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5. Th 101 Realignment Update CITY OF CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 ;w Y7 by Liiy Atltkfhigi o rt MEMORANDUM 4/ TO: Don Ashworth, City Manager FROM: Barbara Dacy, City Planner =kif DATE: September 8 , 1988 c % ..- _- - SUBJ: TH 101 Realignment, Update /42 -gg.- -. BACKGROUND The City Council tabled action at the August 22 , 1988, meeting on this item so that the consultants could prepare additional infor- mation regarding the additional alternatives presented at that meeting. The purpose of this item on tonight' s agenda is merely to update the Council as to the progress of the additional study that is being conducted by the consultants . ANALYSIS Attached is a set of criteria used by the consultants in evalu- ating the proposed alternatives for the realignment of TH 101. The consultants would like feedback from the Council as to their impressions regarding the criteria. Also attached are graphics depicting additional variations to some of the alternatives created by staff and consultants . Fred Hoisington and Howard Preston, BRW, will be present at Monday' s meeting to review the criteria and update the Council on the additional information. RECOMMENDATION It is recommended that the Council take no action on this item and merely provide input to the consultants on the information presented. ATTACHMENTS 1 . Evaluation criteria. 2 . Letter from Joan Summerfield dated September 8 , 1988. 3 . Letter from Tim Erhart dated August 18, 1988 . 4 . Letter from Blue Circle Association dated September 2 , 1988. 5 . Graphics of proposed alternatives. Hoisington Group Inc. Land Use Consultants KEY TRUNK HIGHWAY 101 EVALUATION CRITERIA 1 . 101 Continuity 2 . Levels of Service at Key Intersections ' 3. Traffic Safety/Design Standards ,,•, 4. Separation of Through from Downtown Traffic . . 5. Downtown Accessibility 6 . Other Business/Property Accessibility 7 . Residential Accessibility 8 . Pedestrian Safety/Accessibility 9. Residential Impacts 10 . Project Cost/Fiscal Responsibility H . Acceptance by MnDOT 12 . Ability to Meet Accelerated Hwy 5 Schedule 13 . Environmental Impacts 14 . Development Impacts 15 . Public Acceptance .10 .• .• • • 7300 Metro Blvd. Suite 525 Edina,MN 55435 . (612)835-9960 • tl t,710;t.atm •*1! Hoisington Group Inc. Land Use Consultants r . STATE TRUNK HIGHWAY 101 ALTERNATIVES EVALUATION ALTERNATIVES �. CRITERIA 1 2 3 4 5 6 1 . 101 Continuity 2 . Levels of Service 3. Traffic Safety 4. Traffic Separation 5 . Downtown Access 6 . Other Bus Access 7 . Residential Access 8. Pedestrian Access 9. Residential Impacts 10 . Project Costs 11 . MnDOT Acceptance 12 . Schedule Adherence 13 . Environment 14 . Development Impacts 15. Public Acceptance + Alternative Satisfies Criterion — Alternative Does Not Satisfy Criterion 7300 Metro Blvd F' f Suite 525 Edina,MN 55435 (612)835-9960 Ms. Joan Sumrnerfield 8140 Hidden Court Chanhassen, Mn. 55317 Chanhassen City Council Chanhassen Municipal Bldg. 690 Coulter Drive Chanhassen, Mn 55317 Dear Councilmen, I was pleased to attend the council meeting on 8/22/88 and hear alternatives for T.H. 101. I am one of many persons in the Brookhill addition who oppose the alignment on to Lake Drive East. The prefered alternative is alignment 't4. ..on to Market Blvd. A lesser concern of mine is the plan for Dakota Avenue/Hwy. 5 intersection should alignment J'4 be approved. I f it is intended the Dakota • Avenue/Hwy.S lights be removed and right in/out only, then McDonald customers and Data Serve employees might increase Lake Drive East usage because of limitations to westbound exit. I urge you to further analize the potential non-residential traffic on Lake Drive East that might result. Sincerely, �0 k 1 J S E P 8 1988 k.U' OF CHANHASS EN i Tim A. Erhart 775 West 96th Street Chanhassen, Minnesota 55317 (612) 474-1116 August 18, 1988 Ms. Barbara Dacy cc: Ladd Conrad City of Chanhassen 690 Coulter Drive Chanhassen, MN 55317 SUBJECT: HIGHWAY & REALIGNMENT Dear Barb: With this letter I would like to clarify my position regarding the realignment of Highway #101. First, I believe it is absolutely essential that the current route along W. 78th Street through downtown be eliminated. Second, a new intersection to the west of the current Dakota Avenue/TH #5 intersection represents an improved method for routing traffic between within the commercial areas of Chanhassen. Moreover, that this new intersection can aid in solving the #101 routing problem. I want to emphasize, however, that I see the primary reason for moving the intersection is to enhance local traffic flow within Chanhassen's commercial area particularly those -areas south of TH #5. ' The move will also improve access to and from commercial areas north and south of TH #5. No matter where the exact routing of Highway 101 through Chanhassen ends up, it is essential that the new intersection include a street connection to Lake Drive East. This connection is required to make the areas now zoned commercial south of TH #5 viable. I want to make clear that in favoring the north route for a rerouted #101 that I was assuming that the connection between Lake Drive East and the new intersection would be created. As I stated during the planning commission meeting the north option to me represents a number of potential routes including, but not limited to the TH #5 route. We should be looking at use of West 79th among other potential routes. Reg rds, /A ___/--- TWA:Erhart TAE:j 23 v MAUN, GREEN, HAYES, SIMON, JOHANNESON AND BREHL ATTORNEYS AT LAW JOSEPH A. MAUN LARRY B. GUTHRIE MERLYN C.GREEN SAINT PAUL OFFICE ROLF E.GILBERTSON LAWRENCE J. HAYES SETH M.COLTON JEROME B.SIMON NANCY BURKE HUPP JOHN C.JOHANNESON 332 HAMM BUILDING JAMES G.WEINMEYER JAMES W. BREHL 408 ST PETER STREET PHILIP T COLTON BRUCE G.ODLAUG SAINT PAUL, MINNESOTA 55102 LONNY D.THOMAS ALBERT A WOODWARD GORDON J. RICHARD D. DONOHOO TELEPHONE AC-612-224-7300 THOMAS J. PUFF E GARRETT E. MULROONEY TELECOPIER 612-298-0915 RUTH SILSETH MARCOTT WILLIAM J. HASSING STEVEN E. RAU M. MICHAEL MONAHAN MINNEAPOLIS OFFICE PATRICIA A.COMEFORD JAMES A.GALLAGHER PAUL F BEGGS CHARLES BANS SUSAN SORRELL KELLY BARRY A.GERSICK SUITE 520 GEOFFREY P JARPE 3500 WEST 80TH STREET RICHARD M.GAALSWYK MINNEAPOLIS, MINNESOTA 55431 TELEPHONE AC-612-835-9550 TELECOPIER 612-83S-3463 REPLY TO Minneapolis August 30, 1988 City of Chanhassen � „ 14144 Chanhassen Municipal Building 690 Coulter Drive P.O. Box 147 . , Chanhassen, Minnesota 55317 re_surer _ Re: Proposed Realignment of Highway 101 Police through Chanhassen I ..11,S u �. �• Dear Mayor Hamilton and Council Members : I N1=1e$ Us _ As you may know from my previous appearance before you the Planning Commission, my firm represents United Mortgage Corporation in connection with the above-referenced matter and United Mortgage' s development of Hidden Valley. United Mortgage Corporation, like many of the residents of Hidden Valley, were quite pleased to see serious consideration given to alternatives to the originally recommended proposal. I 'm writing this letter to emphasize the commitment my client and other third parties associated with Hidden Valley have in opposition to what I will call the "Lake Drive Option" (i.e. , diverting 101 traffic onto Lake Drive) . United Mortgage and others associated with it in Hidden Valley are prepared to contest any decision favoring the Lake Drive Option, administratively and, if necessary, in the Courts, to prevent implementation of the Lake Drive Option. I hope your Honor and the Council Members do not take these statements as threats because they are not; they are merely expressions of commitment. The City' s consultants are currently going through feasibility studies and it is merely my client' s AUG :3 1988 2I 1 Y Ur CHANkASS.. • MAUN, GREEN, HAYES, SIMON, JOHANNESON AND BREHL intent to make sure that it' s and