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06-18-97 Agenda and Packet
FILE AGENDA CHANHASSEN PLANNING COMMISSION WEDNESDAY, JUNE 18, 1997 AT 7:00 P.M. CHANHASSEN CITY HALL, 690 COULTER DRIVE CALL TO ORDER NEW BUSINESS 1. Comprehensive Plan Discussion-Land Use. PUBLIC HEARINGS 2. Request for rezoning of 48.99 acres from Rural Residential to Residential Single Family and Preliminary plat approval to subdivide 48.99 acres into 54 single family lots and 1 outlot, located north of Hwy. 5 on the east side of Hwy. 41 (Hazeltine Blvd.), south of Lake Lucy Road, Jerome Carlson, Highover Addition. 3. Request for a site plan review amendment for a 14,610 sq. ft. addition to an existing building, State Bank of Chanhassen, on property zoned CBD, Central Business District, and located at 600 West 78`h Street,HTG Architects. 4. Request for site plan review of a 9,680 sq. ft. multi-tenant retail building with the major tenant being Video Update, on property zoned BN, Neighborhood Business District and located on Lot 1, Block 1, Seven and Forty-one Crossing, southwest corner of the intersection of Hwy. 7 and 41, R&A Retail Center, Mark A. Davis and Associates. OLD BUSINESS APPROVAL OF MINUTES ONGOING ITEMS OPEN DISCUSSION ADJOURNMENT NOTE: Planning Commission meetings are scheduled to end by 10:30 p.m.as outlined in official by-laws. We will make every attempt to complete the hearing for each item on the agenda. If,however,this does not appear to be possible,the Chair person will notify those present and offer rescheduling options. Items thus pulled from consideration will be listed first on the agenda at the next Commission meeting. CITY OF W;41. CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Planning Commission FROM: Kate Aanenson, AICP Planning Director DATE: June 12, 1997 SUBJ: Comprehensive Plan Land Use Element Background The Land Use element is the first section of the comprehensive plan that the will be examined. Attached is a copy of the current Land Use Goals and the narrative from the 1991 comprehensive plan. Analysis As a part of Bluff Creek Natural Resources Plan and the Highway 5 Corridor Study the entire city has been guided for future land uses. As a part of the Metropolitan Council's 2020 Growth Strategy,the city proposed land uses and housing densities appear to be consistent with the target set by the Met Council. (See attached land uses and forecasts.) Please review the attached goal and policies as well as the narrative. While many of the city's goals and policies regarding land use remain the same, our view of specific land uses, may have changed. For example, the city will be 60 percent residential with 43 percent of the residential low density housing, although it may not continue to be the traditional 15,000 square foot lot. The Planning Commission needs to review these documents and give staff direction. Two of the most important issues the Commission must consider are the community assets and liabilities, and staging for future MUSA expansion. The assets and liabilities include: • inventory of existing conditions • current assets • forecasting future needs . • plans for the future Planning Commission _ _ June 12, 1997 Page 2 All of these issues should be considered upon in updating in the goals and policies. For example, community assets may be a concentrated commercial core, seven lakes, trees, wetlands, etc. Future needs may include life cycle housing, apartments, and more industrial for a reliable tax base. The other important issue for the Commission to give staff direction on is MUSA extension. The Metropolitan Council has given staff an estimated land demand but the city has the ability to deciding its own rate of growth. Recommendation Please review the attached information before the Planning Commission meeting and prepared to give staff input. r - Chanhassen (pt) Ill. FORECASTS Regional 1 1990 1995 2000 2010 2020 Estimate !Households: 875,000 945,000 1,005,000 1,140,000 _ 1,275,000 Employment: 2,290,000 2,450,000 2,600,000 2,850,000 3,100,000 Population: 1,285,000 1,390,000 1,515,000 1,710,000 1,800,000 Your Community 1990 1995 2000 2010 2020 I I Estimate Households: 4,016 5,198 6,300 9,500 13,500 I Employment: 4,605 6,538 8,000 10,150 10,600 Population: 11,732 15,231 17,900 25,000 34,500 IV. COMMUNITY LAND SUPPLY AND DEMAND Estimated Vacant Land Estimated Land Demand Additional MUSA 1995 1995-2020 Needed 1995-2020 Total 1 in MUSA Total in MUSA 5,188 l 3,209 4,614 4,614 1,406 V. COMMUNITY HOUSING MIX AND RESIDENTIAL DENSITY ASUMPTIONS Percent of Percent of Single Family Percent of Multifamily Overall Land in Single Density Multifamily Density Density Residential Family Units per acre and Other Units per acre Units per acre Use Housing Avg.of '90 and Housing Avg.of '90 and '80 to 1990 '80 to 1990 1990 Only Current and Recent Trend• 55% 82% 1.6 18% 10.7 1.7 1995-2020 Growth 55% 61% 2.3 39% 10.0 Assumptions•• 3.3 'Current single family and multi family density figures are the average of the 1990 density and the density of development occuring between 1980 and 1990. The overall density is the 1990 density only •• All 1995-2020 growth assumptions apply only to the added growth 4-• , _ , 0 1 Ni v 1. 0 cn. ; wIt 01 ,' ! ! NI wil t--; I C... . c; ....,:r1 '-''' enl I .eni --;.! I : . r!: en.. c.7.. - _ ! i i cc. cc, i ,.,..., , __.•- . . CV.. 7.1 I 00 II I j I : . I 1 • . l• . ' I ' * .i I '"' i; i : I • I , -:1 I I ........ ' O. 0 0! c4 i , • vl. 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'1 0 I 1 i I 0 I 1 F.. i 14! < '''I i Ca 1 i .-'i et •-'1 g : .1 .1%, E., < wi , ca Izi .-1 1 _, • 1 0 <4 - •=.., 1 I I i 11 1 g 731 VPCni-. Ge i E-. 1Z1I >i 1.1 F.1. ...-, ...4, t..) :E--. 'E. .- i%1 I. C7)1 1 :51 i I c' >. cil i ‹: 11102317:1j:. 1 at 01 it cx: v.1 :1Z. cr, .1 "'I 11 , e41 31 „,: -:-...i < c.11 ; op; ;3 .; -: •-al ; ; :1 '.:-: = - ..ELI' .: 4,.. li 1 ! 2 i 1 t,-;! 1-. r-i 0 0 Ls' I1 ! -= i:0 1 -,..„ -= 1-4 1 , 1 , - 0; .:5. = .---.; x , L., =. ui 2i .-rs: 1 <I set co a '17) E' S .-" ' 2 1 Z I"1 g i>15-i A i C?:' 11-.1 .- ,.... hill •-' 2 g 1 1 0 1 CI I-3= :k-E1 ccl 1 11 1 ° 0. C4I - < 0 1Z I 1 1 a u j lied cni -I it.), zi - I, , . - 1 - 0. i x -a Zi 1 I , i 1 Lt LAND USE GOALS GOAL Achieve a mixture of development which will assure a high quality of life and a reliable tax base. This goal should remain as is. DISCUSSION Chanhassen's land use to date has been primarily agricultural and single family residential. In recent years, the City has been successful in attracting an increasing base of industrial uses and has seen the redevelopment and expansion of its commercial central business district. This should be amended to state: Chanhassen's early development was predominately single family residential. Industrial and commercial uses as well as different housing types have been developing since the early 1990's. The city of Chanhassen is achieving diversity housing types and attraction of commercial and industrial uses that assist the tax base and provide local services for it residents. POLICIES Develop and maintain the City's land use plan so that it is utilized as a fundamental tool for directing the community's growth. This goal should remain as is. Recognizing that some uses pay their way in terms of the property taxes they generate and some uses do not. Chanhassen will strive for a mixture of development which will assure its financial well being. This goal should remain as is. Development will be encouraged within the MUSA line and at the same time Chanhassen will plan the reasonable and orderly expansion of the MUSA line to meet its need for additional developable land. Land Use Goals 06/11/97 Page 2 This goal should remain as is. Encourage low density residential development in appropriate areas of the community in a manner that reinforces the character and integrity of existing single family neighborhoods while promoting the establishment of new neighborhoods of similar quality. This goal should remain as is. The plan should seek to establish sufficient land to provide for a full range of housing opportunities. These opportunities require that adequate land be designated for medium and high density land uses. The City will seek to discourage the conversion of these areas to lower density uses to insure that the goal of housing diversity can be met regardless of temporary market fluctuations. This goal should remain as is. Chanhassen will continue to encourage the location of commercial uses in the central business district. Commercial development outside the central business district and its fringe will be minimized until development of the central business district and fringe are largely completed. This goal should remain as is. The City will encourage the development of neighborhood service centers where appropriate. These will generally be located at major intersections. In areas where they will not adversely impact adjoining residential development. This goal should be modified to state that; the design of these neighborhood centers should be architectural compatible with the surrounding uses. Development of unplanned and strip commercial centers shall be discouraged. The City will reassess the need for the BF, Fringe Business District to determine if it is inconsistent with this policy. The BF District should also be re-examined to ensure that whatever development is allowed to occur, that it is done in a manner that is protective of the sensitive Land Use Goals 06/11/97 Page 3 environmental areas found along the Minnesota River Valley and river bluffline. This goal should be modified because much of the BF zoning has been eliminated with the update of the comprehensive plan (Bluff Creek Study). Planned industrial development will be encouraged as a means of encourage tax base growth and creating new employment opportunities. It is believed that planned growth can and should be designed to minimize environmental neighborhood and traffic impact. This goal should remain as is. The city will seek opportunities to provide transitions between different uses of different typed; the more in compatible the neighboring uses, the more important the transition zone. For example, natural features may provide good transitions between incompatible uses or uses of moderate intensity can provide transitions between high intensity land uses and low intensity uses. The Land Use Plan also seeks the establishment buffer yards represent areas of increased setbacks where a developer will be required to install landscaping and berming to offer improved separation of incompatible uses. This condition should remain with the note that the comprehensive plan needs to be amended to show the location of required buffer yards. Development should be phased in accordance with the ability of the City to provide services; development should occur in area where services are available before extending services to new areas. This policy should be amended to include the extension of the MUSA line. Consideration of existing infrastructure (sewer, water, streets) shall be given priority when MUSA extensions are proposed. Development should be planned to provide adequate internal street linkages. The land use should also seek to direct growth in a manner that makes the most efficient use of the Land Use Goals 06/11/97 Page 4 area's highway system. Development should be planned to avoid running high traffic volumes and or non residential traffic through residential neighborhoods. This goal should remain as is. The land use plan will be utilized to facilitate the City's efforts to anticipate future needs for open, space, roads parks, schools, utilities, etc., and make adequate provision for them prior to the time they are needed. This goal should remain as is. The Rural Service Area shall be preserved as an agricultural zone or used to support very low density development. It is the city's policy to ensure that this area is not prematurely developed. The City will discourage the expansion or construction of commercial and industrial facilities in this area. This policy reflects the city's and the Metropolitan Council's goal of development occurring inside the MUSA, where urban services are available. It should be the policy of the city to maintain this practice. There are several large lot developments in the city (established prior to 1987). These subdivisions do not have city sewer or water. These areas (subdivisions) should be allowed to remain as is, until the majority of the residents want request to change their use. The smallest lot in these subdivisions allowed is two and one-half acres. Larger lots may be subdivided if the lots meet the minimum 21/2 requirement and a suitable location is available for septic and well If at some time the majority of the residents, more than fifty percent, petition to have their zoning changed and urban services (city sewer and water) brought to the property, they can than further subdivide their property. The reason for the majority requirement for a request for services is that if people bought into the area for the rural atmosphere there should be some measure of protection. One or two neighbors through subdivision. residents shouldn't be allowed to change the character of the neighborhood. Land Use Goals 06/11/97 Page 5 Chanhassen will encourage the preservation and adaptive reuse of structures of historic and architectural significance. This goal should remain as is. The City will maintain a comprehensive and up to date set of ordinances to ensure that development is consistent with the plan while resulting in high quality, sensitively designed projects. Ordinances should be reviewed and modified as necessary to improve performance standards for new development to ensure that they incorporate high quality design, landscape, etc. The PUD Ordinance should also be reviewed for similar reasons. For the most part, this policy is always ongoing. The city has revised it PUD ordinance, landscaping, tree preservation, slope protection, shoreland regulation's and wetland regulations. LAND USE Introduction The land use element of a comprehensive plan graphically depicts the desired spatial arrangement and future appearance of a city. Coupled with stated goals and objectives, it plays a key role in guiding the physical development of a community. The comprehensive plan is an important tool in reviewing and acting on rezoning requests where consistency with the plan is required. The basic development concept under which this plan has been formulated is best stated by the overall goals and policies it contains. These goals and policies are explored in detail elsewhere in this Plan. In general terms, the Chanhassen Comprehensive Plan has evolved under a number of premises: • That the City provide a residential environment which accommodates diverse income levels and housing style preferences. Single family detached housing and related neighborhoods will, however, continue to be the dominant land use and housing type. • That the community contain a well-rounded mix of developments which provides employment opportunities as well as consumer goods and services. • That there is a belief that the mix of uses experienced in Chanhassen in 1990 provides a quality lifestyle and is representative of the preferred land use mix into the future. • That development be consistent with the preservation and enhancement of significant natural features and aesthetic amenities. • That this comprehensive plan coupled with the support of the people of Chanhassen, its elected officials, and staff be utilized as a basis for future decisions on growth within the community. These goals need to be updated to reflect the changes in land use since 1991. Most specifically the changes made during the Bluff Creek Study and the Highway 5 corridor Study needs to be addresses. In addition to these premises, the plan is responsive to current development trends and to the factors that influence these trends. Specifically, the plan recognizes the opportunities and limitations of area transportation facilities. Additionally, the plan recognizes and is responsive Land Use 06/12/97 Page 2 to development pressures exerted from within the community and from the southwestern suburban metropolitan area. EXISTING LAND USE This entire section will be updated to reflect the changes since 1991. An examination of the existing land use pattern is a prerequisite to analyzing the future growth potential of a community. Existing land use should be considered along with growth projections and other factors in planning for orderly, economical, and environmentally sound community growth. Land use analysis can point out physical problems and land use conflicts as well as special opportunities, and can help preserve the amenities which make the community attractive. Chanhassen comprises a total of 23.13 square miles. Within this area, a variety of uses can be found: businesses, industries, homes, lakes, parks, etc. The development pattern portrayed by each of these has evolved over a number of years and reflects the prevailing market and development philosophies of their respective time periods. These philosophies may, in some cases,be no longer consistent with the planning philosophies and policies of the city today. This section will examine Chanhassen's existing land use pattern. First, in general terms, the city can be looked upon as having two primary sections: the northern part which contains urban-type development and the southern half which is more rural in character. These zones are divided by the Metropolitan Urban Service Area line or MUSA line as it is commonly referred to. This line was originally established under the Development Framework Chapter of the Metropolitan Development Guide prepared by the Metropolitan Council in the late 1970's. The land area and communities within the MUSA line are those which have been designated as either fully developed or as developing areas and are expected to contain the vast majority of metropolitan growth between now and 2000. Chanhassen's 1980 Comprehensive Plan contained a MUSA line alignment that was prescribed by the Metropolitan Council in 1976. The line was intended to define the limits of growth up to the year 1990. In 1986, the City of Chanhassen signed an agreement with the Metropolitan Council and Metropolitan Waste Control Commission as a condition to the construction of the Lake Ann Interceptor sewer line. A condition of that agreement was a change in the target date of Chanhassen's MUSA line from 1990 to 2000. The agreement did, however, contain a provision that allows the City to amend it's comprehensive plan and/or comprehensive sewer plan including provisions related to urban and rural service areas and sewer flow allocations. Due in large part to rapid growth that was not anticipated by the Metropolitan Council, the supply of available land within the MUSA line has diminished to the point where land availability has become a major impediment to further growth. By 1989, the City had far exceeded the year 2000 population and employment projections contained in the Metropolitan Council's 1988 Systems Statement. It became apparent that a large scale Land Use 06/12/97 Page 3 expansion of the MUSA line is required to allow for planned and orderly growth for the balance of the 1990's. This lack of available land has become one of the primary reasons the City has undertaken the Comprehensive Plan updating program. The following table contains information on existing land uses. Unfortunately, a direct comparison between this information and 1980 information contained in the previous plan can not be made due to different collection techniques and definitions of categories. An assessment of residential, commercial and industrial growth is possible, however, utilizing building permit information. Existing 1990 Land Use Category Acres Percent of Total Residential - Single Family 4,136 31% Residential - Multi Family 81 1% Commercial 151 1% Industrial 461 4% Park/Open Space 1,790 13% Public/Semi-Public 1,033 8% Vacant 4,380 33% Undevelopable 1.295 9% TOTAL 13,327* * This figure excludes lakes, ponds, railroad right-of-way and major highway right-of-way areas. A detailed breakdown of existing land use information is presented in the appendix following this section. Community-wide land use information is important in understanding development patterns and in predicting future trends. In Chanhassen, it is important to specifically focus on the land uses and available supply of vacant land within the confines of the current MUSA line. Without any modification of the 1980 Comprehensive Plan, the land supply within this area is that which will be available to accommodate the community's growth through 2000. The following is a breakdown of land uses within the current MUSA line: Existing Land Use MUSA Area Developed Vacant Category Land(Acres) Land(Acres) Land Use 06/12/97 Page 4 Residential Single Family 2,617 281* Residential Multi Family 13 175* Commercial 117 118 Industrial 132 95 reduced by 113 acres. 2000 Comprehensive Plan 1995 Comprehensive Plan 1991 Comprehensive Plan (BLUFF CREEK STUDY) (HWY 5 STUDY) LAND USE ACREAGE PERCENT ACREAGE PERCENT ACREAGE PERCENT Commercial 218 1.4% 297 1.9% 273 1.8% Office/Industrial 1,468 9.6% 1,213 7.9% 1,110 7.2% Office 183 1.2% 0 0.0% 13 0.1% Parks/Open Space 2,863 18.7% 2,628 17.1% 2,302 15.0% Public/Semi Public 1,235 8.1% 1,099 7.2% 1,057 6.9% Residential-Large Lot 2,257 14.7% 2,325 15.1% 1,524 9.9% Residential-Low Density 5,889 38.4% 4,874 31.7% 4,345 28.3% Residential-Medium Density 822 5.4% 371 2.4% 508 3.3% 1 Residential-High Density 262 1.7% 168 1.1% 210 1.4% Mixed Use 133 0.9% 65 0.4% 83 0.5% Vacant 0 0.0% 617 4.0% 1,581 10.3% Undevelopable 0 0.0% 1,712 11.1% 2,363 15.4% Total 15,329 15,369 15,369 MUSA 8,802 57.4% 8,791 57.2% 8,791 57.2% Water Bodies 1,590 10.4% 1,590 10.3% 1,590 10.3% Proposed T.H.212 77 0.5% 114 0.7% 114 0.7% RESIDENTIAL DEVELOPMENT Staff will discuss the city participation in the Metropolitan Council Life Cycle goals. The first recorded residential plat within what is now the City of Chanhassen occurred in the Lake Minnewashta area in 1884. Since that time, a significant amount of residential growth Land Use 06/12/97 Page 5 has taken place. As may be expected, a large amount of this growth is located in the areas adjacent to the city's major lakes. This characteristic is particularly evident in the land surrounding Lotus Lake, Christmas Lake, and Lakes Lucy and Minnewashta. Other residential developments owe their locations to such-factors as topography and vegetation. Chanhassen experienced increases in residential unit construction from 1980 through 1984. From 1980 through 1984, 392 new residential units were built. Of these, 244 were single family detached structures In 1985, Chanhassen's growth rate began a trend of significant increases that continued through the end of the decade. The following information supports this observation: Residential Building Permits Year Total Residential Building Permits 1985 265 1986 262 1987 323 1988 412 1989 387 1990 197 1991 191 1992 228 1993 267 1994 379 1995 478 1996 207 Consistent with the pattern observed from 1980 - 1984, the majority of residential construction from 1985 through 1990 consisted of single family, detached units (1387 out of 1649). At the present time, approximately 79% of Chanhassen's total residential housing supply is in the single family, detached category. The housing types has slowly been moving away from the dominance of the single family detached housing unit. In 1995 the city issues more permits for townhouses and apartments than single family housing. The city worker with Carver County HRA to build a senior housing project that contains 65 units. - • o exhausted at or prior to the end of 1993. Depletion of Residential Land Supply Land Use 06/12/97 Depletion of Residential Land Supply Page 6 ENI (�j�U ii (I�C�.� mm NE mu=II TH 212 EIS I IL'1ild IUi • IN II'I IN MI INT ama City (4.75-5.5) �J`t �U`{j �I� II[ we City (6.0) etINNg lg �qb q�1qq� 9g1�qq �q9�,qq5 lggti q 31 ,qqq ipeP INDUSTRIAL DEVELOPMENT This section needs to be updated with the new data on existing new industrial uses and employment. Chanhassen has the tradition of being an agriculturally oriented community. Until the mid 1970's, a feed mill was located within the downtown area. As the community grew and the feed mill was displaced by other uses, the city shed much of its agricultural image assuming more of the role of a metropolitan suburb yet retaining much of its original rural flavor. Prior to 1980, Chanhassen did not have a significant industrial base and employment opportunities were located primarily outside of the community. In 1980, nine locations existed within the city which were classified as industrial: the BMT Company, M. A. Gedney Company, Apple Valley Red-E-Mix, Statewide Auto Salvage, the Moon Valley Gravel Company, Instant Web, Animal Fair, the Press, Inc., and businesses in the first phase of the Chanhassen Lakes Business Park. From 1980 to 1985, industrial expansion occurred in the Park One area and within the Chanhassen Lakes Business Park. Within these areas, over 1.2 million square feet of additional industrial floor area was added. Industrial construction between 1980 and 1985 accounted for over 1800 jobs. From 1986 through 1989, the rate of industrial growth in Chanhassen continued to rise. The community became the home of corporate offices for Rosemount, Inc. and McGlynn Bakeries. Approximately 1,000 people are employed at Rosemount facility alone. Both of these businesses, as well as several others, established campus environments containing large areas of open space. In addition to major new construction, many existing businesses expanded their plant and/or added new shifts. A survey undertaken by the City in late 1990 indicated the presence of nearly 6,000 (approximately 800 of which are part time)jobs in the community. This number is in excess of the 4,800 jobs that the Metropolitan Council has projected for the year 2000 and it was achieved 11 years ahead of schedule. In 1987 and 1988 alone, approximately 150 acres of industrial land was developed. Land Use 06/12/97 Page 7 The amount of industrial development during the 1980's virtually depleted the supply of vacant industrial land. Not including planned expansion areas for existing businesses, Chanhassen had a total of 95 acres of land available for industrial development at the end of 1990. COMMERCIAL DEVELOPMENT This section needs to be update with the number of new development including Byerly's Target, Market Square and the Villages. total land within the community. Chanhassen's commercial development occurs almost exclusively within the downtown area along West 78th Street. Within this area, commercial establishments generally fall within one of three categories: retail services and entertainment-oriented, household services, or auto-oriented. In addition to the downtown area, the city contains two smaller neighborhood commercial centers, one at the intersection of TH 7 and TH 41 and the second along TH 101 immediately south of TH 5. Within the downtown area, commercial uses can be found which fall under each of the three previously identified categories. The most prominent of these is the entertainment-oriented Chanhassen Dinner Theatre which serves as a commercial focal point for the community. Surrounding this facility are household service oriented businesses such as restaurants, hardware, drug and grocery stores, dry cleaners, and similar uses. The downtown area along West 78th Street has seen significant commercial expansion in recent years. This area has been the focus of Chanhassen's redevelopment efforts which are administered by the Chanhassen Housing and Redevelopment Authority. The city has had a long-standing goal of expanding commercial services in the CBD. Within this area, approximately 80,000 square feet of new commercial space was constructed between 1980 and 1985. From 1985 to 1989, commercial construction in this area continued with developments including a new 98,000 square foot shopping center, a convenience goods and services shopping center, two new banks and a medical building with rental office space. Businesses in this area supply consumer goods and services that appeal to local residents. A substantial portion of Chanhassen's commercial needs are satisfied by businesses located in adjacent municipalities. Downtown areas, smaller commercial centers, and a major regional shopping center in Eden Prairie all provide goods and services to the people who live in Chanhassen. The City continues to promote the expansion of the CBD as a full service retail node for our residents. PUBLIC AND SEMI-PUBLIC DEVELOPMENT Land Use 06/12/97 Page 8 This secitohn will be updated. Public and semi-public facilities cover a wide range of uses within Chanhassen. Included are the Minnesota Landscape Arboretum, Minnesota River Wildlife Refuge, City Hall, the fire stations, the American Legion, schools, Camp Tanadoona, Bluff Creek Golf Course, churches and beach accesses for neighborhood areas. The provision and distribution of these facilities has a substantial impact on the development of the community. The location and number of fire stations for example, determines what response times can be expected in various areas of the city which in turn has an impact on fire insurance ratings and the premiums paid by property owners. AGRICULTURE This section will be updated. Since Chanhassen's incorporation into it's present form in 1967, the community has seen a continuing general pattern of displacement of agricultural operations by urban development. Agriculture, as a land use, has been diminished by the expansion of urban serviced residential, commercial and industrial developments. Farming activity continues to leasehold basis. Since the agricultural area is surrounded by rapid urbanization and since