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HRA 1986 07 31
F, AGENDA — CHANHASSEN HOUSING AND REDEVELOPMENT AUTHORITY THURSDAY, JULY 31, 1986, 7:30 P.M. CITY COUNCIL CHAMBERS 1. Call To Order 2. Approval Of Minutes - May 22, 1986 3. Organizational Items: a. Election of Chairman b. Election of Vice - Chairman c. Election of Secretary 4.' Presentation of Draft Report - Broadened Study Area - Fred Hoisington and Jim Benshoof 5, Consider Master Redevelopment Agreement - CHADDA 6. Review Appraisal for Roos Property 7. Consider Purchase Agreement - Lake -Susan Wellhouse - Outlot B 8. Review NSP Overhead Transmission Lines Proposal 9. Approval of Bills 10. Old Business 11. New Business - CHADDA Update Report 12. Adjournment HOUSING AND REDEVELOPMENT AUTHORITY MINUTES MAY 22, 1986 Chairman Whitehill called the meeting to order at 7:30 p.m. Present were Commissioners Horn, Bohn, Swenson and Robbins. Also present was Don Ashworth, City Manager. APPROVAL OF MINUTES: Motion by Robbins, seconded by Bohn to approve the minutes of April 17, 1986. All voted in favor and the motion carried. SPECIAL ASSESSMENT REDUCTION PROGRAM, VICTORY ENVELOPE: The Commission reviewed the enclosures submitted by City Manager, Don Ashworth. In addition, the letter of Mr. Jerome Carlson was read into the record. Generally, Commissioners agreed that some form of credit should be achieved to insure that Victory Envelope was treated similar to other businesses locating within the busi- ness park. Chairman Whitehill moved, seconded by Robbins that: - The City Manager research mechanisms by which the unused portion of the 7% reduction program be reserved as the maximum reduction available to Victory Envelope for anticipated future assessments; and - That the City Manager include in the feasibility study contract for the downtown area the,proposed public improvements bringing County Road 17 from its current rural standard to an urban roadway. All voted in favor and the motion carried. SPECIAL ASSESSMENT REDUCTION PROGRAM, ROME DEVELOPMENT CORP: The Commission discussed the abnormality that exists regarding the valuation of the Enebak property within the business park, i.e. current outstanding special assessments, taxes, penalties and interest currently exceed the market value of adjoining par- cels. The Commission further discussed the desirability of placing this parcel back onto the tax roles, through anticipated construction by Rome Development, versus having development delayed by two to three years to complete the state forfeiture process. Chairman Whitehill moved, seconded by Robbins that: - The City Manager proceed with obtaining an appraisal of the Enebak parcel; and - That the Manager confirm that Mr. Enebak has offered to sell the parcel at 108 of its appraised value - such to avoid forfeiture; and - That the City Manager authorize the attorney's office to prepare a resale agreement to Rome Development HOUSING AND REDEVELOPMENT AUTHORITY MINUTES MAY 22, 1986 PAGE 2 Corporation at an amount equal to 100% of the appraised value, conditioned upon Mr. Roos submitting a development proposal for said property including anticipated completion dates; and - That the sale document include necessary reversion and penalty clauses binding Mr. Roos to completion of the project. All voted in favor and the motion carried. LAKE SUSAN PARK ACQUISITION: The City Manager reviewed various development potentials which may occur on Dutlot B within Chanhassen Lakes Business Park (parcel lying directly north of the City's well house property). The Manager noted that at the original time of platting, Lake Drive East was anticipated to abut the northerly edge of the well house property (the well house was constructed by the Housing and Redevelopment Authority to provide water to the business park - park shelter amenities of this structure paid via park monies). Soil conditions necessi- tated moving Lake Drive East to the north and thereby created a landlocked condition for the well house property. Sunnybrook's development proposal has been approved by the City Council directly to the east of the well house property,. Additionally, the Council has approved the feasibility study for the construc- tion of Lake Drive East (conditioned upon Sunnybrook's financing /submittal of letters of credit). Following action by the City Council to approve the feasibility study for Lake Drive East, both Opus and Sunnybrook approached the Housing and Redevelopment Authority asking that the special assessment reduction program be expanded to include properties abutting Lake Drive East (from County Road 17 to Highway 101). The request would also encompass properties owned by the Martin Ward Estate. The HRA acted favorably to this request by instructing the Manager to prepare a draft modification to the current special assessment reduction document which would include Lake Drive East (draft copy has been included in commissioner packets for discussion later in this agenda). The Manager reviewed various potential development alternatives for Outlot B (parcel landlocking the well house parcel from Lake Drive East), including: private development potentials, public development potentials of the entire piece, and public development potentials of less than the entire parcel. The HRA generally agreed that acquisition of Outlot B should be considered prior to final platting and prior to Opus Corporation's establishment of a value on this parcel. The HRA also agreed that any potential sale should be conditioned upon Sunnybrook's HOUSING AND REDEVELOPMENT AUTHORITY MINUTES MAY 22, 1986 — PAGE 3 obtaining financing for their project, submittal of letters of credit guaranteeing road construction, entering in execution of the development contract /plat /award of bids for Lake Drive East. The Manager noted that current financial projections do not include the expenditure for Outlot B, but that those same projec- tions do not include construction of the Sunnybrook Development. Based on current facts, repayment of the costs of the acquisi- tion, assuming Sunnybrook does become a reality, would be less than one -half of a year tax statement for Sunnybrook. Although the HRA generally favored moving ahead with the acquisi- tion, the HRA concluded that any final action should be withheld until after the Park and Recreation Commission reviewed this item and determined that they would desire to see this parcel added to the City's Comprehensive Park Plan. CONSIDER FEASIBILITY STUDY PROPOSALS: Downtown Street, Utility Stormsewer: The HRA reviewed the reports submitted by the City Manager's office noting that both proposals (BRW and RCM) were comprehensive and met city stan- dards. Additionally, either firm would provide excellent results for the HRA. The Manager noted that, as RCM is currently under contract with two other projects, that the BRW proposal is recom- mended. Additionally, the Manager believes that the BRW proposal would provide a cost savings of approximately $10,000. Following discussion, Swenson moved, seconded by Whitehill that the feasibility study submitted by BRW be accepted and that the Chairman /Manager should execute this contract. The following voted in favor: Commissioners Whitehill, Bohn, Robbins, and Swenson. Commissioner Horn voted against. Motion carried. Stormwater Management Plan -.Barr Engineering: The Manager noted the overlapping nature of the proposed "chain of lakes" preservation project and the HRA's Stormwater Management Plan. Barr Engineering has been awarded the engineering contract for the chain of lakes project. Accordingly, the proposal received from Barr Engineering for the HRA project is significantly lower than general proposals received approximately two years ago. The Manager recommends that the HRA consider accepting the feasi- bility study proposal from Barr Engineering. Swenson moved, seconded by Bohn that Plan Feasibility Study proposal from accepted. All voted in favor and thi APPROVAL OF BILLS: Whitehill moved, bills as submitted be approved. All carried. the Stormwater Management Barr Engineering be motion carried. seconded by Swenson that the voted in favor and the motion HOUSING AND REDEVELOPMENT AUTHORITY MINUTES MAY 22, 1986 PAGE 4 SPECIAL ASSESSMENT REDUCTION PROGRAM: The Manager noted that the draft document included in commissioner's packets made two changes to the existing program: - A new section has been added which modifies the maximum special assessment reduction calculation. 78 of construc- tion value remains in the redraft, but a new section has been inserted allowing for a calculation of 12% of the construction value. This higher percent for determining the maximum deduction would only occur if the total special assessments against a parcel exceeded $30,000 per acre. The Manager noted that this section modification has occurred through a request from Opus Corporation wherein they noted that several lots in the northwestern portion of the existing business park have soil conditions necessi- tating major reconstruction of utilities /streets. Without this modification, Opus would not maintain its current com- petitive edge in marketing Chanhassen properties. The HRA agreed that the Manager should pursue modifying the special assessment reduction program to allow this two tier form of reduction; and - Properties abutting the newly proposed Lake Drive East (new road lying south of the railroad tracks between County 17 and TH 101) has been added to the special assessment reduc- tion program per direction of the HRA. Whitehill moved, seconded by Robbins that the draft special assessment reduction document, as prepared by the City Attorney, Roger Knutson, and dated May 8, 1986 be approved. All voted in favor and the motion carried. ADJOURNMENT: Whitehill moved, seconded by Bohn that the Housing and Redevelopment Authority adjourn at 10:40 P.M. All voted in favor and the motion carried. Prepared by: Don Ashworth City Manager �r CHANHASSEN HOUSING & REDEVELOPMENT AUTHORITY In 690 COULTER DRIVE - P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 MEMORANDUM TO: Chanhassen HRA and City Council FROM: Barbara Dacy, City Planney�� DATE: July 25, 1986 ICC SUBJ: Organizational Items According to the HRA By -Laws, the Chairman, Vice - Chairman and Secretary of the Authority are each elected to one year terms. During the 1985 -1986 HRA year, Clifford Whitehill served as Chairman, Clark Horn as Vice - Chairman and Jim Bohn as Secretary. Since the By -Laws establish the June meeting as the annual meeting; and because the June meeting was cancelled, election of the officers should occur at Thursday's meeting. A copy of the adopted HRA By -Laws is attached for your reference. BY -LAWS - OF THE HOUSING AND REDEVELOPMENT AUTHORITY OF CHANHASSEN, MINNESOTA ARTICLE I - THE AUTHORITY Section 1. Name of Authority. The name of the Authority shall — be the "Housing and Redevelopment Authority of Chanhassen, Minnesota." Section 2. Seal of Authority. The seal of the Authority shall be in the form of a circle and shall bear the name of the Authority and the year of its organization. Section 3. Office of Authority. The offices of the Authority shall — be at City Hall in the City of Chanhassen, State of Minnesota, but the Authority may hold its meetings at such other place or places as it may designate by resolution. ARTICLE II - OFFICERS Section 1. Officers. The officers of the Authority shall be a Chairman, a Vice - Chairman, and a Secretary. Section 2. Chairman. The Chairman shall preside at all meetings — of the Authority. Except as otherwise authorized by resolution of the Authority, the Chairman shall sign all contracts, deeds, and other instruments made by the Authority. At each meeting, the Chairman shall submit such recommendations and information as he may consider proper — concerning the business, affairs and policies of the Authority. Section 3. Vice - Chairman. The Vice - Chairman shall perform the — duties of the Chairman in the absence or incapacity of the Chairman; and in case of the resignation or death of the Chairman, the Vice - Chairman shall perform such duties as are imposed on the Chairman until such time as the Authority shall select a new Chairman. Section 4. Secretary. The Secretary shall perform the duties of a Secretary for the Authority. Section 5. Executive Director. The Authority shall employ an Executive Director who shall have general supervision over the adminis- tration of its business and affairs, subject to the direction of the Authority. He shall be charged with the management of the housing projects of the Authority. As assistant to the Secretary, the Executive Director in his own name and title shall keep the records of the Authority, shall act as Secretary of the meetings of the Authority and record all votes, and shall keep a record of the proceedings of the Authority in a journal of proceedings to be kept for such purpose, and shall perform all duties incident to his office. He shall keep in safe custody the seal of the — authority and shall have power to affix such seal to all contracts and instruments authorized to be executed by the Authority. -1- He shall have the care and custody of all funds of the Authority and shall deposit the same in the name of the Authority in such bank or banks as the Authority may select. The Treasurer for the Authority shall siqn all orders and checks for the payment of money and shall pay out and disburse such moneys under the direction of the Authority. Except as otherwise authorized by resolution of the Authority, all such orders and checks shall be counter- signed by the Chairman. He shall keep regular books of accounts showing receipts and expenditures and shall render to the Authority, at each regular meeting (or more often when requested), an account of his transactions and also of the financial condition of the Authority. He shall give such bond for the faithful performance of his duties as the Authority may determine. The compensation of the Executive Director shall be determined by the Authority. Section 6. Additional Duties. The officers of the Authority shall perform such other duties and functions as may from time to time be required by the Authority or the by -laws or rules and regulations..of the Authority. Section 7. Election or Appointment. The Chairman, Vice - Chairman and Secretary shall be elected at the annual meeting of the Authority from among the Commissioners of the Authority, and shall hold office for one year or until their successors are elected and qualified. The Executive Director shall be appointed by the Authority. Any person appointed to fill the office of Executive Director, or any vacancy therein, shall have such term as the Authority fixes, but no Commissioner of the Authority shall be eligible to this office. Section 8. Vacancies. Should the office of Chairman, Vice - Chairman or Secretary become vacant, the Authority shall elect a successor from its membership at the next regular meeting, and such election shall be for the unexpired term of said office. When the office of Executive Director becomes vacant, the Authority shall appoint a successor, as aforesaid. Section 9. Additional Personnel. The Authority may from time to time employ such personnel as it deems necessary to exercise its powers, duties and functions as prescribed by the Municipal Housing and Redevelopment Law of Minnesota applicable thereto. The selection and compensation of such personnel (including the Executive Director) shall be determined by the Authority subject to the laws of the State of Minnesota. -2- ARTICLE III - MEETINGS Section 1. Annual Meeting. The annual meeting of the Authority shall be held on the 3rd Thursday of June at Chanhassen City Hall, the regular meeting place of the Authority, at 7:30 o'clock P.M. In the event such date shall fall on a legal holiday, the annual meeting shall be held on the next succeeding secular day. Section 2. Regular Meetings. Monthly meetings shall be held without notice at the regular meeting place of the Authority on the 3rd Thursday of each month, at 7:30 o'clock P.M., unless the same — shall be a legal holiday, in which event said meeting shall be held on the next succeeding secular day. Section 3. Special Meetings. Special meetings of the Authority may be called by the Chairman, or two members of the Authority for the purpose of transacting any business designated in the call. The call for a special meeting may be delivered at any time prior to the time of the proposed meeting to each member of the Authority or may be mailed to the business or home address of each member of the Authority at least two (2) days prior to the date of such special meeting. At such special meeting, no business shall be considered other than as designated in the call, but if all of the members of the Authority are present at a special meeting, any and all business may be transacted at such special meeting. Section 4. Quorum. The powers of the Authority shall be vested in the Commissioners thereof in office from time to time. Three Commissioners shall constitute a quorum for the purpose of conducting its business and exercising its powers and for all other purposes, but a smaller number may adjourn from time to time until a quorum is obtained. When a quorum is in attendance, action may be taken by the Authority upon a vote of a majority of the Commissioners present. Section 5. Order of Business. At the regular meetings of the Authority the following shall be the order of business: 1. Roll call. 2. Reading and approval of the minutes of the previous meeting. 3. Bills and communications. 4. Report of the Executive Director. 5. Reports of Committees. 6. Unfinished business. 7. New business. 8. Adjournment. All resolutions shall be in writing and shall be copied in the journal of the proceedings of the Authority. Section 6. Manner of Voting. The voting on all questions coming before the Authority shall be by roll call, and the yeas and nays shall be entered upon the minutes of such meeting. -3- ARTICLE IV - AMENDMENTS Amendments to By -Laws. The by -laws of the Authority shall be amended only with the approval of at least three of the members of the Authority at a regular or a special meeting. The undersigned, Donald W. Ashworth, Executive Director of the Housing and Redevelopment Authority of Chanhassen, Minnesota, hereby certifies that the foregoing by -laws were adopted as the complete_ by -laws of said Authority at a duly called meeting of the Commissioners of said Authority on the 14th day of No /vemm r, 1978. P`.?` Donald W. Ashworth Executive Director The undersigned, Scott A. Martin, Executive Director of the Housing and Redevelopment Authority of Chanhassen, Minnesota, hereby certifies that the foregoing by -laws were amended as to Section 2, Regular Meetings at a duly called meeting of the Commissioners of said Authority on the 21st day of May, 1981. A(ktmzt� Scott A. Martin Executive Director MEMORANDUM CITY OF CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 TO: Housing and Redevelopment Authority FROM: Don Ashworth, City Manager DATE: July 25, 1986 SUBJ: Presentation of Draft Report - Broadened Study Area - Fred Hoisington and Jim Benshoof Attached please find the draft copy.of the Broadened Study Area report. Both Mr. Hoisington and Mr. Benshoof will be present to discuss the draft document. City staff has not had significant time to review this document and we anticipate making suggested changes Thursday evening. As a draft document, the Commission should consider any deletions or additions desired by the Commission. CITY OF CHANHASSEN YEAR 2005 LAND USE AND TRANSPORTATION PLAN PREP \M�NPRV Prepared for: City of Chanhassen Housing and Redevelopment Authority Prepared by: Brauer 8 Associates, LTD Hoisington Group, Inc. Benshoof 8 Associates, Inc. July, 1986 TABLE OF CONTENTS Factors Influencing Growth 10 Socio Economic Forecasts . 10 Land Use Plan . . . . . . . . 11 METHODOLOGY FOR TRAFFIC FORECASTING AND ANALYSES 15 Sub Zones and Land Use Information . . . . . 16 Trip Generation . . . . . . . . . . . 16 Trip Distribution . . . . . . . . . . 16 Traffic Assignment . . . . . . . . . . 17 Calibration 18 ANALYSIS OF BASELINE ROADWAY SYSTEM . . . . . . 19 Roadway System . . . . . . . . . . . 19 Traffic Forecasts and Analysis . . . . . . 21 Identification of Problems . . . . . . . 28 DEVELOPMENT AND ANALYSIS OF ALTERNATIVE ROADWAY SYSTEMS 30 Identification of Alternatives 30 Analysis of Alternative A . 32 Analysis of Alternative B . 32 DESCRIPTION OF PREFERRED ROADWAY SYSTEM . 35 ANALYSIS OF FUNCTIONAL AND JURISDICTIONAL CLASSIFICATION SYSTEMS . 47 Background . 47 Functional Classification System 47 Jurisdictional Classification System . . . 51 RECOMMENDATIONS FOR IMPLEMENTATION . . . . . 53 APPENDIX Page EXECUTIVE SUMMARY . . . . . . . . . . l INTRODUCTION . . . . . . . . . . . . . 3 Purpose and Background . 3 Issues . . . . . . . . . . . . . . 6 Objectives . 7 Work Program . 8 FUTURE GROWTH AND DEVELOPMENT . . . . . . . . 10 Factors Influencing Growth 10 Socio Economic Forecasts . 10 Land Use Plan . . . . . . . . 11 METHODOLOGY FOR TRAFFIC FORECASTING AND ANALYSES 15 Sub Zones and Land Use Information . . . . . 16 Trip Generation . . . . . . . . . . . 16 Trip Distribution . . . . . . . . . . 16 Traffic Assignment . . . . . . . . . . 17 Calibration 18 ANALYSIS OF BASELINE ROADWAY SYSTEM . . . . . . 19 Roadway System . . . . . . . . . . . 19 Traffic Forecasts and Analysis . . . . . . 21 Identification of Problems . . . . . . . 28 DEVELOPMENT AND ANALYSIS OF ALTERNATIVE ROADWAY SYSTEMS 30 Identification of Alternatives 30 Analysis of Alternative A . 32 Analysis of Alternative B . 32 DESCRIPTION OF PREFERRED ROADWAY SYSTEM . 35 ANALYSIS OF FUNCTIONAL AND JURISDICTIONAL CLASSIFICATION SYSTEMS . 47 Background . 47 Functional Classification System 47 Jurisdictional Classification System . . . 51 RECOMMENDATIONS FOR IMPLEMENTATION . . . . . 53 APPENDIX LIST OF FIGURES M1 1 Study Area . 5 2 Land Use Plan . 14 3 Existing and Presently Planned Roadway System . . . . . . 20 4 Year 2005 PM Peak Hour Forecasts on Planned Roadway System at T.H. 5 /Great Plains Blvd. /West 79th Street . 22 5 Potential Problems at T.H. 5 /Great Plains Blvd. /West 79th Street 23 6 Year 2005 PM Peak Hour Forecasts on Plannned Roadway System at T.H. 5 /Dakota Ave. /West 78th Street . . . . . . . . 25 7 Potential Problems at T.H. 5 /Dakota Ave. /West 78th Street 26 8 Year 2005 PM Peak Hour Forecasts on Planned Roadway System at T.H. 5 /Dell Road . 28 9 Potential Problems with Presently Planned Roadway System . . . 29 10 Alternative Roadway System A . 31 II Alternative Roadway System B . 33 12 Year 2005 PM Peak Hour Forecasts on Preferred Roadway System at T.H. 101 /T.H. 212 . . . . . . . . . . . . . . 36 13 Year 2005 PM Peak Hour Forecasts on Preferred Roadway System at T.H.5 /Great Plains Blvd. /West 79th Street . 38 14 Conceptual Layout of Connection of West 79th Street to T.H. 5 39 15 Year 2005 PM Peak Hour Forecasts on Preferred Roadway System at C.R. 17 /T.H. 5 /West 78th Street . 41 16 Year 2005 PM Peak Hour Forecasts on Preferred Roadway System at T.H. 5 /T.H. 101 (new intersection) . 42 17 Conceptual Layout of New Connection of T.H. 101 to T.H. 5 . 44 18 Year 2005 PM Peak Hour Forecasts on Preferred Roadway System at T.H. 5 /Dell Road . . . . . . . . . . . . . . 45 19 Year 2005 Average Daily Traffic on Preferred Roadway System 48 20 Recommended Functional Classification for Preferred Roadway System 50 EXECUTIVE SUMMARY The purpose of this study was to develop a Year 2005 Land Use and Transporation Plan for the City of Chanhassen. The Land Use Plan was based upon the City's current comprehen- sive plan, the 1984 Downtown concept plan, and appropriate input from City staff and officials. Utilizing the land use designations, specific socio- economic forecasts for the year 2005 were prepared. Based upon the City growth forecasts, traffic forecasts for the year 2005 were prepared utilizing the existing and presently planned roadway system. Deficiencies in this system were identified and conceptual alternative roadway improvements developed to solve the identified problems. Year 2005 traffic forecasts for the alternative roadway systems were prepared to identify which system would meet the objectives of the City and provide effective traffic operations. Through this analysis a preferred roadway system was identified. Conceptual solutions for key elements of the preferred roadway were developed and reviewed with appropriate involved agencies to ensure that implementation of the preferred roadway system would be feasible. Principal conclusions of the study include: . The City's socio- economic forecasts for the year 2005 envision greater growth than Metropolitan Council year 2005 forecasts utilized by the Minnesota Department of Transportation for analysis of the T.H. 212 corridor. . As the City's growth forecasts do not account for full development within the Metropolitan Urban Service Area and thus will occur at some future date, it is appropriate to plan the roadway system based upon the City's forecasts. . The presently planned roadway system would experience three significant deficiencies by the year 2005: - lack of convenient direct access to Downtown Chanhassen from T.H. 212 - inadequate design and lack of continuity for T.H. 101 - potentially significant congestion on T.H. 5, causing both difficulties for traffic operations on T.H. 5 and congestion on major cross streets -1- . The preferred roadway system can resolve these identi- fied deficiencies, meet City objectives, and provide effec- tive traffic operations. . Significant components of the preferred roadway system include: - An interchange on T.H. 212 at T.H. 101. Realignment and improvements to T.H. 101, including construction of a new intersection with T.H. 5 west of Dakota Ave. In conjunction with this intersec- tion, the existing full movement access at Dakota Ave. would be converted to right in /out only. - A new roadway connection between T.H. 5 and West _ 78th Street (Main Street) at the western end of existing West 79th Street which would improve access to Downtown and relieve congestion at T.H. 5 and Great Plains Boulevard. - Realignment of West 78th St. at its intersection with County Highway 17 to ensure adequate stacking distance between this intersection and T.H. 5. MnDOT and Carver County staffs understand the deficiencies of the presently planned roadway,system and concur with the conceptual solutions provided by the preferred roadway system. Additional analysis of the feasibility of specific design solutions is necessary. T.H. 101 should be a designated minor arterial and should not be a local roadway. The jurisdiction over this roadway by either the County or State needs to be resolved expeditiously given the important function of T.H. 101 and necessary improvements required to the roadway. West 78th St. (County Highway 17) should be a City street, principally to allow greater City control over the design and usage of Main Street in conjunction with Downtown development. The City should work closely with Carver County and MnDOT to facilitate implementation of the improvements necessary for the preferred roadway system. As specific roadway plans evolve, the City should take appropriate steps to acquire or reserve the necessary right of way. -2- INTRODUCTION The purpose of this study was to develop a year 2005 Land Use Plan for the central portion of the City of Chanhassen and to develop a Transportation System Plan which would effectively accommodate the traffic and access needs of the identified land uses. In 1984, the City of Chanhassen's Housing and Redevelopment Authority (HRA) commissioned Brauer & Associates, Ltd., to take a fresh look at Downtown Chanhassen and to prepare a concept plan which could be supported by the business community, the City, and the marketplace. As part of the process, two plan alternatives were developed based on differing access scenarios. Both alternatives propose a substantial increase in downtown retail development and employment while providing for improved access. The downtown planning process posed several questions and concerns related to access that could not be resolved in the narrow context of downtown. Of primary concern were access deficiencies to /from Highway 5, already existing traffic problems at the intersection of Great Plains Boulevard (T.H. 101) and West 79th Street, and poor intersection geometrics at Trunk Highway 5 and Dakota Avenue. Upon completion of the downtown planning process, the HRA concluded that the study area should be broadened to include an area sufficient in size to address these concerns and to identify access needs and recommendations to Highway 5 throughout Chanhassen. In August, 1985, the HRA authorized the Brauer & Associates team (including Hoisington Group Inc. and Benshoof & Associates, Inc.) to prepare a Land Use and Transportation Plan for this broadened study area. During the initial data collection phases, it was determined that preliminary plans for T.H. 212 had only recently been completed, (in anticipation of officially mapping the right - of -way) and that access to Chanhassen from T.H. 212 could be deficient. The only interchange within the City was pro- posed for County Highway 17. Based on this finding, the HRA authorized an expansion of the study area to include T.H. 212 and to work with the Minnesota Department of Transportation (MnDOT) in satisfying Chanhassen's T.H. 212 access needs. -3- Figure I presents the study area boundaries. As can be noted, the land use analysis focused on the central portion of Chanhassen. In order to effectively address the transportation concerns, the transportation study area boundaries encompassed a larger area, including the western portion of Eden Prairie. Chanhassen is a third tier southwest Twin Cities suburb with a population of nearly 8,000 and a rapidly growing industrial /employment base. The City contains a substantial inventory of undeveloped land, only a portion of which is within the Metropolitan Urban Service Area (MUSA). Lands outside the MUSA are primarily used for agriculture. Chanhassen offers a unique high amenity residential setting not unlike its very rapidly growing easterly neighbor, Eden Prairie. It is the home of the Chanhassen Dinner Theatre, a major regional entertainment center; CPT; Instant Webb; and the Chanhassen Lakes Business Park. The City also has excellent access to major employment centers in Eden Prairie, Chaska, Edina Bloomington, and Minnetonka. The Study Area is presently served by State Trunk Highways 5, 41 and 101 and by Carver County Highways 17 (Powers Boulevard), 18 (Lyman Boulevard) and 117 (Galpin Boulevard). Of these, T.H. 5 is the major traffic carrier with present average daily volumes of 11,000 to 18,000 through the study area. Highway 5 is proposed to be widened by 1989 to four lanes plus turn lanes -.as a means to mitigate peak hour traffic congestion in Eden Prairie and Chanhassen. Other major highway improvements proposed within or affecting the Study area include the following: Crosstown Highway /Townline Road - This improvement will entail the extension of the Crosstown (CSAH 62) from Shady Oak Road west to 1 -494 (already under construction) and the construction of Townline Road from I -494 west to T.H. 101 (a separate project). These improvements will provide some relief for T.H. 5 in Eden Prairie and will have a major impact on T.H. 101 which serves as the common Chanhassen/ Eden Prairie boundary north of T.H. 5. . State Trunk Highway 212 - This major highway has been under consideration for improvement since the early 1950's. After considering numerous alternatives, the involved communities recently agreed upon a basic alignment for T.H. 212. T.H. 212 is proposed to be a four lane freeway facility. As presently conceived, two lanes would be constructed through Chanhassen from Highway's 5 to 41 during the period 1990 -92. While programmed accordingly, the project is not yet funded. -4- . Dell Road /W. 184th Avenue - This Eden Prairie street parallels T.H. 101 and is classified by the City of Eden Prairie as a collector roadway north of T.H. 5 and a minor arterial south of T.H. 5. It will provide a connection from Townline Road on the north to Pioneer Trail on the south and will be phased in conjunction with area development. Dependent on its design and access to the State Trunk Highway system, Dell Road could play a greater or lesser traffic role than envisioned by the City of Eden Prairie. The City's Comprehensive Plan also proposes certain roadway improvements to accommodate anticipated growth, to minimize the use of T.H. 5 for local trips, and to correct already existing traffic problems. These include the completion of a frontage road along the south side of T.H. 5 and, as yet, undecided intersection improvements in the vicinity of Dakota Avenue and T.H. 5. i gstlPs The major problems and issues that precipitated this study include the following: . Central Business District (CBD) Access - Downtown Chanhassen has a real identity problem in that it lacks coordinated visual and vehicular access from T.H. 5, its primary connection to /from the greater metropolitan community. Because it is a major entertainment center whose viability depends on good accessibility, access deficiencies must be corrected. The present entrances from Highway 5 do not facilitate CBD visibility /accessibility. . Trunk Highway 101 - T.H. 101 is classified as a temporary Trunk Highway, and, as such, it has not received appropriations for any but the absolute minimum of highway improvements. Recent State legislation calls for Hennepin County to accept jurisdiction for T.H. 101 within Hennepin County. Since a substantial portion of the highway is in Carver County and Chanhassen specifically, jurisdictional and functional continuity are major concerns that could have major consequences for the City. The jurisdictional problem is further compounded by the need for T.H. 101 improvements. The highway not only penetrates downtown Chanhassen, causing it to serve a dual purpose, it also has significant alignment and geometric problems. . Trunk Highway 5 Congestion - T.H. 5 carries substantial traffic both to the City of Chanhassen, as well as through the study area as a major component of the regional roadway system. As a result, congestion on T.H. 5 occurs at several locations in the study area, especially during the peak hours. -6- State Trunk Highway 212 - The official mapping for T.H. 212 is anticipated for completion in 1986 or early 1987 and will most likely follow the north Lake Riley alignment. Interchanges have been proposed at Dell Road in Eden Prairie and County Highway 17 in Chanhassen, neither of which provides direct access to downtown. Based on the recent T.H. 212 traffic forecasts, even after T.H. 212 is built, traffic volumes will remain high on T.H. 5, with both roadways projected to carry between 30,000 and 40,000 vehicles per day in 2005. . Trunk Highway 5 /Dakota Avenue Intersection - This intersection has numerous problems associated with turning lanes, grades, stacking distance, railroad crossings, and frontage roads. Five alternative improvements were developed by Schoell 8 Madson, Inc. in 1981. None of these alternatives have been found acceptable to date as a result of physical, financial, or political constraints. Objectives In order to resolve the preceding issues and to meet the _ needs of the City of Chanhassen, the following objectives were established at the outset of the Land Use and Transportation Study: 1. To provide effective solutions for current issues such as T.H. 5 access, T.H. 101, and County Highway 17/78th Street. 2. To ensure that the future roadway system, including T.H. 212, provides effective accessibility for the downtown area. 3. To develop a definitive land use /transportation plan which is realistic and achievable in meeting long term City objectives and which accounts for: . Socio- economic projections . General alignment of major roadways . Design type of major roadways . Locations of major intersections 4. To develop a functional classification system that meets regional criteria and needs for through and local traffic. -7- 5. To develop a jurisdictional classification system that responds to: • Policies of involved governmental units • Needs for funding of capital and operating expenses • Maintenance of functional integrity 6. To reach agreement with involved agencies regarding major elements of the Land Use and Transportation Plan. 7. To simplify and expedite future decisions by the City regarding development and traffic. Work Program The following tasks were completed by the Consultant Team In carrying out the study: Task 1 - Preparation of Base Documentation and Definition of Objectives. This task involved the preparation of base maps, the preparation /refinement of the work program /schedule and project parameters, and the setting of study objectives. Task 2 - Data Assembly /Synthesis /Forecasting. This task involved the assembly and review of information, studies and reports and, where appropriate, the generation of new information to be used as input for the Study. Task 2 also included the forecasting of households, population and employment for the year 2005. Task 3 - Plans Formulation. Task 3 included the preparation of the land use and identification of potential alternative roadway system concepts. Task 4 - Modeling. This task included the definition of a traffic forecasting strategy and coordination with the MnDOT and Metropolitan Council staffs to ensure that the parameters and assumptions were consistent with techniques used by these agencies. Task 4 included the development of a computerized roadway network and the determination of appropriate trip generation, trip distribution, and alternative routings. It also involved the calibrating (testing) and refinement of the traffic forecasting system based on existing land uses and traffic volumes to ensure that the model would produce realistic forecasts. �D Task 5 - Testing of Plan Alternatives /Fnr nnstino. Task 5 included the preparation of traffic forecasts for the land use plan on the presently planned roadway system. Upon identifying system deficiencies, additional forecasts and analyses were performed on alternative roadway systems. These analyses included the testing of additional inter- change locations on T.H. 212 and the peak hour capacity of key intersections throughout the system. Task 5 also included the formulation of preliminary findings and recommendations and the review of recommendations with other appropriate public agency officials. Task 6 - Plan Refinement and Detail. Task 6 involved the preparation of concept plans for recommended roadway improvements. Considerable time was spent during this task to gain public agency concurrence on intersection and functional and jurisdictional classification proposals. Documentation prepared as part of Task 6 included a "Presentation to Involved Agencies Regarding Chanhassen Land Use and Transportation Plan" and "Supplemental Traffic Projections and Analysis for Chanhassen Land Use and Transportation Plan" (June 3 and 10, 1986). Task 7 - Report. This task entailed the documentation of final plan recommendations including the preparation of this final written and graphic report. FUTURE GROWTH AND DEVELOPMENT Chanhassen is located in the rapidly growing southwest sector of the metropolitan area. The City is an attractive area for growth with several lakes, a developing downtown, excellent land available for residential, industrial, and office development, and improving access to the core cities. The City has experienced significant growth in the last decade. Population increased by 30% during the 1970'5 and by 25% since 1980. Employment has grown 83% since 1980, due in large measure to the Chanhassen Lakes Business Park. It is expected that Chanhassen will experience significant growth for a variety of reasons including: . Unique physical and economic assets which have already and will continue to stimulate growth. . Location adjacent to Eden Prairie. Eden Prairie is one of the region's fastest growing cities. As larger tracts of land in Eden Prairie become less available, growth will naturally spill over to Chanhassen. Location In The Region. While containing excellent residential and employment opportunities in its own right, Chanhassen's location in the southwest area near such population and employment centers as Eden Prairie, Minnetonka, Bloomington, and Edina will further stimulate growth. . Land Availability. The City currently has a substantial amount of land available for development, including an inventory of nearly 2,000 approved, but undeveloped, lots or residential units. Socio Economic Forecasts Tables 1 and 2 present historical data and forecasts for a variety of socio economic aspects of the cities of Chanhassen and Eden Prairie. Table 3 presents a comparison of the City's forecasts of year 2005 households, population, and employment with the statistics used by the Minnesota Department of Transportation for the T.H. 212 study, "T.H. 212 Traffic Forecasts ", 1985, prepared by BRW Inc. These MnDOT forecasts represent scenario 2005A, which, as we understand it, were adjusted slightly from forecasts provided by the Metropolitan Council. in — Table 4 presents a comparison of MnDOT forecasts with year 2005 forecasts prepared by either Chanhassen or Eden Prairie for the Traffic Assignment Zones (TAZ) within the — transportation study area boundaries. As can be noted from Table 4, while study area forecasts prepared by the City of Eden Prairie differ somewhat from — those utilized by MnDOT for the T.H. 212 study, study area forecasts by the City of Chanhassen are significantly higher than those used by MnDOT. Two principal factors account for this difference in study area forecasts: . Greater overall growth anticipated by the City of Chanhassen. . The majority of growth predicted in the MnDOT forecasts for the entire City of Chanhassen occurs outside of the MUSA — line. The City's forecasts anticipate significant growth inside the MUSA line (within the study area) and minimal growth with no significant changes outside this area. Whether or not concurrence is reached as to the most appropriate forecasts for the year 2005, the fact remains that the City's higher projections will eventually be reached (perhaps by 2010 if not by 2005) and the transportation system should be planned accordingly. The City's forecasts still do not reflect a saturation level of development within the MUSA. 1 and 11sP Plan Figure 2 presents the recommended Land Use Plan. The plan contains the basic land use proposals embodied in the City's existing comprehensive plan, the Downtown concept plan, and changes resulting from the Planning Commission's recent zoning ordinance updating process. Based upon this plan, specific land use statistics were forecasted for the transportation analysis as discussed in the following section. -11- TABLE 1 HISTORICAL DATA AND SOCIO- ECONOMIC FORECASTS Entire City of Chanhassen 1986 3) 2005 4) 2,920 1970 1) 1980 1) 1985 2) ----------------------------------------- Housing Units 1,454 2,283 2,689 Households 1,349 2,073 2,564 Vacancy Rate - - 4.65% Household Size 3.59 3.04 2.86 Population 4,879 6,359 7,370 Employment 985 1,201 - 1) U.S. Census 2) Metropolitan Council Estimate - April 3) Chanhassen Estimate - May 4) Chanhassen Forecast 1986 3) 2005 4) 2,920 7,370 2,785 7,000 4.65% 5.0% 2.86 2.7 7,965 18,900 2,200 7,800 TABLE 2 HISTORICAL DATA AND SOCIO- ECONOMIC FORECASTS Entire City of Eden Prairie 1970 1) ------------------------------------------------------------ 1980 1) 1985 1) 1986 2) 2000 3) Housing Units 1,685 6,220 9,196 10,872 17,804 Population 6,938 16,263 24,052 26,247 47,000 Employment ------------------------------------------------------------ - 16,000 22,989 25,360 54,000 1) U.S. Census 2) Eden Prairie Planning Department - February 3) Eden Prairie Planning Department Forecast -12- 1 Source: "T.H. 212 Traffic Forecasts ", BRW, Inc. 1985. i TABLE 3 2005 SOCIO- ECONOMIC FORECAST COMPARISONS Entire City of Chanhassen ------------------------------------------------------------ MnDOTI Chanhassen Households 4,200 7,000 Population 11,000 18,900 Employment — ------------------------------------------------------------ 5,400 7,800 TABLE 4 2005 STUDY AREA FORECAST COMPARISONS TAZ's in Chanhassen 1) TAZ's in Eden Prairie 2) - ----------------------------------------------------------- MnDOTI Chanhassen MnDOTI Eden Prairie Households 3,030 6,296 4,140 4,409 Population 7,980 15,335 12,601 14,228 Employment ------------------------------------------------------------ 5,200 7,520 2,647 1,237 1) TAZ's 540 and 541 2) TAZ's 848 and 852 1 Source: "T.H. 212 Traffic Forecasts ", BRW, Inc. 1985. i Legend: Land Use Study Area Boundary Transportation Study ....... I ...... Area Boundary 1 N 0 3400' Approx. Scale FIGURE 1 STUDY AREA CHANHASSEN YEAR 2005 LAND USE AND TRANSPORTATION STUDY CITY OF CHANHASSEN BRAUER & ASSOCIATES LTD. HOISINGTON GROUP, INC. BENSHOOF S ASSOCIATES, INC. ..... ,. r . ... PIa4k%+ eiltNEWNMrw19MiMMUk iXi.§WAa1+ISi,W.amM..a1. w as ,.,..,.. • • il_ I Legend: Industrial Commercial ..�- �••('� - fO'VJ ❑ Office /Institutional �✓< .; Parks And Open Space _ P High Density Residential o• (••( ••• .I ❑ Medium Density Residential 2 ❑ Low Density Residential ......... MUSA Line - Metro Council _..... 0 2500' Approx. Scale "••. ,•• • rl I Y( -' '-°" FIGURE 2 goo LAND USE PLAN i x _ - •;• 4 �• 1 CHANHASSEN YEAR 2005 LAND USE AND _� ♦ r � o uxr TRANSPORTATION STUDY � xurF CITY OF CHANHASSEN Note: Roadways Shown Represent - = BRAUER 8 ASSOCIATES LTD. Existing And Presently Planned HOISINGTON GROUP, INC. Roadway System. �+ BENSHOOF 8 ASSOCIATES,INC -14- ..... ,. r . ... PIa4k%+ eiltNEWNMrw19MiMMUk iXi.§WAa1+ISi,W.amM..a1. w as ,.,..,.. METHODOLOGIES FOR TRAFFIC FORECASTING AND ANALYSES The essential intent of the methodologies for traffic forecasting and analysis was to utilize accepted technical procedures which are consistent with methodologies used by the Metropolitan Council and MnDOT. This aspect is crucial to both relating the study to the regional forecasting process and to gaining concurrence from these agencies for the recommended roadway system. The principal steps in the traffic forecasting process are as follows: . Division of the study area into logical subzones consistent with the boundaries of the Traffic Assignment Zones utilized by the Metropolitan Council and MnDOT. . Determination of the daily and PM peak hour trip generation of each subzone based upon its appropriate land use characteristics. . Determination of expected trip distribution for trips both to /from locations in the study area and to /from locations external to the study area. . Preparation of trip tables, based upon the expected trip generation and distribution, of all trips associated with the study area sub zones. . Assignment of all study area trips to their destination via the most convenient direct route through use of the Interactive Routing Assignment Process computer program. . Addition of trips passing through the study area (external to external trips) to the above assignment of study area trips to obtain total traffic volume forecasts on the roadway system. The methodologies for analyzing the ability of the roadway system to accommodate projected traffic volumes included both technical analyses of various characteristics of intersection operations, such as volume to capacity ratios, and more subjective analyses of such aspects as the viability of access provided, roadway design characteristics, roadway functional classification criteria, and the overall objectives of the study. The following portions of this section summarize the key aspects of the methodologies. The Appendix provides more specific technical details such as land use statistics, trip distribution, and trip tables. -15- S,,th�nne� and I anr1 I1cc I nformat i on The study area utilized for the transportation analyses consists of four traffic assignment zones (TAZs) used for regional traffic analyses. These TAZs were subdivided into 33 subzones. The boundaries of any given group of subzones are consistent with both Metropolitan Council TAZ boundaries and boundaries of the assignment zones utilized in the document "T.H. 212 Traffic Forecasts ". A graphic of the subzones is presented in the Appendix. Land use statistics were compiled for each subzone for both existing conditions and the year 2005 Chanhassen Land Use _ Plan described in the preceding section. Those statistics consisted of estimates of population, number of households, number of employees, and percentage of employees in the service sector. The statistics by subzone for the year 2005 — Land Use Plan are presented in the Appendix. Trio Generation The daily and PM peak hour trip generation for each subzone were calculated utilizing formulas supplied by the Metropolitan Council. These "Borgan" formulas (named after the Council staffer who developed the methodology) calculate trip generation utilizing the specific land use statistics for each subzone and a series of constants developed from the Travel Behavior Inventory of the region. 'These constants are essentially based upon trip demand factors in the specific TAZs. The constants utilized for the trip generation calculations were provided by the Metropolitan Council. Trio Distribution The initial step in the trip distribution process was to determine the percentage of total trips which would remain inside the study area (internal to internal trips). For the year 2005 forecasts a figure of 15 percent was utilized based upon data supplied by the Metropolitan Council from the year 2000 regional forecasts. These data, which consisted of the percentage of total trips internal to the four TAZs encompassed by the study area, were adjusted slightly to account for an increase in internal trips expected between the year 2000 and the year 2005. The number of internal study area trips for each subzone was calculated by taking 15 percent of the total trips for that zone. In cases where the gross number of PM Peak Hour trips into the subzone differed from the outbound trips, the lower figure was utilized to balance the inbound and outbound PM Peak Hour internal traffic for the study area. -16- The distribution of internal trips was calculated through: Categorizing the total trip generation of each zone by the following three types of trips: home based work trips (trips directly to /from work), home based other trips (such as shopping trips), or other trips (such as from one office to another). The types of trips were calculated based upon the specific land use characteristics of each zone and Information on trip type provided by the Metropolitan Council Travel Behavior Inventory. . Assigning the trips between each zone through the Quick Response System computer program. This QRS system is based upon the precepts of the gravity model and assigns trips based upon travel distance factors and the "demand" for different types of trips between various zones. One output of the QRS program is a trip table of trips between the subzones. The distribution of trips to and from destinations outside the study area (internal to external or external to internal trips) was based upon the BRW, Inc. study "T.H. 212 Traffic Forecasts ". The BRW percentages were adjusted slightly to account for the study area boundary, the specific relation- ships of Chanhassen to the regional system, and area employment/ service opportunities. The Appendix presents the external trip distribution percentages. Based upon these percentages, trip tables of external trips associated with each zone (85% of the gross trips) to /from each external station were calculated. Traffic A,�cionmen The two trip tables (internal - internal, internal - external) were entered into the Interactive Routing Assignment Process computer program for the purpose of assigning trips to the roadway network. The computerized roadway network consisted of all major local roadways, as well as all County and State roadways, such that all roads of a collector status or higher functional classification were included. The alternative roadway systems added or deleted various portions of the network. Access points to the roadway network for the subzones were located at logical locations, creating a network of links between roadway intersections and each zonal loading point. Travel time for travel on -17- each link was entered based upon distance between links, traffic control, speed limits, and actual travel time measurements. The program then assigned trips to /from these destinations via the most convenient direct routings. Two key components of the IRAP program which assist in a realistic traffic assignments are: . Multiple loading points - subzones can be accessed to the roadway system at up to ten different locations. . Multiple routings - trips can be assigned via more than one route dependent upon subzone loading points and roadway characteristics (for example trips from existing 79th Street to the north on County Highway 17 could be assigned via either T.H. 5 or West 78th Street). The assignment of study area trips were then added to trips through the study area (external to external) to obtain complete forecasts of traffic volumes on the roadway network. These external trips were obtained from MnDOT and were based upon the year 2005 build traffic forecasts of the BRW study which excluded trips to or from the study area (the process entails creating a "window" in the regional forecasts). ralihration of the Assignment Process In order to be confident that the computer model was assigning trips in a realistic manner, the assignment process was calibrated based upon existing land use conditions. Traffic forecasts were prepared based on existing land use statistics and adjusted through volume (external to external) data. These forecasts were then compared to existing traffic volumes and appropriate adjustments made in the assignment process. The various year 2005 forecasts were also reviewed from a "reasonableness" standpoint, and minor adjustments were made accordingly. mom ANALYSIS OF BASELINE ROADWAY SYSTEM 1l The initial traffic forecasts for plan were prepared based upon the planned roadway system. Figure 3 system. The essential changes in currently in place and key assump roadways are as follows: the year 2005 land use existing and presently presents this roadway the system from that tions regarding the . T.H. 5 would be upgraded to four lanes through the study area T.H. 212 would be constructed with interchanges at Dell Road and County Highway 17 . Dell Road would be Townline Road; however, T.N. 5 would be such as usage. Through the use and access provisions, City of Eden Prairie to portion of Dell Road. completed from Pioneer Trail to the design of Dell Road north of to discourage significant traffic of speed limits, traffic controls, it is currently the intent of the discourage significant use of this . County Highway 17 would be constructed from Lyman Boulevard to Bluff Creek Drive . Lake Drive East would be completed (functioning to a certain extent as a frontage road for T.H. 5) between Dell Road and County Highway 17 . West 78th St. would be connected with Dell Road . The intersection of Great Plains Boulevard (T.H. 101) and West 78th St. would be reconstructed as a T intersection in conjunction with Downtown redevelopment . A frontage road north of T.H. 5 would be constructed between County Highway 17 and Galpin Boulevard (C.R. 117) . T.H. 101 in the vicinity of West 78th St. and Dakota Ave. would be slightly realigned to provide a more direct connection to T.H. 5 at the existing Dakota Ave. intersec- tion. -19- -20- EtkYAiYiX4li�tiPdYW4�aYuY% iM18kXN4YMiWMNibb�s «w5'�r+.