CC Staff Report 7-12-21CITY COUNCIL STAFF REPORT
Monday,July 12,2021
Subject Resolution 2021-XX:Consider a Request for Approval of a Metes and Bounds Subdivision of
4.39 Acres into Two Lots at 8971 Crossroads Boulevard
Section PUBLIC HEARINGS Item No:G.1.
Prepared By Sharmeen Al-Jaff,Senior Planner File No:Planning Case No.2021-14
PROPOSED MOTION
The Chanhassen City Council adopts a resolution approving a two-lot metes and bounds subdivision of Crossroads
of Chanhassen,subject to the conditions of the staff report,and adopts the Findings of Fact and Decision.”
Approval requires a Majority Vote of the entire council.
SUMMARY
The applicant is requesting metes and bounds subdivision approval to divide the property into two lots.City Council may
approve a metes and bounds subdivision of a lot into two lots inside the urban services area if both resulting lots meet
the minimum requirements of the zoning ordinance and abut an existing public street,pursuant to Section 18-37(b)of
the Chanhassen City Code.
BACKGROUND
The applicant is requesting to subdivide the portion of the site occupied by Building 4D and sell it to a private business,
My Salon.There will be minor changes to the layout of the site.All revisions to the site plan are minor and can be
processed administratively as permitted in the Zoning Ordinance,Sec.20-108.Exceptions.2)
DISCUSSION
The applicant is requesting a metes and bounds subdivision creating two lots,establishing Parcels A and B.Parcel A is
proposed to have an area of 167,790 square feet and Parcel B will have an area of 23,618 square feet.Both parcels
have access to sewer and water.There may be minor adjustments to the property lines due to enlarging landscape
islands.Staff will work with the applicant to resolve potential lot line adjustments.
This is a simple subdivision and staff is recommending approval with conditions.
RECOMMENDATION
Staff recommends that City Council adopt a resolution approving the metes and bounds subdivision creating two lots
subject to the conditions in the staff report dated July 12,2021,and adopt the Findings of Fact and Decision.
CITY COUNCIL STAFFREPORTMonday,July 12,2021SubjectResolution 2021-XX:Consider a Request for Approval of a Metes and Bounds Subdivisionof4.39 Acres into Two Lots at 8971 CrossroadsBoulevardSectionPUBLICHEARINGSItemNo:G.1.Prepared By Sharmeen Al-Jaff,Senior Planner File No:Planning Case No.2021-14PROPOSEDMOTION“The Chanhassen City Council adopts a resolution approving a two-lot metes and bounds subdivision ofCrossroadsofChanhassen,subject to the conditions of the staff report,and adopts the Findings of Fact and Decision.”Approval requires a Majority Vote of the entire council.SUMMARYTheapplicant is requesting metes and bounds subdivision approval to divide the property into two lots.City Councilmayapproveametesandboundssubdivisionofalotintotwolotsinsidetheurbanservicesareaifbothresultinglotsmeettheminimumrequirementsofthezoningordinanceandabutanexistingpublicstreet,pursuant to Section 18-37(b)oftheChanhassenCityCode.BACKGROUNDTheapplicantisrequesting to subdivide the portion of the site occupied by Building 4D and sell it to a private business,My Salon.There will be minor changes to the layout of the site.All revisions to the site plan are minor and canbeprocessedadministrativelyaspermittedintheZoningOrdinance,Sec.20-108.Exceptions.2)DISCUSSIONTheapplicantis requesting a metes and bounds subdivision creating two lots,establishing Parcels A and B.Parcel Aisproposedtohaveanareaof167,790 square feet and Parcel B will have an area of 23,618 square feet.Bothparcelshaveaccesstosewerandwater.There may be minor adjustments to the property lines due to enlarginglandscapeislands.Staff will work with the applicant to resolve potential lot line adjustments.This is a simple subdivision and staff is recommending approval with conditions.RECOMMENDATION
Staff recommends that City Council adopt a resolution approving the metes and bounds subdivision creating two lots
subject to the conditions in the staff report dated July 12,2021,and adopt the Findings of Fact and Decision.
ATTACHMENTS:
Staff Report
Findings of Fact and Decision
Development Review Application
Resolution
Affidavit of Mailing
Plans
Survey
CITY OT CHANIIASSXN
Chanhassen is a Community for Life - Providing for Today and Planning for Tomonow
MEMORANDUM
TO:Laurie Hokkanen, City Manager
FROM: Sharmeen Al-Jaff. Senior Planner
DATE: July 12,2021
SUBJ:Crossroads of Chanhassen, Metes and Bounds Subdivision
Planning Case #2021-14
PROPOSED MOTION
The Chanhassen City Council adopts a resolution approving a two-lot metes and bounds
suMivision ofCrossroads of Chanhassen, subject to the conditions ofthe staff report, and adopts
the Findings of Fact and Decision."
City Council approval requires a majority vote of City Council.
EXECUTIVE SUMM ARY
The applicant is requesting metes and bounds subdivision approval to divide the property into two
lots. City Council may approve a metes and bounds subdivision of a lot into two lots inside the
urban services area ifboth resulting lots meet the minimum requirements ofthe zoning ordinance
and abut an existing public street, pursuant to section 18-37 (b) of the Chanhassen City Code.
The applicant is requesting a metes and bounds
suMivision of a 4.39-acre parcel into two (2) lots on
property zoned Planned Unit Development (PUD)
located at 8971 Crossroads Boulevard. The applicant
is Kraus-Anderson.
The City's discretion in approving or denying a plat
is limited to whether or not the proposed plat meets
the standards outlined in the SuMivision Regulations
and Zoning Ordinance. If it meets these standards,
the City must approve the subdivision. This is a quasi-judicial decision.
