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4. Water Treatment Plant [±J ~ z < u ~ ~ ~ ~ < < ~ < Q ~ ~ ~ rJ:J. PC DATE: April 5, 2005 CC DATE: April 25, 2005 REVIEW DEADLINE: May 3, 2005 CASE #: Planning Case #05-12 BY: RO, LH, ML, MS, JS, ST CITY OF CHANHASSEN STAFF REPORT PROPOSAL: Request for Land Use Amendment from Parks and Open Space to Commercial; Subdivision approval for two lots, one outlot and right-of-way for West 79th Street; and Site Plan Review for a 12,500 square-foot building for a water treatment plant and an 8,100 square-foot back wash tank. LOCATION: End of West 79th Street between Highway 5 and the Twin Cities and Western Railroad right-of-way. APPLICANT: City of Chanhassen 7700 Market Boulevard P. O. Box 147 Chanhassen, MN 55317 (952) 227-1100 PRESENT ZONING: Highway and Business Services District, BH 2020 LAND USE PLAN: Parks and Open Space ACREAGE: 3.94 DENSITY: F.A.R. 0.18 SUMMARY OF REQUEST: The City is requesting subdivision approval to create two lots and one outlot at the end of West 79th Street. On one lot, a water treatment facility is being proposed. The second lot can either be sold or used by the City at a later date. The land use amendment would bring the existing zoning and proposed and potential future uses of the property into compliance with one another. The site plan approval is for the construction of the east water treatment plant with a variance from the setback to West 79th Street. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City must approve the preliminary plat. This is a quasi-judicial decision. The City has a relatively high level of discretion in approving amendments because the City is acting in its legislative or policy making capacity. An amendment 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 these standards, the City must then approve the site plan. This is a quasi-judicial decision. Location Map Water Treatment Plant Planning Case No. 05-12 ~~t.1:ilP I 7l ¡~T _J~ \ ~~~~ ~i II I I \ L- ~f-&t. so.", ,ó'! Æ I Lf- <S . < = W 7.~ & ~~"l ~~<,. 2 '/¡ l' ~ -?-.....'<>' f-- ~ -~ 7 SOUths'<P; . ~ ~ - ~ >--v; == · I I dTI<':· ~I '\:%~ - // I L4rí~---~ L ITJïj! _ kj- ~- BTIJ~ ) I LL4 ~ hi", ~ I I (w 7~ &) ¡ l EIDJ [l/<~"'~ >... ~L---- W78thSt ~ s",.. Hwy No. 5.-- ~ ~ Æ~ -=f ñ- I j~/ I~ ~~~0~¡-heenn$~ ~ / f-= ~ ~$ ~9Iñsí / f- " ~ \..----' 0~ ----? ,6 f- CD eta SI' \ N~ ~ ~ù\e /" ,.---- _ 3i r t----- Þ.fbOfe\ù{(\ ~] L--IV: - - State \-!w'ý 5 p..{UV· :--- ~ " t'o0 1-- _ - J ~]j et'o,-f> I-- - \. t ~ ~ r--- - _ ¡#fOlq ~ ~j - ~ "Q ) c¡ I-- - ~ I~ J.~/) -" ~< ~ (I - ,W' r-- 0 L--- b .0 L~"- In~ ;: ¡.t\ ) · ~ Subject Site Planning Commission Planning Case No. 05-12 April 5, 2005 Page 2 PROPOSAL/SUMMARY The development proposal includes the subdivision of the three parcels constituting the property creating two lots and an outlot with an easement for the extension of West 79th Street. Outlot A contains a parking area. Lot 1 is proposed for the East Water Treatment Plant. Lot 2 may be sold as a commercial property or used by the City at a later date. The property is zoned Highway and Business Services District, but is guided parks and open space in the City's comprehensive plan. In order to clarify the use of the site and make the land use consistent with the zoning of the property, the land is being re-guided to commercial use. The City is proposing a 12,500 square foot, one-story, 24-foot high water treatment facility with an 8,100 square-foot back wash tank. The building meets the setback from Highway 5 and West 79th Street. Building materials consist of a light brown brick, limestone colored block, beige concrete sill accent and glass block windows. The building elevations are highly articulated with many horizontal and vertical recesses and projections in the building façade. The roof consists of standing seam metal over the eastern end of the building, a flat roof in the central portions of the building, and a barrel metal roof over the loading dock area. A security system will be installed as part of the building construction. The extent of the security system is still being evaluated. The site is located on the eastern entrance to the City's downtown. The property becomes narrower from west to east going from a width at its widest of approximately 195 feet down to a width of 100 feet. North ofthe site is the Twin City and Western Railroad and West 78th Street and the end of West 79th Street. Highway 101 abuts the property to the east and Highway 5 abuts the property to the south. The old Hanus building is located west of the site. The Highway 5 pedestrian bridge intersects the western portion of the property, east of the proposed Water Treatment Plant building. The high point of the site is at the pedestrian bridge at an elevation of 978 and then slopes to the