others ' commitment of opposition against the Lake Drive Option should be legitimately considered as a factor, both from the standpoint of costs and delays, in the deliberations over whether any of the other alternatives are not more feasible than the Lake Drive Option. Sincerely, Lar 1 :. Guthrie LBG:pl cc: Ronald C. Helmer, Vice President United Mortgage Corporation Bud J. Rotter, Vice President Rottlund Homes Blue Circle Investment Company 6125 Blue Circle Drive, Minnetonka,Minnesota 55343 612/933-0409 CERTIFIED-RECEIPT REQUESTED September 2, 1988 Ms. Barbara Dacy City Planner City of Chanhassen 690 Coulter Drive P.O. Box 147 Chanhassen, Mn 55317 Re: Highway 101 Realignment Dear Ms. Dacy: I recently attended an informal informational meeting and a formal Planning Commission Public Hearing regarding the above captioned subject. At the informational meeting the City's consultant presented a plan which showed a new Highway 101 and 5 intersection which was to be located at the Redi-Mix plant site on Highway 5. Highway 101 was then going to continue south to the existing Lake Drive East, then move westerly along Lake Drive East to the intersection of existing 101, then turn south along the existing route of 101. Some of the residents south of Highway 5 objected to this proposal stating that they had just made major investments in new homes and that they feared their investment would be seriously jeopardized by this proposal. These residents indicated that they had not taken the time to investigate the City's future road plans and they also felt it was the City's responsibility to inform potential home buyers of planned actions which might affect the value of their investment. As a result of the concerns expressed by these homowners the City's consultant was directed to study and present to the Planning Commission a "North Leg Option." Under the "North Leg Option" 101 would intersect with 5 at the same proposed location as shown on the original proposal, however, its westerly route would merge with Highway 5 rather than Lake Drive East to the present 101/5 intersection. At that point 101 would turn and travel south along its current route. At the Planning Commission the City's consultant presented the original proposal and the "North Leg Option" stating that after researching numerous options the two proposals were the only viable options. The Planning Commission recommended that the Council adopt the "North Leg Option" with the further recommendations that if it was not possible to implement the "North Leg Option" that the original proposal be implemented. cEp ; 1988 CITY OF CHANhASS 'i� Ms. Barbara Dacy September 2, 1988 Page 2 We are totally aghast to learn that the City Council is now giving serious consideration to new and different plans which completely ignore all past planning by the City Staff, Minn DOT, the City's consultants, and the investment which we made in the City of Chanhassen which was based on reliance upon that planning and the recommendations and representations made by the City Staff and Minn DOT. I would like to emphasize that a great amount of planning had taken place prior to our involvement, that we were required to abide by that past planning, and that we had to make specific changes to our original plans in order to comply with that past planning as that past planning was going to be complied with in the future. Like the previously mentioned homeowners we, also, have made a substantial and recent investment in the City of Chanhassen. Unlike those homeowners we went to great lengths to explore present and planned traffic and road patterns, present and planned road access, and residential development plans prior to making our investment. During that investigation we received certain assurances from the City Staff regarding future road patterns and access. The City Engineer, Mr. Monk, gave us detailed information regarding Lake Drive East and even drew us a map of its route. Labeling it as Exhibit A I have enclosed a copy of that map for your review. Lake Drive East was to be, and in fact was, completed from Dakota Avenue to Highway 101 in 1986. At some future time Lake Drive East was to extend easterly from the point that it now ends to the Chanhassen/Eden Prairie border where it was to connect with Highway 5 at a major, signalized, all movement intersection. We now understand that this is going to be done in conjunction with the upgrading of Highway 5. Lake Drive East was also to be extended westerly from the present 101 to County Road 17. This was to be done at some future time, and take a route generally in accordance with Mr. Monk's sketch (Exhibit A). While the timing and final route were uncertain the connection point at the present 101 was without question going to be located at the same point on 101 that Lake Drive East presently connects to 101. All of the new plans now being considered by the Council do not show this to be the case. The present location of the intersection of Highways 5 and 101 was to remain. It was, for certain, going to be upgraded in some manner in order to accommodate the projected increase in traffic but it would remain a major, four-way, all movement, intersection with Highway 101 in its present location and providing vehicular access to our property from Highway 5, downtown Chanhassen, the population base north of Highway 5, and the existing and planned population base south of Highway 5. We spent many hours working with the City staff and Minn DOT to plan our development and access to it in accordance with the aforedescribed criteria and in such a manner that it would be workable not only at the present time but at the future point in time that these improvements took place. I have enclosed the minutes from the Planning Commission and City Council meetings, Exhibits B and C, which dealt with our development. For your convenience I have highlighted and underscored what we feel are key excerpts from those minutes. Ms. Barbara Dacy September 2, 1988 Page 3 These excerpts, we feel, leave no doubt that the City Council, City Staff, and Planning Commission knew we were making a major investment in an important intersection in the City of Chanhassen, that at some point in the future that intersection was going to become an even more important intersection, and that we, in conjunction with the City Staff and Minn DOT, had gone to great length to plan our development so that it had the access which allows optimum and at the same time safe vehicular access from both the present and future road systems. Acting in reliance upon the assurances, representations, and recommendations given to us we entered into a lease agreement with an anchor tenant whose presence is essential to the viability of our development. That lease allows that tenant to terminate its lease upon "the closing, substantial and permanent relocation or rerouting of vehicular traffic away from any street or highway adjoining the premises." Some of the new plans the Council is now considering due not only completely ignore all of the past planning upon which we relied they also create an environment under which the tenant which is absolutely critical to the ongoing viability of our development will, without doubt, vacate. We are certain that you are aware that if the City Council chooses a course of action which is contrary to the planning, representations, an recommendation upon which we based our investment decision we will be faced with economic disaster and be left with the unpleasant alternative of engaging legal counsel with specific expertise in the area of condemnation in order to protect our economic interests. In recognition of the importance of this matter we are requesting that you immediately distribute copies of this letter and its exhibits to the Mayor and each member of the City Council as well as any others that may play a role in the decision making process in this matter. Sincerely, 7- , Patrick B. Hallisey Partner PBH/dmm/48 Encl. 1 .:.7 v 1 7 4, -..