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1n Christensen Subdivision CITY OF CHANHASSEN 7700 Market Boulevard PO Box 147 Chanhassen, MN 55317 Administration Phone: 952227.1100 Fax: 952.227.1110 Building Inspections Phone: 952.227.1180 Fax: 952.227.1190 Engineering Phone: 952227.1160 Fax: 952.227.1170 Finance Phone: 952.227.1140 Fax: 952.227.1110 Park & Recreation Phone: 952.227.1120 Fax: 952.227.1110 Recreation Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax: 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 Public Works 1591 Park Road Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 Fax: 952.227.1110 Web Site www.ci.chanhassen.mn.us :in # - MEMORANDUM TO: Todd Gerhardt, City Manager Sharmeen Al-Jaff, Senior Planner ~, January 23,2006 FROM: DATE: SUBJ: CHRISTENSEN SUBDIVISION: Preliminary Plat to Subdivide Property into Two Single-family Lots with a Variance to allow Flag Lots - Planning Case 05-44 EXECUTIVE SUMMARY The applicant is requesting Preliminary Plat approval to subdivide 1.05 acres into two lots with variances to allow flag lots, Christensen Subdivision. ACTION REQUIRED City Council approval requires a majority vote of City Council present. PLANNING COMMISSION SUMMARY The Planning Commission held a public hearing on January 3,2006 to review the proposed development. The Planning Commission voted 6-0 to approve the proposed development. Some issues raised by the public included: · The number of access points on Golden Court. Finding: This is a cul-de-sac that does not have high-volume traffic nor high speed. As such, it is not necessary to combine the driveways. · A question was raised regarding the front property line. Finding: Staff explained that the most westerly line on both Lots 1 and 2 are the front property lines. . Is the site in a shoreland district? Finding: The site is not in a shoreland district; however, even if itwas, the regulations governing this subdivision and future building permitwould remain the same. The summary and verbatim minutes are item la of the City Council packet. RECOMMENDA TION Staff recommends adoption of the motion approving the preliminary plat with variances as specified in the staff report dated January 3, 2006. ATTACHMENTS 1. Staff Report dated January 3, 2006. g:\plan\200S planning cases\OS-44 christensen subdivision\executive summary. doc The City ot Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play. ~ z -< u ~ ~ ~ ~ -< -< ~ -< ~ ~ ~ ~ 00. PC DATE: January 3, 2006 CC DATE: January 23,2006 CITY OF CHANHASSEN REVIEW DEADLINE: January 31,2006 CASE #: 05-44 BY: Al-Jaff, et al STAFF REPORT PROPOSAL: Preliminary Plat to Subdivide property into 2 single-family lots with a Variance to allow two flag lots - CHRISTENSEN SUBDIVISION LOCATION: Northwest of Golden Court (6710 Golden Court) APPLICANT: Robert Christensen 6710 Golden Court Chanhassen, MN 55317 (952) 474-5864 PRESENT ZONING: RSF, Single Family Residential District 2020 LAND USE PLAN: Residential Low Density (Net Density 1.2 - 4.0 units per acre) ACREAGE: 1.05 acres DENSITY: 1.9 Units per Acre Gross - 2.39 Units per Acre Net SUMMARY OF REQUEST: Subdivision of 1.05 acres into 2 single-family lots, and a variance to allow Two Flag Lots. Notice ofthis public hearing has been mailed to all property owners within 500 feet. Staff is recommending approval of the request. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City must approve the preliminary plat. This is a quasi-judicial decision. The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Subdivision 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. Location Map Christensen Subdivision Planning Case No. 05-44 6710 Golden Court City of Chanhassen Lake Lucy Road Subject Property < 0. a :0 -" '-! '-'" Lake Lucy Road I ( [[[J IT\ 'lJ Carver Beach 0 ::E CD Cil OJ (') ::r < l>> '0 0. l>> .... ...-... ~ 0 r :0 l>> ;:, CD -" '-! '-'" SCANNED Christensen Subdivision January 3, 2006 Page 2 BACKGROUND The history of this area started when Golden Glow Acres, located south of Burlwood, decided to develop the property. The owners of the Burlwood property were not ready to sell or seriously consider development alternatives. As a result, City staff completed five Alternative Development Proposals for the Golden Glow Acres property and adjoining parcels dated January 30, 1995. The owner of Golden Glow Acres proposed a private street to serve four homes within his development. Staff evaluated the site and recommended the use of a public street. We also proposed to examine the surrounding area, potential for development, and services to those properties. i ... .. td e. ~ I!I 1'>0 All options maintained existing home sites, extended utilities, evaluated tree loss, grading, traffic movement, and berms along Powers Boulevard. Ultimately, Option E was selected as the guiding plan to develop the area. The details of this option are as follows: OPTION E This option combines the use of private and public streets to develop the site. It is least disruptive to existing features and also allows for the area to develop, for the most part, independently of each other. Pros Minimizes site grading/filling and tree loss; retains existing topographic features for the most part Provides a mixture of house types, i.e. walkout, rambler, etc. Allows for parts of the area to develop independently of the rest Provides public street access Curb cuts align with or across from existing driveways Adequate intersection spacing Room for berming along Powers Boulevard and Lake Lucy Road Maintains use of existing driveways Most likely the most feasible from an economic standpoint Eliminates long dead-end cul-de-sac Cons Still requires two or more parcels to replat in order to develop layout JJ J' L f :f I 2 3Ao.,3 . ,~'~l I ~ leckman ~ ~ ! i h~tenso 6' 5 I '; I -;--'Ff:.l-J , ~ -----4 611 ~ I (o...