<,..... Legend: Planned Roadway Improvements • Planned Interchanges 1 N 0 3400' Approx. Scale FIGURE 3 EXISTING AND PRESENTLY PLANNED ROADWAY SYSTEM CHANHASSEN YEAR 2005 LAND USE AND TRANSPORTATION STUDY CITY OF CHANHASSEN BRAUER & ASSOCIATES LTD. HOISINGTON GROUP, INC. BENSHOOF S ASSOC:ATES, INC. The analysis of the year 2005 forecasts on the existing and presently planned roadway system focused on the identifi- cation of any traffic and access problems associated with this system. A number of significant problems were identified at key intersections as well as with the overall traffic /access provisions of the plan. Figure 4 presents the forecasts at the intersection of Great Plains Boulevard (T.H. 101 ) with T.H. 5 and West 79th St. At the West 79th St. intersection, significant turn movements include: exiting traffic from 79th St. (this intersection is the only currently planned access to this commercial area), through volumes on Great Plains Blvd., and left turns from the south to West 79th St. The capacity analysis of this intersection indicates that it would operate at a level of service B, with turn lanes on T.H. 101 and two approach lanes on West 79th St. A description of levels of service is presented in the Appendix. At the intersection of T.H. 101 and T.H. 5, significant turn movement volumes include left turns from the north to T.H. 5, through traffic on T.H. 5, and left turns from the east to the south on T.H. 101. The intersection is expected to operate at a level of service E with both the proposed upgrading of T.H. 5 and the provision of double left turn lanes on the north and east approaches. Level of service E indicates that the traffic volumes through the intersection are at capacity. It should be noted that, excluding left turns from the north, over 33 percent of the traffic volumes on T.H. 101 are through trips on the regional roadway system. This fact indicates the functional importance of T.H. 101 to the regional system. A number of significant problems have been identified in this area. Figure 5 illustrates some of these difficulties which include: . Capacity problems at T.H. 5/ T.H. 101 . Potential difficulties for selected turn movements at T.H. 101/ West 79th St. in light of overall traffic volumes. This could be particularly acute for turns from West 79th St. creating the potential that turning queues would block access to specific land uses. -21- Level Of Service = B Level Of Service = E 1 N No Scale M LL l M —336 0 1682 75�� of -456 1073 —� 21 N W n M T. H. 5 CITY OF CHANHASSEN FIGURE 4 CHANHASSEN YEAR 2005 YEAR 2005 P.M. PEAK HOUR LAND USE AND FORECASTS ON PLANNED BRAUER.& ASSOCIATES LTD. TRANSPORTATION STUDY ROADWAY SYSTEM AT T.H. HOISINGTON GROUP, INC. 5 /GREAT PLAINS BLVD./ BENSHOOF & ASSOCIATES, INC. W 79TH ST. —22— M 118 425` R N M O� O f+ M M LL l M —336 0 1682 75�� of -456 1073 —� 21 N W n M T. H. 5 CITY OF CHANHASSEN FIGURE 4 CHANHASSEN YEAR 2005 YEAR 2005 P.M. PEAK HOUR LAND USE AND FORECASTS ON PLANNED BRAUER.& ASSOCIATES LTD. TRANSPORTATION STUDY ROADWAY SYSTEM AT T.H. HOISINGTON GROUP, INC. 5 /GREAT PLAINS BLVD./ BENSHOOF & ASSOCIATES, INC. W 79TH ST. —22— — �1 > _ 0 I / I e 0 0 1 1 �_ 1 m I ° C)o o iy g O O ! Potential Bloc Ka9e 1 Of Intersections 1 1, alo o. o Q kAF o N 0 13 CITY OF CHANHASSEN FIGURE 5 CHANHASSEN YEAR 2005 LAND USE AND POTENTIAL PROBLEMS AT BRAUER & ASSOCIATES LTD. TRANSPORTATION STUDY T.H. 5 /GREAT PLAINS HOISINGTON GROUP, INC. BLVD. /W 79TH ST. BENSHOOF & ASSOCIATES -23- . Limited weaving distance for vehicles coming from the east on T.H. 5 turning left into West 79th St. Limited distance available for stacking on T.H. 101 north of T.H. 5, creating the potential for queues to block West 79th St. Figure 6 presents the PM Peak Hour forecasts at T.H. 5 /Dako- ta Ave. and West 78th St. /T.H. 101. At the T.H. 101 /78th St. intersection (which for this analysis was slightly realigned to provide a more direct movement from north T.H. 101 to T.H. 5), significant turn movements include left turns from 78th St. to the north on T.H. 101 and through volumes on T.H. 101. Approximately 65 percent of the through volumes on T.H. 101 at this location are trips passing through the study area. This intersection would operate at a level of service D. At the intersection of T.H. 5 and Dakota Ave., significant movements include through volumes on T.H. 5 and movements between the north and west (approximately 60% being external trips through the study area). With the upgrading of T.H. 5 and provision of double left turn lanes on the north and west approaches, the capacity analysis of the intersection Indicates that it would operate at a level of service E. Figure 7 indicates the difficulties identified in this area, Including; Capacity problems at T.H. 5 and Dakota Ave. . Limited stacking distance on the north approach The need for condemnation /realignment of T.H. 101 Tight curvature of T.H. 101 north of T.H. 5 . Intersection spacing and location . Usage of T.H. 5 by T.H. 101 through traffic -24- C) N tp W 78th St. /T.H. 101 Level Of Service = D 355 —� 38 I�m 0 M Co W 78th St. *— 43 '0(-73 W M N N Ol V N ti T.H..5 5� � —304 4 1948 Level Of Service = E 395 —�� , -26 1745 45 —� > oaco V N N N 0 O b No Scale 0 CITY OF CHANHASSEN FIGURE 6 CHANHASSEN YEAR 2005 YEAR 2005 P.M. PEAK HOUR LAND USE AND FORECASTS ON PLANNED BRAUER & ASSOCIATES LTD. TRANSPORTATION STUDY HOISINGTON GROUP, INC. ROADWAY SYSTEM AT T.H. 5/ BENSHOOF & ASSOCIATES, INC. I I DAKOTA AVE./ W. 78TH ST. _75_ .f Neccessity To Realign T.H. 101 (Property Placement Of Intersection U'/ "N / Acquistion) j y On Center Of Curve zor zos zos4z ` - .. , i r►i ° /.� 11 Tight Curvature On CHAW oFMCE T.H. 101 Alignment '� •I j U ,�, II °° • 00 ti �:1'zcs0 r .. :✓ I � f: ?%'A .. a CZ,:' - W 78th St.- g:i� » >:: >:;::: _\ Short Spacing Among Intersections And 1_. o A." R.R. Crossings' ° Level Of Service E During P.M. Peak v.L E, / Hour In Year 2005 (°lV NP ��! I i / ' . °// / •PAP SS�I 11 ' 1�:0� � I I I•r�� Usage Of T.H. 5 I �IP.B Ii For T.H. 101 Trips e i'pp=:� I1. 0000 01 i N u a ov !0 1 Mij 0 200' Approx. Scale fff \ CITY OF CHANHASSEN FIGURE 7 CHANHASSEN YEAR 2005 AUER &ASSOCIATES LTD. LAND USE AND POTENTIAL PROBLEMS AT BR HAUER TAS GROUP, INC. TRANSPORTATION STUDY T.H. 5 /DAKOTA AVE./ BENSHOOF & ASSOCIATES, INC. W. 78TH ST- -26- Figure 8 presents the PM Peak Hour forecasts at T.H. 5 and Dell Road. Significant turn movements include through volumes on T.H. 5 and movements between the west and south. These latter movements indicate the significant usage of Dell Road for access to T.H. 212 for the Chanhassen Downtown area. The principal problem associated with this inter- section is that it is expected to operate at a level service F, indicating traffic volumes exceed the capacity of the intersection. At the intersection of T.H. 5 and County Highway 17, the traffic forecasts indicate one significant problem: limited stacking distance on the north approach which could result in queues blocking the intersection of West 78th St. and County Highway 17. Identification of Problems with Presently Planned Roadway System Based upon both the technical analysis of the traffic forecasts and analysis in light of the transportation objectives of this study, it is concluded that the presently planned roadway system is inadequate to provide viable access for the downtown Chanhassen area and effective traffic operations. Figure 9 illustrates the general diffi- culties inherent in the presently planned system. Three principal problems can be identified: Indirect and poorly identified access between Downtown and T.H. 212. The predominant travel direction to Downtown is from the east. With the current location of interchanges on T.H. 212 at Dell Road and C.R. 17, motorists must either drive past Downtown and exit on C.R. 17 or get off on Dell Road in Eden Prairie and utilize T.H. 5 to Downtown. These routings are indirect and may not be readily understandable as the means of access to Downtown. The predominant usage of Dell Road and T.H. 5 also contributes to capacity problems on T.H. 5. . Continuity and geometric design of T.H. 101. T.H. 101 carries significant volumes of both traffic to Chanhassen and through traffic. Traffic must contend with less than desirable roadway geometrics and either penetrate Downtown or utilize T.H. 5 for through movements. Neither of these movements is appropriate and the use of T.H. 5 contributes to capacity problems on that roadway. . T.H. 5 is projected to operate close to or over capacity at three key intersections leading to the Downtown area. This potential congestion, while affecting T.H. 5, also can cause queuing problems at minor street approaches to these intersections. -27- CITY OF CHANHASSEN CHANHASSEN YEAR 2005 FIGURE 8 YEAR 2005 P.M. PEAK HOUR LAND USE AND FORECASTS ON PLANNED BRAUER & ASSOCIATES LTD. TRANSPORTATION STUDY ROADWAY SYSTEM ON T.N. HOISINGTON GROUP, INC. 5 /DELL RD. BENSHOOF & ASSOCIATES, INC. �n lA 119 N N C7 N lI0 T. H. 5 l x_114 1879 59 --/4 -64 1498----11- 411 —� R t �f (") N Level Of Service = F N No Scale CITY OF CHANHASSEN CHANHASSEN YEAR 2005 FIGURE 8 YEAR 2005 P.M. PEAK HOUR LAND USE AND FORECASTS ON PLANNED BRAUER & ASSOCIATES LTD. TRANSPORTATION STUDY ROADWAY SYSTEM ON T.N. HOISINGTON GROUP, INC. 5 /DELL RD. BENSHOOF & ASSOCIATES, INC. �n J H PoV Need � a c` O O m Y C an V', oulbr or, t \ \W. 78th 5t. m �o. s PondC a a• _ • s Boulevard m ICA 181 WINE ............. � .................... ......... _Zg_ Lake z imited Stacking Distance n North Leg Of T.N. 101 Potential Conflict Involving Volumes, Land Use, And Road way Function /^ RJCe Marsh Lake LiS .. Uu CW �PondV :I =V mii • T.H. 5 Functions r — Principal Access /mll • Downtown Llj 6 I a 111 c tl� m Vli w to Highway O > „ Intersection U U Over Capacity c I I.- Iw to I I I �f I I l 1 1 N 0 1200' Approx. Scale FIGURE 9 POTENTIAL PROBLEMS WITH PRESENTLY PLANNED ROADWAY SYSTEM CHANHASSEN YEAR 2005 LAND USE AND TRANSPORTATION STUDY CITY OF CHANHASSEN BRAUER 8 ASSOCIATES LTD. HOISINGTON GROUP, :NC. BENSHOOF 8 ASSOCIATES, INC. lYlghway w. / Indirect Access Between Downtown And T.H. 212 Lack Of North -South VP Continuity For T.H. 101 Lake Susan m �o. s PondC a a• _ • s Boulevard m ICA 181 WINE ............. � .................... ......... _Zg_ Lake z imited Stacking Distance n North Leg Of T.N. 101 Potential Conflict Involving Volumes, Land Use, And Road way Function /^ RJCe Marsh Lake LiS .. Uu CW �PondV :I =V mii • T.H. 5 Functions r — Principal Access /mll • Downtown Llj 6 I a 111 c tl� m Vli w to Highway O > „ Intersection U U Over Capacity c I I.- Iw to I I I �f I I l 1 1 N 0 1200' Approx. Scale FIGURE 9 POTENTIAL PROBLEMS WITH PRESENTLY PLANNED ROADWAY SYSTEM CHANHASSEN YEAR 2005 LAND USE AND TRANSPORTATION STUDY CITY OF CHANHASSEN BRAUER 8 ASSOCIATES LTD. HOISINGTON GROUP, :NC. BENSHOOF 8 ASSOCIATES, INC. DEVELOPMENT AND ANALYSIS OF ALTERNATIVE ROADWAY SYSTEMS The development of alternatives to the presently planned roadway system focused on solving the difficulties identi- fied in the previous section. A variety of conceptual alternatives were explored by both the consultant and the HRA. The basic focus of the alternatives entailed the following principal objectives: Improve access from T.H. 212 to Downtown. The principal mechanism to fulfill this objective is construction of an additional interchange on T.H. 212, preferably in the vicinity of T.H. 101. Improve the alignment /geometrics of the T.H. 101 /West 78th St. area north of T.H. 5 in the area of Dakota Ave. This situation might be Improved by relocating T.H. 101 and creating a new intersection on T.H. 5, or removing the existing railroad crossing completely. . Reduce traffic volumes at key intersections on T.H. 5. This objective might be met through the revisions discussed above and by providing a new connection between T.H. 5 and West 78th St. (Main St.) to the west of existing West 79th St. Based upon these objectives, two specific alternative conceptual roadway systems were developed for testing purposes. Year 2005 traffic forecasts were then prepared and analyzed for these two alternatives. Figure 10 presents Alternative Roadway System A. Key elements of this system include: . An interchange with T.H. 212 at T.H. 101, which would be slightly realigned to the east. . A connection between T.H. 5 and Main St., just west of existing West 79th St. (herein after referred to as the 79th St. connection). This connection would also connect with Lake Drive East (south frontage road) resulting in a full movement intersection at T.H. 5. The connection would require crossing the railroad tracks north of West 79th St. . Eliminated the railroad crossing at West 78th St. /T.H. 101, while retaining full movement access at Dakota Ave, and T.H. 5. Through eliminating this railroad crossing, the plan would not create an additional railroad crossing in Chanhassen if the 79th St. connection were constructed. -30- v¢/ 0 m i 6 Lake Susan Pond m Q Boulevard w (CP 18) : 1 ........7 ................... ......... —31— 0 Rice Marsh Lake PondV :1=U n C s'" m 11 = a a�� ip a�i i Li c i� a Vii W State Highway _0 0 U � U T.H. 212 Legend: Previously Planned Roadway Improvements That Remain Valid - Additional Candidate Roadway Improvements • Interchange Mil o tzoo' Approx. Scale FIGURE 10 .ALTERNATIVE ROADWAY SYSTEM A CHANHASSEN YEAR 2005 LAND USE AND Jf TRANSPORTATION STUDY J CITY OF CHANHASSEN f f {{ BRAUER 8 ASSOCIATES LTD. HOISINGTON GROUP, 13C. BENSHOOF 3 ASSOCIATES, INC. s .4:Y.... e4n ':H 14AMkdalwpiG JdL',FfYxtlbdlM�. dJ. {:....," i. U Pond1 a M o � 3 0 e e n a La a u C an HI ourter or, W. 78th S Lake Susan Pond m Q Boulevard w (CP 18) : 1 ........7 ................... ......... —31— 0 Rice Marsh Lake PondV :1=U n C s'" m 11 = a a�� ip a�i i Li c i� a Vii W State Highway _0 0 U � U T.H. 212 Legend: Previously Planned Roadway Improvements That Remain Valid - Additional Candidate Roadway Improvements • Interchange Mil o tzoo' Approx. Scale FIGURE 10 .ALTERNATIVE ROADWAY SYSTEM A CHANHASSEN YEAR 2005 LAND USE AND Jf TRANSPORTATION STUDY J CITY OF CHANHASSEN f f {{ BRAUER 8 ASSOCIATES LTD. HOISINGTON GROUP, 13C. BENSHOOF 3 ASSOCIATES, INC. s .4:Y.... e4n ':H 14AMkdalwpiG JdL',FfYxtlbdlM�. dJ. {:....," i. Figure 11 presents Alternative Roadway System B. Key elements of this alternative include: . The T.H. 101 /T.H. 212 interchange . The 79th Street connection Realignment of T.H. 101 to cross T.H. 5 west of Dakota Ave., connecting with Lake Drive East. This would create a full movement intersection at the new T.H. 101 alignment, and either full or partial access at Dakota Ave. and T.H. 5. Relative to the T.H. 5 north frontage road, it may be appro- priate to terminate this roadway at Park Drive, as opposed to Galpin Blvd., dependent on area development. ternative A The major preliminary concern with Alternative A entailed whether the 79th St. connection would provide a sufficient reduction in volumes to offset the increased traffic assoc- iated with closing the West 78th St. railroad crossing north of Dakota Ave. As noted, the intent of the alternative was to eliminate an additional crossing of the railroad tracks caused by the 79th St. connection. It was felt that this exchange of crossings would be more acceptable to the railroad company (Chicago, Milwaukee, St. Paul and Pacific). The traffic forecasts on alternative roadway system A indicate that the 79th St. connection is insufficient to — offset the additional traffic volumes at the T.H. 101 /T.H. 5 intersection associated with the new T.H. 212 interchange and the closing of the railroad crossing at West 78th St. _ The forecasted volumes through this intersection thus would exacerbate the difficulties identified at this intersection under the presently planned roadway system. As such, Alternative A does not provide an effective roadway system meeting the study objectives, and it was dropped from further consideration. Analvsis of Alternative B The analysis of the traffic forecasts prepared for roadway Alternative B indicate that this system can meet the transportation objectives of the study. All of the inter- sections in the network are expected to operate at acceptable levels of service during the PM Peak Hour. The following discusses the benefits of the key elements of this plan which are different from the presently planned roadway system: -32- n 0 a i oo M J� kv 9 mTi g e�a` 212 AV ME ca• o= 0 0 �U U • o o. a° ` TU a• ;II 3 • J Y m G en Pow ocher or. W. 78th St. 11111411 �POna V Z GI 111111' 7O =o - o n �` Lake Susan Lake = I ✓� Rice Marsh Lake m�i a tl� m Vii w state Highway =z- T U U Legend: Previously Planned Roadway Improvements That Remain Valid 1 1 — Additional Candidate .�1•�1' Roadway Improvements • Interchange —33— r rr+.irtrlwiiirtAMii�.r iWYViI�iiYihiiletaliiiGi6 -. '.. Aw[ wr�, qx�n, naMSt nladlweMitfwMY ,WtwsuamurtrYaRrx�,. wa L.•! „e. . 1 0 1200' Approx. Scale FIGURE 11 ALTERNATIVE ROADWAY SYSTEM B CHANHASSEN YEAR 2005 LAND USE AND TRANSPORTATION STUDY CITY OF CHANHASSEN BRAUER 8 ASSOCIATES LTD. HOISINGTON GROUP. 1NC. BENSHOOF 3 ASSOCIATES, INC. mTi g e�a` 212 AV Vona ca• o= �U U • _ ;II 3 iY�'•� � is °e 0 �I I m New Interchange Z �POna V Z GI / V m . . Boulevard a ICR 181 .......... —33— r rr+.irtrlwiiirtAMii�.r iWYViI�iiYihiiletaliiiGi6 -. '.. Aw[ wr�, qx�n, naMSt nladlweMitfwMY ,WtwsuamurtrYaRrx�,. wa L.•! „e. . 1 0 1200' Approx. Scale FIGURE 11 ALTERNATIVE ROADWAY SYSTEM B CHANHASSEN YEAR 2005 LAND USE AND TRANSPORTATION STUDY CITY OF CHANHASSEN BRAUER 8 ASSOCIATES LTD. HOISINGTON GROUP. 1NC. BENSHOOF 3 ASSOCIATES, INC. The T.H. 101 /T.H. 212 interchange provides viable, identifiable access to Downtown Chanhassen. Provision of this interchange reduces turn movements at Dell Road and T.H. 5 and also reduces volumes on T.H. 5. . The realignment of T.H. 101 provides continuity for this roadway, which as noted performs a significant regional function. Through this realignment the alignment /design concerns at T.H. 101 /West 78th St. north of Dakota Ave. are generally resolved, as is the concern about through traffic penetrating the Downtown area. This realignment also reduces volumes on T.H. 5 between Dakota Ave. and T.H. 101 to the south, as this short segment of T.H. 5 no longer needs to accommodate through movements on T.H. 101. . The West 79th St. connection improves access to the Downtown area, while also reducing volumes on the north approach of Great Plains Blvd. to T.H. 5. This reduction results from providing alternative access to T.H. 5 for the businesses both on West 79th St. and in the Downtown core area. Provision of this new access, through reducing volumes at Great Plains Blvd. /T.H. 5, provides benefits to movements on T.H. 5. Based upon the analysis of alternative roadway system B, it is concluded that this system can conceptually meet the City's needs and objectives, while providing traffic benefits to the regional roadway network. As' such, Alternative B becomes the preferred roadway system. The next step in the study is to develop conceptual solutions for the key changes proposed in the preferred system to ensure that actual implementation of the improvements is feasible. These solutions are discussed in the following section. -34- DESCRIPTION OF PREFERRED ROADWAY SYSTEM Figure 11 presents the basic elements of the preferred roadway system (Alternative B). With the exception of the intersections along T.H. 5, all intersections in the network are expected to operate at a level of service C or better during the year 2005 PM Peak Hour. The following portions of this section describe the specific traffic forecasts, conceptual layouts, and appropriate agency reactions to the significant elements or changes proposed under the preferred roadway system. 1_H_ 101 /T_H_ 219 interchange Figure 12 present the year 2005 PM Peak Hour forecasts at the proposed T.H. 101 /T.H. 212 interchange. The capacity analysis of the ramp intersections indicates that they are expected to operate at levels of service A. MnDOT staff has indicated that the addition of this inter- change to the T.H. 212 plan is acceptable in that it pro- vides improved access to Chanhassen and reduces volumes on Dell Road and T.H. 5. MnDOT staff is currently working on preliminary layout alternatives for this interchange, which include analyses of a folded diamond interchange on the east side of T.H. 101. The exact nature of this preliminary design will determine the necessary realignment of T.H. 101 on either side of T.H. 212. T_H_ 101 North of T_H_ 212 T.H. 101 between T.H. 212 and T.H. 5 is currently Inadequately designed to accommodate projected year 2005 traffic (10,000 to 15,000 vehicles daily). Based upon estimated volumes, a 52 foot roadway would be sufficient to effectively accommodate traffic flow and would allow the flexibility of either a 4 lane roadway or 3 lane roadway with a center two way left turn lane and wide shoulders. As discussed in the following section, the ultimate juris- diction of this segment of T.H. 101 is unknown at this time. This issue needs to be resolved so that further engineering work can effectively proceed regarding needed improvements to T.H. 101 and their relationship to future T.H. 212. N !� O N N to 10 e1I�116 ~ I� CD / � N 1924 `./ 2148 11 101 17 2 2 �-- T.H. 212 —► 1 14 1 1295 1534 n n j9� l� IS4 V O� I Ne N No Scale CITY OF CHANHASSEN FIGURE 12 CHANHASSEN YEAR 2005 YEAR 2005 P.M. PEAK HOUR LAND USE AND FORECASTS ON PREFERRED BRAUER & ASSOCIATES LTD. TRANSPORTATION STUDY ROADWAY SYSTEM AT T.H. HOISINGTON GROUP, INC. BENSHOOF & ASSOCIATES, INC. 101 /T.H. 212 —36— T H S /rre -t Plains Boulevard /West 79th Street Figure 13 presents the PM Peak Hour forecasts for these intersections. With the 79th Street connection to T.H. 5, the intersection of Great Plains Boulevard and T.H. 5 can operate at a level of service C/D with the provision of four lane approaches on T.H. 5 and three lane approaches on Great Plains Boulevard. The intersection of W. 79th with Great Plains is projected to operate at a level of service A with two lane approaches on each leg. At the intersection of the 79th Street connection with T.H. 5, the capacity analysis indicates a level of service C with four lane approaches on T.H. 5, a two lane approach on the south leg, and a three lane approach on the north leg (exclusive left turn lane, through -left lane and right turn lane). Figure 14 presents a conceptual layout of this new con- nection to T.H. 5. MnDOT staff has noted some concern with an additional full movement access point to T.H. 5 at this location because of spacing considerations and the vertical /horizontal alignment of T.H. 5 at this location. While understanding the benefit of this connection if traffic volumes reach the level projected, the current MnDOT staff position is to reserve judgment on full movement access at this location until additional downtown development occurs and a more exact verification of the forecasted traffic volumes determined. MnDOT staff has indicated that, at a minimum, right turns in /out only are acceptable and could be constructed in conjunction with the T.H. 5 upgrading. As can be noted from Figure 14, the 79th Street connection requires a railroad crossing. Preliminary analyses of this roadway indicate that a gradde separated crossing is infeasible from a topographical standpoint. As such, an at- grade crossing will be necessary, which requires approval from the Commissioner of the Department of Transportation. Concerning the design of this connection, it is felt that a 32 to 36 foot wide roadway, dependent upon the number of private access points, will be sufficient provided turn lanes are constructed at public roadway intersections. -37- 0 u V N C O U Y JI Ij N I t L Y n 72 IN 215 t 60 W•39tih5t• �I d� Ar— 192 c m� a Y m R�2�9I 6 �2 ti In N JN1N f -1626 -� N• 5 75 Ie— 11 1087 6 N No Scale CITY OF CHANHASSEN FIGURE 13 CHANHASSEN YEAR 2005 YEAR 2005 P.M. PEAK HOUR BRAUER & ASSOCIATES LTD. LAND USE AND FORECASTS ON PREFERRED HOISINGTON GROUP, INC. TRANSPORTATION STUDY ROADWAY SYSTEM AT T.H. BENSHOOF & ASSOCIATES, INC. 5 /GREAT PLAINS BLVD./ W. 79TH ST. —38— w. 78th St. �c __.i li'' -7 - n ' _ a Exact Intersection Location --s To Be Determined 11o."c�r. —i— Shopping Complex /BOw11ngA11eY I THEE 9E Oil - -- � ti "vv fo _. PPP I •�. '�, � -- �T a, !rf"'�.- I �����'� v w~ 1'JI 0 200' ScaTe _ • i ' \1 ° t �c-, : FIGURE 14 CONCEPTUAL LAYOUT OF _ :�� +•^ y 1 �j W. 79TH ST. CONNECTION TO T.H. 5 _ � e ♦ �•N•5 CHANHASSEN YEAR 2005 LAND USE AND TRANSPORTATION STUDY c \��`_r% °�♦ '� \ • \ �°°°I� it CITY OF CHANHASSEN t 1 ) • • ���♦ t `.` •♦ • •• �, I Pie I BRAUER & ASSOCIATES LTD. tttVVVYYY `j��)� I ddd,ip \ HOISINGTON GROUP, INC. I - I :�J. I� \ .° ,.I ��_ _�_�° _ •I�I BENSHOOF & ASSOCIATES. INC. -39- Wrr _..::..:._.. x:.,..L:�ex.d.. m,.W.n.,:,u.�wd .r,:.e,!;.w ..,n.n.�:�.•uav,.. .. a:, w.:...,: whWIJF�W lg41dN1WfivYJYllYrsaWwdw+w.dr. awn.;.: �uw..... :.. rn"01 -V Rnad 174 T H 54 West 78th Str t Figure 15 presents the year 2005 PM Peak Hour forecasts at these two intersections. The intersection of County Highway 17 and T.H. 5 is projected to operate at a level of service D/E with four lane approaches on each leg. Is it expected that refinements to the signal timing, signal phasing, and lane assignments will allow intersection operation to remain within the level of service D range. At the intersection of County Highway 17 and West 78th Street, the intersection is expected to operate at a level of service C with three lane approaches on C.R. 17 (left turn lane, through lane, and through /right on the south leg) and two lane approaches on West 78th Street. A queuing analysis was performed at this location to determine the necessary spacing between West 78th Street and T.H. 5 to ensure that queued vehicles would not interfere with — Intersection operations. The analysis indicates that the current separation of approximately 350 feet should be increased to 600 feet from the center line of T.H. 5 to the center line of West 78th Street through realigning West 78th Street north of its present location. Preliminary discussions with the Carver County Engineer indicate concurrence with the realignment. T H 5 /T-H. 101 (rpaligngd) As noted the realignment of T.H. 101 provides three distinct benefits: Preservation of an adequate level of service at the intersection of T.H. 5 and Great Plains Boulevard. Improvement in the north -south continuity of T.H. 101 . Alleviation of impacts of through traffic on T.H. 101 on the Downtown area. Figure 16 presents the PM Peak Hour forecasts for the three new intersections in this area. Based upon the lane assignments shown in the subsequent conceptual layout, it is expected that all three intersections will operate at an adequate level of service, as noted below: Level of service A at Lake Drive East and T.H. 101 . Level of service C at West 78th Street and T.H. 101 . Level of service D/E at T.H. 5 and T.H. 101. -40- CITY OF CHANHASSEN FIGURE 15 CHANHASSEN YEAR 2005 YEAR 2005 P.M. PEAK HOUR BRAUER & ASSOCIATES LTD. LAND USE AND FORECASTS ON PREFERRED HAUER &TAS GROUP, INC. TRANSPORTATION STUDY ROADWAY SYSTEM AT C.R. BENSHOOF & ASSOCIATES, INC. 17 /T.H 5 /W. 78TH ST. —41— ova N tIo O� Frontage Road .L 12578th St. R -- 15 X -110 Level Level Of Service = C 5 8 —� 50 rnve- 1�� N n N m L d 3 O a n ti C U N Co y� T.H. 5 .JOJ `377 E — 1335 Level Of Service = D/E 126 —� �— 137 775 - -� 15 �n v N No Scale CITY OF CHANHASSEN FIGURE 15 CHANHASSEN YEAR 2005 YEAR 2005 P.M. PEAK HOUR BRAUER & ASSOCIATES LTD. LAND USE AND FORECASTS ON PREFERRED HAUER &TAS GROUP, INC. TRANSPORTATION STUDY ROADWAY SYSTEM AT C.R. BENSHOOF & ASSOCIATES, INC. 17 /T.H 5 /W. 78TH ST. —41— ' Level Of Service = C 284 7 14 —� Level Of Service = D/E I N No Scale �— 24 <— - 7 �— 75 � M N N N V tp N lfl 147 1513 —� 0 —� v co M ,154 —1739 ��67 CITY OF CHANHASSEN FIGURE 16 CHANHASSEN YEAR 2005 YEAR 2005 P.M. PEAK HOUR LAND USE AND FORECASTS ON PREFERRED BRAUER & ASSOCIATES I_TO. TRANSPORTATION STUDY ROADWAY SYSTEM AT T.H. HOISINGTON GROUP, INC. 5 /T.H. 101 (NEW INTER - BENSHOOF & ASSOCIATES, INC. SECTION) -42- Figure 17 presents a conceptual layout for the proposed solution at T.H. 5 and T.H. 101. Key elements of the conceptual layout include: . A four way intersection at West 78th Street with the railroad tracks traversing the intersection at an angle. This layout provides a desired connection to 78th Street east of T.H. 101 (avoiding circuitous routings and use of T.H. 5 for local trips to /from the industrial area to the east). This "angled" railroad crossing, while not typical, does occur at other locations in the state and is conceptually acceptable to MnDOT staff. . A full right turn lane with protected island on the east approach of T.H. 5 is not included in order to avoid potential weaving and stacking problems between T.H. 5 and West 78th Street. . Right in /out only access is proposed at Dakota Avenue. Full movement access is infeasible due to the spacing between this location and the new intersection. . Reasonably straight approaches to the key intersections with 78th Street and T.H. 5. This conceptual layout appears to meet various access and design concerns identified by the consultant staff and MnDOT staff. Additional refinement of the design in conjunction with MnDOT staff is necessary to ensure effective, safe traffic operation. Figure 18 presents the PM Peak Hour forecasts at T.H. 5 and Dell Road. A comparison with Figure 8 (forecasts on the presently planned roadway system) demonstrates the reduction In traffic volumes which results from the provision of the interchange at T.H. 101 /T.H. 212. Under the preferred roadway system, this intersection is expected to operate at a level of service E, a distinct improvement over conditions under the presently planned system. A major factor that keeps the level of service at E, rather than D or better, is the significant through traffic on T.H. 5. -43- r1 J l_ LLI� 1 1 (j n _ 7-1 1 • �a' � I �' e zl ��l l l � � 1 �` ^ {fi °`_` q 1'��•o - °Sh i �^ I 1 I.y�t �i t- I .1 1° � Ja y° �•a�,}1- iy ./ 8th =t. =_ _ - -y � 78th St. - - -- _ -- D � I � � ICI ✓ EE � - , � / l . ��� I 1�i91n Si � s e •? e C I EsEE' � /} `� I. ��, i � Imo` 9 � :,�� e8°'� • °1 r i \ ❑`I w� 3 I /j�.. /;� �� M. f i /y• �c.�ml ° %'° FIGURE 17 �rL'F7 _— .— LYc� //ii' / / / //A • -{ �� (,� CONCEPTUAL LAYOUT OF —� f' NEW CONNECTION OF T.H. 101 TO T.H. 5 G" t 'a i I/ t I W_ _____ ___ __ - CHANHASSEN YEAR 2005 � I� +_ �I '� -i- _- LANG USE AND TRANSPORTATION STUDY �d' z 't lix - e CITY OF CHANHASSEN BRAUER 8 ASSOCIATES LTD. O 200' BENSHOOF 80ASSOCIATES,, INC. Scale _qy_ • .. , - : ,. ' .... �YW' A16W.+ W74WWiWWiWIMWd ,XMKIW+tlWfMiWnWaouln i•.A•. r u - ro 0 v � tIh N tp x_106 —1715 61-114 /0-56 1388 —0 240 —� n o ul Level Of Service = E N No Scale CITY OF CHANHASSEN FIGURE 18 CHANHASSEN YEAR 2005 LAND USE AND YEAR 2005 P.M. PEAK HOUR BRAUER & ASSOCIATES LTD. TRANSPORTATION STUDY FORECASTS ON PREFERRED HOISINGTON GROUP, INC. ROADWAY SYSTEM AT T.H. BENSHOOF & ASSOCIATES, INC. 5 /DELL ROAD IV= )last 7Rth Street (Main Street) This study has not analyzed specific design criteria for Main Street which will evolve as specific development/ redevelopment proposals and associated access occur. This roadway must effectively accommodate traffic volumes, while providing convenient access to individual land uses. Additionally, as we understand it, on- street'parking is desirable. Based upon the functions of the roadway, it appears appropriate that Main Street be a 52 foot wide roadway. This dimension allows the greatest flexibility as the Downtown area develops and could accommodate a variety of operations, including: . Parking on both sides, with two traffic lanes. Parking on both sides and a three lane roadway, with a center two way left turn lane. (12 foot traffic lanes and 8 foot parking lanes). . Parking on one side and a three lane roadway. (14 foot traffic lanes and a 10 foot parking lane). No parking with a four lane roadway. Based upon this flexibility, which will allow lane assignment and parking revisions as the Downtown area evolves, it is recommended that Main Street be constructed at a 52 foot width. -46- ANALYSIS OF FUNCTIONAL AND JURISDICTIONAL CLASSIFICATION SYSTEMS Rack a— md In addition to development of an effective transportation plan, two objectives of the study are to develop appropriate functional and jurisdictional classification systems for the preferred roadway system. Key elements of this analysis include: . Current functional and jurisdictional plans and policies of the City, Carver County, and MnDOT. . Forecasted average daily traffic volumes on the roadway system. . Function of the roadways in meeting regional needs versus local needs, for example how much traffic on a particular roadway is local traffic versus traffic through the study area. . Needs and abilities for funding capital and operating expenses. The functional and jurisdictional analysis focused on those roadways where there appear to be discrepancies between involved agencies. Additionally, the study did not address these issues in the general area south of T.H. 212. The principal reasons for not analyzing this area are: 1) it is outside the land use study and MUSA line area and 2) the future roadway system in this area involves several specific questions that are best addressed by engineers from MnDOT, Carver County and the City. It is recommended, however, that a minor arterial roadway (either C.R. 17 or T.H. 101) be constructed to connect T.H. 212 to T.H. 169 at some future date. Functional Classification System Figure 19 presents the estimated year 2005 average daily traffic on the preferred roadway system. As can be noted, ranges in daily volumes are presented. These volumes were calculated by adjusting the PM Peak Hour forecasts based upon existing relationships of PM Peak Hour to daily volumes. -47- -4U- "" K�Ykurut) IgRNbiMJ�H1N ,r�Mdsu+u�Adri.r1�. +. ... - In order to determine appropriate functional classification, designations the Metropolitan Council criteria for functional classification systems documented in the Council's Development Framework were utilized. The Appendix presents a summary of the criteria. Figure 20 presents the recommended functional classification system for the preferred roadway system. While a few minor inconsistencies between designations of roadways as either - collectors or minor arterials occur between City and County plans, this recommended system is generally consistent with current Carver County and City plans with one major excep- tion - T.H. 101. T.H. 101 is currently designated a minor arterial by the City of Eden Prairie, a collector by the City of Chanhassen, and a local roadway by Carver County. Based upon the analyses of the Metropolitan Council criteria, the projected volumes, and the functions T.H. 101 performs, it is recommended that T.H. 101 be designated a minor arterial between T.H. 212 and Townline Road. The principal reasons for this recommendation are: . The projected year 2005 daily volumes are at the upper limit or exceed the recommended guidelines for volumes carried by a collector. This limit is 15,000 daily vehicles; the forecasts on T.H. 101 north of T.H. 5 indicate daily volumes up to 20,000 vehicles. . The roadway performs an important regional function connecting sub regions in the area. This is evidenced by the forecasts which indicate approximately 40 -45% of the daily vehicles are traffic passing through the study area. . T.H. 101 is recommended to have access to T.H. 212, a major arterial. The Metropolitan Council generally recommends that interchanges occur at minor arterials, not collectors. . The City has historically limited direct access to T.H.101 and will continue to do so. Through the City of Chanhassen, T.H. 101 intersections are generally controlled by either traffic signals or stop controls on the cross streets. -49- .... ",.- ..` 4i1i�fWdipWyl�WWj {yFMAidMNr.IU9P:wxrWYi axay.•fr. �•,.... Functional classification is a significant criterion in the analysis of jurisdictional classification. In general, major arterials are under the jurisdiction of the State; minor arterials are either State or county roadways; collectors are either county or municipal roadways; local roads are, of course, under the jurisdiction of individual municipalities. Other criteria which affect jurisdiction include: . historical jurisdiction . provisions for local access . continuity . funding for capital and operating expenses In general, the analysis indicates that the current juris- dictional responsibilities (State, County, local) generally are consistent with the above criteria and with the needs of the preferred roadway system. However', two significant issues arise from this analysis. West 78th Street is currently (C.R. 16) from County Highway be appropriate that West 78th for the following reasons: a Carver County Highway 17 to Dakota Avenue. It would Street become a City roadway . This segment is an extremely short segment of County jursidiction and lacks significant continuity with other County roadways, especially with the revisions contemplated under the preferred roadway system at Great Plains Boulevard and West 78th Street. . The essential function of this roadway is to provide access to area businesses. . The City will have greater flexibility over the design, modifications, and usage (parking, access, lane config- uration) if the roadway is under local jurisdiction. -51- T.H. 101 in Hennepin County is part of a comprehensive jurisdictional trade between Hennepin County and MnDOT. Essentially one half of T.H. 101 north of T.H. 5 is in Hennepin County, the remaining half is in Chanhassen and Carver County. The roadway south of this point is entirely in Chanhassen and Carver County. T.H. 101 is a temporary state trunk highway, indicating that, at this time, only minimal maintenance funds will be expended on the roadway. The preferred roadway system calls for substantial improvement /realignment of T.H. 101 and designates the roadway as a minor arterial. In light of these facts, it is appropriate that T.H. 101 be a County or State roadway. Discussions with MnDOT and Carver County personnel have not resolved the question of ultimate jurisdiction. The State has indicated that it will not "turn back" T.H. 101 to an unwilling jurisdiction. This issue clearly needs to be resolved and should be the focus of continued effort on the part of the State, County, and City. i -52- RECOMMENDATIONS FOR IMPLEMENTATION Implementation techniques for the preferred roadway system can be divided into categories to gain general acceptance of the broad aspects of the preferred system and to implement or resolve specific issues. The first step in implementation is to gain concurrence from involved agencies regarding the technical analysis presented in this report and the general concepts and basic elements of the preferred roadway system. While discussions have occurred regarding various concepts of the study with involved agencies on an ongoing basis, it is important, upon acceptance of the study by the City, that staff of the following agencies provide -a brief written response to the recommendations presented in this report: . Minnesota Department of Transportation - It is Important that MnDOT District 5 review and concur with the basic conclusions of this report. . Metropolitan Council - While not an implementing agency, per se, the Council exercises significant control over the regional roadway system. This document and appropriate City resolutions should be submitted to the Council transportation staff. . Carver County - an effective overall well as an important in the resolution of tant that the County this report. The County will be a key participant in transportation system for the City as decision maker and implementing agency specific issues. As such, it is impor- Engineer indicate basic acceptance of . City of Eden Prairie - While technically not a juris- diction with control over roadways in Chanhassen, it is appropriate that Eden Prairie review and support the study in order to gain a broader basis for elements of the plan such as the T.H. 101 /T.H. 212 interchange. -53- Rernmmendat i nn 1-n R m y Sn nifin 1 =su� . T.H. 212 - MnDOT is In the process of officially mapping the proposed T.H. 212 alignment. The City should assist the State in whatever ways possible to facilitate the process and ensure timely construction of the roadway. T.H. 101 /T.H. 212 Interchange - As noted, MnDOT is currently working on preliminary layouts for this interchange. The City should continue to work closely with MnDOT regarding these plans. When acceptable plans have been developed, the City should take appropriate steps to ensure that the necessary right of way is protected. T.H. 101 - Two important aspects of T.H. 101 need resolution: jurisdiction and realignment /reconstruction. It Is important that the City continue dialogue with the State to resolve the jurisdictional issue. In conjunction with the development of specific plans for the upgrading of T.H. 5, the City should work with MnDOT to ensure the realignment of T.H. 101 and its new intersection with T.H. 5. It could be expected that MnDOT would take the lead role in obtaining approvals for the new railroad crossing necessitated by this realignment. The City should take efforts to ensure that appropriate rights of way for the realignment and West 78th Street connections are either acquired or reserved. County Highway 17 /West 78th Street - The City should work with Carver County to develop plans for the relocation _ of this intersection. As lands affected by the relocation develop, the City should acquire /protect the necessary right of way for the realignment of West 78th Street. 79th Street Connection - This roadway would be a City project, with the exception of the intersection with T.H. 5. The City should work with MnDOT as plans for T.H. 5 evolve to ensure installation of, at least, a right in /right out access at this location and to make provisions for an ultimate full movement access. Obtaining approval for the new railroad crossing will be the responsibility of the City. The initial step in the process is to discuss the crossing with the railroad. If agreement is reached, the City should file an application with the Department of Transportation; in all likelihood, the Commissioner would -54- approve the crossing. If the railroad does not agree, the City would need to arrange for a hearing before an examiner of MnDOT. The City should document the need and benefits to the transportation system of the connection and address the technical objections (as opposed to policy objections) of the railroad. Upon review of the hearing examiner's report, the Commissioner would issue a decision regarding the crossing. . West 78th Street /Great Plains Blvd. Improvements - It Is expected that these improvements will be the responsi- bility of the City. As the Downtown area develops /rede- velops, the City will need to work with the County to ensure that the desired improvements can be implemented. It is expected that funding for these improvements would occur through the existing Tax Investment Financing District. -55- -Al- . _ . ......• � ,.. W" w' rl�ua Y�tAYWYrgR�Ntk1NM8;4anwiHr�;.,r w .ayN.n.". dN� O10 ---- r 1. N B saoo' approx. Scale FIGURE A SUB -ZONE BOUNDARIES CHANHASSEN YEAR 2005 LAND USE AND TRANSPORTATION STUDY CITY OF CHANHASSEN BRAUER 8 ASSOCIATES LTD. HOISINGTON GROUP, INC. BENSHOOF A ASSOCIATES.INC YEAR 2005 SOCIO ECONOMIC FORECASTS FOR CITY GROWTH SCENARIO Number of Number of Percent Service 1 393 1162 2 1033 2792 - - 3 38 114 30 100% 4 627 1713 - _ 5 565 1146 - - 6 655 1397 - - 7 528 1408 - - e - - 820 15% 9 - - 300 100% 10 - - 1310 100% II - - 45 100% 12 - - 280 100% 13 12 37 150 0% 14 - - 2000 0% 15 - - 1210 1% 16 119 356 160 100% 17 129 380 65 100% 18 - - 1000 0% 19 589 1055 - - 20 609 1278 - - 21 238 713 - - 22 571 1211 - - 23 35 105 - - 24 100 302 - - 25 55 165 150 0% 26 186 621 - - 27 475 1622 77 100% 28 79 265 - - '29 516 1473 131 100% 30 574 1720 964 39% 31 494 1539 - - 32 490 1644 - - 33 1595 5344 70 100% -A2- YEAR 2005 SUB ZONE TRIP GENERATION FOR CITY GROWTH SCENARIO -Al- Gross Trips Internal - Internal Internal - External ADT PM Peak Hour ADT PM Peak Hour ADT PM Peak Hour Sub Zone Two Wav in out Two Wav 112 Q-Ut Two Wa In Out 1 3370 195 108 506 16 16 2864 179 92 2 8150 470 263 1222 39 39 6928 431 224 3 646 29 29 96 4 4 550 25 25 4 4996 288 161 750 24 24 4246 264 137 5 3430 196 113 514 17 17 2916 179 96 6 4164 238 137 624 21 21 3540 217 116 7 4114 237 133 618 20 20 3496 217 113 8 2540 82 147 380 10 10 2160 72 137 9 3158 98 187 474 12 12 2684 86 173 10 13786 426 815 2068 54 54 11718 372 761 11 474 15 28 72 2 2 402 13 26 12 8850 261 499 442 11 11 2504 80 163 13 440 18 22 66 3 3 374 15 19 14 4434 152 247 666 19 19 3768 133 228 15 2784 95 155 418 12 12 2366 83 143 16 2714 112 133 408 14 14 2306 98 119 17 1786 85 76 268 11 11 1518 84 65 18 2298 78 129 344 10 10 1954 68 119 19 3202 181 107 480 16 16 2722 165 91 20 3814 218 126 572 19 19 3242 199 107 21 .2066 120 66 310 10 10 1756 110 56 22 3610 206 119 542 18 18 3068 188 101 23 268 15 9 40 1 1 228 14 8 24 772 44 25 116 4 4 656 40 21 25 770 36 33 116 5 5 654 31 28 26 1742 101 56 262 8 8 1480 93 48 27 5132 282 180 770 27 27 4362 255 153 28 744 44 24 112 4 4 632 40 20 29 5174 272 194 776 29 29 4398 243 165 30 8432 360 399 1264 45 45 7168 315 354 31 3250 187 106 488 16 16 2762 171 90 32 3452 199 112 518 17 17 2934 182 95 33 13942 729 525 2092 79 79 11850 650 446 -Al- FE- 4-71 LLM .1. - -I - I - I I I I E -38 1 Laiaj Trip Distribution Change Due To Addition Of T.H. 212/T.H. 101 Interchange For Zones r 4, 6, 7, 15, 16, 20, 21, 22, & 24 E -40 114.1% —A4— -. . 4Mi I1Eti4WW1% IMIOi ' #ACRNMII+WMWNiAUWIL.IIH.cMN!M A. ...:.. 0 3400- Approx. Scale FIGURE B YEAR 2005 EXTERNAL TRIP DISTRIBUTION L CHANHASSEN YEAR 2005 LAND USE AND TRANSPORTATION STUDY L CITY OF CHANHASSEN BRAUER & ASSOCIATES LTD. HOISINGTON GROUP, INC. BENSHOOF & ASSOCIATES,INC .... E-34 3.0% E-35 E-36 3.0% 8.0% FE 50 54% _Q FE- 4-71 LLM .1. - -I - I - I I I I E -38 1 Laiaj Trip Distribution Change Due To Addition Of T.H. 212/T.H. 101 Interchange For Zones r 4, 6, 7, 15, 16, 20, 21, 22, & 24 E -40 114.1% —A4— -. . 4Mi I1Eti4WW1% IMIOi ' #ACRNMII+WMWNiAUWIL.IIH.cMN!M A. ...:.. 0 3400- Approx. Scale FIGURE B YEAR 2005 EXTERNAL TRIP DISTRIBUTION L CHANHASSEN YEAR 2005 LAND USE AND TRANSPORTATION STUDY L CITY OF CHANHASSEN BRAUER & ASSOCIATES LTD. HOISINGTON GROUP, INC. BENSHOOF & ASSOCIATES,INC 01% N 0 3400' Approx. Scale 23) E-43 • E-42 FIGURE C ROADWAY NETWORK WITH INTERNAL AND EXTERNAL LOADING POINTS FOR ALTERNATIVE B L CHANHASSEN YEAR 2005 LAND USE AND E 44 TRANSPORTATION STUDY Iw CITY OF CHANHASSEN J. BRAUER & ASSOCIATES LTD. HOISINGTON GROUP, INC. E iL�l -46 7 -45 BENSHOOF & ASSOCIATES.INC DESCRIPTION OF LEVELS OF SERVICE F (2R INTERSECTION TRAFFIC OPERATIONS Level of Service A. No loaded cycles and few are even close to loaded. No approach phase is fully utilized by traffic and no vehicle waits longer than one red Indication. Typically the approach appears quite open, turning movements are easily made, and nearly all drivers find freedon of operation, their only concern being the chance that the light will be red, or turn red, when they approach. Level of Service B. Represents stable operation. An occasional approach phase is fully utilized and a substantial number are approaching full use. Many drivers begin to feel somewhat restricted within platoons of vehicles. Level of Service C. Stable operation continues. Loading is still intermittent, but more frequent. Occasionally drivers may have to wait through more than one red signal indication, and back -ups may develop behind turning vehicles. Most drivers feel somewhat restricted, but not objectionably so. Level of Service D. Encompasses a zone of increasing restriction. Delays to approaching vehicles may be substantial during short peaks within the peak period, but enough cycles with lower demand occur to permit periodic clearance of developing queues, thus prevent - Ing excessive back -ups. Level of Service E. Represents a capacity condition, the most vehicles that any particular intersection approach can accommodate. There may be long queues of vehicles waiting upstream of the intersection and delays may be great (up to several signal cycles). Level of Service F. Represents jammed conditions. Back -ups from locations downstream or on the cross street may restrict or prevent movement of vehicles out of the approach under consideration; hence, volumes carried are not predictable. Speeds are reduced substantially and stoppages may occur for short or long periods of time because of the downstream congestion. In the extreme, both speed and volume can drop to zero. Adapted from "Highway Capacity Manual ", Highway Research Board Special Report 87, Highway Research Board, 1965. -A6- i SUMMARY OF MET COUNCIL'S FUNCTIONAL CLASSIFICATION SYSTEM CRITERIA AND ROADWAY CHARACTERISTICS Major Arterial Minor Arterial Collector Local arterials, minor major arterials, arterials, and high Accessibility Connects two or more Connects adjacent Connects neighbor- Connects blocks Focus subregions; comple- subregions and hoods within and within neigh - ments primary arter- activity centers. between subregions. borhoods and ials in high- volume Trip- making Medium- distance to specific activ- corridors. long trips at high trips at moderate ities. System Access To freeways, major To freeways, arterials, minor major arterials, arterials, and high other minor volume collectors: arterials, and no direct land access collectors, except major traffic restricted direct generators. land access. Trip- making Medium- distance to Medium to short Service long trips at high trips at moderate Performed to moderate speed. to low speeds. Spacing 1 -3 miles 0.5 - 2.0 miles Land Access- Major traffic Limited direct urban generators. land access. Intersection Grade separated or Characteristics controlled at -grade intersections Vehicles Carried - urban 10,000 - 50,000 - rural 2,500 - 25,000 Traffic signals and cross street stops. 5,000 - 30,000 1,000 - 10,000 To minor arterials, other collectors, local streets, land access. Primarily serves collector and dis- tribution function for the arterial system. 0.25 - 1.0 miles To collectors, other local streets, land access. Almost exclu- sively collection and distribution; short trips at low speeds. 1 block Some limitation on Direct access. direct land access. 4 -way stops and some As required. traffic signals. 11000 - 15,000 1,000 250 - 2,500 1,000 CITY OF CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 MEMORANDUM TO: Housing and Redevelopment Authority FROM: Don Ashworth, City Manager DATE: July 25, 1986 SUBJ: Consider Master Redevelopment Agreement - CHADDA Attached please find the revised Master Redevelopment Agreement as prepared by the City Attorney's office. The purpose of the Master Redevelopment Agreement is to set the stage for redevelopment activities by both the HRA as well as the developer. The ultimate goal would be the completion of public improvements, moving of inappropriate businesses, and construc- tion of new retail uses. The process would involve the sale of bonds by the Housing and Redevelopment Authority. To insure that we do not jeopardize a future sale by inappropriate actions in the early phases, I have sought a legal opinion from our bond counsel - LeFevere, Lefler, Kennedy, O'Brian and Drawz. Attached please find their comments regarding the Master Redevelopment Agreement. I had hoped to have a preliminary financial model available as a part of considering the Master Redevelopment Contract. I had hoped that this work would be completed by our City Auditors - Voto, Reardon and Tautges. The auditors would be in a position to audit a financial model; however, developing such a model may simply be an exercise in re- inventing the wheel. CHADDA has an association with Miller- Schroeder and are advocating usage of the Miller- Schroeder model. I have forwarded a copy of this to Voto, Reardon and Tautges and would anticipate their comments by Thursday evening. I do not see where it is necessary to have the model in place prior to passage of the Master Redevelopment Agreement. However, this document must be in place prior to con- sidering any first phase project. Again, I will attempt to keep the commission abreast of staff activities in locating an appropriate model. Adoption of the attached Master Redevelopment Agreement is recom- mended with the condition that such be modified to include the recommendations of our legal bond consultant. 5, LeFevere Lefler Kennedy O'Brien & Drawz A rr „n.,l„ ,,:,I L„,,.iati ,, 2000 First Bank Place West July 24, 1986 Minneapolis Minnesota 55402 Telephone (612) 333 -0543 Telecopier (612) 333 -0540 Clayton L. LeFevere Herbert P. Lefler J. Dennis O'Brien John E. Dravvz David J. Kennedy John B. Dean Glenn E. Purdue Richard J. Schieffer Charles L. LeFevere Herbert P. Lefler III James J. Thomson, Jr. Thomas R. Galt Dayle Nolan Brian F. Rice John G. Kressel Lorraine S. Clugg James M. Strommen Ronald H. Batty William P. Jordan Susan Dickel Minsberg Kurt J, Erickson William R. Skallerud Rodney D. Anderson Corrine A. Heine John R. McDonald, Jr. David D. Beaudoin Mr. Don Ashworth City Manager City of Chanhassen 690 Coulter Drive Chanhassen, MN 55317 RE: Master Development Agreement Dear Mr. Ashworth: At your request I have reviewed the document entitled Master Development Agreement. My comments below are keyed, by number, to the attached copy of the draft. 1. Exclusive Right. Although the right conferred upon the redeveloper is characterized as an exclusive right, it must be remembered that the exclusivity is actually somewhat limited in the agreement. At bottom, the agreement really provides that the authority will not seek or solicit proposals from others during the term of the agreement; and that third party (non- owners) must try to work with the redeveloper before coming directly to the authority. 2. Relocation Benefits. I believe that the door should at least be kept open for dealing with the question of payment of relocation benefits. If the authority is required to pay relocation benefits (see my other letter to you of this date) , sufficient money must be available to meet that obligation. As a minimum, the bond proceeds should be sufficient to carry that expense, however, the authority may additionally ask the redeveloper to cover all or part of those costs through an adjustment in the land writedown. In any event, I believe that we leave the door open on that issue by inserting the following language at this point: "and relocation costs and expenses .” 3. Owner Proposals. The draft agreement provides that real property owners in the area are exempted fh Z. , "ZD JUL 2 51986 CITY OF CHANHASSE Mr. Don Ashworth Page 2 July 24, 1986 the provisions of the agreement. This primarily signifies that they may come directly to the author- ity and the city to redevelop their land. I would suggest that the following language be added at this point: "And the rights conferred upon the Rede- veloper herein shall always be subject to the rights of such fee owners to submit redevelopment proposals or to otherwise develop, improve or redevelop their property as permitted by law." If you have any questions concerning these comments; please advise. Respectfully yours, J i B. Dean JB r 1. MASTER REDEVELOPMENT AGREEMENT THIS AGREEMENT made on or as of the day of 1986, by and between CHADDA, a Minnesota general partnership having its principal office at (hereinafter "Redeveloper"), and THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR CHANHASSEN, MINNESOTA, a public body corporate and politic (hereinafter referred to as the "Authority ") established pursuant to Laws of Minnesota 1947, Chapter 487, as amended, and Chanhassen, Minnesota. WITNESSETH: WHEREAS, the Authority has undertaken a program for the clear- ance and reconstruction of rehabilitation of blighted, deteriorated, deteriorating, vacant, unused, underused or inappropriately used areas of the City of Chanhassen ( "City ") in an area (hereinafter referred to as the "Redevelopment Area ") located in the City; and WHEREAS, as of the date of this Agreement, there are been prepared and approved by the Authority and the City Council of the City pursuant to Minnesota Statutes Section §462.515 and §462.521 a redevelopment plan, which plan, as now or hereafter amended, is hereinafter referred to as the "Redevelopment Plan "; and WHEREAS, a major objective of the Redevelopment Plan is to stimulate and revitalize the downtown commercial area of the City into a strong community -level retail center by the rehabilitation and new construction of certain business property therein; and WHEREAS, the development and redevelopment contemplated by this Agreement will provide the impetus for the achievement of the objectives of the Authority as above set forth; NOW, THEREFORE, in consideration of the premises,'the parties agree as followg: I. Adoption of Redevelopment Plan. Immediately following execution of this Agreement, the Authority shall submit the Redevelopment Plan to the City Planning Commission and the City Council for their review pursuant to Minnesota Statutes Section §462.525. 2. Designation of Redevelop <r as Master Redeveloper of Redevelopment Area. Subject to all the terms and conditions of this Agreement, the Authority hereby grants to the Redeveloper the exclusive right to submit redevelopment proposals in the Redevelop- ment Area, designated on the attached map, Exhibit "A", or any portion thereof, and to purchase certain properties therein from the Authority, if and when the same are acquired by the Authority, as hereinafter described. The request to redevelop the Redevelopment Area shall be conditioned on compliance by the Redeveloper with all of the terms and conditions of this Agreement and shall commence as of the date hereof and shall continue for a period of three (3) years from the date of this Agreement, unless sooner terminated as herewith provided. Notwithstanding the foregoing, in the event the Redeveloper shall fail to submit an accepted Proposal for a particular improvement as scheduled on the Phase Schedule described in Paragraph 7 within six (6) months of the tentative date estab- lished therefor on such Phase Schedule, then the Authority may terminate this Agreement by sixty (60) days notice in writing to Redeveloper, without prejudice however, to any redevelopment contract entered into pursuant to the terms hereof. 