-.--,- ,,-.;, .,.... ..,,,,i ..... , .„ sv. t• 8 0 0 0 0 0 0 0 ,.,,,2 a 0 0 t9- 0 5. T t a I LI I I 2 I , 1 I ,.) I ., I I-I E NN EPINI COUNTY Y I Of SI-Ic) .•s II I ilL AC LANIE ........ I ‘ CHRISTMAS I ' —a--6200 ..... — CARVER COUNTY 1 ---11r117111. LAKE ,Airiv - h--,, :.,zw_ dli K ....:\-T--._•.,,,--7/111ff ii.......4. 4. AN J_,I 1 1 'C't• • i 4, I-- -6300 ..,•,,,„ IL t Q, 11..7 r 6400 ,...*„.■(:\,.. .1,4,, :1=1Pli a- ' I i 4 4' ,..4., •,. 4 tii ik41*. '2 '.1-: IL 6500 II ----1 rjelP e . .. ' ..,....„..„..... L AA E a . r-p. . LU r z 1 ROAD I r-6 1 6600 L A 1 T 1 , 'r-7-- -,- /`,. 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IMMO 8100 aftlINNIN ..4 1 ••"c- ____, I , I • 41-spie 11111.11.1111-.,,,.: I _ . , 3 . , _. .... .. : ",,..,.;.-__7..:;.71.'R--.:•:,,..,,.:.i,...ity 1 _. en° r/''''' _ 8300 -.)'4' 7 - - • LAKE SUSAN elik __,-- o _ 0 ; , RICE M•RSH LAKE -4 7 1 ' \\ .',", ' •8500 -' _ 09 ': i 'i•-• 1 ''''‘ 1 I „ -- - R6 TH ST _ , - - 8600 7---"-- -1-—4- •:7):...).:' )] I 0;- . I ?..., pa 1 I , I - - 0700 j .? I i i I i i tn _i -----8800 ----- • - - — — .—__, : I -••iZ .------- -I- I I 10PONO d ( i I I I • 1-- 6) ' --------7° - ----8900 -1 ‘7 i.- I cc,.., ,,,,, ..,I . I - • t14 II . ' . ,,,„ A � 'O jng Commission Minutes • .1, 14, 1986 :page Thirty One „ , ,a .s,r Public Present Jim and Sue Lawrence 6841 Penamint Lane Dacy: If you don't mind I can cover all three issues at once. The site is south of the American Legion property, north of the new Lake Drive East coming from Hwy 101 over into Chanhassen Estates. it was zoned as part of the Hidden Valley PUD last summer to C-2. The plat request is basically to split the property so that the second building that you see on your site plan can be conveyed in separate ownership. As far as setbacks are concerned, the C-2 district allows buildings and parking to come up right to the lot line if the adjacent lot is zoned C-2, so there should be no problems from the setback point of view. However, we are requiring that Lot 2 should share the access as proposed on the Lake Drive East. Thompson : This is the first issue, correct? Dacy: That is correct. The second issue is the conditional use permit for gasoline sales. This is the proposed site plan that should be in your packet. The gas pumps are located in the southwest corner of the property proposed in conjunction with a Q convenient store on the western end of the proposal. The site plan review request is just for the commercial uses itself. This conditional use permit is for the gasoline sales. We had our public safety director review this site plan and he advised us that the appropriate permits have to be obtained by the State for the underground installation of gas tanks. Also, proposed in conjunction with this are 17 foot 10 inch gas pump canopy. There is signage proposed on the canopy. Past history in the City of Chanhassen for signage on gas pump canopys are for example, the Holiday Station was not granted signage on the canopy. The older members will recall that the site plan was approved on 169 for Lincoln Properties to redo the Mobile Station site. One of the conditions of approval there was that there be no gas canopy signage. Depending on what the City feels as to continue that policy or to relax that policy, in this case Staff is recommending that at least signage be restricted from the south and east sides because that faces the neighborhood area to the south. As far as the conditional use permit is concerned for gasoline sales, we are recommending approval subject to the storage tanks being in compliance with the uniform fire code and requiring permits obtained and then that signage can only located along the north and west facia of the canopy then approval of the site plan request. The third request, the site plan review request is for a 9,090 square foot shopping center on Lot 1 and 4,000 square foot commerecial building on Lot 2. The proposed parking requirements that are based on a ratio of one space for 200 square feet of retail store GRti.•....e Yy2y !• ”^1 aL•/i�� r wry\-= 7`. ViliP �r Planning Commission Minutes May 14, 1986 page Thirty Two area, these are attachments the applicant has outlined exactly how much retail floor area is going to be used in the sho pping center. The proposed parking does meet the code requirements. and drainage improvements to the site were addressed during the service original plat process for Hidden Valley. The next issue is traffic issue and as you note in your report, MnDot was to meet with -the. developer on Monday morning of this week regarding the one way in and the one way out onto TH 101. At this the City Engineer, he has prepared Point I would like to switch to � the site plan and when he iscomp etedtwith cthat tI would like to approval for follow up with a last few comments. ' il Monk: As Barbara has noted, the sanitary sewer and water matters wer issued or were resolved as part of the Hidden Valle e Subsequent runoff will run into the site to service a 1l tphree •utility li items and if there are questions about how exactly this is being done I can answer those questions as discussion takes place. One of the issues with this site was its traffic in and out and access. Several of the things that have been done with the leading entrance and exit ' into the site has been lined up with Marsh Drive, the access into Hidden Valley will help eliminate conflicts associated with offset access and so on. It was very important to staff that any building ■ proposed on this site basically use that access and developer has been good about providing that as a major access. Because of the shortness of the throat in this area, ingrade the access or anything to the property, we have recommended that the applicants come in for basically a double exit movement so that right hand turns can be allowed while people wanting to go straight or turn left can be accomodated in a separate motion and I think that is very important again. I am recommending that this island be extended to the north slightly just to allow for a little bit more satin on the exit mode 1 and to restrict the entrance movement from cutting the corner and causing potential conflicts with people issue is, of course, access onto TH01. t Discussion started Twithtthe deve oper we were talking about whole access on that road and came down to the everyone realized that that close to Lake Drivel East, another full access just could not tolerate it, and it was a safety hazard. We started to overtune the right in, right out proposal and I think did come to agreement on its placement and how to construct it. In meeting with MnDot, I don't want to get proposal is in this location. MnDot started into to look in but of what would happen with the Legion site. There is on question that their existing access in this location would have to be maintained ■ until such time as they developed, P , but what MnDot relations back to is they would like to see a consolidated access either descending this I property line as Hwy 5 and the Legion develops and ultimate development in this area takes place. We basically came up with that it would be very difficult to construct that access in this locatio i' n ■ II 11 I . F Y .y Planning Commissin Minutes May 14 , 1986 Page Thirty Three now because now we are closer to the existing Legion entrance. Instead we came up with a proposal condition No. 12 which staff recommends that the access into this site be allowed as an interim use. We don't like to use the work temporary or interim, but it be allowed as a interim use. At such time as the Legion site is developed, there is no question in my mind that, not only will the Legion want to maintain some access on the one lane, you will remember they were platted a separate right of way on the very eastern edge