PC Staff Report 7-19-05
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PC DATE: July 19,2005
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CC DATE: Aug. 8, 2005
CITY OF CHANHASSEN
REVIEW DEADLINE: August 16, 2005
CASE #: 05-23 ~
BY: RG,LH,ML,AM,JS,ST
STAFF REPORT
PROPOSAL: Request for Rezoning of property from Agricultural Estate District (A-2) to Planned
Unit Development (PUD), Preliminary Plat Approval, and Wetland Alteration Permit-
Chanhassen West Business Park.
LOCA TION: The northwest corner of the intersection of Lyman Boulevard and Galpin
Boulevard
APPLICANT:
Eden Trace Corporation
8156 Mallory Court
Chanhassen, MN 55317
(952) 361-0722
V olk Minger Partnership
P. O. Box 236
Chanhassen, MN 55317
(952) 470-1753
PRESENT ZONING: Agricultural Estate District, A2
2020 LAND USE PLAN: Office/Industrial
ACREAGE: 40.15 acres DENSITY: EA.R 0.18 - 0.33
SUMMARY OF REQUEST: The applicant in proposing an Office-Industrial Planned Unit
development consisting of eight lots and three outlots with a wetland alteration permit to fill and
alter wetlands within the development.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City has a relatively high level of discretion in approving rezonings, PUD's, and
amendments to PUD's because the City is acting in its legislative or policy making capacity. A
rezoning or PUD, and amendment thereto, must be consistent with the City's Comprehensive
Plan.
The City's discretion in approving or denying a preliminary plat is limited to whether or not the
proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance.
If it meets these standards, the City must approve the preliminary plat. This is a quasi judicial
decision.
Location Map
Chanhassen West Business Park
Planning Case No. 05-23
8470 Galpin Boulevard
City of Chanhassen
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SCANNED
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 2 of 26
PROPOSAL/SUMMARY
The applicant is proposing an office-industrial Planned Unit Development. The development
consists of eight lots, three outlots and public right-of-way. The developer proposes creation of a
common open space to preserve wooded areas within the development. Access is proposed at the
existing driveway entrance off Galpin Boulevard. Ponding for the development is proposed in the
southwest comer of the project. Water and sewer service are available to the site.
The purpose of this development is to create a PUD light industrial/office park. The use of the PUD
zone is to allow for more flexible development while creating a higher quality and more sensitive
proposal. The standards are partially based on the uses within the Industrial Office Park District
(lOP), but provide additional requirements not included in the lOP district. The PUD design
standards will be incorporated in an ordinance which will regulate the development of the site.
The property to the north is a residential single-family subdivision, Trotters Ridge, which is zoned
Planned Unit Development-Residential. The property to the east, across Galpin Boulevard, is a
residential single-family subdivision, Stone Creek, which is zoned Single-Family Residential. The
property to the south, across Lyman Boulevard, contains the Holasek nursery, which is currently
zoned Agricultural Estate District and is guided for OfficelIndustrial use. Both Galpin Boulevard
and Lyman Boulevard are classified as minor arterial roadways in the City of Chanhassen
Comprehensive Plan. Minor arterial roadways are intended and designed to carry higher traffic
volumes. As the city continues to grow, Galpin Boulevard will provide mobility for north-south
traffic flow to destinations within the city as well as the regional transportation system.
The property has abandoned farming uses on the northern and eastern portions of the site;
abandoned mining and excavating operation on the western and southwest portions of the
property; and landscaping and contracting operations are located on the central portion of the
property. A house is located in the southeast corner of the property. Three large wetland areas
are located in the east central, northwest, and southwest of the property. The site is significantly
wooded in the north central area. The property has a high point of approximately 980 feet in the
north central area and a low point of 940 feet in the southwest corner of the property. The
property is bounded by Galpin and Lyman Boulevards.
Staff is recommending that the preliminary Planned Unit Development, preliminary plat and
wetland alteration permit be approved.
BACKGROUND
On August 12,1996, City Council denied a Land Use Map Amendment #96-1b from
Office/Industrial to Residential Medium Density for the northerly 22.6 acres, conceptual and
preliminary approval of PUD #96-2, preliminary plat approval for 23 lots and associated right-
of-way, Site Plan Review #96-5 approval for 140 townhouse units, and Wetland Alteration
Permit #95-2b.
In the summer of 1995, Scherber Partnership Properties requested a land use map amendment
from Office/Industrial to Residential - Low Density, a rezoning to Single Family Residential,
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 3 of 26
RSF, and preliminary plat approval to permit 59 single-family lots. City staff recommended
denial of the land use map amendment and consequently the rezoning and subdivision. The
Planning Commission voted unanimously to recommend denial of the development, and the City
Council tabled the item, with the consent of the applicant, to permit staff and the applicant to
work out a compromise for the development of the parcel. However, in February, 1996, the
applicant formally withdrew the development application.
On February 13, 1987, City Council approved CUP #87-1 for a landscape contractor's yard and a
wholesale nursery and a variance to permit a contractor's yard within one mile of an existing
contractor's yard (on the same property).
On November 19, 1984, the City Council approved a Conditional Use Permit (CUP), #84-13, to
permit a contractor's yard for R & W Sanitation on the southeasterly 32 acres of the site. Such
approval included the storage and repair of garbage trucks. The property was zoned R-IA,
Agricultural Residence District.
On November 19, 1984, the City Council also approved CUP #84-14 for a contractor's yard to
include the storage and repair of construction equipment.
In April, 1982, the property owner, Yolk, applied for a building permit to reconstruct a pole barn
which had collapsed due to heavy snow. The building permit was denied because the storage
and repair of excavating equipment in the pole barn was not a permitted use in the R-IA district
at that time. Mr. V olk petitioned the Council on May 17, 1982 to issue the building permit. The
City Council approved the issuance of the building permit subject to Mr. V olk applying for a
rezoning request from R-IA to 1-1. Mr. Yolk made an application for the rezoning and a
comprehensive land use plan amendment. On June 25, 1982, the Planning Commission
recommended denial of the request. The City Council considered the request on October 4,
1982. The Council tabled the item until staff completed a survey of all contractors' yards as well
as other non-conforming uses in the city. The City Council amended the Zoning Ordinance to
allow contractor's yards as CUPs in the R-1A zone on August 20, 1984.
On November 12, 1980, a rezoning request from R-IA to I-Ion the parcel was considered by the
Planning Commission. At that meeting, the request was revised to an ordinance amendment to
permit contractors' businesses and storage yards as conditional uses in the R-IA district. The
Planning Commission recommended denial of the request. The City Council subsequently
denied the request on January 5, 1981.
REZONING
Justification for Rezoning to PUD
The applicant is requesting to rezone approximately 45 acres from A2, Agricultural Estate
District, to PUD, Planned Unit Development for an Office/Industrial Park. The project consists
of eight lots. This property was one of four areas designated for Office/Industrial use as part of
the 1991 comprehensive plan update. The review criteria are taken from the intent section of the
PUD Ordinance.
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 4 of 26
Section 20-501. Intent
Planned unit developments offer enhanced flexibility to develop a site through the relaxation of
most normal zoning district standards. The use of the PUD in this instance is to permit
impervious surface clustering within the development in order to preserve a significant area of
trees. The use of the PUD zoning also allows for an internal transfer of site coverage. In
exchange for this enhanced flexibility, the City has the expectation that the development plan
will result in a significantly higher quality and more sensitive proposal than would have been the
case with the other more standard zoning districts. The proposed development provides a
compatible development with the surrounding development subject to the recommended
modifications to the plan.
The proposed and rezoning assist in the furtherance of the following land use goals of the City of
Chanhassen Comprehensive Plan:
Recognizing that some uses pay their own way in terms of the property taxes generated and
some uses do not, Chanhassen will strive for a mixture of development which will assure it
financial future.
Development will be encouraged within the MUSA line.
Planned industrial development will be encouraged as a means of encouraging tax base
growth and creating new employment opportunities.
Development should be phased in accordance with the ability of the city to provide services.
Development shall be consistent with the Comprehensive Land Use Plan.
DEVELOPMENT DESIGN STANDARDS
Staff is proposing the following development standards govern the development of the property.
Development Standards
a. Intent
The purpose of this zone is to create a PUD light industrial/office park. The use of the PUD zone is
to allow for more flexible design standards while creating a higher quality and more sensitive
proposal. All utilities are required to be placed underground. Each lot proposed for development
shall proceed through site plan review based on the development standards outlined below as well
as the Design Standards for Commercial, Industrial and Office-Institutional Developments
contained in Chapter 20, Article XXllI, Division 7, of the Chanhassen City Code. The PUD
requires that the development demonstrate a higher quality of architectural standards and site
design. Ancillary uses may be permitted as listed below once a primary use has occupied the
site. Shared parking may be used within the development.
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 5 of 26
b. Permitted Uses
The permitted uses in this zone shall be limited to light industrial, warehousing, and office as
defined below. The uses shall be limited to those as defined herein. If there is a question as to
whether or not a use meets the definition, the Community Development Director shall make that
interpretation.
Light Industrial - The manufacturing, compounding, processing, assembling, packaging, or testing
of goods or equipment or research activities entirely within an enclosed structure. There shall be
negligible impact upon the surrounding environment by noise, vibration, smoke, dust or pollutants.
Conferences/Convention Center - establishments designed to accommodate people in assembly,
providing conference and meeting services to individuals, groups, and organizations.
Contractor yard - means any area or use of land where vehicles, equipment, and/or construction
materials and supplies commonly used by building, excavation, roadway construction,
landscaping and similar contractors are stored or serviced. A contractor's yard includes both
areas of outdoor storage and areas confined within a completely enclosed buildings used in
conjunction with a contractor's business. Must comply with the following standards:
(1) Equipment and supply storage must be screened or enclosed. Screening shall comply
with Buffer Yard D and F4 Fencing as specified in Chapter 20 of the Chanhassen City
Code.
