The URL can be used to link to this page

2. Chanhassen High School ~ ~ u ~ ~ ~ ~ -< -< ~ -< ~ ~ ~ ~ 00 PC DATE: March 6,2007 [I] CC DATE: March 26,2007 CITY OF CHANHASSEN REVIEW DEADLINE: April 3, 2007 CASE #: 07-06 BY: AF, RG, LH, ML, JM, JS STAFF REPORT *. PROPOSAL: . Rezoning from Agricultural Estate District, A2, and Planned Unit Development, PUD, to Office and Institutional District, 01; . Site Plan approval with Variances for a High School campus including an approximately 406,000 square-foot, three-story building, athletic fields, concession building, stadium, storage/maintenance buildings and parking lots; . Conditional Use Permit with Variances for development within the Bluff Creek Overlay District; and . Wetland Alteration Permit for the grading and filling of wetlands on site LOCATION: North of Lyman Boulevard, south of the Twin Cities and Western Railroad, and west of Bluff Creek APPLICANT: Anderson-Johnson Associates, Inc. 7575 Golden Valley Road, Suite 200 Minneapolis, MN 55427 763-544-7129 Independent School District 112 11 Peavey Road Chaska, MN 55318 952-556-6261 PRESENT ZONING: A2, Agricultural Estate District, and PUD, Planned Unit Development 2020 LAND USE PLAN: Office Institutional and Office/Industrial ACREAGE: 95 DENSITY: F. A. R. 0.1 SUMMARY OF REQUEST: The developer is proposing a High School Campus. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City has a relatively high level of discretion in approving rezonings because the City is acting in its legislative or policy making capacity. A rezoning must be consistent with the City's Comprehensive Plan. The City has limited discretion in approving or denying conditional use permits, based on whether or not the proposal meets the conditional use permit standards outlined in the Zoning Ordinance. If the City finds that all the applicable conditional use permit standards are met, the permit must be approved. 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 then approve the site plan. This is a quasi-judicial decision. Location Map Chanhassen High School Planning Case No. 07-06 City of Chanhassen CCAtINED Chanhassen High School Planning Case 07-06 March 6, 2007 Page 2 The City’s discretion in approving or denying a wetland alteration permit is limited to whether or not the proposal meets the standards outlined in the Zoning Ordinance. If it meets these standards, the City must approve the wetland alteration permit. This is a quasi-judicial decision. The City’s discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The City has a relatively high level of discretion with a variance because the applicant is seeking a deviation from established standards. This is a quasi-judicial decision. Notice of this public hearing has been mailed to all property owners in excess of 500 feet. PROPOSAL/SUMMARY The new Chanhassen High School will be constructed for 2000 students, grades 9-12. The total area of the building is approximately 406,000 square feet which is slightly smaller than the recently expanded Chaska High School (415,000 square feet). When completed, Independent School District 112 will have two high schools with a total district high school capacity of 4000 students. The building is designed with three distinct functional components – Academic, Performing Arts, and Physical Education/Athletic – around a central commons space that contains the primary public entrance, student dining, student support services, and building administration. A neighborhood meeting was held on January 18, 2007 at the Chanhassen Recreation Center. Approximately 20 residents attended the meeting. An overview of the proposed High School was presented including a history of how we got to this point, a summary of the public hearing process and a presentation of the site and building plans. Brick and pre-cast with a stone colored veneer concrete are the predominate building materials. Issues that were raised: How does the development blend into the wetland to the east? The proposed building site will be approximately 50 feet above the wetland. The slopes are proposed to be seeded with a prairie grass mix similar to what was used in the City’s wetland restoration project in the Bluff Creek Corridor. Where will retaining walls be located, how will they look and how large will they be? A suggestion was made that something architectural is expected by neighbors. Staff directed the developer to increase the plantings east of the retaining walls to help soften them. A question was raised about how they could be assured that what was proposed, both financially and visually, would be ultimately built. They were several comments about students parking in adjacent neighborhoods, Bluff Creek Estates, Stone Creek and Creekside, and then accessing the High School site . This issue will have to be monitored to determine if it becomes a problem. Chanhassen High School Planning Case 07-06 March 6, 2007 Page 3 There was concern that the erosion control fencing will not be removed when the project is complete. The contractor will have the erosion control fencing removal included as part of their contract. Questions were raised about bus noise. It was pointed out that 1) there is little noise; and 2) bus operations are during a limited time during the day for 15 – 30 minutes in the morning and afternoon. Questions about the football stadium operations and lighting. It was pointed out that the stadium would be in a bowl, rather than above grade level. Use of lighting will on a limited basis. Questions were raised about improvements to the street network, particularly Lyman Boulevard, but also complaints about existing improvements to Audubon Road north of Lyman Boulevard. The Cities of Chanhassen and Chaska and Carver County, in consultation with the School District, are discussing roadway improvements. However, these specific roads are beyond the scope of the school project itself. The site is located south of the Twin Cities and Western Railroad and the Stone Creek neighborhood (residential single-family), west of Bluff Creek and the Bluff Creek Estates neighborhood (residential single-family) as well as the Sun Ridge neighborhood (residential large lot single-family), and north and east of Lyman Boulevard. Chaska's electrical substation lies between the school's south property line and the intersection of Lyman Boulevard and Audubon Road. To the northeast is the Chanhassen Business Center, an office/industrial park. West of Lyman Boulevard is a Chaska industrial park. The majority of the property was farmed for agricultural purposes with the highest point of the site and the steep grades along its east boundary area made up of native grasses and trees. A fairly significant wooded area lies along the south edge of the property. The old farm homestead, with some remnants still remaining, lies in the southwest corner of the site just opposite Hazeltine Lake Drive. Existing wetlands predominantly lie along the east edge of the property with localized fingers extending at the north and south edges of the property toward the west. Approximately 25 acres of wetland areas exist within the property limits. The topography of the property varies in elevation from 985 at the lowest point (east) to 1075 at the top of the grassy height in the center of the site. Because the center of the site is at the highest elevation, drainage typically is directed toward the extents of the property eventually reaching either the Bluff Creek wetlands to the east or to the Lyman Boulevard ditch to the west and south. Drainage immediately south of the high point of the site will be carried to Bluff Creek via a fairly significant natural gorge immediately north of the electrical substation. Water is available at the northwest the northeast corners of the site. A 12-inch water main extends approximately 200 feet south of the northeast property corner where it terminates. Water off the northwest corner of the property actually lies north of the railroad tracks and at the intersection of Lyman Boulevard and Galpin Boulevard. Sanitary (trunk) sewer is located along the length of the east property line and connects the neighborhood to the north to a point extending south of the Lyman Boulevard and Audubon Road intersection. Chanhassen High School Planning Case 07-06 March 6, 2007 Page 4 The new high school campus includes parking for approximately 1,000 cars, bus parking for approximately 30 buses, and overflow and event parking for an additional 140 vehicles. Three entrance drives off Lyman Boulevard provide access to the school site. The south entrance drive is at the intersection of Lyman Boulevard and Audubon Road and will primarily support bus and event parking. The entrance drive at the southwest corner of the site at the intersection of Lyman Boulevard and Lake Hazeltine Drive will serve for limited ingress/egress. The entrance drive west of the school will serve as the main entrance for students, visitors and service deliveries. With the existence of the Magellan gas pipeline north of the school and north parking lot, the athletic facilities find themselves north of the pipeline easement. The exception to this is the proposed tennis courts and soccer fields which lie just south of the Magellan easement and are located northeast and northwest of the building, respectively. Softball and baseball facilities are located in the northwest quadrant of the site and are tucked between the gas main and railroad tracks. The running track and field stadium, which is aligned in a northwest-southeast direction, will be carved into the hillside to allow the home bleachers to transition from an upper spectator plaza down to the field level. Home bleachers for 1,600 spectators and visitor bleachers for 800 spectators are provided. Field events, including high jump, long/triple jump, pole vault, shot put, and discus are located along the east and southeast corners of the running track. Practice fields will be developed in the northeast quadrant of the site and tucked between the railroad tracks and existing wetland areas. The Office Institutional (OI) District limits building height to two stories. The proposed school is three stories by City definition. (If the height (H) of the basement is more than 12 feet at any point, or if the height (H) is more than six feet for more than 50 percent of the perimeter of the building, then it is considered a story.) The lowest level (basement) of the school building has a height of 20 feet. Therefore, a variance is required from the OI district regulations. Due to the significant elevation changes on the property, staff encouraged the school district to develop the site with a walkout-style building. This design maintains more of the site topography by using the building itself to accommodate elevation changes than would be possible with a typical, i.e., flattening of the site, design. However, it also leads to the need for a variance. Staff recommends the granting of the variance for a three-story building. This parcel is partially encumbered by the Bluff Creek Overlay District. Section 20-1255 of the Chanhassen City Code requires a conditional use permit for all development within the Bluff Creek Corridor. The applicant has proposed the location of the southerly driveway access encroaching in the primary zone. The encroachment into the primary zone requires the approval of a variance. Due to the location of the intersection of Lyman Boulevard and Audubon Road, the location of this driveway is fixed and the encroachment in to the primary zone cannot be avoided. The Environmental Assessment Worksheet provided information about the project that may have the potential for significant environmental effects. The EAW was prepared by the Responsible Governmental Unit or its agents to determine whether an Environmental Impact Statement should be prepared. The most significant potential issues associated with the proposed project are: Chanhassen High School Planning Case 07-06 March 6, 2007 Page 5 Traffic: 1. There will be temporary impacts to vehicle traffic due to construction-related activity during excavation, construction materials delivery and storage, and tie-ins to existing subgrade utilities. These predicted vehicle traffic impacts will last for much of the construction life of the project, and will be geographically associated with the phasing of construction. Some of the potential impacts can be mitigated through implementation of City ordinances relating to hours and days of operation, noise, nuisance conditions, etc. Post-construction traffic impacts are anticipated after the project is constructed, and are detailed in the traffic study. These impacts are anticipated to involve slight decreases in Level of Services (LOS) in the project vicinity. Plans for mitigation of these impacts include adding turn lanes and signalization of nearby intersections and are included as conditions of approval. No additional traffic impacts or issues have been identified that require further investigation. Wetland Impacts 2.: A total of 1.66 acres of wetlands are proposed to be filled as part of the project. Mitigation measures will include on-site replacement (new wetland creation, as well as public value credits) according to MN Wetland Conservation Act rules, which are administered by the City of Chanhassen. No additional wetland impacts or issues have been identified that require further investigation. Storm Water Runoff 3.: There is potential for impacts to Bluff Creek and associated wetlands from temporary and permanent storm water runoff. Potential impacts from temporary storm water runoff include those from sediment loading during and immediately after construction. These potential impacts will be mitigated through MPCA storm water and local permitting. Potential impacts from permanent storm water runoff include those from performance of storm water engineering design and construction. These potential impacts will be mitigated through local review of design plans, as well as on-site inspections during construction. No additional storm water impacts or issues have been identified that require further investigation. Based on this review of the potential environmental impacts, the mitigation measures incorporated in the site plan should address the impacts. The proposed development, generally, complies with the city requirements and staff is recommending approval of the project subject to the conditions of the staff report. APPLICABLE REGUATIONS Chapter 20, Article II, Division 2, Amendments Chapter 20, Article II, Division 3, Variances Chapter 20, Article II, Division 6, Site Plan Review Chapter 20, Article IV, Conditional Use Permits Chanhassen High School Planning Case 07-06 March 6, 2007 Page 6 Chapter 20, Article VI, Wetland Protection Chapter 20, Article XXI, “OI” Office and Institutional District Chapter 20, Article XXIII, Division 7, Design Standards for Commercial, Industrial and Office- Institutional Developments Chapter 20, Article XXXI, Bluff Creek Overlay District BACKGROUND On December 11, 2006, the Chanhassen City Council approved an Interim Use Permit to grade the site in preparation of development and a resolution of Negative Declaration of the Need for an Environmental Impact Statement for the Chanhassen High School Campus. On March 4, 2004, the Chanhassen City Council approved a Land Use Amendment to permit Office/Industrial and Office/Institutional uses on the site. REZONING The applicant is requesting to rezone approximately 95 acres from A2, Agricultural Estate District and PUD, Planned Unit Development to Office and Institutional District, OI. The project consists of a High School campus. The proposed rezoning is consistent with the comprehensive plan. SITE PLAN ARCHITECTURAL COMPLIANCE The project is a new High School campus for Independent School District 112 consisting of a three-story, 405,367 square-foot building, athletic fields, concession building, stadium, storage/maintenance buildings and parking lots. The building is designed with three distinct functional components – Academic, Performing Arts, and Physical Education/Athletic – composed around a central commons space that contains the primary public entrance, student dining, student support services, and building administration. The high school building is divided into two sections separated by a main entrance corridor and commons area with classrooms located on the southern half of the building and performing arts facilities, auditoriums and gymnasiums located in the northern half of the building. The lowest floor area is 102,096 square feet. The main (first) floor area is 197,174 square feet. The second floor is 92,043 square feet. The building footprint is 235,907 square feet. The building exterior is highly articulated with multiple materials and vertical and horizontal architectural elements. Chanhassen High School Planning Case 07-06 March 6, 2007 Page 7 Size portion Placement The main entry to the building is located in the middle of the structure. The lower level provides access for students from the bus drop-off to the east. The main entrance faces west, toward Lyman Boulevard, and will be visible from the north and central access drives, and provides access to students who drive or are dropped off as well as visitors to the school. Ground level of a multi story is visually distinct from the upper stories