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CC Staff Report 3-10-08 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 WI'IW.ci .chanhassen.mn. us '-+ - MEMORANDUM TO: Todd Gerhardt, City Manager FROM: Sharmeen Al-laff, Senior Planner March 10, 2008 6~. DATE: SUBJ: Planned Unit Development Amendment to the existing standards, a Variance to allow reduced setbacks from collector roads, Preliminary Plat to subdivide 14.90 acres into 5 lots and 1 Outlot- CROSSROADS OF CHANHASSEN, and Site Plan Review for the construction of 8 buildings - Planning Case 08-01 EXECUTIVE SUMMARY Planned Unit Development Amendment to existing standa'rds, a variance to allow reduced setback from collector roads, preliminary plat to subdivide 14.90 acres, and site plan approval for the construction of 8 buildings. ACTION REQUIRED City Council approval requires a majority of City Council present. PLANNING COMMISSION SUMMARY The Planning Commission held a public hearing on February 19,2008 to review the proposed development. The Planning Commission voted 7 to 0 to approve the request. The summary and verbatim minutes are item la of the City Council packet. ISSUES AND UPDATES SINCE THE PLANNING COMMISSION MEETING: Individual Tenant Monument Sign for Lot 1, Block 1 (Kwik Trip): The applicant is requesting an amendment to allow a 48 square-foot, 12-foot high sign advertising gas prices. The sign is proposed to be located on Lot 1, Block 1 (Kwik Trip Site). The intent was to allow each individual lot to have its own monument sign; however, the sign was not intended to exceed 24 feet. The applicant requested that they be permitted to duplicate the same design that was permitted on the Kwik Trip site located at the intersection of Highway 5, Galpin Boulevard, and West 78th Street. Staff recommends the city remain consistent in implementing design standards and recommends that Kwik Trip, located on Lot 1, Block 1, be permitted a 48 square-foot, 8-foot high sign. The sign must comply with all ordinances pertaining to size and percent of sign area dedicated to gas prices as well as any other applicable regulations. The City of Chanhassen · A growing community with clean lakes, quality schools, a channing downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play. Mr. Todd Gerhardt Crossroads of Chanhassen March 10, 2008 Page 2 Left Turn Lane into the Kwik Trip Site: To facilitate smoother traffic movement, staff added a new condition recommending a left turn lane from Crossroads Boulevard into the Kwik Trip site located on Lot 1, Block 1. Light Pole Height: Staff initially recommended that light poles in the parking lot be permitted to have a total height of 30 feet. After examining cross sections and views from neighboring properties, it was concluded that the light pole height should not exceed 25 feet. RECOMMENDATION Staff recommends adoption of the motions as specified beginning on pages 35 through 51 of the staff report dated February 19, 2008. ATTACHMENT 1. Planning Commission Staff Report Dated February 19,2008. g:\plan\2008 planning cases\08-01 crossroads of chanhassen\executive summary.doc ~ z -< u ~ ~ ~ ~ -< -< ~ -< ~ r--1 ~ ~ 00 PC DATE: February 19, 2008 [I] CC DATE: March 10,2008 CITY OF CHANHASSEN REVIEW DEADLINE: March 18,2008 CASE #: 08-01 Crossroads ofChanhassen BY: AI-Jaff, et al. STAFF REPORT PROPOSAL: I. Planned Unit Development Amendment to the existing standards. 2. Variance to allow reduced setbacks from collector Roads. 3. Preliminary Plat to subdivide 14.90 acres into Slots and I Outlot- CROSSROADS OF CHANHASSEN. 4. Site Plan Review for the construction of 8 buildings. LOCATION: Northwest intersection of HighwaylOI and Lyman Boulevard, and southeast of Highway 312 (future Highway 212). APPLICANT: Mr. Michael Korsh Kraus-Anderson Realty Corporation 4210 West Old Shakopee Road Bloomington, MN 55437 (952) 881-8166 mkorsh@karealtv.com PRESENT ZONING: Planned Unit Development, Mixed Use - PUD, Mixed Use 2020 LAND USE PLAN: Mixed Use ACREAGE: 14.9 Acres DENSITY: N/A SUMMARY OF REQUEST: Planned Unit Development Amendment to existing standards, a variance to allow reduced setback from collector roads, preliminary plat to subdivide 14.90 acres, and site plan approval for multiple buildings. Notice ofthis public hearing has been mailed to all property owners beyond the required 500 feet. Staff is recommending approval of some elements of the request and denial of others. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City has a relatively high level of discretion in approving amendments to PUDs because the City is acting in its legislative or policy making capacity. A PUD amendment must be consistent with the City's Comprehensive Plan. 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 q~asi-judicial decision. The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City must approve the preliminary plat. This is a quasi-judicial decision. The City's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with Zoning Ordinance requirements. If it meets these standards, the City must then approve the site plan. This is a quasi-judicial decision. Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 2 of 51 SUMMARY: The request consists of multiple applications to facilitate the construction of a mixed-use development (gas-convenience store with carwash, bank, restaurant, liquor store/deli, office, and retail space). The request includes a Planned Unit Development Amendment to existing standards, a Variance to allow reduced setback from arterial roads, Preliminary Plat to subdivide 14.90 acres, and Site Plan Approval for multiple retail and office buildings. The site is located at the northwest intersection of Highway 101 and Lyman Boulevard and southwest of Highway 312 (future 212). Access to the site will be gained off of Lyman Boulevard and Highway 101. The site is zoned Planned Unit Development-Mixed Use. ~'&E3' ''\r:':', "~~ ~~-A"~' _.' Copyrg ht @ 2007, Ca rver Co.Jr.ty, . j.f ir.l\E':9:lta" Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 3 of 51 The following is a summary of the requests: 1. Planned Unit Development Amendment: The first request is to amend multiple elements of the Planned Unit Development Design Standards. They include setbacks, uses and signs. 2. Variance: The second request is for a variance to allow a reduced setback from Highway 312, Highway 101, and Lyman Boulevard. The City Code requires a 50-foot setback from arterial and collector roads. Staff directed the applicant to design the site to complement the layout and design of SouthWest Village, located east ofthe subject site. SouthWest Village was granted a variance to allow buildings to maintain a 20-foot setback from the exterior property line to provide an urban edge to the public realm. That is the main reason for the variance request. 3. SubdivisionIPreliminary Plat: The third request is for the subdivision of 14.9 acres into 5 lots and 1 outlot. Lot 1, Block 1 includes a gas station, convenience store and car wash. Lot 2, Block 1 includes three retaiVoffice buildings. Lot 3, Block 2 includes a bank. Lot 1, Block 2 includes a retail building, and Lot 2, Block 2 includes a deli and liquor store. Outlot A contains a stormwater pond and a wetland. 4. Site Plans: The final request is for multiple site plans. Site coverage is averaged over the entire development. This is permitted under the PUD ordinance (section 20-505 (e)). The total permitted site coverage is 70 percent. The proposed development has a total hard coverage area of 43.8%. The design ofthe buildings is attractive and is proposed to be constructed of high quality materials. They include brick and EIFS. All elevations that can be viewed by the public have received equal attention. Shared parking is centrally located on the site and will require shared parking and shared access agreements. Parking is buffered from views by buildings and landscaping. There are four outdoor seating areas within the development. Sidewalks and trails allow for connections between the buildings and separates pedestrian from vehicular traffic. Access to all the sites within the development is provided via an internal street (Crossroads Boulevard). There will not be direct access to Highway 101, Highway 312, or Lyman Boulevard. Crossroads Of Chanhassen Planning Case 08-01 February 19, 2008 Page 4 of 51 WETlANl I , I ,. ( .....-- "- ""--' lyman Boultya,d '\ ( '"JUl"lo."'IJtIt'C)' I!~ o l; 1 I C::> ~. \\' _twood ,"I. ~_.~lll ""'''''III l'rltU' 4A: The first site plan is for a 5,300 square-foot convenience store with gas pumps and a 2,805 square- foot car wash. These structures are proposed to be located on Lot 1, Block I. 4B: The second site plan request is for multi- tenant building with an area of 11,000 square feet. The structure is proposed to be located on Lot 2, Block 1. 4C: The third site plan request is for a two-story multi-tenant building. The first floor is proposed to have an area of 13,800 square feet and the second floor with an area of 15,000 square feet. The structures are proposed to be located on Lot 2, Block 1. 4D: The fourth site plan request is for a one-story retail building with an area of 8,000 square feet. The structure is proposed to be located on Lot 2, Block 1. 4E: The fifth site plan is for a 5,000 square-foot bank. The structure is proposed to be located on Lot 3, Block 1. The drive-thru is proposed to face Highway 312. 4F: The sixth site plan is for a 3,400 square-foot retail building. The structure is proposed to be located on Lot 1, Block 2. 4G: The seventh site plan request is for a 10,000 square-foot Deli and Liquor Store. It is proposed to be located on Lot 2, Block 2. Crossroads OJ Chanhassen Planning Case 08-01 February 19,2008 Page 5 oJ51 The applicant held two neighborhood meetings. The first meeting took place on July 10, 2007 and the second on January 23,2008. Staffregards the project as a well-designed development. The overall design is sensitive to the surrounding area. Based upon the foregoing, staff is recommending approval of the site plan, subdivision, some of the planned unit development amendment, and variance with conditions as outlined in the staff report. The four motions for this application can be found on pages 35 through 51 of this staff report. APPLICABLE REGULATIONS Chapter 18, Subdivisions 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 VII, Planned Unit Development District Chapter 20, Article XXIII, Division 7, Design Standards for Commercial, Industrial, and Office- Institutional Developments BACKGROUND: The Land Use Plan designates areas around TH 10l/TH 312 interchange as mixed use. This category has been established to accommodate either commercial or high-density residential developments. The high-density category, which includes units with a maximum net density of 16.0 units per acre, accommodates apartments and higher density condominium units, but would also permit the development of townhome type units. The commercial use is intended to support or complement high-density residential development. Commercial uses may include convenience grocery stores, day care facilities, etc., or those uses that meet the daily needs of the residents. Although the underlying commercial district does not limit the size of buildings, staff recommended individual users be limited to 8,000 square feet. While we are adjusting this number On January 4,2005, the Planning Commission reviewed and approved the Concept PUD for the site (not to be confused with site plan approval). This plan was later approved by the City Council on January 24,2005. This final concept layout that was arrived at reflected a residential component within the areas located north and south of Lake Susan Drive, with the highest density concentration facing Highway 101. Crossroads Of Chanhassen Planning Case 08-01 February 19, 2008 Page 6 of 51 upward in response to changing market conditions, we still believe that this size user would be consistent with the neighborhood commercial type of use, Highway Plans w/Site Layout North Sit.. Location R..align..d Highway 101 New Highway 212 Proposed Light..d Inters..ction Future Southwest l\lerro Transit Station South Sit.. Location .. ~ .-- ..:.::...:t.!l. "'""""""",,,,:::1'1 .~ - --:-{- . ( ~,""~1 r\.'~ t '.. <r', I Lyman Bonk,'ard & Highway 101lnt..rchange & ~ . The portion of the site located south of Highway 312 consisted of a mix of commercial and residential uses, In that instance, the residential part encompassed the western portion of the site while the commercial part occupied the remainder of the site, and faced Highways 101, 312, and Lyman Boulevard. South Site .6< ./ ... " . I '" .. ... .\ " ,..... ), '4.,- , :.. --~t.:.::." ~, "" " " r) '~ U ,; .:;: \ ., .~~.. ,.. '\r '" , '\ ... .e!., ..'l. ".. . ~ ~ .. - - .... "\ r /J .~ - .; ~" · ,,~. .~, ~ .: ,,"'.~'.. 4~ I rf. 'l ~ _' \ I r 'i '" - - - - Jl: ... ~ \ ....,,,. ~ ~ ~ ~ .) , , , . '- .... ~ .. North Site /"" , -i" ... '~,n . Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 7 of 51 On June 27,2005, the City Council approved rezoning the property from Residential Single Family to Planned Unit Development-Mixed Use and adopted the Planned Unit Development ordinance that regulated and set standards for the development of this site including permitted uses, landscaping, setbacks, signage, building materials, architectural standards, parking, etc. On February 27,2006, the Chanhassen City Council approved a site plan for the construction of a three-story multi-family building containing 48 units, and located northwest of the intersection of Highways 312/101. On January 24,2008, the City requested the vacation of right-of-way along Old Trunk Highway 101. A portion of the old highway occupies the westerly portion of the site. Development of the westerly portion ofthe site is contingent upon Minnesota Department of Transportation vacating the right-of-way. As part ofthis submittal, staff directed the applicant to conduct a traffic study to evaluate the trip generation and circulation of the site along with the impact to the intersection of Lyman Boulevard and Highway 101. A traffic study was performed by the applicant's engineer and reviewed by the City's traffic consultant. Internally the site has acceptable circulation. The only external site issue that was discovered is at the intersection of Lyman Boulevard and the new public street. Access spacing guidelines for Carver County do not allow a signal at this intersection. The possibility exists that the County could someday switch the access to the public road (Crossroads Boulevard) to a right-in/right-out or block some of the turning movements. Staff has been receiving e-mails from residents in the vicinity ofthe development requesting a "Trader Joe's". The developer had conversations with Trader Joe's. The site was declined by them due to the fact that the number of households was deficient by approximately 7,000. The current proposal plats the portion ofthe site located south of Highway 312, north of Lyman Boulevard and west of Highway 101. The proposal also includes multiple site plans, PUD amendments and variances. SITE PLAN In order to provide a better understanding of the overall development, staff will first review the site plan component, which in turn leads to the PUD amendments and variance request. There are seven site plans attached to this application. All structures and developments must comply with the Development Design Standards for Chanhassen Gateway. A PUD is required to be developed to a higher quality than other projects. In order to approve this project, some PUD amendments are required. Site coverage is averaged over the entire development. This is permitted under the PUD ordinance (section 20-505 (e)). The total permitted site coverage is 70 percent. The proposed development has a total hard coverage area of 43.8%. The design ofthe buildings is attractive and is proposed to be constructed of high quality materials. They include brick, EIFS accents, rough-face block, awnings, and glass. All elevations that can be viewed by the public have received equal attention. Shared parking is centrally located on the site. It is buffered from views by buildings and landscaping. There are four outdoor seating areas within the development. Sidewalks and trails allow for connections between the buildings and separates Crossroads Of Chanhassen Planning Case 08-01 February 19, 2008 Page 8 of 51 pedestrian from vehicular traffic. The trash enclosure for some of the buildings is located internally, while in others it is located to the side ofthe building. The enclosures are proposed to be built of materials that match the buildings. The applicant has done a commendable job on the sidewalks and pedestrian connections on this site. The added landscaping and boulevard trees will provide a calming affect to a busy area. 4A: The first site plan is for a 5,300 square-foot convenience store with gas pumps and a 2,805 square-foot car wash. These structures are proposed to be located on Lot 1, Block 1. This site is proposed to be the first to develop. The design of the convenience store is attractive. The building has a pronounced entrance, utilizes durable exterior materials, and exhibits articulation. Signs are located on the west and north elevations of the building. The size of the individual letters may not exceed 30 inches. r!l~),"'J ~;f.:!.,,~lDF. IJACK / ~~ /Ifw/lC !A'WIK TIIH,IS"w _1elI:II RJ?II!SIDE Xw#c AirIK lTiN~ S,.., -- The applicant is requesting they be permitted to store ice, propane and salt on the sidewalk in front of the convenience store. Outdoor storage of merchandise may be permitted on the sidewalk around the convenience store with the condition that the outdoor display of merchandise shall not impede nor interfere with pedestrian traffic. Crossroads Of Chanhassen Planning Case 08-01 February 19, 2008 Page 9 of 51 I ,---1e' SQ. COl,i.AIh ~ J ~I -, U....t'fl/'! ::A. GN..\' STl.rASCI#\ (AU. "'...1U.....S ...,..-COrJAUST.a.ili.f) CANOPY ELEVATION l/SO _ 1'-0" I It-- 10' SQ. co..UIMII KW't~~ TR'P SdIR , " SIDE CANOPY ELEVATION 1/8- _ "-0" The canopy above the gas pumps is proposed to have two stripes. No signage is permitted on the canopy nor can it be illuminated. Lights below the canopy must be recessed, The car wash is an accessory use to the gas station. The car wash is proposed to be constructed of the same materials as the rest of the buildings in the development. Signs are proposed to be located on the east and west elevations. FRONT l/B" ~ "-0" Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 10 of 51 4B: The second site plan request is for a multi-tenant building with and area of 11,000 square feet. The structure is proposed to be located on Lot 2, Block 1. Exterior materials on the building consist of brick and EIFS. All four elevations have received an equal level of attention to architectural details. The applicant is showing wall signs on all four elevations of the building. Staff is recommending signs be limited to the east and west elevations only. The applicant is showing a drive-thru window for a coffee shop on the south elevation. Approval of the drive-thru window is contingent upon the City approving the PUD amendment allowing a drive-thru for coffee shops. .a.&L.. . _.tttt. . . . '. 0SOJ'1'1-o:.l:,,~,.aN o i"C$'l'c.P:lI4'TlC7'< ;JiI;_ITil<< _...-ItIT..... .~. .'. - - - -. ---. (~......l:...s..~""..,'" ~ 0~.....e;.!"...~:c::" 4C: The third site plan request is for a two-story multi-tenant building. The first floor is proposed to have an area of 13,800 square feet and the second floor will have an area of 11,000 square feet. Just as building 4B, this building will be located on Lot 2, Block 1. Signs are proposed on four sides of the building and on the first and second story of each elevation. Staff recommends the signs be limited to two elevations only. Any signage on the second floor may not be illuminated. 