PC Staff Report 10-21-2014CITY OF CHANHASSEN
PROPOSED MOTION:
PC DATE: October 21, 2014 _t) —
CC DATE: November 10, 2014
REVIEW DEADLINE: November 18, 2014
CASE #: 2014 -31
BY: RG, TJ, ML, JM, JS, SS
"The Chanhassen Planning Commission recommends that City Council approve the amendment
to the Conditional Use Permit to allow 11 storage buildings for cold storage and warehousing;
and site plan review for five 14,250 square -foot one -story storage buildings subject to the
conditions of the staff report, and adopts the Findings of Fact and Recommendation."
SUMMARY OF REQUEST: The applicant is requesting an Amendment to Conditional Use ®kp
Permit 1987 -02 to increase the number of storage buildings, and Site Plan Review for five
additional storage buildings. Twin Cities Self Storage.
LOCATION: 1900 Stoughton Avenue
and 1875 Flying Cloud Drive (CR 61)
(PID 25- 0340120 & 25- 0340110)
APPLICANT: Bruce Lamo
1900 Stoughton Avenue
Chaska, MN 55318
PRESENT ZONING: Business Fringe (BF)
2020 LAND USE PLAN: Office Industrial
ACREAGE: 16.28 acres DENSITY: F.A.R. 0.17
LEVEL OF CITY DISCRETION IN DECISION - MAKING:
The City has limited discretion in approving or denying conditional use permits, based on
whether or not the proposal meets the conditional use permit standards outlined in the Zoning
Ordinance. If the City finds that all the applicable conditional use permit standards are met, the
permit must be approved. This is a quasi-judicial decision.
The City's discretion in approving or denying a site plan is limited to whether or not the
proposed project complies with Zoning Ordinance requirements. If it meets these standards, the
City must then approve the site plan. This is a quasi-judicial decision.
Notice of this public hearing has been mailed to all property owners within 500 feet.
Planning Commission
Twin Cities Self Storage — Planning Case 2014 -31
October 21, 2014
Page 2 of 14
PROPOSAL /SUMMARY
The applicant is requesting an Amendment to Conditional Use Permit 1987 -02 to increase the
number of storage buildings incrementally as units are filled, and Site Plan Review for five
additional storage buildings. Cold storage and warehousing are a conditional use in the BF
district.
The BF district was intended to accommodate limited commercial uses temporary in nature
without urban services. When urban services become available, this area will redevelop with
more intensive uses and the property will be rezoned consistent with the land use plan. The City
has undertaken a CSAH 61 Corridor study. This study can be viewed at the following link:
www.ci.chanhassen.mn.us /61 corridor. As part of the study, the city looked at land uses,
development constraints and urban services for the area.
The plan set reviewed included ten (10) plan sheets prepared by Carlson McCain on behalf of
Twin Cities Self Storage LLC dated 09/05/2014. In addition, a hydroCAD summary of the
proposed stormwater management dated September 4, 2014 was also reviewed. On September
12, 2014 a Surface Water Pollution Prevention Plan was received via email from Dan Riggs of
Carlson McCain.
Site Characteristics
The site where the expansion is to occur is currently used primarily to produce agricultural row
crops. The area is tributary to Assumption Creek, a designated trout stream and Seminary Fen.
The soils are predominately sandy loam which is relatively resistant to erosion resulting from
surface water runoff at shallow grades, but at grades greater than 0.6 feet of rise for ten feet of
run (6 %) there is a severe risk of erosion resulting from surface runoff.' Rill and gully erosion
are prevalent downstream of the existing paved portion of the storage facility.
APPLICABLE REGULATIONS
Chapter 20, Article II, Division 6, Site Plan Review
Chapter 20, Article W, Conditional Uses
Chapter 20, Article XX, `BF" Fringe Business District
On May 4, 1987, the Chanhassen City Council approved Conditional Use Permit (CUP) 87 -2 which
was comprised of 16.29 acres (area outlined in red in the photo below); the subject site (Parcel A:
6.82 acres); and the abutting parcel to the north and west (Parcel B: 9.47 acres). The CUP was
approved for eight storage buildings to be constructed in three phases; a stormwater pond on the
northernmost corner of Parcel B; and one monument sign along Stoughton Avenue.
' Natural Resources Conservation Services, Web Soil Survey, 10/10/2014
Planning Commission
Twin Cities Self Storage — Planning Case 2014 -31
October 21, 2014
Page 3 of 14
The storage buildings in Phases I and II were constructed soon after approval of the CUP and
occupied approximately 20% of the total 16.29 acres, while Phase III remained vacant. A condition
of CUP 87 -2 prohibited outdoor storage on the site.
On February 10, 1992 the Chanhassen City Council approved an amendment to CUP 87 -2 to allow
the rental of trucks and trailers. This use has been discontinued for over six months and pursuant to
city code is now void.
On February 24, 1992 the City Council approved the second reading of the zoning ordinance
amendment to allow screened outdoor storage as an Interim Use Permit in the Fringe Business (BF)
District. The City Council also approved Interim Use Permit 92 -1 to allow screened outdoor
storage for the mini- storage facility located at 1900 Stoughton Avenue in the Phase III area of the
project. Outdoor storage was to end when the building was built in this area.
Administrative Subdivision
Minnesota State Statue 272.162 exempts commercial parcels that result in an area of five acres or
larger from the subdivision process. As such, the 16.29 -acre parcel was administratively subdivided
into two parcels, Parcel A (6.82 acres) and Parcel B (9.47 acres), and was recorded at the Carver
County offices on June 22, 2004. This lot split did not require a public hearing nor did City
subdivision regulations apply. However, the split did not negate the conditional use permit over
both parcels.
On October 13, 2008, the Chanhassen City Council approved an amendment to Conditional Use
Permit #87 -2 to permit a total of 60 outdoor storage spaces to be located in Phase III of the site.
Planning Commission
Twin Cities Self Storage — Planning Case 2014 -31
October 21, 2014
Page 4 of 14
In the future, a new roadway connection may be necessary to provide access to the property. As
part of a 2005 study, the connection shown below was the preferred alignment. The roadway
could also cul -de -sac at the western end of the project site if access to Stoughton Avenue is not
required.
The proposed storage buildings expansion would still preserve either of these options by being
set back sufficiently from the south and west property lines to permit extension of a public road
and right -of -way. Additionally, since only 40 percent of the site would be developed, there is the
potential to redevelop the western portion of the property with more intensive uses when sewer
and water become available.
CONDITIONAL USE PERMIT
Cold storage and warehouse uses are conditional uses in the Fringe Business District and
permitted uses in the Industrial Park District. The amendment to the conditional use is due to the
increase in the number of storage buildings proposed for the property from 8 to 11. There are no
specific standards provided for storage facilities in Chapter 20, Article V, Conditional Use
Permits, so the city must review the Conditional Use Permit using the general standards.
The planning commission shall recommend a conditional use permit and the council shall issue
such conditional use permits only if it finds that such use at the proposed location:
(1) Will not be detrimental to or endanger the public health, safety, comfort, convenience or
general welfare of the neighborhood or the city.
(2) Will be consistent with the objectives of the city's comprehensive plan and this chapter.
