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Agenda and PacketAGENDA  CHANHASSEN PLANNING COMMISSION TUESDAY, OCTOBER 6, 2020, 7:00 PM CITY COUNCIL CHAMBERS, 7700 MARKET BOULEVARD A.WORK SESSION B.CALL TO ORDER C.PUBLIC HEARINGS 1.Consider a Request for Bluff, Shoreland, Accessory Structure Size, and Other Variances to Construct a New Home and Detached Accessory Structures on Property Located at 6915 Highover Lane 2.Consider a Request for an Amendment to PUD, Modification to PUD­Specific Design Features, and Amendment to Crossroads of Chanhassen Site Plan with Variances for Construction of a 5,100 SF Automotive Repair Shop Located at 8941 Crossroads Boulevard 3.Consider a Request for Lot Cover and Setback Variances to Construct an Addition to an Existing Garage and Home on Property Located at 7016 Dakota Circle D.APPROVAL OF MINUTES 1.Approve Planning Commission Minutes dated September 15, 2020 E.ADMINISTRATIVE PRESENTATIONS 1.City Council Action Update F.CORRESPONDENCE DISCUSSION G.ADJOURNMENT H.OPEN DISCUSSION NOTE: Planning Commission meetings are scheduled to end by 10:30 p.m. as outlined in the official by­laws.  We will make every attempt to complete the hearing for each item on the agenda.  If, however, this does not appear to be possible, the Chairperson will notify those present and offer rescheduling options.  Items thus pulled from consideration will be listed first on the agenda at the next Commission meeting. If a constituent or resident sends an email to staff or the Planning Commission, it must be made part of the public record based on State Statute. If a constituent or resident sends an email to the Mayor and City Council, it is up to each individual City Council member and Mayor if they want it to be made part of the public record or not. There is no State Statute that forces the Mayor or City Council to share that information with the public or be made part of the public record. Under State Statute, staff cannot remove comments or letters provided as part AGENDA CHANHASSEN PLANNING COMMISSIONTUESDAY, OCTOBER 6, 2020, 7:00 PMCITY COUNCIL CHAMBERS, 7700 MARKET BOULEVARDA.WORK SESSIONB.CALL TO ORDERC.PUBLIC HEARINGS1.Consider a Request for Bluff, Shoreland, Accessory Structure Size, and OtherVariances to Construct a New Home and Detached Accessory Structures on PropertyLocated at 6915 Highover Lane2.Consider a Request for an Amendment to PUD, Modification to PUD­Specific DesignFeatures, and Amendment to Crossroads of Chanhassen Site Plan with Variances forConstruction of a 5,100 SF Automotive Repair Shop Located at 8941 CrossroadsBoulevard3.Consider a Request for Lot Cover and Setback Variances to Construct an Addition toan Existing Garage and Home on Property Located at 7016 Dakota CircleD.APPROVAL OF MINUTES1.Approve Planning Commission Minutes dated September 15, 2020E.ADMINISTRATIVE PRESENTATIONS1.City Council Action UpdateF.CORRESPONDENCE DISCUSSIONG.ADJOURNMENTH.OPEN DISCUSSIONNOTE: Planning Commission meetings are scheduled to end by 10:30 p.m. as outlined in the official by­laws. We will make every attempt to complete the hearing for each item on the agenda.  If, however, this does notappear to be possible, the Chairperson will notify those present and offer rescheduling options.  Items thus pulledfrom consideration will be listed first on the agenda at the next Commission meeting.If a constituent or resident sends an email to staff or the Planning Commission, it must be made part of thepublic record based on State Statute. If a constituent or resident sends an email to the Mayor and City Council, itis up to each individual City Council member and Mayor if they want it to be made part of the public record or not. There is no State Statute that forces the Mayor or City Council to share that information with the public or be made part of the public record. Under State Statute, staff cannot remove comments or letters provided as part of the public input process. PLANNING COMMISSION STAFF REPORT Tuesday, October 6, 2020 Subject Consider a Request for Bluff, Shoreland, Accessory Structure Size, and Other Variances to Construct a New Home and Detached Accessory Structures on Property Located at 6915 Highover Lane Section PUBLIC HEARINGS Item No: C.1. Prepared By MacKenzie Young­Walters, Associate Planner File No: Planning Case No. 2020­20 PROPOSED MOTION: The Chanhassen Board of Appeals and Adjustments denies the requested bluff setback and impact zone variances, denies the requested shoreland variance, and denies the 418 square­foot variance from the detached accessory structure size limit, and adopts the attached Findings of Facts and Decision. SUMMARY OF REQUEST The applicant is proposing to construct a single­family home, accessory structures, and driveways within the bluff, bluff impact zone, and 30­foot bluff setback on 6915 Highover Lane. The proposed accessory structures are also within the 150­foot shoreland setback and exceed the City’s 1,000 square­foot detached accessory size limit. Variances from the City’s bluff ordinance, shoreland setbacks, and detached accessory structure size limits are being requested. The applicant has stated that the intent of these variances is to allow the construction of a small private home with a minimal impact to the lot. The applicant has indicated that the requested variance is necessary due to that fact that the lot has a limited building area outside of the required bluff setbacks and that the available buildable lot area does not permit a reasonably sized home. They have also noted that the presence of a utility easement along the property’s western edge further constrains the buildable area and that the buildable area is located near a walking trail which does not allow sufficient privacy. Finally, they have stated that they wish to construct a home that will allow them to enjoy views of Lake Harrison and the surrounding natural environment. The lot in question was created under the existing standards of the City’s bluff ordinance and was only permitted after the developer showed a viable building pad clear of the required bluff setback. During the initial subdivision process, the City Council denied a requested 20­foot bluff setback and 20­foot bluff impact zone variance requested by the developer in 2005 citing the possibility for development outside of the required bluff setback and the need to protect sensitive environmental areas, specifically citing concern over the potential impact to the bluff, trees, and wetland. The City Code has not been amended to create larger bluff setbacks or to further constrain the property’s buildable area since the creation of the lot. PLANNING COMMISSION STAFFREPORTTuesday, October 6, 2020SubjectConsider a Request for Bluff, Shoreland, Accessory Structure Size, and Other Variances toConstruct a New Home and Detached Accessory Structures on Property Located at 6915Highover LaneSectionPUBLIC HEARINGS Item No: C.1.Prepared By MacKenzie Young­Walters, AssociatePlanner File No: Planning Case No. 2020­20PROPOSED MOTION:The Chanhassen Board of Appeals and Adjustments denies the requested bluff setback and impact zone variances,denies the requested shoreland variance, and denies the 418 square­foot variance from the detached accessorystructure size limit, and adopts the attached Findings of Facts and Decision.SUMMARY OF REQUESTThe applicant is proposing to construct a single­family home, accessory structures, and driveways within the bluff, bluffimpact zone, and 30­foot bluff setback on 6915 Highover Lane. The proposed accessory structures are also within the150­foot shoreland setback and exceed the City’s 1,000 square­foot detached accessory size limit. Variances from theCity’s bluff ordinance, shoreland setbacks, and detached accessory structure size limits are being requested. Theapplicant has stated that the intent of these variances is to allow the construction of a small private home with a minimalimpact to the lot.The applicant has indicated that the requested variance is necessary due to that fact that the lot has a limited buildingarea outside of the required bluff setbacks and that the available buildable lot area does not permit a reasonably sizedhome. They have also noted that the presence of a utility easement along the property’s western edge further constrainsthe buildable area and that the buildable area is located near a walking trail which does not allow sufficient privacy.Finally, they have stated that they wish to construct a home that will allow them to enjoy views of Lake Harrison andthe surrounding natural environment.The lot in question was created under the existing standards of the City’s bluff ordinance and was only permitted afterthe developer showed a viable building pad clear of the required bluff setback. During the initial subdivision process,the City Council denied a requested 20­foot bluff setback and 20­foot bluff impact zone variance requested by thedeveloper in 2005 citing the possibility for development outside of the required bluff setback and the need to protectsensitive environmental areas, specifically citing concern over the potential impact to the bluff, trees, and wetland. TheCity Code has not been amended to create larger bluff setbacks or to further constrain the property’s buildable area since the creation of the lot. The ordinances protecting the City’s bluffs and other environmental resources are extremely important and variances from these protections should only be granted when the ordinances prevent reasonable use of a property and only to the extent necessary to permit the reasonable use of the property. Variances from these standards should not be granted to accommodate preferred placements, configurations, or accessory uses, and applicants should demonstrate that all effort has been made to comply with the intent of the ordinances and to minimize environmental impacts. The applicant has proposed a home that is primarily located within the bluff, bluff impact zone, and bluff setback with only a small portion of the attached garage being located within the property’s buildable area. Similarly, the applicant has proposed large accessory structures and driveways within the bluff, bluff impact zone, and bluff setback with only a small portion of the detached garage being located in the buildable area. The grading and construction activities associated with these variance requests would significantly alter the bluff, resulting in significant tree loss, and risk creating erosive conditions that could degrade the quality of the adjacent wetlands and Lake Harrison. Due to the potential for environmental degradation, the presence of a viable building pad outside of the required bluff setbacks, and the fact that a less extensive variance was denied for this property in 2005, staff strongly recommends that the requested variances be denied. A full discussion of the requested variance is provided in the attached staff report. APPLICANT Highover, LLC Todd Carstensen 7575 Walnut Curve Chanhassen, MN 55317 SITE INFORMATION PRESENT ZONING:  "RSF" ­ Single­Family Residential District LAND USE:Residential Low Density ACREAGE:  3.65 acres  DENSITY:  NA  APPLICATION REGULATIONS Chapter 20, Article II, Division 3. Variances Chapter 20, Article VI. Wetland Protection Chapter 20, Article VII. Shoreland Management District. Chapter 20, Article XII, “RSF” Single­Family Residential District Section 20­615, Lot Requirements and Setbacks. Chapter 20, Article XXIII, General Supplemental Regulations Section 20­904, Accessory Structures Chapter 20, Article XXVIII, Bluff Protection BACKGROUND In October of 2005, Lot 12, Block 1 of the Lake Harrison Subdivision was created. During Planning Case 2005­14, bluff setback and bluff impact zone variances for this property were denied. In November of 2017, staff was made aware of grading and vegetation removal within the bluff impact zone of the property. Additionally, equipment associated with a contractor’s yard/construction business was being stored on the site. Staff sent a letter requiring the equipment to be removed by November 30, 2017 and that the bluff areas be resorted by June 1, 2018. In December of 2017, staff sent a second notice requiring the removal of the equipment being stored on the property. In January of 2018, staff sent a third notice requiring the removal of the equipment being stored on the property. PLANNING COMMISSION STAFFREPORTTuesday, October 6, 2020SubjectConsider a Request for Bluff, Shoreland, Accessory Structure Size, and Other Variances toConstruct a New Home and Detached Accessory Structures on Property Located at 6915Highover LaneSectionPUBLIC HEARINGS Item No: C.1.Prepared By MacKenzie Young­Walters, AssociatePlanner File No: Planning Case No. 2020­20PROPOSED MOTION:The Chanhassen Board of Appeals and Adjustments denies the requested bluff setback and impact zone variances,denies the requested shoreland variance, and denies the 418 square­foot variance from the detached accessorystructure size limit, and adopts the attached Findings of Facts and Decision.SUMMARY OF REQUESTThe applicant is proposing to construct a single­family home, accessory structures, and driveways within the bluff, bluffimpact zone, and 30­foot bluff setback on 6915 Highover Lane. The proposed accessory structures are also within the150­foot shoreland setback and exceed the City’s 1,000 square­foot detached accessory size limit. Variances from theCity’s bluff ordinance, shoreland setbacks, and detached accessory structure size limits are being requested. Theapplicant has stated that the intent of these variances is to allow the construction of a small private home with a minimalimpact to the lot.The applicant has indicated that the requested variance is necessary due to that fact that the lot has a limited buildingarea outside of the required bluff setbacks and that the available buildable lot area does not permit a reasonably sizedhome. They have also noted that the presence of a utility easement along the property’s western edge further constrainsthe buildable area and that the buildable area is located near a walking trail which does not allow sufficient privacy.Finally, they have stated that they wish to construct a home that will allow them to enjoy views of Lake Harrison andthe surrounding natural environment.The lot in question was created under the existing standards of the City’s bluff ordinance and was only permitted afterthe developer showed a viable building pad clear of the required bluff setback. During the initial subdivision process,the City Council denied a requested 20­foot bluff setback and 20­foot bluff impact zone variance requested by thedeveloper in 2005 citing the possibility for development outside of the required bluff setback and the need to protectsensitive environmental areas, specifically citing concern over the potential impact to the bluff, trees, and wetland. TheCity Code has not been amended to create larger bluff setbacks or to further constrain the property’s buildable areasince the creation of the lot.The ordinances protecting the City’s bluffs and other environmental resources are extremely important and variancesfrom these protections should only be granted when the ordinances prevent reasonable use of a property and only tothe extent necessary to permit the reasonable use of the property. Variances from these standards should not be grantedto accommodate preferred placements, configurations, or accessory uses, and applicants should demonstrate that alleffort has been made to comply with the intent of the ordinances and to minimize environmental impacts.The applicant has proposed a home that is primarily located within the bluff, bluff impact zone, and bluff setback withonly a small portion of the attached garage being located within the property’s buildable area. Similarly, the applicanthas proposed large accessory structures and driveways within the bluff, bluff impact zone, and bluff setback with only asmall portion of the detached garage being located in the buildable area. The grading and construction activitiesassociated with these variance requests would significantly alter the bluff, resulting in significant tree loss, and riskcreating erosive conditions that could degrade the quality of the adjacent wetlands and Lake Harrison.Due to the potential for environmental degradation, the presence of a viable building pad outside of the required bluffsetbacks, and the fact that a less extensive variance was denied for this property in 2005, staff strongly recommendsthat the requested variances be denied.A full discussion of the requested variance is provided in the attached staff report.APPLICANTHighover, LLC Todd Carstensen 7575 Walnut Curve Chanhassen, MN 55317SITE INFORMATIONPRESENT ZONING:  "RSF" ­ Single­Family Residential DistrictLAND USE:Residential Low DensityACREAGE:  3.65 acres DENSITY:  NA APPLICATION REGULATIONSChapter 20, Article II, Division 3. VariancesChapter 20, Article VI. Wetland ProtectionChapter 20, Article VII. Shoreland Management District.Chapter 20, Article XII, “RSF” Single­Family Residential DistrictSection 20­615, Lot Requirements and Setbacks.Chapter 20, Article XXIII, General Supplemental RegulationsSection 20­904, Accessory StructuresChapter 20, Article XXVIII, Bluff ProtectionBACKGROUNDIn October of 2005, Lot 12, Block 1 of the Lake Harrison Subdivision was created. During Planning Case 2005­14,bluff setback and bluff impact zone variances for this property were denied.In November of 2017, staff was made aware of grading and vegetation removal within the bluff impact zone of theproperty. Additionally, equipment associated with a contractor’s yard/construction business was being stored on thesite. Staff sent a letter requiring the equipment to be removed by November 30, 2017 and that the bluff areas beresorted by June 1, 2018.In December of 2017, staff sent a second notice requiring the removal of the equipment being stored on the property. In January of 2018, staff sent a third notice requiring the removal of the equipment being stored on the property. On January 31, 2018, Mr. Carstensen spoke with staff about the ongoing concerns with the property. A timeline was established for the removal of equipment by April 15, 2018. The owner expressed his belief that bluffs were not present on the property. Staff indicated that bluffs were found during the subdivision process and that a survey would be needed to contest that finding. In April of 2018, staff sent a notice that the equipment and other materials in violation of the City’s outdoor storage ordinance were still present on the property and must be removed. In May of 2018, Mr. Carstensen requested until the end of June to bring the property into compliance. Staff agreed to the extension. In June of 2018, the violations from November 2017 were still present. In September, staff informed Mr. Carstensen that the bluff restoration had not been completed and extended the compliance deadline to November 1, 2018. In October of 2018, a builder contacted staff about the possibility of putting a house on the flat part of the lot (middle section between the two bluffs). Staff indicated that due to the presence of the bluffs, staff would not be able to support that placement. In November 2018, the violations were addressed. On November 5, 2018, Mr. Carstensen met with staff to discuss building on the lower portion of the lot. Staff explained the variance process, indicated that staff would not recommend approval for a house placement within the bluff, and recommended that the home be placed in the approved location. On August 11, 2020, staff received a pre­submittal plan for a proposed home located within the top bluff. Staff noted what materials would need to be submitted for the application to be complete and advised that staff would not recommend approval of the proposed placement. Staff encouraged the applicant to provide a revised design utilizing the approved building pad. On August 14, 2020, the applicant submitted an incomplete variance application. Staff advised the applicant of what materials would need to be provided to constitute a complete application. On September 4, 2020, the applicant submitted revised plans that proposed significant additional grading and impervious surface within the bluff, a large detached accessory structure within required setbacks, and a second smaller accessory structure within required setbacks. On September 25, 2020, staff conducted an inspection in response to complaints that the property was being used to store construction equipment. Staff found that previously restored areas had been altered to recreate a driveway and that equipment and materials were being stored on site in violation of City Code.  RECOMMENDATION Staff recommends the Planning Commission, acting as the Board of Appeals and Adjustments, deny the requested bluff setback and impact zone variances, deny the requested shoreland variance, and deny the 418 square­foot variance from the detached accessory structure size limit, and adopt the attached Findings of Facts and Decision.” PLANNING COMMISSION STAFFREPORTTuesday, October 6, 2020SubjectConsider a Request for Bluff, Shoreland, Accessory Structure Size, and Other Variances toConstruct a New Home and Detached Accessory Structures on Property Located at 6915Highover LaneSectionPUBLIC HEARINGS Item No: C.1.Prepared By MacKenzie Young­Walters, AssociatePlanner File No: Planning Case No. 2020­20PROPOSED MOTION:The Chanhassen Board of Appeals and Adjustments denies the requested bluff setback and impact zone variances,denies the requested shoreland variance, and denies the 418 square­foot variance from the detached accessorystructure size limit, and adopts the attached Findings of Facts and Decision.SUMMARY OF REQUESTThe applicant is proposing to construct a single­family home, accessory structures, and driveways within the bluff, bluffimpact zone, and 30­foot bluff setback on 6915 Highover Lane. The proposed accessory structures are also within the150­foot shoreland setback and exceed the City’s 1,000 square­foot detached accessory size limit. Variances from theCity’s bluff ordinance, shoreland setbacks, and detached accessory structure size limits are being requested. Theapplicant has stated that the intent of these variances is to allow the construction of a small private home with a minimalimpact to the lot.The applicant has indicated that the requested variance is necessary due to that fact that the lot has a limited buildingarea outside of the required bluff setbacks and that the available buildable lot area does not permit a reasonably sizedhome. They have also noted that the presence of a utility easement along the property’s western edge further constrainsthe buildable area and that the buildable area is located near a walking trail which does not allow sufficient privacy.Finally, they have stated that they wish to construct a home that will allow them to enjoy views of Lake Harrison andthe surrounding natural environment.The lot in question was created under the existing standards of the City’s bluff ordinance and was only permitted afterthe developer showed a viable building pad clear of the required bluff setback. During the initial subdivision process,the City Council denied a requested 20­foot bluff setback and 20­foot bluff impact zone variance requested by thedeveloper in 2005 citing the possibility for development outside of the required bluff setback and the need to protectsensitive environmental areas, specifically citing concern over the potential impact to the bluff, trees, and wetland. TheCity Code has not been amended to create larger bluff setbacks or to further constrain the property’s buildable areasince the creation of the lot.The ordinances protecting the City’s bluffs and other environmental resources are extremely important and variancesfrom these protections should only be granted when the ordinances prevent reasonable use of a property and only tothe extent necessary to permit the reasonable use of the property. Variances from these standards should not be grantedto accommodate preferred placements, configurations, or accessory uses, and applicants should demonstrate that alleffort has been made to comply with the intent of the ordinances and to minimize environmental impacts.The applicant has proposed a home that is primarily located within the bluff, bluff impact zone, and bluff setback withonly a small portion of the attached garage being located within the property’s buildable area. Similarly, the applicanthas proposed large accessory structures and driveways within the bluff, bluff impact zone, and bluff setback with only asmall portion of the detached garage being located in the buildable area. The grading and construction activitiesassociated with these variance requests would significantly alter the bluff, resulting in significant tree loss, and riskcreating erosive conditions that could degrade the quality of the adjacent wetlands and Lake Harrison.Due to the potential for environmental degradation, the presence of a viable building pad outside of the required bluffsetbacks, and the fact that a less extensive variance was denied for this property in 2005, staff strongly recommendsthat the requested variances be denied.A full discussion of the requested variance is provided in the attached staff report.APPLICANTHighover, LLC Todd Carstensen 7575 Walnut Curve Chanhassen, MN 55317SITE INFORMATIONPRESENT ZONING:  "RSF" ­ Single­Family Residential DistrictLAND USE:Residential Low DensityACREAGE:  3.65 acres DENSITY:  NA APPLICATION REGULATIONSChapter 20, Article II, Division 3. VariancesChapter 20, Article VI. Wetland ProtectionChapter 20, Article VII. Shoreland Management District.Chapter 20, Article XII, “RSF” Single­Family Residential DistrictSection 20­615, Lot Requirements and Setbacks.Chapter 20, Article XXIII, General Supplemental RegulationsSection 20­904, Accessory StructuresChapter 20, Article XXVIII, Bluff ProtectionBACKGROUNDIn October of 2005, Lot 12, Block 1 of the Lake Harrison Subdivision was created. During Planning Case 2005­14,bluff setback and bluff impact zone variances for this property were denied.In November of 2017, staff was made aware of grading and vegetation removal within the bluff impact zone of theproperty. Additionally, equipment associated with a contractor’s yard/construction business was being stored on thesite. Staff sent a letter requiring the equipment to be removed by November 30, 2017 and that the bluff areas beresorted by June 1, 2018.In December of 2017, staff sent a second notice requiring the removal of the equipment being stored on the property.In January of 2018, staff sent a third notice requiring the removal of the equipment being stored on the property.On January 31, 2018, Mr. Carstensen spoke with staff about the ongoing concerns with the property. A timeline wasestablished for the removal of equipment by April 15, 2018. The owner expressed his belief that bluffs were not presenton the property. Staff indicated that bluffs were found during the subdivision process and that a survey would beneeded to contest that finding.In April of 2018, staff sent a notice that the equipment and other materials in violation of the City’s outdoor storageordinance were still present on the property and must be removed.In May of 2018, Mr. Carstensen requested until the end of June to bring the property into compliance. Staff agreed tothe extension.In June of 2018, the violations from November 2017 were still present.In September, staff informed Mr. Carstensen that the bluff restoration had not been completed and extended thecompliance deadline to November 1, 2018.In October of 2018, a builder contacted staff about the possibility of putting a house on the flat part of the lot (middlesection between the two bluffs). Staff indicated that due to the presence of the bluffs, staff would not be able to supportthat placement.In November 2018, the violations were addressed.On November 5, 2018, Mr. Carstensen met with staff to discuss building on the lower portion of the lot. Staffexplained the variance process, indicated that staff would not recommend approval for a house placement within thebluff, and recommended that the home be placed in the approved location.On August 11, 2020, staff received a pre­submittal plan for a proposed home located within the top bluff. Staff notedwhat materials would need to be submitted for the application to be complete and advised that staff would notrecommend approval of the proposed placement. Staff encouraged the applicant to provide a revised design utilizingthe approved building pad.On August 14, 2020, the applicant submitted an incomplete variance application. Staff advised the applicant of whatmaterials would need to be provided to constitute a complete application.On September 4, 2020, the applicant submitted revised plans that proposed significant additional grading andimpervious surface within the bluff, a large detached accessory structure within required setbacks, and a second smalleraccessory structure within required setbacks.On September 25, 2020, staff conducted an inspection in response to complaints that the property was being used tostore construction equipment. Staff found that previously restored areas had been altered to recreate a driveway andthat equipment and materials were being stored on site in violation of City Code. RECOMMENDATIONStaff recommends the Planning Commission, acting as the Board of Appeals and Adjustments, deny the requested bluffsetback and impact zone variances, deny the requested shoreland variance, and deny the 418 square­foot variancefrom the detached accessory structure size limit, and adopt the attached Findings of Facts and Decision.” ATTACHMENTS: Staff Report Findings of Fact (Denial) Development Review Application Variance Request Description Variance Request Letter Proposed Plan Affidavit of Mailing WRC Memo ENG Memo ERS Memo DNR Comments Email Comment CITY OF CHANHASSEN PC DATE: October 6, 2020 CC DATE: October 26, 2020 REVIEW DEADLINE: November 3, 2020 CASE #: PC 2020-20 BY: MYW SUMMARY OF REQUEST: The applicant is requesting that the City’s bluff setback and bluff impact zone ordinances be waived to permit the construction of a new single-family home, driveway, 1,188 square foot detached garage, and 230 square foot greenhouse within the bluff located at 6915 Highover Lane. The green house, detached garage, and driveways would also require a variance from the City’s shoreland ordinance. Since the detached accessory structures have a combined area of 1,418 square feet, a variance from the City’s 1,000 square foot detached accessory structure size limit would also be required. LOCATION: 6915 Highover Lane APPLICANT: Highover, LLC Todd Carstensen 7575 Walnut Curve Chanhassen, MN 55317 PRESENT ZONING: “RSF” – Single-Family Residential District 2040 LAND USE PLAN: Residential Low Density ACREAGE: 3.65 acres DENSITY: NA LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City’s discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The City has a relatively high level of discretion with a variance because the applicant is seeking a deviation from established standards. This is a quasi-judicial decision. Notice of this public hearing has been mailed to all property owners within 500 feet. PROPOSAL/SUMMARY The applicant is proposing to construct a single-family home, accessory structures, and driveway within the bluff, bluff impact zone, and 30-foot bluff setback on 6915 Highover Lane. The proposed accessory structures are also within the 150-foot shoreland setback and exceed the City’s 1,000 PROPOSED MOTION: “The Chanhassen Board of Appeals and Adjustments denies the requested bluff setback and impact zone variances, denies the request shoreland variance, and denies the 418 square foot variance from the detached accessory structure size limit, and adopts the attached Findings of Facts and Decision.” 6915 Highover Lane Variance October 6, 2020 Page 2 g:\plan\2020 planning cases\20-20 6915 highover lane var\staff report_6915 highover_var_myw edits.doc square foot detached accessory size limit. Variances from the City’s bluff ordinance, shoreland setbacks, and detached accessory structure size limits are being requested. The applicant has stated that the intent of these variances is to allow the construction of small private home with a minimal impact to the lot. The applicant has indicated that the requested variance is necessary due to that fact that the lot has a limited building area outside of the required bluff setbacks and that the available buildable lot area does not permit a reasonably sized home. They have also noted that the presence of a utility easement along the property’s western edge further constrains the buildable area and that the buildable area is located near a walking trail which does not allow sufficient privacy. Finally, they have stated that they wish to construct a home that will allow them to enjoy views of Lake Harrison and the surrounding natural environment. The lot in question was created under the existing standards of the City’s bluff ordinance and was only permitted after the developer showed a viable building pad clear of the required bluff setback. During the initial subdivision process, the City Council denied a requested 20-foot bluff setback and 20-foot bluff impact zone variance requested by the developer in 2005 citing the possibility for development outside of the required bluff setback and the need to protect sensitive environmental areas, specifically citing concern over the potential impact to the bluff, trees, and wetland. The City Code has not been amended to create larger bluff setbacks or to further constrain the property’s buildable area since the creation of the lot. The ordinances protecting the City’s bluffs and other environmental resources are extremely important and variances from these protections should only be granted when the ordinances prevent reasonable use of a property and only to the extent necessary to permit the reasonable use of the property. Variances from these standards should not be granted to accommodate preferred placements, configurations, or accessory uses, and applicants should demonstrate that all effort has been made to comply with the intent of the ordinances and to minimize environmental impacts. The applicant has proposed a home that is primarily located within the bluff, bluff impact zone, and bluff setback with only a small portion of the attached garage being located within the property’s buildable area. Similarly, the applicant has proposed large accessory structures and driveway within the bluff, bluff impact zone, and bluff setback with only a small portion of the detached garage being located in the buildable area. The grading and construction activities associated with these variance requests would significantly alter the bluff, result in significant tree loss, and risk creating erosive conditions that could degrade the quality of the adjacent wetlands and Lake Harrison. Due to the potential for environmental degradation, the presence of a viable building pad outside of the required bluff setbacks, and the fact that a less extensive variance was denied for this property in 2005, staff strongly recommends that the requested variances be denied. APPLICABLE REGULATIONS Chapter 20, Article II, Division 3. Variances Chapter 20, Article VI. Wetland Protection Chapter 20, Article VII. Shoreland Management District 6915 Highover Lane Variance October 6, 2020 Page 3 g:\plan\2020 planning cases\20-20 6915 highover lane var\staff report_6915 highover_var_myw edits.doc Chapter 20, Article XII, “RSF” Single-Family Residential District Section 20-615, Lot Requirements and Setbacks Chapter 20, Article XXIII, General Supplemental Regulations Section 20-904, Accessory Structures Chapter 20, Article XXVIII, Bluff Protection BACKGROUND In October of 2005, Lot 12, Block 1 of the Lake Harrison Subdivision was created. During Planning Case 2005-14, bluff setback and bluff impact zone variances for this property were denied. In November of 2017, staff was made aware of grading and vegetation removal within the bluff impact zone of the property. Additionally, equipment associated with a contractor’s yard/construction business was being stored on the site. Staff sent a letter requiring the equipment to be removed by November 30, 2017 and that the bluff areas be resorted by June 1, 2018. In December of 2017, staff sent a second notice requiring the removal of the equipment being stored on the property. In January of 2018, staff sent a third notice requiring the removal of the equipment being stored on the property. On January 31, 2018, Mr. Carstensen spoke with staff about the ongoing concerns with the property. A timeline was established for the removal of equipment by April 15, 2018. The owner expressed his belief that bluffs were not present on the property. Staff indicated that bluffs were found during the subdivision process and that a survey would be needed to contest that finding. In April of 2018, staff sent a notice that the equipment and other materials in violation of the City’s outdoor storage ordinance were still present on the property and must be removed. In May of 2018, Mr. Carstensen requested until the end of June to bring the property into compliance. Staff agreed to the extension. In June of 2018, the violations from November 2017 were still present. In September, staff informed Mr. Carstensen that the bluff restoration had not been completed and extended the compliance deadline to November 1, 2018. In October of 2018, a builder contacted staff about the possibility of putting a house on the flat part of the lot (middle section between the two bluffs). Staff indicated that due to the presence of the bluffs, staff would not be able to support that placement. In November 2018, the violations were addressed. 6915 Highover Lane Variance October 6, 2020 Page 4 g:\plan\2020 planning cases\20-20 6915 highover lane var\staff report_6915 highover_var_myw edits.doc On November 5, 2018, Mr. Carstensen met with staff to discuss building on the lower portion of the lot. Staff explained the variance process, indicated that staff would not recommend approval for a house placement within the bluff, and recommended that the home be placed in the approved location. On August 11, 2020, staff received a pre-submittal plan for a proposed home located within the top bluff. Staff noted what materials would need to be submitted for the application to be complete and advised that staff would not recommend approval of the proposed placement. Staff encouraged the applicant to provide a revised design utilizing the approved building pad. On August 14, 2020, the applicant submitted an incomplete variance application. Staff advised the applicant of what materials would need to be provided to constitute a complete application. On September 4, 2020, the applicant submitted revised plans that proposed significant additional grading and impervious surface within the bluff, a large detached accessory structure within required setbacks, and second smaller accessory structure within required setbacks. On September 25, 2020, staff conducted an inspection in response to complaints that the property was being used to store construction equipment. Staff found that previously restored areas had been altered to recreate a driveway and that equipment and materials were being stored on site in violation of City Code. SITE CONSTRAINTS Zoning Overview The property is zoned Single-Family Residential District and is located within the Shoreland Management District. This zoning classification requires riparian lots to be a minimum of 40,000 square feet, have front and rear yard setbacks of 30 feet, side yard setbacks of 10 feet, a shoreland setback of 150 feet, and limits parcels to a maximum of 25 percent lot cover. Bluffs are present on the property an all structures are subject to a 30-foot setback from the top, toe, and sides of the bluff. The bluff ordinance also restricts grading and vegetative removal within the 20-foot bluff impact zone and within the bluff itself. Wetlands are also present on the property and have a 30-foot principle structure buffer setback, a 15-foot accessory structure buffer setback, and 20-foot buffer requirement. Residential structures are limited to 35 feet in height, accessory structures are limited to 20 feet in height, and properties are allowed one water-oriented accessory structure up to 250 square feet in size within the 150-foot shoreland setback. The property is currently undeveloped. Bluff Creek Corridor This is not encumbered by the Bluff Creek Overlay District. Bluff Protection There are bluffs on the property. City Code prohibits placing any structure, except stairways and landings, on a bluff and requires that they be setback at least 30’ from the top, toe, and side of the 6915 Highover Lane Variance October 6, 2020 Page 5 g:\plan\2020 planning cases\20-20 6915 highover lane var\staff report_6915 highover_var_myw edits.doc bluff. Stairways and paths are limited to a maximum width of 4’. Removal or alteration of vegetation within the bluff impact zone is prohibited except for limited pruning and trimming of trees and shrubs to provide a view from the principal dwelling and limited clearing to accommodate stairways and landings. Driveways must meet structure setbacks and they may not be placed within the bluff impact zones when other reasonable placement alternatives exist. Lot cover is prohibited within the bluff setback, unless otherwise permitted in the bluff ordinance (i.e. necessary driveways, walkways, stairs, and landings). Floodplain Overlay This property is not within a floodplain. Shoreland Management The property is located within a Shoreland Protection District. This district requires a 40,000 square foot lot area, 125’ lot width, 150’ structure setback from the lake’s ordinary high water level and limits the property to a maximum impervious surface coverage of 25 percent. Wetland Protection The wetland on and adjacent to the property is classified as Manage 2 per the City’s wetland classification map. This classification requires a 30-foot primary structure and 15-foot accessory structure setback from the wetland buffer edge and a 20-foot vegetative buffer from the wetland edge. NEIGHBORHOOD Lake Harrison The plat for this area was recorded in October of 2005. Since this is a relatively recently created subdivision, the City’s current environmental regulations were largely in place when it was platted. During the subdivision process there were extensive discussions about how to protect the neighborhood’s wetlands, bluffs, trees, and lake. Lots 11 and 12, Block 1 were at the center of these discussions with the City denying a bluff variance request as part of the subdivision and only agreeing to their creation after the developer demonstrated that a viable building pad existed outside of the required bluff setback. Based on a survey of aerial photos, homes within the neighborhood appear to conform to the zoning code with properties maintaining the required yard, bluff, and wetland setbacks. Staff believes that 6915 Highover Lane Variance October 6, 2020 Page 6 g:\plan\2020 planning cases\20-20 6915 highover lane var\staff report_6915 highover_var_myw edits.doc several homes may be over their lot cover limit, but overall there do not appear to be many nonconforming properties. Variances within 500 feet: 2005-14 Lots 11 and 12, Block 1, Lake Harrison (6905 and 6915 Highover Lane): Variance to build with a 10’ bluff setback and grade within bluff impact zone (house) – Denied* 2020-15 6893 Highover Drive: Permit structures in drainage and utilities easement with encroachment agreement (retaining walls) – In Progress *Note: A subdivision variance to allow the construction of a private street to access Lots 11 and 12, Block 1 was approved along with a variance to exceed maximum street grade within the subdivision after the applicant demonstrated a viable building pad clear of the bluff setback for Lots 11 and 12, Block 1. ANALYSIS Bluff Ordinance The applicant is proposing to construct a home, detached accessory structures, and driveway within the bluff, bluff impact zone, and bluff setback. The proposal would involve approximately 12,000 square feet of lot cover being installed within areas regulated by the City’s bluff setback ordinance. The City’s bluff ordinance was passed in October of 1991 and its intent statement reads: “Development, excavation, clearcutting and other activities within the bluff impact zone may result in increased dangers of erosion, increased visibility to surrounding properties and thereby endanger the natural character of the land and jeopardize the health, safety and welfare of the citizens of the city. To preserve the character of the bluff impact zone within the city, alteration to land or vegetation within the bluff impact zone will not be permitted except as regulated by the ordinance codified in this article, and by the regulations of the underlying zoning district where the property is located.” The City Code defines the bluff impact zone as “a bluff and land located within 20 feet from the top of a bluff. The City’s bluff ordinance imposes a 30-foot structure setback from the top, toe, and sides of a bluff and prohibits the placement of lot cover within this bluff setback. Additional provisions limit the removal and alteration of vegetation within the bluff impact zone and restrict topographic alteration and grading to activities that do not adversely affect the bluff impact zone. Driveways are required to stay clear of the buff impact zone and setbacks unless no other reasonable or feasible placement exists and, even then, they must be designed not to cause adverse impacts. All of these provisions are designed to ensure bluffs are minimally impacted by developments. These provisions were in existence in substantially their present form when the Lake Harrison Subdivision was proposed in 2005. When this subdivision was first proposed, the developer requested a variance for this lot to allow a home to be constructed 10-feet from the top of the bluff. The Planning Commission recommended denial of the requested variance and that the lot should not 6915 Highover Lane Variance October 6, 2020 Page 7 g:\plan\2020 planning cases\20-20 6915 highover lane var\staff report_6915 highover_var_myw edits.doc be permitted unless it could be shown that a house could be built without a variance. In response to this recommendation, the developer submitted exhibits, see graphic below, to the City Council showing that a single-family home could be placed on this lot while meeting the required bluff setback. The City Council ultimately allowed the creation of the lot, but affirmed the Planning Commission denial of the bluff setback variance finding the following: 1) Lots 11 and 12 could be developed within encroaching into the required bluff setback. 2) The proposed setback variance would permit encroachment into a sensitive environmental area which the City has consistently attempted to protect. 3) There are alternative ways of developing the area above the bluff without encroaching into the bluff setback. 4) The variance if approved will be detrimental to the public welfare or injurious to other land improvements in the neighborhood in which the parcel is located by potentially negatively impacting the bluff, its trees, and the wetland below. The City Council reinforced the importance of these provisions by placing conditions in the development contract stating that, “The bluff area on the property shall be preserved. All structures shall maintain a 30-foot setback from the bluff and no grading may occur within the bluff impact zone (i.e., the bluff and land located within 20 feet from the top of the bluff).” The Council also approved a tree preservation plan for the lot that limited tree clearing to the area immediately around the approved building pad, shown in yellow on the graphic to the right. The development contract specified that any tree removed outside of that area would need to be replaced at a ratio of 2:1 diameter inches. All of 6915 Highover Lane Variance October 6, 2020 Page 8 g:\plan\2020 planning cases\20-20 6915 highover lane var\staff report_6915 highover_var_myw edits.doc this shows the importance that the City Council placed on protecting the bluff and its trees at the time the lot was created. The applicant has stated that available buildable area is insufficient to accommodate a home of modern dimensions. Staff sketched off the footprint of a theoretical home that meets all of the property’s required setbacks within the approved buildable area and found that it could accommodate a home with a 3,610 square foot main level footprint. Assuming that 1,080 square feet (36 feet x 30 feet) of this area is used for a three-car garage and that a second level and finished basement were constructed only over and under the non- garage portion of the home, this would provide 7,590 square feet of living space. Since the National Association of Home Builders has reported that the average size of an new American home in the first quarter of 2019, the most recent period for which staff could find data, was only 2,584 square feet of livable area, staff cannot agree that the allowed buildable area is insufficient to accommodate a modern home. Staff would also note that the applicant’s proposed home has a main level foot print of 3,833 square feet, only 212 square feet more than what could easily be accommodated within the approved building pad. The applicant has also stated that their requested variance is needed to have a private yard area for their children, and that the presence of the walking trail to the west means the stipulated building area would not accommodate this. Staff would note that if the proposed building pad were utilized a home could be designed without the bump out shown in staff’s concept sketch. This change would result in the loss of approximately 500 square feet of main level living area, but would provide a private yard area before 6915 Highover Lane Variance October 6, 2020 Page 9 g:\plan\2020 planning cases\20-20 6915 highover lane var\staff report_6915 highover_var_myw edits.doc the start of the bluff screened from public view by the mass of the home. The City Code would also allow the construction of 4-foot wide walking trails or stairs from the home to the flat area in between the upper and lower bluff sections, an area that could also be used to provide a private play area. Alternatively, the applicant could extend the existing line of evergreens that runs approximately one-half the length of the west property line to the southern property line. These evergreens effectively screen the home to the north from public view and, were the line extended, would provide the same benefit to the applicant. The only portions of the applicant’s request that cannot be accommodated by the permitted building area are the detached accessory structures as proposed and associated driveway. As can be seen in the provided graphic, the vast majority of the proposed driveway is located within the bluff itself, approximately half of the detached garage is within the bluff impact zone, and virtually the entire detached garage is located within the 30-foot bluff setback. The proposed greenhouse is situated partially within the bluff and entirely within the bluff impact zone. The bluff ordinance was adopted in order to prevent tree removal, grading, and the installation of lot cover within the bluff. The applicant’s proposed 5,729 square foot driveway providing access to the detached garage would represent a significant alteration of the bluff, loss of vegetative cover, and increase in lot cover. The construction of a 1,188 square foot detached garage within the bluff impact zone would have a similar impact. As noted by Engineering and Water Resources staff, these alterations pose a significant risk in increasing the erodibility of the bluff and would likely cause significant sediment runoff into the wetland to the east. This large wetland complex is part of Lake Harrison and upstream impacts to the shoreland and bluff area adjacent to the wetland could lead to a degradation of the wetland and Lake Harrison. These are exactly the types of impacts that the City’s bluff ordinance, wetland ordinance, and shoreland ordinance were adopted to prevent. The applicant could avoid these environmental impacts by placing a somewhat smaller detached garage in the northwest corner of 6915 Highover Lane Variance October 6, 2020 Page 10 g:\plan\2020 planning cases\20-20 6915 highover lane var\staff report_6915 highover_var_myw edits.doc the property. This location, shown in the picture to the left, would accommodate an 832 square foot detached garage while maintaining the required 30-foot bluff setback. While this structure is smaller than the 1,000 square foot maximum allowed by ordinance, a longer narrower design could likely reach the 1,000 square foot limit while maintaining the required setbacks. Alternatively, the applicant could construct a smaller storage shed or greenhouse elsewhere on the property to reach the 1,000 square foot limit. Finally, staff would note that the proposed greenhouse could easily be relocated to sit entirely on the flat area in between the bluffs, clear of the required 30-foot setbacks, thus eliminating the need for a variance. As part of the variance review process, staff requests other government jurisdictions review and provide comment on requested variances. Typically, staff receives a note indicating that the agency in question does not have a comment. In this case, staff received a letter from the Minnesota Department of Natural Resources (DNR). This letter recommend that the City deny the requested variance due to the availability of buildable area on the site. The DNR observed that statewide standards exist restricting the development of bluffs near shoreland areas due to their vulnerability to erosion that can negatively impact water quality. They further note that the bluff impact zone is considered the area most susceptible to degradation and that development within it destroys critical habitat. They conclude by noting that variances to these standards should be rare, only for exceptional situations. Staff has included the full letter as an attachment. Staff agrees with the DNR’s assessment of the importance of protecting these ecological areas, and notes that the City has consistently acted to protect these areas by establishing ordinances protecting bluffs, the shoreland, and wetlands and requiring variance requests impacting these areas to demonstrate that no reasonable alternative exists to develop within the bounds of the ordinances. It was precisely for these reasons that the initial 2005 variance request from the bluff setback standard for this lot was denied. The proposed variance would involve a greater impact to the bluff than the previously denied request. Due to the potential for this variance request to damage the bluff, trees, and adjacent wetland combined with availability of a viable building pad outside the required bluff setback, staff strongly recommends that the requested bluff variances be denied. Shoreland Setback The property has a 150-foot setback from the ordinary high water level of Lake Harrison. This is due to Lake Harrison’s classification as a natural environmental lake. The applicant’s proposed driveway is 6915 Highover Lane Variance October 6, 2020 Page 11 g:\plan\2020 planning cases\20-20 6915 highover lane var\staff report_6915 highover_var_myw edits.doc setback approximately 98-feet from the shoreline at its closest extent, the greenhouse is setback about 94-feet at its closest extent from the shoreline, and the detached garage is setback around 134- feet from the shoreline at its closes extent. The City Code requires driveways to abide by structure setbacks and only permits one water-accessory structure with a maximum size of 250 square feet to be located within the 150-foot shoreland setback. Staff notes that the applicant indicated a shoreline elevation of 995.5 feet; however, the ordinary high water level that the setback is actually measured from is 993.3 feet. As a result of this discrepancy, it is likely that the structures do not encroach as far into the required setback as is indicated above, but staff believes all of these features will still be partially within the 150-foot setback of the ordinary high water level. It should be noted that were the greenhouse moved to a location outside of the 30-foot bluff setback, as recommended in the above section, and the detached garage built in the available area northwest of the property, the applicant would be able to construct the greenhouse within the 150-shoreland setback without any variances. In this scenario, the greenhouse would count as the property’s water- oriented accessory structure. Staff’s concerns with the requested shoreland setback variance revolve around the large amount of grading, vegetative removal, and lot cover being proposed within the shoreland setback. As was noted in the earlier discussion of the requested bluff variance, the City’s lakes and wetlands are important environmental resources. The risk that grading, vegetative removal, and lot cover pose to aquatic resources increases the closer these impacts are to the shoreline and wetland. All of these risks are further elevated when the shoreland area is characterized by steep slopes, as is the case on this property. It is for this reason that Section 20-481.e.5 of the City Code requires staff to evaluate building permits for the potential soil erosion impacts of driveways, structures, and other improvements on steep slopes within the shoreland management zone. In this case, the Engineering department believes that the bluff and underlying soils are moderate, if not severe, erosion hazards and that the construction of the proposed improvements would increase concentrated flow conditions and/or increase the rate of drainage. Water Resources staff have echoed these concerns by noting the important role that the root structure of the existing vegetation plays in protecting and reinforcing the slopes and soils on the bluff. The proposed removal of vegetation and installation of lot cover within the bluff within the shoreland setback would likely cause significant sediment runoff into the wetland. As was noted by the DNR in their comments, erosion can have significant water quality impacts. Due to importance of protecting the portions of the bluff within the 150-foot shoreland setback, the availability of alternative building sites, and the risks the proposal poses to the quality of the wetlands and Lake Harrison, staff strongly recommends that the requested shoreland variances be denied. Accessory Structure Size It addition to the bluff and shoreland variances discussed above, the applicant is also requesting a variance to exceed the City’s 1,000 square foot detached accessory structure size limit. The applicant is proposing construction of a 1,188 square foot detached garage and 230 square foot green house. Since the City’s size limit applies to the cumulative square footage of all detached accessory structures on the property, the applicant’s proposal would require a 418 square foot variance. 