8so.n"loo~{"'rO'" (0 ~ ~'/A.T:O' Crossroads Of Chanhassen Planning Case 08-01 February 19, 2008 Page 11 of 51 G ~5r ~ ..,.....TiO'~ (;'1 ~r ~"^~IG~, \::/ 4D: The fourth site plan request is for a one-story retail building with an area of 8,000 square feet. Similar to buildings 4B and 4C, this building is also located on Lot 2, Block 1. Signage is proposed on all four elevations of the building. Staff recommends signage be limited to two elevations only. ~. ,~.....JTll . . . . .. = IT 'T. . ~ (.0 !4.3~ . .-""T'~ C:) "-Cft..... ~~ '.....10\ ~.--,.7-..~"ILLU._ II , r!P.'~'I' ~ . . .. . -. . ~_Ll.1L TENANT .-. ... ...- I I - 0~"'~I""O'''''''''' o N'lI.'Tloo "" 1"."...,."... 4E: The fifth site plan is for a 5,000 square-foot bank. The structure is proposed to be located on Lot 3, Block 1. The drive-thru is proposed to face Highway 312. Signs are proposed on the south elevation only. The sign design must comply with the criteria set in the PUD standards. 53 ~_ "^liii'~=-.'I"'.l ~. --.. -.. -FIll -~ -- . T ~.. ,..,," -_.:.....-.,~.. --.. .J~ "_.-.--_____ ~I-.., _ . . - - -~ -. "" .'" .... .. - ._- -- -- --- - - - --- r'\ ~i" ~'./.,.,c, ~0.i I~ \OIliH E'...E"....TlGl'. a ~_..JJ..,. _ . ~"- ~ ~. ,...i1.-.-1L..!L-Jl__ \.' _.lo. 1& " . - . J - -.'- -- ! ~ - ... - ..------ . J [ ~...,-.'..,.!i1"lrii~NK1__Ir<"II, '."~".""""_ - -. . :-:~ _ _ .- - 1 t":"\ e""$" ~e"ATl'" ~~i (.) =-". ....evM1C'; Crossroads OJ Chanhassen Planning Case 08-01 February 19,2008 Page 12 oJ51 4F: The sixth site plan is for a 3,400 square-foot retail building. The structure is proposed to be located on Lot I, Block 2. (~I ~lol eU~'{.4.TlC" '-J G ~!I~ ~~~'{"~O" o ~T ~"~rION :''"';- .-0:;" 8 SOli:T'l-- =,,=-".",T,ON :l~':'. '-0- 4G: The seventh and final site plan request is for a 10,000 square-foot Deli and Liquor Store. It is proposed to be located on Lot 2, Block 2. ~\O'Il~~Y""O"i ,j 01"1::$" ~~""T\~ LIGHTING/SIGNAGE The applicant prepared a lighting plan that is in keeping with the approved standards. The applicant included photometries. Light levels for site lighting shall be no more than one-half foot candle at the project perimeter property line. This does not apply to street lighting. The applicant has submitted a light fixture design that is attractive and will complement the overall design of this development. The parking lot light fixtures may be 30 feet tall. Light fixtures used in plazas may range between 12 and 18 feet in height. All fixtures must be shielded. Crossroads Of Chanhassen Planning Case 08-01 February 19, 2008 Page 13 of 51 The signs for this project include three monument signs to allow for identification of tenants in the development. The sign display area is 18.36 square feet each. The majority of the sign is an architectural element that frames the entrance into the development. The sign may not exceed 5 feet in height. Two of these signs are proposed to be located off of Lyman Boulevard and the third will be located west of Highway 101. ,. I!"I HlJc..I:. _-- . -- 'Ifo'f:~~~ r-:-I . _ 1/'''' rl .- --.8I.::IO.IT '~...c P.".Y!I.'" .. ,,_......$..~, \.-1' ~ U" Tl':T.IIJ. L__ ;:..r"" -;". I l ...., . ~ i 7EfWI.NT..:. . . l: ,__,,'_ -:u i~rErw1N1" - 1 TENAlirr' ---. . I!-~' ~~' o ;< .. 10, I '.. -., Dfl::~."'T"~ ~.:.'lk:. a..'"'l:.F..~ J"oC"ol T-g".t '" IT-17 (:2-'''I~'~,.I ",,--," ,,' i'lt~lf I;! ' .! ~--l~ ) ~ ~ ;0)" .. ...-- , .. t - .: I . J" ._1. _. __~:~""..4'io-""""'~ ,_ ,.' - .. ~-:r' r E NA N T The ordinance also allows one monument sign per tenant. Kwik Trip is requesting a 48 square-foot, 12-foot high sign advertising gas prices. The sign is proposed to be located on Lot 1, Block I (K wik Trip site). Staffrecommends originally recommended that the K wik Trip monument sign not exceed 24 square feet, be no higher than 5 feet and maintain a minimum setback of 10 feet from the property line. The Tf.!UMoIf "TENA.NT TENllllr ,,{2h'AJ~ " Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 14 of 51 applicant requested that they be permitted to duplicate the same design that was permitted on the Kwik Trip site located at the intersection of Highway 5, Galpin Boulevard, and West 78th Street. This issue was discussed at the Planning Commission meeting. Some indicated that it is important for a gas station to post gas prices while others stated that any passer by will know that this is a gas station. Staff recommends the city remain consistent in implementing design standards and recommends that Kwik Trip, located on Lot 1, Block 1, be permitted a 48 square-foot, 8-foot high sign. The sign must comply with all ordinances pertaining to size and percent of sign area dedicated to gas prices as well as any other applicable regulations. The ordinance allows one project identification sign for the development at the entrance off of Highway 101. The sign may not exceed 80 square feet in sign display area nor be greater than 8 feet in height. The sign shall be set back a minimum of 10 feet from the property line. The applicant is proposing the project identification sign be located at the southeast comer of the site as shown in the rendering below. The design of this comer, as well as the landscaping, originated during the review process of South West Village. The City wanted the creation of a gateway treatment on all four comers of the intersection of Highway 101 and Lyman Boulevard. SouthWest Village submitted a design that framed this intersection with landscaping and decorative fencing. The treatment is located in the right-of-way. The treatment was not intended to advertise developments. Staff is recommending any signage on this comer receive an encroachment agreement from Minnesota Department of Transportation. Crossroads Of Chanhassen Planning Case 08-01 February 19, 2008 Page 15 of 51 The applicant is also requesting approval of a 20-foot high, 96 square-foot display area pylon sign. The applicant submitted a photo showing the view of the Highway. Homes located north of Highway 312 are screened by a sound wall and will not be able to view the sign. ".'" ( I. ..,_~~.; ~';::""~~-t.,.~~~. i~~~:~~..~~ .- TEIVAm- TENANT Tl!NAHr TEtNA,VT TENANT reNA~T ~ANT TENIINT 1-- .~ -- --( v. The applicant will be able to provide reasonable advertising for the tenants through monument and wall signs. Staff is recommending denial of the monument sign. All the buildings in the development are permitted signs on two elevations only. Only individual letters are permitted. The size of individual letters may not exceed 30 inches. Illuminated signs are prohibited on the second story of building. PARKING The ordinance requires parking spaces be permitted as follows: Block Lot Use Building Required Required Proposed Area Parking Parking Parking Ratio 1 1 Gas/Convenience 5,300 1/200 26 26 1 2 Retail 11 ,000 1/200 55 233 Retail 13,800 1/200 69 Office 15,000 less 1/200 68 common areas Retail 8,000 1/200 40 1 3 Bank 5,000 1/250 20 23 2 1 Retail 3,400 1/200 17 15 2 2 Deli/Liquor 10,000 1/200 50 50 Total 71,500 345 347 Total parking spaces required is 345 spaces. The applicant is providing 347 surface parking spaces. Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 16 of 51 ARCHITECTURAL COMPLIANCE Size. Portion and Placement Entries: All buildings have pronounced entrances. Articulation: The buildings incorporate adequate detail and have been tastefully designed. The architectural style is unique to the buildings but will fit in with the surrounding area. The buildings will provide a variation in style through the use of brick, glass and EIFS. The buildings utilize exterior materials that are durable and of high quality. Samples of the materials will be made available at the meeting. Renderings are shown throughout this report. Signs: All signage must meet the sign criteria in the revised Planned Unit Development Design Standards for Chanhassen Gateway. Material and Detail High quality materials are being used on all buildings. Color The colors chosen for the buildings are earth tones. The selection is unique, but blends in with the surrounding buildings. Hei2ht and Roof Desi2n The maximum building height in this Planned Unit Development varies based on the use. All buildings meet the minimum set in the ordinance. The rooflines are staggered, adding articulation to the design of the buildings. All rooftop equipment must be screened from views. The ordinance requires a pitched element on buildings. There are arched, staggered and pitched elements on these buildings. They comply with this requirement. Facade Transparency All facades viewed by the public contain more than 50 percent windows and/or doors. Loadin2 Areas. Refuse Areas. etc. In some instances, the trash enclosure is located inside buildings and in others, it is located adjacent to buildings or within walking distance of the building. Recycling space and other solid waste collection space should be contained within the same enclosure. Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 17 of 51 SITE PLAN FINDINGS In evaluating a site plan and building plan, the City shall consider the development's compliance with the following: (1) Consistency with the elements and objectives ofthe city's development guides, including the comprehensive plan, official road mapping, and other plans that may be adopted; (2) Consistency with this division; (3) Preservation of 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 areas; (4) Creation of 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; (5) Creation of functional and harmonious design for structures and site features, with special attention to the following: a. 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; b. The amount and location of open space and landscaping; c. Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location 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. (6) Protection of 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. Findin2: The proposed development is consistent with the City's design requirements, the comprehensive plan, the zoning ordinance, the design standards, and the site plan review requirements with the exception of the setbacks which will require a variance and PUD amendment. Staff is recommending approval of both. The site design is compatible with the surrounding developments. It is functional and harmonious with the approved development for this area. Crossroads Of Chanhassen Planning Case 08-01 February 19, 2008 Page 18 of 51 Staff regards the project as a reasonable use of the land. The overall design is sensitive to the City's image. Based upon the foregoing, staff is recommending approval of the site plan with conditions outlined in the staff report. 1. PUD AMENDMENT There are multiple amendments requested by the applicant. Drive-thru windows: The current language in the Planned Unit Development Standards prohibits drive-thru windows except for banks, pharmacies, dry cleaners, etc. The applicant is proposing a drive-thru window for the coffee shop located at the most northerly portion of building 4B (one-story retail building with an area of 11,000 square feet). The window faces north and has the same canopy treatment as all other windows in the development allowing it to blend in. Staff had lengthy discussions with the applicant regarding the drive-thru windows. The applicant requested to pursue this option. Should the City agree to approve this amendment, the language dealing with drive-thru windows should be amended in the Chanhassen Gateway PUD to read "Drive-thru windows are allowed for tenants whose primary use is the sale of coffee. The drive-thru lane shall be screened and the exterior wall of the drive- through shall contain the same level of architectural detail as the rest of the building and as described in the design standards of the City Code." (~) ;o,m. ::-Co{" T ON .....-.l'..;;r' Increase in the size of a building and space occupied by a single tenant: The current language in the PUD limits the space occupied by a single tenant to 8,000 square feet. The applicant is requesting the square footage be increased to 10,000 square feet. The intent of limiting the square footage of a single tenant in the commercial/retail buildings is to insure that the type of retail operations are neighborhood oriented in size and service. There are three buildings that have an area that exceed 8,000 square feet. Building 4G (Deli and Liquor Store) is proposed to house a 5,000 square-foot liquor store, while the remaining 5,000 square feet is proposed to be occupied by a deli and a sushi bar. This breakdown is in compliance with the square footage limitation outlined in the PUD. To further clarify this point, staff is recommending adding language that limits the liquor store portion to 60% of the total building 4G area. It should be noted that the underlying commercial district does not limit commercial building areas. The limit was established with the Planned Unit Development. Proposed buildings 4B and 4C are multi-tenant and no single tenant may occupy more than 8,000 square feet of either one of these buildings. Staff recommends that the increase of square footage occupied by a single tenant be limited to building 4C. This building has the potential to attract a single office user. This increase is in keeping with the intent of the ordinance and staff is recommending approval of the 2,000 square-foot increase only iflimited to building 4C. Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 19 of 51 Should the City approve this amendment, staff recommends changing the language under permitted uses to read "Neighborhood scale commercial up to 8,000 square feet per tenant with the exception of building 4C. A tenant may occupy up to 10,000 square feet of said building." Accessory Uses: The current standards permit a convenience store with or without gas pumps. The applicant is requesting the addition of a car wash. A car wash is an ancillary use to a gas station and staff is recommending approval of this addition. The amended permitted use will state convenience store with or without gas pumps and car wash. The PUD also prohibits drive- thru windows except for banks or pharmacies. The applicant wishes to add coffee shops to the exceptions. Staff addressed this item earlier in the report. Also under the prohibited ancillary uses is the outdoor storage and display of merchandise. The applicant is requesting the sidewalk surrounding the Gas station/convenience store building and the area under the fuel canopy be exempt from this requirement. To the right is a photo of an existing Kwik Trip located north of Highway 5, south of West 78th Street and east of Galpin Boulevard. The applicant is requesting the convenience store at Crossroads of Chanhassen be permitted the same type of outdoor storage. Items stored on the sidewalk include salt, ice, mulch and propane. Staff recommends no storage be permitted under the fuel canopy. Should the City recommend approval of the outdoor storage of salt, ice and mulch, staff recommends the following language be added: "Outdoor storage and display of merchandise except on the sidewalk surrounding the convenience store. The outdoor display of merchandise shall not impede nor interfere with pedestrian traffic." Setbacks: The Planned Unit Development Design Standards require a 50-foot building and parking setback from Lyman Boulevard, 50 feet from Highway 101, and 50 feet from Highway 312. The applicant is requesting the setback be reduced to 20 feet on all three sides. This reduced setback facilitates a more urban style design. The City typically requires a larger front yard setback to allow for a buffer and parking. In this case, the majority of the parking will be screened by the proposed buildings. The one exception is the area north of the car wash where there are 8 parking spaces. All buildings will maintain 80+ feet from the actual curb on Highway 101 and Lyman Boulevard. The parking space north of the car wash will maintain 115 feet from the curb on Highway 101. None of the buildings nor the parking abut Highway 312. As such, staff recommends the required 50-foot setback remain. Also, there is the addition of an internal public right-of-way (Crossroads Boulevard). To maintain consistency in the development, staff recommends a 20-foot setback be observed from the internal right-of-way as well. The revised setbacks section will read as follows: Crossroads Of Chanhassen Planning Case 08-01 February 19, 2008 Page 20 of 51 Boundary Building! Parking Setbacks (feet) Lyman Boulevard ~ 20120 Highway 101 ~ 20120 Highway 312 50/50 Northerly Project Property Line 50120 Westerly Project Property Line 50120 Internal Right-of-Way (Crossroads Boulevard) 20120 Internal Project property lines 0/0 Hard Surface Coverage-Residential 50 % Commercial and Office Hard Surface Coverage 70% Maximum Commercial (Retail) Building/Structure Height 1 story Maximum Office/mixed use Building/Structure Height 2 stories Maximum Residential Building/Structure Height 35 or 3 stories, whichever is less Signs: Staff must point out that the intent is not to see the center at a competitive disadvantage to other commercial developments. When the standards were originally drafted, staff erred on the side of caution and established standards that were overly restrictive. With the construction of Highway 312 and realignment of Highway 101 complete, staff believes that it is realistic to allow businesses a reasonable and equitable opportunity to advertise their name and service. However, by limiting the signage to the standards established for Neighborhood Business District, we preserve and promote civic beauty. Proiect Identification Sign: The PUD allows one project identification sign for the development at the entrance off of Highway 101. The sign may not exceed 80 square feet in sign display area nor be greater than 8 feet in height. The sign shall be set back a minimum of 10 feet from the property line. The applicant is proposing the project identification sign be located at the southeast comer of the site as shown in the rendering below. Crossroads Of Chanhassen Planning Case 08-01 February 19, 2008 Page 21 of 51 The design of this comer, as well as the landscaping, originated during the review process of South West Village. The City wanted the creation of a gateway treatment on all four comers of the intersection of Highway 101 and Lyman Boulevard. SouthWest Village submitted a design that framed this intersection with landscaping and decorative fencing. The treatment is located in the right-of-way. The applicant has incorporated the development name into this design. The treatment was not intended to advertise developments. Staff is recommending the applicant either secure an encroachment agreement from Minnesota Department of Transportation and Carver County or move the sign to the southeast comer of Lot 2, Block 1. Monument Sign: The request is to amend the criteria for monument signs. The current ordinance allows one monument sign per lot with a street frontage. The signs are not to exceed 24 square feet in display area, nor be greater than five feet in height. The signs must be set back a minimum of 10 feet from the property line. There are a total of 5 lots and all lots have street frontage. Rather than individual monument signs, the applicant is requesting the following: The applicant is proposing a total of three monument signs at the entrances into the development. Two signs-one on either side of the entrance off of Lyman Boulevard, and one sign at the entrance off of Highway 101. The total sign display area is 15 square feet which is in keeping with the ordinance. The height of the sign must be reduced to 5 feet. Individual Tenant Monument Sign for Lot L Block 1 (Kwik Trip): The applicant is requesting an amendment to allow a 48 square- foot, 12- foot high sign advertising gas prices. The sign is proposed to be located on Lot 1, Block 1 (K wik Trip Site). One of staffs concerns is the close proximity between this monument sign and the one located at the entrance to the development off of Highway 101. There is approximately an 80-foot separation between these signs. Staffs concern is a cluttered appearance at the entrance to this development. Also, the intent was to allow each individual lot to have its own monument sign; however, the sign ~ -- .' .