Planning Commission
Twin Cities Self Storage — Planning Case 2014 -31
October 21, 2014
Page 5 of 14
(3) Will be designed, constructed, operated and maintained so to be compatible in appearance
with the existing or intended character of the general vicinity and will not change the
essential character of that area.
(4) Will not be hazardous or disturbing to existing or planned neighboring uses.
(5) Will be served adequately by essential public facilities and services, including streets,
police and fire protection, drainage structures, refuse disposal, water and sewer systems and
schools; or will be served adequately by such facilities and services provided by the
persons or agencies responsible for the establishment of the proposed use.
(6) Will not create excessive requirements for public facilities and services and will not be
detrimental to the economic welfare of the community.
(7) Will not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons, property or the general welfare due to
excessive production of traffic, noise, smoke, fumes, glare, odors, rodents or trash.
(8) Will have vehicular approaches to the property which do not create traffic congestion or
interfere with traffic or surrounding public thoroughfares.
(9) Will not result in the destruction, loss or damage of solar access, natural, scenic or historic
features of major significance.
(10) Will be aesthetically compatible with the area.
(11) Will not depreciate surrounding property values.
(12) Will meet standards prescribed for certain uses as provided in this article.
Staff finds that the proposed development complies with these general issuance standards. The
applicant is upgrading the building material to better comply with the city's design standards.
Additionally, all vehicular use areas around the buildings will be accessed over asphalt surfaces
rather than gravel or class five materials.
The outdoor storage on the property is limited to the area around proposed building P4. Once
this building is constructed, outdoor storage may not continue on the site. The 60 parking stalls
for various vehicle storage shall be confined to this area. The use must comply with the plans
and requirements of the site plan.
GENERAL SITE PLAN /ARCHITECTURE
........... ............................... .... ..... ...
The applicant is proposing the construction of five 14,250 square -foot storage buildings. These
buildings would be built over time as each structure is fully leased. Buildings are one story with
entry garage doors on each side and a central access passageway.
Planning Commission
Twin Cities Self Storage — Planning Case 2014 -31
October 21, 2014
Page 6of14
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Size Portion Placement
Buildings are low profile, one -story storage buildings. Units are provided on both sides of a
central access corridor. Four of the buildings are oriented north -south on site with access doors
on the east and west. The fifth building follows the orientation of the existing buildings with a
southwest to northeast orientation.
Material and Detail and Color
The primary building material consists of sand color stucco. The ends of the buildings have a
base of brown utility brick, which provide architectural differentiation as well as a durable
surface. The roof is a lighter brown, standing seam metal. Overhead doors are also lighter
brown.
Height and Roof Design
The roof eve is 10 feet. The roof has shallow slope. The roof is a lighter brown standing seam
metal.
Facade Transparency
Overhead doors are located on the east and west building elevations of four of the buildings and
the north and south elevations of the fifth building. One overhead door is located on each end of
the building to provide access to the central corridor. All other areas shall include landscaping
material. The buildings' use as storage units do not readily allow windows.
Planning Commission
Twin Cities Self Storage — Planning Case 2014 -31
October 21, 2014
Page 7of14
Site Furnishing
The applicant is providing landscaping for the site. The use of the property as a storage facility
does not lend itself to other site amenities.
Lighting
The applicant is installing wall - mounted lighting fixtures around the buildings. All wall -
mounted light fixtures shall be shielded with a total cutoff angle equal to or less than 90 degrees.
Loading Areas, Refuse Area, etc.
Refuse service must be provided for the overall project. Individual buildings may not have
individual trash service.
Lot Frontage and Parking location
The site has frontage on two streets, Stoughton Avenue and Flying Cloud Drive. Parking is in
front of each of the buildings. In the future, an extension of Engler Boulevard may provide
access to the western portion of the property.
Signage
There is existing signage for the project. No additional signage is being proposed.
ACCESS
Access is provided from the existing driveway on Stoughton Avenue.
GRADING
The proposed design increases runoff rates in
all scenarios into the pond. This is not
allowable under Section 19 -143 of city code.
The mapped soil unit Sparta loamy sand, 6-
12% slopes is considered very limited for
surface water management systems. This
mapped unit is located throughout much of the
open channel conveyance. For this reason, as
well as the prima facia evidence of rill and
gully erosion resulting from surface water
flow, the applicant shall install energy
dissipation practices within the channel to
reduce the likelihood of erosion and limit the
extent of damage should erosion occur.
Figure 1. Suitability to Surface Water Management Systems
Planning Commission
Twin Cities Self Storage — Planning Case 2014 -31
October 21, 2014
Page 8of14
Sufaoe "ter Management, System — Summary by Map Lh6 — Carver Cotrdy, Mtruasda (MN018)
Mapunft
Map snit name
Rating
Conponart
Rating reasons
Acres In A 01
Percent of A01
symbo
rame(percent)
(ratmenc
values)
ED
EstheMBe sandy
Not limited
PstheMll0(00 %)
27
15.0%
loam, 2to 6
percent slopes
MN
Mnneisiraloam
Not limited
Minneiska,
2.0
16A%
occasionally
landed (85 %)
PA
Sparta loamy
Not limited
Spam (90%)
5.3
31.1%
sand, Bic 2
percent slopes
PB
Sparta loamy
Na[limiMd
Sparc (00 %)
3.8
22.4%
sand,2to 6
percent slopes
PC
Sparta loamy
(kryAm@ed
Spam (91)%)
Slope (I LO)
2.4
14.1%
sand, 6 t 12
VAiter Erasion
percent slopes
(1).14)
Totals for Area of tderest
17.2
100A%
Although the conveyance system is to be considered private, assurances need to be put in place
to assure that Chanhassen is compliant with their MS4 permit. The specific permit requirements
area as follows;
a) Conduct inspections, perform maintenance and assess costs when the permittee
determines that the owner and/or operator of the structural stormwater BMP has not
conducted maintenance.
b) Include conditions that are designed to preserve the permittee's right to ensure
maintenance responsibility....when those responsibilities are legally transferred to
another party.
c) Include conditions that are designed to protect/preserve structural stormwater BMPs and
site features that are implemented to comply with Part III.D.5.a(2). If site configurations
or structural stormwater BMPs change, causing decreased structural stormwater BMP
effectiveness, new or improved structural stormwater BMPs must be implemented to
ensure the conditions for post - construction stormwater management in Part III.D.5.a(2)
continue to be met
The plan shall be redrawn to 50 -scale or larger, and must show the location of the benchmark
used in the survey.
The first floor elevation and corner elevations of the nearby buildings must be labeled to confirm
that the grading will allow water to flow away from all structures on site.
The pond's Emergency Overflow Elevation and location must be shown on the plans.
