A-2. KEY FINANCIAL STRATEGY – PERMEABLE PAVERS: Research policies and potential consequences for the allowance of permeable pavers in the equation for hard cover allowance Y A--
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q CITY OF ClIANIIASSEN
S2 "e) . Chanhassen is a Community for Life-Providing for Today and Planning for Tomorrow
NH AS
MEMORANDUM
TO: Todd Gerhardt, City Manager
FROM: Paul Oehme, Director of Public Works/City Engineer
DATE: June 26, 2017 r7V
SUBJ: KFS: Research Policies and Potential Consequences for the Allowance of Permeable
Pavers in the Equation for Hard Cover Allowance
DISCUSSION
Annually, the City receives requests from residents that wish to install a patio or other hard cover on
their property but the hard surface coverage threshold is sometimes already at the maximum allowed
by code. Patios are considered hard surface and would add to the total hard surface coverage of the
property.
Hard Surface/Lot Coverage Percentage as PUD
City Code (Chapter 20 - Zoning/Article VIII. Planned Unit Development District. Division 1.-
Generally. Sec. 20-505 - Required general standards, (e)) illustrates by table the following:
Hard surface coverage shall be limited as follows:
Comprehensive Plan Designation Hard Surface Coverage (%)
Low or medium density residential 30
High density residential 50
Office 70
Commercial (neighborhood or community) 70
Commercial (regional) 70
Industrial 70
Mixed use 70
According to Code, individual lots within PUD's may exceed these standards if the average meets
these standards.
Hard Surface/Lot Coverage Percentage by Land Use Classification
Most directly relates W9t litclbovi,i4i4paia 'SICpx 9"gi ..",2iffifiblot coverage" as a
percent of the lot.
7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317
Todd Gerhardt
KFS: Allowance of Permeable Pavers
June 26,2017
Page 2
Maximum Lot Coverage by Land Use Classification
Land Use Classification by District Maximum Lot Coverage by Percentage
"A-2" Agricultural Estate* 20
"RR" Rural Residential* 20
"RSF" Single-Family Residential* 25
"R-4" Mixed Low Density Residential* 30
"RLM" Residential Low and Medium Density* single-family dwelling, 35
two-family dwelling, 40
townhouse or multi-family dwelling 50
"R-8" Mixed Medium Density Residential* 35
"R-12" High Density Residential* 35
"R-16" High Density Residential* 50
"BN"Neighborhood Business 65
"BH"Highway and Business Services 65
"CBD" Central Business No maximum
"CC" Community Commercial 70
"BG" General Business 70
"BF" Fringe Business 40
"OI" Office and Institutional 65
"IOP" Industrial Office Park 70
day care facilities 65
Shoreland Management District single-family residential 25
medium/high density residential 35
industrial zones within Lake Susan
Shoreland District 70
*Please be apprised that City Code (Chapter 20-Zoning, Article IV. - Conditional Uses. Division 3. -
Standards for Agricultural and Residential Districts. Sec 20-254. - Churches (4). states, "No more
than 70 percent of the site is to be covered with impervious surface and the remainder is to be
suitability landscaped in conformance with Article XXV."
To get around the hard cover coverage requirement, property owners have asked to use patio systems
that allow water to infiltrate into the soil to reduce runoff Permeable pavers are the most previlent
system that property owners have asked to be used. The City Code does not recognize these systems
as permeable. Property owners would have to go through a variance process to have these systems
approved.
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KFS: Allowance of Permeable Pavers
June 26,2017
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Staff has researched how other communites handle pervioius pavers for residental use in hard cover
surface considerations. The attached spreadsheet shows the findings.
Staff has been concerned that if allowed in residential areas, the systems may not be installed
properly and not be maintained as needed. Staff does not have the resources to check back to see if
the permeable pavers are working as intended. If they are not working as intended, what should the
recourse be? The City does allow these systems in special situations for commercial or industrial
areas however, plans have to be submitted and approved and a maintenance agreement signed.
There were three main potential options to consider for residential areas:
A Continue to define pervious pavers as impervious surface, with engineering and literature to
support that policy.
A Allow the conditional use of pervious pavers with engineering and literature to detail the
conditions of use (e.g., engineering and maintenance standards, alternative management
standards).
A Allow the use unconditionally.