~-- --~!.r,.(ll't~ _~. / '-'._ - -.e.a.::K:..n~AA>&" _----.... \. IC> cr TCf.IO"l. ~=.,...-r- ""-.. J.., l~ , . MIL<. . . TENANT.:. -: ~NIINt - TENANT o ..~_ ~Tt..t::~. J'..c" 11--..' i>...a<.<. ...... ,,~. (~-"'I~ ~&l!l ':...'" ....- . l";;iT fl. ~ ~ ~-~~'T . ' . --~l~ , ~ .>~I - ~ I lftI,.iJ.M"'; .ii:'j;r ~C~-:~ JI. iI= Ij .1" L.. lU"'W!I" II Iill~!II iHoLI ~.,. J 1- _..}II ,t lEMIlNf ~AN~ -1'- - i - ~ "'---'~' ,- . ~.:5' . I .~. ~.~~~ ~..:~~J . .. -:..--. ~ ;.. ~:.:.o: ~ . .. ~~I T i2'/~.A ,t.) f . t ~.. ..- ~_. . I ! i ___I Crossroads Of Chanhassen Planning Case 08-01 February 19, 2008 Page 22 of 51 was not intended to exceed 24 feet. As such, Based on this analysis, staff originally recommended the Kwik Trip monument sign may not exceed 24 square feet, be no higher than 5 feet and maintain a minimum setback of 10 feet from the property line. The applicant requested that they be permitted to duplicate the same design that was permitted on the Kwik Trip site located at the intersection of Highway 5, Galpin Boulevard, and West 78th Street. Staff recommends the city remain consistent in implementing design standards and recommends that Kwik Trip, located on Lot 1, Block 1, be permitted a 48 square-foot, 8- foot high sign. The sign must comply with all ordinances pertaining to size and percent of sign area dedicated to gas prices as well as any other applicable regulations. Staff is also recommending the applicant be permitted the two signs off of Lyman Boulevard. These two signs may not exceed 24 square feet nor be higher than 5 feet. All signs must maintain a minimum of 10 feet from Highway 101 and Lyman Boulevard. Pylon Sign: The applicant is requesting an amendment to allow a 20-foot high, 96 square-foot display area pylon sign. Staff had lengthy discussions with the applicant regarding this sign. The applicant believes that it is an important advertising sign for traffic on Highway 312. The applicant designed the sign to complement the architecture of the overall development. It is proposed to be built utilizing brick and EIFS with pre-finished metal coping. II. TENAWT TENANT - r The applicant submitted a photo showing the view of the Highway. Homes located north of Highway 312 are screened by a sound wall and will not be able to view the SIgn. TENAHr rENA,VT - - TENANT TEN"~T .-- ~ TENANT TENANT ::: 1,-- ~ c. .--.:;;;;.... - .- P. As mentioned earlier, staffs concern is a cluttered appearance. Also, the applicant is proposing to locate the pylon sign in an outlot intended to be deeded to the City. No structures may be located on the outlot. As such, staff is recommending the request to amend the PUD to allow a pylon sign be denied. Wall Signs: The current standards state "The location ofletters and logos shall be restricted to the approved building sign bands, the tops of which shall not extend greater than 20 feet above the ground. The letters and logos shall be restricted to a maximum of30 inches in height. All individual letters and logos comprising each sign shall be constructed of wood, metal, or translucent Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 23 of 51 facing." The applicant is requesting that instead of restricting the location of the letters not to extend greater than 20 feet above the ground, that it be restricted not to extend above parapet heights. Staff measured the height of all buildings and concluded that the highest sign will be 24 feet above the ground. Stafflimited the height of the sign to minimize impact to the surrounding areas. The requested amendment is still in keeping with the intent. Illuminated Signs: Another request dealing with wall-mounted signs pertains to illuminated signs that can be viewed from neighborhoods outside the PUD site. The PUD standards prohibit such signs. The city code prohibits such signs only ifthe site is adjacent to a residential neighborhood without being separated by a right-of-way. The applicant is requesting that the language be amended to read "Second story illuminated signs that can be viewed from neighborhoods outside the PUD site are prohibited". This request is in keeping with the intent. There have been some changes in the layout of the site since the concept stage. As such, staff needs to amend the wall sign criteria to make it more appropriate for the current layout. The main change will be adding language that prohibits signs along the sides of buildings unless the actual entrance into a tenant's space is located at the side of the building. Prohibited Signs: The applicant is requesting the language prohibiting pylon signs be deleted. There is also language that prohibits window signs except for company logo/symbol and not the name. Such logo shall not exceed 10% of a window area. The applicant is requesting the development be permitted window signs and the use of reader boards. The applicant is also requesting electronic signs for gas prices. Staff is recommending denial of this amendment. The Chanhassen City Code states "Motor fuel price signs are permitted on the premises of any automobile service station or convenience store selling fuel, only if such signs are affixed to the fuel pumps or are made an integral part of a ground low profile or pylon business sign otherwise permitted in that zoning district. Motor fuel price signs affixed to a fuel pump shall not exceed four square feet in sign display area. When such signs are made an integral part of a freestanding business sign, the sign display area devoted to the price component shall not exceed 30 percent of the total sign display area of the sign." Staffis recommending this language be adopted. The Kwik Trip sign proposed to advertise gas prices must comply with this section. Lighting: The current language does not specify the height of a parking lot light pole. The applicant is requesting a 30-foot high pole. This is in keeping with city ordinances; however, staff is recommending the poles not exceed 25 feet in height. The applicant is requesting that the standards specify ornamental light fixtures should be kept to a pedestrian scale (12 to 18 feet). Street light fixtures should accommodate vertical banners for use in identifying the commercial area. This is more of a clarification and staff is in agreement with this request. PLANNED UNIT DEVELOPMENT AMENDMENT FINDINGS The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse effects of the proposed amendment. The six (6) effects and our findings regarding them are: Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 24 of 51 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. Finding:: It complies with providing mixed use (residential and neighborhood commercial) at the intersection of Highway 101 and Highway 312. The plan also requires all mixed use developments to be developed as a Planned Unit Development. b) The proposed use is or will be compatible with the present and future land uses of the area. Finding:: The proposed uses are and will be compatible with the present and future land uses of the area through the implementation of the design standards, landscaping, architecture, etc. c) The proposed use conforms with all performance standards contained in the Zoning Ordinance. Finding:: The proposed uses will conform with all performance standards contained in the Zoning Ordinance such as design standards, signage, durable materials, uses, etc., if the setback variance is approved. d) The proposed use will not tend to or actually depreciate the area in which it is proposed. Finding:: The proposed uses are intended to meet the daily needs ofthe area. It could potentially add convenience to the homeowners in the area. e) The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. Finding:: The site is located within the Municipal Urban Service Area. 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. Finding:: Based upon traffic studies conducted by the applicant's traffic engineer, traffic generation by the proposed uses is within capabilities of streets serving the property. 2. VARIANCE The applicant is requesting a reduced setback from collector roads. The City Code requires all buildings to maintain a 50-foot setback from arterial or collector streets. The reason behind the variance request is for design purposes, to reflect an urban retail development and to complement the SouthWest Village development located east ofthe subject property, which was granted a 20 foot setback variance. Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 25 of 51 VARIANCE FINDINGS The Board of Adjustments and Appeals shall not recommend and the City Council shall not grant a variance unless they find the following facts: a) That the literal enforcement ofthis 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 these criteria. Finding: The literal enforcement ofthis chapter does cause an undue hardship. Due to the type of development the applicant is proposing, it is important to bring the buildings closer to the street. All the parking lots are hidden from views by the buildings. b) The conditions upon which a petition for a variance is based are not applicable, generally, to other property within the same zoning classification. Finding: The conditions upon which this variance is based are not applicable to all properties that lie within the Planned Unit Development (PUD) District. PUDs may provide flexibility in the standards in an effort to meet comprehensive plan policies for the creation of a better design. This is a mirror of standards established east of the subject site. 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 proposed variance is necessary to accommodate the proposed development style. This is a mixed-use development with urban retail. Such uses are generally located closer to the right-of-way and have a sidewalk around them. d) The alleged difficulty or hardship is not a self-created hardship. Finding: The proposed variance is necessary to accommodate the proposed building within 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 a 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. t) The proposed variation will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets or increase the danger of fire or Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 26 of 51 endanger the public safety or substantially diminish or impair property values within the neighborhood. Finding: The proposed variation still maintains extensive areas of open space and will not impair an adequate supply oflight and air to adjacent property or substantially increase the congestion of the public streets. 3. SUBDIVISION The applicant is requesting preliminary plat approval to replat 14.9 acres into 5 lots and 1 outlot. The site is zoned Planned Unit Development-Mixed Use and is located at the southwest intersection of Highways 312/101 and north of Lyman Boulevard. Lot 1, Block 1 will house a gas station, convenience store and car wash and will have an area of 1.8 acres. Lot 2, Block 1 will house 3 retail/office buildings with an area of 4.39 acres. Lot 3, Block 2 will house a bank and will have an area of 0.8 acres. Lot 1, Block 2 will house a retail building with an area of 0.39 acres, and Lot 2, Block 2 will house a deli and liquor store with an area of 1.23 acres. Outlot A contains a stormwater pond and a wetland with an area of 4.54 acres. The dedicated right-of-way for Crossroads Boulevard has an area of 1.75 acres. The ordinance states that, "All lots shall abut for their full required minimum frontage on a public street as required by the zoning ordinance; or be accessed by a private street; or a flag lot which shall have a minimum ofthirty feet of frontage on a public street." All lots have street frontage. Access to all individual lots is mainly gained from a curb cut off of Crossroads Boulevard. The subdivision request is a relatively straightforward action and staff is recommending approval with conditions. There are no minimum lot areas within a PUD. The following are the lot tabulations for the project: Lot 1, Block 1 Lot 2, Block 1 Lot 3, Block 1 Lot 1, Block 2 Lot 2, Block 2 Outlot A ROW Total Site SUBDIVISION FINDINGS 1.8 acres 4.39 acres 0.8 acres 0.39 acres 1.23 acres 4.54 acres 1.75 acres 14.9 acres 1. The proposed subdivision is consistent with the zoning ordinance. Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 27 of 51 Findin2: The subdivision meets the intent of the city code subject to the conditions ofthe staff report and the PUD. 2. The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; Findin2: The proposed subdivision is consistent with applicable plans. 3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development; Findin2: The proposed site is suitable for development subject to the conditions specified in this report. 4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; Findin2: The proposed subdivision will be served by adequate urban infrastructure. 5. The proposed subdivision will not cause environmental damage; Findin2: The proposed subdivision will not cause environmental damage subject to conditions of approval. 6. The proposed subdivision will not conflict with easements of record. Findin2: The proposed subdivision will not conflict with existing easements, but rather will expand and provide all necessary easements. 7. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a. Lack of adequate storm water drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer systems. d. Lack of adequate off-site public improvements or support systems. Findin2: The proposed subdivision is provided with adequate urban infrastructure. WETLANDS Existing Wetlands One jurisdictional wetland exists on the site. Westwood Professional Services delineated the wetland on October 17, 2007. The wetland delineation was reviewed by the City of Chanhassen Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 28 of 51 on October 22,2007. The delineated boundary was determined to reflect the jurisdictional extent of the wetland. The wetland is a Type 1/3 landlocked basin located south ofthe new Highway 212. The wetland is dominated by reed canary grass and narrow-leaved cattail. Some cottonwoods, boxelders, red osier dogwood and sedges were also observed. This project does not propose to impact the wetland. Wetland 1 is classified as a Manage 3 wetland by the City Wetland Inventory. A wetland buffer 16.5 feet wide and a 30-foot setback from the wetland buffer must be maintained around the wetland. Wetland buffer areas should be preserved, surveyed and staked in accordance with the City's wetland ordinance. That portion ofthe wetland buffer adjacent to the proposed earthwork should be planted in a suitable native seed mix. 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. While secondary structures are allowed to encroach into the setback by up to 50% of the setback width, it appears that a portion of the retaining wall adjacent to the northern retail building in Lot 2 extends beyond the allowed 50% encroachment. This wall needs to be moved easterly so it does not exceed the 50% allowed encroachment. Vegetation currently within the buffer does not meet the minimum requirements for buffers in Chanhassen. At a minimum, that portion of the buffer adjacent to the proposed earthwork needs a vegetation management plan to address the abundance of non-native plant species. A suitable Board of Water and Soil Resources (BWSR) mix should be called out. LAKE & BLUFF ZONES The proposed project is not within any shoreland district. There are no bluff zones located on the property. EROSION AND SEDIMENT CONTROL A NPDES Phase II Construction Site Storm Water Permit will be required from the Minnesota Pollution Control Agency (MPCA) for this site. A Storm Water Pollution Prevention Plan (SWPPP) will be required in conjunction with this application. The SWPPP should be provided to the City so it can be reviewed by the Carver Soil and Water Conservation District prior to the preconstruction meeting for the project. The creation of the temporary sediment basin and ditch to route water is encouraged as shown on the plans. To avoid confusion, the extent ofthe ditch needs to be clearly indicated or a note added indicating what area should be drained by the ditch and that it should be conveyed to the temporary sediment basin. Erosion control blanket shall be installed on all slopes greater than or equal to 3: 1. At a minimum, this includes those slopes immediately east of the existing wetland basin. Remove that portion of the note stating "on all slopes 3:1 or greater". All exposed soil areas shall have Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 29 of 51 temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Type of Slope Steeper than 3: 1 10:1 to 3:1 Flatter than 10: 1 Time 7 days 14 days 21 days (Maximum time an area can remain open when the area is not actively being worked.) 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. Inlet protection may be needed prior to installation of the castings for the curbside catch basins. In that case, all storm sewer inlets should be protected by at least fabric draped over the manhole with a steel plate holding the fabric in place. The City ofChanhassen requires the rock construction entrance to be a minimum 75 feet in length. The rock construction entrance should be constructed in accordance with Chanhassen's Standard Detail 5301. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as needed. When designing the grading plan, avoid designs that result in channelized flow such as exists southwest of the Deli & Liquor Store. SURFACE WATER MANAGEMENT PLAN (SWMP) CONNECTION CHARGES Water Quality Fees Because of the impervious surface associated with this development, the water quality fees for this proposed development are based on commercial development rates of $17 ,400/acre. Total area, less that portion in Outlot A equals 10.18 acres. Therefore, the water quality fees associated with this project are $177,132. Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average city wide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels, and stormwater ponding areas for runoff storage. Commercial developments have a connection charge of $6,280 per developable acre. This results in a water quantity fee of approximately $69,427 for the proposed development. SWMP Credits Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 30 of 51 This project proposes the construction of one NURP pond. The applicant will be credited for 50% of the water quality charge for each acre draining to the NURP pond on site. Sub catchment 6S as shown on the plans drains to the NURP pond and has a watershed area of 1.97 acres. This is equivalent to a water quality credit of$17,139. The developer proposes two outlet structures with energy dissipation BMPs. These two structures result in a $5,000 credit. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $224,420.60. OTHER AGENCIES The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Minnesota Pollution Control Agency, Minnesota Department of Natural Resources (for dewatering)) and comply with their conditions of approval. GRADING AND DRAINAGE The 14.9 acre site is located south ofthe newly constructed Highway 212 and northwest ofthe intersection of the recently re-routed Highway 101 and Lyman Boulevard. This site consists ofa wetland on the west side with pasture-type vegetation on the east. The Minnesota Department of Transportation (MnDOT) completed grading on this site with the construction of Highway 212 and Highway 101. Old Highway 101 was the only structure on this site before construction but has been removed with the construction of Highway 212. The utilities that were present where the Old Highway 101 was located are still in place and will help to service this development. Existing drainage is divided into three main areas. The first drainage area which is approximately 10 percent ofthe site drains towards Lyman Boulevard and Highway 101. Another drainage area is on the east side of Old Highway 101 and previously drained along the ditch of the road and into a low area where the newly constructed Highway 212 is located. The third drainage area is approximately 40 percent ofthe site (west of Old Highway 101) and drains into the existing wetland. There are three proposed drainage areas for this site. The first drainage area which will flow towards Highway 101 and Lyman Boulevard has been accounted for in the reconstruction of Highway 101. The second drainage area will drain into MnDOT's Braebum Pond. This pond was constructed with the off ramp of Highway 212 and has been designed for the runoff from this portion of this site. The final drainage area will discharge into a stormwater pond to be constructed by this development. The stormwater pond has been oversized and needs to be revised. One of the problems associated with the oversizing is the tendency for the pond to dry out and become a potential eyesore. Reducing the size of this pond will also reduce the size of the retaining wall. The proposed storm sewer will need to be adjusted. High points on the public street should be located near the access points to allow better sight distance. The existing county storm sewer is proposed to be rerouted around the proposed pond. Resizing the pond to the required amounts Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 31 of 51 should allow the county storm sewer to remain unchanged. Rational method calculations will be needed for the sizing of the storm sewer. A permit is required from the appropriate agency for any off-site grading. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes. RETAINING WALLS The proposed retaining walls are as follows: Location Length Maximum (approx.) Height (approx.) South and east side of the proposed pond 500 feet 9 feet and on the east side of the wetland The retaining wall along the existing watermain should be lowered or removed. Resizing the pond to eliminate excess dead storage would allow this section of the wall to be altered. Removing this wall will allow better access to the pond and keep the retaining walls away from the existing utilities. Building permits are required for all retaining walls four feet tall or higher and must be designed by a Structural Engineer registered in the State of Minnesota. UTILITIES The developer proposes to extend lateral sanitary sewer, watermain and storm sewer within the development. The trunk sanitary sewer, storm sewer, and watermain within the public right-of- way or along the Old Highway 101 corridor shall be publicly owned and maintained. All other utilities will be private and must be covered by a cross-access agreement. Proposed watermain will extend from the existing watermain which bisects the site. The proposed watermain will be a 10-inch loop extending from the existing watermain having a total length of approximately 970 lineal feet. The connections to the existing watermain must be wet tapped. Sanitary sewer for this development will extend from the existing trunk sanitary line which bisects the site. Utility plans shall show both plan view and profiles of all utilities (sanitary sewer, water, and storm lines). Actual elevations of existing utilities shall be verified for accuracy. Each new building is subject to sanitary sewer and water hookup charges. The 2008 trunk hookup charge is $1,769 for sanitary sewer and $4,799 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. Assessments for sewer and water are undetermined at this time. The City is in contact with Carver County and will have final determination prior to final plat. Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 32 of 51 All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building permit issuance. Permits from the appropriate regulatory agencies will be required, including the MPCA, Department of Health, Carver County, Watershed District and Minnesota Department of Transportation. EASEMENTS A 10-foot drainage and utility easement has been provided along all public right-of-way. There has also been a 20-foot drainage and utility easement for the 10-inch watermain loop and a 20- foot drainage and utility easement for the storm sewer between Lot 2 and Lot 1, Block 2. The 10-inch watermain loop and the storm sewer between Lot 2 and Lot 1, Block 2 is not connected to a public system and should be covered by a cross-access agreement instead of a drainage and utility easement. Outlot A is completely covered by a drainage and utility easement. The County's storm sewer which is west ofthe proposed public right-of-way will need to be covered by a drainage and utility easement. STREETS Access to the site from the Highway 212 ramp is currently governed by MnDOT. MnDOT has agreed to grant this access as long as it is a public street and is completely constructed before the opening of this access point. MnDOT also has ownership of the Old Highway 101 property. The City has started the process of getting this land turned back but it is unclear at this point when this will happen. The developer will need to work with the City and MnDOT to secure access to the site and acquire the Old Highway 101 land. The second access to the site is from Lyman Boulevard, a county road. The intersection of the new public road and Lyman Boulevard does not meet Carver County's access spacing for a traffic signal. If traffic volumes in the future grow significantly on Lyman Boulevard, a traffic signal will be an unlikely solution for solving backups at the intersection of Lyman Boulevard and the proposed public street. The County would likely convert this intersection to a three- quarter or right-in/right-out by blocking some ofthe turning and/or thru movements. A public street will service this development and must be designed to Minnesota State Aid Standards. Maintenance of this street will be provided by the City. The width of this street will be 32-feet wide and will be wider near the intersections with Highway 101 and Lyman Boulevard to accommodate turn lanes. The public street connection on Highway 101 must align with the lanes provided by the construction ofthe offramp of Highway 212. The required 60- foot right-of-way for a commercial street has been provided, but must be modified near the intersection of the public road and Lyman Boulevard to accommodate the trail. Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 33 of 51 A traffic study has been submitted by the developer and reviewed by the City's traffic consultant. The public road design has been found sufficient for this development. Standard road width for commercial development is 36 feet wide. The reason for allowing the 32 feet is because this is not a typical public street serving a commercial area and the 32 feet will be sufficient to handle the anticipated traffic. Narrowing the street will also have a benefit of making the road feel tighter for motorists, which will cause them to drive more cautiously. No parking will be allowed on this public street. Upon completion ofthe public street, the applicant shall submit a set of "as-built" plans signed by a professional civil engineer. The access drives connecting to the public street must be modified. Maximum acceptable width is 26 feet. No objects are to be placed in the horizontal sight triangles at the intersections. Collector and Arterial Roadway Traffic Impact Zone fees will be collected with the final plat. This fee is for areas within the City where new developments will impact major roadway systems that the City has identified for improvements. The fee will be based on the commercial rate of $3,600 per acre. Remaining street assessments are approximately $66,900. These assessments must be paid prior to final plat. MISCELLANEOUS The preliminary plat has been checked and needs to be adjusted. One of the issues that should be resolved is that the boundary does not close. Another problem is a text error in the legal description. Encroachment agreements are needed for the signs located in drainage and utility easements. Also, the pylon sign shall be moved 10 feet south to allow room for the pond access road. LANDSCAPING Minimum requirements for landscaping include 14,991 square feet of landscaped area around the parking lot, 60 trees for the parking lot, and boulevard trees along Crossroads Boulevard. The proposed landscaping as compared to the requirements for landscape area and parking lot trees is shown in the following table. Required Proposed Vehicular use landscape area 14,991 sq. ft. 107,668 sq. ft. Trees/ parking lot 60 overstory 60 overstory 31 islands or peninsulas 31 islands/peninsulas Boulevard trees 30 overstory 33overstory (1 per 30 feet) Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 34 of 51 Applicant meets minimum requirement for landscaping quantities. City ordinance requires that all landscape islands have a minimum inside width of 10 feet. Some appear to have a slightly smaller width. The applicant will need to expand the islands to meet the minimum. Additionally, staff recommends that Cornell structural soil be used under each island. This soil is load bearing and supports tree root growth. Required Proposed North Prop. line 5 canopy trees 11 canopy bufferyard B - 30' width x 480' 9 understory trees 11 understory length 9 shrubs 10 shrubs South property line 13 canopy trees 5 canopy trees bufferyard B - 20' x 660' 20 understory trees 33 understory trees 33 shrubs >33 shrubs East property line 14 canopy trees 9 canopy trees bufferyard B - 20' x 700' 21 understory trees 31 understory trees 35 shrubs >35 shrubs West property line 5 canopy trees 6 canopy trees bufferyard B - 30' x 480' 9 understory trees 9 understory trees 9 shrubs 9 shrubs The applicant does not meet minimum requirements for bufferyard plantings. Areas of below minimum quantities are canopy trees in the south and east bufferyards. Staff recommends that the applicant increase the quantity of canopy trees in those areas to meet minimum requirements. The applicant has not specified the species of any plantings on the landscape plan. The applicant will be required to resubmit a landscape plan that shows the quantity and species of each planting noted on the plan and in the Plant Schedule. Staff also recommends that the applicant remove the following species from the Plant Schedule: Norway maple and Colorado spruce. These trees may be replaced with other comparable species from the City's approved tree list. Staff recommends that the quantity of any ash varieties be significantly reduced. The applicant is proposing to plant boulevard trees between the street and sidewalk along the public street. It is the City's policy not to locate trees in that area. The applicant will need to place the trees behind the sidewalk. PARKS The plans show sidewalks that connect to City trails throughout the site. Full park fees in lieu of parkland dedication shall be collected in full at the rate in force upon final plat submission and approval. RECOMMENDATION Staff recommends adoption of the following four motions: Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 35 of 51 1. Planned Unit Development Amendment - Page 35 2. Variance - Page 42 3. Subdivision - Page 43 4. Site Plan - Page 46 1. PLANNED UNIT DEVELOPMENT AMENDMENT "The Planning Commission recommends the City Council approves the Planned Unit Development amendment in the attached ordinance for Chanhassen Gateway clarifying setbacks, signage, and retail building size incorporating the changes as shown below (amendments are shown in bold), and including the attached Findings of Fact and Recommendation: CHANHASSEN GA TEW A Y PUD DEVELOPMENT DESIGN STANDARDS a. Intent The purpose of this zone is to create a MIXED USE PUD including a NEIGHBORHOOD COMMERCIAL, OFFICE AND RESIDENTIAL. The use of the PUD zone is to allow for more flexible design standards while creating a higher quality and more sensitive development. Each structure proposed for development shall proceed through site plan review based on the development standards outlined below. Exhibit A reflects the site layout and buildings as referenced herein. CROSSROADS OF CH ~~~ // /"/ ~/ /,.<\. .." ~ 11"-- Exhibit A e I f WffiAI() >= -:L.o.,-;;... ~ ~.;~'i.-/~ l)'m..'I Bou&.v...d \( ~. 1Ul.\L'S-..\.'IH-R\()S. '" _'"' .!l\'<-I..1' ....."....111 (..It.. Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 36 of 51 b. Permitted Uses . The permitted uses in this zone should be limited to appropriate commercial and service uses consistent with meeting the daily needs of the neighborhood. The uses shall be limited to those as defined herein. If there is a question as to whether or not a use meets the definition, the Community Development Director shall make that interpretation. The type of uses to be provided on these lots shall be low intensity neighborhood oriented retail and service establishments to meet daily needs of residents. Commercial and office uses shall be limited to the area located south of Highway 212. Residential uses shall be located north of Highway 212 and along the western portion of the southern half. . Small to medium-sized restaurant-not to exceed 8,000 square feet per building (no drive-thru windows except drive-thru windows are allowed for tenants whose primary use is the sale of coffee. The drive-thru lane shall be screened and the exterior wall of the drive-thru shall contain the same level of architectural detail as any other elevation visible by the public. . Banks with a drive-in service window . Office . Day care . Neighborhood scale commercial up to 8,000 square feet per tenant with the exception of building 4C. A tenant may occupy up to 10,000 square feet of said building. No individual service component of a retail building shall occupy more than 8,000 square feet of a building. The liquor store may not occupy more than 60% of the total area of building 4G. . Convenience store with or without gas pumps and car wash. . Specialty retail (Book Store, Jewelry, Sporting Goods Sale/Rental, Retail Sales, Retail Shops, Apparel Sales, etc.) . Personal Services (an establishment or place of business primarily engaged in providing individual services generally related to personal needs, such as a Tailor Shop, Shoe Repair, Self-Service Laundry, Laundry Pick-up Station, Dry Cleaning, Dance Studios, etc). . Residential High Density (8-16 units per net acre). The total number of units for the entire site may not exceed 150 units. c. Building Area . Commercial/Office - Not to exceed 75,000 square feet for the entire development . Maximum Commercial/Office lot usage is a Floor Area Ratio of 0.3 . Maximum office/commercial building area per tenant may not exceed 8,000 square feet . Maximum residential units may not exceed 150 units. d. Prohibited Ancillary Uses . Drive-thru Windows except banks, coffee shops or pharmacies. Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 37 of 51 . Outdoor storage and display of merchandise such as propane, salt, window washer fluid, etc. except on the sidewalk surrounding the convenience store 4A. The outdoor display of merchandise shall not impede nor interfere with pedestrian traffic. e. Setbacks The PUD ordinance requires setbacks from roadways and exterior property lines. The following table displays those setbacks. Boundary Building! Parking Setbacks (feet) Lyman Boulevard W,t.W 20/20 Highway 101 North of Highway 312 SO/50 Highway 101 South of Highway 312 W,t.W 20/20 Highway ~ 312 SO/50 Northerly Project Property Line 50120 Westerly Project Property Line 50120 Internal Project property lines 0/0 Internal Right-of-Way (Crossroads Boulevard) 20/20 Hard Surface Coverage-Residential 50% Commercial and Office Hard Surface Coverage 70% Maximum Commercial (Retail) Building/Structure Height 1 story Maximum Office Building/Structure Height 2 stories Maximum Residential Building/Structure Height 35 or 3 stories, whichever is less f. Non Residential Building Materials and Design There shall not be underdeveloped backsides of buildings. All elevations shall receive nearly equal treatment and visual qualities. Buildings and site design shall comply with design standards outlined in Article XXIII. General Supplemental Regulations, Division 7 of the Zoning Ordinance. g. Residential Standards Buildings and site design shall comply with design standards outlined in Article XXIII. General Supplemental Regulations, Division 9 of the Zoning Ordinance. 1. All units shall have access onto an interior private street. 2. A design palette shall be approved for the entire project. The palette shall include colors for siding, shakes, shutters, shingles, brick, stone, etc. 3. All foundation walls shall be screened by landscaping or retaining walls. Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 38 of 51 h. Site Landscaping and Screening The intent of this section is to improve the appearance of vehicular use areas and property abutting public rights-of-way; to require buffering between different land uses; and to protect, preserve and promote the aesthetic appeal, character and value of the surrounding neighborhoods; to promote public health and safety through the reduction of noise pollution, air pollution, visual pollution and glare. 1. The landscaping standards shall provide for screening for visual impacts associated with a given use, including but not limited to, truck loading areas, trash storage, parking lots, Large unadorned building massing, etc. 2. Each lot for development shall submit a separate landscaping plan as a part of the site plan review process. 3. All open spaces and non-parking lot surfaces, except for plaza areas, shall be landscaped, rockscaped, or covered with plantings and/or lawn material. Tree wells shall be included in pedestrian areas and plazas. 4. Undulating berms, north of Lyman Boulevard, north and south of Highway ~ 312 and west of Highway 101 shall be sodded or seeded at the conclusion of grading and utility construction. The required buffer landscaping may be installed where it is deemed necessary to screen any proposed development. All required boulevard landscaping shall be sodded. 5. Loading areas shall be screened from public right-of-ways. Wing walls may be required where deemed appropriate. 