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5b. Emission Control Station Site Plan approval 111 CITY O P.C. DATE: 1/2/91 . 5-6 C. C. DATE: 1/28/91 1 W HAflA!E CASE: 90 -i1 Site Plan 1 BY: Al Jaff /v 1 STAFF REPORT 1 PROPOSAL: 1) Site Plan Review for a 4,042 Square Foot Office Testirg I Facility 2) Preliminary Plat to Subdivide 5.59 Acres into 2 lots with 1- - an area of 1.9 and 3.0 acres. 1 Z 3) Conditional Use Permit to Allow a Vehicle V ..e Testing Facility in the BH District ' 4) Ordinance Amendment to Allow Vehicle Testing Stations in O. the BH and IOP Districts (considered and acted upon by tt e 1.. Planning Commission on October 3, 1990. No action is I currently required.) Q LOCATION: South of Hwy. 5, north of Lake Drive East and Chanhassen 1 Estates and east of McDonald's Restaurant I APPLICANT: Jerry Perkins Owner: System Control/ Pope Associates, Inc. Stanley J. Krzywicki Suite 300 Suite 208 II 1360 Energy Park Drive 5275 Edina Industrial St. Paul, MN 55108 Edina, MN 55342 1 EXISTING ZONING: BH, Highway Business ACREAGE: 5.6 acres P, AA II ADJACENT ZONING - - AND LAND USE: N - Hwy. 5 - Q S - RSF; Chan Estates and Lake Drive East � � ii _ I E - IOP; DataSery Q W - BH; McDonald's I W SEWER AND WATER: Services are available to the site. _ I&'-91 SITE CHARACTERISTICS: The site contains a Class B wetland located at tle • (I) southwest corner of the site. The site :s undeveloped and vegetated primarily with fie]d grasses. The easterly portion of the site contairs II mature trees. 42nf12 T.2NT1 TTCF'! C'nmmerclal 1 Vehicle Inspection Facility January 2, 1991 ' Page 2 BACKGROUND On September 5, 1990, the Planning Commission reviewed an application for Site Plan Review #90 -9 for a vehicle inspection station to be located at the intersection of Park Road and Park Place. Applications for conditional use permit and ordinance amendment allowing vehicle testing stations in the IOP District were reviewed concurrently. At that meeting, the Planning ' Commission tabled action on the proposal due to concerns raised by several adjoining property owners and by issues raised regarding the applicant's operations in other states. Staff was asked to further research the proposal and to contact cities that had such ' facilities and to find out what their experience has been (Attachment #1). ' On October 3, 1990, the Planning Commission reviewed the proposal and approved the site plan with a vote of 4 to 1. Commissioner Wildermuth was opposed. The same evening, the Planning Commission ' reviewed an amendment to the Zoning Ordinance to amend Section 20- 714 and 20 -814 to allow vehicle testing stations as a conditional use permit in the IOP and BH Districts. The Zoning Ordinance amendment was recommended for approval with a vote of 3 to 2. ' Commissioner Wildermuth and Erhart were opposed. Several Planning Commissioners indicated a belief that an emission control station is more suitable in a BH District versus the IOP District ' (Attachment #2). The applicants have located a new site in the BH District and are seeking approval from the Planning Commission. ' PROPOSAL /SUMMARY On July 1, 1991, the Minnesota Pollution Control Agency (MPCA) is ' requiring that all automobiles and light trucks licensed in the metro area be tested annually to monitor the levels of hydrocarbons and carbon monoxide that their vehicle produces. The goal of the ' program is to reduce or eliminate air quality problems stemming from automobile use. The applicant's firm has contracted with the state to provide testing services over a seven year period. The Chanhassen site is one of eleven sites located within the 7 county ' metro area that are designed and approved by the state to provide adequate coverage for the Twin Cities residents. The emissions testing will be conducted on an annual basis in conjunction with 1 the annual vehicle registration. As noted in the background section, the applicant's originally ' proposed to locate this facility in the industrial park near the intersection of Park Road and Park Place. This site met with opposition from area businesses as well as from the Planning Commission relative to the site's lack of visibility from Hwy. 5 ' and concerns about potential impacts on adjoining properties. 1 1 Vehicle Inspection Facility January 2, 1991 Page 3 Although the original site was recommended for approval, after the meeting it did not appear as though the City Council would accept 1 it and consequently a search for an alternative was undertaken. At the same time, several members of the Planning Commission indicated a preference for a site located in the BH District rather than an IOP District. The current site is located between Lake Drive East and Hwy. 5 adjacent to the McDonald's Restaurant. It has excellent visibility directly from Hwy. 5 and will have access from Hwy. 5 via two signalized intersections as soon as the Dell Road is completed next year. In addition, as a BH designated site, this site is eligible for high intensity uses such as a fast food restaurant. Data submitted to the City indicates that the level of impact from the testing station will be considerably less traffic (approximately 11) than the potential fast restaurant on the same site, therefore, represents a lower intensity of development that then is allowed by city ordinances. The site plan is well developed. There are a number of difficult issues pertaining to buffering the site from area residential properties and drainage and access concerns that made site planning somewhat difficult. The building is a high quality brick structure that will have a series of service bays. All testing will be done inside the building and vehicle stacking for cars waiting to be tested is located on the north side of the structure away from Lake Drive. This location is ideal since it places these areas further away from residences south of Lake Drive and will allow the building itself to provide additional screening. Staff is recommending that the addition of a mansard or sloped roof system be required for this building to make it architecturally consistent with other buildings located in and around the Chanhassen Central Business District, but otherwise finds the building to be acceptable. The site will be operated five days per week with the latest hours of operation being 7:00 p.m. It would be closed on Sundays and Mondays. There will be no servicing of vehicles done on site, only air quality testing. Vehicles that require repair work will be serviced off -site at establishments chosen by the car owner. The site landscaping is generally of high quality due to the attention that was paid to this issue by staff and the applicant. Additional landscaping and berming is being requested south of Lake Drive across from the entrance to the site so that homes located further to the south will not be impacted by vehicle headlights. This concern was one that was voiced by area residents during a neighborhood meeting that was held by the applicant. The wetland located in the southwest corner of the property will separate the vehicle testing station from Lake Drive. It will be preserved through the dedication of a conservation and drainage easement and will serve to further buffer the site from the residential neighborhood. 