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2 SPR 250 Lake Drive EastCITY OF P.C. DATE: 4/7/99 C.C. DATE: 4/26/99 CASE: 99-3 SPR STAFF REPORT PROPOSAL: LOCATION: APPLICANT: Site plan approval and variance from the one story height requirement for the construction ora two story office building with underground parking and limited storage to be completed in two phases (Phase I - 40,553 sq. ft. and Phase II 31,500 sq. ft.). Lot 1, Block 6, Hidden Valley (except for bridge landing) Mortenson DeVelopment Co. 700 Meadow Lane North Minneapolis, MN 55422 287-5487 Atm.: Thomas Lander PRESENT ZONING: ACREAGE: ADJACENT ZONING AND LAND USE: BN, Neighborhood Business 4.03 acres N - Highway 5 and the pedestrian bridge S - PUD-R, Residential and Lake Drive East E - PUD-R, Family of Christ Church and Lake Drive East W - BN, Neighborhood Business and American Legion WATER AND SEWER: Available to site. PHYSICAL CHARACTER: A knoll eXists near the center of the site and slopes in all directions. The pedestrian bridge is located north and' east of the site. 2000 LAND USE PLAN: Commercial Northcott Office Building April 7, 1999 Page 2 PRO PO SAL/S UMMARY The applicant is requesting site plan approval for a two story office building on Lot l, Block 6, Hidden Valley. The first phase will be 40,553 sq. ft. of office space, storage and interior parking and the second phase will be 31,500 sq. ft. of office and interior parking. The BN district requirements limit the height of the building to one story, but does not specify the maximum number of feet permitted. This application seeks a variance from that requirement. The site is also in the HC-1 Overlay district. The applicant is seeking approval of both phases of the project. Staff believes that if the second phase carries through on the architectural detailing and maintains the proposed footprint, it should be approved with the first phase. It is obvious that the addition should be constructed with consistent colors and materials. The building is proposed to be constructed of face brick with various accents. The parapet is constructed of E.I.F.S. Once the second phase is comPlete the building will be L-shaped. The proposal contains two underground garage entrances. One will be on the east and the other on the west (in the second phase). The garage entrance in the first addition will abut Lake Drive East and the other faces the interior lot line it Shares with the Legion property. The application indicates that the site will accommodate 147 parking spaces for the first phase, 10 of these are interior, and a total of 217 spaces after the second phase is complete, 33 of these will be interior. Since the building is two story and some of the parking is interior, the impervious surface has been reduced to 42 percent for the first phase and 57 percent with the second. The zoning ordinance permits impervious surface to cover 65 percent of the site. In order for a two-story building to be constructed in the BN district a variance must be approved. The ordinance does not specify the maximum number of feet permitted. If the applicant was proposing to construct a one-story office building with similar square footage, they would most certainly be requesting a variance from the maximum impervious surface requirement. Also, one-story buildings are not necessarily less in height than this proposal. Staff would support a variance from the height requirement than a variance from the hard surface coverage requirement. Staffbelieves that the proposed development adds diversity to buildings located along Hwy. 5 and recommends approval of the site plan subject to the conditions contained in this report. BACKGROUND The Hidden Valley subdivision was approved in 1985 with this property being part of that PUD. That development anticipated high density residential or Commercial for this site. In 1986, this parcel was rezoned to BN, Neighborhood Business. The zoning district was established to provide'low intensity ne~i~hboihoo~l retail and service establislunents that met the'daily needs of neighborhood residents. Northcott Office Building April 7, 1999 Page 3 In 1997 a car dealership was proposed to be constructed on this site. However, this application was withdrawn after a denial recommendation for the rezoning from the Planning Commission. GENERAL SITE PLAN/ARCHITECTURE The proposed 72,053 sq. ft building is situated between Lake Drive East and TH 5 on a triangular-shaped parcel. The building is situated on the highest elevation of the site. Access is gained off of Lake Drive East. Parking is located to the south of the proposed building. Direct views of the garage and storage entry overhead doors from Lake Drive East are encumbered by the proposed landscaping and berming. The location of the doors are constrained by the shape and topography of the parcel and the future expansion of the building. The proposal is a suitable mix of traditional and modem architecture. With the modem metal canopy opening a traditional two-story red brick structure with architectural detailing trimming to the roof. The canopy provides an interesting feature to an already attractive structure. The building height is 28 feet along the north, south and west elevations and 39 feet on the east. The east elevation's height is attributed to the lower level garage and storage area. The height is increased to 32 feet above the main entrance canopy to screen the rooftop equipment. It is here where the parapet is an additional four feet. This parapet not only encages the roof top · equipment and screens it from view, it also offers relief from the flat roof. The building will be composed of red face brick with rockface concrete accent bands and red- burgundy tile accents. Likewise, the metal canopy will be in the red-burgundy family. The natural-colored parapet will be constructed of E.I.F.S. The building has an ample supply of windows. This building is different than most office buildings in that the exterior of the building is just as important as the interior. The design calls for a patio/balcony on the northern elevation. The outdoor area is directed to the pedestrian bridge and TH 5. It provides a distinctive feature to the northern elevation, and serves a purpose. The trash enclosure is located on the eastern elevation. It is proposed to be constructed of rockface concrete aiming to make it indistinguishable from the lower level wall. The overall design is high quality. It will set a design standard for the Legion property due to its two-story height and materials. Northcott Office Building April 7, 1999 Page 4 DEVELOPMENT STANDARDS BN, NEIGHBORHOOD BUSINESS DISTRICT REQUIREMENTS COMPLIANCE TABLE BN District Northcott Building Height 1 story 2 story Building Setback Front Side Rear 35 ft. 45 ft. (Hwy 5); 50 ft. (Lake Drive East) 15ft. 15ft. n/a (property does not have rear yard) Parking Spaces Phase I Office Storage TOTAL 4.5/1,000 sq. ft. 1/1,000 145 stalls 2 stalls 147 stalls (10 interior stalls) Phase I & II Office Storage TOTAL 4/1,000 sq. ft. 1 / 1,000 sq. ft. 215 stalls 2 stalls 217 stalls (33 interior stalls) Parking Setback Front Side 35ft. 15ft. 35ft. 86.5 ft. *; 25 ft.