the new Hwy. 212 corridor bisects it, the City does not anticipate that agricultural use will survive into the next decade. In addition to these urban developments, another factor has contributed heavily to the demise of farming. In 1987, as a part of the Lake Ann Sewer Agreement between the City and the Metropolitan Council and the Metropolitan Waste Control Commission, Chanhassen modified its zoning code to eliminate a 2.5 acre minimum lot size requirement with no density cap for development served by on-site systems. Replacing the old provision were standards suggested by the Metropolitan Council which included a density limitation of one unit per ten acres in lieu of the previous requirement of 4 units per ten acres while maintaining a 2.5 acre minimum. Prior to the effective date of the new ordinance, the City of Chanhassen received numerous subdivision applications under the old 2.5 acre lot size requirement. The subsequent development of these rural residential or "estate" lots consumed hundreds of acres of productive agricultural land. In this case, the tightening of the land use regulations served as a catalyst for development in the rural area. Landowners made development decisions in part due to their ability to maximize the development density under the 2.5 acre lot size requirements. Between 1990 and 2000, Chanhassen will continue to lose agricultural land to the development of urban uses. The City has a policy of protecting agricultural lands from premature development until such time as services are available and demand warrants further conversion of properties used for agricultural purposes. COMMUNITY ASSETS AND LIABILITIES Land Use 06/12/97 Page 9 The planning commission and Council need to evaluate this assets and liabilities to see if these issues are still relevant or if other issues should be added. The development of Chanhassen's land use plan utilizes a four-step process: 1) inventory existing conditions, 2) analyze current assets and liabilities, 3) forecast future needs and consumption rates, and finally, 4) prepare a plan which enhances existing conditions and recognizes future needs. The second step of this process involves an assessment of various community land use assets and liabilities. The following points were identified. COMMUNITY ASSETS All or part of ten lakes and numerous ponds and wetland areas lie within Chanhassen. Collectively, these constitute one of the community's most notable assets. Much of the community's residential development is located either on or close to a major lake and most of the larger ones have public accesses affording recreational opportunities to the community at large. Chanhassen has a number of parks dispersed throughout the community. These facilities coupled with public and semi-public uses such as the Minnesota Landscape Arboretum and the Lake Minnewashta Regional Park provide recreational facilities to meet their active and passive recreational needs. Chanhassen has an identifiable downtown area which is an asset lacking in many suburban communities. The area provides a variety of goods and services as well as employment opportunities. The city also has a strong industrial employment sector. Both areas have seen intensive development and growth in the 1980's. This development has been actively supported by the City with Tax Increment Financing Programs. The CBD has undergone a major redevelopment effort with new roads and utilities. New development of retail services has occurred with substantial additional construction including a 100,000 square foot shopping center, pending at the time of writing. The industrial sector has expanded from virtually nothing to a diversified number of businesses offering nearly 6,000 jobs. Major employers include Rosemount, Inc., McGlynn Bakeries, The Press, Instant Web and United Mailing. Industries include printing, medical products, industrial controls,baked goods and bulk mailing. Chanhassen is currently undergoing a period of urbanization. The population of the community has continued to grow in recent years and is projected to do so in the future. Despite this growth and the corresponding influx of new development, the city still maintains much of its original character; a trait which most new residents consistently mention as a reason for locating within the community. By ensuring that future developments contain adequate open space areas, Chanhassen should be able to maintain the type of open environment that it now enjoys. Land Use 06/12/97 Page 10 The existing developments in Chanhassen have helped to give the city a positive image. The community is renowned as an entertainment center due to the famous Chanhassen Dinner Theatre and because of its natural environment, it is now becoming one of the metropolitan area's most desirable living areas. Significant progress is being made in the development of new commercial and industrial facilities which will enhance the balance of land uses within the community. The net effect of this positive image should be continued interest in Chanhassen from various components of the private development sector. COMMUNITY LIABILITIES At the present time, Chanhassen has a relatively limited commercial base. Most goods and services are acquired from sources outside of the community. Examples of unavailable goods and services are groceries (excluding convenience stores), clothing and large consumer goods such as appliances, automobiles, etc. The growth of residential units from 1980 through 1989 is resulting in increased interest in providing additional commercial goods and services. The need for a local super market is viewed as one of the most pressing needs. It is anticipated that this will be rectified by the pending construction of the approved shopping center. Chanhassen, although being one geographic unit fails to exhibit a total community identity. In the northern sections of the city, many of the residents relate not to Chanhassen but rather to the municipalities of Shorewood or Excelsior and in the south,Chaska or Shakopee. These feelings are due in part to the age of the community. Since Chanhassen was incorporated in 1967, many of its residents had previously established social and business patterns. These patterns have not substantially changed in the last 10 - 20 years primarily because many desired goods and services are not available in Chanhassen. The poor sense of community may be fostered by the lack of identifiable community facilities such as high schools, community center and senior facilities. As the community continues to grow, this pattern should begin to shift providing that access to Chanhassen's commercial and service areas are convenient to most of the city's residents. When viewing a map of Chanhassen's present transportation network, it appears-to provide an adequate means of moving traffic into and out of the community. On the ground however, problems with the system quickly become evident. The most notable problem is the existing heavy traffic volumes which cause major arterials to become congested at peak times. Planned highway improvements will substantially contribute to the solution of this problem. At the present time, TH 5 is being upgraded from a two-lane to a four-lane facility from downtown Chanhassen, eastward through Eden Prairie connecting to Interstate 494. Official mapping is being completed for TH 212 which will provide freeway access from 1494 to Chanhassen and into western Carver County terminating near Young America. Both of these improvements are reviewed in more detail in the transportation chapter. In the past few years, the unavailability or lack of vacant land having access to urban services has become a community liability. The industrial land supply will sustain only one year of expansion. The current residential land supply will be exhausted in three years or less. A lack Land Use 06/12/97 Page 11 of available land poses a major constraint to continued community development in Chanhassen and the city's ability to create a balanced tax base. DEVELOPMENT INFLUENCES The growth of the Twin Cities metropolitan area and particularly the southwest portion of the area strongly influences community development in Chanhassen. Over the past two decades, the southwest portion of the Twin Cities metropolitan area has experienced significant new development partially in response to the existing transportation network and the diverse topography and scattered lakes which make the area visually attractive. Community development patterns in Chanhassen are becoming increasingly more responsive to development patterns in surrounding communities. This trend is evident in all land use classifications but it is particularly prominent in the industrial and residential classifications. Chanhassen is surrounded by major industrial/office centers in Minnetonka, Eden Prairie and to a lesser degree, in the City of Chaska. Minnetonka is virtually 100% developed. Eden Prairie's supply of industrial land to satisfy large scale users is rapidly diminishing. Chaska has an active industrial area which has extended and wrapped around a portion of Chanhassen's western Map - Development Influences boundary. The lack of land in adjacent communities has contributed to the demand for industrial land in Chanhassen. The location of the industrial development in Chaska creates a magnet for the future extension of Chanhassen's industrial/office areas. Residential development has also been influenced by the southwest area's general growth trend. Chanhassen's residential building permits totalled 48 in 1980. By 1989, the city's total residential building permits grew to 387. The 1990 count dropped to 197. However, there is strong evidence to indicate that this is the result of an economic recession and lack of available serviced land. We do not believe it is indicative of the long range trends experienced over the past five years. Escalating residential building permits are indicative of the desirability of Chanhassen's residential areas. All land use categories are influenced by the availability of transportation facilities. Chanhassen and the remainder of the southwest area are served by an extensive roadway network and have convenient access to airport facilities. Flying Cloud airport in Eden Prairie provides general aviation service for business customers and private recreational pilots. Planned improvements and improvements currently under construction promise to improve roadway access to Chanhassen. By 1992, TH 5 will operate as a four-lane facility from downtown Chanhassen to Interstate 494 to the east. The city is continuing to promote the ,ft z.. 0 6 z ‘ o rzir.)-- M1:1N -133Dp 0 Z Tap -0 c rip UM= 1. 40 IT 0 0 .... CC 20 < . 3 N a t a, OO > j No c� ' a ; cn 7 3 c a X04 toe • 111, Q e + y 3 co • Na ��1- My �• . • - r- *0 m .. C Ca A 5 CO A !f * 3 io 0.. ...!.. \ t 7 lk Al;i' � •:•• • a �� • O 3 • � , j. .1113 . frwleti: jz • r ,.. A ...: . _ . );tt.11. A 04 • L O �_ fir. • a 1 - eidii I .ir 03 jokioN.••.. . .... x s , ,...0, , ,.- O z Qin .�. 0 Ott • • �� Q !• • G M `,. •• + ii. O 0a cl, ,,,. ................vi 1< • � •„,!...... i' '� ��•• 4.. lir . it, 0 w $ co 13 \ 'a * .•tt5:' a • .• ••.. • ••. 11:11,t 4 -a I - . ? IP ,. w� . 1 3 /.. • 2. • . Q I a . -r � -n I , 1 (.,!:: . 0. i irlii, ,- lirs4m-i - ._C Z ar- Ag , n oIlir... c„&3 . ,.. .13 co li 91,,,,_, e, so . 1 Land Use 06/12/97 Page 12 further improvement of TH 5 from the downtown area, west to TH 41. TH 212 is scheduled to begin construction in 1993 providing freeway access through the south and central portion of the city continuing eastward to connections with I-494 and the Crosstown highway. Roadway segments in the northern part of Chanhassen are also scheduled for major improvement. TH 7 which traverses the northern border is scheduled for gradual improvements over the next 5 to 10 years. By 1992, Town Line Road which follows the Eden Prairie/Minnetonka border as an extension of the Crosstown highway is scheduled for total reconstruction as a four lane, major collector street. Although this will not be a high-speed roadway, it will provide direct access to the Crosstown and should alleviate some congestion on TH 5 and TH 7. Another component of the southwest metropolitan area's ground transportation system is light rail transit (LRT). Although LRT plans are still being formulated, the southwestern corridor bisects the southern portion of Chanhassen. If developed, the location of LRT may promote development in an area of Chanhassen that is relatively undeveloped. FUTURE LAND USE PLAN Future land use needs are dependent upon a vast number of variables. Residential growth and the number of acres consumed by housing depends upon the mix of development types, the availability of financing, and a suitable employment and commercial service base. Commercial and industrial activities depend upon land availability, transportation access, labor force, competition from other communities and defined market areas. All categories of growth are responsive to major economic trends. RESIDENTIAL DEVELOPMENT Chanhassen has been adding residential units at an increasing rate since 1974. Development has included single family detached units, duplexes, townhouses, quads and apartment units. Future forecasts of housing will hinge on the type of units proposed. Attached units consume less land than detached units. Therefore, assumptions were made regarding future housing stock composition. In 1970, 84% of the Chanhassen housing stock consisted of single family units. By 1980, this figure dropped to 74% with the introduction of higher density housing types. Residential development during the 1980's contained a high percentage of single family detached units. By the end of 1989, 79% of Chanhassen's overall housing supply consisted of single family detached units. PROJECTED RESIDENTIAL MIX Land Use 06/12/97 Page 13 Market conditions constitute one of the strongest individual influences on housing type. Energy costs, financing costs, material costs, land prices and inflation have significant impacts on buyer preferences. In order to forecast a reasonable future housing composition, density classifications must be defined. Since housing types are difficult to forecast, the Chanhassen land use plan will focus on density rather than specifying housing types. This is intended to provide flexibility in the development process to accommodate changes in housing styles. Four residential density categories are used in the Comprehensive Plan. Residential -Large Lot(R-LL) Developments within this category are likely to be either large-lot estates or rural, agriculturally -oriented dwellings. Large-lot residential is presently found generally south of Lyman Boulevard. Other areas of large-lot residential exist north of TH 5 along Lake Lucy Road and south of TH 5, east of Galpin Boulevard. Large-lot residential developments are subject to a minimum lot size of 2.5 acres with an overall density limitation of one unit per ten acres. New large-lot residential subdivisions proliferated in 1987 immediately prior to enactment of a one unit per ten acre density limitation in the zoning code. Due to the current density restriction, major expansions of the R-LL use category are not expected. The only means by which new lots can be created is from clustering 2.5 acre lots at a gross density of 1 home per 10 acres. Thus,the number of potential rural residential lots has been greatly reduced. Residential -Low Density(R-L) The Predominate type of development within the residential low density category is single-family detached housing. Net densities within this category range from 1.2 to 4.0 units per acre. For projection of land demand, an average gross density of 1.7 dwelling units per acre will be used in this plan. This figure was based upon an assessment of the average densities resulting from recent,representative plats. Residential -Medium Density(R-M) The medium density designation is intended to accommodate multiple units including duplexes, townhouses and lower density apartments. A net density range of 4.0 - 8.0 units per acre is covered by this category with an expected average net density of 6.0 units per acre. For projection purposes, an average gross density of 4.6 dwelling units per acre is used for this classification. Residential - High Density The high density category which includes units with a maximum net density of 16.0 units per acre accommodates apartments and higher density condominium units. Within this category, an average gross density of 8.0 units per acre has been used for projection purposes. Discussion Land Use 06/12/97 Page 14 The city's participation in the Livable Communities act needs to be added in this section. Under the new comprehensive plan the Single-family housing has historically been the mainstay of Chanhassen's housing stock. The percentage of single-family units compared to the entire housing base has been reasonably stable over the past 20 years. Chanhassen's adopted goals and policies call for a diversity of housing types and styles. While providing this diversity, the City has also established a policy of being primarily a low density community, consisting primarily of single-family homes. In support of this policy, Chanhassen's 1980 comprehensive plan adopted a desired housing mix for 2000. This stated mix will eventually result in the allocation of approximately 75% of the community's residential land into the low density classification. This mix assumption also forms the basis for land consumption forecasts. 2000 AND 2005 HOUSING UNIT MIX Residential - Large Lot (R-LL) 1% Residential - Low Density(R-L) 65% Residential - Medium Density (R-M) 28% Residential - High Density(R-H) 6% Percent Acres park, row, wetlands Density Total Units Residential Zoning .25 acres Large Lot 14.7 2257 1692.75 0.3 507.83 Low Density 38.4 5889 4416.75 1.75 7729.31 Medium Density 5.4 822 616.5 6 3699.00 High Density 1.7 262 196.5 8 1572.00 15.05 9,230 6922.5 4.0125 13,508.14 LAND CONSUMPTION FORECAST This section will have to be updated. Gross land needs for 2000, 2005 and 2010 can be calculated utilizing the defined unit mixes and density characteristics. Land consumption forecasts have been prepared for each of the three housing unit projections identified Land Use 06/12/97 Page 15 forecasts are based on projections of housing units rather than households since housing units reflect the true quantity of land consumed for residential purposes. A detailed review of the land consumption methodology is found in the Land Use Appendix. 1990 - 2010 HOUSING UNIT PROJECTIONS Basis 1990 2000 2005 2010 TH 212 4,000 5,894 6,841 7,789 4.75-5.5% 4,329 6,933 9,062 11,843 6.0% 4,458 7,983 10,683 14,297 Consistent with the information presented in the Population, Employment and Household section, this plan will present information on all three of the household projections but will emphasize the 4.75-5.5%projections for planning purposes. By applying the anticipated mix percentages and average densities to projected housing unit growth, the following residential land demand is anticipated. This figure includes a 50% overage in total land to account for market flexibility, large wetland areas and future community park growth. 1990 - 2000 RESIDENTIAL LAND DEMAND Basis TH 212 4.75-5.5 6.0 Type Acres Acres Acres Residential -Large Lot(R-LL) 86 117 158 Residential -Low Density (R-L) 1086 1493 2022 Residential - Medium Density(R-M) 173 239 323 Residential -High Density(R-H) 21 39 41 TOTAL 1366 1888 2544 2000 - 2005 RESIDENTIAL LAND DEMAND Basis TH 212 4.75-5.5 6.0 Acres Acres Acres Residential -Large Lot(R-LL) 41 95 122 Residential -Low Density(R-L) 544 1221 1548 Residential -Medium Density(R-M) 86 195 246 Residential - High Density(R-H) 11 24 30 Land Use 06/12/97 Page 16 TOTAL 682 1535 1946 2005 - 2010 RESIDENTIAL LAND DEMAND Basis TH 212 4.75-5.5 6.0 Type Acres Acres Acres Residential - Large Lot(R-LL) 41 126 162 Residential - Low Density(R-L) 544 1595 2073 Residential - Medium Density(R-M) 86 254 330 Residential - High Density(R-H) 11 32 40 TOTAL 682 2007 2605 1990 - 2010 COMPOSITE RESIDENTIAL LAND DEMAND Basis TH 212 4.75-5.5 6.0 Type Acres Acres Acres Residential - (1990 - 2000) 1366 1888 2544 Residential - (1990 - 2005) 2048 3423 4490 Residential - (1990 - 2010) 2730 5430 7095 Note: Chanhassen presently has a 4,380 acre supply of vacant land. Projections shown above that exceed this total will not be fully attained and are shown for informational purposes only. Based upon the three sources of housing unit projections, Chanhassen will need an additional 1,366 to 2,544 acres of land to accommodate residential growth by the year 2000. By 2005, 2,048 to 4,490 acres of additional land will be needed and by 2010, the total land requirement will range from 2,730 to 7,095 acres. RESIDENTIAL LAND DEMAND At the end of 1990, the City of Chanhassen estimated that the total vacant residential land within the confines of the existing MUSA line was 456 acres. This supply is insufficient to accommodate the City's 2000, 2005 and 2010 projected residential growth, regardless of the household projection scenario utilized. The shortfall in residential growth ranges from 910 acres to 2,088 acres for the time period up to 2000, from 1,592 acres to 4,034 acres from 1990 - 2005 and from 2,274 acres to 6,639 acres by 2010. If even the most conservative of these residential estimates is accepted, expansion of the MUSA line prior to 2000 will be necessary to accommodate future residential growth. Land Use 06/12/97 Page 17 COMMERCIAL This section needs to be updated the new plan call for approximately 1.5 percent of the city to have commercial zoning. This does no take into consideration PUD where commercial uses may be requested. Commercial development comprises only a small portion of the currently developed land within the City of Chanhassen. In 1990, 118 acres of commercial land existed within the sewered portion of the community. This accounted for approximately 2% of the land within the MUSA line. Commercial growth in Chanhassen has historically lagged behind population growth. The City established a tax increment district in the downtown area in the mid-1970's to enhance commercial development. In 1988, the City completed a project to upgrade major portions of the local street network supporting the downtown area. Extensive landscaping improvements accompanied the street project. Development of additional commercial space began to escalate in 1987 and 1988. A retail strip center, apartment units, and hotel have recently been completed. Construction is about to begin on additional retail business and service establishments. Commercial development in Chanhassen can be categorized in one of four general types. Categories include non-sewered commercial, downtown commercial, neighborhood commercial and large scale user commercial. Each of these types of development are addressed separately as follows: Non-sewered Commercial Non-sewered commercial developments exist along Chanhassen's southern border adjacent -to TH 169/212. Uses in this area generally have a highway orientation such as gas stations, motels, etc. Existing businesses are considered "grandfathered uses" under the present zoning ordinance. Expansion of commercial businesses in this area presents two major issues, environmental concerns and highway access. Because of the lack of available sanitary sewer and major circulation problems in the area, this comprehensive plan acknowledges the existence of these uses, however, adopted policies discourage their expansion and encourage their eventual removal. Downtown Commercial Land Use 06/12/97 Page 18 The majority of Chanhassen's recent commercial development has occurred in the downtown area. Land use plans and zoning requirements for the district establish various types of commercial areas, establish office areas and provide opportunities for a range of commercial goods and services. Downtown businesses emphasize intensive commercial uses that provide high employment levels. Vacant, developable land still exists in the downtown area. Most remaining parcels are smaller tracts of land suitable for freestanding business entities. Neighborhood Commercial Neighborhood commercial developments exist in the northern section of Chanhassen and immediately south of the downtown area. Neighborhood commercial uses involve convenience grocery stores, day care facilities, etc. In the future, neighborhood commercial areas may expand commensurate with the development of new residential neighborhoods, particularly those that are removed from the downtown commercial core. Large Scale Commercial At the present time, Chanhassen's vacant commercial land supply can accommodate limited large scale commercial users. Such users may include mid-size shopping centers and larger freestanding specialty stores. As Chanhassen's population continues to grow, requests for locations for such uses are expected to increase. Large scale users can be accommodated only through an expansion of the existing MUSA boundaries and corresponding zoning modifications. COMMERCIAL LAND DEMAND Quantifying estimates of Chanhassen's commercial land demand is a difficult task due to a lack of historical data. In projecting future commercial land requirements, two major factors need to be considered. First, Chanhassen's supply of land in the downtown area is sufficient to permit continued expansion of central business district land uses. It is limited in its ability to accommodate the development of large retail centers. The second item of importance relates to large-scale users. At the present time, Chanhassen has a limited supply of commercial sites suitable for larger scale users. The market is currently exerting some pressure for the establishment of sites that are appropriate for larger scale operations. This pressure will continue to escalate over the next 10 to 15 years. Chanhassen currently has a supply of 118 acres of vacant commercial land within the present MUSA line. This supply, most of which is located within the downtown area or in close proximity to the downtown area is adequate to accommodate Chanhassen's growth through 1995. After 1995, commercial land demand in Chanhassen is more difficult to predict. If the Land Use 06/12/97 Page 19 economy remains strong and housing starts remain at or near current levels, the demand for commercial property and particularly demand by larger scale users may intensify. The completion of TH 212 to TH 101 which is scheduled for completion by 1997 will also contribute to commercial demand. This comprehensive plan recognizes the need for commercial expansion in the future. That expansion needs to be programmed consistent with the City's long-standing goal of developing the downtown area as the primary commercial focus. The future land use element of the comprehensive plan needs to accommodate the "germination" of the downtown area while accommodating future large -scale commercial users. INDUSTRIAL Chanhassen's industrial growth began in earnest in 1980. From 1980 to 1990, the City experienced significant industrial expansion. From 1980 to 1990, the city estimates that total employment grew from 1,300 to nearly 6,000. In 1987 and 1988, a total of over 150 acres of industrial property was absorbed. At the end of 1990, Chanhassen had 95 acres of vacant industrial land within the confines of the existing MUSA line. At current levels of development, this represents a one to two year supply. Chanhassen has had a long-standing policy of supporting a balanced blend of land uses throughout the community. Industrial areas and employment centers are important components of this blend. If this balance is to be maintained in the future, additional industrial land will be required. Since the supply of vacant industrial land within the MUSA line is limited to 95 acres, additional industrial land can only be created through the expansion of the urban service area. The Population, Household and Employment section of this plan highlighted the difficulty in projecting Chanhassen's future employment. Correspondingly, it is difficult to accurately reflect industrial land demand. The current supply is adequate to accommodate growth for approximately one to two more years. This supply is clearly inadequate to handle Chanhassen's needs for the next decade. In order to facilitate balanced industrial growth, this plan recommends that an additional supply of 543 acres be designated on the future land use plan. This will increase the total available supply of vacant industrial land to approximately 640 acres. The designation of industrial parcels on the future land use map has been done recognizing constraints posed by the cost efficient extension of utilities and existing and future residential neighborhood constraints. SUMMARY OF LAND USE REQUIREMENTS Land Use 06/12/97 Page 20 The previous narrative focused on the residential, commercial and industrial components of Chanhassen's land use and independently concluded that each will require expansion to serve the community's needs prior to 2000. Expansion in each of these categories can only be accomplished through the modification of the present limits of the MUSA line. According to the projections cited in this section, a total of almost 2,700 acres of land will need to be added to the MUSA line prior to 2000. FUTURE LAND USE PLAN - ALLOCATION OF USES The previous sections have discussed growth in three basic categories: residential, commercial and industrial. Parks and public facilities are discussed in other sections of this document. The 2000 Land Use Plan graphically depicts the proposed allocation of future land uses in the City of Chanhassen. In general, the plan portrays a pattern which builds upon the land use designations found in the 1980 Comprehensive Plan. The following is a brief overview of the 2000 Land Use Plan. RE SIDENTIAL