3. Submission of Proposal. The exclusive right of the Redeveloper to propose redevelopment of any particular parcel of Property within the Redevelopment Area, including its right to purchase from the Authority any parcel acquired by the Authority therein, shall be exercised by the Redeveloper giving notice to the Authority, such notice ( "Proposal ") to contain the following information: (a) A description of the parcel and the proposed use (which shall be in conformity with the Redevelopment Plan); (b) The anticipated date for commencement and completion of construction; (c) A description of the public and private improvements associated with the proposed construction, and the estimated costs of each; (d) The proposed method of financing the public and private improvements, including, if tax increment revenues are to be employed, anticipated tax increment generated by improvements and the nature and timing of application — of tax increments of the financing of the improvements; (e) The mode or method of acquisition of the parcel, as more particularly set forth in Paragraph 5, below; and (f) Feasibility study for the proposed improvement. The Authority, which shall have complete discretion in the matter, shall, within sixty (60) days, accept or reject a Proposal (and failure to respond in writing shall be deemed rejection). In the event the Proposal is rejected, the Redeveloper's exclusive right to submit proposals for that parcel shall lapse. The Authority may itemize the reasons for total or partial rejection and may afford the Redeveloper a further sixty (60) days to amend or correct the Proposal to conform the same to the objections of the Authority. Upon acceptance of a Proposal, the Authority shall submit to the Redeveloper a redevelopment contract for the parcel. 4. Redevelopment Schedule. Following acceptance by the Authority of a proposal for redevelopment, the Redeveloper shall complete its improvements of the parcel in accordance with a Redevelopment Schedule established by the Authority. In the event the Redeveloper fails to comply with this Schedule, its exclusive right to redevelop the particular parcel shall terminate. 5. Assin gment of Proposal�or Project. The Redeveloper shall have the right at all times to assign a Proposal or the project which is the subject thereof to another firm, person or entity reasonably acceptable to the Authority. Any proposed assignee shall demonstrate to the Authority financial ability and development expertise commensurate with the nature and scope of the particular project. Upon any approved assignment, any reference herein to the Redeveloper shall, with respect to such parcel, be deemed to mean and include such approved assignee. 6. Parcel Acquisition. The following shall be the order of preference for acquisition of any parcel within the Redevelopment Area; (i) private acquisition through negotiation by the Redeveloper, without public assistance or condemnation; (ii) private acquisition by the Redeveloper through negotiation, with financial assistance from the City or Authority, as applicable, to reduce identified costs as, for example, site preparation or soil correction, to the extent permitted by applicable law; (iii) condemnation by the Authority (it being understood that the Authority shall only be required to use its reasonable efforts to acquire such parcel and, if acquired, to clear and convey marketable title), with the Redeveloper paying to the Authority such amounts as the Authority shall have been required to pay pursuant to condemnation; and (iv) condemnation by the Authority, as aforesaid, with public assistance to the Redeveloper upon the resale of the property to'the Redeveloper. Iry the event any parcel is acquired by condemnation, as aforesaid, and in addition to any other terms of any redevelopment contract, the Redeveloper shall be contractually obligated (i) to construct improvements thereon within a reasonable time after conveyance of the parcel to the Redeveloper; (ii) to utilize the property so acquired only in accordance with the Redevelopment Plan as then in effect; (iii) to develop the property acquired and not employ the same for speculation in land holding; and (iv) to provide the Authority with such assurances and guaranties in the Redevelop- ment Contract as may now or hereafter be required by Law- 7. Third Party terProposals. During the term of this Agreement, any third party inested in any redevelopment within the Redevelop- ment Area shall be referred to the Redeveloper and shall be advised by the Authority of the terms and conditions of this Agreement. The Redeveloper shall use its best efforts to reach an agreement with said third party resulting in a submission of a proposal including such third party pursuant to Paragraph 3, above. If the Redeveloper and third party do not reach agreement, the Authority may deal with the third party directly. Any fee owner as of the date of the execution of this Agreement of real property within the Redevelopment Area shall be exempted from the provisions of this Agreement. 8. Public Improvements. Appended to this Agreement is a phase schedule ( "Phase Schedule ") showing the nature and timing of development of both public and private improvements in the Redevelop- - ment Area pursuant to this Agreement. The Authority shall use reasonable efforts to cause such public improvements to be installed or constructed by the City in the manner set forth in the Phase Schedule in accordance therewith, provided, however, that the development or installation of such public improvements shall be contingent upon the execution of individual redevelopment contracts for the corresponding private improvements as established in the Phase Schedule, as the same may be amended from time to time. 9. Notices. All notices required or given under this Agreement shall be in writing and shall be effective upon delivery in the event of personal delivery and one (1) day following posting in the United States mail when sent by certified mail, return receipt requested, postage prepaid, addressed to the parties at the following addresses: Authority: Redeveloper: or to such other addresses as the parties may hereafter designate to the other party. 10. Binding Agreement. The rights, duties and obligations created hereunder shall inure to the benefit of and be binding upon the parties hereto, their successors and assigns. 11. Governing Law. This Agreement shall be governed by and construed under the laws of the State of Minnesota. r 6' IN WITNESS WHEREOF, the Authority has caused this Agreement to be duly executed in its name and behalf and its seal to be hereunto affixed and the Redeveloper has caused this Agreement to be duly executed in its corporate name and behalf as of the date first above written. HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF CHANHASSEN, MINNESOTA BY: Its Chairman BY: Its Executive Director CHADDA, a Minnesota general partnership BY: General Partner and BY: General Partner CITY OF . CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 MEMORANDUM TO: Housing and Redevelopment Authority FROM: Don Ashworth, City Manager DATE: July 25, 1986 SUBJ: Review Appraisal for Roos Property Attached please find the appraisal for the Enebak property in Chanhassen Lakes Business Park (parcel having significant back taxes as discussed at our last meeting). Actions taken since our last meeting include: - Mr. Roos was given a copy of the appraisal report. Mr. Roos is aware of the fact that should both he and the BRA wish to further pursue this item, resale would be at the appraised value amount. Mr. Roos stated that he would be able to obtain title from Mr. Enebak at the cost of $1.00 and would like to continue pursuing this concept. - The HRA's legal counsel for financial affairs (Dave Kennedy - LeFevere, Lefler, Kennedy, O'Brien and Drawz) has reviewed the proposed transaction. Mr. Kennedy finds that the proposed transaction is within the legal scope of acti- vities to be undertaken by the Housing and Redevelopment Authority, does not require plan amendment or other hearing process, and can be completed through simple title transfer. - The Enebak property is in forfeiture. The property can be reclaimed prior to September 22, 1986 by full payment of outstanding taxes, penalties and interest. After September 22nd, the parcel goes into a forced sale process which includes notification to local governments allowing acquisition by them. Although doubtful, both the state and county governments have priority over city governments in that acquisition process. In most instances, MnDOT, DNR, other state agencies, the county, etc. would waive attach- ment rights and, assuming all governments similarly waived attachment rights, the property would go to public auc- tion. Again, once the forfeiture process has commenced, a non - reversible, time comsuming process will have com- menced. Housing and Redevelopment Authority July 25, 1986 Page 2 Should the Housing and Redevelopment Authority wish to continue pursuing this concept, the following actions should be authorized: - Mr. Roos must submit financing plans evidencing his ability to consummate the purchase. [Optionally: including proposed construction plans.] - Upon receipt of the above, the City Attorney's office be instructed to prepare a $1.00 purchase agreement and $90,500 resale agreement including verification of clear title; and - The Chairman and Manager be authorized to consummate the purchase /resale agreements - such to occur on the same date whereat a check would be tendered to the HRA in the amount of $90,500; and - That this office be authorized to file these documents with the Carver County Auditor including payment of back taxes, penalties, interest; and - That Mr. Roos would be eligible to file for a special assessment reduction incentive to the maximum of 33� per square foot (from appraisal report) upon approval of that form by the Housing and Redevelopment Authority in a manner similar to that consummated for all other businesses within the business park. HOUSING AND REDEVELOPMENT AUTHORITY MINUTES MAY 22, 1986 Chairman Whitehill called the meeting to order at 7:30 p.m. Present were Commissioners Horn, Bohn, Swenson and Robbins. Also present was Don Ashworth, City Manager. APPROVAL OF MINUTES: Motion by Robbins, seconded by Bohn to approve the minutes of April 17, 1986. All voted in favor and the motion carried. -- - - - --- --- --- •� °•+- +�+�++�� -ii�nv rnubttrun, V- 0- ol'URY ENVELOPE: The Commission reviewed the enclosures submitted by City Manager, Don Ashworth. In addition, the letter of Mr. Jerome Carlson was read into the record. Generally, Commissioners agreed that some form of credit should be achieved to insure that Victory Envelope was treated similar to other businesses lccating within the busi- ness park. Chairman Whitehill moved, seconded by Robbins that: - The City Manager research mechanisms by which the unused portion of the 78 reduction program be reserved as the maximum reduction available to Victory Envelope for anticipated future assessments; and - That the City Manager include in the feasibility study contract for the downtown area the proposed public improvements bringing County Road 17 from its current rural standard to an urban roadway. All voted in favor and the motion carried. SPECIAL ASSESSMENT REDUCTION PROGRAM, ROME DEVELOPMENT CORP: The Commission discussed the abnormality that exists regarding the valuation of the Enebak property within the business park, i.e. current outstanding special assessments, taxes, penalties and interest currently exceed the market value of adjoining par- cels. The Commission further discussed the desirability of placing this parcel back onto the tax roles, through anticipated construction by Rome Development, versus having development delayed by two to three years to complete the state forfeiture process. Chairman Whitehill moved, seconded by Robbins that: - The City Manager proceed with obtaining an appraisal of the Enebak parcel; and - That the Manager confirm that Mr. Enebak has offered to sell the parcel at 10% of its appraised value - such to avoid forfeiture; and - That the City Manager authorize the attorney's office to prepare a resale agreement to Rome Development HOUSING AND REDEVELOPMENT AUTHORITY MINUTES MAY 22, 1986 PAGE 2 Corporation at an amount equal to 1008 of the appraised value, conditioned upon Mr. Roos submitting a development proposal for said property including anticipated completion dates; and - That the sale document include necessary reversion and penalty clauses binding Mr. Roos to completion of the project. All voted in favor and the motion carried. LAKE SUSAN PARK ACQUISITION: The City Manager reviewed various development potentials which may occur on Outlot B within Chanhassen Lakes Business Park (parcel lying directly north of the City's well house property). The Manager noted that at the - original time of platting, Lake Drive East was anticipated to abut the northerly edge of the well house property (the well house was constructed by the Housing and Redevelopment Authority to provide water to the business park - park shelter amenities of this structure paid via park monies). Soil conditions necessi- tated moving Lake Drive East to the north and thereby created a landlocked condition for the well house property. Sunnybrook's development proposal has been approved by the City Council directly to the east of the well house property.• Additionally, the Council has approved the feasibility study for the construc- tion of Lake Drive East (conditioned upon Sunnybrook's financing /submittal of letters of credit). Following action by the City Council to approve the feasibility study for Lake Drive East, both Opus and Sunnybrook approached the Housing and Redevelopment Authority asking that the special assessment reduction program be expanded to include properties abutting Lake Drive East (from County Road 17 to Highway 101). The request would also encompass properties owned by the Martin Ward Estate. The HRA acted favorably to this request by instructing the Manager to prepare a draft modification to the current special assessment reduction document which would include Lake Drive East (draft copy has been included in commissioner packets for discussion later in this agenda). The Manager reviewed various potential development alternatives for Outlot.B (parcel landlocking the well house parcel from Lake Drive East), including: private development potentials, public development potentials of the entire piece, and public development potentials of less than the entire parcel. The HRA generally agreed that acquisition of Outlot B should be considered prior to final platting and prior to Opus Corporation's establishment of a value on this parcel. The HRA also agreed that any potential sale should be conditioned upon Sunnybrook's . s. >..: APPRAISAL Industrial Land Lot 2, Block 2 Chanhassen Lakes Business Park PREPARED FOR Mr. Donald Ashworth City of Chanhassen 690 Coulter Drive Chanhassen, Minnesota 55317 AS OF June 10, 1986 PURPOSE OF APPRAISAL The purpose of the appraisal is to estimate the Fair Market Value of the property. "Fair Market Value," as estimated in this report, is defined as the highest price estimated in terms of money which the property will bring if exposed for sale in the open market by a seller who is willing but not obligated to sell, allowing a reasonable time to find a buyer who is willing but not obligated to buy; both parties having full knowledge of all the uses to which it is adapted and for which it is capable of being used. 5'11REETER- ANDRUS REALTORS THEETER F !ANDRUS 14180 HIGHWAY 5 /SUITE 100, EDEN PRAIRIE, MINNESOTA 55344, PHONE (612) 934 - 4595 June 10, 1986 Mr. Donald Ashworth City Manager Chanhassen, MN. 55317 Dear Mr. Ashworth: Pursuant to your request, I have personally inspected and appraised a pp parcel of land in the Chanhassen Lakes Business Park legally described as Lot 2 Block 2, Chanhassen Lakes Business Park. The purpose of my inspection was to estimate the fair market value of the above described parcel. In my opinion, the value of the above described property as of this date, June 10, 1986, is: NINETY THOUSAND FIVE HUNDRED DOLLARS ($90,500.00) In estimating the value; I have considered the location of the subject site, its size, utility, and zoning. The property has been considered as though it were free and clear of any indebtedness, liens, or encumbrances. Good and marketable title is assumed unless otherwise stated. No responsibility is assumed by this appraiser for matters which are legal in nature. This appraiser has not present or contemplated interest in the property appraised. Employment is not in any manner contingent upon the value reported. Possession of the report or any copy or part thereof does not carry with it the right of publication. Further, all of the data contained herein must be used as a whole. Any page or portion taken out of context cannot stand alone and invalidates the entire appraisal. The appraiser herein shall not be required to appear in court or before any board or governmental body by the reason of the completion of this assignment without predetermined arrangements and agreements. i COMMERCIAL /INDUSTRIAL OFFICE Individual Membership, Society of Industrial Realtors • Certified Commercial & Investment Membership • National Association of Realtors • Minneapolis Commercial Multiple Listing Service • Independent Fee Appraisers Association Page 2 Mr. Don Ashworth June 10, 1986 The data contained in this report has been gathered from reliable sources but is in no sense guaranteed. No relevant information has been withheld. Respectfully submitted; C�[�cCS1/ jGc�� Bud Andrus I.F. A. I ,1' r f I PROPERTY DESCRIPTION 1. Owner: Robert H. Enebak 2. Parcel Description: A copy of the certificate of survey is enclosed in this report. it is of a triangular shape. The street providing access is Park Court. It is on the outside of the property. Park Court is a Cul -de -sac that curves in front of this site. Frontage is only 128 front feet. The site backs up to State Highway #5 on the north. Frontage facing Highway #5 totals 816.66 feet. Depth of the site is 324.07 on the east side. A 540 foot line runs from the Southwest corner which fronts on Park Court to the Northwest corner which fronts on Highway #5. This line is the leg of a triangle. The shape of the parcel limits full development as one can see by reviewing the enclosed survey. Total size of the site is 117,759 square feet. (2.7034 acres.) A 207 foot water main easement of ten feet in width dissects the property. This easement further restricts development of the entire site. To this appraiser's knowledge, there are no separately held interests in the property. I have not reviewed title information other than that available to the public. 3. The property is in a Planned Industrial Development District. Its use is governed by the Chanhassen Lakes Business Park Development Covenants and Restrictions. Provisions of this document include the restriction of use to commercial, office, warehousing, or industrial uses. Prohibited are noxious or offensive trades, services or activities. Any improvements to the property must be approved by an architectural control committee which includes representatives from Opus Corporation and American Linen Company. In 1984, this committee did refuse to approve a proposed building, and the owner wound up taking his business to Waconia. Because of the visibility to Highway #5, one can anticipate that the subject site will be somewhat limited as to its development potential by the architectural control group. 4. Assessed value and real estate taxes: Parcel #25- 1900130 1986 real estate taxes: $12,366 Special assessments: $10,007.46 (included in above.) Estimated market value: $47,100 It should be noted that as of this date, there are delinquent taxes and special assessments of $59,488. 5. Utilities: The property is served by municipal water and sewer. A hydrant is on one corner of the property. Gas and electricity are available. Park Court, the street serving the property is a 9 ton blacktopped road. 6. Highest and best use: Because of the zoning and because the character of the properties surrounding it, there is little question but what its highest and best use is as a °. site for the construction of either an office building or a production or warehouse facility. THE APPRAISAL PROCESS Normally in the appraisal of real estate, three approaches to value are considered: The Replacement Cost Approach, the Income Approach, and the Market Data Approach. Because there is no improvement on the subject property, our research has been confined to the Market Data Approach in which we have �} reviewed sales of comparable properties and compared them to our subject in an effort to determine the subject's market value. We have had a first hand look at several sales in the Chanhassen Lakes Business Park as well as other sales nearby. Often it is difficult to find enough information on comparable sales to give the appraiser a clear picture of the true value. Such is certainly not the case in this appraisal. Because of all of this information, we are confident that the estimate presented herein is.a well founded one. Following this page is a review of the comparable properties that have been reviewed in our effort to establish the Fair Market Value of Lot 2, Block 2: I 0 Entrance to site on Park Court. Looking south across Highway #5 at the site. 0 0 U x ro a E O p W v L U) U) Ol L L ro L U) N 3 00 G x 0 0 a v L v L L r T Cl 3 .0 OD x N O u U ro L m ro Q) s L n 0 m OD G x 0 0 a 1 _ l F".1'Sl vfAwl lMkMd�. _.. .Ip1:J � 1. rder No. 10669 -L WILLIAM I. GCHO[LL S SCHOELL & MADSON, INC. C CARLI.LN CIVIL ENGINEER R REGISTERED LAND SUN REGISTERED C CLH I jf jCATE OF SURVEY PcR, DUNN & CURRY REAL ESTATE MANAGEMENT, INC. STATE HWY NO. 5 = 328.90 - _,.. ! �" . ' - _..L. 988. zb- -• Jwy X59. � i N �fz 1' 0o* I L— d10'3g'S7- R i R :22993.32 n.� 0 O lO 0 C6 N d Ilk, m a d s.W,Cor. pT Loi 2- --" " -� /� 3 m m 0 O 0 N M PARK COURT o Denotes iron monumeni set. Area = 117,759 Square Feet, or 2.7034 Acres. APPROVED FOR DUNN & CURRY REAL ESTATE MANAGEMENT, INC. By: Purchaser: By. I hereby certify that this is a true and correct representation of a survey of the boundaries of: Lot 2, Block 2, CHANHASSEN LAKES BUSINESS PARK. As surveyed by me, or under my direct supervision, this 28 day of 1979. Carlisle Madson Land Surveyor, Minn. Reg. No. 4374 i I I Special Assessment Record - From City of Chanhassen ROBERT H EJJEBA{ w 6025 — i SPECIAL ASSESSMENT RECORD i +'C 5- 1 90 01 30 AMOUNT OF ASSESSM 4/01/8= - - -- VUC LOT —JC`2 BLK -002 CHANHASSEN LAKES BUSINESS PARK NO. ENT RATE 569563.84 13.000,; .� „H 1983 1984 1985 1986 1997 1988 1989 1990 1991 1992 1993 1994 1995 s PRINCIPAL 4,351.05 4,351.06 4,351.06 4,351.06 4,351.06 4,351.06 4,351.06 4,351,06 4,351.06 49351.06 4,351.06 4,351.06 49351.12 YEARS COVERED YEAR STARTED 13 83 INTEREST 7,353.30 6,787.66 6,222.02 5,656.40 5,090.76 4,525.12 3,959.48 39393.84 2,823.20 2,262.56 1,696.92 1,131-25 565.66 EXCESS MONTHS TYPE DEFERRED INTEREST OMLT 2413 TOTAL REDUCING BALANCE 11,704.36 11,138.72 10,573.08 10,007.46 9,441.82 8,876,18 8.310.54 7,744.90 7,179.26 69613.62 6,047.98 5,482.34 49916.78_ r c 52,212.78 47r861.72 43,510.66 39,159.60 349808.54' 30,457.48 269106.42 219755.36 17,404.30 139053.24 89702.28 4,351.12 w .00�, LAND VALUATION SALE NO. DATE. SAT.F4 ARTrP cT7V PRICE PER LAND VALUE: $ 90,500 (Rounded) Please refer to the addendum of this report for complete information regarding each sale. COMMENTS: Included in the above research are sales of surrounding comparable sites. In all cases, the sale price assumes that all �ecials; lecial i �ecials) ecial ) ecial I ecials) ecial: i ecials) ecial; ecials) Ls Pd. Ls Pd. Ls Pd. ) utilities are in and paid for in full and the buyer assumes no special assessments. While neighboring sites are in the 900 per square foot _ i and up range, the subject site has a sizeable portion of undevelopable land as well as an easement dissecting it. A downward adjustment in the per square foot price has thus been made. A map of the Chanhassen Business Park follows. Comparable sales 1 through 9 are located on the map. • Subject 6/85 $ 90,674 117,759 S . Ft. Indus. $ .77 (440+s, 1 8/85 $ 89,505 78,408 S . Ft. Indus. $1.14 (77 +S 2 5/85 $ 51,500+ 91,476 S . Ft. Indus. $ .96 (55 +S 3 12181 $116,900 127,570 S . Ft. Indus. $ .92 (40 +S 4 12/84 $159,408 184,171 S . Ft. Indus. $ .87 (46 +S 5 2/80 $147 981 189,679 S . Ft. Indus. $ .78 37 +S 6 9 80 $ 81,666 111,174 S . Ft. .73 32 +S 7 9 80 $ 54 780 70 183 S . Ft. $ .78 37 +S 8 4/84 $126,800 145,490 S . Ft. $ .87 (46¢ +S 9 8/79 $ 44,800 69,696 S . Ft. .64 (34¢ +Sp 10 5/84 $ 87,500 217,800 S . Ft. Indus. $ .40 (Specia 11 9/84 $ 36,500 87,120 S . Ft. Indus. $ .42 (Specia 12 1/85 $300,000 327,571 g . Ft. Indus. $ .92 (Specia LAND VALUE: $ 90,500 (Rounded) Please refer to the addendum of this report for complete information regarding each sale. COMMENTS: Included in the above research are sales of surrounding comparable sites. In all cases, the sale price assumes that all �ecials; lecial i �ecials) ecial ) ecial I ecials) ecial: i ecials) ecial; ecials) Ls Pd. Ls Pd. Ls Pd. ) utilities are in and paid for in full and the buyer assumes no special assessments. While neighboring sites are in the 900 per square foot _ i and up range, the subject site has a sizeable portion of undevelopable land as well as an easement dissecting it. A downward adjustment in the per square foot price has thus been made. A map of the Chanhassen Business Park follows. Comparable sales 1 through 9 are located on the map. • o l H I c HIUHVVAY NUMBER OROBERT ,t ENEBAK LANE + LL - ENVELOPE 501 ACRES i F `1' rye t , GUY SCHOENECKIER i INC ,tµ ouNN " PARK COURT P5 4p4 Roos 4.17 ACRES MAM t. I COMPONENT `, W „ s �, -• a e, y, £�*w" ri ENGINEERING 239 iV• + l n w fF 7.02 ACRES C2 BLOCK 1` [�,, '=l 627 2.92 ACRES LAKES N BUSINESS 3 1' CENTER II 200 4.64 ACRES DAY -CO ,p CONCRETE z 313 '9 COMPANY.i. 2,. k� CHANHASSEN LAKES. BUSINESS 6.32 ACRES CENTER Op,O " `K V 263 +9 6 3.95 ACRES 209 59 N t,i, z CHANHASSEN'' fi I_t 2 6 +B LAKES BUSINESS ' 1.66 ACRES �y CENTER ENERGY 1.90 ACRES 65 CONTROLS, MURPHY INC. MACHINES FLUOROWARE INC.. CITY OF CHANHASSEN \V ` PUBLIC WORKS r Kam. c �"1 Tq ' ING pAV�r "' OUTLOT F 16.94 ACRES 3 3 COMPARABLE LAND SALE NO. 1 Location: Lot 1, Block 2 Chanhassen Lakes Business Park Zoning: Industrial PUD Grantor: Chan Doc Associates Grantee: LSR Properties Date of Sale. 8/8/85 Land Size: 78,408 Sq. Ft. Purchase Price: $89,504.96 Price /Sq. Ft. or Acre: $1.14 /Sq.Ft. COMPARABLE LAND SALE NO. 2 Location: Lot 1, B1ock 1, Chanhassen a es Business Park 4th Addition Zoning: Industrial PUD Grantor: Alscor Investors Grantee: Jerald Gens Date of Sale: 5/85 Land Size: 91,476 Sq. Ft Purchase Price: $88,145 Price /Sq. Ft. or Acre: $.96 /Sq.Ft. COMPARABLE LAND SALE NO. 3 Location: Lot 3, Block 2 Chanhassen Lakes Business Park Zoning: Industrial PUD Grantor: Alscor Investors Grantee: Roos & Dunn Date of Sale: 12/81 Land Size: 127,570 Sq. Ft. Purchase Price: $116,900 Price /Sq. Ft. or Acre: $.92 /Sq.Ft. COMMENTS: This very recent sale is comparable to our subject site in that it is located next door. I would rate it superior because of its configura- tion & because it is not dissected by an easement. 77¢ /Ft. + assess- ments assumed of $29,505. CUUMENTS: This recent sale is immediately across the street to the south of the subject site. Because of its shape & some trees on the site, it is rated superior to subject site. 56¢ /Sq. Ft. + special:-assessments assumed of $36,650. COMMENTS: This is a 5 year old sale. It is immediately adjacent to the subject on the west. I would rate it superior to the subject site. A more buildable site with many trees. COMPARABLE LAND SALE NO. 4 Location: Lot 2 & part of Lot 3 Block 5, Chanhassen Lakes Bus Pk. Zoning: Industrial PUD Grantor: Alscor Joint Venture Grantee: United Mailing Date of Sale: 12/84 Land Size: 184,171.45 Sq.Ft. Purchase Price: $159,408 Price /Sq. Ft. or Acre: $.87 /Sq.Ft. COMPARABLE LAND SALE NO. 5 Location: Lots 8 & 9, Block 5 Chanhassen Lakes Business Park Zoning: Industrial PUD an assen a es Grantor: Business Park, Ltd. Grantee: Fluoroware, Inc. Date of Sale: 2/28/80 Land Size: 189,679 Sq.Ft. Purchase Price: $147,981 Price /Sa. Ft. or Acre: $.78 /Sq.Ft. COMPARABLE LAND SALE NO. 6 Location: Lot 1, Block 1, Chanhassen Lakes Business Center Zoning: Industrial PUD an assen Lakes Grantor: Business Park, Ltd. Grantee: Day -Co Concrete Co. Date of Sale: 9/4/80 Land Size: 111,173 Sq.Ft. Purchase Price: $81,666 Price /Sq. Ft. or Acre: $•73 /Sq.Ft. COMMENTS: A very recent sate. Purchased by adjacent ropers: owner for parking space. 4n, per sq. ft. + specials of $74,852 assumed. COMMENTS: One of the earliest purchases in the Park. A Level buildable site. 37¢ per foot + assessments not yet levied at time of purchase. Estimated to be $18,000 /acre. 4.35 acres $18,000 = $78;381 + $69,600 $147,981 T 189,679 sq.ft. , ,-- ,,j;'t, COMMENTS: An early sale. !'isiole corner site with good access. -•/ ft. + assessments not vet levied. Estimated to be $18,000 /acre. 2.5522 acres X $182000 = $45.9;6 + $35,730 = $81,666 + 111,174 sq. ft. = $.73 /Sq.Ft. COMPARABLE LAND SALE NO. 7 Location: Lot 6, Block 5, Chanhassen Lakes Business Park Zoning: Industrial PUD —C Iian assen La es Grantor: Business Park, Ltd. Grantee: Energy Controls Date of Sale: 9/15/80 Land Size: 70,183 Sq.Ft. Purchase Price: $54,780 Price /Sq. Ft. or Acre: $•78 /Sq.Ft. COMPARABLE LAND SALE NO. 8 Location: Lot 1, Block 5 Chanhassen Lakes Business Center Zoning: Industrial PUD Grantor: Alscor Investors Grantee: United Mailing, Inc. Date of Sale: 4/84 Land Size: 145,490 Sq.Ft. Purchase Price: $126,800 Price /Sq. Ft. or Acre: $•87 /Sq.Ft. COMPARABLE LAND SALE NO. 9 Location: Lot 7, Block 5 Chanhassen Lakes Business Center Zoning: Industrial PUD an assen a es Grantor: Business Park, Ltd. Grantee: Murphy Date of Sale: 8/20/79 Land Size: 69,696 Sq.Ft. Purchase Price: $44,800 Price /Sq. Ft. or Acre: $•64 COMMENTS: An early sale. Goo buildable site. 37¢ /ft. + assessments not levied at tim Of sale. Estimated to be $18,000 /acre. Price with specials estimated to be $34,000 /acre. Price /sq. ft. thus 78d. COMMENTS: Purchased by United Mailing for additional parkin 46¢ /sq. ft. + assumption of unpaid special assessments of $60,000. COMMENTS: An early sale. $15,000 /acre (34¢ /sq.ft.). Seller to pay special assessments of $20,800. Sale price thus estimated to be $44,800. COMPARABLE LAND SALE NO. 10 Location: Part of Lot 1, Block 3 Jonathan Business Center Zoning: I -1 Grantor: Chaska Investment Co. Grantee: Ed Pauls Date of Sale: 5/15/84 Land Size: 217,800 Sq.Ft. Purchase Price: $87,500 Price /Sq. Ft. or Acre: $•40 /Sq.Ft. COMPARABLE LAND SALE NO. 11 Location: Part of Lot 1, Block 3 Jonathan Business Center Zoning: I -1 Grantor: Chaska Investment Co. Grantee: Richard Riegert Date of Sale: 9/84 Land Size: 87,120 Sq.Ft. Purchase Price: $36,500 Price /Sq. Ft. or Acre: $•42 /Sq.Ft. COMPARABLE LAND SALE NO. 12 Location: Hwy- #5, East Side of Chanhassen Zoning: Industrial Grantor: Donreed Properties Grantee: Redmond Date of Sale: 1/31/85 Land Size: 327,571 Sq.Ft. Purchase Price: $300,000 Price /Sq. Ft. or Acre:$•92 /Sq.Ft. COMMENTS: This site is 3 or 4 miles further than subject from #494 & the Cities. A .good level site with all utilities in & paid. COMPENTS: This site is 3 or 4 miles further than subject from #494 & metro area. A good, level site with all utilities in & paid. COMMENTS: This is a recent sale of a large parcel on the east side of Chanhassen fronting on Highway #5. It is a good comparable. COMPARABLE LAND SALE NO. 13 Location: Tract B of RLS #74 Jonathan Business Center Zoning: Planned Industrial Grantor: Chaska Investment Co. Grantee: Nutri -Tech Date of Sale: 8/7/85 Land Size: 215,622 Sq.Ft. Purchase Price: $89,100 Price /Sq. Ft. or Acre: $•41 /Sq.Ft. COMPARABLE LAND SALE NO. Location: Zoning: Grantor: Grantee: Date of Sale: Land Size: Purchase Price: Price /Sq. Ft. or Acre: COMPARABLE LAND SALE NO. Location: Zoning: Grantor: Grantee: Date of Sale: Land Size: Purchase Price: Price /Sq. Ft. or Acre: COMMENTS: The most recent small industrial site sale in the Chaska - Chanhassen area. This property had all of the city utilities in and paid. 3 or 4 miles west of the subject in a well developed business Dark. COMMENTS: COMMENTS: MEMORANDUM CITY OF CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 TO: Housing and Redevelopment Authority FROM: Don Ashworth, City Manager DATE: July 25, 1986 SUBJ: Consider Purchase Agreement - Lake Susan Wellhouse, Outlot B Per the direction of the Housing and Redevelopment Authority, this item was placed onto the July Park and Recreation Commission agenda. Staff made the same presentation as considered by the HRA. The action of the Park and Recreation Commission was as follows: "toady moved that the Park and Recreation Commission endorse the actions of the Housing and Redevelopment Authority to acquire Outlot B and that the HRA be encouraged to consummate the purchase so that the Park and Recreation Commission can include said outlot in their Comprehensive Park Plan. The motion was seconded by Robinson and carried unanimously." I have not requested a formal appraisal for Outlot B. I have discussed the market value with area realtors. Current values within the business park range from $20,000 to $24,000 per acre. Given this property's location, high amenities, etc., a $28,000 to $32,000 per acre value could be justified. Outlot B is not currently on the market for Opus. Accordingly, they were in a better negotiating position. I had hoped for a lower value, but believe that the $16,000 per acre final offer from Opus is reasonable (this would equate to a total cost of $145,000) . The locational maps as reviewed by the HRA at our last meeting will be available again Thursday evening. Assuming that the HRA wishes to continue to pursue acquisition of Outlot B, the following actions should be authorized: - The City Attorney's office should be authorized to prepare a purchase agreement in an amount not to exceed $145,000 and to verify that clear title is available for such prop- erty; and Housing and Redevelopment Authority July 25, 1986 Page 2 - That the LeFevere Law firm agree that the proposed purchase complies with the current redevelopment plan and such acquisition is authorized by Minnesota Statutes (I had anticipated having this opinion available for enclosure); and - The City Attorney's office condition the proposed purchase upon: Sunnybrook /Opus filing financial guarantees for the construction of Lake Drive East; ° Sunnybrook /Opus completing plat requirements; ° Sunnybrook /Opus entering into a development contract and Sunnybrook submitting financial documents guaran- teeing the construction of their facility. - Upon receipt and verification of the above documents that the Manager and Chairman be authorized to sign said purchase agreement including tendering of a check for said purchase. HOUSING AND REDEVELOPMENT AUTHORITY MINUTES MAY 22, 1986 PAGE 2 Corporation at an value, conditioned proposal for said dates; and amount equal to 100$ of the appraised upon Mr. Roos submitting a development property including anticipated completion That the sale document include necessary reversion and penalty clauses binding Mr. Roos to completion of the project. I All voted in favor and the motion carried. — \y LAKE SUSAN PARR ACQUISITION: The City Manager reviewed various development potentials which may occur on Dutlot B within Chanhassen Lakes Business Park (parcel lying directly north of the City's well house property). The Manager noted that at the original time of platting, Lake Drive East was anticipated to abut the northerly edge of the well house property (the well house was constructed by the Housing and Redevelopment Authority to provide water to the business park - park shelter amenities of this structure paid via park monies). Soil conditions necessi- tated moving Lake Drive East to the north and thereby created a landlocked condition for the well house property. Sunnybrook's development proposal has been approved by the City Council directly to the east of the well house property.- Additionally, the Council has approved the feasibility study for the construc- tion of Lake Drive East (conditioned upon Sunnybrook's financing /submittal of letters of credit). Following action by the City Council to approve the feasibility study for Lake Drive East, both Opus and Sunnybrook approached the Housing and Redevelopment Authority asking that the special assessment reduction program be expanded to include properties abutting Lake Drive East (from County Road 17 to Highway 101). The request would also encompass properties owned by the Martin Ward Estate. The HRA acted favorably to this request by instructing the Manager to prepare a draft modification to the current special assessment reduction document which would include Lake Drive East (draft copy has been included in commissioner _ packets for discussion later in this agenda). The Manager reviewed various potential development alternatives for Outlot.B (parcel landlocking the well house parcel from Lake Drive East), including: private development potentials, public development potentials of the entire piece, and public development potentials of less than the entire parcel. The HRA generally agreed that acquisition of Outlot B should be considered prior to final platting and prior to Opus Corporation's establishment of a value on this parcel. The HRA also agreed that any potential sale should be conditioned upon Sunnybrook's HOUSING AND REDEVELOPMENT AUTHORITY MINUTES MAY 22, 1986 PAGE 3 obtaining financing for their project, submittal of letters of credit guaranteeing road construction, entering in execution of the development contract /plat /award of bids for Lake Drive East. The Manager noted that current financial projections do not include the expenditure for Outlot B, but that those same projec- tions do not include construction of the Sunnybrook Development. Based on current facts, repayment of the costs of the acquisi- tion, assuming Sunnybrook does become a reality, would be less than one -half of a year tax statement for Sunnybrook. Although the HRA generally favored moving ahead with the acquisi- tion, the HRA concluded that any final action should be withheld until after the Park and Recreation Commission reviewed this item and determined that they would desire to see this parcel added to the City's Comprehensive Park Plan. CONSIDER FEASIBILITY STUDY PROPOSALS: Downtown Street, Utility Stormsewer: The HRA reviewed the reports submitted by the City Manager's office noting that both proposals (BRW and RCM) were comprehensive and met city stan- dards. Additionally, either firm would provide excellent results for the HRA. The Manager noted that, as RCM is currently under contract with two other projects, that the BRW proposal is recom- mended. Additionally, the Manager believes that the BRW proposal would provide a cost savings of approximately $10,000. Following discussion, Swenson moved, seconded by Whitehill that the feasibility study submitted by BRW be accepted and that the Chairman /Manager should execute this contract. The following voted in favor: Commissioners Whitehill, Bohn, Robbins, and Swenson. Commissioner Horn voted against. Motion carried. Stormwater Management Plan - Barr Engineering: The Manager noted the overlapping nature of the proposed "chain of lakes" preservation project and the HRA's Stormwater Management Plan. Barr Engineering has been awarded the engineering contract for the chain of lakes project. Accordingly, the proposal received from Barr Engineering for the HRA project is significantly lower than general proposals received approximately two years ago. The Manager recommends that the HRA consider accepting the feasi- bility study proposal from Barr Engineering. Swenson moved, seconded by Bohn that the Stormwater Management Plan Feasibility Study proposal from Barr Engineering be accepted. All voted in favor and the motion carried. APPROVAL OF BILLS: Whitehill moved, seconded by Swenson that the bills as submitted be approved. All voted in favor and the motion carried. MEMORANDUM CITY OF CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 TO. Housing and Redevelopment Authority FROM: Don Ashworth, Executive Director DATE: May 14, 1986 SUBJ: Lake Susan Park Acquisition This item was presented to the Housing and Redevelopment Authority at the time that Opus requested consideration of extending the Special Assessment Agreement for the 3rd Addition of the Business Park (properties lying south of the railroad tracks between County Road 17 and TH 101). The City Council has reviewed an initial feasibility study for street /sewer /etc. improvements to serve these properties. Additionally, the City Council approved the development plan for Sunnybrook (lying approximately mid -way between County Road 17 and TH 101 off of the new road proposed to serve this area). The City Council acted to authorize amending the feasibility study to reflect road alignments as a part of the development plan approval process. This amended feasibility study is anti - cipated to be considered in the near future. Additionally, Opus / Sunnybrook are moving forward to complete the plat of these properties - again, based on City Council approvals in the development plan process. Of concern to this office is the effects of the replatting on our existing well house site lying north of Lake Susan. Specifically, the road was required to be moved to the north to accommodate stormwater needs /avoid poor soils. In that process, a new lot has been created lying between the new road and our existing well house property. The net effect of the movement is to create the City's parcel as a landlocked piece of property. Again, these concerns were discussed, very briefly, approximately two months ago and the HRA authorized this office to proceed with finding solutions to the problem. During the past 60 days, I have met with our planning /engineering /park and recreation departments. This process concluded with preparation of various exhibits depicting our existing parcel including uses if left as is, potential uses of the new lot created as a part of the road movement and means to serve the park property, and potential uses of the new lot if acquired by the City. These exhibits are of such a scale that they could not be included as a part of this report. I will have them available for our meeting Thursday evening and will seek HRA advice as to which alternative should be further pursued. CITY OF F CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 MEMORANDUM TO: Housing and Redevelopment Authority FROM: Don Ashworth, City Manager DATE: July 25, 1986 SUBJ: Review NSP Overhead Transmission Line Proposal Attached please find the Planning Commission's /City Council's action regarding construction of a major transmission line through our community. As can be seen from the attached materials, the Planning Commission and Council debated and deli- berated extensively over the necessity for the line, alternate routing, etc. As the final route bisects our redevelopment district, staff is placing this item onto the agenda for com- mission information. No action is required. L ,246 City Council Meeting - June 2, 1986 C -2. You can approve it den it table. y approve one lot, two lots, three lots or Councilwoman Watson moved, Councilman Geving seconded for denial for Tomac Development, Southwest Corner of Highways 7 and 41 for the request to rezone 5.4 acres of land zoned C -1, Office Building to C -2, Commercial for — Lots 3, 4 and 6 and to table the item until the Attorney can prepare Findings of Facts for denial. All voted in favor and motion carried. Dacy: I would recommend that the Council consider the Attorney preparing Findings of Facts for denial. Mayor Hamilton: I would entertain a motion to table this item until the — Findings of Facts can be found by the City Attorney. Councilwoman Watson moved and Councilman seconded to table this item until the Findings of Facts can be found by the City Attorney. All voted in favor and motion carried, NORTHERN STATES POWER COMPANY: a. Zoning Ordinance Amendment to allow Substations as a Conditional Use in the R -1A, Agricultural REsidenFe District b. Conditional Use Permit Request to Allow Zoned Substation to be Located on 7 Acres of Property Zoned R -lA District and Located at the Northwest Corner of County Roadi 77 and County Road 18. — — — --- Conditional Use Permit Request to Allow 115 kv Power Transmission Lines through the City of Chanhassen Either Ato ghway 5 and the Chicago - Milwaukee Railroad or along the future Highway 212 Alignment. — — Dacy: I would like to, if possible, discuss all three items because everything is interconnected and Staff has also prepared some video tapes to aid in your review of this so I beg your indulgence and ask you watch the TV for a little bit here. What we are going to do start by showing you snapshots and strategic aspects of the four alignments for the proposed — transmission property. The four alternatives consist of three Highway 5 and the fourth option is along 212 Corridor. options along Option 1 is extending the transmission lines from the Westgate — Substation along the north side of Highway 5, reaching 184th Street going north to the railroad tracks and then south and west along the railroad tracks to the business park to the existing 69KV line to the south. Option 2 is just follow the Highway 5 alignment into Chanhassen to approximately where the taco shop and cement plant is, again along the railroad tracks through downtown and down to the existing 69 kv line. City Council Meeting - June 21 1986 ,,, 4 Option 3 is to cross Highway 5 at the Dakota Avenue intersection to the south side of TH 5, and then to the railroad tracks through the business park. Option 4 is to follow the TH 212 Corridor. At this point a tape change occurred during Staff's presentation and the video presentation. Mr. Hoisington: Your Honor and members of the City Council. We had the luxury of being able to look at this from a rather narrow perspective, the perspective of downtown as opposed to having to look at all of the alternatives that you must struggle with. What that does for us is allows us to eliminate Alternative 1 because for the sake of impacts on downtown, Alternatives 1 and 2 are basically the same. Because of the distance between downtown and 212 Corridor, where there will be no impact on downtown, we did not evaluate that either as per the direction of the City Council and Planning Commission. I won't go through the characteristics and the construction schedule of the transmission line, I think you have been through that enough times in the past. We are all familiar with the height of the poles and the spacing and so forth. The only comment I would like to make with regards to some comments that I have read in Minutes and so forth with regard to 212, is that 212 will be an absolute necessity to the City of Chanhassen and as traffic consultants to the City of Chanhassen or the HRA, we have every reason to believe that thing that has been out there for so many years is going to realized one of these days and if it isn't, you are going see a horrendous roadway project on Highway 5 in future, so I guess all I would suggest to you is that we not treat 212 as something that may never occur. I think it is going to occur and I don't think you can avoid it occurring in the future. We had to struggle for a long time with the downtown plan for the City and one of the most difficult parts in dealing with downtown was the railroad line itself. If the railroad line represented some kind of an edge to downtown, we would have had much less difficulty dealing with it but what it does is it represents a barrier exactly between Highway 5, which is our way to get into downtown and the real heart of downtown which is on both sides of West 78th Street. We though of all kinds of things that could occur and all different ways an access could be provided and what we concluded was that what was needed was sort of a loop that included Great Plains Blvd. but also included the second access to downtown. As most of you know we have been in the process of evaluating that over the last several months and we are about ready to come back to you with the recommendation that has the agreement of MnDot and all the agencies that have been involved in the process with us. I only want to say to you that railroad has been a very difficult barrier for us to overcome and I will say that I'm not sure we've overcome it at this point. What I will say is that it is a two dimensional kind of barrier. It's not a three dimensional barrier and I think we can tolerate or live with it, but I'm not sure we can live with a three dimensional one that would reinforce that railroad lime. I won't go through the downtown plan objectives. You have those and you have had the opportunity to review 21 F2As City Council Meeting - June 2, 1986 those in the past. I will say that objectives 8 and 10, I believe would be r violated by any proposal that would run the power line down along the I railroad tracks. I won't go through the concept plan highlights but what it does is summarizes for you what we were trying to accomplish and what some of the features of that plan are and what the effects of the transmissions line on downtown. Again, we are considering only Alternatives 2 and 3. Downtowns are the most difficult part of any community to deal with unless you happen to be a central city where you have housing problems that are also very difficult to deal with and usually those problems are very close to downtown. The reason downtown is so difficult is because you have to invest dollars there and the reason you have to invest dollars there is because you have to make what is happening downtown competitive with what can happen in the corn field. It is easy to do things in a corn field. It is very difficult to do them in downtown. What they mean is the city has to put dollars into it and at the same time it is putting dollars into it's downtown to revitalize it, it cannot afford to be shooting itself in the foot and doing things that are contrary to that very substantial investment in the downtown area. Our conclusions are' that Alternative 2 would be one of those things that would be very detrimental to your downtown business community. When we developed the plan, we expanded the business or the planning area to include both sides of West 79th Street, both sides of the railroad tracks, purposely to unify and integrate that business are but secondly to provide access to Highway 5 to the most important part of that business community. We believe that Alternative 2 would violate not only the plan objectives but would tend to create that three dimensional barrier that would be obtrusive, difficult to overcome, would tend to diminish the private sectors willingness to invest in downtown and we just simply can not, under any circumstances see it located as per Alternative 2. Alternative 3 would have a much lesser impact. What it does is put the power line at the edge. I'm not suggesting that it is any better for the properties that it goes through. Only that it puts it at the edge of downtown and the only real impact you have is from downtown. You can look from West 78th Street and will be able to see the power poles in the background. That doesn't bother me a whole lot in comparison to what the impact will be if it is right along the railroad tracks. We make some recommendations to you, just seven of them. We would ask you to exclude from any further consideration Alternative 2 as — the alternative routing for the transmission line. I'm not sure how you deal with alternatives 3 and 4 but since neither have significant impact on downtown I wouldn't really care to get into those. On the other hand, if Alternative 4 is selected, we noted that there was some consideration on running down section lines as opposed to the roadway corridor itself. We would disagree with that. We really don't want to see a multiple corridor situation out if that should become the alternative that would be accepted by the city. One of the things we would strongly encourage you to do, wherever possible, put existing power lines within the downtown underground. In the communities I have worked with, we have struggled with that and succeeded in some cases and not in others and even the normal service, normal distribution lines we would encourage to be put underground. Of course, that takes some effort and some expenditure of city funds to make that sort of thing happen. To build one major facility along railroad tracks, we believe would be contrary to intent. With that I 22 City Council Meeting - June 2, 1986 2 416 think what we will do is show another video tape and try to give you an ii impression of exactly the same structures that you would be looking at in this case. We can't replicate the situation for you precisely but what we can tell you are a number of things that would coincide. At this point Staff gave it's video presentation showing examples of transmission lines and substations in other towns in the Twin cities area and their relationship to adjoining residential and business areas. Dacy: The other recommendations from the Planning Commission was that the Opus Corporation be given a chance to present their concerns and their representative is here tonight. Thirdly, that the City Manager certify that there is a need for the transmission lines. In your packet there is information that NSP has submitted convincing the Staff that indeed there is a need for the transmission line. The data they have submitted coincides with our records as far as residential, commercial and industrial growth. It is interesting to point out that in fact the southwest area, their Minnetonka division, leads the metropolitan area in the percentage of increase in electric loads since 1989. Fourth, the Planning Commission recommended that the City Manager agree that the 212 Corridor is not a viable alternative. Mr. Hoisington has just spoken to that issue. Finally, that the City would work with NSP to minimize negative impacts on business parks and downtown that would continue depending on which option is chosen by the Council. Just briefly on the substation request. What is needed is a zoning ordinance amendment in the R -lA district to allow such a use. The present ordinance does not address it specifically. Some communities like Eden Prairie allow substations or transmission lines as a permitted use defining that as an essential service. However, our present ordinance does require a conditional use for the transmission lines and based on that, the Planning Commission recommended approval of the zoning ordinance amendment to allow electrical substations as a conditional use subject to five standards and they did add a sixth one requiring that substations shall be 599 feet from a single family residence. So the final request for this particular item is for the location of the substation site. I'm going to refer to the area up here. At the location of 17 and 18, and there is a reduced copy of the aerial in your Staff Report. The Planning Commission action on this was to recomend denial of the location of the substation at this site feeling that alternative sites should be looked at specifically adjacent to the railroad. In between the Commission and Council meeting, NSP submitted additional information in conjunction with Staff, the alternative two sites were evaluated. The three major criteria to locate substation sites is (1) importance of access between the substation site and the existing 69 kv line; (2) immediate access from the major collector roadway such as Lyman Blvd; and (3) the location of the substation at the appropriate point along the transmission of routing. Not only do they have to locate the substation site in a position that is appropriate for feeder lines and distribution and transmission lines coming in so there is no lag of voltage down the lire. Also, as you recall, NSP is proposing in conjunction with Chaska Electric, to hook into the Chaska distribution lines immediately the west. With those three criteria, two other sites were looked at. The first site is further north along Lyman 23 �P� .,. YA": City Council Meeting - June 2, 1986 Blvd. adjacent to the railroad tracks. Visibility and visual impact is characteristic of all the sites that you just can't avoid. No matter the site, there is going to be a visual impact from some direction. Drawbacks for site number 1, in view of the criteria, is that it is located too far away from existing kv lines. NSP would have to double back on their lines. While access is good in location to the Chaska distribution lines, the major drawback with Alternative 1 is it's distance from the existing line. Also, there is a William's Pipeline easement that runs in this area that was not specifically defined for this particular matter but that is another limiting factor with these two options. The second site, while it is closer to the 69 kv line is further east for connection into the Chaska distribution lines. Also, as you walk the site, the topography rises gradually to the east and then falls rapidly down into this low spot in here, NSP requires that access to their substation site not exceed a grade of 3% because of the type of vehicles they have. This site would need extensive grading in this area for access to this particular site. We come down to the original, considered site. It has immediate access to the 69 kv line, it has immediate access to County Road 18, it does provide the appropriate location for the transformation of electrical voltages from the 69 to the 115 but the remaining factor is the visual impact. Based on that, Staff has revised site plan to sink the substation to create a 15 foot berm. The top elevation is viewed from County Road 18 from approximately the south. As you can tell, there is a difference in grade of approximatley 15 feet such that a control house could be completely behind that berm. What you would be able to see is the top of the 115 transformers which are approximately 36 feet in height. If you can remember back to that videotape and I was talking about that particular structure in Brooklyn Park, you can see those singular poles. However, the - majority of the ground structure would be sunk and screened from County Road 18. The bottom elevation gives another view of that as well. As you can tell by the grades on your site plan that the property is being screened from the south and west. There are stands of existing vegetation in southeast corner and along the northwest corner so that the view from the traveled roadway would be screened. There is no question, because of the grade to the north and east, that this site will be exposed. That exposure is characteristic not only of this site but also of the other sites that we looked at. The applicant has submitted a revised landscaping plan to compliment the berming, etc. along that. Item 6(b) of your packet, we have recommended six conditions of approval on the substation site. Basing approval of the plan that see tonight the installation of landscaping, the installation of a culvert under the proposed access driveway and the driveway access shall be blacktopped to the security fense. Also, you will note that there is an existing house on the property that is being leased. At this time, in order to give the present owner time to vacate the premises, as a condition of approval, that the house be removed within one year of the date of Council approval. Thank you for your patience. Staff is completed. Don Chmiel: I'm with Northern States Power. I think Barbara has sufficiently covered what we had looked at as far as proposals. What we have done in the substation site itself, if I could just point it out. You are looking at a contour now of 925. Previously the sole substation was 24 City Council Meeting - June 2, 1986 moved to the south, up above the 940 level as shown here. By taking it and it back and depressing that station, we will gain an additional 15 foot height in screening for it whereby utilizing the existing berm off of this area and as Barbara also mentioned the fact of planting some landscaping in adjacent to that particular site with a different selection of plantings all the way through within this area. I guess we agree with all the specific conditions on the substation site itself. The only one is the number 5 which is the driveway access should be blacktopped to the security fence. We would prefer just putting an apron in on this particular location and using crushed rock. Because of the heaviness, in the event that we have to bring in a mobile transformer, we would have to build that driveway which is about 200 and some feet long up to a 20 ton capacity road and we feel that we could much better utilize that with crushed rock than we could with that and thereby saving some cost differences as well. That is the only condition we are basically not in agreement with. I guess we are open for direction as to location of the transmission lines. We do know there is a need and I think we have proven that need now to the City in bringing in substantial data and bringing in our ledgers showing where those load and capacities are, so with that I will turn it back to the Council. Mr. Degler: I live on Lyman Blvd. and my parents live on the corner and maybe you aren't aware of it, I hate to bring it up and talk about it, but my brother was killed by this relatively low 69 kv compared to the 115 that they are proposing now. I'm not going to talk much about the line. My main concern right now is the proposed substation. I feel real bad that NSP didn't take the recommendation of the Planning Commission and look more into moving up by the railroad tracks. I feel that the City of Chanhassen does not need another blight out in a good, prime location. I agree with everybody that said the railroad tracks are to live with but they are there. We have to live and I think that is the place for another faciity just like this. I'm not sure if you have looked, walked out, if you are familar with the other proposed two sites. I think they are number 1 and number 2, but I live there and I took the time last night and walked over to the other two proposed sites plus this proposed site. I personally feel either site, 1 or 2, is better than this proposed site for a couple different reasons. Site 1 is easy access. You are on top of a hill which can be bermed appropriately. The problem with Williams Pipeline, if you look at a map, there is plenty of room up there. William Pipeline is not going to present a problem in that area. In between one -tenth of a mile and two - tenths of a mile, you have more acreage right there. One -tenth of a mile is only 500 and some feet. You have plenty of room for substation. It is close to the track. From on top of that hill you can look and only see three at the most, four family houses right there. There are two more that you know they are there, but because of the growth of trees this time of year, you don't see the house. You go back to this proposed substation and there are seven that you can look right at, broad daylight and there are two more with the growth of trees, you can't see. The next proposed option was 2. It was mentioned that it was low ground. You walk in there it goes down and then up. It's not classified low ground by any means. It has been a field with corn last year. It is obviously not low ground. It is lower than option 1, but not classified as low ground. NSP might have a 25 � tiled City Council Meeting - June 2, 1986 problem with 3% slope but I'm not so sure Lyman Blvd. itself is less than a 3% slope. I think you can easily make a road if you want a road to get in. 