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Crossroads of Chanhassen CITY OF CHANHASSEN 7700 Market Boulevard PO Box 147 Chanhassen, MN 55317 Administration Phone: 952.227.1100 Fax: 952.227.1110 Building Inspections Phone: 952.227.1180 Fax: 952.227.1190 Engineering Phone: 952.227.1160 Fax: 952.227.1170 Finance Phone: 952.227.1140 Fax: 952.227.1110 Park & Recreation Phone: 952.227.1120 Fax: 952.227.1110 Recreation Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax: 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 Public Works 1591 Park Road Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 Fax: 952.227.1110 Web Site www.ci.chanhassen.mn.us 8().,.'t~6 ~llt-~ MEMORANDUM TO: Todd Gerhardt, City Manager FROM: Sharmeen AI-Jaff, Senior Planner DATE: 0~ April 28, 2008 SUBJ: Crossroads of Chanhassen Final Plat Approval Kwik T~p Architectural Review, Kraus-Anderson Planning Case #08-01 PROPOSAL SUMMARY The developer is requesting final plat approval to subdivide 14.9 acres into three lots and one outlot - CROSSROADS OF CHANHASSEN. On March 10,2008, the City Council approved a site plan for 5,300 square-foot convenience store with gas pumps and a 2,805 square-foot car wash (Buildings 4A) on Lot 1, Block 1, Crossroads of Chanhassen. One of the conditions of approval for this request stated "Staff will work with the applicant to improve the architecture of the car wash and gas station/convenience store to make them more compatible with the buildings in the overall development. The item will be brought back at the time of final plat approval for approval by the City Counci1." The applicant submitted revised plans which are shown on pages 7-8 of this report. ACTION REQUIRED City Council approval requires a majority of City Council present. BACKGROUND On March 10, 2008, the City Council adopted the following motion: SUBDIVISION PRELIMINARY PLAT "The City Council approves the preliminary plat for Planning Case 08-01 for Crossroads of Chanhassen as shown in plans dated received January 18,2008, and including the attached Findings of Fact and Recommendation, subject to the following conditions: 1. Full park fees in lieu of parkland dedication shall be collected in full at the rate in force upon final plat submission and approval. Finding: This condition still applies. The City 01 Chanhassen · A growing community with clean lakes, Quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play. Mr. Todd Gerhardt Crossroads of Chanhassen - Planning Case No. 08-01 April 28, 2008 Page 2 2. The width of the sidewalk located west of Highway 101 shall be increased to 8 feet. Finding: This condition has been met. 3. Encroachment agreements are required for any extensive landscaping or signage and sidewalk proposed. Finding: This condition has been amended to read "Encroachment agreements are required for any extensive landscaping, signage or sidewalk proposed into County or State right-or-way or City easements." 4. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $186,153.00. Finding: This condition has been modified to read "At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $169,297.80 5. Erosion control blanket shall be installed on all slopes greater than or equal to 3: 1. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Type of Slope Steeper than 3: 1 10:1 to 3:1 Flatter than 10: 1 Time 7 days 14 days 21 days (Maximum time an area can remain open when the area is not actively being worked.) These areas include constructed storm water management pond side slopes, and any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man- made systems that discharge to a surface water. Finding: This condition has been met. 6. The proposed stormwater pond shall be constructed prior to disturbing up-gradient areas and used as a temporary sediment basin during mass grading. Diversion berms/ditches may be needed to divert water to the pond and a temporary pond outlet shall be provided. The outlet could be a temporary perforated standpipe and rock cone. The plans shall be revised to include a detail for the temporary pond outlet. Finding: This condition has been met. 7. The applicant shall locate all boulevard trees behind the sidewalk along the public street. Trees are not permitted between the sidewalk and the street. Finding: This condition has been met. Mr. Todd Gerhardt Crossroads ofChanhassen - Planning Case No. OS-01 April 2S, 200S Page 3 S. The applicant must submit a landscape plan with a complete Plant Schedule and all species and quantities noted on the plan. Finding: This condition has been met. 9. Resize the pond to the required dead storage. Lower the normal water level (NWL) of the pond to 90S.0. MnDOT requirements regarding the rate to the wetland and the bounce of the wetland must still be met. Finding: This condition has been met. 10. The proposed storm sewer will need to be adjusted. High points on the public street should be located near the access points to allow better sight distance. Resize the pond to minimum requirements to allow the county storm to remain in place. Rational method calculations are needed for the sizing of the storm sewer. Finding: This condition has been modified to read "The storm sewer in the public street will need to be adjusted according to city comments. Revised rational method calculations are required." 11. The grading plan needs to be revised. The HWL listed on the plans does not match the hydrologic calculations. The drainage calculations need to be reorganized. Revise the outlet to the wetland so that the flared end section is adjacent to the wetland buffer. Show emergency overflows on the plan. Finding: This condition has been met. 12. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes. Finding: This condition still applies. 13. Remove or lower the retaining wall along the existing watermain. The dead storage in the pond is oversized. Changes in grading and removing some of the excess dead storage should allow the wall to be removed in this area. Finding: This condition has been met. 14. Building permits are required for all retaining walls four feet tall or higher and must be designed by a Structural Engineer registered in the State of Minnesota. Finding: This condition still applies. Mr. Todd Gerhardt Crossroads of Chanhassen - Planning Case No. 08-01 April 28, 2008 Page 4 15. The sanitary sewer, storm sewer, and watermain within the public right-of-way and along the Old Highway 101 corridor shall be publicly owned and maintained. All other utilities shall be covered by a cross-access agreement. The proposed watermain must wet tap the existing watermain. Finding: This condition still applies. 16. Utility plans shall show both plan view and profiles of all utilities (sanitary sewer, water, and storm sewer lines. Finding: This condition still applies. 17. Determine actual elevations of existing utilities. A minimum vertical separation of 18 inches is required at all storm, sanitary, and watermain crossings. Also, provide 10 feet of horizontal separation between storm, sanitary and watermain. Any gas, electric, cable, or telephone located outside of a public easement must be relocated. Finding: This condition still applies. 18. Each new lot is subject to the sanitary sewer and water hookup charges. The 2008 trunk hookup charge is $1,769 for sanitary sewer and $4,799 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. Finding: This condition still applies. 19. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building permit issuance. Permits from the appropriate regulatory agencies will be required, including the MPCA, Dept. of Health, Carver County, Watershed District and MnDOT. Finding: This condition still applies. 20. A drainage and utility easement of 20 feet is required over the existing county storm sewer. Remove the drainage and utility easements from the private utilities and cover these with cross-access agreements. Finding: This condition has been modified to read "A 20 foot drainage and utility easement is required over the county storm sewer. This easement will be taken at the same time as the vacation of Old Highway 101." Mr. Todd Gerhardt Crossroads of Chanhassen - Planning Case No. 08-01 April 28, 2008 Page 5 21. The developer will need to work with the City and MnDOT to acquire access to the site and acquire the land from Old Highway 101. Finding: This condition still applies. 22. Access to the site must be via a public street designed to Minnesota State Aid Standards. This street will be maintained by the City. The public street connection on Highway 101 must align with the lanes provided with the off ramp of Highway 212. Survey existing lanes to ensure that the proposed lanes will line up with existing. The public street must be named and the name found acceptable by the City. Modify the right-of-way at intersection of Lyman Boulevard and the public street to accommodate the trail. No parking will be allowed on this public street. Add no parking signs to plans. Finding: This condition has been modified to read "Access to the site must be via a public street designed to Minnesota State Aid Standards. This street will be maintained by the city. The public street connection on Highway 101 must align with the lanes provided with the off ramp of Highway 212. Survey existing lanes to ensure they align with proposed lanes. No parking will be allowed on the public street." 23. Upon completion of the public street, the applicant shall submit a set of "as-built" plans signed by a professional engineer. Finding: This condition still applies. 24. Remove any objects placed in the horizontal sight triangles of the intersections. A commercial drive entrance shall be added to each connection with the public road matching City Detail 5207. Finding: This condition has been met. 25. Collector and Arterial Roadway Traffic Impact Zone fees will be collected with the final plat. The fee will be based on the commercial rate of $3,600 per acre. Finding: This condition still applies. 26. The preliminary plat needs to be adjusted. Fix the text error for Parcel 3 and determine why the boundary does not close. Finding: This condition has been met. 27. Encroachment agreements are required before the construction of the signs within the drainage and utility easements. Shift the pylon sign 10 feet south of its current location to allow room for the pond access road. Finding: This condition has been modified to read "Encroachment agreements are required before the construction of the signs within the drainage and utility easements. Mr. Todd Gerhardt Crossroads of Chanhassen - Planning Case No. 08-01 April 28, 2008 Page 6 28. All outstanding assessments must be paid prior to final plat. Finding: This condition still applies. 