through the use of materials, windows and other architectural building elements. The public entrance to the building and central commons faces west. The student bus entrance is on the east side of the building, also with access to the central student commons, directly opposite the main public entrance. East Entrance View from the Southeast Chanhassen High School Planning Case 07-06 March 6, 2007 Page 8 Material and detail Building materials are high quality and consist of brick, architectural pre-cast panels and glass curtain walls and windows. The exterior building materials include two colors of brick and one color of pre-cast stone. The two brick colors are composed horizontally to emphasize the connection to the geology of the natural site and to emphasize the walk-out level on the east side. The lighter-colored cast stone is integrated as vertical planar accents at the significant architectural elements of the building: the entrance, the commons, the fly loft, the team resource areas, and the science wing. Color The brick colors are coppertone velour (burnt red) and mountain shadow velour (grayish red). The pre-cast concrete color is travertine texture (sand). The aluminum curtain wall is extra dark/dark bronze. The pre-finished metal panels are charcoal gray. Height and Roof Design Height is limited to two stories in the Office and Institutional District. However, due to the type and function of building as a school and the direction that the City provided to the school to reduce site grading, the construction of a walkout-type building is warranted. Normally, the lower basement level would not be included as a story. However, because the lower floor elevation is more than 12 feet, it is by definition a story. It is reasonable to grant the variance to permit a three-story building (see attached Findings of Fact and Recommendation for the variance). The proposed roof has significant and varied parapet and enclosure heights to create the vertical articulation as part of the roof design required by city code. Mechanical equipment shall be screened within enclosures. Facade transparency The westerly elevation is the only elevation directly viewable by the general public. This building elevation is highly articulated with 50 percent of the elevation that is viewed by the public incorporating transparent windows and or doors. Natural light is essential to the learning environment. Windows are organized in a hierarchy of groupings and sizes from the punched openings at each classroom, to the large storefront windows in the team resource areas, to the clerestory windows and curtain walls that will flood the common areas of the building with natural light and capture views of the natural wetland areas near the school. Site Furnishing Community features may include: landscaping, lighting, benches, tables and art. The school district should add benches and tables to take advantage of the gathering areas, plazas and scenic overlooks. Bicycle parking storage racks should also be provided on site. Chanhassen High School Planning Case 07-06 March 6, 2007 Page 9 At the top of retaining walls the developer is proposing the installation of 4-foot chain link fences. Surrounding stadiums and ball fields are proposed 8-foot fences. The baseball backstop is 18 feet tall. The softball backstop is 14 feet tall. The tennis court fence is 10 feet tall. Loading areas, refuse area, etc. Screening of service yards, refuse and waste removal, other unsightly areas and truck parking/loading areas is accomplished through the location of these areas on the north and south sides of the building. Enclosure walls are also provided around these areas to provide additional screening. Landscaping Minimum landscaping requirements include 39,176 square feet of landscaped area around the parking lot, 156 trees for the parking lot, and bufferyard plantings along property lines. Applicant’s proposed landscaping as compared to the requirements for landscape area and parking lot trees is shown in the following table. Item Required Proposed Vehicular use landscape area 39,176 sq. ft. 57,300 sq. ft. Trees/ parking lot 156 overstory trees 134 overstory trees North property line 43 overstory trees Existing mature tree line Bufferyard B – 2190’ 87 undertstory trees 40 tree seedlings 131 shrubs East property line 27 overstory trees 35 overstory trees bufferyard A – 2720’ 54 understory trees 9 understory trees 81 shrubs 76 shrubs 30 tree seedlings South/West property line 40 overstory trees 43 overstory trees Bufferyard B – 2030’ 80 understory trees 0 understory trees 120 shrubs 8 shrubs 4 tree seedlings Prairie planting The applicant does not meet minimum requirements for the parking lot plantings. The applicant also does not meet quantity specific categories of bufferyard plantings; however, the proposed plan does incorporate beneficial landscape elements such as native species and prairie plantings. Staff recommends that the applicant increase plantings in order to meet minimum ordinance requirements for parking lot plantings and the east buffer yard. The applicant is proposing seedling plantings and prairie/native grass plantings. Staff recommends that all deciduous seedlings be protected by tree shelter tubes. The tubes need to be installed when the seedlings are planted and monitored throughout the next 3-5 years to insure that the tubes are removed at the proper time. All of the seedlings are native species with the exception of Black Hills spruce. Staff recommends that this conifer be changed to a native white spruce. Also, the understory selections, ironwood and blue beech, are trees that grow naturally Chanhassen High School Planning Case 07-06 March 6, 2007 Page 10 in the shade of taller trees. Their placement in the landscape does not replicate this natural habitat. Staff recommends that the understory seedlings be located among overstory deciduous trees. Additionally, staff recommends larger quantities of seedlings in each grouping. The prairie seeding will need ongoing maintenance and monitoring to insure successful establishment of the plants and that weeds and other invasive plants are controlled. Staff recommends that the columnar Norway maple listed in the plant schedule be replaced by a different columnar tree such as Armstrong red maple, Autumn Spire red maple or even an ornamental species. Staff also recommends that in the interest of long-term heath, all species of ash be replaced with alternative species because of the impending threat of the emerald ash borer. Staff recommends that landscaping be increased at the base of the retaining walls along the east property line to include shrubs, such as Chokeberry (Aronia), that are naturally spreading and have wildlife benefits that would enhance the environment and provide further visual relief of the wall expanse. Increasing the overstory and ornamental plant quantities would help add stronger vertical relief as well. The applicant could also incorporate vines, such as Virginia creeper or Boston ivy, on the walls to add color and interest. Note: Several plant abbreviations are not noted in the plant schedule. They are CD – pagoda dogwood, PN – Austrian pine, SR – ivory silk Japanese tree lilac. Lot Frontage and Parking Location The project fronts on Lyman Boulevard. Parking is distributed throughout the site with the majority west and north of the building. Due to site topography, and the fact that this is a high school with restricted access, it makes sense that the majority of the parking is located to the north and west of the building. The southern access drive, entering the site from the Lyman/Audubon intersection, will be used on a daily basis exclusively for student bus access. Required Parking: Four per classroom or office (207 rooms or 828 spaces) plus one per 150 square feet of seating area within auditoriums (6,400 sq. ft. or 43 spaces). Total 871 spaces. Proposed Parking: 920 spaces. In addition, there are 140 event parking stalls located to the east of the building in the bus corral. Additional angled visitor parking (23) can be accommodated in the drop-off access west of the building entrance. An alternate 48-stall south parking lot is shown (sheet C6.1) for the access drive south of the building. As a comparison, there are 1,030 parking stalls at Chaska High School. Chanhassen High School Planning Case 07-06 March 6, 2007 Page 11 COMPLIANCE TABLE OI Chanhassen High School Building Height 2 stories 3 stories @ Building Setback N - 15' E – 40'* N - 970' E - 350' W - 35' S - 35' W - 490' S – 260’ Parking Stalls 871 stalls 920 stalls + 140 event, 48 south alt. and 23 visitor Parking Setback N - 0' E - 40'* N - 492' E - 308' W - 35' S - 35' W - 104' S - 172' Hard Surface Coverage 65% 26% Lot Area 0.32 acre 94.83 acres @ As part of the site plan review, the developer is requesting a variance to permit a three-story building. *The 40-foot setback is from the Bluff Creek Overlay District primary zone boundary. LIGHTING/SIGNAGE The developer is proposing a 27-foot light pole with a 3-foot concrete base for area lighting within the parking lot. Single and double-headed light fixtures with square, shoebox type heads are proposed. Plaza lighting in the stadium area is proposed on 15-foot poles. Walkway lighting on 12-foot poles is proposed at the main building entrances with walkway lighting bollards along sidewalks and alternate entrances. Walkway lighting has a 90-degree cutoff to limit light spilling skyward. Section 20-913 (e) prohibits lighting directed skyward except for lighting designed for illuminating the United States of America flag. The developer is proposing spot lights for the flags at the entrance to the building (type DD1 on sheet E010). Additionally, the developer is proposing building façade flood lights (type DD on sheet E010) which will be directed skyward to illuminate the building. The installation of such lighting requires a variance approval. Staff believes that if architectural lighting is desired, then it could be installed on the building façade and directed downward. Therefore, a variance should not be approved. The developer shows a monument sign at the northwest entrance to the High School. This monument may be a maximum of five feet in height with a display area of 24 square feet. If the School district intends to install a motion sign, they will have to receive a separate conditional use permit. A separate sign permit is required for the monument sign installation. Chanhassen High School Planning Case 07-06 March 6, 2007 Page 12 ACCESS Access to the site is proposed via three driveways off Lyman Boulevard. The southerly access is at the intersection of Lyman Boulevard and Audubon Road. The middle access is at the intersection of Lyman Boulevard and Lake Hazeltine Drive. The northerly access is approximately 800 feet south of the Twin Cities and Western Railroad. Pedestrian access is provided at each of the driveway entrances as well as a connection to the Bluff Creek trail in the northeast corner of the site. Pedestrian ramps shall be provided at all curbs where the sidewalk/trails connect. A traffic study was included in the Environmental Assessment Worksheet identifying projected traffic volumes and analyzing the proposed access points onto Lyman Boulevard. Carver County has reviewed the proposal and has given preliminary approval of the accesses. The applicant must obtain permits from Carver County to construct the accesses. Carver County has begun background studies for the future widening of Lyman Boulevard. Design details are not available. However, based on the projected traffic volumes, Lyman Boulevard will likely be reconstructed as a four-lane divided roadway. It is anticipated that the widening of Lyman Boulevard will take place prior to the high school opening in Fall 2009. The existing one-half right of way of Lyman Boulevard adjacent to the property is 50 feet wide. The school district will dedicate an additional 10 feet as a roadway, drainage and utility easement. The 60-foot one-half right of way will accommodate the future widening of Lyman Boulevard. The northernmost access is approximately 880 feet south of Galpin Boulevard. The southernmost intersection aligns with Audubon Boulevard to the south and will be for bus ingress and egress. This access lies within the electrical substation property; therefore, ISD 112 must obtain the necessary easement from the City of Chaska. The remaining access to the site lies 950 feet south of the northern access and 700 feet north of Audubon Boulevard. The wetland north of this driveway dictated the access location. The proposed driveways are 30 feet wide and drive aisle widths are 26 feet wide, which meets the minimum requirements of the City Code. Traffic Improvements Based on the analysis in the Traffic Impact Study, the existing roadway network will accommodate the traffic generated by the proposed Chanhassen High School if the following mitigation measures are implemented by opening day of the school: Chanhassen High School Planning Case 07-06 March 6, 2007 Page 13 Construct a traffic signal at the Lyman Boulevard/Lake Hazeltine Drive intersection. ? Modify the existing signal at the Lyman Boulevard/Audubon Road South intersection for ? the addition of a north leg to the intersection. Construct the following turn lanes: ? Approach Left Turn Lane Right Turn Lane Southbound Lyman Boulevard at North Bypass lane School Access Northbound Lyman Boulevard at North 200 feet School Access Westbound North School Access at Through lane becomes 300 feet Lyman Boulevard turn lane Southbound Lyman Boulevard at Lake 200 feet Hazeltine Drive Northbound Lyman Boulevard at Lake 200 feet Hazeltine Drive Eastbound Lake Hazeltine Dr at Lyman 100 feet Boulevard Westbound Lake Hazeltine Dr at Lyman 300 feet Build Boulevard through/right Eastbound Lyman Boulevard at Audubon 200 feet Road South Westbound Lyman Boulevard at 200 feet Audubon Road South Northbound Audubon Road South at Build to add through Lyman Boulevard lane Southbound Audubon Road South at 200 feet Build Lyman Boulevard through/right Chanhassen High School Planning Case 07-06 March 6, 2007 Page 14 Chanhassen High School Planning Case 07-06 March 6, 2007 Page 15 In addition, operation of the Lyman Boulevard/Galpin Boulevard and Lyman Boulevard/Audubon Road north intersections should be monitored for potential improvements. Both intersections will likely require traffic signals and additional turn lanes in the future. Impacts to Regional System The following corridors will be at or over capacity in the future whether or not the high school is built. They should be monitored and appropriate improvements should be made when needed. Lyman Boulevard east of Lake Hazeltine Drive ? Audubon Road (C.S.A.H. 17) south of Lyman Boulevard ? The final funding allocation for the Lyman Boulevard (C.S.A.H. 18) and Audubon Road (C.S.A.H. 17) improvements will be determined in consultation with the City of Chanhassen, Carver County and the City of Chaska. GRADING AND DRAINAGE The site presents a challenge for grading operations due to the steep grades along the railroad to the north, the gas pipeline running east-west through the northern portion of the site, Bluff Creek to the east and the electrical substation to the south. The six-inch diameter gas pipeline is owned and operated by CenterPoint Energy and is centered within a 100-foot wide easement. CenterPoint is allowing up to four feet of fill over the gas pipeline. Two crossings are proposed over the pipeline: a trail on the east side from the tennis courts to the stadium and a concrete walk from the parking lot to the stadium. The HydroCAD calculations submitted indicate that the 100-year elevation of the wetland/wetland mitigation area north of the Lake Hazeltine access point will extend onto Lyman Boulevard and the access. Spot elevations must be shown between the wetland/wetland mitigation and Lyman Boulevard to ensure that the road is not flooded during the 100-year event. The proposed ponds along Lyman Boulevard have been designed to treat runoff from a portion of the east half of Lyman Boulevard. There is no additional land in this corridor of Lyman Boulevard for ponding; therefore, additional ponding is required so that runoff from the entire future roadway width will be treated in these ponds. Hydrology to the wetland/wetland mitigation area north of the Lake Hazeltine access point must be maintained. The outlet for Storm Basin 2 should be relocated to prevent short circuiting, which requires separating the storm water inlet pipe from the outlet pipe. The proposed drainage pattern on softball field 1 is from the outfield to the infield due to the grade difference between the railroad tracks and the pipeline easement. The development team should re-examine the proposed grades within the infield of this field to eliminate the low area between second base and the pitcher’s mound. Chanhassen High School Planning Case 07-06 March 6, 2007 Page 16 The pavement grades within the north parking lot can be increased to reduce the height and/or length of retaining walls 12 and 13. The school district may consider reducing the width of the eastern drive aisle of the north parking lot to further reduce the height and/or length of these retaining walls. Grading operations on adjacent properties must be approved by the property