6915 Highover Lane Variance October 6, 2020 Page 12 g:\plan\2020 planning cases\20-20 6915 highover lane var\staff report_6915 highover_var_myw edits.doc Requests to exceed the City’s 1,000 square foot detached accessory structure size limit are primarily evaluated against the reasonable use standard. In this context, reasonable use is understood to be a use enjoyed by the majority of properties within 500 feet of the applicant. Staff surveyed aerial photos of the surrounding properties and found that no property in the area has detached garages or large detached storage sheds. Since no comparably sized structures exist in the surrounding area and the City Code has established that 1,000 square feet of detached accessory structures provides sufficient onsite storage for residential uses, the applicant’s proposed use does not meet the reasonableness standard. Staff has also been contacted with concerns that the applicant will use the proposed accessory structure in conjunction with his construction business. Concern has been expressed that construction equipment traveling through residential streets will disrupt the existing residential character of the neighborhood. Staff notes that there have been previous and ongoing issues with the applicant using the parcel to store construction equipment and that contractor’s yards are not permitted in the Single-Family Residential District. Indeed, one of the primary reasons the City acted to limit accessory structures to a maximum of 1,000 square feet is that such structures were endemically used to house home occupations in violation of City ordinance. While nothing in the requested variance would give the applicant permission to utilize the property as a contractor’s yard, allowing the proposed accessory structure would facilitate the storage of large amounts of equipment on the property and would make it very difficult for staff to enforce the home occupation ordinance. Staff notes that the proposed configuration of the detached garage permits two levels for vehicle and equipment storage, with each level accessed by its own driveway leg. The garage also features an upper level. A detached garage of this configuration is not typical within the RSF district and staff is 6915 Highover Lane Variance October 6, 2020 Page 13 g:\plan\2020 planning cases\20-20 6915 highover lane var\staff report_6915 highover_var_myw edits.doc very concerned that it would be used as part of the applicant’s construction business in violation of City ordinance. Due to the fact that no comparable detached accessory structures exist in the area, the fact that the proposed detached garage is not typical for the RSF district, and the intent of the City Code to prevent the construction of large accessory structures which could be used for home occupations, staff strongly recommends that the requested detached accessory structure size variance be denied. Impact on Neighborhood Lake Harrison is a newer subdivision located near numerous sensitive environmental features including bluffs, Lake Harrison, and several wetlands. During the subdivision process, the developer requested a variance to build within the 30-foot bluff setback and grade within the 20- foot bluff impact zone. The City Council denied this initial variance request in part due to concerns that granting the requested variance would negatively impact the bluff, trees, and wetlands present on this lot. These environmental features are part of the essential character of this parcel and this section of the City. The City Code only allows for the granting of variances when “the variance, if granted, will not alter the essential character of the locality” and granting this variance would irrevocably alter and degrade the protected environmental features on this property. RECOMMENDATION Staff recommends the Planning Commission, acting as the Board of Appeals and Adjustments, deny the requested bluff setback and impact zone variances, deny the requested shoreland variance, and deny the 418 square foot variance from the detached accessory structure size limit, and adopts the attached Findings of Facts and Decision.” ATTACHMENTS 1. Findings of Fact and Decision 2. Development Review Application 3. Variance Request Description 4. Variance Request Letter 5. Proposed Plan 6. Affidavit of Mailing of Public Hearing Notice 7. WRC Memo 8. ENG Memo 9. ERS Memo 10. Minnesota DNR Letter 11. Email from Resident 1 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND DECISION IN RE: Application of Todd Carstensen for a bluff setback variance, bluff impact zone variance, shoreland variance, and detached accessory structure size limit variance to build a single-family home, driveway, and detached accessory structures on a property zoned Single-Family Residential District (RSF) – Planning Case 2020-20. On October 6, 2020, the Chanhassen Planning Commission, acting as the Board of Appeals and Adjustments, met at its regularly scheduled meeting to consider the application. The Planning Commission conducted a public hearing on the proposed variance preceded by published and mailed notice. The Board of Appeals and Adjustments makes the following: FINDINGS OF FACT 1. The property is currently zoned Single-Family Residential District (RSF). 2. The property is guided in the Chanhassen Comprehensive Plan for Residential Low Density. 3. The legal description of the property is: Lot 12, Block 1, Lake Harrison 4. Variance Findings – Section 20-58 of the City Code provides the following criteria for the granting of a variance: a. Variances shall only be permitted when they are in harmony with the general purposes and intent of this Chapter and when the variances are consistent with the Comprehensive Plan. Finding: Section 1.7.3 “Natural Resources” of the Comprehensive Plan lists Goal 1 as “The City recognized the importance of its natural environment to the quality of life for its citizens and need to protect and enhance these resources.” The three policies associated with goal are: 1. Preserve natural slopes whenever possible. 2. Seek to connect natural areas whenever possible 3. Preserve wooded areas, plant communities and native habitat whenever possible. In furtherance of this goal and these policies, the City has enacted and enforced a bluff protection ordinance since 1991. This ordinance predates the creation of this lot and is intended to prevent the creation of structures within 30-feet of bluffs and prevent vegetative clearing, grading, and the installation of lot cover within the bluff impact zone. When this lot was first proposed in 2005, a variance from these standards was requested, and the City Council denied the variance in order to protect the bluff and trees and 2 allowed the creation of the lot only after it was demonstrated that a viable building area was present outside of the required bluff setback. Granting a variance to permit extensive vegetative removal, grading, and lot cover to be placed within the required bluff setback, bluff impact zone, and shoreland setback would not be in harmony with stated purpose and intent of the City’s Zoning Code, nor would it be consistent with the goals and policies of the Comprehensive Plan. Similarly, the City’s shoreland ordinance is intended to prevent lot cover from being installed near the shoreline, limit vegetative removal, and protect steep slopes. The applicant’s proposed encroachments into this environmentally sensitive area are not in keeping with the intent of the Zoning Code. The City’s limit on detached accessory structure square footage is intended to provide for reasonable onsite storage space on residential lots without permitting the construction of large outbuildings not in keeping with the character of single-family neighborhoods. Another goal of the detached accessory structure size limit is to prevent buildings that would lend themselves to being used to conduct home occupations in violation of City Ordinance from being constructed. The applicant’s requested variance from these standards would create the type of detached accessory structure that the ordinance was adopted to prevent, and would not be in line with the intent of the zoning code. b. When there are practical difficulties in complying with the zoning ordinance. "Practical difficulties" as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by this Chapter. Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. Finding: A single-family home and detached accessory structures conforming to the requirements of the City Code can be constructed on the lot without a variance. The applicant could comply with all provisions of the City Code by relocating and redesigning the proposed structures. While the applicant would not be able to construct the accessory structures at their proposed size without a variance, no property within the area has accessory structures similar to what the applicant is proposing and the City Code allows for the construction of accessory structures of sufficient size to accommodate typical residential storage needs. c. That the purpose of the variation is not based upon economic considerations alone. Finding: The variance request is not solely based upon economic considerations. d. The plight of the landowner is due to circumstances unique to the property not created by the landowner. Finding: On any property, a landowner’s preferred building site or home configuration may not be permitted due to setbacks, topography, wetlands, environmentally sensitive 3 features, or other provisions of the Zoning Code. In this case, the property has a usable building area that the applicant does not want to utilize. The inability to build in one’s preferred location is not a plight caused by circumstances unique to the property, but rather a plight created by the landowner’s proposed building location. e. The variance, if granted, will not alter the essential character of the locality. Finding: This location is characterized by environmental features including a bluff, trees, and a portion of the Lake Harrison wetland complex. Granting a variance allowing for significant tree clearing and grading within the protected bluff area and shoreland setback would alter and degrade the protected environmental features on this property, negatively impacting the essential character of the locality. f. Variances shall be granted for earth-sheltered construction as defined in Minnesota Statutes Section 216C.06, subdivision 14, when in harmony with this Chapter. Finding: This does not apply to this request. 5. The planning report #2020-20, dated October 6, 2020, prepared by MacKenzie Young- Walters, is incorporated herein. 4 DECISION “The Chanhassen Board of Appeals and Adjustments denies the requested bluff setback and impact zone variances, denies the request shoreland variance, and denies the 418 square foot variance from the detached accessory structure size limit, and adopts the attached Findings of Facts and Decision.” ADOPTED by the Chanhassen Planning Commission this 6th day of October, 2020. CITY OF CHANHASSEN BY: Steven Weick, Chairman g:\plan\2020 planning cases\20-20 6915 highover lane var\findings of fact and decision 6915 highover lane (denial).docx COUTIUNTTY DEVELOPHENT DEPARTilENT Planning Division - 7700 Market Boulevard Mailing Address - P.O. Box 147, Chanhassen, MN 55317 Phone: (9521227-1 100 / Fax: (952) 227-1110 Submittal Det : /(> APPLICATION FOR DEVELOP pc o"te/o lg / ODs6t"," 1.;3laa Section 1: Application Type (check all that apply) (Refer lo the aD4.rcpdate Application Checkfist lot nquidd sub,I1,iftal intormd'tion thal musl eccompony this agdk atio/t) E Att others...... E Rezoning (REz) E Phnned Unit Development (PUD) .E Minor Amendment to existing PUD I Comprehensive Plan Amendment......................... $600 E Minor MUSA line for failing on-site sewers..... $100 E Conditional Use Permit (CUP) E Single-Family Residence ................................ $325 E at ottrers...... ......................$425 E lnterim Use Permit (lUP) ! ln conjunction with Single-Family Residence.. $325 ...................... $3oo .$600 + $15 per lot(_ tors)E Metes & Bounds (2 lots)..................................$300 E Consolidate 1ots.............................................. $1 50 E Lot Line Adjustment......................................... $150E Final Plat...................... ....... $700 (lncludes $450 escrow for attomey costs)' 'Additional 6scmw may b€ requirBd for other applications through thg dewlopmant contracl. E Vacation of Easements/Right-of-wey (VAC)........ $300 (Additional Ecolding f66s may spply) @ Variance (VAR).s200 E subdivision (suB) E Create 3 lots or less . E Create over 3 lots..... n Wetland Alteration Permit (WAP) E Single-Family Residence......E Alt others. n zoning Appeal n Zoning Ordinance Amendment (ZOA) s425 .. $750 .. $100 .. $s00! ett ottrers.. n Sign Plan Review.......... I Site Ptan Review (SPR) $150 $s00 .. s100fl Administrative E Commercial/lndustrial Districts' Plus $10 per 1 ,000 square feet m Use Permit E Variance E Easements L easements) $150 $275 $100 s500 . $3 Per address addresses) &l'' ? ... ......... $50 per documentE site Plan Agreementn Wetland Alteration Permit E Deeds TOTAL FE of building area:( thousand square feet) 'lnclude number of 9!9ll!49 employees' E Residential Districts........s500 Plus $5 per dwelling unit ( units) Property Owners' List within 500' (city to gsnsEts sftor prHpplication m€eling) 'lnclude numb6r of !€U employ66: ! Escrow for Recording Documents (check a n Conditional Use Permit E Vacation E Metes & Bounds SuMivision (3 docs.) !qIE: Wh.n multiplr applic.tionr .r. proc.a!.d concuronuy, the appropriato tcr lhall bo chargod tor aach spplication. (4't ll that apply).... fl lnteri <)<) Section 2: Required lnformation Description of Proposal: New single family residence with attached garage 5915 Highover LaneProperty Address or Location: parcet #: 254170120 Total Acreage: Present Zoning Legal Description Lot '12, Block 1 Lake Harrison 3.55 Wetlands Present?ZvesEruo . Mixed Low Density Residential District (Requested Zoning . Mixed Low Density Residential District (R- Reouested Land lJse Desion' cllro"11on. Residenlial Low Density F CHANHASSEN Present Land Use Designation Platted undeveloped landExisting Use of Property: E]Check box if separate nanative is attached AUG 14 2020 CI{AMIASSEN PI.AMIIIIG DEPT CITY OI CHAI{IIASSII'I lq()b 6GOay Review Oate: Residential Low Density is application must be completed in full and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing lhis application, refer to the appropriate Application Checklist and confer with the Planning Department to determine the specilic ordinance and applicable procedural requirements and fees. A determination of completeness of the application shall be made within 15 business da)rs of application submittal. A written notice of application deficiencies shall be mailed to the applicant within 15 business days of application. Section 3: Property Owner and Applicant lnformation APPLICANT OTHER THAN PROPERW OWNER: ln signing this application, l, as applicant, represent to have obtained authorization from the property owner to flle this application. I agree to be bound by conditions of approval, subject only to the right to object at the hearings on the applicalion or during the appeal period. lf this application has not been signed by the property owner, I have attached sryJate documentation of full legal capacity to file lhe application. This application should be processed in my name and lam the party whom the City should contact regarding any matter pertaining to this application. I will keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fe6s may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to procsed with the study. I certify that the information and exhibits submitted are true and correct. Name Contact: Phone:Address Date: Name:///6//ot/e/L /. c City/State/Zip Email: TT c-1/4//uar C-ALU City/State/Zip 2aoy'[>r'ru./ co,-- City/State/Zip Email: Contact: Phone: Cell: Fax: Cell: Fax: Taaz clre-?ff4/ ?v) -,Cd4lr.rc-q ..!,r' SYJ/a .Z -7 Signatu Date: PROJECT ENGINEER (if applicable) Name:Contact: Phone: Section tl: Notification lnformation Who should receive copies of staff reports?*Other Contact lnformation: Name:E Property Owner Via ! Applicant Via fttr E Mailed Paper copy ! Maited Paper Copy ! uaiteo Paper Copy ! uaiteo Paper Copy Email Email! Engineer Ma: E EmailE Othef Via: E Emait City/State/Zip: Email: INSTRUCTIONS TO APPLIGANT: Complete all necessary form fields, then select SAVE FORM to save a copy to your device. PRINT FORM and deliver to crty along with required documents and paym€nt. SUBMIT FORM to send a digital copy to the city for processing. SAVE FORM SUBMIT FORM Signature: PROPERTY OWNER: ln signing this application, l, as property owner, have full legal capacity to, and hereby do, authorize the flling of this application. I understand that conditions of approval are binding and agree to be bound by those conditions, subject only to the right to object at the hearings or during the appeal periods. I will keep mpelf informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may b€ charged for consulting fees, feasibility studies, etc. with an estimale prior to any aulhorization to proceed with the study. I certify that the information and exhibits submitted are true and conect. Add ress: Email: Addressl Cell: Fax: Address: PRINT FORM September 8k, 2O2O City of Chonhossen Regording 6915 Highover Drive Chonhossen, Minnesoto Written Justificotion of how requesl complies with the findings for gronting o vorionce os follows: o. Vorionces sholl only be permitted when they ore in hormony with the generol purposes ond intent of this Chopter ond when lhe vorionces ore consislenl with the comprehensive plon o. Yes, b. When lhere ore proclicol difficulties in complying with the zoning ordinonce. "Procticol difficulties," os used in connection wifh gronting of o vorionce, meons lhot the property owner proposes lo use the property in o reosonoble monner nol permitted by this Chopter. Proaicol difficulries include, but ore not limiled ro, inodequote occess lo direct sunlight for solor energy systems. o. Multiple procticol difficulties exist c. Thot the purpose of the voriotion is not bosed upon economic considerolions olone. o. The voriotion is not due to economic circumslonces d. The plighr of lhe londowner is due to circumstonces unique to the property not creoted by the londowner. o. The circumslonces ore nol due to the londowner e. The vorionce, if gronted, will not olter the esseniiol chorocler of the locolity. o. The proposed vorionce will noi olter the essenliol chorocter of the locolity. f. Vorionces sholl be gronted for eorth sheltered conslrucfion os defined in Minnesoto Sfotufes Section 2l 6C.06, subdivision I 4, when in hormony with this Chopter. o. This does not dpply September 8k, 2O2O City of Chonhossen Regording 6915 Highover Drive Chonhossen, Minnesoro To whom it moy concern: My fomily ond I ore proposing to build o new home on the undeveloped lor 12, Block I of Loke Horrison 2"d Addirion subdivision. We fell in love with this spot 7 yeors ogo ond decided to moke it our own, We hove been working with the city ond orchitects for over 3 yeors os we lry to creote o smoll, privote home lhot treods lightly in the currently wooded property. There exist multiple procticol difficulties on this property. The slope is consistently steep providing olmosl no ploce withoui bluff setbock on which to build o home, none of which is odequote for o home of current size. ln oddition, the developer obtoined o very smoll oreo os o "buildoble oreo". Following the definition of bluff, this oreo is in focl, not conforming either, moking fiis entire property unbuildoble. These conditions existed prior to us buying it. My fomily wishes to move to lhis property to enioy the noturol environment it hos with beoutiful, elevoted views of Horrison Loke surrounded by trees which we love so much. We hove seen mony onimols run oround through there os well os o couple of gome troils they follow frequently. We intend to moke il our forever home thot hides omongt lhose mony mqlure lrees. Sincerely, The Corstensen's 18318 Minnetonka Blvd Deephaven, MN 5539'1 Page '1 of 1 ln oddirion to the obove procticol difficulty, the oreo designoted to build o home r's neorest the public wolking poth with little lo no privocy. Thot oreo is quite open without trees or privocy due to the conslruclion of high tension power lines obove. The home locolion would hove hod no privote oreo odiocent in which to hove o yord for our children to ploy. VARIANCE SET 4 SEPTEMBER 2020 Copyright 2020 HIGHOVER LANE GARAGE 6915 HIGHOVER LN CHANHASSEN, MNBLUFF(>30% SLOPES)BUILDING SETBACK BLUFF IMPACT ZONE BUILDING SETBACK BLUFF IMPACT ZONE BLUFF LINE BUILDING SETBACKBUILDING SETBACK APPROX. TOTAL LOT AREA 159,433 sq ft BUILDABLE AREA 3,222 sq ft BUILDABLE AREA 11,019 sq ft CONFORMING AREA CALCULATIONS TOTAL LOT AREA 159,433 SF TOTAL BUILDABLE AREA 14,241 SF PERCENTAGE OF BUILDABLE AREA 8.9% CONFORMING AREA 0 20 40 607060504030802010NWESSUMMER SOLSTICESUNRISEWINTER SOLSTICESUNRISEWINTER SOLSTICESUNSETSUMMER SOLSTICESUNSET VARIANCE SET 4 SEPTEMBER 2020 Copyright 2020 HIGHOVER LANE GARAGE 6915 HIGHOVER LN CHANHASSEN, MN S.L. GRADE 1061.88'BLUFF(>30% SLOPES)BUILDING SETBACKBLUFF IMPACT ZONE BUILDING SETBACKBLUFF IMPACT ZONE BLUFF LINE BUILDING SETBACKBUILDING SETBACK M.L. DECK 1085.5' M.L. ON POSTS M.L. CANTILEVER 1062' 1064' 1066' 1080' 1084' 1084' 1082' 1085.5' EXISTING DRIVEWAY 1068' 1070' 1072' 1074'1076' 1072' 1074' 1076' 1078' L.L. DECK 1073.68' GREENHOUSE ELEV.=1046' GARAGE 1084.5' M.L. SUBFLOOR 1086.0' L.L. SUBFLOOR 1074.18' S.L. SLAB 1062.35' DETACHED GARAGE M.L. ELEV.=1048.0' L.L. ELEV.=1034.44' GRASS PAVE GRASS PAVE GRASS PAVE PATH PATH LAWN PROPOSED SITE PLAN 0 20 40 60 PROPOSED HARDCOVER CALCULATIONS HOUSE 1,383 SF HOUSE ABOVE GRADE 1,169 SF GARAGE 1,270 SF DECK & STEPS 882 SF ENTRY & WALK 338 SF DRIVE 5,395 SF DETACHED GARAGE 1,188SF GREENHOUSE 230SF TOTAL HARDCOVER 11,855 SF TOTAL LOT AREA 159,433 SF PERCENTAGE OF HARDCOVER 7.4%7060504030802010NWESSUMMER SOLSTICESUNRISEWINTER SOLSTICESUNRISEWINTER SOLSTICESUNSETSUMMER SOLSTICESUNSET VARIANCE SET 4 SEPTEMBER 2020 Copyright 2020 HIGHOVER LANE GARAGE 6915 HIGHOVER LN CHANHASSEN, MN S.L. GRADE 1061.88'BLUFF(>30% SLOPES)BUILDING SETBACKBLUFF IMPACT ZONE BUILDING SETBACKBLUFF IMPACT ZONE BLUFF LINE BUILDING SETBACKBUILDING SETBACK M.L. DECK 1085.5' M.L. ON POSTS M.L. CANTILEVER 1062' 1064' 1066' 1080' 1084' 1084' 1082' 1085.5' EXISTING DRIVEWAY 1068' 1070' 1072' 1074'1076' 1072' 1074' 1076' 1078' L.L. DECK 1073.68' GREENHOUSE ELEV.=1046' GARAGE 1084.5' M.L. SUBFLOOR 1086.0' L.L. SUBFLOOR 1074.18' S.L. SLAB 1062.35' DETACHED GARAGE M.L. ELEV.=1048.0' L.L. ELEV.=1034.44'10" Birch (Remove)GRASS PAVE GRASS PAVE GRASS PAVE PATH PATH LAWN TREE PLAN 0 20 40 607060504030802010NWESSUMMER SOLSTICESUNRISEWINTER SOLSTICESUNRISEWINTER SOLSTICESUNSETSUMMER SOLSTICESUNSET VARIANCE SET 4 SEPTEMBER 2020 Copyright 2020 HIGHOVER LANE GARAGE 6915 HIGHOVER LN CHANHASSEN, MN S.L. GRADE 1061.88'BLUFF(>30% SLOPES)BUILDING SETBACKBLUFF IMPACT ZONE BUILDING SETBACKBLUFF IMPACT ZONE BLUFF LINE BUILDING SETBACKBUILDING SETBACK M.L. DECK 1085.5' M.L. ON POSTS M.L. CANTILEVER 1062' 1064' 1066' 1080' 1084' 1084' 1082' 1085.5' EXISTING DRIVEWAY 1068' 1070' 1072' 1074'1076' 1072' 1074' 1076' 1078' L.L. DECK 1073.68' GREENHOUSE ELEV.=1046' GARAGE 1084.5' M.L. SUBFLOOR 1086.0' L.L. SUBFLOOR 1074.18' S.L. SLAB 1062.35' DETACHED GARAGE M.L. ELEV.=1048.0' L.L. ELEV.=1034.44' GRASS PAVE GRASS PAVE GRASS PAVE PATH PATH LAWN AERIAL PLAN 0 30 60 907060504030802010NWESSUMMER SOLSTICESUNRISEWINTER SOLSTICESUNRISEWINTER SOLSTICESUNSETSUMMER SOLSTICESUNSET VARIANCE SET 4 SEPTEMBER 2020 Copyright 2020 HIGHOVER LANE GARAGE 6915 HIGHOVER LN CHANHASSEN, MN MAIN LEVEL Elev.=1048'10'-0"22'-6 5/8"EQ.EQ.LOWEST GROUND LEVEL Elev.=1034.44' REFERENCE LINE HIGHEST SLOPED ROOF AVERAGE 12'14'16' GRAPHIC SCALE 4'0'2'6'8'10' 1 LOWER LEVEL FLOOR PLAN 2 MAIN LEVEL FLOOR PLAN 3 UPPER LEVEL FLOOR PLAN 4 SOUTH ELEVATION 5 WEST ELEVATION 6 NORTH ELEVATION 7 EAST ELEVATION CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) ( ss. COT'NTY OF CARVER ) I, Kim T. Meuwissen, being first duly swom, on oath deposes that she is and was on September 24,2020, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy of the attached notice ofa Public Hearing to consider a request for bluff, shoreland, accessory structure size, and other variances to construct a new home and detached accessory structures on the property located at 6915 llighover Lane. Zoned Single'Family Residential (RSF), Planning Case No. 2020-20 to the persons named on attached Exhibit "A", by enclosing a copy ofsaid notice in an envelope addressed to such owner, and depositing the envelopes addressed to all such owners in the United States mail with postage fully prepaid thereon; that the names and addresses of such owners were those appearing as such by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate records. Subscribed and to before me .tL/, - ,2\ ^ - -f...t,ut I \ Yk t rrt:x A,Jt;- rciilT. ffi*G*, ofitvctert (Seal) JEAil M S:IEC|0f{G i{dryPlalelrlYffir,dbFlrn,r@1 i' ,'...Y thi&1f).day of b*2020. Notary Public Subject Area 6 r Dbchlmer Thb map is neither a legally re@ded map nor a suNey and rs not intended to be used a3 one. Thb mep is a cornpila[,on of recoads, infomation end dat]a located in Yadous city. counly. state and federalolfces and other sources rcgading the area shown, anat is to be us€d for reErence purpos€s only. The City does not wanani that the Geographic lnbrmatjon SFtem (GlS) Oata used to prepare this map arc eror free, and lhe Crty does nol represent that the Gls Data can be used tor navigational. tracldng or any other purpos€ requi.ing eracting measurement of distance or diredion or precjsion in the defrclion of eeogBphic featues. The preceding disdaimer as provided pu6uant to Minnesda Statnes 5456 03, Subd. 21 (2000). and the user of this map actnowledg€s 0tat the C,ty shall nol be liable for any damages, and expre3sly waives all daims. and agGes to debnd. indemnify, and hold harmless the cfty lrom any and all c.iaims brought by User, its employees or agents. or third Farties which arise out of the usels access or use of data provtded. (Next RecordE(TAX-NAMET ITAX_ADD_L1r ITAX-ADD-L2r Subject Area Dircblnot mis map as ne(her a l€gally Ecorded map nor a sutuey and i3 rlot intended to be us€d as one. This map is a compilabdn of lecords. antomatioa and data located in various qty, counv. state and federal offces and other soorces r€gading lhe area shown, and is to be u+d ior rehrence purposes only. The City doe3 nol wananl that the Geographic lnforBation Systern (GlS) Data us€d lo Fepare this map are enor fee. and the Clty does not Epresent that the Gls oata can be used lof naviFtronal. reckang o. any other purpoee reqt,iring exacling measuEment ot distance or diection or preosioo in the ilepiclion of geographic batu.es. The preceding disclaimer as p,ovided pu6uanl to Minn6ota StaMes 5466.03, Subd. 21 (2000) and the user ot this map acknowledgp-s tlrat t|e City shall not be liable for any damages. atrd expressly waa\res tll daims and agrees to detend, indemniry. ancl hold hamless the city fro.n any and all daams btought bt User, its employees ot aoents, or third parlies which ad6e out of the usel's access or use of data provided. % q ! l I E. <TAX_NAMET (TAX_ADD_LI ) <TAX ADD L2u ! t il io Loooo= EE:*:3-ooo-c l, eE $" H 6:p x o 0)v; H5E *ae86q), r, P E 3P E EiET@oxtrEgE-dbflat fr 6;-E' EEri,J ([ f :,:oo; B E; ii,€ O.J) j {J o .c.,9- c. o) c o) (oo EoF {i oc ! o oP eo e or -toaJO ID::H ECorc =oro! 5o(o< O)6!, E a,Eg gc E EEee EreE aE5g EEE! 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E= . - -* i s i :=EEiE=EEE**Efu EaErfu fu EEEEEEl;;giEigEEilEE*cEE rpOE<E 5< 4 z oIo oz c =o62,= zz ?? zz II6r= o,a:o zz 22 Memorandum To: MacKenzie Young Walters, Associate Planner From: Matt Unmacht, Water Resources Coordinator Date: 09/18/2020 Re: Variance request at 6915 Highover Lane – Planning Case 2020-20 BACKGROUND The Water Resources Department has reviewed the Variance submittal for 6915 Highover Lane. The applicant is requesting a bluff, shoreland, accessory structure size and other variances to construct a new home and detached accessory structures on the property. The City’s bluff protection ordinance (Chapter 20, Article XXVIII) is designed to protect the natural character of the land and mitigate against potential erosion and visibility issues that arise with bluff impacts. In addition, the City’s Shoreland alterations ordinance (Sec. 20-482) is designed to protect shoreland areas from vegetation and topographical alterations to prevent erosion, fix nutrients, preserve shoreland aesthetics, and protect fish and wildlife habitat. Due to the important role that these ordinances plays in protecting the quality of the City’s bluff and shoreland areas, the City should take extra caution when reviewing potential bluff and shoreland impacts. The applicant’s proposal shows the construction of a home, detached garage, associated driveways, walking path and greenhouse on the property. Nearly all of the proposed construction would occur within a bluff and/or bluff setbacks on the property. Such construction would require significant grading and vegetation removal in these areas. The root structure of mature trees that would be removed for this construction stands to protect and reinforce the slopes and soils on the bluff. The removal of this vegetation would pose a significant risk to the erodibility of the bluff and would likely cause significant sediment runoff into a wetland (see below). As noted above, a large wetland complex exists both on and adjacent to the property. This wetland complex is part of Harrison Lake and is classified as Manage 2 per the City’s Wetland Classification Map. Significant upstream impacts to the shoreland and bluff area adjacent to this wetland could lead to further degradation, which ultimately leads to Harrison Lake. This wetland, and Harrison Lake as a whole, also provide significantly valuable fish and wildlife habitat that could potentially be harmed by erosion and runoff issues caused by shoreland and bluff impacts. In addition, the applicant’s proposal shows multiple structures within 150 feet of the ordinary high water level of Harrison Lake (993.6 feet). Per Sec. 20-481 of the City Code, one water oriented accessory structure may be setback a minimum of ten feet from the ordinary high water level. This ordinance is designed to minimize development and lot cover near a lakeshore to protect the water quality and mitigate against potential flooding hazards. As currently proposed, both structures are considered too close to the lakeshore. CONCLUSION/RECOMMENDATION The proposed project poses many risks to the integrity and erodibility of the bluff and shoreland areas. These include, but are not limited to, significant erosion and sediment control risks, destruction of fish and wildlife habitat, and degradation of a wetland that protects a significant natural resource. Due to these significant impacts, Water Resources staff recommends denial of the bluff, shoreland, accessory structure size, and other variances. Memorandum To: MacKenzie Young-Walters, Associate Planner From: Erik Henricksen, Project Engineer CC: Charles Howley, Public Works Director/City Engineer George Bender, Assistant City Engineer Matt Unmacht, Water Resources Coordinator Date: 9/23/2020 Re: Bluff, Shoreland, Accessory Structure Size, and Other Variance at 6915 Highover Lane – Planning Case #2020-20 The Engineering Department has reviewed the Variance submittal for 6915 Highover Lane. These comments are divided into two categories: general comments and proposed conditions. General comments are informational points to guide the applicant in the proper planning of public works infrastructure for this project, to inform the applicant of possible extraordinary issues and/or to provide the basis for findings. Proposed conditions are requirements that Engineering recommends be formally imposed on the developer in the final order. Note that references to the “City Standards” herein refer to the City of Chanhassen Standard Specifications and Detail Plates. General Comments/Findings 1. Any and all utility and transportation plans submitted with this application have been reviewed only for the purpose of determining the feasibility of providing utility and transportation facilities for the project in accordance with City Standards. A recommendation of variance approval does not constitute final approval of details, including but not limited to alignments, materials and points of access, connection or discharge, that are depicted or suggested in the application. The applicant is required to submit detailed construction drawings and/or plat drawings for the project, as applicable. The City of Chanhassen Engineering and Public Works Department will review plans, in detail, when they are submitted and approve, reject or require modifications to the plans or drawings based upon conformance with City Standards, the Chanhassen Code of Ordinances and the professional engineering judgment of the City Engineer. 2. It is the opinion of the Engineering Department that the proposed variances at 6915 Highover Lane are not in harmony and cannot be developed in accordance with the requirements of the Chanhassen Code of Ordinances (as it pertains to Engineering and Public Works requirements) and City Standards, and should not be approved. 3. During the public hearing for the Lake Harrison subdivision held on April 19, 2005, the Planning Commission addressed the developer’s request that Lot 11 (6905 Highover Lane) and Lot 12 (6915 Highover Lane) of Block 1 receive a bluff setback variance. The variance was denied by a vote of 6 to 0 by the Planning Commission. Justification from staff for the denial of the bluff setback variance was that construction activities, the location of structures, and future use of the area by the property owners would have lasting, detrimental effects on the bluff and the wetland (Lake Harrison) below, and that it would be in the best interest of the public good that the bluff be preserved as required by Ordinance to protect the environmental and water quality of the site. In order for the Lots to be platted with the Lake Harrison subdivision, the developer provided justification to the viability of the lots by illustrating their buildable areas which would meet Bluff Protection and Setback Ordinances. The Lots were found to have adequate buildable areas that met City Ordinance, and were subsequently approved. In an effort to catalogue this decision, the subdivision was conditioned as follows: “The bluff area on the property shall be preserved. All structures must maintain a 30 foot setback from the bluff and no grading may occur within the bluff impact zone (i.e., the bluff and land located within 20 feet from the top of the bluff).” 4. 6915 Highover Lane is adequately served by a 1” copper water service stub and a 6” PVC sanitary sewer service stub, and has adequate ingress/egress via the private street “Highover Lane”. 5. The applicant is proposing grading and construction of a new house, detached garage, greenhouse, and driveway extension. None of the proposed improvements are wholly located in the buildable areas approved with the Lake Harrison Subdivision. The applicant is proposing to construct, grade, and improve areas within the bluff, bluff impact zone, and the bluff setback area. As was determined in 2005, staff still finds that such plans would result in an increased danger of erosion, increased visibility to surrounding properties, an endangerment to the natural character of the land and would jeopardize the health, safety and welfare of the citizens of the city. 6. Furthermore, in accordance with Sec. 20-1404 (topographic alterations/grading and filling) of the Bluff Protection Ordinance, an earthwork permit is required for the movement of any material within bluff impact zones. An earthwork permit may only be granted if the proposed alteration does not adversely affect the bluff impact zone or other property. One factor in determining if there are adverse impacts are if in-situ soils are classified to have moderate to severe erosion hazard classifications as mapped by the Natural Resources Conservation Services (NRCS). The NRCS provides access to this data through their Web Soil Survey. No such calculations, justification or determination was provided by the applicant addressing impacts to the bluff impact zone per this section of the City Ordinance. Additionally, topographic alterations/grading and filling within the bluff impact zone shall not be permitted that increase the rate of drainage, and, no concentrated flow conditions shall result from the alterations, in which the applicant did not provide calculations, justifications or determinations to this requirement. Regardless, staff believes that the bluff and underlying soils are moderately, if not severe, erosion hazards and that the construction of the proposed improvements would increase concentrated flow conditions and/or an increase in the rate of drainage. Proposed Conditions 1. N/A MEMORANDUM TO: MacKenzie Young-Walters, Associate Planner FROM: Jill Sinclair, Environmental Resources Specialist DATE: September 24, 2020 SUBJ: 6915 Highover Lane, Variances to construct a home, detached garage, etc. The applicant is requesting a variance to construct a home, driveways, detached garage, walkways and greenhouse on and within a bluff, bluff impact zone and bluff setback. The lot is in the Lake Harrison subdivision which was approved in 2005. At the time of approval, staff strongly recommended that Lot 12 not be approved as a home site due to existing and extensive bluff areas and fragile woodlands. Staff was concerned about the significant and detrimental impacts that construction would have on the bluff and existing woods on the site. The Planning Commission also supported that position and voted to deny the bluff variance. The commission was very concerned that the proposed development not negatively impact the bluff area on the western portion of the property. The City Council chose to approve lot 12 as the developer provided demonstration of a buildable area at the end of a private drive that would allow for minimal impact to the bluff and existing mature woods. The developer requested variances from the bluff setback for lots 11 and 12. They were denied by the City Council. A condition of the Development Contract for Lake Harrison states: “L. The bluff area on the property shall be preserved. All structures must maintain a 30-foot setback from the bluff and no grading may occur within the bluff impact zone (i.e., the bluff and land located within 20 feet from the top of the bluff). “ An additional condition of approval, item BB, in the Development Contract states that: “Any trees removed in excess of proposed tree preservation plans, dated 3/18/05, will be replaced at a ratio of 2:1 diameter inches”. Allowable tree clearing for lot 12 according to the tree preservation plan approved by the City Council shows the highlighted area as being the only allowable clearing. If approved, the applicant would be responsible for replacing every tree shown on the development plans at a rate of two times the diameter inches removed. • The applicant has chosen not to abide by the proposed building site and has created the circumstances necessary to apply for a variance. If granted, the variances will alter the essential character of the locality by removing a large area of significant, mature, native trees and creating runoff issues on a bluff. In 2005, staff had requested a Conservation Easement be put over the east part of the lot to protect the existing woods, but it was advised that the Bluff Protection Ordinance provided protection for the high quality woods found throughout the site. The tree inventory submitted for the development showed that this lot included the premier species found in native big woods: white oak, basswood, red oak, bitternut hickory, sugar maple, black cherry, aspen, ironwood, birch, elm and ash. The sizes of trees included a range of ages proving that this is a healthy, regenerative forest with trees ranging from saplings to 36 inches in diameter. Protecting the existing natural features of the lot was the main concern of the staff and council in 2005 and should still be in 2020. If variances to the Chanhassen city code are approved, the extensive building plans submitted, not only for a home, but also a detached garage, a green house, driveways and walkways all throughout the wooded areas and bluffs will permanently change the character of the neighborhood, the quality of the lot, and call into question the necessity of any protections of natural resources provided by city code. The applicant has repeatedly been in violation of the bluff ordinance and has failed to adequately address the issues on site. Grading and tree removal has illegally taken place on the site and must still be corrected by the applicant. Staff recommends denial for all variance requests for 6915 Highover Lane Ecological and Water Resources 1200 Warner Road St. Paul, MN September 14, 2020 MacKenzie Young-Walters Associate Planner City of Chanhassen 7700 Market Boulevard Chanhassen, MN 55317 Greetings, I have reviewed the information provided for the Planning Case 2020-20 variance request to build a home that does not meet the bluff setback requirements. I recommend the variance be denied given a buildable area that meets the bluff setback requirements does exist on the property. A desire to build in area that does not meet the bluff setback requirement does not constitute a practical difficulty. The plight of the landowner is due to the landowner’s desire to build in an area not in harmony with the bluff setback requirements. The statewide standards were designed to protect shorelands from negative impacts caused by developing in bluff areas. Consideration is given to bluff areas because of their vulnerability to erosion that case water quality impacts. The bluff impact zone is considered to be the area most susceptible to degradation. In addition, development within the bluff impact zone destroys critical habitat and impacts the scenic value and visual quality of users of the lake resource. Variances to shoreland standards are an important tool for balancing property rights with the public’s right to clean water and healthy habitats. However, variances to shoreland standards should be rare and only for exceptional situations. This is not one of those situations. Sincerely, Taylor Huinker Area Hydrologist CC: Dan Petrik, DNR Land Use Specialist Jack Gleason, DNR South District Hydrologist Supervisor PLANNING COMMISSION STAFF REPORT Tuesday, October 6, 2020 Subject Consider a Request for an Amendment to PUD, Modification to PUD­Specific Design Features, and Amendment to Crossroads of Chanhassen Site Plan with Variances for Construction of a 5,100 SF Automotive Repair Shop Located at 8941 Crossroads Boulevard Section PUBLIC HEARINGS Item No: C.2. Prepared By Sharmeen Al­Jaff, Senior Planner File No: Planning Case No. 2020­21 PROPOSED MOTION: “The Chanhassen Planning Commission tables action on this application, directs the applicant to address all issues raised in the staff report, and revise the plans accordingly.” SUMMARY OF REQUEST Planned Unit Development amendment to allow auto repair facilities, amendments to design standards and a site plan for the construction of a 5,100 square­foot automotive repair shop (Christian Brothers Automotive). APPLICANT Kimley­Horn & Assoc., Inc., Christian Jones, 767 Eustis Street, Suite 100, St. Paul, MN 55114, Christian.Jones@kimley­horn.com, 763­251­1016 SITE INFORMATION PRESENT ZONING:  Planned Unit Development, Mixed Use ­ PUD, Mixed Use LAND USE:Mixed Use ACREAGE:  0.79 acres  DENSITY:  NA  APPLICATION REGULATIONS Chapter 20, Article II, Division 2, Amendments  Chapter 20,Article II,Division 6,Site Plan Review  Chapter 20, Article VII, Planned Unit Development District Chapter 20, Article XXIII, Division 7, Design Standards for Commercial, Industrial, and Office  Institutional Developments PLANNING COMMISSION STAFFREPORTTuesday, October 6, 2020SubjectConsider a Request for an Amendment to PUD, Modification to PUD­Specific Design Features,and Amendment to Crossroads of Chanhassen Site Plan with Variances for Construction of a5,100 SF Automotive Repair Shop Located at 8941 Crossroads BoulevardSectionPUBLIC HEARINGS Item No: C.2.Prepared By Sharmeen Al­Jaff, Senior Planner File No: Planning Case No. 2020­21PROPOSED MOTION:“The Chanhassen Planning Commission tables action on this application, directs the applicant to address all issuesraised in the staff report, and revise the plans accordingly.”SUMMARY OF REQUESTPlanned Unit Development amendment to allow auto repair facilities, amendments to design standards and a site planfor the construction of a 5,100 square­foot automotive repair shop (Christian Brothers Automotive).APPLICANTKimley­Horn & Assoc., Inc., Christian Jones, 767 Eustis Street, Suite 100, St. Paul, MN 55114,Christian.Jones@kimley­horn.com, 763­251­1016SITE INFORMATIONPRESENT ZONING:  Planned Unit Development, Mixed Use ­ PUD, Mixed UseLAND USE:Mixed UseACREAGE:  0.79 acres DENSITY:  NA APPLICATION REGULATIONSChapter 20, Article II, Division 2, Amendments Chapter 20,Article II,Division 6,Site Plan Review Chapter 20, Article VII, Planned Unit Development District Chapter 20, Article XXIII, Division 7, Design Standards for Commercial, Industrial, and Office  Institutional Developments RECOMMENDATION The Chanhassen Planning Commission tables action on this application, directs the applicant to address all issues raised in the staff report, and revise the plans accordingly. ATTACHMENTS: Staff Report Findings of Fact and Recommendation Approval Findings of Fact and Recommendation Denial Ordinance Amendment Application Narrative Civil Plans Colored Site Plan Exhibit Exterior Elevation Colored Exterior Elevations Colored Renderings Landscaping Plan Memo from Riley Purgatory Bluff Creek Watershed District Letter from Carver County Public Works E­mail from Ms. Nancy Smith E­mail from Mr. Jeff Erpelding Letter from MnDOT Affidavit of Mailing CITY OF CHANHASSEN PROPOSED MOTION: “The Chanhassen Planning Commission tables action on this application, directs the applicant to address all issues raised in the staff report, and revise the plans accordingly.” (Note: A motion for approval as well as denial and appropriate Findings of Fact are also included at the end of the report.) PC DATE: October 6, 2020 CC DATE: October 26, 2020 REVIEW DEADLINE: November 3, 2020 CASE #: 2020-21 BY: SJ, ET, EH, MU, DJ, JS SUMMARY OF REQUEST: Planned Unit Development amendment to allow auto repair facilities, amendments to design standards and a site plan for the construction of a 5,100 square foot automotive repair shop (Christian Brothers Automotive). LOCATION: SE of Crossroads Boulevard, 8941 Crossroads Boulevard (Lot 3, Block 1, Crossroads of Chanhassen). APPLICANT: PROPERTY OWNER: Kimley-Horn & Assoc., Inc. Kraus-Anderson Inc. Christian Jones Chrystal Seelhammer 767 Eustis Street, Suite 100 525 S.8th Street St. Paul, MN 55114 Minneapolis, MN 55404-1030 Christian.Jones@kimley-horn.com chrystal.seelhammer@krausanderson.com 763-251-1016 612-255-2345 PRESENT ZONING: Planned Unit Development, Mixed Use - PUD, Mixed Use 2040 LAND USE PLAN: Mixed Use ACREAGE: 0.79 acres DENSITY: N/A LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City has a relatively high level of discretion in approving amendments to PUDs because the City is acting in its legislative or policy-making capacity. A PUD amendment must be consistent with the City's Comprehensive Plan. The City's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with Zoning Ordinance requirements. If it meets these standards, the City must then approve the site plan. This is a quasi-judicial decision. Notice of this public hearing has been mailed to all property owners within 500 feet. Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 2 PROPOSAL/SUMMARY The request consists of two applications to facilitate the construction of an automotive facility. The request includes a Planned Unit Development amendment to existing standards, and Site Plan Approval for a 5,100 square foot automotive facility. The site is located southeast of Crossroads Boulevard. Access to the site will be gained off of Crossroads Boulevard. The site is zoned Planned Unit Development- Mixed Use. The following is a summary of the requests: 1. Planned Unit Development Amendment: The first request is to amend the permitted uses section to allow automotive repair shops. 2. Site Plan: The second request is for a site plan to construct a 5,100 square foot automotive repair shop. This use is not permitted under the PUD ordinance governing the site. If the requested amendment is not approved, the request for the site plan cannot proceed. The total permitted site coverage is 70 percent. The proposed development has a total hard coverage area of 68.1%. The design of the building, although of durable and quality materials, does not complement nor is harmonious with the surrounding buildings. If the use is approved, staff recommends a redesign of the building that is complementary to the surrounding buildings. This topic will be discussed in more detail under the “Site Plan” section of this report. Parking and nine garage doors have not been screened properly. Access to the site is provided via an internal curb cut off of Crossroads Boulevard. Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 3 APPLICABLE REGULATIONS Chapter 20, Article II, Division 2, Amendments Chapter 20, Article II, Division 6, Site Plan Review Chapter 20, Article VII, Planned Unit Development District Chapter 20, Article XXIII, Division 7, Design Standards for Commercial, Industrial, and Office- Institutional Developments BACKGROUND The Land Use Plan designates areas around the TH 101/TH 212 interchange as Mixed Use. This category has been established to accommodate either commercial or high-density residential developments. The high-density category, which includes units with a maximum net density of 16.0 units per acre, accommodates apartments and higher density condominium units, but would also permit the development of townhome-type units. The commercial use is intended to support or complement high-density residential development. Commercial uses may include convenience grocery stores, daycare facilities, etc., or those uses that meet the daily needs of the residents. The Planned Unit Development governing this development needs to be amended and standards for the use developed in order for the site plan to be considered and approved. Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 4 Concept Plan On January 4, 2005, the Planning Commission reviewed and approved the Concept PUD for the site (not to be confused with site plan approval). This plan was later approved by City Council on January 24, 2005. This final concept layout reflected a residential component within the areas located north and south of Lake Susan Drive with the highest density concentration facing Highway 101. The portion of the site located south of Highway 212 consisted of a mix of commercial and residential uses. In that instance, the residential part encompassed the western portion of the site while the commercial part occupied the remainder of the site, and faced Highway 101, 212, and Lyman Boulevard. Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 5 Development Plan On June 27, 2005, the City Council approved rezoning the property from Residential Single Family to Planned Unit Development-Mixed Use and adopted the Planned Unit Development ordinance that regulated and set standards for the development of this site including permitted uses, landscaping, setbacks, signage, building materials, architectural standards, parking, etc. On February 27, 2006, the Chanhassen City Council approved a site plan for the construction of a three-story multi-family building containing 48 units, located northwest of the intersection of Highways 212/101 (north site). On January 24, 2008, the City requested the vacation of right-of-way along Old Trunk Highway 101. A portion of the old highway occupies the westerly portion of the site. Development of the westerly portion of the site is contingent upon Minnesota Department of Transportation vacating the right-of-way. Amended Development Plan On March 10, 2008, the Chanhassen City Council approved the following: • Planned Unit Development amendment clarifying setbacks, signage, and retail building size. • Variance request to allow a 20-foot setback from Lyman Boulevard and a 20-foot setback from Highway 101. • Preliminary plat for Planning Case 2008-01 for Crossroads of Chanhassen. • Seven site plans consisting of a 5,300 square-foot convenience store with gas pumps and a 2,805 square-foot car wash (Building 4A), a multi-tenant building with an area of 11,000 square feet (Building 4B), a two-story multi-tenant building with a first floor area of 13,800 square feet and second floor area of 15,000 square feet (Building 4C), a one-story retail building with an area of 8,000 square feet (Building 4D), a 5,000 square-foot bank with drive-thru window (Building 4E), a 3,400 square-foot retail building (Building 4F), and a 10,000 square-foot Deli and Liquor Store (Building 4G). Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 6 On April 28, 2008, the City Council approved a final plat to subdivide 14.9 acres into three lots and one outlot - Crossroads of Chanhassen. On July 14, 2008, the Chanhassen City Council granted final plat approval for Crossroads of Chanhassen 2nd Addition creating two lots and one outlot for the area of the development that is being reviewed as part of the development proposal for the daycare. That plat was never recorded. As part of the submittal, staff directed the applicant to conduct a traffic study to evaluate the trip generation and circulation of the site along with the impact to the intersection of Lyman Boulevard and Highway 101. A traffic study was performed by the applicant's engineer and reviewed by the City’s traffic consultant. Internally the site has acceptable circulation. The only external site issue that was discovered is at the intersection of Lyman Boulevard and Crossroads Boulevard. Access spacing guidelines for Carver County do not allow a signal at this intersection. The possibility exists that the County could someday switch the access to Crossroads Boulevard to a right-in/right-out or block some of the turning movements. On March 26, 2012, the Chanhassen City Council approved a Planned Unit Development amendment to the existing standards; Preliminary and Final Plat to subdivide 6.15 acres into one lot and one outlot (Crossroads of Chanhassen 2nd Addition); and Site Plan Approval for construction of a daycare facility (Primrose of Chanhassen). This request combined Buildings 4F and 4G into a single building. Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 7 SITE PLAN In order to provide a better understanding of the overall development, staff will first review the site plan component, which in turn leads to the PUD amendment. The building must comply with the Development Design Standards for Chanhassen Gateway. A PUD is required to be developed to a higher quality than other projects. Site coverage is averaged over the entire development. This is permitted under the PUD ordinance (Section 20-505(e)). The total permitted site coverage is 70 percent. The proposed development has a total hard coverage area of 68.1%. The design of the building is of high quality materials but the architecture needs to be revised to complement the buildings on this block. Staff had multiple conversations with the applicant and explained that the proposed building should be unique yet be harmonious and complement the buildings on the block. Staff researched other buildings and the proposal is typical franchise architecture consisting of pitched roof, arched entrance, and nine garage doors. No proper screening of the garage doors or the parking is provided. During our research, staff came across Christian Brothers Automotive establishments that were much more complementary of this PUD design. Staff included some examples that carry complimentary design elements such as parapet walls, inviting entryways, garage doors that are fully screened, and awnings around the windows to soften the look of the building. A number of these examples were sent to the applicant and are shown below and on the following page. Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 8 Applicant’s proposed building Staff’s suggested redesigns Example of a Christian Brothers Automotive building that provides proper screening, and tasteful architectural design. Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 9 Existing buildings within the block Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 10 Some of the materials will match those used on surrounding buildings. Below are colored renderings with the proposed materials. Staff strongly encouraged the applicant and architect to visit the site and make modifications to the design that will make this building a fitting element of the overall development. Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 11 Parking is proposed along the southeast half of the site. Buffering/screening of the parking and the garage doors will be discussed in the Landscaping section of this report. The applicant is proposing a bench at the entrance of the building. The site plan request is for a 5,100 square-foot building. The original site plan for Building 4E showed a 5,000 square-foot bank. The structure is proposed to be located on Lot 3, Block 1 Crossroads of Chanhassen. One monument sign is proposed along the northwest corner of the site. The sign must meet all sign ordinance requirements. Wall signs are proposed above the garage doors and the rear of the building. Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 12 The ordinance regulating this development limits signage to two elevations per building. The size of the individual letters may not exceed 30 inches and the sign must comply with ordinance. All buildings within the development of Crossroads of Chanhassen must maintain a 20- foot setback from the right-of-way. To continue the vernacular perspective, the applicant will maintain this setback. View from the northeast View from the southwest W. 78th Street Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 13 LIGHTING The applicant has not submitted a lighting plan nor photometrics. Light levels for site lighting shall be no more than one-half foot candle at the project perimeter property line. This does not apply to street lighting. All light fixtures must be consistent with the approved lighting plans. Staff is recommending that the lights be consistent with the approved fixtures in the development. Parking lot light fixtures may be 25 feet tall. All fixtures must be shielded. Monterey PARKING The ordinance requires auto repair shops to provide one parking space per 500 square feet of gross floor area. The entire Crossroads PUD shares parking spaces. The total required for the entire development is 247. The total proposed including the subject site is 278. ARCHITECTURAL COMPLIANCE Size, Portion and Placement Entries: The building has a pronounced entrance. Articulation: The building is part of a PUD. The buildings are intended to complement each other. The very first elements that an individual sees driving by are nine unscreened garage doors, trash enclosure and a parking lot. Signs: All signage must meet the sign criteria in the Planned Unit Development Design Standards for Chanhassen Gateway. Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 14 Material and Detail High quality materials are being used on the building. Color The colors chosen for the building are earth tones. Staff is recommending the applicant use shingles and building color materials that are compatible with the existing buildings. Height and Roof Design The maximum building height in this PUD varies based on the use. The building meets the minimum set in the ordinance. The roofline is staggered but does not complement nor is harmonious of the surrounding buildings. All rooftop equipment must be screened from views. Façade Transparency All facades viewed by the public contain more than 50 percent windows and/or doors except the southwest elevation. Loading Areas, Refuse Areas, Etc. The trash enclosure is located along the northeast corner of Lot 3, Block 1. The exterior material must be of the same exterior material as the building. Recycling space and other solid waste collection space should be contained within the same enclosure. SITE PLAN FINDINGS In evaluating a site plan and building plan, the City shall consider the development's compliance with the following: (1) Consistency with the elements and objectives of the City's development guides, including the Comprehensive Plan, official road mapping, and other plans that may be adopted; (2) Consistency with this division; (3) Preservation of the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing areas; (4) Creation of a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 15 (5) Creation of functional and harmonious design for structures and site features, with special attention to the following: a. An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; b. The amount and location of open space and landscaping; c. Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. (6) Protection of adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses. Finding: The proposed development fails to create a harmonious relationship with existing and future buildings. It does not provide a compatible visual relationship. Approval of this building is contingent upon approval of the permitted uses of the Planned Unit Development ordinance to allow auto repair shops with standards. PUD AMENDMENT Allow an Auto Repair Shop: The language in the PUD currently does not permit any type of auto repair facilities. Staff has been working with the applicant and has had numerous discussions to prepare a plan that can meet the intent of the ordinance. The proposed location is the farthest from any residential development but staff still has concerns. This type of establishment can generate loud noise from power tools. In the summer, all garage doors remain open and the sound can carry to surrounding areas. Should the City approve this amendment, staff recommends adding the following language under permitted uses: • Automotive Repair Shop on Lot 3, Block 1, with the following standards: o No unlicensed or inoperable vehicles shall be stored on-premises except in appropriately designed and screened storage areas. Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 16 o All repair, assembly, disassembly and maintenance of vehicles shall occur within closed building except minor maintenance including, but not limited to, tire inflation, adding oil and wiper replacement. o No public address system. o No sales, storage or display of used automobiles or other vehicles such as motorcycles, snowmobiles, or all-terrain vehicles. o Disposal of vehicle fluids shall comply with PCA regulations. o Facilities for the collection of waste oil must be provided. o All service/garage doors shall be screened. o The building architecture shall complement surrounding buildings." PLANNED UNIT DEVELOPMENT AMENDMENT FINDINGS The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse effects of the proposed amendment. The six (6) effects and our findings regarding them are: a) The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. Finding: The site is guided Mixed Use (residential and neighborhood commercial). An auto repair shop can provide some convenience to neighboring properties. b) The proposed use is or will be compatible with the present and future land uses of the area. Finding: The proposed use can generate noise. The design and architecture of the proposed building is not compatible with the surrounding buildings (design standards, landscaping, architecture, etc.). c) The proposed use conforms with all performance standards contained in the Zoning Ordinance. Finding: The proposed use will conform with all performance standards contained in the Zoning Ordinance such as design standards, signage, durable materials, uses, etc. d) The proposed use will not tend to or actually depreciate the area in which it is proposed. Finding: The proposed use is intended to meet the daily needs of the area. It could potentially add convenience to the homeowners in the area. Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 17 e) The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. Finding: The site is located within the Municipal Urban Service Area. The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. f) Traffic generation by the proposed use is within capabilities of streets serving the property. Finding: Traffic generation by the proposed use is within capabilities of streets serving the property. ACCESS Vehicular access to the site was originally provided from Crossroads Boulevard, a public street designed and built to Municipal State Aid Standards, during the construction of the original build-out of Crossroads of Chanhassen in 2008. The applicant is proposing to remove and restore the single access from Crossroads Boulevard in order to facilitate the proposed site plan layout. The removal and restoration of the original access will be required to meet the City’s Standard Specifications and Detail Plates and will require a traffic control plan for review and approval prior to commencement of construction activities on site. The applicant is proposing that the building be located at the western edge of the site, angled parallel to Crossroads Boulevard, with the customer facing side of the building internal to the development, with parking located directly east of the building. With the proposed layout, vehicular access will be had from two driveways connected by the internal, private roads of Crossroads of Chanhassen to the north and south of the site (see image below). Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 18 The south driveway appears to propose no extraordinary issues, however the north driveway entrance may negatively impact vehicular traffic on Crossroads Boulevard due to the spacing from the intersection with Crossroads Boulevard. The applicant will be required to provide analysis that the proposed north driveway location is adequately spaced as to not create adverse impacts to Crossroads Boulevard and that the largest design vehicle accessing the site can turn into the north driveway access from Crossroads Boulevard (from both northbound and southbound movements). Also, the south driveway access is proposing the use of tactile warnings (truncated domes a.k.a. detectable warnings) for the private sidewalk. It should be considered that the use of detectable warnings at commercial driveways is not required and that these tactile warnings should only be considered where commercial entrances are permitted to operate like public streets, which does not appear to be the case as the driveway approach will lead to a parking lot. Crossroads Boulevard intersections with Lyman Boulevard, a Carver County road, and Highway 101, which is governed by MnDOT. Plans were provided to both parties for review, and any applicable comments and conditions set by Carver County and MnDOT must be addressed. The applicant will be required to provide a brief traffic memo identifying changes to the PUD trip generation levels, traffic patterns, and impacts to the County and MnDOT intersections compared to the original PUD plan and traffic study as the site was not analyzed based on the intended use (previous trip generations were based on a drive-thru bank). EASEMENTS A 10-foot public drainage and utility easement along the western portion of the property was recorded with the original plat from 2008 for Crossroads of Chanhassen. As all utilities and roads within the development are privately owned and maintained and covered under cross access agreements or private easements, no additional public easements are required from the proposed site plan. It is recommended that the applicant verify that all private easements and cross access agreements and their subsequent conditions are adhered to prior to construction. GRADING The first phase of the Crossroads of Chanhassen PUD completed mass grading of the site to achieve the relative elevations required for the site to be built-out. As such the applicant is not proposing mass grading or major alterations to existing elevations of the site. However, as improvements are installed (underground and surface stormwater facilities, installation of utilities, paving and construction of parking areas, building pads, etc.), the site will expose soils and will be required to meet all erosion control measures as addressed under “Drainage and Erosion Control” of this report. DRAINAGE AND EROSION CONTROL The proposed development will exceed 5,000 square feet of land area disturbance, and as such, will require an erosion and sediment control plan submitted to the City. The applicant has already provided this plan. Only minor revisions are required. All erosion control shall be installed and inspected prior to initiation of site grading activities. Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 19 The proposed erosion control measures and BMPs appear adequate. However, if at any time during the construction of the site prior to final stabilization, these measures are found to be inadequate, additional BMPs will be required to meet the NPDES permit. All exposed soil areas shall have temporary erosion protection or permanent cover year round. In the event that dewatering is needed, the field inspector shall be contacted prior to any dewatering activities. Include the following contact information on the erosion and sediment control plan: Matt Unmacht, Water Resources Coordinator, City of Chanhassen, 952-227-1168. STORMWATER MANAGEMENT The proposed development consists of a new automotive repair building, parking lot, associated utilities, and underground and surface stormwater management BMPs. The 0.80-acre site is subject to the requirements of the Riley Purgatory Bluff Creek Watershed District (RPBCWD). The existing site consists of a vacant grass area with slopes of 1% to 4% encompassing much of the site. Prior to the proposed development, stormwater from the northeastern portion of the site flows to an existing inlet to the north of the site along an internal road for the overall development and is conveyed to the public storm sewer system. The western and northwestern portion of the site flows west to Crossroads Boulevard, a paved public street. Stormwater from the eastern and southern portion of the site flows to an existing area drain inlet on the south portion of the site and connects to the existing underground stormwater system. After development, site improvements will maintain existing drainage patterns. Stormwater runoff from a portion of the roof and a majority of the paved parking surface will discharge to a proposed underground stormwater infiltration system, noted on the plans as BMP #2. The underground stormwater infiltration system is proposed to be perforated 36” pipe. Overflow from this BMP is routed to the existing underground storm sewer network. Stormwater runoff from the western portion of the roof will discharge to an infiltration basin, noted on the plans as BMP #1, on the west side of the proposed building. Overflow from this BMP is routed to an existing catch basin within Crossroads Boulevard. These BMPs appear to be adequate to treat stormwater runoff from the site. All stormwater from the site eventually runs to MnDOTs BraeBurn Pond, which was constructed with the off ramp of Highway 212. The applicant shall evaluate that the impervious surface from this site will not inundate or negatively impact the downstream MnDOT facility based on new rainfall requirements (TP-40 vs NOAA Atlas 14). Article VII, Chapter 19 of City Code describes the required stormwater management development standards. Section 19-141 states that “these development standards shall be reflected in plans prepared by developers and/or project proposers in the design and layout of site plans, subdivisions and water management features.” These standards include abstraction of runoff and water quality treatment resulting in the removal of 90% total suspended solids (TSS) and 60% total phosphorous (TP). In addition, the project will need a permit from the RPBCWA prior to beginning construction activities. The RPBCWD provided a memorandum outlining the need for a permit and listed potential District rules that this project might meet. These rules are not considered exhaustive of Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 20 all potential RPBCWD rules or provisions that may apply. The City encourages the applicant to work directly with RPBCWD to obtain the necessary approvals and permit. UTILITIES (SANITARY/WATER) The developer of the Crossroads of Chanhassen installed private sanitary sewer and water main throughout the development during the 2008 build-out of the PUD, and the proposed site has adequate sanitary and water services which will be had from these private utility extensions. The applicant is proposing to abandon an existing water service stub located near the southwest corner of the site. This service lateral was installed with the Crossroads of Chanhassen and the proposed abandonment appears to be due to the proposed site layout. The existing conditions survey illustrates a second water service stub located from the southeast corner of the site. This stub shall also be abandoned if it will not be utilized with the proposed site. Abandonment of the existing water services shall meet the City’s Standard Specifications and Detail Plates (Specifications). The applicant is proposing to service the site with ¾” type “K” copper and a 6” PVC sanitary sewer service to be connected directly to the existing manhole; both taps will occur south of the site where the private utility mains are located. The plans shall be updated to meet City Specifications which will include a water service lateral size of 1” and material meeting City Specifications (PE, HDPE, or PEX, and not copper) and the direct connection to the manhole shall be updated to the appropriate connection methodology (“core and boot” not “connect and seal”). As required by ordinance, the subject development is required to pay sanitary sewer and water hookup fees. These fees are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. The 2020 rates are $2,302.00/unit and $7,974.00/unit for sanitary sewer and water, respectively. LANDSCAPING AND TREE PRESERVATION Minimum requirements for landscaping at the proposed development include 1,484 sq. ft. of landscaped area around the parking lot, three landscaped islands or peninsulas, and six trees for the parking lot. The applicant’s proposed as compared to the requirements for landscape area and parking lot trees is shown in the following table. Required Proposed Vehicular use landscape area 1,484 sq. ft. 1,484 sq. ft. Trees/parking lot 6 trees 5 trees Islands or peninsulas/parking lot 3 islands/peninsulas 1 islands/peninsulas – additional islands/peninsulas do not meet minimum interior width Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 21 The applicant does not meet minimum requirements for landscaping. The southern island does not meet minimum interior width requirements. The island design shall be revised to meet the minimum 10’ interior width and then shall be counted towards meeting City Code. Also, the two southern peninsulas in the parking lot lack landscaping and trees. The landscape plan shall be revised to include a tree in at least one of the peninsulas to be counted towards meeting City Code. The applicant has proposed no screening of the garage doors or parking spaces. City Code states that ‘undesirable visual impacts must be screened’. ‘Undesirable visual impacts include…garage doors associated with auto-oriented uses’. Additionally, there is no landscaping or screening provided on the east side of the property where 16 parking stalls abut the property line. Adequate screening of this area must be provided. Boulevard trees are required along Crossroads Boulevard every 30 feet. The existing trees that the applicant is proposing to protect are spaced at 40’ intervals. Staff supports the existing spacing and recommends a minimum of two more trees be planted along Crossroads Boulevard. The applicant is protecting seven existing trees on site. These trees will be covered by the same standards as the proposed landscaping and will require replacement if damaged or dead upon inspection. Compliance Table Boundary Building/Parking Setbacks (feet) Proposed Lyman Boulevard 20/20 NA Highway 101 North of Highway 212 50/50 NA Highway 101 South of Highway 212 20/20 NA Highway 212 50/50 NA Northerly Project Property Line 50/20 NA Westerly Project Property Line 50/20 NA Internal Project property lines 0/0 N 20’ E 70’ S 37’ W20’ Internal Right-of-Way (Crossroads Boulevard) 20/20 20/20 Hard Surface Coverage-Residential 50% NA Commercial and Office Hard Surface Coverage 70% 68.1%. Maximum Commercial (Retail) Building/Structure Height 1 story 1 Story Maximum Office Building/Structure Height 2 stories NA Maximum Residential Building/Structure Height 35 or 3 stories, whichever is less NA Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 22 RECOMMENDATION Alternative 1: Staff recommends the Planning Commission table action on this application, direct the applicant to address all issues raised in the staff report and revise the plans accordingly. Alternative 2: The Planning Commission recommends approval of: PLANNED UNIT DEVELOPMENT AMENDMENT "The Planning Commission recommends the City Council approve the Planned Unit Development amendment in the attached ordinance for Chanhassen Gateway allowing Automotive Repair shops with the following standards: • "Automotive Repair Shop on Lot 3, Block 1, with the following standards: o No unlicensed or inoperable vehicles shall be stored on-premises except in appropriately designed and screened storage areas. o All repair, assembly, disassembly and maintenance of vehicles shall occur within closed building except minor maintenance including, but not limited to, tire inflation, adding oil and wiper replacement. o No public address system. o No sales, storage or display of used automobiles or other vehicles such as motorcycles, snowmobiles, or all-terrain vehicles. o Disposal of vehicle fluids shall comply with PCA regulations. o Facilities for the collection of waste oil must be provided. o All service/garage doors shall be screened. o The building architecture shall complement surrounding buildings." SITE PLAN APPROVAL "The Planning Commission recommends the City Council approve the site plan consisting of a 5,100 square-foot automotive repair shop, Planning Case 2020-21 as shown in plans dated received September 4, 2020, including the attached Findings of Fact and Recommendation, subject to the following conditions: Environmental Resources Conditions: 1. The applicant shall plant a minimum of six trees in the parking lot. Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 23 2. The applicant shall meet the minimum 10’ interior width for all landscaped islands and peninsulas. 3. The applicant shall include landscaping along the eastern property line that screens the parking area and garage doors. 4. The applicant shall include a minimum of two over story trees to be planted along Crossroads Boulevard. 5. All existing trees on site to be saved during construction shall be protected at all times by tree preservation fencing. Trees that are damaged or dead will be replaced. Engineering: 1. The applicant shall provide a traffic control plan for review and approval for the removal and restoration of the original access had from Crossroads Boulevard prior to commencement of construction activities on-site. 2. The applicant shall provide analysis that the proposed north driveway location is adequately spaced as to not create adverse impacts to Crossroads Boulevard and that the largest design vehicle accessing the site can turn into the north driveway access from Crossroads Boulevard (from both northbound and southbound movements) prior to permits being issued. 3. The water service lateral located on the existing condition survey near the southeast corner of the site shall be abandoned by removing the stub to the main and capping per City Standards. 4. The water service lateral shall meet current City specifications, which shall include a 1” plastic service lateral. 5. The sanitary service lateral shall connect to the existing manhole via a core and boot connection. 6. The applicant shall pay the appropriate sanitary sewer and water trunk hook-up fees at the time of building permit issuance. These fees are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. The 2020 rates are $2,302.00/unit and $7,974.00/unit for sanitary sewer and water, respectively. Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 24 Construction Plans: 1. On sheet C0.1: grading and drainage note 5 shall be updated to require replacement of 6” of topsoil, and not 4”, in accordance with City Standards; note 10 shall be updated to also require coordination with the City’s Water Resources Coordinator (952-227-1168). 2. On sheet C1.0: add note that any construction outside the property limits of the site shall be coordinated with the other owners of the PUD (typ.); add note to remove stub to main for existing water service stub near southeast corner of site; update erosion control plan note 7 to “remove” and not “removal”; update erosion control plan note 10 requiring the use of bio logs in the event of frozen soils as a temporary measure and requires approval from the City’s erosion control inspector; update erosion control note 11 to eliminate “at City Hall” and replace “City Engineer” with “Water Resources Coordinator”; the sequencing of construction indicates the use of wheel washes, Porta-Pottys, trailers, etc. and all proposed locations shall be located on the plans, update accordingly; add to notes the requirement that a traffic control plan shall be adhered to during the removal and replacement of the driveway access off Crossroads Boulevard and coordination shall be had through the City’s Public Works Department (952-227-1300) prior to commencement of construction operations. 3. On sheet C1.1: add concrete washout detail (#5304) as the use of a concrete wash-out was called out for on subsequent plan sheets; verify all details are the most recent versions (typ.). 4. On sheet C3.0: call-out for BP-1 indicates storage volume of 1,645 square feet, update unit of measurement accordingly; existing stormwater conveyance system is showing incorrect flow directions, adjust accordingly for clarity; update grading plan note 13 to require 6” of topsoil. 5. On sheet C3.1: note 5 discusses that no excavation equipment shall travel within underground infiltration system area; it is recommended that this area be called out on all plan sheets that will require construction equipment to travel near the underground system or add a note to applicable sheets. 6. On sheet C4.0: verify the call-out for the existing 27” storm sewer is HDPE as City records indicate it is RCP; consider adding insulation where water services cross existing and proposed storm sewer pipes; relocate the curb stop to the property line, update plans accordingly; update note for sanitary sewer service connection to be “core and boot”; clarify the method for the removal of the existing 8” sanitary stub either on the call-out or in the notes; in the upper left corner of the plan sheet there is a call out for “Water” and “Sanitary” with contact information for Ashley McGovern the City Finance Clerk responsible for billing, however the Public Works Department or the Engineering Department would be the departments to assist with construction, specifications, and detail questions as it relates to build-out, update accordingly; utility plan note 3 shall be updated as to eliminate the use of type “k” copper tubing and reflect current City Standards, see detail #1005 for water services or the City’s Standard Specifications; Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 25 update keynote legend to eliminate the use of type “K” copper tubing and ¾” sizing, see detail #1005 for water services or the City’s Standard Specifications. 7. On sheet LI-1: no private irrigation lines shall be located in public ROW, adjust plans accordingly. Water Resources: 1. The applicant has provided an erosion and sediment control plan as required by Chapter 19-145 of the City Code. The applicant shall update the plans to include the City’s Water Resources Coordinator as the contact on the plans (Matt Unmacht, Water Resources Coordinator, 952-227-1168). 2. The applicant shall evaluate and analyze that the impervious surface from this site will not inundate or negatively impact the downstream MnDOT facility based on new rainfall requirements (TP-40 vs NOAA Atlas 14). This analysis must be provided to the City under separate cover. Planning Conditions: 1. Approval of the site plan shall be contingent upon approval of the Planned Unit Development amendment to allow Automotive Repair shops. 2. All rooftop and ground equipment must be screened from views. 3. Sign illumination and design shall comply with ordinance. 4. The exterior material for the trash enclosure must be of the same exterior material as the building. Recycling space and other solid waste collection space should be contained within the same enclosure. 5. The design of the building shall be modified to complement surrounding buildings. 6. The applicant must prepare a lighting plan and include photometrics. Light levels for site lighting shall be no more than one-half foot candle at the project perimeter property line. This does not apply to street lighting. The applicant has not submitted a light fixture design. This fixture must meet the light fixture specified in the Planning Unit Development governing the subject site. 7. The monument sign may not exceed 24 square feet in area nor be higher than five feet. The sign shall be located 10 feet from the property line. A sign permit is required before construction of the sign. 8. Sign illumination and design shall comply with ordinance. 9. Recycling space and other solid waste collection space should be contained within the same enclosure as the trash. Christian Brothers Automotive Planning Case No. 2020-21 October 6, 2020 Page 26 10. Any prior approvals for a bank building on the subject site shall be null and void. 11. No unlicensed or inoperable vehicles shall be stored on-premises except in appropriately designed and screened storage areas. 12. All repair, assembly, disassembly and maintenance of vehicles shall occur within closed building except minor maintenance including, but not limited to, tire inflation, adding oil and wiper replacement. 13. No public address system. 14. No sales, storage or display of used automobiles or other vehicles such as motorcycles, snowmobiles, or all-terrain vehicles. 15. Disposal of vehicle fluids shall comply with PCA regulations. 16. Facilities for the collection of waste oil must be provided. 17. All service/garage doors shall be screened. 18. The building architecture shall complement surrounding buildings." Alternative 3: The Planning Commission recommends denial of the Planned Unit Development Amendment to allow an Automotive Repair Shop and denial of a site plan consisting of a 5,100 square-foot automotive repair shop, Planning Case 2020-21 as shown in plans dated received September 4, 2020, and including the attached Findings of Fact and Recommendation. ATTACHMENTS 1. Findings of Fact – Approval 2. Findings of Fact – Denial 3. Ordinance Amendment 4. Application and Narrative 5. Reduced Copy of Plans dated "Received September 4, 2020" 6. Landscaping Plans 7. Letter from Riley Purgatory Watershed District dated September 12, 2020 8. Letter from Carver County Public Works dated September 25, 2020 9. E-mail from Ms. Nancy Smith dated September 28, 2020 10. E-mail from Mr. Jeff Erpelding dated September 17, 2020 11. Letter from MnDOT 12. Public Hearing Notice and Affidavit of Mailing g:\plan\2020 planning cases\20-21 8941 crossroads blvd (christian bros automotive)\staff report.doc 1 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION (APPROVAL) IN RE: Application of Kimley-Horn & Assoc. Inc. for the following: 1. Planned Unit Development Amendment to the existing standards – Chanhassen Gateway. 2. Site Plan Review for the construction of a 5,100 square foot Automotive Repair Shop (Building 4E). On October 6, 2020, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of Kimley-Horn & Assoc. Inc. for a Planned Unit Development Amendment and Site Plan Review (Planning Case 2020-21). The Planning Commission conducted a public hearing on the proposed Site Plan and Planned Unit Development Amendment preceded by published and mailed notice. The Planning Commission heard testimony from all interested persons wishing to speak and now makes the following: FINDINGS OF FACT 1. The property is currently zoned Planned Unit Development-Mixed Use, PUD-Mixed Use. 2. The property is guided in the Land Use Plan for Mixed Use. 3. The legal description of the property is Lot 3, Block 1, Crossroads of Chanhassen. 4. The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse effects of the proposed amendment. The six (6) effects and our findings regarding them are: a) The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. Finding: The site is guided mixed use (residential and neighborhood commercial). An Automotive Repair Shop will add a convenience to the area. The design can be improved with conditions in the staff report. b) The proposed use is or will be compatible with the present and future land uses of the area. Finding: The proposed use is and will be compatible with the present and future land uses of the area through the implementation of the design standards, landscaping, architecture, etc. 2 c) The proposed use conforms to all performance standards contained in the Zoning Ordinance. Finding: The proposed use will conform to all performance standards contained in the Zoning Ordinance such as design standards, signage, durable materials, uses, etc. d) The proposed use will not tend to or actually depreciate the area in which it is proposed. Finding: The proposed use is intended to meet the daily needs of the area. It could potentially add convenience to the homeowners in the area. e) The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. Finding: The site is located within the Municipal Urban Service Area. The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. f) Traffic generation by the proposed use is within capabilities of streets serving the property. Finding: Traffic generation by the proposed use is within capabilities of streets serving the property. 5. In evaluating a site plan and building plan, the city shall consider the development's compliance with the following: (1) Consistency with the elements and objectives of the city's development guides, including the Comprehensive Plan, official road mapping, and other plans that may be adopted; (2) Consistency with this division; (3) Preservation of the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing areas; (4) Creation of a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; (5) Creation of functional and harmonious design for structures and site features, with special attention to the following: a. An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; 3 b. The amount and location of open space and landscaping; c. Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. (6) Protection of adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses. Finding: The proposed development fails to create a harmonious relationship with existing and future buildings. It does not provide a compatible visual relationship. Approval of this building is contingent upon approval of the permitted uses of the Planned Unit Development ordinance to allow auto repair shops with standards. 6. The planning report #2020-21, dated October 6, 2020, prepared by Sharmeen Al-Jaff, et al, is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the Planned Unit Development Amendment to the Chanhassen Gateway PUD and Site Plan for an automotive repair shop (Building 4E). ADOPTED by the Chanhassen Planning Commission this 6th day of October 2020. CHANHASSEN PLANNING COMMISSION BY:___________________________________ Steven Weick, Chairman g:\plan\2020 planning cases\20-21 8941 crossroads blvd (christian bros automotive)\findings of fact approval.doc 1 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION (DENIAL) IN RE: Application of Kimley-Horn & Assoc. Inc. for the following: 1. Planned Unit Development Amendment to the existing standards – Chanhassen Gateway. 2. Site Plan Review for the construction of a 5,100 square foot Automotive Repair Shop (Building 4E). On October 6, 2020, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of Kimley-Horn & Assoc. Inc. for a Planned Unit Development Amendment and Site Plan Review (Planning Case 2020-21). The Planning Commission conducted a public hearing on the proposed Site Plan and Planned Unit Development Amendment preceded by published and mailed notice. The Planning Commission heard testimony from all interested persons wishing to speak and now makes the following: FINDINGS OF FACT 1. The property is currently zoned Planned Unit Development-Mixed Use, PUD-Mixed Use. 2. The property is guided in the Land Use Plan for Mixed Use. 3. The legal description of the property is Lot 3, Block 1, Crossroads of Chanhassen. 4. The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse effects of the proposed amendment. The six (6) effects and our findings regarding them are: a) The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City’s Comprehensive Plan. Finding: The site is guided Mixed Use (residential and neighborhood commercial). An Automotive Repair Shop will add a convenience to the area, however, it will generate noise. The design can be improved with conditions in the staff report. b) The proposed use is or will be compatible with the present and future land uses of the area. Finding: The proposed use is and will be compatible with the present and future land uses of the area through the implementation of the design standards, landscaping, architecture, etc. 2 c) The proposed use conforms to all performance standards contained in the Zoning Ordinance. Finding: The proposed does not conform to all performance standards contained in the Zoning Ordinance such as design standards, screening, landscaping and buffering, etc. d) The proposed use will not tend to or actually depreciate the area in which it is proposed. Finding: The proposed use is intended to meet the daily needs of the area. It could potentially add convenience to the homeowners in the area but can generate noise. e) The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. Finding: The site is located within the Municipal Urban Service Area. The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. f) Traffic generation by the proposed use is within capabilities of streets serving the property. Finding: Traffic generation by the proposed use is within capabilities of streets serving the property. 5. In evaluating a site plan and building plan, the city shall consider the development's compliance with the following: (1) Consistency with the elements and objectives of the city's development guides, including the Comprehensive Plan, official road mapping, and other plans that may be adopted; (2) Consistency with this division; (3) Preservation of the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing areas; (4) Creation of a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; (5) Creation of functional and harmonious design for structures and site features, with special attention to the following: a. An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; 3 b. The amount and location of open space and landscaping; c. Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. (6) Protection of adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses. Finding: The proposed development fails to create a harmonious relationship with existing and future buildings. It does not provide a compatible visual relationship. Approval of this building is contingent upon approval of the permitted uses of the Planned Unit Development ordinance to allow auto repair shops with standards. (7) The planning report #2020-21, dated October 6, 2020, prepared by Sharmeen Al-Jaff, et al, is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the Planned Unit Development Amendment to the Chanhassen Gateway PUD and Site Plan for an Automotive Repair Shop (Building 4E). ADOPTED by the Chanhassen Planning Commission this 6th day of October 2020. CHANHASSEN PLANNING COMMISSION BY: _ Steven Weick, Chairman g:\plan\2020 planning cases\20-21 8941 crossroads blvd (christian bros automotive)\findings of fact denial.doc 1 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA ORDINANCE NO. AN ORDINANCE AMENDING CHAPTER 20 OF THE CHANHASSEN CITY CODE, THE CITY'S ZONING ORDINANCE, BY AMENDING A PLANNED UNIT DEVELOPMENT THE CITY COUNCIL OF THE CITY OF CHANHASSEN ORDAINS: Section 1. Chapter 20 of the Chanhassen City Code, the City's zoning ordinance, is hereby amended by amending the Chanhassen Gateway Planned Unit Development Design Standards in its entirety as follows: CHANHASSEN GATEWAY PUD DEVELOPMENT DESIGN STANDARDS a. Intent The purpose of this zone is to create a MIXED USE PUD including a Neighborhood Commercial, office and Residential. The use of the PUD zone is to allow for more flexible design standards while creating a higher quality and more sensitive development. Each structure proposed for development shall proceed through site plan review based on the development standards outlined below. The Neighborhood Business District regulations shall apply to Lots 1- 3, Block 1 and Outlot A, Crossroads of Chanhassen , except as modified by this ordinance. The R-16 District regulations shall apply to Outlot C, except as modified by this ordinance. Exhibit A, as revised herein to reflect the changes to the commercial portion, reflects the site layout and buildings as referenced herein. 2 b. Permitted Uses • The permitted uses in this zone should be limited to appropriate commercial and service uses consistent with meeting the daily needs of the neighborhood. The uses shall be limited to those as defined herein. If there is a question as to whether or not a use meets the definition, the Community Development Director shall make that interpretation. The type of uses to be provided on these lots shall be low intensity neighborhood oriented retail and service establishments to meet daily needs of residents. Commercial and office uses shall be limited to the area located south of Highway 212. Residential uses shall be located north of Highway 212 and along the western portion of the southern half. • Small to medium-sized restaurant-not to exceed 8,000 square feet per building. Fast food restaurants with a drive-thru is limited along the north end of Building 4B. It must be part of and attached to the multi-use building. The drive-thru lane shall be screened and the exterior wall of the drive-thru shall contain the same level of architectural detail as any other elevation visible by the public. • Banks with a drive-in service window • Office • Day care • Neighborhood scale commercial up to 8,000 square feet per tenant with the exception of building 4C. A tenant may occupy up to 10,000 square feet of said building and building 4G for a daycare to occupy 12,000 square feet. No individual service component of a retail building shall occupy more than 8,000 square feet of a building. • Convenience store with or without gas pumps and car wash. • Specialty retail (Book Store, Jewelry, Sporting Goods Sale/Rental, Retail Sales, Retail Shops, Apparel Sales, etc.) • Personal Services (an establishment or place of business primarily engaged in providing individual services generally related to personal needs, such as a Tailor Shop, Shoe Repair, Self-Service Laundry, Laundry Pick-up Station, Dry Cleaning, Dance Studios, etc). • Residential High Density (8-16 units per net acre). The total number of units for the entire site may not exceed 150 units. • Automotive Repair Shop on Lot 3, Block 1, with the following standards: o No unlicensed or inoperable vehicles shall be stored on-premises except in appropriately designed and screened storage areas. o All repair, assembly, disassembly and maintenance of vehicles shall occur within closed building except minor maintenance including, but not limited to, tire inflation, adding oil and wiper replacement. o No public address system. o No sales, storage or display of used automobiles or other vehicles such as motorcycles, snowmobiles, or all-terrain vehicles. o Disposal of vehicle fluids shall comply with PCA regulations. o Facilities for the collection of waste oil must be provided. o All service/garage doors shall be screened. o The building architecture shall complement surrounding buildings." c. Building Area • Commercial/Office – Not to exceed 75,000 square feet for the entire development • Maximum Commercial/Office lot usage is a Floor Area Ratio of 0.3 3 • Maximum office/commercial building area per tenant may not exceed 8,000 square feet • Maximum residential units may not exceed 150 units. d. Prohibited Ancillary Uses • Drive-thru Windows except banks, coffee shops, fast food restaurants or pharmacies. • Outdoor storage and display of merchandise such as propane, salt, window washer fluid, etc. except on the sidewalk surrounding the convenience store 4A. The outdoor display of merchandise shall not impede nor interfere with pedestrian traffic. e. Setbacks The PUD ordinance requires setbacks from roadways and exterior property lines. The following table displays those setbacks. Boundary Building/ Parking Setbacks (feet) Lyman Boulevard 20/20 Highway 101 North of Highway 212 50/50 Highway 101 South of Highway 212 20/20 Highway 212 50/50 Northerly Project Property Line 50/20 Westerly Project Property Line 50/20 Internal Project property lines 0/0 Internal Right-of-Way (Crossroads Boulevard) 20/20 Hard Surface Coverage-Residential 50 % Commercial and Office Hard Surface Coverage 70 % Maximum Commercial (Retail) Building/Structure Height 1 story Maximum Office Building/Structure Height 2 stories Maximum Residential Building/Structure Height 35 or 3 stories, whichever is less f. Non-Residential Building Materials and Design There shall not be underdeveloped backsides of buildings. All elevations shall receive nearly equal treatment and visual qualities. Buildings and site design shall comply with design standards outlined in Article XXIII. General Supplemental Regulations, Division 7 of the Zoning Ordinance. g. Residential Standards Buildings and site design shall comply with design standards outlined in Article XXIII. General Supplemental Regulations, Division 9 of the Zoning Ordinance. 1. All units shall have access onto an interior private street. 4 2. A design palette shall be approved for the entire project. The palette shall include colors for siding, shakes, shutters, shingles, brick, stone, etc. 3. All foundation walls shall be screened by landscaping or retaining walls. h. Site Landscaping and Screening The intent of this section is to improve the appearance of vehicular use areas and property abutting public rights-of-way; to require buffering between different land uses; and to protect, preserve and promote the aesthetic appeal, character and value of the surrounding neighborhoods; to promote public health and safety through the reduction of noise pollution, air pollution, visual pollution and glare. 1. The landscaping standards shall provide for screening for visual impacts associated with a given use, including but not limited to, truck loading areas, trash storage, parking lots, Large unadorned building massing, etc. 2. Each lot for development shall submit a separate landscaping plan as a part of the site plan review process. 3. All open spaces and non-parking lot surfaces, except for plaza areas, shall be landscaped, rockscaped, or covered with plantings and/or lawn material. Tree wells shall be included in pedestrian areas and plazas. 4. Undulating berms, north of Lyman Boulevard, north and south of Highway 312 and west of Highway 101 shall be sodded or seeded at the conclusion of grading and utility construction. The required buffer landscaping may be installed where it is deemed necessary to screen any proposed development. All required boulevard landscaping shall be sodded. 5. Loading areas shall be screened from public right-of-ways. Wing walls may be required where deemed appropriate. 6. Native species shall be incorporated into site landscaping, whenever possible. i. Street Furnishings Benches, kiosks, trash receptacles, planters and other street furnishings should be of design and materials consistent with the character of the area. Wherever possible, street furnishings should be consolidated to avoid visual clutter and facilitate pedestrian movement. j. Signage The intent of this section is to establish an effective means of communication in the development, maintain and enhance the aesthetic environment and the business’s ability to attract sources of economic development and growth, to improve pedestrian and traffic safety, to minimize the possible adverse effect of signs on nearby public and private property, and to enable the fair and consistent enforcement of these sign regulations. It is the intent of this section, to promote the health, safety, general welfare, aesthetics, and image of the community by regulating signs that are intended to communicate to the public, and to use signs which meet 5 the city's goals: a. Establish standards which permit businesses a reasonable and equitable opportunity to advertise their name and service; b. Preserve and promote civic beauty, and prohibit signs which detract from this objective because of size, shape, height, location, condition, cluttering or illumination; c. Ensure that signs do not create safety hazards; d. Ensure that signs are designed, constructed, installed and maintained in a manner that does not adversely impact public safety or unduly distract motorists; e. Preserve and protect property values; f. Ensure signs that are in proportion to the scale of, and are architecturally compatible with, the principal structures; g. Limit temporary commercial signs and advertising displays which provide an opportunity for grand opening and occasional sales events while restricting signs which create continuous visual clutter and hazards at public right-of-way intersections. j.1. Project Identification Sign One project identification sign for the commercial portion of the development located at the entrance off of Highway 101. Project identification signs shall not exceed 80 square feet in sign display area nor be greater than eight feet in height. The sign shall be setback a minimum of 10 feet from the property line. As an alternative, the project identification sign may be located at the southeast corner of Lot 2, Block 1. If the sign is located in the right-of-way, an encroachment agreement must be obtained. Otherwise, the sign must maintain a 10 foot setback from property lines and may not exceed 24 square feet nor be higher than 5 feet. j.2. Monument Sign One monument sign shall be permitted at the entrance to the development off of Lake Susan Drive. One monument sign per lot shall be permitted for the commercial portion of the site. One multi-tenant sign shall be permitted at the entrance into the development off of Highway 101 and two signs off of Lyman Boulevard. These signs shall not exceed 24 square feet in sign display area nor be greater than 5 feet in height except Kwik Trip, located on Lot 1, Block 1, shall be permitted a 48 square-foot, 8-foot high monument sign. These signs must comply with all ordinances pertaining to size and percent of sign area dedicated to gas prices as well as any other applicable regulations. These signs shall be set back a minimum of 10 feet from the property line. j.3. Wall Signs 6 a. The location of letters and logos shall be restricted to the approved building sign bands, the tops of which shall not extend above parapet height. The letters and logos shall be restricted to a maximum of 30 inches in height. All individual letters and logos comprising each sign shall be constructed of wood, metal, or translucent facing. b. Second story illuminated signs that can be viewed from neighborhoods outside the PUD site, are prohibited. c. Tenant signage shall consist of store identification only. Copy is restricted to the tenant’s proper name and major product or service offered. Corporate logos, emblems and similar identifying devices are permitted provided they are confined within the signage band and do not occupy more than 15% of the sign area unless the logo is the sign. d. Wall signs are limited to two elevations per building. j.4. Festive Flags/Banners a. Flags and banners shall be permitted on approved standards attached to the building facade and on standards attached to pedestrian area lighting. b. Flags and banners shall be constructed of fabric or vinyl. c. Banners shall not contain advertising for individual users, businesses, services, or products. d. Flags and banners shall project from buildings a maximum of two feet. e. Flags and banners shall have a maximum area of 10 square feet. f. Flags and banners which are torn or excessively worn shall be removed at the request of the city. j.5. Building Directory a. In multi-tenant buildings, one building directory sign may be permitted. The directory sign shall not exceed eight square feet. j.6 Directional Signs a. On-premises signs shall not be larger than four (4) square feet. The maximum height of the sign shall not exceed five (5) feet from the ground. The placement of directional signs on the property shall be so located such that the sign does not adversely affect adjacent properties (including site lines or confusion of adjoining ingress or egress) or the general appearance of the site from public rights-of-way. No more than four (4) signs shall be allowed per lot. The city council may allow additional signs in situations where access is confusing or traffic safety could be jeopardized. b. Off-premises signs shall be allowed only in situations where access is confusing and traffic safety could be jeopardized or traffic could be inappropriately routed through residential 7 streets. The size of the sign shall be no larger than what is needed to effectively view the sign from the roadway and shall be approved by the city council. c. Bench signs are prohibited except at transit stops as authorized by the local transit authority. d. Signs and Graphics. Wherever possible, traffic control, directional and other public signs should be consolidated and grouped with other street fixtures and furnishings to reduce visual clutter and to facilitate vehicular and pedestrian movement. A system of directional signs should also be established to direct traffic within the commercial area and away from residential areas. j.7. Prohibited Signs • Pylon signs are prohibited. • Back lit awnings are prohibited. • Window Signs are prohibited except for company logo/symbol and not the name. Such logo shall not exceed 10% of a window area. • Menu Signs are prohibited. j.8. Sign Design and Permit Requirements a. The sign treatment is an element of the architecture and thus should reflect the quality of the development. The signs should be consistent in color, size, and material and height throughout the development. A common theme will be introduced at the development's entrance monument and will be used throughout. b. All signs require a separate sign permit. c. Wall business signs shall comply with the city’s sign ordinance for the Neighborhood business district for determination of maximum sign area. Wall signs may be permitted on the “street” front and primary parking lot front of each building. k. Lighting 1. Lighting for the interior of the development shall be consistent throughout the development. High pressure sodium vapor lamps or LED with decorative natural colored pole shall be used throughout the development parking lot area for lighting. Decorative, pedestrian scale lighting shall be used in plaza and sidewalk areas and may be used in parking lot areas. Parking lot light poles may not exceed 25 feet in height. 