(2) Vehicles/Equipment shall be stored within an enclosed or screened area.
(3) No unlicensed or inoperable vehicle/equipment shall be stored on premises.
(4) All chemicals shall be stored in proper storage facilities, specified by OSHA regulations.
(5) The contractor shall be licensed, bonded and insured.
Day Care - establishments providing for the care and supervision of infants and children on a
daily basis. The following applies to Day care centers:
(1) The site shall have loading and drop off points designed to avoid interfering with traffic
and pedestrian movements.
(2) Outdoor play areas shall be located and designed in a manner which mitigates visual and
noise impacts on adjoining residential areas.
(3) Each center shall obtain all applicable state, county, and city licenses.
Health Services- establishments primarily engaged in furnishing medical, surgical and other
health services to persons.
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 6 of 26
Hotel/Motel - establishments engaged in furnishing lodging, or lodging and meals, to the general
public. Must comply with the following standards:
(1) The site shall have a covered entrance and a separated drop off area, which may not block
the drive isle.
(2) Parking: shall be located in the interiorlbehind building.
Office - Professional and business office.
Recreation/Health Club - establishments engaged in operating reducing and other health clubs,
spas, and similar facilities featuring exercise and other physical fitness conditioning.
Research Laboratory - establishments engaged in scientific research or study. Must comply with
the following standards:
(1) All chemicals and pollutants and waste must be stored, used and disposed of according to
OSHA and Hazmat regulations and standards.
(2) The building must be secure from persons other than laboratory personnel.
(3) No outdoor experiments that cause hazards or excessive noise or odors shall be permitted
on site.
Utility services
Warehousing - Means the commercial storage of merchandise and personal property.
Ancillary Uses (in conjunction with and integral to a primary use)
Antennas
Screened outdoor storage - Outside storage is permitted, if approved by the City Council as part of
the site plan review, subject to being completely screened with 100 percent opaque fence and/or
landscape screening.
Showroom - showroom type display area for products stored or manufactured on-site provided that
no more than 20 percent of the floor space is used for such display and sales.
Telecommunication Towers by conditional use permit only.
Prohibited uses
. Auto related including sales and repair
. Churches
. Garden Center
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 7 of 26
. Home furnishings and equipment stores
. Home Improvement/Building Supply
. Lumber Yard
. Retail
c. Setbacks
The development is regulated by the PUD Standards. There are no minimum requirements for
setbacks on interior lot lines in the PUD zone, except as specified below. The following setbacks
shall apply:
In the PUD standards, there is the requirement for landscape buffering in addition to building and
parking setbacks.
The following building and parking setbacks shall apply:
Buffer yard, Setback
building/parking (ft.)
Error! Bookmark not defined.Galpin C, 50, 50
Blvd.
Lyman Blvd. C, 50, 50
Street A NA, 30, 10
Interior Lot Lines B,O,O
West Perimeter Lot Line (adjacent to C, 30, 10
industrial)
North Perimeter Lot Line (adjacent to D, 100, 100
residential): Buffer yard & setback
No fences shall be permitted between the required landscape buffer and arterial and collector
roads.
The PUD standard for hard surface coverage is 70 percent for office and industrial uses. Any
one site/lot can exceed the 70 percent requirement, but in no case may the entire finished
development exceed 70 percent hard surface coverage.
d. Development Standards Tabulation Box
1. Minimum Lot Dimensions
a. Lot Area = one acre
b. Frontage = 150 feet; Minimum frontage on cul-de-sac = 60 feet
c. Depth = 200 feet
2. Building Area
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 8 of 26
Building Square Footage Breakdown:
I Use I Percent Total I Square Feet I
Office 30% 105,000
Light Industrial rw arehouse 70% 245,000
Total (Maximum) 350,000
The actual use percentages and square footage totals may vary provided that the total
building square footages are not exceeded.
3. More than one (1) principal structure may be placed on one (1) platted lot.
4. Building height shall be limited to 3 stories or 4 feet.
e. Building Materials and Design
1. The PUD requires that the development demonstrate a higher quality of architectural
standards and site design.
2. All materials shall be of high quality and durable. Masonry or higher quality material shall be
used. Color shall be introduced through colored block or panels and not painted cinder block.
3. Brick may be used and must be approved to assure uniformity.
4. Block shall have a weathered face or be polished, fluted, or broken face.
5. Concrete may be poured in place, tilt-up or pre-cast, and shall be finished in stone, textured,
coated, or painted.
6. Metal siding will not be approved except as support material to one of the above materials or
curtain wall on office components or, as trim or as HV AC screen.
7. All accessory structures shall be designed to be compatible with the primary structure.
8. All roof mounted equipment shall be screened from adjacent public right-of-ways and the
project perimeter by walls of compatible appearing material or camouflaged to blend into the
building or background. Wood screen fences are prohibited. All exterior process machinery,
tanks, etc., are to be fully screened by compatible materials or landscaping.
9. The use of large unadorned, concrete panels and concrete block, or a solid wall unrelieved by
architectural detailing, such as change in materials, change in color, fenestrations, or other
significant visual relief provided in a manner or at intervals in keeping with the size, mass,
and scale of the wall and its views from public ways shall be prohibited. Acceptable
materials will incorporate textured surfaces, exposed aggregate and/or other patterning. All
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 9 of 26
walls shall be given added architectural interest through building design or appropriate
landscaping. The buildings shall have varied and interesting detailing.
10. Space for trash and recycling shall be provided in the interior of all principal structures or within
an enclosure for each lot developed in the Business Park.
11 Each building shall contain one or more pitched roof elements depending on scale and type of
building, or other architectural treatments such as towers, arches, vaults, entryway projections,
canopies and detailing to add additional interest and articulation to structures.
12. There shall be no underdeveloped sides of buildings visible from public right-of-ways. All
elevations visible from the street shall receive nearly equal treatment and visual qualities.
f. Site Landscaping and Screening
1. Landscaping along Lyman and Galpin Boulevards shall comply with buffer yard standard C.
Landscaping along the northern project perimeter shall comply with buffer yard D.
Landscaping along the westerly project perimeter shall comply with buffer yard B. All buffer
yard plantings shall be installed as part of the subdivision. Each lot must present a landscape
plan for approval with the site plan review process.
2. Storage of material outdoors is prohibited unless it has been approved under site plan review.
All approved outdoor storage must be screened with fences, walls and/or landscaping.
3. When parking lots are less than three feet above the adjacent roadway, an undulating or angular
berm or elevation change of three feet or more in height shall be installed. All required
boulevard landscaping shall be sodded.
4. Loading areas shall be screened 100 percent year round from public right-of-ways. Wing walls
may be required where deemed appropriate.
g. Signage
1. The Chanhassen West Business Park POO shall be permitted one project identification sign at
the entrance on Galpin Boulevard. The sign shall not exceed eight feet in height. A maximum
of 80 square feet of sign area shall be permitted. The project identification sign shall not be
counted against the permitted signage on an individual parcel.
2. All freestanding parcel signs shall be limited to monument signs. The sign shall not exceed
eighty (80) square feet in sign display area nor be greater than eight (8) feet in height.
3. Each property shall be allowed one monument sign per street frontage.
4. The signage will have consistency throughout the development. A common theme will be
introduced at the development's entrance monument and will be used throughout. The sign
treatment is an element of the architecture and thus should reflect the quality of the
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 10 of26
development. The signs should be consistent in color, size, and material throughout the
development.
5. Wall sign shall be permitted per city ordinance for industrial office park site.
6. All signs shall require a separate sign permit.
h. Lighting
1. Lighting for the interior of the business center should be consistent throughout the development.
2. A decorative, shoe box fixture (high pressure sodium vapor lamps) with a square ornamental
pole shall be used throughout the development area for area lighting.
3 Lighting equipment similar to what is mounted in the public street right-of-ways shall be used in
the private areas.
4. All light fixtures shall be shielded. Light level for site lighting shall be no more than 1/2 candle
at the property line. This does not apply to street lighting.
i. Alternative Access
1. Each site shall accommodate transit service within the individual development, whenever
possible.
2. Pedestrian access shall be provided from each site to the public sidewalk and trail system.
3. The developer and site users shall promote and encourage Traffic Demand Management
Strategies.
4. Each site shall provide areas for bicycle parking and storage.
5. Preferential parking shall be provided for car and van pool vehicles within each site.
SUBDIVISION REVIEW
The applicant is proposing an eight-lot office-industrial development.
LANDSCAPINGffREE PRESERVATION
Minimum requirements for landscaping include 9,082 sq. ft. of landscaped area around the
parking lot, 36 trees for the parking lot, and bufferyard plantings along all property lines. The
applicant's proposed as compared to the requirements for landscape area and parking lot trees is
shown in the following table.
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 11 of26
Required Proposed
North Prop. line 36 canopy trees 50 canopy
bufferyard D - 25' width x 72 understory trees 120 understory
1200' length 108 shrubs 180 shrubs
75% of totals shown
South property line 30 canopy trees 21 canopy trees
bufferyard C - 20' x 1000' 60 understory trees 40 understory trees
90 shrubs 60 shrubs
East property line 37 canopy trees 22 canopy trees + 16 existing
bufferyard C - 20' x 1240' trees
74 understory trees 57 understory trees
111 shrubs 42 shrubs
West property line 11 canopy trees 17 canopy trees
bufferyard B - 15' x 720' 17 understory trees 35 understory trees
75% of totals shown 27 shrubs 53 shrubs
The applicant does not meet minimum requirements for the buffer yards along the south and east
property lines. Staff recommends that bufferyard plantings be increased in these areas to meet
minimum requirements.
The applicant has saved a large portion of the existing, mature oaks on site. This preservation
will add a unique feel to the site and proved the residential neighborhood to the north an added
buffer for the development. The applicant did an excellent job fitting the design to the site.
