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5. Final Plat & PUD Chan Business Center
6• 1 C IT Y O F PC DATE: 12/4/91 \ lib' - cHANHAtiii CC DATE: 1/13/9k I CASE #: 91 -4 PUD By: Aanenson /Krauss /ka i 1 STAFF REPORT . , I .. PROPOSAL: Preliminary Plat and Final Development Plan Approval for 1 Rezoning of Property from A -2, Agricultural Estate to PUD, Planned Unit Development- Industrial for the Chanhassen Business Center Z 1 Q LOCATION: Located south of the Chicago, Milwaukee, St. Paul and V Pacific Railroad and west of Audubon Road V APPLICANT: Ryan Construction Company P ,, a. 700 International Center P,_ I 4 900 Second Avenue South E _ Minneapolis, MN 55402 t • . III , s t_ /; - 4- V / :3 -qA. II PRESENT ZONING: A -2, Agricultural Estate ACREAGE: 93.7 acres 1 DENSITY: ADJACENT ZONING AND I/ LAND USE: N - A -2; vacant S - A -2; large lot residential , E - PUD -R; Lake Susan Hills 3rd Addition il W - A -2 & IOP; Timberwood Estates /vacant Q WATER AND SEWER: Water is available for entire site, sewer is I al available for Phase I. A feasibility study C:1 may need to be completed before approval of Phases II and III. • W PHYSICAL CHARACTER.: The site is currently being farmed and contains a soybean field. There is a Class B wetland on the site protected by the City and Army Corps of Engineers. Bluff Creek runs I through the western portion of the property. 2000 LAND USE PLAN: OI, Office Industrial 1 1 1 Chanhassen Business Center Ryan Construction December 4, 1991 Page 2 PROPOSAL /SUMMARY Ryan Construction Company, the applicant, is proposing to develop an industrial park south of Highway 5 and adjacent to Audubon Road. 1 This site is a triangular parcel which is approximately 94 acres in size. The proposal consists of a combined preliminary and final development plan for rezoning from A -2 to PUD. Preliminary plat approval is also being requested as is approval of an Environmental Assessment Worksheet for submittal to the Environmental Quality Board. Conceptual approval was given by the Planning Commission on September 4, 1991, and by the City Council on September 23, 1991. Ryan Construction will be the owner and developer of the Business Center. The site is triangular in shape bounded on the north by the Chicago, Milwaukee, St. Paul, Pacific Railroad, on the east by Audubon Road, and on the south by a farm that is currently zoned A- 2 but is guided for Low Density Residential uses. Lake Susan Hills 3rd Addition is located to the east of Audubon Road and is zoned PUD -R, to the west Timberwood Estates Subdivision zoned RR, and to the north of the subject site the property is zoned A -2. The proposal calls for ultimate development of 700,000 square feet of building. The uses include 20% office, 25% industrial, and 55% ' warehouse. The project will be called Chanhassen Business Center (CBC). All of the lots will be accessed from Lake Drive except for Lot 1, which is proposed to have direct access on to Audubon. Access to the development is from an internal cul -de -sac off of Audubon Road. The project includes 12 lots for development and two outlots. The CBC will be developed in two phases over a period of several years. Staff had directed the applicant to prepared an EAW, including a traffic study. We believed it was warranted due to the size of the project. The EAW and traffic study are discussed in greater detail at the end of the Proposal Summary section. The traffic element of the EAW states that with the first phase of development a traffic signal will be warranted at T.H. 5 and Audubon Road. In the EAW, one of the major areas of concern will be the development of the retention pond and the realignment of the flood plain in Outlot A. After the proposal was revised by the Planning Commission and recommended for approval, staff submitted the EAW to the Environmental Quality Board for the mandated 30 day review period. Notice of the EAW was published in the EQB Monitor and the review period will end on February 5, 1992. At that point, •staff will bring the findings to the City Council for final action. The intent of a PUD is to develop flexible zoning while creating a higher standard of development. Part of the PUD process is to 1 1 Chanhassen Business Center Ryan Construction December 4, 1991 Page 3 establish development standards by which site plans will be required to adhere to. This PUD will be governed by the final development plan and, as stated in the PUD Ordinance, minor extensions, alterations or modification of existing buildings or structures may by approved by the Planning Director. Any major amendments to an approved development plan may be made only by approval of the City Council after review by the Planning Commission. Each lot will have to proceed through a site plan review before any development can occur. The overall preliminary site plan appears to be in order and well designed; however, there are still a few areas of concern. These are generally of a more minor nature and are described in the staff report. The plan meets the intent of the PUD zoning including setbacks, landscaping, hard surface coverage, and parking. The intended use of this park is office, light industrial, and warehousing. These uses should not create noise or generate odor. The Public Safety Commission has reviewed concerns raised by the residents about trucks parking on Audubon Road. They are recommending that the City Council give consideration to posting no parking for trucks on Audubon Road. 1 The applicant is proposing to develop this site in two phases. The proposed retention pond for Phase I is located on Lot 6. This would serve as a temporary retention pond until the permanent retention pond is constructed within Phase II. The temporary retention pond would then be eliminated in the future with Phase II development. 1 This area is inside the MUSA line which recently was expanded by the Metropolitan Council. This area will be serviced by a trunk sewer that will have to be constructed from the south along Lyman Boulevard. This will require a lift station and forcemain system to pump back up Audubon Road to discharge into the sanitary sewer line at Lake Drive West and Audubon Road. The sanitary sewer in Audubon Road will also have to be extended easterly along future Lake Drive West to the Lake Ann Interceptor. The applicant petitioned the City Council on December 9, 1991, for a feasibility study so that work may proceed immediately on the financing arrangements. For Phase I, which includes 7 lots, the applicants are proposing to extend the sanitary sewer from the intersection of Heron Drive and Audubon Road northerly along the west side of Audubon Road. Staff•is recommending that this be done on a temporary basis with the condition that the applicants ensure there is sufficient capacity in the Lake Susan Hills system with the inclusion of the residential build out area. If there is sufficient capacity, each connection should be considered on a lot by lot basis. In addition, when Phase II sanitary sewer is 1 1 11 Chanhassen Business Center Ryan Construction 11 December 4, 1991 Page 4 constructed and if it proves to be desirable from an engineering standpoint Phase I should be redirected to flow into Phase II. Based on the traffic study prepared by RLK Associates, Ltd., on behalf of the developers, Ryan Construction, capacity analyses for the intersection of T.H. 5 at Audubon Road, suggests that the city work with MnDOT to request a traffic signal be installed to coincide with the completion of Phase I construction. Staff is recommending that the applicant pay a portion of that cost using a formula of traffic being generated by this project. Staff believes the proposal to be a well designed project and have worked extensively with the applicant over a period of months. The site is large and the project is a substantial one that will be developed over a period of. years. However, through the PUD ordinance it is comprehensively planned and will offer a consistently higher standard of development than would have occurred if the parcel were to be developed in the usual manner. Utility issues are fairly complex, but we find this to be consistent with the fact that this is the first project requested in the new MUSA area. Staff finds the proposed PUD, plat and EAW to be acceptable and recommending approval of the preliminary and final stage of the PUD plan, preliminary plat and EAW subject to proposed conditions. 11 BACKGROUND o The U. S. Weather Service has announced its plans to relocate from the Minneapolis /St. Paul International Airport to Chanhassen by 1991/1994. o They have selected a site in the southeast corner of the property along Audubon Road as their preferred location and have been working with staff and the developer to prepare appropriate plans. On September 4, 1991, the Planning Commission and on September 23, 1991, the City Council reviewed and approved the concept plans for 11 the Chanhassen Business Center PUD. In addition, the City Council is proposing to enlarge the economic /Tax Increment Financing District to include this area. PRELIMINARY AND FINAL STAGE PUD PLAN APPROVAL General Site Plan /Architecture 11 The site is used agriculturally and currently, soybean fields cover most of the site. The farmed area consists of 67.6 acres of the 93.7 acres of developable area. The 12 lots proposed are located 1 1 Chanhassen Business Center Ryan Construction December 4, 1991 Page 5 in this farmed area. There are two lots being created where development will not occur; Outlot A, which will be approximately 14.3 acres and Outlot B which will be approximately 7.8 acres. A storm water retention pond is being proposed on a portion of Outlot A. The balance of the parcel will be used to protect Bluff Creek, associated flood plain and the only significant stand of trees found on the site. Outlot B, located farther to the west, is physically separated from the main portion of the site by Outlot A. Outlot B is currently being farmed. It is not feasible to access this parcel from Audubon Road without causing significant environmental damage. There are no plans to develop Outlot B at this time. It is envisioned that this would be combined with other parcels guided for industrial use and accessed from Gaipin Boulevard. The project will be developed in two phases. The first phase is the easterly one -half of the site. The Phase I development is proposed to connect into the Lake Susan Hills sanitary sewer. Staff is recommending that this may be done on a temporary basis with the condition that there is verification of excess capacity. It was previously believed by staff that there may have been a f wetland on the proposed Lot 6. We requested a site visit and according to the Army Corps of Engineers this area is not a wetland. Based upon this finding, no mitigative measures are required. Based on the topography a majority of the site slopes westerly down from Audubon Road and the railroad track towards Bluff Creek to the west. Access is proposed to be provided by a long cul -de -sac extension from Audubon Road. Staff would have normally preferred to provide a loop street connection but this is not possible for this site without impacting environmental features or surrounding residential neighborhoods. Eleven of the 12 development sites are accessed along the proposed cul -de -sac or off a secondary cul -de- sac running north from the main road. Lot 1 is located in the northeast corner of the property. It is difficult to access Lot 1 internally due to the layout of the site plan and the elevation of Lot 1. Internal access is not impossible, however, and generally preferred by staff. However, it appears that access from Lot 1 directly onto Audubon can safely be accommodated with street improvements and may be acceptable. 1 The site plans reflects a required 50 foot landscaping buffer strip along Audubon Road and a 100 foot landscaping buffer along the southern property line. The higher profile, more office - oriented buildings will be oriented toward Audubon Road. Near the central portions of the site and the western edge, higher density development is shown. 1 1 Chanhassen Business Center' Ryan Construction December 4, 1991 Page 6 DEVELOPMENT STANDARDS i The applicant has proposed the following development standards in their PUD plan. Staff has reviewed these proposals, made comments or findings and then given the staff proposal for language to be incorporated into the final PUD plan document. a. Intent The purpose of this zone is to create a PUD light industrial /office park. 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 underground. Each lot proposed for development shall proceed through site plan review based on the development standards outlined below. b. Permitted Uses Applicant's Proposal. The applicant is requesting that all building sites within the affected property shall be used solely for office, commercial process, research, servicing light industrial, light manufacturing, warehousing, and distribution purposes and services ancillary to such uses, subject to the conditions set forth below, and subject to all applicable ordinances. In the event that a use is permitted by declaration but is not permitted by applicable ordinances, such use shall be permitted by this declaration only if an appropriate variance under such ordinance is first obtained. Finding. The permitted uses in this zone should be limited to light industrial, warehousing, and office as defined below. The uses shall be limited to those as defined herein. If there is a question as to the whether or not a use meets the definition, the City Council shall make that interpretation. 1. Light Industrial. The manufacturing, compounding, processing, assembling, packaging, or testing of goods or equipment or research activities entirely within an enclosed structure, with no outside storage. There shall be negligible impact upon the surrounding environment by 11 noise, vibration, smoke, dust or pollutants. 2. Warehousing. Means the commercial storage of merchandise and personal property. 11 3. Office. Professional and business office, non - retail activity. 1 1 11 Chanhassen Business Center Ryan Construction December 4, 1991 1 Page 7 A "variance" as mentioned by the applicant is not the appropriate procedure for deviating from these standards. A revised PUD plan would need to be sought and is not likely to be acceptable. Furthermore, we are proposing that truck terminals be prohibited from this project due to on and off -site impacts. Lastly, the applicant has made representations to the city that parcels located along Audubon Road be devoted primarily to office uses due to their high visibility. We agree with this statement and also believe that higher quality office use structures are more appropriate near residential parcels and public right -of -ways. Therefore, we are recommending that a condition be added to the effect that all parcels located along Audubon Road contain at least * * * ** 50% of their total floor area in office space and that the office components of the building be oriented towards the exterior of the PUD. 1 • c. Setbacks Applicant's Proposal. The applicant is proposing a building 1 setback of 50 feet from the required buffer yards, public right -of -ways, front, and rear property lines and 10 feet from all internal side lot lines. For parking setbacks, the proposal is for a 20 foot setback from the buffer yards, 10 feet from internal lot lines and 25 feet from Lake Drive. Finding. In the PUD standards there is the requirement for landscape buffering in addition to building and parking setbacks. The landscape buffer on Audubon Road is 50 feet, south of Lake Drive and 100 feet along the southern property line. The PUD zone requires a building to be setback 50 feet from the required landscape buffer and public right -of -ways. There is no minimum requirement for setbacks on interior lot lines. Staff is recommending the following setbacks. 1 Building Parking Audubon Road Buffer & Setback 50' plus 50' 50' plus 10' 1 South Property Line & Setback 100' plus 50' 100' plus 10' Front & Rear ROW on Lake Drive 25' 15' 1 Interior Side Lot Line 10' 10' Railroad Right of Way 30' 30' 1 Audubon Rd north of Lake Drive 50' 20' 1 1 II II Chanhassen Business Center Ryan Construction II December 4, 1991 Page 8 II d. Development Standards Tabulation Box Building Site 11 Lot # Lot Size Building Size Coverage Impervious Acre Square Foot Density Density 1 6.0 59,000 23% 55% II 2 3.3 39,000 27% 70% 3 4.0 48,000 28% 70% II 4 3.7 46,000 29% 70% 5 3.5 41,000 27% 65% II 6 9.5 134,000 33% 75% 7 8.0 118,000 34% 75% II 8 5.6 51,000 21% 64% 9 5.3 47,000 20% 70% 10 4.5 57,000 29% 60% 11 4.0 44,000 29% 60% 1 12 10.0 16,000 4% 9% Road 4.2 60% 11 Subtotal 71.6 700,000 avg. 25% - avg. 62% II The average hard surface coverage does not include Outlots A and B. The PUD standard for hard surface coverage is 70% for office and industrial uses. The proposed development meets this standard with and average of 62% hard surface coverage. I USE PERCENT SQUARE FOOTAGE I Office 20 % 140,000 Manufacturing 25 175,000 I Warehouse 55 % 385,000 TOTAL 100 % 1 700,000 II II II 1 Chanhassen Business Center Ryan Construction December 4, 1991 Page 9 e. Building Materials and Design Applicant's Proposal. The developer is proposing masonry or concrete, poured in place, tilt -up or pre -cast, finished in- stone, textured or coated smooth or with a rock face. 1 Finding. The PUD requires that the development demonstrate a higher quality of architectural standards and site design. All mechanical equipment, shall be screened with material compatible to the building. 1. All materials shall be of high quality and durable. 1 Masonry material shall be used. Color shall be introduced through colored block or panels and not painted block. 1 2. Brick may be used and must be approved to assure uniformity. 1 3. Block shall have a weathered face or be polished, fluted, or broken face. 4. Concrete may be poured in place, tilt -up or pre -cast, and shall be finished in stone, textured or coated. 5. Metal siding will not be approved except as support , material to one of the above materials or curtain wall on office components or, as trim or as HVAC screen. 6. All accessory structures shall be designed to be compatible with the primary structure. 7. All roof mounted equipment shall be screened by walls of compatible appearing material. Wood screen fences are prohibited. All exterior process machinery, tanks, etc., are to be fully screened by compatible materials. 8. The use of large unadorned, prestressed concrete panels and concrete block shall be prohibited. Acceptable materials will incorporate textured surfaces, exposed aggregate and /or other patterning. All walls shall be given added architectural interest through building design or appropriate landscaping. 9. Space for recycling shall be provided in the interior of all principal structures for all developments in the Business Center. 1 1 1 11 Chanhassen Business Center Ryan Construction December 4, 1991 Page 10 f. Site Landscaping and Screening Applicant's Proposal. The applicant is requesting to install the required buffer landscaping incrementally or as each lot developments. They propose the Landscaping Plan act as a design guide for the Business Center. 11 Finding. Staff is recommending that all buffer landscaping, including boulevard landscaping, included in Phase I area to be installed when the grading of the phase is completed. This may well result in landscaping being required ahead of individual site plan approvals but we believe the buffer yard and plantings, in particular, need to be established immediately. 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 open spaces and non - parking lot surfaces shall be ' landscaped, rockscaped, or covered with plantings and /or lawn material. ' 2. Storage of material outdoors is prohibited unless it has been approved under site plan review. All approved outdoor storage must be screened with masonry fences and /or landscaping. 3. The master landscape plan for the CBC 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. 11 4. Undulating or angular berms 3' to 4' in height, south of Lake Drive along Audubon Road shall be sodded or seeded at the conclusion of Phase I grading and utility construction. The required buffer landscaping may be installed incrementally, but it shall be required where it is deemed necessary to screen any proposed development. All required boulevard landscaping shall be sodded. 5. Loading areas shall be screened from public right -of- ways. Wing wall may be required where deemed appropriate. 11 1 I/ Chanhassen Business Center Ryan Construction December 4, 1991 1 Page 11 g. Signage 1 Applicant's Proposal. The applicant is proposing each lot to have a building mounted sign and one free standing sign. In addition, they are proposing one entrance sign for the Business Center. Finding. Staff is proposing that all freestanding signs be 1 limited to monument signs. The sign shall not exceed eighty (80) square feet in sign display area nor be greater than eight (8) feet in height. The sign treatment is an element of the architecture and thus should reflect with the quality of the development. The signs should be consistent in color, size, and material throughout the development. The applicant should submit a sign package for staff review. 1. Each property shall be allowed one monument sign located near the driveway into the private site. 2. All signs require a separate permit. 3. The signage will have consistency throughout the development. A common theme will be introduced at the development's entrance monument and will be used throughout. 4. Consistency in signage shall relate to color, size, materials, and heights. h. Lighting Applicant's Proposal. The applicants are proposing a shoe box fixture with high pressure sodium lamps. The plans did not provide for street lighting. 1 Finding. Lighting for the interior of the business center should be consistent throughout the development. The applicant's proposal is consistent with the lighting standards for the PUD ordinance. The plans do not provide for street lighting. As with previous industrial parks /roadways, the City has required the developer to install street lights throughout the street system. The street lights should be designed consistent with the existing lighting along Audubon Road. 1 1. A decorative, shoe box fixture (high pressure sodium vapor lamps) with a square ornamental pole shall be used throughout the development area for area lighting. 1 1 Chanhassen Business Center' Ryan Construction December 4, 1991 Page 12 2. Lighting equipment similar to what is mounted in the 11 public street right -of -ways shall be used in the private areas. 1 3. All light fixtures shall be shielded. Light level for site lighting shall be no more than candle at the property line. This does not apply to street lighting. 11 STREET /ACCESS The main access to this site is off of Audubon Road. Audubon is classified as a Class I collector street according to the Eastern Carver County Comprehensive Transportation Planning Study, dated October, 1990. With full development of the CBC, 100 feet of 11 right -of -way on Audubon Road will be required and eventually a 44 foot wide urban street will be required. Currently a 33 -foot right -of -way exists along the west side of Audubon Road. Staff is recommending that with the final plat, an additional 17 feet of right -of -way be required to achieve a 50 foot dimension from the centerline of Audubon Road. ' Proposed Lake Drive is shown as a 60 right -of -way. This is consistent with other industrial parks in the city. Staff is recommending that the right -of -way be 80 feet from the intersection at Audubon to the short cul -de -sac off of Lake Drive. This portion of the street should be designed with 2 exit lanes, one for left turns, and the other for through traffic and right turn movements. In addition, the radius on the curbs at all intersections should be changed to 30 feet. The street construction plans should also incorporate the southbound acceleration and deceleration lanes along Audubon Road and the future alignment of Lake Drive West. The development proposes a separate entrance from Lot 1 onto Audubon Road. As discussed in the traffic element of the EAW, this access is not favored by the staff. However, due to the layout of the industrial /office park in this area, it may be the best way to get access to Lot 1. The proposed deceleration lane should aid in right turns into Lot 1. According to the traffic report, most of ' the traffic movements from Lot 1 will travel north, reducing conflict with the traffic exiting from Lake Drive West, who will also be traveling north. Staff would recommend that the entrance drive to Lot 1 be moved to the north (approximately 500 feet north of Lake Drive West) so that it aligns with the existing drive to the east of the property (Stockdales). The total estimated Average Daily Traffic (ADT) generated from the site is expected in the range of 4,300 to 5,000. The parking provided for the site is 900 stalls, plus loading docks for all 11 proposed developments. Based on the city's parking standards, the 1 i 1 Chanhassen Business Center Ryan Construction December 4, 1991 Page 13 parking plan includes 560 stalls provided for the office use and 340 stalls for the warehouse /manufacturing. Based on the traffic study prepared by RLK Associates, LTD. on behalf of the developers, Ryan Construction, dated October 25, 1991, the capacity analysis for the intersection of T.H. 5 at Audubon Road suggests that the city work with MnDOT and request that a traffic signal be installed to coincide with the completion of Phase I of construction. The staff is recommending that the developer pay a portion of the cost of the traffic signal located at T.H. 5 and Audubon Road, based on the traffic being generated by the industrial park. As development pressure dictates, turn lanes and traffic control devices such as a signalized intersection at T.H. 5 and Audubon and I/ possibly Lake Drive West may required. The applicant shall be required to participate in the acquisition of the traffic signal. The city proposes that the developer participate in the cost of the , traffic signal based on the traffic generated from this development. Landscaping /Tree Preservation , The PUD landscape plan identifies plant material locations along the entire perimeter of the CBC, the proposed Lake Drive roadway 1 and two "typical" planting plans for the individual lots. Phase I planting shall occur upon completion of the utility construction for Phase I. The landscaping as required in the PUD ordinance shall act as a buffer screen to adjoining properties. As currently planned, the City will take title to Outlot A and permanently protect and maintain this area. There is a large stand of mature trees approximately 6 acres in size. The applicants are planning to preserve the existing mature stand of trees which include oak, ash, basswood and ironwood, ranging in size from new 1 growth to 30' caliper. There are no other significant stands of trees found on the property. Grading /Drainage , The development will be graded in two phases. The first phase is the easterly one -half of the site. The overall grading plan proposes grading the entire site and constructing a storm retention pond for storm runoff generated from this development. The retention pond will encroach into the flood plain and require mitigation. As a result, the applicant proposed increasing the depth of the flood plain to offset the area lost with the proposed retention pond. The applicant met with the DNR on November 27, 1991, to address their concerns about grading in the flood plain 1 1 Chanhassen Business Center Ryan Construction December 4, 1991 Page 14 (see attached letter). The grading plan has been revised to reflect no grading through the bottom of Bluff Creek. Grading will be done only along the banks of the creek. The slopes proposed with the retention pond will be a maximum slope of 3:1. Staff recommends that the north, east, and south slopes be a maximum of ' 4:1 in order to facilitate access for maintenance equipment to the bottom of the ponding areas as well as safety measures. 11 The project proposes to construct a series of storm sewers to convey runoff from each individual lot to the proposed retention pond. Storm sewer calculations for a 10 -year storm event should be submitted to the City Engineering Department for review. All retention ponds shall be built to NURP standards and provide nutrient removal calculations. ' As a part of Phase I grading, the plans show lot 6 being used as a temporary retention pond for runoff generated over the easterly half of the site. The plans propose draining the first phase of ' the development towards Lot 6 and then when Phase II is developed this pond would be abandoned. As with most retention ponding areas after the utility improvements are accepted by the city, maintenance responsibilities are transferred to the City. Depending on phasing, a temporary retention pond may be constructed with Phase I improvements. Maintenance of the temporary retention pond and storm sewers should be the responsibility of the developer until both phases are fully developed. The city anticipates excessive maintenance /cleaning of the storm drainage system until the development is completely built out. The applicant shall dedicate and provide a maintenance access drive to these areas for future maintenance considerations. The appropriate drainage and utility easements should be conveyed over these areas with the final plat approval. Erosion Control 1 With the construction of Phase I the plan purpose constructing a temporary access at Audubon Road and Lake Drive West. The plans also propose a silt fence along the westerly retention pond (Outlot A) as well as the down stream side of the site grading. Due to the magnitude of the parcel being graded and its location, it is recommended that Type III erosion control be installed. It is also recommended with Phase I construction that erosion control (Type I) be installed along the entire westerly grading limits for erosion control measures as well as marking the limits of construction. The erosion control shall be placed in front of the temporary retention pond. Staff also recommends that a Type I silt fence be placed along Audubon Road between the curb and the proposed berm lying north of the future Lake Drive West. 1 Chanhassen Business Center 11 Ryan Construction December 4, 1991 Page 15 The plans call for all areas being altered due to construction and be restored with seed and disc mulched, sod, wood -fiber blanket or be hard surfaced within two weeks after construction. Staff would like to change this condition to read that all turf restoration shall be completed within two weeks after the site is graded. 1 Utilities The MUSA lines have recently been expanded and this site now is 1 included within this district. Phase I waste water will flow to the east and connected into an existing 8" sanitary line, flowing through the Lake Susan Hills West 3rd Subdivision. Phase II waste water is projected to flow to the west, cross Bluff Creek and be tied into a proposed sanitary sewer trunk line (Bluff Creek). A feasibility study is currently being performed by Bonestroo Rosene Anderlik and Associates for the proposed Bluff Creek sanitary sewer trunk line. Under the recently approved Comprehensive Plan, the MWCC approved ' the placement of a lift station in the vicinity of Lyman Boulevard into which the entire area could drain by gravity, utilize forcemains to pump the sewage back up Audubon Road into the future Lake Drive West to the Lake Ann Interceptor. The city's engineering consultant, is exploring appropriate methods of how to serve this area. 1 The development plan for Phase I is proposing extending an 8" sanitary sewer line from Heron Drive north along the west side of Audubon Road to provide service to Lots 1, 2, 3, 4, 5, 10, and 11, Block 1. Staff is recommending that this may be done on a temporary basis with the following conditions. Each site will have to be evaluated individually to ensure that there is sufficient capacity in the Lake Susan Hills System. Staff is requesting a copy of the applicants calculations for capacity to verify inclusion of the residential build out the remainder of the Lake Susan Hills area. Staff will also require that the development contract restrict the flow on each lot so as not to exceed the capacity of the system. Staff also recommends with the implementation of Phase II sanitary sewer improvements, the sanitary sewer line proposed in Phase I shall be switched to flow into the new sanitary trunk sewer system. In order to provide sanitary sewer to Phase II of the CBC a trunk 1 sewer will have to be constructed from the south along Lyman Blvd, which will require a lift station and forcemain system to pump back up Audubon Road to discharge into the sanitary sewer line at Lake Drive West and Audubon Road. In addition, a sanitary sewer line previously proposed with Lake Drive West lying east of Audubon Road will also have to be constructed. The Lake Ann Interceptor is 1 1 1 1 Chanhassen Business Center Ryan Construction December 4, 1991 Page 16 located approximately one -third mile east of Audubon Road (see Attachment). As with any improvement project, the applicant is responsible for petitioning the city for extension of sanitary • sewer service to Phase II and paying for the initial feasibility ' report study. Should the project be authorized, the applicant will be entitled to a refund of the security provided for the initial feasibility report study. 11 Staff would like to point out that this parcel of land had not been assessed for sanitary trunk sewer yet. Even if the easterly half of the site is able to utilize the existing sanitary sewer at Heron Drive the entire tract of land should pay its fair share of the trunk sewer system to be built for Phase II. Utility and drainage easements should be conveyed with the final plat over those areas where the sanitary sewer line extends out beyond the street right -of -way. In addition, the applicant shall dedicate to the city an easement for the future trunk extension ' through Outlot B. The drainage and utility easements shall be a minimum of 20 feet wide. In an effort to provide access for maintenance it is suggested that a gravel access road or possibly ' a combination trail be built along the sanitary sewer route through Lots 7, 8, Outlot A and Outlot B. Municipal water service is available to the site from Audubon Road. The plans call for extending a 10 inch water main through the site and looping back south to Audubon Road by continuing to the south and east back out to Audubon Road to complete the loop. Staff recommends that the watermain loop be extended southerly to within 10 feet of the south property line and then proceed easterly to Audubon Road to provide for possible future extension and looping to the adjacent parcel to the south. In the areas of the development where the watermain is extended outside of the street right -of -way, the final plat should convey a ' 20 -foot wide drainage and utility easement over these areas. Detailed street and utility construction plans have been submitted, however no specifications were provided. Staff will be preparing ' a report on the construction plans and specifications shortly after final plat approval. Park and Recreation ' A looped trail system is being proposed for the north side of Lake Drive. This trail system will tie into the proposed trails for Heron Drive, Lake Drive West and access under the railroad tracks. The applicant will be required to pay the park dedication fee ($2,500.00 /acre) and trail fees ($833.00 /acre) in the development 1 Chanhassen Business Center 11 Ryan Construction December 4, 1991 Page 17 contract. No development shall occur on Outlot A it shall be preserved as a open space. Because the project will be developed in phases, staff is recommending that the trail system for a loop even if it is on a temporary basis. It may be several years before the development is completed and the trail system will be more functional if it loops or ties into the existing system. , ENVIRONMENTAL ASSESSMENT WORKSHEET The proposed project as outlined in the EAW includes 93.7 acres of ' property intended to be developed into 700,000 square feet of buildings. Uses include 20% office, 55% warehousing, and 25% light industrial. 