~ 9 j ~_j ~ MadiDka .11 I 20 1 ~ 10 '~p ~ r::)-1 I ----/:i~~ I 11/~) ~!gL I -/ l(r~~ - b.>. 12 ~! KOh~~_ __ ~I~.~J-~- [lb_ 13 [ \nlanger~ : ! ~i- . I 115""' ~ The Christensen property was slated to develop through the use of two flag lots. This layout is in keeping with a previous City Council recommendation. Christensen Subdivision January 3, 2006 Page 3 PROPOSAL/SUMMARY The applicant is proposing to subdivide 1.05 acres into 2 single-family lots. The property is zoned RSF, Single Family Residential District. The site is located at the northwest corner of Golden Court and contains a single-family home. Access to the site is proposed off of Golden Court. Both lots meet the minimum lot area, width and depth requirements of the zoning ordinance with an average lot area of 18,210 square feet (these are flag/neck lots and the area ofthe neck is excluded from the overall lot area). City Code requires a variance to allow a flag lot. The development pattern of this parcel was decided in the year 1995 and all the infrastructure was built accordingly. Staff is recommending approval ofthe subdivision with variances with conditions outlined in the staff report. PRELIMINARY PLAT The applicant is proposing to subdivide a 1.05 acre site into 2 single-family lots. The density of the proposed subdivision is 1.9 units per acre gross and 2.39 units per acre net. Both lots exceed the minimum 15,000 square feet of area, with an average lot size of 18,210 square feet. Both proposed lots meet the minimum width and depth requirements of the Zoning Ordinance. The lots are proposed to be served via flag lots. This layout is in keeping with a previous City Council recommendation. Christensen Subdivision January 3,2006 Page 4 Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the Zoning Ordinance. Sediment Control Silt fence should be installed along the grading limits along the east edge of the site from the north property line to the rock construction entrance. Two silt fences should be installed in "smiles" perpendicular to the flow line upstream of the 18" CMP leaving the site to slow the water and prevent discharge of sediment from the site. Street cleaning of soil tracked onto public streets should include daily street scraping and street sweeping as needed. Surface Water Management Fees Water Quality Fees Because of the impervious surface associated with this development, the water quality fees for this proposed development are based on single-family residential development rates of $1 ,600/acre. Based on the proposed developed area of approximately 1.05 acres, the water quality fees associated with this project are $1,680. Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average citywide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage. Single- family residential developments have a connection charge of $2,900 per developable acre. This results in a water quantity fee of approximately $3,045 for the proposed development. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $4,725.00. GRADING. DRAINAGE & EROSION CONTROL The existing property consists of one lot and two outlots. There is an existing house on Lot 2 which will remain. The proposed grading matches the existing drainage pattern within the area. Runoff will flow overland from the northern portion of Lot 1 to the low point in the driveway of Lot 1. The developer proposes to install an 18" diameter corrugated metal pipe (CMP) culvert under the driveway to facilitate drainage to the existing 18" CMP culvert under the driveway on Lot 2. Hydrology calculations must be submitted and shall include pre- and post-development volume and peak discharge rates for the 2, 10 and 100- year rainfall events. Hydraulic calculations verifying the design of the driveway culverts must also be submitted. Christensen Subdivision January 3,2006 Page 5 The plan must show the proposed lowest floor elevation of the house on Lot 2. Soil boring information must be submitted. The lowest floor elevation must be minimum 3 feet above the highest known groundwater elevation. The plan does not identify any retaining walls. Any proposed retaining wall over four feet high requires a building permit and must be designed by a Professional Engineer registered in the State of Minnesota. UTILITIES The utility plan submitted with the preliminary plans is shown on the grading plan. Due to the complex layout of the existing utilities, a separate utility plan must be submitted prior to City Council consideration of the preliminary plat. It appears that the existing utility information shown on the plan is incorrect. For example, the existing 6" watermain is shown on top of the existing sanitary sewer manhole on Lot 1, the existing sanitary sewer service to the Martinka property is missing and the existing lateral sanitary sewer extending east from the manhole within Lot 1 into the lateral sanitary sewer within the east-west portion of Golden Glow Court is not shown. The 6" watermain from the 900 bend to the proposed service must be public and therefore must have a hydrant at the end of the line and lie within a drainage and utility easement. The portions of the existing public and private utility services to the home on Lot 2 that lie within Lot 1 must be within a drainage