1 1 Vehicle Inspection Facility January 2, 1991 Page 4 Site access has been a major concern of staff's throughout the ' design of this proposal. Our original thinking was that a public cul -de -sac should be required running north from Lake Drive since there may ultimately be 3 sites accessing Lake Drive via this new connection. The current site plan has been designed accordingly. ' However, even after continual refinement, staff is concerned that the need to create a cul -de -sac at the end of the street would result in a hazardous traffic situation, whereby traffic entering ' and leaving up to 3 sites would be cutting across the cul -de -sac in an uncontrolled manner. Therefore, we are recommending that the plans be revised to utilize a commonly owned and maintained private driveway system that will avoid the traffic conflicts outlined ' above. From a design standpoint, this is a relatively simple change and we believe it does not undermine the effectiveness of the current plan. The proposed private driveway would be built to ' city standards which would require the full 32' pavement width and a 9 ton design and curb and gutter. Traffic conflicts can be avoided by careful design of internal curb cuts. ' In an accompanying subdivision request, the site is being divided into two lots, one of which will contain the testing station and the second of which will be reserved for future development. It is likely that the second site may be further subdivided into two lots in the future depending upon the buyers preferences. The parcel is zoned BH so that higher intensity commercial uses are likely to be ' proposed but staff is not aware of any pending developments. The subdivision request is a relatively straightforward action. Conditions proposed for review would result in dedication of all 1 required rights -of -way and easements including right -of -way for the expansion of Hwy. 5. Air quality, noise and traffic issues concerning this proposal are ' reviewed documentation provided by the applicant and attached to this report. From the documentation that is provided, it is clear that this proposal will have no adverse air quality or noise effects on any residences in the area. Traffic increases will occur, however, this is inevitable with the continuing development that is expected to occur along Lake Drive. The design of the ' street system will ensure that no traffic is directed onto any residential streets. Conditions of approval require posting signage on Hwy. 5 to direct as much traffic to the site as possible through the Dell Road rather than Dakota intersections to minimize off site impacts. Based upon the foregoing, staff is recommending that the Planning Commission approve the site plan, without variances, conditional use permit and subdivision requests for this proposal. Since the Planning Commission acted to recommend approval of the ordinance amendment allowing testing stations in the BH District at an 1 Vehicle Inspection Facility January 2, 1991 Page 5 earlier meeting, no action from the Commission tonight-on this ordinance is required. ' GENERAL SITE PLAN /ARCHITECTURE ' The building is situated parallel to Lake Drive East and Hwy. 5. Access is gained off of a proposed cul -de -sac which connects to Lake Drive East. Staff will discuss in detail the access aspect later in the report. Staff is recommending that plans be revised to utilize a private driveway be used versus a public cul -de -sac. Parking is located to the northeast of the proposed building. Vehicle stacking is also located north of the building so that direct, distant views from residences located south of Lake Drive will be minimized. The nearest home is located 350 feet away from the south edge of the actively used portion of the site. Direct views of the testing bays will be screened by berming and landscaping from both Hwy. 5 and Lake Drive. Materials used on the building will be 4" x 8" face brick accented by 4" x 8" accents. Prefinished metal overhead doors will be used on the west, north and south elevations. The building architecture meets the standards of the site plan ordinance requirements, although staff is requesting a mansard roof versus the proposed flat roof. We believe that flat roofs on commercial buildings are inconsistent with the Chanhassen CBD architectural style and are generally unattractive. The roof system can also be used to screen roof mounted equipment. The applicant has failed to show a roof top equipment screening plan. Such shall be submitted prior to the City Council meeting. The applicant is showing the trash enclosures screened by a metal wall panels painted to match the building accent. The gates to the trash enclosure will be constructed of chain link fencing. Landscaping is proposed on the east and west sides of the trash enclosure. Staff is recommending additional landscaping be provided along the north side of the trash enclosure. PARKING /INTERIOR CIRCULATION , The City's parking ordinance does not address parking standards for facilities such as the proposed. The most similar operation is vehicle service stations which requires 4 parking stalls per service stall. This use will have 4 bays. Staff and the applicant have spent time refining the internal circulation plan. The applicant has a large amount of experience operating similar facilities and staff was inclined to accept the soundness of their site plan. This is a high traffic volume use that is totally devoted to the movement of vehicles, thus great care must be exercised with internal circulation. Modifications were made at 1 1 Vehicle Inspection Facility January 2, 1991 Page 6 staff's request to clean up the traffic movement at the entrance to the site. On site directional signage is required for the safe movement of traffic. At the entrance to the site, the entrance and exit drives should be clearly marked. A stop sign should be posted ' at the site exit onto the access road. North of the site entrance a sign should be posted to direct cars waiting to be tested to the north away from the parking lot that is designated for use by employees and persons needing additional information. 1 As noted above, the City's Zoning Ordinance does not provide effective guidance in establishing criteria for vehicle stacking ' requirements or for parking standards for uses such as the one being proposed. Plans call for providing 12 regular and one handicapped parking stall which we believe will be acceptable. Waiting time for vehicles entering the testing station was the ' subject of much discussion at previous Planning Commission meetings. The applicants maintain that the testing procedure takes no more than 2 minutes per car and that vehicle stacking should be minimized. There is extensive room for stacking of cars on this site, but the applicant feels this is due to their design standards which require significant over design in site facilities. There is sufficient room to stack up to 35 cars on this site waiting to enter the testing station. The applicant's traffic consultant has provided data showing that the maximum stack expected is 23 cars and this would only occur 1% of the time. One of the ways in which the stacking time will be minimized is that the monument sign at the site entrance is to have a digitalized display of estimated waiting time so that drivers can make a decision before entering ' the site as to whether or not they wish to wait or come back at another time. The provision of such a sign is a condition of approval. Experiences at similar operations around the country by Planning Commissioners and some of the people that spoke at previous Planning Commission meetings raised questions regarding the operations of these sites, the applicant's estimates of waiting time, and potential impacts of waiting vehicles on adjoining properties. Consequently, staff contacted several cities with ' operations maintained by this applicant in other states. Staff contacted Skokie, Cicero, Chicago Heights and Wood River, Illinois. All those that were contacted indicated that there were no long term traffic problems in the area. If there had been any problems, ' it was when the site was first opened but there had been none since that time. Staff also attempted to contact neighboring businesses next to emission control stations to ascertain if there was any impact. In our admittedly small sample, none of the business owners voiced any complaints whatsoever. On the contrary, one business owner indicated that he does not even know that they are there. The businesses that were contacted were McDonalds in Chicago Heights, Illinois, Ofretter in Bedford Park, Illinois, and 1 1 Vehicle Inspection Facility January 2, 1991 Page 7 Dominic's Finer Foods in Northridge, Illinois. The owners maintained that the sites were nicely landscaped and maintained and that there were no noticeable noise impacts from the site. ACCESS ' The site plan calls for accessing the site via a short public cul- de -sac running north from Lake Drive East. Access to Lake Drive East will be via two signalized intersections, the first is the Dakota intersection located west of McDonald's, the second is the new Dell Road intersection that is currently being constructed on the Eden Prairie /Chanhassen border. Staff is proposing