24-01 PC packet itemProposed Preliminary Plat, Site Plan and Variance request for Market Street
Item
Addition; Redevelopment of the Chanhassen Cinema and Hotel. (Planning Case
24-01)
File No.
2024-01 Item No: B. I
Agenda Section
PUBLIC HEARINGS
Prepared By
Eric Maass, Planning Director
Applicant
Doers Companies
Present Zoning
Central Business District (CBD)
Land Use
Mixed Use
Acerage
Density
Chapter 18, Subdivisions
Chapter 20, Article 11, Division 3. Variances
Applicable
Chapter 20, Article 11, Division 6, Site Plan Review
Regulations
Chapter 20, Article 20- III "CBD" Central Business District
Chapter 20, Article 20-XX11L Division 20-XXIII-9 Design Standards for
Multifamily Developments,
b
Staff has, prepared two suggested motions for this planning case due to the Planning Commission's
variances and it's designated recommending body gnated decision making authority regarding
,C.apacity related to subdivisions and site plans. Provided below are each of the suggested motions.*
"The Planning Ad Commission acting as the City's Board of A eals and ustments approves the
pp i
requested build to zone variance and adopts the attached findings of fact and decision."
"The Planning Commission recommends approval of the requested preliminary plat and site plan
contingent on compliance with the city staff review memo and adopts a resolution finding the tax
increment financing plan for tax increment financing district number 13 is consistent with the City of
Chanhassen's, Comprehensive Plan."
6IMaMIJAM
The applicant is requesting preliminary plat, site plan, and a variance to the build to zone for the
construction of two mixed use buildings totaling 3 10 market rate apartment units and approximately
14,,882 square feet of leasable commercial space.
Roers Companies has applied to redevelop approximately four acres of property near the intersection of
West 78th Street and Market Boulevard. The four acres proposed consist of the Country Inn & Suites
anoi. the Chanhassen Cinema.
The plans submitted for the redevelopment include two buildings, which would include about 14,,000
square feet of first -floor commercial space to be used for restaurants, retail, or additional commercial
services. Upper stories would consist of approximately 3 10 market -rate apartments and amenity decks.
The buildings themselves have a variety of building heights,, including areas, that are one, two, five, and
six stories in height. The project would include approximately 408 structured underground parking
stalls, as well as surface parking to support residential and commercial uses.
In addition to the subdivision, site plan, and variance requests,, the applicant has submitted a request to
the city for Tax Increment Financing (TIF . Part of the review process for that request is the City's
Planning Commission reviewing the TIC Plan for conformance to the City's Comprehensive Plan as it
relates to land use. The T'IF plan outlines the proposed redevelopment of the site into a vertical mixed
use development consisting of both commercial space as well as residential uses which does align with
the City's Comprehensive Plan guidance for the parcels in question. As such, staff recommends that the
Planning Commission adopt the resolution included in your packet.
The City's Economic Development Commission (EDC) reviewed the financial aspects of the TIF
request at its meeting on January 9, 2024 and recommended approval of the! TIF request.
Timeline
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Staff recommends approval of the requested preliminary plat, site plan, and build to zone variance as
requested contingent upon compliance with the staff reports and recommends approval of the attached
resolution regarding the TIF plan.
ATTACHMENTS
.Development Review Application
Applicants Project Description
Architectural Site Plan. Sheets and Nest wilding Architectural Plans and Renderings
East Building Architectural Plans and Renderings
Civil and Landscape Plans
Planning Dept Staff Report - Subdivision, Site Plan, Variance Request
Engineering and Water .Resources Department StaffReport - Subdivision and Site Plan.
Variance Findings
.Parking Study
TIF Plan - Chanhassen TIF District No. 13
TIF Resolution -.Finding the TIC Plan for TIF District No. 13 is consistent with. the City's
Comprehensive Plan
Affidavit of Pubfic.Hearing Mailing
Project Communications Graphic
Public Comments
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division — 7700 Market Boulevard
Mailing Address — P.O. Box 147, Chanhassen, MN 55317
Phone: (952) 227-1100 / Fax: (952�) 227-1110
Submittal Date- 1/19/2024
PC Date: 2/20/2024
CC Date: 3/11/2024
I It "T K IV
01 11 �s EI.N
6iO-Day Review Date: 3/191/20 21.1
1�j ;p�p 111711111[ 7`11] 3o=
[:1
Comprehensive
Subdivision (SUB)
Create 3 lots or less ........................................ $500
El
Conditional Use Permit (CUP)
Create over 3 lots..
El ........... ..$1000 + $15 per lot
Single -Family Residence ................................
$325
lots)
El All Others ................................
$500
F-1 Metes & Bounds (2 lots) ................................... $300
F-1
Interim Use Permit (IUP)
F-1 Consolidate Lots .............................................. $1150
F-1 Administrative Subd., (Line Adjustment) .......... $1150
In conjunction with Single -Family Residence..
$325
F-1 Final Plat + $15 per lot ..................................
$700*
All Others .........................................................
$500
*(includes $4,50 escrow for attorney costs)
F-1
Rezoning (RE,Z)
*Additional escrow may be required for other applications
n
El Planed Unit Dem velopent (PUD) ..................
$750
through the development contract.
El Minor Amendment to, existing IPUD .................
$100
El
Vacation of Easements/Right-of-Way (VAC) ........
$300
El All Others .........................................................
$500
(Additional recording) fees may apply)
F-1
Sign Plan Review ...................................................
$150
FO-1
Variance (VAR) ....................................................
$200
F0
Site Plan Review (SPR)
El
Wetland Alteration Permit (WAP)
F-1 Administrative ..................................................
$100
[:1 Single-Family Residence ...............................
$150
F0 Commercial/Industrial Districts* ......................
$500
El All Others .......................................................
$275
Pllus $10 per 1,000 square feet of building area.-
Appeal of Administrative Decision ........................
$200
,
(14882 thousand square feet)
*Include number of existin employees:
*Include number of new employees:
F-1
Zoning Ordinance Amendment (ZOA) .................
$500
F-01 Residential Districts .........................................
$500
Plus $5 per dwelling unit ( I units)
NOTE: When multiple applications are processed concurrently, the appropriate fee shall be charged for each application.
Al Notification Sign (City to install and remove) ...................................................................................................................... $200
Al Property Owners' List within 500' (City to generate after pre -application meeting) .................................................. $3 per address
(_ addresses)
Escrow for Recording Documents (check all that appily) ....................................................................... $ per document
F] Conditional Use Permit - $50 El Interim Use Permit $50 Site Plan Agreement - $85
F]
] Wetland Alteration Permit - $50 El Easements easements) $85 Vacation - $85
Variance - $50 El Metes & Bounds Sub (2 deeds) $250 Deeds - $100
TOTAL FEE:
• INTO 0 0=1 I
1,roperty Address, or Location. SEE SIRTET
t,
1111arcel #: SEE SURVEY Legal Description: SEE SURVEY
. SEE SURVEY
'Total Acreage.
Present Zoni I ng: CBD
Wetlands Present.? R Yes RN N#
Present Land Use Designatiom Commercial
Existing Use of Property. TheateryHotel
'-Ox"equested Zoning: i1oi change requested
W No change requeste-'
_-xequested Land Use Designation: 'A
FN-1 Check box if separate narrative is attached.
Name: Roers Companies Contact: Nick Asta
Address: Two Carlson Parkway, Suite 400 Phone:
City/State/Zip: Plymouth, MN 55447 Cell: 651-252-70,19
Email: nick.asta@roerscompanies.com Fax:
N �i ck Asta Digitally signed by Nick Asta 1/19/2024
Signature: Date: 2024.01.22 09:53:44 -06'00' Date:
PROPERTY OWNER: In signing this application, II, as property owner, have full legal capacity to, and hereby do,
authorize the filing of this application. I understand that conditions of approval are binding and agree to be bound by those
conditions, subject only to the right to object at the hearings or during the appeal periods. I will keep myself informed of
the deadlines for submission of material and the progress of this application. I further understand that additional fees may
be charged for consulting fees, feasibility studies,, etc. with an estimate prior to any authorization to proceed with the
study. III certify that the information and exhibits submitted are true and correct.
Name: See accompanying letters of authorization Contact:
Address: Phone:
City/State/Zip: Cell:
Email: Fax:
Signature: Date:
PROJECT ENGINEER (if applicable)
Name: ESG Architecture & Design Contact: Bob token
Address: 500 Washington Ave S, Suite 1080 Phone:
City/State/Zip: Minneapolis, MN 55415 Cell: 917-754-2542
Email: bob. loken@esgarch.com Fax:
Who should ireceive copies of staff reports?
*Other CoMact Information:
F-1
Property Owner
Email
Name:
FMW
Applicant
Email nick.asta@roerscompanies.com
Address:
FMW
Engineer
Ema il bob.loken@esgarch.com
City/State)Zip:
F-1
Other*
Email
Email:
INSTRUCTIONS TO APPLICANT-. Complete all necessary form fields, then seilect SAVE FORM to save a copy to your
,ievice. PRINT FORM and deliver to city along with �required documents and payment. SUBMT FORM to send a digita�
copy to the city for processing.
M 6 i
9 ID: 25-11-90-030: Chanhassen Lodging, LLC (Parking)
9 ID: 25-11-90-010: Chanhassen Lodging, LLC (Hotel/Parking)
9 ID: 25-11-90-040: Chanhassen Lodging, LLC (Parking)
i Chanhassen Lodging, w
0 ID: 25-11-80-010: Chanhassen Lodging, LLC (High Timber Lounge)
0 ID: 25-44-60-011: Chanhassen Lodging, LLC (Sliver west of'Theater)i
9 ID: 25-28-30-010: Chanhassen Lodging, LLC (Theater)
R * - A I NOW
Preliminary Plat
Final Flat (later)
Site Flan
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The development site sits within a super -block bounded by 78th Street to the north, Market Boulevard to
the west, Market street to the south and Great Plains Boulevard to the east. This block, measuring 70'
north to south and over Xmile east to west is unbroken by any roads. Several parcels have no frontage
on a public right of way and rely on access easements through adjacent parcels.. The large amount of'
grade change from north to south further inhibits access through the superblock. One of the primary
urban design goals of the proposed development is to provide more legible connections through the
site. Toward that goal, the development is split into two buildings separated by an extension of Laredo
Drive to the southern boundary of the development site. This extension of Laredo give will be sloped to
the maximum practicable extent in order to facilitate a future further extension of' Laredo south to
Market street, if and when the property to the south is redeveloped.
Within the two buildings, spaces at the street level are organized to minimize the visual impact of
automobiles and promote walkability. Retail spaces and residential support spaces line 78th street and
the Laredo give extension.. Walk-up to nhomes line the west side of the west Building.. structured
parking is located behind these active uses at street level and below grade. Below a 51-stall surface
parking lot in the northwest corner will be underground stormwater tanks.
Sidewalks will line all streets, and planted boulevards with canopy trees will be provided wherever
possible, both to provide shade for pedestrians and to create a buffer between the street and sidewalk.
All retail spaces will have their primary entrances facing the street. Customers will park either in the
northwest surface lot or within the street -level structures parking garage in the west building. Two
paseos allow pedestrian access from the customer sparking area to 7th Street and the business
entrances.. The retail space on the corner of' 7th and Market is designed to house a restaurant including
a covered, outdoor dining terrace facing the corner and the new City Hall building.
E"�
The development team's design goal is to create an architecture suited to a mixed use downtown. Along
78 th Street, the retail spaces are expressed in one- and two-story volumes. The upper floors of housing
are stepped back from this retail base.
The West Building is the larger of the two buildings and has more than 300' of frontage along 78 th Street,
similar in scale to the length of'a traditional city block. The massing of the building is sculpted into
several distinct volumes that help evoke the idea of a traditional town center made up of individual
buildings that have accreted over time. The two largest recesses in the f'agade coincide with the Ipaseos
that provide pedestrian connections from the customer parking to lath Street. These recesses help
provide way -finding to the paseos. Several upper -story step backs contribute to a varied cornice line.
The West Building features a large, west -facing outdoor recreational terrace along Market Boulevard. An
additional amenity space occurs at the upper level of the building affording views toward the Civic,
Center Campus.
The East Building is oriented toward Laredo Drive and is set back from 78 th Street, aligned with Aldi and
The Venue. This setback serves to maintain existing traffic patterns, namely the connection of' the Aldi
parking lot to Laredo Drive. Stormwater tanks serving the entire development sit below this parking lot.
Similar to the West Building, The north elevation of' the East Building is composed of'a one-story base of'
commercial storefronts, with several stories of housing above that are stepped back from the base. A
strategic upper story step back on the north facade accommodates an upper -level terrace and club room
that face north and west.
Due to the grade change across the site, the East Building's underground parking is gradually revealed
toward the south and on the south f'agade, the parking is lined with four walk-up flats with generous
patios.
In an effort to develop a compact, pedestrian -focused, vertically -mixed -use community in the Downtown
Mixed use character area, the development team is endeavoring to make the most efficient use of'
parking stalls both within the redevelopment parcels and among several adjacent parcels that have an
effective surplus of under-utilized parking. The proposed plan provides 467 stalls (of which 406 are
enclosed) on the development sites. In addition to these on -site stalls, there are several legal
agreements in place that allow the Cinema (East Building) parcel rights to parking stalls on adjacent
properties. The Chanhassen municipal code provides that for mixed use projects, parking requirements
shall be determined by the city based on the uses. A parking demand study is being prepared to
calculate the parking demand of the entire project, taking into account differing peak times generated by
different uses. Listed below are the off -site parking resources the development team proposes to use in
order to satisfy the development's required parking:
25 surface stalls south of the "cinema parcel" (East Building):
o An existing easement (Doc # A387167) allows the cinema parcel unrestricted use of 25
stalls. We propose to use these stalls for residents of the East Building.
0 103, enclosed stalls in the Southwest Transit parking garage:
o An existing easement (Doc #A662708) gives The Venue and Cinema parcels access to 103
stalls in the SW Transit parking facility but restricts use to weekends and weekday nights
between 6:,00 pm and 2:,00 am the following morning. This time restriction doesn't allow
these stalls to be effectively used for resident parking but the allowable times
correspond closely with the typical peak use of' guests of residents.. The development
team proposes to use 37 of' these stalls toward the combined 6S required guest stalls for
The Venue and East Building.
The "cinema parcel," has rights to park in the entire parking lot south of The Venue, but
overnight parking is restricted.
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THE CONTRACTOR AND SUBCONTRACTORS SHALL OBTAIN A COPY OF THE LATEST EDITIOr--
OF THE STANDARD SPECIFICATIONS OF THE LOCAL JURISDICTION AND STATE
DEPARTMENT OFTRANSPORTATION AND BECOME FAMILIAR WITH THE CONTENTS PRIOR
TO COMMENCING WORK. UNLESS OTHERWISE NOTED, ALL WORK SHALL CONFORM AS
APPLICABLE TO THESE STANDARDS AND SPECIFICATIONS,. I
3. PERFORM ALL WORK IN COMPLIANCE WITH APPLICABLE CITY REGULATIONS, STAT
CODES, AND O.S.H.A. STANDARDS. THE CONTRACTOR IS RESPONSIBLE FOR FURNISHIN
THE NECESSARY MATERIALS & LABOR TO CONSTRUCT THE FACILITY AS SHOWN AN
DESCRIBED IN THE CONSTRUCTIONDOCUMENTS, AND IN ACCORDANCE
SPECIFICATIONS AND REQUIREMENTS OF THE APPROPRIATE APPROVING AUTHORITIES. i
CONTRACTOR SHALL CLEAR AND GRUB ALL AREAS UNLESS OTHERWISE INDICATE
REMOVING TREES, STUMPS, ROOTS, MUCK, EXISTING PAVEMENT AND ALL OTHE
DELETERIOUS MATERIAL. I
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APPLICAOLE \%iEN THE III I11AL RAMP f
SECONDARY CURB RAMP LANDINGS AR
WHEN THE LONGITUDWAL RUNNING SL(
CONTRAC11ON; ITS SHALL BE CONSI
MSUAL JOINTS SHALL BE USED AT THI
ALL GRADE BREAKS WITHIN THE PAR !
SIDES OF A SLOPED WALKING SURFACI
TO ENSURE RAMPS ANDD LANDINGS ARI
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SEPARATELY POURED INITIAL LANDING!
WHEN SIDEWALK IS AT BACK OF CURB
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ALL RAMP TYPES SHOULD HAVE A MII
4' MINIMUM VADTH OF DETECTABLE WA
SHALL CONTINUOUSLY EXTEND FOR A
TO COVER THE ENTIRE PAP j WIDTH: OF
WAY WITH THE EXCEPTION OF 3 MIAXIMUM
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0 - 31 OFFSET IS ALLOWED.
WH lAlICI LlkZ�
GREATER THAN 20 FEET.
RECTANGULAR DETECTABLE WARNINGS
DETECTABLE WARNIN�GS SHALL BE SET]
0 MATCH FULL HOGHT CUIRB.
M 4' MINIMUMI DEPTH LANDING RECKAR
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A 7' MIN TOP RADIUS GRADE BREA
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W Sm SLOPES ON FANS SHALL ONLY
EVALUATED AND, DEEMED IMPRAcnc
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CONTRACTOR TO
�FIELD VERIFY
LOCATION, SIZE AND
PIPE b'-,W7ERMA,L
ral
0 1 lilimp
-----------------
Lifting loopis or other approved lifting dev'1ces.
3 l'ift'I'ng loops spaced at 120 degirees apart
.#jnd must not interfere w"Ith barrel sect'ion.
Reinforce in each direction. See table for
spacing requirements. 2
lawMISILMNINITIA
MONO�LITHIC�/PRECAST CONCRETE
BASE THICKNESS
STRUCTURE::
OUTSIDE
MINIMUM
REIN�F,
APPROX,
SIZE
DIAMETER
T
SPACING
(INCHES)
WEIGHT
(INCHES)i
(INCHES)
THICKNESS
(LBS)
......................................................................................................................................................................
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................................ ( I N Q H E S ) .......................
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INSULATION M�INIM�UM
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THE ENGINEER.
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ENCAPSULATED MAGNET
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wila'Am
COPPERHEAD
WAX PACK
TAPIED TO TUB
ABS RIGID
PLASTIC
PENTAGON
FiEAD BOLT
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ONTO BlOix
�- 3.48" -�
TRACER
WIRE
T-ER,
TWO -TERMINAL SWITCHABLE LID
119.1 111 W, PSI
0
ings (See Plates 21101 & 211)
6i it Coscrete Colkwi
inhole steps shall be
vienah R-1981J, 16" on center.
.eps Shall be on Downstream�
de Unless Pipe Diameter is
Of -
!) or Larger
manhole Joints to be rubber
�sketed per ASTM C443.
-ecast, Inverts Must be 1/2 of
pe Diameter and Benches
oped 2'1' Toward the Invert
obe cut off 4"! from the
- r1i 'de of the manhole wall.
,�y
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Iv��, VIM
M 0 D I1IJ 0!4 R C 0N C R E 1111
THE STORMTRAP DRAWINGS SHALL NOT BE ALTERED OR' MA
HOLE OR IN PART 'WITHOUT WRITTEN CONSENT OF STORMT
THESE DRAWINGS IS STRICTLY GRANTED TO YOU, OUR CLIE
SPECIFIED AND NAMED PROJECT ONLY. THESE DRAWINGS ARE
REFERENCE ONLY AND SHALL NOT BE USED FOR MANUFACTURIN
1. STORMITRAP SHALL BE INSTALLED IN ACCORDANCE WITH ASTM C891 (STANDARD PRACTICE FOR INSTALLATION OF
UNDERGROUND PRECAST CONCRETE UTILITY STRUCTURES). THE FOLLOWING ADDITIONS ANID/OR EXCEPTIONS ARE
PROVIDED, FOR: EMPHASIS. THE MENTION OF THESE ITEMS DOES NOT PRECLUDE THE: INSTALLING CONTRACTOR FROM
FOLLOWING ASTM C891 IN ITS ENTIRETY AND IMPLEMENTING ALL APPROPRIATE MEASURES. THE INSTALLING CONTRACTOR
OWNS AND IS RESPONSIBLE FOR THE STORMTRAP SYSTEM UPON REMOVAL OF THE MODULES FROM THE DELIVERY
TRUCK THROUGH I "FINAL CONSTRUCTION'. FINAL CONSTRUCTION IS ACHIEVED WHEN ALL MODULES ARE SET, FULLY
BACIFILLED, AND WHEN FINAL FINISHED GRADES ARE REACHED. THE CONTRACTOR IS RESPONSIBLE FOR ANY
COUNTERMEASURES NECESSARY TO RESIST UPLIFT/BUOYANCY BEFORE 'FINAL CONSTRUCTION' IS ACHIEVED.
2. IT IS THE RESPONSIBILITY OF THE INSTALLING CONTRACTOR TO ENSURE THAT PROPER/ADEQUATE EQUIPMENT IS USED
TO SET/INSTALL THE MODULES.
3.. STORMTRAP MODULES CAN BE PLACED ON A LEVEL, C , FOUNDATION OF i " AGGREGATE EXTENDING 2'-0" PAST THE
OUTSIDE OF THE SYSTEM (SEE DETAIL 1) AND SHALL BE PLACED ON PROPERLY COMPACTED SOILS (SEE SHEET 1.1
FOR SOIL BEARING CAPACITY REQUIREMENTS), AND IN I ACCORDANCE WITH AS'TM C891 STANDARD PRACTICE FOR
INSTALLATION OF UNDERGROUND PRECAST UTILITY STRUCTURES.
4. THE STORMTR'AP MODULES SHALL BE PLACED SUCH THAT THE MAXIMUM SPACE BETWEEN ADJACENT MODULES DOES
NOT EXCEED 1, (SEE DETAIL 2 . IF THE SPACE EXCEEDS 31,, THE MODULES SHALL BE RESET WITH APPROPRIATE
ADJUSTMENT MADE TO LINE ANID GRADE TO BRING THE SPACE INTO SPECIFICATION.
S.. STORMTRAP MODULES ARE NOT WATERTIGHT. IF A WATERTIGHT SOLUTION IS REQUIRED, CONTACT STORMTRAP FOR
RECOMMENDATIONS. THE WATERTIGHT APPLICATION IS TO BE PROVIDED AND IMPLEMENTED BY THE CONTRACTOR. THE
CONTRACTOR IS RESPONSIBLE TO ENSURE THAT THE SELECTED WATERTIGHT SOLUTION PERFORMS AS SPECIFIED BY THE
MANUFACTURER.
8. THE HORIZONTAL JOINT BETWEEN THE TOP AND BASE LEG CONNECTIONS OF ALL PERIMETER STORMTRAP MODULES
SHALL BE SEALED WITH PREFORMED MASTIC JOINT TAPE ACCORDING TO ASTM C891, 8.8 AND 8.112. (SEE DETAIL 3).
THE MASTIC JOINT TAPE DOES NOT PROVIDE A WATERTIGHT SEAL.
7. ALL EXTERIOR ROOF A R C EXTERIOR TERTICAL T,r . " Tr A ADJACERT STORrTiTRAP MOD111LES SMALL
SEALED WITH 8 " WIDE PRE -FORMED, COLD -APPLIED, SELF-ADiHERING ELASTOMERIC RESIN, BONDED TO A WOVEN ,
HIGHLY PUNCTURE RESISTANT POLYMER WRAP, CONFORMING TO ASTM C891 AND SHALL BE INTEGRATED WITH PRIMEM
SEALANT AS APPROVED BY STORMTRAP (SEE DETAILS 2,, 4, & 5). THE JOINT WRAP DOES NOT PROVIDE A WATERTIGHT
SEAL. THE SOLE PURPOSE OF THE JOINT WRAP IS TO PROVIDE A SILT AND SOIL TIGHT SYSTEM. THE ADHESIVI
EXTERIOR JOINT D ACCORDING O THE FOLLOWINGAA • R•
7.1. USE A BRUSH OR WET CLOTH TO THOROUGHLY CLEAN THE OUTSIDE SURFACE AT THE POINT WHERE JOINT WRAP
IS TO BE APPLIED.
7.2. A RELEASE PAPER PROTECTS THIE ADHESIVE SIDE OF THE JOINT WRAP. PLACE THE ADHESIVE TAPE (ADHESIVE SIDE
DOWN:) AROUND THE STRUCTURE, REMOVING THE RELEASE PAPER AS YOU GO. PRESS THE JOINT WRAP FIRMLY
AGAINST THE STORMTRAP MODULE SURFACE WHEN APPLYING.
8. IF THE CONTRACTOR NEEDS TO CANCEL ANY SHIPMENTS, THEY MUST DO SO 48 HOURS PRIOiR TO THEIR SCHEDULE#
ARRIVAL AT THE JOB SITE. IF CANCELED AFTER THAT TIME, PLEASE CONTACT THE PROJECT MANAGER.
♦ STORMTRAP
MM IM MODULE(S) IS DAMAGED PRIOR',
M M M.DURING,
M OR
'.IIM INSTALL, �y STORMTRAP
M NIIY IM WII
CONTACTED IMMEDIATELY TO ASSESS THE DAMAGE �y
IMMEDIATELY. TO DETERMINE
OR NOT THE DULE(S) WILL NEE)
TO BE REPLACED. IF ANY MODULE ARRIVES AT THE JOBSITE DAMAGED DO NOT UNLOAD �IT; CONTACT STORMTRAP
ANY DAMAGE REPORTED
IN illllll !� MM ',, '.R BEFORE UNLOADED BE THE A' 11
RESPONSIBILITY.
i
10. STORMTRAP MODULES CANNOT BE ALTERED IN ANY WAY AFTER MANUFACTURING WITHOUT WRITTEN CONSENT FROM
STORMITRAP.
o• I 111-3. ,111 AAA
r w ,
8" WIDE ,JOINT �A
(SEE NOTI
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it Council Review Date: March 11, 2024
At At
Jft "
SUMMARY OF REQUEb 0 1 :
The applicant is requesting preliminary plat,, site plan, and a variance to the build to zone for
the construction of two mixed use buildings totaling 310 market rate apartment units and
approximately 14,,882 square feet of leasable commercial space.
4 m, d 2 la, Lue LTA I LTA Iv, I bal'i d
Staff recommends approval of the requested preliminary plat, site plan, and variance for the
construction of the project as proposed subject to updating of plans based on staff review
WGUMT Ma
PROPOSED MOTIONS:
"The Chanhassen Planning C.,omm-ission approves the requested build to zone variance subject
to the conditions of approval and adopts the attached Findings of Fact and Decision.
"The Chanhassen Planning Commission recommends approval of the requested preliminary
plat and site plan for the construction of two mixed use buildings subject to conditions within
the staff report."