6. Native species shall be incorporated into site landscaping, whenever possible. i. Street Furnishings Benches, kiosks, trash receptacles, planters and other street furnishings should be of design and materials consistent with the character of the area. Wherever possible, street furnishings should be consolidated to avoid visual clutter and facilitate pedestrian movement. j. Signage The intent of this section is to establish an effective means of communication in the development, maintain and enhance the aesthetic environment and the business's ability to attract sources of economic development and growth, to improve pedestrian and traffic safety, to minimize the possible adverse effect of signs on nearby public and private property, and to enable the fair and consistent enforcement of these sign regulations. It is the intent of this section, to promote the health, safety, general welfare, aesthetics, and Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 39 of 51 image of the community by regulating signs that are intended to communicate to the public, and to use signs which meet the city's goals: a. Establish standards which permit businesses a reasonable and equitable opportunity to advertise their name and service; b. Preserve and promote civic beauty, and prohibit signs which detract from this objective because of size, shape, height, location, condition, cluttering or illumination; c. Ensure that signs do not create safety hazards; d. Ensure that signs are designed, constructed, installed and maintained in a manner that does not adversely impact public safety or unduly distract motorists; e. Preserve and protect property values; f. Ensure signs that are in proportion to the scale of, and are architecturally compatible with, the principal structures; g. Limit temporary commercial signs and advertising displays which provide an opportunity for grand opening and occasional sales events while restricting signs which create continuous visual clutter and hazards at public right-of-way intersections. j.t. Proiect Identification Sign One project identification sign for the commercial portion of the development located at the entrance off of Highway 101. Project identification signs shall not exceed 80 square feet in sign display area nor be greater than eight feet in height. The sign shall be setback a minimum of 10 feet from the property line. As an alternative, the project identification sign may be located at the southeast comer of Lot 2, Block 1. If the sign is located in the right-of-way, an encroachment agreement must be obtained. Otherwise, the sign must maintain a 10 foot setback from property lines and may not exceed 24 square feet nor be higher than 5 feet. j.2. Monument Si2n One monument sign shall be permitted at the entrance to the development off of Lake Susan Drive. One monument sign per lot shall be permitted for the commercial portion ofthe site. One multi-tenant sign shall be permitted at the entrance into the development off of Highway 101 and two signs off of Lyman Boulevard. These signs shall not exceed 24 square feet in sign display area nor be greater than 5 feet in height except Kwik Trip, located on Lot 1, Block 1, shall be permitted a 48 square-foot, 8-foot high monument sign. These signs must comply with all ordinances pertaining to size and percent of Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 40 of 51 sign area dedicated to gas prices as well as any other applicable regulations. These signs shall be set back a minimum of 10 feet from the property line. j.3. Wall Si2ns a. The location ofletters and logos shall be restricted to the approved building sign bands, the tops of which shall not extend greater than 20 feet above the ground parapet height. The letters and logos shall be restricted to a maximum of 30 inches in height. All individual letters and logos comprising each sign shall be constructed of wood, metal, or translucent facing. b. Second story illuminated signs that can be viewed from neighborhoods outside the PUD site, are prohibited. c. Tenant signage shall consist of store identification only. Copy is restricted to the tenant's proper name and major product or service offered. Corporate logos, emblems and similar identifying devices are permitted provided they are confined within the signage band and do not occupy more than 15% of the sign area unless the logo is the sign. d. Wall signs are limited to two elevations per building. j.4. Festive Fla2sIBanners a. Flags and banners shall be permitted on approved standards attached to the building facade and on standards attached to pedestrian area lighting. b. Flags and banners shall be constructed of fabric or vinyl. c. Banners shall not contain advertising for individual users, businesses, services, or products. d. Flags and banners shall project from buildings a maximum of two feet. e. Flags and banners shall have a maximum area of 10 square feet. f. Flags and banners which are tom or excessively worn shall be removed at the request of the city. j.5. Buildin2 Directory a. In multi-tenant buildings, one building directory sign may be permitted. The directory sign shall not exceed eight square feet. Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 41 of 51 j.6 Directional Si2ns a. On-premises signs shall not be larger than four (4) square feet. The maximum height ofthe sign shall not exceed five (5) feet from the ground. The placement of directional signs on the property shall be so located such that the sign does not adversely affect adjacent properties (including site lines or confusion of adjoining ingress or egress) or the general appearance ofthe site from public rights-of-way. No more than four (4) signs shall be allowed per lot. The city council may allow additional signs in situations where access is confusing or traffic safety could be jeopardized. b. Off-premises signs shall be allowed only in situations where access is confusing and traffic safety could be jeopardized or traffic could be inappropriately routed through residential streets. The size of the sign shall be no larger than what is needed to effectively view the sign from the roadway and shall be approved by the city council. c. Bench signs are prohibited except at transit stops as authorized by the local transit authority. d. Signs and Graphics. Wherever possible, traffic control, directional and other public signs should be consolidated and grouped with other street fixtures and furnishings to reduce visual clutter and to facilitate vehicular and pedestrian movement. A system of directional signs should also be established to direct traffic within the commercial area and away from residential areas. j.7. Prohibited Si2ns . Pylon signs are prohibited. . Back lit awnings are prohibited. . Window Signs are prohibited except for company logo/symbol and not the name. Such logo shall not exceed 10% of a window area. . Menu Signs are prohibited. j.8. Si2n Desi2n and Permit Requirements a. The sign treatment is an element of the architecture and thus should reflect the quality of the development. The signs should be consistent in color, size, and material and height throughout the development. A common theme will be introduced at the development's entrance monument and will be used throughout. b. All signs require a separate sign permit. c. Wall business signs shall comply with the city's sign ordinance for the Neighborhood business district for determination of maximum sign area. Wall signs may be permitted on the "street" front and primary parking lot front of each building. Crossroads Of Chanhassen Planning Case 08-01 Febrnary 19,2008 Page 42 of 51 k. Lighting 1. Lighting for the interior of the development shall be consistent throughout the development. High pressure sodium vapor lamps with decorative natural colored pole shall be used throughout the development parking lot area for lighting. Decorative, pedestrian scale lighting shall be used in plaza and sidewalk areas and may be used in parking lot areas. Parking lot light poles may not exceed ~ 25 feet in height. 2. Light fixtures in areas other than parking lots should be kept to a pedestrian scale (12 to 18 feet). Street light fixtures should accommodate vertical banners for use in identifying the commercial area. 3. All light fixtures shall be shielded. Light level for site lighting shall be no more than ~ foot candle at the project perimeter property line. This does not apply to street lighting. 4. Lighting for parking areas shall minimize the use oflights on pole standards in the parking area. Rather, emphasis should be placed on building lights and poles located in close proximity to buildings. l. Non Residential Parking 1. Parking shall be provided based on the shared use of parking areas whenever possible. Cross access easements and the joint use of parking facilities shall be protected by a recorded instrument acceptable to the city. 2. The development shall be treated as an integrated shopping center and provide a minimum of one space per 200 square feet of commercial/retail area. The office/personal service component shall be treated as an integrated office building and provide 4.5 space per 1,000 square feet for the first 49,999 square feet, four per thousand square feet for the second 50,000 square feet, and 3.5 per thousand square feet thereafter. m. Residential Parking shall comply with city code requirements." 2. VARIANCE "The Planning Commission recommends the City Council approves variance request #08-01 to allow a 20-foot setback from Lyman Boulevard and a 20-foot setback from Highway 101, as shown in plans dated received January 18,2008 and including the attached Findings of Fact and Recommendation with the following condition: 1. Approval of the variance applications is contingent upon approval of the final plat, site plan and the pun amendment - Planning Case 2008-01." Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 44 of 51 9. Resize the pond to the required dead storage. Lower the normal water level (NWL) ofthe pond to 908.0. MnDOT requirements regarding the rate to the wetland and the bounce ofthe wetland must still be met. 10. The proposed storm sewer will need to be adjusted. High points on the public street should be located near the access points to allow better sight distance. Resize the pond to minimum requirements to allow the county storm to remain in place. Rational method calculations are needed for the sizing of the storm sewer. 11. The grading plan needs to be revised. The HWL listed on the plans does not match the hydrologic calculations. The drainage calculations need to be reorganized. Revise the outlet to the wetland so that the flared end section is adjacent to the wetland buffer. Show emergency overflows on the plan. 12. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes. 13. Remove or lower the retaining wall along the existing watermain. The dead storage in the pond is oversized. Changes in grading and removing some of the excess dead storage should allow the wall to be removed in this area. 14. Building permits are required for all retaining walls four feet tall or higher and must be designed by a Structural Engineer registered in the State of Minnesota. 15. The sanitary sewer, storm sewer, and watermain within the public right-of-way and along the Old Highway 101 corridor shall be publicly owned and maintained. All other utilities shall be covered by a cross-access agreement. The proposed watermain must wet tap the existing watermain. 16. Utility plans shall show both plan view and profiles of all utilities (sanitary sewer, water, and storm sewer lines. 17. Determine actual elevations of existing utilities. A minimum vertical separation of 18 inches is required at all storm, sanitary, and watermain crossings. Also, provide 10 feet of horizontal separation between storm, sanitary and watermain. Any gas, electric, cable, or telephone located outside of a public easement must be relocated. 18. Each new lot is subject to the sanitary sewer and water hookup charges. The 2008 trunk hookup charge is $1,769 for sanitary sewer and $4,799 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council and are due at the time of building permit issuance. 19. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a development contract with the City and supply the necessary financial security in Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 46 of 51 4. SITE PLAN APPROVAL "The Planning Commission recommends the City Council approves the seven site plans consisting of a 5,300 square-foot convenience store with gas pumps and a 2,805 square-foot car wash (Buildings 4A), a multi-tenant building with an area of 11,000 square feet (Building 4B), a two-story multi-tenant building with a first floor area of 13,800 square feet and second floor area of 15,000 square feet (Building 4C), a one-story retail building with an area of 8,000 square feet (Building 4D), a 5,000 square-foot bank with drive-thru window (Building 4E), a 3,400 square- foot retail building (Building 4F), and a 10,000 square- foot Deli and Liquor Store (Building 4G), Planning Case 08-01 for Crossroads ofChanhassen as shown in plans dated received January 18,2008, and including the attached Findings of Fact and Recommendation, subject to the following conditions: Conditions common to all site plans: 1. All landscape islands must have a minimum interior width of 10 feet. 2. Staff recommends that Cornell structural soil be used in all parking lot islands. 3. The applicant shall increase canopy trees within the east and south bufferyards to meet minimum requirements. 4. The applicant must submit a landscape plan with a complete Plant Schedule and all species and quantities noted on the plan. 5. The applicant shall remove Norway maple and Colorado spruce from the Plant Schedule. All species of ash will only be allowed in minimal quantities. 6. A wetland buffer 16.5 feet in width and a 30-foot setback from the wetland buffer must be maintained around Wetland 1. Secondary structures are allowed to encroach up to 50% of the setback. It appears that the retaining wall has exceeded the allowed encroachment and should be moved. Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's wetland ordinance. The applicant must install wetland buffer edge signs, under the direction of City staff, before construction begins and must pay the City $20 per sign. 7. A vegetation management plan needs to be developed for the buffer. Currently the buffer is dominated by reed canary grass and agricultural weeds. The buffer for a Manage 3 wetland must have, at a minimum, 50% dominance of native plant species. 8. A NPDES Phase II Construction Site Storm Water Permit will be required from the Minnesota Pollution Control Agency (MPCA) for this site. A Storm Water Pollution Prevention Plan (SWPPP) has been developed and submitted to the appropriate agencies for review. The Carver Soil and Water Conservation District is to be invited to the preconstruction meeting for the project. Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 47 of 51 9. It shall be noted on the SWPPP that all areas that will not be permanently stabilized within the timeframe required by the NPDES permit shall be temporary mulched and seeded. A note shall be included in the dewatering section of the SWPPP that states: "If construction of the proposed temporary/permanent sediment pond is not completed prior to dewatering, the City's on-site construction observer must approve proposed dewatering methods prior to beginning dewatering." 1 O. All silt fence that is not laid parallel to the contours, or that have a continuous run greater than 300 feet, shall have J Hooks installed every 50 -75 feet. This shall be noted on the plans and discussed at the preconstruction meeting. 11. Energy dissipation shall be provided at the inlet to the proposed pond and at the end of the discharge pipe that outlets to the wetland within 24 hours of pipe installation. The discharge location for the outlet of the proposed pond shall be evaluated to ensure that the proposed discharge will not cause erosion issues. Reinforced erosion control matting may be required. 12. A stable emergency overflow (EOF) for the stormwater pond shall be provided. The EOF could consist of rip rap and geotextile fabric or a turf reinforcement mat (a permanent erosion control blanket). A typical detail shall be included in the plan. The overland route from the EOF shall be shown on the plan set. 13. Inlet protection may be needed prior to installation ofthe castings for the curbside catch basins. In that case, all storm sewer inlets shall be protected by at least fabric draped over the manhole with a steel plate holding the fabric in place. 14. The plans shall be revised to show a 75-foot rock construction entrance wherever construction traffic will access the site. The rock construction entrance shall be constructed in accordance with Chanhassen's Standard Detail 5301. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as needed. 15. In the event that dewatering is needed, the field inspector shall be contacted prior to any dewatering activities. 16. All diversions necessary to direct stormwater flow to the temporary basin shall be clearly indicated on the plan. . 17. A concrete washout area needs to be shown on the plan. 18. A detail for the temporary pond outlet needs to be included in the plan. 19. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Minnesota Pollution Control Agency, Minnesota Department of Natural Resources (for dewatering)) and comply with their conditions of approval. 20. Make a notation in the SWPPP that the contractor with overall day-to-day responsibilities of the project/General Contractor must be the contractor for the NPDES permit. The applicant Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 48 of 51 needs to have an individual qualified to complete stormwater inspection reports weekly, and after each one-half inch rainfall event. A box will need to be placed on site for these specific documents. 21. Cross-access and cross-parking agreements shall submitted to the City for approval and recording. 22. Fire Marshal Conditions: a. An additional fire hydrant (one) will be required near the car wash. Contact Chanhassen Fire Marshal for exact location. b. The 4-inch water line shown for the gas station and car wash is required to be a minimum of 6 inches per NFP A 13 Sec.15 .1.3.1. c. Contact Chanhassen Fire Marshal for locations of NO PARKING FIRE LANE signs, and curbing to be painted yellow. Per MSFC Sec. 503.3. d. A 3-foot clear space shall be maintained around the circumference of fire hydrants except as otherwise required or approved. Per MSFC Sec. 508.5.5. e. Posts, fences, vehicles, growth, trash, storage and other materials shall not be placed or kept near fire hydrants, fire department inlet connections or fire protection system control valves in a manner that would prevent such equipment or fire hydrants from being immediately discernible. The fire department shall not be deterred or hindered from gaining immediate access to fire protection equipment or fire hydrants Per MSFC Sec. 508.504. f. When fire apparatus access roads or a 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. Temporary street signs shall be installed at each intersection when construction of new roadways allows passage by vehicles in accordance with section 505.2 ofthe MN. State Fire Code. Per Sec. SOIA. 23. Building Official Conditions: a. The buildings are required to have automatic fire extinguishing systems. b. Building plans must be prepared and signed by design professionals licensed in the State of Minnesota. c. Retaining walls over four feet high must be designed by a professional engineer and a permit must be obtained prior to construction. Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 49 of 51 d. Structure proximity to property lines (and other buildings) will have an impact on the code requirements for the proposed buildings, including but not limited to: allowable size, protected openings and fire-resistive construction. These requirements will be addressed when complete building and site plans are submitted. e. Detailed occupancy related requirements will be addressed when complete building plans are submitted. f. The owner and or their representative shall meet with the Inspections Division as soon as possible to discuss property line issues as well as plan review and permit procedures. 