owner. Grading within the overhead electric and gas easement near the eastern access point must be approved by the appropriate private utilities. Identify all emergency overflow locations and elevations on the final grading plan. The final grading plan must show the linework for the storm sewer. Pond, drainage and utility easements are required over the ponds and wetlands. SURFACE WATER MANAGEMENT All stormwater ponds must be accessible for maintenance purposes. The plans must be revised to accommodate a 20-foot wide access lane for maintenance vehicles and equipment for Pond 3. It is recommended that this access be provided from the southeast corner of the bus corral to the flared-end section at the south end of Pond 3. The slope of the access should not exceed 15%. Manholes with two-foot sumps should be installed as the last road-accessible structures prior to discharge into the storm water pond. This will help to prolong the maintenance interval of the proposed storm water ponds. The project proposes three rain gardens in the main drop-off area of the school. The plans provide a cross-section and general seeding plan. However, more detailed plans should be provided. The revised plans should include: details regarding the subsoil mix that will be used, measures that will be taken to counter compaction that has occurred in surrounding native soils, draintile configuration, draintile tie-in and drainage areas for each rain garden. The rain gardens should be designed to draw down in a maximum of 72 hours to ensure mosquito breeding cannot occur. For best results, staff recommends that the rain gardens be planted using minimum 2-inch plugs instead of seed. Additionally, the rain gardens should be mulched with shredded hardwood mulch to keep weeds from invading and to lock in moisture. Concrete pavers are proposed for the drop-off area. In preliminary discussions with the applicant, the applicant indicated that pervious pavers may be used for this area. If pervious pavers are used, the subsoils should be “decompacted” to a minimum of 48 inches prior to paver installation. Additionally, pervious pavers should be installed with a corrected subgrade to ensure adequate drainage. The applicant should work with the City on the final design of pervious pavers, if used, to ensure appropriate design and installation procedures are followed. In order to reduce the demand for potable water for irrigation, the applicant should consider utilizing stormwater ponds as a source for irrigation water. Chanhassen High School Planning Case 07-06 March 6, 2007 Page 17 EROSION AND SEDIMENT CONTROL The Storm Water Pollution Prevention Plan (SWPPP) including all information required by the NPDES Construction Site Permit should be located at the job trailer. Erosion Control Stable emergency overflows are needed for the proposed ponds on site. The emergency overflows should be clearly labeled on the plan and a detail is needed. The emergency overflows can be stabilized with a turf re-enforcement mat or fabric and riprap. The plan should include detailed specifications for temporary stabilization of the site. The timing of stabilization will vary depending upon slope and if it is a concentrated flow area. The rate of mulch application should also be included on the plans (2 tons per acre, disc anchored). All riprap/fabric at the flared end section should be installed within 24 hours of flared end section installation. Erosion control blanket should be installed on all slopes greater than or equal to 3:1. All exposed soil areas should have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Type of Slope Time (Maximum time an area can Steeper than 3:1 7 days remain open when the area 10:1 to 3:1 14 days is not actively being worked.) Flatter than 10:1 21 days These areas include constructed storm water management pond side slopes, and any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems that discharge to a surface water. Sediment Control Silt fence that is not placed on the contour must have J-Hooks or rock every 50 to 75 feet. Temporary sediment basins should be constructed prior to disturbing upslope areas. The areas of temporary sediment basins should be labeled on the plan. A temporary and/or permanent sediment pond will need to be constructed at the locations of the outlets for Flared End Sections (FES) 7 and 8. This should be installed prior to grading and then used as a temporary sediment pond prior to discharging the runoff into the wetland. If it is used as a temporary pond, it should stay in place until all turf is established. Temporary outlet structures (e.g., a perforated riser and rock cone) are needed for the ponds; details should be provided. Chanhassen High School Planning Case 07-06 March 6, 2007 Page 18 Contractors and their subcontractors must receive approval of proposed dewatering methods from the City’s project inspector or erosion and sediment control inspector prior to conducting any and all dewatering on-site. Wimco inlet controls or similar should be used to protect all storm sewer inlets. The plans should be revised to include Chanhassen’s standard details for erosion and sediment control (i.e., Details 3102, 3104, 3107, 3108, 3109, 5300, 5301, 5302, 5302A). The plans should be revised to include a concrete washout area. Street cleaning of soil tracked onto public streets should include daily street scraping and street sweeping as-needed. RETAINING WALLS Due to the site constraints outlined in the “GRADING AND DRAINAGE” portion of this report, numerous retaining walls are proposed throughout the site. The locations of the retaining walls are generally shown on the drawing below. Chanhassen High School Planning Case 07-06 March 6, 2007 Page 19 A summary of the proposed walls is as follows: Wall Approximate Maximum number length height 1 143 ft 26 ft 2 180 ft 22.5 ft 3 903 ft 27.6 ft 4 688 ft 29 ft 5 350 ft 10 ft 6 138 ft 2ft 7 110 ft 13 ft 8 364 ft 13 ft 9 160 ft 5ft 10 164 ft 5ft 11 137 ft 6ft 12 189 ft 9ft 13 160 ft 6ft 14 593 ft 10 ft 15 74 ft 5.5 ft 16 541 ft 10 ft 17 865 ft 28 ft 18 365 ft 10 ft 19 979 ft 6ft 20 317ft 11.5ft 21 739 ft 10 ft 22 225 ft 5ft 23 115 ft 2.5 ft 24 223 ft 2.5 ft 25 233 ft 11.5 ft t North The estimated total square footage of the walls is 95,000 square feet. The development team is redesigning the grading for softball field 1 and baseball field 1. This redesign will reduce the height and length of retaining walls in this area. Four-foot high chain link fence will be installed at the top of all of the proposed retaining walls. All retaining walls over four feet high must be designed by an engineer and require a building permit. Chanhassen High School Planning Case 07-06 March 6, 2007 Page 20 UTILITIES A City-owned 18-inch diameter trunk sanitary sewer lies to the east of the site near Bluff Creek. The grading plan indicates that up to one foot of fill and up to two feet of cut is proposed over the existing trunk sanitary sewer on the northeast corner of the site. The type of and the current cover over this pipe is sufficient for the proposed changes. The developer must adjust the manhole elevations according to City standard detail plates. The trunk sanitary sewer line must be televised before and after construction to determine if the high school construction has damaged the pipe. This section of sanitary sewer is scheduled for televising in conjunction with the City’s sanitary sewer inflow and infiltration abatement program. If the City televises this sanitary sewer before the high school construction is mobilized, the developer will only be required to televise the line after construction is complete. Eighteen-inch trunk watermain will be installed on the north side of Lyman Boulevard. The school district will be reimbursed $166,424.00 which is the cost difference between the 18-inch trunk and 10-inch lateral watermain. The property was assessed $200,897.79 in 1996 for City Project 91-17, Upper Bluff Creek Sanitary Sewer and Watermain. These assessments have been paid. Based on the assessment rolls, the property was only assessed for trunk sanitary sewer and watermain; therefore, the trunk water fees must be paid with the building permit based on the City Water Access Charge in effect at the time the building permit is issued. The hydrant locations along Lyman Boulevard must be adjusted so that the hydrants do not lie within the high water level of the adjacent ponds. Based on the proposed utility plan, an irrigation meter is required. The utility plan must show the existing trunk sanitary sewer, existing overhead utilities and existing gas pipelines. Mylar and digital as-builts for the pond grading and utilities must be submitted in Carver County coordinates. MISCELLANEOUS The project is planned to utilize two petroleum storage tanks (for fuel oil and diesel fuel) to support facility operations. The fuel oil tank will be a 10,000-gallon underground fiberglass tank with electronic monitoring and double-walled underground piping. This fuel will be piped to the boilers and is designed to serve as backup fuel for the boilers in case of natural gas supply interruption. The diesel fuel tank will be a 2,700-gallon, skid-mounted above-ground storage tank, piped to a 1,500 KW diesel-powered electrical generator to be used to provide backup electrical power should the normal power supply be interrupted. Chanhassen High School Planning Case 07-06 March 6, 2007 Page 21 Emergency response plans for releases from either fuel storage tank shall be included within the emergency evacuation/response plan. Also, due to the capacity of the diesel fuel storage tank, a Spill Prevention Control and Countermeasures (SPCC) Plan will need to be prepared and implemented. The buildings must be protected with automatic fire sprinkler systems. The building plans must be prepared and signed by design professionals licensed in the State of Minnesota. Building permits are required for all structures (including, but not limited to, storage buildings, concession stands, bleachers, retaining walls). Retaining wall plans must be prepared and signed by a structural engineer licensed in the State of Minnesota. The utility plans (marked preliminary) were not reviewed by the building official. A detailed building plan review cannot be done until complete plans are provided. CONDITIONAL USE PERMIT BLUFF CREEK OVERLAY DISTRICT The site is partially within the Meadowlands Region of the Bluff Creek Overlay District. This region of the overlay district is characterized by fragmented forest communities, high quality wetlands and diverse wildlife populations. The goals set forth in the City’s Bluff Creek Watershed Natural Resources Management Plan (“Bluff Creek Plan”) for the Lowlands Region are to: 1. Preserve high-quality wetland systems, riparian areas and remaining forests; 2. Regenerate impaired ecosystems, especially wetlands, to the extent practical under the present land use constraints; 3. Re-create natural links between major natural features within the Bluff Creek corridor; and 4. Development of environmental educational opportunities within the corridor. Wetlands A and B are being restored by the Minnesota Department of Transportation as mitigation for wetland impacts that occurred in conjunction with the construction of Trunk Highway 212. The restoration project was envisioned as part of the Bluff Creek Plan and is a result of cooperation between MnDOT, the City and the school district. It will enhance the vegetative communities along Bluff Creek, restore a portion of the creek to a more natural profile and improve the hydrology of the wetland complex. The school district dedicated an easement to MnDOT as part of the project for some of the mitigation to occur on school district property. The construction activities associated with the proposed project should not conflict with the easement granted to MnDOT. The project proposes construction of an access road through a portion of the Bluff Creek Overlay District. The encroachment into the primary zone requires a variance (see attached Findings of Fact and Recommendation for variance justification). This road is necessary for safety purposes Chanhassen High School Planning Case 07-06 March 6, 2007 Page 22 to maintain separation between bus and automobile traffic. To mitigate for the impacts to the primary corridor, the applicant should submit a plan for the restoration of areas adjacent to the Bluff Creek Corridor (including the drainageway along the north side of the substation and the area east of the bus/event entrance) with species consistent with the City’s Bluff Creek Watershed Natural Resources Management Plan. WETLAND ALTERATION PERMIT WETLANDS Four Ag/Urban wetland basins exist on-site. Pinnacle Engineering, Inc. delineated the wetlands in July 2006. Wetland A is a 6.03-acre Type 2/3/6/7 wetland located in the northeast corner of the property. It contains a swale that drains the northern portion of the site to the wetland complex in the eastern portion of the site, adjacent to Bluff Creek. The wetland is dominated by reed canary grass, box elder, cottonwood, elms and willows. The applicant is proposing to impact 0.82 acres of wetland A for the construction of a stadium. Wetland B is a 17.94-acre Type 2 wetland located in the east central portion of the project. It contains a swale that drains the southern portion of the site to the wetland complex in the eastern portion of the site, adjacent to Bluff Creek. The wetland is dominated by reed canary grass and contains cattails and willows. The total proposed impacts to wetland B are 0.77 acres for the construction of the southwest parking lot and the eastern bus access. Currently the plans show two wetland boundaries for this wetland, specifically in the southwest corner of the wetland. The plans should be revised to show the delineated wetland boundary. Wetland C is a 0.23-acre Type 2 wetland located along Lyman Boulevard in the southwestern corner of the property. The wetland is dominated by reed canary grass. No impacts are proposed to Wetland C. Wetland D is a 0.40-acre Type 2/3 wetland along Lyman Boulevard on the western edge of the property. The wetland has been altered historically by farming and draintile and is dominated by corn, nightshade and reed canary grass. However, it is still a jurisdictional wetland. The applicant is proposing 0.10 acres of impact to wetland D to allow for the construction of the northwestern access. A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) must be maintained around all Ag/Urban wetlands. All wetlands and wetland buffer areas should be protected by silt fence during grading. Wetland buffer areas should be preserved, surveyed and staked in accordance with the City’s wetland ordinance. The applicant must install wetland buffer edge signs, under the direction of City staff, before construction begins and must pay the City $20 per sign. All structures must maintain a setback of at least 40 feet from the wetland buffer edge. The wetland buffer setback should be shown on the plans. Chanhassen High School Planning Case 07-06 March 6, 2007 Page 23 Wetland Mitigation The applicant is proposing to create 2.57 acres of New Wetland Credit (NWC) and 0.81 acres of Public Value Credit (PVC). The mitigation will occur at seven different locations, four of which will be adjacent to the Bluff Creek wetland complex. Wetland replacement must occur in a manner consistent with Chanhassen City Code and the Minnesota Wetland Conservation Act (MR 8420). The new wetland credit needed to satisfy the Wetland Conservation Act (MR 8420) is 3.38 acres with a minimum of 1.69 acres in the form of new wetland credit and the remainder in public value credit. The applicant is proposing to meet the requirements with 2.57 acres of NWC and 0.65 acres of PVC. Wetlands C and D are proposed to be restored as part of the overall mitigation plan for the property. The applicant should provide additional information as to how the vegetative communities and hydrology will be re-established in these areas. A five-year wetland replacement monitoring plan should be submitted. The replacement monitoring plan should include a detailed management plan for invasive non-native species, particularly purple loosestrife and reed canary grass. The plans should show fixed photo monitoring points for the replacement wetland. The applicant should provide proof of recording of a Declaration of Restrictions and Covenants for Replacement Wetland. The applicant must submit a letter of credit equal to 110% of the cost of the wetland creation (including grading and seeding) to ensure the design standards for the replacement wetland are met. The letter of credit should be effective for no less than five years from the date of final approval. The applicant should submit a cost estimate for wetland creation (including grading and seeding) so the City can calculate the amount of the wetland creation letter of credit. OTHER AGENCIES The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Carver County, Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency) and comply with their conditions of approval. RECOMMENDATION Staff recommends that the Planning Commission adopt the following four motions and adoption of the attached findings of fact and recommendation: A. “The Chanhassen Planning Commission recommends that City Council approve the Rezoning of the Chanhassen High School site from Agricultural Estate District, A2, and Planned Unit Development, PUD, to Office and Institutional District, OI.” Chanhassen High School Planning Case 07-06 March 6, 2007 Page 24 B. “ The ChanhassenPlanning Commissionrecommends that City Council approve the Conditional Use PermitVariance for development within the Bluff Creek Corridor with a to locate the south access drive within the Bluff Creek primary zone, in conformance with the grading plans prepared by Anderson Johnson Associates, Inc., dated 02-02-07, subject to the following conditions: 1.The construction activities associated with the proposed project shall not conflict with the easement granted to MnDOT for its wetland mitigation project. 