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4 Galpin Crossing Concept PUD CITY OF CHANHASSEN 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 WIIW,ci, chanhassen, mn .us I , .~t - MEMORANDUM TO: Todd Gerhardt, City Manager FROM: Bob Generous, Senior Planner DATE: ~ December 12, 2005 SUBJ: Concept PUD Approval - Galpin Crossing Planning Case #05-38 EXECUTIVE SUMMARY The applicant, Epic Development, has prepared a concept PUD for a ten-unit twin home development on the north side of West 78th Street and five, two-story office buildings development, including a bank with drive-thru facilities, with approximately 66,000 square feet of floor area. Staff is recommending that we add a condition requiring the applicant to wait to submit for the next phase of review until the Retail Market Study being initiated by the City is complete. The recommendations of the study should be incorporated into any future rezoning of the site. ACTION REQUIRED City Council approval requires a 4/5th vote of the entire City Council. PLANNING COMMISSION SUMMARY The Planning Commission held a public hearing on November 15, 2005, to review the proposed development. The Planning Commission voted 6 to 0 to approve the proposed PUD concept for the project with the list of issues specified in the staff report. The verbatim and summary minutes of the November 15,2005 Planning Commission are item la of the December 12,2005 City Council packet. RECOMMENDA TION Staff recommends adoption of the motion as specified on pages 9-12 in the staff report dated November 15, 2005. ATTACHMENTS 1. Memo from Dave and Lori Moser to Bob Generous dated 11/12/05. 2. Planning Commission Staff Report Dated November 15,2005. g:\plan\2005 planning cases\05-38 galpin crossing\executive summary.doc The City 01 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, 11-12-05 To; Bob Generous, Senior Planner, City of Chanhassen, MN From; Dave and Lori Moser, 7632 Ridgeview Way, Chanhassen, MN Subject; Galpin Crossing, Planning file 05-38 Bob; Thanks for taking the time earlier this week to review the proposed concept plan of Galpin Crossing. I am traveling on business next week and unable to attend the November 15 Chanhassen Planning Commission meeting, however I would like to have our thoughts on the proposal read at the meeting. Our family moved to Chanhassen in May 2004 based on the recommendations of family, friends, and Real Estate professionals. Our decision was based on the school system, services, along with the unique character and esthetics of the community. We are in support of intelligent planned smart growth and appreciate the opportunity to participate in the process to build and preserve the uniqueness of the Chanhassen community. Our interests in this, and all future projects in the area include; Maintain the existing natural flow and distribution of water in the Bluff Creek wetlands. o This basin has filled twice in the past year during heavy rains, overtopping the pedestrian path Attract businesses that fulfill the needs and esthetics of the community oWe seem to have a sufficient number of banks and office space, the though of an urgent care center seems appropriate given the proximity to Bluff Creek Elementary Preserve and maintain the unique wildlife refuge provided by the wetlands o We see deer, fox, and pheasants on a regular basis Support property values o Our decision to purchase our lot at a premium was based on privacy, view of wetlands, and knowledge that no future development can take place in the wetlands o Any future development that may be allowed adjacent to the wetlands should consider landscaping and berms to minimize any visual impact to the wetlands panorama Smooth traffic patterns oWe have a current traffic hazard from people exiting from the convenience/CVS store onto Gapin northbound, then U turning onto Galpin southbound at W 78th St. Manage the ratio of tax base revenue to services required o Attract higher value single family homeowners We and other concerned neighbors look forward to supporting a plan that accommodates these issues, and also to hear about the plans listed on the future planning commission agenda for the Bentz property. ~ z < U 1-1 ~ ~ ~ < < ~ < ~ ~ ~ 1-1 00. PC DATE: 11/15/05 o CC DATE: 12/12/05 CITY OF CHANHASSEN REVIEW DEADLINE: December 16, 2005 CASE #: 05-38 BY: RG,LH,ML,AM,JS,ST STAFF REPORT PROPOSAL: Request for Concept Planned Unit Development approval for a lO-unit twin home project and a 66,000 square-foot office development - GALPIN CROSSING. LOCATION: Northwest comer of the intersection of Highway 5 and Galpin Boulevard APPLICANT: Epic Development 9820 Skylane Eden Prairie, MN 55347 (612) 730-2814 John przymus 12174 176th Avenue Villard, MN 56385 PRESENT ZONING: Agricultural Estate District, A2 2020 LAND USE PLAN: Residential- Low Density ACREAGE: 13.94 acres DENSITY: 1.64 units/acre gross; F. A. R. 0.19 SUMMARY OF REQUEST: The applicant in proposing a Concept Planned Unit Development (PUD) for a lO-unit twin home project and a 66,000 square-foot office development. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City has a relatively high level of discretion in approving 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. Location Map Galpin Crossing Concept PUD Planning Case No. 05-38 NW Corner Highway 5 & Galpin Blvd. City of Chanhassen a / -------- Iter Bo~ I I I / I // i I (/ ! ' I \ I /' ! ~ \1" Coulter Boulevard /,/ -- :>CAm:ED Galpin Crossing Planning Case No. 05-38 November 15,2005 Page 2 of 12 PROPOSAL/SUMMARY The applicant, Epic Development, has prepared a concept PUD for a lO-unit twin home development on the north side of West 78th Street and five, two-story office building development including a bank with drive-thru facilities with approximately 66,000 square feet of floor area. Development of the southern parcel with anything other than low density residential uses will require a comprehensive plan amendment. The northern site (Parcel A) has a gross area of 6.09 acres. The southern site (Parcel B) has a gross area of 7.85 acres. Approval of the concept plan shall not obligate the city to approve the final plan or any part thereof, or to rezone the property to a planned unit development district. Rather, it provides a general framework to precede with the preliminary development plans on the project. The conditions identify specific areas of investigation that must be undertaken in furtherance of the project. Staff is recommending that the concept plan be approved subject to the recommendations contained in the staff report. BACKGROUND On October 13, 2003, the Chanhassen City Council approved the Concept Planned Unit Development (PUD) review for development of a recreational center or office on the eight (8) acres south of West 78th Street. The land north of West 78th Street, which was proposed for townhouse development, was not approved as part of the concept planned unit development. In 2000 and 2001, West 78th Street was constructed through the property, bisecting it into six and eight- acre parcels. Additionally, the city extended sanitary sewer for the BC-7 and BC-8 sanitary sewer subdistricts across the northern portion of the property. December 12, 1998, the Chanhassen City Council adopts the Bluff Creek Overlay District. December 1996, Bluff Creek Watershed Natural Resources Management Plan is completed. 