** Impervious Surface 65 % 42% *; 57%** Lot Area 15,000 sq. ft 4.03 acres Variances Required: Height- to permit a two story structure * Phase I ** Phase II Northcott Office Building April 7, 1999 Page 5 HC-1 OVERLAY DISTRICT The proposed development is located within the Highway 5 corridor and must comply with the design standards. The standards of the overlay district include: 1. Parking and building orientation: The site meets this standards. The parking setbacks in the HC- 1 district are those established by the underlying zoning. The site parking meets this requirement. The building is oriented to both Hwy. 5 and Lake Drive East. This orientation maintains the visual concept required by ordinance. The building will be a welcome presence on Hwy. 5. 2. The architectural design standards: The materials and details of the building are consistent with the Hwy. 5 standards. The project incorporates brick exterior with a well designed landscaping plan. Building materials are of high quality. The pitched roof element is not present in this proposal because it would destroy the overall quality of this design. It would also increase the height of the building. The overall design and architectUral theme is brick exterior walls. Building height is limited to one story. The proposal is two stories or 28 feet in height. The district regulations limit building height at one story. The applicant is requesting a variance from this requirement. The project incorporate the use of high quality materials in both the building and landscaping. The site design is such as to avoid the accumulation oftrash, leaves and dirt. The building components are proportional and relate well to one another. Building colors are harmonious and create a pleasant aesthetic experience. 3. Landscape Design and Site Furnishings: The applicant's landscaping plan is well designed and incorporates the use of native tree species as well as extensive buffering materials. SITE GRADING The site crmsists r)£~t,large .open grassy field with a large knoll. The knoll is pro.posed to be lowered by approximately two to four feet. The site will for the most part keep its rolling terrain Northcott Office Building April 7, 1999 Page 6 after development. Earth berms four to five feet high are proposed along Lake Drive East. Due to limited sight lines at the proposed access points, the berm height and location may have to be reduced and setback 20 feet from the edge of the existing sidewalk. Staff has recently met with the developer regarding the access issue. They have indicated that relocation of the berms will not pose a problem. The site plan will be modified to incorporate revised berm locations and access points. Site grading may generate excess material that will need to be exported from the site. If material is to be exported from the site, staff recommends that the applicant supply the city with a haul route for review and approval. The applicant and/or contractor should be aware that if the exported material is to be placed on another site within the city, the property owner will need to obtain an earthwork permit from the city. The streets during the hauling operation must be kept clean. It may be necessary to employ the use of a street sweeper. DRAINAGE The site currently sheet drains in every direction. An existing storm sewer line located in the southwest comer of the site is proposed to service this site and a portion of the adjacent parcel (Legion site). The existing storm sewer system has a limited capacity of 11 cfs. A detention pond is proposed on site to provide some water quality and storage capabilities. The pond will need an outlet control structure to restrict the discharge rate from the pond to 1 lcfs. The proposed pond must be redesigned with 3 to 1 side slopes and a 10 to 1 slope (bench) for the first one foot depth of water or 4 to 1 side slopes overall. The proposed pond may also need to be utilized by the Legion site in the future. Consideration for up to 1.5 acres of the Legion's site will need to be added to the pond design. The pond may be enlarged in the future onto the Legion's site to accommodate the additional runoff. The drainage plan proposes storm sewer improvements to convey parking lot and roof runoff via storm sewer to the proposed on-site storm water pond. The storm sewer on this site will be privately owned and maintained by the property owners. A drainage easement or other document to secure the use of the pond for the parcel to the west needs to be drafted and recorded against the parcel. There should also be stipulations in the site plan agreement that addresses the maintenance of the storm sewer pond since it directly affects the downstream public' stOrm seWer system and wetlands. Since the storm sewer, watermain and sanitary sewer lines on the site will be private, the applicant and/or contractor will be responsible for obtaining the necessary permits from the City's Building Department. The City's Surface Water Management fees are not applicable to this development. The lot has been platted (Hidden Valley) and the necessary downstream storm drainage improvements have been provided in conjunction with the previous subdivision. Northcott Office Building April 7, 1999 Page 7 The applicant's civil engineer will need to supply detailed storm sewer and ponding calculations for a 1 O-year and 100-year storm event to the City Engineer to review and approve prior to issuance of a building permit. UTILITIES Municipal sanitary sewer and water service is available to the site. There is an existing 8-inch water line that runs parallel to the west lot line from Trunk Highway 5 down to Lake Drive East. The plans propose to extend an 8-inch water line from this line to service the site. The fire hydrant locations will need to be reviewed and approved by the City's Fire Marshal. Sanitary sewer service is available from two locations; north of Lake Drive East within the property directly across from Hidden Court and south of Trunk Highway 5 on the Legion site. The plans propose to extend a sewer line fi.om the existing sewer line located south of Trunk Highway 5 on the Legion site. This proposal will require an easement from the property owners of the Legion site to extend the line through their site. Staff encourages the developer and/or their contractors to inspect all the existing infrastructures and sidewalks/curbs on the site prior to construction and notify the city of any problems. The city will perform a final inspection of the site upon completion. The developer shall be responsible for damaged sidewalks, curbs and utilities as a result of construction activities. PARKING LOT CIRCULATION Two access drives are proposed along Lake Drive East. Both access points appear to have adequate sight line distance after site grading is completed (see attached traffic