29. A left turn lane leading into the Kwik Trip site located on Lot 1, Block 1, shall be added to the Crossroads Boulevard design. Finding: This condition has been met. FINAL PLAT The applicant is requesting final plat approval to replat 14.9 acres into 3 lots and 1 outlot. The site is zoned Planned Unit Development-Mixed Use and is located at the southwest intersection of Highways 312/10 1 and north of Lyman Boulevard. Lot 1 is proposed to be the future site of a gas station, convenience store and car wash with an area of 1.8 acres. Lot 2, Block 1 will house 3 retail/office buildings with an area of 4.39 acres. Lot 3, Block 2 will house a bank and will have an area of 0.8 acres. Outlot A will be platted at a future date into 2 lots and an outlot. The two lots will house retail buildings and the outlot will contain a wetland and a storm pond. Outlot A including future Lots 1 and 2, Block 2, have an area of 6.16 acres. The ordinance states that, "All lots shall abut for their full required minimum frontage on a public street as required by the zoning ordinance; or be accessed by a private street; or a flag lot which shall have a minimum of thirty feet of frontage on a public street." All lots have street frontage. Access to all individual lots is mainly gained from a curb cut off of Crossroads Boulevard. The subdivision request is a relatively straightforward action and staff is recommending approval with conditions. There are no minimum lot areas within a PUD. The following are the lot tabulations for the project: Lot 1, Block 1 Lot 2, Block 1 Lot 3, Block 1 Outlot A ROW Total Site 1.8 acres 4.39 acres 0.8 acres 6.16 acres 1. 7 5 acres 14.9 acres Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the Zoning Ordinance. Mr. Todd Gerhardt Crossroads ofChanhassen - Planning Case No. 08-01 April 28, 2008 Page 7 Kwik Trip Building Architecture On March 10, 2008, the City Council approved a site plan for 5,300 square-foot convenience store with gas pumps and a 2,805 square-foot car wash (Buildings 4A) on Lot 1, Block 1, Crossroads of Chanhassen. One of the conditions of approval for this request stated "Staff will work with the applicant to improve the architecture of the car wash and gas station/convenience store to make them more compatible with the buildings in the overall development. The item will be brought back at the time of final plat approval for approval by the City Council." The applicant submitted revised plans. The buildings have incorporated elements that are found on other buildings in the development. One of the main elements that can be seen on all structures in the development is a tower element at the comer of each building. The architect has introduced this feature to revised architecture. The following is a comparison between the elevations. Convenience Store Building: ~-~!. "'==. :::.1:.". b..,-_ - --"-'---~- FRONT Original North elevation ::~ ,-- ~.E1:}IDE I,,"~~ Original West elevation AWI"".!x..,.. Tmp:ISnW --- ~~.C:~ '::.b'=-_ Original South elevation /', / "- Jl=t~ -K;'K~ 'K.;;; TRIP! STM -- ~<?~I! SIDE Original East elevation Revised North Elevation Revised West Elevation Revised South Elevation Revised East Elevation Mr. Todd Gerhardt Crossroads ofChanhassen - Planning Case No. 08-01 April 28, 2008 Page 8 Car Wash: FRONT '1"- _ "-G" Original North Elevation Original East Elevation Revised North Elevation Revised East Elevation The South and West elevations were not shown separately in the previous submittal as they are similar to the North and East elevations. The applicant has shown these elevations separately. Revised West Elevation WATER RESOURCES WETLANDS .1Bt......>-.'-.. ....c.:~. .... .. ~ - - - - - - - ~- .- -_. - - - - - - ~. - -- - - - _. Revised South Elevation Existing Wetlands One jurisdictional wetland exists on site. Westwood Professional Services delineated the wetland on October 17, 2007. The wetland delineation was reviewed by the City of Chanhassen on October 22, 2007. The delineated boundary was determined to reflect the jurisdictional extent of the wetland. There has been no change from the December 14, 2007 submittal. No wetland impacts are proposed, or likely to occur as a result of the proposed land use change. A wetland buffer 16.5 in width and a 30 foot setback from the wetland buffer must be maintained around the wetland. Wetland buffer areas should be preserved, surveyed and staked in accordance with the City's wetland ordinance. That portion of the wetland buffer adjacent to the proposed earthwork should be planted in a suitable native seed mix. The applicant must install wetland buffer edge signs, under the direction of City staff, before construction begins and must pay the City $20 per sign. The current plan set reflects this need. Mr. Todd Gerhardt Crossroads of Chanhassen - Planning Case No. 08-01 April 28, 2008 Page 9 While secondary structures are allowed to encroach into the setback by up to 50% of the setback width, it appears that a portion of the retaining wall adjacent to northern retail building in Lot 2 extends beyond the allowed 50% encroachment. During a meeting with the developer and the consulting engineer, it was requested that efforts be made to move the wall easterly so it does not exceed the 50% allowed encroachment. No change has been made to this depicted encroachment nor has any argument been presented as to why this encroachment is unavoidable. The applicant needs to either move the wall to minimize the encroachment to 50% of the setback or provide an acceptable argument as to why this is not possible. Any encroachment of an accessory structure beyond 50% will require a variance. Vegetation currently within the buffer does not meet the minimum requirements for buffers in Chanhassen. At a minimum, that portion of the buffer adjacent to the proposed earthwork needs a vegetation management plan to address the abundance of non-native plant species. As commented in February, a suitable BWSR mix still needs to be called out for the buffer area. The W5 mix shown in the setback would be suitable. LAKE & BLUFF ZONES The proposed project is not within any shoreland district. There are no bluff zones located on the property. EROSION AND SEDIMENT CONTROL A NPDES Phase II