PC Staff Report 08-16-2011PC DATE: August 16, 2011 l
CC DATE: September 12, 2011 1
REVIEW DEADLINE: September 13, 2011
CASE #: 2011 -08
BY: RG, TJ, ML, JM, JS, JS
PROPOSED MOTION:
"The Chanhassen Planning Commission recommends that City Council approve the Site Plan for a
parking lot expansion located at 950 Lake Drive, plans prepared by Alliant Engineering, Inc., dated
July 19, 2011, subject to the conditions of the staff report; and adoption of the Findings of Fact and
Recommendation."
SUMMARY OF REQUEST: The applicant is requesting Site Plan Review for a 155 -stall
parking lot expansion for the Lake Drive Business Center building.
LOCATION: 950 Lake Drive
Lot 1, Block 1, Empak Addition
(PID 25- 2710010)
APPLICANT: CSM Corporation
Attn: John Ferrier
500 Washington Avenue South,
Suite 3000
Q Minneapolis, MN 55415
(612) 395 -7000
jferrier e ,csmcorp.net
PRESENT ZONING: Industrial Office Park (IOP)
2020 LAND USE PLAN: Office Industrial
ACREAGE: 12.6 acres DENSITY: 0.35 F.A.R.
LEVEL OF CITY DISCRETION IN DECISION - MAKING:
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 those standards, the
City must then approve the site plan. This is a quasi-judicial decision.
PROPOSAL /SUMMARY
The applicant is proposing a 155 -space expansion of the site parking. The applicant believes that
this parking expansion makes the building more marketable to office and warehouse tenants. They
have been in contact with potential tenants who have expressed a concern about the lack of parking
near the office portion of the building, which is located on the west end of the building.
Additionally, the parking expansion permits greater flexibility for additional office space within the
building. The parking will be installed in phases with the parking immediately southwest of the
CITY OF CHANHASSEN
Planning Commission
Lake Drive Business Center Site Plan — Planning Case 2011 -08
August 16, 2011
Page 2 of 10
building being installed first. The parking in the southeast portion of the building will be installed
second, and the parking on the east end and the truck loading/maneuvering area will be installed
third. However, should a large user be found all the parking could be installed in one phase.
Some of this parking (located east of the building) was previously shown as part of a building
expansion approved in 2000, but was held in proof of parking status. However, the proposed
parking lot expansion and the resulting grading operation exceeded the amount that could be
approved by staff administratively (1,000 cubic yards). The City may approve site grading through
the site plan review process, the interim use process or as part of a subdivision. Since the proposal
includes both landscaping, sign relocation and site lighting review in addition to the grading and
parking lot expansion, the site plan review process is appropriate. With this site plan, they will have
all their approvals in place for construction of the parking lot expansion.
The property to the east is Roberts Automatic Products, another industrial user. Lake Susan Park is
located south across Lake Drive. To the west across Powers Boulevard is a vacant office /industrial
site. To the north are the railroad tracks at the top of a steep slope (elevation 946), 35 feet above the
finished floor elevation of the building (elevation 911). To the southwest, the proposed parking
expansion will be approximately seven feet above the corner of Powers Boulevard and Lake Drive.
The site is served by City sewer and water service. Access is via Lake Drive with two driveways.
Truck access is limited to the easterly driveway.
The building is currently estimated to have the following breakdown of space usage: Office —
16,500 square feet, manufacturing area — 78,760 square feet and warehouse — 96,925 square feet.
When the site plan was originally approved in 1989, the parking requirements for an office use
were 3 spaces per 1,000 square feet of building area. At the time of the building expansion in
2000, City of Chanhassen's standards were 4.5 spaces per 1,000 square feet. Based on the
parking requirements, the site needed the following parking: Office — 74 spaces, largest shift —
65 spaces, warehouse — 54 spaces. The total spaces needed were 193 spaces. There were ample
locations to incorporate additional parking on site. At that time, staff visited the site on two
different occasions and noticed that approximately one -half of the parking was occupied. The
City permitted 30 percent of the parking (58 stalls) in proof of parking pursuant to section 20-
1124 (1) of the City Code. These spaces are located along the east side of the building. If
parking had become a problem, the City could have required the installation of the additional
parking spaces.
Staff is recommending approval of the site plan subject to the conditions of this staff report.