engineering. review by Benshoof & Associates). Lake Drive East is a collector road and is listed as a Municipal State Aid Route. Parking is prohibited along both sides of Lake Drive East. All access points along the road are subject to city review and approval. Staff has reviewed the traffic engineering study and other access options and believes that the westerly (main access) should align with the intersection of Hidden Court and Lake Drive East. The developer will be revising the site drawings accordingly. This may result in minor redesign of the parking lot. The revised plans may be available at time of the Planning Commission meeting. A future internal driveway connection from this site to the Legion site may be required with a future phase or parking lot expansion depending on the land use. A cross-access and maintenance agreement should be prepared and recorded against the development to ensure future access for the Legion site. Both driveway accesses to the site will involve the removal of the existing sidewalk and curb and ,gutter. To guarantee boulevard restoration (sod) and sidewalk and curb replacement, the applicant shall provide the city with a financial security in the amount of $5,000. The city Northcott Office Building April 7, 1999 Page 8 requires that the driveway access points onto Lake Drive East be constructed with concrete aprons in accordance with the City's Detail Plate No. 5207. Overall, the parking lot and drive aisles appear to function well from a traffic circulation standpoint. A 5-foot wide concrete sidewalk is proposed in front of the building. Staff recommends extending the sidewalk to Lake Drive East and along the building and main drive aisles to accommodate pedestrian traffic. The drive aisle widths and parking stalls appear to meet City Code 20-1118. Construction traffic during the initial building stages should be limited to one access location; preferably the westerly driveway access. LANDSCAPING Minimum requirements for landscaping include 5,195 sq. fi. of landscaped area around the parking lot, 21 trees for the Phase I parking lot, 5 trees for the Phase II parking lot and buffer yard plantings along highway 5 and Lake Drive E., as well as neighboring property lines. Applicant's proposed as compared to the requirements for landscape area and parking lot trees is shown in the following table. Phase I Vehicular use landscape area Trees/Phase I parking lot Lake Drive boulevard trees (1 per 30 feet) Hwy. 5 bufferyard B - 30' (75% of total shown) Lake Dr. E. buffer yard B (75% of total shown) West prop. line buffer yard B (75% of total shown) East prop. line buffer yard B (75% of total shown) Phase II Vehicular use landscape area Trees/Phase II parking lot Required 5,195 sq. fi. 21 overstory + landscape islands 21 overstory 2 canopy trees 5 understory trees 5 shrubs 11 canopy trees 17 understory trees 27 shrubs 5 canopy tree 8 underStory trees 15 shrubs 2 canopy tree 3 understory trees 6 shrubs 1,248 sq. ft. 5 trees -~ landscaPe islands Proposed >5,195 sq. ft. 20 overstory 21 understory 12 overstory none proposed 0 canopy 18 understory 23 shrubs none proposed 5 understory none proposed Northcott Office Building April 7, 1999 Page 9 The applicant is short plantings in the following areas: boulevard trees, Hwy. 5 buffer yard, and west property line. Boulevard trees will count towards buffer planting along Lake Drive. Staff recommends that the applicant pull proposed plant material out of the Phase II building and parking lot areas and use it for buffer plantings along Hwy. 5 and the west property line. A mistake appears in the applicant's plant schedule. 'Emerald Lustre' Norway maple is called for as Lake Drive boulevard plantings, however the scientific name given is Celtis occidentalis, or hackberry. Staff recommends applicant change common name to hackberry and remove Norway maples from plant list. LIGHTING/SIGNAGE A lighting plan has been submitted with the proposed site plan. The plan indicates the parking lot will be illuminated by cutoff fixtures. The zoning ordinance requires the lamp to be less than 30 feet in height, shielded and have a 90 degree cutoff. In an effort to reduce glare, the ordinance requires existing fixtures to be located on the plan. This is particularly important being the project is adjacent to residential property. The applicant will have to show all existing fixtures on the lighting plan that will impact the site. (Note: the lighting plan will have to show the property lines as that is the point where light level are regulated in the zoning ordinance.) The photometry provided as part of the lighting plan indicates that the foot candles on the southern and western portions of the site exceed maximum levels permitted by ordinance. The ordinance states parking lot lighting shall not exceed one-half foot candles at the property line. Staff recommends the fixture placed at the south perimeter be relocated to a landscape island. Also, the fixtures located at the western property line need to be relocated because they exceed maximum illumination. Although these lights will not have to be installed until the second phase of the project is completed. The parking lot layout could be modified if the Legion site is developed and parking is shared. The site plan indicates that wall signage will be displayed on the north and south elevations of the building. In reality, the signs are on the east and west elevations. The sign ordinance states that wall signage is only permitted on elevations with street frontage. In this instance, the applicant would be entitled to signage on HWY. 5 and Lake Drive East. The eastern elevation signage complies with ordinance, but the west elevation does not. Staff recommends that the applicant be able to install signage on the western elevation so it can be viewed from HWY. 5 and Lake Drive East. A monument sign is indicated on the southern portion of the site, near the second access on the proposed site plan. The sign ordinance permits low ground profile monument signs in the BN distiict. I-towever, fhey cannot excee~t t'~ve ~feet in height and 24 sq. fL in sign display area. The sign also must maintain a 10 foot setback from the public right-of-way. Northcott Office Building April 7, 1999 Page 10 SIDEWALK ACCESS The site plan indicates there is an internal sidewalk directly to the south of the building. A connection has not been made to the sidewalk along Lake Drive East. Staff recommends that the applicant connect the sidewalks for access to Lake Drive East and the pedestrian bridge. INSIDE PARKING An in effort to reduce the amount of impervious surface, the applicant has proposed to construct underground parking. In the first phase there will be 10 parking stalls and in the second there will be a total of 23 parking stalls, thus the 33 total interior parking spaces. The inside parking will be accessed via driveway off Lake Drive East. 