Construction Site Storm Water Permit will be required from the Minnesota Pollution Control Agency (MPCA) for this site. A Storm Water Pollution Prevention Plan (SWPPP) will be required in conjunction with this application. The SWPPP should be provided to the City so it can be reviewed by the Carver Soil and Water Conservation District prior to the preconstruction meeting for the project. The creation of the temporary settlement basin and ditch to route water is encouraged as shown. As commented on the February 7,2007 SWPPP to avoid confusion clearly indicate the extent of the ditch or add a note to indicate what area should be drained by the ditch and that it should be conveyed to the temporary sediment basin. In the event that this is to be field located by the contractor, this should be noted on the plan along with a statement that the SWPPP must be revised to show the routing as well as the BMPs employed to control erosion and sediment deposition. The ditch shown along T.H. 101 needs to have erosion control blanket or adequate ditch check for, at a minimum, the final 200 feet prior to discharging to the north into the T.H. 212 right-of- way. The remaining erosion control measures and timing of BMPs appear adequate. However, if at any time during the construction of the site prior to final stabilization, these measures are found to be inadequate, additional BMPs will be required to meet the NPDES permit. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Mr. Todd Gerhardt Crossroads of Chanhassen - Planning Case No. 08-01 April 28, 2008 Page 10 Type of Slope Steeper than 3: 1 10:1 t03:1 Flatter than 10: 1 Time 7 days 14 days 21 days (Maximum time an area can remain open when the area is not actively being worked.) These areas include constructed storm water management pond side slopes, and any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems that discharge to a surface water as has been 'indicated. The rock construction entrance and appropriate details have been included with the plan set. Any deviation from these details must be submitted to the City for approval and documented in a SWPPP amendment. Include the following contact information on the SWPPP: Terry Jeffery, Water Resources Coordinator, City of Chanhassen, 952.227.1168. In addition, see the comments provided by the Carver County SWCD included in the conditions of approval and incorporate into the plan. SURFACE WATER MANAGEMENT PLAN (SWMP) CONNECTION CHARGES Water Quality Fees Because of the impervious surface associated with this development, the water quality fees for this proposed development are based on commercial development rates of $17 AOO/acre. Total area, less that portion in Outlot A (including future Lot 1, Block 2 and Lot 2, Block 2) and right-of-way equals 6.99 acres. Therefore, the water quality fees associated with this project are $121,626. Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average citywide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage. Commercial developments have a connection charge of $6,280 per developable acre. This results in a water quantity fee of approximately $47,671.80 for the proposed development areas discussed above. SWMP Credits This project proposes the construction of one NURP pond. The applicant will be credited for 50% of the water quality charge for each acre draining to the NURP pond on-site. All developed land will be diverted to the MN/DOT pond. When Lot 1 and 2 of Block 2 are developed, a SWMP credit will be issued at that time. At this time, the total SWMP fee, due payable to the City at the time of final plat recording, is $169,297.80. Mr. Todd Gerhardt Crossroads of Chanhassen - Planning Case No. 08-01 April 28, 2008 Page 11 OTHER AGENCIES The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Minnesota Pollution Control Agency, Minnesota Department of Natural Resources (for dewatering)) and comply with their conditions of approval. GRADING AND DRAINAGE The 14.9-acre site is located south of the newly constructed Highway 312 and northwest of the intersection of the recently re-routed Highway 101 and Lyman Boulevard. This site consists of a wetland on the west side with pasture-type vegetation on the east. The Minnesota Department of Transportation (MnDOT) completed grading on this site with the construction of Highway 312 and Highway 101. Old Highway 101 was the only structure on this site but has been removed with the construction of Highway 312. The utilities that were present where the Old Highway 10 1 was located are still in place and will help to service this development. Existing drainage is divided into three main areas. The first drainage area which is approximately 10 percent of the site drains towards Lyman Boulevard and Highway WI. Another drainage area (approximately 50 percent of the site) is on the east side of Old Highway 101 and previously drained north along the ditch of Old Highway 101 and into a low area where the newly constructed Highway 312 is located. The third drainage area is approximately 40 percent of the site (west of Old Highway 101) and drains into the existing wetland. There are three proposed drainage areas for this site. The first drainage area (approximately 5% of the site) drains the grassy area between the southern retail building and Lyman Boulevard. The second drainage area (approximately 55 percent of the site) will drain into MnDOT's BraeBurn Pond. This pond was constructed with the offramp of Highway 312 and has been designed to treat up to 12 acres from this site. The total area being treated by the BraeBurn Pond is 11.37 acres. The final drainage area (approximately 40 percent of the site) will discharge into the existing wetland. All impervious surface runoff from this drainage area will have stormwater treatment prior to discharge to the wetland. The berm between the existing wetland and the newly constructed Highway 312 has been experiencing seepage issues. Due to these issues, MnDOT required the developer to control runoff rates to the wetland to existing conditions. The developer provided calculations meeting this condition. Storm sewer sizing and calculations have been provided. Adjustments to the storm sewer are needed on the public street. These adjustments will require revised calculations for the storm sewer sIzmg. A permit is required from the appropriate agency for any off-site grading. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes. Mr. Todd Gerhardt Crossroads of Chanhassen - Planning Case No. 08-01 April 28, 2008 Page 12 RETAINING WALLS The proposed retaining walls are as follows: Location Length (approx.) Maximum Height (approx.) East side of the wetland 400 feet 9 feet The retaining wall along the existing watermain has been removed. A retaining wall will not be constructed with Phase 1 of the project because this area is in an outlot. When this property is developed in the future, more information will be known about the tenants of the proposed buildings and the amount of area needed. Building the wall in the future will help to minimize the size of the wall. Building permits are required for all retaining walls four feet tall or higher and must be designed by a Structural Engineer registered in the State of Minnesota. UTILITIES The developer proposes to extend lateral sanitary sewer, watermain and storm sewer within the development. The trunk sanitary sewer, storm sewer, and watermain within the public right-of- way or along the Old Highway 101 corridor shall be publicly owned and maintained. All other utilities will be private and must be covered by a cross-access agreement. Proposed watermain will extend from the existing watermain which bisects the site. The proposed watermain will be a lO-inch loop extending from the existing watermain having a total length of approximately 970 LF. The connections to the existing watermain must be wet-tapped. Sanitary sewer for this development will extend from the existing trunk sanitary line which bisects the site. Utility plans shall show both plan view and profiles of all utilities (sanitary sewer, water, and storm lines). Actual elevations of existing utilities shall be verified for accuracy. Each new building is subject to sanitary sewer and water hookup charges. The 2008 trunk hookup charge is $1,769 for sanitary sewer and $4,799 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. Prior assessments for sewer and water were paid by the State of Minnesota. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. The applicant must be aware that all public utility improvements will require a preconstruction meeting before construction commencement. Permits from the appropriate Mr. Todd Gerhardt Crossroads of Chanhassen - Planning Case No. 08-01 April 28, 2008 Page 13 regulatory agencies will be required, including the MPCA, Dept. of Health, Carver County, Watershed District and MnDOT. EASEMENTS A lO-foot drainage and utility easement has been provided along all public right-of-way. The utilities remaining in the Old Highway 101 right-of-way are covered by roadway utility easements. MnDOT plans to turn this property over to the City. At the time of vacation of these easements, a new easement will be required to cover any utilities not covered by the proposed right-of-way. The proposed pond and existing wetland in Outlot A is covered by a drainage and utility easement. The County's storm sewer which is west of the proposed public right-of-way will need to be covered by a drainage and utility easement. STREETS Access to the site from the Highway 312 ramp is currently governed by MnDOT. MnDOT has agreed to grant this access as long as it is a public street and is completely constructed before the opening of this access point. MnDOT also has ownership of the Old Highway 101 property. The City has started the process of getting this land turned back but it is unclear at this point when this will happen. The developer will need to work with the City and MnDOT to secure access to the site and acquire the Old Highway 101 land. The second access to the site is from Lyman Boulevard, a County road. The intersection of the new public road and Lyman Boulevard does not meet Carver County's access spacing for a traffic signal. If traffic volumes in the future grow significantly on Lyman Boulevard, a traffic signal will be an unlikely solution for solving backups at the intersection of Lyman Boulevard and the proposed public street. The County would likely convert this intersection to a three- quarter or right-in/right-out by blocking some of the turning and/or thru movements. A public street will service this development and must be designed to Minnesota State Aid Standards. Maintenance of this street will be provided by the City. The width of this street will be 32 feet and will be wider near the intersections with Highway 101 and Lyman Boulevard to accommodate turn lanes. The public street connection on Highway 101 must align with the lanes provided by the construction of the off ramp of Highway 312. The required 60-foot right-of-way for a commercial street has been provided. A turn lane will be required for the entrance into Kwik Trip. A traffic study has been submitted by the developer and reviewed by the City's traffic consultant. The public road design has been found sufficient for this