2.To mitigate for the impacts to the primary corridor, the applicant shall submit a plan for the restoration of areas adjacent to the Bluff Creek Corridor (including the drainageway along the north side of the substation and the area east of the bus/event entrance) with species consistent with the City’s Bluff Creek Watershed Natural Resources Management Plan.” C. Site Plan “The Chanhassen Planning Commission recommends that City Council approvethe with Variance for a three-story building for a High School campus including an approximately 406,000 square-foot building, athletic fields, concession building, stadium, storage/maintenance buildings and parking lots, plans prepared by Anderson Johnson Associates, Inc., dated 02-02-07, subject to the following conditions: 1.The developer shall add benches and tables to take advantage of the gathering areas, plazas and scenic overlooks. Bicycle parking pads and storage racks shall be provided on site. 2.The developer shall include angled visitor parking in the drop-off access west of the building entrance. 3.The building façade flood lights shall be deleted. 4.Pedestrian ramps shall be provided at all curbs where the sidewalks or trails connect. 5.The following mitigation measures shall be implemented by opening day of the school: Construct a traffic signal at the Lyman Boulevard/Lake Hazeltine Drive intersection. ? Modify the existing signal at the Lyman Boulevard/Audubon Road South intersection for ? the addition of a north leg to the intersection. Construct the following turn lanes: ? Approach Left Turn Lane Right Turn Lane Southbound Lyman Boulevard at North Bypass lane School Access Northbound Lyman Boulevard at North 200 feet School Access Westbound North School Access at Through lane becomes 300 feet Lyman Boulevard turn lane Chanhassen High School Planning Case 07-06 March 6, 2007 Page 25 Approach Left Turn Lane Right Turn Lane Southbound Lyman Boulevard at Lake 200 feet Hazeltine Drive Northbound Lyman Boulevard at Lake 200 feet Hazeltine Drive Eastbound Lake Hazeltine Drive at 100 feet Lyman Boulevard Westbound Lake Hazeltine Drive at 300 feet Build Lyman Boulevard through/right Eastbound Lyman Boulevard at Audubon 200 feet Road South Westbound Lyman Boulevard at 200 feet Audubon Road South Northbound Audubon Road South at Build to add through Lyman Boulevard lane Southbound Audubon Road South at 200 feet Build Lyman Boulevard through/right 6.Building Official Conditions: a.The buildings must be protected with automatic fire sprinkler systems. b.The building plans must be prepared and signed by design professionals licensed in the State of Minnesota. c.Building permits are required for all structures (including, but not limited to, storage buildings, concession stands, bleachers, retaining walls). d.Retaining wall plans must be prepared and signed by a structural engineer licensed in the State of Minnesota. 7.Fire Marshal Conditions: a.A 10-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, shrubs, bushes, Xcel Energy, Qwest, cable TV and transformer boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1. b.Fire apparatus access roads and water supply for fire protection is required to be installed. Such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternate methods of protection are provided. c.Fire apparatus access roads shall be designed and maintained to support the imposed load of fire apparatus and shall be serviced so as to provide all-weather driving capabilities. Pursuant to Minnesota State Fire Code Section 503.2.3. Chanhassen High School Planning Case 07-06 March 6, 2007 Page 26 d.Yellow curbing and “No Parking Fire Lane” signs will be required. Contact Chanhassen Fire Marshal for exact location of yellow curbing and locations of signs to be installed. e.No burning permits shall be issued for trees to be removed. Trees and shrubs must either be removed from site or chipped. f.Submit radius turn designs to City Engineer and Chanhassen Fire Marshal for review and approval. Pursuant to Minnesota State Fire Code Section 503.2.4. 8.Forester Conditions: a.Increase plantings for parking lot area in order to meet ordinance requirement of 156 trees. b.Replace Black Hills spruce seedlings with white spruce. c.Existing trees to be preserved shall be protected. Fencing shall be installed around trees prior to grading. d.Understory seedlings shall be located among overstory deciduous trees. e.The applicant shall increase the quantity of seedlings planted in each grouping. f.All deciduous seedlings shall be protected by tree tubes. Tubes shall be monitored and removed at the appropriate time. All tubes shall be fitted with protective bird netting. g.All ash trees shall be replaced by an alternative species. h.The applicant shall meet minimum requirements for buffer yard plantings along the east property line. Native shrubs and vines shall be incorporated into the landscape in addition to trees. i.The columnar Norway maple shall be replaced with a different columnar tree such as Armstrong red maple, Autumn Spire red maple or even an ornamental species. 9.Engineer Conditions: a.The applicant must obtain permits from Carver County to construct the accesses to Lyman Boulevard. b.ISD 112 must obtain the necessary easement from the City of Chaska to construct the access through the substation property. c.Spot elevations must be shown between the wetland/wetland mitigation and Lyman Boulevard to ensure that the road is not flooded during the 100-year event. Chanhassen High School Planning Case 07-06 March 6, 2007 Page 27 d.Additional ponding is required so that runoff from the entire future width of Lyman Boulevard will be treated in the ponds. e.Hydrology to the wetland/wetland mitigation area north of the Lake Hazeltine access point must be maintained. f.The outlet for Storm Basin 2 should be relocated to prevent short circuiting. g.The development team should reexamine the proposed grades within the infield of softball field 1 to eliminate the low area between second base and the pitcher’s mound. h.Grading operations on adjacent properties must be approved by the property owner. i.Grading within the overhead electric and gas easement near the eastern access point must be approved by the appropriate private utilities. j.Identify all emergency overflow locations and elevations on the final grading plan. k.The final grading plan must show the linework for the storm sewer. l.Pond, drainage and utility easements are required over the ponds and wetlands. m.The developer must adjust the sanitary sewer manhole elevations according to City standard detail plates. n.The trunk sanitary sewer line must be televised before and after construction to determine if the high school construction has damaged the pipe. If the City televises this sanitary sewer before the high school construction mobilized, the developer will only be required to televise the line after construction is complete. o.The school district will be reimbursed $166,424.00 which is the cost difference between the 18-inch trunk and 10-inch lateral watermain. p.Trunk water fees must be paid with the building permit based on the City Water Access Charge in effect at the time the building permit is issued. q.The hydrant locations along Lyman Boulevard must be adjusted so that the hydrants do not lie within the high water level of the adjacent ponds. r.Based on the proposed utility plan, an irrigation meter is required. s.The utility plan must show the existing trunk sanitary sewer, existing overhead utilities and existing gas pipelines. t.Mylar and digital as-builts for the pond grading and utilities must be submitted in Carver County coordinates. Chanhassen High School Planning Case 07-06 March 6, 2007 Page 28 10.Water Resources Coordinator Conditions: a.Wetland replacement shall occur in a manner compliant with the project’s Wetland Alteration Permit, Chanhassen City Code and the Minnesota Wetland Conservation Act (MR 8420). b.The project shall comply with the conditions of its Conditional Use Permit for Development within the Bluff Creek Overlay District. c.The Storm Water Pollution Prevention Plan (SWPPP) including all information required by the NPDES Construction Site Permit shall be located at the job trailer. d.Stable emergency overflows shall be provided for the proposed ponds on site. The emergency overflows shall be clearly labeled on the plan and a detail is needed. The emergency overflows can be stabilized with a turf re-enforcement mat or fabric and riprap. e.The plan shall include detailed specifications for temporary stabilization of the site. The timing of stabilization will vary depending upon slope and if it is a concentrated flow area. The rate of mulch application shall also be included on the plans (2 tons per acre, disc anchored). f.All riprap/fabric at the flared end section shall be installed within 24 hours of flared end section installation. g.Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Type of Slope Time (Maximum time an area can Steeper than 3:1 7 days remain open when the area 10:1 to 3:1 14 days is not actively being worked.) Flatter than 10:1 21 days These areas include constructed storm water management pond side slopes, and any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems that discharge to a surface water. h.Silt fence that is not placed on the contour shall have J-Hooks or rock every 50 to 75 feet. i.Temporary sediment basins shall be constructed prior to disturbing upslope areas. The areas of temporary sediment basins shall be labeled on the plan. A temporary and/or permanent sediment pond shall be constructed at the locations of the outlets for Flared End Sections (FES) 7 and 8. This shall be installed prior to grading and then used as a temporary sediment pond prior to discharging the runoff into the wetland. If it is used as a temporary pond, it should stay in place until all turf is established. Temporary outlet Chanhassen High School Planning Case 07-06 March 6, 2007 Page 29 structures (e.g., a perforated riser and rock cone) shall be provided for the ponds; details should be provided. j.Contractors and their subcontractors shall receive approval of proposed dewatering methods from the City’s project inspector or erosion and sediment control inspector prior to conducting any and all dewatering on-site. k.Wimco inlet controls or similar shall be used to protect all storm sewer inlets. l.The plans shall be revised to include Chanhassen’s standard details for erosion and sediment control (i.e., Details 3102, 3104, 3107, 3108, 3109, 5300, 5301, 5302, 5302A). m.The plans shall be revised to include a concrete washout area. n.Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as-needed. o.The applicant shall apply for and obtain permits from the appropriate regulatory agencies (i.e., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency) and comply with their conditions of approval.” D.Wetland “The Chanhassen Planning Commission recommends that City Council approve the Alteration Permit for the grading and filling of wetlands on the site of the Chanhassen High School, plans prepared by Pinnacle Engineering, dated February 9, 2007, subject to the following conditions: 1.A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) shall be maintained around all Ag/Urban wetlands. All wetlands and wetland buffer areas shall be protected by silt fence during grading. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City’s wetland ordinance. The applicant shall install wetland buffer edge signs, under the direction of City staff, before construction begins and shall pay the City $20 per sign. All structures shall maintain a setback of at least 40 feet from the wetland buffer edge. The wetland buffer setback shall be shown on the plans. 2.Wetland replacement shall occur in a manner consistent with Chanhassen City Code and the Minnesota Wetland Conservation Act (MR 8420). 3.The applicant shall provide additional information as to how the vegetative communities and hydrology for Wetlands C and D will be re-established. 4.A five-year wetland replacement monitoring plan shall be submitted. The replacement monitoring plan shall include a detailed management plan for invasive non-native species, particularly purple loosestrife and reed canary grass. The plans shall show fixed photo monitoring points for the replacement wetland. The applicant shall provide proof of recording of a Declaration of Restrictions and Covenants for Replacement Wetland. Chanhassen High School Planning Case 07-06 March 6, 2007 Page 30 5.The applicant shall submit a letter of credit equal to 110% of the cost of the wetland creation (including grading and seeding) to ensure the design standards for the replacement wetland are met. The letter of credit shall be effective for no less than five years from the date of final approval. The applicant shall submit a cost estimate for wetland creation (including grading and seeding) so the City can calculate the amount of the wetland creation letter of credit.” ATTACHMENTS 1.Findings of Fact and Recommendation 2.Development Review Application 3.Letter from Jay R. Pomeroy to Bob Generous dated January 31, 2007 4.Chanhassen High School Building Design Narrative dated January 15, 2007 5.Chanhassen High School Key Sheet and Exterior Color Scheme 6.Reduced Copy Site Reference Plan Sheet C0.0 7.Reduced Copies Grading and Drainage Plans Sheets C3.1 – 3.4 8.Reduced Copy Site Retaining Wall Plan Sheet 3.5 9.Reduced Copies Utility Plan Sheets C4.1 – C4.4 10.Reduced Copy Erosion Control Plan Sheet C5.0 11.Reduced Copies Site Finishing Plan Sheets C6.1 – C 6.4 12.Reduced Copies Landscape Plan Sheets C7.1 – C7.4 13.Reduced Copies Floor Plan Sheets A101 – A103 14.Reduced Copy Building Elevation Sheet A301 15.Reduced Copies Electric Site Plan Sheets E010 and E011 16.Letter from Steven Von Bargen (Center Point Energy) to Robert Generous dated 2/15/07 17.Letter William Monk (City of Chaska) to Robert Generous dated 2/23/07 18.Site Profile 19.Public Hearing Notice and Mailing List g:\plan\2007 planning cases\07-06 chanhassen high school\staff report chanhassen high school.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION INRE: Application of Anderson-Johnson Associates, Inc. and Independent School District 112 for Rezoning from Agricultural Estate District, A2, and Planned Unit Development, PUD, to Office and Institutional District, 01; Site Plan approval with Variances for a High School campus including an approximately 406,000 square-foot, three-story building, athletic fields, concession building, stadium, storage/maintenance buildings and parking lots; Conditional Use Permit with Variances for development within the Bluff Creek Overlay District; and Wetland Alteration Permit for the grading and filling of wetlands on site. On March 6, 2007, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of Anderson-Johnson Associates, Inc. and Independent School District 112 for a High School Campus including rezoning, site plan review with variances, conditional use permit with variances and a wetland alteration permit. The Planning Commission conducted a public hearing on the proposed rezoning preceded by published and mailed notice. The Planning Commission heard testimony from all interested persons wishing to speak and now makes the following: FINDINGS OF FACT 1. The property is currently zoned A2, Agricultural Estate District, and PUD, Planned Unit Development. 2. The property is guided in the Land Use Plan for Office Institutional and Office/Industrial. 3. The legal description ofthe property is: see Exhibit A. 4. The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse affects of the proposed amendment. The six (6) affects and our findings regarding them are: a. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. b. The proposed use is compatible with the present and future land uses of the area. c. The proposed use conforms with all performance standards contained in the Zoning Ordinance contingent on approval of the variances. d. The proposed use will not tend to or actually depreciate the area in which it is proposed. e. The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. f. Traffic generation by the proposed use is within capabilities of streets serving the property. 