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Staff Report 7-20-04CITY OF CHANHASSEN PC DATE: July 20, 2004 CC DATE: August 9, 2004 REVIEW DEADLINE: 8/17/04 CASE #: 04-22 BY: RG, LH, ML, JS, MS, ST STAFF REPORT PROPOSAL: LOCATION: APPLICANT: Request for an amendment to permit a fitness center in the Light Industrial PUD with Site Plan Approval for said fitness center and corporate offices and a temporary sales trailer, Outlot A, Arboretum Business Park 4th Addition (22.184 acres), with variances, Lifetime Fitness Center and Offices. Southeast comer of Highways 5 and 41 Outlot A, Arboretum Business Park 4th Addition Alliant Engineering, Inc. 233 Park Avenue South, Suite 200 Minneapolis, MN 55415 (612) 758-3082 Chaska Gateway Partners Limited c/o LTF 6442 City West Parkway Eden Prairie, MN 55344 (952) 947-0000 PRESENT ZONING: Planned Unit Development, PUD 2020 LAND USE PLAN: Office/Industrial ACREAGE: 22.18 acres DENSITY: 0.32 F.A.R. SUMMARY OF REQUEST: Amend the PUD to permit a health club on the proposed site, site plan approval for a two-story, 109,000 square foot health club with a pool and two three-story, 100,000 square feet office buildings, and the temporary use of a sales/membership trailer. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City has a relatively high level of discretion in approving rezonings, PUD's, and amendments to PUD's because the City is acting in its legislative or policy making capacity. A rezoning or PUD, and amendment thereto, must be consistent with the City's Comprehensive Plan. The City's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with Zoning Ordinance requirements. If it meets those standards, the City must then approve the site plan. This is a quasi-judicial decision. The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The City has a relatively high level of discretion with a variance because the applicant is seeking a deviation from established standards. This is a quasi-judicial decision. Location Map Lifetime Fitness SE Corner of Highway 5 and Highway City of Chanhassen Planning Case No. 04-22 41 Boulevard ~ Arboretum BOule~ State Hwy 5 I Subject Property ~orate Place / Coulter Planning Commission Lifetime Fitness Center Case No. 04-22 July 20, 2004 Page 2 PROPOSAL/SUMMARY The applicant is requesting an amendment to the Planned Unit Development (PUD) standards to permit a health club on the property located at the southeast comer of Highways 5 and 41. The PUD standards currently permit health clubs on those sites that were built upon prior to December l0th, 2001. Health clubs are also permitted uses in the Industrial Office Park District, IOP. Currently, the Arboretum Business Park Design Standards list health clubs as follows: Indoor Recreation/Health Club - establishments engaged in operating reducing and other health clubs, spas, and similar facilities featuring exercise and other physical fitness conditioning. (Lots 3, 4 and 5, Block 1; Lot 1, Block 3; and Lots 2, 3 and 4, Block 4) The proposed amendment would add Lot 5, Block 4 as a location that would permit health clubs. The development proposes a two-story health club and two three-story office buildings. The office buildings will also incorporate underground parking. The buildings consist of tan ledgestone, red field brick and anodized aluminum windows and EIFS accents. The building generally complies with the design standards for Arboretum Business Park and office industrial and institutional design standards throughout the city. However, the southern and western building elevations of the fitness center require additional articulation. The developer shall continue the use of the ledgestone to create columns between the windows on the western building elevation. Additional ledgestone columns should be added every 40 feet on the south building elevation, for a total of four additional columns. The applicant proposes constructing the fitness center immediately upon approval. Office Building 1 will be constructed for occupancy in 2007. Office Building 2 will be constructed when necessary. It is currently necessary that Office Building 2 will be constructed by 2012. The developer is requesting the use of a temporary membership trailer on site. The temporary sales trailer may be located in the southeast corner of the site. The temporary sales trailer shall comply with the standards used for sales trailers for residential developments. The temporary sales trailer shall be removed within 10 business days of the issuance of a certificate of occupancy for the fitness center. The developer is also requesting a variance for two rows of parking between Office Building I and Highway 5. However, there is sufficient area on the site to accommodate parking elsewhere, so this variance is not justified. Staff is recommending approval of the amendment to the PUD standards to permit a health club on this parcel, approval of the site plan for the development and denial of the parking variance adjacent to Highway 5. Planning Commission Lifetime Fitness Center Case No. 04-22 July 20, 2004 Page 3 BACKGROUND On April 14, 2003, the Chanhassen City Council approved Site Plan #2003-1, for a 10,366 square foot, one-story building located on Lot 2, Block 1, Arboretum Business Park 4th Addition, a sign variance to permit wall signage on all four sides of the building, and an ordinance amending the Planned Unit Development for Arboretum Business Park adding Personal Services as a permitted commercial use as the Third Amendment to the Arboretum Business Park Development Contract/PUD Agreement. On June 24, 2002, the Chanhassen City Council approved the final plat for Arboretum Business Park 4th Addition, creating three lots, one outlot and right-of-way for a public street (Corporate Place). On December 10, 2001, the city approved an amendment to the Planned Unit Development (PUD #92- 6) Development Contract/PUD Agreement for Arboretum Business Park incorporating printing as a light industrial use; permitting indoor recreation/health clubs and recording studios in the existing office- industrial buildings in the project; and prohibiting vocational schools, public buildings (except in Outlots A and B), screened outdoor storage, and food processing. On November 13, 2001, the City Council approved utility construction plans for Arboretum Business Park 4th Addition. On September 24, 2001, the Chanhassen City Council approved Interim Use Permit #2001-1 to grade a portion of the Arboretum Business Park development and Conditional Use Permit #2001-8 to permit development within the Bluff Creek Overlay District. August 13, 2001, the city approved the amendment to the Planned Unit Development (PUD #92-6) to permit an Auto Services Center on the "Wrase" property with the stipulation that auto body repair is prohibited on the site. On July 26, 1999, the Chanhassen City Council approved an amendment to the PUD for Arboretum Business Park to permit a Church facility as an interim use in the building on Lots 3 and 4, Block 2, Arboretum Business Park 2nd Addition. On July 28, 1997, the City Council approved the following: the ordinance for PUD #92-6 rezoning approximately 154 acres from Agricultural Estate, A2, to Planned Unit Development, PUD, and the PUD #92-6 granting final plat approval for Arboretum Business Park. On June 23, 1997, summary of issues Study prepared by AUAR be adopted the City Council approved a Resolution that the AUAR be revised to incorporate the and mitigation plan contained in this staff report, that the revisions to the Traffic SRF outlined in the staff report be incorporated into the study, and that the revised by the City. On May 27, 1997, the City Council approved the following: · Approved the first reading for rezoning the property from Agricultural Estate, A2, to Planned Unit Development, PUD. Planning Commission Lifetime Fitness Center Case No. 04-22 July 20, 2004 Page 4 Approved the preliminary PUD #92-6 for an office/industrial business park and preliminary plat approval for 12 lots, two outlots and associated right-of-way subject to the plans dated April 4, 1997, revised May 23, 1997. The City Council approved Wetland Alteration Permit for Gateway Business Park subject to the conditions of preliminary PUD #92-6 approval. · The City Council approved Interim Use Permit #97-1 for Gateway West Planned Unit Development site. APPLICABLE REGULATIONS Arboretum Business Park Development Standards Variances, Article II, Division 3, Chapter 20 Site Plan Review, Article II, Division 6, Chapter 20 AMENDMENT The proposed amendment is in response to the developer's attempt to develop a health club and relocate their corporate offices within the development. As part of their request, they ask that the city permit uses similar to those in other areas of the project and in the Industrial Office Park district. While most of the uses from the lOP district are included, some are not addressed, some apply to specific properties, and others are prohibited. Staff believes that it is appropriate to differentiate the Arboretum Business Park from other industrial office parks. However, we also believe that the proposed use is appropriate on this site. This mix of uses provides a synergy to the development, creating a sense of place. However, changing market conditions and demographics require that flexibility be built into the development. The applicant is requesting that the proposed amendment apply to Lot 5, Block 4 of the Arboretum Business Park PUD Plan (Outlot A, Arboretum Business Park 4th Addition). The proposed amendment, permitting the health club in conjunction with the corporate offices, is consistent with the intent of the PUD. As part of the original design concept, Lot 5, Block 4 of the Arboretum Business Park PUD Plan, which is Outlot A, Arboretum Business Park 4~' Addition, was intended for a major user. Permitted uses on this parcel are office, research, industrial, corporate headquarter and production, or a conference-convention center. The parcel was originally estimated to be 23.2 acres with development at a F.A.R. of 0.4. The proposed development would include a three story, two-building corporate headquarters with a two-story health club and be developed on 22.184 acres with a F.A.R. of 0.32. Planning Commission Lifetime Fitness Center Case No. 04-22 July 20, 2004 Page 5 GENERAL SITE PLAN/ARCHITECTURE ARCHITECTURAL COMPLIANCE Size portion Placement The entry to the health club is oriented toward Highway 5, which is the primary street for the development. The building is articulated with a two-story, projected entrance vestibule using ledgestone and multiple windows and doors. The building is 42 feet high to the top of the parapet wall (parapet walls may extend up to 4 feet above the building height). The entrance and lobby area is open to an aqua translucent skylight. The ledgestone is patterned as a vertical element creating columns around the building. The entries to the office buildings are located toward the interior of the site. The building materials are the same as the fitness center. However, the patterning of materials is horizontal. Material and detail High quality materials - accent material may occupy up to 15 percent of the building's facade. The applicant is proposing tan ledgestone, red field brick and anodized aluminum windows and EIFS accents. that comply with the material requirements. Color Building materials are natural with the use of tan and red colors with greenish windows. Height and Roof Design Height is limited to 3 stories or 40 feet. The buildings all meet this. The parapet walls may project up to 4 feet above the permitted building height. The fitness center has a pitched skylight