9. Chanhassen Retail Second Addition Preliminary & Final Plat; Site Plan Review for Perkins Restaurant and Taco Belln
I �.
' U
�a
a.
Q
J
�Q
�H
Cn
CITY OF
CHANHASSEN
STAFF REPORT
PC DATE: 8/17/94
CC DATE: 9/26/94
' CASE #: 92 -5 PUD, 94 -6 SPR
PROPOSAL: City of Chanhassen requests Preliminary and final plat approval for Chanhassen
Retail 2nd Addition to plat Outlots A and B. Ryan Companies is requesting
preliminary and final plat approval for Chanhassen Retail 3rd Addition to plat
Outlot B into Lots 1, 2, and 3, Block 1, as well as and site plan approval for
Lot 1, Block 1 for a Perkins Restaurant and Lot 3, Block 1. for a Taco Bell
Restaurant.
LOCATION: Highway 5, Powers Boulevard, West 78th Street, and Target Lane
APPLICANT: City of Chanhassen Ryan Companies of Minnesota
690 Coulter Drive 700 International Centre
Chanhassen, MN 55317 900 Second Avenue South
Minneapolis, MN 55402
PRESENT ZONING: Planned Unit Development PUD, BG
ACREAGE: Current Outlot B: 4.62 ac Proposed Outlot B: 3.15 ac Perkins 1.37 ac
Proposed Outlot A: 1.47 ac Taco Bell .84 ac
Proposed Future Restaurant: 0.95 ac
INTENSITY: 0.05 F.A.R., site coverage 68%
ADJACENT ZONING
AND LAND USE: N - General Business, BG, vacant, West 78th Street
S - Highway 5
E - PUD, Target
W - R12, ponding area, Powers Boulevard
WATER AND SEWER: Available to the site
PHYSICAL CHARACTER: The site is bordered by 3 major collectors, Hwy. 5, West 78th,
and Powers Boulevard.
2000 LAND USE PLAN: Commercial
'.'Psi' �
I.. '
I ",:
$I4' FWA F rjo
� q
6 r�
S PARK
A
Chanhassen Retail
August 17, 199
Update 9/20/94 '
Page 2
PROPOSALS i MMARY I
There are four ctions being considered with this proposal; two subdivisions and site plan
approvals for a' ?erkins Restaurant and a Taco Bell Restaurant.
The City will I platting Chanhassen Retail 2nd Addition. This subdivision is the replat of
Chanhassen Ret it Addition Outlot B. Outlot B was created with the "Target" plat for future
development. The city will be creating two outlots with the Chanhassen Retail 2nd
Addition. Outlot A will be retained by the City for landscaping and gateway features. Outlot
B will be sold t6 Ryan Companies. ,
Ryan Companies are proposing to plat Outlot B, as part of Chanhassen Retail 3rd Addition,
into 3 lots for a Perkins, Taco Bell, and future restaurant. The Perkins on Lot 1, Block 1 is '
1.37 acres and hicludes a 5,000 square foot building with 85 parking stalls and Taco Bell on
Lot 3, Block 1 is 0.84 and includes a 1,800 square foot building with 34 parking stalls. Both
sites are in for 911 t plan review concurrently with the subdivision review. '
The design of the Taco Bell is proposed to be double Roman concrete roof tiles. The color
will be terra cotta. The building will be stucco, manor white and sandalwood beige trim.
The roof is a mansards le. It is itched but flat on top. The height of the building is '
style. P P g g
approximately 17 feet. The pitched roof '.element is 5 feet.
The design of Perkins is stucco with a ceramic tile accent band. Columns are spaced 15 '
g P
apart. The building is 17' 8" high with a 416 foot high standing seam side pitched roof '
element.
Both designs arc consistent with the Highway 5 overlay district and the standards of the PUD. '
Staff is recommending preliminary and final plat approval for Chanhassen Retail Second
Addition, preli 'nary and final plat approval for Chanhassen Retail Third Addition, and site '
plan approval for Lot 1, Block 1, Chanhassen Retail 3rd Addition (Perkins) and Lot 3, Block
1, Chanhassen Retail 3rd Addition, subject to the conditions contained in this staff report.
BACKGROUND
At the time of conceptual review for the Target PUD, Ryan Construction had proposed 3
alternatives for butlot B. Version IA of Outlot B included 4 buildings and 26,000 square
feet. Outlot Version 1B included 5 buildings and 29,100 square feet of building. Oudot B
Version 1C includes 6 buildings and 25,000 square feet. Numerous negotiations were held ,
between Ryan Companies and the city to review how Oudot B should be developed. The city
always intended to have some form of gateway on the property. In addition the impervious
.' Chanhassen Retail
August 17, 1994
Update 9/20/94
' Page 3
surface requirement was exceeded on the Target site and this would have to be balanced on
' the remaining portion of outlot. The city has decided to retain a larger portion of Outlot B
and sell that portion that can be platted into three lots. Staff is pleased with the results
considering where development of this parcel started. At one time there was under
' consideration six building sites on Outlot B. The three lots being proposed allows the city to
landscape the perimeter of the development, lessen the intensity of development and meet the
impervious surface requirements.
' The HRA has had Hoisin ton K 1 r
g oeg a Group working to develop gateway treatments for three
' entrances areas in the city. The city council is currently reviewing some cost and
maintenance considerations. When developed these plans will be reviewed by the Planning
Commission.
Since the approval of the PUD for Chanhassen Retail Center, the city has adopted the
Highway 5 Overlay District. The standards of the overlay district include:
1. Parking and building orientation:
The building setback needs to be 50 feet from Highway 5. Both sites meet this
' standard. The parking setback needs to be consistent with the overlay district which is
a minimum of 20 feet. The site parking meets this requirement.
2. The architectural design is consistent with the overlay standards. Both buildings are
stucco. The Taco Bell has a Roman barrel (tile) roof. The Perkins has a mansard
style roof and standing seam siding. Staff's original concerns with roof top screening
from the high point on Hwy. 5 to the roof of Perkins and from West 78th to the roof
of Taco Bell have been allayed based on the cross section review provided.
� 3.
fl
The materials and details of the buildings are consistent with the Hwy. 5 standards.
The Taco Bell is proposed to be white with beige accents. The color of the Perkins
building is unknown.
Landscaping around the perimeter will be done by the city including the gateway. The
interior landscaping needs to be revised per staff recommendations.
SUBDIVISION
Chanhassen Retail 2nd Addition
The City will be platting Chanhassen Retail 2nd Addition. This subdivision is the replat of
Outlot B, Chanhassen Retail Addition. Outlot B was created with the "Target" plat for future
development. The city will be creating two outlots with the Chanhassen Retail 2nd
r
Chanhassen Rendl
August 17, 199
Update 9/20/94 '
Page 4
Addition. Outl t A will be retained by the City for landscaping and gateway features. Outlot '
B will be sold tQ Ryan Companies. The platting of Outlot B establishes the development
parameters for the site.
Chanhassen Ret it 3rd Addition '
Ryan Companies is proposing to plat Outlot B, Chanhassen Retail 3rd Addition, into 3 lots
for a Perkins, Taco Bell, and future restaurant. The Perkins on Lot 1, Block 1 is 1.37 acres '
and includes a 5,000 square foot building with 85 parking stalls and Taco Bell on Lot 3,
Block 1 is 0.84 acres and includes a 1,800 square foot building with 34 parking stalls. Both
sites are in for ite plan review concurrently with the subdivision review. The HRA is also ,
considering a gateway treatment on a portion of Outlot A, Chanhassen Retail Second
Addition. I
The grading plan dated September 6, 1994 indicates that the entire parcel is proposed to be '
graded. However, there is no information provided as to whether there will be excess
material hauled ff the site and/or borrow material brought in if soil correction is needed. If '
there is excess material to leave the site, 'the developer shall indicate the quantity as such and
define an appropriate haul route for approval. The plans do indicate locations for erosion
control. A grav 1 construction entrance shall also be required at the site entrance. Site access '
shall be limited o Target Lane. A watershed permit will be required prior to commencing
any site grading
In terms of dr ' age design for the entire site, it appears that the drainage areas have changed '
to conform with the approved Target site plan. The original Target site plan indicated that
the southerly half of Outlot B would drain via storm sewer to the Target pond while the '
northerly half o the site would drain northeasterly, eventually discharging into the new pond
in the northwest quadrant of Trunk Highway 5 and County Road 17 (Powers Boulevard).
The existing storm sewer systems for the! Target pond and the West 78th Street pond have ,
been sized consistent with the originally approved drainage plan for the Target site. The
developers shall provide drainage calculations and a drainage sub -area district map verifying
flow quantities and proper pipe capacities for the proposed internal storm sewer system which ,
will discharge into the existing Target site and West 78th Street systems. All storm sewer
within the site i considered private and shall be maintained as such. A low point is proposed
on Lot 2, Block 1 without storm drainage. The grades should be adjusted so it sheet drains
off the site.
With respect to the specific drainage from the Taco Bell site, the parking lot grade has been
reconfigured to Jrain to the easterly lead lof the two storm sewer leads provided to this site
J, Chanhassen Retail
August 17, 1994
Update 9/20/94
' Page 5
from West 78th Street. The westerly storm sewer lead provided is intended to serve the
' future restaurant site west of the proposed Taco Bell as shown.
The Surface Water Management Plan (SWMP) would not apply with this plat since the
' Target site and the West 78th Street roadway improvements have provided the necessary
downstream storm water treatment facilities. These parcels are being assessed for the West
' 78th Street improvements.
UTELITIES
' Sanitary sewer and water is available to this overall development via existing public facilities.
All proposed internal sewer and water service facilities associated with this development are
' considered private and shall be maintained as such. The developer shall denote on the utility
plans which lines are private and which lines are public. The developer shall be responsible
for all costs associated with protecting all existing public facilities including, but not limited
' to city sanitary sewer, water, phone cable and gas within the site as the proposed
improvements are constructed. The developer should provide the city with a financial escrow
of $5,000 to guarantee boulevard restoration and protection of the city's infrastructures. The
' financial guarantee shall be in the form of a letter of credit or cash escrow which would be
released upon satisfactory completing site restoration.
IEASEMENTS
1 The old West 78th Street right -of -way alignment runs through the northerly portion of this
overall site. This right -of -way should be vacated in conjunction with this proposed
development. However, in conjunction with this right -of -way vacation, utility easements will
' need to be obtained and /or maintained over the existing public utilities running through the
site as follows:
' - A 30 -foot drainage and utility easement centered on the existing sanitary sewer
alignment through the site.
- The existing drainage and utility easement obtained with the underlying plat of the
West Village Heights 2nd Addition shall be maintained in existence.
- An additional 20 -foot wide drainage and utility easement shall be granted along the
south line of the previously described West Village Heights 2nd Addition drainage and
' utility easement.
C]
Chanhassen Ret
August 17, 199
Update 9/20/94
Page 6
From review of the site plan dated September 6, 1994, it is apparent that the proposed Taco
Bell building would encroach upon the proposed 20 foot drainage and utility easement and
the northwest building corner would be approximately five feet from an existing phone cable.
If this is approved by the phone company, an encroachment agreement for this condition will
need to be executed.
This property is bordered by 3 major collectors; State Hwy. 5, County Road 17 (Powers
Boulevard), and West 78th Street. West 78th Street has been realigned to the north as it
approaches Powers Boulevard. All access to the site will be gained off of Target Lane. The
site plan has been reconfigured to meet staff's recommendation to align with the existing curb
cut. The comm n driveway aisles are proposed to be 25' feet wide. Staff recommends they
be increased to , 6' feet face to face.
Strgar, Roscoe, ausch has looked at the !traffic generation for this area and traffic issues.
They have coml leted a future peak trip generation for the 78th and Powers area based on
complete development of this area (both sides of west 78th) as commercial development.
Even with total ievelopment the traffic as proposed will not exceed the design capacity.
All internal stre 1. is within this development are considered private and shall be maintained as
such. The main entrance to this development is approximately 250 feet south of the West
78th Street intersection. This access location was constructed as a part of the Target parking
lot. Access to these lots shall be limited to the proposed common driveway from Target
Lane.
At the Planning Commission meeting, the commission requested staff and the applicant
explore placement of a sidewalk through the sites to promote pedestrian traffic. Staff has
recommended a meandering 5' wide concrete sidewalk along the easterly portion of Lots 1
and 3, Block 1.
Subdivision
1. The
subdivision is consistent with the zoning ordinance;
The subdivision meets all the requirements of the PUD - BG,
Unit Development - General Business District
I-
L
2. The proposed subdivision is consistent with all applicable city, county and regional I
plans inc }uding but not limited to the city's comprehensive plan;
•� Chanhassen Retail
August 17, 1994
' Update 9/20/94
Page 7
'
Finding: The proposed subdivision is consistent with applicable plans.
3. The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm
water drainage are suitable for the proposed development;
'
Finding: The proposed site is suitable for development subject to the
conditions specified in this report.
' 4. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
Finding: The proposed subdivision is served by adequate urban infrastructure.
5. The proposed subdivision will not cause environmental damage;
Finding: The proposed subdivision will not cause environmental damage
subject to conditions if approved.
6. The proposed subdivision will not conflict with easements of record.
'
Finding: The proposed subdivision will not conflict with existing easements,
-� P P g
' but rather will expand and provide all necessary easements.
7. The proposed subdivision is not premature. A subdivision is premature if any of the
' following exists:
a. Lack of adequate storm water drainage.
b. Lack of adequate roads.
C. Lack of adequate sanitary sewer systems.
d. Lack of adequate off -site public improvements or support systems.
Finding: The proposed subdivision is provided with adequate urban
infrastructure.
GENERAL SITE PLAN /ARCHITECTURE
' Ryan Companies are proposing to plat Outlot B, Chanhassen Retail 3rd Addition, into 3 lots
for a Perkins, Taco Bell, and future restaurant. The Perkins on Lot 1, Block 1 is 1.37 acres
and includes a 5,000 square foot building with 85 parking stalls and Taco Bell on Lot 3,
Chanhassen Retail-
August 17, 1994
Update 9/20/94 ,
Page 8
Block 1 is 0.84 acres and includes a 1,800 square foot building with 34 parking stalls. Both '
sites are in for i, ite plan review concurrently with the subdivision review.
Perkins '
The applicant is proposing a 5,000 square foot Perkins Restaurant on Lot 1, Block 1,
Chanhassen Retail Third Addition. The design of Perkins is stucco with a ceramic tile accent ,
band. Columns are spaced 15 apart. The building is 17' 8" high with a 411 foot high
standing seam side pitched roof element. Window canopy awnings are provided on two sides
of the building. An accent band runs above and below the ceramic tile accent panels and '
approximately 1/2 feet above grand around the entire building.
Taco Bell
The design of the Taco Bell is proposed to be double Roman concrete roof tiles. The color
will be terra cotta. The building will be stucco, manor white and sandalwood beige trim. '
The roof is a mansard style. It is pitched but flat on top. The height of the building is
approximately 1(7 feet. The pitched roof ,element is 5 feet. Arched elements are included at
all entrances to he building. '
DEVELOPMENT STANDARDS
The Following Development standards were approved with the first phase of the Chanhassen ,
Retail Center. These standards are to be used for the entire PUD or any additional phases.
a. Intent '
The purpose of this zone is to create a PUD commercial/retail zone. The use of the ,
PUD zone is to allow for more flexible design standards while creating a higher
quality and more sensitive proposal. All utilities are required to be placed
undergro I and. Each lot proposed for development shall proceed through site plan '
review based on the development tandards outlined below.
b. Permitted Uses ,
The pem 'tted uses in this zone should be limited to appropriate commercial and '
service u es consistent with the City's CBD development goals. The uses shall be
limited to those as defined herein., If there is a question as to the whether or not a use
meets thI definition, the City Council shall make that interpretation. I
1. D y Care Center
Chanhassen Retail
August 17, 1994
Update 9/20/94
Page 9
2. Standard Restaurants
3. Health and recreation clubs
4. Retail
5. Financial Institutions, including drive -in service
6. Newspaper and small printing offices
7. Veterinary Clinic
8. Animal Hospital
9. Offices
10. Health Care Facility
11. Garden Center (completely enclosed)
12. Bars and Taverns
13. Fast Food Restaurants (Maximum of 2)
* Drive thru's should be buffered from all public views
FINDING: The uses are permitted in the PUD district.
c. Setbacks
In the PUD standards, the building setback for commercial is 50 feet from any public
right -of -way, parking along right -of -ways shall be set back 20 feet.