2. Light fixtures in areas other than parking lots should be kept to a pedestrian scale (12 to 18 feet). Street light fixtures should accommodate vertical banners for use in identifying the commercial area. 3. All light fixtures shall be shielded. Light level for site lighting shall be no more than ½ foot candle at the project perimeter property line. This does not apply to street lighting. 4. Lighting for parking areas shall minimize the use of lights on pole standards in the parking area. Rather, emphasis should be placed on building lights and poles located in close proximity to 8 buildings. l. Non-Residential Parking 1. Parking shall be provided based on the shared use of parking areas whenever possible. Cross access easements and the joint use of parking facilities shall be protected by a recorded instrument acceptable to the city. 2. The development shall be treated as an integrated shopping center and provide a minimum of one space per 200 square feet of commercial/retail area. The office/personal service component shall be treated as an integrated office building and provide 4.5 space per 1,000 square feet for the first 49,999 square feet, four per thousand square feet for the second 50,000 square feet, and 3.5 per thousand square feet thereafter. m. Residential Parking shall comply with city code requirements.” Section 2. This ordinance shall be effective immediately upon its passage and publication. PASSED AND ADOPTED this -----th day of October, 2020, by the City Council of the City of Chanhassen, Minnesota Heather Johnston, City Manager Elise Ryan, Mayor (Published in the Chanhassen Villager on ) kimley-horn.com 767 Eustis Street, Suite 100, St. Paul, MN 55114 651 645 4197 September 4, 2020 City of Chanhassen 7700 Market Boulevard, P.O. Box 147 Chanhassen, MN 55317 Attention: Sharmeen Al-Jaff, City Planner RE: Proposed Christian Brothers Automotive – Project Narrative Christian Brothers Automotive is requesting the proposed site to be considered for approval within the existing PUD. The parcel is legally described as: Lot 3, Block 1, Crossraods of Chanhassen, Carver County, Minnesota. Proposed Development Overview Christian Brothers Automotive is proposing to construct an approximately 5,100 SF, 9 -bay automotive repair center located at 8941 Crossroads Boulevard in Chanhassen. The customer facing portion of the building will face the internal road of the Crossroads of Chanhassen development. The proposed development is within the Crossroads of Chanhassen PUD which was approved in 2008. The two lots east of the proposed site have been previously developed as retail and a gas station/convenience store, a child care facility is located to the south and west of the proposed site, and the rest of the PUD is currently undeveloped. Proposed Concept Plan & Development Stage Christian Brothers Automotive is proposing an amendment to the existing planned unit development (PUD). The PUD is designated as mixed use PUD including neighborhood commercial, office and residential. Christian Brothers provides light automotive repair and the scope of repairs provided by Christian Brothers has been included within the submittal package. Overnight parking only occurs when customers have a conflict retrieving their vehicle during business hours or to drop off their vehicles. Long term exterior storage is not permitted at Christian Brothers Automotive. Consultants: Civil Engineer – Christian Jones, Brandon R. Elegert, P.E. – Kimley-Horn Architecture – Dana King – Cortland Morgan Architect Landscape Architecture – Evergreen Design Group, Inc. – Rodney McNabb Photometrics – City Lighting Products Company – Mike Hohl Page 2 kimley-horn.com 767 Eustis Street, Suite 100, St. Paul, MN 55114 651 645 4197 Site Design The site currently vacant land with water and sanitary sewer utilities provided as part of the Crossroads of Chanhassen Development to the south. Gas, communications, and electric utilities are provided to the west along Crossroads Boulevard. The proposed building is to be located at the western edge of the site angled parallel to Crossroads Boulevard, with the customer facing side of the building internal to the development. The surface parking will be located directly east of the building. Access is proposed to be east of the building and at both the north and south side of the parking lot, with two proposed driveways connecting the internal roads of the Crossroads of Chanhassen. The existing site is currently vegetated with no impervious area; the proposed site will be comprised of approximately 70% impervious area. Above ground and underground stormwat er management will be provided adhering to City and Watershed treatment and rate control requirements. Architecture Architectural elevations and site photometric plans are provided within the submission. The proposed building is to be constructed of primarily brick and limestone. The trash enclosure is also to be constructed in materials similar to the building and will have gates to screen the trash from the public right-of-way. Landscape Architecture A landscape plan is included within the submission to comply with the city code. Trees, shrubs, and other plantings will complement the site. Christian Brothers Automotive is seeking a landscape variance for screening of the vehicular area. Please contact me at (763) 251-1016 or christian.jones@kimley-horn.com should you have any questions or comments. Sincerely, Christian Jones Project Manager This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\CHRISTIAN BROTHERS AUTOMOTIVE\Chanhassen, MN\3 Design\CAD\PlanSheets\C0-COVER SHEET.dwg September 03, 2020 - 10:11pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORCOVER SHEETC0.08941 CROSSROADSBLVDCHRISTIAN BROTHERSAUTOMOTIVECHANHASSENMNDATE:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.MNLIC. NO.BRANDON R. ELEGERT, P.E.09/04/202050387DATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT16068400509/04/2020AS SHOWNCJJKAMBRENORTH VICINITY N.T.S. SITE CHANHASSEN, CARVER COUNTY, MN 1.CONTRACTOR SHALL CONFIRM THAT THE EXISTING CONDITIONS FOR THE SITE MATCH WHAT IS SHOWN ON THE DRAWINGS INCLUDED PRIOR TO CONSTRUCTION. 2.IF REPRODUCED, THE SCALES SHOWN ON THESE PLANS ARE BASED ON A ANSI FULL BLEED D (34.00 X 22.00 INCHES) SHEET. 3.ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY CODES AND/OR UTILITY SERVICES COMPANIES SHALL BE PERFORMED PRIOR TO ANNOUNCED BUILDING POSSESSION AND THE FINAL CONNECTION OF SERVICES. 4.ALL GENERAL CONTRACTOR WORK TO BE COMPLETED (EARTHWORK, FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATE IN PROJECT DOCUMENTS. NOTES: LANDSCAPE ARCHITECT EVERGREEN DESIGN GROUP, INC. PO BOX 2193 GARNER, NC 27529 TELEPHONE: (800) 680-6630 FAX: (866) 579-8452 CONTACT: RODNEY MCNABB PROJECT TEAM: SURVEYOR EGAN, FIELD & NOWAK, INC. 1229 TAYLOR STREET NE, SUITE 100 MINNEAPOLIS, MN 55413 TELEPHONE: (612) 466-3300 CONTACT: ERIC ROESER ENGINEER KIMLEY-HORN AND ASSOCIATES, INC. PREPARED BY: BRANDON R. ELEGERT, P.E. 767 EUSTIS STREET, SUITE 100 ST. PAUL, MN 55114 TELEPHONE (651) 645-4197 OWNER / DEVELOPER CHRISTIAN BROTHERS AUTOMOTIVE 17725 KATY FREEWAY HOUSTON, TX 77094 TELEPHONE: (281) 675-6120 CONTACT: JONATHAN WAKEFIELD CONTACT: JACOB STEELE EMAIL: JACOB.STEELE@CBAC.COM 8941 CROSSROADS BLVD SECTION 24, TOWNSHIP 116N, RANGE 23W FOR SITE DEVELOPMENT PLANS Know what'sbelow. before you dig.Call ARCHITECT CORTLAND MORGAN ARCHITECT 711 N. FIELDER ROAD ARLINGTON, TX 76012 TELEPHONE: (817) 635-5699 FAX: (817) 635-5699 CONTACT: DANA KING CHRISTIAN BROTHERS AUTOMOTIVE LYMAN BLVD US H W Y 2 1 2 DRAWING INDEX SHEET NO.SHEET TITLE C0.0 COVER SHEET C0.1 GENERAL NOTES C0.2 ALTA SURVEY C1.0 DEMOLITION AND EROSION CONTROL - PH.1 PLAN C1.1 EROSION AND SEDIMENT CONTROL DETAILS C2.0 SITE PLAN C2.1 SITE DETAILS C2.2 SITE DETAILS C3.0 GRADING, DRAINAGE & EROSION CONTROL PH. 2 PLAN C3.1 GRADING AND DRAINAGE DETAILS C4.0 UTILITY PLAN C4.1 UTILITY DETAILS This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\CHRISTIAN BROTHERS AUTOMOTIVE\Chanhassen, MN\3 Design\CAD\PlanSheets\C1-GENERAL NOTES.dwg September 03, 2020 - 10:11pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORGENERAL NOTESC0.18941 CROSSROADSBLVDCHRISTIAN BROTHERSAUTOMOTIVECHANHASSENMNDATE:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.MNLIC. NO.BRANDON R. ELEGERT, P.E.09/04/202050387DATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT16068400509/04/2020AS SHOWNCJJKAMBREGENERAL CONSTRUCTION NOTES 1.THE CONTRACTOR AND SUBCONTRACTORS SHALL OBTAIN A COPY OF THE MN DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" (LATEST EDITION) AND BECOME FAMILIAR WITH THE CONTENTS PRIOR TO COMMENCING WORK, AND, UNLESS OTHERWISE NOTED, ALL WORK SHALL CONFORM AS APPLICABLE TO THESE STANDARDS AND SPECIFICATIONS. 2.THE CONTRACTOR SHALL BE RESPONSIBLE FOR FURNISHING ALL MATERIAL AND LABOR TO CONSTRUCT THE FACILITY AS SHOWN AND DESCRIBED IN THE CONSTRUCTION DOCUMENTS IN ACCORDANCE WITH THE APPROPRIATE APPROVING AUTHORITIES, SPECIFICATIONS AND REQUIREMENTS. CONTRACTOR SHALL CLEAR AND GRUB ALL AREAS UNLESS OTHERWISE INDICATED, REMOVING TREES, STUMPS, ROOTS, MUCK, EXISTING PAVEMENT AND ALL OTHER DELETERIOUS MATERIAL. 3.THE EXISTING SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS QUALITY LEVEL "D" UNLESS OTHERWISE NOTED. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF CI/ACSE 38/02, ENTITLED STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF SUBSURFACE QUALITY DATA BY THE FHA. EXISTING UTILITIES SHOWN ARE LOCATED ACCORDING TO THE INFORMATION AVAILABLE TO THE ENGINEER AT THE TIME OF THE TOPOGRAPHIC SURVEY AND HAVE NOT BEEN INDEPENDENTLY VERIFIED BY THE OWNER OR THE ENGINEER. GUARANTEE IS NOT MADE THAT ALL EXISTING UNDERGROUND UTILITIES ARE SHOWN OR THAT THE LOCATION OF THOSE SHOWN ARE ENTIRELY ACCURATE. FINDING THE ACTUAL LOCATION OF ANY EXISTING UTILITIES IS THE CONTRACTOR'S RESPONSIBILITY AND SHALL BE DONE BEFORE COMMENCING ANY WORK IN THE VICINITY. FURTHERMORE, THE CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES DUE TO THE CONTRACTOR'S FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES. THE OWNER OR ENGINEER WILL ASSUME NO LIABILITY FOR ANY DAMAGES SUSTAINED OR COST INCURRED BECAUSE OF THE OPERATIONS IN THE VICINITY OF EXISTING UTILITIES OR STRUCTURES, NOR FOR TEMPORARY BRACING AND SHORING OF SAME. IF IT IS NECESSARY TO SHORE, BRACE, SWING OR RELOCATE A UTILITY, THE UTILITY COMPANY OR DEPARTMENT AFFECTED SHALL BE CONTACTED AND THEIR PERMISSION OBTAINED REGARDING THE METHOD TO USE FOR SUCH WORK. 4.IT IS THE CONTRACTOR'S RESPONSIBILITY TO CONTACT THE VARIOUS UTILITY COMPANIES WHICH MAY HAVE BURIED OR AERIAL UTILITIES WITHIN OR NEAR THE CONSTRUCTION AREA BEFORE COMMENCING WORK. THE CONTRACTOR SHALL PROVIDE 48 HOURS MINIMUM NOTICE TO ALL UTILITY COMPANIES PRIOR TO BEGINNING CONSTRUCTION. 5.THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED CONSTRUCTION PERMITS AND BONDS IF REQUIRED PRIOR TO CONSTRUCTION. 6.THE CONTRACTOR SHALL HAVE AVAILABLE AT THE JOB SITE AT ALL TIMES ONE COPY OF THE CONSTRUCTION DOCUMENTS INCLUDING PLANS, SPECIFICATIONS, GEOTECHNICAL REPORT AND SPECIAL CONDITIONS AND COPIES OF ANY REQUIRED CONSTRUCTION PERMITS. 7.ANY DISCREPANCIES ON THE DRAWINGS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE OWNER AND ENGINEER BEFORE COMMENCING WORK. NO FIELD CHANGES OR DEVIATIONS FROM DESIGN ARE TO BE MADE WITHOUT PRIOR APPROVAL OF THE OWNER AND NOTIFICATION TO THE ENGINEER. 8.ALL COPIES OF COMPACTION, CONCRETE AND OTHER REQUIRED TEST RESULTS ARE TO BE SENT TO THE OWNER DIRECTLY FROM THE TESTING AGENCY. 9.THE CONTRACTOR SHALL BE RESPONSIBLE FOR DOCUMENTING AND MAINTAINING AS-BUILT INFORMATION WHICH SHALL BE RECORDED AS CONSTRUCTION PROGRESSES OR AT THE COMPLETION OF APPROPRIATE CONSTRUCTION INTERVALS AND SHALL BE RESPONSIBLE FOR PROVIDING AS-BUILT DRAWINGS TO THE OWNER FOR THE PURPOSE OF CERTIFICATION TO JURISDICTIONAL AGENCIES AS REQUIRED. ALL AS-BUILT DATA SHALL BE COLLECTED BY A STATE OF MN PROFESSIONAL LAND SURVEYOR WHOSE SERVICES ARE ENGAGED BY THE CONTRACTOR. 10.ANY WELLS DISCOVERED ON SITE THAT WILL HAVE NO USE MUST BE PLUGGED BY A LICENSED WELL DRILLING CONTRACTOR IN A MANNER APPROVED BY ALL JURISDICTIONAL AGENCIES. CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ANY WELL ABANDONMENT PERMITS REQUIRED. 11.ANY WELL DISCOVERED DURING EARTH MOVING OR EXCAVATION SHALL BE REPORTED TO THE APPROPRIATE JURISDICTIONAL AGENCIES WITHIN 24 HOURS AFTER DISCOVERY IS MADE. 12.THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THAT THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS DO NOT CONFLICT WITH ANY KNOWN EXISTING OR OTHER PROPOSED IMPROVEMENTS. IF ANY CONFLICTS ARE DISCOVERED, THE CONTRACTOR SHALL NOTIFY THE OWNER PRIOR TO INSTALLATION OF ANY PORTION OF THE SITE WORK THAT WOULD BE AFFECTED. FAILURE TO NOTIFY OWNER OF AN IDENTIFIABLE CONFLICT PRIOR TO PROCEEDING WITH INSTALLATION RELIEVES OWNER OF ANY OBLIGATION TO PAY FOR A RELATED CHANGE ORDER. 13.SHOULD CONTRACTOR ENCOUNTER ANY DEBRIS LADEN SOIL, STRUCTURES NOT IDENTIFIED IN THE DOCUMENTS, OR OTHER SOURCE OF POTENTIAL CONTAMINATION, THEY SHALL IMMEDIATELY CONTACT THE ENGINEER AND OWNER. TYPICAL OWNER/ENGINEER OBSERVATIONS CONTRACTOR SHALL NOTIFY OWNER AND/OR ENGINEER 48 HOURS IN ADVANCE OF THE FOLLOWING ACTIVITIES: - PRE-CONSTRUCTION MEETING, SUBGRADE PREPARATION, BASE INSTALLATION ASPHALT INSTALLATION, UNDERGROUND PIPING AND UTILITIES INSTALLATION, INSTALLATION OF STRUCTURES, CHECK VALVES, HYDRANTS, METERS, ETC., SIDEWALK INSTALLATION, CONNECTIONS TO WATER AND SEWER MAINS, TESTS OF UTILITIES 3RD PARTY TEST REPORTS REQ'D TEST REPORTS REQUIRED FOR CLOSE OUT INCLUDE, BUT ARE NOT LIMITED TO: - DENSITY TEST REPORTS - BACTERIOLOGICAL TESTS OF WATER SYSTEM - PRESSURE TEST OF WATER/SEWER - LEAK TESTS ON SEWER SYSTEM AND GREASE TRAPS - ANY OTHER TESTING REQUIRED BY THE AGENCY/MUNICIPALITY WATER STORM SEWER & SANITARY SEWER NOTES 1.THE CONTRACTOR SHALL CONSTRUCT GRAVITY SEWER LATERALS, MANHOLES, GRAVITY SEWER LINES, AND DOMESTIC WATER AND FIRE PROTECTION SYSTEM AS SHOWN ON THESE PLANS. THE CONTRACTOR SHALL FURNISH ALL NECESSARY MATERIALS, EQUIPMENT, MACHINERY, TOOLS, MEANS OF TRANSPORTATION AND LABOR NECESSARY TO COMPLETE THE WORK IN FULL AND COMPLETE ACCORDANCE WITH THE SHOWN, DESCRIBED AND REASONABLY INTENDED REQUIREMENTS OF THE CONTRACT DOCUMENTS AND JURISDICTIONAL AGENCY REQUIREMENTS. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALL GOVERN. 2.ALL EXISTING UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE. THE CONTRACTOR SHALL COMPLY WITH ALL REQUIREMENTS FOR UTILITY LOCATION AND COORDINATION IN ACCORDANCE WITH THE NOTES CONTAINED IN THE GENERAL CONSTRUCTION SECTION OF THIS SHEET. 3.THE CONTRACTOR SHALL RESTORE ALL DISTURBED VEGETATION IN KIND, UNLESS SHOWN OTHERWISE. 4.DEFLECTION OF PIPE JOINTS AND CURVATURE OF PIPE SHALL NOT EXCEED THE MANUFACTURER'S SPECIFICATIONS. SECURELY CLOSE ALL OPEN ENDS OF PIPE AND FITTINGS WITH A WATERTIGHT PLUG WHEN WORK IS NOT IN PROGRESS. THE INTERIOR OF ALL PIPES SHALL BE CLEAN AND JOINT SURFACES WIPED CLEAN AND DRY AFTER THE PIPE HAS BEEN LOWERED INTO THE TRENCH. VALVES SHALL BE PLUMB AND LOCATED ACCORDING TO THE PLANS. 5.ALL PIPE AND FITTINGS SHALL BE CAREFULLY STORED FOLLOWING MANUFACTURER'S RECOMMENDATIONS. CARE SHALL BE TAKEN TO AVOID DAMAGE TO THE COATING OR LINING IN ANY D.I. PIPE FITTINGS. ANY PIPE OR FITTING WHICH IS DAMAGED OR WHICH HAS FLAWS OR IMPERFECTIONS WHICH, IN THE OPINION OF THE ENGINEER OR OWNER, RENDERS IT UNFIT FOR USE, SHALL NOT BE USED. ANY PIPE NOT SATISFACTORY FOR USE SHALL BE CLEARLY MARKED AND IMMEDIATELY REMOVED FROM THE JOB SITE, AND SHALL BE REPLACED AT THE CONTRACTOR'S EXPENSE. 6.WATER FOR FIRE FIGHTING SHALL BE MADE AVAILABLE FOR USE BY THE CONTRACTOR PRIOR TO COMBUSTIBLES BEING BROUGHT ON SITE. 7.ALL UTILITY AND STORM DRAIN TRENCHES LOCATED UNDER AREAS TO RECEIVE PAVING SHALL BE COMPLETELY BACK FILLED IN ACCORDANCE WITH THE GOVERNING JURISDICTIONAL AGENCY'S SPECIFICATIONS. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALL GOVERN. 8.UNDERGROUND LINES SHALL BE SURVEYED BY A STATE OF MN PROFESSIONAL LAND SURVEYOR PRIOR TO BACK FILLING. 9.CONTRACTOR SHALL PERFORM, AT HIS OWN EXPENSE, ANY AND ALL TESTS REQUIRED BY THE SPECIFICATIONS AND/OR ANY AGENCY HAVING JURISDICTION. THESE TESTS MAY INCLUDE, BUT MAY NOT BE LIMITED TO, INFILTRATION AND EXFILTRATION, TELEVISION INSPECTION AND A MANDREL TEST ON GRAVITY SEWER. A COPY OF THE TEST RESULTS SHALL BE PROVIDED TO THE UTILITY PROVIDER, OWNER AND JURISDICTIONAL AGENCY AS REQUIRED. 10.CONTRACTOR SHALL PROVIDE FOR A MINIMUM HORIZONTAL CLEARANCE OF 10' AND A VERTICAL CLEARANCE OF 18" BETWEEN WATER AND SANITARY SEWER MANHOLES AND LINES. 11.IF ANY EXISTING STRUCTURES TO REMAIN ARE DAMAGED DURING CONSTRUCTION IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO REPAIR AND/OR REPLACE THE EXISTING STRUCTURE AS NECESSARY TO RETURN IT TO EXISTING CONDITIONS OR BETTER. 12.ALL STORM PIPE ENTERING STRUCTURES SHALL BE GROUTED TO ASSURE CONNECTION AT STRUCTURE IS WATERTIGHT UNLESS OTHERWISE STATED BY CITY AND STATE DESIGN STANDARDS AND SPECIFICATIONS. 13.UNLESS OTHERWISE STATED IN CITY AND STATE DESIGN STANDARDS AND SPECIFICATIONS, ALL STORM SEWER MANHOLES IN PAVED AREAS SHALL BE FLUSH WITH PAVEMENT, AND SHALL HAVE TRAFFIC BEARING RING & COVERS. MANHOLES IN UNPAVED AREAS SHALL BE 6" ABOVE FINISH GRADE. LIDS SHALL BE LABELED "STORM SEWER". EXISTING CASTINGS AND STRUCTURES WITHIN PROJECT LIMITS SHALL BE ADJUSTED TO MEET THESE CONDITIONS AND THE PROPOSED FINISHED GRADE. 14.TOPOGRAPHIC INFORMATION IS TAKEN FROM A TOPOGRAPHIC SURVEY BY LAND SURVEYORS. IF THE CONTRACTOR DOES NOT ACCEPT EXISTING TOPOGRAPHY AS SHOWN ON THE PLANS, WITHOUT EXCEPTION, THEN THE CONTRACTOR SHALL SUPPLY, AT THEIR EXPENSE, A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR TO THE OWNER FOR REVIEW. 15.CONSTRUCTION SHALL COMPLY WITH ALL APPLICABLE GOVERNING CODES AND BE CONSTRUCTED TO SAME. 16.ALL STORM STRUCTURES SHALL HAVE A SMOOTH UNIFORM POURED MORTAR FROM INVERT IN TO INVERT OUT. 17.ROOF DRAINS SHALL BE CONNECTED TO STORM SEWER BY PREFABRICATED WYES OR AT STORM STRUCTURES. ROOF DRAINS AND TRUCK WELL DRAIN SHALL RUN AT A MINIMUM 1% SLOPE, UNLESS NOTED OTHERWISE, AND TIE IN AT THE CENTERLINE OF THE STORM MAIN. 18.ALL ROOF AND SANITARY SEWER DRAINS SHALL BE INSULATED IF 7' OF COVER CANNOT BE PROVIDED. 19.THE CONTRACTOR SHALL PROTECT EXISTING UNDERGROUND UTILITIES AND APPURTENANCES THAT ARE TO REMAIN FROM DAMAGE DURING CONSTRUCTION OPERATIONS. 20.THE LOCATION OF EXISTING UTILITIES, STORM DRAINAGE STRUCTURES AND OTHER ABOVE AND BELOW-GRADE IMPROVEMENTS ARE APPROXIMATE AS SHOWN. IT IS THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT LOCATION, SIZE AND INVERT ELEVATIONS OF EACH PRIOR TO THE START OF CONSTRUCTION. 21.A MINIMUM OF 5' SEPARATION IS REQUIRED BETWEEN UTILITIES AND TREES UNLESS A ROOT BARRIER IS UTILIZED. 22.GAS, PHONE AND ELECTRIC SERVICES SHOWN FOR INFORMATIONAL PURPOSES ONLY. DRY UTILITY COMPANIES MAY ALTER THE DESIGN LAYOUT DURING THEIR REVIEW. CONTRACTOR TO COORDINATE FINAL DESIGN AND INSTALLATION WITH UTILITY COMPANIES. 23.COORDINATE UTILITY INSTALLATION WITH IRRIGATION DESIGN AND INSTALLATION. 24.ALL DIMENSIONS ARE TO FLOW LINE OF CURB UNLESS OTHERWISE NOTED. PERIMETER WALL DIMENSIONS ARE TO INSIDE WALL FACE. REFERENCE ARCHITECTURAL PLANS FOR EXACT WALL WIDTH AND SPECIFICATIONS. 25.REFERENCE ARCHITECTURAL PLANS (BY OTHERS). FOR EXACT BUILDING DIMENSIONS, AND MATERIALS SPECIFICATIONS. 26.REFERENCE M.E.P. PLANS (BY OTHERS) FOR MECHANICAL EQUIPMENT DIMENSIONS AND SPECIFICATIONS. 27.CONTRACTOR SHALL REFERENCE STRUCTURAL PLANS (BY OTHERS) FOR MECHANICAL EQUIPMENT DIMENSIONS AND PAD PREPARATION SPECIFICATIONS. 28.CONTRACTOR SHALL REFERENCE M.E.P PLANS (BY OTHERS) FOR LIGHT POLE WIRING. GRADING AND DRAINAGE NOTES 1.GENERAL CONTRACTOR AND ALL SUBCONTRACTORS SHALL VERIFY THE SUITABILITY OF ALL EXISTING AND PROPOSED SITE CONDITIONS INCLUDING GRADES AND DIMENSIONS BEFORE START OF CONSTRUCTION. THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES. 2.THE CONTRACTOR SHALL GRADE THE SITE TO THE ELEVATIONS INDICATED AND SHALL ADJUST BMP'S AS NECESSARY AND REGRADE WASHOUTS WHERE THEY OCCUR AFTER EVERY RAINFALL UNTIL A GRASS STAND IS WELL ESTABLISHED OR ADEQUATE STABILIZATION OCCURS. 3.CONTRACTOR SHALL ENSURE THERE IS POSITIVE DRAINAGE FROM THE PROPOSED BUILDINGS SO THAT SURFACE RUNOFF WILL DRAIN BY GRAVITY TO NEW OR EXISTING DRAINAGE OUTLETS. CONTRACTOR SHALL ENSURE NO PONDING OCCURS IN PAVED AREAS AND SHALL NOTIFY ENGINEER IF ANY GRADING DISCREPANCIES ARE FOUND IN THE EXISTING AND PROPOSED GRADES PRIOR TO PLACEMENT OF PAVEMENT OR UTILITIES. 4.CONTRACTOR SHALL PROTECT ALL MANHOLE COVERS, VALVE COVERS, VAULT LIDS, FIRE HYDRANTS, POWER POLES, GUY WIRES, AND TELEPHONE BOXES THAT ARE TO REMAIN IN PLACE AND UNDISTURBED DURING CONSTRUCTION. EXISTING CASTINGS AND STRUCTURES TO REMAIN SHALL BE ADJUSTED TO MATCH THE PROPOSED FINISHED GRADES. 5.BACKFILL FOR UTILITY LINES SHALL BE PLACED PER DETAILS, STANDARDS, AND SPECIFICATIONS SO THAT THE UTILITY WILL BE STABLE. WHERE UTILITY LINES CROSS THE PARKING LOT, THE TOP 6 INCHES SHALL BE COMPACTED SIMILARLY TO THE REMAINDER OF THE LOT. UTILITY DITCHES SHALL BE VISUALLY INSPECTED DURING THE EXCAVATION PROCESS TO ENSURE THAT UNDESIRABLE FILL IS NOT USED. 6.CONTRACTOR IS RESPONSIBLE FOR THE REMOVAL AND REPLACEMENT OF 4" OF TOPSOIL AT COMPLETION OF WORK. ALL UNPAVED AREAS IN EXISTING RIGHTS-OF-WAY DISTURBED BY CONSTRUCTION SHALL BE REGRADED AND SODDED. 7.AFTER PLACEMENT OF SUBGRADE AND PRIOR TO PLACEMENT OF PAVEMENT, CONTRACTOR SHALL TEST AND OBSERVE PAVEMENT AREAS FOR EVIDENCE OF PONDING. ALL AREAS SHALL ADEQUATELY DRAIN TOWARDS THE INTENDED STRUCTURE TO CONVEY STORM RUNOFF. CONTRACTOR SHALL IMMEDIATELY NOTIFY OWNER AND ENGINEER IF ANY DISCREPANCIES ARE DISCOVERED. 8.WHERE EXISTING PAVEMENT IS INDICATED TO BE REMOVED AND REPLACED, THE CONTRACTOR SHALL SAW CUT FULL DEPTH FOR A SMOOTH AND STRAIGHT JOINT AND REPLACE THE PAVEMENT WITH THE SAME TYPE AND DEPTH OF MATERIAL AS EXISTING OR AS INDICATED. 9.THE CONTRACTOR SHALL INSTALL PROTECTION OVER ALL DRAINAGE STRUCTURES FOR THE DURATION OF CONSTRUCTION AND UNTIL ACCEPTANCE OF THE PROJECT BY THE OWNER. ALL DRAINAGE STRUCTURES SHALL BE CLEANED OF DEBRIS AS REQUIRED DURING AND AT THE END OF CONSTRUCTION TO PROVIDE POSITIVE DRAINAGE FLOWS. 10.IF DEWATERING IS REQUIRED, THE CONTRACTOR SHALL OBTAIN ANY APPLICABLE REQUIRED PERMITS. THE CONTRACTOR IS TO COORDINATE WITH THE OWNER AND THE DESIGN ENGINEER PRIOR TO ANY EXCAVATION. 11.FIELD DENSITY TESTS SHALL BE TAKEN AT INTERVALS IN ACCORDANCE WITH THE LOCAL JURISDICTIONAL AGENCY OR TO MN/DOT STANDARDS. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALL GOVERN. 12.ALL SLOPES AND AREAS DISTURBED BY CONSTRUCTION SHALL BE GRADED AS PER PLANS. THE AREAS SHALL THEN BE SODDED OR SEEDED AS SPECIFIED IN THE PLANS, FERTILIZED, MULCHED, WATERED AND MAINTAINED UNTIL HARDY GRASS GROWTH IS ESTABLISHED IN ALL AREAS. ANY AREAS DISTURBED FOR ANY REASON PRIOR TO FINAL ACCEPTANCE OF THE JOB SHALL BE CORRECTED BY THE CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER. ALL EARTHEN AREAS WILL BE SODDED OR SEEDED AND MULCHED AS SHOWN ON THE LANDSCAPING PLAN. 13.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE CONTROL OF DUST AND DIRT RISING AND SCATTERING IN THE AIR DURING CONSTRUCTION AND SHALL PROVIDE WATER SPRINKLING OR OTHER SUITABLE METHODS OF CONTROL. THE CONTRACTOR SHALL COMPLY WITH ALL GOVERNING REGULATIONS PERTAINING TO ENVIRONMENTAL PROTECTION. 14.SOD, WHERE CALLED FOR, MUST BE INSTALLED AND MAINTAINED ON EXPOSED SLOPES WITHIN 48 HOURS OF COMPLETING FINAL GRADING, AND AT ANY OTHER TIME AS NECESSARY, TO PREVENT EROSION, SEDIMENTATION OR TURBID DISCHARGES. 15.THE CONTRACTOR SHALL ENSURE THAT LANDSCAPE ISLAND PLANTING AREAS AND OTHER PLANTING AREAS ARE NOT COMPACTED AND DO NOT CONTAIN ROAD BASE MATERIALS. THE CONTRACTOR SHALL ALSO EXCAVATE AND REMOVE ALL UNDESIRABLE MATERIAL FROM ALL AREAS ON THE SITE TO BE PLANTED AND PROPERLY DISPOSED OF IN A LEGAL MANNER. 16.THE CONTRACTOR SHALL INSTALL ALL UNDERGROUND STORM WATER PIPING PER MANUFACTURER'S RECOMMENDATIONS AND MN/DOT SPECIFICATION. 17.ALL CONCRETE/ASPHALT SHALL BE INSTALLED PER GEOTECH REPORT, CITY OF CHANHASSEN AND MN/DOT SPECIFICATIONS. 18.SPOT ELEVATIONS ARE TO FLOWLINE OF CURB UNLESS OTHERWISE NOTED. 19.LIMITS OF CONSTRUCTION ARE TO THE PROPERTY LINE UNLESS OTHERWISE SPECIFIED ON THE PLAN. 20.IMMEDIATELY REPORT TO THE OWNER ANY DISCREPANCIES FOUND BETWEEN ACTUAL FIELD CONDITIONS AND CONSTRUCTION DOCUMENTS. 21.THE CONTRACTOR IS RESPONSIBLE FOR LOCATING AND PROTECTING EXISTING UTILITIES, AND SHALL REPAIR ALL DAMAGE TO EXISTING UTILITIES THAT OCCUR DURING CONSTRUCTION WITHOUT COMPENSATION. 22.BLEND NEW EARTHWORK SMOOTHLY TO TRANSITION BACK TO EXISTING GRADE. 23.ALL PROPOSED GRADES ONSITE SHALL BE 3:1 OR FLATTER UNLESS OTHERWISE INDICATED ON THE PLANS. ANY SLOPES STEEPER THAN 4:1 REQUIRE EROSION AND SEDIMENT CONTROL BLANKET. 24.ADHERE TO ALL TERMS AND CONDITIONS AS NECESSARY IN THE GENERAL N.P.D.E.S. PERMIT AND STORMWATER POLLUTION PREVENTION PLAN FOR STORMWATER DISCHARGE ASSOCIATED WITH CONSTRUCTION ACTIVITIES. 25.ADJUST AND/OR CUT EXISTING PAVEMENT AS NECESSARY TO ASSURE A SMOOTH FIT AND CONTINUOUS GRADE. 26.CONTRACTOR SHALL ENSURE MINIMUM GRADES ARE MET WITHIN PAVED AREAS, 1.2% FOR ASPHALT PAVING AND 0.6% FOR CONCRETE PAVING. EROSION CONTROL NOTES 1.THE STORM WATER POLLUTION PREVENTION PLAN ("SWPPP") IS COMPRISED OF THE EROSION CONTROL PLAN, THE STANDARD DETAILS, THE PLAN NARRATIVE, ATTACHMENTS INCLUDED IN THE SPECIFICATIONS OF THE SWPPP, PLUS THE PERMIT AND ALL SUBSEQUENT REPORTS AND RELATED DOCUMENTS. 2.ALL CONTRACTORS AND SUBCONTRACTORS INVOLVED WITH STORM WATER POLLUTION PREVENTION SHALL OBTAIN A COPY OF THE STORM WATER POLLUTION PREVENTION PLAN AND THE STATE OF MN NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM GENERAL PERMIT (NPDES PERMIT) AND BECOME FAMILIAR WITH THEIR CONTENTS. 3.BEST MANAGEMENT PRACTICES (BMP'S) AND CONTROLS SHALL CONFORM TO FEDERAL, STATE, OR LOCAL REQUIREMENTS OR MANUAL OF PRACTICE, AS APPLICABLE. THE CONTRACTOR SHALL IMPLEMENT ADDITIONAL CONTROLS AS DIRECTED BY THE PERMITTING AGENCY OR OWNER. 4.SITE ENTRY AND EXIT LOCATIONS SHALL BE MAINTAINED IN A CONDITION THAT WILL PREVENT THE TRACKING OR FLOWING OF SEDIMENT ONTO PUBLIC ROADWAYS. ALL SEDIMENT SPILLED, DROPPED, WASHED, OR TRACKED ON A PUBLIC ROADWAY MUST BE REMOVED IMMEDIATELY. WHEN WASHING IS REQUIRED TO REMOVE SEDIMENT PRIOR TO ENTRANCE ONTO A PUBLIC ROADWAY, IT SHALL BE DONE IN AN AREA STABILIZED WITH CRUSHED STONE WHICH DRAINS INTO AN APPROVED SEDIMENT BASIN. ALL FINES IMPOSED FOR DISCHARGING SEDIMENT ONTO PUBLIC AREAS SHALL BE PAID BY THE CONTRACTOR. 5.TEMPORARY SEEDING OR OTHER APPROVED METHODS OF STABILIZATION SHALL BE INITIATED WITHIN 7 DAYS OF THE LAST DISTURBANCE ON ANY AREA OF THE SITE. 6.THE CONTRACTOR SHALL MINIMIZE CLEARING TO THE MAXIMUM EXTENT PRACTICAL OR AS REQUIRED BY THE GENERAL PERMIT. 7.CONTRACTOR SHALL DENOTE ON PLAN THE TEMPORARY PARKING AND STORAGE AREA WHICH SHALL ALSO BE USED AS THE EQUIPMENT MAINTENANCE AND CLEANING AREA, EMPLOYEE PARKING AREA, AND AREA FOR LOCATING PORTABLE FACILITIES, OFFICE TRAILERS, AND TOILET FACILITIES. 8.ALL WASH WATER (CONCRETE TRUCKS, VEHICLE CLEANING, EQUIPMENT CLEANING, ETC.) SHALL BE DETAINED AND PROPERLY TREATED OR DISPOSED. 9.SUFFICIENT OIL AND GREASE ABSORBING MATERIALS AND FLOTATION BOOMS SHALL BE MAINTAINED ON SITE OR READILY AVAILABLE TO CONTAIN AND CLEAN-UP FUEL OR CHEMICAL SPILLS AND LEAKS. 10.THE CONTRACTOR SHALL BE RESPONSIBLE FOR DUST CONTROL ON SITE. THE USE OF MOTOR OILS AND OTHER PETROLEUM BASED OR TOXIC LIQUIDS FOR DUST SUPPRESSION OPERATIONS IS PROHIBITED. 11.RUBBISH, TRASH, GARBAGE, LITTER, OR OTHER SUCH MATERIALS SHALL BE DEPOSITED INTO SEALED CONTAINERS. MATERIALS SHALL BE PREVENTED FROM LEAVING THE PREMISES THROUGH THE ACTION OF WIND OR STORM WATER DISCHARGE INTO DRAINAGE DITCHES OR WATERS OF THE STATE. 12.ALL STORM WATER POLLUTION PREVENTION MEASURES PRESENTED ON THE PLAN SHALL BE INITIATED AS SOON AS IS PRACTICABLE. 13.ALL STAGING AREAS, STOCKPILES, SPOILS, ETC. SHALL BE LOCATED SUCH THAT THEY WILL NOT ADVERSELY AFFECT STORM WATER QUALITY. OTHERWISE, COVERING OR ENCIRCLING THESE AREAS WITH SOME PROTECTIVE MEASURE WILL BE NECESSARY. 14.CONTRACTOR SHALL BE RESPONSIBLE FOR RE-ESTABLISHING ANY EROSION CONTROL DEVICE WHICH THEY DISTURB. EACH CONTRACTOR SHALL NOTIFY THE OWNER'S REPRESENTATIVE OF ANY DEFICIENCIES IN THE ESTABLISHED EROSION CONTROL MEASURES THAT MAY LEAD TO UNAUTHORIZED DISCHARGE OR STORM WATER POLLUTION, SEDIMENTATION, OR OTHER POLLUTANTS. UNAUTHORIZED POLLUTANTS INCLUDE (BUT ARE NOT LIMITED TO) EXCESS CONCRETE DUMPING OR CONCRETE RESIDUE, PAINTS, SOLVENTS, GREASES, FUEL AND LUBRICANT OIL, PESTICIDES, AND ANY SOLID WASTE MATERIALS. 15.EROSION CONTROL DEVICES SHOWN ON THESE PLANS SHALL BE INSTALLED PRIOR TO THE START OF LAND-DISTURBING ACTIVITIES ON THE PROJECT. 16.ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED IN ACCORDANCE WITH THE APPROVED PLANS AND SPECIFICATIONS FOR THIS PROJECT. CHANGES ARE TO BE APPROVED BEFORE CONSTRUCTION BY THE DESIGN ENGINEER AND THE CITY OF CHANHASSEN ENGINEERING DIVISION. 17.IF THE EROSION CONTROL PLAN AS APPROVED CANNOT CONTROL EROSION AND OFF-SITE SEDIMENTATION FROM THE PROJECT, THE EROSION CONTROL PLAN WILL HAVE TO BE REVISED AND/OR ADDITIONAL EROSION CONTROL DEVICES WILL BE REQUIRED ON SITE. ANY REVISIONS TO THE EROSION CONTROL PLAN MADE BY THE CONTRACTOR MUST BE APPROVED BY THE ENGINEER. EROSION CONTROL MAINTENANCE ALL MEASURES STATED ON THE EROSION AND SEDIMENT CONTROL PLAN, AND IN THE STORM WATER POLLUTION PREVENTION PLAN, SHALL BE MAINTAINED IN FULLY FUNCTIONAL CONDITION AS REQUIRED BY ALL JURISDICTIONS UNTIL NO LONGER REQUIRED FOR A COMPLETED PHASE OF WORK OR FINAL STABILIZATION OF THE SITE. ALL EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE CHECKED BY A CERTIFIED PERSON AT LEAST ONCE EVERY 7 CALENDAR DAYS AND WITHIN 24 HOURS OF THE END OF A 0.5" RAINFALL EVENT, AND CLEANED AND REPAIRED IN ACCORDANCE WITH THE FOLLOWING: INLET PROTECTION DEVICES AND BARRIERS SHALL BE REPAIRED OR REPLACED IF THEY SHOW SIGNS OF UNDERMINING, OR DETERIORATION. 1.ALL SEEDED AREAS SHALL BE CHECKED REGULARLY TO SEE THAT A GOOD STAND IS MAINTAINED. AREAS SHOULD BE FERTILIZED, WATERED AND RESEEDED AS NEEDED. FOR MAINTENANCE REQUIREMENTS REFER TO THE STANDARD SPECIFICATIONS. 2.SILT FENCES SHALL BE REPAIRED TO THEIR ORIGINAL CONDITIONS IF DAMAGED. SEDIMENT SHALL BE REMOVED FROM THE SILT FENCES WHEN IT REACHES ONE-THIRD THE HEIGHT OF THE SILT FENCE. 3.THE CONSTRUCTION ENTRANCE(S) SHALL BE MAINTAINED IN A CONDITION WHICH WILL PREVENT TRACKING OR FLOW OF MUD ONTO PUBLIC RIGHTS-OF-WAY. THIS MAY REQUIRE PERIODIC TOP DRESSING OF THE CONSTRUCTION ENTRANCES AS CONDITIONS DEMAND. 4.THE TEMPORARY PARKING AND STORAGE AREA SHALL BE KEPT IN GOOD CONDITION (SUITABLE FOR PARKING AND STORAGE). THIS MAY REQUIRE PERIODIC TOP DRESSING OF THE TEMPORARY PARKING AS CONDITIONS DEMAND. 5.ALL MAINTENANCE OPERATIONS SHALL BE DONE IN A TIMELY MANNER BUT IN NO CASE LATER THAN 2 CALENDAR DAYS FOLLOWING THE INSPECTION. PAVING AND STRIPING NOTES 1.ALL PAVING, CONSTRUCTION, MATERIALS, AND WORKMANSHIP WITHIN JURISDICTION'S RIGHT-OF-WAY SHALL BE IN ACCORDANCE WITH LOCAL OR COUNTY SPECIFICATIONS AND STANDARDS (LATEST EDITION) OR MN/DOT SPECIFICATIONS AND STANDARDS (LATEST EDITION) IF NOT COVERED BY LOCAL OR COUNTY REGULATIONS. 2.ALL SIGNS, PAVEMENT MARKINGS, AND OTHER TRAFFIC CONTROL DEVICES SHALL CONFORM TO MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (M.U.T.C.D) AND CITY STANDARDS. 3.CONTRACTOR SHALL FURNISH ALL PAVEMENT MARKINGS FOR FIRE LANES, ROADWAY LANES, PARKING STALLS, ACCESSIBLE PARKING SYMBOLS, ACCESS AISLES, STOP BARS AND SIGNS, AND MISCELLANEOUS STRIPING WITHIN THE PARKING LOT AS SHOWN ON THE PLANS. 4.ALL EXPANSION JOINTS SHALL EXTEND THROUGH THE CURB. 5.THE MINIMUM LENGTH OF OFFSET JOINTS AT RADIUS POINTS SHALL BE 2 FEET. 6.ALL JOINTS, INCLUDING EXPANSION JOINTS WITH REMOVABLE TACK STRIPS, SHALL BE SEALED WITH JOINT SEALANT. 7.THE MATERIALS AND PROPERTIES OF ALL CONCRETE SHALL MEET THE APPLICABLE REQUIREMENTS IN THE A.C.I. (AMERICAN CONCRETE INSTITUTE) MANUAL OF CONCRETE PRACTICE. 8.CONTRACTOR SHALL APPLY A SECOND COATING OVER ALL PAVEMENT MARKINGS PRIOR TO ACCEPTANCE BY OWNER FOLLOWED BY A COAT OF GLASS BEADS AS APPLICABLE PER THE PROJECT DOCUMENTS. 9.ANY EXISTING PAVEMENT, CURBS AND/OR SIDEWALKS DAMAGED OR REMOVED WILL BE REPAIRED BY THE CONTRACTOR AT HIS EXPENSE TO THE SATISFACTION OF THE ENGINEER AND OWNER. 10.BEFORE PLACING PAVEMENT, CONTRACTOR SHALL VERIFY SUITABLE ACCESSIBLE ROUTES (PER A.D.A). GRADING FOR ALL SIDEWALKS AND ACCESSIBLE ROUTES INCLUDING CROSSING DRIVEWAYS SHALL CONFORM TO CURRENT ADA STATE/NATIONAL STANDARDS. IN NO CASE SHALL ACCESSIBLE RAMP SLOPES EXCEED 1 VERTICAL TO 12 HORIZONTAL. IN NO CASE SHALL SIDEWALK CROSS SLOPES EXCEED 2% . IN NO CASE SHALL LONGITUDINAL SIDEWALK SLOPES EXCEED 5%. IN NO CASE SHALL ACCESSIBLE PARKING STALLS OR AISLES EXCEED 2% (1.5% TARGET) IN ALL DIRECTIONS. SIDEWALK ACCESS TO EXTERNAL BUILDING DOORS AND GATES SHALL BE ADA COMPLIANT. CONTRACTOR SHALL NOTIFY ENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVING. NO CONTRACTOR CHANGE ORDERS WILL BE ACCEPTED FOR A.D.A COMPLIANCE ISSUES. 11.MAXIMUM JOINT SPACING IS TWICE THE DEPTH OF THE CONCRETE PAVEMENT IN FEET. This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\CHRISTIAN BROTHERS AUTOMOTIVE\Chanhassen, MN\3 Design\CAD\PlanSheets\C1-GENERAL NOTES.dwg September 03, 2020 - 10:11pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORALTA SURVEYC0.28941 CROSSROADSBLVDCHRISTIAN BROTHERSAUTOMOTIVECHANHASSENMNDATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT16068400509/04/2020AS SHOWNCJJKAMBRENOT TO SCALE EXISTING SIGN TO BE REMOVED 921 921 922 922 922922923924921 922 923924924924921922 9231.70%1.00% 2.26 %1.17%0.30%3.69%2.89 %0.82% 1.4 5 %4.51% 0.86% 2.35 %1.75%A A A A50.0'20.0' PROTECT IN PLACE EXISTING 8" PVC SANITARY SEWERPROTECT IN PLACE EXISTING 10" DIP WATERMAIN PROTECT IN PLACE EXISTING 27" HDPE SANITARY SEWERCROSSROADS BOULEVARDPROTECT IN PLACE EXISTING UTILITIES (TYP.)SFSFSFSFSFSFSFSFSFSFSFSFPROTECT IN PLACE EXISTING TREE (TYP.) PROTECT IN PLACE EXISTING TREES, (TYP.) PROTECT IN PLACE EXISTING TREE (TYP.) PROTECT IN PLACE EXISTING TREES AND PLANTER, TYP. PROTECT IN PLACE EXISTING STORM SEWER 4. 6 8 % SF SF SFSFREMOVE STUB TO MAIN, CAP PER CITY OF CHANHASSEN STANDARDS AND SPECIFICATIONS This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\CHRISTIAN BROTHERS AUTOMOTIVE\Chanhassen, MN\3 Design\CAD\PlanSheets\C2-DEMO PLAN.dwg September 03, 2020 - 10:11pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORDEMOLITION ANDEROSIONCONTROL - PH.1PLANC1.08941 CROSSROADSBLVDCHRISTIAN BROTHERSAUTOMOTIVECHANHASSENMNDATE:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.MNLIC. NO.BRANDON R. ELEGERT, P.E.09/04/202050387DATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT16068400509/04/2020AS SHOWNCJJKAMBRE1.THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION, REMOVAL, AND DISPOSAL (IN A LOCATION APPROVED BY ALL GOVERNING AUTHORITIES) ALL STRUCTURES, PADS, WALLS, FLUMES, FOUNDATIONS, PARKING, DRIVES, DRAINAGE STRUCTURES, UTILITIES, ETC. SUCH THAT THE IMPROVEMENTS ON THE PLANS CAN BE CONSTRUCTED. ALL FACILITIES TO BE REMOVED SHALL BE UNDERCUT TO SUITABLE MATERIAL AND BROUGHT TO GRADE WITH SUITABLE COMPACTED FILL MATERIAL PER THE PROJECT DOCUMENTS. 2.THE CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSING THE DEBRIS IN A LAWFUL MANNER. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITS REQUIRED FOR DEMOLITION AND DISPOSAL. CONTRACTOR SHALL PROVIDE COPIES OF THE PERMIT AND RECEIPTS OF DISPOSAL OF MATERIALS TO THE OWNER AND OWNERS REPRESENTATIVE. 3.THE CONTRACTOR SHALL MAINTAIN ALL UTILITY SERVICES TO ADJACENT PROPERTIES AT ALL TIMES. UTILITY SERVICES SHALL NOT BE INTERRUPTED WITHOUT APPROVAL FROM THE CONSTRUCTION MANAGER AND COORDINATION WITH THE ADJACENT PROPERTIES AND/OR THE CITY. 4.THE CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO THE REMOVAL AND/OR RELOCATION OF UTILITIES. THE CONTRACTOR SHALL COORDINATE WITH THE UTILITY COMPANY CONCERNING PORTIONS OF WORK WHICH MAY BE PERFORMED BY THE UTILITY COMPANY'S FORCES AND ANY FEES WHICH ARE TO BE PAID TO THE UTILITY COMPANY FOR THEIR SERVICES. THE CONTRACTOR IS RESPONSIBLE FOR PAYING ALL FEES AND CHARGES. 5.THE LOCATIONS OF ALL EXISTING UTILITIES SHOWN ON THE PLAN HAVE BEEN DETERMINED FROM THE BEST INFORMATION AVAILABLE AND ARE GIVEN FOR THE CONVENIENCE OF THE CONTRACTOR. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR THEIR ACCURACY. PRIOR TO THE START OF ANY DEMOLITION ACTIVITY, THE CONTRACTOR SHALL NOTIFY THE UTILITY COMPANIES FOR LOCATIONS OF EXISTING UTILITIES WITHIN ALL AREAS OF PROPOSED WORK. 6.ALL EXISTING SEWERS, PIPING AND UTILITIES SHOWN ARE NOT TO BE INTERPRETED AS THE EXACT LOCATION, OR AS ANY OBSTACLES THAT MAY OCCUR ON THE SITE. VERIFY EXISTING CONDITIONS AND PROCEED WITH CAUTION AROUND ANY ANTICIPATED FEATURES. GIVE NOTICE TO ALL UTILITY COMPANIES REGARDING DESTRUCTION AND REMOVAL OF ALL SERVICE LINES AND CAP ALL LINES BEFORE PRECEDING WITH THE WORK. 7.ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC, AND/OR GAS LINES NEEDING TO BE REMOVED OR RELOCATED SHALL BE COORDINATED WITH THE AFFECTED UTILITY COMPANY. ADEQUATE TIME SHALL BE PROVIDED FOR RELOCATION AND CLOSE COORDINATION WITH THE UTILITY COMPANY IS NECESSARY TO PROVIDE A SMOOTH TRANSITION IN UTILITY SERVICE. CONTRACTOR SHALL PAY CLOSE ATTENTION TO EXISTING UTILITIES WITHIN ANY ROAD RIGHT-OF-WAY DURING CONSTRUCTION. 8.CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES, ENCLOSURES, ETC. (AND OTHER APPROPRIATE BEST MANAGEMENT PRACTICES) AS APPROVED BY THE CONSTRUCTION MANAGER. MAINTENANCE OF TRAFFIC CONTROL SHALL BE COORDINATED IN ACCORDANCE WITH CHANHASSEN, CARVER COUNTY AND MN/DOT. 9.CONTRACTOR SHALL MAINTAIN ACCESS TO ALL ADJACENT PROPERTIES DURING CONSTRUCTION, AND SHALL NOTIFY ALL PROPERTIES IF ACCESS WILL BE INTERRUPTED OR ALTERED AT ANY TIME DURING CONSTRUCTION. 10.PRIOR TO DEMOLITION OCCURRING, ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED. 11.CONTRACTOR MAY LIMIT SAW-CUT AND PAVEMENT REMOVAL TO ONLY THOSE AREAS WHERE IT IS REQUIRED AS SHOWN ON THESE CONSTRUCTION PLANS BUT IF ANY DAMAGE IS INCURRED ON ANY OF THE SURROUNDING PAVEMENT, ETC. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ITS REMOVAL AND REPAIR. 12.THE CONTRACTOR SHALL COORDINATE WATER MAIN WORK WITH THE FIRE DEPT. AND THE CITY WATER DEPARTMENT TO PLAN PROPOSED IMPROVEMENTS AND TO ENSURE ADEQUATE FIRE PROTECTION IS CONSTANTLY AVAILABLE TO THE SITE THROUGHOUT THIS SPECIFIC WORK AND THROUGH ALL PHASES OF CONSTRUCTION. CONTRACTOR WILL BE RESPONSIBLE FOR ARRANGING/PROVIDING ANY REQUIRED WATER MAIN SHUT OFFS WITH THE CITY OF CHANHASSEN DURING CONSTRUCTION. ANY COSTS ASSOCIATED WITH WATER MAIN SHUT OFFS WILL BE THE RESPONSIBILITY OF THE CONTRACTOR AND NO EXTRA COMPENSATION WILL BE PROVIDED. 13.REFER TO SURVEY FOR ALL EXISTING INVERT AND RIM ELEVATIONS. 14.ALL UTILITIES SHOWN ARE EXISTING UTILITIES. 15.IN THE EVENT A WELL IS FOUND, THE CONTRACTOR SHALL CONTACT THE ENGINEER AND OWNER IMMEDIATELY. ALL WELLS SHALL BE SEALED BY A LICENSED WELL CONTRACTOR IN ACCORDANCE WITH ALL STATE OF MN REQUIREMENTS. 16.IN THE EVENT THAT UNKNOWN CONTAINERS OR TANKS ARE ENCOUNTERED, THE CONTRACTOR SHALL CONTACT THE OWNER AND/OR OWNERS REPRESENTATIVE IMMEDIATELY. ALL CONTAINERS SHALL BE DISPOSED OF AT A PERMITTED LANDFILL PER THE PROJECT DOCUMENTS. 17.CONTRACTOR SHALL NOTIFY THE ENGINEER IF ANY EXISTING DRAINTILE IS ENCOUNTERED ON SITE. NO ACTIVE DRAINTILE SHALL BE REMOVED WITHOUT APPROVAL FROM THE ENGINEER. DEMOLITION PLAN NOTES NORTH KEYNOTE LEGEND INLET PROTECTION SILT FENCE A B LIMITS OF CONSTRUCTION (OFFSET FOR CLARITY) REMOVE BITUMINOUS SURFACE REMOVE CONCRETE SURFACE REMOVE CONCRETE CURB & GUTTER PROPERTY LINE EXISTING OVERHEAD POWER LINE EXISTING CHAINLINK FENCE EXISTING J-BARRIER EXISTING RETAINING WALL EXISTING SANITARY SEWER EXISTING STORM SEWER EXISTING WATERMAIN EXISTING GAS MAIN EXISTING UNDERGROUND TELEPHONE EXISTING UNDERGROUND CABLE EXISTING CONTOUR EXISTING SIGN EXISTING FLARED END SECTION EXISTING STORM MANHOLE EXISTING STORM CATCHBASIN EXISTING GAS METER EXISTING ROOF DRAIN EXISTING GATE VALVE EXISTING HYDRANT EXISTING ELECTRICAL METER EXISTING GUY WIRE EXISTING POWER POLE EXISTING LIGHT POLE EXISTING TREE CLEARING & GRUBBING EXISTING TREE LINE EXISTING CURB & GUTTER LEGEND FULL DEPTH SAWCUT EROSION CONTROL PLAN NOTES 1.ALL PERIMETER SILT FENCE AND ROCK CONSTRUCTION ENTRANCES SHALL BE INSTALLED PRIOR TO CONSTRUCTION. 2.THE CONTRACTOR SHALL INSTALL CATCH BASIN EROSION CONTROL MEASURES. 3.WITHIN TWO WEEKS (14 DAYS) OF SITE GRADING, ALL DISTURBED AREAS SHALL BE STABILIZED WITH SEED, SOD, OR ROCK BASE. REFER TO LANDSCAPE PLANS FOR MATERIALS. 4.ALL EROSION CONTROL MEASURES SHALL BE INSTALLED AND MAINTAINED IN ACCORDANCE WITH CITY, STATE, AND WATERSHED DISTRICT PERMITS. 5.THE CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES, INCLUDING THE REMOVAL OF SILT IN FRONT OF SILT FENCES DURING THE DURATION OF THE CONSTRUCTION. 6.ANY EXCESS SEDIMENT IN PROPOSED BASINS SHALL BE REMOVED BY THE CONTRACTOR. 7.REMOVAL ALL EROSION CONTROL MEASURES AFTER VEGETATION IS ESTABLISHED. 8.THE CONTRACTOR SHALL REMOVE ALL SOILS AND SEDIMENT TRACKED ONTO EXISTING STREETS AND PAVED AREAS AND SHALL SWEEP ADJACENT STREETS AS NECESSARY IN ACCORDANCE WITH CITY REQUIREMENTS. 9.IF BLOWING DUST BECOMES A NUISANCE, THE CONTRACTOR SHALL APPLY WATER FROM A TANK TRUCK TO ALL CONSTRUCTION AREAS. 10.IN THE EVENT OF FROZEN SOILS, THE GC MAY UTILIZE BIO LOG. THE GC IS TO PROHIBIT SEDIMENT DISCHARGE FROM THE SITE. 11.A PRE-CONSTRUCTION MEETING SHALL BE HELD AT CITY HALL WITH THE ENGINEERING DIVISION AND EROSION CONTROL SHALL BE INSTALLED AND INSPECTED BY THE CITY ENGINEER PRIOR TO COMMENCING WORK UNDER THIS AGREEMENT. A PLAN SHOWING HAUL ROUTES WILL BE REQUIRED FOR APPROVAL AT THIS MEETING AS OUTLINED IN THE IMPROVEMENT AGREEMENT. UPON IMPLEMENTATION AND INSTALLATION OF THE FOLLOWING AREAS: TRAILER, PARKING, LAYDOWN, PORTA-POTTY, WHEEL WASH, CONCRETE WASHOUT, FUEL AND MATERIAL STORAGE CONTAINERS, SOLID WASTE CONTAINERS, ETC., IMMEDIATELY DENOTE THEM ON THE SITE MAPS AND NOTE ANY CHANGES IN LOCATION AS THEY OCCUR THROUGHOUT THE CONSTRUCTION PROCESS. BMP AND EROSION CONTROL INSTALLATION SEQUENCE SHALL BE AS FOLLOWS: 1.INSTALL INLET PROTECTION AT EXISTING STORMWATER CULVERTS. 2.CONSTRUCT STABILIZED CONSTRUCTION ENTRANCE (1), CONCRETE WASHOUT PIT (1) AND INSTALL SILT FENCE. 3.PREPARE TEMPORARY PARKING AND STORAGE AREA. 4.PERFORM CLEARING AND GRUBBING OF THE SITE. PERFORM MASS GRADING. ROUGH GRADE TO ESTABLISH PROPOSED DRAINAGE PATTERNS. 5.START CONSTRUCTION OF THE BUILDING PAD AND STRUCTURES. 6.TEMPORARILY SEED WITH PURE LIVE SEED, THROUGHOUT CONSTRUCTION, DISTURBED AREAS THAT WILL BE INACTIVE FOR 14 DAYS OR MORE OR AS REQUIRED BY NPDES AND/OR CITY OF CHANHASSEN GRADING PERMIT. SEQUENCE OF CONSTRUCTION: PH I BMP QUANTITIES HEAVY DUTY SILT FENCE ±290 LF INLET PROTECTION 4 EA. SITE DATA TABLE TOTAL PROPERTY AREA 0.80 AC TOTAL DISTURBED AREA 0.94 AC EXISTING IMPERVIOUS AREA 0.01 AC EXISTING PERVIOUS AREA 0.79 AC PROPOSED IMPERVIOUS AREA 0.55 AC PROPOSED PERVIOUS AREA 0.25 AC EXISTING TREE PROTECTION Know what'sbelow. before you dig.Call PREPARED FOREROSION ANDSEDIMENTCONTROL DETAILSC1.18941 CROSSROADSBLVDCHRISTIAN BROTHERSAUTOMOTIVECHANHASSENMNDATE:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.MNLIC. NO.BRANDON R. ELEGERT, P.E.09/04/202050387DATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT16068400509/04/2020AS SHOWNCJJKAMBREThis document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\CHRISTIAN BROTHERS AUTOMOTIVE\Chanhassen, MN\3 Design\CAD\PlanSheets\C3-EROS DETAILS.dwg September 03, 2020 - 10:11pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTION1 3B 3A 4 5 2 1.PREPARE SOIL BEFORE INSTALLING BLANKETS, INCLUDING ANY NECESSARY APPLICATION OF LIME, FERTILIZER, AND SEED. 2.BEGIN AT THE TOP OF THE SLOPE BY ANCHORING THE BLANKET IN A 6" DEEP X 6" WIDE TRENCH WITH APPROXIMATELY 12" OF BLANKET EXTENDED BEYOND THE UP-SLOPE PORTION OF THE TRENCH. ANCHOR THE BLANKET WITH A ROW OF STAPLES/STAKES APPROXIMATELY 12" APART IN THE BOTTOM OF THE TRENCH. BACKFILL AND COMPACT THE TRENCH AFTER STAPLING. APPLY SEED TO COMPACTED SOIL AND FOLD REMAINING 12" PORTION OF BLANKET BACK OVER SEED AND COMPACTED SOIL. SECURE BLANKET OVER COMPACTED SOIL WITH A ROW OF STAPLES/STAKES SPACED APPROXIMATELY 12" APART ACROSS THE WIDTH OF THE BLANKET. 3.ROLL THE BLANKETS (A.) DOWN OR (B.) HORIZONTALLY ACROSS THE SLOPE. BLANKETS WILL UNROLL WITH APPROPRIATE SIDE AGAINST THE SOIL SURFACE. ALL BLANKETS MUST BE SECURELY FASTENED TO SOIL SURFACE BY PLACING STAPLES/STAKES IN APPROPRIATE LOCATIONS AS PER MANUFACTURES RECOMMENDATION. 4.THE EDGES OF PARALLEL BLANKETS MUST BE STAPLED WITH APPROXIMATELY 4"-6" OVERLAP DEPENDING ON BLANKET TYPE. TO ENSURE PROPER SEAM ALIGNMENT, PLACE THE EDGE OF THE OVERLAPPING BLANKET (BLANKET BEING INSTALLED ON TOP) EVEN WITH THE SEAM STITCH ON THE PREVIOUSLY INSTALLED BLANKET. 5.CONSECUTIVE BLANKETS SPLICED DOWN THE SLOPE MUST BE PLACED END OVER END (SHINGLE STYLE) WITH AN APPROXIMATE 3"OVERLAP. STAPLE THROUGH OVERLAPPED AREA, APPROXIMATELY 12"APART ACROSS ENTIRE BLANKET WIDTH. 6.PLACE STAPLES/STAKES PER MANUFACTURE RECOMMENDATION FOR THE APPROPRIATE SLOPE BEING APPLIED. NOTES: 1.IN LOOSE SOIL CONDITIONS, THE USE OF STAPLE OR STAKE LENGTHS GREATER THAN 6" MAY BE NECESSARY TO PROPERLY SECURE THE BLANKETS. 2.FOLLOW EROSION CONTROL TECHNOLOGY COUNCIL SPECIFICATION FOR PRODUCT SELECTION 4"- 6" 6"6"12" 3" N.T.S. EROSION CONTROL BLANKET2 TREE PROTECTION N.T.S. N.T.S. TREE PROTECTION1 FOR REFERENCE ONLY FOR REFERENCE ONLY FOR REFERENCE ONLY CROSSROADS BOULEVARDCCPROPOSED CHRISTIAN BROTHERS AUTOMOTIVE ±5,100 SF FFE: 923.00'26.0'26.0'9.0'TYP.18.0'18.0'9.0' TYP.9.0'TYP.EX. 20' BUILDING AND PARKING SETBACK PROPOSED STORMWATER MANAGEMENT AREA BB C D H F F F G G G G EX. PROPERTY LINE EX. 10' DRAINAGE AND UTILITY EASEMENT EX. PROPERTY LINE 10.0' A A E 26.0' 8 16 2 5 G B B 18 . 0 ' 16 . 0 ' 20. 0 ' PROPOSED MONUMENT SIGN SEE ARCH PLANS FOR DETAILS PROPOSED TRANSFORMER PAD EX. LANDSCAPING TO REMAIN 5.0'14.5'22 . 0 ' 21.0'6.0'∆=55°42'56" R=270.00' L=262.55' CB=N28°21'12"E C=252.33' S55°34'14"E 96.19' S0°00'00"E 170.67' N90°00'00"W 199.20' 26 . 0 ' PROPOSED 10' DRAINAGE AND UTILITY EASEMENT10.0'20.0'PROPOSED COMPACT PARKING STALL 56.1'30 . 3 ' K KK PR. "NO PARKING" SIGN PR. STOP SIGN PR. STOP SIGN DATE:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.MNLIC. NO.BRANDON R. ELEGERT, P.E.09/04/202050387DATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT16068400509/04/2020AS SHOWNCJJKAMBREBUILDING DATA SUMMARY AREAS PROPOSED PROPERTY 34,691 SF (0.80 AC) BUILDING AREA 5,100 SF (14.7% OF TOTAL PROPERTY AREA) PUD ALLOWABLE MAXIMUM HARD SURFACE COVERAGE 34,691 SF * 70% =24,284 SF PROPOSED HARD SURFACE COVERAGE 23,656 SF PARKING REQUIRED PARKING 22 SPACES PROPOSED PARKING 31 SPACES ADA STALLS REQ'D / PROVIDED 2 STALLS / 2 STALLS EXISTING OVERALL PUD PARKING 247 SPACES PROPOSED OVERALL PUD PARKING 278 SPACES PROPERTY SUMMARY 8941 CROSSROADS BLVD ZONING SUMMARY EXISTING ZONING PLANNED UNIT DEVELOPMENT PROPOSED ZONING PLANNED UNIT DEVELOPMENT PARKING SETBACKS CROSSROADS BLVD = 20' INTERNAL PROJECT ROADS = 0' BUILDING SETBACKS CROSSROADS BLVD = 20' INTERNAL PROJECT ROADS = 0' PROPOSED CURB AND GUTTER PROPERTY LINE LIMITS OF DISTURBANCE SETBACK LINE PROPOSED HEAVY DUTY ASPHALT PAVEMENT PROPOSED HEAVY DUTY CONCRETE PAVEMENT PROPOSED STORMWATER MANAGEMENT AREA LEGEND KEYNOTE LEGEND CONCRETE SIDEWALK MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER ACCESSIBLE PARKING SIGN WITH BOLLARD ACCESSIBLE PARKING AREA STRIPED WITH 4" SYSL @ 45° 2' O.C. HEAVY DUTY ASPHALT PAVEMENT LANDSCAPE AREA - SEE LANDSCAPE PLANS HEAVY DUTY CONCRETE PAVEMENT B612 CURB & GUTTER (TYP.) STANDARD DUTY ASPHALT PAVEMENT TACTILE WARNINGS A B C D E F G H I J K This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\CHRISTIAN BROTHERS AUTOMOTIVE\Chanhassen, MN\3 Design\CAD\PlanSheets\C4-SITE PLAN.dwg September 03, 2020 - 10:12pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONNORTH PREPARED FORSITE PLANC2.08941 CROSSROADSBLVDCHRISTIAN BROTHERSAUTOMOTIVECHANHASSENMNPROPOSED STANDARD DUTY ASPHALT PAVEMENT Know what'sbelow. before you dig.Call R PREPARED FORSITE DETAILSC2.18941 CROSSROADSBLVDCHRISTIAN BROTHERSAUTOMOTIVECHANHASSENMNDATE:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.MNLIC. NO.BRANDON R. ELEGERT, P.E.09/04/202050387DATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT16068400509/04/2020AS SHOWNCJJKAMBREThis document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\CHRISTIAN BROTHERS AUTOMOTIVE\Chanhassen, MN\3 Design\CAD\PlanSheets\C4-SITE DETAILS.dwg September 03, 2020 - 10:12pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTION9'9'9'18.0'(PER PLAN) HANDICAP ACCESSIBLE SIGN 4" PAINTED WHITE STRIPING 4" WHITE STRIPE AT 2'-0" O.C. NOTE: REFER TO PLAN FOR DETAILED LAYOUT AND DIMENSIONS CURB AND GUTTER "NO PARKING" SIGN, CENTERED AT HEAD OF SPACE, 2' MIN. AND 8' MAX FROM FACE OF CURB. NO SIGN REQUIRED IF THE SIGN OBSTRUCTS A CURB RAMP OR PEDESTRIAN ROUTE. NO PARKING PAINT THE WORDS "NO PARKING" WITHIN EACH 9'-0" ACCESS AISLE WHERE SHOWN USE 12" MINIMUM HIGH WHITE LETTERS HANDICAP ACCESSIBLE SIGN 1/2"6"12" FIN. GRADE60"-66"'18"WHITE SYMBOL ON BLUE BACKGOUND LEGEND & BORDER: WHITE BACKGROUND: BLUE NOTES: 1.ALL LETTERS ARE 1" AERIES "C" PER MUTCD. 2.SIGN SHALL HAVE A REFLECTORIZED (ENGINEERING GRADE) BLUE BACKGROUND WITH WHITE REFLECTORIZED LEGEND AND BORDER. 3.FINE NOTIFICATION SIGN SHALL HAVE A REFLECTORIZED (ENGINEERING GRADE) WITH WHITE LEGEND AND BORDER. 4.CONTRACTOR SHALL VERIFY FINE AMOUNT. 5.ONE(1) SIGN REQUIRED FOR EACH PARKING SPACE. 6.INSTALLED HEIGHT OF SIGN SHALL BE IN ACCORDANCE WITH SECTION 24-23 OF THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD) AND STATE OF MINNESOTA ACCESSIBILITY CODE. 7.ALL ACCESSIBLE FEATURES TO BE IN STRICT ACCORDANCE WITH A.D.A STANDARDS AND LOCAL LAWS. SIGNAGE K-1479 12"x6" PLAQUE TYPICAL AT ALL VAN ACCESSIBLE PARKING SPACES PARKING VEHICLE ID REQUIRED UP TO $200 FINE FOR VIOLATION 2'-9"3'-0"WHITE LEGEND RED BACKGROUND30"30" CURB TAPER B612 CURB AND GUTTER TR A N S I T I O N LE N G T H V A R I E S SE E P L A N 20" PAVEMENT SECTIONS ARE PROVIDED AS A COURTESY ONLY. REFER TO GEOTECHNICAL REPORT FOR ALL PAVEMENT, SUBGRADE PREPARATION, AND COMPACTION REQUIREMENTS 7" 4,000 PSI CONCRETE PER MNDOT 2301 4" AGGREGATE BASE PER MNDOT CLASS V IN SECTION 3138 APPROVED SUBGRADE HEAVY DUTY CONCRETE PAVEMENT DETAIL N.T.S. PAVEMENT DETAILS (FOR REFERENCE ONLY)7 N.T.S. ACCESSIBLE PARKING SIGNAGE3 N.T.S. ACCESSIBLE PARKING SYMBOL4 N.T.S. ADA ACCESS AISLE NO PARKING6N.T.S. TYPICAL ACCESSIBLE STALL PARKING5 N.T.S. CONCRETE CURB TRANSITION8 N.T.S. R1-1 30"X30" "STOP" SIGN9 1.5" BITUMINOUS WEAR COURSE PER MNDOT 2360 MVWE35035B PR. MNDOT SPEC 2357 TACK COAT 1.5" BITUMINOUS BASE COURSE PER MNDOT 2360 MVNW35035B 6" AGGREGATE BASE PER MNDOT CLASS V IN SECTION 3138 EX. APPROVED SUBGRADE STANDARD DUTY ASPHALT PAVEMENT 2.0" BITUMINOUS WEAR COURSE PER MNDOT 2360 MVWE35035B PR. MNDOT SPEC 2357 TACK COAT 2.0" BITUMINOUS BASE COURSE PER MNDOT 2360 MVNW35035B 8" AGGREGATE BASE PER MNDOT CLASS V IN SECTION 3138 EX. APPROVED SUBGRADE HEAVY DUTY ASPHALT PAVEMENT 12"Ø27"ACCESSIBLE VAN PARKING EDGE OF TRAVEL WAY4'-0" BREAK AWAY TUBE POST 3500 P.S.I. P.C. CONCRETE BASE SLOPE TOP OF CONCRETE GALVANIZED SQUARE TUBE GROUND SURFACE 5'-0" - 5'-6" (HEIGHT VARIES)NOTE: ACCESSIBLE PARKING SIGNS SHALL BE MOUNTED 60" MIN. AND 66" INCHES MAX. ABOVE THE FINISHED GROUND SURFACE. ALL OTHER SIGNS TO BE 7'-6" ABOVE FINISHED GROUND SURFACE. REQUIRED VEHICLE ID FOR VIOLATION UP TO $200 FINE SIGN TYPE PER PLAN N.T.S. SIGN POST INSTALLATION DETAIL2N.T.S. SIGN POST WITH BOLLARD INSTALLATION DETAIL1 PREPARED FORSITE DETAILSC2.28941 CROSSROADSBLVDCHRISTIAN BROTHERSAUTOMOTIVECHANHASSENMNDATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT16068400509/04/2020AS SHOWNCJJKAMBREThis document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\CHRISTIAN BROTHERS AUTOMOTIVE\Chanhassen, MN\3 Design\CAD\PlanSheets\C4-SITE DETAILS.dwg September 03, 2020 - 10:12pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONFOR REFERENCE ONLY FOR REFERENCE ONLY FOR REFERENCE ONLY FOR REFERENCE ONLY FOR REFERENCE ONLY FOR REFERENCE ONLY FOR REFERENCE ONLY FOR REFERENCE ONLY DCROSSROADS BOULEVARDLP:922.21 LP:922.04 ME:921.27 ME:923.58 ME:921.95 922.00 923.00 922.87 922.25 922.16 922.25 922.40 922.19 922.05 922.23 922.50922.52 922.60 922.60 922.47 921.75 921.85 921.88 923.20 EOF:922.40 922.53 922.95 922.79 2.29%1.10%1.67%2.17% 1.37% 2.2 0 % 1.91%1.00%1.07%2.90%9 2 3 924922922922 923924922 921 921921922 922 922 922 923 922PROPOSED CHRISTIAN BROTHERS AUTOMOTIVE ±5,100 SF FFE: 923.00' ROCK CONSTRUCTION ENTRANCE 923.00 923.00 923.00 923.00 922.95 922.89 A A A A A A B B B 50.0'20.0' B B B 1.55%1.31% 1.35 % 922.44 922.66 922.23 LP:921.85 2.44 %3.38%BP-1: STORMWATER INFILTRATION BASIN BOTTOM OF BASIN: 919.50 TOP OF BASIN: 921.50 100-YR HWL: 920.78 STORAGE VOLUME: 1,645 SF LP:922.15 10 LF - 12" HDPE @ 2.00% ST-17 CONNECT TO U/G INFILTRATION SYSTEM IE:917.51 W ST-18 CONNECT TO U/G INFILTRATION SYSTEM IE:917.60 SE ST-16 CONNECT TO U/G STORMWATER MANAGEMENT SYSTEM IE:917.92 N ST-9 CBMH W/ 3' SUMP RE:922.04 IE:917.66 W IE:917.66 E OCS-1 OUTLET CONTROL STRUCTURE PROVIDE 6" WIDE WEIR WALL TOP OF WEIR WALL: 918.50 RE:922.56 IE:915.40 S ST-11 CB 24"X36" W/ 3' SUMP RE:921.83 IE:917.80 NW ST-8 CATCH BASIN, CONNECT TO U/G STORM SEWER RE:921.85 ST-20 CONNECT TO EX. STORM STRUCTURE CONTRACTOR TO VERIFY INV. PRIOR TO CONSTRUCTION IE:915.20 N IE: 915.40 S BMP 2: UNDERGROUND INFILTRATION SYSTEM ADS 36" N-12 PERFORATED HDPE PIPE OR APPROVED EQUAL TOTAL STORAGE VOLUME: 6,238 CF TOP OF PIPE: 918.90 PIPE INV.: 915.90 BOTTOM OF STONE: 915.40 100-YR HWL: 918.80 ME:921.68 EOF:922.80 EOF:921.50 2. 