Memo from Mike Wardle 1-29-08
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BRIG HTON
CORPORATION
,:~r' OF CH!,NHASSEt,.
IlECEIVED
January 29,2008
JAN H 1 Z008
To:
Robert Generous
CH/\NH';SS;::JJ PLNJNING [)~PI
From: Michael ~
Re: Brighton Commercial Application
-
As we re-submit our application for the Lyman /101 commercial project, I want to thank you for
your timeliness in responding to our initial submittal, and for the guidance of your January 22nd
letter. As a result, we have modified the site plan, addressing your comments as follows:
Comment 1. Storm Water Ponding
. Three potential storm water pond locations have been conceptually depicted, but not
sized. That will come at the next, or Development Stage ofthe process. They will be
outside the primary zone setback in accordance with Sec. 20-1564(a) of the Zoning
Ordinance.
Comment 2. Site TOTJof!raTJhv
. The revised site plan conceptually addresses topographic concerns by depicting finish-
grade contours created by a terraced engineered retaining wall (or series of walls).
Projected finish-floor elevations for each building are noted in the Project Phasing
Information table on the site plan.
Comment 3. Vehicular Access
. We don't agree with the conclusion that the access points "are not permitted." There is a
process to make that determination and we have taken only the initial steps to ascertain
what options that process affords.
. The south-bound Highway I 0 I ("going-home") access is essential to any use of the site.
The proposal is to up-grade the existing residential access to a RI/RO. MNDOT has
provided guidance on how to make that a reality.
o Without that access, south-bound traffic will have to pass through the Lyman /101
intersection twice, adding unnecessarily to the traffic at that intersection.
. The Lyman access is more challenging. We simply ask for a fair and open
discussion ofthe matter.
Brighton Corporation 12601 Jv. Explorer Drive, Suite 200, Boise, Idaho 83713
www.hrir!l,toncor{1.com Tel. (208) 378-4000 Fax (208) 377-8962
Page 2 of2
01/29/2008
Comment 4. Reauired Setbacks
. The revised site plan incorporates the required setbacks as follows:
D 50-foot buffer from the east property line to the first row of parking.
D 100- foot buffer from the west property line to the closest building. However, the
newly-constructed principal access at the northwest comer of the site establishes
the westerly edge of site drives and parking with buffering of the adjoining single
family dwelling provided by berms, retaining walls and landscaping.
D 50-foot wetland setback to the closest structure.
D 20- foot building setback from the pipeline easement.
Comment 5. Bluff Creek Primary Corridor Boundary.
. At the Development Stage, the Primary Zone will be precisely established and site plan
adjustments made, as necessary. There will be no grading within the first 20 feet of that
zone. The storm water pond(s) will be constructed outside ofthat area.
Comment 6. Pedestrian Access
. The site plan has been modified to show how pedestrian access will be provided tolfrom
the northwesterly intersection and to the Lyman 1 101 intersection, thence, to pathways
on the north side of Lyman and the east side of 101.
Comment 7. Traffic Issues (The requested $2,400 escrow is provided with the revised application.
However, we question the need for it except to fund an independent review of the traffic
report prepared by Westwood Professional Services, Inc., and submitted with our initial
application, as directed by your 12-17-07 e-mail.)
. Item a. See response under Comment 3, above.
. Item b. The Lyman RI/RO has been re-aligned to resolve the potential for confusion.
. Item c. The building drive-throughs are clearly separated and the over-all site
circulation pattern has been significantly improved to eliminate conflicts.
Comment 8. Gravity Sewer
. Projected finish floor elevations (see Project Phasing Information Table on Site Plan),
based on the conceptual site contours, indicate that all buildings can be served from the
existing sewer stub at the northwest comer ofthe site. That will be confirmed at the
Development Stage of the process during site-specific engineering design of grading and
utilities.
Comment 9. Sewer Capacity
. To be determined by further analysis at the Development Stage of the process.
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
W'INI,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 10 lILyman 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 v~hicuJar 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 Con-idor. The primary zone bo~ndary is slightly uphill
from the edge of the delineatedwetland. '
6. The plan does not accommodate pedestrian access'lnto the developmerit~
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 10 1 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
g:\plan\2008 planning cases\08-03 brighton properties\concept plan deficiencies.doc