feature over the vestibule and lobby. The office buildings have curtain wall glass tower elements at their entrances. Mechanical equipment will be screened by four-foot parapet walls. Facade transparency 50 percent of the first floor elevation that is viewed by the public includes transparent windows and or doors. All other areas shall include landscaping material and architectural detailing and articulation. Site Furnishing Community features may include landscaping, lighting, benches, tables, planters, etc. The developer needs to add parking facilities for bicycles. Benches and tables shall be added throughout the project. Planning Commission Lifetime Fitness Center Case No. 04-22 July 20, 2004 Page 6 Loading areas, refuse area, etc. The trash enclosure for the fitness center is made of the compatible material with the building. However, it may not use a chain link fence. The office buildings are proposing interior trash collection facilities. Landscaping The site has been previously farmed and more recently used as a dirt stockpile area. Site landscaping will enhance the appearance of the property. Landscaping shall comply with the city's landscaping ordinance. Lot Frontage and Parking location The site is being oriented to Highway 5. There are no "back sides" to the building. Parking has been provided such that each building has provided it full compliment of require parking. While there is the potential to share parking, parking was not reduced based on a shared arrangement. The majority of the parking areas are in the interior of the development. The development proposes two rows of parking north of Office Building 1 between the building and Highway 5. This is prohibited by the city's design standards. The applicant has requested a variance fi'om this requirement. However, they do not meet the criteria for granting a variance. Staff is recommending denial of the variance. The parking directly adjacent to Highway 5 must be deleted. Lighting/Signage The developer is proposing the use of wall-mounted lighting units and 30-foot tall single-head light fixtures and 40-foot tall double-head light fixtures. City regulations limit lighting height to 30 feet. Additionally, all wall-mounted light fixtures shall be shielded with a total cutoff angle equal to or less than 90 degrees. Lighting shall not be directed skyward. Signage is permitted on the street frontage of buildings by city code. By code, the applicant could provide wall signage on three of the building elevations. Each property is allowed one monument sign per street frontage. The sign shall not exceed eighty (80) square feet in sign display area nor be greater than eight (8) feet in height. The applicant is showing 170 square feet of signage on one elevation of each building and a 120 square feet sign on the west elevation of the health center. The development is also proposing an eight foot tall, 40 square foot display area monument sign to be installed on Highway 5. While it appears that this signage complies with ordinance, a separate sign permit a code review will be required prior to sign installation. Access Access to the property is provided from Corporate Place. Pedestrian access has been provided connecting the site to Century Boulevard. Internal sidewalk connections and pedestrian ramps shall be included from each of the buildings and to the sidewalk on Corporate Place. Bicycle parking facilities need to be provided. Planning Commission Lifetime Fitness Center Case No. 04-22 July 20, 2004 Page 7 The proposed site plan, subject to the modifications contained in the staff report, appears to meet or exceed the development design standards for Arboretum Business Park. COMPLIANCE TABLE PUD Lifetime Fitness Health Club/Offices Building Height 3 stories 2 stories 3 stories 40 feet 38' 8" 40' Building Setback N - 70'E - 0' N - 567' E - 272' W- 70' S - 0' W 288'- 'S - 104' Parking stalls 1,054stalls 1,225 stalls Parking Setback N - 50' E - 0' N 50- 'E - 12' W- 50' S - 0' W- 62' S - 50' Hard surface 70%* 69.8% coverage Lot Area 1 acre 22.182 acres N 110'- E-86' W-136'S-540' * The development may average 70% impervious surface over the entire project. Individual lots may exceed the 70% coverage. Variances Required - Requesting variance to permit two rows of parking adjacent to the proposed easterly office building on Highway 5. LANDSCAPING Minimum requirements for landscaping for the Lifetime Fitness Facility and Corporate Headquarters development include 26,554 sq. ft. of landscaped area around the parking lot, 106 trees for the parking lot, and bufferyard plantings along all property lines. The applicant's proposed as compared to the requirements for all landscape requirements is shown in the following table. Required Proposed Vehicular use landscape area 26,554 sq. ft. >292,287 sq. ft. green space Trees/vehicular use area: Overstory trees Islands/peninsulas Hwy. 5 bufferyard C - 880' 30' width 106 canopy trees 55 islands/peninsulas 18 canopy trees 44 understory trees 44 shrubs >106 canopy trees 88 islands/peninsulas 26 canopy 55 understory 0 shrubs Planning Commission Lifetime Fitness Center Case No. 04-22 July 20, 2004 Page 8 Hwy. 41 bufferyard C - 710' 30' width South property line bufferyard B - 880' 30' width East property line bufferyard B - 620' 30' width Required Proposed 14 canopy trees 36 understory trees 36 shrubs 7 canopy trees 14 understory trees 14 shrubs 5 canopy trees 9 understory trees 9 shrubs 16 canopy 56 understory 5 shrubs 3-4' berm 23 canopy 72 understory 0 shrubs 25 canopy 36 understory shrubs Applicant meets minimum requirements for parking lot plantings and all bufferyard categories with the exception of the shrub layer. In each bufferyard, however, the applicant greatly exceeds the required ornamental plantings and is proposing a 3-4' berm on the west side. It also appears that an undulating berm will be added on the north side. Staff recommends that the applicant be required to install the berms or the shrubs in bufferyard areas to the north. Due to site grading, a berm is not currently possible on the west side of the building. However, in the futm'e when Highway 41 is lowered, the existing topography will create a berm between the highway and the development. The shrub requirement on the south and east property lines could be satisfied by the increased ornamental planting, a majority of which are evergreens. Parking lot landscape islands do not meet the minimum 10-foot width requirement. The applicant shall revise the parking lot islands to meet the 10-foot width requirement. There are various discrepancies in the landscape plan and plant schedule. The applicant shall review the plan and correct any species and/or quantity mistakes. A revised landscape plan must be submitted to the city for final approval. PARKS AND OPEN SPACE Arboretum Business Park dedicated sufficient park land to meet the park land dedication rcquirement. However, the developer is responsible for trail fees. As required by ordinance, the developer shall pay trail fees pursuant to city ordinance at the time of final plat recording. GRADING/DRAINAGE/EROSION CONTROl. There is a large amount of geographic relief on the site. The proposed development ranges in elevation from a high of 1018 in the southwest comer to a low of 964 along the eastern property line. The plans propose to mass grade the entire site for the two office buildings with underground parking and one physical fitness building with parking lots. The applicant is proposing a three phase building construction project. Phase I will include full site grading and the construction of the fitness center, Phase II will include the construction of the office building in the northeast comer of the site, and Phase III will include the construction of the second off'ice building in the northwest comer of the site. The plan proposes three retaining walls along the east side of the development. These walls range in heigh! Planning Commission Lifetime Fitness Center Case No. 04-22 July 20, 2004 Page 9 from 2- to 13-feet tall. The applicant should be aware that any retaining wall over 4 feet in height will require a building permit and must be designed by a Minnesota Registered Professional Structural Engineer. Also, all walls over 4-feet in height will require an approved safety fence at the top of the wall. The existing site drainage runs off site from the west side of the parcel to the east side. The stormwater from the buildings and parking lots will drain toward proposed catch basins and be conveyed via storm sewer to the existing storm sewer system. Regional ponds for the entire Arboretum Business Park development have previously been constructed and sized to include this site. As such, no further on-site ponding is required for this site. The applicant must submit storm sewer sizing calculations, for a 10- year, 24-hour storm event at the time of building permit application. Grading in the southeast corner of the site must be revised to prevent stormwater from draining onto the neighboring property to the east. Erosion control measures and site restoration must be developed in accordance with the City's Best Management Practice Handbook (BMPH). Proposed erosion control consists of silt fence around the perimeter grading limits of the site. Type 2 silt fence, which is a heavy duty fence, must be used in the northwest comer of the site adjacent to the existing wetland. Silt fence must also be added in the northeast comer of the site to prevent sediment fi'om leaving the site. Staff is recommending that the existing catch basin on the east side of the site in the cul-de-sac be protected from construction-related sediment through the use of filter barriers (see City Detail Plate No. 5302A). A rock construction entrance is proposed at the existing cul-de-sac on the east side. This rock entrance must be lengthened to a minimum of 75 feet in length. In addition, erosion control blankets must be used on the steep slopes of the site in the southeast and southwest comers. The applicant should be aware that any off-site grading will require an easement from the appropriate property owner. The applicant is required to obtain all necessary permits from the appropriate regulatory agency including but not limited to MnDOT, Watershed District, MPCA, etc. UTILITIES Currently, the site has access to public sanitary sewer and water fi'om Corporate Place. No public utilities are proposed with this project. The plans propose on connecting to the existing utility lines and extending them to serve the interior buildings. Installation of the private utilities for the site will require permits and inspections through the City's Building Department. The underlying property has been previously assessed for sewer, water and street improvements. The remaining assessment due payable to the City is $308,807.60. This assessment is due at the time of final plat recording. In addition, sanitary sewer and water hookup charges will be applicable for the new lot. The 2004 trunk hookup charge is $1,458.00 per unit for sanitary sewer and $2,814.00 per unit for watermain. The 2004 SAC charge is $1,425 per unit. All of these charges are based on the number of SAC units calculated by the Met Council. These charges will be collected at the time of building permit issuance. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel. Planning Commission Lifetime Fitness Center Case No. 04-22 July 20, 2004 Page 10 STREETS The applicant is proposing to access the site from the existing temporary cul-de-sac at the west end of Corporate Place. As part of the development improvements, the applicant is required to upgrade the cul- de-sac to current City standards with a 60-foot right-of-way radius, a 48-foot pavement radius, and B- 618 concrete curb and gutter. Because of the substandard street section, the existing cul-de-sac pavement will have to be removed and the street will need to be repaved per City Detail Plate No. 5201. Concrete driveway aprons and pedestrian ramps will also be required at the driveway accesses to the site. As part of the original Environmental Assessment Worksheet (EAW) for the entire business park, a traffic study was completed. Staff felt it was a good idea to now update the original traffic study since the fitness center use is slightly different than the original business/office use. The new traffic study looked at both volume and operational analysis of existing intersections surrounding the site. The intersections analyzed were along Century Boulevard (Corporate Place, Coulter Boulevard, Bank access) and TH 5 (at TH 41 and Century Boulevard). The study rated the level of service (LOS) for each of the existing intersections. LOS is a method used to grade the overall traffic flow and vehicle operation on roadways. LOS grades range from a high grade of (A) to a low grade of (F). (Unlike education grade scales, an (E) grade LOS does exist.) The updated and original traffic studies are attached. In summary, the Lifetime site will generate approximately 19% more daily trip traffic than the original use, however, the AM peak hour trip traffic will be reduced. It is the PM peak hour traffic that shows an increase of some 12%. As for the operational analysis, the unsignalized intersections along Century Boulevard will not be significantly impacted by the proposed Lifetime development. All of the Century Boulevard intersections will operate at an acceptable LOS of D or higher. For the signalized intersections on TH 5, the levels of service for each movement are affected only minimally by the new development, Many of the movements that result in a low LOS performed at that same level under the "existing" scenario. In addition, all of the left turn movements at the signalized intersections per~'orm at LOS "E" or "F". Although the LOS is poor for these movements, it is not uncommon to see a low LOS for a left turn at a signalized intersection. RECOMMENDATION Staff recommends that the Planning Commission adopt the following three motions: Ao "The Planning Commission recommends approval of the amendment to the Arboretum Business Park Development Design Standards, PUD #92-6, Permitted Uses to permit Personal Services on Lot 5, Block 5, Arboretum Business Park PUD Plan (Outlot A, Arboretum Business Park 4th Addition to be platted as Lot 1, Block 1, Arboretum Business Park 7th Addition)." Planning Commission Lifetime Fitness Center Case No. 04-22 July 20, 2004 Page 11 "The Planning Commission recommends approval of Site Plan Planning Case #04-22 for a two- story, 109,000 square-foot health club with a pool and two three-story, 100,000 square-feet office buildings, and the temporary use of a sales/membership trailer, plans prepared by Alliant Engineering, Inc., dated 6/18/04, based on the findings of fact attached to this report and subject to the following conditions: 1. The developer shall enter into a site plan agreement with the City and provide the security required by it. 2. The developer shall final plat Outlot A, Arboretum Business Park 4th Addition, prior to issuance of any building permits. The temporary sales trailer may be located in the southeast comer of the site. The temporary sales trailer shall comply with the standards used for sales trailers for residential developments. The temporary sales trailer shall be removed within 10 business days of the issuance of a certificate of occupancy for the fitness center. 4. Maximum height of area lighting shall be 30 feet. The developer shall replace the 40-foot poles with 30-foot light poles. 5. Wall-mounted light fixtures shall be shielded with a total cutoff angle equal to or less than 90 degrees. Lighting shall not be directed skyward. 6. All signs shall require a separate sign permit. 7. Applicant shall install berms along the north property line. 8. All landscape islands shall be a minimum inside width of 10 feet. 9. All species and quantities depicted on the landscape plan shall correspond correctly with the plant schedule. 10. A revised landscape plan shall be submitted before final approval. 11. The developer shall continue the use of the ledgestone to create columns between the windows on the western building elevation. Additional ledgestone columns should be added every 40 feet on the south building elevation, for a total of four additional columns. 12. The chain link fence on the trash enclosure shall be replaced with wood. 13. The parking directly adjacent to Highway 5 must be deleted. 14. A sidewalk connection shall be provided from the east-west sidewalk system to the north-south sidewalk system within the parking lot. Pedestrian ramps shall be provided at all curbs within the parking lot and on Corporate Place. Planning Commission Lifetime Fitness Center Case No. 04-22 July 20, 2004 Page 12 15. The developer shall install site furnishing including benches, bicycle racks, and tables. 16. The buildings must be protected with automatic fire sprinkler systems. 1'7. The building plans must be prepared and signed by design professionals licensed in the State of Minnesota. 18. If the property will be re-platted into separate lots, consideration must be given to the location of the property lines in relation to the proposed buildings. 19. The utility plans, marked preliminary, were not reviewed. 20. The plans were reviewed for general building code compliance only. A detailed plan review cannot be done until complete plans are provided. 21. A 10-foot clear space must be maintained around fire hydrants, i.e. street lamps, shrubs, trees, etc. this is to ensure that fire hydrants can be located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #0-1. 22. "No Parking Fire Lane" signs and yellow painted curbing will be required. Please contact Chanhassen Fire Inspector for exact sign locations and for exact curbing to be painted. 23. Four additional fire hydrants are required to effectively cover premises and one fire hydrant presently indicated on plan can be eliminated. Contact Chanhassen Fire Inspector for exact location of these fire hydrants. 24. Post Indicator Valves (PIVs) are required for all three buildings. Please indicate locations on resubmitted plans. 25. Eliminate circular islands in parking area. This is to keep an open means of entry for all fire apparatus. Items such as turning radius, possibility of vehicles blocking, or snow conditions could greatly hamper or prevent fire apparatus approach. 26. Submit storm sewer design calculations for a lO-year, 24-hour storm event and drainage map for staff review at time of building permit application. 27. The applicant is responsible to obtain and comply with all regularity agency permits including but not limited to MnDOT, Watershed District, MPCA, etc. 28. A professional civil engineer registered in the state of Minnesota must sign all plans. 29. Add the latest City Detail Plate Nos. 1002, 1004, 1005, 1006, 2001, 2101, 2109, 2110, 2201, 2204, 3101, 3102, 5201, 5203, 52035, 5214, 5215, 5300, 5301, 5302 and 5302A. Planning Commission Lifetime Fitness Center Case No. 04-22 July 20, 2004 Page 13 30. Add a note "Any connection to existing manholes shall be core drilled." 31. Show the sanitary sewer pipe class, slope and the manhole invert and rim elevations. 32. Call out all watermain fittings and show the pipe class. 33. Installation of the private utilities for the site will require permits and inspections through the City's Building Department 34. The applicant should be aware that any retaining wall height more than four feet in height must be designed by a structural engineer registered in the State of Minnesota. Also, it will require a building permit through the City's Building Department. 35. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with a detailed haul route and traffic control plan. 36. All disturbed areas must be sodded and/or seeded and mulched within two weeks of grading completion. 37. Sanitary sewer and water hookup charges will be applicable for the new lot. The 2004 trunk hookup charge is $1,458.00 per unit for sanitary sewer, $2,814.00 per unit for watermain and the SAC fee is $1,425 per unit. All of these charges are based on the number of SAC units assigned by the Metropolitan Cotincil. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. 38. Dedicate and show on the plans Drainage & Utility Easements (10-foot) along the highway and (5- foot) along the adjacent lots. 39. On the grading plan: a. Show a minimum 75-foot rock construction entrance. b. Extend silt fence around the northeast and southeast corners of the site. 40. Show the storm sewer pipe size, type, slope and manhole invert elevations. 41. Relocate the proposed 8-inch watermain gate valve, off of the existing watermain stub, to the cul-de- sac right-of-way line. 42. Show the existing invert elevations of the sanitary and storm sewer stubs on the plans. 43. Grading in the southeast comer of the site must be revised to prevent stormwater from draining onto the neighboring property to the east. 44. Type 2 silt fence, which is a heavy duty fence, must be used in the northwest comer of the site adjacent to the existing wetland. Planning Commission Lifetime Fitness Center Case No. 04-22 July 20, 2004 Page 14 45. The existing catch basin on the east side of the site in the cul-de-sac must be protected from construction-related sediment through the use of filter barriers (see City Detail Plate No. 5302A). 46. Erosion control blankets must be used on the steep slopes of the site in the southeast and southwest comers. 47. The applicant should be aware that any off-site grading will require an easement from the appropriate property owner. 48. The underlying property has been previously assessed for sewer, water and street improvements. The remaining assessment due payable to the City is $308,807.60. This assessment is due at the time of final plat recording. 