1 The current land use on the eastern 71.6 acres is a combination of farmed soybean and cornfields, sparsely wooded edge condition, and moderate slopes and native vegetation. The proposed development is compatible with the Comprehensive Plan and is located on a designated collector route, Audubon Road. The amount of existing crop land will be reduced to 38.9 acres of IN impervious surface and 28.3 acres of landscaping. The amount of wooded /brush /grassland will be approximately the same amount before and after development, 21.5 acres before and 24.7 acres after. Two 2 to 8 class wetlands will increase from .75 acres to 1.56 acres after development. Outlot A contains an "ecologically sensitive" site. This site is a 5+ acre of hardwood forest which has evolved, and is a valuable natural resource and will be preserved. This area of Outlot A contains the upper portion of the Bluff Creek drainage basin and if not protected, impacts will be felt downstream. Outlot A also contains a flood retention pond that will be built into the flood plain of Bluff Creek. The alteration of the flood plain will need the approval of the DNR. Approximately 78 acres will be graded which involves 480,000 cubic 1 yards of excavation. All grading will be on site with no material being removed. The project will be graded in two phases. During construction Type III erosion control will be required. As a part of the erosion control measures, the applicant should be required to remove any materials that manage to get into Bluff Creek and to clean Audubon Road as often as necessary if mud, etc., is tracked out onto the right -of -way. Under the recently approved Comprehensive Plan, the MWCC approved the placement of a lift station in the vicinity of Lyman Boulevard , 1 1 3 Chanhassen Business Center Ryan Construction December 4, 1991 Page 18 ' into which the entire area could drain by gravity, utilize forcemains to pump the sewage back up the hill into the Lake Ann Interceptor. The city's engineering consultant, is exploring appropriate methods of how to serve this area. ' The proposed development plan for Phase I is connect into the Lake Susan Hilis sanitary sewer. The plans propose to extend an 8" 11 sewer line from Heron Drive north along the west side of Audubon Road to provide service to Lots 1, 2, 3, 4, 5, 10, and 11, Block 1. Staff is recommending that this may be done on a temporary basis ' with the conditions that each site will have to be evaluated individually to ensure that there is sufficient capacity in the Lake Susan Hills system. Staff is requesting a copy of the applicant's calculations for capacity to verify inclusion of the residential build out in the remaining Lake Susan Hilis area. Staff will also require that a condition be placed in the Development Contract to restrict the flow on each lot so as not to exceed the capacity of the system. Staff also recommends with implementation of Phase II sanitary sewer improvements to the development, if feasible, the sanitary sewer proposed in Phase I should be switched to flow into the new sanitary sewer trunk system. After review and recommendation of the preliminary site plan by the ' Planning Commission there will be a 30 day comment period following notice of the EAW in the EQB Monitor. ' Traffic Element The traffic element of the EAW addresses the proposed traffic impacts due to the development of the subject site. The site has been divided into potential uses for the purpose of forecasting trip generation. The proposed level of full development includes the potential of 700,000 gross feet of general office building, warehousing, and manufacturing. The traffic reports were reviewed for their relevance in addressing the demographic and road needs for the next twenty years. The two reports include: ' T.H. 212 Traffic forecasts, I 494 to Norwood /Young America, prepared for Mn /Dot, 1985 Eastern Carver County Comprehensive Transportation Planning Study. prepared for Eastern Carver County Technical Committee, 1990 ' Current Average Traffic Volumes (ADT) were received by Mn /DOT and the City. In addition RLK Associates took 24 hour machine counts on T.H. 5 and Audubon Road. The analysis looked at the impacts of 1 Chanhassen Business Center Ryan Construction December 4, 1991 Page 19 traffic generated by Chanhassen Business Center for the years 1992 and 1996. Anticipated traffic entering and exiting the site is distributed with 3472 ADT (80 %) north on Audubon Road and 868 ADT (20 %) south 1 from the site. Of the site traffic on Audubon Road northerly of the site entrances 2083 ADT (60 %) is going to and from the east and T.H. 5 and 1389 ADT (40 %) is going to and from the west on T.H. 5. The report predicts when T.H. 212 is built traffic patterns on Audubon Road will increase 20% to the south and decrease 20% to the north. Capacity analyses were completed for the intersection of T.H. 5 at Audubon Road for the a.m. and p.m. peak hours in 1991, including traffic generated with Phase I development of the CBC. With the full development traffic added to the 1996 base conditions, it is anticipated the existing unsignalized intersection would operate at unacceptable levels of service during both the a.m. and p.m. peak hours. In the report it is recommended that the city contact MnDOT to request that a traffic signal be installed to coincide with the competition of Phase I of construction. The proposed driveway access onto Audubon Road from Lot 1 is not favored by the staff. However, due to the layout of the industrial /office park it may be best way to get access to Lot 1. The traffic study shows that most of the turn movements into the site will be coming from southbound onto Audubon. A deceleration lane has been designed to accommodate right turns into Lot 1 and also Lake Drive West. Again according to the traffic report most of the traffic movements from Lot 1 will travel north, reducing conflict with the traffic exiting Lake Drive West, who will also be traveling north. Staff would recommend that the entrance drive to Lot 1 be moved to the north (approximately 500 feet north of Lake Drive West) so that it offsets into the existing drive to the east of the property (Stockdales). Staff is concerned that when Audubon and Lake Drive West become a full blown intersection with channelization that there will not be enough stacking room between the entrance drive on Lot 1 and the intersection of Lake Drive West. REZONING Justification for Rezoning to PUD 1 The applicant is requesting to rezone approximately 94 acres from A -2 Agricultural Estate District to PUD -OI, Planned Unit Development Office Industrial. The following review constitutes our evaluation of the PUD request. The review criteria are taken from the intent section of the PUD Ordinance. 1 11 Chanhassen Business Center Ryan Construction December 4, 1991 Page 20 Section 20 -501. Intent ' Planned unit development developments offer enhanced flexibility to develop a site through the relaxation of most normal zoning district standards. The use of the PUD zoning also allows for a greater variety of uses, internal transfer of density, construction phasing and a potential for lower development costs. In exchange ' for this enhanced flexibility, the City has the expectation that the development plan will result in a significantly higher quality and more sensitive proposal than would have been the case with the other, more standard zoning districts. It will be the applicant's responsibility to demonstrate that the City's expectations are to realized as evaluated against the following criteria: Planned unit developments are to encourage the following: 1. Preservation of desirable site characteristics and open space and protection of sensitive environmental features, including steep slopes, mature trees, creeks, wetlands, lakes and scenic views. ' Finding. In this proposed development the applicant intends to save the existing stand of mature trees along Bluff Creek, located on Outlot A. The Comprehensive Plan Land Use Map identifies the creek corridor as Park /Open Space. 2. More efficient and effective use of land, open space and public facilities through mixing of land uses and assembly and development of land in larger parcels. Finding. The subject property is triangular in shape, bounded by the creek, railroad tracks and Audubon Road. The shape of the property prohibits design flexibility that one could find with a flat square piece of property. The advantage in the ' PUD proposal is that the city is gaining a totally planned concept. If this were to develop separately as individual parcels, many of these design considerations would not be included. These design elements include an approved sign ' package, uniform street and parking lot lighting, compatible or cohesive architecture and building materials. The coordination of site development will also improve the l efficiency and cost effectiveness of public improvements. For example, the project is large enough to help facilitate a solution to providing sewer service to the new MUSA area. ' Also, the development of a single, comprehensive drainage system will maximize the effectiveness of nutrient removal efforts while reducing the city's long term maintenance costs. 1 1 Chanhassen Business Center Ryan Construction December 4, 1991 Page 21 3. High quality design and design compatibility with surrounding land uses, including both existing and planned. Site planning, landscaping and building architecture should reflect higher quality design than is found elsewhere in the community. Finding. The applicants are proposing to submit individual building plans for each development lot. The city will utilize its normal site plan review procedure for each. The approved PUD documents will establish firm guidelines to ensure that the site is developed in a consistent and well planned manner. Higher quality development will result. 1 4. Sensitive development in transitional areas located between different land uses and along significant corridors within the city will be encouraged. Finding. This site is bounded on the east by Audubon Road. The Comprehensive Land Use Map calls for a 50 foot buffer yard for additional buffering for the subdivision to the east. In addition, the Comprehensive Plan calls for a 100 foot buffer yard along the southern property line. This area will eventually be developed with single family homes consistent with the Comprehensive Plan. Concept plans call for establishing an acceptable landscape buffer in the appropriate areas. Site topography and tree cover will also place much of the site beyond the view of adjacent residential areas. In addition, the location of the U. S. Weather Service site along Audubon Road will improve buffering. Most of this site will remain permanent open space. 5. Development which is consistent with the Comprehensive Plan. 1 Finding. The Comprehensive Land Use Map identifies the subject area as the potential land use of Office /Industrial. The Land Use Map also identifies a Park /Open Space corridor, 300 to 400 hundred feet in width, running the entire length of the property. This area is located in proposed Outlot A area on the site plan. The Comprehensive Plan also identifies a buffer strip 50 to 100 feet in width along Audubon Road and along the southern side of the property line. The intent of this buffer line is to help preserve and establish vegetation to help mitigate the impacts of development to surrounding properties. The proposal is fully consistent with the Comprehensive Plan. 6. Parks and open space. The creation of public open space may be required by the city. Such park and open space shall be 1 1 Chanhassen Business Center Ryan Construction 11 December 4, 1991 Page 22 ' consistent with the Comprehensive Park Plan and overall trail plan. Finding. The site plan shows a loop trail around the perimeter of the site, terminating at the northern and southern property line along Audubon Road. The applicants may propose to develop only the south half of this loop, with a connection then being made through the railroad tunnel and onto the property to the north which is also controlled by Ryan Construction. In addition, the Park /Open Space corridor ' along Bluff Creek, including the mature stand of trees, will be preserved. The Park and Recreation Commission will be reviewing this proposal in September. ' 7. Provision of housing affordable to all income groups if appropriate with the PUD. ' Finding. This provision of the PUD district is not applicable to this proposal. 8. Energy conservation through the use of more efficient building ' designs and sightings and the clustering of buildings and land uses. I Finding. Ryan Construction intends to pursue the use of railroad spur lines for Lots 2, 4, 6 and 7 during the preliminary design stage. The applicants are proposing energy conservation for the buildings in two ways. First, earth mounding will help shield the buildings from the seasonal weather extremes. Secondly, architectural treatment of the building will attempt to capture the most efficient and ' effective design related to energy conservation. The lighting fixtures selected for use in the parking lot ' areas and on the public streets will be outfitted with an energy saving type of lamp. Additionally, they will include photo electric cells to turn them on /off automatically. ' 9. Use of traffic management and design techniques to reduce the potential for traffic conflicts. Improvements to area roads and intersections may be required as appropriate. Finding. The main access to the site is off of Audubon Road. Designated as a collector street by the City Comprehensive ' Plan, it was upgraded last year. Traffic improvements such as turn lanes that may be warranted to support the project shall be recommended as a condition of approval. This road is a Carver County Collector. All access for the lots will be from the proposed extension of Lake Drive West. The applicants are 1 1 Chanhassen Business Center 11 Ryan Construction December 4, 1991 Page 23 requesting to have access onto Audubon from Lot 1. The traffic study will also review this proposal. PLANNING COMMISSION UPDATE On December 4, 1991, the Planning Commission recommended approval 1 of the preliminary plat and the preliminary and final development plan for the Chanhassen Business Center and approval of the EAW. The EAW availability will be published in the EQB Monitor on January 6, 1992. The 30 day comment period will being on that day and will expire on February 5, 1992. The Planning Commission wanted the sewer connections on Phase I to be granted on a temporary basis. When Phase II is developed and the new trunk line is in place those connections in Phase I should be abandoned and redirected to the new sewer line. The Planning Commission requested staff to impose a time limit on the phasing of the project. Staff is recommending that a 3 year time limit be implemented. The Planning Commission raised the concern that the temporary pond should be just that and the permanent retention pond should be developed to guarantee implementation of the NURP Standards. 1 In addition, the Commission recommended that the recreation trail have an internal loop. Staff is recommending that the trail be ' extended to run along the northern side of Lake Drive. STAFF RECOMMENDATION Staff recommends that Preliminary Plat for the Chanhassen Business Center be approved subject to the following conditions: 1. Provide the following easements and right -of -way: • an additional 17 feet of right -of -way along the westerly side of Audubon Road throughout the plat. • a 20 foot wide drainage and utility easements over the proposed sewer and water lines outside the road right -of- way. • a 20 foot drainage and utility easement for the sanitary sewer proposed along the west side of Audubon Road lying south of the proposed main entrance. • standard front, side and rear lot drainage and utility , easements 1 1 Chanhassen Business Center' Ryan Construction December 4, 1991 1 Page 24 • trail and conservation easements over all buffer yards, Outlot A, and sidewalk connection from Lake Drive west to city trail. • drainage and utility easements over the Bluff Creek flood plain and all retention basins. • Lake Drive West shall have a 60 foot right -of -way. The right -of -way shall be 80 feet wide from the intersection of Audubon Road to the short cul -de -sac north off of Lake Drive West. The radius on the curbs at all street intersections Audubon Road shall be 30 feet. 2. The main entrance street shall be named Lake Drive West consistent with the future extension of Lake Drive West, east ' of Audubon Road. 3. The applicant shall provide the City Engineering Department ' with storm sewer calculations designed for a 10 -year storm event and ponding calculations to show that the ponds will retain a 100 -year storm event and will discharge at the pre- development runoff rate. Data shall be provided on nutrient removal capacity of all ponds for review and approval by the City. A temporary retention pond for Phase I shall be created on Lot 6 until Phase II is developed. ' 4. The applicant shall petition the City for preparation of a feasibility report for the extension of a trunk sewer line to service Phase II and interim service for Phase I of the site which will be refunded upon project approval and authorization by the City Council. ' 5. If only Phase I of the site is graded, erosion control fence shall be incorporated along the perimeter of the construction limits. Type I erosion control fence shall be installed and maintained along the entire westerly perimeter of Phase I construction limits. Phase II construction will require the perimeter of the construction limits shall be Type III erosion control. All areas disturbed during site grading shall be immediately restored with seed and disc mulched, sod or wood - fiber blanket within two weeks of site grading or before November 15, 1992, except in areas where utilities and streets will be constructed yet that year. Areas disturbed with a slope of 3:1 or greater must be restored with sod or wood - fiber blanket. As a part of the erosion control measures, the applicant shall be required to remove any materials (sediment) that enter into Bluff Creek. 1 1 Chanhassen Business Center' Ryan Construction December 4, 1991 Page 25 6. The watermain loop between Lots 8 and 9 shall be extended to within 10 feet of the southerly property line and then proceed , east and parallel to the south property line back to Audubon Road. 7. The applicant shall provide the Engineering Department with 1 the calculations estimating the capacity of the sanitary sewer line through Lake Susan Hills West development and the predicted flows each lot will generate. The applicant will be required to demonstrate that each site requested for development in Phase I can be accommodated without exceeding sewer capacity of existing services. The sanitary sewer lines in Phase I shall be switched to flow into the trunk sanitary sewer system proposed for Phase II at the developers expense when service is available. , 8. The northerly, easterly and southerly slopes of the retention ponds shall be reduced to a minimum of 4:1 for maintenance purposes. 9. As a condition of final plat approval, the applicant shall enter into a development contract and provide the financial security to guarantee construction of the improvements. 10. The developer shall construct the utility and street improvements in accordance with the latest edition of the city's standard specifications and shall prepare final plans and specifications and submit for city approval. A 6 foot wide concrete sidewalk /trail shall be included along one side of Lake Drive West (Phase I and Phase II). The developer shall acquire utility construction permission /permits from the PCA and Minnesota Department of Health. , 11. The developer shall obtain all necessary permits from the Watershed District, DNR and Army Corps of Engineers and comply with all conditions of the permits. Drainage plans shall be revised as outlined in the approved staff report and shall be resubmitted to City staff for approval. The applicant shall obtain permission /permit from the railroad authority for all grading activities within the railroad property. 12. The developer shall incorporate street lights into the street construction plans. The street lights should be installed at 150 to 200 foot intervals. The street lights shall be designed consistent with existing lighting on Audubon Road. A 250 -watt contemporary low- profile rectilinear - rectangular style lighting fixture with pressure lamps mounted on a 25- foot high cortin steel pole. 1 • Chanhassen Business Center Ryan Construction December 4, 1991 Page 26 13. The entire tract of land development (lots 1 -12) shall be 1 assessed for the future trunk sewer system to be built for Phase II (Lots 6, 7, 8, 9 and 12). 14. The Developer shall be responsible for a percentage of the costs for traffic signals at Audubon and T.H. 5. based on traffic counts attributed to the development. ' 15. The applicant will be required to pay park dedication ($2,500.00 /acre) and trail fees ($833.00 /acre) in the development contract. No development shall occur on Outlot A as it shall be preserved as open space. 16. The recreation trail shall be located along the north side of ' Lake Drive West. The trail shall be a 6' wide concrete walk along Lake Drive West and 8' wide bituminous trail along the sewer easement and stubbing to the Railroad underpass in Outlot A. The recreation trail shall also loop from Outlot A along the southern property line up along Audubon Road and to tie into Lake Drive West. This trail (see exhibit for trail route) shall have bituminous surface and be 8' in width. 17. The developer shall be responsible for maintaining the storm sewer and retention ponds until both phases of the development are "built out ". ' Staff recommends that the Preliminary and Final development plan approval for the PUD Plan for the Chanhassen Business Center be approved subject to the following conditions: 1. Final PUD plan approval be subject to the 30 day comment ' period after public notice of publication of the EAW in the EQB Monitor and a finding by the City Council that an Environmental Impact Statement is not required. 2. The development standards, as proposed by staff in the November 18, 1991, staff report, shall be incorporated into the PUD development guide for the Business Center. 1 3. Site plan approval from the city, as outlined in the City Zoning Code, will need to be obtained for each lot as development is proposed. 4. The permitted uses in this zone shall be limited to light industrial, warehousing, and offices as defined in the PUD ordinance and in the November 18, 1991, staff report. Truck transfer terminals shall be prohibited from this project. 1 1 1 Chanhassen Business Center Ryan Construction December 4, 1991 Page 27 5. All parcels located along Audubon Road shall be designed to look like an office building including such design elements as scale, height, and material components for office buildings. 6. Building materials and designs shall be: a. All materials shall be of high quality and durable. Masonry material shall be used. Color shall be introduced through colored block or panels and not painted block. , b. Brick may be used and must be approved to assure uniformity. c. Block shall have a weathered face or be polished, fluted, or broken face. d. Concrete may be poured in place, tilt -up or pre -cast, and 1 shall be finished in stone, textured or coated. e. Metal siding will not be approved except as support 1 material to one of the above materials or curtain wall on office components, or as trim, or as HVAC screen. f. All accessory structures shall be designed to be compatible with the primary structure. g. All roof mounted equipment shall be screened by walls of ' compatible appearing material. Wood screen fences are prohibited. All exterior process machinery, tanks, etc., are to be fully screened by compatible materials. h. Large unadorned walls shall be prohibited. All walls shall be given added architectural interest through building design or appropriate landscaping. i. Space for recycling shall be provided in the interior of all principal structures for all developments in the Business Center. 7. All freestanding signs be limited to monument signs. The sign shall not exceed eighty (80) square feet in sign display area nor be greater than eight (8) feet in height. a. Each property shall be allowed one monument sign located 1 near the driveway into the private site. b. All signs require a separate permit. 1 1 1 1 Chanhassen Business Center Ryan Construction December 4, 1991 Page 28 c. The signage will have consistency throughout the development. A common theme will be introduced at the development's entrance monument and will be used 1 throughout. d. Consistency in signage shall relate to color, size, materials, and heights. e. The applicant shall provide staff with an acceptable sign package for incorporation into the PUD agreement.(with 1 the development of Phase I.) 8. The street lights should be designed consistent with the ' existing lighting along Audubon Road. a. A decorative, shoe box fixture (high pressure sodium vapor lamps) with a square ornamental pole shall be used throughout the development area for area lighting. b. Lighting equipment similar to what is mounted in the 1 public street right -of -ways shall be used in the private areas. c. All light fixtures shall be shielded. Light level should be no more than candle at the property line. Street lighting is excluded from this requirement. ' 9. The entrance drive to Lot 1 be moved to the north approximately 500 feet north of Lake Drive West, so that it aligns with the existing drive to the east of the Stockdale 1 property. 10. If traffic counts warrant, the city shall work with MnDOT to 1 request that a traffic signal be installed at T.H. 5 and Audubon Road to coincide with the completion of Phase I of construction. 1 11. Each lot shall submit a separate landscaping plan as a part of site plan review. In addition, all site landscaping and screening shall: 1 a. All open spaces and non - parking lot surfaces shall be landscaped, rockscaped, or covered with plantings and /or 1 lawn material. b. Storage of material outdoors is prohibited unless it has been approved under site plan review. All approved outdoor storage must be screened with masonry fences and /or landscaping. 1 1 1 Chanhassen Business Center Ryan Construction December 4, 1991 Page 29 c. The master landscape plan for the CBC 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. 1 d. Undulating or angular berms 3' to 4' in height, south of Lake Drive along Audubon Road shall be sodded at the conclusion of Phase I grading and utility construction. The required buffer landscaping may be installed incrementally, but it shall be required where it is deemed necessary to screen any proposed development. 1 e. Loading areas shall be screened from public right -of- ways. Wing wall may be required where deemed appropriate. 12. The trail system shall loop, using the utility easement along to the storm water retention pond. 13. Temporary improvements in Phase I are limited to 3 years. At that point final street, utility and drainage improvements must be installed. Surety shall be provided to ensure timely completion of these improvements. ATTACHMENTS 1. Memo from Dave Hempel dated November 27, 1991. 2. Memo from Todd Hoffman dated November 8, 1991. 3. Memo from Mark Littfin dated August 28, 1991. 4. Letter from DNR dated November 18, 1991. 5. Letter from Environmental Quality Board dated January 3, 1992. 6. Narrative document dated October 21, 1991. 7. EAW dated October 21, 1991. 8. Traffic study dated October 25, 1991. 9. Planning Commission minutes dated December 4, 1991. 1 1 1 1 1 1 . , CITYOF 1 f .,.„ $ cHANHAssEN 1 _r „,.,„ ,‘ 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 • FAX(612)937-5739 I 1 MEMORANDUM TO: Kate Aanenson, Planner II I FROM: Dave Hempel, Sr. Engineering Technician L . 1 DATE: November 27, 1991 SUBJ: Preliminary Plat Review of Chanhassen Business Center I Proposal File No. 91 -13 LUR t I Upon review of the plans submitted by Ryan Construction Company dated October 21, 1991, I offer the following comments and recommendations: 1 . GRADING AND DRAINAGE 1 It appears that this development is to be graded in two phases with the first phase concentrating over the easterly one -half of the site. The overall grading plan proposes grading the entire site I and constructing a storm retention pond for storm runoff generated from this development. Construction of the retention pond will encroach into the flood plain and require mitigation. As a result, I the applicant proposes increasing the depth of the flood plain to offset the area lost with the proposed retention pond. The Minnesota Department of Natural Resources will need to review and approve of this mitigation measure, The slopes proposed with the 1 retention pond will be a maximum of 3:1. Staff recommends that the slopes be a maximum slope of 4:1 in order to facilitate maintenance equipment in accessing the bottom of the ponding area as well as 1 safety measures. The project proposes to construct a series of storm sewers to I convey runoff from each individual lot to the proposed retention pond. Storm sewer calculations for a 10 -year storm event along with ponding calculations for a 100 -year event should be submitted to the City Engineering Department for review. Detailed storm I sewer construction plans have been submitted to the City for review. Staff will prepare a separate report on the street and utility construction plans during the final plat approval process. 1 t $ PRINTED ON RECYCLED PAPER 1 Kate Aanenson November 18, 1991 Page 2 As a part of Phase I grading, the plans do not provide for any temporary retention pond for runoff generated over the easterly half of the site. The plans propose draining the first phase of the development northwesterly towards the railroad tracks which eventually drain southwesterly parallel to the railroad tracks into the flood plain. This grading activity will involve encroaching upon the railroad property. The applicant must receive permission /permit from the railroad authority for this work. Staff recommends that this low area adjacent to the tracks be constructed into a ponding area for interim use or possibly a permanent second retention pond. As with most retention ponding areas, maintenance responsibilities are generally transferred over to the City. The applicant shall dedicate and provide a maintenance access drive to these areas for future maintenance considerations. The appropriate drainage and utility easements should be conveyed over these areas with the final plat approval. 1 EROSION CONTROL The plans propose with Phase I construction a temporary rock construction entrance at Audubon Road and Lake Drive West. The plans also propose silt fence along the westerly retention pond as well as the downstream side of the site grading. Due to the • magnitude of the parcel being graded, it is recommended that Type III erosion control be installed. It is also recommended that erosion control fence (Type III) be installed along the westerly grading limits for erosion control measures as well as marking the limits of construction. Staff also recommends that Type I silt fence be placed along Audubon Road between the curb and the proposed berm lying north of future Lake Drive West. The plans propose for all areas altered because of construction to be restored with seed and disc mulched, sod, wood -fiber blanket or be hard surfaced within two weeks after completion of construction. Staff would like to change this condition to read that all turf restoration shall be completed within two weeks after the site is graded except in areas designated for utility or street construction that year. UTILITIES 1 Municipal water service is available to the site from Audubon Road. The plans propose extending a 10 -inch watermain through the site and looping back to Audubon Road by continuing to the south between Lots 8 and 9 and then easterly back out to Audubon Road to complete 1 ' Kate Aanenson November 18, 1991 Page 3 the loop. Staff recommends that the watermain loop be extended southerly to within 10 feet of the south plat boundary and then ' proceed easterly to Audubon Road to provide for possible future extension and looping to the adjacent parcel to the south. ' In the areas of the development where the watermain is extended outside of the street right -of -way, the final plat should convey 20-foot foot wide drainage and utility easements over these areas. Detailed utility construction plans have been submitted; however, ' no specifications were provided. Staff will be preparing a staff report on the construction plans and specifications with the final plat approval. All utility construction should be constructed in 1 accordance with the latest edition of the City of Chanhassen's standard specifications. Project specifications shall incorporate the City's standard specifications. SANITARY SEWER Municipal sanitary sewer service is not readily available to the entire site. Audubon Road does have an 8 -inch sanitary sewer line that was constructed in conjunction with the Audubon Road upgrade last year with the intent that a sanitary sewer line would be extended through the Redmond parcel (lying east of Audubon Road) along the future Lake Drive West which would eventually tie the two systems together. However, that project did not proceed; ' therefore, the sanitary sewer line in Audubon Road is inoperational at this time. As a part of the Lake Susan Hills West 3rd Addition, a sanitary sewer line was extended underneath Audubon Road at Heron Drive. This line has limitations with regards to capacity as well as ' elevation to serve the site. The plans propose on extending an 8- inch sewer main from Heron Drive north along the west side of Audubon Road to provide service to Lots 1, 2, 3, 4, 5, 10 and 11, Block 1. Staff is concerned with the capacity of the existing line ' through Lake Susan Hills West 3rd Addition. In a report prepared by the developer's engineer (R.L.K., Incorporated) revealed that there appears to be enough capacity in the existing line on Heron ' Drive to accommodate these new lots in the Chanhassen Business Center. Staff is requesting copies of their calculations for verification and to see if it included future "built -out" conditions of the residential area south of Lake Susan Hills which 1 will eventually drain into the Lake Ann Interceptor. If staff concurs with their calculations and allows connection to the system, there should be a mechanism to track and regulate the amount of flow discharged from Phase I through the sewer line at Heron Drive to insure that flows do not exceed the capacity limits. The exact sanitary sewer discharge limitation from each of these 1 1 ,1 Kate Aanenson November 18, 1991 Page 4 • 1 lots should be placed in the chain of title as well as in the development contract to insure that the flows do not exceed the capacity limits downstream. Staff also recommends with implementation of Phase II sanitary sewer improvements to the development if feasible the sanitary sewer line proposed in Phase I should be switched to flow into the new sanitary sewer trunk system. The City recently included this area into the MUSA. The City's consultant, Bonestroo, Rosene, Anderlik & Associates, Inc. is preparing comprehensive - sanitary sewer plans which includes this parcel. In order to provide sanitary sewer service to Phase II of the Chanhassen Business Center a trunk sewer line will have to be constructed from the south along Lyman Boulevard which will require a lift station and forcemain system to pump back up Audubon Road to discharge into the sanitary sewer line at Lake Drive West and Audubon Road. In addition, the sanitary sewer line previously proposed along Lake Drive West lying east of Audubon Road (Redmond property) will also have to be constructed. The Lake Ann Interceptor is located approximately one -third mile east of Audubon Road (see Attachment #1). As with any improvement project, the applicant is generally responsible for petitioning the City for extension of public improvements, i.e. sanitary sewer, and providing a cash escrow for the preparation of a feasibility study. Should the project be authorized by the City, the applicant will be entitled to a refund of the security escrow. Staff would like to point out that this parcel of land has not been assessed for sanitary trunk sewer yet. Even if the easterly half of the site is able to utilize the existing sanitary sewer stub at Heron Drive, the entire tract of land should pay its fair share of the trunk sewer system to be built in conjunction with Phase II of this development. This may require that pending trunk sanitary sewer assessments be recorded against each parcel in Phase I. Utility and drainage easements should be conveyed with the final 1 . plat over those areas where the sanitary sewer line extends out beyond the street right -of -way. In addition, the applicant should dedicate to the City an easement for the future trunk sewer extension through Outlot B. The drainage and utility easements shall be a minimum of 20 feet wide. In an effort to provide access for maintenance purposes it is suggested that a gravel access road or possibly a combination trail be built along the sanitary sewer route through Lots 7, 8, Outlot A and Outlot B. 1 1 1 1 ' Kate Aanenson November 18, 1991 ' Page 5 ' STREETS The plans propose a 36 -foot wide face -to -face street with B -618 concrete curb and gutter inside of a 60 -foot wide street right-of- way. This is consistent with other industrial parks in the City. It is recommended for the segment of roadway between Audubon Road and "Street A" which is the first cul -de -sac to the north, that the ' right -of -way be extended to 80 feet wide to accommodate additional turn lanes and signalization in the future. In addition, all intersection curb radiuses should be increased to 30 feet wide to accommodate truck turning movements. The street construction plans ' for Lake Drive West should be expanded to provide for a left turn lane, and through /right turn lane for outbound traffic on to Audubon Road. The street construction plans should also ' incorporate the southbound acceleration and deceleration lanes along Audubon Road as proposed with the site plan. The acceleration and deceleration lanes shall be built according to ' MnDOT standards. The plans propose a separate entrance to Lot 1 off Audubon Road. Staff is not comfortable with allowing any additional driveway curb ' cuts on Audubon Road. However, if the driveway access is granted, it is recommended that the entrance be located a minimum of 500 feet north of the main entrance to the development. This should provide adequate spacing between the future turn lanes and channelizations to be incorporated at the intersection of proposed Lake Drive West and Audubon Road. The applicant should also be 1 advised there may be a possibility that future roadway improvements such as medians may limit traffic movements to right -in /right -out only on Lot 1. ' Audubon Road south of the railroad tracks to the future extension of Lake Drive West currently exists as a 44 -foot wide urban street. South of Lake Drive West, Audubon Road is built to rural city ' standards (24 -foot wide bituminous mat with 6 -foot wide gravel shoulders. According to the Eastern Carver County Transportation Study (ECCTS), Audubon Road is classified as a Class I collector street which requires a minimum right -of -way of 80 feet and ' recommends a 100 feet to accommodate a 44 -foot wide urban street. There currently exists a 33 -foot wide right -of -way along the west side of Audubon Road and 50 feet along the east. An additional 17 ' feet of street right -of -way should be dedicated along the west side of Audubon Road with the final plat. The EAW addresses the proposed traffic impacts anticipated with development of the site. The site has been divided into potential uses for the purpose of forecasting trip generation. The proposed level of full development includes the potential of 700,000 gross ' feet of general office building, warehousing, and manufacturing. Kate Aanenson November 18, 1991 1 Page 6 Two traffic reports were reviewed and applied for their relevance in addressing the demographic and road needs for the next twenty years. The two reports include: T.H. 212 Traffic forecasts. I -494 to Norwood /Young America, prepared for Mn /DOT, 1985 Eastern Carver County Comprehensive Transportation Planning Study, prepared for Eastern Carver County Technical Committee, 1990 ' Current Average Traffic Volumes (ADT) were received from MnDOT and the City. In addition, the developer's engineering firm, RLK Associates took 24 -hour machine counts on T.H. 5 and Audubon Road and prepared a traffic analysis. Currently, this intersection does not meet warrants as required for installation of a traffic signal. MnDOT ranks this intersection 35th on their priority list. The analysis looked at the impacts of traffic generated by Chanhassen Business Center for the years 1992 and 1996. Anticipated traffic entering and exiting the site is distributed with 3472 ADT (80 %) north and southbound on to Audubon road north of the site and 868 ADT (20 %) north and southbound from the south. Of the site traffic on Audubon Road northerly of the site entrances, 2083 ADT (60 %) is going to and from the east on T.H. 5 and 1389 ADT (40 %) is going to and from the west on T.H. 5. The report predicts when T.H. 212 is built, traffic patterns on Audubon Road will increase by 20% to the south and decrease 20% to the north. 