6
-LOCATION, 591 78th Street W and 570 Market Street
Chanhassen, MN 55317 (Subject PropertJ
OWNER: Chanhassen Lodging, LLC
366 South Tenth Avenue, PO Box 727
Waite Park, Mn 56387
Chanhassen Properties, LLC
900 Wayzata Blvd East, Suite 131'r
Wayzata,. MN 55391
7700 MARKLI BOUILVARD - PO BOX 147 - CHANHASSLA - MINNLSOTA - 55311 54
Central Business Distdc!
ACREAGE: 4.,05 acres
DENSITY: 76 units/acre
a
LEVEL OF C,ITY DISCRETION IN DEC,ISION-MAKING.
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 reulations and zoning oa rdin gnce. If
it meets these standards, the city must approve the preiliminary plat. This is a quasi-judicial decision.
The city's discretion in approving or denying a site plan is limited to whether or not the
proposed project complies with zoning ordinance requirements. If it meets these standards, the
city must thein approve the site plan. This is a quasi-judicial decision.
The city's discretion in a•pproving or denying a variance is limited to whether or not the
proposed project meets the standards in the zoning ordinance for a variancei. The city has a
moderate level of discretion with a variance because the applicant is seeiking a deviation from
established standards. This is a quasi-judicial decision.
City Code requires that notice of the public hearing be mailed to all property owners within 501
feet (dashed circle). City Staff sent notice to all property owners within 1,,000 feet and additional
single family residential properties in the general vicinity.
MM�
W
W: a: a 4 Lam' owl I a :01 Jq1J W, lyl I m L,
Chapter 18, Subdivisions
Chapter 20Article 11., Diivision 3. Variances
Chapter 20, Article 11, Diivision 6., Site Plan Review
Chapter 20, Article 20-XVIII "CBD" Central Business Distric!
Iffl- Nij
I t 0 1
The property is zoneid Central Business Diistrict (CBDi). Multifamily housing is a permitted use
within the CBD1 zonindistrict •so long as a portion of the first floor adjaceint to 78 th Street Weis) g ,
includes commercial spacei. The project as proposed provides the requireid commercial space.
Environmental Protection Districts
Bluff Creek Corridor - This is not encumbered by the Bluff Creek Overlay District.
Bluff Protection - The proposed project is located outside of the requireid bluff setback.
Floodplain Overlay - The proposed project is located outside of the floodplain.
Shoreiland Manaement - The property is outside of the Shorelae nd Prot gction District.
Wetland Protection - There are no wetlands on the site.
PRELIMINARY PLAT REVIEW
The preliminary plat as shown would subdivide the subject property into two lots and two
outlots.Lot 1, Block 1 would consist of the westerly mixed -use building. Lot 2, Block 2 would
consist of the easterly mixed -use building. Outlot A would be 60.01 feet in width and provide
land area necessary for the extension of Laredo Drive., A drainage and utility easement would
be placed over the entirety of Outlot A and contain a private underground stormwater
retention system., Outlot B would contain a parking lot as well as a dog run area on its surface
and a portion of the outlot would also consist of an underground stormwater system.
a 0 0
W 0 IV W a W W 0
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.0113PAW011115rce M-rew "1011115M., M., PolurewsroMeTs M., I MOO
EZ�
MN*
The CBS zoning district does not have a minimum lot area, lot frontage, or lot depth., As a
result, the preliminary plat does not require adjustment to meet those aspects of City Code.
SITE PLAN REVIEW
The developer is requesting site plan approval for two vertical mixed -use buildings.Together
the buildings will consist of 553,.064 square feet. That building area includes 310 market -rate
apartments,, 406 structured parking spaces,, 14,,882 square feet of leasable commercial space,
and 18,087 square
feet of amenity
space as well as a
large pool deck on
level 2 of the west
building.
Approximately
46%i of units will
have at least two
bedrooms which
is advantageous in
attracting both
young
professionals
looking to split
rent to make
housing more
affordable as well
empty nesters
transitioning into
the next stage of
their life who
don't want the
maintenance
responsibility of a
traditional home
but retain the
desire to have a
guest bedroom
when family or
friends visit.
The projec
proposes till,
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construct a sidewalk along the north side of the development where curreintly no sidewalk
exists. This is an important improvemeint to the city's downtown pedestrian network. The
MM�
57
project also proposes to extend Laredo Drive south of West 78 th Street with sidewalks on both
ides of the street extension I I I I improve s " This street extension is aligned with the city's desire to '
the walkability and pedestrian experience within the downtown area.
The site is encumbered by cross -access easements over the drive aisles within Outlot B. These
cross -access easements restrict the viability of the construction of a building and as a result are
shown to be continued as a surface parking lot but with improvements including sidewalks., a
pet exercise area, and an underground stormwater management system.,
The CBD district establishes Character Zones of "Diowntown Mixeid-Usei" and "Downtown
Weist". The subject property is located within the Downtown Mixeid-Usei district and as a result,
has a "build to zonei" off of 78 th Street and Market Boulevard of 0' - 15i' from the property line
11111liq I III
A ry
While a majority of both the west and north elevations are within the build to zonei, the very
southwest corner of the west elevation has a maximum setback distance of 23 feet 6 inches
which is the greatest proposed seitback that exceeds the build to zonei and requires a variance.
Parking
Typically projects consist of a single "property use". Those property uses are defined as
commercial, reisideintial, officei, or industrial uses and City Code establishes minimum parking
requirements for those property uses. A vertically mixed-usei project preiseints a unique
situation based on varied parking demand between commercial and residential users of the
property. City Code Section 20-1124(a)i(4) states thatfor mixed -use buildings., parking
requirements shall be determined by the city based on the existing and potential uses of the
building. To measure the parking demand, the city contracted with HKGI to conduct a parking
study to measure the parking demand that would be generated by the proposed
redevelopment with the amount of parking proposed.
Uses Parking Spaces (Peak Demand)
New residential demand 4916
New retail/restaurant demand 122
-1 7 1
Peak parking demand removed (cinema/hotel/lodge) (52_/)
Total net parking demand (increase) 911.4
Proposed parking stalls 521
(additional parking relocation of dog run / shared surface parking) 39
Grand total parking stalls 560
Fin
The findings of this study determined that the proposed vehicle parking spaces are adequate to
While the parking already shown on plans was deemed adequate, the study provided
recommendations for additional parking to support the project., Two of these are proposed to
be incorporated into the project:
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1. Relocating the pet exercise area from the center of the NE surface parking lot to the SE
corner of the project. This results in an additional nine surface parking stalls in the
surface lot.,
2. Parking easement over an increased portion of the surface parking lot on the south side
of The Venue., The plan set currently proposed easement over 20 spaces., The parking
easement can be increased to 50 spaces.,
a.Staff have been monitoring this surface lot dating to January 12 Ih and assessing
the lots utilization in the morning, afternoon, and evenings, as well as weekdays
and weekends and found the surface lot to be consistently underutilized. During
that time, the Venue apartment has been operating at or above 95% occupancy.
The surface lot contains 136 surface parking stalls. The highest vehicle count
occurred on the evening of February 12 th when 62 vehicles were present. That
resulted in 74 surface parking stalls being vacant.
Site Furnishing
The project as proposed shows the addition of sidewalks around each building where it
interfaces with a public right of way or parking area providing strong pedestrian connectivity.
Each building shows an area for an outdoor patio to provide street activation and site
furnishings including tables and chairs. The applicant should explore the addition of a bike rack.
Loading and Refuse Areas
Screening of service yards, refuse, and waste -removal areas, loading docks, truck parking areas,
and other areas which tend to be unsightly shall be accomplished by use of walls, fencing,
dense planting, or any combination of these elements. Screening shall block views from public
right-of-way (pedestrian views) and shall be equally effective in winter and summer. The
electrical transformers at the SW corner of the west building shall be screened either through
vegetation or fencing.,
Lighting
Wall -mounted lighting in commercial, industrial, and institutional districts shall be shielded with
a total cutoff angle equal to or less than 90 degrees., Fixture height shall not exceed 30 feet.,
Fixtures are shown at a height of 20 feet which adheres to City Code., Shop drawings shall be
provided to show proposed fixtures.Lighting on the building faces shall also be restricted to
having a total cutoff angle equal to or less than 90 degrees.,
Signage
The reindprovided deipict signage for both the commercial tenant spaces as well a erings s
apartmeint portions. ge e ee Signafor thprojct will rquire separate permits and • signage will b
reviewed for conformance with City Code at the time of si•gn permit application. I
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Buildina Architectural Reviews
Required Architectural Standards
The city intends that all multifamily developments within the city should strive toward the
highest level of quality in both design and construction.,
Architectural Style
City Code states that architectural style shall not be restricted and that the evaluation of the
appearance of a project sha:ll be based on the quality of its design and in relationship to its
surroundings, guided by the provisions of City Codei. Site characteristics to be evaluated for this
purpose include building and landscaping, colors, teixtureis, shapes, m•assing of rhythms of
building components and cletail, heiight of roof linei, setback, and orientation. Deisigns that are
incompatible with theiir surroundins or intentionally bizarre or exotic ae rnot ae cciptae bl gi.
Monotony of clesin, be oth within thprojects and between adja gcent projects and theiir
surroundinis prohibited. Variation in detail, form, and ■sitting shae ll providvisuaeee l intrst. Sit gs
characteristics that may be used for this purpose include building and landscaping, colors,
textures, shapeis, massing of rhythms of building components and deitail, height of roof linei,
seitback, and orieintation.
All buildings shall have a minimum of 20 percent accent material. Accent material may include
brick, stone cut face block, or shakes.The use of any EFIS shall not be on the first story of any
building or one story in height.,
The CBS zoning establishes height requirements for the area.The district allows structures up
to six stories in height but also prescribes the total height allowed for each story.The
maximum height of a six -story building within the CBD,-zoned area is 78 feet. The west building
as shown would mostly be 72 feet 4 inches for the portion which would be six stories in height
with a maximum height of 76 feet 8 inches when accounting for the areas where the elevator
overruns are located.The total height as well as individual floor heights conform to City Code.,
Requirement
Proposed
First Floor
14' to 18'
151-161
Floors 2 through 6
9' to 12'
101811 — 111811
Total Height
Max of 78'0"
7618"
Build To Zone (west/north elevations)
0' to 15'
23.6'
Build To :one (east elevation)
0' to 30'
1 L 61
*Requires variance
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Massing and Placement
The proposed structure would occupy nearly all of Lot 1 Block 1 of the proposed preliminary
plat as the parking for the project would be entirely structured parking.
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The building adheres to the intent of the CBD1 to create the effect of a traditional downtown
area whereby the building is adjacent to the sidewalk and promotes walkability.
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Material and Color
The proposed building has a strong variety of materials including four varieties of brick, stone,
cast stone, metal flashing, metal pan stone, architectural precast panels, prefinished metal
panels, and fiber cement wall panels. These are all acceptable materials.It's required that at
least 20% of the building contains accent materials (brick or stone).
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Architectural Interest, Material, and Color
North Elevation —The one-story corner commercial spaces in the middle and left sides of the
north elevation are marked overhead with sections of vertical brick spans. This creates a strong
presence for the commercial aspects of the building and quality massing to the structure. The
materials shown are complimentary without being too busy. The elevation shows white
awnings over portions of the commercial spaces. The awnings will require additional
refinement.
South Elevation - Presently the south elevation stories -1 and -2 utilize architectural prei-cast
panels. The panels consist of two panel types with each of the panel types alternating. The
narrower of the two-paneil types should eixplorei adding either standard windows or spandreil
glass windows to provide additional reilieif to the precast panels. The remaining portions of this
elevation contain two types of brick, accent metal, and fiber, cement wall.
A01
East elevation The first floor commercial spaces are marked with vertical laid bricks overhead
which provides nice articulation between the commercial and residential components of the
building. The elevation contains all four of the brick types shown on the building. The left side
of the elevation has brick type 1B on floors two, three, and four with the top two stories being
fiber cement panel 6A. The applicant should explore extending brick type IB to the top stories
of the building to mimic the expanse of the same brick at the NW corner of the west building
over the restaurant space.
Weist eileivations —This elevation contains three of the four brick variations as weill as some fibeir
cement panels. Accent metal is used around the windows of the walk up townhomei units as
well as the eileivator on the south side of the elevation. The eilevation shows white awnings oveir.
portions of the commercial spaces. The awnings will require additional refinement.
Interior courtyard eilevations — The interior courtyard elevations incorporate one color of fibeir
cement panelin. The exterior material keynotes indicate eee two colors of fibr cm gnt wall
panels. Staff recommends exploring the option to introduce another material and possibly the
second color of fiber cemeint wall paneil on the interior wall eilevations especially in the area of
the ameinity courtyard as it is a prominent area in proximity to Market Blvd.
Roof Design
The buildings shown consist of flat roofs as required by City Code. The massing's provide a
variability to the roof lines providing the desired "step back" appearance desired by the cit]
The CBS zoning establishes height requirements for the area.The district allows structures up
to six stories in height but also prescribes the total height allowed for each story.The maximum
height of a six -story building within the CBD1 zoned area is 78 feet., The east building elevation
details are provided in the below table.,
First Floor
Requirement
14' to 18'
Proposed
141
Floors 2 through 6
9to 12'
10'8" — 11'8
Total Height
Max of 78'0"
691211
Build To Zone (west elevation)
0' to 30'
9.01
Massing and Placement
The proposed structure would occupy nearly all of Lot 1 Block 2 of the proposed preliminary
plat as the majority of the parking for the project would be entirely structured parking. Surface
parking in front of Lot 1 Block 2 is also proposed and shown as Outlot B on the proposed plat as
well as additional surface parking to the south of the proposed building in existing surface
parking stalls through an existing easement.
Page I I oif 22
MOA
The building consists of a variety of massing's including areas that are 1 story and 5 stories in
height on the north elevation. Due to the changes in elevation north to south across the site,
parking that is underground on the north side of the site is exposed on the south end.The
proposed building fronts on the extension of Laredo Drive., The north side of the building has
two single story commercial spaces as well as a leasing office. A ground level patio space is
adjacent to the commercial space on the west side of the building.The building provides for
adequate pedestrian circulation both adjacent to the adjacent roadway as well as internal to
the site.
The building adheres to the intent of the CBDi to create the effect of a traditional downtown
area whereby the building is adjacent to Laredo Drive and promotes walkability through
sidewalks throughout the site.
Material and Color
The proposed building has a large variety of materials including two varieties of brick, two
colors of precast architectural panels, four colors of fiber cement panel, and a metal horizontal
accent paneil. These are all acceptable materials. Applicant to demonstrate that brick occupies
at least 20%i of the building fagade.
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Architectural Style
North Elevation —The elevation contains brick color #1 in both standard as well as horizontal
detailing as well as charcoal, warm gray, and light bronze -colored fiber cement panels.Brick
color #2 is visible on the far -right side of the elevation above the commercial space adjacent to
the Laredo Drive road extension. The brick color #1 is both modern and timeless in its tones
and variation and compliments well with the proposed fiber cement wall panel colors shown.
The brick expanse along the entire first floor provides necessary prominence to those spaces
and the vertical expanse on the left side of the elevation provides added interest to the fagade.,
South Elevation —This elevation consists of both varieties of brick, two colors of fiber cement
panel and the horizontal access panel. Floors minus one and one consist of leasable apartment
units are comprised of brick with the upper four stories being a fiber cement panel.The west
side of the building has charcoal cement panels over a story of the darker brick color #2.
Applicant should explore an additional horizontal band of brick color #1 between levels one and
two so that the brick has a more prominent grounding effect on this e�le�vation.
.East eileivation —The eileivation contains both varieties of brick and all four colors of fibeir cemem)
wall panels in addition to both gray and dark gray precast wall paneils. Both brick materials arei
shown on the south eind of this eilevation near a garage eintrance. Applicant should explore
spreiading out the brick material or adding additional brick on leveils onei through five on eiitheir,
thei south or north einds of the building.
Weist eileivation —The eileivation contains varieitieis of brick, precast architectural panels, and
threei colors of fiber cemeint paneils. It has a step back in height along thei north end of thei
elevation above thei leiasablei commercial/patio spacei as weill as articulation on the south einli
that provides relief to thei roof line.
Roof Design
The buildings shown consist of flat roofs as required by City Code., The massing's provide a
variability to the roof lines primarily along the north elevation with some undulation in the roof
line occurring on the south ends of the west elevation.
AA
As noted in the site plan review section above., two portions of the proposed western building
exceed the build to zone established by the city's zoning district. The city's zoning code
establishes the criteria for granting variances which are based on state statutes.The following
criteria must all be met in order to grant a variance.
U. Variances shall only be permitted when they are in harmony with the general purposes
and inteint of this chapter and whein the variances are consisteint with the comprehensive
plan.
The purpose of the build to zone is to encourage a more traditional main street character of
development that provides for activation of the sidewalk and accompanying streetscape.The
vast majority of the west building is within the build to zone required by City Code and as
proposed the structure is in harmony with the general purpose and intent of the chapter and is
consistent with the comprehensive plan.,
2. When there are practical difficulties in complying with the zoning ordinancei. "Practic
difficulties," as used in connection with the I granting of a variancei, means thal
t th
property owner proposes to use the property in a reasonable manner not permitted bl�
this chapter. Practical difficulties include but are not limited to, inadequate access t
direct sunlight for solar energy systems. I
The proposed use of a vertical mixed -use building with ground -floor commercial space and
apartments above is permitted and therefore a reasonable use of the property.An
overwhelming majority of the proposed western building adheres to the build to zone
requirement with the two areas that do not adhere to the build to zone resulting from the
curvature of the adjacent roadway. The project as proposed creates the desired walkable
environment with commercial and residential uses in close proximity to the sidewalk.
3. That the purpose of the variation is not based upon economic considerations alonei.
The variance is based solely on practical difficulties related to the adjacent curvature of the
roadway and is not based on economic considerations.,
4. The plight of the landowner is due to circumstances unique to the property not created
by the landowner.
The curvature of Market Boulevard and the intersection of Market Boulevard and 78 th Streel,
West creates a unique circumstance unique to the property which is not created by the
landowner.,
5. The variance, if granteid, will not alter the eisseintial character of the locality.
The intent of the "CBD" district is to provide for a concentration of specialized goods and services,
commercial and office spaces including cultural, entertainment, finance, restaurants, retail, and
multi -family development that are accessible and in conformance with the downtown
redevelopment plan, goals and objectives. The proposed project meets the intent of the CBD
zoning.,
Variances shall be granted for eiarth-sheltereid construction as defined § 216C.06,
subd. 14, when in harmony with this chapter.
The proposed project does not include an earth -sheltered construction project and therefore is
not applicable.
Staff recommends approval of the requested variance subject to the conditions of approval and
the attached findings of fact and decision.,
0 . * a F I xa L I , r, W f
a& U M
Planning Department:
1. General
2., Provide shop drawings of proposed pole -mounted light fixtures as well as
proposed wall-mounteid e lihting fixturs. Fixtures shaet ll not be mountd mon
g
than 30 feet in the air and shall have a maximum cut-off angle of 90 degrees.
2. Preliminary Plat
2. The preliminary plat should be updated so that the southeast corner of Outlot A.
encompasses the roughly 10-foot x 10-foot area directly south of the outlot area
so that in the future that area is established as outlot and available for additiona:'
9 JEER-3111 Of
2. The applicant should explore an opportunity to add a bike rack.
b. The electrical transformers at the SW corner of the west building shall be
screened either through vegetation or feincing.
c. Site plan notes "future curb by others". With the removals on both the north
and south side of 78 th Street West,. the development project will have to replaet
the pavement, curb, and lane striping in the areas where removals are taking
place.,
4. West Building Architecture
a., Provide the amount of accent material on the exterior building faces as a
percentage. Code requires at least 20% brick or stone.
b. North Elevation — the elevation shows white awnings over portions of the
commercial spaces.The awnings will require additional refinement.
WIIJ
c., South Elevation - the narrower of the two precast architectural panel types
should explore adding either standard windows or spandrel glass windows to
provide additional relief to the span of precast panels.,
d. East elevation the elevation contains all four of the brick types shown on the
building. The left side of the elevation has brick type 1B on floors two, three, and
four with the top two stories being fiber cement panel 6A.The applicant should
explore extending brick type 1B to the top stories of the building to mimic the
expanse of the same brick at the NW corner of the west building over the
rr WeThe eileivation shows white awnings oveir portions of the ist eileivation
commercial space at the northern edge of this elevation. The awnings will
require additional reifinemeint. Physical material samples will be required
notably for material 5A (preifinished metal panel color #1) to verify the actual
f. Interior courtyard eilevations — Staff recommends exploring options to introduce
another material and possibly the second color of fiber cement wall paneil on the
interior wall: eilevations especially in the area of the amenity courtyard as it is a
prominent area in proximity to Markeit Blvd.
5. East Building Architecture
a., Provide the amount of accent material on the exterior building faces as a
MOTO M "s, M W , M 0 M
b. North Elevation — Excellent elevation. In the event that brick materiality evolves
based on comment below on the west elevation, this may require refinement on
the right side of this elevation as well.
c., South Elevation - the applicant should explore an additional horizontal band of
brick color #1 between levels one and two so that the brick has a more
prominent grounding effect on this elevation.
d. East elevation — both brick materials are shown on the south end of this
elevation near a garage eintrancei. Applicant should explore spreading out the
brick material or addinadditionaeee l brick on lvils onthrough five eee on ithr th g
south or north ends of this side of the buildinas those are the pa
grts of this
elevation that are most visible to the public.
WC
e., West elevation —the two brick colors individually
are aesthetically pleasing. However,, it is unclear
how complimentary the two brick colors shown
are to one another. Physical samples are required
to verify. Refinement to brick choice/location may
be necessary if not complimentary.
Forestry Department
1. The curreint landscape must be updated to meet the city's species diversity
requirements where no more than ten percent of the trees may be from any one tree
species, no more than 20 percent of the trees may be from any one genus and no more
than 30 percent of trees from any one family.
2. Applicant must include a list of the existing landscape material., This shall be in the form
of a tree survey where the species, D,BH, size, condition and location of all trees and any
damaged or diseased trees on site. All trees shall be tagged and identified by number on
3. Applicant should better utilize the area along Market Blvd for planting of trees nearer
the sidewalk and revise accordingly around the walk-up townhome entrances in that
area.
4. Landscape plan shows tree plantings in confined spaces. To maximize viability potential,
prioritize overstory planting spacing of at least 15 feet and spacing of at least 12.5i feet
�#ietwe-e* oni-Titei-ilt;pl trees.
5. The landscape plan shows e•ight black hills spruce where the future Laredo Drive will
exteind. The city reicommeinds only planting four trees in that area. Plantings should not
inhibit bility to the potential mural on the adjaceint wall.
that the cost for in-lieiu plantings is based on $300 per inch of caliper for
eiplaceimeint trees.
7. Note that there are no calls for any roof -top or courtyard plantings (think trees in raised
planters like along Nicollet Blvd in downtown Minneapolis)i. If designed to accommodabt
trees in these areias, we would give credit towards other require(jj3*E=.,P
8. De e ee urinonof thmtings with the e dsign team, we requested implementation of Silva g
•
Ceills (or similar technology) to improve the rooting ability for plantings. In particular, w�t
mentioned the entrances to residences along Market Boulevard and along the sidewalk
on MIRT-TO on
N I
Engineering Department
1. The Developer shall vacate all previously recorded public easements no longer
necessary due to the relocation and or removal of public utilities associated with the
redevelopment prior to recording of the final plat.
2. The Developer shall provide all access agreements and temporary easements necessary
to access and work on any abutting properties prior to the city issuing a Notice to
3. The Developer shall enter into Encroachment • Agreements, for private improvements
located within a public eiaseimeint and recorded prior to issuance of building permits.
4
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5. The Developer shall be responsible for maintaining Outlot A until such time that Laredo
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,ii. In an effort to promote collaboration and sequeincing of necessary improvements
between the clevelopment and on -going public improvements in the downtown
a. keep the city promptly informed of all project schedules and any changes that
may affect either party to the fullest extent feasible.,
b. invite representatives from the city to participate in all preconstruction meetings
to facilitate coordination and address potential concerns.
c., ensure the city's participation in weekly construction meetings,, allowing for
ongoing collaboration and coordination of construction schedules.,
7. The Developer shall provide engineered plans which illustrate the impacts (e.g.
centerline grades,, grading extents, etc.) necessary to facilitate the Laredo Drive
extension to the south with the final plat submittal.
8. Final geotechnical and environmental assessment reports shall be provided with the
final plat submittal.
9. The Developer shall provide updated trip generation assignments based on the
proposed development and veirify no substantial changes from the 2023 Downtown
Chanhassen Traffic Study with the final plat submittal.
2. If based on the updated trip geineration assignments, theirei is a substantial
chain the capacity analysis, such as a drop in level of service a nget any
intersection within the study area or a needed change in lane capacity, the
Developer must provide an update to the Downtown Chanhassen Traffic Study.
Improvements necessary to facilitate the clevelopment's need will be the
responsibility of the Dleiveiloper.
W
10., The Developer and their Engineer shall work with city staff in amending the construction
plans, dated January 19,. 2024,, prepared by Michael C. Brandt, PE with Dimly -Dorn and
Associates., Inc., to fully satisfy construction plan comments and concerns attached to
the Staff Report dated February 26,, 2024., Final construction plans will be subject to
review and approval by staff prior to recording of the final plat.,
11., The Developer shall provide a sanitary sewerage capacity analysis verifying that the
existing sanitary sewer mains have adequate capacity to convey flows with the final plat
submittal.
(2. Construction design eileiments associated with the street plans such as stationing, curb
tables and alinments, centeirline grades, and intersection details will be require gd with
the final plat submittal.
0. The Developer shall incorporate warranted crosswalk enhancemeints at the intersection
of Lareido Drive and West 78th Street per the City's Crosswalk Policy with the final plat
submittal.
L4. All sanitary sewer and water mains will be p 1 14R! 0
acceptance of the public improvements by the City Council.
L5. The applicant will be required to enter into a Development Contract with the city and
applicable securities and fees provided prior to recording of the final plat.
16. It is the applicant's responsibility to ensure that permits are received from all other
agencies with jurisdiction over the project (i.e. Army Corps of Engineers, D,NR, MnD,OT,
Carver County,, Riley Purgatory Bluff Creek Watershed District (RPBCWD, Board of
Water and Soil Resources., MPCA,, etc.).
IF 1 ORION!
I Iowa 11111!1MOO 111!11 SM M-14
111111 1 11 � 1� 11 1 11!1111111 � I I
any future plan submittals.
2. The applicant shall update the models (HydroCAD and MIDS)i per city and any watershei
district comments and submit updated computations and modeils in their native forms
3. The applicant shall provide additional information to determine the access agreements
and easements required to install and connect to storm sewer systems on adjacent
W
4. The applicant shall provide additional information on the proposed BMPs (Best
Management Practices) such as water reuse, ADS Bay Filters, green roof, tree trenches,
etc., to confirm modeling matches the proposed plan as part of any future plan
submittals.