1996, City Council adopts the Land Uses for the North 1995 Study Area, guiding this property for residential -low density use. In August 1995, the Highway 5 Corridor Land Use Design Study was completed. The bulk of the area was recommended for single-family residential. A portion of the Mills property (Arboretum Village site) was recommended for neighborhood convenience retail center, but only ancillary to office, institutional or multi-family residential. Highway 5 Corridor Design Standards adopted July 11, 1994. As part of the 1991 Comprehensive Plan, this property was included as part of the 1995 study area for determination of the land use of the property. Galpin Crossing Planning Case No. 05-38 November 15,2005 Page 3 of 12 On February 12, 1990, the Chanhassen City Council approved a zoning ordinance amendment making golf driving ranges interim uses in the A2 district. On November 16, 1987, the Chanhassen City Council approved a zoning ordinance amendment to permit golf driving ranges as a conditional use in the A2 zoning district and a conditional use permit for John przymus for a golf driving range and miniature golf course at the subject property. On November 4, 1985, the Chanhassen City Council revoked the conditional use permit for a golf driving range at the northwest comer of Highway 5 and Galpin Boulevard due to non-compliance with the conditions of the conditional use permit. On December 19, 1983, the Chanhassen City Council approved a conditional use permit for a golf driving range at the northwest comer of Highway 5 and Galpin Blvd. APPLICABLE REGULATIONS Chapter 18 Subdivisions Chapter 20, Article II, Division 2, Amendments Chapter 20, Article II, Division 6, Site Plan Review Chapter 20, Article IV, Conditional Use Permits Chapter 20, Article VI, Wetland Protection Chapter 20, Article VII, Shoreline Management Chapter 20, Article VIII, Planned Unit Development District Chapter 20, Article XXIII, Division 7, Design Standards for Commercial, Industrial and Office Development District Chapter 20, Article XXIX, Highway Corridor District Chapter 20, Article XXXI, Bluff Creek Overlay District PLANNED UNIT DEVELOPMENT The applicant is requesting concept PUD for a lO-unit twin home development and a 66,000 square- foot, five-building office complex. 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 create an office complex development and a twin-home development within the Bluff Creek Overlay District. 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, provides a transition of uses from the highway to the residential development to the north and preserves the Bluff Creek corridor. The proposed concept PUD assists in the furtherance of the following land use policies of the City of Chanhassen Comprehensive Plan: Galpin Crossing Planning Case No. 05-38 November 15, 2005 Page 4 of 12 . Chanhassen will strive for a mixture of development which will assure its financial well being. . Development will be encouraged within the MUSA line. . Encourage low density residential development in appropriate areas of the community in a manner that reinforces the character and integrity of existing single-family neighborhoods (the proposed twin homes would continue the development of twin homes in the southeast comer of the Vasserman Ridge development to the west of the site). . The plan should seek to establish sufficient land to provide a full range of housing opportunities. . The city will seek opportunities to provide transitions between different uses of different types. . The city will encourage the development of neighborhood service centers where appropriate. These will be developed as part of a mixed used development or a PUD. . Development should be phased in accordance with the ability of the city to provide services. The proposed concept PUD assists in the furtherance of the following housing policies of the City of Chanhassen Comprehensive Plan: . A balanced housing supply with housing available for people of all income levels. . A variety of housing types for people in all stages of the life cycle. . Housing development that respects the natural environment of the community while striving to accommodate the need for a variety of housing types and costs. DEVELOPMENT DESIGN STANDARDS As part of the preliminary development stage of the project, development design standards will be developed. This will include such items as uses, setbacks, building heights, building orientation, signage, landscaping and site furnishing, etc The following building and parking setbacks will be incorporated in the design standards: 70 feet from Highway 5,50 feet from West 78th Street and Galpin Boulevard, 20 feet from private street easements, 40 feet from the Bluff Creek primary zone boundary and wetland buffer edge and 30 feet from the western project perimeter. Hard surface coverage for the twin homes would be limited to 30 percent per lot. Hard coverage for the office sites is being proposed at 65 percent. Hard coverage for the office sites can be averaged over all of Parcel B. Galpin Crossing Planning Case No. 05-38 November 15, 2005 Page 5 of 12 The city is undertaking a market study to determine the need for additional commercial and office development within the community. This study will evaluate if there is additional need for commercial uses and the appropriate location for such uses. Initially, staff believes that if the concept plan is approved, the uses in this development shall be limited to banks with drive-through, medical offices and/or clinics, and offices. However, retail commercial uses are not appropriate for this location. SUBDIVISION REVIEW The proposed development