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CC Memo 12-13-04 CITY OF CHANHASSEN 7700 Market Boulevard PO Box 147 Chanhassen, MN 55317 Administration Phone: 952.227.1100 Fax: 952.227.1110 Building Inspections Phone 952.227.1180 Fax: 952.227.1190 Engineering Phone 952.227.1160 Fax: 952.227.1170 Finance Phone: 952.227.1140 Fax: 952.227.1110 Park & Recreation Phone: 952.227.1120 Fax: 952.227.1110 Recreation Center 2310 Coulter Boulevard Phone 952.227.1400 Fax 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax 952.227.1110 Public Works 1591 Park Road Phone: 952.227.1300 Fax 952.227.1310 Senior Center Phone: 952.227.1125 Fax 952.227.1110 Web Site www.ci.chanhassen.mn.us 1k-~ -- MEMORANDUM TO: Todd Gerhardt, City Manager FROM: Bob Generous, Senior Planner ~ December 13, 2004 ~ DATE: SUBJ: Site Plan Approval for a 18,200 square-foot commercial building (coop grocery) with Variance to the commercial design standards; Planning Case #04-40 EXECUTIVE SUMMARY The developer, VOP I, is requesting Site Plan Approval for an 18,188 square-foot commercial building with Variance to the commercial design standards to permit the use of faux window treatments. ACTION REQUIRED City Council approval requires a majority of City Council present. PLANNING COMMISSION SUMMARY The Planning Commission held a public hearing on November 16, 2004, to review the proposed development. The Planning Commission voted 6 to 0 to approve the proposed project. The summary and verbatim minutes are item la of the City Council packet for December 13, 2004. RECOMMENDATION Staff recommends adoption of the motion as specified on page 11 of the staff report dated November 16, 2004, as modified. ATTACHMENTS Planning Commission Staff Report Dated November 11, 2004. g:\plan\2004 planning cases\04-40· village on the ponds bnilding c-I food coop\executive summary.doc ,;~ The City of Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A gæat place to live, work, and play. ~ z < u IIIII ~ ~ ~ < < ~ < Q ~ ~ IIIII 00 PC DATE: 11/16/04 [±] CC DATE: 12/13/04 CITY OF CHANHASSEN REVIEW DEADLINE: December 14,2004 CASE #: 04-40 BY: RG, LH, ML, MA, IS, ST STAFF REPORT PROPOSAL: Request for Site Plan Approval for a 18,200 square-foot commercial building (coop grocery) with Variance to the commercial design standards. LOCATION: Southeast comer of Lake Drive and Great Plains Boulevard Outlot B, Village on the Ponds 8th Addition APPLICANT: VOP I, LLC c/o Lotus Realty Services P. O. Box 235 Chanhassen, MN 55317 (952) 934-4538 PRESENT ZONING: Planned Unit Development, PUD, mixed use 2020 LAND USE PLAN: Mixed Use ACREAGE: 1.35 acres DENSITY: EA.R. 0.31 SUMMARY OF REQUEST: Request for Site Plan Approval for an 18,188 square-foot commercial building with Variance to the commercial design standards to permit the use of faux window treatments LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with Zoning Ordinance requirements. If it meets those standards, the City must then approve the site plan. This is a quasi-judicial decision. 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 Village on the Ponds Building C-1 (Food Coop) Outlot B, Village on the Ponds 8th Addition CityofChanhassen Planning Case No. 04-40 N'ò-~Ò ~o\}.\e þ..tbote\ù((\ State H\fJ'1 5 ::I: ~ Planning Commission Village on the Ponds Building C-1 Planning Case No. 04-40 November 16,2004 Page 2 PROPOSAL/SUMMARY The developer is proposing a one story with a mezzanine level, 18,188 square-foot commercial building for a coop grocery. The building materials consist of stucco, wood siding, brick and face block. The applicant is requesting a variance from the commercial design standards to permit less than fifty (50) percent of the first floor façade that is viewed by the public to include transparent windows and/or doors. Instead of transparent windows, the developer is proposing the use of faux windows with awnings to provide additional architectural details. To the north of the site are Culvers Restaurant and the Silo Building (Village on the Ponds Building 4). To the west of the site are Pond Promenade, Community Bank Chanhassen and the proposed Village on the Ponds Building C (residential units over commercial). South of the site is Lake Drive and the Foss Swim School. East of the site is Lake Drive and a residential subdivision, Hidden Valley. The site is serviced with sewer and water which was installed as part of the Village on the Ponds initial development. Storm water shall be treated within the Village on the Ponds storm water system. The site was preliminary graded with the initial Village on the Ponds development and then rough graded to approximately its final grade as part of Village on the Ponds 8th Addition and the construction of the Community Bank Chanhassen Building. Access to the site will be via two entrances off Lake Drive as well as access via Pond Promenade. As part of the original Environmental