PH 952.227.1 I 00 . www.ci.chanhassen.mn.us . Fx 952.227.111 0
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PROPOSAL SUMMARY
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Crossroads of Chanhassen
Planning Case N o. 2021 -1 4
Ju,ly 12,2021
Page2
BACKGROUND
The Land Use Plan designates areas around the TH l0lnH2l2 interchange as Mixed Use. This
category has been established to accommodate either commercial or high-density residential
developments. The high-density category, which includes unitswith a maximum netdensity of
16.0 units per acre, accommodates apartments and higherdensity condominium units, but would
also permit the development of townhome-type units.
The commercial use is intended to support or complement high-density residential development.
Commercial uses may include convenience grocery stores, daycare facilities, etc., or those uses
that meet the daily needs of the residents.
The Planned Unit Development goveming this development needs to be amended and standards
for the use developed in order for the site plan to be considered and approved'
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Crossroads of Chanhassen
Planning Case No. 2021 -1 4
July 12,2021
Page 3
Concept Plan
On January 4, 2005, the
Planning Commission
reviewed and approved
the Concept PUD for the
site (not to be confused
with site plan approval).
This plan was later
approved by City Council
on January 24, 2005. This
final concept layout
reflected a residential
component within the
areas located north and
south of Lake Susan Drive
with the highest density
concentration facing
Highway l0l.
The portion of the site located south of Highway 212 consisted of a mix of commercial and
residential uses. In that instance, the residential part encompassed the westem portion ofthe site
while the commercial part occupied the remainder of the site, and faced Highways I 0l , 2 12, and
Lyman Boulevard.
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Crossroads of Chanhassen
Planning Case N o. 2021 - I 4
J,,tly 12,2021
Page 4
Development Plan
On June 27,2005, the City Council approved rezoning the property from Residenrial Single
Family to Planned Unit Development-Mixed Use and adopted the Planned Unit Development
ordinance that regulated and set standards for the development ofthis site including permifted uses,
landscaping, setbacks, signage, building materials, architectural standards, parking, etc.
On February 27,2006, the Chanhassen City Council approved a site plan for the construction ofa
three-story, multi-family building containing 48 units, located northwest of the intersection of
Highways 2121101 (north site).
On January 24,2008, the City requested the vacation of right-of-way along old Trunk Highway
l0l. A portion of the old highway occupies the westerly portion ofthe site. Development ofthe
westerly portion of the site is contingent upon the Minnesota Department of Transportation
MTDOT) vacating the right-of-way.
Amended Development Plan
On March 10, 2008, the Chanhassen City Council approved the following:
r Planned Unit Development amendment clariSing setbacks, signage, and retail building
size.
o Variance request to allow a 2O-foot setback from Lyman Boulevard and a 20-foot setback
from Highway 101 .
Preliminary plat for Planning Case 2008-01 for Crossroads of Chanhassen.
a
building with an area of 8,000 square feet (Building 4D), a 5,000 square-foot bank with
drive-thru window (Building 4E), a 3,400 square-foot retail building (Building 4F), and a
10,000 square-foot deli and liquor store (Building 4G).
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Seven site plans
consisting ofa 5,300
square-foot convenience
store with gas pumps and
a 2,805 square-foot car
wash (Building 4A), a
multi-tenant building
with an area of 1 1,000
square feet (Building
4B), a two-story multi
tenant building with a
first floor area of 13,800
square feet and second
floor area of 15,000
square feet (Building
4C), a one-story retail
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Crossroads of Chanhassen
Planning Case No. 2021-14
July 12,2021
Page 5
On April 28,2008, the City Council approved a final plat to subdivide 14.9 acres into three lots
and one outlot - Crossroads ofChanhassen.
On July 14, 2008, the Chanhassen City Council granted final plat approval for Crossroads of
Chanhassen 2il Addition creating two lots and one outlot for the area ofthe development that is
being reviewed as part ofthe development proposal for the daycare. That plat was never
recorded.
As part of the submittal, staffdirected the applicant to conduct a ffaflic study to evaluate
the trip generation and circulation ofthe site along with the impact to the intersection of
Lyman Boulevard and Highway l0l. A traffic study was performed by the applicant's
engineer and reviewed by the City's traffic consultant. Intemally, the site has acceptable
circulation. The only extemal site issue that was discovered is at the intersection of Lyman
Boulevard and Crossroads Boulevard. Access spacing guidelines for Carver County do not
allow a signal at this intersection. The possibility exists that the County could someday
switch the access to Crossroads Boulevard to a right-ir/right-out or block some ofthe
tuming movements.
On March 26, 2012, the Chanhassen City Council approved a Planned Unit Development
amendment to the existing standards; Preliminary and Final Plat to subdivide 6. 15 acres into
one lot and one outlot (Crossroads of Chanhassen 2nd Addition); and Site Plan Approval for
construction ofa daycare facility (Primrose of Chanhassen). This request combined
Buildings 4F and 4G into a single building.
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Crossroads of Chanhassen
Planning Case N o. 2021 -1 4
ltly 12,2021
Page 6
On December 14,2020, the Chanhassen City Council approved a Planned Unit Development
amendment allowing Automotive Repair shops with standards and a site plan consisting of a
5,100 square-foot automotive repair shop, Planning Case 2020-21.
The applicant is
requesting to
subdivide the portion
ofthe site occupied by
Building 4D and sell it
to a private business,
My Salon. There will
be minor changes to
the layout of the site.
All revisions are minor
and can be processed
administratively as
permitted in the
Zoning Ordinance,
Sec. 20-108. -
Exceptions. (2)
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Crossroads of Chanhassen
Planning Case No. 2021-14
htly 12,2021
Page 7
SUBDIVISION REVIEW
The applicant is requesting a metes and bounds subdivision creating two lots, establishing
Parcels A and B. Parcel A is proposed to have an area of 167 ,790 square feet and Parcel B will
have an area of23,618 square feet. Both parcels have access to sewer and water. There maybe
minor adjustments to the property lines due to enlarging landscape islands. Staffwill work with
the applicant to resolve potential lot line adjustments.