will ultimately require subdivision review. At the next stage of development review, a preliminary plat for the project will need to be prepared in compliance with Chapter 18 of the Chanhassen City Code. All of the Bluff Creek Overlay District primary zone should be included as an Outlot. STREETS AND ACCESS Access to the office site is proposed via a right-inlright-out on Galpin Boulevard and full access via West 78th Street. It appears that internal access to both the twin homes and office development would be via private streets. Private street easements are 30 feet with a 20-foot pavement width for the twin homes and 40 feet with a 26-foot pavement width for the offices. Staff recommends that a traffic study be completed for the proposed development should the Planning Commission and City Council support the proposed office/bank uses on the south side of West 78th Street. The study must address the right-inlright-out access at Galpin, particularly if traffic exiting the site getting in the left turn lane at the Highway 5 intersection will conflict with vehicles entering the right turn lane to the Highway 5 intersection. The study must also address internal traffic circulation and provide recommendations for the minimum stacking distances from the common drive for access to the individual building sites. The Fire Marshall shall determine if the proposed cul-de-sac north of West 78th Street must be a minimum 91 feet in diameter to accommodate the turning movement of a fire truck UTILITIES City sewer and water is available to the site. A preliminary utility plan would be required as part of any future development review. GRADING. DRAINAGE AND EROSION CONTROL A preliminary grading, drainage and erosion control plan must be prepared. The plan does not identify any ponds within the development. The developer indicated that they would like to expand MNDOT's pond to the west to accommodate water quality and quantity requirements for the site. Staff recommends that the developer contact MNDOT as soon as possible to discuss this possibility before proceeding with the preliminary plans. Epic Development should be aware that MNDOT rejected another developer's proposal to expand a: MNDOT pond in the 212 corridor. Galpin Crossing Planning Case No. 05-38 November 15,2005 Page 6 of 12 Storm Water Management No storm water management facilities are currently proposed on-site. The proposed development is required to maintain existing runoff rates and meet National Urban Runoff Program (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 (minimum 20 feet in width) should be provided over all existing wetlands, wetland mitigation areas and storm water ponds. Erosion and Sediment Control Erosion and sediment control measures will be required in accordance with Chanhassen City Code and the Minnesota Pollution Control Agency's (MPCA) National Pollutant Discharge Elimination System (NPDES) Phase II Construction Permit. The contractor must secure an NPDES Phase II Construction Permit prior to beginning work on the project. Surface Water Management Fees This project will be subject to Surface Water Management Plan (SWMP) connection charges for water quality and water quantity. These charges are a function of the proposed land use as well as the size of the property in acres. Water quality credit is available for providing on-site water quality treatment of storm water. Other Agencies The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley- Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES Phase II Construction Site Permit), Minnesota Department of Natural Resources (for dewatering), Army Corps of Engineers, Minnesota Department of Transportation, Minnesota Department of Health) and comply with their conditions of approval. WETLANDS Existing Wetlands Three ag/urban wetlands exist on-site. Schoell & Madson, Inc. delineated the wetlands in June 2003. Basin 1 is a Type 2 wetland located in the west-central portion of the property south of West 78th Street. The wetland is dominated by reed canary grass and narrow leaf cattail. Basin 2 is a Type 2 wetland located in the west-central portion of the property, north of West 78th Street. The wetland is dominated by reed canary grass and smartweed. Galpin Crossing Planning Case No. 05-38 November 15,2005 Page 7 of 12 Basin 3 is a Type 2 wetland located in the northern portion of the property. The wetland is dominated by reed canary grass, smartweed, trembling aspen and box elder. On August 29, 2003, City staff issued a Notice of Wetland Conservation Act Decision for a wetland exemption for Basins 1 and 2. Aerial photography was reviewed by the City and the wetland basins on either side of West 78th Street were not present prior to the construction of West 78th Street. The wetlands were found to be a result of blockage of drainage along the south side of West 78th Street and concentration of runoff on the downstream (north) end of the culvert under West 78th Street. Wetland Replacement If non-exempt wetland impact is proposed, wetland replacement must occur in a manner consistent with the Minnesota Wetland Conservation Act (MR 8420). The City must approve a wetland replacement plan prior to wetland impacts occurring. A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) must be maintained around Wetland 3 and any required 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 must maintain a setback of at least 40 feet from the wetland buffer edge. BLUFF CREEK OVERLAY DISTRICT The City of Chanhassen established the Bluff Creek Overlay District by ordinance in 1998 to protect the Bluff Creek Corridor, wetlands, bluffs and significant stands of mature trees through the use of careful site design and other low-impact practices. This parcel is partially encumbered by the Bluff Creek Overlay District. The primary and secondary corridor boundaries and the 40-foot setback from the primary corridor are not shown on the plans. The plans should be revised to show the primary and secondary corridors and the setback. No alterations are allowed within the primary corridor or within the first 20 feet of the setback from the primary corridor. The grading plan should be revised to eliminate alterations within the primary corridor or within the first 20 feet of the setback from the primary corridor. All structures must meet the 40-foot setback from the primary corridor. The plans should be revised to show the ordinary high water level (OHW) for Bluff Creek, as well as the required 50-foot setback