0 0 % 2 . 5 0% 2. 6 1 % 24 LF - 12" HDPE @ 1.00% ST-26 CORE DRILL AND CONNECT TO EX. STORM STRUCTURE PER CITY OF CHANHASSEN STANDARDS AND SPECIFICATIONS IE:920.96 SE 19 LF - 12" HDPE @ 1.06% 56 LF - 12" HDPE @ 0.50% 922.25 ST-7 CB 27" DIA. W/ 3' SUMP RE:922.15 IE:918.20 S 56 LF - 12" HDPE @ 0.50% 31 LF - 12" HDPE @ 0.50% 922.50 922.50 922.50 922.50 923.00 923.00 A 9239 2 3 922922 92292192092 1 922922923923922923 922 ST-25 24" RISER PIPE W/ DOME GRATE TOP OVERFLOW ELEV = 921.20 IE:921.20 NW EXPOSED FOUNDATION 7.83 % EOF:920.81 ST-29 CB 27" DIA. W/ 3' SUMP RE:919.99 IE:917.94 E ADJUST RIM TO PROPOSED GRADE LP:921.95 This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\CHRISTIAN BROTHERS AUTOMOTIVE\Chanhassen, MN\3 Design\CAD\PlanSheets\C5-GRADING PLAN.dwg September 03, 2020 - 10:12pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORGRADING,DRAINAGE &EROSION CONTROLPH. 2 PLANC3.08941 CROSSROADSBLVDCHRISTIAN BROTHERSAUTOMOTIVECHANHASSENMNDATE:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.MNLIC. NO.BRANDON R. ELEGERT, P.E.09/04/202050387DATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT16068400509/04/2020AS SHOWNCJJKAMBRENORTH GRADING PLAN NOTES 1.ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE CITY OF CHANHASSEN, SPECIFICATIONS AND BUILDING PERMIT REQUIREMENTS. 2.CONTRACTOR TO CALL GOPHER STATE CALL ONE @ 1-800-252-1166 AT LEAST TWO WORKING DAYS PRIOR TO EXCAVATION/CONSTRUCTION FOR UTILITY LOCATIONS. 3.STORM SEWER PIPE SHALL BE AS FOLLOWS: RCP PER ASTM C-76 HDPE: 0" - 10" PER AASHTO M-252 HDPE: 12" OR GREATER PER ASTM F-2306 PVC SCH. 40 PER ASTM D-3034 STORM SEWER FITTINGS SHALL BE AS FOLLOWS: RCP PER ASTM C-76, JOINTS PER ASTM C-361, C-990, AND C-443 HDPE PER ASTM 3212 PVC PER ASTM D-3034, JOINTS PER ASTM D-3212 4.CONTRACTOR TO FIELD VERIFY THE LOCATIONS AND ELEVATIONS OR EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO THE START OF SITE GRADING. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS. 5.SUBGRADE EXCAVATION SHALL BE BACKFILLED IMMEDIATELY AFTER EXCAVATION TO HELP OFFSET ANY STABILITY PROBLEMS DUE TO WATER SEEPAGE OR STEEP SLOPES. WHEN PLACING NEW SURFACE MATERIAL ADJACENT TO EXISTING PAVEMENT, THE EXCAVATION SHALL BE BACKFILLED PROMPTLY TO AVOID UNDERMINING OF EXISTING PAVEMENT. 6.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL. 7.CONTRACTOR SHALL EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS. 8.GRADES SHOWN ARE FINISHED GRADES. CONTRACTOR SHALL ROUGH GRADE TO SUBGRADE ELEVATION AND LEAVE STREET READY FOR SUBBASE. 9.ALL EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ANY ABANDONED UTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE. 10.REFER TO THE UTILITY PLAN FOR SANITARY SEWER MAIN, WATER MAIN SERVICE LAYOUT AND ELEVATIONS AND CASTING / STRUCTURE NOTATION. 11.CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTION OF PAVEMENTS AND CURB AND GUTTER WITH SMOOTH UNIFORM SLOPES TO PROVIDE POSITIVE DRAINAGE. 12.INSTALL A MINIMUM OF 4" CLASS 5 AGGREGATE BASE UNDER CURB AND GUTTER AND CONCRETE SIDEWALKS. 13.UPON COMPLETION OF EXCAVATION AND FILLING, CONTRACTOR SHALL RESTORE ALL STREETS AND DISTURBED AREAS ON SITE. ALL DISTURBED AREAS SHALL BE RE-VEGETATED WITH A MINIMUM OF 4" OF TOPSOIL. 14.ALL SPOT ELEVATIONS/CONTOURS ARE TO GUTTER / FLOW LINE UNLESS OTHERWISE NOTED. 15.GRADING FOR ALL SIDEWALKS AND ACCESSIBLE ROUTES INCLUDING CROSSING DRIVEWAYS SHALL CONFORM TO CURRENT ADA STATE/NATIONAL STANDARDS. IN NO CASE SHALL ACCESSIBLE RAMP SLOPES EXCEED 1 VERTICAL TO 12 HORIZONTAL. IN NO CASE SHALL SIDEWALK CROSS SLOPES EXCEED 2% . IN NO CASE SHALL LONGITUDINAL SIDEWALK SLOPES EXCEED 5%. IN NO CASE SHALL ACCESSIBLE PARKING STALLS OR AISLES EXCEED 2% (1.5% TARGET) IN ALL DIRECTIONS. SIDEWALK ACCESS TO EXTERNAL BUILDING DOORS AND GATES SHALL BE ADA COMPLIANT. CONTRACTOR SHALL NOTIFY ENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVING. NO CONTRACTOR CHANGE ORDERS WILL BE ACCEPTED FOR A.D.A COMPLIANCE ISSUES. 16.MAINTAIN A MINIMUM OF 0.5% GUTTER SLOPE TOWARDS LOW POINTS. 17.CONTRACTOR TO PROVIDE 3" INSULATION BY 5' WIDE CENTERED ON STORM PIPE IF LESS THAN 4' OF COVER IN PAVEMENT AREAS AND LESS THAN 3' OF COVER IN LANDSCAPE AREAS. 18.ROOF DRAIN INVERT CONNECTIONS AT THE BUILDING SHALL BE AT ELEVATION 918.50 OR LOWER UNLESS NOTED OTHERWISE. REFERENCE MEP PLANS FOR ROOF DRAIN CONNECTION. 19.ALL STORM SEWER CONNECTIONS SHALL BE GASKETED AND WATER TIGHT INCLUDING MANHOLE CONNECTIONS. 20.ALL STORM SEWER PIPE SHALL BE AIR TESTED IN ACCORDANCE WITH THE CURRENT PLUMBING CODE. 21.MAINTAIN A MINIMUM OF 1.25% SLOPE IN BITUMINOUS PAVEMENT AREAS, 0.5% SLOPE IN CONCRETE PAVEMENT AREAS. 22.CONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT "INFALL CURB" WHERE PAVEMENT DRAINS TOWARD GUTTER, AND "OUTFALL" CURB WHERE PAVEMENT DRAINS AWAY FROM GUTTER. 23.ALL PORTIONS OF THE STORM SEWER SYSTEM LOCATED WITHIN 10' OF THE BUILDING OR WATER SERVICE LINE MUST BE TESTED IN ACCORDANCE WITH MINNESOTA RULES, CHAPTER 474, SECTION 1109. PROPOSED STORM SEWER PROPOSED STORM SEWER PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR925 PROPOSED SPOT ELEVATION100.00 LEGEND PROPOSED HIGH POINT ELEVATION HP:0.0 PROPOSED LOW POINT ELEVATION LP:0.0 0.0%PROPOSED DRAINAGE DIRECTION 0.00%PROPOSED ADA SLOPE ME:0.0 MATCH EXISTING ELEVATION PROPOSED STORM MANHOLE (SOLID CASTING) PROPOSED STORM MANHOLE (ROUND INLET CASTING) PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING) PROPOSED STORM SEWER CLENOUT PROPOSED RIPRAP PROPOSED FLARED END SECTION CO D EROSION CONTROL PLAN NOTES 1.ALL PERIMETER SILT FENCE AND ROCK CONSTRUCTION ENTRANCES SHALL BE INSTALLED PRIOR TO CONSTRUCTION. 2.THE CONTRACTOR SHALL INSTALL CATCH BASIN EROSION CONTROL MEASURES. 3.WITHIN TWO WEEKS (14 DAYS) OF SITE GRADING, ALL DISTURBED AREAS SHALL BE STABILIZED WITH SEED, SOD, OR ROCK BASE. REFER TO LANDSCAPE PLANS FOR MATERIALS. 4.ALL EROSION CONTROL MEASURES SHALL BE INSTALLED AND MAINTAINED IN ACCORDANCE WITH CITY, STATE, AND WATERSHED DISTRICT PERMITS. 5.THE CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES, INCLUDING THE REMOVAL OF SILT IN FRONT OF SILT FENCES DURING THE DURATION OF THE CONSTRUCTION. 6.ANY EXCESS SEDIMENT IN PROPOSED BASINS SHALL BE REMOVED BY THE CONTRACTOR. 7.REMOVAL ALL EROSION CONTROL MEASURES AFTER VEGETATION IS ESTABLISHED. 8.THE CONTRACTOR SHALL REMOVE ALL SOILS AND SEDIMENT TRACKED ONTO EXISTING STREETS AND PAVED AREAS AND SHALL SWEEP ADJACENT STREETS AS NECESSARY IN ACCORDANCE WITH CITY REQUIREMENTS. 9.IF BLOWING DUST BECOMES A NUISANCE, THE CONTRACTOR SHALL APPLY WATER FROM A TANK TRUCK TO ALL CONSTRUCTION AREAS. 10.IN THE EVENT OF FROZEN SOILS, THE GC MAY UTILIZE BIO LOG (EROS-11). THE GC IS TO PROHIBIT SEDIMENT DISCHARGE FROM THE SITE. UPON IMPLEMENTATION AND INSTALLATION OF THE FOLLOWING AREAS: TRAILER, PARKING, LAYDOWN, PORTA-POTTY, WHEEL WASH, CONCRETE WASHOUT, FUEL AND MATERIAL STORAGE CONTAINERS, SOLID WASTE CONTAINERS, ETC., IMMEDIATELY DENOTE THEM ON THE SITE MAPS AND NOTE ANY CHANGES IN LOCATION AS THEY OCCUR THROUGHOUT THE CONSTRUCTION PROCESS. BMP AND EROSION CONTROL INSTALLATION SEQUENCE SHALL BE AS FOLLOWS: 1.TEMPORARILY SEED, THROUGHOUT CONSTRUCTION, DENUDED AREAS THAT WILL BE INACTIVE FOR 7 DAYS OR MORE. 2.INSTALL UTILITIES, UNDERDRAINS, STORM SEWERS, UNDERGROUND SYSTEM, CURBS AND GUTTERS. 3.INSTALL APPROPRIATE INLET PROTECTION AT ALL STORM SEWER STRUCTURES AS EACH INLET STRUCTURE IS INSTALLED. 4.PERMANENTLY STABILIZE AREAS TO BE VEGETATED AS THEY ARE BROUGHT TO FINAL GRADE. 5.PREPARE SITE FOR PAVING. 6.PAVE SITE AND INSTALL STRIPING. 7.INSTALL APPROPRIATE INLET PROTECTION DEVICES FOR PAVED AREAS AS WORK PROGRESSES. 8.COMPLETE GRADING AND INSTALLATION OF PERMANENT STABILIZATION OVER ALL AREAS. 9.OBTAIN CONCURRENCE WITH THE CIVIL ENGINEERING CONSULTANT THAT THE SITE HAS BEEN FULLY STABILIZED THEN: 9.1.REMOVE ALL REMAINING TEMPORARY EROSION AND SEDIMENT CONTROL DEVICES. 9.2.STABILIZE ANY AREAS DISTURBED BY THE REMOVAL OF BMPS. SEQUENCE OF CONSTRUCTION: PH II BMP QUANTITIES HEAVY DUTY SILT FENCE ±740 LF EROSION CONTROL BLANKET ±1,800 SF INLET PROTECTION 9 EA. INLET PROTECTION HEAVY DUTY SILT FENCE EROSION CONTROL BLANKET KEYNOTE LEGEND INLET PROTECTION SILT FENCE A B Know what'sbelow. before you dig.Call R PROPERTY RUNOFF RATE SUMMARY TOTAL SITE PRE POST 10 YR 1.04 CFS 0.32 CFS 100 YR 3.69 CFS 2.38 CFS EXISTING NORTH PRIVATE ENTRANCE PRE POST 10 YR 0.23 CFS 0.13 CFS 100 YR 0.80 CFS 0.25 CFS CROSSROADS BOULEVARD PRE POST 10 YR 0.45 CFS 0.13 CFS 100 YR 1.59 CFS 2.08 CFS EXISTING INLET ONSITE PRE POST 10 YR 0.41 CFS 0.08 CFS 100 YR 1.40 CFS 0.26 CFS PREPARED FORGRADING ANDDRAINAGEDETAILSC3.18941 CROSSROADSBLVDCHRISTIAN BROTHERSAUTOMOTIVECHANHASSENMNDATE:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.MNLIC. NO.BRANDON R. ELEGERT, P.E.09/04/202050387DATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT16068400509/04/2020AS SHOWNCJJKAMBREThis document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\CHRISTIAN BROTHERS AUTOMOTIVE\Chanhassen, MN\3 Design\CAD\PlanSheets\C5-GRADING DETAILS.dwg September 03, 2020 - 10:13pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONUNDERGROUND STORMWATER MANAGEMENT NOTES 1.CONTRACTOR TO PROVIDE (2) DOUBLE RING INFILTROMETER TESTS WITHIN THE UNDERGROUND SYSTEM EXCAVATION PRIOR TO INSTALLATION OF THE UNDERGROUND SYSTEM. THE CONTRACTOR SHALL PROVIDE THE RESULTS TO THE ENGINEER FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION OF THE UNDERGROUND SYSTEM. 2.CONTRACTOR SHALL OVER-EXCAVATE ALL TOPSOIL AND FILL AS NECESSARY TO NATIVE FREE DRAINING SOILS. EXCAVATION SHALL BE REPLACED WITH SUITABLE ENGINEERED FILL MEETING THE MNDOT SPECIFICATION FOR COARSE FILTER AGGREGATE PER SECTION 3149.2H. DEPTHS OF FILL/URBAN FILL EXPECTED TO VARY, CONTRACTOR SHALL VERIFY DEPTHS OF EXCAVATION AND PERFORM INFILTROMETER TESTS PRIOR TO INSTALLING UNDERGROUND SYSTEM. 3.IF NATIVE SUBGRADE SOILS BELOW FILL ARE DETERMINED TO NOT BE CONDUCIVE TO THE DESIGN INFILTRATION REQUIREMENTS, THE CONTRACTOR SHALL REMOVE AND REPLACE THE POORLY INFILTRATING SOILS TO A DEPTH WHERE THE EXISTING NATIVE SUBGRADE SOILS MEET OR EXCEED THE DESIGN INFILTRATION RATE AS REVIEWED BY THE ENGINEER. 4.UPON COMPLETION OF THE STORMWATER BMP AND FINAL STABILIATION OF THE TRIBUTARY DRAINAGE AREA, THE CONTRACTOR SHALL PROVIDE DOCUMENTATION THE BMP AFTER A SIGNIFICAT RAIN EVENT THAT SHOWS THE BMPS DRAWS DOWN WITHIN 48 HOURS. 5.NO CONSTRUCTION EQUIPMENT SHALL TRAVEL WITHIN THE UNDERGROUND INFILTRATION SYSTEM AREA. USE EXCAVATOR WITH TOOTHED BUCKET FOR INFILTRATION BASIN EXCAVATION TO AVOID COMPACTING OR SMEARING OF SOILS. 6.FINAL EXCAVATION OF UNDERGROUND INFILTRATION SYSTEM AREA AND INSTALLATION OF OF ENGINEERED SOIL MUST OCCUR IN DRY SOIL CONDITIONS TO PREVENT SMEARING AND COMPACTION. DO NOT WORK IN INFILTRATION SYSTEM AREA IF SOIL CONDITIONS ARE WET. 7.IMMEDIATELY FOLLOWING SYSTEM CONSTRUCTION, THE EXCAVATION FOR THE TRENCH SHALL BE IMMEDIATELY BACKFILLED WITH APPROVED BACKFILL MATERIAL PER MANUFACTURER'S RECOMMENDATION, OR THE EXCAVATION SHALL BE PROTECTED WITH SILT FENCE AND OR BIO-ROLLS SUCH THAT ON-SITE SOILS DO NOT ENTER THE TRENCH EXCAVATION AND CLOG UP THE BOTTOM/SIDES OF THE TRENCH LIMITING THE INFILTRATION CAPACITY OF THE UNDERGROUND SYSTEM. 8.IF ANY SOILS ENTER THE TRENCH PRIOR TO BACKFILLING, THE CONTRACTOR SHALL REMOVE SOILS AND CONFIRM THE INFILTRATION CAPACITY OF THE NATIVE SUBGRADE SOILS IS MET WITH INFILTROMETER TESTS. 9.CONTRACTOR SHALL COORDINATE AND COMPLETE CERTIFIED AS-BUILT PLANS DEMONSTRATING ALL CONSTRUCTED STORMWATER CONVEYANCE STRUCTURES, AND STORMWATER MANAGEMENT FACILITIES (INCLUDING AS-BUILT VOLUMES) CONFORM TO DESIGN AND/OR PLANS AS APPROVED BY THE CITY. 10.STORMWATER MANAGEMENT AREAS TO BE KEPT OFF-LINE UNTIL DISTURBED AREAS ARE RESTORED. IF NOT POSSIBLE, SYSTEMS MUST BE CLEANED OUT PRIOR TO CERTIFICATE OF OCCUPANCY. 12" HDPE, SEE GRADING AND DRAINAGE PLAN 24" RISER WITH DOME GRATE TOP OF GRATE: 921.20 24" STAND PIPE TOP OF POND ELEVATION: 921.50 BOTTOM OF POND ELEVATION: 919.50 N.T.S. INFILTRATION BASIN TYPICAL SECTION1 FOR REFERENCE ONLYFOR REFERENCE ONLY FOR REFERENCE ONLY FOR REFERENCE ONLY FOR REFERENCE ONLY FOR REFERENCE ONLYFOR REFERENCE ONLY FOR REFERENCE ONLY FOR REFERENCE ONLY FOR REFERENCE ONLY CROSSROADS BOULEVARDD A A F A A F E H G F D I J PR. TRANSFORMER PAD, SEE PLANS BY OTHERS FOR DETAILS K PR. GAS METER, SEE MEP PLANS FOR DETAILS A C CONNECT TO EXISTING (BY OTHERS) B L RIM: 922.55 INV: 912.08 RIM:922.74 INV: 912.51 D WYE CONNECTION INV: 912.50 REMOVE EX. 8" SANITARY SEWER STUB, CONSTRUCT PR 6" SANITARY SEWER SERVICE. CONNECT AND SEAL CONNECTION PER CITY OF CHANHASSEN STANDARDS AND SPECIFICATIONS INV: 910.8 N INV: 910.7 W INV: 910.8 E RIM: 922.75 INV: 912.50 D CONNECT TO EXISTING (BY OTHERS) WYE CONNECTION INV: 912.08 21 LF @ 2.0% 64 LF @ 2.0% UTILITY CROSSING EX. 27" STRM BOTTOM: 912.60 6" SSWR TOP: 911.18 CLEARANCE: 1.42' WATERMAIN CROSSING, MAINTAIN 1.5' CLEARANCE 95 LF WATERMAIN CROSSING, MAINTAIN 1.5' CLEARANCE UTILITY CROSSING 12" STRM BOTTOM: 918.90 6" SSWR TOP: 911.40 CLEARANCE: 7.50' PROPOSED CHRISTIAN BROTHERS AUTOMOTIVE ±5,100 SF FFE: 923.00' RIM:922.65 INV: 913.06 INV: 913.19 PR. STORM SEWER, SEE GRADING AND DRAINAGE PLAN FOR DETAILS UNDERGROUND STORMWATER MANAGEMENT SYSTEM, SEE GRADING AND DRAINAGE PLAN FOR DETAILS 10.0' PR. POWER, SEE MEP PLANS FOR DETAILS PR. 10' DRAINAGE AND UTILITY EASEMENT EX. 27" HDPE STORM SEWER INV: 912.71 This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\CHRISTIAN BROTHERS AUTOMOTIVE\Chanhassen, MN\3 Design\CAD\PlanSheets\C6-UTILITY PLAN.dwg September 03, 2020 - 10:13pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORUTILITY PLANC4.08941 CROSSROADSBLVDCHRISTIAN BROTHERSAUTOMOTIVECHANHASSENMNDATE:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.MNLIC. NO.BRANDON R. ELEGERT, P.E.09/04/202050387DATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT16068400509/04/2020AS SHOWNCJJKAMBREUTILITY PLAN NOTES 1.ALL FILL MATERIAL IS TO BE IN PLACE, AND COMPACTED BEFORE INSTALLATION OF PROPOSED UTILITIES. 2.SANITARY SEWER PIPE SHALL BE AS FOLLOWS: 8" PVC SDR35 PER ASTM D-3034, FOR PIPES LESS THAN 16' DEEP 8" PVC SDR26 PER ASTM D-3034, FOR PIPES MORE THAN 16'-26' DEEP 6" PVC SCHEDULE 40 PER ASTM D-3034 DUCTILE IRON PIPE PER AWWA C150 3.WATER LINES SHALL BE AS FOLLOWS: 6" AND LARGER, PVC C-900 PER ASTM D 2241 CLASS 200 UNDER COUNTY ROADS, OTHERWISE CLASS 150 4" AND LARGER DUCTILE IRON PIPE PER AWWA C150 SMALLER THAN 3" PIPING SHALL BE COPPER TUBE TYPE "K" PER ANSI 816.22 OR PVC, 200 P.S.I., PER ASTM D1784 AND D2241. 4.MINIMUM TRENCH WIDTH SHALL BE 2 FEET. 5.ALL WATER JOINTS ARE TO BE MECHANICAL JOINTS WITH RESTRAINTS SUCH AS THRUST BLOCKING, WITH STAINLESS STEEL OR COBALT BLUE BOLTS, OR AS INDICATED IN THE CITY SPECIFICATIONS AND PROJECT DOCUMENTS. 6.ALL UTILITIES SHOULD BE KEPT TEN (10') APART (PARALLEL) OR WHEN CROSSING 18" VERTICAL CLEARANCE (OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE OR STRUCTURE). 7.CONTRACTOR SHALL MAINTAIN A MINIMUM OF 7'-5" COVER ON ALL WATERLINES. 8.IN THE EVENT OF A VERTICAL CONFLICT BETWEEN WATER LINES, SANITARY LINES, STORM LINES AND GAS LINES, OR ANY OBSTRUCTION (EXISTING AND PROPOSED), THE SANITARY LINE SHALL BE SCH. 40 OR C900 WITH MECHANICAL JOINTS AT LEAST 10 FEET ON EITHER SIDE OF THE CENTER LINE OF THE CROSSING. THE WATER LINE SHALL HAVE MECHANICAL JOINTS WITH APPROPRIATE FASTENERS AS REQUIRED TO PROVIDE A MINIMUM OF 18" VERTICAL SEPARATION. MEETING REQUIREMENTS OF ANSI A21.10 OR ANSI 21.11 (AWWA C-151) (CLASS 50). 9.LINES UNDERGROUND SHALL BE INSTALLED, INSPECTED AND APPROVED BEFORE BACKFILLING. 10.TOPS OF MANHOLES SHALL BE RAISED AS NECESSARY TO BE FLUSH WITH PROPOSED PAVEMENT ELEVATIONS, AND TO BE ONE FOOT ABOVE FINISHED GROUND ELEVATIONS, IN GREEN AREAS, WITH WATERTIGHT LIDS. 11.ALL CONCRETE FOR ENCASEMENTS SHALL HAVE A MINIMUM 28 DAY COMPRESSION STRENGTH AT 3000 P.S.I. 12.EXISTING UTILITIES SHALL BE VERIFIED IN FIELD PRIOR TO INSTALLATION OF ANY NEW LINES. 13.REFER TO INTERIOR PLUMBING DRAWINGS FOR TIE-IN OF ALL UTILITIES. 14.CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO THE SPECIFICATIONS OF THE CITY OF CHANHASSEN AND/OR STATE OF MN WITH REGARDS TO MATERIALS AND INSTALLATION OF THE WATER AND SEWER LINES. 15.THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. 16.CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY CODES AND/OR UTILITY SERVICE COMPANIES. 17.CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATION REQUIREMENTS AND SPECIFICATIONS. 18.CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTING AND ELECTRICAL PLAN. 19.BACKFLOW DEVICES (DDCV AND PRZ ASSEMBLIES) AND METERS ARE LOCATED IN THE INTERIOR OF THE BUILDING. REF. ARCH / MEP PLANS. 20.ALL ONSITE WATERMAINS AND SANITARY SEWERS SHALL BE PRIVATELY OWNED AND MAINTAINED. 21.ALL WATERMAIN STUBOUTS SHALL BE MECHANICALLY RESTRAINED WITH REACTION BLOCKING. NORTH KEYNOTE LEGEND POINT OF CONNECTION, REFER TO MEP PLANS FOR CONTINUATION TAP EXISTING WITH 3 4" CORP 3/4" DOMESTIC COPPER WATER SERVICE INSTALL CLEANOUT CONNECT TO EXISTING SANITARY SERVICE INSTALL 6" PVC SDR40 SANITARY SEWER SERVICE, LENGTH AND SLOPE PER PLAN PROPOSED GREASE INTERCEPTOR LOCATION, REFER TO MEP PLANS FOR DETAILS AND SIZING PROPOSED SAMPLING WELL, SEE PLANS BY OTHERS INSTALL ELECTRIC LINE, PLANS BY OTHERS, SEE MEP PLANS FOR CONTINUATION INSTALL COMMUNICATIONS LINE, PLANS BY OTHERS, SEE MEP PLANS FOR CONTINUATION INSTALL GAS LINE, PLANS BY OTHERS, SEE MEP PLANS FOR CONTINUATION INSTALL 3 4" CURB CORP STOP PER CITY OF CHANHASSEN STANDARDS AND SPECIFICATIONS A B C D E F G H I J K L SANITARY SEWER MANHOLE STORM SEWER SANITARY SEWER WATERMAIN GATE VALVE HYDRANT TEE REDUCER UNDERGROUND ELECTRIC TELEPHONE GAS MAIN STORM SEWER LEGEND CO SANITARY CLEANOUTCO EXISTING PROPOSED Know what'sbelow. before you dig.Call R WATER CITY OF CHANHASSEN 7700 MARKET BOULEVARD P. O. BOX 147 CHANHASSEN, MN 55317 TELEPHONE: (952) 227-1144 FAX: (952) 227-1942 CONTACT: ASHLEY MCGOVERN SANITARY CITY OF CHANHASSEN 7700 MARKET BOULEVARD P. O. BOX 147 CHANHASSEN, MN 55317 TELEPHONE: (952) 227-1144 FAX: (952) 227-1942 CONTACT: ASHLEY MCGOVERN PREPARED FORUTILITY DETAILSC4.18941 CROSSROADSBLVDCHRISTIAN BROTHERSAUTOMOTIVECHANHASSENMNDATE:I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION ANDTHAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THE STATE OFMINNESOTA.MNLIC. NO.BRANDON R. ELEGERT, P.E.09/04/202050387DATECHECKED BYSCALEDESIGNED BYDRAWN BYKHA PROJECT16068400509/04/2020AS SHOWNCJJKAMBREThis document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\CHRISTIAN BROTHERS AUTOMOTIVE\Chanhassen, MN\3 Design\CAD\PlanSheets\C6-UTILITY DETAILS.dwg September 03, 2020 - 10:13pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONSANITARY/STORM CLEAN-OUT N.T.S. N.T.S. TYPICAL CLEANOUT1 FOR REFERENCE ONLY FOR REFERENCE ONLY CROSSROADS BOULEVARDCCNORTH LEGEND EX-CCOLOR SITE PLANEXHIBIT09/18/20201606840058941 CROSSROADSBLVDPREPARED FORCHRISTIAN BROTHERSAUTOMOTIVECHANHASSEN MNBREKAMCJJAS SHOWNLANDSCAPE/GRASS PAVEMENT BUILDING STORMWATER MANAGEMENT C R O S S R O A D S B O U L E V A R D C C Scale 1" = 20'10'40'20'0'PLANTING LEGENDTHE CONTRACTOR SHALL INSTALL ROOT BARRIERS NEAR ALLNEWLY-PLANTED TREES THAT ARE LOCATED WITHIN FIVE (5) FEET OF PAVINGOR CURBS. ROOT BARRIERS SHALL BE "CENTURY" OR "DEEP-ROOT" 24" DEEPPANELS (OR EQUAL). BARRIERS SHALL BE LOCATED IMMEDIATELY ADJACENTTO HARDSCAPE. INSTALL PANELS PER MANUFACTURER'SRECOMMENDATIONS. UNDER NO CIRCUMSTANCES SHALL THE CONTRACTORUSE ROOT BARRIERS OF A TYPE THAT COMPLETELY ENCIRCLE THEROOTBALL.ROOT BARRIERSMULCHESAFTER ALL PLANTING IS COMPLETE, CONTRACTOR SHALL INSTALL 3" THICKLAYER OF 1-1/2" SHREDDED WOOD MULCH, NATURAL (UNDYED), IN ALLPLANTING AREAS (EXCEPT FOR TURF AND SEEDED AREAS). CONTRACTORSHALL SUBMIT SAMPLES OF ALL MULCHES TO LANDSCAPE ARCHITECT ANDOWNER FOR APPROVAL PRIOR TO CONSTRUCTION. ABSOLUTELY NOEXPOSED GROUND SHALL BE LEFT SHOWING ANYWHERE ON THE PROJECTAFTER MULCH HAS BEEN INSTALLED (SUBJECT TO THE CONDITIONS ANDREQUIREMENTS OF THE "GENERAL GRADING AND PLANTING NOTES" ANDSPECIFICATIONS).BOTANIC NAMESYMBOLCOMMON NAMEMIN. SIZESPACINGQUANTITYREMARKSLANDSCAPE CALCULATIONSCANOPY COVERAGESITE AREA:34,691 SFEXISTING CANOPY AREA:7,623 SF (7 EXISTING TREES X 1,089 SF)22.0% OF SITECANOPY AREA REQUIRED:3,469 SF (10%)CANOPY AREA PROVIDED:11,979 SF (34.5%) (7,623 SF EXISTING, 4 PROPOSED TREES X 1,089 SF)BUFFER YARD:TYPE A, (27' DEEP AVERAGE, 0.4 MULTIPLIER)LENGTH:266 LFTREES REQUIRED:1 (1 TREE PER 100 LF X 0.4)TREES PROVIDED:4 (EXISTING)SHRUBS REQUIRED:3 (3 SHRUBS PER 100 LF X 0.4)SHRUBS PROVIDED:77GENERAL GRADING AND PLANTING NOTES1.BY SUBMITTING A PROPOSAL FOR THE LANDSCAPE PLANTING SCOPE OF WORK, THECONTRACTOR CONFIRMS THAT HE HAS READ, AND WILL COMPLY WITH, THE ASSOCIATEDNOTES, SPECIFICATIONS, AND DETAILS WITH THIS PROJECT.2.THE GENERAL CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL EXISTING VEGETATION(EXCEPT WHERE NOTED TO REMAIN).3.IN THE CONTEXT OF THESE PLANS, NOTES, AND SPECIFICATIONS, "FINISH GRADE"REFERS TO THE FINAL ELEVATION OF THE SOIL SURFACE (NOT TOP OF MULCH) ASINDICATED ON THE GRADING PLANS.a.BEFORE STARTING WORK, THE LANDSCAPE CONTRACTOR SHALL VERIFY THAT THEROUGH GRADES OF ALL LANDSCAPE AREAS ARE WITHIN +/-0.1' OF FINISH GRADE.SEE SPECIFICATIONS FOR MORE DETAILED INSTRUCTION ON TURF AREA ANDPLANTING BED PREPARATION.b.CONSTRUCT AND MAINTAIN FINISH GRADES AS SHOWN ON GRADING PLANS, ANDCONSTRUCT AND MAINTAIN SLOPES AS RECOMMENDED BY THE GEOTECHNICALREPORT. ALL LANDSCAPE AREAS SHALL HAVE POSITIVE DRAINAGE AWAY FROMSTRUCTURES AT THE MINIMUM SLOPE SPECIFIED IN THE REPORT AND ON THEGRADING PLANS, AND AREAS OF POTENTIAL PONDING SHALL BE REGRADED TOBLEND IN WITH THE SURROUNDING GRADES AND ELIMINATE PONDING POTENTIAL.c.THE LANDSCAPE CONTRACTOR SHALL DETERMINE WHETHER OR NOT THE EXPORTOF ANY SOIL WILL BE NEEDED, TAKING INTO ACCOUNT THE ROUGH GRADEPROVIDED, THE AMOUNT OF SOIL AMENDMENTS TO BE ADDED (BASED ON A SOILTEST, PER SPECIFICATIONS), AND THE FINISH GRADES TO BE ESTABLISHED.d.ENSURE THAT THE FINISH GRADE IN SHRUB AREAS IMMEDIATELY ADJACENT TOWALKS AND OTHER WALKING SURFACES, AFTER INSTALLING SOIL AMENDMENTS, IS3" BELOW THE ADJACENT FINISH SURFACE, IN ORDER TO ALLOW FOR PROPERMULCH DEPTH. TAPER THE SOIL SURFACE TO MEET FINISH GRADE, AS SPECIFIEDON THE GRADING PLANS, AT APPROXIMATELY 18" AWAY FROM THE WALKS.e.ENSURE THAT THE FINISH GRADE IN TURF AREAS IMMEDIATELY ADJACENT TOWALKS AND OTHER WALKING SURFACES, AFTER INSTALLING SOIL AMENDMENTS, IS1" BELOW THE FINISH SURFACE OF THE WALKS. TAPER THE SOIL SURFACE TOMEET FINISH GRADE, AS SPECIFIED ON THE GRADING PLANS, AT APPROXIMATELY18" AWAY FROM THE WALKS.f.SHOULD ANY CONFLICTS AND/OR DISCREPANCIES ARISE BETWEEN THE GRADINGPLANS, GEOTECHNICAL REPORT, THESE NOTES AND PLANS, AND ACTUALCONDITIONS, THE CONTRACTOR SHALL IMMEDIATELY BRING SUCH ITEMS TO THEATTENTION OF THE LANDSCAPE ARCHITECT, GENERAL CONTRACTOR, AND OWNER.4.ALL PLANT LOCATIONS ARE DIAGRAMMATIC. ACTUAL LOCATIONS SHALL BE VERIFIEDWITH THE LANDSCAPE ARCHITECT OR DESIGNER PRIOR TO PLANTING. THE LANDSCAPECONTRACTOR SHALL ENSURE THAT ALL REQUIREMENTS OF THE PERMITTING AUTHORITYARE MET (I.E., MINIMUM PLANT QUANTITIES, PLANTING METHODS, TREE PROTECTIONMETHODS, ETC.).a.THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR DETERMINING PLANTQUANTITIES; PLANT QUANTITIES SHOWN ON LEGENDS AND CALLOUTS ARE FORGENERAL INFORMATION ONLY. IN THE EVENT OF A DISCREPANCY BETWEEN THEPLAN AND THE PLANT LEGEND, THE PLANT QUANTITY AS SHOWN ON THE PLAN (FORINDIVIDUAL SYMBOLS) OR CALLOUT (FOR GROUNDCOVER PATTERNS) SHALL TAKEPRECEDENCE.b.NO SUBSTITUTIONS OF PLANT MATERIALS SHALL BE ALLOWED WITHOUT THEWRITTEN PERMISSION OF THE LANDSCAPE ARCHITECT. IF SOME OF THE PLANTSARE NOT AVAILABLE, THE LANDSCAPE CONTRACTOR SHALL NOTIFY THELANDSCAPE ARCHITECT IN WRITING (VIA PROPER CHANNELS).c.THE CONTRACTOR SHALL, AT A MINIMUM, PROVIDE REPRESENTATIVE PHOTOS OFALL PLANTS PROPOSED FOR THE PROJECT. THE CONTRACTOR SHALL ALLOW THELANDSCAPE ARCHITECT AND THE OWNER/OWNER'S REPRESENTATIVE TO INSPECT,AND APPROVE OR REJECT, ALL PLANTS DELIVERED TO THE JOBSITE. REFER TOSPECIFICATIONS FOR ADDITIONAL REQUIREMENTS FOR SUBMITTALS.5.THE CONTRACTOR SHALL MAINTAIN THE LANDSCAPE IN A HEALTHY CONDITION FOR 90DAYS AFTER ACCEPTANCE BY THE OWNER. REFER TO SPECIFICATIONS FOR CONDITIONSOF ACCEPTANCE FOR THE START OF THE MAINTENANCE PERIOD, AND FOR FINALACCEPTANCE AT THE END OF THE MAINTENANCE PERIOD.6.SEE SPECIFICATIONS AND DETAILS FOR FURTHER REQUIREMENTS.SHEET NUMBER(800) 680-66301200 US Highway 22 E Suite 2000-2248Bridgewater, NJ 08807www.EvergreenDesignGroup.comEVERGREEND E S I G N G R O U PI HEREBY CERTIFY THATTHIS PLAN, SPECIFICATION,OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AMA DULY LICENSEDLANDSCAPE ARCHITECTUNDER THE LAWS OF THESTATE OF MINNESOTA.SIGNATURE:__________________________LAWRANCE M. LESSERDATE: 9/1/2020LICENSE NUMBER: 56666DATE CHECKED BY SCALE DESIGNED BY DRAWN BY PROJECT NUMBER AS SHOWN CBAC CHANHASSEN PREPARED FOR CHRISTIAN BROTHERS AUTOMOTIVE CHANHASSEN MNLP-1NOTE: ALL TREES SHALL BE B&B, ROOTBALL SIZE AS APPROPRIATE FOR THE CALIPER SPECIFIED. SEE SPECIFICATIONS FOR PROPER ROOT QUALITY.4214333' o.c.4' o.c.Per planPer planTiny Wine NinebarkEspresso Coffee TreeRiver BirchBlue Shadow Fothergilla#5 cont.Physocarpus opulifolius 'SMPOTW'PHOPGymnocladus dioicus 'Espresso'GYDIBetula nigraBENIFOBSTURF AND SEEDFothergilla x intermedia 'Blue Shadow'SHRUBSTREES2.5" cal., 10'-12' h2.5" cal., 10'-12' hKentucky BluegrassPoa pratensis- - -- - -SodStormwater South & West Mix- - -- - -- - -HydroseedALL SEED MIXES TAKEN FROM STATE SEED MIX LIST - SEE THIS SHEET FOR MIX COMPONENTS.LANDSCAPE PLANTING PLAN773' o.c.Dwarf Red-twig DogwoodCOSECornus sericea 'Kelseyi'#5 cont.#5 cont.STEEL EDGING BETWEENTURF AND SHRUBS (TYP.)EXISTING TREES ANDLANDSCAPE BED -PROTECT IN PLACE (TYP.)2 GYDI1 BENI22 COSE3 PHOP2 FOBS24 COSE20 PHOP3 FOBS4 PHOP15 COSE3 PHOP3 FOBS3 PHOP9 PHOP25 HECA30 GEJB16 COSE6 FOBS2 BENI2518" o.c.Caramel Coral BellsHECAHeuchera 'Caramel'PERENNIALS3018" o.c.Johnson's Blue GeraniumGEJBGeranium 'Johnson's Blue'#1 cont.#1 cont.INDICATES TREE NUMBERXXEXISTING TREE TO BE PROTECTED IN PLACETREE PROTECTION FENCE (TEMPORARY)BOTANIC NAMEEXISTING TREE LEGENDTREE NO.1Syringa reticulata2Syringa reticulata3Gleditsia triacanthos4Gleditsia triacanthos6"5"7"7"DBHREMARKSPROTECT IN PLACEPROTECT IN PLACEPROTECT IN PLACEPROTECT IN PLACEPROTECT IN PLACEPROTECT IN PLACE5"5"Gleditsia triacanthos6Gleditsia triacanthos575432167Tilia cordata5"PROTECT IN PLACE1 GYDI 4X2X3215674123SHRUB, PERENNIAL, OR ORNAMENTAL GRASS.MULCH, TYPE AND DEPTH PER PLANS. PLACE NOMORE THAN 1" OF MULCH WITHIN 6" OF PLANTCENTER.FINISH GRADE.BACKFILL. AMEND AND FERTILIZE ONLY ASRECOMMENDED IN SOIL FERTILITY ANALYSIS.ROOT BALL.UNDISTURBED NATIVE SOIL.3" HIGH EARTHEN WATERING BASIN.567SHRUB AND PERENNIAL PLANTINGSCALE: NTSBPLANTING SPECIFICATIONSFINISH GRADE.44321NOTES:1)INSTALL EDGING SO THAT STAKES WILL BE ON INSIDE OF PLANTING BED.2)BOTTOM OF EDGING SHALL BE BURIED A MINIMUM OF 1" BELOW FINISH GRADE.3)TOP OF MULCH SHALL BE 1" LOWER THAN TOP OF EDGING.MULCH, TYPE AND DEPTH PER PLANS.3TAPERED STEEL STAKES.2ROLLED-TOP STEEL EDGING PER PLANS.1CSCALE: NOT TO SCALESTEEL EDGINGTREE PLANTINGSCALE: NOT TO SCALEA5674189111012PREVAILINGWINDSNOTES:1.SCARIFY SIDES OF PLANTING PIT PRIOR TO SETTING TREE.2.REMOVE EXCESS SOIL APPLIED ON TOP OF THE ROOTBALL THATCOVERS THE ROOT FLARE. THE PLANTING HOLE DEPTH SHALL BESUCH THAT THE ROOTBALL RESTS ON UNDISTURBED SOIL, AND THEROOT FLARE IS 2"-4" ABOVE FINISH GRADE.3.FOR B&B TREES, CUT OFF BOTTOM 1/3 OF WIRE BASKET BEFOREPLACING TREE IN HOLE, CUT OFF AND REMOVE REMAINDER OFBASKET AFTER TREE IS SET IN HOLE, REMOVE ALL NYLON TIES,TWINE, ROPE, AND OTHER PACKING MATERIAL. REMOVE AS MUCHBURLAP FROM AROUND ROOTBALL AS IS PRACTICAL.4.REMOVE ALL NURSERY STAKES AFTER PLANTING.5.FOR TREES 36" BOX/2.5" CAL. AND LARGER, USE THREE STAKES ORDEADMEN (AS APPROPRIATE), SPACED EVENLY AROUND TREE.6.STAKING SHALL BE TIGHT ENOUGH TO PREVENT TRUNK FROMBENDING, BUT LOOSE ENOUGH TO ALLOW SOME TRUNK MOVEMENTIN WIND.123TREE CANOPY.CINCH-TIES (24" BOX/2" CAL. TREES AND SMALLER) OR12 GAUGE GALVANIZED WIRE WITH NYLON TREESTRAPS AT TREE AND STAKE (36" BOX/2.5" CAL. TREESAND LARGER). SECURE TIES OR STRAPS TO TRUNKJUST ABOVE LOWEST MAJOR BRANCHES.GREEN STEEL T-POSTS. EXTEND POSTS 12" MIN. INTOUNDISTURBED SOIL.24" X 3/4" P.V.C. MARKERS OVER WIRES.PRESSURE-TREATED WOOD DEADMAN, TWO PERTREE (MIN.). BURY OUTSIDE OF PLANTING PIT AND18" MIN. INTO UNDISTURBED SOIL.MULCH, TYPE AND DEPTH PER PLANS. DO NOTPLACE MULCH WITHIN 6" OF TRUNK.FINISH GRADE.BACKFILL. AMEND AND FERTILIZE ONLY ASRECOMMENDED IN SOIL FERTILITY ANALYSIS.ROOT BALL.UNDISTURBED NATIVE SOIL.4" HIGH EARTHEN WATERING BASIN.TRUNK FLARE.CONIFEROUSTREEPREVAILINGWINDSSTAKING EXAMPLES (PLAN VIEW)2467891011143X ROOTBALL DIA.523512NON-CONIFEROUSTREE1313FINISH GRADE.ROOT BARRIER - PLAN VIEWSCALE: NOT TO SCALEDGENERALA.QUALIFICATIONS OF LANDSCAPE CONTRACTOR1.ALL LANDSCAPE WORK SHOWN ON THESE PLANS SHALL BE PERFORMED BY A SINGLE FIRMSPECIALIZING IN LANDSCAPE PLANTING.2.A LIST OF SUCCESSFULLY COMPLETED PROJECTS OF THIS TYPE, SIZE AND NATURE MAY BEREQUESTED BY THE OWNER FOR FURTHER QUALIFICATION MEASURES.3.THE LANDSCAPE CONTRACTOR SHALL HOLD A VALID CONTRACTOR'S LICENSE ISSUED BY THEAPPROPRIATE LOCAL JURISDICTION.B.SCOPE OF WORK1.WORK COVERED BY THESE SECTIONS INCLUDES THE FURNISHING AND PAYMENT OF ALL MATERIALS,LABOR, SERVICES, EQUIPMENT, LICENSES, TAXES AND ANY OTHER ITEMS THAT ARE NECESSARY FORTHE EXECUTION, INSTALLATION AND COMPLETION OF ALL WORK, SPECIFIED HEREIN AND / OR SHOWNON THE LANDSCAPE PLANS, NOTES, AND DETAILS.2.ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL APPLICABLE LAWS, CODES ANDREGULATIONS REQUIRED BY AUTHORITIES HAVING JURISDICTION OVER SUCH WORK, INCLUDING ALLINSPECTIONS AND PERMITS REQUIRED BY FEDERAL, STATE AND LOCAL AUTHORITIES IN SUPPLY,TRANSPORTATION AND INSTALLATION OF MATERIALS.3.THE LANDSCAPE CONTRACTOR SHALL VERIFY THE LOCATION OF ALL UNDERGROUND UTILITY LINES(WATER, SEWER, ELECTRICAL, TELEPHONE, GAS, CABLE, TELEVISION, ETC.) PRIOR TO THE START OFANY WORK.PRODUCTSA.ALL MANUFACTURED PRODUCTS SHALL BE NEW.B.CONTAINER AND BALLED-AND-BURLAPPED PLANTS:1.FURNISH NURSERY-GROWN PLANTS COMPLYING WITH ANSI Z60.1-2014. PROVIDE WELL-SHAPED, FULLYBRANCHED, HEALTHY, VIGOROUS STOCK FREE OF DISEASE, INSECTS, EGGS, LARVAE, AND DEFECTSSUCH AS KNOTS, SUN SCALD, INJURIES, ABRASIONS, AND DISFIGUREMENT. ALL PLANTS WITHIN ASPECIES SHALL HAVE SIMILAR SIZE, AND SHALL BE OF A FORM TYPICAL FOR THE SPECIES. ALL TREESSHALL BE OBTAINED FROM SOURCES WITHIN 200 MILES OF THE PROJECT SITE, AND WITH SIMILARCLIMACTIC CONDITIONS.2.ROOT SYSTEMS SHALL BE HEALTHY, DENSELY BRANCHED ROOT SYSTEMS, NON-POT-BOUND, FREEFROM ENCIRCLING AND/OR GIRDLING ROOTS, AND FREE FROM ANY OTHER ROOT DEFECTS (SUCH ASJ-SHAPED ROOTS).3.TREES MAY BE PLANTED FROM CONTAINERS OR BALLED-AND-BURLAPPED (B&B), UNLESS SPECIFIEDON THE PLANTING LEGEND. BARE-ROOT TREES ARE NOT ACCEPTABLE.4.ANY PLANT DEEMED UNACCEPTABLE BY THE LANDSCAPE ARCHITECT OR OWNER SHALL BEIMMEDIATELY REMOVED FROM THE SITE AND SHALL BE REPLACED WITH AN ACCEPTBLE PLANT OF LIKETYPE AND SIZE AT THE CONTRACTOR'S OWN EXPENSE. ANY PLANTS APPEARING TO BE UNHEALTHY,EVEN IF DETERMINED TO STILL BE ALIVE, SHALL NOT BE ACCEPTED. THE LANDSCAPE ARCHITECT ANDOWNER SHALL BE THE SOLE JUDGES AS TO THE ACCEPTABILITY OF PLANT MATERIAL.5.ALL TREES SHALL BE STANDARD IN FORM, UNLESS OTHERWISE SPECIFIED. TREES WITH CENTRALLEADERS WILL NOT BE ACCEPTED IF LEADER IS DAMAGED OR REMOVED. PRUNE ALL DAMAGED TWIGSAFTER PLANTING.6.CALIPER MEASUREMENTS FOR STANDARD (SINGLE TRUNK) TREES SHALL BE AS FOLLOWS: SIX INCHESABOVE THE ROOT FLARE FOR TREES UP TO AND INCLUDING FOUR INCHES IN CALIPER, AND TWELVEINCHES ABOVE THE ROOT FLARE FOR TREES EXCEEDING FOUR INCHES IN CALIPER.7.MULTI-TRUNK TREES SHALL BE MEASURED BY THEIR OVERALL HEIGHT, MEASURED FROM THE TOP OFTHE ROOT BALL. WHERE CALIPER MEASUREMENTS ARE USED, THE CALIPER SHALL BE CALCULATEDAS ONE-HALF OF THE SUM OF THE CALIPER OF THE THREE LARGEST TRUNKS.8.ANY TREE OR SHRUB SHOWN TO HAVE EXCESS SOIL PLACED ON TOP OF THE ROOT BALL, SO THATTHE ROOT FLARE HAS BEEN COMPLETELY COVERED, SHALL BE REJECTED.C.SOD: PROVIDE WELL-ROOTED SOD OF THE VARIETY NOTED ON THE PLANS. SOD SHALL BE CUT FROMHEALTHY, MATURE TURF WITH SOIL THICKNESS OF 3/4" TO 1". EACH PALLET OF SOD SHALL BEACCOMPANIED BY A CERTIFICATE FROM SUPPLIER STATING THE COMPOSITION OF THE SOD.D.SEED: PROVIDE BLEND OF SPECIES AND VARIETIES AS NOTED ON THE PLANS, WITH MAXIMUMPERCENTAGES OF PURITY, GERMINATION, AND MINIMUM PERCENTAGE OF WEED SEED AS INDICATED ONPLANS. EACH BAG OF SEED SHALL BE ACCOMPANIED BY A TAG FROM THE SUPPLIER INDICATING THECOMPOSITION OF THE SEED.E.TOPSOIL: SANDY TO CLAY LOAM TOPSOIL, FREE OF STONES LARGER THAN ½ INCH, FOREIGN MATTER,PLANTS, ROOTS, AND SEEDS.F.COMPOST: WELL-COMPOSTED, STABLE, AND WEED-FREE ORGANIC MATTER, pH RANGE OF 5.5 TO 8;MOISTURE CONTENT 35 TO 55 PERCENT BY WEIGHT; 100 PERCENT PASSING THROUGH 3/4-INCH SIEVE;SOLUBLE SALT CONTENT OF 5 TO 10 DECISIEMENS/M; NOT EXCEEDING 0.5 PERCENT INERT CONTAMINANTSAND FREE OF SUBSTANCES TOXIC TO PLANTINGS. NO MANURE OR ANIMAL-BASED PRODUCTS SHALL BEUSED.G.FERTILIZER: GRANULAR FERTILIZER CONSISTING OF NITROGEN, PHOSPHORUS, POTASSIUM, AND OTHERNUTRIENTS IN PROPORTIONS, AMOUNTS, AND RELEASE RATES RECOMMENDED IN A SOIL REPORT FROM AQUALIFIED SOIL-TESTING AGENCY (SEE BELOW).H.MULCH: SIZE AND TYPE AS INDICATED ON PLANS, FREE FROM DELETERIOUS MATERIALS AND SUITABLE AS ATOP DRESSING OF TREES AND SHRUBS.I.TREE STAKING AND GUYING1.STAKES: 6' LONG GREEN METAL T-POSTS.2.GUY AND TIE WIRE: ASTM A 641, CLASS 1, GALVANIZED-STEEL WIRE, 2-STRAND, TWISTED, 0.106 INCHDIAMETER.3.STRAP CHAFING GUARD: REINFORCED NYLON OR CANVAS AT LEAST 1-1/2 INCH WIDE, WITHGROMMETS TO PROTECT TREE TRUNKS FROM DAMAGE.J.STEEL EDGING: PROFESSIONAL STEEL EDGING, 14 GAUGE THICK X 4 INCHES WIDE, FACTORY PAINTED DARKGREEN. ACCEPTABLE MANUFACTURERS INCLUDE COL-MET OR APPROVED EQUAL.K.PRE-EMERGENT HERBICIDES: ANY GRANULAR, NON-STAINING PRE-EMERGENT HERBICIDE THAT IS LABELEDFOR THE SPECIFIC ORNAMENTALS OR TURF ON WHICH IT WILL BE UTILIZED. PRE-EMERGENT HERBICIDESSHALL BE APPLIED PER THE MANUFACTURER'S LABELED RATES.METHODSA.SOIL PREPARATION1.BEFORE STARTING WORK, THE LANDSCAPE CONTRACTOR SHALL VERIFY THAT THE GRADE OF ALLLANDSCAPE AREAS ARE WITHIN +/-0.1' OF FINISH GRADE. THE CONTRACTOR SHALL NOTIFY THEOWNER IMMEDIATELY SHOULD ANY DISCREPANCIES EXIST.2.SOIL TESTING:a.AFTER FINISH GRADES HAVE BEEN ESTABLISHED, CONTRACTOR SHALL HAVE SOIL SAMPLESFROM THE PROJECT'S LANDSCAPE AREAS TESTED BY AN ESTABLISHED SOIL TESTINGLABORATORY. EACH SAMPLE SUBMITTED TO THE LAB SHALL CONTAIN NO LESS THAN ONEQUART OF SOIL, TAKEN FROM BETWEEN THE SOIL SURFACE AND 6" DEPTH. IF NO SAMPLELOCATIONS ARE INDICATED ON THE PLANS, THE CONTRACTOR SHALL TAKE A MINIMUM OF THREESAMPLES FROM VARIOUS REPRESENTATIVE LOCATIONS FOR TESTING.b.THE CONTRACTOR SHALL HAVE THE SOIL TESTING LABORATORY PROVIDE RESULTS FOR THEFOLLOWING: SOIL TEXTURAL CLASS, GENERAL SOIL FERTILITY, pH, ORGANIC MATTER CONTENT,SALT (CEC), LIME, SODIUM ADSORPTION RATIO (SAR) AND BORON CONTENT.c.THE CONTRACTOR SHALL ALSO SUBMIT THE PROJECT'S PLANT LIST TO THE LABORATORY ALONGWITH THE SOIL SAMPLES.d.THE SOIL REPORT PRODUCED BY THE LABORATORY SHALL CONTAIN RECOMMENDATIONS FORTHE FOLLOWING (AS APPROPRIATE): SEPARATE SOIL PREPARATION AND BACKFILL MIXRECOMMENDATIONS FOR GENERAL ORNAMENTAL PLANTS, XERIC PLANTS, TURF, AND NATIVESEED, AS WELL AS PRE-PLANT FERTILIZER APPLICATIONS AND RECOMMENDATIONS FOR ANYOTHER SOIL RELATED ISSUES. THE REPORT SHALL ALSO PROVIDE A FERTILIZER PROGRAM FORTHE ESTABLISHMENT PERIOD AND FOR LONG-TERM MAINTENANCE.3.THE CONTRACTOR SHALL INSTALL SOIL AMENDMENTS AND FERTILIZERS PER THE SOILS REPORTRECOMMENDATIONS. ANY CHANGE IN COST DUE TO THE SOIL REPORT RECOMMENDATIONS, EITHERINCREASE OR DECREASE, SHALL BE SUBMITTED TO THE OWNER WITH THE REPORT.4.FOR BIDDING PURPOSES ONLY, THE SOIL PREPARATION SHALL CONSIST OF THE FOLLOWING:a.TURF: INCORPORATE THE FOLLOWING AMENDMENTS INTO THE TOP 8" OF SOIL BY MEANS OFROTOTILLING AFTER CROSS-RIPPING:i.NITROGEN STABILIZED ORGANIC AMENDMENT - 4 CU. YDS. PER 1,000 S.F.ii.PREPLANT TURF FERTILIZER (10-20-10 OR SIMILAR, SLOW RELEASE, ORGANIC) - 15 LBS PER 1,000S.F.iii."CLAY BUSTER" OR EQUAL - USE MANUFACTURER'S RECOMMENDED RATEb.TREES, SHRUBS, AND PERENNIALS: INCORPORATE THE FOLLOWING AMENDMENTS INTO THE TOP8" OF SOIL BY MEANS OF ROTOTILLING AFTER CROSS-RIPPING:i.NITROGEN STABILIZED ORGANIC AMENDMENT - 4 CU. YDS. PER 1,000 S.F.ii.12-12-12 FERTILIZER (OR SIMILAR, ORGANIC, SLOW RELEASE) - 10 LBS. PER CU. YD.iii."CLAY BUSTER" OR EQUAL - USE MANUFACTURER'S RECOMMENDED RATEiv.IRON SULPHATE - 2 LBS. PER CU. YD.5.IN THE CONTEXT OF THESE PLANS, NOTES, AND SPECIFICATIONS, "FINISH GRADE" REFERS TO THEFINAL ELEVATION OF THE SOIL SURFACE (NOT TOP OF MULCH) AS INDICATED ON THE GRADING PLANS.a.BEFORE STARTING WORK, THE LANDSCAPE CONTRACTOR SHALL VERIFY THAT THE ROUGHGRADES OF ALL LANDSCAPE AREAS ARE WITHIN +/-0.1' OF FINISH GRADE. SEE SPECIFICATIONSFOR MORE DETAILED INSTRUCTION ON TURF AREA AND PLANTING BED PREPARATION.b.CONSTRUCT AND MAINTAIN FINISH GRADES AS SHOWN ON GRADING PLANS, AND CONSTRUCTAND MAINTAIN SLOPES AS RECOMMENDED BY THE GEOTECHNICAL REPORT. ALL LANDSCAPEAREAS SHALL HAVE POSITIVE DRAINAGE AWAY FROM STRUCTURES AT THE MINIMUM SLOPESPECIFIED IN THE REPORT AND ON THE GRADING PLANS, AND AREAS OF POTENTIAL PONDINGSHALL BE REGRADED TO BLEND IN WITH THE SURROUNDING GRADES AND ELIMINATE PONDINGPOTENTIAL.c.THE LANDSCAPE CONTRACTOR SHALL DETERMINE WHETHER OR NOT THE EXPORT OF ANY SOILWILL BE NEEDED, TAKING INTO ACCOUNT THE ROUGH GRADE PROVIDED, THE AMOUNT OF SOILAMENDMENTS TO BE ADDED (BASED ON A SOIL TEST, PER SPECIFICATIONS), AND THE FINISHGRADES TO BE ESTABLISHED.d.ENSURE THAT THE FINISH GRADE IN SHRUB AREAS IMMEDIATELY ADJACENT TO WALKS ANDOTHER WALKING SURFACES, AFTER INSTALLING SOIL AMENDMENTS, IS 3" BELOW THE ADJACENTFINISH SURFACE, IN ORDER TO ALLOW FOR PROPER MULCH DEPTH. TAPER THE SOIL SURFACETO MEET FINISH GRADE, AS SPECIFIED ON THE GRADING PLANS, AT APPROXIMATELY 18" AWAYFROM THE WALKS.e.ENSURE THAT THE FINISH GRADE IN TURF AREAS IMMEDIATELY ADJACENT TO WALKS ANDOTHER WALKING SURFACES, AFTER INSTALLING SOIL AMENDMENTS, IS 1" BELOW THE FINISHSURFACE OF THE WALKS. TAPER THE SOIL SURFACE TO MEET FINISH GRADE, AS SPECIFIED ONTHE GRADING PLANS, AT APPROXIMATELY 18" AWAY FROM THE WALKS.f.SHOULD ANY CONFLICTS AND/OR DISCREPANCIES ARISE BETWEEN THE GRADING PLANS,GEOTECHNICAL REPORT, THESE NOTES AND PLANS, AND ACTUAL CONDITIONS, THECONTRACTOR SHALL IMMEDIATELY BRING SUCH ITEMS TO THE ATTENTION OF THE LANDSCAPEARCHITECT, GENERAL CONTRACTOR, AND OWNER.6.ONCE SOIL PREPARATION IS COMPLETE, THE LANDSCAPE CONTRACTOR SHALL ENSURE THAT THEREARE NO DEBRIS, TRASH, OR STONES LARGER THAN 1" REMAINING IN THE TOP 6" OF SOIL.B.SUBMITTALS1.THE CONTRACTOR SHALL PROVIDE SUBMITTALS AND SAMPLES, IF REQUIRED, TO THE LANDSCAPEARCHITECT, AND RECEIVE APPROVAL IN WRITING FOR SUCH SUBMITTALS BEFORE WORK COMMENCES.2.SUBMITTALS SHALL INCLUDE PHOTOS OF PLANTS WITH A RULER OR MEASURING STICK FOR SCALE,PHOTOS OR SAMPLES OF ANY REQUIRED MULCHES, AND SOIL TEST RESULTS AND PREPARATIONRECOMMENDATIONS FROM THE TESTING LAB (INCLUDING COMPOST AND FERTILIZER RATES ANDTYPES, AND OTHER AMENDMENTS FOR TREE/SHRUB, TURF, AND SEED AREAS AS MAY BEAPPROPRIATE).3.SUBMITTALS SHALL ALSO INCLUDE MANUFACTURER CUT SHEETS FOR PLANTING ACCESSORIES SUCHAS TREE STAKES AND TIES, EDGING, AND LANDSCAPE FABRICS (IF ANY).4.WHERE MULTIPLE ITEMS ARE SHOWN ON A PAGE, THE CONTRACTOR SHALL CLEARLY INDICATE THEITEM BEING CONSIDERED.C.GENERAL PLANTING1.REMOVE ALL NURSERY TAGS AND STAKES FROM PLANTS.2.EXCEPT IN AREAS TO BE PLANTED WITH ORNAMENTAL GRASSES, APPLY PRE-EMERGENT HERBICIDESAT THE MANUFACTURER'S RECOMMENDED RATE.3.TRENCHING NEAR EXISTING TREES:a.CONTRACTOR SHALL NOT DISTURB ROOTS 1-1/2" AND LARGER IN DIAMETER WITHIN THE CRITICALROOT ZONE (CRZ) OF EXISTING TREES, AND SHALL EXERCISE ALL POSSIBLE CARE ANDPRECAUTIONS TO AVOID INJURY TO TREE ROOTS, TRUNKS, AND BRANCHES. THE CRZ ISDEFINED AS A CIRCULAR AREA EXTENDING OUTWARD FROM THE TREE TRUNK, WITH A RADIUSEQUAL TO 1' FOR EVERY 1" OF TRUNK DIAMETER-AT-BREAST-HEIGHT (4.5' ABOVE THE AVERAGEGRADE AT THE TRUNK).b.ALL EXCAVATION WITHIN THE CRZ SHALL BE PERFORMED USING HAND TOOLS. NO MACHINEEXCAVATION OR TRENCHING OF ANY KIND SHALL BE ALLOWED WITHIN THE CRZ.c.ALTER ALIGNMENT OF PIPE TO AVOID TREE ROOTS 1-1/2" AND LARGER IN DIAMETER. WHERETREE ROOTS 1-1/2" AND LARGER IN DIAMETER ARE ENCOUNTERED IN THE FIELD, TUNNEL UNDERSUCH ROOTS. WRAP EXPOSED ROOTS WITH SEVERAL LAYERS OF BURLAP AND KEEP MOIST.CLOSE ALL TRENCHES WITHIN THE CANOPY DRIP LINES WITHIN 24 HOURS.d.ALL SEVERED ROOTS SHALL BE HAND PRUNED WITH SHARP TOOLS AND ALLOWED TO AIR-DRY.DO NOT USE ANY SORT OF SEALERS OR WOUND PAINTS.D.TREE PLANTING1.TREE PLANTING HOLES SHALL BE EXCAVATED TO MINIMUM WIDTH OF TWO TIMES THE WIDTH OF THEROOTBALL, AND TO A DEPTH EQUAL TO THE DEPTH OF THE ROOTBALL LESS TWO TO FOUR INCHES.2.SCARIFY THE SIDES AND BOTTOM OF THE PLANTING HOLE PRIOR TO THE PLACEMENT OF THE TREE.REMOVE ANY GLAZING THAT MAY HAVE BEEN CAUSED DURING THE EXCAVATION OF THE HOLE.3.FOR CONTAINER AND BOX TREES, TO REMOVE ANY POTENTIALLY GIRDLING ROOTS AND OTHER ROOTDEFECTS, THE CONTRACTOR SHALL SHAVE A 1" LAYER OFF OF THE SIDES AND BOTTOM OF THEROOTBALL OF ALL TREES JUST BEFORE PLACING INTO THE PLANTING PIT. DO NOT "TEASE" ROOTSOUT FROM THE ROOTBALL.4.INSTALL THE TREE ON UNDISTURBED SUBGRADE SO THAT THE TOP OF THE ROOTBALL IS TWO TOFOUR INCHES ABOVE THE SURROUNDING GRADE.5.BACKFILL THE TREE HOLE UTILIZING THE EXISTING TOPSOIL FROM ON-SITE. ROCKS LARGER THAN 1"DIA. AND ALL OTHER DEBRIS SHALL BE REMOVED FROM THE SOIL PRIOR TO THE BACKFILL. SHOULDADDITIONAL SOIL BE REQUIRED TO ACCOMPLISH THIS TASK, USE STORED TOPSOIL FROM ON-SITE ORIMPORT ADDITIONAL TOPSOIL FROM OFF-SITE AT NO ADDITIONAL COST TO THE OWNER. IMPORTEDTOPSOIL SHALL BE OF SIMILAR TEXTURAL CLASS AND COMPOSITION IN THE ON-SITE SOIL.6.TREES SHALL NOT BE STAKED UNLESS LOCAL CONDITIONS (SUCH AS HEAVY WINDS OR SLOPES)REQUIRE STAKES TO KEEP TREES UPRIGHT. SHOULD STAKING BE REQUIRED, THE TOTAL NUMBER OFTREE STAKES (BEYOND THE MINIMUMS LISTED BELOW) WILL BE LEFT TO THE LANDSCAPECONTRACTOR'S DISCRETION. SHOULD ANY TREES FALL OR LEAN, THE LANDSCAPE CONTRACTORSHALL STRAIGHTEN THE TREE, OR REPLACE IT SHOULD IT BECOME DAMAGED. TREE STAKING SHALLADHERE TO THE FOLLOWING GUIDELINES:a.1"-2" TREESTWO STAKES PER TREEb.2-1/2"-4" TREESTHREE STAKES PER TREEc.TREES OVER 4" CALIPERGUY AS NEEDEDd.MULTI-TRUNK TREESTHREE STAKES PER TREE MINIMUM, QUANTITY AND POSITIONS ASNEEDED TO STABILIZE THE TREE7.UPON COMPLETION OF PLANTING, CONSTRUCT AN EARTH WATERING BASIN AROUND THE TREE.COVER THE INTERIOR OF THE TREE RING WITH MULCH (TYPE AND DEPTH PER PLANS).E.SHRUB, PERENNIAL, AND GROUNDCOVER PLANTING1.DIG THE PLANTING HOLES TWICE AS WIDE AND 2" LESS DEEP THAN EACH PLANT'S ROOTBALL. INSTALLTHE PLANT IN THE HOLE. BACKFILL AROUND THE PLANT WITH SOIL AMENDED PER SOIL TESTRECOMMENDATIONS.2.WHEN PLANTING IS COMPLETE, INSTALL MULCH (TYPE AND DEPTH PER PLANS) OVER ALL PLANTINGBEDS, COVERING THE ENTIRE PLANTING AREA.F.SODDING1.SOD VARIETY TO BE AS SPECIFIED ON THE LANDSCAPE PLAN.2.LAY SOD WITHIN 24 HOURS FROM THE TIME OF STRIPPING. DO NOT LAY IF THE GROUND IS FROZEN.3.LAY THE SOD TO FORM A SOLID MASS WITH TIGHTLY FITTED JOINTS. BUTT ENDS AND SIDES OF SODSTRIPS - DO NOT OVERLAP. STAGGER STRIPS TO OFFSET JOINTS IN ADJACENT COURSES.4.ROLL THE SOD TO ENSURE GOOD CONTACT OF THE SOD'S ROOT SYSTEM WITH THE SOILUNDERNEATH.5.WATER THE SOD THOROUGHLY WITH A FINE SPRAY IMMEDIATELY AFTER PLANTING TO OBTAIN ATLEAST SIX INCHES OF PENETRATION INTO THE SOIL BELOW THE SOD.G.HYDROMULCHING1.TURF HYDROMULCH MIX (PER 1,000 SF) SHALL BE AS FOLLOWS:a.WINTER MIX (OCTOBER 1 - MARCH 31)50#CELLULOSE FIBER MULCH2#UNHULLED BERMUDA SEED2#ANNUAL RYE SEED15#15-15-15 WATER SOLUBLE FERTILIZERb.SUMMER MIX (APRIL 1 - SEPTEMBER 30)50#CELLULOSE FIBER MULCH2#HULLED BERMUDA SEED15#15-15-15 WATER SOLUBLE FERTILIZER2.SEED HYDROMULCH MIX (PER 1,000 SF) SHALL BE AS FOLLOWS:a.GENERAL50#CELLULOSE FIBER MULCH15#15-15-15 WATER SOLUBLE FERTILIZERSEED RATE PER LEGENDH.MULCH1.INSTALL MULCH TOPDRESSING, TYPE AND DEPTH PER MULCH NOTE, IN ALL PLANTING AREAS ANDTREE RINGS.2.DO NOT INSTALL MULCH WITHIN 6" OF TREE ROOT FLARE AND WITHIN 24" OF HABITABLE STRUCTURES,EXCEPT AS MAY BE NOTED ON THESE PLANS. MULCH COVER WITHIN 6" OF CONCRETE WALKS ANDCURBS SHALL NOT PROTRUDE ABOVE THE FINISH SURFACE OF THE WALKS AND CURBS. MULCHCOVER WITHIN 12" OF WALLS SHALL BE AT LEAST 3" LOWER THAN THE TOP OF WALL.I.CLEAN UP1.DURING LANDSCAPE PREPARATION AND PLANTING, KEEP ALL PAVEMENT CLEAN AND ALL WORK AREASIN A NEAT, ORDERLY CONDITION.2.DISPOSED LEGALLY OF ALL EXCAVATED MATERIALS OFF THE PROJECT SITE.J.INSPECTION AND ACCEPTANCE1.UPON COMPLETION OF THE WORK, THE LANDSCAPE CONTRACTOR SHALL PROVIDE THE SITE CLEAN,FREE OF DEBRIS AND TRASH, AND SUITABLE FOR USE AS INTENDED. THE LANDSCAPE CONTRACTORSHALL THEN REQUEST AN INSPECTION BY THE OWNER TO DETERMINE FINAL ACCEPTABILITY.2.WHEN THE INSPECTED PLANTING WORK DOES NOT COMPLY WITH THE CONTRACT DOCUMENTS, THELANDSCAPE CONTRACTOR SHALL REPLACE AND/OR REPAIR THE REJECTED WORK TO THE OWNER'SSATISFACTION WITHIN 24 HOURS.3.THE LANDSCAPE MAINTENANCE PERIOD WILL NOT COMMENCE UNTIL THE LANDSCAPE WORK HASBEEN RE-INSPECTED BY THE OWNER AND FOUND TO BE ACCEPTABLE. AT THAT TIME, A WRITTENNOTICE OF FINAL ACCEPTANCE WILL BE ISSUED BY THE OWNER, AND THE MAINTENANCE ANDGUARANTEE PERIODS WILL COMMENCE.K.LANDSCAPE MAINTENANCE1.THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF ALL WORK SHOWNON THESE PLANS FOR 90 DAYS BEYOND FINAL ACCEPTANCE OF ALL LANDSCAPE WORK BY THEOWNER. LANDSCAPE MAINTENANCE SHALL INCLUDE WEEKLY SITE VISITS FOR THE FOLLOWINGACTIONS (AS APPROPRIATE): PROPER PRUNING, RESTAKING OF TREES, RESETTING OF PLANTS THATHAVE SETTLED, MOWING AND AERATION OF LAWNS, WEEDING, RESEEDING AREAS WHICH HAVE NOTGERMINATED WELL, TREATING FOR INSECTS AND DISEASES,REPLACEMENT OF MULCH, REMOVAL OFLITTER, REPAIRS TO THE IRRIGATION SYSTEM DUE TO FAULTY PARTS AND/OR WORKMANSHIP, ANDTHE APPROPRIATE WATERING OF ALL PLANTINGS. THE LANDSCAPE CONTRACTOR SHALL MAINTAINTHE IRRIGATION SYSTEM IN PROPER WORKING ORDER, WITH SCHEDULING ADJUSTMENTS BY SEASONTO MAXIMIZE WATER CONSERVATION.2. SHOULD SEEDED AND/OR SODDED AREAS NOT BE COVERED BY AN AUTOMATIC IRRIGATION SYSTEM,THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR WATERING THESE AREAS AND OBTAININGA FULL, HEALTHY STAND OF PLANTS AT NO ADDITIONAL COST TO THE OWNER.3.TO ACHIEVE FINAL ACCEPTANCE AT THE END OF THE MAINTENANCE PERIOD, ALL OF THE FOLLOWINGCONDITIONS MUST OCCUR:a.THE LANDSCAPE SHALL SHOW ACTIVE, HEALTHY GROWTH (WITH EXCEPTIONS MADE FORSEASONAL DORMANCY). ALL PLANTS NOT MEETING THIS CONDITION SHALL BE REJECTED ANDREPLACED BY HEALTHY PLANT MATERIAL PRIOR TO FINAL ACCEPTANCE.b.ALL HARDSCAPE SHALL BE CLEANED PRIOR TO FINAL ACCEPTANCE.c.SODDED AREAS MUST BE ACTIVELY GROWING AND MUST REACH A MINIMUM HEIGHT OF 1 1/2INCHES BEFORE FIRST MOWING. HYDROMULCHED AREAS SHALL SHOW ACTIVE, HEALTHYGROWTH. BARE AREAS LARGER THAN TWELVE SQUARE INCHES MUST BE RESODDED ORRESEEDED (AS APPROPRIATE) PRIOR TO FINAL ACCEPTANCE. ALL SODDED TURF SHALL BENEATLY MOWED.L.WARRANTY PERIOD, PLANT GUARANTEE AND REPLACEMENTS1.THE LANDSCAPE CONTRACTOR SHALL GUARANTEE ALL TREES, SHRUBS, PERENNIALS, SOD,SEEDED/HYDROMULCHED AREAS, AND IRRIGATION SYSTEMS FOR A PERIOD OF TWO YEARS FROM THEDATE OF THE OWNER'S FINAL ACCEPTANCE (90 DAYS FOR ANNUAL PLANTS). THE CONTRACTOR SHALLREPLACE, AT HIS OWN EXPENSE AND TO THE SATISFACTION OF THE OWNER, ANY PLANTS WHICH DIEIN THAT TIME, OR REPAIR ANY PORTIONS OF THE IRRIGATION SYSTEM WHICH OPERATE IMPROPERLY.2.AFTER THE INITIAL MAINTENANCE PERIOD AND DURING THE GUARANTEE PERIOD, THE LANDSCAPECONTRACTOR SHALL ONLY BE RESPONSIBLE FOR REPLACEMENT OF PLANTS WHEN PLANT DEATHCANNOT BE ATTRIBUTED DIRECTLY TO OVERWATERING OR OTHER DAMAGE BY HUMAN ACTIONS.M.PROVIDE A MINIMUM OF (2) COPIES OF RECORD DRAWINGS TO THE OWNER UPON COMPLETION OF WORK. ARECORD DRAWING IS A RECORD OF ALL CHANGES THAT OCCURRED IN THE FIELD AND THAT AREDOCUMENTED THROUGH CHANGE ORDERS, ADDENDA, OR CONTRACTOR/CONSULTANT DRAWING MARKUPS.TYPICAL CURB AND GUTTERTYPICAL PLANTING AREALINEAR ROOT BARRIER MATERIAL. SEEPLANTING NOTES FOR TYPE ANDMANUFACTURER. INSTALL PERMANUFACTURER'S SPECIFICATIONS.TREE CANOPYTREE TRUNKTYPICAL WALKWAY OR PAVING1234561423565'5'5'5'OPEN LANDSCAPETO 10'PARKWAYOR ISLANDNOTES:1)INSTALL ROOT BARRIERS NEAR ALLNEWLY-PLANTED TREES THAT ARE LOCATEDWITHIN FIVE (5) FEET OF PAVING OR CURBS.2)BARRIERS SHALL BE LOCATED IMMEDIATELYADJACENT TO HARDSCAPE. UNDER NOCIRCUMSTANCES SHALL THE CONTRACTORUSE ROOT BARRIERS OF A TYPE THATCOMPLETELY ENCIRCLE THE ROOTBALL.SHEET NUMBER(800) 680-66301200 US Highway 22 E Suite 2000-2248Bridgewater, NJ 08807www.EvergreenDesignGroup.comEVERGREEND E S I G N G R O U PI HEREBY CERTIFY THATTHIS PLAN, SPECIFICATION,OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AMA DULY LICENSEDLANDSCAPE ARCHITECTUNDER THE LAWS OF THESTATE OF MINNESOTA.SIGNATURE:__________________________LAWRANCE M. LESSERDATE: 9/1/2020LICENSE NUMBER: 56666DATE CHECKED BY SCALE DESIGNED BY DRAWN BY PROJECT NUMBER AS SHOWN CBAC CHANHASSEN PREPARED FOR CHRISTIAN BROTHERS AUTOMOTIVE CHANHASSEN MNLP-2PLANTING DETAILS AND SPECS TREE PROTECTION SPECIFICATIONSMATERIALS1.FENCING: 6 FOOT HIGH CHAIN LINK FENCING.2.POSTS: POSTS SHALL BE A MINIMUM OF 72 INCHES LONG AND STEEL.CONSTRUCTION METHODS1.ALL TREES AND SHRUBS SHOWN TO REMAIN WITHIN THE PROXIMITY OF THE CONSTRUCTION SITE SHALL BEPROTECTED PRIOR TO BEGINNING ANY DEVELOPMENT ACTIVITY.2.EMPLOY THE SERVICES OF AN ISA (INTERNATIONAL SOCIETY OF ARBORICULTURE) CERTIFIED ARBORIST ANDOBTAIN ALL REQUIRED PERMITS TO PRUNE THE EXISTING TREES FOR CLEANING, RAISING AND THINNING, ASMAY BE REQUIRED.3.PROTECTIVE FENCING SHALL BE ERECTED OUTSIDE THE CRITICAL ROOT ZONE (CRZ, EQUAL TO 1' FROM THETRUNK FOR EVERY 1" OF DBH) AT LOCATIONS SHOWN IN THE PLANS OR AS DIRECTED BY THE LANDSCAPECONSULTANT AND/OR CITY ARBORIST, AND IN ACCORDANCE WITH THE DETAILS SHOWN ON THE PLANS.FENCING SHALL BE MAINTAINED AND REPAIRED BY THE CONTRACTOR DURING SITE CONSTRUCTION. TREESIN CLOSE PROXIMITY SHALL BE FENCED TOGETHER, RATHER THAN INDIVIDUALLY.4.PROTECTIVE FENCE LOCATIONS IN CLOSE PROXIMITY TO STREET INTERSECTIONS OR DRIVES SHALLADHERE TO THE APPLICABLE JURISDICTION'S SIGHT DISTANCE CRITERIA.5.THE PROTECTIVE FENCING SHALL BE ERECTED BEFORE SITE WORK COMMENCES AND SHALL REMAIN INPLACE DURING THE ENTIRE CONSTRUCTION PHASE.6.THE INSTALLATION POSTS SHALL BE PLACED EVERY 6 FEET ON CENTER AND EMBEDDED TO 18 INCHESDEEP. CHAIN LINK SHALL BE ATTACHED TO THE INSTALLATION POSTS BY THE USE OF SUFFICIENT WIRE TIESTO SECURELY FASTEN THE CHAIN LINK TO THE POSTS TO HOLD THE CHAIN LINK IN A STABLE AND UPRIGHTPOSITION.7.WITHIN THE CRZ:a.DO NOT CLEAR, FILL OR GRADE IN THE CRZ OF ANY TREE.b.DO NOT STORE, STOCKPILE OR DUMP ANY JOB MATERIAL, SOIL OR RUBBISH UNDER THE SPREAD OFTHE TREE BRANCHES.c.DO NOT PARK OR STORE ANY EQUIPMENT OR SUPPLIES UNDER THE TREE CANOPY.d.DO NOT SET UP ANY CONSTRUCTION OPERATIONS UNDER THE TREE CANOPY (SUCH AS PIPE CUTTINGAND THREADING, MORTAR MIXING, PAINTING OR LUMBER CUTTING).e.DO NOT NAIL OR ATTACH TEMPORARY SIGNS METERS, SWITCHES, WIRES, BRACING OR ANY OTHERITEM TO THE TREES.f.DO NOT PERMIT RUNOFF FROM WASTE MATERIALS INCLUDING SOLVENTS, CONCRETE WASHOUTS,ASPHALT TACK COATS (MC-30 OIL), ETC. TO ENTER THE CRZ. BARRIERS ARE TO BE PROVIDED TOPREVENT SUCH RUNOFF SUBSTANCES FROM ENTERING THE CRZ WHENEVER POSSIBLE, INCLUDING INAN AREA WHERE RAIN OR SURFACE WATER COULD CARRY SUCH MATERIALS TO THE ROOT SYSTEM OFTHE TREE.8.ROUTE UNDERGROUND UTILITIES TO AVOID THE CRZ. IF DIGGING IS UNAVOIDABLE, BORE UNDER THEROOTS, OR HAND DIG TO AVOID SEVERING THEM.9.WHERE EXCAVATION IN THE VICINITY OF TREES MUST OCCUR, SUCH AS FOR IRRIGATION INSTALLATION,PROCEED WITH CAUTION, AND USING HAND TOOLS ONLY.10.THE CONTRACTOR SHALL NOT CUT ROOTS LARGER THAN ONE INCH IN DIAMETER WHEN EXCAVATIONOCCURS NEAR EXISTING TREES. ALL ROOTS LARGER THAN ONE INCH IN DIAMETER ARE TO BE CUTCLEANLY. FOR OAKS ONLY, ALL WOUNDS SHALL BE PAINTED WITH WOUND SEALER WITHIN 30 MINUTES11.REMOVE ALL TREES, SHRUBS OR BUSHES TO BE CLEARED FROM PROTECTED ROOT ZONE AREAS BY HAND.12.TREES DAMAGED OR KILLED DUE TO CONTRACTOR'S NEGLIGENCE DURING CONSTRUCTION SHALL BEMITIGATED AT THE CONTRACTOR'S EXPENSE AND TO THE PROJECT OWNER'S AND LOCAL JURISDICTION'SSATISFACTION.13.ANY TREE REMOVAL SHALL BE APPROVED BY THE OWNER AND LOCAL JURISDICTION PRIOR TO ITSREMOVAL, AND THE CONTRACTOR SHALL HAVE ALL REQUIRED PERMITS FOR SUCH ACTIVITIES.14.COVER EXPOSED ROOTS AT THE END OF EACH DAY WITH SOIL, MULCH OR WET BURLAP.15.IN CRITICAL ROOT ZONE AREAS THAT CANNOT BE PROTECTED DUING CONSTRUCTION AND WHERE HEAVYTRAFFIC IS ANTICIPATED, COVER THE SOIL WITH EIGHT INCHES OF ORGANIC MULCH TO MINIMIZE SOILCOMPACTION. THIS EIGHT INCH DEPTH OF MULCH SHALL BE MAINTAINED THROUGHOUT CONSTRUCTION.16.WATER ALL TREES IMPACTED BY CONSTRUCTION ACTIVITIES, DEEPLY ONCE A WEEK DURING PERIODS OFHOT DRY WEATHER. SPRAY TREE CROWNS WITH WATER PERIODICALLY TO REDUCE DUST ACCUMULATIONON THE LEAVES.17.WHEN INSTALLING CONCRETE ADJACENT TO THE ROOT ZONE OF A TREE, USE A PLASTIC VAPOR BARRIERBEHIND THE CONCRETE TO PROHIBIT LEACHING OF LIME INTO THE SOIL.18.CONTRACTOR SHALL REMOVE AND DISPOSE OF ALL TREE PROTECTION FENCING WHEN ALL THREATS TOTHE EXISTING TREES FROM CONSTRUCTION-RELATED ACTIVITIES HAVE BEEN REMOVED. C R O S S R O A D S B O U L E V A R D C C Scale 1" = 20'10'40'20'0'SHEET NUMBER(800) 680-66301200 US Highway 22 E Suite 2000-2248Bridgewater, NJ 08807www.EvergreenDesignGroup.comEVERGREEND E S I G N G R O U PI HEREBY CERTIFY THATTHIS PLAN, SPECIFICATION,OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AMA DULY LICENSEDLANDSCAPE ARCHITECTUNDER THE LAWS OF THESTATE OF MINNESOTA.SIGNATURE:__________________________LAWRANCE M. LESSERDATE: 9/1/2020LICENSE NUMBER: 56666DATE CHECKED BY SCALE DESIGNED BY DRAWN BY PROJECT NUMBER AS SHOWN CBAC CHANHASSEN PREPARED FOR CHRISTIAN BROTHERS AUTOMOTIVE CHANHASSEN MNTD-1TREE SURVEY EXISTING TREES ANDLANDSCAPE BED -PROTECT IN PLACE (TYP.)EXISTING TREES -PROTECT IN PLACE (TYP.) C R O S S R O A D S B O U L E V A R D C CCR MFQCQCFFFSSSS17.11"A65.61"A517.41"A4A31"17.14.11"A1WS1-1/4"3/4"3/4"3/4"3/4"3/4"3/4"1"3/4"1"1"1"1"1"3/4"3/4"1"20.91"A23/4"3/4"3/4"3/4"3/4"3/4"3/4"3/4"3/4"3/4"3/4"1"1-1/4"3/4"3/4"3/4"3/4"3/4"3/4"3/4"3/4"1"1-1/4"3/4"3/4"3/4"3/4"3/4"3/4"3/4"3/4"3/4"3/4"3/4"3/4"1"1"1"Scale 1" = 20'10'40'20'0'SHEET NUMBER(800) 680-66301200 US Highway 22 E Suite 2000-2248Bridgewater, NJ 08807www.EvergreenDesignGroup.comEVERGREEND E S I G N G R O U PI HEREBY CERTIFY THATTHIS PLAN, SPECIFICATION,OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AMA DULY LICENSEDLANDSCAPE ARCHITECTUNDER THE LAWS OF THESTATE OF MINNESOTA.SIGNATURE:__________________________LAWRANCE M. LESSERDATE: 9/1/2020LICENSE NUMBER: 56666DATE CHECKED BY SCALE DESIGNED BY DRAWN BY PROJECT NUMBER AS SHOWN CBAC CHANHASSEN PREPARED FOR CHRISTIAN BROTHERS AUTOMOTIVE CHANHASSEN MNLI-1IRRIGATION PLANIRRIGATION DISCLAIMERTHIS DESIGN IS DIAGRAMMATIC. ALL PIPING, VALVES, AND OTHER EQUIPMENT SHOWNWITHIN PAVED AREAS OR OUT OF PROPERTY BOUNDARIES ARE FOR DESIGNCLARIFICATION ONLY, AND SHALL BE INSTALLED IN PLANTING AREAS WITHIN THEPROPERTY LINES OR LIMITS INDICATED ON PLAN. THE IRRIGATION CONTRACTOR SHALLVERIFY THE LOCATIONS OF ALL ABOVE-GRADE IRRIGATION EQUIPMENT WITH THEOWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO INSTALLATION, OR IRRIGATIONCONTRACTOR MAY BE REQURED TO MOVE SUCH ITEMS AT HIS OWN COST.IRRIGATION CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL FINAL QUANTITIES PERDRAWINGS AND SPECIFICATIONS. ANY QUANTITIES PROVIDED ARE PROVIDED AS ACONVENIENCE TO THE CONTRACTOR ONLY AND SHALL NOT BE CONSIDEREDABSOLUTE.REMOTE CONTROL VALVE, SIZE PER PLANPEB SERIESRAINBIRDDETAIL E/LI2FVALVESDETAIL K/LI3DETAILS I, J/LI3DRIP CONTROL ZONE KIT (FLOWS UP TO 20 GPM)DETAIL H/LI3DETAIL H/LI3DETAIL H/LI3DETAIL G/LI3DETAIL F/LI2DETAIL D/LI2- - -DETAIL B/LI2PRESSURIZED PVC MAIN LINE, SCH. 40, 1-1/4"MODEL 825YA - 1"ESP4ME34-STATION CONTROLLER, INTERIOR/EXTERIOR WALL MOUNT, WITH ONE ESPSM3 MODULE1" WATER METER (BY OTHERS)ANY APPROVEDCONTROL WIRING SLEEVE, SCH. 40 PVC, 2"- - -FLUSH VALVE - BALL VALVE IN VALVE BOX WITH 3' LENGTH OF TUBINGDETAIL C/LI2ANY APPROVEDANY APPROVEDANY APPROVEDANY APPROVEDQUICK COUPLER, 3/4"33DLRCRAINBIRD- - -- - -QCRCMT-FP-600ANIBCOBALL VALVE, BRASS, FULL-PORT, LINE SIZERAINBIRDRAINBIRDNON-PRESSURIZED LATERAL LINE, CL. 200 PVC, SIZE AS NOTED ON PLANFEBCOIRRIGATION SLEEVE, SCH. 40 PVC, MIN. TWICE SIZE OF PIPE TO BE INSERTED, ONE SLEEVE PER PIPERAINBIRDXCZ-100-PRB-COMRAINBIRDXFS-06-18LANDSCAPE DRIP LINE - SPACE LINES AT 18" O.C.0.6 GPHIRRIGATION LEGENDSYMBOLMANUF.MODEL NO.DESCRIPTION20REMARKS/DETAILDETAIL A/LI2DRIP IRRIGATIONPOINT OF CONNECTIONMAIN LINE/ LATERALS & SLEEVESCONTROLLERS AND SENSORSVALVE KEYIN ADDITION TO PROVIDING SLEEVES FOR ALL PIPING UNDER ROADWAYS ANDWALKWAYS, THE IRRIGATION CONTRACTOR SHALL PROVIDE AND INSTALL SCH. 40 PVCSLEEVES FOR ALL CONTROLLER WIRES OCCURRING UNDER ALL ROADWAYS ANDWALKWAYS. SLEEVES FOR CONTROLLER WIRES SHALL BE 2" DIA. AND CONTAIN NOMORE THAN 25 WIRES.CONTROLLER STATION NUMBERGALLONS PER MINUTEVALVE SIZESLEEVING / WIRING NOTES:DETAIL H/LI3WSROTORS & SPRAY HEADSNOZZLERADIUSG.P.M.P.S.I.LOCATE CONTROLLER AT LOCATION SHOWN ON PLAN. VERIFY LOCATION IN FIELD WITH OWNER'SREPRESENTATIVE.120 VAC POWER TO CONTROLLER LOCATION IS NOT WITHIN THE IRRIGATION CONTRACTOR'S SCOPE OF WORK,AND SHALL BE PROVIDED BY OTHERS. HOOK-UP OF CONTROLLER TO 120 VAC SHALL BE PERFORMED BY THEIRRIGATION CONTRACTOR. IRRIGATION CONTRACTOR SHALL COORDINATE LOCATION OF WIRE SLEEVEPENETRATIONS THROUGH BUILDING WITH OWNER AND GENERAL CONTRACTOR. STATION RUN ORDER SHALLMATCH PLANS.CONTROLLER NOTECONTROLLER - SEE NOTERAIN/FREEZE SENSOR - MOUNT SENSOR ON EAVE OR PARAPET PER MANUFACTURERWR2-RFCSTUB-OUTS FOR TEMPORARY IRRIGATION SHALL CONSIST OF THE FOLLOWING:1)BALL VALVE IN 6" ROUND VALVE BOX2)TWO CONTROL WIRES AND TWO COMMON WIRES RUN FROM CONTROLLER, TERMINATING IN A 36"LENGTH OF EACH WIRE COILED IN A SEPARATE 6" ROUND VALVE BOX ADJACENT TO BALL VALVE BOXCONTRACTOR SHALL PROVIDE TEMPORARY IRRIGATION FOR TREES AND SEEDED AREAS, WHICH SHALLREMAIN ACTIVE AND IN PLACE THROUGH AT LEAST ONE FULL GROWING SEASON.STUB-OUTS FOR FUTURE IRRIGATIONAUTOMATIC DRAIN VALVES AND AIR RELIEF VALVESINSTALL AUTOMATIC DRAIN VALVES AT THE LOW POINTS OF EACH LATERAL LINE (MIN. 2PER VALVE) AS PER DETAIL L, SHEET LI4. INSTALL AIR RELIEF VALVES ON DRIPSYSTEMS AT THE LOCATIONS SHOWN ON THE PLANS, AS AS PER DETAILS.SRAINBIRDPOP UP SPRAY30DETAIL L/LI31.214' X 30'180615SSTRAINBIRDPOP UP SPRAY1806POP UP SPRAYRAINBIRD1806180618061806180618061806POP UP SPRAYRAINBIRDPOP UP SPRAYRAINBIRDRAINBIRDRAINBIRDRAINBIRDRAINBIRDPOP UP SPRAYPOP UP SPRAYPOP UP SPRAYPOP UP SPRAYNOTE: CONTRACTOR SHALL USE PC SCREENS ON FIXED SPRAY HEADS AS NEEDED TO ACHIEVE APPROPRIATE RADII.POP UP SPRAY300.268'8QPOP UP SPRAYPOP UP SPRAYPOP UP SPRAY POP UP SPRAY1806RAINBIRDRAINBIRDRAINBIRDRAINBIRDRAINBIRDRAINBIRDPOP UP SPRAYRAINBIRDPOP UP SPRAY30DETAIL L/LI3DETAIL L/LI30.528'8H18061806180618061806180610'1.5810'0.7910'0.39HE-VAN-08 (H)8'0.59HE-VAN-08 (Q)8'0.29DETAIL L/LI3DETAIL L/LI3DETAIL L/LI3DETAIL L/LI3DETAIL L/LI33030303030303030303030DETAIL L/LI3DETAIL L/LI3DETAIL L/LI3DETAIL L/LI3DETAIL L/LI3DETAIL L/LI30.4510'0.8910'0.6512'1.3012'0.5912'1.1812'15'0.93DETAIL L/LI33015'0.93DETAIL L/LI33010Q10H10FHE-VAN-10 (Q)HE-VAN-10 (H)12Q12HHE-VAN-12 (Q)HE-VAN-12 (H)15QHE-VAN-15 (Q)NOTE: FOR EACH NEW TREE WITHIN AREAS COVERED BY LANDSCAPE DRIP LINE, ADD THREE PC-07 (OR EQUAL) EMITTERS WITH DIFFUSER CAPS, PER DETAILSSTUB-OUT FOR TEMPORARYIRRIGATION (TYP., SEE NOTE)BACKFLOW PREVENTER WITH LF650A Y-STRAINER. MOUNT IN UTILITY ROOM.POINT-OF-CONNECTION -SEE NOTECONNECT MAINLINE DOWNSTREAM OF 1" WATER METER (BY OTHERS). VERIFY LOCATION IN FIELD.POINT-OF-CONNECTION NOTE SHEET NUMBER(800) 680-66301200 US Highway 22 E Suite 2000-2248Bridgewater, NJ 08807www.EvergreenDesignGroup.comEVERGREEND E S I G N G R O U PI HEREBY CERTIFY THATTHIS PLAN, SPECIFICATION,OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AMA DULY LICENSEDLANDSCAPE ARCHITECTUNDER THE LAWS OF THESTATE OF MINNESOTA.SIGNATURE:__________________________LAWRANCE M. LESSERDATE: 9/1/2020LICENSE NUMBER: 56666DATE CHECKED BY SCALE DESIGNED BY DRAWN BY PROJECT NUMBER AS SHOWN CBAC CHANHASSEN PREPARED FOR CHRISTIAN BROTHERS AUTOMOTIVE CHANHASSEN MNLI-2IRRIGATION DETAILS AND SPECS IRRIGATION SPECIFICATIONS234758121391011FINISHED GRADE-1" BELOW TOP OFBOX IN TURF AREAS, 2" IN SHRUBAREASQUICK-COUPLING VALVE10" ROUND PLASTIC VALVE BOX BYCARSON (OR EQUAL)6" LONG BRASS NIPPLEBRASS NIPPLE (LENGTH ASREQUIRED)BRICK (1 OF 2)PVC SCH 40 STREET ELLPVC SCH 40 TEE OR ELLPVC MAINLINE PIPEPVC SCH 40 ELL2" x 2" REDWOOD STAKE WITHSTAINLESS STEEL GEAR CLAMPSOR EQUIVALENT SUPPORTSYSTEM1TOP OF MULCH63-INCH MINIMUM DEPTH OF3/4-INCH WASHED GRAVEL123457689101291113QUICK COUPLERSCALE: NTSF3467859101113141516MAINLINE DEPTH 12" MIN.1212REMOTE CONTROL VALVESCALE: NTSE1245367981011121314151612356411981012715141316DRIP CONTROL ZONE KITSCALE: NTSDMAINLINE DEPTH 12" MIN.30-INCH LINEAR LENGTHOF WIRE, COILEDWATERPROOF CONNECTION(ANY APPROVED)REMOTE CONTROL VALVEASSEMBLYJUMBO PLASTIC VALVE BOXBY CARSON (OR EQUAL)TOP OF MULCHFINISHED GRADE-1" BELOWTOP OF BOX IN TURF AREAS,2" IN SHRUB AREASPVC UNION (2)PVC SCH 40 MALE ADAPTER (2)PVC LATERAL PIPEBRICK (1 OF 4)3-INCH MINIMUM DEPTH OF3/4-INCH WASHED GRAVELPVC MAINLINE PIPEPVC SCH 80 NIPPLE(LENGTH AS REQUIRED)SCH. 40 PVC ELLSCH. 