and utility easement. The utility plan must include notes where conflicts between services and/or culverts appear. The proposed lot is subject to sanitary sewer and watermain hook-up and connection charges. The lateral connection charges must be paid with the final plat and are as follows (2006 rates): $5,272 (sanitary sewer) + $5,272 (water) = $10,544. The hook up fees must be paid with the building permit and are as follows (2006 rates): $1,575 (sanitary sewer) + $4,078 (water) = $5,653 STREETS Golden Glow Court is a 28-foot wide urban street within a 50-foot wide right of way. There are no street improvements associated with this project. The driveway to Lot 2 must be shifted so that it is at least 10 feet from the property line. PARKS AND TRAILS This property lies within the neighborhood park service areas of both Curry Farms Park and Carver Beach Park. The Park and Recreation Director is not recommending any additional Christensen Subdivision January 3,2006 Page 6 public park or trail services be constructed as a part of this subdivision. In lieu of any public improvements, a park dedication charge of$5,800 will be applicable at the time of platting. TREE PRESERV ATION/LANDSCAPING Tree canopy coverage and preservation calculations for the Christensen Subdivision are as follows: Total upland area (including outlots) Total canopy area (excluding wetlands) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 1.05 ac or 45,958 SF .44 ac or 20,444 SF 45% 35% or 16,085 SF 37% or 17,337 SF The developer meets minimum canopy coverage allowed. No additional reforestation plantings are required. According to ordinance, a minimum of one tree is required in the front yard of each lot. No bufferyard plantings are required. All neighboring land uses are identical. Staff recommends that the tree protection fencing shown on sheet 2 of the preliminary plans dated 12/2/5 be continuous to form a solid barrier around the construction site. COMPLIANCE WITH ORDINANCE - RSF DISTRICT Lot Area Lot Width Lot Depth Home Setback Ordinance 15,000 toO' 125' 30' front/rear 10' sides BLOCK 1 Lot 1 19,662 105' 190' 30'/30' to' 30'/30' to' Lot 2 16,759 127' 215' SUBDIVISION - FINDINGS 1. The proposed subdivision is consistent with the zoning ordinance; Finding: The subdivision meets all the requirements of the RSF, Residential Single Family District and the zoning ordinance if the flag lot layout was approved. 2. The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; Christensen Subdivision . January 3,2006 Page 7 Finding: The proposed subdivision is consistent with the comprehensive plan and subdivision ordinance. 3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development; Finding: The proposed site is suitable for development subject to the conditions specified in this report 4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; Finding: The proposed subdivision is served by adequate urban infrastructure. 5. The proposed subdivision will not cause environmental damage; Finding: The proposed subdivision will not cause significant environmental damage subject to conditions of approval. The proposed subdivision contains adequate open areas to accommodate house pads. 6. The proposed subdivision will not conflict with easements of record. Finding: The proposed subdivision will not conflict with existing easements, but rather will expand and provide all necessary easements. 7. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a. Lack of adequate storm water drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer systems. d. Lack of adequate off-site public improvements or support systems. Finding: The proposed subdivision will have access to public utilities and streets. VARIANCE Section 18-57. Streets. (q) Flag lots may be permitted in the A2, RR, RSF and R4 if the criteria in variance section 18-22 are met and upon consideration of the following: (1) The prevailing development pattern makes it unfeasible or inappropriate to construct a public street. In making this determination, the city may consider the location of existing property lines and homes, local or geographic conditions and the existence of wetlands. Christensen Subdivision January 3,2006 Page 8 (2) After reviewing the surrounding area, it is concluded that an extension of the public street system is not required to serve other parcels in the area, improve access, or to provide a street system consistent with the comprehensive plan. (3) The use of a private street will permit enhanced protection of the city's natural resources, including wetlands and protected areas. Staff is recommending approval ofthe flag lots based upon the analysis provided in the background section of the report. VARIANCE FINDINGS Sec. 18-22. Variances. The City Council may grant a variance from the regulations contained in this chapter as part of the plat approval process following a finding that all of the following conditions exist: (1) The hardship is not a mere inconvenience; (2) The hardship is caused by the particular physical surroundings, shape or topographical conditions of the land; (3) The condition or conditions upon which the request is based are unique and not generally applicable to other property; (4) The granting of a variance will not be substantially detrimental to the public welfare and is in accord with the purpose and intent of this chapter, the zoning ordinance and comprehensive plan. Finding: Based upon the analysis within the background section of the report, it is impossible to serve the site with full lot frontage on a public street. Previous City approvals established the flag lot use for this property. The applicant's request is reasonable. Based upon these findings, staff is recommending approval of this variance. RECOMMENDATION Staff recommends the Planning Commission City Council adopt the following motion: "The City Council approves Plan.