Assessment Worksheet (EA W) for the Villages on the Ponds development, a traffic study was completed. A traffic study was also completed for the nearby Park Nicollet Clinic. Each of these previous studies stated that, at some time in the future, a 4-way stop would be required at the intersection of Great Plains BoulevardILake Drive East. As part of the development review for the project, we took another look at this intersection with the proposed food coop development. The new traffic study looked at traffic volume, operational analysis, and the need for additional traffic control measure at the existing intersection of Great PlainslLake Drive. Staff is recommending approval of the site plan with a variance to the fenestration standards subject to the conditions of the staff report. BACKGROUND On October 28, 2002, the Chanhassen City Council approved the final plat for PUD 95-2, Villages on the Ponds 8th Addition, creating two lots and two outlots from Outlot A, Villages on the Ponds 2nd Addition. The two lots are the site for the two-story bank office building and the four-story commercial and apartment building. One of the outlots contains Pond Promenade. The other outlot is the site for the proposed Coop. On November 26,2001, the Chanhassen City Council approved an amendment to the Villages on the Ponds Design Standards, Development Site Coverage and Building Height, Planning Commission Village on the Ponds Building C-1 Planning Case No. 04-40 November 16,2004 Page 3 3. The maximum building height shall be Sector I - four stories (residential with street level commercial or office )/50 ft. (retail and office buildings without residences above shall be limited to three stories/40 ft.) except for the lot on the comer of Promenade Pond and Great Plains Boulevard shall be limited to two stories and 30 feet, Sector II - three stories/40 ft., Sector III - three stories/40 ft., and Sector IV - four stories/50 feet. Building height limitations are exclusive of steeples, towers, and other architectural and roof accents. On September 23, 1997, the city granted Final Plat approval for Outlot C into Lots 1 and 2, Block 1, and Outlot A, Villages on the Ponds 2nd Addition. On September 23, 1996, the City Council approved PUD 95-2, Villages on the Ponds, including a Comprehensive Land Use Plan amendment from Office/industrial, Institutional, Residential Medium Density, Residential Low Density to Mixed Use-Commercial, High Density Residential, Institutional and Office; Preliminary planned unit development for up to 291,000 sq. ft. of commercial/office buildings, 100,000 sq. ft. of institutional buildings, and 322 dwelling units; Rezoning from lOP and RSF to PUD, Planned Unit Development (final reading); and final plat dated "Received September 19, 1996" for two lots and ten outlots and public right-of-way. On August 12, 1996, the City Council granted preliminary approval of PUD #92-1 including a Comprehensive Land Use Plan amendment from Officelindustrial, Institutional, Residential Medium Density, Residential Low Density to Mixed Use-Commercial, High Density Residential, Institutional and Office; Preliminary planned unit development for up to 291,000 sq. ft. of commercial/office buildings, 100,000 sq. ft. of institutional buildings, and 322 dwelling units; Rezoning from lOP and RSF to PUD, Planned Unit Development (first reading); Preliminary plat for 13 lots and 3 outlots and public right-of-way; Wetland Alteration Permit to fill and excavate wetlands on site; Vacation of right-of-way and easements; Environmental Assessment Worksheet (EA W) findings of Negative Declaration of the need for additional environmental investigation; and Indirect Source Permit Review for the Village on the Ponds project. APPLICABLE REGULATIONS Chapter 20, Article II, Division 3, Variances Chapter 20, Article II, Division 6, Site Plan Review Chapter 20, Article XXIII, Division 7, Design Standards for Commercial, Industrial and Office- Institutional Developments Village on the Ponds Development Design Standards Planning Commission Village on the Ponds Building C-1 Planning Case No. 04-40 November 16,2004 Page 4 GENERAL SITE PLAN/ARCHITECTURE ARCHITECTURAL COMPLIANCE Size portion Placement The proposed entry to the building is on the southwestern elevation of the building toward Pond Promenade. The entry is covered by a circular teal green metal roof and a buttercup yellow awning. Above the entry is a raised parapet three feet higher than the adjacent parapet walls. The building has significant articulation including angled walls, projected and recessed wall areas, transparent windows and doors, canopies, faux windows, planter boxes and variations in materials and colors. Material, detail and color Building materials are of high quality. The primary building material consists of stucco painted in four different colors: Coconut Grove (off-white), Ligonier Tan, Western