development. Standard road width for commercial development is 36 feet. The reason for allowing the 32-foot width is because this is not a typical public street serving a commercial area and 32 feet will be sufficient to handle the anticipated traffic. Narrowing the street will also have a benefit of making the road feel tighter for motorists, which will cause them to drive more cautiously. No parking will be allowed on this public street. Mr. Todd Gerhardt Crossroads of Chanhassen - Planning Case No. 08-01 April 28, 2008 Page 14 Upon completion of the public street, the applicant shall submit a set of "as-built" plans signed by a professional civil engineer. Collector and Arterial Roadway Traffic Impact Zone fees will be collected with the final plat. This fee is for areas within the City where new developments will impact major roadway systems that the City has identified for improvements. The fee will be based on the commercial rate of $3,600 per acre. Remaining street assessments are approximately $66,900. These assessments must be paid prior to final plat. The applicant is showing a sidewalk along the east side of Crossroads Boulevard. The plans shall be revised to incorporate a sidewalk along the west side of Crossroads Boulevard as shown on the preliminary site plan (Sheet 5 of 10). MISCELLANEOUS Encroachment agreements are needed for the signs located in drainage and utility easements. LANDSCAPING Minimum requirements for landscaping include 14,991 square feet of landscaped area around the parking lot, 60 trees for the parking lot, and boulevard trees along Crossroads Boulevard. The proposed landscaping as compared to the requirements for landscape area and parking lot trees is shown in the following table. Required Proposed Vehicular use landscape area 14,991 sq. ft. 107,668 sq. ft. Trees/ parking lot 60 overstory 60 overs tory 31 islands or peninsulas 31 islands/peninsulas Boulevard trees 30 overstory 33 overs tory (1 per 30 feet) Applicant meets minimum requirement for landscaping quantities. City ordinance requires that all landscape islands have a minimum inside width of 10 feet. Some appear to have a slightly smaller width. The applicant will need to expand the islands to meet the minimum. Additionally, staff recommends that Cornell structural soil be used under each island. This soil is load bearing and supports tree root growth. Required Proposed North Prop. line 5 canopy trees 11 canopy bufferyard B - 30' width x 480' 9 understory trees 11 understory length 9 shrubs 10 shrubs Mr. Todd Gerhardt Crossroads ofChanhassen - Planning Case No. 08-01 April 28, 2008 Page 15 South property line bufferyard B - 20' x 660' Required 13 canopy trees 20 understory trees 33 shrubs 14 canopy trees 21 understory trees 35 shrubs 5 canopy trees 9 understory trees 9 shrubs East property line bufferyard B - 20' x 700' West property line bufferyard B - 30' x 480' Proposed 5 canopy trees 33 understory trees >33 shrubs 9 canopy trees 31 understory trees >35 shrubs 6 canopy trees 9 understory trees 9 shrubs The applicant does not meet minimum requirements for bufferyard plantings. Areas of below minimum quantities are canopy trees in the south and east bufferyards. Staff recommends that the applicant increase the quantity of canopy trees in those areas to meet minimum requirements. The applicant has not specified the species of any plantings on the landscape plan. The applicant will be required to resubmit a landscape plan that shows the quantity and species of each planting noted on the plan and in the Plant Schedule. Staff also recommends that the applicant remove the following species from the Plant Schedule: Norway maple and Colorado spruce. These trees may be replaced with other comparable species from the City's approved tree list. Staff recommends that the quantity of any ash varieties be significantly reduced. The applicant is proposing to plant boulevard trees between the street and sidewalk along the public street. It is the City's policy not to locate trees in that area. The applicant will need to place the trees behind the sidewalk. PARKS The plans show sidewalks that connect to City trails throughout the site. Full park fees in lieu of parkland dedication shall be collected in full at the rate in force upon final plat submission and approval. RECOMMENDA TION Staff recommends that the City Council adopt the following motion: "The City Council grants final plat approval of Planning Case #08-01 for Crossroads of Chanhassen for three lots and one outlot, as shown on the plans stamped 'Received March 28, 2008, subject to the following conditions: 1. Full park fees in lieu of parkland dedication shall be collected in full at the rate in force upon final plat submission and approval. 2. Encroachment agreements are required for any extensive landscaping, signage or sidewalk proposed into County or State right-of-way or City easements. Mr. Todd Gerhardt Crossroads of Chanhassen - Planning Case No. 08-01 April 28, 2008 Page 16 3. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $169,297.80 4. The storm sewer in the public street will need to be adjusted according to city comments. Revised rational method calculations are required. 5. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes. 6. Building permits are required for all retaining walls four feet tall or higher and must be designed by a Structural Engineer registered in the State of Minnesota. 7. The sanitary sewer, storm sewer, and watermain within the public right-of-way and along the Old Highway 101 corridor shall be publicly owned and maintained. All other utilities shall be covered by a cross-access agreement. The proposed watermain must wet tap the existing watermain. 