APPLICABLE REGUATIONS
Section 20 -106 —
20 -116, Site Plan Review
Section 20 -811—
20 -816, IOP District Regulations
Section 20 -1116
— 20 -1124, Parking and Loading
Section 20 -1176
— 20 -1183, Landscaping and Tree Removal
Planning Commission
Lake Drive Business Center Site Plan — Planning Case 2011 -08
August 16, 2011
Page 3 of 10
BACKGROUND
On November 14, 2000, the Chanhassen Planning Commission as the Board of Appeals and
Adjustments approved a six (6) foot variance from the 50 -foot height limitation for the construction
of storage silos.
On August 28, 2000, the Chanhassen City Council approved Site Plan #2000 -10 for a 96,925
square -foot expansion to a 95,260 square -foot building.
On April 24, 1989, the Chanhassen City Council approved the plat of Lot 1, Block 1, Empak
Addition, replatting Lots 1 and 2, Block 2, Chanhassen Lakes Business Park 2 nd Addition.
On April 10, 1989, the Chanhassen City Council approved site plan #89 -1 for a 77,690 square -
foot office and production facility.
GENERAL SITE PLAN
The applicant is proposing a three- phase, 155 -space
expansion of the site parking. The parking expansion
southwest of the building is proposed to be installed
first; the parking in the southeast portion of the building
installed second; and the parking on the east end and the
truck loading/maneuvering area installed third. Parking
lot landscaping, parking area lighting and extensive
retaining walls are included as part of the plan. The sign
in the southwest corner of the building will be relocated
further north on Powers Boulevard.
ACCESS
Access to the site is provided from Lake Drive via two existing driveways. No additional street
access is being proposed.
GRADING AND DRAINAGE
This 12.6 -acre site is located in Empak Addition which is on the northeast corner of Powers
Boulevard and Lake Drive. A 188,900 square foot building with parking is currently on the site.
Beyond the parking and building areas is grass. This development is located in the Bluff Creek
Watershed District.
Grading will take place on the site to prepare the parking areas. The grass area maximum slope
must not exceed 3:1.
Runoff from this site will be treated using an underground treatment system. The drainage and
storm sewer system within the site is privately owned and must be maintained by the owner.
Existing runoff rates must be maintained for the 2 -, 10- and 100 -year rain events. The drainage
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ACCESS
Access to the site is provided from Lake Drive via two existing driveways. No additional street
access is being proposed.
GRADING AND DRAINAGE
This 12.6 -acre site is located in Empak Addition which is on the northeast corner of Powers
Boulevard and Lake Drive. A 188,900 square foot building with parking is currently on the site.
Beyond the parking and building areas is grass. This development is located in the Bluff Creek
Watershed District.
Grading will take place on the site to prepare the parking areas. The grass area maximum slope
must not exceed 3:1.
Runoff from this site will be treated using an underground treatment system. The drainage and
storm sewer system within the site is privately owned and must be maintained by the owner.
Existing runoff rates must be maintained for the 2 -, 10- and 100 -year rain events. The drainage
Planning Commission
Lake Drive Business Center Site Plan — Planning Case 2011 -08
August 16, 2011
Page 4 of 10
calculations do not match the plans. The applicant must submit revised plans and calculations
meeting City requirements.
An easement is required from the appropriate property owner 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.
Erosion and Sediment Control
The applicant has prepared an erosion
control plan for all phases of this project.
The first phase of this project will result in
3:1 slopes with a positive grade towards
Lake Drive. This disturbed area will need
to be covered with erosion control blanket
or sod within 14 days of cessation of
work. This should be indicated in the
plan. Other than the need for blanket or
sod on all 3:1 slopes, the plan appears
adequate for existing conditions.
However, a note must be added to the plan
that additional best management practices
may be necessary as site and climatic
conditions change throughout
construction.
To assure that erosion and sediment control best management practices are installed and
maintained, an escrow or letter of credit in the amount of $2,450 will be required with the first
phase. This number was calculated based upon 450 feet of silt fence, three (3) inlet protection
devices, and 370 yards of blanket and seed.
Storm Water Management
The applicant is proposing to construct 155 new parking stalls in three areas. These parking
areas are to be phased in with only the most southwesterly parking area being constructed with
the first phase. The applicant is proposing to utilize perforated storm sewer and embedded
within a rock trench to achieve rate control and some pre- treatment of the runoff.