This section needs to be updated bases on the new land use plan. The future land use plan designates an additional 1,017 acres for single-family and multi-family residential uses. These areas, coupled with the existing vacant residential supply of 456 acres results in a total of 1,473 acres. Based on Chanhassen's projection of household growth, the community will need at least 1,258 acres of residential land to accommodate growth by 2000. In preparing projections, the City and the Metropolitan Council typically utilize a 50% overage of land demand (1.5 multiplier) to accommodate market trends. Utilizing the 1.5 multiplier, Chanhassen's 2000 residential land requirement is 1,888 acres. The total quantity of residential land identified on the 2000 Land Use Plan is limited to a 22% overage. If the City's growth projections are correct, additional land may need to be added to the MUSA line toward the end of the 1990's. Discussions on land availability and need should be approached from several different standpoints. The fact that Chanhassen has anexisting residential supply of 456 acres is, in our opinion, somewhat misleading. Of this supply, only 281 acres are guided for low density residential use while the remaining 175 acres are designated for multi-family housing. Chanhassen had little multifamily development to date but we believe that it is important to reserve these areas for this use so that we may accommodate a mix of housing types in the future. The supply of land for low density residential use must take into account that those properties that remain undeveloped to date are either extraordinarily difficult to develop due to topographic reasons or are held by an owner who simply does not wish to develop his or her property at this Land Use 06/12/97 Page 21 time. For all intents and purposes, we believe that we have virtually no supply of readily developable low density land at the present time. Of the 1,017 acres being proposed for residential designation in the expanded MUSA area, 913 acres are proposed for low density uses. Thus, the total supply of land in the low density category with the expanded MUSA would be 1,194 acres. In 1990, Chanhassen experienced the smallest number of new housing starts that we have in the past five years. At a 1.7 units per acre density, which is normally achieved in Chanhassen, the 197 homes that were built last year would require 116 acres. If we assume for the sake of discussion that development over the next ten years proceeds at this extraordinarily low pace, then the city would need a supply of 1,159 acres during the duration of this land use plan. This is almost identical to the i,194 acres of low density land that is being designated. When we consider that over the last five years our building permits have more consistently ranged upwards of 350 single family starts, we realize that the City, and its current MUSA line request, is being unusually conservative in anticipating growth in the coming decade. To a large extent, the proposed pattern of residential development is an extension of the recommendations contained in the 1980 comprehensive plan. Major expansion areas include land north of TH 5 and west of Lake Lucy and Lake Ann. This expansion is identical to the one anticipated by the 1980 Plan and can be readily serviced by the recently extended Lake Ann Interceptor that traverses through it. Additional expansion areas occur south of TH 5, both east and west of Galpin Boulevard and in areas along Lyman Boulevard in the south central portion of the community. Medium and high density residential areas are located in close proximity to major transportation facilities and community services. The 2000 Land Use Plan does not call for the expansion of the large-lot residential areas outside of existing developments. The residential land use pattern is the subject of protracted discussions during Planning Commission work sessions and public information meetings held on the plan. During the planning process, the following major issues were raised and discussed: * Buffering of the Timberwood Residential Plat located between Galpin Boulevard and Audubon Road south of Highway 5; * The potential of a large area north of Highway 5 opting out of the MUSA line expansion and a related transfer of residential development elsewhere; Buffering of residential areas located along Audubon Road between the railroad tracks and Lyman Boulevard; * Impact of the MUSA line on rural density 2.5 acre or larger subdivision developed prior to 1987 and equipped with new on-site utilities; Land Use 06/12/97 Page 22 * Potential neighborhood commercial site at northeast quadrant of intersection of Hwy. 5 and Galpin Boulevard. Timberwood Discussion The Timberwood Residential Plat was discussed at length. The issue in this case is one of a rural density subdivision that is located in what appeared to be to many observers as the reasonable path of expansion for industrial and office uses. This belief was based upon the fact that industrial uses developed in Chanhassen to date, are located a short distance from the plat along Highway 5 and have been developing westward in a linear fashion along the highway. Furthermore, industrial uses are extending north along Highway 41 to Highway 5 from the City of Chaska. Early plans considered the potential of extending non-residential uses in this area and a variety of options for providing buffering for the Timberwood residences. Ultimately, after numerous plan changes, industrial uses surrounding the site were deleted. The plan now envisions that the westward movement of industrial development will terminate at the east branch of Bluff Creek east of Timberwood. The creek corridor contains flood plain and wetlands which will provide physical separation. Although there are few trees located in this area at that time, it is anticipated that the City would acquire the creek corridor for recreation and trail purposes and that a vegetative buffer could be developed. This location provides for additional single family development east of Timberwood which is anticipated to be developed at the City's standard 15,000 square foot lot size and provided with sanitary sewer. The north side of Timberwood is also anticipated to be developed with low density residential uses. A proposed collector street through the area is routed to the north around the subdivision where it parallels Highway 5 as a service road. The Highway 5 exposure is designed to break up the potential of having a nonresidential corridor along the south side of Highway 5. Its specific intent is to provide a means by which residential development is allowed to visually cross Highway 5 so that the Timberwood area is not segregated as a residential island. To further promote the continuity of residential development, a potential site is being shown for a middle school from the Chaska School District at the intersection of Galpin Boulevard and Highway 5. If developed in this area, the middle school would consume approximately 40 acres. Of this total, 30 acres will be open space. Additional residential development is proposed on the west side of Galpin Boulevard. The area located north of Timberwood and south of Hwy. 5 has been designated for residential uses for several reasons. Among these are the desire to avoid the creation of a commercial/industrial strip road along Hwy. 5, the desire to avoid Timberwood becoming a residential island by expanding the residential district around it, the desire to provide a potential middle school site at an appropriate location, the desire to provide adequate buffering between what are often incompatible non-residential and residential uses and other factors relative to the placement of office Land Use 06/12/97 Page 23 industrial land and, in particular, access to it. During discussions on this portion of the plan, the City was aware that for several reasons this area contains several constraints for residential development. Among these are proximity to Hwy. 5 which is a high traffic corridor that will also have associated noise impact and the lack of significant natural features that would enhance the residential atmosphere and provide screening from the adjacent highway (of nearby industrial uses). Even after considering the constraints, the City has determined that the Land Use Plan should reflect residential uses on this parcel for reasons outlined above. However, it is possible that certain very high quality office industrial proposals could offer the City and area residents a use that is compatible with the goals outlined above. The purpose of this discussion is to clarify the type of nonresidential development that could be considered as a guide plan amendment in the future for this area. The following guidelines must be met prior to the Planning Commission and City Council considering uses other than residential. They outline the need for a very high quality, moderate intensity non-residential development that could be handled in a manner that would offer the city and residents high degrees of control over what may ensue. 1. Office-industrial uses would only be considered up to the western branch of Bluff Creek. The remaining acreage would be reserved for residential uses and/or the potential middle school site. 2. The development proposal shall result in a strong orientation towards office/corporate headquarters type of development developed as a campus for a single user or under a single master plan for several users. Office space should comprise at least 50% of the total floor area. The balance of the square footage should have a strong emphasis on research facilities, light manufacturing and warehousing associated only with primary on-site uses. 3. The site plan shall protect creeks, wetlands and tree cover while providing extraordinary measures to protect nearby residential uses. Creek corridors will be dedicated for public use. These measures should include provision of at least 100'buffer strip provided with berming, heavy landscaping and tree preservation and a building orientation away from existing residences (protecting these neighborhoods from areas of high intensity use on the site). Maximum hard surface coverage shall not exceed 60%. 4. Architectural styles should have a strong orientation to the use of brick and glass with only limited use of tip-up panels. Truck loading areas should be concealed from off-site views and no visible exterior storage or placement of heavy equipment will be permitted. Project landscaping, lighting and signage must be coordinated and of uniformly high quality. Normal IOP District building setbacks must be maintained or exceeded. Land Use 06/12/97 Page 24 5. The development must be handled as a Planned Unit Development with a binding development contract that gives the city adequate assurance of completion according to approved Master Plan. Low Density Residential North of Highway 5 Over the course of a number of meetings, staff and the Planning Commission received petitions and alternate land use plans. These plans which were designed by area residents requested to have their area "opt out" of the MUSA line expansion. The area in question is generally located south of Lake Lucy Road in an alignment due west of Lake Ann. Chanhassen Planning staff developed an alternate plan which would use the 1995 Study Area at the intersection of Highways 5 and 41 to supply an equivalent amount of residential land should the Planning Commission wish to revise the plan. Area residents raised concerns that the expansion of the MUSA line would result in development pressure in their area which would alter their lifestyle and raise their property taxes. Testimony at the meetings, however, indicated that there was no consensus of opinion in this area and that a number of individuals wish to have the opportunity to develop their property. Upon further investigation and discussion, the Planning Commission concluded that the map should not be changed. In doing so, it acknowledged that there are several large tracts of land which are not likely to be developed in a ten year time frame. Totaling approximately 200 acres, this includes properties owned by individuals who have large estates. Despite the ownership of these tracts, the Planning Commission concluded that the expansion of the MUSA line in this area was historically consistent with the 1980 plan, the area could reasonably be served by City streets and utilities and the MUSA designation is consistent with the investment that was made with the extension of the Lake Ann Interceptor through this area. It was also further concluded that the location of the MUSA line itself does not cause development, nor does it directly appear to raise property taxes. Rather, the MUSA line represents an opportunity for a property owner to make their own decisions regarding the future use of their property. Buffer Yard Concept Buffering of residential development located in proximity to non-residential uses was a major concern of the Planning Commission. Wherever possible, natural features are being used to create the buffer. When natural buffering does not exist, the plan establishes a formalized buffer yard concept. Buffer yards are 50 foot in depth along public right-of-way and 100 feet in depth along interior lot lines. Developers platting and developing industrial office property would be required to set aside these buffer yards through permanent conservation easement as well as to actively berm and landscape them to improve their ability to buffer incompatible uses. The location of these areas are illustrated on the map. City ordinances have already been modified to establish this requirement. Land Use 06/12/97 Page 25 MUSA Impact On Existing Large Lot Residential Development The impact of the MUSA line on large lot residential developments constructed prior to 1987, is a concern of the City. A number of these subdivisions were platted in the period immediately prior to the adoption of ordinance changes eliminating the potential of 2%z acre subdivisions in the rural residential area. These developments, which are still being built out at the present time, contain homes that are equipped with on-site wells and sewage disposal systems. The on-site sewage disposal systems are built to required standards and an alternate drainfield is provided for future use of necessary. These systems represent a substantial investment on the part of the homeowner and are currently an environmentally acceptable method of dealing with waste generated from this type of development. Three of these developments are located within the proposed MUSA expansion, including the Timberwood Subdivision which was discussed above and the others are the Lake Lucy Highlands plat which located north of Lake Lucy along Lake Lucy Road and the Sun Ridge Addition, located on Audubon Road. In light of the factors that was described, it is City policy that these areas be given special consideration when utilities are extended past them to surrounding parcels. Given the standards employed in the design of the on-site utilities, it is not anticipated that service will be required during the life of this plan and would only be considered at some time that environmental problems become evident. Potential Neighborhood Commercial Development at Galpin Boulevard and Highway 5 The potential of a small neighborhood commercial node at the northeast corner of the intersection of Galpin and Highway 5 was discussed on a number of occasions. This was included on a very early draft of the Comprehensive Plan but was deleted in the course of public hearings where residents opposed non-commercial development in this area. The Planning Commission sought to locate commercial development in the Chanhassen CBD and potentially in the future on Highway 5 near the intersection of Highway 41 and did not wish to introduce more commercial uses then were required. Consequently, the final draft of the land use plan that was approved by the City Council has this parcel shown for medium density residential uses in a manner consistent with other properties located to the east. However, at the last City Council meeting on the plan, the Council did express a wish to have circumstances under which a limited neighborhood scale commercial development could be considered on this property while still being consistent with goals established elsewhere in this plan. These guidelines are established so that a potential developer would understand conditions under which the Council may consider a guide plan amendment. 1. The commercial development would need to be designed to be inherently low scale with a neighborhood orientation. As such, it should not be in competition with commercial development elsewhere in the community, particularly in the CBD. Land Use 06/12/97 Page 26 2. Development on this site must include provisions for frontage road construction consistent with the comprehensive plan and for a buffer yard that would need to be established, also consistent with the comprehensive plan. 3. Commercial uses should be designed to be oriented to the south and southwest away from adjoining residential properties. Existing trees and low areas should be preserved to provide additional screening for adjoining residential properties. 4. The development would only be considered under the PUD ordinance where a plan consistent with the city goals can be created. 5. Architectural standards should be of high quality construction utilizing brick and glass. Architectural detailing should recognize the close proximity of adjoining residential parcels. Areas of high utilization should be located away from adjoining residential parcels to avoid direct impacts. Lighting and signage should be of uniformly high quality recognizing the site's sensitive location. Site landscaping must also be of unusually high quality. 6. Commercial development should be focused and designed to ensure that such a development of this property will not serve to induce additional commercial development in this area of the Highway 5 corridor. COMMERCIAL The City has maintained a long standard policy of directing commercial development into the Central Business District. Chanhassen is rather unique among suburban communities in that it has historically had and maintained an active downtown business community. In recent years, there has been substantial public and private investment in furthering development in this area and there is no desire on the part of the City to see that effort diminished by the construction of commercial centers oriented to highways outside the business district. Consequently, it is anticipated that the overwhelming majority of new commercial development will occur in and around the Central Business District, primarily north along Highway 5 but also in a newly developed area south of Highway 5 located along relocated Highway 101. Additional commercial development is anticipated in the mixed use area illustrated around the Highway 101/212 interchange. Commercial development in this area can capitalize on its location while serving newly developing areas in the community. A total of 129 acres in commercial designation is being proposed. It is anticipated that this is sufficient to serve the needs of the community throughout the planning period. Two non-CBD commercial issues surfaced during preparation of the plan. The first is a relatively minor one where a neighborhood commercial center had been proposed at the northeast quadrant at the intersection of Galpin Boulevard and Highway 5. This commercial center received considerable negative opinion from area residents. It was further hampered by Land Use 06/12/97 Page 27 the right-of-way requirements for a frontage/collector road being proposed in the area. Therefore, it was eliminated from the plan. The second issue deals with the Highway 5/41 intersection. At the time of drafting this plan, a major retailer purchased substantial acreage in the northeast quadrant of the intersection located in what is designated as a 1995 Study Area. Concurrently, a group of property owners conceptually proposed a shopping center located at the southeast quadrant of the intersection. At this time, the City has not chosen to act favorably on either proposal. The area located —n the southeast quadrant is being designated as Industrial/Office use due to its proximity to similar uses in Chaska, topographic suitability of the site, ease of access and the need to provide for a balanced development pattern in the community. The site located in the study area has not been acted on either favorably or negatively and at the present time, the study areas remain as the name implies, areas requiring study in the future. While it is clear that the City does not desire commercial development outside the CBD in today's framework, such uses may become reasonable in the future and will be discussed at such time that the study areas are evaluated. OFFICE Various types of office uses are accommodated in the commercial and industrial future land use categories. The plan designates a location along TH 101 as "pure" office. This site which totals approximately 11 acres was designated in a TH 101 corridor study in response to specific site characteristics including transportation access, topography and proximity to existing and planned residential areas. MIXED USE The plan designates areas around the proposed TH 101/TH 212 interchange as mixed use. This category has been established to accommodate either commercial or high density residential developments. INDUSTRIAL Chanhassen has a remaining supply of 95 acres of vacant industrial land. For the continued well being of the community and in the interest of promoting a balance of land uses, Chanhassen established a plan that will accommodate a reasonable amount of industrial office development in the future. With this goal in mind, the City assessed where it would be reasonable to allow this development to occur. In undertaking this analysis, the location of existing industrial office development in Chaska was reviewed, existing and proposed roads and highways necessary to providing high levels of access were assessed and the need to provide the buffering of existing residential neighborhoods were examined in detail. The Land Land Use 06/12/97 Page 28 Use Plan provides 638 acres of industrial property, 520 of which is undeveloped at the present time. Additional industrial office use is being proposed in four areas. The first is the logical extension of industrial uses west of the current terminus of the MUSA line, a short distance to the east branch of Bluff Creek. This area is essentially a valley that is already overlooked by existing and potential industrial office uses and would be serviced primarily by Audubon Road to the east and Highway 5 to the north. The Bluff Creek corridor provides an acceptable buffer when combined with associated flood plains and wetlands, the City's recreational trail development, large physical separation to existing single family homes and the existing tree line that screens those homes. The second area is located on the south side of the intersection of Highways 5 and 41. This area has excellent accessibility which would be improved by the construction of collector streets through the area. It is immediately adjacent to industrial growth extending north from Chaska along Highway 41. It can also easily be buffered from any potential single family development since none currently exist in the area. There is a concern for mitigating impact of adjacent industrial uses on the Minnesota Landscape Arboretum, which is located further to the west. However, it is believed that for the most part, development will not occur adjacent to public areas of the Arboretum and that by a combination of existing trees and new screening, future impacts can be mitigated. The third area is located south of the railroad tracks between Audubon Road and Lyman Boulevard. This area is bisected by the Bluff Creek Corridor. The Planning Commission's initial goals of placing industrial in this area were based on the apparent suitability of this area for this use and its proximity to the new TH 212 corridor. It is the intent that much of the future traffic generated by these uses can be directed to the south rather than onto Highway 5. The issue of impacts upon existing residential uses along Audubon Road was considered at length. The result of the redesignating of a substantial area located adjacent to these homes for low density residential uses with industrial uses along Audubon Road located to the north along the railroad tracks. In this manner, it is hoped that any new residential development located in proximity to this area will be screened by an existing vegetated fence line and that future buyers will have a full awareness of adjacent land use patterns. In addition, the buffer yard concept is being employed extensively in this area. The west side of Bluff Creek adjacent to Lyman Boulevard is being designated for industrial uses. This area is adjacent to a major area highway and to railroads and is crossed by a high tension power line and is partly occupied by existing NSP Substation. Virtually the entire site is currently tilled making it suitable for industrial use. Buffering is proposed along the west side of Bluff Creek which will tend to diminish views from properties to the east. The fourth and final area for industrial expansion is a collection of relatively small sites located at the intersection of Galpin Boulevard and Lyman Boulevard. These areas are currently being used for non-residential and non-agricultural purposes and are adjacent to industrial expansion coming from the south in Chaska. Land Use 06/12/97 Page 29 RECREATION The 2000 Land Use Plan identifies major park expansions and primary trail corridors. The recreation section should be consulted for additional material on the expansion of parks and the provision of new park facilities. INSTITUTIONAL There is only one major institutional expansion that is being programmed in the Comprehensive Plan. From information provided by the Chaska School District, a new middle school is likely to be required to meet the district's growing population by the midi 990's. It was determined that it would be advantageous for this facility to be located within the City of Chanhassen to serve residents, to provide recreation amenities and to help promote a sense of community. Other sites were explored within the school district. Their parameters include a 40 acre site size with reasonable grades and excellent access to new population centers. The middle school as envisioned, will have substantial recreational space but will not have lighted ball fields. Taking these factors into account, the plan envisions locating the school at the intersection of Galpin Boulevard and Highway 5. It is hoped that this site will not only meet the specifications of the school district and the community, but would also help to further the goals of the Comprehensive Plan by facilitating the bridging of Highway 5 with uses of non-commercial/industrial nature. 1995 STUDY AREAS The future land uses have been determined and this actin is no longer needed The future land use plan contains two areas listed as "1995 Study Area" These areas have been designated to allow further, more detailed review of appropriate land uses and the phasing of transportation facilities and utilities to service these areas. However, at the same time, the City does not believe that it can justify bringing these areas into the MUSA line at this time based upon reasonable growth expectations to the year 2000. The study area represent the City's best guess at the areas most likely to be brought into the MUSA in the future. During preparation of the plan, it became clear that review and planning for the study areas should be undertaken as soon as possible. The goal of this exercise is not to bring new land into the MUSA ahead of schedule but instead, one of taking advantage of time to conduct appropriate planning studies. The City Council has requested that the Planning Commission undertake an analysis of these areas immediately upon adoption of this Plan by the Metropolitan Council. The purpose is not to promote premature advancement of the MUSA line Land Use 06/12/97 Page 30 but rather to given property owners, residents and decision makers an understanding of what is projected for the future. RESIDENTIAL LAND CONSUMPTION AND METHODOLOGY The land consumption forecasts contained in the land use section of the 1990 Comprehensive Plan are based on a methodology that was developed when the 1980 Comprehensive Plan was prepared. In general,the methodology involves the following: 1. Residential land uses were categorized into one of four classifications: 1) Residential - Large Lot, 2) Residential - Low Density, 3) Residential - Medium Density, and 4) Residential -High Density. 