5. Prior to the final plat submittal, the applicant shall work with staff to revise and optimize
the design of the storm sewer system that would be public in a future condition. An
underground BMP located within future Right of Way (ROW) or easement will only be
allowed if approved by the City Engineer.
Additional details on the proposed building elevation shall be provided with future plan
submittals to confirm the site is meeting the City's freieiboard requirements.
7. The applicant shall enter into an Operations and Maintenance A•greement for all
proposed privateily owned stormwateir facilities which shall be recorded concurrently
with the final plat.
Building Department:
I. A demolition permit must be obtained prior to demolishing any structures on the site,
IVR M- me ff U07 M4 I M-15 150 ff-ZTV M I
2. A building permit must be obtained before beginning any construction.
3. Building plans must be prepared and signed by design professionals licensed in the State
of Minnesota.
4. A final grading plan and soils report must be submitted to the Inspections Division
before building permits will be issued.,
5. A SAC determination letter must be provided to the city prior to building permits being
issued.
Building plans must provide sufficient information to verify that proposed building
meets all requirements, of the Minnesota State Building Code, additional comments, or
At �Ian revieJ
8. Structure proximity to property lines (and other buildings) will have an impact on the
code requirements for the proposed buildings, including but not limited to; allowaUt
size, protected opeinings and fire-reisistivei construction. These reiquiremeints will be
addressed when complete buildinand site plans are submitte
gd.
9. Building plans must include a code analysis that contains the following information: Keiy
Plan, Occupancy e , Typof construction, Allowable heiiand areae , Firspe rinkl groupght rs,
tZA I
Separated or non -separated,, Fire resistive elements (Ext walls., Bearing walls - exterior
or interior, Shaft, Incidental use), Occupant load, Exits required (Common path, Travel
distance),, Minimum plumbing fixture count.
10. Retaining walls (if present) more than four feet high, measured from the bottom of the
footing to the top of the wall, must be designed by a professional engineer and a
building permit must be obtained prior to construction. Retaining walls (if present)
under four feet in height require a zoning permit.,
11., Accessibility will have to be provided to all portions of the development and .2
percentage of the units may also be required to be accessible or adaptable in
accordance with Minnesota State Building Code Chapter 1341.
Fire Department:
L. The fire department requests that if the projeict is approved, that prior to the demolition
of existing buildings that the Applicant provide the city's fire department the
opportunity to conduct some training exercises in the buildings.
715
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milli
Memorandum
To: Eric Maass, Planning Director
From: Erik Hen ricksen oject Engineer
, Pr * ' Y"T *
Joe Seidl, Water Resources Engineer
Cc: Charles Howley, Public Works DirectorlCity Engineer
is
George Bender, Assistant City Engineer
Jamie Marsh�, Environmental Resource Specialist
Charlie Burke, Public Works Operations Manager
R
0 e. Chanhassen Market Street Addition Preliminary Plat and Site Plan
18 0
Review — Planning Case No. 202441
The Developer is proposing the preliminary plat "Chanhassen Market Street Addition" which
will re -plat Bloomberg Addition, Bloomberg 2 d Addition, and Frontier Cinema Addition int*
two (2) lots, Block I Lot I and Block 2 Lot 1, and two (2) outlots, A and B. The lots are
configured to accommodate the build -out of two buildings which will be comprised of both
residential and commercial uses while the outlots are configured to accommodate mainly
parking, vehicular access, and underground stormwater BMPs.
As the Chanhassen Market Street Addition preliminary plat is proposing re -platting three
separate plats and redevelopgina large portion of a "superblock" located in the downtown area,
the existing properties are encumbered by numerous utility easements that must be vacated. The
Developer has provided an ALTA survey which outlines these encumbrances and has shown the
easements anticipated for vacation or release. All public utility easements no longer needed due
to public utilities being removed and/or relocated must be vacated, while all necessary public
easements must be provided on the final plat.
The proposed easements illustrated on the preliminary plat generally meet the needs of the public
and the development and generally align with Sec. 18-76 (Easements) of Chanhassen City Code.
Both outlots are proposed to be entirely encumbered by public drainage and utility easements
(DUE), while both of the lots are proposing I 0-foot wide DUE abutting right-of-way, with other
7700 MARKLI BOUILVARD - PO BOX 147 - CHANHASSLA - MINNLSOTA 55311 76
DUEs proposed as needed based on existing and proposed utilities. Staff recommends minor
amendments to the location and extents of the DUE which will accommodate potential future
public needs as well as existing needs biased on the proposal which should bie implemented prior
to recording the final plat. This includes the extension of a 5-foot wide DUE along the south
property line of Block I Lot I to accommodate a portion oif public waten-nain and a fire hydrant.
Multiple areas outside of the development's, property are proposed to be impacted to facilitate it
build -out. This includes PIN 257030030 to the east, 254460010 to the south, and 250122200 to
the north. The Developer will be responsible for providing all agreements and temporary
easements necessary from the impacted property owners prior to a Notice to Proceed for
construction oipierations. I
Lastly, any private improvements located within a public easement must have an associated
encroachment agreement in accordance with Sec. 20-923 of Chanhassen City Code and recorded
prior to issuance of building permits. This, includes, biut is not limited toi, any privately owned
stormwater BMPs and their appurtenances. More discussion regarding a proposed public
underground stormwater B,MP located within Outlot. A, which is planned to be a future public
right-of-way, is discussed under sections "Streets" and "Storm Water Management" of this
report.
The existing property is a fully developed site with drainage flowing to onsite storm sewer which
connects into existing City owned storm sewer within the adjacent roadways. There are currently
no stormwater best management practices (BMPs onsile. All, storm sewer from the lot
eventually drains to an existing stormwater pond located north of Highway 5 and west of Market
Boulevard.
[sit) 1 W01111
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77
The design and configuration of proposed storm sewer and underground BMP proposed within
the future ROW is a maintenance concern for the City's public works staff. The large structure
located underneath the roadway could cause differential settling whicl . could weaken the
roadway section at transition points likely reducing the roadway's service life. The City does not
currently own any large underground wet detention systems so training and equipment may be
needed to enable maintenance activities. Material deposited within the underground system
would have to be removed periodically, likely with the use of a vactor truck. During routine
maintenance the road would have to be shut down to protect maintenance workers from traffic
which creates additional work and risk. Furthermore, the placement of the system within the
ROW blocks utility routes of other public utilities that are typically routed underneath street
sections such as water and sanitary sewer. A potentially more suitable design would be to move
BMP #2 outside of the future public right of way into the adjacent parking lot area and provide a
drainage and utility easement and access agreement over the area when the roadway is extended,
and the BMP system potentially turned over to the city for ownership in the future condition. As
such, the applicant shall work with city staff to optimize the proposed future public storm sewer
system to address concerns with functionality and maintenance.
The proposed storm sewer design includes several areas where connection to existing storm
sewer is proposed outside of the property boundaries. Some of these areas, specifically on the
east side of the project, are in areas where no easement exists and therefore the storm sewer
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W,
system appears to private. The applicant shall provide additional information on the ownersh*;
and easements when connecting to existing systems to confirm the viaty of the design and
any associated agreements and easements required. Private BMPs and storm sewer shall be
located outside of public drainage and utility easements.
The proposed development will impact one (1) acre of disturbance and will, therefore, be subject
to the General Permit Authorization to Discharge Stormwater Associated with Construction
Activity Under the National Pollution Discharge Elimination/ State Disposal System (NPDES
Construction Permit). The applicant has, prepared and submitted a Surface Water Pollution
Prevention Plan (SWPPP) which was submitted as part of the preliminary plat application. The
SWPPP is a required submittal element for final site plan review along with the Erosion and
Sediment Control Plan (ESCP) in accordance with Section 19-145 of City Ordinance. No earth
disturbing activities may occur until an approved SWPPP is developed. This SWPPP shall be a
standalone document consistent with the NPDES Construction Permit and shall contain all
required elements of the permit. The SWPPP will need to be updated as the plans are finalized,
when the contractor and their sub -contractors are identified and as other conditions change. All
erosion control shall be installed and inspected prior to initiation, of site grading activities.
�3 N R-X"-
The development is situated within a "superblock" bounded by Market Boulevard to the west,
Great Plains Boulevard to the east, W 78 to Street to the north, and Market Street (a private street)
to the south. The Developer is proposing vehicular access to the development via the extension
of Laredo Drive from W 78 1h Street, as well as pedestrian access via sidewalks surrounding the
development which includes re -alignment of the trail along Market Boulevard and the addition
of sidewalk along W 78hStreet and internally within the development. The re -aligned and
newly installed sidewalks aligns with the vision for Chanhassen's downtown of fostering a more
walkable and accessible corridor. These new sidewalks along W 78 th Street will be incorporated
into the city's existing downtown snow maintenance and clearing operations after installation by
the Developer.
The extension of Laredo Drive is speculated to connect to the south with Market Street, however
this final connection won't be made until the property to the south redevelops. The Developer
has indicated Outlot A on the preliminary plat as the area to be future right-of-way to facilitate
this connection. In order for this, to occur the Developer will be required to deed Outlot A to the
city, and if the connection is made to the south the city can provide public access through Outlot
A. Because the connection wouldn't be made until a future date, and in the interim condition it
can't be built to city standards for public roads (i.e. turnarounds in the interim condition), the
Developer will be responsible entering into an Encroachment Agreement and be responsible for
maintaining the area which shall include snow removal.
The Developer is proposing to re -align the north/south trail along Market Boulevard. The
proposed north/s,outh trail re -alignment is required in conjunction with the development,
gig
however, is integrally influenced and impactec " I , oy the upcoming Market Boulevard Street
011CHMI
W11J
Reconstruction Project (Project #25-02). It is critical that the Developer and their design and
construction teams coordinate with the city's design and construction teams as plans continue to
develop and as construction commences. In an effort to promote collaboration and sequencing
of necessary improvements,, the Developer shall keep the city informed of project schedules and
any changes that will impact either project to the maximum extent practicable. Additionally, the
Developer shall include the city in any preconstruction and weekly construction meetings in
order to coordinate construction schedules.
In order to verify the feasibility of the future street extension of Laredo Drive to the south, the
Developer must provide conceptual engineered plans with the final plat submittal material which
illustrate the impacts, (e.g. centerline grades, grading extents, etc.) necessary to facilitate the
street extension. Furthermore, draft geotechnical and environmental assessment reports were
provided with the preliminary plat submittal. While this is adequate information to conduct a
review at this stage of the submittal process, final geotechnical and environmental assessment
reports must be provided with the final plat submittal.
Lastly, the city initiated a Downtown Chanhassen Traffic Study in 2023 in conjunction with on-
going city projects (Project #23-01 and #25-02). The study evaluated existing conditions,
conducted traffic forecasts, and reviewed multiple build conditions and future improvements for
the Chanhassen's downtown. The study included the Chanhassen Market Street Addition in its
traffic forecasting, however the uses and densities for the proposed redevelopment were
assumed. The resulting assumptions of redeveloping a hotel into 350 residential units and
12,000 square feet of restaurant and retail space produced an approximate increase of 3,000 daily
trips to the study area. The project as submitted contains 3 10 residential units (a decrease of 40
units) and 14,880 square feet of commercial space an increase of 2,880 square feet). It appears
these changes are nominal to the overall traffic generation, however the Developer will be
required to provide updated traffic forecasting data based on the actual proposal. If based on the
updated trip generation assignments, there is a substantial change from the previous assumptions,
such as a drop in level of service at any intersection within the study area or a change in lane
capacity, the Developer must provide an update tothe Downtown Chanhassen Traffic Study.
Due to the total redevelopment of the area associated with the Chanhassen Market Street
Addition, a majority of the utilities abutting and internal to the development are proposed to be
removed and/or relocated. The Developer's preliminary utility plans appear to account for the
required sanitary sewer and water services necessary to facilitate the private build -out while
maintaining public needs. However, there are updates required within the preliminary sanitary
sewer and watermain plans, and as such final construction plans will be subject to review and
approval by staff prior to recording of the final plat. These updates include, but are not limited
to:
Elimination of redundant watermain valving and/or relocation of valving to a mortii
w,ccessible .2-nii, mw.Jntw_,in.,zbIe loc,!ztion.
Nfflqs�l
11, 001 F1 J
• Further evaluation of the proposed watermain loop on the east side of the development
(adequate water loops appear to service the site without the need for the additional
proposed public improvement).
• Addition of a fire hydrant on the southern portion of the site to accommodate firefighting
capacity and access.
• Reconfiguration of tie-in points to the existing main near W 78th Street and Market
Boulevard to account for the future realignment of trunk watermain located within W 78th
Street planned for with the Civic Campus Proj ect (Project #23 - 10).
• Profile drawings associated with all public water and sanitary sewer improvements.
• Typical updates to meet the City of Chanhassen's Standard Specifications and Detail
Plates (20'24,).
A complete set of review comments is attached to the Staff Report.
Additionally, as discussed under the "Streets" section of this report, there is a considerable
change of use associated with the redevelopment. Previously the area facilitated commercial
uses (hotel, movie theatre, etc.) and is now proposed to introduce residential units. These
changes in use can impact the amount of sanitary sewerage flows entering the system. The
Developer will be required to provide confirmation that the existing sanitary sewer has adequate
capacity, or, if improvements are necessary to account for any change to the sanitary needs
associate with the redevelopment.
Permits from the appropriate regulatory agencies will have to be obtained, including but not
limited to the MPCX NPDES, Minnesota Department of Health, Riley Purgatory Bluff Creek
_U1,2-tershe-4. District.
Article VII, Chapter 19 of City Code describes, the required storm water management
development standards. Section 19-141 states that "these development standards shall be
reflected in, plans prepared by Developers and/or project proposers in the design and layout of
site plans, subdivisions and water management features." These standards include abstraction of
runoff and water quality treatment resulting in the removal of 90% total suspended solids (TSS)I
and 60% total phosphorous (TP). The proposed project is located within the Riley Purgatory
Bluff Creek (RPBCWD) and is therefore subject to the watershed's rules and regulations. A
Stormwater Management Report dated january 19, 2024 was submitted by the applicant to the
City and provided to the watershed district concurrently as part of the preliminary plat review.
Comments provided by the RPBCWD must be addressed and a permit from RPBCWD is
required prior to construction.
The e is within RPBCWD and is, required to meet all applicable watershed rules which
includes volume abstraction of 1. 1 inches of runoff from all new or fully reconstructed
impervious areas. The required volume abstraction is 14,6,14 cubic feet based on the disturbed
impervious area of 3.66 acres. Soil borings were submitted dated October 23, 2023, which
included 19 soil borings within the project location. The soil borings, showed clayey sands and
sandy lean clays throughout the lot. Additionally, a Phase 11 Environmental Site Assessment
NUMBEW1
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MIDS modeling was provided and reviewed, to confirm the site is providing the required 901%
TSS and 60% TP removal requirements. The modeling shows the site is meeting the required
treatment removals, however there is additional documentation needed to confirm the design
meets water quality treatment requirements. These updates must be made, and the water quality
requirements shall be confirmed to still be met once the modeling has been updated. Electronic
copies of the updated MIDS model must be included in future submittals.
The Stormwater Management Report and supporting Hydrologic and Hydraulic HydroCAD
models were reviewed. The HydroCAD modeling shows the site is meeting rate control for the
and I 00-year storm events at the proposed discharge events. There are comments on the
modeling that must be addressed to be consistent with the plans. Once those comments are
addressed that applicant shall confirm rate control requirements are still met. The applicant shall
provide final versions of all modeling (HydroCAD and MIDS)i and SWMP report to address
remaining comments, and confirm rate, volume and water quality requirements are still being met
as part of the final plat approval.
As outlined in Chapter 19 of City Code, the City requires at least 3 feet of freeboard between a
building low floor elevation and adjacent ponding features. It is not clear based on the current
plans what the lowest building elevation proposed is. Additional information is needed to
confirm freeboard requirements are being met.
The proposed BMPis for the private development are to be privately owned and therefore will
require an Operations and Maintenance (O&M) Agreement and associated plan. The plan will
need to identify the maintenance schedule, responsible party, and shall include information on,
how the system will be cleaned out.
ASSESSMENTS
Water and sewer partial hookups are either due at the time of final plat or can be postponed until
building pen -nit applications are received in which the entire hookup fee is due. The partial
hookup fees will be assessed at the rate in effect at that time. The remaining partial hookups fees
are due with the building permit.
NUMNEW1
F1106YA
The properties that make up this, development application are subject to assessments that will b
levied as part of the City's Market Boulevard Street Improvement project. A Feasibility Study
will be prepared and a formal MS 429 Assessment Process will be utilized. The assessments wi
be handled by that process separate from the approval process of this proposed development. I
FEES
An updated engineer's estimate must be provided with the final plat submittal in order to
calculate Administration Fees. Based on the proposal the following fees would be collected with
the development contract if recorded in 20124:
a) Administration Fee: if the improvement costs are between $500,000 and $1,000,000, 2%
of the improvement costs. If the improvement costs exceed $1,010101,000, 2.5% of the first
$ 1,000,000 plus 1.5% of the remainder.
b) The project will be required to pay applicable development fees including the following:
a. A portion of the water hook-up charge-, $2,750/unit, or, the full amount with the
building permit: $8,841/unit
b. A portion of the sanitary sewer hook-up charge: $750/unit or, the full amount with
the building pen -nit.- $2,383/unit
c. Park dedication fee: $12,500/acre for commercial and $5,800/dwelling for
residential.
d. Surface water management fee $36,190/net acre.
c) GIS fees: $100 for the plat plus $30 per parcel
d) Street light operating fee for one year: $ 1000 per light
[OWUHRl 0101 RIM
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IN
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a. keep the city promptly informed of all project schedules, and any changes that
may affect either party to the fullest extent feasible.
b. invite representatives from the city to participate in all preconstruction meetings,
to facilitate coordination and address potential concerns.
c. ensure the city's participation in weekly construction meetings, allowing for
ongoing collaboration and coordination of construction schedules.
7. The Developer shall provide engineered plans which illustrate the impacts (e.g. centerline
grades, grading extents, etc.) necessary to facilitate the Laredo Drive extension to the
south with the final plat submittal.
8. Final geotechnical and environmental assessment reports shall be provided with the final
plat submittal.
9. The Developer shall provide updated, trip generation assignments based. on the proposed
development and verify no substantial changes from the 2023 Downtown Chanhassen
Traffic Study with the final plat submittal.
a. If based on the updated trip generation assignments there is a substantial change
in the capacity analysis, such as a drop in level of service at any intersection
within, the study area or a needed change in lane capacity, the Developer must
provide an update to the Downtown Chanhassen Traffic Study. Improvements
necessary to facilitate the development's need will be the responsibility of the
Developer.
10. The Developer and their Engineer shall work with City staff in amending the construction
plans, dated January 19, 2024, prepared by Michael C. Brandt, PE with Kimly-Hom and
Associates, Inc., to fully satisfy construction plan comments and concerns attached to the
Staff Report dated February 26, 2024. Final construction plans will be subject to review
and approval by staff prior to recording of the final plat.
11. The Developer shall provide a sanitary sewerage capacity analysis verifying that the
existing sanitary sewer mains have adequate capacity to convey flows with the final plat
submittal.
12. Construction design elements associated with the street plans such as stationing, curb
tables and alignments, centerline grades, and intersection details will be required with the
final plat submittal.
13. The Developer shall incorporate warranted crosswalk enhancements at the intersection of
Laredo Drive and W 78th Street per the city's Crosswalk Policy with the final plat
submittal.
14. All sanitary sewer and watermains will be publicly owned and maintained after
acceptance of the public improvements by the City Council.
15. The applicant will be required to enter into a Development Contract with the City and all
applicable securities and fees provided prior to recording of the final plat.
16. It is the applicant's responsibility to ensure that permits are received from all other
agencies with jurisdiction overt e project (i.e. Army Corps of Engineers, DNR, MnDOT,
Carver County, Riley Purgatory Bluff Creek Watershed District, Board of Water and Soil
Resources, MPCA, etc.).
NUEREWO
1. The applicant shall provide a copy of conditional approval from the RPBCWD as part of
any future plan submittals.
2. The applicant shall update the models (HydroCAD and MIDS) per City and any
watershed district comments and submit updated computations and models in their native
forms with the final plat submittal.
3. The applicant shall provide additional information to determine the access agreements
and easements required to install and connect to storm sewer systems on adjacent
properties which are not publicly owned.
4. The applicant shall provide additional information on, the proposed BMPs (water reuse,
ADS Bay Filters, green roof, tree trenches, etc.) to confirm modeling is matching the
proposed plan as part of any future plan submittals.
5. Prior to the final plat submittal, the applicant shall work with staff to revise and optimize
the design of the storm sewer system that would be public in a future condition. An
underground BMP located within future ROW or easement will only be allowed if
approved by the City Engineer.
6. Additional details on the proposed building elevation shall be provided, with future plan
submittals to confirm, the site is meeting the City's freeboard requirements.
7. The applicant shall enter into an Operations and Maintenance Agreement for all proposed
privately owned stormwater facilities which shall be recorded concurrently with the final
plat.
CITY OF CHANHASSEN
CARVER COUNTY, MINNESOTA
VARIANCE 2024-01
I" Permit. Subject to the terms and conditions set forth herein, the City of Chanhassen hereby
grants the following variance:
The Chanhassen Board of Appeals and Adjustments approves the requested build to zone
setback variance for the construction of a vertical mixed use building, subject to the
conditions of approval.,
2. Property. The variance is for a property situated in the City of Chanhassen, Carver County,
Minnesota, and following platting is legally described as Lot 1, Block 1, Chanhassen Market
Street Addition, Carver County, Minnesota.
3. Conditions. The variance approval is subject to the following conditions:
1. Compliance with the sitaff conditions provided in the staff report dated February 1
2024 drafted by Eric Maass, Planning Director, Et al. I
4. Lapse, If within one (1) year of the issuance of this variance the allowed construction has
not been substantially commenced, this variance shall lapse.
NJ 03"Imm-
Elise Ryan, Mayor
Laurie Hokkanen, City Manager
STATE OF MINNESOTA )
(ss.
COUNTY OF CARVER
The foregoing instrument was acknowledged before me this - day of
2024 by Elise Ryan, Mayor, and Laurie Hokkanen, City Manager, of the City of Chanhassen, a
Minnesota municipal corporation, on behalf of the corporation and pursuant to authority granted by
its City Council.
NOTARY PUBLIC
Woo$
DRAFTED BY:
City of Chanhassen
7700 Mark�et Boulevar
1
P.O. Box 147
Chanhassen, MN 5531
(952) 227-1100
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To: Eric Maass, Planning Director, City of Chanhassen
From: Kevin Clarke, HKGi
Subject: Parkin g Analysis for Proposed Market Boulevard & West 78 th Street Mixed Use Project
Date: February 13, 2024
0' Project Introduction
Parking in Chanhassen's Downtown Area between W 78 th Street, Market Boulevard, Great Plains
Boulevard, and the railroad tracks is provided through both private/ restricted parking and through
shared parking agreements,. Shared parking in this district is beneficial to reduce the amount of
parking needed by allowing spaces to be used by multiple users, at different times. For example, the
parking demanded for hotel and grocery do not often overlap so the same space can serve multiple
vehicles over the course of a day rather than requiring both users to build separate stalls. This
contributes to a denser, more walkable environment that is desired within the downtown area.
There are limits to this, as demand for some spaces overlaps and cannot be "doubled NI some
additional supply needs to be built in with the intent of ensuring available parking.
Because there are potential benefits and opportunities for shared parking, the City can utilize a
-tarking g solely on coidp.,
-eatios. 0
This study is intended to examine the parking impacts, of the proposed development project at Market
Blvd and 78 th St. within the context of the larger Downtown Chan�h�assen area. This study utilizes
s �* Rar methodology as used to evaluate parking demand in the area in I Imi 1 20113 and when evaluating the
Venue/Aldi project. This approach takes into account changes in parking demand over the course of a
day, and expected parking demand from different land uses. This study reviews findings from the
City's zoning code, the Institute of Traffic Engineers (ITE), and the Urban Land Institute (ULI) and
applies a hybrid approach using all three when appropriate to anticipating demand.
Findings
More detailed findings can be found below and in the parking generation toot spreadsheets, but at a
high level, the proposed project will more fully utze parking compared with what is observed today.
This is in part because the Cinema is not generating demand currently, the transit ramp is not being
used for park -and -riders, and peak hotel use is more occasional than a restaurant or housing., If the
current spaces were occuplied and being used as modeled, the district would be seeiniz about 88%
parking utilization at pea�k conditions. if the project as proposed is built, the district would be seeing
about 92% parking utilization at peak conditions.
Using the same methodologies as previous parking studies for the district, parking across the study
area will increase in pea�k demand conill itio% modeled utilization (with the theater closed)
to 77%, or a net increase in about 54 spaces demanded as compared to supply.
800 Washington Avenue (North, Suite 103
Minneapolis, MN 55401
F110OF1161,
February 13, 2024
Downtown Chanhassen Parking Analysis
This project will also create more impact on the west side ®f the study area. When looking, at the
parking availability north and south of the proposed project (eliminating the SWTransit Parking Ramp
and the large lot east of the Chanhassen Dinner Theater), the peak utilization numbers reach 92%
utilization for the retail uses and parking, spaces anticipated for residential users would be nearly fully
utilized.
This study finds, that the proposed parking is adequate to meeit the demands of the proposed
development. In total, the area will see an increase utilization of parking from 88% based on existing
land uses to 92%1 at �peaemand�. Thi's increased demand can be further gated through shared
parking facilitated through shared residential parking on the south side of The Venue. Additional
strategies, if necessary in the longer term, are available and discussed at the end of this study.
The ratios that arei used in this, study are intended to represeint the highest reasonable piarking
demand created by a land�For example, when considering numbers for a restaurant, the intent is
for the ratios to represeint a Friday or Satu rday at a popiu [a r restau ra nt. A less f req uented restau ra nt on
a Tuesday will not have nearly the same parking counts,, but the study is intentionally using the
highest reasonable numbers. It is common for parking counts and parking demand •to tag behind both
7oning, and the model. In the study area, the model would anticipate The Venue generating demand to
park 215 vehicles. Informal observations would suggest the actual number is closer to 160-180.
The model also includes shared parking considerations. Demand is modeled hourly and the max
demand over the course of a day is the repioirted "Peak" demand, That means even if two uses both
generate 100 spaces of demand, the total peak demand may stilt be less than 200 stalls if the demand
does not fully overlap (ie. hotel demand is heaviest overnight, while office demand is heavier during
the day).
The model[ doles not include conclus,ions for "oneI-off " events that may exceeid the numbers shown.
Consider the Fourth of July when the City is hosting festivities at City Hall and City Center Park, or a
hypothetical where the businesses throw big, a block party, it is more likely that parking would be in
short supply.