-1ing Commission recormnends ap~rov.al. of the preliminary plat for Planning Case 05-44 for Christensen Subdivision for 2 lots with variances to allow two flag lots as shown on the plans dated received December 2, 2005, subject to the following conditions: 1. A minimum of one tree (2 W' diameter) is required in the front yard of each lot. 2. All areas outside of the grading limits shall be protected by tree preservation fencing. Fencing shall be installed prior to grading and excavation for homes on each lot and located at the dripline or beyond whenever possible. Any trees shown as preserved that are removed or damaged shall be replaced at a rate of2: 1 diameter inches. Christensen Subdivision January 3,2006 Page 9 3. Silt fence shall be installed along the grading limits along the east edge of the site from the north property line to the rock construction entrance. Two silt fences shall be installed in "smiles" perpendicular to the flow line upstream of the 18" CMP leaving the site to slow the water and prevent discharge of sediment from the site. 4. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as needed. 5. Based on the proposed developed area of approximately 1.05 acres, the water quality fees associated with this project are $1,680; the water quantity fees are approximately $3,045. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $4,725.00. 6. Prior to City Council consideration of the preliminary plat, the following changes must be incorporated into the plans: a. All plans must be signed by a Professional Engineer registered in the State of Minnesota. b. The plans must show the proposed lowest floor elevation for Lot 1. c. A separate utility plan must be submitted and must resolve the apparent conflict of the existing 6" watermain over the existing sanitary sewer manhole on Lot 1. d. The utility plan must show the lateral sanitary sewer within the east-west portion of Golden Glow Court to the manhole within proposed Lot 1. e. The utility plan must show the sanitary sewer service to the Martinka property. f. A 20- foot wide drainage and utility easement must be platted over the existing 6" watermain on Lot 2. The easement shall be centered over the watermain. g. Drainage and utility easements must be platted over the existing sanitary sewer and watermain services to the house on Lot 2 and the Martinka property. The easements shall be 15 feet wide and centered between the sanitary sewer and watermain services. h. The utility plan must include notes where conflicts between services and/or culverts appear. 7. Prior to City Council consideration of the final plat, the developer must comply with the following: a. Hydrology calculations must be submitted and shall include pre- and post-development volume and peak discharge rates for the 2, 10 and 100-year rainfall events. b. Hydraulic calculations verifying the design of the driveway culverts must also be submitted. c. Any proposed retaining wall over four feet high requires a building permit and must be designed by a Professional Engineer registered in the State of Minnesota. d. Soil boring information must be submitted. e. The driveway to Lot 2 must be at least 10 feet from the property line. Christensen Subdivision January 3,2006 Page 10 8. Building Official Conditions: a. Separate water and sewer services must be provided for each lot. 9. Fire Marshal conditions: a. Comply with Chanhassen Fire Department Policy Premises Identification (Copy Attached). ATTACHMENTS I. Findings of Fact. 2. Application and Project Narrative. 3. Public Hearing Notice Affidavit of Mailing. 4. Chanhassen Fire Department Policy Premises Identification. 5. Plans Dated December 2,2005. g:\plan\200S planning cases\OS-44 christensen subdivision\staff report pc.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of Christensen Subdivision - Planning Case 05-44 On January 3, 2006, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of a Preliminary Plat to Subdivide a 1.05 Acre Lot into Two (2) single-family Lots, Christensen Subdivision. The Planning Commission conducted a public hearing on the proposed development which was 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 RSF, Single..,Family Residential. 2. The property is guided in the Land Use Plan for Residential- Low Density (1.2- 4.0 units per net acre). 3. The legal description of the property is attached as Exhibit A. 4. The Subdivision Ordinance directs the Planning Commission to consider seven possible adverse effects of the proposed subdivision. The seven (7) effects and our findings regarding them are: a) The proposed subdivision is consistent with the zoning ordinance; b) The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; c) The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development; d) The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; 1 e) The proposed subdivision will not cause environmental damage; f) The proposed subdivision will not conflict with easements of record; and g) The proposed subdivision is not premature. A subdivision is premature if any of the following exists: 1. Lack of adequate storm water drainage. 2. Lack of adequate roads. 3. Lack of adequate sanitary sewer systems. 