This is a simple subdivision and staffis recommending approval with conditions.
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STREETS AND ACCESS
Vehicular access to the site is had from Crossroads Boulevard and is generally consistent with
the original approved conceptual plans for the Crossroads of Chanhassen PUD. Crossroads
Boulevard has intersections with Lyman Boulevard, a Carver County road, and Highway 101,
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Crossroads of Chanhassen
Planning Case No. 2021-14
JluJy 12,2021
Page 8
which is govemed by MnDOT. Plans were provided to both parties for review, and any
applicable comments and conditions set by Carver County and MnDOT must be addressed.
DRAINAG E AND UTILTTY EASEMENTS
A 10-foot public drainage and utility easement encompassing the proposed subdivision was
recorded with the original plat from 2008 for Crossroads of Chanhassen. As all utilities and
roads within the proposed development are privately owned and maintained and covered under
cross access agreements or private easements, no additional public easements are required from
the proposed development. It is recommended that the applicant verify that all private easements
and cross access agreements and their subsequent conditions are adhered to prior to construction.
GRADING AND DRAINAGE
The first phase of the Crossroads of Chanhassen PUD completed mass grading ofthe site to
achieve the relative elevations required for the site to be built-out. As such the applicant is not
proposing mass grading or major alterations to existing elevations of the site. However, as
improvements are installed (underground and surface stormwater facilities, installation of
utilities, paving and construction of parking areas, building pads, etc.) the site will expose soils
and will be required to meet all erosion control measures as addressed under "Erosion
Prevention and Sediment Controf' of this report.
EROSION PREVENTI ON AND SED CONTROL
The applicant has not provided the total disturbed area. If the total disturbed area exceeds one (1)
acre ofland disturbance, the project would be subject to the General Permit Authorization to
Discharge Stormwater Associated with Construction Activity Under the National Pollution
Discharge Elimination/State Disposal System (NPDES Construction Permit). In addition, if the
area exceeds one (1) acre ofland disturbance, a Stormwater Pollution Prevention Plan (SWPPP)
would be required. Ifless than one acre, but more than 5,000 square feet, ofland disturbance is
proposed, the applicant will be required to provide an erosion and sediment control plan in
accordance with Sec. 19-145 ofthe Chanhassen City Code.
SAI\IITARY SEWER AND WATER MAINS
The developer ofthe Crossroads of Chanhassen installed private sanitary sewer, storm sewer,
and water main throughout the development during the 2008 build-out ofthe PUD. The applicant
is proposing to remove an existing 24" storm sewer pipe located centrally on the site as well as
an existing catch basin manhole located near the northwest comer. The existing Storm sewer
proposed to be removed was installed with the Crossroads of Chanhassen and appears to be due
to the proposed site layout. The applicant will be required to remove the entire length of storm
sewer piping connected to the proposed removed catch basin manhole as well, as a portion of the
building is proposed over it. Removal ofthe storm sewer shall meet the City's Standard
Specifications and Detail Plates. The applicant is proposing to service the site with 6" combined
fire and domestic water service and a 6" sanitary sewer service to be connected directly to the
existing 6" water and 8" sanitary stubs, respectively.
Crossroads of Chanhassen
Planning Case N o. 2021 -14
luly 12,2021
Page 9
As required by Ordinance, the subject development is required to pay sanitary sewer and water
hookup charges. 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 2021rates are $2,302.00/unit and
8,253.00/unit for sanitary sewer and water, respectively
STO RMWATER MANAGEMENT
Article VII, Chapter 19 of City Code describes the required stormwater management
development standards. Section 19-l4l states that "these development standards shall be
reflected in plans prepared by developers and/or project proposers in the design and layout ofsite
plans, subdivisions and water management features." These standards include abstraction of I .0
inch of runoff from the new impervious surfaces created by the project and water quality
treatment resulting in the removal of90% total suspended solids (TSS) and 60% total
phosphorous (TP). The applicant will need to work with the Riley Purgatory Bluff Creek
Watershed District (RPBCWD) and the City in order to meet all the requirements.
General
l. As noted by the applicant, the site triggers RPBCWD rules' Applicant should provide the
RPBCWD permit when obtained.
2. The applicant must provide the total disturbed area. If over an acre, a NPDES permit and
SWPPP will be required.
3. Provide rationale method storm sewer sizing calculations for proposed storm sewer to
confirm storm sewer is sized for a 10-year storm event.
1 . Rate control is currently met in the 2-year, lO-year, 100-year events. The applicant must
include rate control information for the l0-day, 100-year snowmelt runoff event.
2. Provide existing drainage area map to confirm HydroCAD drainage area values.
3. Change in impervious area is different between the HydroCAD model and the site
development summary. Please modifu as necessary to match.
Volume Control
I . Based on soil borings on the project site, the applicant demonstrated that abstraction is
not feasible. The Stormtech chamber system is an acceptable option in lieu of volume
control.
WaterQualitvl. RPBCWD requires removal of:
a. 60%ofTP
b. 90%ofTSS
It is not clear in this submittal ifthese parameters are being met. The applicant should
either provide documentation confirming pollutant removal rates from Stormtech, or
model proposed filter chamber in MIDS, P8, or similar software.
2. The applicant must provide documentation from MnDOT that the 'MnDOT Brae Bum
Pond' has capacity to provide water quality treatrnent for the project site.
Rate Control
Crossroads of Chanhassen
Planning Case No. 2021-14
Jtly 12,2021
Page 10
Civil Plans
l. Provide an O&M plan and agreement and outline the parties that will be responsible for
o&M.
2. Provide drainage details for the stormwater chamber system.
3. Provide a site emergency overflow location to ensure the building floor does not flood if
the parking lot space drains plug.
