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3 Chanhassen West Business Park CITY OF CHANlIASSEN 7700 Market Boulevard PO Box 147 Chanhassen, MN 55317 Administration Phone 952.227.1100 Fax: 952.227.1110 Building Inspections Phone 952.227.1180 Fax 952.227.1190 Engineering Phone 952.227.1160 Fax 952.227.1170 Finance Phone 952.227.1140 Fax: 952.227.1110 Park & Recreation Phone: 952.227.1120 Fax 952.227.1110 Recreation Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax 952.227.1404 Planning & Natural Resources Phone 952.227.1130 Fax: 952.227.1110 Public Works 1591 Park Road Phone 952.227.1300 Fax 952.227.1310 Senior Center Phone 952.227.1125 Fax 952.227.1110 Web Site www.ci.chanhassen.mn.us 3 MEMORANDUM TO: Todd Gerhardt, City Manager FROM: Bob Generous, Senior Planner DATE: August 22, 2005 SUBJ: Chanhassen West Business Park - Planning Case #05-23 ~ ,\ ' EXECUTIVE SUMMARY This item was tabled by City Council at the August 8, 2005 meeting to permit staff and the developer to investigate a right-inlright-out on Lyman Boulevard. Based on discussions with the developer, the inclusion of a second access to Lyman Boulevard would lead to the reduction of Outlot A by approximately 42%. This would significantly reduce the amount of tree preservation in Outlot C. Additionally, staff has incorporated changes to the design standards and conditions of approval based on City Council direction. The following revisions were made to the design standards: Section b. Prohibited Uses: added "outdoor speakers or public address systems". Section d. Development Standards, subsection 4. Building height shall be limited to 3 stories or 40 feet, except for Lot 5, Block 2 (Lot 5) and Lot 3, Block 1 (Lot 6) which shall have a building height limit of 2 stories and 30 feet including parapet. Section f. Site Landscaping and Screening, subsection 2. Storage of material outdoors is prohibited unless it has been approved under site plan review. All approved outdoor storage must be screened with berms, fences, walls and/or landscaping. Section g. Signage, add subsection 7. Lighted signs, which are illuminated either internally or externally, are prohibited. Section h. Lighting, add subsection 5. Site lighting shall be directed toward the interior of individual lots. Additionally, staff has modified the conditions of approval for the preliminary plat as follows: Deleted condition 48 - All plans must be signed by a registered engineer in the state of Minnesota (duplicates condition 40) Modified condition 53 - The developer shall ~ dedicate Outlot C to the City for open space purposes @f and dedicate a conservation easement over Outlot C. Modified condition 54 - The applicant shall work with staff to resolve any drainage issues with Lot 2 in Trotters Ridge and Lots 5, 6 and Outlot C of the development. In response to the residents' concerns regarding increased traffic volumes on Galpin Boulevard resulting from the proposed development, the developer hired TDI, a The City ot Chanhassen. A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play. Chanhassen West Business Park Planning Case #05-23 August 22, 2005 Page 2 of 2 traffic consultant, to analyze the traffic patterns for the proposed site plan and if a right-in, right-out on Lyman Boulevard was constructed. TDI used the Institute of Traffic Engineer's Trip Generation Manual to estimate 2,400 trip ends per day (1,200 entering and 1,200 exiting the site). The estimated traffic volume correlates with actual traffic counts from the business park on Lake Drive, west of Audubon Road; the traffic count for this area was 2,478 trip ends (1,239 entering and 1,239 exiting). The business park west of Audubon has approximately 357,838 sJ. of office/industrial space, which is almost equal to the proposed 350,000 sJ. within Chanhassen West Business Park. TDI estimates that 65% of the traffic to Chanhassen West Business Park will be to and from the east on Lyman Boulevard, 15% will be to and from the north on Galpin Boulevard, and 15% will be to and from the west on Lyman Boulevard. Based on this trip distribution, TDI determined that a right- in, right-out on Lyman Boulevard would not significantly improve the function of the Galpin Boulevard/Stone Creek Drive intersection since the morning peak traffic leaving the Stone Creek development will precede the morning peak traffic of the employees, customers and deliveries to and from the business park. The Galpin Boulevard and Lyman Boulevard intersection will be controlled by a traffic signal in the future. When the signal is installed, an acceleration lane for southbound Galpin to westbound Lyman traffic will be constructed. If a right-in, right-out access from Lyman Boulevard is allowed, a deceleration lane must be constructed. TDI predicts vehicular conflict between acceleration lane and deceleration lane traffic. Based on the minimal change in function of the Galpin Boulevard/Stone Creek Drive intersection and the safety issue due to the acceleration and deceleration lanes on Lyman Boulevard, TDI recommends that the right-in, right-out on Lyman Boulevard not be constructed. TDI's report and recommendation was forwarded to Carver County. Based on the findings in TDI's report and Lyman Boulevard's designation as an east-west corridor, the County Engineer will not allow any access onto Lyman Boulevard. In addition, the right-in, right-out access to Lyman would not have met the City's access spacing requirement. RECOMMENDA TION Staff recommends adoption of the motions, beginning on page 19, as specified in the staffreport dated July 19,2005. A TT ACHMENTS 1. Memo from Mike Spack (TDI) to Ben Merriman dated 8/15/05. 2. Email from Dan Luna to Bob Generous dated 8/11/05. 3. Email from Lu Ann Sidney to Bob Generous dated 8/10/05. 4. Email from Sarah Dale to Bob Generous dated 8/10/05. 5. Email from JoEllen and Tom Radermacher to Bob Generous dated 8/10/05. 6. Letter to Chanhassen City Council Members from Dee and Jeff McGuire date July 27,2005. 7. Planning Commission staff report dated July 19,2005 (without attachments). 8. Reduced copy of preliminary plat. g:\plan\2005 planning cases\05-23 chanhassen west business park\executive summary 2.doc ~ 3268 Xenwood Ave S St. Louis Park, MN 55416 phone 952.926.0916 fax 866.651.5058 www.trafficdatainc.com mspack@trafficdatainc.com Data Collection Traffic Engineering Transportation Planning Memo To: Ben Merriman, Center Companies, LLC From: Mike Spack, P.E. Date: 8/15/2005 Re: Chanhassen West Business Park Access Backaround An eight lot business park is proposed for the northwest corner of C.S.A.H. 18 (Lyman Blvd) and C.S.A.H. 19 (Galpin Blvd) in Chanhassen, MN. The site is proposed to have full access on Galpin Blvd at Stone Creek Dr. The site's access is proposed to become the westerly leg of the existing Galpin Blvd/Stone Creek Dr tee intersection. Residents east of Galpin Blvd are concerned with having all of the business park traffic using the Galpin Blvd/Stone Creek Dr intersection. They use this intersection to get in and out of their subdivision. Questions were raised about the impact of adding a right-inlright-out access on Lyman Blvd for the site. Carver County has stated that they prefer that the site does not access Lyman Blvd. The city anticipates a traffic signal being constructed at the Lyman Blvd/Galpin Blvd in approximately three years. The new Highway 212 alignment is under construction south of the site and is anticipated to be complete in the same time frame. These factors will affect future traffic conditions near the site. The purpose of this memorandum is to forecast the traffic volumes that will enter and exit the site with and without a right-inlright-out access on Lyman Blvd. Recommendations are made regarding the right-in/right-out access based on these forecasts. Traffic Forecasts The size and character of the proposed business park is very similar to a business park in Chanhassen located on Lake Drive west of Audubon Rd. The city collected daily traffic volumes at the existing business park and found that it generated approximately 2,400 trips per day (1,200 vehicles entering and 1,200 vehicles exiting). A trip generation analysis was performed for the site based on the methods Ben Merriman Chanhassen West Business Park Page 2 and rates published in the ITE Trip Generation Manual, 1" Edition to determine the amount of traffic that will be generated by the site during the a.m. and p.m. weekday peak hours. The results are shown in Table 1. Based on existing traffic volumes, population centers, and the anticipated completion of the new Highway 212 alignment, the directional trip distribution for the business park is anticipated to be approximately: · 65% to/from the east on Lyman Blvd · 15% to/from the west on Lyman Blvd · 20% to/from the north on Galpin Blvd The a.m. peak hour, p.m. peak hour, and daily trips generated by the site were distributed to the area roadways per these trip distributions. The trips that will be added to the area roadway network (with and without the right-inlright-out access on Lyman Blvd) are shown in Figure 1. Conclusions and Recommendations The only turning movement that has the potential to significantly impact the residents entering and exiting their subdivision through the Galpin Blvd/Stone Creek Dr intersection will be the northbound to westbound left turn into the business park. These turns will conflict with the westbound to southbound left that the majority of the residents will make when the Highway 212 construction is completed. The business park traffic will not conflict significantly with residents east of Galpin Drive during most of the day. There will be approximately 190 vehicles making the northbound to westbound left turn at the Galpin Blvd/Stone Creek Dr intersection during the morning peak hour if the site has only one access as proposed. This will add delay to residents trying to leave the subdivision during the morning, but it is difficult to quantify this impact because the residents leaving to go to work will leave before the majority of the employees, customers, and deliveries arrive at the business park. The number of vehicles leaving the proposed site that would use the right-out onto Lyman Blvd is low and this will not significantly ease traffic for the residents east of Galpin Blvd. These vehicles would present a safety problem as they try to accelerate to match the traffic on Lyman Blvd. In addition, it is difficult to build an effective right-out that blocks vehicles from making a left turn unless a median is built on Lyman Blvd. The right-out is not recommended. Ben Merriman Chanhassen West Business Park Page 3 A right-in access to the site from Lyman Blvd would slightly reduce the number of vehicles that would conflict with the residents east of Galpin Blvd. On average, it would reduce the conflicting vehicles from approximately 3 per minute to 3 per every two minutes during the morning rush hour. When the signal is built at the Galpin Blvd/Lyman Blvd intersection, an acceleration lane for southbound to westbound right turns win likely also be built. This acceleration would happen at the point where vehicles would be decelerating to turn into the right-in access on Lyman Blvd. This conflict of accelerating and decelerating vehicles being mixed at the same point poses a safety issue. The right-in access is not recommended because the improvement in traffic flow for the residents would be minimal and it may cause safety problems in the future when the Lyman Blvd/Galpin Blvd intersection is controlled with a traffic signal. C III .