that the applicant be required to work with MnDOT to install a directional sign located east of the Dell Road intersection on Hwy. 5 so that traffic coming from Eden Prairie to the testing station enters Lake Drive via Dell Road and not Dakota Avenue. In addition, the applicant has indicated that they would be responsible for enclosing maps of how to access the site with the annual notification for the inspections. Supplying properly identified maps should also be a condition of the conditional use permit approval. Lake Drive has recently been improved by the City and is fully capable of handling the expected traffic. As noted above, the Dell Road intersection is being constructed to current standards and no problems are envisioned in that area either. The Dakota Avenue intersection is scheduled to be reconstructed next year along with Hwy. 5 improvements and again, staff envisions no problems accessing the site through this area. As noted above, the plans call for accessing the site via a short 1 cul -de -sac running north from Lake Drive. This cul -de -sac would also serve to provide access to an adjacent vacant lot being created with the current subdivision request. This lot could potentially be further subdivided in half and under the BH zoning could contain high intensity uses. In designing the street, staff and the applicants considered many alternatives. In reviewing the final design for the cul -de -sac, staff has become concerned that the cul -de -sac bubble itself may present an insurmountable traffic hazard given the high traffic volumes expected on this street. With up to three sites entering onto the cul -de -sac, traffic . movements across the bubble will be unrestricted and hazardous. Staff investigated the potential of requiring the construction of an internal traffic island and a one way flow around the cul -de -sac to better direct traffic, however, it did not appear to be possible to incorporate this feature in a manner that would still allow trucks maneuvering. Consequently, staff is proposing that the ' design be revised to incorporate a private drive in place of the cul -de -sac. As envisioned by staff, the private drive would be constructed to normal city street standards with a 32' pavement and to a 9 ton design. However, as a private drive there would be need 1 1 Vehicle Inspection Facility January 2, 1991 1 Page 8 for the cul-de-sac and elimination of right -of -way requirements actually improves design flexibility on the current site and future parcels that may be developed to the east. Staff does not view this as a major design change for the plan and believes it can be accommodated relatively simply between the Planning Commission review and City Council review. The private driveway would need to be covered by a permanent and binding cross access easement running in favor of all lots currently being created or which may be ' created on this plat. A private maintenance agreement acceptable to our City Attorney is also required to ensure that the street is properly maintained and plowed. The agreement should provide that in the event that maintenance is not conducted in an appropriate manner that the city would have the right to undertake said maintenance, billing the cost back to individual property owners. LANDSCAPING The landscaping plan is very well conceived. Staff worked closely with the applicant to design the landscaping plan. Berming is proposed along the north and south side of the site. The vehicles that will be stacked on site will be totally screened by the berms and landscaping. The applicants conducted a neighborhood meeting with the residential area located south of the site (Chanhassen Estates). The meeting was held on December 20th. After the meeting, staff was contacted by residents from the neighborhood. One of their main concerns was that as vehicles exit the emission control site heading towards Lake Drive East, their headlights would be shining into their living rooms. To solve this dilemma, staff is recommending that a berm be constructed and coniferous landscaping be planted along the south side of Lake Drive East to shield the residences from vehicle headlights and to ensure their privacy. We have also reviewed aerial photos of the area and concluded that the entrance drive is not directly oriented towards homes in Chan Estates but rather falls between two homes, thus ' making it easier to screen headlights. An appropriate condition has been added. LIGHTING Lighting locations are illustrated on the plans. Only shielded ' fixtures are allowed and the applicant has demonstrated that there is no more than .5 foot candles of light at the property line which meets the ordinance requirements. 1 1 11 1 1 Vehicle Inspection Facility January 2, 1991 Page 9 SIGNAGE The applicant has submitted a signage plan. One monument 1 identification sign is proposed at the entrance to the site. The area of monument sign is 35 square feet and is 5 feet in height. The ordinance allows an 80 square foot display area and a maximum height of 8 feet. The sign is intended to provide a digitalized display of waiting time that will be useful to minimizing the number of cars waiting to be tested. The applicant must obtain a sign permit prior to erecting the sign on site. One stop sign must be posted on the driveway at the exit point of the emission control site. A sign plan acceptable to staff should be provided prior to requesting a building permit. GRADING /DRAINAGE The existing Chan Haven Plaza parcel drains storm water in a number of different directions. The southwest corner of the parcel drains into an existing wetland area located near Lake Drive. The northeast quarter of the parcel drains northeast to the Hwy. 5 ditch, while the eastern half of the parcel drains primarily to the southeast. - The proposed drainage plan will allow the northern half of the site, composed primarily of impervious surfaces to drain to a catch basin and storm sewer pipe outlet along the Hwy. 5 ditch to the north. The runoff rate for this portion of the site will be controlled via a pipe restriction which during certain storm events will require surface ponding in the paved lane area of the vehicle inspection site. Staff does not normally find this type of ponding to be acceptable, however, it is not feasible to construct a designated retention pond for this portion of the site without significantly revising the site plan. During heavy rainfalls water will back up into the parking and queuing areas to a depth of several inches for short periods of time. This storm sewer segment is proposed to be connected to a future storm sewer system to be constructed in conjunction with the Trunk Highway 5 improvements project. While this plan is unusual it will only be used to handle drainage from a small portion of the site. A small portion of the vehicle inspection site is to drain to the wetland area. Staff wanted to maintain the wetland and thus overland flow of water is required. However, the drainage area into the wetland is small, roughly similar to it's current supply. In spite of extensive design efforts it is not possible to use the 1 wetland for ponding for most of the site due to grades. The remaining 1/3 of the southern half of the vehicle inspection site is comprised primarily of impervious area. This area is 11 1 Vehicle Inspection Facility January 2, 1991 1 Page 10 proposed to be served by catch basins and a storm sewer system draining to a proposed temporary ditch immediately south of the proposed cul -de -sac. This proposed temporary ditch will function to discharge the runoff to the southeast corner of Lot 2, Chan ' Haven Plaza Third Addition. The majority of the area to be discharged to the ditch currently drains via overland flow to the southeast corner of the parcel. When Lot 2 of Chan Haven Plaza Third Addition develops, it is anticipated that some sort of ' retention pond will need to be constructed to serve the area. The most appropriate location for this basin, based on grades, appears to be in the southeast corner. It is recommended that when Lot 2 ' develops, the applicant will be required to connect to the storm sewer at the discharge point, immediately south of the proposed cul -de -sac, extend the storm sewer down to the future detention pond, and eliminate the temporary ditch section. 