Roers Companies is proposing the development of
two mixed use buildings. These buildings will
replace the existing Country Inn and Suites, High
Timber Loiunge, and Chanhassen Cinema. The west
building wilt include 184 units of housing and
11)853 SF of retail uses spread across four spaces.
The east building will include 3,0291 SF of retail over
two spaces and 126 units of housing. Both also
include structured parking and amenity space. A
more detailed review of the proposed uses is
below-,
Iw
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kyl M i-IT-01 & I kl� Lu iii-f
F1001 W11 J
FWest Building
Residential (Units)
Studio/Alcove/1 Bedroom
2 Bed �room/3 Bedroom
Retail Uses (SF)i
--------------------------------------------
Restauran�t
Residential - East Building
February 13, 2024
Downtown Chanhassen Parking Analysis
East Building
Residential (Units)
126
Studio/Alcove/l Bedroom
72
2 Bed room/3 Bedroom
54
Retail Uses (SF)
3,pO29
General Retail
31029
The east building will contain 72 units with 1, or fewer bedrooms. The City's zoning code would require
1.5 spaces for every unit, anticipating that some units would have 2 people living in them, each with
their own car. Furthermore there should be enough parking for guests. For the purposes, of this
a�nalysis,, 1.38 spaces per unit is a more appiropriate ratio. This is the ratio utilized by ITE for all
apartments, (including multi -bedroom units). It is further reinforced by observed parking demand
7M 111M
I MSIM
The east building will also contain 54 units with 2 or 3 bedrooms. Zoning would require 2 spaces for
each unit. This analysis finds that 1.8i5 spaces per unit is more appropriate. This is consistent with
ULI's findings. Based on observations of The Venue and anecdotal trends that suggest more people
a�re using second bedrooms as guest bed�rooms (only occasional pa�rking need) oir home offices, the
1.85 spaces per unit ratio is potentially higher than true demand.
Residential - West Building
The west building will contain 93 units with 1 or fewer bedrooms. An additional 91 apartments will be
2-3 bedroom units. The same ratios are used for the east and west buildings.
As illustrated above, the residential, land uses associated with the two buildings are expected to
generate demand for 496 spaces.
The City's zoning code and this project expect at least 1 dedicated, structured parking stall per unit.
The current des,ign as submitted includes 342 parking stalls dedicated for residents with controlled
access, which is more than the 310 units being built. These stalls will not be available to other users,
and cannot be included in shared parking agreements, or generate shared parking efficiencies.
kyl M i-IT-01 & I kl� Lu i-l�
LK
;flF1J
February 13, 2024
Downtown Chanhassen Parking Analysis
With 496 spaces demanded and 342 dedicated, structured spaces supplied, there is anticipated
demand for a�n additional 154 stalls. The 154 additional stalls necessary at peak are provided through
the surface parking tots.
Residential parking demand peaks overnightl but even during the day it remains well used, only
dipping to 65% of total demand at mid -day. Demand in late afternooins/evenings is between 90i-100%.
Dedicated, structured parking, stalls are counted as 100% occupieid, even though they may not have a
car in them, because they are not available to other parking users.
The east building is designed with two retail biays, totaling 3,029 SF of space. The City's zoning codie
uses 1 parking stall for every 250 SF of retail space. ITE and ULI, with observed counts, use similar
demand numbers at 1 per 244 SF (ITE) and 1 pier 250 SF (ULI). For this ana�lysis, 1 stall per 250 SF is
used.
The west building has 3 bays slotted for retail, adding up to 7,400discussed above, these spaces
a re cou nted as geneirati n g Id a n:d at 1 sta It per 250 SF.
Restau�rant - West Building
The west building also i�ncorporates 4,453 SF of restaurant space. The City's zoning, code utilizes a ratio
of 1 space for every 60 square feet of restaurant space. If the restaurant has a full liquor license, the
ratio is one space per 50 SF. This study utilizes a ratio of about 1 stall per 55 square feet. This is
consistent with the ULI ratio. For comparison, ITE,, which is based solely off of observed conditions,
found the highest typical peak demand closer to 1 vehicle per 75 SF at suburban restaurants.
Commercial Parking Impacts
East Build�ing Retail
West Bui I Iding Retail
West Building Restaurant
As illustrated above, the retail/restau rant land uses associated with the two buildings are expected to
generate demand for 121 spaces.
These uses peak in the late afternoon/evening, but carry some parking demand through the day. This
can be highly dependent on a bus,ineIss' hours of operation. For example a biank wilt not typically have
much demand after 5:00 PIVI, white a d�inner oinly restaurant may only require a few spaces until then.
Overnight demand is expected to be minimal.
ipiiq� 111; 111 1 11
T 7 1 TI$=
As part of the development, the hotel, High Timber Lounge, associated meeting rooms, and the
Chanhassen Cinema will be removed. This also frees up a number of spaces when calculating
available parking. Chanhassen Cinema is closed, so it is not currently generating parking demand, but
Memorandum 4
4
February 13, 2024
Downtown Chanhassen Parking Analysis
previous calculations for other development projects have included the demand when calculating
parking availability.
Rooms/SF/Seats,
Spaces
Hotel
122 Rooms
-152.5
High Timber Lounge
950 SF
-15.7
Meeting/Conference
1)849 SF
-212.3
Cinema
TOTAL
1,115 seats
-301.1
-526.5
It is worth noting that these numbers do represent peak demaInId, not typical demand. Furthermore,
the cinema has been able to utilize the SWTransit parking ramp if necessary, as the cinema peak was
I I I I III 1111�111 Pill 111
=10 0 E=
Spaces
New Residential Demand
496.0
New Retail/Restaurant Demand
Removed Demand
121.9
-526.5
TOTAL
91.4
1 1
The proposed devetopiment witl, generate demand for an additionat 91.4 spaces than what exists
today. As discussed below, the proposed deveilopmeint results in a net parking, change of 323 more
parking spaces that what currently exists.
Parking Supply
Existing Parkle�ng Supply
kyl M i-IT-01 & I kl� Lu i-f
February 13, 2024
Downtown Chanhassen Parking Analysis
There are currently 933 surface parking spaces in the study area. These spaces are regulated by a
series of cross access parking ag,reements, but are in general available to serve demand. In addition to
those surface spaces, WTransit owns a parking ramp with 424 spaces,. These are reserved from 6:00
AM to 6:00 PM, and residents are not permitted to park overnight. SWTransit is not currently running
routes through this location.
The Venue also has 13,4 structured parking spaces that are reserved for residents.
Observations, of the site suggest that parking is not a problem in the study area and spaces, are readily
available.
Parking, removed as part of the development
As part of the proposed development, the surface parking nearest the hotel will be removed. This
represents 143 spaces.
Parking, added as part of the development
The two buildings will build a mixture of surface and structured parking. Proposed plans show 49
surface spaces north of the east building and 9 surface spaces at the south end of the east building.
The west building is, dedicating a portion of the parking structure to serve retail and the restaurants.
This will have 64 spaces that are publicly available.
in add�ition to the public parking, the west building parking structure has 274 dedicated residenti
spaces. The east building has 68 structured, reserved spaces for residents. I
Existing Public Structured and Surface Parking
1357
Exis I.,ing S t irf IP&r-ledrg
933
E I—, 1 1.
xis-Ijing Ramp
424,
Removed Surface Parking
New Commercial Surface and Structured Parking
Net Parking Change - Commercial Parking
Total non -Reserved Structured and Surface Parking
-143
+124
-19
1338
Existing Reserved Residential
134
New Reserved Residential Parking
342
Net Parking Change - Reserved Residential Parking
+342
Net Parking Change
+323
Overall,'the p:rojeict adds 323 spaces worth of parking.
kyl M i-IT-01 & I kl� Lu i-l�
Cd
W
February 13, 2024
Downtown Chanhassen Parking Analysis
Demand Modeling with Shared Parking
One of the benefits of a mixed use district is the ability to use a shared parking approach. Most of the
study area already has, cross access and shared use agreements. This improves the efficiency with
which each space used. It also helps contribute to a more vibrant, walkable district, by reducing the
amount of space dedicated to parking, and putting that back into a productive use.
For the purposes of this study, multiple scenarios were run. Demand and supply of reserved
residential models were assumed at 100% and are not illustrated in the following charts. The charts
have weekday (left) and weekend (right) utilization shown.
-bistrict Model - SW Transit Ramp is approximately 50% available for use during the day
Senior
MFR 2 BR
MFR Studio IBR
im Parking Garage
ii SF Studio or Classroom
I SF Restaurant Nightclub
1111111 SF Restaurant Fast Food
iiSF Restaurant Sit Down
WSF Dinner Theater
011 SF Cinema
110 SF Convention
iiiiiii Hotel Rooms
iiiiiiiiiii SF Office
* SF Service Commercial
* SF Retail General Merchandise
District ModelTransit Ramp is not available for use from 2:00AM to 6:00PM on weekdays
1,400.0
Cl- Cl- a- a- a- a- < < < < < < CI- CI- CI- D- D- a-
0 0 C C C 0 o 0 0 0 0 0 C C C 0 0 C)
■
0 0 0 0 0 0 0 0 0 0 0 C)
Senior
MFR 2 BR
MFR Studio 11313
iiiiiiiiiii Parking Garage
iiiiiiiiiii SF Studio or Classroom
I SF Restaurant Nightclub
IM, SF Restaurant Fast Food
111 SF Restaurant Sit Down
0 SF Dinner Theater
110 SF Cinema
M SF Convention
aHotel Rooms
1111111111 SF Office
* SF Service Commercial
* SF Retail General Merchandise
kyl M k-111-103 & I kT� Lu i-l�
0�
MA
February 13,2024
Downtown Chanhassen Parking Analysis
Areas of Concern & Strategies
Retail/Restaurant a�n�d
78 1h Street Side (Up the Hill)
While there is parking available throughout the district,
it is likely that most of the retail and restaura�nt demand
will need to be filled by the "up the hill" parking. It will
be important that the parking provided does not
im�pa�ct other properties across Market Boulevard or
7'8 th Street (without a shared parking agreement.
Excluding residential uses, analysis of the"up the hill" locations (new retail, new restaurant, ALDI)
shows 193 spaces of demand, with 2,11 spaces available at peak conditions. On these occasions, that is
about a 91% uzation rate which will feet very full, but there are spaces, anticipated to be available.
This relies on sorting residential parking out of this location. While adequate parking is supplied, it
would be preferrable to open additional capacity in this location. Continue to monitor clemand and if
parking is getting tight, cons,ider the strategies below:
0 Enhanced signage to make sure general parking users know they are permitted in the top level of
the parking garage.
• A more careful determination of retailers to reduce overlapping demand. For example, a coffee
shop has higher morning demand, but less overlap with evening demand for the restaurant.
• Shared parking agreements with properties across 78th
Adjusting the split of puiblic/private parking on the top deck of the parking structure. Given the
tightness of sparking because of the proposed restaurant, there Imay be an opportunity to shift
some of the reserved parking on the top level of the ramp into a general use. 32 stalls could be
shifted and still maintain a 1 structured stall per unit for the residential uses.
Encourage residential parking to remain "down the hill" particularly during the afternoon/early
evenings to keep spaces available for retail/restaurant users.
Consider shifting the dog area in the upper parking lot to the south side of the east building to
build additional parking spaces on the north side of the east building where commercial parking
250-00
200.00
150-00
100.00
50-00
demand is greatest.
41 !�� 41 41 41 41 1,41
�z
1Y14 Z 10,1Z t?z 11?�
§) -61 AZP Rl�zl S-ill Z)
C�-
Senior
MFR 2 BR
m MIFR Studio 1BR
uiuiuiiiiu Parking Garage
mi SF Studio or Classroom
SF Restaurant Nightcluib
SF Restaurant Fast Food
SF Restaurant Sit Down
MSF Dinner Theater
In SF Cinema
im SF Convention
Hotel Rooms
SF Office
SF Service Commercial
0 SF Retail General Merchandise
kyl M k-111-103 & I kl� Lu i-l�
E001
W
February 13, 2024
Downtown Chanhassen Parking Analysis
Residential and Market Street Side (Down the Hill[)
Even though any of the residential parking users have structured parking available, demand will
exceed what is being built in the structures by about 154 spaces. Currently, the surface lots south of
the Chanhassen Cinema and The' enue are very empty. Recent counts at different times of the day
a evening, have seen between 10 and 25 cars on 190 stalls (surplus of 165-1,80). This suggests that
typical demand for the 134 units at The Venue is closer to 1.2 stalls per unit overall than the average of
1.6 that the model uses or the 2 stalls per unit that was the zoning at the time the project was built. It
is possible that some of this demand is currently being filled in the "up the hill" locations.
Looking at the "down the hill" parking counts, and excluding the parking structure, the model sees
only 3 spaces, available with tightening occurring during the day when including the Krause Anderson
project south of the west bluilding, but with significant supply remaining overnight. When eliminating
the Krause Anderson project and only looking at the lots immediately south of the east building and
south of The Venue, the tight spot is overnight.
Including parking, in the Kraus Anderson project (approaching capacity mid -day)
2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2
< < < c- n- c- a- c- it < ®I < < < < c- c- n- c- CL CL < < ®I
o C> 0 0 0 0 0 0 0 C> 0 0 C> 0 C> 0 0 0 0 0 0 C> 0
0 C) 0 0 0 0 0 0 0 00 0 0 0 C) 0 00
r, 0i r-4 r-1 rn Ln r-,. cy) r-i -q �Yi &i C*Y)* r*-i M L'ri•T-4 rn 6�
r-1 r-1 r-i
Senior
MFR 2 BR
MFR Studio IBR
uuuuu Parking Garage
III SF Studio or Classroom
I SF Restaurant Nightclub
iiiiiii SF Restaurant Fast Food
uIIHI SF Restaurant Sit Down
IN SF Dinner Theater
IN SF Cinema
ini SF Convention
iiiiiii Hotel Rooms
11111111111 SF Office
iiiiiiiiiii SF Service Commercial
9 SF Retail General Merchandise
Just the two lots south of The Venue and the east building, (exceeds modeled peak capacity overnight)
250.00
200.00
150.00
100.00
50.00
2 2 2 2E 2 2 :2 2 2 2 2 2 2 2 2 2 2E 2 2 2 2 2
0 c:> 0 0 0 0 0, 0 0 c:> 0 0 0 0 0, 0 0 0 0 0, 0 0 C:> 0
0 00 0 0 0 0 0 0 0 0 0 0 0 01 0 0 0 0 0 0 0 0 0
T-4 r-1 r-i
Senior
MFR 2 BR
o1ol/1, MFR Studio 1BR
uuuuu Parking Garage
uuuuii SF Studio or Classroom
SF Restaurant Nightclub
iiiiiii SF Restaurant Fast Food
ii SF Restaurant Sit Down
* SF Ginner Theater
* SF Cinema
1111u SF Convention
110N, Hotel Rooms
oull SF Office
ii SF Service Commercial
Oil SF Retail General Merchandise
Memorandum 9
M*
February 13, 2024
Downtown Chanhassen Parking Analysis
Based on observed counts, it would appear that there is more capacity than the model is showing as, it
designed to consider the peak conditions and is erring on the side of caIution.
Overnight parking further into the Kr�ausie Anderson project with limitations on daytime parkin•
g.,
Improved walkability and coordination between the dinner theater and overnight parking users.
Coordination with SWTransit on use of the ramp (see below)
0
Status of the SWTransilt Ra�mp
Currently SWTransit is not running busses through this station. This has been the case since COVID 19
impacted iridership numbers. Even before 2020, ramp utilization by transit users had never been
strong enough to fill anywhere close to the 424 spaces. Long term pitans, for SWTrans,it and routing
have not been identified as part of this study. As a strategy, there should be discussions with
SWTransit to remove or reduce restrictions on the parking ramp.
kyl M i-IT-01 & I kl� Lu iii-l�
fl[C
WA
CINIption Date: March 11, 2,02;i(
City of Cl,-icinhabbta;
Carver County, minnesoilta
MODIFICATION TO THE,
REDEVELOPMENT PLAN
Downtown Chanhassen Redevelopment Project Area
0
Tax Incre ent Financing (TIF) P�an
Establishment of Tax Increment Flinancing District No. 13
w
(a renewal and renovation district)
H,LER5
........ . . .
B I .. ..... . .. 111 A ,,J C', � . . . ......... A I ql� . . . ..... . .
P r le p a r le d bi y-,,,
�E [) I le rs
3,060, Centre Pointe Drive
Roseville, Minnesota 55113
W*,
Mod if ica-tion to the Redevelopimettt Plan for Down'town Chanhassen
RedevelopilnenIt Project Area
I
F01� 7,,%'. F WOd�Rd� 7)IIIIIII
1
l7ax Iricipemen't F'inanciling !Dlan for IIIIIIIIIIIIIIax incipemen't Flinaii6ling ID'ils,tritt 114o. 13
2
FOREWORD
2
STATUTORY AUTHORITY
2
STATEMENT OF OBJECTIVES
2
REDEVELOPMENT PLAN OVERVIEW
3
DESCRIPTION OF'PROPERTY IN THE DISTRICT AND PROPERTY ELIGIBLE
TO BE ACQUIRED
3
DISTRICT CLASSIFICATION
4
DURATION & FIRST YEAR OF TAX INCREMENT
5
ORIGINAL TAX CAPACITY, TAX RATE, & ESTIMATED CAPTURED NET TAX
CAPACITY VALUE/INCREMEN'T & NOTIFICATION OF PRIOR PLANNED
IMPROVEMENTS
5
SOURCES OFREVENUE/BONDS, TO BE ISSUED
7
USES OF FUNDS
7
FISCAL, DISPARITIES ELECTION
8
ESTIMATED IMPACT ON OTHER TAXING JURISDICTIONS
8
SUPPORTING DOCUMENTATION
11
DISTRICT ADMINISTRATION
11
Append'ix A,,., Map of Down'town Chanhassen Redevelopment Project Area
and the TIF D'istriict
Appendix B,.,,, Estimated Cash Flow for -the D'istrict
Ap,peiidix C,,,,l,,l �7iincliings �4icllllludmliig �3ut/��7-'or Qua I ifica-HoIns
ApIpendlix IDIII lRenewal and lZeriovation Qua I Ili f lica"tions for the Distrilct
ApIpendlix E:l Perimits issued
wl'i
Modification to the Reideivelopment Planfor Downtowel
m Chanhassen Redevelopment Project Area
;[Will 1 1
The following text sign�ifi'es, a Modification to the Redevelopment Plan for the
Downtown Chanha�ssien Redevelopment Project Area (the "Redevelopment
Project Area"). This modification represents a continuation of the goals and
objectives set forth in the original Redevelopment Plan for the
Redevelopment Project Area. Generally, the substan�tive change includes, the
establishment of Tax Increment Financing District No. 13 within the
Redevelopment Project Area.
For further information, a I iew of the Redevelopment Plan for the
Redevelopment Project Area is, recommended. It is ava�ilable on f'ile at the
office of the Economic Development Maniager at the City of Chanhassen.
O,ther relevant information is contained in the tax increment financing �pl�ans
for the tax increment financi�ted within the Redevelopment
Project Area.
City of Chanhassen
Tax Increment Finaincing District No. 13
Tax Increment, Fi'n�an�cing Plan forTax Uncrement
Financing �Disitrict No. 13
The City of Chanhassen (the "Ci'ty"), staff and consultants have prepared the
following information to expedite the establishment of Tax Increment
Financing District No., 13 (the "District"), a renewal and renovation tax
increment financing di'strict, located in the Downtown Chanhassen
Redevelopment Project Area.
fly I
Within the City, there exist areais where public involvement is necessary to
cause deve,l�opmen�t or redevelopment to occur. To this en�d, the Ci'ty has
certain statutory powers pursua�nt to Minnesota Statutes ("M'.S.'), Sections
469.72,4 - 469.733, inicluIsi've, as amended, and M.S., Sections 469.774 to
469.7794, inclusiive, as amended (th�e "T'IF'Act"), to assist in financing public
costs related to thi's �project.
This section con�tains the Tax Increment Financing P'lan (the "TIF Pilan"') for the
District. Other relevant informa�tion is contained in the Redevelopment Plan
for the Diown�town Chanhassen Redevelopment Project Area�, as modified�.
The Diistri'ct currently consists of six (6) parcel�s of land and adjacent roads
aind initernal ri'ght�s-of-way. 'The District is bei'ng created to �provide financial
assistance, to facili'tate the redevelopment of two, aging a�nd underutlilized
hotel and commercial properties in the City into a $135 million mi'xed-use
development consisting of two, five -six story buildings containing
approximately 31�O multi -family hou�si'ng units, 18,000 rentable sq�uare feet olf
commercial space, and 466 structured parking stalls. The redevelopment will
II IIoln and mass gradi'ng of the si'te, an extension of Laredo, drive
th�rou�gh the property, utili'ty relocations, and interior and surrounding �roa�d and
sidewalk improvements. The City antici'pates enteri'ng into a�n agreement with
Roers Acquisitions LLC oir a�n affilia�te as the developer. �Develolpment is
anticipatedto begin in 2024. This T'IF Plan is expected to aichi'eve many of the
objectives outlined in the Redevelopment Pla�n for the Downtown Chanhassen
Redevelopment Project Area.
City of Chanhassen
Tax Increment Finaincing District No. 13 2
MI
The activities contemplated in the Modificati'o,n to the Redevelopment �Plan
a�nd th�e'TIF Plan do not preclude the undertaking of other qualified
development or redevelopment activities. These actives are anticipated to
occur over the life of Downtown Ch�a�nhassen Redevelopment Project Area
aInd the District.
Piursuan�t to the Redevelopment Pla�n and authorizing state statutes, the City i's
a�uthori'zed to undertake the following activi'ties i'n the District:
I. Property to be Acquired - Selected piroper,ty located within the
District may be acquired by the City and is further described in
this TIF Plan.
2. Relocation - Relocation services, to the extent required by law,
a�re available pursuant to M.S., Chapter 777 and other relevant state
a�nd federal laws.
3. Upon approval of a d�eveloper's pilan reil�ating to the project and
completion of the necesisa�ry leigal requirements, the City may sell
to a developer selected properties that it may acquire within the
District or may lease land or facilities to a developer.
4. The City may peessary
a�cquisition, construction�, relocation,, demoon, and req�uired
utilities and public street work wi'thin the Disitrict.,
IOESCRIPTIOR OF PROPERTT hil TAE DISTRICT ARD PROPERTT
BRE ACQUIRED
The Diistrict encompasses all property a�nd adjacent rights -of -way an*
abutting roadways identified by the parcels listed below.,
City of Chanhassen
Tax Increment Finaincing District No. 13
'01
IT -IN
Please al�so see the ma�p in Appendix A for further iniformation on the location
of the Dis,trict.,
The City does not own a�ny parcels of the property to be includ�ed in the
District.
MM AW M,
. . . . . . . . . . . . . . . . . . . . . . . . . .
The City,, in determining the need to create a tax increimeint financing distri'ct in
accordance with the TIF Act, finds that the District, to be establis,hed, is, a
renewal and renovation district purs,uant to M.S., Section 469.774, Subd. 70a.
In meeting the statutory criteria the City relies on the following facts and
findings:
The District is a renewal and renovation district consisting of' six (6)
parcels.
An inventory shows that parcels consisting of more than 70% of the area
ins the District acre occupied by bluildi'ngs, streets, utilities, paved or g�avel
parking lots, or other similar structures.
An in�s,pection o�f the bui'ldings located with i'n the District finds, that at
least 20% of the buildings, are structurally substandard as defined in the
TIF Act. (See Appendix D)l.
An Inspection of the buildings located within the District finds that more
th�a�n 3,0% of the other b�uildings requi'r�e substantial renovation or
cl�earance to remove existing condi'tions suIch as inadequate street layout,
incompatible uses and others as defined in the TIF Act. (See Appendix
D.
Pursuan�t to M.S., Section 469.776., Subd. 7, the �District does not contain any
parceil or part of a parcel th�a�t qualified under the provisions, of M.S., Sections
27J.7773 273.772, or 273.774 or Chapter 473H for taxes payable in any of the five
calendar years before the filing of the
City of Chanhassen
Tax Increment Finaincing District No. 13 4
My
Pursuan�t to M.S.Section 469.775, Subd. 7, and Section 469.776,, Subd. 7, the
cluration and first year oftax increment of the District must be indi'ca�ted withi'n
the TI�F Pla�n., Pursuan�t to M.S., Section 469.776, Subd. 7b., the duration of the
District wi'll be 15 yea�rs after receipt of the first increment by the City (a total
of 16 years of tax increment). The City elect's 'to receive the first tax incremenit
in 2026, which is no later than four years, following the year of approval of the
District.
Thusit is est�imated thatthe District , , including any modifications of the TIF �Plan
for subsequ�ent pha�ses o,r other changes, wou�ld terminate after 2041) or when
the TIF Plan is satisfied. The City reserves the right to decertify the District prior
to the legally required clate.
* A
RIGINAL TAX CAPACITY, TAX RATE & ESTIMATED CAPTURED
NET TAX CAPACITY VALUE/INCREMENT & NOTIFICATION OF
PRIOR PLANNED IMPROVEMENTS
Pursuant to M.S.,, Section 469.774, Subd 7 and M.S., Section 469.777, Subd. 7,
the Original Net Tax Capacity (ONTQ as certified for the District will be based
on the market values placed on the property by the assessor in 2023 for taxes
payable, 2012,4.
Pursuant to M.S.,, Section 469.777, Subds. 7 and 2, the County Auditor shall
certify in each year (bieginning in the payment year 2026) the amount by
which the original value has, increased or decreased as a result oif:
1. Change, in tax exempt status of' property;
2. Reductiic boundaries of the Distri'ct;
3. Change due to adjustments, negotiated or court-or�der�ed abatements;
4. Change in the use of the property and class if i cation;
5. Change in state law governing class rates'- or
6. Change in previously issued bui'lding permits.
In any year in which the current Net, Tax Capacity (NTC) value of the District
declines below the ONTC, no value will be captured and no tax increment will
be payable to the City.
The original local tax rate for the District will be the local tax rate for taxes
payable 2024,, assuming the reques,t for certifi'cation is made before June 30,
2024.'The fi'nal tax rates for 2024 were not available at the time the Dis,trict
was, establis,hed.
City of Chanhassen
Tax Increment Finaincing District No. 13
0
Kmm
The projected ONTC and the Original Local Tax Rate for the District a�ppea�r in
the table below.
Pursuant to M.S., Section 4'69.774 Subd. 4 and M.S., Section 469.777, Subd. 7
and 4', the estimated Captured Net Tax Capacity (CTC) of the District, within
Downtown Chanhassen Redevelopment Project Area, upoin completion of the
proijects wi'thin the District, will annually approximate tax increment, revenues
a�s shown in the table below. The City requests 100%, of the available increase
in tax capacity be used foir repayment of the obligations of the City and
current expenditures, beginning in the tax year payaIble 202,6., The Project Tax
Capacity (PTC) listed is aIn estimIa�te of val�u�es when the projects within the
District are completed.