2. A desired mix of housing types was identified. On a land use basis, the City of Chanhassen identified a goal of having 75% of its land committed to low density residential uses. Because of density variations, the following mix of units is expected to result in the future attainment of this goal. A. Residential -Large Lot- 1% B. Residential -Low Density- 65% C. Residential -Medium Density-28% D. Residential - High Density-6% 3. Average densities were calculated for each residential classification based on actual development proposals approved in recent years. The following average gross densities were used: Land Use 06/12/97 Page 31 A. Residential-Large Lot-3 acres/unit B.Residential -Low Density- 1.7 units/acre C. Residential -Medium Density-4.6 units/acre D. Residential -High Density-8.0 units/acre Land consumption forecasts were prepared based on each of the three sets of household growth projections found in the Population, Households and Employment section of this Plan. The projected residential mix was applied to the anticipated household growth totals resulting in a breakdown of the number of anticipated units under each of the classifications shown in Item #1 above. This resulted in a total acreage requirement for each of the residential classifications. In Chanhassen's 1980 Comprehensive Plan, calculated acreage requirements were multiplied by 1.5 to account for market flexibility and the possibility that large property owners may not have a current or near term interest in developing parcels for urban uses. This method of providing an adequate supply of vacant land which is used again in this plan is consistent with the Metropolitan Council's use of a five year excess of land over a ten year planning period. CITY O F PC DATE: 6/18/97 "ei.L OF CC DATE: 7/14/97 CHANHASSEN `\1 CASE #: 97-1 SUB REZ By: Al-Jaff:v STAFF REPORT • PROPOSAL: Rezoning of 48.99 acres of property zoned RR, Rural Residential to RSF, Residential Single Family Preliminary Plat to Subdivide 48.99 Acres into 55 single family lots and one outlot, Highover Addition LOCATION: North of Hwy. 5 on the east side of Hwy. 41 (Hazeltine Blvd.), north and Jsouth of Lake Lucy Road, Highover Addition, Jerome Carlson. .J L APPLICANT: E. Jerome Carlson Valentine C. Wirtz 6950 Galpin Road 1620 Koenen Circle Chanhassen, MN 55317 Chanhassen, MN 55317 470-6420 474-7468 Development �.00ratnator: vaiiald Pete'sun <012)476-5317 PRESENT ZONING: RR, Rural Residential District ACREAGE: 48.99 acres DENSITY: 1.1 Units per Acre-Gross 1.68 Units per Acre-Net ADJACENT ZONING AND LAND USE: N - RR, Rural Residential S -RR, Rural Residential District Q E-RR, Rural Residential District t-- W- RR, Rural Residential District Highway 41 and Minnewashta 1. Regional Park WATER AND SEWER: Available to the site. PHYSICAL CHARACTER.: The majority of the site is wooded. Two wetlands occupy the site. The site has bluffs, a meandering topography and is considered to have some of the higher , elevations in Chanhassen. There is an existing residence and stable that are proposed to be demolished. 2000 LAND USE PLAN: Residential-Low Density 1111 Highover Addition June 18, 1997 Page 2 PROPOSAL/SUMMARY The applicant is proposing to subdivide 48.99 acres into 55 single family lots. The property is zoned RR, Rural Residential and the proposal calls for rezoning it to RSF, Residential Single Family. The average lot size is 27,815 square feet with a resulting gross density of 1.1 units per acre. The site is located north of Hwy. 5, east of Hwy. 41 and Minnewashta Regional Park, and north and south of Lake Lucy Road. Access to the subdivision will be provided via existing Lake Lucy Road which will connect this subdivision with Highway 41 to the west and Galpin Boulevard to the east (through the Brenden Pond and Woodridge Heights Subdivisions). Highover Drive extends south off of Lake Lucy Road to service some of the lots. The remaining parcels will be serviced by Highover Court North and South, Highover Way, and Highover Trail. All of the proposed lots meet the minimum area, width, and depth requirements of the Zoning Ordinance. There is one outlot shown on the plat. Outlot A will contain a temporary storm water pond. The site has a dense concentration of mature trees. The roads have been aligned to minimize impact on the trees and the majority of the homes will be costume graded. However, a large number of trees will still be lost due to the grading of the site. The site has existing stands of northern hardwoods and pines. Their canopies cover approximately 44%or 17 acres of the 49 acre site, excluding wetlands and right-of-way. The applicant is proposing to remove over half of the existing trees which exceeds what is allowed by ordinance. According to ordinance, 35% of the canopy should remain rather than the 19%as proposed by applicant. Due to the excessive removal,replacement trees are calculated at 1.2 times the difference between remaining and required canopy coverage. The difference of 6.30 acres times 1.2 is 7.56 acres or 302 trees. The applicant is proposing to plant 206 overstory, 8 ornamental, and 88 evergreens for a total of the minimum 302 trees. The applicant is utilizing evergreens that are currently growing on site and transplanting 72 Norway pines. In reviewing this plat, staff also had to look at access to the property to the south. While these property owners (the Harveys own the parcel located southwest of the subject site and the Youngquists own the land located south of the subject site) are not ready to develop or subdivide at this time, they have been asked to give consideration as to how their property will be developed. Staff wanted to ensure that they are not land locked. Highover Drive will be stubbed to the northern property line of the Harvey's parcel. When they are ready to develop, the street will extend through the Harvey's property to the Youngquist site and will eventually hook up with Longacres Drive. Highover Addition June 18, 1997 Page 3 In summary, staff believes that the proposed subdivision is well designed. Minor revisions will be required. We are recommending that it be approved with conditions outlined in the staff report. REZONING The applicant is proposing to rezone the property from RR, Rural Residential to RSF, Residential Single Family. The area to the north, east, west and south is zoned Rural Residential and is guided for Residential Low Density. The 2000 Land Use Plan shows this area designated for development as Low Density Residential, 1.2 - 4.0 units per acre. The applicant's proposal has a gross density of 1.1 units per acre and 1.68 units per acre net after the streets and wetlands are taken out. This area is in the MUSA area. Staff is recommending that this area be rezoned to RSF and the rezoning is consistent with the Comprehensive Plan. PRELIMINARY PLAT The applicant is proposing to subdivide a 48.99 acre site into 55 single family lots. The density of the proposed subdivision is 1.1 units per acre gross, and 1.68 units per acre net after removing the roads and wetlands. All the lots exceed the minimum 15,000 square feet of area, with an average lot size of 27,815 square feet. All of the proposed lots meet the minimum width, and depth requirements of the Zoning Ordinance. There is one outlot shown on the plat. Outlot A will contain a temporary storm pond. Lots 15, 16, and 17 contain a wetland. The ordinance requires all structures to maintain a 30 foot setback from the edge of a wetland. The ordinance also requires a buffer zone(0-20 feet wide) with an average of 10 feet. Staff met with the applicant and explained that we wish to see the 10 foot buffer continued around the wetland. In order to allow the buffer to be preserved,we suggested that the applicant reduce the front yard setback for these lots to 20 feet. This seems to be a compromise that benefits both the developer and the City. Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the Zoning Ordinance. WETLANDS There are two wetlands identified on this site. Wetland A is located north of Lake Lucy Road Identified as Brenden Pond or DNR protected water 10-132. This wetland has been identified by the City's wetland inventory as a natural wetland. Requirements for building on a natural Highover Addition June 18, 1997 Page 4 wetland are a 20 foot buffer zone in addition to a 40 foot building setback. The proposed site plan has identified the wetland and setbacks, and the wetland delineation has been field verified by the City's Water Resources Coordinator. Wetland B is an ag-urban wetland located at the intersection of Lake Lucy Road and Highway 41. This area was part of a wetland restoration project,undertaken by the City of Chanhassen with the cooperation of Jerome Carlson. The west edge of this area was classified as a wetland,but the east side had a history of dumping and filling and was therefore,no longer defined as wetland. As part of the restoration the city added open water areas to the existing wetlands. Setbacks along this wetland shall be the same as a ag/urban wetland. As part of the banking project, the remaining site south of Lake Lucy Road was delineated for the existence of additional wetlands. This delineation verified that no other wetlands exist on this site. Buffer Zones The buffer strip width required for natural wetlands is 10 to 30 feet with a minimum average width of 20 feet. This proposed plan meets these requirements on Wetland A,the natural wetland located on this site. The buffer strip width required for an ag/urban wetland such as Wetland B, is 0 to 20 feet with a minimum average width of 10 feet. The principal structure setback is 40 feet measured from the outside edge of the buffer strip. Originally the applicant proposed to have 40 foot setbacks with no buffer on lot 17 of the 4th addition. Following the direction of Staff, the plans were changed to a proposed 30 foot setback from the edge of a 10 foot buffer strip. This would establish a uniform buffer strip along the properties which border Wetland B. Historically, the City has found that buffer zones are more likely to stay intact if they are uniform along neighboring lots. In addition,City staff has recommended to reduce the front yard setback on lots 15, 16 and 17 in block four, from 30 feet to 20 feet to accommodate this uniform buffer. In addition,to the setback requirements of a buffer strip,buffer strip monumentation around the wetlands will required. SURFACE WATER MANAGEMENT PLAN(SWMP) OVERVIEW The City has adopted a Surface Water Management Plan(SWMP)that serves as a tool to protect, preserve and enhance water resources. The plan identifies, from a regional perspective,the stormwater quantity and quality improvements necessary to allow future development to take place and minimize its impact to downstream water bodies. In general,the water quantity portion of the plan uses a 100-year design storm interval for ponding and a 10-year design storm interval for storm sewer piping. The water quality portion of the plan uses William Walker, Jr.'s Pondnet Highover Addition June 18, 1997 Page 5 model for predicting phosphorus concentrations in shallow water bodies. An ultimate conditions model has been developed at each drainage area based on the projected future land use,and therefore,different sets of improvements under full development were analyzed to determine the optimum phosphorus reduction in priority water bodies. The development will be required to be constructed in accordance with the City's SWMP requirements. Water Quality Fees -The SWMP has established a water quality connection charge for each new subdivision based on land use. Dedication shall be equal to the cost of land and pond volume needed for treatment of the phosphorus load leaving the site. The requirement for cash in lieu of land and pond construction shall be based upon a schedule in accordance with the prescribed land use zoning. Values are calculated using market values of land in the City of Chanhassen plus a value of$2.50 per cubic yard for excavation of the pond. The proposed SWMP water quality charge for single family resident developments is $800 per acre. Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average city-wide 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. Single family residential developments have a connection charge of$1,980 per developable acre. Highover Water Quality Fee SWMP fees are based on a total developable land area of 39.39 acres. Therefore, the applicant is required to pay$31,512 in water quality fees. The Applicant will be eligible for credits to this fee for any storm water treatment ponds that meet NURP standards. However,credit will not be given for the temporary treatment pond located at the south side of the project. Water quality credits will be determined upon review of the final construction plans and storm sewer calculations by the City. Highover Water Quantity Fee The total net developable area of the property is 39.39 acres as discussed above. Therefore, the proposed development would then be responsible for a water quantity connection charge of $77,992.00 These SWMP fees will be due payable to the City at time of final plat recording. GRADING The site contains rolling hills with areas of dense woods,open areas and wetlands. The grading plan proposes to grade approximately half of the site for house pads, streets, utilities and storm water ponds. Some of the lots are proposed to be custom graded at time of building permit issuance in an effort to save trees and minimize grading. Detailed grading, drainage, tree removal and erosion control plans will be required for those lots at time of building permit application. Landscaped bermed areas are proposed along Trunk Highway 41 and Lake Lucy Highover Addition June 18, 1997 Page 6 Road on Lots 1 and 3, Block 1 and Lot 17, Block 4. Given the terrain and existing vegetation, berming along Trunk Highway 41 south of Lot 17, Block 4 is not practical. The lots adjacent to Trunk Highway 41 range from 0 to 50 feet in height above Trunk Highway 41. In addition, there is substantial wooded buffer areas as well. Boulder retaining walls are proposed along Highover Drive in Block 2 to minimize grading and tree loss. The boulder walls are proposed to be constructed outside the City's right-of-way. Lot 1, Block 2 is proposed as a rambler-type dwelling. Given the great elevation difference between the proposed dwelling and street (20 feet),the lot is conducive to a tuck-under style dwelling and not a rambler. Therefore, the plans should be revised accordingly. Driveway access to this lot is proposed across Lot 2, Block 1 as well in an effort to negotiate grades and save trees. A cross- access easement will be required to preserve ingress and egress to the site. DRAINAGE A storm water drainage system is proposed to convey overland storm water runoff via a storm drainage system to proposed storm water ponds for pretreatment prior to discharging into the wetland. The storm water treatment ponds are proposed to be designed to meet the City's Surface Water Management Plan (SWMP). A temporary storm water pond is proposed in the southerly portion of the site on Outlot A. This pond eventually will be relocated as the property to the south is further subdivided. It will be the future developer's responsibility to relocate this temporary storm water pond. That developer would be entitled to credits against their SWMP fees for this relocation work. Since this temporary storm water pond will not be meeting the intent of the SWMP, the developer will be responsible for SWMP fees accordingly. Staff will calculate the developer's SWMP fees after review of the final construction plans and drainage calculations. A drain tile system will be required behind the curbs in the streets to address sump pump discharge from those lots which are not adjacent to a wetland or storm drainage pond. All storm water ponds shall be designed with 3:1 side slopes with a 10:1 bench at the normal water level for the first one-foot depth of water or 4:1 slopes overall. The plans propose a storm drainage pipe through the rear yards of Lots 24 through 28, Block 3 inclusive. This will result in the removal of trees and make maintenance difficult for the City. Staff recommends that this storm sewer pipe be relocated along Highover Way to Highover Drive and connected to the proposed storm sewer through Lot 28, Block 3. The storm sewer system overall should be designed for a 10-year 24-hour storm event. Detailed storm sewer calculations will be required with final construction plans for review and approval. In addition, ponding calculations, including pre and post development runoff conditions for a 10- Highover Addition June 18, 1997 Page 7 year and 100-year storm event, will also be required. Staff is concerned about the street drainage at the east end of Highover Trail. This will be further investigated with the construction plan review process stage. This concern may be able to be mitigated with adjustment of street grades on Highover Trail to minimize the drainage area to the east. UTILITIES The site has an existing structure that is proposed to be razed in conjunction with site grading. The existing well and septic system will need to be abandoned per City and State of Minnesota Health codes. Municipal utility service is available to most of the site. Due to elevation constraints, sanitary sewer service to Lots 27 and 28, Block 3 and Lots 1 through 3, Block 4 will require construction of a temporary lift station at the end of Highover Drive. This area is designated to be serviced by sanitary sewer from a future trunk sewer line from the south. Currently, the trunk sewer line is approximately 1400 feet away. Staff believes that development in the area will extend this line within the next 5 to 7 years. Without the temporary lift station, these 5 lots would be considered premature for development. The developer has the option to plat these lots as an outlot until future trunk sanitary sewer is extended to service these lots or install a temporary lift station. The City, as a rule, does not allow for temporary lift stations unless the area will serviced by a gravity sewer system in the near future and if the developer agrees to maintain the temporary lift station and is responsible for its abandonment and removal in the future. According to a well field study conducted on behalf of the City,this area has a potential for a future well site. The City will be conducting test drilling in the near future to determine its potential. It may be possible that one of the 5 lots which will be serviced by a temporary lift station may be purchased by the City for the well site. The City's Comprehensive Water Plan proposes a 12-inch trunk water line along the east of Trunk Highway 41 south of Lake Lucy Road. Instead of having two water lines essentially paralleling one another, staff has had discussions with the developer to incorporate the 12-inch trunk water line through the proposed development. This way the water line will serve a dual purpose both as a lateral water service to the development and a trunk water system for the City. The developer would be entitled to credits for the cost difference between an 8-inch and a 12- inch water line. The credits would be applied to utility hookup charges on those lots within the subdivision at time of building permit issuance. In an effort to improve both water quality and water pressure, staff recommends the developer extend a water line from Highover Court south along the common lot line of Lots 19 and 20, Block 3 for future connection with the Lundgren subdivision, The Woods at Longacres. The Highover Addition June 18, 1997 Page 8 preliminary plans for The Woods at Longacres propose this extension from their cul-de-sac as well. This development is proposed later this fall. In conjunction with final plat submittal, detailed utility construction plans and specifications will be required for staff review and City Council approval. Construction plans and specifications shall be submitted at least three weeks prior to the City Council meeting. Construction plans and specifications shall be designed in accordance with the City's 1997 Standard Specifications and Detail Plates. EROSION CONTROL Erosion control measures have been incorporated throughout the plat. Staff has recommended that the type of erosion control fence be upgraded to the City's Type II along Lots 1, 2 and 3, Block 4, and Lot 28, Block 3. STREETS The street system is fairly well laid out. Staff has had several meetings with the developer's engineer in designing the street system. We have explored the southerly extension of Highover Drive south of the development and how it would impact the adjacent parcels. The proposed alignment of Highover Drive will impact an existing house on Lot 1,Block 1, Wirtz Addition. This alignment will also likely require the removal of the house in order to subdivide the parcel (Lot 1, Block 1, Wirtz Addition)to its full potential. This alignment is also sensitive to the site's topographic features and the relationship to Trunk Highway 41. Temporary cul-de-sacs will be required at the ends of Highover Drive and Trail to provide adequate turning movements for maintenance vehicles and the general public. Traffic barricades will be installed with a sign indicating that"This street will be extended in the future". In addition,a condition will be placed in the development contract notifying future property owners of the street extension. Street grades range from 0.50%to 10.0%which exceeds the City's design criteria. However,given the topographic relief on the site, staff believes it is reasonable to allow a variance on the street grades of the 10%in an effort to minimize grading and tree removal. The street width is proposed at 28 feet back-to-back of curb which is less than the City's street standard section. The street width needs to be increased to 31 feet back-to-back of curb which can easily be incorporated and will not impact grades or trees. The plans also propose a 5-foot wide concrete sidewalk along Highover Drive and Trail and an 8-foot wide turf trail along the easterly property line of the subdivision. Highover Addition June 18, 1997 Page 9 Driveway access to Lot 1, Block 2 is proposed through Lot 2,Block 2 in an effort to negotiate trees and minimize tree loss. Access to Lot 4, Block 2 is proposed along the common lot line of Lots 5 and 6, Block 2. Cross-access driveway easements will be necessary to preserve ingress and egress rights to the property. Lots 1,2 and 3, Block 1 are adjacent to Lake Lucy Road which is listed as a collector on the City's Comprehensive Plan. The plans propose an"eyebrow"to serve these three lots which is an efficient manner and safer way to access these lots rather than directly off of Lake Lucy Road. A no parking zone has been designated along Lake Lucy Road. In the eyebrow,however,parking may be permitted. Access to Lots 1 through 3,Block 1 should be restricted to the eyebrow area of Lake Lucy Road. Detailed street construction plans and specifications will also be required at time of final plat submittal for staff review and City Council approval. The plans and specifications should be prepared in accordance with the City's 1997 Standard Specifications and Detail Plates. Since there are public improvements proposed, the developer will be required to enter into a development contract with the City and provide financial security in the form of a letter of credit or cash escrow to guarantee compliance with the terms of final plat approval. MISCELLANEOUS Drainage and utility easements will be required over public improvements outside of the street right-of-way. The exact easement width will be determined by how deep the infrastructure is. The minimum utility and drainage easement width is 20 feet. A drainage and utility easement shall be dedicated on the final plat over all wetlands and storm water ponds up to a 100-year storm event. Access to the development will be restricted to Lake Lucy Road. No direct access will be permitted from Trunk Highway 41. Building Pads. Locations of proposed dwelling pads and the type of dwelling is necessary to enable the Inspections Division and Engineering Department to perform a satisfactory plan review of the structure at the time of building permit issuance. For the same reason, proposed lowest level floor elevation, entry floor elevation (not top of block) and garage floor elevation is required to be indicated on the proposed pad location. Standard designations (FLO or RLO, R, SE, SEWO, TU, WO) must be shown for proposed dwelling types. These standard designations lessen the chance for errors during the plan review process. The memo explaining these designations is enclosed. Demolition Permits. Existing structures on the property which will be demolished will require demolition permits. Proof of well abandonment must be furnished to the City and a permit for septic system abandonment must be obtained and the septic system abandoned prior to issuance of a demolition permit. Highover Addition June 18, 1997 Page 10 PARK DEDICATION The Comprehensive Park Plan identifies this site as lying within the park service areas of Minnewashta Regional Park and Minnetonka West Intermediate School. These sites are under the management of Carver County and Independent School District 276, respectively. Both sites would provide ample recreation opportunities for future residents of Highover. The Comprehensive Trail Plan identifies TH 41 as a north/south trailway corridor. The plan also identifies an east/west trail along Lake Lucy Road. The Lake Lucy trail is accounted for on this preliminary plat. Any future trail along TH 41 can most likely be constructed within the existing right-of-way. The signature attraction of this plat is the"Highover"trail located within the Northern States Power easement. Mr. Carlson,the applicant, is an advocate for this trail. The city retained Mr. Bruce Chamberlain,a park planner,to explore the feasibility of the Highover trail. Mr. Chamberlain's report is attached. The Highover Trail will be maintained with a turf surface and as such requires no construction costs. The trail as identified lies within an NSP easement and can be constructed without changes in their agreement with the underlying property owners. In that no additional easements are required to construct the trail. The Highover Addition is not a candidate for trail fee credit. Miscellaneous costs associated with the installation of the trail shall be born by the City. TREE PRESERVATION/LANDSCAPING The site has existing stands of northern hardwoods and pines. Their canopies cover approximately 44% or 17 acres of the 49 acre site, excluding wetlands and right-of-way. The applicant is proposing to remove over half of the existing trees which exceeds what is allowed by ordinance. According to ordinance, 35% of the canopy should remain rather than the 19%as proposed by applicant. Due to the excessive removal, replacement trees are calculated at 1.2 times the difference between remaining and required canopy coverage. The difference of 6.30 acres times 1.2 is 7.56 acres or 302 trees. The applicant is proposing to plant 206 overstory, 8 ornamental, and 88 evergreens for a total of the minimum 302 trees. The applicant is utilizing evergreens that are currently growing on site and transplanting 72 Norway pines. In 1993, the Minnesota Department of Natural Resources inventoried this site as part of the Chanhassen Forestry Management Plan. According to the introduction, "the purpose of this report is to assist the Chanhassen city planners, engineers, and elected officials in making informed decisions about the forested portion of their city." In the plan,both the northern hardwood forest and the pine forest located in the proposed development were inventoried and given recommendations. Highover Addition June 18, 1997 Page 11 The northern hardwood forest is/was described as having a"predominant species of basswood, sugar maple, and red oak"in the overstory and sugar maple and basswood seedlings in the understory. The average diameter size of the trees was 15 inches and greater with a light density of trees. The average age of trees was 100 years. Recommendations for the woods stated: "There is a light overstory of mature basswoods, sugar maple, and red oak in this wood lot. This group of trees would be difficult to develop in because of the oak and maple. This lot should be left for green space." The pine forest has/had an overstory of Norway(red)pine and no understory due to the lack of light able to penetrate the pine canopy. The average diameter size was 5-9 inches with a heavy density of trees. The average age of the pines was 30 years. Recommendations for the pines stated: "This pine stand is in need of thinning. The possibility of development in this wood lot is not advisable because of the extremely high number of trees and the shallow nature of their root systems." As stated by the DNR report, the woods on this site are vulnerable to development due to the species, age and density. The large stands are to be fragmented and exposed by the layout of roads and homes. The slopes on this site necessitate a large amount of grading which further exacerbates the sensitivity of the existing woods to development and fragmentation. In addition, the tree survey for the site located at least 50 trees on site with diameters of 30 inches or greater. To retain the greatest number of significant trees, it will be extremely important for the developer to establish preservation areas or removal limits on wooded lots. Staff recommends tree preservation easement or tree removal limits be established in all wooded areas. These easements or limits would protect the preserved fragments from further encroachment. Potential lots would include lots 1-3, block 1, lots 1-7, block 2, lots 7-10 and 16-27, block 3 and lots 1-6 and 12-15, block 4. Tree preservation easements would legally preserve the existing trees on the covered lots and would not allow healthy trees to be removed. Tree removal limits would only apply to the developer/builder and would allow any trees to be removed once the homeowners have taken possession of the home. COMPLIANCE WITH ORDINANCE - RSF DISTRICT Lot Lot Lot Home Area Width Depth Setback Ordinance 15,000 90' 125' 30' front/rear 10' sides BLOCK 1 Lot 1 43,593 145' 343' 30'/60'* 10' Highover Addition June 18, 1997 Page 12 Lot 2 62,469 70' 301.5' 30'/60'* 10' Lot 3 48,582 366' 289.5' 307601* 10' BLOCK 2 Lot 1 43,195 255' 176.5' 30'/30' 43'corner lot 10' Lot 2 29,767 103' 296.5' 30'/30' 10' Lot 3 25,278 149' 262' 30'/30' 10' Lot 4 20,726 135' 192.5' 30'/30' 10' Lot 5 20,153 155' 135' 30'/30' 140' corner lot 10' Lot 6 18,908 142' 150.5' 30'/30' 10' Lot 7 33,177 156' 193.5' 30'/30' 10' BLOCK 3 Lot 1 29,326 176' 162.5' 301/30' 10' Lot 2 24,060 122' 180' 30730' 10' Lot 3 22,744 163' 147' 30'/30' 134' corner lot 10' Lot 4 15,092 100' 151' 30'/30' 10' Lot 5 15,138 106' 150.5' 30'/30' 10' Lot 6 16,168 127' 150' 30'/30' 10' Lot 7 15,980 86' 155' 30'/30' 10' Lot 8 19,818 80' 169.5' 30'/30' 179' corner lot 10' Lot 9 25,987 161' 184' 30'/30' 205' comer lot 10' Lot 10 20,508 125' 164' 30'/30' Highover Addition June 18, 1997 Page 13 10' Lot 11 21,626 148' on curve 145' 30'/30' 10' Lot 12 25,970 91' 139' 30'/30' 10' Lot 13 32,151 35' 167.5' 30'/30' 10' Lot 14 19,855 116' on curve 179.5' 30'/30' 10' Lot 15 19,969 110' 181.5' 30'/30' 10' Lot 16 20,460 110' 186' 30'/30' 10' Lot 17 23,959 125' 193' 30'/30' 10' Lot 18 24,741 107' 212.5' 30'/30' 10' Lot 19 29,098 109' 250.5' 30'/30' 10' Lot 20 44,505 101' on curve 309.5' 30'/30' 10' Lot 21 34,090 52' 258' 30'/30' 10' Lot 22 28,845 55' 222.5' 30'/30' 10' Lot 23 38,127 48' 319.5' 30'/30' 10' Lot 24 34,714 99' on curve 247' 30'/30' 10' Lot 25 27,170 144' 224' 30'/30' 200' corner lot 10' Lot 26 23,848 125' 193' 30'/30' 193' corner lot 10' Lot 27 20,938 126' 196.5' 30'/30' 10' Lot 28 27,211 153' 176.5' 30'/30' 10' BLOCK 4 Highover Addition June 18, 1997 Page 14 Lot 1 29,210 100' 217.5' 30'/30' 10' Lot 2 31,328 130' 187.5' 30'/30' 10' Lot 3 25,582 140' 187.5' 30'/30' 10' Lot 4 28,659 160' on curve 230' 30'/30' 10' Lot 5 27,665 125' on curve 230' 30'/30' 10' Lot 6 22,894 110' 201.5' 30'/30' 10' Lot 7 21,189 107' 184' 30'/30' 10' Lot 8 19,502 110' 177.5' 30'/30' 10' Lot 9 18,347 120' 172.5' 30'/30' 10' Lot 10 25,793 101' 208.5' 30'/30' 10' Lot 11 25,336 97' 235.5' 30'/30' 10' Lot 12 24,313 96' 214.5' 30'/30' 10' Lot 13 23,990 98' 210' 30'/30' 10' Lot 14 26,818 99' 236' 30'/30' 10' Lot 15 28,607 102' 287' 20'***/50'** 10' Lot 16 38,752 114' 352' 20'***/50'** 10' Lot 17 75,264 147' 433.5' 20'***/50'** 480' on corner 10' Outlot A 52,708 * The 60 foot setback includes a 20 foot wetland buffer in addition to a 40 foot structure setback. Highover Addition June 18, 1997 Page 15 ** The 50 foot setback includes a 10 foot wetland buffer in addition to a 40 foot structure setback. *** As discussed in the buffer zone section of the staff report, staff is recommending lot 15, 16, and 17, Block 4, maintain a 20 foot front yard setback to accommodate a 10 foot buffer zone and a 30 foot structure setback from the edge of the buffer, rendering a total of 40 foot structure setback from the edge of the wetland. RECOMMENDATION Staff recommends the City Council adopt the following motion: REZONING "The City Council approves of Rezoning #97-2 for property zoned RR to RSF for Highover Addition as shown on the plans dated June 6, 1997 and subject to the following conditions: 1. The applicant shall enter into a development contract containing all of the conditions of approval for this project and shall submit all required financial guarantees. The development contract shall be recorded against the property. 