of the parcel you are looking right now. The full development of the Legion's property, we did require the developer in Hidden Valley plot a 60 foot right of way as the major entrance into this Legion property ultimately. But the— , Q quest hat—t-hgY„wi tip+ maintain also some access onto TRH 111, be it right in or right out, whhic` i is probably what they will get- after their plat is approved. Based on that we put a condition in, the condition no. 12 basically states that as the Legion site would be developed, we are anticipating that this is the perferred location for the right in, right out. They will be constructing that as a part of this site. If that occurs we are basically saying that the entrance we provided for it now would be interim and city would have the right to close that entrance and require access into this right in and right out would be constructed here, as long as the city is successful in gating the right for that access, which I think we can condition develop of the Legion property, we can include that as a condition of their approval. Just because of the timing difficulty involved when one parcel wants development and other does not. I would recommend that in addition to the conditions that the Commission looks at tonight, that they also consider some form of condition number, I think it is number 12, concerning this access location. Again, very briefly as I explained, as the Commission enters into discussion. Thompson: Bill, did you talk to the applicant about that? Is that an acceptable solution? Monk: Yes, they agreed that although my wording may not be perfect on the condition, I have stated on the condition general comments of MnDot and if we can work out the details of that access in the future, that would be agreed. They would have to change the site plan slightly to accomodate that access but it can be done. Thompson: This all happened in the past couple of days? Dacy: Just a couple more thoughts. Just after what Bill has gone through on the access on the proposed connection possibly in the future to the Legion property, one of our conditions on the landscaping plan was to bring landscaping around to the edge of the building so that it would have a planted area to contain parking on this corner. I guess at this point that I don't know if the condition needs to be modified,- ut our intent would be, obviously we don't want --.'_.w+ia +. _ _ '' ..,,uorl, ►.A.�i. e�6ii�ri7" 'S:_ i ,Planning Commissin Minutes May 14, 1986 Page Thirty Four to plant any trees, etc. in the way of possible connections so we are just looking for a modification to bring landscaping around a little bit to dress up the rear of the building. Very minor correction. Signage, what is being proposed is a pylon sign in the northwestern corner of the site and long Lake Drive East. The sign along Lake Drive East, we would encourage that the applicant install a ground profile sign instead of a pylon sign to again, minimize impact against the residential area to the south. As you recall from the Hidden Valley plat directly across the street from Lake Drive East, is, I believe a 6 to 8 foot berm along the entire length of Lake Drive East so that will screen out alot of the activity occuring in the • 'commercial area here, however, as far as light from the sign, etc. we would recommend that a ground profile sign would be best in that location. Trash enclosures and rool top structures are to be screened as depicted in your sight plan materials. The fire marshall has also asked that an additional hydrant be located at the entrance to the site on Lake Drive East to ensure water supply capacity. Also, at the time of building permit application that one of the parking spaces may have to be eliminated for proper fire lane access to the building. This loss of the parking space will not affect ability to provide adequate parking on site. We are recommending approval of the site plan review request subject to the twelve conditions contained in the staff report. Bob Froemming, Developer: We have gone through and read her comments to you tonight and we are in agreement to do all those things that they are recommending. Conrad: Any other comments . Thompson moved to close public hearing, Emming seconded. All voted in favor. Erhart: What is going to happen to the Legion site? It's for sale isn ' t it? Dacy: It is zoned C-2 for commercial . Erhart: The Legion site is for sale, I just wanted to make sure I wasn't saying something that wasn't true. That's a beautiful site in our City of Chanhassen, that whole area in between Lake Drive East and Hwy 5 and Hwy 101 in there, andl. k.ealj,4e_tha ;yQa ggy ha eA. ma 'or investment in this tYag. and want to proceed with something and you should be allowe o do that. I guess overall from a planning standpoint i would like to see how, to see if there is anyway to sit back and look at this thing as a whole site and make sure that we do as many things as we can today to make it better for all of us down the road. If you are thinking that someday you might put a road lr rr�a....�•' .. t�r.'Mirlr w ..a -• i • Planning Commission Minutes May 14, 1986 Page Thirty Five across the north the back of the building ever being proposed. Dacy: The north lot line is the rear of the shopping center. Thompson: Maybe they don't understand why that Lake Drive is . proposed, I don't know if they understand that concept. These gentlemen down at the end. Monk: The development plan shows existing Chanhassen Estates all in this area and Hidden Valley plot and the Legion property. Right now the council will be looking at plans and specs for construction of this entire point road to cope within the next 45 days, so that is what we anticipate at this point. The first half of this development is basically in progress right now and is anticipated to be finished with year with the second half starting later this year or next year. In looking at the Legion site we did do quite a bit of work in providing for this access at this location between these two sites in Hidden Valley. Getting that 60 foot lighted way so that ultimate development of the Legion could eventually take place while the building was orientated in this direction, with the parking and access, directed down to Lake Drive. There is another reason for the burm and the large land on these lots was to separate these potential uses. Condition number 12, you know we aren't trying to over burden this development with conditions, but that is being put in there because we are concerned about the number of access points between Lake Drive East and TH 5. As TH 5 gets widen to four lanes, chances are that there will be median strip going from Lake Drive East up to TH 5 so the through movements would not be allowed and consolidation of these access points at that point would be very desirable. As far as the access into the site goes, one of the things that we did look at, and we will look at the MnDot drawing. One of the things we did looked at as this lane comes in, chances are this will stay. This is the problem, it would stay in at this location but as soon as you got there you would probably end up at the Legion site leaving an area here where the back of this building could be buffered. This is not proposed to be a street all the way through here. Anything can happen. There is a 10 foot separation now with the potential for more, but again I think it is good that the chance that the line would bend in and the reason for this condition is just to try and provide for the best planning possible as far as access goes here. It will have a definite effect on these people but the reasons being put on there is that we are trying to look at the overall picture. . Erhart: You are proposing that the driveway into the entrance from this plan up north. Monk: Eventually, yes, on the plan as it is shown we are recommending that it be placed as shown and in the future that the access as it is ' . +w a►«..r.r.t�- . . .. n.1.