There are several purposes for regulating and limiting impervious surfaces. Traditional city
planning, zoning and code requirements set limits of impervious surfaces by land use classification
to encourage infiltration and natural groundwater recharge, reduce urban flooding and solar heat
gain, limit overall hardscape, and provide green space.
Federal, state, and regional regulations have been enacted to manage stormwater in urbanized
communities including but not limited to the requirements of the EPA Clean Water Act,National
Pollution Discharge Elimination Systems (NPDES), and specifically Municipal Separate Storm
Sewer Systems (MS4) requirements.
In Minnesota, watershed districts (WD) and watershed management organizations were created to
manage and protect the water resources within their defined hydrologic boundary. The Minnesota
Legislature authorized the creation of watershed districts in 1955, through the Watershed Act, for the
statutory purposes to conserve the natural resources of the state by land use planning, flood control,
and other conservation projects for the protection of public health and welfare and the prudent use of
natural resources. Further, in 1982, the Minnesota Legislature approved the Metropolitan Area
Surface Water Management Act, which requires local units of government in the Seven-County
Metro Area to prepare and implement comprehensive surface water management plans. Both the
WD and the City have an interest in water quantity and quality and have adopted plans and rules that
address a variety of water management concerns.
More discussion with the WD would be need to see if allowing permeable pavers would be
acceptable and comply with their rules.
Pervious Pavers Defined
The MPCA Stormwater Manual defines the more encompassing definition of permeable pavement
as follows: Permeable pavements allow stormwater runoff to filter through surface voids into an
underlying stone reservoir where it is temporarily stored and/or infiltrated. The most commonly
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KFS: Allowance of Permeable Pavers
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used permeable pavement surfaces are pervious concrete,porous asphalt, and permeable
interlocking concrete pavers (PICP).
The Interlocking Concrete Pavement Institute (ICPI) describes permeable interlocking concrete
pavements (PICP) as: PICP consists of solid concrete units molded with joints and/or openings that
create an open area across the pavement surface. The openings allow water from storm events to
flow freely through the surface into an open-graded base where it is collected and stored before it
infiltrates into the underlying soils. For low-infiltration rate soils, drain pipes are often placed in
the subbase to drain excess water, thereby functioning as a detention facility with some infiltration.
Uses and Limitations of Permeable Interlocking Concrete Pavements (PICP)
PICP has become the preferred permeable pavement option over pervious concrete and asphalt
applications in recent years due in part to the use in smaller residential or retrofit applications, and
lower material and installation costs and maintenance. Research has demonstrated that PICP is an
effective method for reducing stormwater runoff and pollutants from urbanized areas. Properly
designed, installed, and maintained PICP can have design life surface infiltration rates exceeding
100 in./hour according to industry literature.
PICP are typically used in areas with light traffic at commercial and residential sites such as low-
speed roads, parking lots, driveways, sidewalks, plazas, and patios. Stringent design, installation and
maintenance is imperative to ensure proper performance.
All the WD's recognize permeable pavement as a viable BMP to reduce volume and pollution.
Many offer cost-share opportunities for their installation. However, complicating factors in the
blanket use of PICP in the City are the varying rules and standards across the WDs pertaining to the
design, installation, and maintenance of permeable pavement and PICP specifically. Each WD has
its own specific rules, standards, and exemptions. Developing a City-wide one-size-fits-all set of
engineering and maintenance standards for PICP is problematic. Therefore, the first step is to
address the use of PICP in City code if PICP are approved.
Current City Code Definitions that Influence the Use of PICP
A key issue that influences the use of PICP in the City Code is the varying definitions and
regulations of impervious surface, hard surface coverage and lot coverage.
City Code (Chapter 1- GENERAL PROVISIONS/Sec. 1-2. Rules of construction and definitions)
defines impervious surface as: any material that substantially reduces or prevents the infiltration
of stormwater. It shall include, but not be limited to, gravel driveways,parking area, buildings, and
structures.
City Code defines:
A Hardcover as: the definition of impervious surface.
A Lot coverage as: that portion or percentage of a lot that is covered by impervious surfaces.
A Structures as: anything manufactured, built, constructed, erected, or a portion thereof which
is normally attached to or positioned on land, whether temporary or permanent in character,
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KFS: Allowance of Permeable Pavers
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including, but not limited to, buildings,fences, sheds, advertising signs, dog kennels, hard
surface parking areas, boardwalks,playground equipment or concrete slabs.