GRADING, DRAINAGE AND EROSION CONTROL
The existing site is about 40.15 acres in size with scattered wetlands. In addition, there are three
existing buildings on the property which will have to be razed prior to any grading operations.
The current plans show buildings with proposed floor elevations from 961-966. The applicant is
now proposing to grade about 83% of the site for the new building pads, storm pond and a
proposed street ending with a cul-de-sac. The current plans propose eight lots located along the
proposed street and cul-de-sac. There are a few areas of concern with the grading plan. Staff
would like to see the applicant do a better job of matching in with the existing topography of the
site and maintain a side slope of 3: 1 maximum. The existing site drains toward the existing three
wetlands on the northwesterly and southwesterly comers and east side of the parcel. At these
elevations, stormwater from the buildings and parking lots will drain toward the proposed catch
basins and be conveyed via storm sewer system to the proposed storm pond on the southwesterly
comer of the parcel. The pond will treat the water before discharging it to the adjacent wetland.
All of the ponds are required to be designed to National Urban Runoff Program (NURP)
standards with maximum 3:1 slopes and a 10:1 bench at the NWL. The applicant is required to
meet the existing site runoff rates for the lO-year and 100-year, 24-hour storm events. Storm
sewer sizing calculations must be submitted at the time of final plat application. The storm
sewer must be sized for a 10-year, 24-hour storm event. Drainage and utility easements must be
dedicated on the final plat over the public storm drainage system including ponds, drainage
swales, and wetlands up to the 100-year flood level. The interior lot storm sewer will require
private easements to be dedicated where the sewer crosses from one lot to another.
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 12 of26
The applicant must be aware that a retaining wall structure is not allowed within the public street
right-of-way. Also, any retaining wall exceeding four feet in height must be designed by a
registered structural engineer, with approved safety fence and a building permit must be
obtained.
Erosion control measures and site restoration must be developed in accordance with the City's
Best Management Practice Handbook (BMPH). Staff recommends that the City's Type II
erosion control fence, which is a heavy duty silt fence, be used for the area adjacent to the
existing wetlands on the north and south grading limits of the site. Type I silt fence shall be used
in all other areas. A minimum 75-foot long rock construction entrance must be shown at the
entrance drive that will be utilized during construction. In addition, tree preservation fencing
must be installed at the limits of tree removal. Erosion control blankets are recommended for all
of the steep 3: 1 slopes with an elevation change of eight feet or more. All disturbed areas, as a
result of construction, must be seeded and mulched or sodded immediately after grading to
minimize erosion. The applicant should be aware that any off-site grading will require an
easement from the appropriate property owner. If importing or exporting material for
development of the site is necessary, the applicant will be required to supply the City with
detailed haul routes. A minimum 75-foot rock construction entrance must be added to the plans
at the proposed access off of Galpin Boulevard.
Storm Water Mana2ement
The proposed development is required to maintain existing runoff rates and meet NURP
standards. Storm water calculations should be submitted to ensure the proposed storm water
pond is sized adequately for the proposed development.
Easements
Drainage and utility easements a minimum of 20 feet in width should be provided over all
existing wetlands, wetland mitigation areas, buffer areas used as PVC and storm water ponds.
Erosion Control
Stable emergency overflows are needed for the proposed pond on site. The emergency
overflows should be clearly labeled on the plan and a detail is needed. The emergency overflows
can be stabilized with a turf re-enforcement mat or fabric and riprap.
Notes on the plan are needed describing timing of temporary stabilization with Type 1 mulch and
seed or erosion control blanket and seed. Timing of stabilization will vary depending upon slope
and if it is a concentrated flow area. The rate of mulch application is needed as well (2 tons per
acre, disc anchored).
All riprap/fabric at the flared end section must be installed within 24 hours of flared end section
installation.
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 13 of26
Erosion control blanket shall be installed on all slopes greater than or equal to 3: 1. All exposed
soil areas shall have temporary erosion protection or permanent cover year round, according to
the following table of slopes and time frames:
Type of Slope
Steeper than 3: 1
10:1 to 3:1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any exposed soil
areas with a positive slope to a storm water conveyance system, such as a curb and gutter system,
storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems
that discharge to a surface water.
Erosion control blanket should be specified in the swale from the flared end section to the
wetland along the west boundary of the site. The blanket specified should adequately protect the
area from designed velocity and depth of flow. The blanket and seed in the swale should be
installed within 5 days of culvert installation. Erosion control blanket is recommended for the
pond slopes from around 952 to 942 contours. All blanket on the plan should be shown as a
shaded area.
Sediment Control
Temporary sediment basins are needed prior to disturbing upslope areas. The areas of temporary
sediment basins should be labeled on the plan. A temporary outlet (e.g., a perforated riser and
rock cone) is needed for the pond; details should be provided. Temporary basins are needed in
the area of the proposed permanent storm water pond, the southeast corner of the site prior to
discharging to the culvert under Galpin Boulevard, and possibly in the northwest area of the site
to handle water runon from the north prior to discharge to the wetland.
The Wimco inlet control detail proposed will work for all curbside inlets. Any and all area inlets
or drop inlets in paved areas will need alternate controlslWimco details. The engineer should
check on alternate designs for Wimco-type inlet controls to fit the various types of inlets.
Additional inlet controls may be needed for adjacent inlets on Galpin Boulevard and Street A.
Silt fence will be needed around Outlot A along the east side between the pond the wetland.
Type 1 and Type 2 silt fence locations need to be specified on the plan. Type 2 silt fence should
be installed around all wetland areas and in the southeast corner of the site to protect the culvert
under Galpin Boulevard. The silt fence should be extended along the south side to close the gap
in the silt fence.
Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as needed.
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 140f26
Surface Water Management Fees
Water Quality Fees
Because of the impervious surface associated with this development, the water quality fees for
this proposed development are based on industrial development rates of $6,330/acre. Based on
the proposed developed area of approximately 33.87 acres, the water quality fees associated with
this project are $214,397.
Water Quantity Fees
The SWMP has established a connection charge for the different land uses based on an average
citywide rate for the installation of water quantity systems. This cost includes land acquisition,
proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage.
Industrial developments have a connection charge of $5,957 per developable acre. This results in
a water quantity fee of approximately $201,764 for the proposed development.
SWMP Credits
This project proposes the construction of one NURP pond. The applicant will be credited for
water quality where NURP basins are provided to treat runoff. This will be determined upon
review of the ponding and storm sewer calculations. Credits may also be applied to the
applicant's SWMP fees for the provision of outlet structures. The applicant will not be assessed
for areas that are dedicated outlots. No credit will be given for temporary pond areas.
At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $413,661.
Other Agencies
The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Carver County, Minnesota Pollution Control Agency (NPDES Phase II construction permit),
Minnesota Department of Natural Resources (for dewatering), Army Corps of Engineers) and
comply with their conditions of approval.
UTILITIES
Municipal sewer and water stubs are available to the site from Galpin Boulevard on the east side
of the parcel. The applicant is proposing to connect to the existing utility stubs and extend them
to the proposed lots to service the site. The sanitary and watermain lines that run within the
public street right-of-way and within the shared driveway between Lots 4 and 5 until the last
sanitary manhole will be considered a public utility line and the remaining will be considered
private utility. Additional gate valves are needed for the shared private watermain between any
two lots. Minimum 20-foot wide easements will be required over the public portion of the storm
sewer lines between Lots 2 and 3.
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 15 of26
The underlying property has been previously assessed for sewer, water and street improvements
and there is no remaining assessment due payable to the City. Since the developer will be
responsible for extending lateral sewer and water service to the lots, the sanitary sewer and water
connection charges will be waived. The sanitary sewer and water hookup charges will be
applicable for each of the new lots. The 2005 trunk hookup charge is $1,458 for sanitary sewer
and $2,955 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed
against the parcel at the time of building permit issuance.
All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Upon completion of the utility
improvements, the utilities will be turned over to the City for maintenance and ownership. The
applicant is also required to enter into a development contract with the City and supply the
necessary financial security in the form of a letter of credit or cash escrow to guarantee
installation of the improvements and the conditions of final plat approval. Permits from the
appropriate regulatory agencies will have to be obtained, including but not limited to the MPCA,
Department of Health, Watershed District, Carver County, MnDOT, etc.
STREETS
There is one public street proposed with the project. The street is proposed as a cul-de-sac
running west of Galpin Boulevard and a private shared driveway between Lots 4 and 5. The
applicant is proposing the paved streets to be 32-feet wide with a 60-foot wide right-of-way and
a 46-foot cul-de-sac paved radius. The applicant must be aware that the City's standard
commercial street pavement width is 36-foot wide from back-of-curb to back-of-curb and the
cul-de-sac must be 48-foot in radius. Staff is fine with the 24-foot wide shared driveway
between Lots 4 and 5. The developer will be required to submit inspection/soil reports certifying
that the private streets were built to a 7-ton design.
The proposed development lies west of Galpin Boulevard (CSAH 19) and north of Lyman
Boulevard (CSAH 18), A-Minor Expander Arterials as identified on SRF Consulting Group
Incorporated's Functional Classification Map. Proposed access to the site will be from Galpin
Boulevard, which aligns with Stone Creek Drive, an existing local street extending east of Galpin
Boulevard. Staff has researched the feasibility to move the proposed site access from Galpin
Boulevard to Lyman Boulevard in response to citizens' requests. Due to wetland conditions,
access to Lyman Boulevard would be 1,000 feet west of Galpin Boulevard.
Carver County has identified Lyman Boulevard as a regional east-west collector with limited
access; therefore, Staff recommends that the access to Chanhassen West Business Park remain at
the Galpin Boulevard/Stone Creek Drive intersection. This recommendation is also consistent
with Section 18-57 of the City Code, which states that "access to arterial streets shall be at
intervals of not less than one-fourth mile [1,320 feet] and through existing and established
crossroads" .