Water from this site is directed to Lake Susan pond (LS- P3.34). Approximately 150 acres of
commercial and industrial land use is also directed to the Lake Susan Pond. This water is routed
through three primary storm sewer conveyance routes. Powers Boulevard from MN T.H. 5 to
Lake Drive is routed through a 30 -inch RCP along Powers Boulevard. Chanhassen Retail
Addition is routed through a 36 -inch RCP immediately east of the subject property. The third
area drains through a 30 -inch RCP along Lake Drive and accepts drainage from Lake Drive as
well as the intersection of T.H. 5 and MN T.H. 101. Because of the size of the drainage area
being conveyed through these pipes, the applicant must either model the entire watershed to
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To assure that erosion and sediment control best management practices are installed and
maintained, an escrow or letter of credit in the amount of $2,450 will be required with the first
phase. This number was calculated based upon 450 feet of silt fence, three (3) inlet protection
devices, and 370 yards of blanket and seed.
Storm Water Management
The applicant is proposing to construct 155 new parking stalls in three areas. These parking
areas are to be phased in with only the most southwesterly parking area being constructed with
the first phase. The applicant is proposing to utilize perforated storm sewer and embedded
within a rock trench to achieve rate control and some pre- treatment of the runoff.
Water from this site is directed to Lake Susan pond (LS- P3.34). Approximately 150 acres of
commercial and industrial land use is also directed to the Lake Susan Pond. This water is routed
through three primary storm sewer conveyance routes. Powers Boulevard from MN T.H. 5 to
Lake Drive is routed through a 30 -inch RCP along Powers Boulevard. Chanhassen Retail
Addition is routed through a 36 -inch RCP immediately east of the subject property. The third
area drains through a 30 -inch RCP along Lake Drive and accepts drainage from Lake Drive as
well as the intersection of T.H. 5 and MN T.H. 101. Because of the size of the drainage area
being conveyed through these pipes, the applicant must either model the entire watershed to
Planning Commission
Lake Drive Business Center Site Plan — Planning Case 2011 -08
August 16, 2011
Page 5of10
show that there is adequate capacity in the pipes or maintain, or preferably decrease discharge
rates to the system.
While this system is generally acceptable, it is undetermined at this time how it will be
maintained. The City has required, and the consulting engineer has agreed to provide, a long-
term operations and maintenance plan for this system. This system will remain private and the
land owner will be responsible for the maintenance of the system.
With proper lead time, staff has indicated to the applicant's engineer that the City would have an
interest in working with the applicant to procure grant funds and partner or accept cash in lieu of
installation of the pretreatment features being proposed. Because of the existing infrastructure
and size of the contributing watershed, rate control must be achieved on site. However, the City
would still have an interest in partnering with the applicant and other agencies to implement
some alternative storm water BMPs.
WETLANDS AND SHORELAND
No wetlands appear to exist on or immediately adjacent to the proposed project area. Although
the subject property is tributary to both Lake Susan and Riley Creek, it lies outside of the
shoreland overlay district for both of these water bodies.
RETAINING WALLS
The proposed retaining walls are as follows:
Location
Length
(approx.)
Maximum
Height
(approx.)
Southeast corner parking area 1 (Wall 1 )
70 feet
2.5 feet
North side of parking area 2 — 5' from the building (Wall 2)
430 feet
6.8 feet
East side of parking area 3 (Wall 3 )
360 feet
8.8 feet
North side of parking area 4 (Wall 4)
330 feet
17.5 feet
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.
The exits in front of Wall 2 may be inadequate for some uses of the building under the proposed
parking scenario. Exterior exit discharge must accommodate exits served. The parking stalls in
this area should be constructed at the time when a final end user is determined so that the exits
will not limit the occupancy.
The wall and support structure (not including soil) in Parking Area 3 must be moved outside of
the City utility easement. A 36 -inch diameter storm sewer is within this easement. Moving the
wall in this area will cause a reduction in the number of parking stalls.
Planning Commission
Lake Drive Business Center Site Plan — Planning Case 2011 -08
August 16, 2011
Page 6 of 10
UTILITIES
Details must be provided for all proposed storm, sanitary, and watermain crossings. Actual
elevations of existing utilities shall be verified for accuracy.
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 provide the
City with the necessary financial security in the form of a letter of credit or cash escrow to
guarantee the installation of the storm sewer, erosion control, and seeding. This amount will be
determined prior to start of construction due to the possible phasing of the project and not
knowing the amount to be installed and disturbed.