Street
Building Parking
Setback Setback
West 78th Target
55 feet
20 feet
Outlot B
50 feet
20 feet
Powers Boulevard
50 feet
20 feet
Hwy. 5 Target
120 feet
20 feet
Outlot B
50 feet
15 feet
FINDING: The location of Perkins and Taco Bell meet these standards.
0
Chanhassen Rei
August 17, 199
Update 9/20/94
Page 10
d. Develovmt
USE
Standards Tabulation Box
Lot Area Bldgs Bldg Sq Ft Parking Coverage %
Target
10.29 ac
1
117,165
585
76.3
Outlot B 2nd
Add
4.62 ac.
0
0
0
0
Outlot A
Landscaping
1.46 ac.
0
0
0
0
Perkins
1.37 ac.
1
5,000
85
Taco Bell
0.84 AC.
1
1,800
34
undeveloped
1 0.95
1
1 3,400
57
TOTAL
16.31
4
127,365
761
66
* Cumul five Lots 1, Z, and 3, Block 1 is ws percent impervious
FINDING: Co plies with the development standards established as part of the PUD.
e. Building
The
standE
comp
1.
2.
3.
4.
!j
and Design
:) requires that the development demonstrate a higher quality of architectural
and site design. All mechanical equipment shall be screened with material
e to the building.
1 materials shall be of high quality and durable. Masonry material shall be
�d. Color shall be introduced through colored block or panels. Painted
rfaces shall be allowed on the Target store only.
ick may be used and must be approved to assure uniformity. ,
ock shall have a weathered face or be polished, fluted, or broken face.
►ncrete may be poured in place, tilt -up or pre -cast, and shall be finished in
►ne, textured or coated.
-tal standing seam siding will not be approved except as support material to
e of the above materials or curtain wall on office components.
L
' Chanhassen Retail
August 17, 1994
Update 9/20/94
' Page 11
' 6. All accessory structures shall be designed to be compatible with the primary
structure.
' 7. All roof mounted equipment shall be screened by pitched roofs, except for the
Target store shall have a parapet wall for screening. Wood screen fences are
prohibited. Screening shall consist of compatible materials.
' 8. All outlots shall be designed with similar material and colors as Target.
(Target will be the first store to build and they will establish or set the theme.)
' 9. All buildings on Oudot B shall have a pitched roof line.
' FINDING: The development meets the building materials and design criteria established as
part of the PUD. The applicant has provided a cross section from Highway 5 and West 78th
' Street which shows that the pitched roof screens rooftop equipment from the roadways. Trash
enclosures shall be architecturally compatible with and of the same materials as the principal
structure. Trash enclosures shall also be vegetatively screened from all right -of -ways.
L Site Landscaping and Screening
' In addition, to adhere to the higher quality of development as spelled out in the PUD
zone, all loading areas shall be screened. Each lot for development shall submit a
separate landscaping plan as a part of the site plan review process.
' 1. All opens aces and non-parking lot surfaces outlot shall be landscaped, or
P P g ( ) P
covered with plantings and/or lawn material.
2. Outdoor storage is prohibited.
3. The master landscape plan for the Target PUD shall be the design guide for all
of the specific site landscape developments. Each lot must present a landscape
plan for approval with the site plan review process.
5. Loading areas shall be screened from public right -of -ways. Wing wall may be
' required where deemed appropriate.
6. Outlot B shall be seeded and maintained in a weed free condition in all areas
proposed for future development.
Chanhassen Re�ail I.
August 17, 1994
Update 9/20/94 '
Page 12
FINDING: The applicant has prepared a landscaping plan for the development. Such plan ,
exceeds the minimum landscaping requirement for tree quantities. However, to make the plan
meet the higher PUD standards some minor revisions are necessary. The applicant shall
revise the landscaping plan to replace the pin oak with red oak (Quercus rubra) and provide
one bur oak (Quercus macrocarpa) in the landscape area on the south side of the site entrance. '
The applicant stall install an aeration /irrigation tubing, see figures 11 -2, if separate irrigation
is provided, or 11 -3, if separate irrigation is not provided, attached, in each peninsular or '
island type landscape area less than 10 feet in width.
g. Signage ,
One freestanding pole sign be permitted for Target and one for the other buildings in
Outlot B. All buildings in Outlot! B should be limited to monument signs. '
1. Each property shall be allowed one monument sign located near the driveway
into the private site. Monument signage shall be subject to the monument '
standards in the sign ordinance.
2. all signs are permitted on no more that 2 street frontages. The total of all '
all mounted sign display areas shall not exceed fifteen (15) percent of the
total area of the building wall upon which the signs are mounted.
3. All signs require a separate permit. ,
4. The signage will have consistency throughout the development and shall tie the '
building materials to be consistent with the signs. This includes the
eestanding wall and monument signs. Signs shall be an architecture feature,
they shall not be solely mounted on a pole of a foundation. '
5. consistency in signage shall relate to color, size, materials, and heights. '
FINDING: The applicant has met the intent of the PUD standards for the site. However, the
applicant is permitted wall signs on only two walls per building up to a maximum of 15 '
percent of the �jall area. Taco Bell and Perkins elevations shall be revised to comply with
this condition. In addition, only one pylon side is permitted for the three lots. Each parcel
may have an individual monument sign on their lot. The applicant shall incorporate individual
dimensioned letiers within the development. Monument and pylon signs shall be a minimum
of 10 feet from the property line.
.' Chanhassen Retail
August 17, 1994
Update 9/20/94
Page 13
h. Lighting
1. All light fixtures shall be shielded pressure high sodium fixtures. Light level
g P g
for site lighting shall be no more than iiz candle at the property line. This does
not apply to street lighting.
' 2. Glare, whether direct or reflected, as differentiated from general illumination
shall not be visible beyond the limits of the site from which it originates.
' 3. Lights shall be on a photoelectric cell to turn them on and off automatically as
activated by yearly conditions.
I4. Light poles shall be Cortex, shoe box light standards.
FINDING: The development complies with the lighting requirements established in the
PUD. Lights shall incorporate photoelectric cells for automatic activation.
PLANNING COMMISSION UPDATE
' The Planning Commission met on August 17, 1994 to hold the public hearing for Subdivision
#94 -9 for Chanhassen Retail Center 2nd and 3rd Additions and voted for preliminary approval
subject to staff conditions by a vote of 5 to 0. The Commission also held the public hearing
' for the site plan review of the Perkins and Taco Bell sites and voted for approval subject to
staff conditions and additional conditions added by Commissioners by a vote of 3 for and 2
against. The 2 votes against approval were due to the fact that the required revisions to the
' site access would cause a change to the parking lot layout and traffic circulation that could
not be evaluated at that time. The majority of the Planning Commission felt that staff would
adequately address any revisions and that if significant changes were proposed, the issue
would be brought back before the Planning Commission.
1 The applicant has revised their site plan to incorporate the southern access since the Planning
Commission reviewed the plans.
Chanhassen Re
August 17, 199
Update 9/20/94
Page 14
Staff recoi
conditions
Subdivision
s that the City Council adopt the following motions (revisions to the
on staff review of the revised plan are in bold):
of approval
"The City Cou 'cil approves 92 -5 PUD for the preliminary and final plat for Chanhassen
Retail 2nd Addition and Chanhassen Retail 3rd Addition as shown on the plans dated July 25,
1994 and subject to the following conditions:
1.
2.
3.
4.
5.
r shall petition the City to vacate the old West 78th Street right -of -way which
the overall site.
The foil¢ wing easements shall be' dedicated on the final plat:
A 30 -foot drainage and utility easement centered on the existing sanitary sewer
alignment through the site.
e existing drainage and utility easement obtained with the underlying plat of
e West Village Heights 2nd Addition shall be maintained. These easements
cover the City's existing watermain and one of the telephone cables.
An additional 20 -foot wide drainage and utility easement shall be granted along
e south line of the previously described West Village Heights 2nd Addition
drainage and utility easement.
It appe s that the northwest corner of the Taco Bell building would encroach into the
propose 20 -foot drainage and utility easement and be approximately 5 -feet south of
the existr►g buried phone cable. The developer shall obtain approval from the phone
company for this condition and if obtained, a subsequent encroachment agreement
shall be bxecuted for this condition.
Provide a permanent landscape ,easement over the northern 8 feet of the eastern
170 feet of Lot 3, Block 1, Chanhassen Retail 3rd Addition.
The dE
$5,000
cash
oper shall supply the city with a financial escrow in the amount of
guarantee boulevard restoration and protection of the city's
tures. The financial escrow shall be in the form of a letter of credit or
►w."
Fil
7
L
F-ill
t
Chanhassen Retail
August 17, 1994
Update 9/20/94
Page 15
Site Plan Conditions of Approval
"The City Council approves site plan #94-6 as shown on the plans dated September 6 , 1994
' subject to the following conditions:
1. Developer shall be responsible for obtaining all necessary agency permits associated
' with the development of this site including but not limited to watershed district, PCA,
MWCC, Health Department.
'
2.
All proposed storm sewer and sanitary sewer and water services within the site are
considered private and shall be maintained as such. The sizes and types of lines
shall be labeled on the plans.
3.
Developer shall submit to the City Engineer drainage calculations and a drainage map
for the entire site showing areas and quantity of flow to the Target pond and to the
1
County Road 17 pond that are consistent with capacities of the existing storm sewer
system.
'
4.
Developer shall indicate any quantities of borrow material and/or material to be hauled
off site including a proposed haul route.
5.
Developer shall be responsible for all costs associated with protection of the existing
public utility facilities within the overall site. Developer shall also differentiate on the
final site plans which lines are public and which are private.
6.
All internal streets and dries within the overall development are considered private
'
and shall be maintained as such. The developer shall provide cross access easements
for
the use of the common driveways.
7. The developers shall enter into a site development contract with the City and provide
the necessary financial security to guarantee compliance with the terms of approval.
8. Construction access to the parcel shall be from the existing Target driveway and not
West 78th Street or Powers Boulevard. The applicant and/or contractor shall install
and maintain a gravel construction entrance until the access driveway is paved with a
bituminous surface.
9. Trash enclosures shall be architecturally compatible with and of the same materials as
the principal structure. Trash enclosures shall also be vegetatively screened from all
right -of -ways.
Chanhassen Retail
'.
August 17, 1994
Update 9/20/94
Page 16
10. A Linde
a, either greenspire or lttleleaf, shall be planted within the permanent
landscape
easement to replace the two ornamental trees being removed along '
West 78th
Street.
11. The applicant
shall revise the landscaping plan replacing the pin oak with red ,
oak (Qu
rcus rubra) and providing one bur oak (Quercus macrocarpa) in the
landscal
a area on the south side of the site entrance.
'
12. The
m peninsular 1 island width is 8 feet. One tree r each 250
u pe su ar andscape s d pe
square feet
minimum
or fraction thereof of landscaping area. Each landscaping island must be a
of 200 square feet and must contain at least one tree. The applicant shall
install an
aeration/irrigation tubing, see figures 11 -2, if separate irrigation is
provided,
or 11 -3, if separate irrigation is not provided, attached, in each peninsular
i
or island
type landscape area less;'than 10 feet in width.
13. The applicant is permitted wall signs on only two walls per building up to a maximum ,
of 15 percent of the wall area. Taco Bell and Perkins elevations shall be revised to
comply with this condition. Only one pylon side is permit for the three lots. Each
parcel may have an individual monument sign on their lot. The applicant shall '
incorporate individual dimensioned letters within the development. Monument
and pylon signs shall be a minimum of 10 feet from the property line.
14. Fire M shal recommendations:
a A. additional fire hydrants will be required. Contact the Chanhassen Fire Marshal
for exact locations. Relocate the fire hydrant from the perimeter landscape
a ea north of Perkins to the landscape island east of Perkins. Add an
additional hydrant on Lot 2, Block 1, north of the proposed future
b. histall "No Parking Fire Lane" signs and paint curb yellow in designated fire
lanes. Contact Chanhassen Fire Marshal for exact locations of signage and ,
curb painting. (See attached schematic.)
C. Ate n f oo t clears ace must be maintained around fire hydrants, i.e. street r
larnps, trees, shrubs, bushes, NSP, NW Bell, cable television transformer boxes.
This is to ensure that fire hydrants can be quickly located and safely operated.
Pursuant to Chanhassen City Ordinance Sec. 9 -1
15. The landscaping plan for Taco Bell, Perkins, and Lot 2, Block 1 shall be compatible ,
with the final landscaping plans that the City implements for Outlot A.
1
.1
1
L
i
LJ
Chanhassen Retail
August 17, 1994
Update 9/20/94
Page 17
16. Staff and the applicant will develop a pedestrian walkway system within the
development and from West 78th Street. A 5' wide concrete sidewalk shall be
provided along the eastern property line from West 78th Street to Outlot A. The
sidewalk shall meander around the landscape being provided on site. The
planting bed being displaced in the northeast corner of the site shall be improved
to provide an entrance feature for the sidewalk. The final design shall be subject
to staff review and approval.
17. The sign package must come back to the Planning Commission for approval. The
applicant is permitted wall signs on only two walls per building up to a maximum
of 15 percent of the wall area. Taco Bell and Perkins elevations shall be revised
to comply with this condition. In addition, only one pylon side is permitted for
the three lots. Each parcel may have an individual monument sign on their lot.
The applicant shall incorporate individual dimensioned letters within the
development. Monument and pylon signs shall be a minimum of 10 feet from the
property line.
18. Either provide stormwater pass- through openings in the bottom of the Perkin's
trash enclosure, reduce the size of the enclosure, or move the enclosure west to
permit stormwater to flow unimpeded into the storm sewer /catch basin located in
the corner of the parking area.
19. Increase common driveway aisle from 25 feet wide to 26 feet wide face to face
and align the access onto Target Lane with the existing curb line in the Target
parking lot."
ATTACHMENTS
1. Development review application.
2. Target PUD agreement.
3. Memo from Bill Weckman, Carver County dated August 8, 1994.
4. Memo from Dave Hempel and Diane Desotelle dated August 10, 1994.
5. Notice of hearing and property owners.
6. Preliminary plat and site plan.
7. Planning Commission Minutes of 8/17/94.
8. Fire Signing Schematic
9. Figure 11 -2
10. Figure 11 -3
11. Tree Guide, from A Guide to Field Identification: Trees of North America, C. Frank
Brockman, Western Publishing Company, Inc., 1986.
12. Reduction of original site plan.
13. Revised site plan dated September 6, 1994.
CITY OF CHAHHASSEN r
690 COULTER DRIVE
CHAN"ASSEN, MN 55317
(612) 937 -1900
DEVELOPMENT REVIEW APPLICATION
APPLICANT: Rya Co anies of Minnesota OWNER: City of ChanhaGGPn
ADDRESS: ADDRESS:6An Cnnitar nri�rc
900 Second Ave. S. Mi P . Box 147 �, r`Y,�� ;, a j _ _ � � %
TELEPHONE (Daytime) 336-1200
TELEPHONE: 937-1900
'
es
A list of all pro perty owners within 500 feet of the boundaries of the property must '
Included with t is application.
Twenty -six full size folded copies of the plans must be submitted.
SIR' X 11" Red iced copy of transparency for each plan sheet. '
• NOTE - When multipl applications are processed,,'i, a appropriate fee shall be charged for each application.