2. The applicant shall meet all conditions of the Subdivision#97-1." PRELIMINARY PLAT "The Planning Commission recommends approval of the preliminary plat for Subdivision #97-1 for Highover Addition for 55 lots and one outlot as shown on the plans received June 6, 1997, subject to the following conditions: 1. Submit tree survey showing all trees 30 inches and larger with overlay of proposed development and grading. Establish tree preservation easements or tree removal limits on appropriate lots. If either easement or removal limits are established, designate penalty for encroachment. A tree protection fence shall be placed along the edge of the grading limits prior to grading. 2. Building Department conditions: a. Revise the preliminary grading plan to show the location of proposed dwelling pads, using standard designations and indicate the lowest level floor, entry level floor and garage floor elevations. This should be done prior to final plat approval. Highover Addition June 18, 1997 Page 16 b. Obtain demolition permits. This should be done prior to any grading on the property. 3. Fire Marshal conditions: a. A 10 foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, shrubs, bushes, NSP, US West, 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. b. No burning permits for trees will be issued. Any downed trees will have to be chipped on site, or hauled off site. 4. Park and Recreation conditions: a. Payment of full park and trail fees in lieu of parkland dedication or trail construction. One third of the fees shall be paid prior to recording of the plat. The remaining two thirds shall be paid at the time of building permit as identified by city ordinance. 5. Lots 15, 16, and 17, Block 4, shall maintain a 20 foot front yard setback. 6. The applicant will need to develop a sediment and erosion control plan in accordance with the City's Best Management Practice Handbook and the Surface Water Management Plan requirements for new developments. The plan shall be submitted to the City for review and formal approval. Type I erosion control fence shall be installed around the downstream side of the construction limits. Rock construction entrances shall be employed and maintained at all access points until the street has been paved with a bituminous surface. 7. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched or wood-fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. 8. The applicant shall provide detailed storm sewer calculations for 10-year and 100-year storm events and provide ponding calculations for stormwater ponds in accordance with the City's SWMP for the City Engineer to review and approve prior to final plat approval. The applicant shall provide detailed pre-developed and post developed stormwater calculations for 100-year storm events. Individual storm sewer calculations between each catch basin segment will also be required to determine if sufficient catch basins are being utilized. Highover Addition June 18, 1997 Page 17 9. The proposed single family residential development of 39.39 net developable acres is responsible for a water quality connection charge of$31,512 and a water quantity fee of $77,992.00. The Water quality fee will be waived upon the applicant meeting NURP design for on site runoff. These fees are payable to the City prior to the City filing the final plat. 10. Prior to final plan approval,the applicant shall submit detailed construction plans and specifications in accordance with the City's latest edition of Standard Specifications and Detail Plates for staff review and formal approval by City Council in conjunction with final plat approval. Plans and specifications shall be submitted three weeks prior to the City Council meeting. As-built construction drawings will be required upon completion of the utility and street improvements. 11. All custom-graded lots shall provide a detailed grading, drainage,tree removal and erosion control plan in conjunction with building permit application for City review and approval. 12. Lot 1, Block 2 should be designated as a tuck-under type home on the grading plan and not a rambler unless the applicant can demonstrate to staff that a rambler-type dwelling could fit on the lot without excessive grading or tree removal. 13. Cross-access driveway easements 30 feet in width shall be provided for Lot 1, Block 2 across Lot 2, Block 2 and Lot 4,Block 2 over Lots 5 and 6, Block 2. 14. The street construction plans shall include a drain tile system behind the curbs to convey sump pump discharge from those lots which are not adjacent to a wetland or storm drainage pond. 15. All storm water ponds shall be designed with 3:1 side slopes with a 10:1 bench at the normal water level from the first one foot of depth of water or 4:1 slopes overall. 16. The storm sewer proposed along the rear lots of 24 through 28,Block 3 shall be relocated along Highover Way to Highover Drive and connected to the proposed storm sewer through Lot 28, Block 3. 17. The existing well and septic system will need to be abandoned per City and State of Minnesota Health codes. 18. Parking shall be prohibited on Highover Court North and South adjacent to the landscaped cul-de-sac islands. The City shall sign these streets accordingly. 19. The developer may plat Lots 1 through 3,Block 4 and Lots 27 and 28, Block 3 contingent upon the developer installing and maintaining a temporary lift station at the end of Highover Highover Addition June 18, 1997 Page 18 Drive. The developer shall also be responsible for the abandonment and removal of the lift station with the extension of service of gravity sanitary sewer for these lots or the developer may plat these 5 lots as an outlot until future sewer service is available. 20. The developer shall install a 12-inch watermain versus a 8-inch watermain along Highover Drive . The developer will be entitled to credits against their utility hookup charges for the cost difference between an 8-inch and 12-inch watermain. 21. The developer shall loop the water line system in Highover Court South along the common lot line of Lots 19 and 20, Block 3 for future connection with the Lundgren subdivision, The Woods at Longacres. 22. The erosion control fence along Lots 1,2 and 3, Block 4 and Lot 28, Block 3 shall be Type II. 23. Temporary cul-de-sacs will be required at the ends of Highover Drive and Highover Trail. Traffic barricades shall also be installed with a sign indicating"This street shall be extended in the future". A condition will also be placed in the development contract to notify future property owners of the street extension. 24. The street widths throughout the plat shall be increased to 31 feet back-to-back of curb. 25. The driveway accesses to Lots 1, 2 and 3, Block 1 shall be restricted to the eyebrow area of Lake Lucy Road. Direct access onto Trunk Highway 41 shall be prohibited from all lots in the subdivision. The existing driveway access from Trunk Highway 41 shall be eliminated in conjunction with site grading. 26. The developer shall enter into a development contract with the City and provide a financial security in the form of a letter of credit or cash escrow to guarantee with the terms of final plat approval. 27. Drainage and utility easements shall be dedicated on the final plat for public improvements which lie outside the street right-of-way. The exact easement width will be determined in conjunction with final construction plan review. The minimum utility and drainage easement width shall be 20 feet. Drainage and utility easements shall also be dedicated over all wetlands and storm water ponds up to the elevation of a 100-year storm event." Highover Addition June 18, 1997 Page 19 ATTACHMENTS 1. Memo from Philip Elkin and Dave Hempel dated June 12, 1997. 2. Memo from Steve Kirchman dated May 12, 1997 3. Report from Bruce Chamberlain dated May 14, 1997 4. Application 5. Preliminary plat dated June 6, 1997. Of l CITY OF i fil r CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Sharmin Al-Jaff, Planner 1I FROM: Dave Hempel, Assistant City Engineer 3)1V..4.41( Phillip Elkin, Water Resources Coordinator V DATE: June 12, 1997 SUBJ: Review of Preliminary Plat Documents for Highover SUB File No. 97-1, Project File No. 97-15 Upon review of the plans prepared by Westwood dated June 6, 1997, we offer the following comments and recommendations: WETLANDS There are two wetlands identified on this site. Wetland A is located north of Lake Lucy Road Identified as Brenden Pond or DNR protected water 10-132. This wetland has been identified by the City's wetland inventory as a natural wetland. Requirements for building on a natural wetland are a 20 foot buffer zone in addition to a 40 foot building setback. The proposed site plan has identified the wetland and setbacks,and the wetland delineation has been field verified by the City's Water Resources Coordinator. Wetland B is an ag-urban wetland located at the intersection of Lake Lucy Road and Highway 41. This area was part of a wetland restoration project, undertaken by the City of Chanhassen with the cooperation of Jerome Carlson. The west edge of this area was classified as a wetland, but the east side had a history of dumping and filling and was therefore, no longer defined as wetland. As part of the restoration the city added open water areas to the existing wetlands. Setbacks along this wetland shall be the sane as a ag/urban wetland. As part of the banking project, the remaining site south of Lake Lucy Road was delineated for the existence of additional wetlands. This delineation verified that no other wetlands exist on this site. Buffer Zones The buffer strip width required for natural wetlands is 10 to 30 feet with a minimum average width of 20 feet. This proposed plan meets these requirements on Wetland A, the natural wetland located on this site. The buffer strip width required for an ag/urban wetland such as Wetland B, is 0 to 20 feet Shanmin Al-Jaff, Planner II Highover Final Plat Review June 12, 1997 Page 2 with a minimum average width of 10 feet. The principal structure setback is 40 feet measured from the outside edge of the buffer strip. Originally the applicant proposed to have 40 foot setbacks with no buffer on lot 17 of the 4th addition. Following the direction of Staff, the plans were changed to a proposed 30 foot setback from the edge of a 10 foot buffer strip. This would establish a uniform buffer strip along the properties which border Wetland B. Historically, the City has found that buffer zones are more likely to stay intact if they are uniform along neighboring lots. In addition,City staff has recommended to reduce the front yard setback on lots 15, 16 and 17 in block four,from 30 feet to 20 feet to accommodate this uniform buffer. In addition,to the setback requirements of a buffer strip, buffer strip monumentation around the wetlands will required. SURFACE WATER MANAGEMENT PLAN (SWMP) OVERVIEW The City has adopted a Surface Water Management Plan(SWMP) that serves as a tool to protect, preserve and enhance water resources. The plan identifies,from a regional perspective,the stormwater quantity and quality improvements necessary to allow future development to take place and minimize its impact to downstream water bodies. In general, the water quantity portion of the plan uses a 100- year design storm interval for ponding and a 10-year design storm interval for storm sewer piping. The water quality portion of the plan uses William Walker,Jr.'s Pondnet model for predicting phosphorus concentrations in shallow water bodies. An ultimate conditions model has been developed at each drainage area based on the projected future land use,and therefore,different sets of improvements under full development were analyzed to determine the optimum phosphorus reduction in priority water bodies. The development will be required to be constructed in accordance with the City's SWMP requirements. Water Quality Fees -The SWMP has established a water quality connection charge for each new subdivision based on land use. Dedication shall be equal to the cost of land and pond volume needed for treatment of the phosphorus load leaving the site. The requirement for cash in lieu of land and pond construction shall be based upon a schedule in accordance with the prescribed land use zoning. Values are calculated using market values of land in the City of Chanhassen plus a value of$2.50 per cubic yard for excavation of the pond. The proposed SWMP water quality charge for single family resident developments is$800 per acre. Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average city-wide 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. Single family residential developments have a connection charge of$1,980 per developable acre. Sharmin Al-Jaff, Planner II Highover Final Plat Review June 12, 1997 Page 3 Highover Water Quality Fee SWMP fees are based on a total developable land area of 39.39 acres. Therefore,the applicant is required to pay$31,512 in water quality fees. The Applicant will be eligible for credits to this fee for any storm water treatment ponds that meet NURP standards. However,credit will not be given for the temporary treatment pond located at the south side of the project. Water quality credits will be determined upon review of the final construction plans and storm sewer calculations by the City. Highover Water Quantity Fee The total net developable area of the property is 39.39 acres as discussed above. Therefore,the proposed development would then be responsible for a water quantity connection charge of $77,992.00 These SWMP fees will be due payable to the City at time of final plat recording. GRADING The site contains rolling hills with areas of dense woods, open areas and wetlands. The grading plan proposes to grade approximately half of the site for house pads, streets, utilities and storm water ponds. Some of the lots are proposed to be custom graded at time of building permit issuance in an effort to save trees and minimize grading. Detailed grading,drainage, tree removal and erosion control plans will be required for those lots at time of building permit application. Landscaped bermed areas are proposed along Trunk Highway 41 and Lake Lucy Road on Lots 1 and 3, Block 1 and Lot 17, Block 4. Given the terrain and existing vegetation, berming along Trunk Highway 41 south of Lot 17, Block 4 is not practical. The lots adjacent to Trunk Highway 41 range from 0 to 50 feet in height above Trunk Highway 41. In addition, there is substantial wooded buffer areas as well. Boulder retaining walls are proposed along Highover Drive in Block 2 to minimize grading and tree loss. The boulder walls are proposed to be constructed outside the City's right-of-way. Lot 1, Block 2 is proposed as a rambler-type dwelling. Given the great elevation difference between the proposed dwelling and street (20 feet), the lot is conducive to a tuck-under style dwelling and not a rambler. Therefore, the plans should be revised accordingly. Driveway access to this lot is proposed across Lot 2, Block 1 as well in an effort to negotiate grades and save trees. A cross- access easement will be required to preserve ingress and egress to the site. DRAINAGE A storm water drainage system is proposed to convey overland storm water runoff via a storm drainage system to proposed storm water ponds for pretreatment prior to discharging into the wetland. The storm water treatment ponds are proposed to be designed to meet the City's Surface Water Management Plan (SWMP). A temporary storm water pond is proposed in the southerly portion of the site on Outlot A. This pond eventually will be relocated as the property to the south is further subdivided. It will be the future developer's responsibility to relocate this Sharmin Al-Jaff, Planner II Highover Final Plat Review June 12, 1997 Page 4 temporary storm water pond. That developer would be entitled to credits against their SWMP fees for this relocation work. Since this temporary storm water pond will not be meeting the intent of the SWMP,the developer will be responsible for SWMP fees accordingly. Staff will calculate the developer's SWMP fees after review of the final construction plans and drainage calculations. A drain tile system will be required behind the curbs in the streets to address sump pump discharge from those lots which are not adjacent to a wetland or storm drainage pond. All storm water ponds shall be designed with 3:1 side slopes with a 10:1 bench at the normal water level for the first one-foot depth of water or 4:1 slopes overall. The plans propose a storm drainage pipe through the rear yards of Lots 24 through 28, Block 3 inclusive. This will result in the removal of trees and make maintenance difficult for the City. Staff recommends that this storm sewer pipe be relocated along Highover Way to Highover Drive and connected to the proposed storm sewer through Lot 28, Block 3. The storm sewer system overall should be designed for a 10-year 24-hour storm event. Detailed storm sewer calculations will be required with final construction plans for review and approval. In addition,ponding calculations, including pre and post development runoff conditions for a 10- year and 100-year storm event, will also be required. Staff is concerned about the street drainage at the east end of Highover Trail. This will be further investigated with the construction plan review process stage. This concern may be able to be mitigated with adjustment of street grades on Highover Trail to minimize the drainage area to the east. UTILITIES The site has an existing structure that is proposed to be razed in conjunction with site grading. The existing well and septic system will need to be abandoned per City and State of Minnesota Health codes. Municipal utility service is available to most of the site. Due to elevation constraints, sanitary sewer service to Lots 27 and 28, Block 3 and Lots 1 through 3, Block 4 will require construction of a temporary lift station at the end of Highover Drive. This area is designated to be serviced by sanitary sewer from a future trunk sewer line from the south. Currently, the trunk sewer line is approximately 1400 feet away. Staff believes that development in the area will extend this line within the next 5 to 7 years. Without the temporary lift station, these 5 lots would be considered premature for development. The developer has the option to plat these lots as an outlot until future trunk sanitary sewer is extended to service these lots or install a temporary lift station. The City, as a rule, does not allow for temporary lift stations unless the area will serviced by a gravity sewer system in the near future and if the developer agrees to maintain the temporary lift station and is responsible for its abandonment and removal in the future. Sharmin Al-Jaff, Planner II Highover Final Plat Review June 12, 1997 Page 5 According to a well field study conducted on behalf of the City, this area has a potential for a future well site. The City will be conducting test drilling in the near future to determine its potential. It may be possible that one of the 5 lots which will be serviced by a temporary lift station may be purchased by the City for the well site. The City's Comprehensive Water Plan proposes a 12-inch trunk water line along the east of Trunk Highway 41 south of Lake Lucy Road. Instead of having two water lines essentially paralleling one another, staff has had discussions with the developer to incorporate the 12-inch trunk water line through the proposed development. This way the water line will serve a dual purpose both as a lateral water service to the development and a trunk water system for the City. The developer would be entitled to credits for the cost difference between an 8-inch and a 12-inch water line. The credits would be applied to utility hookup charges on those lots within the subdivision at time of building permit issuance. In an effort to improve both water quality and water pressure, staff recommends the developer extend a water line from Highover Court south along the common lot line of Lots 19 and 20, Block 3 for future connection with the Lundgren subdivision, The Woods at Longacres. The preliminary plans for The Woods at Longacres propose this extension from their cul-de-sac as well. This development is proposed later this fall. In conjunction with final plat submittal,detailed utility construction plans and specifications will be required for staff review and City Council approval. Construction plans and specifications shall be submitted at least three weeks prior to the City Council meeting. Construction plans and specifications shall be designed in accordance with the City's 1997 Standard Specifications and Detail Plates. EROSION CONTROL Erosion control measures have been incorporated throughout the plat. Staff has recommended that the type of erosion control fence be upgraded to the City's Type H along Lots 1, 2 and 3, Block 4, and Lot 28, Block 3. STREETS The street system is fairly well laid out. Staff has had several meetings with the developer's engineer in designing the street system. We have explored the southerly extension of Highover Drive south of the development and how it would impact the adjacent parcels. The proposed alignment of Highover Drive will impact an existing house on Lot I, Block 1,Wirtz Addition. This alignment will also likely require the removal of the house in order to subdivide the parcel(Lot 1, Block 1,Wirtz Addition)to its full potential. This alignment is also sensitive to the site's topographic features and the relationship to Trunk Highway 41. Sharmin Al-Jaff,Planner II Highover Final Plat Review June 12, 1997 Page 6 Temporary cul-de-sacs will be required at the ends of Highover Drive and Trail to provide adequate turning movements for maintenance vehicles and the general public. Traffic barricades will be installed with a sign indicating that"This street will be extended in the future". In addition,a condition will be placed in the development contract notifying future property owners of the street extension. Street grades range from 0.50% to 10.0% which exceeds the City's design criteria. However,given the topographic relief on the site, staff believes it is reasonable to allow a variance on the street grades of the 10% in an effort to minimize grading and tree removal. The street width is proposed at 28 feet back-to-back of curb which is less than the City's street standard section. The street width needs to be increased to 31 feet back-to-back of curb which can easily be incorporated and will not impact grades or trees. The plans also propose a 5-foot wide concrete sidewalk along Highover Drive and Trail and an 8-foot wide turf trail along the easterly property line of the subdivision. Driveway access to Lot 1, Block 2 is proposed through Lot 2, Block 2 in an effort to negotiate trees and minimize tree loss. Access to Lot 4, Block 2 is proposed along the common lot line of Lots 5 and 6,Block 2. Cross-access driveway easements will be necessary to preserve ingress and egress rights to the property. Lots 1,2 and 3, Block 1 are adjacent to Lake Lucy Road which is listed as a collector on the City's Comprehensive Plan. The plans propose an"eyebrow"to serve these three lots which is an efficient manner and safer way to access these lots rather than directly off of Lake Lucy Road. A no parking zone has been designated along Lake Lucy Road. In the eyebrow, however, parking may be permitted. Access to Lots 1 through 3, Block 1 should be restricted to the eyebrow area of Lake Lucy Road. Detailed street construction plans and specifications will also be required at time of final plat submittal for staff review and City Council approval. The plans and specifications should be prepared in accordance with the City's 1997 Standard Specifications and Detail Plates. Since there are public improvements proposed,the developer will be required to enter into a development contract with the City and provide financial security in the form of a letter of credit or cash escrow to guarantee compliance with the terms of final plat approval. MISCELLANEOUS Drainage and utility easements will be required over public improvements outside of the street right-of- way. The exact easement width will be determined by how deep the infrastructure is. The minimum utility and drainage easement width is 20 feet. A drainage and utility easement shall be dedicated on the final plat over all wetlands and storm water ponds up to a 100-year storm event. Access to the development will be restricted to Lake Lucy Road. No direct access will be permitted from Trunk Highway 41. Sharmin Al-Jaff,Planner II Highover Final Plat Review June 12, 1997 Page 7 RECOMMENDED CONDITIONS OF APPROVAL FOR PRELIMINARY PLAT SHOULD THE PLANNING COMMISSION APPROVE THE PLANS AS SUBMITTED 1. The applicant will need to develop a sediment and erosion control plan in accordance with the City's Best Management Practice Handbook and the Surface Water Management Plan requirements for new developments. The plan shall be submitted to the City for review and formal approval. Type i erosion control fence shall be installed around the downstream side of the construction limits. Rock construction entrances shall be employed and maintained at all access points until the street has been paved with a bituminous surface. 2. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched or wood-fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. 3. The applicant shall provide detailed storm sewer calculations for 10-year and 100-year storm events and provide ponding calculations for stormwater ponds in accordance with the City's SWMP for the City Engineer to review and approve prior to final plat approval. The applicant shall provide detailed pre-developed and post developed stormwater calculations for 100-year storm events. Individual storm sewer calculations between each catch basin segment will also be required to determine if sufficient catch basins are being utilized. 4. The proposed single family residential development of 39.39 net developable acres is responsible for a water quality connection charge of$31,512 and a water quantity fee of $77,992.00.The Water quality fee will be waived upon the applicant meeting NURP design for on site runoff. These fees are payable to the City prior to the City filing the final plat. 5. Prior to final plan approval, the applicant shall submit detailed construction plans and specifications in accordance with the City's latest edition of Standard Specifications and Detail Plates for staff review and formal approval by City Council in conjunction with final plat approval. Plans and specifications shall be submitted three weeks prior to the City Council meeting. As-built construction drawings will be required upon completion of the utility and street improvements. 6. All custom-graded lots shall provide a detailed grading,drainage, tree removal and erosion control plan in conjunction with building permit application for City review and approvaL 7. Lot 1, Block 2 should be designated as a tuck-under type home on the grading plan and not a rambler unless the applicant can demonstrate to staff that a rambler-type dwelling could fit on the lot without excessive grading or tree removal. 