1 Capacity analyses were completed for the intersection of T.H. 5 at Audubon Road for the a.m. and p.m. peak hours in 1991 including traffic generated with Phase I development of the Chanhassen Business Center (CBC). With the full development traffic added to the 1991 base conditions, it is anticipated the existing unsignalized intersection at T.H. 5 and Audubon Road would operate at unacceptable levels of service during both the a.m. and p.m. peak hours. In the report it is recommend that the City contact Mn /DOT to request that a traffic signal be installed to coincide with the completion of Phase I of the construction. As development pressure dictates turn lanes and traffic control devices such as signalized intersections along Audubon Road at T.H. 5 and possibly Lake Drive West may be warranted. The applicant should be aware they may be required to participate in the acquisition of these traffic signals. The plans do not provide for street lighting. As with previous 1 industrial parks /roadways the City has required the developer to install street lights throughout the street system. The street lights should be designed consistent with the existing lighting along Audubon Road. A 250 -watt contemporary low - profile, 1 1 Kate Aanenson November 18, 1991 Page 7 ' rectilinear - rectangular style lighting fixture with high - pressure lamps mounted on a 25 -30 foot high corten steel pole. The poles should be placed between 150 and 200 feet apart. RECOMMENDED CONDITIONS OF APPROVAL 1 1. Provide an additional 17 feet of right -of -way along the westerly side of Audubon Road throughout the plat. ' 2. Provide the 20 -foot wide drainage and utility easements over the proposed sewer and water lines outside the road right -of- way. 3. Provide a 20 -foot drainage and utility easement for the sanitary sewer proposed along the west side of Audubon Road lying south of the proposed main entrance. ' 4. The main entrance street shall be named Lake Drive West consistent with the future extension of Lake Drive West east ' of Audubon Road. 5. Provide the City Engineering Department with storm sewer calculations designed for a 10 -year storm event and ponding calculations to show that the ponds will retain a 100 -year storm event and will discharge at the predeveloped runoff rate. ' 6. If a curb cut is allowed for Lot 1 on to Audubon Road, it shall be located a minimum of 500 feet north of the proposed main entrance (Lake Drive West) and provide a deceleration lane. 7. The applicant shall petition the City and provide a $12,000 ' escrow for preparation of a feasibility report for the extension of a trunk sewer line to service Phase II of the site which will be refunded upon project approval and authorization by the City Council. 8. A secondary retention pond should be constructed for the 1 northerly 15 acres of the site which drain to and parallel of the railroad tracks (Lots 4 and 6). 9. If only Phase I of the site is graded, silt fence shall be incorporated along the perimeter of the construction limits and if the entire site is graded, Type III erosion control shall be installed and maintained along the westerly perimeter of the construction limits. Kate Aanenson 1 November 18, 1991 Page 8 1 10. The watermain loop between Lots 8 and 9 shall be extended to within 10 feet of the southerly property line and then proceed east and parallel to the south property line back to Audubon Road. 11. The applicant shall provide the Engineering Department with the calculations estimating the capacity of the sanitary sewer line through Lake Susan Hills development and the predicted flows each lot will generate. Sanitary sewer discharge through Lake Susan Hills West 3rd Addition shall be considered a temporary condition if future trunk facilities on Audubon Road can feasibly serve Phase I. 12. A covenant regulating the amount of discharge from Phase I shall be placed in the title of each parcel as well as in the development contract to insure that flows will not exceed capacity limitations downstream. 13. Inside slopes of the retention ponds shall be reduced to a minimum of 4:1. 14. As a condition of final plat approval, the applicant shall enter into a development contract and provide the financial security to guarantee construction of the improvements. 15. The developer shall construct the utility and street improvements in accordance with the latest edition of the City's standard specifications and shall prepare final plans and specifications and submit for City approval. Project specifications shall incorporate the City's standard specifications. The developer shall acquire utility construction permits from the PCA and Minnesota Department of Health. 1 16. The developer shall obtain all necessary permits from the Watershed District, DNR and Army Corps of Engineers and comply with all conditions of the permits. Drainage plans shall be revised as outlined in the approved staff report and shall be resubmitted to City staff for approval. 1 17. The applicant shall obtain permission /permit from the railroad authority for all grading activities within the railroad 1 property. 18. The developer shall incorporate street lights into the street construction plans. The street lights should be installed at 150 to 200 -foot intervals. The street lights shall be designed consistent with existing lighting on Audubon Road. A 250 -watt contemporary low- profile rectilinear - rectangular Kate Aanenson November 18, 1991 1 Page 9 ' style lighting fixture with pressure lamps mounted on a 25- foot high corten steel pole (see Attachment #2). 11 19. All areas disturbed during site grading shall be immediately restored with seed and disc mulched, sod or wood -fiber blanket within two weeks of site grading or before November 15, 1992 except in areas where utilities and streets will be constructed yet that year. Areas altered with a slope of 3:1 or greater must be restored with sod or wood -fiber blanket. 1 20. The entire tract of land development shall be assessed for the future trunk sewer system to be built for Phase II (Lots 6, 7, 8, 9 and 12). ' 21. If feasible, the sanitary sewer lines in Phase I should be switched to flow into the trunk sanitary sewer system proposed for Phase II. 22. The developer shall be responsible for a share of the cost for traffic signals on Audubon Road at Lake Drive West and T.H. 5. ' ktm Attachments: 1. Lake Ann Interceptor Location Map. 1 2. Street Light Detail. 1 1 1 1 1 1 1 1 , 1 ! . J \ ' , . 1 - g 1 ..„.... 0 r 4 2 A ci . 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AtiZYZE ja MIS i " / / ••-•- ; I 4 CD . z AT • A CtIMENT 1 _... _ 1 1 NOTES: Ot LUMINAIRE - EXTRUDED ALUMINUM F RAME 1 R ECTANGULAR CASE WITH FLAT, IMP A RESISTANT GLASS LENS. ONE PIECE SPECULAR +20" ALUMINUM REFLECTOR, OPTICAL ASSEMBLY y TO BE SEALED AND TO HAVE IES TYPE II, I MEDIUM CUTOFF LIGHT DISTRIBUTION FURNISHED # 12 " " WITH 250 WATT,240 VOLT H.P.S. LAMP IN MOGUL BASE 400 WATT MAX.) BALLAST SHALL 0 I 0 BE CAPABLE OF STARTING ONE H.P.S. 250 1 WATT LAMP FROM A NORMAL 240 VOLT POWER I1 SOURCE AT A TEMPERATURE DOWN TO -20 C. - ±8" AND BE CAPABLE OF OPERATION WITH LAMP IN OPEN OR SHORT CIRCUIT CONDTION FOR 0 6 MONTHS WITHOUT SIGNIFICANT LOSS OF 1 BALLAST LIFE. LUMINAIRE SHALL BE UL LISTED FOR WET LOCATIONS. SEE FIXTURE SCHEDULE. COLOR MATCH TO WEATHERING STEEL POLE. 1 © O ARM SHALL BE RECTANGULAR ALUMINUM APPROXIMATE DIMENSION 2 1/4 "x 6 "x 12" LONG. 0 POLE SHALL BE MILLERBERND MODEL SOH300 1 OR VALMONT MODEL DS 220 -FP -HBASE 30' EQUAL SQUARE TAPER FOR SIDE MOUNT APPROX. LUMINAIRE, AND SHALL BE FABRICATED _ . 1 OF WEATHERING STEEL. 0 REMOVABLE WEATHERPROOF TOP COVER. . OS TYPE H BASE WITH 7 1/2 "x 11 "x14" I WEATHERPROOF REMOVABLE DOOR AND WITH INTERNAL GROUND. © LIGHTING POLE WIRING CONNECTED TO FEED 1 0 WITH JOY - X89 OR APPROVED EQUAL SERIES FUSED CONNECTORS AND FUSED WITH 0 6 AMP BUSSMAN TYPE KTK OR APPROVED EQUAL FUSES. 1 " III_ 111 0 0 FOUNDATION BASE - SEE FOUNDATION DETAIL. 1 TYPE -R1• STREET LIGHTING ASSEMBLY NO SCALE 1 LIGHT FIXTURE SCHEDULE 1 TYPE DESCRIPTION LAMP Al STERNER 1 2PD- 34047 -A00 -240 2S0 MPS 1 SINGEL 250 WATT MPS LUMINAIRE WITH ONE PIECE DIE - FORMED ALUMINUM REFLECTOR WITH SPECULAR ALUMINUM FINISH. ONE PIECE EXTRUDED ALUMINUM HOUSING. CLEAR.,•FLAT. TEMPERED GLASS I LENS. TYPE II DISTRIBUTION CORTEN COLOR. SUPPLIED WITH CABLE HANDLE FOR OPENING DOOR. PROVIDE ALL NSP MAINT- ENANCE REQUIREMENTS. POLE SHALL BE 30 FEET SQUARE TAPERED STEEL. MILLERBERND l SOH- 300 -1F5 WITH TYPE N BASE. 1 1 ATTACHI RENT 2 1 CITY OF 1 Ilk_ I 1 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612)937-19000 FAX(612)937-5739 II MEMORANDUM TO: Kate Aanenson, Planner II 1 FROM: Todd Hoffman, Park and Recreation Coordinator i DATE: November 8, 1991 . 1 SUBJ: Chanhassen Business Center Attached is a copy of the staff report presented to the Park and 1 Recreation Commission on September 24, 1991, in regard to the proposed Chanhassen Business Center, and the follow up II correspondence to Mr. Kent Carlson. The recommendations outlined on pages 2 and 3 of the staff report dated September 18, 1991, in regard to park and trail issues, were approved by the Park and Recreation Commission at their September meeting. 1 As you are aware, Mr. Carlson believes the Park and Recreation Commission and the Park and Recreation Department are II uncompromising on these recommendations. This is true to the extent that the commission and staff does not accept the position that the dedication. of Outlot A and the construction of a II sidewalk/trail be accepted in lieu of park and trail fees. The reasons for this are clearly documented in the attached information. , However, it is now my understanding, through conversation with 1 Assistant City Manager Gerhardt, that Ryan Construction Company has agreed to the inclusion of park.($2500 /acre) and trail ($833 /acre) I fees in the development contract for the Chanhassen Business Center, with the understanding that the acquisition of Outlot A and the construction of any trails be negotiated as part of the Tax Increment Financing package. 1 It should be noted that acceptable materials for the construction of a sidewalk /trail include concrete and /or bituminous, and that I the final configuration of the trail allow for connection to proposed Lake Drive West, Heron Drive, and the railroad tunnel. Attachments: Letter to Mr. Kent Carlson 1 Staff report dated September 18, 1991 pc: Todd Gerhardt, Assistant City Manager 1 Paul Krauss, Planning Director - es t., PRINTED ON RECYCLED PAPER II • . __ 1 • . j ia 1 1 I I I •I I —� ■rte . /�1t1 _ • • i ;, . I I l .1 Ili _,. ;\. /� " it s h�� • �a! il. �, , � Its:. 7.'"\...a.Zr.Z11• \� _� \ _ Li. • ‘ ti, .,? i .` F `` w L rY , a . 1 ., .. ,.. • :a .. ii ...,.. N „I ::: \ - 1 1 r -..\\/\ '''‹ i \° r!1 i i f .v E_ o Cal u_ M x 1 ± � f Er o. Z r— i :: t l ! Ai 1 t' ■ — 1 gi:Ilj 1:: rlsl1ill! f. ii , � I iz ej }j 'j ' ¢z • !'° Ij l, '� I = • il, z j ! ij = j:j li i° i � � s l:,: = I i( i,..,• zi., - lift!! ; \` } '_•A l i: - :il : — — .. — lit • \ v., 1 ! . i 1 ! J 1 i i i 1!!iI i i!1i1i ! ! i i i !! i!I II N‘s � I I I &u: : lf idis ! ! � ':. I 1 '� dsz:t..: oil :z.tt ! Isst: I � � ` • ! i *8 i ss. A I :4:7 , h 1 i ... i � ..... , Et j . :1 SU !t. I i!f!I I• :` 1, I ' I I lit fill li i 1 Ii I ilifillifiliiii \\ I N . I ' 1 . 1 „.• • i ..CITY 0 CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 • FAX (612) 937 -5739 1 MEMORANDUM ' TO: Paul Krauss, Planning Director Todd Hoffman Park and Recreation Coordinator FROM: , r DATE: September 26, 1991 1 SUBJ: Site Plan Review, Chanhassen Lakes Business Center PUD, Planning Case , This item was originally scheduled for review by the Park and Recreation Commission on August 27, 1991, but was subsequently removed from the agenda at the request of the applicant. The item was rescheduled for review on September 24, 1991. That evening, a representative of RLK Associates informed me of the wishes of Ryan Construction Company to have the item deleted from the agenda again. Upon making this known to the Commission, they chose to take action on the item with the clear understanding that Ryan .Construction Company would be welcome to address the Commission at their October 22, 1991 meeting. The Park and Recreation Commission chose this action to allow a timely recommendation to be made. Upon reviewing the proposed Chanhassen Business Center PUD, the Park and Recreation Commission unanimously approved the recommendation that the City Council accept full park and trail fees for commercial /industrial development within the city ($2,500 /acre park fee and 5833 /per acre trail fee) for the Chanhassen Business Center PUD, and to require a 20 ft. wide trail easement within the 100 ft. buffer zone on the south edge of the development; along the north side of the proposed cul -de -sac road; on the west and north side of Lot 8; and on the west side of Audubon Road from the cul -de -sac to the 100 ft. buffer (see attachment depicting easement areas). • In that this development presents some unusual circumstances in this area, I have consulted the City Manager. The attached letter addressed to Mr. Kent Carlson addresses the results i of.these discussions. If you have questions in this regard, please let me know. pc: Don Ashworth, City Manager Todd Gerhardt, Assistant City Manager , 1 CITYOF 4 11‘ CHANHASSEN 1 1 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 • FAX (612) 937 -5739 1 September 30, 1991 1 Mr. Kent Carlson ' Ryan Construction Company 900 Second Avenue South 700 International Center Minneapolis, MN 55402 Dear Mr. Carlson: I was disappointed to hear last Tuesday that you could not attend the scheduled Chanhassen Park and Recreation Commission meeting. In addressing this situation with the Commission, they chose to act ' on this item instead of deleting the agenda item a second time. However, in doing so, the Commission made it clear that they would be happy to hear from Ryan Construction Company at the October 22, ' 1991, Park and Recreation Commission meeting and, if need be, amend their recommendation to the City Council. In taking action on this item, the Commission fulfilled its desire to forward a timely recommendation. Again, the Commission would welcome a presentation from Ryan Construction Company in this regard. I am also looking forward to continuing our discussions in this area. I feel there is a need to clarify the city!s position on park, recreation and open space issues relating to the proposed Chanhassen Business Center. It is without saying that Ryan ' Construction Company is dedicated to the development of a quality business center in Chanhassen. Along the way, the city affords as well as imposes a variety of tools to assist Ryan Construction . Company to that end. In making the recommendation to accept full ' park and trail fees for the Chanhassen Business Center, the Commission felt that the park acquisition and development requirements utilized by the city is not the best "tool" to secure ' trail development and the retention of open space for this site. The Commission also recommended that the City Council require the dedication of a 20 ft. trail easement to accommodate a pedestrian walkway as depicted on the attached diagram. Please note the addition of a segment of trail along Audubon Road not included in the original recommendation. The City remains open to discussion in this area. 1 1 1 Mr. Kent Carlson September 30, 1991 111 Page 2 As eluded to in my most recent report to the Park and Recreation Commission, these items can be incorporated as part of Tax Increment District No. 3 currently being .modified. These incorporations will be refined as plans proceed, but can include the construction of the pedestrian walkway and the negotiated acquisition of Outlot A. In discussions with Mr. Don Ashworth, City Manager, it is understood that Mr. Todd Gerhardt, Assistant City Manager will be carrying out the administration of these issues. The park and trail fees generated by the Chanhassen Business Center will be better utilized in the development of other park and recreational areas. I can see where a misunderstanding has occurred in this regard. I -hope you agree it is in everyone's interest to best utilize all the resources available to us in negotiating the highest quality development of this area. Please contact me if you would like to be scheduled on October 22, 1991, for the Park and Recreation Commission meeting or to discuss your feelings in this regard. 1 Sincerely, • Todd Hoffman 1 Park and Recreation Coordinator TH:k 1 pc: Don Ashworth, City Manager Todd Gerhardt, Assistant City Manager Paul Krauss, Planning Director 1 • • • • • 1 1. 1 1 1 1 C ITYOF 11111011111' CHANHASSEN 1 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 e FAX (612) 937 -5739 MEMORANDUM TO: Park and Recreation Commission FROM: Todd Hoffman, Park and Recreation Coordinator 7/7 ' DATE: September 18, 1991 ' SUBJ: Ryan Construction Proposal - Park and Recreation Coordinator's Update This item was scheduled for review by the Park and Recreation Commission on August 27, 1991, but was subsequently pulled from ' that evening's agenda at the request of the applicant. This application presents a handful cf issues in regard to parks and recreation which the Commission must review. However, the size of this site (93.7 acres - comparable to the total area of Lake Ann ' Park) and the eternal impact this development will have upon the City demands our full and detailed consideration of each. The magnitude of the recreational and leisure needs resulting from the ' development of this site cannot be underestimated and must be Accommodated. The thousands of employees working in the proposed Chanhassen .Business Center will not only make use of on -site amenities; the trail loop, but will also have the opportunity to participate in Park and Recreation programs offered by the department. There is also a. multiplying affect generated by the families of those employees who wish to reside within the City. In short, the affects of this development are far reaching in regard to the provision of park, recreation and leisure opportunities. In a conversation with Mr. Kent Carlson, Property Development Manager for Ryan Construction Company, he indicated that Ryan Construction • Company acknowledges this assessment. To temper his remarks; however, their concern in addressing the provision of these services is one of hundreds such concerns and in the case of the ' availability of off -site recreation services does not necessitate their attention. ' These concerns are the only responsibility of the Park and Recreation Commission. 1 In an attempt to clarify each of the issues, I will address them separately. 1 LOY PRINTED ON RECYCLED PAPER 1 , 1 • Park and Recreation Commission September 18, 1991 Page 2 1 Park Fee and /or Dedication Requirements As eluded to in my original report, the site plan does not call for 1 any park fee credit to be given, contrary to the request for such by the applicant in their narrative document. Chanhassen City Code states that land conveyed or dedicated to the city or the cash fees in lieu of the dedication shall be in addition to and not in lieu of open space requirements for planned unit developments (PUD). Clearly, this PUD would not be viable without the applicant calling for the preservation of the only mature stand of trees located on the property, the creekbed, the flood plain and the other environmentally sensitive areas within Outlot A. Many advantages are bestowed upon developers under the umbrella of a PUD, in return for these the city has a number of expectations, one of which is the preservation of Outlot A (see attached justification ■ on rezoning to PUD, excerpt from Planning Commission packet dated September 4, 1991). Granting park fee credit for this preservation would award the applicant the opportunity to "double -dip" benefits. RECOMMENDATION Again, it is recommended that the City accept full park fees 1 ($2,500 per acre) for the Chanhassen Business Center PUD. Trail Fee and /or Construction Requirements 1 As a basis for conversation in the area of trails, it can be assumed that all parties involved recognize the need to provide 1 some form of internal pedestrian trail /sidewalk system on a site of this size. Ignoring or down playing the need is simply not in the interest of the employees / "people" working there. In addition, some configuration of a loop trail system will benefit the city at large through its availability to neighboring residents. In the event that a stronger case backing the construction of a trail is necessary a never ending list of potential uses and there corresponding benefits will be compiled. As Mr. Tim Erhart, Planning Commissioner, stated at the September 4, 1991, Planning Commission meeting, "I like the trail...I think it makes a lot of sense...I wish we would have done that in the industrial park that we are in (Chanhassen Lakes Business Park)...You see a lot of joggers. To have a trail, off - street trail, would have been really nice." The applicant does have a concern in regard to the configuration of the trail loop, however, as shown on the plan sheets. It is now thought that there may be the potential'need for railroad access by a future tenant of the business center. It is their opinion, 1 • Park and Recreation Commission September 18, 1991 Page 3 with which staff concurs, that the alignment of the north half of the trail loop would then be unacceptable. As an alternative, the applicant has stated it would be their wish to omit the north half of the loop and simply extend the trail westerly to a connection point bisecting the future Bluff Creek Corridor Trail System. As stated in my previous report, this concept is considered unfavorable by this office and it is recommended that the loop configuration remain intact. Again, at the appropriate time in the future, a connecting link would be made to the turf trail along Bluff Creek. In discussion with the applicant, the alternative of constructing the trail /sidewalk along the internal road and in the 100 foot buffer zone to the south with a connection arch at the west end was met with some favor. In further reviewing this issue, I consulted the City Manager. It was the recommendation of the Manager's Office to not only follow through with the planning of a trail /sidewalk system, but to incorporate its construction into the larger infrastructure package as part of the tax increment financing (TIF) package being developed for the site. As a result, the quality of the business center is improved, trail fees remain a valid charge and the humane elements of the development are addressed. RECOMMENDATION In addressing trail fees as part of the Chanhassen Business Center, ' it is recommended that the City: - accept full trail fees ($833.00 per acre); - require a 20 foot wide trail easement within the 100 foot buffer zone on the south edge of the development; along the 1 north side of the proposed cul- de- sac;on the west and north side of Lot 8 *; and on the west side of Audubon Road from the 100 foot buffer zone to a crossing point opposite of Heron Drive to accommodate the construction of a bituminous ' trail. ' * Note: The alignment of the trail along Lot 8 would provide a ' more acceptable route for trail construction than the depicted alternative of skirting the proposed holding pond. • 1 1 Ryan Construction • September 4, 1993. Page 9 • justification for Rezoning to PUD Section 20 -501. Intent Planned unit development developments offer enhanced flexibility to develop a site through the relaxation of most normal zoning district standards. The use of the PUD zoning also allows for a greater variety of uses, internal transfer of density, construction phasing and a potential for lower development costs. In exchange for this enhanced flexibility, the City has the expectation that the development plan will result in a significantly higher quality and more sensitive proposal than would have been the case with the other, more standard zoning districts. It will be the applicant's responsibility to demonstrate that the City's expectations are to realized as evaluated against the following criteria: 1 Planned unit developments are to encourage the following: 1. Preservation of desirable site characteristics and open space 1 and protection of sensitive environmental features, including steep slopes, mature trees, creeks, wetlands, lakes and scenic views. 1 FINDING: In this proposed development the applicant intends to save the existing stand of mature trees along Bluff Creek, ,. located on Outlot A. The Comprehensive Plan Land Use Map identifies the creek corridor as Park /Open Space. 2. More efficient and effective use of land, open space and public facilities through mixing of land uses and assembly and development of land in larger parcels. FINDING: The subject property is triangular in shape, bounded by the creek, railroad tracks and Audubon Road. The shape of the property prohibits design flexibility that one could find with a flat square piece of property. The advantage in the PUD proposal is that the city is gaining a totally planned concept. If this were to develop separately as individual parcels, many of these design considerations would not be included. These design elements include an approved sign package, uniform street and parking lot lighting, compatible or cohesive architecture and building materials. The coordination of site development will also improve the efficiency and cost effectiveness of public improvements. For example, the project is large enough 'to help facilitate a solution to providing sewer service to the new MUSA area. Also, the development of a single, comprehensive drainage system will maximize the effectiveness of nutrient removal efforts while reducing the city's long term maintenance costs. 1 1 1 1 1 Ryan Construction September 4, 1991 Page 10 3. High quality design and design compatibility with surrounding land uses, including both existing and planned. Sit planning, landscaping and building architecture should reflect higher quality design than is found elsewhere in the community. 1 FINDING: The applicants are proposing to submit individual building plans for each development lot. The city will utilize its normal site plan review procedure for each. The ' approved PUD documents will establish firm guidelines to ensure that the site is developed in a consistent and well planned manner. Higher quality development will result. 1 4. Sensitive development in transitional areas located between different land uses and along significant corridors within the city will be encouraged. FINDING: This site is•bounded on the east by Audubon Road. The Comprehensive Land Use Map calls for a 50 foot buffer yard ' for additional buffering for the subdivision to the east. In addition, the Comprehensive Plan calls for a 100 foot buffer yard along the southern property line. This area will ' eventually be developed with single family homes consistent with the Comprehensive Plan. Concept plans call for establishing an acceptable landscape buffer in the appropriate areas. Site topography and tree cover will also place much of ' the site beyond the view of adjacent residential areas. In addition, the location of the U. S. Weather Service site along Audubon Road will improve buffering. Most of this site will ' remain permanent open space. 5. Development which is consistent with the Comprehensive Plan. 1 FINDING: The Comprehensive Land Use Map identifies the subject area as the potential land use of Office /Industrial. The Land Use Map also identifies a Park /Open Space corridor, 300 to 400 hundred feet in width, running the entire length of the property. This area is located in proposed Outlot A area on the site plan. The Comprehensive Plan also .identifies a ' buffer strip 50 to 100 feet in width along Audubon Road and along the southern side of the property line. The intent of this buffer line is to help preserve and establish vegetation to help mitigate the impacts of development to surrounding ' properties. The proposal is fully consistent with the - Comprehensive Plan. ' 6. Parks and open space. The creation of public open space may be required by the city. Such park and open space shall be consistent with the Comprehensive Park Plan and overall trail ' plan. • Ryan Construction September 4, 1991 Page 11 • FINDING: The site plan shows a loop trail around the perimeter of the site, terminating at the northern and southern property line along Audubon Road. The applicants may propose to develop only the south half of this loop, with a connection then being made through the railroad tunnel and onto the property to the north which is also controlled by Ryan Construction. In addition, the Park/Open Space corridor along Bluff Creek, including the mature stand of trees, will be preserved. The Park and Recreation Commission will be reviewing this proposal in September. 7. Provision of housing affordable to all income groups if appropriate with the PUD. FINDING: This provision of the PUD district is not applicable 1 to this proposal. 8. Energy conservation through the use of more efficient building 1 designs and sightings and the clustering of buildings and land uses. • FINDING: Ryan Construction intends to pursue the use of 1 railroad spur lines for Lots 2, 4, 6 and 7 during the preliminary design stage. The applicants are proposing energy conservation for the buildings in two ways. First, earth mounding will help shield the buildings from the seasonal weather extremes. Secondly, architectural treatment of the building will attempt to capture the most efficient and effective design related to energy conservation. The lighting fixtures selected for use in the parking lot areas and on the public streets will be outfitted with an energy saving type of lamp. Additionally, they will include photo electric cells to turn them on /off automatically. 9. Use of traffic management and design techniques to reduce the potential for traffic conflicts. Improvements to area roads and intersections may be required as appropriate. FINDING: The main access to the site is off of Audubon Road. Designated as a collector street by the City Comprehensive Plan, it was upgraded last year. Traffic improvements such as turn lanes that may be warranted to support the project will be recommended as a condition of approval. This road is a Carver County Collector. All access for the lots will be from the proposed extension of Lake Drive West. The applicants are requesting to have access onto Audubon from Lot 1. The traffic study will also review this proposal. • 1 1 _ CITY OF \- PRC DATE: 8 -27 -91 II \` \ ' CHANHASSEN CC DATE: _ HOFFMAN:k I II STAFF REPORT • 1 . PROPOSAL: Rezone 90 acres of A2, Agricultural Estate District to II PUD, Planned Unit Development /IOP, Industrial Office Park, Creating 10 Industrial Lots 1- 1 Z LOCATION: South of Chicago, Milwaukee, St. Paul and Pacific Q Railroad and East of Audubon Road (see attached location ▪ V map) . ▪ J a APPLICANT: Ryan Construction Company RLR Associates, LTD I a- 900 Second Ave. South 922 Main Street 700 International Center Hopkins, MN 55343 Q Minneapolis, MN 55402 1 - , 1 PRESENT ZONING: A2, Agricultural Estate District I ADJACENT ZONING AND LAND USE: N - IOP, Industrial Office Park and A -2, Agricultural Estate which is proposed for I Rezoning to PUD -IOP. B - A2, Agricultural Estate E- PUD -R, Planned Unit Development, Residential and IOP 1 W - Railroad Tracks and A2 Q COMPREHENSIVE PLAN: This property lies within the service area of two community parks, Lake Ann and Lake Susan, 1 d and two neighborhood parks, Sunset Ridge and Q Power Hill Park. 1 La COMPREHENSIVE TRAIL PLAN: An off - street sidewalk currently exists on the east side of Audubon Road, running I (/) nearly the entire length of this property. The sidewalk is shown on the ' enclosed diagram. The Comprehensive Plan 1 calls for this trail to continue south to Lyman Boulevard and on to the City of 1 Ryan Construction /RLR Associates August 27, 1991 Page 2 Chaska. Again, this sidewalk lies on the, east side of Audubon Road, making it necessary to secure appropriate crossings • to service the subject property. The II second trail link identified in relation to this property is a segment of the nature trail planned along Bluff Creek. This trail will II run north from the site on the east edge of the Timberwood Subdivision to the proposed school site, and I south to Lyman Boulevard and beyond. The property allows access to the south entrance of a double -wide concrete tunnel which bisects the I railroad tracks. Each individual tunnel is large enough to permit vehicle passage. I The two trailways associated with the property are unique in I character, were proposed for different uses and are to be constructed of different materials. The nature trail is to be maintained I as a turf trail following existing contours with the off- street trails being constructed of concrete or a I bituminous material. RECOMMENDATION Park Dedication: In reviewing the applicants narrative I for this proposal, it is their wish to dedicate Outlot A to the city in lieu of park fees being charged. Outlot A; however, does not meet the city's criteria of acceptable land for which park fee I credit can be given and thus no park credit is being recommended. The people who will be employed in the business park and their families will expect and deserve the provision of I facilities, i.e. ballfieids, playgrounds, Quality park These cannot be constructed within heonfines of Outlot A. e The outlot is unique in nature and serves other purposes in relation to I this proposed business center. It will act as a ponding and storm drainage and detention site for the development. The wetlands, streambed and area within the setbacks of both are already protected under current ordinances. Watershed restrictions further I protect this area ensuring that it remain in an unaltered condition. The Commission may consider an alternative of accepting 7 to 9 acres of buildable land, the sise of Lot 7, from the I applicant in lieu of park fees being charged. In the absence of this type of arrangement, it is recommended that the city accept full park fees ($2,500 /acre) for this development. I Trail Dedication: As can be seen on sheet nos. 1 and 5 of the plan packet attached, the applicant proposed a loop trail around the perimeter of the site, terminating at Audubon Road at the north and I Ran Construction/RLK Associates Y / August 27, 1991 1 Page 3 south extremes of the property. Park and Recreation staff believes this alignment would prove beneficial, allowing for "lunch hour" walking /jogging to occur. This design would require the extension of the trail along the west side of Audubon Trail the distances necessary to reach appropriate crossing points, allowing connection I to the existing sidewalk. The applicant would be required to construct this trailway of a bituminous or concrete material and provide associated easements. Appropriate trail fee credit would ' apply pending an agreement to construct a trail of this nature. It came to my attention today, August 22, 1991, through discussions with staff members and Mr. Kent Carlson, property development manager for Ryan Construction Company, that the applicant may propose the construction of the south half of this loop only, with a connection then being made through the railroad tunnel and onto ' the property to the north which is also controlled by Ryan Construction Company. Mr. Carlson informed me that it is their intent to bring a development proposal for this site to the city in ' the near future. As eluded to earlier; however, the two trail sections associated with this site are separate in nature and are designated in this manner in the Comprehensive Plan. It is staff's recommendation to pursue construction of the loop trail. At the appropriate time in the future, a connecting link would be made to the nature trail ' along Bluff Creek. 