40 PVC TEE OR ELLSCH. 40 PVC THREADED ELL2112PARAPET OR EAVEAUTOMATIC RAIN SENSOR -INSTALL PER MANUFACTURER'SINSTRUCTIONSRAIN SENSOR, ROOF MOUNTSCALE: NTSBSCALE: NTSAGENERALA.QUALIFICATIONS OF IRRIGATION CONTRACTOR1.ALL WORK SHOWN ON THESE PLANS SHALL BE PERFORMED BY A SINGLE IRRIGATIONCONTRACTING FIRM SPECIALIZING IN IRRIGATION SYSTEMS. SEE THE IRRIGATION PLAN FORSPECIFIC EQUIPMENT AND SYSTEM LAYOUT.2.THE IRRIGATION CONTRACTOR MUST HAVE ON ITS STAFF A LICENSED IRRIGATIONINSTALLER, AS REGULATED BY THE APPROPRIATE LOCAL JURISDICTION. A LICENSEDIRRIGATION INSTALLER SHALL BE PRESENT AT THE PROJECT SITE AT ALL TIMES AS WORK ISIN PROGRESS. THE OWNER MAY DEMAND THAT WORK STOP UNTIL THE CONTRACTORPROVIDES FOR A LICENSED IRRIGATION INSTALLER TO BE PRESENT AT THE PROJECT SITEAND SUPERVISING ALL IRRIGATION WORK.3.A LIST OF SUCCESSFULLY COMPLETED PROJECTS OF THIS TYPE, SIZE AND NATURE MAY BEREQUESTED BY THE OWNER FOR FURTHER QUALIFICATION MEASURES.B.SCOPE OF WORK1.WORK COVERED BY THESE SECTIONS INCLUDES THE FURNISHING AND PAYMENT OF ALLMATERIALS, LABOR, SERVICES, EQUIPMENT, LICENSES, TAXES, FEES, AND ANY OTHER ITEMSTHAT ARE NECESSARY FOR THE EXECUTION, INSTALLATION AND COMPLETION OF ALL WORK,SPECIFIED HEREIN AND/OR SHOWN ON THE IRRIGATION PLANS, NOTES, AND DETAILS.2.ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL APPLICABLE LAWS, CODES ANDREGULATIONS REQUIRED BY AUTHORITIES HAVING JURISDICTION OVER SUCH WORK,INCLUDING ALL INSPECTIONS AND PERMITS REQUIRED BY FEDERAL, STATE AND LOCALAUTHORITIES IN SUPPLY, TRANSPORTATION AND INSTALLATION OF MATERIALS. IN CASE OFCONFLICT BETWEEN THESE PLANS AND LOCAL AND/OR STATE CODES, CODES SHALLPREVAIL.3.THE INTENT OF THE IRRIGATION SYSTEM IS TO PROVIDE 100% COVERAGE OF ALL LANDSCAPEAREAS. THE IRRIGATION PLAN IS GENERALLY DIAGRAMMATIC; COORDINATE IRRIGATIONINSTALLATION WITH UTILITY INSTALLATIONS. ACTUAL LOCATION OF CONTROLLER,BACKFLOW DEVICE, PIPING, VALVES, SPRAY HEADS, DRIP IRRIGATION, AND RELATEDEQUIPMENT MAY NEED TO BE ADJUSTED BASED ON ACTUAL SITE CONDITIONS.4.FOR CLARITY PURPOSES, SOME IRRIGATION LINES AND EQUIPMENT ARE SHOWN INHARDSCAPE AREAS WITHOUT ACCESS SLEEVES; THESE LINES SHALL BE INSTALLED IN ACOMMON TRENCH OR AT THE BACK OF CURB IN LANDSCAPE AREAS. MINOR FIELDADJUSTMENTS SHALL BE MADE AT NO ADDITIONAL COST TO THE OWNER.PRODUCTSA.ALL MATERIALS SHALL BE NEW AND WITHOUT FLAWS OR DEFECTS OF ANY TYPE AND SHALL BETHE BEST OF THEIR CLASS AND KIND. ALL MATERIALS SHALL HAVE A MINIMUM GUARANTEE OFONE YEAR AGAINST MATERIAL DEFECTS OR DEFECTIVE WORKMANSHIP. ALL MATERIALS SHALL BEOF THE BRANDS AND TYPES NOTED ON THE DRAWINGS OR AS SPECIFIED HEREIN, OR APPROVEDEQUAL. THE CONTRACTOR MUST FIRST OBTAIN APPROVAL FROM THE IRRIGATION DESIGNER FORAN 'APPROVED EQUAL' BEFORE INSTALLING SUCH MATERIALS IN THE FIELD, OR THE CONTRACTORMAY BE REQUIRED TO REPLACE SUCH MATERIALS AT HIS OWN COST.B.BACKFLOW PREVENTION DEVICES SHALL BE OF THE SIZE AND TYPE INDICATED ON THE DRAWINGS.INSTALL BACKFLOW PREVENTION UNITS IN ACCORDANCE WITH IRRIGATION CONSTRUCTIONDETAILS AND ALL APPLICABLE STATE AND LOCAL CODES AND ORDINANCES.C.PIPING1.PRESSURE SUPPLY LINES, DOWNSTREAM OF THE POINT-OF-CONNECTION:a.SCHEDULE 40 PVC FOR ALL PIPE 1-1/2" OR LESSb.CLASS 315 PVC FOR ALL PIPE 2" TO 2-1/2"c.CLASS 200 PVC, GASKETED, FOR ALL PIPE 3" AND LARGER2.SLEEVING AND NON-PRESSURE LATERAL LINES (DOWNSTREAM FROM VALVES): CLASS 200PVC3.FITTINGS: SCH. 40 PVC, EXCEPT AS NOTED OTHERWISE.D.VALVES AND DRIP VALVE ASSEMBLIES: TYPE AND SIZE AS NOTED ON PLANS. EACH VALVE SHALLBEAR A PRE-MANUFACTURED, NUMBERED WATERPROOF TAG BEARING A NUMBERCORRESPONDING TO ITS VALVE SEQUENCE OF OPERATION ON THE CONTROLLER. THEOPERATION SEQUENCE SHALL MATCH THAT AS SHOWN ON THE PLANS.E.QUICK COUPLERS, BALL VALVES, AND GATE VALVES: TYPE AND SIZE PER PLANS.F.VALVE BOXES: TYPE AND SIZE AS NOTED ON DETAILS. ALL VALVES BOXES SHALL BE LOCKINGBOLT-DOWN TYPE, FURNISHED WITH LIDS AND BOLTS. BOXES SHALL BE OF A SIZE TO CONTAINTHE ENTIRE VALVE AND/OR VALVE ASSEMBLY. THE VALVE BOX LID SHALL HAVE THE VALVESTATION NUMBER HEAT-BRANDED INTO THE LID WITH 2" HIGH LETTERS.G.FIXED SPRAY HEADS AND ROTORS: PLASTIC BODY POP-UP, WITH A REMOVABLE PLASTIC SPRAYNOZZLE. EXACT TYPE, MODEL, AND NOZZLE SHALL BE AS INDICATED ON PLANS.H.INTEGRAL EMITTER DRIP TUBING: TUBING MODEL AND FLOW RATE AS NOTED ON PLANS, WITHINTEGRAL EMITTERS WELDED TO THE INSIDE WALL OF THE TUBING AS AN INTEGRAL PART OF THETUBING ASSEMBLY.I.AUTOMATIC CONTROLLER: TYPE AND MODEL PER PLANS. PROVIDE VANDAL-PROOF ENCLOSUREFOR ALL EXTERIOR INSTALLATIONS. PROVIDE LINE-VOLTAGE DISCONNECT SWITCH WITH GROUNDFAULT PROTECTION.J.24 VOLT VALVE WIRE SHALL BE A MINIMUM OF #14 GAUGE, U.F. APPROVED FOR DIRECT BURIAL,SINGLE CONDUCTOR IRRIGATION WIRE. EACH CONTROLLER SHALL HAVE A DIFFERENT COLORSTATION AND COMMON WIRE.1.STATION WIRE - ANY COLOR EXCEPT WHITE OR BLUE2.COMMON WIRE - WHITE3.EXTRA COMMON WIRES - BLUEK.WIRE SPLICES SHALL BE ENCASED IN A WATERPROOF COMPOUND OR GEL. ALL FIELD SPLICESSHALL BE LOCATED IN A 6 INCH ROUND VALVE BOX.L.RAIN SENSOR: TYPE AND MODEL PER PLANS.METHODSA.THIS DESIGN IS DIAGRAMMATIC. ALL PIPING, VALVES, AND OTHER EQUIPMENT SHOWN WITHINPAVED AREAS OR OUT OF PROPERTY BOUNDARIES ARE FOR DESIGN CLARIFICATION ONLY, ANDSHALL BE INSTALLED IN PLANTING AREAS WITHIN THE PROPERTY LINES OR LIMITS INDICATED ONPLAN. THE IRRIGATION CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL ABOVE-GRADEIRRIGATION EQUIPMENT WITH THE OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TOINSTALLATION, OR IRRIGATION CONTRACTOR MAY BE REQURED TO MOVE SUCH ITEMS AT HIS OWNCOST. ENSURE FIELD COORDINATION IS MADE EARLY ON IN THE CONSTRUCTION PHASE SOPLACEMENT LOCATION IS CORRECT.B.THE IRRIGATION CONTRACTOR SHALL MEET WITH THE OWNER'S REPRESENTATIVE PRIOR TOCOMMENCEMENT OF WORK, AND SHALL OBTAIN ALL ENGINEERING, LANDSCAPE, AND OTHERAPPLICABLE PLANS & DOCUMENTS. THE CONTRACTOR SHALL THOROUGHLY REVIEW THE PLANSAND REPORT ANY CONFLICTS OR DISCREPANCIES TO THE LANDSCAPE ARCHITECT AND OWNER'SREPRESENTATIVE IMMEDIATELY.C.THE IRRIGATION CONTRACTOR SHALL NOT WILFULLY INSTALL THE IRRIGATION SYSTEM AS SHOWNON THE DRAWINGS WHEN IT IS OBVIOUS IN THE FIELD THAT UNKNOWN OBSTRUCTIONS, GRADESOR DIMENSIONS EXIST THAT MIGHT NOT HAVE BEEN CONSIDERED IN THE ENGINEEERING. SUCHOBSTRUCTIONS OR DIFFERENCES SHALL BE BROUGHT TO THE ATTENTION OF THE IRRIGATIONDESIGNER. IN THE EVENT THAT THIS NOTIFICATION IS NOT PERFORMED, THE IRRIGATIONCONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY REVISIONS AND NECESSARY COSTS.D.SEE UTILITY PLANS FOR IRRIGATION POINTS OF CONNECTION (TAP) AND DOMESTIC WATERSUPPLY.E.THE IRRIGATION CONTRACTOR SHALL PAY ANY AND ALL FEES AND PERMITS ASSOCIATED WITHTHE INSTALLATION OF THE IRRIGATION SYSTEM.F.AT LEAST SEVEN DAYS BEFORE BEGINNING WORK, CONFIRM THE STATIC WATER PRESSURE IS ATLEAST 55 PSI AND LESS THAN 70 PSI. IF STATIC WATER PRESSURE IS OUTSIDE OF THE STATEDRANGE, DO NOT PROCEED WITHOUT FIRST NOTIFYING THE IRRIGATION DESIGNER AND OWNER INWRITING, AND OBTAINING SUBSEQUENT DIRECTION FOR CORRECTIONAL MEASURES. SHOULD THEIRRIGATION CONTRACTOR CHOOSE TO BEGIN THE INSTALLATION WITHOUT SUCH NOTIFICATION,THE IRRIGATION CONTRACTOR WILL ASSUME THE RESPONSIBILITY FOR ALL COSTS INCURRED TOENSURE THE SYSTEM IS WORKING PROPERLY. NO CHANGE ORDERS WILL BE AUTHORIZED INSUCH CIRCUMSTANCES.G.THE IRRIGATION CONTRACTOR SHALL VERIFY THE LOCATION OF ALL UNDERGROUND UTILITY LINES(WATER, SEWER, ELECTRICAL, TELEPHONE, GAS, CABLE, TELEVISION, ETC.) PRIOR TO THE STARTOF ANY WORK. THE CONTRACTOR SHALL BE FAMILIAR WITH ALL GRADE DIFFERENCES, LOCATIONSOF WALLS, STRUCTURES AND UTILITIES.H.COORDINATE WITH THE OWNER THE PROPOSED LOCATIONS OF THE AUTOMATIC CONTROLLERAND ANY REQUIRED SLEEVES THROUGH THE BUILDING FOR CONTROL WIRES.I.TRENCHING NEAR EXISTING TREES:1.CONTRACTOR SHALL NOT DISTURB ROOTS 1-1/2" AND LARGER IN DIAMETER WITHIN THECRITICAL ROOT ZONE (CRZ) OF EXISTING TREES, AND SHALL EXERCISE ALL POSSIBLE CAREAND PRECAUTIONS TO AVOID INJURY TO TREE ROOTS, TRUNKS, AND BRANCHES. THE CRZ ISDEFINED AS A CIRCULAR AREA EXTENDING OUTWARD FROM THE TREE TRUNK, WITH ARADIUS EQUAL TO 1' FOR EVERY 1" OF TRUNK DIAMETER-AT-BREAST-HEIGHT (4.5' ABOVE THEAVERAGE GRADE AT THE TRUNK).2.ALL EXCAVATION WITHIN THE CRZ SHALL BE PERFORMED USING HAND TOOLS. NO MACHINEEXCAVATION OR TRENCHING OF ANY KIND SHALL BE ALLOWED WITHIN THE CRZ.3.ALTER ALIGNMENT OF PIPE TO AVOID TREE ROOTS 1-1/2" AND LARGER IN DIAMETER. WHERETREE ROOTS 1-1/2" AND LARGER IN DIAMETER ARE ENCOUNTERED IN THE FIELD, TUNNELUNDER SUCH ROOTS. WRAP EXPOSED ROOTS WITH SEVERAL LAYERS OF BURLAP AND KEEPMOIST. CLOSE ALL TRENCHES WITHIN THE CANOPY DRIP LINES WITHIN 24 HOURS.4.ALL SEVERED ROOTS SHALL BE HAND PRUNED WITH SHARP TOOLS AND ALLOWED TOAIR-DRY. DO NOT USE ANY SORT OF SEALERS OR WOUND PAINTS.J.BACKFILL1.ALL BACKFILL MATERIAL SHALL BE SUBJECT TO APPROVAL BY THE OWNER. BACKFILLMATERIAL SHALL BE FREE FROM RUBBISH, ROCK LARGER THAN 1", LARGE STONES, BRUSH,SOD, FROZEN MATERIAL OR OTHER UNSUITABLE SUBSTANCES THAT MAY DAMAGE PIPEDURING THE BACKFILLING OPERATIONS. SEPARATE OUT ROCKS LARGER THAN 1 INCH INANY DIRECTION FROM EXCAVATED MATERIAL, AND REMOVE FROM AREAS TO RECEIVELANDSCAPING. COVER FOR BOTH TOP AND SIDES OF PIPE SHALL BE A MINIMUM OF 2 INCHESOF ROCK-FREE SOIL, SAND, OR OTHER APPROVED MATERIAL.2.IN THE EVENT THAT THE MATERIAL FROM THE EXCAVATION OR TRENCHING IS FOUND TO BEUNSUITABLE FOR USE IN BACKFILL, IT SHALL BE REMOVED FROM THE SITE AND PROPERLYAND LEGALLY DISPOSED OF BY THE CONTRACTOR AT THE CONTRACTOR'S EXPENSE. THECONTRACTOR SHALL THEN PURCHASE AND AND FURNISH SUITABLE BACKFILL MATERIALCONSISTING OF EARTH, LOAM, SANDY CLAY, SAND OR OTHER APPROVED MATERIALS FREEOF DEBRIS.K.BACKFLOW PREVENTER INSTALLATION: CONTRACTOR SHALL MAKE CONNECTIONS TO EXISTINGWATER SOURCES AT LOCATION SHOWN ON PLANS AND AS APPROVED BY THE OWNER, AND SHALLMAKE ANY MINOR CHANGES IN LOCATION AS MAY BE NECESSARY DUE TO ACTUAL SITECONDITIONS. BACKFLOW PREVENTER HEIGHT SHALL BE AS PER LOCAL CODES AND IRRIGATIONDETAILS. INSTALL A BRASS BALL VALVE IMMEDIATELY UPSTREAM OF THE BACKFLOW DEVICE TOSERVE AS AN ISOLATION VALVE. TO EVERY EXTENT POSSIBLE, INSTALL BACKFLOW PREVENTERION A LOCATION SCREENED FROM PUBLIC VIEW (SUCH AS BEHIND A SHRUB ROW).L.PIPING:1.PIPE SIZE SHALL CONFORM TO THOSE SHOWN ON THE DRAWINGS. NO SUBSTITUTIONS OFSMALLER PIPE SIZES SHALL BE PERMITTED, BUT SUBSTITUTIONS FOR LARGER SIZES MAY BEAPPROVED.2.MAINLINE PIPE AND WIRES SHALL BE INSTALLED WITH A MINIMUM COVER OF 24 INCHES.LATERAL PIPE SHALL BE INSTALLED WITH A MINIMUM COVER OF 18 INCHES.3.ASSEMBLE ALL THREADED FITTINGS WITH TEFLON TAPE, WHICH SHALL BE APPLIED TO MALETHREADS ONLY.4.ALL SOLVENT-WELD CONNECTIONS SHALL BE MADE WITH APPROVED SOLVENT-WELD PRIMERAND GLUE.5.PIPE SHALL BE INSTALLED WITH A MINIMUM OF 4" HORIZONTAL CLEARANCE FROM ANYOTHER PIPE AND 2" VERTICAL CLEARANCE FROM ANY PIPES THAT CROSS OVER OR UNDER.M.VALVES1.VALVES SHALL BE INSTALLED PER MANUFACTURER'S DIRECTIONS AND THE IRRIGATIONDETAILS.2.VALVE BOXES SHALL BE INSTALLED FLUSH WITH THE GRADE, WITH CLEAN PEA GRAVELLOCATED BELOW THE VALVE AS NOTED ON THE DETAILS. LOCATE BOXES WITHIN 12 TO 24"OF SIDEWALKS OR LANDSCAPE EDGES, WITH TOPS OF BOXES 1" ABOVE FINISH GRADE INTURF, AND 3" ABOVE FINISH GRADE IN SHRUB AREAS (TO AVOID BEING COVERED BY MULCH).3.EACH VALVE BOX COVER SHALL BE HEAT-BRANDED WITH THE CONTROLLER STATIONNUMBER.4.DO NOT INSTALL MORE THAN TWO VALVES IN A JUMBO BOX.N.DRIP IRRIGATION EQUIPMENT SHALL BE INSTALLED PER MANUFACTURER'S DIRECTIONS AND THEIRRIGATION DETAILS.1.SUBSURFACE DRIP LINES SHALL BE BURIED NO MORE THAN 2" BELOW FINISH GRADE.2.DRIP LINES MOUNTED ON GRADE SHALL BE SECURED IN PLACE WITH WIRE STAPLES AT AMAXIMUM OF 48" ON CENTER.O.SPRAY, ROTOR, AND BUBBLER HEADS:1.ALL SPRAY AND ROTOR HEAD LOCATIONS SHALL BE STAKED, FLAGGED AND/OR OTHERWISECLEARLY MARKED ON THE GROUND PRIOR TO INSTALLATION. SPRINKLER HEAD STAKINGSHALL BE INSPECTED AND APPROVED BY THE OWNER'S REPRESENTATIVE BEFOREINSTALLATION.2.ALL SPRAY HEADS SHALL BE CONNECTED WITH A 12 INCH MINIMUM LENGTH OF 12 INCH FLEXPVC. THE FLEX PVC SHALL BE SOLVENT WELDED TO SCHEDULE 40 PVC FITTINGS WITHWELD-ON #795 SOLVENT AND #P-70 PRIMER. ALL ROTORS SHALL BE CONNECTED TOLATERAL LINES WITH PRE-MANUFACTURED SWING JOINTS.3.ALL ROTOR, SPRAY AND BUBBLER HEADS SHALL BE SET PERPENDICULAR AND FLUSH TOFINISH GRADE AND WITH A CLEARANCE OF FOUR INCHES (MINIMUM) FROM THE EDGE OF ANYBUILDINGS, WALLS, BOULDERS, AND HARDSCAPE, UNLESS OTHERWISE SPECIFIED.4.ALL ROTOR, SPRRAY AND BUBBLER HEADS AND VALVES SHALL BE FLUSHED AND ADJUSTEDFOR OPTIMUM COVERAGE WITH MINIMUM OVERSPRAY ON WALKS, STREETS, WALLS, ETC.P.AUTOMATIC CONTROLLER:1.INSTALL THE CONTROLLER AT THE LOCATION INDICATED BY THE OWNER. INSTALLCONTROLLER WITH A BACKUP BATTERY AS RECOMMENDED BY THE MANUFACTURER.2.THE IRRIGATION CONTRACTOR SHALL COORDINATE 120 V.A.C. ELECTRICAL POWER TOCONTROLLER AND DEDICATE ONE (1) 20-AMP BREAKER FOR EACH CONTROLLER. IT SHALL BETHE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO MAKE THE FINAL HOOK-UP FROMTHE ELECTRICAL SOURCE TO THE CONTROLLER UNIT ONLY.3.ALL VALVE CONTROL WIRE SHALL BE AWG 14 TYPE UF, 600 VOLT TEST, DIRECT BURIAL. NOSPLICES SHALL BE ALLOWED EXCEPT AT VALVES AND CONTROLLER. WHERE SPLICES MAYBE NECESSARY DUE TO EXCESSIVELY LONG WIRE RUNS, THE CONTRACTOR SHALL MAKE ALLSPLICES IN 6" ROUND VALVE BOXES WITH 3M'S "DBY-DIRECT BURIAL SPLICE KIT". THECONTRACTOR SHALL LABEL ALL WIRES WITH WATERPROOF TAGS AND MARKERS AT ALLSPLICES AND VALVE MANIFOLDS, AND SHALL LEAVE A 24" COIL OF EXCESS WIRE AT EACHCONNECTION.4.PROVIDE #10 COMMON WIRE, DIRECT BURIAL, TO ALL REMOTE CONTROL VALVES.5.CONNECT ALL DIRECT BURIAL WIRES TO VALVES USING 3M'S "DBY-DIRECT BURIAL SPLICEKIT" (UNLESS OTHERWISE SPECIFIED).6.PROVIDE THREE ADDITIONAL IRRIGATION CONTROL WIRES ALONG EACH BRANCH OFMAINLINE FOR FUTURE EXPANSION. STUB ADDITIONAL CONTROL WIRES INTO BACK OFIRRIGATION CONTROLLERS.7.THE IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLING ALL CONTROL WIRESLEEVES AND PIPE SLEEVES UNDER PAVED AREAS PRIOR TO PAVING - SEE SLEEVING NOTES.Q.INSTALL THE RAIN SENSOR IN THE VICINITY OF THE CONTROLLER, AND COORDINATE LOCATIONWITH THE OWNER. IT IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO ENSURE THERAIN SENSOR IS PLACED IN A LOCATION WHERE IT CAN RECEIVE ADEQUATE RAINFALL WITHOUTOBSTRUCTIONS. IF IT IS PLACED IN AN INADEQUATE LOCATION, THE IRRIGATION CONTRACTORMAY BE REQUIRED TO RELOCATE IT AT NO ADDITIONAL COST TO THE OWNER.R.ALL IRRIGATION EQUIPMENT NOT OTHERWISE DETAILED OR SPECIFIED SHALL BE INSTALLED ASPER MANUFACTURER'S RECOMMENDATIONS AND SPECIFICATIONS.S.QUALITY CONTROL1.PERFORM COVERAGE TESTS AFTER IRRIGATION SYSTEM IS COMPLETED, BUT PRIOR TO ANYPLANTING AND PERFORM TESTING IN THE PRESENCE OF THE IRRIGATION DESIGNER AND THECONSTRUCTION MANAGER.2.TEST SYSTEM TO ASSURE THAT ALL LAWN AND PLANTING AREAS ARE WATEREDCOMPLETELY AND UNIFORMLY.3.MAKE ALL NECESSARY ADJUSTMENTS TO PROVIDE COMPLETE COVERAGE, INCLUDINGREALIGNMENT OF HEADS AND REPLACEMENT OF NOZZLES.T.CLEAN UP1.DURING IRRIGATION EXCAVATION AND INSTALLATION, KEEP ALL PAVEMENT CLEAN AND ALLWORK AREAS IN A NEAT, ORDERLY CONDITION.2.DISPOSED LEGALLY OF ALL EXCAVATED MATERIALS OFF THE PROJECT SITE.U.INSPECTION AND ACCEPTANCE1.UPON COMPLETION OF THE WORK, THE IRRIGATION CONTRACTOR SHALL PROVIDE THE SITECLEAN, FREE OF DEBRIS AND TRASH, AND SUITABLE FOR USE AS INTENDED. THE IRRIGATIONCONTRACTOR SHALL THEN REQUEST AN INSPECTION BY THE OWNER TO DETERMINE FINALACCEPTABILITY.2.WHEN THE INSPECTED WORK DOES NOT COMPLY WITH THE CONTRACT DOCUMENTS, THECONTRACTOR SHALL REPLACE AND/OR REPAIR THE REJECTED WORK TO THE OWNER'SSATISFACTION WITHIN 24 HOURS.3.THE MAINTENANCE PERIOD WILL NOT COMMENCE UNTIL THE WORK HAS BEEN RE-INSPECTEDBY THE OWNER AND FOUND TO BE ACCEPTABLE. AT THAT TIME, A WRITTEN NOTICE OF FINALACCEPTANCE WILL BE ISSUED BY THE OWNER, AND THE MAINTENANCE AND GUARANTEEPERIODS WILL COMMENCE.4.CONTROLLER CHART: THE IRRIGATION CONTRACTOR SHALL PROVIDE A 11" X 17"COLOR-CODED, LAMINATED COPY OF THE IRRIGATION LAYOUT AND PLACE IT IN THECONTROLLER'S COVER. THE CONTROLLER CHART SHALL CLEARLY DELINEATE THE AREASCOVERED BY EACH VALVE, USING A SEPARATE COLOR FOR EACH ZONE.5.TURN THE FOLLOWING ITEMS IN TO THE OWNER UPON COMPLETION OF THE INSTALLATION:a.QUICK COUPLER KEYS (2)b.CONTROLLER MANUAL (1)c.CONTROLLER KEYS (2)d.A MINIMUM OF (2) COPIES OF RECORD DRAWINGS. A RECORD DRAWING IS A RECORDOF ALL CHANGES THAT OCCURRED IN THE FIELD AND THAT ARE DOCUMENTEDTHROUGH CHANGE ORDERS, ADDENDA, OR CONTRACTOR/CONSULTANT DRAWINGMARKUPS.V.REFER TO THE PLANTING SPECIFICATIONS FOR ADDITIONAL CONDITIONS OF FINAL ACCEPTANCEAND START OF THE MAINTENANCE PERIOD.W.WARRANTY1.THE IRRIGATION SYSTEM SUPPLIED AND INSTALLED SHALL BE WARRANTED (LABOR ANDMATERIALS) TO REMAIN OPERATIONAL FOR A PERIOD OF 12 MONTHS AFTER THE DATE OFFINAL ACCEPTANCE. DURING THIS PERIOD, THE CONTRACTOR SHALL ALSO REPAIR ANYSETTLEMENT OF THE IRRIGATION TRENCHES.2.BY THE END OF THE WARRANTY PERIOD, ANY IRRIGATION PART THAT IS EITHERNON-OPERATIONAL OR THAT IS OPERATING BELOW STANDARDS AS DETERMINED BY THEOWNER, SHALL BE REMOVED FROM THE SITE AND SHALL BE REPLACED. REPLACEMENTSSHALL BE OF THE SAME KIND AS SPECIFIED IN THE IRRIGATION LEGEND, AND SHALL BEINSTALLED AS ORIGINALLY SPECIFIED.3.IRRIGATION PARTS DAMAGED OR IMPAIRED DUE TO ACTS OF GOD, VANDALISM, AND/OR THEOWNER'S IMPROPER MAINTENANCE SHALL NOT BE COVERED BY THIS WARRANTY.X.SHOULD THE PERMITTING JURISDICTION REQUIRE AN IRRIGATION AUDIT, THE IRRIGATIONCONTRACTOR SHALL RETAIN THE SERVICES OF A THIRD-PARTY CERTIFIED LANDSCAPE IRRIGATIONAUDITOR, AT NO ADDITIONAL COST TO THE OWNER.1234CONTROLLER - WALL MOUNT, INDOORNOTES:1)MOUNT CONTROLLER AND CABINET PER MANUFACTURER'S DIRECTIONS.2)120 V.A.C. POWER PROVIDED BY OTHERS. LANDSCAPE CONTRACTOR SHALL MAKE FINAL CONNECTION ATCONTROLLER. CONNECT TO ELECTRICAL SUPPLY PER NATIONAL ELECTRIC CODE AND LOCAL CODE.3)LOCATE GROUND ROD 8' MIN. FROM CONTROLLER. VERIFY LOCATION OF GROUND ROD, CONTROLLER AND SOURCEOF ELECTRICITY WITH MANUFACTURER'S REPRESENTATIVE AND OWNER AS PART OF PRE CONSTRUCTION MEETING.SECTION32156478911460" MAX.12"CONTROLLER PER LEGEND1/2" ELECTRICAL CONDUIT BETWEENCONTROLLER AND ELECT. BOXCLAMP TO WALLSENSOR MONITOR PANEL ORRECEIVER (WHERE OCCURS)WALL (WHERE OCCURS)120 VOLT SERVICE IN WATERPROOFJUNCTION BOX WITH DISCONNECTSWITCH, INSTALL INSIDE STAINLESSENCLOSUREC-CLAMPS (TYP.)CONDUIT(S) FOR 24 VOLT CONTROLWIRES. CLAMP TO WALL. USE 1CONDUIT FOR 0-24 STATIONS. USE 2CONDUITS FOR 25-48 STATIONSSENSOR CABLES IN CONDUITS(WHERE OCCURS)GROUNDING PER MANUFACTURERFINISH FLOOR SURFACE57610986"12453679810111213141530-INCH LINEAR LENGTH OF WIRE, COILEDWATERPROOF CONNECTION (ANY APPROVED)REMOTE CONTROL VALVEJUMBO PLASTIC VALVE BOX BY CARSON (OREQUAL)TOP OF MULCHFINISHED GRADE-1" BELOW TOP OF BOX INTURF AREAS, 2" IN SHRUB AREASPVC SCH 80 NIPPLE (CLOSE)PVC SCH 40 ELLPVC SCH 80 NIPPLE (LENGTH AS REQUIRED)BRICK (1 OF 4)PVC MAINLINE PIPESCH.40 PVC ELLPVC SCH 40 TEE OR ELLPVC SCH 40 MALE ADAPTERPVC LATERAL PIPE3-INCH MINIMUM DEPTH OF 34-INCH WASHEDGRAVEL16BACKFLOW PREVENTER, RP, WALL MOUNTSCALE: NTSC12" MIN(REFER TOLOCAL CODES)FROM POINT OF CONNECTION - SEE PLUMBING PLANS AND ADAPT AS NECESSARY. ALL WORKSHALL CONFORM TO ALL APPLICABLE CODESBRASS UNION (TYPICAL)BRASS NIPPLES (TYPICAL)METAL STRAP - QUANTITY AS NEEDED, SECURE TO WALL PER ARCHITECT (TYPICAL)BRASS WYE STRAINER WITH 60 MESH SCREENBACKFLOW PREVENTER UNITTO IRRIGATION SYSTEMAIR GAP DRAIN, MODEL AGD-Y ATTACH TO BACKFLOW DEVICE PER MANUFACTURERDRAIN PIPE, SCH. 40 PVC, 1" - CONNECT TO DRAINAGE SYSTEMINTERIOR FLOORINTERIOR WALL1568312423456211497107891011 SHEET NUMBER(800) 680-66301200 US Highway 22 E Suite 2000-2248Bridgewater, NJ 08807www.EvergreenDesignGroup.comEVERGREEND E S I G N G R O U PI HEREBY CERTIFY THATTHIS PLAN, SPECIFICATION,OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AMA DULY LICENSEDLANDSCAPE ARCHITECTUNDER THE LAWS OF THESTATE OF MINNESOTA.SIGNATURE:__________________________LAWRANCE M. LESSERDATE: 9/1/2020LICENSE NUMBER: 56666DATE CHECKED BY SCALE DESIGNED BY DRAWN BY PROJECT NUMBER AS SHOWN CBAC CHANHASSEN PREPARED FOR CHRISTIAN BROTHERS AUTOMOTIVE CHANHASSEN MNLI-3IRRIGATION DETAILS5761432FINISH GRADEPOP-UP SPRAY HEADSCH. 80 PVC NIPPLE(LENGTH AS REQUIRED)SCH. 40 PVC ELLSCH. 40 PVC STREET ELLSCH. 40 PVC TEE OR ELLPVC LATERAL PIPE1453576212" MIN.POP-UP SPRAY HEADSCALE: NTSL3' COILED LENGTH OF LINESIZE FLEX HOSE. SOLVENTWELD TO VALVE10" ROUND PLASTIC VALVE BOXWITH LOCKABLE LID, "CARSON" ORAPPROVED EQUALFINISH GRADE - TOP OF VALVE BOX TOBE 2" ABOVE FINISH GRADE INPLANTER AREASDRIP EXHAUST HEADERBALL VALVE, LINE SIZERED BRICK TYPICAL, 3 REQUIRED6" DEEP LAYER OF PEA GRAVEL12345671245673FLUSH VALVESCALE: NTSKTOP OF MULCHFINISH GRADEDRIP LINE PER PLANINSERT TEE OR ELBOWSCH. 80 PVC NIPPLE (LINESIZE)SCH. 40 PVC TEE (SST)SCH. 40 PVC SUPPLYHEADER (SIZE PER PLAN)12357612345674SUBSURFACE DRIPLINE CONNECTIONSCALE: NOT TO SCALEJLATERAL LINE DEPTH 2" MAX.SUBSURFACE DRIP LINE LAYOUTSCALE: NOT TO SCALEI81056297431PAVEMENT SURFACETRENCH BACKFILLSCH. 40 PVC MAINLINE SLEEVE - SEE PLANS FOR SIZESCH. 40 PVC LATERAL SLEEVE - SEE PLANS FOR SIZELOCATOR WIRE W/BURIED CAUTION TAPEPVC IRRIGATION MAINLINESLEEVINGTRENCHING23511101346987FINISH GRADEPVC IRRIGATION LATERALSAND BACKFILLSCH. 40 PVC WIRE SLEEVE FOR CONTROL WIRES, MIN. 2" DIA.11CONTROL WIRES - TAPE TO MAINLINE AT 10' INTERVALS18" MIN. 24" MIN. 12" MIN. 18" MIN.PIPE AND SLEEVE INSTALLATIONSCALE: NTSH118" MIN.24" MIN.224" MAX 18" MIN. 24" MAX 98712PVC CAP, SOLVENT WELDED65243PVC MALE ADAPTERBRASS BALL VALVE(SIZED PER MAINLINE)EXTENSION SECTION ASNECESSARY TO MEET GRADE9" ROUND VALVE BOXWITH LOCKABLE LID13276541IRRIGATION MAINLINE7FINISH GRADE AT 1" BELOWTOP OF BOX IN TURF AREAS:2" BELOW TOP OF BOX INSHRUB/GROUNDCOVERAREAS3-INCH MINIMUM DEPTH OF34-INCH WASHED GRAVELMAINLINE DEPTH BRASS BALL VALVESCALE: NTSGBUBBLERSCALE: NTSM987654321798654321BUBBLER PER LEGEND - 3 PER TREEMULCHFINISH GRADE/TOP OF MULCHUV RADIATION RESISTANT 1/2-INCH PVCSCH 80 NIPPLE (LENGTH AS REQUIRED)1/2-INCH FEMALE NPT x 0.490-INCH BARBELBOWSWING PIPE, 12-INCH LENGTHPVC LATERAL PIPE1/2-INCH MALE NPT x .490-INCH BARBELBOWSCH 40 TEE OR ELLBUBBLER LAYOUTPLAN VIEW10EDGE OF ROOTBALL11011PVC LATERAL LINE - 3/4"11PVC LATERAL LINETO VALVE3"-6"4" MIN.CITY MAINLINEISOLATION VALVE (PER PLAN)5WATER METERSERVICE LINETAP2341BACKFLOW DEVICE (WHERE SHOWN)86BLOW OFF VALVE (BOV)7MANUAL DRAIN VALVE (BALL VALVE)WINTERIZATION PROCEDURE:1.TURN OFF EITHER THE METER AND ISOLATIONVALVE (DEDICATED IRRIGATION METER) ORISOLATION VALVE (DOMESTIC TAP).2.OPEN ONE CONTROL VALVE TO RELIEVEPRESSURE3.SLOWLY OPEN MANUAL DRAIN VALVE.4.REPEAT PROCEDURE FOR ALL MANUAL DRAINVALVES ALONG IRRIGATION MAINLINE.5.CLOSE MANUAL DRAIN VALVES AND BLOW OUTREMAINING WATER FROM THE BLOWOUT VALVE.SLOWLY INCREASE AIR PRESSURE, NOT TOEXCEED 80 PSI. DO NOT BLOWOUT SYSTEMFROM BACKFLOW. BLOWOUT SYSTEM TWICEBUT NOT TO EXCEED AT MORE THAN 2 MIN.INTERVALS.WATER TAP DIAGRAMSCALE: NTSNMMDEDICATED IRRIGATION TAPIRRIGATION CONNECTION FROM DOMESTIC WATER12345678TOIRRIGATIONSYSTEMTODOMESTICSYSTEMTO IRRIGATIONSYSTEM12348765BOVBOV212" SUMPDEPTH12" DIA.GRAVEL FILLSUMP PIT12NOTE:AUTOMATIC VALVES ARE TO BE LOCATEDAT LOW POINTS OF LATERAL LINES.LOCATE END DRAIN VALVE 12"UPSTREAM FROM LAST HEAD.PIPE TRENCH1FINISH GRADE45d TO 30d GAP BELOWHORIZONTALAUTOMATIC DRAIN VALVESCALE: NOT TO SCALEO33LATERAL LINE PIPE4AUTOMATIC DRAIN VALVE412TYP.FLUSH VALVESCH. 40 PVC EXHAUST HEADERSCH. 40 PVC TEE OR ELLCOMPRESSION ADAPTERDRIP LINEAIR RELIEF VALVE AT HIGH POINT OFSYSTEM (WHEN INDICATED ON PLANS)SCH. 40 PVC SUPPLY HEADERCONTROL VALVETREE ROOT BALL (WHERE OCCURS INDRIP AREA)RAINBIRD PC-07 EMITTERS (3) OREQUAL, WITH DIFFUSER CAPS,INSERTED IN DRIP LINE ANDGENERALLY SPACED EVENLY AROUNDTREE NEAR EDGES OF ROOT BALL(WHERE OCCURS)NOTE: SET DRIP LINES 3"-6" AWAYFROM HARDSCAPE1234567832451568745210991053 Carver County Public Works 11360 Highway 212, Suite 1 Cologne, MN 55322 Office (952) 466-5200 | Fax (952) 466-5223 | www.co.carver.mn.us CARVER COUNTY September 25, 2020 City of Chanhassen c/o Sharmeen Al-Jaff Senior Planner 952-227-1134 saljaff@ci.chanhassen.mn.us Re: Development / Access Review Comments: Amendment to the Chanhassen Gateway Planned Unit Development (PUD) and Conditional Use Permit for Christian Brothers Automotive at 8941 Crossroads Blvd – Located near the intersections of CSAH 101 (Great Plains Blvd.)/Crossroads Blvd. and CSAH 18 (Lyman Blvd.)/Crossroads Blvd. Thank you for the opportunity to review the subject development in the City of Chanhassen. Please reference the Public Works Development Review Process document on the County’s website for detailed instructions. The County assumes compliance with State Statute 505.03 Subdivision 2 regarding road authority review. Consistent with the County Comprehensive Plan and County Codes, the following are comments and recommended conditions of approval and potential requirements for any necessary permits to be issued for the project: 1. Impacts to County Right of Way and Access to County Highways a. The subject site is not adjacent to County right of way and no direct access to County Highways is proposed. Additional County review and approval will be required if this condition changes. 2. Traffic Impacts a. It is recommended to provide a brief traffic memo identifying changes to PUD trip generation levels, traffic patterns, or impacts to the County highway intersections of CSAH 101 (Great Plains Blvd.)/Crossroads Blvd. and CSAH 18 (Lyman Blvd.)/Crossroads Blvd. compared to the original PUD plan and traffic study. The memo should note the expected level of service at these intersections and any findings that impact future traffic operation needs. 3. Required Permits a. Prior to any work affecting or on County highways or in County right of way (none currently proposed), the applicant shall coordinate plans with the County Engineer and obtain a Utility or Excavating/Filling/Grading Permit(s) from Carver County Public Works: (http://www.co.carver.mn.us/how-do-i/apply-for/a-permit). Final details of locations, grades, and profiles affecting County roads as well as any utility connections will need to be reviewed and approved prior to any permits. b. Any damages, modifications, or changes incurred on County highways from current or approved conditions will need to remedied or updated at development expense, including costs incurred by the County. These are the County’s comments at this time. If you have any questions or need further assistance, please contact staff noted below: Joan Guthmiller Administrative Technician Carver County Public Works 952.466.5201 jguthmiller@co.carver.mn.us Angie Stenson AICP Sr. Transportation Planner Carver County Public Works 952.466.5273 astenson@co.carver.mn.us Dan McCormick, P.E. PTOE Traffic Services Supervisor Carver County Public Works 952.466.5208 dmccormick@co.carver.mn.us CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) ( ss. COT'NTY OF CARVER ) I, Kim T. Meuwissen, being first duly swom, on oath deposes that she is and was on September 24,2020, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy of the attached notice ofa Public Hearing to consider a request for bluff, shoreland, accessory structure size, and other variances to construct a new home and detached accessory structures on the property located at 6915 llighover Lane. Zoned Single'Family Residential (RSF), Planning Case No. 2020-20 to the persons named on attached Exhibit "A", by enclosing a copy ofsaid notice in an envelope addressed to such owner, and depositing the envelopes addressed to all such owners in the United States mail with postage fully prepaid thereon; that the names and addresses of such owners were those appearing as such by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate records. Subscribed and to before me .tL/, - ,2\ ^ - -f...t,ut I \ Yk t rrt:x A,Jt;- rciilT. ffi*G*, ofitvctert (Seal) JEAil M S:IEC|0f{G i{dryPlalelrlYffir,dbFlrn,r@1 i' ,'...Y thi&1f).day of b*2020. Notary Public Subject Area 6 r Dbchlmer Thb map is neither a legally re@ded map nor a suNey and rs not intended to be used a3 one. Thb mep is a cornpila[,on of recoads, infomation end dat]a located in Yadous city. counly. state and federalolfces and other sources rcgading the area shown, anat is to be us€d for reErence purpos€s only. The City does not wanani that the Geographic lnbrmatjon SFtem (GlS) Oata used to prepare this map arc eror free, and lhe Crty does nol represent that the Gls Data can be used tor navigational. tracldng or any other purpos€ requi.ing eracting measurement of distance or diredion or precjsion in the defrclion of eeogBphic featues. The preceding disdaimer as provided pu6uant to Minnesda Statnes 5456 03, Subd. 21 (2000). and the user of this map actnowledg€s 0tat the C,ty shall nol be liable for any damages, and expre3sly waives all daims. and agGes to debnd. indemnify, and hold harmless the cfty lrom any and all c.iaims brought by User, its employees or agents. or third Farties which arise out of the usels access or use of data provtded. (Next RecordE(TAX-NAMET ITAX_ADD_L1r ITAX-ADD-L2r Subject Area Dircblnot mis map as ne(her a l€gally Ecorded map nor a sutuey and i3 rlot intended to be us€d as one. This map is a compilabdn of lecords. antomatioa and data located in various qty, counv. state and federal offces and other soorces r€gading lhe area shown, and is to be u+d ior rehrence purposes only. The City doe3 nol wananl that the Geographic lnforBation Systern (GlS) Data us€d lo Fepare this map are enor fee. and the Clty does not Epresent that the Gls oata can be used lof naviFtronal. reckang o. any other purpoee reqt,iring exacling measuEment ot distance or diection or preosioo in the ilepiclion of geographic batu.es. The preceding disclaimer as p,ovided pu6uanl to Minn6ota StaMes 5466.03, Subd. 21 (2000) and the user ot this map acknowledgp-s tlrat t|e City shall not be liable for any damages. atrd expressly waa\res tll daims and agrees to detend, indemniry. ancl hold hamless the city fro.n any and all daams btought bt User, its employees ot aoents, or third parlies which ad6e out of the usel's access or use of data provided. % q ! l I E. <TAX_NAMET (TAX_ADD_LI ) <TAX ADD L2u ! t il io Loooo= EE:*:3-ooo-c l, eE $" H 6:p x o 0)v; H5E *ae86q), r, P E 3P E EiET@oxtrEgE-dbflat fr 6;-E' EEri,J ([ f :,:oo; B E; ii,€ O.J) j {J o .c.,9- c. o) c o) (oo EoF {i oc ! o oP eo e or -toaJO ID::H ECorc =oro! 5o(o< O)6!, E a,Eg gc E EEee EreE aE5g EEE! 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E= . - -* i s i :=EEiE=EEE**Efu EaErfu fu EEEEEEl;;giEigEEilEE*cEE rpOE<E 5< 4 z oIo oz c =o62,= zz ?? zz II6r= o,a:o zz 22 PLANNING COMMISSION STAFF REPORT Tuesday, October 6, 2020 Subject Consider a Request for Lot Cover and Setback Variances to Construct an Addition to an Existing Garage and Home on Property Located at 7016 Dakota Circle Section PUBLIC HEARINGS Item No: C.3. Prepared By MacKenzie Young­Walters, Associate Planner File No: Planning Case No. 2020­19 PROPOSED MOTION: The Chanhassen Board of Appeals and Adjustments denies the requested 14.1­foot front yard setback variance and denies the requested 3 percent lot cover variance, and adopts the attached Findings of Facts and Decision. SUMMARY OF REQUEST The applicant is requesting a 14.1­foot front yard setback variance and 3 percent lot cover variance to allow them to convert their existing two­car garage into a three­car garage and convert a portion of the existing garage area into additional main level living space. The applicant has stated that the intent of their variance request is to provide an enclosed area for their three vehicles as well as create additional storage space for lake­related items. They have noted that the proposed addition would allow them to create additional home office space and allow for them to age in place due to the creation of an upstairs laundry room and new master suite. The applicant has stated that they are aware of the importance of limiting the amount of impervious surface near lakes, which is why most of their proposed addition is overtop existing impervious surface, and they are proposing to remove an existing paver patio located by the lake to partially offset the increased lot cover. Additionally, they have indicated that they are willing to use pervious pavers and other mitigation strategies to further reduce the impact of their proposal. The applicant has noted that the home next to theirs does not meet the required front yard setback and has provided a signature sheet showing that three of their neighbors support their variance request. They have also stated that Dakota Circle is only 20 feet wide within a 50­foot right­of­way. That means that even with the requested front yard setback variance, they will still have approximately 30 feet of driveway to provide off­street parking. Staff recognizes that the applicant has worked to minimize the amount of new impervious surface created by the proposed garage addition and that it is likely impractical to add a third garage stall without a variance. Staff does believe additional living area could alternatively be created by adding on to the rear of the property without a variance, given the existing distance between the home and the lake and ability to remove patio area to offset any new lot cover. Since the property has an existing two­car garage, typically considered to constitute reasonable use of a property zoned single­family residential district, and has the potential to expand the living area without a variance, staff recommends that the requested variance be denied. If the Planning Commission decides to approve the variance, staff PLANNING COMMISSION STAFFREPORTTuesday, October 6, 2020SubjectConsider a Request for Lot Cover and Setback Variances to Construct an Addition to anExisting Garage and Home on Property Located at 7016 Dakota CircleSectionPUBLIC HEARINGS Item No: C.3.Prepared By MacKenzie Young­Walters, AssociatePlanner File No: Planning Case No. 2020­19PROPOSED MOTION:The Chanhassen Board of Appeals and Adjustments denies the requested 14.1­foot front yard setback varianceand denies the requested 3 percent lot cover variance, and adopts the attached Findings of Facts and Decision.SUMMARY OF REQUESTThe applicant is requesting a 14.1­foot front yard setback variance and 3 percent lot cover variance to allow them toconvert their existing two­car garage into a three­car garage and convert a portion of the existing garage area intoadditional main level living space. The applicant has stated that the intent of their variance request is to provide anenclosed area for their three vehicles as well as create additional storage space for lake­related items. They have notedthat the proposed addition would allow them to create additional home office space and allow for them to age in placedue to the creation of an upstairs laundry room and new master suite.The applicant has stated that they are aware of the importance of limiting the amount of impervious surface near lakes,which is why most of their proposed addition is overtop existing impervious surface, and they are proposing to removean existing paver patio located by the lake to partially offset the increased lot cover. Additionally, they have indicatedthat they are willing to use pervious pavers and other mitigation strategies to further reduce the impact of their proposal.The applicant has noted that the home next to theirs does not meet the required front yard setback and has provided asignature sheet showing that three of their neighbors support their variance request. They have also stated that DakotaCircle is only 20 feet wide within a 50­foot right­of­way. That means that even with the requested front yard setbackvariance, they will still have approximately 30 feet of driveway to provide off­street parking.Staff recognizes that the applicant has worked to minimize the amount of new impervious surface created by theproposed garage addition and that it is likely impractical to add a third garage stall without a variance. Staff doesbelieve additional living area could alternatively be created by adding on to the rear of the property without a variance,given the existing distance between the home and the lake and ability to remove patio area to offset any new lot cover.Since the property has an existing two­car garage, typically considered to constitute reasonable use of a property zoned single­family residential district, and has the potential to expand the living area without a variance, staff recommends that the requested variance be denied. If the Planning Commission decides to approve the variance, staff recommends that the applicant be required to utilize a stormwater BMP in order to help mitigate the increased lot cover. APPLICANT David Crosser, 7016 Dakota Circle, Chanhassen, MN 55317 SITE INFORMATION PRESENT ZONING:  RSF ­ Single­Family Residential District LAND USE:Residential Low Density ACREAGE:  .32 acres  DENSITY:  NA  APPLICATION REGULATIONS Chapter 20, Article II, Division 3. Variances  Chapter 20, Article II, Division 4. Nonconforming Uses Chapter 20, Article VII. Shoreland Management District. Chapter 20, Article XII, “RSF” Single­Family Residential District Section 20­615, Lot Requirements and Setbacks. BACKGROUND County records indicate that the house was built in 1961. Several permits for interior work and maintenance are on file with the city, including a 2015 interior remodel; however, no permits increasing or altering the footprint of the home are on file. RECOMMENDATION Staff recommends the Planning Commission, acting as the Board of Appeals and Adjustments, deny the requested 14.1­foot front yard setback and 3 percent lot cover variance, and adopt the attached Findings of Facts and Decision. Should the Planning Commission approve the variance as requested, it is recommended that the Planning Commission adopt the following motion: “The Chanhassen Board of Appeals and Adjustments approves the 14.1­foot front yard setback and 3 percent lot cover variances to permit a garage addition, subject to the Conditions of Approval, and adopts the attached Findings of Facts and Decision. 1. Building plans must provide sufficient information to verify that the proposed building meets all requirements of the Minnesota State Building Code; additional comments/requirements may be required after plan review. 2. A building permit must be obtained before beginning any construction. 3. Retaining walls (if present) more than four feet high, measured from bottom of footing to top of wall, must be designed by a professional engineer and a building permit must be obtained prior to construction. 4. The applicant must design and install a stormwater BMP. The type and design of this BMP must be approved by the Water Resources Coordinator through a zoning permit.  5. Eaves may encroach an additional 1.5 feet beyond the granted variance, as shown in the plans dated September 1, 2020." PLANNING COMMISSION STAFFREPORTTuesday, October 6, 2020SubjectConsider a Request for Lot Cover and Setback Variances to Construct an Addition to anExisting Garage and Home on Property Located at 7016 Dakota CircleSectionPUBLIC HEARINGS Item No: C.3.Prepared By MacKenzie Young­Walters, AssociatePlanner File No: Planning Case No. 2020­19PROPOSED MOTION:The Chanhassen Board of Appeals and Adjustments denies the requested 14.1­foot front yard setback varianceand denies the requested 3 percent lot cover variance, and adopts the attached Findings of Facts and Decision.SUMMARY OF REQUESTThe applicant is requesting a 14.1­foot front yard setback variance and 3 percent lot cover variance to allow them toconvert their existing two­car garage into a three­car garage and convert a portion of the existing garage area intoadditional main level living space. The applicant has stated that the intent of their variance request is to provide anenclosed area for their three vehicles as well as create additional storage space for lake­related items. They have notedthat the proposed addition would allow them to create additional home office space and allow for them to age in placedue to the creation of an upstairs laundry room and new master suite.The applicant has stated that they are aware of the importance of limiting the amount of impervious surface near lakes,which is why most of their proposed addition is overtop existing impervious surface, and they are proposing to removean existing paver patio located by the lake to partially offset the increased lot cover. Additionally, they have indicatedthat they are willing to use pervious pavers and other mitigation strategies to further reduce the impact of their proposal.The applicant has noted that the home next to theirs does not meet the required front yard setback and has provided asignature sheet showing that three of their neighbors support their variance request. They have also stated that DakotaCircle is only 20 feet wide within a 50­foot right­of­way. That means that even with the requested front yard setbackvariance, they will still have approximately 30 feet of driveway to provide off­street parking.Staff recognizes that the applicant has worked to minimize the amount of new impervious surface created by theproposed garage addition and that it is likely impractical to add a third garage stall without a variance. Staff doesbelieve additional living area could alternatively be created by adding on to the rear of the property without a variance,given the existing distance between the home and the lake and ability to remove patio area to offset any new lot cover.Since the property has an existing two­car garage, typically considered to constitute reasonable use of a propertyzoned single­family residential district, and has the potential to expand the living area without a variance, staffrecommends that the requested variance be denied. If the Planning Commission decides to approve the variance, staffrecommends that the applicant be required to utilize a stormwater BMP in order to help mitigate the increased lotcover.APPLICANTDavid Crosser, 7016 Dakota Circle, Chanhassen, MN 55317SITE INFORMATIONPRESENT ZONING:  RSF ­ Single­Family Residential DistrictLAND USE:Residential Low DensityACREAGE:  .32 acres DENSITY:  NA APPLICATION REGULATIONSChapter 20, Article II, Division 3. Variances Chapter 20, Article II, Division 4. Nonconforming UsesChapter 20, Article VII. Shoreland Management District.Chapter 20, Article XII, “RSF” Single­Family Residential DistrictSection 20­615, Lot Requirements and Setbacks.BACKGROUNDCounty records indicate that the house was built in 1961.Several permits for interior work and maintenance are on file with the city, including a 2015 interior remodel; however,no permits increasing or altering the footprint of the home are on file.RECOMMENDATIONStaff recommends the Planning Commission, acting as the Board of Appeals and Adjustments, deny the requested14.1­foot front yard setback and 3 percent lot cover variance, and adopt the attached Findings of Facts and Decision.Should the Planning Commission approve the variance as requested, it is recommended that the Planning Commissionadopt the following motion:“The Chanhassen Board of Appeals and Adjustments approves the 14.1­foot front yard setback and 3 percent lotcover variances to permit a garage addition, subject to the Conditions of Approval, and adopts the attached Findings ofFacts and Decision.1. Building plans must provide sufficient information to verify that the proposed building meets all requirements ofthe Minnesota State Building Code; additional comments/requirements may be required after plan review.2. A building permit must be obtained before beginning any construction.3. Retaining walls (if present) more than four feet high, measured from bottom of footing to top of wall, must bedesigned by a professional engineer and a building permit must be obtained prior to construction.4. The applicant must design and install a stormwater BMP. The type and design of this BMP must be approved bythe Water Resources Coordinator through a zoning permit. 5. Eaves may encroach an additional 1.5 feet beyond the granted variance, as shown in the plans dated September1, 2020." ATTACHMENTS: Staff Report Findings of Fact and Decision Denial Findings of Fact and Decision Approval Variance Document Development Review Application Variance Description Variance Justification Statement from Neighbors Certificate of Survey Home Plans Lot Cover Calculations Affidavit of Mailing Engineering Memo Water Resources Coordinator's Memo CITY OF CHANHASSEN PC DATE: October 6, 2020 CC DATE: October 26, 2020 REVIEW DEADLINE: November 3, 2020 CASE #: PC 2020-19 BY: MYW SUMMARY OF REQUEST: The applicant is requesting a 14.1-foot front yard setback variance and 3 percent lot cover variance for an addition to create a three-car garage and additional main level living space. LOCATION: 7016 Dakota Circle APPLICANT: David Crosser 7016 Dakota Circle Chanhassen, MN 55317 PRESENT ZONING: “RSF” – Single-Family Residential District 2040 LAND USE PLAN: Residential Low Density ACREAGE: .32 acres DENSITY: NA LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city’s discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The city has a relatively high level of discretion with a variance because the applicant is seeking a deviation from established standards. This is a quasi-judicial decision. Notice of this public hearing has been mailed to all property owners within 500 feet. PROPOSAL/SUMMARY The applicant is requesting a 14.1-foot front yard setback variance and 3 percent lot cover variance to allow them to convert their existing two-car garage into a three-car garage and convert a portion of the existing garage area into additional main level living space. The applicant has stated that the intent of their variance request is to provide an enclosed area for their three vehicles as well as create additional storage space for lake-related items. They have noted that the proposed addition would allow them to create additional home office space and PROPOSED MOTION: “The Chanhassen Board of Appeals and Adjustments denies the requested 14.1-foot front yard setback variance and denies the requested 3 percent lot cover variance, and adopts the attached Findings of Facts and Decision.” (Note: A motion for approval, conditions of approval, and appropriate Findings of Fact are also included at the end of the report.) 