2020-1030 - CBA Chanhassen Comment Response LetterPage 1
October 30, 2020
Sharmeen Al-Jaff
Senior Planner
City of Chanhassen
7700 Market Boulevard, P.O. Box 147
Chanhassen, MN 55317
RE: Kimley Horn and Associates- Case No. 2020-21
Dear Ms. Al-Jaff,
Kimley-Horn has reviewed the comments provided by City of Chanhassen, dated September 30, 2020,
and has modified the plans accordingly. The comments and responses are listed below. Responses to
comments are in bold italics.
ENVIRONMENTAL RESOURCES
1. The applicant shall plant a minimum of six trees in the parking lot.
Two trees have been provided within the parking lot islands to provide screening of the
garage doors as well as 5 additional trees throughout the rest of the site. In addition to the
two trees provided in the parking lot, and to provide additional screening, tall shrubs have
been placed along the east property line and southwest of the parking lot to screen the
parking area and service garage doors. Please refer to Landscape Plan for details.
2. The applicant shall meet the minimum 10’ interior width for all landscaped islands and peninsulas.
Island widths have been revised to provide a minimum interior wid th of 10’. Please refer to
Sheet C2.0.
3. The applicant shall include landscaping along the eastern property line that screens the parking
area and garage door.
Tall shrub landscaping has been provided along the east property line to provide screening
of the garage service doors. Please refer to Sheet LP-1.
4. The applicant shall include a minimum of two over story trees to be planted along Crossroads
Boulevard.
Two over story trees have been provided along Crossroads Boulevard. Please refer to
Sheet LP-1.
5. All existing trees on site to be saved during construction shall be protected at all times by tree
preservation fencing. Trees that are damaged or dead will be replaced.
Existing trees on site and within the limits of disturbance are to be protected in place
through the duration of construction. Please refer to Sheet C1.0 for tree protection location
and Sheet C1.1 for tree protection detail.
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ENGINEERING
1. The applicant shall provide a traffic control plan for review and approval for the remo val and
restoration of the original access had from Crossroads Boulevard prior to commencement of
construction activities on-site.
Traffic control plans shall be prepared by the Contractor for work completed within the
public right-of-way. The Contractor shall submit a traffic control plan to the City for review
prior to construction activity onsite.
2. The applicant shall provide analysis that the proposed north driveway location is adequately
spaced as to not create adverse impacts to Crossroads Boulevard and that the largest design
vehicle accessing the site can turn into the north driveway access from Crossroads Boulevard
(from both northbound and southbound movements) prior to permits being issued.
The northern access to the proposed project is aligned with the curb line with the existing
gas station, and is spaced approximately 55 feet from Crossroads Blvd. Vehicles entering
the site will have a free right turn movement into the site, so impacts on Crossroads Blvd
from cars entering the site shall be minimal. The preliminary PUD plans show a direct
access to Crossroads Blvd, to us direct access to Crossroads Blvd would have a greater
impact to traffic flow on Crossroad Blvd. By moving the access to the north side of the
property, vehicles will only enter and exit the development in three locations, allowing
Crossroads Blvd to have a better traffic flow pattern. Additionally, by removing the parking
from the southerly access road that was shown in Preliminary Plans, the southern drive to
Crossroads Blvd functions much better as well.
A vehicle access exhibit (EX-1) included in the proposed civil documents is provided
displaying the vehicle access route for a design vehicle entering the site from Crossroads
Boulevard.
3. The water service lateral located on the existing condition survey near the southeast corner of the
site shall be abandoned by removing the stub to the main and capping per City Standards.
Noted. The existing water service on the southeast corner of the property shall be removed
to the main and capped per City Standards and Specification. Please refer to Sheet C1.0.
4. The water service lateral shall meet current City specifications, which shall include a 1” plastic
service lateral.
Noted. The proposed water service lateral shall be a 1” plastic service lateral per City
Standard Plate 1005. Please refer to Sheet C4.0 and C4.1.
5. The sanitary service lateral shall connect to the existing manhole via a core and boot connec tion.
Noted. A note on the utility plan has been added to direct the contractor on how to make
this connection.
6. The applicant shall pay the appropriate sanitary sewer and water trunk hook-up fees at the time of
building permit issuance. These fees are based on the number of SAC units assigned by the Met
Council and are due at the time of building permit issuance. The 2020 rates are $2,302.00/unit and
$7,974.00/unit for sanitary sewer and water, respectively.
Noted. Applicable fees shall be paid prior to permit issuance.
CONSTRUCTION PLANS
1. Sheet C0.1:
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a. Grading and drainage note 5 shall be updated to require placement of 6” of topsoil, and
not 4”, in accordance with City Standards
This note has been modified on Sheet C0.1.
b. Note 10 shall be updated to also require coordination with the City’s Water Resources
Coordinator (952-227-1168)
This note has been modified on Sheet C0.1.
2. Sheet C1.0:
a. Add note that any construction outside the property limits of the site shall be
coordinated with the other owners of the PUD (typ.)