1 5. Conditional Use Permit: a. The proposed project will not be detrimental to or enhance the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. b. The proposed project will be consistent with the objectives ofthe city's comprehensive plan and this chapter. c. The proposed project will be designed, constructed, operated and maintained so to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. d. The proposed project will not be hazardous or disturbing to existing or planned neighboring uses. e. The proposed project will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools; or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. f. The proposed project ill not create excessive requirements for public facilities and services and will not be detrimental to the economic welfare of the community. g. The proposed project will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, odors, rodents, or trash. h. The proposed project will have vehicular approaches to the property which do not create traffic congestion or interfere with traffic or surrounding public thoroughfares. 1. The proposed project will not result in the destruction, loss or damage of solar access, natural, scenic or historic features of major significance. J. The proposed project will be aesthetically compatible with the area. k. The proposed project will not depreciate surrounding property values. 1. The proposed project will meet standards prescribed for certain uses as provided in this article. 6. Site Plan Review: a. The proposed project is consistent with the elements and objectives of the city's development guides, including the comprehensive plan, official road mapping, and other plans that may be adopted; b. The proposed project is consistent with the site plan review requirements; 2 c. The proposed project preserves the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing or developing areas; d. The proposed project creates a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; e. The proposed project creates a functional and harmonious design for structures and site features, with special attention to the following: 1). An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; 2). The amount and location of open space and landscaping; 3). Materials, textures, colors and details of construction as an expression ofthe design concept and the compatibility of the same with adjacent and neighboring structures and uses; and 4). Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms oflocation and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. f. The proposed project protects adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses. 7. Variance (Bluff Creek Primary Zone Encroachment): a. That the literal enforcement of this chapter would cause an undue hardship. Undue hardship means that the property cannot be put to reasonable use because of its size, physical surroundings, shape or topography. Reasonable use includes a use made by a majority of comparable property within 500 feet of it. The intent of this provision is not to allow a proliferation of variances, but to recognize that there are pre-existing standards in this neighborhood. Variances that blend with these pre-existing standards without departing downward from them meet this criteria. Finding: The granting of the variance to encroach in to the Bluff Creek primary zone is unavoidable due to the configuration ofthe Audubon Road (C.S.A.H. 17) and Lyman Boulevard (C.S.A.H. 18) intersection and the access to the site. b. The conditions upon which a petition for a variance is based are not applicable, generally, to other property within the same zoning classification. 3 Finding: Entrance drives are generally not as proscribed as that for the High School site. The encroachment in to the primary zone is unavoidable. c. The purpose of the variation is not based upon a desire to increase the value or income potential of the parcel of land. Finding: The location of the entrance drive does not increase the value or income potential of the high school site. d. The alleged difficulty or hardship is not a self-created hardship. Finding: The hardship is not self created since the variance is unavoidable due to the configuration of the Audubon Road (C.S.A.H. 17) and Lyman Boulevard (C.S.A.H. 18) intersection and the access to the site. e. The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel is located. Finding: The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel is located. The project will create additional buffer zones and enhance the bluff creek corridor. f. The proposed variation will not impair an adequate supply oflight and air to adjacent property or substantially increase the congestion of the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. Finding: The variation will not impair an adequate supply oflight and air to adjacent property or substantially increase the congestion of the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. 8. Variance (Three Story): a. That the literal enforcement of this chapter would cause an undue hardship. Undue hardship means that the property cannot be put to reasonable use because of its size, physical surroundings, shape or topography. Reasonable use includes a use made by a majority of comparable property within 500 feet of it. The intent of this provision is not to allow a proliferation of variances, but to recognize that there are pre-existing standards in this neighborhood. Variances that blend with these pre-existing standards without departing downward from them meet this criteria. Finding: The need for a variance is due to the type and function of building as a school and the direction that the city provided the school to try to reduce site grading. The construction of a walkout type building is warranted. Normally, the lower, basement, level would not be included as a story. However because the lower floor elevation is more than 12 feet, it is by definition a story. b. The conditions upon which a petition for a variance is based are not applicable, generally, to other property within the same zoning classification. 4 Finding: The conditions upon which the variance is based are unique to the proposed development ofthe site for a high school. c. The purpose of the variation is not based upon a desire to increase the value or income potential of the parcel of land. Finding: The purpose of the variation is not based upon a desire to increase the value or income potential ofthe parcel, but to the utilization ofthe site in an efficient manner. d. The alleged difficulty or hardship is not a self-created hardship. Finding: The alleged difficulty or hardship is due to direction provided by the city. e. The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel is located. Finding: The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel is located. f. The proposed variation will not impair an adequate supply oflight and air to adjacent property or substantially increase the congestion of the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. Finding: The proposed variation will not impair an adequate supply oflight and air to adjacent property or substantially increase the congestion of the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. 9. The planning report #07-06 dated March 6, 2007, prepared by Robert Generous, et aI, is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the rezoning, conditional use permit with variance, site plan with variance and a wetland alteration permit for the Chanhassen High School Campus. ADOPTED by the Chanhassen Planning Commission this 6th day of March, 2007. CHANHASSEN PLANNING COMMISSION BY: Its Chairman ATTEST: Secretary 5 EXHIBIT A PROPERTY DESCRIPTION (Per Warranty Deed Document No. 148445) That part ofthe North Half ofthe Northwest Quarter of Section 22, Township 116 North, Range 23 West of the 5th Principal Meridian described as: Beginning at the north quarter corner of said Section 22, thence on an assumed bearing of North 89 degrees 05 minutes 35 seconds West, a distance of 969.75 feet along the north line of said Northwest Quarter, thence South 56 degrees 57 minutes 24 seconds West a distance of 1138.88 feet to the center line of County Road No. 117, thence South 32 degrees 02 minutes East a distance of 56.45 feet, thence Southeasterly 484.22 feet along a tangential curve to the right having a radius of3322.60 feet, thence South 23 degrees 41 minutes East a distance of241.78 feet to the south line of said North Half ofthe Northwest Quarter, thence South 89 degrees 06 minutes 46 seconds East a distance of 1570.38 feet along said south line of the North Half of the Northwest Quarter to the southeast corner thereof, thence North 0 degrees 30 minutes 30 seconds East a distance of 1326.84 feet along the east line of said Northeast Quarter to the point of beginning, according to the Government Survey thereof. Outlot B, CHANHASSEN BUSINESS CENTER, according to the recorded plat thereof. That part of the South Half of the Northwest Quarter of Section 22, Township 116, Range 23, lying easterly of the centerline of County Road 117 (Excelsior and Shakopee Road) and that part of the Southwest Quarter of the Northeast Quarter of said Section 22 lying westerly of a line running from a point on the south line of said Southwest Quarter of the Northeast Quarter distant 660.00 feet east of the southwest corner thereof to a point on the north line of said Southwest Quarter of the Northeast Quarter distant 330.00 feet east ofthe northwest corner thereof. Less and except the following described tract: That part ofthe Southeast Quarter ofthe Northwest Quarter of Section 22, Township 116, Range 23, Carver County, Minnesota, described as follows: Commencing at the southeast comer of the Northeast Quarter of said Section 22, thence South 89 degrees 57 minutes 53 seconds West, assumed bearing, 2649.54 feet along the south line of said Northeast Quarter to the southeast comer of said Southeast Quarter ofthe Northwest Quarter of Section 22, said point also being the point of beginning of the tract to be described, thence continuing South 89 degrees 57 minutes 53 seconds West 499.83 feet along said south line, thence northwesterly 247.29 feet along the center of a public roadway on a non-tangential curve concave to the northeast with a radius of954.93 feet through a central angle of 14 degrees 50 minutes 14 seconds, chord bearing North 72 degrees 54 minutes 36 seconds West 246.59 feet, thence North 00 degrees 24 minutes 57 seconds West 592.50; thence North 89 degrees 35 minutes 03 seconds East 377.00 feet; thence South 71 degrees 53 minutes 06 seconds East 377.58 feet to a point on the east line of said Southeast Quarter ofthe Northwest Quarter, thence South 00 degrees 24 minutes 57 seconds East 550.00feet along said east line to the point of beginning. Subject to a public roadway easement on the south side thereof and a power line easement on the east side thereof. Subject to other easements, reservations or restrictions, if any. Subject to a public 6 roadway easement along the south side thereof and other easements, reservations or restrictions of record. Subject to an easement for utilities and ingress and egress, being 40 feet in width, lying 20 feet on each side of the following described centerline: Commencing at the southwest comer of the above-described tract; thence North 00 degrees 24 minutes 57 seconds West 321.50 feet along the west line thereofto the point of beginning ofthe centerline to be described; thence North 76 degrees 30 minutes 00 seconds West 45.00 feet; thence southwesterly 46.69 feet along a tangential curve concave to the southeast with radius of 50.00 feet through a central angle of 53 degrees 30 minutes 00 seconds; thence South 50 degrees 00 minutes 00 seconds West 224.89 feet tangent to said curve to a point on the center of a public roadway and said centerline there terminating. It is intended to extend or shorten the side lines of said easement so as to terminate at said centerline of the public roadway and at the west line of land described as follows: That part ofthe Southeast Quarter ofthe Northwest Quarter of Section 22, Township 116, Range 23, Carver County, Minnesota, described as follows: Commencing at the southeast comer of the Northeast Quarter of said Section 22, thence South 89 degrees 57 minutes 53 seconds West, assumed bearing, 2649.54 feet along the south line of said Northeast Quarter to the southeast comer of said Southeast Quarter of the Northwest Quarter of Section 22, said point also being the point of beginning of the tract to be described; thence continuing South 89 degrees 57 minutes 53 seconds West 499.83 feet along said south line; thence northwesterly 247.29 feet along the center of a public roadway on a non-tangential curve concave to the northeast with a radius of 954.93 feet through a central angle of 14 degrees 50 minutes 14 seconds, chord bearing North 72 degrees 54 minutes 36 seconds West 246.59 feet; thence North 00 degrees 24 minutes 57 seconds West 592.50 feet; thence North 89 degrees 35 minutes 03 seconds East 377.00 feet; thence South 71 degrees 53 minutes 06 seconds East 377.58 feet to a point on the east line of said Southeast Quarter ofthe Northwest Quarter; thence South 00 degrees 24 minutes 57 seconds East 550.00 feet along said east line to the point of beginning. 7 Planning Case No. 0 l - a <.0 CITY OF CHANHASSEN 7700 Market Boulevard - P.O. Box 147 Chanhassen, MN 55317 - (952) 227-1100 CITY OF CHANHASSEN RECEIVED DEVELOPMENT REVIEW APPLICATION FEB 0 2 2007 PLEASE PRINT Applicant Name and Address: Anderson-Johnson Associates. Inc. 7~7~ ~nlrl~n V~ll~y Rn~rl. #?nn M;nneapol;~, MN ~~4?7 Contact: Jav Pomerov. LLA Phone: 763-544-7129 Fax: 763-544-0531 Email: .;oomerov@a;ainc.net CHANHASSEN PLANNING DEPT Owner Name and Address: Chaska Area Schools - ISD #11? l' D~;;l\fey Road rha~k~ MN ~~~'R Contact: . Steve Pumper Phone:952-556-6261 Fax: 952-556-6269 Email: oumoers@distri ct112. org NOTE: Consultation with City staff is reauired prior to submittal, including review of development plans Comprehensive Plan Amendment Temporary Sales Permit x Conditional Use Permit (CUP) Vacation of Right-of-Way/Easements (VAC) Interim Use Permit (IUP) x Variance (VAR) Non-conforming Use Permit x Wetland Alteration Permit (WAP) Planned Unit Development* Zoning Appeal x Rezoning Zoning Ordinance Amendment Sign Permits Sign Plan Review X Notification Sign - $200 (City to install and remove) x Site Plan Review (SPR)* X Escrow for Filing Fees/Attorney Cost** - $50 CUP/SPRNACNARlWAP/Metes & Bounds - $450 Minor SUB TOTAL FEE $ Subdivision* An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant prior to the public hearing. *Sixteen (16) full-size folded copies of the plans must be submitted, including an 8%" X 11" reduced copy for each plan sheet along with a diaital COpy in TIFF-Group 4 (* .tif) format. **Escrow will be required for other applications through the development contract. Building material samples must be submitted with site plan reviews. NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application. SCANNED PROJECT NAME: New High School - Chanhassen LOCATION: Lvman Boulevard and Audubon Road LEGAL DESCRIPTION: See attachment TOTAL ACREAGE: 94.85 Acres WETLANDS PRESENT: X YES NO PRESENT ZONING: A-2 (Agricultural Estate District) REQUESTED ZONING: I-a PRESENT LAND USE DESIGNATION: Offi ce I ndustr i a 1 or Pub 1 i c/ Semi -Pub 1 i c REQUESTED LAND USE DESIGNATION: REASON FOR REQUEST: See attached 1 etter This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within 15 business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within 15 business days of application. This is to certify that I am making application for the described action by the City and that I am responsible for complying with all City requirements with regard to this request. This application should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. 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. The documents and information I have submitted are true and correct to the best of my knowledge. ~tr) ~ ~~ Signature of Fee Owner Feb. 2. 2007 Date Feb. 2. 2007 Date G:\pLAN\forms\Development Review Application.DOC Rev. 12/05 SCANNED January 31,2007 ANDERSON - JOHNSON. All~~~ ASSOCIATES, ~~~~ INC. LANDSCAPE ARCHITECTURE . SITE PLANNING . CIVIL ENGINEERING Mr. Bob Generous, Senior Planner City of Chanhassen 7700 Market Blvd PO Box 147 Chanhassen MN 55317 crrv 0;: CHANAAS~~NJ RECE/VEt!> FEa 0 2 20D? I'l\.l~.".l~~ ~:....,....ii. . ".;JJ ~ ",....,"'\ "'.."'" -- ru"'.....,...JIJ'_r"f RE: Development Review Application Proposed New High School- Chanhassen Chaska Public Schools - ISD 112 Dear Mr. Generous: On behalf oflndependent School District # 112 and Rozeboom Miller Architects, we are pleased to provide the enclosed information in support of the proposed New High School in Chanhassen. With this packet, we are applying for the following permits: Conditional Use Permit (CUP) Rezoning (from A2 to 0-1) Site Plan Review Variances Wetland Alteration Pennit As you know, the School District received approval for an Interim Use Permit (for early grading work) and received acceptance of the Environmental Assessment Worksheet (EA W) from the City of Chanhassen in December 2006. We understand that receipt of this application and supportive infonnation, and your detennination of the packet's completeness, will allow us to be on the March 6, 2007 Planning Commission agenda. General Proiect Description Existing Conditions The 94.8 acre parcel is bordered along its north side by the Twin Cities &Western Railroad; to its west and south by Lyman Blvd.; and Bluff Creek and its adjacent wetlands to the east. Chaska's electrical substation lies between the school's south property line and the intersection of Lyman Boulevard and Audubon Road. The majority ofthe property is cUlTently farmed for agricultural purposes with the highest point of the site and the steep grades along its east boundary are made up of native grasses and trees. A fairly significant wooded area lies along the south edge of the property. The old farm -homestead, with some remnants still remaining, lies in the southwest VALLEY SQUARE OFFICE CENTER . SUITE 200 . 