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B-1. 1392 Ithilien – Variance request for impervious surface on property zoned RSF PC DATE: March 7, 2017 \ A Y ��'� CC DATE: March 27, 2017 191 = CITY OF CHANHASSEN REVIEW DEADLINE: February 24,2017 CASE#: 2017-05 q N II p S �} ' BY: MW,TJ PROPOSED MOTION: "The Chanhassen Board of Appeals and Adjustments approves a partial variance request to allow hardcover to exceed 25 percent by 3.5 percent, subject to the conditions of approval and adopts the attached Finding of Fact and Decision." (Note: A motion for denial and appropriate findings of fact are also included at the end of the report.) SUMMARY OF REQUEST: The property owner has stated that the property had 4,223 square feet(28.5 percent) of preexisting hardcover when they purchased it in 2016. Based on the survey on file in the building department staff believes the property initially had 4,029 square feet(27.2 percent) of hardcover at the time of purchase. After purchase the property owner redid the front sidewalk, driveway,pool area, and added a sidewalk along the south side of the house. This resulted in the property having 4,525 square feet of hardcover(30.5 percent). The property owner is requesting a variance allowing for 30.5 percent hardcover(4,525 square feet). LOCATION: 1392 Ithilien (PID 253640100) APPLICANT: Amber Pass 1392 Ithilien Excelsior, MN 55331 PRESENT ZONING: RSF Irr 2030 LAND USE PLAN: Residential Low Density ACREAGE: .34 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. Planning Commission 1392 Ithilien—Variance March 7, 2017 Page 2 of 11 PROPOSAL/SUMMARY The property owner is requesting a variance to allow for the property to have 30.5 percent hardcover (4,525 square feet). After purchasing the house in June of 2016 the applicant discovered that the property had numerous drainage issues and that water routinely seeped into the home's basement. To address these issues that applicant preformed grading work in the rear and side yard and installed a dry creek bed in the rear yard. As part of their efforts to steer water away from the house and towards the rear yard the applicant installed a 270 square-foot sidewalk along the south side of the house. Pouring the sidewalk required the removal of 4-foot by 4-foot concrete pad,resulting in a net increase of 254 square feet of hardcover. In addition to the new sidewalk,the applicant also replaced and expanded the pool patio. It is unclear exactly how much hardcover was added to the rear yard's patio areas.The front sidewalk and driveway were also replaced.As part of the landscaping work associated with the project,the applicant states that they removed approximately 780 square feet of non-porous polyurethane from the property's landscaping beds. The applicant believes that the sidewalk installed along the side of the home is integral to resolving the property's water issues and requests that a variance be granted to allow them to keep the additional hardcover. APPLICABLE REGULATIONS Chapter 1, General Provisions Section 1-2, Rules of Construction and Definitions Chapter 7,Article III, Excavating,Mining,Filling and Grading Section 7-32. Permit required Chapter 20,Article II,Division 3,Variances Chapter 20,Article II,Division 4,Nonconforming Uses Chapter 20,Article II,Division 5,Building Permits, Certificates of Occupancy,Etc. Section 20-91.Zoning Permit Chapter 20,Article XII. "RSF"Single-family residential district Section 20-615. Lot requirements and setbacks. BACKGROUND On March 2, 1993 the City of Chanhassen approved a permit for the construction of a single family home with an attached garage. On June 18, 1997 the City of Chanhassen approved a permit for the construction a 120 square foot deck. On August 9, 1997 the City of Chanhassen approved a permit for the construction of a 512 square foot pool and a pool fence. Planning Commission 1392 Ithilien—Variance March 7, 2017 Page 3 of 11 On September 19, 2006 the City of Chanhassen approved a zoning permit for grading work to create side and rear yard alleyways and the installation of drain tile to direct water away from the house and pool. Included with permit application is a survey at 1 inch to 20 feet scale. On June 24,2016, Amber Pass purchased the home at 1392 Ithilien. Timeline of Variance Request On October 28,2016, Building Inspector Tessman discovered that construction was occurring at 1392 Ithilien requiring the following permits: 1) Plumbing Permit for kitchen remodel; 2) Siding Permit; 3)Zoning Permit for new concrete around pool,rear patio, and walkway along the side of the house. A stop work order was issued. On October 28, 2016, Building Inspector Tessman, Project Engineer Smith, and Assistant Planner Walters met with the homeowners to discuss the work that was in progress on the property. Building Inspector Tessman informed them that they would need permits for the plumbing and siding work which were subsequently applied for and issued. Project Engineer Smith informed them that they would need a grading permit due to the amount of soil they planned to move on the property. Project Engineer Smith also informed them that they would need a Driveway Replacement permit for the proposed resurfacing of their driveway. Assistant Planner Walters informed them that they would need to file zoning permits for the patio and sidewalk, and warned them that they may have exceeded their property's hardcover limit. On October 31, 2016, Assistant Planner Walters spoke with Mr. Pass and explained the city's hardcover ordinance, and requested the applicant provide him with information about what had been added to the property. On November 2, 2016 Engineering Technician Ferraro and Assistant Planner Walters met with Mr. Pass to discuss the required grading and zoning permits. At this time Assistant Planner Walters estimated that the property had 4,076 square feet(27.5%)hardcover and he requested that the homeowners verify the amount of preexisting hardcover on the property and indicated that the property's hardcover limit would be established by the highest percentage that the city had permitted. Engineering Technician Ferraro conducted a site visit with Mr. Pass to examine the proposed grading. Both advised Mr. Pass not to pour the new driveway until he knew how much hardcover had been added to the property. Assistant Planner Walters agreed that since the patio and sidewalk had already been installed,the applicant could complete the grading work before submitting a zoning permit and addressing the hardcover issues. On November 3, 2016, the homeowners applied for a grading permit which was subsequently approved. (See attached letter from Engineering Technician Ferraro for his observations while inspecting the grading work). On November 30, 2016, Assistant Planner Walters spoke with Mr. Pass about the need to address the property's hardcover issues. Mr. Pass expressed frustration with the process and requested Planning Commission 1392 Ithilien—Variance March 7, 2017 Page 4 of 11 more time. Assistant Planner Walters requested that a zoning permit or plan to address the issue be submitted by December 21, 2017. On December 12, 2016, Mr. Pass informed Assistant Planner Walters that they would request a variance. Assistant Planner Walters requested that they set up a time to meet with him to go over the variance process. On January 9, 2017, Assistant Planner Walters contacted Mr. Pass to verify that he still intended to move forward with a variance request. Assistant Planner Walters was informed that they were and they would contact him by end of the following week. On January 20, 2017,Assistant Planner Walters contacted Mr. Pass to remind him that they needed to meet to go through the variance process. Mr. Pass informed him that Ms. Pass would set up a meeting. On January 23, 2017, Assistant Planner Walters sent Mr. and Ms. Pass a letter formally notifying them that they were required to start the variance process or apply for zoning permit no later than February 1, 2017. On January 24,2017, Ms. Pass contacted Assistant Planner Walters and scheduled the requested meeting. On January 25, 2017, Mr. and Ms. Pass met with Assistant Planner Walters. Assistant Planner Walters indicated that he believed most of the installed improvements could be retained if the section of sidewalk along the garage was removed, the driveway turnaround was constructed of river rock, and a portion of the expanded pool patio was removed. They informed him that a new driveway had already