EROSION PREVENTION AND SEDIMENT CONTROL
Because this will result in greater than one acre of new impervious, it must meet the
requirements set forth in the General Permit Authorization to Discharge Stormwater Associated
Planning Commission
Twin Cities Self Storage — Planning Case 2014 -31
October 21, 2014
Page 9of14
with Construction Activity Under the National Pollution Discharge Elimination System/State
Disposal System Program ( NPDES Construction Permit). As part of the NPDES the applicant
must develop or cause to be developed a Surface Water Pollution Prevention Plan (SWPPP) with
all of the elements required under Part III of the permit. Section 18 -40 of Chanhassen city code
requires that the SWPPP be provided with the preliminary plat submittal. Section 19 -145 states
that this SWPPP must be a standalone document. The City will make available a checklist of the
required elements that can be used by the applicant to develop a SWPPP compliant with the
NPDES Construction Permit and Section 19 -145 of city code. The SWPPP should be a single
standalone document that assembles the required information in one place for ease of review,
inspection, maintenance, modification and assurance of compliance. City staff must have
reviewed and approved the SWPPP prior to the issuance of a grading permit or any other earth -
disturbing activities are allowed. This shall include, but not be limited to, installation of
perimeter BMPs, removal of vegetation, dewatering of the basin, removal of any structure or
improved surface as well as grading, excavating or placement of fill materials.
During construction, every reasonable effort must be made to protect the filtration area from
construction impacts. Any dewatering of the pond, if necessary, must have a dewatering plan,
approved by the city, prior to executing. This plan must assure that no sediment -laden water
leaves the site and shall be incorporated into the SWPPP.
Due to the location of the open channel drainage, the developer's engineer shall submit phased
grading and erosion control plans. The plan phasing shall illustrate the erosion control that will
be in place as the different buildings are constructed in Phase 1 through Phase 4.
The plan sheets must identify any proposed stockpile locations and the erosion control measures
to contain them.
LANDSCAPING
Minimum requirements for landscaping at Twin Cities Self Storage include 3,196 square feet of
landscaped area and 12 trees around the vehicular use area. The applicant's proposed as
compared to the requirements for landscape area and parking lot trees is shown in the following
table.
Applicant does not meet minimum requirements for trees in the vehicular use area.
The applicant is required to provide bufferyard plantings along property lines.
Bufferyard requirements are as shown in the table. Totals represent 75% of the total quantities
required, as directed by ordinance:
Required
Proposed
Vehicular use landscape area
3,196 s . ft.
>3,196 sq. ft.
Trees/ arking lot
12 trees
0 trees
Applicant does not meet minimum requirements for trees in the vehicular use area.
The applicant is required to provide bufferyard plantings along property lines.
Bufferyard requirements are as shown in the table. Totals represent 75% of the total quantities
required, as directed by ordinance:
Planning Commission
Twin Cities Self Storage — Planning Case 2014 -31
October 21, 2014
Page 10 of 14
Landscaping Item
Required
Proposed
Bufferyard B — South property line, 600', 30'
4 overstory trees
50 overstory trees
width
9 understory trees
0 understory trees
9 shrubs
0 shrubs
1 overstory tree
0 overstory trees
Bufferyard B — West property line, 240'
3 understory trees
0 understory trees
3 shrubs
0 shrubs
7 overstory trees
0 overstory trees
Bufferyard B — north property line, 500'
15 understory trees
0 understory trees
22 shrubs
0 shrubs
Applicant does not meet bufferyard landscaping requirements. Staff recommends that the
applicant add buffer plantings to the north side of buildings P24 and the west side of P3. This
will more effectively screen the buildings and provide a potential transition from the storage
buildings to any future development on the site.
MISCELLANEOUS
The buildings are required to have automatic fire extinguishing systems. Building plans must be
prepared and signed by design professionals licensed in the State of Minnesota. Retaining walls
over four feet high must be designed by a professional engineer and a permit must be obtained
prior to construction. Detailed occupancy - related requirements will be addressed when complete
building plans are submitted.
The new buildings will be required to have an approved fire sprinkler suppression system
installed. Plans shall be drawn by a sprinkler design professional and submitted to Chanhassen
Fire Marshal for review and approval. Twelve -inch building address numbers must be installed
on each end of the building. Numbers must be of contrasting color. Contact Fire Marshal for
additional information. "No Parking Fire Lane" signs will be required. Contact Fire Marshal for
specific areas to be signed.
161.19 10
The parking for this site is expected to be alongside the buildings so clients can access their
storage. The 40 -foot aisle widths between the buildings can accommodate parking on both sides,
as this exceeds the minimum width of 38 feet. The aisles around the perimeter of the buildings
must be adjusted to meet a minimum of width of 30 feet to allow parking on one side and a 22-
foot wide driving aisle.
The corners of the parking lot shall be modified to provide adequate aisle width.
STORMWATER MANAGEMENT
This site will exceed the one (1) acre threshold triggering the National Pollution Discharge
Elimination System (NPDES) permit. The project will need to meet the requirements of the
Planning Commission
Twin Cities Self Storage — Planning Case 2014 -31
October 21, 2014
Page 11 of 14
NPDES permits including the Municipal Separate Storm Sewer System (MS4) permit and the
General Permit Authorization to Discharge Stormwater Associated with Construction Activity
Under the National Pollution Discharge Elimination System/State Disposal System Program
( NPDES Construction Permit). In addition to erosion prevention and sediment control practices,
this includes permanent stormwater management as discussed in Part III.D of the NPDES
Construction Permit and post - construction stormwater management as discussed in Part III.D.5
of the MS4 permit.
The NPDES permit program requires that the first inch of runoff from impervious surfaces is
retained on -site. If infiltration is prohibited (see Construction Permit Part III.D.l.j), other
methods of volume reduction should be evaluated. Volume reduction must occur to the
"maximum extent practicable ". In either case, the equivalent water quality volume must be
treated. The applicant is proposing to expand an infiltration basin that was constructed in 2009
on the north end of the property adjacent to County Road 61. Water will be directed to this
feature through a grassed swale. It is unknown how the vegetation will be established,
maintained or what species composition will be used. This information must be provided as part
of the NPDES permit and erosion prevention and sediment control requirements.
The applicant is providing rate control, water quality treatment and volume reduction through the
expansion of the infiltration basin. The hydroCAD model assumes that an infiltration rate of 3.97
inches per hour will be achieved but the applicant does not provide any infiltrometer or other
assessment to support this assumption. Literature values for soils in the "A" hydrologic group
indicate an infiltration rate of no more than 1.63 inches per hour and for sandy loam soils the rate
is 0.8 inch per hour.2 The hydrologic modeling must be completed with accepted literature
values for the soil type present or the applicant must provide evidence that the infiltration rates
are equal to the 3.97 inches per hour assumed for the model.
The pond is under easement and the City will maintain as part of their storm sewer system as
required under the National Pollution Discharge Elimination System permit. However no
easement is being proposed for the overland conveyance. The consulting engineer believes that
the channel will be stable and will not result in erosion and subsequent sediment deposition. But
as there is already evidence of rill and gully erosion on the property and this swale will discharge
to the City's pond the applicant must take measures to guarantee that it will function until it is
replaced or no longer needed. This should be in the form of financial assurances should the
conveyance deliver sediment to the infiltration basin and result in diminishment of infiltration
rates.
Staff recommends that the Planning Commission approve the project subject to the following
conditions and adoption of the attached Findings of Fact and Recommendation:
2 Minnesota Stormwater Manual; Design Infiltration Rates
Planning Commission
Twin Cities Self Storage — Planning Case 2014 -31
October 21, 2014
Page 12 of 14
Conditional Use Permit
1. The 60 parking stalls for vehicle storage shall be confined to the area labeled Building P4.
2. The development shall comply with site plan 2014 -31, plans prepared by Carlson McCain
dated September 5, 2014.