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Comments and /or recommendations: 1 1. Cul -de -sac at end of street "A" & "B" must accommodate turnaround for Fire Department Aerial Truck. 2. Hydrants must be spaced at three hundred (300') foot intervals. 3. Additional Fire Hydrant needed 300' west of Audubon on proposed street A. 4. Move hydrant on street B, 150' closer to street A. 1 5. A ten foot clear space must be maintained around fire hydrants, ie: NSP, telephone, gas. 6. Street names must be approved by the Public Safety Department and Fire Department. 7. Indicate size of D.I.P. water main on "B" street. 1 1 1 1 1 1 ' STATE OF GvJC BOO 4Q DEPARTMENT OF NATURAL RESOURCES TRO WATERS - 1200 WARNER ROAD, ST. PAUL, MN 55106 PHONE NO. 772 -7910 FILE NO. • November 18, 1991 • Ms. Kate Aanenson ' Planning Department City of Chanhassen 690 Coulter Drive, P.O. Box 147 Chanhassen, MN 55317 RE: CHANHASSEN BUSINESS CENTER (91 -4 PUD), BLUFF CREEK, CITY OF CHANHASSEN, CARVER COUNTY Dear Ms. Aanenson: We have reviewed the site plans (received October 30, 1991) for the above - referenced project (S 1/2 Section 15, T. 116N. R. 23W) and have the following comments to offer: ' 1. Protected watercourse Bluff Creek is on the proposed site. The construction of the footbridge, the grading and any other activity which is below the top of the bank of Bluff Creek, is under the jurisdiction of the DNR and may require a DNR protected waters permit. It appears that grading is proposed in the creek itself at the south end of the site. Since the DNR is generally opposed to alterations of the natural creek condition, I see a problem with the current proposal. In addition, the intent of the proposed grading is not clear. 2. It appears that most of the stormwater is routed through settling basins, which is good. We would object to having the stormwater routed directly to Bluff Creek. 3. The 100 -year flood elevation of Bluff Creek appears on the plans, which is good. All the work that is done ' for this project should comply with applicable floodplain regulations of both the city and the Riley - Purgatory -Bluff Creek Watershed District. 1 4. Bluff Creek has a shoreland classification of Tributary. The shoreland district extends 300 feet ' from the top of the bank, or the width of the floodplain, which ever is greater. The development must be consistent with the - city's' shoreland management regulations. The city is in the process of updating its shoreland management ordinance to be RECEIVED 1 NOV 1 9 1991 CO OF c;t-, s' HASSEN AN EQUAL OPPORTUNITY EMPLOYER 1 Ms. Kate Aanenson (Chanhassen Business Center) November 18, 1991 Page Two consistent with the 1989 version of the state guidelines, however, I see several areas in the current Chanhassen Business Center proposal that could potentially be in conflict with the current state shoreland guidelines: a. The northern half of outlot A contains bluffs 1 (i.e. slopes that average 30 percent or greater and rise 25 feet above the top of the bank) along Bluff Creek. The bluffs overlooking Bluff Creek should not be disturbed and all structures should be setback at least 30' from the top of the bluff. 1 b. The southern half of outlot A contains steep slopes. Topographic alterations should be minimized in this area. c. The vegetation and topography should be retained in a natural state in the shore and bluff impact 1 zones. The minimum shore impact zone is a 25 foot strip along both sides of the creek. The bluff impact zone is the area within 20 feet of the top of the bluff. See the state shoreland management guidelines and sample ordinance for more details on what can be allowed in the impact - zones. 5. DNR protected watercourse Bluff Creek should be labelled as such in future plans or plats and the top of the bank should be noted. 6. Appropriate erosion control measures should be taken during the construction period. The Minnesota Construction Site Erosion and Sediment Control Planning Handbook (Board of Water & Soil Resources and Association of Metropolitan Soil and Water Conservation Districts) guidelines, or their equivalent, should be followed. 7. If construction involves dewatering in excess of 1 10,000 gallons per day or 1 million gallons per year, the contractor will need to obtain a. DNR • appropriations permit. You are advised that it typically takes approximately 60 days to process the permit application. 1 1 1 Ms. Kate Aanenson (Chanhassen Business Center) November 18, 1991 Page Three Thank you for the opportunity to comment. Please contact Staff Hydrologist Joe Richter or me at 772 -7910 should you have any questions regarding these comments. 1 Sincerely, cs 1 Ceil Strauss Area Hydrologist cc: Bob Obermeyer, Riley- Purgatory -Bluff Creek WSD Wayne Barstad, Ecol Services Bluff Creek File 1 City of Chanhassen Shoreland File 1 1 1 1 1 1 1 1 1 Environmental Quality Burl 1111 111111111111; January 3, 1992 Paul Krause, Planning Director City of Chanhassen P.O. Box 147 Chanhassen, MN 55317 RE: Environmental Assessment Worksheet (EAW) for Chanhassen Business Center Dear Mr. Krause: This letter acknowledges receipt of the EAW for the above -named project. The Environmental Review Program rules (at Minnesota Rules, part 4410.1500, item B) require that a press release containing notice of the EAW availability be provided to at least one newspaper of general circulation within the area and that copies of the EAW be distributed to all points on the EQB distribution list. We presume that these requirements have been met. Notice of the EAW availability will be published in the EOB Monitor on January 6, 1992. The 30 -day comment period will begin on that day and will expire on February 5, 1992. Pursuant to Minnesota Rules, part 4410.3100, subpart 1, no final governmental decision to grant a permit, approve the project, or • begin the project may be made until a negative declaration or EIS adequacy determination has been made. Please contact me if any questions arise about the Environmental Review process. My phone number is (612) 296 -8253, or you may call toll -free by dialing 1- 800 - 652 -9747 and asking for the Environmental • Quality Board, Environmental Review Program. -7 Sincerely, Gregg M. Downing - N= Environmental Review Coordinator • cc: Kent Carlson, Ryan Construction Company RECEIVED JAN 0 6 1992 %di $ Y OF CHANHASSEN ur t- CiAL COPY COMMUNITY DEVELOPMENT DEPT CITY I OF aNHASSEN 1 ENVIRONMENTAL ASSESSMENT WORKSHEET 1 NARRATIVE DOCUMENT FOR 1 CHANHASSEN BUSINESS CENTER 1 OCTOBER 21,1991 1 1 PREPARED FOR CITY OF CHANHASSEN MINNESOTA 1 1 1 ' DEVELOPER RYAN CONSTRUCTION COMPANY 900 SECOND AVE. SOUTH 700 INTERNATIONAL CENTER MPLS., MN 55402 1 1 1 PREPARED BY 922 Mainsheet Hopkins. • 553344 3 ASSOCIATES LTD. (612) 933-0972 fax: (612) 933 -1153 1 1 1 CBC SITE Assessment Worksheet (EAW) TO PREPARERS , This worksheet is to be completed by the Responsible Governmental Unit (RGU) or its agents. The project proposer must supply any reasonably accessible data necessary for the worksheet, but is not to complete the final worksheet itself. If a I complete answer does not fit in the space allotted, attach additional sheets as necessary. For assistance with this worksheet, contact the Minnesota Environmental Quality Board (EQB) at (612) 296 -8253 or (toll I free) 1- 800 -652 -9747 (ask operator for the EQB environmental review program) or consult "EAW Guidelines," a booklet available from the EQB. NOTE TO REVIEWERS I Comments must be submitted to the RGU (see item 3) during the 30 -day comment period following notice of the EAW in the EQB Monitor. (Contact the RGU or the EQB to learn when the comment period ends). Comments should address the accuracy and completeness of the information, potential impacts that may warrant further investigation, and the need for an EIS. If the EAW has been prepared for the scoping of an EIS (see item 4) comments should address the accuracy and completeness of the information and suggest issues for investigation in the EIS. 1. Project Title Chanhassen Business Center 1 2. Proposer Ryan Construction Company 3. RGU City of Chanhassen Contact Person Kent Carlson Contact Person Paul Krause Address 900 Second Ave. So., Ste. 700 and title Planning Director Minneapolis, MN 55402 Address 690 Coulter Drive 1 Phone 339 -9847 P.O. Box 147, Chanhassen. MN 55317 Phone 937 -1900 1 4. Reason for EAW Preparation EIS scoping X mandatory EAW _citizen petition _RGU discretion _Proposer volunteered 5. Project Location SE 1/4 SW 1/4 Section 15 Township 116 Range 23 1 County Carver City /Twp Chanhassen Attach copies of each of the following to the EAW.• 1 a. a county map showing the general location of the project; b. copy(ies) of USGS 7.5 minute, 1:24,000 scale map (photocopy is OK) indicating the project boundaries; c. a site plan showing all significant project and natural features 6. Description Give a complete description of the proposed project and ancillary facilities (attach additional sheets as necessary). Emphasize construction and operation methods and features that will cause physical manipulation of the environment or produce wastes. Indicate the timing and duration of construction activities. The property is located in Carver County, MN (see Figure 1) City of Chanhassen, south of Highway 5 and adjacent, to Audubon Road. The site is triangular in shape; bounded on the north and west by the Twin Cities and Western Railroad, on the east by Audubon Road, on the south by a farm that is currently zoned A -2 but is guided for Low Density Residential uses (see Figure 2). To the east of Audubon Road is Lake Susan Hilts 3rd Addition Subdivision zoned PUD -R, to the West Timberwood Estates Subdivision and to the north of the subject site the property is zoned of this A -2 (see Figure 3). 1 1 1 The site is currently used agriculturally, soybean fields cover most of the site. The farmed area coy lists of 71.6 ' acres of the 93.7 developable area. The 12 Tots proposed are located in this farmed area. There are two lots being created where development is not scheduled to occur; Outlot A, which will be approximately 14.3 acres and Outlot B which will be approximately 7.8 acres. A storm water retention pond is being proposed on a portion of Outlot A. ' Outlot B, located farther to the west, is physically separated from the main portion of the site by Outlot A. It is not feasible to access this parcel from Audubon Road without causing significant environmental damage. The proposed plan would result in the ultimate development of approximately 700,000 square feet of office and ' industrial space on the eastern 71.6 acre subdivided into 12 Tots (see Figure 4). It is proposed that this be developed in phases over a period of several years and that some of the internal improvements will also be accordingly phased. Access into the site will be provided by an internal public cul -de -sac roadway that would align ' with the future connection of Lake Drive to the east. Due to site topography and surrounding land uses, it is not feasible to construct a loop street system or to connect this street farther to the west. Audubon Road will provide the sole access to the internal public cul- de-sac proposed to be called Lake Drive. Audubon Road was upgraded by the City in 1990 in the expectation that traffic volumes would be increased in the near future. There are no steep ' slopes, mature trees, creeks, or other unique site characteristics within the gently rolling topography of the 71.6 acres (see Figure 2). ' Within the north, northeastern portion of Outlot A there exists a large, mature stand of Oak, Ash, Basswood,and Ironwood trees (see Figure 5). A recent tree inventory has found these deciduous trees ranging in size from new growth to 30 inch caliper measured at the trunk. All of these trees will be protected. Besides the forest of trees, the ' characteristics of Outlot A and B include upland and lowland vegetation, the Bluff Creek stream bed, flood plain area and interesting transitional slope areas. Both of these outlots will be maintained in their existing condition, except to grade on Outlots A and B to provide flood storage and mitigation. There are no plans to develop the western 22.1 acres of this triangular piece of property. However, it should be noted, a drainage pond is proposed to be located on Outlot A in the low land area east of the Bluff Creek stream bed. The proposed storage capacity of the drainage pond is sized to handle the anticipated runoff from the development. The storm water pond and all outlets will be constructed to NURP and Best Management Practices. Wetland mitigation in order not to decrease ' the current storage capacity of the flood plain area has been calculated and is provided in the wading plan. Slopes and ground cover within the outlot areas will remain in native grasses and will be cultivated for a non - maintenance /wildlife rich habitat. 1 - The 71.6 acre, 12 lot development will be developed in two phases for the grading, utility and roadway installations. Phase I will occupy the eastern 34 + acres; along Audubon Road and Phase 11 will occupy the western 38 + acres. The limits of Phase I and II are identified on Figures 6 and 7. Phase I grading will utilize the low area on Lot 6 (see ' Figure 10) for the storm water runoff without an outlet to Bluff Creek. Not until Phase II begins will any development run -off be directed towards the storm retention pond in Outlot A and the Bluff Creek Watershed . ' Phases I sanitary sewer will be directed to the east, into the 8" line serving the Lake Susan Hills area. Phase II sanitary sewer is proposed to flow to the west and be connected to the projected Bluff Creek trunk line, currently under a feasibility study. 1 All lots will be connected to City water and sanitary sewer. 1 1 1 1 1 2 1 7. Project Magnitude Data Total Project Area (acres) 93.7 acres or Length (miles) I Number of Residential Units Unattached -0- Attached Commercial/Industrial (gross floor space) Total 700.000 square feet; Indicate area of specific uses: Office approximately 20% or 140,000 s.f. Manufacturing approx. 25% or 175,000 s.f. Retail Other Industrial -0- Warehouse approximately 55% or 385,000 s.f. Institutional -0- Light Industrial Agricultural -0- I Other Commercial (specify) Building Height(s) one to two story 1 8. Permits and Approvals Required List all known local, state, and federal permits, approvals and funding required: Unit of Government Type of Application Status 1 City of Chanhassen o EAW Pending o Final PUD - Pending 1 o Street, Utility, Grading, Erosion, Landscape Pending o Park & Recreation Committee tax 1 increment developable district In Discussion o Sanitary Sewer Extension Petitioning Watershed /DNR o Sedimentation /nutrient Application in Phase II 1 removal ponding o Final grading /plan See attached plan package 9. Land Use Describe current and recent past land use and development on the site and on adjacent lands. Discuss the compatibility of the project with adjacent and nearby land uses; indicate whether any potential conflicts involve environmental matters. Identify any potential environmental hazard due to past land uses, such as soil 1 contamination or abandoned storage tanks. Current land use on the eastern 71.6 acres is a combination of farmed soybean and corn fields, sparsely wooded edge condition, and moderate slopes with native vegetation. The proposed development is compatible with the Comprehensive plan and is located on a designated collector route of Audubon Road. Where residential property abuts the property a 100' buffer /easement is being provided. Based upon available information this area has always been farmed and there is no knowledge of any adverse environmental activities which have operated within this site (see Figure 5). An environmental Phase 1 audit will be completed on this site. 10. Cover Types Estimate the acreage of the site with each of the following cover types before and after development (before and after totals should be equal): 1 To be described in acres Before After Before After 1 Types 2 to 8 wetland .75 1.6 Urban /Suburban Lawn • 0 28.3 Wooded /Forest 5.0 5.0 • Landscaping 1 Brush /Grassland 16.35 19.7 Impervious Surface 0 38.9 Cropland 71.6 0 Other 0 0 1 3 1 1 11. Fish, Wildlife, and Ecologically Sensitive Resources a. Describe fish and wildlife resources on or near the site and discuss how they would be affected by the project. Describe any measures to be taken to minimize or avoid adverse impacts. 1 The existing crop land of 71.6 acres proposed to be altered and regraded will ultimately reduce the amount of wildlife habitat, provided tillable cropland is able to be designated as wildlife habitat. At the conclusion of the ' development, additional acreage will be placed into "unmowed or non - tillable acreage" such as the eastern slope of Outlot A and the 100 foot easement on the south edge of the site. The 100' easement is provided to have a landscaped buffer between commercial development and residential property. The 100' setback along the south side of the site and easement area adjacent to the north railroad trackage will expand the undisturbed wildlife /grassland habitat vs. the current land use of farming from property line to property line. No change is proposed to occur to the wooded area in Outlot A. Surface runoff will be captured in the storm drainage pond on Outlot A (once Phase II is constructed), which will allow the phosphorus, sediment and velocity of runoff to be ' controlled. Due to the fact that row crops currently allow water and sediments to run directly toward the Bluff Creek stream bed, containment of the runoff within the proposed pond will improve the overall water quality and sedimentation control currently entering Bluff Creek. b. Are there any state - listed endangered, threatened, or special- concern species; rare plant communities; colonial waterbird nesting colonies; native prairie or other sensitive ecological resources on or near the site? _ Yes X No If yes, describe the resource and how it would be affected by the project. Indicate if a site survey of the resources 1 was conducted. Describe measures to taken to minimize or avoid adverse impacts. ' Outlot A is the only portion of the site which is "ecologically sensitive"; however, in the surveyors opinion, it does not meet the strict criteria necessary to answer question 11b as yes. A site survey was conducted to identify the existence of any "ecologically sensitive resources." The site survey did ' not uncover any threatened or endangered species, habitats that are rare statewide or locally, colonial waterbird nesting colonies or "high" quality wetland complexes. However, it was noted the 5+ acres of hardwood forest which has evolved is a valuable natural resource and will be preserved. The area basically contained by Outlot A ' (see Figures 4 and 5) contains the upper reaches of the Bluff Creek drainage basin and if not properly protected, the downstream water quality and ultimately the Minnesota River, will suffer the consequences. Currently, there is a small cornfield in Outlot A and it is the developer's intent to utilize this area for flood storage mitigation which, at the 1 conclusion of Phase 11, will increase the wetland cover /habitat. The mitigative grading measures proposed for Outlot A will return this area to a more materialistic flood storage /lowland environment vs. the current cornfield. The developer is highly concerned as to the impact the proposed development will have on the surrounding land 1 use and water resources. Precautions identified in the other sections of this EAW speak to protective means which will be utilized prior, during and after construction. 12. Physical Impacts on Water Resources Will the project involve the physical or hydrologic alteration (dredging, filling, stream diversion, outfall structure, diking, impoundment) of any surface water (lake, pond, wetland, stream, drainage ditch)? X Yes _ No ' If yes, identify the water resource to be affected and describe: the alteration, including the construction process; volumes of dredged or fill material; area affected; length of stream diversion; water surface area affected; timing and extent of fluctuations in water surface elevations; spoils disposal sites; and proposed mitigation measures to 1 minimize impacts. The Outlot 'A' pond will require placing 20,000 c.y. of fill, which will displace 12.4 acres - ft. of storage within the ' flood plain. This will be mitigated by increasing the storage capacity of the flood plain in Outlot A and a portion of Outlot B by excavating 20,000 c.y., according to the grading plan on Figure 6. All grading operations will utilize erosion control measures as shown on Figure 6 and all disturbed areas will be reseeded at the conclusion of the grading process. An outfall structure will be included to provide regulated outflow from the pond, discharging as 1 shown into an existing ditch draining to Bluff Creek. • 1 4 Outlot B by excavating 20,000 c.y., according to the grading plan on Figure 6. All grading operatics will utilize erosion control measures as shown on Figure 6 and all disturbed areas will be reseeded at the conclusion of the grading process. An outfall structure will be included to provide regulated outflow from the pond, discharging as shown into an existing ditch draining to bluff Creek. 1 13. Water Use a. Will the project involve the installation or abandonment of any wells? _Yes X No 1 For abandoned wells give the location and Unique well number. For new wells, or other previously unpermitted wells, give the location and purpose of the well and the Unique well number (if known). b. Will the project require an appropriation of ground or surface water (including dewatering)? _Yes X No If yes, indicate the source, quantity, duration, purpose of the appropriation, and DNR water appropriation permit number of any existing appropriation. Discuss the impact of the appropriation on ground water levels. c. Will the project require connection to a public water supply? X Yes No If yes, identify the supply, the DNR water appropriation permit number of the supply and the quantity to be used. I The water service is proposed to be connected and looped to the municipal water supply existing within Audubon Road. All necessary City permits will be adhered to. t Management Districts Does any part of the project site involve a shoreland zoning Water-related ed Land Use Ma g Y P p le 9 district, a delineated 100 -year flood plain, or a state or federally designated wild or scenic river land use district? X Yes _ No If yes, identify the district and discuss the compatibility of the project with the land use restrictions of thel district. The proposed development is within 300 feet of the Bluff Creek stream bed and secondly encroaches into the 100- year flood plain. All modification to the flood plain will be approved by the DNR and Watershed District engineers. The encroachment occurs from the proposed location of the storm water detention pond. Mitigation will be necessary so that the existing flood storage area is not reduced in order to accommodate the ponding area. 15. Water Surface Use Will the project change the number or type of watercraft on any water body? _ Yes X No If yes, indicate the current and projected watercraft usage and discuss any potential overcrowding or conflicts with, other users or fish and wildlife resources. 1 16. Soils Approximate depth (in feet) to: 1 Ground water: minimum average Bedrock: minimum average Describe the soils on the site, giving SCS classifications, if known. (SCS interpretations and soil boring logs need not be attached). The SCS soil classification identifies two major soil types existing on site, the Lester loam and Hayden loam soil 1 series. One additional soil type is identified in the north central low area of the site and the majority of Outlot A; this soil type is a Glencoe silty clay loam. The low area (currently identified as Lot No. 6) has periodic standing water and is subjected to seasonal ponding. The Hayden /Lester soils are deep medium texture to moderately fine textured soils and are typically associated with upland /rolling topography. The site is typically well drained with the soils formed under hardwoods in loamy glacial till high in lime carbonates. The site currently drops 30-40 feet from Audubon Road to the west edge of the • 5 1 ' 17. Erosion and Sedimentation Give the acreage to be graded or excavated and the cubic yards of so "E to be moved: acres _ ; cubic yards Describe any steep slopes or highly erodible soils and identify them on the site map. Describe the erosion and sedimentation measures to be used during the after construction of the project. Approximately 78 acres to be graded, with 480,000 cu. yds. of excavation. 1 There exists a moderate slope running north to south along the boundary between Outlot A and Lots 7 and 8 which, according to the SCS survey, contains erodible slopes. A second moderate slope exists along the south /southwest corner of Lot 8. All of these existing moderate slopes are in the range of 5 to 1 slopes and are covered with native /invasive plant material. The above slopes are not scheduled to be modified except for ' installing underground utilities and a ponding area west of Lot 8. Subsequent to the grading operations, a 3:1 slope is proposed between the ponding area and the developable lots. All 3:1 slopes will be seeded with native /grassy vegetation and left to naturally multiply without providing mowing or regular maintenance. 1 During construction silt fencing and /or hay bales will be utilized to protect the steep slope and minimize erosion. The erosion control plan will be in conjunction with City and Watershed District standards. (see Figure 6) 18. Water Quality - Surface Water Runoff a. Compare the quantity and quality of site runoff before and after the project. Describe methods to be used to ' manage and /or treat runoff. ' Currently, the area occupied by the proposed Lot 6 is a low area which receives runoff from 52 acres. Based upon our analysis, there does not appear to be an outlet from this low area. The remaining 22 acres flow toward the Bluff Creek. The existing land use is row crops which allows valuable soils to be continually washed towards these two low areas. The existing runoff from the row crops contain a high amount of sediment at relatively slow velocities ' and excessive fertilizer nutrients within the runoff. Phase 1 of the development will not impact the Bluff Creek • Watershed with any surface runoff. As shown in Figure 10 the surface runoff will be captured in proposed Lot 6. Phase 11 proposes the installation of a storm retention pond which has been designed for a 100 -year, 24 -hour storm ' duration, single event. This pond is proposed to be partially within the flood plain elevation of Outlot A. The runoff from 57 developed acres will concentrate and increase the rate of runoff due to the impervious acreage. However, through ponding and outflow restrictions, the runoff entering Bluff Creek will not exceed the pre - development rate of 3 cubic feet per second. Secondly, the reduction in sediment and fertilizer nutrients removed from the pre- 1 development row crop status will improve the water quality entering the Bluff Creek Watershed. The amount of sedimentation entering the Bluff Creek stream bed will be minimal due to the ponding and weir structure proposed in the drainage pond. The proposed pond is designed to provide approximately 10.5 acre -feet of temporary ' storage and 5 acre -feet of permanent or "dead storage" at a depth of 4 feet, with a water surface area of 1.5 acres. The runoff from the northerly 15 developed acres will be routed northwesterly towards the ditch and swale area along the south side of the railroad. This area currently receives runoff from the northwesterly portion of the site, ' and does not outlet to the tloodplain. The increase in impervious surface for this area will be relatively small, on the order of 4 acres. The increase in total runoff is estimated at one acre -foot, only 20% greater than the present 4 acre -feet. This small increase in runoff should have no significant impact, and will be absorbed into the ground and evaporated as in the existing case. In addition, approximately two (2) acres of developed area from Lot 1 and 3 will drain easterly into Audubon road and the existing storm sewer system. 1 6 1 In addition, approximately two (2) acres of developed area from Lot 1 and 3 will drain easterly into audubon road • and the existing storm sewer system. b. Identify the route(s) and receiving water bodies for runoff from the site. Estimate the impact of the runoff on the quality of the receiving waters. (If the runoff may affect a lake consult 'EAW Guidelines" about whether a nutrient budget analysis is needed). The route proposed for the stormwater from most of the development shall be through a combination of curb and gutter, surface runoff and storm sewer piping. About 57 acres of developed runoff will be through the proposed ponding area. Permanent storage of 5 acre -feet, 4 feet deep is to settle out soil sediment and detain nutrients. Nutrient concentration should decrease since much of the area is presently agricultural - row crops, soy beans. A pond outlot structure is proposed to include a skimmer to prevent entry of petroleum, surface oil wastes, and debris into the Bluff Creek flood plain. 19. Water Quality - Wastewaters , a. Describe sources, quantities, and composition (except for normal domestic sewage) of all sanitary and industrial wastewaters produced or treated at the site. . The Phase 1 area includes Lots 1, 2, 3, 4, 5, 10 and 11. Ordinary domestic wastewater flows were calculated, using average generation rates of 274 gpd over 2400 s.f. of building area, or 2,000 gpd per acre. The higher flows were used in cases where both building areas and lot areas were provided. The total average wastewater flow from Phase 1 development is estimated at 54,000 gallons /day, and Phase 2 at 58,000 gallons /day. (see Figure 7) 1 b. Describe any waste treatment methods to be used and give estimates of composition after treatment, or if the project involves on -site sewage systems, discuss the suitability of the site conditions for such systems. Identify receiving waters (including ground water) and estimate the impact of the discharge on the quality of the receiving waters. (If the discharge may affect a lake consult "E4W Guidelines" about whether a nutrient budget analysis is needed). All wastewater and sewage anticipated to be generated from this development are scheduled to be added to the Metropolitan waste water treatment system. The MUSA lines have recently been expanded and this site now is included within this district. Phase I wastewater I will flow to the east and be connected into an existing 8" sanitary line, flowing through the Lake Susan Hills Subdivision (See Figure 7). Phase II wastewater is projected to flow to the west, cross Bluff Creek and be tied into a proposed sanitary sewer trunk line. A feasibility study is currently being performed by Bonestroo Rosene Anderlik and Associates for the proposed Bluff Creek sanitary sewer trunk line. ' The larger issue with sanitary sewer relates to how the city plans to provide services to a large part of the newly I acquired MUSA area which is located in what is called the Bluff Creek Drainage Area. Originally, when the 1980 City Comprehensive Plan was approved, this area was to be served by the Bluff Creek Interceptor which would have been either a regional facility or one constructed between the City of Eden Prairie and Chanhassen. Over the , years; however, the possibility of this line being built has become virtually non - existent. Thus, the City of Chanhassen must work with Metropolitan Waste Control Commission to find viable alternatives. Under the recently approved Comprehensive Plan, the MWCC approved the placement of a lift station in the vicinity of Lyman 1 7 1 1 c. If wastes will be discharged into a sewer system or pretreatment system, identify the system and discuss the ability of system to accept the volume and composition of the wastes. Identify any improvements which will be necessary. The total predicted Phase 1 flow of 54,000 gallons /day is proposed to be routed to an existing 8" main at a manhole on the west side of Audubon Road opposite Heron Drive. From this manhole the existing 8" main runs easterly through the Lake Susan Hills Subdivision to County Road 17. At that point, the main diameter becomes 10 inches, to its connection point to the existing Trunk Main northwest of Lake Susan. The capacity of the 8" main west of County Road 17, at grades of 0.3% and more, is estimated at 0.78 c.f.s. (cubic feet per second). The total residential flow from Susan Hills West, west of County 17 is estimated at 58,000 gpd. Adding the projected flow of 54,000 gpd from Phase 1 of the project, totals 112,000 gpd just west of County Road 17. Using a peak flow factor of four (4) the estimated peak flow at that location is 0.68 c.f.s., Tess than the estimated 0.78 c.f.s. minimum pipe capacity. The total residential flow from the entire development west and east of County 17 is estimated at 76,000 gpd. Adding this to the Phase 1 flow of 54,000 gpd gives a total of 130,000 gpd for a peak flow of 0.80 c.f.s. This would be considerably less than the estimated capacity of 1.4 c.f.s. for the 10" main. It is concluded that the existing Lake Susan Hills system has sufficient capacity to serve Phase 1 wastewater peak flows. The proposed City Trunk sewer west of the site will need to be sized to accommodate the estimated Phase 2 flow of 58,000 gpd average. 1 ' 20. Ground Water - Potential for Contamination a. Approximate depth (in feet) to ground water: 20 minimum; 30 average. Depth of groundwater is anticipated to be 20 to 40 feet with an average of 30 feet. Soil borings will have to be performed in order to determine actual depths. 1 b. Describe any of the following site hazards to ground water and also identify them on the site map: sinkholes; 1 shallow limestone formations /karst conditions; soils with high infiltration rates; abandoned or unused wells. Describe measures to avoid or minimize environmental problems due to any of these hazards. 1 None are known 1 c. Identify any toxic or hazardous materials to be used or present on the project site and identify measures to be used to prevent them from contaminating ground water. 1 None are expected to be utilized. 1 An Environmental Phase One site Audit will be prepared on this site with the findings submitted to the City. 1 1 8 1 21. Solid Wastes; Hazardous Wastes; Storage Tanks 1 a. Describe the types, amount and compositions of solid or hazardous wastes to be generated, including animal manures, sludges and ashes. Identify the method and location of disposal. For projects generating municipal solid waste indicate if there will be a source separation plan; list type(s) and how.the project will be modified to allow recycling. 1 Trash, rubbish and recycling pick up will be necessary for each lot proposed. All refuse generated on site will be disposed of in a legal manner. Source separation will occur on an individual lot basis and will meet and /or exceed the City and /or UBC standard requirements. b. Indicate the number, location, size and use of any above or below ground tanks to be used for storage of �. petroleum products or other materials (except water). Unknown at this time. 1 22. Traffic Parking spaces added 900 stalls plus loading docks for each property. (Based upon City codes. it is estimated that 560 stalls are for office and 340 stalls for the warehouse /manufacturing) Existing spaces (if project involves expansion) 0 Estimated total Average Daily Traffic (ADT) generated a range to be expected will be 4,300 - 5,000 Estimated maximum peak hour traffic generated (if known) and its timing: 637 a.m. peak. For each affected road indicate the ADT and the directional distribution of traffic with and without the project. Provide an estimate for the impact on traffic congestion on the affected roads and describe any traffic improvements which will be necessary. Please refer to Appendix A for a complete traffic study on the development and site. All traffic generated by this proposed development enters and exits Audubon Road via one internal roadway, Lake Drive, with the exception of Lot 1. Audubon Road is a north -south collector between T.H. 5 on the north and Lymarl Boulevard / CSAH 18 and 17 to the south. Currently, Audubon has an ADT of 2,939 south of T.H. 5 and 1,594 north of Lyman. These roadways are included in the "Eastern Carver County Comprehensive Transportation Planning Study." This Study documents the existing volumes and year 2010 forecasted volumes and related improvement 1 projects needed to support the anticipated growth based on project land uses and growth potential. Year 2010 forecasted volumes on Audubon are 10,780 to 11,100 ADT which includes the anticipated growth in this area. 1989 and 1990 construction projects have been completed that have addressed both the capacity and safety deficiencies to handle anticipated growth to the year 2010. 