east, west and south. The low point on the property is in the southeast corner of the site at an elevation of 940. Trees are scattered on the property with no significant natural stands. A large grouping of pines is located in the southwest corner of the site, which are proposed to be preserved. The proposed development complies with the City's zoning and subdivision ordinance with the variance for the setback to West 79th Street. Staff is recommending approval of the proposed development. BACKGROUND The site was previously owned by Apple Valley Red-E-Mix. In 1992, the City initiated the condemnation of the former Apple Valley Red-E-Mix parcel. In October 1993, Apple Valley Red- E-Mix vacated the property. In June 1995, the City finalized the purchase of the site. On April 4, 1983, the City approved a non-conforming use permit, a conditional use permit (#82- 4) and a variance to permit a washout system at the Apple Valley Red-E-Mix site. The eastern end ofthe site was previously owned and used for a Taco Shop. In October 1991, the City initiated the condemnation of the Taco Shop parcel in conjunction with the realignment of the Planning Commission Planning Case No. 05-12 April 5, 2005 Page 3 intersection of Highway 101 and West 78th Street. On May 21,1993, the City finalized the acquisition of the parcel. The pedestrian bridge was constructed over Highway 5 in 1995. APPLICABLE REGULATIONS Chapter 18, Subdivisions Chapter 20, Article II, Division 6, Site Plan Review Chapter 20, Article XVII, "BH" Highway and Business Services District Chapter 20, Article XXIII, Division 7, Design Standards for Commercial, Industrial and Office- Institutional Developments COMPREHENSIVE PLAN AMENDMENT The property is currently zoned Commercial, BH, but is guided for parks and open space. At one time, it was thought that this area would be used as a park-like, open space gateway to the City of Chanhassen. However, the site will serve the City as a water treatment facility site with an additional lot that could be sold for development or used by the City. Utility services are a permitted use in the BH district. The land use amendment will bring the comprehensive plan and potential use of the site into compliance with each other. GENERAL SITE PLAN/ARCHITECTURE ARCHITECTURAL COMPLIANCE Size Portion Placement The building entrance is located off West 79th Street. The building entrance is articulated with glass and accessed via a raised plaza. Material and Detail Building materials consist of high-quality materials including a light brown brick, limestone colored block, beige concrete sill accent and glass block windows. The building elevations are highly articulated with many horizontal and vertical recesses and projections in the building façade. Height and Roof Design Building height is one story at 24 feet. Pitched roof elements include both a sloped roof of metal standing seam and a metal barrel roof. Height is limited to two stories in the BH zoning district. Planning Commission Planning Case No. 05-12 April 5, 2005 Page 4 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 include landscaping, lighting, and access to the pedestrian bridge. The building has a raised plaza at its entrance. Loading Areas, Refuse Area, etc. Screening of service yards, and truck parking/loading areas cannot be accommodated due to the constraints of the site and the function of the building. Access to the site is limited to West 79th Street. Landscaping and Tree Preservation The landscape plan for the water treatment plant has been developed to reflect the natural materials used in the building. Native trees, shrubs, and grasses as well as non-native perennials and shrubs have been utilized to create a naturalized planting plan. The guiding factors for selection and placement were attractiveness and low-maintenance. Bufferyard requirements: Required Proposed Highway 5 3 canopy trees 3 canopy bufferyard B - 250' 5 understory trees 23 understory 5 shrubs o shrubs North property line 3 canopy trees 7 canopy bufferyard B - 250' 5 understory trees 6 understory 5 shrubs 40+ shrubs East property line. o canopy tree o canopy trees bufferyard A - 150' 2 understory trees 7 understory 2 shrubs o shrubs West property line 2 canopy trees 1 canopy bufferyard A - 175' 2 understory trees 10 understory 4 shrubs 40+ shrubs Where bufferyard requirements have not been met, existing vegetation, elevation change and/or distance makes up for the minimum requirements. Existing trees on the site include spruce, Austrian pine, and maple. Some of the maples may be able to be transplanted to another site. Staff will inspect the trees and mark ones that can be Planning Commission Planning Case No. 05-12 April 5, 2005 Page 5 moved. Once the ground has thawed, staff will coordinate the move. The Austrian