Site Plan
Building:
1. The buildings are required to have automatic fire extinguishing systems.
2. Building plans must be prepared and signed by design professionals licensed in the State of
Minnesota.
3. Retaining walls over four high must be designed by a professional engineer and a permit
must be obtained prior to construction.
4. Detailed occupancy related requirements will be addressed when complete building plans are
submitted.
En ine eering:
The applicant must provide adequate evidence that there is no area on the subject property
suitable for infiltration. The discussion must include the practicality of altering the site
layout.
2. The hydrologic modeling must be completed with accepted literature values for the soil type
present or the applicant must provide evidence that the infiltration rates are equal to the 3.97
inches per hour assumed for the model. The applicant must provide water quality modeling,
acceptable under Section 19- 144(a)(1)c. of Chanhassen City Code, showing that the water
quality treatment conditions are met for the required water quality volume from all new
impervious surfaces.
3. A comprehensive, standalone SWPPP document with all elements required by Part III of the
NPDES construction permit, the provided checklist and Section 19 -145 of city code shall be
prepared and submitted to the City for review and comment before any earth - disturbing
activities, including but not limited to removal of any existing surfaces or structures, and
removal of vegetation will be allowed or any grading permit will be issued.
4. The conveyance must be stabilized along the entire length and energy dissipation and erosion
prevention practices must be designed and implemented to protect the infiltration basin from
unnecessary sediment deposition.
5. The applicant shall include a materials list and engineers opinion of cost for all items
necessary to meet the SWPPP requirements for erosion prevention and sediment control
Planning Commission
Twin Cities Self Storage — Planning Case 2014 -31
October 21, 2014
Page 13 of 14
including the materials necessary for six (6) inches of topsoil and final stabilization. This
amount shall be collected as escrow for erosion control.
6. The applicant shall prepare an operations and maintenance manual for the channel.
7. Assurances shall be provided for the conveyance channel consistent with the MS4 permit
requirements for systems not owned and maintained by the MS4 permittee. Specifically:
a. It must allow for the city to conduct inspections, perform maintenance and assess costs
when the permittee determines that the owner and/or operator of the structural stormwater
BMP has not conducted maintenance.
b. It must include conditions that are designed to preserve the permittee's right to ensure
maintenance responsibility ... when those responsibilities are legally transferred to another
ply.
c. It must include conditions that are designed to protect /preserve structural stormwater
BMPs and site features that are implemented to comply with Part IILD.5.a(2). If site
configurations or structural stormwater BMPs change, causing decreased structural
stormwater BMP effectiveness, new or improved structural stormwater BMPs must be
implemented to ensure the conditions for post - construction stormwater management in
Part III.D.5.a(2) continue to be met
8. The applicant must procure and comply with the requirements of all other jurisdictional
agencies with authority over the project area.
9. The plan shall be redrawn to 50 -scale or larger, and must show the location of the benchmark
used in the survey.
10. The first floor elevation and corner elevations of the nearby buildings must be labeled to
confine that the grading will allow water to flow away from all structures onsite.
11. The pond's Emergency Overflow Elevation and location must be shown on the plans.
12. Due to the location of the open channel drainage, the developer's engineer shall submit
phased grading and erosion control plans. The plan phasing shall illustrate the erosion
control that will be in place as the different buildings are constructed in Phase 1 through
Phase 4.
13. The plan sheets must identify any proposed stockpile locations and the erosion control
measures to contain them.
14. The aisles around the perimeter of the buildings must meet a minimum of width of 30 feet to
allow 8 -foot parking on one side and a 22 -foot driving aisle.
15. The corners of the parking lot shall be modified to provide adequate aisle width.
Planning Commission
Twin Cities Self Storage — Planning Case 2014 -31
October 21, 2014
Page 14 of 14
Environmental Resources S ecy ialist:
1. The applicant shall provide landscape buffers to the north of buildings P2, P3 and P4 and the
west of P3. The required number of trees for the vehicular use area shall be incorporated into
the buffer landscaping.
2. The applicant shall submit a revised landscape plan showing the additional buffers as well as
an alternate selection to blue spruce.
Fire:
1. The new buildings will be required to have an approved fire sprinkler suppression system
installed. Plans shall be drawn by a sprinkler design professional and submitted to
Chanhassen Fire Marshal for review and approval.
2. Twelve -inch building address numbers must be installed on each end of the building.
Numbers must be of contrasting color. Contact Fire Marshal for additional information.
3. "No Parking Fire Lane" signs will be required. Contact Fire Marshal for specific areas to be
signed.
Plannine:
1. The applicant shall enter into a site plan agreement with the City and provide the necessary
security to guarantee erosion control, site restoration and landscaping.
2. The applicant shall create a zoning lot and recombine the two properties as one parcel.
ATTACHMENTS
1. Findings of Fact and Recommendation.
2. Development Review Application.
3. Applicant's Narrative.
4. Area Schematic of Proposed Development date - stamped September 19, 2014.
5. Colored Building Elevation dated September 19, 2014.
6. Picture of Example of Stucco Material Used on Ballet Royale Minnesota Building dated
September 19, 2014.
7. Reduced Copy Site Plan.
8. Reduced Copy Existing Conditions.
9. Reduced Copy Overall Grading Plan.
10. Reduced Copy West Lot Grading Plan.
11. Reduced Copy Pond Expansion Grading Plan.
12. Reduced Copy Proposed Stormwater Plan.
13. Reduced Copy Site Restoration Plan.
14. Amended and Restated Conditional Use Permit #87 -2 / Interim Use Permit #92 -1.
15. Affidavit of Mailing of Public Hearing Notice.
g: \plan\2014 planning cases\2014 -3l twin cities self storage cup spr\staffreport tc storage.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE:
Application of Bruce Lamo for an amendment to the Conditional Use Permit and Site Plan Review
on property zoned Fringe Business District — Planning Case #2014 -31.
On October 21, 2014, the Chanhassen Planning Commission met at its regularly scheduled meeting
to consider the application of Bruce Lamo for an amendment to the Conditional Use Permit to
allow 11 storage buildings for cold storage and warehousing, and Site Plan Review and five 14,250
square -foot one -story storage buildings. The Planning Commission conducted a public hearing on
the proposed variance preceded by published and mailed notice. The Planning Commission makes
the following:
FINDINGS OF FACT
The property is currently zoned Fringe Business District, BF
2. The property is guided in the Chanhassen Comprehensive Plan for Office Industrial uses.
3. The legal description of the property is shown on the attached Exhibit A.
4. When approving a conditional use permit, the City must determine the capability of a
proposed development with existing and proposed uses. The general issuance standards of
the conditional use Section 20 -232, include the following 12 items:
a. Will not be detrimental to or enhance the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city.