4. Lack of adequate off-site public improvements or support systems. 5. The planning report Planning Case 05-44, dated January 3, 2006, prepared by Sharmin Al-Jaff, et al, is incorporated herein. RECOMMENDA TION The Planning Commission recommends that the City Council approve the Preliminary Plat with Variances. ADOPTED by the Chanhassen Planning Commission this 3rd day of January, 2006. CHANHASSEN PLANNING COMMISSION BY: Uli Sacchet, Chairman g:\plan\200S planning cases\OS-44 christensen subdivision\findings of fact.doc 2 EXHIBIT A The North 230 feet of the West 190 feet of the South 904 feet of that part of the Northwest Quarter of the Southeast Quarter of Section 2, Township 116, Range 23, Carver County, Minnesota, lying west of the Chanhassen and Excelsior Public Road. AND Outlot A and that part of Lot 6, Block 1, Burlwood, Carver County, Minnesota lying southwesterly of the following described line: Commencing at the westerly northwest corner of said Lot 6; thence South 0 degrees 23 minutes 15 seconds West, an assumed bearing along the most westerly line of said Lot 6 a distance of 122.17 feet to the northwest corner of Outlot A and the point of beginning; thence South 31 degrees 13 minutes 07 seconds East 57.10 feet to the westerly line of Golden Glow Court and there terminating. Outlot B, Burlwood, according to the recorded plat thereof. g:\plan\200S planning cases\OS-44 christensen subdivision\findings offact.doc 3 Planning Case No. OS -4<-/ CITY OF CHANHASSEN 7700 Market Boulevard - P.O. Box 147 Chanhassen, MN 55317 - (952) 227-1100 CITY OF CHANHASSEN RECEIVED DEe 0 2 2005 DEVELOPMENT REVIEW APPLICATION CHANHASSEN PLANNING DEPT PLEASE PRINT A plicant Name and Add~ess: A Contact: Phone:4/4.9&lo4- Fax: Email: Owner Name and Address: Ro~ (!.HRISret!s=:t-.l fo lit> '?o-.ucRSBl...:VD (U..\Ar-tHAs'SEJ-l I MtJ S5~n Contact: . Phone:4'71.-S~h4- Fax: Email: NOTE: Consultation with City staff is reauired prior to submittal, including review of development plans Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit (CUP) Vacation of Right-of-Way/Easements Interim Use Permit (IUP) Variance (VAR) Non-conforming Use Permit Wetland Alteration Permit (WAP) Planned Unit Development* Zoning Appeal Rezoning Zoning Ordinance Amendment Sign Permits Sign Plan Review Notification Sign** - $75 + $100 Damage Deposit Site Plan Review* X Escrow for Filing Fees/Attorney Cost*** - $50 CUP/SPRNACNARlWAP/Metes & Bounds - $450 Minor SUB * Subdivision* TOTAL FEE $ An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant prior to the public hearing. *Sixteen (16) full-size folded copies of the plans must be submitted, including an 8%" X 11" reduced copy for each plan sheet along with a diaital copy in TIFF-Group 4 (*.tif) format. **Applicant to obtain notification sign from City of Chanhassen Public Works at 1591 Park Road and install upon submittal of completed application. $100 damage deposit to be refunded to applicant when sign is returned following City Council approval. ***Escrow will be required for other applications through the development contract. Building material samples must be submitted with site plan reviews. NOTE: When multipl applications are processed, the appropriate f e shall be charged for each application. SCANNED PROJECT NAME: L.JJ-h<15T'e:J~ Subc.t VItf,16,.J LOCATION: toll D 'P(J~e:R6 B<....~D LEGAL DESCRIPTION: ~ St:.t:: A.TrA<-i-\eP *" TOTAL ACREAGE: 45, q51~ WETLANDS PRESENT: YES PRESENT ZONING: f2.SF REQUESTED ZONING: F~ PRESENT LAND USE DESIGNATION: s. .JG,LE. rAt-lILU l<esI t),=~h.~ \ REQUESTED LAND USE DESIGNATION: ~ t-l(.,L:E: FAMIu...\ ~'Si~-t,AL... REASON FOR REQUEST: *~ ATr~~ ~ A{?~t'''E ~ X NO This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within 15 business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within 15 business days of application. This is to certify that I am making application for the described action by the City and that I am responsible for complying with all City requirements with regard to this request. 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 have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed 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. The documents and information I have submitted are true and correct to the best of my knowledge. r ;} -" /I _ T2~~ ~ ~ure of Applicant wKd~ Signature of Fee Owner /2. - 1)2.,- ~ S , Date /2- 0 2--(9S Date G:\plan\forms\Development Review Application.DOC Rev. 11/05 SCANNED CITY OF CHANHASSEN RECEIVED PROJECT NARRATIVE FOR ROBERT CHRISTENSEN 6710 POWERS BOULEVARD CHANHASSEN MINNESOTA DEe 0 2. 2005 CHANHASSEN PLANNING OEPT Project Description: Robert Christensen is requesting the subdivision of his lot into two single-family lots. The subdivision is consistent with the City's Development plan for this area as per the RavisIKerber development options. The I-acre site currently contains a single-family resident located on the southwest side of the site. The existing home will stay with a new home proposed on the north side of the lot. The subdivision will meet all of the city zoning and subdivision standards. Both of the lots will be over 21,000 square feet in size with a buildable area far exceeding the 60- foot by 60-foot house pad required on preliminary plats. The lots will narrow as they front Golden Court Road with both lots having over 30 feet of road frontage. For planning purposes the lot sizes have also been calculated based on where a minimum lot width of 100 feet is met. (Lot 1 19,662 sq ft and Lot 2 16,759 sq ft.). The property will be platted to provide all