'• Escrow will be required for other applications through the development contract
Plan Amendment
11. of ROW/Easements
1. Comprehensive
Permit
Permit
12. _ Variance
13. Wetland Alteration Permit
2. Conditional Use
3. Grading/Excavation
14. Zoning Appeal
4. Interim Use Permit
5. Planned Unit
Development
15. ____ Zoning Ordinance Amendment
6. Rezoning
16. X Preliminary and Final Plat " -1
7. Sign Permits
8. Sign Plan Review
Notification Signs
9. X Site Plan Red
iew '~� ��
X Escrow for Filing Fees/Attomey Cost" _
$100- CUP /SP"AC/VAR/WAP
$400 Minor SUB/Metes & Bounds
10. Subdivision
TOTAL FEE $
A list of all pro perty owners within 500 feet of the boundaries of the property must '
Included with t is application.
Twenty -six full size folded copies of the plans must be submitted.
SIR' X 11" Red iced copy of transparency for each plan sheet. '
• NOTE - When multipl applications are processed,,'i, a appropriate fee shall be charged for each application.
'• Escrow will be required for other applications through the development contract
A
1
RCV B`' :R"AN COMPANIES + 7 -18 -94 ; 1 -137FM : 612 933 1150 3 4 MANEAPOLIS, MN. ;it 3,
LOCATION Po-,,mr
LEGAL DESCRIP7IQN s .�
PRESENT ZONING PUD
REQUESTED ZONING -
PRESENT LAND USE DESIGNATION ' Vaffant W-
REOUESTEdy LAND USE DESIGNA710N -W
REASON FOR THIS REOUEST -thgk W-4-
stancarcis in place on this parcel.
ThW aR 1kation must bb doff ieti 1n luU and be VDow�rxten or Clearly printed and must ts8 aoCotYtpani8tf by a trnation
and ptons ro Ifed by appkable City OrdinaftO prtyvlsbns. Befors filing IM 3pptioaltion, you should 10 your order �on,the
Pl anning Depaptment to detanWne the S mllc ordinance sM prmdural MWiremants 111PP
,n* is to c &y thm I am matt golkatwn for the desrxibed o0on by the VV send that I am tsil+,pon,tlble for COt�Yin9
v tt alt City mquirQrnerds with r%gard to this request. Thi$ appticatiott $tnouid tm P=o"rod in my name U4 t aM th# patty
whom the City should aontad regarding any matter 09ftainind to this Wpl��+. I have atttached a �Y of proof of
owneethip (94hor copy of Ownefrs ovoicato Ceacste of Title. Abstract Of Trio or p+.nchase agreernartt }, of i am the
authorized porson to make this apple Mbn and the tae owner has also MONO this roow*n-
I will keep myteff infamwd of the deadlines for subtrAsion of material and the pWess of this $Pt cft. I further
underetand that additional fees may be char�p+d for rY.tnsultlnp tees, feilalb1lfty tllvdi9$, ft vvittn estimate poor m any
authorization to procsed with the ett.dy. This documents and irtfernMen I have st,lbrt W-!d are true and oorteat to the best
of my knowledge.
I also undwatdMd that altar the approval or granting of the peiYrnll, suds parmRs Shall be invalid unless they are rewtMd
against the tree to tho ropony r hich tt�e atpprovsVpom t io granted within 18Q days with ttN Carver County Recorder's
Ofti a aM the rig; Cu mad tb City Hall R400rd9.
Signature Of iow atp
Signature of Pee Owner Date
AppftAon Arrived on Pee Paid _�� - -� ROSipt No•
the atpplioant sFtvuld *OhUot stbif %r a copy 91 1h stets mport which Mll be 0#1121519 on t~dday prior to the
meeting. If not contacted, a copy of the report will be mailed to IM apPIUM'a addnw-
TOTAL P.03
Outlot B: Chanhassen Retail
Narrative Document
APPLICATION FOR APPROVALS OF
PRELIMINARY PLAT AND SITE PLAN
July 18,1994
Prepared for
City -of,Chanhassen, Minnesota
Developer:
Ryan Construction
7W International Centre
900 Second Avenue South
Minneapolis, MN 55402
(612)336 -1200
Prepared By:
RLK Associates, Ltd.
922 Mainstreet
Hopkins, MN 55343
(612)933 -0972
Outlot B: Chanhassen Retail
Narrative for Preliminary Plat and Site Plan Approvals
July 18, 1994
1
SUMMARY
The site currently forms OUTLOT B of PUD #92 -5. This PUD includes the Target site
and Outlot B. The proposal is for the replatting of Outlot B into four lots; three buildable
lots and an outlot to remain under City control. The remaining outlot essentially
surrounds the building lots along Hwy. 5, Powers Blvd., and West 78th St. Two of the
1
three building lots are proposed as sites for new restaurants. The third building lot is
reserved for future development.
'
This submittal package comprises the applications for preliminary plat and site plan
approvals.
SITE DESCRIPTION
'
The site includes approximately 4.62 acres of undeveloped land surrounded on three sides
by existing roads: Hwy. 5 on the south, West 78th St. on the north, and Powers Blvd. on
the west. The Site Plan, supporting plans, and Preliminary Plat included in this submittal
packet show the site location, site layout, and design details necessary for site plan
approval. The respective areas of the proposed lots are as follows:
Lot 1 (Perkins) 1.37 acres
Lot 2 (future) 0.95 acres
Lot 3 (Taco Bell) 0.84 acres
'
Outlot B 1.46 acres
TOTAL 4.62 acres
DEVELOPMENT STANDARDS
'
Intent
The intent of the PUD is to promote high - quality commercial development. Specific
guidelines and standards for the development of Outlot B are listed in the existing PUD.
For example, all utilities are to be underground, building materials shall be high quality and
durable masonry, and pitched roof lines are required on Outlot B. These and all other
requirements of the PUD will be met by the proposed development. The future
development on Lot 2 will be required to undergo individual site plan review when an
appropriate restaurant is found for that lot. These and other intents and purposes of the
PUD are met by the current proposal.
11
r!
Outlot B: Chanhassen Retail
page 2
Permitted Uses
Uses rec mmended for and allowed in the PUD include standard restaurants and fast food
restaurants. Not more than two fast food restaurants are to be permitted in Outlot B. The
current proposal is for one fast food restaurant and one standard restaurant. The fast food
restaura drive through will be buffered from public views as required.
Uses included in the proposal are permitted in the PUD.
i
The foll6ving setbacks are required:
Building Setback Parking Setback
N est 78th St. 50 feet �20 feet
Powers Blvd. 50 feet 20 feet
Hwy. 5 50 feet 20 feet
These setbacks will be met.
The proposal falls within the PUD maximum for impervious of 70 %. The overall F.A.R.
is a low 0,05. ,
Building Materials and Design
All buildi g facades will include an assortment of rockface concrete block, Dryvit, and
tinted glazing using colors which are cohesive with the existing Target building. The roof
lines will be sloped in accordance with the City of Chanhassen requirements using either
standing seam metal or asphaltic shingles. The Taco Bell building will use concrete tile
Lot Area
(acres)
No. of
Bidas.
Bid -.
Area (sf) .
F.A.R
Parking
Stalls
ImpenT.
Surface
Lot ] (Perkins)
1.37
l
5000
0.08
97
Lot 2 (futu
e)
0.95
1
3100
0.08
57
Lot 3 (Tac¢
Bell)
0.81
1
1800
0A5
3-
Outlot B
1.46
AM
na
na
na
TOTAL
4.62
3
10.200
0.05
188
68%
The proposal falls within the PUD maximum for impervious of 70 %. The overall F.A.R.
is a low 0,05. ,
Building Materials and Design
All buildi g facades will include an assortment of rockface concrete block, Dryvit, and
tinted glazing using colors which are cohesive with the existing Target building. The roof
lines will be sloped in accordance with the City of Chanhassen requirements using either
standing seam metal or asphaltic shingles. The Taco Bell building will use concrete tile
Outlot B: Chanhassen Retail
page 3
rather than asphaltic shingles. Details can be seen on the building elevation sheets
included in this submittal packet.
Landscaping and Screening
A preliminary landscaping plan is part of this submittal packet. The plant materials
specified are consistent with the quantity and type of materials currently existing within the
Target parcel to the east. The landscape plan will unite these two parcels with a uniform
plant material palette.
' Si nn e
' Each lot will have one monument sian. One freestanding pylon sign for all three lots is
included in the proposal. These sins comply with the PUD signage requirements. All
PUD and applicable sign ordinance requirements will be met. Refer to the site plan for
' signage locations. Refer to the building elevations for signage proposed on the individual
buildings.
Lighting
A preliminary lighting plan is included as part of this submittal packet. Lighting intensity
at the property lines will be 1/2 foot candle as required in the PUD. At locations where
' the property abuts with West 78th St. and Target Lane, the light levels will match the
existing light level at the property line.
' STRF.F,TS AND ACCESS
' The site is surrounded by three major collectors: Hwy. 5, West 78th St., and Powers
Blvd. Access to the site will be from Target Lane only. Traffic will access Target Lane
from 78th St. No other access is proposed.
Traffic lights exist at Target Lane/78th, Powers /78th, and Powers/Hwy. 5. The traffic
J J J
study prepared for the area by a City consultant was based on complete development of
the area for commercial uses. Projected traffic would not exceed the design capacity of
the roads.
Pedestrian access to Powers Blvd. and downtown will be provided via a sidewalk located
on the south side of West 78th St.
Outlot B: Chanhassen Retail
oas-ze 4
GRADING AND Dl:A1VAGE
A preliminary grading plan is included in the submittal packet. The grading plan was
designed with the site balancing foricut and fill. A final take off for quantities of earth to
be moved is not yet known.
Drainage will be southeast to the existing stormwater pond constructed for the Target
store located on Outlot A. This pond was designed to handle and treat to NURP
standards the runoff from the Outl &t B site as well as the Target site. The current
p- Oposal ir:., rewire additional re.v eW by the Riley Purgatory Bluff Creek Watershed
District.
Zi T ILITrES
F'relini� ldn' t' i' = +`y' fly ^nc err ' t i :,T il- -,', ,mittal paci:et. W ate" 2 ^d setter are a`rallabl- to
...
the sites. o. re:Vcaiicn of the sewer line or water trunk line wiil be necessary, as
conten:p'-n-ted in ea -tier reviews of this site.
1�
fg
i
A
z
■o■
I R.
NEI
TsN
O •
t
z
A
J. -i
9 S
a C
WSC7
"
°z
YT
I
Y -r --
I'
I �
• c
i a
>t S B LVDi
�_ � xpyn
,E
/
All
a /
z �
I �
C
AX -JOCIcm=
n
•
�
I I( T I�
3� � a� � � �
i�i��cgoN�
�'� Z
r
:tzV'4
'
€xg&Rd
YY 3
�jr II
gg:O
3
/
;= =S
I Z m
$
_ 3
/
r
T
// / ' - -w 017tVt• [ - tti��
fg
i
A
z
■o■
I R.
NEI
TsN
O •
t
z
A
J. -i
9 S
a C
WSC7
"
°z
YT
I
Y -r --
I'
I �
• c
i a
>t S B LVDi
�_ � xpyn
,E
/
All
a /
z �
I �
I
C
AX -JOCIcm=
n
•
�
I I( T I�
3� � a� � � �
i�i��cgoN�
�'� Z
r
:tzV'4
'
€xg&Rd
YY 3
�jr II
gg:O
3
;= =S
I Z m
$
_ 3
--4
r
T
I
limllff�'
loll
SEE
19-
m
0
z
x
Z
0
C
X
C)
0
z
V)
C)
---4
0
z
A Dig
pa V !g_4
s
Z
+
rr' Be
-4
Art
POI$r
go'
----------
67- ------
CA v
-74 1
7=7
C.)
Jill
IA
a
Rz
I;A 77
cn
m
r7
Ito N Is lip P11,; it
IFIllif I
m
U)
0
(A
I
1
i
i
1
1
� I
1
1
f J�
w
i�
i
a
a•
o
z
■■■
I
r
i�
.r
[m
y
a
r
'i
1
s
x
C
rn
fit
+
to {it'
►mod �` ��� �� ° :i
X00000000000• .
oy O 4
c �
s �
cz
mmmimma
y
a
r
'i
1
s
x
C
rn
fit
+
to {it'
►mod �` ��� �� ° :i
X00000000000• .
oy O 4
c �
s �
cz
� e3r ;L
l�
I
I
b
Z
i
0-Up ! r
s i
� Rg
� e3r ;L
l�
I
I
b
Z
i
0-Up ! r
s i
• w�
re
co
wi
ap
the
s
wit
Ag
the
: Bu
aPF
add
I
y E
4
rI
y -!:to the .
5. Additional Approvals. Prior to development, the following
tAgnal approvals are required. This list is not inclusive and does
'd
287 Soa<h kietAhr:I Raid, SUP -0 G.5 r11/09/�2
Shekapee. 6'Gn m'i 55�
612.�,�19 �� ��.�v05
•T NW d0 SHI 3�lIl Lb :2T 26, ZT A0W
PLZIMD DNIT DEVELOPMENT
AGU MENT
4M
dated October 26 , 1992, by, between, and among the -
t or
7oa
BEEN, a Minnesota municipal; corporation (hereinafter'
erred
the "City"),-and DAYTON HUDSON CORPORATION# a Minnesota
option,
nd B.C. „JZMe1 BII$DICK and DRIGITTE DURDICK, husband and
hereina
ter collectively referred to as the "Developer ").
'
�r Regn
st for Approval., The Developer has asked the City to
'
otp 'a pla
:xhibit
ned unit development for the land legally described or4
attached
"A" ( "PUD.") .
,
2. Conditions
of ,Approval. The City hereby grants PUD approval
ett'to the
conditions set forth in-this Agreement.
'
3. Dovo
opmeat Plans. The PUD shall be developed in accordance
to this
,
the following
plans. The plans shall not be attached
e*ent. If
the plans vary from the written terms of this Agreeme*,
'
vtitten terms
t
shall control. The plans lans are:
A.
Conditions listed in Staff report dated — Seotemb r 2%
1992, attached hereto as Exhibit "B ".
B.
Site plan dated November 4. • 1992, prepared by RLi
'
Associates Ltd.
C.
Landscape plan dated November 6 , 1992, prepared.by
PJZ Associates Ltd.
'
D.
Plat of Chanhassen Retail Addition.
4. Zoni
q. Except as modified by this Agreement, BG, GenerAl
n4ss District
zoning, a. *ay be amended from time to time, shall
I
y -!:to the .
5. Additional Approvals. Prior to development, the following
tAgnal approvals are required. This list is not inclusive and does
'd
287 Soa<h kietAhr:I Raid, SUP -0 G.5 r11/09/�2
Shekapee. 6'Gn m'i 55�
612.�,�19 �� ��.�v05
•T NW d0 SHI 3�lIl Lb :2T 26, ZT A0W
not exempt the Developer from any -other requirements imposed by
statutes, rules, or ordinances. Required approvals include:
A. PUD requirements in the City's zoning ordinance.
B. Preliminary and final plat approval for Outlot B,
Chanhassen Retail Addition.
C. Site plan approval for each lot, except Lot 1, Block 1,
Chanhassen Retail Addition which has been approved.
6. Allowed Uses. The following uses are permitted within the
PUD:
r�
*
Day Care Center
*
Standard Restaurants
'
*
Retail
*
Financial Institutions, including Drive -in Service
*
Newspaper and Small Printing Offices
'
*
Veterinary Clinic
*
Offices
*
Health Care Facility
'
*
Garden Center (completely enclosed)
*
Bars and Taverns, if not more than 40% of gross
revenue is derived from the sale of intoxicating
liquor
*
Fast Food Restaurants on Outlot B, Chanhassen Retail
Addition (a maximum of two)
Except as provided
above, all other permitted, conditional, and
interim uses
are prohibited.
'
7. Building Materials and Design. All buildings within the PUD
'
shall conform to the following requirements:
A.
All materials shall be of high quality and durable.
Masonry material shall be used. Color shall be
introduced through brick or colored block or panels.