Finding: The original Conditional Use Permit was approved in 1987 and
amended in 2008 to allow a total of 60 parking stalls. When sewer and water
become available to the site, the parcels may be rezoned to Office /Industrial and
accommodate a more intense use. Approval of the amendment to the Conditional
Use Permit will not be detrimental to the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city. Only 40 percent
of the site will be developed through the proposed expansion. The applicant has
installed security cameras and an automated entrance gate which is only operable
during scheduled business hours. The applicant will provide additional
landscaping along the fence line to provided 100 percent screening to Stoughton
Avenue.
b. Will be consistent with the objectives of the city's comprehensive plan and the
zoning ordinance.
Finding: Cold storage and warehousing are a listed conditional use in the BF
district. The site received a conditional use permit in 1987 for the existing mini -
storage facility. Sewer and water is not available to the site until Municipal Urban
Service Area (MUSA) phasing. Based on the conditions of approval for the
amendment to the CUP, the request is consistent with the city's comprehensive
plan. The Conditional Use Permit allows reasonable use of the property until
sewer and water become available, at which time the site may be rezoned to
Office /Industrial which allows a more intense use. Only 40 percent of the site will
be developed through the proposed expansion.
C. Will be designed, constructed, operated and maintained so to be compatible in
appearance with the existing or intended character of the general vicinity and will
not change the essential character of that area.
Finding: The mini - storage buildings are currently constructed on the site. The 60
stalls for various vehicles were approved in 2008. The character of the area will
not change with the addition of the five storage buildings. The proposed building
materials are an upgrade from previous storage buildings on site.
d. Will not be hazardous or disturbing to existing or planned neighboring uses.
Finding: The existing mini - storage facility has been in business since 1987. The
additional storage buildings may increase some of the traffic to the site; however,
the mini - storage has specific hours. The gate automatically closes and is locked
between the hours of 10 p.m. and 6:30 a.m.
e. Will be served adequately by essential public facilities and services, including
streets, police and fire protection, drainage structures, refuse disposal, water and
sewer systems and schools; or will be served adequately by such facilities and
services provided by the persons or agencies responsible for the establishment of
the proposed use.
Finding: The site does not have sewer and water services available to the site.
The detention pond will provide adequate drainage and stormwater treatment prior
to entering Assumption Creek. The site is currently served by Stoughton Avenue,
which is maintained by the City of Chaska. The applicants have installed security
cameras and a self - closing gate on the property for off hours to ensure safety on
the site. The applicant will be installing water reservoirs to accommodate the fire
sprinkler system. The applicant will be expanding the storm water system to
accommodate additional runoff. A maintenance security for this private system
will assure its continued operation.
Will not create excessive requirements for public facilities and services and will
not be detrimental to the economic welfare of the community.
Finding: The site will not create excessive requirements for public facilities and
services and will not be detrimental to the economic welfare of the community.
The mini - storage has been in operation since 1987.
g. Will not involve uses, activities, processes, materials, equipment and conditions
of operation that will be detrimental to any persons, property or the general
welfare because of excessive production of traffic, noise, smoke, fumes, glare,
odors, rodents, or trash.
Finding: The use will not be detrimental to any persons, property or the general
welfare. The applicant has upgraded the building materials to meet city standards.
h. Will have vehicular approaches to the property which do not create traffic
congestion or interfere with traffic or surrounding public thoroughfares.
Finding: The site currently has access off of Stoughton Avenue; there have not
been any issues with traffic congestion from the site.
i. Will not result in the destruction, loss or damage of solar access, natural, scenic or
historic features of major significance.
Finding: Based on the conditions of approval for the mini- storage and outdoor
storage, the proposed use will not result in the destruction, loss or damage of solar
access, natural or scenic or historic feature of major significance. The applicant is
proposing to expand the detention pond to treat the stormwater prior to entering
Assumption Creek.
j. Will be aesthetically compatible with the area.
Finding: The mini - storage is an existing facility and will not change the aesthetic
appearance of the area. In addition, the applicant will install landscaping to screen
the site from public view along Stoughton Avenue.
k. Will not depreciate surrounding property values.
Finding: The proposed five - building expansion will not depreciate surrounding
property values as the storage facility has been in operation for over 20 years.
1. Will meet standards prescribed for certain uses as provided in this article.
Finding: The mini - storage buildings have been active since 1987 and meet the
use criterion of the city code. The proposed buildings meet the minimum
architectural standards in city code. The proposed detention pond meets all of the
NURP standards required by city code.
In evaluating a site plan and building plan, the city shall consider the development's
compliance with the following:
a. The proposed five buildings are consistent with the elements and objectives of the
city's development guides, including the comprehensive plan, official road
mapping, and other plans that may be adopted. Cold storage and warehousing are
conditional uses in the BF district;
b. The proposed five buildings are consistent with the site plan review requirements;
C. The proposed five buildings preserve the site in its natural state to the extent
practicable since only 40 percent of the site will be developed, additional
landscaping installed and designing grade changes to be in keeping with the
general appearance of the neighboring developed or developing areas;
d. The proposed five buildings create a harmonious relationship of building and
open space with natural site features and with existing and future buildings having
a visual relationship to the development;
e. The proposed five buildings create a functional and harmonious design for
structures and site features, with special attention to the following:
1) An internal sense of order for the buildings and use on the site and
provision of a desirable environment for occupants, visitors and general
community;
2) The amount and location of open space and landscaping;
3) Materials, textures, colors and details of construction as an expression of
the design concept and the compatibility of the same with adjacent and
neighboring structures and uses; and
4) Vehicular and pedestrian circulation, including walkways, interior drives
and parking in terms of location and number of access points to the public
streets, width of interior drives and access points, general interior
circulation, separation of pedestrian and vehicular traffic and arrangement
and amount of parking.
The proposed five buildings protect adjacent and neighboring properties through
reasonable provision for surface water drainage, sound and sight buffers,
preservation of views, light and air and those aspects of design not adequately
covered by other regulations which may have substantial effects on neighboring
land uses.
6. The planning report #2014 -31 dated October 21, 2014, prepared by Robert Generous, et al, is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the amendment to
the Conditional Use Permit and site plan for the Twin Cities Self Storage expansion.
ADOPTED by the Chanhassen Planning Commission this 21' day of October, 2014.
CHANHASSEN PLANNING COMMISSION
ME
Its Chairman
EXHIBIT A
PARCEL A:
That part of the Southeast Quarter of the Southwest Quarter and that part of the Southwest
Quarter of the Southeast Quarter of Section 34, Township 116, Range 23, Carver County,
Minnesota, lying southeasterly of the southeasterly right -of -way line of the Chicago and
Northwestern Railroad, southwesterly of the southwesterly right -of -way line of County State Aid
Highway No. 61, and westerly and northerly of the following described line:
Commencing at the southwest corner of said Southwest Quarter of the Southeast Quarter; thence
on an assumed bearing of North 89 degrees 11 minutes 32 seconds East along the south line of
said Southwest Quarter of the Southeast Quarter a distance of 525.00 feet to the point of
beginning of the line to be described; thence North 26 degrees 57 minutes 49 seconds West a
distance of 399.00 feet; thence North 62 degrees 19 minutes 46 seconds East a distance of 485.18
feet more or less to the southwesterly right -of -way line of said County State Aid Highway No.
61 and there terminating.