1 23. Vehicle-related air emissions Provide an estimate of the effect of the project's traffic generation on air quality, including carbon monoxide levels. Discuss the effect of traffic improvements or other mitigation measures on air quality impacts. (If the project involves 500 or more parking spaces, consult 'EAW Guidelines" about whether a detailed air quality analysis is needed). The amount of acreage proposed to be developed and general amount of green space with the addition of 900 parking stalls will not generate a need to require a detailed air quality analysis. The 900 stalls are proposed to be spread over the 71 + acres and throughout 12 individual Tots. 1 1 9 1 24. Stationary source air emissions Will the project involve any stationary sources of air emissions (sL.;t% as boilers or exhaust stacks)? Yes X No Each site is subject to site development guidelines and emission review of the particular land use and the PUD development guidelines. 25. Will the project generate dust, odors, or noise during construction and /or operation? X Yes No If yes, describe the sources, characteristics, duration, and quantities or intensity, and any proposed measures to ' mitigate adverse impacts. Also identify the locations of sensitive receptors in the vicinity and estimate the impacts on these receptors. The regrading of this site, approximately 480,000 cu. yd. will have the potential to generate dust and air borne particles. Care must be taken to protect the areas to the south and east (residential) and sensitive Bluff Creek area to the west. The grading operation will keep the soil on site and should greatly minimize the need to utilize public roadways for earth moving /hauling efforts. All grading operations will occur at the inception of each phase of the project, with staged construction and ground cover added to the site at the conclusion of the grading /utility operations for each phase. 1 Phase 1 will move approximately 260,000 cubic yards and Phase 11 will move approximately 220,000 cubic yards. 26. Are any of the following resources on or in proximity to the site: If any of the items are answered Yes, describe the resource and identify any impacts on the resource due to the 1 project. Describe any measures to be taken to minimize or avoid adverse impacts. a. archeological, historical, or architectural resources? X Yes _ No Adjacent to the site are the 4 Chaska brick homes which have been identified on the historical register. b. Prime or unique farmlands? X Yes , No Existing site is a prime farmland, however, property adjacent to the site has been transferred from farmland to housing. The proximity to Audubon Road and the railroad tracks present this site with favorable access and the opportunity to be developed. 1 c. designated parks, recreation areas, or trails? X Yes No ' The Comprehensive Plan identifies the Bluff Creek corridor as a recreation trail. It is anticipated a trail will extend to the north through an existing tunnel under the railroad tracks. This park area generally conforms to Outlot A. The developer has committed to dedicating Outlot A to the City for recreational purposes in lieu of park improvement funds. 1 A trail is proposed to be constructed from Audubon Road and Heron Drive, along the southern side of the site and into Outlot A, where it may be incorporated into the City of Chanhassen's Comprehensive Trail System (see Figure 1 8). 1 10 1 d. scenic views and vistas? X Yes IVo 1 Audubon Road is one of the higher ridges in the area and the vista to the west and east is significant. A second vista is the top of the bluff between Outlot A and Tots 7 and 8. The view towards Outlot A and B will continue to be a significant and pleasant, naturalistic view. 1 e. other unique resources? Yes X No 1 27. Will the project create adverse visual impacts? (Examples include: glare from intense lights; lights visible in wilderness areas; and large visible plumes from cooling towers or exhaust stacks). _ Yes X No 111 All proposed lights will be of the cut -off fixture style to prohibit light glare to encroach on adjacent property. All 1 Loading docks will be screened from public roadways, residential zoned areas. 28. Compatibility with plans Is the project subject to an adopted local comprehensive land use plan or any other 1 applicable land use, water, or resource management plan of a local, regional, state, or federal agency? X Yes N o 1 If yes, identify the applicable plan(s), discuss the compatibility of the project with the provisions of the plan(s) and explain how any conflicts between the project and the plan(s) will be resolved. If no, explain. The Comprehensive Land Use Map identifies the subject area for Office /Industrial. The Land Use Map also identifies a Park /Open space corridor, 300 to 400 feet in width, running the entire length of the property, north to south. This area is located in proposed Outlot A area on the site plan. The Comprehensive Plan also identifies a buffer strip 50 feet in width along Audubon Road and 100 feet in width along the southern side of the property line. The intent of this buffer line is to help preserve and establish vegetation to help mitigate the impacts of development to surrounding properties. This proposal is fully consistent with the Comprehensive Plan. This area south of the development will eventually be developed with single family homes consistent with the Comprehensive Plan. Concept plans call for establishing an acceptable landscape plan in the appropriate buffer areas. Site topography and tree cover will also place much of the site beyond the view of adjacent residential areas. (see Figure 10) 29. Impact on Infrastructure and Public Services Will new or expanded utilities, roads, other infrastructure, or public services be required to serve the project? X Yes _ No If yes, describe the new or additional infrastructure /services needed. (Any infrastructure that is a "connected action" with respect to the project must be assessed in this EAW see "EAW Guidelines" for details). Based upon the traffic study, additional improvements may be necessary to Audubon Road. Turn lanes and acceleration lanes have been reviewed in conjunction with the projected improvement to Highway 5 and future 212 connection. These facilities are discussed at length in the traffic study. The proposed internal cul- de-sac road and all utilities will be constructed to City standards and will have the opportunity to be turned over to the City at a future date. 1 11 1 The proposed Bluff Creek sanitary sewer inceptor feasibility report will have a significant impact to this site's future development. Based upon the timing of the report and anticipated construction dates, development of the western Tots (6,7,8,9, and 12) may be delayed. 30. Related Developments; Cumulative Impacts 1 a. Are future stages of this development planned or likely? X Yes _ No All 12 lots are anticipated to be developed as proposed in the final plan. However, Phase 1 of the development specifies the lots adjacent to Audubon Road and the eastern edge of the site to be developed immediately. b. Is this project a subsequent stage of an earlier project? Yes X No ' c. Is other development anticipated on adjacent lands or outiots? X Yes _ No Outlot B has the potential to be a developable lot if roadway access could be gained to it. However, for this EAW, Outlot B has not been included in any building square footage calculations. d. If a, b, or c were marked Yes, discuss any cumulative environmental impacts resulting from this project and the 1 other development. All cumulative environmental /development impacts were built into this EAW for the purpose of presenting the maximum impact to expect from this site. All figures and quantities discussed and identified in this report speak to the 71.6 acres being developed. Essentially, this includes all lots in Phase 1 and Phase II. • ' 31. Other Potential Environmental Impacts If the project may cause any adverse environmental impacts which were not addressed by items 1 to 28, identify and discuss them here, along with any proposed mitigation. 1 32. SUMMARY OF ISSUES (This section need not be completed if the EAW is being done for EIS scoping; instead, ' address relevant issues in the draft Scoping Decision document which must accompany the EA 1M. List any impacts and issues identified above that may require further investigation before the project is commenced. Discuss any alternatives or mitigative measures that have been or may be considered for these impacts and issues, including those that have been or may be ordered as permit conditions. Final approval for rezoning of the subject property to PUD is required as is acceptance of the traffic study. Phase I ' development will require a commitment from the regulatory agencies to allow connection to the 8" sanitary sewer at Heron Drive and Audubon Road. • ' Approval of the roadway layout with Lot 1 having access directly on to Audubon Road is also required. Phase 1 grading and drainage layout will not impact the flood storage /runoff to Bluff Creek. Not until Phase II will the permits be necessary to construct the ponding grade for the mitigation measures of flood storage. 12 CERTIFICATIONS BY THE RGU (all 3 certifications must be signed for EQB acceptance of the EAW for puciication of notice in the FOB Monitor) i A. I hereby certify that the information contained in this document is accurate and complete to the best of my I Si knowledge. nat ,� i Signat B. I hereby certify that the project described in this EAW is the complete project and there are no other projects, project stages, or project components, other than those described in this document, which are related to the project as "connected actions" or "phased actions," as defined, respectively, at Minn. Rules, pts. 4410.0200, subp. 9b and subp. 60. Signature ) . 1 C. I hereby certify that copies of the completed EAW are being sent to all points on the official EQB EAW distribution 1 list. Signatur y 1 Title of Signer ?inn r \ r‘r r c- ' Date 1) I ( 19 i 1 1 1 1 • 1 1 1 1 13 1 1 EAW ATTACHMENTS • 1 Figure 1 Carver County Map - general project location • I Figure 2 USGS 1:24,000 scale topo map 1 Figure 3 City of Chanhassen - project location map Figure 4 Chanhassen Business Center (CBC) Site Plan Sheet 1 of 7 1 Figure 5 CBC Existing Site Conditions Sheet 2 of 7 Figure 6 CBC Phasing, Grading, Drainage and Erosion Control Sheet 3 of 7 1 Figure 7 CBC Utility and Phasing Sheet 4 of 7 Figure 8 CBC Landscape Plan Sheet 5 of 7 Figure 9 CBC Preliminary Plat Sheet 6 of 7 1 Figure 10 Cross section of site, lights, signage Sheet 7 of 7 Figure 11 Phase I Grading Plan Sheet 1 of 1 1 Appendix A CBC Traffic Study 1 1 1 1 1 1 • 1 1 1 14 • 1 • 1 • / � - , . o — :.:. — _ , . . 1 : Carver County 1 mum° ro .....-4..-- ••_.r - - •,.. ,' _ Minnesota , t e ro 1 r . s ro HIGHWAY MAP 1 - " ` • — .. 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I — I I `. e m - —.1-15 900 O~ • y .900.---7' / , , .: 95 0 • J .:+:. ..; k '—.. - _ I' "` _ Lake 1 ■ \ c's. \ ../C , ' ......\ - ' . 4 ". . _ - ..v T - • CQo ri f _ \ s:.. I : � :.." 1 553 . � S ' . IE Si N ( • . kr, .:. . _ .... : : •-•r SCALE 1:24000 I 1 }� 0 1 MILE L_t� - i `_may L * 100t 0 1000 2000 3000 4000 5000 6000 7000 FEET ON I 1 S 0 4 KILOMETER 5r�. Q---1 I INTERVAL 10 FEET ^� 0'24' 98 MILS DATUM IS MEAN SEA LEVEL 7 MILS I onto AND 19 T2 MAGNETIC NORTH • CLINATION AT CENTER OF SHEET THIS MAP COMPLIES WITH NAIIONAL MAP ACCURACY STANDARDS I FOR SALE BY U. S GEOLOGICAL. SURVEY. DENVER. COLORADO 80225 OR WASHINGTON. D. C. 20242 A FOLDER DESCRIBING TOPOGRAPHIC MAPS AND SYMBOLS IS AVAILABLE ON REQUEST RLK USGS t24,000 TOPO CARVER COUNTY FIGURE 2 • I ASSOCIATES, LTD. CBC - EAW 10/21/91 1 • 1 A ,g.-- BZT7.1"-...t, C 1 D L . 1 I 1 II i 1 1 A • 1 1 : i i i 4 = ! 2 •. 1 1 • = / : / 1 i • . • / I- I t 1 1 1 • I . 1 . • • 1 . • 1 .. • 1 t. . : ; ;• . 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AC.* � % LOT 3 1 L OT 9 9.3 ACs 47,000 SF. 20% 70% ��_ . $ � s• Ac - 10 4.9 AC.* 57,000 S.F. 29% 60% f OT 11 4.0 AC.* 44,000 S.F. 25% 60% _ t1 \ �• " r� • \ LOT 12 10.0 AC AC.* 16,000 S.F. 8F. 4% 9% _ l� - ° I- ' ~ ROAD 4.2 AC.* -- - 60% P \ \ \� • SUBTOTAL 71.6 AC.* 700,000 8F. AVERAGE 25% AVERAGE 62% OT S --• -- — (see NOTE 1) \ i+ / OUTLOT A 14.3 AC.* oUTIOt B 7.9 AC.* \ LOT 11 / SUBTOTAL 26.1 AC.* j 1 LOT Q \' � ' \ a• Ata / .. ._. L 937 ACs •.s Ac.: . )/ / /4 t - - -- -_ / ) I/ LOT \ / I , •• ' s SA ACA / • OFFICE - 20% • 140,000 SF. MATURE STAND ALA MANUFACTURING • 25% • 176,000 S.F. TO REMAM 1 I u , / WAREHOUSE - 59% • 305,000 EC / TOTAL - 100% I. 700,000 S.F. \ 1', yC` ,� »•�i1 12 i • n y . .SUM. • I • \ • f / / "x-59' sumo XXI / EASEMENT • ' S. i GAS J / • EAN LOT a LOT f 4 ♦ / `� / . • '• T A •A AC.• •• AC.* J�� wr.�...•.•a 7.11 AC.* I 7 ;. C ( • - -- -- / Weer — • I *I . _. ./ ii, / Z . • 100 BUFFER ZONE WEATHER MONITORING . 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SUBMISSION OCTOBER 21,1991 PREPARED FOR: CITY OF CHANHASSEN, MINNESOTA 1 ' DEVELOPER RYAN CONSTRUCTION COMPANY 1 900 SECOND AVENUE SOUTH 700 INTERNATIONAL CENTER 1 MINNEAPOLIS, MINNESOTA 55402 PREPARED BY: RLK ASSOCIATES, LTD. 922 MAINSTREET HOPKINS, MINNESOTA 55343 . 1 FINAL SUBMITTAL FOR PUD ON THE CHANHASSEN BUSINESS SITE (CBC) i INTRODUCTION TO THE NARRATIVE In the western portion of the City of Chanhassen south of Highway 5 and adjacent to Audubon Road lies -a 94 acre triangular area of property. Figure 1 shows the site that is bounded on the north and west by the Twin Cities and Western Railroad, on the east by Audubon Road, on the south by land guided in the Comprehensive Plan for residential purposes. The western portion of the site is occupied by the Bluff Creek flood plain district. Ryan Construction Company, hereafter referred to as the developer, is proposing to develop the property into what shall be hereafter referred to as the Chanhassen Business Center (CBC). The first strategic step in the implementation of the CBC development plan is to rezone the property from its current Agriculture - 2 zoning classification into a Planned Unit Development (PUD) zoning classification. This document represents the narrative that accompanies the seven sheet plan submittal and demonstrates in more detail the development proposal. The developer, is submitting the Final PUD Development package including a narrative, plan sheets, the EAW, and a traffic study. Upon approval of the final PUD a final plat will then be filed in accordance with the City Council approvals. It is the expectation of the developer that this entire process will be successfully completed prior to the end of the calendar year of 1991. ' GOALS OF THE PROJECT: Ultimately, the primary goal of the developer is to develop the 94 acre Chanhassen Business Center (CBC) using the PUD zoning concept. There are several objectives that support the primary goal: 1. To realize the development of twelve buildable lots with an building density of 700,000 s.f.; 2. To leave the two outlots on the western end of the triangular area as open space; 3. To create a public utility system, pond and roadway within the Business Center; 4. To lay -out a long range development schedule that emphasizes controlled development sites; and 5. To construct a quality Industrial park in the City of Chanhassen. 1 Chanhassen Narrative, Final Plan Submittal Page 2 The site described earlier and shown on Figure #1 is guided for industrial development by the City's Comprehensive Plan. In order to create a PUD for this site, the developer intends to follow the City ' PUD zoning approval process. The developer wishes to enhance the flexibility of development of the sites within the 94 acre tract of land through the relaxation of the zoning district standards. In return, the developer's intent is to exchange improved quality of the finished development project. The PUD will encourage the items listed in Article VIII, Division I ' of Section 20 -501. Later, in the details that are contained in this narrative document, the methods by which the City's expectations will be met are demonstrated. The discussion relates to the submittal plan sheet documents. DEVELOPMENT SUBMITTAL PACKAGE EXPLANATION: A. Concept Submittal - August 12, 1991 1. APPLICATION FOR DEVELOPMENT REVIEW 2. WRITTEN CONSENT OF ALL PROPERTY OWNERS WITHIN THE PUD 3. PROJECT NARRATIVE BOOKLET EXPLAINING THE PROJECT IN DETAILED FASHION USING VERBAGE, SKETCHES, CHARTS, AND AN APPENDICES 4. SET OF SIX PLAN SHEETS THAT DESCRIBE IN CONCEPT SCHEMATICS THE COMPONENTS OF THE PROJECT WITH DETAIL Plan -Sheet 1 - Master Site Plan Plan Sheet 2 - Existing Conditions Plan Sheet 3 - Concept Grading Drainage and Erosion Control Plan Sheet 4 - Concept Utility and Phasing Plan ' Plan Sheet 5 - Concept Landscaping Plan Plan Sheet 6 - Concept Plat ' • 5. LIST OF PROPERTY OWNERS WITHIN 500 FEET OF THE SITE (P). 6. TOPOGRAPHY MAP AND .LEGAL DESCRIPTION OF PROPERTY PROPOSED FOR PUD ZONING AND DEVELOPMENT (P). B. Final PUD Submittal October 21, 1991 ' The final PUD Submission for the CBC site submittal to the City of Chanhassen on October 21, 1991 contains the following items: • 1. Subdivision Application 2. Narrative Report 3. EAW 1 • 1 1 Chanhassen Narrative, Final Plan Submittal Page 3 4. Traffic Study 1 5. Plan Sheets 1 - 7 - The narrative report specifically addresses how the PUD is 1 intended to function as to the setbacks, guidelines and phasing of the development. The EAW and Detailed Traffic Study reviews the impact this development will have on the surrounding area and what is to be expected from the proposed development. The seven plan sheets that cover all of the details necessary for PUD final approval are listed below. 1 Plan Sheet No. 1 - Master Site Plan Plan Sheet No. 2 - Existing Conditions Plan Sheet No. 3 - Grading, Drainage and Erosion Control Plan Sheet No. 4 - Utility and Phasing Plan Plan Sheet No. 5 - Landscape Plan Plan Sheet No. 6 - Preliminary Final Plat Plan Sheet No. 7 - Design Criteria Plan 1 1 DISCUSSION OF THE BACKGROUND OF THE DEVELOPMENT TEAM PARTICIPANTS ON THE CHANHASSEN BUSINESS CENTER Ryan Construction Company of Minnesota, Inc. will be the owner and developer of the Chanhassen Business Center. Under the direction of the Property Development Manager, Kent Carlson, the project will be the first development that Ryan has managed in Chanhassen. Ryan has 1 considerable experience in developing Industrial and Office Corporate Parks including developments in Maple Grove, Brooklyn Center, Plymouth, Eden Prairie, and Eagan, Minnesota. Their commitment to the business client and the City to provide a quality business - environment helps to assure that the Chanhassen Business Center project will be a successful development venture. Architecture for the site development within the CBC will be performed by the architects on the Ryan Construction Company staff. Jeff Cupka will be in charge of the architecture design and coordination with the other design team members. - Site planning, surveying, engineering and landscape architecture services will be provided by RLK Associates, Ltd. Dick Koppy and John Dietrich will serve to facilitate the project's involvement between the City and the developer on all items related to site 1 1 Chanhassen Narrative, Final Plan Submittal Page 4 Ir planning and infrastructure development. RLK Associates has served Ryan Construction Company for over four years on many of their Industrial and Office Park development projects around the Twin Cities metropolitan area. DISCUSSION OF THE PROJECT DETAILS Planned Unit Developments (PUD) offer enhanced flexibility for the developer to achieve a more creative use of the land while easing the ' normal zoning district standards. In exchange, the City expects that the development plan will result in a significantly higher quality and more sensitive proposal than in the more standard zoning district development proposal. This section of the Narrative discusses the strategies of the development plan for the CBC related to criteria the City has indicated an interest in reviewing. (1) Preservation of desirable site characteristics and open space and protection of sensitive environmental features, including steep ' slopes, mature trees, creeks, wetlands, lakes and scenic views. The site exists as an agricultural field that has been farmed for crop production for many years. Plan Sheet #2, Existing Conditions, demonstrates the Soybean field that overlays most of the site, this area consists of the eastern 71.6 acres of the 93.7 acre site. The 12 developable lots are proposed for the 71.6 acre area. Grading ' will be completed to maintain an earthwork balance (cut and fill) arrangement on the site. There are no steep slopes, mature trees, creeks, wetlands, or other site characteristics in the 71.6 acre area ' that need unusual protection. An Environmental Assessment Worksheet has been prepared to assess the impact of development on this property. Within the portion of the site labelled Outlot A and B, there is a large, mature stand of Oak, Ash, Basswood, and Ironwood trees. A recent tree inventory has found these deciduous trees ranging in size ' from new growth to 30 inches measured at the trunk. All of these trees will be maintained. Besides the forest of trees, the characteristics of Outlot A and B include upland and lowland vegetation, the Bluff Creek stream bed, flood plain area and ' interesting transitional slope areas. Both of these outlots will be maintained in their existing condition. There are no plans to develop the western 22.1 acres of this triangular piece of property. 1 1 Chanhassen Narrative, Final Plan Submittal Page 5 1 A drainage pond sized accordingly for the future development of the 12 lots is proposed to be constructed in the southeast corner of Outlot A (see sheet 3). This storm water retention pond will be constructed to DNR standards, and the Best Management Practices in order to remove sediment and nutrients and keep all runoff below pre - development rates. It should be noted the EAW addresses the stormwater runoff in greater detail. Slopes abutting the storm drainage pond will be at a maximum of 3:1 and will be seeded with native /grass mixtures and are not scheduled to be mowed. Additional flood storage in Outlot A and B is necessary because of the placement of the storm water pond. The grading proposed in Outlot A and B will increase the Type III vegetation, resulting in a more natural flood plain environment. The Comprehensive Plan Land Use Map identifies Bluff Creek Basin ' (essentially Outlot A) as a park /open space corridor. It may be feasible for the developer and the City to prepare agreements which transfer ownership of Outlot A to the City as part of the final 1 platting process. (2) More efficient and effective use of land, open space and public 1 facilities through mixing of land uses and assembly and development of land in larger parcels. The twelve developable lots range from 3.3 acres to 10.0 acres in size. Approximately 4 acres of roadway and utility easement area, in addition to 14 acres of open space ( Outlot A) will be dedicated to the City. The PUD will allow the developer flexibility in planning the actual developed lots dependent upon the specific interest exhibited by the business community. If this were to develop separately as individual parcels, many of the following design considerations would not be included, such as an approved sign package, uniform street and parking lot lighting, compatible or cohesive architecture and building materials. The coordination of site development will also improve the efficiency and cost effectiveness of public improvements. For example, the project is large enough to help facilitate a solution to providing sanitary sewer service to the new MUSA area. Also, the development of a single, comprehensive drainage system will maximize the effectiveness of nutrient removal efforts while reducing the City's long term maintenance costs. (3) High quality of design and design compatible with surrounding land uses, including both existing and planned. Site planning, landscaping and building architecture should reflect higher quality design than is found elsewhere in the community. Subsequent to the final PUD approval and prior to construction, each lot will be submitted to the City of Chanhassen for formal review of 1 MIN 1 Chanhassen Narrative, Final Plan Submittal Page 6 building plans, landscaping, signage, lighting, and compliance with the PUD Development Guidelines. The City will utilize its normal ' site plan review procedure for each lot. The approved PUD documents will establish firm guidelines to ensure that the site is developed in a consistent and well planned manner. ' The layout of the 94 acre parcel is meant to complement the characteristics of the property. The design will be commensurate with a first class Industrial Park that will be an asset to the City ' of Chanhassen. Impervious levels and building densities are below the acceptable standards for the City. The table on sheet 1 master site plan identifies the anticipated building square footages and ' impervious densities on a lot by lot basis. It is important to note that while the density within a PUD is calculated on gross acreage within the property lines of the site, the densities shown in the table on sheet 1 have been calculated ignoring Outlot A and Outlot B. This is because no development has been forecasted on either of these outlots at this time. The preservation of the marsh land and forested areas in Outlot A is a highlight of the planned PUD development. The site plan allows for a 50 -foot buffer of open space and landscaping on the lots abutting Audubon Road where the view shed ' will be greater. A 100 -foot buffer and landscape area is provided between the CBC and the land to the south. This land is guided in the City Comprehensive Plan for residential development. The higher ' profile buildings will be orientated toward Audubon Road. Near the central portions of the site and the western edge, higher development density is forecasted. This is screened and set back from the 1 traffic development that is adjacent to the site so as to be comparatively unnoticed. The PUD site plan provides a consistent edge buffer on both Audubon ' Road and the southern property line. The buffer yards proposed will allow landscaping and a trail system to be planned as an integral component of the site plan. This consistency of the buffer, trail 1 setbacks and landscaping would not be achieved through conventional zoning. ' Landscaping Plan The PUD landscape plan identifies plant material locations along the entire perimeter of the Chanhassen Business Center, the proposed Lake Drive roadway and two "typical" planting plans for individual lots. All plant material proposed for Phase I installation is identified with a code number which relates to the plant schedule as shown on ' Sheet 5. Phase I planting will occur at the entrance to the CBC site and along the public roadways which are developed to a permanent status in Phase I. The planting identified adjacent to Audubon Road and the remaining perimeter is not scheduled to be installed until each lot adjacent to the Buffer area is developed. At that time, the • 1 1 Chanhassen Narrative, Final Plan Submittal Page 7 1 buffer area and individual lot will be landscaped jointly. This 11 would allow for a water source and /or irrigation system to sustain the plant materials. 1 Two lots on Sheet 5 have been identified with a generic landscape plan. Specific species are not identified and the quantities shown are to be used as a guide toward how the individual lots are to be landscaped. Each lot will be required to have site plan approval from the City of Chanhassen, at which time, the specific location of the building, parking lot and landscape plan will be presented. 1 A trail is proposed to run from Heron Road and Audubon Road, along the south buffer area and eventually into Outlot A. The City of I Chanhassen is proposing a recreational trail to run the entire length of Bluff Creek from Highway 5 to Lyman Boulevard. This trail system would utilize a tunnel already in place under the railroad tracks at the northwest corner of Outlot A. Sheet 2 existing conditions map identifies this tunnel. Additionally, an entrance monument design is planned for the roadway entrance on Audubon Road (see Sheet 7 for a sample monument sign). The landscaped area to the south between the CBC and the future residential neighborhood is a feature of the landscape plan. Continuous plantings are shown along Audubon Road to assist in eventual screening the industrial development from the outside public. As each lot develops, all parking lots will be screened from Audubon Road by berming and /or plant material. 1 Architectural Standards and Building Materials: Before a City submittal is made, individual site plans will be submitted to Ryan Construction Company, the property agent, for approval relative to architecture, building materials, and site improvements. The basis of their approval shall adhere to the guidelines mentioned below and which establish the Planned Unit Development Criteria for Chanhassen Business Center. A. BUILDING MATERIALS AND DESIGN 1. ALL MATERIALS AND COLORS SHALL BE APPROVED BY THE PROPERTY AGENT PRIOR TO COMMENCEMENT OF PROPERTY IMPROVEMENTS. 2. BRICK MAY BE USED AND MUST BE APPROVED TO ASSURE UNIFORMITY. 3. STONE SHALL HAVE A WEATHERED FACE OR BE POLISHED, FLUTED, OR BROKEN FACE. 4. CONCRETE MASONRY DETAILS MUST BE APPROVED BY RYAN PRIOR TO CONSTRUCTION OR ALTERATION. CONCRETE MAY BE POURED IN PLACE, TILT -UP OR PRECAST, AND SHALL BE FINISHED IN STONE, TEXTURED OR COATED (SMOOTH SURFACE OR ROCK FACE). 5. METAL SIDING WILL NOT BE APPROVED EXCEPT AS A SUPPORT MATERIAL TO ONE OF THE ABOVE MATERIALS. 1 1 ' Chanhassen Narrative, Final Plan Submittal Page 8 6. NO ANCILLARY STRUCTURES THAT ARE CONSIDERED TO BE PART OF THE BUILDING STRUCTURE CAN BE CONSTRUCTED WITHOUT 1 PRIOR APPROVAL OF RYAN CONSTRUCTION COMPANY. 7. ROOF MOUNTED EQUIPMENT SHALL BE LOCATED, PAINTED AND /OR SCREENED TO MINIMIZE VISIBILITY FROM STREET AND ' ADJACENT PROPERTIES. 8. LOADING DOCKS SHALL NOT BE CONSTRUCTED FACING ANY STREET. ANY LOADING AREAS FACING THE SOUTH PROPERTY WILL HAVE TO BE SCREENED FROM VIEW. SCREENING SHALL BE A COMBINATION 1 OF BERMS, FENCING AND LANDSCAPING. B. SITE LANDSCAPING AND SCREENING STANDARDS 1 1. ALL OPEN SPACES AND NON- PARKING LOT SURFACES SHALL BE LANDSCAPED, ROCKSCAPED, OR COVERED WITH PLANTINGS AND/ OR LAWN MATERIALS. 2. APPROVED SCREENING TECHNIQUES SHALL BE USED TO BLOCK SIGHT LINES FROM ADJACENT PROPERTIES AND ROADWAYS OF STORAGE MATERIALS, WHETHER TEMPORARY OR PERMANENT. ' 3. THE MASTER LANDSCAPE PLAN FOR THE CBC PUD SHALL BE THE DESIGN GUIDE FOR ALL OF THE SPECIFIC SITE LANDSCAPE DEVELOPMENT. ' 4. LANDSCAPE MATERIALS ALONG THE INTERNAL PUBLIC ROADWAYS AND AT THE ENTRANCE TO AUDUBON ROAD WILL BE INSTALLED AT THE CONCLUSION OF PHASE I GRADING OPERATIONS. (REFER TO SHEET 5) ' 5. INDIVIDUAL LOT LANDSCAPING SHALL INCLUDE AN IRRIGATION SYSTEM FOR ALL FRONT YARDS, STREET RIGHT -OF -WAY AND BUFFER AREA ALONG AUDUBON ROAD. 6. PRIOR TO BEGINNING PHASE II ALL TREES PROPOSED ADJACENT TO AUDUBON ROAD ARE TO BE INSTALLED, WHETHER OR NOT ALL LOTS ABUTTING AUDUBON ROAD HAVE BEEN DEVELOPED. ' C. OPEN SPACE AND TRAILS, PARK DEDICATION 1. OUTLOT A WILL BE DEDICATED TO THE CITY IN LIEU OF PARK ' DEDICATION LAND /FEES. CONSTRUCTION OF THE POND AND SUITABLE GRADING WILL BE COMPLETED BY THE DEVELOPER. • 2. THE TRAIL SYSTEM AND APPROPRIATE EASEMENTS SHOWN ON THE 1 MASTER SIGN PLAN PRELIMINARY FINAL PLAT WILL BE DEDICATED TO THE CITY IN LIEU OF PARK DEDICATION LAND /FEES. D. SIGNAGE 1. SIGNS WILL BE BUILDING MOUNTED IN CONFORMANCE WITH THE CITY'S SIGN ORDINANCE. EACH PROPERTY SHALL BE ALLOWED ONE ' FREE STANDING SIGN LOCATED NEAR THE DRIVEWAY INTO THE PRIVATE SITE. 2. THE SIGNAGE WILL HAVE CONSISTENCY THROUGH OUT THE ' DEVELOPMENT. A COMMON THEME WILL BE INTRODUCED AT THE DEVELOPMENT'S ENTRANCE MONUMENT AND USED THROUGHOUT. 1 Chanhassen Narrative, Final Plan Submittal Page 9 3. CONSISTENCY IN SIGNAGE WILL RELATE TO COLOR, SIZE, 11 MATERIALS AND HEIGHTS. E. LIGHTING 1 1. A DECORATIVE, SHOEBOX FIXTURE (HIGH PRESSURE SODIUM VAPOR LAMPS) WITH A SQUARE ORNAMENTAL POLE WILL BE USED THROUGH OUT THE DEVELOPMENT AREA FOR LIGHTING. 2. SIMILAR LIGHTING EQUIPMENT THAT IS MOUNTED IN THE PUBLIC STREET RIGHT OF WAY SHALL BE USED IN THE PRIVATE AREAS. 1 F. PERMITTED USES ALL BUILDING SITES WITHIN THE AFFECTED PROPERTY SHALL BE USED 1 SOLELY FOR OFFICE, COMMERCIAL PROCESSING, RESEARCH, SERVICING LIGHT INDUSTRIAL, LIGHT MANUFACTURING, WAREHOUSING, AND DISTRIBUTION PURPOSES AND SERVICES ANCILLARY TO SUCH USES, SUBJECT TO THE CONDITIONS SET FORTH BELOW, AND SUBJECT TO ALL APPLICABLE ORDINANCES. IN THE EVENT THAT A USE IS PERMITTED BY THIS DECLARATION BUT IS NOT PERMITTED BY APPLICABLE ORDINANCES, SUCH USE SHALL BE PERMITTED BY THIS DECLARATION ONLY IF AN APPROPRIATE VARIANCE UNDER SUCH ORDINANCES IS • FIRST OBTAINED. G. SETBACKS (unless otherwise approved by the City under the PUD zoning requirements during the site plan approval process) 1 BUILDINGS 1. FROM BUFFER YARDS, PUBLIC RIGHT OF WAY, AND FRONT AND 1 REAR PROPERTY LINES, ALL BUILDINGS TO BE SET BACK 50'. 2. FROM ALL INTERNAL SIDE LOT LINES 10' 1 PARKING AREAS 1. FROM BUFFER YARDS 20' 1 2. FROM INTERNAL LOT LINES 10' 1 • 3. FROM PUBLIC RIGHT OF WAY (LAKE DRIVE) 25' 4. FROM ABUTTING RAILROAD PROPERTY - 0' 4. Sensitive development in transitional areas located between different land uses and along significant corridors within the city. 1 1 ' Chanhassen Narrative, Final Plan Submittal Page 10 The sensitivity to transitional areas for the CBC development is to the south and the southeast. Southeast of the CBC industrial development the City has guided residential development for the future. The CBC plat, see Sheet #6, allows for a 100 foot buffer area. This will allow an open space and landscaped buffer between ' the industrial development and the different land use to the south. Additionally, the industrial development occurring immediately north of the buffer line, lots #8 and #9 will have lower densities than other developments within the CBC. Lot 12 is proposed to house the national weather service site, which will have a building coverage density of approximately 4 %. Outlot A to the west will not have ' development and will further serve as a buffer to the different land uses to the south. ' 5. Development which is consistent with the comprehensive plan. The Comprehensive plan has guided this site for Industrial Office Park development. Ryan Construction Company is proposing the Chanhassen Business Center development to be an Industrial Office Park, consistent with the Comprehensive Plan. The zoning for the ' site will be IOP, which is Industrial Office Park district. Ryan is proposing to rezone the site to a PUD, Planned Unit Development. 6. Parks and Open Space. • The creation of public open space may be required by the City. Such ' park and open space shall be consistent with the comprehensive plan and overall trail plan. As mentioned earlier in the narrative, Outlot A and a trail system along the southern perimeter of the CBC development are proposed to be dedicated to the City in lieu of Park dedication land /fees. The value of this dedication is greater than the required normal park ' dedication for a development of this nature. Ryan has reviewed the City's overall trail plan and proposes to provide a connection between Audubon Road and Bluff Creek. The trail is proposed to be ' installed at the conclusion of Phase II grading operations and will run from the existing railroad underpass on the northwest corner of Outlot A through Outlot A and up to Heron Drive and Audubon Road. A ' pedestrian crosswalk is proposed at Heron Drive which will connect to the existing sidewalk on the east side of Audubon Road and facilitate pedestrian movement from the Lake Susan Hills area. The trail is illustrated on sheet 1 and on sheet 5. The City Master Trail Plan addresses a trail paralleling Bluff Creek running from Highway 5 to Lyman Boulevard. Ryan's proposed trail segment will be a valuable ease /west connection to the "comprehensive trail plan. 1 Chanhassen Narrative, Final Plan Submittal Page 11 1 7. Provision of housing affordable to all income groups if appropriate within the PUD. 1 This item is not applicable to the CBC development proposal. 8. Energy conservation through the use of more efficient building 1 - designs and sightings and the clustering of buildings and land uses. Ryan Construction Company intends to explore the possible use of 1 railroad spur lines for Lots #2, #4, #6, and #7 during the preliminary design stage. This will enhance conservation of energy through the use of the best and most desirable transport method. 1 Energy conservation for the building structures will occur in at least two manners. First, earth mounding will help shield the buildings from the rigors of the seasonal weather extremes. Secondly, architectural treatment of the building will attempt to capture the most efficient and effective design related to energy conservation. Each building will be evaluated for energy efficiency with a cost /benefit analysis regarding insulation techniques and R- values. The lighting fixtures selected for use in the parking lot areas and on the public streets will be outfitted with an energy savings type of lamp. Additionally, they will include photo electric cells to turn them on /off automatically. These integrations will aid slightly • in the energy conservation area. 9. Use of traffic management and design techniques to reduce the 1 potential for traffic conflicts. Improvements to area roads and intersections may be required as appropriate. The main access to the site is off of Audubon Road L k Drive, at Lake Dri e, designated as a collector street by the City Comprehensive Plan in 1991. The CBC development will impact Audubon Road, Highway 5 intersection and the proposed Highway 212 with additional traffic. The land use proposed consisting of office, manufacturing and warehouse has been reviewed as to the impact anticipated, and a comprehensive report is contained in the CBC Traffic Study, which will be submitted with the final set of PUD plans. The traffic report provides a range of development impact and scenarios to be anticipated. The use of turn lanes for Lake Drive and access to Lot 1, sight distances, safety concerns and projected volumes have been explored. Refer to the CBC Traffic Study for a more detailed analysis of the projected impact this development will have on the surrounding roadway system. 