8. Cross-access driveway easements 30 feet in width shall be provided for Lot 1, Block 2 across Lot 2, Block 2 and Lot 4, Block 2 over Lots 5 and 6, Block 2. Sharmin Al-Jaff, Planner I1 Highover Final Plat Review June 12, 1997 Page 8 9. The street construction plans shall include a drain tile system behind the curbs to convey sump pump discharge from those lots which are not adjacent to a wetland or storm drainage pond. 10. All storm water ponds shall be designed with 3:1 side slopes with a 10:1 bench at the normal water level from the first one foot of depth of water or 4:1 slopes overall. 11. The storm sewer proposed along the rear lots of 24 through 28, Block 3 shall be relocated along Highover Way to Highover Drive and connected to the proposed storm sewer through Lot 28, Block 3. 12. The existing well and septic system will need to be abandoned per City and State of Minnesota Health codes. 13. Parking shall be prohibited on Highover Court North and South adjacent to the landscaped cul- de-sac islands. The City shall sign these streets accordingly. 14. The developer may plat Lots 1 through 3, Block 4 and Lots 27 and 28, Block 3 contingent upon the developer installing and maintaining a temporary lift station at the end of Highover Drive. The developer shall also be responsible for the abandonment and removal of the lift station with the extension of service of gravity sanitary sewer for these lots or the developer may plat these 5 lots as an outlot until future sewer service is available. 15. The developer shall install a 12-inch watermain versus a 8-inch watermain along Highover Drive . The developer will be entitled to credits against their utility hookup charges for the cost difference between an 8-inch and 12-inch watermain. 16. The developer shall loop the water line system in Highover Court South along the common lot line of Lots 19 and 20, Block 3 for future connection with the Lundgren subdivision,The Woods at Longacres. 17. The erosion control fence along Lots 1,2 and 3, Block 4 and Lot 28, Block 3 shall be Type H. 18. Temporary cul-de-sacs will be required at the ends of Highover Drive and Highover Trail. Traffic barricades shall also be installed with a sign indicating"This street shall be extended in the future". A condition will also be placed in the development contract to notify future property owners of the street extension. 19. The street widths throughout the plat shall be increased to 31 feet back-to-back of curb. 20. The driveway accesses to Lots 1,2 and 3, Block 1 shall be restricted to the eyebrow area of Lake Lucy Road. Direct access onto Trunk Highway 41 shall be prohibited from all lots in the Sharmin Al-Jaff, Planner II Highover Final Plat Review June 12, 1997 Page 9 subdivision. The existing driveway access from Trunk Highway 41 shall be eliminated in conjunction with site grading. 21. The developer shall enter into a development contract with the City and provide a financial security in the form of a letter of credit or cash escrow to guarantee with the terms of final plat approval. 22. Drainage and utility easements shall be dedicated on the final plat for public improvements which lie outside the street right-of-way. The exact easement width will be determined in conjunction with final construction plan review. The minimum utility and drainage easement width shall be 20 feet. Drainage and utility easements shall also be dedicated over all wetlands and storm water ponds up to the elevation of a 100-year storm event. ktm c: Charles Folch, Director of Public Works g:bng\pro jests\ighove?4pr.doc CITY OF CHANHASSEN• 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Sharmin Al-Jaff,Planner II FROM: Steve A. Kirchman,Building Official 4_ CA.k DATE: May 12, 1997 SUBJECT: 97-1 SUB(Highover Addition,Jerome Carlson) I was asked to review the subdivision proposal plans stamped "CITY OF CHANHASSEN, RECEIVED, APR 18 19 97, CHANHAS SEN PLANNING DEPT." for the above referenced project. Analysis: Building Pads. Locations of proposed dwelling pads and the type of dwelling is necessary to enable the Inspections Division and Engineering Department to perform a satisfactory plan review of the structure at the time of building permit issuance.For the same reason,proposed lowest level floor elevation,entry floor elevation (not top of block) and garage floor elevation is required to be indicated on the proposed pad location. Standard designations (FLO or RLO, R, SE, SEWO, TU, WO) must be shown for proposed dwelling types. These standard designations lessen the chance for errors during the plan review process. The memo explaining these designations is enclosed. Demolition Permits.Existing structures on the property which will be demolished will require demolition permits. Proof of well abandonment must be furnished to the City and a permit for septic system abandonment must be obtained and the septic system abandoned prior to issuance of a demolition permit. Recommendations: The following conditions should be added to the conditions of approval. 1. Revise the preliminary grading plan to show the location of proposed dwelling pads,using standard designations and indicate the lowest level floor,entry level floor and garage floor elevations. This should be done prior to final plat approval. 2. Obtain demolition permits. This should be done prior to any grading on the property. enclosure: January 29, 1993 memorandum s\safetykak\memos\planlhiover 4 ..: CITY QF CHANHASSEN :,..,,,. ,. ... ,:....,. ..„,, , ,,„ sr, _ ,.. . ......,0 690 COULTER DRIVE • PD. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORAN D UM TO: Inspections, Planning, & Engineering Staff FROM: Steve A. Kirchman, Building Official4._ s• DATE: January 29, 1993 SUBJ: Dwelling Type Designation We have been requesting on site plan reviews that the developer designate the type of dwelling that is acceptable on each proposed lot in a new development. I thought perhaps it might he helpful to staff to explain and diagram these designations and the reasoning behind the requirements. PLO or RLC) Designates Front Lookout or Rear Lookout. This includes dwellings with tile basement floor level approximately 8'below grade at its deepest with the surrounding grade sloping down to approximately 4' above the basement floor level. R Designates Rambler. This includes dwellings with the basement floor level approximately 8'below grade with the surrounding grade approximately level. This would include two story's and many 4 level dwellings. SE Designates Split Entry. This includes dwellings with the basement floor level approximately 4'below grade with the surrounding grade approximately level. SEWO Designates Split Petry Walk Out. This includes dwellings with the basement floor level approximately 4' below grade at its deepest with the surrounding grade sloping down to lowest floor level. TU Designates Tuck Under. This includes dwellings with the basement floor level approximately 8' below grade at its deepest with the surrounding grade sloping down to the lowest floor level in the front of the dwelling. WO Designates Walk Out This includes dwellings with the basement floor level approximately 8'below grade at its deepest with the surrounding grade sloping down to the lowest floor level in the rear of the dwelling. • /Ili sE sEwo Wo 4N � ? -- , - - - -- orRLO _. Inspections staff uses these designations when reviewing plans which are then passed to the engineering staff for further review. Approved grading plans are compared to proposed building plans to insure compliance to approved conditions. The same designation must be used on all documents in order to avoid confusion and incorrect plan reviews. Is to illPRINTED ON RECYCLED PAPER 612-835-3160 HOISINGTON KOEGLER 973 P02 MHY 1F, '97 1=:00 Creative Solutions for Land Planning and Design Hoisington Koegler Group Inc. ®© MEMO May 14, 1997 To: Todd Hoffman Chanhassen Park&Recreation Director From: Bruce Chamberlain Park Planner Re: Review of trail feasibility along highover utility corridor between Lake Lucy Road and Hwy. 5. The highover utility corridor under consideration for a trail extends from Lake Lucy Road south along the western edge of Sections 4 and 9 (T115N, R23W) to the frontage road of Highway 5. The total length of the corridor is approximately 11/4 miles. The highover easement is under the control of NSP and is 75 feet wide (45' on the west side of the section line and 30' on the east). A t mile section of the corridor goes through the Longacres subdivision which is partially built- out. Three currently unbuilt lots in Longacres are significantly bisected by the highover corridor. The remainder of the.corridor is rural in character. There are paved north-south trails planned nearby along Hwy. 41 and Galpin Boulevard. You identified four sections of the trail which are north to south 1) Lake Luce Road to Longacres Drive, 2) Longacres Drive to Hunter Drive, 3) Hunter Drive to Bluff Creek and 4) Bluff Creek to the future Highway 5 frontage road. I spoke with NSP representatives and they indicated that a trail can be constructed in the easement upon approval by NSP without any changes to their easement agreement with the underlying property owners. In my review of the issue, I have looked at potential conflicts with existing and proposed development, slope constraints, and wetland encroachment. The area of greatest potential conflict with adjacent development is in the Longacres neighborhood (Sections 2 & 3). As mentioned, there are three particular lots with back yards that cut across the easement. In these lots and others with potential conflict, a trail could be aligned anywhere within the 75 foot easement to minimize impact on adjacent homes. If a trail is constructed along this corridor it will be important to encourage a vegetative buffer between the trail and residential yards to minimize conflict. If a buffer is not incorporated, it will be uncomfortable for users to be in someone's back yard and difficult for residents to define their space. Longacres was platted without thought of a trail in this location but despite this a trail can certainly work with minimal disruption if planned well. Slopes along the corridor pose the greatest challenge to the trail. According to the City's topographic maps, there are several areas in sections 1-3 with slopes greater than 12% and some 7300 Metro Boulevard,Suite 525,Minneapolis,Minnesota 55439 612-635-3166 HOISINGTON KOEGLER 974 PO2 MAY 15 '97 15:55 Ilighaver Trail Study City of Chanhassen 5/14/97 _ _ Citi of Shorewood �' - - -- -• • - :::- - .- .„,_[......Lai.a __\+. s vR�� ��.4 _A, QF ut...0---- i. ; +_15 1 Kor.•a'Eau 8:r a�,' '1� ett 1 e- ! a..cs-- Vt_ - •..yf.� •:/FY! ;o .,S / Oxo I a W G }��' . ,� '�.' _see.- ' - a •,g5 9 Off' ---- .o • �L, y�}.y •wg�. ti:35'1vC r.'; X ! �o'-- ,� &' W osksw, St 'r ( ,- }� ,ef,,;�,.•,.�}� �': v'�s' f x.s+^:'`x�sa / . • ;; Mawcf '1� r2- TIT _ 1 ''' -0,''., lQm 6w vet t.•'�ti'i• y $f`• - . / - . •3 'Pomo A. 4):44.,..,/Ay '>' _., vi. - .,4 z C ��,i 4 . •/ w.eS7_& ' a g Clr y, l+F• Cwr a vFdP mss : ?p a�`; 1\r. 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I •• •. /•lF,.,.[ F` '7,'.-4-„•.,0, - •• Green • 7,-- , section 2 / �. _.•.fss 4. -4:. •• `Z' • �` j t • �•'-.11s1 `• 4.• Shor ''y'Q' '-s.��] art•• 01 —•^,QG • �^`R`?•ti.i;;. .•� �`' 't�i. • ,Z\ f_-` O ' c' 1 xt:'..F C 4 /• N -- 9"--- 9"-2E--/e i //�- N '�x6r ff_'— • ?*' • '; CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 DEVELOPMENT REVIEW APPLICATION • APPLICANT: E. Jerome Carlson OWNER: E. Jerome Carlson ADDRESS: 6950 Galpin Road ADDRESS: 6950 Galpin Road . , Excelsior, MN 55331 Excelsior, MN 55331 TELEPHONE (Day time) 612/470-6420 TELEPHONE: (home) 612/474-4163 Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit Vacation of ROW/Easements Interim Use Permit Variance Non-conforming Use Permit Wetland Alteration Permit Planned Unit Development* Zoning Appeal Rezoning $500 J Zoning Ordinance Amendment Sign Permits Sign Plan Review x Notification Sign $150 Site Plan Review* _X Escrow for Filing Fees/Attorney Cost** ($50 CUP/SPRNACNARNVAP/Metes and Bounds, $400 Minor SUB) $400 Subdivision* $1210 J TOTAL FEE$ 2260 A list of all property owners within 500 feet of the boundaries of the property must be included with the application. Building material samples must be submitted with site plan reviews. *Twenty-six full size folded copies of the plans must be submitted, including an 8'/2' X 11" reduced copy of transparency for each plan sheet. ** Escrow will be required for other applications through the development contract NOTE -When multiple applications are processed, the appropriate fee shall be charged for each application. Development Coordinator: Donald R. Peterson 612/476-5317 (office) ; 612/551-9202 (home) PROJECT NAME Highover LOCATION Hazeltine Boulevard, Chanhassen LEGAL DESCRIPTION Lot 2 and 3 , Block 1 , Wirtz Addition, PID 258860020 and 258860030 TOTAL ACREAGE 10 acres WETLANDS PRESENT YES x NO PRESENT ZONING Rural residential REQUESTED ZONING RSF PRESENT LAND USE DESIGNATION open land REQUESTED LAND USE DESIGNATION RSF single family homes REASON FOR THIS REQUEST Part of Highover subdivision 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 ten business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within ten 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. The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day extension for development review. Development review shall be completed within 120 days unless additional review extensions a e approved by the applicant. S fur of Applicant - . Date /0'7 Signature of Fee ODate Application Received on Fee Paid Receipt No. The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting. If not contacted, a copy of the report will be mailed to the applicant's address. Development Coordinator : Donald R. Peterson 612/476-5317 (office) ; 612/551-9202 (home) K-P PROPERTIES, INC. 12435 42nd Ave. N. Plymouth, MN 55441 Phone: (612)476-5317 May 22, 1997 Sharmin Al-Jaff City of Chanhassen 690 Coulter Drive PO Box 147 Chanhassen, MN 55317 Dear Ms. Al-Jaff: This letter is to summarize the changes that have been made in the plans for the subdivision to be known as "Highover". It has been a pleasure working with you to create a true neighborhood for Chanhassen residents and your suggestions have been most welcome. It is our goal to create one of the finest neighborhoods for people to live that will exist in the Metropolitan area. As you know the following changes have been made to the original plans that were prepared by planners and engineers for Highover: 1. The number of lots was reduced considerably from the original plans which were prepared by our previous planners. 2. The roadway pattern was changed to allow the grades to better fit the existing terrain and to miss stands of very large trees. Highover Drive was moved to the west to allow a more gradual grade and to pass through an area with fewer trees. 3. Highover Lane was changed to penetrate the pine grove from south to north, the narrow way, rather than from west to east. 4. Highover Drive was moved out of the pine grove and follows the existing ground contour as much as possible to minimize grading. It also has been located to preserve the existing slope to the south and west of the existing house at 6841 Hazeltine Boulevard. 5. We propose that all roads be 28 feet back to back of curb and be located in a 60 foot right of way. We also propose that Highover Drive and Highover Circle be offset 4 feet from centerline within this right of way to allow an extra wide boulevard on one side to allow the construction of a 5 foot wide meandering sidewalk within this boulevard and also to allow more room to provide pedestrian benches and mailboxes at strategic locations within this area. This will provide the neighborhood feeling that we strive for. 6. We have also included an easement for the Highover pedestrian trail along the east edge of the project. This pedestrian trail can connect Lake Minnewashta Regional Park on the west to Lake Ann Park several miles to the south. It is acceptable to us if this pedestrian trail be a mowed trail as suggested by the Parks and Recreation Director. We also volunteer an easement to allow a pedestrian underpass about 100 feet south of Lake Lucy Road. This will allow the Highover Trail and the Lake Lucy Trail to connect with Lake Minnewashta Regional Park without presenting a pedestrian hazard. The staff meeting that we had on Thursday May 15 was welcome and the following comments are our reaction to the suggestions made by your staff at that meeting: 1. A large 60" maple tree is located at about360 south of Lake Lucy Road. Highover Drive was located to preserve this tree. We proposed that the tree be at the right of way line. Staff recommended that the street be moved a few more feet west to assure that we won't have to disturb this tree during street construction. We agree and this change is being made. Another specimen maple tree lies about 60 feet south of that tree. That tree will be located in the front yard setback for lot 4, block 2. 2. Staff expressed concern with the grade for the driveway for lot 4, block 2. We have changed the adjacent lots so that access for lot 4 can come off from Highover Circle and retaining walls can be built along Highover Drive if needed to preserve this tree. 3. The staff expressed concern regarding setbacks from the wetlands on block 1 and lots 20 and 21 of block 4. We are submitting a blown up drawing of these areas and commentary to more closely define the wetlands and setbacks from these wetlands in these areas. 4. Staff told us that a NURP pond will be required adjacent to the wetland previously dedicated by Jerome Carlson just south of Lake Lucy Road. Mr Carlson allowed the city to excavate a previous dump area to create this wetland at no cost to the City when Lake Lucy Road was constructed. We have no problem in providing additional ponding area to treat storm runoff before discharge into this created wetland if the building setbacks can be tied down at this time to assure that lots 20 and 21 will be buildable without future problems being presented at the time of future building permit issuance. 5. Staff brought up a concern about tree removal in the rear of the lots in block 2. We will not take down any trees in the rear portion of the lots in Block 2 and in our opinion no homeowner will cut down trees which provide a nice buffer between their homes and the pedestrian path. For this reason and because we do not want to impose on the rights of our homeowners we feel that a conservation easement is not necessary and is in fact undesireable. 6. Staff recommended that the storm sewer line between lots 1 and 2, block 4 be relocated to between lots 2 and 3 to save trees on the slope in this area. The plan showed this area to be wooded but it is covered with sumac. This storm sewer line will not be required on our revised plan. 7. The Assistant City Engineer recommended that we consider relocating Highover Drive from the existing house to the south. Our plan shows Highover Drive running parallel with the ridge in the south end of Block 4. This was done to allow the homes in this area to enjoy the Vistas of Lake Minnewashta in the distance to the west and to prevent having to disturb this slope. We have looked at relocating Highover Drive to connect with lot 1, block I, Wirtz Addition. This alignment would cut across the slope in block 4 but would preserve another slope south of Highover on the Youngstead property. I met with Paul Youngstead the owner of the large parcel lying south of Highover. He looked at the future use of their parcel and informed us that the layout that we originally presented fits his future plans better than rerouting this road through Lot 1,block 1, Wirtz Addition. Our location requires that sewer ejector pumps be allowed for two lots in block 4. The proposed city location would require ejectors for 4 or 5 lots. These ejectors could be eliminated with the construction of a long sewer trunk line from Long Acres to the south. Mr. Youngquist stated that he doesn't intend to develop the eastern portion of his property for many years so this trunk line will most likely be delayed a considerable amount of time. We have revised our plan to comply with the suggestions made by Dave Hemple and informed him that his layout has some advantages that are desireable. The major problem is that the revised layout will require sewer ejectors for 4 or 5 lots instead of 2 with our original plan. The construction of a trunk sewer line through Youngsted's property would eliminate this need but Mr. Youngsted told me that he expects many years of delay before he is ready to develop. If the city will allow temporary ejectors for the lots that will eventually be served by the trunk sewer from the south we will revise our layout as suggested by Dave Hemple. 8. Dave Hemple also requested that we consider a site for a city well within our platted area. We will work with the city to allow the acquisition of a site if a mutually agreeable location can be found. We look forward to working with you to complete this subdivision and please call me if you have any questions. Sincerely: 0-,,,tit,P0bf/I-D'Th- Donald terson, Project Coordinator. fr.. . �I/�r�I ,�� "— NOTICE OF PUBLIC HEARINGlit ' PLANNING COMMISSION p%`w; ''vir'�"1� �� .��` V�,u= rop �� ■ ...Wednesday, June 18, 1997 at 7:00 p.m. City Hall Council ChambersNU . , 690 Coulter Drive � ►�I�� �Cr ,_ - 1*1 :fill CSV SUBJECT: Rezoning and Preliminary Plat Request S a • APPLICANT: E. Jerome Carlson LOCATION: North of Hwy. 5, E. of Hwy. 41 44111.101-711 o and So. of Lake Lucy Road ��.,��� Millis ���,� - ♦ AMIN NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, E. Jerome Carlson, is requesting rezoning of 48.99 acres from Rural Residential to Residential Single Family and preliminary plat request for 54 single family lots and 1 outlot located north of Hwy. 5, on the east side of Hwy. 41 and Minnewashta Regional Park, and north and south of Lake Lucy Road, Hig hover Addition. What Happens at the Meeting: The purpose of this public hearing is to inform you about the developer's request and to obtain input from the neighborhood about this project. During the meeting, the Commission Chair will lead the public hearing through the following steps: 1. Staff will give an overview of the proposed project. 2. The Developer will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses project. The commission will then make a recommendation to the City Council. Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Sharmin at 937-1900 ext. 120. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. Notice of this public hearing has been published in the Chanhassen Villager on June 5, 1997. me&Linda Carlson Carver County Gestach Paulson Construction 50 Galpin Blvd. Attn: Planning Dept. 200 North Chestnut Street celsior, MN 55331 600 East 4th Street Chaska, MN 55318 Chaska, MN 55318 TAnderson Michael & Susan Gilbert Daniel Enblom& Pamela Griffith 40 Hazeltine Blvd. 7100 Ches Mar Dr. Enblom 7010 Ches Mar Dr. .celsior, MN 55331 Excelsior, MN 55331 Excelsior,MN 55331 illiam&Barbara Johnson Paul & Roxanne Youngquist Dennis & Joan Clark 60 Ches Mar Dr. 7105 Hazeltine Blvd. 6651 Hazeltine Blvd. :celsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 irvey& Kristine Brower Lundgren Bros. Construction Larry&Linda Constantineau '51 Hazeltine Blvd. 935 E. Wayzata Blvd. 2340 Lake Lucy Road ;celsior, MN 55331 Wayzata, MN 55391 Excelsior, MN 55331 3. C ITY 0 F P.C. DATE: 6-18-97 \ l 41 cHANHAssENC.AD:A9E:7 S7t1e4Pnk BY: Al-Jaff:v STAFF REPORT 4 PROPOSAL: Site Plan Review amendment for a 14,610 Square Foot addition to an existing building, State Bank of Chanhassen. Z LOCATION: North of West 78th Street, west of Laredo Drive and east of Market Q Boulevard. 600 West 78th Streetml 0 J CL APPLICANT: Jeffrey J. Pflipsen -HTG Architects State Bank of Chanhassen a— 7401 Metro Boulevard, Suite 495 600 West 78th Street Q Minneapolis, MN 55439 Chanhassen, MN 5.5317 (612) 831-8880 (612) 937-2265 PRESENT ZONING: CBD. Central Business District ACREAGE: 1.94 acres DENSITY: ADJACENT ZONING AND woll LAND USE: N- OI; Post Office S - CBD; Country Suites Hotel E -CBD; commercial W- CBD; Office Building QI. WATER AND SEWER: Available W PHYSICAL CHARACTER.: Property is level and developed. It contains the,existing State Bank of Chanhassen. 2000 LAND USE PLAN: Commercial ' IN III I II III I II MI I • - II I -p Ile = inim.-----, i-) - Il • •:.i s m iil I I I. 43 - 1 . 1m 1 2.MIII . 1 I I I im 2 Oil 11,1111 1 •I I I I Ill 1 V k0°1*z , / 1 N A ....„,..::: Old Chanhassen Bank Existing Chanhassen Bank 1 State Bank of Chanhassen June 18, 1997 Page 2 PROPOSAL /SUMMARY This request is for the construction of a 14,610 square foot addition to the State Bank of Chanhassen. The addition will be located to the west of the existing building. The site is located north of West 78th Street,west of Laredo Drive and east of Market Boulevard. The lot area is 1.94 acres. It is zoned CBD, Central Business District. A bank building is a permitted use in the CBD District. Access to the site is proposed to remain the same. Full access from Market Boulevard and the northeast corner of the site via Laredo Drive, and a one way exit through the drive-through along the southeast corner of the site to Laredo Drive. The site plan for the Bank building is well developed and the design is of high quality with architectural interest. The building is proposed to utilize identical materials to those currently used on the building. Face brick, granite panels, and prefinished metal flashing is used on all elevations. The main entrance is defined by columns and an aluminum curtain wall. The addition is a two story, 31 foot high structure, which is the same height as the existing building. Parking for vehicles is added along the north portion of the property. The total number of parking spaces required is 98 spaces. The applicant is providing 71 spaces. In 1995, the City purchased the old bank building located on the northwest corner of Market Boulevard and West 78th Street (immediately across the street from the existing Chanhassen State Bank building). As part of the purchase,the City entered into an agreement with the bank. It was anticipated that the bank may expand its existing banking facility. It was also anticipated that additional parking spaces will be needed to accommodate the expansion. The intent of the agreement was that the additional parking spaces needed to accommodate the bank expansion would be provided on the old bank building site. There are other options that can be exercised, such as the bank purchasing that site back and constructing the parking spaces needed or potentially using the postal service parking lot since the majority of the post office operation will be transferred to the United States Postal Service Annex located in the Chanhassen Business Center. Approval of the Site Plan will be contingent upon meeting the parking requirements. In addition to the on site parking, 27 parking spaces are needed. The landscaping plan does not meet the minimum requirements of the ordinance. The proposed addition will remove 16 trees from the site. The applicant has submitted a landscaping plan showing 11 trees to be planted; 7 deciduous and 4 conifers. If the project was to meet city ordinance, the applicant would be required to provide 28 trees as overstory boulevard trees along Market Boulevard,W. 789h St., and Laredo Drive as well as supply 14 trees for landscaping around the parking lots. With the proposed landscape,the site will have 37 trees; five short of State Bank of Chanhassen June 18, 1997 Page 3 the required 42. Staff believes that the site is in a prominent location in the heart of downtown and would therefore benefit both the city and the bank by installing the required landscaping. Based upon the foregoing, staff is recommending approval of the site plan request subject to appropriate conditions. BACKGROUND On December 2, 1985, the City Council approved the site plan application for the State Bank of Chanhassen. The plans were approved unanimously by both the Planning Commission and City Council. The plan was straight forward and well developed with no significant issues. SITE PLAN REVIEW General Site Plan/Architecture The proposed two story bank office addition, with an area of 14,610 square feet,will be situated parallel to and north of West 78th Street. The site is bordered by West 78th Street to the south, Market Boulevard to the west, Laredo Drive to the east, and the post office to the north. Access to the site will remain unchanged. There are two full access points from Market Boulevard and Laredo Drive and one exit only along the southeast corner of the site. Parking will be located to the north and west of the existing building and proposed addition. The CBD District does not have a maximum lot coverage, minimum setback requirements for front, rear of side yard,nor a maximum height requirements for principal structures. The building is located 110 feet from the north, 120 feet from the east, 160 feet from the south, and 130 feet from the west property line. Materials used on the addition will be identical to those on the existing structure. They will consist of face brick, granite panels,and prefinished metal flashing. The design of the building is attractive and provides architectural interest and complement the downtown area. The main entry into the building, located along the west elevation, is defined by columns and an aluminum curtain wall. The design meets the standards of the site plan ordinance requirements. A parking lot light plan is required. The current plan shows the location of the light fixtures. The plan should show the light candles. The plan should also incorporate the light style and height. The site plan does not show the trash enclosure location. The applicant shall use materials to match the building when constructing the trash enclosure. Current state statutes require that recycling space be provided for all new buildings. The area of the recycling space must be State Bank of Chanhassen June 18, 1997 Page 4 dedicated at the rate specified in Minnesota State Building Code(MSBC) 1300.4700 Subp. 5. The applicant should demonstrate the required area will be provided in addition to the space required for other solid waste collection space. Recycling space and other solid waste collection space should be contained within the same enclosure. SITE PLAN FINDINGS In evaluating a site plan and building plan, the city shall consider the development's compliance with the following: (1) Consistency with the elements and objectives of the city's development guides, including the comprehensive plan, official road mapping, and other plans that may be adopted; (2) Consistency with this division; (3) Preservation of the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing or developing areas; (4) Creation of a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; (5) Creation of functional and harmonious design for structures and site features, with special attention to the following: a. An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; b. The amount and location of open space and landscaping; c. Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior State Bank of Chanhassen June 18, 1997 Page 5 circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. (6) Protection of 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. Finding: The proposed development is consistent with the zoning ordinance, and the comprehensive plan. The site design is compatible with the surrounding development. It is functional and harmonious with the approved development for this area. Wetlands There do not appear to be wetlands on the parcel. Grading The proposed expansion will required minimal grading to create additional parking stalls and the proposed addition. A new retaining wall up to 4 feet in height is proposed along the northeasterly portion of the new parking stalls. Staff is concerned with the height of the retaining wall from a safety standpoint for the adjacent property owner(Post Office). Staff recommends to the applicant that either landscape material or fence be placed along the retaining wall where it exceeds 30 inches in height. It may also be possible to redesign the site grades to limit the retaining wall height to not exceed 30 inches which would meet the Uniform Building Code requirements for not having to provide a railing or fence structure above the wall. Some of the existing street lights and landscaping will be relocated as a result of the site grading. Drainage The site currently has an existing drainage problem along the westerly portion of the parking lot. A concrete spillway discharges parking lot and site runoff onto Market Boulevard across the City's sidewalk. This is an opportunity to easily remedy this problem. A storm sewer line should be extended from the existing catch basin in the southwest corner of the parking lot across the drive aisle to convey parking lot and site drainage to the City's storm sewer system. This may result in adjusting parking lot grades to promote positive drainage to the new catch basin. With this improvement the concrete spillway can be removed and drainage across the sidewalk on Market Boulevard eliminated. Staff also requests the applicant provide the City with detailed storm water calculations for a 10-year 24-hour storm event for documentation purposes to ensure the existing storm sewer system has the capacity to accommodate the proposed expansion. State Bank of Chanhassen June 18, 1997 Page 6 Utilities The existing structure is connected to municipal sanitary sewer and water from Main Street (West 78th Street). The proposed addition will also need to be connected to City water to provide adequate water flows for the sprinkler system. The plans do not provide location of where the water will be extended. An existing watermain runs parallel to the southerly property line on the site. The plans should be revised accordingly. The proposed addition will create the need for additional sewer and water service from the City's infrastructure system. The applicant shall be responsible for additional sewer and water hookup charges at the time of building permit based on the number of SAC units. The 1997 sewer and water hookup charges are$1,190 and$1,555,respectively. Parking Lot Circulation The proposed expansion creates a number of new parking stalls. Drive aisles should be a minimum of 24 feet wide to accommodate two-way traffic and meet City Ordinance. The drive aisle northerly of the building has a dimension of 23' 8". This should be extended to 24'. Parking for vehicles is added along the north portion of the property. The total number of parking spaces required is 98 spaces. The applicant is providing 71 spaces. In 1995, the City purchased the old bank building located on the northwest corner of Market Boulevard and West 78th Street(immediately across the street from the existing Chanhassen State Bank building). As part of the purchase, the City entered into an agreement with the bank. It was anticipated that the bank may expand its existing banking facility. It was also anticipated that additional parking spaces will be needed to accommodate the expansion. The intent of the agreement was that the additional parking spaces needed to accommodate the bank expansion would be provided on the old bank building site. There are other options that can be exercised, such as the bank purchasing that site back and constructing the parking spaces needed or potentially using the postal service parking lot since the majority of the post office operation will be transferred to the United States Postal Service Annex located in the Chanhassen Business Center. Approval of the Site Plan will be contingent upon meeting the parking requirements. In addition to the on site parking, 27 parking spaces are needed. Erosion Control The site plan does propose any erosion control measures. The applicant needs to prepare an erosion control plan in accordance with the City's Best Management Practice Handbook and be submitted for review and approval prior to issuance of a building permit. Landscaping State Bank of Chanhassen June 18, 1997 Page 7 The proposed addition will remove 16 trees from the site. The applicant has submitted a landscaping plan showing 11 trees to be planted; 7 deciduous and 4 conifers. If project was to meet city ordinance,applicant would be required to 28 trees as overstory boulevard trees along Market Boulevard, W. 78th St., and Laredo Drive as well as supply 14 tree for landscaping around the parking lots. With the proposed landscape, the site will have 37 trees; five short of the required 42. Since this is an existing building, Council may or may not decide to require the applicant to meet landscaping ordinance requirements. Staff feels that the site is in a prominent location in the heart of downtown and would therefore benefit both the city and the bank by installing the required landscaping. Lighting Lighting locations have been illustrated on the plans,however, the type of light has not been shown. Only shielded fixtures are allowed. A detailed lighting plan should be submitted when building permits are requested. Signage The applicant is showing two wall signs on the west and south elevations. The sign along the east elevation is a proposed sign with an area of 20 square feet while the sign on the north elevation is an existing sign and has an area of 80 square feet. Both signs meet the minimum requirements of the ordinance. The applicant must obtain a sign permit prior to erecting the signs on site. A detailed sign plan incorporating the method of lighting, acceptable to staff should be provided prior to requesting a building permit. Miscellaneous The City of Chanhassen adopted the Special Fire Protection Systems section of the Minnesota State Building Code (MSBC) in October, 1987. This section, formerly known as Appendix E, has been renumbered as Chapter 1306. Fire Sprinklering. MSBC 1306.0100 Subp. 3 requires that B occupancies (the bank is a B occupancy) with 8500 or more gross feet of floor area be fire sprinldered. MSBC 1306.0100 Subp. 2 states, "..... the requirements are applicable throughout the municipality for new buildings, buildings increased in floor area,...." MSBC 1306.0100 Subp 3 also says that, "For the purposes of this chapter, area separation walls do not establish separate buildings." The addition to the bank will cause the entire building to be required to be fire sprinklered. State Bank of Chanhassen June 18, 1997 Page 8 Water Service. The existing water service size may need to be increased and a post indicator valve added to accommodate the required fire sprinklering of the building and its addition. COMPLIANCE TABLE - CBD DISTRICT Ordinance Bank Building Building Height None 2 story Building Setback None N-110' E-120 S-160' W-130' Parking stalls 98 stalls 71 stalls* Parking Setback None N-5' E-30' S-50' W-22' Hard surface None 69% Coverage Lot Area 10,000 sq. ft 1.94 acres * As explained in the Parking/Circulation section of the staff report, approval of the site plan is contingent upon the parking requirements being met. STAFF RECOMMENDATION Site Plan Review Staff recommends that the Planning Commission adopt the following motions: "The Planning Commission recommends approval of Site Plan Review #97-7 as shown on the site plan dated received May 16, 1997, subject to the following conditions: 1. The applicant needs to prepare an erosion control plan in accordance with the City's Best Management Practice Handbook and be submitted for review and approval prior to issuance of a building permit. 2. The site plan shall be revised to include water and sewer service to the new addition and extension of the storm sewer lines to convey storm water runoff from the northwesterly State Bank of Chanhassen June 18, 1997 Page 9 portion of the parking lot and eliminate the existing concrete spillway onto Market Boulevard. 3. All drive aisle widths shall be 24 feet wide per City Ordinance. 4. The applicant shall supply the City with detailed storm drainage calculations for a 10-year 24-hour storm event to each catch basin segment. 5. The applicant's contractor should inspect the City boulevards adjacent to the construction for any damage to the sidewalk or curbing prior to commencement of site work. The contractor will be held responsible upon final inspection for any damages to the City's sidewalk, curbs or boulevard. 6. The proposed retaining wall on the easterly portion of the site should be revised to not exceed 30 inches in height. 7. The applicant will be responsible for additional sewer and water hookup charges calculated on the number of additional SAC units being charged. 8 . All roof top equipment shall be screened from views. 9. All HVAC equipment placed on the ground must be screened with landscaping. 10. The applicant shall increase landscape plan to include 5 additional trees. The applicant shall also provide staff with a detailed cost estimate of landscaping to be used in calculating the required financial guarantees. These guarantees must be posted prior to issuance of a building permit. 11. Show location of trash enclosure. The materials used to screen the trash enclosure shall be the same type of brick used on the building. 12. The applicant must obtain a sign permit prior to erecting any signage on site. Provide a detailed sign plan for review and approval. 13. The applicant shall enter into a site plan agreement with the city and provide the necessary financial securities as required for landscaping. 14. Concurrent with the building permit, a detailed lighting plan meeting city standards shall be submitted. State Bank of Chanhassen June 18, 1997 Page 10 15. Building Official's conditions: a. The new addition and existing building must comply with Minnesota State Building Code Chapter 1306. b. Water service sizing should be analyzed to determine its correct required size. c. Meet with the Building Official as early as possible to discuss commercial building permit requirements. d. Provide recycling space as required by Minnesota State Building Code 1300.4700. Demonstration of compliance may be provided on construction documents. 16. Approval of the site plan is contingent upon parking requirements being met. The current plan is deficient 27 parking spaces. The spaces may be accommodated off site in a location agreeable to both the City and the Bank." ATTACHMENTS 1. Real Estate Option Agreement Between the City of Chanhassen and State Bank of Chanhassen dated November 30, 1995. 2. Memo from Dave Hempel, Assistant City Engineer, dated June 10, 1997. 3. Memo from Steve Kirchman dated June 6, 1997. 4 Application. 5. Plans received May 16, 1997. REAL ESTATE OPTION AGREEMENT THIS AGREEMENT (the "Agreement") made and entered into this 3O day of November, 1995, by and between the CITY OF CHANHASSEN, a Minnesota municipal corporation,with offices at 690 Coulter Drive, P.O.Box#147, Chanhassen,Minnesota 55317 (referred to herein as the "City"), and STATE BANK OF CHANHASSEN, a Minnesota banking corporation, whose address is 600 West 78th Street, Chanhassen, Minnesota 55317 (the "Bank"). WHEREAS, pursuant to a certain Real Estate Purchase Agreement between City as Buyer and Bank as Seller, the Bank has conveyed to City of even date herewith the land in the City of Chanhassen, Carver County, Minnesota, legally described as Lot 2 and Lot 3, Block 2, Schneider Park, according to the recorded plat thereof ("Subject Property"); and WHEREAS, as a material part of the consideration for such conveyance, the City agreed to grant to Bank the exclusive option to repurchase a portion of the Subject Property; and WHEREAS, in said Real Estate Purchase Agreement the City and Bank expressed their mutual intent as follows: Intent of Parties. Seller (Bank) may expand its existing banking facility located at 600 West 78th Street in Chanhassen, Minnesota sometime within the next fifteen years. To be able to expand its facility at its current location, under current City of Chanhassen ordinances Seller (Bank)will be required to provide additional vehicular parking spaces. It is anticipated that as many as eighty(80) additional parking spaces 737843.1 maximum expansion of the current facility at its current location. The Seller (Bank) had intended to locate those additional parking spaces on the Subject Property or to incorporate the Subject Property into the expansion project. Buyer (City) deems it to be in the best interest of the citizens of Chanhassen to facilitate orderly and efficient expansion of downtown business enterprises and to create additional employment opportunities in the City. Buyer (City) believes that the future use of a portion of the Subject Property by the Seller (Bank) for parking purposes is not inconsistent with the Buyer's (City's) intended use of the property and, subject to the terms and conditions set forth below, is willing to grant to Seller (Bank) an option to repurchase a portion of the Subject Property or other property hereinafter designated. NOW THEREFORE, IN CONSIDERATION of the foregoing and the mutual covenants of the parties contained herein, it is agreed as follows: 1. Grant of Exclusive Option. City hereby grants to Bank the exclusive option to repurchase portions of the Subject Property and/or the additional property owned or controlled by City and designated on Exhibit A in accordance with and subject to the following terms, covenants and conditions: 1.1 The option to repurchase shall be effective through and including December 31, 2010. 1.2 The repurchase price of the Subject Property or other designated property pursuant to the option shall be Six and 60/100 Dollars ($6.60) per square foot of land purchased by Bank prior to December 31, 2000. After December 31, 2000, the per square foot repurchase price shall be $6.60 per square foot multiplied by a fraction the denominator of which is the Base Index and the numerator of which is the Adjustment Index. As used herein "Index" means the Consumer Price Index 737843.1 2 for all Urban Consumers (CPI-U) as issued by the United States Bureau of Labor Statistics for Minneapolis-St. Paul, MN-WI currently published semiannually, or, if the CPI-U is no longer published, a similar index of inflation mutually agreed upon by the parties. The "Base Index" shall be the Index for the period January - June, 2000 and the "Adjustment Index"shall be the Index for the calendar six month period immediately preceding the calendar six month period in which Bank gives notice of exercise of its options hereunder. 1.3 The property may only be repurchased for the purpose of providing additional parking for Bank's exclusive use in conjunction with the expansion of Bank's existing facility located on the Northwest corner of W. 78th Street and Market Boulevard. 1.4 The maximum amount of the property that Bank may repurchase pursuant to this option is the minimum area necessary, under the then existing City of Chanhassen ordinances, to provide the maximum number of additional vehicular parking spaces and reasonable vehicular ingress and egress thereto directly from a public street, caused by Bank's expansion of its existing facility at its current location, up to a maximum of 80 additional parking spaces. 1.5 Any provision hereof to the contrary notwithstanding,Bank may initially repurchase a portion of the Subject Property sufficient to create up to 25 of those parking spaces, together with the area necessary for access thereto, without any requirement that Bank actually construct an expansion of its existing banking facility. No portion of the remainder of the 80 parking spaces may be repurchased unless additional parking spaces are required as part of an expansion of Bank's existing banking facility at its current location. 1.6 Bank shall repurchase the property in its then condition, "as is" and "where is", improved or unimproved and subject to all faults and deficiencies except as expressly set forth herein. 2. Exercise of Option. Bank shall exercise its repurchase option by delivering written notice of its intent to do so to the City Manager, or the Mayor, of the City of Chanhassen no later than 5:00 p.m. on December 31, 2010. Any such written notice shall include a copy of this Option Agreement, a statement of the number of parking spaces to be repurchased, the proposed location within the Subject Property and/or other designated property for the bank parking spaces, and an earnest money check payable to the City of Chanhassen in the amount of$10,000.00. Within 30 days after receiving the written notice 737843.1 3 required above, the City shall notify Bank of any objections City may have to the proposed location of the bank parking spaces. If such notice of objection is given, the parties agree to meet promptly and negotiate in good faith to resolve the location of the bank parking spaces within the general guidelines set forth in Section 3 below. 3. Property Location Guidelines. The parties acknowledge that City intends to expand the existing City Hall building and its related parking areas into the Subject Property [Attached hereto as Exhibit A are preliminary drawings showing possible expansion plans (Phase I, Phase II, and Phase III) of City, which plans are conceptual only at this time, have not been approved by City and are subject to change in City's sole discretion] and that the City's expansion efforts may have been accomplished prior to Bank's exercise of the option granted herein. In that event, the property to be repurchased by Bank for bank parking spaces shall be those portions of the Subject Property (Lot 2 and Lot 3 of Block 2) and those portions of Lot 2, Block 1 and vacated Chanview Street and vacated Center (Coulter) Street lying adjacent to the Subject Property, which have then been improved for vehicle parking. First priority shall be given to any parking spaces then located on the Subject Property and on vacated Center (Coulter) Street. Second priority shall be given to parking spaces then located on Lot 2, Block 1 and vacated Chanview Street. Third priority shall be given to parking spaces then located on Lot 1, Block 2, the south half of Lot 1, Block 1, and vacated Center (Coulter) Street lying adjacent thereto. In the event City shall hereafter obtain ownership of the parcel of land presently owned by R. W. Steiner, occupied by the Postal Service and lying immediately North of Bank's existing banking facility (the "Steiner Parcel"), then the Steiner Parcel shall be the other designated property and shall have first priority for bank parking spaces. 737843.1 4 4. Restrictions. The parties agree to the following restrictions and limitations on the use of the parking spaces on that portion of any parking lot that is located on land repurchased by Bank pursuant to this option (hereinafter "Option Parking Lot"): 4.1 The City shall not, at any time, park city owned vehicles in the Option Parking Lot; 4.2 The City shall make all reasonable efforts to prohibit its employees from parking their vehicles in the Option Parking Lot; 4.3 Bank shall make all reasonable efforts to prohibit its employees from parking their vehicles in the Option Parking Lot overnight; 4.4 Bank shall not, at any time, park vehicles, boats, motorcycles or any piece of equipment of any kind, in the Option Parking Lot overnight, nor shall Bank park any such vehicle or other piece of equipment in the Option Parking Lot if such vehicle or piece of equipment is being displayed for sale. 5. Relocation. Notwithstanding anything to the contrary contained herein, City shall have the right, at any time, whether before or after the exercise by the Bank of its option to repurchase and whether before or after the identification, acquisition and improvement of any parking area, to redesignate and relocate the Option Parking Lot to other property owned by the City adjacent to Bank's existing facility, so long as the following conditions are met: 5.1 The newly designated area is of sufficient size to allow construction of an equivalent number of parking spaces and access thereto. 5.2 The City designs and constructs the parking lot in the newly designated area at no cost to Bank in a good workerlike manner using quality materials. 5.3 The newly designated location is within the approved area identified in Section 3 above. 6. Exclusive Parking Rights. In the event that the Option Parking Lot and other City parking lots are subjected to mutual cross easements in favor of City and Bank for 737843.1 5 access and parking, but that the actual use of the Option Parking Lot by persons who are neither customers nor employees of Bank is such that Bank's needs for ample and proximate parking are not being sufficiently served, then upon request by Bank, City promptly shall construct additional parking on City's property to remedy the situation or shall permit the placement of signs by Bank so as to restrict use of the Option Parking Lot for the exclusive parking needs of Bank. 7. City's Covenants, Warranties and Representations. With respect to City's obligations under this Agreement, and as a material part of the consideration therefor, City represents, covenants and warrants to Bank as follows: 7.1 Prior to the closing of any repurchase by Bank of any of the Subject Property and/or the additional property designated on Exhibit A, City shall not take action or suffer or permit any action to occur which would or might cause City to be unable or unwilling to make to Bank the following representations and warranties and City shall so certify at such closing: 7.1.1 To the best of City's knowledge (the term "City's knowledge"means the actual or constructive knowledge of City's Clerk/Manager), without investigation or inquiry of any nature whatsoever, neither City, nor any entity or person has, at any time: i. "released" or actively or passively consented to the "release" or "threatened release" of any Hazardous Substance (as defined below) from any "facility" or "vessel" located on or used in connection with the Subject Property and/or additional property; or ii. taken any action in "response" to a "release" in connection with the Subject Property and/or additional property; or iii. otherwise engaged in any activity or omitted to take any action which could subject City or Bank to claims for intentional or negligent torts, strict or absolute liability, either pursuant to statute or common law, in connection with Hazardous Substances (as defined below) located in 737843.1 6 or on the Subject Property and/or additional property, including the generating, transporting, treating, storage, or manufacture of any Hazardous Substance (as defined below). The terms set within quotation marks above shall have the meaning given to them in the Comprehensive Environmental Response and Liability Act, 42 U.S.C. Sec. 9601 et sec., as amended ("CERCLA") and any state environmental laws. "Hazardous Substances" means hazardous waste, toxic substances, formaldehyde, urea, polychlorinated biphenyls, asbestos, petroleum, natural gas, synthetic gas usable for fuel or mixtures thereof, any materials related to any of the foregoing, and substances defined as "hazardous substances", "toxic substances", "hazardous waste","pollutant",or"contaminant"in CERCLA,Resource Conservation and Recovery Act as amended, 41 U.S.C. Sec. 9601 et the Hazardous Materials Transportation Act, 49 U.S.C. Sec. 1801 et seq., the Clean Water Act, 33 U.S.C. Sec. 1251 et sec., any state laws regarding environmental matters, or any regulations promulgated pursuant to any of the foregoing statutes. 7.1.2 City has not, at any time, installed,used, or removed any underground storage tank on or in connection with the Subject Property and/or additional property; 7.1.3 City knows of no wells or septic systems on the Subject Property and/or additional property; 7.2 City shall convey marketable title to the property repurchased by Bank, subject only to (a) taxes not yet due and payable, (b) building, zoning and subdivision laws, ordinances and regulations, (c) reservations of minerals or mineral rights to the State of Minnesota, if any, (d) roads, streets, alleys or other public ways, if any, (e) easements, covenants, conditions and restrictions of record on the date of this Agreement, if any, (f) encroachments, overlaps,boundary line disputes, and any other matters which an accurate survey and inspection would disclose, (g) rights of tenants in possession on the date of this Agreement, and (h) matters to which City may consent in writing (collectively "Permitted Exceptions"); prior to any closing City at its own expense shall furnish to Bank a title Commitment for such property and if Bank raises any title objections based on such Commitment, City shall eliminate or cure such exceptions, using due diligence and, if necessary, City shall use its powers of eminent domain to make such title marketable and free of all title exceptions except the Permitted Exceptions. 7.3 City shall pay the state deed tax and any other documentary or similar taxes as may then be applicable to conveyances of real estate; any real estate taxes shall be prorated to closing and any special assessments shall be paid by City. 7378 43.1 7 7.4 City warrants,both now and at the time of any closing, that City has full power and authority to grant the foregoing options and to convey the property to Bank under the terms and conditions set forth in this Agreement. 7.5 If Bank exercises the option to repurchase granted herein, and a subdivision of a parcel or Bank's intended use of the repurchased property requires approval of City or issuance of a permit, certificate or license by City, upon application by Bank for such approval, permit, certificate or license, City shall issue the requested approval, license, certificate or permit so long as Bank's application and proposed use of the property complies with all then existing applicable statutes, ordinances, rules, regulations and policies. 8. Liquidated Damages. In the event that, prior to Bank's repurchase of any of the Subject Property and/or the additional property under this Agreement, City, in its capacity as a municipal corporation, or any officer, board, administrator, employee or agent of City, or any other municipal corporation exercising zoning or land use controls in the City of Chanhassen, shall create, suffer or permit any public zoning ordinances or regulations (other than ordinances and regulations which uniformly pertain to vehicle parking lots generally in the City of Chanhassen) or other public or private use restrictions with respect to such property, which would prevent or materially interfere with Bank's intended use thereof for vehicle parking and access thereto for itself and its customers and invitees, or shall take any other action to nullify, rescind or breach City's obligations under this Agreement, so that Bank's option to repurchase under this Agreement is rendered impracticable, then it is mutually agreed that Bank will be seriously and substantially damaged, and because it will be difficult for Bank to prove the amount of such damage, City agrees in such event to pay to Bank the sum of$500,000.00 as liquidated damages and not as a penalty. This sum has been agreed on by the parties as the amount of damages which Bank will suffer on account of and in the event that its option rights are rendered impracticable as described above. After December 31, 2000, such amount shall be increased 737843.1 8 by application of the Consumer Price Index formula set forth in Section 1.2 above. If Bank has repurchased a portion of the property for parking spaces prior to the time its right to receive liquidated damages arises, then the foregoing sum shall be pro-rated by dividing it by 80 and multiplying the result by the number of parking spaces remaining unrepurchased by Bank. 9. Miscellaneous. 