Painted surfaces shall be allowed only on Lot 1, Block
1, Chanhassen Retail Addition.
'
B.
Block shall have a weathered face or be polished,
fluted, or broken face.
C.
Concrete may be poured in place, tilt -up or pre -cast,
and shall be finished in stone, textured, or coated.
D.
Metal standing seam siding may only be used as support
material to one of the above materials, curtain wall on
office components, or as a roofing material.
'
626
2 rii/09/92
r�
E.
F.
G.
H.
8. Land
conform to th
A.
B.
C.
D.
E.
F.
G.
626
All accessory structures shall be designed to be
compatible with';,the primary structure. All ground
mounted equipment, trash storage, etc. must be fully
screened by compatible masonry walls.
All roof mounted equipment shall be screened by pitched
roofs, except for Lot 1, Block 1, Chanhassen Retail
Addition,'shall have a parapet wall for screening. Wood
screen fences are prohibited. Screening shall consist
of compatible materials.
All outlots shall be designed with similar material and
colors as the building on Lot 1, Block 1, Chanhassen
Retail Addition.
r
All buildings on Outlot B, Chanhassen Retail Addition,
shall have a pitched roof line and use architectural
themes consistent with each other, the building on Lot
1, Block 1, Chanhassen Retail Addition, and
representative of the Chanhassen CBD.
:aping and screening. Development within the PUD shall
following requirements:
Each lot within the PUD must have a landscaping plan
approved by the City as.part of the site plan review
process.
All open spaces 'and non - parking lot surfaces shall be
landscaped, or covered with plantings and /or lawn
material.
Outdoor storage is prohibited.
The master landscape plan for Lot 1, Block 1,
Chanhassen Retail Addition, shall be the design guide
for all of the specific site landscape developments.
Each lot must present a landscape plan for approval
with the site plan review process.
Loading areas shall be screened from public
right -of -ways. Wing wall may be required where deemed
appropriate.
Outlot B, Chanhassen Retail Addition, shall be seeded
and maintained in a weed free condition in all areas
proposed for future development.
Tree preservation areas shall be clearly staked and
marked by snow fence. Prior to the start of grading,
City staff may require minor revisions to grading
including the potential use of retaining walls, if it
appears that tree preservation will benefit. Protected
trees lost due to development activity shall be
3
rli/o9/92
77
1
1
1
replaced on a caliper inchsbasis in accordance with
plans approved by City staff.
9. Signage. Exterior signage in the PUD is limited to the
following:
A. Lot 1, Block 1, and Outlot B, Chanhassen Retail
Addition, are each allowed one pylon sign.
' B. Each lot shall be allowed one monument sign located
near the driveway into the lot. Monument.signage shall
be subject to the monument standards in the sign
' ordinance.
C. Wall signs are permitted on no more than two (2) street
frontages. The total of all wall mounted sign display
' areas shall not exceed fifteen percent (15 %) of the
total area of the building wall upon which the signs
are mounted.
' D. The signage must have consistency throughout the PUD
and shall tie the building materials to be consistent
with the signs. This includes freestanding wall and
' monument signs. Signs shall be an architecture feature,
they shall not be solely mounted on a pole of a
foundation.
E. Consistency in signage shall relate to color, size,
materials, and heights.
F. Sign permits from the City are required for each sign.
G. Temporary signs are allowed if consistent with the City
sign code.
10. Lighting. The following exterior lighting standards in the
PUD shall apply:
' A. All light fixtures shall be shielded high pressure
sodium shoe box fixtures. Light level for site lighting
shall be no more than 1/2 candle at the property line.
This does not apply to street lighting.
B. Glare, whether direct or reflected, as differentiated
from general illumination shall not be visible beyond
the limits of the site from which it originates.
C. Lights shall be on a photoelectric cell to turn them on
' and off automatically as activated by yearly
conditions.
D. Light poles shall use shoe box light standards.
626 4 =11/09/92
11. special
Provisions. PUD development shall also comply with
the following
special provisions:
A.
All buildings on'outlot B, Chanhassen Retail Addition,
i
shall have a pitched roof.
B.
The City may require a revised concept plan for Outlot
B, Chanhassen Retail Addition, depending upon the
alignment for West 78th Street.
not
'
C.
The impervious surface for the entire PUD shall
exceed seventy percent
(70 %). All site plans and
development shall be consistent with this requirement.
,
12. Representations
by Developer. The Developer represents to
the City that
the PUD and its development will comply with all city,
'
county, metropolitan,
state, and federal laws and regulations,
including but
not limited to: subdivision ordinances, zoning
'
ordinances, environmental
regulations, the Federal Clean Water Act,
'
and the applicable
Minnesota statutes and regulations regulating
wetlands. If the
City determines that the PUD does not comply, the
'
City may, at its
option, refuse to allow construction or development
work in the PUD
until the Developer does comply. Upon the City's
demand, the D
veloper shall cease work until there is compliance.
13. Changes
in Official Controls. Unless the Developer has
'
materially breached
the terms of this PUD permit, for two (2) years
from the date
of this Agreement, no amendments to the City's
ent
Comprehensive
Plan, except an amendment placing the PUD in the current
'
metropolitan
urban service area, or official controls shall apply to
or affect the
use, development density, lot size, lot layout or
dedications oE
the approved PUD unless required by state or federal
law or agreed
to in writing b the City and the Developer. Thereafter,
,
notwithstanding
anything in-this Contract to the contrary, to the full
extent-permitted
by state law the City may require compliance with any
rl 09/92
i
5 /
626
A
amendments to the City's Comprehensive Plan, official controls,
platting or dedication requirements enacted after the date of this
Agreement.
14. Responsibility for Costs.
' A. The Developer shall hold the City and its officers,
employees, and agents harmless from claims made by itself and third
parties for damages sustained or costs incurred resulting from PUD
tapproval and development. The Developer shall indemnify the City and
its officers, employees, and agents for all costs, damages, or
' expenses which the City may pay or incur in consequence of such
claims, including attorneys' fees.
' B. The Developer shall reimburse the City for costs incurred
' in the enforcement of this Agreement, including reasonable engineering
and reasonable attorneys' fees if the City prevails.
' C. The Developer shall pay in full all bills submitted to it
by the City for obligations incurred under this Agreement within
' forty -five (45) days after receipt. If the bills are not paid on time,
the City may halt PUD development and construction until the bills are
paid in full. Bills not paid within forty -five (45) days shall accrue
' interest at the rate of eight percent (8 %) per year.
7
u
I( SEAL)
J
1 626
CITY OF- CHANHASSEN
Donald J.-Chmiel, Mayor
BY: A/ 0 �
Don i�shworth!City Manager
6
r11/09/92
PUBLIC WORKS DEPARTMENT
(612) 361 -1010
FAX (612) 361 -1025
COUNTY OF CAQVEQ
August 9, 1994
TO: Robert Generous, Planner II
FROM: Bill Weckman, Assistant County Engineer
SUBJ: hanhassen Retail Center - Taco Bell
Planning Case: 94 -9 SUB and 94 -6 SPR
We have revil
Chanhassen
Blvd). The 1
development
The develope
be permitted.
Thank you for
red the information submitted by your memo dated July 20, 1994 for the
1
;tail Center proposal located north of TH5 and east of CSAH 17 (Powers
oposed development ;will not impact the County Road system. The 1
xurring as part of this proposal does abut the County Road right of way.
should be advised that no direct access to CSAH 17 (Powers Blvd) will '
:he opportunity to review this proposal. '
Affirmative Action /Equal Opportunity Employer
Printed on Recycled Paper
Contains Minimum 10% Post Consumer Waste
CARVER COUNTY COURTHOUSE
600 EAST 4TH STREET, BOX 6
CHASKA MINNESOTA 55318
Cp
1
1
1
1
red the information submitted by your memo dated July 20, 1994 for the
1
;tail Center proposal located north of TH5 and east of CSAH 17 (Powers
oposed development ;will not impact the County Road system. The 1
xurring as part of this proposal does abut the County Road right of way.
should be advised that no direct access to CSAH 17 (Powers Blvd) will '
:he opportunity to review this proposal. '
Affirmative Action /Equal Opportunity Employer
Printed on Recycled Paper
Contains Minimum 10% Post Consumer Waste
i
[l
IMEMORANDUM
1
CITY OF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 10 FAX (612) 937 -5739
TO: Bob Generous, Planner II
FROM: Dave Hempel, Assistant City Engineer
Diane Desotelle, Water Resources Coordinator
DATE: August 10, 1994
SUBJ: Site Plan Review and Preliminary Plat to Replat Outlot B of the Chanhassen
Retail Center (Target Site) - Land�pse Review File No. 94 -9
GRADING/DRAINAGE
The grading plan dated July 18, 1994 indicates that t
However, there is no information provided.as to whetl
the site and /or borrow material brought iqA soil corre
to leave the site, the developer shall indicate the quani
route for approval. The plans also dog riot indicate lc
r :;
permit will be required prior to commencing any site
entire parcel is proposed to be graded.
there will be excess material hauled off
in is needed. If there is excess material
!as such and define an appropriate haul
imis for erosion control. A watershed
In terms of drainage design ,for the entire site, it appears thale drainage subdistrict areas have
changed from that which„was shown with the approved Targetlite plan. The original Target site
plan indicated that the. southolly11alf Cf ! tiat_A ` traatn storm sewer to the Target pond
while the northerly. half +of the ate would drain northeasterly, eventually discharging into the new
pond in the northwest .quadrant of Trunk Highway 5 and County °woad Yl" (Powers Boulevard).
The existing storm sewerwsystems for the Target pond and the West 78th Street pond have been
sized consistent with the origina ly``vppr� drama c plan for �e'Tft& site. The developers
shall provide drainage calculations and a drainage s^ y area district map verifying flow quantities
and proper pipe capacities for the proposed mteinal storm sewer system which will discharge into
the existing Target site and West 78th Streatystems. All storm sewer within the site is
considered private and shall be maintained as such.
With respect to the specific drainage from the Taco Bell site, the parking lot shall be
reconfigured to drain to the easterly lead of the two storm sewer leads provided to this site from
I
Bob Generous
August 10, 1994
Page 2 '
West 78th Street. The westerly storm' sewer lead provided is intended to serve the future
restaurant site ,vest of the proposed Taco Bell.
The Surface W6er
Management Plan (SWMP) would not apply with this plat since the Target ,
site and the West
78th Street roadway improvements have provided the necessary downstream
storm water tr
atment facilities. These! parcels are being assessed for the West 78th Street
improvements.
,
STREETS
'
All internal streets
within this development are considered private and shall be maintained as
such. The main
entrance to this development is approximately 150 feet south of the West 78th
Street intersects
Dn. In fact, this access location was constructed as a part of the Target parking
lot! The previo
access to the Target
sly approved Target site plan showed the access to this outlot lining up with the
parking lot which is approximately 250 feet south of the West 78th Street '
intersection. The
currently proposed main access to the development is too close to West 78th
Street and presents
difficulties for customers egressing the site during busy times of the day.
This primary access
should be moved south as previously approved. In addition, access to the '
Taco Bell site aid
Perkins parking lot are'iproposed to be approximately 50 feet east of the Target
Lane. This woi
ild likely present a problem with vehicles egressing from the Taco Bell site. The
developer should
consider limiting access out to only the drive - through traffic at this easterly '
access; howeve
, relocating the main entrance to the site farther south may eliminate this Taco
Bell access issue. I
UTILITIES I
Sanitary sewer
water is available to this overall development via existing public facilities.
All proposed internal
sewer and water service facilities associated with this development area '
considered private
and shall be maintained as such. The developer shall denote on the utility
plans which lin
s are private and which lines are public. The developer shall be responsible for
all costs associated
with protecting all existing public facilities including, but not limited to, city
sanitary sewer,
water, phone cable and gas within the site as the proposed improvements are
constructed.
EASEMENTS
The old West 7
lth Street right-of-way alignment runs through the northerly portion of this overall
site. This rig t -of -way should be vacated in conjunction with this proposed development.
Bob Generous
August 10, 1994
Page 3
However, in conjunction with this right -of -way vacation, utility easements will need to be
obtained and/or maintained over the existing public utilities running through the site as follows:
A 30 -foot drainage and utility easement centered on the existing sanitary sewer alignment
' through the site.
- The existing drainage and utility easement obtained with the underlying plat of the West
Village Heights 2nd Addition shall be maintained in existence.
- An additional 20 -foot wide drainage and utility easement shall be granted along the south
line of the previously described West Village Heights 2nd Addition drainage and utility
easement.
From review of the site plan dated July 18, 1994, it is apparent that the proposed Taco Bell
building would encroach upon the proposed 20 foot drainage and utility easement and the
' northwest building corner would be approximately five feet from an existing phone cable. If this
is approved by the phone company, an encroachment agreement for this condition will need to
be executed.
Target Lane is currently platted as public right -of -way. It may be more appropriate to vacate this
250 -foot segment and have cross - access easements between the Target site and the development
of Outlot B.
RECOMMENDED CONDITIONS OF APPROVAL FOR SITE PLAN
1. Developer shall be responsible for obtaining all necessary agency permits associated with
' the development of this site including but not limited to watershed district, PCA, MWCC,
Health Department.
' 2. All proposed storm sewer and sanitary sewer and water services within the site are
considered private and shall be maintained as such.
3. Developer shall submit to the City Engineer drainage calculations and a drainage map for
the entire site showing areas and quantity of flow to the Target pond and to the County
' Road 17 pond that are consistent with capacities of the existing storm sewer system.
4. Stormwater drainage from the Taco Bell site to the West 78th Street storm sewer shall
be directed into the easterly storm sewer lead from West 78th Street immediately north
of the parking lot.
Bob Generous
August 10, 199
Page 4
5. Developer shall indicate any quantities of borrow material and/or material to be hauled
off site including a proposed haul route.
6. The applicant shall develop an erosion control plan in accordance to the City's Best
Management Practice Handbook and the Surface Water Management Plan requirements
for development.
7. Developer shall be responsible for all costs associated with protection of the existing
public utility facilities within the overall site. Developer shall also differentiate on the
final site plans which lines are public and which are private.
8. All rote al streets and drives within the overall development are considered private and
shall be maintained as such. The, main entrance to the site shall be located farther south
to align with the existing curb cut across from the entrance to the Target parking lot.
9. Fire hydrants shall be incorporated as per the Fire Marshal's recommendation.
10. The developers shall enter into a site development contract with the City and provide the
necessary financial security to guarantee compliance with the terms of approval.
11. Construction access to the parcel shall be from the existing Target driveway and not West
78th Street or Powers Boulevard. The applicant and/or contractor shall install and
maintain�}} a gravel construction entrance until the access driveway is paved with a
bitumindus surface.
1. Developer shall petition the City to vacate the old West 78th Street right -of -way which
traverses the overall site.
2. The follpwing easements shall ba dedicated on the final plat.
30 -foot drainage and utility easement centered on the existing sanitary sewer '
ailignment through the site:
The existing drainage and utility easement obtained with the underlying plat of the ,
West Village Heights 2nd Addition shall be maintained. These easements cover
the City's existing watermain and one of the telephone cables.
I �
I �
Bob Generous
August 10, 1994
Page 5
An additional 20 -foot wide drainage and utility easement shall be granted along
the south line of the previously described West Village Heights 2nd Addition
drainage and utility easement.
3. It appears that the northwest corner of the Taco Bell building would encroach into the
proposed 20 -foot drainage and utility easement and be approximately 5 -feet south of the
existing buried phone cable. The developer shall obtain approval from the phone
company for this condition and if obtained, a subsequent encroachment agreement shall
be executed for this condition.
ems
gAeng\charles\m em os\outloth.spr
C
NOTICE OF PUBLIC
HEARING
PLANNING COMMISSION
MEETING
Wednesday, AUGUST'.17, 1994
at 7:30 p.m.
