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Approval Letter 04-03-2012 April 3, 2012 CITY OF CHANHASSEN Mr. Mark Pavey 7700 Market Boulevard Children's Design Group PO Box 147 1114 Eagles Creek Way Chanhassen, MN 55317 Acworth, GA 30101 Administration Mr. David Stalsberg Phone: 952.227.1100 Kraus- Anderson, Inc. Fax: 952.227.1110 4210 West Old Shakopee Road Bloomington, MN 55437 Building Inspections Phone: 952.227.1180 Fax: 952.227.1190 Re: Chanhassen Gateway PUD Amendment; Preliminary & Final Plat for Crossroads of Chanhassen 2 Addition; Site Plan Approval for Primrose of Engineering Chanhassen; and Vacation Drainage & Utility Easements Phone: 952.227.1160 Planning Case 2012 -02 Fax: 952.227.1170 Finance Dear Messrs. Pavey & Stalsberg: Phone: 952.227.1140 Fax: 952.227.1110 This letter is to formally notify you that on March 26, 2012, the Chanhassen City Council adopted the following four motions: Park & Recreation Phone: 952.227.1120 1. PLANNED UNIT DEVELOPMENT AMENDMENT Fax: 952.227.1110 Recreation Center "The City Council approves the Planned Unit Development amendment in the 2310 Coulter Boulevard attached ordinance for Chanhassen Gateway clarifying building size as shown below Phone: 952.227.1400 (amendments are shown in bold), and including the attached Findings of Fact and Fax: 952.227.1404 Recommendation: Planning & CHANHASSEN GATEWAY Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 PUD DEVELOPMENT DESIGN STANDARDS Public Works a. Intent 7901 Park Place Phone: 952.227.1300 The purpose of this zone is to create a MIXED USE PUD including a Fax: 952.227.1310 Neighborhood Commercial, office and Residential. The use of the PUD zone Senior Center is to allow for more flexible design standards while creating a higher quality Phone: 952.2271125 and more sensitive development. Each structure proposed for development Fax: 952.227.1110 shall proceed through site plan review based on the development standards outlined below. The Neighborhood Business District regulations shall apply Web Site to Lots 1 -3, Block 1 and Outlot A, Crossroads of Chanhassen , except as www.ci.chanhassen.mn.us modified by this ordinance. The R -16 District regulations shall apply to Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow Mr. Mark Pavey Mr. David Stalsberg April 3, 2012 Page 2 of 15 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. N N 4A ` 1 I 4E I 4A w ; 4D : i 4B 4C i 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. Mr. Mark Pavey Mr. David Stalsberg April 3, 2012 Page 3 of 15 • Small to medium -sized restaurant -not to exceed 8,000 square feet per building (no drive -thru windows except drive -thru windows are allowed for tenants whose primary use is the sale of coffee. 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. • - .. - - . - . than 60% of the total arca of building 1G. • 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. 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 • 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 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. Mr. Mark Pavey Mr. David Stalsberg April 3, 2012 Page 4 of 15 Boundary Building/ Parking Setbacks (feet) Lyman Boulevard 20/20 Highway 101 North of Highway 312 50/50 Highway 101 South of Highway 312 20/20 Highway 312 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. 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 Mr. Mark Pavey Mr. David Stalsberg April 3, 2012 Page 5 of 15 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. 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 the city's goals: Mr. Mark Pavey Mr. David Stalsberg April 3, 2012 Page 6 of 15 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.l. 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 Mr. Mark Pavey Mr. David Stalsberg April 3, 2012 Page 7 of 15 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 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. Mr. Mark Pavey Mr. David Stalsberg April 3, 2012 Page 8 of 15 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 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. Mr. Mark Pavey Mr. David Stalsberg April 3, 2012 Page 9 of 15 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 '/2 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 buildings. 1. 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." Mr. Mark Pavey Mr. David Stalsberg April 3, 2012 Page 10 of 15 2. SUBDIVISION "The City Council approves the preliminary and final plat for Planning Case 12 -02 for Crossroads of Chanhassen 2 °a Addition as shown in plans dated received February 3, 2012, and including the attached Findings of Fact and Recommendation, subject to the following conditions: 1. Full park fees in lieu of parkland dedication shall be collected in full at the rate in force upon final plat submission and approval. 2. Collector and Arterial Roadway Traffic Impact Zone fees will be collected with the final plat. The fee will be based on the commercial rate of $3,600 per acre. Total due will be $3,600 /acre x 1.76 acres = $6,336.00. 