PARCEL B:
That part of the Southwest Quarter of the Southeast Quarter of Section 34, Township 116, Range
23, Carver County, Minnesota, lying southwesterly of the southwesterly right -of -way line of
County State Aid Highway No. 61; northwesterly of the northwesterly right -of -way of County
State Aid Highway No. 10 (Stoughton Avenue, formerly the Chaska and Shakopee Road); and
easterly and southeasterly of the following described line:
Commencing at the southwest corner of said Southwest Quarter of the Southeast Quarter; thence
on an assumed bearing of North 89 degrees 11 minutes 32 seconds East along the south line of
said Southwest Quarter of the Southeast Quarter a distance of 525.00 feet to the point of
beginning of the line to be described; thence North 26 degrees 57 minutes 49 seconds West a
distance of 399.00 feet; thence North 62 degrees 19 minutes 46 seconds East a distance of 485.18
feet more or less to said southwesterly right -of -way line of County State Aid Highway No. 61
and there terminating.
EXCEPTING THEREFROM THE FOLLOWING DESCRIBED PARCEL:
Commencing at the southeast corner of said Southwest Quarter of the Southeast Quarter; thence
North 4.06 chains to center of Chaska and Shakopee Road, the point of beginning of tract to be
conveyed herewith; thence South 64 degrees 30 minutes West 170 feet to point of center of said
road; thence North parallel to East line of said Southwest Quarter of the Southeast Quarter to
south line of County State Aid Highway No. 61; thence southeasterly along south line County
State Aid Highway No. 61 to point where same intersects East line of said Southwest Quarter of
Southeast Quarter; thence south along said east line to place of beginning.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division - 7700 Market Boulevard SEP 19 70 f1 �r ���
Mailing Address - P.O. Box 147, Chanhassen, MN 55317
Phone: (952) 227 -1300 / Fax: (952) 227 -1110 CHA"90PLAN.Np (y
APPLICATION FOR DEVELOPMENT REVIEW
Date Filed: q (I a �1`i— 60 -Day Review Deadline: I 9 I
c U } Planner: % Case #: _,: I
❑ Comprehensive Plan Amendment ......................... $600
❑ Minor MUSA line for failing on -site sewers ..... $100
❑✓ Conditional Use Permit
❑ Single - Family Residence ............................... $
❑� All Others ........................ ............................... 1 $425
❑ Interim Use Permit
❑ In conjunction with Single - Family Residence.. $325
❑ All Others .......................... ............................... $425
❑
Rezoning
❑
Planned Unit Development (PUD) ..................
$750
❑
Minor Amendment to existing PUD .................
$100
❑
All Others .......................... ...............................
$500
0
Sign
Plan Review ................... ...............................
$150
(]
Site Plan Review
❑
Administrative ...................... ...........................$100
❑✓
CommerciaUlndustrial Districts* - !!:35.........
50
Plus $10 per 1,000 square feet of building are
*Include number of existing employees:
and number of new employees: G
❑
Residential Districts .........................................
$500
Plus $5 per dwelling unit
ADDITIONAL REQUIRED FEES:
L!J Notification Sign ................... ............................... $
/ a d s
(City to install and remove)
12 Property Owners' List within 500' ........ $3 per
�..,� (City to generate— fee determined at pre- li on meeting)
Ud' tSCfO fo _ecording Documents.. 50- ocur
(CUP P ACNARNJAP /Metes & Bou s Subtlivision L
❑ Subdivision
❑ Create 3 lots or less ........ ............................... $300
❑ Create over 3 lots .......................$600 + $15 per lot
❑ Metes & Bounds .........................$300 + $50 per lot
❑ Consolidate Lots .................. ...........................$150
❑ Lot Line Adjustment .............. ...........................$150
❑ Final Plat * ............................. ...........................$250
*Requires additional $450 escrow for attorney costs.
Escrow will be required for other applications through the
development contract.
❑ Vacation of Easements/Right-of-way.; ...... ....... _ $300
(Additional recording fees may apply) -
❑ Variance ................................ ............................... $200
❑ Wetland Alteration Permit
❑ Single - Family Residence ............................... $150
❑ All Others ........................ ............................... $275
❑ Zoning Appeal, ..................................................... $100
❑ Zoning Ordinance Amendment ............................ $500
NOTE: when multiple applications are processed concurrently,
the appropriate fee shall be charged for each application.
(Refer to the appropriate Application Checklist for required submittal
information that must accompany this application)
TOTAL FEES $�� 1 , �1 �5/ so
Received from:l%A t I' pc`
Date Received: cl -19 -I Check Number: &_7 �
Section 2: Required Information
Project Name: Twin Cities Self Storage
Property Address or Location: 1900 Stoughton Ave $- IggS F
Parcel #: 250340120 v- 11 o Legal Description: see attached
Total Acreage: 16.5 acres Wetlands Present? ❑ Yes ® No
Present Zoning: Business fringe Requested Zoning: Business Fringe
Present Land Use Designation: commercial /agg Requested Land Use Designation: commercial
Existing Use of Property: Self Storage Facility
Description of Proposal: I would like to build 5 additional self storage buildings over time. I would build 2 buildinqs
within one year and additional buildings based on customer demand
Check box if separate narrative is attached
SCANNED
Section 3: Property Owner and Applicant Information
APPLICANT OTHER THAN PROPERTY OWNER: In signing this application, I, as applicant, represent to have obtained
authorization from the property owner to file this application. I agree to be bound by conditions of approval, subject only to
the right to object at the hearings on the application or during the appeal period. If this application has not been signed by
the property owner, I have attached separate documentation of full legal capacity to file the application. This application
should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this
application. I will keep myself informed of the deadlines for submission of material and the progress of this application. I
further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to
any authorization to proceed with the study. I certify that the information and exhibits submitted are true and correct.
Name: Contact:
Address: Phone:
City /State /Zip: Cell:
Email: Fax:
Signature: Date:
PROPERTY OWNER: In signing this application, I, as property owner, have full legal capacity to, and hereby do,
authorize the filing of this application. I understand that conditions of approval are binding and agree to be bound by those
conditions, subject only to the right to object at the hearings or during the appeal periods. I will keep myself informed of
the deadlines for submission of material and the progress of this application. I further understand that additional fees may
be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the
study. I certify that the information and exhibits submitted are true and correct.
Name: Bruce Lamo
Contact:
Address: 1900 Stoughton Ave Phone: (612) 702 -8920
City /State /Zip: Chaska, MN 55318 Cell: (612) 702 -8920
Email: brucelamo @twincitiesstorage.com
Signature:
Fax:
Date: ] /r /aO i y
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, refer to the
appropriate Application Checklist and confer with the Planning Department to determine the specific ordinance and
applicable procedural requirements.
A determination of completeness of the application shall be made within 15 business days of application submittal. A
written notice of application deficiencies shall be mailed to the applicant within 15 business days of application.