This note has been added on Sheet C1.0.
b. Add note to remove stub to main for existing water service stub near southeast corner
of the site
This note has been added on Sheet C1.0.
c. Update erosion control plan note 7 to “remove” and not “removal”
This note has been updated on Sheet C1.0.
d. Update erosion control plan note 10 requiring the use of bio logs in the event of frozen
soils as a temporary measure and requires approval from the City’s erosion control
inspector
This note has been updated on Sheet C1.0.
e. Update erosion control note 11 to eliminate “at City Hall” and replace “City Engineer”
with “Water Resources Coordinator”
This note has been updated on Sheet C1.0.
f. The sequencing of construction indicates the use of wheel washes, Porta-Pottys,
trailers, etc. and all proposed locations shall be located on the plans, update
accordingly
An area for these construction-related items has been added to the Erosion
Control Phase 1 and Phase 2 plans, please refer to Sheets C1.0 and C3.0.
g. Add to notes the requirement that a traffic control plan shall be adhered to during the
removal and replacement of the driveway access off Crossroads Boulevard an d
coordination shall be had through the City’s Public Works Department (952-227-1300)
prior to commencement of construction operations
This note has been added on Sheet C1.0.
3. Sheet C1.1:
a. Add concrete washout detail (#5304) as the use of a concrete wash-out was called out
for on subsequent plan sheets
Concrete washout detail (5304) has been added to sheet C1.1.
b. Verify all details are the most recent versions (typ.)
The most recent versions of City standard details are incorporated into the civil
plan set.
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4. Sheet C3.0:
a. Call out for BP-1 indicates storage volume of 1,645 square feet, update unit of
measurement accordingly
The volume now has a unit of CF, cubic feet.
b. Existing stormwater conveyance system is showing incorrect flow directions, adjust
accordingly for clarity
The conveyance direction of existing infrastructure has been updated to reflect
correct flow direction.
c. Update grading plan note 13 to require 6” of topsoil
This note has been updated on Sheet C3.0.
5. Sheet C3.1:
a. Note 5 discusses that no excavation equipment shall travel within underground
infiltration system area; it is recommended that this area be called out on all plan sheets
that will require construction equipment to travel near the underground system or add a
note to applicable sheets
Underground BMP limits have been added to construction sheets.
6. Sheet C4.0:
a. Verify the call-out for the existing 27” storm sewer is HDPE as City records indicate it as
RCP
Existing 27” storm sewer callout has been revised to reflect RCP material.
b. Consider adding insulation where water services cross existing and proposed storm
sewer pipes
Minimum 4” thick rigid polystyrene installation has been added between
proposed and existing storm sewer and proposed water main. Please refer to
sheet C4.0.
c. Relocate the curb stop to the property line, update plans accordingly
The curb stop has been relocated to the property line. Please refer to sheet C4.0.
d. Update note for sanitary sewer service connection to be “core and boot”
We are proposing to connect to the existing sanitary sewer service using an
8”x6” reducer; a “core and boot” connection is not needed for the sanitary sewer
service connection
e. Clarify the method for the removal of the existing 8” sanitary stub either on the call -out
or in the notes
Since the stub is already in place, we are proposing to install an 8” X 6” reducer
connection right outside of the manhole to preserve the watertight connection to
the manhole and then extend the service.
f. In the upper left corner of the plan sheet there is a call out for “Water” and “Sanitary”
with contact information for Ashley McGovern the City Finance Clerk responsible for
billing; however, the Public Works Department or the Engineering Department would be
the departments to assist with construction, specifications, and detail questions as it
relates to build-out, update accordingly
This note has been updated to reference the correct City of Chanhassen contacts
for construction.
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g. Utility plan note 3 shall be updated as to eliminate the use of type “k” copper tubing and
reflect current City Standards, see detail #1005 for water services or the City’s Standard
Specifications
The note has been updated to use PE/HDPE or PEX piping per City Standard
detail 1005. Please refer to Sheet C4.0.
h. Update keynote legend to eliminate the use of type “K” copper tubing and ¾” sizing, see
detail #1005 for water services or the City’s Standard Specifications
The keynote has been updated to use PE/HDPE or PEX piping per City Standard
detail 1005. Please refer to Sheet C4.0.
7. Sheet LI-1
a. No private irrigation lines shall be located within public ROW, adjust plans accordingly
Irrigation design is diagrammatic. All piping, valves, and other equipment shown
within paved areas or out of property boundaries are for design clarification only,
and shall be installed in planting areas within the property lines or limits
indicated on plan. Please see Irrigation Disclaimer on Sheet LI-1.
WATER RESOURCES
1. The applicant has provided an erosion and sediment control plan as required by Chapter 19-145 of
the City Code. The applicant shall update the plans to include the City’s Water Resources
Coordinator as the contact on the plans (Matt Unmacht, Water Resources Coordinator, 952-227-
1168).
The point of contact has been updated and provided on Sheets C1.0 and C3.0.