'ibis proposed site is relatively close to existing houses, within one- quarter a mile there are three houses that are going to stay there. Obviously within 590 feet, within 1,009 feet, even throw a ball from the house that is there now. I just heard tonight that that house would have to be moved. I'm sure the owner of the land would go along with it but that is not his number priority right now to get rid of an existing family structure. We know that the City of Chaska is buying the land. That was part of the agreement with NSP. The City of Chaska realizes the problem of a substation within a city. They realize it is an eyesore and they will work Chanhassen to put it in a spot that would be the least problem. I have talked to their City Manager and he recommends, highly agrees with putting it up next to the railroad tracks. It is actually closer, cheaper for his distribution lines. Their power need is in their industrial park which is west and north of the railroad tracks and he said at this proposed substation, they would have to bury the line from this substation up to the -, railroad tracks and then again bring it up because they firmly believe in burying their power lines within their industrial park. This substation is quite a ways away from Chanhassen's need. Chanhassen's need is obviously in the industrial park. With either option 1 or 2, next to the tracks it is a straight shot east right to the industrial park. We heard how they would have to back track off of the 69 kv line. That is, if you take option 2, approximately one -tenth of a mile, 500 feet. That is not much a back track. If you take option 1, at the most it is three- tenths of a mile, 1,500 feet. I don't think that justifies. Here, there is still going to be a back track of about one -tenth of a mile. The owners of the property, as far as obtaining ownership of this property. Chaska Investment owns this proposed property and they also own the other two proposed sites. I have talked with them and they see no problem. They would rather see it up next to the tracks because they realize too, with Chanhassen's present growth, the railroad tracks are not going to help them sell the property next to the tracks. Where this is a prime piece of property, their plans would be to make it into hobby farms, at least one, maybe two hobby farms. They see this is a prime location. They would be more than happy to have the substation next to the railroad tracks. My personal opinion is this is too close to residential property. If my folks knew back then what they know today, that 69 kv line would not be where it is today. I have a family, a set of twins plus a girl, and I know how these boys are only 2 1/2 years old and they wander. I have a driveway that is two - tenths of a mile long and would you believe it, there has been at least one of them down by the mailbox. I hope he has learned his lesson but it is less than two - tenths of a mile from my folks house which someday I might be farming at that place, from there to that substation. I would rather than that substation as far away from my folks and my family. Obviously it is very feasible, very possible to put it up next to the railroad tracks where it would have the least amount of impact on Chanhassen. Why spoil a nice piece of property. I can't think of anything else I would like to say right now. Thank you. Bob Worthington: Executive Director, Governmental Affairs for the Opus Corporation. I am here representing Opus as well as American Linen who is LCD 26 City Council Meeting - June 2, 1986 our joint venture partner in the Chan Lakes Business Park. First of all, we would like to thank you very much for giving us the opportunity to have input into a process which has kind of gotten away from us when we discovered that there were some proposals that was going to affect our property some two weeks ago. Planning Commission recommendation subject to, of course, us doing further research and getting together with NSP to find out basically what was being proposed and come to some conclusion as to what we felt the impact was going to be on our business center. We met with NSP. Had a long and cordial discussion with them. It is tough decision that the city has to make and I guess, based on our findings and conclusions, we're not going to make it any easier. As most of you know, we took over Chan Lakes Business Park in 1982 from Ed Dunn and his group who had done quite a bit of planning on this property along with the City prior to our assuming of this development. Before taking over this park, we did quite a bit of research into some of the things that the planning group that Dunn had hired, had done in order to try to structure an environment for what he wanted to be, his group wanted to within the City of Chanhassen, a premier business park within this area. Several of the things we discovered we were impressed with. They were using modern day standards in order to upgrade the environment of that particular park. Upgrade the architecture, create natural amenities so that people who used the park, that is tenants, people who bought buildings, who bought land to develop in the park, could have a high degree of pride, could have a high degree of comfort and safety in using that which ultimately would be produced as part of this particular park. One of the standards and covenants they used was to bury all overhead utilities underground. I don't think I have to go into why that particular thing is of interest. The gentlemen before me used such terms as blight and such terms as ugliness, indicating that when you are dealing with overhead transmission lines, you are dealing with something that is very functional, very necessary but also, if not properly controlled, has a detrimental effect in terms of the environmental perception of people who might be using property adjoining that particular facility. All of this metropolitan area, skirmish lines have been drawn and NSP has, of course, always been in the middle in terms of where do we put those things. We hear stories time and time again about safety problems, about people feeling their properties are going to be detrimentally affected and insufficient utilization of property and in each instance we kind of come up with some sort of compromise. In our opinion, the high transmissions wires along either TH5 corridor which goes along from our property or down the railroad tracks represents a very, formiable aesthetic challenge which if not properly handled, is going to have negative impacts upon, not only the land used but within the park from this point on. It is also going to have an effect upon what kind of marketing we have to do now in order to attract potential customers and tenants to the particular park. As you know, since 1982 we have been going slow. We have been having a tough time in trying to convince people, just as they have had in downtown, that Chanhassen should be the place for their particular business should be located, but we feel we have turned the corner. We have overcome the question of access which everybody is always a talking about as a detriment. We've overcome the question of price, overcome the question of whether or not this locaton is as good as in Bloomington, as good as in Minnetonka, is as competitive as it would be in 27 �;vu4L City Council Meeting - June 2, 1986 Eden Prairie, and we have started to fill up our specutative space in terms r of Chan Lakes Business Park One and last fall we had Chan Lakes Business 1 Park finished and we have located now eight new business within this community, and what have we sold? We sold environment. We sold aesthetics. We sold community commitment to certain values that are important to people who locate within these facilities. We think if you arbitrarily now say lets put a high wire transmission facility down along the railroad tracks that are going to be 100 feet tall, are going to have six wires stringing from them. As most of you know if you look at our plat here, we have properties that adjoin that particular facility, you are going to divide the park into two neighborhoods, which we haven't done at this point, you can understand what is happening with the railroad track going through and we are going to have to now concern ourselves with how we take care of the high tech, high image type of business that may have wanted to locate near a railroad track but is now saying. Railroad track is one thing but when you start putting high transmission lines next to it, no good. I think you have to take into consideration values here. Everybody kind of looks upon people in industrial parks as kind of being second class. They don't deserve the same kind of treatment as people living in residential homes. If you've got anything wrong, throw it up there. We happen to represent those folks and we happen to believe that they deserve the same kind of consideration and same kind of concern in terms of locating a facility as you would in a residential neighborhood. We believe that there is an alternative. Our proposal would be that you look at the 212 corridor and until the State says we are not going to do facility at all, then and only then should you look at the railroad tracks and if you look at the railroad tracks, we would recommend that you look at it from the point of view of either lowering the towers, burying, I know that is a very expensive cost, and even though we are going to get a benefit, but you are going to have one end of town taking care of the other, then maybe have separate special assessments district go by everybody who has benefitted and participates in that cost. Then under those circumstances, can you have everybody win. I guess our official position at this particular point in time is we are opposed to having a high transmission wire down along the railroad tracks and down along the front of TH 5 because it will have at this point in time, a detrimental effect on the park, it is going to be contrary to what has already been done in terms of planning and investing in this park. We think it is going to be very tough once that is done to keep our marketing efforts along the line that we have started in the past several months. Councilwoman Swenson: Mr. Worthington, wouldn't you agree that the very same things that you talked about also relate to private residences. We wouldn't really need the lines at all if it wasn't for the industrial area and the very things you mentioned tonight about environment and amenities and blight, etc. is no less going to effect a lot of property owners with a lot of money invested where they live. This type of thing is going to be considerably more bothersome, if you will to use a mild word, going through residential areas than it will do in an industrial park. Bob Worthington: Councilwoman Swenson, I think that is a value judgment that you perhaps hold. I don't think that we, who have seen these W. City Council Meeting - June 2, 1986 facilities built in other areas through residential areas, probably agree with that. Councilwoman Swenson: I suppose as you say, it would be depending on where you sit and what your property is but I find it difficult to believe that if it is going to effect the environment and the amenities and create a blight in an industrial area, that it isn't going to do exactly the same thing in a residential area. To me this is totaly inconsistent. Bob Worthington: I agree with you 190% but the question is, with the technology that is being proposed, what we are doing is we are developing a trade -off. Everybody wants the service but it goes into your neighborhood. Perhaps the solution that I just talked about, which is looking at some sort of assessment district which would pay for the cost of burying that particular wire in the area where it is going to have the highest area of impact. Maybe that would be the best solution to the problem. Mayor Hamilton: You would be willing to contribute to that, is that what I am hearing? Bob Worthington: Ch yes. Councilman Geving: Would you agree Mr. Worthington that there is a necessity to build this line. Bob Worthington: I agree there is a necessity for additional service, yes. Councilman Geving: he g: I guess question I am asking is, if we don't put this line in, I keep hearing from people like Jerry Carlson and others, that it is going to affect their business and their ability.to keep in business and in your respect, I suspect that you would not be able to sell properties is you knew you couldn't have power to satisfy their needs so the power need is there. Bob Worthington: That is correct. We are not taking issue. Councilman Geving: We always come up with his idea of placement and that is what we are going to get to eventually this evening. I am happy to hear what you had to say. At least you had a recommendation for us and we can now take that into consideration. Thank you. Al Klingelhutz: Mr. Worthington came up with some of the same things that I've been thinking about. On a corridor that really isn't established yet, we have been waiting twenty five years for a corridor to be established. It looks like it's coming closer but we aren't sure and to put a high line in an area of a corridor that might never happen, to me seems like putting up a blight that shouldn't be there. I heard Mr. Hoesington say something about three dimensional blight of the downtown area. The railroad track, the highway and then if you add another one. The high line would probably i kill the downtown project. I am just wondering would a four lane freeway f and 115 kv line through our R -1A land, which just last week the Planning Commission approved final plat on which will be coming up to the Council 29 4" 1 City Council Meeting - June 2, 1986 very shortly, of 231 residences along this very same line plus all the residences that are now. What the impact would be in selling those lots. Personally, I don't think it will sell very good. I've been in real estate business for a long time and I did have a piece of property with the 65 kv line running through it and every time I showed it, that was the first objection. We don't like this because we don't like to live close to such a powerful high line. What it does to the value of land in residential area could be just as great or greater than what it does to an industrial park. You already have a corridor there. I believe, if it is going to be overground, my first suggestion to NSP was, wouldn't it be nice if you could bury it. If that could happen, I think we would all be happy. Jim Curry: It is hard for me to imagine how a railroad could be more blighted than a railroad is by being a railroad. When Fd Dunn and I built that park, we put it there because the railroad was there and of course, I can't add much to what Al said, but it is the lesser of evils. You would rather it was buried. If it isn't buried, the railroad tracks is the place for it. Certainly all of us wouldn't want to live by it, and I know that is why the park was put there. Partly because it was on both sides of this track so I don't think the high line there would be as offensive as it would be down in our residential area. T George C. Martin: I live on Audubon Road next to Deglers. A couple things I would like to say. I guess the citizens along the highway and the Planning Commission all agree that it should go by the railroad tracks, t He went on to say that the people who work in the Industrial Park are only i there from 9:00 to 5:00 then go home to Bloomington, Eden Prairie, Fdina, or wherever but he, along with his neighbors have to look at the high lines from early morning until late at night. He felt the right place to put it is by the railroad tracks. Brad Johnson: One of the things that is nice about coming out here this evening as we are always concerned about people being able to find their way to downtown Chanhassen because we are faced with a number of different barriers. I am happy to say that I couldn't even find a place to park in the parking lot outside today. We've got people coming from the south and _ people coming from all the way over near Shoreview. I represent the Chanhassen Downtown Development Group which is made up, basically, it is a relationship between Boomberg Companies and downtown Chanhassen or the Chanhassen HRA, so in a way I feel I represent the City, indirectly. We are proposing a 20 -30 Million Dollar development for downtown. The project will service daily about 5,000 people when it is completed. We primarily plan on shifting the entrance into the community, attempt to include this area into the downtown area and also much of this to the west. Back to our blighted areas of Chanhassen, basically the back part of the Dinner Theater, in muddy weather is not a really great asset to the community. We plan to change the main entrance to the facility along with all the community activities in the city for children and all of us, into this particular area. One of my concerns, of course, is that this is where we will be running the line. Not because of danger so much but I think it does not fit what we are trying to do aesthically. I'm not a planner but we are spending quite amount of money to make sure we maintain the local 30 City Council Meeting - June 2, 1986 church and I don't know if you can see it out from TH 5, but in the evening it is nice to see that. We are trying to preserve the look of downtown primarily because we think if it looks good, people will come there, and if they come there, they will shop and it will be a successful project. I'm sure none of you can disagree with that. Chanhassen has had to face many development barriers. We have heard a lot about barriers this evening. one is the highway access, we would love to get rid of the cement plant. Lakes, even though they are nice to have, lakes in fact have been a barrier to our community because as you look at the lakes from the east, it is very hard to get here. It is just a problem. As you look at this particular photograph we are an isthmus that is just about ready to arrive as far as development is concerned. once that starts to develop and we get on track for this particular area, the only place they can shop, we have been faced with a lot of barriers. one happens to be the lake. We have split school districts which makes it difficult to market residential property. We have railroads that run through the town and at one time we had very high interest rates which caused things to slow down somewhat. We are now preparing another barrier. I read Fred's report and I concur with him and we at the Chanhassen Downtown Development Group are opposed to the transmission lines using the TH 5 Corridor and the railroad track. The reason we are opposed to the TH 5 Corridor is because, I think one of the problems we are going to face, and again I am speaking just from marketing downtown, I realize all of you are marketing other things so I am just concerned with downtown, is that I try to picture myself driving down that road, and I'm glad somebody took a videotape, because I was going to have one of our architects draw up a picture of what a road looks like, as narrow as TH 5 and straight as it is most of the way, with a number of those towers in a line. Even though they are separated and a long ways apart, as you drive down TH 5, it is going to be a narrow one that already has some transmission lines there. It is not going to be a real appealing thing. As far as barriers downtown, again I agree with Fred about the problem we might have if we have a lot of high towers separating TH 5 with the downtown area. We just have to deal with how we are going to do that. I don't know what affect we will have on this development in here. I guess it would affect it just about the same as it would affect everybody else. We plan on having people there about 18 hours a day and consumers who shop in areas like to have nice places to shop and part of it is what it looks like. I have talked to a couple of other planners today and they say very seldom have they seen a successful downtown with a high line going down through the middle of it. Power lines of this type do create a negative feeling for shoppers. Again, what we are merchandising in this plan is the attraction of shoppers to this particular area. We are overcoming some of our barriers. TH 5 may be upgraded, 212 may come along, TH 41 is a very good road, Highway 17 is a very good road. We are making access to downtown. Development has just started in central Chanhassen. It seems to be improving. We can't change the school districts, the railroad has been here for a long time. I think Bob has some ideas, I think everybody here has some ideas. I'm told to put it underground is one Million Dollars per mile, $160,000.00 per mile above ground so that gives us some number to think about. Maybe there are some alternative solutions. We would recommend that you reject TH 5 plan and corridor and reject the railroad. Let's not shoot ourselves in the foot. 31 City Council Meeting - June 2, 1986 Dacy: Before you start. This issue came up a couple of times in the comments. I just wanted to clarify the need issue that the transmission line needing to go through the industrial park because that is where the need is. Certainly there are businesses within the park that do need the electricity but I wanted to make clear, it is also a southwest area electrical need. The residential growth has also caused the need for the transmission line. Another important factor for the connection between Westgate and Scott County is to provide that link in the circular pattern of the transmission lines so that no other lines are overloaded into the Deephaven- Excelsior area. I just wanted to make that clear. Councilwoman Swenson: It sounds like we are adopting all of the problems of the southwest corridor which is south of where we live and north of where we live. I wanted to ask Mr. Chmiel. You have shown already for the need for these power lines that are going through? Mr. Chmiel: Those are adjacent coming down TH 5 from Eden Prairie. That is a distribution three phase line. It is not a high capacity line. Councilwoman Swenson: Would that be replaced or would that remain. Mr. Chmiel: There are two probabilities that we are looking with that particular line coming down. Either with the distribution aspect, carrying it as a secondary under the existing transmission on the same pole. Basically with those existing wood poles, you have spans of between 200 -259 feet on the distribution line. on the transmission, we are looking at L anywhere from 400 -600 feet in spans which will mean pole for pole you will be eliminating one pole for every transmission line structure you put in. You would be eliminating number of structures as well. Councilwoman Swenson: Is that the same distribution line that currently goes along side the railroad tracks through the industrial park? Mr. Chmiel: No, that distribution line goes directly into 79th Street right through town. Councilwoman Swenson: Do you happen to know what the line does along the railroad track? Mr. Chmiel: The lines paralleling the railroad track are communication lines of the railroads. Maybe if I could address one more thing in relationship to the underground as opposed to the overhead. As I mentioned on page 14 of the April 23rd Planning Commission Minutes, I — stated that the Public Utility Commission will not allow NSP to underground to benefit one respective city and if the city so desires to go underground then basically it is the city's requirement to pay the differences between the overhead to the underground. Councilwoman Swenson: Do you have a projection of what this would run? Mr. Chmiel: Roughly we are talking $1604170,000.00 per mile at a ratio of 6 to 10. First of all what you have to do is to get a pipe and in that 32 City Council Meeting - June 2, 1986 4�e pipe you contain the oil for circulation. You have to have pumping stations at intervals as well, and the reason you have the oil in the pipes is to cool the conductors to keep it cool. You are talking roughly going through that area, if I remember correctly what Bob said, I would say that cost would run just over One Million Dollars just to parallel the railroad tracks in the industrial park. Councilwoman Swenson: In addition to what NSP would add to putting them above? I guess I am looking at the differene between the two. Mr. Chmiel: $170,099.00 per mile as opposed to One Million Dollars per mile plus. Councilman Horn: I think Pat answered those and that was whether we could double up on some of these going through. I think the general comment I have is that obviously there is going to be a blight anywhere we put them. I would tend to disagree somewhat that there is the same amount of blight through an industrial area. I think the residential area would suffer a more severe blight and I think we have born that out by some of the comments by people who are industrial leaders in our city. They have accepted a certain lot size next to their business but require an additional lot size next to their residential area that is significantly larger which appers to me to be some sort of justification. I think we have to be careful not to interfere with the downtown area so I think we need to follow some existing right -of -way. I think 212 will happen. I think we have defined a right -of -way for that. I think that would be the preferred right -of -way if this weren't put on us today. Since this is put on us today, I think our decisions are somewhat different and we aren't going to get as good a solution. I think it has to stay away from the downtown area and it should follow an existing line such as.the road. Councilman Geving: I have several comments. I did attend the Planning Commission meeting on this subject so I was surprised tonight, for the first time to see the transmission facility itself, the substation. I hadn't seen that before. I hadn't seen the plan for it except that I was quite pleased to see that it was moved north of where it was originally proposed. I kind of like that idea. I do have a couple of questions however, and comments. I think that we asked NSP to go out and try to secure a route along an existing corridor. That was our original charge to NSP rather than trying to cut down the section lines and disturbing residential areas. I think they tried to do that to the best of their ability. No one seems to want this transmission line but I think it is definitely needed. Now if I had my druthers, I would really like to wait for the 212 corridor but I am afraid that is down the road just too far for us at this time. There seems to be a sense of urgency. Again, I go back to the Planning Commission comments and people were indicating that they are already experiencing difficulty so apparently there is a need and it is more urgent than we realized. I guess the thing I would like to comment on or question, Mr. Chmiel, is if we went with the 212 corridor, how much additional layin would be required just for the transmission line that would need to be put in. Have you got a figure for that that someone can give me a figure for a number of feet that would be required in addition to 33 City Council Meeting - June 2, 1986 the existing road right -of -way. NSP Representative: We would probably take 40 feet easement width along side the highway right -of -way. Councilman Geving: Another 40 feet. If I could add that to 212, has anyone got a figure for 212. Dacy: 300 feet. Councilman Geving: So maybe 340 -350 is a pretty big swath to come right down through a planned residential area that doesn't exist yet but it is on paper and certainly will be on us before we realize. That is quite a big area that we are speaking of in terms of a swath through that area. I think when you put everything together, the pros and cons, like I tried to do, I feel that the less total impact is by going on TH 5 but eliminating the first two options completely and I don't think we should even consider .. any further comments on options 1 or 2, but shift our thinking immediately to either the TH 5 corridor that goes through the south part of town to the south side of TH 5 up to the church property and then goes across the railroad down through the industrial park. Now, if we could just place those poles so that as we come through Chanhassen, we don't impact, let's say the Legion property, a very valuable corner, or we don't put an 100 _ foot pole in front of the Lutheran Church on top of the hill so that the spans at least can be placed so you don't have that kind of visual affect. Then I don't think that would be too bad. Those are some of my thoughts. I really think the TH 5, option 3 is the one that I tend to think is the best. Councilwoman Watson: I like Alternative 3 as well. It already exists and I think that, as Dale pointed out. The videotape was very nice but when you sat and looked at that one St. Louis Park and the poles marched after each other down that line, it was far uglier than I expected. I was really appalled by that and I guess those great big white poles. I like the little ones. I always liked wood compared to the steel ones. I don't like any of them frankly but at one Million Dollars per mile, it seems to me that even opus might cough when we suggested that we would like to assess these costs as it goes through the industrial park. I do think those white poles are incredibly unattractive. I don't know why they have to be white. I don't know what would a better color is, but I don't like the white, metal poles and I guess that is what goes with it. I also would prefer either of the substation locations along the railroad tracks. I don't want that substation sitting out in the middle of that area. I think someday that is going to be a very attractive, high amenity residential area and I don't think a substation would do to the potential use of that property. Mayor Hamilton: I certainly feel it is a very difficult issue to attempt to resolve. It is kind of like putting in a sewer line. Nobody wants it to go anywhere near their property but yet we want to continue to grow as a community. We have residential developers here and commercial developers here. Everybody wants to continue to grow and sell their property and have people come in but nobody wants to a power line in so you can serve all 34 City Council Meeting - June 2, 1986 your people with electricity. I don't know if it was in my neighborhood,if it went through my area. I've been through several areas in Richfield and Bloomington where power lines go through residential areas and all of them seem to be full, but perhaps they bought those homes knowing full well that the lines were there. I don't know, but they seem to live there and exist and I don't hear of too many problems. But we do have a problem with power and we need to get electricity into the community and the whole southwest area and we also have a need to, I feel, to continue to develop downtown Chanhassen. We have been working on this project for many years and I think we now have a very viable and good plan that is being put together and to through up another roadblock in the way of developing downtown which is something we have tried to do for so long, I think would be a mistake at this time. I just think looking at the future and the long run, the best place to put this thing is to run the lines down the 212 corridor. The State can establish or MnDot can set up where the right -of- way is. We can put the lines down the 212 corridor and it is going to be in a position along side of a highway where you so often see them in other_ areas of this state and other states. It would remain there for a long time and I think my personal feelings is that it wouldn't bother anybody. If you are going to have visual blight I guess no where you put it. No matter what you do today, you drive down the streets and you see visual blight virtually everywhere you go and if that bothers you then I guess you are going to have to stay in your house because you are always going to see it but put it where it has the least amount of impact would seem to me to be the most reasonable thing to do. As far as the substation is concerned, I think where it is proposed by Staff is certainly the best location and it is going to be virtually not able to be seen at that location and would seem to fit into the scheme of the plan best. Those are my comments. I would certainly with the City Manager said of his assessment of the growth. Councilwoman Swenson: Mr. Chmiel or gentlemen, can you give me an idea of cost of the easement that you could be required to buy if you were to follow the 212 Corridor? NSP Representative: Regarding cost, we usually try to value the land than the easement would be a percentage of that. We couldn't say, we aren't in the acquisition end of the business, but our normal method of establishing prices for easements is a percentage of the land value. Councilwoman Swenson: Al, you have a pretty good idea of what that land value is. Could you give me an idea of what the cost of the land is? Al Klingelhutz: I know what the land value is. Everyone that has spoken here tonight has said, what does it do to the value of the land not only on 40 foot easement, 100 foot easement, but what does it do to the value of the land on each side of the easement. I think that is one thing that NSP is not talking about. When they come to get an easement across my property, they are going to talk to me about what it does to the value of land not only for an easement but what it does to the value of the land. I think Mr. Curry will say the same thing, and everyone down the line will say the same thing. 6 35 City Council Meeting - June 2, 1986 Mayor Hamilton: That is fine, we're not arguing about that point but let NSP. I would like to not eliminate that alternative until NSP has talked — with the land owners and until they come back and say we absolutely can't do it financially. Councilwoman Swenson: The aim that I am working towards is taking that into consideration, you mentioned $170,000.09 per mile on the line and One Million Dollars per mile underground. Now if you were to take that $170,000.00 and add to that an anticipated cost of your easement down 212, is it conceivable that we could come up with some median figure that would not make an assessment totally unrealistic to put it underground. In other words, let's not stop at that $170,000.00 because that really isn't a realistic figure. If a corridor were granted through 212 it would cost considerbly more. Now is it conceivable that we could think in those terms. NSP Representative: The prices we were talking about, the incremental price of $169,000.00 per mile and roughly one Million Dollars was for equipment cost only. Normal procedure is we get appraiser and look at the value of the land and a percentage is paid on that basis. If it gets down to an unreasonable figure, the company does have the recourse to let an assessment be made of it and the Courts can decide what a fair value is. Usually what happens is NSP historically has made offers to land owners that always ends up being higher than they get after going through the r court system. I don't think it is going to get to the price differential L of $160,000.90 to one Million Dollars per mile. That would be the far stretch. Councilwoman Swenson: So we aren't necessarily talking about $830,009.00 per mile being the cost? NSP Representative: No. e Jim Curry: As an answer to your comment, if you only buried it in the downtown area, that isn't even half a mile. That wouldn't be that far and — what Pat was saying, I think, was that they are going to spend more on more easement, stick that money in there at some compromised figure to reduce that difference even further, I think that is what I heard you say. You are only talking about a few blocks. Then it takes care of your problem Tom and then I think the City would probably accept an assessment for such reduced figure. You are only talking about $300,009.00- $400,000.00, if my mathematics are right. It isn't that far. How far would it be to keep the downtown area from be blighted? Dacy: Just looking at the section map here, from the Hennepin County - Carver County line to approximately the church property, it is one mile and than from the church west through the business park it is another mile. So there are two miles total. Jim Curry: Are both of those miles equally important to the downtown. I would have thought that the second mile, even just part of the second mile. Is there any minimum you can do? Can you go half a mile? 36 City Council Meeting - June 2, 1986 e.>:Q6j Mr. Chmiel: You can go any amount you want. Jim Curry: I thought the first mile was less important because those people have spoken at the last meeting and it didn't bother them, I don't think that much. So you've got the area along TH 5 which is part of the downtown area that seems to the bug in peoples minds. That is the part we ought to bury. Mayor Hamilton: I think as opus has said too, Mr. Worthington, it is a problem going through their property too because they want to go underground or at some other place than their property. Jim Curry: Yes, but there has to some kind of compromise somewhere, if it comes down to the buck. That is one place to cut it. Al Klingelhutz: What is the extra length if you went down the 212 Corridor to the substation versus the railroad tracks? Mr. Chmiel: I'm sure it is another half mile or mile difference in length there. Dacy: From the Westgate substation there is approximately 4 1/2 miles along the 212 Corridor and along TH 5 there is about the same amount. Mr. Degler: By adding that up, we are assuming the proposed substation is where you propose it. If you put it by the railroad tracks, where I think would obviously be better. Where it is proposed, that property can be used for much better for some other purpose where up by the railroad tracks, so if you put them up by the railroad tracks it would be much shorter. Mr. Chmiel: Giving Councilwoman Swenson using an arbitrary land value of $3,000.00 per acre and 45 foot width easement that the representative of NSP stated, it makes the cost of acquisition of right -of -way $15,000.00 per mile if they paid at market value, so if it was 4.2 miles of acquisition along the 212 Corridor, it would 4.2 times the $15,000.00. If they indeeed purchased that right -of -way at a percent of market or if the $3,000.00 was a inflated figure, the cost would be less than that. Councilman Geving: The question I have is timing and assuming Mr. Chmiel if you go down TH 5, you could do that a lot quicker than you could do the 212 operation. Could you tell me the relative difference in the amount of time? Is it a year, two years? Mr. Chmiel: I think we are looking at TH 5 with the requirements that we need for servicing and planning, would be made by 1988 for a 115. If we were to take that same line it would be the same time frame for both of those, be it the 212 Corridor or TH 5. Maybe I could interject and clarify a little more. NSP Representative: In order to complete the transmission line by May of 1988, which is our completion schedule, if we could have our route established by October 1, 1986. 37 City Council Meeting - June 2, 1986 i ^ Councilman Geving: That is what I'm after. Thank you. Al Klingelhutz: Do you think you can get all of the easements by October 1, 1986? Mr. Chmiel: No, but the route won't be established by then. NSP Representative: My reply was in order for us to meet the May, 1988 conclusion date, we should have a route established by October of 1986 and that is the point when we start negotiating with land owners. Councilman Geving moved, Councilman Horn seconded to approve the Zoning Ordinance Amendment 85 -5 to amend Section 6.04 to provide for electrical substations as a conditional use in the R -lA Agricultural Residential District. All voted in favor and motion carried. Dacy stated regarding the Conditional Use Permit Request to Allow a Power Substation to be located on 7 Acres of Property Zoned R -1A, Agricultural Residence District that the Planning Commission recommended denial of the Proposed site wanting NSP to evaluate the two other options adjacent to the railroad tracks. At this point there was discussion on whether to vote on 6(b) or 6(c) first in regards to the transmission lines placement and the substation placement. Mr. Chmiel: Once it is determined which route is going to be selected for the power line, that would probably have some bearing on where the substation ought to be. Mayor Hamilton: We probably shouldn't just specifically say conditional Use (b) at the corner of County Road 17 and County Road 18 since if it goes down 212 then you might want to select another site by the railroad tracks. Mr. Chmiel: The present location for the substation is what we are suggesting and the reason for that because it being in adjacent to that 69 line also with the proximity for the means of distribution. Dacy: To clarify the proposed substation site. As NSP is proposing, if the transmission line is either on TH 5 or 212 Corridor, that location can accommodate both of those alignments. However, if TH 5 is chosen as the preferred alignment by the Council and then a revision of the substation site, then maybe the Council wants to consider the other two sites further to the north. But as proposed, that site can accomodate both alignments. Councilwoman Swenson moved, Councilman Geving seconded to approve Option 3. a. Placing the transmission line along the northside of TH 5 until it crosses to the southside at a mutually determined location between the NSP and our professional planners with the least possible impact on the downtown area. W. City Council Meeting - June 2, 1986 b. It then follows the south side of TH 5 to the railroad and could be constructed within the MnDot right -of -way. It would go down to the church on the southside of TH 5 and then from the church it would follow the railroad to the substation, wherever they may be located. C. We would like to continue conversation, discourse on the subject of underground placement of the wires as it would affect the downtown and industrial park developments. d. Existing distribution lines be eliminated or incorporated with the 115 kv lines. e. That between the Staff and NSP, work out the arrangement for the distance between the poles and the height of the poles in some locations to minimize the visual affect. All voted in favor except Councilman Horn who opposed. Motion carried. NSP Representative: Could I interject one more thing, in order to have the flexibility when we start looking at prices, maybe another option with your land use planner, that we could work on some possible alignments coming into the the downtown to minimize the impact. If the price of underground is too great you may want to look at some other option so that is why Don is trying to get some flexibility and not be pinned down to a specific street where you have to turn. Bob Worthington: I just wanted to ask that if it is determined not feasible to put it underground, that we could be part of the decision making process to at least know what is going on. Mayor Hamilton: You will be a part of any discussions that the City in involved in. Mayor Hamilton moved, Councilman Horn seconded to approve the Conditional Use Permit #85 -14 for an electrical substation as depicted on the site plan stamped "Received May 23, 1986" with the following conditions: 1. The applicant receive a driveway access permit from Carver County. 2. Installation of landscaping as depicted on the plan stamped "Received May 23, 1986 ". 3. The applicant receive a permit from the watershed district and comply with all conditions of said permit. 4. Installation of a culvert under the proposed accessdrive to allow for proper flow of area drainage. r 5. The substation will not be used for habitation and will not i contain sanitary facilities. 