4. Provide erosion control measures in the plan set.
WETLANDSAND BUFFERS
There are no wetlands located on this prop€rty, and as such, no wetland delineation is required
and wetland buffers would not apply on this parcel.
SURFACE WATER MANAGEMENT FE ES
Section 4-30 of City Code sets out the fees associated with surface water management. A water
quality and water quantity fee are collected with a subdivision. These fees are based on land use
type and are intended to reflect the fact that the more intense the development type, the greater
the degfadation of surface water. However, surface water management fees for this parcel were
originally paid when the original Crossroads of Chanhassen subdivision was approved. The
required surface water management fee at the time was $169,297.80. This amount has already
been paid to the City. As such, no surface water management fee can be applied to this
subdivision.
PARKS AND REC REATION
The applicant paid the Park Fees with the original plat. No additional fees shall be required.
Minimum requirements for landscaping at the proposed development was determined with the
original overall Crossroads development approval. Landscaping minimums for the lot include
landscape islands, foundation and perimeter plantings. The applicant's proposed as compared to
the requirements for landscape area and parking lot trees is shown in the following table.
Required Proposed
Islands or peninsulas/parking lot 6 islands 6 islands
Trees/parking lot I 1 trees 1 I trees
Crossroads Boulevard, I tree per 30 feet 3 trees 4 trees
We request that the applicant address each ofthe comments above and provide a written
response by restating each comment and stating how each comment was addressed and include
supporting documentation.
The applicant meets minimum requirements for landscaping.
The interior width of two of the parking lot islands do not meet the minimum width of 10 feet.
The applicant shall revise the island dimensions to meet the minimum requirements.
Crossroads of Chanhassen
Planning Case No. 2021-14
luly 12,2021
Page 1 I
COMPLIANCE TABLE
RECOMMENDATION
Staff recommends that City Council adopt a resolution approving lhe metes and bounds
subdivision creating two lots subject to the following conditions,; and adoption of the Findings
of Fact and Decision:
ENG INEERING RECOMMENDATIONS
1. The applicant shall pay the appropriate sanitary sewer and water trunk hook-up fees at the
time ofbuilding permit issuance. These fees are based on the number ofSAC 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.
2. The developer shall remove the entire length of storm sewer piping connected to the
proposed removed catch basin manhole located on Parcel B. All removals of the storm
sewer shall meet the City's Standard Specifications and Detail Plates.
WATER URCES RECOMMENDATIONS
1. The applicant shall provide the approved RPBCWD permit when it is obtained.
2. The applicant shall provide the total disturbed area. If over an acre, a NPDES permit and
SWPPP will be required.
3. The applicant shall provide rational method storm sewer sizing calculations for proposed
storm sewer to conflrm storm sewer is sized for a l0-year storm event.
4. The applicant shall provide rate control informalion for the 10-day, 1O0-year snowmelt
runoff event.
5. The applicant shall provide existing drainage area map to confirm HydroCAD drainage
area values.
6. The applicant shall clarifr why there is a different change in impervious area between the
HydroCAD model and the site development summary.
PUD NA NA NA 20.20,0.
Parcel A 167,790 93.17 138 20,20,0
Parcel B 23,618
l s1 (flag)
40 ft. at
ROW
149 NA,20,0
Total 191,408
Area
square
feeO
Frontage
fee0
Depth
fec0
Setbacks from Lyman Boulevard,
Crossroads Boulevard and Interior
Propefi lines (feet)
Crossroads of Chanhassen
Planning Case N o. 2021 - I 4
luly 12,2021
Page 12
7. The applicant shall either provide documentation confirming 60% TP and 90% TSS
removal from Stormtech, or model proposed filter chamber in MIDS, P8, or similar
software.
8. The applicant shall provide documentation from MnDOT that the 'MnDOT Brae Bum
Pond' has capacity to provide water quality treatment for the project site.
9. The applicant shall provide an O&M plan and agreement and outline the parties that will
be responsible for O&M.
10. The applicant shall provide drainage details for the stormwater chamber system.
11. The applicant shall provide a site emergency overflow location to ensure the building
floor does not flood if the parking lot space drains plug.
12. The applicant shall provide erosion control measures in the plan set.
ENVIRONMENTAL RESOURCES RECOMMENDATION
1. All parking lot landscape islands shall have a minimum interior width of l0 feet
PLANNING EPARTMENT RECOMMEND ATION
l Findings ofFact and Decision
2. Development Review Application
3. Resolution (Metes and Bounds Subdivision)
4. Public Hearing Notice and Mailing List
5. Plans dated received June 11, 2021
6. Survey and Legal Description of Parcels A and B
g:Vlan\2021 planning casesu l -14 crossroads 3rd addition meres and bounds subhtall repon.doc
1. The buildings must comply with the Planned Unit Development regulations governing
the subject site (setbacks, parking, hard surface, etc.).
2. A cross parking easement shall be recorded against both newly created parcels.
3. Staffwill work with the applicant to resolve potential lot line adjustments.
4. Deeds shall be recorded at Carver County creating the new lots.
ATTACHMENTS
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND DECISION
IN RE:
Application of Kraus-Anderson for Subdivision approval.
On July 12, 2021 the Chanhassen City Council met at its regularly scheduled meeting to consider
the application of Kraus-Anderson for a metes and bounds subdivision approval to create two
lots. The City Council conducted a public hearing on the proposed subdivision preceded by
published and mailed notice. The City Council heard testimony from all interested persons
wishing to speak and now makes the following:
FINDINGS OF FACT
1. The property is currently zoned Planned Unit Development, PUD.
2. The property is guided in the Land Use Plan for Mixed Use.
3. The legal description of the property is:
Lots 2, Block 1, Crossroads of Chanhassen, Carver County, Minnesota
4. The Subdivision Ordinance directs the Planning Commission to consider seven possible
adverse effects of the proposed subdivision. The seven (7) effects and our findings regarding
them are:
a. The proposed subdivision is consistent with the zoning ordinance;
b. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the City's Comprehensive Plan;
c. The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and stormwater
drainage are suitable for the proposed development;
d. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
subdivision ordinance;
e. The proposed subdivision will not cause environmental damage;
f. The proposed subdivision will not conflict with easements of record; and
g. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
1) Lack of adequate stormwater drainage.
2) Lack of adequate roads.
3) Lack of adequate sanitary sewer systems.
4) Lack of adequate off-site public improvements or support systems.
5. The planning report #2021-14 dated July 12, 2021, prepared by Sharmeen Al-Jaff, et al, is
incorporated herein.
DECISION
The City Council approves the metes and bounds subdivision creating two lots.
ADOPTED by the Chanhassen City Council this 12th day of July, 2021.
CHANHASSEN CITY COUNCIL
BY:___________________________________
Elise Ryan, Mayor
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division – 7700 Market Boulevard
Mailing Address – P.O. Box 147, Chanhassen, MN 55317
Phone: (952) 227-1100 / Fax: (952) 227-1110
APPLICATION FOR DEVELOPMENT REVIEW
Submittal Date: PC Date: CC Date: 60-Day Review Date:
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
Minor MUSA line for failing on-site sewers ..... $100
Conditional Use Permit (CUP)
Single-Family Residence ................................ $325
All Others......................................................... $425
Interim Use Permit (IUP)
In conjunction with Single-Family Residence .. $325
All Others......................................................... $425
Rezoning (REZ)
Planned Unit Development (PUD) .................. $750
Minor Amendment to existing PUD ................. $100
All Others......................................................... $500
Sign Plan Review ................................................... $150
Site Plan Review (SPR)
Administrative .................................................. $100
Commercial/Industrial Districts* ...................... $500
Plus $10 per 1,000 square feet of building area:
thousand square feet)
Include number of existing employees: __________
Include number of new employees: __________
Residential Districts ......................................... $500
Plus $5 per dwelling unit (_____ units)
Subdivision (SUB)
Create 3 lots or less ........................................ $300
Create over 3 lots ....................... $600 + $15 per lot
lots)
Metes & Bounds (2 lots) .................................. $300
Consolidate Lots .............................................. $150
Lot Line Adjustment ......................................... $150
Final Plat .......................................................... $700
Includes $450 escrow for attorney costs)*
Additional escrow m ay be required for other applications
through the development contract.
Vacation of Easements/Right-of-way (VAC) ........ $300
Additional recording fees may apply)
Variance (VAR) .................................................... $200
Wetland Alteration Permit (WAP)
Single-Family Residence ............................... $150
All Others ....................................................... $275
Zoning Appeal ...................................................... $100
Zoning Ordinance Amendment (ZOA) ................. $500
NOTE: When multiple applications are processed concurrently,
the appropriate fee shall be charged for each application.
Notification Sign (City to install and remove) ...................................................................................................................... $200
Property Owners’ List within 500’ (City to generate after pre-application meeting) .................................................. $3 per address
addresses)
Escrow for Recording Documents (check all that apply) ....................................................................... $50 per document
Interim Use Permit
Variance
Site Plan Agreement
Wetland Alteration Permit
Deeds
Conditional Use Permit
Vacation
Metes & Bounds Subdivision (3 docs.) Easements (____ easements)
TOTAL FEE:
Section 2: Required Information
Description of Proposal:
Property Address or Location:
Parcel #: Legal Description:
Total Acreage: Wetlands Present? Yes No
Present Zoning: Requested Zoning:
Present Land Use Designation: Requested Land Use Designation:
Existing Use of Property:
Check box if separate narrative is attached.
4
4
4
4
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53
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4 $
859.00
With this development application, we are creating a new parcel to sell. The intent for the
balance of the development is to conform to the PUD requirements.
Crossroads of Chanhassen - Crossroads Blvd and Lyman Blvd
Parcel 1 Crossroads of Chanhassen Lot 2 Block 1
4.39 4
Planned Unit Development (PUD)Planned Unit Development (PUD)
Commercial Commercial
Retail and vacant pad ready land
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.
Name: Contact:
Address: Phone:
City/State/Zip: Cell:
Email: Fax:
Signature: Date:
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: Contact:
Address: Phone:
City/State/Zip: Cell:
Email: Fax:
Signature: Date:
PROJECT ENGINEER (if applicable)
Name: Contact:
Address: Phone:
City/State/Zip: Cell:
Email: Fax:
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:
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.
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.
Kraus-Anderson Inc.
501 South 8th Street
Minneapolis, MN 55404-1030
erica.arne@krausanderson.com
Erica Arne
612) 255-2326
Erica Arne
Digitally signed by Erica Arne
DN: cn=Erica Arne, o=Kraus-Anderson Development Co, ou=Director, Development, email=erica.arne@krausanderson.com,
c=US
Date: 2021.06.10 12:39:16 -05'00'
6/10/21
Westwood
12701 Whitewater Drive
Minnetonka, MN 55343
david.bade@westwoodps.com
David Bade
952) 697-5724
4 4
4 4
SAVE FORM PRINT FORM SUBMIT FORM
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
DATE: July 12, 2021 RESOLUTION NO: 2021-
MOTION BY: SECONDED BY:
A RESOLUTION APPROVING A
METES AND BOUNDS SUBDIVISION
OF LOT 2, BLOCK 1, CROSSROADS OF CHANHASSEN
KRAUS-ANDERSON
WHEREAS, Kraus-Anderson has requested a metes and bounds subdivision of property into
two parcels of 167,790 square feet and 23,618 square; and
WHEREAS, the property was previously subdivided on April 28, 2008 as Crossroads of
Chanhassen; and
WHEREAS, the proposed subdivision complies with all requirements of the Chanhassen
City Code; and
WHEREAS, the proposed subdivision is consistent with the Chanhassen Comprehensive
Plan and Zoning ordinance.
NOW, THEREFORE, BE IT RESOLVED that the Chanhassen City Council hereby
approves the metes and bounds subdivision separating Lot 2, Block 1, Crossroads of Chanhassen
into separate lots subject to the following conditions and adoption of the Findings of Fact and
Decision:
ENGINEERING RECOMMENDATIONS
1. 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.
2. The developer shall remove the entire length of storm sewer piping connected to the
proposed removed catch basin manhole located on Parcel B. All removals of the storm sewer
shall meet the City’s Standard Specifications and Detail Plates.
WATER RESOURCES RECOMMENDATIONS
1. The applicant shall provide the approved RPBCWD permit when it is obtained.
2. The applicant shall provide the total disturbed area. If over an acre, a NPDES permit and
SWPPP will be required.
3. The applicant shall provide rationale method storm sewer sizing calculations for proposed
storm sewer to confirm storm sewer is sized for a 10-year storm event.
4. The applicant shall provide rate control information for the 10-day, 100-year snowmelt
runoff event.
5. The applicant shall provide existing drainage area map to confirm HydroCAD drainage area
values.
6. The applicant shall clarify why there is a different change in impervious area between the
HydroCAD model and the site development summary.
7. The applicant shall either provide documentation confirming 60% TP and 90% TSS removal
from Stormtech, or model proposed filter chamber in MIDS, P8, or similar software.
8. The applicant shall provide documentation from MnDOT that the ‘MnDOT Brae Burn Pond’
has capacity to provide water quality treatment for the project site.
9. The applicant shall provide an O&M plan and agreement and outline the parties that will be
responsible for O&M.
10. The applicant shall provide drainage details for the stormwater chamber system.
11. The applicant shall provide a site emergency overflow location to ensure the building floor
does not flood if the parking lot space drains plug.
12. The applicant shall provide erosion control measures in the plan set.
ENVIRONMENTAL RESOURCES RECOMMENDATION
1. All parking lot landscaped islands shall have a minimum interior width of 10 feet.
PLANNING DEPARTMENT RECOMMENDATION
1. The buildings must comply with the Planned Unit Development regulations governing the
subject site (setbacks, parking, hard surface, etc.).
2. A cross parking easement shall be recorded against both newly created parcels.
3. Staff will work with the applicant to resolve potential lot line adjustments.
4. Deeds shall be recorded at Carver County creating the new lots.
Passed and adopted by the Chanhassen City Council this 12th day of July 2021.
ATTEST:
Laurie Hokkanen, City Manager Elise Ryan, Mayor
YES NO ABSENT
g:\plan\2021 planning cases\21-14 crossroads 3rd addition metes and bounds sub\resolution metes and bounds.docx
CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
ss.
COUNTYOFCARVER )
I, Kim T. Meuwissen, being first duly swom, on oath deposes that she is and was on
Juty 1,2021, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota;
that on said date she caused to be mailed a copy ofthe attached notice ofa Public Hearing to
consider a request for approval ofa metes and bounds subdivision of4.39 acres into two
tots at 8971 Crossroads Boulevard, Planning Case No.202l-14' zoned Planned Unit
Development (PUD), to the persons named on attached Exhibit "A", by enclosing a copy ofsaid
notice in an envelope addressed to such owner, and depositing the envelopes addressed to all
such owners in the United States mail with postage fully prepaid thereon; that the names and
addresses ofsuch owners were those appearing as such by the records ofthe County Treasurer,
Carver County, Minnesota, and by other appropri records.
eu , Deputy Cl
Subscribed and swom to before me
thisl(F day of'. l.e.c-;,2021.
Seal)
N otary Public
JEAI.IM SIECKLIT'IG
ihaary Rnb.*fit1606ry*rEr!t!.8a
Kim T.
TAX_NAMED
TAX-AD D_L,I I
TAX ADD L2tr
Next Record)r(TAX_NAMET
TAX-ADD-LItr
TAX ADD L2D
Diaclaimer
This map is neither a legally reco.ded map nor a suNey and is not intended to be used
as one. This map is a @mpilation of records, intormation and data located an various city.
county, state and federaloffces and other sources regarding the area shown, and is to
be used for reference purposes only. The Caty does not war.anl that lhe Geographic
lnformatlon System (GlS) Data used to p.epare lhis map are enor f.ee, and lhe City does
not represent lhal the GIS Data can be used for navigational, facking or any other
purpose requiring exactjng measurement of distance or directaon or p@cision in the
depiction of geoqraphic features. The preceding disclaimer is provided pursuant to
Minnesota Statutes 5466.03, Subd. 21 (2000), and the user of lhis map acknowledges
that the Crty shall not be liable for any damages. and expressly waives all claims. and
agrees to defend, indemnify, and hold hamless the City from any and alldaims broughl
by user, ils employees or agents, or third parties which arise out of the users access or
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This map is neiher a legally recorded map nor a survey and is not intendecl to be used
as one This map as a @mpilation of records, anformaton and data located in various city,
counly, state and federalofnces and other sources regarding the area 3hown, and is to
be used for relerence purposes only The City does nol wanant that the Geogrephic
lnformat on System (GlS) Oata used io prepare tl s map are eror free, and the City does
not .epresent that lhe GIS Data can be used for navigational tracking or any other
plrpose requidng exacting measurement ol distance ol direction or preosion in the
depiction ot geographic Eatures The preceding disdaimer is provided pursuant to
Minnesota Statutqs 5466.03. Subd. 21 (2000). and the user of lilis map acknowledoes
that the City shall not be liable for any (hmages. and expressly waives all daims, and
agrees to deEnd, indemnify, and hold harmless the Crty from any aM all daams &ought
by user, its employees or agents. or thard panres shich adse out of the useis access or
use of data provicled.