7016 Dakota Circle October 6, 2020 Page 2 allow for them to age in place due to the creation of an upstairs laundry room and new master suite. The applicant has stated that they are aware of the importance of limiting the amount of impervious surface near lakes, which is why most of their proposed addition is overtop existing impervious surface, and they are proposing to remove an existing paver patio located by the lake to partially offset the increased lot cover. Additionally, they have indicated that they are willing to use pervious pavers and other mitigation strategies to further reduce the impact of their proposal. The applicant has noted that the home next to theirs does not meet the required front yard setback and has provided a signature sheet showing that three of their neighbors support their variance request. They have also stated that Dakota Circle is only 20 feet wide within a 50-foot right of way. That means that even with the requested front yard setback variance, they will still have approximately 30 feet of driveway to provide off-street parking. Staff recognizes that the applicant has worked to minimize the amount of new impervious surface created by the proposed garage addition and that it is likely impractical to add a third garage stall without a variance. Staff does believe additional living area could alternatively be created by adding on to the rear of the property without a variance, given the existing distance between the home and the lake and ability to remove patio area to offset any new lot cover. Since the property has an existing two-car garage, typically considered to constitute reasonable use of a property zoned single-family residential district, and has the potential to expand the living area without a variance, staff recommends that the requested variance be denied. If the Planning Commission decides to approve the variance, staff recommends that the applicant be required to utilize a stormwater BMP in order to help mitigate the increased lot cover. APPLICABLE REGULATIONS Chapter 20, Article II, Division 3. Variances Chapter 20, Article II, Division 4. Nonconforming Uses Chapter 20, Article VII. Shoreland Management District. Chapter 20, Article XII, “RSF” Single-Family Residential District Section 20-615, Lot Requirements and Setbacks. BACKGROUND County records indicate that the house was built in 1961. Several permits for interior work and maintenance are on file with the city, including a 2015 interior remodel; however, no permits increasing or altering the footprint of the home are on file. SITE CONSTRAINTS Zoning Overview 7016 Dakota Circle October 6, 2020 Page 3 The property is zoned Single-Family Residential District and is located within the Shoreland Management District. This zoning classification requires riparian lots to be a minimum of 20,000 square feet, have front and rear yard setbacks of 30 feet, side yard setbacks of 10 feet, a shoreland setback of 75 feet, and limits parcels to a maximum of 25 percent lot cover. Residential structures are limited to 35 feet in height, and properties are allowed one water- oriented accessory structure up to 250 square feet in size within the 75-foot shoreland setback. The lot is 14,451 square feet with 3,879 square feet (26.8 percent) lot cover. The existing house has a nonconforming 27.8-foot front setback and nonconforming 5.7-foot north side yard setback. The rear paver patio has a nonconforming 71-foot shoreland setback. The property and its structures appear to conform to all other requirements of the City Code. Note: From aerial photos, it appears that the property’s patios were installed between 2005 and 2008. Since the city did not require zoning permits for patios until 2007, staff cannot be certain if the patios were legally installed before the permit requirement or installed in violation of city ordinance after the permit requirement went into force. For the purposes of variance requests, staff’s general practice is to give the property owners the benefit of the doubt and treat these features as legal nonconformities. Bluff Creek Corridor This property is not encumbered by the Bluff Creek Overlay District. Bluff Protection There are no bluffs on the property. Floodplain Overlay The southernmost portion of the property appears to be within a floodplain; however, no structures or activities prohibited by the floodplain ordinance are present or proposed within in this area. Shoreland Management The property is located within a Shoreland Protection District. This district requires a 75-foot structure setback from the lake’s ordinary high water level and limits the property to a maximum impervious surface coverage of 25 percent. Wetland Protection There is not a wetland located in the development site. 7016 Dakota Circle October 6, 2020 Page 4 NEIGHBORHOOD Colonail Grove at Lotus Lake The plat for this area was recorded in December of 1956, and it predates the establishment of the City of Chanhassen. Many of the lots appear to meet the city’s current lot area and dimension standards; however, there appears to be a cluster of nonconforming lots in the 2nd addition and several other nonconforming lots are spread throughout the area. A survey of aerial photos shows several properties that appear to have nonconforming setbacks, driveway configurations, and lot cover amounts. Variances within 500 feet: 2000-04 7010 Dakota Cir: 5’ side yard setback variance (detached garage) – Denied* *The stated reasons for denial were that alternative locations on the lot existed which could facilitate the construction of a detached garage without a variance. The staff report also noted that the existence of a home and two-car garage on a property zoned single-family residential district was considered to constitute reasonable use. Note: In their variance justification, the applicant states the property at 7018 Dakota Circle has received multiple variances. Staff was unable to find any variance cases associated with 7018 Dakota Circle. The city did vacate an easement on the property in 2014, around the time that a building permit was issued for an addition on the property, and staff believes this may have been confused with a variance. ANALYSIS Lot Cover The applicant is requesting a 3 percent lot cover variance to allow for a garage addition. This addition will facilitate the creation of a third garage stall and approximately 350 square feet of living space in what is currently the rear portion of the garage. The property is located within the shoreland overlay district and is limited to a maximum of 25 percent lot cover. Currently, the property has a nonconforming 26.8 percent lot cover and the applicant’s proposal would add approximately 163 square feet of new lot cover, resulting in 28 percent lot cover. The applicant has stated that they are aware of the importance of limiting the amount of impervious surface 7016 Dakota Circle October 6, 2020 Page 5 area near lakes and they are proposing to remove an approximately 152 square foot patio to partially offset the proposed addition and driveway expansion. They have also indicated a willingness to install a pervious paver driveway or raingarden to further mitigate the impact of the proposed addition. In evaluating variance requests for additional lot cover on riparian properties, staff reviews if the applicant has reasonable use of the property, if alternatives exist to improve the property while maintaining or decreasing lot cover, and if circumstances unique to the property exist which require a lot cover variance. In this case, the property has a two-car garage, which meets the requirement for a single- family home. A visual survey of the area shows a mix of two- and three-car garages are present throughout the neighborhood, with two-car garages being more common on smaller lots and three or more stall garages being built as space allows on larger lots. The applicant’s lot is the smallest on Dakota Circle and appears to be the smallest lot within the Colonial Grove at Lotus Lake subdivision, though smaller lots are present in the 2nd Addition. With a lot size of 14,451 square feet, the applicant’s lot is smaller than the minimum lot size required for riparian properties; however, it is important to recognize that the minimum lot size requirements for riparian properties exist primarily to limit the number of homes that may be placed along the lakeshore and not to ensure that riparian properties have a larger permitted minimum amount of lot cover than other properties sharing their zoning district. A better indicator for determining if the applicant has enough lot cover to allow reasonable use of the property without a variance is comparing the property’s lot size to the minimum required for properties zoned single-family residential (RSF) district. The applicant’s property is only 549 sq. ft. below the minimum lot size required for properties zoned RSF. Since the lot is close to the minimum size established for the RSF district and has sufficient lot cover available for the existing home, two-car garage, and accessory structures, the lot’s substandard size does not necessitate a lot cover variance in order to provide reasonable use. Many homes throughout the city that are at or near 15,000 square feet in size are similarly limited to a two-car garage due to lot cover and setback restrictions. Lot Size Table Riparian Lot (min.) 20,000 sq. ft. RSF Lot (min.) 15,000 sq. ft. Applicant’s Lot 14,451 sq. ft. 7016 Dakota Circle October 6, 2020 Page 6 Finally, the property currently has approximately 618 square feet of lot cover in the form of the rear patios, about 466 square feet of which the applicant proposes to retain. The applicant could add additional living space to the rear of the house without requiring a variance by removing some or all of this patio space to maintain or reduce the property’s existing nonconforming lot cover. Since the proposed additional living space is approximately 350 square feet, the existing patio areas provide more than enough lot cover to offset the increase. Staff also notes that by replacing the patio area with decking, the applicant could maintain similar rear yard amenities while adding living space. Staff acknowledges that the applicant has submitted a proposal that is mindful of the importance of minimizing the impact of impervious surface on the city’s lakes; however, staff is reluctant to support requests to increase lot cover on riparian properties. While technologies like pervious pavers do have less of an impact than traditional hardscape, they do not provide the same benefits as vegetative cover. Since the property could be improved without increasing the existing non-conformity by removing the rear paver patio to accommodate additional living space to the rear of the property and since the property already has a two-car garage, staff does not recommend granting the requested lot cover variance. Front Yard Setback Front yard setbacks are intended to ensure adequate driveway length, the presence of front yard greenspace, and a uniform neighborhood aesthetic. In order to maintain a uniform neighborhood aesthetic, front yard setback variances should align with the prevailing development pattern of a neighborhood. Staff reviewed the surveys on file for the properties addressed off of Dakota Circle and found that only one of the five properties deviates significantly from the required 30- foot setback, see table below. Additionally, based on aerial photos of the properties along Dakota Avenue, staff believes that only one property does not maintain the required 30-foot setback, according to the survey on file this property has a 24-foot front yard setback. The 14.1-foot front yard setback requested by the applicant would not be in keeping with the area’s general trend. Address Front Yard Setback 7014 Dakota Circle 30 feet 7016 Dakota Circle (applicant) 27.6 feet 7018 Dakota Circle 10.1 feet 7020 Dakota Circle 32 feet* 7022 Dakota Circle 30 feet *A 32-foot setback is shown on the survey on file in the Building Department; however, the aerial photo shows a 24-foot setback, though the property appears to have an oversized eave that makes it difficult to determine the foundation setback via aerial photos. Staff typically defers to survey measurements; however, the survey on file is older and it is possible the house was not built in the proposed location. The one property in the area that significantly departs from the 30-foot setback standard is the property south of the applicant’s. However, that property is an atypically shaped lot where the front yard setback from the cul-de-sac’s right of way combines with the required lake setback to create an area of the lot with a buildable area approximately 30 feet deep. The pinch point 7016 Dakota Circle October 6, 2020 Page 7 created by those two-setbacks led to the home being constructed with a 10.1’ front yard setback. The presence of an adjacent home with a nonconforming front yard setback should not be used to justify the requested variance because the lots are very dissimilar and at its narrowest point the applicant’s property still has a 52-foot deep buildable area. From aerial photos, staff has observed that the front plane of the applicant’s home maintains a roughly similar line with the adjacent parcels. This is due to the neighboring homes maintaining approximately the same 30 feet of yard space. While the home to the south, discussed above, does have a 10.1-foot front setback, this setback is the result of the home’s northern section maintaining the line established by the applicant’s home and the cul-de-sac’s right of way extending into the center portion of the southern neighbor’s yard, rather than the home being pushed forward towards the street. Granting a variance to allow the applicant’s garage to expand 14.1 feet into the required front yard setback would represent a departure for the neighborhood’s existing aesthetic. While the applicant has stated that the majority of the addition will be located overtop the existing driveway, the increased garage and driveway width will still result in approximately 350 square feet of front yard greenspace being replaced lot cover within the front yard setback. Additionally, the visual mass of a three dimensional building is very different from that of a flat improved surface such as a driveway and even the portions of the proposed addition over the existing driveway surface will not represent a visually neutral change within the applicant’s front yard. The final area of concern is evaluating front yard setback variances is driveway length. The applicant has noted that Dakota Circle has 20 feet of paved surface, instead of the typical 31 feet, and that is located within a 50-foot right of way, a situation that provides approximately 15 feet of driveway length within the public right of way. It should be noted that this situation does not actually leave the property with an abnormally large distance between their property line and the start of the street. Current standards require 60 feet of right of way be dedicated to accommodate 31 feet of paved road, meaning the applicant’s street configuration leaves them with approximately an additional 1-foot of distance beyond what is ordinarily provided. While the Engineering Department does not anticipate needing to widen Dakota Circle, if the road were ever to be widened (due to resident petition, need to install curb and gutter, emergency service concerns, etc.) this situation would change and the property would be left with less space between their front lot line and the start of the street than is typically present. 7016 Dakota Circle October 6, 2020 Page 8 Regardless, given the current width of the road, if the variance were granted this would leave the property owner with around 30 feet of driveway length to accommodate off-street parking. Staff does not believe the proposed driveway length represents a concern as the 30-foot length exceeds the ordinance’s 18-foot minimum length and the additional 8 feet of driveway width will provide an amount of off street parking roughly equivalent to what is lost due to the reduced driveway length. Taking the all of the above into consideration, staff does not believe a variance should be granted due to the fact that the prevailing development pattern appears to conform to the required 30-foot front yard setback and a reasonably deep buildable area exists to facilitate improvements off of the rear of the home without a front yard setback variance. Staff agrees that it would likely be impractical to add a third garage stall without the requested front yard setback variance; however, the City Code only requires a two-car garage and staff’s position has consistently been that the presence of a two-car garage provides reasonable use for a single-family home. Impact on Neighborhood Colonial Grove is an older subdivision where many properties appear to conform to the city’s zoning code, although there are also numerous nonconforming setbacks, lot cover amounts, driveways, and lot configurations, especially in the 2nd addition. As discussed in the above section, staff does believe that grating the requested front yard setback variance would alter the existing development pattern along Dakota Circle, resulting in the home having an increased visual mass and less of front yard greenspace. While staff is concerned about encroachment into the required front yard, staff also notes that three of the five other property owners with frontage along Dakota Circle have signed a statement saying that they support the requested variance. Since this is located on a cul-de-sac, these residents would be the most impacted by the proposed variance. RECOMMENDATION Staff recommends the Planning Commission, acting as the Board of Appeals and Adjustments, deny the requested 14.1-foot front yard setback and 3 percent lot cover variance, and adopt the attached Findings of Facts and Decision. Should the Planning Commission approve the variance as requested, it is recommended that the Planning Commission adopt the following motion: “The Chanhassen Board of Appeals and Adjustments approves the 14.1-foot front yard setback and 3 percent lot cover variances to permit a garage addition, subject to the Conditions of Approval, and adopts the attached Findings of Facts and Decision. 1. Building plans must provide sufficient information to verify that the proposed building meets all requirements of the Minnesota State Building Code; additional comments/requirements may be required after plan review. 2. A building permit must be obtained before beginning any construction. 7016 Dakota Circle October 6, 2020 Page 9 3. Retaining walls (if present) more than four feet high, measured from bottom of footing to top of wall, must be designed by a professional engineer and a building permit must be obtained prior to construction. 4. The applicant must design and install a stormwater BMP. The type and design of this BMP must be approved by the Water Resources Coordinator through a zoning permit. 5. Eaves may encroach an additional 1.5 feet beyond the granted variance, as shown in the plans dated September 1, 2020. ATTACHMENTS 1. Findings of Fact and Decision (Denial) 2. Findings of Fact and Decision (Approved) 3. Variance Document (Recommended) 4. Development Review Application 5. Variance Description 6. Variance Justification 7. Statement from Neighbors 8 Certificate of Survey 9. Home Plans 10. Lot cover Calculations 11. Affidavit of Mailing of Public Hearing Notice 12. Engineering Dept. Memo 13. Water Resources Coordinator’s Memo g:\plan\2020 planning cases\20-19 7016 dakota circle var\staff report_7016 dakota circle_var.docx 1 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND DECISION (DENIAL) IN RE: Application of David Crosser for a 14.1-foot front yard setback variance and 3 percent lot cover variance to expand the garage on a property zoned Single-Family Residential District (RSF) – Planning Case 2020-19. On October 6, 2020, the Chanhassen Planning Commission, acting as the Board of Appeals and Adjustments, met at its regularly scheduled meeting to consider the application. The Planning Commission conducted a public hearing on the proposed variance preceded by published and mailed notice. The Board of Appeals and Adjustments makes the following: FINDINGS OF FACT 1. The property is currently zoned Single-Family Residential District (RSF). 2. The property is guided in the Chanhassen Comprehensive Plan for Residential Low Density. 3. The legal description of the property is: Lot 17, Block 1, Colonial Grove at Lotus Lake 4. Variance Findings – Section 20-58 of the City Code provides the following criteria for the granting of a variance: a. Variances shall only be permitted when they are in harmony with the general purposes and intent of this Chapter and when the variances are consistent with the Comprehensive Plan. Finding: The intent of the city’s front yard setback ordinance is to ensure a uniform neighborhood aesthetic, the presence of front yard greenspace, and that adequate driveway length is present to accommodate off-street parking. The applicant’s requested front yard setback variance would bring their house forward beyond the plane created by other properties and would result in the replacement of existing greenspace with an expanded building and driveway. Due to the visual impact that would result from allowing a building to expand 14.1 feet towards the front lot line, the proposed variance is not in harmony with the intent of the city’s front yard setback requirement. The City Code limits the amount of lot cover that may be placed on riparian lots in order to protect the city’s aquatic resources by minimizing the amount of stormwater runoff generated by these properties. The property already has nonconforming lot cover in excess of what is allowed within the shoreland overlay district and permitting the 2 property to further increase its lot cover would not be consistent with the intent of the shoreland ordinance or the city’s nonconforming use ordinance. b. When there are practical difficulties in complying with the zoning ordinance. "Practical difficulties" as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by this Chapter. Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. Finding: The applicant has reasonable use of the property due to the presence of a single- family home, two-car garage, accessory structures, and a continued ability to improve the property without a variance. The applicant has the ability to add additional living area in the rear portion of the home without a setback variance and without a lot cover variance, if they choose to remove a portion of the existing rear yard patios. While the applicant cannot add a third garage stall without a variance, having a smaller lot that cannot accommodate a three-stall garage is not a practical difficulty and does not prevent the applicant from having reasonable use of the property. c. That the purpose of the variation is not based upon economic considerations alone. Finding: The variance request is not solely based upon economic considerations. d. The plight of the landowner is due to circumstances unique to the property not created by the landowner. Finding: The plight of the landowner is due to the location of the home on the property and the substandard size of the parcel. e. The variance, if granted, will not alter the essential character of the locality. Finding: With one exception, the properties on Dakota Circle appear to substantially conform to the requirements of the city’s Zoning Code. Allowing the applicant to encroach into the required front yard setback would alter the existing development pattern along Dakota Circle, resulting in the home having an increased visual mass and less front yard greenspace. f. Variances shall be granted for earth-sheltered construction as defined in Minnesota Statutes Section 216C.06, subdivision 14, when in harmony with this Chapter. Finding: This does not apply to this request. 5. The planning report #2020-19, dated October 6, 2020, prepared by MacKenzie Young- Walters, is incorporated herein. 3 DECISION “The Chanhassen Board of Appeals and Adjustments denies the requested 14.1-foot front yard setback variance and denies the requested 3 percent lot cover variance.” ADOPTED by the Chanhassen Planning Commission this 6th day of October, 2020. CITY OF CHANHASSEN BY: Steven Weick, Chairman g:\plan\2020 planning cases\20-19 7016 dakota circle var\findings of fact and decision 7016 dakota circle (denial).doc 1 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND DECISION (APPROVAL) IN RE: Application of David Crosser for a 14.1-foot front yard setback variance and 3 percent lot cover variance to expand the garage on a property zoned Single-Family Residential District (RSF) – Planning Case 2020-19. On October 6, 2020, the Chanhassen Planning Commission, acting as the Board of Appeals and Adjustments, met at its regularly scheduled meeting to consider the application. The Planning Commission conducted a public hearing on the proposed variance preceded by published and mailed notice. The Board of Appeals and Adjustments makes the following: FINDINGS OF FACT 1. The property is currently zoned Single-Family Residential District (RSF). 2. The property is guided in the Chanhassen Comprehensive Plan for Residential Low Density. 3. The legal description of the property is: Lot 17, Block 1, Colonial Grove at Lotus Lake 4. Variance Findings – Section 20-58 of the City Code provides the following criteria for the granting of a variance: a. Variances shall only be permitted when they are in harmony with the general purposes and intent of this Chapter and when the variances are consistent with the Comprehensive Plan. Finding: The intent of the city’s front yard setback ordinance is to ensure a uniform neighborhood aesthetic, the presence of front yard greenspace, and that adequate driveway length is present to accommodate off-street parking. The applicant’s proposal largely confines itself to the area of the yard already covered by the driveway and results in only a minimal removal of greenspace. Due to the amount of right-of-way between the edge of the street’s pavement and the start of the applicant’s property, the requested variance would still leave sufficient driveway length to accommodate the off-street parking associated with a single-family dwelling. For these reasons, the requested front yard setback variance would be in harmony with the intent of the city’s Zoning Code. The City Code limits the amount of lot cover that may be placed on riparian lots in order to protect the city’s aquatic resources by minimizing the amount of stormwater runoff generated by these properties. The applicant’s proposal involves removing the lot cover located nearest to the lake and all proposed new lot cover is on the furthest portion of the 2 property from the lake. Additionally, the applicant has proposed installing a stormwater BMP to mitigate the relatively minor increase in lot cover that is being requested. Due to the modest size of the requested variance, the location of the proposed lot cover, and the presence of a BMP, the requested lot cover variance meets the intent of the city’s zoning code. b. When there are practical difficulties in complying with the zoning ordinance. "Practical difficulties" as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by this Chapter. Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. Finding: The applicant is requesting a variance to create additional main level living space and add a third garage stall. Since the property is substandard and already has a nonconforming front yard setback and lot cover, the applicant has no option to expand the garage area within the City Code. The applicant has proposed a remodel of their 1961 home that is modest and reasonable, as is their desire to have enclosed parking and storage space for their three cars and lake equipment. c. That the purpose of the variation is not based upon economic considerations alone. Finding: The variance request is not solely based upon economic considerations. d. The plight of the landowner is due to circumstances unique to the property not created by the landowner. Finding: The plight of the landowner is due to the location of the home on the property and the substandard size of the parcel. e. The variance, if granted, will not alter the essential character of the locality. Finding: The property is located on Dakota Circle, a cul-de-sac with only six lots, and three of the five other property owners have signed a statement saying that they support the requested variance. While most of the properties on the cul-de-sac do conform to the required front yard setback, the neighboring parcel has a front yard setback of 10.1 feet. Granting the requested variance would not impact a large number of properties, nor would it be out of keeping with existing neighborhood aesthetic. f. Variances shall be granted for earth-sheltered construction as defined in Minnesota Statutes Section 216C.06, subdivision 14, when in harmony with this Chapter. Finding: This does not apply to this request. 5. The planning report #2020-19, dated October 6, 2020, prepared by MacKenzie Young- Walters, is incorporated herein. 3 DECISION “The Chanhassen Board of Appeals and Adjustments approves the 14.1-foot front yard setback and 3 percent lot cover variances to permit a garage addition, subject to the following conditions of approval: 1. Building plans must provide sufficient information to verify that proposed building meets all requirements of the Minnesota State Building Code; additional comments/requirements may be required after plan review. 2. A building permit must be obtained before beginning any construction. 3. Retaining walls (if present) more than four feet high, measured from bottom of footing to top of wall, must be designed by a professional engineer and a building permit must be obtained prior to construction. 4. The applicant must design and install a stormwater BMP. The type and design of this BMP must be approved by the Water Resources Coordinator through a zoning permit. 5. Eaves may encroach an additional 1.5 feet beyond the granted variance, as shown in the plans dated September 1, 2020. ADOPTED by the Chanhassen Planning Commission this 6th day of October, 2020. CITY OF CHANHASSEN BY: Steven Weick, Chairman g:\plan\2020 planning cases\20-19 7016 dakota circle var\findings of fact and decision 7016 dakota circle (approval).doc 1 CITY OF CHANHASSEN CARVER COUNTY, MINNESOTA VARIANCE 2020-19 1. Permit. Subject to the terms and conditions set forth herein, the City of Chanhassen hereby grants the following variance: The Chanhassen Board of Appeals and Adjustments approves the 14.1-foot front yard setback variance and 3 percent lot cover variance to permit a garage addition. 2. Property. The variance is for a property situated in the City of Chanhassen, Carver County, Minnesota, and legally described as Lot 17, Block 1, Colonial Grove at Lotus Lake. 3. Conditions. The variance approval is subject to the following conditions: 1. Building plans must provide sufficient information to verify that proposed building meets all requirements of the Minnesota State Building Code; additional comments/requirements may be required after plan review. 2. A building permit must be obtained before beginning any construction. 3. Retaining walls (if present) more than four feet high, measured from bottom of footing to top of wall, must be designed by a professional engineer and a building permit must be obtained prior to construction. 4. The applicant must design and install a stormwater BMP. The type and design of this BMP must be approved by the Water Resources Coordinator through a zoning permit. 5. Eaves may encroach an additional 1.5 feet beyond the granted variance, as shown in the plans dated September 1, 2020. 4. Lapse. If within one (1) year of the issuance of this variance the allowed construction has not been substantially completed, this variance shall lapse. 2 Dated: October 6, 2020 CITY OF CHANHASSEN BY: (SEAL) Elise Ryan, Mayor AND: Heather Johnston, Interim City Manager STATE OF MINNESOTA ) (ss. COUNTY OF CARVER ) The foregoing instrument was acknowledged before me this day of , 2020 by Elise Ryan, Mayor, and Heather Johnston, Interim City Manager, of the City of Chanhassen, a Minnesota municipal corporation, on behalf of the corporation and pursuant to authority granted by its City Council. NOTARY PUBLIC DRAFTED BY: City of Chanhassen 7700 Market Boulevard P.O. Box 147 Chanhassen, MN 55317 (952) 227-1100 g:\plan\2020 planning cases\20-19 7016 dakota circle var\variance document 20-19.doc PC tZ]<)-.) COMMUNTTY DEVELOPMENT DEPARTMENT Planning Division - 7700 Market Boulevard Mailing Address - P.O. Box 147, Chanhassen, MN 55317 Phone: (952) 227-1100 t Fax (952) 227-1110 Submittal Date CITYOTCIINIIASSII{ APPLICATION FOR DEVELOPMENT REVIEW c1 I't I )o ec o^. to lL | )c; ""p",",1o1 :rL lJo ecoay Revi Date: lt [a I ac, Section 1: Application Type (check all that apply) (Refer to the aryWdate A$icatim Checuist lor rcquiod submittal intomdtion thdt must ffimpany this appticalion) E Qrmprehensive Plan Amendment......................... $600 E Subdivision (SUB) E MinorMUSA line for failing on-site sewers,....$100 ! Create 3 tots or tess .........E Create over 3 lotsE Conditional Use Permit (CUP) E Single-Family Residence................................ $325E All Others...... ......................$425 lnterim Use Permit (lUP) ! ln conjunction with Single-Family Residence.. 9325E All Others...... ......................$425 Rezoning (REZ) E Planned Unit Development (PUD) .................. $750E Minor Amendment to existing PUD................. $100! nt Others...... ...................... $500 Sign Plan Review................................................... $150 Site Plan Review (SPR) .. .. . .. . .....$600 + $15 per lot( lots) Metes & Bounds (2 lots)$300 Consolidate 1ots....,......................................... $'150 Lot Line Adjustment......................................... $150 Final Plat............. ................. $700 (lncludes $450 escrow for attomey costs)- 'Additiooal escrow may be rsquired ior other applications through the developnent conlract. E Vacation of Easements/Rightof-way (VAC)........ $300 (Additional r8cording b€s may apply) E Variance (VAR).................................................... $200 ntr!tr .. $300 ... $1s0 ...$275 ... $100 $s00 $200 tr n ! tr fl Wetland Alteration Permit (WAP) E Single-Family Residence......E Rtt otners......E Administrative ......... $100E Commercial/lndustrial Districts'.............,.-..-... $5OO Plus $ 10 pe|1 ,000 square feet of building area:( thousand square feet) 'lnclude number of gllslDg employees: 'lnclude numbor of49! employees: E Residential Districts......................................... $500 Plus $5 per dwelling unit ( units) Notification Sign (City to install and remove) .......................... I Zoning Appeal........................................ E Zoning Ordinance Amendment (ZOA)... EIE: When multplg applications a.o procassad concur.ontly, the appropriate f6e shall be charged for each application. Z Z Property Owners' List within 500' lCity to generate afrer pre.apprication meeting) .........-..:.-... --#;;;", $f,9, ,OAr".. Escrow for Recording Documents (check all thal apply). . . . . . . . . ..................$50perdocument ! Conditional Use Permit E lnterim Use Permit E Site Plan Agreement E Vacation E Variance E Wetland Alteration Permit E Metes & Bounds Subdivision (3 docs. ) E Easements ( easements) E DeeOs, - EasE"'E".r' io'iiii#sr r Section 2: Required lnformation Oescription of Proposal 7016 Oakota Circle, Chanhassen, MN 55317Property Address or Location Parcet #: 252300090 Legal Description Lot 17, block I, Colonial Grove at Lotus Lake 0.32 Wetlands Present? E Yes E uo Single-Family Residential District Requested zoning Single-Family Residential District (f n31i6n. Residential Low Der Requested Land Use Desig nation Residential Low Densi Total Acreage: Present Zoning Present Land Use Deslg Existing Use ot Property Single Family Residential Home Echeck box if separate narrative is attached Section 3: Property Owner and Applicant lnformation APPLICANT OTHER THAN PROPERTY OWNER: ln signing this application, l, as applicant, represent to have obtained authorization from the property owner to file this application. I agree to be bound by conditions of approval, subject only to the right to ob.iect at the hearings on the application or during the appeal period. lf this application has not been signed by the property owner, I have attached separate documentation offull legal capacity to file the application. This application should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this application. I will keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. I certify that the information and exhibits submitted are true and correct. Name:Contact: Phone:Address City/State/Zip: Email: Cell: Fax: DateSignature PROPERTY OWNER: ln signing this application, l, as property owner, have full legal capacity to, and hereby do, authorize the flling of this application. I understand that conditions of approval are binding and agree to be bound by those conditions, sub.iect only to the right to object at the hearings or during the appeal periods. I will keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. I certify that the information and exhibits submifted are true and correct. Name Contact: Address 7016 Dakota Circle Chanhassen, MN 55317 Cell 952.215.7418 Email: Signat dacrosser@gmail.com Fax Date: I z-2a'20ure This application must be completed in full and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing thas application, refer to the appropriate Applicetion Checklist and confer with the Planning Department to determine the specific ordinance and applicable procedural requirements and fees. A determination of completeness of the application shall be made within 15 business days of application submiftal. A written notice of application deficiencies shall be mailed to the applicant within 15 business days of application. PROJECT ENGINEER (if applicable) Name: Land Surveyor "onOO. Eric Undgren Phone: 952.223.0063 Cell: Fax: @ Property Owner Via: E Email n Applicant Via: ! Email ! Engineer Via: E Email E othef Via: E Emait ! uaited Paper copy E ttaiteo Paper Copy E uaiteo Paper Copy E ttitaiteo Paper Copy Who should receive copies of staff reports?.Other Contact lnformation: Name Address: City/State/Zip Email: INSTRUCTIONS TO APPLICANT: Complete all necessary form fields, then select SAVE FORM to save a copy to your device. PRINT FORM and deliver to city along with required documents and payment. SUBMIT FORM to send a digital copy to the city for processing. SAVE FORM PRINT FORM SUBMIT FORM David Crosser City/State/Zip: David Crosser Dh^^o - Add"o"" City/State/Zip: tr-oil' Section4: Notification lnformation Variance Description: The requested variance consists of an addition to the left-hand side ofthe garage, which will increase the width by 10 feet and adding to the front side by 12 feet towards the street. The addition will be able to accommodate a 3'd stall and allow a small addition to the back of the garage, within the existing foot print, and allow a bedroom, office area and laundry room. The added 12 feet to the front of the garage will be within 75%leet of the property line. Our home was built in 1961 which pre-dates the city ordinance and we want to update the structure into current living requirements for a family of four. We are thinking forward and with snowstorms it is challenging to keep our cars off the street due to the narrow street and making room for the city crews to plow and clear the streets properly. We are wanting to add on to our home to add an additional garage space for our 4 members of our family have a place to secure our vehicles (we have 3 vehicles) and the ability to have additional storage for items due to the fact of living on a lake. My wife and I work from home and this additional will allow for an additional office space that will accommodate a working area for us both. lt will also enable us to have a main floor laundry room that will enable us both to grow old in our home for the foreseeable future and expand into an existing bedroom for an updated master bathroom. The typical streets in Chanhassen are 31 feet back up curb to backup curb; however, Dakota Circle is 20 feet with a 50 foot right of way. We are proposing adding to the left-hand side of the current garage and brining it forward toward the street by 12 feet, which will still leave 15 and % feet from the property line which will still leave over 30 feet of driveway which will provide amble space for parking in the driveway and we will not be encroaching into the city's right of way and will still be within our property. We are will not be deviating from our neighbo/s homes, which if you review the home next door to ours (7018 Dakota Circle), their home is with 5 feet of the property line. We have spoke with them and they have had many property variances approved over the 20 years they have lived at their residence with the most recent one approved 2 years ago. We realize the importance of maintaining the impervious area within our property and runoff into the lake. Therefore, we will be eliminating the fire pit area with overall will impact the current existing impervious area of 26.8% to 28%. We are open to the idea of adding a pervious paver stone driveway, water gardens and other ways to help with the water control. Approximately of the addition is over existing driveway and sidewalk areas and will minimally increase the impervious area. Variance Justification: \NN 1s a\t ili\Ye\ c.lNaf\r I T! f u U ( \ r<\e \ \N N *1, c $ R n \\t raf ( \$ $t^ r a o!oco(,0,0,E.t;tro E tuo u0lE .E tu !!o o '!,Co 0,!,co o tE o.=5 Eo 't lu tro E olIct!.cclu o EOlg l!60 1Co ooo CL qJs !,0, c 0, o CL (!s, !, l!o tao u0ct!3(J E 3 tro Eoo EO o (u E =o to ELo 4 OJ E! o, Eoz \ Y \$)uJ s ) d d L \ =i !! ; Itr =--=--=t=r-= =!!i ii IrI! II I TIrlIIrl =Irl-l a----I II !r a T I !IIIII!IIa a- =II IG lhsr llNx - I It I- II r_ =ttva! I IE=EI=!i=ttills!ll ==-I lllilt ESllts xry 'rr.r.qur12 -i ill'clr)t) .tc!..A ,lOZ i:ll,tJrwrry | ?t^.a 'toceog ijll ::ll ll,lllll l*.L*-bsI!Bt..O autppolt t " .uoH a.N6ffiffi 9 t : ! : ttl {r I : sz E : .i) a : tu al C o L \- 9 __l r_______________ ffi NW 'ur..rlurl,'.1.)t).7of,.a ?loltlIhlrr.v a ?t^.a ')c..oJ)iill ::ll 6!..0 a4apoUuat 2 .uoH ^.NLOBoO 8JJq{l-l!l t_hi tl IJ IT t.L li:tl IJ H o l.r H J I {Eo --l I : il -i J { \ia ' IJ t{ __l l-,J ::::::::-:I_r t. 7015 Dakota Circle, Chanhassen Prepared by: Eric Lindgren, PLS Prepared on: September 1,2020 All Measurements in Square Feet (ft^2) Existing I mpervious Coverage: Lot 17, BIocK 1, COLONIAL GROVE AT LOTUS LAKE L4457 Driveway and Walk House footprint Rear Patio (porch overhead) Firepit and Conc. Pavers TOTAL: 787 2L99 741 152 3879 Percentage of coverage: 26.8% Proposed lmpervious Coverage: Lot 17, BIocK 1, COLONIALGROVEAT LOTUS LAKE 74457 Adjusted Driveway, Walk, and Garage Addn House footprint Rear Patio (porch overhead) Firepit and Conc. Pavers 1102 2199 74t 0 TOTAL: 4042 Percentage of coverage: 2a.0% CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) (ss COUNTYOFCARVER ) I, Kim T. Meuwissen, being first duly swom, on oath deposes that she is and was on September 24,2020, the duly qualified and acting Deputy Clerk ofthe City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy ofthe attached notice ofa Public Hearing to consider a request for lot cover and setback variances to construct an addition to an existing garage and home for the property located at 7016 Dakota Circle. Zoned Single'Family Residential @SF), Planning Case No. 2020-19 to the persons named on attached Exhibit "A". by enclosing a copy ofsaid notice in an envelope addressed to such owner, and depositing the envelopes addressed to all such owners in the United States mail with postage fully prepaid thereon; that the names and addresses ofsuch owners were those appearing as such by the records ofthe County Treasurer, Carver County, Minnesot4 and by other appropriate records. Subscribed thiDtt+'t m to before meand ayo {r^ T1"VL,r-,^rur s-- rirn il. M*=-*isren, Depurykbrk (Seal) JEAfl M KLIilGSTEC t{firy fuUb.l{k necolr O-v\N otary Public ri&r.-tf+r,b!l .Ma 2020. Subject Area Dbclaimer This map as neither a legally lecorded map nor a survey and is not intended lo be used as one This map is a compilaton ot recods, anfomaton and dalia locafed in various clty. county, state and federal offi@s and other sources regardang the area shown, and is to be used br reference purposes only. The City does not wanant that the Geographac lnformaton System (GlS) Oata used to prepere thas map ale ero.lree. and the Crty does not represent that the Gls Data can be used fo. navigatronal, tracking or any other purpose requinng exacting measurement oI dastance or directjon or preosion in the deprctjon of geographic ieatures. The preceding disclaimer is provided 9ursuant to Minnesota stallJtes s466.03, SuM. 21 (2000). and the user of this map actnowledges that the City shall not be liable for any damages. and expressly waives all claims, and agrees to defend. indemnify. and hold harmless the Cily from any and allclaims brought by Us€r. its employees or agents. oa thid panies whactl arise out of the use/s access or use of data Provided. <TAX_NAMET (TAX_ADO_LI D <TAX ADD L2r (Next RecordxTAX_NAMET (TAX_ADD_Ll)D ITAX ADD L2> Subiect Area Oisclaimel This map is neither a legally recorded map nor a survey and is not inlended to be used as one. This map as a compilation of recods. informatron and data located in vadous oty, county, state and federal oftces and other sources regarding the area shown. and rs lo be used for refurence purposes only The City does not warant lhat the Geog6phic lnfomaton Syslem (GlS) Data used lo prepare lhis map are efior kee, and the City does nol represenl that the GIS Data can be used for navigational, trackang or any other porpose requiring exacting measuremenl of disliance or direclion or precision in the depiction of geographic iealures. 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Y Y ir, Y Y Y Y Y !z !z !z !z J J d Lod=i3 3 5 3 U 5 X 5 3 5 3 3 5 3 3 6 6 3 3 3 3 3 E E ? x-t vl 6 ..r (n <r st (o F r- @ oo qr o F{ N N lri <t rn ro F oo o c.t o o o i6X F. OOOOOOOOOOC) Fl !'a .'l .'{ .'l Fl r'r t< ra FlN N(OOa{ ^< o m 6 6 6 o o o o o o o o o o o o o o o o o o o !-.r N N (J F - C.] F. T. T\ F F. F N F F F F F F T\ N N T\ F' F. F' I" F F F F' O- E,sH=r=r.,=- = u 5 =iEEE=igIIEEIIIEIEEEEEI=; Memorandum To: MacKenzie Young-Walters, Associate Planner From: Erik Henricksen, Project Engineer CC: Charles Howley, Public Works Director/City Engineer George Bender, Assistant City Engineer Matt Unmacht, Water Resources Coordinator Date: 9/14/2020 Re: Lot Cover and Setback Variance at 7016 Dakota Circle– Planning Case #2020-19 The Engineering Department has reviewed the Variance submittal for 7016 Dakota Circle. These comments are divided into two categories: general comments and proposed conditions. General comments are informational points to guide the applicant in the proper planning of public works infrastructure for this project, to inform the applicant of possible extraordinary issues and/or to provide the basis for findings. Proposed conditions are requirements that Engineering recommends be formally imposed on the developer in the final order. Note that references to the “City Standards” herein refer to the City of Chanhassen Standard Specifications and Detail Plates. General Comments/Findings 1. Any and all utility and transportation plans submitted with this application have been reviewed only for the purpose of determining the feasibility of providing utility and transportation facilities for the project in accordance with City Standards. A recommendation of variance approval does not constitute final approval of details, including but not limited to alignments, materials and points of access, connection or discharge, that are depicted or suggested in the application. The applicant is required to submit detailed construction drawings and/or plat drawings for the project, as applicable. The City of Chanhassen Engineering and Public Works Department will review plans, in detail, when they are submitted and approve, reject or require modifications to the plans or drawings based upon conformance with City Standards, the Chanhassen Code of Ordinances and the professional engineering judgment of the City Engineer. 2. It is the opinion of the Engineering Department that the proposed lot cover and setback variance can be be developed in accordance with the requirements of the Chanhassen Code of Ordinances (as it pertains to Engineering and Public Works requirements) and City Standards, provided it fully addresses the comments and conditions contained herein, and can be approved. 3. The applicant is proposing an approximate 420 square foot addition to an existing garage and widening a driveway 7.4 feet to achieve the maximum driveway width of 24 feet allowed by City Ordinance. As proposed, there are no extraordinary impacts to the public right-of-way or public utilities. If the water shutoff (curb stop) will be located in the driveway pavement after widening, it will be required to be brought up to standard (see City Standards, Detail Plate No. 5209). Proposed Conditions 1. N/A. Memorandum To: MacKenzie Young Walters, Associate Planner From: Matt Unmacht, Water Resources Coordinator Date: 09/21/2020 Re: Variance request at 7016 Dakota Circle – Planning Case 2020-19 BACKGROUND The Water Resources Department has reviewed the Variance submittal for 7016 Dakota Circle. The applicant is requesting a lot cover and setback variance to construct an addition to an existing garage and home for the property. Lot cover limits exist in order to limit the amount of impervious surface on each lot. Impervious surface is any surface in which stormwater cannot immediately soak into the ground. Instead, the stormwater runsoff the land while collecting sediment and pollutants. Under natural conditions, the stormwater would either runoff into a surface water without collecting these pollutants, infiltrate into the ground, or evaporate into the atmosphere. The applicant’s proposal shows the construction of a garage and driveway addition on the lot totaling 315 square feet of additional impervious surface. This increase in impervious surface poses a risk in that it would cause additional untreated stormwater to potentially reach Lotus Lake. Lotus Lake is already listed by the Minnesota Pollution Control Agency as impaired for mercury in fish tissue, fish bioassessments, and nutrients. However, the applicant has shown a willingness to mitigate some of the increase impervious square footage by removing a 152 square foot firepit and patio that is immediately adjacent to Lotus Lake. This brings the total lot cover up 163 square feet. In addition, the applicant has expressed the willingness to mitigate the increase in lot cover even further by implementing a BMP that could potentially treat some of the additional stormwater. CONCLUSION/RECOMMENDATION While the proposed project would increase the amount of lot coverage by 1.2%, the applicant has shown a willingness to remove a firepit and pavers that is directly adjacent to Lotus Lake. Additionally, the applicant is willing to treat the new stormwater that would now not infiltrate with the additional lot cover. This treatment should be via a pervious paver system, raingarden, or another BMP which will have to be approved via a zoning permit. Water Resources staff recommends that if the variance is approved a condition be placed on the approval requiring that a BMP be designed, permitted, and implemented. PLANNING COMMISSION STAFF REPORT Tuesday, October 6, 2020 Subject Approve Planning Commission Minutes dated September 15, 2020 Section APPROVAL OF MINUTES Item No: D.1. Prepared By Nann Opheim, City Recorder File No:  PROPOSED MOTION: The Chanhassen Planning Commission recommends approval of the minutes from its September 15, 2020 meeting. ATTACHMENTS: Planning Commission Summary Minutes dated September 15, 2020 Planning Commission Verbatim Minutes dated September 15, 2020 CHANHASSEN PLANNING COMMISSION REGULAR MEETING SUMMARY MINUTES SEPTEMBER 15, 2020 Acting Chair Randall called the meeting to order at 7:00 p.m. MEMBERS PRESENT: Mark Randall, Eric Noyes, Mark Von Oven, and Laura Skistad MEMBERS ABSENT: Steve Weick, Michael McGonagill, and Douglas Reeder STAFF PRESENT: Bob Generous, Senior Planner; and MacKenzie Walters, Associate Planner PUBLIC PRESENT: Stacy & Ed Goff 9391 Kiowa Trail Jamie Anderson 5009 France Avenue Adam Bender 5009 France Avenue PUBLIC HEARING: CONSIDER A REQUEST FOR VARIANCES TO ENCLOSE AN EXISTING DECK AND EXTEND A CANTILEVER WITHIN THE SHORELAND SETBACK ON PROPERTY LOCATED AT 9391 KIOWA TRAIL. MacKenzie Walters presented the staff report on this item. Commissioner Noyes asked about variances that have been granted in the past for this neighborhood. Speaking for the homeowners, Adam Bender explained the proposed design of the home. Stacy Goff, the homeowner explained that she grew up in this house and their desire to make updates so they can continue to live there. Jamie Anderson, one of the owners and designers on the project, discussed other improvements that are being done to the site including removal of a concrete slab. Acting Chair Randall opened the public hearing. No one spoke and the public hearing was closed. After comments and discussion among commission members the following motions were made. Commissioner Skistad moved that the Chanhassen Board of Appeals and Adjustments approves the 5.2 foot shoreland setback variance to permit enclosing and expanding the existing deck and an 8 foot shoreland setback variance to replace and expand the rear patio subject to the conditions of approval and adopts the attached Findings of Fact and Decision. The motion fails for lack of a second. Commissioner Noyes moved, Commissioner Von Oven seconded that the Chanhassen Board of Appeals and Adjustments approves the 3.2 foot shoreland setback variance to permit enclosing and expanding the existing deck subject to the conditions of approval and Planning Commission Summary – September 15, 2020 2 denies the 5.2 foot shoreland setback variance for a cantilever and 8 foot shoreland setback variance for a patio and adopts the attached Findings of Fact and Decision. 