Reserve Beige and Sombrero (pinkish clay). As accent, the developer is proposing the use of face block as a base material in a random mix of oyster, toffee and saddle colors. Additionally, the building incorporates the use of classic oak brick as a base and a column material. One wall is proposed using wood siding with blue spruce paint. Roof material consists of teal green standing seam metal and charcoal gray asphalt shingles. Awnings are proposed in Sea Spray green, Buttercup yellow and Salmon. Staff's one concern with the building material is the use of the wood siding with a spruce blue paint finish on the eastern elevation of the building. We believe that this surface and finish is not compatible or harmonious with the balance of the building architecture. Staff would recommend that this wall be constructed of the brick material which will repeat, on a larger scale, the use of brick for vertical elements on three of the other building elevations as well as more closely match the color scheme of the building. Height and Roof Design The building height is 20 to 24 feet. Parapet walls of two to six feet with one area of nine foot parapet walls above the entrance shall provide screening for all the rooftop equipment and help to provide additional vertical articulation to the building. The proposed building height is within the height limitation contained in the Village on the Ponds design standards. There are pitched roof elements in the asphalt mansard roof treatment as well in the metal canopy and other fabric canopies. Facade transparency The applicant is requesting a variance from the requirement that 50 percent of the first floor elevation that is viewed by the public include transparent windows and or doors. All other areas Planning Commission Village on the Ponds Building C-1 Planning Case No. 04-40 November 16,2004 Page 5 include landscaping material and architectural detailing and articulation. The installation of windows on some elevations is not possible due to the internal use of the building for storage and refrigerators. In these instances, the developer is proposing the use of faux windows with canopies and planter boxes to add architectural detailing. Following is a breakdown of the openings within each elevation of the building including the faux windows: ELEVATION CALCULATIONS FOR LAKEWINDS RETAIL SURFACE AREA BELOW 12 FEET PER ELEVATIONS OPA~UE OPENINGS FAKE WINDOWS/ARTICULATIONS SOFT % SOFT % SOFT % WEST 415 35% 774 65% 0 0% EAST 1,388 66% 515 24% 216 10% NORTH 951 44% 805 37% 419 19% SOUTHWEST 744 38% 967 50% 228 12% TOTALS 3,498 3,061 863 PERCENT TOTALS 47% 41% 12% As can be seen by the table, the percentage of openings and full windows exceeds 50% of the total building wall area. Site Furnishing The development will provide planter boxes on each side of the building. In addition, a small patio type seating area will be included in the northwest comer of the building. The developer shall install bicycle racks on site. Loading areas, refuse area, etc. The loading dock/service area is located in the southeast comer of the building. The building has been extended in this comer to provide a recessed area to help screening of service yards, refuse and waster removal, other unsightly areas and truck parking/loading areas. This area will be Planning Commission Village on the Ponds Building C-1 Planning Case No. 04-40 November 16,2004 Page 6 approximately four feet lower than parking lot. A short wing wall screens the loading area from the west. Landscaping The applicant has submitted a landscape plan. The proposed plantings as compared to the requirements are shown in the following table. Required Proposed Trees/ parking lot 2 overstory o overstory 2 islands/peninsulas 2 islands/peninsulas Boulevard trees - Great Plains 7 Bicolor oak 6 overstory trees Blvd. Proposed landscaping does not meet minimum ordinance requirements. Staff has the following recommendations: All parking lot planting islands and peninsulas must have at least 10 foot inside width, overstory trees are required in the parking lot island and peninsula planting areas, one additional bicolor oak is required along Great Plains Boulevard. The applicant must submit a revised landscape plan to the city for approval. Lot Frontage and Parking location The building has been pushed as far to the northeast comer of the site as permitted by the design standards. This helps to create an urban feel along Great Plains Boulevard and Lake Drive. Parking has be located to the west and south of the building. The following setbacks shall apply: Villa2es Proposed Lake Drive 0' 7.8' Interior Side Lot Line 0' N 43.1', S 75', W 71' Parking standards: 1 space per 200 square feet 91 85 * of building area. · 85 parking spaces will be provided within the development lot. The six additional spaces required as part of the development are being provided through cross parking