1 . 1 ,1 Chanhassen Narrative, Final Plan Submittal Page 12 ' FINAL PLAN SUBMISSION FOR ' PLANNED UNIT DEVELOPMENT (PUD) CHANHASSEN BUSINESS CENTER ' The final PUD Submission for the CBC site submitted to the City of Chanhassen on October 21, 1991 contains the following items: ' 1) Subdivision Application 2) Narrative Report 3) EAW ' 4) Traffic Study 5) Plan Sheets 1 -7 The Narrative report specifically addresses how the PUD is intended ' to function as to the setbacks, guidelines and phasing of the development. The EAW and Detailed Traffic Study reviews the impact this development will have on the surrounding area and what is to be ' expected from the proposed development. The seven plan sheets that cover all of the details necessary'for PUD final approval are listed below. ' SHEET 1 -- MASTER SITE PLAN: This plan sheet describes the basic intent of the entire CBC development proposal. It includes, but is not limited to, the following items. 1) Overall site impervious and building density coverage. 2) Identification of each lot size and dimension. ' 3) Location of streets and pedestrian trails. 4) Location and extent of public and common open space. 5) General location and type of land uses and intensities of development. ' SHEET 2 -- EXISTING CONDITIONS: The project boundaries and existing conditions of the site are shown through the use of a two foot ' topographical survey map (accurate as of May 9, 1989). Additionally, on July 17, 1991 a tree survey was completed on the site. The survey results are drawn on the plan sheet in schematic form indicating areas of protection. Flood plain boundaries of Bluff Creek are also ' shown. SHEET 3 -- GRADING, DRAINAGE, AND EROSION CONTROL PLAN: This plan ' illustrates the mass changes to the existing topography of the site that will take place during the grading operation.. The plan identifies two phases of development on the site, Phase I and Phase II. The grading limits and utility limits are shown, however, detail ' information on the Phase I development reference should be made to the Phase I site construction plans which are being submitted with the PUD submission. By closely reviewing this plan, an understanding 11 of the movement of earth on the site can be appreciated to arrive at MI Chanhassen Narrative, Final Plan Submittal Page 13 1 a balanced earthwork condition. Also shown on this plan is the storm sewer and street layout, including the pond on Outlot A. 1 SHEET 4 -- UTILITY AND PHASING PLAN: Storm Sewer, Sanitary Sewer, and Watermain utilities are shown on this plan sheet. The staging and time schedule table that is shown on sheet 4, the phasing for the infrastructure placement is projected. It is important to note that one of the key features of the project is the sanitary sewer strategy. The sewer line on Audubon Road is not sized for the total capacity of this development. However, Phase - I development is proposed to be a permanent sanitary sewer location, flowing to the east. It is proposed to have Lots 1, 2, 3, 4, 10 and 11 dump directly into the Audubon Road sewer. Phase II of the development is to flow to the west and eventually hook up to proposed sanitary trunk line running parallel to Bluff Creek. SHEET 5 -- LANDSCAPE PLAN: An overall landscape plan identifying the general intent and phasing of the landscape plan installation. Four primary areas are identified on the Landscape Plan. 1) Perimeter of the site 2) Planting to be installed with Phase I development 3) Planting to be installed on a lot by lot basis 4) Typical planting plan for the interior of lot The plan outlines the general guideline of were landscape materials will be placed, in addition to preservation of mature landscape materials, erodible slopes, wetlands and creek basin. The 100 foot landscaped buffer area on the south perimeter of the site is also shown in detail. Additionally, an entrance monument, boulevard plantings, and a trail system are shown. SHEET 6 -- PRELIMINARY FINAL PLAT: Easements and public right of way dedication is shown on this sheet, as well as the 12 lots and 2 outlots. A legal description of the complete property layout is included. Finally, a table wh the site development criteria is included such as setbacks, roadway widths, and zoning details. A final plat will be prepared by a registered land surveyor upon approval of the preliminary final plat. SHEET 7 -- DESIGN CRITERIA: This plan sheet identifies general design criteria for the entry monument sign; downcast lighting 1 fixtures. A typical cross section from the existing farm east of Audubon Road to Lot 10 is illustrated. The cross section line is shown on Sheet 5, Landscaping Plan. 1 1 1 1 ' Chanhassen Narrative, Final Plan Submittal Page 14 1 • APPENDICES THE ITEMS EXPLAINED BELOW ARE INCLUDED IN THE APPENDICES TO THE ' REPORT IN THE ORDER LISTED BELOW. A. SUBDIVISION APPLICATION ' B. DETAILS, SKETCHES -- SHEET 1 ' SHEET 2 - SHEET 3 - - SHEET 4 ' SHEET 5 - SHEET 6 -- SHEET 7 C. WRITTEN CONSENT OF ALL PROPERTY OWNERS WITHIN THE PROPOSED PUD FOR THE CHANHASSEN BUSINESS CENTER (SUBMITTED AUGUST 12, 1991) ' D. LIST OF PROPERTY OWNERS WITHIN 500 FEET OF THE PROPOSED PUD SITE OF THE CHANHASSEN BUSINESS CENTER (SUBMITTED AUGUST ' 12, 1991) E. APPLICATION FOR DEVELOPMENT REVIEW (SUBMITTED AUGUST 12, 1991) 1 • . • 1 A a CHANHASSEN O AS EASEMENT • i ' .. . ; BUSINESS CENTER I "„.f.',' LOT 1 . CHANHASSEN MINNESOTA RAILROAD R.O.W. '!t ..,C. I I - - 1 I LOT, LOT SIZE BUILONG SIZE COVERAGES many IMPERVIOUS NSITY �. it ' LOT 1 6.0 AC.* 59.000 S.F. 23% 65% - • _ LOT 2 3.3 AC.* 39.000 S.F. 27% 70% LOT 2 ' I LOT 3 4.0 ACS 43.000 S.F. 20% 70% •A •c.* • LOT 4 3.7 ACS 46.000 S.F. 29% 70% � ��� � • LOT 5 3.5 AC.* 41,000 S.F. 211C 65% 1 I • - LOT 4 9.5 AC.t 134.000 3.F. 33% 75% LOT 7 9.0 AC.* 119.000 S.F. 34% 75% -- Pp \.- LOT 4 ` : ' I - LOT 4 8.9 AC.* 51,000 S.F. 21% 64% \ 11 A :.•). l LOT 3 I LOT 9 5.3 AC.* 47.000 S.F. 20% 70% ( _ LOT 10 1.5 AC.t 57,000 S.F. 29% 60% li \ _ 1 I , i t anaaramir LOT 11 4.0 AC.* 44,000 S.F. 25% 60% \ _ — _LOT 12 10.0 AC.* 19,000 S.F. . 1% 9% p' ` u , . . ROAD 4.2 AC.* — 60% C"? ‘ / -------.. / —' SUetOTAL 71.9 ACS 700,000 Sf. AVERAGE 25% AYERAQE 62% `, • \ \ OT !1 / - ' - (SE NOTE 1) / • OINTLOt a 1 7 6 ACs 11 / ' \ LOT d \ '\\ / ` o9 . .* i i' ...... SUSTOTAL 26,1 AC.* 1 1 • TOTAL 93.7 ACS / ? LOT 7 % ' -- - 3 / / 0 �. 1 ,/ / 1 I d / • / ' NOTE 1 : 30UARE FOOTAGE eREAKOOWN : MATURE STAND l / LO? N\ OFFICE • 20% • 140,000 St. OF TREES r 1/ • v Me • MANUFACTURING - 25 FlN % • 175,000 S.F. • TO REMAREMAIN 1 / i / WAREHOUSE - 56% • !95,000 S F. R \ _ LOT 12 TOTAL - 100% • 700.000 I . — S.F. / ti .. — r `s .. • 7 RSA a aAS ! / � " � . /i � `- w wpm NO EASEMENT LOT • LOT 11 1 1 i *10111111111110111.111 T A SA AC.* AS •.a ��)) / • 7. OUTLOT 8 • 1 ram 1 C : 2 . : 1 , 11 i � / l / r / . MIR III/III S ..(1). ' WEAfllJI . 100 BUFFER 2ONE MONITORING • .. .62- - STATION • OWA wq/ -- — ( l lel ... gm CONSTRUCTION COMPANY ■ N C I 0 , . � � a— MASTE f'E Ri ... K.; ! •�-- —A - - - -- -- l J 1 Sri • ''t111(; , — eus c�uMMUaw�o►� 1 • 7 �;�. 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I I I • • Mil TYPICAL CROSS swum MO . ~IDS V' 4 IV wOMORNINL V • We • . . . . . • 4.46 -11USMEtlijidilliSSENCENTER 1 [ [RIK) . ?•=7:= I • II construction company Mignon ( OWVIVIIINK 111001/10111 ..._ --.- - • _ _ ....". ... "." IRYA.. , .•,,,, ,, 1, Nt ■ t1.1.C.3",1 I ■ ) builders . ___ _ _ .../1 toetrt ...-`:•1 il!ANAA• IMI. PI NM, mg lot... tte IN PON WO OM 1. 'MING MINNEAPOLIS MR -WM ei_ OM ro AVM— . 111111 MIMI NMI IIIIII MI =I EMI 111111 • . EMI INN • SIM IIIII • MEI MIMI =II MI 1 1 - TRAFFIC STUDY .FOR . CHANHASSEN BUSINESS CENTER OCTOBER 25,1991 . • PREPARED FOR 1 CITY OF CHANHASSEN, MINNESOTA 1 1 1 DEVELOPER: RYAN CONSTRUCTION COMPANY 1 900 SECOND AVE. SOUTH • 700 INTERNATIONAL CENTER 1 MPLS., MN 55402 PREPARED BY [RLK 922 Mainstreet 1 Hopkins, Mn. 55343 - (612) 933.0972 ASSOCIATES LTD. 1 fax (612) 933 -1153 1 • 1 1 1 1 TRAFFIC STUDY 1 CHANHASSEN BUSINESS CENTER 1 CITY OF CHANHASSEN, MINNESOTA 1 October, 1991 1 1 Prepared for The City of Chanhassen 1 1 1 Prepared by: 1 RLK Associates, Ltd. Hopkins, Minnesota 1 1 1 RLK ASSOCIATES, LTD. Ilk 1 .; PURPOSE This report is to evaluate and document if there is any adverse traffic impacts as a result of the full development potential of the Chanhassen Business Center. If any adverse impacts are identified, mitigative measures will be suggested. Figure 1 shows the site location. A conceptual layout of the Master Site Plan for the proposed Chanhassen Business Center is shown on Figure 2. , METHODOLOGY 1 The proposed land use will be inventoried to determine specifically what type and size facilities would potentially be built on this site. The traffic generated by the full development potential of this site will be forecasted and tabulated. This will determine the number of raw trip ends having either an origin or destination at the Chanhassen Business Center. The final forecasted a.m. and p.m. peak hour volumes could have the home -based work trips adjusted for the following: Shared Trips Internal Trips Vehicle Occupancy Building Occupancy For this analysis, however, no reduction will be made for these factors. A directional distribution of these trips will be made based on both -zonal socio- economic data from the Metropolitan Council and historical employment data obtained from current Chanhassen businesses. The trips will then be assigned to the highway system, and an impact analysis 1 will be made. DATA INVENTORY , The study site includes 93.7 acres, triangular in shape and is bounded by Audubon Road on the east, 86th Street extended on the south, and the Chicago, Milwaukee, St. Paul and Pacific Railroad on the northwest. The proposed level of full development includes the potential of 700,000 gross square feet of general office buildings, warehousing and manufacturing facilities, with the exception being a transmission tower site and weather monitoring site located within the development. The individual building sites will be developed in stages with the first utility infrastructure work commencing in 1992. TRAFFIC STUDY CHANHASSEN BUSINESS CENTER PAGE 1 Mil IIMI =II INN MIS 11.111 MI OM MN MI MN IIIM NM Eli IIIIII IIIII IIIIII • NI IIIII,I /IK ���J�[�J�f i • l _ f ANN C 1/ 4 - P. f r IF - 1 , I _ � 1 i„ 1 __ rA k d1 , y 1 _ � � �� 1 41 (! ' ' . i • ; ',1 /;r "_ I 1 I Limn . rte,' 7 ` .....J \� � �J te �' it t. . __ a ............., 3 19 4 - 1 IT N1 OS OW - . i ,- ...• ) ,c ) . jf. ..,--_':! 1,.. • — r ...., .t, . i t . E_-: y - y Y 1111 • (• G .._.. Y ___ fu�A�r ( a �� 1 1/[ v r 13 /�(\ • _ v Y sue` \!, 7] t1. Y ilicg r 6 al: ' ' ' i J 4 r _ .. � _ r° , .• ♦ . L AK E S lAN •. SITE il/ il at i I.. . b • I. / . �i' i .. f 41� ,� Hoar y C �� ` / _ ... ....., j ` �� c ,I 4- 1 1 , � 1i (� /! \' r^ y e s! � �• 1 • N o -<,_-. T . 7 1.- -, & ,,..,:),_ , ...,.....,, , 1 .1 .t. ,... . i fp..• % , :k . .e. k 1 --- "*".. . - ...-- -...-- le 9 -, r pi,. :S. ' 41--...1 1 4 • s' c 1 01 0 " ; 1 ,♦ • ` / 1 EP fir GO Ricer �� I / ,, I I • , L AK[ ♦rrr •V . .. . , • RLK FIGURE 1 • . LOCATION MAP ASSOCIATES, 1.:11). . • • ' . . . . • CHANHASSEN OAS EASEMENT ,I; ' , / 1 , BUSINESS CENTER .. ..... ,, ; 7,....x .1 : _. • • ii. . 1 CHANHASSEN MINNESOTA • RAILROAD so AA I 1 O.W. .• ....:: • ': • .,, I • . .. I • OUILOMO Sift .• • • ■ 1 _LOT5 LOT MEE evuoiro we COVERAOE popopy !Amorous DENSITT - 1 LOT 1 0.0 AC.* 11.000 1?. 33N 4. .. SS% ./ _ . . Lot 3 3.3 AC.* 30.004 SP. IT% PO% LOT t - • . ............. " I • ' • LOT 3 40 AC.* 40.000 IF. 15% TO% • . •C.• • • LOT 4 30 AC.* 41.000 SP. VD% 30% • LOT 0 $.4 AC.* 41.000 SP. Inc ass 0 - LOT 0 1.1 AC.* 134.000 O.I. 33% VS% 9 1 , 101 T o p AC.* 110000 03. 340 Ts% 0 7 . \. . \ 9, . .... ,. LOT 4 ' _p.m • CO AC.* 01004 SP. alt 04% 460 01;i . N., Os Cu & ; i )1 LOT 3 • 1 _LOT 0 0.3 AC.* SLOW 0V. 30% TO% Si ACA I . . LOT 10 4.0 AC.* 01.000 OP. 205 005 \ 11 L M I". .1.07 11 4.1 AC.* 44.000 SP. 25% 00% • AO 101 IS 101 AC.* 11.000 SP. 45 OR .- ". - 110A0 4.8 AC.* 00% . __ . .40,7\ ' Iv' - • SUBTOTAL T1.• AC.* HOMO 11.P. AVERA011 WS MA 43% IN \ Or s • / / WE MOTS t) ' A . %. / • CMOS A ICS AC.* , .." 01111.01 II /A AC.* \ .. LOT 11 / ' . SUBTOTAL SLI AC.* ' \ .. " "" i i , l - • roars --• -.....' /ZTII. ' LOT e . \ ../ . •• AC• , / r I TOTAL 113.1. Ac.* V . •• aCa .. /1 / .../ LOT te / • , SOTS II SOON'S FOOTA01 imuscoown I . IIIRTURE STAND 1 " ) ••• ' OFIFICI •• SO% 4. 140.000 SP. Of TREES 1 I . GIAMIACTURINS • IS% wo I/11.000 IP. • 10 REMAIN I I ii -,. ,. " . •••. • TOTAL • IMO . 100.000 SP. ...--------------va ...v( mom Ira / • - i 1 . • • It i ', NS 1%.• •••• , . ' ; . • ammo 3 .. I ..• • . • T'l .• • KIR. A OAS i ' 4 h - ---or mom voil • 7 EASEMENT ■ a • 1 LOT • I LOT • . OLT A . so fa. es hos , . 1 to ■ I I .- .4 i .• ..N i i . OUTLOT 11 . . • • • . l ' r • . o 7 PO MA I . [ ... 1. -1, - ----s..• .. , ( ..........--Nsmo i ••••I WA , * . . ' • - I gir — • • • • , me . I • ... .......11............ • • ( •• —4.---00-41 -- 70....................1 ...............-At r. . *MAMMA • 1012 01071211 MS 14004108.03 • , • • _ STAMM • OCALA •• r•• — .111 V • I ■-•• 1 , I ....._ a . COMPANY li'),,,,,... ; i.h•.,. . IZa.T.T.r.• - W - ••••=1* ...... t L. Al= OLt 4) 01ABILASSEN SuSoN10 CfN11110 c...............___ . • . 7 I I W ...::::= I RYAN OP MINNESOTA, INC. 11. i 1 I 1-- IAMITIR 51111. KAN —_ _ -------- — _-_.... ..._ . .. . • .. RLK .......... MASTER SITE PLAN ... . FIGURE . - 2 .. AssociATEs, EEO. • NEI MI IIIII MI IIIIII um Ns Ea =I Nom NE ma mu aus um No am ma mil 1 RLK ASSOCIATES, LTD. • There have been two extensive keports prepared that address the demographics, traffic and related roadway network needs for the next 20 years. These are the following: T.H. 212 Traffic Forecasts, I -494 to Norwood /Young America, prepared for Mn /DOT, 1985 Eastern Carver County Comprehensive Transportation Planning Study, prepared for Eastern Carver County Technical Committee, 1990. These reports have been reviewed for their relevance in assessing future growth in the immediate area and to what extent this future growth impacts the roadway network and what roadway improvements have been identified as needed ' to address this growth. Current traffic volumes (ADT volumes) were received from Mn /DOT and the City of Chanhassen. In addition, RLK Associates has taken 24 hour machine counts on T.H. 5 and Audubon Road. Peak period manual turning movement counts and truck counts were also taken at the intersection of T.H. 5 and Audubon Road. Additional information received from Mn /DOT reveal that the current volumes at the intersection of T.H. 5 at Audubon Road do not meet the warrants as required for installation of a traffic signal system. Currently, this ' intersection ranks 35th on Mn /DOT's prioritized list of unsignalized intersections that do not meet warrants. This list is maintained for evaluative purposes only. 1 TRIP GENERATION 1 Established trip generation rates as documented in TRIP GENERATION, 5th Edition and published by the Institute of Transportation Engineers (ITE) were used to arrive at the forecasted number of trips generated in the study area. Table 1 tabulates forecasted ADT and peak hour volumes for various land use categories compatible with industrial /commercial land uses possible for this site. This table also gives the range of volumes from which the ITE volumes are derived. Table 2 tabulates the forecasted traffic volumes based on the breakdown of land use proposed by the developer. These volumes are further 1 broken down by each separate entrance /exit to the site and tabulated in Table 3. These numbers have been rounded off to the nearest 5 but have not been adjusted further for any shared rides or less than 100% building occupancy to determine optimal values. Excerpts from the Trip Generation publication. describing each individual ITE land use category is included in the Appendix. 1 1 TRAFFIC STUDY CHANHASSEN BUSINESS CENTER PAGE 4 1 • ITE LAND USE 110 120 130 140 150 750 760 770 GENERAL GENERAL RESEARCH LIGHT HEAVY INDUSTRIAL OFFICE & DEVELOPMENT BUSINESS DESCRIPTION INDUSTRIAL INDUSTRIAL PARK MANUFACTURING WAREIIOUSING PARK CENTER PARK ADT 4879 1050 4879 2695 3416 7994 5390 10059 (Range) (1,106 - 11,809(406 - 1,288) (637 - 25,879) (350- 36,435) (1, 057 - 11,900)(5,292 - 21.210 )(1,246 - 17,465)(5,089- 19,572) A.M. Total (1) 644 357 616 546 399 1288 861 1134 (Range) (119 - 2,800) (133 -560) (161- 1,596) (70- 6,125) (231 - 1,351) (686 - 4,123) (259 - 2,611) (623- 2,030) A.M. Enter (%) 535 (.83) N/A 505 (.82) 508 (.93) 287 (.72) 1146 (.89) 715 (.83) 964 (.85) A.H. Exit (%) 109 (.17) N/A 111 (.18) 30 (.07) 112 (.28) 142 (.11) 146 (.17) 170 (.15) P.N. Total (2) 686 133 637 525 518 1057 749 1036 (Range) (56- 3,150) N/A (119- 1,995) (63- 5,495) (238- 1,162) (511- 3,150) (280 - 2,891) (420- 2,079) P.H. Enter (1) .02 (.12) N/A 134 (.21) 278 (.53) 181 (.35) 159 (.15) 112 (.15) 228 (.22) P.M. Exit ( %) 604 (.88) N/A 503 (.79) 247 (.47) 337 (.65) 898 (.85) 637 (.85) 808 (.78) • a.m. pk. hour or of (3) generator 707 (a.m.) 476 (p.m.) . (Range) (189- 2,800) (343 -546) . Enter ( %) 636•(.90) N/A • Exit (%) 71 (.10) N/A % Trucks N/A N/A 8% N/A N/A 1.84% Veh. Occ. 1.3 1.3 1.37 1.2 -1.3 1.3 N/A 1.19 • • (1) A.M. Peak Hour of Adjacent Street Traffic - One hour between 7 a.m. and 9 a.m. POSSIBLE LAND (2) P.M. Peak (lour of Adjacent Street Traffic - one hour between 4 p.m. and 6 p.m. (3) Weekday a.m. Peak Hour of GEnerator if not within a.m. or p.m. peak commute hr. USE FORECASTS RLK' . TABLE 1 ASSOCIATES, LTD. • • NM lial • M MO NM r r ali am ow ow sr am ma am am am am II II ' . 1 C:HANHASSEN BUSINESS CENTER 93 Acres 700,000 GSF - 20% Office, 55% Warehousing, 25% Manufacturing 1 ITE LAND USE: 710 150 140 COMBINED II BRA, CBC DESCRIPTION: OFFICE WAREHOUSING MANUFACTURING DEVLOPMENT BUILDING TOTALS ,1 GROSS SQUARE ' FEET (GSF) 140,000 385,000 175,000 700,000 • II ADT 1789 1879 674 4340 1 (Range) N/A (581 -6545) (88 -9109) (2458 - 17443) AM Total 245 219 137 601 1 (Range) N/A (127 -743) (18 -1531) (390 -2519) II AM Enter ( %) 218 (.89) 158 (.72) 127 (.93)' 503 (.84) AM Exit (%) 27 (.11) 61 (.28) 10 (.07 98 (.16) II PM Total 237 285 131 653 (Range) N/A (131 -639) (16 -1374) (384 -2250) II PM Enter ( %) 40 (.17) 100 (.35) 69 (.53) 209 (.32) PM Exit ( %) 197 (.83) 185 (.65) 62 (.47) 444 (.68) % Trucks N/A N/A N/A II Veh. Occ. 1.2 1.3 1.2 -1.3 1.25 1 . Source: "ITE Trip Generation, 5th Edition" file:CBCADT 1 RLK PROPOSED LAND - 1 RTES. LTD. • USE FORECASTS . 1 .. 1 1 1 1 1 MAIN SINGLE TOTAL ENTRANCE ENTRANCE DEVELOPMENT ADT 3820 520 4340 1 A.M. TOTAL 485 115 600 ENTER 415 92 505 EXIT 75 25 100 P.M. TOTAL 520 135 655 ENTER 175 35 210 EXIT 350 95 445 These numbers have been rounded to the nearest 5 1 1 1 1 1 1 RLK -. CBC ENTRANCE VOLUMES • TABLE 3 ASSOCIATES. LTD. - -_ -- 1 am am A as ow an l ow . No am 11111111 1111 • — r as as r I♦ / 922 Ho Pinains:reet ctn.,..o co-. .4_ / 2 a.n i q/ /V r y // ks. 1M. ..o .. Wn Rc / . K E53a3 rrcr CN4 // SSE'c. �/.s4N$sS CEN7t7L -- s- le•_Lor j ; ssz::a:ES:. J Mtn •33.0s72 6 HR. VEHICLE TRAFFIC VOLUME AND TURNING MOVEMENT FIELD REPORT COUNTY eiVW R FROM 2:05 • Boouuo FROM WEST Agnew," 7.#5 FROM /Vo.env.eou,vo FROM . 7 N. 3- I ,iae.4w► Pow TON TO 3 0 TOTAL now TO W.B 7058 TOTAL HOUR ' TO 01/45 TO 5 8 TOTAI. HOUR 1 TO TO TO NOUR HOUR I TOTALS r,1 � "» roR TOTALS J r,./ FOR TOTALS TOTAL TOTALS U © 15 Au* CO 1 15 MI 13 0 6 15 MoJ$ 16 50 -615 / iv 0 114• 7t 3 — 75 2 7 9 _1 1515 - 6 30 SSG 3 159 19 8 __17 I1 5 // 16 11530 - 645 II% ? I91. I 92 /6 fob II 3 2 15 1 I' 1 _ 1(645 "7 00 /94 9 205 674 /04 /7 121 _ 40, 11 2 8 I 10 5o ; 1 1125 i [ ir700 - 715 /72 S 177 737 /04 // 115 441 )I• 0" 5 5 4. (�7 15 -7 30 APT / 199 12 774. /07 . 2 0 1 21 4-71 11 0 /0 10 I 40 11 1281 '1 730 - 7 45 ; 2" s 219 7' q //,, 3 3 151 I 514- 11 3 1 q I L 1 31 1 Q 1350 117 45 -8 00 107 /3 220 - 1314 /05 28 1 1 33 52411 1 16 11 1 1 1374 4- 11800 - 815 , /7o 2 172. f%09 1 90 /V 1 104. 5f5 1 3 3 1 4. 1 1 8 1 5 '8 30 ; IVR S 147 _ 758 /or . /9 121 509 11 1 12299 6 '7 32 1 I 1 1 11830 -845 • /22. 6 128 .61 9s /d 11 471 I: / / z. • 27. 8 45 "9 00 //9 • 120 1 561 a /9 Ito I - 48 ' I 1 4 b 2 �'_ 1 036 I _ 3NR 1bTALS1 /142 43 ! 1 170 2 o5 1 I 23 1 g2 1 r I 1300 1 i I 1 I I! 1 I 1 1 - 3 15 1 //t 2 1 114. /70 / 182. 11 3 • 1 23 ( 24 IIMMEM _ 1 1 315 - 3 30 6 121 1 /8/ S 1 18(o 1 12 330 - 3 4 5 .7 S . 172 23/ /6 1 247 1 7 /6 2 3 1 3 -4 00 /i _ 120 MEM its f��yi ,g_jII . 8 It 1 76 14Is X00 - 415 129 133 Wan � 271 Cft I 4 /3 _ MIMI 415 _4 30 /Z9 1 6 135 60 / -/ /Z 203 )1 c /8 I 5 26 t,� 55 1 1 4 30 - 445 /79 7 IHI .9 /94 /3 209 h 4 / ; zz 76 51 4 45 '5 00 i I / 1. 45 20 26 246 1 29 II 8 4 Z . 1 86 1 • [ • I50o 500 "515 /39 1 5 . 144. ! 576 222 /7 1 239 897 II 8 /7 _ 25 1 94 1 1 1567 515 - 530 /o/ // 112. 1 553 /7Z 210 1 to 11 6 14. Zo 1E52 3 3.7 - 545 i Izo / 1 34 l 506 ' 247 1 ,}11- , 545 - 600 1 /OS 1 3 111_ Sol /2 0 '5 _ /9 31 1 93 1 1 Via• 3 NR TOTALS {I 5 t' 327 / 88 t - J 1 1 _MN_ _i I TQL Tv _ _J _____ _- . RLK TABLE 4 • ASSOCIATES, LTD. • II TRAFFIC COUNT SUMMARY . II _ = =_ == CITY: Chanhassen CHANHASSEN BUSINESS CE LOCATION: T.H. 5 at Audubon Road APPROACH VOLUMES = OCTOBER, II =__ == = ___________________ HOUR E.B W.B. EB +WB N.B. ENDING T.H. 5 T.H. 5 T.H. 5 AUDUBON II 01:00 45 126 171 77 • 02:00 - 35 86 121 12 .. 03:00 36 47 . 83 15 II 04:00 45 28 73 8 05:00 73 53 126 17 06:00 307 168 475 26 II 07:00 750 265 1015 120 08:00 791 502 1293 58 09:00 563 506 1069 50 10:00 524 494 1018 45 II 11:00 485 446 931 80 NOON 508 534 1042 99 01:00 501 618 1119 . 171 02:00 494 627 1121 91 II 03:00 561 638 1199 85 04:00 560 826 1386 106 II 05:00 563 881 1444 131 06:00 566 888 1454 121 07:00 516 649 1165 195 08:00 324 488 812 40 II 09:00 225 353 578 46 10:00 177 372 549 31 11:00 160 293 453 55 II MIDNIGHT 97 210. 307 19 8906 10098 19004 1698 file:CBCWARR 1 1 1 II RLK TRAFFIC COUNT SUMMARY- TABLE s ASSOCIATES. LTD. ' 1 RLK ASSOCIATES, LTD. I Existing Traffic Conditions -I/ The only current traffic data available in this area from the City or Mn /DOT was average daily traffic (ADT) volumes. The following traffic counts were taken in October, 1991 for this study: o 6 hour manual peak period intersection turning movement counts II at T.H. 5 and Audubon Road. This count is included as Table 4. o 24 hour machine counts - intersection approach volumes at T.H. 5 and Audubon Road. The traffic counts are included in the Appendix and the traffic count summary is shown on Table 5. o Truck counts on T.H. 5 and on Audubon Road ' Truck Volumes Data from Mn /DOT's truck classification counts show that 7.38% of the traffic ' on T.H. 5 in this vicinity is classified as heavy commercial, or trucks. Our manual vehicle classification count shows that 6.67% of the intersection traffic, at T.H. 5 and Audubon Road during the 3 hour a.m. peak period are trucks. ITE's "Trip Generation" data shows 8% of the traffic generated by an 1 industrial park land use as trucks. For purposes of impact analysis and to arrive at a "worst case" scenario, we have used a value of 8% trucks. Directional Distribution Travel distribution patterns are used to establish in which direction the forecasted volumes from the two previous sections are routed. 1 Traffic entering and exiting the site is distributed 80% to and from Audubon north of the site and 20% to and from the south. Of the site traffic on Audubon Road northerly of the site entrances, 60% is to and from the -east on T.H. 5 and 40% is to and from the west. These percentage splits are shown on Figure 3. 1 The directional distribution is based on the following: October 1991 peak period intersection turning movement counts at T.H. 5 and Audubon Road show that 60% of the traffic on Audubon Road turns to and from T.H. 5 east of Audubon, 40% turns to and from the west. ' A survey of individual businesses located in Chanhassen and employing over 150 persons. A list of all businesses located in Chanhassen was furnished by the City. This phone survey confirmed that the 60/40 split is appropriate at T.H. 5 and Audubon but.approximately 20% of their 1 daily trips are orientated southerly and not via T.H. 5. 1 CHANHASSEN BUSINESS CENTER PAGE 10 1 ARBORETUM BOULEVARD (TH. 5) - 1390 2080 32/. 48'/. 1 1 • 1 1 c , 0 z , - o 111 80% 3470 870 . 1. SITE .20% • E . 1 N 1 NOT TO SCALE RLK SITE TRAFFIC FIGURE 3 , ASSOCIATES. LTD. DISTRIBUTION .1 II RLK ASSOCIATES, LTD. t Trip Assianment II All ingress and egress to the site is via Audubon Road on the eastern edge of the site. The forecasted full development volumes are routed out of the main entrance I and the single driveway on to Audubon Road. That portion of the development traffic forecasted to and from T.H. 5 has been assigned to the appropriate turning movements at the intersection of T.H. 5 and Audubon Road. ' Figure 4 shows the forecasted full development average daily traffic (ADT) volumes. Figure 5 shows the a.m. and p.m. peak hours assigned to the turning I movements at each entrance to the Chanhassen Business Center. Figure 6 shows the development traffic volumes assigned to the individual traffic movements at the intersection of T.H. 5 and Audubon Road. 1 . ANALYSIS 11 - The analysis portion of this study first involved a thorough investigation of the "T.H. 212 Traffic Forecast" and "Eastern Carver County Comprehensive Transportation Planning Study" reports. II It was difficult to ascertain to what specific level of development this parcel was assigned. In general, the "Eastern Carver County Transportation .II Planning Study" looked at the potential for growth for the entire area and evaluated roadway segments to determine potential deficiencies in both safety and capacity. I Our analysis looked at the impacts of traffic generated by Chanhassen Business Center for the years 1992 and 1996. 1992 is when the first phase of the CBC is scheduled to be completed. Full development of this site will not occur II until 1996. • For the "worst case scenario ", however, the full development traffic volumes ' were used for each analysis year. Entrance Analyses: I Computerization of the highway capacity analysis procedures allowed a number of analyses to be run to evaluate a variety of scenarios. Analyses were run with the full development traffic volumes added to the 1992 and 1996 base or I background volumes at each entrance onto Audubon Road and at the intersection of T.H. 5 and Audubon Road. Analyses were run with operating speeds 30, 45 and 50 mph on Audubon Road. At each intersection for both years and for each I different operating speed the level of service (LOS) on Audubon remains at level of service A. A matrix showing the comparative level of service for each traffic movement II for each run is shown in Table 6. . II CHANHASSEN BUSINESS CENTER PAGE 12 ' i 1 1 Z‘V i ' 415 ;.- _ 4.= 520 Int 4111111111 105 0 .. SP1GLE ENTRANCE . I \‘‘% ) 4 A l k, I ' // C Q 3055 I mo o = F 3820 —$ 1 � J Q 765 I 1 i MAN ENTRAN 1 s r . . 14 - . e 1 _. NOT.TO SCALE . RLK ENTRANCE ADT. VOLUMES FIGURE 4 ASSOCIATES. LTD. 1 1 I —. I _ . I V a• a 335 p 140 d 1 a 2 / i p3 P I .. - , --. a 25 a 5r 1 p95 p20 i 4 MAX E ENTRANCE a 20 1 5 1 \\ l 1 111 ' • • sJ� • 1 1 a335 p140 C a 415 a 60 ' 0 p175 p2 I cc O a75 a 0� Q p 370 P • i a80 P � 111 1 MAN ENTRANCE i 1 r N El ) 1 _. NOT.TO SCALE . RLK PEAK HOUR FIGURE 5 I ASSOCIATES, LTD. ENTRANCE VOLUME 1 - - • , • ' 1 . . : . 1 . • . . : . 1 ARBORETUM BOULEVARD (TH. 5) 1 f il a 245 p 100 1 •411. ... ■ 8 160 p 70 : EN 4, 0 . . F -7---• =00 , cow 0 as co to M 0 . M < 1 • . • 1 1 . . • 1 • 1 . . " . . N 1 . . . ED • NOT.TO SCALE 1 . ,..------ • SITE TRAFFIC AT T.H. 5 111 ASSOCIATES, LTD. & AUDUBON RD. FIGURE 6 I Il 1 II ti II • • LOS EVALUATION AT Eta TO THE II CBANEASSEN BUSINESS CENT= II Main Driveling Single entrance Eastbound Eastbound Northbotmd Eastbound Eastbound Northbound Left Right Audubon Left Right Audubon Tura Tura Left Turn Turn Turn Left h-3 199? II a.m. /30 mph A A: A A A A p.m. /30 mph C A A C A A II a.m. /45 mph B A A B A A p.m. /45 mph D A A C A A a.m. /50 mph B A A C A A 1 p.m. /50 mph D A A D A A 1 1996 a.m. /30 mph A A A • B A A p.m. /30 mph C A A C A A 1 a.m. /45 mph B A A C A A p.m. /45 mph D A A D A A II a.m. /50 mph B A A C A A p.m. /50 mph D A A • D A A 1 NOTE: Based on 1991 counts and 5% annual growth. Computerized capacity analysis II sheets included in Index. 1 • 1 •1 RLK RTES. LTD. LEVEL OF SERVICE II EVALUATION TABLE 6 . 1 RLK ASSOCIATES, LTD. Intersection Analysis 1 Capacity analyses were completed for T.H. °5 at Audubon Road for the a.m. and p.m. peak hours in 1991 (existing conditions) and for 1996 base conditions (no CBC traffic) and 1996 with the CBC traffic added to the base condition. Currently, the intersection operates at level of service (LOS) B/A on T.H. 5 and D/E on Audubon Road in the a.m. and p.m. peak hours respectively. For the 1996 base condition this intersection will operate at LOS C/B and E /F. This assumes an annual growth rate of 5% in vehicular traffic and does not include the CBC traffic. With the full development traffic added to the 1996 base conditions, it is anticipated the existing unsignalized intersection would operate at unacceptable levels of service during both the a.m. and p.m. peak hours. With the addition of traffic generated by phase 1 of the Chanhassen Business Center to the forecasted 1992 approach volumes at the intersection of T.H. 5 at Audubon Road, the minimum vehicular volumes for signal warrants 1 and 2 will be met. - It is recommended the City contact Mn /DOT to request a traffic signal be installed to coinside with the completion of phase I construction. If Mn /DOT is unwilling to install a signal based on forecasted traffic volumes, they should be requested to closely monitor the traffic at the intersection upon completion of phase 1. , Mn /DOT currently plans to include the reconstruction of T.H. 5 from C.R. 17 to T.H. 41 in its 1996 construction program. Mn /DOT also has a number of segments of new T.H. 212 programmed for construction beginning in 1993 through 1995. They anticipate programming the westerly segments of new T.H. 212 for 1988 cr later. The corridor studies for T.H. 5 and T.H. 212 shows the year 2005 ADT volumes up to 20% lower on T.H. 5 with T.H. 212 completed versus the "No- Build" options. Based on Mn /DOT's zonal forecasts 20% of the Chanhassen Business Center traffic now routed via T.H. 5 would be assigned to T.H. 212. This would reduce the impact of the CBC on T.H. 5. Although the specific traffic associated with the completion of the Chanhassen Business Center can not be identified in the corridor studies for T.H. 5 and T.H. 212, they have addressed a future level of development based on the Metropolitan Council's socio- economic data base and local Comprehensive Plans. Future T.H. 5 and T.H. 212 have been or will be designed to adequately accomodate this traffic. Figures 7 through 11 show the a.m. and p.m. peak hour intersection volumes for 1991, 1992 and 1996. The computerized capacity analysis reports for 1991 and 1996 are included in the appendix. Mitigative Measures ' There are no mitigative measures such as turn lanes or bypass lanes proposed at the development entrances to Audubon Road. The main entrance, however, will be provided with southbound acceleration and deceleration tapers to allow truck traffic a less abrupt turn into and out of the site. Mn /DOT is continuing to monitor the traffic volumes at T.H. 5 and Audubon Road. At such time the traffic volumes meet the required traffic signal warrant threshold volumes, this intersection will be added to the prioritized list of intersections to signalize. CHANHASSEN BUSINESS CENTER PAGE 17 1 1 1 1 ARBORETUM BOULEVARD (TH. 5) a 392 p 881 fu a7911O ' a 781 p 475 a■+ a33p31 . EN e ' N Q a a O CD it) CC A Z 0 CO 1 ' Q 1 i I \ • 1 1 1 SOURCE: 1991. TURNING MOVEMENT COUNT • ED NOT TO SCALE 1 RLK 1991 PEAK HOUR VOLUMES FIGURE 7 ASSOCIATES. LTD. 1 1 • 1 1 1 ARBORETUM BOULEVARD (TH. 5) • 4.. a 410 p 995 1 r a 85 p 115 a 820 p 500 1 a 35 p 30 INN NCD a a a CC �1- z 0 1 1 1 • - 1 o 5% ANNUAL GROWTH o NO CBC TRAFFIC • N 1 o ROUNDED TO NEAREST 5 . NOT. TO SCALE 1 RLK 1992 BASE VOLUMES FIGURE 8 1 ASSOCIATES. LTD. 1 1 1 1 1 ARBORETUM BOULEVARD (TH. 5) 4 a 410 p 925 f.I a 33O775 a 820 p 500 a 195 p 105 1 • 111 / in G a a ¢ co co o t ° a CO 1 1 1 1 . 1 1 " °ROUNDED TO NEAREST 5 1 NOT. TO SCALE RLK 1 1992 WITH FULL FIGURE 9 ASSOCIATES, LTD. DEVELOPMENT 1 1 i 1 • 1 ARBORETUM BOULEVARD (11{ 5) a 500 p 1125 1 i r a100p a 995 p 605 a i a 40 p 4O . 0 ti < a a Cr Or N Z 'a to 0 co a 1 • 05% ANNUAL GROWTH o NO CBC TRAFFIC N 1 o ROUNDED TO NEAREST 5 NOT. TO SCALE 1 RLK 1996 BASE VOLUMES FIGURE 10 1 ASSOCIATES, LTD. 1 1 ARBORETUM BOULEVARD (TH. 5) foil a 500 p 1125 1 f. a345p240 a 995 p 605 a 200 p 110 IN O 1 a a a c d o 0 C 1 1 1 1 1 o ROUNDED TO NEAREST 5 ED NOT TO SCALE RLK 1996 WITH FULL FIGURE 11 1 ASSOCIATES, LTD. DEVELOPMENT 1 3 1 1 LOT 1 ENTRANCE • • LAKE DRIVE (MAIN ENTRANCE) 0 1 O j J , ACCEL /DECEL Q .= LANES N NOT TO SCALE 1 RLK RECOMMENDED • FIGURE 12 ASSOCIATES, LTD. ROADWAY IMPROVEMENTS , 1 1 • ARBORETUM BOULEVARD (TII. 5) 4..1 a 392 p 881 ' a 79 p 110 a p 781 475 a 33 p 31 IN 1 1 i ' N tA a a O CO co CC ei I ' • • 1 SOURCE 1991 TURNING MOVEMENT COUNT N NOT. TO SCALE 1 RLK _ 1991 PEAK HOUR VOLUMES FIGURE 7 11 ASSOCIATES, LTD. 1 - 1 1 • 1 ARBORETUM BOUL EVARD an 5) 411.a 410 p 995 f' a 85115 1 a 820 p 500 a 35 p 30 MIN 1 1 N m a a Q an L c) ca O '- - - m 0 1 1 • 1 o 5% ANNUAL GROWTH 1 o NO CBC TRAFFIC N o ROUNDED TO NEAREST 5 - NOT. TO. SCALE RLK 1992 BASE VOLUMES FIGURE 8 ASSOCIATES. LTD. ' 1 1 1 1 . 1 1 ARBORETUM BOULEVARD (TH. 5) fir a 410 p 925 f• a 330 p 775 a 820 p 500 1 a 195 p 105 • CID LO Q N G a a z cc M ` c o o 1 Z OS CO 0 1 1 1 • • 1 1 °ROUNDED TO NEAREST 5 1 NOT.T.O SCALE • RLK 1992 WITH FULL FIGURE 1 ASSOCIATES. LTD. DEVELOPMENT 1 • • 1 BOULEVARD (TH. 1 • ARBORETUM SOUL 41.1 a 500 p 1125 r i a 100 p 140 1 a 995 p 605 a 40 p 40Ilk 1 .e ti a a a CC N 1— ZZ to co CZ m 1 1 1 1 o 5% ANNUAL GROWTH 1 o NO CBC TRAFFIC - N o ROUNDED TO NEAREST 5 NOT. T_0 SCALE • 1 RLK 1996 BASE VOLUMES FIGURE 10 ASSOCIATL r.TD 1 • ARBORETUM BOULEVARD (TH. 5) 41.1 a 500 p 1125 r a 345 p 240 a 995 p 605 a 200 p 110 .. • 1 C .0 N 0 a a cc 0 ti 1 0 m CC 1 1 1 1 N o ROUNDED TO NEAREST 5 • 1 NOT_TO SCALE RLK 1996 WITH FULL FIGURE 11 ASSOCIATES, LTD. DEVELOPMENT 1 CHANHASSEN PLANNING COMMISSION REGULAR MEETING DECEMBER 4, 1991 1 Vice Chairman Erhart called the meeting to order at 7:30 p.m.. MEMBERS PRESENT: Tim Erhart, Ladd Conrad, Jeff Joan Ahrens and I Brian Batzli MEMBERS ABSENT: Annette Ellson and Steve Emmings 1 STAFF PRESENT: Paul Krauss, Planning Director; Jo Ann Olsen, Senior Planner and Kate Aanenson, Planner II PUBLIC HEARING: PRELIMINARY DEVELOPMENT PLAN AND REZONING TO PUD. PLANNED UNIT DEVELOPMENT II OF 94 ACRES TO CREATE 10 INDUSTRIAL LOTS LOCATED SOUTH OF THE CHICAGO. MILWAUKEE, ST. PAUL AND PACIFIC RAILROAD AND EAST OF AUDUBON ROAD. CHANHASSEN BUSINESS CENTER. RYAN CONSTRUCTION. , Kate Aanenson presented the staff report on this item. Erhart: Does the developer have any presentation or comments to make regarding the report on the plan? Kent Carlson: Yes. 1 Erhart: And your name is? Kent Carlson: My name is Kent Carlson. I'm with Ryan Construction 1 Company. We've worked the past few months with staff to develop these plans and we're very pleased with where we are today and thank you for taking the time to consider them. One of the things that we're looking at II and we've discussed with the plans is the grading and the conditions that will exist as we prepare the Phase I property for development. Staff has requested that we do all of the grading at one time and install all of the II landscape on the buffer zone and that's a concern of ours. One of the issues is the landscaping that would be installed in that buffer zone. If there isn't any development nearby, we're concerned that it won't survive. During this past season it would have survived because we had so much rain but previous to that we went through several years where there was kind of a drought condition and a lot of the landscaping that we planted in some of our other business parks did not survive. 5o what we'd like to propose is what we've discussed with staff earlier. Is putting in the landscaping along that buffer zone as the sites develop or as the screening is required. In our landscaping and grading plans you'll see that the elevation and the buffer and the berm that's going to be built along Audubon and to the south of that area is going to be quite extensive. So the existing conditions will be improved upon and the residential neighborhood directly across Audubon shouldn't be negatively impacted. What you'll see is very similar to the conditions that exist today with kind of a large berm there that will be in a green area. We're not going to be removing any trees there. The current site uses the soybean field soli you've got kind of a green low lying cover already so that's to remain there. Again, what we're trying to do is just provide additional landscaping and berming as the site develops. I guess that's my only real • II Planning Commission Meeting December 4, 1991 - Page 2 I! comment as to the staff report. Everything else I think has been worked out satisfactorily. 