PROJECT ENGINEER (if applicable)
Name: Contact:
Address:
Phone:
City /State /Zip: Cell:
Email: Fax:
Section 4: Notification Information
Who should receive copies of staff reports? *Other Contact Information:
❑
Property Owner Via:
❑ Email
❑ Mailed Paper Copy
Name:
❑
Applicant Via:
❑ Email
❑ Mailed Paper Copy
Address:
El
Engineer Via:
❑ Email
El Mailed Paper Copy
_
City /State /Zip:
❑
Other* Via:
❑ Email
❑ Mailed Paper Copy
Email:
SCANNEC)
TWIN CITIES SELF STORAGE
1900 Stoughton Ave
Chaska, MN 55318
952.448.5626 twincitiesstorage.com
September 18, 2014
information pertaining to proposed expansion plans
CITY OF CHANHASSEN
RECEIVED
SEP 19 2014
CHANHASSEN PiANNINs my
The engineer, Carlson McCain, has provided the Site Plan, which includes:
• Drainage plan and calculations
• Impervious lot coverage calculations
• Location of all the proposed buildings
• Validate all proposed development is in accordance with all set -back requirements
The proposed buildings will be sprinkled. An onsite water storage system will be necessary
since Chanhassen water is not available. Details of where and how this will be stored are still
under analysis.
The exterior of the buildings will be a combination of textured masonry and hard stucco
surfaces. The colors used will be similar to the existing buildings, a combination of earth tones
(tans and browns). The roof will not be visible and there will not be any mechanical structures
on the roof. See attached rendition of the finished building.
Trees will be planted in the setback along the SW property line to further break up the image.
The trees will be mostly evergreens (spruce and pine) with some hardwoods for color and
contrast. A variety of sizes will be used to create a natural and appealing look. An irrigation
system will be installed to supply water to the trees. The trees will be planted in a manner as
described in accordance with the Chanhassen City Code, chapter 20, article XXV. Several
groupings of 3 -5 trees will be planted along the property line spaced approximately every 30'.
The existing chain link fence will be extended to include the new buildings.
Not all 5 buildings will be built at once. Two will be built now. The remaining three buildings
will be built over the next several years as customer demand dictates. The last building to be
built will replace the existing outdoor parking area. During this time the existing outdoor
parking will remain as is.
Once a building is completed the entire driveway around the building will be paved before the
building will be put into service. All paved driveways will be designed to accommodate
standard fire truck turning requirements.
SCANNED
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ti CARVER COUNTY
RECORDER /REGISTRAR OF TITTIPc
DOCUMENT P Document Np, OFFICE OF THE
A 41605 COUNTY RECORDER
CARVER COUNTY, MINNESOTA
Fee:$ 46.00 Check#: 19680
Certified Recorded on 11 -12 -2008 at
IIIII IIIII (I'
I II III 01:00 A PM
491605 r r
c C
DOCUMENT
TITLE:
DOCUMENT
DATE:
NAMES:
L
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
AMENDED AND RESTATED
CONDITIONAL USE PERMIT #87 -2
INTERIM USE PERMIT #92-1
1. Permit. Subject to the terms and conditions set forth herein and with the Conditional
Use Pemvt 87 -2/ Interim Use Permit 92 -1 recorded with Carver County on April 23, 1992,
Document No. 134346, the City of Chanhassen hereby grants:
a) A Conditional Use Permit for a mini- storage facility.
b) Interim Use Permit for screened outdoor storage.
2. Property. The permit is for property situated in the City of Chanhassen, Carver County,
Minnesota, and legally described as shown on the attached Exhibit A.
3. Conditions. The permit is issued subject to the following conditions:
a. The 60 parking stalls for various vehicle storage shall be confined to the area labeled Phase
lII in the attached Exhibit B and the area shall have a gravel or grass surface.
b. The applicant shall provide 15 Black Hills Spruce along the fence line to provide 100 percent
screening of the outdoor storage area.
1. The applicant shall submit a letter of credit to cover the cost of material installation and a
one -year warranty.
c. Drainage and utility easement is shown but must be revised to include:
1. Add ten feet of width for a total of 20 feet of easement between the drive entrance and the
pond easement.
2. Provide drainage and utility easement description and drawing.
3. Drainage and utility easement must cover entire 944 contour on the east side of the pond.
d. Update sheet 2 of 2 skimmer detail to show a berm elevation of 744.
e. Plans and report must be signed by a registered engineer registered in the state of Minnesota.
f. Security of $12,000 must be provided to the City for the construction of the pond and
maintenance of erosion control.
g. The pond must be completed no later than November 15, 2008.
h. A detailed erosion control plan will be needed. At a minimum, this plan shall include:
1. Erosion control blanket (category 3) on all slopes 3:1 or steeper. This includes the ponds.
2. Perimeter silt fence needs to be shown.
3. A re- vegetation plan for all disturbed areas. Deep - rooted woody vegetation is encouraged
north of the outdoor storage area.
4. An inspection of erosion control must be conducted prior to construction commencement.
i. Any additional development to Parcel A or Parcel B shall require additional stormwater
ponding. (This would include Phase III of Parcel A).
j. The 60 outdoor storage units shall not increase the hard surface coverage on the site.
k. The outdoor storage shall be removed from the site upon completion of Phase III of the mini -
storage facility.
1. Sign 2, the ground low profile along Old Highway 212, must be removed.
m. Sign 4, the directional sign at the corner of Old Highway 212 and Stoughton Avenue, must be
removed.
n. Sign 1, the entrance sign along Stoughton Avenue:
1. Shall meet the definition of a ground low profile sign in that it must be in contact with the
ground;
2. May not exceed 64 square feet of sign display area;
3. May not be greater than 8 feet in height;
4. A sign permit must be approved prior to alterations and Signs 2 and 4 must be removed
prior to sign permit approval.
o. Sign 3, the pylon sign along Old Highway 212 -A sign permit must be approved prior to
alterations and Signs 2 and 4 must be removed prior to sign permit approval.
4. Termination of Permit. The City may revoke the permit following a public hearing for
violation of the terms of this permit.
5. Lapse. If within one year of the issuance of this permit the authorized construction has
not been substantially completed or the use commenced, this permit shall lapse, unless an extension
is granted in accordance with the Chanhassen Zoning Ordinance.
2
6. Criminal Penalty. Violation of the terms of this conditional use permit is a criminal
misdemeanor.
Dated: October 13, 2008
CITY OF CHANHASSEN
BY. l 8+w
To rlong, May r
(SEAL)
AND:
Gerhardt, City Manager
STATE OF MINNESOTA )
(ss
COUNTY OF CARVER )
The foregoing instrument was acknowledged before me thisr27day of L200,
by Thomas A. Furlong, Mayor, and by Todd Gerhardt, City Manager, of the City of Chanhassen, a
Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted
by its City Council.
KAREN J. ENGELHARDT
3 Notary Public- Minnesota
'4'r My a mmisalon F< In s Jan 31, 2010
DRAFPED BY:
City of Chanhassen
P. O. Box 147
7700 Market Boulevard
Chanhassen, MN 55317
(952) 227 -1100
EXHIBIT A
All that part of the SE 114 of the :SW 1/4 of Section 34, township 116, Range 23.
Carver County, Hihfi"Abj described Si follows:
Commencing at the BE corner of said SW 1/4 Section 34- 116 -23 punning thence North
along 1/4 line to the South' line of right of way of Milwaukee and St.
Louis Railway Co,.,; thence Southwesterly along South line of said right of way
to South line of said Section 34; thence East along Said Section line to
place of beginning. Being all that part of BE 1/4 if SW 1/4 said Section lying
South of right of way of said Milwaukee and St. Louis Railway Co., and con-
taining 2 1/2 acres.