24. All rooftop and ground equipment must be screened from views. 25. Approval of the site plan applications is contingent upon approval of the final plat, variance and the pun amendment - Planning Case 2008-01. Conditions specific to individual sites: 1. Building 4A with an area of 5,300 square feet convenience store, gas pumps and a 2,805 square-foot car wash located on Lot 1, Block 1. a. The monument sign may not exceed ~ 48 square feet in area nor be higher than ~ 8 feet. The sign shall be located 10 feet from the property line. b. No more than two signs are permitted on the convenience store and one sign on the carwash buildings. Signs on the convenience store shall be limited to the north and west east elevation. Sign on the carwash shall be limited to the east elevation. c. Outdoor storage of merchandise may be permitted on the sidewalk around the convenience store with the condition that the outdoor display of merchandise shall not impede nor interfere with pedestrian traffic. d. No signage is permitted on the canopy nor can it be illuminated. Lights below the canopy must be recessed. e. A one-way is required for the lane between the gas station and the car wash. Add sign and arrows showing one-way traffic. f. Show turning movement for appropriate size delivery trucks. g. Adjust cleanout on the west side of the gas station so that it is less than 100 feet between the cleanout and the catch basin. h. Show drainage arrows and percent of slope to ensure 1 % minimum slope across the asphalt surface and .5% minimum slope along the curb lines. Crossroads Of Chanhassen Planning Case 08-01 February 19,2008 Page 51 of 51 b. Show drainage arrows and percent of slope to ensure 1 % minimum slope across the asphalt surface and .5% minimum slope along the curb lines. 6. Building 4F, a 3,400 square-foot retail building located on Lot 1, Block 2. a. Approval of the site plan is contingent upon vacation of old Highway 101. b. Trash enclosure drive shall be widened to 16 feet. c. Show turning movements for appropriate size delivery trucks. d. Show drainage arrows and percent of slope to ensure 1 % minimum slope across the asphalt surface and .5% minimum slope along the curb lines. 8. Building 40, a 10,000 square-foot Deli and Liquor Store located on Lot 2, Block 2. a. Trash enclosure drive shall be widened to 16 feet. b. Show turning movements for appropriate size delivery trucks. c. Show drainage arrows and % of slope to ensure 1 % minimum slope across the asphalt surface and .5% minimum slope along the curb lines." ATTACHMENTS 1. Findings of Fact. 2. Ordinance Amendment. 3. Application. 4. Reduced Copy of Plans dated "Received January 18, 2008". 5. Memo from Chip Hentges, Carver Soil & Water Conservation District, dated February 8, 2008. 6. Email from Michael Korsh dated January 28,2008. 7. Emails from neighbors. 8. Public Hearing Notice and Affidavit of Mailing. g:\plan\2008 planning cases\08-O 1 crossroads of chanhassen\staff report. doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION INRE: Application of Kraus-Anderson Realty Corporation for the following: 1. Planned Unit Development Amendment to the existing standards. 2. Variance to allow reduced setbacks from collector roads. 3. Preliminary Plat to subdivide 14.90 acres into 5 lots and 1 Outlot - CROSSROADS OF CHANHASSEN. 4. Site Plan Review for the construction of eight buildings. On February 19,2008, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of Kraus-Anderson Realty Corporation for a Planned Unit Development Amendment, Variance, Preliminary Plat and Site Plan review. The Planning Commission conducted a public hearing on the proposed subdivision 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 Planned Unit Development-Mixed Use, PUD-Mixed Use. 2. The property is guided in the Land Use Plan for Mixed Use. 3. The legal description of the property is shown on the attached 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. Finding: It complies with providing mixed use (residential and neighborhood commercial) at the intersection of Highway 101 and Highway 312. The plan also requires all mixed use developments to be developed as a Planned Unit Development. b. The proposed use is or will be compatible with the present and future land uses of the area. 1 Findim!: The proposed uses are and will be compatible with the present and future land uses of the area through the implementation of the design standards, landscaping, architecture, etc. c. The proposed use conforms with all performance standards contained in the Zoning Ordinance. Finding: The proposed uses will conform with all performance standards contained in the Zoning Ordinance such as design standards, signage, durable materials, uses, etc., if the setback variance is approved. d. The proposed use will not tend to or actually depreciate the area in which it is proposed. Finding: The proposed uses are intended to meet the daily needs of the area. It could potentially add convenience to the homeowners in the area. e. The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. Finding: The site is located within the Municipal Urban Service Area. 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. Findim!: Based upon traffic studies conducted by the applicant's traffic engineer, traffic generation by the proposed uses is within capabilities of streets serving the property. 5. The Board of Adjustments and Appeals shall not recommend and the City Council shall not grant a variance unless they find the following facts: 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 these criteria. Finding: The literal enforcement of this chapter does cause an undue hardship. Due to the type of development the applicant is proposing, it is important to bring the buildings closer to the street. All the parking lots are hidden from views by the buildings. b. The conditions upon which a petition for a variance is based are not applicable, generally, to other property within the same zoning classification. 2 FindiOf.!: The conditions upon which this variance is based are not applicable to all properties that lie within the Planned Unit Development (PUD) District. PUDs may provide flexibility in the standards in an effort to meet comprehensive plan policies for the creation of a better design. This is a mirror of standards established east of the subject site. c. The purpose of the variation is not based upon a desire to increase the value or income potential of the parcel of land. Findin2: The proposed variance is necessary to accommodate the proposed development style. This is a mixed-use development with urban retail. Such uses are generally located closer to the right-of-way and have a sidewalk around them. d. The alleged difficulty or hardship is not a self-created hardship. Findin2: The proposed variance is necessary to accommodate the proposed building within 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. Findin2: The granting of a 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 of light 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. Findin2: The proposed variation still maintains extensive areas of open space and will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets. 6. The Subdivision Ordinance directs the Planning Commission to consider seven possible adverse affects of the proposed subdivision. The seven (7) affects and our findings regarding them are: a. The proposed subdivision is consistent with the zoning ordinance. Findin2: The subdivision meets the intent of the city code subject to the conditions of the staff report and the PUD. b. The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan. Findin2: The proposed subdivision is consistent with applicable plans. 3 c. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development. FindiDl:!: The proposed site is suitable for development subject to the conditions specified in this report. d. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter. Findin\!: The proposed subdivision will be served by adequate urban infrastructure. e. The proposed subdivision will not cause environmental damage. Findin\!: The proposed subdivision will not cause environmental damage subject to conditions of approval. f. The proposed subdivision will not conflict with easements of record. Findin\!: The proposed subdivision will not conflict with existing easements, but rather will expand and provide all necessary easements. g. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: 1). Lack of adequate storm water drainage. 2). Lack of adequate roads. 3). Lack of adequate sanitary sewer systems. 4). Lack of adequate off-site public improvements or support systems. Findin\!: The proposed subdivision is provided with adequate urban infrastructure. 7. In evaluating a site plan and building plan, the city shall consider the development's compliance with the following: a. Consistency 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. Consistency with this division. c. Preservation of 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 areas. 4 d. Creation of 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. Creation of 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 of the design concept and the compatibility of the same with adjacent and neighboring structures and uses. 4) Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location 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. h. Protection of 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. Finding: The proposed development is consistent with the City's design requirements, the comprehensive plan, the zoning ordinance, the design standards, and the site plan review requirements with the exception of the setbacks which will require a variance and PUD amendment. Staff is recommending approval of both. The site design is compatible with the surrounding developments. It is functional and harmonious with the approved development for this area. The Planning Commission regards the project as a reasonable use of the land. The overall design is sensitive to the City's image. 8. The planning report #08-01, dated February 19,2008, prepared by Sharmeen AI-Jaff, et aI, is incorporated herein. 5 RECOMMENDA TION The Planning Commission recommends that the City Council approve the Planned Unit Development Amendment, Variance for perimeter, Preliminary Plat and Site Plans. ADOPTED by the Chanhassen Planning Commission this _ day of CHANHASSEN PLANNING COMMISSION BY: Its Chairman 6 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA ORDINANCE NO. AN ORDINANCE AMENDING CHAPTER 20 OF THE CHANHASSEN CITY CODE, THE CITY'S ZONING ORDINANCE, BY AMENDING A PLANNED UNIT DEVELOPMENT THE CITY COUNCIL OF THE CITY OF CHANHASSEN ORDAINS: Section 1. Chapter 20 of the Chanhassen City Code, the City's zoning ordinance, is hereby amended by amending the Chanhassen Gateway Planned Unit Development Design Standards in its entirety as follows: CHANHASSEN GA TEW A Y PUD DEVELOPMENT DESIGN STANDARDS a. Intent The purpose of this zone is to create a MIXED USE PUD including a NEIGHBORHOOD COMMERCIAL, OFFICE AND RESIDENTIAL. The use of the PUD zone is to allow for more flexible design standards while creating a higher quality and more sensitive development. Each structure proposed for development shall proceed through site plan review based on the development standards outlined below. Exhibit A reflects the site layout and buildings as referenced herein. II "- J (/ "- l~Bouipy...d '\ ( ~ KIl.\l~A'mJl\C):'I;. '''' ~.... .n~llf ",,\......111 ."'''J b. Permitted Uses . The permitted uses in this zone should be limited to appropriate commercial and service uses consistent with meeting the daily needs ofthe neighborhood. The uses shall be limited to those as defined herein. If there is a question as to whether or not a use meets the definition, the Community Development Director shall make that interpretation. The type of uses to be provided on these lots shall be low intensity neighborhood oriented retail and service establishments to meet daily needs of residents. Commercial and office uses shall be limited to the area located south of Highway 212. Residential uses shall be located north of Highway 212 and along the western portion of the southern half. . Small to medium-sized restaurant-not to exceed 8,000 square feet per building (no drive-thru windows except drive-thru windows are allowed for tenants whose primary use is the sale of coffee. The drive-thru lane shall be screened and the exterior wall of the drive-thru shall contain the same level of architectural detail as any other elevation visible by the public. . Banks with a drive-in service window . Office . Day care . Neighborhood scale commercial up to 8,000 square feet per tenant with the exception of building 4C. A tenant may occupy up to 10,000 square feet of said building. No individual service component of a retail building shall occupy more than 8,000 square feet of a building. The liquor store may not occupy more than 60% of the total area of building 4G. . Convenience store with or without gas pumps and car wash. . Specialty retail (Book Store, Jewelry, Sporting Goods Sale/Rental, Retail Sales, Retail Shops, Apparel Sales, etc.) . Personal Services (an establishment or place of business primarily engaged in providing individual services generally related to personal needs, such as a Tailor Shop, Shoe Repair, Self-Service Laundry, Laundry Pick-up Station, Dry Cleaning, Dance Studios, etc). . Residential High Density (8-16 units per net acre). The total number of units for the entire site may not exceed 150 units. c. Building Area . Commercial/Office - Not to exceed 75,000 square feet for the entire development . Maximum Commercial/Office lot usage is a Floor Area Ratio of 0.3 . Maximum office/commercial building area per tenant may not exceed 8,000 square feet . Maximum residential units may not exceed 150 units. d. Prohibited Ancillary Uses . Drive-thru Windows except banks, coffee shops or pharmacies. . Outdoor storage and display of merchandise such as propane, salt, window washer 2 fluid, etc. except on the sidewalk surrounding the convenience store 4A. The outdoor display of merchandise shall not impede nor interfere with pedestrian traffic. e. Setbacks The PUD ordinance requires setbacks from roadways and exterior property lines. The following table displays those setbacks. Boundary Building! Parking Setbacks (feet) Lyman Boulevard 20/20 Highway 101 North of Highway 312 50/50 Highway 101 South of Highway 312 20/20 Highway 312 50/50 Northerly Project Property Line 50/20 Westerly Project Property Line 50/20 Internal Project property lines 0/0 Internal Right-of-Way (Crossroads Boulevard) 20/20 Hard Surface Coverage-Residential 50% Commercial and Office Hard Surface Coverage 70% Maximum Commercial (Retail) Building/Structure Height 1 story Maximum Office Building/Structure Height 2 stories Maximum Residential Building/Structure Height 35 or 3 stories, whichever is less f. Non Residential Building Materials and Design There shall not be underdeveloped backsides of buildings. All elevations shall receive nearly equal treatment and visual qualities. Buildings and site design shall comply with design standards outlined in Article XXIII. General Supplemental Regulations, Division 7 of the Zoning Ordinance. g. Residential Standards Buildings and site design shall comply with design standards outlined in Article XXIII. General Supplemental Regulations, Division 9 of the Zoning Ordinance. 1. All units shall have access onto an interior private street. 2. A design palette shall be approved for the entire project. The palette shall include colors for siding, shakes, shutters, shingles, brick, stone, etc. 3. All foundation walls shall be screened by landscaping or retaining walls. 3 h. Site Landscaping and Screening The intent of this section is to improve the appearance of vehicular use areas and property abutting public rights-of-way; to require buffering between different land uses; and to protect, preserve and promote the aesthetic appeal, character and value of the surrounding neighborhoods; to promote public health and safety through the reduction of noise pollution, air pollution, visual pollution and glare. 1. The landscaping standards shall provide for screening for visual impacts associated with a given use, including but not limited to, truck loading areas, trash storage, parking lots, Large unadorned building massing, etc. 2. Each lot for development shall submit a separate landscaping plan as a part of the site plan review process. 3. All open spaces and non-parking lot surfaces, except for plaza areas, shall be landscaped, rockscaped, or covered with plantings and/or lawn material. Tree wells shall be included in pedestrian areas and plazas. 4. Undulating berms, north of LYman Boulevard, north and south of Highway 312 and west of Highway 101 shall be sodded or seeded at the conclusion of grading and utility construction. The required buffer landscaping may be installed where it is deemed necessary to screen any proposed development. All required boulevard landscaping shall be sodded. 5. Loading areas shall be screened from public right-of-ways. Wing walls may be required where deemed appropriate. 6. Native species shall be incorporated into site landscaping, whenever possible. i. Street Furnishings Benches, kiosks, trash receptacles, planters and other street furnishings should be of design and materials consistent with the character of the area. Wherever possible, street furnishings should be consolidated to avoid visual clutter and facilitate pedestrian movement. j. Signage The intent of this section is to establish an effective means of communication in the development, maintain and enhance the aesthetic environment and the business's ability to attract sources of economic development and growth, to improve pedestrian and traffic safety, to minimize the possible adverse effect of signs on nearby public and private property, and to enable the fair and consistent enforcement of these sign regulations. It is the intent of this section, to promote the health, safety, general welfare, aesthetics, and image ofthe community by regulating signs that are intended to communicate to the public, and to use signs which meet the city's goals: 4 a. Establish standards which permit businesses a reasonable and equitable opportunity to advertise their name and service; b. Preserve and promote civic beauty, and prohibit signs which detract from this objective because of size, shape, height, location, condition, cluttering or illumination; c. Ensure that signs do not create safety hazards; d. Ensure that signs are designed, constructed, installed and maintained in a manner that does not adversely impact public safety or unduly distract motorists; e. Preserve and protect property values; f. Ensure signs that are in proportion to the scale of, and are architecturally compatible with, the principal structures; g. Limit temporary commercial signs and advertising displays which provide an opportunity for grand opening and occasional sales events while restricting signs which create continuous visual clutter and hazards at public right-of-way intersections. j.t. Proiect Identification Sb!:n: One project identification sign for the commercial portion of the development located at the entrance off of Highway 101. Project identification signs shall not exceed 80 square feet in sign display area nor be greater than eight feet in height. The sign shall be setback a minimum of 10 feet from the property line. As an alternative, the project identification sign may be located at the southeast comer of Lot 2, Block 1. Ifthe sign is located in the right-of-way, an encroachment agreement must be obtained. Otherwise, the sign must maintain a 10 foot setback from property lines and may not exceed 24 square feet nor be higher than 5 feet. j.2. Monument Sb!:n: One monument sign shall be permitted at the entrance to the development off of Lake Susan Drive. One monument sign per lot shall be permitted for the commercial portion of the site. One multi-tenant sign shall be permitted at the entrance into the development off of Highway 101 and 2 signs off of Lyman Boulevard. These signs shall not exceed 24 square feet in sign display area nor be greater than five feet in height except Kwik Trip, located on Lot 1, Block 1, shall be permitted a 48 square foot, 8 foot high monument sign. The sign must comply with all ordinances pertaining to size and percent of sign area dedicated to gas prices as well as any other applicable regulations. These signs shall be setback a minimum of 10 feet from the property line. 5 j.3. Wall Sie:ns: 1. The location of letters and logos shall be restricted to the approved building sign bands, the tops of which shall not extend above parapet height. The letters and logos shall be restricted to a maximum of30 inches in height. All individual letters and logos comprising each sign shall be constructed of wood, metal, or translucent facing. 