49. The applicant is required to upgrade the cul-de-sac to cmTent City standards with a 60-foot right-of- way radius, a 48-foot pavement radius, and B-618 concrete curb and gutter. Because of the substandard street section, the existing cul-de-sac pavement will have to be removed and the street will need to be repaved per City Detail Plate No. 5201." Co "The Planning Commission recommends denial of the parking variance to permit two rows of parking between Office Building I and Highway 5 based on the findings of fact attached to this report." ATTACHMENTS 1. Findings of Fact 2. Development Review Application 3. Reduced Copy Site Plan 4. Reduced Copy Grading and Erosion Control Plan 5. Reduced Copy Landscaping Plan 6. Reduced Copy Monument Sign Detail 7. Reduced Copy First Floor Plan 8. Reduced Copy Second Floor Plan 9. Reduced Copy Exterior Elevations Fitness Center 10. Reduced Copy Elevations - Corporate Office A I 1. Letter from Jeff Melby to Robert Generous dated May 7, 2004 12. Affidavit of Mailing Notice, Notice and Mailing List 13. Memo from Bob Green to Jeff Sandber dated 6/17/04 (original Traffic Study) 14. Memo from Edward F. Terhaar to Matt Saam Dated July 13, 2004 (updated Traffic Study) CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of Alliant Engineering, Inc. and Chaska Gateway Partners Limited for an amendment to the Planned Unit Development to permit a health club, Site Plan Review for a two-story, 109,000 square foot health club with a pool and two three-story, 100,000 square feet office buildings, and the temporary use of a sales/membership trailer with variance to permit two rows of parking along Highway 5. On July 20, 2004, the Chanhassen Planning Commission met at its regularly schedule meeting to consider the application of Alliant Engineering, Inc. and Chaska Gateway Partners Limited. for an amendment to the development design standards to permit health clubs as permitted use and a site plan review with parking variances for the property located at the southeast comer of TH 5 and TH 41, Outlot A, Arboretum Business Park 4th Addition. The Planning Commission conducted a public hearing on the proposed amendment and site plan with variance was preceded by published and mailed notice. The Planning Commission heard testimony from all interested persons wishing to speak and now makes the following: FINDINGS OF FACT 1. The property is currently zoned Planned Unit Development, PUD. The property is guided by the Land Use Plan for office/industrial uses. The legal description of the property is: Outlot A, Arboretum Business Park 4th Addition to be platted as Lot 1, Block 1, Arboretum Business Park 7th Addition The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse affects of the proposed amendment to the Arboretum Business Park PUD design standards to permit a health club as a permitted use. The six (6) affects and our findings regarding them are: a) The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan as a health club is considered a support use in the industrial district. b) The proposed use is compatible with and complement the present and future land uses of the area. c) The proposed use conforms to all performance standards contained in the Zoning Ordinance including compatibility with adjacent ttses, setback and height, and traffic circulation requirements. d) The proposed use will not tend depreciate but will enhance the area in which it is proposed by providing a compatible and supportive use. e) The proposed use can be accommodated with existing public services and will not overburden the city's service capacity as the subdivision is provided with adequate infrastructure to accommodate the use. Traffic generation by the proposed use is within capabilities of streets serving the property. Section 20-110, Site Plan: Is consistent with the elements and objectives of the city's development guides, including the comprehensive plan, official road mapping, and other plans that may be adopted; (2) Is consistent with the site plan requirements; (3) The site was previously impacted by rough grading for Arboretum Business Park. The proposed development is in keeping with the general appearance of the neighboring developed or developing areas; Co (4) Creates a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; (5) Creates a 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 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) Protects adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses. The Board of Adjustments and Appeals shall not recommend and the City Council shall not grant a variance to the parking standards unless they find the following facts: The literal enforcement of this chapter would not 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. The site is sufficiently large to accommodate all the required parking in conformance with the zoning ordinance. The conditions upon which a petition for a variance is based are applicable, generally, to other property within the same zoning classification. The city design standards require that the majority of the parking be located behind or to the side of the buildings. The purpose of the variation is not based upon a desire to increase the value or income potential of the parcel of land. o do Co fo The alleged difficulty or hardship is a self-created hardship. The proposed development can accommodate all the parking in conformance with the design standards. 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. Development of the site will enhance the neighborhood and community. 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. The planning report #04-22 dated July 20, 2004, prepared by Robert Generous, et al, is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the amendment permitting a health club as a permitted use on Outlot A, Arboretum Business Park 4th Addition (Outlot A, Arboretum Business Park 4th Addition to be platted as Lot 1, Block 1, Arboretum Business Park 7th Addition), and the site plan for a two-story, 109,000 square foot health club with a pool and two three-story, 100,000 square feet office buildings, and the temporary use of a sales/membership trailer. The Planning Commission recommends that the City Council deny the parking variance for two rows of parking between Office Building 1 and Highway 5. ADOPTED by the Chanhassen Planning Commission this 20th day of July, 2004. CHANHASSEN PLANNING COMMISSION BY: Its Chairman C1TYOF CH4NH4SSEN CITY OF CHANHASSEN 7700 MARKET BOULEVARD CHANHASSEN, MN 55317 (952) 227-1100 DEVELOPMENT REVIEW APPLICATION APPLICANT: ADDRESS: 'Z~'% TELEPHONE (Daytime) OWNER: ADDRESS: TELEPHONE: __ Comprehensive Plan Amendment Conditional Use Permit Interim Use Permit __ Non-conforming Use Permit Planned Unit Development* __ Rezoning __ Sign Permits __ Sign Plan Review V/ Site Plan Review* Subdivision* __ Temporary Sales Permit Vacation of ROW/Easements \,/ Variance Wetland Alteration Permit __ Zoning Appeal __ Zoning Ordinance Amendment __ Notification Sign : X __ Escrow for Filing Fees/Attorney Cost** ($50 CUPISPRIVACNARIVVAPIMetes and Bounds, $400 Minor SUB) TOTAL FEE $ q-1~::)lS-, O0 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 8V~" 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. PROJECT NAME LOCATION TOTAL ACREAGE ~. I~N o. cre~ WETLANDS PRESENT V/ YES NO PRESENT ZONING 'i)or) - LJC~i+'r /~,,~ REQUESTED ZONING ~00- /-"' ("'/I¥?' /!,~ t)v $"7/_- I Cfr. '-To PRESENT LAND USE DESIGNATION REQUESTED LAND USE DESIGNATION REASON FORTHIS REQUEST %t) /,-,~o¢-PofZ-¢~ 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 Department 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. This 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 will 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 knowledge. The city 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 extension for developm~., review. Development review shall be completed within 120 days unless additional review extensions are approv/d ~y the applicant. / / Signature o~ ~,pplicani Date Date Signature of Fee Owner l~C~ ,,~1 T:~ Application Received on ~'-~<~'-C'W Fee Paid i 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. ill May 7, 2004 Mr. Robert Generous, AICP 7700 Market Boulevard PO Box 147 Chanhassen, MN 55317 Re; Proposed Life Time Fitness Health & Fitness Center and Corporate Offices SEC Highway 5 and County Road 41 Chanhassen, MN Dear Mr. Generous: One of the key components to our health club's success is to have the ability to sell memberships prior to the opening of the health and fitness center. We typically place and operate a 36' X 60' temporary sales office on our site during the last 8-9 months of construction. Enclosed please find the typical floor plans and photos of the sales office. I will contact in the next week to discuss this aspect of the project. Sincerely, JeffMelby Life Time Fitness Real Estate and Development (952) 229-7309 CC; Parham Javaheri/Alliant Engineering Jeff Sandberg 1/ JL __ L~ET~ Ii ! II : PRESALE ~ ~PRESALE OFFICE CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) ) SS. COUNTY OF CARVER ) I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on July 8, 2004, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public Hearing for PUD Amendment & Site Plan Approval with Parking Variance for Lifetime Fitness Center - Planning Case No. 04-22 to the persons named on attached Exhibit "A", by enclosing a copy of said notice in an envelope addressed to such owner, and depositing the envelopes addressed to all such owners in the United States mail with postage fully prepaid thereon; that the names and addresses of such owners were those appearing as such by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate records. Ka&n J. EngelHardt, DepUty Clerk Subscribed and sworn to before me this ;~+h day of ~:~..[tI ,2004. Notary P~ - KlM W. MEUWISSEN Notary Public- Minnesota ~ ~ CARVER C0UNI'Y .... My Commission Expircs 1/31/2005.~, 5 Arboretum Boulevard State Hwy 5 Arboretum Disclaimer This map is neither a Iegally recorded map nor a survey and is not intended to be used as one This map is a compilation of records, irfformation and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes §46603, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third padies which adse out of the user's access or use of data provided. 5 Arboretum Boulevard State Hwy 5 Arboretum Disclaimer warrant that the Geographic Information System (GIS) Data used to prepare th~s map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features If errors or discrepancies are found please contact 952-227-1107 The preceding d~sclaimer is provided pursuant to Minnesota Statutes §46603, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third Public Hearing Notification Area (500+ feet) Lifetime Fitness Center SE Corner of Highway 5 and Highway 41 City of Chanhassen Planning Case No. 04-22 Boulevard Subject Property State Hwy 5 Arboretum Boul Place Coulter JONATHAN ROMAN ABAD & SHANNON G ABAD 2759 CENTURY CIR CHANHASSEN MN 55317-4416 GLENDA ANDAYA 7793 VILLAGE PL CHANHASSEN MN 55317-4430 ARBORETUM III REALTY PTRS LLP 3610 CO RD 101 WAYZATA MN 55391-3424 ARBORETUM VILLAGE COMMUNITY 815 NORTHWEST PKY SUITE 140 EAGAN MN 55121- ARLENE L AVESTRUZ 2877 ARBORETUM VILLAGE TRL CHANHASSEN MN 55317-4436 AMY E BADENOCH 7785 VILLAGE PL CHANHASSEN MN 55317-4430 JILL R BONNEMA 7747 ARBORETUM VILLAGE CIR CHANHASSEN MN 55317-4426 LAURA A BRAHEE 2989 VILLAGE LN CHANHASSEN MN 55317-4429 ANGELINA T BROWN 2787 CENTURY CIR CHANHASSEN MN 55317-4416 STEVEN G & CATHLEEN E BUSSLER 2995 VILLAGE LN CHANHASSEN MN 55317-4429 CENTURY 2000 PARTNERS LLP 3610 SOUTH HWY 101 WAYZATA MN 55391-3424 CHANHASSEN ACQUISITIONS LLC C/O PARKER HANNIFIN CORP 6035 PARKLAND BLVD CLEVELAND OH 44124-4141 CHASKA GATEWAY PARTNERS 3610 CO RD 101 WAYZATA MN 55391-3424 COEUR TERRA LLP 3610 SOUTH HWY 101 WAYZATA MN 55391-3424 KINDERCARE REAL ESTATE CORP ATTN: TAX DEPT 650 NE HOLLADAY ST #1400 PORTLAND OR 97232-2096 SHANE R CROWE 2993 VILLAGE LN CHANHASSEN MN 55317-4429 LINDA SUSAN DEROSA 7755 VILLAGE ST CHANHASSEN MN 55317-4431 DANA L & PATRICIA L DONNAY 2871 ARBORETUM VILLAGE TRL CHANHASSEN MN 55317-4436 TRAVIS EARSLEY 2839 ARBORETUM VILLAGE TRL CHANHASSEN MN 55317-4436 KIMBERLY B FARNIOK 2869 ARBORETUM VILLAGE TRL CHANHASSEN MN 55317-4436 CAROLE FINK 2845 ARBORETUM VILLAGE TRL CHANHASSEN MN 55317-4436 SARAH J FISCHER 7790 VILLAGE PL CHANHASSEN MN 55317-4430 JEFFREY R & KATHLEEN FORSBERG 2779 CENTURY CIR CHANHASSEN MN 55317-4416 JENNIFER L FREDERIXON 7784 VILLAGE PL CHANHASSEN MN 55317-4430 DUANE C & LOLA GELLNER & MARNEY RAE GELLNER 7786 VILLAGE RD CHANHASSEN MN 55317-4430 JULIE K GRIMM 7745 ARBORETUM VILLAGE CIR CHANHASSEN MN 55317-4426 RYAN L GROSAM 7773 VILLAGE ST CHANHASSEN MN 55317-4431 KAREN R HAAKENSON 7791 VILLAGE PL CHANHASSEN MN 55317-4430 ANDREW E HARRIS & SALLY L WOOD 7771 VILLAGE ST CHANHASSEN MN 55317-4431 KOREN HAWK 2849 ARBORETUM VILLAGE TRL CHANHASSEN MN 55317-4436 HELSENE PARTNERS LLC 5685 GRANT LORENZ RD EXCELSIOR MN 55331-8363 HAILAN HUANG 7749 ARBORETUM VILLAGE CIR CHANHASSEN MN 55317-4426 WENDY A HUBER 7753 VILLAGE ST CHANHASSEN MN 55317-4431 THOMAS J ISSENDORF 7770 VILLAGE ST CHANHASSEN MN 