1. A building permit must be obtained prior to construction and building must comply with the Minnesota State Building Code. 2. Eaves may encroach an additional one foot beyond the granted variance as shown in the plans dated August 3, 2020. All voted in favor except for Commissioner Skistad who opposed and the motion carried 3 to 1. PUBLIC HEARING: DISCUSS CODE AMENDMENTS TO REQUIRE ZONING PERMITS FOR ALL STRUCTURES THAT DO NOT REQUIRE BUILDING PERMITS. MacKenzie Walters presented the staff report on this item. Commissioner Von Oven asked for clarification on the definition of a structure. Commissioner Noyes asked about the additional work load on staff. Acting Chair Randall asked about cost of the permit and cited different examples before opening the public hearing. No one spoke and the public hearing was closed. Commissioner Noyes moved, Acting Chair Randall seconded that the Chanhassen Planning Commission recommends that the City Council adopt the proposed amendment to Chapter 20 of the Chanhassen City Code concerning zoning permits. Commissioners Noyes and Acting Chair Randall voted in favor, Commissioners Von Oven and Skistad opposed. The motion fails with a vote of 2 to 2. PUBLIC HEARING: DISCUSS CODE AMENDMENTS TO PERMIT THE CONSTRUCTION OF CERTAIN STRUCTURES ON OUTLOTS. MacKenzie Walters presented the staff report on this item. Acting Chair Randall opened the public hearing. No one spoke and the public hearing was closed. Commissioner Von Oven moved, Commissioner Noyes seconded that the Chanhassen Planning Commission recommends that the City Council adopt the proposed amendment to Chapter 1 and Chapter 20 of the Chanhassen City Code concerning outlots. All voted in favor and the motion carried unanimously with a vote of 4 to 0. APPROVAL OF MINUTES: Commissioner Skistad noted the verbatim and summary Minutes of the Planning Commission dated September 1, 2020. Planning Commission Summary – September 15, 2020 3 ADMINISTRATIVE PRESENTATIONS: CITY COUNCIL ACTION UPDATE. Bob Generous provided updates on action taken by the City Council at their meeting and upcoming items on future Planning Commission agendas. Commissioner Von Oven moved to adjourn the meeting. All voted in favor and the motion carried unanimously with a vote of 4 to 0. The Planning Commission meeting was adjourned at 8:15 p.m. Submitted by Kate Aanenson Community Development Director Prepared by Nann Opheim CHANHASSEN PLANNING COMMISSION REGULAR MEETING SEPTEMBER 15, 2020 Acting Chair Randall called the meeting to order at 7:00 p.m. MEMBERS PRESENT: Mark Randall, Eric Noyes, Mark Von Oven, and Laura Skistad MEMBERS ABSENT: Steve Weick, Michael McGonagill, and Douglas Reeder STAFF PRESENT: Bob Generous, Senior Planner; and MacKenzie Walters, Associate Planner PUBLIC PRESENT: Stacy & Ed Goff 9391 Kiowa Trail Jamie Anderson 5009 France Avenue Adam Bender 5009 France Avenue Randall: Tonight we’re going to have, we have 3 things on the agenda. The items will be presented by staff. After those are presented by staff we’ll ask for comments from the commission and questions will be answered. The applicant then will be asked to make your own comments. We’ll open it to public hearing at that time. If there are any emails summarizing or for the record will be read. And any person wishing to comment can take, can also comment at that time. We’re not taking telephone calls are we? We are, are they doing that also? Walters: Yep. Randall: Okay. And then we’ll close the public hearing and then we’ll make comments and then ask for a motion and we’ll go from there so. PUBLIC HEARING: CONSIDER A REQUEST FOR VARIANCES TO ENCLOSE AN EXISTING DECK AND EXTEND A CANTILEVER WITHIN THE SHORELAND SETBACK ON PROPERTY LOCATED AT 9391 KIOWA TRAIL. Randall: This is Planning Case 2020-18. Walters: Whenever you’re ready. Randall: Go ahead. Walters: Alright so as the Chair mentioned this is Planning Case 2020-18. It’s a variance request for 9391 Kiowa Trail. As always if this is decided by unanimous vote or three-fourths Chanhassen Planning Commission – September 15, 2020 2 majority at the Planning Commission the decision is final subject to appeal. Either the applicant or any affected member of the public have 4 days to appeal the decision of the Planning Commission. If it is appealed it would go before City Council on October 12th. So as was mentioned this is a variance to enclose an expanded existing deck and to expand the rear yard patio on the property. The property is located at 9391 Kiowa Trail. This property is zoned residential single family. It’s a riparian lot. That means it’s required to have 20,000 square feet of lot area, 30 foot front and rear setbacks, 10 foot side yard setbacks, a 75 foot shoreland setback and is restricted to 25 percent lot cover. Shoreland properties are also allowed a 10 foot water oriented accessory structure set. Have a 10 foot water oriented accessory structure setback and water oriented accessory structures are limited to 250 square feet in size. The present conditions of the property are 22.5 percent lot cover. It has a non-conforming 71.8 foot screened porch lake setback. The stairs of the deck are approximately 70 feet from the lake which is a non-conforming setback. And the outer extent of the concrete patio here is approximately 68 feet from the lake. There are two non-conforming water oriented accessory structure setbacks. One has about a 4 foot shoreland setback instead of the required 10 foot and one has about a 4 foot required shoreland setback and a non-conforming 1 foot side yard setback. All other features of the house appear to meet city code. The applicant is proposing to enclose the deck area over the screened porch and is also requesting to add a 2 foot cantilever over and towards the lake. And then they are proposing extending the deck over to match the cantilever line and then a reconfiguration of the patio that results in about a 1 foot expansion. I tried to color code stuff so the red line is the 75 foot lake setback. Anything in the shaded green is an existing non- conformity and the blues and grays are the requested expansions to the existing non-conformity. The applicant has stated that this variance is necessitated because it’s an older home that needs an interior remodel to create a dining area. They noted the area covered by the screen porch is all that impervious surface within the 75 foot shoreland overlay. Also a 75 foot shoreland setback and the proposed encroachments into the setback are very minor necessitated by the existing placement of the home and would not be readily visible by neighbors or other members of the public. So staff reviewed this. Staff looks when we review these type of requests at the intent of the non-conforming use ordinance and so staff believes that enclosing the area above the screen porch is a very, very minor intensification. That it’s a request that is necessitated by the age of the home and the need to modernize it and that it does not meaningful increase the non-conformity. However staff feels that in the 2 foot cantilever is not necessary to achieve the goals of updating the home and would represent an expansion of the existing non-conformity. The non-conforming use states specifically states that additions to new structure should meet existing setbacks and should not increase so that’s staff’s reason for recommending that all expansions on the property be kept to the existing setback and staff has drawn the approximate existing setback line in black and is recommending approval of variances that would allow enclosing the existing screen above the screen porch and extending that over but maintaining that existing setback line rather than increasing it. Both the proposed deck and patio expansions appear to be aesthetic choices and don’t appear to be necessitated by any practical difficulty in using the property. For that reason staff is recommending granting the variance to enclose over the screen porch and variances to allow maintaining the existing non-conforming but not expanding beyond that. With that I’d be happy to take any questions. Chanhassen Planning Commission – September 15, 2020 3 Randall: Anyone have any questions? Noyes: I guess I have one. In this development how common are variance requests of this nature and have they generally been granted in the past? Walters: Yep so what staff does is we look within 500 feet of the property having a variance. In this case there were not any variances found that were requested or granted within that 500 foot area. Eyeballing the properties on the aerials which we do to try to determine if the neighborhood has a pattern of non-conformities, it appears to staff that most of the properties are probably in a similar situation to this where they conform to most of the ordinance with a possible slight encroachment into that 75 foot setback but as to date no variances have been granted. Von Oven: Do you happen to know how long the 75 foot setback has been a thing? Walters: I want to say it was established in the 70’s. Mr. Generous do you have a better year for me on that? Von Oven: The decade is good enough. Generous: I wasn’t here in the 70’s. Walters: I was not implying that. Generous: Yeah the ordinance was in place then but they actually had a larger setback that you would average neighboring properties to so that 75 foot was a minimum but. Walters: If you pulled the average. Generous: If the neighbors on either side were farther back then you’d have to have even a farther setback and that was amended in the 90’s. Randall: Any other questions? No? Seeing no more questions should we hear from the applicant? I know you’re excited to talk to us so. Yeah go ahead. And then also too we’ll be a little projected on the screen. Adam Bender: This is a survey which shows the net results following staff’s recommendation for granting of the lesser of the two variances and in keeping with the easterly setback of the existing structure. The original variance that we had applied for is asking for again just 2 feet more than what is shown here by the, we have a cantilever and…that no foundation work. No brick work would be occurring any closer to the lakeshore than the home presently lies. We feel that the neighboring homes are either side will not be impacted by such addition. And my reason Chanhassen Planning Commission – September 15, 2020 4 for doing so is of course more space in an already small home that’s of benefit to our clients. That is why we are here this evening and be happy to take any technical questions from the City. Von Oven: I’m sorry if I missed it but are you the neighbor? Adam Bender: I’m sorry my name is Adam. I’m the applicant representing the contractor and behind me is an other person from my company and then the clients, the homeowners are here tonight as well. Von Oven: Got it, thank you. Randall: So in looking at the renderings that you have, is that cantilever, is that just the overhang basically on that second floor that’s going to overhang? Adam Bender: Right. The limits of the screen porch on the ground floor are going to stay where it presently lies. Randall: Okay. Adam Bender: And then the addition above that which formerly was a deck but that’s the room we want to move 2 feet closer to the lake. Randall: Okay. Adam Bender: And then in keeping with that same line a new small grilling deck in that southeast corner would keep in line with our addition. For cleanliness. We’re trying to keep the stairway to grade from the deck as compact and as tucked away as possible. See we are…by the setback here and the numbers are hard to read on the screen but that does say 10.3 feet so we were just outside of the setback there. The bottom of the stairs we’re trying to keep that obviously as far away as possible. I do think I recall city staff commenting that maybe a slight further encroachment in the bottom of the stairs would be permissible. Randall: Anyone else have any questions or? Noyes: I guess I just want to make sure I understand because you basically since staff has presented us with the original set of information you’ve changed your design a little bit here is what basically you are saying? Adam Bender: We haven’t changed the initial request. The only showing something tonight that is in alignment with what staff has recommended. Noyes: Got it. Chanhassen Planning Commission – September 15, 2020 5 Adam Bender: So while we’re not altering the request, this is essentially what staff was recommending approval on. And so this rendering I show before you on the screen compared to what was originally submitted, you’ll notice there isn’t a vast difference between the two and that these two exterior facades are flush with one another. Noyes: So you’ve eliminated the cantilever feature basically? Adam Bender: We did. We did. Von Oven: …has got me a little confused earlier so I’m not sure if this is a question for you or for MacKenzie but I’ll just ask it anyway. So the existing stairs I noted earlier are encroaching into the setback. The stairs as you’ve got them listed here encroach 2 feet further into the setback from what I can tell. That’s not really my point. My point is, is that covered in the staff recommendations? So if we were to recommend, are we just overlooking that extra 2 feet or is that covered in what’s in the language? Walters: It’s covered in what’s in the language. So the applicant always has the right to continue an existing non-conformity. So what the variances are being granted for is any expansion to that. So for example it might be easier to understand if we noted that the patio that exists has a non-conforming 7 foot setback. What staff’s recommendation, the motion being made in staff’s recommendation is silent on that encroachment because it’s an existing encroachment. But however if you allow them to expand 1 foot beyond that then you need to grant a variance for everything and then you have to create that 8 foot patio variance. The stairs were in a similar situation. The current degree of encroachment is not an issue. Staff has no objection to that. Any expansion to it is when the variance would be required. Von Oven: Got it. So then the question was for you. Did I misunderstand earlier, is the proposed stairs ending at 72 feet from the shore whereas the existing ones are ending, or are sitting 70 feet from the shore? Adam Bender: The new stair and the existing stair should terminate at roughly the same location. Von Oven: Got it, okay. Thank you. Randall: Got any other questions for? Noyes: Yeah I just want to kind of walk through that same thought process on the patio. Have you changed your patio design based on recommendations of staff or is that still the original design and non-conformance and requirement for a variance? Adam Bender: Oh right so no we have not changed the design of the patio. This mark here is what was originally applied for. It looks like it is just beyond the limits of the patio today and if Chanhassen Planning Commission – September 15, 2020 6 that were a requirement I wouldn’t see us having an issue with that. It was not intended to grow larger than the patio that’s there today…as being a nice size for the homeowners. Noyes: Thank you. Very helpful. Randall: Any more questions? Does the homeowner want to speak at all? Stacy Goff: Sure. Randall: And your name ma’am. Stacy Goff: My name is Stacy Goff and myself and my husband and I. Generous: Speak into the microphone. Stacy Goff: Sure, sorry. Better? Generous: Yeah. Stacy Goff: Would you prefer my mask off? Okay. We’ve been homeowners in the home since January of this year so we are kind of new to this whole process. But not new to the home so the home is my childhood home. I was born in the home in 1970 and grew up in the house. It belonged to my parents and my mom owned it until January when we took over ownership of it. So as you might have seen in the background it has been badly in need of remodel. The last remodel was done in 1980 so that is when we contracted with Adam and Jamie and their team to help us design and then construct something new. So it was really important to me and to us to maintain as much of the original house and design as we possibly could while still doing a remodel. The homes that were, so in 1970 when I grew up there this was, for those of you that are maybe from Chanhassen. This was a gravel road with a dead end and a farm on one side of us where there’s now a big park so it was a pretty rural area. We were one of only five homes along the lake so it has obviously changed a lot in the past 50 years. The homes on either side of us now, one of those used to be a vacant lot. That is a very large home right now and on the other side of us which was Prince’s property from 1980 until he passed away, that is also a new built and a very, very large home on the other side of us. And in working with our design company we really made it clear from the beginning that we did not want something that large. We didn’t want anything really showy. We just wanted to update the home that we have and keep it as close as we could to it’s original design. So first I guess I want to thank you for considering that additional 3 ½ feet that it sounds like staff is recommending that we move forward with. That part was really important to us based on what we want to do with that upper kitchen and dining room area. The extra 2 feet that we’re requesting that as you see is more of a cantilevered space, is truly more of a design feature so it is certainly something that we could live without. No doubt I have to concede that. It is more of a design feature. It gives us a little bit more space in the dining room and it does impact the deck and what we can do with the deck Chanhassen Planning Commission – September 15, 2020 7 on that one side because we are limited because of the space going out on that one side for the deck. We’re very cautious about being new, well me sort of new but really new to the neighborhood and making sure that our request would not cause any harm to the neighbors. It does not impede the sight line of any of the neighbors including the ones to our immediate north and south. We did talk to our neighbors directly and wanted to share with them what our plans were and letting they know they would probably be receiving a mailing and to please let us know if they felt like there was anything that we hadn’t thought of considered. We wanted to hear that from them. We certainly want to get off on the wrong foot and we knew that the neighborhood sight line was something that you all would look at so they did not indicate that they had any concern with them. We talked to additional neighbors down Kiowa Trail as well but certainly the ones immediately to the north and south. Because it’s cantilevered it, the surface, it’s not going to have any challenges with drainage or the referral earlier to an impervious surface. The hard surface doesn’t change because it is a cantilever 2 feet over which also from the setback while it does certainly go 2 feet further than that 3 ½ feet, it is on the upper level. Our house is not close down to the lake. We have a pretty high retaining wall and then this is actually on the second level so it is a pretty decent distance from the lake itself. So hopefully that kind of explained a little bit on kind of why we are requesting what we are requesting. Are there any questions? Randall: Does anyone have any questions? Thank you for presenting that. I’m glad that that option that the staff is recommending will work for you. It’s always sad when it’s just like it won’t work but at least that will somewhat work for you so. Any, are you one of the concerned? Jamie Anderson: I’m Jamie Anderson, one of the owners and designers on the project. I just want to add a couple things that might be overlooked with the improvements that we’re making to the rear property. There are, there’s a slab, a concrete slab that we’ve removed to improve you know some of the features in the back so there’s a lot of things that are getting improved on the property that might want to be looked at as well. Not just you know we’re asking for those 2 foot of cantilever. It might seem simple and something that we could get away from but there are other things that we’re improving that are helping with the site with the concrete that’s coming out underneath that deck and stair landing right there so that 2 feet was, when you’re talking about 2 feet, architecturally it’s not just the dining room space. It’s the flow and the view which is the most important part of it we’re missing a little bit. The view out this back of the home, this beautiful lake. It’s really something to consider too so I just wanted to add a little bit of detail that might have been overlooked. Thank you. Randall: Thank you. I guess we’ll open up the public hearing aspect of it. Is there anyone from the public here? Did we receive any emails or phone calls? Walters: Staff was not contacted by any member of the public. Randall: Is anyone on hold right? Chanhassen Planning Commission – September 15, 2020 8 Walters: Nope, no one is ringing in. Randall: Alright. Do we need to give it a few minutes in case anyone? Walters: I don’t believe so. Randall: Okay. Alright. Alright we’ll close the public hearing and comments, concerns. Do we have any comments or concerns? Walters: One thing staff would like to note, this is just a factual clarification. The deck could be expanded about 5 feet further to the south because decks, open decks are allowed to encroach up to 5 feet into the required 10 foot side yard setback. I just mention that because it was mentioned that the 10 foot side yard constrained deck expansion and again it’s not super, super relevant but just as a full factual correct that is a possibility. Randall: MacKenzie is there an issue with the watershed district with the encroachment at all or anything? Walters: We received no comments from either the DNR or the watershed on this variance. Skistad: I was quiet today. I was always looking at the I guess where I’m a little confused is what is here versus what the presentation was. Randall: So you’re wondering based on where that rendering B is that MacKenzie presented that they with the without doing the major variance? Skistad: Yeah, right. So that they’re still asking for the variance but they presented a picture without the variance, is that what? Walters: Correct. My understanding is the applicant’s preference is for the 2 foot cantilever option. However in good faith effort I believe they showed a rendering of what it would look like if the commission went with staff’s recommendation instead of their first preference, if that’s an appropriate way to phrase it. Adam Bender: Yes sir. Von Oven: Usually you just give us one recommendation and then we’re forced to up or down. But this time you actually gave us like Plan B which is the variance as requested. I’m just curious what made it different this time for you? Walters: So one of the, so philosophically staff’s prime responsibility is always to provide the strictest, most consistent with the intent of the code interpretation as our recommendation. The Planning Commission philosophically exists to provide some discretion and judgment on the Chanhassen Planning Commission – September 15, 2020 9 literal reading of the code. When it comes to variances one of the standards is reasonable use. That is at some level a judgment call. This is a case where staff felt that the Planning Commission may feel that reasonable use involved granting the 2 foot cantilever. Staff outlined a case why we feel our recommendation is appropriate but there are situations when we anticipate that you know perhaps that reasonable use standard would be interpreted differently and in those cases we usually provide an alternative motion for what we think is a likely possible read on that. You of course have every freedom to deviate from any of the proposed motions. Von Oven: Thank you. Noyes: I guess just one other comments I would provide is, I could completely agree with the term reasonable use and I think what’s been presented here, you know it’s not egregious. It falls into that definition of reasonable use but I do struggle with one other part of it is that we’re setting a precedent here if we grant the variance so I’m struggling a little bit with what issues are we creating in the future for other similar properties. I mean the facts kind of show that there’s a lot of properties on the lake that are built in this era and there’s quite a few that have non- conformance so what do we do here if we want a variance that says hey you can have an extra 2 feet here. An extra 3 feet here. Are we kind of opening Pandora’s Box for other requests and I don’t know the answer to that. I’m asking you kind of rhetorically but that’s one of my concerns about this especially when we’ve got you know their request is saying hey yeah this is a nice to have you know type of thing. I’m worried about approving a nice to have and still opening up Pandora’s Box a little bit. I’m not saying I’m against it right now but I’m just, I’m struggling with that a little bit. Randall: Any more comments? I agree with you that too. It’s we get into these variances and setting a precedent. Now I’m at 2. It was great that they have a second plan that is conforming with what we need them to do and that will work for them. I mean most of the time what, it won’t work so yeah would I like them to be able to do the cantilever and all that? Yeah it’d look great but with the setback we just can’t do that so that’s my comment on it so. Skistad: I guess I would take an opposing view on that. I would say that if it’s, I would err on the side of the property owner who is trying to do their best to conform and they’re not, I mean it’s like on a second story of the house as well so it’s not as if they’re putting footings in or doing something such as that so I would, I tend to err on the side of like I said the property owner versus a city requirement. Randall: Would anyone like to make a motion? Walters: Staff has also prepared an alternative motion. Randall: What’s the other motion that you prepared? Chanhassen Planning Commission – September 15, 2020 10 Walters: The other motion is granting the variance as requested. The first motion was granting as staff recommended. Von Oven: Just one thing I want to make sure of before I sort of finalize my thoughts. You, there you go. That’s the one. This multi-colored picture, hospital green. Non-conforming patio. That will remain but be enclosed correct? Walters: No. What is being enclosed is currently this bump out here that I think is a 12 by 16 I want to say. Thank you. Von Oven: Oh the patio is the ground level, never mind. Sorry. So that will be just about even with the proposed cantilever and what I’m getting at is no element of this house will be any closer to the lake than it is now. Is that a true statement? Walters: No. So this black line here represents the existing setback line to the lake so the light green will be the cantilever’s 2 foot extension into the lake. Full disclosure because I used paint these lines are not precise and may, you know probably slightly exaggerate the extent of the encroachment. And they are proposing maintaining an even line with the deck which would also expand slightly beyond that existing setback to the lake. If you’re speaking in absolute terms from like the closest edge of that patio towards the lake, nothing would be beyond that existing but in terms of structural it would move closer if the variance were granted. And as I noted my understanding is this patio, concrete area is being removed. Correct? Adam Bender: Correct. Von Oven: Got it. Randall: So MacKenzie with the removal of that concrete would their hardscape percentage remain the same or would it go down? Walters: I believe it, so my recollection is the permit they applied for showed an increase of something like 7 square feet of lot cover all told. I believe the removed patio here largely balances with the proposed addition. Is my memory correct on that? Adam Bender: Yes, so the variance as applied for, we had a net gain of 227 square feet of coverage. However that does not take into account this existing patio on the south side of the lot that has, or will be removed and so I would, I would say that it would be about a wash in the end result. Randall: Thank you. Walters: And I will state the property is under it’s 25 percent lot cover limit. Chanhassen Planning Commission – September 15, 2020 11 Randall: Any more thoughts or concerns after covering some of that aspect? Noyes: Can you show us your alternative recommendation? Walters: The variance as requested. Noyes: So this takes into account the removal of the cantilever? Walters: No, this one would allow for the cantilever to be present. Staff’s recommendation which is the 3.2 foot shoreland setback would not allow for the cantilever. The 5.2 foot variance allows them to have the cantilever and push out 2 feet beyond the existing line. Noyes: Thank you. Randall: Anyone like to make a motion? Skistad: I’ll make a motion on the other one. Randall: Alright. Skistad: The Chanhassen Board of Appeals and Adjustments approves the 5.2 foot shoreland setback variance to permit enclosing and expanding the existing deck and an 8 foot shoreland setback variance to replace and expand the rear patio subject to the conditions of approval and adopts the attached Findings of Fact and Decisions. Randall: Do we have a second on that? Alright I guess we don’t have a second on it so. Walters: Motion fails for lack of a second. Randall: We have another motion? Noyes: I will make a motion here. Randall: Commissioner Noyes. Noyes: The Chanhassen Board of Appeals and Adjustments approves the 3.2 foot shoreland setback variance to permit enclosing and expanding the existing deck subject to the conditions of approval and denies the 5.2 foot shoreland setback variance for a cantilever and 8 foot shoreland setback variance for a patio and adopts the attached Findings of Fact and Decision. Randall: Do we have a second? Von Oven: I’ll second. Chanhassen Planning Commission – September 15, 2020 12 Commissioner Noyes moved, Commissioner Von Oven seconded that the Chanhassen Board of Appeals and Adjustments approves the 3.2 foot shoreland setback variance to permit enclosing and expanding the existing deck subject to the conditions of approval and denies the 5.2 foot shoreland setback variance for a cantilever and 8 foot shoreland setback variance for a patio and adopts the attached Findings of Fact and Decision. 1. A building permit must be obtained prior to construction and building must comply with the Minnesota State Building Code. 2. Eaves may encroach an additional one foot beyond the granted variance as shown in the plans dated August 3, 2020. All voted in favor except for Commissioner Skistad who opposed and the motion carried 3 to 1. Randall: Nay? Skistad: I mean I would support their decision for this as well but unfortunately I would prefer the other version for them. Randall: So we have 3 ayes and 1 nay. Does that move on MacKenzie based on our count? Walters: Yep as three-fourths majority that is a final decision that can of course be appealed by the applicant or any member of the public. If we get the appeal by 4:30 Monday this item would then go before the City Council on October 12th. If not the decision of the commission will stand. Randall: Okay, alright. Thank you for coming in tonight. PUBLIC HEARING: DISCUSS CODE AMENDMENTS TO REQUIRE ZONING PERMITS FOR ALL STRUCTURES THAT DO NOT REQUIRE BUILDING PERMITS. Walters: Yep so public hearing. If the commission’s ready we’ll launch right into these. Randall: Sounds good. Walters: Alright the first code amendment to discuss is requiring zoning permits for all structures. The issues is that structures that residents are interested in constructing in the city that do not require a building permits and are not included in the list of structures requiring zoning permits that the City currently has. A lot of times these structures seem they’re things that shouldn’t require any sort of permit until they get put in a really poorly chosen place and Chanhassen Planning Commission – September 15, 2020 13 really anger the neighbors. So what the City would like to do is essentially require any structure to get a zoning permit so that we can make sure they’re not building across property lines, in easements, and in other places that are going to cause problems. The advantage of this is it allows us to prevent stuff that’s going to cause a problem from being constructed before it cause the problem rather than receiving a complaint from a frustrated neighbor after somebody’s already spent sometimes thousands of dollars building something and then have to go back and either have them remove it or try to figure out how to make it so people can live with it. So some examples of things that have come up and caused issue in the last year or so. Large above ground swimming pools are not covered under the building permit so as long as it’s under 5,000 gallons they can go up without any sort of a permit. When these things go up right on the lot line it can cause a lot of hard feelings. Hot tubs are kind of similar. Large tree houses are often times built on big trees that are right on the lot line. Some people get very frustrated when it ends up overhanging or encroaching into their property. Play structures can also fall in this. These a lot of times will get constructed in nature preserves because it’s nice and wooded and pretty and without a permit the owners don’t realize that it’s protected by a conservation easement. Wood fire pizza ovens. Again you know it’s a little thing that it seems like we’re going for over reach but if your neighbor is running a wood fire pizza over for 4 hours right on the property line right under your window you’re not happy. Sport court lights so not require a zoning permit and generate a lot of complaints when they go up and are angled improperly. So that’s what we’re hoping to do is just make it so that when folks call and say does this need a permit we can say yes it does and we can make sure it’s going in a good place and that it’s not going to be causing an issue for their neighbors. So that’s the brief of it. I’d be happy to take any questions. Von Oven: What’s the definition of a structure? Walters: Yep, structure under the city code is anything made by man and attached to the ground. It is a very broad definition. Von Oven: Okay. Walters: Which is somewhat intentional. I received a call last week from an individual interested in putting 10-15 foot pole in his yard so he could hang mesh down to cover his garden. You know again in the right location this isn’t an issue. Really close to the property line with the neighbors looking at it everyday potentially an issue. Noyes: How much extra work does this bring on for staff? Walters: Hard to say exactly but we typically last year I want to say we issued about 160 zoning permits under the current ordinance. I wouldn’t anticipate this to increase my work load by more than 20 or 30 permits a year. I’m the staff member that evaluates zoning permits so I’m probably the best equipped to determine whether or not this would be an undue burden. I think honestly it would solve more problems than it would cause. I lose a lot more hours when I have to do after the fact enforcement versus being able to prevent a problem from happening. Chanhassen Planning Commission – September 15, 2020 14 Randall: What is the cost for the permit? Walters: At the moment zoning permits are free. There is discussion, full transparency there is discussion at the council of adding a $50 fee to zoning permits and then adding an inspection component. As things currently stand we don’t do compliance inspections after zoning permits are issued. It’s an honor system and the vast of majority of residents put stuff exactly where they tell us they will. Unfortunately that small number that make the patio a little bit bigger or the shed a little bit closer have created issues so we’re going to begin charging a fee to cover the cost of doing inspections to make stuff’s built where we’ve been told it’s going to be built. I don’t know where the council will ultimately go on that but it is being discussed and is proposed. Randall: Is there a square foot to deem a tree house to be large? Walters: Basically common sense I would say. You know if someone says hey I want to put up a 5 by 5, you know a little bitty thing in the tree, yeah. We’re not going to be requiring a permit. It’s when you get into that 30-40 feet. Mostly we’d use where the tree was honestly. Randall: And for example like the Sport Court lights, where do you see that going? Like someone gets the permit and then you talk to them angling lights to not upset your neighbors. Is that how you would tend? Walters: Yeah Sport Court lights are probably the most problematic of all of these in terms of not having a permit requirement. So our nuisance ordinance makes it illegal to allow lights causing nuisance glare to be installed but I have no mechanism to determine or restrain them from being installed. So we have, the city code regulates the amount of light trespass that can occur between residential properties and requires a 90 degree cutoff on lights to prevent them from shining into windows, etcetera but I have no mechanism to compel people to give me permits or to review these. Randall: Okay. So example I decide to flood out my back yard and make a hockey rink. I put lighting up. Then do I need to have a zoning permit for my? Walters: At the moment no. Randall: But if this were to change. Walters: Yep. Randall: Okay. Walters: And then that would allow me to, and again these are not exhaustive things. You would just say these are the lights I’m doing. These are, do you disagree Mr. Generous? Chanhassen Planning Commission – September 15, 2020 15 Generous: No I just wondering that if you’re putting up temporary lights generally we don’t do any permitting for that. It’s the permanent light fixtures that. Randall: Okay. Walters: Oh that’s a point. My apologies. Yeah. Randall: That’s where I could see the issue coming in and for the record if my wife is watching I’m not planning on flooding our back yard so… Walters: Historically though temporary structures are a lot easier for us to do enforcement action on because they’re more portable. Less of a fixed investment. But no Mr. Generous is right, temporary structures would be exempted from permitting under this. My apologies. Randall: Sorry to throw you a curve ball there. Walters: No that’s good. Noyes: Just to continue on that example mostly for my curiosity, Mark mentioned the lights. What about the hockey rink itself. That’s a temporary structure correct? Walters: Yep, they’re allowed. They’re not permitted. We don’t require permits for them. A lot of folks put up back yard hockey rinks or set them up on storm ponds. We don’t regulate that. Noyes: But we would now. Walters: Nope it’d still be as Mr. Generous said, still temporary structure. Our concern is permanent stuff that can’t easily be moved or relocated that represents you know a significant capital investment for the residents or continuance year round annoyance for the neighbors in a worst case scenario. Noyes: So because of that do we need to change that subject sentence to say discuss code amendment to require zoning permit for all permanent structures that do not require building permits? Walters: I don’t believe so because the existing language. I know, if the commission wants we can certainly make that amendment. The language changes to the code would continue to remain silent on that which would mean current policy of not permitting temporary structures would be in place. So nothing about that would change this. If that makes sense. Chanhassen Planning Commission – September 15, 2020 16 Noyes: I just brought it up because I don’t want to have it cause issues for you guys based on a citizen’s interpretation of structure. Walters: What are your thoughts Mr. Generous? Generous: We generally have not had any problems with the temporary structures. If they start to get bigger like those temporary enclosures for cars that people will put up over the winter, they’re big enough so if they were to be a permanent structure they would need to get a building permit. Noyes: No I’m satisfied. I just brought it up because I want to make sure… Generous: Any time they put in footings or things like that, those are the things we want to see. Von Oven: Do you know if this, this method of this amendment I guess has precedent in other cities? Was it conceived here or was it borrowed from somewhere else? Walters: This was designed to address a problem we’ve noticed where we have to do, where we get complaints and have to do after the fact enforcement. You know I kind of ran through in my report the history of the zoning permit requirement and what I basically noticed was every couple years we added new structures to the list because we get enough volume of reports that essentially we say okay this needs to be added and so staff conceived that this is a way to just cut to the chase and make it so that any structure is going to require a zoning permit instead of piecemeal adding to the list and having residents come up with new things that are problematic and not required. Generous: And generally it was designed as a preventative measure so that we could stop people from creating problems before it became a permanent fixture. Randall: Do you have any more examples for us MacKenzie or is that just your top 6 list right there? Walters: Those are the ones that I’ve been called about enough that when I wrote this paper it was like oh yeah I’ve got that one. I’ve got that one. I’ve got that one. I’m sure if I went through my call logs I’d find some weird ones but yeah. Generous: Decorative trellises sometimes. Walters: No I’m thinking the one that wanted a big concrete reinforced mailbox that one of the neighbors was upset about. You know so it’s just sometimes really random things. Skistad: I didn’t think we were allowed swimming pools so that one surprised me. Above ground swimming pools. Chanhassen Planning Commission – September 15, 2020 17 Walters: Above ground swimming pools currently the code is completely silent on and anything the code does not prohibit the rights lie within the property owner. Randall: But if I had a 4,000 gallon pool I wouldn’t need to get the permit but if I had a 5,000 I’d have to right? Walters: 5,000 requires a building permit under state law is my understanding. Right now in Chanhassen if you put in a 4,999 gallon above ground pool you would not need to pull any permit or have any staff review. And again when this goes right on the property line, right under the bedroom and kids are playing, that’s where we are trying to avoid and make sure that stuff’s going where it should. Randall: Okay. Any other questions for staff? Do we have any phone calls coming in regarding public comments? None? Walters: We can open the public hearing. Randall: Open the public hearing. Walters: I am not seeing any calls. Randall: Okay, alright. We’ll open up the commission discussion. Walters: Chair we need to close the public hearing please. Randall: We close the public hearing. Walters: Thank you. Randall: Thank you. …say a point of order. Any comments, concerns regarding this? Von Oven: I’m in favor of what you’re trying to prevent. I’m not in favor of the broadness of the definition and the idea of it potentially fairly soon costing $50 dollars for any structure for any resident to get a zoning permit. That puts me over the edge so I hate coming forth with a problem without a solution but I think we have to find a balance between continuing to add things that are structures and just opening the gates for anything that you stick in the ground that is considered permanent, and again I don’t have a great solution for it. I think this is a way to do it but I don’t think it’s necessarily the right way. I think we need, somehow we need to be able to define what falls inside this and what doesn’t fall inside it. Otherwise it’s too broad and then I can see a, I can see this happening and then a couple of months later it’s $50 dollars to get the zoning permit and then there’s a huge backlash from people saying where did this come from. So yeah as it stands right now I’m not in favor of having it that broad. Chanhassen Planning Commission – September 15, 2020 18 Noyes: I completely understand where you’re coming from. I guess I have a question though is, do we as a commission need to separate out the actual motion from what the cost part of this that the City Council’s going to look at right? I mean if we said we think this is a good business process and then we let the City Council decide if it’s a good business process at zero dollars or $50 dollars or $500 dollars whatever, what I’m worried about is going down the path of hey let’s not do something that makes sense because of something that’s going to happen down the road but we don’t know if it’s going to happen for sure. So I have the same concern. That’s why I asked about the permanent versus the temporary type of thing because it is broad but I also can understand there’s probably some upset neighbors out there that have had to deal with things because there wasn’t a concrete requirement in place. Randall: Any comment? You’re thinking over there? Skistad: If they’re already, I mean if they’re on the border or on the property line they’re probably already breaking some code are they not? Walters: They are. That’s where we get into that issue with the after the fact enforcement. A lot of times folks aren’t as, not everyone know exactly where their property line is and a lot of times sitting down staff, going through the permit process, looking at the survey. Having to draw it on there is enough to educate them so they realize oh, it stops 5 feet from my garage. Not 7 feet like I thought. So what the zoning permits lets us do is by making them show us where they’re putting it and by letting us say stuff like oh hey you may not know this but you had a drainage and utility easement here, you know there’s actually a sewer line going through here. You don’t want to put this on top of that. We can fix problems before they happen. If no permit’s required then they go, they spend you know however much they spend building this beautiful thing, and they’re acting in complete good faith. They think it’s fine. They put it a foot on the neighbor’s property. The neighbor gets upset and then it’s either civil dispute going through the courts to force them to remove or the City doing, and I’m talking worst case scenario here obviously. Or the City doing after the fact enforcement compelling them to ripe it up and relocate which is much harder than stopping it before it goes in. So yes they are breaking a rule but they don’t know they’re breaking the rule. This is usually an educational tool for us. Randall: I agree with you on that point. It is a great educational tool. I know I was looking at getting a shed in my back yard. Went to the website. Looked at the requirements. It was good and your point being, I agree with the fee thing but it’s not part of this motion right now I guess and that would be something that I mean we could argue later with the City Council I guess. I don’t know if they’d even come, the fee structures that come through but yeah I’m thinking large tree house they need to go get a permit and I think the idea of the education aspect behind it. Having people come in and actually understand what they can and cannot do and here’s the reason why. It’s not over reaching thing. Unfortunately I could see the fees getting out of hand but that’s not part of the motion right now so that’s why I’m just focusing on that so. The other Chanhassen Planning Commission – September 15, 2020 19 thing too how are we going to, how is the public going to be taught or made aware of these zoning permits? Walters: Yep. Randall: Are you going to be hanging door flyers or? Walters: Yep assuming this passes and is then also passed by the City Council what staff would do is we would write a Connection article. A lot of people do read Connection. We’d also update the City website. We’d probably try to give it some prime time in the scrolling bar you know, updated zoning permits requirements. Click here to learn more. You know a lot of times how we catch stuff for zoning permit too is whenever anyone digs under state law they’re supposed to get a Gopher One locate so one of the things staff does is we review these tickets and then we call the contractor and the homeowner and I make several calls a day that are basically hi, I see you’re going to put in a fence. Did you know you need a fence permit in the city of Chanhassen? Let me talk you through the process and so we would do that same outreach on a property by property and the word would get around through contractors and homeowners. It will take years before everyone’s on the same page. We still have contractors we call about patios who say I have no idea that patios, I didn’t know patios needed one. I’ll pull a permit. A couple have used that line 4 or 5 times now so I get a little skeptical but you know we do do outreach. Randall: I mean I don’t want to do those…like having to pull a permit to replace a toilet in my house or something like that but you know I understand where this is coming from I guess and so I think it’s a good thing. I’ll be voting in favor of that proposed motion if someone does propose it so. Noyes: I will make a motion. The Chanhassen Planning Commission recommends that the City Council adopt the proposed amendment to Chapter 20 of the Chanhassen City Code concerning zoning permits. Randall: Do we have a second? Is there a second? Walters: Under Roberts Rules the Chair can second if they so choose. Randall: Alright I will second it. Commissioner Noyes moved, Acting Chair Randall seconded that the Chanhassen Planning Commission recommends that the City Council adopt the proposed amendment to Chapter 20 of the Chanhassen City Code concerning zoning permits. Commissioners Noyes and Randall voted in favor, Commissioners Von Oven and Skistad opposed. The motion fails with a vote of 2 to 2. Chanhassen Planning Commission – September 15, 2020 20 Walters: And so we’ll move it onto City Council with a note that the Planning Commission voted 2 to 2, correct Mr. Generous? Generous: Or we can take it back to the City Manager and our Community Development Director. Walters: If we want to revise it and bring it back? Generous: Yeah. Walters: Okay we will update you at the next commission meeting in terms of where this is going. Thank you. Skistad: I’d like to just, can I make my comment on it? Is that alright? As far as the play structures go, how do you determine if that is permanent or not? That’s just one thing that I think should be thought through. Walters: Concrete footings. If it’s anchored to the ground it’s permanent. That’s always our standing on those. Randall: Similar to trampoline? Walters: Is not permanent. Randall: Good to know. Generous: Unless you’re anchored to the ground. Walters: Yeah you cement that baby in. Randall: Alright what’s next on the agenda here? PUBLIC HEARING: DISCUSS CODE AMENDMENTS TO PERMIT THE CONSTRUCTION OF CERTAIN STRUCTURES ON OUTLOTS. Walters: On outlots yep. So if you remember about a month back we had a variance case, the individual wanted to put the water oriented accessory structure on their riparian lot. It was technically platted as an outlot. By definition they’re unbuildable. However there are places in the city that property’s an example. Several city parks. HOA beachlots and similar designated uses where as part of their subdivision approval the City Council has said we want this outlot to be used for this purpose and sometimes that purpose involves a building. So we have a bit of a disconnect in our code because no outlot can ever have a building on it. So staff’s proposed Chanhassen Planning Commission – September 15, 2020 21 solution is to adopt very tight performance standards allowing the issuance of building permits that are consistent with the stated intent of an outlot. So this will allow for instance an outlot platted as an HOA beachlot to have a gazebo which is something they’re permitted under the city code as an HOA outlot. As a recreational beachlot. So it will kind of reconcile these discrepancies and allow our code to be more internally consistent. The goal in the performance standards is to make sure that outlots still serve their primary function which is to preserve open spaces and present land that cannot be developed. So some examples of the, this is actually a pretty comprehensive list of what would be permitted. Beachlots. So things that were intended to be beachlots would be allowed anything permitted by a beachlot conditional use permit or their non-conforming use permit if they’re an older beachlot. If it’s a park, a structure shown on the subdivision plan or if no plan is consistent with the existing nature in use would be permitted. Single family riparian we would allow water oriented structures as per our shoreland ordinance and then a lot of developments will have an outlot and the intent would be to have a monument sign there. This would clean it up and make it clear that we can in fact issue a sign permit to allow them to put a sign on that outlot. However if it’s intended for open spaces still no building would be allowed period. Be happy to stand for any questions you have. Noyes: Does the outlot have to be privately owned? Walters: No. So for instance a lot of times when subdivisions dedicate open spaces or preserve lands they hand it over to the City and in some cases those lots are intended for parks and are handed over to the City so several neighborhood level parks are platted as outlots and are owned by the City. Noyes: So where would the demand for a structure on that type of outlot come from? Would that come from the residents who use it or come from the City? Walters: If it’s one of our parks we would be developing in accordance with our park master plan. How exactly the park department determines what structures it puts on is they do a community surveys, outreach, things of that nature. The majority of the ones that we’re probably talking about though are going to be HOA ones where you know the developer back when the HOA, when the subdivision was formed negotiated for a smaller lots with the understanding that a big lot in the center was going to be there to have play structures and things like that for the neighborhood children. So technically under our ordinance if they came in and say hey, we want to replace the jungle gym with a climbing ladder, I’d have to say yeah I can’t give you a permit. It’s an outlot. Obviously that’s not a position we want to be in or try to defend. That’s a use consistent with it’s intended use. We want to give them that flexibility. We want to let that lot be used for it’s intended purpose so what this code does is say you can use it as it was intended to be used and it gives us the authority to grant those building permits. What we don’t want to do is open up outlots to non-specific development because then you know worst case scenario the HOA’s running in a bit of a deficit, well let’s bulldoze the playground and sell it to a developer and they can put a big house on it. So that’s why the original provision in the code says outlots are by definition non-buildable. So we’re proposing strict performance standards to Chanhassen Planning Commission – September 15, 2020 22 let them serve their function without opening them up to say general development if that makes sense. Randall: Okay. Skistad: This all makes sense to me. Randall: Yep. Is there going to be a fee associated with it? Walters: Yeah normal permitting fees would be in place. So if they would, like let’s say for instance it was a, I think we do have some outlots that have swimming pools and changing rooms. If they were to demolish the changing rooms. Redoing the plumbing for showers, you know of course we’d have to do the plumbing inspection so the fees associated with that would be applied as per usual. Randall: Okay. Any other comments, concerns, questions? Alright we’ll open up the public hearing portion of the presentation. Is there anyone here from the public wishing to speak? Seeing none, MacKenzie are there any phone calls coming in? Walters: There are no phone calls. Randall: Okay. And the public hearing portion of the presentation. Any questions or concerns? Thoughts. Opinions before we get a motion or someone wants to have a motion. There’s a motion right there is someone wants to look at that. Walters: The motion is actually correct. I just didn’t change the slide heading. Von Oven: Excellent. I’m happy to make a motion. The Chanhassen Planning Commission recommends that the City Council adopt the proposed amendment to Chapter 1 and Chapter 20 of the Chanhassen City Code concerning outlots. Randall: Thank you. Do we have a second? Noyes: I’ll second. Randall: Second. Commissioner Von Oven moved, Commissioner Noyes seconded that the Chanhassen Planning Commission recommends that the City Council adopt the proposed amendment to Chapter 1 and Chapter 20 of the Chanhassen City Code concerning outlots. All voted in favor and the motion carried unanimously with a vote of 4 to 0. Randall: Alright no nays. 4 to 0. Motion passes. Chanhassen Planning Commission – September 15, 2020 23 Walters: Thank you. Randall: Thank you. APPROVAL OF MINUTES: Commissioner Skistad noted the verbatim and summary Minutes of the Planning Commission dated September 1, 2020. ADMINISTRATIVE PRESENTATIONS: CITY COUNCIL ACTION UPDATE. Randall: City Council update. Generous: Oh it was a good one. They tabled the appeal and variance request for Highover Trail last night so. Randall: What did they do? Generous: They tabled it. Walters: That was the appeal and variance you heard a month ago. 6893 Highover Drive. Skistad: The drainage issue. Noyes: That’s where we had the 3-3 vote on our end? Walters: No that was the one. Generous: It was 6-0. Walters: Yeah it was 6-0. That was the one where the applicant was appealing a staff administrative decision believing that staff had made an error in our assessment of. Generous: Not allowing them to build in the D and U. Von Oven: And they tabled it? Walters: The applicant submitted the plans to the City and that they believe will address staff’s issue with the drainage and utility easement. Those plans were submitted about an hour before close of business so staff had not had time to review them so in order to you know give a fair assessment and to determine whether or not it was a viable solution both staff and the applicant agreed to table the item pending our review. Chanhassen Planning Commission – September 15, 2020 24 Generous: Secondly they approved the Bluff Creek Overlay District primary zone boundary adjustment for Powers Boulevard, south of 212. And they approved the Bluffs on Lake Lucy which is the 4th Addition of The Park. And that’s it. And then your next Planning Commission meeting on October 6th you actually have 3 public hearings. On a variance on 6915 Highover Lane. It’s a bluff setback among other things. 7016 Dakota is a variance. Walters: 7016 is a front yard setback and lot cover variance to expand a 2 car garage into a 3 car garage and then add some living area behind in the existing footprint. Generous: And then the third one would be an amendment to the Crossover, or Crossroads planned unit development which is on 101 and Lyman there and site plan review for automotive repair business. So it will be interesting. A little bit different. And we already have stuff coming in for the middle of October so. Randall: Alright do we have a motion for adjournment? Commissioner Von Oven moved to adjourn the meeting. All voted in favor and the motion carried unanimously with a vote of 4 to 0. The Planning Commission meeting was adjourned at 8:15 p.m. Submitted by Kate Aanenson Community Development Director Prepared by Nann Opheim PLANNING COMMISSION STAFF REPORT Tuesday, October 6, 2020 Subject City Council Action Update Section ADMINISTRATIVE PRESENTATIONS Item No: E.1. Prepared By Jean Steckling, Senior Admin. Support Specialist File No:  ATTACHMENTS: City Council Action Update City Council Action Update MONDAY, SEPTEMBER 14, 2020 The Bluffs at Lake Lucy Final Plat Approval (The Park 4th Addition) - Approved Consider an Appeal of the City's Denial of an Encroachment Agreement for Retaining Walls and Variances from the City's Prohibition on Locating Structures within Drainage and Utility Easements located at 6893 Highover Drive - Tabled Consider an Appeal of the Bluff Creek Overlay District Boundary Determination Made by a City Administrative Officer for Property Located at the Southeast Corner of Highway 212 and Powers Boulevard - Approved MONDAY, SEPTEMBER 28, 2020 Approve Code Amendment to Remove 1"=200' Scale Mylar Requirement – Approved Approve Code Amendment to Correct IOP District Permitted Accessory Uses Numbering – Approved Approve Partial Release of Development Contract Chanhassen East Business Center 2nd Addition – Approved Minutes for these meetings can be viewed and downloaded from the city’s website at www.ci.chanhassen.mn.us, and click on “Agendas and Minutes” from the left-side links. g:\plan\forms\development forms\city council action update.docx