pines along Highway 5 provide an excellent buffer for the plant and neighboring building and cell tower base. Staff recommends that as many as possible of these trees be saved. Trees lost due to construction will be replaced. There is a large expanse of grass over the underground tanks. The current proposal includes sod to be installed. Staff would like to explore the possibility of installing a planting of native grasses or other ground cover that would alleviate the need for mowing. City staff and the consultant will determine whether of not a shorter prairie grass or low ground cover would be suitable in this area. Currently, there is a naturalized area along the slope leading down to Highway 5. Staff is recommending that this feature remain in order to eliminate maintenance requirements in this steep area. Staff recommends that, where feasible, sod be replaced by grass seed. Exceptions would include along the curb line, trails and adjacent to the building. Lot Frontage and Parking location The property fronts on both Highway 5 and West 79th Street. Site access and parking are provided off West 79th street. Parking is provided off West 79th Street. COMPLIANCE TABLE (Water Treatment Plant) Code Pro osed Front setback 25' 33' Side Setback Rear Setback Building Hei t 10' 20' 2-sto 13' NA I-sto Site Covera e 65% 46% SUBDIVISION REVIEW GRADING, DRAINAGE & EROSION CONTROL The existing site ranges from a high elevation of 978 in the west central portion of the site down to a low point of 940 in the southeast corner. The plans propose to grade about 60% of the site for a water treatment plant, a proposed street with a cul-de-sac, and a stormwater pond. While the finished floor elevation of the treatment plan is set at 969.0, the site cannot be graded down to this elevation because of the existing pedestrian bridge. The applicant has done a nice job of working with this constraint and matching into the existing 978 elevation along the east side of the building. Because of the need to hold the 978 ground elevation near the pedestrian bridge, a retaining wall (6' - 10') will be required along the north side of the backwash tanks adjacent to the south side of the street and trail. This retaining wall will require a building permit from the City's Building Department. Planning Commission Planning Case No. 05-12 April 5, 2005 Page 6 The existing site drainage is encompassed within two different drainage areas. Under existing conditions, the westernmost portion of the site drains off site to the west while the remainder of the site drains to an existing storm sewer culvert in the southeast corner of the site. Under developed conditions, the applicant is proposing to capture the eastern half of the street drainage, all of the Lot 2 drainage and a large majority of the Lot 1 drainage. This stormwater will be conveyed via storm sewer and overland flow to the proposed pond in the southeasterly corner of the site for treatment. The remaining impervious surface from the street and treatment plant will drain to ane existing storm sewer in West 79th Street, which flows to an existing pond in the downtown area. The proposed pond must be designed to National Urban Runoff Program (NURP) standards with maximum 3:1 side slopes and a 10:1 safety bench at the NWL. An outlet control structure, per City Detail Plate No. 3109, must be installed at the outlet of the pond. Drainage calculations for the site have been submitted and only minor changes remain. The applicant is required to meet the existing site runoff rates for the lO-year and 100-year, 24-hour storm events. Storm sewer sizing calculations must be submitted prior to final plat application. The storm sewer must be sized for a lO-year, 24-hour storm event. Drainage and utility easements must be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, and wetlands up to the 100-year flood level. Proposed erosion control must be developed in accordance with the City's Best Management Practice Handbook (BMPH). Staff recommends that Type I silt fence be used along the entire south and west construction limits. A rock construction entrance, per City Detail Plate No. 5301, must be added to the plans off of existing West 79th Street. In addition, tree preservation fencing must be installed at the limits of tree removal. All disturbed areas, as a result of construction, must be seeded and mulched or sodded immediately after grading to minimize erosion. Any off- site grading will require an easement from the appropriate property owner. Wetlands No jurisdictional wetlands exist on-site. Storm Water Management The City's Surface Water Management Plan shows a regional storm water facility on this property (RM-P5.2). The Riley-Purgatory-Bluff Creek Watershed District is currently designing stormwater-related improvements