39 G7 City Council Meeting - June 2, 1986 6. The existing house and garage on the property shall be removed within one year of the date of approval of the conditional use permit. All voted in favor except Councilwoman Watson who opposed. Motion carried. Councilwoman Swenson: Are we sure that is where we want it? Councilwoman Watson: No. Not at all. The vote at this time is on this particular location. It doesn't give a choice of locations. It simply says do you want it located on this 7 acres. So I guess if you don't like it, we've only got one choice. _- Councilwoman Swenson: Barbara, could we possibly have a shot of the alternatives before we make this decision. The other two possible locations for the substation. Dacy: Again, I'll go back to the three criteria. The location to the 69 kv line, the access to the roadway and the ability to connect into the overall system of the transmission lines. No matter what the site, visibility is going to be an issue and I think it all comes down to cost as far as the applicant is concerned. Anything can be regraded substantially. The drawback to 1 as I mentioned earlier, is that lines would have to double back from the existing line along the southside of the railroad and there is existing stand of vegetation there. This site is just as visible as this site. It is fairly level so they would have to do a lot of grading like they are proposing down at the substation site but the major drawback for the applicant is the double backing. It can be done but it is more expensive. Site 2 is further east and further to the north. Significant way to go for access. There is a drop in topography. The area is low. I'm not commenting on the soil types. I'm just saying there is a drop in topography. I walked the site too, did take some shots and I don't want to bore you anymore with more TV, but you will be able to see this site and this site as you come from the east and west. As you come from the south, you will be able to see 1. As I said, visibility is going to be an issue with all three sites. It comes down to the criteria as to locating the substation close to the existing 69 kv line and the ability for the applicant to get access to that. That is why they are proposing this particular site because it achieves all those three requirements. Councilman Geving: Can you show me where the railroad tracks are across from the access? Dacy pointed out the railroad tracks. Councilman Geving: What is wrong with that site just to the northwest of where you are. What is wrong with that industrial park site? Dacy: It is not zoned for industrial. It is zoned R -lA at this time. I do not recall who the owner of this property is. I'm not sure if Chaska Investment has it or not. I guess my preference is that first one. ,y City Council Meeting - June 2, 1986 5 Councilwoman Watson: I guess I don't understand why we have so few choices. Dacy: They are looking at this specific area and based on the information they submitted to Planning Commission, they can shift only so far to the north and to other areas to achieve the location to put the substation in it's appropriate location between the two other substations. Mr. Chmiel: Adjacent to the existing corridor that is already existing with that 69 kv line. Councilwoman Watson: In the Southwest. That is where I want it. Dacy: In Chaska. There is an industrial park there. Councilwoman Swenson: I talked to Mr. Chmiel about that. I think he gave me a very satisfactory answer. Mr. Chmiel: one of the considerations too is the certain amount of taxing dollars that will be derived from the facility of a substation as well as the transmission. By having a substation within the City of Chanhassen, there is approximately $60,900.00 some tax base on that substation per year. The City does not get the full $60,000.00 but it goes to the school district, the County and the City. Final Plan Amendment Request and Final Plat Approval to Subdivide 2.62 Acres into Six Single Family Lots, Pheasant Hill Subdivision, Tom Klingelhutz Dacy: The applicant requested preliminary and final plat approval for the creation of six lots as appear on the transparency. The Planning Commission recommended approval of the request subject to the four conditions in the Staff Report finding that the proposed lot design was consistent with that originally considered in the sketch plan review and the amendment would not have a significant impact on the originally approved PUD. The City Engineer also has an additional recommended condition that just came up within the last week. Monk: It has come to our attention that Hughes' driveway and Hughes' property directly to the east of the proposed subdivision, the driveway does cross a portion of Lot 4. Very minor in nature but we are recommending that a condition be placed on the final plat that an easement be granted across Lot 4. It is a very narrow strip and at no point do we believe it to be wider than 10 feet. The easement be executed across Lot 4 to allow for the existing driveway to continue to be used in it's present location so it doesn't have to be shifted into the wetlands further east. Second item was brought up concerning the line of trees very close to the edge of the plat. Staff is not recommending any condition in respect to those existing trees. They are mature and we are hoping they will be 41 I CITY OF CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 MEMORANDUM TO: Mayor and City Council FROM: Don Ashworth, City Manager DATE: June 2, 1986 SUBJ: Conditional Use Permit for Power Transmission Lines, NSP The Chanhassen Planning Commission reviewed this item at their meeting of April 23, 1986. They requested that this office: 1. Seek advice from Fred Hoisington or other appropriate con- sultant on the route which minimizes negative impacts on downtown Chanhassen. Per the Planning Commission request, attached please find Mr. Hoisington's report (Manager's Reference #1) regarding the impact of the power line construction on redevelopment efforts. This office concurs with the fin- dings of Mr. Hoisington, i.e: The power line construction will be a strong detriment in our ability to create one downtown redevelopment area. Major distribution lines become the dominent feature in commercialized /urbanized areas. The best example of this is the urbanized area adjacent to Interstate 494 and Highway 5. Power lines in this area become the dominent visibility point and detract from further development of the area. For all practical pur- poses, the rear of the Bloomberg properties /further construction along West 79th Street /downtown area redevelop- ment will significantly suffer or become undevelopable if the power line is constructed in this area. By contrast, the power line distribution lines within a rural area take on the character of the rural area, i.e. fence lines, windmills, etc. This point can best be seen by standing on Engler Road and looking easterly towards the Shakopee valley. The area is totally rural in character with a major transmission line cutting diagonally across the farm areas. Farming is occurring as normal and such appears natural in character. The same point can be made when standing on County 17 and c � Mayor and Council June 2, 1986 Page 2 Lyman Blvd. (site of proposed substation) . At this location, there currently exists distribution lines heading directly north and bisecting the existing farm lands. Again, most people probably have never noticed this distribution line. The point that the new distribution lines would be potentially near new home construction (Curry property) also does not appear to have signifi- cant credibility as can be seen by the number of homes constructed almost directly under the power lines along Engler Road in Chaska; and 2. Opus be given a chance to present concerns at the City Council meeting. This request originated as a result of Opus Corporation being present on April 23rd, but not having sufficient time to prepare a response for consideration by the Planning Commission. Accordingly, the Planning Commission has noted Opus' request and hopes that the City Council would provide an opportunity for such pre- sentation on June 2nd. 3. No permit shall be issued until the City Manager in his opinion certifies there is a need for transmission lines. Attached please find Exhibit 2 depicting existing peak demands, analysis of future needs, and a graphic portra- tion of these points. I have reviewed these documents as well as the detailed records from which they were taken and hereby certify that NSP does have a critical need for additional electrical capacity in the City of Chanhassen (primarily that area south of Highway 5). In fact, it is this overriding need for electrical capacity which has shifted the alignment of the transmission line from TH 212 to TH 5. NSP states that they need the electrical ser- vice immediately, but that they are not assured of exactly where the right -of -way for TH 212 will be. In contrast, the Council stated its concerns to locating the transmission line along the TH 212 corridor without being assured that TH 212 will be a reality. Herein laid the basis for considering TH 5. The alternative could be to provide temporary service to the Chanhassen Lakes Business Park /Lake Susan area until such time as TH 212 was in fact constructed. NSP sees this as a costly solu- tion. 4. The City Manager agrees that the TH 212 corridor is not a viable alternative. I cannot make this statement. In fact, I believe just the opposite. The TH 212 corridor is the best alter- native for the transmission line. Additionally, I firmly 3 Mayor and Council June 2, 1986 — Page 3 believe that TH 212 will be built. Every report from the — State Highway Department reflects the needs for this road to serve the regional and interstate farm to market need into the metropolitan area. The traffic studies — completed by Benshoof and Associates further depict the importance of TH 212 to this sub - region of the metropoli- tan area. Highway 5 will simply not support the traffic being generated from this sub - region area - such even after the widening to four lanes. Neither the state nor the city can shirk the necessity of continuing plans for the construction of TH 212. Again, every indication from the state is that TH 212 is ahead of schedule and will continue to stay in that position. Further, the state is in a position to state to NSP the specific location for the TH 212 alignment between TH 101 and its intersection.. with TH 5 in Eden Prairie. The state has no objections to NSP's purchase of right -of -way adjacent to this corridor nor the transmission lines construction adjacent to such right-of-way. 5. The City should work with NSP to minimize negative impacts on business parks and downtown. I do not see this as possible given the size of the pro- - posed structures (see Manager's Reference #2). Mr. Hoisington's report discusses these aspects. Again, the above points are being made as a result of a request from the Planning Commission for such. Quite frankly, I am thankful that the Planning Commission made this request so that I would have an opportunity to ask that the Council reconsider its position and that the Council act to select the TH 212 corridor/ Lyman Blvd. as the routing for the transmission lines. Although this position will have opposition, I firmly believe that it is - the best decision for our community and the best decision for our ability to see Chanhassen develop into the type of community which we have all strived towards for the past several years. r Hoisington Gro jilc. Land Use Consultants MEMORANDUM r,.,J 0(%-i .* To: Barbara Dacy, Planning Director From: Fred Hoisington, Consultant Subject: Evaluation of NSP Transmission Line Impacts on Downtown Date: 5 -28 -86 INTRODUCTION Hoisington Group Inc. was asked by City Planning Director, Barbara Dacy, to evaluate the impacts of various routings for a proposed 115 KV electric transmission line on downtown Chanhassen. The proposed NSP line is intended to connect the existing Westgate Substation on State Trunk Highway 5 in Eden Prairie, to the proposed Bluff Creek Substation which is located near the intersection of Lyman Boulevard and Audubon Road in Chanhassen. Four alignments are being considered by the City as follows: Alternative 1 - Highway 5 /184th Street /Railroad For the sake of this evaluation, and the probable impacts on downtown, Alternative 1 is not unlike Alternative 2. Alternative 1 will, therefore, not be evaluated. Alternative 2 - Highway 5 /West 78th Street /Railroad This alignment places the transmission line along the Chicago, Milwaukee, St. Paul and Pacific Railroad track from West 78th Street to Highway 5. The route traverses downtown and is zoned commercial. Alternative 3 - Highway 5 /Railroad This alternative places the transmission line along the north side of Highway 5 until it crosses to the southside at approximately Dakota Avenue. 'It then follows the south side of Highway 5 to the railroad and could be constructed, for the most part, within the MnDOT right -of -way. That part of the alignment nearest downtown is mostly vacant with the exception of a church. The route is zoned P -4, Planned Industrial Development District. Alternative 4 - Highway 212 Corridor Jr This alternative would follow the future TH 212 alignment. A subalternative would follow section lines for a portion of the route. Since this alignment will have no impact on downtown Chanhassen, it will not be evaluated. Currently vacant or rural, the prospective alignment is zoned residential. 7300 Metro Blvd. suite 525 - Edina, MN 55435 (612) 835 -9960 ,.j TRANSMISSION LINE CHARACTERISTICS AND CONSTRUCTION SCHEDULE The proposed electric transmission line will be supported by 80 to 100 foot steel poles. Corner poles will have a diameter of three to four feet. Tangent poles will have a diameter of two and one -half to three feet. Spans of up to 600 feet are possible but pole height must necessarily be increased to achieve such distances due to line sag. A 25 foot line clearance is required above ground. Shorter poles require shorter spans. Such structures are definitely out of scale with virtually all development types. Unfortunately, the only alternative is putting the service underground at a cost six to ten times the above ground cost. NSP anticipates that a need for this line will exist as early as 1987 to avoid periodic outages due to overloading. The schedule — currently proposed by NSP is approximately as follows: Identify Right -of -way, Survey and Engineering, Order Fabrication Jun 1986 to Jan 1987 Fabrication, Right -of -way acquisition Jan 1987 to Sep 1987 Construction Sep 1987 to Dec 1987 One of the problems NSP has indicated it has with the TH 212 alignment is that the right -of -way delineation is not far enough along to accommodate the above schedule. In very recent discussions with MnDOT, we have established that timing of the official mapping process for TH 212 should not, in any way, preclude the TH 212 alignment from consideration by NSP. In fact, if the TH 212 alignment is to continue to be considered, the transmission line should all be built within the proposed right -of -way, not along section lines. Based on recent Broadened Study Area findings, it is evident that TH 212 is of critical importance to downtown Chanhassen and TH 5. If TH 212 is not built, TH 5 will have to be widened to at least six and possibly eight lanes, a highly unacceptable traffic solution in light of the significant impacts on land use in the vicinity of downtown. As transportation consultants to the Chanhassen HRA, we have concluded that TH 212 is absolutely essential and that it will have to be constructed within the next ten years to relieve the growing traffic problems on TH 5. E PLANNING BACKGROUND Since the relocation of TH 5 from West 78th Street, downtown Chanhassen has had an identity problem. One reason is that it lacks coordinated visual and vehicular access from TH 5. This was one of the most difficult problems faced when developing the new Concept Plan for downtown Chanhassen in 1985. The area for which the Concept Plan was developed includes both sides of the Chicago, Milwaukee, St. Paul and Pacific Railroad. In fact, the planning area was expanded to encompass the West 79th Street area in an attempt to resolve CBD access problems. The Chicago, Milwaukee, St. Paul and Pacific Railroad line is the primary reason CBD access is so difficult to resolve. This line represents a strong physical barrier both to development and the movement of vehicles. Even though it is basically two dimentional in nature, it divides the downtown into two distinct areas and mitigates against unification of the business community. The CBD is dependent on TH 5 access and the success of the downtown depends on how strong the linkage to Hwy 5 can be made. The revised Concept Plan for downtown Chanhassen attempts to overcome the railroad barrier by creating a strong visual linkage from TH 5 to downtown. To reinforce this linkage, a new access to Highway 5 is proposed at a point where visual and vehicular access can be reasonably coordinated. 3 PLAN OBJECTIVES The following are the objectives around which the Concept Plan for downtown Chanhassen were formulated. 1. To retain the mainstreet concept. 2. To retain businesses appropriate to downtown and eliminate businesses which are not downtown use types. 3. To provide for incremental or staged projects. 4. To create a pedestrian environment with appropriate linkages to the community. 5. To capitalize on Dinner Theater traffic including the provision for entertainment, specialty retail, office and lodging facilities. 6. To provide convenience shopping to satisfy the needs of residents. 7. To provide joint parking to maximize parking efficiency. 8. To unify the downtown with architecture, landscaping, signage and public spaces. 9. To consider housing as a downtown use. 10. To improve access (visual, vehicular and pedestrian) to downtown. 11. To improve downtown's compatibility with adjoining residential areas. 12. To attempt to develop a festival environment that focuses on the artisan community. 4 C C CONCEPT PLAN HIGHLIGHTS The downtown Concept Plan highlights are as follows: 1. The extension of West 78th Street or mainstreet southerly to Highway 5. 2. A connection of West 79th Street to the new Hwy 5 access creating an expanded ring road concept which interconnects the areas north and south of the railroad tracks. 3. Redevelopment of the north side of West 78th Street while retaining the Colonial Shopping Center and the Riviera Restaurant. 4. The continuation of limited on— street parking. 5. Retention, expansion and integration of the businesses on the southwest corner of Great Plains Boulevard and West 78th Street. 6. Expansion of the Chanhassen Dinner Theatre entertainment and specialty retail complex. 7. Creation of a downtown public square or commons area. 8. Establishment of joint parking and an internal and external walkway system to help establish downtown as a multiple purpose destination. 9. Establishment of a landscaped buffer between the CBD and the Chan View neighborhood. 10. The connection of Coulter Drive to West 78th Street to provide the First Bank of Chanhassen and City Hall with an identifiable entrance. 11. Relocation of the historic City Hall building. 12. Relocation of Great Plains Boulevard to facilitate access to downtown. 13. The unification of downtown by establishment of landscaping, entry features, appropriate signage and compatible architecture. EFFECTS OF TRANSMISSION LINE ROUTING ON DOWNTOWN CHANHASSEN A downtown is typically the most difficult area for a community to deal with primarily because a sizable public expenditure is required for redevelopment. With such a commitment of public funds, it is essential that every action taken by the City provide reinforcement for the redevelopment objective. Generally speaking, the undergrounding of already existing electric lines within business districts is desirable to enhance aesthetics and make the shopping environment more appealing for the patron. Of the alternatives being considered by the City, only Alternative 2 will have a significant negative impact on downtown Chanhassen. Construction of the 115 KV electric transmission line along the railroad track is not an action which would reinforce the expenditure of public funds for redevelopment. The routing of the electric transmission line in accordance with Alternative 2 will: 1. Violate the intent of Plan Objectives 8 and 10. 2. Create an obtrusive three dimensional visual barrier between Highway 5 and the CBD. 3. Diminish the desirability of an additional CBD access to Highway 5. — 4. Discourage redevelopment of the south side of the Dinner Theatre. 5. Preclude unification of the business community. 6. Discourage private investment in downtown redevelopment efforts. 7. Further divide the business community and reinforce the subarea orientation as development increasingly turns away from the transmission line /railroad barrier. Alternative 3 will have a much smaller impact on downtown but will have a significant impact on the community as a whole primarily because it will be immediately visible by large numbers of passing motorists, a situation not unlike that which already exists along Highway 5 in Eden Prairie. Since the power line would be located on the south side of Hwy 5, it will not violate Plan Objectives nor will it.divide the business community. Its primary impact on downtown will be visual accessibility from downtown. 3 BLUFF CREEK PROJECT NSP SUBSTATION LOADS Summer Peak Demands (Megawatts) Ave. Annual Growth 1978 1982 1983 1984 (1978 - 84) Deephaven #1 16.6 12.4 14.9 16.3 #2 -- 11.4 12.8 14.5 16.6 23.8 27.7 30.8 Excelsior 9.0 7.3 7.8 10.4 Valley Park 1.5 5.1 5.2 5.7 Total 69 KV System 271 36.2 40.7 46.9 9.6% Westgate #3 13.7 14.9 22.4 39.8 #4 19,5 36.5 37.3 29.8 33.2 51.4 59.7 69.6 13.1% C C BLUFF CREEK SUBSTATION This set of exhibits presents the components of the Bluff Creek project, and explains the need for this development. Attached are: 1. Analysis of Chanhassen area development and resulting electric load growth 2. Graph of historical and projected customer demand on existing transmission system 3. Project description (maps & accompanying text) BLUFF CREEK SUBSTATION Analysis of Chanhassen Area Development and Resulting Electric Load Growth Introduction The need for the proposed Bluff Creek Substation (and related transmission improvements) is based on an annually- revised NSP electric demand forecast. The following analysis shows how deve- lopment data obtained from the City of Chanhassen tend to confirm NSP's forecast of electrical demand growth for this area. Analysis The City of Chanhassen reports that between 1981 and 1985 the number of households in the City increased from 2,162 to 2,564; this is an effective compound growth rate of 4.48 per year. During that same period, the number of residential customers in NSP'6 Minnetonka Division (includes Chanhassen, Deephaven, Excelsior, Eden Prairie, Greenfield, Lester Prairie, Waconia, Young America, etc) increased by 3.08 per year. Comparing these figures, it is seen that growth in the Chanhassen vicinity is averaging 45% higher that that being experienced in the Minntonka Division as a whole. This difference in residential growth rates is expected to continue into the 1990's because there are substantial amounts of developable land available in the Chanhassen area, whereas the remainder of NSP's Minnetonka Division is either already moderately to highly developed, or is more remote from the Twin Cities and not subject to rapid development. Commercial and industrial growth in Chanhassen is also progressing at a high rate due to development in the industrial parks and along Highway 5. The 34 commercial building permits issued by the City in 1984 and 1985 confirm a local commercial growth rate substantially higher that that being experienced in the balance of the area. Using the above information, a local electrical load growth forecast can be developed for the Chanhassen vicinity. With both residential and commercial /industrial loads in or near Chanhassen growing at rates at least 45% higher than those in the balance of NSP's Minnetonka Division, a composite annual rate of 7.08 results: i - 2 - Chanhassen Fraction of Fnergy Sales Adjust Total Energy Growth Rate Factor Residential .47 x .030 x 1.45 = .020 Caumercial /Industrial .50 x .067 x 1.45 = .049 Other (street lighting, etc) .03 x .031 x 1.45 = .001 Annual growth rate = .070 Conclusion The 78 growth rate calculated above agrees closely with the 7.1% annuatl Chanhassen area electrical demand growth which NSP is forecasting for the remainder of the 1980's. It therefore appears that the City's data on building permits and number of households strongly support the demand forecast used in determin- ing the need for the Bluff Creek substation. R Gonzalez 05/19/86 a c f THE ATTACHED GRAPH SHOWS HISTORICAL AND PROJECTED TOTAL CUSTOMER DEMAND FOR THE NSP SUBSTATIONS SERVED FROM THE EXISTING WESTGATE - SCOTT COUNTY 69KV LINE. 1 HISTORICAL VALUES ARE ACTUAL DEMANDS AS MEASURED AT THE SUBSTATIONS. THESE LOADS HAVE BEEN GROWING 8 - 9% PER YEAR. PROJECTED VALUES ARE FROM THE ANNUALLY - REVISED NSP LOAD FORECAST. TOTAL LOAD SERVED BY THE WESTGATE - SCOTT COUNTY LINE IS EXPECTED TO EXCEED. THE EXISTING LINE'S CAPACITY BEGINNING IN 1988. THE PROPOSED BLUFF CREEK SUBSTATION WILL BE SERVED FROM A NEW WESTGATE -SCOTT COUNTY 115KV CIRCUIT. THIS BLUFF CREEK DEVELOPMENT WILL SERVE ALL LOAD GROWTH IN THIS AREA FROM 1988 ONWARD. WESTGATE - SCOTT COUNTY 69 KV LINE TOTAL NSP SUBSTATION LOADS 20,000 ........ ........ :.................. :ACTOAL PROJECTED 10,000 ........ :........ :......... ........................ ....:.... ....:. 0 1978 1980 1982 1984 1986 1988 1990 1992 YEAR NOTE: SUBSTATION LOADS COMPRISE COMMUNITIES OF CHANHASSEN, DEEPHAVEN, EXCELSIOR, & MINNETONKA 70,000 ..... ..... ..... .... ..... ;....... .................... ;........ :....... ;.......;....... LINE CAPACITY = :61000 KW: 60,000 ..... ,...... ..... .... .. :....... 50,000 ..... ..... .... ..... ..... ..... ..... ... F- Q 40,000 . :........:.... .....: ........:.........:...... ................. ........ ..... ..... .... ..... Y 30,000 ........:..... ..........i. 20,000 ........ ........ :.................. :ACTOAL PROJECTED 10,000 ........ :........ :......... ........................ ....:.... ....:. 0 1978 1980 1982 1984 1986 1988 1990 1992 YEAR NOTE: SUBSTATION LOADS COMPRISE COMMUNITIES OF CHANHASSEN, DEEPHAVEN, EXCELSIOR, & MINNETONKA /) �: a,,._. v"�, P61- ? -:Ty F1CAL.. I 15 K STEEL Po L. P. J NORTHERN STATES POWER COMPANY SCALE hloNr REV. Z ENGINEERING DEPARTMENT MINNEAPOLIS N L 5y, ETC. NA 1( 1� Z U CL �Mgb LW L LITY OF CSAN23ASSEN STAFF REPORT PROPOSAL: LOCATION: �_.. DATE: April 23, 1986 C.C. DATE: May 5, 1986 CASE NO: 85 -15 CUP Prepared by: J.Olsen /v To obtain a Conditional Use Permit for Power Transmission Lines. APPLICANT: Don Chmiel Northern States Power 414 Nicolett Mall, 2nd Floor Minneapolis, MN 55401 PRESENT ZONING: ACREAGE: DENSITY: ADJACENT ZONING AND LAND USE: WATER AND SEWER: PHYSICAL CHARAC.: 1990 LAND USE PLAN: N- S- E- W- rd- NSP CUP April 23, 1986 Page 2 APPLICABLE REGULATIONS REFERRAL AGENCIES Carver County MnDOT BACKGROUND C Section 19.12 of the zoning ordinance requires a con- ditional use permit for transmission lines in all districts (Attachment W. See attached. See attached. At the February 12, 1986 meeting, the Planning Commission con- sidered the zoning ordinance amendment request to allow substa- tions as a conditional use, the substation conditional use permit request, and the request for installation of overhead transmission lines. The Planning Commission recommended denial of the proposed route of the overhead transmission lines and recommended that the zoning ordinance amendment and conditional use permit request of the substation be tabled until the transmission line issue could be discussed by the City Council. The City Council at their March 17, 1986 meeting recommended that the matter be referred back to the Planning Commission and that NSP investigate locating the transmission lines along Highway 5 instead of the 212 corridor. The matter was also referred back to the Commission because NSP submitted additional information as to the need of the 115 kv line and the need for the location of the substation at the proposed site. Proposal In view of the Council's recommendation, the applicant has sub- mitted a map showing alternative routes along Highway 5 that could be followed. The following discussion will list the advan- tages and disadvantages of each of the proposed routes. ANALYSIS 1. Highway 5 - West 184th Street - Railroad This option proposes installation of the transmission lines from the Westgate Substation, along Highway 5 to the Chanhassen Eden Prairie boundary (the future right -of -way of West 184th Street) north to the Chicago Milwaukee St. Paul & Pacific Railroad NSP CUP April 23, 1986 Page 3 (CMSPP). At this point, the lines would follow the railroad along the rear of Lyman Lumber, the rear of the Chanhassen Meadows apartment project, through the eastern portion of the downtown area adjacent to the Taco Shop and the Apple Valley Red -E -Mix and through the business park to the existing 69 kv line west of Audubon Road. PROS No visual impact on Highway 5 as one enters the city. CONS The lines would be located within 50 feet of the Lyman Lumber storage buildings and the Chanhassen Meadow garage buildings. NSP has indi- cated that there is not enough clearance between the transmission poles and the aforementioned structures. In the case of Lyman Lumber, flammable products are being stored in these buildings which are located close to the rear property line. In. Eden Prairie on the north side of the railroad tracks, a single family subdivision is under construction. The transmission lines would be located adjacent to single family neighborhood. Railroad communication lines may have to be relocated. 2. Highway 5 - West 78th Street - Railroad This option proposes installation of the transmission lines from the Westgate Substation along Highway 5 to where the railroad crosses West 78th Street and then continues along the railroad to the existing 69 kv line west of Audubon Road. PROS CONS The alignment does not interfere Transmission poles would be with any existing or proposed visible in the major entrance single family residences or corridor into the community and industrial buildings, the downtown area. Railroad communication lines may have to be relocated. C C NSP CUP April 23, 1986 Page 4 3. Highway 5 - Railroad This option proposes installation of the transmission lines from the Westgate Substation, along Highway 5 and then to the railroad near the church site. PROS CONS Transmission poles and lines Transmission lines would have would not be located through to cross Highway 5 in the vici- any commercial property. nity of the Dakota Ave. and Hwy. 5 intersection. 4. Highway 212 Corridor PROS Transmission lines would not be located along the major entrance into the community. Helps to establish the 212 corridor. The western portion of the route along Lyman Boulevard is along the urban service area boundary. Poles would be located along a significant portion of Highway 5 to the railroad. CONS Uncertainty of the timing and installation of the 212 corri- dor in relation to NSP construction timetable. If the 212 corridor is not installed, the transmission lines would bisect large tracts of land which could become residential areas in the future (Curry and Klingelhutz property). In summary, Option #1 has a section without adequate right-of-way for public safety in the area along Lyman Lumber, the Eden Prairie border and the Chanhassen Meadows apartment project. Option #2 locates the transmission lines along an existing corridor (Hwy. 5) and intersects the railroad at the cement plant. Option #3 also locates the transmission lines along an existing corridor but follows Highway 5 for a longer distance. Option #4 is the most direct route but may create a corridor through potential residential areas. Eden Prairie Previous to the Chanhassen Council meeting on March 17, 1986, Eden Prairie preferred the T.H. 212 corridor. However, because C C NSP CUP April 23, 1986 Page 5 a Highway 5 alignment may be recommended in Chanhassen, NSP sub- sequently met with Eden Prairie staff. Eden Prairie staff now indicates that Eden Prairie would allow a Highway 5 alignment. Also Eden Prairie did consider a requirement for underground installation. NSP has indicated however that underground installation would significantly increase costs because of the technology involved. MnDOT NSP has also met with MnDOT staff as to location of the lines in relation to the widening plans. MnDOT has indicated in their letter of April 8, 1986, that both agencies would have to work together in locating the lines appropriately. Summary Whichever alternative is recommended by the Commission, the following should be considered: 1. All existing poles shall be consolidated and all future ser- vice drops shall be installed underground. PLANNING COMMISSION ACTION The Commissioners unanimously recommended the City Council approve Option #2 or #3 subject to the following: 1. Advice from Fred Hoisington or other appropriate con- sultant on the route which minimizes negative impacts on downtown Chanhassen; 2. Opus be given a chance to present concerns at the City Council meeting; 3. No permit shall be issued until the City Manager in his opinion certifies there is a need for transmission lines. 4. The City Manager agrees that the TH 212 corridor is not a viable alternative; 5. The City should work with NSP to minimize negative impacts on business parks and downtown. The motion was made by Conrad and seconded by Noziska. ATTACHMENTS 1. Zoning Ordinance, Section 19.12. 2. Planning Commission minutes dated February 12, 1986. 3. Route Option #1. NSP CUP April 23, 1986 Page 6 Attachments (continued) 4. Route Option #2. 5. Route Option #3. 6. Route Option #4. 7. City Council minutes dated February 4, 1986. 8. City Council minutes dated March 17, 1986. 9. Letter from City of Chaska dated December 26, 1986. 10. Letter from Don Chmiel, NSP, dated January 20, 1986. 11. Letter from MnDOT dated April 8, 1986. 12. Petition from south Chanhassen residents. 13. Letter from Carver County dated April 21, 1986. 14. Planning Commission minutes dated April 23, 1986. 15. Five map package including needs description. 16. Larger blueprint of alignment alternatives. ai i� r ^� i !1 w 3 •f` Ali, 19.11 Projecting and Roof MoR. Equipment. 1. All roof mounted equipment shall be screened from the public view at street level. 2. Air conditioning or heating units projecting through exterior walls or windows shall be so located and de. signed that they neither unnecessarily generate or transmit sound or disrupt the architectural amenities of the building. Units projecting more than 24 inches beyond the exterior finish of a building wall shall be permitted only with the written consent of the Village Building Inspector. 19.12 Transmission Lines. 1. Within all districts the establishment. construction. maintenance and use of overhead or underground transmission lines. conduits or pipelines for the transporting or transmission of gas. oil . petroleum, solids. liquids or high vol- tage electrical energy is prohibited. except upon the securing of a Condition- al Use Permit. 19.13 Planned Unit Development Re. quirements. 1. All proposed land developments and all applications for rezoning which contain in excess of 25 single family zoning lots. or in excess of 24 multiple dwelling units. or in excess of 10 acres for pro- posed commercial or industrial use shall be submitted as proposed planned unit developments and shall be gov. erned by the regulations thereof. 19.14 Unimbabitable Land. I Lots. parcels or tracts of land deemed by the Council to be uninhabitable shall not be utilized for residential use. nor for such other uses as may endanger life or property or the public health and welfare or create or aggravate a flood. erosion or water pollution hazard, but such land within a zoning district shall be set aside for such uses as shall not create or contribute to any of the fore- -going conditions. -1• f 1_5 Zning Lotot Limitation. I. Only one principal structure shall be permitted on each zom lo[. Z• Is.io utsf a torage in Hesenual Districts. 7. I Outside storage of recreational equip- ment is prohibited in the front and side Yards in all residential zoning districts. unless screened by fencing. 2 All outside storage structures in resi- dential zoning districts shall be archi- tecturally harmonious with the princi- palstructure. 19.17 Certificate of Occupancy. I The certificate of occupancy required by the Chanhassen Building Code. Ordi- nance No 23. shall be issued only for a structure which complies with all ap- V. plicanle provisions of this ordinance and said budding code. 13• SECTION 20. NON•CONFORMI.NG (NES. E9 .a1 Continua. ion. The lawful use of buildings or land existing at the effective i 'late of this Ordinance which does not con- form to the provisions of this ordinance +hall he discontinued within a reasonable Peruid Of amortization of the building• and uses of land or buildings which become nonconforming by reason of subsequent amendments of this ordinance shall also be discontinued within a reasonable peri- od of amortization of the building. The period of amortization shall commence with the effective date of this ordinance and shall extend for a period of not more than: 1. Fifteen 115, years for buildings of wood frame construction. 2. Twenty 120) years for buildings of wood and masonry construction. 3. Thirty t30) years for buildings of fire proof construction. 4. Dwellings found to be non - conforming only by reason of height, yard. or area requirements shall be exempt from the other continuation provisions of this ordinance. 5. Any building or use partially taken by public action under eminent domain proceedings, which building or use is thereby made non - conforming may continue. 20.02 Enlargement or Alteration. No non - conforming use shall be enlarged, altered or increased, or occupy a greater area than that occupied by such use on the effective date of this ordinance or any amendment thereto. A non. conforming use shall not be moved to any other part of the parcel of land upon which the same was conducted. If no structural altera- tions are made, a non - conforming use of a building may be changed to another non- conforming use of the same or more re- stricted classification. Whenever a noit- conforming use of a building has been changed to a more restricted use or to a conforming use, such use shall not there. after be changed toa less restricted use. 20.03 Restoration. Any building locat. ed in any district which is partially de- stroved by any cause may be restored tc its former use and physical dimensions: provided that any such building which does not conform to the use, height and other restrictions of the district in which it is located and is thus destroyed, accord. ing to the estimate of the Council or some official designated by it, to the extent of fifty (501 per cent or more. may not be rebuilt or reconstructed except in accord. ance with such restrictions. 20.04 Termination of Use. In the event • non - conforming use is discontinued for • period of one 1 1 1 year, or if a non -con. forming use is replaced by a conforming use- any subsequent use of the premises shall him conformity with the use regula. tions specified for the district in which such use is located. 20.05 Junk Yards. No junk vard may continue as a non - conforming use for more than one I I I year after the effective date of this ordinance. except that a junk yard may continue as a non - conforming use in an f -I District if within that period I is completely enclosed within a build- ing, fence. screen planting or other device of such height, not less than eight 18, feel n any case, so as to screen completely the operations of the junk vard. Plans for such budding or screening device shall be approved by the Council before it is erect- ed or put into place. 19 µduct 14••2 .06 -Normal Maintenance. Mamte= nance, necessary non - structural repairs. and incidental alterations of a building or structure containing or used as a non- conforming use are to be permitted pro- vided that any such maintenance, repairs or alteration does not extend. enlarge• or intensify the non - conforming building or use. 20.07 Public Utility Buildings; Excep• lions. Municipally owned utility buildings and structures to be used for purposes of rendering service to the community, and not for warehouse purposes or for the storage of bulky materials, when the Council'shall deem them to be clearly necessary for the public convenience, may be permitted in any district. Such variation from the height and area dis. trict regulations may be allowed for such building or structures by the Council as it deems necessary. SECTION 21, COMMON OPEN SPACE. 21.01 Definition. "Common Open Space" is a parcel or parcels of land or an area of water, or a combination of land and water within the site designated for a Planned Unit Development District. and designed and intended for the use or en. joyment of occupants of the Planned Unit Development District. Common open space may contain such complementary structures and improvements as are nec- essary and appropriate for the benefit and enjoyment of occupants of the Planned Unit Development District. 21.02 Dedication of Common Open Space. The Village may at any time and from time to time, accept the dedication of land or any interest therein for public use and maintenance, but it shall not be a condition of the approval of a Planned Unit Development District that land pro- Posed to be set aside for common open space be dedicated or made available to public use. 21.03 lion- Dedicated Common Open Space. The ownership and maintenance of non - dedicated common open space shall be governed by the following regulations: 1. Ownership. The legal or beneficial owner or owners of all of the land pro- Posed to be included in a Planned Unit Development District shall provide for the establishment an organization for the ownership and maintenance of any non - dedicated common open space, and such organization shall not be dis. solved. nor shall it dispose of any such common open space. by sale or*other- wise, except to an organization con - ceived and established to own and maintain the common open space, with. out first offering to dedicate the same to the Village or other government agency. 2. Maintenance. In the event that the organization established to own and maintain common open space. or any successor organization. shall at any time after establishment of the Plan- ned Unit Development District fail to maintain the common open space in reasonable order and condition in ac. cordance with the Development Plan. the Village may serve written notice upon such organization or upon the oc. I L19.,_2- aaicAN.D97 -4e �. �'"en•ieA 447- rj 'J• f%m rMltrt V7 -14 j -tW j f7.?3 ti.•:irei ;e? I r Planning Commission Minutes February 12, 1986 Page 6 e. All structures shall be architecturally similar in design. f. Lighting shall consist of shielded high pressure sodium fixtures and be so designed as to not glare on properties adjoining. All voted in favor and the motion carried. `` ,I PUBLIC HEARING X Northern States Power Company: a. Zoning Ordinance Amendment Request to allow substations as a Conditional Use in the R -la, Agricultural Residence District. b. Conditional Use Permit Request to allow a substation to be located on 7 acres of property zoned R -la and located at the northwest corner of County Road 17 and County Road 18. c. Conditional Use Permit Request to allow transmission lines in southern Chanhassen. Public Present Don Chmiel George Warner Gayle Degler Larry Klein Jo Larson Terry & Betty Clark Mark & Peggy Tran Neil Klingelhutz Al & Mary Klingelhutz Jim Curry Kathy Holtmeier Terry Owens Northern States Power Northern States Power 1630 Lyman 9170 Great Plains Blvd. 8590 Tigua Circle 8522 Great Plains Blvd. 1330 Lyman Blvd. 1380 Oakside Circle 8600 Great Plains Blvd. 4817 Upper Terrace, Edina 8524 Great Plains Blvd. 8520 Great Plains Blvd. Olsen stated that the applicant is requesting a zoning ordinance amendment to include electrical substations as a conditional use in the R -la District. She stated that substations provide electrical service from a central point to surrounding com- munities. She noted that a substation will receive a higher voltage of electricity and then send out a lower voltage which will again be transferred at an even lower voltage for the even- tual user. She noted that it consists of transmission towers, Power lines and a control house and is unmanned. Olsen stated that the Zoning Ordinance currently allows commer- cial radio and television transmission stations as conditional uses in the R -la District and do not have any standards. She stated that the proposed substation is a similar use in that it i Planning Commission Minutes February 12, 1986 Page 7 contains transmission towers and is best suited in the agri- cultural area and separated from residential neighborhoods. She stated that it would be best to locate substations on collector streets or major arterials where transmission lines will most likely be placed. She noted that substations are unattractive, but a necessary use and sites should be well landscaped and fenced for security. She stated that each substation proposal will be a unique situation as to its compatibility to surrounding property and therefore should receive receive review with a public hearing. She stated that by allowing substations only in the R -la District as a conditional use enables the City to review each proposal and limits the use to an area where they are best suited. Olsen also stated that the applicant is requesting a conditional use permit for an electrical substation and for power transmission lines. She stated that the substation is proposed to be located on top of a hill and will be serviced by a ten foot drive from County Road 18. She noted that the city and county prefer that all entrances on this road be public streets rather than private drives; however, since the substation will generate little traffic the county would consider approval of an access permit subject to city approval. She stated that the driveway crosses adjacent property for which the applicant has obtained a 40 foot easement. She stated that the driveway is proposed at that location because of the steep topography of the site and because of that staff is recommending the driveway be paved up to the fenced area. She stated that the control house will be 35' x A 20' and will be surrounding by a six foot high chain link fence. stated towers will aprximately 36 substation to the proposed Bluff Creek substation and then south to Chaska. Olsen noted that the history of the proposal is that Chaska has determined that an additional substation facility was necessary in order to serve its electrical customers. She explained that NSP has negotiated with both Chaska and Chanhassen as to proposed sites and the alignment of connecting transmission lines. She noted that last year NSP met with Chanhassen's Mayor and City Manager to discuss the T.H. 5 alingment for the transmission lines. She noted that it was suggested that because of the visual impact on the major entrance into Chanhassen, the align- ment should be shifted south to the T.H. 212 corridor. She stated that it was hoped that NSP's involvement would speed the T.H. 212 selection process. She stated that according to MnDOT's a proposed schedule, the T.H. 212 corridor will not be designated until public hearings in the affected communities have been held. She stated that MnDOT has stated that the proposed alignment will be designated by January, 1987. She stated that the connection between Eden Prairie and Chanhassen follows the Minneapolis and St. Louis railroad line, property lines and finally the T.H. 101 and County Road 17 right -of -way. She stated that the poles will r C Planning Commission Minutes February 12, 1986 Page 8 be approximately 75 to 80 feet in height at a span of 250 to 300 feet and will carry 115 kv line. She noted that transmission line will require a 60 foot right-of-way. She stated that the lines from Chanhassen to Chaska will carry both 69 kv and 115 kv lines and they will require a 75 foot right-of-way. Olsen stated that the exact location of the alignment is necessary to determine the impact on existing residences, wetlands, and future development. She stated that NSP has sub- mitted a general location map of the transmission lines and all affected property owners along this route have been notified. She noted that NSP has stated that they need city approval for the placement of the proposed lines before they can start the process of determining the exact location of the lines. She noted that the following questions need to be addressed before approval can be recommended: 1. Ideally, the transmission lines should follow the Hwy. 212 alignment. Preliminary public hearings have been set by MnDOT this year in order to complete an "official map" pro - cess by January 1, 1987. NSP has stated that there is an immediate need for the service and cannot depend on MnDOT's process. The preliminary Hwy. 212 alignment will cross the proposed transmission line in the vicinity of T.H. 101. As proposed, this property would be split by both power lines and the T.H. 212 corridor. NSP should provide information as to whether or not the lines can be moved in the future along T.H. 212, and at whose expense. 2. The area of primary concern is north, of County Road 18 and east of T.H. 101. (The remaining part of the alignment follows County Road 18 and County Road 17 where lines already exist.) Alternative alignments should be considered such as shifting the lines from T.H. 101 east to the eastern edge of the Curry property to match the new T.H. 101 alignment. 3. Any comments by the public need to be addressed prior to final action by the city. Al Klinglehutz stated that he is opposed to where the line is located and he would take NSP to court in order for them to get any easements across his property. He stated that there would be a lot more people here tonight, but they are in church because it is Ash Wednesday, and he said they were going to pray that the line would not be going in. He stated that he does not understand why they do not follow the railroad from Eden Prairie, through Chanhassen and then into Chaska. He stated that there is a blight with the railroad track, and there will.be a blight with Highway 212, and if the transmission line as proposed, which is approximately 300 to 400 feet north of T.H. 212 gets put in, who is going to want to live between that line and 212. He stated Planning Commission Minutes February 12, 1986 Page 9 that they are taking valuable land, most of it is in the Urban Service line and really voiding it for residential land. He stated that the objection would be less if it was located along the 212 corridor which would be creating only one blight. Ryan stated to the applicant that in looking at the map, NSP has attempted to run the lines parallel to existing infrastructures and streets and roads to try and minimize impacts, rather than creating it. He asked the applicant how much flexibility they had with the line. Don Chmiel stated that it can be addressed with the property owner at the time they talk to them about easements. He stated that the basic reasoning for the need for putting the substation there is that, one, the City of Chaska needs additional capacity power, and two, the Cit of ca y pacity as well. Chanhassen needs the additional ca He stated the City of Chanhassen is presently served out of Excelsior and Glen Lake. He stated that they are at the point where Chanhassen is growing and does need the addi- tional capacity. He stated that the Excelsior substation will reach maximum capacity which dictates putting in another substa- tion. He stated that the City of Chaska is also making a contri- bution of approximately $1,300,000 in getting the substation in. He stated that the proposed location is the best to serve within the specific area of Chanhassen. He stated that there is a normal radius of 37/`2 to 5 miles to feed electricity. He stated that because of the needs of the substation, the timing of 212 and the need for capacity, the times are not consistent. He stated that.they tried to stay on property lines. He stated that from the Bluff Creek substation extending south, there is an existing 69 kv line and will need additional right -of -way of 75, not 100 feet what the staff report stated. He stated that it is one of the most necessary things that is needed to provide electricity. He stated that the Bluff Creek substation will tie into the Scott County substation located in Shakopee. He stated that in the event there is an outage coming from Westgate to Bluff Creek substation, it will be able to back feed from Scott County substa- tion and back into Westgate. He stated that he was concerned about the condition which required paving the drive from County Road 18 to the substation. He stated that he would be more than happy substation a0small foot amount of Htrafficdtheat because like to gravel the drive. Y would Jim Curry stated that he owns about 247 acres in that area. He stated has feetbofahisn He stated that land when it goes through. He stated that he has a residential proposal that will Planning Commission Minutes February 12, 1986 Page 10 submitted to the city. He stated that these lines are going to be going past approximately 2000 people that will be living there and NSP stated these lines were best located away from residential areas. He stated that another thing that is slowing his develop- ment down is how the new 101 is going to deal with access onto 212. He stated that because the line is along the edge of the MUSA, they should look further to find land not in the MUSA area. Gayle Degler stated that these lines are dangerous and is totally against them. He stated that he and his brother were trimming trees no where near the lines and the line jumped and his brother was electrocuted and died. He stated that he has worked with NSP in the last year and a half and they moved the line right to the edge of the easement that went past his house where trees were growing through. He stated that they worked with NSP to move the lines away from the buildings. He stated that he was against the substation because it does not fit in. He stated that he sees a radio station and television antennas a lot different from power lines. He stated that he would be in favor of having the lines follow Highway 5. Joanne Larson stated that she was against the route. She stated that it would really be stupid to approve because they don't even know where 212 is going through. Peggy Tran stated that they just built a home on Lyman Boulevard down the street from the proposed substation and stated that she does not want a power line underneath their driveway. She stated that she has children and is planning to start daycare and would not want that near her residence. Al Klingelhutz stated that it was a bad thing that happened to the Degler family. He stated that he does not know if that should be used against bringing power into the city, but that alone can show what a power line can do to a resident in Chanhassen. He stated that it was a little over 60 kilowatt where that happened and what is being proposed is 115 kv. He stated that the City stated that it would be unsitely for this to be located along Highway 5 and he wondered how unsitely it would be for the residences where it is proposed. He stated that it would be easier to put it on a right -of -way that exists then to try and acquire a right -of -way. He stated that the people located south of Highway 5 are getting dumped on. He stated that first it was the dump, next comes the 212 corridor and now the substation and transmission lines. He stated that he thinks its time for the City of Chanhassen to start putting some of these things somewhere else. Conrad moved, seconded by Noziska, to close the public hearing. All voted in favor and the motion carried. Planning Commission Minutes February 12, 1986 Page 11 Conrad asked about the owner of the home located near the substation? Olsen stated that it was rental property. She stated that it is owned by Chaska Investment. She stated that the renters know what is happening. Conrad felt that there were better places to put the line in. He stated that it would be appropriate to follow Highway 5, 212 or the railroad track. He would like to see those alternatives explored and reviewed by the Commission or City Council before approval is given for this application. He sympathizes with the residences who have the power line going through their yard right-of-way or along the street. Emmings referred to a letter from Dorsey, who suggested the power lines run along the railroad that is just north of the substation and then run up to Highway 5. He stated that it seems like a T better alternative than the one being proposed. M. Thompson stated that he knows substations do effect the value of the land and they are a blight from a residential standpoint. He stated that we need to take into consideration the residences points; however, he feels it is needed. He asked what right the property owners have, once NSP has placed the location, to speak against it at that location? Warner stated that it would have to go to district court and they decide. Chmiel stated that they do not like to go that way. He stated that they try to work it out with property owners. He stated that they tried to stay on the property lines and parallel the corridor because of the timeframe for corridor which is 1989 or 1990 and the timeframe for the station, they need the 115 kv line in by 1988. He stated that they also need to relieve a portion of that system, this fall or early spring. He tated that there is a real need for this now. s M. Thompson asked if there were any other more desirable designs of poles that could be placed? Chmiel stated that with the lower voltages the wood poles can be used and with the higher capacities of 230 kv the poles are metal and approximately 3 to 5 foot diameters. Siegel asked what was the reasoning of the timeframe of giving the city one month before you wanted to start construction? Sam Higuchi stated that it was delayed because Chaska had to make a decision of purchasing property and that delayed NSP's filing of the application. Planning Commission Minutes February 12, 1986 Page 12 Siegel stated that he does not understand why there is only one alternative for the proposed line. He asked if there was a reason for not following the railroad from the Westgate substa- tion to County Road or all the way down into Chaska? Chmiel stated that if they did that, it would only accommodate Chaska. He stated that they need the additional capacity for Chanhassen and that is why the site was chosen. Siegel asked if this would accommodate all of Chanhassen? Chmiel stated that the radius would 31,,12 to 5 miles surrounding the site. Al Klingelhutz stated that Chanhassen south of Highway 5 is served by Minnesota Valley Electric, will NSP be serving that portion? Chmiel stated that by converging the additional capacities they will work it towards the areas that need it. Al Klingelhutz stated that NSP is putting the cart before the horse. He stated that the line should be approved before the substation is approved. He stated that they have the site for the substation and now they want to put the line where they please to fit the substation. Noziska stated that he is not certain why it has to come across the area where it is proposed. He stated that the railroad right-of-way or one of the highway right-of-ways would make more sense. He was wondering how NSP arrived at the need for the substation right now or even in 1990 when a lot the southern part of Chanhassen is served by Minnesota Valley. He felt that this was forcing an issue before it needed to be enforced, especially when they are chopping up the land that is going to get chopped up with the corridor. Ryan asked where Chaska was currently being fed from? Chmiel stated that it is fed from Excelsior. Ryan stated that they already have a right-of-way all of the way from Excelsior past this one to Chaska and on to the Scott County substation. He asked if that does not provide them with a double fed loop grid that feeds two substations? He asked why they could not rebuild the line from here to Chaska, just like they are rebuilding the line from here to Scott County. Chmiel stated that they do not have a 115 kv line that is close enough to that proximity. Planning Commission Minutes ^ February 12, 1986 Page 13 Ryan stated that recognizing that Chaska needs the power and you may need the substation in the future to build your proper spacing, he wondered how long they could satisfy the expected demand if they feed it only from the 115 kv? Scott County substation with Chmiel stated that he did not really think he could answer that question. He stated that the 115 line that would feed into the — Bluff Creek from Westgate and extend into Scott County, your question is how long this particular substation would feed the area? Ryan stated no, he was asking if they do not have the feed from Westgate and could they backfeed from Scott County to Bluff Creek? — Chmiel stated that they can not do that. He stated that what they want is reliability to service Bluff Creek. — Ryan stated that he knows what they want, he stated that the line from Scott County to Bluff Creek substation is a rebuild on an existing easement and can it service for a sufficient time to — allow the city to settle the 212 corridor? Warner stated there is concerned that Chaska might get blacked out. — Warner stated they are concerned that while the 69 kv line is out for rebuild from Bluff Creek to Scott County and if there is a fault without a two way source, it will dump. He stated that — there will be a four to six month period where the 69 kv will be on radio and there would not be a back -up source. Conrad asked what the options were as far recommendations to the — City Council? Dacy stated that staff work with NSP to look alternative loca- tions and evaluate each of those alternatives and others that may be devised and come back with pros and cons on each alternative. She stated that it seems to be the major issue as far as public — comments are concerned. She stated that there would be another Public hearing date set. She also stated that the Planning Commission could also send the items to the City Council and not have it come back to the Commission. — Conrad asked Don Chmiel if they would like the Planning Commission to table action or if they would rather the Commission — deny the request and send it on to the Council for their opinion? Chmiel stated that they would like to start construction for the temporary 69 kv by March, 1986. He stated that they need to ® order the equipment for the substation which takes about six months to one year for it to arrive. He noted that they would Planning Commission Minutes February 12, 1986 Page 14 like to begin construction in March, 1987. He stated that the transmission on the 115 kv would not begin until August, 1986 and would be in service by May, 1988. Conrad moved, seconded by anmings to 1) table the Zoning Ordinance Amendment and the conditional use permit for the substation until the City Council reviews the transmission line location and pro- vides staff with direction and 2) recommends denial of the con- ditional use permit for the location of the transmission lines. All voted in favor and the motion carried. PUBLIC HEARING Frank Jedlicki and Michael Sorenson: a. Subdivision Request to replat Happs First Addition and adjacent metes and bounds property into one 6 acre parcel on property zoned C -3, Commercial Services and located on the north side of Highway 212, 1/4 mile east of Highway 169 inter- section. b. Conditional Use Permit Request to allow cold storage units on Property zoned C -3, Commercial Services and located on the north side of Highway 212, 1/4 mile east of Highway 169 inter- section. Olsen stated that the applicants are requesting a replat and a conditional use permit for cold storage units and outdoor storage. She stated that the applicants are proposing a cold storage building on the site and must first clear up the existing streets and lot lines. She stated that it is in the best interest for the applicants and the city to remove the existing paper streets, lot lines, and the metes and bounds description. She stated that the applicants are proposing to construct a 240' x 40' cold storage building on six acres of property zoned C -3. She stated that the building is proposed to be located towards the center of the site. She stated that the building will be 30 feet high with 8 bays and is a steel pole commercial building. She stated that there will be no sanitary facilities but each bay will have electricity. She noted that the storage will be used primarily by small contractors storing truck /trailer com- binations. She noted that the applicant has stated there may be some outside storage by the people renting the storage bays; however, there will not be rentals of just outside storage. She stated the site will be serviced by one 24 foot driveway onto Highway 212. She stated that this access had been reviewed by MnDOT and received a permit; however, the permit expired in September, 1985, and the applicant will need to reapply. She stated that the driveway leads to a gravel parking lot which will contain ten parking spaces and staff is recommending that the parking area and driveway have a bituminous surface and lined it ha 91 ir 1(\.