E.EstiiiiiirojecMt Tax lilt y upoin cornplefioin (IPTC)
Estima-ted Origina� Ne-t'Tax Capacity (ONTC) 13217,19
Fiscal Disparifies 323231
Estirna®ted CapMtn reid Tax Capacity (C-1-C)
Original Local 1""ax Rate
Estimated Annual'Tax lincreimerit
131199,952
Prellirn Pay
84 . 7 % 201,24
MENHUM
PerceIry t Re"tained by the City 100%
Note: Tax caipacity includes a 1% i'nflation factor for the duration of the District. The ITC
included in thiis, chairt is the estimated tax capacity of the District in year 16. The net tax
capacity of the IDistrict upon stabilization of the project in year two is estimated to be
$1,187,414.
Pursuant to M.S., Section 469.777 Subd. 4, the City shall, after a due and
diligent search, accompany its request for certification to the County Auditor
or its notice of the District en�la�rgement pursuant to M.S.,, Section 469-775,
Subd. 4, with a listing of all properties within the �Distri'ct or area of
enlarge�ment for which bui'lding permits ha�ve been issued du�ring the eigh�teen
(18) months immediately preceding appr+ Plan by the
mun�iciplaa�nt to M.S., Section 469.775, Subd 3. The Cou�nty Auditor
shall increase the origiinal net tax capacity of the District by the net tax
capacity of improvements for whi'ch a building permit was issued.
The City has revi'ewed the area to be included in the District to determine i'f
a�ny �bui'l�ding permits have �been issued d�uring the 18 months immediately
preced�i'it has
been iified for PID # 25.1190010 and will accompany the request for
certification. The plermitted activity is not expected to i'ncrease the Original
Net Tax Capacity., Please see AppendiIng permit that was
issued.
City of Chanhassen
Tax Increment Finaincing District No. 13
10!
ITI-R
ED]
The total estimated tax increment revenues for the District are shown in the
table below:
Fax Iriciremerit
III II
TOTAL
141372177
7 1816,131
The costs outlined i'n the Uses, of Funds will be finIa�nced primaIri'ly through the
annual collection of tax increments. The City reserves the right to issue bonds
(as defined i'n the TIF Act) or incur other indebtedness as a result of the T'IF
Plan. As presently proposed, the projects, wi'thin the Dis,tri'ct wi'l�l be financed
by one or more pay-as-you-go notes. Any refunding amIounts will be deemed
a budg�eted cost without a formal modificati'on to this, TIF Plan., This provision
does, not obligate the City to incur debt. The City will issue bonds or incur
other debt only upon the determination that such action is in the �best interest
of' the City.
The City may i'ssue bonds secured in whole or in part with tax increments
from the District in a maximum principal amount of $151,091,410. Such bonds
may be in the form of �pay-as-you-go notes, revenue bonds or notes, general
obligaItion bonds, or interfund loans. This estimate of total bond�ed
indebtedness i's a cumulative statement of' authority under thi's T'IF PlanI is of
the date, of approval.
Currently under considera�tion for the District is a proposal to facilitate the
renewal and renovation oftwo aging and underutilized properties within the
City's downtown. The City has determined that it will be necessary to provide
a�ssista�nce to t'he project(s) for certain District costs, as d�escribed herein.
The City �has studied the feasibili'ty of the development or redevelopment of
pro,plerty in and around the District. To facilitatethe establishment and
clevelopment or redevel�opmenIt of the District, this T'IF Plan aIuthori'zes the use
of tax increment financing to pay for the cos,t of certain eligible expenses. The
estimate of public costs and uses of funds associaIted with the District is
outlined in the following table.
City of Chanhassen
Tax Increment Finaincing District No. 13 7'
Prelim inary Estimated
2023IPay 2024 Captured Tax
Total N" et Capacity (CTC) Percent of CTC
Entity Tax Capacity upon completion to Entity Total
Carver County
29.99,30%
35.38%
1 T 1 99W952
35%902
City of Chanhassen
201.,9102%
24.67%
1 1199, 952
250,912
I&D, No. 1,12
28-5III l91 %
33.68%
1$199952
3142,5176
(Eastern Carver COUnty Schools)
0-their
5-3157%
6.27%
1 1 1 99,952
63786
84.7681 %
1100.00%
$ 1017J'76
The estimates listed above d�i'splay the CTC whein all constrlu�ction i's
completed. The tax rate used for calculations is the Preliminary Pay 2024 rate.
The total net capacity for the entiti'es listed above are based on Preliminary
Pay 2024 figures. The District will be certified under the F'in�a�l Play 2024 ratesi,
which were unavailable a�t the time this TIF Plan was pirepd.
Pursuant to M.S.,, Section 469.775 Subid. 2(b):
(1) Estimate -of total tax increment. It i's estimated that the total amount
of tax increment thia�t will be generated over the life of the District is
$1413 7 217 7 2 Y-
(2) Probable impact of the �Dis,tri'ct on city provided serv,ices and abLirity
to issue debt A m�a�rginal impact of the Distrlict oln pollice protection
is expected as it is with any increase i'n clevelopment densi'ty. New
developments add an increase i'n traffi'c and additional overall
demands to the call load.ilding, the City
estimates 30 to 50 calls per year. The City does not expect that the
proposed devellopment, in and of itself, ite new caplital
investment in vehicles or facilities.
The probable impact of the Diiot expected
to be significant. �New buildings generate few calls, i'f any, and are of
superior construction that is compliant wi'th the latest building codes
a�nd fire protection systems. One existing building, located at the site,
which wi'l�l ble eliminated by the new development, has outstandi'ng
code violations. The City explelcts a very small increase i'n call volumel,
if any, and does not expect that the proposed delvel�opment, in and
of its,el�f, wi'l�l necessi'tate new Capital investmelnt in vehicles or
facilities for fi'rle protect,ion.
City of Chanhassen
Tax Increment Financing District No. 13
Wj
ITT1110,
The probable impact of the issuance of any general obligation tax
increment �nds payable from tax increment, revenues from the
District on the Ci'ty's ability to issue debt for general fund purposes is
expected to be minimal. As presen�tly p�roposed, it is Inot anticipated
tha�t there will be any general obligation clebt issued in relation to,
th�is, proije�ct. Any such iss,uance, if considered, wo,ul�d not be
expected to require the City 11 s general revenue s,upport aend would
not apply to, the Ci'ty's debt limit.
,levies. It is estimated that the amount, olf tax increments, over the life
of the District that would be attributable to school dis,trict levies,
assuming the schoo,l district's share of the total local tax rate foir all
taxing jurisdictions remained the same, is $4,840,624;
(4) Estimated amount of tax increment attributable to co,untv levies,. It is,
estimated that the amount of ta�x increments over the life of the
District that would be attributable to county levies, assuming the
coun�ty's share o,f the total local tax rate for all taxi�ng jurisclictions
remained the same, is $S,,08S,442;
(5) Add�ition�al in�formatioln reauested-bv the coun�tv or school d�i'strict., The
C�ity is not aware olf any standard questions in a county or school
district written policy regarding tax increment districts and impact on
coun�ty or school d�istrict services. The coun�ty or school district must
requ�est additional information pursuant to MS.,, Sectioin 469.775 Subid.
2(b)i with�in 15 days after reei'pit of the tax increment financing plan.
City of Chanhassen
Tax Increment Finaincing District No. 13
H I I
No req�uests for additional information from the county or school
district regarding the proposed development for the District have
been received to date.
Pursuant to M.S., Section 469.775, Subd. I (a), cl'ause 7 this TIF Plan must
contain identification and desic�ripti'oin of studies, and analyses used to make
the determination set forth in M.SSection 469.775, Subd. 3, claiuse (b)(2) and
the findings, are required in the resolution approvi'ng the District.
(i) In making said determination, reliance has been placed upon (1)
written representation made by the Developer to such effects, (2)
review of the Developer's proforma; and (3) City staff awareness of
the feasibility of developing the project site within the District, which
is, further outlined in the City Council resolution approving the
establishment of the District and Appendix C.
(ii) A comparative analysis of estimated market value both with and
without establishment of the District and the use of''tax increments
has been perfoirmed. Such analysis, is, included with the cashfloiw in
Appieindix B and indicates, that the increase in estimated market
value of the proposed development (less the indicated subtractions"',
exceeds, the estimated market value of the site absent the
estabilis,hment of the District and the use of tax increments.
Administration of the District will be handle�d by the Ci'ty's Economic
Development Manager.
City of Chanhassen
Tax Increment Finaincing District
Appendix A: Map of Downtown Chanhassen �Reideveilopment
Project Area and the TIF District
City of Chanhassen
Tax Increment Finaincing District No. 13
'ISE,
M-Omrlm-, TMERMIlluEMOM
City of Chanhassen
Tax Increment Finaincing District No. 13
District"Tyloe:
District Narne/Nuirribeir:
County District #.
First Year' CoinstrUction or Inflation on Value
Existing District - Specify No. Years Remaining
�nflafion Rate - Every Year:
�nterest Rate:
Presen't V,WlUe Date:
F-irst Period Endirig
Tax Year District was Certified:
Cashflow AsSUrnes First Tax �ncrement For DevOoprnent:
Years of Tax hicrerneii'it
ASSUrnes Last Year (,,)f Tax �ncrei�Tierit
F-Isc,al Disparifies E�ecfloii'i �,Okjtside (A), h'lsde (B), or NA]
lncreii,i�-�e�"itM oir Total F�IscW D�Isparifles
F-Iscal Disparities Conb-lklfiori Raflo
F-Isc,al Disparities Metr(-,)-W!de Tax �Rate
Maxirnurr�/Frozeri LocW Tax Rate�
CUrrent L(-,)cW Tax �Rate�� (Use lesser of Current or Max,)
S�tate-wi�de Tax �Rate (CornrnAnd. o�nl�y Used fi.,)r totM taxes)
MarIket ValUe Tax, Rate (U�sed for totW taxes),
_Ft'oers Redeve[lopment
City of Chanhassen, MN
Mixed -Use Redevelopment
Renewal and Renovation
I IF 13
TBD
20,24
1.00%
6.001%
1-Aug-25
1 -Feb-26
Iay 2024
20,26
16
20,41
Inside(B)
Incremental
36�,7257%
Pay 2023
123�,02601%
Prefirn Pay 20,24
8,4,768,%
Prefirn Pay 2024
84,7'68%
Prefirn Pay 20,24
30,0000%
Prefirn Pay 20,24
0,17166%
Prefirn Pay 20,24
I ax Rates
Exe�-njpt C�ass �Rate (Exeryip,t)
0�0101%
Coaiaierddl hridUstr�lal Preferred C�bss Rate (Cfl Pref.)
Hirst $150,000
1 �510%
Over $ 1510, 010 0
Z001%
Coaiaierddl hndUstr�la� Glass Rate (C/l)
Z00%
Renta� Houshg Glass Rate (Rient6l)
1251%
Affordalble Rerital� HOUS141g Glass Rate (Afl"". Rental)
First, $100,000
0251%
Over $1010,000
0251%
NloridHoii',nestead ResdenfiM (Non-H Res. 1 UriJt)
F'Jrst, $500,000
1 �0101%
Over $500,0100
1251%
Hoaiestead Resdenfid� C�ass Rate (Hrnstd. Res.)
First, $500,000
1 �0101%
Over $500,0100
1251%
Ag1jC1U1tkjra1� Non-Hornestead
1 �001%
BASE
VALUE INFORMATION (Original
Tax Capacity)
F
Note:
I., Base values are for �pay 2024 based on review of County website on December 18,1 20,23.
2. Located in SD #01�12, WS #064.
Z
'Oloers RedeivelopmIent
City of Chanhassen, MN
Mixed -Use, Redevelopiment
PROJECT INFORMATION
(Rroject'Tax
Capacity)
WWI MIWIWIIOT�IIIIIIII�213- 11
mm smam
no, �,iiiiiff4mz
I
-01112111a= I
OR'
III pill
m.
. . . . . . . . .
Nol.e,
1. Market values are �lbased upon lestirnates provided by the Assessor's office.
'TAX
CkLCULATIONS
I otal
Fiscal
Local
Local
Fiscal
Stateal
Market
"Tax
Dlspairities
ax
Piroperty
Dispairities
Piroperty
Value
Taxes l:"er
Capacity
I ax Capacity
Capacity
raxeIs
I axies
1 axes
"Taxes
Sql, RdUnit
Apartments
1,090,813
0
1,090,813
9124,661
0
01
1491,7'9i5
1,074,456
3,465I,99i
Retail
96, 601
35,477
61,124
51,813
43,647
28,30151
8,3515
132,121
7'� 33
1,187,414
35,4771
1,151,936
9176,474
43,647
28,305
158i,151
Note:
1, 'Taxes and tax incirement will vary significantly from year to year depending upon values, rates, state law, fiscal disparities and other factors
which cannot be �piredicted.
WHAT IS EXCLUDED FROM'TIF?
ToW Property Taxes 1,206,577
less State-wide I axes (28,305)
less Fiscall Disp. Adj., (43,647)
less Mairket Value I axes (1158,1511)
less Base VaWe TaxeIs (105,256)
AnIllUal Gross I IF 871,218
MARKET VALUE BU�T / �FOR ANALYSIS
CLArrent Market Vakie- Est. 9,919,1010
N�ew Market Va�ue - Est, 912,132,560
Difference 82,213,4610
Present VaIllue olf Tax Micrernent 8,6i 17,446
Difference 73,51961,014
VWule WeIlyto occurWO-iolut Tax 4icrea�lIerrt is �esslfl,,)an: 73,596,014
I
�Roer�s Redevelopment
7- . . . . . . City of Chainh�ass,eni, MN
Mi'xed-Use Redevelopment
EHLERS
P B L. I C "ki,im, ��"14 C A [�',) "V I S 0 S", S
02/01/26
100%
474,965
(132,719)
(5,641)
336,605
84.768%
285,334
142,667
(514)
(14,215)
127,938
120,594
0.5
2026
08/01/26
142,667
(514)
(14,215)
127,938
237,675
1
2026
02/01/27
100%
1,187,414
(132,719)
(26,928)
1,027,767
84.768%
871,218
435,609
(1,568)
(43,40�4)
390,637
5,84,751
1.5
2027
08/01/27
435,,609
(1,568)
(43,404)
390,637
921,718
2
2027
02/01/28
100%
1,199,288
(132,719)
(27,28,2)
1,039,287
84.768%
880,983
440,49�2
(1,586)
(43,891)
395,015
1,252,537
2.5
2028
08/01/28
440,492
(1,586)
(43,891)
395,015
1,573,721
3
2028
02/01/29
100%
1,211,281
(132,719)
(27,641)
1,050,921
84.768%
890,846
445,423
(1,604)
(44,382)
399,437
1,889,040
3.5
2029
08/01/29
445,,423
(1,604)
(44,382)
399,437
2,19�5,176
4
2029
02/01/30
100%
1,223,394
(132,719)
(28,003)
1,062,672
84.768%
900,807
450,403
(1,621)
(44,878)
403,904
2,49�5,718
4.5
2030
08/01/30
45,0,403
(1,621)
(44,878)
403,904
2,787,506
5
2030
02/01/31
100%
1,235,,627
(132,719)
(28,368)
1,074,540
84.768%
910,867
455,434
(1,640)
(45,379)
408,415
3,073,960
5.5
2031
08/01/31
45,5,,434
(1,640)
(45,379)
408,415
3,352,071
6
2031
02/01/32
100%
1,247,984
(132,719)
(28,737)
1,086,528
84.768%
921,028
460,514
(1,658)
(45,886)
412,971
3,625,093
6.5
2032
08/01/32
460,5,14
(1,658)
(45,886)
412,971
3,89�0, 163
7
2032
02/01/33
100%
1,260,464
(132,719)
(29,110)
1,098,635
84.768%
931,291
465,646
(1,676)
(46,397)
417,572
4,150,381
7.5
2033
08/01/33
465,,646
(1,676)
(46,397)
417,572
4,403,019
8
2033
02/01/34
100%
1,273,068
(132,719)
(29,487)
1,110,863
84.768%
941,657
470,828
(1,695)
(46,913)
422,220
4,651,028
8.5
2034
08/01/34
470,828
(1,695)
(46,913)
422,220
4,89�1,815
9
2034
02/01/35
100%
1,285,799
(132,719)
(29�,8,67)
1,123,213
84.768%
952,126
476,063
(1,714)
(47,435)
426,914
5,,128,187
9�.5
2035
08/01/35
476,063
(1,714)
(47,435)
426,914
5,,357,674
10
2035
02/01/36
100%
1,298,657
(132,719)
(30,251)
1,135,687
84.768%
962,700
481,350
(1,733)
(47,962)
431,655
5,,582,952
10.5
2036
08/01/36
481,350
(1,733)
(47,962)
431,655
5,,801,668
11
2036
02/01/37
100%
1,311,643
(132,719)
(30,639)
1,148,285
84.768%
973,379
486,69�O
(1,752)
(48,,494)
436,444
6,016,369
11.5
2037
08/01/37
486,690
(1,752)
(48,494)
436,444
6,224,8,17
12
2037
02/01/38
100%
1,324,760
(132,719)
(31,031)
1,161,010
84.768%
984,166
49�2,08,3
(1,771)
(49�,031)
441,280
6,429�,437
12.5
2038
08,/01/38
492,083
(1,771)
(49,0�31)
441,280
6,628,096
13
2038
02/01/39
100%
1,338,007
(132,719)
(31,427)
1,173,862
84.768%
995,060
49�7,530
(1,791)
(49�,574)
446,165
6,823,104
13.5
2039
08/01/39
497,530
(1,791)
(49,574)
446,165
7,012,433
14
2039
02/01/40
100%
1,351,388
(132,719)
(31,8,27)
1,186,842
84.768%
1,006,063
5,03,031
(1,811)
(50,122)
451,099
7,198,280
14.5
2040
08/01/40
5,03,031
(1,811)
(50,122)
451,099
7,378,713
15
2040
02/01/41
100%
1,364,901
(132,719)
(32,231)
1,199,952
84.768%
1,017,176
5,08,58,8,
(1,831)
(50,676)
456,081
7,555,826
15.5
2041
08/01/41
5,08,588
(1,831)
(50,676)
456,081
7,727,781
16
2041
02/01/42
I k d [47
The reasons and facts supporting the finclings for the adoption of the Tax
Increment Financing P'lan (TIF Plan) for Tax Increment �Financing Distr�ict N�o.
13, (the "Distr�ict"'), as requi'r�ed pu�r'suant to Minnesota Statutes (M.S.), Section
469�.775, Subdivision 3 are as follows:
7. Finding that Tax Increment Financing District No. 73 is a redevelopment
district as defined in M.S., Section 469.774, Subd. 70.
The District consists of si'x (6i) pa�rcels and their i'nternal and adjacent
rights -of -way, with plans to redevelop the area in�to a m�ixed-use
development consi'sting of approximately 310, multi-fam�ily housi'ng u�ni'ts
-i�nd 18,OOiO rentable square feet of commercial space�. Parcels consisting of
70% of the area of the Diistric�t are occupied by buildings, streets, utilities,
paved or gravel parking lots or other similar, structures. One of two
buildings in the District, not i'ncludin�g outbuildings, i's structurally
substandard and the other bui'lding requires substantial renovation or
c�l�earance to remove inadequate street layout and obsolescence not
suitable for improvement or c�o�nversion�. (See Appiend�i'x D of the TIF Plan
2. Finding that the proposed development, in the opinion of the City Council,
would not reasonably be expected to occur sollely through private
investment within the reasonably foreseeable future and that the increased
market value of the site that could reasonably be expected to occur
without the use of tax increment financing would be less than the increase
in the market value estimated to result from the proposed development
after subtracting the present value of the projected tax increments for the
maximum duration of Tax Increment Financing District No. 73 permitted by
the TIF Plan.
The proposed development, in the opin�ion of the City, would not
reasonably be expected to occur solely through private investment with�in
the reasonably foreseeable future. -
This find�i'ng is supported by the fact that the activities proposed iin the TI�F
Plan meet the City's objectives for redevelopment. The existiing property
contains substandard or obsolete buildings whose renovation requires high
costs re�lated to demo�liti'oin, re�mediation, site improvement, and
c�o�nstructi'on of i'nfrastruc�ture. The redevelopment also requires substantial
investment toward public improvements i'nc�luding the extension of Lare�do
Drive, utility relocations, and various i'nternal and external sidewalk and
roadway improvements to c�oinnec�t with the downtown area.
City of Chanhassen
Tax Increment Finaincing District No. 13
'is 111FA
Because of the com�binat�ion of limited amounts of property available for
expansion adjacent to t'he renewal si'te and the public and piri'vatei costs 6?
Ti'nan�c�ing 'the proposed improvemen�ts, wh�ic�h are essenti'al to the
comprehensive redevelopment of the area, t�hi's project is feasibly oinl�y
through assistance, in part, from tax increment financing.,
The developer pirovided a pro, forma outlining �project sources a�nd uses as
well a�s projected rent, operating cost, vacancy and financing assumptions.
City staff and the City's financial advisor reviewed the informati'o,n and
have determ�ined that the project is nolt fea�sible without assistance due to
a�nticipated net ope�rating i'ncolme and market returns not s,upporting the
overall redevelopment costs for the si't�e. This review supports, justification
that the �Develolpe�r would not have goine forward without tax increment
a�ssista�nce.
The increased market value of the, site that could reasonably be expected
to occur without the use of tax increment financing would be less than the
increase in market value, estimated to result from the proposed
devellopment after subtracting the present value of the projected tax
increments for the maximum duration of the District permitted by the TIF
Plan. -
This fi'nding is justified on the grounds tha�t the development i'ntensity and
tax ba�sed created on currently underutilized a�nd declining property
requires site and pu�blic improvement cost's that are improbable, without
public assistance. Specifically, t�he costs of site pre�para�ti'on, demolition,
remediation, and public improvements to include infrastructure and site
par�king will add significantly to the total redevelopment, cost's o,f any
development in t�hi's area. S,i'te and public improvements cos,ts in this area
have ma�de redevelopment infeasible without tax increment assistance.'The
City reasonably determines that no other reclevelopment of simi'lar scope i's
a�nticipated on this site withou�t�, substantially similar assistance being
provided to, the development.
a�. The City's estimate of the amount by which the ma�rket value of the
entlire District will increase without the u�se of tax i'ncrement�, financing
is $0.
b. If the proposed development occurs, the tolta�l increase in mar�ket
value will be $82,,213,460.
City of Chanhassen
Tax Increment Finaincing District No. 13
F-W1 1110
c. The �present value of tax increments from the District for the
maximum duration of the district permitted by the'TIF Plan is
estimated to, be $8,617,446.
d. Even if some development other than t�he prop�os,ed deve�l�opmen�t
were to occur, the Council finds that" no, alte�rnative would occu�r that
would produce a �market valu�e in�crease greater than $73,596,014
(the amount in clause b less t�he amount in clause c) without tax
increment assi'st'ance.
3. Finding that the TIF Plan for the District conforms to the general plan for
the, development or redevelopment of the municipality as a whole.,
The City of Chanhassen Planning Commission reviewed the TIF P'lan oin
February 20;, 21024 and found that the TIF Pla�n conforms to the general
plans for the development and redevelolpment of the City as a whole.
J'
Finding that the TIF Plain for Ta�x Increment Financing District No. 73 will
afford maximum opipioirtunity, consistent with the sound needs of the City
as a whole, for the! development or redevelopment of the Downtown
Chanhassen Pedevelopiment Project Area by private enterprise.
Through the implementation of the TIF Pla�n, the City will provide an
impet�u�s for the renovation of subista�ndard and underutilized property,
c�oinstruct,ion of a new mixe�d-usei private development which will result in
in�creased e�m�ploymen�t in the City and the State of Minnesota, an increase
I I
tax base of the State and add a h�igh-quality developimen't to the City. I
City of Chanhassen
Tax Increment Finaincing District No. 13
iW
Appendix Do. Rene�wal and Ren�ovation Qualificati I ons for thz
District
City of Chanhassen
Tax Increment Finaincing District No. 13
Iwo
I F. ILI =&I 96M ( 741n V�,
Part1 — Executive Summary ................................................................... ................................................ 2
�Purpose of Evaluation .......................................................................................................... 2
Scope of
Conclusion................................................................................................................................................................ 3
Part 2 — Minnesota Statute 469.174, Subdivision 10a Requirements .......................................................... 3
A. Coverage Test .................................................................................................. I.., ............................................................. 4
B. Condition of Buildings Test ............................................................................................................................... 4
C. Distribution of Substandard Buildings .............................................................................................................. _ ............... 5
Part 3 — Procedures Followed ............................................................................. ................... 6
Part14 — Findings .......................................................................................................................................... 6
A. Coverage Test ............................................................................................................................. ......................... 6
B. Condition of Building Test ............................................................................................................ ........................... 8
1. Bu�ildi�ng
2. Replacement Cost ..................................................................................................................................... 8
ICode Deficiencies ................................................................................................................................... 8
4. System Condition Deficiencies ............................................................................................................................... 9
C. Distribution of Substandard Structures .......................................................................................................................
10
Part5 1- Team Credentials ..........................................................................................................................
12
APPENDIX A Property Condition Assessment Summary Sheet
APPENDIX B Build�in�g Code and Condition Deficiencies Reports
APPENDIX C Property Condition Assessment
Building Replacement Cost Reports
Code Deficiency Cost Reports
Photographs
West 78thStreet �Renewal and �Renovation TIF
LHB Project No. 230558.00 �Page 1 of 12 F'inal Repoft
Tart 1 Executive Summary
Purpose of the Evaluation
LHB, was hired by the City of Chanhassen to inspect and evaluate the properties within a Tax Increment Finan�cing
Renewal and Renovation Diistrict ("TIF District") proposed to be established by the City. The proposed TIF District is
bounded by West 781hStreet, Market Boulevard, and Market Street (see Diagram 1).: The purpose of LHB's work is
to determine whether the proposed TIF District, meets the statutory requirements for coverage, and whether two (2)
buildings on six (6) parcels located within the proposed TIF District, meet the qualifications required for a Renewal
and Renovation District.
West 78thStreet �Renewal and �Renovation TIF
LHB Project No. 230558.00 �Page 2 of 12 F'inal Repoft
1W
Scope of Work
The, proposed T:IF District consists of six (6) parcels with two (2) buildings.
Both buildings in the proposed TIFIDistrict received interior and exterior inspections. The Chanhassen Cinema
building was determined substandard. The Hotel building did not meet the qualifications to be determined
structural�ly substandard ", but a full buil�d�ing report was still completed showing significant structural and code
Ieficiencies coming up just short of the 15 percent code, deficiency requirement. Building code and Condition
Deficiency reports for both buildings are in Appendix B.