within the Rice Marsh Lake subwatershed. Preliminary discussions with the watershed district have suggested construction of a small regional stormwater pond on this site. The applicant should work with the watershed district to provide regional water quality infrastructure on this site. The flow path and velocity of the water from the flared end sections to the storm water should be evaluated. Erosion of the area is a concern as the water flows over the site into the pond. A Storm Water Pollution Prevention Plan (SWPPP) encompassing an erosion and sediment control plan should be developed for the site. The SWPPP is needed prior to applying for the NPDES permit. Planning Commission Planning Case No. 05-12 April 5, 2005 Page 7 Erosion Control Temporary and permanent erosion control plans and details should be developed. Temporary erosion control could consist of Type 1 mulch and temporary seed mixes. Erosion control blanket should be applied to the storm water pond and any disturbed areas between the flared end sections and the pond. Energy dissipation is needed at the flared end sections. Erosion control blanket shall be installed on all slopes greater than or equal to 3: 1. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Type of Slope Steeper than 3: 1 10:1 to 3:1 Flatter than 10: 1 Time 7 days 14 days 21 days (Maximum time an area can remain open when the area is not actively being worked.) These areas include constructed stormwater management pond side slopes, and any exposed soil areas with a positive slope to a stormwater conveyance system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems that discharge to a surface water. Sediment Control Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as needed. Inlet protection should be provided following installation. Wimco-type inlet controls are recommended. A rock construction entrance is needed from the site to West 79th Street. Chanhassen Type 1 silt fence should be installed around the south and east sides of the site. Other Agencies The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency, Minnesota Department of Natural Resources (for dewatering)) and comply with their conditions of approval. UTILITIES Municipal sanitary sewer is available to the site from the south. There is an existing sanitary sewer main along the southern property line which the applicant is proposing to connect a service line to. This connection will require the installation of a manhole on the existing sewer main. As for water, the treatment plant itself will have multiple water lines coming to/from the building. These watermains include typical distribution mains, raw watermains to carry water directly from the wells to the treatment plant, a reclaim watermain which will carry a portion of the filter backwash water back to the plant for treatment, and spraywash mains which give the Utility Department staff the ability to clean out the backwash tanks. The actual potable water Planning Commission Planning Case No. 05-12 April 5, 2005 Page 8 service to the plant will come from the south side of the building off a relocated watermain. All of the utility improvements are required to be constructed in accordance with the City of Chanhassen's latest edition of Standard Specifications and Detail Plates. Detailed construction plans, including plan and profile drawings of the proposed utilities, are required to be submitted at the time of final plat. STREETS The plans propose on extending West 79th Street approximately 250 feet east of its current terminus to serve the two proposed lots. Because this street will be extended within public or City-owned property, additional public right-of-way is not necessary. An access easement for the benefit of Lot 2 shall be recorded across Lot 1. The existing pavement width of West 79th Street is 27 feet from back-of-curb to back-of-curb. The standard pavement width for public streets in commerciallbusiness districts in Chanhassen is 36 feet from back-of-curb to back-of- curb with a 48-foot cul-de-sac radius. In this case, staff is fine with the street width staying at 27 feet in order to stay consistent with the existing street width to the west. The cul-de-sac pavement radius is proposed at 60-feet. This radius exceeds the current standard and will provide greater area for semi-trucks to turnaround. With the expected increase in traffic on West 79th Street from deliveries to the treatment plant and the future development of Lot 2, staff is recommending that additional signage be installed near the existing Hanus Building just west of the site. The signage is needed because of the existing blind approach to motorists leaving Brown's Auto and conversely to motorists heading west from the new treatment plant. COl\ilPLIANcE TABLE AREA (sq. f1.) Frontage (f1.) Depth (f1.) Setbacks: Front, Side, Rear (f1.) Code 20,000 100 150 25,10,20 Lot 1 108,404 565 195 25, 10, NA (double front) Lot 2 60,537 151 302 25, 10 NA (double front) Outlot A 2,890 Total 171,831 RECOMMENDATION Staff recommends that the Planning Commission adopt the following three motions: A. ''The Chanhassen Planning Commission recommends approval of the Land Use Amendment from Parks and Open Space to Commercial." Planning Commission Planning Case No. 05-12 April 5, 2005 Page 9 B. "The Chanhassen Planning Commission recommends approval of the preliminary plat for Gateway East 2nd Addition creating two lots, one outlot and right-of-way for West 79th Street, plans prepared by Hanson Thorp Pellinen Olson, Inc., dated February 9, 2005, revised February 26,2005, based on the findings of fact attached to this report and subject to the following conditions: 1. The applicant is required to meet the existing site runoff rates for the 10-year and 100-year, 24-hour storm events. The proposed pond must be designed to National Urban Runoff Program (NURP) standards. 2. The storm sewer must be designed for a lO-year, 24-hour storm event. Submit storm sewer sizing calculations and drainage map prior to final plat for staff review and approval. 3. Drainage and utility easements must be dedicated on the final plat over the public storm drainage system including ponds, drainage swales, and wetlands up to the 100-year flood level. The minimum easement width must be 20 feet wide. 4. An access easement for the benefit of Lot 2 shall be recorded across Lot 1. 5. Submit a separate site plan, grading/drainage/erosion control plan, and utility plan. 6. Pedestrian ramps per City Detail Plate No. 5215 are required at the street crossing of the proposed trail. 7. On the grading plan: a. Show all existing and proposed easements. b. Show the benchmark used for the site survey. c. Show all proposed contour lines in bold. d. Show the emergency overflow elevation from the proposed pond. e. Show all proposed contours on the north side of the proposed trail and on Lot 2. f. Do not show the proposed sanitary/water lines on the grading plan. g. Show the proposed storm sewer to/from the pond. 8. On the site plan, show the dimensions for street width, cul-de-sac radius, parking stalls, trail, etc. 9. On the utility plan: a. Show all existing and proposed utilities. b. Show the proposed rim and invert elevations for all sanitary and storm sewer. 10. The proposed retaining wall along the north side of the backwash tanks will require a building permit from the City's Building Department. 11. Proposed erosion control must be developed in accordance with the City's Best Management Practice Handbook (BMPH). Staff recommends that Type I silt fence be used along the entire south and west construction limits. A rock construction entrance, per City Detail Plate No. 5301, must be added to the plans off of existing West 79th Street. In addition, tree Planning Commission Planning Case No. 05-12 April 5, 2005 Page 10 preservation fencing must be installed at the limits of tree removal. All disturbed areas, as a result of construction, must be seeded and mulched or sodded immediately after grading to minimize erosion. Any off-site grading will require an easement from the appropriate property owner. 12. All of the utility improvements are required to be constructed in accordance with the City of Chanhassen's latest edition of Standard Specifications and Detail Plates. Detailed construction plans, including plan and profile drawings of the proposed utilities, are required to be submitted at the time of final plat. 13. Additional signage shall be installed alerting motorists to the blind approach near the existing Hanus Building just west of the site. 14. The applicant shall work with the watershed district to provide regional water quality infrastructure on this site. 15. The flow path and velocity of the water from the flared end sections to the storm water shall be evaluated. 16. A Storm Water Pollution Prevention Plan (SWPPP) encompassing an erosion and sediment control plan shall be developed for the site. 17. Temporary and permanent erosion control plans and details shall be developed. 18. Erosion control blanket shall be applied to the storm water pond and any disturbed areas between the flared end sections and the pond, as well as on any slopes greater than or equal to 3: 1. 19. Energy dissipation shall be provided at the flared end sections. 20. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Type of Slope Steeper than 3: 1 10:1 t03:1 Flatter than 10: 1 Time 7 days 14 days 21 days (Maximum time an area can remain open when the area is not actively being worked.) These areas include constructed storm water management pond side slopes, and any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems that discharge to a surface water. 21. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as-needed. Planning Commission Planning Case No. 05-12 April 5, 2005 Page 11 22. Inlet protection shall be provided following installation. Wimco-type inlet controls are recommended. 23. A rock construction entrance shall be provided from the site to West 79th Street. 24. Chanhassen Type I silt fence shall be installed around the south and east sides of the site. 25. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency, Minnesota Department of Natural Resources (for dewatering), Minnesota Department of Health, Minnesota Department of Transportation) and comply with their conditions of approval." C. "The Chanhassen Planning Commission recommends approval of the Site Plan Review for a 12,500 square-foot building for a water treatment plant and an 8,100 square-foot back wash tank on Lot 1, Block 1, Gateway East 2nd Addition, based on the findings of fact attached to this report and subject to the following conditions: 1. Tree protection fencing will be required at the edge of grading limits in the southwest corner of the property prior to any grading. 2. Staff will coordinate the transplanting of any existing maples prior to construction. 3. City staff and the water treatment plant consultants will research and determine if alternative ground covers can be used over the underground tanks. 4. Where appropriate, seeding will replace sod with the exception of along the curb line, trails and adjacent to the building. 5. The building must be protected with an automatic fire sprinkler system. 6. The building plans must be prepared and signed by design professionals licensed in the State of Minnesota. 7. One accessible parking space with an access aisle must be provided. 8. The west wall of the building must be of one-hour fire-resistive construction as it is located less than 30 feet from the property line. Openings in this wall must be in accordance with the building code. 9. The building owner and or their representatives shall meet with the Inspections Division to discuss plan review and permit procedures. 10. A site survey must be submitted in conjunction with the building permit application." Planning Commission Planning Case No. 05-12 April 5, 2005 Page 12 ATTACHMENTS: 1. Findings of Fact. 2. Reduced Copy Preliminary Plat. 3. Reduced Copy Site Plan Utility Plan (Sheet Cl). 4. Reduced Copy Site Plan Utility Plan (Sheet C2). 5. Reduced Copy Site Plan Utility Plan (Sheet C3). 6. Reduced Copy Exterior Elevations (North and West). 7. Reduced Copy Exterior Elevations (South and East). 8. Affidavit of Mailing of Public Hearing Notice. g:\plan\2005 planning cases\05-12 water treatment plant\staff report wtp.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION INRE: Application of City of Chanhassen Subdivision, Land Use Amendment and Site Plan Review On AprilS, 2005, the Chanhassen Planning Commission met at its regularly schedule meeting to consider the application of the City of Chanhassen for a land use amendment from Parks and Open Space to Commercial, preliminary plat approval creating two lots and one outlot and site plan approval. The Planning Commission conducted a public hearing on the proposed subdivision 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 Highway and Business Services District, BH. 2. The property is guided in the Land Use Plan for Parks and Open Space. 3. The legal description of the property is: Gateway East 2nd Addition 4. The Subdivision Ordinance directs the Planning Commission to consider seven possible adverse affects of the proposed subdivision. The seven (7) affects and our findings regarding them are: (1) The proposed subdivision is consistent with the zoning ordinance; (2) The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; (3) The physical characteristics ofthe site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development; (4) The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by the subdivision ordinance; (5) The proposed subdivision will not cause significant environmental damage since the site was previously developed; (6) The proposed subdivision will not conflict with easements of record, but will provide all necessary easements; and (7) The proposed subdivision is not premature since it is served by adequate city infrastructure. A subdivision is premature if any of the following exists: a. Lack of adequate storm water drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer systems. d. Lack of adequate off-site public improvements or support systems. 