from the OHW. The goals set forth in the Bluff Creek Watershed Resources Management Plan (BCWNRMP) for the Lowlands Region are to be incorporated in the further development of the plan. Due to the location of the site in areas of wet soils, soil borings should be taken to determine the suitability of the site for development. Galpin Crossing Planning Case No. 05-38 November 15,2005 Page 8 of 12 LANDSCAPING AND TREE PRESERVATION The following landscape and tree preservation issues are applicable to the Galpin Crossings site: Parcel A Show Bluff Creek Primary Zone and setbacks. Habitat restoration/enhancement around wetland and Bluff Creek. Tree preservation calculations and landscape plan including reforestation and bufferyard plantings. Show existing trees outside of Primary Zone on landscape plan. Parcel B No overstory trees allowed under overhead utility lines. Show overhead utility lines on landscape plan. Tree preservation calculations and landscape plan including reforestation and bufferyard plantings. Meet parking lot landscape requirements. Meet bufferyard landscape requirements. Show existing boulevard trees along West 78th Street on landscape plan. PARKS AND RECREATION PARKS The property is situated within the park service areas of Sugarbush Neighborhood Park and the Chanhassen Recreation Center, a community park facility. No additional parkland dedication is required as a part of the Galpin Crossing proposal. TRAILS Two segments of the city's comprehensive trail plan are adjacent to and service the proposed development area-the West 78th Street trail and Galpin Boulevard trail. Internal sidewalk and trail connectors leading to these existing amenities should be made a condition of the approval of Galpin Crossing. In the absence of parkland dedication, it is recommended that Galpin Crossing pay full park dedication fees at the rate in force upon final platting. At today's rates, these fees would total $118,500 (10 units @ $4,000 each plus 7.85 acres @ $10,000 each). GENERAL SITE PLAN/ARCHITECTURE The development will need to comply with the development design standards to be developed as part of the preliminary and final development plan for the Galpin Crossing Planned Unit Development. It appears that the development proposes limiting building heights to two stories. Galpin Crossing Planning Case No. 05-38 November 15, 2005 Page 9 of 12 Staff is concerned that the applicant is proposing the use of five office buildings. Building square footages should be consolidated in a maximum of three building pads. This should permit additional pedestrian and green space to be incorporated within the project. The development should also provide pedestrian connections from the interior of the project to the trail system on West 78th Street and Galpin Boulevard. The applicant has proposed the use of interconnections between the building sites' parking areas. Staff supports this type of parking lot design. Cross access easements and cross parking agreements will be required of the development sites. The concept plan over-parks the proposed development by approximately 70 parking spaces. Staff recommends that the developer look at providing an opportunity for creating shared parking, through the appropriate selection of site users, to reduce the amount of parking within the development. MISCELLANEOUS 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. 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 commercial 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. A demolition permit must be obtained before beginning demolition of any existing structures. RECOMMENDA TION Staff and the Planning Commission recommends that the Phum.iRg C€HRmi88i0R City adopt the following motion and adoption of the attached findings of fact and recommendation: "The Chanhassen PlaRRiRg Cemmi88i0R nH~emm8Ra8 City Council approves the concept planned unit development a~~r0':al for a twin home and office development project located at the northwest comer of Highway 5 and Galpin Boulevard subject to addressing the following issues as part of the next phase of development review: 1. Development will require a land use amendment from residential to office for the southern eight acres, conditional use permit for development within the Bluff Creek Overlay District, preliminary Planned Unit Development, site plan review, and subdivision review with a variance for the private street. 2. The development needs to comply with the design standards for commercial, industrial and office institutional developments. Additional building detail needs to be provided to ascertain the quality of the proposed development. 3. Planned Unit Developments require that development design standards be developed for the project. Galpin Crossing Planning Case No. 05-38 November 15, 2005 Page 10 of 12 4. The following building and parking setbacks will be incorporated in the design standards: 70 feet from Highway 5,50 feet from West 78th Street and Galpin Boulevard, 25 feet from private streets, 30 feet from the western property line, 50 feet from Bluff Creek, 40 feet from the Bluff Creek Overlay district primary zone boundary and 40 feet from the wetland buffer edge. 5. Reduce the number of building sites proposed on parcel B. 6. Verify that all buildings would comply with the proposed and required setbacks. 7. The goals set forth in the Bluff Creek Watershed Resources Management Plan (BCWNRMP) for the Lowlands Region are to be incorporated in the further development of the plan. 8. Drainage and utility easements shall be provided over all existing wetlands, wetland mitigation areas, buffer areas used as PVC and storm water ponds. 9. A preliminary grading plan must be prepared. 10. A preliminary utility plan must be prepared. 11. The applicant must provide storm water calculations for any proposed subdivision. The development will need to provide storm water ponding on site for treatment prior to discharge into the wetlands or creek. The development must meet pre-development runoff rates for the 10 year and 100 year storm. On site storm water ponding must be sufficient to meet all city water quality and quantity standards. 12. Erosion and sediment control measures will be required in accordance with Chanhassen City Code and the Minnesota Pollution Control Agency's (MPCA) National Pollutant Discharge Elimination System (NPDES) Phase II Construction Permit. Type II silt fence shall be provided adjacent to all wetland fill areas, areas to be preserved as buffer or if no buffer is to be preserved, at the delineated wetland edge. 13. This project will be subject to Surface Water Management Plan (SWMP) connection charges for water quality and water quantity. 