arrangements with other properties within Village on the Ponds. Based on information provided by the applicant, the peak day and time of operation of the business is Saturday from 11 :00 a.m. to 6:00 p.m. On other days, the peak hours of operation are 11 :00 a.m. to 1 :00 p.m. and 3:00 p.m. to 6:00 p.m. The peak hour for Culvers is Friday from 11:30 a.m. to 1:15 p.m. and 5:15 p.m. to 7:45 p.m. While there is some overlap in peak hours, other users in the area should not have these same peak times, e.g. Starbucks, which would normally have an earlier peak. Planning Commission Village on the Ponds Building C-1 Planning Case No. 04-40 November 16,2004 Page 7 The following summary table tracks the building area and type of uses envisioned, developed and proposed within Villages on the Ponds. Project Commercial Office/Service Residential Institutional Date Bldg Sq Ft (sq. ft.) (sq. ft.) (units) (sq. ft.) Approved C/O/Ins. Permitted 164,640 97,500 322 134,000 396,140 Lake Susan Apartments 162 6/28/1999 Bokoo Bikes 5,018 6,077 6/28/1999 11,095 Foss Swim School 9,800 6/14/1999 9,800 Houlihan's 7,362 81 5/11/1998 7,443 Culvers 4,768 9/24/2001 4,768 Building 4 (Silo Building) 7,425 7,425 9/22/1997 14,850 Building 17 (not built) 30,000 8/11/1997 30,000 Americlnn 44,013 1 ,492 2/24/1997 45,505 Americlnn (expansion) 6,870 6,870 St. Hubert's 92,478 12/9/1996 92,478 Presbyterian Homes 4,500 4,500 69 11/26/2001 9,000 Northcott Inn & Suites (not 24,980 50,914 12/09/02 75,894 built) Community Bank 11 ,000 1 0/14/02 11,000 Chanhassen Retail C (not built) 9,500 9,500 54 1 0/14/02 19,000 Retail C-1 (this project) 18,200 18,200 Retail G (future) 8,000 8,000 40 16,000 S1. Hubert Expansion 41 ,522 4/8/2002 41 ,522 TOTALS 140,636 138,789 325 134,000 413,425 Balance 24,004 (41,289) (3) Balance Equivalents Conversion to Office 80,013 NA (1,080) Conversion to Institutional 82,772 (43,462) (1,320) NA Conversion to Commercial NA (12,387) (270) Balances after conversion for deficits 11,347 Negative balances represent building square footage in excess of those originally contemplated. However, the development permits the conversion of excess square footage from one use to another provided the total permitted square footage is not exceeded. GRADING. DRAINAGE & EROSION CONTROL There is an existing dirt stockpile within the proposed building pad which will need to be cut down to prepare the site for a pad elevation of 950.25. While staff believes that the proposed site plan layout will work on the property, the current grading plan does not work. Specifically, the Planning Commission Village on the Ponds Building C-1 Planning Case No. 04-40 November 16,2004 Page 8 parking lot contours are incorrect and the location/elevation of an emergency overflow point for the catch basins must be shown that is 1.5-feet lower than the proposed building elevation. As such, the grading plan for the site must be revised. The building and parking lot drainage will be collected by proposed catch basins within the parking lot. The site drainage for the property will be routed to an existing regional pond that was recently constructed with the senior housing project south of the property. This pond has been sized for development of this property. As such, no additional ponding improvements are required with this development. Storm sewer sizing calculations will be required, however, at the time of building permit application. The proposed storm sewer must be sized for a lO-year storm event. It should be noted that the proposed storm sewer pipe is shown as 15-inch diameter. The existing storm sewer pipe that the new system drains to is only 12-inch diameter pipe. This will require the proposed pipe to be a maximum of 12-inch diameter storm sewer. Additionally, an NPDES permit will be required from the MPCA. Proposed erosion control includes silt fence around the site perimeter. Staff would also recommend that a minimum 75-foot rock construction entrance be installed at the location that will be utilized during construction. Erosion Control Silt fence should be installed as detailed in the preliminary grading and utility plan. The City's standard detail plate for silt fence should be included in the construction plans. Construction site access points should be minimized to controlled access points with rock entrance and exit pads installed and maintained throughout construction. All exposed soil areas should have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Time Type of Slope (maximum time an area can remain unvegetated when area is not actively bei~ worked) Steeper than 3: 1 7 Days 10:1 to 3:1 14 Days Flatter than 10: 1 21 Days These areas include any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other man made systems that discharge to a surface water. Daily scraping and sweeping of public streets should be completed anytime construction site soil, mud, silt or rock