5. In evaluating a site plan and building plan, the city shall consider the development's compliance with the following: 1 (1) The development 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) The development is consistent with the site plan requirements; (3) The development preserves the site in its natural state to the extent practicable by rrúnirrúzing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing or developing areas; (4) The development is 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) The development is creates a functional and harmonious design for structures and site features, with special attention to the following: a. 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; c. 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 d. 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) The development 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. 6. The planning report #05-12 dated AprilS, 2005, prepared by Robert Generous, et aI, is incorporated herein. RECOMMENDA TION The Planning Commission recommends that the City Council approve the Land Use Amendment, Prelirrúnary Plat for Gateway East 2nd Addition and Site Plan Review for the East Water Treatment Plant. ADOPTED by the Chanhassen Planning Commission this 5th day of April, 2005. CHANHASSEN PLANNING COMMISSION BY: Its Chairman 2 EXI8'I'I'Ð I..EQAL. DE8CIW'TIONo 0IItIet A. ~ r.t. c.- ~ ...... -... t. tM --.. ,HIt ..... 'hi MIt fI/f"~ ~ 01' the....... QIIIriIr (Nt 1/+ ef.~ ~r=:,:=~~~~,....::::~., ~~..,.......,~~_"'í;',,;' lhot MIt fIIf ... 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SOUTH ELEVA110N o .' 8' 11' I I I I _______J -ËÞST- ELEVA110N o ...' ,.. wn...., - - CITY OF CHANHASSEN AFFIDA VIT 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 March 24, 2005, 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 Water Treatment Plant - Planning Case No. 05-12 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. .-.-,_.> Subscribed and sworn to before me this~dayof fYlarCf) ,2005. ~._~ ' r lAYl./ J. L'("¡~ Notary P .. KIM T. MEUWISSEN Notary Public-Minnesota My Commission Expires Jan 31. 2010 SCANNED Notice of Public Hearing Chanhassen Planning Commission Meeting Notice of Public Hearing Chanhassen Planning Commission Meeting Tuesday, April 5, 2005 at 7:00 p.m City Hall Council Chambers, 7700 Market Blvd Request for Land Use Amendment from Parks and Open Space to Commercial; Subdivision approval for two lots; and Site Plan Review with Variances for a 12,500 sq. ft. building for a Water Treatment Plant and an 8,100 sq. ft. Back Wash Tank. 05-12 City of Chanhassen End of West 79th St. between Highway 5 and West A location map is on the reverse side of this notice. Date & Time Location: Planning File: Applicant: Property Location: Proposal St. The purpose of this public hearing is to inform you about the applicant's request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead the public hearing through the following steps 78th Tuesday, April 5, 2005 at 7:00 p.m City Hall Council Chambers, 7700 Market Blvd. Request for Land Use Amendment from Parks and Open Space to Commercial; Subdivision approval for two lots; and Site Plan Review with Variances for a 12,500 sq. ft. building for a Water Treatment Plant and an 8,100 sq. ft. Back Wash Tank. 05-12 City of Chanhassen End of West 79th St. between Highway 5 and West 78th St. A location map is on the reverse side of this notice. The purpose of this public hearing is to inform you about the applicant's request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead the public hearing through the following steps: Date & Time: Location: Planning File: Applicant: Property Location: Proposal 1 Staff will give an overview of the proposed project 2 The applicant will present plans on the project. 3 Comments are received from the public. 4 Public hearing is closed and the Commission discusses _ the project. If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Bob Generous at 952-227-1131 or e-mail baenerous@cLchanhassen.mn.us. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. The staff report for this item wi be available online at httD://206.1 O.76.6/weblink the Thursday prior to the Planning Commission meeting. What Happens at the Meeting: Questions & Comments: 1. Staff will give an overview of the proposed project 2. The applicant will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses the project. If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Bob Generous at 952-227-1131 or e-mail baenerous@cLchanhassen.mn.us. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. The staff report for this item wi be available online at httD://206.10.76.6/weblink the Thursday prior to the Planning Commission meeting. What Happens at the Meeting Questions & Comments: City Review Procedure: · Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments and Code Amendments require a pubiic hearing before the Planning Commission. City ordinances require all property within 500 feet of the sUbject site to be notified of the application in writing. Any interested party is invited to attend the meeting. · Staff prepares a report on the sUbject application that includes all pertinent information and a recommendation. These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of the hearing process. The Commission will close the public hearing and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the City Council except rezonings and land use amendments from residential to commercial/industrial. · Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant waives this standard. Some applications due to their complexity may take several months to complete. Any person wishing to follow an item through the process should check with the Planning Department regarding its status and scheduling for the City Council meeting. · A neighborhood spokesperson/representative is encouraged to provide a contact for the city. Often developers are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the project with any interested person(s). · Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and any correspondence regarding the application will be included in the report to the City Council. If you wish to have somethino to be included in the report, please contact the PlanninQ Staff person named on the notification. City Review Procedure: · Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations, Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the Planning Commission. City ordinances require all property within 500 feet of the sUbject site to be notified of the application in writing. Any interested party is invited to attend the meeting. · Staff prepares a report on the subject application that includes all pertinent information and a recommendation. These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of the hearing process. The Commission will close the pUblic hearing and discuss the item and make a recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the City Council except rezonings and land use amendments from residential to commerciallindustrial. · Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant waives this standard. Some applications due to their complexity may take several months to complete. Any person wishing to follow an item through the process should check with the Planning Department regarding its status and scheduling for the City Council meeting. · A neighborhood spokesperson/representative is encouraged to provide a contact for the city. Often developers are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the project with any interested person(s). · Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and any correspondence regarding the application will be included in the report to the City Council. If you wish to have somethinQ to be included in the report, please contact the PlanninQ Staff person named on the notification. £'1 -~=JÞ±-= -~ r+ -j . .-...J ~-k:: -'- '-''''1 ' - TrY] ! r' .-.,L~.-w S . t e - ~ç~-.... ;~ü'IT , h--l }:t~t==:þ/ ..' < //::-\0 I '_ [ II !. i ._-,....,-~ \,-,~ /-- ,/ \ \!::¡ I' 1/ ,i /'.-.: L· ---- --- J__........_L_I >- i J.,. /- -]" i ----------.--= -/ 'Et-- "'''-':7'-¡JJ~-'>''J 1 ' // L-- _~.-;_.-~,¡:¡ /1'{ r'! ~~ / -. ---,- \ r! Ii. / ¡? ,~ -.rTr·~---~-ï ·1-----\-\ \ ;"1_,.J--1 ~ / /\ ¡ff ¡::=-" <::>ilJ¡ l! / i - / . .-'"\ \ \-/ ,-,~----¡" / ". -,~ ' .... .! I- ,=......,'-<11. --J- \'- I \//\ \. /òV o"[/! 11 '----¡I-'--I" Ji~·./r-( :~. \//'( \ \7 /' 1 .J.' ¡.-J-ì.:];-<-</~~~").,~' -....,,~-sr,,'., \ // (' i I ! f ; ..--_.-~ /'y' "'~. ~ -- '--y . -- ,.,. I ,1l' /, ^ ...... '~I'-+- £-- I _~...=~,,,,o'" ~/ì , ! /, ~\ __ -1 ..'1 I .... ' ,:---j -L' _____ '00(8 ..--.. - ...- / ~ \ \\ '.._~ -1 r '" __ S. ...., H.'-'_~__,/( i. 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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 §466_03, 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 parties which arise out of the use~s access or use of data provided. «NAME1 » «NAME2» «ADD1 » «ADD2» «CITY» «STATE» «ZIP» ! \~m',;- ,.·Jr1tffiè.-L~-~- I,t. ---\-. r~~- . ¡fÍ-~' JÌìÌ'ì ,_\. '::\'-J! 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This map is a compilation of records, information 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 navigationai, 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 §466.03, 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 hanT1less the City from any and all claims brought by User, its employees or agents, or third parties which arise out of the use~s access or use of data provided. «Next Record»«NAME1» «NAME2» «ADD1 » «ADD2» «CITY» «STATE» «ZIP» Public Hearing Notification Area (500 feet) Water Treatment Plant Planning Case No. 05-12 ~( ¡--jp I \~Fl l _!J \ ~ _ ee\ ,I. F. 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