14. A MnDOT and Carver County permit will be required for access to the site. 15. The applicant will need to submit a survey showing existing trees and woodlands along with canopy coverage calculations and proposed reforestation. 16. The applicant will be required to pay park fees pursuant to city ordinance. 17. The applicant will need to provide pedestrian connections internally between the buildings and from the site to adjacent trails and sidewalks. Galpin Crossing Planning Case No. 05-38 November 15,2005 Page 11 of 12 18. A wetland buffer 16.5 feet in width must be maintained around the wetland basin. Wetland buffer areas shall 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 shall maintain a 40 foot setback from the edge of the wetland buffer. The grading and erosion control plan shall show the actual wetland buffer widths proposed to meet the minimum average buffer width requirements as well as the 40 foot wetland buffer setback. 19. The Bluff Creek corridor primary zone boundary and required buffer and setback will need to be incorporated on the plans. 20. All of the Bluff Creek Overlay District primary zone should be included as an Outlot. 21. The Bluff Creek corridor primary zone boundary and the required setback shall be indicated on the grading plan. 22. The development will require a landscaping plan. Staff recommends that significant landscape screening and berming be incorporated along Highway 5 as well as West 78th Street. 23. The developer will need to locate all significant trees on the site and provide a calculation of existing canopy coverage as well as proposed tree removal. 24. The following landscape and tree preservation issues are applicable to the Galpin Crossings site: Parcel A Show Bluff Creek Primary Zone and setbacks. Habitat restoration/enhancement around wetland and Bluff Creek. Tree preservation calculations and landscape plan including reforestation and bufferyard plantings. Show existing trees outside of Primary Zone on landscape plan. Parcel B No overs tory trees allowed under overhead utility lines. Show overhead utility lines on landscape plan. Tree preservation calculations and landscape plan including reforestation and bufferyard plantings. Meet parking lot landscape requirements. Meet bufferyard landscape requirements. Show existing boulevard trees along West 78th Street on landscape plan. 25. Galpin Crossing shall pay full park dedication fees at the rate in force upon final platting. 26. The commercial buildings are required to have an automatic fire extinguishing system. 27. The plans must be prepared and signed by design professionals licensed in the State of Minnesota. Galpin Crossing Planning Case No. 05-38 November 15, 2005 Page 12 of 12 28. A demolition permit must be obtained before beginning demolition of any existing structures. 29. 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. 30. 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. 31. The developer shall have soil borings made to determine the suitability of the site for development. 32. A traffic study shall be completed for the proposed development. 33. The applicant shall not submit for preliminary review until the Retail Market Study has been completed by the City. " ATTACHMENTS 1. Findings of Fact and Recommendation. 2. Development Review Application. 3. Reduced Copy Concept Plan. 4. Public Hearing Notice and Mailing List. g:\plan\200S planning cases\OS-38 galpin crossing\staff report concept pud.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of Epic Development for Concept Planned Unit Development approval - Planning Case No. 05-38. On November 15,2005, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of Epic Development for Concept Planned Unit Development approval for a lO-unit twin home project and a 66,000 square-foot office development property located at the northwest comer of Galpin Boulevard and Highway 5. The Planning Commission conducted a public hearing on the proposed Planned Unit 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 Agricultural Estate District, A2. 2. The property is guided in the Land Use Plan for Residential- Low Density. 3. The legal description of the property is: (see attached Exhibit A for Parcels A and B) 4. The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse affects of the proposed PUD. 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 to be consistent with the official City Comprehensive Plan. b) The proposed use is or will be compatible with the present and future land uses of the area. c) The proposed use will conform 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. 1 t) Traffic generation by the proposed use must be determined to be within capabilities of streets serving the property. 5. The planning report #05-38 dated November 15, 2005, prepared by Robert Generous, et aI, is incorporated herein. RECOMMENDA TION The Planning Commission recommends that the City Council approve the Concept Planned Unit Development. ADOPTED by the Chanhassen Planning Commission this 15th day of November, 2005. CHANHASSEN PLANNING COMMISSION BY: Its Chairman g:\plan\2005 planning cases\05-38 galpin crossing\findings of fact.doc 2 EXHIBIT A PARCEL A: That part of the southwest Quarter of the southwest Quarter of section 10, Township 116, Range 23 and the Northwest Quarter of the Northwest Quarter of scction 15, Township 116, Range 23, Carver County, Minnesota, described as follows: Beginning at the southwest comer of said section 10; thence on as assumed bearing of North 1 degree 56 minutes 40 seconds west along the West line of said Southwest Quarter, a distance of 1026.89 feet; thence south 79 degrees 32 minutes 20 seconds East, a distance of 177.77 feet; thence south 86 degrees 32 minutes 20 seconds East, a distance of 100.40 feet; thence south 78 degrees 32 minutes 20 seconds East, a distance of 194.14 feet; thence south 74 degrees 32 minutes 20 seconds East, a distance of 150.00 feet; thence south 47 degrees 17 minutes 20 seconds East, a distance of 75.43 feet; thence North 82 degrees 42 minutes 40 seconds East, a distance of 74.98 feet; thence south 58 degrees 17 minutes 20 seconds East, a distance of 84.58 feet; thence south 89 degrees 17 minutes 20 seconds East, a distance of 164.63 feet; thence south 18 degrees 17 minutes 40 seconds west, a distance