City Hall Council Chambers
690 Coulter Drive
Proje t: Chan Retail 2nd and 3rd
Perkins and Taco Bell
Restaurants
Ryan Companies and RLK
Associates
ion: Comer of Hwy. 5, Powers
Blvd. and West 78th Street
Notice: You are invited to attend a public hearing about a development proposed in your
area. The applicant is proposing preliminary plat and final plat for Chanhassen Retail 2nd ,
Additi n creating 2 outlots and Chanhassen Retail 3rd Addition platting Outlot B into 3 lots and
one o tlot, site plan review of a 5,000 square foot building for Perkins Restaurant, a site plan
review for a 1,800 square foot building for Taco Bell, located on the corner of Hwy. 5, Powers '
Blvd. and West 78th Street, Chanhassen Retail Center (Target site), Ryan Companies and RLK
What Happens at the Meeting: The purpose of this public hearing is to inform you '
about the developer's request and to obtain input from the neighborhood about this project.
During the meeting, the Commission Chair will lead the public hearing through the following
steps: ,
1. Staff will give an over view of the proposed project. ,
2. The Developer will, present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses project. The Commission
will then make a recommendation to the City Council.
Questions or Comments: If you want to see the plans before the meeting, please'stop
by City Hall during office hours, 8:00 a.m to 4:30 p.m., Monday through Friday. If you wish ,
to talk to someone about this project, please contact Bob at 937 -1900 ext. 141. If you choose
to sub 't written comments, it is helpful to have one copy to the department in advance of the
meeting. Staff will provide copies to the Commission.
The P
of this public hearing has been published in the Chanhassen Villager on August 3, 1994.
irk and Recreation Commissi&
will review this item on 1
Tuesday, August 9, 1994 at 7:30 poir
;man R. Johnson Const.
8984 Zachary Lane
Maple Grove, MN 55369 -0028
Vankar
P. O. Box 27300
I*w Hope, MN 55427
Wayton Hudson Corp. T -862
operty Tax Dept.
777 Nicollet Mall
rinneapolis, MN 55402
Roberts Automatic Products
880 Lake Drive
Chanhassen; MN 55317:
T. F. James Company
Suite 500
6640 Shady Oak Road
Eden Prairie, MN 55344
Lutheran Church of Living Christ
Box 340
Chanhassen, MN 55317
Beddor Enterprises/E. J. Carlson
6950 Galpin Road
Excelsior, MN 55331
Planning Commission Meeting - August 17, 1994
Scott: Okay, thok you all for coming.
PRELIMINARIY
PLAT
ADDITION C
EATINI
PLATTING O
TLOT
OF A 5,000 S IUARE
F
PLAN REVIEW
FOR
LOCATED O
THE C
WEST 78TH STREET,
COMPANIES
XND RL
Public Present:
Danny Chadwicl
Tom Palmquist
Daryl Kighton
John Dietrich
Marc Kruger
Maleah Miller
Bob Generous i
Mancino: Now
Generous: No,
Memphis, TN
Ryan Companies, Mpls.
Ryan Companies, Mpls.
RLK Associates, 922 Mainstreet, Hopkins
4700 IDS Center, Mpls.
DJR, 1121 E. Franklin, Mpls.
sented the staff report on this item.
b, these are brick. This Taco Bell is brick?
v'll be stucco.
Mancino: Okay. So it will be different than this?
Generous: Yes. The tile on the roof will be the same. The stucco is sort of a tannish. It's
something the applicant has some better photos ... to show that. The color band, the canopies
will be the same. The signage will be the same. They're actually using two tones and the
rest of the development-so they'll have the arches will be an accent band and then they have
the other colors on the rest of the stucco.
Mancino: And is the band around it the corporate colors?
Scott: It looks l
it, yeah.
38
I�
Planning Commission Meeting - August 17, 1994
Generous: ...I don't know if it's a registered trademark.
1 Mancino: Does this take—at all with the Highway 5 design guidelines about using corporate
identity colors as an architectural element?
' Scott: Or brick.
' Aanenson: I'm not sure. We'll get back on that. As far as the materials, we did look at
that—The brick that you see on the photos there, we have met... Again, this is a PUD so
we're trying to make this part relate, not to the Byerly's but more to the Target PUD so
we're trying to blend. We're trying to pick up elements of the same. You have this
green ... which is also an element on the Target so we're trying to pick up all those things.
1
Mancino: Okay. But I know that we had concern on the Highway 5 Task Force on the
design committee task force, part of that about on Highway 5, that commercial property and
the design and architecture of their buildings have to be comprised of...corporate colors so I
would like to look into that.
Ledvina: Colors though?
Mancino: Well some of them have like ... big bands that actually have a great deal to do with
the architecture. That becomes a design element in the architecture and that we were
concerned about that. So I just wanted to make sure that this did not fall into that.
Ledvina: Well they have tile bands. You know bands of tile around ... Does that represent a
negative thing?
Mancino: I think we felt that if it became a major part of the architecture it could. So I just
want to check it. I'm not saying no but I just would like to have staff review that and make
sure.
Scott: Any other questions for staff? Would the applicant like to make a presentation? If
yes, please give us your name and your address.
Tom Palmquist: My name is Tom Palmquist. I'm with Ryan Companies. Mr. Chairman,
members of the commission. Staff members. We are in concurrence with all the items of the
staff report and the items of staff that you have had this evening. Yes, we do acknowledge
that we do have an access issue as it relates to the site plan. However, we've met with
Charles Folch on numerous occasions and we've been unable to resolve the issue prior to this
meeting. We are confident that we can resolve the issue to the satisfaction of staff and I
39
Planning Comrriission Meeting - August '17, 1994
guess we pledga to continue to work diligently with staff... agreement with the city.
Redevelopment iere on the same side. Ii guess we respectfully request that the commission
recommend pre] 'minary approval of the platting for the Chanhassen Retail 3rd Addition as
well as the site )Ian approval for the Perkins Restaurant and Taco Bell subject to the
conditions of th staff report and the...conversations which we intend to have with staff to
satisfactorily reTolve those issues.
Scott: Any que�tions or comments for the applicant? No? Good. Thank you very much.
Tom Palmquist: I We do have a perspective from, that does show the view of the site from a
location on Powers Boulevard just south ;of Highway 5...
Scott: Powers last with Target in the middle. So it's kind of It's Highway 5 on the right
and then there's Target's pylon sign.
John Dietrich: Highway 5 is down. You're approximately halfway, maybe if you can.
Scott: There's the West 78th Street alignment and it bends to the north.
Mancino: Where is West 78th?
Scott: West 78th Street.
Mancino: It to s like...
Scott: Well this, is distorted. You see it looking straight down 78th.
John Dietrich: No, we have Taco Bell on the left. Perkins on the right. So that would be
approximately at the elevation if you were along Powers Boulevard. We've anticipated some
landscape treatment would be occurring within the gateway elements yet to be defined.
We're interested and to continue working with the city on the development of that but we
anticipate with a gateway and the greenery, that that will be ... element. And the third
restaurant addedl would be back up in this area here and that has yet to be defined as a.
Mancino: So
John Dietrich:
again, that wo
Tom Palmquist:
at's open space there behind the trees will be a restaurant?
es. The site plans do identify... where that third restaurant would go but
require site plan approval and go through the process until...
If I might correct one item on that third outlot. The contract for private
f
P,
it
40 1
n
Planning Commission Meeting - August 17, 1994
redevelopment that we have executed with the HRA provides that it could be something other
than a restaurant. It could be a...
' Mancino: I have one question from the staff report. The drive thru should be buffered from
all public views. Where's the drive thru and how is that being addressed?
' John Dietrich: In terms of the drive thru, the drive thru with Taco Bell facin g West 78th
Street is on the south side of the building and you would access it either into the lots or
coming back up and around and then progressing out. So the buffer area or green space
between the drive thru and this central entry drive would be green and these trees that are
identified as ornamental would be going to canopy trees according to the staff report. That
any trees we put in here should be, have like a canopy of tree versus an ornamental. The
intent is that this green space and the trees would be the buffering to the Highway 5 to the
south.
Mancino: It says from all public views. How is that buffered from Powers?
John Dietrich: From Powers we have a row of shrubs that are coming within this band space
here and ... future building structure. We only have to go within this area. There are utility
lines and watermain, sanitary sewer and buried telephone cables that these sites have been
worked around so that those utility trunk line utilities do not have to be relocated so the
building location's pretty well set.
Mancino: So you will have a buffer on that side?
John Dietrich: Yes.
Mancino: Would you go over the traffic flow? I mean like where are the stop points going
' to be into that drive thru on Taco Bell. If you're coming in one, from the south side or the
north side coming around. How do the two come together to go through the drive thru? Are
there stop signs? How does that work?
' John Dietrich: The intent would be as traffic would come in.
Aanenson: Let me just make a clarification before you respond. That's, there's an issue
there that that's.. just so they don't misunderstand that. That's where the issue lies is the
' access to Target is further to the south and that was designed as a T access to service this
property and that is an issue that we think we can work out internally. Staff and the
applicant. But it's the engineering department's feeling that that entrance is too close to West
78th and needs to be moved.
41
Planning Commission Meeting - August 117, 1994
Mancino: For
Aanenson: Ex tly. Where it was originally shown, which cuts into the Perkins site ... they
have a concern ut we think we can work that out. Just so you're not misled when they
show you that t ecause...
Scott: How wo ld you propose to gain access to the third parcel? That is as an outlot. How
would that happen? Is that just drive straight through and in or?
John Dietrich: At this time, yes. It would be driving straight through and then we would
anticipate some type of circulation into the center.
Aanenson: Typically it'd be a common drive with cross access agreements is what we would
require. All p cels have easements across each other...
Scott: Okay,
Mancino: Can you go ahead with the internal?
John Dietrich: Certainly. The intent would be to allow the traffic flow to come in from the
Target lane and access the two sites. In terms of exiting the site, the drive thru would be
coming through on the south side and we would anticipate a stop sign so that the traffic flows
through the par ling lot and would be able to move out and they would be just yielding.
Mancino: But Ou have two lanes that go into the drive thru, right?
John Dietrich: I would like to have Maleah Miller, who represents Taco Bell to respond to
the number of lanes.
Maleah Miller: Good evening Planning Commission. My name is Maleah Miller and I
represent Taco Bell tonight. Typically we only have one lane going through our drive thru.
Mancino:
Maleah Miller:
it's 12 feet wi(
window at this
Mancino: I'm
's two coming into it.
We have the one. One is coming in. Entering into the drive thru lane and
and it wraps around the', south side of the building. This is our pick up
Dint. They pick up their food and then they continue on and can exit out.
)rry, I'm not being very clear.
42
t
Planning Commission Meeting - August 17, 1994
John Dietrich: I think I see your point now. In terms of you have the opportunity to access
coming from the west side and also an opportunity to access coming from the east side.
Mancino: Okay. So how do those two merge into one lane that oes through the drive thru
g g
and how do they ... is my question.
John Dietrich: In terms of the traffic coming through, since this would be on the right hand
side, we would anticipate any traffic coming through this way would have the right -of -way.
' Perhaps we need a sign that would say yield to traffic coming through.
■ Maleah Miller: There is quite a few stacks coming back to this point. Now in your drawing
it has 7?
■ John Dietrich: I believe 7.
Maleah Miller: 7 stacks.
Mancino: Can a car with a ... on the back get through there. Can I get your opinion? I've
never seen a drive thru having.
■ Hempel: The turning movement from that direction, the outside, may be somewhat tight for a
vehicle... opportunity to go the other way to more easily negotiate that turn.
■ Aanenson: I guess my understanding is it was always cued to go the other way. I mean if
you come in, you would go into the restaurant. You would exit that way, not through the
■ drive thru ... so in other words you can't go towards West 78th. We'd only be exiting on
there.
■ Mancino: How does the applicant feel about that? Just limiting it to access through the drive
thru one way?
■ Maleah Miller: We would probably just put our signs for the drive thru at this point hoping
they'll, encourage the people to come through. I think it's very important for the whole
circulation of the site that people, once they enter in here, they can exit out ... so there's still
the circulation of the site that people once they enter in here, they can exit out so there's still
the circulation.
Mancino: So there'd be a one way sign.
■ Scott: Could make it one way?
fl
43
Planning
Meeting - August 17, 1994
Maleah Miller: lYes. So we'll put the sign here saying drive through this way so a majority
of the people will know to come in this way. This movement is hard to make...
Scott: See a sign for one way, do not enter.
Mancino: Yeah,, or something.
Maleah Miller: Or even this, when they get to that point, just drive thru with arrows that
way. So people know to get to the drive thru when they first enter the site, it is coming in
and going towards... encourage them to go this way. Tell them to go, this is the drive thru.
Mancino:
Mancino: It
Scott: Any
Mancino: Bob,
landscaping. W
On the parking
Board is asking
of rock because
was to have son
on the actual lai
John Dietrich:
islands be a mi
to be 8 foot in
variety of mate
we'd like to ha
snow loading s
down complete
material versus
Mancino: Or a
John Dietrich:
Mancino: V
Thank you.
to make a lot of sense.
questions or comments?
know that you said that we're asking for a revised internal parking lot
it's being planted, and I'm sorry I haven't opened it up to the right page.
.ands, one of the thingsthat we've talked about conceptually as a Tree
►r vegetation on the islands as far as something like daylillies, hosta, instead
ie rock just carries the asphalt feeling more and what we were trying to do
green space inside of our internal parking lots. Not overstory trees but also
scape islands. And is the applicant doing that?
►s part of the revision the code, landscape code requires that the landscape
mal of 8 feet in width. And this plan-for example, those islands would have
idth where that is one of my... In terms of the ground planting, again a
als that could be utilizedl so that we could look at a lower plant material so
something that would be hardy. That would take salt. That would take
if it was not going to be; a perennial like a daylily that would die down—die
It would be something like spirea that could be ... grassier, softer type plant
woody type plant material like a lilac.
a juniper.
rock, yeah. Just putting in rock into a parking lot. Okay.
LJ
f
i�
i�
L_J
44 1
iPlanning Commission Meeting - August 17, 1994 .
Scott: Any other questions or comments? This is a public hearing so if I could have a
motion please.
Ledvma moved, Conrad seconded to open the public hearing. All voted in favor and the
motion carried. The public hearing was opened.
Scott: Would anyone like to speak at the public hearing about this item? Let the record
' show that no one wishes to speak at the public hearing. May I have a motion to close
please?
u
Mancino moved, Conrad seconded to close the public hearing. All voted in favor and
the motion carried. The public hearing was closed.
Scott: Ron.
Nutting: I don't have much more to add. It sounds like the applicant is in agreement with
staff's recommendations as in the discussion earlier. I think I'm ready to move forward with
this.
Scott: Okay, Nancy.
Mancino: I feel pretty comfortable too. One of the things that I'd like to bring up is I'd like
to make sure that Taco Bell and Perkins knows that when they do come in that they will, I
would ask that they follow the new sign ordinance that will be passed when we pass it and
that they abide by that and that for now obviously we follow the old one and when the new
one comes into effect.
Aanenson: We do have PUD standards that were spelled out for this project. When we put it
together we said there could be one free standing sign and each individual tenant's limited
to ... and that it be architecturally compatible. That was already spelled out in the PUD
agreement. I think that would be consistent with the sign. The one they showed you...
Nutting: Did I see a pylon sign for Perkins on that earlier drawing that you had put up?
Generous: Those, I gave you a revised plan that I put on your desk tonight. That should
have a black and white picture and the pylon sign ... the 34 foot height would not be permitted.
They'd get a maximum of 20 feet on the pylon.
Aanenson: And that one again, that was spelled out in the PUD for the entire Target and
Outlot B. One pylon sign ... for all three tenants. That was up to their choice and then
45
Planning Commission Meeting - August 17, 1994
each ... would jut be given an extra monument sign.
Nutting: How is that planned to be used? Is it just Perkins?
Tom Palmquist: The intent at this point is that this pylon will be divided into three panels
with each of the three users represented on some ... basis.