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 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: ao 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; Northcott Office Building April 7, 1999 Page 11 Co Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and do 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 project is consistent with the comprehensive plan, the zoning ordinance and the design guidelines established as part of the Hwy. 5 Corridor Overlay district. The natural state of the site is preserved to the extent possible by the placement of the building on the site and the landscaping. The materials of the project are similar yet a welcome variation on the office building theme. And, both vehicular and pedestrian traffic is properly designed for safety and access. VARIANCE TO PERMIT A TWO STORY BUILDING ON THE SITE FINDINGS The Planning Commission shall not recommend and the City Council shall not grant a variance unless they find the following facts: ao That the literal enforcement of this chapter would cause an undue hardship. Undue hardship means that the property cannot be put to reasonable use because of its size, physical surroundings, shape or topography. Reasonable use includes a use made by a majority of comparable property within 500 feet of it. The intent of this provision is not to allow a proliferation of variances, but to recognize that there are pre-existing standards in this neighborhood. Variances that blend with these pre-existing standards without departing downward from them meet this criteria. b. The conditions upon which a petition for a variance is based are not applicable, generally, to other property within the same zoning classification. Northcott Office Building April 7, 1999 Page 12 Co The purpose of the variation is not based UPon a desire to increase the value or income potential of the parcel of land. d. The alleged difficulty or hardship is not a self-created hardship. eo The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel is located. The proposed variation will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. Finding: Staff supports the variance to permit a two story building on the site. Namely, because structures in nearby properties can be a maximum of three stories or 40 feet. At 28 feet, this building is still less in height than the maximum in the RSF district. In addition, the two story building will make the most of this site by representing a buffer between Hwy. 5 and the Hidden Valley subdivision, adding diversity to structures that abut the community's arterial, offering greater pervious surface and screening roof top equipment from the pedestrian bridge. RECOMMENDATION Staff recommends the Planning Commission adopt the following motion: "The Planning Commission recommends the City Council approve Site Plan #99-3, Northcott Company Office Building, Mortenson Development Corp. as shown on the plans dated received March 9, 1999, and subject to the following conditions: 1. The lighting plan shall be revised to meet ordinance maximum foot candle requirements and to include existing fixtures that impact the site. 2. The internal sidewalk shall be connected to the sidewalk along Lake Drive East. 3. Five accessible parking spaces are required for the 147 spaces that are being provided. One space must have an 8 foot access aisle; the others must have a 5 foot access aisle. 4. The northeast wall of the building is required to be of 1 hour fire resistive construction because it is less than 20 feet to the property line. 5. The building owner, designer, or contractor meet with the Building Inspections Division, as early as possible, to discuss plan review procedures and building permit requirements. Northcott Office Building April 7, 1999 Page 13 6. Increase plantings for boulevard trees, Hwy. 5 buffer yard, and west property line buffer yard in order to meet ordinance requirements. 7. Revise plant schedule to specify hackberry in common name column for item 'c'. o The fire hydrant as shown on the Utility Plan must be relocated to the center island across the main entrance. A second fire hydrant will be needed closer to the garage entry access. Contact Chanhassen Fire Marshal for exact locations. 9. Install and indicate on plans the location of the PIV (Post Indicator Valve). Contact Chanhassen Fire Marshal for exact location. 10. Submit radius turn dimensions in parking lot to determine fire department vehicle access. Submit turn dimensions to Chanhassen City Engineer and Chanhassen Fire Marshal for review and approval. 11. Contact Chanhassen Fire Marshal for exact location of fire lane signs and curbing to be painted yellow. 12. A ten foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, shrubs, bushes, NSP, US West, Cable TV and transformer boxes. This is to ensure fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance 9-1. 13. Any trees to be removed from the site will either have to be chipped or removed from the site. No burning permits will be issued due to the close proximity of neighboring homes. 14. The applicant shall provide the city with a financial security in the amount of $5,000.00 to guarantee boulevard restoration and sidewalk/curb replacement. The security shall be provided in the form of a letter of credit or cash escrow. 15. The applicant shall enter into a site plan agreement with the city. A condition shall be placed in the site plan agreement addressing pond maintenance. 16. No berming or landscaping which impair sight lines shall be permitted within the first 20 feet behind the existing sidewalk along Lake Drive East. 17. The storm pond shall be revised to take into account future expansion to the west. The pond slopes shall be 3 to 1 with a 10 to 1 slope for the first one foot depth of water or 4 to 1 side slopes overall. Northcott Office Building April 7, 1999 Page 14 18. The applicant and/or contractor shall notify the city upon encountering any existing drain tile on the site. The city will determine whether or not the drain tile can be abandoned or relocated. 19. All construction vehicles shall access the site from the westerly entrance off Lake Drive East. Rock construction entrances shall be installed and maintained until the site is paved with a bituminous surface. Haul routes, if necessary, shall be pre-approved by the city. The applicant will be required to maintain haul routes and clean the streets of any dirt and mud accumulated from vehicles tracking. Any damage to city streets, curbs or other public facilities will be the responsibility of the applicant. 20. The applicant's civil engineer shall provide detailed storm sewer and ponding calculations for 1 O-year and 100-year storm events for the City Engineer to review and approve prior to issuance of a building permit. The applicant shall provide detailed pre-developed and post-developed storm water calculations for 100-year storm events'and normal water level and high water level calculations for the proposed pond. Individual storm sewer calculations between each catch basin segment will also be required to determine if sufficient catch basins are being utilized. 21. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e. Watershed District, Metropolitan Waste Control Commission, Health Department, Minnesota Pollution Control Agency and Minnesota Department of Transportation and comply with their conditions of approval. 22. A drainage easement or other recordable document to secure the use of the Pond for the parcel to the west shall be drafted and recorded against the development. 23. A future internal driveway access from this site to the parcel to the west may be required with the next phase or expansion of the parking lot depending on compatible land uses of the parcels. Cross-access and maintenance agreements will need to be developed and recorded against the parcels to guarantee ingress and egress to the properties. A 5-foot wide sidewalk shall be extended to Lake Drive East from the building. 24. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched or wood fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. The city boulevard areas which are disturbed along Lake Drive East shall be restored with sod. 25. All driveway access points onto Lake Drive East shall be constructed with concrete driveway aprons in accordance with the City's Detail Plate No. 5207. Northcott Office Building April 7, 1999 Page 15 26. Construction traffic to the site shall be limited to one access point. Parking along Lake Drive East shall be prohibited. 27. A traffic signage plan shall be submitted to the city for review and approval prior to issuance of a building permit." ATTACHMENTS 2. 3. 4. 5. 6. Application Memo from David Hempel, Asst. City Engineer dated March 31, 1999 Memo from Steve Torell, Building Official dated March 26, 1999 Memo from Mark Littfin, Fire Marshal dated March 30, 1999 Property Owners List and public hearing notice Site Plan g:\plan\ck\plan comm~northcott spr.doc RECEIVED CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 MAR 0 5 1999 CiTY OF CHANH^SS£N DEVELOPMENT REVIEW APPLICATION MOrtenson Development Co. ~PLI:ANT: 700 Meadow Lane North ,ADDRESS: Minneapolis, MN 55422 'TF_t.EPHDNE (Daytime) 612-287-5487 OWNER: ADDRESS: TELEPHONE: Mortenson Development Co. 70N Meadow lan~ North Minneapolis, MN 55422 612-287-5487 Comprehensive Plan Amendment Conditional Use Permit Jnterim Use Permit Temporary Sales Permit Vacation of ROW/Easements X..Variance ~75 , Non-conforming Use Permit Wetland Alteration Permit Planned Unit Development* RP_zoning Zoning Appeal Zoning Ordinance Amendment . Sign Permits Sign Plan Review X Site Plan Review* Subdivision* "X Notification Sign X Escrow for Filing Fees/Attorney Cost** ($50 CUP/S PRNAC/VAR/WAP/Metes and Bounds, $400 Minor SUB) TOTAL FEE $ A list of ali property owners within 500 feet of the boundaries of the property must be included with the application. ~ullding material samples must be submitted with site plan reviews. 'Twenty-§ix'full size'folded ~c'o'ples of'the'plans muSt'be submlttecl,including 'aB :8~/2" .X :11"t, educed-copy.of transparency for each plan sheet. ":Escrow will be required for other applications through the development contract ~DTE-When multiple applications are processed, the appropriate fee shall be charged for each application. NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application. ]~ROJECTNAME Northcott Company Office Buildinq 1.13GAI1ON South of Highway 5, North and West of Lake Drive East and East of American Le~ion Site. i_~GALDE. SCFIIPTION Lot 1, Block 6, Hidden Valley Except for Bridge Landing (See attached legal description- Exhibit A) ;PRESENT ZONING aN, Neighborhood Business District FtEQtJESTEDZONING BN, Neighborhood Business District PRESENT LAND USE DESIGNATION REQUESTED LAND USE DESIGNATION RE~ON FOR THIS REQUEST Requesting site plan approval of development and approval -- of Two Story Office Structure per plans. 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 CH Ordinance provisions. Before filing this application, you should, confer with the ~'Zar~ning Deparlment to determine the specific ordinance and procedural requirements applicable to your application. This is to ce~ffy that ! am making application for the described action by the City and that ! 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 Cfty should contact regarding any matter pertaining to this application. I have attached a copy of proof of ow"nership (eft. her 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. ! w~l 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 mx knowJedge. I also) understand that after the approval or granting of the pen'nE, such permits shall be Invalid unless they are recorded against 1he litle 1o the property for which the approval/permit is granted within 120 days with the Carver County Recorder's Office.~.. ~~?~' ' ~"';" ~~de~r'a .n~.,~ginal docu~ed to City Hall Records. signature orApplicantr' bate ,.,~:/ ~ Director of Development Services Mortenson .Development Co. Signature of FeeOwr)t~r Peter Conzemius, Treasure~ Date PLor. ter~so_n Development Co_: . Application Rece,ved on '~ I ~/Qq Fee Paid ~J:~l iO '.))J, · The app]lcan! should contact staff for a copy of the staff report which will be avallable on Friday prior to the meeting. If z~c)t contacted, a copy of the report will be mailed to the applicant's address. CITYOF CHANHASSEN 690 Cig Center Drive, PO Box 147 Chanhasse,, Minnesota 55317 Phone 612.937.1900 General Fax 612. 937. 5739 Engineering Fax 612.937.9152 Public Safe(y £ax 612.934.2524 Web www. ci. chanhassen, mn. us MEMORANDUM TO: FROM: DATE: SUB J: Cindy Kirchoff, Planner I Dave Hempel, Assistant City Engineer ~'fl'~i ~7,~~O/ March 31,1999 Site Plan Review for Northcott Office Building - Lot 1, Block 6, Hidden Valley - LUR File No. 99-7 Upon review of the plans prepared Sunde Engineering, Inc. dated March 5, 1999, I offer the following comments and recommendations: SITE GRADING The site consists of a large open grassy field with a large knoll. The knoll is proposed to be lowered by approximately two to four feet. The site will for the most part keep its rolling terrain after development. Earth berms four to five feet high are proposed along Lake Drive East. Due to limited sight lines at the proposed access points, the berm height and location may have to be reduced and setback 20 feet from the edge of the existing sidewalk. Staff has recently met with the developer regarding the access issue. They have indicated that relocation of the berms will not pose a problem. The site plans will be modified to incorporate revised berm locations and access points. Site grading may generate excess material that will need to be exported from the site. If material is to be exported from the site, staff recommends that the applicant supply the City with a haul route for review and approval. The applicant and/or contractor should be aware that if the exported material is to be placed on another site within the city, the property owner will need to obtain an earthwork permit from the City. The streets during