been poured and that they preferred to seek a variance. Assistant Planner Walters asked if they had obtained a driveway permit and was informed that they had not, and he requested that they apply for one. On January 25, 2017, Mr. Pass contacted Assistant Planner Walters and requested that he provide them with aerials showing the preexisting driveway's hardcover, as aerial measurements are subject to inaccuracies. Assistant Planner Walters provided three different photos and his estimates for their hardcover totals,but reminded Mr. Pass that there was a survey on file from 2006 and that staff considered it to be definitive. On January 27, 2017, Ms. Pass submitted a variance application and driveway permit application for the February 3, 2017 application deadline. On February 10, 2017, staff was informed that the sign announcing the variance had been removed from the property. Subsequent conversations with Ms. Pass revealed that it has been backed into and that it was being repaired. Planning Commission 1392 Ithilien–Variance March 7, 2017 Page 5 of 11 On February 15, 2017, Assistant Planner Walters contacted Ms. Pass to inform her that he wanted to visit the site on February 17, 2017 to take pictures of the work that had been completed on the property. SITE CONDITIONS The property is zoned Single-Family Residential. This zoning district requires lots to be a minimum of 15,000 square feet, have front and rear yard setbacks of 30 feet, side yard setbacks of 10 feet, and limits hardcover to a maximum of 25 percent of lot area. The lot is 14,810 square feet and due to recent improvements currently has 4,525.86 square feet of impervious surface resulting in 30.5 percent lot coverage. Permits approved by the City of Chanhassen indicate that as of September 19, 2006 the property had approximately 4,029 square feet of hardcover,resulting in 27.2 percent lot coverage. Historical aerial photographs show no noticeable increase in hardcover between 2006 and the time aerials were taken in 2016. The existing house and improvements meet all other relevant provisions of the city code and the approved preexisting hardcover is considered a nonconforming use. NEIGHBORHOOD I ! I � f. Ithilien Subdivision: �. - aKK The houses in this subdivision are mostly located on .34 -..!)N.;.;--4 _______to .40 acre lots and the house located at 1392 Ithilien _ -- — appears to be comparable to the other similarly situated , .. lots. The subdivision does have several noticeably larger r Ilk.. ,. ` lots; however,those lots border the development's storm %► pond and most of their additional lot area is unusable. (( � , ,i ,_,.1 f Variances within 500 feet: � ' Novariances were found within 500 feet. + ' ' I I Ashton a ANALYSIS Drainage :944111. ,411PV ��ements by ' 4/40.110Z". , /40 ". ,*' („fes 1•411.:7":.,....7_he l ole The property owner has indicated that the steep slope of the ...��s�� ; (00:.A.',.,04;/o�M ,0 g, hill to the south of the property causes large amounts ofr.' ,"' Iz, runoff from the neighboring properties to pool alongside `,..t i' -.' the house and in their backyard. This leads to standing '� ''' Ti i'� r` 1 water in the basement and a flooded rear yard. The ' . tr-- ' ,r•, mak 'r�applicant reduced the slope of the hill and installed the r . .�� _f : Planning Commission 1392 Ithilien-Variance March 7, 2017 Page 6 of 11 house and towards swale and dry creek bed that they installed. Upon being informed of the need for a grading permit the homeowners applied for one and completed the scope of work outlined by the permit. Staff believes that the portion of the sidewalk extending from the garage service door to the back yard may help alleviate the homeowner's drainage problems. Staff recommends that the applicant's request for the 195 square feet of hardcover corresponding to this section of sidewalk be approved. i r - Sidewalk(front view) \ "; v +ti tit. 4,,.... _,,_._,4 . it _ _. __„ • � -�rr�rUs,r a� istigas _ � �' 2006 Drainage Improvements ro � � t o ,:_ ,ii The property's history of drainage issues is evidenced iI ?0; , ' �° ,". by the fact that a previous home owner installed drain f i'D IR011 C�'Y;� 2 1 v�.r EST,z,v._ �. "' , tile and graded the property to create alleyways to ��_ �� +8,_i convey water away from the house.The permit for . _•00��- /t this work was issued in September of 2006 and it is �i 8A 1 _" possible that the improvements made at that time did '� 9�} ' �� not fully alleviate the property's water issues. . ✓<."'T� \`1 O°DE, Hn�15FNC 1 t,` \.s N j, Staff is concerned that by placing concrete over the i.. y& " 1 alleyway that had been graded into the area between ';,_a;.'' the house and pool the applicant may cause increased a " i® runoff to be diverted to the property to the north. ____. „s_,.. _ y _-.__._-K__ Staff does not believe that a variance for increased l..-. . d„..," .._.d 'is, rr.d hardcover in this area is justified by drainage concerns. Hardcover One of the main reasons that the city requires zoning permits for the installation of sidewalks and patios and driveway permits for the installation of driveways is preventing properties from exceeding their hardcover limits.The city generally limits residential hardcover to 25 percent in order to help facilitate stormwater management. Strom sewers are designed to handle a fixed amount of runoff generated by impervious surfaces and incremental increases can add up to exceed the system's capacity and cause downstream issues. Planning Commission 1392 Ithilien—Variance March 7, 2017 Page 7 of 11 In the case of 1392 Ithilien,the apron installed along with approved pool in August of 1997 caused the property to exceed the RSF District's 25 percent hardcover limit.When staff first met with the applicants on November 2,2016, staff used aerial photos to estimate that the property had approximately 4,076 square feet of approved hardcover corresponding to 27.5 percent lot coverage. Staff suggested that the homeowners should provide staff with the dimensions of the pre-existing driveway, other hardcover, and show what had been altered to assist staff in refining this estimate and determining what improvements had been made to the property. Staff indicated that in the absence of other evidence,the hardcover depicted in the survey associated with the September, 2006 zoning permit would be used to establish the preexisting lot coverage. Staff calculations from this survey place the property's hardcover at 4,028.97 square feet, 27.2 percent lot coverage. 1392 Ithilien Hardcover Table (square feet) Current Preexisting Preexisting hard Requested Recommended RSF Limit (applicant) (staff) coverage Variance Variance 3,702.50 4,223* 4028.97 4,525 4,525 4,224 *Applicant states that there was an additional 780 square feet of impervious polyurethane which was removed and replaced by with porous landscape fabric(discussed below). The city considers the amount of hardcover shown on a property's most recently approved zoning or building permit to establish the amount of hardcover that is considered to be a nonconforming use. In situations where there is no survey, significant alterations have been made to the property since the most recent survey,or the survey is of insufficient quality to determine lot coverage, staff uses historical aerial photos of the property to determine what portion of the property's hardcover is a nonconforming use. Property owners are allowed to repair and replace existing nonconforming uses but may not expand an existing nonconformity. Comparing aerial photos from 2005 and 2016 to the survey from 2006 staff has been able to determine that the amount of hardcover on the property did not change from 2005 to the time the aerial photo was taken 2016. Since the 2016 aerial photo was taken before the homeowner increased the property's hardcover, staff cannot use it to determine what has been added to the property. Planning Commission 1392 Ithilien—Variance March 7, 2017 Page 8 of 11 0 1111L 44 of k . i •.,,, i • .,„ ki"\ —7_ The applicant has stated that 780 square feet of non-porous polyurethane,which meets the city's definition for impervious material,was present on the property and replaced as part of the landscaping renovations.This material is not depicted on either the 2006 survey or the permits associated with the property's pool and deck. Since the city was unaware of this material, if present, at the time the 2006 zoning permit was issued,the city does not consider it to be a nonconforming use.No permit was issued for it,and the applied for 2006 zoning permit was approved based on the assumption that the survey accurately depicted the property's hardcover. 