55317-4431 STEPHANIE J JESBERG 7774 VILLAGE ST CHANHASSEN MN 55317-4431 ERIC WAYNE JESKE 2843 ARBORETUM VILLAGE TRL CHANHASSEN MN 55317-4436 LESLIE E JOHNSON 7689 CENTURY BLVD CHANHASSEN MN 55317-4415 RANDY ALAN JOHNSON & TIFFANY LYNN WANNINGER 7769 VILLAGE ST CHANHASSEN MN 55317-4431 CHRISTOPHER M JONES 7751 ARBORETUM VILLAGE CIR CHANHASSEN MN 55317-4426 KIMAN & JUNG JOO 7693 CENTURY BLVD CHANHASSEN MN 55317-4415 JACQUELINE E JOPP 7787 VILLAGE PL CHANHASSEN MN 55317-4430 ROBERT F JR & MELISSA L KERR 7788 VILLAGE PL CHANHASSEN MN 55317-4430 HEATHER J KNUDSEN 7783 VILLAGE PL CHANHASSEN MN 55317-4430 JUSTIN C KROEGER 7789 VILLAGE PL CHANHASSEN MN 55317-4430 TARA L KROEGER 2981 VILLAGE LN CHANHASSEN MN 55317-4429 JEFF LACUGNATO 2873 ARBORETUM VILLAGE TRL CHANHASSEN MN 55317-4436 TRAVIS P LAKE 2783 CENTURY CIR CHANHASSEN MN 55317-4416 ALLEN K LARSON JR ALLEN K LARSON SR 7647 ARBORETUM VILLAGE LN CHANHASSEN MN 55317-4425 MARCIA L LEININGER 7764 VILLAGE ST CHANHASSEN MN 55317-4431 RINGO & TRISHA LEIPOLD 2875 ARBORETUM VILLAGE TRL CHANHASSEN MN 55317-4436 ERIC A & KELLY J LORENZ 7762 VILLAGE ST CHANHASSEN MN 55317-4431 LUNDGREN BROS CONSTRUCTION 935 WAYZATA BLVD E WAYZATA MN 55391-1899 MICHAEL J MALOY & FRANNIE D SPIEGEL 7780 VILLAGE PL CHANHASSEN MN 55317-4430 JUDITH A MERTZ 7743 ARBORETUM VILLAGE CIR CHANHASSEN MN 55317-4426 KARIN S MOORE 2991 VILLAGE LN CHANHASSEN MN 55317-4429 JENNIFER S NASH 7760 VILLAGE ST CHANHASSEN MN 55317-4431 MARK NELSON & BRITTNEY PARMER 2775 CENTURY CIR CHANHASSEN MN 55317-4416 THOMAS G & STACY R NEVERS 2767 CENTURY CIR CHANHASSEN MN 55317-4416 JOYCE E NOON 7685 CENTURY BLVD CHANHASSEN MN 55317-4415 PATRICIA M O'CONNOR 7767 VILLAGE ST CHANHASSEN MN 55317-4431 Alliant Engineering, Inc. MEMORANDUM DATE: TO: FROM: SUBJECT: June 17, 2004 Jeff Sandberg, PE Director of Civil Engineering Lifetime Fimess Bob Green, PE, PTOE Lifetime Fitness Traffic Review Chanhassen, MN Lifetime Fitness is proposing to construct a 109,000 square fbot fitness center with two office buildings totaling 200,000 square feet of office space in the southwest TH 5 / TH 4 l intersection in Chanhassen, MN (Figure 1, Appendix A). A comprehensive traffic stndy was previously prepared for the project area as part of the proposed Gateway West Development (Gateway West Traf'fic Study, SRF, 1997). The Gateway West study provided recommendations for roadway improvements based on the traffic anticipated by tull- development of the site. The Gateway West study assumed that the Lifetime Fitness property would be developed with 394,000 SF of business park. The purpose of this study is to document the impacts associated with the change in land use frown Business Park to the proposed development, and to determine if the recom~nendations from the Gateway West Study still apply. No new traffic counts were conducted and the assumed roadway geometrics were based on the recommendations from the Gateway West study. The supporting analysis is included in this technical memorandum and is organized into the following sections: Gatexvay West Study Proposed Development · Comparison to Gateway West · Conclusions Gateway West Traffic Study The Gateway West Traffic study was prepared tbr thc 1.2 million square foot Gateway West project in Chanhassen, MN (Appendix A). The project covered 12 lots bordered by TH 5 on the north and 82nd Street on the south, and bordered by TH 41 on the west and Galpin Boulevard on the east. The project 233 Park Avenue South, Suite 200, Minneapolis Minnesota 55415-1108 Phone 612.758.3080, Fax 612.758.3099 Mr. Jeff Sandberg June 17, 2004 Page 2 of 5 included the proposed Lifetime Fitness site, which is located in the northwest corner of the Gateway West project. The lots were proposed for use mostly as business parks, with the addition of smaller commercial properties. The Lifetime Fitness site was assumed to be developed as 394,000 sfofbusiness park. The report included a traffic forecast for 2003 and 2012. These/brecasts were based upon traffic counts performed between I995 and 1997. These counts were adjusted and interpolated to obtain the forecast volumes. Figures 8 and 9 of the GATEWAY WEST STUDY report, illustrating the forecast traffic volumes resulting from the Gateway West Development, are illustrated in Appendix A of this report. The report analyzed the impacts of the development and provided geometric recommendations for the surrounding street system. The following recommendations were made in the study: Construction of dual left turn lanes at all approaches to the TH 5/TH41 intersection. Signalization of the TH 41/82nd Street intersection. Signalization of the TH 5/Century Boulevard intersection. Upgrading TH 41 to a four-lane roadway Construction of dual left turn lanes at the westbound approach of the TH 5/Century Boulevard Intersection In addition, the following recommendations were made for the Year 2012: Upgrading TH 5 to a six-lane facility east of the iutersection with TH 41 Upgrading TH 41 to a four-lane facility south of the TH 5 intersection Construction of dual-left turn lanes at the southbound approach of TH 41 and 82® Street. A site visit was conducted in June of 2004 to identify which recommended improvements were made. Cun'ently the intersections of TH 41 at 82~a Street and TH 5 at Century Boulevard are signalized intersections. In addition dual left turn lanes were constructed fbi' the northbound and westbound approaches at TH 5 and Century Boulevard. These improvements, in addition to the recommended 2012 improvements, were utilized in analyzing the Lifetime Fitness development. Proposed Development The proposed Lifetime Fitness project consists of the construction of a 109,000 square foot fitness center and two 100,000 square foot of office buildings. The area of the development is approximately 22 acres, with proposed parking for approximately 1,200 vehicles, with additional underground parking available for the office buildings. The proposed site plan is illustrated in Figure C-2. Access to the site will be provided on the east edge of the development. An existing cul-de-sac will be modified for entrance on to the site. The cul-de-sac currently accesses Century Boulevard approximately 550 feet south of TH 5. Century Boulevard is a divided four lane road~vay north of the access road, and a two-lane undivided road south of the access. Based upon trip generation rates established in the Gateway West report, the 200,000 square feet of business park is expected to generate approximately 2,870 trips daily, with 325 trips in the AM peak and 300 trips in the PM peak. Trip generation rates for the fitness center were based upon three-weeks of counts collected by Lifetime Fitness at a location in Warrenville, Illinois. This location had similar characteristics to the proposed site, such as size, location, and proximity to major roadways. Based on these counts, the proposed Chanhassen development is expected to generate approximately 6375 daily trips, with 285 trips in the AM peak and 480 trips in the PM peak. Table 1 provides a summary of the trip Alliant Engineering, Inc. Table 1 Trip Generation Lifetime Fitness Property - Chanhassen, MN TRIP GENERATION RATES TRIP RATES Daily Trip Ends AM Peak Hour PM Peak Hour Land Use Description Unit TOTAL IN OUT TOTAL IN OUT TOTAL IN OUT Proposed Business Park 1000 sf 14.37 50% 50% 1.62 85% 15% 1.48 22% 78% Proposed Lifetime Fitness 1000 sf 58.53 50% 50% 2.61 57% 43% 4,41 65% 35% TRIP RATES Size Daily Trip Ends AM Peak Hour PM Peak Hour Land Use Description (Units) TOTAL IN OUT TOTAL IN OUT TOTAL iN OUT Proposed Business Park 200 2874 1437 1437 324 275 49 296 65 231 Proposed Lifetime Fitness lO9 6374 3187 3187 285 163 122 481 313 168 Subtotal of Proposed Development: 9248 4624 4624 60g 438 171 777 378 399 1 Gateway West L Business Park 394 5659 2830 2629 638 542 96 583 128 455 Subtotal of Gateway Study: 5659 2830 2629 638 542 96 583 128 455 -- Change in Trip Generation: 3589 1794 1995 -29 -104 75 194 250 -56 Sources: SRF "Traffic Study for Proposed Gateway West Development" May, 1997 Lifetime Fitness Traffic Counts, Warrenville, IL · December, 2001 Mr. Jeff Sandberg June 17, 2004 Page 3 of 5 generation for the proposed site. Appendix B. Data collected for the fitness center trip generation rates are found in Comparison to Gateway West To establish the impact of the Lifetime Fitness site, a comparison of traffic volumes between the Gateway West proposal and Lifetime proposal was explored. The Lifetime development is expected to generate 3,590 more trips per day than the Gateway West proposal, with 195 more trips in the PM peak and 29 fewer trips in the AM peak. The percentage of trips originating and terminating at the site was calculated to further explore the impacts to the TH 5/Century Boulevard intersection. During the AM peak, 100 fewer trips will terminate at the site and 75 additional drips will originate from the site. In the PM peak, a reduction of 55 trips originating from the site can be expected with 250 additional trips terminating at the site. The changes in the number of AM and Pm peak hour trips were utilized to modify the previous forecasts prepared for the Gateway West stndy. Figures F.03 and F.12 document the results of the new forecasts. These forecasts assume that the recommended improvements for 2003 and 2012 are implemented, including the construction of Coulter Boulevard. In addition, the roadway network assumes a connection between Water Tower Place and TH 41. Level of Service Analysis The key intersections studied in the Gateway West report were analyzed for impacts caused by the Chanhassen development. With the exception of the intersection of Century Boulevard and TH 5, all intersections had minimal changes in volume. The level of service of the intersections did not change from what was documented in the Gateway West report. Since the Lifetime Fitness access is off of Century Boulevard, an analysis was perfbrmed for the intersection of TH 5 at Century Boulevard based upon the field verified geometrics. Level of service improved from LOS D to LOS C during the PM peak. The 2003 AM peak and both peaks of the 2012 analysis will continue to operate at LOS C, thus the Lifetime development will have no impact on the operations of the intersections in the local roadway nem~ork. Table 2 summarizes the LOS for the intersections for both the Gateway West development and the Lifetime development. Queuing Analysis A queuing analysis was conducted to determine if the existing turn lane storage is adequate and if queues will block access to sites located on the SW comer of TH 5 and Century Boulevard. Figure Q.1 illustrates the access points along Century Boulevard. The sites include a bank, a child care center, and retail shops. Access to these sites is provided by a split in the median located 265 feet from the TH 5 / Century Boulevard intersection. The turn lane extends the same distance and te~xninates at the median split. The Lifetime access is located approximately 500 feet south of TH 5. 'Fable 3 documents the average and maximum queue lengths at this intersection. The analysis indicates the following: AM peak hour traffic will have no impact on the access point nnder both the Year 2003 and 2012 conditions. A lliant Engineering, Inc. TH 5 ~(~)~ ~686(758)~ 82ND ST.' k /9(262) ~'~ SS0{425) .c)..,'%&} ~_ I ?'0(180) ~ 525(5o5) PROPOSED .:-': SITE 84(194}~ [ 5 WATER TOWER t'L. 84(193)'--~ ~}.2 ~. ~ 135(445) 179(!67)~ 495(145)~ I EOEND: XX(XX) A.M. Peak hour (PM Peck Hour) !-}OUNCL: Proposed Gateway West Oevelor)rnent SRk, May, 1997 Modified [o include praposcd Lifetime dcvelopmerg. LIFETIME FITNESS CHANHASSEN, MN TRAFFIC IMPACT STUDY ~ ALLIANT ENGINEERING DRAWING NAME: F~ FIGURE F.03 Year 2003 Peak Hour Volumes Proposed Development TH 82ND ST. 