3. All outstanding assessments must be paid prior to final plat. Remaining Trunk Highway 101 /Lyman Boulevard assessments are approximately $3,004. 4. Storm water connection fees will be collected with the final plat. The fees are calculated based upon an area of 1.76 acres as indicated in the Site Plan. Water quality fees were calculated to be 1.76 acres multiplied by $19,730.00 /acre. This is equal to $34,724.80. Water quantity fees were calculated to be 1.76 acres multiplied by $7,650.00 /acre. This is equal to $13,464.00. A credit is applied to the water quality fee based upon the total acreage treated to NURP recommendations and any skimmer type structures installed. As the entire lot is to be treated in the NURP basin north of the site the credit is 1.76 acres multiplied by one -half of the Water Quality fee, or 1.76 acres multiplied by $9,865.00 /acre. This is a credit of $17,362.40. Based upon these calculations, $30,826.40 is due at the time the final plat is recorded. 5. The City sidewalk is located on the property of this proposed development. This sidewalk will need to be covered by an easement for access and maintenance by the City. 6. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a site plan agreement with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. Permits from the appropriate regulatory agencies will be required, including the MPCA, Carver County, and MnDOT. 7. The proposed storm sewer, draintile, and service connections within the property are private and must be maintained by the owner. 8. Revise the storm water calculations /plans so that they correlate. Runoff rates must be less than or equal to the rates approved with the Crossroads of Chanhassen subdivision. Provide Mr. Mark Pavey Mr. David Stalsberg April 3, 2012 Page 11 of 15 explanation of volume calculations of ponding in turf area. Show size of areas on drainage maps." 3. SITE PLAN APPROVAL "The City Council approves the site plan consisting of a 12,000 square -foot daycare (Building 4G), Planning Case 12 -02 for Primrose School of Chanhassen as shown in plans dated received February 3, 2012, and including the attached Findings of Fact and Recommendation, subject to the following conditions: 1. All existing boulevard trees along the east property line must be protected during construction or replaced after construction. They shall be incorporated into the landscape plan. 2. Due to existing soil conditions that are mostly clay with an alkaline tendency, staff recommends that the red maple selection be changed to a sugar or freeman maple variety in order to insure long -term survivability. 3. Revise the storm water calculations /plans so that they correlate. Runoff rates must be less than or equal to the rates approved with the Crossroads of Chanhassen subdivision. Provide explanation of volume calculations of ponding in turf area. Show size of areas on drainage maps. 4. A permit is required from the appropriate agency for any offsite grading. Currently the plans show grading in the county right of way which would require a permit from Carver County. 5. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes. 6. A fence shall be installed above the proposed retaining wall in any area where the vertical separation exceeds 4' in height. 7. Building permits are required for all retaining walls four feet tall or higher and must be designed by a Structural Engineer registered in the State of Minnesota. 8. The additional sanitary sewer service which is not being utilized must be sealed at the mainline. 9. The proposed storm sewer, draintile, and service connections within the property are private and must be maintained by the owner. Mr. Mark Pavey Mr. David Stalsberg April 3, 2012 Page 12 of 15 10. Each new building is subject to sanitary sewer and water hookup charges. The 2012 trunk hookup charge is $2,107 for sanitary sewer and $5,717 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. 11. A Stormwater Pollution Prevention Plan must be submitted to the City for review and approval. 12. Silt fence shall be standard machine sliced or heavy duty per Section 3886 of MnDOT Standards and Specification Manual for Construction in all areas with a positive gradient towards waters of the state. Chanhassen standard detail plates shall be included in the construction details of the plan set. These will include, at a minimum, Plate No. 3107, 5300, 5301, 5302 and 5302A. 13. Sheet C5.01 B shall include the specifics of stabilization for the disturbed areas adjacent to the pond including the pipe, inlet, outlet and ingress and egress. MnDOT seed mix 100 or 110 are unacceptable as permanent cover crops and must be changed to a seed mix more appropriate to duration and site conditions. Further, MnDOT and BWSR have compiled new seed mixtures and these shall be consulted. 14. The X -Grass areas are considered impervious and should be calculated as such. The table on Sheet No. C5.01 B shall be revised to indicate this. The line item POST - CONSTRUCTION IMPERVIOUS shall read 1.28 AC ±. This is the number that shall be used to calculate total hardcover on the entire Crossroads of Chanhassen PUD development. 15. Encroachment agreements are needed for any structure located in the drainage and utility easements. This includes but is not limited to the entrance monument, light poles, playground equipment, artificial turf, and fence, located in drainage and utility easements. 16. Upon completion, the applicant shall submit a set of "as- built" plans signed by a professional engineer. 17. All of the maintenance for landscaping, and irrigation within the City right of way must be maintained by the developer. 18. The applicant shall work with staff on minor plan modifications. 19. A wetland buffer 16.5 feet in width and a 30 -foot setback from the wetland buffer must be maintained around Wetland 1. Secondary structures are allowed to encroach up to 50% of the setback. Wetland buffer areas shall be preserved, surveyed and staked in Mr. Mark Pavey Mr. David Stalsberg April 3, 2012 Page 13 of 15 accordance with the City's wetland ordinance. The applicant must install wetland buffer edge signs, under the direction of City staff, before construction begins and must pay the City $20 per sign. 20. Fire Marshal Conditions: a. " No parking, fire lane" signs will be required along with yellow painted curbing. Contact Chanhassen Fire Marshal for details. 21. Building Official Conditions: a. The building(s) are required to have automatic fire extinguishing systems. b. Building plans must be prepared and signed by design professionals licensed in the State of Minnesota. c. Retaining walls over four feet high must be designed by a professional engineer and a permit must be obtained prior to construction. d. Fenced "play" areas must be provided with approved exiting systems. e. Detailed occupancy and accessibility related requirements will be addressed when complete building plans are submitted. f. The owner and /or their representative shall meet with the Inspections Division as soon as possible to discuss plan review and permit procedures. 22. All rooftop and ground equipment must be screened from views. 23. Approval of the site plan applications is contingent upon approval of the final plat and the PUD amendment — Planning Case 2012 -01. 24. The monument sign may not exceed 24 square feet in area nor be higher than 5 feet. The sign shall be located 10 feet from the property line. 25. Sign illumination and design shall comply with ordinance. 26. Approval of the site plan is contingent upon vacation of drainage and utility easement. 27. The fence may not exceed six and one -half feet in height. 28. 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. Mr. Mark Pavey Mr. David Stalsberg April 3, 2012 Page 14 of 15 29. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Type of Slope Time (Maximum time an area can Steeper than 3:1 7 days remain open when the area 10:1 to 3:1 14 days is not actively being worked.) Flatter than 10:1 21 days These areas include constructed storm water management pond side slopes, and any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other natural or manmade systems that discharge to a surface water." 4. VACATION "The City Council adopts a resolution approving the vacation of drainage and utility easements on Outlot A, Crossroads of Chanhassen as shown on the attached survey prepared by Westwood Professional Services, Inc." Site Plan Agreements must be prepared by our offices for recording; however, cost estimates for the improvements must be submitted to our offices before the agreement can be prepared. Please refer to the enclosed checklist which stipulates all of the submittal requirements for recording the final plat and associated documents. If you have any questions, please call me at (952) 227 -1134 or e -mail me at saljaff@ci.chanhassen.mn.us. Sincerely, Sharmeen Al -Jaff Senior Planner c: Joe Shamla, Project Engineer Jerry Mohn, Acting Building Official g: \plan\2012 planning cases\2012 -02 primrose school \approval letter.doc ITEMS REQUIRED FOR FINAL PLAT RECORDING The following items are required to be submitted for recording of the following plat and associated documents: CROSSROADS OF CHANHASSEN 2 ADDITION ❑ Two signed Final Plat Mylars ( "Official Copy" and "City Copy ") ❑ Three 1" = 200' scale paper copy of the final plat (for Carver County) ❑ One, 1" = 200' scale mylar reductions of the final plat ❑ One, 1" = 200' scale mylar reductions of the final plat (with street names and lot and block numbers only) ❑ Mortgage Holder Consent to Plat ❑ Quit Claim/Warranty deed (if deeding an outlot to the City) ❑ SWMP Fee: $30,826.40 ❑ Park Fee: $22,000.00 ❑ Collector and Arterial Roadway Traffic Impact Zone fees: $6,336.00 ❑ Digital copy of the final plat in .dxf and .tif formats (.pdf compatible) in Carver County coordinates ❑ Trail easement document The following must be done before the plat can be filed: ❑ Current year property taxes must be paid in full and any delinquent property taxes or green acres taxes must also be paid. ❑ A copy of the title commitment or deed must be provided if the developer has closed on the property recently since County records will not likely be updated.