- red •I � ro, .. ...r� `� :O � c) -; � `'1\ ` yq,;' i ,y,,.l �.t )1 : -� fllg -.� C > aas ci d ,I 3'1 11 I v if it if '� ....' a- :;:,1' ; / `. .. _ — i �., -_ •r J 1 ••l'� ..... A � ���� �+� j �� n IIIY, �. '•O'wl _; II .' I , - -. ` .\ /I f� fit:: € f -�� q V��• .. .7�n / 4•� \ '�^ I .1x1 .N Lu, � •� N s\' of i•� ��. 4 ree Ntl: slo � I,.� _ yv...y � rR. 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L_1: \ I3INIV Nd Nit13 !.' -�.. \�_ _�_� I(F I 1 r !� — / �� �� �'/ � - i��..Y•= 1. - -+a - i5 .�' � , _�__ -�/ /_'1 a` •• . .� � `_� ..n .�' f r.. -I� �� �. .� '' %' /'r.s... l`.,;'.I�. �,p� � ,�t'�n��. \� w:rr°� � 1I •. ..,Jr�.. _ �fr' /� °' \._�•c, ` (�.�l ,f� r' %:C /._) r�'� l _ Council Meeting Fe �\ 4, 1985 -13- Al Klinnelhutz - It's not for sure yet. Y It will b taken meeting tomorrow, e up at the Comm i.s sinner's — Councilman Horn _ I thought we as a City had adopted a one of the action items that will be ha Preferred routing, That is along the route will h Peening -by the Committee. The Cities done have to adopt an official route which apparently we have not yet. Mayor Hamilton _ I thought we had. We did that several years—ago. Councilman Horn _ What they are telling us and this is the question that I raised at the meeting, what happened is they moved the siting process so that it misses where the proposed landfill is. They just took a dip down there, That issue came up early in the meeting and they didn't want to talk about that at that point. They said all the cities along the route will have to adopt their official plan, Councilman Gevino _ We did this. I was the designated member to the 212 Committee and on a given night I made a presentation and the Council accepted the proposed alignment as shown on this map south of Rice Marsh Lake and north of Lake Riley. This was the proposed route that was accepted by this City Council. Councilman Horn That is the preferred outline. They told us what the alignment would be and it was the north Lake Riley alignment but what they did on the official mapping was to move this area. Bill Monk - There is a big difference between what's referred alignment and an official map. We are to as just a general approve just getting into the official map process. If you a general alignment on a piece of paper, that is not an official map. That's probably what they are saying is that the City has never approved have got to define the line by writin , a plan, You g a legal description for it, showing it on a large scale map, that's what they are talking about. By saying that adopted an official plan is correct. the City has not You have never done that. ' NSP TRANSMISSION LINE REPORT; Mayor Hamilton - Chaska is in great need of additional power as will Chanhassen be if we continue developing. NSP has been looking at putting a substation either in Chaska or Chanhassen and have been talking about it For quite some time. Initially, .� the selected site was going to be in Chaska and after a lot of discussions 1v looking at sites and trying to figure out where and it may be in Chanhassen and alon the best place would be al looks like \ f g with the Highway 212 right -of -way we talked to NSP and said maybe the best route to run your transmission lines out here would be down that 212 right -of -way and they have agreed to investigate that and see if they can't use that which might speed up our process of selecting our designated alignment of that 212 corridor Plus if we selected it and they ran lines out there it would be a clear indication that that's exactly where we intend it to 6e. PROPOSAL FOR RE -USE OF OLD INSTANT WEB BUILDING• mayor Hamilton - We have put a tremendous amount of time trying to get something . with r meeting theverybody which we didn t didn't Friday night late trying to reach an agreement Dan Ashworth _ After the Council had met Fireplace room area important to his we did take and go hack to Kirt, The Plans is already leased, sider giving up this space to the City. Very difficult to con- and that would be he would do all He would offer some additional concessions of the remodeling. Previous lowering the ceiling, providing electrical, plumb proposal included ing, heating, he Perimeter walls , will now insulate if it's an outside wall, plasterboard, do all interior walls and carpet. In other words he will totally finish that 7,oao square foot area. He can Council Meeting, March 17, 1986 -25- Steve Burke: Barb Dacy gave me a call today and she said that the mendation was that the staff recom- office was going to strongly recommend that the acts will be tabled on this item, since the City attorney is not present at this meeting. What I would like to know is if that is going to be the action, rather than spend a long time discussing it, to go ahead and table it. Otherwise, I am ready to talk about it and we have a number of people here. Barbara did call me today indicating that this item would be tabled. If that is the Council's intention, we are prepared to go along with that as long as it comes before us before the voting takes place. If you want to have it tabled we are not opposed to have it tabled as long as it is brought forward in the second meeting of April. I would want this item to be resolved before May 1, so that we know where we stand before the boating season. Mayor Hamilton moved to table the above items to the City Council agenda of April 21, 1986. Motion was seconded by Councilman Geving. The following voted in favor: Mayor Hamilton, Councilwomen Watson and Swenson, Councilmen Horn and Geving. No negative votes. Motion carried. CONDITIONAL USE PERMIT REQUEST FOR OVERHEAD TRANSMISSION LINES. NORTHERN STATES POWER COMPANY: Mayor Hamilton: There have been public hearings on this item and I think what we would like to do is have NSP representatives present their case to us. Barbara Dacy: I would like to reiterate our recommendation in the staff report that they have submitted additional information beyond what was considered by the Planning Commission. The Planning Commission was real specific in wanting the Council's direction on the transmission line alignment and we would recommend that you refer the matter back to the Planning. Commission for their review. Don Chmiel: First of all, what we did look at was three specific different routes. One adjacent to Highway 5 and the second would be paralleling the pro- posed new Highway 212 and the third route was to stay directly on property lines coming across from the Westgate Substation to Bluff Creek. What we have here, from Westgate Sub we are proposing in bringing a 115 in a single circuit adja- cent to the railroad and as we show on this specific drawing on the property line, paralleling the property line right through Eden Prairie and Chanhassen down to Highway 101, down 101 onto County Road 18 and eventually on County Road 17 and up to the Bluff Creek Substation. That segment of line coming out of Eden Prairie we are proposing in using a typical structure of a single wood pole. It is an aesthetic kind of structure more so than ones we past. From Bluff Creek down to Scott have had in the County we have an existing 69 kv line that parallels through the City of Chanhassen as well as Chaska and into Shakopee. With that specific line we are proposing to use a double circuit line with the same design as we have with the 115. There is specific need for capacity the City of Chanhassen, number one. Number within two, in conjunction with that there is also some capacity needs upon the City of Chaska. The Planning Commission brought up several points that were discussed and some questions that could not be answered and some of the things that we would like to do and stress and point out as to the absolute need for the capacities within the City and for the City to grow and expand as it's doing now. With this I have Jerry Larson from our Planning Department who would like at this specific time to go through and show and show basically the transmission needs as to how we develop everything within this particular area. This is just not a problem area for Chanhassen. Jerry Larson: What I would like to do is go through the need for this whole Project and get everybody understanding it and why we are building it and what it is proposing to do f or the area. One thing I want to emphasize ie I think there . P. T =i`� h 1L+ ,1-77_ 11- Q m Council Meeting March(7, 1986 _27_ what we have proposed to do is take the existing line out from Scott County up to the proposed Bluff Creek Substation, tear the existing one out and put in a double circuit so we would use the same right -of -way that is existing. We have to look a little bit at two other concerns, why couldn't we just build from the south and wait for the Highway 212 corridor to develop. Our problem is if we just build from Scott County to the north up to the proposed Bluff Creek Substa- tion we still would be back in the same situation that we are today since we are trying to minimize the impact on the environment by putting both circuits on one set of structures along here if a car ran into one set of structures we would be right back where we are today so whet we proposed to do was to build, continue on over to the Westgate Substation. There is another problem during construc- tion, we are looking at how do you maintain supply while you are building these facilities. What you have to look at is, this section is going to be out for three to four months while it is being rebuilt, what this would do is it would leave a good share of Eden Prairie, Excelsior, Chaska, Chanhassen on this one single line for three to four months. If a storm came through or a car hit a Pole, the lights would go out, there would be no alternatives so to minimize the risk what we are proposing to do was to build the section from Westgate over to Bluff Creek first. That would allow us to have a two way supply into the Chanhassen area, then we could proceed to take this out. It would minimize the risk of having electric outages while we are doing the construction. Dave Anderson: Thank you for letting us appear before you tonight. Watching that presentation on Bluff Creek Greens brought back a lot of pleasant memories for me. Golfing with my father on that course, getting a hole in one an the 11th hole but it also pointed out one reason why we are here tonight and that even though these are ten or 12 or 13 Minnesota Valley customers, NSP is also experiencing growth in the area here. I am a Division Engineer for NSP's Min- netonka Division and basically my job is to watch out for NSP's customers in the division and make sure they get the best possible service at the best possible price. Tonight, in the case of Chanhassen, what we are concerned about is our ability to continue to meet the energy needs of businesses and residents moving into your community as well as your ever expanding energy needs of the present constituents in the community. You don't have to look very far to see signs of healthy economic growth in this area. As you go down Highway 5 from 494 all the way to Chanhassen's new industrial park you will see businesses lining the high- way all the way; CPT, McGlynn, The Press, Eaton, United Mailing, Instant Web, and many others to numerous to mention. In a newsletter of 1984 it was reported that there was a Pen Industrial Center complex where they had submitted an environmental assessment worksheet to the Minnesota Environmental quality Board for a 4950000 square foot group of buildings for offices and warehouse facili- ties, now, this was never built but I took a guy down there today and I still see 40 acres of industrial for sale down in there near Lake Susan. About a month ago our customer service representative stopped in and he said The Press was going to be putting on some additions over on their facilities. In 1987 they were increasing their present facility by 100,000 square feet and in 1988 they were going to be building a 250,000 square foot building which would approximately double their energy needs by 1988. Also, just this morning our customer service representative stopped in again and he said, you know, of course, that Victory Envelope is building a building right across the street from United Mailing in that industrial park. I forget how many thousand square feet, I think it was about 130,000 or 140,000 square feet but their load is j estimated to be about 2,500 kva. If you think about a residence being from if for a small residence to maybe 21 for a large one, an average house might draw about 2 kva so this 2,500 kva load is looking like about 1,250 houses for us and this was all in one chunk. Also, right next door to that facility is the Opus building which is 300 kva of load or approximately 150 houses and then there is also 8 company, Lane Envelope, that's looking at aome property in the Council Meeting March T 1986 ` -28- area. They are looking at approximately 1,500 to 2,000 kva demand there so we have an area of fairly strong commercial /industrial growth here that we have got to really keep a close eye on. Also, on our residential growth, it seems to be growing just about as fast as they can build new houses. Last year we hooked up over 2,000 services which was a 23% increase over 1984 which was also a busy year where we hooked up 1,740 residences. The houses are coming in and growth, for the most part, is good. Along with this growth comes responsibilities for increased police and fire protection, water and sewer facilities, telephone, gas, and electricity. Today we have before us we have an opportunity to greatly improve and enhance the present distribution system in the Chanhassen area. These improvements would increase capacity to serve the present energy require- ments as well as any future businesses that come into the area. Another thing it would gain is we could reduce the length of our feeders which would then reduce the exposure to outages from cable dig ins or cable failures or trees brushing up against the wires, lightning strokes, that type of thing and also it would allow us to have better control of the voltages an the feeders. It would also give us a better back up supply in case we did lose a main feeder circuit into the area or a substation transformer. It would give us different ways to break down load to keep everybody in service. Along with shorter feeders we - also gain some advantages of reduced line losses which help to conserve energy and also when we hook up these large industrial motors, some of these motors can be 200 or 300 horsepower and they cause a voltage fluctuation on the transmission line and the distribution line that could be seen by the neighbors and the shorter you keep your feeders the less voltage dip you will have on the system caused by these motors and as a result the less irritation to customers. Along with these improvements on the distribution we would also gain this transmission link that Jerry was talking about that's really going to help us out as far as reliability and stability for both Westgate Substation and Cott County Substation. This is a map that shows our present distribution system in the area and also marks nine existing substations that serve the load to the area. Starting at the northeast corner we have Parkers Lake Substation which is on 494 and Highway 5 right under the 345,000 volt line. Basically, that serves the load east of 494 and north of County Road 6 up past Highway 55. Then we have our Gleason Lake Substation which serves on the north side of Lake Min- netonka and also it has a couple of feeders down into the Minnetonka area by Cargill. We have our Glen Lake Substation which is basically in the Minnetonka area and then Eden Prairie Substation which Council members are familiar with there. About a mile west of that is Westgate Substation. They we have our Deephaven Substation, Excelsior Substation, Mound Substation, and then as you go across here the next substation out would be the Waconia. This is our location for Bluff Creek Substation. The different proposed colored areas on the map are designating different feeder circuits and where they come from and you will see that some of the feeders are rather areas like Mound6l which covers the St. Bonifacius and Mound areas. It also comes down to Highway 5 and Rolling Acres Road. As opposed to a Westgate62 which serves Eaton and McGlynn's, those com- panies with rather large concentrated loads. As a rule these larger feeders are more rural in characteristics. They have smaller loads that are spread out over larger areas and then the smaller ones tend to be larger loads more concentrated together. As an area changes from one of more rural characteristics to one of business parks and industrial parks it may take two or three feeders to serve an area that was served by one feeder before and our current load forecast indica- tes that Chanhassen will need another feeder around 1987 to continue to provide reliable service to the area. When we started looking at this we looked at I five different alternatives to supply that feeder. The first one we looked at � was coming to Excelsior Substation and increasing our transformer size there L either by changing out the present transformer to a larger one or possibly adding a second transformer and associated equipment so that we could bring another feeder down into the Chanhassen area from Excelsior Substation. Now, that's a fairly simple thing to do as far as distribution is concerned but it put Council Meeting March,, 1986 -29- too much strain on the transmission system that Jerry is concerned about so we had to look for another alternative. Our second choice was to come up at Deephaven, now Deephaven6l actually comes all the way around the lake down through Excelsior and into Chanhassen so this industrial park is presently served by a substation that's about six or seven miles away from the load area. As far as Deephaven was concerned we have bank capacity there. It would mean adding a feeder bay and bringing a long feeder down. We could do that. We would run into the problems we talked about before with long feeders, of increased exposure, of outages, increased line loses, a little harder to control the voltage and these large industrial motors cause more fluctuation on the system and irritation to the neighbors and also taking the feeder would put more of the same strain on the transmission as it would in Excelsior. Our third alternative that we looked at was coming from Westgate. We have been con- sidering for a long time bringing a line along Highway 5 into the Chanhassen area and stopping somewhere around 101 and coming out with three or four feeder circuits that would serve our needs in the Chanhassen area but the problem is that over the next few years we are going to have a major rebuild on Highway 5 in 1986, 1987, and 1988 and we couldn't find out exactly where we could put that line and be assured that we wouldn't have to move it a year or two from the time we would build it. Then what we thought we might do is, okay, we would still keep this line in the back of our mind but we would go out here to the transmission line from Excelsior where it comes down Highway 41 to Highway 5 and possibly drop in a temporary substation north of Highway 5 either on the east side of County Road 117 or the west side or maybe on the south side of Highway 5 east of 117 which would be strictly a temporary installation with maybe a feeder or two and we would serve the increased load with that temporary station until such a time as we could build that line and remove the temporary and that's still a viable option for us to do. But about that time we found out that the City of Chaska was also looking for a second point of service into their com- munity which lead us to our fifth alternative which was to jointly build a substation that would meet both the needs of NSP, Chanhassen, and Eden Prairie areas as well as meeting the needs that the City of Chaska had, Bluff Creek is really the best choice as far as we are concerned because the substation would be centrally located to the growth area and as such we could keep our feeders shorter with the benefits mentioned before. It also would provide us increased transformer capacity in the area where we could have more back up supplies in - case we lost a feeder or we lost a substation transformer and it also had a major benefit of getting this transmission line from Westgate down to Scott County which would really help improve the reliability of both Westgate Substa- tion and Scott County Substation. I guess that's pretty much what I wanted to present. Mayor Hamilton: I think I would like to have the Council ask questions. The Council has had the benefit of reading the minutes from the Planning Commission and I think we know what the concerns are of the citizens here. Councilmen Horn: I think the first comment is that this whole thing kind of snuck up on me and I really didn't realize what was going on but my general recommendation is I understand this whole thing is a very complex thing and we are not going to understand totally. It appears to me that the best place to put this is along an existing right -of -way that's going to be developed anyway so I would favor the right -of -way along the 212 corridor. I think we don't have to wait until the official mapping process takes place but we can decide where that's going to go in the City of Chanhassen. Councilman Geving: This, too, came as a surprise to me. The first time I saw it was in my packet Friday evening, I am not very pleased with what I have heard and what I have seen as far as the Planning Commission comments. There is no place, in my opinion, for this transmission line to go across some of the most productive Council Meeting March \ 1986 j `I -30- land that we have in the south part of Chanhassen and we have no idea how that's going to develop over the next five, ten or fifteen years. We are already split by Highway 5. We are going to be split again by 212. I don't know where that's going to be sited and I sure as heck don't want another separation of our com- munity and that would put a transmission line right through a proposed residen- tial unit. We are planning on several thousand home sites in these areas. I guess the problem surfaced with Chaska. Chaska had a problem and you tried to addressed that problem and in trying to solve that problem you thought back in your minds, oh, this might be a good way to solve the future Chanhassen problems. I don't believe Chanhassen has a problem at this time. There should be a better way to site these kinds of things. I am not in favor of bringing a terminal into Chanhassen. I would not vote for it. I am not in favor of bringing transmission lines across the southern part of our community that is developing. It should follow existing railroad right -of -way or the existing Highway 5 right -of -way or the proposed 212 right -of -way but don't bring it across property lines and peoples homes that are there now and destroy produc- tive potential development in the City of Chanhassen. I am just not in favor of this project and I wish you would take it to Chaska. Councilwoman Watson: I don't want it running through the southern part City either. We haven't had the of the opportunity yet to really get a handle on what's going to happen down there and I think we should have an opportunity to plan our City before it's planned by a power transmission line through the Middle of it. I guess the only way I can see it is it would run down Highway 5 and have it take the railroad right -of -way over and then cut off to where that proposed Bluff Creek Substation will be if it has to be there. Highway 212 isn't there yet and I don't know when 212 is going to be there and, yes, there is all this business of going to decide where the right -of -way is going to be and we are going to do all these things. I still would like to see 212 before I plan on 212. If it is going to be put anywhere it has to be put along something_ that exists now. I think we should stick to existing right to do this. of ways if we have Jerry Larson: I was going to comment with regards to Chaska. The original plan that was in the works was that Chaska was going to put together a development of their own. NSP was still going to put a development together to supply the Chanhassen area, the Excelsior area, and by arriving at the joint project that we did, satisfies both parties at a far less cost than would have otherwise. If You go to more expensive projects, it increases the price of energy. I guess I was looking at developments of areas. One thing developers look at is a reason- ably priced energy supply. I just went to clarify that it is not just Chaska, it is an area wide need that is causing the need for this project. Ma or Hamilton: Can you tell me when you would estimate that Chanhassen is going to run out of power or when we are going to be at a maximum. We are maybe looking at not allowing some large company to come in because we won't have the capacity to give to them. Jerry Larson: By 1988 summer we are projecting that we will be in situations where we could be getting into risk situations and that if we lost one of the two ends of the supply that I described into the area, that there would have to be some power supply interruptions that were to occur. As you go out in time, You are going to be getting into the situation more and more of the time. At some point we will be getting into situations where someone would have to make a decision on limiting subrural, if that were the case. It is probably up to the Cities. IF the Cities recognize the risks that we have laid out for them, it would be up to them. However, we would attempt to provide service at a reaso- nable cost and that is what we are attempting. .�. L Council Meeting, Marc ('.7, 1986 -31- Ma or Hamilton: Part of what you are trying to solve was the concerns that you had For the Chaska area, however, what happens if we don't agree and we feel we don't need this right now, how does your Chaska problem proceed. I am sure that is not our concern, but it certainly is a concern of yours. Jerry Larson: Alternatively, if we were refused, we would have to go back and evaluate other alternatives that would be far more expensive. I guess if the com- pany did decide that that's what we would do, it would all be relfected in all of our rates as a higher cost of energy. It is our feeling that we are attempting to provide reliable service at a reasonable cost. This is our feeling of the best way of doing that. Dave Anderson: As far as Chaska is concerned, they have another alternative where they could then build up their own transmission line, construct their own substa -tion and they felt they could do that for somewhere in the neigborhood of 1.3 million dollars. So going into the joint project, that became their contri- bution for our total effort of about 7 or 8 million dollars or whatever it turned out to be. If this doesn't go through, then they would fall back on their second choice of building a transmission line and their own substation and we would have to look at some other way to supply the energy needs in the area. But as Jerry was saying, it also impacts some other jobs on our system that would then have to be constructed to replace this. This alternative meets everybody's requirements for the least amount of dollars. We thought this would be the best approach to take to meet our needs in the Chanhassen area. .As far as a division is concerned, we are basically limited by the rest of the transmission capacity that is available to hook up feeder circuits to. We can keep putting in transformers and feeder circuits at existing substations, but would run out of transmission line capacity in about 1988 and we are faced with either reconducting with larger wires or maybe converting the system from 69,000 volts to 115,000 volts where we have to go in and obtain increased right of way and it would be difficult, if not impossible, through some of those areas. Just considering everything, we thought this was a way to meet our needs and Chanhassen, Eden Prairie, and also to help Chaska's needs and we can do by sort of pooling our money in the same pat and as result, keeping our rates as low as possible. That is really what we are trying to do is to keep the rates down so we can remain competitive. But as you accept these businesses in we have got to realize that we have got to somehow get the electricty to them. It comes in big pieces in your industrial park, when you hook up a Victory. Envelope or a Lane Envelope, or United Mailing. If it was a residential area it could maybe pick _ up to 1,200 to 2,000 houses for the same amount of energy. Mayor Hamilton: It seems that we can accomplish the needs of the area at least until 1988 by coming from Deephaven or increasing the capacity from Deephaven with a temporary substation in Chanhassen, which would seem to me by 1988 we would pro- bably have a better idea as to where 212 is going to go and if not we would pro- bably have a better idea of what alignment is going to take place with Highway 5, which maybe a better alternative to bring in a line along Highway 5 also. I think those two things are major factors on all of our minds. If we want to get power out here those are two right -of -ways that exist and that we would prefer used rather than certainly not going across property lines, which was your first pro- posal to the Planning Commission. ,Don Chmiel: We came to the City, we proposed coming down Highway 5, but because of some of the other problems that existed with the proposed Highway 5 expansion, the City felt that it would not be the best alternative at that particular time. We then chose the 212 border, but because of the consistency and timing for the need Of the transmission line and the capacity here as opposed to the service date on Council Meeting, March , 1986 the new proposed 212. That was We do have a specific need for Chaska, but I think Chanhassen We just can't supply that with need to do all of this. f -32- some of the real problems that we faced as well the capacity here and it is not just the City of is number 1 because of the capacity needs here. the existing 69 kv line. The 115 is the basic Councilwoman Swenson: I have several problems that are really giving me a bad time. First of all I hear all this talk about all the industrial need and the tremendous capacity that is going to be needed for the industrial area vis -a -vis the residential area. I look at your proposed area, they are proposing going through right at the present time about the only allowable, developable land that Chanhassen has for residents. I agree with Councilwoman Watson, I think the alignment across Highway 5 and through the Industrial Park and then over, if you must, to Bluff Creek to better serve the Jonathon area from there is a viable option. I would like to know, Mr. Chmiel, you said that the City said that that was not a good line. I am not aware that the rest of the Council was involved in that direction and I would like to know from whence it came. Don Ashworth: That came from meetings between the Mayor and myself and Mr. Chmiel. At that time the recommendation as you have it in front of the Council was considered. The disruption to Highway 5, the unknowing as to literally where they could locate that line and the desire to see it located adjacent to Highway 212. Councilwoman Swenson: Beside the fact that we don't know where 212 is going to go.- We do know where Highway 5 is. Councilman Horn: Today. Councilwoman Swenson: It's there.. Secondly, the proposed plan runs through an area that does not even get served by NSP. You are talking about going through an area that is not even asking for this service and probably won't be allowed to ask for most of it for another 20 years. I personally feel that since this is very desirable, developable land, we don't know where 212 is going to go, I think that to put up an additional blight, and 212 is going to be bad enough, is irresponsible planning for the future. I think it is unconscionable for the present. The area south of the business park should be a long range planned growth area. I think we tend to think only of the MUSA line and I think this is a mistake because I think we have to look below. By allowing these high energy lines to be placed through an area that is actually included in the MUSA line actually dictates what it will be, nothing. We won't have any development down there. I don't know of one single solitary sole who would buy a piece of land to build a house on it or an apartment on it adjacent to a power line that you are talking about. If we approve or change the amendment to our R1 -a zoning to allow this transmission line will be more effective on inhibiting the growth in our area than even what will be a very delighted Metropolitan Counciling Planning staffncould possibly eve in the same length of time. They have got Y achi, so the growth there is right where it is going to be and you people are proposing to completely deny us that growth, and I am vehemently opposed to it in this community. I would possibly entertain this line going through the area that is already established and where it will be needed most. But I am vehemently opposed to the proposed outline. Al Klinaelhutz: I am before you tonight as of Chanhassen. Back Northern States Power not before you tonight as a County Commissioner, I am one of us, my neighbors, and for good planning for the City n 1930, my dad and my neighbors went together to see Company to extend the line down TH 101 so that these far- L • Council Meeting, Mar( 17, 1986 -33- mers down there could benefit from the service. Northern States Power Company at that time said it would be too costly, the farmers were too far apart, they couldn't make a dollar on it. So we waited until 1939 and Minneasota Valley Electric Company decided on, "Hey, we can serve those farmers. It is a coopera- tive, the farmers will help pay for the line." So we got our electricity in 1939. We didn't get the help from Northern States Power at that time, but now an area that is served by another company, by a company owned by its own users is going to be crossed by high voltage electric lines. Far be it for me to say that Chanhassen, Chaska, Shakopee, or Excelsior don't need any additional electricity. I have been in government too long to say that. I know that electricity is needed. But it kind of behooves me to see a line proposed at the public hearing before the Planning Commission across all residential land as in the Chanhassen guideline. Mr. Chmiel said it will follow property lines. It follows section lines, but it didn't follow property lines. This is a great concern of mine and you may have noted in the Planning Commission minutes that I would go to the highest court in the land before it traverses that property and I still feel that way. It actually bisects almost a half a mile of my own pro- perty. It doesn't follow the property lines in the north or the south, it goes right down the middle of it, but it is on a section line. Some of the neighbors got together and wrote up a little petition saying why we are objecting to the power line going in that area. It was distributed to a few of the neighborhoods within a half a mile on either side of this line. Today it came back with 132 signatures on it, all dramatically opposed to the line that is proposed. Let me read you just a portion of it. It says, We the residents of southern Chanhassen strongly object to the proposed route of the new 115 kilowatt line of Northern States Power Company across and through land in the Metro Urban Service area, proposed to be zoned single family residence. This to us is against what we thought was good planning by the City of Chanhassen. The electric line corridor at this location and the already proposed Highway 212 corridor would virtually destroy the value of the land as far as residential property is concerned. Would it not be much better, if the electric line is so needed, to place it on an already established corridor, such as a railroad right -of -way, that would not have the impact of destroying valuable residential land. We have two such corridors available in Chanhassen: 1. One of which travels right through industrial and commercial zoned land and which would not have the impact of depreciating land values. 2. It would affect the properties where the need is the greatest. 3. It would not create another blighted area in the City.of Chanhassen. 4. Some people have said it would affect the image of our downtown if it was put _ there. Does it not affect the image of Chanhassen as much or more where it is proposed? 5. The proposed corridor is located within 500 to 600 feet of the proposed Highway 212 corridor. If and when Highway 212 is ever built, the area between and adjacent to this high voltage line would definitely not be residential because you or us and virtually everyone else would look elsewhere to build our homes. 6. Has anyone investigated or considered the possible health hazards of an electric line with the high voltage that is being transmitted? Will Northern States Power Company put up signs saying, "Stay away from this area, it may be hazardous to your health'? Some scientists and environment- alists would certainly say this should be done. 7. With a project of this magnitude that affects the health and safety of so r many citizens of Chanhassen, would not an environmental impact study be warranted? B. Northern States Power Company said they need the extra capacity to serve the i area. We question what area they are talking about. Approximately 90% of Council Meeting, it g Ma n 17, 1986 i -34 the area they are proposing to cross with the line in Chanhassen is not served by Northern States Power Company, but is being served by Minnesota Valley Electric Company. 9, Somehow the feeling in southern Chanhassen is that because we are still fairly rural, as the old saying goes, "we are living on the wrong side of the track." That this is the area where things such as freeways, landfills and electric corridors should go. We, the residents of southern Chanhassen feel our area is as beautiful as the rest of Chanhassen and that in the near future it could develop into something that all of Chanhassen could be proud of, 10. Highway 212 has been talked about for years. Will it ever materialize? Some say the NSP corridor should follow the Highway 212 alignment. But is Highway 212 definite? Should we allow a high voltage line to be put there when we are not even sure Highway 212 will be constructed? We don't think so. Let's use a corridor that is already established, the railroad right - of -way, where it would have the least affect on the health, safety and well -being of all Chanhassen citizens, If Chaska is so interested in it, why didn't they purchase some land in their own City? Jerry rry Larson: The project that was developed was a compromise between Chaska and NSP to locate a joint development in an area that would be easily accessible to .both communities. As a part of the agreement, Chaska agreed to invest so many dollars in the project. It was agreed that Chaska purchase the land and they would own facilities within the local distribution substation. That would take care of their share. The remainder then was NSP's share of the whole project which makes an easier division of ownerships. NSP would own and maintain the entire transmission line and Chaska would own and maintain a good share of the Facilities within the substation. Who chose Chanhassen? Jerry rry Larsen: It was jointly chosen as a central location to serve all the surrounding communities. Mayor Hamilton: I think the Council's action tonight is to send this back Planning Commission with some specific recommendations so to the that they can review it and make their specific recommendations back to the Council. It is already scheduled for their agenda on April 9th and from what I am hearing from our recommendations, we would like to see it follow an existing alignment whether it's Highway S, the railroad tracks, proposed 212, but all those things need to be investigated plus some of the alternatives you showed us this evening espe- cially the one that's going from Deephaven with a temporary substation in Chanhassen until such time as everything else gets connected, but I think they need to look at that, it would seem to me to be an alternative that should have a great deal of consideration. I am certainly not in favor it of going across section lines, property lines or any other type of line other than an alignment, a road, or a railroad track, which I just mentioned, that is already in place. Councilman Horn: I certainly agree. We don't want to cut two paths through anything. My feeling on Highway 212 is that if we don't get Highway 212 we aren't going to have to worry much about getting more power out here because we Li are going to dry up anyway for any more development. I really like the idea of tying it to 212 and if that means we have to delay setting up where it's going for some time until we do that, I don't see a problem with that. I don't see Council Meeting, Marc 17, 1986 -35- that I really understand the pressure to get this going so quickly. It would seem to me that if this thing has really been planned this long we should have known about it before now and we should have had time to work it into our planning process and I think we should just take the time to work it into our planning process. Councilwoman Swenson: My recommendation would be to deny the Zoning Ordinance amendment to allow this in the City at all unless some agreement can be derived whereby it will follow the existing Highway 5 and cut across the railroad track through the commercial area, industrial area that is apparently going to be in need of it. Those are the two recommendations that I would make. Councilman Caving: I am in favor of denying the Zoning Ordinance amendment and a conditional use permit for a transmission line in the City of Chanhassen. I believe that we should stay within the current and existing right -of -way men- tioned by the homeowners. My first choice would be the railroad alignment and right -of -way and my second choice would be Highway 5 and my third choice would be Highway 212. I don't think we should be pressured or intimidated as a Coun- cil into acting quickly on this measure because until Friday I had never heard about this and now all of a sudden we are talking about some planning or scheme to develop something by March or early next summer in 1987 and we are still trying to work our way through a five -year comprehensive plan for the City. There is no long range plan in here. Some of the thoughts that I have, I don't want it at all in Chanhassen unless it can be done along existing corridors. I think I have been following NSP for over a year charting their growth and I buy stocks and they do quite well and it seems to me that if there is a need, NSP is there to supply that need and I am not too concerned whether or not there is going to be a community here with buildings that are not going to get service. They are going to get service because they are willing to pay the price and NSP is going to deliver. I know that. That's their way of operating so I am not concerned about any threat or intimidation that we are not going to be able to build in Chanhassen for lack of service so let's get that out of the way right away. Councilwoman Watson: I just want it to follow an existing corridor, Highway 5 or the railroad tracks or as Clark says, let's stand back and let's plan our City and then see if it fits and maybe it never will. Chaska purchased the land in Chanhassen to help supply their needs and I think that if Chaska has an imme- diate problem they should solve their own problems. Jerry Larson: The reason that we are here is to work with communities as far as routing. NSP will do whatever it can to service the area. We will work with the community to provide that service and route that transmission line. We do have one request, it was mentioned of a temporary development to try to maintain the area and our plan was to develop the site for the substation to provide that temporary service, we have a serious concern, a risk of private area, we have a concern for this and what we would like to do possibly is to have some guidance an separating the substation from the transmission routing process because we will work with the community to get it where people would like it to be placed and we feel it is going to take some time and, I guess, we still have this other concern. We, as operators of the electric system, feel that there is some risk to the electric supply to this area so we would like to have that option, if possible, to separate the substation itself so we can do some temporary things while the routing process goes along. Mayor Hamilton: How can we tell you about a temporary service when we don't know anything about your service. That's the only one that was presented to us that has a temporary basis. Council Meeting, Marctfl, 1986 -36- Jerry Larson: There is an existing 69,000 volt line that goes from Westgate up to Excelsior and back down. As a temporary measure to take care of the local distribution needs, what we would like as an option is to be able to continue to supply from that 69,000 volt line while we go through the routing process with a 115,000 volt line. Because the 115,000 volt line is not going to be in operation we feel there is a risk involved in that that the City should know about. However, we can minimize part of the local area risk by doing some temporary things at the Bluff Creek Substation site using the existing transmission line. Councilwoman Swenson: I don't know that anybody has decided that that's the proper place for it yet. This immediately requires an amendment to our Zoning Ordinance which I am not prepared to grant because once we make the amendment then we are stuck with it and I am not going to make that commitment tonight or even when it comes back unless I know what they are going to do. Dave Anderson: We have to ask the Council as far as how we should proceed. We can give you our professional opinion as to the risk involved in the electric service and I guess Councilman Geving mentioned threats and we are not threatening anyone. All we are is professional operators of an electrical system and we will show you what the risks are involved in delays. Mayor Hamilton: I would like to see you present that to the Planning Commission and show them the alternatives and they can make a recommendation back to us. Councilman Horn: I think you also need to present some of the potential dangers of this type of thing. If there is a health hazard involved we need to know about it because if there is you probably won't get it through here anywhere. Dave Anderson: I think there is a misconception about this as Chaska project. When we first started it's just a Chanhassen looking at it from NSP it was a project to get capacity to your industrial park. Those five alter- natives that I mentioned were five alternatives to get a feeder circuit into your industrial park area and as far as whether it's located in Chaska or Chanhassen or whatever, that was more or less dictated so that we could get that thing up to where we could use it to supply the load. When an industrial customer comes in it allows you to have them hook up a large motor if they have to, if they are looking for a special type of supply those kind of things, but it's basically for Chanhassen and we are looking for a feeder in 1987. That's why Jerry was talking about this temporary station. This requires getting pro- perty, getting it rezoned, so we start all over and we are probably going to miss that 1987 deadline. The only other viable option that I see is to go back to Excelsior and do some work there to bring a feeder down into the Chanhassen area and park a mobile type substation down near Chaska to handle that for a couple of months or summers till we figure out where this is going but it's strictly short term and when we get to 1988 or 1989 we are going to be looking for support on the transmission line, not just distribution substations. That's really our weak link in the chain is how much power we can take off that transmission line so that's why we wanted to come and explain what the options were available in the City of Chanhassen. As far as Chaska is concerned, they are just riding along with us on this project. We found out they wanted a second point of service and they were going to build it for so many dollars so we said if you throw in with us we will serve both. Mayor Hamilton: I think all of this should go to the Planning Commission. I L think there has been information brought here tonight that they didn't have a chance to review and I think it would certainly help them make a recommendation. December 26, 1985 Mr. Don Ashworth City Manager City of Chanhassen 690 Coulter Drive Chanhassen, MN 55317 JDear Don: r - !A_ C_c Chaska The purpose of my letter is to provide you a summary of the City of Chaska's participation with Northern States Power and the Bluff Creek J. Substation. Sometime ago, the City of Chaska determined that an additional substation 1 facility was necessary in order to service its electrical customers. The original concept was to build a small separate facility servicing only the Chaska service area. In early 1985 the City and NSP completed a study to determine the feasibility of construction a joint system servicing both utilities needs. As a result of the study and subsequent negotiations, the two parties entered into a Letter of Intent outlining terms and condi- tions of the joint facility. Attached is a copy of that Letter of Intent. The basic elements of that Letter of Understanding are: A. The Chaska would be guaranteed 50% of the capacity from the Bluff Creek Station. B. Chaska will contribute $1,273,000 based on 1984 costs. C. Chaska will be responsible for acquiring the substation land. D. NSP will be responsible for all construction and engineering. E. The joint project is contingent upon obtaining the necessary governmental approvals for the wood pole transmission line thru Eden Prairie and Chanhassen. F. NSP will provide a temporary substation in 1986 to be used jointly by both parties. RECL, r ZD DEC ? 0 1985 A PeJiVM iq CI f Ur CHANHASSEN City Of Ci' Z Ska Minnesota 205 East Fourth Street 55318 -2094 Phone 612/448 -2851 Don Ashworth December 26, 1955 Page 2 The City of Chaska has reviewed NSP's proposed substation site plan and supports the project as proposed. If you have any additional questions or desire other information relative to its participation in the project, please feel free to contact me. Sincerely, Dave Pokorney7/ City Administrator DP:jai Enclosure Northern States Power Company 414 Nicollet Mall Minneapolis. Minnesota 55401 Telephone (612) 330 -5500 January 20, 1986 Honorable Thomas Hamilton, Mayor and Council City of Chanhassen 690 Coulter Driver Chanhassen, Minnesota 55317 BLUFF CREEK SUBSTATION AND WEST GATE /BLUFF CREEK 115/69 KV Transmission Line — Northern States Power Company (NSP) respectfully requests a Conditional Use Permit for the new proposed Bluff Creek Substation in Chanhassen, to be served from Westgate Substation in Eden — Prairie, a distance of 6 -1/2 miles. This will provide the electrical needs to Chanhassen and include the City of Chaska with a feed from this station. In addition there will be an extension of a 69 kv temporary transmission line tap and include a 115 kv to Bluff Creek. NSP will extend and expand on our existing 691'kv transmission,line in a southerly direction from Bluff Creek with a proposed 115%69 kv double circuit transmission line for approximately 1 -1/2 miles through the City of Chanhassen. We will extend through Chaska and — Shakopee to NSP's Scott County Substation. This will provide for reliability of service for Bluff Creek with backup source of 115 kv from either Westgate or Scott County Substation. Attached are copies of the proposed route map #NH- 101591 whereby NSP will construct a 69 kv tap line of approximately 600 feet and construction of the 115 kv capacity consisting of 6 miles total through Eden Prairie to the City of Chanhassen, all on private right -of -way. The following is the construction for the proposed 69/115 kv transmission line and information on the electrical substation. Conductor and Shield Wire Conductor 795 ACSR, Shield Wire 3/8 EHS. Right -of -Way Required The proposed single wood pole transmission line will consist of upswept davit arm construction. Attached is a picture depicting this structure. The pole heights will be approximately 75 feet to 80 feet with right -of -way requirements of 60 feet. Our spans will be 250 feet to 300 feet. The exact structure location will be determined by the final survey and will depend on terrain and existing conditions. The proposed extension of the 115 kv from Ljl. " ki0 ( `f. Northern States Power Company Honorable Thomas Hamilton January 20, 1986 Page 2 Bluff Creek extending southerly for approximately 1 -1/2 miles will also be a single wood pole carrying the new proposed 115 kv and the existing 69 kv double circuit all on one wood pole. Because of long spars it will be necessary to have H frames with 100' of right -of -way. Presently on our 69 kv existing trans- mission line we have a 75' right -of -way. Damages In addition to payment for the easement, NSP will compensate for any damages incurred to property owners during construction and /or if future line maintenance results in damages. Any damages will be settled after the property owners have filed proper claims with Northern States Power Company. Clearances and Construction Rating All clearances will comply with the American National Standards Institute IWCE., 1977 Edition National Electrical safety Code (Power Circuits). Schedule Begin Right -of -Way Begin Construction End Construction Line In- Service Negotiations Pasical Design of Substation Temp 69 kv Upon approval March 1986 May 1987 May 1987 115 kv_ of City August 1986 May 1988 May 1988 The substation will be rigid T Beam galvanized steel with concrete foundations consisting of 115/69/13/8 kv transformers. The structure will be approximately 36' in height. The substation will be enclosed by a chain link fence 6' in height with 1' of barbed wire for security. The area to be fenced is 360' x 1751. A metal control house will also be on site to contain all the electrical controls for the substation, the size of the building will be 35' x 201. Attached is a picture of an existing substation. This substation is self- maintained but will have NSP and City of Chaska at this site once or twice a week for short periods of time. __ _ ........v �..