of 824.19 feet to the northerly right of way line of Trunk Highway 5; thence North.85 degrees 54 minutes 50 seconds West along said northerly right of way, a distance of 33.08 feet; thence south 56 degrees 40 minutes 55 seconds West along said northerly right of way, a distance of 158.95 feet; thence North 85 degrees 54 minutes 50 seconds West along said northerly right of way, a distance of 518.22 feet to the west line of the Northwest Quarter of section 15, Township 116, Range 23; thence North 1 degree 37 minutes 50 seconds West along said west line of the Northwest Quarter, a distance of9.12 feet to the point of beginning. which lies northwesterly of that particular northwesterly right-of-way line of Parcel 216, as shown on MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 10-08, recorded as Document No. 265755 and as amended on MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 10-14, recorded as Document NO. 279658, described as follows: commencing at the southwest comer of said section 10; thence on an assumed bearing of North 1 degree 56 minutes 40 seconds west, along the west line of the Southwest Quarter of said section 10, a distance of 401.19 feet, to a particular right-of-way line of said parcel 216 and the point of beginning of the line to be described; thence North 47 degrees 18 minutes 16 seconds East a distance of 175.14 feet, to an angle point in said right-of-way line; thence North 47 degrees 18 minutes 19 seconds East a distance of 22.71 feet, to a point of curvature in said right-of-way line; thence easterly a distance of 662.60 feet, along a non-tangential curve concave to the south having a radius of 633.04 feet and a central angle of 59 degrees 58 minutes 14 seconds and having a chord of 632.76 feet which bears North 77 degrees 17 minutes 27 seconds East to an angle point in said right-of-way line; thence North 56 degrees 16 minutes 30 seconds East, not tangent to said curve a distance of 114.28 feet, to an angle point in said right-of-way line; thence North 22 degrees 13 minutes 10 seconds East, along said right-of-way line, a distance of 116.13 feet and said line there terminating. 3 PARCELB: That part of the Southwest Quarter of the Southwest Quarter of section 10, Township 116, Range 23 and the Northwest Quarter of the Northwest Quarter of Section 15, Township 116, Range 23, Carver County, Minnesota, described as follows: Beginning at the southwest corner of said section 10; thence on as assumed bearing of North 1 degree 56 minutes 40 seconds West along the West line of said Southwest Quarter, a distance of 1026.89 feet; thence south 79 degrees 32 minutes 20 seconds East, a distance of 177.77 feet; thence South 86 degrees 32 minutes 20 seconds East, a distance of 100.40 feet; thence south 78 degrees 32 minutes 20 seconds East, a distance of 194.14 feet; thence South 74 degrees 32 minutes 20 seconds East, a distance of 150.00 feet; thence south 47 degrees 17 minutes 20 seconds East, a distance of 75.43 feet; thence North 82 degrees 42 minutes 40 seconds East, a distance of 74.98 feet; thence South 58 degrees 17 minutes 20 seconds East, a distance of 84.58 feet; thence south 89 degrees 17 minutes 20 seconds East, a distance of 164.63 feet; thence south 18 degrees 17 minutes 40 seconds West, a distance of 824.19 feet to the northerly right of way line of Trunk Highway 5; thence North 85 degrees 54 minutes 50 seconds West along said northerly right of way, a distance of 33.08 feet; thence South 56 degrees 40 minutes 55 seconds West along said northerly right of way, a distance of 158.95 feet; thence North 85 degrees 54 minutes 50 seconds West along said northerly right of way, a distance of 518.22 feet to the west line of the Northwest Quarter of section 15, Township 116, Range 23; thence North 1 degree 37 minutes 50 seconds West along said west line of the Northwest Quarter, a distance of 9.12 feet to the point of beginning. EXCEPT that part of the above described property which lies northwesterly of that particular northwesterly right-of-way line of Parcel 216, as shown on MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 10-08, recorded as Document No. 265755 and as amended on MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 10-14, recorded as Document NO. 279658, described as follows: commencing at the southwest corner of said section 10; thence on an assumed bearing of North 1 de9ree 56 minutes 40 seconds West, along the west line of the Southwest Quarter of saId section 10, a distance of 401.19 feet, to a particular right-of-way line of said Parcel 216 and the point of beginning of the line to be described; thence North 47 degrees 18 mintues 16 seconds East a distance of 175.14 feet, to an angle point in said right-of-way line; thence North 47 degrees 18 minutes 19 seconds East a distance of 22.71 feet, to a point of curvature in said right-of-way line; thence easterly a distance of 662.60 feet, along a non-tangential curve concave to the south having a radius of 633.04 feet and a central angle of 59 degrees 58 minutes 14 seconds and having a chord of 632.76 feet which bears North 77 degrees 17 mintues 27 seconds East to an angle point in said right-of-way line; thence North 56 degrees 16 minutes 30 seconds East, not tangent to said curve a distance of 114.28 feet, to an angle point in said right-of-way line; thence North 22 degrees 13 minutes 10 seconds East, along said right-of-way line, a distance of 116.13 feet and said line there terminating. Also EXCEPT said Parcel 216. 4 10/14/2005 FRI 10:08 FAX ~ 002/003 FROM : FAX NO. : 321~7r;;;:2;':!;~~5S Oct. 13 2005 07:42PM Pi 10/13/2005 THU 14:37 FAX ~~~21~O~ Planning Case No.LJ5 ~ ~ CITY OF CHANHASSEN 7700 Market Boulevard - P.O. Sox 147 Chanhassen, MN 55317 - (952) 227-1100 CITY OF CHANHASSEN RECEIVED OCT 1 7 2005 DEVELOPMENT REVIEW APPLICATION CHANHASSEN PLANNING DEPT ....e.l:,,~~~.s..e.B!~T ........._..,..."..,..,......_..,......".."....,...~__.. ",.,............_..,.,,,.,.~..._..,,,....__........,""",,.__._.....................___._._...........___ Applicant NAme and Address: Owner NameAnd Address: EP)I! LLlf.J!g~pm/3NI .::;JoYN r'i2:Z lfmqs 9f3(}. 0 ~~t.t.::Jwc" J _-, A. I"?),J,- ...l::z.~..t.!.. J1i/e)(W:E~ I EJ?t!N Ptf!ld!l.e.....,w/J/ 55""-=:"'7 I V)Z-1-J;t~/l1Jv' G6-3B~ Contact: PEi1?&.I1Y1t- L R/t!~ Rt.M:I'tTZ- ,Contact:._~"" PJ2.b'i.i12!d.2 Phone: h1!J-7..5.0-~ J Fa)(:_._w., I PI"lone:.,,,..._ ~a ; :2002- Fax: Em~il: ~: "1t:J5/ 1 -_.,M....__""'__.._M_...__ ....,~....._.. ~_._...,._...__.._._e.......n...",.".