SRF Consulting Group, Inc. analyzed the 2020 transportation system in conjunction with the
City's 2020 Comprehensive Plan. SRF's forecasted 2020 traffic volume for Galpin Boulevard
was based on the 2020 Land Use Map and the construction of the new Trunk Highway 212. The
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 16 of26
proposed land use of the Chanhassen West Business Park is consistent with the 2020 land use
used in SRF's traffic analysis. SRF's report does not identify a need to upgrade Galpin
Boulevard by the year 2020.
Right turn lanes for north and southbound traffic exist at the Galpin Boulevard intersection with
Stone Creek Road and the proposed site access. The developer must submit an access permit to
Carver County Public Works for the proposed connection to Galpin Boulevard. As stipulated by
the Assistant County Engineer, the developer must submit information on proposed turn lanes
with the permit application.
Staff has concerns of movements of truck traffic accessing off Galpin Boulevard to Lots 1 and 8
being too close. Staff recommends increasing the access width to 44 feet to create a three-lane
access off Galpin Boulevard and increase the turning curb radius. Also, relocate Lots 1 and 8
easterly accesses further to the west and re-align them opposite of each other.
The applicant should be aware that, in commercial districts, six-foot wide sidewalks are required
and the parking driveway aisle must be 26-feet wide. Cross-access easements will be obtained
for the shared driveways and recorded against the lots.
PARKS AND RECREATION
PARKS
The proposed Chanhassen West Business Park is situated within the park service areas of Stone
Creek Park and the Chanhassen Nature Preserve. Stone Creek Park is a seven-acre
neighborhood park located across Galpin Boulevard. Amenities at the park include a sliding hill,
basketball court, playground, benches and trails. The Chanhassen Nature Preserve is a lOO-acre
natural area featuring both wetland and upland areas and a comprehensive pedestrian trial
system.
TRAILS
An existing section of the city's Comprehensive Trail Plan parallels the eastern border of the
subject property. Future plans call for a pedestrian trail on the north side of Lyman Boulevard.
Care should be taken to protect sufficient right-of-way for this future improvement.
MISCELLANEOUS
As part of the future development of the site, the applicant should be aware of the following:
Each site will require a separate site plan review.
Drive aisle widths are 26 feet wide, not 24.
The buildings are required to have an automatic fire extinguishing system.
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 17 of26
The plans must be prepared and signed by design professionals licensed in the State of
Minnesota.
The location of property lines will have an impact on the code requirements for the proposed
buildings, including but not limited to; allowable size and fire-resistive construction. The plans
as submitted do not have the information necessary to determine compliance at this time.
The owner and or their representative shall meet with the Inspections Division as soon as
possible to discuss property line issues as well as plan review and permit procedures.
WETLANDS
Existing Wetlands
Eight Ag/Urban wetlands exist on-site and were delineated by Earth Science Associates, Inc. in
October 2004. The wetlands on-site are generally highly disturbed and/or incidental as a result
of the site being used historically as agricultural land and a contractor's yard.
Basin F 1-30 (Wetland B) is a Type 2/3 wetland located in a farm field in the eastern portion of
the property. The wetland is dominated by reed canary grass, smartweed and cattail. The
hydrology of the wetland is affected by drain tile. The applicant is proposing to fill the wetland.
The total proposed impact to Basin F 1-30 is 19,166 square feet (0.44 acres).
Basin F 31-34 was included in the delineation, but has been found to be non-wetland. A no loss
determination should be completed for Basin F 31-34.
Basin F 35-50 is a Type 2 wetland located in the northwest comer of the property. The wetland
is dominated by reed canary grass, stinging nettle and black willow. No impact is proposed to
Basin F 35-50.
Basin F 51-80 N is a Type 2 wetland located in the southwestern portion of the property. The
wetland is dominated by reed canary grass, stinging nettle and black and sandbar willow. The
applicant is proposing to fill this wetland; however, it is an incidental wetland and is therefore
exempt under MR 8420.0122 Subp. 5C. An exemption request should be completed for Basin F
51-80 N.
Basin F 51-80 S is a Type 4 wetland located in the southwestern portion of the property. The
wetland is dominated by cattail. No impact is proposed to Basin F 51-80 S.
Basin F 81-86 (Wetland D) is a Type 2 wetland located in the south central portion of the
property. The wetland is dominated by reed canary grass. The applicant is proposing to fill this
wetland. The total proposed impact to Basin F 81-86 is 3,920 square feet (0.09 acres).
Basin F 87-90 (Wetland C) is a Type 2 wetland located in the south central portion of the
property. The wetland is dominated by reed canary grass. The applicant is proposing to fill this
wetland. The total proposed impact to Basin F 87-90 is 2,178 square feet (0.05 acres).
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 18 of26
Basin F 91-97 is a Type 2 wetland located in the south central portion of the property. The
wetland is dominated by reed canary grass. The applicant is proposing to fill this wetland;
however, it is an incidental wetland and is therefore exempt under MR 8420.0122 Subp. Sc. An
exemption request should be completed for Basin F 91-97.
On December 30, 2004, City staff conducted an on-site review of the wetland delineation. The
wetland boundaries shown on the plans are consistent with staff recommendation.
Another wetland basin (Wetland A) is shown on the plans. This area was not identified in
conjunction with the Earth Science Associates delineation. Upon review of the soil survey,
National Wetland Inventory, aerial photography of the area and an on-site investigation of the
basin on July 8, 200S, it has been determined that the wetland is incidental and is therefore
exempt under MR 8420.0122 Subp. Sc. An exemption request should be completed for Wetland
A.
Wetland Replacement
Wetland replacement must occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420). A Minnesota Local/State/Federal Application Form for
W ater/W etland Projects (Parts I and II) should be submitted for the proposed project. The
application should include sequencing discussions and sequencing flexibility requests, if
applicable. The applicant must receive approval of a wetland replacement plan prior to or
concurrent with final plat approval and prior to wetland impacts occurring.
A five-year wetland replacement monitoring plan should be submitted. The replacement
monitoring plan should include a detailed management plan for invasive non-native species,
particularly purple loosestrife and reed canary grass. The plans should show fixed photo
monitoring points for the replacement wetland. The applicant should provide proof of recording
of a Declaration of Restrictions and Covenants for Replacement Wetland.
Several corrections must be made to the Wetland Mitigation Plan (sheet 10 of 13):
1. Wetland A is shown as an impact area. Upon finalization of exemption paperwork,
mitigation will not be required for this wetland;
2. Wetland C (Basin F 87-90) is O.OS acres in area; and
3. Wetland D (Basin F 81-86) is 0.09 acres in area.
A wetland buffer 16.S to 20 feet in width (with a minimum average of 16.S feet) must be
maintained around all wetlands and proposed wetland mitigation areas. Wetland buffer areas
should be preserved, surveyed and staked in accordance with the City's wetland ordinance. The
applicant must install wetland buffer edge signs, under the direction of City staff, before
construction begins and must pay the City $20 per sign. All structures (including parking lots)
should maintain a 40-foot setback from the edge of the wetland buffer.
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 19 of26
The applicant must submit a letter of credit equal to 110% of the cost of the wetland creation
(induding grading and seeding) to ensure the design standards for the replacement wetland are
met. The letter of credit should be effective for no less than five years from the date of final plat
approval. The applicant should submit a cost estimate for wetland creation (induding grading
and seeding) so the City can calculate the amount of the wetland creation letter of credit.
COMPLIANCE TABLE
Area (SQ. ft.) Frontage (ft.) Depth (ft.) Notes
Code 43,560 150 200
Lot 1 166,233 328 354
Lot 2 144,036 238 354
Lot 3 124,349 329 350 Wetland setback
Lot 4 219,215 35 # 380 Wetland setback
Lot 5 156,190 75 @ 404 Wetland setback
Lot 6 257,813 80@ 460 North buffer yard
Lot 7 82,385 205 366
Lot 8 97,843 328 368
Outlot A 180,643 Ponding and
wetland
mitigation
Outlot B 92,577 Wetland
Outlot C 165,365 Preserved
woodlands
ROW 62,069 1.42 acres
Total 1,748,718 40.15 acres
# Lot must be revised to meet the minimum 60 feet frontage on cul-de-sac.
@ Exceeds the 60 feet frontage on cul-de-sac.
RECOMMENDA TION
Staff recommends that the Planning Commission adopt the following three motions and adoption
of the attached findings of fact and recommendation:
A. "The Chanhassen Planning Commission recommends rezoning of the property located within
the Chanhassen West Business Park from Agricultural Estate District (A-2) to Planned Unit
Development (PUD) incorporating the development design standards contained within this staff
report based on the findings of fact attached to the report."
B. "The Chanhassen Planning Commission recommends approval of the Preliminary Plat for
Chanhassen West Business Park, plans prepared by Schoell & Madson, Inc., dated June 17,2005,
based on the findings of fact attached to the report and subject to the following conditions:
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 20 of 26
1. Applicant shall increase landscape plantings in the south and east property line bufferyards to
meet minimum requirements. A revised landscape plan shall be submitted before final
approval.
2. Tree protection fencing shall be installed prior to any construction activities. Fencing shall
remain in place until construction is completed.
3. All trees shown as preserved on plans dated 6/17/05 shall be protected. Any trees damaged
or removed shall be replaced at a rate of 2: 1 diameter inches.
4. Wetland replacement shall occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420). A Minnesota Local/State/Federal Application Form for
W ater/W etland Projects (Parts I and II) shall be submitted for the proposed project. The
application shall include sequencing discussions and sequencing flexibility requests, if
applicable. The applicant must receive approval of a wetland replacement plan prior to or
concurrent with final plat approval and prior to wetland impacts occurring.
5. A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) shall be
maintained around all wetlands and proposed wetland mitigation areas. Wetland buffer areas
shall be preserved, surveyed and staked in accordance with the City's wetland ordinance. The
applicant shall install wetland buffer edge signs, under the direction of City staff, before
construction begins and must pay the City $20 per sign. All structures (including parking lots)
shall maintain a 40-foot setback from the edge of the wetland buffer.