The terms "hard surface" and "hard surface coverage" are not defined within Sec. 102 Rules of
construction and definitions, however the terms are interspersed throughout the Code.
Watershed District Definitions that Influence the Use of PICP
The following are definitions of impervious, pervious and structure for WDs within the jurisdiction
of the City. In instances where definitions are not provided, the specific entity has not defined the
term.
The Minnehaha Creek WD defines impervious as: surfaces that are compacted or covered with a
layer of material such that it is highly resistant to infiltration of runoff including but not limited to
gravel, rock, asphalt, concrete, and non pervious paver systems.
The Riley Purgatory Bluff Creek WD defines impervious surface as: any exposed surface that has
been compacted or covered with a layer of material, or is likely to become compacted from expected,
use, such that it is highly resistant to infiltration.
The Carver County WMO defines impervious as: a constructed hard surface that either prevents or
retards the entry of water into the soil and causes water to run off the surface in greater quantities
and at an increased rate of flow than prior to development. Examples include rooftops, sidewalks,
patios, driveways,parking lots, storage areas, and concrete, asphalt, or gravel roads.
The Minnehaha Creek WD defines pervious as: surfaces that are readily penetrated or permeated
by rainfall or runoff resulting in infiltration and reduced runoff.
The Carver County WMO defines pervious as: a surface that is readily penetrated or permeated by
rainfall or runoff resulting in infiltration and reduced runoff.
The Riley Purgatory Bluff Creek WD defines structure as: any impervious building or other object
that is constructed or placed on the ground and that is, or is intended, to remain in place for longer
than a temporary period.
The Carver County WMO defines structure as: anything constructed or erected on or connected to
the ground.
Current City Code that Influences the Use of PICP
Relevant "hard surface" or"impervious surface"references and standards by zoning classification
are cited here and in the Appendix. To ensure code changes are made to accommodate the use of
PICP in the City, City Code sections should be thoroughly reviewed.
City Code (Chapter 18 - Subdivisions, Article III. - Design Standards. Sec. 18-60. - Lots (j) states,
Proposed house sizes shall be shown on the subdivision plan and shall be designed to accommodate
residents' future house expansion (e.g., porches) and accessory structures (e.g., decks and patios) as
well as the driveway and sidewalks to building entrances. If house plans are not known, then a
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60-foot by 60-foot building pad and a 30-foot wide access driveway shall be used. The maximum
permitted impervious surface shall be calculated for each lot and the permitted houses and
structures shall be limited to those sizes.
Design, installation, and maintenance standards would be at the discretion of appropriate city staff
and/or input or deferment to the corresponding WD or WMO. The MPCA Stormwater Manual
suggests using the design, installation, and maintenance guidance for PICP as referenced by the
Interlocking Concrete Pavement Institute (ICPI). The ICPI's website is www.icpi.org. It includes
information for design professionals and installers regarding industry standards and specifications,
installation guidelines and maintenance. Staff would recommend that if permeable pavers are
allowed a certified installer shall be required to pull the permit. Many certified installers are
available in the metro area.
Shoreland Management and Bluff Creek Overlay Districts would need to be addressed in a different
manner if ICPI are allowed. Staff recommends that as a permit requirement, a recordable easement
or maintenance agreement be required that assures the owner of the property in which PICP was
installed as a permitted accessory use is properly maintained as a pervious surface.
Planning Department Review
Planning staff has reviewed the findings from the research that has been completed. A brief
discussion of these issues and Planning staff's recommendations are presented below.
Issue 1: Lot Coverage and Impervious Surface
Unlike the terms "hardcover" and "impervious surface", "lot coverage" and "impervious surface"
should not be seen as interchangeable. When the City Code uses the terms hardcover and
impervious surface, it is primarily in a context of stormwater management; however, the term lot
coverage is has impacts on the intensity of land use, viewscape, and greenspace, as well as on
stormwater runoff Treating impervious surface and lot coverage as synonyms would mean that
setbacks would be the only limit on the intensity of land use.
In the case of industrial and commercial districts, this would allow for larger parking lots and
buildings. Staff examined a site within the Southwest Corporate Center that is limited to 70% lot
coverage. If lot coverage was defined solely as impervious surface and pavers were not considered
impervious surface, the owner could increase the parcel's maximim building size from about
268,000 square feet to approximately 329,000 square feet and reduce the greenspace on site from 30
percent to about 10.5 percent. This would create a substantially different visual impact for
surrounding land users and increase the development's traffic impact.