WE
The SW 1/4 of the Be 1/4 of Section 34, township 116, Rant 23, lying Southerly
of the Southeasterly right of way line of the Chicago and Northwestern Railway
Company, Carver County, Minnesota, EECEPTINO therefrom the following described
parcels:
Parcel 1: A strip of land over and across the SW 1/4 of BE 1/4 Section
34- 116-23 being 53 feet in width on each side of center line of Trunk Highway
NO. $1, and said tenter line being, described as follows: From a point on East
line of said Section distant $74.8 feet Northerly from the Southeast corner of
said Section; thence running in a Southwesterly direction at an angle of 82.54'
with said Section line for a distance of 1000.5 feet to a point; thence deflect
to the right 9'00' on curve with delta angle of 57.07' and radius of 716.8 feet
for a distance of 441.4 feet mono or less to the East line of said SW 1 /4.of BE
1/4; thence continuing on said curve for a distance of 272.6 feat to a point;
thence on a tangent to said curve for a distance of 272.6 feet to a. point;
thence on a tangent to said curve for a distance of. 819.6 feet to a point;
thence deflect to the left on a 15'00' curve with delta angle of 95,26' and
radius of 383.1 feet for a distance of 393 feet more or less to the North and
South 1/4 line of said Section and there terminating excepting therefrom that
part of the right of way of Minneapolis and St. Louis Railway Company which lies
within said strip.
Parcel 2: Beginning at point 20.00 chains West from BE corner of said
Section 34 running thence North 4.06 chains to center of Chaska and jSb&kopee
Road; thence South 64.30' Wasf 8.93 chains; thence East 8.16 chains to place
of beginning. Containing 1.6$ acres.
Parcel 3: Commencing at BE corner Of SW 114 of BE 1/4; thence North 4.06 .
chains to center of Chaska and Shakopee goad, the point of beginning of tract to
be conveyed herewith; thence South 64.30' West 170 fact to point of center of
said road; thence North end parallel to East line of said SW 114 of SE 1/4 to
South line of Trunk Highway No. 51; thence Southeasterly along South line Truck
Highway No. 51 to point where same intersects East line of said SW 1/4 of BE
1/4; thence South along said East line to place of beginning. Containing 1/2
acre, more or less.
Parcel 4: Commencing at the point of intersection of the East line 6f
the SW 1/4 of the SE 1/4 of Section 34- 116 -23, and. the Northerly right of way
line of H.S. Trunk Highway 1217, as the Same presently exists and runs through
said SW 1/4 of BE 1/4 of Section 34, which said point of intersection is the
place of beginning of the land to be bereft described; thence running
Northwesterly along said Northerly right of way line a distance of 292 feet to a
Point thereon; thence turning and running East parallel to the South Section
line of Said Section 34, a distance of 329 feet, acre or leas to the said East
line of the SW 1/4 of the 0E 1/4 of Section 34,; thence turnidg and running South
along said East lice A distance of 312 feet. more or leis to the piece of
baginning, .lying and beta! in the SW 1/4 of BE 114 of Section 34- 116 -23 and con-
taining 1.10 acres of land, more or less.
CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
) ss.
COUNTY OF CARVER )
I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on
October 9, 2014, the duly qualified and acting Deputy Clerk of the City of Chanhassen,
Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public
Hearing for Twin Cities Self Storage CUP Amendment — Planning Case 2014 -31 to the
persons named on attached Exhibit "A ", by enclosing a copy of said notice in an envelope
addressed to such owner, and depositing the envelopes addressed to all such owners in the United
States mail with postage fully prepaid thereon; that the names and addresses of such owners were
those appearing as such by the records of the County Treasurer, Carver County, Minnesota, and
by other appropriate records.
Subscribed and sworn to before me
this day of , 2014.
Notary Pub '�1
KIM T. MEUWISSEN
Notary Pubk-Minneaota
My CO n,"m ExpiM JM 31, 2016
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ALL STEEL PRODUCTS CO AMANDA ALBERS BOUNDARY WATERS BANK
PO BOX 73 1910 STOUGHTON AVE 11800 ABERDEEN ST NE STE 120
CHASKA, MN 55318 -0073 CHASKA, MN 55318 -2218 BLAINE, MN 55449 -4811
BRAKEMEIER ENTERPRISES LP
450 LAKE VIRGINIA TRL
EXCELSIOR, MN 55331 -9772
CHASKA CITY
1 CITY HALL PLAZA
CHASKA, MN 55318 -1962
EDWARD A KOCOUREK
3804 22ND AVE S
MINNEAPOLIS, MN 55407 -3006
GARY W DUNGEY
1539 INDEPENDENCE AVE
CHASKA, MN 55318 -1665
HIGH TERRACE LLC
PO BOX 260
CHASKA, MN 55318 -0260
KIMI GABOURY TRUST
1905 STOUGHTON AVE
CHASKA, MN 55318 -2217
PHEASANT CREEK FARMS LLC
1827 VALLEY RIDGE TRL S
CHANHASSEN, MN 55317 -8419
ST JOHNS EVANG LUTH CHURCH
300 4TH ST E
CHASKA, MN 55318 -2114
TWIN CITIES SELF STORAGE, CHAS
607 WASHINGTON AVE S STE 503
MINNEAPOLIS, MN 55415 -1162
CARLTON J SOLBERG
1805 STOUGHTON AVE
CHASKA, MN 55318 -2215
CHASKA ECONOMIC DEV AUTH
1 CITY HALL PLZ
CHASKA, MN 55318 -1962
FERRELLGASLP
ONE LIBERTY PLAZA
LIBERTY. MO 64068 -2970
HARRI J RINTA
18025 KELLY LAKE RD
CARVER, MN 55315 -9667
JOSEPH ROBERT MONNENS
1781 STOUGHTON AVE
CHASKA, MN 55318 -2213
KYLE R DECKER
1915 STOUGHTON AVE
CHASKA, MN 55318 -2217
RICHARD K WERMERSKIRCHEN
1930 STOUGHTON AVE
CHASKA, MN 55318 -2218
STOUGHTON AVENUE VENTURES
LLC
102 JONATHAN BLVD N STE 200
CHASKA, MN 55318 -2383
CARVER COUNTY
602 4TH ST E
CHASKA, MN 55318 -2102
CRYSTAL H BUCKINGHAM
1791 STOUGHTON AVE
CHASKA, MN 55318 -2213
FIRST MINNETONKA CITY BANK
14550 EXCELSIOR BLVD
MINNETONKA, MN 55345 -5870
HENNEPIN CO REG RR AUTHORITY
300 6TH ST S SW STREET LEVEL
MINNEAPOLIS, MN 55487 -0999
JOSHUA H LINDGREN
7597 AUGUSTA RD
CHASKA, MN 55318 -9347
MINNESOTA VALLEY ELEC CO -OP
125 MINNESOTA VALLEY DR
JORDAN, MN 55352 -9369
RYAN NIEDFELDT
1925 STOUGHTON AVE
CHASKA, MN 55318 -2217
TROY R & LESLEY J POPPITZ
3640 EDGEHILL RD
CHASKA, MN 55318 -9346