�.ru.....�.....__ ..�........- .�............- ram... i Honorable Thomas Hamilton Northern States Power Company January 20, 1986 Page 3 The access driveway for the substation is shown on our drawings, the grade of this parcel dictates this location for the drive. We trust the information contained herein will be processed and accepted at your earliest convenience. D J Chmiel, Senior Consultant Regulatory Liaison ve attach 0014ESOT9 P � ;OF C f Minnesota Department of Transportation District 5 2055 No. Lilac Drive Golden Valley, Minnesota 55422 (612) 545-3761 April 8, 1986 Ms. JoAnn Olsen, Assistant City Planner City of Chanhassen 690 Coulter Drive P.O. Box 147 Chanhassen, Minnesota 55317 In Reply Refer To: 315 S.P. 1017 -07 T.H. 212 (Future) Plat Review of Proposed Bluff Creek Substation Located Near the Jct. of Co. Rds. 117 and 17 in City of Chanhassen, Hennepin County Dear Ms. Olsen: We are in receipt of the above referenced plat for our review in accordance with Minnesota Statutes 505.02 and 505.03 Plats and Surveys. We find the plat acceptable for further development with consideration of the following comments: — The proposed substation location will not be affected by future T.H. 212 construction as presently proposed. The proposed 115 KV power line, as shown on the preliminary plans dated 10/3/85, would be impacted by future T.H. 212 alignment. We suggest that NSP staff people continue to work with our staff so that any new location chosen for the future power line is compatible with the future highway plans. — Our staff has been contacted by NSP staff and they indicated they are also looking at a route for the power line which would run parallel to inplace T.H. 5 from the Westgate Substation to the C.M.St.P. &P. in Chanhassen. Again, close cooperation between Mn /DOT and NSP will be necessary so that the proposed power line construction is compatible with future highway plans. — A permit will be required for any proposed construction within the highway right of way. CITY Of CHANHASSEN :DECEIVED APR 1: t +966 CHANHASSEN PLANNING DEPT. An Equal Opportunity Employer ya1,ye9 .o0 yaSO& IOSIA o 3e oyaaVZ ee'A el �ueo� aQIle �5 t4 saaea $y 1 , x b Q I; `54 eo& b P3V, -ane' X06 y01 -O eo4yeyao� Q0 ay a4 eA aM Mal y 4a u4 s4Aa Se an yay Qem J4 Ma 4nay uoa ,Se-a' S yanye� u` UenB aaea eaay�J gad nay Soaoya aUa Qa C C Ms. JoAnn Olsen April 8, 1986 Page Two — In our review we have assumed that Carver County is reviewing the proposed plans. If you have any questions in regard to this review, please contact Evan Green at 593 -8537. Thank you for your cooperation in this matter. Sincerely, W. M. Zrawford, P.E. District Engineer cc: Sandra Gardebring Metropolitan Council Roger Gustafson Carver Co. Engineer TO MAYOR TOM HAMILTON AND CITY COUNCIL AND PLANNING COMMISSION MEMBERS. We, the residents of Southern Chanhassen, strongly reject to the proposed route,of the new 115 kilowatt line of Northern States Power Company across and through land in the Metro Urban Service area, proposed to be zoned single family residence. This to us is against what we thought was good planning by the City _ of Chanhassen. The electric line corridor at this location and the already pro- posed Highway 212 corridor would virtually destroy the value of the land as far as residential property is concerned. Would it not be much better, if the electric line is so needed, to place it on an already established corridor, such as a railroad right of way, that would not have the impact of destroying valuable residential land. We have two such corridors available in Chanhassen: 1. One of which travels right through industrial and commercial zoned land and which would not have the impact of depreciating land values. 2. It would affect the properties where the need is the greatest. 3. It would not create another blighted area in the City of Chanhassen. 4. Some people have said it would affect the image of our downtown if it was put there. Does it not affect the image of Chanhassen as much or more where it is proposed? ' 5. The proposed corridor is located within 500 to 600 feet of the proposed Highway 212 corridor. If and when Highway 212 is ever built, the area between and adjacent to this high voltage line would definitely not be residential because you or us and virtually everyone else would look elsewhere to build our homes. 6. Has anyone investigated or considered the possible health hazards of an electric line with the high voltage that is being transmitted? Will Northern States Power Company put up signs saying, "Stay away from this area, it may be hazardous to your health "? Some scientists and environmentalists would certainly say this __ should be done! C 7. With a project of this magnitude that affects the health and safety of so many citizens of Chanhassen, would not an environmental impact study be warranted? 8. Northern States Power Co. said they need the extra capacity to serve the area. We question what area they are talking about. Approximately 90y of the with area they are proposing to cross the line in Chanhassen is not served by Northern States Power Co., but is being served by Minnesota Valley Electric Company. 9. Somehow the feeling in southern Chanhassen is that because we are still fairly rural, as the old saying goes, "we are living on the wrong side of the track.' That this is the area where things such as freeways, landfills and electric corridors should go. We, the residents of southern Chanhassen feel our area is as beautiful as the rest of Chanhassen and that in the near future it could develop into something that all of Chanhassen could be proud of. 10. Highway 212 has been talked about for years. Will it ever materialize? Some say the NSP corridor should follow the Highway 212 alignment. But is Highway 212 definite? Should we allow a high voltage line to be put there when we are not even sure Highway 212 will be constructed? We don't think so! Let's use a corridor that is already established, the railroad right of way, where it would have the least affect on the health, safety and well -being of all Chanhassen citizens. Respectfully submitted, Name Ze r� � A �Jt��ll,octYn� A J Address 0590 X So o g5o %jf Sq ( f r�U(V- (r (C 6C LAND DEVELOPMENT APPLICATION CITY OF CHANHASSEN 690 Coulter Drive Chanhassen, MN 55317 (612) 937 -1900 APPLICANT: OWNER: N/L1/ r L ADDRESS ��Q �i��C�r ; f,Id4< ADDRESS gip/ i Zip Code Zip Code TELEPHONE (Daytime) �3u 4.S1- TELEPHONE REQUEST: Zoning District Change Planned Unit Development Zoning Appeal Sketch Plan Preliminary Plan.... \\ // Zoning Variance Final Plan Zoning Text Amendment Subdivision Land Use Plan Amendment Platting Conditional Use Permit Metes and Bounds Site Plan Review Street /Easement Vacation Wetlands Permit i PROJECT NAME =Rc PRESENT LAND USE PLAN DESIGNATION REQUESTED LAND USE PLAN DESIGNATION PRESENT ZONING �q REQUESTED ZONING USES PROPOSED n SIZE. OFIPROPERTY 7 AC - C LOCAT'ZON• • ' -"� REASONS FOR THIS REQUEST Fee -TN� C C NAi )P-6 sSc/J LEGAL DESCRIPTION (Attach legal if necessary)/T/� yF0 !� tFA6PMr l �j City of Chanhassen Land Development Application Page 2 FILING INSTRUCTIONS: 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 City Planner to determine the specific ordinance and procedural requirements applicable to your application. FILING CERTIFICATION: The undersigned representative of the applicant hereby certifies that he is familiar with the procedural requirements of all applicable City Ordinances. signed BY �in,/ L, / / ' J Date �(iGG�G`2a r�l� cant., CiLiT �J� The undersigned hereby certifies that the applicant has been authorized to make this application for the property herein described. Signed By Date Fee Owner t :1 Date Application Received /�Y✓' Application Fee Paid City Receipt No. * This Application will be Board _o_E_Adjus tmen ts—an d meeting. .i JS rJ n,.C;W.OFCHANHASSEN ' «7 CE3VED la►a 2� 9e5 CHANHASSEN PLANNING DEPT. considered by the_Planning Commission / Appeals at their C PUBLIC WORKS DEPARTMENT (612) 448.3435 C COUNTY OF CL I _ . Q April 21, 1986 Ms. JoAnn Olsen, Assistant City Planner City of Chanhassen 690 Coulter Drive P. O. Box 147 Chanhassen, MN 55317 Re: Proposed Bluff Creek Substation Planning Case 85 -14 CUP Dear Ms. Olsen: CARVER COUNTY COURTHOUSE 600 EAST 4TH STREET CHASKA, MINNESOTA 55318 (612) 448.3435 Carver County has previously submitted comments for the location of the above mentioned substation. In regards to the transmission lines, Carver County would require that any aerial crossings over County Roads would meet recom- mended safety height standards. A previous plan showed transmission lines located along C.S.A.H. 18. The line location along the railroad, as presently shown, is preferable to Carver County. We would assume the City of Chaska will be contacted for any necessary permits for the Southern transmission line. Thank -you for this opportunity to comment. Sincerely, Bill Weckman, P.E. - Assistant County Engineer BW /cr CITY OF CHANHASSEN ? _D,"r,iVED APR 2 1986 CHANHASSEN PLANNING DEPT. Affirmative Action /Equal Opportunity Employer I " ' • M1 1(/ 1"� V' �l J c 11 f f PLANNING COMMISSION MINUTES REGULAR MEETING APRIL 23, 1986 Chairman Ryan called the meeting to order at 7:35 p.m. MEMBERS PRESENT Steven Emmings, Robert Siegel, Bill Ryan, Ladd Conrad, Howard Noziska and Mike Thompson. MEMBERS ABSENT Tim Erhart STAFF PRESENT Barbara Dacy, City Planner and Vicki Churchill, Secretary. PUBLIC HEARING 2. Northern States Power Company: a. Conditional Use Permit request to allow 115 kv power transmission lines through the City of Chanhassen either along Highway 5 and the Chicago - Milwaukee Railroad or along the future Highway 212 alignment. b. Zoning Ordinance Amendment to allow Substations as a conditionse in the R -la, Agricultural Residence District. C. Conditional Use Permit request to allow a power substation to be located on 7 acres of property zoned R -la, Agricultural Residence District and located at the northwest corner of County Road 17 and County Road 18. Public Present Doug Hansen Jim Curry Gayle & Lois Degler David B. Setterholm Al Rlingelhutz Walter & Marisa Paulson George St. Martin Christine Peterson 17001 Stodola Road 4817 Upper Terrace, Edina 1630 Lyman Blvd. 18780 W. 78th Street (The Press) 8600 Great Plains Blvd. 8528 Great Plains Blvd. 9231 Audubon Road 9900 Bren Road East, Mpls. (Opus) Dacy stated that first staff would like to discuss the placement of the four alignment options. She stated that on February 12, 1986, the Planning Commission reviewed the request and recommended denial of the proposed route so that the City Council could give direction to the Planning Commission, the applicant and staff. She stated that the Zoning Ordinance Amendment to allow electri- cal substations as a conditional use was tabled at that time. She stated that the transmission line application was considered Planning CommissionMinutes April 23, 1986 Page 2 by the City Council on March 17th. She stated that at the March 17th meeting, NSP presented information regarding the need and justification for the 115 kv line. She stated that the alignment was also a major issue. She stated that each of the Council mem- bers stated their position on the issue and it was stated that Highway 5 alternatives should be evaluated by NSP. She stated that the City Council referred the matter back to the Planning Commission because NSP submitted additional information as to the need of.the 115 kv line and the need for the location of the substation at the proposed site. Dacy presented a video of the all the alternative routes that NSP has submitted that could be followed. She stated that she would discuss the advantages and disadvantages of each of the proposed routes. - 1 Highway 5 - West 184th Street - Railroad She stated that this option proposes installation of the transmission -lines from the Westgate Substation, along. Highway 5 to the Chanhassen Eden Prairie boundary (the future right-of-way of West 184th Street) north to the Chicago Milwaukee St. Paul & Pacific Railroad. She stated that the lines would then follow the railroad along the rear of Lyman Lumber, the rear of the Chanhassen Meadows apartment project, through the eastern portion of the downtown area adjacent to the Taco Shop and the Apple Valley Red -E -Mix and through the business park to the existing 69 kv line west of Audubon Road. Dacy stated that the advantages of this route is that there would be no visual impact.on Highway 5 -:as one enters the City.. -:She stated that the disadvantages would be that the lines would be located within 50 feet of the Lyman Lumber storage buildings and the Chanhassen Meadow garage buildings. She stated that NSP has indicated that there is not enough clearance between the transmission poles and the structures. She noted that in the case of Lyman Lumber, flammable products are being stored in these buildings which are located close to the rear.property line. She also stated that in Eden Prairie on the north side of the - railroad..tracks, a single family subdivision is.under construction. She stated that the transmission lines would be located adjacent to a single family neighborhood. She also noted another disadvantage is that the railroad communication lines may have to be relocated. 2. Highway 5 - West 78th Street - Railroad She stated that this option proposes installation of the transmission lines from the Westgate Substation along Highway 5 to where the railroad crosses West 78th Street and then continues C C Planning Commission Minutes April 23, 1986 Page 3 along the railroad to the existing 69 kv line west of Audubon Road. Dacy stated that the advantage of this route is the that align- ment does not interfere with any existing or proposed single family residences or industrial buildings. She stated that the disadvantages of this route would be that transmission poles would be visible in the major entrance corridor into the com- munity and the downtown area and again the railroad communication lines may have to be relocated. 3. Highway 5 - Railroad Dacy stated that this option proposes installation of the transmission lines from the Westgate Substation, along Highway 5 and then to the railroad near the church site. Dacy stated that an advantage to this route would be that transmission poles and lines would not be located through down- town commercial property. She noted that the disadvantages were that transmission lines would have to cross Highway 5 in the vicinity of the Dakota Avenue and Highway 5 intersection and that the poles would be located along a significant portion of the Highway 5 corridor. 4. Highway 212 Corridor Dacy stated that advantages to this option would be that transmission lines would not be located along the major entrance into the community; it would help to establish the 212 corridor; and that the western portion of the route along Lyman Boulevard is along the the urban service area boundary. She stated, however, the disadvantages of the alignment are the uncertainty of the timing and installation of the 212 corridor in relation to NSP construction timetable; if the 212 corridor is not installed, the transmission lines would bisect large tracts of land which could become residential areas in the future (Curry and Klingelhutz property). Dacy stated that in summary, Option #1 has a section without ade- quate right-of-way for public safety in the area along Lyman Lumber, the Eden Prairie border and the Chanhassen Meadows apart- ment project. Option #2 locates the transmission lines along an existing corridor (Hwy. 5) and intersects the railroad at the cement plant. Transmission lines would be located along the railroad at the rear of the dinner theater area. Option #3 also locates the transmission lines along an existing corridor but follows Highway 5 for a longer distance. Option #4 is the most direct route but may create a corridor through potential residen- tial areas. Planning Commission Minutes April 23, 1986 Page 4 l however, because a Highway 5 alignment may be recommended in Chanhassen, Eden Prairie staff now indicates that Eden Prairie would allow a Highway 5 alignment. She also stated that Eden Prairie did consider a requirement for underground installation and NSP indicated that underground installation would signifi- cantly increase costs because of the technology involved. Dacy also noted that NSP has also met with MnDOT staff as to the location of the lines in relation to the widening plans. ,She stated that MnDOT indicated that both agencies would have to work together in locating the lines appropriately. Jerry Larson, NSP Planning, stated that there are two major lines that come into the Chanhassen area; one from Eden Prairie and one from Scott County. He stated that if for some reason from a storm or if a car hits a pole, if something were to remove one of the power lines from operation, the only remaining.source to the area would be from Scott County. He stated that by 1988 with the growth that is occurring in Chanhassen, Eden Prairie, Excelsior, Deephaven as well as Chaska, what will happen is the remaining line will hold a percentage above what its capability is to carry — it. He stated that there is not enough capacity in the existing line to carry to all of the customers. He stated that in order to protect the Westgate facility, they would be forced to interupt service to some customers if this situation would occur - during a high load period. He stated that when the lines are loaded to the extent that he is talking about, the wires sag and they get hot and cause safety problems. He stated that they also have to consider loss of power to the Chaska end. 'He stated that when that happens, they have to load the lines from Westgate over its 100% capacity which-weakens the lines.--He stated that the solution, if there is a facility that is overloaded, what you do is build a transition facility that would be in parallel so if you lost any of these facilities there is an alternate back -up which would be the Bluff Creek substation. He also stated that they have talked with the Minnesota Valley Co -op and-the proposed substation site.is potentially an alternate source in the future for the Co -op to use. He stated that site was chosen because it was a compromise location between the needs of Chaska and NSP's needs to serve Excelsior, Chanhassen and Eden Prairie area. He _ stated that it is located half way in between and for all -of the customers in the area. He stated that a question was raised at the last meeting about why NSP could not build from the south a single line from Scott County back to the Bluff Creek project. He stated that there are two outages causing the need. DAve Anderson, NSP - Minnetonka Office, stated that being able to construct shorter feeders enables NSP to increase the capacities to serve the present as well as future loads,.give reduced expo- sure to outages, and also gives better back -up. He stated that there is reduced line losses that help conserve energy, better Planning Commission Minutes April 23, 1986 f Page 5 voltage control and regulation on the feeders and in the industrial operations sometimes big machinery flickers and with shorter feeders enables more consistent voltage fluctuations. He stated that there are nine substations located throughout the area. He stated that the present feeder that serves Chanhassen comes out of Deephaven substation at Highway 7 and Vine Hill Road. He stated that their load forecast indicates that they will need another feeder /distribution circut in this area to maintain reliable service in 1987. He stated that they looked at several alternative solutions. He stated that the first solution was to go to Excelsior and add a third feeder. He stated that it would require increasing the transformer capacity in the substa- tion needed by changing out the existing transformer to an electric one or adding a second transformer. He stated that it is fairly simple to do on a distribution level but it meant that they were using up much of the remaining capacity in that 69 kv line that is presently serving Deephaven and Excelsior. He stated that their second choice was a long feeder out of Deephaven and again from a distribution point of view it is very simple to do. He stated that longer feeders have the disadvan- tages of increased exposure to outages and increased line losses. He stated that it is a possibility, but the problem was the same as Excelsior where they used up much of the remaining capacity in the 69 kv line. He stated these types of solutions might work for the next feeder but the real problem is where do you go from there once the transmission capacity is used up? He stated that the third choice was to come back from the Westgate substation and bring out an express feeder, about three miles, into the industrial area. He stated that this is a possible solution, but some of the problems with long express feeders are with overhead are trees and underground, with dig -ins and cable failures. He stated that also there are some proposed highway improvements along Highway 5 and it was difficult to find a place to put that feeder where it could be left and not moved again during that construction period. Don Chmiel stated that the route NSP is recommending is coming down Highway 5 from Eden Prairie, parallelling Highway 5 on the north side of road, to the cement plant, then parallel to the railroad. He stated that the other alternative would be to follow Highway 5 in and around and then meet the railroad again, at the church then down to the 69 kv line. He stated that either route is acceptable to NSP. He stated that if NSP did not feel there was a need to provide the service, they would not spend millions of dollars to do this. Ryan asked if there were any petitions or letters to enter into the record? Dacy stated that staff received a letter today from opus Corporation and there is a representative here tonight. Planning Commission Minutes April 23, 1986 ^� Page 6 Jim Curry stated that he was pleased that NSP was not recommending the 212 alignment. He stated that he supports either alternative along Highway 5. Al Klingelhutz stated that most of his feelings were expressed at the last Planning Commission meeting and City Council meeting. He just wanted to state that if high voltage lines were to follow along 212 corridor, which someday will be a residential area, it would be a real detriment to the values of the property. He felt it would be a shame to place 115 kilowatt lines through an area that contains so much promise for the City. Melissa Eide stated Lake Riley and Rice Lake is a fly away for birds going back in forth. She stated that some of these birds fly at eye level and would hate to see some of these birds fly into a high line. Gayle Degler wanted to again state that in April, 1971, his brother was killed with the lower powered 69 kv line. He stated that first of all as far as the need, he stated that the need is not in Chanhassen. He stated that he felt it was real nice that NSP and Chaska got together and decided to put the substation in Chanhassen. He stated that the 212 corridor is going to cross at C.R. 17 and C.R. 14 and felt the line should follow there because it would be closer to the people that need the service. He - stated that he is against the substation at the proposed site. He felt that sometimes the need is over stated to stress a point. He asked if NSP does not get approval for the proposed lines, does that mean the substation is dropped? He stated that he heard the substation is going to go even if the City ,of Chanhassen says no Northgate power line. He stated that he does not know how the power line will affect him or his children, but he stated that with his business with milking dairy cows. He stated that the phrase "stray voltage ", which does things to ani- mals and to cows causes masditis which is an inflamation which can cause economic ruin to a farmer. He stated that NSP has done studies at St. Cloud where they measured the masditis where'a line went similar to the one that passes his home. He stated that when they moved the line off the man's property, his produc- tion increased greatly. - George Warner, NSP, stated that in the study, after the transmission line was moved, the stray voltage was still there and it was proved that it came from a different source. Gayle Degler stated that stray voltage is a problem and he is not going to say how 115 kv will affect his herd or his family. He felt that Chanhassen could find another place for the substation. Ryan asked for the record, if he lived in the first home south of the substation? 51 Planning Commission Minutes April 23, 1986 Page 7 Gayle Degler stated that his of the road. He stated that substation in Chanhassen. He farther north. C parents live there now on the east obviously Chaska would like the suggested placing the substation Christine Peterson, Opus Corporation, asked for a continuance of the public hearing. She stated that the proposed line goes .. directly through the business park and they would like time to assess the implications. She stated that the first question Opus asked NSP is why not bury the cable. She stated that they first stated because of the high voltage and then found out from another source that there was a cost factor involved, and asked which it was? She stated if the lines would be in the railroad right -of -way or if land would need to be deeded. She stated that at first they stated it would be in the right -of -way and then said they would need an easement dedicated, and asked for a correct answer on that. She also asked what the restrictions on the lines such as height, closeness to a structure, etc.? Jerry Larson, NSP, stated that in order to bury a higher voltage line the cost goes up dramatically. He stated that to build the line from the Westgate substation to Bluff Creek, which is about 6j miles, the cost would be approximately $160,000 to $175,000 a mile for overhead line. He stated underground line would cost between a million and a million and a half dollars a mile. He stated that NSP's position is that in order to maintain lower rates to attract industry so that all of the consumers can afford electricity. Ryan stated that there was another question about railroad right-of-way? George Warner, NSP, stated that they would attempt to get a per- manent easement on the railroad right-of-way. He stated that there some cases where they would have to be on private property. He stated that their easements are determined by the National Electric Safety Code Clearance. He stated the reason they prefer not to have buildings on the right-of-way, although there are some, is to protect the lines. He stated that in the case of the lumber company, they are concerned if there is a fire, the heat from the fire will heat the conductors up beyond the thermal limits and the line will sag and trip -out and would lose the line. He stated that they have Allowed commercial buildings on the easements which are constructed of fire proof materials or a sprinkling system that provides a two hour fire rating from an interior fire. He stated the reason for the two hour rating is that a fire department could respond within a two hour period and the fire would not weaken the roof and would not heat up the conductors. Planning Commission Minutes April 23, 1986 — Page 8 —° Ryan stated that he thinks the question is if NSP goes along the railroad right -of -way, would they need some of Opus's property for an easement and how much? George Warner stated that they could give an approximate guess of about 40 feet outside of the railroad right-of-way. He stated that they will be using part of the Highway 5 easement also. Jerome Carlson, .one of the owners of Instant Web, stated that he sent a letter to the City Council in March and stressed concern relative to the continued shortages that his company is experiencing. He-stated that he is not addressing the pros and cons of the substation. He stated that there is a need for the electricity. He stated they have a log available that can verify the number of times that they have had black -outs or shut downs: He stated that whether the electricity is off for 30 seconds or five minutes, many things occur. He stated that in many cases the circut boards either burn out immediately or prematurely .as a result. He asked how they would be able to add more equip- ment or more industry without the extra power. Dave Anderson, NSP, stated that the last outage that occurred was an operator switching error. He stated that one of the operators closed a switch before he opened another. He stated _ that they have had massive tree trimming program and felt that there should be less outages because of this. Jerome Carlson also stated that he felt there was a power — shortage. He stated that the need for him is growing rapidly. Dave Setterholm, representing the Press, stated that he would _ like to echo Mr. Carlson's comments in that they also see the desparate need for more power. He stated that they have also had power outages from time to time and it is very costly. He asked what the poles would.look like. George Warner stated that they would be a single steel pole along Highway 5 the height would be approximately 80 to 100 feet above ground. He stated that there would be a pole every 400 to 600 feet: Dave Setterholm stated that in the "report, NSP did not want to follow the 212 corridor because the route was not firmly established. He stated that widening improvements were planned for Highway 5 and asked if that might be a problem? George Warner stated that they have the preliminary plan for the Highway 5 improvements. Dave Setterholm asked if the expansion of the Highway determined which side of the highway the poles would be on? 1 f f Planning Commission Minutes April 23, 1986 Page 9 George Warner stated that they hope to stay on the north side and will clean up the existing poles on Highway 5. Dave Setterholm stated that the City wants to have 100 City. He stated that they they feel is an attractive was possible to have these building. his concern is that he is not sure foot poles at the entrance of the have invested a lot of money into what building. He was not happy that it poles 100 feet from the front of their Don Chmiel stated that in a letter from MnDOT to Jo Ann Olsen, MnDOT stated that they are also looking at a route for the power line which would run parallel to inplace Highway 5 from the Westgate Substation to the railroad in Chanhassen and close cooperation between MnDOT and NSP will be necessary so that the., proposed power —line construction is compatible with future high- way plans. Jerome Carlson asked if nothing is done in the next few years, he asked where it would leave Instant Web, United Mailing and Victory Envelope specifically and other people in general in terms of not enough electricity. Jerry Larson, NSP, stated that as the demand grows, there will be a greater number of hours of potential failure. Ryan asked what NSP's schedule was from a construction standpoint and when would they be able to deliver service to Victory Envelope from the new substation? Don Chmiel stated that the schedule is that they would like to begin right-of-way negotiations right away with the City and proceed with the requirements. He stated that the begin construction date was March, 1986 for the 69 kv portion. He stated that they look to complete the temporary 69 kv line in service by May, 1987. He stated that for the 115 kv line, they are looking at starting in August, 1986 with completion in May, 1988. Christine Peterson stated that from Opus's standpoint they would like to assess the need in numbers or statistics. She asked what clearance restrictions there would be and what impact a 115 kv line would have on a main stream computer? George Warner stated that they have done a study that any struc- ture of metal or wire in any building provides shielding for your electronic equipment. George stated that there has Degler's question about the location could not be placed further south. not been an answer to Mr. of the substation, why it Planning Commission Minutes April 23, 1986 Page 10 — Don Chmiel stated that the City of Chaska is not in quite the need that the City of Chanhassen is in. He stated that this was pointed out at the last meeting. He stated that Chanhassen does need it more than Chaska and what they are looking at is by bringing Chaska into the project, they can defer some of those costs. He stated that by placing it further south, it would take away from Chanhassen. Chaska wanted it further south, but Chanhassen needs the capacity into the industrial park. asked if the substation was going to sit on the hill? — Don Chmiel stated that the grades from the county road which is about 920 feet, and to the top point of the substation which would be 935 feet. — Gayle Degler stated that the road is the highest thing around there except for his building site. He stated that it is on top of the hill. He stated that it is going to be seen coming from — the east and south because it will be sitting up on the hill. He asked why Chaska approached NSP and not Chanhassen? — Don Chmiel stated that Chaska is a wholesale buyer from NSP and they will help defer some of the costs. stated that he has never seen a substation that had — enough landscaping. Don Chmiel stated that he agrees, however, they have tried to — make the building more attractive and with the grade they are at, they have brought it down quite a bit. — Al_Klingelhutz asked if they have considered moving the substa- tion closer to the railroad tracks which is about two or three blocks north.. — Don Chmiel stated that they need the roads to get into it. Al, Klingelhutz stated that there is a nine ton road leading up to — the tracks. He stated that the substation now is at a high visi- bility and at the intersection of three roads and felt if it was moved back, it would not have so much visibility and would be on one road. Gayle Degler asked if there was a difference in right -of -way between just a 69 kv and a 69 and 115 kv line? — George Warner stated that the right -of -way will vary with the type of structure. He stated that with a double circut they — planned on using a single pole structure where they can. Gayle Degler asked what could be built in that right -of -way? l C f Planning Commission Minutes April 23, 1986 Page 11 George Warner stated that as he said before no residential buildings, it could be commercial buildings with certain restric- tions as far as type and clearance. He stated that some cities are using the right -of -way for a walking trail or parking lot. Noziska moved, seconded by Emmings, to close the public hearing. All voted in favor and the motion carried. M. Thompson asked what staff's position was on this? Dacy stated that staff's position was to show the pros and cons of each alternative. She believed that Option #1 poses the most problems and either Option #2, #3, or #4 would be feasible. M. Thompson asked as far as alignments, besides 212, which would have the least impact on the downtown? Dacy stated that Option #3 would skirt the downtown and would be along Highway 5. Noziska stated that all of the options have impacts. He asked if Eden Prairie had any comments on this? Dacy stated that Eden Prairie has indicated that a Highway 5 alignment would be approved. Noziska felt that the proposed site of the substation was not very good as far as visibility and off the beaten path. Jerry Larson stated that if the substation was placed too far north, it will have problems reaching Chaska and if it is placed too far south, then there will be problems for Chanhassen. Noziska asked if NSP would consider moving the substation north by the railroad tracks and asked staff how far it would be from the proposed site? ' Dacy stated that it would be approximately a half mile. Jerry Larson stated that it has to remain in the center proximity of Chanhassen and Chaska within about 1 to 11 miles from the pro- posed site. Noziska felt that the substation should be placed next to the tracks. He also asked why Opus was not brought into the case earlier? Dacy stated that the public hearing notice was sent to Opus /Alscor Investment and went to their general office. She f M��P.`' ..'a+✓i]�1.M�p.J �. � .. - ..�me -. ✓ter.+ - Planning Commission Minutes April 23, 1986 — Page 12 stated that she did call Michele Foster to check and verify what their position would be and was told that she had not received it. Noziska asked staff what she felt their position was? Dacy stated that -she believed they still want additional time to go through their internal review process and assess the impacts as far as retailing their lots in the area. Noziska asked if the Commission would have to table the item again or was there another solution? Dacy stated that the Commission could direct the applicant to work with Opus in the meantime before the item went to the City Council. Conrad stated that he is not convinced that the right location for the substation has been identified. He asked if there were any dangers with the 115 kv line versus the 69 kv? George Warner stated that National Electric Safety Code specifies the structure strength, the strength of all mechanics in the line, etc. Conrad asked if any other agencies beside NSP would respond to down lines and also if the longer span between lines would cause more problems than shorter spans? — Don Chmiel stated that in some instances there would be police to detour traffic. He stated that dangerous wise,.there would not be much problem with transmission lines. He stated that tor- nadoes have a tendency to pull them out, and they would have a dominoe effect. — Conrad stated that he would suggest Alternative #2. -He stated that he dislikes it going through the downtown area after spending a lot of money to encourage development and it is unfor- tunate that it has to be placed there. He does not know where the power station should be and would like staff to make a recom- mendation on that. . Bob Siegel was concerned about the suddenness of the request and was concerned about placing the substation at the proposed site without any other alternatives. He was also concerned because staff did not make a specific recommendation on the routes. He stated that they presented three alternatives in which all have pros and cons. He feels that there should at least be one alter- native for the substation which would be less visible. Dacy stated that staff did not make a specific recommendation because some of the criteria was very subjective and not directly C C Planning Commission Minutes April 23, 1986 Page 13 planning related. She stated that one person may have no problem with 100 foot white poles along Highway 5; however, there are others that feel that is a significant visual impact. She stated that there were issues that the public, Planning Commission and the City Council had to address as a whole. She stated that staff felt that by identifying the pros and cons of each route the public, Commission, Council and NSP could discuss which would be the best route. Steve Emmings also felt the location and the lack of flexibility of the substation is of great concern. He stated that he is also struck by the apparent sudden urgency or need of the lines. He also asked what a substation did? Dave Anderson, NSP, stated that a substation has a number of facilities in it and one of the major facilities is a transformer that would transfer the voltage from in this case 115,000 volts down to what is called distribution voltage is 13,800 volts it then goes out on the smaller lines and into the local areas where it is again transformed down to a usable volt. Emmings asked how a substation would give more power? Dave Anderson, NSP, stated that by locating a substation between two areas, such as the existing substation in Chaska and Excelsior, and placing one in between, you are connecting to the higher voltage transmission line. He stated that by putting a higher voltage or pressure in the center of the area, the entire area surrounding has a higher voltage. Emmings stated that Mr. Carlson asked what would happen if there was nothing done about the power and Mr. Chmiel stated that there would be a problem. He asked what exactly would happen, would there be no power, or less reliable power? He stated that Mr. Carlson stated he was having problems with the power and Emmings felt it was more of a service problem rather than be a lack of power. Dave Anderson, NSP, stated that Mr. Carlson was talking about two different problems. He stated that the problem with outages would probably be lessened with the tree trimming, etc. but he also spoke of adding more press and folding machines. He stated that is a capacity problem just like overloading a line in a home. He stated that Deephaven is almost at its peak for capa- city and the problem is not a day to day capacity problem. He stated that problem is when a feeder is down to pick it up on a secondary back -up. Emmings asked if there was a capacity problem at this point in time? Planning Commission Minutes April 23, 1986 m Page 14 Dave Anderson, NSP, stated not at this point; however, victory Envelope will be going on line this summer and with other industries growing, there is a potential in the near future. Emmings asked how the substation was chosen? Don Chmiel stated that the site was chosen for several reasons. He stated that one was because the 69 kv line parallels that location and secondly because it is adjacent to a highway or county road with sufficient load capacity. He stated that the third reason was that NSP was able to option that piece of pro- - perty and the proximity to location of NSP's needs and to meet Chanhassen's and Chaska's needs. _ Emmings asked if any other site was looked at? Don Chmiel stated that a site about 3/4 of a mile south on County Road 17 on the west side across from a new residential develop- ment. Emmings stated that if he had to chose a route it would be Option #2. He stated that he does not like it. He does not mind the poles along Highway 5 but felt once they get to the railroad, they should be placed underground and felt that NSP would find a way to afford the cost differences of the overhead and underground lines if made a condition. He felt that it should stick to existing corridors. He felt the item should be tabled because he is unconvinced of the need and feels the City Engineer or a consultant should assess it. Don Chmiel stated that the Public Utility Commission will not _ allow NSP to underground to benefit one respective city and if the city so desires it to go underground, then it is the city's requirement to pay the difference between the overhead and underground costs. Dacy stated that as far as the need and staff's viewpoint on that, it seemed that it is a Chanhassen problem but also a south- - west area problem in that they have to make a connection between the.Westgate substation and the Scott County substation and the question is the best way without jeopardizing an overloaded and possible outage in the future. Ryan stated that the industrial sites in Chanhassen are along the railroad and the power line should also go there. He felt the substation site could possibly be placed where the MCI tower was approved for. He was not sure he would like the power lines to run through the downtown area. He would recommend Option U. He stated that power lines run along highways and railroads. He is also not convinced that the city needs the tie line. He stated that he would like to give Opus more time to respond; however, as Planning Commission Minutes April 23, 1986 Page 15 far as going through that property, lines going through undeveloped industrial property poses the least impact on the south side. Transmission Line Conditional Use Permit: Motion by Conrad, seconded by Noziska, to recommend to the City Council Option #2 or #3 subject to: 1. Advice from Fred Hoisington or other appropriate con- sultant on the route which minimizes negative impacts on downtown Chanhassen; 2. Opus be given a chance to present concerns at the City Council meeting; 3. No permit shall be issued until the City manager in his opinion certifies there is a need for transmission lines. 4. The City Manager agrees that the TH 212 corridor is not a viable alternative; 5. The City should work with NSP to minimize negative impacts on business parks and downtown. All voted in favor and the motion carried. Zoning Ordinance Amendment: Motion by Noziska, seconded by Siegel, to approve Zoning Ordinance Amendment Request #85 -5 to amend Section 6.04, Conditional Uses in the R -la District, as follows: Section 6.04. Conditional Uses. 17. Electrical substations subject to the following conditions: a. The substation must be served by a collector or major arterial street as designated in the Comprehensive Plan. b. The substation will not have sanitary facilities and will not be used for habitation. C. The substation will be located on at least five (5) acres of property. d. A six (6) foot high security fence surround {� the substation. Planning Commission`Minutes April 23, 1986 Page 16 e. A landscaping plan be submitted minimizing visual impacts for city approval. f. Substations shall be 500 feet from single family residences. Additionally,'to amend Section 4, Rules and Definitions of the Zoning Ordinance to include: Power Substations: A facility comprising of, but not limited to, transmission towers, transformers, power equipment, and structures necessary to house said equip- ment." Substation Conditional Use Permit: Motion by Noziska, seconded by M. Thompson, to recommend approval of Conditional Use Permit Request #85 -14. Motion failed. Noziska - Aye - Siegel - Nay Emmings - Nay Ryan - Nay Conrad - Nay Thompson- Nay Substation was not in proper place and sites to the north adjacent to the railroad should be evaluated. No options were submitted to review for the substation. Request for Initiation of Zoning Ordinance Amendment for Corner Lot Setbacks . Dacy stated that the current ordinance requires a corner lot to have three 30 foot setbacks (two front yard and one rear yard). She stated that City staff at one time was administratively allowing corner -lot setbacks to include a 30 foot setback along both street frontages, a 10 foot side yard setback and a 10 foot rear setback instead of a 30 foot setback. She noted that in other areas, variances were required, and statt feels an amend- ment to the ordinance is necessary to resolve the issue. Dacy noted that it has been found that three 30 foot setbacks A significantly inhibit the buildability of corner lots. She stated that the 10 foot setback for the rear yard would also allow for additions, decks, etc. She noted that these expansions in a standard interior lot normally do not require variances because there is ample room from the rear of the house to the setback line. L Staff proposed this change as part of the new ordinance and such was part of the Zoning Ordinance report for the March 19, 1986 meeting. Staff recommends that the Planning Commission direct staff to initiate a zoning ordinance amendment immediately 240.00 HOLMES & GRAVEN FEES, SERVICE 425.00 STREETER ANDRUS FEES, SERVICE __ -_4 _.._11,.872.69. __.CHECKfi_WRLTTEN.__ r L OF - 4.CHECKS TOTAL 11,877.69 - 17 .._ ---- - - -... IU 19 l - - -- ____ -.. '.. 21 .. 2 - 1 ?3 31 • 32 33 _. -_ _.__ -._.... __ - ... ....... ... . .----- ._ 944 i I I I I i I I l f t I l ( I l f - C CHANHASSEN H H.R.A. A A C C O U N N T S P A Y Y A B L L E 07 -21 -86 PAGE 1 r P V ' 'A M O U N T C C L A I M M A N T P U R P O S E - ! F - - -_ -- 0 3 4 3 9 9,279.19 B BRAUER & A ASSOCIATES F FEES, SERVICE 4 1 1 CAMPBELL, -__ S SEES- r�E.RYICE 7 • r 1 ?3 31 • 32 33 _. -_ _.__ -._.... __ - ... ....... ... . .----- ._ 944 i I I I I i I I l f t I l ( I l f I`iVOICE Bill To: Date: 6/25/86 Invoice No: 1986211 Ms. Barbara Dacy City Planner B$A Job No: 85 -41 Chanhassen HRA Broadened Study Area 690 Coulter Drive P.Q. Box 147 Chanhassen, MM 55317 Terms: DU_ UPON RECEIPT For professional services including: • Meeting with Bill Monk on 6/2/86 • Meeting with HnDOT, Hennepin County, and Carver County on Jurisdictional issues on 6/3/86 • Meeting with Jim Curry on 6/18/86 • Preparation of BSA Report Outline • Work on BSA Draft Report • General project coordination • Traffic engineering including: • developed sketches for roadway system alternatives • net with City staff on 3 occasions • developed an outline and informational items for a meeting with i1n /DOT, the Counties, and Eden Prairie FFFS: Senior Pro ----- - - - - -- 42.00 hrs. @ 60.00 hr. $ 2,520.00 Pro ----------- - - - - -- 6.50 hrs. @ 45.00 hr. 292.50 Pro ---------- - - - - -- 5.00 hrs. @ 35.00 hr. 175.00 Tech III ------- - - - - -- 2.75 hrs. @ 25.00 hr. 68.75 TOTAL FEES 3,0 6.25 Expenses: Copies----------- ----- ------- -- ---- -- - ----- $ 3.30 TOTAL EXPENSES 3.30 TOTAL 6/25/86 INVOICE $ 3,059.55 cir Bill To: Date: 6/25/86 — Invoice No: 1936213 Ms. Barbara Oacy City Planner 8 &A Job No: 85 -20 — Chanhassen HRA Continuing Services 690 Coulter Drive P.O. Box 147 — Chanhassen, MN 55317 Terms: DUE UPON RECEIPT — For professional services including: * Presentation of recommendations to City Council re: NSP Transmission Line on 6/2/36 * iNeeting with Don Ashworth and Barb Dacy on 6/25/86 re: Downtown coordination * Meeting with CHADDA on 6130186 — FEES: Senior Pro ----- - - - - -- 3.25 hrs. 0 60.00 hr. $ 495.00 — TOTAL FEES b 495.OU EXPENSES: — OTAL EXPENSES $ .00 — TOTAL 6/25/86 INVOICE $ 495.00 J N Bill To: INVOICE Date: Invoice No: JUN 1 6 1986 CITY OF CHANHASSEid 5/25/86 1986195 Ms. Barbara Dacy City Planner B &A Job No: 85 -20 Chanhassen HRA Continuing Services 690 Coulter Drive P.O. Box Y•� L % p Chanhassenn, , MN 55317 J,/7`�' � /q`d� Terms: DUE UPON RECEIPT For professional services including: • Meeting with Barb Dacy on 5/1/86 to view transmission line routes video • Meeting with NSP on 5/9/86 • Meeting with MnDOT on NSP on 5/13/86 • Video taping with Barb Dacy of NSP lines in St. Louis Park on 5/19/86 • Review of NSP background materials • Preparation of preliminary and final reports of transmission line impacts on downtown • Meeting with Don and Barb on NSP on 5/22/86 FEES: Senior Pro ----- - - - - -- 19.75 hrs. @ 60.00 hr. $ 1,185.00 Tech II -------- - - - - -- 4.25 hrs. @ 22.00 hr. 93.50 TOTAL FEES 1,278.50 EXPENSES: Miscellaneous ------------------------------ TOTAL EXPENSES 5/25/86 INVOICE $ 3.50 3.50 1,282.00 7901 Flying Cloud Drive, Eden Prairie, Minnesota 55344 ❑ (612) 941 -1660 INVOICE Bill To: Date: 5/25/86 Invoice No: 1986192 Ms. Barbara Dacy City Planner B &A Job No: 85 -41 Chanhassen HRA Broadened Study Area 690 Coulter Drive P.O. Box 147 Chanhassen, MN 55317' Terms: DUE UPON RECEIPT For professional services including: • Meeting with Don Ashworth, Bill Monk and Barb Dacy on 5/13/86 • Meeting with Bill Monk on 5/22/86 • General .project coordination • Traffic engineering including: + Completion of traffic forecasts and analyses for two alternative year 2005 roadway networks + Reviewed those forecasts + Analyses with City staff, met with staff from Eden Prairie, Mn /DOT, and Carver County + Met with the HRA + Assessed the T.H. 101 jurisdictional issue FEES: Senior Pro ----- - - - - -- 25.50 hrs. @ 60.00 hr. Pro ----------- - - - - -- 13.50 hrs. @ 45.00 hr. Pro ---------- - - - - -- 64.50 hrs. @ 35.00 hr. Tech III ------- - - - - -- 1.00 hrs. @ 25.00 hr. TOTAL FEES Expenses: Mileage Copies------------------------------------- °� Prints ---- - - - - -- `-� TOTAL EXPENSES 0° TOTAL 5/25/86 INVOICE e i {x �i- $ 1,530.00 607.50 2,257.50 25.00 4,420.00 $ 5.63 11.85 5.16 22.64 $ 4,442.6 i 7901 Flying Cloud Drive, Eden Prairie, Minnesota 55344 ❑ (612) 941 -1660 Don Ashworth City of Chanhassen - HRA P.O. Box 147 Chanhassen, MN 55317 Professional services rendered in re: 06/02/86 VJL 06/02/86 VJL 06/03/86 MCR 06/04/86 RNK 06/04/86 VJL 06/05/86 MCR 06/05/86 VJL 06/09/86 MCR 06/09/86 MCR 06/10/86 MCR 06/11/86 MCR 06/11/86 MCR 06/13/86 MCR 06/13/86 RNK 06/16/86 MCR 06/16/86 MCR 06/16/86 RNK 06/17/86 MCR 06/17/86 MCR 06/17/86 RNK 06/20/86 MCR 06/20/86 MCR Locate addresses for William Stageberg and Scott Massie; attempt to locate address for Duane Harter; telephone call to Massie; telephone call to Barb Dacy. Work on wagon wheel quiet title action; begin to locate addresses for defendants; telephone conference with Carver County Examiner of Titles. Bloomberg - conference with legal assistant re: chain of title - wagon road easement. Telephone call from Don Ashworth re: CHADDA Agreement. Research wagon road easement at Carver County Courthouse; check torrens court file. Bloomberg - conference with legal assistant re: quieting title - wagon road easement. Confer with Ms. Ray re: quiet title action and research of County records. Bloomberg - telephone call to Bloomberg's attorney. Instant Web - telephone calls to Schmiegs re: quit claim deeds. Telephone conference with Bloomberg's attorney - John Rice. Bloomberg - telephone call to Bloomberg's attorney - Penberthy. Telephone calls to Schutrops and Carver County Attorney. Correspondence (deed from Aretz). Edit CHADDA Agreement; letter. Instant Web - letter to Schutrop heirs - Catherine Aretz re: unnotarized Quit Claim Deed. Bloomberg - telephone conference with Bloomberg's attorney, Penberthy re: quiet title action. Review HRA agenda materials. Instant Web - letter to Idella Schutrop; telephone call to Carver County Attorney; letter to Carver County Attorney; confer- ence with Roger Knutson. .60 30.00 2.50 125.00 .30 21.00 .30 24.00 3.00 150.00 .40 28.00 .30 15.00 .20 14.00 .40 28.00 .10 7.00 .10 7.00 1.00 70.00 .10 7.00 .50 40.00 .20 14.00 10 7.00 20 16.00 80 56.00 Bloomberg - telephone call to Bloomberg's .40 attorney, Penberthy; letter to Don Ashworth. Edit CHADDA Agreement. .20 Bloomberg - drafting of quiet title .50 complaint; telephone call to Penberthy. County Road 16 - telephone conference with .30 Idella Schutrop. 28.00 16.00 35.00 21.00 Don Ashworth City of Chanhassen - HRA Page Two 06/24/86 06/25/86 RNK MCR CHADDA - telephone call from Don Ashworth. Bloomberg - drafting of documents for •50 70.00 2.50 175.00 06/25/86 MCR Reviewtoflcorrespondenceaand Stipulation re: title registrationsed 30 21.00 06/30/86 RNK Meeting re: CHADDA Agreement. 2.50 200.00 Subtotals for FEES only: Costs: $1,195.00 06/12/86 Carver County Recorder /Re gistrar of Titles - copy Book 61 Deeds page 547 - Instant Web 1.00 Subtotal for COSTS only: $1.00 Total due: $1,196.00 %:nanhassen - HRA Box 147 Chanhassen, MN 55317 6 (94 Professional services rendered in re: t +0 /01/86 MCR Instant Web - redrafting of Schutrop .50 35.00 ��/08/86 MCR Bloomberg Land Exchange - review of file 1.50 105.0( for commencement of quiet title action; correspondence with clj_ent..- 05/08/86 MCR Special assessment reduction program - .50 35.00 conference with Roger Knutson; correspon- dence; telephone conference with Walt Hartman of Holmes & Graven. 05/08/86 RNK Review of assessment reduction program .30 24.00 amendment. 05/09/86 MCR Instant Web - drafting of complaint; 3.50 245.00 review of file. 05/12/86 RNK Telephone call to Don; review and rewrite 1.00 80.00 master redevelopment contract. 