20 ^ ;Tilt urveyle--------ie° e %\.., , z fit / , + stPqi.;:,.,,, '.',--;tt, 1: .. `� t 0� 1..64.2 )41‘HU DIRON iN 'k� ECT LOCA {Qv a, -�O.0 g • '— 1.4, : fes.`\'' - •l a' O' At .BS f,,. , �� ._ • '_- Is 10.00 /IMF i:I j o EXISTING .•^ � 30.90 s DE... , HOUSE II �' n �. y�; apps - ,9•• L . l' Stii�tMING i CC -::aux tr - " ?D0.- 11 `t` } is` :"o-�_', ._:7- i. -i 7u+-• ..- , {" C , , Aos - Flog' ' A.:.,! .. '"- ---%1:1°:447- � 153.-0 .,d Planning Commission 1392 Ithilien—Variance March 7, 2017 Page 9 of 11 The applicant did not apply for either a zoning permit or a driveway permit with the City of Chanhassen before installing expanded patio areas in the rear yard,pouring the new sidewalk,or replacing the driveway. In the case of the driveway, staff advised the applicant on October 28,2016 that a driveway permit would be needed, and recommended that the applicant not pour a new driveway until they knew if the increased sidewalk and patio area had caused the property to exceed its hardcover limit. During their meeting with Assistant Planner Walters on January 25,2017,the applicants informed Assistant Planner Walters that a new driveway had been installed and that no permit had been filed. As part of the hardcover variance application the homeowners submitted an aerial photo of their property and wrote in where they replaced and/or added additional hardcover to the property. The homeowner indicated that the driveway and pool patio had been resurfaced and replaced at their preexisting dimensions, and that the only expanded hardcover was the 254 square feet of new sidewalk along the south side of the house and garage. They also submitted a hardcover calculation worksheet indicating that the property's current hardcover is 4,525.86 square feet. gideNfalK IS6h'xs'a2"1DSO.FT During site inspections associated with the grading permit '.v. . I s. kd,Q:r4'"4 1tip i" IN issued in November 2016,Engineering Technician Ferraro ,2016 i provements(Applicant Submitted) observed that the size and dimensions of the property's `'v- rear pool area did not appear to correspond to historic F + �;� P 'yAll t,<ist;,uRzPt�ed aerial photos of the property. A site visit performed by 5 5'� C,oncreAt• Assistant Planner Walters for the purpose of taking '""": '' Sarnc photographs for this report confirmed that the rear patio area has been expanded. Staff estimates that the rear yard's \itio; , pool and patio area was expanded by approximately 200 y ), square feet. N rMovt f3Dh,,�; 3 4 pF PT,45,1 E 4 {�i► 714' --- : ../x. __qr-.' b. ` — '40,7apanded(S + ""{ksers�tlan) .1N 0k • , r,,....., .,, vis .vir..- 1111441. • !� t ifip Oir , Planning Commission 1392 Ithilien—Variance March 7, 2017 Page 10of11 Unlike the sidewalk on the south side of the property,the expanded pool patio area does not help manage runoff generated by the steep hill south of the property. This additional hard cover is an expansion of the property's existing nonconforming use and has the potential to increase the amount of stormwater runoff that reaches the property to the north. For these reasons staff recommends that the portion of the hardcover increase variance associated with this patio not be approved. SUMMARY The property located at 1392 Ithilien had numerous water issues resulting from the large amount of runoff generated by the steep hill south of the property. The property owners performed extensive grading and landscaping work to address these issues. A 270 square foot sidewalk was installed along the southern edge of the house to help divert water,resulting in a 254 square foot increase in the property's lot coverage. The property owner also replaced the driveway and replaced and expanded the rear yard patio area. It is not clear how much these improvements increased the property's hardcover. Staff believes that the property initially had 4,028.97 square feet of hard cover,based on historic aerial photos and a 2006 survey. The applicant has stated that the property initially had 4,223 square feet of hardcover and that it now has 4,525.86 square feet of hardcover, an increase of approximately 302 square feet. Staff believes that the portion of the sidewalk from the garage service door to the rear patio may help to address the property's drainage issues; however, staff is concerned that the additional patio square footage installed in the rear yard may exacerbate the neighborhood's existing stormwater issues. Hardcover variances are granted to the extent needed to address a practical difficulty. The applicant could address the practical difficulty caused by the property's stormwater issues through the completed grading activities and 195 square feet of the new sidewalk. In this scenario the applicant would need to remove the portions of the rear yard patio area which was expanded without a zoning permit. RECOMMENDATION Staff recommends that the Planning Commission approve a partial variance to exceed allowed hardcover by 3.5 percent, and adopt the attached Finding of Fact and Decision. The approved hardcover variance is subject to the following conditions: 1. The property's hardcover is not to exceed 28.5 percent(4,224 square feet). 2. The applicant must submit a registered land survey showing that the property's hardcover does not exceed 4,224 square feet. Planning Commission 1392 Ithilien—Variance March 7, 2017 Page 11 of 11 3. The applicant must apply for and receive a zoning permit. Should the Planning Commission deny the variance request to exceed allowed hardcover, it is recommended that the planning Commission adopt the following motion and attached Finding of Fact and Decision: "The Chanhassen Board of Appeals and Adjustments denies the variance request to allow hardcover to exceed 25 percent by 5.5 percent, and adopts the attached Finding of Fact and Decision." ATTACHMENTS 1. Finding of Fact and Decision Approval 2. Finding of Fact and Decision Denial 3. Development Review Application 4. Driveway Permit Application 5. Application for Earthwork Permit 6. Stop Work Order 7. Code Enforcement Letter(1-23-2017) 8. Email from Project Engineer Smith(2-24-2017) 9. Email from Engineering Technician Ferraro (2-10-2017) 10. Staff HC Calculations 11. Staff proposed HC reductions 12. Variance 13. Public Hearing Notice Mailing List 14. Comments from Neighbor G:\PLAN\2017 Planning Cases\17-05 1392 Ithilien-Variance\PC Staff report 1392 Ithilien.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES,MINNESOTA FINDINGS OF FACT AND DECISION (APPROVAL) IN RE: Application of Amber Pass for variance to allow hardcover to exceed 25 percent by 5.5 percent on a property zoned Single Family Residential District(RSF)-Planning Case 2017-05 On March 7, 2017, 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 10, Block 1, Ithilien 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 subject site is zoned Single-Family Residential District. The purpose of the request is to address issues with standing water in the basement of the house and rear yard. The district's coverage requirements are designed to help manage the stormwater generated by residential districts. The constructed sidewalk and associated grading will help address the existing stormwater issues on the property by directing runoff from the property's southern neighbors away from the house and into the constructed dry creek bed, and is therefore in harmony with purpose and intent of the Chapter. The expanded rear yard patio area is not necessitated by the property's stormwater issues, and is expected to contribute to increased runoff flowing from this property to neighboring properties to the north. This expanded patio area is not in harmony with the purpose and intent of the Chapter. 