- III ~ ~ ~u .- <( ~- - ::J .~ 0 - . c- rdlS ~ llJ~ ii: - It) O):C 1.:1.... ~ ~:z::m - <i .5 ..... .Q. '''It ~ iii .J O!! Stone Creek Dr 6/WJ ~ 21/~ ~ ~ ~ - - - It) 0) 0.... N .J \. 95 IINA I .J ~ t.. 59 ~ C.S.A.H. 18 36 I 36 J (Lyman Bvd) A.M. Peak Hour C III .- III . (I) :c u c)u .- <( ~- - ::J .~ 0 - . ~5i :c <( o'!? Za..~ C III .- III . (I) :c u c)u .- <( ~- ~ 5 - . c- ~S~ <( 0'- za..~ WO) :c .... > :: :z:: iii - . c .... <l;'Q. .... ~ iii .J 0 ~ 37 @] J ~ 122~ ~ ~ IX) N .J \. 22 II NA I ~ ~ - -N ON .... .J ~ 81 8 J P.M. Peak Hour N WOE S No Scale Stone Creek Dr \. 15 ~ C.S.A.H. 18 (Lyman Bvd) rg] ~ :g ~:z:: iii ;; <i .5 '''It .Q. N~iii .J O!! Stone Creek Dr 240~240 I J ~ 780 960 ~ ~ - Dail I ~I~I ~ .... ..... - - 0 o IX) ..... .J '- 180 180 J Traffic Volumes o IX) .... .J \. 4801 I NA I \. 300 ~ 780 I C.S.A.H. 18 (Lyman Bvd) LEGEND with Right-in/Right-out I ..---e:::-without Right-in/Right-out xxx/~ Figure 1 - Traffic Added by Business Park Chanhassen West Business Park Chanhassen, MN Prepared by TOI August, 2005 Generous, Bob From: Sent: To: Subject: Dan Luna [yoopC1999_2000@yahoo.com] Thursday, August 11, 2005 10:08 AM Generous, Bob Chan West Business Park Mr. Generous, I understand you and members of the city staff will meet this week with Eden Trace to discuss the Chanhassen West Business Park as a follow-up to the Aug. 8 City Council meeting and directive. I would like to express my concern that any revisions to the plan not have a negative impact on the residents in Trotters Ridge. I am most concerned about the right in and right out. I would not be happy if a right-in, right-out plan is developed, if its effect is to cut into Outlot C or increase the size of Buildings 5 & 6. Such a trade-off is unacceptable to our neighborhood. While I understand and sympathize with the traffic concerns of the Stone Creek neighborhood, both Galpin and Lyman are County Roads and in and out should be done on the road the County sees fit. The traffic studies were done and no need to rehash. I do not feel that more pavement and bigger buildings are a solution to perceived traffic problems. I believe we had an agreement to install a berm between Outlot B and Building 5 but it was not on the landscape plan displayed to City Council. We believe that berm is just as critical to those of us in the back of Trotter's Ridge to helping visually separate the building from our development as the proposed berm is in the northeast corner of the development. I feel the developer has worked hard and has been fair trying to accommodate our concerns. I am concerned that if we ask the developer to go back to the "drawing board", the developer may not wish to be as easy to work with in the future. I just wanted to express our concerns prior to the meetings so you were aware of them. Thank you for your time and efforts as we all work through this proposal. Do You Yahoo!? Tired of spam? Yahoo! Mail has the best spam protection around http://mail.yahoo.com 1 Page 1 of 1 Generous, Bob From: Lu Ann Sidney [LASidney@msn.com] Sent: Wednesday, August 10, 20053:29 PM To: Generous, Bob Cc: Aanenson, Kate Subject: Chanhassen West Business Park Dear Mr. Generous: I understand you will be meeting with Ben Merriman tomorrow to follow up the direction given by City Council on August 8. One of the points for discussion will be the possible addition of a second access pOint to the development on Lyman as a right-in, right-out access. I am concerned this type of change to the current plan would negatively affect the properties to the north in Trotters Ridge by potentially increasing the size of Bldg. 5 and removing more mature trees from the area of Outlot C. These changes would be permanent. While the traffic situation on Galpin might be temporarily eased a bit with an additional right-in, right-out on Lyman, once 312 goes in, I would expect most of the traffic to be directed east. The west right-out of the development on Lyman would probably not be used extensively. Also, when signals are placed at Galpin and Lyman, I expect the traffic to and from the development would shift toward that intersection. The second access on Lyman, in my opinion, would become a dead end, serving nothing. I also believe any construction of an access point on Lyman is premature and if it were to be done, construction should occur at the time of any upgrade of that particular section of Lyman Blvd. Thank you in advance for your consideration of the above points. Best regards, Lu Ann Sidney 8/1112005 Page 1 of 1 Generous, Bob From: Sarah Dale [ss.dale@worldnet.att.net] Sent: Wednesday, August 10, 200510:27 AM To: Generous, Bob Cc: Aanenson, Kate; LASidney@msn.com Subject: Chanhassen West Business Park Importance: High Mr. Generous, I understand you and other members of city staff are meeting this week with Eden Trace to discuss the Chanhassen West Busines Park as a follow-up to the Aug. 8 City Council meeting and directive. As you do, I wanted to express my concern - and those of my neighbors - that any revisions to the plan not have a detrimental impact upon the residents of the Trotter's Ridge neighborhood. Speficially, if a right-in, right-out plan is developed, we would not be happy if its effect is to cut into Outlot C or increase the size of Buildings 5 & 6. Such a trade-off is unacceptable to us. While I understand and sympathize with the traffic concerns of the Stone Creek neighborhood, we are much more concerned with how the development will impact us daily - and more intimately - in our backyards. In addition, I have expressed concern to City Council already because we had talked with the developer and believed we had an agreement to install a berm between Outlot B and Building 5 but it was not on the landscape plan displayed to City Council. We believe that berm is just as critical to those of us in the back of Trotter's Ridge to helping visually separate the building from our development as the proposed berm is in the northeast corner of the development. I just wanted to express our concerns prior to the meetingsso you were aware of them. I thank you for your time and patience as we all work through this proposal. Sarah Sturmon Dale ss.dale@worldnet.att.net 8/11/2005 Page 1 of 1 Generous, Bob From: JoEllen & Tom Uatchann@tcinternet.net] Sent: Wednesday, August 10, 20055:00 PM To: Generous, Bob Cc: Aanenson, Kate; "LA Sidney"@msn.com Subject: Chanhassen West Business Park Dear Mr. Generous, I have been informed that you and the city staff will be meeting this week to discuss the Chanhassen West Business Park with the developer, Eden Trace Corp. I understand that this meeting is a follow-up to the City Council meeting of Monday, August 8th to discuss the right-in, right-out onto Lyman Blvd. I am writing to you as I do not feel this is a beneficial change to the residents of Trotter's Ridge. I understand that this change may increase the size of buildings 5 & 6 and cut into outlot C. Any or all of these changes would result in a major impact to us. It appears that the use of Lyman Blvd. is expected to change in the near future and this change could reduce the need for the right-in, right-out. While I understand the traffic concerns of Stone Creek, the daily view of a larger building from our homes would not change and the loss of some very significant oak trees could also not be changed. We have appreciated the cooperation of this developer in answering our questions and addressing our concerns. This does include a written agreement from Eden Trace to add a berm between Building 5 and Outlot B that we provided at the City Council meeting. As the wetland area provides no trees, this berm and the plantings is very important to us and we would like to see this included in the conditions as part of the landscape plans. I thank you for taking the time to review these concerns. JoEllen Radermacher 2479 Bridle Creek Trl. 8/1112005 OS-d-.~ CITY OF CHANHASSIiN RECEIVED AUG 1 2005 July 27, 2005 CHANHASSEN PLANNING OEPT Dear Chanhassen City Council Members, Our family resides in the Stone Creek subdivision which is across the street from a proposed office complex at the intersections of Galpin Boulevard and Lyman Boulevard. We have been out of town the past two weeks and have missed the meetings about this property. We believe our community doesn't need commercial development next to upscale single family homes and we have serious concerns regarding this specific site. 1. Volume & Type of Traffic We are already experiencing heavy volumes of traffic on Galpin Boulevard and feel it prudent to ask for a new traffic study to be done before final approval is granted for new construction. School buses for middle schools East and West, Pioneer Ridge Freshman Center, Chaska High School and Bluff Creek Elementary all run along Galpin Boulevard. There are in fact several stops on Galpin. These buses often times park along Galpin near our subdivision during the day between stops. One of our children is dropped off on Galpin as the bus doesn't turn into our subdivision on its afternoon run. Has there been outreach to the bus company to check their routes? What happens when the new secondary school is built next year just east on Lyman across the railroad tracks? Certainly we would not expect construction traffic to be coming in and out onto Galpin Boulevard in front of our subdivision. What about all of the semi-truck traffic? 2. Arterial Roads What are the near term and long term plans for development of Lyman Boulevard with regard to the 212 extension, this development, and future development of the nursery property to the south of this site, the new secondary school and other undeveloped land within a 5 mile radius? How will the new residential neighborhoods going in across from the Autumn Woods subdivision impact the traffic at the intersection of Lyman and Galpin? 3. Proposed Entrance & Site Design It is difficult to enter and exit out of our subdivision now and it is unlikely, given our proximity to the intersection at Lyman, that we would get a stop light. What plans for traffic management have been considered? In our view an entrance off of Lyman would be a better solution for a commercial development with appropriate traffic signals and turn lanes installed at the intersection of Lyman and Galpin. ICAHNID ~ z -< u ~ ~ ~ ~ -< -< ~ -< ~ ~ ~ ~ rJJ. PC DATE: July 19,2005 w CITY OF CHANHASSEN CC DATE: Aug. 8, 2005 Aug. 22, 2005 REVIEW DEADLINE: August 16, 2005 CASE #: 05-23 BY: RG, LH, ML, AM, JS, ST STAFF REPORT PROPOSAL: Request for Rezoning of property from Agricultural Estate District (A-2) to Planned Unit Development (PUD), Preliminary Plat Approval, and Wetland Alteration Permit- Chanhassen West Business Park. LOCATION: The northwest comer of the intersection of Lyman Boulevard and Galpin Boulevard APPLICANT: Eden Trace Corporation 8156 Mallory Court Chanhassen, MN 55317 (952) 361-0722 V olk Minger Partnership P. O. Box 236 Chanhassen, MN 55317 (952) 470-1753 PRESENT ZONING: Agricultural Estate District, A2 2020 LAND USE PLAN: Office/Industrial ACREAGE: 40.15 acres DENSITY: F.A.R 0.18 - 0.33 SUMMARY OF REQUEST: The applicant in proposing an Office-Industrial Planned Unit development consisting of eight lots and three outlots with a wetland alteration permit to fill and alter wetlands within the development. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City has a relatively high level of discretion in approving rezonings, PUD's, and amendments to PUD's because the City is acting in its legislative or policy making capacity. A rezoning or PUD, and amendment thereto, must be consistent with the City's Comprehensive Plan. The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City must approve the preliminary plat. This is a quasi judicial decision. Location Map Chanhassen West Business Park Planning Case No. 05-23 8470 Galpin Boulevard City of Chanhassen t: ell Q) ~ III III III ell ell .c .c (J ; - .c o (J ~ '0 <3 >- - <3 Subject Site Lyman Blvd (C.R. 18) SCANNED Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 2 of 27 PROPOSAL/SUMMARY The applicant is proposing an office-industrial Planned Unit Development. The development consists of eight lots, three outlots and public right-of-way. The developer proposes creation of a common open space to preserve wooded areas within the development. Access is proposed at the existing driveway entrance off Galpin Boulevard. Ponding for the development is proposed in the southwest comer of the project. Water and sewer service are available to the site. The purpose of this development is to create a PUD light industrial/office park. The use of the PUD zone is to allow for more flexible development while creating a higher quality and more sensitive proposal. The standards are partially based on the uses within the Industrial Office Park District (lOP), but provide additional requirements not included in the lOP district. The PUD design standards will be incorporated in an ordinance which will regulate the development of the site. The property to the north is a residential single-family subdivision, Trotters Ridge, which is zoned Planned Unit Development-Residential. The property to the east, across Galpin Boulevard, is a residential single-family subdivision, Stone Creek, which is zoned Single-Family Residential. The property to the south, across Lyman Boulevard, contains the Holasek nursery, which is currently zoned Agricultural Estate District and is guided for Office/Industrial use. Both Galpin Boulevard and Lyman Boulevard are classified as minor arterial roadways in the City of Chanhassen Comprehensive Plan. Minor arterial roadways are intended and designed to carry higher traffic volumes. As the city continues to grow, Galpin Boulevard will provide mobility for north-south traffic flow to destinations within the city as well as the regional transportation system. The property has abandoned farming uses on the northern and eastern portions of the site; abandoned mining and excavating operation on the western and southwest portions of the property; and landscaping and contracting operations are located on the central portion of the property. A house is located in the southeast comer of the property. Three large wetland areas are located in the east central, northwest, and southwest of the property. The site is significantly wooded in the north central area. The property has a high point of approximately 980 feet in the north central area and a low point of 940 feet in the southwest comer of the property. The property is bounded by Galpin and Lyman Boulevards. Staff is recommending that the preliminary Planned Unit Development, preliminary plat and wetland alteration permit be approved. BACKGROUND On August 12, 1996, City Council denied a Land Use Map Amendment #96-1b from Office/Industrial to Residential Medium Density for the northerly 22.6 acres, conceptual and preliminary approval of PUD #96-2, preliminary plat approval for 23 lots and associated right- of-way, Site Plan Review #96-5 approval for 140 townhouse units, and Wetland Alteration Permit #95-2b. In the summer of 1995, Scherber Partnership Properties requested a land use map amendment from Office/Industrial to Residential - Low Density, a rezoning to Single Family Residential, Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 3 of 27 RSF, and preliminary plat approval to permit 59 single-family lots. City staff recommended denial of the land use map amendment and consequently the rezoning and subdivision. The Planning Commission voted unanimously to recommend denial of the development, and the City Council tabled the item, with the consent of the applicant, to permit staff and the applicant to work out a compromise for the development of the parcel. However, in February, 1996, the applicant formally withdrew the development application. On February 13, 1987, City Council approved CUP #87-1 for a landscape contractor's yard and a wholesale nursery and a variance to permit a contractor's yard within one mile of an existing contractor's yard (on the same property). On November 19, 1984, the City Council approved a Conditional Use Permit (CUP), #84-13, to permit a contractor's yard for R & W Sanitation on the southeasterly 32 acres of the site. Such approval included the storage and repair of garbage trucks. The property was zoned R-IA, Agricultural Residence District. On November 19, 1984, the City Council also approved CUP #84-14 for a contractor's yard to include the storage and repair of construction equipment. In April, 1982, the property owner, Yolk, applied for a building permit to reconstruct a pole barn which had collapsed due to heavy snow. The building permit was denied because the storage and repair of excavating equipment in the pole barn was not a permitted use in the R-IA district at that time. Mr. V olk petitioned the Council on May 17, 1982 to issue the building permit. The City Council approved the issuance of the building permit subject to Mr. Yolk applying for a rezoning request from R-IA to 1-1. Mr. Yolk made an application for the rezoning and a comprehensive land use plan amendment. On June 25, 1982, the Planning Commission recommended denial of the request. The City Council considered the request on October 4, 1982. The Council tabled the item until staff completed a survey of all contractors' yards as well as other non-conforming uses in the city. The City Council amended the Zoning Ordinance to allow contractor's yards as CUPs in the R-IA zone on August 20, 1984. On November 12, 1980, a rezoning request from R-IA to I-Ion the parcel was considered by the Planning Commission. At that meeting, the request was revised to an ordinance amendment to permit contractors' businesses and storage yards as conditional uses in the R-IA district. The Planning Commission recommended denial of the request. The City Council subsequently denied the request on January 5, 1981. REZONING Justification for Rezoning to PUD The applicant is requesting to rezone approximately 45 acres from A2, Agricultural Estate District, to PUD, Planned Unit Development for an Office/Industrial Park. The project consists of eight lots. This property was one of four areas designated for Office/Industrial use as part of the 1991 comprehensive plan update. The review criteria are taken from the intent section of the PUD Ordinance. Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 4 of 27 Section 20-501. Intent Planned unit developments offer enhanced flexibility to develop a site through the relaxation of most normal zoning district standards. The use of the PUD in this instance is to permit impervious surface clustering within the development in order to preserve a significant area of trees. The use of the PUD zoning also allows for an internal transfer of site coverage. In exchange for this enhanced flexibility, the City has the expectation that the development plan will result in a significantly higher quality and more sensitive proposal than would have been the case with the other more standard zoning districts. The proposed development provides a compatible development with the surrounding development subject to the recommended modifications to the plan. The proposed and rezoning assist in the furtherance of the following land use goals of the City of Chanhassen Comprehensive Plan: Recognizing that some uses pay their own way in terms of the property taxes generated and some uses do not, Chanhassen will strive for a mixture of development which will assure it financial future. Development will be encouraged within the MUSA line. Planned industrial development will be encouraged as a means of encouraging tax base growth and creating new employment opportunities. Development should be phased in accordance with the ability of the city to provide services. Development shall be consistent with the Comprehensive Land Use Plan. DEVELOPMENT DESIGN STANDARDS Staff is proposing the following development standards govern the development of the property. Development Standards a. Intent The purpose of this zone is to create a PUD light industrial/office park. The use of the PUD zone is to allow for more flexible design standards while creating a higher quality and more sensitive proposal. All utilities are required to be placed underground. Each lot proposed for development shall proceed through site plan review based on the development standards outlined below as well as the Design Standards for Commercial, Industrial and Office-Institutional Developments contained in Chapter 20, Article xxm, Division 7, of the Chanhassen City Code. The PUD requires that the development demonstrate a higher quality of architectural standards and site design. Ancillary uses may be permitted as listed below once a primary use has occupied the site. Shared parking may be used within the development. Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 5 of 27 b. Permitted Uses The permitted uses in this zone shall be limited to light industrial, warehousing, and office as defined below. The uses shall be limited to those as defined herein. If there is a question as to whether or not a use meets the definition, the Community Development Director shall make that interpretation. Light Industrial - The manufacturing, compounding, processing, assembling, packaging, or testing of goods or equipment or research activities entirely within an enclosed structure. There shall be negligible impact upon the surrounding environment by noise, vibration, smoke, dust or pollutants. Conferences/Convention Center - establishments designed to accommodate people in assembly, providing conference and meeting services to individuals, groups, and organizations. Contractor yard - means any area or use of land where vehicles, equipment, and/or construction materials and supplies commonly used by building, excavation, roadway construction, landscaping and similar contractors are stored or serviced. A contractor's yard includes both areas of outdoor storage and areas confined within a completely enclosed buildings used in conjunction with a contractor's business. Must comply with the following standards: (1) Equipment and supply storage must be screened or enclosed. Screening shall comply with Buffer Yard D and F4 Fencing as specified in Chapter 20 of the Chanhassen City Code. (2) Vehicles/Equipment shall be stored within an enclosed or screened area. (3) No unlicensed or inoperable vehicle/equipment shall be stored on premises. (4) All chemicals shall be stored in proper storage facilities, specified by OSHA regulations. (5) The contractor shall be licensed, bonded and insured. Day Care - establishments providing for the care and supervision of infants and children on a daily basis. The following applies to Day care centers: (1) The site shall have loading and drop off points designed to avoid interfering with traffic and pedestrian movements. (2) Outdoor play areas shall be located and designed in a manner which mitigates visual and noise impacts on adjoining residential areas. (3) Each center shall obtain all applicable state, county, and city licenses. Health Services- establishments primarily engaged in furnishing medical, surgical and other health services to persons. Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 6 of 27 &T!~tel/MBtgl 8BtahliBlulieRtB 8RgagB8 iR flimiBk.ilig lS8giRg, sr lssgiRg 8ti8 IBealB, ts t8e geReral }JliBli8. UliBt 8sIBfJ1~,. "::itk. !fiB t@lh~,::ilig Bt8ti8af8B: (1) Tk.e Bite BRan k.a':B a B8':8[e8 eRtF8tiee aR8 a B8}Jafat88 8fS}J sif area, "::Rie8 IBa~,. Rst slsBle tk.8 8f.i":B iBh~. (1) Paft~Rg: BRall Be IS8at88 iR tk.e iRtBH8rJ.B8k.iRs Bliil8iRg. Office - Professional and business office. Recreation/Health Club - establishments engaged in operating reducing and other health clubs, spas, and similar facilities featuring exercise and other physical fitness conditioning. Research Laboratory - establishments engaged in scientific research or study. Must comply with the following standards: (1) All chemicals and pollutants and waste must be stored, used and disposed of according to OSHA and Hazmat regulations and standards. (2) The building must be secure from persons other than laboratory personnel. (3) No outdoor experiments that cause hazards or excessive noise or odors shall be permitted on site. Utility services Warehousing - Means the commercial storage of merchandise and personal property. Ancillary Uses (in conjunction with and integral to a primary use) Antennas Screened outdoor storage - Outside storage is permitted, if approved by the City Council as part of the site plan review, subject to being completely screened with 100 percent opaque fence and/or landscape screening. Showroom - showroom type display area for products stored or manufactured on-site provided that no more than 20 percent of the floor space is used for such display and sales. Telecommunication Towers by conditional use permit only. Prohibited uses . Auto related including sales and repair . Churches . Garden Center Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 7 of 27 . Home furnishings and equipment stores . Home Improvement/Building Supply . Lumber Yard . Retail . Outdoor speakers or public address systems c. Setbacks The development is regulated by the PUD Standards. There are no minimum requirements for setbacks on interior lot lines in the PUD zone, except as specified below. The following setbacks shall apply: In the PUD standards, there is the requirement for landscape buffering in addition to building and parking setbacks. The following building and parking setbacks shall apply: Buffer yard, Setback building/parking (ft.) Galpin Blvd. C, 50, 50 Lyman Blvd. C, 50, 50 Street A NA, 30, 10 Interior Lot Lines B,O,O West Perimeter Lot Line (adjacent to C, 30, 20 industrial) North Perimeter Lot Line (adjacent to D, 100, 100 residential): Buffer yard & setback No fences shall be permitted between the required landscape buffer and arterial and collector roads. The PUD standard for hard surface coverage is 70 percent for office and industrial uses. Any one site/lot can exceed the 70 percent requirement, but in no case may the entire finished development exceed 70 percent hard surface coverage. d. Development Standards Tabulation Box 1. Minimum Lot Dimensions a. Lot Area = one acre b. Frontage = 150 feet; Minimum frontage on cul-de-sac = 60 feet c. Depth = 200 feet 2. Building Area Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 8 of 27 Building Square Footage Breakdown: Use Percent Total Square Feet Office 30% 105,000 Light Industrial lVVarehouse 70% 245,000 Total (Maximum) 350,000 The actual use percentages and square footage totals may vary provided that the total building square footages are not exceeded. 3. More than one (1) principal structure may be placed on one (1) platted lot. 4. Building height shall be limited to 3 stories or 40 feet, except for Lot 5, Block 2 (lot 5) and Lot 3, Block 1 (lot 6) which shall have a building height limit of 2 stories and 30 feet including parapet. e. Building Materials and Design 1. The PUD requires that the development demonstrate a higher quality of architectural standards and site design. 2. All materials shall be of high quality and durable. Masonry or higher quality material shall be used. Color shall be introduced through colored block or panels and not painted cinder block. 3. Brick may be used and must be approved to assure uniformity. 4. Block shall have a weathered face or be polished, fluted, or broken face. 5. Concrete may be poured in place, tilt-up or pre-cast, and shall be finished in stone, textured, coated, or painted. 6. Metal siding will not be approved except as support material to one of the above materials or curtain wall on office components or, as trim or as HV AC screen. 7. All accessory structures shall be designed to be compatible with the primary structure. 8. All roof mounted equipment shall be screened from adjacent public right-of-ways and the project perimeter by walls of compatible appearing material or camouflaged to blend into the building or background. Wood screen fences are prohibited. All exterior process machinery, tanks, etc., are to be fully screened by compatible materials or landscaping. 9. The use of large unadorned, concrete panels and concrete block, or a solid wall unrelieved by architectural detailing, such as change in materials, change in color, fenestrations, or other significant visual relief provided in a manner or at intervals in keeping with the size, mass, and scale of the wall and its views from public ways shall be prohibited. Acceptable Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 9 of 27 materials will incorporate textured surfaces, exposed aggregate and/or other patterning. All walls shall be given added architectural interest through building design or appropriate landscaping. The buildings shall have varied and interesting detailing. 10. Space for trash and recycling shall be provided in the interior of all principal structures or within an enclosure for each lot developed in the Business Park. 11 Each building shall contain one or more pitched roof elements depending on scale and type of building, or other architectural treatments such as towers, arches, vaults, entryway projections, canopies and detailing to add additional interest and articulation to structures. 12. There shall be no underdeveloped sides of buildings visible from public right-of-ways. All elevations visible from the street shall receive nearly equal treatment and visual qualities. f. Site Landscaping and Screening 1. Landscaping along Lyman and Galpin Boulevards shall comply with buffer yard standard C. Landscaping along the northern project perimeter shall comply with buffer yard D. Landscaping along the westerly project perimeter shall comply with buffer yard B. All buffer yard plantings shall be installed as part of the subdivision. Each lot must present a landscape plan for approval with the site plan review process. 2. Storage of material outdoors is prohibited unless it has been approved under site plan review. All approved outdoor storage must be screened with berms, fences, walls and/or landscaping. 3. When parking lots are less than three feet above the adjacent roadway, an undulating or angular berm or elevation change of three feet or more in height shall be installed. All required boulevard landscaping shall be sodded. 4. Loading areas shall be screened 100 percent year round from public right-of-ways. Wing walls may be required where deemed appropriate. g. Signage 1. The Chanhassen West Business Park POO shall be permitted one project identification sign at the entrance on Galpin Boulevard. The sign shall not exceed eight feet in height. A maximum of 80 square feet of sign area shall be permitted. The project identification sign shall not be counted against the permitted signage on an individual parcel. 2. All freestanding parcel signs shall be limited to monument signs. The sign shall not exceed eighty (80) square feet in sign display area nor be greater than eight (8) feet in height. 3. Each property shall be allowed one monument sign per street frontage. 4. The signage will have consistency throughout the development. A common theme will be introduced at the development's entrance monument and will be used throughout. The sign Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 100/27 treatment is an element of the architecture and thus should reflect the quality of the development. The signs should be consistent in color, size, and material throughout the development. 5. Wall sign shall be permitted per city ordinance for industrial office park site. 6. All signs shall require a separate sign permit. 7. Lighted signs, which are illuminated either internally or externally, are prohibited. h. Lighting 1. Lighting for the interior of the business center should be consistent throughout the development. 2. A decorative, shoe box fixture (high pressure sodium vapor lamps) with a square ornamental pole shall be used throughout the development area for area lighting. 3 Lighting equipment similar to what is mounted in the public street right-of-ways shall be used in the private areas. 4. All light fixtures shall be shielded. Light level for site lighting shall be no more than 1/2 candle at the property line. This does not apply to street lighting. 5. Site lighting shall be directed toward the interior of individual lots. i. Alternative Access 1. Each site shall accommodate transit service within the individual development, whenever possible. 2. Pedestrian access shall be provided from each site to the public sidewalk and trail system. 3. The developer and site users shall promote and encourage Traffic Demand Management Strategies. 4. Each site shall provide areas for bicycle parking and storage. 