is tracked or washed onto paved surface or street that would allow tracked materials or residuals of that material to enter the storm water conveyance system. Planning Commission Village on the Ponds Building C-1 Planning Case No. 04-40 November 16,2004 Page 9 UTILITIES The applicant is proposing to connect to the existing water and sanitary sewer stubs on the west side of the site. From there, the services will be extended to the building. Installation of the private utilities for the site will require permits and inspections through the City's Building Department. Sanitary sewer and water hookup charges will be applicable for the new building. The 2004 trunk hookup charge is $1,458 per unit for sanitary sewer and $2,814 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. STREETS Proposed full accesses to the site will come from existing private streets on the north and south sides of the site. No public street improvements have been proposed with this project. The proposed drive aisle width for the site must be a minimum of 26-feet. As part of the original Environmental Assessment Worksheet (EA W) for the Villages on the Ponds development, a traffic study was completed. A traffic study was also completed for the nearby Park Nicollet Clinic. Each of these previous studies stated that, at some time in the future, a 4-way stop would be required at the intersection of Great Plains BoulevardlLake Drive East. Staff felt it was a good idea to now take another look at this intersection with the proposed food coop development. The new traffic study looked at traffic volume, operational analysis, and the need for additional traffic control measure at the existing intersection of Great PlainslLake Drive. The study rated the level of service (LOS) for the existing intersection. 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 new and original traffic studies are attached. In summary, the traffic study found that the existing 2-way stop controlled intersection of Great PlainslLake Drive will operate at an acceptable LOS of D or higher with the development of the food coop site. By 2010 and full buildout of the Villages development, however, the intersection will drop to an unacceptable LOS under the 2-way stop condition. The intersection will have to be monitored as additional development occurs to determine when the 4-way stop control is warranted. In addition, the study recommends that the northbound lanes of Great Plains Boulevard be striped and signed to better define the existing lane geometry. That is, a left- through lane and a right-turn only lane will have to be striped along with appropriate signage. Planning Commission Village on the Ponds Building C-1 Planning Case No. 04-40 November 16,2004 Page 10 WETLANDS Existing Wetlands No wetlands exist on site. LIGHTING/SIGNAGE The developer is proposing 25 foot light poles with one single head and two quad head shoe box style luminaries 400 watt high pressure sodium lamps as well as wall mounted fixtures at the loading dock. All lighting shall be shielded from off site views. Wall signage is proposed on the west, north and east sides of the building within a three foot wide sign band. Signage must comply with the Village on the Ponds sign standards. Separate sign permits will be required for the installation of all wall signage. RECOMMENDA TION Staff fe8sIBIB@RŠS duN: and the Planning Commission recommend that the City Council adopt the following motion: "The PlaßRiRg CSIBlnÌssisR f888IBIB8RŠS aIJIJf~F:al sf Chanhassen City Council approves Planning Case #04-40 for an 18,188 square foot commercial building with a variance from the commercial design standards to permit less than fifty (50) percent of the first floor façade that is viewed by the public to include transparent windows and/or doors, plans prepared by Milo Architecture Group, Inc., dated October 15, 2004, subject to the following conditions: 1. The applicant shall enter into a site plan agreement with the City and provide the necessary security to guarantee erosion control, site restoration and landscaping. 2. Outlot A, Village on the Ponds 8th Addition must be replatted in to a Lot and Block configuration prior to issuance of a building permit. 3. The sidewalk in the northeast comer of the site shall be connected to the sidewalk on Lake Drive. 4. The developer shall install bicycle racks on site. 3. TRB BRBtBFly \':Rll ¡Rat is ~f8~8SB8 fer \':888 BisiRg BRall 8@ @8RsæJ8tes sf tHe 8HBI( matBHal. 6. All landscape islands and peninsulas in the parking lot requiring trees must have a minimum inside width of ten feet. 7. Two overstory trees are required in the parking lot. Planning Commission Village on the Ponds Building C-l Planning Case No. 04-40 November 16,2004 Page 11 8. A total of seven bicolor oaks are required along Great Plains Boulevard. 9. A revised landscape plan shall be submitted to the city prior to building permit approval. 