of the required easements. The plat will also remove two existing Outlots along the ease side ofthe site, which are under Mr. Christensen ownership. A city fire hydrant is currently within Outlot A. Weare recommending that the hydrant be moved into the platted city Right-of-Way. Moving the hydrant also removes it from the area needed to provide driveway access to the north lot. The proposed drive will be designed to avoid the trees. The plat will also include private sewer and water easements across Lot 1 to serve Lot 2 (the existing home) Currently the proposed lot is not sold so a specific house plan is not available. The tree and grading plans shown on the application conceptually represents a potential building site and site drainage. We believe that the proposed design adequately demonstrates building impacts to the site and surrounding area. At the time a building permit is applied a revised grading and tree preservation plan will be submitted. Mr. Christensen is pleased to submit this plan to the City Council in coordination with the previous planning studies for this area. --::::- fL-L Tom Goodrum Senior Planner Schoell & Madson Inc SCANNED CITY OF CHANHASSEN AFFIDA VIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Todd Gerhardt, being first duly sworn, on oath deposes that he is and was on December 22, 2005, the duly qualified and acting Clerk of the City of Chanhassen, Minnesota; that on said date he caused to be mailed a copy of the attached notice of Public Hearing for Christensen Subdivision - Planning Case No. 05-44 to the persons named on attached Exhibit "A", by enclosing a copy of said notice in an envelope addressed to such owner, and depositing the envelopes addressed to all such owners in the United States mail with postage fully prepaid thereon; that the names and addresses of such owners were those appearing as such by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate records. T2~~~ Subscribed and sworn to before me thi~dayofll.f)c.etv'\~r ,2005. ~.~m \ _1'\tt \. , Lc_~~.A Notary pue KIM T. MEUWISSEN I Notary Public-Minnesota My Commission Expires Jan 31, 2010 SCANNED Notic of Public Haring Chanhass n Planning Commission Meeting Oat &Tim : Tuesday, January 3,2006 at 7:00 p.m. Location: City Hall Council Chambers, 7700 Market Blvd. Request for Subdivision of property into 2 single-family lots with Proposal: Varianc s on property zoned Residential Single Family - Christensen Subdivision Planning FiI : 05-44 Applicant: Robert Christensen Property 6710 Golden Court Locati n: A location map is on the reverse side of this notice. The purpose of this public hearing is to inform you about the applicant's request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead the public hearing through the following steps: What Happ ns atth M ting: 1. Staff will give an overview of the proposed project. 2. The applicant will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses the project. If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Sharmeen AI-Jaff at 952-227-1134 Qu sti ns& or e-mail saliaff@cLchanhassen.mn.us. If you choose to Comments: submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. The staff report for this item will be available online at http://206.10.76.6/weblink7 the Thursday prior to the Planning Commission meeting. City Review Procedure: . Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the application in writing. Any interested party is invited to attend the meeting. . Staff prepares a report on the subject application that includes all pertinent information and a recommendation. These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of the hearing process. The Commission will close the pUblic hearing and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the City Council except rezonings and land use amendments from residential to commerciallindustrial. . Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant waives this standard. Some applications due to their complexity may take several months to complete. Any person wishing to follow an item through the process should check with the Planning Department regarding its status and scheduling for the City Council meeting. . A neighborhood spokespersonlrepresentative is encouraged to provide a contact for the city. Often developers are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the project with any interested person(s). . Because the Planning Commission holds the pUblic hearing, the City Council does not. Minutes are taken and any correspondence regarding the application will be included in the report to the City Council. If you wish to have somethina to be included in the report, please contact the Plannina Staff person named on the notification. Notice of Public Hearing Chanhass n Planning Commission Meeting Oat &Tim : Tuesday, January 3, 2006 at 7:00 p.m. Location: City Hall Council Chambers, 7700 Market Blvd. Request for Subdivision of property into 2 single-family lots with Pr posal: Variances on property zoned Residential Single Family- Christensen Subdivision Planning File: 05-44 Applicant: Robert Christensen Property 6710 Golden Court Location: A location map is on the reverse side of this notice. The purpose of this public hearing is to inform you about the applicant's request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead the public hearing through the following steps: What Happens at the Meeting: 1. Staff will give an overview of the proposed project. 