5. Preferential parking shall be provided for car and van pool vehicles within each site. SUBDIVISION REVIEW The applicant is proposing an eight-lot office-industrial development. LANDSCAPINGffREE PRESERVATION Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 11 0127 Minimum requirements for landscaping include 9,082 sq. ft. of landscaped area around the parking lot, 36 trees for the parking lot, and bufferyard plantings along all property lines. The applicant's proposed as compared to the requirements for landscape area and parking lot trees is shown in the following table. Required Proposed North Prop. line 36 canopy trees 50 canopy bufferyard D - 25' width x 72 understory trees 120 understory 1200' length 108 shrubs 180 shrubs 75% of totals shown South property line 30 canopy trees 21 canopy trees bufferyard C ~ 20' x 1000' 60 understory trees 40 understory trees 90 shrubs 60 shrubs East property line 37 canopy trees 22 canopy trees + 16 existing bufferyard C - 20' x 1240' trees 74 understory trees 57 understory trees 111 shrubs 42 shrubs West property line 11 canopy trees 17 canopy trees bufferyard B - 15' x 720' 17 understory trees 35 understory trees 75% of totals shown 27 shrubs 53 shrubs The applicant does not meet minimum requirements for the buffer yards along the south and east property lines. Staff recommends that bufferyard plantings be increased in these areas to meet minimum requirements. The applicant has saved a large portion of the existing, mature oaks on site. This preservation will add a unique feel to the site and proved the residential neighborhood to the north an added buffer for the development. The applicant did an excellent job fitting the design to the site. GRADING. DRAINAGE AND EROSION CONTROL The existing site is about 40.15 acres in size with scattered wetlands. In addition, there are three existing buildings on the property which will have to be razed prior to any grading operations. The current plans show buildings with proposed floor elevations from 961-966. The applicant is now proposing to grade about 83% of the site for the new building pads, storm pond and a proposed street ending with a cul-de-sac. The current plans propose eight lots located along the proposed street and cul-de-sac. There are a few areas of concern with the grading plan. Staff would like to see the applicant do a better job of matching in with the existing topography of the site and maintain a side slope of 3: 1 maximum. The existing site drains toward the existing three wetlands on the northwesterly and southwesterly comers and east side of the parcel. At these elevations, stormwater from the buildings and parking lots will drain toward the proposed catch basins and be conveyed via storm sewer system to the proposed storm pond on the southwesterly comer of the parcel. The pond will treat the water before discharging it to the adjacent wetland. All of the ponds are required to be designed to National Urban Runoff Program (NURP) standards with maximum 3: 1 slopes and a 10: 1 bench at the NWL. The applicant is required to meet the existing site runoff rates for the lO-year and loo-year, 24-hour storm events. Storm Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 12 of27 sewer sizing calculations must be submitted at the time of final plat application. The storm sewer must be sized for a lO-year, 24-hour storm event. Drainage and utility easements must be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, and wetlands up to the 100-year flood level. The interior lot storm sewer will require private easements to be dedicated where the sewer crosses from one lot to another. The applicant must be aware that a retaining wall structure is not allowed within the public street right-of-way. Also, any retaining wall exceeding four feet in height must be designed by a registered structural engineer, with approved safety fence and a building permit must be obtained. Erosion control measures and site restoration must be developed in accordance with the City's Best Management Practice Handbook (BMPH). Staff recommends that the City's Type II erosion control fence, which is a heavy duty silt fence, be used for the area adjacent to the existing wetlands on the north and south grading limits of the site. Type I silt fence shall be used in all other areas. A minimum 75-foot long rock construction entrance must be shown at the entrance drive that will be utilized during construction. In addition, tree preservation fencing must be installed at the limits of tree removal. Erosion control blankets are recommended for all of the steep 3: 1 slopes with an elevation change of eight feet or more. All disturbed areas, as a result of construction, must be seeded and mulched or sodded immediately after grading to minimize erosion. The applicant should be aware that any off-site grading will require an easement from the appropriate property owner. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes. A minimum 75-foot rock construction entrance must be added to the plans at the proposed access off of Galpin Boulevard. Storm Water Mana2ement The proposed development is required to maintain existing runoff rates and meet NURP standards. Storm water calculations should be submitted to ensure the proposed storm water pond is sized adequately for the proposed development. Easements Drainage and utility easements a minimum of 20 feet in width should be provided over all existing wetlands, wetland mitigation areas, buffer areas used as PVC and storm water ponds. Erosion Control Stable emergency overflows are needed for the proposed pond on site. The emergency overflows should be clearly labeled on the plan and a detail is needed. The emergency overflows can be stabilized with a turf re-enforcement mat or fabric and riprap. Notes on the plan are needed describing timing of temporary stabilization with Type 1 mulch and seed or erosion control blanket and seed. Timing of stabilization will vary depending upon slope Chanhassen West Business Park Planning Case 05-23 July 19,2005 Page 13 of27 and if it is a concentrated flow area. The rate of mulch application is needed as well (2 tons per acre, disc anchored). All riprap/fabric at the flared end section must be installed within 24 hours of flared end section installation. Erosion control blanket shall be installed on all slopes greater than or equal to 3: 1. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Type of Slope Steeper than 3: 1 10:1 to 3:1 Flatter than 10: 1 Time 7 days 14 days 21 days (Maximum time an area can remain open when the area is not actively being worked.) These areas include constructed storm water management pond side slopes, and any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems that discharge to a surface water. Erosion control blanket should be specified in the swale from the flared end section to the wetland along the west boundary of the site. The blanket specified should adequately protect the area from designed velocity and depth of flow. The blanket and seed in the swale should be installed within 5 days of culvert installation. Erosion control blanket is recommended for the pond slopes from around 952 to 942 contours. All blanket on the plan should be shown as a shaded area. Sediment Control Temporary sediment basins are needed prior to disturbing upslope areas. The areas of temporary sediment basins should be labeled on the plan. A temporary outlet (e.g., a perforated riser and rock cone) is needed for the pond; details should be provided. Temporary basins are needed in the area of the proposed permanent storm water pond, the southeast comer of the site prior to discharging to the culvert under Galpin Boulevard, and possibly in the northwest area of the site to handle water runon from the north prior to discharge to the wetland. The Wimco inlet control detail proposed will work for all curbside inlets. Any and all area inlets or drop inlets in paved areas will need alternate controls/Wimco details. The engineer should check on alternate designs for Wimco-type inlet controls to fit the various types of inlets. Additional inlet controls may be needed for adjacent inlets on Galpin Boulevard and Street A. Silt fence will be needed around Outlot A along the east side between the pond the wetland. Type 1 and Type 2 silt fence locations need to be specified on the plan. Type 2 silt fence should be installed around all wetland areas and in the southeast comer of the site to protect the culvert Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 140/27 under Galpin Boulevard. The silt fence should be extended along the south side to close the gap in the silt fence. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as needed. Surface Water Mana2ement Fees Water Quality Fees Because of the impervious surface associated with this development, the water quality fees for this proposed development are based on industrial development rates of $6,330/acre. Based on the proposed developed area of approximately 33.87 acres, the water quality fees associated with this project are $214,397. Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average citywide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage. Industrial developments have a connection charge of $5,957 per developable acre. This results in a water quantity fee of approximately $201,764 for the proposed development. SWMP Credits This project proposes the construction of one NURP pond. The applicant will be credited for water quality where NURP basins are provided to treat runoff. This will be determined upon review of the ponding and storm sewer calculations. Credits may also be applied to the applicant's SWMP fees for the provision of outlet structures. The applicant will not be assessed for areas that are dedicated outlots. No credit will be given for temporary pond areas. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $413,661. Other A2encies The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Carver County, Minnesota Pollution Control Agency (NPDES Phase II construction permit), Minnesota Department of Natural Resources (for dewatering), Army Corps of Engineers) and comply with their conditions of approval. UTILITIES Municipal sewer and water stubs are available to the site from Galpin Boulevard on the east side of the parcel. The applicant is proposing to connect to the existing utility stubs and extend them to the proposed lots to service the site. The sanitary and watermain lines that run within the Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 15 of27 public street right-of-way and within the shared driveway between Lots 4 and 5 until the last sanitary manhole will be considered a public utility line and the remaining will be considered private utility. Additional gate valves are needed for the shared private watermain between any two lots. Minimum 20-foot wide easements will be required over the public portion of the storm sewer lines between Lots 2 and 3. The underlying property has been previously assessed for sewer, water and street improvements and there is no remaining assessment due payable to the City. Since the developer will be responsible for extending lateral sewer and water service to the lots, the sanitary sewer and water connection charges will be waived. The sanitary sewer and water hookup charges will be applicable for each of the new lots. The 2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Upon completion of the utility improvements, the utilities will be turned over to the City for maintenance and ownership. The applicant is also required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. Permits from the appropriate regulatory agencies will have to be obtained, including but not limited to the MPCA, Department of Health, Watershed District, Carver County, MnDOT, etc. STREETS There is one public street proposed with the project. The street is proposed as a cul-de-sac running west of Galpin Boulevard and a private shared driveway between Lots 4 and 5. The applicant is proposing the paved streets to be 32-feet wide with a 60-foot wide right-of-way and a 46-foot cul-de-sac paved radius. The applicant must be aware that the City's standard commercial street pavement width is 36-foot wide from back-of-curb to back-of-curb and the cul-de-sac must be 48-foot in radius. Staff is fine