'X WATER TO~'ER PL. .. 179(167)~ $650 50)~ LEGEND: XX(XX) A.M. Peak hOLd[ Peak Hour ) SOURCE: Proposed Ootewoy West Development SRF, Moy, !997 Modlficd to include proposed [ ifeUrne developrr/ent LIFETIME FITNESS CHANHASSEN, MN TRAFFIC IMPACT STUDY DRAWING NAMF:l~igure 5d¢,gDARE:5/!6/04 ALLIANT 12 ENGINEERING FIGURE F. ............ Year 2012 .............. Peak Hour Volumes I~:;¢X:~,$~ ~,, Proposed Development 0 0000 0 oooo Mr. Jeff Sandberg June 17, 2004 Page 4 of 5 Under both Year 2003 and 2012 PM peak hour conditions; average queue lengths will have ilo impact on the access point. However, tile access point will occasionally become blocked dnring the PM peak, as the maximum queue length is approximately 345 feet. This condition occurs under both the original Gateway West conditions and with the proposed development. Conclusions When compared to the original plan, the Lifetime Fitness development generates approximately 3600 additional trips daily, 194 additional trips in the PM peak, and a decrease in 29 trips in the AM peak. The analysis indicates that the intersections of TH :5 at Century Boulevard, TH 5 at TH 4 l, TH 5 at Galpin Boulevard, and TH 41 at 82nd Street will continue to operate at an acceptable level after development. Therefore, development of the site has no significant impact on traffic operations in the project area An analysis of future conditions indicates that tile intersections will continue to operate at an acceptable level of service, if tile recommendations of the Gateway West Study are implemented. The Access on Century Boulevard south of TH ~ will not be blocked by traffic queuing back from the signal, except for occasionally during the PM peak period. No change to this access is recommended at this time. Traffic conditions in tile fl~ture can be monitored, and if a congestion or safety problem develops, modifications to the access point can be made. Alliant Engineering, Mr. Jeff Sandberg June 1'7, 2004 Page 5 of 5 APPENDICES Appendix A - Traffic Study for Proposed Gateway West Development, SRF, May 1997 Appendix B - Traffic Count Summary, Lifetime Fitness Warrenville, Illinois, 2001 Alliant Engineering, h~c. .Jun p.2 0 0 I,.,= o. J p.3 0 qJ Oun O~ 04 04:43p t~D r~ ~- ~ ~ c'q ~q CO Cq ~ ~ [3_ ONSUL I'ING GROUP, INC. Transportation · Civil · Structural · Environnw~tal · Planning · Traffic · Landscape Architecture · Parking SPY' No. 0972656 MEMORANDUM TO: FROM: DATE: SUBJECT: Kate Aanenson, Planning 1 ;~rector City of Chanhassen Ferrol O. Robinson, Principal Jack A. Lord, Senior Tran~t~ortmion Planner May 1, 1997 TRAFFIC STUDY FOP, I~ [, OPOSED GATEWAY WEST DEVELOPMENT Introduction The Gateway West Development is a 1,217,203 square foot (building area) mixed use development proposed for the southeast quadrant (,f Trunk Highway (TH) 5. and Trunk Highway 41 in Chanhassen, Minnesota (see Figure .. Project Location). The site, presently zoned A-2, Agricultural Estate, is cultivated and ~.:: two homes adjacent to TH 41 that are exempted from acquisition for the proposed developmer& and one home along TH 5 that may be acquired. The development, which includes 12 Io¥,. incorporating industrial, commercial, and residential uses, will require rezoning to PUD, Planned Unit Development. Industrial lots are estimated to be 30 percent office, 35 percent warehousi:,g, and 35 percent light manufacturing uses covering approximately 917,800 square feet of b~lding area. About 75,400 square feet of commercial uses will include a bank, convenience store, medical' office building, and restaurants. The residential building area is expected to contair, approximately 80 units of multi-family dwellings. The development will also include over 3,~ '~0 surface parking spaces. (The estimated number of trips for the site is based on the maximum aZ'~wable floor-area ratio. The actual number of trips could be less if floor area ratios constructed are i*.-~s than those used for this analysis.) Trip generation for the developmem ~,as calculated by applying trip generation rates from the Institute of Transportation Engineers C.-i-E) 1991 Trip Generation Report, 5a Edition (including the 1995 update to the 5~ edition), to the b~ilding square footage for the appropriate land uses. Traffic generated by the site was then add~ to the background traffic and assigned to the site access locations and adjacent roadways. ;':affic estimates were completed for the year 2003 (one One Carlson Parkway N;rth, Suite 150, Minneapolis, MN 55447-4443 Telephone (C2) 475-0010 · Fax (612) 475-2429 Equal Opportunity Employer Kate Aanenson - 3 - April 25, 1997 year after opening) and 2012 (ten years after opening). Finally, capacity analysis for key intersections was completed using the traffic forecasts. This study analyzes the transportation system in the area without TH 212 included in the regional network. It is anticipated that construction of TH 212, which would be an east-west roadway, would reduce the number of trips on TH 5, which also runs east-west. At the same time, traffic on TH 41 and CSAH 19 south of TH 5 is expected to increase as a result of TH 212. Existing Conditions Morning and afternoon peak hour turning movement volumes were counted at the TH 5/TH 41 intersection in December 1996. Similar counts were obtained for the TH 41/82nd Street intersection in February 1995. Turning movements for the TH 5/Galpin Boulevard intersection were counted in April 1997. These counts provided the basis for background traffic projections for the years 2003 and 2012. (The counts at TH 5 and Galpin Boulevard were taken while TH 101 was closed due to flooding. As a result, traffic volumes on TH 5, especially through-movements, were unusually high and had to be adjusted. The adjustment was made by balancing the counts with counts taken at the TH 5/TH 41 intersection before TH 101 was closed.) Trip Generation An estimate of the number of site-generated vehicle trips was calculated by applying trip generation rates from the ITE Trip Generation Report to the land uses for the proposed development (see Tables 1 and 2). Trips generated by industrial lots were estimated using the building area for each lot applied to lMp generation rates for a Business Park. Building square footage for specific commercial land uses were used to determine trips generated for lots 1, 2, 10, and 11. Trips for the residential land use were based on the number of dwetling units estimated for lot 12. An estimated multi-use capture rate of five percent of the total trips was used to account for internal trips, and was subtracted from the total trips. The TH 41/82na Street and TH 5/North Access intersections were adjusted for pass-by trips amounting to 35 percent of the convenience store, bank, and restaurant peak hour traffic. The site is expected to generate a total of about 31,000 daily trips, with approximately 2,900 and 2,700 trips expected during the a.m. and p.m. peaks, respectively. Trip Distribution The directional distribution of trips for the subject site (Figure 2) was determined based on the regional distribution of population and employment. This distribution is observed for the transportation system in the area without TH 212. Construction of TH 212 would result in a traffic distribution that is different that that used for this study. Z Z <~ z ~<~ :d d ) ) J~ Kate Aanenson - 7 - April 25, 1997 Traffic Operations Analysis A capacity analysis of the intersections and roadways adjacent to the proposed site was undertaken using historical traffic counts for background traffic, the Gateway West Development Summary for site-generated traffic, and a micro-computer application of the 1994 Highway Capacity Manual to determine the estimated intersection Level of Service (LOS) for the a.m. and p.m. peak hours. Figures 3 through 9 show the intersection peak hour volumes used in the operations analysis. Table 3 shows the results of the level of service analysis for key intersections adjacent to the development. (The north leg of the TH 5/North Access intersection and a frontage road parallel to TH 5 will be built as part of improvements to TH 5 progrannned for 1999. Traffic volumes for this intersection were estimated from the Traffic Section of the 1995 Arboretum Boulevard Environmental Assessment completed by the City of Chanhassen.) The analysis was completed for morning and evening peak hours for the existing condition and for the years 2003 and 2012. Three scenarios were considered for the forecast years: Scenario #1 - Existing and Programmed Configuration - Uses existing and programmed external roadway and intersection configurations with only the forecast background traffic. Background traffic is estimated to grow at 2.2 percent per year. Programmed improvements include widening TH 5 to four lanes from east of the TH 5FI'H 41 intersection to CSAH 17 in 1999. This scenario provides an indication of what the intersection and roadway operations will be without traffic generated by the subject development, Scenario #2 - Without Coulter Boulevard - Analyzes the intersections using recommended external roadway and intersection improvements with the forecast background plus site- generated traffic. The analysis does not include Coulter Boulevard (the east-west roadway connecting the development to Galpin Boulevard). Scenario #3 - With Coulter Boulevard - Uses the recommended external roadway and intersection improvements with forecast background plus site-generated traffic. The analysis includes the Coulter Boulevard connection to Galpin Boulevard. Existing Condition The intersection of TH 5 and TH 41 is signalized and currently operates at LOS E during the a.m. peak and LOS D during the p.m. peak. The TH 41/82nd Street intersection is presently unsignalized and operates at LOS A during both peak periods. The TH 5/Galpin Boulevard intersection operates at LOS F during the a.m. peak and LOS D during the p.m. peak. Year 2003 Scenario #1 - The analysis shows that the TH 5/TH 41 intersection will operate at LOS F during both peak periods. The TH 41/82nd Street intersection will also operate at LOS F during both peak periods as an unsignalized intersection. The TH 5/North Access intersectiOn operates at LOS F in Kate Aanenson - 8 - April 25, 1997 the morning and LOS D in the afternoon. The intersection of TH 5 and Galpin Boulevard will operate at LOS C during the a.m. peak and LOS B during the p.m. peak. (The level of service of the TH 5/Galpin Boulevard intersection changes between the existing and 2003 forecast conditions as a result of widening TH 5 from two to four lanes. Operations at the TH 5/TH 41 and TH 5/North Access intersections do not change because the roadway is currently four lanes at those locations.) TABLE 3 CHANHASSEN GATEWAY WEST TRAFFIC STUDY PEAK HOUR INTERSECTION LEVEL OF SERVICE Intersection TH5and TH 41 and TH5and TH5and TH 41 82"d St. North Access Galpin Blvd. Existing E / D A / A N.A. F / D Year 2003 Scenarios - I. Existing/Programmed Configuration Background Traffic Only, w/o Gateway Development F / F F / F F / D C / B 2. Gateway Development: With Recommended Improvements and Without Coulter Blvd. D / D C / C C / D C / C 3. Gateway Development: With Recommended Improvements and With Coulter Blvd. D / D C / C D / D D / C Year 2012 Scenarios - 1. Existing/Programmed Configuration Background Traffic Only, w/o Gateway Development F / F F / F F / D F / B 2. Gateway Development: With Recommended Improvements and Without Coulter Blvd. D / D B / B C / D C / C 3. Gateway Development: With Recommended Improvements and With Coulter Blvd. D / D B / B C / D D / C X / X A.M. PEAK PERIOD / P.M. PEAK PERIOD Scenario #2 - Analysis indicates that the TH 5FFH 41 intersection will operate at LOS D during the a.m. and p.m. peaks if dual left tums are added at all approaches. The TH 41/82ns Street intersection will operate at LOS C during both peak periods as a signalized intersection. The TH 5/North Access intersection will operate at LOS C during the a.m. and LOS D during the p.m. peak with a Kate Aanenson - 9 - April 25, 1997 signal and dual left turns in the westbound direction. The intersection at TH 5 and Galpin Boulevard will operate at LOS C during the a.m. and p.m. peak periods. Scenario #3 - Operations at the TH 5/TH 41 and TH 41/82~d Street intersections will be the same as described in Scenario #2 above. The TH 5/North Access intersection will operate at LOS D during both peaks but the westbound dual left turn lanes which would have been necessary ,Mthout Coulter Boulevard are not required for this scenario. The intersection of TH 5 and Galpin Boulevard will operate at LOS D during the a.m. peak and LOS C during the p.m. peak with no additional improvements. Year 2012 Scenario #1 - Under existing and programmed conditions, all of the key intersections will exhibit LOS F conditions during both peak periods with the exception of the TH 5/Galpin Boulevard intersection which will operate at LOS B during the afternoon peak. Scenario #2 - The TH 5/TH 41 intersection will operate at LOS D during both peak periods if TH 5 is widened to six lanes. The intersection of TH 41 and 82:d Street ,Mll operate at LOS B during the morning arid afternoon peak periods if TH 41 is widened to four lanes and a dual left turn is added in the southbound direction. The TH 5/North Access intersection will operate at LOS C for the morning peak and LOS D during the afternoon peak with if the six lane improvement is made to TH 5. The intersection of TH 5 ~n_nd Galpin Boulevard will operate at LOS C during both peak periods, assuming that TH 5 is upgraded to a six-lane roadway. Scenario #3 - All of the intersections will operate as described in Scenario #2 above, with the exception of the TH 5/Galpin Boulevard intersection which will operate at LOS D during the a.m. peak period. Recommendations In order for the key intersections to operate at acceptable levels of service in 2003, one year after opening of the Gateway West Development, the following additional improvements are necessary: · Construct dual left mm lanes at all approaches to the TH 5/TH 41 intersection. · Signalize the TH 41/82nd Street intersection. · Signalize the TH 5/North Access intersection. · Upgrade TH 41 to a four-lane roadway. · Construct dual left-mm lanes at the westbound approach of the TH 5/North Access intersection (if Coulter Boulevard is not built). Kate Aanenson - 10 - April 25, 1997 Acceptable levels of service at the key intersections in 2012, ten years after opening, will be dependent upon: · Upgrade of TH 5 to a six-lane facility, east of the intersection with TH 41. · Upgrade of TH 41 to a four-lane facility south of the TH 5 intersection. · Construct dual-left turn lanes at the southbound approach of TH 41 and 82nd Street. The construction of the TH 5/North Access intersection is critical to the operations of TH 5 and TH 41, considering the amount of traffic that will be generated by the Gateway Development. Construction of this intersection is especially important if Coulter Boulevard is not built. 43(40) 34 (20) 13 (24) 169 (60) 601 (404) 53(153) 247 (201) 38 (66) 4 (31) I'-' 178 (260) 288 (428) 50 (310) GALPIN BLVD. TH 41 169 (16) J~ 816 (637) ~ 36 (9) "~r 26 (5) 564 (786) 6 (6) LLI 0 LH z x 50 (45) ~ 40 (25) . ,.~ 15 (25)" f 200 (70),, ~ 700 (470) ~ 60¢80) f 280 (230) ,--.~--- 45 (75) 5 (35) 205 (305) 335 (500) 60 (360) GALPIN BLVD. TH 41 200 (20) , 970 (760) ... 45 (10) 30 (5) 670 (935) lo (lo) (/) Z OO LUQ; >-C C C I-- > 60 (55) 50 (30) . 30 (20) 240 (85) 850 (570) 75 (2~5) 340 (280) 55 (90) 5 (40) 250 (370) 410 (605) 70(440) GALPIN BLVD. TH 41 245 (25) 1180 (920) 5o ¢5) II II X~ X~ 40 (5) 815 (1140) r 0 Wrr' >-0 0 X G' ~' G' XX ~ ~ m , 280 (230) ~ 45 (75) ~ r~ ~ 95(95} GALPIN BLVD. ~o(45)~ ~ ~ ~' ~ 40 (25) ~ 205 (135) ~ ~ ~ ~ ~ ~ ~ 260 (695) 220 (595) ~70 ¢80) 45 (~20) 30 (30) ~ j 80 (~20) 85 (90) ~ ~ ~ ~ ~ ~ ~ 0~0 ~ ~ ~ 135 (75) ~ ~35 (5~0) ~ 7~5 ¢450) 790 (530) = 1435 (930) - 80 (45) ~ 0 0 ~ , 340 (280> 55 (9O) 95 ('~'~ O) GALPIN BLVD. 70 (65) 55 (30) 210 (135) '~70 ¢80) 30 (30) 85 (90) 415 (205) . 940 (630) 75 (215) 250 (695) 30 (30) 220 (595) 105 (70) 845 (1715) 250 (370) 485 (805) 145 (640) 2425 (1355) ~ TH 41 45 (12o) + 80 (220) ~r ff.- 595 ¢90) ,, 1735 (1115) 95 (50) 145 (75) 760 (1180) lO(lO) ~>~ 0 ~ 50 (45) 40 (25) 205 (135) J 170 (180) .. 30 (30) 85 (90) 355 (430) 45 (75) 5 (35) 150 (395) 30 (30) 220 (595) -- 205 (305) 375 (190) 790 (530) 60 (180) ~ 410 (700) ~ 135 (560) 330 (340) 175 (120) 15 (40).. 80 (220) . ~' ' 105 (70) ~ 715 (1450) II II XX XX GALPIN BLVD. 2050 (1160) ~ TH 41 535 (185) 1435 (930) 80 (45)' 135 (75) 635 (965) 10 (10) U~OLD d 70 (65) 55 (30) 240 (135) ~ 70 fl 80) , ~' 30 (30) > 85 (90) ' '~, 415 (205) 940 (630) 75 (215) (480) 55 (9o) 5 150 (395) 30 (30) 220 (595) , ,.250 (370) 485 (805) 145 (640) II II XX 400 (420) ' ' ~75 (120) GALPIN BLVD. 15 (4o) , ,~' 80 (220) .,~ 105 (70) 845 (1715) 2425 (1355) TH 41 1735 ('1115) 95 (so) 145 (75) 760 (1180) lO(lO) II II ~ ,, ~- r_~ ~ ~(59) ' GALPIN BLVD. 177 (118) ~, ~. ~ ~ ~ 259 (694) I ~ 222(595) ~ Z ~ + ~ I ~ ~ 106 (71) JL JL i ~ 74 (198) ~ 106 (71) = 71 (47) ,r + 74 (198) ~ 111 (297) 'r 1~ (118)88 (59) >+ ~ 1' ~; 265(177)~ TH41 265(1~)30(79) ! ! II II ~ XX ~ ~ 74 (198) ~ [ ~ f f 177 (118) ' GALPIN BLVD. 177 (118) ~ ~ ~ m m m 148 (395) ~, m~ I ~ 81 (218)_ ~ ~ ~ ~T 106 (71 J L ~ 74(198) J J '106 ~1) J L ~ 71(47) ,, ~ 74 (198) ~ 111 (297) , 265 (177) ~ TH41 1~(118) +'~ ~ 7 265(177) 88 (59) ~ , 30 (79). ~ J f ~ 7 (20) ~ o d Z BENSHOOF & AS S.,ONN? pTES, INC. TRANSPORTATION ENGINEERS AND 10417 EXCELSIOR BOULEVARD, SUITE TWO / HOPKINS, MN 55343 / (952) 238-1667 / FAX (952) 238-1671 July 13, 2004 File: 04-49 MEMORAN I) UM TO: FROM: RE: Matt Saam, P.E., Citx ol'Chanhasset~ Edward t:. Tcrhaar and l)a~id C. May Results of Tral'fic Impact SLLIdV lbr thc l)roposcd l~il)time l:imcss in Chanhassen, MN PURPOSE Thc purpose of this mcnaoraladum is to present results o1' our tral'lSc ilnpact study lbr thc proposed Lilbtime Fitness in Chalahasscn, Minnesota. Ot' particular COlaCCrl] is thc comparison between projected volumes lYr l,ilbtimc Fitness and thc volumes originally projcctcdtbrthesurroundingarca. Amapofthcstud) arca is shown in Figure 1. A comprehensive traffic study was previously prepared tbr thc study area as part o1' thc proposed Arboretuln Business Park (lbrmcrly Gateway West l)cvelopment, SRI:, 1997). This study assumed that the 151'crime Fitness property would Dc developed with 394,000 square f'cct of business park. Alliant Engineering completed a study this year (June 2004) evaluating thc traffic impacts oF the change in land use associated with Lil'ctimc l:itncss, with all other fi~ctors held constant based on thc 1997 study, ri'his memorandum is intended to document the l'ull impact of l~il'ctim¢ Fitness on the surrounding area, based Oil tine most up-to-date inlbrmation. Mr. Matt Saam ~ .... C~,t~ Poi~[ .luh' 1~ 2004 '-- CHASKA APPROXIMATE SCALE 2000 CITY OF CHANHASSEN TRAFFIC STUDY FOR LIFETIME FITNESS FIGURE 1 STUDY AREA Mr. Matt Saam -3- July 13, 2004 BACKGROUND INFORMATION l~ocation Characteristics The proposed Lil'etime Fitness is located at the end of Corporate Place, near tile southeast corner of Minnesota Trunk Highways 5 and 41 (TII 5 and TII 41). Access to Corporate Place is provided via Century Boulevard, which intersects TI 1 5 approximately 1650 feet east ofTll 41. Century Boulevard is thc principal access for the Arboretum Business Park development, featuring offices, warehouses, and small-scale COlnmcrcial development. Development Characteristics The proposed Lifetime Fitness will include a 10%000 square foot fitness center and two 100,000 square tbot office buildings that will serve as a corporate headquarters. Thc fitness center is scheduled to open by 2006, and the olTices are scheduled to open by 2012. Other development planned tbr thc near future (complete by 2006) includes the tbllowing: · An 84-room Holiday Inn Express hotel and a 9,000 square lbot high-volume sit- down restaurant oil tile southeast corner ofTl l 5 and Century Boulevard (access is provided via a median cut on Ce~lttu'v Boulewu-d) · A 2,775 square foot vacant store in thc commercial development on the southwest corner of TIt 5 and Century Floulcvard (access is provided via the same median cut on Century Boulevard as mentioned above), and · A parcel on tile northeast corller oJ'Tll 5 and Century Boulevard that includes a 33,000 square foot retail shopping center, 12,000 square lbot office space, and a gasoline filling station (16 fueling positions) with a convenience store and car wash (access to bc provided via Century Boulevard and West 78tl~ Street north of TH 5) Development planned ]br thc more distant future (complete by 2012) includes thc following: · A 160,000 square tbot combined oflScc/warchouse building on tile northeast corner of Century Boulevard and East 82nd Street (access to be provided via Century Boulevard) · A 30,000 square foot combined ofl'icc/warehousc building on thc north side of East 82nd Street between TI 1 41 and Century Boulevard, and · A 60,000 square foot combined office/warehouse building on tile north side of Water Tower Place (access to Water Tower Place is provided via Century Boulevard) Mt'. Matt Saam -4- July 13, 2004 Existing Roadxvav Clmracteristics TII 5 (Arboretum Boulevard) extending to Waconia and Norwood Young America to thc west and to Eden Prairie and 1-494 to tile east. l~ast ol'Tll 41, TI I 5 is a t'otlr lane, divided roadway. West of Tll 41, TII 5 narrows to a two lane, undivided roadway. It is classified as an A-minor arterial (expander) witlnin tile study area. TH 5 has signalized intersections witln TH 41 and Century Boulevard xvitlnin tine study area. TH 41 (1 lazlctine Boulevard) is a two-lane highway xvith paved shoulders, extending to Clnaska to tile south, and $1norcwood and Tl l 7 to tiao north. It also is classil~cd as ail A-minor arterial (expander) witlnin the study area. Century Boulevard connects TI l 5 witln West 78th ~%treet to the north, and East 82''~ Street to tine soutln. It provides tine principal access lc) thc Arboretum Business Park development. Bctxxeen Corporate Place and TIt 5. Century t?,oulcvard is divided, with two travel lanes per direction. Two northbound left-turn lanes are provided at TIq 5. Between Corporate Place and Coulter Boulevard, Century Boulevard lnas a width of 52 Feet, witln double yellow center linc and concrete curb-and-gutter drainage. Although four travel lanes could easily be provided, no lane lines arc marked. Between Coulter Boulevard and East 82''a Street, Century Boulevard has a xxidth et' 36 l'ecL with double yellow center line and concrete curb & gutter drainage. Existine TralTic Volumes In order to better understand tine existing traffic conditions, weekday traflic count data was collected by Alliant Engineering througlaout tine study area. Tine locations where traffic count data was collected are: · Intersection ofTtl 5 and TI I 41 · Intersection oFTH 5 and Century Boulevard · Intersection of Century Boulcwu'd and l)rivcwa) accessing tile commercial development on tile southwest corner of Tl l 5 and Century Boulevard (heretot'orc referred to as the "bank access") · Intersection oFCcntury Boulevard and Corporate Place · Intersection oFCentury