6. The applicant shall submit a letter of credit equal to 110% of the cost of the wetland creation
(including grading and seeding) to ensure the design standards for the replacement wetland
are met. The letter of credit shall be effective for no less than five years from the date of
final plat approval. The applicant shall submit a cost estimate for wetland creation (including
grading and seeding) so the City can calculate the amount of the wetland creation letter of
credit.
7. The proposed development shall maintain existing runoff rates and meet NURP standards.
Storm water calculations shall be submitted to ensure the proposed storm water pond is sized
adequately for the proposed development.
8. Stable emergency overflows shall be provided for the proposed pond on site. The emergency
overflows shall be clearly labeled on the plan and a detail is needed. The emergency
overflows may be stabilized with a turf re-enforcement mat or fabric and riprap.
9. Notes on the plan describing timing of temporary stabilization with Type 1 mulch and seed
or erosion control blanket and seed shall be included. The notes shall include timing of
stabilization as well as the rate of mulch application (2 tons per acre, disc anchored).
10. All riprap/fabric at the flared end section shall be installed within 24 hours of flared end
section installation.
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 21 of 26
11. Erosion control blanket shall be installed on all slopes greater than or equal to 3: 1. All
exposed soil areas shall have temporary erosion protection or permanent cover year round,
according to the following table of slopes and time frames:
Tvpe of Slope
Steeper than 3: 1
10:1 to 3:1
Flatter than 10: 1
Time
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any exposed
soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter
system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man
made systems that discharge to a surface water.
12. Erosion control blanket shall be specified in the swale from the flared end section to the
wetland along the west boundary of the site. The blanket specified shall adequately protect
the area from designed velocity and depth of flow. The blanket and seed in the swale shall
be installed within 5 days of culvert installation. Erosion control blanket is recommended for
the pond slopes from around 952 to 942 contours. All blanket on the plan shall be shown as
a shaded area.
13. Temporary sediment basins shall be installed prior to disturbing upslope areas. The areas of
temporary sediment basins shall be labeled on the plan. A temporary outlet (e.g., a
perforated riser and rock cone) shall be provided for the pond; details should be provided.
Temporary basins shall be constructed in the area of the proposed permanent storm water
pond, the southeast comer of the site prior to discharging to the culvert under Galpin
Boulevard, and possibly in the northwest area of the site to handle water runon from the
north prior to discharge to the wetland.
14. Any and all area inlets or drop inlets in paved areas shall be protected with alternate
controls/Wimco details. The engineer shall research and provide alternate designs for
Wimco-type inlet controls to fit the various types of inlets.
15. Additional inlet controls shall be provided for adjacent inlets on Galpin Boulevard and Street
A.
16. Silt fence shall be installed around Outlot A along the east side between the pond the
wetland.
17. Type 1 and Type 2 silt fence locations shall be specified on the plan. Type 2 silt fence shall
be installed around all wetland areas and in the southeast comer of the site to protect the
culvert under Galpin Boulevard. The silt fence shall be extended along the south side to
close the gap in the silt fence.
18. Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as-needed.
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 22 of 26
19. The estimated total SWMP fee, due payable to the City at the time of final plat recording, is
$413,661.
20. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Carver County, Minnesota Pollution Control Agency (NPDES Phase IT construction permit),
Minnesota Department of Natural Resources (for dewatering), Army Corps of Engineers) and
comply with their conditions of approval.
21. In lieu of parkland dedication and trail construction, full park fees shall be collected at the
rate in force at the time of final plat for the proposed Chanhassen West Business Park. At
current rates, the park fee would total $359,500 (35.95 x $10,000 per acre).
22. A demolition permit must be obtained before beginning demolition of any existing structures.
23. Retaining walls over four high must be designed by a professional engineer and a permit
must be obtained prior to construction.
24. Provide a water service for Lot 6.
25. A lO-foot clear space must be maintained around fire hydrants i.e., street lamps, trees,
shrubs, bushes, Xcel Energy, Qwest, cable TV and transformer boxes. This is to ensure that
fire hydrants can be quickly located and safely operated by firefighters. Pursuant to
Chanhassen City Ordinance #9-1.
26. Fire apparatus access roads and water supplies for fire protection is required to be installed.
Such protection shall be installed and made serviceable prior to and during the time of
construction except when approved alternate methods of protection are provided.
27. The new proposed street will be required to have a street name. Submit proposed street name
to Chanhassen Building Official and Chanhassen Fire Marshal for review and approval.
28. No burning permits will be issued for trees to be removed. Trees and shrubs must either be
removed from site or chipped.
29. Fire apparatus access roads shall be designed and maintained to support the imposed load of
fire apparatus and shall be surfaced so as to provide all weather driving capabilities.
Pursuant to Minnesota Fire code Section 503.2.3.
30. Temporary street signs shall be installed on street intersections when construction of a new
roadway allows passage be vehicles. Pursuant to 2002 Minnesota fire code Section 501.4.
31. Prior to final platting, storm sewer design data will need to be submitted for staff review.
Depending on the size of the drainage area, additional catch basins may be required at that
time. The storm sewer will have to be designed for a lO-year, 24-hour storm event.
Drainage and utility easements will need to be dedicated on the final plat over the public
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 23 of 26
storm drainage system including storm water ponds, drainage swales, emergency overflows,
access routes for maintenance, over all existing wetlands, wetland mitigation areas, and
buffer areas used as PVC. The minimum easement width shall be 20 feet wide.
32. The interior lot storm sewer will require private easements to be dedicated where the sewer
crosses from one lot to another.
33. Private utility easements are required for the sanitary sewer and water lines that serve Lot 4
but go through Lot 5.
34. The sanitary sewer and water hookup charges will be applicable for each of the new lots.
The 2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain.
Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the
time of building permit issuance.
35. On the site plan:
a. Revise the cul-de-sac pavement radius to 48 feet.
b. Revise the parking driveway aisle from 24 feet to 26 feet wide.
c. Revise the public street width from 32 feet to 36 feet wide.
d. Increase the full access width off Galpin Boulevard to 44 feet and create three
lane access.
e. Shift Lots 1 and 8 easterly access further toward the west and realign the across
each other.
f. Show at least one, 6-foot wide, side walk along the public street.
g. Show the access off Galpin Boulevard turning curb radius.
h. Realign lot 5 access perpendicular to the shared driveway.
1. Show street lights.
J. Show handicap parks and ramps.
36. On the grading plan:
a. Extend silt fence type between the storm pond and Outlot A. Silt fence Type II
must be used adjacent to wetlands and storm pond.
b. Revise contour lines to match 3:1 maximum slope and tie the proposed contour
lines with the existing contours for Lots 4,5, south of Lot 2 and northeast of Lot
1.
c. Show the proposed contour lines for Lot 6.
d. Show all retaining walls top and bottom elevations.
e. Show all emergency overflows (EOF). The EOF must be 1.5' lower than the
adjacent lowest floor.
f. Revise Lot 6 parking slope to 0.7% minimum.
g. Add a note to remove any existing structure and access off Galpin Boulevard and
all disturbed areas, as a result of construction, must be seeded and mulched or
sodded immediately after grading to minimize erosion.
h. Show 75-foot minimum construction rock entrance.
1. No retaining walls structure is allowed within public street and/or public utility
easements, revise accordingly.
Chanhassen West Business Park
Planning Case 05-23
July 19, 2005
Page 24 of 26
J. Show 20-foot utility easement for the storm sewer between Lots 2 and 3
37. On the utility plans:
a. Show all existing and proposed drainage and utility easements.
b. Show the proposed sanitary and storm sewer stubs inverts.
c. Add storm sewer schedule.
d. Public storm sewer pipe type must be RCP and 15-inch minimum diameter.
e. The last street accessible storm manhole (STMH#2) must be built with a sump.
f. Revise sanitary sewer pipe from DIP to PVC-C900.
g. On the utility profile show all sewer and pipe crossings.
h. Minimum vertical separation must be 18 inches between watermain and sewer.
1. Call out watermain fittings
38. Any retaining wall over four feet in height must be designed by a registered Civil Engineer in
the state of Minnesota with an approved safety fence on top of it. Also, it will require a
building permit from the Building Department.
39. Add the following City of Chanhassen Detail Plate Nos. 1002,2109,21102204,3104,3109,
5201,5205,5214 and 5215.
40. Prior to final plat approval, a professional civil engineer registered in the state of Minnesota
must sign all plans.
41. All of the ponds are required to be designed to National Urban Runoff Program (NURP)
standards with maximum 3:1 slopes and a 10:1 bench at the NWL.
42. Cross-access easements for the shared driveway accesses must be obtained and recorded
against the lots for each of the entrance drives.
43. Any off-site grading will require easements from the appropriate property owner.
44. Public utility improvements will be required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. Detailed construction plans and
specifications will be required at the time of final platting. The applicant will also be
required to enter into a development contract with the City and supply the necessary financial
security in the form of a letter of credit or cash escrow to guarantee installation of the
improvements and the conditions of final plat approval. The applicant must be aware that all
public utility improvements will require a preconstruction meeting before building permit
issuance. Permits from the appropriate regulatory agencies must be obtained, including but
not limited to the MPCA, Department of Health, Watershed District, Carver County,
MnDOT, etc.
45. If importing or exporting material for development of the site is necessary, the applicant will
be required to supply the City with detailed haul routes and traffic control plans. The
applicant should be aware that any off-site grading will require an easement from the
Chanhassen West Business Park
Planning Case 05-23
July 19,2005
Page 25 of 26
appropriate property owner.
46. All private streets are required to have 24-foot wide paved streets from back-of-curb to back-
of-curb, be built to a 7-ton design and contained within a 40-foot wide private easement. At
the completion of the project, the developer will be required to submit inspection/soil reports
certifying that the private streets were built to a 7-ton design.