1 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 property is a nonconforming use with hardcover in excess of 25 percent. It would not be possible for the homeowner to construct the sidewalk along the south side of building to address the parcel's stromwater issues without increasing the existing nonconformity. The parcel's stormwater issues constitute a practical difficulty in using the home's basement and rear yard for typical residential activities. Variances should be granted to the extent required to mitigate the practical difficulty. In this case the sidewalk along the south side of the property from the garage service door to the rear patio and associated grading is justified by the property's stormwater issues, but the expanded rear yard patio is not. c. That the purpose of the variation is not based upon economic considerations alone. Finding: The purpose of the sidewalk variation is predominately based on the applicant's desire to remedy the property's stormwater issues. The desire for additional hardcover to allow the applicant to keep the expanded rear yard patio is based on the applicant's desire to avoid the expenses associated with removing the already installed hardcover. d. The plight of the landowner is due to circumstances unique to the property not created by the landowner. Finding: The steep slope that borders the property's southern lot line generates large amounts of runoff which causes water issues in the house's basement and rear yard. This topographic feature is unique to the property and the southern sidewalk is part of the homeowner's attempt to mitigate the issues caused by this feature. The increased hardcover caused by expended rear patio is the result of the homeowner not applying for a zoning permit, and the difficulties associated with this portion of the variance were created by the landowner. e. The variance, if granted, will not alter the essential character of the locality. Finding: The recommended 195 square foot increase of the existing nonconforming use will not alter essential character of the neighborhood. 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. 2 5. The planning report#2017-05, dated March 7, 2017,prepared by MacKenzie Walters, is incorporated herein. DECISION The Chanhassen Board of Appeals and Adjustments approves a partial variance to exceed allowed hardcover by 3.5 percent, and adopt the attached Finding of Fact and Decision. The approved hardcover variance is subject to the following conditions:" 1. The property's hardcover is not to exceed 28.5 percent(4,224 square feet). 2. The applicant must submit a registered land survey showing that the property's hardcover does not exceed 4,224 square feet. 3. The applicant must apply for and receive a zoning permit. ADOPTED by the Chanhassen Planning Commission this 7th day of March, 2017. CITY OF CHANHASSEN BY: Chairman 3 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND DECISION (DENIAL) IN RE: Application of Amber Pass for variance to allow hardcover to exceed 25 percent by 5.5 percent on a property zoned Single Family Residential District(RSF)-Planning Case 2017-05 On March 7, 2017, 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 2, Block 2, 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: The subject site is zoned Single-Family Residential District. The purpose of the request is to address issues with standing water in the basement of the house and rear yard. The district's coverage requirements are designed to help manage the stormwater generated by residential districts. The grading work completed by the applicant will adequately address the stormwater issues, and increasing the property's hardcover is likely to exacerbate the existing drainage issues. Additionally, the hardcover limits are designed to ensure a minimum amount of green/open space in residential neighborhoods and allowing properties to install hardcover over these limits is not in line with the intent of the district. 1 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 homeowner could have done the grading work required to address the property's drainage issues without increasing the property's hardcover. If this had been done the property would not require a variance for an increased hardcover limit percentage. c. That the purpose of the variation is not based upon economic considerations alone. Finding: The purpose of the variance is to avoid the expenses associated with removed the hardcover that was installed without a permit. d. The plight of the landowner is due to circumstances unique to the property not created by the landowner. Finding: Had the landowner applied for the appropriate permits they would have been informed of the property's hardcover issues and would not require a variance. The property's drainage issues could have been resolved without the installation of additional hardcover. e. The variance, if granted, will not alter the essential character of the locality. Finding: Allow properties to exceed the Residential Single Family District's hardcover limit reduces the amount of green/open space and establishes a precedent for higher ratios of lot coverage. The cumulative impact of these variances can alter the character of residential neighborhoods. 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#2017-05, dated March 7, 2017,prepared by MacKenzie Walters, is incorporated herein. 2 DECISION "The Chanhassen Board of Appeals and Adjustments denies the variance request to allow hardcover to exceed 25 percent by 5.5 percent." ADOPTED by the Chanhassen Planning Commission this 7th day of March, 2017. CITY OF CHANHASSEN BY: Chairman 3 11-0 6 COMMUNITY DEVELOPMENT DEPARTMENT Planning Division—7700 Market Boulevard CITY OF CIIANIIASSN Mailing Address—P.O. Box 147, Chanhassen, MN 55317 Phone: (952)227-1300/Fax: (952)227-1110 APPLICAT N FOR DEVELOPMENT REVIEW C.� J Submittal Date: ?/.3''3 PC Date:3 $ CC Date: 340131 1/". 60-Day Review Date: / /'i)ii Section 1: Application Type(check all that apply) (Refer to the appropriate Application Checklist for required submittal information that must accompany this application) ❑ Comprehensive Plan Amendment $600 ❑ Subdivision (SUB) ❑ Minor MUSA line for failing on-site sewers $100 El Create 3 lots or less $300 ❑ Create over 3 lots $600+$15 per lot ❑ Conditional Use Permit(CUP) ( lots) El Single-Family Residence $325 ❑ Metes& Bounds(2 lots) $300 ❑ All Others $425 ❑ Consolidate Lots $150 ElInterim Use Permit(IUP) ❑ Lot Line Adjustment $150 ❑ In conjunction with Single-Family Residence..$325 El Final Plat $700 ❑ All Others $425 (Includes$450 escrow for attorney costs)* *Additional escrow may be required for other applications through the development contract. El Rezoning (REZ) El Planned Unit Development(PUD) $750 ❑ Vacation of Easements/Right-of-way(VAC) $300 ❑ Minor Amendment to existing PUD $100 (Additional recording fees may apply) ❑ All Others $500 IN Variance (VAR) $200 El Sign Plan Review $150 ❑ Wetland Alteration Permit(WAP) El Site Plan Review(SPR) El Single-Family Residence $150 ❑ Administrative $100 El All Others $275 E l Commercial/Industrial Districts* $500 Plus$10 per 1,000 square feet of building area: El Zoning Appeal $100 ( thousand square feet) ❑ Zoning Ordinance Amendment(ZOA) $500 *Include number of existing employees: *Include number of new employees: ❑ Residential Districts $500 NOTE: When multiple applications are processed concurrently, Plus$5 per dwelling unit( units) the appropriate fee shall be charged for each application. 1 Notification Sign (City to install and remove) $200 e Property Owners' List within 500' (City to generate after pre-application meeting) $3 per address ( addresses) El Escrow for Recording Documents (check all that apply) $50 per document ❑ Conditional Use Permit El Interim Use Permit ❑ Site Plan Agreement El Vacation Er Variance El Wetland Alteration Permit ❑ Metes&Bounds Subdivision (3 docs.) ❑ Easements( easements) TOTAL FEE: Section 2: Required Information Description of Proposal: Property Address or Location: 13'!2- { 11 Al Parcel#: 2 6 {d`/l'` Legal Description: 1.�V iI levt` Let l® p/r.`K i i Total Acreage: e 9q Wetlands Present? ❑Yes El No Present Zoning: Select One RS'l Requested Zoning: Select One w'f Present Land Use Designation: Select One LG„a ,,,.y PEfi Requested Land Use Designation: Select One AM Existing Use of Property: S,fl i - ft;6taly 0 Check box is separate narrative is attached. Section 3: Property Owner and Applicant Information APPLICANT OTHER THAN PROPERTY OWNER: In signing this application, I, 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 object at the hearings on the application or during the appeal period. If this application has not been signed by the property owner, I have attached separate documentation of full 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. bey 1,�,, �r r�,, Name: flYY1 i;�"Y _ �� Contact:�Pte/r �'U'� Address: I V"1 Y -�-4II 1 it,inY_ 2 Phone: ��a,SZ-Zoo`LoDL\ City/State/Zip: ��L l; 5'� � �� "� 3 Cell: CJi' 2,00- Ut-V=1 Email:C OC';l9 'Yl C"hl)Yl @ Ma11, , CAVA- Fax: ar Signature: �� (� CV) Date: I /49,1/i1 PROPERTY OWNER: In signing this application, I, as property owner, have full legal capacity to, and hereby do, authorize the filing 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 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: ArYkkillc-b'f t7LContact: O9t 71.2 Address: !731`(24 I 11,47\' IAA Phone::is�lj?'