-....._~........ ~_~..".... ............J ___~___ __I __.._.,,~ Comprohonsive Plan Amendment Temporary S3leil PGrmit __,_ Conditlonsl Us.c P()rmit Vacllt.ion of Right-ot-Way/Easements ,..__ IntGrlm US(:l P~rrnil ...........""'".".,,. VarIance ___,., Non-conforming UCie PCfll'iit Wetland AllGf'(:)tion Permit ..._~_ Planned Ul1it Devf~loptnent' Zoning Appeal Rezoning Zonil1g Ordinonce Amendmernt Sign Permlte _.,.~_...." Sign Plan RaviClW r---x".. ..-~....-._....._..~...,-_.."....,......---._._".._--...-_...._-..-.- Notlflc6Ition Slgl1.' - $75 .. $1 00 O~m3gl) Depo!>it X Escrow for Filing Fees/Attorney COllt... . $50 CUP/SPRNACNAR/WAtJ/Mates & BoundG . $450 Minor SUB TOTAL FEE $ Q2G;tO L_.....,."......" ,.......,','.,..................._......."...._....."...,.....__..._.._ An additional fee of $3.00 per address within the publlc hearing notification area will bt) iovoir:'..ed to the appllcant prior to lhO public hearing. · Twel1ly..~ix (26) tulloS/ze ~ oopies of tl,~ pl,\n~ mlJ~t 00 Aubmitted. IncludinQ ~n BW X "" rodu(:~d copy for escl' pran tlhCl!t along wilh " tlI.l:I.ik"\!.t.P.ID1 ill TifF-Group 'l ('.tif) fllr'ltlat. .. AppUCDl11 to oblnln 1l01ilicl;Itlan Gigo from City of ChLlnl~~::)I,l<:lJ1 Public Wor1<:s 3\ 1 C.91 1".:Irk RC)~d ~nd ins\ElII ,/pon $ubml(U11 <ll complet(id (lpplic~t1ol1. $100 dl!mtl~e dopor.ill0 b~ rllflmded 10 appllcont whc:fI ~i8n III returneO followlI1g City COuncil \lPprov~J. ... t::s.~rcw wi/! b" rl'J~l.Ijretl ror oWer "ppllc;)tionlllhrough thtl d~vtl't1rrnon( conlr!l~l. __.... Site Plan Review' Subdivision" B\Jilding material s<'Imples must be slJbmitt~d with $It~ "I~n r~vl€:lws. NOTE:: When multiple Qj)plicntlonll are procesfiod, the approprlato fuc :5hall bo charg&rl for eac.h applicatlon. CCAtlllED 1U/ 14/ ,UUn ~Kl 1U: U~ ~AA tgj UU3/UU3 FROM : FAX NO. : 3;;~12176222SS Oct. 13 2005 07:42PM P2 JO(l3/2005 TIIU 14: 38 FAX ~003/003 PROJmNA;l~f}~f'/IIL~~~ /' /,1--; Blvd. LOCATION: .. U...".,~...t)U.A/) ~..J;zd::~.'Id- l.EGAL DESCRIPTION; ----:2.GG /4..IIt!!;Ji.~_ -'-"''''''~~'"9../) TOTAL ACREAGE: _ /3" ~7--..,,,,,..,,-.- WETLANDS pr,ESENT: ~..._ YES NO PRI::SENT ZONING: ~ ~W . ReQVESTED ZONIN:;'."... f?e$> ~/I t i.t:.U_FJ/.. }5~'''--' PRESENT LAND USE DESIGNATION: ..........-........_.._.___.........\oon'o"....................,........... ......,~_~~'"........ _.n.'___.._............h.........\.'"""......____~_____......._~~_ REQUESTED LAND USE DESIGNATION: REASON FOR REQUEST: - kd,;/j __k~ ~~/ ?j~___!h~_~~, - ?tjw~ 'f{!;-'!!r:f !bo-o/~ _ ~~/"/'.Fn<L./ N~/iL~ '? R.l!&:~....__;3'.I};Nj2.. A~~/!..~___~....."..__..._ Tt1i$ tlPl'li~l:ltjon must be completed in full and be typewritten or clearly printed and lnust b~ oecornpanied by l;llllnformatlon and plans raqulred by applicqble City Ordinanco provisions. B~foro filing this appHetttion. you should confer with the PlannIng Departrnl!lI1t to detl';lrn'line the c.pec:lfIC ordinal1ce !'I.l'1d procGldural ~quirem~ntc> applicable to your application. A de!ermin81tion of completens61ll o( the appllcatlol1 shall be- m~de withIn 15 buslnO!ls daya ot application submittal. A written notice of gpplicotion deflclenciaij l>hall be /nailed to the applicMt wilhin 15 busIness day~ of application. Thi~ is to certify that I am 1Tl3king application for the d~scrlbed actiol' by the City and thlilll Glm respOl"1sible for complying with ull City r0qviremcnla with rGg~rd to thlll r~que$t. ThiB .'\ppllcation should be pro(;l~ss('!d In my name and I am tho party whom the City ehouJr.! contact regarding any metter pMtiining to this applicatloli. I have attached l) co~y of proof Of owMrnhlp (either copy of OWMr.s Dl.lplicate CertificslB of Title, Abstract of Title or purCh(lS(l agreement), or 1 am the authorized person to make thlll application and the fas owner has l>Il$o I'ligned thi$ application. I wjll kMP myself Informl3d of tho dtadlines for sUbmiaGion ot malarial and the progr~$G- of tills application. I further undcmtanc;l that additional 1\'105 m~y be charged (or consultIng fee:;, feCl&ibility studies, etc. with 81' estimate prior to any tUJlhOrizatlo~~~ ~ed with the stu . The documents ~nd Information I h(~v!i !lUbmitted ara true and COrflOlct 10 the best of my kno'Aed~ er. etApp;;;;;;;;" - -------- IE) ~ ~L~ /O/L/;3;~q_? Date . :1\)I;lnlformo\OoVC!Orl(TI/;I\! ~.."I~w AppJic~:lol1.DOC Rov. 4/0~ CCAflllED tnID r.: ~ ~l M -fil ~ th O~ U~ ~5i ~Z81 i;H z 51 JIll] II co tnil' 05::; fil !"liJ z- c ~Ji~ 0.:6 fiiil _CJl 3l .... !I~ l~! ~ ~.~~ a.. CJl OJ .2 +' ..- a::~ ...J"i)- 1 -10 CO It I a. I .. a~~ I .; J <(a: ~ .. !hii ~ Q) a... z Ii! 006 0 0 ~ i i~.' ~ti{ht cc Q & ~.. . om . ~ .tdo o a.. I ~ u ~ I i ~ d ~> I u ~ i i i iP " i .. n~G~ l ~ ~ s; ~ ~ ~J ~ ~ ~ i~ ~ 1_ tt . ~I ~ ~S~~~~:; ~~ il ~ ! ~ d ~ ~ z d~ II I 'il! I i n h~!H~ ~~n~n ~ 0 !< " ~ " ~ ~ ~ '~I~ ~ <i <i <! <i <! 2 ~ ;h i ~ ~ t t ~ ~L, ~i dHnn i ~ t ~ ~ t~g :I nl ~ ~ E ~ ~r~ i II: diU ~ !~ sE ~ UU2S ~ ~ " 0 2 ... Ih i!5 ~~~~~~~ . ~ :i! c d ~ i ~ II ~ I .~Hni ~ ~ II: .( "n ... III ni U 2 i ... n ... ... z u n~ I ... i t ... II: U ," 'IIi ~ CI C a: dsH~ . ~~~f: Il. c ~unn Il. ~ I I f J f _ J -~~ ~~ HIt a ~a ~~Ill~~ M~~~~ II r I lid " J a (;J ~ till. 2 ~ B~~~~ It) CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on November 3, 2005, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public Hearing for Galpin Crossing Concept PUD - Planning Case No. 05-38 to the persons named - on attached Exhibit "A", by enclosing a copy of said notice in an envelope addressed to such owner, and depositing the envelopes addressed to all such owners in the United States mail with postage fully prepaid thereon; that the names and addresses of such owners were those appearing as such by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate records. Clerk Subscribed and sworn to before me this 3,.,..1 day of ~rI'J'l"rY\ Qt' r- ,2005. ~y; ,TN~L<;UL/~ ''!. KIM T. MEUWISSEN I . 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Q) a. QJ E E U Q) (/J C rn 0 c U ~ 0 - ~uo~~_en~.!:oE c~g~'ffiQ)Q)cauQ) g~ctS2:E!Q)Q)uo~,~~~~C:~'~~~~ ~cnoc~rocn~E=~()U~~o.w<(cao.mcaw 0.. ... Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation 01 records, inlormation and data located in various city, county, state and lederal offices and other sources regarding the area shown, and is to be used lor relerence purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error Iree, and the City does not represent that the GIS Data can be used lor navigational, tracking or any other purpose requiring exacting measurement 01 distance or direction or precision in the depiction 01 geographic features. II errors or discrepancies are lound please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, Subd. 21 (2000), and the user 01 this map acknOwledges that the City shail not be liable lor any damages, and expressly waives ail claims, and agrees to delend, indemnify, and hold harmess the City Irom any and ail claims brought by User, its employees or agents, or third parties which arise out 01 the use~s access or use 01 data provided. <<NAME1 )) <<NAME2)) <<ADD1 )) <<ADD2)) <<CITY)) <<STATE)) <<ZIP)) ~0IJ~~~~l!~~::: Disclaimer This map is neither a legaily recorded map nor a survey and is not intended to be used as one. This map is a compilation 01 records, information and data located in various city, county, state and lederal offices and other sources regarding the area shown, and is to be used lor reference purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. II errors or discrepancies are found please contact 952-227-11 07. The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shail not be liable lor any damages, and expressly waives ail claims, and agrees to defend, indemnify, and hold harmless the City Irom any and all claims brought by User, its employees or agents, or third parties which arise out of the use~s access or use of data provided. <<Next Record))<<NAME1)) <<NAME2)) <<ADD1)) <<ADD2)) <<CITY)) <<STATE)) <<ZIP)) Public Hearing Notification Area (500 feet) Galpin Crossing Concept PUD Planning Case No. 05-38 NW Corner Highway 5 & Galpin Blvd. City of Chanhassen e / ~ l!!!.~~oulevard I I I I i I , ' I ----- I ~/ Coulter Boulevard ~/ JUSTIN C ANDERSON 7848 AUTUMN RIDGE AVE CHANHASSEN MN 55317 THEODORE F & MARLENE M BENTZ 7300 GALPIN BLVD EXCELSIOR MN 55331 ELDEN E & GLORIA ABOTT 7626 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317 STEVEN B BUJARSKI & SHARON L KING 2376 HARVEST WAY CHANHASSEN MN 55317 HANG CHAN & CHEUKWAI CHONG 2201 BANEBERRY WAY W CHANHASSEN MN 55317 CNBI LLC C/O CHAD EICHTEN 4930 OLIVE LN N PLYMOUTH MN 55446 PATRICIA S DEZIEL 2382 HARVEST WAY CHANHASSEN MN 55317 THEODORE A & ANGELA M ELLEFSON 7609 WALNUT CRV CHANHASSEN MN 55317 THOMAS E & HELEN E ERNST 7749 V ASSERMAN TRL CHANHASSEN MN 55317 MARK C GOODMAN 2370 HARVEST WAY CHANHASSEN MN 55317 STACY ANN BENNET 2388 HARVEST WAY CHANHASSEN MN 55317 GUY W & JUNE M BLESSING 7844 HARVEST LN CHANHASSEN MN 55317 THOMAS R BREKKE 2400 HARVEST WAY CHANHASSEN MN 55317 CARVER COUNTY HRA 705 WALNUT ST N CHASKA MN 55318 CHANHASSEN DEVELOPMENT LLC 1434 SALEM LN SW ROCHESTER MN 55902 CONVENIENCE STORE INVESTMENTS PO BOX 2107 LACROSSE WI 54602 RODNEY DORSCHNER 2396 HARVEST WAY CHANHASSEN MN 55317 DIANNE JANICE ERICKSON TRUSTEE OF TRUST 7735 V ASSERMAN TRL CHANHASSEN MN 55317 JEFFREY GIBBS 2402 HARVEST WAY CHANHASSEN MN 55317 ROBERT L GRIFFITH & GABRIELLE GRIFFITH 7739 V ASS ERMAN TRL CHANHASSEN MN 55317 LINDA D BENSON 2409 HARVEST WAY CHANHASSEN MN 55317 THOMAS S BLUSTIN 2394 HARVEST WAY CHANHASSEN MN 55317 JARED M BROGHAMER 7856 HARVEST LN CHANHASSEN MN 55317 CENTEX HOMES 12701 WHITEWATER DR SUITE 300 HOPKINS MN 55343 DAVID J & TASIA M CLOUTIER 2406 HARVEST WAY CHANHASSEN MN 55317 BRAD L & ELAINE N DALAGER 7847 AUTUMN RIDGE AVE CHANHASSEN MN 55317 DENNIS E & ELISSA K ELLEFSON 2194 BANEBERRY WAY W CHANHASSEN MN 55317 SUSAN M ERICKSON 2198 BANEBERRYWAYW CHANHASSEN MN 55317 MICHAEL J GLlGOR 7859 AUTUMN RIDGE AVE CHANHASSEN MN 55317 LARRY S & TERESA M HANSON 7734 V ASSERMAN TRL CHANHASSEN MN 55317 DAVID J & SUSAN A HAPPE 7850 HARVEST LN CHANHASSEN MN 55317 DAWN N HUEBERT 2372 HARVEST WAY CHANHASSEN MN 55317 CHERYLAJOHNSON 7861 AUTUMN RIDGE AVE CHANHASSEN MN 55317 BARBARA L KERN 2407 HARVEST WAY CHANHASSEN MN 55317 LINDA A KOENIG 7851 AUTUMN RIDGE AVE CHANHASSEN MN 55317 MARTIN J & JUDITH C LEFF 7745 VASSERMAN TRL CHANHASSEN MN 55317 MARK I & MAUREEN E MAGNUSON 7715 V ASSERMAN TRL CHANHASSEN MN 55317 RUTH H MITAL 7750 V ASSERMAN TRL CHANHASSEN MN 55317 JOHN OBREMSKI & GERALD F OBREMSKI 7851 HARVEST LN CHANHASSEN MN 55317 RALPH H PAMPERIN & BARBARA J ELSETH 7719 V ASSERMAN TRL CHANHASSEN MN 55317 MICHAEL HElEN 7832 HARVEST LN CHANHASSEN MN 55317 IND SCHOOL DIST 112 & CITY OF CHANHASSEN 11 PEAVEY RD CHASKA MN 55318 LONNIE G & JAN M JOHNSON 6706 PROMONTORY DR EDEN PRAIRIE MN 55346 CAROLYN M KLECKER 7863 AUTUMN RIDGE AVE CHANHASSEN MN 55317 KATHERINE M KORPI & JOANNE R SCHMIEG 7845 HARVEST LN CHANHASSEN MN 55317 LUNDGREN BROS CONSTRUCTION 935 WAYZATA BLVD E WAYZATA MN 55391 CARLOS J MEJIA & MARIA C MONTEALEGRE 7853 AUTUMN RIDGE AVE CHANHASSEN MN 55317 MODEL HOMES LLC 1997 TOPAZ DR CHANHASSEN MN 55317 KAREN ANN OLSON 7850 AUTUMN RIDGE AVE CHANHASSEN MN 55317 AMY M PEITZ 7846 AUTUMN RIDGE AVE CHANHASSEN MN 55317 MELISSA A HEIN 2193 BANEBERRYWAYW CHANHASSEN MN 55317 J P'S LINKS INC-JOHN PRZYMUS 12174176TH AVE VILLARD MN 56385 DIANE JULSON 7740 VASSERMAN TRL CHANHASSEN MN 55317 KLlNGELHUTZ DEVELOPMENT CO 350 HWY 212 E PO BOX 89 CHASKA MN 55318 THOMAS W & SHARON D KRAUS 7744 VASSERMAN TRL CHANHASSEN MN 55317 SALLY LYMAN 7730 V ASSERMAN TRL CHANHASSEN MN 55317 SHERI MELANDER-SMITH 2403 HARVEST WAY CHANHASSEN MN 55317 PAUL A & KIMBERLY MONSEN 2384 HARVEST WAY CHANHASSEN MN 55317 MATTHEW S OLSON & BRUCE R OLSON 2405 HARVEST WAY CHANHASSEN MN 55317 JOHN T & DIANE M PERRY 1380 THRUSH CT CHANHASSEN MN 55317 ROBERT M & PATRICIA L PETERSON 2398 HARVEST WAY CHANHASSEN MN 55317 TERRA L SAXE 7845 AUTUMN RIDGE AVE CHANHASSEN MN 55317 MICHAEL L & CAROLYN L SHIELDS 7759 V ASSERMAN TRL CHANHASSEN MN 55317 VASSERMAN RIDGE MASTER ASSOC cia LUNDGREN BROS CONST INC 935 WAYZATA BLVD E WAYZATA MN 55391 WALNUT GROVE HOMEOWNERS ASSN C/O GITTLEMAN MGMT CORP 1801 E 79TH ST SUITE 21 BLOOMINGTON MN 55425 JOHN D WILSON 2392 HARVEST WAY CHANHASSEN MN 55317 MARK A & SARAH L PLETTS 7517 BENT BOW TRL CHANHASSEN MN 55317 KIMBERLY A SCHABLlN 7857 AUTUMN RIDGE AVE CHANHASSEN MN 55317 BRIAN D SMITH 2197 BANEBERRY WAY W CHANHASSEN MN 55317 VASSERMAN RIDGE PROMENADE INC C/O LUNDGREN BROS CaNST INC 935 WAYZATA BLVD E WAYZATA MN 55391 JEFFREY M & TIFFANY M WEYANDT 7626 RIDGEVIEW WAY CHANHASSEN MN 55317 JULIA A WOLTER 7849 HARVEST LN CHANHASSEN MN 55317 DANIEL M RYAN & KAREN L THARALDSON-RYAN 13573 96TH PL N MAPLE GROVE MN 55369 BLAINE D SHANSTROM 7828 HARVEST LN CHANHASSEN MN 55317 KATHRYN T STODDART 7305 GALPIN BLVD EXCELSIOR MN 55331 SRI RAM VISWANATHAN & GAYATHRI SAM BAS IVAN 7614 RIDGEVIEW WAY CHANHASSEN MN 55317 CHRISTOPHER A WILLADSEN 2386 HARVEST WAY CHANHASSEN MN 55317 DENEEN D YOUNG 7852 AUTUMN RIDGE AVE CHANHASSEN MN 55317