After inspecting and eval�uating the properties with�in the proposed TIF District and ap:p:l�ying current statutory criteria
for a Renewal and Renovation District under Minnesota Statutes, Section 469.174, Subdivision 10a, it is our
professional opinion that the proposed TIF District qualifies as a Renewal and Renovation District because:
The proposed TI F District has a coverage calculation of 100 percent which is above the 70 percent
requirement.
50 percent of the buildings are structurally substandard which is above the 20 percent requirement,.
100 percent of the other buildings require substantial renovation or clearance which is above the 30
percent requirement.
The, substandard buildings are reasonably distributed.
'The remainder of this report describes our process and fi�n�dings in detail.
.-Flail ;&on Minnnes- ota Statute 469.174, bO%ubdivi�sion 1 ua
',-kxleq u'i re:me nts
The properties were inspected in accordance with the following requirements under Minnesota Statutes, Section
469.174,, Subdivision 10(c), which states:
0
Interior Inspection
"The municipality may not make such determination [that the building is structurally substandard] without an
interior inspection of the property... 11
Now
Z
_xterior Inspection and Other Means,
"An interior inspection of the property is not required I if the municipality finds that
(1) the municipality or authority is unable to gain access to the property after using its best Oorts to obtai
permission from the party that owns or controls the property; and i
(2) the evidence otherwise supports a reasonable conclusion that the building is structurally substandard.
West 78thStreet �Renewal and �Renovation TIF
LHB Project No. 230558.00 �Page 3 of 12 F'inal Repoft
'IMI, I
Documentation
"Written documentation of the findings and reasons why an interior inspection was not conducted must be made and
retained under section 469.175, subdivision 3(l)."
Qualification Requirements
Minnesota Statutes, Section 4 69�. 174, Subdivision 10 (a) (1) requires two tests for occupied parcels
A. COVERAGE TIEST
1 . Minnesota Statutes, Section 469.174, Subdivision 10 (a) (1) statel
... ii parcels consisting of 70 percent of the area of the district are occupied by buildings, streets, utilities, or
paved or gravel parking lots 1)
The coverage required by the parcel to be considered occupied is defined under Minnesota Statutes,
Section 469.174, Subdivision 101(e), which states:"For purposes of this, subdivision, a parcel is not occupieil
by buildings, streets, utilities, or paved or gravel parking lots unless 15 percent of the area of the parcel
contains building, streets, utilities, or paved or gravel parking lots, or other similar structures. )I I
I ir p
111111111q, !Ilitlllli
IrIZA MWINKA
.M."20 percent of the buildings are structurally substandard; and 30 percent of the other buildings require
substantial renovation or clearance to remove existing conditions such as: inadequate street layout,
incompatible uses or land use relationships, overcrowding of buildings, on the land, excessive dwelling unit
1 ersion,, 0
. jensity, obsoil�ete buildings not su�itable for improvement or con�v r other identified hazards to the
health, safety, and general well-being of the community."
Structurally substandard is defined under Minnesota Statues, Section 469.174, Subdivision 10(b), "For
purposes of this subdivision, 'structurally substandard' shall mean containing defects in structural elements
#;r a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection
including adequate egress, layout and condition of interior partitions, or similar factors, wh�ich defects or
�Oeficiencies are of sufficient total significance to justify substantial renovation or clearance.
f-
a. -'I,'Te do not count energy code deficiencies toward the thresholds required by
Section 469.174, Subdivision 10(b) defined as "structurally substandard 11 , due to concerns
expressed by the State of Minnesota Court of Appeals in the WalserAuto Sales, Inc. vs. City of
Richfield case filed November 13, 2001., 1
2. Buildings are not eligible to be considered structurally substandard unless they meet certain addi:tiona'
criteria, as set fo�rth in Subdivision 10(c) which states:
"A building is not structurally substandard if it follows the building code applicable, to new buildings or coult
be modified to satisfy the building code at a cost of less than 15 percent of the cost of constructing a new
Oructure of the same square footage and type on the site. The municipality may find that a bu�ilding is not
�Oisqualified as structurally substandard under the preceding sentence based on reasonably available
�z,lvidence, such as the size, type,: and age of the building, the average cost of plumbing,, electrical, or
structural repairs,1 or other similar reliable evidence. 19
"Items of evidence that support such a conclusion [that the building is not disqualified] include recent fire or
police inspections, o�n-site property appraisals or housing inspections,1 exterior evidence of deterioration, or
other similar reliable evidence.
West 78thStreet �Renewal and �Renovation TIF
LHB Project No. 230558.00 �Page 4 of 12 F'inal Repoft
,w-,
i. LHB counts energy code deficiencies toward the 15 percent code threshold required by Minnesota
Statutes, Section 469.174, Subdivision 10(c) for the following reasons:
A A '0 'h Ih Ih A, 10 Is
.1
Ak a A
A A
A A
A A A A A A
go a A A 'V a
A 16
A A A A
dr V 6 A A
'Ov tv a V V s 2 M
A A A A A A A A A
Iillii��
1. Minnesota Statutes, Section 469., 174, Su�bd�ivision 1 Oa. (a) (2), states th�at the conditions described
it 13
above must be reasonably distributed throughout the geographic area of the district .
do
10
A do
A A A Is 'A Is .0 A
West 78thStreet �Renewal and Renovation TIF
LHB Project No. 230558.00 �Page 5 of 12 F'inal Repoft
Iwo,
=6A 17 =OA
LHB was able to schedule interior and exterior inspections for two (2) buildings in the proposed TIF District on J�uly
27'1 2023. The Chanhassen Cinema building (570 Market Street, Parcel A in Diagram 2) reiceived an on -site interior
.?nd exterior inspection and was determined substandard. The Hotel building (575 and 591 78thStreet West, Parcels
BI C, and E, in Diagram 2) in�clud�ing the former High Timber Lodge addition, had visible water issues but did not
2ppear to have enough condition deficiencies during the initial inspection to be considered "sitructurally substandard
However, the Hotel building did exhibit existing conditions, warranting renovation or clearance as defined by
Minnesota Statutes Subd. 10a. (1) (iii) in which it requires substantial renovation or clearance to remove, existing
conditions of incompatible land use relationships and obsolete buildings not suitable for improvement or conversion.
imcagal
1. 'The total square foot area of each parcel in the proposed TIF District was obtained from City records, GIS
mapping and site verification.
2. The total square foot area of buildings and site improvements on the parcels in the proposed T:IF District wO.
obtained from City records,, GIS mapping and site verification. I
3. 'The percentage of coverage for each parcel in the proposed TIF District was computed to determine if the 15
percent minimum requirement was met. The total square footage of parcels meeting the 15 percent
requirement was divided into the total square footage of the entire, district to determine if the 70 percent
requirement was met.
ROM G:
'The proposed TIF District met the coverage test under Minnesota Statutes, Section 469i. 174, Subdivision 101(e),
which resulted in parcels consisting of 100 percent of the area of the proposed TIF District being occupied by
buildings, streets, utilities or paved drives or parking lots (see Diagram 2)1. This exceeds the 70 percent area
coverage requirement for the proposed T'IF District under Minnesota Statutes, Section 469.174, Subdivision 10a
(a) (1) -
West 78thStreet �Renewal and Renovation TIF
LHB Project No. 230558.00 �Page 6 of 12 F'inal Repoft
I V VA*J
Diagram 2: Coverag�e
Shaded area denotes parcels more than 15 percent occupied by buildings,
streets, utilities or paved or gravel parking lots or other similar structures.
West 78thStreet �Renewal and Renovation TIF
LHB Project No. 230558.00 Page 7 of 12 Final Repoft
,W10,
aWOM1,111 liffil
� 1001H I 1111111 Ll [e] 1
The first step in the evaluation process is the building inspection. After an initial walk-thru, the inspector
makes a judgement whether a building "appears" to have enough defects or deficiencies of sufficient
total significance to justify substantial renovation or clearance. If it does,, the inspector documents with
notes and photographs code and �no�n-co�de deficiencies in the building.
�11111110 0 4;0 UA41V � 14 k, 1016163 1
The second step in evaluating a bu�ilding to determ�ine if it is substandard to a degree requiring substantial
renovation or clearance is to determin�i its replacement cost. This is the cost of constructing a new
structure of the same square footage and type on site. Replacement costs were researched using R.:S.
Means Cost Works square foot mode,ls for 2023.
A replacement cost was calculated by first establishing build�ing use (office, retaill residential, etc.,), building
construction type (wood concrete, masonry, etc.), and building size to obtain the appropriate median
replacement cost, which factors in the costs of construction in Chanhassen, Minnesota.
Replacement cost includes labor, materials,, and the contractor's overhead and profit. -Replacement costs
10 not include architectural fees, legal fees or other "soft" costs not d:irectly related to construction activities.
Replacement cost for each building that was inspected is tabulated in Appendix A.
The next step In evaluating a building is to determine what code deficiencies exist with respect to such
.1
buil�d�ing., Code deficiencies are those conditions for a building which are not in com�p:l�iance wi�th current
building codes applicable to new buildings in the State of Minnesota.
Minnesota Statutes, Section 469.174, Subdivision 10�(c):, specifically provides that a building cannot be,
considered structurally substandard if its code deficiencies are not at least 15 percent of the replacement
cost of the buil�d�ing., As a resul�t, it was necessary to determine the extent of code deficiencies for each
building in the proposed TIF District.
The evaluation was made by reviewing all available information with respect to such buildings contained
in City Building Inspection records and making interior and exterior inspections of the buildings. �LHB
utilizes the current M�innesota State Building Code as the official code for our evaluations. The Minnesota
State Building Code is a series of provisional codes written specifically for Minnesota only requirements,
.?doption of several international codes, and amendments to the adopted international codes.
After identifying the code deficiencies in each building, we used R.S. Means Cost Works 2023; U�nit and
Assembly Costs to determine the cost of correcting the identified deficiencies. We were than able to
compare the correction costs with the replacement cost of each building to determine if the costs for
correcting code deficiencies exceed the requ�ired 15 percent threshold.,
FINDING:
One (1) out of Two, (2) buildings (50 percent) in the, proposed TIF District contained code deficiencies
exceeding the 15 percent threshold required by Minnesota Statutes, Section 469�. 174, Subdivision 10(c).
Complete Building Code and Condition Deficiency Reports for the building that was inspected in the
proposed TIF District can be found in Appendix B of this report.
West 78thStreet �Renewal and �Renovation TIF
LHB Project No. 230558.00 �Page 8 of 12 F'inal Repoft
,W*
4. SYSTEM CONDIT101N DEFICIENCIES
If a buil�d�ing meets the minimum code deficiency threshold under Minnesota Statutes, Section 469.174,
Subdivision 10(c), then for such building to be "structurally substandard 55 under Minnesota Statutes,
Section 469.174, Subdivision 10(b), the building's defects, or deficiencies should be of' sufficient total
significance to justify " substantial renovation or clearance. '1' Based on this definition! LHB re-evaluated
each of the buildings that met the code deficiency threshold under Minnesota Statutes, Section 469.174,
Subdivision 10(c), to determine if the total deficiencies warranted "substantial renovation or clearance
based on the criteria we outlined above.
System condition deficiencies are a measurement of defects or substantial deterioration in site elements,
structure, exterior envelope, mechanical and electrical components, fire protection and emergency
systems, interior partitions,: ceil�lings,, floors, and doors.,
The evaluation of's,ystem condition deficiencies was made by reviewing all available information containe,4
in City records and making interior and exterior inspections of the, buildings. LK13 only identified system
condition deficiencies that were visible upon our inspection of the building or contained in City records.
We did not consider the amount of i'service life" used up for a particular component u�nless it was ar
obvious �part of that compionent's deficiencies,.
After identifying the system condition deficiencies in each building,1 we used our professional judgment to
determine if the list of defects or deficiencies are of sufficient total significance to justify ii substantial
renovation or clearance. 11
FINDING:
In our �professional opinion, one (1) of the two (2) buildings (50 percent) in the proposed TIF District i
structurally substandard to a degree requiring substantial renovation or clearance, because of defects i
i
structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilatio
fire protection including adequate egress, layout and condition: of interior partitions, or similar factors whic
defects or deficiencies are of sufficient total significance to "ustify substantial renovation or clearance. Th
J
exceeds the 20 percent requirement of'Subdivision 10a. (a) (1) (ii).
SIBW
Subdivision 10a. (a) (1) (iii) requires that at least 30 percent of the other buildings, (i.e., all buildings
t,ixcluding the 20 percent minimum standard) meet the Subdivision 1 Oa (1),, clause, (iii) test in which the
1i other" buildings require substantial renovation or clearance to remove existing conditions such as:
inadequate street layout, Incompatible uses or land use relationships, overcrowding of buildings on the
land, excessive dwelling unit density, obsolete buildings not suitable for improvement or conversion, or
other identifiedhazards to the health, safety, and general well-being of the community.
FINDING:
One (1) out of the one (1) remaining buildings (100 percent) in the proposed Renewal and Renovation
District exhibits existing conditions warranting renovation or clearance as defined by Minnesota Statutes
Subd. 1 Oa. (1) (111), described as follows:
West 78th Street �Renewal and �Renovation TIF
LHB Project No. 230558.00 �Page 9 of 12 F'inal Repoft
I M
To
PARCEL B, C, and E:
In 2023 the City of Chanhassen began a visioning process for the futu�re of Downtown Chanhassen, which is
typically referred to as the areas surrounding West'78th Street between Powers Boulevard and Great Plains
Bou�levard.
The downtown plan, generated from the visioning process, showed a desire for a more walkable,
ped�estril�an-scale downtown with buildings near the streets and parking tucked to the rear, side, or
underground. The continued addition of housiing: opportunities within the downtown is also seen as a priority
to increase the number of people within the downtown area at all times of the day to promote a healthy
business climate. Over ttmei West 78th Street will be transformed into more of a traditional 'main street: with
on -street parking opportunities, contiguous sidewalks, and opportunities to eat, shop, and recreate.
'The new civic campus currently being planned by the city will consist of a new city hall, senior city, and city
park., The city park will include a splash pad,: and an outdoor performance center and winter ice skating to
serve as a draw attracting the public to downtown Chanhassen year-round. The new city hall will be locate
at the intersection of Market Boulevard and West 78th Street and will set the tone for building placement fo
future downtown developments and redevelopment projects.
'The City has a vision for this area that is a departure from the suburban Hotel model. Concurrent with the
City plans changing for this area, the Hotel ownership group is faced with water penetration issues on the
exterior skin of the hotel that if not addressed, will lead to serious consequences. The building has been
well -maintained to this point, �but will become more difficult to maintain and costly to fix. LHB inspectors
found code deficiencies totaling 14.4% of the replacement value of the building. While this is slightly short
of what is required to be labeled a 44 su�bistan�dard" buildi�n�g by MN TIF Statutes, it is a significant issue for the
owners and will impact the viability of this building into the future.
The Hotel building as configured is obsolete in terms of current urban standards, and is situated in a large
surface parking lot, contrary to, the p�lanning vision for this area. While this parcel would naturally be
grandfathered into the new land use/zoning, major additions,, or improivem�en�ts to the structure incompatible
with the new planning goals would not likely be approved, leading to a disincentive for reinvestment and
ultimately blight conditions.,
Much of this report has, focused on the condition of individual buildings as they relate to requirements identified
by Minnesota Statutes, Section 469i. 174, Subdivision 10 and 10a. It is also important, to look at the distribution
f substandard buildings throughout the geographic area of the proposed TIF District.
FIRCIM, G:
Buildings meeting the, requirements of Minnesota Statutes, Section 469.174, Subdivision 10 and 10a are
reasonably distributed compared to all parcels that contain buildings.
West 78th Street �Renewal and Renovation TIF
LHB Project No. 230558.00 Page 10 of 12 F'inal Repoft
Diagram 3: Distribution of Substandard Structures
Yellow: �parcels with buildings.
Oran�ge�- Structurally Substandard Building
Blue: Other Conditions warranting renovation or clearance (Subd. 1 Oa. (1) (iii)
West 78thStreet �Renewal and Renovation TIF
LHB Project No. 230558.00 Page 11 of 12 Final Repoft
A a I
0 Ah r4nma V
;FntiwTm;�
Irg! ne. ii� 111111 1111i, !111
Michael has 34 years of experience as project principal, project manager, project designer and project architect on
planning, urban design, educational, commercial, and governmental projects. He has become an expert, on Tax
Increment Finance District analysis assisting over 100 cities with strategic planning for TIF Districts. He is an
Architectural Principal at LHB and currently leads the Minneapolis office.
Michael completed a two-year Bush Fellowship, studying at MIT and Harvard in 1999, earning master's degrees in
City Planning and Real Estate Development from MIT. He has served on more, than 50 committees, boards, and
community task forces, including a term as a City Council President, Chair of a Metropolitan Planning Organization,
2nd Chair of the Edina Planning Commission. Moist recentlyi he served as a member of the Edina city council and
Secretary of the Edina HRA. Michael has also managed and designed several award -winning architectural projects
2nd was one of four architects in the Country to receive the AIA Young: Architects Citation in 19197.
For 35 years, Phil Fisher worked in the field of Building Operations in ITFlinnesoita including
Schools. At, the University of Minnesota, he earned his Bachelor of Science in industrial Technology. He is a
Certified Playground Safety Inspector, Certified Plant Engineer, and is trained in Minnesota Enterprise Real
Properties (MERP,) F:acil�lity Condition Assessment (F:CA)I. His FCA training was recently ap:pl�ied to the Minnesota
Department of Natural Resources Facilities Condition Assessment project involving over 2,000 buildings.
AT&
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"T JO JO A I N 11 , MAM 4410! 1 .. I I , I
APPENDIX C Property Condition Assessment
Building Replacement Cost Report
Code Deficiency Cost Reports
Photographs I
West 78thStreet �Renewal and �Renovation TIF
LHB Project No. 230558.00 Page 12 of 12 F'inal Repoft
F-By
"A,, k � a � 4 LYI 11 A wkMA
Pro�perty Condition Assessment Summary Sheet
w
gin
UM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . "I'll" .......... A
.................
Property Condition Assessment Summary Sheet
A
252830010
570 Market Street
Improved
In�terior/Exterior
39,640
37,658
95.0%
39,640
1
$�3,792,1 1,
B
251180010
575 West 78th Street
Improved
Interior/Exterior
23,958
22,520
94.0�%
23,958
See Parcel E
Note 1
C
251180020
575 West 78th Street
Improved
Interior/Exterior
23,086
23,086
100.0%
23,086
See Parcel E
Note 1
D
251190040
N/A
Vacant
Exterior
1,307
1,307
100.0%
1,307
E
251190010
591 West 78th Street
Improved
Interior/Exterior
501,094
47,088
94.0�%
50,0�94
1
$,16,,449,0�r.-
IF
251190030
N/A
Vacant
Exterior
38,332
1
341499
90.0%
38,332
TOTALS
Note 1:
One continuous building covers Parcels B, C, and E
The Parcel E line contains the full building information
176,417
Total Coverage Percent:
176,417 2
100.0%
Percent of buildings exceeding Ill.
M:\23Proj\230558\300 Design\ReportsTinal Repoft\[230558 West 78th Street TIF Summary Sheet,xIsx]Property Info
a
MOM
FAA a � 4 L w
ail 11�
Parcel A Chanhassen Cinema
Address: 570 Market Street, Chanhassen,, Minnesota 55317
Parcel ID: 2�52830010
Inspection Date(s) & Time(s): July 27,12023 10arn
Inspection Type: Interior and Exterior
Summary of Deficiencies: It is our professional opinion that this �building is Substandard because:
Substantial renovation is required to correct Conditions fou�nd.
Building Code deficiencies total more than 15% of replacement cost, NOT
including energy code deficiencies.
Estimated Replacement Cost:
Estimated Cost to Correct Building Code Deficiencies:
"',ercentage of Replacement Cost for Building Code Deficiencies'.
DEFECTS IN STRUCTURAL ELEMENTS
1 . �Exterior masonry walls are, failing, allowing for water intrusion which is contrary to code.
2. Steel lintels should be protected from rusting per code.
3. Masonry foundation walls are failing allowing for water intrusion which is contrary to code.
COMBINATION OF DEFICIENCIES
1., Essential Utilities and Facilities
a. There is no code required accessible parking.
b. There is no code compliant accessible route into the building.
c. There is no code required accessible route to all levels of the building.
2. Light andFentilation
a. The lighting system does not comply with code.
b. The HVAC system does not comply with code.
3. Fire Protection/Adequate Egress
a. Natural gas meter should be protected per code.
b. Interior stairs do not comply with code.
c. Damaged flooring material is creating an impediment to emergency egress which is contrary to code.
d. The emergency notification system does not comply with code.
e. Flammable material is improperly stored which is contrary to, code.
f. Exterior stairs are damaged creating an impediment to emergency egress which is, contrary to code.
$,317921114
$964,0014
25.4%
West 78thStreet TIF District Page 1 of 3 Bui�lding Report
L,HB Project No. 230558.00 Parcel A — 570 Market St, Chanhassen, MN 55317 137
4' - Layout and Condition of Interior Partitions/Materials
2. 'The ceifinWrWIIIEMB�* M]2=o M1*7511111171=- o F.=- ol
b., Mold is present though out the bu�ilding.
c. Interior walls should be repaired and repainted-
5. Exterior Construction
.2. Exterior walls should be repainted.
b. Hollow metal doors are failing and should be replaced.
r%
%.;.: Steel railings are rusting and should be repaired or repilaced:.
C: The roofing material has failed, allowing for water intrusion which is contrary to code.
8. Exterior caulking has failed, allowing for water intrusion which is contrary to code.
DESCRIPTION OF CODE DEFICIENCIES
1 . Exterior masonry wall should be repaired or replaced to prevent water intrusion per code.
2. Steel lintels should be protected from rusting per code.
3. Failing masonry foundation walls should be repaired and or replaced to comply with structural integrity per code.
4. Code required accessible parking should be created.
5. A code required accessible route into the building should be created.
6. A code required accessible route to all levels of the building should be created.
7. A code -compliant lighting system should be installed.
8. A code-�compliant HVAC system should be installed.
9. The natural gas meter should be protected, per code.
10. Interior stairs should be modified to comply with code.
11. Damaged flooring material should be replaced to create a code required unimpeded means for emergency egress.
12. The emergency notification system should be replaced to comply with code.
13. Flammable material should be stored in a code approved container.
14. Damaged exterior stairs shou�ld be repaired to, create a code required unimpeded means for emergency egress.
15. Failed roofing material should be replaced to prevent water intrusion per code.
16. Failed exterior joint caulking should be removed and replaced to prevent water intrusion per code.
A A 'A A A, A, A A a A A
SWAM
West 78thStreet TIF District Page 2 of 3 Bui�lding Report
L,HB Project No. 230558.00 Parcel A — 570 Market St, Chanhassen, MN 55317 138
� �4 L, 14 &CY10161 Q :1 Q 4 a 11114 IL D] I
In addition to the building code deficiencies listed above, the existing building does not comply with the current energy code.
These deficiencies are not incl�uded in the estimated costs to correct code deficiencies and are not considered in determinin#
IV
whether or not the building is substandard.
0 0 ['') I � �' � dev(!�flq�� n&�A isb��ict.docx
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e p o 1. s \A 5 7 (',) Mc,�i e t S t E'� U d �� �'�i g I'RZ e o ��rt e
West 78thStreet TIF District Page 3 of 3 Bui�lding Report
L,HB Project No. 230558.00 Parcel A — 570 Market St, Chanhassen, MN 55317 139
IOU
I iiiq� 11 , illillii iiiiiiiii A � III
Parcel E Country Inn and Suites
Address: 591 West 781hStreet, Chanhassen, Minnesota 55317
Parcel ID: 25,1190010
Inspection Date(s) & Time(s): July 27, 2023 9am
Inspection Type: Interior and Exterior
Summary of Deficiencies: It is our professional opinion that this building IS NOT Substandard because:
Substantial renovation IS �NOT'required to correct Conditions found.
Building Code deficiencies.DO NOT total more than 15%, of replacement
cost, NOT including energy code deficiencies.
0 g
Estimated Replacement Cost,
Estimated Cost to Correct Building Code Deficiencies:
Percentage of Replacement Cost for Building Code Deficiencies:
DEFECTS IN STRUCTURAL ELEMENTS
1 . Steel lintels should be protected from rusting per code.
CM1131NATIO11 OF DEFIC[Er1,C1E%`-1#
1 Essential Utilities and Facilities
a. No deficiencies observed.
2. Light and 7'entilation
a. 'The lighting system does not comply with code.
b. The HVAC system: does not comply with code.
3. Fire Protection/Adequate, Egress
a. Floor tile is damaged creating an impediment to emergency egress which is contrary to code.
b. 'Thresholds do not comply with code for maximum height.
c., Smoke gaskets on fire rated doors are damaged and will not comply with code.
d. Personal hand railings on the exterior are not properly secured and should be repaired.
e. Stairs do not comply with code.
f. Electrical panels do not have the code required 3,6-inch clear space.
g. 'The entrance canopy does not have a code required sprinkler system.
h. Exterior sidewalks are damaged creating an impediment to emergency egress which is contrary to code.
$1674497054'-�
1
$2,3701921A
11 14.401
West 78thStreet TIF District Page 1 of 3 Bu�ilding Report
L,HB Project N�o. 230558.00 Parcel E — 591 W 78th St, Chanhassen, MN 5531�7 140
i. Exterior stairs are damaged creating an impediment to emergency egress which is contrary to code.
.1
j. Staff reports that the building sprinkler system is fail�ing,, allowing for water intrusion which is contrary to code.
k. Staff reports that the building emergency notificatioln system is failing, which requires replacement per code.
1. Staff reports that the smoke detectors are failing and should �be replaced per code.
.2. The ceiling tile is damaged or missing and should be replaced.
b. Interior walls should be repaired and repainted.
c., The carpet is stained and should be cleaned and or replaced.
1
Mold is present within the building.
e. Ceramic wall tiles are damaged and should be replaced,.
f. Ceilings are stained from water damage and should be repaired and repainted.,
.2. Areas of the exterior walls are compromised, allowing for water intrusion which is contrary to code.
b. Exterior control joint caulking is failing, allowing for water intrusion which is contrary to code.
c., Exterior wood surfaces should be repainted.
1
Staff reports that windows are failing, allowing for water intrusion which is contrary to code.
Ask
%.0. Staff reports that the roofing material is failing, allowing for water intrusion which is contrary to codl
DESCRIPTION OF CODE DEFICIENCIES
1 . Steel lintels should be protected from rusting per code.
21., 'The lighting system does not com�pily with code.
3. 'The �HVAC system does not comply with code.
,�. Damaged floor tile should be repai red/repl aced to create an unimpeded means for emergency egress per code.
5. 'Thresholds should be modified to comply with code.
