'Mi. BITU~INOUS
SHAll BE SAW OJT FOR STRAIGHT EDGES. TAD< SHALl BE USED ON
BITUMINOUS EDGE PRIOR TO PATCHING. MATC>-i EXISTING GRADES.
4. CONCRETE SIDEWALK AND CURB &: GUnER SHAll. BE REMOVED TO NEAREST
CONSTRUCTION JOINT OUTSDE THE REMOVAL UMITS.
5. ALL DIMENSIONS. GRADES. EXISTING AND PROPOSED INFORMATION SHDv.N ON
THE PLANS SHAil. BE FlELD VERIFIED BY THE CONTRACTOR PRIOR TO
CONSTRUCTION. CONTRACTOR SHALL NDTIFY THE CONSTRUCTION MANAGER IF
ANY DISCREPANCIES EXIST PRIOR TO PROCEEDING WITH CONSlRUCllON FOR
NECESSARY PLAN OR GRADE CHANGES. NO EXTRA COMPENSATION SHALL BE
PAlO TO THE CONlRACTOR FOR wmK HAYING TO BE REDONE DUE TO
INFORMATION SHOv.N INCORRECTLY ON THESE PLANS IF SUQ-l NOTIFlCATlON
HAS NOT BEEN G1~N.
6. ALL DIMENSIONS SHOv.N ARE TO TOP FACE OF CURB, EDGE OF S1DEWAlJ< OR
EXTERIOR OF BUILDING UNLESS OTHER~SE NOTED. REFER TO ARCHITEC1\JRAL
DRAv"NG FOR BUIUDING DIMENSIONS. LOCATION Of DilTS, RAMPS. STDDPS,
CONCRETE APRONS AND SPEOFlCATlONS.
7. Ail. CONCRETE SIDEWALK ADJACENT TO BUILDING SHALL BE SEPARATED BY A
1/2- EXPANSION JOINT.
8. PROTECT EXISTING CONCRETE SlDEWAlJ<S DURING ALL PHASES OF
CONSTRUCTlON. CONTRACTOR TO REPLACE ANY CRAO<ED OR BROKEN
PANELS CAUSED BY SITE CONSTRUCTION.
9. CONTRACTOR SHAll. PROTECT ADJOINING PROPERTIES &: SlRUCTURES FROM
HAZARDS ASSOCIATED v"TH HIS CONSTRUCTION ACTI\ilTIES AND SHALL BE
RESPONSIBLE FOR ALl DAMAGES TO PROPERTlES ANa SlRUCTURES THAT
OCCUR AS A RESULT OF THESE ACTlVlTlES. GENERAL CONTRACTOR SHALL
NOT BLOCK ACCESS TO ADJOINING PROPERTIES.
10. CONTINUOUS CDNCRETE CURB & GUTTER VoHICH CHANGES TYPE SHALL
HA'vt: A FlVE fOOT TRANSITlON.
11. GENERAL CONTRACOR IS RESPONSIBLE FOR COORDINATING v"TH ~RE
MARSHAL FOR POSTlNG OF FIRE LANES. CURB MARKING &: SIGN AGE.
SITE PLAN NOTES:
[I)REFffi TO ARCHlTECTURAL AND STRUCTURAL DRAv"NGS FOR CONCRETE
STOOPS, OVERHEAD DOORS, AND APRONS ADJACENT TO PROPOSED BUILDING.
[J)ALL CURB &: GUTTER TO BE CONCRETE 8612 UNLESS NOlID OTHER~SE.
[])CONSTRUCT CONCRETE SIDEWALK PER DETAil. SEE SHEET C-4.
[])PARKING STRIPING SHAll BE 4 INCH \\HITE.
CD ACCESSIBLE ROUTE SHAI.l.. BE PROVIDED FROM ACCESSIBLE PARKING STAllS TO
BUILDING ENTRANCE (SEE ADAAG REQUIREMENTS). POLE Ir.IOUNT APPROVED SIGNS.
ONE VAN N:.CESSIBLE. CENTER ON STAll. LOCATION PER GENERAl CONTRN:.TOR.
PAINT INTERNATIONAL SYlolBOL OF ACCESSIBIUTY - WHITE ON BWE BACKGROUND.
SEE SHEET C-4.
~STRUCT ACCESSABLE RAMP PER ADAAG STANDARDS. MAX. SLOPE 1:2D.
IT> ~~~~TI~~gTDMETRIC PlAN FOR LOCATIONS, FODT -CANDLE PRINTOUT AND
~~E~~C~~~~~rJ'i~~I~~G~U~~GE1~ fi~~~AL 6~o~fRA~~~ A~rc~Es~udf
THE BASE AND EXTEND ELEClRlCAL SERVICE.
~UONUMENT SIGN, 64 S.F. SIGN AREA, 8' HT. REFER TO PLANS AND DETAILS BY
SIGN SUPPUER. GENERAL CONTRACTOR TO CONSTRUCT THE BASE AND EXTEND
ElECTRICAL SER>1a:.
[]) TRANSFOR~ER PAD AND BOLLARDS BY GENERAl CONTRACTOR, INSTALL
PER UfIUTY COUPANY SPEC.
~ ALL CONCRETE APRONS TO BE 3000 PSI AJR ENTRAlNED 6" CONCRETE
WITH 14 BARS 0 12" O.C. AND BROOM ~NISHED ON 6" AGGRAGATE
BASE. SOILS REPORT MAY SUPERSEED THE ABOVE SPECS.
[j]) TRASH ENCLOSURE. REFER TO ARCHfTECTURAl PlANS.