11 Erhart: Okay. You've reviewed all of the conditions with the staff on the report? ' Kent Carlson: Yeah. There's a few conditions that Kate mentioned that we need to get together and work out. That 50% office. We talked about certain users that are in the marketplace that don't fit that criteria and yet they would be a very welcomed tenant to have along Audubon because of the size, the mass, the design elements of their projects. So to try and pigeon hole a specific 50% office use is going to be difficult as far as a criteria. I think we're better coming up with the design standard to meet that. Again, the way we've priced that property over along Audubon, we're going to attract the more image conscience user to that area. We're looking for buildings that are typically going to be a little lower in height. Going to be a little smaller in scale. That along with the setbacks and the requirements for the buffer zones and those things are going to allow us to have a little bit more of a green area. A little nicer mix up in that area as the entryway to the park. So I think econmics will drive the decision to have nicer buildings in that area. 1 Erhart: Okay Kent. Thank you. Okay, any other comments from the public on the project or Kathy's report? If not, is there a motion to close the public hearing. Ahrens moved, Conrad seconded to close the public hearing. All voted in favor and the motion carried. The public hearing was closed. ' Erhart: Is there any, do you want to respond to anything that Kent had indicated about the landscaping? Kathy at this point is that. ' Aanenson: We've talked about that. I'll let Paul address that. Krauss: Basically...sketch that's on here. Erhart: Just to review. Right now your conditions is that they should do all the landscaping as shown? Aanenson: In Phase 1 for the construction. Krauss: For the buffer. The project's being built in two phases as Kent 11 outlined. This is the first project that you've seen that incorporates those buffer yards that we developed when we drafted the Comprehensive Plan. Ryan is fully comfortable with providing us with that space. The additional space and they have developed a preliminary landscaping plan for the buffer that needs to be refined a little bit but it probably does a responsible job. We added a condition that the first phase buffer yard be developed with the first phase and not wait until buildings are proposed 1 that we don't have any control over that. That's an economic thing. The reason we did that was two fold. First of all when the buffer yard ordinance was drafted, in part one of the questions that was raised was ' will these buffer yards be installed up front or is that something that will have to wait. I think specifically some of those questions were being 1 Planning Commission Meeting 1 December 4, 1991 - Page 3 posed by people who lived across the street and thought they had a buffer yard but it was never been defined by the city and they never got it although Jo Ann was negotiating with them and we think they've volunteered to put in some buffering after the fact. But that was, and the ordinance, the buffer yard ordinance is structured to require that stuff up front. So that's where we were coming from when we required it. On the other hand I think that Kent's made some fairly persuasive arguments that this is an extremely large project and it is difficult to maintain those plantings in II areas where you don't have anybody there and you can't readily water and that sort of thing. I guess when we discussed this at length this afternoon I was unable to agree to change the recommendation. But I do understand the concerns. There's also a cross concern obviously and I don't know how much you need to concern yourselves with that but there is a considerable cost to up front the trees and landscaping before there are buildings up to carry that cost. I guess arguably you'd have the same up front cost to build roads and sewers before buildings go in too and this is part of that package. So I guess the long and the short of it is, the ordinance requires it up front. You can vary that if you want to. I thinkll there's some reasons to consider modifying the requirements. Ryan is trying to come up with -some compromise positions to do that. I don't feel 11 I can recommend it to you but if.you want to consider that, we'll work it either way. Erhart: Okay. Well we'll continue that in the discussion here so with that why don't we open it up to the commissioners and I guess with the few people here tonight I'd suggest that we kind of have an open discussion and maybe try to keep it by subject. Feel free to interject but we'll start with Ladd anyway if you want to start out with something. Conrad: Landscaping wise, I guess that's a key issue here and I'm real impressed that staff and the developer have agreed on so many things. That's outstanding because if we start fumbling around with it, we'd know what would happen. My compliments. Generally it seems like a good idea to buffer in the beginning and to landscape. Especially, it creates a presence for the development. An entry presence. Like a monument. It screens the neighbors. It creates a really positive image. If we didn't do that, is it piecemeal then? Is it piecemeal then by lot? 1 Krauss: That's the concern. By the way, before I respond to that too. I just saw something that we clarified for ourselves this afternoon. We've been talking about the buffer yard on Audubon Road and the plans do show the buffer plantings all the way to the north of the site. In fact the buffer yard ends someplace right about here because that's where residential development ends. The buffer yards were only created where you ll had higher intensity land uses up against residential land uses so north of that line, that landscaping and that buffer, we've already talked to the developer,. That buffer yard that you see on Lot 1, which is this one up here is not needed. 5o I guess the landscaping question that we're looking" at installing on page 1 runs from here to here. So you know, and you raise the question about piece mealing it. That's a concern. There are ways of working it out. Kent suggested a few. For example you have a site over here. You could be building on this site and this site and that site before and without requiring a buffer yard here because you haven't build on that site. The worst case is the buffer yard will be built whenever 1 Planning Commission Meeting December 4, 1991 - Page 4 market conditions dictate. Now hopefully this thing will be a prosperous development and will be built quickly. I just am uncomfortable counting on that. Erhart: If I can interject a couple questions. On the buffer, are those built on berms or is that going to be? Aanenson: We've got a cross section. Krauss: I don't know if this one shows it as well. But yes, it's hard to pick up from. You'd have to look at the full scale grading plans that you have. There are considerable berms along Audubon. Aanenson: Kind of meandering. Krauss: Yeah, and we've asked for more detail on that but clearly we are getting landscape berms along Audubon. Ahrens: So the concern, Ryan's concern is that or Kent. Is it Kent? Kent Carlson: Yes. i Ahrens: Is that you won't be, what you plant on the berms may die because there's not going to be anything developed in the park? Kent Carlson: Right. ...no one there to maintain the trees... All of the buildings are going to be built with irrigation systems...and without anybody there to take care of the vegetation in the buffer zone, the irrigation systems won't go into the buffer zone necessarily but... ' Ahrens: I assume though that you're going to have the berms in place? Kent Carlson: The berms will be placed. Ahrens: And there's going to be sod on the berms? Kent Carlson: Probably grass seed. Ahrens: So there's going to have to be some system set up anyway to water 11 the seed. Kent Carlson: Yeah...prairie grass... ' Ahrens: Is there anything else that you can plant on there that would be, any bushes or anything? That wouldn't be high maintenance? Temporarily put something on the berms until you put trees. I mean is there a compromise that can be worked out there? Aanenson: Like a ground cover that wouldn't take much? 1 Ahrens: Yeah. Kent Carlson: Yeah but I don't know that it gives us the height. I think the majority, if you look at the elevations of the center where you've got 1 Planning Commission Meeting December 4, 1991 - Page 5 i sight lines and you've got a building. You've got what would be a 2 story building there. The berm really screens the business park itself and the II land area is mass is behind in the business park quite well from across thell street in the residential area. It's only when you put in a structure that you'll need additional landscaping. That's our feelings is that you can 11 wait. When we have something to screen, a building...and we've got something to screen, then it's appropriate to put the landscaping in on top of the berm... And Paul and I talked about...develop the lots on the north side between Lake Drive and the railroad tracks...develop the ones on the II south side, we'd go ahead and put some landscaping in there anyway. We take some of the risk there because we do have a building...on our preliminary approval neighbors were concerned... Our biggest concern, the problem I have, I don't have any problem spending the money. It's spending the money 2 or 3 times because they could die and then you go back and remove it and plant it again and then it dies the following year and then , you have to plant it again. Ahrens: I agree. There's nothing that looks worse than a berm that has dead landscape all over it. We have enough in the city but will an unlanscaped berm cover up development that may be on Lots 6 and 7? Kent Carlson: No, that's what I'm saying. If we develop Lots 6 and 7 before. Whenever we have something that needs it, we'll put it in. Even II if on the other side of...I guess we're looking at kind of phased plan for the area north of Lake Drive... Erhart: Any other comments about that particular subject. I guess if not, the question I have is, would you expect that in putting in the underground sprinkling system that you're going to sprinkle this berm and the buffer II area. I thought I heard you say through it all that you would not. Kent Carlson: .Typically you don't run it all the way out to the edge of the berming. You can have some elevations that...just difficult to install. But if you put...out into your back lawn area, you get a pretty good sweep area. Erhart: Yeah really but it wouldn't seem to me to make any sense if you II have a berm strip, if we have a buffer strip that's intended to be a natural growth, you wouldn't want to sprinkle it at all. Why do that? It's just a waste of water. Given that and I question the premise that II that would be, those buffers would be taken better care of once there's a building there and someone occupying it. I just can't imagine the sprinkling it and quite frankly in our experience in our building, the trees weren't taken care of any better when you were there than before theyl were put in. So I guess I would have a hard time, I guess I'd agree with Paul. It seems to me they ought to be put in in the beginning, at least onll Audubon. The other thing is, the berms where all the trees died and then we put those in in a drought. Some of those berms are extremely high. What are we talking about here? The top of the berm relative to the surrounding ground. Krauss: As I recall, I know the ones you're thinking of. They're not nearly as high as the ones up there. 1 1 Planning Commission Meeting December 4, 1991 - Page 6 11 Erhart: All the water drains off the berm and so they get dry. The other advantage you have in planting them early is you have the opportunity to get the growth on the trees earlier on so you get it established. I don't know. Any other comments on that subject? Ladd, do you want to carry on? 1 Conrad: Paul, you've reviewed the landscape plan and the berms are accomplishing the need for the neighbors to the east. They're high enough and you know, I look at what was to be planted there and not being an expert. That you're comfortable with the planting. The proposed plantings accomplishing what we want. It looks like a mixture. There were some Norway maples in there which is not a, it's a fast growing tree and that might meet some needs. Krauss: We've asked for some additional detail in the grading for the berming but the landscaping is fairly well done. Keep in mind that this buffer yard is part of a bigger picture of buffering the property across the street. We have the right -of -way for Audubon which in itself is just ' distance and doesn't do very much except that Audubon is graded, the site's going to be lower and below Audubon. So you have the homes on the other side down a little bit. The street up here and then the development down further. Then we'll have the 50 foot area along Audubon. It's 50 foot over here and it's 100 foot down there which is considerably more space that will be bermed and landscaped and that's just the perimeter of the project and then you have the final layer which is individual site plans which you'll approve in the future which you can get additional screening if necessary and the general landscaping materials. So there's sort of a multiple tier approach to it that should do a pretty good job. Conrad: How close is the nearest house to the south? Krauss: Well the south isn't platted yet. That's the Rod Gram's property. ' We've been speaking to a couple folks looking at developing that but it hasn't materialized into a project yet. But presumabely, in the worst case you could have somebody's backyard with a 30 foot setback right over there. 1 Conrad: But right now we're talking hundreds of yards before the next large lot? Krauss: Oh well, Sun Ridge Court is quite a ways to the south and it's over the top of a hill. Erhart: What we're requiring is that the buffering landscaping be done through Phase 1, not beyond that initially? Krauss: Yes. Conrad: Okay. Just a couple of other questions. The weather station lot. 1 The road that goes up to the top and I'm not sure I'm looking at the right stuff but there's a road that goes up to the top of the hill. What happens at the top of the hill? What is that site for? Is that a balloon release thing? Krauss: We've seen a bunch of different plans. I think Kent, is this the most recent concept because I've got. 1 Planning Commission Meeting December 4, 1991 - Page 7 1 Conrad: I'm just curious what the bullseye is for. Kent Carlson: Oh, the balloon release? • Conrad: Is that the balloon release? 1 Kent Carlson: They've got two things. They've got a radar tower in here. They've got a balloon release. 1 Conrad: Yeah, the radar tower is down the hill. Kent Carlson: Yeah, I know that's... There's like a 300 foot radius 1 around it. Conrad: And these balloons are how big? Tell me what happens in this process when they release a balloon. Krauss: Well I met with the weather station folks about a year ago and in fact in college we used to buy these balloons and use them just to play with but they're only about 12 feet across. Conrad: And they release them and they're gone? 1 Krauss: Yeah. They carry a little instrument package underneath it and it's labeled if anybody finds it, they should return it to the weather service for a reward or something like that. Conrad: So it's not a permanent, visible, visual hazard? Krauss: Oh no. It's not like an inflatable gorilla on a Ford dealership. The building where they'll be launched is permanent and it's a 1 1/2 story high building with a little dome on it. They inflate it inside the building. Conrad: And that's a building? 1 Krauss: Yeah. Well, it's a very small structure. It looks like a tiny observatory with one of those roofs that kind of scallop open. Conrad: How is it designed? You've seen it and you're comfortable that it's not offensive? Krauss: Well, you've got to take all of this with a grain of salt 1 commissioner because we have not seen their final site plan submittal. In fact they're flying a couple of fellows out here from California next week to talk to us again. The plans that I've seen have the office building closer to Audubon Road where we prefer it. It's a brick office building. It's 15,000 square feet but their plans are in a state of flux and what's represented conceptually on this submittal is just, it's the best II information the developer is able to get from the weather service but the weather service has not submitted an official plan yet and it may change. It's clear that every plan that I've seen has a 15,000 square foot brick office building. It has a small building for the balloons and it has the II • MEN 1 Planning Commission Meeting December 4, 1991 - Page 8 weather radar which is a tower with a height I believe it's come down. It's down around 140 feet. Conrad: The weather radar, does that have the moving radar? 1 Krauss: No. Conrad: It doesn't? Krauss: No. Well, it does move but it's inside a housing. Conrad: I'm belaboring the point but we're looking at buffering and landscaping and we're making a decision right now based on something that's going in there that maybe our buffer yard should consider. That's a little bit of concern because it is an unusual or little bit different operation we're dealing with there. Krauss: If I could add, in a lot of ways I've thought it's kind of the ' perfect use for that corner because, because of their space requirements, they're taking it. Is it a 10 acre site? 1 Aanenson: Yes. Krauss: They're taking a 10 acre site and doing virtually nothing on it. Most of it's going to remain green space. So when you add our buffer yards ' to the fact that most of it's going to remain forever open, it's kind of a nice way to interface with homes further to the south. Conrad: Well kind of, unless they throw a surprise that the neighbors don't like and moving parts or something. Krauss: Well again, you have to approve that. Conrad: Right. Right. But this is our only shot at this point. When they come in, we'll be able to talk to them about their yard and whatever but. Erhart: Kent. II 'Kent Carlson: ...is 12 feet below the road out there so the road comes in and you've got your berm and it drops below that 12 feet so that berm. ' Conrad: The dome of this little circle that I keep pointing at? Okay. Kent Carlson: Yeah, so it's well below the berm. So people sitting across ' the street would be able to look across Audubon and visually see the berm and not see the top of that building...based on the preliminary information we have. They will see the radar tower. 140 feet. Conrad: Yeah. We'd like you to screen that tower somehow but. Okay. That's all I have for landscaping. 11 Erhart: Maybe if you don't mind. Would you say the landscaping provided meets the ordinance or exceeds the ordinance? Substantially exceeds the Planning Commission Meeting December 4, 1991 - Page 9 ordinance? What would you say? Krauss: Well it certainly meets the requirements. 1 Aanenson: We're just talking about the buffer landscaping? Erhart: The buffer landscaping. Aanenson: They'll have to do a specific site plan. 1 Erhart: I understand. No, the buffer landscaping. Do you think it meets the new ordinance? Do you think it substantially exceeds our new ordinance? Krauss: It's tough to measure Chairman because the buffer yard ordinance, unlike the landscaping ordinance doesn't set a dollar amount. It just says you've got to accomplish a goal and we think they accomplish the goal. Erhart: Because one of the things you might, in response to their request 1 would be to negotiate for more. You know if we're to comply with that, then negotiate for more landscaping maybe as a horse trade. An idea. Do you have some more stuff? Conrad: Not much. The walking path. Is that pretty much the way we saw it in the beginning? I had a hard time looking at materials and figuring out. 1 Krauss: I think maybe on the original concept it showed an internal loop in the property. The developer realized they had some problems with it and our park folks realized that they probably didn't prefer it that way either. The problem that the developer has is it's against the railroad and they want rail access. It's also towards the backs of some of their buildings and it's a little bit tough to police. As far as our parks were concerned, this is part of an overall trail system that they'd like to develop. It comes down through here and comes out onto the outlot that we're going to be getting and ultimately they want to have trail connections up and down Bluff Creek. We're going to hopefully begin negotiations with the railroad. There's an underpass under the railroad that we'd like to use. So it's a part of a bigger system where you'll be 1 able to make loops ideally one day down to Lyman or up to TH 5 and get across TH 5. Erhart: How do the people on the north side get to that trail? Is there all trail off the end of the cul -de -sac? Krauss: Inside this project? 1 Erhart: Yeah. Krauss: I think was that one of the things you were...? 1 Aanenson: Yeah. Krauss: Where exactly? 1 1 Planning Commission Meeting • December 4, 1991 - Page 10 1 Aanenson: It will come up this way and.tie up along the road... Erhart: Wouldn't it be logical to put a trail between Lot 7 and 8 into the cul -de -sac or a trail easement at least? Aanenson: You're talking...this right here. • Erhart: No. The western cul -de -sac there. In phase 2. So the people in the offices on the north side of the development can walk down the center of the street and get into. Aanenson: Well we will have an access there. We are requiring that they ' provide a utility easement over the storm sewer so we can get access to the ponding. 1 Krauss: It's not a bad idea. I mean it would allow people in the industrial park to have access as an internal loop. Erhart: I guess I assumed that was one of the given objectives of the ' whole thing was that the people in the park at lunchtime have some place to walk. Yeah, I see you were entirely focusing on the overall trail system. ' Aanenson: The larger loop, yeah. Erhart: Oh yeah. I think that's one of the common things in some of the industrial parks I've visited. Modern ones is that the trail system is integrated with the industrial parks so people can get out and conveniently use it. Ladd, is that everything you had? Conrad: Yeah. Erhart: Okay, Joan. What have you got? Ahrens: Are we off to other subjects now? Erhart: Yeah, I think we're on. I think you covered all your subjects didn't you? Conrad: Pretty much. Erhart: Okay. Ahrens: Kathy, when you were giving your staff report you talked about, you said there was no development contemplated at this time for Outiot A. I assume that property's going to be deeded to the city. .Aanenson: Yes it will be. Ahrens: We don't plan on any development ever? ' Aanenson: No. There's a mature stand of trees that's approximately 6 acres. That will be preserved and then in the Comp Plan, the Bluff Creek corridor is identified as a protected open space. So as we've shown, the • Planning Commission Meeting , December 4, 1991 - Page 11 trail will be going through that area. So no, there will be no development of Outlot A. Ahrens: Okay. On Lots 1 and 5. There is development planned for those 1 two lots right now? Aanenson: I think they're just showing that as a rendering. We're not 1 reviewing anything. That's just to give you an idea. They do want that separate access and we talked about that in the report on Lot 1. We talked about our first preference would be no separate access but if there was, that there may be a time when a light would be required at Lake Drive and II Audubon. At that time we may restrict by putting a channel lane through there that those people would not be allowed to turn left. We felt that this sign, based on the traffic report, that most of the turn movements are, going to the north back up to TH 5. Both people at Lot 1 and Lake Drive will be turning to go onto TH 5 so we feel that there would be a conflicting turn movement so. Ahrens: Just a question for informational purposes. Is MnDot planning a light on CR 117 and TH 5 also? , Krauss: At Galpin? Ahrens: Yeah. Krauss: Yeah. When TH 5 is rebuilt, which we're trying to work towards, that would come into play. The traffic here at Audubon may be high, levels" may get to a high enough point that you need to signalize it before MnDot can put together that project. But yes, there will be signalized intersections at each of those. 1 Ahrens: At Audubon and CR 117. Huh. Okay. This staff report is very good by the way. I think you did a good job on it. This long cul -de -sac. You voiced some concerns in your report about this. Aanenson: Well it wasn't our first preference but based on the shape of the property and the slope and the railroad, the triangular shape, I obviously it would be our first choice to loop it but then we'd have the problem with the preservation of Bluff Creek and the like. It is a long cul -de -sac. 1,700 feet but we feel that based on the topography and the II configuration of the lot, it's the best design. Ahrens: And how wide is it? Aanenson: Well it would be 60 feet wide but we'd want 80 feet at the intersection from the shorter cul -de -sac forward so we can get the turn movements that we want because we feel that, as we mentioned,•based on the 11 traffic here and the other industrial area, that there will probably be a light at this intersection too. So we can have a left turn, a straight across going on Lake Drive and a free right turn. 1 • Ahrens: Okay. So you're anticipating this as mostly just going to be car type of traffic into the cul -de -sac? 1 ' Planning Commission Meeting December 4, 1991 - Page 12 Aanenson: ye They break down in the traffic report the percentage of trucks but I could give you that percent. 8%. 8% trucks. 8% of the traffic would be trucks. Ahrens: I don't have any more comments. ' Farmakes: The only comment that hasn't been discussed I guess is, sort of left at lying is to what the preference would be as far as completing that berming prior to buildings going up. Or landscaping. I guess my preference would be that the berm itself and the exterior along Audubon Road be completed. I guess we're flexible on the interior and that makes sense to put it at the trees when buildings go up to take care of it. The question though beyond the berm how much maintenance is going to be done on those trees outside by the road. On the other side of the berm where the building owners won't be seeing that. I guess I'd like to see that put in. In Conrad: So you'd like to see it bermed and landscaped? Farmakes: I'd like to see it landscaped on the berm but not on the interior. Conrad: So you're in agreement with staff? Farmakes: Yep. Conrad: So you feel that the developer should put the landscaping in and ' maintain it. Farmakes: On the east side. _ ' Conrad: On the Audubon side. Farmakes: Because for sure the Lots 11 and 10 are going to be open to ' those development. It depends on which way you look out of your home. So if you're not going to put anything in there, at least on 11 that you're going to see right into that. ' Conrad: The berm would shelter it. Farmakes: Well again, without trees it's going to look like. Conrad: A berm. Farmakes: A berm. Conrad: Joan, what are you thinking? I wasn't sure. ' Ahrens: I don't want to be unreasonable about this and I think they've made it clear, the developer's made it clear that any time that any development goes in here at all, they're going to be putting up landscaping I and I don't have a problem with the piecemeal. As long as they're going to screen whatever's being developed, I don't care if it doesn't go completely along Audubon Road to start out with. I want the landscaping to look nice. I think ultimately it will. I think it's unreasonable to expect them to 1 Planning Commission Meeting December 4, 1991 - Page 13 completely landscape that berm if there's not even going to be any development there to begin with. What are they buffering? Empty lots? II Conrad: I tend to agree with you. The only thing I see is you get landscaping going early. But this is going to be a good looking, I think this is going to be a good looking development and I'm not sure that we're really, I don't know. I'm not as concerned with the landscaping as I normally am. I think if we berm it and we have that integrity around the entire parcel so we're comfortable that staff has, and then we reseed it II with grass, I think I'm comfortable with that. But Brian you could persuade me. Batzli: You're saying berm it and seed it? 1 Conrad: Berm it and seed it and then we'll landscape it when the individual developments go in and that's pretty much contrary to what I've I always said but in this particular case it just seems okay. Erhart: Anything else Jeff? 1 Farmakes: No. Erhart: Okay. Brian, are you ready? , Batzli: Yeah. Can I ask a couple dumb questions first? Conrad: Talk about landscaping first and then go to the dumb ones. Batzli: I came in kind of late on the landscaping but my general feeling is if they berm it and seed it and as they develop the lots they landscape ' it, I don't think we usually ask for more than that. Most developers that come in and do these things, I mean you really don't do it until you II develop that lot. Even in a residential PUD or lot areas so I don't know why. Conrad: There's sure a lot of logic for doing it all in the beginning. It's a neat way to do it. It packages the whole parcel. It's a good show II piece for the developer. It starts landscaping early. Buffers the residents from, boy there's a ton of good arguments for it. ' Erhart: Kathy or Paul, do we have any precedent or history.on something similar to this what we've done? Krauss: I don't think so but I don't think we've had the ability to do it II in the past either. The existing industrial park was developed in a piecemeal way. It has no overall landscaping framework. Lake Susan Hills I think we wish probably in that case that we had done it up front with the r homes...because in that case it was a little different but it's-difficult to go in somebody's backyard and add trees after the house is built. Erhart: Are you talking about the perimeter landscaping? Krauss: That's the only thing we're talking about in this instance. 1 • 1 II Planning Commission Meeting December 4, 1991 - Page 14 II Erhart: Okay, now onto the dumb questions. Just kidding. 1 Batzli: Is our normal limit on cul -de -sacs 1,500 feet? Is that kind of what we look at for our benchmark? Krauss: Well, the ordinance was changed a number of years ago to eliminate 1 a maximum length. It used to be 500 feet. That was probably more residential but now it kind of says don't go too long but if you need to. I might add too that this was one of the road connections that we looked at 1 a little bit during the comprehensive plan. Gary Warren and I had initially sketched a road that would have been an extension of Lake Drive. This is getting kind of messed up but it was originally supposed to come 1 down here and jump the railway tracks at a crossing and then connect over here. There's alternatives that are possible coming down through here. But the problems that we encountered, the reason we dismissed that is the Bluff Creek flood plain is quite large there. The only significant trees in that I entire valley south of the railway tracks is located on that Outlot A that we'll get title to and if you put a road through there, you're going to lose that. And a railroad crossing is probably more academic than reality 1 because it's always tough to get. All things being equal we decided that the cost, the environmental cost of doing it really was not worth it. The trade off wasn't there. We would have preferred the continuity if we could have gotten it. It just didn't seem reasonable. We also looked at some II possibilty of looping a road back to the south. Coming out through here, but that really doesn't get out. Then you're mixing residential traffic and industrial traffic and that doesn't make too much sense either. 1 Batzli: Dumb question number 2. Is this currently zoned PUD? 1 Aanenson: No, it's zoned A -2. We're going for a rezoning. Batzli: Are we supposed to rezone it? II Aanenson: Yes. Batzli: Before considering this? 1 Aanenson: Yes. We did that as a part of this. We did that as a part of the conceptual too and the rezoning justification was a part of this. II Batzli: But where in the packet do we actually say we want to rezone it? Conrad: I think we need a special motion on that. 1 Batzli: Yeah. I Krauss: Well it's preliminary development plan and rezoning to PUD. Planned unit development. If there's not a motion in the conditions, there should be a separate motion for the rezoning. 1 Batzli: And in the packet that we got from the Park and Rec Coordinator, or someone, they talk about we're going to get the deed for Outlot A. Is that one of the conditions? Should it be one of the conditions? 1 1 Planning Commission Meeting December 4, 1991 - Page 15 Aanenson: The condition that there's no development on Outlot A. Batzli: But then we're not going to get the deed to it? Krauss: No we will. This is in the process of negotiation right now. I expect it to be resolved in short order. It involves some HRA interaction into how we acquire that parcel. At this point, I mean we're going to wind up with title to it. 1 Batzli: Does it matter if we don't? Krauss: Well, we weren't going to take it as a development, well does it II matter yes. We'd like the title to it. We'd like to be able to make it part of that recreational trail corridor and to permanently be able to protect those trees that are out there. Part of the trade off involves, if, we took this outlot through a development exaction then we wouldn't get the cash park dedication that we would normally get. The park department would prefer the cash dedication so our HRA is going to work on a proposal where the HRA acquires that through purchase and we get the park dedication fees 11 paid for the park department'as development occurs. So I don't think you need an additional condition at this time. It is happening. Batzli: In any event, even if that doesn't go through, the condition is onli that no development occurs? Krauss: Right. 