IMMUMEM
7. Loose hand railings should be properly secured per code.
8. 'The stairs should be modified to comply with code.
9. A code requ�ired 36,-:inch clear space in front of all electrical panels should be maintained.
1 O�. The entrance canopy does not have a code required sprinkler system.
11 �. Exterior sidewalks should �be repaired to create a code required unimpeded means for emergency egress.
12. Repair existing sprinkler system to comply with code.
113. Install a code compliant emergency notification system.
14. install code compliant smoke detectors.
115. Repair exterior walls to prevent water intrusion per code.
116. Remove and replace failed exterior caulking to prevent water intrusion per code.
`17'. Replace existing windows that are fail�ing to prevent water intrusion per code.
18.: Replace failing roofing system to prevent water intrusion per code.
West 78thStreet TIF District Page 2 of 3 Bu�ilding Report
L,HB Project No. 230558.00 Parcel E — 591 W 78th St, Chanhassen, MN 5531�7 141
[OVA 4 ZITI IMIL11 A 114 910 14 Ll I
v v W W W W W W I
W W W W W W
In addition to the building code deficiencies listed above, the existing building does not comply with the current energy code.
These deficiencies are not included in the estimated costs to correct code deficiencies and are not considered! in determining
whether the building is substandard.
e �,�i t I" i&b`c-LdOcx
MA23""` MJ 2,3055MOO 59 1 W '78t[i� St kdd�ig IRepu��t [R',edevdq,)n
West 78thStreet TIF District Page 3 of 3 Bu�ilding Report
L,HB Project N�o. 230558.00 Parcel E — 591 W 78th St, Chanhassen, MN 5531�7 142
A a 0 � 0 -0
Property Condition Assessments
Building Replacement Cost �Reports
Code Deficiency Cost Reports
Photographs
West 78 th Street Renewal and Renovat"ion TIF D'Istr'lct
Replacement Cost Report
RSIMeaiiz diI Square Foot Cost Estimate Report Date: 8/24/20123
ftw" MORO IIII
Estimate Name: 570 Market Street
Bu�ldhng Type-, Movie Theater with Concrete Block Steel Joists
4''
Locat�on�' CHANHASSEN, IVIN
Story count�' 1
91
O.V"W
Z"
Story H6ght (L.F.): 20.00
Floor Area (S.F.): 22400
Labor Type: OPN
Basernent 1�`)Ckided: No
Data Release,- Year 2023 Quarter 3 Cosis are de6ved from a bUH&)g model wilh basic corllponenls,
Cost Per SqUare Foot: $169.29 Scope dd(�rences and mark( Al condMom, can cakj�,e cosls lo vary JgmficanlIV,
BuHd�ng Cost: $3,792,114.90,
Quantity % of Total Cost Per S.F. Cost
INIM Ills M." 1010 =I 1011E=
A1010 Standard Foundations $4.63 $103,717.00
A10101051560 Foundation, wall, CIP, 4'wall h,eighit, direct chute, .148 CY/LF, 7.2 PLF, 650 $2.93 $65,615.23
12" thick
A10101102700 Strip footing, concrete, reinforced, load 11.1 KLF, soil bearing capacity 650 $1.62 $36,269.68
6 KSF, 12" deep x 24" wide
A10102107200 Spread footings, 3000 PSI concrete, load 50K, soil bearing capacity 6 7.47 $0.08 $1,832.09
KSF, 3' - 0" sq�u�are x 12" deep
A1030 Slab on Grade $7.13 $159,768.90
A10301202240 Slab on grade, 4" thick, non, inclustrial, reinforced 22400 $7.13 $159,768.90
A2010 Basement Excavation $0.39 $8,722.56
A20101104560 Excavate and fill, 10,000 SF, 4' deep, sand, gravel, or common earth, 22400 $0.39 $8,722.56
on site storage
B1010 Floor Construction $1.41 $31,600.53
B10102461250 Floor, concrete, sla b form, open, web ba r joist @ 2' OC, on bea ri ng 2250 $1.41 $31,600.53
wall, 25' span, 22.5" deep, 100 PSF superimposed load, 145 PSF total
load
B1020 Roof Construction $13.06 $292,524.29
B10201206500 Roof, steel joists, joist girder, 1.5" 22 ga metal deck, on 22400 $12.36 $276,950.02
columns/bearing wall, 60'x5O' bay, 40 PSF superimposed load, 71"
deep, 65 PSF total load
B10201206550 Roof, steel joists, joist girder, 1.5" 22 ga metal deck, on 22400 $0.70 $15,574.27
col urn ns/bea ring wall, 60'x5O' bay, 40 PSF superimposed load, 71"
deep, 65 PSF total load, add for column
B2010 Exterior Walls $7.13 $159,736.20
B20101116280 Concrete block (CMU) wall�, regular weight, 75% solid, 8 x 8 x 16, 4500 10400 $7.13 $159,736.20
PSI, reinforced, vertical #5@32", grouted
B2020 Exterior Windows $8.31 $186,139.98
B20202101250 Aluminum fl�ush tube frame, for 1/4"glass, 1-3/4"x4", 5'x2O, opening, 2600 $3.31 $74,149.92
three intermediate hoIrizontals
B20202201400 Glazing panel, insul�ating, 1" thick units, 2 lites, 1/4" float glass, clear 2600 $5.00 $111,990.06
B2030 Exterior Doors $2.20 $49,237.16
B20301106950 Door, aluminum & gl�as,s,, with transom, narrow stile, double door, 1.87 $0.75 $16,703.82
hardware, 6'-0" x 10'-0" opening
B20302203450 Door, steel 18 gauge, hol�l�ow metal, 1 door with, frame, no label, T-O" 9.33 $1.45 $32,533.34
x T-O" opening
B3010 Roof Coverings $8.26 $184,96,2.64
B30101051400 Roofing, asphalt flood coat, gravel, base sheet, 3 plies 15# asphalt felt, 22400 $4.04 $90,497.34
mopped
B30103203090 Insulation, rigid, roof deck, compos,ite with 2" EPS, 1" pIerlite 22400 $2.72 $60,943.90
B30104201400 Roof edges, al�uminum, duranodic, .050" thick, 6" face 650 $1.16 $25,976.18
B30106305100 Gravel stop, aluminum, extruded, 4"', mill finish, .050" thick 650 $0.34 $7,545.22
West 78 th Street TIF District
LHB Project No. 230558.00
Replacement Cost Report
Page 1 of 3 Parcel A - 570 Market St, Chanhassen, MN 55317
'I Eli Eli I
C1010
Partitions
$4.23
$94,785.78
C10101045500
Concrete block (CMU) partition, light weight, hollow, 6" thick, no
8960
$423
$94,785.78
finish
C1020
Interior Doors
$1.5,7
$35,214.61
C10201022600
Door, single leaf, kd steel frame, hollow metal, commercial quality,
3137
$157
$35,214.61
flush, T-O" x 71-011 x 1-3/10011
C1030
Fittings
$0.5,2
$11,586.22
C10301100460
Toilet partitions, cubicles, ceiling hung, stainless steel
4
$0�45
$10,041.60
C10305100130
Directory boards, outdoor, 36" x 36"
1
$0�07
$1,544.62
C2010
Stair Construction
$3.04
$67,992-96
C20101100760
Stairs, steel, pan tread for conc in -fill, picket rail,20 risers w/ landing
3.73
$104
$67,992.96
C3010
Wall Finishes
$3.47
$77,820.26
C30102202000
2 coats paint on masonry with block filler
10400
$138
$39,929.14
C30102300320
Painting, miasonry or concrete, latex, brushwork, primer & 2 coats
17920
$1�69
$37,891.12
C3020
Floor Finishes
$6.76
$151,341.98
C30204100160
Carpet, tufted, nylon, roll goods, 12'wide, 36 oz
21280
$517
$115,731.07
C30204100220
Carpet, padding, add to above, 2.7 density
21280
$112
$25,003.36
C30204101720
Tile, ceramic naturail clay
1120
$0�47
$10,607.55
C3030
Ceiling Finishes
$8.86
$198,522.91
C30302107400
Acoustic ceil�ings,, 3/4"mineral fiber, 12" x 12" tile, concealed 2" bar &
22400
$&86
$198,522.91
channel grid, suspended
support
D1010
Elevators and Lifts
$3.80
$85,088.40
D10101102200
Hydraulic, passenger elevator, 3000 lb, 2 floors, 100 FPM
1
$180
$85,088.40
D2010
Plumbing Fixtures
$14.23
$318,717.14
D20101102080
Water closet, vitreous china, bowl only with flush, valve, wall hung
5037
$921
$206,203.20
D20102102000
Urinial, vitreous, china, wall hung
9.52
$033
$16,358.64
D20103101600
Lavatory w/trim, vainity top, PE on CI, 19" x 16" oval
1M4
$150
$33,523.54
D20104404300
Service sink w/trim, PE on CI,wall hiung w/rim guard, 22" x 18"
3.17
$0�93
$20,940�.59
D20108201880
Water cooler, electric, wall hung, clual height, 143 GPH
9.52
$1�86
$41,691.17
D2020
Domestic Water Distribution
$0.39
$8,705.�74
D20202202260
Gas fired water heater, residential�, 100< F rise, 30 gal tank, 32 GPH
1.7
$039
$8,705.74
D2040
Rain Water Drainage
$0.86
$19,213.44
D20402102120
Roof drain, DWV PVC, 5"' diam, 10'high
3.4
$0�48
$10,797.89
D20402102160
Roof drain, DWV PVC, 5"' diam, for each additional foot add
128
$038
$8,415.55
D3050
Terminal & Package Units
$12.35
$276,713.92
D30501504440
Rooftop, single zone, air conditioner, schools and colleges, 10,000 SF,
22400
$12.35
$276,713.92
38.33 ton
D4010
Sprinklers
$5,.78
$129,527.46
D40104100620
Wet pipe sprinikler systems, steel, light haizard, 1 floor, 10�,000 SF
22400
$4.76
$106,541.79
D40104100700
Wet pipe sprinikler systems, steel, light haizard, each additionail floor,
4480
$1.03
$22,985.67
2000 SF
D4020
Standpipes
$1.47
$32,951.80
D40203101540
Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1
1.87
$1.19
$26,671.40
floor
D40203101560
Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe,
1.87
$0.28
$6,280.40
additional floors
D5010
Electrical Service/Distribution
$1.16
$25,993.87
D50101200320
Overhead service inistallatio�n, includes breakers, metering, 20' conduil
1
$033
$7,303.53
& wire, 3 phase, 4 wire, 120/208 V, 400 A
D50102300320
Feeder installation 600 V, including RGS conduit and XHHW wire, 400
100
$056
$12,525.40
A
D50102400200
Switchgeair installation, incl switchboard, panels & circuit breaker,
0.5
$028
$6,164.94
120/208 V, 3 phase, 400 A
D5020
Lighting and Branch Wiring
$8.70
$194,855.37
D50201100200
Receptacles incl plate, box, conduit, wire, 2.5 per 100�O SF, .3 watts
22400
$229
$51,381.12
perSF
D50201350200
Miscellaneous power, to�.5 watts
22400
$018
$4,110.40
D50201400240
Central air conditioning power, 3 watts
22400
$038
$17,412.42
D50202100500
Fluorescent fixtures recess mounted in ceiling, O�.8 watt per S,F, 20 FC,
22400
$187
$86,720�.26
5 fixtures @32 watt per 1000 SF
D50202901000
Daylight dimming control system, 10 fixtures per 1000 SF
11200
$157
$35,231.17
West 78 th Street TI F District
LHB Project No. 230558.00
Replacement Cost Report
Page 2 of 3 Parcel A - 570 Market St, Chanhassen, MN 55317
V_MV_ff=
ILF,
D5030
Communications and Security
$2.12
$47,558.54
D50309100220
Communication, and alarm systems, includes outlets, boxes, conduit
0.28
$033
$7,299.94
and wire, sound systems, 12 outlets
D50309100452
Communication, and alarm systems, fire detection, addressabl�e, 25
1.12
$1�19
$26,752.10
detectors,, includes outlets, boxes, conduiit and wire
D50309100462
Fire alarm command center, addressable with, voice, excl. wire &
1
$0�60
$13,506.50
conduit
D5090
Other Electrical Systems
$0.17
$3,790.�84
D50902100200
Generator sets, w/battery, charger, muffler and transfer switch,
2.63
$017
$3,790.84
gas/gasoline
operated, 3 phase, 4 wire, 277/480 V, 7.5 kW
E1020
Institutional Equipment
$4.26
$95,405.60
E10203100210
Architectural equipment, movie equipment film transport, including
1
$034
$7,512.00
platters & autownd, econ
E10203100220
Architectural equipment, movie equipment lamphouses, including
1
$0�46
$10,386.56
rectifiers, xenon, 100OW
E10203100240
Architectural equipment, movie equipment, projector mechanisms,
1
$0�66
$14,880�.00
35 mm, economy
E10203200090
Architectural equipment, movie equipment projection screens, rigid ir
1600
$2M
$62,627.04
wall�, acrylic, 1/4" thick
E1090
Other Equipment
$0.00
$0.00
E2010
Fixed Furnishings
$10.95
$245,295.12
E20105100110
Architectural equipment, movie equipment seating, paiinted steel�,
560
$10.95
$245,295.12
upholstered, economy
SubTotal
100%
$147.21
$3,297,491.22
Contractor Fees (General Conditions,Overhead,Profit)
15.0%
$22.08
$494,623.68
Architectural Fees
0.0%
$0.00
$0.00
Use�r Fees
0.0%
$0.00
$0.00
West 78 th Street TI F District
LHB Project No. 230558.00
Replacement Cost Report
Page 3 of 3 Parcel A - 570 Market St, Chanhassen, MN 55317
ITPO,
West 78 th Street Renewal and Renovation TIF District
..... Ii ... 1 11""111 111 1�"llim ........ wow-
i I I
I
.1miarcel A - 570 Market Street, Chanhassen, M*Innesota 55317: Bufldlng Name or Type
Warcel 0 252830010
Chanhassen Cinema
Accessibility Items
Parking
Create code required accessible parking $ 500.00 Lump
Accessible Route
Install a code approved accessible route into the �building $ 1.00 Lump
Install a code approved accessible route to all leve,ls of the building $ 3.80 SIF
Structural Elements
Exterior Masonry Walls
Repair failing masonry walls to prevent water intrusion pe,r code $ 5.00 SIF
Steel �Lintels
Protect steel lintels from rusting per code $ 500.00 Lump
Masonry Foundation
Repair failing masonry foundation to prevent water intrusion per code $ 1.62 SF
1 $ 500.00
50,000 $ 50,000.00
22,400 $ 85,120.00
22,400 $ 112,000.00
1 $ 500.00
22,400 $ 36,288.00
Exiting
Stairs
Modify interior stairs to comply with code
$ 2.00
SIF
22,400 $
44,800.00
Repair damaged exterior stairs to create a code compliant means for
emergency egress
$2,5001.00
Lump
1 $
215,00.00
Flooring Material
Repair/repl�ace damaged flooring material to create a code required
unimpeded means for emergency egress
$ 6.29
SIF
10,000 $
62,900.00
Emergency Notification System
In�stall a code compliant emergency notification system
$ 0.60
SIF
22,400 $
13,440.00
Fire Protection
Natural Gas Meter
Protect natural gas meter per code
$1,500.00
Lump
1 $
11500.010
Flammable Material
Store flammable material per code
$ 500.00
Lump
1 $
500.00
Exterior Construction
Caulking
Remove and replace failed caulking to prevent water intrusion per code
$ 0.25
SF
22,400 $
51600.00
Roof Construction
West 78th Street TIF District
Code Deficiency
Cost Report
LHB Project �No. 230558.00 Page 1 of 2
�Parcel A - 570 Market St, Chanhassen, MN 55317 147
Roofing Material
Replace failed roofing material to prevent water intrusion per code
Mechanical - Electrical
Mechancial
Install a code compliant HVAC system
Electrical
Install a code compliant lighting system
$ 8.26 SF 22,400 $ 185,024.00
$ 12.35 SF 22,400 $ 276,640.00
$ 3.87 SF 22,400 $ 86,688.00
Total Code Improvements $ 9649000
West 78th Street TIF District Code Deficiency Cost Report
LHB Project �No. 230558.00 Page 2 of 2 �Parcel A - 570 Market St, Chanhassen, MN 55317 148
West 78th Street Renewal and Re�nolvation TIF District I �Parcel A
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West 78th Street Renewal and Re�nolvation TIF District I �Parcel A
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F-W1 1110
West 78th Street Renewal and Re�nolvation TIF District I �Parcel A
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West 78th Street Renewal and Re�nolvation TIF District I �Parcel A
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��Hvi 1 0 0
th
West 78
Street Renewal and Renovation'TIF
District
Replacement Cost Report
RS Means data
ROM iffireaKIIAN'',
Square Foot Cost Estimate Report
Date:
8/24/20�23
Estimate Name:
591'West 78th Street
Bu�ldhng Type-,
Motel, 2-3 Story with Brick Veneer Wood Frame
Locat�on�'
CHANHASSEN, MN
. . .....
:�,7,,
Story count�'
3
Story H6ght (L.F.):
Floor Area (S.F.):
9.00
84267
Labor Type:
OPN
. . . . . . . . . .
Basernent 1�')Ckjded:
No
Data Release,-
Year 2023 Quarter 3
Cosis are de6ved from a bUH&)g model wilh basic corllponenls,
Cost Per SqUare Foot:
$195.20
Scope dd(�rences and mark( Al condMom, can cakj�,e
cosls lo vary Jgmfican11V,
BuHd�ng Cost:
$16,449,0155.28
Quantity % of Total Cost Per S.F.
Cost
INIM INIEW
1011E=
A1010
Standard Foundations
$2.84
$238,974.23
A10101051560
Foundation, wall, CIP, 4' wall height, direct ch,ute, .148 CY/LF, 7.2 PLF,
1400
$1.68
$141,325.10
12" thick
A10101102700
Strip footing, concrete, reinforced, load 11.1 KLF, soil bearing capacity
1750
$1.16
$97,649.13
6 KSF, 12" deep x 24" wide
A1030
Slab on Grade
$2.38
$200,345.92
A10301202240
Slab on grade, 4" th,ick, non, industriail, reinforced
28089
$2.38
$200,345.92
A2010
Basement Excavation
$0.13
$10,937.86
A20101104560
Excavate and fill, 10,000 Sf, 4' deep, sand, gravel, or common earth,
28089
$0.13
$10,937.86
on site storage
B1010
Floor Construction
$4.78
$402,614.24
B10102613750
Floor, wood joist, 2 x 12 @16" O.C., 1/2" CDX subfloor
56178
$4.78
$402,614.24
B1020
Roof Construction
$3.87
$325,863.86
B10201027200
Wood roof, truss, 4/12 slope, 24" O.C., 44'to 60'span
28089
$3.87
$325,863.86
B20101
Exterior Walls
$12.43
$1,047,147.22
B20101291400
Brick veneer wal�l�, standard face, 2x6 studs @ 16" back-up, running
32130
$12.43
$1,047,147.22
bond
B20,20
Exterior Windows
$7.36
$620,218.6�2
B20201066850
Windows, aluminium, sliding, insul�ated gl�ass, 5'x 3'
378
$7.36
$620,218.62
B20301
Exterior Doors
$11.92
$1,004,408.35
B20301106950
Door, aluminum & glass, with transom, narrow stile, double door,
3.44
$0.37
$30,778.01
hardware, 6'-0" x 10'-0" opening
B20301107300
Door, aluminum & glass, with transom, bronze finish, hardware, T-O"
13.76
$0.74
$62,465.58
x 10'-0" opening
B20302203450
Door, steel 18 gauge, hol�low metal, 1 door with, frame, no label, T-O"
261.4
$10.81
$911,164.76
x T-O" opening
B3010
Roof Coverings
$2.19
$184,666.08
B30101401100
Asphalt roofing, strip shingles, inorganic, Class A, 4" slope, 210-235
29493.45
$0.91
$77,026.57
1 b�s/SQ
B30103203090
Insulation, rigid, roof deck, compos,ite with 2" EPS, 1" p�erlite
29493.45
$0.95
$80,243.12
B30104300040
Flashing, aluminum, no backing sides, .019"
1400
$0.20
$17,252.37
B30106100050
Gutters, box, aluminum, .027" thick, 5", enameled finish
700
$0.09
$7,262.56
B30106200100
Downspout, aluminium., rectangular, 2" x 3", embossed mill finish,
464.33
$0.03
$2,881.46
.020" thick
MONEEM N
NOM IN= ONO=,.
MOM=
C1010
Partitions
$22.41
$1,888,513.85
C10101045020
Concrete block (CMU) partition, light weight, hiol�l�ow, 4" thick, gyp
96305.14
$20.11
$1,694,682.56
plaster, 2 sides
C10107101001
1/2" fire rated gypsum board, taped & finished, painted on metal
32130
$2.30
$193,831.29
furring
C1020
Interior Doors
$11.33
$954,98,4.67
C10201022510
Door, single leaf, wood frame, T-O" x T-O" x 1-3/8", birch, ho�llow core
1203.81
$11.33
$954,984.67
West 78 th Street TIF District
LHB Project No. 230558.00
Replacement Cost Report
Page 1 of 3 Parcel E - 591 W 78th St, Chanhassen, MN 55317
ITOS
C2010
Stair Construction
$3.73
$314,304.90
C20101100740
Stairs, steel, pan tread for conc in -fill, picket rail,16 risers w/ landing
M64
$173
$314,304.90
C3010
Wall Finishes
$4.00
$337,482.89
C30102300140
Painting, interior on plaster and drywall, walls & ceilings, roller work,
173349.26
$1�99
$167,481.39
primer & 2 coats
C30102301940
Ceramic tile, thin set, 4-1/4" x 4-1/4"
19261.03
$2M
$170,001.50
C3020
Floor Finishes
$7.04
$5,93,416.26
C30204100160
Carpet, tufted, nylon, roll goods, 12'wide, 36 oz
71626.95
$4�62
$389,542.45
C30204100220
Carpet, padding, add to above, 2.7 density
71626.95
$1M
$84,159.52
C30204101720
Tile, ceramic naturail clay
12640.05
$1A2
$119,714.29
C3030
Ceiling Finishes
$5,.5,6
$468,890.24
C30301104800
Gypsum board ceilings, 1/2" fire rated gypsum board, painted and
84267
$556
$468,890.24
textured finish,l" x 3" wood, 16" OC furring, wood support
IMM =111., INEV.=
D1010
Elevators and Lifts
$5,.17
$435,816.54
D10101109150
Hydraulic passenger elevator, 4000 lb., 3 floor, 9' story height, 125
3.44
$517
$435,816.54
FPM
D2010
Plumbing Fixtures
$33.11
$2,790,382.20
D20101101880
Water closet, vitreous china, tank type, wall hung, close coupled 2
298.03
$11.05
$931,395.98
piece
D20102102000
Urinial, vitreous china, wall hung
3.13
$0�06
$5,378.28
D20103101560
Lavatory w/trim, vainity top, PE on CI, 20" x 18"
298.03
$722
$608,771.03
D20104101800
Kitchen sink w/trim, countertop, PE on CI, 32" x 21" double bowl
6.24
$016
$13,470�.83
D20104404300
Service sink w/trim, PE on CI,wall hiung w/rim guard, 22" x 18"
8.51
$0�67
$56,174.58
D20105102080
Bathtub, recessed, PE on CI, mat bottom) 5' long
295.11
$13.70
$1,154,604.08
D20107101840
Shower, stall, fiberglass 1 piece, three walls, 36" square
3.13
$0M
$6,880.50
D20108201880
Water cooler, electric, wall hung, dual height, 143 GPH
3.13
$0J6
$13,706.92
D2020
Domestic Water Distribution
$0.71
$5,9,849.08
D20202502140
Gas fired water heater, commercial, 100< F rise, 300 MBH input, 278
3.63
$031
$59,849.08
GPH
D3050
Terminal & Package Units
$8.84
$745,171.58
D30502700220
3/4 ton, thru wall�, heating. & cooling units
180.57
$&84
$745,171.58
D4010
Sprinklers
$4.09
$344,737.73
D40104100620
Wet pipe sprinikler systems, steel, light hazard, 1 floor, 10�,000 SF
28650.78
$1�62
$136,272.56
D40104100740
Wet pipe sprinikler systems, steel, light hazard, each additional floor,
55616.22
$147
$208,465.17
10,000 SF
D4020
Standpipes,
$0.42
$34,986.89
D40203101540
Wet standpipe risers, class III, steel, black, sch 40, 4"' diam pipe, 1
1.72
$029
$24,572.00
floor
D40203101560
Wet standpipe risers, class III, steel, black, sch 40, 4"' diam pipe,
3.1
$012
$10,414.89
additional floors
D5010
Electrical Service/Distribution
$1.26
$106,297.94
D50101200400
Overhead service installation, includes breakers, metering, 20' concluil
1.25
$029
$24,291.38
& wire, 3 phase, 4 wire, 120/208 V, 800 A
D50102300400
Feeder installation 600 V, including RGS conduit and XHHW wire, 800
200
$031
$59,604.60
A
D50102400280
Switchgeair installation, incl switchboard, panels & circuit breaker,
1.2
$027
$22,401.96
120/208 V, 3 phase, 800 A
D5020
Lighting and Branch Wiring
$9.78
$823,984.42
D50201100560
Receptacles incl plate, box, conduit, wire, 10 per 1000 SF, 1.2 W per
84267
$4�60
$387,550.67
SF, with, trainsformer
D50201300360
Wall switches, 5.0 per 1000 SF
84267
$151
$127,576.03
D50201350200
Miscellaneous power, to�.5 watts
84267
$018
$15,463.00
D50201452080
M�otor installation, three phase, 460 V, 15 HP motor size
2
$0�07
$5,796.50
D50202100200
Fluorescent fixtures recess mounted in ceiling, 1 watt per SF, 20 FC, 5
84267
$141
$287,598.22
fixtures @40 watts per 10�00 SF
D5030
Communications and Security
$2.14
$180,209.44
D50309100456
Communication, and alarm systems, fire detection, addressabl�e, 100
1.81
$1�86
$156,981.84
detectors, includes outlets, boxes, conduit and wire
D50309100462
Fire alarm command center, addressable with, voice, excl. wire &
1.72
$028
$23,227.60
conduit
D5090
Other Electrical Systems
$0.12
$10,502.11
D50902100200
Generator sets, w/battery, charger, muffler and transfer switch,
7.29
$012
$10,502.11
gas/gasoline operated, 3 phase, 4 wire, 277/480 V, 7.5 kW
West 78 th Street TIF District
LHB Project No. 230558.00 Page 2 of 3
Replacement Cost Report
Parcel E - 591 W 78 th St, Chanhassen, MN 55317
ITOM
E1010
Commercial Equipment
E10106100110
Architectural equipment, laundry equipment dryers, gas fired, com,
30 lb capacity, single
E10106100170
Architectural equipment, laundry equipment, washers, commercial,
coin operated, deluxe
E1090
Other Equipment
G2040
Site Development
G20409204600
Swimming pool, motel class, concrete sides, tile finish, 28" x 60'
SubTotal
Contractor Fees (General Conditions,Overhead,Profit)
Architectural Fees
Use�r Fees
West 78 th Street TIF District
LHB Project No. 230558.00
Page 3 of 3
MEMINMEEM
MIIMMMKII=�'
$0.28
$23,527.2-1
3.44
$0�09
$7,264.78
3.44
$aiq
$16,262.43
$0.00
$0.00
MEMOMMEMN
I'm
EMMIN
I'M
MEM
IN=
MIMM
I'm
ISN'T.=
$1.84
$155,292.00
1
$L84
$155,292.00
100%,
$169.74
$14,303,526.33
15.0%
$25.46
$2,145,528.95
0.0%
$0.00
$0.00
0.0%
$0.00
$0.00
Replacement Cost Report
Parcel E - 591 W 78 th St, Chanhassen, MN 55317
N
West 78th Street Renewa�l and Renovat'ion TIF D'Istr�lct
Code Deficiency Cost Report
-i !, est 78th Street, Chanhassen, flilinnesota 55317' B u 111 d 11 n g
.,',arcel E �- 59PN"'
61arcel ID 251190010 Country Inn and Suites
Accessibility Items
*No Deficiencies Observed*
$
-
Structural Elements
Steel �Lintels
Protect steel lintels from rusting per code
$1,000-00
�Lump
1
$
11000-00
�Exiting
Concrete Sidewalks
Repair damaged concrete sidewalks to create an unimpeded means
for emergency egress per code
$3,500.00
�Lump
1
$
31500.00
Concrete Stairs
Repair damaged concrete stairs to create an unimpeded means for
emergency egress per code
$1,500.00
�Lump
1
$
115,00.00
Floor Tile
Repair damaged floor tileto create an unimpeded means for
emergency egress
$1,000.00
Lu�mp
1
$
1 1000.00
Handrails
Repair loose handrails to create an unimpeded means for emergency
egress
$ 500.00
�Lump
1
$
500.00
Interior Stairs
Modify stairs to comply with code
$ 0.73
SF
84)26'7
$
61 �1514.91
Emergency Notification System
Install a code compliant emergency notification system
$ 0.28
SF
84)26'7
$
23,594.76
Fire Protection
Circuit Breaker Boxes
Maintain a code required 36-inch clear space in front of electrical circuit
boxes
$ 250.00
�Lump
1
$
250.00
Entrance Canopy
Install a code required sprinkler in entrance canopy
$ 4.09
SIF
11400
$
51726.00
Building Sprinkler System
Repair existing sprinkler system to comply with code
$ 2.25
SIF
84,267
$
189,600.75
Smoke, Detectors
Install code compliant smoke detectors
$ 1.8,6
SIF
84,267
$
156,736.62"
Fire Doors
Replace damaged smoke, gaskets on fire rated doors
$ 500.00
Lu�mp
1
$
500.�00
West 78th Street'TIF District Co�de Deficiency Cost Report
LHB Project No. 230558.00 Page 1 of 2 Parcel E - 5,91 W 78th S,t, Chanhassen, MN 55317 164
Exterior Construction
Exterior Walls
Repair failing exterior walls to prevent water intrusion per code
Exterior Caulking
Replace failed caulking to prevent water intrusion per code
Windows
Replaced failed windows to prevent water intrusion per code
Roof Construction
Roofing Material
Replace failed roofing material to prevent water intrusion per code
Mechanical - Electrical
Mechanical
Install a code compliant HVAC system
Electrical
Install a code compliant lighting system
$ 1.00 SIF
84)26'7
$
84,267.00
$ 0.05 SIF
84)26'7
$
4,213-35
$ 7.36 SIF
84)26'7
$
620,205.12
$ 2.19 SIF
84)26'7
$
184,544.73
$ 8-84 SIF 84)26'7 $ 744,920.28
$ 3.41 SIF 84)26'7 $ 287,350.47
Total Code Improvements $ 2,3�70,9124
West 78th Street'TIF District Co�de Deficiency Cost Report
LHB Project No. 230558.00 Page 2 of 2 Parcel E - 5,91 W 78th S,t, Chanhassen, MN 55317 165
West 78th Street Renewa�l and Renovation TIF Dmistrict I Parcel E
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171
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174
West 78th Street Renewa�l and Renovation TIF Dmistrict I Parcel E
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........ ........ ........ ........ ........