1 All of the grading operations proposed at this time are in conjunction with the construction of the vehicle inspection station site. Thus, nearly all of the grading operations will take place on the westerly parcel of the replat. Proposed grades will vary from 1% to 3% in paved areas with a maximum of 4:1 slope in 1 boulevard and side slope areas. Berming is proposed along the north side of the site and the southern portion of the site between the drive area and the wetland area. Erosion control is proposed to encompass the grading area of the site, however, it is ' recommended that Type III erosion control be implemented around the wetland until turf is established. 11 It is speculated that an old farmstead may have been demolished and buried on the vehicle inspection site. Soil borings were taken at various locations on the site. The resulting report did not ' indicate that there would be any problems with or special construction measures needed to be taken as a result of this suspected burial of materials. 1 PUBLIC UTILITIES City water is available along Lake Drive East. Sewer is available along the easterly side of the Chan Haven Plaza site. The applicant is proposing to construct a public sanitary sewer line from the existing 21" trunk sewer in Lake Drive. Staff has previously indicated to the applicant that the proposed alignment is unacceptable due to maintenance concerns and excessive length. It is recommended that they be directed to work with staff to ' develop a more acceptable alignment. The watermain will also be brought up from the south. These plans are acceptable with minor revisions. Utility easements in favor of the City are required over all lines located outside public right -of -way. 11 1 Vehicle Inspection Facility January 2, 1991 Page 11 COMPLIANCE TABLE - IOP DISTRICT - Ordinance Proposed Building Height 2 stories 1 story , Building Setback N -20' E -10' N- 170'E -98' S -25' W -10' S- 240'W -28' Parking stalls 12 stalls 13 stalls Parking Setback N -25' E -10' N- 79.2'E -46' S -25' W- S -300' W -97.8' Lot Coverage 65% 38% ' Lot Area 20,000 s.f. 79,720 s.f. Variances Required - none • 1 PARK AND TRAIL DEDICATION FEES , The City is requiring that park and trails fees be submitted-in lieu of park land. Fees are paid at the time building permits are requested. SUBDIVISION 1 The subdivision proposal is a relatively simple request that will serve to split the 5.6 acre parcel into two lots. Lot 1, Block 1, will have an area of 1.9 acres and be occupied by the emission control testing station. The protected wetland will be located on this lot. Lot 2, Block 1 is vacant and there is no development proposed on this site at this time. This site is large enough that it could be further subdivided in half at some point in the future. Both lots meet or exceed all ordinance requirements. The following easements are either illustrated on the plat or should be acquired: 1 1. Standard drainage and utility easements around the perimeters of all lots. 1 2. Drainage and conservation easement located over the wetland on Lot 1. 3. Thirty foot wide utility easements centered on sanitary sewer and watermain located outside of public rights -of -way. 1 Vehicle ns a t' I p c ion Facility 1 January 2, 1991 Page 12 4. Drainage and utility easement dedicated over Lot 2 to accomplish the temporary drainage ditch and future extension of storm sewer. 11 5. Dedication of required right -of -way along the Hwy. 5 frontage to accommodate the Hwy. 5 improvement project. 6. Cross access and utility easements located over the proposed private driveway. These easements shall run in favor of Lots 1 and 2 and any future subdivisions thereof and shall be drafted in a manner acceptable to the City Attorney. This easement shall also be drafted and filed concurrently with a private maintenance agreement acceptable to the City. ' 7. There is currently a drainage easement running in favor of the City over the northern portion of the property.- This easement is no longer required and the applicants have requested that it be vacated by the city. Staff is recommending that this be ' approved, however, this action is undertaken by the City Council and does not require Planning Commission consideration. ' CONDITIONAL USE PERMIT The review of this request is a little unusual in that it is being 1 reviewed against conditional use permit standards for an ordinance that although has been recommended for approval by the Planning Commission has not yet been adopted by the City Council. In this instance, both the development proposal itself and the ordinance amendment which legitimizes the proposal are being processed concurrently. The following constitutes our review of this proposal against normal conditional use permit standards and with conditional use permit standards provided in the draft ordinance revision pertaining to emission control testing stations. GENERAL ISSUANCE STANDARDS 1. Will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or city. ' FINDING - The applicant has gone to great lengths to provide data concerning potential noise, air quality and traffic impacts of this use on the surrounding area. The data is fairly conclusive that there will be no significant or unexpected impacts from this use and, in fact, in many respects impacts generated by this use are less by a significant ' factor then would have occurred or could have occurred if more intensive uses allowed by the 11 1 Vehicle Inspection Facility January 2, 1991 Page 13 Zoning Ordinance were to be developed on the site. 2. Will be consistent with the objectives of the city's comprehensive plan and this chapter. FINDING - The proposed use would be consistent with the City i Comprehensive Plan as currently drafted or as proposed in the draft plan. 3. Will be designed, constructed, operated and maintained so to _ be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. FINDING - The site is located adjacent to a major highway and a collector road. It is in the Chanhassen commercial district and as such a commercial building is fully consistent with this site. Staff has recommended that a mansard or pitched roof system be used to replace the flat roof system to provide continuity with other commercial buildings in our business district. 4. Will not be hazardous or disturbing to existing or planned neighboring uses. FINDING - As noted above, extensive data has been provided to illustrate the fact that there will be no measurable impacts in the areas of noise or air quality on any adjacent or planned neighboring use. 5. Will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools; or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. FINDING - Full city services are available to this site. Roads serving the site are currently in the process of being upgraded or in the case of Lake Drive were upgraded in the past year and are fully capable of handling the access needs of this proposal. 6. Will not create excessive requirements for public facilities 1 and services and will not be detrimental to the economic welfare of the community. 1 1 1 Vehicle Inspection Facility January 2, 1991 Page 14 FINDING - There are no projected needs for public facilities 1 and services beyond those which are already provided in this area. 7. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, 1 odors, rodents, or trash. FINDING - As noted above, there is ample evidence that this site will not create adverse impacts to persons property or the general welfare of the area. 8. Will have vehicular approaches to the property which do not create traffic congestion or interfere with traffic or surrounding public thoroughfares. .FINDING - The site is visible from a major highway and is accessible from that highway by 2 signalized intersections and a collector street designed to ' commercial standards. There will be no direct traffic impacts to any area residential neighborhood. The site plan incorporates several measures to direct traffic into this area in an ' acceptable manner. One of the site plan requirements includes the posting of a MnDOT highway sign in Eden Prairie directing cars approaching the site from the east to enter Lake Drive at Dell Road rather than Dakota Avenue. In addition, the applicant has indicated that notices being sent out to vehicle owners warning them that ' an inspection is due, will incorporate a map showing appropriate directions to the site. Staff is proposing as a condition attached to the ' conditional use permit, that such a map approved by city staff should be required. The map will clearly illustrate that the most favored approach ' to the site is via Dell Road rather than Dakota Avenue. 