the hauling operation must be kept clean. It may be necessary to employ the use of a street sweeper. DRAINAGE The site currently sheet drains in every direction. An existing storm sewer line located in the southwest corner of the site is proposed to service this site and a portion of the adjacent parcel (Legion site). The existing storm sewer system has a limited capacity of 11 cfs. A detention pond is proposed on site to provide some water quality and .storage,ca.pabilixies. The pond will need,a.n.out-tet-c-or, t~ol str-uctm, e-to resiriot ,the discharge rate from the pond to 1 lcfs. The proposed pond must be redesigned with 3 to 1 side slopes and a 10 to 1 slope (bench) for the first one foot depth of water or 4 to 1 side slopes overall. The proposed pond may also need to be utilized by the Legion site in the future. Consideration for up to 1.5 acres of the Legion's site will work, and olay. Cindy Kirchoff March 31, 1999 Page 2 need to be added to the pond design. The pond may be enlarged in the future onto the Legion's site to accommodate the additional runoff. The drainage plan proposes storm sewer improvements to convey parking lot and roof runoff via storm sewer to the proposed on-site storm water pond. The storm sewer on this site will be privately owned and maintained by the property owners. A drainage easement or other document to secure the use of the pond for the parcel to the west needs to be drafted and recorded against the parcel. There should also be stipulations in the site plan agreement that addresses the maintenance of the storm sewer pond since it directly affects the downstream public storm sewer system and wetlands. Since the storm sewer, watermain and sanitary sewer lines on the site will be private, the applicant and/or contractor will be responsible for obtaining the necessary permits form the City's Building Department. The City's Surface Water Management fees are not applicable to this development. The lot has been platted (Hidden Valley) and the necessary downstream storm drainage improvements have been provided in conjunction with the previous subdivision. The applicant's civil engineer will need to supply detailed storm sewer and ponding calculations for a 10-year and 100-year storm event to the City Engineer to review and approve prior to issuance of a building permit. UTILITIES Municipal sanitary sewer and water service is available to the site. Theme is an existing 8-inch water line that runs parallel to the west lot line from Trunk Highway 5 down to Lake Drive East. The plans propose to extend an 8-inch water line from this line to service the site. The fire hydrant locations will need to be reviewed and approved by the City's Fire Marshall. Sanitary sewer service is available from two locations; north of Lake Drive East within the property directly across from Hidden Court and south of Trunk Highway 5 on the Legion site. The plans propose to extend a sewer line from the existing sewer line located south of Trunk Highway 5 on the Legion site. This proposal will require an easement fi.om the property owners of the Legion site to extend the line through their site. Staff encourages the developer and/or their contractors to inspect all the existing infrastructures and sidewalks/curbs on the site prior to construction and notify the City off'troy prtsb'lems. The'12ity will perform a final inspection of the site upon completion. The developer shall be responsible for damaged sidewalks, curbs and utilities as a result of construction activities. Cindy Kirchoff March 31, 1999 Page 3 PARKING LOT CIRCULATION Two access drives are proposed along Lake Drive East. Both access points appear to have adequate sight line distance after site grading is completed (see attached traffic engineering review by Benshoof & Associates). Lake Drive East is a collector road and is listed as a Municipal State Aid Route. Parking is prohibited along both sides of Lake Drive East. All access points along the road are subject to City review and approval. Staff has reviewed the traffic engineering study and other access options and believeS that the westerly (main access) should align with the intersection of Hidden Court and Lake Drive East. The developer will be revising the site drawings accordingly. This may result in minor redesign of the parking lot. The revised plans may be available at time of the Planning Commission meeting. A future intemal driveway connection from this site to the Legion site maybe required with a future phase or parking lot expansion depending on the land use. A cross-access and maintenance agreement should be prepared and recorded against the development to insure future access for the Legion site. Both driveway accesses to the site will involve the removal of the existing sidewalk and curb and gutter. To guarantee boulevard restoration (sod) and sidewalk and curb replacement, the applicant shall provide the City with a financial security in the amount of $5,000. The City requires that the driveway access points onto Lake Drive East be constructed with concrete aprons in accordance with the City's Detail Plate No. 5207. Overall, the parking lot and drive aisles appear to function well from a traffic circulation standpoint. A 5-foot wide concrete sidewalk is proposed in front of the building. Staff recommends extending the sidewalk to Lake Drive East and along the building and main drive aisles to accommodate pedestrian traffic. The drive aisle widths and parking stalls appear to meet City Code 20-1118. Construction traffic during the initial building stages should be limited to one access location; preferably the westerly driveway access. RECOMMENDED CONDITIONS OF APPROVAL The applicant shall provide the City with a financial security in the amount of $5,000.00 to guarantee boulevard restoration and sidewalk/curb replacement. The security shall be provided in the form of a letter of credit or cash escrow. The applicant shall enter into a site plan agreement with the City. A condition shall be placed in the site plan agreement addressing pond maintenance. No berming or landscaping which impair sight lines shall be permitted within the first 20 feet behind the existing sidewalk along Lake Drive East. Cindy Kirchoff March 31, 1999 Page 4 o 10. The storm pond shall be revised to take into account future expansion to the west. The pond slopes shall be 3 to 1 with a 10 to 1 slope for the first one foot depth of water or 4 to 1 side slopes overall. The applicant and/or contractor shall notify the City upon encountering any existing drain tile on the site. The City will determine whether or not the drain tile can be abandoned or relocated. All construction vehicles shall access the site from the westerly entrance off Lake Drive East. Rock construction entrances shall be installed and maintained until the site is paved with a bituminous surface. Haul routes, if necessary, shall be pre-approved by the City. The applicant will be required to maintain haul routes and clean the streets of any dirt and mud accumulated from vehicles tracking. Any damage to City streets, curbs or other public facilities will be the responsibility of the applicant. The applicant's civil engineer shall provide detailed storm sewer and ponding calculations for 10-year and 100-year storm events for the City Engineer to review and approve prior to issuance of a building permit. The applicant shall provide detailed pre-developed and post-developed storm water calculations for 100~year storm events and normal water level and high water level calculations for the proposed pond. Individual storm sewer calculations between each catch basin segment will also be required to determine if sufficient catch b~/sins are being utilized. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e. Watershed District, Metropolitan Waste Control Commission, Health Department, Minnesota Pollution Control Agency and Minnesota Department of Transportation and comply with their conditions of approval. A drainage easement or other recordable document to secure the use of the pond for the parcel to the west shall be drafted and recorded against the development. A future internal driveway access from this site to the parcel to the west may be required with the next phase or expansion of the parking lot depending on compatible land uses of the parcels. Cross-access and maintenance agreements will need to be developed and recorded against the parcels to guarantee ingress and egress to 'the properties. A 5-foot wide sidewalk shall be extended tOLake Drive East from the building. Cindy Kirchoff March 31, 1999 Page 5 11. 12. 13. 14. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched or wood fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. The City boulevard areas which are disturbed along Lake Drive East shall be restored with sod. All driveway access points onto Lake Drive East shall be constructed with concrete driveway aprons in accordance with the City's Detail Plate No. 5207. Construction traffic to the site shall be limited to one access point. Parking along Lake Drive East shall be prohibited. A traffic signage plan shall be submitted to the City for review and approval prior to issuance of a building permit. jms Attachment: C: Traffic engineering study by Benshoof & Associates dated March 29, 1999. Anita Benson, City Engineer g:XengMaveXpc\valley sales.doc BENSHOOF & ASSOCIATES, INC. TRANSPORTATION ENGIINEER-e AND PI.~NNERS 10413" EXCEI..glOR BOULEVARD, SUITE'TWO t I, K3PK3NI~ MN B,r~4,3 t (612) ~,11-16{F/' ! FAX (el~) ~38-11ril March 29, 1999 Rel'er to File: 99-32 MEMORANDUM TO: ~OM: I~: Gary (3lesson, Mortenson Edward F. Terhaar E?-f' Results of Trailer Engineering Review for Proposed Office Development in Chanb~ssen PURPOSE This memorandum is to present the results of our trattic review for the proposM office development in Chanhassen. Our r~iew focused on two points: (I) intersection sight distances available at three possible driveway locations and (2) expected inter~ection operations with the development in place, BACKGROUND 'rite proposed development consists of approximately 53,800 square feet of'office space housed on two buildings, The development is to be located on the north side of Lake Drive, approximately midway between Dakota Avenue and Great Plains Boulevard in Chanhassen. All access to and from thc d~.elopment wilt be located on Lake Drive. In order to understand traffic operatior~ in tile area, we collected a.m. sad p,m. peak period mm movement volumes at the Lske Drive/Hidden Court intersection on Tuesday, Match 23, 1999, The turn movement volumes were recorded from 7 to 9 a.m. and 4 to 6 p.m. We also field checked the available sight distances at three possible driveway locations. The results of this field work are discussed next. Mr. G~'y Glenson -~- ~v~ch 29, ]999 INTERSECTION SIGHT DISTANCES Based on information provided by Mortenson, there are three possible locations for the main access to and fi.om the alto. The three locations are: (1) directly across from Hidden Court, (2) approximately 225 feet south of Hidden Court, and (3) approxlmately 450 feet south of HMden Court. The Minnesota Department of Transportation Roadway Design Manual indicates that 430 feet et' sight distance is required to adequately accommodate left or tight turning vehicles entering a 30 mile per hour roadway, This distance is called the intersection sight distance. The intersection sight distance for all three possible driveway loc~tioas was ~h~ked in ~he field u~ing procedures described in the Roadway Design Manual, Dist~nce~ were checked in both the north and south directions. The results are ~hown in Table 1. Table 1 Results of Sight Measurements at the Three l~ossible .Driveway Locations ....... Location .... !, ~d!r__~ctlY acr0.s~ fr~m- Hidde .n 2 (22~ feet so.u_lh ofHJdden Co,.u.rt) 3 _(4~6 fe_e.t south of Hidden Court) __ --Slgh~ Distance to' ' ~i~ht t..he North (feet) the So.ut,~ 24O 965 360 740 As showr~ the sight distances to the north for both locations I and 2 a~e shorter than the ~30 feet required. Th~ sight lines to the nolth at these location~ are obscured by the existing slope of thc property. Discussions with G. Oleason indicate that the slope of the property will be reduced to accommodate the proposed development. /t is our determination that if the elevation that is currently found at the back of sidewalk is extended to a point 20 feet from the back of the Lake Drive curb, the sight distanoes will meet lbo 430 foot requirement. Therefore, no berrning should oovur within 20 feet of the back of Lake Drive curb to allow for adequate intersection sight distances. INTERSECTION OPERATIONS In order to understand how the possible access locations will operate with the development in place, capacity analyses were performed. Capacity analyses results pre;ented in terms of an intersection level of service grading scale of A to F. An intersection's level of servic~ (LOS) grad~ is based on the average delay encountered by a motorist traveling throughthe interset:tion, Low delay corresponds to LOS A and high delay corresponds to LOg F. Tral~ic volume forecasts were developed for the proposed developed using information published by the Institute of Transportation Engineers, Based on the amount of office space proposed, the development is expected to generate 84 trips during the a,m. peak hour and 80 trips during the p.m. peak hour. During the a.m. peak hour, the majority of' the trips are entering the site, while during the p.m, peak hour the majority of the trips are Mr. Gary Gleason -3- March 29~ 1999 exiting the site. Th~se trips were assisned to Lake Drive based on the expected oril~ins and destinations of persons catering and exiting thc site. Traffic expected to be generated by other nearby commercial development was also added to the roadway. As presented in our April, 1997, a~zlysis of this site for a different proposed development, rede','elopment of'the ~tea located east of Great Plains and south ofT.H. 5 