The applicant must also notify the City after installation of the erosion control and 48 hours prior
to the commencement of grading. Permits from the appropriate regulatory agencies will be
required.
LIGHTING /SIGNAGE
The applicant is proposing parking lot lighting as part of the parking area expansion. The
photometric plan describes the use of 25 -foot poles, which would comply with city requirements
that restrict pole height to 30 feet. City code requires that all fixtures must be shielded, high -
pressure sodium or light- emitting diode (LED) with a total cutoff angle equal to or less than 90
degrees.
The applicant is proposing relocating the monument sign on the site. This relocation will require
a separate building permit and sign permit. Such sign shall not exceed 64 square feet in display
area nor be greater than eight feet in height. The proposed monument sign is shown 35.7 feet
from the westerly property line.
LANDSCAPING/TREE PRESERVATION
Minimum requirements for landscaping include 472 square feet of landscaped area around the
parking lot, two trees for the parking lot, and bufferyard plantings along Lake Drive, as well as
neighboring property lines. The applicant's proposed as compared to the requirements for
landscape area and parking lot trees is shown in the following table.
Required
Proposed
Vehicular use landscape area
12,655 square feet
>12,655 square feet
Trees/ parking lot
50 overstory trees
14+ existing (not shown on
p lans)
Landscape islands or
p eninsulas required
16
7
Bufferyard B — S. property
line
Adequate screening in accord
with existing buffer plantings
Screening needs revision
Planning Commission
Lake Drive Business Center Site Plan — Planning Case 2011 -08
August 16, 2011
Page 7 of 10
Applicant does not meet minimum requirements for parking lot landscape islands /peninsulas or
required trees. The applicant shall submit a revised landscape plan showing the minimum
number of landscape islands /peninsulas and trees. Additionally, screening for parking along
Lake Drive is not adequate. The applicant can match the existing screening or revise the selected
shrubs to a species with greater height.
_ Extend Islaurl
The landscape island on the north end of the parking proposed
adjacent to the east side of the building shall be extended further
out to provide full protection of the parking space immediately
adjacent to the island.
MISCELLANEOUS
Building
The propose number of accessible parking spaces (7) with adjacent access aisles and their
locations are in accordance with Minnesota State Building Code (Chap. 1341, Accessibility).
The plans and drainage calculations must be signed by a professional engineer licensed in the
State of Minnesota.
OTHER AGENCY APPROVALS
The applicant will be responsible for applying for and procuring any additional permits that may
be required for this project. It appears that all phases of this project exceed one acre of
disturbance. If this is the case a National Pollution Discharge Elimination System construction
stormwater permit will be required.
COMPLIANCE REVIEW
Required Parking Setback: North — 0', East — 0', South — 25', West — 30'
Proposed Parking Setback: North — 60', East — 20', South — 25', West — 35'
Parking Standards:
Manufacturing or processing plant — One off - street parking space for each employee on the major
shift and one off - street parking space for each motor vehicle when customarily kept on the
premises.
Office buildings (administrative, business or professional) — Buildings under 49,999 square feet,
five stalls per 1,000 square feet gross floor area; buildings from 50,000 to 99,999 square feet, four
stalls per 1,000 square feet gross floor area; and buildings over 100,000 square feet, three stalls per
1,000 square feet gross floor area. Building area square footages shall exclude common areas such
as reception areas, cafeterias, hallways, etc. in calculating the parking requirements for an office
building.
Storage, wholesale, or warehouse establishments — One space for each 1,000 square feet of gross
floor area up to 10,000 square feet and one additional space for each additional 2,000 square feet,
Planning Commission
Lake Drive Business Center Site Plan — Planning Case 2011 -08
August 16, 2011
Page 8of10
plus one space for each company vehicle operating from the premises. If it can be demonstrated
by the applicant that the number of employees in the warehouse or storage area will require less
than the required number of spaces, and if the applicant shall submit a letter to the city assuring
that if there is to be any increase in employees, the applicant agrees to provide additional parking
area, then the city may approve a lesser number of parking spaces.