10. The building must be protected with an automatic fire sprinkler system. 11. The building plans must be prepared and signed by design professionals licensed in the State of Minnesota. 12. An eight foot wide access aisle must be provided for one of the accessible parking locations. 13. The building owner and or their representatives shall meet with the Inspections Division to discuss plan review and permit procedures. 14. The City's standard detail plate for silt fence installation shall be included in the construction plans, 15. Construction site access points shall be minimized to controlled access points with rock entrance and exit pads installed and maintained throughout construction. 16. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Time Type of Slope (maximum time an area can remain unvegetated when area is not activelv beill2 worked) Steeper than 3:1 7 Days 10:1 to 3:1 14 Days Flatter than 10: 1 21 Days Daily scraping and sweeping of streets shall be completed anytime construction site soil, mud, silt or rock is tracked or washed onto paved surface or street that would allow tracked materials or residuals of that material to enter the storm water conveyance system. 17. All plans must be signed by a registered Civil Engineer in the State of Minnesota. 18. Show the dimensions of the new parking stalls on the site plan. The new parking stalls are required to be 9-feet wide by 18-feet long. 19. Add the latest City standard detail plate nos. 5203, 5214, 5215, 5300, 5301. :!Q. Pfs':is8 a 8SHReetisR 8@t~':@8R the t\':s sis@';:alll Sj'steMs iR the ßSRft8ast 8SfR8f sf the site. Planning Commission Village on the Ponds Building C-1 Planning Case No. 04-40 November 16,2004 Page 12 21. On the grading/utility plan: a. City as-builts show the size of the existing sanitary service as 6-inch diameter; revise the proposed pipe size shown on the plans to comply. b. Show the proposed sanitary sewer service invert. c. Show all proposed contours. d. Show a minimum 75-foot rock construction entrance. e. Revise the size of the proposed storm sewer to be a maximum of 12-inch diameter. f. Revise the plan to show the correct elevation contours and spot elevations. 22. Installation of the private utilities for the site will require permits and inspections through the City's Building Department. 23. The applicant must show the location/elevation of an emergency overflow point for the parking lot that is 1.5-feet lower than the proposed building elevation. 24. Storm sewer sizing calculations are required to be submitted at the time of building permit application. The proposed storm sewer must be sized for a lO-year storm event. 25. Sanitary sewer and water hookup charges will be applicable for the new building. The 2004 trunk hookup charge is $1,458 per unit for sanitary sewer and $2,814 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. 26. The minimum drive aisle width required for the parking lot is 26-feet. Revise the plans to comply. 27. An NPDES permit from the MPCA must be obtained for the site grading. 28. The northbound lanes of Great Plains Boulevard, south of Lake Drive, must be striped for a left-through lane and a right-turn only lane along with appropriate signage. 29. Extend the pick up area to include the area of the two handicap stalls directly adjacent to the pick up area and relocate the handicap stalls to the south portion of the building. 30. Install a 4 way stop sign at the intersection of Great Plains Boulevard and Lake Drive. 31. Fire Marshal conditions: a. A 10 foot clear space must be maintained around fire hydrants, i.e. street lamps, trees, shrubs, bushes, Xcel Energy, Qwest, cable TV and transformer boxes. Planning Commission Village on the Ponds Building C-1 Planning Case No. 04-40 November 16,2004 Page 13 This is to ensure fire hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City Ordinance #9-1. b. Yellow curbing and "No Parking Fire Lane" signs will be required. Contact the Chanhassen Fire Marshal for exact location of yellow curbing and location of signs to be installed. c. Submit utility plans to Fire Marshal for review and approval." ATTACHMENTS 1. Findings of Fact and Recommendation. 2. Development Review Application. 3. Memo from Mika Milo to Robert Generous dated 10/22/04. 4. Reduced Copy Site Plan. 5. Reduced Copy Coop Retail, Detail Site Plan. 6. Reduced Copy Coop Retail, Plan. 7. Reduced Copy Roof Plan. 8. Reduced Copy Landscape Plan. 9. Reduced Copy Building Elevations, West and North. 10. Reduced Copy Building Elevations, East and Southwest. 11. Food Coop traffic study dated November 2004. 12. Original Villages EA W traffic study dated 6/28/96. 13. Park Nicollet traffic study dated 11/13/03. 14. Affidavit of Mailing Notice, Public Hearing Notice and Mailing List. g:\plan\2004 planning cases\04-40 - village on the ponds building c-I food coop\staff report bldg cI .doc