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CTVCTVCTVCTVCTVWATWATWATWATWATWATWATWATWATWATWAT
WAT WAT WAT WATTSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTST WATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATTEETEESTOSEXISTING BUILDING EXISTINGBUILDINGMISC. STUBABOVE
GROUNDTRASHENCLOSURESANSANSANSANSANSANSAN MHRE=924.
86IE=913.90 (
PER
PLAN)SAN
MHRE=925.
04IE=912.90 (
PER PLAN)WATWATWATSTMHRE=922.19IE=915.44 (PER PLAN)CBMHRE=
920.69IE=915.60CBMHRE=921.79IE=917.39 (PERPLAN)RE=
923.43WATSAN MHRE=922.89IE=911.86STOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO
STWATWATWATWATWATWATWAT WAT WAT WAT WAT
WAT WAT
WAT WATWATWATWATWATWATWATWATWATWATSANSANSANSANSANSANSAN SAN SAN SAN SAN SAN SANSANSTOSTOSTOSTOSTOSTOSAN CBMHRE=
921.73IE=916.72CBMHRE=922.45IE=918.
40 (PER PLAN)STMHRE=923.
50IE=918.
50 (PER
PLAN)
SSSSAN
MHRE=
924.70IE=
914.
90 (PER PLAN)SAN MHRE=924.50IE=
915.50 (PER PLAN)
SAN
MHRE=
925.
00IE=
916.20 (
PER
PLAN)EX. 8"
SANITARY SEWEREX. 8"
SANITARY SEWEREX. 8" SANITARY
SEWER EX. 8"
SANITARY SEWER
EX. 4"
SANITARY SEWER6" SAN
STUBIE=915.40 (PER PLAN)
EX.
8" SANITARY SEWER@
FUTURE
BUILDING15,
000 SF75 STALLS
REQ'D(5/1000)PROPOSED BUILDING6,652 SFFFE=924.2069
STALLS33 STALLSLOT AREA = 23,618 SFXXX XX 203 X15728283231271899'25'
18'30'30'17.4'9'9'
6'1520'2525251111111R5'R5'R5'
R3'R3'
R10'22110.3'9'18'9'18'130'1413.
7'22.5'26'2581241010SHEET NUMBER:DATE:
DATE:LICENSE NO.I HEREBY
CERTIFY THAT
THIS PLAN
WAS
PREPARED
BY
ME OR
UNDER
MY DIRECT SUPERVISION AND THAT I AM
ADULY LICENSED PROFESSIONAL
ENGINEER
UNDERTHE
LAWS OF THE
STATE OF MINNESOTA
PREPARED FOR:Phone (952)
937-5150 12701
Whitewater Drive,
Suite #300
Fax (952) 937-
5822 Minnetonka, MN 55343 Toll
Free (
888) 937-5150
VERTICAL
FUTURE
BUILDING15,
000
SF75 STALLS REQ'D(5/1000)PROPOSED BUILDING6,
652 SFFFE=924.2069 STALLSXXX XX 203STSTO 69 STALLSXSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STO STO STOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO
STO STO STO
STO STO STO STOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTMHRE=922.19IE=915.44 (PER
PLAN)CBMHRE=920.69IE=915.60CBMHRE=921.79IE=917.39 (
PERPLAN)STOSTOSTOSTOSTOSTOSTOSTOSTOSTO STSTOSTOSTOSTOSTOSTOCBMHRE=921.73IE=916.72STMHRE=
923.50IE=918.50 (PER
PLAN)EX.
12" STM (PER PLAN)EX. 27" STMEX. 15" STMEX.
12" PVC EX. 12" PVCEX. 15" STMEX.
24" STM925923923924924 921922923924925924924925 922923921.00921.
00921.00921.
75922.12922.
63922.
83923.
55923.
35922.87923.
14924.
29924.55924.61922.13924.03923.63923.95921.
70921.82922.85922.63922.
43923.
53922923924923924923923923923
922922922923924923924924.00924.20923.
80924.20924.20924.
20923.82923.05922.85922.
85922.92922.72922.
65923.16922.
62924.09923.
06924.20923.23923.
64SHEET NUMBER:DATE:DATE:LICENSE
NO.
I HEREBY CERTIFY
FUTURE
BUILDING15,000
SF75
STALLS REQ'D(5/1000)PROPOSED BUILDING6,652
SFFFE=924.20XXX XX 203SSTSSSTOSANSANSANSANSANSANSANSANSAN XSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STO STO STO STO STO STOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO
STO STO STO STO STO STO STO STO
STO STO STO STOSTOSTOSTOSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSSSSSSANSANSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSWATWATWATWATWATWATWATWATWATWAT WATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATSTOSSANSANSANSANSANSAN
MHRE=
924.86IE=913.90 (PER PLAN)SAN MHRE=
925.04IE=912.
90 (PER PLAN)WATWATWATSTMHRE=922.19IE=915.44 (PER PLAN)CBMHRE=920.69IE=915.60CBMHRE=921.79IE=917.39 (PERPLAN)WATSAN MHRE=922.89IE=
911.86STOSTOSTOSTOSTOSTOSTOSTOSTOSTO STWATWATWATWATWATWATWATWATWATWAT
WAT WAT WAT WATWATWATWATWATWATWATWATWATWATWATSANSANSANSANSANSANSANSANSANSANSANSANSANSANSTOSTOSTOSTOSTOSTOSAN
CBMHRE=921.73IE=
916.72STMHRE=923.50IE=918.50 (PER PLAN)SSSSAN MHRE=
924.70IE=914.90 (PER PLAN)SAN MHRE=924.50IE=
915.50 (PER PLAN)SAN MHRE=925.
00IE=916.20 (PER PLAN)
EX. 8"
SANITARY SEWEREX. 8" SANITARY SEWEREX. 8" SANITARY SEWER EX.