Hard Surface Coverage: permitted - 70% proposed - 63%
RECOMMENDATION
Staff recommends that the Planning Commission recommend approval of the site plan subject to
the conditions of the staff report and adoption of the attached findings of fact and
recommendation. The recommended conditions of approval are as follows:
Planning Department Conditions
1. The applicant shall enter into a site plan agreement and provide the security required by it.
2. This relocated sign shall require a separate building permit and sign permit.
3. The landscape island on the north end of the parking adjacent to the east side of the building
shall be extended further out to provide full protection of the parking stall.
Environmental Resource Specialist Conditions
1. The applicant shall submit a revised landscape plan showing the minimum number of
landscape islands /peninsulas (16) and trees (50).
2. The applicant shall provide adequate screening for the new parking areas along Lake Drive.
Shrubs shall reach a mature height of at least two feet. A revised landscape plan shall be
submitted to the city for approval.
Water Resources Coordinator Conditions
1. Rates of surface water runoff must not be increased from existing conditions. Where
practicable to do so, rates should be decreased.
2. The applicant and city shall work together on future phases to look for potential cooperative
surface water management opportunities.
3. These approvals for future phases are contingent upon City code and other jurisdictional
agency rules remaining the same. In the event that any of these changes, the applicant will
need to resubmit to assure that the plans meet any new rules germane to this project.
4. Include a note on the Grading and Erosion Control plan indicating that the proposed best
management practices is the minimum controls anticipated, but that as unanticipated site and
Planning Commission
Lake Drive Business Center Site Plan — Planning Case 2011 -08
August 16, 2011
Page 9 of 10
climatic conditions present themselves, it will be to modify the best management practices to
meet these new conditions.
5. All 3:1 slopes shall be covered with erosion control blanket or sod. This needs to be
indicated within the plan set on sheet C -2: Grading and Erosion Control.
6. An escrow or letter of credit in the amount of $2,450.00 shall be provided to the City before
commencement of the first phase. This escrow is only for the first phase. Subsequent phases
will require additional assurance funds.
7. Applicant must apply for and receive approvals from other jurisdictional agencies as
necessary.
8. The applicant must show that the total disturbed area for all phases is less than one acre or
they must apply for and receive an NPDES Construction Stormwater Permit from the MPCA.
If this is the case, a full Surface Water Pollution Prevention Plan must be prepared and
submitted to the City for review and comment.
9. All exposed soils must be stabilized within 14 days of cessation of earth work activities.
10. Lake Drive must be swept clean of soils and debris tracked onto it from the site as needed but
no less than once per week until final stabilization is achieved.
11. The applicant or their designee must maintain the best management practices in good
working order until final stabilization is achieved.
Engineering Department Conditions
1. Grass area maximum slope must not exceed 3:1.
2. The applicant must submit revised plans (redlines) which meet the requirements of the City.
3. Drainage plans must be revised so that the plans match the drainage calculations. The
applicant must also follow City standards for water quality volume. Also, the proposed
drainage rates must be maintained for the 2 -, 10 -, and 100 -year rain events.
4. The storm sewer provided for treatment will be privately owned and maintained.
5. 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.
6. 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. A fence must be
placed at the top of the wall for safety.
Planning Commission
Lake Drive Business Center Site Plan — Planning Case 2011 -08
August 16, 2011
Page 10 of 10
7. The exits in front of Wall 2 may be inadequate for some uses of the building under the
proposed parking scenario. Exterior exit discharge must accommodate exits served. The
parking stalls in this area should be constructed at the time when a final end user is
determined so that the exits will not limit the occupancy.
8. The wall and wall supports (not including soil) in drainage area three on the east side of the
site must be removed from the drainage and utility easement.
9. Details must be provided for all proposed storm sewer, sanitary sewer, and watermain
crossings. Actual elevations of existing utilities shall be verified for accuracy. A minimum
vertical separation of 18" is required at all storm, sanitary, and watermain crossings.
10. 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
provide the City with the necessary financial security in the form of a letter of credit or cash
escrow to guarantee the installation of the storm sewer, erosion control, and seeding. This
amount will be determined prior to start of construction due to the possible phasing of the
project and not knowing the amount to be installed and disturbed.
11. The applicant must also notify the City after installation of the erosion control and 48 hours
prior to the commencement of grading. Permits from the appropriate regulatory agencies
will be required.
12. The plans and drainage calculations must be signed by a professional engineer registered in
the State of Minnesota.
