PC Minutes 03-06-2012
CHANHASSEN PLANNING COMMISSION
REGULAR MEETING
MARCH 6, 2012
Chairman Aller called the meeting to order at 7:00 p.m.
MEMBERS PRESENT:
Andrew Aller, Mark Undestad, Tom Doll, Kim Tennyson and Lisa Hokkanen
MEMBERS ABSENT:
Kathleen Thomas
STAFF PRESENT:
Kate Aanenson, Community Development Director; Sharmeen Al-Jaff, Senior
Planner; and Alyson Fauske, Assistant City Engineer
PUBLIC HEARING:
PRIMROSE SCHOOL: REQUEST FOR SITE PLAN APPROVAL FOR THE CONSTRUCTION
OF A DAYCARE CENTER ON PROPERTY ZONED PUD-MIXED USE; AND A PLANNED
UNIT DEVELOPMENT AMENDMENT TO THE STANDARDS GOVERNING THE
DEVELOPMENT. APPLICANT: KRAUS-ANDERSON, PLANNING CASE 2012-02.
Al-Jaff: Good evening Chairman Aller, members of the Planning Commission. Before you is a request
for the construction of a daycare center. In order to achieve this request the applicant is requesting a
planned unit development amendment, a subdivision, preliminary plat approval and site plan request. The
site is located at the northwest intersection of Crossroads Boulevard and Lyman Boulevard and southeast
of Highway 212. It is guided mixed use density which allows for high density residential as well as
neighborhood oriented types of commercial uses. I’m just going to give you a very quick background on
this location on this site just to bring everyone up to speed on what is permitted and why these types of
uses are permitted on this site. So the commercial uses may include convenience, grocery stores, daycare
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facilities, etc. Those uses have to meet the daily needs of residential neighborhoods. On January 4 of
2005 the Planning Commission reviewed and approved a concept planned unit development for this
overall area. The northerly portion of the site, which is the area that is north of Highway 212 was
intended for residential types of uses and the area that is south of Highway 212 is both a residential high
density uses as well as commercial. Since this application was approved many of, or since this concept
was reviewed many of the uses have changed over time but the essence of both a neighborhood oriented
type of commercial as well as high density residential, those two components are still very much part of
the application that you have before you. On March 10, 2008 a planned unit development amendment
was proposed and approved by the City. It’s basically focused on things such as setbacks from right-of-
way, signage, just clarifying different aspects as developments moves forward. There was a variance to
reduce setbacks from right-of-way. There was a total of 7 site plans that were approved. The details of
those site plans are available on page 6 of the staff report. I’d gladly go through all of that should the
Planning Commission want me to. There was also a preliminary plat that was approved for Crossroads of
Chanhassen. On July 14, 2008 the Chanhassen City Council granted final plat approval for Crossroads of
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Chanhassen 2 Addition. Basically that approval created two lots and one outlot. Lot 1, Block 1 was
intended to house a 3,400 square foot building and Lot 2 was intended to have a 10,000 square foot
building. The one thing that needs to be pointed out is this plat that was approved had never been
recorded. Therefore it does not hold any legal standing. This site is still an outlot and those buildings
were never recorded but the approval is in place. What the applicant today is requesting to do is taking
those two lots. Replatting them into one lot and then those two buildings would become one building
which would be the Primrose School. As I mentioned earlier there were 7 site plans that were approved.