In residential areas, this would mean that by substituting traditional impervious surfaces with
pervious pavers, a builder could construct a house where only roofed structures counted towards lot
coverage. This would allow for the construction of homes with a substantially larger footprint, as lot
coverage currently used for driveways and patios could all be allotted to the house, and would also
make it easier for large sheds to be constructed on small residential lots. Staff examined a property
on W. 65th Street zoned Residential-Single Family and determined that if lot coverage was defined
solely as impervious surface, the owner could reduce the property from having 75% greenspace to
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approximately 40% greenspace. Staff conducted the same exercise for a property zoned Residential
Low and Medium Density on Strawberry Lane and discovered that the lot's greenspace could be
reduced from 65%to around 31%. In both cases, the owners would be able to add 320 plus square
foot sheds in their rear yards. The size of these accessory structures, overall intensity of property
use, and visual impression of these residences would be very different from what is currently typical
for the city's small lot residential neighborhoods.
Since the City uses lot coverage as a major tool for limiting the intensity of development and
preserving onsite greenspace, any change that completely exempts a category of materials from
counting towards lot coverage will have many unintended consequences.
Issue 2: Regulating through Conditional Use Permits
Conditional Use Permits need to go before both the Planning Commission and City Council.
Additionally, staff performs annual inspections of all conditional use permits in order to ensure that
properties are complying with the conditions placed upon the permits. Categorizing pervious pavers
as conditional uses would result in a significantly increased workload for both the Planning
Commission and City Council, and performing the required inspections would exceed the capacity
of the City's staff.
Properties located in commercial and industrial districts can already utilize pervious pavers as part of
a stormwater mitigation strategy. These systems are evaluated as part of a development's site plan
review, and several projects incorporating these systems, for example Total Wine, have already been
approved.
Issue 3: Definitions
Planning staff is concerned that by narrowly defining pervious systems as those made up of
permeable interlocking concrete pavers, the City will not be able to take advantage of new
technologies. Adopting a broader definition of pervious would allow the City to evaluate proposed
systems based on their demonstrated capacity to facilitate stormwater infiltration, rather than the
materials used in their construction.
Summary
Planning staff agrees that pervious pavers and other similar systems are proven technologies that are
well suited for use in low traffic areas. Staff recognizes that the current lot coverage limits on
residential properties were drafted partially with the intent of limiting the stormwater runoff
generated in those zoning districts; however, the lot coverage standards were also created to create a
certain neighborhood aesthetic. Staff desires to balance these two considerations to accommodate
technologies that allow homeowners to created stormwater neutral structures, without comprising the
character of the city's residential neighborhoods.
Recommendation
Planning staff recommends that the following changes be made to the City Code if permeable pavers
are approved:
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1) Residential properties should be allowed a total lot coverage of X+5%* where X is the
currently established maximum impervious lot coverage, and the 5% is pervious lot
coverage. To qualify as pervious, the system must be designed in compliance with standards
established by the Interlocking Concrete Pavement Institute (ICPI) and installed by an ICPI
certified installer.**
a. Possible phrasing: "The maximum lot coverage for all structures and paved surfaces
is 30%, of which no more than 25%may be impervious surfaces."
2) The use of permeable paver systems on industrial and commercial properties should continue
to be addressed through the site plan review process.
3) The term "pervious/permeable" be defined in the City Code.
4) The usage of the terms "impervious" and "hardcover" should be standardized throughout the
Code.
*To provide context that would allow a 15,000 square foot lot (minimum RSF lot size)to construct a
750 square foot (25' x 30') pervious paver patio in addition to the currently permitted 3,750 square
feet (25%) of impervious lot coverage.
**For other types of pervious surface technologies, a similarly credible organization's guidelines
and appropriately certified installer could be substituted.
Attachment: Impervious Surface Rules and Policies of Metro Cities
g:\eng\pervious pavers policy\062617 cc ws pp kfs.doc
Impervious Surface Rules and Policies of Select Cities
City Terms Definitions Residential Approach Non-residential Approach Shoreland Pavers/Pervious Tech Notes
Chanhassen Hardcover/Impervious see impervious surface/anything that substantially Limit on%lot coverage and paved Limit on%lot coverage and paved 25%except 35%for medium/high res Policy is to classify as impervious
Surface/Lot Coverage reduces or prevents infiltration of surfaces. Detached single family surfaces. and 70%in Lake Susan Industrial Zones. surface.
stormwater/portion of lot covered by impervious generally 20-35%.
surface
Chaska Floor Area Ratio/Lot Coverage Total floor area divided by total lot area/lot area Some zones have FAR(.25 for primary,.4 Limits on FAR and Building Coverage. 30%limit on impervious. Pavers do not count. Emailed.Summary of response:Pavers
covered by principal and accessory buildings w/accessory),most seem limited by don't count.Only count buildings and
setbacks and restrictions on size and accessory structures.No exceptions.
number of accessory structures.