47. Six-foot wide sidewalks are required.
48. All plans must be signed by a registered engineer in the state of Minnesota.
49. All of the proposed building pads must have a rear yard elevation at least three feet above the
HWL of the adjacent ponds.
50. Installation of the private utilities for the site will require permits and inspections through the
City's Building Department.
51. Comply with Carver County memo dated June 28, 2005 and revise the plans accordingly.
52. Revise plan sheet size to 24 x 36 using scale 50."
c. "The Chanhassen Planning Commission recommends approval of the Wetland Alteration
Permit to fill and alter wetlands within the development, plans prepared by Schoell & Madson, Inc.,
dated June 17, 2005, subject to the following conditions:
1. A no loss determination shall be completed for Basin F 31-34.
2. Exemption requests shall be completed for Basins F 51-80 N, Basin F 91-97 and Wetland A.
3. Wetland replacement shall occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420). A Minnesota LocallState/Federal Application Form for
W ater/W etland Projects (Parts I and II) shall be submitted for the proposed project. The
application shall include sequencing discussions and sequencing flexibility requests, if
applicable. The applicant must receive approval of a wetland replacement plan prior to or
concurrent with final plat approval and prior to wetland impacts occurring.
4. A five-year wetland replacement monitoring plan shall be submitted. The replacement
monitoring plan shall include a detailed management plan for invasive non-native species,
particularly purple loosestrife and reed canary grass. The plans shall show fixed photo
monitoring points for the replacement wetland. The applicant shall provide proof of
recording of a Declaration of Restrictions and Covenants for Replacement Wetland.
5. Several corrections must be made to the Wetland Mitigation Plan (sheet 10 of 13):
a. Wetland A is shown as an impact area. Upon finalization of exemption
paperwork, mitigation will not be required for this wetland;
Chanhassen West Business Park
Planning Case 05-23
July 19,2005
Page 26 of 26
b. Wetland C (Basin F 87-90) is 0.05 acres in area; and
c. Wetland D (Basin F 81-86) is 0.09 acres in area.
6. A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) shall be
maintained around all wetlands and proposed wetland mitigation areas. Wetland buffer areas
shall be preserved, surveyed and staked in accordance with the City's wetland ordinance. The
applicant shall install wetland buffer edge signs, under the direction of City staff, before
construction begins and must pay the City $20 per sign. All structures (including parking lots)
shall maintain a 40-foot setback from the edge of the wetland buffer.
7. The applicant shall submit a letter of credit equal to 110% of the cost of the wetland creation
(including grading and seeding) to ensure the design standards for the replacement wetland
are met. The letter of credit shall be effective for no less than five years from the date of
final plat approval. The applicant shall submit a cost estimate for wetland creation
(including grading and seeding) so the City can calculate the amount of the wetland creation
letter of credit.
8. Drainage and utility easements a minimum of 20 feet in width shall be provided over all
existing wetlands, wetland mitigation areas, buffer areas used as PVC and storm water
ponds.
9. Silt fence shall be installed around Outlot A along the east side between the pond the
wetland.
10. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Carver County, Minnesota Pollution Control Agency (NPDES Phase II construction permit),
Minnesota Department of Natural Resources (for dewatering), Army Corps of Engineers) and
comply with their conditions of approval."
ATTACHMENTS
1. Findings of Fact.
2. Development Review Application.
3. Reduced Copy Existing Conditions.
4. Reduced Copy Preliminary Plat.
5. Reduced Copy Preliminary Site Plan.
6. Reduced Copy Wetland Mitigation Plan.
7. Reduced Copy Concept Landscape Plan.
8. Memo from Bill Weckman (Carver County) to Robert Generous dated 6/28/05.
9. Letter from Pete May (Sprint) to Robert Generous dated 6/23/05.
10. Public Hearing Notice and Affidavit of Mailing.
g:\plan\200S planning cases\OS-23 chanhassen west business park\staff report preliminary pud.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
INRE:
Application of Eden Trace Corp. for a Rezoning of property from A2, Agricultural Estate
District, to POO, Planned Unit Development for an Office-Industrial Park, Subdivision approval
for eight lots, three outlots and associated right-of-way, and a Wetland Alteration permit to fill
and grade wetlands on site - Chanhassen West Business Park.
On July 19, 2005, the Chanhassen Planning Commission met at its regularly scheduled meeting
to consider the application of Eden Trace Corp. for rezoning, preliminary plat approval and
wetland alteration permit for the referenced property. The Planning Commission conducted a
public hearing on the proposed development preceded by published and mailed notice. The
Planning Commission heard testimony from all interested persons wishing to speak and now
makes the following:
FINDINGS OF FACT
1. The property is currently zoned A2, Agricultural Estate District.
2. The property is guided in the Land Use Plan for Office/Industrial use.
3. The legal description of the property is: (see Exhibit A)
4. The Subdivision Ordinance directs the Planning Commission to consider seven possible
adverse affects of the proposed subdivision. The seven (7) affects and our findings regarding
them are:
a. The proposed subdivision is consistent with the zoning ordinance;
b. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
c. The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water
drainage are suitable for the proposed development;
d. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
e. The proposed subdivision will not cause environmental damage;
1
f. The proposed subdivision will not conflict with easements of record; and
g. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
1. Lack of adequate storm water drainage.
2. Lack of adequate roads.
3. Lack of adequate sanitary sewer systems.
4. Lack of adequate off-site public improvements or support systems.
5. The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse affects
of the proposed amendment. The six (6) affects and our findings regarding them are:
a. The proposed action has been considered in relation to the specific policies and provisions of and
has been found consistent with the official City Comprehensive Plan.
b. The proposed use is compatible with the present and future land uses of the area.
c. The proposed use conforms with all performance standards contained in the Zoning Ordinance.
d. The proposed use will not tend to or actually depreciate the area in which it is proposed.
e. The proposed use can be accommodated with existing public services and will not overburden
the city's service capacity.
f. Traffic generation by the proposed use is within capabilities of streets serving the property.
6. The planning report #05-23 dated July 19, 2005, prepared by Robert Generous, et ai, is
incorporated herein.
RECOMMENDA TION
The Planning Commission recommends that the City Council approve the preliminary
Planned Unit Development, Preliminary Plat and Wetland Alteration permit.
ADOPTED by the Chanhassen Planning Commission this 19th day of July, 2005.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
g:\plan\2005 planning cases\05-23 chanhassen west business park\findings of fact chan w business park. doc
2
EXHIBIT A
DESCRIPTlON~
That part of the ram Holf (E 1/2) of the Southeost Quarter (SE
1/4). Section 16. Township 116 North, Range 23 West. which lies
South of tho NQrth 1066.41 fe~ westerty of the centerline of
County State Aid Highway No. 19. ond North of th~ South 100.00
feet;, AlSO '"
Thot part of the Southwest Quartet of ~ SoLlthwest Quarter of
Section 15, Township 116 North, Range 23 West, lying westerly of
the centerline of County state Aid Highway No.. 19 god no~
..of the centerfine of Counf:y stote Aid HighWay No. 18. Said
property being'subject to easement for roodwOy PUfposes for
coun1;y State Aid Hig~woy 19 and Count;y State Aid Highway 1S.
,,"
Planning Case No. OS -;2.3
CITY OF CHANHASSEN
7700 Market,Boulevard - P.O. Box 147
Chanhassen, MN 55317- (952) 227-1100
CITY OF CHANHASSEN
RECEIVED
.i: .. _ _.. .,'
DEVELOPMENT REVIEW APPLICATION
'JUN 1 7 2005
PLEASE PRINT .
Applicant Name al)d Address:
-E-d~ \~ ~-rF
R l S' 6 Ma. U. t) "'1 G. tA. rt"
(/NL.,..1n. t),. ~ re."" M. N S S" 'J ''7
Contact: ~(J,t/Jt. ()A.d.t.1 hJ.
Phone: trz"l'f-ontt. Fax: 36/- 077.,'5
Email: (JAde' e ~ (.. c..o,^,,-
CHANHASSEN PLANNING DEPT
Owner Name and Address: ;
i)()fLfY1;Yr~~ t~f#J&e.rh<p
f? () - 'i3D)t &.-SG7
C-Au-nAus (.eq t?1/V S-.53/7
Contact: PA-t-tJ1ih1M'
Phone: <t~-CfAJ~17~~ Fax: 7~-S'2a~ 0:,3?
Email: Pl'hcYNj e'.,f (I!l /'heAr,' .~
Comprehensive Plan Amendment
Temporary Sales Permit
Conditional Use Permit
Vacation of Right-of-Way/Easements
Interim Use Permit
Variance
Non-conforming Use Permit
K
Wetland Alteration Permit
/
275.06
x
Plann~d Unit Development*.' ~ f 5(.)
Zoning Appeal
~_ Rezoning.
Zoning Ordinance Amendment
Sign Permits
Sign Plan Review
\ 75 Notification Sign** - $75 + $100 Damage Deposit
X Escrow for Filing Fees/Attorney Cost***
.in~~~ACNAR/WAP/Metes & Bounds
TOTAL FEE $ ...;1 .'1t;Q,~~
Site Plan Review*
. /
* Subdivision* 72.0 (foOO-+- IS'f..~ Itr\s)
An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant prior to
the public hearing. '
* Twenty-six (26) full-size folded copies of the plans must be submitted, including an 8%" X~11" reduced copy for each planshMt
along with a diQital copy in TIFF-Group 4 (*.tif) format.
** Applicant to obtain notification sign from City of Chanhassen Public Works at 1591 Park Road and install upon submittal of
completed application. $100 damage deposit to be refunded to applicant when sign is returned following City Council approval. .
*** Escrow will be required for other applications through the development contract.
afi;;~;r.~,;~_;)~
Building material samples must be submitted with site plan reviews.
NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application.
tcANNeo
PROJECT NAME: CJNll\ la "5 S~^
LOCATION: Galp\"", 6\vJ. ~
LEGAL DESCRIPTION:
We,.{ B,^"$\I\-E! "S-
Ly kQ,,,\ 6l \I'd .
fOv/1L
~t..J/() ~o. \pif\tslvrl
TOTAL ACREAGE:
5e ~t.{ of. tL SF jI\f
LfO. (5
,K
<JP- S-ev(-lc.",
tb .
,
'/. I (b I... t "3
I
a lI'(,tv ~ , ~t.4.'J~
WETLANDS PRESENT:
YES
NO
PRESENT ZONING: .
REQUESTED ZONING:
P Ii /J
'v'
PRESENT LAND USE DESIGNATION:
REQUESTED LAND USE DESIGNATION:
REASON FOR REQUEST:
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information
and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the
Planning Department to determine the specific ordinance and procedural requirements applicable to your application.
A determination of completeness of the application shall be made within 15 business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within 15 business days of application.
This is to certify that I am 'making application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership
(either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application.
I will keep myself informed. of the deadlines for submission of material and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc.. with an estimate prior to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
my knowledge.
~~
Signature of Applicant
lcf?/vs-
Date
m~P%4
Signature of Fee Owner
UI1(()~
. Date
$CAHKEO
GlIW<ltC/i"an\formS\Development Review Application.DOC
Rev. 4/05
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CARVER COUNTY PUBLIC WORKS
T<l
11360 Highway 212 West
P.O. Box 300
Cologne, MN 55322-0300
Phone (952) 466-5200 Fax (952) 466-5223
Administration
Parks
Engineering
Highway Maintenance
Equipment Maintenance
Surveying & Mapping
()ItrJer Cuunty
18JJ - 2005
To:
From:
Subject:
Robert Generous, Senior Planner, City of Chanhassen
Bill Weckman, Assistant County Engineer Ilnll)
Request for Rezoning \?~UU'
Chanhassen West Business Park (05-23)
RECEIV!'D
JUl - 52005
CITY OF CHANHASSEN
June 28, 2005
We have reviewed the information regarding the Chanhassen West Business Park preliminary
plat transmitted to Carver County by your memorandum dated June 20, 2005. These
comments are based on that review. Further comments may be necessary as the plans
progress.
1. Right-of-way widths listed in the Eastern Carver County Transportation Study for
roadways functionally classified as "A" Minor Arterials:
Urban Undivided
2-lane Roadway
Minimum Recommended
1 00' 110'
Rural Undivided
2-lane Roadway
Minimum Recommended
120' 150'
Urban Undivided
4-lane Roadway
Minimum Recommended
100' 120'
Rural Undivided
4-lane Roadway
Minimum Recommended
140' 170'
CSAH 18 (Lyman Blvd.) and CSAH 19 (Galpin Blvd.) are functionally classified as "A"
Minor Arterial roadways in the Carver County Transportation Study. The preliminary plat
needs to be reviewed to determine if the corridor shown on the plat will meet the needs
for a future urban roadway. Presently Lyman Boulevard is a rural roadway in this
location.
2. An access permit will be required from Carver County for the proposed access onto
CSAH 19 (Galpin Blvd.) The information received did not include any information on
proposed turn lanes, channelization, etc. to accommodate this access. That detail will
be needed for the access application.
3. Any public utility lines that are to be installed within the County Road 18 or19 right-of-
way are subject to the utility permit requirements of Carver County.
4. Any proposed grading and installation of drainage structures within the right-of-way of
County Road 18 or 19 is subject to review and approval of Carver County. Carver
County has concern about the closeness of the proposed pond to the CSAH 18 right of
way. This area has many deep peat soil deposits. Has is been verified that this pond
excavation will not jeopardize the existing road structure?
Reconstruction of CSAH 18 is planned for the near future. Will this pond accommodate
runoff and ponding needs from CSAH 18?
5. Development activities (including the installation of both public and private utilities
needed to serve the development site) that result in any disturbance of the highway
right-of-way (including tree removal, trench settlements, erosion, and sediment deposits)
need to be completed in a manner that leaves the right-of-way in "as good or better
condition" than what existed prior to construction. It is requested that the city include a
provision in the developer's agreement that requires the developer to be ultimately
responsible for the final condition of the county highway right-of-way. A clear
understanding of this responsibility will result in fewer project oversight problems for both
the county and the city.
6. Any trees or landscaping completed within the right-ot-way must be approved by Carver
County. When locating shrubs and trees, consideration should be given to maintaining
an acceptable sight distance at the CR 19 intersection. Any trees or shrubs overhanging
into the right-ot-way could be subject to trimming tor satety or overhead utility
consideration.
7. As this area develops, traffic volumes will increase. Carver County considers any
potential noise abatement improvements to be the responsibility of the developer.
Thank you for the opportunity to comment on this proposed plat.
~Sprint
343 E. 82nd Street
Chaska, MN 55318-2354
June 23, 2005
Robert Generous
City of Chanhassen
7700 Market Boulevard
P.O. Box 147
Chanhassen, MN. 55317
Re: Planning Case # 05-23 "Chanhassen West Business Park"
The purposed business park is served by two telephone companies. The western half is served by Sprint
with the eastern half served by Qwest. Sprint is working with Qwest to establish a boundary to determine
who will provide service to which lots. According by the existing plan lots 1,2,6,7 and 8 would be served by
Qwest with lots 4 and 5 served by Sprint with lot 3 to be determined.
If you have any question regarding this application, please feel free to contact me at 952-448-8354.
Sincerely
'-)--.?
J~~ /': /?l~.
Pete May /
Network Engineer I
Sprint of Minnesota, Inc.
gCt\'!tQ
4: If;Jf;J'-J
jU~ ~'. \-\~SSEN
C\-\,...N
C\\'fQr
CITY OF CHANHASSEN
AFFIDA VIT OF MAILING NOTICE
STATE OF MINNESOTA)
) ss.
COUNTY OF CARVER )
I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on
Thursday, July 7, 2005, the duly qualified and acting Deputy Clerk of the City of Chanhassen,
Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public
Hearing for Chanhassen West Business Park Rezoning, Planned Unit Development,
Preliminary Plat Approval and Wetland Alteration Permit - Planning Case No. 05-23 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' /I~' day of .:r;: 1. I d , 2005.
- I
~~: ~.]/j~~
- Notary blic
Wt/WIIWtNtMJ
KIM t ME:UWISSEN
Notary Public-Minnesota
My Commission Expires Jan 31, 2010
8f;ANNED
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Disclaimer
This map is neither a legaUy recorded map nor a survey and is not intended to be used as one. This
map is a compilation of records, information and data located in various city, county, state and federal
offices and other sources regarding the area shown, and is to be used for reference purposes only.
The City does not warrant that the Geographic Information System (GIS) Data used to prepare this
map are error free, and the City does not represent that the GIS Data can be used for navigational,
tracking or any other purpose requiring exacting measurement of distance or direction or precision in
the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107.
The preceding disclaimer is provided pursuant to Minnesota Statutes !j466.03, Subd. 21 (2000), and
the user of this map acknowledges that the City shaU not be liable for any damages, and expressly
waives aU claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims
brought by User, its employees or agents, or third parties which arise out of the use~s access or use of
data provided.
<<NAME>>
<<NAME1 >>
<<ADD1 >>
<<ADD2>>
<<CITY>> <<STATE>> <<ZIP>>-<<ZIP4>>
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Disclaimer
This map is neither a legaUy recorded map nor a survey and is not intended to be used as one. This
map is a compilation of records, information and data located in various city, county, state and federal
offices and other sources regarding the area shown, and is to be used for reference purposes only.
The City does not warrant that the Geographic Information System (GIS) Data used to prepare this
map are error free, and the City does not represent that the GIS Data can be used for navigational,
tracking or any other purpose requiring exacting measurement of distance or direction or precision in
the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107.
The preceding disclaimer is provided pursuant to Minnesota Statutes !l466.03, Subd. 21 (2000), and
the user of this map acknowledges that the City shaU not be liable for any damages, and expressly
waives aU claims, and agrees to defend, indemnify, and hold harmless the City from any and aU claims
brought by User, its employees or agents, or third parties which arise out of the user's access or use of
data provided.