05/13/86 RNK Review CHADDA agreement. .40 32.00 n 05/14/86 MCR Instant Web - response to Plehal Black- .50 35.00 topping Summons and Lis Pendens; telephone calls to Carver County ordering copies of complaint and mechanic's lien statement. 05/14/86 RNK Amend special assessment reduction program. 1.00 80.00 05/19/86 MCR Drafting of Answer to Plehal Blacktopping .80 56.00 complaint. 05/21/86 RNK Telephone call to CHADDA attorney. .30 24.00 05/22/86 RNK Edit CHADDA agreement. .70 56.00 Subtotals for FEES only: $807.00 Costs: 05/19/86 Carver County Clerk of Court - copy of 3.50 complaint no. 21556 - Plehal Blacktopping v. Henning - Instant Web Building 05/19/86 Carver County Clerk of District Court - 32.00 filing fee - Plehal Blacktopping, Inc. v. Henning, et al - Instant Web Building Subtotal for COSTS only: $35.50 Total due: $842.50 J i D HOLMES& GRAVEN ✓��/)�� J j CHARTERED IG'V /1 � p 470 Pillsbury Censer. Minneapolis. Minnesota 554(12 70 /7 Telephone 612/338.1177 INVOICE 8606015 -- JUNE 17. 19b5 CH1 5) 1 JUN 191986 CHA`4F_:,5 5; E:+ tiR,t GENER =.L C/C SCOTT ::;;iTI'`1 CIT_Y.OFCHANHASSEN _ Po Li vx 147 CHA"irr:SS °_i•ii M,, 55311 FOR ALL LEGAL SERVICES M)'pl MARCH 25r 19.15 THRU PARCH 25P 1966 AS FOLLO't;S; 3/25/60 6EETING VITH CITY OFFICIALS RE T= +X I`ICd::{,ENT 1 t l l r STATEMENT OF ACCOUNT PREVIOUS L!ALAisCE PAYMENTS AVD ADJJST�iENTS SINCE LAST INVOICE FINANCE CHFk`>?E CUP,RENT Il,.VOICE BALANCE DUE THIS ST...TE' E ;cT is- . ou S TOT4L SERVICc;tt Lb24U.UU .0O .UU .00 24U.OU �24U.OU -� - zwx ,�,�TRF.F.TFi2 AN DRUS Commercial & Industrial Real Estate 14180 HIGHWAY 5, SUITE 100, EDEN PRAIRIE, MINNESOTA PHONE (612) 934 -4595 To F Mr. Donald Ashworth City of Chanhassen 690 Coulter Drive L Chanhassen, Minnesota 55317 J STATEMENT Date June 12, 1986 DATE CHARGES CREDIT BALANCE 5/10/86 Appraisal of Lot 2, Block 2 Chanhassen Lakes Business Park $425.00 YI 4 *4a! 3 NATIONAL GUARDIAN SECURITY SERVICES 1100 SOUTH 2ND STREET MINNEAPOLISs MN, 55415 CHANHASSEN CITY OFCS RE HR BLDG ATTN J C BERRY 690 COULTER DR CHANHASSEN MN 55317 PERIOD 8985 2 P6 48 OF60606I 0 86I51IFIREIPROTECTION S TOTAL II 77QCO 14AY29 CI I Y OF CHAN "J;DATE�, ;'s,CUSTOMER=;:r-- - -'s NUMBER .l' - 475;00 91;00 210;00 776;00 776 7 PH 332 -0321 FORMERLY ALARM SERVICES PLEASE REMIT TO NATIONAL GUARDIAN PO BOX 2300 BEDFORD PARK IL 60499 r CHANHASSEN H_R_e A n z 3 CHECK i A H 0 U N i" C L A I H'A N T © s s 026546 6,749,66 BRAUER 6 - - - - - -- gSSOCIgTES FEES, SERVICE 0 A _ t- _ - -" -- -- 026547 - -- '- " - - -- -- 1 220.00 � CRANNIS, CAMPBELL, -- "- � "-- "_" - �- —�_ _ _ FEES, SERVICE - - - - -- - - �-- -- -- "-- e - ------ --- - - - -- -_.._ 2 _ 7,969.66 CHECKS WRITTEN to I' TOTAL OF 2 CHECKS TOTAL 7,969.66 Iz Bill To: Ms. Barbara Dacy City Planner Chanhassen HRA 690 Coulter Drive P.O. Box 147 Chanhassen, MN 55317 Terms: DUE UPON RECEIPT I INVOICE C� I(• Date: 4/25/86 Invoice No: 1986171 B &A Job No: 85 -20 Continuing Services For professional services including: • Meeting with Barb Dacy on 4/1/86 regarding CBD Zoning • Discussion with Don and Barb regarding CBD Zoning • Development of a platting concept for the Burdick & James properties * M e 6 -- -* eeting with Barb and Don on 4/29/86 regarding NSP FEES: Senior Pro - - - - - - - - - - - 7.50 hrs. @ 60.00 hr. TOTAL FEES EXPENSES: Photocopies -------------------------------- CREDIT for purchase of 12 Downtown photos at $3 each TOTAL EXPENSES ad TOTAL 4/25/86 INVOICE 12 r; $ 450.00 450.00 $ 1.05 -36.00 7901 Flying Cloud Drive, Eden Prairie, Minnesota 55344 ❑ (612) 941 -1660 -34.95 415.05 RECEi'WED MAY 12 1986 CITY OF CHANHASSEN f � a INVOICE q6 70 Bill To: Date: 4/25/86 Its. Barbara Dacy Invoice No: 1986169 City Planner B &A Job No: 85 -41 Chanhassen HRA Broadened Study Area 690 Coulter Drive P.U. Box 147 Chanhassen, IAN 55317 Terms: DUE UPON RECEIPT For professional services including: * Meeting with MnDOT on 4/14/86 * Meeting with Don and Bill on 4/10/86 * Meeting with Chris Enger & Gene Dietz un 4/11/86 * Formulation of an alignment recommendation for Nest 78th Street at Powers * Meeting with Don, Bill and Barb on 4/14/86 * Meeting with Chanhassen HRA on 4/17/86 * Meeting with Bill Monk on 4/29/86 * General Project coordination * Traffic engineering including: • Computation of year 2005 traffic forecast and analysis on baseline network review of analysis results with City staff, County Engineer, and HRA developed candidate solutions • Revised candidate solutions with City Engineer and MnDOT staff • Initiated work on next set of traffic forecasts FEES: Senior Pro ----- - - - - -- 37,25 hrs. @ 60.00 hr. $ 2,235.00 Pro ----------- - - - - -- 42.00 hrs. @ 45.00 hr. 1,890.00 Pro -------- ----- - -- 60.00 hrs. 0 35.00 hr. 2,100.00 Tech III ------- - - - - -- 2.50 hrs. @ 25.00 hr. 62.50 TOTAL FEES 69287.50 Expenses: Parking /Mileage ---------------------- - - - - -- S 19.00 Copies ------ ----- ---------- --- ---- --- -- - - -- 15.75 Prints ------- -------- ----- -- ----- ---- -- - - -- 12.36 TOTAL EXPENSES $ 47.11 TOTAL 4/25/86 INVOICE $ 6,334.61 ,n Ashworth G:ity of Chanhassen _ HRA P.O. Box 147 Chanhassen, MN 55317 Professional services rendered in re: e/ -//5� �^JV .555 W'',(� v -/ /sac; 04/08/86 MCR Telephone conferences with Jean Shively, .20 14.00 -- -. arver County Attorney's off'ce. MCR 04/08/86 RNK Review HRA agen a materials. .20 16.00 04/15/86 MC Web Building - meeting with 1.50 105.00 1.20 36.00 Carver County personnel in Chanhassen Office re: Instant Web building; tele- re: County Road 16. phone call to Clerk of District Court re: 04/15/86 MSV Chanhassen Mall - highway right -of -way - 1.50 105.00 conference in Chaska with County and Court re: Schutrop's; investigate Cecelia. Schutrop heirs. 04/16/86 MCR Instant Web - drafting of letters to 1.00 70.00 heirs of Arnold Schutrop; organization VJL 04/17/86 04/18/86 04/18/86 04/21/86 04/21/86 04/24/86 04/24/86 04/28/86 04/29/86 04/30/86 MCR Special Assessment Reduction program - conference with Roger Knutson; review of file. MCR Special Assessment Reduction program - telephone conference with Barb Dacey re: plan modif;Lgatlons, review of file. MCR Instant Web - re- drafting of letters tc 2.50 175.00 20- 14.00 1.30 91.00 Arnold Schutrop heirs; drafting of Quit Claim Deeds; file search for City deed to Dorek & Baden of W 110' of Lot 2. MCR Instant Web - re -draft letter to .80 56.00 Schutrops; correspondence to client re: K 110' of Lot 2. VJL Telephone call to Probate Court re: 1.20 36.00 Schutrop's; telephone call to Recorder's Office re: Instant Web building; tele- phone call to Clerk of District Court re: possible Mechanic's Lien foreclosure action by Goebel Concrete Company; tele- phone call to Hennepin County Probate Court re: Schutrop's; investigate Schutrop heirs. MCR Instant Web - re- drafting of Quit Claim .60 42.00 Deed for Schutrop's; re- drafting of letter. VJL Review legal description for Ms. Ray. 20 6.00 M Special Assessment Re uction program - 5.50 385.00 drafting of Resolution for modification of Redevelopment Plan. MCR Special Assessment Reduction program - 6.50 455.00 drafting of Resolution for modification of Redevelopment Plan. MCR Special Assessment Reduction program - 2.50 175.00 drafting of Resolution for modification of Redevelopment Plan. Subtotals for FEES only: $1,745.00 Total Due: $1,745.00 CITY OF �! CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 MEMORANDUM TO: Housing and Redevelopment Authority FROM: Don Ashworth, City Manager DATE: July 25, 1986 SUBJ: CHADDA Update Report The attached materials were received as this packet was being distributed to the HRA. Accordingly, staff has not reviewed any of the attachments. CHADDA has stated that they are desirous of - having the Commission receive these materials. I would antici- pate that Brad Johnson will be present Thursday evening to go through the update report. Again, no action is being recommended with the exception of identifying items which should appear on our next agenda. l�� TO: Chanhassen HRA FROM: Bradley C. Johnson CHADDA RE: CHADDA Report DATE: July 25, 1986 During the last two months CHADDA has focused on the financial analysis, structuring of transactions involved, acquisition of key parcels and the final negotiation with the HRA of our Development Agreement. Enclosed is a very preliminary analysis of the overall cost and financial impact of the proposed development. Rich Thomasgard, along with the city staff, BRW and Miller and Schroeder has pulled together the imformation you indicated the HRA needed to make a decision to move ahead with the Development Agreement including the Preliminary Phasing Plan. The Redevelopment Project has been divided into the following projects: 1. Grocery Store /Convenience Center 2. Convenience Center #2 3. 42 Units of Housing 4. Hotel 5. Community Center 6. Specialty Retail - Phase I 7. Specialty Retail - Phase II 8. Office /Retail We have a site plan for the housing project which we feel will be a positive tax increment generator for the district supplying funds for the assistance of the retail portion of the plan. Retail Specialties Market Research has been completed indicating the community wants a 20,000 sq.ft. up -scale grocery store, but because of traffic patterns, competition and lack of population density west and south of the downtown it will only support a $100,000 /week grocery store. Break even for this size of store is $130,000 /week indicating a potential need to subsidize the store for up to 3 years, when our population will grow to meet the required volume. CHADDA feels we are in a "Catch 22" situation. Traffic patterns don't exist in the community to support a full size grocery store but a grocery store is needed to establish those patterns. A good share of our trade area potential is northeast along Highway 101 and shoppers are attracted to established centers such as Prairie Village Mall and 7 -HI. We could face this problem for another 5 -10 years unless a center such as we have proposed is completed. The lack of shopping will directly effect the absorption of lots and housing units within Chanhassen. Home owners prefer to live near shopping. Page 2 Chanhassen HRA A major solution to the traffic needs is to establish the Community Center as soon as possible. CHADDA firmly believes the Community Center will draw shoppers from the northeast, pulling people from their normal shopping pattern. We also feel the community will support such a plan financed by general obligation bonds. Most of our families are young, 30 -45 years old and have 1 to 2 children. This type of family unit looks to the city to provide services they can use such as recreation and family activities. The planning for a Community Center should start immediately and be included in Phase I of the development to support the Convenience Retail. Land acquisition and structuring activities are in final phases of completion: A. Purchase of Instant Webb building from Gary Kirt on an Option Agreement. B. Purchase of housing site. C. Refinancing of the Dinner Theatre complex. D. Completion of Retails Systems Market Research. Activities Initiated: A. Land acquisition plan. B. Purchase of 79th Street Hannus property and the new Hannus porperty on Hwy 5 as a relocation site. C. Joint Venture Agreement with Winfield Development for Convenience Center. D. Joint Venture Agreement with two parties for the Housing site. E. Preparation of RFPs for Hotel site. A draft of the final Revelopment Agreement has been completed. During the next 30 days the HRA and CHADDA should review Rich Thomasgard's report and agree on a phasing schedule. Summary of Financial Analysis of Public Funding The maps of the central business district redevelopment project that follow this summary show the various projects that were analyzed individually and as a whole for tax increment funding feasibility. The numbered project areas on the maps correspond to the project numbers that are shown at the top of each of the attached tax increment cash flow analysis prepared by Miller Schroeder. Each of the projects was analyzed individually, without any attempt made to apportion overall public improvements costs (estimated to be $4.0 million) to individual projects at this stage of the analysis. Only costs known to be directly related to a project are included in this individual project analysis. On an individual project basis, the tax increment paybacks are as follows: Project Number Name aback Years 1 Retail East /Grocery 20+ 2 Retail West 12 3 Housing Without Dry Clean Parcel 7 Housing With Dry Clean 12 4 Hotel /Specialty Retail /Ramp 8 The Retail East /Grocery project has a payback of 20 years assuming project expenses of $856,000. The estimated project expenses are $1,034,000, which would therefore require longer than 20 years for payback. The tax increment cash flow analysis labeled "Projects 1 -5" combines the four individual projects shown above with Project 5 - Office /Retail East (which generates tax increment but has negligible public costs), and includes $3.0 million of the total estimated public improvements costs of $4.0 million. The remaining $1.0 million of public improvement costs are assumed to be assessed to benefitting properties. This analysis, therefore, includes all estimated public costs, with the exception of those to be assessed, and all estimated tax increment revenues available to offset the public costs. It shows a payback of 20 years, assuming project expenses of $4,540,000. The total estimated project expenses are $5,907,000 which would therefore require longer than 20 years for payback. This analysis assumes a deduction is made for fiscal disparities. Without this deduction, project expenses of about $5,000,000 could be supported with a 20 year payback. Following the tax increment cash flow analyses are: 1. An outline of the assumptions used in preparing the cash flow analysis. 2. A summary of the public costs and assessed value increases associated with the redevelopment. 3. A memo from BRW showing how they estimated $4.0 million of public improvement costs. UGIN .� Lnnmmlm-. o .... ` 1— '- ❑ C BANK ¢ I RY •CONVE IENCE RETAIL NVE IENCE GAS F�� AI IVIED —u_s �I n•� _— _ _ __ •u•a - Inm mmlmr ......_TBIh STREET W. TED.. .. �O HOTEL Z_ —rJ ,' wli+ 1 IE F IL. _ CHURCH O I'lif'I:ii: , i n.w Ijd SPEGA TY RETAIL ONNEP I • CF Iwo CITY .a s•n 0 THEATER ti1Y ___ ~ <M iitiee I I. s IiL •;IIF.ca I a. % 1 I MENA6 TY I LARKING RAh �ntIML RETAIL IiILG l!.] 30 LIN 'G I" I w FUTURE _ sari it s CENTER 0 *ilfkf: fND 01!IIIII!Illlllllillllliillll� 4YIIikAgM� Ey91 fB ARENA �-� 1Hh5f;;F .-'4o OuuuuuiullullulilllllU ��a�1T� .I,I_ -' i . .I STREET ... vJ �I' I JI HS NSpHy1H CHANHASSEN DOWNTOWN !S'I�'�"'s"rI�' -',, . "J• tilftli::i:a ut f7EDEVEL0PMENT �luuuiilf6:2k SY CHAODA A,iJ Elness,lrchl(ec,a In CRO a vIoNITY MARCH 20. 199 FUTURE Y RETAIL w i S z IF 41•.150 CD • •:trt�: ...r yg �: 1 N STREET - - - RE 10 /. :..i, IE 'r ,TED H .. ''''L ::........iii:•' .'.y.HH. c��::. �. ✓o clrr i: ....... v :!v . ...... 4 i:: iiiiiiiici: . FAIL ON +AQHF I 1I is n I NaDN•R CHANHASSEN DOWNTOWN f um6:n`.—', il. .r,o A REDEVELOPMENT O �7uiiulillaui�= 1ELG61 BY CHADDA . \rvIJ Elness.lrrhbecra IRe I COD { VICNITY MARCH 20. 19BB r r Pro.ect 1 City of Cha =sen, Minnesota Retail East 8 Grocery Source and Applications Statement �.�f Bonds of 1986 810,000.00 Minus discount P 2% (16,200.00) Plus interest on Cap. Int. 9 6% 14,268.55 Plus Land Sales 223,104.00 Total Sources: 1,031,172.55 T" Project Expenes 855,952.55 Capitalized interest 159,020.00 Issuance Expenses 16,200.00 Balance 0,00 Total Uses: 1,031,172.55 Prepared by Miller 8 Schroeder Financial: 7123/86 r^ Bonds dated 12/01/86 Settlewnt date 12/01/86 Tax Less Increment Fiscal Admin. Date Revenue Disparities Fees Project 1 City of Chanhassen, Minnesota Cash Flow Analysis Retail East L Grocery Available Capitalized Principal Coupon Revenue Interest Interest Total Debt Service Cumulative Coverage Balance Factor 1986 0.00 1987 39,755.00 39,755.00 39,755.00 0.00 1988 59,632.50 59,632.50 59,632.50 0.00 1989 0.00 0.00 0.00 0.00 59,632.50 59,632.50 59,632.50 0.00 1990 108,205.00 10,820.00 5,400.00 91,985.00 25,000.00 5.750% 58,913.75 83,913.75 8,071.25 110% 1991 108,205.00 10,820.00 5,400.00 91,985.00 25,000.00 6.000% 57,445.00 82,445.00 17,611.25 112% 1992 108,205.00 10,820.00 5,400.00 91,985.00 30,000.00 6.200% 55,765.00 85,765.00 23,831.25 107% 1993 108,205.00 10,820.00 5,400.00 91,985.00 30,000.00 6.400% 53,875.00 83,875.00 31,941.25 110% 1994 108,205.00 10,820.00 5,400.00 91,985.00 35,000.00 6.600% 51,760.00 86,760.00 37,166.25 106% 1995 108,205.00 10,820.00 5,400.00 91,985.00 35,000.00 6.800% 49,415.00 84,415.00 44,736.25 1D9% 1996 108,205.00 10,820.00 5,400.00 91,985.00 40,000.00 7.000% 46,825.00 86,825.00 49,896.25 106% 1997 108,205.00 10,820.00 5,400.00 91,985.00 40,000.00 7.150% 43,995.00 83,995.00 57,886.25 110% 1998 108,205.00 10,620.00 5,400.00 91,985.00 45,000.00 7. 300% 40,922.50 85,922.50 63,948.75 107% 1999 108,205.00 10,820.00 5,400.00 91,985.00 50,000.00 7.400% 37,430.00 87,430.00 68,503.75 105% 2000 108,205.00 10,820.00 5,400.00 91,985.00 50,000.00 7.500% 33,705.00 83,705.00 76,783.75 110% 2001 108,205.00 10,820.00 5,400.00 91,985.00 55,000.00 7. 600% 29,740.00 84,740.00 84,028.75 109% 2002 108,205.00 10,820.00 5,400.00 91,985.00 60,000.00 7.750% 25,325.00 85,325.00 90,688.75 108% 2003 108,205.00 10,820.00 5,400.00 91,985.00 65,000.00 7.800% 20,465.00 85,465.00 97,208.75 108% 2004 108,205.00 10,820.00 5,400.00 91,985.00 70,000.00 7.900% 15,165.00 85,165.00 104,028.75 108% 2005 108,205.00 10,820.00 5,400.00 91,985.00 75,000.00 8.000% 9,400.00 84,400.00 111,613.75 109% 2006 108,205.00 10,820.00 5,400.00 91,985.00 80,000.00 8.000% 3,200.00 83,200.00 120,398.75 111% 1,1139,485.00 183,940.00 91,800.00 1,563,745.00 159,020.00 810,000.00 792,366.25 1,602,366.25 120,398.75 Prepared by Miller t Schroeder Financial: 7/23/86 l n r r City of Char�t�ssen, Minnesota Retail West Source and Applications Statement ti.'. Bonds of 1986 Minus discount P 2% Plus interest on Cap. Int. P 6% Plus Land Sale Total Sources: Uses: Project Expenes Capitalized interest issuance Expenses Balance 220,000.00 14,400.001 3,289.73 221,176.00 r� 395,635.00 37,412.00 4,400.00 Prepared by Miller 6 Schroeder Financial: 7/23/86 0 P o'ect 2 City of ( a assen, Minnesota Cash Flow Analysis Retail West Bonds dated 12/01/86 Settlement date 12/01/86 Tax Less Increment Fiscal Admin. Available Capitalized principal Coupon Interest Total Cumulative Coverage Date Revenue Disparities Fees Revenue Interest Debt Service Balance Factor 1986 0.00 1987 9,740.00 9,740.00 9,740.00 0.00 19A8 14,610.00 14,610.00 14,610.00 0.00 1989 1,720.00 172.00 0.00 1,548.00 13,062.00 14,610.00 14,610.00 0.00 1930 44,294.00 4,429.00 1,800.00 38,065.00 20,000.00 5.750% 14,035.00 34,035.00 4,030.00 112% 1991 44,294.00 4,429.00 1,800.00 38,065.00 20,000.00 6.000% 12,860.00 32,860.00 9,235.00 116% 1992 44,294.00 4,429.00 1,800.00 38,065.00 20,000.00 6.200% 11,640.00 31,640.00 15,660.00 120% 1993 44,294.00 4,429.00 1,800.00 38,065.00 25,000.00 6.400% 10,220.00 35,220.00 18,505.00 108% 1994 44,294.00 4,429.00 1,800.00 38,065:00 25,000.00 6.600% 8,595.00 33,595.00 22,975.00 113% 1995 44,294.00 4,429.00 1,800.00 30.,065.00 25,000.00 6.800% 6,920.00 31,920.00 29,120.00 119% 1996 44,294.00 4,429.00 1,800.00 38,065.00 30,000.00 7.000% 5,020.00 35,020.00 32,165.00 109% 1997 44,294.00 4,429.00 1,800.00 38,065.00 30,000.00 7.150% 2,897.50 32,897.50 37,332.50 116% 1998 44,294.00 4,429.00 1,800.00 38,065.00 25,000.00 7.300% 912.50 25,912.50 49,485.00 147% 400,366.00 40,033.00 16, 200.00 344,133.00 37,412.00 220,000.00 112,060.00 332,060.00 49,485.00 prepared by Miller l Schroeder Financial: 7/23/86 Project 3 City of Chanhassen, Minnesota Housing with out dry Cleaners Source and Applications Statement Sources: Bonds of 1986 Minus discount @ 2% Plus interest on Cap. Int. @ 6% Total Sources: Uses: Proiect Exoenes Capitalized interest Issuance E enses Balance 180,000.00 1s,6oO.00I 1,880.33 179.280.33 150.'!'0. ;a) 586.67 3. „y). •10 1.09 i.66 i'8, 2b0.333 Prepared by Miller d Schroeder Financial: 7l3, % Prepared by Miller 6 Schroeder Financial: 7/23/86 Project 3 City of Chanhassen, Minnesota Cash Flow Analysis Housing without Dry Cleaners Bonds dated 12/01/86 Settlement date 12/01186 Tax Less Increment Fiscal Admin. Available Capitalized Principal Coupon Interest Total Cumulative Coverage Date Revenue Disparities Fees Revenue Interest Debt Service Balance Factor ^. 1985 1986 0.00 1987 7,256.67 7,256.67 7,256.67 0.00 1%8 10,885.00 10,885.00 10,885.00 0.00 1989 5,740.00 0.00 300.00 5,440.00 5,445.00 10,885.00 10,885.00 0.00 1990 66,954.00 0.00 3,000.00 63,954.00, 50,000.00 5.750% 9,447.50 59,447.50 4,506.50 108% 1991 66,954.00 0.00 3,000.00 63,954.00 50,000.00 6.000% 6,510.00 56,510.00 11,950.50 113% 1992 66,954.00 0.00 3,000.00 63,954.00 55,000.00 6.200% 3,305.00 58,305.00 17,599.50 110% 1993 66,954.00 0.00 3,000.00 63,954.00 25,000.00 -- - - ---- - 6.400% ---- 800.00 -- - -- 25,800.00 55,753.50 248% - --- 273,556.00 -- -- -- 0.00 -- - --- -- 12,300.00 --- --- - -- 261,256.00 — — - — 23,586.67 180,000.00 49,089.17 229,089.17 55,753.50 Prepared by Miller 6 Schroeder Financial: 7/23/86 Pro�11'ect 3 City of Char assen, Minnesota Cash Flow Analysis Housing with Dry Cleaners Prepared by Miller t Schroeder Financial: 7/23/86 Bonds dated 12/01/86 Settlement date 12/01/66 Tax Less Increment Fiscal Admin. Available Capitalized Principal Coupon Interest Total Cumulative Coverage Date Revenue Disparities Fees Revenue Interest Debt Service Balance Factor 1985 1966 0.00 1987 16,033.33 16,033.33 16,033.33 0.00 1%8 24, 050.00 24,D50.00 24, 050.00 0.00 1989 5,075.00 0.00 240.00 4,835.00 19,215.00 24,050.00 24,050.00 0.00 1990 66,120.00 0.00 3,000.00 63,120.00 35,000.00 5.750% 23,043.75 58,043.75 5,076.25 109% 1991 66,120.00 0.00 3,000.00 63,120.00 35,000.00 6.000% 20,987.50 55,987.50 12,208.75 113% 1992 66,120.00 0.00 3,000.00 63,120.00 40,000.00 6.200% 18,697.50 5x,697.50 16,631.25 108% 1993 66,120.00 0.00 3,000.00 63,120.00 40,000.00 6.400% 16,177.50 56,177.50 23,573.75 112% 1994 66,120.00 0.00 3,000.00 63,120.00 45,000.00 6.600% 13,412.50 58,412.50 28,281.25 108% 1995 66,120.00 0.00 3,000.00 63,120.00 50,000.00 6.800% 10,227.50 60,227.50 31,173.75 105% 1996 66,120.00 0.00 3,000.00 63,120.00 50,000.00 7.000% 6,777.50 56,777.50 37,516.25 111% 1997 66,120.00 0.00 3,000.00 63,120.00 55,000.00 7.150% 3,061.25 58,061.25 42,575.00 109% 1998 66,120.00 0.00 3,000.00 63,120.00 15,000.00 7.300% 547.50 15,547.50 90,147.50 406% 600,155.00 0.00 27,240.00 572,915.00 59,298.33 365,000.00 177,065.83 542,065.83 90,147.50 Prepared by Miller t Schroeder Financial: 7/23/86 Pro_1'ect 3 City of Chanhassen, Minnesota Housing with Dry Cleaners Source and Applications Statement Sources: Bonds of 1986 Minus discount 8 2% Plus interest on Cap. Int. P 61 Total Sources: Uses: Project Expenes Capitalized interest Issuance Expenses Balance 365,000.00 17,300.001 5,110.92 362,810.92 293,286.00 59,298.33 7,300.00 2,926.58 362,810.92 Prepared by Miller d Schroeder Financial: 7/23/86 Project 4 ^ City of Chanhassen, Minnesota Hotel /Specialty Retail /Parking Ramp Source and Applications Statement Sources: ^ Bonds of 1936 1,330,000.00 Minus discount P 2% (26,600.00) ^ Plus interest on Cap. Int. P 6% 13,781.59 Plus Land Sale 192,500.00 Total Sources: 1,509,681.59 I Uses: Project Expenes 1,300,000.00 ^ Capitalized interest 179,546.25 Issuance Expenses 26,600.00 Balance 3,535.34 1,509,681.59 Prepared by Miller 8 Schroeder Financial: 7/23186 Bords dated 6/01/87 Settlement date 6/01/87 Tax Less Increment Fiscal Date Revenue Disparities Project 4 City of Chanhassen, Minnesota Cash Flow Analysis Hotel /Specialty Retail /Parking Ramp Admin. Mailable Capitalized Principal Coupon Interest Total Cumulative Coverage Fees Revenue Interest Debt Service Balance Factor 1986 0.00 1987 0.00 0.00 0.00 1%8 96,678.75 %,678.75 96,678.75 0. DD 1989 0.00 0.00 0.00 0.00 82,867.50 82,867.50 82,867.50 0.00 19% 204,059.00 20,406.00 10,203,00 173,450.00 85, 000. DO 5.7501 80,423.75 165,423.75 8,026.25 1051 1991 498,253.00 49,825.00 24,000.00 424,428.00 335,000.00 6.0001 67,930.00 402,930.00 29,524.25 1051 19M 498,253.00 49,825.00 24,000.00 424,428.00 355,000.00 6. 2001 46,875.00 401,875.00 52,077.25 1061 1993 498,253.00 49,825.00 24,000.00 424,428.00 380,000.00 6.4001 23,710.00 403,710.00 72,795.25 1051 1994 498,253.00 49,825.00 24,000.00 424,428.00 175,000.00 6.6001 5,775.00 160,775.00 316,448.25 2351 2,197,071.00 219,706.00 106,203.00 1,871,162.00 179,546.25 1,330,000.00 404,260.00 1,734,260.00 316,448.25 Prepared by Miller i Schroeder Financial: 7/23/86 Project 1 -5 City of Chanhassen, Minnesota Combined Source and Applications Statement Sources: Bonds of 1986 5,105,000.0(1 Minus discount N 2x 1102,ICb.001 Plus interest on Cap. Int. E 6% 99,082.33 Plus Land Sales 636,780.00 Total Sources: 5,738,762.33 Uses: Project Expenses 4, 539, 742.46 Capitalized interest 1,096,919.87 Issuance Expenses 102,100.00 Balance 0100 Total Uses: 5,738,762.33 Prepared by Miller 8 Schroeder Financial: 7/24/86 Project 1 -5 City of Chanhassen, Minnesota Cash Flow Analysis Dated Date i -87 Combined Settlement Date 3 -01-67 Tax Less Increment Fiscal Admin. Available Capitalized Principal Coupon Interest Total Cumulative Coverage Date Revenue Disparities Fees Revenue Interest Debt Service Balance Factor 1986 1987 1988 610,076.87 610,076.87 610,076.87 0.00 1989 7,460.00 172.00 300.00 6,988.00 423,654.50 430,642.50 430,642.50 0.00 1990 423,512.00 35,655.00 20,403.00 367,454.00 63,186.50 0.00 0.000% 430,642.50 430,642.50 0.00 1991 717,706.00 65,074.00 34,200.00 618,432.00 165,000.00 7.000% 424,867.50 589,867.50 28,564.50 105% 1992 717,706.00 65,074.00 34,200.00 618,432.00 175,000.00 7.200% 412,792.50 587,792.50 59,204.00 105% 1993 717,706.00 65, 074. D0 34,200.00 618,432.00 190,000.00 7.400% 399,462.50 589,462.50 88,173.50 105% 1994 717,706.00 65,074.00 34,200.00 618,432.00 205,000.00 7.600% 384,642.50 589,642.50 116,963.00 105% 1995 717,706.00 65,074.00 34,200.00 618,432.00 220,000.00 7.800% 368,272.50 588,272.50 147,122.50 105% 19% 717,706.00 65,074.00 34,200.00 618,432.00 240,000.00 8.000% 350,092.50 590,092.50 175,462.00 105% 1997 717,706.00 65,074.00 34,200.00 616,432.00 260,000.00 8. 150% 329,897.50 589,897.50 203,9%.50 105% 1998 717,706.00 65,074.00 34,200.00 618,432.00 280,000.00 8.300% 307,662.50 587,682.50 234,746.00 105% 1999 717,706.00 65,074.00 34,200.00 618,432.00 305,000.00 8.400% 283,252.50 588,252.50 264,925.50 105% 2000 717,706.00 65,074.00 34,200.00 618,432.00 330,000.00 8.500% 256 ,417.50 586,417.50 296,940.00 105% 2001 717,706.00 65,074.00 34,200.00 618,432.00 360,000.00 8. 600% 226,912.50 586,912.50 328,459.50 105% 2002 717,706.00 65,074.00 34,200.00 618,432.00 395,000.00 8.750% 194,151.25 589,151.25 357,740.25 105% 2003 717,706.00 65,074.00 34,200.00 618,432.00 430,000.00 8.800% 157,950.00 587,950.00 388,222.25 105% 2004 717,706.00 65,074.00 34,200.00 618,432.00 470,000.00 8.900% 118,115.00 588,115.00 418,539.25 105% 2005 717,706.00 65,074.00 34,200.00 618,432.00 515,000.00 9.000% 74,025.00 589,025.00 447,946.25 105% 2006 717,706.00 65,074.00 34,200.00 618,432.00 565,000.00 9.000% 25,425.00 590,425.00 475,953.25 105% 11,914,268.00 1,077,011.00 567,903.00 10,269,354.00 1,0 %,919.87 5,105,000.00 5,785,320.62 10,890,320.62 475,953.25 FOR PLANNING PURPOSES ONLY Prepared by Miller d Schroeder Financial: 7124/86 ASSUMPTIONS COMMON TO THE ENTIRE PROJECT 1. 1/1/86 Assessed values are used as base values for purposes of tax increment calculations, so increases in assessed values from the actual base year of 1978 to the present are not included for purposes of tax increment calculations. 2. The estimated assessed values for 1/1/87 and future years are increases /decreases from the 1/1/86 assessed values resulting from new construction /demolition or changes in property value following purchase by the city or the developer. They do not include any general inflation or appreciation increase from year to year. Land is generally valued at the $2.00 /sq.ft. price to be paid by the developer. 3. The average Chanhassen mill rate (Chaska School District) of 114 for the last six years is used to calculate tax increment in 1987 and future years. 4. City income from land sales is generally generated by selling land to the developer at $2.00 /sq. ft. 5. City land acquisition expense is based on the 'valuation analysis" of the properties to be acquired, done by Kramer, Geisler and Strand, Inc. If the property to be acquired is vacant land, a 159 contingency is added to the purchase price per the recommendation of Kramer, Geisler and Strand, Inc. 407 is added to the purchase price of properties with structures to cover contingency, demolition, relocation, fixture and legal costs. 6. Public improvements expenses are per the estimates supplied by BRW in their memo which is included in this packet. BRW estimates total public improvements expenditures of about $4.0 million. It is assumed that 257 ($1.0 million) would be assessed to benefitting properties, with the other 757 ($3.0 million) to be funded by tax increment revenues. 7. For those computer runs where fiscal disparities deduction is made, the rate deducted is 107. The current fiscal disparities rate applicable to Chanhassen is 9.57 per the County Auditor. 8. The tax increment bonds issued for the project are assumed to be tax _ exempt. In actuality, the bonds would probably be a mixture of tax exempt and taxable, depending upon the outcome of Federal tax reform legislation. 9. For purposes of analyzing the various projects separately, bonds are — assumed to be issued in December of 1986 for the Housing, Retail East /Grocery and Retail West projects, and in June of 1987 for the Hotel /Specialty Retail /Parking Ramp project. For purposes of analyzing the project as a whole, including the $4,000,000 of public improvements estimated by BRW, bonds are assumed to be issued in March of 1987. ASSUMPTIONS FOR SPECIFIC PROJECTS Convenience Retail East /Grocery Store 1. Hard construction costs would be $40 /sq.ft. with construction completed during 1987. 2. The current assessed value of the parcels that go into this project is $316,000. At completion of the project, the estimated assessed value would be $1,265,000. 3. Land acquisition expense to the city would be $1,034,000 in 1986, with land sale income to the city of $223,000 in 1986. Housing 1. Without the Country Clean parcel, the land for this project would be purchased by the developer without city assistance for $120,000. Soil correction costs would $150,000 in 1986. 2. With the Country Clean parcel, city land acquisition expense would be $143,286. Soil correction costs would be $115,000. Total public expenses would therefore be $143,286 + $150,000 = $293,286. 3. Hard construction costs would be $35 /sq.ft., with construction completed during 1987. 4. The current assessed value of the parcels that go into the housing project, excluding the Country Clean parcel is $19,000. At completion of the project the estimated assessed value would be $607,000. Convenience Retail West 1. Hard construction costs would be $40 /sq.ft. with construction completed during 1987. 2. The current assessed value of the parcels that go into this project is $112,000. At completion of the project the estimated assessed value would be $501,000. 3. Land acquisition expense to the city would be $396,000 in 1986, with land sale income to the city of $221,000 in 1986. Continued Assumptions for Specific Projects Hotel /Specialty Retail /Parking Ramp 1. Hard construction costs for hotel would be $60 /sq.ft. with half of 6. Land sale income to the city of $192,000 in 1987 would result from developer purchase of two parcels owned by the HRA. One parcel would be used for the Specialty Retail - South project and the other for a portion of the Hotel project. 7. 230 Space Parking Ramp would cost $1,300,000 with half of construction in 1987 and the remainder in 1988. This assumes $5,400 /space for — construction, design, legal, testing and contingency costs and $58,000 land cost (28,800 sq.ft. R 2.00 /sq.ft.) Office /Retail East 1. A tax increment payback analysis was not done for this project standing alone because public expenditures are negligible. This project is, however, included in the computer runs which analyze the entire redevelopment project. 2. Hard construction costs would be $40 /sq.ft. with construction completed during 1989. 3. The current assessed value of the parcels going into the Office /Retail East project is $1,046,000. At completion of the project, the estimated value would be $1,530,000. construction completed in 1987 and the remainder in 1988. 2. Hard construction costs for Specialty Retail - North would be $56 /sq.ft. with half of construction completed in 1987 and the remainder in 1988. 3. Hard construction costs for Specialty Retail - South would be $40 /sq.ft. with construction completed during 1988. 4. Hard construction costs for Specialty Retail in the existing Dinner Theatre complex would be $30 /sq.ft. with half of construction completed in 1987 and the remainder in 1988. 5. The current assessed value of the parcels going into this project is $394,000. At completion of the project, the estimated assessed value would be $4,764,000. 6. Land sale income to the city of $192,000 in 1987 would result from developer purchase of two parcels owned by the HRA. One parcel would be used for the Specialty Retail - South project and the other for a portion of the Hotel project. 7. 230 Space Parking Ramp would cost $1,300,000 with half of construction in 1987 and the remainder in 1988. This assumes $5,400 /space for — construction, design, legal, testing and contingency costs and $58,000 land cost (28,800 sq.ft. R 2.00 /sq.ft.) Office /Retail East 1. A tax increment payback analysis was not done for this project standing alone because public expenditures are negligible. This project is, however, included in the computer runs which analyze the entire redevelopment project. 2. Hard construction costs would be $40 /sq.ft. with construction completed during 1989. 3. The current assessed value of the parcels going into the Office /Retail East project is $1,046,000. At completion of the project, the estimated value would be $1,530,000. Land Project Acquisition 1. Convenience Retail East/ Grocery Store 1,034,000 2. Convenience Retail West 396,000 3. Housing 4. Hotel /Specialty Retail /Ramp TABLE 1 Summary of Public Costs Soil Parking Correction Ramp West Total 150,000 1,300,000 1,034,000 396,000 150,000 1,300,000 Less Land Net Public Sale Income Cost (223,000) 811,000 (221,000) 175,000 150,000 (192,000) 1,108,000 . ice a al East 27,000 27,000 ( 20,000) 7,000 TOTAL 1,457,000 150,000 1,300,000 2,907,000 (656,000) 2,251,000 +4,000,000* +4,000,000* 6;907,000 6,251,000 * BRW's estimate of public improvement costs, including grading and streets, sanitary and storm sewer, water mains, street lighting, landscaping, railroad crossings, traffic signals. Land Acquisition Soil Correction Parking Ramp West Public Improvements TOTAL TABLE 2 Public Costs by Year 1986 1987 1988 1989 Total 1,430,000 27,000 1,457,000 150,000 150,000 650,000 650,000 1,300,000 1,000,000 2,500,000 500,000 4,000,000 1,580,000 1,650,000 3,150,000 527,000 6,907,000 TABLE 3 Summary of Assessed Value Increases Produced by Redevelopment Estimated Assessed Current Assessed Value at Project Increase In Project Value 1/1/86 Completion Assessed Value 1. Convenience Retail East /Grocery Store 316,000 1,265,000 949,000 2. Convenience Retail West 112,000 501,000 389,000 3. Housing 19,000 607,000 588,000 4. Hotel /Specialty Retail /Ramp 394,000 4,764,000 4,370,000 5. Office /Retail East 1,046,000 1,530,000 484,000 TOTAL 1,887,000 8,667,000 6,780,000 P IC I t® BENNETT. RINGROSE. WOLSFELD. JARVIS. GARDNER. INC July 23, 1986 The Housing Alliance 510 - 1st Avenue North, Suite 202 Minneapolis, Minnesota 55403 Attn: Mr. Brad Johnson Dear Mr. Johnson: PLANNING TRANSPORTATION ENGINEERING ARCHITECTURE THRESHER SQUARE • 700 THIRD STREET SOUTH • MINNEAPOLIS. MN 55415 • PHONE 612370 -0700 At your request, BRW, Inc, has completed a very preliminary cost estimate for the public improvements in the downtown Chanhassen Central Business District. This cost estimate is very preliminary, since we are still in the process of gathering data, and several major issues have yet to be resolved. The estimated costs listed below are based upon costs established in a prelimi- nary report for the Chanhassen HRA completed in November, 1980. These costs were modified to reflect changes in construction costs since 1980, and are based upon the revised layout as presented by Brauer and Associates "Alternate Sketch Plan Number 2. Use this estimate for your use only with a clear understanding - that it is very preliminary, and represents BRW`s, best "guesstimate" at this time. As the total project scope is more clearly defined, the traffic report completed, the access to TH 5 defined etc... we will continue to refine our cost estimates. The information below is a breakdown of the basic elements of the public impro- vements and their associated costs. Street Grading /Surfacing Improvements ..................... Sanitary Sewer ............. ............................... Watermain .................. ............................... Storm Sewer ................ ............................... Lighting ................... ............................... Landscaping ................ ............................... R.R. Crossings (2) ......... ............................... Traffic Signals ............ ............................... Subtotal + 10% Contingency Subtotal +15% Admin. /Engineering /Legal Total Estimated Cost $1,000,000 $ 200,000 $ 150,000 $ 700,000 $ 150,000 $ 500,000 $ 200,000 $ 250,000 $3,150,000 $ 315,000 $3,465,000 $ 520,000 $3,985,000 DAVID J BENNETT DONALD W RINGROSE RICHARD P WOLSFELD PETER E JARVIS LAWRENCE J GARDNER THOMAS F CARROLL CRAIG A AMUNDSEN r DONALD E HUNT MARK G SWENSON JOHN B McNAMARA DONALD L CRAIG RICHARD D PILGRIM DALE N BECKMANN DENNIS J SUTLIFF MINNEAPOLIS DENVER BRECKENRIDGE PHOENIX Mr. Brad Johnson July 23, 1986 Page 2 These costs are based upon standard design practices, and normally anticipated job costs associated with construction of public improvements. This estimate does not include monies for private improvements, land acquisition, building demolition, or other unforeseeable conditions. If you need further clarification, please let me know. Sincerely yours, BENNETT- RINGROSE/ -WOLSF D- ARVIS- GARDNER, INC. A. E ret, P.E. Project Engineer GAE /sm cc: Mr. Don Ashworth Mr. Bill Monk Mr. Fred Hoisington Mr. Don Ringrose MARKETPLACE SUMMARY The current population in the study area is 10,939. The average P.C.E. is $20.97 and ranges from a high of $22.21 in Sector 16 to a low of $20.60 in Sector 7. The total potential is $229,433. Of this potential, the four stores identified are receiving $201,000 or an 87.61% market share. The total float, which con- sists of minor stores and leakage, is $28,433 or 12.39 %. There are currently four stores affecting the study area. These four stores contain a total of 142,100 square feet, with an average store size of 35,525 square feet and an average sales per square foot of $8.80. There are 12.99 square feet per capita, 0.08 per- sons per square foot, and 2,735 persons per store. MARKET SHARES Chain # Total Average Total Aver. Dol/ Name Stores Volume Volume Size Size S.F. COUNTRY STORE 1 260000 260000 38000 38000 6.84 CUB 1 650000 650000 62000 62000 10.48 DRISKILLS 2 340000 170000 42100 21050 8.08 Avg. Mkt. Image Share 93 12.47 109 31.16 99 43.98 Totals 4 1250000 142100 8.80 Averages 312500 35525 100 -2- 87.61 Map Key 100 $ /SF M.S. LOCUS Pg. # Scenario 1 20,000 SF $ 91,738 $ 4.59 33.99% 24 Decision Matrix Rainbow at Map Key 10 Open Accelerated Growth Scenario 2 Scenario 3 20,000 SF 3rd Year Ending Sales 30,000 SF $ 114,025 $ 5.70 32.53% 34 $ 110,294 $ 3.68 40.86% 29 Scenario 4 30,000 SF 3rd Year Ending Sales $ 137,989 $ 4.60 39.37% 37 Site 100 20,000 SF Accelerated Growth 1st Year Average Sales $ 82,693 1st Year Ending Sales $ 91,738 2nd Year Average Sales $ 102,369 2nd Year Ending Sales $ 107,058 3rd Year Average Sales $ 110,900 3rd Year Ending Sales $ 114,025 Site 100 30,000 SF Accelerated Growth 1st Year Average Sales $ 99,419 1st Year Ending Sales $ 110,294 2nd Year Average Sales 2nd Year Ending Sales 3rd Year Average Sales 3rd Year Ending Sales $ 123,883 $ 129,558 $ 134,206 $ 137,989 -4- $ 4.13 $ 4.59 $ 5.12 $ 5.40 $ 5.55 $ 5.70 $ 3.31 $ 3.68 $ 4.13 $ 4.32 $ 4.47 $ 4.60 Synopsis Chanhassen is located at the southwestern portion of the Twin City metropolitan area, and has a trade area that extends two miles north, 2.5 miles south, 2.5 miles east, and 2.25 miles west. It has a 1986 estimated population of 10,939, up 55.74% from the 1980 population of 7,024. The total population of 10,939 has a mean P.C.E. of $20.97, which results in a trade area food poten- tial of $229,433, of which the four stores in the model are receiving $201,000 per week, which accounts for the float of 12.39 %. The majority of the excellent growth in Chanhassen is occurring in the northeastern portion of Chanhassen and the extreme north and western portions of Eden Praire, which includes Sectors 12 -16. There are four primary competitors in the Chanhassen trade area; Cub (Map Key 1), Country Store (Map Key 2), and Driskills Super Valu (at Map Keys 3 and 4). Driskills Super Valu, at Map Key 4, is obtaining the highest market share in the trade area (35.74 %), due to its location in the heavily populated sectors of the trade area. The two Driskills combined have a market share of 43.98 %. Driskills at Map Key 3, which is outside of the trade area, has an 8.24% market share. Cub Foods, although located outside of the trade area, is capturing a 31.16% market share. Country Store (Map Key 2) is capturing market shares from the trade area, but at a much lower percentage than either Map Keys 1 or 4 (12.47 %). Coopers Super Valu, located in Chaska, is restricting Chanhassen's southern trade area, and would prevent the site from achieving any significant market shares from the Chaska area. Jubas Super Valu and Berrens Supermarket, both located in Shakopee on the southern side of the Minnesota River, are cap- turing some market shares from the southern borders of Chanhassen. Juba's is pulling some customers, due to its loca- tion in the Minnesota Valley Mall, with K mart as a major tenant -5- in the center. Berrens, which is located in the central business district of Shakopee, is pulling some of the southern population outside of the Chanhassen trade area to its unit, due to its excellent service meat department. Cleve's Red Owl, which is located in Shakopee, is having no effect on the trade area. Rainbow is building a 60,000 square foot unit on the corner of Highway 5 and Interstate 494. Due to the strong performance the Rainbow stores are showing in the Twin Cities marketplace, it is expected that this unit will pull market shares from the Chanhassen trade area and restrict the ability of the site to a more convenience - orientated market. Rainbow has been put into the LOCUS model, and the sales volumes projected for Map Key 100 are based upon this 60,000 square foot unit being built. The first year ending sales for a 20,000 square foot upscale supermarket (at Map Key 100) are $91,738 per week or $4.59 per square foot, for a market share of 33.99 %. The main drawback to the site is the lack of a major retail environment in Chanhassen, and a significant portion of the population will con- tinue to do their shopping in the more retail, diverse areas out- side of the trade area. Due to the fact that occuring in the trade area an current rate into the future, are included in the survey to the 1986 estimated population have been updated to the 1989 heavy population growth is now i is projected to continue at the third -year ending sales projections simulate this growth. Methodology: (by sector) and normal'inflation estimates. v �• fY�r- '� v Y Y r y��, •Y CUB (31 . 16) COUNTRY STORE (12.47) Fl.OAi fffIOSF OOLLA11S NOT CAPTURFO BY ffiF 1RFNI[FIFO COMf,EriHON) IS 12,JL)Y, COUNTRY S DRISKI AVER CHANHASSM, MINNF90iA IMAGE RATING; 0 20 40 60 190 100 120 C O M M E R C I A L R E A L E S T A T E Metropolitan area Value of industrial building permits (in thousands of current dollars) County 1980 1981 1982 1983 1984 Anoka $28,264 $9,262 $6,684 $11,025 $17,322 Carver 4,474 7,138 2,682 3,179 5,826 Dakota 32,386 38,083 17,592 10,311 36008 Hennepin 80,432 68,018 74,235 57,413 58,506 Minneapolis 23,212 8,681 14,713 22,489 11,213 Suburban 57,220 59,337 59,522 34,924 47,293 Ramsey 39,400 49,910 3$048 21,869 33,303 St. Paul 9,180 20,323 19544 7,213 24,128 Suburban 3Q220 29,587 18,504 14,656 9,175 Scott 4,475 10,892 5,529 1,850 665 Washington 3,271 1,538 1,257 2,071 2,255 4,305 $192,702 $184,841 $146,027 $107,718 $153,985 Souris: Mnneapd,s Cmvnunty Deeloprnent Agency C O M M E R C I A L R E A L E S T A T_ Value of commercial building permits (in thousands of cunent dollars) County 1980 1981 1982 1983 1984 Anoka $7,528 $6,724 $12,988 $12,055 $27,410 Carver 1,070 1,654 2,838 1,100 1,759 Dakota 18,215 13,485 17,306 26,792 26,011 Hennepin 149,651 186,798 253,967 186,781 26Q524 Minneapolis 36,782 62,141 182,231 135,030 50,969 Suburban 112,869 124,657 71,736 51,751 209,555 Ramsey 16,693 32,423 51,963 39,130 54,261 St. Paul 2,820 17,230 4Q230 22,333 28,830 Suburban 13,873 15,193 11,733 16,797 25,431 Scott 2,956 4,450 819 1,753 4,305 Washington 6,978 3,609 3,546 6,896 15,178 $203,091 $249,143 $343,427 $274,507 $389,448 Soums: M,nrwapcie Carvnunry D"opnerl Agency HRA of Chanhassen Chanhassen City Council 690 Coulter Drive Chanhassen, MN 55317 July 25, 1986 RE: Lot One (1), Block One (1), Chanhassen Mall Dear HRA and City Council Members: CHADDA has entered into an Option Agreement to purchase the above property from Gary Rirt to be used as part of the Downtown Redevelopment. As part of the Option Consideration CHADDA is required to deliver to Gary Rirt a "Written Agreement" from the City of Chanhassen whereby the City agrees to delay any and all improvements required to be made to the property by Owner as required by the Redevelopment Agreement between the City and Owner until the summer of 1987 as required by the Redevelopment Agreement between the City and Owner. In consideration of the planned improvements by CHADDA and the HRA we request the improvements deadline be extended to July 1, 1987. BCJ /jw Si STATE OF MINNESOTA DEPARTMENT OF REVENUE P.O. Box 64446 St. Paul, Minnesota 55164 (612) 296 -3401 July 17, 1986 Honorable Tom Hamilton, Mayor City of Chanhassen 690 Coulter Drive Chanhassen, Minnesota 55317 Dear Mayor Hamilton: �`� '.•/� //� /fry The Commissioner of Revenue is directed pursuant to Minn. Stat. Section 273.1313 to approve or disapprove all applications submitted to him wherein the applicant seeks classification of specified property as "employment property." This letter serves as formal notice to all interested parties that the applicant listed below is hereby approved as being eligible to be designated as employment property. United Mailing, Inc. 1001 Park Road Chanhassen, Minnesota 55317 cerely, DENNIS E. ERNO Assistant Commissioner DJE:dlw cc: Pat Connoy Energy & Ecomomic Development AN EQUAL OPPORTUNITY EMPLOYER RECD.-. `.D JUL 24 1986 CITY OF CHANHASSEPN MINNESOTA DEPARTMENT OF ENERGY AND ECONOMIC DEVELOPMENT Certification and Application for Enterprise Zone Credit Name of Business Minnesota ID Numer Federal ID Number UNITED MAILING, INC. 5277327 41- 1315071 Address (number and street) Name and telephone number of person to contact at this 1. business if we have questions about this form. 1001 Park Road Jerry Oster ren 612 535 -8150 City State Zip Code Chanhassen Minnesota 3a. "7 Describe the expansion activity (square feet of expansion, number of jobs created, increase in payroll, increase in market value, cost of expansion, description of business and nature of its product). b. Credit per worker (from line 6 below) ........................ Enterprise Zone Credits 2'--,000 1. Sales tax paid on purchases of construction materials or equipment .......................... 1. 3. Interest paid on debt to finance construction of new facility ............................... Z. 15.000 3. a. Number of workers employed .............................. 3a. "7 b. Credit per worker (from line 6 below) ........................ b. 3,000 c. Multiply the number on line a by the amount on line b . ............................... 3c.260 , 0()0 Border City Zones Only 4. a. Number of workers employed .............................. 4a. b. Credit per worker (from line 7 below) ........................ b. — c. Multiply the number on line a by the amount on line b . ............................... 4c. — Total Credits S. Total enterprise zone credits (add lines 1, 2, 3c and 4c) .... ............................... S. 300,000 Enterprise Zone City Name and telephone number of person to contact if we have questions about this form Little Falls Janna King (612) 632 -5466 Legal description of property for which credit is claimed. See attached Schedule B S. Fill in the credit amount to be allowed for each employee . ............................... 6. T. Border city zones only - Fill in the credit amount to be allowed for each employee ............. 7. 8. Check the appropriate box: ( ) new facility [ ) expansion of existing facility Also fill in the amount of credit to be allowed for property tax payable in 19_ .............. 8. ( local Only) 9. Border city zones only (for existing facilities) Fill in the amount of credit to be allowed for property tax payable in 19_ ................. 9. Local contribution (explain how determined) Zone Deductions Employment property tax classification Beginning Balance ..... payable '87, t 88 , 189, ' 91. Estimated Offering to Company ..... redaction $33,400/yr. for years '88-'91 Remaining Balance ...... I h reby declare a ertify t e app l' cation s true. 8�orrectoo the beet of my knowledge and belief. N. Reichert, President ed Mai 14 T W City Clerk or Administrator Date Elected City Official Data U ate ner o Energy and Economic velopment 4 D/taatt /e �n that applicant is located in he Zone and credits IV av Commissioner of Rsysnue`, Date Approved for certification Employment Property UNITED MAILING INC. CERTIFICATE AND APPLICATION FOR ENTERPRISE ZONE CREDIT DESCRIPTION OF EXPANSION ACTIVITY United Mailing Inc. is a high volume mail processing company headquartered in Chanhassen, Minnesota. The company provides a wide variety of mailing services for the local and national direct marketing industry. The mail processing business is very labor and capital intensive. The growth of United Mailing Inc. has been outstanding over the years. Sales have grown from approximately $5,300,000 for the fiscal year ended April 30, 1983 to approximately $10,800,000 for the fiscal year ended April 30, 1985. Projected sales for the fiscal year ending April 30, 1986 are approximately-$16,300,000. The company's processing plant in Chanhassen, Minnesota has a limited capacity, e.g., both a limited amount of space and work force. Management has determined that the company cannot economically produce its projected future sales volumes without a major expansion in its processing facility and its work force. In the past year, the company has experienced excessive labor costs resulting from overtime pay required because of scheduling constraints in its present facility and an unstable local work force. Expansion to a new facility in Little Falls, Minnesota is expected to reduce overtime costs, stabilize the work forces in both processing plants and reduce job scheduling constraints. The company plans to add 100 full —time jobs in its new facility plus an additional 60 part —time jobs to meet peaks in its production schedule. The annual payroll at the new Little Falls facility is expected to reach approximately $1,200,000 within three years. United Mailing Inc. began it's operation in temporary facilities in Little Falls in August 1985. The company plans to move into a permanent facility in Little Falls which will be owned by BCR (a partnership which consists of the shareholders of United Mailing Inc.). The partnership borrowed $4 million dollars under Industrial Development Bonds issued by the City of Little Falls on December 30, 1985. These borrowings are available for and restricted to the purchase of land and constructing and equipping the direct mail processing plant in Little Falls. The partnership plans to purchase 15 acres of land and construct and equip a 65,000 square foot building on this land in 1986. The facility will be leased to United Mailing Inc. The entire project will require three years to complete including plans to expand the building to approximately 100,000 square feet in 1988 and add equipment each year. The total cost of the project is expected to be approximately $5 million. The United Mailing Inc. project is expected to increase the market value of the Little Falls property from a 1986 estimated market value of $85,500 to a minimum valuation of $1,300,000 in 1987. Planned expansion after the year 1987 is also expected to increase the market value of the Little Falls property. SCHEDULE A UNITED MAILING INC. CERTIFICATE AND APPLICATION FOR ENTERPRISE ZONE CREDIT LFP.AL DESCRIPTION OF PROPERTY FOR WHICH CREDIT IS CLAIMED That part of Government Lot 3, and that part of the Northeast Quarter of the Northwest Quarter (NE1 /4NWI /4) of Section 35, Township 41 North, Range 32 West, Morrison County, Minnesota, described as follows: Commencing at the Northwest corner of the tract described in Volume 4, Certificate of Title Number 730, said point being marked by a judicial landmark and being on the Easterly right -of -way line of the Burlington Northern Railroad; thence North 90 Degrees 00 Minutes 00 Seconds East, assumed bearing, 500.00 feet along the North line of said tract to a judicial landmark; thence North 00 Degrees 00 Minutes 00 Seconds East 200.00 feet; thence North 90 Degrees 00 Minutes 00 Seconds East 372.79 feet to the point of beginning of the tract to be described; thence South 90 Degrees 00 Minutes 00 Seconds West to the Easterly right -of -way line of the Burlington Northern Railroad; thence North 13 Degrees 55 Minutes 45 Seconds Fast to the Southerly right -of -way line of Trunk Highway No. 10; thence South 63 Degrees 52 Minutes 15 Seconds East 200.40 feet along said Southerly right -of -way line of Trunk Highway No. 10; thence South 60 Degrees 52 Minutes 46 Seconds East 320.95 feet along said Southerly right -of -way line of Trunk Highway No. 10; thence South 00 Degrees 39 Minutes 00 Seconds East 1,165.44 feet along the Westerly line of Balder Bluffs, according to the plat thereof on file in the Office of the Morrison County recorder, to the point o' beginning, containing 19.4 acres, more or less. SCHEDULE B r RESOLUTION 1985 -75 WHEREAS, the State of Minnesota has created certain Enterprise Zones to encourage economic development of economically distressed areas; WHEREAS, a 400 acre parcel of land in Little Falls and Morrison. County has been designated as an Enterprise Zone; creating employment opportunities in the community; THEREFORE BE IT RESOLVED, that the City of Little Falls declare the facility constructed or acquired by United Mailing, Inc., as employment property. This shall be considered the local Enterprise Zone contribution. That the City of Little Falls shall reserve State Enterprise Zone tax credits in the amount of $300,000 for United Mailing, Inc., from its $800,000 allocation of State Enterprise Zone tax credits, for a period of 36 months, provided that United Mailing, Inc., commences construction or acquires facilities in the Little Falls Enterprise Zone on or before August 19, 1986. The City shall authorize State tax credits based on $3,000 per full -time equivalent jobs up to a maximum of $300,000of State Enterprise Zone tax credits. That United Mailing, Inc., shall be subject to certain reporting requirements regarding employment and investment in the Zone, as required by the State of Minnesota and Little Falls /Morrison County Enterprise Zone policies. Furthermore United Mailing, Inc., shall make payroll records available to Community Development of Little Falls /Morrison County, Inc., to verify actual payroll hours in Little Falls, Minnesota. That United Mailing, Inc., shall be subject to all of the laws of the State of Minnesota regarding Enterprise Zone, including but limited to reporting, recapture and revocation. That the Mayor be authorized to execute all necessary applications to be forwarded to the Minnesota Department of Energy and Economic Development for approval. Passed this 19th day of August, 1985 ATTEST Acting City Administra Approved this 19th day of August, 1985 (SEAL) 103 /C�i'L').�- C.Q.G.. / ✓/ "i�I u�.� Mayor of Said City