7575 GOLDEN VALLEY ROAD . MINNEAPOLIS, MN 55427 PHONE (763) 544-7129 . FAX (763) 544-0531 SCANNED corner of the site just opposite Hazeltine Lake Drive. Existing wetlands predominantly lie along the east edge of the property with localized fingers extending at the north and south edges of the property toward the west. Approximately 25 acres of wetlands areas exist within the property limits. The topography of the property varies in elevation from 985 at the lowest point (east) to 1075 at the top of the grass bluffin the center ofthe site. Because the center of the site is at the highest elevation, drainage typically is directed toward the extents of the property eventually reaching either the bluff creek wetlands to the east or to the Lyman Boulevard ditch to the west and south. Drainage immediately south of the bluff will be carried to Bluff Creek via a fairly significant natural gorge immediately north of the electrical substation. Domestic water is available at the northwest the northeast corners of the site. A 12" water main extends approximately 200' south of the northeast property corner where it terminates. Water off the northwest corner of the property actually lies north of the railroad tracks and at the intersection of Lyman Boulevard and Galpin Boulevard. Sanitary (trunk) sewer is located along the length of the east property line and connects the neighborhood to the north to a point extending south of the Lyman Blvd. and Audubon Drive intersection. Proposed Site Improvements - Complete Build-out The new high school campus includes parking for approximately 1,000 cars, bus parking for approximately 30 buses and overflow and event parking for an additional 80 vehicles. Three entrance drives of Lyman Boulevard provide access to the school site. The south entrance drive is at the intersection of Lyman Boulevard and Audubon Road and will primarily support bus and event parking. The proposed entrance drive at the southwest corner of the site, at the intersection of Lyman Boulevard and Lake Hazeltine Drive, will serve for limited ingress/ egress. The entrance drive west of the school will serve as the primary/ main entrance for students, visitors and service deliveries. ' With the existence of the Magellan gas pipeline north of the school and north parking lot, the athletic facilities find themselves north of the pipeline easement. The exception to this is the proposed tennis courts and soccer fields which lie just south of the Magellan easement and are located northeast and northwest of the building, respectively. Softball and baseball facilities are located in the northwest quadrant of the site and are tucked between the gas main and railroad tracks. The running track and field stadium, which is aligned in a northwest-southeast direction will be carved into the hillside to allow the home bleachers to transition from an upper spectator plaza down to the field level. Home bleachers for I ,GOO spectators and visitor bleachers for 800 spectators are provided. Field events, including high jump, long/triple jump, pole vault, shotput, and discus are located along the east and southeast corners of the running track. Practice fields will be developed in the northeast quadrant of the site and tucked between the railroad tracks and existing wetland areas. We have met with Carver County regarding the potential upgrades of Lyman Boulevard. We understand that until there is a "Design and Construction Agreement"between Carver County and SCANNED the cities ofChanhassen and Chaska, fonnal design of Lyman Blvd. cannot take place. With that in mind and in an effort to anticipate the impacts of the Lyman Blvd. upgrades, we have provided a general layout for the proposed 4-lane roadway with turn-lanes into/ out of the school site. Bob, with this application we are providing the following infonnation: 1. Completed application - Development Review Application; 2. Fees will be submitted directly by ISD #112 as follows: a. Conditional Use Permit (CUP): $425 b. Rezoning (from A2 to 0-1): $500 c. Site Plan Review: $500 + $4,000 (see note below) d. Variances: $200 e. Wetland Alteration Pennit: $275 f. Notification Sign and Escrow: $850 3. Legal Description of property; 4. Plan Sheets (16 full-size sets folded, (1) 11 "xI7" copy and (1) 8.5"xll "); 5. Costs associated with the Trunk Water Main along Lyman Boulevard; 5. Colored renderings (6 copies); 6. Disk (PDF files of the Plan Sheets). We trust the enclosed information satisfies the City's requirements. If you have any questions or require additional or revised information, please do not hesitate to contact our office. Respectfully Submitted, ANDERSON-JOHNSON ASSOCIATES, INC. ~~",R. Jay R. Pomeroy, LLA Project Manager enclosure cc: Steve Pumper - Chaska Public Schools - ISD 112 Steve Miller - Rozeboom Miller Architects Mark Bosch - Bossardt Corporation \- ) SCANNED II R . M . A CHANHASSEN HIGH SCHOOL BUILDING DESIGN NARRATIVE JANUARY 15, 2007 BUILDING PLAN The new Chanhassen High School will be constructed for 2000 students, grades 9-12. The total area of the building is 405,000 which is about equal to the recently expanded Chaska High School. When completed, Independent School District 112 will have two high schools with a total district high school capacity of 4000 students. The building is designed with three distinct functional components - Academic, Performing Arts, and Physical Education/Athletic - composed around a central commons space that contains the primary public entrance, student dining, student support services, and building administration. The public entrance to the building and central commons faces west, toward Lyman Blvd., and will be visible from the north and central access drives. The southern access drive, entering the site from the Lyman/Audubon intersection, will be used on a daily basis exclusively for student bus access. The student bus entrance is on the east side of the building, also with access to the central student commons, directly opposite the main public entrance. This arrangement of entrances will enhance supervision and security of the main public spaces of the school. The Academic Wing of the building is accessed from the student commons and extends south. It is composed of four classroom areas, each sized for 500 students. Two of the 500 student classroom areas are on the 1st Floor Level and two are on the 2nd Floor Level. The Media Center is in the center of the Academic Wing, two stories in height, and accessible from both floor levels of student classroom space. The science classrooms are located on the south end of the Academic Wing, 6 per floor level, facing south, with a shared greenhouse on the 2nd floor level. On the lower floor level, below the Academic Wing, is a partial floor area containing the art classrooms and industrial technology classrooms. This walkout level is advantageous because it keeps these classrooms near the academic area, allows vehicular access from the to the shop areas, and access to the outdoor site areas from the art classrooms. The Performing Arts Wing of the building is also accessed from the student commons and extends to the northwest. This is a single story area that includes a 650 seat auditorium, a multi-purpose black box theater, and the music department comprised of three large rehearsal rooms and numerous support spaces, Also adjacent to the student commons on the north side is the food service, comprised of a full service preparation kitchen and large serving area capable of serving up to 600 students in each of three lunch periods. The Physical Education/Athletic area is in the northeast quadrant of the building, also accessed from the student commons. The student commons will serve as a lobby and concessions area for athletic events. The PE/Athletic area includes a main competition gymnasium with 2000 moveable bleacher seats, and three full sized basketball courts when the bleachers are not deployed. The area also includes three other multi-purpose gymnasium courts, a wrestling room, fitness room, weight room, locker rooms. The floor level of the courts is one story below the student commons area, so that the bleachers are top-loaded. A running track circles the Rn7",hnnm l\Aill",r Arrhit",r-tc: P~n'" 1 competition gymnasium at the commons level and also provides access to the bleachers. BUILDING EXTERIOR The building exterior was designed to be welcoming and expressive of the learning qualities of the school, using natural materials to create a sense of warmth and timelessness. The exterior building materials include two colors of brick and one color of cast stone. The two brick colors are composed horizontally to emphasize the connection to the geology of the natural site and to emphasize the walk-out level on the east side. The lighter colored cast stone is integrated as vertical planar accents at the significant architectural elements of the building: the entrance, the commons, the fly loft, the team resource areas, and the science wing. Natural light is essential to the learning environment. Windows are organized in a hierarchy of groupings and sizes from the punched openings at each classroom, to the large storefront windows in the team resource areas, to the clerestory windows and curtain walls that will flood the most common areas of the building with natural light and capture views of the natural wetland areas near the school. While the building is three stories in height, the mass of the building is embedded into the existing hillside, so that from the west the building will appear only two stories in height and from the east the final building height will be about one story higher than the elevation of the existing natural hillside. BUILDING SYSTEMS Exterior Construction: Typical Masonry Exterior Walls: Masonry cavity walls with 8"-12" CMU structural backup, 2" rigid insulation, 2" airspace and 4" masonry veneer, typical. Brick will have special patterns and/or blends. Brick to be modular size, wood-mold, sand-faced equal to Belden Brick. 4' thick architectural pre-cast panels integrally colored and sandblasted in lieu of brick veneer at up to 25% of wall surface, window sills, copings, etc. Metal Panel Walls: Aluminum Composite Panels equal to Alucobond. Gymnasium/Fly Loft Exterior Walls: Masonry cavity walls with 10" pre-cast concrete wall panel backup, with 2" rigid insulation, 2" airspace and 4" masonry veneer typical. Brick will have special patterns and/or blends. Brick to be modular size, wood- mold, sand-faced equal to Belden Brick. Interior precast wall surface to have sandblasted or acid etched texture and pattern of reveals at the Gymnasium. Walls to have a KalWall clerestory at the Gymnasium. Sheet metal flashing and trim (Fascia, Roof Edge, Spandrels): Prefinished sheet metal, metallic Kynar finish. Windows: Anodized aluminum, thermally broken, fixed and awning windows, with metallic Kynar paint and 1" low-E clear glass, equal to Wausau 3250T. Up to 25% of classroom exterior wall area, typical. Rn7",hnnm Mill"'r Arl'hit",l'tc: P~n'" ? Storefront/Entrance Framing/Curtain Wall: Anodized aluminum frame, thermally-broken, with metallic Kynar paint and 1" low-E clear glass, equal to Wausau Superwall 6250 SW with 2" frame width. Clerestory Windows at Commons Areas, Media Center, Main Corridors: Cast channel glazing equal to Profilit by Pilkington, with anodized aluminum frame, thermally broken; translucent areas will contain insulation. General Roofing System: 75% of area to be flat roofs: 4-ply ballasted built up roofing system, equal to Garland, 4" average depth poly-iso, tapered and flat rigid insulation. All roof slopes created with tapered insulation (not sloping structure) except at the gymnasium. 25% of area to be visible sloping roofs: standing seam metal roofing system. Interior Construction: Partitions: Masonry non-load bearing partitions, full height to underside of structure, at all interior and exterior classroom walls, public corridors and commons areas. Exposed face brick at commons and IMC areas. Burnished CMU at corridors. Painted CMU inside classrooms and at building service areas and service corridors. Abuse-resistant drywall on metal studs at party-walls between classrooms, office areas, and support areas within media center. Party walls between classrooms to be double 3-5/8" steel studs with 4" acoustic batt insulation. Drywall partitions full height to underside of structure. Special Wall Surfaces: The auditorium and auditorium/commons walls and ceilings will be clad in pre-finished wood veneer wall panels; lobby doors to the auditorium, control room and adjacent lobby walls will be clad in the same panels to match. The lobby support spaces will be clad in brick masonry to match adjacent exterior walls. Interior Windows & Doors: Hollow metal frames; full height sidelights at classroom doors; hollow metal windows typical at classrooms and offices; aluminum storefront system @ office, media center, and misc. openings into commons - spandrel glass where aluminum storefront meets structural elements. Doors: Assume Flush Panel Wood Doors throughout spaces unless noted otherwise. Assume Hollow Metal Doors and Frames at all service spaces. Glazing: 1" Insulating Glass w/low -e coating at exterior aluminum curtain wall/windows. Rn7phnnm l\Aillpr Ar~hitprtc: P<=lnp ~ _" clear float glass / spandrel at interior aluminum storefront systems, and _" clear float glass hollow metal systems. Stairs: Cast in place concrete stairs with terrazzo finish at monumental commons, media center stairs, lobby stair and auditorium steps; concrete-filled steel pan stairs at other building stairs, painted steel ship's ladders serving mechanical rooms and tech level @ auditorium. Railings: Stainless steel guardrails with glass intill panels typical. Casework: Plastic laminate casework w/ solid PVC edging, flush overlay style; heavy duty construction and hardware in classrooms; epoxy resin countertops at science labs and art rooms; hardwood edge at admin/reception desk. Stainless steel countertops at laundry room, training room, and 3d art room. Provide locks for all cabinets. Nurses Room to have all locks upper and lower cabinets. Athletic Equipment: Wall pads, basketball backstops, volleyball inserts, gymnasium divider curtains, scoreboards, wrestling mat hoist, pole vault pit with cover. Gymnasium Flooring: 3-station competition gym will be wood sports floor system; 3-station Phy. Ed. gym will be resilient sports flooring. Telescoping Bleacher Seating: (2000 seats at main gymnasium): Molded plastic seats on steel frame. Power assisted action. Irwin or Hussey. Lockers: Student hall lockers: Single tier, all welded, powder-coated steel, 5'-0"x 12" x 15" standard. Athletic lockers: Alternate Double -Tier and Five -Tier, all welded, expanded metal. Powder- coated steel, 6'-0"x 15" x 15" standard. Toilet Partitions: Provide stainless steel floor mounted toilet partitions. Food Service Equipment: Full service kitchen. See equipment list from food service consultant. New Proscenium Theatre: The new high school theater will be a 650 seat proscenium theatre that will support a wide variety of music, drama, and special events. The theater will include a full fly house with counterweight rigging and a gridiron for service access above the stage. Stage width and depth will support large musical theatre productions, and a full orchestra pit will be provided for the musicians. A system of catwalks and galleries will provide lighting and rigging access throughout the theatre. Rn7~hnnm I\lIill~r Ar~hit~rt~ P~n~ .1 Stage lighting fixtures will be located at catwalks and on box boom structures in front of and on either side of the stage. Circuits will be provided at these locations and will be wired to permanent dimmers. These dimmers will be remotely controlled by a portable lighting control console. There will also be smaller, user-friendly control panels installed at strategic locations for the control of houselights and work lights. The lighting of the audience will consist of dimmable quartz lighting with an emphasis on stairs, aisles and egress points. Specialty fixtures will be integrated into the interior design to accentuate architectural details. The auditorium lighting will be designed for maximum lamp life and ease of maintenance. Step lights and aisle lights will be utilized throughout the facility as necessary. Quartz floodlights will be provided for work lights on stage. The stage house will contain a counterweight fly system. The rigging will consist of approximately 30 line sets. A fire curtain will be provided at the proscenium opening as required by code. Masking curtains; including black legs, borders, and traveler curtains; will be provided for standard configurations within the stage area. A white "cyclorama" backdrop and black scrim will be included in the rigging package. The stage floor