with the 24-foot wide shared driveway between Lots 4 and 5. The developer will be required to submit inspection/soil reports certifying that the private streets were built to a 7-ton design. The proposed development lies west of Galpin Boulevard (CSAH 19) and north of Lyman Boulevard (CSAH 18), A-Minor Expander Arterials as identified on SRF Consulting Group Incorporated's Functional Classification Map. Proposed access to the site will be from Galpin Boulevard, which aligns with Stone Creek Drive, an existing local street extending east of Galpin Boulevard. Staff has researched the feasibility to move the proposed site access from Galpin Boulevard to Lyman Boulevard in response to citizens' requests. Due to wetland conditions, access to Lyman Boulevard would be 1,000 feet west of Galpin Boulevard. Carver County has identified Lyman Boulevard as a regional east-west collector with limited access; therefore, Staff recommends that the access to Chanhassen West Business Park remain at the Galpin Boulevard/Stone Creek Drive intersection. This recommendation is also consistent with Section 18-57 of the City Code, which states that "access to arterial streets shall be at Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 16 of27 intervals of not less than one-fourth mile [1,320 feet] and through existing and established crossroads" . SRF Consulting Group, Inc. analyzed the 2020 transportation system in conjunction with the City's 2020 Comprehensive Plan. SRF's forecasted 2020 traffic volume for Galpin Boulevard was based on the 2020 Land Use Map and the construction of the new Trunk Highway 212. The proposed land use of the Chanhassen West Business Park is consistent with the 2020 land use used in SRF's traffic analysis. SRF's report does not identify a need to upgrade Galpin Boulevard by the year 2020. Right turn lanes for north and southbound traffic exist at the Galpin Boulevard intersection with Stone Creek Road and the proposed site access. The developer must submit an access permit to Carver County Public Works for the proposed connection to Galpin Boulevard. As stipulated by the Assistant County Engineer, the developer must submit information on proposed turn lanes with the permit application. Staff has concerns of movements of truck traffic accessing off Galpin Boulevard to Lots 1 and 8 being too close. Staff recommends increasing the access width to 44 feet to create a three-lane access off Galpin Boulevard and increase the turning curb radius. Also, relocate Lots 1 and 8 easterly accesses further to the west and re-align them opposite of each other. The applicant should be aware that, in commercial districts, six-foot wide sidewalks are required and the parking driveway aisle must be 26-feet wide. Cross-access easements will be obtained for the shared driveways and recorded against the lots. PARKS AND RECREATION PARKS The proposed Chanhassen West Business Park is situated within the park service areas of Stone Creek Park and the Chanhassen Nature Preserve. Stone Creek Park is a seven-acre neighborhood park located across Galpin Boulevard. Amenities at the park include a sliding hill, basketball court, playground, benches and trails. The Chanhassen Nature Preserve is a 100-acre natural area featuring both wetland and upland areas and a comprehensi ve pedestrian trial system. TRAILS An existing section of the city's Comprehensive Trail Plan parallels the eastern border of the subject property. Future plans call for a pedestrian trail on the north side of Lyman Boulevard. Care should be taken to protect sufficient right-of-way for this future improvement. MISCELLANEOUS As part of the future development of the site, the applicant should be aware of the following: Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 170127 Each site will require a separate site plan review. Drive aisle widths are 26 feet wide, not 24. The buildings are required to have an automatic fire extinguishing system. The plans must be prepared and signed by design professionals licensed in the State of Minnesota. The location of property lines will have an impact on the code requirements for the proposed buildings, including but not limited to; allowable size and fire-resistive construction. The plans as submitted do not have the information necessary to determine compliance at this time. The owner and or their representative shall meet with the Inspections Division as soon as possible to discuss property line issues as well as plan review and permit procedures. WETLANDS Existing Wetlands Eight AglUrban wetlands exist on-site and were delineated by Earth Science Associates, Inc. in October 2004. The wetlands on-site are generally highly disturbed and/or incidental as a result of the site being used historically as agricultural land and a contractor's yard. Basin F 1-30 (Wetland B) is a Type 2/3 wetland located in a farm field in the eastern portion of the property. The wetland is dominated by reed canary grass, smartweed and cattail. The hydrology of the wetland is affected by drain tile. The applicant is proposing to fill the wetland. The total proposed impact to Basin F 1-30 is 19,166 square feet (0.44 acres). Basin F 31-34 was included in the delineation, but has been found to be non-wetland. A no loss determination should be completed for Basin F 31-34. Basin F 35-50 is a Type 2 wetland located in the northwest comer of the property. The wetland is dominated by reed canary grass, stinging nettle and black willow. No impact is proposed to Basin F 35-50. Basin F 51-80 N is a Type 2 wetland located in the southwestern portion of the property. The wetland is dominated by reed canary grass, stinging nettle and black and sandbar willow. The applicant is proposing to fill this wetland; however, it is an incidental wetland and is therefore exempt under MR 8420.0122 Subp. 5C. An exemption request should be completed for Basin F 51-80 N. Basin F 51-80 S is a Type 4 wetland located in the southwestern portion of the property. The wetland is dominated by cattail. No impact is proposed to Basin F 51-80 S. Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 18 of 27 Basin F 81-86 (Wetland D) is a Type 2 wetland located in the south central portion of the property. The wetland is dominated by reed canary grass. The applicant is proposing to fill this wetland. The total proposed impact to Basin F 81-86 is 3,920 square feet (0.09 acres). Basin F 87-90 (Wetland C) is a Type 2 wetland located in the south central portion ofthe property. The wetland is dominated by reed canary grass. The applicant is proposing to fill this wetland. The total proposed impact to Basin F 87-90 is 2,178 square feet (0.05 acres). Basin F 91-97 is a Type 2 wetland located in the south central portion of the property. The wetland is dominated by reed canary grass. The applicant is proposing to fill this wetland; however, it is an incidental wetland and is therefore exempt under MR 8420.0122 Subp. 5C. An exemption request should be completed for Basin F 91-97. On December 30, 2004, City staff conducted an on-site review of the wetland delineation. The wetland boundaries shown on the plans are consistent with staff recommendation. Another wetland basin (Wetland A) is shown on the plans. This area was not identified in conjunction with the Earth Science Associates delineation. Upon review of the soil survey, National Wetland Inventory, aerial photography of the area and an on-site investigation of the basin on July 8, 2005, it has been determined that the wetland is incidental and is therefore exempt under MR 8420.0122 Subp. 5C. An exemption request should be completed for Wetland A. Wetland Replacement Wetland replacement must occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). A Minnesota Local/StatelFederal Application Form for WaterlWetland Projects (Parts I and II) should be submitted for the proposed project. The application should include sequencing discussions and sequencing flexibility requests, if applicable. The applicant must receive approval of a wetland replacement plan prior to or concurrent with final plat approval and prior to wetland impacts occurring. A five-year wetland replacement monitoring plan should be submitted. The replacement monitoring plan should include a detailed management plan for invasive non-native species, particularly purple loosestrife and reed canary grass. The plans should show fixed photo monitoring points for the replacement wetland. The applicant should provide proof of recording of a Declaration of Restrictions and Covenants for Replacement Wetland. Several corrections must be made to the Wetland Mitigation Plan (sheet 10 of 13): 1. Wetland A is shown as an impact area. Upon finalization of exemption paperwork, mitigation will not be required for this wetland; 2. Wetland C (Basin F 87-90) is 0.05 acres in area; and 3. Wetland D (Basin F 81-86) is 0.09 acres in area. Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 19 of27 A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) must be maintained around all wetlands and proposed wetland mitigation areas. Wetland buffer areas should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant must install wetland buffer edge signs, under the direction of City staff, before construction begins and must pay the City $20 per sign. All structures (including parking lots) should maintain a 40-foot setback from the edge of the wetland buffer. The applicant must submit a letter of credit equal to 110% of the cost of the wetland creation (including grading and seeding) to ensure the design standards for the replacement wetland are met. The letter of credit should be effective for no less than five years from the date of final plat approval. The applicant should submit a cost estimate for wetland creation (including grading and seeding) so the City can calculate the amount of the wetland creation letter of credit. COMPLIANCE TABLE Area (SQ. ft.) Frontaee (ft.) Depth (f1.) Notes Code 43,560 150 200 Lot 1 166,233 328 354 Lot 2 144,036 238 354 Lot 3 124,349 329 350 Wetland setback Lot 4 219,215 35 # 380 Wetland setback Lot 5 156,190 75 @ 404 Wetland setback Lot 6 257,813 80@ 460 North buffer yard Lot 7 82,385 205 366 Lot 8 97,843 328 368 Outlot A 180,643 Ponding and wetland mitigation OutlotB 92,577 Wetland Outlot C 165,365 Preserved woodlands ROW 62,069 1.42 acres Total 1,748,718 40.15 acres # Lot must be revised to meet the minimum 60 feet frontage on cul-de-sac. @ Exceeds the 60 feet frontage on cul-de-sac. RECOMMENDA TION Staff recommends that tR@ PltmftiRg C~nnmiBBisR City Council adopt the following three motions and adoption of the attached findings of fact and recommendation: A. "The Chanhassen PltmRiRg CsmmiBBi8R fB@sHUR@]uIB City Council approves the ordinance rezoning ~ the property located within the Chanhassen West Business Park from Agricultural Estate District (A-2) to Planned Unit Development (PUD) incorporating the development design standards contained within this staff report based on the findings of fact attached to the report." Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 20 of 27 B. "The Chanhassen City Council approves PlaftRiRg CSHmHBBisft f@8SImllBft8B ~l'fsl,'al sf the Preliminary Plat for Chanhassen West Business Park, plans prepared by Schoell & Madson, Inc., dated June 17,2005, based on the findings of fact attached to the report and subject to the following conditions: 1. Applicant shall increase landscape plantings in the south and east property line bufferyards to meet minimum requirements. A revised landscape plan shall be submitted before final approval. 