Cottage Grove Floor Area Ratio/impervious Floor area divided by lot area/undefined Limit on number and size of accessory by Maximum Building Coverage. Maximum Building Coverage Unclear. Do not define imperviuos,best guess is
district,limit on impervious%in rear they ignore non-buildings.Emailed.No
yard,and%limit on impervious surface response.
or structures...10 to 50%.
Elk River Floor Area Ratio/Lot Coverage Floor area divided by lot area/%of lot area that Limit on lot coverage.Detached single Limit on%lot coverage. 25%impervous surface.No credit Counts as impervious in shoreland. Emailed.Summary of response:Only
can be covered by principle and accessory family generally 25%,40%for multi- allowed.All count. buildings count outside of shoreland.In
structures. family.Rural accessory caped by number shoreland everything counts.Handle
and size,others seem limited by exceptions through varaince proccess.
setbacks.Only structures count
Inver Grove Heights Impervious Surface area covered or physically altered and has hard Limited number of accessory structures Limit on impervious surface or 25%(high if they provided implemented Considered impervious *I like this*Emailed.Summary of
surface which increases flow rate(everything but with maximum size,sliding impervious% building coverage. storm water management plan and CUP) Response:All count,but get bonus 10%
decks). with lots less than 9,000 being allowed for engineered systems.
40%and larger lots being allowed 10%,
can get extra 10%via CUP.
Lino Lakes Impervious Surface Compacted surface or surface covered by Limit%lot cover for accessory building Lot coverage% 30%1-2 family res,35%for 3-4 family Not impervious(if engineered). Emailed.Summary of Response:Must
materials that increase run off(list everything) and garage,maximum size,and number. res,60%for Com/Ind.Minimum open provide engineered diagrams,and up to
Detached single family limited to 40% space for developments. 100%credit for impervious if engineer
impervious. agrees.
Prior Lake Floor Area Ratio/impervious floor area divided by lot area/covering that does rear lot maximum of 30%cover and size Floor area ratio for some districts. 30% Considered impervious. Emailed.Summary of response:Pervious
not allow water to percolate in natural soil. limit,ground floor area ratio cap for not credited.Sidewalks under 3'wide and
some districts(.30-.35). open decks don't count.Rest does.
Rosemount Impervious Surface/Lot Coverage surface that allows little to no water Limit on size of accessory structures, Maximum lot coverage District standards. Ordinance Silent,but city has been Emailed.Summary of response:All but
penetration/%of lot covered with structures, maximum lot coverage(30-40%detached allowing credit if engineered(case decks are lot coverage.Pavers are
paved and other impervious surfaces. single family), by case). evaluated case by case.Ordinance is
silent,but if applicants provided detailed
engineering the City has been allowing
pavers.
Savage Floor area ratio/Impervious floor area divided by lot area/area that cannot limit on size and number of accessory Maximum Building Coverage. 30% Considered impervious.No credit Emailed.Summary of response:Pavers
Surface absorb rainfall and cause increased run off structures,35%impervious surface(can given. are impervious,patios,pools,driveways,
be increased through CUP),no structure sport courts,sheds,all roof count,
over 5%of rear yard. residential caped at 35%but can exceed
with CUP through engineering.
Shakopee Floor area ratio/impervious floor area divided by lot area/%of lot area 30 to 50%impervious surface Maximum impervious surface 25% Considered impervious. Emailed.Summary of response:
surface percentage covered by surfaces impervious to penetration by coverage Everything including decks and pools are
water. considered impervious.PUD/variance
allowed to exceed.
Stillwater Floor area ratio floor area divided by lot area Some stipulated maximum lot coverage, Maximum lot coverage. 25% Pavers count,sometimes if houses Emailed.Summary of Response:Patios,
limits on maximum accessory structure get variance to exceed they require decks,driveways,houses,sheds,and
size and number. they use pavers. garages are lot coverage.Abby called:
Everything is considered impervoius,
older districts are 25%structure and 25%
non,seventies to eighties subdivisions
limited to 30%,newer are unlimited so
long as setbacks meet.They try to look at
the total subdivision's stormwater.