will be sprung and have a painted hardboard or edge grain pine surface. This floor surface will allow scenery to be secured when necessary and may be painted as desired for individual performances. Floor traps will be considered during the Design Development phase. The finish of the floor will be dark and have a low sheen. Lighting and audio control rooms with sliding glass windows will be developed at the rear of the auditorium. A temporary audio mix and lighting control position will also be accessible in the center of the house. Auxiliary control receptacle panels will also be provided throughout the facility to accommodate control consoles, automated lighting fixtures, special effects, etc. Follow spotlight locations will be developed in a dedicated area at the rear of the auditorium. Two metal halide follow spots will be included in the lighting inventory. A continental seating arrangement will be studied to provide maximum comfort and optimum sightlines. Wheelchair locations will be developed to meet ADA guidelines. Seat-end aisle lights will assure safe circulation throughout the auditorium. STRUCTURAL SYSTEMS Academic Wing And Commons: Cast in place reinforced concrete footings, foundations, retaining walls, and slabs on grade. Structural steel frame. Pre-cast concrete plank supported floor slabs with lightweight concrete topping. Steel bar joists and long-span joists with metal roof deck (acoustical deck where exposed). Gymnasium: Pre-cast concrete structural tilt-up wall panels, with masonry veneer. Cast in place reinforced concrete footings, foundations, retaining walls, and slabs on grade. Drain tile below slab and at perimeter footings & under gymnasium floors Rn7~hnnm l\IIill~r Arrhit~rt<::. P::ln~ t; Load-bearing masonry with pre-cast concrete plank supported floor slabs at locker rooms and mechanical areas. Long-span steel bar joists and metal roof deck (acoustical deck where exposed) Auditorium: Cast in place reinforced concrete footings, foundations, retaining walls, and slabs on grade. Structural steel column and beam frame at fly-loft with a combination of CMU and metal stud wall intil!. Steel bar joists and long-span joists with metal roof deck (acoustical deck where exposed). Auditorium will be a large volume with a visible sloping roof. Metal catwalks hung from roof. Mech. Penthouses: Steel frame, with steel studs and metal panel walls, supporting Pre-cast concrete plank floor slabs with concrete topping and Steel bar joists with metal deck. Rn7~hnnm MiII~r Ar('hit~r-tc:: P::ln~R Key: <IJ Architectural Precast Travertine Texture As Cast Finish <IJ Alum. Curtain Wall Extra Dark/Dark Bronze q] Face Brick MT Shadow Velour ~ Face Brick Coppertone Velour QJ Prefinished Metal Panel Charcoal Gray Chant [ I l [ II Rozeboom Miller Architects, Inc. R.M.A CHANHASSEN HIGH SCHOOL Chanhassen High School West Elevation: )nze [; ~ s . ". ... ,~.~.:, .. . "" "?'1 2 5 i , ~Iour ~Iour 'anel EXTERIOR COLOR SCHEME FEBRUARY 16, 2007 )L G CenterPoint@ Energy RECEIVED FEB 2 0 2007 CITY OF CHANHASSEN 700 West Linden Avenue PO Box 1165 Minneapolis, MN 55440-1165 February 15, 2007 Robert Generous Senior Planner City of Chanhassen 690 City Center Drive, P.O. Box 147 Chanhassen, MN. 55317 RE: Planning Case 07-06 Chanhassen High School Dear Mr. Generous: Referencing the proposed high school, CenterPoint Energy, a division of CenterPoint Energy Resources Corp., owns and operates a 6-inch diameter natural gas pipeline located in an easement on the east end of the property. The first easement number 1960-84, was recorded October 28, 1960 in Book 61 of Deeds on page 490. The second easement number 1960-92, was recorded October 28, 1960 in Book 61 of Deeds on page 499-500, Carver County, Minnesota. CenterPoint Energy's pipelines are operated and maintained in accordance with the Code of Federal Regulations, Part 192, Title 49, "Transportation of Natural and Other Gasses by Pipeline: Minimum Federal Safety Standards. No grading or other earth movement will be allowed in the easement unless other arrangements have been made with CenterPoint Energy. Enclosed is a copy of the "Guidelines for Construction and/or Encroachment Within Gas Pipeline Easements" to aid in any design before approval by CenterPoint Energy. The reduced set of plans that were sent cannot be read. Please forward a large set of plans for review and approval to me at the address below. Our engineering staff will review and make necessary changes to safely maintain the pipeline. Respectfully, CENTERPOINT ENERGY j:t- /it~ Steven Von Bargen Right-of-Way Administrator P.O. Box 1165 Mpls., MN. 55440-1165 pc: Andrew Balgobin, Administration Engineer Dale Sodahl, Design Technician Cherie Monson, Sales Consultant CENTERPOINT ENERGY RESOURCES CORP., D.B.A. CENTERPOINT ENERGY MINNESOTA GAS GUIDELINES FOR CONSTRUCTION AND/OR ENCROACHMENT WITHIN GAS PIPELINE EASEMENTS The following are general requirements only. Center Point Energy must inspect the area and review construction plans. Final construction plans must be reviewed and approved. in writing. by Center Point Energy Engineering prior HUhe start of any construction within CenterPoint Energy's easement. Grading and utility plans showing CenterPoint Energy's approval must be on site and available to Center Point Energy personnel during construction within the easement. . 1. Soil shall not be removed or placed in a manner that will result in earth or pavement cover over the pipeline of less than three feet or more than five feet unless otherwise approved. A level area of not less than six feet on each side of the pipeline shall be maintained at all times. Slope beyond 6' from the pipeline shall not be steeper than 4 to 1. unless otherwise agreed. Any amount of cut or fill, within the 4 to 1 slope area, shall increase the width of the level area on each side of the pipeline by that same footage of cut or fill. Blasting in the vicinity of any pipeline requires review and written approval by a CenterPoint Energy engineer prior to start. The pipeline must be fully accessible at all times before, during, and after the construction. 2. Landscaping over and within ten feet on each side of the pipeline is restricted to grass cover only. Beyond ten feet on each side of the pipeline, upright plantings are restricted to, and shall not exceed an eventual growth height of six (6) feet. No trees shall be planted or remain within the easement. Any trees, removed by Center Point Energy from within the easement, while performing maintenance activities shall not be replaced by CenterPoint Energy or the current owner, their successors or assigns. 3. Any buried utility line installed across the in-place pipeline shall be placed below the pipeline with no less than one foot of vertical separation, padded with well compacted (95% Standard Procter) and cross at an angle between 45 degrees and 90 degrees from the pipeline unless otherwise approved. 4. With prior CenterPoint Energy approval by a Senior Engineer or Right of Way Administrator, parking lots, perpendicular driveways or roadways of portland cement concrete or asphaltic concrete (or similar materials) may be placed within the easement, but shall be limited in width when crossing the easement to minimize the interference with or access to the pipeline for inspection and maintenance. Any contractor equipment movement over the pipeline shall only be at an angle greater than 45 degrees to the pipeline, and must be on a constructed haul road composed of well-graded gravel, 3 feet thick, for a minimum distance of ten feet on each side of the pipeline Permanent structures including, but not limited to, buildings, signs, screen walls, decks, tennis courts. and swimming pools are not allowed under any circumstances within the easement. Installations including, but not limited to, retaining walls and fences crossing the pipeline require approval by the Center Point Energy Senior Engineer or the Right of Way Administrator, before construction. All fences crossing the pipeline must have a 10-foot wide gate centered over the pipeline. All fences installed parallel with the pipeline will maintain a minimum of 10 feet of separation from the pipeline. 5. Once CenterPoint Energy and the Owner, Developer or Contractor have reached an agreement, CenterPoint Energy shall be given at least two working days advance notice of planned construction activity so arrangements can be made for Center Point Energy Personnel to monitor the construction. CenterPoint Energy will locate and stake the pipeline, but will not assume responsibility to expose or backfill the pipeline or to determine the actual elevation of the in-place pipeline. Excavation to expose the pipeline shall be parallel to the pipeline. Center Point Energy Personnel must be present during this excavation. Backfill must be free of rocks and shall be compacted to 95% Standard Procter. 6. Any subsequent damage or removals caused by Center Point Energy in the exercise of its easements rights, of any and all of those certain foreign constructions (landscaping, driveway, roadway, utility lines, etc.) which may be permitted within the easement area, will be permanently repaired or replaced at the owner's or contractor's (not Center Point Energy's) expense. 7. In accordance with Federal Department of Transportation Codes, Center Point Energy must place markers over transmission pipelines. These markers will be placed at all road crossings, in back of curb or at property line, at changes of direction and periodically along the pipeline. All natural gas transmission line locating markers placed by Center Point Energy will not be removed. If you have any questions call 612.321.5426 or 612.321.5381. January 20, 2005 February 23, 2007 Chaska Mr. Robert Generous Chanhassen Senior Planner 7700 Market Boulevard Box 147 Chanhassen, Mn. 55317 REceiVED FE82 6 Z007 CITY OF CHANHASSEN RE: Planning Case 07-06 Chanhassen High School Dear Bobf The City of Chaska would offer the following two comments to the site plans submitted for the Chanhassen High School: 1. The traffic improvements outlined in the High School EAW dated 11-03-06 should be considered the minimum required to be in place prior to the opening of the school. Said improvements modify the existing street system and are viewed as meeting short-term needs. Reconstructing the portion of Lyman Boulevard impacted by the High School to its ultimate section, as presently being discussed by Chanhassen, Chaska, and Carver County, provides a permanent access solution and is preferable from a traffic flow, safety, and economic viewpoint. 2. Chaska is working with the School District on modifications to its electric substation that will be necessary to allow transfer of the easements to accommodate the access drives to the school and realignment of the entrance drive to the substation. Chaska foresees no problems in resolving these details and furnishing the required easements. If you should have any questions about these comments, please feel free to contact me at your convenience. Sincerely, William Monk City Engineer WM:ms cc: Dave Pokorney, Kevin Ringwald, and Steve Wilker - City of Chaska City Of Chaska Minnesota One City Hall Plaza 55318-1962 Phone 952/448-9200 Fax 952/448-9300 l:: Q) 1Il- III 0 roO J::J:: l:: U roW J::J:: Uc> ~I Q) z . ti .5 ~ tJ~", ~z!l~~ "fiG)~N~ c <E~N('2; ~H~~ ~~~~~ ~;; =a~ "", c N C {l ~ "216 ",0 >a: ~C ::10 0.0 m::l C'" "'.it ~'" --,C '" ~~~~~s~~~~~~~~~~~g~g~~~~ ~o~oom~m~~mmmOmmOmGGGGGG , 1l ~ .... 0-0 ~ .! ~ ~ ~';. ~~~ ~~g:g~~ C>N~~U'; ~~~:s:_~~ J::oCl)~......"" 1~ H~ 0.... " ~:e .~ ~ :::;: <( ~o~o~o~o~o~o~o~o~ono~o~o mG~~GG~~..~MNN__ooommm~~ moommmmmommmmmoommcmCGGG \ 19 ,'<+ '-:~ !i L\ , 'I 1,:i,,,t,,LL,I.!:, ~o~o~o~o~o~o~o~o~o~o~o~o cm~~~~~~~.MMNN__OOmmGG~~ mmoooommoommmmmmmOCGGGGC ~ b ~ ~ g II ~ 0 ,..; "' W ...J U. o 0:: a.. W ?- m m I- Z LU ::;: ::::l U o C z o i= u ::::l a: ?- m z o u . >< W l; ~ ~ w !;( c ~ i555~=~~ii~~~~;;ig~!::55 !'o -r.'? U~ Lj 11 ,I II ,I :1 : ;"~ i ~ ',j 1 ~o~o~o~o~o~o~o~o~o~o~o~o mm~~~~~~..MMNN__OOmmmG~~ mmmmmmmmmmmmmmooomGGGGCC CITY OF CHANHASSEN AFFIDA VIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on February 22, 2007, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public Hearing for Chanhassen High School- Planning Case 07-06 to the persons named on attached Exhibit "A", by enclosing a copy of said notice in an envelope addressed to such owner, and depositing the envelopes addressed to all such owners in the United States mail with postage fully prepaid thereon; that the names and addresses of such owners were those appearing as such by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate records. ~ Subscribed and sworn to before me this ~'hay Of+R 1 ru '0 , (f-' 2007. ~.~~ ' LAV\ \ . J-l~,,- Nota ublic tn C :;::: a> a> :2: tn5 c.- .- 1Il ... 1Il CO._ a> E :J:E .2 0 ::CO ~tn D..c -'c o c a> co 0- :;:::0.. o c Za> 1Il 1Il co J:: C co J:: o tn C :;::: a> a> :2: c tno c'- ._ 1Il :u.~ a> E :J:E .2 0 ::cO ~tn D..C -c o c a> co 0- .- 0.. - o C za> 1Il 1Il co J:: C co J:: o c .8 >- ~ Q) Ol-g~ C/) __ ..c .0 c .0>- t ~ ~o- Ol C/) C/) 0 c mm <1l Ol - ..c "0 C/) '>- 'S: Ol = '0 ~ C/) > --.....Ctl C/) > C/) OlmCl> o ~ > :JoOl :J Ol :J.o:JcE..c>~ c c"O "0 ~~- U U C/) ooc~t--m~ ia', ,~@ -1 @ Ctl Ol::= Ol :6 ffi >- co E '1:: ~.8 .8 t- E .gJ Co -=- 0 C/) :J .~ ~ 'e t5 c 0. = U c !: Ol ~ _ Cll .~ ~ -0 ~ ~ ~ ~ ~ g,E ~ ~ ~ e .~ g> S ~ ~ 'E ~ '8- ~:; Qi Q) Q) .2: ::: Ctl 0 ,.... <3 C1i..... -- () ~ a. ..!!l 15 ..c 0 Ctl -g -- U E > I:: .r:. .r:. co ~"O (/) 0 ,S ~ 0 E Ol .. 0 Ol g E Ol (0 U -E C/) 0 Ol Cll 0 ; ~~mroS~~~ oco..cC/)o...c.oE E 9~Ctlo~~~~~ ..l<: > '" G .- c .- ~ -_ g- e - :J 0 I'-- Ctl ..c -- a. > CI> ~~""'oC/)_"OOl ~0_0l__0.1::0.() Ol oOluOloo-'OE ."tJ Ctl 0. Ol ~ c ..c -- :J C C/) 0 Ol ..c c: 0.'6 C/)o U 0. oS _Cll I:: E 0:2: a. U Ctl - ;S .!Q a. ~ Ol Ol C/)..c Ol -- Ctl .~ <(I::z...... _ COlc..cc--..c Ol -"""OOl-",CI>0 a. Q) 0 Ctl W U 0 0 Ol'- - -.....:0 - ~ I:: = 0 .- .- o :S 0 1::';: (/) I:: ..c ..l<: 41 I:: I:: Ol'~ ..... ~ E "0 E.. ~ ~ 3 13 0 ~ - a; ~ ocl'--CtlCtl(/) _Ol"tJ~~EoOo.ol:: Ol--L~O:JOl=~~- ..01'---> C/):JOl'iiiCtl--Ol=~c~Ctl .oCtlOl..........o>CtloCl>E I'--gC/)~..c~2g~41~'O..cEOlOl"O"O C/)Ol~O'Ol>-Ctlw~^E ---.....Ol--~Ctl ~~ 0 ~C/)OlOl 1::00C/)C/)c.......c Cll- Ctl -g Ol ::: .~ Z '0 -0 = t .2 0 g, ~ .: ~.~ C/) Ctl ~ ~:c ~ -: 0 .... ~ 00 I'-- ~ .0 ~ ~ 0 Co :J > ::0 ~ .- -- > a. Ol .Q 0. I:: - .0 ,.... -- Ol ::: ;> o Q) E _::: ~ C/) > co ~ :J I:: :;..c 0 ~ U Ol.g E '5 _ Ct) s .S m U ~ ~"tJCtlg>~o~~_41O'CtlO~I::~.....~ ..c~~OCtl~am~CllS ~..c_Ol :J0.r:.~__ -Ctl>Ol -->.0 _ _I:: to.!:() 5~ I 01:: oen~..c C/) .0 -..... Ol Ol2 Ol Ctl'fiir-.:. Ol Ol Cll 0 ..cC-NOl:::C/)coOlO--Olu~OlCCtl~ Olu~OlEN..cE~t-~~ U g! g Ol C/) E c c ~!! '0 6- Ol -- .6, ~ C/) Co -= C/) Ol ..cCtl c Ol C}l .!Q Ol Cll ii: CoQ)Q):J~~03..coCtl"OgOlOl~O) =cOlu.8~co>-N:::E~~ :2:.r:.o.....-~~Ec<1lC/).....o.~::=O'Ol..c~ .....CtlOl.o~ .....o_Cll _~()E ~ c c:3'~E 0_C/) C/) Co ~ g-E U ec o...c E C/)O'>.Efo'en coS >-- --OOo.....-ocO'c-Ol= E=aCtl~uo:J~cOlC/)oo CtlmCtlC/)~~C/)oCtls:;CtlE..cs~o-gOl~~~C/)e Olu-ECll- ~~I~~Ctl""''''''Ol..cO&o.g~gWf-()~E:J~I'.8Ol~ESEC''' --- t.....u --- o~ c E- -0 ~ os :f' g ~ ~ -g 0 'fii ~ ~ 8:,g.g . >- Ol ~ Ol ,g 0 -6 0 C '5 f-5()~()<(<(Z~<I-CtlCtlo.""'NM~ ~E s~o.UCtl()O~ Cti E i= ~ Cll - m C 1IlC) C C Cll._ 0.- ~Cll m Cll ~:: _Cll m~ ~- 3:10 ~.. CI>.!!l c c o Cll ;E lfi E ~ 0 00 .;..; c m o 8 ~ iU III o ~ o ... 0. >-c ~.2 Cll_ ~m 00 ... 0 0.-1 c o ; m o o -1 c .8 >- Cll _ 03 Ol-g~ _ ..c .0 ~ ~~ ~ ~ ..c0-- C/) C/) C/) 0 -- mm <1l Ol -- ..c "0 Ol.s;'~ C = '0 ~ ~ S '5oCtl ~ C/)CEOlmCl> g g"O "0 ~~~ u ~ ~ 5~~~tE~~ ia'. .~ @-1CCtlOl=OlC/)ffi__>-coE'ECtlOCllI- E .gJ Co - 0 Ctl :J 'Q) ~ ~ ~ a. -- C ~ g- -;;.0 Cll ~c >~O ~ g,~~ t~ C - -E'~Ol:::"O~~~ .!: gJ -0 ..c > ~ ~ E ..c'~ .Q Ol c ~ E Ol a. == - ~ ~~.2::::CtlO,....() C1i~E() ~[.~ ~ EOCtl-gE8E~C .r:..r:.co~"O(/)O~ ~OEOl~C/)OOl._~-E Ol (Ou-EC/)OOlCllO; ",---c ~ -co..c- OOl --"O-.oCll :c 15 ~ Ctl> Ctl ~ W .=:: 0 a. o...c.o E E . C/) Ctl 0 >-.-'- m Cll ~~~ G'- c-~~Olo--:J I'--Ctl..c--o.>1Il E Q).....oC/)_"OOl -g--Ol--.....CO'()O Ol oOl~Oloo-,o .~Ctl.....Ol....c..c .'-:J C/)o. ..c........^ .....~Cll E ~ 00::: a. .... Ctl :c_- .!Q COOl _ c 0.'0 0 U a. _ _ C .0"::: o.ucZ':: g-~ OlOl C/)..c Ol Ol Ctl -""', 0 Ol-... CI> 0 a. ~ 0 <( Ctl w cS 0 '0 Ol'- :R.S E c - E ..... :0 u ~ ..c c = 0 = .- o - R c'fa (/) 5 ..c ..l<: 41 '2.S E ~ '0 ~ E "0 E.. ~ Ol 3 U 0 ~ - Cll ~ ~~I'--~>~~-o:J:R~mOlSOlg~~es Ol~Ol~o:JOl=~~.E- I'--~ ~ _Ol ..... .O..cO>c.....- .oOlC/)o.03o>SOCl> _E~OlE~~C/)()~..co__-~Ol"O"O C/)Ol....... c>-Ctl~~.oE m -g Ol ::: .~ Z .- -0 = t .Q 0 0) Ol ~ C/) Ol Ol @ Ctl ~:2 9? =: ~ . ~ ~ 0 1'--!.ow_~gCo~>::o--~EOl~2! o.o.C--~,....--Ol:::>O o Q) E - .- ~ C/) > co ~ :J"O :; ..c > a. ~ - Ol.oOl E ~ _ Ct) s .c_ m -0 ... O"tJCtlOlE C/)Ol_41o.C O)O=OlU -_ _~' N -..c.S ..... 0 <( S o.r:: Ctl 0 :J C .- ..... C/) ..c ~ ~ 0 - ~ a m CI> Cll.!: to .~ () 5 rf I C 0 en ~ :2 en -= em!: ~'c, ~ C/) Ol.g 'fii r-.:. CD Ol Cll '0 C ..c~~NOl:::gcoOlO--~u..cOlCCtlC Olu~OlEN..cE~~~ U > c Ol C/) E C C ~ ~ '0 o-'~ -;.~ Ctl C/) 'fa -= C/) Ol Ctl C Ol N .!Q Ol Cll ii: Co::J~~03~CtlE"OiOl~ecOlgcOl~.8~-Eg~~:::E~~Cll :2:.r:. 0 0 (ij ~ 7 >- @ E C/) a..;: .- a. Ol ..c .::;::. -- a. m E - - 0 - _ c () - C C c...J _ 0 _C/) C/) Ctl ~ a. E U e C C/) ..c C/) 0'> 2 o'en c oS >----ooo_"Oc~c:c..cOl-CtlE=a~~~g:J~cOlC/)oo CtlQ)~CtlC/)==C/)o-S:JCtl__ -Ol .0 >~- 0 Olu-Cll "0 IOl--..... w_ " "Ctl..co:JOl :::uo.....OlEcE - C/)~ :J~~Ol..ce<1lO'~'5~W~()~..c:J()~__Olc CtlES'" Ol -o-cOl......t=uOlO'o,o.