Boulevard and Coulter Boulcvard Data was collected l'rom Tuesday, June 22 to Tuesday, June 28, 2004 during tine AM and PM peak periods. Tine collected data is presented later in this report. Mr. Matt Saam -5- July 13, 2004 TRAFFIC FORECASTS Trip Generation Trips generated by Li['etinle Fitness were determined in a two-step process. First, trips generated by tire fitness center were based upon three weeks el'counts collected by Lifetime Fitness at a location in Warrenville, Illinois. This location has similar characteristics to tire proposed site ill Chanhasscn, such as size, location, and proximity to major roadways. Based on these counts, the proposed fimess center will generate 6,374 trips per day, with 285 trips in thc AM peak hour, and 481 trips in tile PM peak hour. These trips constitute thc projected volumes tbr tiao year 2006. Second, trips generated by thc office buildings were calculated based on guidelines established in tire 7t}~ Edition of Trip Generation, published by the Institute of Transportation Engineers. In addition, discussions with Lil'ctina¢ Fitness staff revealed that 30% of trips to the fitness center would be generated by tire office, and would not involve a vehicle trip. Thc trips generated by tiro fitness center can thus be reduced by 30%. When combined with the office trips, the l,it'etime Fitness complex will generate 497 trips itl the AM peak hour and 617 trips in tire PM peal< hour. These trips constitute the pro~jected volumes tbr the vear 2012. Thc 1997 Arbol'CtUln Business Park study determined that a "business park" on xxhat is now tiao l.il'ctilne Fitness site would generate 638 trips in the AM peak hour. and 583 trips in the PM peal< hour. A comparison of tine two land uses is shox~n below itl Table 1. For purposes of the comparison, the Lifetime Fitness volumes arc based on completion el'the office buildings and fimcss center. Tal)le 1 Comparison of Trips Generated by the IAfctilne Fitness Site Land Use Size Daily Trip Ends AM Peak l tour PM Peak t lout Total In Out Total ltl Out Total In Out 109.000sf 6374 3187 3187 285 163 122 481 313 168 30% Lifetime Fitness center Multi-use -1912 -956 -956 -86 -49 -37 -144 -94 -50 Subtotah 4462 2231 2231 199 I14 85 337 219 118 Lifetime Fitness offices 200.000sf 1596 798 798 298 277 21 280 28 252 SubtotalofProl)osedDevelolmtent: 6058 3029 3029 497 391 106 617 247 370 Business Park 394.000s1' 5106 2553 ~553 5 ' ~. ~6o 473 90 508 117 391 Subtotal of Arboretttm Business Parl~ Stttd)': 51{}6 2553 2553 563 473 9t} 508 117- 391 _ Chano, e itt Trit, Generation: 952 476 476 -66 -82 16 109 13{I -21 The change in land use results in 19% more daily trips: hoxxever AM peal< hour trips are reduced by 12%. This is because fitness centers attract more mid-day and non-peak period trips than business areas. Mr. MaLt Saam -6- .ILI]y l~. 2(:)(:)4 Vehicle trips generated by development currently under construction is shoxxn in Table 2 on the tbllowing page. Pass-by trips wet'c dctcrmined to be 40% of thc total number ot' trips generated. Table 2 Expected Weekday Trip Generation for Develoi)ment Under Construction Wcckdax AM Peak l lout Trips Weekday PM Peak I lour Trips Land Use Size Nc~x EB WB Ncxx. lib WB In out Pass-Bx Pass-By In Out Pass-By Pass-By Holiday Inn _. Exprc~s 84 rooms Restaurant 9,000 si' Gas station 16 l'uclinu . positions Retail/Strip Mall 33,000 si' General Office 12,000 si' Unoccupied store 2.775 st' 14 24 21 18 '~ 27 ~ ~ ~ 52 50 48 20 64 64 ~1 13 _>8 36 ' 17 () o 24 7 4 11 11 12 27 26 59 15 35 Vehicle trips generated by development not yet approved is showla ill Table 2 below: Table 3 Expected Weekday Trip Generation for Deveh)l)ment Yet To Be Approved Land Usc Size Office/Warehouse 160.000 si' Office/Warehouse 30,000 si' OflScc/Warchousc 60,000 st' Weekday AM Weekday PM Peak l l0ur Trips Peak l lout Trips In i Out i In Out 106 18 25 I O0 19 4 4 19 41 6 10 37 Trip Distribution For each oFthc new developments with thc exception ol'the 1 loliday Inn Express. trips were distributed according to tile percentages established in tilt: 1997 Arboretmn Business Park study, with some modifications: 30% to tile west on TII 5 13% to tile north on TII 41 (2% was deducted to account tk)r Century Boulevard volumes; see below) Mr. Matt Saam -7- July 13, 2004 · 4% to the north on Century l]oulcval'd (to account lbr new residential development constructed aliei' the 1997 Arboretum l?,usiness Park study was completed) 8% to the north on Oalpin Boulevard (Carver County CSAIt 11 ?) (2% was deducted to account for Centur~ Boulevard volumes) · 20% to tine east on Ttl 5 10% to the south oil Galpin Boulevard · 3% to thc south on Norex Boulevard · 10% to the south on Tl141 · 2% to the west on 87d Street Trips generated by the l toliday Inn Express wcrc generated as tbllows, as the tmtjority of hotel users would be unthmiliar with thc area: · 70% to the east on TH 5 (towards 1-494 and thc Twin Cities) · 10% to the north on ]'I1 41 · 10% to tile west on TI 1 5 · 10% to the south on Tt t 41 Traffic Volumes Traffic volulnes were generated lbr the study area lbr tile tbllowing scenarios: · Existing conditions · 2006 ~*no-build" - All programmed developments are complete with the exception of Lifetime Fitness · 2006 "build as proposed" LiFetime Fitnesstrat'tic is included · 2006 "build with previous land usc" ~-For purposes of comparison, traffic volun]es based on the "off'icc park" land use afc included in place of l.il'ctimc Fitness volunaes · 2012 "build as proposed"- l~ilbtime Fitness olTices arc completed, all remaining parcels in tile AFborctun~ [?,usincss Purl< area arc completed · 2012 "build with previous land use" Comparison with tile "oFfice park" land usc All et'the forecasted counts were based on existing counts recorded at each intersection. A growth factor oF3% per year was added to all through trat'llc on TH 5 at Century Boulevard, and to all movements at thc intersection o1' TI 1 5 and TI 1 4 I. Ill addition, lbr thc 2012 trat'fic vohtmes, through volumes l'or eastbound and westbound traffic on TI I 5 at TH 41 and Century Boulevard xx, erc reduced by 20%, to account tbr the programmed completion of the tls 212 bypass o1' Chaska. Thc resultant volumes arc shown in Figures 2 and 3. Mi'. Matt Saam -8- ,It ly 13, 2004 232J246/24G/3-30/330 -~ TH 5 N f NOT TO SCALE Il XX/XX/XX/XX/XXnXX 2004 EXISTING 2006 NO-BUILD 2006 BUILD (AS PROPOSED) 2006 BUILD (PREVIOUS LAND USE) -- 2012 BUILD (AS PROPOSED) 2012 BUILD (PREVIOUS LAND USE) 38/48/48/48/48,48 -'~ 1 ,'l/h'l/l/1 ¢ 2j3;3/3/3,'3 ~ CORPORATE 3I' HOTEL COULTER BLVD. CITY OF CHANHASSEN ,11~ BENSHOOF & ASSOCIATES, INC. TRANSPORTAflON EHGINEERSANO PLANN ERS TRAFFIC STUDY FOR LIFETIME FITNESS FIGURE 2 WEEKDAY A.M PEAK HOUR VOLUMES I llllllllllll I I II N NOT TO SCALE xx/xx/xx/xx/x~x -9- Jul>, 13. 2004 ~ 20~'240,240'240,'282.,282 Tit 5 JSL 23,68,,!203,!1187178,'122 ~ BANK JSL CORPORATE 2004 EXISTING 2006 NO-BUiLD 2006 BUILD (AS PROPOSED) 2006 BUILD (PREVIOUS LAND USE) 2012 BUILD (AS PROPOSED) r--- 2012 BUILD (PREVIOUS LAND USE) t b-. 0 38,'38i'38,'38,,'38 ~ 0,0,0,,'0.'0, 0 ~ 0/3 3,,'3,'3,'3 HOTEL COULTER BLVD. t¢ III CITY OF CHANHASSEN BENSHOOF & ASSOCIATES, INC. TRANS~ORTAI[ON ENG~NEE RSAND PLANNERS TRAFFIC STUDY FOR LIFETIME FITNESS FIGURE 3 WEEKDAY P.M PEAK HOUR VOLUMES Mr. Matt Saam -I0- July 13, 2004 TRAFFIC ANALYSIS Level of Service Eacln of tine intersections were analyzed to determine thc impacts el'traffic generated by construction et'thc proposed devcloplncnts. For the signalized intersections, capacity analyses were pcrlbrmcd using Syncbro lbr each scenario, l liglnway Capacity SoFtware (HrS) was used to analyze all unsignalizcd intel'Sections. Capacity analysis results are presented in terms of level of SCl'vice (I.OS), which range fronn A to F. IX-)S A represents tine best intersection operation, with very little dcla> lbr cacln vehicle using thc intersection. LOS, F represents thc worst intersection operation, with excessive dcla>. Figure 4 sinews tine levels of service during the AM peak: Figure 5 shows tine levels of service during the PM peak. For tine unsignalized intersections (Century Boulcwu'd and the bani< access, Century Boulevard and Corporate Place, Century Boulevard and Coulter Boulevard), all nnovclnents operate at I,OS, C or better under all scenarios except for the eastbound approach 011 Corporate Place, which operates at I.OS D during the PM peal< 2012 %uild as proposed" scenario. Overall, all three tmsignali×ed intersections opel'ate at LOS under all scenarios. Tlnerel'orc, all intersections operate at acceptable levels of service under all scenarios. For thc signalized intersections on TI 1 5, the levels of SCl'vice tbr each movement arc affected only minimally by the new development. MalTy of tine movements tlmt result in a low I,OS performed at that same level under the "existing" scenario. In addition, all of the left turn movements at tine signalized intersections pcl'lbrm at levels of SCl'vice 'E' or 'F'. Altbougln the LOS is pool' lbr these movements, it ix not uncommon to sec a low LOS Fei' a left turn at a signalized intel'section. Mr. Matt Saam Ill -I1- Jul>' 13. 2004 F/F/F/F/F/F .-~ NAINNI~.'B ~ N t NOT TO SCALE I ~ C/C/C/CiC.,'C ~ F/'F/F/F/F/F TH 5 2004 EXISTING 2006 NO-BUILD 2006 BUILD (AS PROPOSED) -- 2006 BUILD (PREVIOUS LAND USE) -- 2012 BUILD (AS PROPOSED) 2012 BUILD (PREVIOUS LAND USE) A~'NNA/NA --'~ CORPORATE PLACE Ba3/B/C,'C/C ~ BTB/B/C~C/C -~ NA/B/C/C/C A~AJ[~C/C/C ~ '~ NNNA/A/N^ HOTEL A~A/A/A/A/A COULTER BLVD. CITY OF CHANHASSEN BENSHOOF & ASSOCIATES, INC, TRANSPORTATION ENGINEERSAND PLANNERS TRAFFIC STUDY FOR LIFETIME FITNESS FIGURE 4 WEEKDAY A.M LEVEL OF SERVICE RESULTS N4r. Matt Saam 1~ ,lulv 13, 2004 F/F/F/F/F/F --~ D/D,rD/ID/E/D ~ N t NOT TO SCALE ~ E/D/E/F/Ej~ TH 5 2004 EXISTING 2006 NO-13UILD 2006 BUILD (AS PROPOSED) -- 2006 BUILD (PREVIOUS LAND USE) -- 2012 BUILD (AS PROPOSED) 2012 BUILD (PREVIOUS LAND USE) NA/AIA/A/A ----4/ BANK CORPORATE PLACE NB/C/O/C/C ~ NBtC/CICtC ~ NBIC/C/C/C ---4/ ,N'NC/C/D/C ~ A/NC/C/D/C ~ Z uJ A/B/B/C/B/B ~ E/F, jEjE/E~ HOTEL COULTER BLVD. CITY OF CHANHASSEN BENSHOOF & ASSOCIATES, INC. TRANSPORTATION ENGINEERSAND PLAN N ERS TRAFFIC STUDY FOR LIFETIME FITNESS FIGURE 5 WEEKDAY P.M LEVEL OF SERVICE RESULTS Mr. Matt Saam -13- July 13, 2004 Queue l~en~ths Ttt 5 and the bank access driveway arc only separated by approximately 300 feet. Thc length of northbound traffic queuing to turn left onto westbound TIq 5 needs to bc considered in tile overall context of intersection sal'ctv. [Jnder each scenario, the 95tl~ percentile queue length docs not extend into tile upstream intersection. This moans that the existing signal phasing and cycle length will provide adequate clearance of tiao queue under all scenarios, and will not result in gridlock at other intersections. CONCLUSIONS AND RECOMMENI)ATIONS Based upon thc analyses presented in this report, wc have developed thc tbllowing conclusions: The 15retiree Fitness development will have less impact than the previously assumed land use on the existing roadway network during the AM peak hour: however, it will have more impact during the PM peak hour. The l,ifctime Fitness devck)pmcnt will not ha~c significant negative impact 011 thc surrounding roadway network. Kxisting levels o1' service at nearby unsignali×ed intersections will not be affected significantly. The length el'queue for northbounct traffic on Century Boulevard turning left onto TH 5 will not cause gridlock conditions at thc Century Boulevard/bank access intersection. We are confident that tile sm'roundilqg roadway network will be able to adequately accommodate the trait'it generated by the proposed l,il'ctim¢ fitness development.