2. The applicant shall evaluate and analyze that the impervious surface from this site will not inundate
or negatively impact the downstream MnDOT facility based on new rainfall requ irements (TP-40
vs. NOAA Atlas 14). This analysis must be provided to the City under separate cover.
It is our understanding the downstream MnDOT facility was designed utilizing the TP -40
rainfall data. The stormwater report has been revised to analyze the proposed development
using Atlas-14 rainfall data in comparison to the originally designed MnDOT drainage
facility using TP-40. Based on this analysis, the stormwater retention BMPs proposed for
the project release stormwater at a rate that is less than the rate that is assumed to be
accounted for in the previous TP-40 event. This project does not adversely impact the
downstream stormwater system.
PLANNING
1. Approval of the site plan shall be contingent upon approval of the Planned Unit Development
amendment to allow Automotive Repair shops.
Noted. It is understood that amendment of the Planned Unit Development to allow for
automotive repair use is required for site plan approval.
2. All rooftop and ground equipment must be screened from views.
Noted. All rooftop and ground mechanical equipment shall be screened from public view.
Any roof-mounted mechanical equipment is screened by proposed building parapet.
Additionally, the pad-mounted transformer is proposed to be screened to the extent feasible
with plant materials.
3. Sign illumination and design shall comply with ordinance.
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The proposed monument sign meets the required ordinance of a maximum of 24 square
feet and maximum 5’ height and set back a minimum from all property line. The building
mounted signage meets the required ordinances for both the street frontage and internal
road view. The building mounted signs comply with the maximum allowed percentage of
wall area. All sign illumination and sizing comply with the city ordinances, please see
included monument sign design plans.
4. The exterior material for the trash enclosure must be of the same exterior material as the building.
Recycling space and other solid waste collection space should be contained within the same
enclosure.
Recycling and trash shall be located within the same enclosure. The trash enclosure
attached to the building utilizes the same materials as the building for uniformity.
5. The design of the building shall be modified to complement surrounding buildings.
The design of the building has been modified to complement surrounding buildings . Colors,
materials and textures, and key design elements have been incorporated to complement the
surrounding buildings within the Planned Unit Development. Please refer to Architectural
Elevations.
6. The applicant must prepare a lighting plan and include photometrics. Light levels for site lighting
shall be no more than one-half foot candle at the project perimeter property line. This does not
apply to street lighting. The applicant has not submitted a light fixture design. This fixture must
meet the light fixture specified in the Planning Unit Development governing the subject site.
A photometrics plan has been included within the architectural plans. Light levels ar e less
than one-half foot candles at the project perimeter property line .
7. 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. A sign permit is required before constr uction of the
sign.
Sign design conforms to the maximum 24 square feet in area and height restriction of 5
feet. The sign is located 10 feet from the western property line. Please refer to Monument
Design sheet included in this submittal and Sheet C2.0 for monument sign location. A sign
permit shall be obtained prior to construction.
8. Recycling space and other solid waste collection space should be contained within the same
enclosure as the trash.
Recycling and trash shall be contained within one enclosure located on the north side of
the building.
9. Any prior approvals for a bank building on the subject site shall be null and void.
Noted. Prior approvals for a proposed bank building as part of the initial planned unit
development
10. No unlicensed or inoperable vehicles shall be stored on-premises except in appropriately designed
and screened storage areas.
Inoperable or unlicensed vehicles shall be stored indoors or screened storage areas.
Vehicles which are inoperable, or while being prepared for multiple consecutive days shall
be stored indoors.
11. All repair, assembly, disassembly and maintenance of vehicles shall occur within closed building
except minor maintenance including, but not limited to, tire inflation, adding oil and wiper
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replacement.
Noted. Repairs, assembly, disassembly and maintenance of vehicles shall all occur within
closed building.
12. No public address system.
A public address of 8941 Crossroads Boulevard per Carver County GIS is assigned to the
subject property.
13. No sales, storage or display of used automobiles or other vehicles such as motorcycles,
snowmobiles, or all-terrain vehicles.
Noted. The proposed Christian Brothers development does not sell, store, display used
automobiles or other vehicles such as motorcycles, snowmobiles, or all-terrain vehicles.
14. Disposal of vehicle fluids shall comply with PCA regulations.
All vehicle fluids are collected interior to the building and disposed of in accordance with
MPCA guidelines and regulations.
15. Facilities for the collection of waste oil must be provided.
All vehicle oil is collected interior to the building and disposed of in accordance with MPCA
guidelines and regulations.
16. All service/garage doors shall be screened.
Service/garage doors are screened from neighboring development view utilizing trees
within the parking lot and perimeter landscaping along the east property line and southwest
of the proposed parking lot.
17. The building architecture shall complement surrounding buildings."
The design of the building has been modified to complement surrounding buildings. Colors,
materials and textures, and key design elements have been incorporated to complement the
surrounding buildings within the Planned Unit Development. Please refer to Architectural
Elevations.
Thank you for the thorough review of the layout. Please contact me with any questions regarding the
responses.
Sincerely,
KIMLEY-HORN AND ASSOCIATES, INC.
Christian Jones – Project Manager