is expected to generate 92 trips durin8 the a,m. peak hour and 273 trips durin$ the p.m. peak hour. Traffic generated by this development would have access to both Great Plans Boulevard and Lake Drive. The number oft6ps expected to use L~e Drive were included in our analysis or,he possible access Locations, Access 1 is located directly across fi.om Hidden Court. The expected traffic volumes generated by the proposed office space were added tO the turn movements ¢oUflls collected at this intersection. The capacity analysis tot the intersection remlted in level ofservice A for all movements duflng both the a.m. and p.m. peak hours. Therefore, no traffic operation difficulties are expected at this intersection. The same was 'true for access location 2 and 3. The resultant lTaffi~ volumes with the office development in place resulted in level et service A for all traffic movements and therefore no operaLion difficulties are expected. CONCLUSIONS AND R.ECOMMENDATIONS The sight distances to the north for both locations I and 2 ate ahorte~' than the 430 feet required. The sight lines to the north at these locations are obscured by the existing slope of the property. It is our determination that if the elevation that is currently found at the back of sidewalk is extended to a point 20 feet fi.om the back of*the Lake Drive curb, the sight distances will meet the 430 foot requirement. Therefore, no beaming should occur within 20 feet ortho back of Lake Drive curb to allow for adequate intersection sight distances, Adequate sight distances were found for the other loc~tion,~, Based on the expected tr0J'fi~ volumes generated by the proposed development and the existing volumes at Hidden Court, no traffic operation difficultles are expected due to the proposed development. The surrounding roadway syaem will be able to adequa, tely accommodate the traffic generated by the proposed development, TOTAL P.04 CITYOF MEMORANDUM 6~0 O{y Center Ddve, PO Box 147 TO: Chanhassen, Minnesota 55317 Phone 612.937.1900 FROM: General Fax 612.93Z5739 DATE: Engineering Fax 612.937.9152 Public Safe{), Fax 612.934.2524 RE: Web www. ci. chanha~'sen, mn. us Cynthia Kirchoff, Planner I Stevcn Torell, Building Official March 26, 1999 Site Plan Review for the Northcott Company Office Building, Planning Case 99-3 I have reviewed the plans the Planning Division received on March 9, 1999 for the above project. The plans were reviewed for site conditions only. Not enough information was provided to review occupancy or exiting requirements. The utility plans were also not reviewed at this time. Following are my comments and recommendations: 1. 5 accessible parking spaces are required for the 147 spaces that are being provided. One space must have an 8 foot access aisle; the others must have 5 foot access aisles. Signage must also be provided. 2. The northeast wall of the building is required to be of 1 hour fire resistive construction because it is less than 20 feet to the property line. 3. I would request that the building owner, designer, and/or contractor meet with the Building Inspections Division to discuss plan review procedures and building permit requirements, as early as possible. g:/sa fety/st/memos/plan/northcott The Ci~, o, f Chanhassen. A growing comraum~ with clean lakes, quality schooh, a charming downtown, thrivin~ businesses, and beautiful oarks. A ~reat olace to live, work, and ola~. CITYOF CHANHASSEN 690 Ci~ Center Drive, PO Box 147 Chanhassen, Minnesota 55317 Phone 612.937.1900 General Fax 612.937.5739 Engineering Fax 612937,9152 Public Safety Fax 612.934.2524 l~b www. ci. chanhassen, m n. us MEMORANDUM TO: Cynthia Kirchoff, Planner I FROM: Mark Littfin, Chanhassen Fire Marshal DATE: March 30, 1999 SUBJECT: Request for a site plan review for a two-story office building with underground parking to be completed in two phases. Phase 1 - 40,553 square feet and Phase 2 - 31,500 square feet, and a one story height variance on 4.27 acres of property zoned BN, Neighborhood business district, and located south of Highway 5, east of Great Plains Boulevard and north of Lake Drive East, Northcott Company Office Building, Mortenson Company. Planning Case: 91-3. 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, 1 have the following fire code or city ordinance/policy requirements. The site plan review 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. The fire hydrant as shown on the Utility Plan must be relocated to the center island across the main entrance. A second fire hydrant will be needed closer to the garage entry access. Contact Chanhassen Fire Marshal for exact locations. 2. Install and indicate on plans the location of the PIV (Post Indicator Valve). Contact Chanhassen Fire Marshal for exact location. o Submit radius turn dimensions in parking lot to determine fire department vehicle access. Submit turn ditnensions to Chanhassen City Engineer and Chanhassen Fire Marshal for review and approval. 4. Contact Chanhassen Fire Marshal for exact location of fire lane signs and curbing to be painted yellow. o A ten foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, shrubs, bushes, NSP, US West, Cable TV and transformer boxes. This is to ensure fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance 9-1. 6. Any trees to be removed from the site will either have to be chipped or removed from the site. No burning permits will be issued due to the close proximity of neighboring homes. g:\safety\ml\plrev91-3 The Gty of Chanbassen. A growing community with clean lakes, quality schools, a chroming downtown, thriving businesses, and beautiful parks. A great place to live, work, and play. NV'Id 3.L15 ONIOI'INll ~-£ODH&UON :SIN3B/3~t Nb3~l DNI)I~tV4 SNOIIVA3'i3 DNICIllf18 SNOULYA:ll:I DMOIIF~ ? I' ~]dVUVd ~) dOJ SSVlg O]/NIJ./M i,~]lS,l,S MOONIM ' I/~l]J.~.$ HSINI:I NOIIVIEi~J~,II .O-,t - ,git NOilVA3'13 NOTICE OF PUBLIC HEARING PLANNING COMMISSION Wednesday, April 7, 1999 at 7:00 p.m. City Hall Council Chambers 690 City Center Drive SUBJECT: APPLICANT: LOCATION: Northcott Company Office Building Mortenson Development Co. South of Hwy. $, East of Great Plains Blvd. on Lake Drive East 78th St NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, Mortenson Company, request for site plan review for a two story office building with underground parking to be completed in two phases. Phase I - 40,553 sq. ft. and Phase II - 31,500 sq. ft. and a one story height variance on 4.27 acres of property zoned BN, Neighborhood Business District and located south of Hwy. 5, east of Great Plains Blvd. and north of Lake Drive East, Northcott Company Office 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: 1. Staff will give an overview of the proposed project. 2. The Developer will present plans on the project. 3. Comments are received from the public. 4. 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 Cindy at 937-1900 ext. 117. 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. 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