Basically it will be 6 site plans when, if this request that you have before you is approved. The site plan
to construct a 12,000 square foot daycare building is really straight forward. The site coverage permitted
under this request is 70%. The applicant is proposing to cover 45% of the overall site as far as the hard
Chanhassen Planning Commission – March 6, 2012
surface goes. There are sidewalks that are proposed throughout the development. They will connect this
site with the neighboring buildings. The architecture of the building will compliment the buildings that
are in the surrounding area. Access to the site will be gained off of Crossroads Boulevard and there will
be no direct access onto Lyman Boulevard nor Highway 212. The design of the building is attractive. It
is proposed to be constructed of high quality materials, basically brick, block and as I mentioned earlier it
will compliment the buildings in the surrounding area. It will have it’s own character but it will blend in
very nicely. The light fixtures that will be used on this development will be the same as those that are
currently used in the Crossroads of Chanhassen development. As far as signage, there was one sign that
was approved with the original planned unit development for Crossroads of Chanhassen and it was
intended to have the names of different tenants within the development. Now this sign will be located on
a private property. As such they will have their own name on it and we just want to make sure that the
applicant is aware that they need to use dimensional letters on the sign. It will be less than 24, it can be
up to 24 square feet. May not exceed 5 feet in height. The one thing that we need to point out regarding
the wall mounted sign, this is a typical sign of Primrose and the letters are flat. Our ordinance requires
dimensional letters so again we’re just trying to make sure that they are aware of this and bringing it to
their attention. The subdivision is straight forward. Currently we have an outlot. Outlot A which has an
area of 6.15 acres and they are replatting it into one lot and one outlot. This lot will be housing the
daycare center. In order to achieve all of this, one of the things that we did when we originally put
together the ordinance that would govern this planned unit development was limit the size of buildings.
The buildings that would be permitted on this site was intended not to exceed 10,000 square feet for the
building that is to the south of this location and then the smaller building that we showed you earlier was
intended to be 3,000 plus square feet. The applicant is requesting a 12,000 square foot building. We do
believe that this type of use is complimentary to a neighborhood and will meet the daily needs of residents
in the area. We are recommending approval of this request. We are recommending approval again of the
planned unit development, of the preliminary plat and of the site plan to construct a 12,000 square foot
daycare center and I’ll be happy to answer any questions you might have.
Aller: Does anybody have any questions at this time?
Doll: Yeah I have a quick one. In the, it looks like the west side, kind of northwest corner of the building
that’s not you know wetland setback?
Al-Jaff: No it is not. Actually, if you give me just one second. It is not. There is an easement and there
is an easement that will need to be vacated but other than that, no. There are no setback issues.
Doll: Is there any, this is kind of hard to read but it looks like it’s away from the site is pretty steep. Is
there fencing that’s going to go around the parking area?
Al-Jaff: There will be.
Fauske: On page 18 of the staff report, staff has gone through and indicates that there’s a retaining wall, 6
foot high retaining wall proposed on that west side of the parking lot area and just due to the proposed use
of the facility they recommend that they put up a fence so that will take care of some of the grading on the
west side there.
Doll: That’s all I had. It’s a beautiful building.
Hokkanen: I have a question about the signage that needs to be changed on the building. The Primrose
sign surrounded in the brick. Do we know how big that is on the side of the building or where exactly on
the building that is?
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Chanhassen Planning Commission – March 6, 2012
Al-Jaff: Yes.
Hokkanen: Right there. Where is that located?
Al-Jaff: There will be one, if I may. Okay so the sign is located right at the entrance so this is facing
south. And then there will be, there should be another one that is facing east. West, I’m sorry. No,
facing east. Facing east.
Hokkanen: Facing east, okay. And it will be the same design.
Al-Jaff: And both of, one will be at the entrance and the other one will be facing Crossroads Boulevard.
Hokkanen: Oh, okay. It’s a beautiful building.
Aller: Have we heard from anybody in the neighborhood? Comments.
Al-Jaff: We’ve only had one email that basically had a few questions regarding the size of the building
and we answered their email.
Aller: And this will maintain the same traffic flow as we previously had platted?
Fauske: That’s a good question. On page 20 of the staff report, because when this was first proposed
they did a traffic analysis to take a look at what intersections needed to be signalized and what turn lane
improvements were needed on Crossroads Boulevard and with the change in use from retail to a daycare
facility staff did go through and recalculate the trip generation and there’s a table that indicates an
increase in the a.m. and p.m. peak periods. 124 for the a.m. peak and 50 trips for p.m. peak and just to put
that in perspective, the average single family home can range between 12 and 20 trips per day so we’re
not looking at a significant increase in trips to the site. And the actual total daily trips is a decrease.
Aller: Would the applicant like to come forward and make a presentation or? If you could please state
your name and address for the record and who you represent.
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Mike Grant: Mike Grant with MFRA, 14800 28 Avenue North, Plymouth representing the applicant and
owner. I guess we support the staff report and stand for any questions.
Aller: You and your clients are willing to abide by the present zoning then as far as signs and traffic and
any other conditions that are placed on the property according to the report?
Mike Grant: Yep. Right.
Aller: Thank you. I have no further questions. Anyone? Okay, thank you. With that I’ll open the public
hearing. Anyone wishing to speak on this topic please come forward. State your name and address for
the record. Seeing no one present coming forward, I will now close the public hearing. Discussion.
Commissioner Doll.
Doll: Looks nice.
Hokkanen: Looks very nice.
Aller: Anyone?
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Chanhassen Planning Commission – March 6, 2012
Tennyson: Very thorough.
Hokkanen: Very thorough.
Aller: Yep, another great report. Looks like you’re working well with the applicant and hopefully this
will be a nice development so with that would entertain any motions.
Doll: I’ll motion the Chanhassen Planning Commission recommends that the City Council approve a
planned unit development amendment to the existing standards, preliminary plat to subdivide 6.15 acres
into one lot and one outlot, Crossroads of Chanhassen Second Addition, site plan approval for
construction of a daycare facility, Primrose of Chanhassen and adoption of the attached Findings of Fact
and Recommendation.
Hokkanen: I second.
Aller: I’ve got a motion and a second.
Doll moved, Hokkanen seconded that the Planning Commission recommends the City
Council approve the Planned Unit Development amendment in the attached ordinance for
Chanhassen Gateway clarifying building size as shown below (amendments are shown in
bold), and including the attached Findings of Fact and Recommendation:
CHANHASSEN GATEWAY
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. The Neighborhood Business District regulations shall apply to Lots 1-3, Block 1 and
Outlot A, Crossroads of Chanhassen , except as modified by this ordinance. The R-16 District
, as revised
regulations shall apply to Outlot C, except as modified by this ordinance.Exhibit A
herein to reflect the changes to the commercial portion,
reflects the site layout and buildings
as referenced herein.
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Chanhassen Planning Commission – March 6, 2012
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
and building
building 4C. A tenant may occupy up to 10,000 square feet of said building
4G for a daycare to occupy 12,000 square feet
. No individual service component of a retail
building shall occupy more than 8,000 square feet of a building.
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.)
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Chanhassen Planning Commission – March 6, 2012
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 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.
Building/ Parking
Boundary
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
35 or 3 stories,
Maximum Residential Building/Structure Height
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.
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Chanhassen Planning Commission – March 6, 2012
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.
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
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Chanhassen Planning Commission – March 6, 2012
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 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.1. Project 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 80square 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 corner 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 Sign
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
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 sign area dedicated to gas prices as well as any other
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Chanhassen Planning Commission – March 6, 2012
applicable regulations.These signs shall be set back a minimum of 10 feet from the property
line.
j.3. Wall Signs
a. 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 of 30 inches in height. All individual letters and logos comprising each sign shall be
constructed of wood, metal, ortranslucent 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 Flags/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 of two feet.
e. Flags and banners shall have a maximum area of 10 square feet.
f. Flags and banners which are torn or excessively worn shall be removed at the request of the
city.
j.5. Building 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 Signs
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 of
the 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.
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Chanhassen Planning Commission – March 6, 2012
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 Signs
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. Sign Design 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.
k. Lighting
1. Lighting for the interior of the development shall be consistent throughout the development. High
pressure sodium vapor lamps or LEDwith 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
½ foot candle at the project perimeter property line. This does not apply to street
lighting.
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Chanhassen Planning Commission – March 6, 2012
4. Lighting for parking areas shall minimize the use of lights 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.”
All voted in favor and the motion carried unanimously with a vote of 5 to 0.
Doll moved, Hokkanen seconded that the Planning Commission recommends the City Council
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approve the preliminary plat for Planning Case 12-02 for Crossroads of Chanhassen 2 Addition
as shown in plans dated received February 3, 2012, and including the attached Findings of Fact and
Recommendation, subject to the following conditions:
1. Full park fees in lieu of parkland dedication shall be collected in full at the rate in force upon final plat
submission and approval.
2.Collector and Arterial Roadway Traffic Impact Zone fees will be collected with the final plat.
The fee will be based on the commercial rate of $3,600 per acre. Total due will be
$3,600/acre x 1.76 acres = $6,336.00.
3.All outstanding assessments must be paid prior to final plat. Remaining Trunk Highway
101/Lyman Boulevard assessments are approximately $3,004.
4. Storm water connection fees will be collected with the final plat. The fees are calculated based upon
an area of 1.76 acres as indicated in the Site Plan. Water quality fees were calculated to be 1.76 acres
multiplied by $19,730.00/acre. This is equal to $34,724.80. Water quantity fees were calculated to
be 1.76 acres multiplied by $7,650.00/acre. This is equal to $13,464.00. A credit is applied to the
water quality fee based upon the total acreage treated to NURP recommendations and any skimmer
type structures installed. As the entire lot is to be treated in the NURP basin north of the site the
credit is 1.76 acres multiplied by one-half of the Water Quality fee, or 1.76 acres multiplied by
$9,865.00/acre. This is a credit of $17,362.40. Based upon these calculations, $30,826.40 is due at
the time the final plat is recorded.
5.The City sidewalk is located on the property of this proposed development. This sidewalk
will need to be covered by an easement for access and maintenance by the City.
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Chanhassen Planning Commission – March 6, 2012
6.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 site plan agreement 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. Permits from the appropriate regulatory agencies will
be required, including the MPCA, Carver County, and MnDOT.
7.The proposed storm sewer, draintile, and service connections within the property are private
and must be maintained by the owner.
8.Revise the storm water calculations/plans so that they correlate. Runoff rates must be less
than or equal to the rates approved with the Crossroads of Chanhassen subdivision. Provide
explanation of volume calculations of ponding in turf area. Show size of areas on drainage
maps.”
All voted in favor and the motion carried unanimously with a vote of 5 to 0.
Doll moved, Hokkanen seconded that the Planning Commission recommends the City
Council approve the site plan consisting of a 12,000 square-foot daycare (Building 4G),
Planning Case 12-02 for Primrose School of Chanhassen as shown in plans dated received
February 3, 2012, and including the attached Findings of Fact and Recommendation, subject
to the following conditions:
1. All existing boulevard trees along the east property line must be protected during construction or
replaced after construction. They shall be incorporated into the landscape plan.
2. Due to existing soil conditions that are mostly clay with an alkaline tendency, staff recommends
that the red maple selection be changed to a sugar or freeman maple variety in order to insure
long-term survivability.
3.Revise the storm water calculations/plans so that they correlate. Runoff rates must be
less than or equal to the rates approved with the Crossroads of Chanhassen subdivision.
Provide explanation of volume calculations of ponding in turf area. Show size of areas
on drainage maps.
4.A permit is required from the appropriate agency for any offsite grading. Currently the
plans show grading in the county right of way which would require a permit from Carver
County.
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.A fence shall be installed above the proposed retaining wall in any area where the vertical
separation exceeds 4’ in height.
7.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.
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Chanhassen Planning Commission – March 6, 2012
8.The additional sanitary sewer service which is not being utilized must be sealed at the
mainline.
9.The proposed storm sewer, draintile, and service connections within the property are
private and must be maintained by the owner.
10.Each new building is subject to sanitary sewer and water hookup charges. The 2012
trunk hookup charge is $2,107 for sanitary sewer and $5,717 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.
11.A Stormwater Pollution Prevention Plan must be submitted to the City for review and
approval.
12. Silt fence shall be standard machine sliced or heavy duty per Section 3886 of MnDOT Standards
and Specification Manual for Construction in all areas with a positive gradient towards waters of
the state. Chanhassen standard detail plates shall be included in the construction details of the
plan set. These will include, at a minimum, Plate No. 3107, 5300, 5301, 5302 and 5302A.
13. Sheet C5.01 B shall include the specifics of stabilization for the disturbed areas adjacent to the
pond including the pipe, inlet, outlet and ingress and egress. MnDOT seed mix 100 or 110 are
unacceptable as permanent cover crops and must be changed to a seed mix more appropriate to
duration and site conditions. Further, MnDOT and BWSR have compiled new seed mixtures and
these shall be consulted.
14. The X-Grass areas are considered impervious and should be calculated as such. The table on
Sheet No. C5.01 B shall be revised to indicate this. The line item POST-CONSTRUCTION
IMPERVIOUS shall read 1.28 AC±. This is the number that shall be used to calculate total
hardcover on the entire Crossroads of Chanhassen PUD development.
15. Encroachment agreements are needed for any structure located in the drainage and utility
easements. This includes but is not limited to the entrance monument, light poles, playground
equipment, artificial turf, and fence, located in drainage and utility easements.
16.Upon completion, the applicant shall submit a set of “as-built” plans signed by a
professional engineer.
17.All of the maintenance for landscaping, and irrigation within the City right of way must
be maintained by the developer.
18.The applicant shall work with staff on minor plan modifications.
19. 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. 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.
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Chanhassen Planning Commission – March 6, 2012
20. Fire Marshal Conditions:
a.
“ No parking, fire lane” signs will be required along with yellow painted curbing. Contact
Chanhassen Fire Marshal for details.
21. Building Official Conditions:
a. The building(s) 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.
d. Fenced “play” areas must be provided with approved exiting systems.
e. Detailed occupancy and accessibility 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 plan review and permit procedures.
22. All rooftop and ground equipment must be screened from views.
23. Approval of the site plan applications is contingent upon approval of the final plat and the PUD
amendment – Planning Case 2012-01.
24. The monument sign may not exceed 24 square feet in area nor be higher than 5 feet. The sign shall
be located 10 feet from the property line.
25. Sign illumination and design shall comply with ordinance.
26. Approval of the site plan is contingent upon vacation of drainage and utility easement.
27. The fence may not exceed six and one-half feet in height.
28. The exterior material for the trash enclosure must be of the same exterior material as the building.
Recycling space and other solid waste collection space should be contained within the same
enclosure.
29. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All exposed soil
areas shall have temporary erosion protection or permanent cover year round, according to the
following table of slopes and time frames:
Type of Slope Time (Maximum time an area can
Steeper than 3:1 7 days remain open when the area
10:1 to 3:1 14 days is not actively being worked.)
Flatter than 10:1 21 days
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Chanhassen Planning Commission – March 6, 2012
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 manmade systems that
discharge to a surface water.”
All voted in favor and the motion carried unanimously with a vote of 5 to 0.
Aller: You’re reminded that this matter should be before the City Council on March 26, 2012. If you’d
like to follow this matter and this item you can look at the full report on the website and attend the
hearing or watch the hearing on cable.
Aanenson: I’d just like to add Chairman Aller that as the Assistant City Engineer indicated they’re also
with this application there’ll be a vacation of utility easements so there’ll be another notice for public
hearing on that part of the, that has to be noticed. That only goes to the City Council but that will resolve
the retaining wall and the fencing issue so that will be covered at the City Council but that needs to also
happen for this project to go forward at the same time so those will be simultaneous.
Aller: Thank you for that reminder and I remind all those as well that there were a number of items that
are on the report that were not discussed in open hearing that we have read and we have considered. They
can be found on the website in the report. Thank you.
Aanenson: I do think the neighborhood across the street did have a meeting on that and did have access
to the staff report but again the change that we talked about is just for the daycare only. That square
footage. It doesn’t affect anything else and as we know this was done in 2008. Now there may be some
other changes as things happen so we may see some other changes but I think our vision is to have a
neighborhood commercial center is still our goal and we’re trying to work with the applicants, Kraus-
Anderson on that.
Aller: Wonderful.
Undestad: Nice job.
APPROVAL OF MINUTES:
Commissioner Undestad noted the verbatim and summary Minutes of the Planning Commission
meeting dated February 7, 2012 as presented.
Aller: And then with the correction, the approval we will request that the Minutes note the correction on
February 21, 2012. It showed the absence of Commissioner Ellsworth. Commissioner Ellsworth had
previously resigned so we would delete that from the Minutes and with that deletion.
Aanenson: Yes, that was the staff actually did the minutes. I apologize for that but he had actually
submitted his resignation so we won’t penalize him.
Aller: Would someone like to note those minutes as amended.
Commissioner Hokkanen noted the summary Minutes of the Planning Commission Work Session
meeting on February 21, 2012 as amended.
Aller: Thank you.
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