Michael Wardle Letter 1-22-08
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone: 952.227.1100
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Engineering
Phone: 952.227.1160
Fax: 952.227.1170
Finance
Phone: 952.227.1140
Fax 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning &
Natural Resources
Phone: 952.227.1130
Fax: 952.227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Web Site
www.ci.chanhassen.mn.us
January 22, 2008
VIAL EMAIL AND USPS
Mr. Michael Wardle
Director of Planning
Brighton Corporation
12601 W. Explorer Drive, Suite 200
Boise, Idaho 83713
Re: Commercial Development
Lyman Boulevard and Highway 101
Planning Case #08-03
Dear Mr. Wardle:
The Albion Group prepared a concept plan on behalf of the Brighton Corporation
for the property lying southwest of the Highway 101/Lyman Boulevard
intersection. The concept plan does not identify any stormwater ponding, which
is required under Section 19, Article VII of the City Code. The inclusion of a
stormwater pond of any size on this site will change the concept plan, perhaps
eliminating one of the proposed buildings. For this reason and the following
reasons, staff finds that the concept plan application is incomplete. In regard to
the concept plan that was submitted, staff has the following preliminary
comments:
1. The plan does not provide any storm water ponding. Staff believes the
inclusion of such a pond would eliminate one of the building pads.
2. The plan does not recognize site topography, which includes a 35 foot drop
from Lyman Boulevard to the wetland buffer area.
3. The plan incorporates vehicular access points that are not permitted.
4. The plan does not include required minimum setbacks - 50 foot buffer from
the east, 100 foot buffer to the west, 50 foot wetland setbacks, 20 foot
setbacks from the gas easement.
5. All structures shall meet a 40 foot structural setback from the Primary
Corridor boundary of the Bluff Creek Overlay District as required by
Chanhassen City Code. In addition, no grading shall occur within the first 20
feet of the Primary Corridor. The primary zone boundary is slightly uphill
from the edge of the delineated wetland.
6. The plan does not accommodate pedestrian access into the development.
The City of Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
Mr. Michael Wardle
January 22,2008
Page 2 of 2
7. Based on the following issues, staff will require that a traffic study be completed by the
City's traffic consultant. The developer must submit a $2,400 escrow with the preliminary
submittal to cover the cost of the traffic study.
a. Staff does not support the proposed eastern access to Lyman Boulevard, nor the access to
Highway 101 because these accesses do not meet spacing standards. Staff is also
concerned that these accesses could negatively affect the function of both Lyman
Boulevard and Highway 101.
b. The proposed eastern access on Lyman Boulevard is offset from the north-south drive
aisle, which would cause driver confusion.
c. Staff is concerned that the proposed drive-throughs for Buildings 1 and 2 will create
vehicular conflict within the site. Internal vehicular movements appear to have many
conflicts.
8. The preliminary plan submittal must show how the site will be served by gravity sanitary
sewer. As-built information for the site indicates that the sanitary sewer stub located at the
west entrance to Lyman Boulevard is approximately 17 feet deep. The topography of the site
drops significantly from north to south approximately 35 feet.
9. The proposed change in land use would increase the sewer flow from the property. Further
analysis will be required to determine if the 8-inch stub and the downstream utilities can
handle the peak flows.
Staff has submitted the concept plan to Minnesota Department of Transportation for preliminary
comments. We anticipate receipt of their comments by the end of the week and will forward
them to you. If you have any questions or need additional information, please contact me at
(952) 227-1131 or bgenerous@ci.chanhassen.mn.us.
Robert Generous, AICP
Senior Planner
ec: Kate Aanenson, Community Development Director
Alyson Fauske, Assistant City Engineer
Todd Gerhardt, City Manager
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