�M.Ww'AUL �� .LMJ-' 9 "'' .1 iii Planning Commission Minutes May 14, 1986 Page Thirty Six planned could be closed and that condition would be viable. The access at this point would come in off of TH 101 in here. In the future we recommending again as the Legion Post develops as we anticipate, they put an access down here but then this site would access to that. We would make that a condition of the Legion site. If that occurs this one would be closed. So again, interim and temporary access is not recommended by any stretch of the imagination but because of timing problems, sometimes you do get into them. But these develo_ pers are at least providec_AG, ,es s to i m o r"' -: 1 h i h i s�� Seigel: Just one question to clarify that access to TH 101. Is that • access coming from the south only on TH 101 into the service station area? • Monk: it would be right in, right out so you would be able to get into the subdivision coming northbond on TH 101 and get back on going from the south. Seigel : But you can ' t turn from the north. Monk: You have to use Lake Drive East. Seigel: I would just question why anybody coming heading north would not take Lake Drive East into the same thing and exit. 1 Monk: You could probably take a look at closing off the right in and you know the proposal could survive with the right out. I guess the question might come from a good developer. They would like two ways into the site. We don't see a lot of traffic using the right in at this point in time �' "" - his p�. �.„ _a aventuall, as«T H,"1gI�ge"a„r ,13 i wi l 'ecome a more preve ent movement, especially with some of the subdivisions that you will be seeing south of Lake Susan and so on. Seigel : I guess my point is if you are going to eventually move that north to the share of 2-way entry with the Legion ion r would become more likely that anybody heading north yusehLake Drive East entrance into the facility. Monk: Again, I think the question might be better with the developer in terms of what they are expecting the flow of traffic to come into. Emmings: Have you done any studies on that. It seems a little redundant to have that entrance into that facility. Froemming: As I understand the proposal once the access moves to the north, it will not be a two way access. There will also be a right in right out access so it would be the same type of access only located to the north. I would expect that the right in would work very i (rr 's Planning Commission Minutes May 14 , 1986 Page Thirty Seven extensively with our major tenant on it. They know peoples habits coming in and out of their stores and stations. Their major concern is that people coming from the south, by the time they usually see and react to Lake Drive East to make the right turn to go in there, then if you pass it, once you see it, you are there, you can still get in. If you miss that second chance at coming in, then they are gone and you have lost them. Seigel : Do you plan not to have a two way entrance into the property at the Legion Hall? Monk: The T �,c-A,between Lake Drive East and TH 5, no matter where it is H or what side, would be right in right out only. There is no way that another four corner intersection could ever be designed. The distances are just too short so even if it is moved up to the Legion property, in the future it will just be right in right out only. Seigel: You say that the road into the Legion property is not going to connect with Lake Drive East straight across, it is going to go inside that property? Monk: Bas tca 1Y what you have happening is a right, in ri htout off of Hwy 101 would be a private access and it would access into a ii?k rig lot or whatever. Not necessarily into a frontage road because we are thinking the Legion might develop into one large use. Full access for the Legion would be provided by Lake Drive East on the other corner. This would only be a back door along TH 101 but we are sure that the Legion is going to request that. Conrad: Okay, then there is a connection between Lake Drive East on the other side of the Legion. Monk: Yes there is . Conrad : Well I understood that would dead end but as a separate entrance. Monk: It is a separate entrance. Again, I didn't do a separate exhibit. I should have for that. Conrad: Do we have any indication of what else would be involved or would be included in the shopping mall . What kind of stores , tenants? Bob Froemming: Different types of things. Gas and goods, restaurant, take out restaurant such as pizza, dentist, dry cleaning, typical service type of center. Those type of stores. Typical service kind of tenants from surveying a neighborhood district. These stores, with the exception of the gas and goods, will be from about 1,000 square . .. '• -- . K+-uv�. --+w.��si..-C.f.ierraLiLti: `.- - ..sJ.wua.'w.<►'.la +f�+ AV ..,Planning Commissin Minutes May 14, 1986 Page Thirty Eight foot to 2, 000 square foot. They are quite small. Conrad : It wo,u d...,be.<qu tie a heavily traveled area with a lot of short term people going in and out. he Ty are not going to be spending hours at this mall. Bob Froemming: No it is not that large that they would spend- hours at there. It is maybe a gas and goods, if you stop and buy gas you also pick up some food or something, like a modern Kenney' s. Thompson moved to close public hearing, Emmings seconded it. All voted in favor and the motion carried. Thompson moved to recommend approval of Subdivision Request 86-8 as depicted on the plat stamped "Received April 24, 1986" and subject to an access easement across Lot 1 being recorded in conjunction with filing the plat to insure permanent access for Lot 2. Emmings seconded. All voted in favor and the motion carried . Seigel made a Motion, Thompson seconded, to recommend approval of the Conditional Use Permit Request #86-2 for installation of gasoline pumps as depicted on the Site Plan stamped "Received April 24, 1986" subject to the following conditions: 1. Gasoline tank storage shall be in compliance with the Uniform Fire Code and a permit must be obtained from the State Fire Marshall. 2. Gas pump canopy signage shall only be located along the north and west facis of the canopy. 3. Approval of Site Plan Request #86-1. All voted in favor and the motion carried. Thompson made a motion, Emmings seconded, to recommend approval of Site Plan Review Request #86-1 as depicted on the site plan stamped "Received April 24 , 1986" and subject to the following conditions: 1. The free-standing sign along Lake Drive East shall be a ground profile sign. 2. Additional landscaping shall be installed in the northwest corner of the site. A landscaping plan shall be submitted in conjunction with the building permit application for Lot 2 which would include installation lry yr.yq,l.:w. - 7 planning Commissin Minutes 'May 14 , 1986 Page Thirty Nine of a 2 foot berm along Lake Drive East and installation of plantings consistent with those that are depicted for Lot 1. 3. All site drainage be directed to on-site catch basins and not to Lake Drive East. 4. The access island on Lake Drive East be lengthened 10 feet to the north to assist with traffic channelization. 5. The exit lines to Lake Drive East be clearly signed and striped to designate proper turning and directional movements. A detailed plan be submitted with the building permit denoting signage and stripage of the access area. 6. The developer acquire a permit from MnDot for the TH 101 access and adhere to all conditions of said permit including maintaining ditch drainage. 7. All bituminous areas shall be lined with concrete curb, including the islands at both access points. 8 . Roof-top equipment and trash enclosures shall be screened as depicted on the plan stamped "Received April 24 , 1986" . 9. Installation of landscaping as depicted on the plan stamped "April 24, 1986" . 