2. The applicant will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses the project. If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Sharmeen AI-Jaff at 952-227-1134 -,' Questions & or e-mail saliaff@cLchanhassen.mn.us. If you choose to ,- Comments: submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. The staff report for this it m will be available online at http://206.10.76.6/weblink7 th Thursday prior to the Planning Commission meeting. . City Review Procedure: . Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the application in writing. Any interested party is invited to attend the meeting. . Staff prepares a report on the subject application that includes all pertinent information and a recommendation. These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of the hearing process. The Commission will close the public hearing and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the City Council except rezonings and land use amendments from residential to commerciaVindustrial. . Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant waives this standard. Some applications due to their complexity may take several months to complete. Any person wishing to follow an item through the process should check with the Planning Department regarding its status and scheduling for the City Council meeting. . A neighborhood spokesperson/representative is encouraged to provide a contact for the city. Often developers are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the project with any interested person(s). . Because the Planning Commission holds the pUblic hearing, the City Council does not. Minutes are taken and any correspondence regarding the application will be included in the report to the City Council. If you wish to have somethina to be included in the reoort, olease contact the Plannino Staff oerson named on the notification. e U .:::! Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or thi rd parties which arise out of the use~s access or use of data provided. U Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. ff errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third parties which arise out of the use~s access or use of data provided. P.ublicHearingNotification Area (500 Feet) Christensen Subdivision Planning Case No. 05-44 6710 Golden Court City ofChanhassen < 0. a :0 -" '-! '-'" Lake Lucy Road ...-... o :0 (') ::r l>> '0 l>> .... ~ r l>> ;:, CD S c)" ..... '-! --- NICHOLAS M & JUDY A JACQUES 1214 LAKE LUCY RD CHANHASSEN . MN 55317 -9433 HELEN JACQUES C/O A SUZETTE LEIZINGER 16010 EXCELSIOR BLVD MINNETONKA. MN 55345 -5408 CHRISTOPHER SCOTT ElMAN 1206 LAKE LUCY RD CHANHASSEN. MN 55317 -9433 SCOTT HEGEL 1180 LAKE LUCY RD CHANHASSEN , MN 55317 -8675 JEFFREY ROBERT SMITH & CAROLYN WELDON SMITH 6601 ARLINGTON CT CHANHASSEN, MN 55317 -7506 SYLVESTER & MARY ROERICK 6600 ARLINGTON CT CHANHASSEN , MN 55317 -7506 KEVIN L ANDVIK & TONETTE F CLlNE-ANDVIK 6606 MULBERRY CIR E CHANHASSEN. MN 55317 -8408 JON G & LAURIE P STECKMAN 1215 LAKE LUCY RD CHANHASSEN , MN 55317 -9433 PETER J & CYNTHIA L MILLER 6605 MULBERRY CIR E CHANHASSEN , MN 55317 -8409 MCDONALD CONSTRUCTION INC 7601 145TH ST W APPLE VALLEY, MN 55124 -5511 THOMAS K & ANNE H MCGINN 1121 LAKE LUCY RD CHANHASSEN , MN 55317 -8676 PAUL D & ANNE M KAPSNER 6635 MULBERRY CIR E CHANHASSEN . MN 55317 -8409 DUANE H & MONA R UDSTUEN 6636 MULBERRY CIR E CHANHASSEN , MN 55317 -8408 DAVID M & COLLEEN B RONNEl 6666 MULBERRY CIR E CHANHASSEN, MN 55317 -8408 SCOTT J & JESSICA FREDRICKSON 6681 POWERS BLVD CHANHASSEN. MN 55317 -9513 DAVID F SMITH & LAURA L FRANZEN-SMITH 6645 MULBERRY CIR E CHANHASSEN , MN 55317 -8409 LAYTON B & MADEL YN L PAINE 1092 SHENENDOAH CIR CHANHASSEN , MN 55317 -9542 JENNIE A HAYS 6691 POWERS BLVD CHANHASSEN ,MN 55317 -9513 KEVIN J & KATHLEEN C DILLON 6701 MULBERRY CIR CHANHASSEN. MN 55317 -8407 RICHARD C ERSBO 6665 MULBERRY CIR E CHANHASSEN. MN 55317 -8409 GERAL YN M GRUSS 6715 MULBERRY CIR CHANHASSEN. MN 55317 -8407 MICHAEL J & HEATHER H MOOTZ 6729 MULBERRY CIR CHANHASSEN. MN 55317 -8407 STEVEN C & SHARON S VENO 6730 MULBERRY CIR CHANHASSEN ,MN 55317 -8406 ROBERT E & DIANE L MARTINKA 6730 GOLDEN CT CHANHASSEN . MN 55317 - MATTHEW G & LISA L KLING 6683 MULBERRY CIR E CHANHASSEN . MN 55317 -8409 JEFFREY N & MELISSA A ELDER 6696 MULBERRY CIR E CHANHASSEN , MN 55317 -8408 NATHAN C O'GORMAN 6687 MULBERRY CIR CHANHASSEN. MN 55317 -8409 PAUL A & SHERYLL A KREUTER 1090 CARVER BEACH RD CHANHASSEN. MN 55317 -9529 BRUCE & JULIE MAYER 6693 MULBERRY CIR E CHANHASSEN , MN 55317 -8409 MICHAEL J CUCCIA & MARGARET J CUCCIA 6740 GOLDEN CT CHANHASSEN , MN 55317 -4601 PHYLLIS BETTS 6720 POWERS BLVD CHANHASSEN , MN 55317 -9548 ROY R & JACQUELINE B ANDERSON 6695 MULBERRY CIR E CHANHASSEN , MN 55317 -8409 CHRISTOPHER J VANDERPLOEG & JEAN L VANDERPLOEG 6719 MULBERRY CIR CHANHASSEN , MN 55317 -8407 ERIC Z & JANETTA M GONG 6699 MULBERRY CIR E CHANHASSEN, MN 55317 -8409 RUSSELL J & BONNIE G SIAKEL 6703 MULBERRY CIR E CHANHASSEN , MN 55317 -8407 DAVID P SMITH & JULIA A SIMENSON-SMITH 6750 GOLDEN CT CHANHASSEN , MN 55317 - RUSSELL G KOHMAN 6730 POWERS BLVD CHANHASSEN , MN 55317 -9548 /' CHANHASSEN FIRE DEPARTMENT FIRE PREVENTION BUREAU 7700 MARKET BLVD. PO BOX 147 CHANHASSEN, MN 55317 (952) 227 -1150 FAX: (952) 227-1190 CHANHASSRN FTRR DRPARTMF.NT POLICY PRRMISRS IDRNTIFTCATION General Numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. Size and location of numbers shall be approved by one of the following - Fire Marshal, Fire In~ector, Building Official, Building Inspector. Requirements are for new construction and existing buildings where no address numbers are posted. Other Requirement5/ - General 1. Numbers shall be a contrasting color from the background. 