11. Second story illuminated signs that can be viewed from neighborhoods outside the PUD site, are prohibited. 111. Tenant signage shall consist of store identification only. Copy is restricted to the tenant's proper name and major product or service offered. Corporate logos, emblems and similar identifying devices are permitted provided they are confined within the signage band and do not occupy more than 15% of the sign area unless the logo is the sign. IV. Wall signs are limited to two elevations per building. j.4. Festive Flae:s/Banners a. Flags and banners shall be permitted on approved standards attached to the building facade and on standards attached to pedestrian area lighting. b. Flags and banners shall be constructed of fabric or vinyl. c. Banners shall not contain advertising for individual users, businesses, services, or products. d. Flags and banners shall project from buildings a maximum oftwo feet. f. Flags and banners shall have a maximum area of 10 square feet. g. Flags and banners which are tom or excessively worn shall be removed at the request of the city. j.S. Buildine: Directory a. In multi-tenant buildings, one building directory sign may be permitted. The directory sign shall not exceed eight square feet. j.6 Directional Sie:ns a. On-premises signs shall not be larger than four (4) square feet. The maximum height of the sign shall not exceed five (5) feet from the ground. The placement of directional signs on the property shall be so located such that the sign does not adversely affect adjacent properties (including site lines or confusion of adjoining ingress or egress) or the general appearance ofthe site from public rights-of-way. No 6 more than four (4) signs shall be allowed per lot. The city council may allow additional signs in situations where access is confusing or traffic safety could be jeopardized. b. Off-premises signs shall be allowed only in situations where access is confusing and traffic safety could be jeopardized or traffic could be inappropriately routed through residential streets. The size of the sign shall be no larger than what is needed to effectively view the sign from the roadway and shall be approved by the city council. c. Bench signs are prohibited except at transit stops as authorized by the local transit authority. d. Signs and Graphics. Wherever possible, traffic control, directional and other public signs should be consolidated and grouped with other street fixtures and furnishings to reduce visual clutter and to facilitate vehicular and pedestrian movement. A system of directional signs should also be established to direct traffic within the commercial area and away from residential areas. j.7. Prohibited Si2ns: . Pylon signs are prohibited. . Back lit awnings are prohibited. . Window Signs are prohibited except for company logo/symbol and not the name. Such logo shall not exceed 10% of a window area. . Menu Signs are prohibited. j.8. Si2n Desi2n and Permit Requirements: a. The sign treatment is an element of the architecture and thus should reflect the quality ofthe development. The signs should be consistent in color, size, and material and height throughout the development. A common theme will be introduced at the development's entrance monument and will be used throughout. b. All signs require a separate sign permit. c. Wall business signs shall comply with the city's sign ordinance for the Neighborhood business district for determination of maximum sign area. Wall signs may be permitted on the "street" front and primary parking lot front of each building. k. Lighting 1. Lighting for the interior of the development shall be consistent throughout the development. High pressure sodium vapor lamps with decorative natural colored pole shall be used throughout the development parking lot area for lighting. Decorative, pedestrian scale lighting shall be used in plaza and sidewalk areas and may be used in parking lot areas. Parking lot light poles may not exceed 25 feet in height. 7 2. Light fixtures in areas other than parking lots should be kept to a pedestrian scale (12 to 18 feet). Street light fixtures should accommodate vertical banners for use in identifying the commercial area. 3. All light fixtures shall be shielded. Light level for site lighting shall be no more than 'is. foot candle at the project perimeter property line. This does not apply to street lighting. 4. Lighting for parking areas shall minimize the use oflights on pole standards in the parking area. Rather, emphasis should be placed on building lights and poles located in close proximity to buildings. 1. N on Residential Parking 1. Parking shall be provided based on the shared use of parking areas whenever possible. Cross access easements and the joint use of parking facilities shall be protected by a recorded instrument acceptable to the city. 2. The development shall be treated as an integrated shopping center and provide a minimum of one space per 200 square feet of commercial/retail area. The office/personal service component shall be treated as an integrated office building and provide 4.5 space per 1,000 square feet for the first 49,999 square feet, four per thousand square feet for the second 50,000 square feet, and 3.5 per thousand square feet thereafter. m. Residential Parking shall comply with city code requirements. Section 2. This ordinance shall be effective immediately upon its passage and publication. PASSED AND ADOPTED by the Chanhassen City Council this _ day of 2008. ATTEST: Todd Gerhardt, Clerk/Manager Thomas A. Furlong, Mayor (Published in the Chanhassen Villager on , 2008. 8 Planning Case No. 08 -0 \ CITY OF CHANHASSEN 7700 Market Boulevard - P.O. Box 147 Chanhassen, MN 55317 - (952) 227-1100 CITY OF CHMjHASSEI'i RECEIVED DEVELOPMENT REVIEW APPLICATION DEe 1 4: 2007 CHANHASSEN PLANNING DEPT PLEASE PRINT Applicant Name and Address: Owner Name and Address: Kraus-Anderson Realtv Corporation Kraus-Anderson Realty Corporation 4210 West Old Shakopee Road 4210 West Old Shakopee Road Bloominqton, MN 55437 Bloomington, MN 55437 Contact: Mi chae 1 Korsh Contact: Mi chae 1 Korsh Phone:952-881-8166 Fax: 952-881-8114 Phone: 952-881-8166 Fax: 952-881-8114 Email: mkorsh@karealtv.com Email: mkorsh@karealtv.com NOTE: Consultation with City staff is reauired prior to submittal, including review of development plans Comprehensive Plan Amendment Conditional Use Permit (CUP) Interim Use Permit (IUP) Non-conforming Use Permit X Planned Unit Development* 'lSD Rezoning Sign Permits Sign Plan Review X Site Plan Review (SPR)* 7x.SQO.:: ?:-~(:<.J X Subdivision* Temporary Sales Permit Vacation of Right-of-Way/Easements (VAG) X Variance (VAR) ZDO Wetland Alteration Permit (WAP) Zoning Appeal Zoning Ordinance Amendment X Notification Sign - $200 (City to install and remove) X Escrow for Filing Fees/Attorney Cost** - $50 CUP/SPRNACNARlWAP/Metes & Bounds - $450 Minor SUB TOTAL FEE $ An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant prior to the public hearing. *Sixteen (16) full-size folded copies of the plans must be submitted, including an 8%" X 11" reduced copy for each plan sheet along with a digital copy in TIFF-Group 4 (*.tif) format. **Escrow will be required for other applications through the development contract. Building material samples must be submitted with site plan reviews. NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application. SCANNED ! .. I '! PROJECT NAME: Crossroads of Chanhassen LOCATION: Hiqhway 101 and Lyman Boulevard lEGAL DESCRIPTION: See Survey TOTAL ACREAGE: ' . WE1l.ANbS PRESeNT: -LYES NO PRESENT ZONING: P U D Ftt;QOESTEOZONING: P U D PRESENTLANOOSEOESrGNATioN: Mixed use oer 2020 land use plan dated 1011~/2006 'REQUESTED LAND USE OESrGNATlON~ Comme rc i a 1 REASONFORRE:ClUE$T: Development of vacant land for a nefqhborhood retail center. ,,_~,~~..........~,',,-...i,~:._- Th1sappllc8ti()nltlOStbecoritpreted 1rl fulf-and f:)etypeMittenord~rly Printed and must be aocompank!d by al.lr!forn18fi<xl ~. 811<1: Plans required '.I>y. eppfcableClty~1'Ite . ProvlSloi\$:"aefQi'QfilJr~Ffhi~iiPPllC8t1OO, .,You'ShOoldcOnferWltfi the P18rl1ing.Depa~t to.~termrne1hespecfflcOrdinanceand~urillreqlJlrements'appllceble~.'~8ppflCStiQrl. 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'ff1I$/s toceffify lhan ammaklllt appllCatloh fOrthedestribed'at:ll6t1 by the 0Ity and ifiat i am ~ fur oomp!yf09Wifh all CItY reqoJrementSWflfl reoardtolhis ~,ThisappllcaCfon $hOUldbepi'OceSsed in my nameEind lam the party~ .~. ;City, shOuld confadr'egai'cing aoy'matterpertailing to 1h1$8ppflct;liion. l.haVe atlaCheda ':doPY.(I proofOfOwi1eJ'$hij:l (ellhercopy of OWner'sOUpncateCertlfiC8teQ(lltIe~Absti'aGt ofTiUe6(pi.tt'ctlaseagreernenO.or (smilie autOOrI%edP(S'$Ol'l . to make this appllca.t1onal'ld ~feeownerl1asEll$O tlgnedthlsappflCatiol;; IwDkeep~flnfQrmed of .thl:JdeadlinesfOrsltllnisslonofmaferl~and the p~.Ofthis ElF'Plleation. ,.'fu'thElJ' und~nc:I thatad~iticltlal.. f~ '.'I11aY' bQ..charged . foreonsurlit1g'fee$(fea~l:l~ :ttUdJes. eta: wlth ~estima.fe ptfc)r'toany author1zatlOI'l toprooeedWfth Uie $tOOy. The doCijnents andlr1fpnnutlonlhave$Ubmltted aretrueancl eorrec::t to the best of my knowledge. /.1!;(r//.l'j..:",/<~'/.' ,~f'//f./f/l" ' L- ~~Of~ ' ............ ..... .... ....1hw.-----. ~EM~ . 12-f2-:C.>1 Date 12'f2~Ol Date (3~RlMewAppllcatlon.OOC Rev.1~ SCANNED I .1001_~~_ Preliminary Site Plans for Plat, Site, Grading, Utilities, and Landscaping for Crossroads of Chanhassen Chanhassen, Minnesota Prepared for: ~ ~ s Kraus-Anderson Realty Company 42IO Weat Old Shakopee Rd. BIoomingtoD. MinneIota 55437-2951 Contact: Michael L Korsh Phone: 952-948-9421 Fax: 952-881-8114 i ! l ! I ~ pre,pa~re~~y. =--=-__ ~.... ----- - -- - - --- -- Project number: 2006121....00 ContllCt OanW M. ParQ -- ----,-- 2 , , . . 7 .1 ClII4I......~...... CXPHDt STAT! ON[ CAI..l.. T_Ot,,,,..Ul-46+-0002 lilfI,'''''_I-IOO-2Q-I1'' Vicinity Map (NoIlllloMl NO.1 DATI UY-=-r IRan 01 04 oe R('YlSED.. RESU5WIT TO CITY All 01 S RE""SED " RESUBWIT TO CITY All 01/115/oe Rf'v1se:D.. 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".0" r;) (0 6ltO' ----I- I I 'f-EL'.!::;2o''"-O:;'" ~ ~L~'I;t~s~ 3 \ !!:A5T ELeVATION I "" .1 :R! r-------------, i[Q] [Q]i I I I I I I I I I I I I I I I I I I , , I , , , , I r- I <;> N .. 9 r 00'-0' r 9 I' 'I i I I, ,i i! ...El....!dd~~~.. .~Erl~;&;;:..o.:.... ~E~~Fi~o-r_~ DECORA TIV~ BLoc.K eAst; ARCHITECTURAL CONSORTIUM L.L.C. 901 North Third SltlMl Sulle220 612~030 liI~.pob. 10.1'" 5~01 Fa.. 612-&9'1-9960 I I Key Plan EB _..~~~-- 7)~uJI _J;IID~~ =dqj(~ Mark Revision IIS$ue Dare G.11Y!!II.eMITT""- I~"/O'T ~I~ 12r.l1/O"l ~ QVl~1OO I I CROSSROADS OF CHANHASSEN ~ KRAUS-ANDERSON E REALTY COMPA.NY BANK EXTERIOR ELEVATIONS I"'Ifa.,ec.T JoU-eeIIt, 05-IO"l&-Ol ~P'D'.o:,:e:-""'-"-'-----'-OI:;&-:C&"'" ~l!h', e ~~eY, KA I A2 I Architectural Consortium, LLC. 2006 '~;'E Sg.:2;';' ~~~s,. ~c:,.r-;~-O~ ;24'-0" 1,,1' " ,,' , , , , , 9 '" " RE~AIL 1.J9n R.!:'TAii.. [i9~] RETAIL [9:8 REf AiL l~ 1 --~ -= J o ~1..1M1NARY 6IJII..DI~6 p'oo", PRINT ,.152..1'00' (' ,.J I I G 1.:2-~-f9.:.... ___~m-mm ~-----,-",-,,---cp I ,A- PREFIN METAL (I CoP;N6 I _ 'LQ ~h!J,_ EJ... 124'-0-"-'" - DECORATIVE L.1G+1T FI= EL,6;~.$ ___ DEGOAA ~lVE Bi..CCK BASE 8 EAST !;LevATIOI../ 124'-0' j o HfST ~LevATION '~2'. ,'00' ~~~'l~~~ o NOR,T1-4 eL~VATION "~~'. ,-0" 65l-0' _ INOI....... ILLi1"l / L!:TT:R5 ( I .i-- PREI"IN ~T AL /1 COPI~ I, I' I _ Ie...: ,.,ALL ~ Ei... 124'~O' ,.iiii:.t1\N"t " '[IFS (WR'<IGE \ 1<_ 1:>. -- DECC-RA TIVE 1..:6HT FIX'1"\..-'RE o " n"'; 4 SOUTH e1.~ATION ANOD, ALUM \.. CL 100'-0" 5;OREFRONT - ~GORATIVE ~2' . ,.q OG-K eASE ARCHITECTURAL CONSORTIUM L.L.C. 1lO1 NOOhT,.." Slreel SuIle 220 612..436-40JO Mlnne.pob, MI't 5~01 F.. 612-692-9960 I I ;Ian~". .~"'" ~, . : "~~,~" (]~,,-,,',""'" '"',,,,'" ; /!. 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WPiNG -'-EI~I':2~~+ I I Et.i;;~~.:$ "-'NOD. ^,",M ;TOREF~ONi o y..a:ST a.eVATION '13:1'.i..o' CROSSROADS OF CHANHASSEN 8 $Oi,JTIol eLeVA1"10"'l .. ~~.. . ,'..0' ~ KRAl!S-ANDERSON -.u REAl.TY COMPANY T.O. cI.l:: RETAIL EXTERIOR ELEVATIONS I EL.IC ~~. ~-~, .,. ~ 0- eA5~ eLevATIoN 8 N~TM elevATION '.~:2-' .-0' I AS I Architectural Con>oftUn, U.C 2008 ARCHITECTURAL CONSORTIUM L.L.C. ~'NorIhThln:lSInlel.SuiIcI220 612~030 Mk'onllapols.M,..!>S401 Faxe12-692-9960 I I it in '" Mark Revision II$!Jue Date D!;:Co<<.,It,P/E- L!~T F!Xn.~ c.'T"i"~""'Al- 12/l4IQ"l 1teV1~0Il 12~;10" IQ!Vl6IO>4 OVl&JCeo ~:~;~~~ ~ ....~~. ~.,~9~%~.~.. "-!"_LAIII I tC~18o~ \._ DEWAATIYe BLOCK eASe CROSSROADS OF CHANHASSEN ~ KRAUS-ANDERSON -.u REAI.TV COMPANY o w..r:!o1 eU:VATION ""';;0". r-oo 2-STOREY OFFICE I RETAIL EXTERIOR ELEVATIONS ~.-<> ._._0_____._.__. -...!"oo...".., 01.'.<)& ~!!l"" ~ ~Dl'. K.Ao 8 EAST EC~ATION I A6 I Architectural ComortiI.m, LLC. 2008 ~~t~2'-b':-- '~C~i~O ::o-~_.. 8 ~H ~U!VATION ,..,,;z'.r-o" 9 b~' cp ! I I I ' , E:F5 ErfS I (~lc.E (c.OR.~lc.!: o EAST e:...eVAT:ON ,;,,;z'.I'~" ARCHITECTURAL CONSORTIUM L.L.C. iOl North ThlrO Sir",. S~ ~;/O &12~O)() Mh.....poa.. 1.1" !>!)401 F", 012-692-9960 I I 9 ~ Key Plan ,...="""._ (/'-'--'" ~ r8j6} "'. /~ 0_. ...... .~ ~_H /Jlif U[i]=, 'I' ('V ~J ." '.. =".:.~ 65;-0' Mark Revision tissue Date GIT'Y'!:l..eMI""AL. 1~.fO"I -..ev1!>IQIol 1::1;711," tteVl!olOlrt Ql/IblO& o PRfL.IMINARY' 6lJILOiNe flOOT P'RtNT ',"!l~' . 1'-0" cp b~' 9 I . 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"~rQT""'''''''''~oe ~ KRAlIS-ASDERSON IIiJ REAl.TY COMPA.NY """'~TO _T;;.t<&Ji~I~ Qot.I~TO _TGH~~ 8~Cl\j;,'eN ....,.q SCALE: AS NOTED 0~;.!6"l ......,""'" 0MO~T SllSN I/....'<r' ~..2GT~, o:H01e>-Ol ~i:)-.c;..~, ..-..---- ..--.-.---0;:1&::0&..... ~ev, ~ ;;;;e'.::~i:;i!iY;---'-- ..--- I A8 Architectural Consortium, LLC. 2006 ~10. sa. COLUt.4N '" I in: 4]" VERT/ 16 GA. CN.V. STL fASCIA (All MATERIAlS NON-COt.4BUSTABLE) CANOPY ELEVATION 1/S" = "-0" 10" sa. COLUtJN x_. ~x ~ TRfP ST~ ~ .. SIDE CANOPY ELEVATION , /8" = l' -0" o o o o DLARSOS 0... I CHI T.. (' T HWY 101 & HWY 212 CHANHASSEN, MN Reviocd: DII(': Dff IO,O! Chcekecl: "IPL Draw,;: :~.... P'm;on': I FRONT 1/8" ~ "-0" TAN BRICK SOUlIER CRSE KW'KIIKw'K TR'P $T~ LEFT SIDE 1/8" - "-0. o o o o o LA RSON OA R CHI TEe T HWY 101 & HWY 212 CHANHASSEN, MN ll.....u.d; Dac; DCC 10.01 OItdtcd: TPL l)n..n: ~.... Ptvja:l,f: FRONT '/S" = "-0" SIDE l/S" = "-0" =~K=~K TRIP STiR . . . HWY 101 & HWY 212 CHANHASSEN, MN Rcviw:ld: Da&e: DECIO,07 Chetlr.ed: TPL Drawn: ~ hujoct..: o o o o DLARSON 0".. CHI TEe T x.... ~K ~ TRfP S~ :r:tZII .. ~ BACK '/8" = "-0 RIGHT SIDE '/8" = "-0" HWY 101 & HWY 212 CHANHASSEN, MN R~iwd: o.~: DECIQ.07 ChNood: TPL 0,._., r~'- t'ro}C('t.: o o o o o LA RSO~ O.....1.1111tCl ~\"g c~~ tIJ" ~ tIJ 1946 .. ~ tlJ O"IJfy S\~(j 219 East Frontage Road Waconia, MN 55387 Phone: 952-442-5101 Fax: 952-442-5497 http://www.co.carver.mn.us/SWCD/SWCD main.html CONSERVATION DISTRICT Mission Statement: To provide leadership in conservation and teach stewardship of the soil, water, and related resources through a balanced, cooperative program that protects, restores, and improves those resources. February 8, 2008 Sharmeen AI-Jaff City of Chanhassen 7700 Market Boulevard Chanhassen, MN 55317 Re: Crossroads of Chanhassen Ms. Al-Jaff The SWCD has reviewed the above mentioned plans for erosion and sediment controls and the Storm water pollution preventive plan (SWPPP). Sediment Control - A detail for inlet protection should be noted in the detail for catch basins prior to casting (when the manhole is to the surface with a steel plate protecting from entry). Suggestion on what others have been doing is placing monofilament geotextile fabric over the manhole and tucking the ends with soil material and placing the plate over the fabric for protection and then placing % clear rocks over the plate. - Dewatering is noted on the SWPPP, but would advise that the contractor should consult with the onsite field inspector for additional approval. - All areas of silt fences that are continuous for a greater length of300 feet will need to turned up at each end and a new run will need to be placed. Also, silt fence that will not be placed on the contour must have J-Hooks installed every 50 -75 feet to break up concentrated flows created by the silt fence. These areas should be shown on the grading plan for the contractor to identify these areas for installation purposes. - Diversions should be shown on the grading plan to show the contractor that they will need to be installed to allow storm water to be directed to the temporary storm water pond during initial phasing of the project. - Concrete washout details are needed on the plans. -Chanhassen City ordinance should be consulted regarding the silt fence protecting an existing wetland - higher standards are required. -Details of the temporary outlet structure are needed for the temporary pond during construction. -Details for inlet protection on other catch basins that are not curbside are needed. Other It needs to be noted on the plan, that the contractor with overall day to day responsibilities of the project / General Contractor must be the contractor for the NPDES permit. The permittee needs AN EQUAL OPPORTUNllY EMPLOYER to have an individual qualified to complete stormwater inspection reports weekly, and after each ~ inch rainfall event. A box will need to be placed on site for these specific documents. If there are any questions please contact me at the the SWCD office. Sincerely, Chip Hentges CPESC Conservation Technician Page 1 of 1 AI-Jaff, Sharmeen From: Mike Korsh [mKorsh@karealty.com] Sent: Monday, January 28,20082:55 PM To: AI-Jaff, Sharmeen Subject: FW: Chanhassen There was some discussion at the neighborhood meeting regarding a potential Trader Joe's. I told the residents that the City was not excited about that opportunity. At that time Trader Joe's was looking at the site for a potential store. This was not exclusive of the Liquor store. They were willing to go along with the Haskell's. I received a response this morning that Trader Joe's has passed on the site. The number of households that must fit their criteria before they can take the next step is short by approximately 7,000. I understand you were starting to get some input from residents. Sorry for getting people interested in a tenant that will not be part of this development. I was also disappointed to hear Trader Joe's passed. Michael Korsh, CPM Director of Real Estate Development Kraus-Anderson Realty Company 4210 West Old Shakopee Rd. Bloomington, MN. 55437-2951 (W) 952-948-9421 (Fax) 952-881-8114 (Cell) 612-396-6453 (Toll Free) 800-399-4220 www.krausanderson.com ~_...