�r'ZbO -0 0 City/State/Zip:, CIA S1,C)►/ V 'A N c29�d'J I Cell: "lC7�- —l 1.V t--)' Email: �nCtioY'r °O/9 C;�i ( . CW'l/L Fax: 9 Signature:COrY\k J-L J/Y).._ - Date: l /Z--1/9/-Th This application must be completed in full and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, refer to the appropriate Application 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 submittal. A written notice of application deficiencies shall be mailed to the applicant within 15 business days of application. PROJ NGINEER(if applicable) S Name: Conte . Address: Phone: City/State/Zip: Cell: Email: "--r----ax: Section 4: Notification Information Who should receive copies of staff reports? *Other Contact Information: Property Owner Via: Email ❑ Mailed Paper Copy Name: Applicant Via: Email ❑ Mailed Paper Copy Address: ❑ Engineer Via: ❑ Email ❑ Mailed Paper Copy City/State/Zip: ❑ Other* Via: ❑ Email ❑ Mailed Paper Copy 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 (required). SAVE FORM PRINT FORM SUBMIT FORM Amber Pass 1392 Ithillen Excelsior, MN 55331 1-27-17 To Whom It May Concern: am writing to you in regard to the home our family purchased in spring of 2016. There was a total of 4,223 square feet of impervious surface when we bought the property not including an additional 780 square feet of non-porous polyurethane (that we removed and replaced with porous felt). This was a total of 5,003 square fee of existing impervious service. Unfortunately, after purchasing our home we discovered numerous water issues on both the interior and exterior. This was very concerning as we have a child with a severe mold allergy and immune system issues. We were sad to find standing water not only in our new basement after mild rain showers but the entire back of our lot flooded and standing water remained throughout the summer. This standing water also ran into both of our neighbor's lots to the north of us. In order to keep water from running down the very steep hill and into our basement (steep hill adjacent to our garage); we re-sloped that area and added a sidewalk to assist the water to sway/route into the back yard. We then had a beautiful dry creek bed installed in the back yard to hold this water. We have spent thousands on landscaping in order to remedy these water issues as our child's health and a yard for our children to play in (without breeding mosquitos and muck) was important to us. If we had known this home had water issues we would not have purchased it. Subsequently, we have done everything possible to fix the water in our basement and make things right for our children and the neighbors. Thankfully with the landscaping/sidewalk our basement is now dry. The new dry creek bed in back has dried out much of the lawn and our neighbor's lawns as well. They can actually mow the back of their lots now. Our current impervious surface is 4,525 square feet with the new sidewalk. When we purchased the property there was a total of at least 4,223 existing impervious square feet plus an additional 780 square feet of non-porous polyurethane. We are asking for a Variance to keep our sidewalk on the side of our garage so that our home interior stays dry. We are also asking to keep our driveway intact as it is no larger than the original and is already a challenge for people to back out of (very skinny and lots of people back off the side onto the lawn as it is). Thank you for any consideration on this matter as we have worked so hard to fix things. We would greatly appreciate a variance if permitted. Thank you. Kind Regards, REC`I' ED oirn tQA) 1FE 0 201 f FEB 3 �' !J i Amber Pass CHANWASSEN PLANNING ANHASSENP►�NNINGDE.PT *Planning said it is hard to actually determine from an aerial what the actual square footage is and made an estimate at 1,153 sq. ft. The existing driveway was actually over1,300 sq, feet. Replaced existing driveway due to pot-holes and cracks. CITY OF CHANHASSEN HARDCOVER CALCULATION WORKSHEET EXISTING AND PROPOSED HARDCOVER. Property Address: !?"1 r I I t)l tX,()-t 9l t)Y 1�l '`' i� 31 � � A. HouseX = S.F. X _ S.F. X = S.F. X� _� S.F. X - / ..a S.F. 13. Garage I X _ 1:421:2___--d - S.F. X _ __.�._S.F. C. Driveway X = T S.F. X = S.F. gun wed 4, A/ kl p_cLa D. Sidewalks X -216uLL.0 � •F•X = S.F. '2tarANCt l E. Patio/Deck X = S.F. X = S.F. F. Other X S.F. (i.e. shed, etc.) X X = S.F. TOTAL HARDCOVER: of Z a ♦W S.F. TOTAL LOT SIZE: mom S.F. HARDCOVER PERCENTAGE: MAXIMUM%ALLOWABLE: - % a5-,a ) '( OF a-iA MASPrepareed by: d. I . I-"I rE3 0 3 201/Signature: lank t cHANHASSEN PLA"': viewed by: Date: pF CHANNAoommerits: `P jn J� � ; (iECEi�' z lel _ I ■ , FEB 3 0 201 r . AN( < V� � CHANHASSEN PLANNING DEQ'1' � C:,PLAN\Forms\Hardcover Calculation Worksheet.xls 1.11101.111.111.1 4, :7 7 : • • : 460 It 514c wal 16 i S Altia' I S' -- 21t) S& f-T . :,.. , • . _ r • , .4. * Rernoue, a exis+11.15 4')(4 pad to In st6111 A t 4,;lha,.,i3 7.* : ieVICO Si eZ\Valk • Vi4;v1 1441:3)1 rillit:Alel: Ltilli4C i -4.-,-.....-6&..._...wit , .. . V. cJL%111*17 ()on cr6e• 43 • ' . 3/33 '' i .*.'''-i: . ..;.•. • ' 't, - extent ....,. . e r :.•.„..„,,.. svcie‘- Apo . - _. ,i „ . :• .„. 1 - . •-, .. . . ...roo- ,„. ....... ho.„„ 11\ It . - i r •. 411/ 11431. 3i < .,0 •- -I ...0111.°. , ) _ i c _ .... d . _ . ._ ......... . ita 1 da . 3 3 ..... * IMMO k)e) 1 elp s&n..e,71 of FoiNuartNis*Ii - , . . . 4.) 1 1.._. . ,..4._. „.. .,_.. , (.2 la . .. -f. • I ..•i .. . it . I i ii ii. -0, ij .s.r: 11, t 07 1 4 .„, A ar•44.-r'r • N cs hk ''N'� ��,aQ'1� q j • ,�- F-= �J� ,;04.o. .• ,•, '`mss- / ! ," / 1f r oA % �r IN ''' . fe +�• � � +It •' F U' D RCN p � . h Hca• , • r,.. .0 •' •R ECT LaGA`I~3 N '` `� ^�. ..; ; It , A 4. # op_� .. cfP-/et, it: 7„. , __ • L �- .$2,00 � — 0.-3" . 30' .�� • ..-. "' `'s ' !• ; . . 1, , ,04.-e41 .a W i -yr 00 4„iv- .. meq. Ts • , . .. . •.-. t. ..11117. i Saj p`:.. '�� } C 13 ,4'.1, 'yrs'{ "! C�� u ' ''IC l�'� ? . 1 r. r 325 . .. ,' �� ." 11*,,•, .• ,CV i. l i V" ,.....,4„2EXISTING , • r r' r. Q1I aJQ r • DEC . HOUSE ,ti: �, ;}s 0 9.62 SWIMMING 1�,,�4ti, °: ') ' 4**"`"v‘ •«, .. 1 • -tpi6.Of1 r pti 7.W^'"""' .. .1c.v y rJ ._ �,. .. ...... wi L kdo + / o-,.0 }"t FEB B L 3. -0 .. ». . . . , ,. • �, ' i CHANHASSEN PLANNING DEP' V O I lk 2_0 L, d 6's tti _ G' Permit No. CITY OF CHANHASSEN APPLICATION FOR DRIVEWAY PERMIT (BITUMINOUS/CONCRETE) - $30 PLEASE PRINT Name and Address of Party or Organization Name and Address of Party or Organization To Be Perfprming Work: , Invoiced: /110-ci( I 2- ' '-i'14) i ri°'0 _ 6-7e;c__exi e-z- i ov-', rel. �7i 1) Contact: J1yii 1" /\ ` yote25 Contact: Phone:O jZ-7 -1pil4°1 Fax: fit' Phone: Fax: /ate mall E-Mail: �;.�`�1'lC,ti d h?){I�j JJ�3 �ll o C.O 1A Email: 1. Nature of WorkCoylCve , Cif1W t L q Ap4t ,t.f D"rittWati 2. Type of Surface to be Disturbed: ❑ Gravel ❑Bituminous ] Concrete ❑ Boulevard 3. Location(Street,Avenue and House number): I 9'' IL-41 I I If-1i 1 cxCd s) O Vl 0(4 (Attach Site Survey or Sketched Scaled Drawing-Required) -DI 4. Method of Installation or Construction(including method of compaction and excavation) C 1,1t .5 \,0a,(:e,) . .e 't94, 17' -1- bowve ki t saitiLW) C� ktsc., 9 ')C1.,q, 5/4 ivv fl tt 0,'0 yYl,rnr;-1" N kl14 if ibitrAntrogi) 5. Work to start within days and completed with days thereafter. 