2. Numbers shall not be in script. 3. If a structure is not visible from the street, additional numbers are required at the driveway entrance. Size and location must be approved. 4. Numbers on mail box at driveway entrance may be a minimum of 4". However, requirement #3 must still be met 5. Administrative authority may require additional numbers if deemed necessary. Residential Requirements (2 or less dwelline unit) 1. Minimum height shall be 5 inches. 2. Building permits will not be finaled unless numbers are posted and approved by the Building Department. Premises Identification 29-1991 Page 1 0 f 2 '" . . Commercial Requirements 1. Minimum height shall be 12". 2. Multi-Tenant Buildings a. Building address range, minimum height of 12 inches. b. Address numbers required on all tenant doors. Minimum height of 6 inches. 3. If address numbers are located on a directory entry sign, additional numbers will be required on the buildings main entrance. 4. Sign age on overheadl delivery doors will also be required. Revisions 6/10/02 3/22/05 Premises Identification 29-1991 Page 2 of 2 .t.;. I I /;>--;::.,{::;:~~~~~~~'~""' : " ~ -~.-- ---------- --, --- ---- J I I I I I I I J I I I I I J I -!_ _ _ _ .L _ _ __ ~ TOTAl... PLAT.. 45,957.66 SQUARE FEET / 1.05 ACRES: LOT I. BLOCK I = 24,401.95 SQUARE FEET / 0.56 ACRES LOT 2. BlOCK 1 _ 21.555.71 SOUARE rEEl I 0.49 ACRES ,,:. <!>Q\ . ,,' 0: 6-. ;' '~i /0..,' 0"/ . / i//9q:: .6.. ~:. /' 0,,, 0-; 'Cxf~'~'_. ~WNER / SUBOI"'DER ROOERT CHISTENSEN 67'0 Po..... a",,'word o.....hon.."Mlronnoto55317 ('i~02) 47._7601 """""'" SCHOElL &; l,lADSON. INC l0580WoytOtoa""'...,,<1 101""'_;'.""".001055305 (952) M.6-7601 0-"'.. .9- , 'r;><i,," 0.. "\ (;0. OESCRlPllON The North 230 feet of the West 190 f"t 01 the Soull> 904-teet of thot port of the Nortl1...~t Quorter of the S<l~thl!os't -Q"artf1( of Section 2. TO..,'ship 116, Range 23. CO'VitI" CQl,Jnly. Minnesota. lying weSl of 1M CI1aMOSSen"ond E~(;e1sior PubliC Rood. " o...llot A ond thot port of Lot 6. BlOCk I. Bt,r1..00d, Cor.er County. ~innesoto 1)'0"9 SOul..sterly of .the following described 1;"9; Commencioog ot tile westei1y nort~wut ~orner ot SOld lot 6: t~en'" South 0 degr"HS 23 mlnu1e~ 15 secondS west. on ossume4 b</<lring o!oogthe mOS.l westerly Ii09 of SO;<l Lot 6 0 6Oston<:9 of 122.17 fe-et to tne norl~west corner of Outlot A ond t~9 point of beglnn.ng; t~ence Sout~ 31 <legrees 13 minutes 07 seconds Eost 57.10 feet to tne westerly lOne ofCQl<.len Glow Court and theret.....mitloting. Outlot B. BurlwOOd. ""cording to. t~ll recorded plot t~ereof. 0-' o. " - .",0' , "';Q..' O. ~> C;../. ...._..0. . .-". .~ ...3' F,. iJ 'l ~~L_ ~ / \;~< :' (i ZONING ..RSF $INClE I'"AMllY RESIDENTIAL ':....,. <~:, NOlES 1. For lne purpose of !t>,s survey, tnewut line of tnc No.rthwest OJ<Jrter,'of t~e .. SOl,Jt~eost 'Quorte', ~os on" OS1Jumed bearing of NOI"()O'23"E 2. T~e field sur~ey of this sit.. was completed 00 September ~. 2004 & November 29. 2005 ~ ..f -( I I I I I , /\.., . . . /' '- i~;:~ji~H~J~~~~IO~~ D N .+, s ~ _ LJ..J ~ I CJ ~ REY.!SI.otiS. ~Ott Th;sdro>O"9ho.__o<loncl 'e......6clth;._cloyof __.20_ b1____ JOB BOOK NUMBER: (134-9J) RELO BOOK; 121 P"CE: 46 6710 POWERS BOULEY ARD CHANHASSEN, MN. 1515317 . 8CHOELLa 1IAD8ON.INO. O<GlNEERS.SURIlETO!lS.P\....NN[llS SOt.TE5nNc.EN>lROH..rNT.....SER...US 10580 W....yz....T.... BWU:V/o.RO. SlJln:: 1 ...,NNETONK........N !;5X1S I (9~2) 5:::T:::~~~l) 5010-9065 --+- .Nv'''b....Ollow''''lObb'~otioneeo>OI...est;'''OIe<leiomel... ;";nch....tt>".I...t.bO..Q<""nele..... T/1e_oncl =~ )!,::~'~1!~~~?T:: :~:~:. :t I::t o Denot"cIo'C""''''''._. "*OetIot"C""',....,.,.t,...... .... Oonotn .....~ AV!>eo>otnAtll...'lAIQO' BiF"0en.t.,8oI"""..' BADenoIUSo,,_ 9 o...o\eolJ;<-c/l BE o..otnBo.Ddw BN Denol.. 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F;M :;g :=:: =~n Orove $LtOo-nole.S;Ivv"~ ~&:=~~o.od.."". : E: =-J~- ROaUY CHlU8T1!NSI!N e7tO'roWEJl8 BLVD. CHANHAaea. MN 8Uf7 882.474.8884 P"llTtCT '" Sl'tCiES DUPEIl FIl~CT ~- '"' ~~ "'" ~ " FIlOTECT ~, "" " FIWTECT "'" FIlOTECT ..., ... ..... "'" ~ ,. '''''''' ~. a. ,. "" ,~ ... ,. FIWTECT W" ... ,. FROTECT 6164 ~ ,. '''''''' 6\6~ PIlOTECT '''' ,- .PIlOTECT "" ... ,. '''''''' 01111 ... '" PIlOTtCT "" ""'" '" PIlOTECT 6217 "'" .,- """" . TREE' .PROTECTION PLAN rtNttOlJTS<OE ~~, 'LE"~"'ON p:' ;::1:':'=" .... -~~, ~.:1:} ~4:/'. ~AU..lIIEEPIlOTECTJOHftHC(PIll(IIITON<Y~ .octNffr.OONOTsroRC.....EOl.OPIII;NfDR....rIJlW.Swmwon.E PRCltC1lD1'Jl!A. RDoCM:l>lErtHCCOI<lYN"TfRCO<S1lIuC1)ON OftlW1(INSNlEl:OIIPLEnll CITY ORFECCHANHASSEN E/VEO DEe 0 2 2005 CHANHASSEN PLANNING OEPT SCANNED ~u i .PROJECT INFORMATION .GENERAL SITE WORK NOTES_ ,.."", ORAlwa: .<NO ~= QSt...(Ofl" """""w r--------;--- ~.......o J tAstNEOIT 1 ~~~ FOR BUIUWllI I ~ I ~. 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D'ENOm> [X'STlNG CONTOuR ---99&--- DrtiClES F'ROPOSUl CONTOUR ----f----g98---D!:HOTESF'ROPOSEDCON1'OiJR(B'lOTHERSl OENOTESIlOu~l.I'iE . ~-;:-;--- ------ DENIJIES o-~mlJlY Eo\SDoIENT ~;; -\---:.;:-- OENOTE'i"(xISTING Sf()O'Ol SOlVl -aqaoaoaaaOlJO OENOi'B EIlOSION <;ONTIlOL fDICt N DENOTf:STRUPROrECTlONf[NCE: (HEAVY WTY SILT fENCE) DENOTe; PERt[Nr or C;RAOE DEt<01E$PROPOSro5POrELEV"'~ DENOTES EXIsm.c SITUIHNOUS O[N()l['SHOlISEPIoDWfI"r<GNW;:f; ....0 BASaoMGlWl[ElLVA'J'oOtiS .+. fltE ~;fyi:w:~OR ~~~.4I..L. Pl.QJC VllUTlES ) :~~=:O~i':~~~OI!'M~C~o STIluC~.1lU"OREDlGGING_HESl-W.lP(r'A1R(lR ! 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