ATTACHMENTS
1. Findings of Fact and Recommendation
2. Reduced Copy Cover Sheet.
3. Reduced Copy Alta Survey Sheet 1.
4. Reduced Copy Alta Survey Sheet 2.
5. Reduced Copy Site Plan.
6. Reduced Copy Grading and Erosion Control Plan.
7. Reduced Copy Stormwater Management Plan.
8. Reduced Copy Details.
9. Reduced Copy Landscaping Plan.
10. Reduced Copy Photometric Plan
11. Public Hearing Notice and Mailing List.
gAplan\2011 planning cases \11 -08 lake drive business center parking site plan\staff report lake drive business center pkg exp.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE:
Application of CSM Corporation for Site Plan Review for a 155 -stall parking lot expansion in the
Industrial Office Park District (IOP).
On August 16, 2011, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of CSM Corporation for Site Plan Review for a 155 -stall parking lot
expansion for property located at 950 Lake Drive. The Planning Commission conducted a public hearing
on the site plan which was 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 Industrial Office Park District (IOP).
2. The property is guided by the Land Use Plan for Office Industrial use.
3. The legal description of the property is: Lot 1, Block 1, Empak Addition.
4. Site Plan Findings:
a. The proposed development is consistent with the elements and objectives of the City's
development guides, including the comprehensive plan, official road mapping, and other plans
that may be adopted;
Finding: The development of the site is consistent with the City's development guides and
comprehensive plan. The proposed parking expansion provides greater marketability. and
flexibility in the use of the site for office and industrial users.
b. The proposed development is consistent with the site plan review requirements;
Finding: The site is consistent with the site plan review requirements and complies with all
zoning code requirements.
c. The proposed development preserves the site in its natural state to the extent practicable by
minimizing tree and soil removal and designing grade changes to be in keeping with the general
appearance of the neighboring developed or developing or developing areas;
Finding: The propose parking areas are in locations that have previously been altered with the
development of the site. The proposed development is in keeping with the general appearance of
the neighboring developed areas. The proposed development will incorporate surface water
treatment of runoff and additional site landscaping. Retaining walls are being incorporated to
reduce site grading.
d. The proposed development creates a harmonious relationship of building and open space with
natural site features and with existing and future buildings having a visual relationship to the
development;
Finding: The development will be harmonious with the existing site building and features.
e. The proposed development creates a functional and harmonious design for structures and site
features, with special attention to the following:
1) An internal sense of order for the buildings and use on the site and provision of a desirable
environment for occupants, visitors and general community;
Finding: The proposed expansion is in logical and practical locations on the site.
2) The amount and location of open space and landscaping;
Finding: The proposed parking lot expansion is located around the site. The proposed site
coverage is less than permitted by code. Additional landscaping is being provided around the
parking areas.
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; and
Finding: The proposed parking lot expansion will provide additional flexibility with the use
of the existing building and is compatible with adjacent development.
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.
Finding: Access to the site shall remain as exists. Parking areas and circulation comply with
code requirements and are being distributed around three sides of the building.
5) Protects, adjacent and neighboring properties through reasonable provision for surface water
drainage, sound and sight buffers, preservation of views, light and air and those aspects of
design not adequately covered by other regulations which may have substantial effects on
neighboring land uses.
Finding: Surface water is being directed to an improved storm water system. The parking
areas are being served by adequate drainage improvements. Landscaping is provided around
the parking lot to buffer from public view.
2
5. The planning report, Planning Case #2011 -08 dated August 16, 2011, prepared by Robert Generous,
et al, is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve Planning Case #2011 -08 for Site
Plan approval for a 155 -space parking lot expansion, plans prepared by Alliant Engineering, Inc., dated
July 19, 2011, on property located at 950 Lake Drive subject to the recommended conditions of approval.
ADOPTED by the Chanhassen Planning Commission this 16 day of August, 2011.
CHANHASSEN PLANNING COMMISSION
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CITY OF CHANHASSEN
AFFIDAVIT 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
August 4, 2011, 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 Lake Drive Business Center — Planning Case No. 2011 -08 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.
Kare J. Enge t, Dep to Clerk
Subscribed and sworn to before me
this � day of , , 2011.
.IV I A u
otary ublic
KIM T. MEUWISSEN
Notary Public- Minnesota
My Cornmission Expires Jan 31 , 2015
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CARVER COUNTY JOHN FERRIER ISTAR MINNESOTA LLC
CSM PROPERTIES INC
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