__.___._.._.__.......,.__........___m_..__...__.___.m. _________m__.._______.__.__..______..__.____._..~...._.._ 2/14/2008 Message Page 1 of 1 AI-Jaff, Sharmeen From: Jeff Erpelding [jncerp@mchsLcom] Sent: Sunday, February 03,20085:14 PM To: AI-Jaff, Sharmeen; Gerhardt, Todd Subject: Highway 101 & Lyman Development Mr. AI-Jaff and Mr. Gerhardt, My wife Cathy and I live at 9061 Springfield Drive in the Springfield neighborhood kitty-corner from the new proposed Kraus Andersen office/retail development. I went to the development meeting a few weeks ago at the Chanhassen Library. I really liked the proposed development. In my opinion, the focus on this area should be on the mass transit station. I understand that there will be increased traffic in the area but that is just a cost of the improved convenience of the new highway. I think that any new development in this area should be focused on being complementary to the transit station. What I mean by this is that it should focus on needs of the people using the new highway and new transit station. It should not be businesses with a regional draw that will further increase traffic in the area. Paradoxically, more traffic in this area could lead to LESS people using mass transit as they decide it is easier to just jump on the highway and drive than deal with the bottlenecks coming into and out of the area. As such, we are in favor of the new development as it has been proposed. We do NOT favor adding a Trader Joe's to this area as it would be too big of a regional draw that would further hamper people from using mass transit. That is the same reason we opposed the proposed Harley Davidson dealership on the south side of the street. We would love the addition of either Trader Joe's or Harley Davidson to Chanhassen. We just feel like this area is not a good fit for either of them. Thank you, Jeff and Cathy Erpelding 9061 Springfield Dr Chanhassen, MN 55317 952-233-8997 2/13/2008 Good Morning Kate and Sharmeen, I was not able to attend the meeting Kraus Anderson held last week, but Craig was. We are overall impressed with the project they are currently proposing. Signs, lighting and traffic flow remain an important component to us. We remain opposed to fast food, dri ve-ups or retail projects that are not neighborhood friendly. We are opposed to a Trader Joe's on the site. The traffic and congestion it would bring to the area is unappealing. Some may think this is a good fit, apparently they have not heard the concerns of the other communities faced with this type of development, most recently Randolph & Lexington in St. Paul. I am also a big proponent of protecting the integrity of our downtown. A project like Trader Joe's would be well suited for an established downtown commercial area. I am confident you will stay true to the original plan and consider the traffic impact when the park and ride opens next week, the retail and housing component is developed and the new school is in operation just a few miles down the road. Thanks for your help in developing our community; we truly appreciate your efforts. If you have any questions, please give Craig or me a call, Patty's cell, 612-867-0452, Craig's cell 612-360-0522 or via e-mail. Regards, Patty and Craig Mullen 611 Summerfield Drive I strongly disagree with the idea that a liquor store belongs sandwiched between two large residential neighborhoods full of children... As a resident of the Springfield Housing Development on the SE comer of 101 and Lyman, it has come to my attention that the city is authorizing an upscale liquor store as the "anchor store" in the new commercial development on the NW comer of 101 and Lyman. Can not we do much better for our community? We've already got three liquor stores in Chanhassen. Isn't that enough? Please reconsider authorizing the 10,000 square foot building for something better than a liquor store. For instance, a small scale grocery store such as Trader Joe's would be perfect for our community. Since it carries it own brand or items in a relatively small venue, it can add much more to our community without directly competing with Cub and Byerly's. Please reconsider initial plans and please upgrade our community with a specialty grocery store like Trader Joe's rather than an upscale liquor store. Thank you in advance for considering these thoughts before the final decision is made. Sincerely, Betsy and Rudy Gomez Brian Carlson Bruce Reinhart Connie Nuss Daniel and Ruth Sherred Debbie Wrenholt Jill E. and David L. Miller Larry and Kristin Ehlers Pete and Tiffany McIntosh Phil and Susan Sura Springfield Neighborhood Resident Sue Daub Chan City Planners: As a resident of the Springfield Housing Development on the SE corner of Rt 101 and Lyman, it has come to my attention that the city is authorizing an upscale liquor store as the "anchor store" in the new commercial development on the NW corner of 101 and Lyman. I feel strongly that we can do much better for our community! I've lived here for 9 years and believe in the family values of this wonderful city of Chanhassen. Another liquor store in this community is sending the wrong message to our children since we've already got three liquor stores in Chanhassen. Please reconsider authorizing the 10,000 square foot building for something better than a liquor store. For instance, a small scale grocery store such as Trader Joe's would be perfect for our community. Since it carries it own brand or items in a relatively small venue, it can add much more to our community without directly competing with Cub and Byerly's. Please reconsider initial plans and please upgrade our community with a specialty grocery store like Trader Joe's (or anything else that would be a have a more positive impact on the family values of this city)rather than an upscale liquor store. Thank you in advance for considering these thoughts before the final decision is made. Sincerely, - Shelley Reinhart 294 Shoreview Court Chanhassen 952-496-9244 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 7, 2008, 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 Crossroads of Chanhassen - Planning Case No. 08-01 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 ~ day of kb(l)~u (l\ ' 2008. ~l~ \.l'YL.".~^^;__ ~ N~ Notice of Public Hearing Chanhassen Planning Commission Meeting Date & Time: Tuesday, February 19, 2007 at 7:00 p.m. This hearing may not start until later in the evenin ,de endin on the order of the a enda. Location: Cit Hall Council Chambers, 7700 Market Blvd. CROSSROADS OF CHANHASSEN: Request for Planned Proposal: Unit Development Amendment; Variances; Preliminary Plat to subdivide 14.90 acres into 5 lots and 1 outlot; and Site Plan Review for the construction of 8 buildin s. A Iicant: Kraus-Anderson Realt Cor oration Property Northwest corner of Highway 101 and Lyman Boulevard Location: A location map is on the reverse side of this notice. The purpose of this public hearing is to inform you about the applicant's request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead the What Happens public hearing through the following steps: at the Meeting: 1. Staff will give an overview of the proposed project. 2. The applicant will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses the ro' ect. If you want to see the plans before the meeting, please visit the City's projects web page at: www.ci.chanhassen.mn.us/serv/plan/08-01.html. If you wish to talk to someone about this project, please contact Sharmeen Questions & AI-Jaff by email at saliaff@ci.chanhassen.mn.us or by phone Comments: at 952-227-1134. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. The staff report for this item will be available online on the project web site listed above the Thursday prior to the Plannin Commission meetin . City Review Procedure: . Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the application in writing. Any interested party is invited to attend the meeting. . Staff prepares a report on the subject application that includes all pertinent information and a recommendation. These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of the hearing process. The Commission will close the pUblic hearing and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the City Council except rezonings and land use amendments from residential to commerciallindustrial. . Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant waives this standard. Some applications due to their complexity may take several months to complete. Any person wishing to follow an item through the process should check with the Planning Department regarding its status and scheduling for the City Council meeting. . A neighborhood spokesperson/representative is encouraged to provide a contact for the city. Often developers are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the project with any interested person(s). . Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and any correspondence regarding the application will be included in the report to the City Council. If you wish to have somethin to be included in the re ort, lease contact the Plannin Staff erson named on the notification. Notice of Public Hearing Chanhassen Planning Commission Meeting Date & Time: Tuesday, February 19, 2007 at 7:00 p.m. This hearing may not start until later in the evening, depending on the order of the aaenda. Location: City Hall Council Chambers, 7700 Market Blvd. CROSSROADS OF CHANHASSEN: Request for Planned Proposal: Unit Development Amendment; Variances; Preliminary Plat to subdivide 14.90 acres into 5 lots and 1 outlot; and Site Plan Review for the construction of 8 buildings. Applicant: Kraus-Anderson Realty Corporation Property Northwest corner of Highway 101 and Lyman Boulevard Location: A location map is on the reverse side of this notice. The purpose of this public hearing is to inform you about the applicant's request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead the What Happens public hearing through the following steps: at the Meeting: 1. Staff will give an overview of the proposed project. 2. The applicant will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses the proiect. If you want to see the plans before the meeting, please visit the City's projects web page at: www.ci.chanhassen.mn.us/serv/plan/08-01.html. If you wish to talk to someone about this project, please contact Sharmeen Questions & AI-Jaff by email at saliaff@ci.chanhassen.mn.us or by phone Comments: at 952-227-1134. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. The staff report for this item will be available online on the project web site listed above the Thursday prior to the Planning Commission meeting. City Review Procedure: . Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the application in writing. Any interested party is invited to attend the meeting. . Staff prepares a report on the subject application that includes all pertinent information and a recommendation. These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of the hearing process. The Commission will close the public hearing and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the City Council except rezonings and land use amendments from residential to commerciaVindustrial. . Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant waives this standard. Some applications due to their complexity may take several months to complete. Any person wishing to follow an item through the process should check with the Planning Department regarding its status and scheduling for the City Council meeting. . A neighborhood spokesperson/representative is encouraged to provide a contact for the city. Often developers are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the project with any interested person(s). · Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and any correspondence regarding the application will be included in the report to the City Council. If you wish to have somethina to be included in the reDort, Dlease contact the Plannina Staff person named on the notification. .;7~? i/",J,' //~ti; /iI,~' I"/// /J,<" >~r?'/ ~r- ~,~/ ~~/'/ 'r' f , ., 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 01 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 9466.03, 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. tJ":f; ,~>~/~ //1,-#') ~;~;'0~t~~-' ///~.' .,.;:JY~i.' ,f'" .~J/ ~~// :I, .; L__~_ 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 9466.03, 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 user's access or use of data provided. Crossroads of Chanhassen Planning Case 08-01 Lake Susan Lake Pa 8 Mayfield Court 9 Mission Hills Dr 10 Frisco Crt ~Site c=J Public Hearing Notification Area I I I I ---~ A DALE & JANE E DOSS 9140 SUNNYVALE DR CHANHASSEN, MN 55317-8532 ALFRED G & BRIGHID S SOUZA 9150 SPRINGFIELD DR CHANHASSEN, MN 55317-7629 ANDREW C & KIMBERLY J DAHLGREN 8631 CHANHASSEN HLS DR N CHANHASSEN, MN 55317-9651 ANTHONY T & SHELLY A DENUCCI 287 GREENLEAF CT CHANHASSEN, MN 55317-7631 BARRY L & KATHY RIUTTA 8621 CHANHASSEN HLS DR N CHANHASSEN, MN 55317-9651 BRADFORD E & CHRISTINE E BANG 901 LAKE SUSAN DR CHANHASSEN, MN 55317-9654 BRIAN D & SUSAN L HART 8670 CHANHASSEN HLS DR N CHANHASSEN, MN 55317-9650 BRIAN R WALETSKI 8644 CHANHASSEN HLS DR N CHANHASSEN, MN 55317-9650 BRUCE & MICHELLE L REINHART 294 SHOREVIEW CT CHANHASSEN, MN 55317-7608 BRYAN D & NICOLE C EDWARDS 8905 QUINN RD CHANHASSEN, MN 55317-7623 ABBA J TREGOBOV 8714 CHANHASSEN HLS DR N CHANHASSEN, MN 55317-9650 ALOYSIUS R & MARY A CHENEY 9079 SUNNYVALE DR CHANHASSEN, MN 55317-8639 ANDREW G & PAMELA J JOE 563 SUMMERFIELD DR CHANHASSEN, MN 55317-7645 ARLETT A L BRAGG 8628 CHANHASSEN HLS DR N CHANHASSEN, MN 55317-9650 BARRY S & MICHELLE KERVIN 8525 CHANHASSEN HLS DR S CHANHASSEN, MN 55317-8108 BRIAN & ALYSSA M CARLSON 408 SUMMERFIELD DR CHANHASSEN, MN 55317-7647 BRIAN HEISSERER 921 LAKE SUSAN DR CHANHASSEN, MN 55317-9654 BRIAN W & KELLY L AUDETTE 510 SUMMERFIELD DR CHANHASSEN, MN 55317-7645 BRUCE A & SHEILA M TANQUIST 8569 CHANHASSEN HLS DR S CHANHASSEN, MN 55317-8108 BRYAN J & LISA C VAN NINGEN 8686 CHANHASSEN HLS DR N CHANHASSEN, MN 55317-9650 ALEKSANDR SHTEYMAN 9148 SUNNYVALE DR CHANHASSEN, MN 55317-8532 AMIT & MARY RATHOD 9269 SYCAMORE LN N OSSEO, MN 55369-6748 ANDREW R GARTSIDE 8612 CHANHASSEN HLS DR S CHANHASSEN, MN 55317-8108 ARTHUR J & KATHLEEN L DORDEL 1030 LAKE SUSAN DR CHANHASSEN, MN 55317-9406 BENJAMIN R K & DONNA M JOHNSON 8521 CHANHASSEN HLS DR S CHANHASSEN, MN 55317-8108 BRIAN & ANDREA MUENCH 9158 SUNNYVALE DR CHANHASSEN, MN 55317-8532 BRIAN J BREDEN BERG 501 GREENVIEW DR CHANHASSEN, MN 55317-7637 BRIAN W & KRISTIN A HOULE 880 LAKE SUSAN DR CHANHASSEN, MN 55317-9648 BRUCE C & LINDA P THALACKER 367 PARKLAND WAY CHANHASSEN, MN 55317-7630 CARLOS PUIG-SANCHEZ 8581 CHANHASSEN HLS DR S CHANHASSEN, MN 55317-8108 CAROL J BARNETT 8665 CHANHASSEN HLS DR N CHANHASSEN, MN 55317-9651 CHANHASSEN GATEWAY PLACE LLC PO BOX 10 ALBANY, MN 56307-0010 CHRIS & CARIE ANN POTENZA 513 GREENVIEW DR CHANHASSEN, MN 55317-7637 CHRISTOPHER & DEBORA K HOL 8687 CHANHASSEN HLS DR N CHANHASSEN, MN 55317-9651 CHRISTOPHER J PATKA 444 SUMMERFIELD DR CHANHASSEN, MN 55317-7647 CRAIG E & BOBBI J BAUMANN 1111 LAKE SUSAN DR CHANHASSEN, MN 55317-9342 CURT A & LINDA K KOBILARCSIK 9149 SPRINGFIELD DR CHANHASSEN, MN 55317-7629 DANIEL J & CYNTHIA M RYAN 8666 CHANHASSEN HLS DR N CHANHASSEN, MN 55317-9650 DANIEL P & MARY F JOHNSON 9101 OVERLOOK CT CHANHASSEN, MN 55317-7635 DAVID & THERESA ANDREWS 9042 SUNNYVALE DR CHANHASSEN, MN 55317-8639 CERESE M KNUDTSON 8589 CHANHASSEN HLS DR S CHANHASSEN, MN 55317-8108 CHARLES E & LISA L PEDERSON 8841 LAKE SUSAN CT CHANHASSEN, MN 55317-9656 CHRISTOPHER & ANGELA CROOK 8702 CHANHASSEN HLS DR N CHANHASSEN, MN 55317-9650 CHRISTOPHER A HALL 8811 LAKE SUSAN CT CHANHASSEN, MN 55317-9656 CHRISTOPHER T & AIMEE J ADAMS 8690 CHANHASSEN HLS DR N CHANHASSEN, MN 55317-9650 CRAIG JAY & ELAINE C HEITZ 1011 LAKE SUSAN DR CHANHASSEN, MN 55317-9337 DANG VAN & FONG-YUN NGUYEN 9185 SPRINGFIELD DR CHANHASSEN, MN 55317-7629 DANIEL M & MELISSA L HERZOG 8790 LAKE SUSAN CT CHANHASSEN, MN 55317-9656 DANIEL R & RUTH A SHERRED 525 SUMMERFIELD DR CHANHASSEN, MN 55317-7645 DAVID A PEER 8861 LAKE SUSAN CT CHANHASSEN, MN 55317-9656 CHAD W & LAUREN J OLSEN 1071 LAKE SHORE DR CHANHASSEN, MN 55317-9337 CHARLES J & MELISSA S MILLER 9155 SUNNYVALE DR CHANHASSEN, MN 55317-8532 CHRISTOPHER & ANN DUPPLER 9174 SPRINGFIELD DR CHANHASSEN, MN 55317-7629 CHRISTOPHER C CARLSON 8694 MARY JANE CIR CHANHASSEN, MN 55317-9646 CITY OF CHANHASSEN PO BOX 147 CHANHASSEN, MN 55317-0147 CRAIG L & PATRICIA A MULLEN 611 SUMMERFIELD DR CHANHASSEN, MN 55317-7644 DANIEL J & BOBBIE J POTHIER 500 LYMAN BLVD CHANHASSEN, MN 55317-7622 DANIEL P & MARTHA J NEWELL 900 LAKE SUSAN DR CHANHASSEN, MN 55317-9653 DANIEL W & SALLY A RYAN 9025 SUNNYVALE DR CHANHASSEN, MN 55317-8639 DAVID G & C RUTH SOMMERS 396 SUMMERFIELD DR CHANHASSEN, MN 55317-7628 DAVID G & NANCY A SOLIDAY 291 SHOREVIEW CT CHANHASSEN, MN 55317-7608 DAVID HADDEN 8649 CHANHASSEN HLS DR N CHANHASSEN, MN 55317-9651 DAVID L & TERESA L BLOOMQUIST 960 LAKE SUSAN DR CHANHASSEN, MN 55317-9653 DAVID S & JANICE A LUNDQUIST 8705 MARY JANE CIR CHANHASSEN, MN 55317-9646 DENNIS H & RUTH L LAUFENBURGER 8673 CHANHASSEN HLS DR N CHANHASSEN, MN 55317-9651 DIZA P BRAKSMA YER 472 SUMMERFIELD DR CHANHASSEN, MN 55317-7647 DOUGLAS J KOCH 9136 SPRINGFIELD DR CHANHASSEN, MN 55317-7629 DOYLE L & BARBARA A VOSS 8646 CHANHASSEN HLS DR N CHANHASSEN, MN 55317-9650 EARL S & TINA M STRAIT 8624 CHANHASSEN HLS DR N CHANHASSEN, MN 55317-9650 ERIC G & DEBRA A RAYMOND 355 PARKLAND WAY CHANHASSEN, MN 55317-7630 DAVID G DELFORGE 891 LYMAN BLVD CHANHASSEN, MN 55317-9161 DAVID I & JENNIFER A WILLIAMS 500 SUMMERFIELD DR CHANHASSEN, MN 55317-7645 DAVID L ANDERSON 290 GREENLEAF CT CHANHASSEN, MN 55317-7631 DAVID W & LAURA L BEISE 9171 SUNNYVALE DR CHANHASSEN, MN 55317-8532 DENNIS J & CHARLENE P HANSEN 8658 CHANHASSEN HLS DR N CHANHASSEN, MN 55317-9650 DONALD T SINNIGER 600 LYMAN BLVD CHANHASSEN, MN 55317-9126 DOUGLAS M & CORAE R KRUSE 549 GREENVIEW DR CHANHASSEN, MN 55317-7642 DUANE J & DEBORAH A WEIDENDORF 8760 LAKE SUSAN CT CHANHASSEN, MN 55317-9656 EDWARD S & NANCY J COUGHLIN 587 SUMMERFIELD DR CHANHASSEN, MN 55317-7645 ERIC S & JULIE A OYEN 615 SUMMERFIELD DR CHANHASSEN, MN 55317-7644 DAVID GEORGE 1051 LAKE SUSAN DR CHANHASSEN, MN 55317-9337 DAVID L & JILL E MILLER 535 SUMMERFIELD DR CHANHASSEN, MN 55317-7645 DAVID M SMITH 8568 CHANHASSEN HLS DR S CHANHASSEN, MN 55317-8108 DAVID W & SUSAN M RETTERATH 1010 LAKE SUSAN DR CHANHASSEN, MN 55317-9406 DEREK & HEATHER BENSON 604 SUMMERFIELD DR CHANHASSEN, MN 55317-7644 DOUGLAS J & LYNETTE M WHOOLEY 9100 SUNNYVALE DR CHANHASSEN, MN 55317-8532 DOUGLAS S & DOMINICA B BERNARD 515 SUMMERFIELD DR CHANHASSEN, MN 55317-7645 DZUNG H & HONG T NGUYEN 1081 LYMAN CT CHANHASSEN, MN 55317-8535 ERIC C & DANA R HUSEMOEN 1091 LAKE SUSAN DR CHANHASSEN, MN 55317-9337 ERIC W LORENTZSON 591 SUMMERFIELD DR CHANHASSEN, MN 55317-7645 FRANK J & JENNIFER SISSER 8702 MARY JANE CIR CHANHASSEN, MN 55317-9646 G MATTHEW PALMERSHEIM 8576 CHANHASSEN HLS DR S CHANHASSEN, MN 55317-8108 GARY D & DANISE L MCMILLEN 9151 SUNNYVALE DR CHANHASSEN, MN 55317-8532 GEORGE J JR & LISA A CEASER 1091 LYMAN CT CHANHASSEN, MN 55317-8535 GORDON E & ARLENE M SCHULZ 1100 LYMAN CT CHANHASSEN, MN 55317-8535 GREG ALLAN MILLER 8801 LAKE SUSAN CT CHANHASSEN, MN 55317-9656 GREGORY J & SUSAN L HENKEL 8699 MARY JANE CIR CHANHASSEN, MN 55317-9646 GREGORY R RENBERG 282 GREENLEAF CT 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