1 Batzli: In that case, unlikely as it seems right now, who takes care of that outlot? Krauss: I don't know. That's a good point. That's an eventuality we didn't cover but if in that case it would remain an unbuildable lot which II would be owned by Ryan development and I would think they would have continued responsibilty to maintain it. Batzli: Is the holding pond for the second phase going to be on Outlot A? , Aanenson: Yes. Batzli: So if they transfer title, does it then becomes the City's responsibility to keep up? Aanenson: It would anyway. They would transfer that right, yes. And we're asking them to provide access so we can get in and maintain it. Regardless we would maintain it. , Batzli: On the environmental impact statement. We're assuming that the City Council is going to, that's going to happen. That they're going to come up with the finding that it's not required. Krauss: Yeah. Well we're not, I think that that's going to be the finding but we're being presumptuous yet to do that. The process with the EAW is, II I wanted you to review it first and if you're comfortable with it, we had a couple changes we wanted to make but they're minor. At that point we send 1 Planning Commission Meeting December 4, 1991 - Page 16 . it to the Environmental Quality Board.. It gets published in the EQB Monitor and then there's a 30 day response period. The process provides for us, this is not a mandatory EAW. We're requesting that this be done so we're the petitioning body but we would receive comments from concerned ' agencies. Based upon those comments, sometime in January the City Council would have to make a finding as to whether or not further investigation were required. ' Batzli: The only thing I was looking at was from a water quality standpoint. Question 11(b) where they talk about is there a sensitive ecologically resource on or near the site and the question is whether the Bluff Creek corridor is on or near enough or whether that's the kind of thing that we look at. And I know that in the report you talk about, you're basically buffering the PUD development with... Do you feel comfortable with their finding that nothing is on or near the site enough to answer yes to that question so an impact statement's required? Krauss: I think you're raising a valid point. I think the answer is yes ' and it's covered elsewhere in the EAW. I think we should modify that because we talk at great length about the need to have nutrient removal before it goes down into Bluff Creek and in fact. ' Aanenson: Those are the two changes that we made that you didn't hear. We're recommending that that be added. That the NRP pond standards be used and that they also use the erosion control measures that we identified in the report be added to their EAW. Krauss: One of the other things we're working on now with the DNR on this ' is right now Bluff Creek is just a channelized ditch through this property because it was so intensively farmed. We're having the developer come up with a grading plan that in essence kind of busts up that ditch and ' excavates out some of the lowland beyond it so we'll have periodic innudation and the wetlands that used to be there hopefully will come back. But the answer to your question is yes. That should be changed and is one of the things that needs to be. ' Batzli: The projected Bluff Creek trunk line, is that the trunk line that's been on and off for several years with the Met Council? ' Krauss: No. Batzli: What trunk line is that? Krauss: No, this is. Batzli: Or is this the interceptor that's been scrapped? Krauss: Well, there was the Bluff Creek Interceptor. The famous one that's never going to be built. When we had the comprehensive plan approved, we had an alternative system that was approved by the Metro Watse Control Commission and going back through my butchered up schematic here. The Bluff Creek pipe that you're talking about Mr. Batzli is going to go all the way down here to the Minnesota River and then over to Eden Prairie. That's not going to happen. I don't even think we want it to happen Planning Commission Meeting December 4, 1991 - Page 17 ' anymore. The environmental damage is too significant. What Metro Waste approved is to put a lift station someplace down here by Lyman Blvd.. It II may actually be a little bit south so that drainage in the Bluff Creek system will flow down to that. So basically you have gravity flow where you would have had it anyway. Then at that point it's going to be pumped back up Audubon to new Lake Drive where it will flow gravity right into the, Lake Ann pipe. So we're basically using unused capacity in the Lake Ann pipe to service an area that should have normally gone someplace else but there's no place to do it. 1 Batzli: I thought we were running out of capacity in Lake Ann? Krauss: No, we're really not. We're actually doing pretty good with that., Bonestroo who's working with us on several projects helped us in the final stages of the comprehensive plan. They demonstrated to MWCC's satisfactio there's plenty of capacity in the pipe because Eden Prairie didn't use, and most of us haven't used the rates that they projected. And there's an upstream restriction, I think it's the Lake Virginia pump station that no matter what they do upstream of that, it can only pump so I much so there's capacity left. The question that Bonestroo is looking at now is we've got authorization to do this but they're trying to plan for everything that's undeveloped in that city including that big study area 11 south of Lyman Blvd. and what we're looking at is whether or not there's ample capacity in Bluff Creek for that. I'm sorry, in Lake Ann for that to take everything left in the city and that's a little nip and tuck right now. They're finessing that at the moment but as far as this goes and our" entire MUSA line addition, that's all taken care of. Batzli: Well the condition I think reads, it talks about reversing the II flow if feasible or something to take advantage of this. Phase 1 should bell switched to follow the trunk sanitary sewer system proposed for Phase 2. Is that part of Phase 2 then? Krauss: Phase 2 is the big project that I described. And the reason that there's a Phase 1 is because the big project, which they've given us a feasibility study petition for, is a pretty major program and we're not II certain whether that's going to be able to come on line late this year or next. So what they were looking for was an alternate means of servicing a couple of the higher sites near Audubon Road. There is an existing sewer. Not a very big one that serves Lake Susan Hills that comes, dead ends at Audubon. There is some capacity in that line. Not a lot but probably enough to take the first few buildings. And what we've been saying is tha the real way to serve that area, we can do that on a temporary basis but it's really not designed for that and after we have the big system around, this Ryan Development is going to be designed so that you plug up one pipe and have it flow back the way it should be. We've also got some conditions, in there saying that even if we're able to provide you some temporary service for some of these sites, this does not get you out of your obligations for paying for that bigger system. Batzli: I guess my problem was, if feasible, it sounded like you wanted to eventually go to that other, not interceptor but trunk line but if feasible doesn't sound very strong to me and if you really wanted to do it. ' MOM 1 Planning Commission Meeting December 4, 1991 - Page 18 11 Krauss: To be honest, I wish we had our engineering folks here tonight. They're both ill. They did plan on being here. I'm not certain if that, in the meetings I was in, I had always assumed that to be mandatory. That eventually it would be put there. Is that your recollection as well? I guess the best we can do commissioner is to clarify that before it gets to Council because I assumed it all was going to go that way. ' Batzli: Yeah, I'd like you to do that. I've got like two more dumb questions. How I'm doing so far? Dumb enough? Erhart: You're taking all of my questions. Batzli: Okay. How do you enforce an amount of discharge into the sewer system? You've got this covenant regulating the amount of discharge. I assume that's because we just have limited capacity through Lake Susan Hills there but how do you monitor that? ' Krauss: Well in fact that was one of the items that we discussed tonight that we've come up with some modified language on. The developer's concerned that covenants are rather clunky and they cloud titles and this ' is a temporary one at best anyway and we agreed. What we're going to do is revise the condition so that when each site plan, Phase 1 site plan that flows out that way is requested, the developer is going to have to demonstrate that the projected flowage from that site is consistant with the capacity of the pipe. Batzli: So you're not going to have the covenants on there ?. ' Krauss: No. We're going to do it through a site plan approval. Batzli: I think the other stuff has been talked about it sounds like so that's it for me. Erhart: Okay. Well I'll tell you. The only thing that's, I think it's a good plan It will be a good development and I agree that Kathy did a really splendid job of outlining the issues. The one thing that did make me uncomfortable is this whole thing with the sewer. I'm not an expert and ' yeah I think it would have been handy to have engineering here but the impression I get is that we're trying to rush into something and I'm not sure it's, I'm just not comfortable that it's all clear. I mean there's a lot of questions out there. For example, why wouldn't we know yet what the capacity is on Lake Susan Hill? The 8 inch pipe at Lake Susan Hills? I mean that's a pretty easy thing to do. ' Krauss: It is but it's part of the feasibility study that's going to be commissioned Monday night by the Council to figure out what the interim capacity is. You have to do some computations about how many lots are already using it. What kind of volumes we have now. What kind of lots we're already committed to serve in that project that are unbuilt. It's not that difficult a thing to do but it hasn't been done yet. I guess too, as to the question of putting the cart before the horse or this seems possibly premature. The way development normally has worked before in Chanhassen is the city does not or has not pre - emptively gone in and built major infrastructure without having a developer on the hook to pay for it. 1 Planning Commission Meeting 1 December 4, 1991 - Page 19 Or help pay for it. Ryan is the first one in on this major system to do that and they've been very cooperative with us on taking their fair share of the cost on doing that and everything else. We have three other, four 11 other projects that are in the talking stages that are going to be using the same pipe but they're not as far along as to petition the project yet. Erhart: The Phase II pipe? 1 Krauss: Yeah. The...system. The big system. There's every intent. I mean this is a project that doesn't work unless, until that major system is!' in and Ryan knows that and we know that and we knew that when we wrote the comprehensive plan. The only thing that they're trying to get a jump on is they're willing to set the wheels in motion to get the big project done, which point becomes a city effort but they're looking to get a couple buildings or the possibility of building a couple buildings yet this construction season so we were trying to work with them on that. Erhart: And that's just fine with me but what you just said isn't the way II I read essentially the conditions. What I think we're going to get and I'm basically agreeing with everything Brian's concerns. What you're going to get is a permanent Phase I that empties across the street and I don't think that was ever the overall plan and that's what you're going to get with the way it's laid out now because I agree the term, if feasible is very weak at 1 best. Krauss: Well I would be comfortable with you changing that as long as, I mean if I don't find out that the City Engineer has some real reason for doing it. Erhart: A couple other ideas. Right now essentially we're given, the way 1 it's written, we're given approval for Phase I to essentially hook up to the existing 8 inch sewer. Aanenson: You do it on a lot by lot basis. First they have to determine II how much capacity is available and then each lot, depending on the use would have to come in. Erhart: Okay. Why wouldn't we force them to, when they put in each lot 1 they also put in the lines to go west simultaneously? If our intention is to make them do that and they've got to pay for it anyway. Krauss: The system of pipes that you'lljsee in the street in the utility plan is a part of that system that feeds down the hill. I'm pretty sure it's on page 1. Does that show up? 1 Erhart: Well that's okay... Krauss: Oh here it is. - 1 John Diedrick: John Diedrick from RLK Associates. Lots 1, 2, 3, 4 will flow to the cul -de -sac north off of West Lake Drive. The gravity at that II point would have the option to move to the west instead of to the east once the Phase II sanitary sewer line is in place. Lots 10 and 11 we have divided Y connections to the sanitary sewer so that in the future there 1 ' Planning Commission Meeting December 4, 1991 - Page 20 would be an opportunity for Lots 10 and 11 also to be routed to the west instead of to the east. Again, we don't have use scheduled for those lots ' but we're trying to set up the infrastructure so that we have that option to go to the west. Erhart: Without going back in and digging up the landscaping and everything? John Diedrick: Correct. 1 Erhart: The fear would be to come back and say well gee now look at the cost we'll incur. Kent Carlson: The system is designed to go either way. Erhart: Alright, that makes me much more comfortable on this issue. ' Particularly if we can eliminate this if feasible and make it mandatory. Then I'm settled with that. Let's go to the conditions on signs. This would be condition number 24. Item (b). All signs require separate permit. Is that in our ordinance? Aanenson: Yes. Krauss: But if we could clarify that because the developer had the same question. That's a sign permit that you just come to the counter upstairs and pay your $35.00 or $60.00, whatever it is. We verify that it meets the ' criteria and that there's no building code issues and then they just go. Erhart: Even if a guy puts a little sign on his door. Aanenson: Yeah, we have to review them all to make sure they meet code. Erhart: But anyway as long as they're meeting code. That's what I was wondering. Are we going beyond Code here and starting to write in wishes because we've really got to stick to Code. What about the common theme through the whole? This is new to me. 1 Aanenson: The entry sign that they have for the Chan Business Center will probably set the theme. 1 Erhart: Yeah, I know what it is. I'm just saying, is this something new? Krauss: Well yes and no. What we're looking for is a signage package in ' the PUD documentation that will set some parameters for the signage that's in there. I think if you look at the newer industrial parks, I mean one that I'm most intimately familiar is the Minnetonka Corporate Center. There's consistent monumentation in each site. While they -have corporate logos has a similiar type of sign. It's in a similar type of place. They're not all...different from one another. It shows some cohesiveness in the industrial park. We're giving some pretty wide latitude for the developer to establish those general parameters but once they're established we'd like to maintain them. 1 Planning Commission Meeting December 4, 1991 - Page 21 Erhart: Kent, you're all in agreement. with that condition? Okay. So that's a trend that we're going to probably be seeing. We can look forward to seeing I guess. It's okay with me. I like it. I thought it was new. 11 Just again for my benefit here, the drainage pond. Is the object to take the entire 94 acres and not increase the drainage from that parcel at the 100 year storm? In other words, you can use existing interior ponds and whatever you have to meet that goal? Is that what? 1 Krauss: Yeah. Until we have an overall comprehensive drainage plan, which we don't have right now, we have to operate the city the way that we always have up until now which is that sites have to be developed with sufficient , ponding so that post development runoff rates don't exceed pre - development runoff rates. Now to that we've added a new condition that we did with Lundgren and we're doing on this one that not only that but we want to know' that your pond is designed and usually is oversized and structurally designed so that you're removing a significant percentage of the nutrients from the storm water. 5o that before it gets discharged into Bluff Creek, 1 we're modulating the rate at which the water is going to hit the creek and II we're hopefully maintaining or even possibly improving the water quality before it gets there. Erhart: And to what degree possible you can use existing ponds for that purpose? Krauss: Well we could if there were any but there's aren't on this. Sometimes you've got to watch it... Batzli: Put in those fancy new ponds that we talked about over at the Lundgren Development. Krauss: The NRP stuff. Yeah, that's what we're doing here. 1 Erhart: What's the 30 day comment period in the EQB Monitor? Is that one of those things I missed at the one meeting or is that something new? 1 Krauss: No. It's been that way since the 70's. When you get it published in the Monitor, it basically says here it is. If you've got comments, write. Erhart: Who gets that? Krauss: I get one. Erhart: The planning professionals? 1 Krauss: Mostly planning professionals. Regulatory agencies. I think there's some interested environmental groups that sign up for it. ' Erhart: Okay. And lastly I think, you know this outlot negotiations seems odd. To establish a price per lot for the Park and Rec and then come back later and negotiate for the outlot but you obviously are experts at that soil it appears to, are there any other questions or comments? 1 1 • 1 Planning Commission Meeting December 4, 1991 - Page 22 1 Batzli: Number 28? Why is there a condition in here that we do something? Aanenson: We can change that. Take it out. Batzli: Was that intended to be in here? 1 Krauss: Occasionally we want to put ourselves on notice that we're buying into, we're acknowledging that we're going to do something. The Council needs to recognize that. You know inevitably there's going to be a city share of the cost of that thing. Aanenson: We did add one Brian, by the way. 29. A condition. 1 Erhart: Would you go through that again. 1 Aanenson: Okay. Condition 29 is we left out the, back in the development standards for the PUD. ' Erhart: Just a second Kathy. This is getting really complex. Could someone kind of raise their hand to try and get a motion together on this. There were some changes. 1 Conrad: Whoever makes the motion I think should work through it. As they make the motion they should go point by point with staff. Erhart: Yeah, that's kind of where I'm going with this is we're going to have to kind of go through what you did once and maybe we'll go through 29 at that point. The other thing I'd like to add is to make sure we have a 1 trail, the ability to put a trail from the end of the western cul -de -sac down to the trail so when we get to that motion. The issue appears to be the landscaping. What I thought I heard the consensus was to allow them to do it on a staged basis. 1 Conrad: It looked like 3 to 2 at this time. I think we should just raise, and it's obviously raised at City Council. They'll pay attention to it. 1 It's a close one. It's one that could go either way. Erhart: Where in the motion is that addressed Kathy? 1 Conrad: That's under the 29 right? Aanenson: That's my number 30. 1 Conrad: I thought 29 was your design and landscaping criteria? 1 Aanenson: Yeah, but I'm not sure. Erhart: With that then, why don't we start. Brian, can you make a motion on this? Or who wants to? 1 Conrad: Well we've got to make a motion to rezone first. 1 Planning Commission Meeting December 4, 1991 - Page 23 Krauss: I was just looking at the way this was structured and you could II change that first motion to the staff recommends that the rezoning to PUD and PUD Preliminary and well it's got to be changed. Preliminary and Final stage plan. Erhart: We'll just go from the beginning. Why don't you go ahead and read that again. 1 Conrad: Let's do the zoning first. Erhart: He wants to combine it. ! Conrad: No. Ahrens: He doesn't care. Let's just. Erhart: Okay, who wants to make a motion? 1 Conrad: I'll move that the property that's described as the Chanhassen Business Center be rezoned from A -2 to 'PUD. Ahrens: Second. Conrad moved, Ahrens seconded to approve the Rezoning of property from A - 2,I Agricultural Estate to PUD, Planned Unit Development - Industrial for the Chanhassen Business Center. All voted in favor and the motion carried. Erhart: Okay, now a motion on the PUD. Kathy would you go again through • what . Aanenson: Okay. Number 2. The typo. It says $3,500.00. That should be I $2,500.00. On number 8, that has been completed. You can just say the applicant shall petition the City for a feasibility report. We put.the $12,000.00 in and that's really, I'm not sure that's an exact dollar amount ' so we're just recommending you strike out, and provide a $12,000.00 escrow. Strike that. 19. That 36%. We feel like those calculations may be flawed. We'd recommend that, just say the developer may be responsible for a percentage of the cost for the traffic signals. It may be 5% but we'd just as soon leave it open at this point. Batzli: What if we say a large percentage? Aanenson: Not to exceed 50 %. Number 22. We talked about this. It says that the parcels located along Audubon Road contain at least 50% of their 1 floor area in office space. We'd like to strike that 50%. If we want to use some other language. If we can leave that open to what the concerns are. The design of those buildings. Conrad: Yeah, all parcels located along Audubon meet a design criteria that what? Works within the context of the neighborhood. Krauss: We'd like your authorization to refine that. We didn't have much 1 chance to do that. We talked about it this afternoon but we talked about defining the type of building that's appropriate there. It's not a 50 foot i Planning Commission Meeting ati December 4, 1991 - Page 24 high base section but it's a lower profile. More office oriented towards the street and more windows. We know what we're getting at but we have to come up with the exact language. Aanenson: Okay, and then 25. The applicants this clarification. On 25(c). All light fixtures shall be shielded. Light levels should be no ' more than half candle at the property line. They want clarification that that's for site lighting. Does not apply to street lighting. And the last one, Ladd you're right. 29. Site and landscaping screening. If you want to flip to page 10. We've outlined the criteria for site and landscape ' screening and in that, number 4 the criteria is that all of the buffer landscaping in Phase 1 be completed. So you can either change that whole 1, 2, 3, 4, 5 needs to be added as a condition. But if you want to change ' number 4 to reflect. Conrad: Kate, in number 2. Didn't you want to change the words in there? Aanenson: Yes. And /or. Thank you Ladd. Batzli: I'm sorry, where was that? 1 Aanenson: On number 2. All approved outdoor storage must be screened with masonry fences and /or landscaping. Did you want 4 to reflect the seeding? ' Bermed and seeded for Phase 1 instead of completed landscaped? Erhart: Do you want to put that in 29? Aanenson: Yeah. Erhart: Sure, go ahead. Krauss: So it will be developed in a phased manner? Aanenson: Yeah. Conrad: We're sort of doing this, this is sort of a committee approach. ' Erhart: You've also got all these conditions here. Conrad: I think as you presented this to Council you have to reflect both sides of the issue obviously. Erhart: Is there any restrictions on this phasing that we can think of that we would want to, for those who are proponents of the phasing? Is there anything? Batzli: Well actually it would be kind of nice to put some sort of ' deadline in there though I think. They can phase it so long as it doesn't take more than x years. ' Erhart: I'm an opponent of the phasing. I favor that. Any other comments on that? Anybody...into that? Planning Commission Meeting 1 December 4, 1991 - Page 25 t . Ahrens: I don't know if I'd go with putting in years. Like within 5 years, or something? Batzli: Yeah. How long do you want it to look half finished? 1 Ahrens: Well it depends on if they're vacant lots. Does it look half finished...supposed to look. 1 Batzli: I don't know. A sodded berm with nothing on top of it with trees going up and then stopping and then the next. Let's say they leave Lot 10 and they develop Lot 11. Lot 10, you have trees going to Lot 10. Nothing. I don't know. I think it's going to look half finished. I'm willing to let them do that because it's reasonable but. Ahrens: What do you consider a reasonable amount of time? Batzli: I don't know. That's a good question. Erhart: When do you expect the development to be filled out? Kent Carlson: It's hard to say. 5 to 7 years... 1 Batzli: I don't know. I like 5 years but that's just me. I'm allowing them to defer costs for 5 years. I think that's a pretty big concession a PUD personally. Ahrens: I could go along with 5 years. Erhart: Ladd, do you have any input on that one way or the other? Conrad: Not at all. I don't care. 1 Erhart: One way or the other? Conrad: No, don't care. • Erhart: Jeff. 1 Farmakes: I'd like to see the whole thing put in. Erhart: Why don't we just leave it up to staff. 1 Aanenson: My feeling is, if we put a time limit on it they'll come in if it's not completed and we'll have a chance to talk to you about why and what's going on. Erhart: And then I think the last thing is, is there a condition here to put that trail in there or is that 31? 1 Aanenson: That will be 30. Erhart: Okay, 30. With that. Batzli: Can we delete number 28? 1 Planning Commission Meeting December 4, 1991 - Page 26 Conrad: No, that's okay. Batzli: You like that? 1 Conrad: Yeah. Batzli: Okay. ' Conrad: What's the trail? I Erhart: The trail is to allow an easement or something. It may already exist on utility easement. From the park to walk off the end of the west cul -de -sac and get onto the trail system without having to go essentially out to Audubon. ' Batzli: What kind of access to the pond and stuff is there going to be? ' Krauss: Well there needs to be final definition of that for approval by the engineer but we're thinking of you can grade in like a Class V and then plant over it so you can, with a slope adequate enough so that we can get ' in there and use a backhoe and clean out. So if you're going to do that anyway, putting a trail in is easy. Batzli: Putting a trail in is no big deal. 1 Erhart: My point was just to make sure that we can do it. When we do Phase II. Conrad: Tim do you want to change number 11 and get the words if feasible out of it? ' Erhart: Oh yeah. Batzli: I'd just strike the words if feasible. 1 Conrad: Yeah, let's get rid of them. And then what do we need to do with the setbacks that have been changed? ' Aanenson: I'll just make that. If you want to say as corrected in the staff report or something. ' Erhart: Is everybody comfortable that we've got essentially the, we all understand what, if the motion is made what we're moving on? I guess so. So someone go ahead. I don't know that we have to go through all the items ' again. Just make a simple motion. Batzli: I move that the Planning Commission recommends approval of PUD ' Prelimnary Plan for Chanhassen Business Center. Krauss: Preliminary and Final stage. ' Batzli: Yeah. As set forth in the staff report dated whenever it's dated. 12/4/91? Is that it? Planning Commission Meeting December 4, 1991 - Page 27 ti ' Krauss: Yeah. 1 Batzli: And set forth on the plans, whenever these plans are dated. If they're dated. Received October 22, 1991. With all of the changes that we just discussed. Erhart: Is there a second? Conrad: Yeah, I'll second. Erhart: Discussion? Conrad: Yeah. Kate, you brought up something that I wrote down and I don't know if it got reflected. Revised right -of -way standards. I had a note down. Revised right -of -way standards. Did we incorporate? Aanenson: Yeah, it was 17 feet of additional right -of -way. We've got that in the conditions. Krauss: Condition 26. Conrad: Was that 26? ' Aanenson: Yeah. Conrad: Okay. Erhart: Any other discussion? 1 Batzli moved, Conrad seconded that the Planning Commission recommend approval of Preliminary and Final Stage PUD Plan *91 -4 for the Chanhassen Business Center based on the plans stamped "Received October 22, 1991" and I subject to the following conditions: 1. Final PUD plan approval be subject to the 30 day comment period after I public notice of publication of the EAW in the EQB Monitor and a finding by the City Council that an Environmental Impact Statement is not required. 2. The applicant will be required to pay park dedication ( *2,500.00 /acre) and trail fees ($833.00 /acre) in the development contract. No development shall occur on Outlot A as it shall be preserved as open space. The trail system shall be required to loop even if it is on a temporary basis. 3. The development standards as proposed by staff shall be incorporated 1 into the PUD development guide for the Business Center. 4. Site plan approval from the city will need to be obtained for each loll as development is proposed. 5. Provide an additional 17 feet of right -of -way along the westerly side ' of Audubon Road throughout the plat. Provide the 20 foot wide drainage and utility easements over the proposed sewer and water lines outside 1 Planning Commission Meeting December 4, 1991 - Page 28 the road right -of -way. Provide a:20 foot drainage and utility easement for the sanitary sewer proposed along the west side of Audubon Road lying south of the proposed main entrance. ' 6. The main entrance street shall be named Lake Drive West consistent with the future extension of Lake Drive West east of Audubon Road. If a curb cut is allowed for Lot 1 on to Audubon Road, it shall be located a minimum of 500 feet north of the proposed main entrance (Lake Drive) and provide for a deceleration lane. - 7. Provide the City Engineering Department with storm sewer calculations ' designed for a 10 year storm event and ponding calculations to show that the ponds will retain a 100 year storm event and will discharge at a predeveloped runoff rate. Data shall be provided on nutrient removal capacity of all ponds for review and approval by the City. A secondary retention pond should be constructed for the northerly 15 acres of the site which drain to and parallel of the railroad tracks (Lots 4 and 6) . 8. The applicant shall petition the City for a feasibility report for the extension of a trunk sewer line to service Phase II of the site which will be refunded upon project approval and authorization by the City Council. 9. If only Phase I of the site is graded, silt fence shall be ' incorporated along the perimeter of the construction limits and if the entire site is graded, Type III erosion control shall be installed and maintained along the westerly perimeter of the construction limits. All areas disturbed during site grading shall be immediately restored with seed and disc mulched, sod or wood -fiber blanket within two weeks of site grading or before November 15, 1992, except in areas where I utilities and streets will be constructed yet that year. Areas altered with a slope of 3:1 or greater must be restored with sod or wood -fiber blanket. As a part of the erosion control measures, the applicant shall be required to remove any materials that enter into 1 Bluff Creek. 10. The watermain loop between Lots 8 and 9 shall be extended to within 10 feet of the southerly property line and then proceed east and parallel to the south property line back to Audubon Road. 11. The applicant shall provide the Engineering Department with the calculations estimating the capacity of the sanitary sewer line through Lake Susan Hills West development and the predicted flows each lot will generate. A convenant regulating the amount of discharge ' from Phase I shall be placed in the title of each parcel as well as in the development contract to ensure that flows will not exceed capacity limitations downstream. The sanitary sewer lines in Phase I should be switched to flow into the trunk sanitary sewer system proposed for Phase II. 1 12. Inside slopes of the retention ponds shall be reduced to a minmum of 4:1. Planning Commission Meeting December 4, 1991 - Page 29 13. As a condition of final plat approval, the applicant shall enter into 11 a development contract and provide the financial security to guarantee construction of the improvements. 14. The developer shall construct the utility and street improvements in II accordance with the latest edition of the city's standard specifications and shall prepare final plans and specifications and submit for city approval. Project specifications shall incorporate 1 the city's standard specifications. The developer shall acquire utility construction permits from the PCA and Minnesota Department of Health. ' 15. The developer shall obtain all necessary permits from the Watershed District, DNR and Army Corps of Engineers and comply with all ' conditions of the permits. Drainage plans shall be revised as outlined in the approved staff report and shall be resbumitted to city staff for approval. The applicant shall obtain permission /permit from the railroad authority for all grading activities within the railroad II property. 16. The developer shall incorporate street lights into the street I construction plans. The street lights should be installed at 150 to 200 foot intervals. The street lights shall be designed consistent with existing lighting on Audubon Road. A 250 -watt contemporary low- profile rectilinear - rectangular style lighting fixture with pressure lamps mounted on a 25 foot high corten steel pole (see Attachment #2). 17. (No 17 on the staff report.) ' 18. The entire tract of land development shall be assessed for the future trunk sewer system to be built for Phase II ( Lots 6, 7, 8 9 and 12). 19. The Developer shall be responsible for a percentage of the costs for traffic signals at Audubon and TH 5. ' 20. The permitted uses in this zone shall be limited to light industrial, warehousing an doffices as defined in the PUD ordinance. ' 21. Truck transfer terminals shall be prohibited from this project. 22. All parcels located along Audubon Road shall meet a design criteria and that the office components -of the building be oriented towards the exterior of the PUD. 23. Building materials and designs shall be: ' a. All materials shall be of high quality and durable. Masonry material shall be used. Color shall be introduced through colored' block or panels and not painted block. b. Brick may be used and must be approved to assure uniformity. ' 1 Planning Commission Meeting December 4, 1991 - Page 30 c. Stone shall have a weathered face or be polished, fluted, or broken face. ' d. Concrete may be poured in place, tilt -up or precast, and shall be finished in stone, textured or coated. e. Metal siding will not be approved except as support material to one of the above materials or curtain wall on office components or, as trim or as HVAC screen. f. All accessory structures shall be designed to be compatible with the primary structures. g. All roof mounted equipment shall be screened by walls of compatible appearing material. Wood screen fences are prohibited. All exterior process machinery, tanks, etc., are to be fully screened by compatible materials. h. Large unadorned walls shall be prohibited. All walls shall be given added architedtural interest through building design or ' appropriate landscaping. i. Space for recycling shall be provided in the interior of all principal structures for all developments in the Business Center. 24. All freestanding signs be limited to monument signs. The sign shall not exceed eighty (80) square feet in sign display area nor be greater than eight (8) feet in height. a. Each property shall be allowed one monument sign located near the driveway into the private site. ' b. All signs require a separate permit. ' c. The signage will have consistency throughout the development. A common theme will be introduced at the development's entrance monument and will be used throughout. ' d. Consistency in signage shall relate to color, size, materials and heights. ' 25. The street lights should be designed consistent with the existing lighting along Audubon Road. I a. A decorative, shoebox fixture (high pressure sodium vapor lamps) with a square ornamental pole shall be used throughout the development area for area lighting. ' b. Lighting equipment similar to what is mounted in the public street right -of -ways shall be used in the private areas. ' c. All light fixtures for site lighting shall be shielded. Light level should be no more than 1/2 candle at the property line. 1 Planning Commission Meeting 9 December 4, 1991. - Page 31 26. An additional 17 feet of right -of -way on Audubon Road is required. Lake Drive West shall have a 60 foot right -of -way. The right -of -way II shall be 80 feet from the intersection of Audubon Road to the short cul -de -sac off of Lake Drive West. The radius on the curbs at Audubon Road shall be 30 feet. 27. The entrance drive to Lot 1 be moved to the north (approximately 500 feet north of Lake Drive West so that it aligns with the existing drive to the east of the Stockdale property). ' 28. The city shall work with MnDot to request that a traffic signal be installed to coincide with the completion of Phase I of construction. 1 29. 1. All open spaces and non - parking lot surfaces shall be landscaped, rockscaped, or covered with plantings and /or lawn material. 2. Storage of material outdoors is prohibited unless it has been approved under site plan review. All approved outdoor storage must be screened with masonry fences and /or landscaping. , 3. The master landscape plan for the CBC 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. 4. The buffer areas proposed along the internal public roadways and southerly property line to and along Audubon Road shall be bermed and seeded at the completion of Phase I with landscaping to occur as the sites develop. , 5. Loading areas shall be screened from public right -of -ways. Wing wall may be required where deemed appropriate. 30. An easement from the park walking off the end of the western cul -de -sac to get onto the trail system without having to go out onto Audubon. , 31. The applicant shall comply with all conditions of the preliminary plat. All voted in favor and the motion carried. Krauss: Can we also get a motion on the preliminary plat? We didn't set that up but there's a preliminary plat before you as well. The conditions are in here but. Erhart: Okay. You want another motion on the preliminary plat? , Aanenson: We did both with that. Krauss: Oh, did you cover that? Aanenson: We did preliminary and final. , • 1 Planning Commission Meeting December 4, 1991 - Page 32 Krauss: No, no. You did preliminary and final stage PUD plan. You didn't do the plat. Batzli: Could we go back then and amend our motion to put in one more condition? Conrad: Is this a bartering deal? Erhart: Do you do this when Steve's here? Batzli: The only question is, normally we throw in a condition that the platting and this kind of stuff is tied to one another and that it's contingent on them following through on all the conditions so we kind of cross it over. So I'd like to move that we add to our Last motion a condition 31 which the applicant shall comply with all conditions of the preliminary plat that we're just about to pass. Conrad: I would second that. Erhart: Did we vote on, we voted on the first one. Can we do this? Krauss: You can officially, the prevailing side can re-open and reconsider. Erhart: Okay, any discussion on that then. Batzli moved, Conrad seconded to amend the Preliminary and Final Stage PUD to include a condition 31 which reads, the applicant shall comply with all conditions of the preliminary plat. All voted in favor and the motion carried. Batzli: I move that the Planning Commission recommends approval of a Preliminary Plat according to the staff report with condition that the applicant meets all conditions set forth inthe Preliminary and Final PUD, whatever this thing was. Preliminary plan and according to the plans received dated and stamped "Received October 22, 1991 ". Conrad: I'll second that. Ahrens: October 21st you mean? Batzli: The plans were dated October 21st? Aanenson: 22nd. Batzli: I don't know. • Erhart: Whenever they were submitted.. Any more discussion? Batzli moved, Conrad seconded to approve Preliminary Plat #91 -13 LUR for the Chanhassen Business Center based on the plans stamped "Received October 22, 1991" and subject to the following conditions: