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2 SPR 1560 Lake Drive West,., ITY OF I STAFF REPORT I P.C. DATE: May 19, 1999 C.C. DATE: June 14, 1999 CASE: 99-4SPR BY: AI-Jaff:v J ti. PROPOSAL: LOCATION: APPLICANT: Site Plan Review for two office/warehouse buildings with an area of 19,632 square feet each. Lots I and 2, Block 1. Chanhassen Lakes Business Park 7th Addition, east of Audubon Road, west of Powers Boulevard and south of the Twin Cities and Western Railroad. Eden ']7'race Corporation 1711 Lake Drive West Chanhassen, MN 55317 (612) 361-0722 PRESENT ZONING: Industrial Office Park, IOP ACREAGE: ADJACENT ZONING AND LAND USE: WATER AND SEWER: PHYSICAL CHARACTER: 2000 LAND USE PLAN: Lot I (2.05 acres) Lot 2 (2.08 acres) N ~ lOP, Industrial Office Park W - Audubon Road E - lOP, Industrial Office Park S - PUD-R, Sunset Ridge Park and Lake Drive West Available to site. The site is proposed to be graded. Office/Industrial u-I/~a~ds0 Eden Trace Corporation Lot 3, Block 1, Chanhassen Lakes Business Park 7!h Addition May 19, 1999 Page 2 PROPOSAL/SUMMARY The applicant is requesting site plan approval for the construction of two office/warehouse buildings with an area of 19,632 square feet each. The site is located on proposed Lots 1 and 2, Block 1, Chanhassen Lakes Business Park 7th Addition and have an area of 2.05 acres and 2.08 acres, respectively. The lots are zoned lOP, Industrial Office Park, and are bordered by Lake Drive West to the south, Audubon Road to the west, and industrial sites to the east and north. Access to the site is gained via one access point from Lake Drive West to serve both Lots 1 and 2. These lots can also have access to Lake Drive West through Lot 3. (Access to the site via Lake Drive West is subject to the project being ordered by the City Council. Building permits will not be issued until the road is completed.) The buildings are designed in an "L" shape with the loading area located between the buildings and facing north, completely screened from views. The applicant is proposing to utilize pre- colored (beige) rockface block as the main material on the building. Windows and accent ribbons of brown pre-colored rockface block rap around all four sides of the building. Projecting canopies announce the locations of the entrances into the buildings. There are decorative squares and rectangles along the upper portion of the building. The materials of which these decorative elements are made of, have not been identified on the plans. The design of the building provides variation in design through a stepped up cornice capped with metal flashing, projecting window sills, windows that rap around the building, and canopies pronouncing entrances into the building. The overall design provides variation and detail on the facade of the building. Parking will be scattered around the building. Screening of the parking lot can be improved by incorporating a meandering berm with landscaping, 3 to 4 feet in height along the perimeter of the site. Parking lot landscaping exceeds ordinance requirements, however, the buffer portion is deficient. Site landscaping must be increased to meet minimum ordinance requirements. The applicant is showing a 25 foot parking setback along Lake Drive West. The ordinance requires a 30 foot setback. The plans must be revised to reflect a 30 foot front yard parking setback. A parking lot light plan is required. The plan should incorporate the light style, height, and photo-metrics. Also, a detailed sign plan which include lighting method has to be submitted. The site plan fails to show the trash enclosure location. The dumpsters must be screened by a wing-wall and doors with siding and trim to match the building. Rooftop equipment and mechanical e,cluipment are not shown on the plans. All equipment must be screened from views. Eden Trace Corporation Lot3, Block 1, Chanhassen Lakes Business Park 7th Addition May 19,1999 Page 3 In summary, with the incorporation of staff recommendations the proposed site plan application would meet ordinance requirements, and staff is recommending approval with conditions outlined in the staff report. BACKGROUND On April 12, 1999, the City Council approved a Resolution Declaring No Need for an Environmental Impact Statement for the Chanhassen Lakes Business Park 7th Addition Project, Subdivision 99-1 preliminary plat to replat Outlot D into 10 lots, Chanhassen Lakes Business Park 7th Addition, and wetland alteration permit to fill 1.23 acres, provide 1.62 acres of in kind mitigation and 1.89 public value credits, as shown on the plans dated received January 26, 1999, subject to conditions. The final plat is scheduled to appear before the City Council on May 24, 1999. GENERAL SITE PLAN/ARCHITECTURE The two proposed office/warehouse buildings, with an area of 19,632 square feet each, will be situated north of Future Lake Drive West and east of Audubon Road. Vacant industrial sites are located to the north and east of the subject site. The site located south of future Lake Drive West is zoned PUD-R and is occupied by a park. Access to the buildings is proposed from future Lake Drive West. Parking will be scattered around the buildings. Screening of the parking lot can be improved by incorporating a meandering berm with landscaping, 3 to 4 feet in height along the perimeter of the site. Materials used on the two "L" shaped buildings, which are mirror images of each other, are pre- colored rock face block on all four elevations. Entrances into the buildings are pronounced through the use of metal canopies. Decorative pre-colored rockface block bands are integrated into the walls on all four elevations. Geometric shapes (squares and rectangles) are located along the upper portion of the building. Additional detail is required on this elements. The "L" shaped buildings are designed to screen the loading docks from views by locating the loading area between the two buildings. The site plan fails to show the trash enclosure location. The dumpsters must be screened by a wing-wall and doors with siding and trim to match the building. Current state statutes require that recycling space be provided for all new buildings. The area of the recycling space must be dedicated at the rate specified in Minnesota State Building Code (MSBC) 1300.4700 Subp. 5. The applicant should demonstrate the required area will be provided in addition to the space required for other solid waste collection space. Recycling space and other solid waste collection space should be contained within the,~ame enclosure. Eden Trace Corporation Lot 3, Block 1, Chanhassen Lakes Business Park 7th Addition May 19, 1999 Page 4 Rooftop equipment and mechanical equipment are not shown on the plans. be screened from views. All-equipment must The buildings are located 99 feet from the north, 81 feet from the east, 70 feet to the south, and 106 feet from the westerly property line. The ordinance requires a 30 foot parking setback along Lake Drive West. The plans show a 25 foot setback. Plans must be revised to reflect a 30 foot setback. 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 of the 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: 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; Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring st ..ructures and uses; and Eden Trace Corporation Lot3, Block 1, Chanhassen Lakes Business Park7th Addition May 19, 1999 Page 5 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. Finding: The proposed development is consistent with the City's comprehensive plan, the zoning ordinance, and the site plan review requirements. The site design is compatible with the surrounding development. It is functional and harmonious with the approved development for this area. GRADING The preliminary plat for Chanhassen Lakes Business Park (CLBP) 7th Addition was approved by the City Council on April 12, 1999. Final plat and construction plan approval is tentatively scheduled for the May 24, 1999 City Council meeting. In conjunction with the platting (CLBP 7th), the developer will rough grade all the building sites and streets in the development and install the public utilities and street improvements in Marshland Circle. The City will extend utility service from Lake Drive West to the property line and construct Lake Drive West. Only minor grading is anticipated on the lots after the project has been initially graded by the developer. Since the final construction plans have not been approved, there may be minor adjustments of the grades and/or utility connection points on this site. The preliminary grading plans for this plat proposed some berming along the north side of Lake Drive West adjacent to this lot. Due to parking lot and street grades, berming will be limited. The site plans should be revised to incorporate berms along Lake Drive West as shown on the preliminary plans to provide the required screening. Berming should also be required along Audubon Road. The berming will not require modifications to the proposed parking or building improvements as shown on the plans. However, the existing trail and boulevard trees along Audubon Road will also limit the berm height. Erosion control fencing is proposed around the downstream side of the grading limits. A rock construction entrance is also proposed. Eden Trace Corporation Lot 3, Block 1, Chanhassen Lakes Business Park 7th Addition May 19, 1999 Page 6 DRAINAGE Stormwater runoff from the parking lot will b~ conveyed via storm sewers into a regional stormwater pond northeast of the site for pretreatment. The storm sewer system on the site will be constructed by the developer and owned and maintained by the developer upon completion. Since the storm drainage system will be constructed to serve m°re than one lot, a cross-access agreement should be prepared for the joint use of the system. Detailed storm drainage calculations will be required to determine if there are sufficient catch basins being provided to convey surface water runoff to the pond. The drainage calculations shall be for a 1 O-year, 24~hour storm event and be submitted to the city for review and approval at time of building permit application. UTILITIES Municipal sewer and water is not available to the site at this time. The developer has petitioned the city to construct the infrastructure and Lake Drive West (Project No. 98-16) later this summer. The developer will be responsible for extending the utility and street improvements on the site. The city's project will extend an 8-inch sewer line from Lake Drive West to the property line. Each lot must have their own sewer service from the property line into the building. The plans shall be revised accordingly. Water service is proposed to be extended from Lake Drive West to provide service to Lots 1, 2 and 3. Since the water line will be serving more than one lot, a cross-access agreement which addresses maintenance responsibility shall be prepared by the applicant and recorded against the benefited lots. Installation of the private utilities throughout the site (i.e. storm sewer, sanitary sewer, water) will require permits and inspections through the city's Building Department. STREETS Lake Drive West is proposed to be constructed this year by the city. An 8-foot wide trail will be constructed along the north side of Lake Drive West adjacent this site. An 8-foot wide trail exists along the east side of Audubon Road. Lake Drive West and Audubon Road are classified as Class I collector streets in the City's Comprehensive Transportation Plan. They are both designated as Municipal State Aid Routes. Lake Drive West is being constructed to Municipal State Aid standards which prohibits parking along one side. Typically, with Class I collector routes, the city prohibits parking on both sides of the street. However, given the park location, staff/City Council may revisit the parking situation in the future. Parking is also prohibited along Audubon Road. The plans propose one shared driveway access point from Lake Drive West to serve Lots 1 and 2. The driveway grade of 5.50% from Lake Drive West will need to be reduced to a maximum of Eden Trace Corporation Lot 3, Block 1, Chanhassen Lakes Business Park 7th Addition May 19, 1999 Page 7 4.0% to accommodate fire trucks. Lots 1 and 2 will also have access to Lake Drive West through Lot 3. The drive aisle width and parking stal!.s appear to be designed in accordance with the city's ordinance. However, there are a couple of curb radii that need to be increased to accommodate turning movements of fire trucks. Staff will work with the applicant to revise them before issuance of a building permit. An industrial driveway apron with pedestrian ramps will be required with construction of the driveway access point at Lake Drive West. No access points will be permitted fi'om Audubon Road. The right-of-way along Audubon Road is not clearly defined on the preliminary plat. A 50-foot wide right-of-way is required. The city has previously acquired easements (trail/right-of-way) with past projects along Audubon Road. The final plat shall denote easements of records and dedicate a 50-foot wide right-of-way for Audubon Road. Depending on where the 50-foot right- of-way line is on Audubon Road, it may or may not impact the proposal on Lot 1. Staff reviewed the access needs for the Stockdale parcel which is located north of the site on Audubon Road. In conjunction with platting CLBP 7th Addition, the developer is required to provide an ingress/egress easement over Lots 2 and 3, Block 1 as a secondary access for the Stockdale parcel out to Lake Drive West to eliminate the need for additional access points along Audubon Road. A cross-access easement will need to be prepared and recorded by the applicant in favor of the property owner to the north (Stockdale). MISCELLANEOUS Site plan approval should include provisions for staff to administratively approve minor changes to the site plan resulting from the final plat approval for Chanhassen Lake Business Park 7th Addition and the City's Lake Drive West Public Improvement No. 98-16. Changes may include elevations, landscaping, and utility connection points. Issuance of building permits within the plat should be a topic for discussion. The city requires that each site have a paved street access (7-ton design) prior to issuance of a building permit. In addition, the utility improvements designated to service the site will need to be installed, tested, and accepted by the city prior to issuance of a building permit. The city in the past has typically issued one building permit adjacent to a hard surfaced street to each subdivision. There have also been situations in the past where the city issued up to four residential building permits as long as they were easily accessed from a paved street (within 150 feet) and the city's fire marshal's concerns were addressed. Given the timetable of this development (CLBP 7th Addition) and the city's improvement project for Lake Drive West, it is doubtful that the required utility and street improvements will be completed prior to mid-November of 1999. Therefore, building permits other than one off Audubon Road wil..1 not be issued until sometime in November, 1999. Eden Trace Corporation Lot 3, Block 1, Chanhassen Lakes Business Park 7th Addition May 19, 1999 Page 8 SWMP Storm Water Quality/Quantity Fees These fees are due payable to the city at time of final plat recording. LANDSCAPING Minimum requirements for landscaping include 6,768 sq. ft. of landscaped area around the parking lot, 27 trees for the parking lot, and buffer yard plantings along Lake Drive and Audubon Road, as well as neighboring property lines. The applicant's proposal as compared to the requirements for landscape area and parking lot trees is shown in the following table. Vehicular use landscape area Trees/parking lot Lake Drive boulevard trees (1 per 30 feet) Audubon Rd. - buffer yard B (shown - 75% of total) Lake Dr. E. buffer yard B (shown - 75% of total) East buffer yard B (shown- 75% of total) Required 6,768 sq. ft. 27 overstory 10 overstory Proposed 55,814 sq. ft. 12 overstory 41 understory 12 overstory 3 overstory trees 3 overstory trees 5 understory trees 27 understory 5 shrubs 3 overstory trees 5 understory trees none proposed 11 shrubs 2 overstory trees 5 understory trees none proposed 7 shrubs The applicant is short plantings for the buffer yard areas. Staff recommends the applicant increase plantings in order to meet ordinance requirements. LIGHTING Lighting locations have not been illustrated on the plans. Only shielded fixtures are allowed as required by ordinance. A detailed lighting plan should be submitted prior to the city council meeting. Street lights consistent with Lake Drive East and West will be at 200 feet intervals, staggered from one side to the other. Eden Trace Corporation Lot 3, Block 1, Chanhassen Lakes Business Park 7th Addition May 19, 1999 Page 9 SIGNAGE The applicant has not submitted a signage plan. One ground low profile business sign is permitted per lot. The area of the sign may not exceed 80 square feet and a height of 8 feet. Also, one wall mounted sign per business shall be permitted per street frontage. The total display area shall not exceed 15% of the total area of the building wall upon which the signs are mounted. No sign may exceed 90 square feet. Staff is recommending the following criteria be adopted: All businesses shall share one monument sign per lot. Monument signage shall be subject to the monument standards in the sign ordinance. 2. Wall signs are permitted on no more that 2 street frontages. 3. All signs require a separate permit. The signage will have consistency throughout the development and add an architectural accent to the building. 5. Consistency in signage shall relate to color, size, materials, and heights. o No illuminated signs within the development may be viewed from the residential section south of the site. 7. Back-lit individual letter signs are permitted. Only the name and logo of the business occupying the unit will be permitted on the sign. The applicant must obtain a sign permit prior to erecting the signs on site. One stop sign must be posted on the driveway at the exit point of both sites. A detailed sign plan incorporating the method of lighting, acceptable to staff should be provided prior to requesting a building permit. PARKING The city's parking ordinance requires 4.5 parking stalls per 1,000 square feet of office (45 stalls) and one stall per square feet of warehguse area (30 stalls). The total parking spaces required by ordinance are 75 spaces for both buildings. The applicant is providing 113 spaces. The applicant is also showing 30 future parking spa.ces. The applicant needs to be aware that the hard surface Eden Trace Corporation Lot 3, Block 1, Chanhassen Lakes Business Park 7th Addition May 19, 1999 Page 10 coverage of the site is at 69%. The ordinance allows a maximum of 70% coverage. Adding these spaces witl cause the site to exceed the minimum hard surface coverage requirements of the ordinance which will require a variance. Staff will recommend against such variance since we do not perceive a hardship. The future parking spaces must be eliminated from the plan. Building Height Building Setback COMPLIANCE TABLE - IOP DISTRICT Ordinance Building A Building B 4 stories 1 story 1 story N-10' E-10' N-70' E-30' N-70' E-81' S-30' W-30' S-99' W-106' S-99' W-30' Parking stalls 75 stalls 113 for both buildings Parking Setback N-10' E-NA S-30' W-30' N-30' ** E-NA S-25' * W-NA N-30' ** E-NA S-25' * W-NA Hard surface Coverage 70% 69.% Lot Area I acre 2.05 acres 2.08 acres The zoning ordinance requires a 30 foot front yard setback for parking areas. The plans show a 25 foot setback and must be revised to show a 30 foot setback. Staff calculated the northerly parking setback based upon the elimination of the future parking. PARK AND TRAIL The Comprehensive Park Plan identifies this site as lying within the park service areas of Lake Susan Park and Sunset Ridge Park. Sunset Ridge Park is situated across the street from this site. The Comprehensive Trail Plan identifies an east/west connecting link along Lake Drive. On other sections of Lake Drive, this walkway/trail is constructed as a concrete sidewalk. This section of walkway will be develope4 as a component of the new section of Lake Drive. Eden Trace Corporation Lot 3, Block 1, Chanhassen Lakes Business Park 7th Addition May 19, 1999 Page 11 The Park & Recreation Commission recommended the city require payment of full park and trail dedication fees for Chanhassen Lakes Business Park 7th Addition. RECOMMENDATION "Staff recommends the Planning Commission recommend approval of site plan 99-4 for two office warehouse buildings with an area of 19,632 square feet each, to be located on Lots 1 and 2, Block 1, Chanhassen Lakes Business Park 7th Addition, as shown on the plans dated April 16, 1999, subject to the following conditions: The applicant shall Increase plantings for buffer yard areas in order to meet ordinance requirements. The parking setback along Lake Drive West shall be increased to 30 feet. Within the 30 foot setback, the applicant will be required to provide a 3 to 4 foot meandering berm. The berm shall be extended along Audubon Road to maximize screening of the parking lot. o Full park and trail dedication fees shall be paid for Chanhassen Lakes Business Park 7th Addition in accordance with ordinance requirements. One ground low profile business sign is permitted per lot. The area of the sign may not exceed 80 square feet and a height of 8 feet. Also, one wall mounted sign per business shall be permitted per street frontage. The total display area shall not exceed 15% of the total area of the building wall upon which the signs are mounted. No sign may exceed 90 square feet. All signage must meet the following criteria: go All businesses shall share one monument sign per lot. Monument signage shall be subject to the monument standards in the sign ordinance. b. Wall signs are permitted on no more that 2 street frontages. c. All signs require a separate permit. do The signage will have consistency throughout the development and add an architectural accent to the building. eo Consistency in signage shall relate to color, size, materials, and heights. No illuminated signs within the development may be viewed from the residential section south of the site. Eden Trace Corporation Lot 3, Block 1, Chanhassen Lakes Business Park 7th Addition May 19, 1999 Page 12 o o g. Back-lit individual letter signs, are permitted. ho Only the name and logo of the business occupying the unit will be permitted on the sign. The applicant must obtain a sign permit prior to erecting the signs on site. A detailed sign plan incorporating the method of lighting, acceptable to staff should be provided prior to requesting a building permit. The applicant shall meet with the Building Department to discuss commercial building permit requirements. The applicant shall provide 5 accessible parking spaces. The location of these spaces must be dispersed among all the accessible building entrances. Fire Marshal conditions: a) Additional fire hydrants will be required. Contact Chanhassen Fire Marshal for exact number and location. b) A 10 foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, bushes, shrubs, NSP, US West, Cable TV and transformer boxes to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance 9-1. c) Submit radius turn dimensions to City Engineer and Fire Marshal for review and approval. Pursuant to 902.2.2.3, 1997 Uniform Fire Code. d) Contact Chanhassen Fire Marshal for exact location of fire lane signs and curbing to be painted yellow. Pursuant to Section 904.1, 1997 Uniform Fire Code. e) Install and indicate on plans the location of the PIV (Post Indicator Valve). Contact Chanhassen Fire Marshal for exact location. Comply with Chanhassen Fire Department Policy regarding fire department notes to be included on all site plans. Pursuant to Chanhassen Fire Department/Fire Prevention Policy 04-1991. Copy enclosed. Eden Trace Corporation Lot 3, Block 1, Chanhassen Lakes Business Park 7th Addition May 19, 1999 Page 13 g) Comply with Chanhassen Fire Department Policy regarding premise identification. Pursuant to Chanhassen Fire Department/Fire Prevention Division Policy #29-1992. Copy enclosed. The applicant shall provide details on the decorative elements along the upper portion of both buildings. Details shall include materials and application. o A lighting plan shall be submitted to the city. Only shielded fixtures are allowed as required by ordinance. A detailed lighting plan should be submitted prior to city council review. Street lights consistent with Lake Drive East and West will be at 200 feet intervals, staggered from one side to the other. 10. The site plan fails to show the trash enclosure location. The dumpsters must be screened by a wing-wall and doors with siding and trim to match the building. Current state statutes require that recycling space be provided for all new buildings. The area of the recycling space must be dedicated at the rate specified in Minnesota State Building Code (MSBC) 1300.4700 Subp. 5. The applicant should demonstrate the required area will be provided in addition to the space required for other solid waste collection space. Recycling space and other solid waste collection space should be contained within the same enclosure. 11. Rooftop equipment and ground mounted mechanical equipment are not shown on the plans. All equipment must be screened from views. 12. The 30 future parking spaces shown along the northern portion of the site shall be eliminated. 13. The applicant shall enter into a site plan contract with the city and provide the necessary financial securities as required for landscaping. 14. Final grading shall incorporate berming along Lake Drive West and Audubon Road outside of the city's right-of-way. 15. The applicant shall work with staff in revising curb radii on the plans to accommodate fire apparatus vehicles. 15. A cross-access agreement for parking and utilities purposes which also addresses maintenance responsibilities and scheduling shall be prepared by the applicant and recorded against the benefited.,lots (1, 2 and 3, Block 1). In addition, a cross-access agreement for driveway purposes shall be granted to the parcel north of the site Eden Trace Corporation Lot 3, Block 1, Chanhassen Lakes Business Park 7th Addition May 19, 1999 Page 14 (Stockdale) over Lots 2 and 3, Block 1 to gain access to Lake Drive West. 16. Detailed storm drainage calculations for a 1 O-year, 24-hour storm event shall be submitted to the city for review and approval prior to issuance of a building permit. 17. Installation of the public utilities throughout the site will require building permits through the City's Building Department. 18. The proposed driveway access onto Lake Drive West shall incorporate an industrial driveway apron and pedestrian ramps in accordance with the city details and pedestrian ramps. 19. The applicant will need to provide financial security in the amount of $2,500 to guarantee installation of the driveway aprons, boulevard restoration, and erosion control measures. Security may be in the form of a letter of credit or cash escrow which will be returned upon satisfactorily completing the project. 20. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc mulch or wood fiber blanket or sod in accordance with the approved plans within two weeks the completion Of each activity in accordance with the City's Best Management Practice Handbook. 21. All utility street improvements shall be construction in accordance with the city's latest edition of Standard Specifications and Detail Plates. The plans shall be revised to provide individual sewer services to each lot from the property line and lower driveway grade at entrance off Lake Drive West to 4.0% or less. 22. All private streets/driveways shall be constructed to support a minimum of 7-ton per axle design weight in accordance with City Code 20-1118. 23. The applicant shall apply for and obtain permits from the appropriate regulatory agency, i.e. Watershed District. 24. No berming is permitted within the city's right-of-way. Landscaping improvements may be permitted subject to staff review and approval. 25. Site plan approval shall be contingent upon final platting of Chanhassen Lakes Business Park 7th Addition. 26. The lowest floor or opening elevation of the building shall be a minimum of two feet above the flood elevation, the adjacent wetland or stormwater ponding area." Eden Trace Corporation Lot 3, Block 1, Chanhassen Lakes Business Park 7th Addition May 19, 1999 Page 15 ATTACHMENTS 1. Application & Notice of Public Hearing and mailing list. 2. Memo from David Hempel, Assistant City Engineer, dated May 10, 1999. 3. Memo from Mark Littfin, Fire Marshal, dated May 10, 1999. 4. Memo from Steve Torell, Building Official, dated May 10, 1999. 5. Plans dated April 16, 1999. g:\plan\sa\99-4clbp.7th.doc CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 DEVELOPMENT REVIEW APPLICATION ADDRESS: I '71/ /,..o. T~PHONE (Day time) TELEPHONE: Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit Interim Use Permit Vacation of ROW/Easements Variance Non-conforming Use Permit Planned Unit Development* Rezoning ~ Sign Permits Sign Plan Review ,/~' Site Plan Review* Subdivision* Wetland Alteration Permit Zoning Appeal Zoning Ordinance Amendment __ Notification Sign X Escrow for Filing Fees/Attorney Cost** ($50 CUP/SPRNACNARNV AP/Metes and Bounds, $400 Minor SUB) TOTAL FEE $ ~:~'0, ~ A list of all property owners within 500 feet of the boundaries of the property must be included with the application. Building material samples must be submitted with site plan reviews. "Twenty-six full size folded, copies of the plans must be submitted, including an 81/2" X 11" reduced copy of transparency for each plan sheet. '~ ** Escrow will be required for other applications through the development contract NOTE-When multiple applications ~are processed, the appropriate fee shall be charged for each application. .70? TOTAL ACREAGE WE?].ANDS PRESENT PRISSL:NT ZONING YES __~ NO REQUESTED ZONING PRESENT LAND USE DESIGNATION REQUESTED LAND USE DESIGNATION REASON FOR THIS REQUEST -This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Depar~nent to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within ten business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within ten business days of application. -i'hib is to certify that I am making application for the described action by the City and that I am responsible for complying with all City requirements with regard to this request. This application should be processed in my name and I am the party whom 'the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of. Title, Abstract of Title or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. I w~ll keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of my kr~wledge. 'The dry hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day ~xtension for development review. Development review shall be completed within 120 days unless additional review extensions are approved by the applicant. Date Date ApplicaI]on Recdved on Fee Paid:' Receipt No. 'The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting. if not contacted, a copy of the report will be mailed to the applicant's address. NOTICE OF PUBLIC HEARING PLANNING COMMISSION MEETING WEDNESDAY, MAY '19, '1999 AT 7:00 P.M. CITY HALL COUNCIL CHAMBERS 690 CITY CENTER DRIVE PROPOSAL: Request for Site Plan Review for Two Industrial Buildings APPLICANT: Eden Trace Corporation LOCATION: Lots 1 & 2, Block 1, Chan Lakes Business Park 7th Addition NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, Eden Trace Corporation, requests Site Plan Review for two 19,632 sq. ft. office/ warehouse buildings to be located on Lots 1 and 2, Block 1, Chanhassen Lakes Business Park 7th Addition on property zoned IOP, Industrial Office Park, and located east of Audubon Road, north of Heron Dr., south of the Chicago, Milwaukee, St. Paul, Pacific Railroad tracks, Monk Properties Building. What Happens at the Meeting: The purpose of this public hearing is to inform you about the developer's request and to obtain input from the neighborhood about this project. During the meeting, the Commission Chair will lead the public hearing through the following steps: 2. 3. 4. Staff will give an overview of the proposed project. The Developer will present plans on the project. Comments are received from the public. Public hearing is closed and the Commission discusses project. The commission will then make a recommendation to the City Council. Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Sharmin at 937-1900 ext. 120. 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. Notice of this public hearing has been published in the Chanhassen Villager on May 6, 1999. Z Z ~ Z ~ < Z ' ~ z ~o~ o z 5~~ Ow m O~ zOm oOw ~z w~ ~ z ,~ ..J 0 ,< 3:: Z 'T (..) z ~U z~ z zo< Q . <~o 0 ~ Z ~z Z z ~< ~ ~'~ WWZ ~Z ~Z z~ 0 0 . ~ZZ z z ~o~ oo~ ~ ~ --ZZ Z ~ ~z ~z ~ m~z wO~z d ~ ~ Z Z 0 ~Z z~, 9~ w~ O~ 00~ O~ O~ ~8~ 0 OZ ~OZ 0 ~ CITYOF CHANHASSEN 690 Cig Center D~Jve, PO Box 147 Chanhassen, Minnesota 55317 Rhone 612.937, I900 General Fax 612.937,5739 Engineering Fax 612.937.9152 Public Safe~v Fax 612.934,2524 Web wwm ci. chanhassen, mn. us MEMORANDUM TO: FROM: DATE: Sharmin A1-Jaff, Senior Planner Dave Hempel, Assistant City Engineer May 10, 1999 .. SUB J: Site Plan Review for Lots 1 & 2, Block 1, Chanhassen Lakes Business Park 7th Addition - Land Use Review File No. 99-14 Upon review of the plans prepared by Schoell & Madson, Inc. dated April 16, 1999, I offer the following comments and recommendations: GRADING The preliminary plat for Chanhassen Lakes Business Park (CLBP) 7th Addition was approved by the City Council on April 12, 1999. Final plat and construction plan approval is tentatively scheduled for the May 24, 1999 City Council meeting. In conjunction with the platting (CLBP 7th), the developer will rough grade all the building sites and streets in the development and install the public utilities and street improvements in Marshland Circle. The City will extend utility service from Lake Drive West to the property line and construct Lake Drive West. Only minor grading is anticipated on the lots after the project has been initially graded by the developer. Since the final construction plans have not been approved, there may be minor adjustments of the grades and/or utility connection points on this site. The preliminary grading plans for this plat proposed some berming along the north side of Lake Drive West adjacent to this lot. Due to parking lot and street grades, berming will be limited. The site plans should be revised to incorporate 'benns along Lake Drive West as shown on the preliminary plans to provide the required screening. Berming should also be required along Audubon Road. The berming will not require modifications to the proposed parking or building improvements as shown on the plans. However, the existing trail and boulevard trees along Audubon Road will also limit the berm height. Erosion control fencing is proposed around the downstream side of the grading limits. A rock construction entrance is also proposed. DRAINAGE Stormwater runoff from the parking lot will be conveyed via storm sewers into a regional stormwater pond northeast of the site for pretreatment. The storm sewer system on the site will"be constructed by the developer and owned and maintained by the developer upon completion. Since the storm drainage system will be constructed to serve more than one lot a cross-access agreement should be prepared for the joint use of the system. The C~ of Chanhassen. A growing community with dean {akes, quality schools, a charming downtown, thriving businesses, and beautiful parks. A great place to live, work, and pla~. Sharmin A1-Jaff Lots 1 & 2, Block 1, CLBP 7th May 10, 1999 Page 2 Detailed storm drainage calculations will be required to determine if there are sufficient catch basins being provided to convey surface water runoff to the pond. The drainage calculations shall be for a 10-year, 24-hour storm event and be submitted to the City for review and approval at time of building permit application. UTILITIES Municipal sewer and water is not available to the site at this time. The developer has petitioned the City to construct the infrastructure and Lake Drive West (Project No. 98-16) later this summer. The developer will be responsible for extending the utility and street improvements on the site. The City's project will extend an 8-inch sewer line from Lake Drive West to the property line. Each lot must have their own sewer service from the property line into the building. The plans shall be revised accordingly. Water service is proposed to be extended from Lake Drive West to provide service to Lots 1, 2 and 3. Since the water line will be serving more than one lot a cross-access agreement which addresses maintenance responsibility shall be prepared by the applicant and recorded against the benefited lots. Installation of the private utilities throughout the site (i.e. storm sewer, sanitary sewer, water) will require permits and inspections through the City's Building Department. STREETS Lake Drive West is proposed to be constructed this year by the City. An 8-foot wide trail will be constructed along the north side of Lake Drive West adjacent this site. An 8-foot wide trail exists along the east side of Audubon Road. Lake Drive West and Audubon Road are classified as Class I collector streets in the City's Comprehensive Transportation Plan. They are both designated as Municipal State Aid Routes. Lake Drive West is being constructed to Municipal State Aid standards which prohibits parking along one side. Typically, with Class I collector routes, the City prohibits parking on both sides of the street. However, given the park location, staff/City Council may revisit the parking situation in the future. Parking is also prohibited along Audubon Road. The plans propose one shared driveway access point from Lake Drive West to serve Lots land 2. The driveway grade of 5.50% from Lake Drive West will need to be reduced to a maximum of 4.0% to accommodate fire trucks. Lots 1 and 2 will also have access to Lake Drive West through Lot 3. The drive aisle width and parking stalls appear to be designed in accordance with the City's ordinance. However, there are a couple of curb radii that need to be increased to accommodate turning movements of fire trucks. Staff will work with the applicant Sharmin A1-Jaff Lots 1 & 2, Block 1, CLBP 7th May 10, 1999 Page 3 to revise them before issuance.of a building permit. An industrial driveway apron with pedestrian ramps will be required with construction of the driveway access point at Lake Drive West. No access points will be permitted from Audubon Road. The right-of-way along Audubon Road is not clearly defined on the preliminary plat. A 50-foot wide right-of-way is required. The City has previously acquired easements (trail/right-of-way) with past projects along Audubon Road. The final plat shall denote easements of records and dedicate a 50-foot wide right-of-way for Audubon Road. Depending on where the 50-foot right-of-way line is on Audubon Road it may or may not impact the proposal on Lot 1. Staff reviewed the access needs for the Stockdale parcel which is located north of the site on Audubon Road. Inconjuction with platting CLBP 7th the developer is required to provide an ingress/egress easement over Lots 2 and 3, Block 1 as a secondary access for the Stockdale parcel out to Lake Drive West to eliminate the need for additional access points along Audubon Road. A cross-access easement will need to be prepared and recorded by the applicant in favor of the property owner to the north (StoCkdale). MISCELLANEOUS Site plan approval should include provisions for staff to administratively approve minor changes to the site plan resulting from the final plat approval for Chanhassen Lake Business Park 7th Addition and the City's Lake Drive West Public Improvement No. 98-16. Changes may include elevations, landscaping, and utility connection points. Issuance of building permits within the plat should be a topic for discussion. The City requires that each site have a paved street access (7-ton design) prior to issuance of a building permit. In addition, the utility improvements designated to service the site will need to be installed, tested, and accepted by the City prior to issuance of a building permit. The City in the past has typically issued one building permit adjacent to a hard surfaced street to each subdivision. There have also been situations in the past where the City issued up to four residential building permits as long as they were easilY accessed from a paved street (within 150 feet) and the City's fire marshal's concerns were addressed. Given the timetable of this development (CLBP 7~h Addition) and the City's improvement project for Lake Drive West, it is doubtful that the required utility and street improvements will be completed prior to mid-November of 1999. Therefore, building permits other than one off Audubon Road will not be issued until sometime in November, 1999. Sharmin A1-Jaff Lots 1 & 2, Block 1, CLBP 7th May 10, 1999 Page 4 RECOMMENDED CONDITIONS OF APPROVAL 1. Final grading shall incorporate berming along Lake Drive West and Audubon Road outside of the City's right-of-way. 2. The applicant shall work with staff in revising curb radii on the plans to accommodate fire apparatus vehicles. o A cross-access agreement for parking and utilities purposes which also addresses maintenance responsibilities and scheduling shall be prepared by the applicant and recorded against the benefited lots (1, 2 and 3, Block 1). In addition, a cross-access agreement for driveway purposes shall be granted to the parcel north of the site (Stockdale) over Lots 2 and 3, Block 1 to gain access to Lake Drive West. Detailed storm drainage calculations for a 10-year, 24-hour storm event shall be submitted to the City for review and approval prior to issuance of a building permit. 5. Installation of the public utilities throughout the site will require building permits through the City's Building Department. o The proposed driveway access onto Lake Drive West shall incorporate an industrial driveway apron and pedestrian ramps in accordance with the City details and pedestrian ramps. The applicant will need to provide financial security in the amount of $2,500 to guarantee installation of the driveway aprons, boulevard restoration, and erosion control measures. Security may be in the form of a letter of credit or cash escrow which will be returned upon satisfactorily completing the project. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc mulch or wood fiber blanket or sod in accordance with the approved plans within two weeks the completion of each activity in accordance with the City's Best Management Practice Handbook. All utility street improvements shall be construction in accordance with the City's latest edition of Standard Specifications and Detail Plates. The plans shall be revised to provide individual sewer services to each lot from the property line and lower driveway grade at entrance off Lake Drive West to 4.0% or less. Sharmin A1-Jaff Lots 1 & 2, Block 1, CLBP 7th May 10, 1999 Page 5 10. All private streets/driveways shall be constructed to support a minimum of 7- ton per axle design weight in accordance with City Code 20-1118. 11. The applicant shall apply for and obtain permits from the appropriate regulatory agency, i.e. Watershed District. 12. No berming is permitted within the City's right-of-way. Landscaping improvements may be permitted subject to staff review and approval. 13. Site plan approval shall be contingent upon final platting of Chanhassen Lakes Business Park 7th Addition. 14. The lowest floor or opening elevation of the building shall be a minimum of two feet above the flood elevation, the adjacent wetland or stormwater ponding area. c: Anita Benson, City Engineer g:'Xeng'dave'xpc'qots l&2 clbp 7th.doc MEMORANDUM CITYOF TO: CHAN SEN Sharmin Al-Jaff, Senior Planner Mark Littfin, Fire Marshal 690 Gty Center Drive, PO Box 147 DATE: Chanhassen, Minnesota 55317 Phone 612.937. I900 General Fax 612.937.5739 Engineering Fax 612.937.9152 Public Safe{y Fax 612.934.2524 Web mww. ci. chanhassen, mn. us SUBJECT: May 10, 1999 Site plan review for two 19,632 square foot office/warehouse buildings to be located on Lots 1 and 2, Block 1, Chanhassen Lakes Business Park 7th Addition, on property zoned lOP, Industrial Office Park, and east of Audubon Road, east of County Road 17, south of the Chicago, Milwaukee, St. Paul, Pacific Railroad tracks on Lake Drive West, Monk Properties Building, Eden Trace Corporation. Planning Case 99-4 Site Plan Review. I have reviewed the site plan for the above project. In order to comply with the Chanhassen Fire Department/Fire Prevention Division, I have the following fire code or city ordinance/policy requirements. The site plan is based on the available information submitted at this time. If additional plans or changes are submitted, the appropriate code or policy items will be addressed. Fire lane signage and yellow curbing will be determined by the Chanhassen Fire Marshal. Contact the Chanhassen Fire Marshal for exact location of fire lane signs and curbing to be painted yellow. Pursuant to Section 904-1, 1997 Uniform Fire Code. 2. Sub,nit radius turn dimensions to Chanhassen City Engineer and Fire Marshal for review and approval. Pursuant to Section 902.2.2.3, 1997 Uniform Fire Code. 3. Install and indicate on plans the location of the PIV (Post Indicator Valve). Contact the Chanhassen Fire Marshal for exact.location. A 10 foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, bushes, shrubs, NSP, US West, Cable TV and transformer boxes to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance 9-1. 5. Additional fire hydrant(s) will be required. Contact Chanhassen Fire Marshal for exact location of additional hydrants. Comply with Chanhassen Fire Department Policy regarding premise identification. Pursuant to Chanhassen Fire Department/Fire Prevention Division Policy #29-1992. Copy enclosed. Comply with Chanhassen Fire Department Policy regarding fire department notes to be included on all site plans. Pursuant to Chanhassen Fire Department/Fire Prevention Policy 04-1991. Copy encloi~ed. g:\safety\ml\plrev99-4 The G~y of Chanhassen. A growing community with clean lakes, qualio: schools, a charmin~ downtown, thrivin$? businesses, and beautiful parks. A ~, reat place to live, work, and play. CITYOF CHANHASSEN 690 CiO, Center Drive, PO Box I47 C2,anhassen, Minnesota 55317 Phone 612.93Z I900 General Fax 612937.5739 £~tgineering Fax 61293Z 9152 Pz~blic Safeq Fax 612.934.2524' Web wwm ci. chanhassen, mn. us o o CHANHASSEN FIRE DEPARTMENT POLICY CHANHASSEN FIRE DEPARTMENT NOTES TO BE INCLUDED ON ALL SITE PLANS Fire Marshal must witness the flushing of underground sprinkler service line, per NFPA 13-8-2.1. A final inspection by the Fire Marshal before a Certificate of Occupancy is issued. Fire Department access roads shall be provided on site during all phases of construction. The construction of these temporary, roads will conform with the Chanhassen Fire Department requirements for temporary access roads at construction sites. Details are available. Onsite fire hvdrants shall be provided and in operating condition during all phases of construction. The use of liquefied petroleum gas shall be in conformance with NFPA Standard 58 and the Minnesota Uniform Fire Code. A list of these requirements is available. (See policy #33-1993) All fire detection and fire suppression systems shall be monitored by an approved UL central station with a UL 72 Certificate issued on these systems before final occupancy is issued. · An 11" x 14" As Built shall be providedto the Fire Department. The As Built shall be reproducible and acceptable to the Fire Marshal. (See policy #07-1991). Chanhassen Fire Department Fire Prevention Policy #04-1991 Date: 11/22/91 Revised: 06/05/98 Page 1 of 2 T~Se Cig of Chanhassen. . ~ growing communi~ with ,':}an /akes. :ma/iq schools. ~ c/~arming downtown, thriving businesses, and beautiful parks. A ~ear p[ace ro live, work, and p/ay. An approved lock box shall be provided on the building for f'n'e department use. The lock box should be located by the Fire Department connection or as located by the Fire Marshal. 10. 11. High-piled combustible storage shall comply with the requirements o__f Article #81 of the Minnesota Uniform Fire Code. High-piled combustible storage is combustible materials on closely packed piles more than 15' in height or combustible materials on pallets or in racks more than 12' in height. For certain special-hazard commodities such as rubber tires, plastics, some flammable liquids, idle pallets, etc. the critical pile height may be as low as 6 feet. Fire lane signa~e shall be provided as required by the Fire Marshal. (See policy #06-1991). Maximum allowed size of domestic water service on a combination domestic/fire sprinkler supply line policy must be followed. (See policy #36-1994). Approved - Public SafeW Director Chanhassen Fire Department Fire Prevention Policy #04-1991 Date: 11/22/91 Revised: 06/05/98 Page 2 of 2 CITYOF 690 Cig Center Drive, PO Box 147 Chanhassen, Minnesota 55317 Phone 612937. I900 General lax 612. 937. 5 739 Engineering Fax 61Z937. 9152 enblic Safe: Fax 612. 93~i 2524 l~:eb www. ci. chanhassen, nm. tu CHANHASSEN FIRE DEPARTMENT POLICY PREMISES IDENTIFICATION General Numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. Size and location of numbers shall be approved by one of the following - Public Safety Director, Building Official, Building Inspector, Fire Marshal. Requirements are for new construction and existing buildings where no address numbers are posted. Other Requirements - General 1. Numbers shall be a contrasting color from the background. 2. Numbers shall not be in script. 3. If a structure is not visible from the street, additional numbers are required at the driveway entrance. Size and location must be approved. 4. Numbers on mail box at driveway entrance may be a minimum of 4". However, requirement #3 must still be met. additional nu~ubers if deemed 5. Administrative authority may require necessary. Residential Requirements (2 or less dwellinq unit) 1. Minimum height shall be 5 1/4". Building permits will not be finaledunless numbers are posted and approved by the Building Department. Commercial Recyairements Minimum height shall be 12". Strip Malls a. Multi tenant building will have minimum height requirements of 6". b. Address numbers shall be on the main entrance and on all back doors. If address numbers are located on a directory entry sign, additional numbers will be required on the buildings main entrance. Chanhassen Fire Approved - Department Fire Prevention Policy ~29-1992 Date: 06/15/92 Revised: Public Safety Director Page 1 of I The Ci0, o)VCha,thasso,. .~ grawing cammunig with c/mn :;z~'es, qualT~. ~'/.,ools, ~z c/arming downtown, thriving businesses, and beautiful parks. .5 ~o~ear place to live, work. and pi::: CITYOF CHAN SEN 690 Ci{y Center Orive, PO Box 147 Chanhassen, Minnesota 55317 Phone 612.937. I900 General Far 612.937.5L~9 Engineering Fa.,: 612. 937. 9152 Public Safen.' Fax 612.93q12524 Web www. d. chanhassen, mn. us CHANHASSEN FIRE DEPARTMENT POLICY REQUIREMENTS FOR FIRE LANE SIGNAGE 1. Signs to be a minimum of 12" x 18". NO PARKING FIRE LANE 2. Red on white is preferred. /X 3. 3M or equal engineer's grade reflective sheeting on aluminum is preferred. 4. Wording shall be: NO PARKING FIRE LANE Signs shall be posted at each end of the fire lane and at least at 75 foot intervals along the fire lane. 6. All signs shall be double sided facing the direction of travel. (NOT TO SCALE) GRADE 7. Post shall be set back a minimum of 12" but not more than 36" from the curb. o A fire lane shall be required in front of fire dept. connections extending 5 feet on each side and along all areas designated by the Fire Chief. ANY DEVIATION FROM THE ABOVE PROCEDURES SHALL BE SUBMITTED IN WRITING, WITH A SITE PLAN, FOR APPROVAL BY THE FIRE CHIEF. IT IS THE INTENTION OF THE FIRE DEPARTMENT TO ENSURE CONTINUITY THROUGHOUT THE CITY BY PROVIDING THESE PROCEDURES FOR MARKING OF FIRE LANES. lic Safety Director Chanhassen Fire Department Fire Prevention Policy #06-1991 Date: 01/15/91 Revised: Page 1 of 1 The Gq of Chanhassen. A growing communiq with clean lakes, qualiq schods, a charming downtown, thriving businesses, and beautiful parks. A great place to live, zvork, ,md p[4:. CITYOF CHANHASSEN 690 GO, Center Drive, PO Box 147 Chanhasse,, Minnesota 55317 Phone 612.937.1900 General Fax 612.937.5739 E~gineering Fax 612937.9152 Public SafeO, Fax' 612.934.2524 Web wwu: ci. chanhassen, mn. its MEMORANDUM TO: Sharmin A1-Jaff, Senior Planner FROM: Steve Torell, Bu!!ding Official DATE: May 10, 1999 SUB J: Site plan review for the Monk Properties Buildings, planning case 99-4 SPR. I have reviewed the site plans for the above buildings and offer the following comments and recommendations: 1. With 113 parking spaces provided, 5 must be accessible and must be dispersed among the accessible building entrances. 2. The utility plan was not reviewed at this time. 3. I recommend that the building owner and or designer meet with the Inspections Divisions as early as possible to discuss plan review and permit procedures. g:/safety/st/memos/plan/monk The C/ty of Chanhassen. ,4 growing communi(y with clean lakes, qualiO, schools, a charming downtown, thriving businesses, and beautiful parks. A great place to live, work, and play.