2. Tree protection fencing shall be installed prior to any construction activities. Fencing shall remain in place until construction is completed. 3. All trees shown as preserved on plans dated 6/17/05 shall be protected. Any trees damaged or removed shall be replaced at a rate of 2: 1 diameter inches. 4. Wetland replacement shall occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). A Minnesota Local/State/Federal Application Form for W ater/W etland Projects (Parts I and II) shall be submitted for the proposed project. The application shall include sequencing discussions and sequencing flexibility requests, if applicable. The applicant must receive approval of a wetland replacement plan prior to or concurrent with final plat approval and prior to wetland impacts occurring. 5. A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) shall be maintained around all wetlands and proposed wetland mitigation areas. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant shall install wetland buffer edge signs, under the direction of City staff, before construction begins and must pay the City $20 per sign. All structures (including parking lots) shall maintain a 40-foot setback from the edge of the wetland buffer. 6. The applicant shall submit a letter of credit equal to 110% of the cost of the wetland creation (including grading and seeding) to ensure the design standards for the replacement wetland are met. The letter of credit shall be effective for no less than five years from the date of final plat approval. The applicant shall submit a cost estimate for wetland creation (including grading and seeding) so the City can calculate the amount of the wetland creation letter of credit. 7. The proposed development shall maintain existing runoff rates and meet NURP standards. Storm water calculations shall be submitted to ensure the proposed storm water pond is sized adequately for the proposed development. 8. Stable emergency overflows shall be provided for the proposed pond on site. The emergency overflows shall be clearly labeled on the plan and a detail is needed. The emergency overflows may be stabilized with a turf re-enforcement mat or fabric and riprap. Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 21 of 27 9. Notes on the plan describing timing of temporary stabilization with Type 1 mulch and seed or erosion control blanket and seed shall be included. The notes shall include timing of stabilization as well as the rate of mulch application (2 tons per acre, disc anchored). 10. All riprap/fabric at the flared end section shall be installed within 24 hours of flared end section installation. 11. Erosion control blanket shall be installed on all slopes greater than or equal to 3: 1. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Type of Slope Steeper than 3: 1 10:1 to 3:1 Flatter than 10: 1 Time 7 days 14 days 21 days (Maximum time an area can remain open when the area is not actively being worked.) These areas include constructed storm water management pond side slopes, and any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems that discharge to a surface water. 12. Erosion control blanket shall be specified in the swale from the flared end section to the wetland along the west boundary of the site. The blanket specified shall adequately protect the area from designed velocity and depth of flow. The blanket and seed in the swale shall be installed within 5 days of culvert installation. Erosion control blanket is recommended for the pond slopes from around 952 to 942 contours. All blanket on the plan shall be shown as a shaded area. 13. Temporary sediment basins shall be installed prior to disturbing upslope areas. The areas of temporary sediment basins shall be labeled on the plan. A temporary outlet (e.g., a perforated riser and rock cone) shall be provided for the pond; details should be provided. Temporary basins shall be constructed in the area of the proposed permanent storm water pond, the southeast comer of the site prior to discharging to the culvert under Galpin Boulevard, and possibly in the northwest area of the site to handle water runon from the north prior to discharge to the wetland. 14. Any and all area inlets or drop inlets in paved areas shall be protected with alternate controls/Wimco details. The engineer shall research and provide alternate designs for Wimco-type inlet controls to fit the various types of inlets. 15. Additional inlet controls shall be provided for adjacent inlets on Galpin Boulevard and Street A. 16. Silt fence shall be installed around Outlot A along the east side between the pond the wetland. Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 22 of 27 17. Type 1 and Type 2 silt fence locations shall be specified on the plan. Type 2 silt fence shall be installed around all wetland areas and in the southeast comer of the site to protect the culvert under Galpin Boulevard. The silt fence shall be extended along the south side to close the gap in the silt fence. 18. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as-needed. 19. The estimated total SWMP fee, due payable to the City at the time of final plat recording, is $413,661. 20. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Carver County, Minnesota Pollution Control Agency (NPDES Phase II construction permit), Minnesota Department of Natural Resources (for dewatering), Army Corps of Engineers) and comply with their conditions of approval. 21. In lieu of parkland dedication and trail construction, full park fees shall be collected at the rate in force at the time of final plat for the proposed Chanhassen West Business Park. At current rates, the park fee would total $359,500 (35.95 x $10,000 per acre). 22. A demolition permit must be obtained before beginning demolition of any existing structures. 23. Retaining walls over four high must be designed by a professional engineer and a permit must be obtained prior to construction. 24. Provide a water service for Lot 6. 25. A 1O-foot clear space must be maintained around fire hydrants i.e., street lamps, trees, shrubs, bushes, Xcel Energy, Qwest, cable TV and transformer boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1. 26. Fire apparatus access roads and water supplies for fire protection is required to be installed. Such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternate methods of protection are provided. 27. The new proposed street will be required to have a street name. Submit proposed street name to Chanhassen Building Official and Chanhassen Fire Marshal for review and approval. 28. No burning permits will be issued for trees to be removed. Trees and shrubs must either be removed from site or chipped. 29. Fire apparatus access roads shall be designed and maintained to support the imposed load of fire apparatus and shall be surfaced so as to provide all weather driving capabilities. Pursuant to Minnesota Fire code Section 503.2.3. Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 23 0/27 30. Temporary street signs shall be installed on street intersections when construction of a new roadway allows passage be vehicles. Pursuant to 2002 Minnesota fire code Section 501.4. 31. Prior to final platting, storm sewer design data will need to be submitted for staff review. Depending on the size of the drainage area, additional catch basins may be required at that time. The storm sewer will have to be designed for a lO-year, 24-hour storm event. Drainage and utility easements will need to be dedicated on the final plat over the public storm drainage system including storm water ponds, drainage swales, emergency overflows, access routes for maintenance, over all existing wetlands, wetland mitigation areas, and buffer areas used as PVC. The minimum easement width shall be 20 feet wide. 32. The interior lot storm sewer will require private easements to be dedicated where the sewer crosses from one lot to another. 33. Private utility easements are required for the sanitary sewer and water lines that serve Lot 4 but go through Lot 5. 34. The sanitary sewer and water hookup charges will be applicable for each of the new lots. The 2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. 35. On the site plan: a. Revise the cul-de-sac pavement radius to 48 feet. b. Revise the parking driveway aisle from 24 feet to 26 feet wide. c. Revise the public street width from 32 feet to 36 feet wide. d. Increase the full access width off Galpin Boulevard to 44 feet and create three lane access. e. Shift Lots 1 and 8 easterly access further toward the west and realign the across each other. f. Show at least one, 6-foot wide, side walk along the public street. g. Show the access off Galpin Boulevard turning curb radius. h. Realign lot 5 access perpendicular to the shared driveway. 1. Show street lights. J. Show handicap parks and ramps. 36. On the grading plan: a. Extend silt fence type between the storm pond and Outlot A. Silt fence Type II must be used adjacent to wetlands and storm pond. b. Revise contour lines to match 3:1 maximum slope and tie the proposed contour lines with the existing contours for Lots 4, 5, south of Lot 2 and northeast of Lot 1. c. Show the proposed contour lines for Lot 6. d. Show all retaining walls top and bottom elevations. e. Show all emergency overflows (EOF). The EOF must be 1.5' lower than the adjacent lowest floor. Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 24 of 27 f. Revise Lot 6 parking slope to 0.7% minimum. g. Add a note to remove any existing structure and access off Galpin Boulevard and all disturbed areas, as a result of construction, must be seeded and mulched or sodded immediately after grading to minimize erosion. h. Show 75-foot minimum construction rock entrance. 1. No retaining walls structure is allowed within public street and/or public utility easements, revise accordingly. J. Show 20-foot utility easement for the storm sewer between Lots 2 and 3 37. On the utility plans: a. Show all existing and proposed drainage and utility easements. b. Show the proposed sanitary and storm sewer stubs inverts. c. Add storm sewer schedule. d. Public storm sewer pipe type must be RCP and 15-inch minimum diameter. e. The last street accessible storm manhole (STMH#2) must be built with a sump. f. Revise sanitary sewer pipe from DIP to PVC-C900. g. On the utility profile show all sewer and pipe crossings. h. Minimum vertical separation must be 18 inches between watermain and sewer. 1. Call out watermain fittings 38. Any retaining wall over four feet in height must be designed by a registered Civil Engineer in the state of Minnesota with an approved safety fence on top of it. Also, it will require a building permit from the Building Department. 39. Add the following City of Chanhassen Detail Plate Nos. 1002,2109,21102204,3104,3109, 5201,5205,5214 and 5215. 40. Prior to final plat approval, a professional civil engineer registered in the state of Minnesota must sign all plans. 41. All of the ponds are required to be designed to National Urban Runoff Program (NURP) standards with maximum 3:1 slopes and a 10:1 bench at the NWL. 42. Cross-access easements for the shared driveway accesses must be obtained and recorded against the lots for each of the entrance drives. 