8. Utility plans shall show both plan view and profiles of all utilities (sanitary sewer, water, and storm sewer lines. 9. Determine actual elevations of existing utilities. A minimum vertical separation of 18 inches is required at all storm, sanitary, and watermain crossings. Also, provide 10 feet of horizontal separation between storm, sanitary and watermain. Any gas, electric, cable, or telephone located outside of a public easement must be relocated. 10. Each new lot is subject to the sanitary sewer and water hookup charges. The 2008 trunk hookup charge is $1,769 for sanitary sewer and $4,799 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. 11. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building permit issuance. Permits from the appropriate regulatory agencies will be required, including the MPCA, Dept. of Health, Carver County, Watershed District and MnDOT. 12. A 20-foot drainage and utility easement is required over the County storm sewer. This easement will be taken at the same time as the vacation of Old Highway 101. 13. The developer will need to work with the City and MnDOT to acquire access to the site and acquire the land from Old Highway 101. Mr. Todd Gerhardt Crossroads of Chanhassen - Planning Case No. 08-01 April 28, 2008 Page 17 14. Access to the site must be via a public street designed to Minnesota State Aid Standards. This street will be maintained by the City. The public street connection on Highway 101 must align with the lanes provided with the off ramp of Highway 312. Survey existing lanes to ensure they align with proposed lanes. No parking will be allowed on the public street. 15. Upon completion of the public street, the applicant shall submit a set of "as-built" plans signed by a professional engineer. 16. Collector and Arterial Roadway Traffic Impact Zone fees will be collected with the final plat. The fee will be based on the commercial rate of $3,600 per acre. 17. Encroachment agreements are required before the construction of the signs within the drainage and utility easements. 18. All outstanding assessments must be paid prior to final plat. 19. The applicant shall either move the retaining wall to reduce the encroachment to 50% of the wetland setback or apply for a setback variance. 20. A vegetation management plan needs to be developed for the buffer. Currently the buffer is dominated by reed canary grass and agricultural weeds. The buffer for a Manage 3 wetland must have, at a minimum, 50% dominance of native plant species. The W5 mix shown for the setback area is an adequate seed mix. 21. Erosion control blanket shall be included for the final 200 feet of the drainage swale along Highway 101. Inlet protection needs to be shown on the ditch inlets consistent with the remainder of the plan. 22. In the event that dewatering is needed, the field inspector shall be contacted prior to any dewatering activities. All diversions necessary to direct stormwater flow to the temporary basin shall be clearly indicated on the plan. In the event that these are to be field located, BMPs must be installed and the SWPPP must be amended to reflect the routing. 23. Make a notation in the SWPPP that the contractor with overall day-to-day responsibilities of the project / General Contractor must be the contractor for the NPDES permit. The permittee needs to have an individual qualified to complete stormwater inspection reports weekly, and after each 'l2-inch rainfall event. A box will need to be placed on site for these specific documents. 24. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Minnesota Pollution Control Agency, Minnesota Department of Natural Resources (for dewatering)) and comply with their conditions of approval. 25. All of the maintenance for landscaping, and irrigation within the City right-of-way must be maintained by the developer. Mr. Todd Gerhardt Crossroads of Chanhassen - Planning Case No. 08-01 April 28, 2008 Page 18 26. The plans shall be revised to incorporate a sidewalk along the west side of Crossroads Boulevard as shown on the preliminary site plan (Sheet 5 of 10). 27. Should the applicant install street lights other than approved Minnesota Valley Electric Cooperative street lights, then the developer shall pay for installation, future maintenance and power." ATTACHMENT 1. Crossroads of Chanhassen Final Plat. g:\plan\2008 planning cases\08-01 crossroads of chanhassen\final plat.doc .1 CROSSROADS OF CHANHASSEN ~~ ~Ii~ h~i ;;g~ ~.~ KNOW AU. ItEN 8Y THCSC PRCSl'NTS: DIal KfTN,-A"~on Jn~r:>rpgrQtlJd" II' U/rrn..olg corpora/1M, oom.. QIld proprldOl' of th, following duc:rlbfld prQperly ,itllat.d .. th, CPlInty of Cgr"",. SlgI. ,,' Winne,ala, to wit: That part of /I.. Southwut Quart.,. o( Ih. Northw.st Quart.- o( 5..:11011 24. Toomth/p "6 N(I('th. ROIlg. 2~ w..t, Cat'lIW County, dttxribed o. follolll'; Comm..clng at Ih, .outh....t com. "f said SoutlHQ,t Quart.,.. b"'9 <<" the ItIrst 1/4 Comr ,,( ~id S.clfon 24; IIl.,c. 0/""9 th, ...,t lin, of ,oid Sou/h.flSt Over/It!". North 00 de<}f'n, 01 minut.. 22 .KOIld. Wer.t 0 dI.IQflc. of 8/1.01 I.., to tll. .Paillt 11'( Beginning" ,,( 0 pare. of land ducrlb.d fI' on .~Jtc."tion~ 10 Troct "S" ., Document Nil'. J06';'I, being also 'h. PQint 010.""'9 of th, troct of IQnd h...in d..crib..J: Ill."". COIItinuing oIong said ...t /in.. North 00 d~... 01 mlnul.. 22 ._th W..II, aMI} Ih, _.t~y Ifn, of _Id "CxC"Ption~ (I dl.tQnc, 01 604..6 '"/ to m05/ norlf..,..t..-1y corn.. of sQ/d "C"."t/oll~' III..c. oIOflf/ III. norlhrly 11n.. of nld -E/(c<1pIIOfl", tll. follo.,inf/ tllretl (J) eaun.s; t/UMC. SDlJIII 79 df19"". 56 mlnlltu /I .econfh Cost 0 df.IOflC. of JJ.'2 '"I; tll.,,~. NrNtll '9 riflgr... J2 minllt.. 26 ..cOfld. Co.t 0 dlstone. of f85.5J fHI; fll..Cf/ Soutll 5J df19l'e" 19 minlll.. 20 ,.conch Co.1 0 distone. of 122.71 fnt 10 III. mo.st norlllft06trly com. of soid "CltCepl/oll; tllenc. a101'1f/ tll. ....trly IIn. of .ald -CXCtIPt/oll-. S04Jt1I 00 d.grw.. 0' minut.. 22 "cOl'lds Co.t 0 dlslonc. of 776.'9 f..1 to III_ '04Jtll.a.tftrly t:anI'" of nid "C."ptfOl'l~' th..e. alOI'If/ tll. soutllvly lin. of .oid "C;J(CftPlloo", North 89 degrwu JO minlll.' IIi .<<:ond. "",,, 0 dl,tOflCf/ of 471.64 fHI to III. norlll.a.lftrly /In. of Book 114 POIJ. J98 on fiI. Ofld of record In th. offlCft of tll. County RKorrhr, tllM/c. North 44 ~. '4 m....llt.. J4 MCOflds IIoWst oIOflg .oid nortlltlO.lerly /in., " di.1one. of 64.J2 fe.t to Ih. wut lin. of Sold 800k 1/4 Po~ J98,' IhfMee South 0 degree. 01 mlnl/t.s Z2 ..eond. Co.1 oIOflg said "st I,.,.. of Boot "4 Pag. J98, 0 dislOflCft of 4'.J' 10 .old .autll.ny lin. of "C,yceptlOfl-; th.." Q/Oflg ,aid _thftrly IIn. Qf Clte."Uon". Norlll 89 d.r;r.., JO mKlI/I.. '8 NCOOrh IIoWlI"t 0 dlll"t<1fle. Qf JJ.oo fHt to th. Point of B.IJKlnKlg. Tog.tll., witll: Thot porl of /t.. SolIth.ad Ouart... of th. Northeo.t OuOf't. of Section 2.1 ToM'lshlp "6 Norlh. Rang. 2J Wft,r, Car__ COlmt,)! d..erlb.d os folIo..,; Comm..eing ot th_ .04JlhftOst com... of .old Saulh....t OIIart... b.lng 01.0 Ih. Cost 1/4 Com. of .oid Section 23: thtllleft Qlong III. ,o,t lin. of ,old S04Jtll.osl Ollarter, Nortll 00 degnIf:. 01 minute. 22 IftCOfId. Wftst " distaneft of 68.01 fed 10 III. -Point of S.lJlnninlJ- of II ptNctJ/ of land described os on "C"eptlOfl- to Trocl "A" in Doellmftftl No. J065JI. Ofl fII. arid of record In th. olne. o( III. CO/J{Ity Recorder. CO_ County. lrIinnesolo, b.ing also tll_ Point of S~lIlning o( th. Iroct of ffNId h...in d..crlbfld; thM/Cft oIonlJ th. sooth.ny lin. of soid -Cltceptlon~ Nortll 89 d.,?"' '0 mlllut.. J4 sfIConds W.lI"l 0 dl.tOflC. o( 777.79 '"I 10 th. .000tll....t.ny com.. of sold "C.e."tJorr~' 111M/eft oIon'} tll. norlh....lflfty 1m.. of .old "Cltc."tlon-. III. follo""'g I,", (2) cours.... III.,," North 51 d."H' 10 min..t.. 25 ..conds Cast a di.tOflC. of 955.61 fHt; IhflflCfl Suuth 79 d..,.... 56 minI/I.. " .ft:ond. C<nt 0 dl.tarlc. of JJ.52 ,"I 10 .oid easl line of Section 2); IlIfNlCfI oIonQ 'old .o.t 11n", South 00 dftgr-fHfS 01 mlnlltn 22 HCond. CosIo didQflCft of 604.46 ffHft to Ih. Polnl of SelJlnning. CltCept th. ....'I.J,J f.et th.,.eof. Has cau.ed III" .orne 10 be surveyrtd Ofld platted <n CROSSROADS OF CHANHASSCN arid riofI. IIf1fl1by donat. OtId rifldicote 10 tll. public fot' puolic u.e fore_ the public ..0)4 OI1d also dedicales Ihe ""~M/t. a, tho.", on III. plat far droino~ Ofld utHlty purpos.. only. /" lItitnns, 'Ifh..eof .aid Krau.-And..-on /rIcorporat.d, " "'inn.sot.. corporation. h". CClll," th... ",...lIt, 10 b" .Ignfld by It, pl"OP" offic., th,,_ day of 200_ KRAUS-ANDERSON INCORPORA 7EP By_ Its_ STA TC OF JII##iCS'OTA OOUIIrYU Th" foregoing instrumenl "0' acknOMfX1'}f14 before me Ih"_ day of 200. of KrOUS-Anders"", Ineorporat.d. 0' "'lIln",ota corporation, its by on o,,;,o/foflllecorporotion. .y. NotoryPllbJic__ /Jy Commluion Expir... Coemty. "''''n.sola , II..-.by c.,.llfy Ihol , wrv.yed OtId plotled or dlrsclly supflf'Vlsed th. __yWIg O'IId plaltln'} of tll" lond d..crlbfld on thl, plol; tills plol I. 0 correct reprw....lotioo of III. boundary wrw)< oH mathsmalk dolo ond labfll. _ correctly d..lfJfIot.d; 0/1 mO/lum..,ts deplctfld 011 the plot ha.... bHfl or lItlJ be correctly ..t with'" on. jW1r, 011 ,",I.. boundaries OtId ...1 Ionds os of thls dol. _ ,110"" QIId Jobfllfld; QIId 011 publiC '"')'I' ore 6Ialltfl and labelfld. By. ________ lrIorlt R. Solo. Larld Surv.yor IrIIrtII..oto L/cwI.. No. ofJ9J,J STA 7!' OF lIINNCSOTA COUNTY OF_ Th. f~olll'} s.u--p', C..fificot. '"" ocIcnOM"d'J.d before m. IhI,- dol' ol LOfId S41r....yor. AJlnnesoto LJcflfl.. No. 4J9ll 2oo~ bY"'arlt R. Sola, Westwood Professional ServIces.. Inc. .y. Notary PlIblic..____ lrIy Cammi..loo C..pir... Caunty, AJinn._to QWlHASSCN, fItNNESOTA Thl, plol of CROSSROADS Of' CHANHASSCN _ opprolled and acc."led by tll. City Councl of tll. Cily of C/lonllossen. IIlnn..olo. ot 0' rer;ulor m../iIIg held IhI._ dol' Of 200_ ond is ill complionc. ..itll tll. provision. of AJinn..olo Slotut.So SflCtiOll 'OS-OJ. S<.bd. 2. BYUayor .y. COUNTY ~ Canw c-.t~ .vtwt.ot.. PI/rsuonl to ChOpt.. J95, /J;nn.soto Lalit' of t971, thl, plot 110' bHfl approved till, _ day a( 200_ .y- John C. Frnmyw. County S<.r..yor CQMTY AtJOITOR-7RCA.SURDf. c.vw- ec-tJC Jim-hi , h.,flby Cflf'llfy Ihot lo,ye. poyobJ. it 200_ DIId prior yworf have bflftft paid w IaIId dflscrlb.d on thl. plot. OatH IIIIL--- dol' of 200_ .y. LOI.IrifI C"'}-",, Counly Audltor/Trea--.r RErilSmAR OF 117ta Cllnw Ccurf.- ~ / lIereby c,,'lfy thaI thi. plot of wa. flIfId t1IJ~ doy ,,/ 20___' o~ _ o.clocll.....--.....".. a. DocumfIfJt No By_ Cart It: Hon.OIl ;;.. - R~lstro'- of nfl.. ShfHfllof2shHt, .~ CROSSROADS OF CHANHASSEN .1 ~r"'.;G~~ QOfl... ~ ..,,~f;f/f::';"" ~ I,~ ,6":,;'\' d" / """i'~ i:" I'~~. .."'" 1'" ~ ) .~., t~ ;~ ,p~ " ~"O .... ,. 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R. 2.1 Is M$/.Im" to b_ NOQ"Ol 'J,JW ~~ 1! ~ ~ l': ..0 2<0 80 Scal, o OMlot.. 1/2 Irrr;h by'. t1dl nx. mOllU",*,t HI and m",*~ by LIcenH No. 4J9JJ . 0"'01.. 1/2 Inch by'. Irrch fran monum,,"' ro..nd and ,"riM by Lie.".. No. 12282 NO motllilY'/!lflt ')"'Ibol altOWI'! of any .tot...,. ~qf.l1rH locotlOt'l ""dle"l.. " plot manum."t thgt ..II b. Ht, and which altoll b, in plQC. an or hfot". the _ drJyol__ Westwood ProfessIonal SeMteI" Ine. ShM' 2 01 2 "Ht. .~