6. Will detouring of traffic be necessary? Yes ❑No If so, describe routing: `,=C_I�ED For FB E \ CUM UJJ plicant) -rB t) ,3 ��;? B;' Signed By -7- r,�1aP!HF, SENF✓iOINING1li-�'i Dated /ai I I The date when work is completed must be reported to the person designated by Engineering Dept. Permit No. AUTHORIZATION OF PERMIT (Office Use Only) Upon payment of permit fee in the amount of$ and in consideration of the agreement to comply in all respects with the Street or Alley excavation ordinances and regulations applicable covering such operations,permission is hereby granted for the work to be done as described in the above application, said work to be done in accordance with special precautions required, as hereby stated: ❑ Contractor shall prevent damage to existing utilities. ❑ All roadway, driveway, sidewalk and trail crossings shall be directional bore. NO OPEN TRENCHES. If boring equipment is lost under the pavement area it shall remain until the City reconstructs the pavement at a future date. No open cutting of street will be allowed. H All disturbed areas shall be restored to original or better condition. ❑ This permit is granted upon the expressed condition that said contractor, agent, workmen, and employees shall comply in all respects with City of Chanhassen City Code Section Nos. 17-23 and 20-27. ❑ Please notify City of Chanhassen Engineering Department 24 hours prior to placement (952) 227-1163. It is expressly understood that this permit is conditioned upon replacement or restoration of the disturbed area to its proper condition in accordance with the appropriate rules and regulations. It is further understood that this permit is subject to revocation within ten(10) days of receipt of copy of application by the County Engineer when the permit is for work on a County Road. APPROVED BY DATE RULES PERTAINING TO STREET AND ALLEY EXCAVATIONS SAFETY 1. Excavations shall be properly protected and identified by barricades and flags in the daytime, and flares, red lanterns or flashing signals at night, to protect persons and traffic at all times. 2. Barricades to be erected in a manner which will provide suitable visibility in all directions. 3. Excavations must be cribbed when necessary, depending upon type of soil, in order to prevent cave-ins. 4. No guys or stays to be attached to trees on Right of Way. 5. Underground construction must be so constructed as not to harm or unnecessarily destroy the root growth of sightly or ornamental trees. ROADWAY 1. Installation of pipe under concrete or high type of bituminous pavements to be done by jacking or boring unless otherwise authorized by Engineer. When an installation is made by jacking or boring a pipe three inches or larger in diameter, a casing of larger dimension must be used to encase the service pipe. 2. All backfilling must be placed in 6-inch layers and thoroughly tamped, and material must be flush and even with the road surface when finally in place,unless Engineer authorizes alternate method of construction. 3. Finished surface,base, and sub-base of road after excavation and backfill shall be at least equal in stability to finished surface,base, and sub-base prior to excavation. 4. Concrete pavement to be replaced according to specifications which will be provided by the Engineer. 5. If settlement or excavation caves in within one year from completion date so that replaced materials settle (bituminous mat or concrete base), same shall be restored to its original conditions by the holder of this permit. 6. No pole anchors, anchors,braces, or other construction to be put on roadway shoulder except by special authorization. 7. No driving onto highway from ditch or driving on shoulders except when authorized by the Engineer, and if damage occurs,permit holder will make proper repairs. 8. No machine excavation shall be permitted except when noted in application for permit. 9. Excavations greater than four feet in width at top of trench will not be generally permitted and may be made only when expressly provided for on the permit. 10. Streets may not be closed to traffic unless expressly authorized by the permit. LIMITATIONS 1. No lugs shall be used on equipment traversing road which will damage the road surface. 2. Roadside shall be cleaned up after work is completed. 3. No work shall be done which will create a nuisance. 4. Within 24 hours (Saturdays, Sundays and legal holidays excluded), the permit holder shall notify the municipality issuing the permit and, when applicable, the County Engineer,that such work has been completed and is ready for final inspection. 5. Within ten days after receipt of a copy of the permit application the City/County Engineer shall notify the applicant of any objection the City/County may have to the application. 3/4" per foot 18" 5' 1 F 1 MIN. 2.0% / MAX 4.5% GRADE ., a 6 mk 6" f► 6" — 3" 8" Concrete pavement Use #4 (1/2") Rebar Slab Reinforcement 6" Class 5 base incidental to apron SECTIO\ A- A No Scale 1 36' Max. Industrial/Commercial 1 A 1 Right—of—Way B618 Curb & Gutter — B618 Curb & Gutter Box installed over OQ� Bituminous ` water service To e N..., 00 Contraction Joints A Mdx. Spacing in Expansion Joint (typ) Valley Gutter is 8' PLA\ No Scale NOTE: 1. Use #4 (1/2") rebar slab reinforcement in r.o.w placed © 6" from each edge. rebar to be 2' on center, being 6" on center in the gutter. 2. Contraction joints shall be 1/3 the depth of the slab. 3. Bituminous paving section to the right—of—way is the same as the street paving section. 4. Maximum pavement slope allowed within 30' of the street is 4.5%. Aggregate used in the concrete mix shall be granite.. 5. If water shutoff is in the driveway pavement a cover as manufactured by Mcdonald 74M1A series with a 8" opening frame & cover or equal shall be installed. 11111111 CIT!O}' COMMERCIAL/INDUSTRIAL CHEM CONCRETE DRIVEWAY APRON REVISED: 2-10 PLATE NO.: ENGINEERING DEPARTMENT 5207 FILE NAME:G:\ENG\SPECS\5207 11�a 10' OVER FROM PA a NO CURB & GUTTER oSAW OR HAND TOOL CONTRACTION JOINTS 0 EXPANSIONHJOINT ® 1/3 THE THICKNESS OF THE SLAB. Ib BACK OF APRON co c" 24 'MAX WIDTH AT R.O.W. w —..—I!.N..—..___..—.._ .—..—..—.._..—.._..—.. . Right—of—Way BOX INSTALLED OVER WATER SERVICE IF RADIUS INSTALLED, A MIN. 3' 3' OF 3' RADIUS REQUIRED. ° ir-8'MAX--► 18„ d . 4'a a 1.0' 0.5' 3 A. d° d d° rr 3' 0.5' • a_ d d `° 4 '° 1 4 . EDGE OF 1 .d / EX. PAVEMENT T END OF DRIVEWAY I f 11 O'er 3.0 1 0.5' 1.0' SAWCUT LINE DOG LEG JOINT NOTE: ON BITUMINOUS STREETS CONTRACTOR MUST SAWCUT AND REPLACE MIN 18" STRIP OF STREET SECTION WITH SAME PAVEMENT TYPE TO MATCH EXISTING STREET SECTION. NEW CONCRETE DRIVEWAY SHALL BE OFFSET BACK 0.5' FROM EXISTING BITUMINOUS PAVEMENT. WHEN EXISTING DRIVEWAY IS BITUMINOUS AND NEEDS TO BE RESTORED. THE CITY REQUIRES A MINIMUM OF 2 - 2" LIFTS IN THE R.O.W. AREA. n ° ,REBAR 4" BASE WAY THICKNESS SHALL BE A MINIMUM OF 6" OF CONCRETE WITH 6" OF CLASS 5 FOR 1 ' d, .: .a 6" I USE #4 (1/2") REBAR SLAB REINFORCEMENT IN R.O.W. PLACED @ 2' ON CENTERS. 2 61 I IF WATER SHUTOFF IS IN THE DRIVEWAY PAVEMENT A COVER AS MANUFACTURED BY McDONALD 74M1A SERIES WITH AN 8" OPENING FRAME & COVER OR EQUAL SHALL BE INSTALLED. NTS • a 10'OVER FROM PACURB & GUTTER SAW OR HAND TOOL CONTRACTION JOINTS m ca c Right—of—Way w 6" DEPTH MIN. EXPANSION JOINT 0 BACK OF APRON 1/3 THE THICKNESS OF THE SLAB. 24 'MAX WIDTH AT R.O.W. 2.0' 4 —..—I.".._.._.........._ ..—.._..—.._..—. _. _ BOX INSTALLED OVER WATER SERVICE 3' 3' IF RADIUS INSTALLED, A MIN. °' OF 3' RADIUS REQUIRED. °d d • • �8'MAX 3' °d d ° i d' 3' BACK OF CURB • d a. . ° . 9a .a • 18" STREET EDGE DOG LEG JOINT 1" ROUNDED LIP NOTE: CONTRACTOR MUST SAWCUT AND REPLACE MIN 18"STRIP OF STREET SECTION WITH SAME PAVEMENT TYPE TO MATCH EXISTING STREET SECTION. WHEN EXISTING DRIVEWAY IS BITUMINOUS AND NEEDS TO BE RESTORED. THE CITY REQUIRES A MINIMUM OF 2-2"LIFTS IN THE R.O.W.AREA. n ° REBAR • ' °'' DRIVEWAY THICKNESS SHALL BE A MINIMUM OF 6"OF CONCRETE WITH 6"OF CLASS 5 FOR BASE .),/-* n ° d d CURB.WALL BE REMOVED TO THE NEXT FULL JOINT OR SAWCUT IF MORE THAN 5'IS LEFT INPLACE TO THE NE%T JOINT j-- --- - - EXISTiNGAND DRAINAGE IS MAINTAINED, USE#4(1/2")REBAR SLAB REINFORCEMENT IN R.O.W PLACED 0 2'ON CENTERS. 2"1- 111 I 61 PLACE EXPANSION FELT BEHIND CURB PRIOR TO DRIVEWAY INSTALLATION. 2,0 IF WATER SHUTOFF IS IN THE DRIVEWAY PAVEMENT A COVER AS MANUFACTURED BY McDONALD 74M1A SERIES WITH AN N TS 8"OPENING FRAME&COVER OR EQUAL SHALL BE INSTALLED. 101 cLT!OF CONCRETE RESIDENTIAL DRIVEWAY ENTRANCES CHEMWITH AND WITHOUT CURBS REVISED:10-09 PLATE NO.: ENGINEERING DEPARTMENT 5208 ALE NAME:G:\ENG\SPECS\5208 • • 10' OVER FROM P/L NO CURB & GUTTER c; ; o 50' MAX DRIVEWAY WIDTH INSIDE PROPERTY IF HARDCOVER ALLOWS 6 o m 0 24' MAX WIDTH AT R.O.W. R.O.W. $ W R.O.W. IF A RADIUS IS INSTALLED, A MIN. OF 3' RADIUS IS REQUIRED. p3'� 3'--1 3' 3' EDGE OF ,,.'.I.I.mr 'w .v � �`,� � � � �.� w it IF 1r EX. PAVEMENT r 'w ,r • 18" SAWCUT LINE END OF DRIVEWAY SAWCUT ALL STREET PATCH AREAS AND TACK BEFORE PAVING. NOTE: X> ON BITUMINOUS STREETS CONTRACTOR MUST SAWCUT AND REPLACE MIN 18" STRIP OF STREET SECTION WITH WEAR PAVEMENT TO MATCH EXISTING STREET SECTION THICKNESS. DRIVEWAY THICKNESS TO THE RIGHT OF WAY SHALL BE A MINIMUM OF 2-2" LIFTS OF BITUMINOUS WITH 6" OF CLASS 5 FOR BASE r 10' OVER FROM P/L CURB & GUTTER a a • o § 50' MAX DRIVEWAY WIDTH INSIDE PROPERTY o IF HARDCOVER ALLOWS I U O m 24' MAX WIDTH IN R.O.W. I R.O.W. $ B R.O.W. IF A RADIUS IS INSTALLED, A MIN. OF 3' RADIUS IS REQUIRED. p 3' 3' BACK OF CURB 3' 3' Q e e e • e c^ `' O e .A C a Q 4 e Q e e • NI)-1F,.