- --0 >~coE> _.0_ :J ~ ~ Ol o.=: C 0 Ctl S ..c 0..0 :J >- Ol ~ == Ol..c 0"0 0 C ... f-5()~()<(<(Z~<I-CtlCtlO'~NM~ ~E~S~o.uCtl()Oa Cll E i= ~ Cll - m C tnm 5i.!: 0.- ~Cll m Cll ~:: _Cll m~ ~- 3:10 ~.. CI>.!!l c c o Cll ;E lfi E ~ 0 CO .;..; c m o ~ ~ c o ; m o o -1 ~c ~o Cll; ~m 00 ... 0 0.-1 m III o ~ o ... 0. 00 ID -a ~ ~ c 5 ,Ot .5ID ~ u~ g 5~rn 25 _ ~ ID Co ~ <V -6 ~.~ ~ ~ '0 ~ ~"g ~ :5 ~ ;; c ~~ID UWw ~ .2<.- m~ ID.~O <<V~ ~>rn ~o a.~ ~ID ~~~ u~E EO- -> n$m U'$ -~~ cSc:: E(ij~rn>.~ ro~g' cQ.) Q)O~ m <D (l) e 0 Q) t.c . Q) a. '- Q) "- ~ >.+:: 1l:i.o .0 8 Q) g--@ m .Q.~ :; E c ;::: .9 en := g ~~o Q)>"-Enro~cn8Q) OQ) Q).w 'C- "-roo. ~E~cn E .~ s~~ ~~~ ~~~~~~~~Bi ~~ .5~~ en..c (J) c '5>:: ro (5 0., :J ~ a. () co ~ 0 0 ~ g ~ ~:= ~ ~ ~ .~ ~ ~ c c3 ~ ~ ....; U ~ .~.oE .Q~.o~>.m~~~rn ,-0 g~E ~~~ ~~~~~Q)~o_.5 s~ cnO~ Emev ~~m;~~E~~~ ~.~ ~!c ~.~~ ~cig~,,-;8~~~ c~ ~~~ m~o .-.50UOCQ'-cn 0_ U-ev n; g a; c, c a; _.!!l E Q) = ;: Q) ~ " (fl 5 "5 Q c ... Q) C Q) Q).2"'O.: E .~ "'C x - m.....; 0 0.::= ~$-~.5E~~~~c~~~ ~m U~2 :.0 538 OJ ~ c actS ..Q)~ ~~;: ":; 0 ~Q)~ cE~Ea.~Q)rn~E'~uEX e~ U5~ 8~~!~~5'~~:~K>.~ n~ Q)c'~ ~~~;cn~~~~~EQ)~ti g.: 5~~ ~<~fii.go;~~ug~~:g -g:5 g~O: '-Q)t~-OQ)=m~cn-Eg rn~ 'c~Q) ~UQ)mgoffi~Emccno..c ~c mgS a: 8 g..9 :=.5 a. 0.'5 Q) Q) 5 ~ en 5 E ~ .- u ~~~~~~~~~~~~.~~ .g& .2~~ -c=2-ro~-O~cO~IDOIDID -=c ~=:'~~~E~O~ID~~~~~~ i'iS ~~.~~~~~E~~~~ID~mIDO IDg~ ~ID~.~g=~~u~~~~~~~~ ~~~ -E -5 ~ ~ 2:~.~ ;: ~.~ ::J U) ~ ~'o ~ .8 {g ~ c ID~~~2~~g~2~.~.Q~~~~.~R~ [Egi~~~'~~ID~~~28~'~~~~& o<ro-Ecr.~goc~~g~~nc~gmID ~c.~~~~gE~ .C~~E~~IDO~~~ ~ ~"E Cii U) ~-..:: E 0 g ro ~ ~ Q) 0 c ~ ~ .~ o~ o~OE!~~OU=~~ID=IDg~Q)E,5- _ID~'--IDCO~roc~Ec~~~~E~c '2'~~~C~Q)ID~~'~~ ~~m~~o~'- ..:l :g()~ o.!!! E..c:U Q) 22c51;:.E 5ra;,* () ~al e~~~ .S'~~~~E~2 .go~Q)~g~~ ~~m.Q~~~oU)o~-S"Es.~[EQ)~B~ ~~~~-"::~Q)~~~o~w~o~ooS~c~~ g~E'~'iro~rogo!~~C~ID~~>~~~ ~~8Ec~~~~~~Q)~~~~g&~~go ~ c err 8'c ~ 0 ro 0 -g .Q =0 ro.~ fji ; € ~ ~ := g. g ;> 0 0 0 ~ ~ t:: C ID U) C - ~'S: c .8 ~'> Q) c ~~C~-"::~~0~E~g~->ro~8>~~~ > .~ 'c ,- ell C. Q) C. Q) E E () Q) 1I) c: 1I) Ol c: U ::l 0 _ muocg~U)~~ E C~~~~Q)Q)roOQ) ~D~~~roQ)Q)Q)8o~~~~~cQ)~~>E ~~rr~~w~~~~OU~~~w~m~m~g <3.. ... ~ -0 0 ~ ,_~ ~ ~~t:: ~~ U) ~ u~ ro 0 .Q Q) tl ~ = 'E >-.~ 2i ID ~ g CiiQ)~ ~'~as ([0 rocg.2:= c:~~ :::~Q) -gQ)U) ~ g~u 0>;: Q).~o ~!~ Q)~~ ~~ R~~ ~.~ ~:=~ c.e g E ca ~ co ~~ m ~ ~ C if> Q) g.g ro ID E e 0 Q) t'i:: . Q) ~ ~ Q) ~ ~~-..:: :a;.o ~ 8 Q) ~7d ro .Q.~ :5 E 'E ~ S : = g ~~o Q)>eE~as~U)8Q) OQ) Q)'Q) ~.~ $ ~ ~ ~~ 0 ~.g ~ S ~ ~~ ~ g ~ ~~~ -g.~~~~a~~U)~ 'O~ ~gg ~ou m~5E~.~roU):5Q) Q)> .o~ E=.~ c:;;o2==U)'O~5D:5ea o>Q) .- .c .0 .Q >.0._ >- m 10.... u E 0) 10.... 0 c: .~ E ~~~ ~~~~~Q)~o_.5 s~ U)o~ ECOQ) ~~m-07dEw~~ u.~ ~~c ~!.;; 0 _~~E-o.E:~ro ~:t: ~-o ~'5a ~~~~~~~~~~ gs =os; - g - OJ 'E Q) ... .~ E Q) ~ ~ Q) ~ 0 W c: t:: c ~~Q)C:Q)ID.Q~~E~~~- m~ ~o= .Q~S~~E~-g=-g~~~:5 mm 8~~ ~~8Q)ic~m~Q)Q)~~'~ ~~ ~mOO c: E It) E c.,2 Q) Ol 2l E ~ " E ~ 0 g. i:3 .c: Q 8~~~~.~5~Cii:~~~~ ~~ m~~ ~~j;~~~~~~Em~ti g~ ~~~ ~ ~ >- 53 -g 0 U 0 >-6.g "6 a~ -g ~ g-g 0.. '~Q)i=~O!~~C2-Eo ~o 'cu~ ~"8 g. ~ .~ ~ 2i~::: : 53 ~ 8 {5 :; ~ m.s = cOIo....-~~omgU)E~.~m 8~ ~m~ ~~~~.;;~~55~-g~~~OJ53~ g~'E ~::.~.~~E~u~m~~~~.~~ ~.~S ~~~.;~~;:B~~~~Q)~~Q)o Q)g~ ~Q)~.~g=~~O&~~~~~~~ 5~m 2 E ~"'t:: ~ ~ ;t:: '> Q).~:J U) - '0 - 0 U) o?::: c:"'C ea~ >~c mc:L:: C.c ~.-.... m53~~2~~~~2-g.~.Qg~~~.~~t:: [E gi ~ ~~.~= m~ ~~ 28 ~'ii5(j)~ m 8 E~rn~Eu~.~gocu~g5~g~~gQ)m IDc.SQ):J~oE::J ,c ~E~Io....Q)o~S~ a>!2"E CD U) ~-..:: E 0 5 m ~ ~ Q) U c 5 ~ .~ o~ Oo..O~IDD~OO~~~ ~Q)o~Q)E.~- _m>,-:5IDc:o>rnc_IDEC:~~~~EuC ~.~~>c~IDQ);t::~.~~ ea~Q);:"'Co~- .. :l :g () ~ o.!!! E ..c: ~ Q) 2 2 c5l ;:.E 5ra; '* U ~ al m~Q)~ t::'~E~~EQ)~ OOQ)Q)IDO~U ~!~.Q~&~8~~~iE~~~~E~.~~~ m ~ o..~+:! ID ~ ~~ <.> Q)oo~ 0-5 cng.~ C 53's g~~'~'i:~ea~g~~!~~~~-g~~-g~ ~ ~(J g.s ~~-g ~~-~~Ui1i):E ~2 ~ea Q) [S == g en 0 C ea 8. ea ~ C .Q g co.~.~ u 0 :; E 5 u)' g ~~,~~2~~Si~~g~5~~~8~~~~ >.~c'-~~ID~Q)EEom~C:U)rnco::JO- ~E2~~~~~~oE>-~.~~2~Q).2~~~ ~~~~~~~~~~8B~~~~~~~~~g 5.. ... 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. If errors or discrepancies are found please contact 952-227-1107. 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 which arise out of the use~s access or use of data provided. 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. If errors or discrepancies are found please contact 952-227-1107. 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 which arise out of the use~s access or use of data provided. Public Hearing Notification Area (500 feet) Chanhassen High School Planning Case No. 07-06 City of Chanhassen ABDALLAH A EL-SANJAK & 1839 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8419 ANCHOR BANK 1055 WAYZATA BLVD E WAYZATA, MN 55391-1812 BARRY L & SUZANNE L L1BENGOOD 8950 AUDUBON RD CHANHASSEN, MN 55317-8412 BRIAN T & SONYA A BENKSTEIN 2292 BOULDER RD CHANHASSEN, MN 55317-7400 CARL M JR & KIM A ILIFF 1731 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8414 CHADWICK HOUWMAN 2219 BOULDER RD CHANHASSEN, MN 55317-7400 CHET A LARSON 2259 STONE CREEK DR CHANHASSEN, MN 55317-7420 CRAIG H & HOLLY L MELL 8670 VALLEY RIDGE CT CHANHASSEN, MN 55317-8417 DANIEL J & NANCY R LYNCH 2255 BOULDER RD CHANHASSEN, MN 55317-7400 DARYL W & CATHERINE M HARTSEL 1851 SUNRIDGE CT CHANHASSEN, MN 55317-9663 ALBERT B & JANET K BEETY 2193 STONE CREEK DR CHANHASSEN, MN 55317-7415 ANDREW J KAYATIIII 8715 VALLEY VIEW PL CHANHASSEN, MN 55317-8421 BONITA ANN JUNGELS 2338 BOULDER RD CHANHASSEN, MN 55317-7401 BRUCE H & CLARICE G FEIK 1773 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8414 CHAD A & JULIE M EVEN 2198 BOULDER RD CHANHASSEN, MN 55317-7402 CHARLENE A STENDER 2321 BOULDER RD CHANHASSEN, MN 55317-7401 CHRIS B & LESLIE J ERICKSON 1831 SUNRIDGE CT CHANHASSEN, MN 55317-9663 CRAIG S & WENDY L O'CONNOR 1702 VALLEY RIDGE TRL N CHANHASSEN, MN 55317-8415 DANIEL J & PAMELA J CULHANE 2333 BOULDER RD CHANHASSEN, MN 55317-7401 DAVID D & KATHLEEN A THORP 2330 BOULDER RD CHANHASSEN, MN 55317-7401 ALVARO J & NANCY A GOMEZ 87 48 VALLEY VI EW PL CHANHASSEN, MN 55317-8421 ANTHONY D & PAMELA R STRAND 8640 AUDUBON RD CHANHASSEN, MN 55317-9401 BRADLEY J & RENEE L VANBERGEN 2175 BOULDER RD CHANHASSEN, MN 55317-7402 CARL DRAY & 2245 STONE CREEK DR CHANHASSEN, MN 55317-7420 CHAD M & JILL C HAKE 2115 BOULDER RD CHANHASSEN, MN 55317-7402 CHARLES & DEBRA OLSON 1748 VALLEY RIDGE PL CHANHASSEN, MN 55317-8416 CITY OF CHASKA 1 CITY HALL PLAZA CHASKA, MN 55318-1962 DANA R BENSON & 2203 STONE CREEK DR CHANHASSEN, MN 55317-7420 DANIEL K & ROBIN L EDMUNDS 1861 SUNRIDGE CT CHANHASSEN, MN 55317-9663 DAVID HESTER & 2199 BOULDER RD CHANHASSEN, MN 55317-7402 DAVID J & LISA M KIRKBRIDE 2080 BOULDER RD CHANHASSEN, MN 55317-7407 DAVID R & CHERRI A SALTZMAN 1800 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8418 DEAN L & SHELLEY L BUSSEY 2145 STONE CREEK DR CHANHASSEN, MN 55317-7415 DEBRA LYNN LUDFORD 8615 VALLEY VIEW CT CHANHASSEN, MN 55317-8423 DONALD & JENNIFER HARMS 1783 VALLEY RIDGE PL CHANHASSEN, MN 55317-8416 DOUGLAS G & SARAH P HIPSKIND 2317 BOULDER RD CHANHASSEN, MN 55317-7401 DOUGLAS VERNON JOHNSON 2322 BOULDER RD CHANHASSEN, MN 55317-7401 ERIK M & LISA A MAGNUSON 2001 STONE CREEK DR CHANHASSEN, MN 55317-7410 GARY L FELDICK & 2231 BOULDER RD CHANHASSEN, MN 55317-7400 GERHARD & HELENE A SCHOCK 2309 BOULDER RD CHANHASSEN, MN 55317-7401 DAVID KESSLER & 1750 VALLEY RIDGE TRL N CHANHASSEN, MN 55317-8415 DAVID W & L YNNETTE A BAILEY 2273 STONE CREEK DR CHANHASSEN, MN 55317-7420 DEBORAH A HUM & 1761 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8414 DELORIS B HOLASEK TRUST 2015 STAHLKE WAY CHASKA, MN 55318-3239 DONALD W & CATHY BORGMANN 2308 BOULDER RD CHANHASSEN, MN 55317-7401 DOUGLAS J WINZENBURG & 1710 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8414 EDWARD E & ELLEN L RAWSON 2266 BOULDER RD CHANHASSEN, MN 55317-7400 EUGENE C & JAN M KRUCHOSKI 2030 BOULDER RD CHANHASSEN, MN 55317-7407 GEORGE W & CAROLE A PHILLIPPE 1711 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8414 GERHARD G & SALLIE L BERGESON 2220 BOULDER RD CHANHASSEN, MN 55317-7400 DAVID M & LORI J KENDALL 2063 STONE CREEK DR CHANHASSEN, MN 55317-7410 DEAN & LOIS 9111 AUDUBON RD CHANHASSEN, MN 55317-9412 DEBRA KAY NOTERMANN 1766 VALLEY RIDGE TRL N CHANHASSEN, MN 55317-8415 DENNIS & RUTH CHADDERDON 8900 AUDUBON RD CHANHASSEN, MN 55317-8412 DOUGLAS A & CINDY L MERRIGAN 8736 VALLEY VIEW PL CHANHASSEN, MN 55317-8421 DOUGLAS V & ANN M JOHNSON PO BOX 83 CHANHASSEN, MN 55317-0083 ERIC & MELISSA NOYES 8622 VALLEY VIEW CT CHANHASSEN, MN 55317-8423 GARY D & JOYCE D THEIS 1696 VALLEY RIDGE TRL N CHANHASSEN, MN 55317-9401 GERALD W & JANICE K CRAWFORD 2079 BOULDER RD CHANHASSEN, MN 55317-7407 GREGG J & AMY M KLOKE 1836 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8418 GREGORY S & SHELLY M SCALLON 1814 VALLEY RIDGE TRL N CHANHASSEN, MN 55317-8424 HOA LE CA 1738 VALLEY RIDGE TRL N CHANHASSEN, MN 55317-8415 JACK R BECKER & 1751 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8414 JAMES M & JENNIFER D LARRANAGA 2318 BOULDER RD CHANHASSEN, MN 55317-7401 JAYSON & JEANETTE KIRMEIER 2094 BOULDER RD CHANHASSEN, MN 55317-7407 JEFFREY P & SARAH L WENDORF 2291 BOULDER RD CHANHASSEN, MN 55317-7400 JEFFREY T & JUANITA M SCRIBNER 1780 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8414 JOEL E & HEIDI M LEHRKE 2329 BOULDER RD CHANHASSEN, MN 55317-7401 JOHN F & PATRICIA G VANNUCCI 1798 VALLEY RIDGE TRL N CHANHASSEN, MN 55317-8415 JOHN T MORAN 2150 BOULDER RD CHANHASSEN, MN 55317-7402 GREGORY W & SUSAN I PROVO 1762 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8414 IND SCHOOL DIST 112 11 PEAVEY RD CHASKA, MN 55318-2321 JAIME L STERBENZ & 1848 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8418 JARED & CHRISTINA A GRUNIG 1747 VALLEY RIDGE PL CHANHASSEN, MN 55317-8416 JEFFREY J & KARLA M ALTHOFF 2326 BOULDER RD CHANHASSEN, MN 55317-7401 JEFFREY R & EDITH M STEARNS 2052 BOULDER RD CHANHASSEN, MN 55317-7407 JEFFREY W & GAIL H MOODY 1800 SUNRIDGE CT CHANHASSEN, MN 55317-9663 JOEL K & KERI L JOHNSON 1806 VALLEY RIDGE TRL N CHANHASSEN, MN 55317-8424 JOHN T & JANET K ST ANDREW 1811 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8419 JOSHUA T KRIENKE & 2375 STONE CREEK DR CHANHASSEN, MN 55317-7403 HADI ANBARGHALAMI & 8381 STONE CREEK DR CHANHASSEN, MN 55317-7417 J T MORTON ENTERPRISES LLC 6911 YUMA DR CHANHASSEN, MN 55317-9560 JAMES K & MELISSA J CARLSON 2122 BOULDER RD CHANHASSEN, MN 55317-7402 JAY & BARBARA GRIZZLE 8760 VALLEY VIEW PL CHANHASSEN, MN 55317-8421 JEFFREY L & JENNIFER T BENKE 8643 VALLEY RIDGE CT CHANHASSEN, MN 55317-8417 JEFFREY S & KRISTI J STRANG 1701 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8414 JERALD D & LISA R STIELE 8755 VALLEY VI EW PL CHANHASSEN, MN 55317-8421 JOHN & MARDI PERLlCH 2163 BOULDER RD CHANHASSEN, MN 55317-7402 JOHN T & KELLY A LABATT 2109 STONE CREEK DR CHANHASSEN, MN 55317-7415 JURGEN W & CAROL A SEEMANN 8401 STONE CREEK DR CHANHASSEN, MN 55317-7422 KAJ & JODI M DOERRING 2231 STONE CREEK DR CHANHASSEN, MN 55317-7420 KENNETH D & DIANNE W KEMP 2162 BOULDER RD CHANHASSEN, MN 55317-7402 KYLE S & JACKIE L DUEA 2133 STONE CREEK DR CHANHASSEN, MN 55317.7415 L YNDELL F & MARY F FREY 1822 VALLEY RIDGE TRL N CHANHASSEN, MN 55317-8424 MARK B & JENNIFER A DAVIDSON 1841 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8419 MARVIN V & CAROLE J LUECK 2019 STONE CREEK DR CHANHASSEN, MN 55317-7410 MICHAEL & JACQUELINE R MROSKO 2305 BOULDER RD CHANHASSEN, MN 55317-7401 MICHAEL D & BETTY WRIGHT 2280 BOULDER RD CHANHASSEN, MN 55317-7400 MICHAEL J & MARY M YAZCEC 1813 VALLEY RIDGE TRL N CHANHASSEN, MN 55317-8424 MICHAEL R & DANA B HOWE 2169 STONE CREEK DR CHANHASSEN, MN 55317-7415 KELLY K MORLOCK & 2325 BOULDER RD CHANHASSEN, MN 55317-7401 KEVIN & ELIZABETH ROGERS 2023 BOULDER RD CHANHASSEN, MN 55317-7407 LAWRENCE P & HOLLY WHITE 8657 VALLEY RIDGE CT CHANHASSEN, MN 55317-8417 MARK & LAURA THORNE 1827 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8419 MARK R & CARLEEN A LAPINSKI 2103 BOULDER RD CHANHASSEN, MN 55317-7402 MERLE & JANE VOLK 180 WASHINGTON VALLEY RD ATTN: NETWORK R , 07921-2120 MICHAEL A & JULIE A SALENTINE 1784 VALLEY RIDGE PL CHANHASSEN, MN 55317-8416 MICHAEL D MUFFENBIER & 8652 VALLEY RIDGE CT CHANHASSEN, MN 55317.8417 MICHAEL J KRYCH & 2127 BOULDER RD CHANHASSEN, MN 55317-7402 NANCY L WHAYLEN 2334 BOULDER RD CHANHASSEN, MN 55317-7401 KENNETH A & MARCIA S STRAND 8631 VALLEY VIEW CT CHANHASSEN, MN 55317-8423 KRISTOPHER E & MINDI L H DAHL 1774 VALLEY RIDGE TRL N CHANHASSEN, MN 55317-8415 LDW PROPERTIES LLC 1340 PARK RD CHANHASSEN, MN 55317-9527 MARK A & NANCIANN S OLSON 1792 VALLEY RIDGE TRL N CHANHASSEN, MN 55317-8415 MARK R & LAURA G JOHNSON 1807 VALLEY RIDGE TRL N CHANHASSEN, MN 55317-8424 MERLE L & ELIZABETH J OELKE 2242 BOULDER RD CHANHASSEN, MN 55317-7400 MICHAEL C & JENNIFER ANDERSON 8772 VALLEY VI EW PL CHANHASSEN, MN 55317-8421 MICHAEL J & JOANNE COCHRANE 1751 SUNRIDGE CT CHANHASSEN, MN 55317-9663 MICHAEL JOHN HOLLANDS & 2051 BOULDER RD CHANHASSEN, MN 55317-7407 NEIL BUTCHART & 1796 VALLEY RIDGE PL CHANHASSEN, MN 55317-8416 NORMAN E & KATHLEEN EVILSIZER 2207 BOULDER RD CHANHASSEN, MN 55317-7400 PAMELA K KERBER 8743 VALLEY VIEW PL CHANHASSEN, MN 55317-8421 PATRICK L & SHARON M ARBOGAST 1801 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8419 PAUL P & AMINA M RINKES 2208 BOULDER RD CHANHASSEN, MN 55317-7400 PETER G & KRISTIN A TERRELL 2136 BOULDER RD CHANHASSEN, MN 55317-7402 RICARDO A & RAYLENE S SEGURA 1740 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8414 RICHARD J & PAMELA E SCHWARZ 2157 STONE CREEK DR CHANHASSEN, MN 55317-7415 ROBERT J & CHRISTINE R FINN 2108 BOULDER RD CHANHASSEN, MN 55317-7402 RONALD S & LAURIE A BLUM 2081 STONE CREEK DR CHANHASSEN, MN 55317-7410 SCOTT A HANSON & 2267 BOULDER RD CHANHASSEN, MN 55317-7400 OUTHAI SOLEY A & 1700 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8414 PATRICK A & BRENDA J TODD 1772 VALLEY RIDGE PL CHANHASSEN, MN 55317-8416 PAUL & LINDA SPEKMAN 2121 STONE CREEK DR CHANHASSEN, MN 55317-7415 PAUL R & JENNIFER A SPORS 8658 VALLEY RIDGE CT CHANHASSEN, MN 55317-8417 PHEAVANH SOUVANNALATH & 1829 VALLEY RIDGE TRL N CHANHASSEN, MN 55317-8424 RICHARD D & CHRISTINE M BALM 2093 BOULDER RD CHANHASSEN, MN 55317-7407 RICHARD L LINDSTROM & 2642 COMMERCE BLVD MOUND, MN 55364-1402 ROBERT T & AIMEE M O'MALLEY 1721 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8414 RORY D & AMY J LEA 2313 BOULDER RD CHANHASSEN, MN 55317-7401 SCOTT H & SUE J FERRELL 2243 BOULDER RD CHANHASSEN, MN 55317-7400 P SCOTT & JENNIFER G PHARIS 1815 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8419 PATRICK C & MICHELLE MCNALLAN 2287 STONE CREEK DR CHANHASSEN, MN 55317-7420 PAUL L & LYNETTE M ERICKSON 2217 STONE CREEK DR CHANHASSEN, MN 55317-7420 PAUL S & LAURA E GRAVES 8634 VALLEY VIEW CT CHANHASSEN, MN 55317-8423 PHILIP D & MARGARET STANDAFER 8767 VALLEY VIEW PL CHANHASSEN, MN 55317-8421 RICHARD J & CHERYL A HARTMAN 2254 BOULDER RD CHANHASSEN, MN 55317-7400 ROBERT FU & 1718 VALLEY RIDGE TRL N CHANHASSEN, MN 55317-8415 RODDY Y & LAURIE L W ZIVKOVICH 2337 BOULDER RD CHANHASSEN, MN 55317-7401 SALLY E STUCKEY 1785 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8414 SCOTT T & NICOLE M BRUSH 2301 BOULDER RD CHANHASSEN, MN 55317-7401 STEPHEN B & SANDRA L MEYER 8724 VALLEY VIEW PL CHANHASSEN, MN 55317-8421 THEO A & TERRY L JENSON 2065 BOULDER RD CHANHASSEN, MN 55317-7407 THOMAS R & AMY B EDSTROM 10 HILL ST CHANHASSEN, MN 55317-9586 THOMAS V & BEVERLY L ANTILLEY 2361 STONE CREEK DR CHANHASSEN, MN 55317-7403 TIMOTHY & BRENDA MOORE 1812 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8418 TIMOTHY J & MARY C KRAFT 2279 BOULDER RD CHANHASSEN, MN 55317-7400 TODD A & JILL M GATES 1795 VALLEY RIDGE PL CHANHASSEN, MN 55317-8416 TRENT A & KIMBERLY M DAVID 1797 VALLEY RIDGE TRL N CHANHASSEN, MN 55317-8415 WILLIAM M & LAURI J WEISMAN 1771 VALLEY RIDGE PL CHANHASSEN, MN 55317-8416 K&V LEASING LLC 118 PEAVEY CIR CHASKA, MN 55318-2347 STEPJEN J & MARY P MONSON 8850 AUDUBON RD CHANHASSEN, MN 55317-9407 THOMAS A & SUSAN A KODET 1741 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8414 THOMAS S & SUSAN M TISCHER 8729 VALLEY VIEW PL CHANHASSEN, MN 55317-8421 THOR C & LYNN M HEIMDAHL 8671 VALLEY RIDGE CT CHANHASSEN, MN 55317-8417 TIMOTHY G GEEHAN 1819 VALLEY RIDGE TRL N CHANHASSEN, MN 55317-8424 TIMOTHY J & MELISSA C MCNEILL 1824 VALLEY RIDGE TRL S CHANHASSEN, MN 55317-8418 TODD M & DEBORAH S DOLAN 2187 BOULDER RD CHANHASSEN, MN 55317-7402 WILLIAM B & TERRE D KEMBLE 1782 VALLEY RIDGE TRL N CHANHASSEN, MN 55317-8415 TWIN CITIES & WESTERN RAILROAD 2925 12TH ST E GLENCOE, MN 55336-3368 LAKE REGION MFG CO INC 340 LAKE HAZELTINE DR CHASKA, MN 55318-1034 STEVE BARKER & 8712 VALLEY VIEW PL CHANHASSEN, MN 55317-8424 THOMAS M & CAROLYN D THOMSON 2186 BOULDER RD CHANHASSEN, MN 55317-7402 THOMAS TODD COOK & 2037 BOULDER RD CHANHASSEN, MN 55317-7407 THOR E & DAWN K SMITH 2139 BOULDER RD CHANHASSEN, MN 55317-7402 TIMOTHY J & KATHLEEN C BATTIS 2066 BOULDER RD CHANHASSEN, MN 55317-7407 TIMOTHY N & TERRI L RENDALL 2174 BOULDER RD CHANHASSEN, MN 55317-7402 TODD M & JONI J NELSON 8610 VALLEY VIEW CT CHANHASSEN, MN 55317-8423 WILLIAM D & LEZLlE M DAWSON 2181 STONE CREEK DR CHANHASSEN, MN 55317-7415 VICORP RESTAURANTS INC 400 48TH AVE W DENVER, CO 80216-1806 ROLAND A STINSKI 3647 MCKINLEY ST NE MINNEAPOLIS, MN 55418-1599