Minnetonka Floor area ratio/impervious floor area divided by lot area/material providing a floor area ratio limit,limit on structure Floor area ratio and impervious 30%impervious within 150'of OHWL, Credit for void space and up to 30% Emailed.Summary of Responses:Drew:
surface/lot coverage hard surface that prevents normal infiltration of size,setbacks surface limit 75%impervious outside 150'of OHWL if engineered. City doesn't have max requirements
stormwater/portion of lot covered by impervious, outside of shoreland.Setbacks are only
building,driveway,or parking. limit.Within shoreland there are limits
and options for reducing coverage;Aaron:
short is credit for void spacing,
sometimes credit on design(up to 30%)if
engineered.Count everything in
Shoreland,rest currently exempt.
Eden Prairie Base area ratio/floor area ratio 1st floor area divided by lot area/floor area accessory building floor area ratio limited Floor or base area ratios,some have 30% Unclear,but given that they focus Emailed.No response.
divided by lot area impervious caps on building floor area it is unlikely
they count them as impervious.
Victoria Floor area ratio/impervious floor area divided by lot area/prevents or reduces maximum lot coverage(25%for single maximum lot area and/or floor area Definition states pavers don't Emailed.Summary of response:
surface/lot coverage infiltration(pavers don't count)/area of lot family detached),maximum size of ratio count. Homeowners can replace existing HC with
occupied by buildings accessory structures, pavers to reduce percentage,all but
retaining walls treated as HC.For
Pervious Drives must use contractor and
submit engineered diagram.
Shorewood Impervious Surface an artificial or natural surface through which limit number and size of accessory Maximum impervious surface 25% Only give credit for pavers if Emailed.Summary of Response:Brad
water,air or roots cannot pass. buildings,33%impervious for single coverage property is way over and willing to Nielsen(bnielsen@ci.shorewood.mn.us)
family detached. significantly reduce. would like a copy of report.Everything
counts as lot cover/impervious.
Interested in pavers but concerned with
maintenance and enforcement.
Waconia Floor area ratio/hardcover floor area divided by lot area/any structure or 35%hardcover for detached residential, Maximum hardcover surface 25% Considered impervious. Emailed.Summary of Response:Pervious
surface material that reduces or prevents the infiltration maximum floor area are considered impervious.However if
of storm water including structures,driveways they can infiltrate some credit can be
with any type of pavement or gravel. given through the variance process.Very
case by case.Pretty much everything but
decks and fences are counted as
impervious.PUDS can have higher caps.
St.Louis Park Floor area ratio/impervious floor area divided by lot area/surface compacted building size limits and no more than 25% Maximum floor area ratio No zone? Not impervious(if engineered). Emailed.Summary of Response:Zoning
surface or covered,includes most conventionally surfaced of rear yard,ground floor ratio for doesn't'have limited(FAR only),
structures. principle.35 for detached single family, Engineering doesn't count pervious
pavers as impervious,as long as
stormwater is managed engineering
allows lot coverage,Sites must meet
watershed requirements.
Edina Floor area ratio floor area divided by lot area building size limits,building and structure Maximum floor area ratio and lot No zone? free 150 pavers and decking for Emailed.From Phone Call: Parking lots
coverage limits both percent and cap sq. coverage patio then count.Piecemeal.Most and driveways are excluded,as are sport
ft.for detached single family(25-30%) stuff doesn't count. courts,sidewalks,pools and a 4'apron,
Grading/drainage management and most other things.Engineering:no
through engineering(don't do it code stops 100%Ic,want to use
through zoning cause it would engineering for lots over 50%,says linden
create too many non-conforming). hills has 65%cap.require full lot survey
(like our grading plan),no net increase...
10 yr atlas 14 for problem areas(non-
issue not required),lots of discretion,
concerns about maintenance especially
when dealing with roof runoff. Note:
Email Charlie(cgerk@EdinaMN.gov)
report once drafted!
Carver limit on number and size of accessory Limit maximum impervious and No zone? NA Emailed.Summary of Response:No
structures,cannot have accessory maximum structure coverage regulation of lot coverage.
footprint greater than 75%principal