43. Any off-site grading will require easements from the appropriate property owner. 44. Public utility improvements will be required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Detailed construction plans and specifications will be required at the time of final platting. The applicant will also be required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building permit issuance. Permits from the appropriate regulatory agencies must be obtained, including but Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 25 of 27 not limited to the MPCA, Department of Health, Watershed District, Carver County, MnDOT, etc. 45. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes and traffic control plans. The applicant should be aware that any off-site grading will require an easement from the appropriate property owner. 46. All private streets are required to have 24-foot wide paved streets from back-of-curb to back- of-curb, be built to a 7-ton design and contained within a 40-foot wide private easement. At the completion of the project, the developer will be required to submit inspection/soil reports certifying that the private streets were built to a 7-ton design. 47. Six-foot wide sidewalks are required. 1 g. :\.11 I'llmS HUlst ~@ sigll@s ~j' a n~ gist@f@S @Ilgill@@r ill tk@ stat@ af MiRR@s8ta.(duplicates condition 40) 49. All of the proposed building pads must have a rear yard elevation at least three feet above the HWL of the adjacent ponds. 50. Installation of the private utilities for the site will require permits and inspections through the City's Building Department. 51. Comply with Carver County memo dated June 28, 2005 and revise the plans accordingly. 52. Revise plan sheet size to 24 x 36 using scale 50. 53. The developer shall ~ dedicate Outlot C to the City for open space purposes @tl and dedicate a conservation easement over Outlot C. 54. The applicant shall work with staff to resolve any drainage issues with Lot 2 in Trotters Ridge and Lots 5, 6 and Outlot C of the development." C. "The Chanhassen City Council approves Pllmllillg CaHuRissi81l f@@8mm@IlSB llI'I'F8':al 8f the Wetland Alteration Permit to fill and alter wetlands within the development, plans prepared by Schoell & Madson, Inc., dated June 17, 2005, subject to the following conditions: 1. A no loss determination shall be completed for Basin F 31-34. 2. Exemption requests shall be completed for Basins F 51-80 N, Basin F 91-97 and Wetland A. 3. Wetland replacement shall occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). A Minnesota Local/State/Federal Application Form for WaterlWetland Projects (Parts I and II) shall be submitted for the proposed project. The Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 26 of 27 application shall include sequencing discussions and sequencing flexibility requests, if applicable. The applicant must receive approval of a wetland replacement plan prior to or concurrent with final plat approval and prior to wetland impacts occurring. 4. A five-year wetland replacement monitoring plan shall be submitted. The replacement monitoring plan shall include a detailed management plan for invasive non-native species, particularly purple loosestrife and reed canary grass. The plans shall show fixed photo monitoring points for the replacement wetland. The applicant shall provide proof of recording of a Declaration of Restrictions and Covenants for Replacement Wetland. 5. Several corrections must be made to the Wetland Mitigation Plan (sheet 10 of 13): a. Wetland A is shown as an impact area. Upon finalization of exemption paperwork, mitigation will not be required for this wetland; b. Wetland C (Basin F 87-90) is 0.05 acres in area; and c. Wetland D (Basin F 81-86) is 0.09 acres in area. 6. A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) shall be maintained around all wetlands and proposed wetland mitigation areas. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant shall install wetland buffer edge signs, under the direction of City staff, before construction begins and must pay the City $20 per sign. All structures (including parking lots) shall maintain a 40-foot setback from the edge of the wetland buffer. 7. The applicant shall submit a letter of credit equal to 110% of the cost of the wetland creation (including grading and seeding) to ensure the design standards for the replacement wetland are met. The letter of credit shall be effective for no less than five years from the date of final plat approval. The applicant shall submit a cost estimate for wetland creation (including grading and seeding) so the City can calculate the amount of the wetland creation letter of credit. 8. Drainage and utility easements a minimum of 20 feet in width shall be provided over all existing wetlands, wetland mitigation areas, buffer areas used as PVC and storm water ponds. 9. Silt fence shall be installed around Outlot A along the east side between the pond the wetland. 10. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Carver County, Minnesota Pollution Control Agency (NPDES Phase II construction permit), Minnesota Department of Natural Resources (for dewatering), Army Corps of Engineers) and comply with their conditions of approval." ATTACHMENTS 1. Findings of Fact. 2. Development Review Application. Chanhassen West Business Park Planning Case 05-23 July 19, 2005 Page 27 of 27 3. Reduced Copy Existing Conditions. 4. Reduced Copy Preliminary Plat. 5. Reduced Copy Preliminary Site Plan. 6. Reduced Copy Wetland Mitigation Plan. 7. Reduced Copy Concept Landscape Plan. 8. Memo from Bill Weckman (Carver County) to Robert Generous dated 6/28/05. 9. Letter from Pete May (Sprint) to Robert Generous dated 6/23/05. 10. Public Hearing Notice and Affidavit of Mailing. g:\plan\2005 planning cases\05-23 chanhassen west business park\staff report preliminary pud.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION INRE: Application of Eden Trace Corp. for a Rezoning of property from A2, Agricultural Estate District, to PUD, Planned Unit Development for an Office-Industrial Park, Subdivision approval for eight lots, three outlots and associated right-of-way, and a Wetland Alteration permit to fill and grade wetlands on site - Chanhassen West Business Park. On July 19,2005, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of Eden Trace Corp. for rezoning, preliminary plat approval and wetland alteration permit for the referenced property. The Planning Commission conducted a public hearing on the proposed development preceded by published and mailed notice. The Planning Commission heard testimony from all interested persons wishing to speak and now makes the following: FINDINGS OF FACT 1. The property is currently zoned A2, Agricultural Estate District. 2. The property is guided in the Land Use Plan for Office/Industrial use. 3. The legal description of the property is: (see Exhibit A) 4. The Subdivision Ordinance directs the Planning Commission to consider seven possible adverse affects of the proposed subdivision. The seven (7) affects and our findings regarding them are: a. The proposed subdivision is consistent with the zoning ordinance; b. The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; c. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development; d. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; e. The proposed subdivision will not cause environmental damage; 1 f. The proposed subdivision will not conflict with easements of record; and g. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: 1. Lack of adequate storm water drainage. 2. Lack of adequate roads. 3. Lack of adequate sanitary sewer systems. 4. Lack of adequate off-site public improvements or support systems. 5. The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse affects of the proposed amendment. The six (6) affects and our findings regarding them are: a. The proposed action has been considered in relation to the specific policies and provisions of and has been found consistent with the official City Comprehensive Plan. b. The proposed use is compatible with the present and future land uses of the area. c. The proposed use conforms with all performance standards contained in the Zoning Ordinance. d. The proposed use will not tend to or actually depreciate the area in which it is proposed. e. The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. f. Traffic generation by the proposed use is within capabilities of streets serving the property. 6. The planning report #05-23 dated July 19,2005, prepared by Robert Generous, et aI, is incorporated herein. RECOMMENDA TION The Planning Commission recommends that the City Council approve the preliminary Planned Unit Development, Preliminary Plat and Wetland Alteration permit. ADOPTED by the Chanhassen Planning Commission this 19th day of July, 2005. CHANHASSEN PLANNING COMMISSION BY: Its Chairman g:\plan\200S planning cases\OS-23 chanhassen west business park\findings of fact chan w business park.doc 2 EXHIBIT A DF.SCRtPT1ON~ Thot port of the E:ast Holf (E 1/2) of the Southeost Quarter (SE 1/4).. Section 16. Township 116 North. Range 23 west. whic.ft lies South of tht NQrth 1065.41 feet. Yfe$t:erty Of the centerfine of Courrty State Aid Highway No. 19, and North of the South 100.00 feet;. ALSO .. Thot port of the Southwest Quartet- of the Southwest Quarter of Section 15, Township 118 North, R~e 23 west, lying westert,Y of the centerline of County state ~ Hlghwoy No.. 19 GOd nor.:fheny ..of the centerline cf. Count;)- stote Aid Highway No. 18. St!id property being' subject to easement for rocIdwoy plltposes for COunty State Aid Hig~oy 19 and County State Aid H"tghway 18. '" CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA ORDINANCE NO. ----- AN ORDINANCE AMENDING CHAPTER 20 OF THE CHANHASSEN CITY CODE, THE CITY'S ZONING ORDINANCE, BY REZONING CERTAIN PROPERTY THE CITY COUNCIL OF THE CITY OF CHANHASSEN ORDAINS: Section 1. Chapter 20 of the Chanhassen City Code, the City's zoning ordinance, is hereby amended by rezoning all property within the Chanhassen West Business Park from A2, Agricultural Estate District, to PUD, Planned Unit Development (Office/Industrial) District. Section 2. The rezoning of this property incorporates the design standards contained in the Planning Commission staff report dated July 19, 2005, as amended. Section 3. The zoning map of the City of Chanhassen shall not be republished to show the aforesaid zoning, but the Clerk shall appropriately mark the zoning map on file in the Clerk's Office for the purpose of indicating the rezoning hereinabove provided for in this ordinance, and all of the notations, references, and other information shown thereon are hereby incorporated by reference and made a part of this ordinance. Section 4. This ordinance shall be effective immediately upon its passage and publication. PASSED AND ADOPTED by the Chanhassen City Council this _ day of ,2005. ATTEST: Todd Gerhardt, Clerk/Manager Thomas A. Furlong, Mayor (Published in the Chanhassen Villager on ,2005.) ffiO . , i I t n!- , i f ifiUi : ' i ! r r ,I ~ril' )1 l ~I ~I ~I II iit! 1111111 i~ Ii i I ~ II! 11 1i,1; I ' II! I! 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