Conrad: Horizontal? Vertical panels?
Tom Palmquist: It will be horizontal.
Aanenson: I th nk we may want to see that again. We had some concerns with that as far
as ... Maybe the igns can come back as a'separate.
Nutting: It's 1 d out in the PUD in terms of the.
7
Mancino: But that can come back separately.
Aanenson: Cer 'nly. That's something ;we haven't had a chance to review specifically
except for what you've seen there ... I guess we want to stay as uniform as far as if there's
different logos n it... However, if they all their own corporate logos on it with unique colors
and all that ... we'd like an opportunity to review that. Again, it does tie in architecturally...
Mancino: I'd akree with that. Are you done?
Nutting: Yeah.
Mancino: One thing about one sign per ; street frontage. Where is that in our staff report? I
remember reading that.
Generous: It's under the PUD standards.: The development standards. They're only
permitted two wall signs. Two elevations per building to get a sign.
Mancino: Is this the sign we're talking about?
Generous: That s the Taco Bell.
Mancino: But don't I see four?
Generous: You
see it on the drawing but they're only getting two.
46
iPlanning Commission Meeting - August 17, 1994
Mancino: Oh! Is the applicant aware of that?
Tom Palmquist: As we mentioned earlier, we are in concurrence with the recommendations
of staff in the staff report.
Mancino: Thank you. Thanks for going over that...
g g
rAanenson: Can I just clarify ... as far as the banding. We did go through these conditions
when we wrote the report and what it says as far as, it says colors shall be harmonious and
bright or sharply contrasting colors may be used for accent purposes and that's how we
interpreted it ... as long as it's an accent. It doesn't address what it's supposed to provide and
that's how we interpreted this...
Mancino: Thanks. Well I appreciate your checking. I don't have anything else. I think if
we can work out the internal working and the flow of traffic. I'd leave it to staff to make
1 sure that the interior parking lot landscaping is quality. Quality, quality, quality being this is
a PUD and that's it.
Scott: Good, Matt.
Ledvina: I guess the only thing I would ask or maybe question relates to the landscaping and
how it fits in with our proposed planting on this corner and you know essentially the Outlot
A is reserved for our.
Aanenson: The city retained ownership of that. The City Council and the HRA are working
to do, this is one area they looked at gateway treatments. They have Hoisington - Koegler
working on those gateway treatments. They may not go anywhere but we are keeping
ownership and we are under obligation to landscape that...
Ledvina: Well I guess what I'm wondering is, is there a chance to coordinate the landscaping
' of these buildings with what's ever done on the outlot or the gateway treatment if you will. I
mean does it. ,
Aanenson: You mean coordinating or signing?
Ledvina: Coordinating it.
Aanenson: Are you talking terracing?
47
Planning Commission Meeting - August 17, 1994
Ledvina: Well yeah. Whatever. I don't'. know what that means necessarily but other than
making it all kind of fit together. If you've got a row of shrubs and then something else that
goes in in front of it that doesn't work on our chunk of land, you know. That we want to try
to avoid that situation obviously.
Mancino: Like ompatibility of architecture.
Ledvina: Right.
Mancino: It's die compatibility of the landscape.
Ledvina: Right, so how can we do that?
Aanenson: I thi nk we can work that out.', As we've indicated, they need to look at those
species and we an coordinate that with what Hoisington - Koegler is looking at as far as
that..., we can c I rtainly look at that before it goes to City Council.
Ledvina: Okay.
Tom Palmquist: If I may add. The intent is to begin grading this fall. The landscaping
would not physi ally go in until next spring so there would be an opportunity to make
adjustments or modifications to the approved landscape plan is that Hoisington- Koegler plan
was not complete or you know to the exact level ... this time.
Aanenson: And you may want to make that a condition.
Ledvina: Right, I was just thinking can we tack that on somewhere? Maybe condition
number 20 I suppose. On the site plan?
Scott: Ladd.
Conrad: I;
surface.
Aanenson:
Conrad: 76.
Aanenson:
surface ratio has to be 70 or under? Is that what it is for impervious
the entire site. What we did is started with over.
l obviously we picked it up...
48
i
iPlanning Commission Meeting - August 17, 1994
Conrad: And this site says 68. So 68 and 76, I don't know how it, I haven't been sold that
we have the final numbers here.
Generous: Well I think we're pretty close. I estimated that they were at 66% and with these
two developments they needed like .05 acres onto the third site and that will be easy to make
on that.
Conrad: Okay. It seems like if we change the access point, and I don't know how much
we're changing it but you're saying we're changing it. It changes the whole plan quite a bit.
The access point, you know if you change it 2 feet, no big deal. If you line it up with the
Target, it is a big deal so I guess I'm not sure. How much is this going to change when you
start negotiating with the folks.
Generous: Well that's—the Perkins parking lot doesn't change. I tried three different
alignments for the eastern half. It's feasible. One of them you have an island that runs along
the east. It's like, almost a boulevard type that would parallel the Target and then basically
turning back up and then incorporate that middle boulevard area again for access to the third
site. It would be changing the orientation. There is one alignment that Charles Folch would
like that you'd sort of diagonally go through that property.
Conrad: Well, you know we've spent some time talking. I probably should have talked first.
Really if we change the road access we really don't have a site plan. Everything changes.
I'm not, I guess I'm not saying I'm against what I see. Staff has some standards that they
want to implement. Given the staff standards that they want to implement, I don't think I see
a plan that is something I can react to. Second thing, when Target came in I really pushed
for sidewalks and I don't think anybody, at least dividing the Target parking lot with a
sidewalk down the middle and Target persuaded us not to do it, or somebody else not to do
it. We don't, Vision 2002 talks about sidewalk access and we made Wendy's connect a
sidewalk. I'm curious staff, we don't have sidewalks coming into here. What's our posture
on that?
Hempel: We do have sidewalks running along the south side of West 78th Street. Could
easily be adapted to connect into the site plan requiring Taco Bell to open as a train of traffic
there.
Conrad: I guess I'd be interested. I'm not sure what we want to do with it but if Brad
Johnson were here and said people don't walk, and that's kind of true. I really feel badly that
we didn't do something in the Target parking lot so like it's been compromised there and so
do I really care. But a lot of people are giving a lot of lip service to pedestrian traffic and
here's a case where we got a chance to do that. I don't know that people are really going to
49
f
Planning Commission Meeting - August 17, 1994 1
walk but on the other hand, I don't think we considered sidewalks coming in or going out and
I don't know how I'd do it here but.
Aanenson: I guess we've got the sidewalk on Powers too.
Conrad: But that doesn't get you in.
Aanenson: No. But ... somehow get to the Perkins over there and up and around, I guess
that's.
Conrad: It's no � like I'm going to make 'a case. I'm not going to make a case for this. If
somebody else wants to make a case or are concerned, then we should take a look and see if
we really do want pedestrian foot traffic coming in here. I always get uncomfortable when,
you know when we put out 3 restaurants together. It just looks like a lot of stuff. You know
it looks like we ve got roads all over and no real pockets. You know if I, I wouldn't design
it this way. It to oks, it doesn't look like what you get out of a PUD but I don't know how
I'd redesign it. Make it three restaurants': We have a lot of car traffic going in there. But
it's, I guess my biggest concern is going aback. We have an access to, we have an access
point that's not Teally where it is on this plan and I think it's going to change it quite a bit.
That's all my comments.
Mancino: I want
right on that we
to respond to your sidewalk... Going to those Vision 2002 meetings, you're
certainly don't want to deter or say that we're against obviously car traffic
,
because everyb
dy's going to drive to the center of the city but we also said we want to
balance it with
pedestrian traffic. And maybe someone would come and say well people
aren't going to
walk through here but we never created a space, a welcoming space for
,
people, for pedestrians
to walk and maybe they actually would take advantage of that if we
do that.
i
I
Scott: Well thi
about the outlot and having that as a landscaped amenity. Benches and
stuff and I can see
taking my fajitas over to the outlot. I mean something like that. I mean
this is an element
that it should be tied in with this and if we're talking about pedestrian
walkways, I think
topographically the outlot's pretty flat isn't it? Or will be. So that might
be conducive to
I mean although it's going to be on a major intersection or something like
that. And they'
a talking about some sort of a gateway treatment but from what I understand,
we're reluctant I
o be investing any significant sums in a sign that says we're Chanhassen,
you're not, or something
like that, right? ' But yeah, I would have to agree with your
comments on th
walkway area. And once again the whole idea about planning is that we're
talking decades
ere and 20 -30 years, maybe the automobile is not going to be the method of
getting around
at it is today. I don't know but we can't forget that the idea of planning,
50 1
Planning Commission Meeting - August 17, 1994
we're thinking decades, not just years.
Mancino: So you'd like to see them investigate more of a pedestrian friendly walkway
between the restaurants?
Conrad: At least getting into them. I'd like to see the trade offs. If you put a sidewalk in,
you take out vegetation.
Ledvina: Yeah, and if it's just a couple of rows of sod.
Conrad: Yeah. If we're moving sod then it's not a big deal.
Scott: Is there a motion somewhere?
Mancino: I'd like to move that the Planning Commission approve...
Scott: Well there's two of them.
Tom Palmquist: Point of clarification?
Scott: Ah no.
Mancino: That we approve, or recommend approval of #92 -5 PUD for the preliminary plat
for Chanhassen Retail 2nd Addition and Chanhassen Retail 3rd Addition as shown on the
plans dated July 25, 1994 and subject to the following conditions. Conditions number 1 as is.
Number 2 as is and number 3 as is. That's it.
Scott: Okay. Is there a second? So at least in my mind you're willing to move along the
PUD but not the site plan review.
Mancino: Yeah. Because I want to add conditions to the site plan.
Scott: Okay. Is there a second?
Ledvina: I'll second that.
Scott: It's been moved and seconded that we approve Case #92 -5 PUD. Is there any
discussion?
51
Planning Commission Meeting - August '17, 1994
Nutting: Can I
have the ability to hear what he was just going to say?
'
Scott: No. Public
hearing's closed.
Ledvina: Now
is is the PUD.
Aanenson: What
you're looking at is the subdivision for Chanhassen Retail 2nd Addition
which creates Outlot
A, the city is going to maintain and then the Chanhassen Retail 3rd
splits Outlot B into
3 parcels.
Ledvina: Okay.I
Alright, just to make sure.
,
Mancino moved
Ledvina seconded that the Planning Commission recommend approval
g
of #92 -5 PUD for
,�
the preliminary plat for Chanhassen Retail 2nd Addition and
Chanhassen Retail
3rd Addition as shown on the plans dated July 25, 1994 and subject
to the following
conditions:
1. Developers
all petition the city to vacate the old West 78th Street right -of -way which I
traverses the
overall site.
2. The followir.
g easements shall be dedicated on the final plat:
a. A 30 foot
drainage and utility easement centered on the existing sanitary sewer
through the
,
alignment
site.
b. The exis
'ng drainage and utility easement obtained with the underlying plat of the
West Village
Heights 2nd Addition shall be maintained. These easements cover the
City's existing
watermain and one of the telephone cables.
c. An addi
onal 20 foot wide drainage and utility easement shall be granted along the ,
south U4
of the previously described West Village Heights 2nd Addition drainage and
utility easement.
,
3. It appears that
the northwest corner of the Taco Bell building would encroach into the
proposed 20
foot drainage and utility 'easement and be approximately 5 feet south of the
existing buri
phone cable. The developer shall obtain approval from the phone
company for
this condition and if obtained, a subsequent encroachment agreement shall be
executed for
this condition.
All voted in favor
and the motion carried.
52
iPlanning Commission Meeting - August 17, 1994
Scott: Do you want to make a motion on the 94 -6?
Mancino: I recommend we approve Site Plan #94 -6 as shown on the plans dated Jul 19
PP P Y
1994 and subject to the following conditions. Conditions 1 through 19, a, b, c, d and I'd like
to add number 20. That the landscaping plan for the Taco Bell site, the Perkins site and
actually the future restaurant site, be compatible with the final plans that the city implements
for Outlot A. 21. That the applicant and staff work through the parking lot realignment as it
states in which condition Bob?
Aanenson: 8.
Mancino: Okay. And if there are big differences. If the sites become.
Aanenson: Significant changes.
Mancino: Changes that come again for the Planning Commission to okay. And 22. That the
staff and the applicant work through the internal traffic flow of the Taco Bell parking lot in
regards to one way in and one way exit. Especially a one way entrance into the drive thru.
And number 23. That the applicant investigate a pedestrian friendly walkway that would tie
the restaurants together. Or that would access the restaurants.
Scott: Maybe just have the staff and then the applicant develop a pedestrian walkway system
connecting the Perkins and Taco Bell?
Mancino: And the future restaurant.
Scott: With the existing what? West 78th sidewalk on the south side of West 78th? That
was rough but is that.
Mancino: ...my words. And the last one, I think it's number 24 and I guess I don't have to
say anything about the new sign ordinance, do I?
Aanenson: Well I think what we would like is to bring the signs back. The sign package.
1
Mancino: h
O yeah. 24. We would like to see.
Aanenson: We haven't seen what's going on it yet. If they're putting 3 logos on it or 3
name plates.
53
Planning Commission Meeting - August ',17, 1994
Mancino: Okay. So we would like to see the sign, all the signs for this property. And
approve them.
Scott: Okay. Is there a second?
Ledvina: I'll s and that.
Scott: It's been moved and seconded that we approve 94 -6. Site Plan review subject to the
additional conditions. Is there discussion?
Conrad: So that means you don't want to see it back?
Aanenson: Unless there's significant change.
Mancino: Unle s there's significant changes when they do the parking lot realignment.
Conrad: And tl a drive will swing how many feet south?
Generous: Abo t 100 maybe.
Mancino: Now if you'd like to do a friendly amendment as to what constitutes significant
changes, I'd be Dpen to that.
Generous: No, I don't know.
Ledvina: Well perhaps if the staff feels that they can't come to resolution with it, considering
the optimum tra fic circulation, you know then maybe bring it back to us and say, what do
you think? Wh tever. We can't keep... '
Conrad: They'll be able to handle it.
Ledvina: I think so too but in the event.
Generous: And there will be significant changes.
Conrad: But th rest will go to City Council. It may come back.
Aanenson: ... tf. ere is some design constraints on the two northerly pieces as far as the
footprints and maybe you can correct me!, if I'm wrong but we've got a lot of utilities running
through there and there isn't a lot of movement for the Taco Bell and the other use. The
54
i
Planning Commission Meeting - August 17, 1994
only flexibility is the location of Perkins and obviously they want to put it on that corner but
not the parking, which we also want for Highway 5. We prefer to have the Perkins there as
far as the visibility giving that a nicer look. And it screens the parking so, obviously ... so
we've been giving them some options that they're not happy with but you have to realize too
that they need to split this property to make it easier for cross easements. The less crossing
you do makes it easier for them so they're trying to make it as clean as possible to sell off
the three lots...
Conrad: Just out of curiosity, why didn't we push the Perkins and the future restaurant
footprint to the outside of the property so the parking's internal?
Aanenson: We can go way back when we originally looked at the Target. When they came
in, we did the design charette when we had Barton - Aschman sit down when we learned
1 Target was looking at coming into Chanhassen. So we did some designs as far as the Target
in there. What would be the configuration of the remaining portion and that was one of the
options that you looked at. A row of buildings screened and as you recall, originally we
looked at this whole package. There was probably 6 outlots on the development and I think
we threw 6 out right away when we were looking at it and then we came down to 5 or 4 and
through negotiations with the city ... But then you really start getting in again to some of those
design things that we talked about with the utilities that run through there. There's some
fiber optic cable and some of the issues that makes it really tough to try to locate some of
those... and obviously Target has agreements as far as making sure them maximize views to
their building and some of those issues all came into play as far as how they're laying this
out. But that was a consideration as far as lining those up as far as visibility. That was
originally looked at.
Mancino: Because you could pull the Perkins building closer to Highway 5.
' Generous: 20 feet.