<<Next Record>><<NAME>>
<<NAME1 >>
<<ADD1 >>
<<ADD2>>
<<CITY>> <<STATE>> <<ZIP>>-<<ZIP4>>
Public Hearing Notification Area (500 feet)
Chanhassen West Business Park
Planning Case No. 05-23
8470 Galpin Boulevard
City of Chanhassen
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SCANNED
4275 NOR EX LLC
5354 PARKDALE DR
MINNEAPOLIS, MN 55416 -1603
ROGER A & GAYLEEN M SCHMIDT
8301 GALPIN BLVD
CHANHASSEN, MN 55317 -8413
JEFFREY A & CYNTHIA L OLSON
2520 BRIDLE CREEK TRL
CHANHASSEN , MN 55317 -9372
GINO R TENACE &
ROBIN S MARSH-TENACE
2557 BRIDLE CREEK TRL
CHANHASSEN , MN 55317 -9372
JEFFREY J & ANDREA R SEBENALER
2499 BRIDLE CREEK TRL
CHANHASSEN , MN 55317 -9369
SCOTT T MURPHY &
LORI A BOETTCHER-MURPHY
2550 BRIDLE CREEK TRL
CHANHASSEN, MN 55317 -9372
CURTIS J & MARGARET A ZOERHOF
2530 BRIDLE CREEK TRL
CHANHASSEN , MN 55317 -9372
REILLY M DILLON &
STEPHANIE GIMBLE-DILLON
2542 BRIDLE CREEK TRL
CHANHASSEN, MN 55317 -9372
STEPHEN D & PATRICIA V PETERS
2536 BRIDLE CREEK TRL
CHANHASSEN, MN 55317 -9372
DAVID E & MONICA L KILBER
2470 BRIDLE CREEK TRL
CHANHASSEN, MN 55317 -9369
JEANNE M LINDBERG
2480 BRIDLE CREEK TRL
CHANHASSEN . MN 55317 -9369
ALAN W JR & CATHERINE D HECHT
2490 BRIDLE CREEK TRL
CHANHASSEN , MN 55317 -9369
TIMOTHY R CAHLANDER &
KARLA B PLADSEN.CAHLANDER
2495 BRIDLE CREEK TRL
CHANHASSEN , MN 55317 -9369
ALEXANDER D DONALDSON &
ALETA M DONALDSON
2460 BRIDLE CREEK TRL
CHANHASSEN , MN 55317 -9369
STEVEN G & DEBORAH A WATTS
2563 BRIDLE CREEK TRL
CHANHASSEN , MN 55317 -9372
MICHAEL C & KRISTIN M MATTSON
2560 BRIDLE CREEK TRL
CHANHASSEN, MN 55317 .9372
CRAIG W & DANA A JOHNSON
2450 BRIDLE CREEK TRL
CHANHASSEN, MN 55317 -9369
THOMAS M & MARCIA A KLADEK
2491 BRIDLE CREEK TRL
CHANHASSEN , MN 55317 -9369
FRANK J & REBECCA A LAENGLE
2440 BRIDLE CREEK TRL
CHANHASSEN. MN 55317 -9369
LEGEND HOLDINGS LLC
C/O LEWIS
11750 OLD GEORGETOWN RD
APT 2202
ROCKVILLE . MD 20852 -2652
WILLIAM G & KAREN N LOOMIS
2567 BRIDLE CREEK TRL
CHANHASSEN , MN 55317 -9372
JAY & FAITH M CUTLER
2430 BRIDLE CREEK TRL
CHANHASSEN . MN 55317 -9369
CHARLES L & BARBARA C NICKOLAY
2420 BRIDLE CREEK TRL
CHANHASSEN. MN 55317 -9369
KARIL YNN KIRMEIER
2410 BRIDLE CREEK TRL
CHANHASSEN , MN 55317 -9369
STEVEN W & SARAH S DALE
2487 BRIDLE CREEK TRL
CHANHASSEN , MN 55317 -9369
SCOTT & AMY C KAEHLER
2380 BRIDLE CREEK CIR
CHANHASSEN, MN 55317 -9338
GENE M & BEVERLY G HERMES
2571 BRIDLE CREEK TRL
CHANHASSEN , MN 55317 -9372
DANIEL R & SHELLEY R LUNA
2483 BRIDLE CREEK TRL
CHANHASSEN . MN 55317 -9369
SCOTT P & LESLIE M LOEHRER
2370 BRIDLE CREEK CIR
CHANHASSEN . MN 55317 -9338
JEFFREY L & HANNAH R CROMETT
2471 BRIDLE CREEK TRL
CHANHASSEN , MN 55317 -9369
SCANNED
CLARENCE E & L1EV A L SCHMIDT
2461 BRIDLE CREEK TRL
CHANHASSEN . MN 55317 -9369
CRAIG V & NINA F WALLESTAD
2475 BRIDLE CREEK TRL
CHANHASSEN . MN 55317 -9369
ANGILBERTO HERNANDEZ &
LAURIE HERNANDEZ
2451 BRIDLE CREEK TRL
CHANHASSEN . MN 55317 -9369
THOMAS J RADERMACHER &
JOELLEN ANTONSON RADERMACHER
2479 BRIDLE CREEK TRL
CHANHASSEN . MN 55317 -9369
PAUL M & CONSTANCE M PALMER
2360 BRIDLE CREEK CIR
CHANHASSEN . MN 55317 -9338
STEVEN J & NANCY J CAVANAUGH
2441 BRIDLE CREEK TRL
CHANHASSEN. MN 55317 -9369
PETER & LUANN SIDNEY
2431 BRIDLE CREEK TRL
CHANHASSEN . MN 55317 -9369
BARRY & MARY L LABOUNTY
2421 BRIDLE CREEK TRL
CHANHASSEN . MN 55317 -9369
RODNEY H & JANICE C MELTON
2413 BRIDLE CREEK TRL
CHANHASSEN. MN 55317 -9369
MARK & CHRISTINE FISCHER
2407 BRIDLE CREEK TRL
CHANHASSEN . MN 55317 -9369
ANDREW M DINGMAN &
STEPHANIE J DINGMAN
2403 BRIDLE CREEK TRL
CHANHASSEN , MN 55317 -9369
CALVIN DISCHER
5476 WOODLAND RD
MINNETONKA , MN 55345 -5658
RICHARD B BURY
4175 TRILLIUM LN E
MOUND, MN 55364 -7730
SAMUEL 0 & KIMBERLY A STlELE
2375 BRIDLE CREEK CIR
CHANHASSEN, MN 55317 -9388
MERLE D & JANE VOLK
16925 CO RD 40
CARVER, MN 55315 -9635
JEFFREY D & REBECCA R BRICK
2365 BRIDLE CREEK CIR
CHANHASSEN , MN 55317 -9338
CHARLES E & DIANA L KIRCHOFF
2355 BRIDLE CREEK CIR
CHANHASSEN , MN 55317 -9338
KEVIN M & CATHLEEN A DILORENZO
2382 STONE CREEK LN W
CHANHASSEN. MN 55317 -7413
WILLIAM G JR & PAMELA FRANZEN
2370 STONE CREEK LN W
CHANHASSEN , MN 55317 -7413
JAMES A & LAURIE L1SIGNOLl
2356 STONE CREEK LN W
CHANHASSEN, MN 55317 -7413
CHARLES 0 & ERIN M BUSALACCHI
2342 STONE CREEK LN W
CHANHASSEN , MN 55317 -7413
LBI ACQUISITION CORP
C/O CHEF SOLUTIONS: L PETRICH
20 N MARTINGALE
SUITE 600
SCHAUMBURG, IL 60173 -2417
TOM & SOMMANA MONTHISANE
2381 STONE CREEK LN W
CHANHASSEN. MN 55317 -7413
RICHARD B & CHRYSAUNA A BUAN
2369 STONE CREEK LN W
CHANHASSEN. MN 55317 -7413
WILLIAM A & LORRAINE RODRIGUEZ
2357 STONE CREEK LN W
CHANHASSEN , MN 55317 -7413
DAVID G & YAEL M RUBIN
2345 STONE CREEK LN W
CHANHASSEN, MN 55317-7413
BRIAN C & SALLY L SNABB
2333 STONE CREEK LN W
CHANHASSEN , MN 55317 -7413
THOMAS E & MARY K WITEK
2318 STONE CREEK DR
CHANHASSEN. MN 55317 -7403
JEFFREY J & ABIGAIL M WILSON
2332 STONE CREEK DR
CHANHASSEN , MN 55317 -7403
MARK SUNDQUIST
2374 STONE CREEK DR
CHANHASSEN , MN 55317 -7403
JAMES D & TRACI L LEONARD
2360 STONE CREEK DR
CHANHASSEN , MN 55317 -7403
JOHN F & LAURIE SULLIVAN
2346 STONE CREEK DR
CHANHASSEN , MN 55317 -7403
THE NORDICK GROUP INC
67512TH AVE NE
WEST FARGO, ND 58078 -3502
RODDY Y & LAURIE L W ZIVKOVICH
2337 BOULDER RD
CHANHASSEN , MN 55317 -7401
THOMAS V & BEVERLY L ANTILLEY
2361 STONE CREEK DR
CHANHASSEN . MN 55317 -7403
JOSHUA T KRIENKE &
CHRISTINA A KRIENKE
2375 STONECREEK DR
CHANHASSEN, MN 55317 -7403
DANIEL J & PAMELA J CULHANE
2333 BOULDER RD
CHANHASSEN, MN 55317 -7401
ALOTA PROPERTIES LLC
4035 NOREX DR
CHASKA, MN 55318 -3043
JOEL E & HEIDI M LEHRKE
2329 BOULDER RD
CHANHASSEN, MN 55317 -7401
JEFFREY J & KARLA M ALTHOFF
2326 BOULDER RD
CHANHASSEN , MN 55317 -7401
KELLY K MORLOCK &
SARA B ROMANSKI-MORLOCK
2325 BOULDER RD
CHANHASSEN , MN 55317 -7401
DOUGLAS VERNON JOHNSON
2322 BOULDER RD
CHANHASSEN, MN 55317 -7401
CHARLENE A STENDER
2321 BOULDER RD
CHANHASSEN , MN 55317 -7401
JAMES M & JENNIFER D LARRANAGA
2318 BOULDER RD
CHANHASSEN , MN 55317 -7401
DOUGLAS G & SARAH P HIPSKIND
2317 BOULDER RD
CHANHASSEN , MN 55317 -7401
DONALD W & CATHY BORGMANN
2308 BOULDER RD
CHANHASSEN , MN 55317 -7401
RORY D & AMY J LEA
2313 BOULDER RD
CHANHASSEN , MN 55317 -7401
GERHARD & HELENE A SCHOCK
2309 BOULDER RD
CHANHASSEN, MN 55317 -7401
DELORIS B HOLASEK LIVING TRUST
C/O DELORIS HOLASEK
8610 GALPIN BLVD
CHANHASSEN , MN 55317 -9413
SCOTT T & NICOLE M BRUSH
2301 BOULDER RD
CHANHASSEN , MN 55317 -7401
MICHAEL & JACQUELINE R MROSKO
2305 BOULDER RD
CHANHASSEN , MN 55317 -7401
RICHARD F RIEGERT
C/O RIEKER ENTERPRISES
7875 187TH ST
BELLE PLAINE . MN 56011 -8932
CHASKA WATERTOWER MINI
149 JONATHAN BLVD N
CHASKA . MN 55318 -2342