10. An additional fire hydrant will be located on Lake Drive East. This will insure proper water supply and availability for fire aparatus. 11. Fire lane access will be provided in the front of the building. The specific location to be determined after final building plans are submitted. 12. The_2H_101 access is approved as an interim entrance/exit with closure required upon the construction of an access along the north property line at a future date. Such closure shall be required only upon the legal right of Lot 1, Hidden Valley 2nd Addition to use said access. Also, site plan revisions to allow for this access shift shall be approved by the City to insure proper vehicular movements. All voted in favor except Erhart who opposed. Erhart stated that a better layout of structures could be achieved in relation to surrounding properties. • • w City Council Meeting - June 2, 1986 retained by whomever's property they happen to be on, but we don't see how the City can place that into a condition form. I am recommending that 5 be made concerning the requirement for an easement for driveway purposes across Lot 4 be executed and granted to Mr. Hughes. Councilwoman Watson: When there are only six lots. I don't see any reason why we have to see just the average lot size and median lot size. I think we could have gotten the six lot sizes. Dacy: The lot sizes are the plat too. Mayor Hamilton: Have any trouble with that condition 5 Tom? Tom Klingelhutz: No, no problem at all. I think it would be foolish to make him move his driveway when the lot is so large anyhow. Dave Hughes: I live on the east side of the property line and I acknowledge the Council is not setting legal property lines. I am appreciative, Mr. Monk's willingness to enter that easement and Mr. Klingelhutz's willingness to go along with it for my driveway and I paid special note to his comment that he wouldn't bulldozed those trees subject to finding just whose trees they are. Councilwoman Swenson moved, Councilwoman Watson seconded to approve the Final Plan Amendment Request #83-1 for platting six single family lots in Outlot D as presented on the plans stamped "Received April 24, 1986" and subject to the following conditions: 1. Creation of a 10 foot landscaped strip along the two lots abutting Lake Lucy Road. 2. Shorten the cul-de-sac ten feet. 3. All construction meet urban design standards for utilities. 4. Site grading be required to route runoff away from the already developed property to the east. 5. An easement be granted across Lot 4 for driveway purposes for the adjoining property. All voted in favor and motion carried. Blue Circle Associaton' Northeast Corner of Highway 101 and Lake Drive East: _ a. Preliminary Plat Request to Subdivide 1.93 Acres into Two Commercial Lots of 1.35 Acres and .58 Acres. b• Conditional Use Permit Request for Gasoline Sales on Property Zoned C-2, Corcmerc1l 42 City Council Meeting - June 2, 1986 Irl c. Site Plan Review for Commercial Uses on 1.35 Acres of Property Zoned C-2, Commercial. Dacy: I will quickly run through this request. The plat request is to divide the parcel into two lots so the free standing build on the eastern portion of the lot can be conveyed to separate ownership. Condition of plat approval that the two lots file across easement access agreement between the two lots so that those lots can only be used as proposed from Lake Drive East. As you recall, the lot was platted in conjunction with the Hidden Valley Estates plan and you will recall that Lake Lucy is going to connect eventually down to Dakota. It was a condition of approval along the south side of Lake Drive East that there be a 6-8 foot berm along this area. This Outlot and the Outlot to the east of the American Legion Property was zoned to C-2 at the time of the Hidden Valley Plat approval. So the applicant's site plan requires two approvals by City Council. One is a Conditional Use Permit for the sale of gasoline. Two is the site plan review for the commercial use itself. Retail uses are permitted uses in the C-2 district so the conditional use only pertains to the sale of gasoline. The site plan for determining the location of the pumps does meet the setback requirements for the C-2 district. Of concern maybe the gas pump signage that is proposed. I think most of you will recall that earlier request of the Holiday station and at the Lincoln Properties has prohibited any type of gas pump can't be signaged. However, if it is considered by Council as recommended that the signage only be located on I - the north and west side and not the south and east to only promote the ability to see the signs from that direction and not from the neighborhood. As far as the pumps are concerned, the Fire Marshall was consulted and he is recommending conditions of approval. As far as the site plan is concerned, we have noted 12 conditions that would be made a part of approval. What I would like to do is briefly go through those so we know what Staff is recommending. 1. As far as signage is concerned, there will be one pylon sign on the west side of the site. It is also being recommended that along the south side, along with a basis of signage in and around the profile sign rather than a pylon sign to give it a different character. _ 2. Additional landscaping in the northwest corner of the site. However,at this time Staff wants to withdraw that condition because of the issue that is raised with the access from TH 101.., What is being proposed is a once-way in or one-way out from TH 101 into the site. MnDot has come back and said that in the future when the American Legion property develops to the north, that this access will be closed and a new access be built along the north lot line and that the traffic design of this site be reoriented to the north to access into the driveway. Thus is condition 12 that the City Engineer added at the time of Planning Commission approval. 3. Is to direct on-site catch basins and not to Lake Drive East. 4. That the access island on Lake Drive East be lengthened 10 feet to the north to assist with traffic channelization. This will alter the turning movements of cars entering the site and also coming out of the site. We 43 4 City Council Meeting - June 2, 1986 propose two lanes as you exit the site for a right hand turn and left hand turn. 5. Raquires that lanes in here be clearly striped. 6. That the developer acquire the MnDot permit and comply with all of its conditions. 7. The standard condition requiring all bituminous areas shall be lined with concrete and curbs. 8. That the root-top equipment be screened as shown on the plan dated April 24, 1986. 9. Installation of landscaping. 10. Refers to an installation of a fire hydrant along Lake Drive East. This is to insure proper water supply for fire protection services. 