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PERFORMANCE DRIVEN DESIGN I 'o, 0,1 Ile, / Io'', "'I "I 11� II �1,, 0, 'Ile Io'. 01 I'Al 41" lop """ �/l I Irl 101, "IrAll L. H 8 C 0 R P. IC 0 M
City of Chanhassen
Tax Increment Financing District No. 13
F-W1 1110
PERMIT ff: P2022-02638 ISSUED: 08/01/2022 EXPIRES: 01/28/2023
LOCATION: OWNER: APPLICANT:
591 W 78TH ST CHANHASSEN LODGING LLC Incline Exteriors
PO BOX 727 143 OAK ST
251190010 WAITE PARK MN 56387-0727 Excelsior MN 55331
Phone: (612) 581-9477
Legal Description: Lot 1, Block 1, Bloomberg Addition
Work Category: Res Reroof
Work Description: Asphalt roofing
Stipulations: Policy Change: ICEAVATER PICTURES MAY BE EMAELED IN (PDF ATTACHMENT ONLY) AND/OR PRINTED OFF AND KEPT OUTSIDE
WITH INSPECTION SHEET IN ORDER TO SCHEDULE THE FINAL INSPECTION.
11 =FeeDescription Fee Category Const Value Item Total
State Surcharge - Valuation State Surcharge 139.00 0.07
Reroof Flat Fee Standard Item 139.00 150.00
Fee Total:
$150.07
Amount Paid:
$150.07
Balance Due:
$0.00
AGREEMENT AND SWORN STATEMENT
The work for which this permit is issued shall be performed according to: (1) The conditions of this permit; (2) the approval plans and specifications; (3) the applicable City
approvals, Ordinances and Codes; and (4) The State Building Code. This permit is for only work described, and does not grant permission for additional or related Nvork which
requires separate permits. This permit will expire and become null and void if work is not started within 180 days, or if work is suspended or abandoned for a period of 180 days
any time after work has commenced. The applicant is responsible for assuring all required inspections are requested in conformance with the State Building Code.
Issued by: Building Official, City of Chanhassen 179
111pliq 111111111 FAN-1
Member introduced the following resolution and moved its, ado -
A RESOLUTION FINDING' THE TAX INCREMENT
FINANCING PLAN FOR TAX INCREMENT FINANCING
DISTRICT NO. 13 CONSISTENT WITH THE CHANHASSEN
COMPREHENSIVE PLAN
WHEREAS, the Chanhassen Economic Development Authority (the "EDA") and the City
of Chanhassen (the "City") have determined that it is in the public interest to establish Tax
Increment Financing District No. 13 (the "TIF District") within the Downtown Chanhassen
Redevelopment Project Area; and
WHEREAS, the EDA and the City have prepared a tax increment financing plan (the "TIF
Plan") for the TIF District which authorizes the expenditure of tax increment to meet, in part, the
expenses, of the TIF District and the Downtown Chanhassen Redevelopment Project Area; and
WHEREAS, the TIF Plan is, included in a document entitled "Modification to th
Redevelopment Plan, Downtown Chanhassen Redevelopment Pro ect Area and Tax increme
Financing Plan for Tax Increment Financing District No. 1.3, (a renewal and renovation district)]
draft dated March I I 1 20124 on file with the EDA and the City, and
WHEREAS, the Planning Commission, has received and reviewed the TIF Plan.
NOW, THEREFORE,) BE IT RESOLVED by the Chanhassen Planning Commission that the TIF
Plan is found to be consistent with Chanhassen's comprehensive plan.
The question was on adoption of the resolution and upon a vote being taken thereon, the following
voted in favor thereof:
and the following voted against the same:
W&EREIP01' SAID RESOLITIO11' VIT"AS DECLARED D1117" PASSED A1,J) ADOPTED
THIS 20t' DAY OF February, 2024.
ATTEST:
CH135-65-934233.vi
180
STATE OF MINNESOTA)
) ss.
COUNTY OF CARVER )
0
1 Kim T., Meuwiss,en, beinj My sworn, on oath de�#)oses that she is and, was on
Iii'11`1 1111190-y"q , I ROT
, tmlm� �I, � I � I i � 11 � i I � I
Minnesota; that on said date she caused to be mailed a copy of the attached notice to consider a
request for subdivision, site plan review, and possible variances for redevelopment for
, owth Is
property located on the SE corner of W / u St & Market Blvd. Property Owner,
0 a
Chanhassen Lodging, LLC and Chanhassen Properties, LLCo Applicant: Roers Companies
i-
-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
---111 1111111
: III j=*=J�wlly prepaid thereon- that the names and addresses of such
I Me 40 1�
0
owners were those appearing as such bj the records of the County 'treasurer, Carver County,
Subscribed and sworn to before me
thi s day of 2024.
Notary Public
Kim T. Meuwiss,en, City Clerk
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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 of records, information and data located in various city,
county, state and, federal offices and other sources regarding the area shown, and is to
be used for 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. The preceding disclaimer is provided pursuant to
Minnesota Statutes §466.03, Subd. 21 (2000), and the user of thiis map acknowledges
that the City shall not be liable for any damages, and expressly waives all claims, and
agrees to defend, indemnify, and hold harmless the City from any and all claims brought
by User, its employees or agents, or third parties which arise out of the user's access or
use of data provided.
Disclaimer
This map is ne�ither a legally recorded map nor a survey and is not intended to be used
as one. This map is a compilation of records, information and data located in various city,
county, state and federal offices and other sources regarding the area shown, and is to
be used, for 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 doe's
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, The preceding disclaimer is provided pursuant to
Minnesota Statutes §466.03, Subd. 21 (2000), and the user of this map acknowledges
that the City shall not be liable for any damages, and expressly waives all claims, and
agrees to defend, indemnify, and hold harmless the City from any and all claims brought
by User, its employees or agents, or third parties whiich arise out of the user's access or
use of data provided.
1101OR
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IT01'ro,
JANUARY 1, 2024
Project Update Email Biulletin
* 3,,007+ Recipients
* 17%, Open Rate
JANUARY 4, U24
News Article + Website Updates
o 1,891 plage views (Feb., 15)
o 7th most visited webpage
JANUARY 10 & 17, 2024
Chan -Happenings e-newsletter
* 5,02119+ Recipients
* 30% + 29% Open Rate
vos
lu L L' A. I
S I " t newsletter online.. C�hanhiiassie�nMNgov/,Subscr'l'be
'gn�up for oiur projec I
JANUARY 17, 2024
Social Media Post -, Open House
oi Facebook Reiac�h: 2�,5217 peopliz
oi X Reach.- 440 people I
oi Instagrarn Reach: 958, peop�l
;EBRUARY 1121, 2024
1
Project Update Email Bulletin
* 2,241 Recipients,
* 16% Open, Rate
JANUARY 18,, 2024 FEBRUARY 14, 2014
Message from the Mayor e-newsletteir
Chan-Hiappenlings e-newsletter
12,254 Recipients o 5,088 Recipients
41% Open Rate # 27% Open Rate
173 Link Clicks to Project Page * 3,9 Link Clicks to Project Page
JANUARY,29, 2024 JANUARY 16, 2024
project U�p�date Email Bulletin Social Media Post Public Hearing
* 2,221 Recipients �Me�s,sage from the Mayor e-newslietter,
* 17% Open Rate
ifol-lb
Me- I
I had attended the January 17, 2024 Public Open House to leam about the proposed market -rate
apartment buildings for downtown Chanhassen.
In my opinion, the complexes seem too massive and dense for the space they would occupy.
They don't seem like they would fit in well with the rest of downtown and nearby residences. To
me it looks like the developer is looking to maximize the number of units possible to the
detriment of the surrounding areaA think that the proposed parking spots seem small too..
Would smaller buildings possibly be considered?
Please share my thoughts with the Chanhassen Planning Commission as well.
Patricia Hastreiter
IT01IF10,
From: Beth Mastel
Seint�: Tuesday, February 20, 2024 9:24 AM
To: DL Public Comments <publiccomments@chanhassenmn.gov
i
Subject-, Downtown Redevelopment: People and traffic density
Concern: High people and traffic density due to the i'ncrease of 310 apartments with the potential of
408 extra cars in an already saturated space.
Redevelopment of this space is needed, agreed.
However, adding an extra ?1000-1500? additional residents in 4 acres of property along with a potential
of 408 extra cars does not do any favors for current residents.
I clon"t want to feel like I'm in Wayzata. Theyve ruined their "used to be" quaint destination. You can"t
get that back.
Please, please, during this needed renovation with goals to make Chanhassen 'curre�nt, don't lose our
iquaintness' among decisions for city revenue and increased residential density.
8 0
Beth Mastel
Chanhassen residentfor2'3years
IT01*41
From: Renee Squires,
Date: Febr�uary 19, 2024 at 9:49:16 PM CST
To: DL Public Comments <publiccomme�nts@chanhassenmn.g�ov>
Subject: Prince mural
My concern with this development is the future of the Prince mura�l. I want to see this
saved. Thousands of people come to Chanhassen every year to visit Paisley Park. We are
Prince's home.'The only thing we have left is the highway being dedicated to him. We
should be capitalizing on the fact that people come to chanhassen to go to the Park. I am
surprised Chanhassen doesn't have more Prince landmarks or sites for fa:n:s to want to come
into the downtown area when here. If we give them reasons to come into downtoiwr
chanhassen, visitors will then shop in our stores and eat in our restaurants etc.
I know �many people who feel the same as me in regard to the Prince mural being saved
somehow.
Thank you.
Renee Squires
ITTO
11�111io; qirm
Id Lej � � 11111 1 � � ; I III 02M
Date: February 19, 2024 at 11:45:18 PM CST
To: DL Pu�blic Comments <publiccornments@ chanhasserimn.gov>
11
Pill iiiiiiiiii III i7il !!111� 1111pliq
As a citizen of Chanhassen I take great pride in our city. It is a wonderful place to live
and we enjoy sharing it with visitors. While I am all for progress, I do have concerns with
the proposed Roers, Companies redevelopment. One of the concerns is with the Prince
mural. As a beloved member of our community that gave so much to us, it is essential
that we maintain this important tribute. In addition, we need quality hotel
accommodations, in our area. We have many visitors that come to visit and, as you are
quite aware,, there are thousands of people that visit our area for various events and
areas of interest. Paisley Park alone brings thousands of visitors annually. Lastly, we
miss the cinema and would love to see one return to our area.
Thank you for your consideration and willingness to take under advisement the
concerns of your citizens.
Sincerely,
Andrea Rich
7901 Autumn Ridge Avenu
Chanhassen, MN 55317' 1
9%
Se�nt: Sunday, February 18, 2024 4:08 PM
To: Maass, Eric <emaass@chanhassenmn.gov>
Subject: cinema & hotel redevelopment
Hi Eric,
I'm support�ive of the pr�oject — it makes sense to me to add some higher density housi'ng/apartment�s i'n
the downtown area given the proxim�ity to most amen�ities such as grocery stores,. restaurants,,
pharmacies, etc. 1 think it will also increase use of the SW transit station nearby. The site design is
appealing with the buildings closer to the street/sidewalks and parking behind. The more "U"" shape
design seems more inviting than the Island" design of the building behind (forget the name, but the
building with Spalon, Wink, etc. I think that was a huge flop and missed opportunity how that building
was designed looking outward in all directions. I was wondering how the existing roads would handle
the incremental traffic but see the plans accommodate an additional future through -road, which seems
like it would take some pressure off Market Blvd.
11m very suppo,rtive of more restaurant space — NOT more fast casual. Kudos oin putting Za:pas with a
drive through on hold. I think that would be a mistake to add all of that car traffic given the plans for the
future Municipal campus which looks to be more pedestrian friendly.
Thanks,
Darren
1W
Sent: Tuesday, February 13, 2024 9:24 AM
To: Maass, Eric <emaass@chanhassenmn.gov>
Subject: Chan Cinema/Hotel Redevelopment
For the restaurants- do they have outdoor seating opportunities? I would like to see roof seating
or outdoor patio seating options for visitors.
Density: Why can't the 5 stories be 6 stories.? Can we add more interior parking?
In regards to the surface parking lot on NE side of plot:
* Is that a city requirement? Or market driven by storefronts?
* Ideally, I would want the 5 story building to extend to W 78th (ie bring building much
closer to the street) while moving parking into interior parking lots
* If we can�not, I would red�uce the parking as much as possible a�nd increase the W 78th
pedestrian areas- the Dinner theater will be redeveloped a�nd this, will become a main
pedestrian thoroughfare (and I'm still mad Aldi wasn't brought to the street)
Downstrearn effects... with the only hotel downtown going away, do we h�a�ve line of sight into
future hotels? How ca�n we incentivize?
Is Laredo drive extension really going to happ�en?
Thank you,
David Benedict
1W
IPOOR 111111 a1p;ippir
I 1 111 � I I J 11
0 iiqfffflil 1111 ii`�
1- MCI
I generally support the development, but have a few recommendations.
1. Bring the north edge of the east building farther to the north to the edge of the sidewalk and
relocate the parking to behind the building or underground. This will bring the retail. space to the
street, giving more visibility and creating a more walkable downtown feel.
2. Shift the sidewalk that is north of the east building, to the south, to create a wide boulevard (6-
10') between 78th St and the sidewalk. Having sidewalk that butts right up against the roadway
creates a very unsafe feeling for the pedestrian, meaning that very few people will use that
sidewalk.
3. Ensure the sidewalk is wide enough for multi -use. This would be 8- 10 feet wide. 5-6 foot wide
sidewalks are not sufficient to allow walkers and bikers. If we want to create a walkable
downtown, 8- 10 ft width should be what we're striving for.
4. Does the east building have underground parking.? Consider moving the residential parking
entrance to the rear (south) of the east building, off of Market Street, to create a more pedestrian -
friendly entry along 78th street.
5. Anything that helps, separate vehicles from pedestrians, would be helpful, to create the
downtown feeling that people strive for.
Brian, Hauth
7131 Alphabet St
Chanhassenl MN 55317
im
From: Audrey Johnson
Sent: Tuesday, February 20, 2024 3:07 PM
To: DL Public Comments <publiccomments@chanhassenmn.gov>
Subject: Prince Mural / Chanhassen Theater
I am writ�ing to express comments about the Roer�s Company Downtown Redevelopment project that
includes the dear,ly departed Chanhassen Cinema with Prince's beautiful mural on the side wall facing
the Country Inn & Suites Hotel. As evidenced by Prince stories from those who worked directly with him,
celebrities, and locals alike, there is much history in this iconic block of real estate.
I'm sure you are aware that Mr. G (artist Graham Hoe�te) traveled from Australia to paint a mural that is,2
one of a kind work of art visited and viewed by thousands and thousands of people from around the
world since it's i'nstallation in 2016. Chanhassen is like a second home to many of us from around the
world that revisit the site over a�nd over again during the l�ast almost eight years.
Wh�ile change and growth i's inevitable, such an iconic and one -of -a -kind mural is a gift to your city - as
well as the legacy of Prince - that deserves preservation! I implore the City of Chanhassen Council
members to defend this historic piece of art that could never be replicated. I know you have the ability
to impose certain conditions upon your approval in the many steps ahead of this development process.
It will not only affect visitors to this famous site in the coming years for the city but could even go so far
as to have an economic impact in many ways to the local businesses, and residents, that visit the mural
almost" daily.
Thank you in advance for your service and commitment to the beautiful City of Chanhassen and its
future development for all who love it and, more importantly, those affected most directly by future
development.
Lifelong Prince Rogers Nelson Supporter
Audrey Johnson
1W,
From: Nancy Smith
Sent: Tuesday, February 20, 2024 2:13 PM
To: DL Public Comments <publiccomments@chanhassenmn.gov>
Subject: Traffic control
Will the intersection by Jimmy John's remain open to Crossing into Market Squar�e?Cub and �businesses?
That's already a very b�usy and dangerous crossing or turning left.
Thank you,
N Smith
Iwo,
From- Jeff Commander
0
Sent: Tuesday, February 20, 2024 1-041 PM
To: DL Public Comments <�'public�comments@lc�hanhassenmn.govI
Subject: Proposed projects for hotel and cinema
Three of the people in my neighborhood that are opposed to the project don't plan to liv
h�ere in five years. The m�ajority of the peopLe 1 hang out with want it to h�appen. I
From: Hal Newell
Sent: Tuesday, February 20, 2024 1-037 PM -1
To: DL Public Comments <�'public�comments@lc�hanhassenmn.gov
Subject: Roers develop[ment
I think Chanhassen needs to move away from the, "15 m�inute city", dense pack myopia
and preoccupation with tax revenue. Moreover, we do, not need any more of this silly
first floor boutique retail garbage. Shops in these types of locations have a high
turnover rate with one retailer going broke and the next moving in.
-et concentrate on putting available space to better use than just another apartment
*uilding.
9M=
2 MI, W=
ITT110,
From: Will Annett
Sent: Tuesday, February 20, 2024 12-021 PM -1
To: DL Public Comments <�'public�comments@lc�hanhassenmn.gov
Subject: 78th Street Redevelopment Project
Afthough I reaLize the pLans for r�edeveLoping th�e former Chanhassen Cinema buiLding and
surroun�ding area are in an early stage, I have a few questions and observations:
0
Wilt the development enhance the ex�perience of being in Chanhassen?
Th�e current architecturaL renderings have aLL the cha�rm of a Soviet apiartm�ent complex.
And white downtown Chanhassen has never been a model, of new urbanism, it seems that
a�n opportunity to improve the street-LeveL experien�ce of waliking in the city center is bieing
overLooked. I wouLd favor designs and materiaLs that echo cLa�ssic downtowns Like those in
ExceLsior, Stillwater, and the OLd Town district in Min�neapoLis. These are pLaces where
pedestrians want to stroill and Linger, and stimulate commerce by shopping and dining.
Which segues to the next point.
V1,'hat is the prio�posed mix of street-levei retaill. and dining? M
Sadly, Chanhassen Lives upi to the disparaging moniker, "Chainhassen." With the
exception of some notable independently owned and operated spots, Like Tequita Butcher
and Chanhassen Brewery, it is a vast wasteland of franchises. By creating a new space that
encourages onginat. independent restauranteurs and retailers to launch �businesses, the
c Ity wl LL e:ncou rage vis itors to stay to nger, enj oy u n i q u e expen ences, sip:e nd money, a nd
I III
111��pii 111111 �� 1 1111 1 1� , Iiiiiii !!Il
IMP 1 1
ki
V!rhat will,11, ha�ppen to the Prince muralL?
Dominating the side of the Chanhassen Cinema buiLding, the vibrant, colorf ut image of
Prince is a splash oif Life and cutture in an otherwise dreary and monotoinous suburban
Landscape. Since its creatio�n In the wake of the musician's death in 20:16, it has become
an iconic fixture and favorite of many Chan resiide nts—wh ether they are fans, of Prince's
music or not. Just as LiverpooL, EngL,and ceLebrates the Lives its moist famous native sons —
the BeatLes—wit�h pubLic muraLs and scutptures and other attract�ions, Chanhassen shoutd
embrace its most renowned inhabitant. Beyond CIVIC pride and cuLt�uraL connection, it can
aLso be a differentiator that draws tourism.
Thank you for taking the time to review my questions and comments. I took forward to
Learning more abolut the redeveLopment project in the weeks to come.
Sincerely,
71111 Annett
Pioneer Pass Neighborhood, Chahassne
,W*
From-, Anne -Marie Cookson
Sent: Tuesday, February 20, 2024 1-022 PM
To: DL Public Comments <�'public�comments@lc�hanhassenmn.govI
Subject: ROERS Company Development Comments
I h�ave tived at VENUE a�par�tments since opening day 4.5 years ago, a�nd I can say that this is
one of the best uses of: this space imaginable., and it has added so much to Chanhassen in
every way, from in�crea: sed revenue to tocat, businesses to increased tax revenue: to the city
a�nd Carver County, plus it's a fantastic place to live..'
I whoLeheartedLy support the new pLans und�er consideration and beLieve that a mix of
additional, residential with retail & restaurants, plus improved use of parking, new
sidewalks and crosswalks makes tremendous sense for downtown Chanhassen and wiLL
benefit aLL peopLe in the surrounding a�rea, not just apartment dweLLers or business owners.
We owe it to the future of Chanhassen and its citizens to be proactive and move on the
opportunities that present themselves when aR parties and circu�m�stances atign. There ar
so many instances when a perfect opportunity is, delayed or vetoed and the opportunity is
lost for years to come, sometimes forever. I
Very excited at the prospect of' the property adjacent to VENUE being redeveLop:ed and
apprec,ia:te all the Mayor and Council are doing to keep us informed! The renderings for
both the Roers development AND the City Park redevelopment are reaLly great.1
Anne -Marie Cookson
V E U U E /C'* -qi ti W, .9. s s e -t Ii e s, i 4 e til
Pq MOO
From -,
Sent: Tuesday, February 20, 2024 12-044 PM
To: DL Public Comments <�'public�comments@lc�hanhassenmn.gov>
Subject: Roers Companies Downtown Redevelopment Publi I c Comment
I am writing to express, comments, about the Roers Company Downtown Redevelopment
project that includes the dearly departed Chanhassen,. Cinema with Prince'sbeautiful.
mural. on the side wall facing the Country Inn & Suites Hotel. -As evidenced by Prince
stories, from those who worked directly with him, celebrities, and, locals, alike, there is
much history in this iconic block of real. estate.
I'm sure I do�n't have to give you information on how Mr. G (artist Graham Hoete)
0
traveled from. Australia to paint a mural. that i.s, a one of a kind work of art visited and
viewed by thousands and thousands of people from around the! world since 11'si
installation in 2016. Chanhassen is like a second home to many of us, froim around thiloo
world that revisit the site over, and, over again during the last almost eight years.
Thank you in advance for your service and commitment to the beautiful City of
Chanhassen and. its future development for all who love! it and, more importantly, thos,
affected most directly by future development
N Rivers -Johnson
Prince Fam for �Life
411
----- Original Message -----
From: Brenda Vatland
Sent: Tuesday, February 20, 2024 12:30 PM
To: DL Public Comments <publiccomments@chanhassenmn.gov>
Subject: Roers development
I not in favor of the height of the bui'ldings, the density of the development, and the two bedroom units
only having one parking stall. I do not agree with the amount of traffic this development will add to west
78th street. I do not want to see TIF money given to this project
Thank you
Brenda Vatland
7290 Kurvers Pt Rd
Chanhassen
aly