9. Will not result in the destruction, loss or damage of solar ' access, natural, scenic or historic features of major significance. FINDING - Staff does not believe that there will be any damage or destruction to features outlined above. 1 1 1 1 Vehicle Inspection Facility January 2, 1991 Page 15 10. Will be aesthetically compatible with the area. FINDING The site plan is well designed to provide adequate landscaping and buffering from adjoining properties. The building is a high quality brick structure and site operations are designed to provide the maximum of off site screening as possible. 11. Will not depreciate surrounding property values. FINDING - The site is being used for a commercial type of operation which is consistent with it's designation. Out of concerns raised during earlier Planning Commission review of an alternate site, staff contacted adjoining property owners in communities in other states where similar operations by this applicant are maintained. We were unable to find any indication of adverse impacts. We have also spoken with the owner of adjacent McDonald's Restaurant. He appears to be excited about the possibility of the site being developed for this purpose due to the additional traffic it will bring to his establishment. 12. Will meet standards prescribed for certain uses as provided in this article. FINDING - As indicated above, this use is being reviewed 1 against new conditional use permit standards that are incorporated in the draft ordinance that would allow emission control testing stations in the BH and IOP Districts. The following is our review of proposed conditions of approval and appropriate findings: a. The operation is under contract agreement with the State of Minnesota to provide these services. FINDING - System Control is under contract with the Minnesota Pollution Control Agency to provide emission testing station services for a 7 year period to the Twin Cities metro area. b. No repairs are performed on site. FINDING There will be no repairs performed on site. c. No gas or parts are sold on site. 1 1 Vehicle Inspection Facility Y January 2, 1991 Page 16 FINDING - There will be no gas or parts sold on site. 1 d. No outdoor storage of vehicles or related materials. ' FINDING - There will be no outdoor storage of vehicles or materials. The only time vehicles will be at the site is during hours of operation. e. There be no diesel testing allowed at the site. FINDING - Testing of diesels and of large trucks is not now ' incorporated into the Minnesota Testing Program and a specific prohibition is being written into the conditional use permit approval. f. State and federal air and noise standards shall be complied with. If problems are found to exist, the property owner shall be required to pay for any testing I deemed to be required by the City to clarify the situation. An update on compliance shall be provided by the applicant after 6 months of operation. 1 FINDING - Data has been supplied indicating that the site should be in compliance. A condition is being added requiring a 6 month update. g. All vehicle stacking shall be provided on site in designated lanes. Vehicle stacking in fire lanes, parking areas and other drive areas shall be prohibited. FINDING - Sufficient stacking is being provided to exceed the highest expectation of need and staff does not envision any problems. A condition is being provided to prohibit parking or stacking in these I Based upon the foregoing findings, staff is recommending that the conditional use permit be approved with appropriate conditions. 1 1 ZONING ORDINANCE AMENDMENT The Planning Commission does not need to take action on the zoning ordinance amendment request as they have voted on it at the October II 3, 1990 meeting. 1 1 1 Vehicle Inspection Facility January 2, 1991 Page 17 PLANNING COMMISSION UPDATE AND CHANGES IN PROPOSAL SINCE JANUARY 2, 1991 On January 2, 1991, the Planning Commission approved Site Plan #90- 11, Replat of Chan Haven Plaza 3rd Addition #90 -17 and Conditional 1 Use Permit #90 -5 for a vehicle inspection station in the BH, Highway Business District. The approval was unanimous. The zoning ordinance amendment was reviewed by the Planning Commission on. October 3, 1990, to allow vehicle testing stations as a conditional use in the IOP and BH Districts and was recommended for approval on that date. Several issues of concern were raised at the January 2nd meeting. ISSUES WITH THE SITE PLAN REVIEW CONDITIONS 1 1. Staff is requesting that a mansard roof on the proposed building be provided. The applicant believes that such a request is unnecessary because they want to unify the look of all their buildings in all the cities in Minnesota. Staff believes that a mansard roof on the building will allow the building to blend with the surrounding area. Staff also believes that the signage, which will direct traffic to the site, will help identify the building. Discussion between the Planning Commission and several area residents also concluded in the belief that the roof system will allow the building to be more consistent with near by residential development. 2. Staff had requested directional signs on MnDOT Hwy. 5 right- ' of -way to direct traffic to the site via the Dell Road /Lake Drive intersection. The applicant stated that this requirement should be subject to MnDOT's approval. Staff ' contacted MnDOT's Engineering Department and they stated that there should be no problems in putting up the sign but we agree that MnDOT approval is required. 1 SUBDIVISION ISSUES 1. The applicant stated that dedication of the required right -of- , way along the Hwy. 5 frontage to accommodate the Hwy. 5 improvement project is an unjustified taking. The applicant does not believe that they should dedicate piece of property without compensation. Staff met with the applicant on January 23rd and discussed this issue. The applicant indicated that they are in the process of negotiating with MnDOT and they do not anticipate any problems. The applicant also indicated that MnDOT will be purchasing the property within a week. Staff conferred with the City Attorney and agrees that the original condition may result in a taking since Hwy. 5 is not a local street of direct benefit to the 1 Vehicle Inspection Facility January 2, 1991 ' Page 18 plat. Therefore, we are deleting this requirement and allowing the right -of -way to be platted as an outlot for MnDOT 11 acquisition. CONDITIONAL USE PERMIT ISSUES ' 1. Staff had recommended that directional maps be provided and approved by staff with each notice that vehicle testing is due. The applicant stated that they have no control over those maps as they are subject to MPCA approval and that it is the MPCA that prepares the maps and distributes them. Therefore, this condition was changed to read, "Directional ' maps shall be reviewed by staff for distribution with each notice that vehicle testing is due." ' 2. Staff had requested that the applicant maintain site compliance with the state and federal air and noise standards. If the City believes that problems are occurring, the applicant shall be notified and be responsible for performing tests to clarify the issue. After six months of the operation, a compliance report shall be prepared by the applicant and supplied to the city. The applicant stated that they had no problem with demonstrating to the city six months after they have started the operation at their cost that they are in compliance. They do have a problem with preparing ' studies that show that they are in compliance at their cost on a continuing basis after the initial 6 month period. The applicant also stated that if they are in compliance with the ' air quality and noise standards after 6 months of operation, then, if further testing is requested by the City, it should be undertaken at the City's expense. If the tests prove to be positive, costs associated with it would be the owner's ' responsibility. GENERAL DISCUSSION ' The Planning Commission was pleased that the applicant had a neighborhood meeting with the residents of Chanhassen Estates and that the neighborhood was fully aware of the type of operation that ' was proposed on the site. Several neighbors were present at the January 2nd meeting and stated that location of the vehicle inspection station is going to be at a fairly good distance from the residential area. They stated that the landscaping is acceptable and they are in favor of the mansard roof which is requested by staff to cover the top of the building. ' The preliminary site plan proposal illustrated one initial access to be constructed off of the cul -de -sac to serve the vehicle inspection site with the potential for two more access points to be ' constructed off of the cul -de -sac to serve Lot 2 in the future. At 1 1 Vehicle Inspection Facility January 2, 1991 1 Page 19 this time it is not known what type of business or businesses will develop on the vacant Lot 2 parcel. However, it is safe to assume that traffic volumes could potentially be high enough to create traffic movement problems in the cul -de -sac as vehicles enter and exit driveway accesses. Given this information and an evaluation of this design, staff had some concerns for traffic safety due to conflicting and unrestricted movements in the cul -de -sac area. In an effort to try to organize the traffic flow and curtail 1 potential traffic movement conflicts, a cul -de -sac island concept was investigated by the applicant's engineer at staff's suggestion. This option would have allowed for two lanes of unidirectional traffic flow around the cul -de -sac. This option appeared to mitigate the previous concerns, however, after extensive effort by the applicant's engineer as late as this past Monday, a feasible design could not be developed which would properly control traffic movements and allow access for large vehicles such as buses and semi - trailers. Therefore, current plans and our recommendation continue to focus on use of a private driveway. 1 On Tuesday, January 22, 1991, staff received a revised plat displaying a street access in the form of a private commercial street, intersecting perpendicularly to Lake Drive East from which the vehicle inspection site and Lot 2 would take access. This private street access was encompassed in an outlot for which all property owners within the Chan Haven plat would have an interest. The street would be owned and maintained privately. This street design is acceptable provided that it is constructed to a 36 foot width with a concrete curb and gutter and a 9 ton design section. 1 The most recent plans illustrate the requested landscape screen located on private property south of Lake Drive, that is to offer adjacent homes additional screening. The plan is acceptable in concept but further refinement is required. The planting area should be covered by a permanent landscaping easement running in favor of the City. The application should locate existing trees and if necessary, revise plans for staff approval that maximize screening while protecting existing trees. STAFF RECOMMENDATION 1 Staff recommends that the City Council adopt the following motion: I. SITE PLAN REVIEW "The City Council approves Site Plan Review X90 -11 as shown on the site plan dated December 3, 1990, subject to the following conditions: 1 1 1 Vehicle Inspection Facility Y ' January 2, 1991 Page 20 1. The applicant must revise plans to include a mansard roof on 1 the proposed building. Plans must be submitted and must be approved by City staff. Plans should also illustrate screening for HVAC equipment. Wood slat screens are ' unacceptable. 2. The applicant must obtain a sign permit prior to erecting any signage on site. Provide a sign plan incorporating the following elements: a. Monument signage incorporating waiting time information. ' b. On site directional signage as outlined in the report. c. MnDOT /Hwy. 5 signage to direct westbound traffic from 1 Eden Prairie to enter the site via the Dell Road /Lake Drive intersection subject to MnDOT approval. ' 3. The driveway shall be designed to incorporate a 36' width curb and gutter, storm sewer and a 9 ton design. Plans to be approved by the City. A permanent cross easement and maintenance agreement acceptable to the City Attorney shall be ' drafted and filed against all current and future lots in the Chan Haven Plaza 3rd Addition plat. A restriction shall be filed indicating that all lots in the plat and any future ' divisions are to gain access via the private drive. Provide a stop sign at the intersection of the private drive and Lake Drive. 4. The applicant shall obtain a permit from the Watershed District and comply with all conditions of the permit. ' Drainage plans shall be revised as outlined in the report and shall be submitted to city staff for approval. When the easterly portion of Chan Haven Plaza 3rd Addition develops in the future, the storm sewer outlet located east of the private ' drive shall be extended to the future detention pond and the temporary ditch shall be eliminated. 5. Type III erosion control shall be used along the edge of the Class B wetland. ' 6. Plans for landscaping south of Lake Drive shall be refined to avoid existing trees and to ensure that all material is located on private property in a protective easement running in favor of the City. The applicant shall also provide staff ' with a detailed cost estimate of landscaping to be used in calculating the required financial guarantees. These guarantees must be posted prior to building permit issuance. 1 1 1 r Vehicle Inspection Facility January 2, 1991 Page 21 7. The applicant shall construct the sanitary sewer and water main and street improvements in accordance with city standard specifications and shall prepare final plans and specifications and submit for city approval. The applicant shall acquire a utility construction permit from the MnDOT and acquire the proper permits from the Pollution Control Agency and the Department of Health. 8. The applicant shall enter into a development contract with the city and provide the necessary financial securities as required. 9. The applicant shall provide flammable waste separator as , required by building code. 10. Provide a complete, final set of civil engineering ' documentation to staff for review and approval. " II. SUBDIVISION , "The City Council approves the preliminary and final plat for Subdivision #90 -17 for Chan Haven Plaza 3rd Addition as shown on plat dated December 3, 1990, with the following conditions: 1. Park and trail dedication fees to be assessed at the time building permits are requested. 2. Provide the following easements: a. Standard drainage and utility easements around the 1 perimeters of all lots. b. Drainage and conservation easement located over the ' wetland on Lot 1. c. Thirty foot wide utility easements centered on sanitary , sewer and watermain located outside of public rights -of- way. d. Drainage and utility easement dedicated over Lot 2 to 1 accomplish the temporary drainage ditch and future extension of storm sewer. e. Plat the future right -of -way along the Hwy. 5 frontage to accommodate the Hwy. 5 improvement project as an f. Cross access and utility easements located over the proposed private driveway. These easements shall run in favor of Lots 1 and 2 and any future subdivisions thereof and shall be drafted in a manner acceptable to the City 1 1 Vehicle Inspection Facility II January 2, 1991 Page 22 Attorney. This easement shall also be drafted and filed ' concurrently with a private maintenance agreement acceptable to the City. g. Landscaping easement over the planted area located south ' of Lake Drive running in favor of the City." 3. Enter into a development agreement acceptable to the city." 1 III. CONDITIONAL USE PERMIT ' "The City Council approves Conditional Use Permit #90 -5 subject to the following conditions: 1. Compliance with conditions of site plan and plat approval. ' 2. Provide direction maps reviewed by staff with each notice that vehicle testing is due. The maps shall clearly illustrate and promote entering the site from Dell Road rather than Dakota Avenue. ' 3. Applicant is required to maintain contract to provide services with the State of Minnesota. 4. No repairs to be performed or gas or parts sold at the site. 5. No testing of diesels or heavy trucks to be performed at the site. 1 6. Maintain site in compliance with state and federal air and noise standards. After 6 months of operation, a compliance ' report shall be prepared by the applicant and supplied to the City. Additional studies requested by the city after the initial report shall be paid by the city unless the reports conclude a problem exists. 7. All vehicle stacking and parking to be in designated areas. No parking or stacking is allowed in fire lanes, drive aisles, 1 access drives or public rights -of -way. 8. Work with MnDOT to erect directional signs along Hwy. 5 that direct traffic to the site via Dell Road." 1 1 1 1 I CITYOF CHANHASSEN I II 6 90 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 II (612) 937 -1900 • FAX (612) 937 -5739 1 MEMORANDUM TO: Sharmin Al -Taff, Planner I 1 FROM: Charles Folch, Assistant City Engineer a DATE: January 21, 1991 II SUBJ: Replat of Lot 2, Block 1 Chan Haven Plaza 2nd Addition into Two Lots and II Two Outlots. Site Plan Review for the Emission Control Testing Station. LUR 90 -24 This 5.6 acre parcel is located immediately east of the McDonald's restaurant 1 property and is bounded by Trunk Highway 5 to the north and Lake Drive East to the south. The parcel _ is currently undeveloped and is vegetated primarily with field grasses. The replat proposes to subdivide the existing parcel along a II north /south line, yielding two parcels unequal in size and two outlots. The new westerly parcel (Lot 1) is proposed to be the location of the future Emission Control Testing Station. This report will evaluate the replat proposal for Chan Haven Plaza 2nd Addition and the site plan proposal for the Emission Control II Testing Station. GRADING 1 All of the grading operations proposed at this time are in conjunction with the construction of the Emission Control Testing station site. Thus, nearly all of II the grading operations will take place on Lot 1 of the replat. Existing topographic grades for this area range from one-half of a percent to fourteen percent. Proposed grades will vary from one to three percent in paved areas with a maximum four to one slope in boulevard and side slope areas. Berming is proposed along the north side of the site and the southern portion of the site between the drive area and the wetland area. II Erosion control silt fence is proposed to encompass the grading area of the site, however, it is recommended that Type III erosion control be implemented and maintained around the wetland until the turf is established. 1 It is speculated that an old farmstead may have been demolished and buried on the Emission Control Testing Station site. Soil borings were taken at various locations on the site. The resulting report did not indicate that there would II be any problems with or special construction measures needed to be taken as a result of the suspected burial material. II II 1 1 Sharmin Al -Taff January 21, 1991 Page 2 DRAINAGE ' The existing Chan Haven Plaza 2nd parcel drains storm water a number of different directions. The southwest quarter of the parcel drains to the southwest into an existing wetland area. The northwest quarter of the parcel ' drains northeast into the highway ditch, while the eastern half of the parcel drains primarily to the southeast. It was inititally proposed to drain the entire Emission Control site to the 1 existing wetland area. However, City ordinance does not allow a developing parcel of land to directly discharge into an existing wetland area without first providing pretreatment to reduce the increase in nutrient load. Pretreatment is ' typically accomplished by implementing a separate sedimentation pond. Due to the existing qualities of this wetland area and the characteristics of the proposed development plan, enforcement of this ordinance is necessary and appropriate. At staffs' request the applicants' engineer has investigated the possibilty of constructing a sedimentation /detention pond adjacent to the existing wetland area to provide pretreatment of increased nutrient load and maintain the predeveloped run -off rate for the entire Emission Control site. However, due to elevation limitations, it was found that it was not feasible to drain the site ' via storm sewer to a proposed sedimentation /detention pond adjacent to the wetland area. A revised drainage plan has been developed which is generally similar to the existing drainage scheme. The northern half of the site, canposed primarily of impervious surface, would be drained to a catch basin and storm sewer pipe outletting along the State Trunk Highway No. 5 ditch to the north. The run -off rate for this portion of the site will be controlled via a pipe restriction, which during certain storm events, will require short term surface ponding to a depth of a few inches in the paved lane areas of the vehicle inspection site. Since it is not feasible to construct a designated detention pond for this portion of the site, it appears that the potentially minimal storm ponding in the privately owned area of the site is an acceptable solution to meet run -off requirements. In the future, this storm sewer segment is proposed to be connected to a future storm sewer system to be constructed in conjunction with the Trunk Highway 5 improvement project. 1 The western two - thirds of the southern half of the Etission Control site is proposed to drain to the wetland area. This area is comprised primarily of ' vegetated pervious area. This approach was applied for two primary reasons, first of all this portion of the existing site currently drains to this wetland area and is composed largely of pervious area. Therefore, there is no change in the type of surface area draining and minimal change in the quantity of area draining thus no adverse impacts on this wetland area are anticipated. Secondly, it was felt that sane amount of pervious area should be drained dawn to the wetland area to recharge and maintain the existing qualities and characteristics. The remaining one -third of the southern half of the Emission Control site is comprised primarily of impervious surface. This area is proposed to be served by catch basins and a storm sewer system draining to a proposed temporary ditch along the southerly plat line. This proposed temporary ditch Sharmin Al -Jaff January 21, 1991 Page 3 discharge function to dis a the run -off via overland flow to the southeast corner of Lot 2 Chan Haven Plaza 3rd Addition. The majority of the area to be discharged to the ditch currently drains via over -land flow to this southeast corner of the parcel. When Lot 2 of the Chan Haven Plaza 3rd Addition develops it is anticipated that sane sort of detention pond will need to be constructed to control the rate of run -off and maintain downstream water quality. The most appropriate location for this pond, based on grades, appears to be in the southeast corner of Lot 2. It is recommended that when Lot 2 develops the applicant be required to connect to the storm sewer at the discharge point, immediately south of the proposed private drive, extend the storm sewer dawn to the future detention pond, and eliminate the temporary ditch section. The capacity of the future detention pond shall incorporate the flow quantity from the proposed storm sewer and the southern portion of the Emission Control site. One alternative that was posed by the applicant was to connect this storm sewer 1 system directly into the storm sewer along the northern boulevard area of Lake Drive East. After some research it was found that the existing segment of storm sewer along Lake Drive did not have additional capacity for a direct storm sewer connection at that location. However, there is sane additional capacity available in this storm line down stream in the vicinity of the southeast corner of Lot 2 Chan Haven Plaza 3rd Addition. Therefore, it may be possible for a future detention pond overflow structure to connect into the storm sewer near the southeast corner of Lot 2. It should be noted that any portions of the storm sewer that are proposed within 1 public right - of-way or easement shall be designed and constructed in accordance with City standards. 