11. One of the parking spaces along the front of the shopping center be at least located to provide for fire lane. Fire lane access and the elimination of one parking space will not affect parking requirements. The Planning Commission recommended approval on the plat, conditional use permit and the site plan approval with the 12 conditions as presented. Pat Hallasee: I cauess„_L. a troth ng„to add othg t 4n_tja act that we have worked very closely with the Staff in.developing_0 lan an ¶_]. th e e recommendations they have added-.are very wise.,,and are consistent with,good pianni.29 and we intend to follow those recommendations. Mayor Hamilton: I think I saw that you are planning on putting in a Q-Superette in there. Pat Hallasee: That is correct. - Mayor Hamilton: Don't they generally sell 3.2 beer. Pat Hallasee: 3.2 beer, yes. Mayor Hamilton: Personally I have a problem with that. I would make that a condition that a 3.2 beer license not be allowed at the Q-Superette. Pat Hallasee: I think that would be a substantial problem. Councilwoman Watson: Why. . Mayor Hamilton: We would just have so many problems, we've had problems with other facilities in the City and I work continually with the Carver County police department and that seems to be a major source of minors purchasing alcoholic beverages is buying through a Q-Superette or that type 44 l City Council Meeting - June 2, 1986 i of establishment, whether it is a Tom Thumb or whatever types sell it. That is a major problem. We've had those problems in this community before and it is an important problem that we have a hard time dealing with because you can't have someone sitting down there all the time. You often times have 16 year olds working in those type of facility and they are selling to other 16 year olds. Police departments tend not to patrol those type of facilities simply because it is a 3.2 and you can't get drunk on 3.2. Dacy: The only comment I was asking for clarification was, is that the liquor license is not a zoning issue pertaining to this application. Mayor Hamilton: I brought it up because I want the applicant to know that is an issue. A discussion followed on what other facilities such as Holiday, Super American and Kenny's sold 3.2 beer. It was established that Super America and Kenny's did. Holiday does not, trying to decide if a precedent has been established with respect to issuing of liquor licenses to these type of facilities, a gas station facility with a store attachment. Don Ashworth: Council has great discretion in terms of liquor licenses. You have issued a license to SA and have not issued one, nor have they applied for one, to Holiday. Pat Hallasee: I think it is an issue that's of some fairly major importance though. I'm not going to say it is a real major factor in Q's business, I know it is an important part of their business and I've never really specifically questioned the gentlemen about whether he would go forward on this site or not without it, but I do know they are in competition not only with Holiday but with Kenny's market also and they would certainly be at a competitive disadvantage if they were not allowed to compete on the same basis as Kenny's. Councilman Geving moved, Councilwoman Watson seconded approval of Subdivision Request 86-12 as depicted on the plat stamped "Received April 24, 1986" and subject to an easement across Lot 1 being recorded in _ conjunction with filing the plat to insure permanent access for Lot 2. All voted in favor and motion carried. Mayor Hamilton moved, Councilwoman Watson seconded approval of Conditional Use Permit Request #86-2 for installation of gasoline pumps as depicted on the Site Plan stamped "Received April 24, 1986" subject to the following conditions: 1. Gasoline tank storage shall be in compliance with the Uniform Fire Code and a permit must be obtained from the State Fire Marshal. 2. Gas pump canopy signage shall only be located along the north and west facia of the canopy. 3. Approval of site Plan Request #86-1. 45 'J City Council Meeting - June 2, 1986 Councilwoman Swenson: Is it anticipated that there will be any automobile [- repair or maintenance on this site? Pat Hallasee: No, it is strictly gas sales, self service gasoline and convenience food. Dacy: The canopy signage would be part of this request. Councilwoman Swenson: I looked diligently through here I thought and I could find no copy of what they wanted to put on this sign. Is there a copy of what the signage on the canopy was going to look like. I know we were very specific with Holiday that they couldn't put anything on this sign... The signage would have to be restricted to the name of the station. Dacy: The nine foot square sign, that is the Q sign, the other one lists prices. Councilwoman Swenson: Oh no. You can't have it up there because if you have it up there. You can put the name of the establishment but no the gas prices. We went through this with Holiday. That is a main corner there. They want rotating pylons. �x .- Davy: No, they understand that it is not to be rotating. That is prohibited by ordinance. Councilman Horn: What is the difference if the prices is on the canopy or on another sign. Councilwoman Swenson: I think it can be pretty "icky" looking especially as you are entering the City. If our whole policy is going to change than I think we should establish it before everyone else is going to be wanting signs all over the marquees. Do I understand that the area that is going to be facing TH 5, the north lot line is the rear of the shopping center or are we talking about something else. Dacy: Yes, the north side is the rear. Councilwoman Swenson: The pumps are going to be facing Lake Drive East? Dacy: Yes, at the corner of Lake Drive East and TH 101. Councilwoman Swenson: What provisions are being made for the architectural appearance on the north side of the building. Pat Hallasee: It is all brick. The building will be brick all four sides. Councilwoman Swenson: Where do you intend to have trash containers? Pat Hallasee: We have indicated two positions on the Site Plan. We understand the trash containers will be screened. We would want to do that anyway. 46 4 • City Council Meeting - June 2, 1986 ir Councilwoman Swenson: Now we are having two signs. We're having a pylon on the northeast side and another one on Lake Drive East. Yes, the sign ordinance provides that you can have one sign for every street frontage so as a corner lot they are allowed two signs. Councilwoman Watson: What does the pylon say as opposed to what the canopy says? Dacy: The detail on what the sign say was not submitted. They will apply for a sign permit and they have to meet the location and the size requirements as stipulated by the sign ordinance. We require them to show the location on the site plan so the Council is aware that there is going to be a sign on the particular site. Councilwoman Swenson: We approve the signs then. Council approves the signs? Dacy: No, it is processed administratively. The gas pump canopy signage is included in the conditional usage permit approval however, the free standing pylon signs are administratively approved because that is what the sign ordinance provides. If they meet the standards of the sign ordinance on the free standing signs, they file an application and Staff processes the permit. Councilwoman Swenson: I noticed in the Planning Commission Minutes, according to you, one of the conditions for approval was that there was to be no gas canopy signage. On page Thirty One of May 14, 1986 Minutes. Okay the one on Lake Drive East is going to be the neighborhood type, the ground profile and the one on TH 5 is eight feet tall. I believe that is what I read. Dacy: On TH 5. No. Councilman Geving: You are down to number 9. Councilwoman Swenson: On the back here it says rotating it says it is going to 6 feet side and 8 feet high on a 12 foot post. Which is the same size as McDonalds. Dacy: 20 feet is the maximum. The Planning Commission did approve the Conditional Use Permit as presented in the Staff Report. 48 square feet. The maximum for a commercial sign is 80 square feet so they are underneath that requirement. All voted in favor except Councilwoman Swenson who opposed. Motion carried. Councilman Horn moved, Councilman Geving seconded approval of Site Plan Review Request #86-1 as depicted on the site plan stamped "Received April 24, 1986" and subject to the following conditions: I 3 1. The free-standing sign along Lake Drive East shall be a ground profile sign. 47 274 City Council Meeting - June 2, 198E 2. All site drainage be directed to on-site catch basins and not to [- Lake Drive East. 3. The access island on Lake Drive East be lengthened 10 feet to the north to assist with traffic channelization. 4. The exit lines to Lake Drive East be clearly signed and striped to designate proper turning and directional movements. A detailed plan be submitted with the building permit denoting signage and stripage of the access areas. 