- : DRIVEWAY THICKNESS IN R.O.W. SHALL BE A MINIMUM OF 2-2" LIFTS OF BITUMINOUS WITH 6" OF CLASS 5 FOR BASE IF THE CURB NEEDS TO BE REPLACED THEN THE ABOVE DETAIL FOR STREET REPLACEMENT SHALL BE USED AND THE CURB REMOVED TO THE NEAREST JOINT OR SAWCUT IF 5' OF ICURB WILL REMAIN TO THE NEXT JOINT AND GUTTER LINE MAINTAINS PROPER DRAINAGE. OF 1 RESIDENTIAL BITUMINOUS 1011 DRIVEWAY ENTRANCES �' 1' `�y► WITH AND WITHOUT CURBS ENGINEERING DEPARTMENT PLATE NO.: REVISED: 2-10 FILE NAME:G:\ENG\SPECS\5209 5209 REQUIREMENTS 1. All work within City boulevards requires the appropriate permit be obtained from the City's Engineering Department. A diagram showing the approximate location of the utility to be installed must accompany the permit application. 2. All drain tile within City boulevards shall be installed in accordance with Detail#5233. Connection to catch basin/manhole shall be core drilled. 3. Call 24 hours in advance to schedule inspection of connection to catch basin/manhole. 4. Provide financial security as determined by City staff. 5. Protect existing utilities and street surfaces. 6. Restore all disturbed areas to original condition. 7. Call for final inspection upon completion. 8. Upon completion, a set of as-built plans shall be provided to the City of Chanhassen Engineering Department. 9. Approval of this permit in no way implies or expresses the City of Chanhassen will guarantee said work. Permit No. to -( -S 411 CITY OF CHANHASSEN APPLICATION FOR EARTHWORK PERMIT Name and iAdcess of Prop Ocwner: Name and Address of Excavator: I Vit V. (1 1 J vke G_.iOki te-t r" fiz A(l l 1W Contact Person: TtM Contact Person: Email: 14L Email: Phone: "(1Zy> gSZ'7-C1D'100t7 Phone: Fax: Alternate Phone: (.t' -" 2Z t 4 I Alternate Phone: Legal Description of subject property: Lot /0 Block / Subdivision � ;I re✓1 Property Identification Number: 12-53(0'1101M Site Address: /3q-z. 2-7/4,,. 're.i Description of work to be done: &(k /1/0i /A05-c. 6 .5Ncc LTJ' e -AT. 4c)c1 4,p1 , C. //I.( g rvr/' 0.6,1 lax oc fseci,Te Indicate the use or occupancy for which the proposed w rk is intended: Estimated quantity of excavation(cubic yards): Ap . 50 Attach a plan showing the following: 1. Present elevations. 2. Proposed elevations. 3. Elevations of neighboring property within 15 feet of excavation. 4. Location of any buildings or structures on the property where the work is to be performed and the location of any buildings or structures on land of adjacent owners that are within 15 feet of the property or which may be affected by the proposed grading operations. I have read and understand the City of C ssen's General Requirements for obtaining a grading/earthwork permit. Signature of Applicant: Date: f l^3 Je(7) Office Use Only Date Received/.1.44(a_ $50 Application Fee Received: EcKes 0 No Approved El Denied❑ Receipt No. 33 Ofo3 h Date: 11/7/1 Security Amount: $ 2-St).'d Processed by: Receipt No. 33 VC 7g Date: 1 ' l7/i CERTIFICATE E OF SURVEY _ FOR LARSON' S AWARD HOMES fAtiC:ROVEI- y 113, l. i ;y lei ' YTS 47-9 N0 Ids- be,11745 •1.01.1 `a'.� .•rte Y ,r,,,,„ .gD ,3• Rood®w� SATE; OffritlfSanitary Sewer c 1 • �►671S't' ,� .w �j, Invert Elev. = IDDO./eAfrxA / 1 \a0 . ilk i rd r j �,�t l',ia / / 'id h4) ff _E"'""r. s..,. _ .t Ott /Defy •• �� Q 7 # .Q 93 it - P4 � � , V / ,,k "/f�Z� "Pi jr itk. )1 or I 14 411. if.. 7-0401611 Ar- ,� �` l� ji ` litcZ9�3 a �� C l 1 L lII ii05G N 1L 1 of W' 43 Fiall:41 ‘ \c' 1 . 0, k1/4 k 44134V I i 11.- tsl,„3„ 0 ( V io y t j h �``— wr - Scale: 1 = 30' St o Denotes Iron hbn. "J`Drainage and Vtil ty Eastman'. SD. 7 _f.6 • A +403.0 /53.50 N o/45. z , : luy,y A Cr ••7;) _„. - 7;Be -�'` - DATE C � 7 * BY: 7`'�' Dir.: e.`.e °•rte,,. CJ Denotes Proposed Elevation 7( DATE:$-i')/4? ON f x Denotes Existing Elevation BY: _ Lot 1.L , BlockSCRJ . . _ Lot 1�, Block 1 _ /on.L.7 Top of Foundation .• I TH I LI EN Acrid,/ Top of Basement Floor DATE; Qi 4 .. Hennepin County, Minnesota ALL-METRO imam CERTIFr 734A7 MRS SURVEY vws PREPARED EY ME DEVELOPMENT CONSULTANTS. P.A. OR UNDER KY MEC"'SUMMON MO 7)6a 3 AM A Dar REGESIVR'A LAND SURVEYOR LA.'D SLRVEY6YG•fNGNEE LNG•COt+LSTRLY iON STAK NG LIO03.THE LAWS Of THE STA/OP 1I11441ESOTA. Thomas K thinker.Mme ,% ) Registered Land Surveyor / ia% STOP DO NOT PROCEED Reason wow w14, Tin' A hr-x t-c',- :X. r<� - • n• "r'► ammo_ w c c.K-c. c. rc:x-vio c}-k- c " A htui w�.11� .,.�� a(ari`'J Location r3G2— Date 10 jzR jCiD Inspector L.--70;r, DO NOT REMOVE THIS TAG City of Chanhassen 952-227- 1180 Contact 1• Dept. O'A11 �( A . Yf „ TY ti F CHANHASSEN � w 9 S . Chanhassen is a Community for Life-Providing for Today and Planning for Tomorrow NH AS January 23,2017 Jim and Amber Pass 1392 Ithilien Chanhassen,MN 55331 Re: 1392 Ithilien-Lot Coverage Mr. and Ms.Pass, I am sending you this letter to inform you that recent improvements made to your property located at 1392 Ithilien have caused it to exceed the maximum impervious surface allowed in the Residential Single Family District. Section 20-615(5)of the Chanhassen City Code states that for properties zoned Residential Single Family"The maximum lot coverage for all structures and paved surfaces is 25 percent."This provision limits 1392 Ithilien to a maximum of 3,702.5 square feet of lot coverage. Staff first brought this matter to your attention in October of 2016.During a subsequent meeting with Jim Pass on November 2,2016 I agreed to delay enforcing the hardcover restriction in order to provide you with an opportunity to work with Steve Ferraro to address drainage issues on 1392 Ithilien.This delay was granted with the understanding that both a grading and a zoning permit applications for the work completed and in progress on the property would be submitted to the city.It was also agreed that the property's lot coverage would be addressed when the zoning permit application was filed.A grading permit was submitted on November 3rd;however,to date no zoning permit application has been received. On November 30,2016 I spoke with Jim Pass about the need to file a zoning permit and resolve the property's outstanding lot coverage issues and requested that a zoning permit application or plan to bring the property into compliance with City Code be submitted by December 21,2016.On December 12,2016 Jim Pass indicated that you would request a lot coverage variance.I informed him that the first step in the variance process would be filling out a zoning permit application and setting up a meeting with me so that we could determine exactly how much lot coverage was present on the property. On January 9,2017 I contacted Jim Pass and asked if he still intended to pursue a lot coverage variance.I was informed that this was still the plan.I requested to be contacted by January 13,2017 to schedule a meeting.On January 20,2017 I again spoke with Jim Pass and again requested that I be contacted as soon as possible to set up a meeting to discuss a lot coverage variance for 1392 Ithilien. Please contact me to either schedule a meeting to begin the variance process or provide me with a zoning permit application and plan for removing the excess lot coverage on 1392 Ithilien no later than Wednesday,February 1, 2017.You can contact me by email at mwalters@ci.chanhassen.mn.us or by phone at 952-227-1132.A copy of this letter has been placed in the property's building file. Respectfully, Pted MaccKen2ie Walters Assistant Planer ec Steve Ferraro,Construction Manager/Engineering Technical IV. Building File PH 952.227.1100• IPNAN.ci.chanhassen.mn.us• FX 952.227.1110 7700 MARKET BOULEVARD • PO BOX 147 • CHANHASSEN • MINNESOTA 55317 Walters, MacKenzie From: Smith, Stephanie Sent: Friday, February 24, 2017 8:53 AM To: Walters, MacKenzie Subject: RE: 1392 Ithilien MacKenzie, The only time I spoke with Mr. and Ms. Pass, the residents at 1392 Ithilien, was when they were at the building counter due to a building inspector noticing they were working without a permit. I do not normally handle these permits, but both Steve Lenz and Steve Ferraro were out of the office, so I came to the building counter to help. I don't remember the date and time this occurred. MacKenzie,you were talking to them about hardcover limits. One item that came up was they planned to redo their driveway. You explained if they reduce the size of the driveway,that may free up hardcover for use on the concrete areas they had poured without a zoning permit. I told them they or their driveway contractor would need to apply for a driveway permit. I spoke with the