8" SANITARY SEWER EX. 4" SANITARY SEWER6"
SAN STUBIE=915.40 (PER
PLAN)EX.
8" SANITARY
SEWER@
7.
12% (
PER PLAN)
6"
WMWITH PLUGEX. 10" WATERMAINEX. 10" WATERMAINEX. 10"
WATERMAINEX. 10" WATERMAINSAN
MHRE=
922.23IE=
910.54SAN MHRE=
923.09IE=912.
16EX. 12" STM (PER
PLAN)EX. 27"
STMEX. 15"
STMEX. 12"
PVC EX. 12"
PVCEX. 15" STMEX. 24" STMCONNECT
TOEXISTING
SAN STUBIE=915.
FUTURE
BUILDING15,000 SF75 STALLS REQ'D(5/
1000)
PROPOSEDBUILDING6,652SFFFE=
924.
2069 STALLSXXX XX 203SEEESTSSTUGTUGPUG PUGPUGPUG PUG PUG PUG
PUG
PUGPUGFOFOFOFOFOFOFOFOFO
FOGASGASGASGASGASGASGASGASGAS GAS STOSANSANSANSANSANSANSANSANSANFOFOFOFOFOFOFOFOFOFO 69 STALLSXSPRINKLERCONTROLBOXSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STO STO STO
STO STO STO STO STO STOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN
SANSANSANSANSANSANSSSSSSANSANSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASWATWATWATWATWATWATWATWATWATWAT
FOFOTWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATTEETEESTOSSANSANSANSANSANWATWATWATRE=923.43WATSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO
STWATWATWATWATWATWATWAT WAT WAT WAT WAT WAT WAT WAT WATWATWATWATWATWATWATWATWATWATSANSANSANSANSANSANSAN SAN
SAN SAN SAN SAN SANSANSTOSTOSTOSTOSTOSTOSAN SSSCDCCAAACCCCABBBSHEET NUMBER:DATE:DATE:LICENSE
NO.I HEREBY CERTIFY THAT THIS PLAN
WAS PREPARED BY ME OR
UNDER MY
DIRECT SUPERVISION AND THAT I AM A DULY LICENSED
LANDSCAPE ARCHITECT UNDER THE LAWS OF THE
STATE OF MINNESOTA PREPARED FOR:
Phone (952)
937-5150
12701
Whitewater
Drive,
Suite #300
Fax (
952) 937-5822 Minnetonka, MN 55343 Toll
Free (888) 937-5150
VERTICALSCALE:
HORIZONTAL
SCALE:DRAWN:CHECKED:
DESIGNED:INITIAL ISSUE:
REVISIONS:N:\0015032.00\
DWG\CIVIL\0015032PL.
DWG 06/
10/2021CHANHASSEN
RETAILL100 CHANHASSEN, MN
CHANHASSEN RETAILLANDSCAPE PLAN .06/10/
2021
JEFF R. WESTENDORF
SHEET NUMBER:DATE:
DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS
PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT
I AM A DULY LICENSED LANDSCAPE ARCHITECT
UNDER THE LAWS OF THE
STATE OF
MINNESOTA PREPARED FOR:Phone (952) 937-5150 12701 Whitewater
Drive, Suite #300 Fax (952) 937-5822
Minnetonka, MN 55343 Toll Free (
888) 937-
5150 VERTICAL
SCALE:
HORIZONTAL
SCALE:
DRAWN:CHECKED:
DESIGNED:
INITIAL ISSUE:REVISIONS:N:\0015032.00\DWG\
CIVIL\0015032PL.DWG 06/
10/2021CHANHASSEN
RETAILL101
CHANHASSEN, MN CHANHASSEN
RETAILLANDSCAPE DETAILS .06/
10/2021 JEFF R.
WESTENDORF 501 SOUTH
8TH ST
MINNEAPOLIS, MN
55404 KRAUS-ANDERSON
REALTY COMPANY 06/10/2021NOT
FOR
PUGPUGSEEESTSSTUGTUGPUG PUGPUGPUG PUG PUG PUG PUG
PUG
PUGFOFOFOFOFOFOFOFOFOFOGASGASGASGASGASGASGASGASGAS GAS
SANSANSANSANSANSANSANSANSAN
FO FO FO FOFOFO FO FOFOFO69STALLSXSPRINKLERCONTROLBOXSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STO STO STOSTO
STOSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN
SANSANSANSANSANSANSANSANSSSSANSANSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOWAT PUG PUGPUG PUG PUG PUGPUGPUGPUGPUGFOFOFOFOFOFOFOFOFOFOFOFOFOFOCTVCTVCTVCTVCTVCTVCTVCTV
CTV CTVCTVCTVTSTOSTOSTSTEETEEEXISTING
BUILDING
EXISTINGBUILDINGMISC.
STUBABOVE GROUND925925923923924924923922921923 923921922923924924925925925TRASHENCLOSURESANSANSANSANSANSANWATWATWATRE=923.43WATSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STO STO STO
STO STO STO STO STO STOSTOSTOSTOSTO STO STO STO STO STO STO STO STO STO STO
STO
STO STO STO
STO STOSTMHRE=922.
19IE=
915.44 (PER PLAN)CBMHRE=920.69IE=915.60CBMHRE=
921.79IE=
917.
39 (PER PLAN)STOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTOSTO STSTOSTOSTOSTOSTOSTOCBMHRE=921.27IE=916.
72CBMHRE=922.45IE=
918.40 (PER PLAN)
STMHRE=923.50IE=918.50(PER
PLAN)
EX.
12" STM (PER PLAN)EX. 24" STMEX. 27 STMEX. 15" STMEX. 12" PVC EX. 12" PVCEX. 15" STMEX.
24"
STMSSSSWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWATWAT
WATWATWAT SSAN
MHRE=
924.
86IE=