5. The developer acquire a permit from MnDot for the TH 101 access and adhere to all conditions of said permit including maintaining ditch drainage. 6. All bituminous areas shall be lined with concrete curb, including the islands at both access points. 7. Roof-top equipment and trash enclosures shall be screened as depicted on teh plan stamped "Received April 24, 1986". 8. Installation of landscaping as depicted on the plan stamped "Received April 24, 1986". 9. An additional fire hydrant will be located on Lake Drive East. this will insure proper water supply and availability for fire aparatus. 10. Fire lane access will be provided in the front of the building. The specific location to be determined after final building plans are submitted. 11. The TH 101 accesm,is approved as an interim entrance/exit with closures require upon the construction of an access along the north property line at a future date. Such closure shall be required only upon the legal right of Lot 1, Hidden Valley 2nd Addition to use said access. Also, site plan revisions to allow for this access shift shall be approved by the City to insure property vehicular movements. All voted in favor and motion carried. Dacy: Mr. Mayor I just noticed that on the plat request, the agenda should have read preliminary and final plat. They have submitted both. As a matter of fact, the plat in your packet is a final plat. For the record could you entertain a motion. Mayor Hamilton amended his motion and Councilman Geving seconded to amend the Preliminary Plat Request to subdivide 1.93 Acres into Two Commercial Lots of 1.35 Acres and .58 Acres to include Preliminary and Final Plat [77 approval. 48 Hoisington Group Inc. Land Use Consultants KEY TRUNK HIGHWAY 101 EVALUATION CRITERIA 1 . 101 Continuity ' 2. Levels of Service at Key Intersections- 3. Traffic Safety/Design Standards 4. Separation of Through from Downtown Traffic • 5. Downtown Accessibility 6 . Other Business/Property Accessibility 7 . • Residential Accessibility • 8 . Pedestrian Safety/Accessibility 9 . Residential Impacts 10 . Project Cost/Fiscal Responsibility 11 . Acceptance by MnDOT 12 . Ability to Meet Accelerated Hwy 5 Schedule 13 . Environmental Impacts 14 . Development Impacts 15 . Public Acceptance • • • 7300 Metro Blvd. Suite 525 Edina,MN 55435 (612)835-9960 ■ •` __ .. - __:: ....,. - . ..,;mil. .:,... .nwuacYXae'n•,7:_'S Hoisington Group Inc. • Land Use Consultants STATE TRUNK HIGHWAY 101 ALTERNATIVES EVALUATION ALTERNATIVES CRITERIA 1 2 3 4 5 6 1 . 101 Continuity 2. Levels of Service 3. Traffic Safety 4. Traffic Separation 5 . Downtown Access 6. Other Bus Access 7 . Residential Access 8. Pedestrian Access 9. Residential Impacts 10. Project Costs 11 . MnDOT Acceptance 12 . Schedule Adherence 13 . Environment 14 . Development Impacts 15. 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I I .,,„,,„ .„„,,,, i ,, '•.•:".• ---- ---t „,,,6•5 ... ,/// ., .,••' - 1*CI . , V C VORDICX 4 3 a it .,. ,_ . . ........„.„.., • ,,,,,,,..:„..,.„,., .. ..,..•at ,...• ..--- ' P. 1 ••• tit i v. 8.*,,,..■..I-- ai , S- 84. •,,,, - ' 1,40421611 OM• M • ....•, C3 FRONTIER.13.,EALIPMEMT sow ,_, CYAN 1.VJEN R_AZ• Cr 2 I e e.°11° g ir k•,MR "'. .." '' i i', ...• • 3 c----- 1 pree- (..)---3. .■ 2 3 • 5 , .......• i re - •co a IWO g,41-=---1 lee6i ' _ . ,i M111„4. s ••^,.*''' ., , .... s3Pg° ' , .1. . .. 23 • a ,0 ...now - ••• 2 i ( ' , , '`-„.. 1 5 'Vb."- .,,,,,' ' , ".. , ,., .,.\‘', 0,\LAir-i 1 .'''' 4 ..,,, ......-•' - Tr- 2 P. '' ' I ...1 7 a '- • 19 , , 3 ,, . ., • --.-- -..\__/--11—\1147 JER I. DlopmENT ■•••• 5 • ' 5. ' ' (N _,....- -- ., ou88.448 Far ma MO \, i's215,i. %1141(. 6:\ rl a I • 2 0 • I., —< , -- / ! 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"L''1.: a ki;141"4 41° 'r e API° -3 •- . : . 4' y Elk 01:11 /JESS 1 / -_ -1 1 r. q '4: ON S'''NEN ciRC%-S• 1:11 .LANE . / 1 nli z2 5 1111 .1 A . • „ 7. 15 C:1 PARK , •-. c,,,, ' :K e . • . ,Oi 1 , 32 35 8880 ..tel.•373 28 / 3. CO ... z*,.o-,..•.':,1,1,1„■;'./!//..,'..,-,..-:../-..4',3-'.,./''.,.:.i•—.-i%•.....'.,*.:1^::."'-'.'.';''.r.i.r... ,r • .. C B UHASNINHEAISSS SA EPN g A R LE K A KES .-....._._.. -----, . I ).7.111 ; ::-ki .--,.'..Nh.47.0_0-'1 4-°---/-1 r.9..,E1•4Z, s CHANHASSEN LAKES , BUSE , -._. ,''''- .,•Zaa r-C O C.O 4 -•-.q .,•-o-.'' 4 Ck5 V k • _ T.H.H 101 REALIGNMENT STUD Y,. SUSAN . —` ; - :o_,--:-J,.,..•:,--_- • E9igieW '4 4:..F,7014 ALT 4 s ".*'::; ,` ' 0•100fr 1 -,' 4 _ ____..-- ...... I 8 E/E1-77-. .. 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IN 7 1 § yr . ...',dx •- ' 5 __ I 2 I . ,.-:, sr.1 is' WM "R• 0. allrir-7...-. i .,.. "". '51. 6' •' 9,./..' ; I 2vocsr 417.4, 4 • %; . 1 2 • w _ .9..m..r,- i SCHNEI el .pp our ___. „. ,.,.... I CHAN. VIEW ., z 5 5 5 giallo . us u : CHAN. VIEW L --- ”C:1- parraZil 111 .............. in 1 E., r: ,. Irma z/4 •50•9‘ o I.' ,„... 00.'1 +°TRACT C • L. 1111W, I 9 CENTER ST S 6-1 °IDIT.:<.; . CHU TRACT • k! , !ARK ,--, •-.. • ' +"i 24 ,7■14.x--7 ii ...,,. ST H in g- ..7.,,,,.a: : : 117 0940 , ,....." 12-I .. c j ", . AT,..,,_ ; ,, t-.4. i sl. .,. ..,sir 0.. - .4.0°. ~az 1.... .relir ty. I 5,A t . G :....__ 7 I 2 • MI t'll' ricl - l' _ III.1 , t. -! * ..:... .,,, - C.S.A • 99,, I 14Wv, ----(W-R3R4 ST) P. NO ." .• •'... 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I CHANHASSEN LAKES } I . / BUSINESS PARK I 1 - 1 - I- '' • 0001 - LE A" 1 i . . _ - ..1- .,,, •••y.1 - , ' s-•?.., •• ., . . • : ; . . <-.• -:.',,' -.7 ....1 -:',,,:•° ' , •... •,.-::'. i S.:,, 1.. • -207.- :72 - 7.7 T - ( T.H. 101 REALIGNMENT STUDY •1 .. •,,,,....y/...., .,,,,,,,, ..- • -.-'- SUSAN ?'"- ,: ALT. \ . ... ,, . •-,. .'''' , , , 6 i -I- Y ..• . 4 • e Y Da L�CO SA -j NTA 4 `.-al F,,,, /. 2 , 001-6, °I R ou`oT i I .ANT or DoT: :::Ti, .0 , y\� 1 \ — _ W. 76 TX 5T. . x„ x -�J, a. ( � vy y =IL I J gh© N z IS z ,N - us« 1 11 \. sWTX 5 L. °V 4,-,. F ul MO�CQOOxLrizTNICT NO 112 12 J ©� :i $c .yQ` ®©� I'1"`a 0 J q J >. o e i .• O��o • D ° 2 IL . ,... ' a,. ,„ ,A s r ..a • •N ,/ 3,- . MI VIEW e 5 io s a� p W. 77TH.„ Y�. SST 77 `Yt ,a /• " ; - i Mi.ACE Of dAN»ASSL • �' r l J:J Q 1 Y J / .- ' 4.7 e s a t1�z'1J I I s ] I« o s SI _ s . ..•�. • .,a..• Ri if sYMEV 7gT i SCHNtt =-- --_ 4.i •• . ... r.: CHAN. VIEW �!!' / ,a'`h J! e*a1i!1 _ .T,i J ARK SW a�� m�11��iSFlI� �M.. a TMAts 5'(. ° Wa'N ':."3 .w.. .seen. �_w E'1 A. 1XIh !;Q 16 ---. GS.A \.«, 1 HWY- I (\IE--76Aa SCl °°. N6. '° '• ""' "': ! —,26 • ,.A ? HWY. NW 4,-.11`. QC A Ale .,., D_ 4�- • , -_- OF 5T»UBENT _y..aM kL, AR,8,53 � aF auNp�a1 3 zD- (�..��, a: `,_ _ r:, .°w, -, �� /.r 1�+'-� y„�,i sj,... N e.r•rav ,y✓�.• 4 WTLOT CHAN »OMEN PLAZA �A>1 \O rgONnER OE VEIL• M t r lO •) Ei P ' O�\� t.t. Y VICXA DRIVE S D E.OQER`VfIO•aFXT 001!' a ZS I NM I __ IIII- �O 1 z T 2 Yf1C R�'R�' , �.,� I .1O°1° r+�!-•f / a o s.a ..1 e... '1 Z r 1111111111 ST. di of 1 .r z ,J s ,. ., .� `,Se' i , 4 2 _ gtt�1 (I/ 6 2 1 WtLOT J,-p _ ,:" 5 ii , 20 iri• •ROAD Y 3 'T'1 I 5 14°- 1 ' , u�r v z. J zz 2 i: 4 \ in •: t�i VELOPMENT O'\ 1 -3 ? , 5 1 -�7 •z 1' • z I. , a . 4iti% • • .°!A ro]Np'/ l Y•p.. I Q� V, I] . ,r ;Z O t [ a 1.__ 0.9 . / -mot_ 1 e o e IS z 014 A, HIDDEN I VAL2 LEY O 6 ¢ 2 ' Oft 2, A --I'J_ FtC "YYt7w J ' �--- SEA/ ..r .ro _.. . - E § s 1 - ••, `\� 2 , /I, .]• ei , 12240 ADDITION • 1 , R" p ■z. GUg 1EJ 111 a '010 I r I:' \Nag I 11 A -j!''44: - ° ' '' '- ' ,,,-. I. 2. a BS� S � I ] f Itt1r L� /«� i NE-_. `� -p `/ z��/ • N ESS Tc I Rp B SI y 1= ' Q 5. / D 4 o��;LAN,E rO N , THIRD P4 ' -I 1 `\ \ I! c :4R Y p . ilt q' z `gczF, ry1 I� n \ �r�or ' BUS t�IRp I \\ 1 >0 1 J. ,JS a n' . ne I J. CHANHASSEN LAKES •"•,•r, \ \1 2, 1, o. �4V ,g BUSINESS PARK ,e`\ 1 V o Nt i \ I I , 1 1 A k 7 C WiLOt ---- -_-__ - I, 1 4., i ANGUS DEV.0P.E»T,NC I - ____ �_ I , I I _ I CHANHASSEN LAKES I _ - } I -^ I BUSINESS PARK , 1 _I `' I I `.•:•'.:°'''.A�- SAKE I i D�T��j �4/ W '-', 1 I .u1J�' . z c- 4 T.H. 101 REALIGNMENT STUDY SUSAN ` Y' 6 5 Al,eW ALT. Man rrcr.m