1 STREETS The preliminary site plan submitted proposed to construct a small segment of _ 1 commercial street section and a cul-de -sac in a public right- of-way to serve the Emission Control site and future development of Lot 2 of the Chan Haven Plaza 3rd Addition. When the commercial street and cul-de -sac idea was first verbalized there were sane reservations by staff however, it was believed to be at least a plausible option to investigate given the site limitations associated with the proposal. A decision based on merits could not be made until the actual plans were submitted. The preliminary site plan proposal displayed one initial access to be constructed off of the cul-de -sac to serve the vehicle inspection site with the potential for two more access points to be constructed off of the cul-de -sac to serve Lot 2 in the future. At this time it is not known what type of business or businesses will develope on the vacant Lot 2 parcel. However, it is safe to assume that traffic volumes could potentially be high enough to create traffic movement problems in the cul-de -sac as vehicles enter and exit driveway accesses. Given this information, and an evaluation of this design, staff had some concerns for traffic safety due to conflicting and unrestricted movements in the cul-de -sac area. 1 Shemin Al -Jaff January 21, 1991 Page 4 Inan efor t t effort try and organize the traffic flow and curtail potential traffic to ry or g movement conflicts, a cul-de -sac island concept was investigated by the appli- ' cants engineer at staffs suggestion. This option would have allowed for two lanes of unidirectional traffic flow around the cul-de-sac. This option appeared to mitigate the previous concerns however, after extensive effort by ' the applicants engineer as late as this past Monday, a feasible design could not be developed which would properly control traffic movements and allow access for larger vehicles such as buses and semi- trailers. On Tuesday January Jan 22, staff received a revised plat displaying a street access in the form of a private commercial street, intersecting perpendicularly to Lake ' Drive East, from which the vehicle inspection site would take access and Lot 2 would take access. This private street access was encompassed within an outlot for which all property owners within the Chan Haven plat would have an interest. ' The street would be an and maintained privately. This street design is acceptable provided that it is constructed to a 36 feet width with concrete curb an gutter and a 9 ton design section. • The parking lot area and drive aisle scheme for the vehicle inspection station is a fairly well contrived design given the site area limitation. The design has incorporated adequate access by City Fire Protection vehicles. Additional signage recommendations have been made on the review plan set. It is anticipated that the applicant will work with staff and incorporate these minor changes on the signage plan. ' UTILITIES The plan submitted proposes to construct an 8" sanitary sewer line fran the existing 21 inch trunk sewer line along the easterly property line of Chan Haven ' Plaza 3rd and extend west through nearly the middle of Lot 2. This sewer is intended to be a public line serving the Emission Control Testing Station and future development of Lot 2. Thus, a 30 foot wide utility easement centered on the sewer shall be dedicated and the sewer shall be designed and constructed in accordance with City specifications. • 1 1 Sharmin Al -Jaff January 21, 1991 Page 5 Water service for the site is proposed to be provided be removing a hydrant form the north boulevard of Lake Drive East, connecting into the existing six inch lead and extending the six inch watermain to the north. The alignment of this watermain extends along the westerly portion of the proposed drive area. In addition, a six inch lead is to be extended to the west property line of Lot 2 and which upon development of Lot 2, will be required to loop into the existing 10" watermain in the vicinity of the easterly plat line. This watermain is also proposed to became owned and maintained by the City following its construction. Therefore it too shall be designed and constructed according to City standards and a corresponding utility easement shall be dedicated. Final plans and specifications for construction of the sanitary sewer and watermain shall be submitted for City Council approval. EASEMENTS Proper utility easements, centered on the sanitary sewer, watermain and storm sewer, shall be dedicated for all proposed public utilities within the plat. In addition, a drainage and utility easement will need to be dedicated through Lot 2 of the Chan Haven Plaza 3rd Addition to encampass the temporary drainage ditch and future extension of the storm sewer. The replat shows an outlot along the north side of the property. This outlot is apparently the area of land needed by MnDOT as additional right - of-way for the Trunk Highway 5 improvement project. There is an existing surface drainage easement shown on the Chan Haven 2nd plat (ref. Carver County Book 170 page 436) located in the northwest quarter of the Lot 2. This temporary, non - exclusive appurtenant easement for surface drainage purposes was acquired for the benefit of the McDonalds property. The grading plan for the Emission Control site proposes to contain the run -off from the McDonald's property along the shared property line and directing the flow to the north into an existing catch basin along the Trunk Highway 5 ditch. If the plat and site plan are approved and contacted it appears that the easement is no longer needed and may therefore be released by the City. PERMITS The applicant shall acquire a Mn DOT utility construction permit for the installation of the storm sewer discharging into the Trunk Highway 5 ditch. In addition the applicant shall acquire permits from the Riley-Purgatory-Bluff Creek Watershed District, the Minnesota Pollution Control Agency and the Department of Health. Recommended conditions for replat approval: 1. The applicant shall dedicate 30' wide utility easements centered on the alignment of the sanitary sewer and watermain segments - constructed outside of right -of -way. In addition, easements will be required for all proposed public storm sewer constructed outside of public right- of-way and across Lot 2 to provide for the temporary drainage ditch and future extension of the storm sewer. 1 1 Sharmin Al -Taff January 21, 1991 Page 6 2. When Lot 2 of the than Haven Plaza 3rd Addition developes in the future, the proposed storm sewer outlet shall be extended to the future detention pond and the temporary ditch shall be eliminated. Capacity of the future detention pond shall incorporate the flow ' quantitiy fram the proposed storm sewer and southern portion of the Emission Control site. In addition, the 6" watermain stub shall be extended and connected to the existing 10" watermain in the vicinity of the easterly plat line. 3. The proposed private street contained within Cautlot "A" shall provide access to all parcels of the plat and all parcel owners shall hold interest in it. The street shall be privately owned and maintained. The street shall be 36 feet with concrete curb and gutter and constructed to a 9 ton design. 4. The applicant shall enter into a development contract with the City and provide the necessary financial security required. Recommended conditions for site plan approval: 1. The applicant shall acquire a utility construction permit fran the Minnesota Department of Transportation and acquire the proper permits from the Riley-Purgatory-Bluff Creek - Watershed District, the Minnesota 11 Pollution Control Agency and the Department of Health. 2. The applicant shall prepare plans and specifications for the design and construction of the sanitary sewer, watermain, and storm sewer and shall submit for City Council approval. Revised storm sewer calculations shall also be submitted. 3. Applicant shall install and maintain Type III erosion control around the wetland area until turf is established. lap ' c: Dave Hempel, Sr. Engineering Technician 1