Aanenson: As far as the Highway 5 setback was 50 feet.
Conrad: So you accomplish splitting up the parking.
Aanenson: Again, you have three separate tenants and that's what it comes down to. That
market force of having 3 separate tenants having their own property ownership.
Conrad: What's the potential. So we've got an exit from Taco Bell on the west. Or an
entrance. And then the future restaurant is, is that roadway going to be a common roadway?
55
Planning Commission Meeting - August 17, 1994
Aanenson: Yes.
Conrad: So we I on't have an island and another roadway there.
Aanenson: It will more than likely be a continuation of the...
Mancino: What do you mean...
Conrad: Well me have entrance /exit for Taco Bell on the left hand side and then we have
another restaurant. But potentially they should be using the same street to come out or enter.
I just don't want two side by side roadways there. Not logical to do.
Aanenson: Ladd, maybe this will make it clearer. This is a...
Mancino: It wil go back. It will go west and go into that future restaurant so there will be
one common driveway.
Aanenson: Yes. But we're saying it needs to be down here where the curb cut was shown
and it needs to curve up and then go over.
Ledvina: Is tha curb cut actually there for a new Target site?
Aanenson: Y
Generous: Yes. It shows up on your subdivision plan.
Conrad: The outlots always worry me because when they come in, we sort of dictated how
they're, based on what we just saw, we dictated how they're going to develop and that's too
bad because them will be no leverage to make the road. You know the opportunity here is to '
minimize the nu nber of roadways and cross traffic and again, I'm not a designer but I'd sure
like to cut off s Mme of the, if I were designing three restaurants in a group, I'd have one
entrance to each one of them rather than multi entrances coming in and it makes it clear and I
less pedestrian, lewer pedestrian problems. So I guess I'm going to stop talking but you
know, that's pro ably not my design that';I'd want if I had three restaurants sitting on a semi
circle or a squar . I think there's a lot of benefits. There's a lot of good things. They're
both good tenani s that we're looking at and I think but it's, I don't think we've improved,
other than space I think we've got some, green space down there but I don't know that
we've really dor a anything in terms of sinking them together. There's a road coming in and
we've got acces es off the road but anyway, those are my comments. The comment section
was before. This is discussion. It's not coming back more than likely.
56
f
Planning Commission Meeting - August 17, 1994
Mancino: ...the question and to see some sketch plans along that ...and see how it would
try P g
work.
Conrad: I wouldn't brin g it back for that.
Scott: And you wouldn't bring it back for the change in the entrance?
Conrad: Yeah.
Scott: You would?
Conrad: Oh yeah. I think it's major. I don't, you've got stuff flinging around and I don't
know how they're going to do it so.
Mancino: So you would like to see if there is a change, it back?
Conrad: Again, I think your motion is valid. If it's a major change it should come back but
it's all, in my perspective, it's got to be a major change. It's going in a road down here.
You're changing some, I don't know how the traffic patterns go through Perkins lot and gets
you up to Taco Bell and then swings out to the future restaurant. I don't get that.
Mancino: Is staff comfortable enough with that so we get it back if there are major changes?
Generous: Yes.
Scott: Should we vote on the motion and see how it goes and then.
Ledvina: Yes.
Mancino moved, Ledvina seconded that the Planning Commission recommend approval
of Site Plan #94 -6 as shown on the plans dated July 19, 1994 and subject to the following
conditions:
1. Developer shall be responsible for obtaining all necessary agency permits associated with
the development of this site including but not limited to watershed district, PCA, MWCC,
Health Department.
2. All proposed storm sewer and sanitary sewer and water services within the site are
considered private and shall be maintained as such.
57
d
Planning Commission Meeting - August ,17, 1994
3. Developer s all submit to the City Engineer drainage calculations and a drainage map for
the entire si showing areas and quantity of flow to the Target pond and to the County
Road 17 po (d that are consistent with capacities of the existing storm sewer system.
4. Stormwater ainage from the Taco Bell site to the West 78th Street storm sewer shall be
directed into the easterly storm sewer', lead from West 78th Street immediately north of the
parking lot.
5. Developer sll indicate any quantities of borrow material and/or material to be hauled off
site including a proposed haul route.
6. The applic t shall develop an erosion control plan in accordance to the City's Best
Management Practice Handbook and the Surface Water Management Plan requirements
for developinent.
7. Developer staall be responsible for all costs associated with protection of the existing
public utilit)II facilities within the overall site. Developer shall also differentiate on the
final site plans which lines are public and which are private.
8. All internal streets and drives within the overall development are considered private and
shall be maintained as such. The main entrance to the site shall be located farther south
to align witli the existing curb cut across from the entrance to the Target parking lot.
9. Fire hydrant shall be incorporated as per the Fire Marshal's recommendation.
10. The developers shall enter into a site development contract with the City and provide
the necessary financial security to' guarantee compliance with the terms of approval.
11. Construc ion access to the parcel shall be from the existing Target driveway and not
West 78 Street or Powers Boulevard. The applicant and/or contractor shall install
and mair tain a gravel construction entrance until the access driveway is paved with a
bitumino s surface.
12. but the parking lot for Taco Bell does not meet the required 20 foot setback for
parking lots from West 78th Street and must be revised.
13. The
the rc
West
;ant must also verify that the height of the pitched roof element will screen
equipment from the high point of Highway 5 and from the high point on
Street.
t
58 1
i
Planning Commission Meeting - August 17, 1994
14. The developer must provide a trash enclosure location for the Perkins site. Trash
P
enclosures shall be architecturally compatible with and of the same materials as the
principal structure. Trash enclosures shall also be vegetatively screened from all right -
of -ways.
15. The applicant must revise the landscaping plan to replace all ornamentals and
evergreen within the vehicular area with overstory type trees.
16. The developer shall screen the trash enclosure for Taco Bell with evergreen plantings.
17. The minimum peninsular landscape island width is 8 feet. One tree per each 250
square feet or fraction thereof of landscaping area. Each landscaping island must be a
minimum of 200 square feet and must contain at least one tree. The applicant shall
install an aeration/irrigation tubing, see figure 11 -3 attached, in each peninsular island.
At least one peninsular landscape area shall be provided along the northern parking lot
stalls for Taco Bell.
18. The applicant is permitted wall signs on only two walls per building up to a maximum
of 15 percent of the wall area. Taco Bell and Perkins elevations shall be revised to
comply with this condition. In addition, one pylon side is permit for the three lots.
Each parcel may have an individual monument sign on their lot.
19. Fire Marshal recommendations:
a Additional fire hydrants will be required. Contact the Chanhassen Fire Marshal for
exact locations.
b. Install "No Parking Fire Lane" signs and paint curb yellow in designated fire lanes.
Contact Chanhassen Fire Marshal for exact locations of signage and curb painting.
c. Submit turning radius to City Engineer and Chanhassen Fire Marshal for review and
approval.
d. A ten foot clear space must be maintained around fire hydrants, i.e. street lamps, trees,
shrubs, bushes, NSP, NW Bell, cable television transformer boxes. This is to ensure
that fire hydrants can be quickly located and safely operated. Pursuant to Chanhassen
City Ordinance Sec. 9 -1.
20. That the landscaping plan for the Taco Bell site, the Perkins site and the future
restaurant site, be compatible with the final plans that the city implements for
1 59
a
Planning Commission Meeting - August 17, 1994
Outlot
21. That the applicant and staff work through the parking lot realignment as it states
in condition 8 and if there are significant changes made, that it come back to the
Plannini Commission for review.
22. That the staff and the applicant, work through the internal traffic flow of the
Taco Be 1 parking lot in regards to one way traffic flow through the site and into
the drive., thru.
23. That the applicant investigate a pedestrian friendly walkway that would tie the
restaurants together or would access the restaurants.
24. The sign package shall come back to the Planning Commission for approval.
Mancino, Ledv na and Nutting voted in favor. Conrad and Scott voted in opposition
and the motion and the motion carried' with a vote of 3 to 2.
Scott: Reasons for voting nay Ladd has expressed. I would agree. That's it.
APPROVAL O MINUTES: Mancino,moved, Ledvina seconded to approve the Minutes of
the Planning Commission meeting dated August 3, 1994 as presented. All voted in favor,
except Ladd Conrad who abstained, and the motion carried.
Kate Aanenson 'eviewed the Report from the Director dated August 11, 1994.
Ledvina moved Conrad seconded to adjourn the meeting. All voted in favor and the
motion carried. The meeting was adjourned at 11:00 p.m.
Submitted by Kate Aanenson
Planning Director
Prepared by Nar n Opheim
•1
6. Lake Susan Park to Chanhassen Hills.
7. The Meadows at Longacres.
8. Trotters Ridge.
9. North Lotus Lake Park/Pleasant View.
b. Restoration of degraded wetland located southwest of Lake Susan in
City Parkland.
9. Commission Member Presentations
10. Approval of July 26, August 9 and August 23, 1994 Park and Recreation
Commission Minutes.
M
0
Z
4
m
1'�
PTITL-
i
q
I
Lo
E
Jr
>b
r
i-n
Cl
Ln z
0
-4C
L4
140
M.
7
,38'—Cr
00
Ul
------------
M
0
Z
4
m
1'�
lu,
rl7
Co
xw
7�
rr,
Nt
4� `1 �.�Z % 1
I
I
I
i
q
r
Cl
-4C
140
M.
lu,
rl7
Co
xw
7�
rr,
Nt
4� `1 �.�Z % 1
I
I
I
truck. Rock up to the bottom of the covers reduces debris collecting in the planter.
Hardware cloth (coarse metal screening) under the covers has been used to keep rats
out; but the wire must be inspected frequently to prevent girdling.
Perforated PVC pipe (100- to 125-mm, 4- to 5 -in. diameter and 0.6- to 1 -m,
2- to 3 -ft long) is commonly put in two or four corners of a planter opening for
aeration and irrigation. As the people in Europe learned, dead -end aeration holes
in the soil are seldom adequate. Connecting the bottoms of two or more of the
vertical aeration pipes, however, allows air flow through the tubes, greatly inereas=
ing the oxygen concentration and aeration effectiveness (Kopinga 1985) (Fig. 11 -2)•;
-z, `�,� `: ;.,::. };� ;a: l:• :. _ •— ..=;\tic. v;.:r" :;•�1�:�ti���:::,,;•
rl
'• � � „�: :. r (�: • 1 ..A its ::.• s.:•;e::��:,��: ♦ ♦`�
Figure 11 -2 Aeration in pavement plantings can be increased by joining
two vertical aeration pipes across the bottom of the planting hole, one pair
each near opposite sides of the planting hole. ,Oxygen concentration in
`i the pipes will be ten times greater than in vertical pipes alone (Kopinga
1985). Aeration could be further increased by having aeration risers as
shown in Fig. 11 -3 also serve as protective stanchions for the tree.
If the soil is compacted around the planter opening and under the pavemen
aeration may also be increased and roots directed downward by drilling or wa
jetting sloping irrigation and aeration holes under and out from the root ball
under the pavement. Within a year or two the holes are filled with roots.
is
Another pavement - planting scheme is also being used in the Netherlands..:.
sentially, a planting hole is established within a planting hole (Kopinga 1985, m
.. S-' -
fied b Urban's 1989 survey) (Fig. I1 -3 Excavate a hole a roximatel 0.
Y [ Y) ( g• )• pp Y
- -.`:�”
!
(2 ft) deep to a volume `of 3.5 m3 (120 ft') or more. The shape of the hole will d
,
on the space available. All but the finished planter opening (1 to 1.2 -m, 3 to
a"
diameter or square) will be paved over. The outer portion of the hole is filled.
M::
a mixture of coarse lava slag (80 -150 mm, [3-6 in.] diameter) and `tree soil'
-
,•'•'��:,.
..:!:
ratio of about 2:1 (volume:volume, v /v)" (Kopinga 1985). A tree is planted in
- , .
?:
248 Chap. 11 Special Planting Situs 0
, ' *;
T.
U
a,
X
es
to
S-
3.
id
li-
m
Id
-ft
th
a
tie "
ns
Igure 11 -3 Favorable soil conditions for pavement plantings can be ob-
�ined by replacing 3.5 m3 (1201ft') of soil 0.6 m (2 ft) deep with coarse
,va slag and soil mix before installing pavement. The shape of an excava-
on depends on the space available. Aeration can be further enhanced by
lacing an aeration system as shown; the horizontal portion can be either
VC pipe or flexible tubing. The risers are of heavy metal pipe with addi-
onal support (not shown) to protect the tree and to withstand abuse.
center 01
give a so]
installed
and bec t
of oxyg I
grow ou
though t
Ur
rounded
is that "
term tre�
benefici
priorities
stalled.
Clt
center -ci
space an
some ph
channel:
pipe in
This is t
Planting
where the planter will be. The rock -soil mixture is lightly compacted to
id surface of lava with soil:filling the voids. The pavement can then be
This provides a firm base for the pavement with no further compaction
ise of the porosity of the lava (about 48 -50 percent v /v) an optimal supply
i for tree roots (Kopinga 1985, citing Terlouw 1981). Tree roots should
into the soil among the lava. Rocks other than lava could also be used
to aeration would not be as good.
an (1989) examined thirteen, l l- to 27- year -old plantings in tree pits sur-
by pavement in locations frost Boston to Virginia. One of his conclusions
my planting site with less than 100 cubic feet (3 m') cannot sustain long -
growth." Beyond a depth of 0.6 m (2 ft), increase in surface area is more
I than increase in soil depth for all but large- growing trees. Depending on
and adequacy of summer rain, an irrigation system may need to be in-
ster and linear tree and shrub plantings are becoming more common along
y streets and in plazas (Fig. 11-4). These provide more shared rooting
exposed surface for aeration and rain deposition. In Europe and America,
inters are joined with channels of quality soil under the paving. For the soil
to be successful, it would be; wise to have at least one perforated aeration
ach channel which is connected to vertical risers in each of the planters.
L extension of aeration system shown in Fig. 11 -3.
<. a
249
Treesin Paved Areas
I
v
•3 � 4
.`• C C d
o •a •o .c
n
0 C W
t v « =
E
M
V
V
O
Y
Q
O
1
.w�
N L
o N 0 V
O >0 - `
.0 o 00 >0 .9 C 3�" N
° y c v > N c E O S o a
O O a N c •N N IZ 0 E` 0 0- a
'c, c==d'a� „dam «3ru°
N a
E
Q`Ndo °0°ea°, ~o Z. a
.0 « y i .a p y c •a C.
- °Na0Z0 - ao =Noc„ co
O
e > o °o co ” °c °mss o ° °u OIY
°u ` rn> S c N E° Y
-0 a4, 3v.r_ar g
o ps E:5-a „ N - -0 `o d 8'a
N C 3C1 uYpp .c ' °-a o «
N°
O— CL C O•Na o 3 ad C N >-cr}
y-0 - o c .c - ° 3
!'`•� = �•m v� y c O•p M ti� O
v v c
ol-OG C c u
` d° v4 cs•ao °Yoa�•°-
� „aa c ac ° n
N C.` L p C O a p `.�0 p•pl�•c y M
ac „vyuEE� =Z `„
O U' N N N CL a E N w E°
hO• d I'M—; = � !J
C '�I
C I I ao 3
dLA)
'a; a ~dal�3
IL d�o�Nm
2 a•- >•-
O ; •C ° ~ a W
mg d „ 3'E N a E
t9 ����,00 —>'v
6
c a �— � u c
Y•
.� O�"O• C�o d
N 0 � a V
H � -0 a d
0.-.0
c
_ °v c°O
C ° °
C N y` c
Y2- :52 d0
Q N O E O> 6
W c y d O
° e E v °
3p0— "TYCO°
O a_ _�
G �r
p�
d �
d d NO•°u0 O aE
C; C w E �� 0-0
•c 1O p c a
Q o a`rm� c
a-0 u >
u c >. 0
M
u c u 4! c O 5 .; a p
a
'a N
EO�,$drY
O�•� o`O0
V c y v- u
=y~ ° >m`�
C ^ a
O ^ocNo�o
t � w
O .c oOn
0 >.� N d;
OL > -C 0
s
O
m 0 C C / V
S
r,
d � 00 d
0 '2 V � u
� 3 •� N O 6
a`N
Cr 41 'a O
y o e= F )`
0.0 0 a Of
W G 0 O
0= E
O
u N
0— a c
= O a d
ag- pEi
'NOD d r • d'a NL N•° N'°' V a C —.a M a w�L a � �L � � E
:a "6 a1 > N
L pwa N L '; n uC °•a ai dE dN° � $d'C D d , N N« ._x ; � Y r rN
0. .Q Nr 0 � v °x° a dL o•O -
; .aQ
o0 c E- 'o12! Z 0InN 0
o
O�
E
:5 x o aovi- E V N 8 ma d O �c O 0 -0 1- O aC ?_a , ° d . yQ .` O a 0 d-a *L 0 `6
C
N— Oi0 o O C a c— V D
IL Dd d ^ V O °.c; o
°
Y W Q OW _r- m v a°, Lrdw . `c N • L ^ ° d N o = dYY �[ ' LM - a a+ N° � 6 0-7 N C
> O y O V O a a O d o y .a a 'O
`� ` U 6 ` " � a, �
U » �
� >S p `
000, c N
CI d c w g— h , L h - o E
a w > v o
c V
1 c E d 41 .« 0 OD « C d -s a L O �
r '° -0 3 6p
p N 4 E V -0 -a
=M C° O; Q a ' ~ 6 a D aE c y d .a a. »co o Od VO ca�d3 O ooaa pa
og ao N > -0 O• O ° E.2 X L �O a° e ° e Z d O ex _6 =v .10 O _» 0 - -cc d O c mw; c « O .,E > c
COL o D c o a E a N
d cx 'a O 5 C.= d —° °
m Ol z o a d L d C OL : M 3 N E � ul i ^` C O c O O 4,.D-0 > a 1- a cc d y-a � o. O = > O' dy o � a p9 > 0 �•
V ` v
�L ad M e h w-0-0 ` Oo c'o Oa c c . V o> ` O c
E _ QZ� .c ud ms
o > -o aEa._ »v- -airo3°�°.0 m-0 o° + �1 Z— ^ ,
,
I
o.
r.
x
W
m
I I
I I
P�
,
J
1
I �
Lam• '�r i -�Z�� .' � %�
�'-
'NOD d r • d'a NL N•° N'°' V a C —.a M a w�L a � �L � � E
:a "6 a1 > N
L pwa N L '; n uC °•a ai dE dN° � $d'C D d , N N« ._x ; � Y r rN
0. .Q Nr 0 � v °x° a dL o•O -
; .aQ
o0 c E- 'o12! Z 0InN 0
o
O�
E
:5 x o aovi- E V N 8 ma d O �c O 0 -0 1- O aC ?_a , ° d . yQ .` O a 0 d-a *L 0 `6
C
N— Oi0 o O C a c— V D
IL Dd d ^ V O °.c; o
°
Y W Q OW _r- m v a°, Lrdw . `c N • L ^ ° d N o = dYY �[ ' LM - a a+ N° � 6 0-7 N C
> O y O V O a a O d o y .a a 'O
`� ` U 6 ` " � a, �
U » �
� >S p `
000, c N
CI d c w g— h , L h - o E
a w > v o
c V
1 c E d 41 .« 0 OD « C d -s a L O �
r '° -0 3 6p
p N 4 E V -0 -a
=M C° O; Q a ' ~ 6 a D aE c y d .a a. »co o Od VO ca�d3 O ooaa pa
og ao N > -0 O• O ° E.2 X L �O a° e ° e Z d O ex _6 =v .10 O _» 0 - -cc d O c mw; c « O .,E > c
COL o D c o a E a N
d cx 'a O 5 C.= d —° °
m Ol z o a d L d C OL : M 3 N E � ul i ^` C O c O O 4,.D-0 > a 1- a cc d y-a � o. O = > O' dy o � a p9 > 0 �•
V ` v
�L ad M e h w-0-0 ` Oo c'o Oa c c . V o> ` O c
E _ QZ� .c ud ms
o > -o aEa._ »v- -airo3°�°.0 m-0 o° + �1 Z— ^ ,
,
I
o.
r.
x
W
m
I I
I I
P�
,
J
1
I �
e»
E
o °
Mc
1
a
N
t
S
3
ILI,
M
t
R
N
c m 0.0- c ° p i i i 5 O m r 6 ca � : aN • L i-N -
hG
« s .2-O 0,
O
� O T E 0 c � o C aO
p
O :d C O` 'D =0 m - O
N c y y r L — m-
^ �1N = k o � • �-m .mpm c. w•"m - cy m ' „ o E ? .� •c No°
� .a eap C yl
T L 0 m :3 C C Z Q 3 N ; .2 -- y E c L EL L � C . C E um
„-0•p -a N C -0 N.2 al m m m N 0, A a N O •a» -a
p O..0 2 C >
Z o >Io
•e c y° �o u O -
oo,o ?c0Qoa oE 0 C
K °a D °
00 v 10
O 'Q Oo m V a ; ^ 0 m0 f 0 a C W
.a °coo;G O` E —0 cc a
o .- c C -
e „woN3 e a« 0 ; o E�a o o E o p
oN • « d o „
L - ayo=` „o -2 0.2 E a
� ,°m c ; c � ° ° ° o 0 o m - EN--5 : a d - E d-' c d iE c p ; �ao � a « o o m o •a rn of
° m
V O •a- m ° N 3 .- d
�sm °
o � E L O •C
ON ;;3 2'°m a.3 -
�> O 0 6 `, d X _ ` m ` V C o
:2-0= =.s a 0L r m -wa a • c- �a.E C E c LC . U u
h N 2a
41 0 d o0
0 � Im2 Lm .2 0'6 d y C v c »� N
mL11m E.2 u ca -0 -0 ca = > <oLpLm a=a 41: o� y EL 0, EmmmoL 0
a C -a Ea „Z
.= 0O . a O ' Qs m c o m E
m Q c W- � o «
-p Z a c o� d Oa
oN rUT >— p L=
cL� m —a E aC°� � c d- ° c E L ma -r °
c
a- »O oy� c o o m f >, - a o 0 c 3 o o a
N C
c a :d N'a0 W ` c
p
d
E•Ni -° y m C N C-0 O p 0 E c
a ao Z.� wi O
L o! Q'vi LN
m u N
s oo 0 mo : a
U. N ai
_
us
0
h
i
7
)
�i
I
t
I
N
8
h
dt a° cL c d
C $' 3 dV IS
0-0 C c N
EL E v!
CL IL
E �7 o oi.E :
�V rn
0. rn c c-a d
6 y •- d d ,� N -o O N G 6,, O F O C O
a. T E O •C v C y 0 -p N V 6 E C a
p c« NO�� pc�> ws6Ne�w —
v L• -` CQ c > ` ° Eh o•o O O.3 —r °I'` O C`O
c � N rn a �I.00.
y E d 0 --°a ` N W 6 d L w = 3 d N �.�,; � C-0 C y
= N 0 10
a d �1�rn r�v� ?• t� ; ° aC�, :
'..• ' O 3 aa `
oo E c '- -5. «.rd� Nl W '° $
EEoN621 o =E�t y d ou d Na _ p
E IOL -p ;Nd do aE2OrNyNOIca0
c y O a- 06--l., C C.. E 4G . tC V m
r 0
d a.- O p• O O a y� d O
m °.-
IL r a E -:: a° - E N N� E O O E u a`, c - u
� :r d'M e a „C 0 c C c E u c'p' a o c c o a`
a o N d d a a s °e
U. u°- „'S0�'i=o «Iv 3 N C o
d•"'oa��c3 �s
d O d-0 C
d j •a O -p m
� y• O c GG - a,�
6 C C . ° .2
c
= J:2o =s
•'� d' N
6 .8 -6 T 41
N -2 -c � 6 =
= a
2 c CL
N .a O ' N
7 C N
d w > v Y
�0 «vho>
Q C r C !,
a
C.� , E ► E
a u
1p1
0.
49
IE
W
N
a M � N t, d N
-:E
E�'pNcti
dd �ofl,
� a rn6 w
O —
c d E �� m
� °er Na
u rn 2 a u
lu — L
E C N C
-2 -t 'o E
N 4D a 0
`
h
O
1�
i�
f
i
r:
r
1
i
IE
O
�
O
-
a
N
V
Y O
r O/
c
m.
�i
I
t
I
N
8
h
dt a° cL c d
C $' 3 dV IS
0-0 C c N
EL E v!
CL IL
E �7 o oi.E :
�V rn
0. rn c c-a d
6 y •- d d ,� N -o O N G 6,, O F O C O
a. T E O •C v C y 0 -p N V 6 E C a
p c« NO�� pc�> ws6Ne�w —
v L• -` CQ c > ` ° Eh o•o O O.3 —r °I'` O C`O
c � N rn a �I.00.
y E d 0 --°a ` N W 6 d L w = 3 d N �.�,; � C-0 C y
= N 0 10
a d �1�rn r�v� ?• t� ; ° aC�, :
'..• ' O 3 aa `
oo E c '- -5. «.rd� Nl W '° $
EEoN621 o =E�t y d ou d Na _ p
E IOL -p ;Nd do aE2OrNyNOIca0
c y O a- 06--l., C C.. E 4G . tC V m
r 0
d a.- O p• O O a y� d O
m °.-
IL r a E -:: a° - E N N� E O O E u a`, c - u
� :r d'M e a „C 0 c C c E u c'p' a o c c o a`
a o N d d a a s °e
U. u°- „'S0�'i=o «Iv 3 N C o
d•"'oa��c3 �s
d O d-0 C
d j •a O -p m
� y• O c GG - a,�
6 C C . ° .2
c
= J:2o =s
•'� d' N
6 .8 -6 T 41
N -2 -c � 6 =
= a
2 c CL
N .a O ' N
7 C N
d w > v Y
�0 «vho>
Q C r C !,
a
C.� , E ► E
a u
1p1
0.
49
IE
W
N
a M � N t, d N
-:E
E�'pNcti
dd �ofl,
� a rn6 w
O —
c d E �� m
� °er Na
u rn 2 a u
lu — L
E C N C
-2 -t 'o E
N 4D a 0
`
h
O
1�
i�
f
i
J
O
N
N
=O
S
0
m
h
n
rt
7
a�
�r
r-
M
7
3
t
N
c .°� °c Ms a „ c 3 u ° E.o u o x o-° a� 3 E fm
ac >."si" � E e = o O'cl,s ° o c u �a �� a � o °; or ° ono d a
O„ °� O Ci Al � C c° C A y C C d C9 E V �: a T O1 V N L u !• N E N p C` 01 N.1 tp 0
� 0 E a�► 0 --2 1 ° o a "a=" v 0, 0 0— 0 � e� r d a o o o° o u °1 -_�
-.u- m E N ° x= E « a- « a �--a E a e E
c c o ` N.Y ° ° 2 °b_� +d N �;! —y l°yj E cseh" a� er a$ w -'- d 0 d
C O C° Q° c C o= ` O p Y` �° O `� US . C ar pp d c C d%= C �°, �, _� o° N` Q
w^N O O� N�,«th O)9i w0 NS 41.5 Z•p� y 6C °�';Y— M !•y 3 Or G ON
�+ £ ma vO�N O 4 `� d�� Cs C= d p p d 6 N 6COf~ ah 3 .` C
c C � �C401 Nw O�°C'O —G� „0.14 0 Oca��Oe�^
w�f$ "meo °��N� r~�.aN3�d�noi wgyNaooc� �aCAO °u„
m �s °•�- c ENM -$._ v„ p u c -0 Z� a u
��° ao���N .E'go voNNT - °�-a - a$lot-0a -�� »pI ee `°E °r��-oo
--p"I EN p C c 0- 0` 41 d u a»i p a c 0,": 0 ayN C` � � w¢y e c D o�
Ew' ;N mu — !•a °E c.m —', NaG «uc a`r.� Eo`cm `o NE
�n o� c E� c o �c W c� v a c erg•° °° 'rte -a a c.:' B E•` O a 3 LM
�u s- 3 °am o. a -p �°rQ�= -e•«3 ° ;?3 do c
!. m C O� r w Oy y > a- p « O ° « pr: ° v1 m �1 a V 2 ° 3 y ` _ ° ° O` 10 ¢ CL e « d1 N + E
«« os`oYac�'� ... ° °Nye v - :'cwL;a'��``1: <`o`- °'or` -'sd
��o °- ps"ocBN $. y « °�agaoo o{Yes�c°�coaC! �N_w-'aa°'o «N
W C O m N'o•° m m 0 u N NN o F u° c m 3�Y ��; p� E t'UM 2
a— °« cy N t Y O. E « 8
X.0 a 2 C '° «^ ` C 1 a- 6 v� v 0`; W` C y p T p L
So «c« a :; N E.�m°�� r~ m3 v ° o. °c+ = 3Go1. os� e ° a °�._ N -� °eo —•a °ium�
P
C4
n
r�
i
i
'09
.d. N
0
> tn -ccu vv
« a-0 .c C 4x,
w O
O c ,� -c
•b 6 O O u
N C � �
acr - a a
O tM o ll
d o �. -0 C', c
S N M c N` z N O;
of u
�yy
O C
O. N-0 a 4
u Q c u 7 N CL c OM•�� O O i= a c
N EL ` a,d`a O
°-'
Uds' »`��pc
'al--x o
.2
a ;� 6
ee �v o N c
m o 3 rn-o ds °uQ a
�= U =•`-pp (D N
Q c u o c d c s
= G C « O` -p O :C a
m
W
d
T• I
cWc
f � l
W �
0 w
3S
v 600CLt E ar
•� c t > -r, a 'ar
�»'��c�.r: E
L L a u N •D > O`
`p a d u o CCU
M �N = V` 6 O a1 Y
O c ov, c r0.. C `
c •CN p O� N•�
Y .r
of v� o ?r °o= c n
o�o�v > > 1 %0«
Orni.3Z
a O 1! a� ^ 0
d =� a E= trC C
!pW � • 6 L`o V ` p
EE - >
E N o
O 02
r o O
5^
112.2 ` : 0 c O u u 0
"' c c
a
y V �.2 1 N Y— v.'s N
W
Ow
t
h
a! 0 x N S a y
c« °d E�•a �0- $
N O .`G N
O o« O) c >° c a 0
uY ;OCR
>o`o$a- .2 "Ea
�n a1 a N •r IM �0 N O c
sOco ono °tea
N X01 ` C.c O x «-
v c 0« O c y 0` c
thou �e E
a s oar _aea
« p
O L� ?o c 3 u c
d _
p N IM -0 d° O Q U O
"-Z S S.X c.?-.c o E
e •.- a N
W O M 'Y O M« O
OWC�3ircx�-a•oo
O, c V C
W p .0 61 r' t` 0 N 'O p
;_ O u
IL '00 c d 6� N .`C CL
T•
�g O t. NOY
y .3 > c>
a'- a ° -axmcNC
M N E C V d C; N •N
p>p d a a= a; a
Cr u � ai= � `O=
C S
=,:;N �.
z12. ate';
�N dK M °-0 0 y
-o —a r.c o d
O O 6~ O E
E c N O e =` u'C
4; -0 E
L yO Y ,0 w C
a a; c c N N;
3E u N N O G 0 «°
0 s a 0 p C M o'a
0 a0_ e
e 0'00 d y 0. O �. « 2
O�I cosNeh
al0 O.; i�0 ;JE cc
7
a
X s�
t
)
l
lu
N
r
r
)
l
lu
N
r
ORIGINAL SITE PLAN
Powe
OU��q�O
TARGET LANE
E-o ' d 6ELSL26 Ol
�ro
I
....Q11' `S31kiI00SSd A-ld WMU 20:ZZ b66Z- ET-onu