Passes at the Building counter and at the Engineering counter regarding the work they planned to do on their lot.They mentioned bringing in dirt or stone to improve drainage on their lot. I explained that if they move more than 50 CY of earth they would need a grading permit and would need to maintain the current drainage patterns in their development. I used our asset management software to confirm that we did not have City utilities in their yard. I gave them a grading permit application. Mr. Pass asked if he could meet with someone onsite to describe what he planned to do for grading. I explained that Steve Lenz handles our grading permits and since he was out of the office that day, I recommended that he call Steve the next business day. I explained to Mr. Pass that we would need application submittal if they are exceeding 50 CY. Meeting on site to describe the work would not be sufficient. Mr. Pass said he would give Steve a call. Later, I discovered I had directed Mr. Pass to the wrong Steve, as Steve Ferraro reviews grading permits. Later, I gave both Steves the heads up to expect a call from Mr. Pass. Thank you, Stephanie ro Stephanie Smith, MN P.E. Project Engineer CITY OF CHANHASSEN , PH. 952.227.1165 S FX. 952.227.1170 y H s www.ci.chanhassen.mn.us From:Walters, MacKenzie Sent:Thursday, February 23, 2017 2:56 PM To:Smith, Stephanie<sbsmith@ci.chanhassen.mn.us> Subject: 1392 Ithilien 1 Stephanie, Unfortunately, I don't have a note of when we first spoke with them. I know it was late October and my guess would be that we'd initially met with them on Oct 27 or 28... but regrettably I can't be sure. Thanks again, -MacKenzie ` y o�, , MacKenzie Walters Assistant Planner CITY OF CHANHASSEN 4e, aw PH. 952.227.1132 10 . ► S S FX. 952.227.1110 www.ci.chanhassen.mn.us 00 2 Walters, MacKenzie From: Ferraro, Steve Sent: Friday, February 10, 2017 1:39 PM To: Walters, MacKenzie Subject: 1392 Ithilian Grading inspection notes Follow Up Flag: Follow up Flag Status: Flagged MacKenzie, When I inspected the grading and restoration work that had been done at 1392 Ithilian, Grading Permit No 16-13, I observed the following:The grading and drainage swale was constructed as per plan that was submitted with the permit and all areas that were disturbed were restored with topsoil and sod.The newly poured sidewalk adjacent the home, pool surround & patio did not match the site survey attached to the grading permit.Those areas appeared to have been expanded upon from their previous state, as I double checked our 2016 aerials in our GIS to make sure I wasn't missing anything. I then proceeded to release the security escrow the homeowners had posted being they fulfilled the requirements of the grading permit. Regards, ! 0 Steve Ferraro Engineering Tech IV Construction Manager 2.A. CITY OF CHANHASSEN p S PH. 952.227.1166 Cell 763.286.1623 www.ci.chanhassen.mn.us Q f.• 1 g. C dt o co o 3 O r . ° N 0 c-1 m d ri Y N co (o 0) c-i m 00 C 0) 0) Q L c=3 U o 0.. o U U U J 2 = 2 N t0 lD N L0 N N 0 d' V1 I. f6O al inDI N 111 Ol CO N Lr al N r-1 La oci 0 d' lCr0 c-I Lf) N O I— N U1 O ‘-I 0 .0 r-I r-I Cr 7 V) _ O O 00 N m lD c-i 01 l0 l0 Nal 00 N N N 0 d' O N V1 N 14N 00 00 01 0 LD c-1 111 al is) a1 N ^j LO Vl Ol CO N 0 00 N 00 •d: d- (o M N c-I al 00 c-I LO c-I ,-i c-i c-1 N N o m d' m r-I d- c-1 ++ M Ln L(1 Vl e-1 (o t)0 +' C1.5 O N C (o `Ln- a) 0) V • I. (0 L.) (..) 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Lir l lV1-14 — ) d>,- , ' ' . coo, $ 111 7 1 rr _ r Iles '�{; Stliraff'�rss recommend HC Reductions(approximate) r. Y . . I MF• r • 4. .ter '! )IIIIPIIIIIIIIr\.' S• .ee tFeet'r"' I 123 f deet ..„,...4*--.,-..• Feet ' j is ` . _ .. i , . 4, `,.. :. I v.: . . A i• t •. CITY OF CHANHASSEN CARVER COUNTY,MINNESOTA VARIANCE 2017-05 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 a variance to allow hardcover to exceed 25 percent by 3.5 percent. 2. Property. The variance is for a property situated in the City of Chanhassen, Carver County, Minnesota, and legally described as Lot 10, Block 1, Ithilien. 3. Conditions.The variance approval is subject to the following conditions: a. The property's hardcover is not to exceed 28.5 percent(4,224 square feet). b. The applicant must submit a registered land survey showing that the property's hardcover does not exceed 4,224 square feet. c. The applicant must apply for and receive a zoning permit. 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. Dated: March 7,2017 1 CITY OF CHANHASSEN BY: (SEAL) Denny Laufenburger,Mayor AND: Todd Gerhardt,City Manager STATE OF MINNESOTA ) (ss COUNTY OF CARVER ) The foregoing instrument was acknowledged before me this_day of 2017 by Denny Laufenburger, Mayor and Todd Gerhardt, 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 2 CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Kim T. Meuwissen,being first duly sworn, on oath deposes that she is and was on February 23, 2017, 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 of a request for a variance for impervious surface for property located at 1392 Ithilien 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. 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Taxpayer Name Taxpayer Address Taxpayer City-State-Zip ALEJANDRO FERRER-MACHUCA 6330 TETON LN _ CHANHASSEN, MN 55317-7527 BRENT W& DIANE E FESTER 6350 TETON LN CHANHASSEN, MN 55317-7527 BRIAN D& DIANE S WYFFELS 6421 TETON LN CHANHASSEN, MN 55317-8332 CHRISTOPHER M HUBBY 6380 TETON LN CHANHASSEN, MN 55317-7527 DANIEL& MARIA LEARY 1275 LILAC LN EXCELSIOR, MN 55331-9053 DANIEL J &SANDRA A COLICH 1321 ASHTON CT CHANHASSEN, MN 55317-7529 DAVID G & DIANN L JONES 1329 ITHILIEN EXCELSIOR, MN 55331-9032 EDWARD N & RHONDA R PERKINS 1351 ITHILIEN EXCELSIOR, MN 55331-9032 GARY P& LEORA F MATTILA 1321 ITHILIEN EXCELSIOR, MN 55331-9032 AMBER PASS 1392 ITHILIEN EXCELSIOR, MN 55331-9032 JAMES A SHANESY 6340 TETON LN CHANHASSEN, MN 55317-7527 _ JAMES L& BARBARA A QUIRING 1384 ITHILIEN EXCELSIOR, MN 55331-9032 JASON HARDIE 1331 ASHTON CT CHANHASSEN, MN 55317-7529 JASON T MILLER 1430 KNOB HILL LN EXCELSIOR, MN 55331-8063 JOHN C&SHARON A KNOBLAUCH 1450 KNOB HILL LN EXCELSIOR, MN 55331-8063 JOHN J SAVARINATHAN 6360 TETON LN CHANHASSEN, MN 55317-7527 JOSEPH D KNOBLAUCH 1465 KNOB HILL LN EXCELSIOR, MN 55331-8062 KENNETH F& PATRICIA J GARVIN 6390 TETON LN CHANHASSEN, MN 55317-7527 MARK E& KATHRYN W BASTIANSEN 6301 YOSEMITE EXCELSIOR, MN 55331-9035 MARK G STEFFEN 1368 ITHILIEN EXCELSIOR, MN 55331-9032 MARK S SCHIEBEL 1459 KNOB HILL LN EXCELSIOR, MN 55331-8062 MATTHEW A MCGEE 6398 TETON LN CHANHASSEN, MN 55317-7527 MATTHEW K REGA 1391 ITHILIEN EXCELSIOR, MN 55331-9032 MICHAELJ & ELIZABETH BRANDES 6411 TETON LN CHANHASSEN, MN 55317-8332 MICHAEL W&JULIE A MANNING 1341 ASHTON CT CHANHASSEN, MN 55317-7529 MIKE J &ANN M PREBLE 1352 ITHILIEN EXCELSIOR, MN 55331-9032 MONICA A WIANT 1385 ITHILIEN EXCELSIOR, MN 55331-9032 PAUL NORMAN GRANOS 6663 HORSESHOE CURV CHANHASSEN, MN 55317-9526 PETER B& LEAH J THORSON 6370 TETON LN CHANHASSEN, MN 55317-7527 RANDALL L& DIANE H SCHWANZ 1377 ITHILIEN EXCELSIOR, MN 55331-9032 RICHARD E&CYNTHIA FROEHLING 1328 ITHILIEN EXCELSIOR, MN 55331-9032 ROBERT A&SANDRA J HANSON 1344 ITHILIEN EXCELSIOR, MN 55331-9032 ROBERT C JASPER 125 MOUND AVE TONKA BAY, MN 55331-8529 SAMUEL H HOLMGREN 1415 KNOB HILL LN EXCELSIOR, MN 55331-8062 SAMULE D TEUT 1311 ITHILIEN EXCELSIOR, MN 55331-9032 SCOTT H &JOANNE R DAKE 1336 ITHILIEN EXCELSIOR, MN 55331-9032 SHILUN DAVID LI 1320 ITHILIEN EXCELSIOR, MN 55331-9032 STEPHEN G & PATRICIA M BENSON 1440 KNOB HILL LN EXCELSIOR, MN 55331-8063 STEVEN B&ALLISON M WEICK 6401 TETON LN CHANHASSEN, MN 55317-8332 SUZANNE M CUTSHALL 1425 KNOB HILL LN EXCELSIOR, MN 55331-8063 THOMAS& LAURIE DUNN 1420 KNOB HILL LN EXCELSIOR, MN 55331-8063 THOMAS A&ANNE H FURLONG .1405 KNOB HILL LN EXCELSIOR, MN 55331-8062 THOMAS S& MARY K HENDERSON 1435 KNOB HILL LN EXCELSIOR, MN 55331-8062 TIMOTHY P&COLLEEN M BROWNE 1360 ITHILIEN EXCELSIOR, MN 55331-9032 TODD J & MARIE L WATTERSON 1410 KNOB HILL LN EXCELSIOR, MN 55331-8063 To: Planning Commission From: MacKenzie Walters Date: March 1,2017 Subj: Citizen concern regarding PC 17-05 Neighbor called to express concerns about the large amount of water being moved through 1392 Ithilien's back yard. Has observed increased drainage issues, and reports that sub-pump has been running constantly for longer than usual this winter. They have expressed concern that the increased hardcover could lead to standing water in their basement and negatively impact their property.