Ill> SPLASH BLOCK - SEE ARCHITECTURAl PlANS FOR EXACT LOCATIONS.
III> MATCH EXISTING CUR8 & PA\ilNG.
lID g~~~~~~UlNA~g~. ~f~~N s"b?LSB~~~I~o7~~g~E ~~~AlLS
lID PREFORMED CDNCRETE WHEEL STOPS.
lIE> ACCESS ISLE STRIPING SHALl BE 4 INCH YEllOW
~
ALLlANT
ENGINEERING
INeO.PO.ArID
"" PARK AVEMJE 80UTH
~200
IIINEAPOU8, MIl ea41a
1812l768-108lI
1812l768_ "All
I KRfBY COIlIfY"DiAl TMS PU.N. sPEI::FlCAnCll
0IIl ItEJ'ORT WAS PREPNlED BY IllE OR lHD lIT
llIRErT !l.PDNSlllH ND lHAT I NIl A IlUl T
l.aJISED DllffiR
UNDER ntE LAWS Of THE STAlE CF IlIlfr€'SOlA
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ISSU[l CATEl
CllT SlJ6wlTT~:' ~.19.01
PROJECT LOCATION:
CHANHASSEN, MN
SHEET NUMBER I TITLE
r-1
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PROJECT DATA
SITE
PROPOSED LOT 1:
ISITE::AREA"':'- - 840,4'55.0 S.F. 1 OO~Q')(,
BUILDING AREA_ 156,330.0 S.F. 16.6%
rIMPERVIOUS-AREA 295,499.9 S.F. 35.2%
PERVIOUS AREA 388,625.1 S.F. 46.2%
PROPOSED LOT 2:
SITE AREA 201,606.8 S.F. 100.0%
BUILDING AREA 49,500.0 S.F. 24.5%
IMPERVIOUS AREA 67,641.9 S.F. 33.6%
PERVIOUS AREA 84,464.9 S.F. 41.9%
PROPOSED LOT 3:
SITE AREA 193,412.3 S.F. 100.0%
BUILDING AREA 54,000.0 S.F. 27.0%
IMPERVIOUS AREA 87,257.3S.F. 45.2%
PERVIOUS AREA 52,155.0 S.F. 26.9%
PROPOSED LOT 4:
SITE AREA 199,639.1 S.F. 100.0%
BUILDING AREA 54,000.0 S.F. 27.0%
IMPERVIOUS AREA 87,380.2 S.F. 43.8%
PERVIOUS AREA 58,258.9 S.F. 29.2%
PROPOSED LOT 5:
SITE AREA 285,022.5 S.F. 100.0%
BUILDING AREA 46,800.0 is.F. 16.4%
IMPERVIOUS AREA 59,26\.3 oS.F. 20.8%
PERVIOUS AREA 178,961.2 S.F. 62.8%
PROJECT TOTAL:
SITE AREA
BUILDING AREA
IMPERVIOUS AREA
PERVIOUS AREA
1,720,135.7, S.F.
360,630.0 S.F.
597,040.6 S.F.
762,465.1 S.F.
100.0%
21.0%
34.7%
44.3%
EXISTING
1 STORY
156,330 S.F.
o
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123 PARKING ST,W.';
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SITE PLAN
~ I '~
o 50 100 200
I..... I
SCALE 1"=100'-0" NORTH
BUILDING
PARKING PROVIDED
EXISTING BUILDING
LOT 2
LOT 3
LOT 4
LOT 5
TOTAL STALLS PROVIDED
4.2 STALLS/ \.000 S.F.
814
157
195
195
160
\.521 STALLS
LEGAL DESCRIPTION:
LOT I, BLOCK 2, CHANHASSEN EAST BUSINESS CENTER
ZONED: lOP
USAGE: OFFICE SHOWROOM/HIGH TECH. OFFICE
BUILDING HEIGHT: 16'-0" CLEAR
CONSTRUCTION TYPE: UN
PARKIN G
PARKING REQUIRED
EXISTING BUILDING
OFFICE 50%=78,165 S.F. @ 3.5/1,000=274 STALLS
MFR. 25%=39,083S.F. @ 1:350= 112 STALLS
WAREHOUSE 25%=39,082 S.F. @ 1:2,000=20 STALLS
TOTAL 406 STALLS REQUIRED
BUILDING "A"
OFFICE 50%=23,400 S.F. @ 4.5/1,000=105 STALLS
MFR. 25%=11,700 S.F. @ 1:350=33 STALLS
WAREHOUSE 25%= 11,700 S.F. @ 1:2,000=6 STALLS
TOTAL 144 STALLS REQUIRED
BUILDING "B"
OFFICE 50%=27,000 S.F. @ 4/1,000=108 STALLS
MFR. 25%=13,500 S.F. @ 1:350=39 STALLS
WAREHOUSE 25%=13,500 S.F. @ 1:2,000=7 STALLS
TOTAL 154 STALLS REQUIRED
BUILDING "c"
OFFICE 50%=27,000 S.F. @ 4/1,000=108 STALLS
MFR. 25%=13,500 S.F. @ 1:350=39 STALLS
WAREHOUSE 25%=13,500 S.F. @ 1:2,000=7 STALLS
TOTAL 154 STALLS REQUIRED
BUILDING "D"
OFFICE 50%=24,700 S.F. @ 4.5/1,000=111 STALLS
MFR. 25%=12,375 S.F. @ 1:350=35 STALLS
WAREHOUSE 25%=12,375 S.F. @ 1:2,000=6 STALLS
TOTAL 152 STALLS REQUIRED
TOTAL
1,021 PARKING STALLS REQUIRED
2.8 STALLS/l,OOO S.F.
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