9.1 The covenants, warranties and representations made by the parties in this Agreement shall survive the closing of this transaction. 9.2 The parties each represent to the other that they have not employed or contracted with a real estate broker or agent in connection with this Agreement, and they hereby agree to indemnity and hold each other harmless from and against any and all claims for a commission or fee by any person claiming to have such employment by or a contract with the indemnifying party in connection with this Agreement. 9.3 Any notice, demand, or request which may be permitted, required or desired to be given in connection herewith shall be in writing and sent by certified mail, hand delivery, overnight mail service such as Federal Express, or Western Union telegram or other form of telegraphic communication, directed to Bank or City. Any notice shall be deemed effective when delivered to the party to whom it is directed. Unless a different address is designated by a party by notice in writing to the other party, notices shall be delivered to Bank or City at the applicable address stated on the first page of this Agreement. 737843.1 9 9.4 Time shall be of the essence in this Agreement. Where any date or time prescribed by this Agreement falls on a Saturday, Sunday or statutory holiday, such date or time shall automatically be extended to the next normal business day. 9.5 Each party hereto shall promptly, on the request of the other party, have acknowledged and delivered to the other party any and all further instruments and assurances reasonably requested or appropriate to evidence or give effect to the provisions of this Agreement. 9.6 This Agreement represents the entire agreement of the parties with respect to the Bank's option to purchase, and all prior agreements, understandings, or negotiations between the parties with respect to such option are hereby revoked and superseded hereby. No representations, warranties, inducements, or oral agreements have been made by any of the parties, except as expressly set forth herein, or in other contemporaneous written agreements. This Agreement may not be changed, modified or rescinded, except by a written agreement signed by both parties hereto. 9.7 If after exercise of this option by Bank, Bank shall default under any of the terms hereof, except as otherwise provided herein, Bank shall have the right to pursue any remedies available to Bank at law or in equity, including specific performance, damages (including attorney's fees) or the cancellation of this Agreement. 9.8 If after exercise of this option by Bank, City shall default under any of the terms hereof, except as otherwise provided herein City shall have the right to 737843.1 10 pursue any remedies available to City at law or in equity, including specific performance and damages (including attorney's fees). 9.9 Failure of any party to exercise any right or option arising out of a breach of this Agreement by the other party shall not be deemed a waiver of any right or option with respect to any subsequent or different breach, or the continuance of any existing breach. 9.10 This Agreement shall inure to the benefit of and be binding upon the parties hereto and their respective successors and assigns. 9.11 This Agreement shall be construed in accordance with the laws of the State of Minnesota. 9.12 The parties shall execute a Memorandum of Option Agreement in the form attached hereto as Exhibit B, and Bank may record such Memorandum in the land records of Carver County. IN WITNESS WHEREOF,the parties hereto have executed this Agreement as of the day and year first above written. CITY: BANK: CITY OF CHANHASSEN STATE BANK OF CHANHASSEN - Pe? /)7(1-(/' ‘-'9 By:_, Donald /hmiel, Mayor ✓ Kevin P. McShane, President By: Don Ashworth, Clerk/Manager 737843.1 11 STATE OF MINNESOTA ) ) ss. COUNTY OF CARVER ) The foregoing instrument was acknowledged before me this 544` day of Novem er, 1995, by Donald J. Chmiel and Don Ashworth, respectively the Mayor and Clerk/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. igok Aloe. N. ry Publi .'4cDT STATE OF MINNESOTA ) J3 �' Jan.���Mme,: ) ss. COUNTY OF CARVER ) The foregoing instrument was acknowledged before me this 30 day of November, 1995, by Kevin P. McShane, President of STATE BANK OF CHANHASSEN, a Minnesota banking corporation, on behalf of the corporation. Notary Public THIS INSTRUMENT WAS DRAFTED BY: NOTARY DENISE C. .'N.. S` PUBLIC-b'NNESOYA WASH':GTON COUNTY CAMPBELL, KNUTSON, SCOTT & FUCHS, P.A. " ." �"'"�` Ccr mesion ExpUes J_..31,2000 317 Eagandale Office Center " 1380 Corporate Center Curve Eagan, MN 55121 Telephone: (612) 452-5000 and BRIGGS AND MORGAN, P.A. 2400 IDS Center Minneapolis, MN 55402 Telephone: (612) 334-8484 737843.1 12 EXHIBIT "A" to REAL ESTATE OPTION AGREEMENT (Phase I, Phase II and Phase III Parking and Roadway Layout drawings) 737843.1 MEMORANDUM OF REAL ESTATE OPTION AGREEMENT THIS MEMORANDUM OF REAL ESTATE OPTION AGREEMENT made and entered into this 30'14 day of November, 1995, by and between the CITY OF CHANHASSEN, a Minnesota municipal corporation, (referred to herein as the "City"), and STATE BANK OF CHANHASSEN, a Minnesota banking corporation, (the "Bank"). WITNESSETH: For and in consideration of the sum of $1.00 and other good and valuable consideration paid by Bank to City, the receipt and sufficiency of which is hereby acknowledged, City hereby grants to Bank the exclusive option to purchase portions of the Subject Property and/or the additional property owned by City and legally described on Exhibit A annexed hereto. This option is effective through and including December 31, 2010, and is subject to all of the terms and conditions more particularly set forth in that certain Real Estate Option Agreement ("Agreement") of even date herewith between City and Bank. This Memorandum of Real Estate Option Agreement is executed and is to be recorded solely for the purpose of giving notice of the Agreement and is not intended to supersede or vary the terms or conditions of the Agreement. Nothing contained herein shall be construed to amend, modify, change, amplify, or supersede any of the terms and provisions of the Agreement, which Agreement shall in all things control. 737895.1 Upon the expiration or earlier termination of the Agreement, Bank shall execute and deliver a written termination of the Agreement and this Memorandum in recordable form. CITY: BANK: CITY OF CHANHASSEN STATE BANK OF CHANHASSEN ,i fj.: 7V1-.44,--e____// !J�-�.-1 )( By //._ ,��� = Donald 1h ie , Mayor Kevin P. McShane, President By: 4a--- �01,51E9 Don Ashworth, Clerk/Manager STATE OF MINNESOTA ) ) ss. COUNTY OF CARVER ) The foregoing instrument was acknowledged before me this 5�' day of November, 1995, by Donald J. Chmiel and Don Ashworth, respectively the Mayor and Clerk/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. Er i 104 / - /Ar Not:ry Public/ • I'' .f'-4.• _':-;. 'ACDT STATE OF MINNESOTA ) t;;= yf`:: `ik�;. =,,,,c-f;1 i. - urA ) $$. : `'"4.Y:• l'`AComm`.:._oo,� .:pi;e:•.;:J. "'"O COUNTY OF CARVER ) The foregoing instrument was acknowledged before me this 0 day of November, 1995, by Kevin P. McShane, President of STATE BANK OF CHANHASSEN, a Minnesota banking corporation, on behalf of the corporation. '6 ter:~ DENTE C.CLARKE C. ` ."- �.OT;.>,' PUBLIC-MINNESOTA`4':- �, '- ! WASH'::GTON COUNTY Notary Public \, ' tty Cc^"-' slcn Expires J_,.31,2000 ,-.r.^.,r•-Fr.^,1AAAAA rn L1l..AMM hi\M/NW V it 737895.1 THIS INSTRUMENT WAS DRAFTED BY: CAMPBELL, KNUTSON, SCOTT & FUCHS, P.A. 317 Eagandale Office Center 1380 Corporate Center Curve Eagan, MN 55121 Telephone: (612) 452-5000 and BRIGGS AND MORGAN, P.A. 2400 IDS Center Minneapolis, MN 55402 Telephone: (612) 334-8484 737895.1 3 EXHIBIT "A" to MEMORANDUM OF REAL ESTATE OPTION AGREEMENT Legal Description Subject Property: Lot 2 and Lot 3, Block 2, Schneider Park; Additional Property: Lot 2, Block 1; Lot 1, Block 2; South half of Lot 1, Block 1, Schneider Park; and those portions of Chanview Street and Center (Coulter) Street, vacated or to be vacated, lying adjacent thereto; All in Carver County, State of Minnesota. ASSIGNMENT, ACCEPTANCE AND ASSUMPTION OF LEASES, SECURITY DEPOSITS, PREPAID RENTS, AGREEMENTS, PERMITS AND LICENSES FOR VALUE RECEIVED, State Bank of Chanhassen ("Assignor"), hereby assigns, transfers, conveys and sets over unto City of Chanhassen ("Assignee"), all of the right, title and interest of Assignor in, to and under the following to the extent capable of being assigned: 1. The lessor's interest under all the leases and tenancies ("Leases") for use or occupancy of the premises located at 680 West 78th Street, Chanhassen, Minnesota, ("Premises") being conveyed this date to Assignee, as described in the schedule of Leases attached hereto as Schedule A and hereby made a part hereof; 2. All of the tenant security deposits and prepaid rent, if any, ("Deposits") as listed and described in said Schedule A; 3. All of the service, maintenance and other agreements ("Agreements") pertaining to the Premises as listed and described in Schedule B attached hereto and hereby made a part hereof; and 4. All of the governmental permits, licenses, certificates, consents and approvals ("Permits") pertaining to the Premises, including without limitation, the building permits and certificates of occupancy, if any. TO HAVE AND TO HOLD the same unto Assignee, its successors and assigns, for the rest of the terms of said Leases, Deposits, Agreements and Permits and subject to the terms, covenants, conditions and provisions thereof. 737793.1 Assignor hereby indemnifies and agrees to hold Assignee harmless from and against any claims, liabilities, damages, demands, causes of action, losses, deficiencies, or expenses (including reasonable attorneys' fees and court costs), interest and penalties related thereto (collectively, "Claims") asserted against or incurred by Assignee with respect to any obligations arising under the Leases, Deposits, Agreements and Permits where such Claims arise from or are based upon facts or events which occurred before the date hereof, or with respect to the Deposits as a result of Assignor's failure to assign to Assignee any Deposit paid to Assignor under the Leases before the date hereof. Assignee hereby accepts such assignment and agrees to assume, keep, observe and perform all of the Assignor's obligations under the Leases, Deposits, Agreements, and Permits first occurring on and after the date hereof. Further, Assignee hereby indemnifies and agrees to hold Assignor harmless from and against any Claims asserted against or incurred by Assignor with respect to any obligations or liabilities arising under the Leases, Deposits, Agreements and Permits where such Claims arise from or are based upon facts or events which occur on or after the date hereof. The parties hereto acknowledge that under the provisions of the Leases, the lessor may be entitled to reimbursement by the tenants for their respective shares of any amount by which actual operating expenses and taxes for the leased premises during the year 1995 exceed the estimated operating expenses and taxes paid by the tenant for the year 1995; and therefore the parties agree that they shall cooperate with each other to determine any such excess amounts, to bill and to collect the same from the tenants, and to divide such collected amounts between Assignor and Assignee in proportion to the time in 1995 each owned the 737793.1 2 Premises and to the time in 1995 to which such operating expenses and taxes pertain under each respective Lease. This Agreement shall be binding upon and inure to the benefit of the respective successors and assigns of Assignor and Assignee. IN WITNESS WHEREOF,Assignor and Assignee have executed this Agreement this 3o day of No ver,,, b.2 r-- , 1995. STATE BANK OF CHANHASSEN By I 'u / ' Its and By ,J 47- J41 Its 11,c e /°esivl cir CITY OF CHANHASSEN i /' Its And By a5D Its 737793.1 3 Schedule A Leases, Security Deposits and Prepaid Rent 7`5 lede of(La Pue/^d aoc. SCA in,4— fps 7111'11- lei alit. -y, o-ki e F./461,1c fat Sevdice i otic, 44r5-eo, a'roi✓GG1''G 7 / � 11611e• th o� e Ce Prf?r, P. A V110-1-161-05 roe6 k.e +- ' I t e_ 11'(Q,-)C wi a N , a4a. 4462, R) .�nn ll q I s q l 1Y1 e 737793.1 4 Schedule B Service and Maintenance Agreements Pro�ec�--A1 u/.keep Sevdices -- S-,o, fdocIt j BFI — 1-m_s 1., Y-9hi Ova' 737793.1 5 Z 2 i T• � II • s 1111 J , u cil = NDZ6 i CtS Y s i (IN z -c t" 4 . t_ u l kL\l/---) . v J----- 1\1/4_ ._ \-: C 1 _ --mc_ _ ___1) 7 dw� Y J D-i JY W/////:)/7" _....) * L i— i Ci t I +, ----\, , i i ual (J o • V Y Y I — . - I 1 L n S : n16 1 U 1 r a 7 L l O 1 / •04441 4441 J2+I 1. Z m Y if Rr isill03 640 a _ r "Q S . e 0 2.Y Ol � _ � 1z LIII1.71 2 c-- J ' Y ) A"'" 1 ....-., -1',.. -----k----4 —. ) C I./ •d...-,. i-31 .4.w JJ 0 K I 5 J 7". 1 0 , I 1. 7 1 4 1 1 i' .4 I o i. Y I1.- z o ..'r C. r tr - - I u l rTh _1() ,.\C1 i a C J ......_ __,-- — — --- ______I .2 _ ,......____ ' I •un"V +IOa N.24 i 0 CITY CF i _ CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Sharmin Al-Jaff, Planner II \1 ,:\ . -H iN i.k FROM: Dave Hempel, Assistant City Engineer \)'- DATE: June 10, 1997 SUBJ: Review of Site Plan for Expansion to State Bank of Chanhassen File No. 97-9 LUR Upon review of the plans prepared by HTG Architects dated May 16, 1997, I offer the following comments and recommendations: GRADING The proposed expansion will required minimal grading to create additional parking stalls and the proposed addition. A new retaining wall up to 4 feet in height is proposed along the northeasterly portion of the new parking stalls. Staff is concerned with the height of the retaining wall from a safety standpoint for the adjacent property owner(Post Office). Staff recommends to the applicant that either landscape material or fence be placed along the retaining wall where it exceeds 30 inches in height. It may also be possible to redesign the site grades to limit the retaining wall height to not exceed 30 inches which would meet the Uniform Building Code requirements for not having to provide a railing or fence structure above the wall. Some of the existing street lights and landscaping will be relocated as a result of the site grading. DRAINAGE The site currently has an existing drainage problem along the westerly portion of the parking lot. A concrete spillway discharges parking lot and site runoff onto Market Boulevard across the City's sidewalk. This is an opportunity to easily remedy this problem. A storm sewer line should be extended from the existing catch basin in the southwest corner of the parking lot across the drive aisle to convey parking lot and site drainage to the City's storm sewer system. This may result in adjusting parking lot grades to promote positive drainage to the new catch basin. With this improvement the concrete spillway can be removed and drainage across the sidewalk on Sharmin Al-Jaff Chanhassen Bank SPR June 9, 1997 Page 2 Market Boulevard eliminated. Staff also requests the applicant provide the City with detailed storm water calculations for a 10-year 24-hour storm event for documentation purposes to insure the existing storm sewer system has the capacity to accommodate the proposed expansion. UTILITIES The existing structure is connected to municipal sanitary sewer and water from Main Street (West 78th Street). The proposed addition will also need to be connected to City water to provide adequate water flows for the sprinkler system. The plans do not provide location of where the water will be extended. An existing watermain runs parallel to the southerly property line on the site. The plans should be revised accordingly. The proposed addition will create the need for additional sewer and water service from the City's infrastructure system. The applicant shall be responsible for additional sewer and water hookup charges at the time of building permit based on the number of SAC units. The 1997 sewer and water hookup charges are $1,190 and $1,555, respectively. PARKING LOT CIRCULATION The proposed expansion creates a number of new parking stalls. Drive aisles should be a minimum of 24 feet wide to accommodate two-way traffic and meet City Ordinance. The drive aisle northerly of the building has a dimension of 23' 8". This should be extended to 24'. EROSION CONTROL The site plan does propose any erosion control measures. The applicant needs to prepare an erosion control plan in accordance with the City's Best Management Practice Handbook and be submitted for review and approval prior to issuance of a building permit. RECOMMENDED CONDITIONS OF APPROVAL 1. The applicant need to prepare an erosion control plan in accordance with the City's Best Management Practice Handbook and be submitted for review and approval prior to issuance of a building permit. 2. The site plan shall be revised to include water and sewer service to the new addition and extension of the storm sewer lines to convey storm water runoff from the northwesterly portion of the parking lot and eliminate the existing concrete spillway onto Market Boulevard. Sharmin Al-Jaff Chanhassen Bank SPR June 9, 1997 Page 3 3. All drive aisle widths shall be 24 feet wide per City Ordinance. 4. The applicant shall supply the City with detailed storm drainage calculations for a 10-year 24-hour storm event to each catch basin segment. 5. The applicant's contractor should inspect the City boulevards adjacent to the construction for any damage to the sidewalk or curbing prior to commencement of site work. The contractor will be held responsible upon final inspection for any damages to the City's sidewalk,curbs or boulevard. 6. The proposed retaining wall on the easterly portion of the site should be revised to not exceed 30 inches in height. 7. The applicant will be responsible for additional sewer and water hookup charges calculated on the number of additional SAC units being charged. ktm c: Charles Folch, Director of Public Works g:\cng\dave'pc'ch anbank.spr.doc CITY OF CHANHASSEN y, 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Sharmin Al-Jaff, Planner II FROM: Steve A. Kirchman, Building Official ' 'k, DATE: June 6, 1997 SUBJECT: 97-7 SPR(State Bank of Chanhassen,HTG Architects) 1 was asked to review the site plan proposal stamped "CITY OF CHANHASSEN, RECEIVED, MAY 16 1997, CHANHASSEN PLANNING DEPT." for the above referenced project. Analysis: The City of Chanhassen adopted the Special Fire Protection Systems section of the Minnesota State Building Code (MSBC)in October, 1987. This section,formerly known as Appendix E,has been renumbered as Chapter 1306. Fire Sprinklering. MSBC 1306.0100 Subp. 3 requires that B occupancies (the bank is a B occupancy) with 8500 or more gross feet of floor area be fire sprinklered. MSBC 1306.0100 Subp.2 state,....the requirements are applicable throughout the municipality for new buildings,buildings increased in floor area,...." MSBC 1306.0100 Subp 3 also says that,"For the purposes of this chapter,area separation walls do not establish separate buildings." The addition to the bank will cause the entire building to be required to be fire sprinklered. Water Service. The existing water service size may need to be increased and a post indicator valve added to accommodate the required fire sprinkleringof the building and its addition. Recommendations: The following should be included with the conditions of approval: I. The new addition and existing building must comply with Minnesota State Building Code Chapter 1306. 2. Water service sizing should be analyzed to determine its correct required size. I would like to request that you relay to the developers and designers my desire to meet with them as early as possible to discuss commercial building permit requirements. g Wfety\sak\memosple\SneBankI A CITY OF CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Sharmin Al-Jaff, Planner II FROM: Mark Littfin, Fire Marshal DATE: June 4, 1997 SUBJECT: Request for a site plan review amendment for a 14,610 square foot addition to an existing building, State Bank of Chanhassen, on property zoned CBD, Central Business District, and located at 600 West 78th Street, HTG Architects. Planning Case 97-7 Site Plan Review. I have reviewed the site plan for the above project. In order to comply with the Chanhassen Fire Department/Fire Prevention Division, I have the following fire code or city ordinance/policy requirements. The site plan is based on the available information submitted at this time. If additional plans or changes are submitted,the appropriate code or policy items will be addressed. At this time I have no comments or concerns regarding the site plan review amendment. ML/be g:\safety\ml\chanbank CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 DEVELOPMENT REVIEW APPLICATION APPLICANT: JEFFREY J. PFLIPSEN - HTG ARCHITECTS OWNER: STATE BANK OF CHANHASSEN ADDRESS: 7401 METRO BLVD. SUITE #495 ADDRESS:600 WEST 78TH STREET MPLS, MN 55439 CHANHASSEN, MN 55317-9585 TELEPHONE (Day time) (612) 831-8880 TELEPHONE: (612) 937-2265 - 831- 8ZZ- Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit Vacation of ROW/Easements Interim Use Permit Variance Non-conforming Use Permit Wetland Alteration Permit Planned Unit Development* Zoning Appeal Rezoning _ Zoning Ordinance Amendment Sign Permits Sign Plan Review (c, Notification Sign ' /SO X Site Plan Review* ,2 -OO X Escrow for Filing Fees/Attorney Cost** 1 ioo ($50 CUP/SPRNACNAR/WAP/Metes and Bounds, $400 Minor SUB) Subdivision" TOTAL FEE $ 6250 A list of all property owners within 500 feet of the boundaries of the property must be included with the application. Building material samples must be submitted with site plan reviews. *Twenty-six full size folded copies of the plans must be submitted, including an 81/2" X 11" reduced copy of transparency for each plan sheet. *4 Escrow will be required for other applications through the development contract NOTE-When multiple applications are processed, the appropriate fee shall be charged for each application. PROJECT NAME STATE BANK OF CHANHASSEN - ADDITION/REMODELING LOCATION 600 WEST 78TH STREET, CHANHASSEN, MN 55317-9585 LEGAL DESCRIPTION SEE ATTACHED TOTAL ACREAGE 1.94 WETLANDS PRESENT YES X NO PRESENT ZONING CENTRAL BUSINESS DISTRICT REQUESTED ZONING N/A PRESENT LAND USE DESIGNATION N/A REQUESTED LAND USE DESIGNATION N/A REASON FOR THIS REQUEST BUILDING ADDITION AND MINOR SITE REVISIONS 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 ten business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within ten 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. The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day extension for development review. Development review shall be completed within 120 days unless additional review extensions are approved by the applicant. /777 Signature Applicant / DKie Signatur77 .ee bwr r Date on Application Received on Fee Paid X50 J Receipt No. The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting. If not contacted, a copy of the report will be mailed to the applicant's address. ARCHITECTS 16 May 1997 Mr. Robert Generous Planner II City of Chanhassen 690 Coulter Drive P.O. 147 Chanhassen, Minnesota 55317 Re: PROPOSED ADDITION/REMODELING State Bank of Chanhassen, Chanhassen, MN Dear Bob: As you requested, below is a brief summary of the proposed building addition design, image & material selection for your use. The information is based on the enclosed 16 May 1997 proposed site plan(s), building elevations,and floor plans. The site is in the Central Business District. The building design provides an 'image' that is consumer-friendly, non-threatening/monumental and warm. Customers want a feeling of confidence, strength and a sense of presence: however the design should not be imposing. The addition will match the existing buildings' design character. The proposed addition will have a full basement,main level and a second level. The bank will occupy the main level and some of the lower level. The second level and a portion of the lower level will be leased space(s). A new west entry,which is closer to the majority of the proposed parking,will have a high overhang. The two story building entry will create an inviting entry for the bank and building tenants. The new exterior materials will be brick, granite metal roofing and steel columns (to match the existing). These materials emphasize the sense of presence and strength that the existing building currently conveys. In general, site vehicular and pedestrian circulation will remain unchanged. New perimeter parking will occur along the north property line. A low retaining wall will be required along the eastern end of the north property line to accommodate the grade change. The existing west parking will be slightly modified. No work is being planned for along the south or east side of the property. To comply with parking requirements,a previous agreement between the City and the Bank will allow for approximately 25-30 additional off-site parking spaces. The location for the off-site parking is to be determined. r.;57F^.=(3A, (3,70i'E? L D =0;Metro Boulevard, Sulfa 495 Mp1s MN 55439 , 12)83 -888O 2page 16May 1997 State Bank of Chanhassen, Addition MATERIALS: Building Facade - Brick with granite accent bands Sloping Roof - Metal,color to match existing Flat Roof/Struct. - EPDM Second Floor Str.- Steel bar Joist Main Floor Str. - Precast Concrete Planks GENERAL INFORMATION: Existing Bldg. - 9,930 sf Addition: Main Level - 5.300 sf Second Level - 4,280 sf Lower Level - 5,030 sf Total - 24,540 Sq. Ft. Roof Parapet Ht. - 34'-0" AFF. BUILDING CODE INFORMATION: Building Type -VN Group Occupancy -B Occupant Load -245 (24,540sf/ 100) Zoning -Central Busness District Please see the drawings for additional information. If you have any questions or need any other information,please let me know. Sincerely, /moi/L V moi i Jeffrey J. Pflipsen Vice President, Architect cc: Mr. Kevin McShane. State Bank of Chanhassen P.C. DATE: 6-18-97 —J � CITY 0 F C.C. DATE: 7-14-97 C N A N E A S S E N CASE: 97-4 Site Plan BY: Al-Jaff:v STAFF REPORT PROPOSAL: Site Plan Approval for a 9,680 square foot multi-tenant retail building with the major tenant being Video Update I- Z LOCATION: Lot 1, Block 1, Seven and Forty-one Crossing, southwest corner of the intersection of Hwy. 7 and 41 V J APPLICANT : Mark A. Davis &Associates R&A Investments, L.L.C. 821 Marquette Ave. #1111 5591 Bristol Lane Minneapolis, MN 55402 Minnetonka, MN 55343 Q (612) 341-3242 (612)930-0121 • PRESENT ZONING: BN, Neighborhood Business District ACREAGE: 1.2 acres ADJACENT ZONING AND LAND USE: N-Highway 7 S-7&41 Crossings Shopping Center E - Super America W-RSF, single family QSEWER AND WATER: Services are available to the site. SITE CHARACTERISTICS: The site is fairly level with mature vegetation along the west boarder. 2000 LAND USE: Residential Medium Density (Net Density Range 4 - 8 units (/) per acre) $ ifr . to Hw 7 A El own.AV N ' Ago OVUM fir rim 4111. • . Z` cb N ett I , Air U 1111 R&A Retail Center June 18, 1997 Page 2 PROPOSAL/SUMMARY There applicant is requesting site plan approval for the construction of a 9,680 square foot multi- tenant retail building with the major tenant being Video Update. The site is legally described as Lot 1, Block 1, Seven and Forty-one Crossing,and is located on the southwest corner of the intersection of Hwy. 7 and 41. The lot area of Lot 1 is 1.2 acres. It is zoned BN,Neighborhood Business District. A retail building is a permitted use in the BN District. Access to the site is proposed to take place via a right-in only from Highway 7, and from Highway 41 across an existing parking lot for the 7 & 41 Shopping Center, to the subject site. One complication facing this development is the fact that the site does not have a legal access point (refer to the background section of the report for details on this issue). The site plan for the retail building is reasonably well developed. The building is proposed to utilize face brick on the east elevation, a combination of face brick and rock face block along the north and south, and rock face block along the west elevation. Two horizontal bands rap around all four sides of the building. Parking for vehicles is located on the east half of the site. Typically, staff works with the applicant to screen parking lots from views. However, the site design for this shopping center is established and it appears that the proposed location for the building is the logical one. The parking lot setback does not meet ordinance requirements from Highway 7. The ordinance allows a 10 foot parking lot setback from public right-of-way in cases when the parking is screened 100%. Otherwise, it is required to have a 25 foot setback. The site plan is showing a 10 foot setback from Highway 7. Staff is recommending the applicant be given the option of either increasing the landscaping along Highway 7 or increasing the parking lot setback to 25 feet form the northerly property line. The landscaping plan meets the minimum requirements of the ordinance. It provides additional buffer between the proposed building and the residential neighborhood to the west. The site plan findings section require that a site plan be consistent with the zoning ordinance and the comprehensive plan. The comprehensive plan guides the property as medium density residential. In 1988, when the zoning of the property was changed from OI to BN, a minor comprehensive plan amendment should have been processed concurrently with the rezoning. Staff believes it was an oversight. Staff is recommending the site plan be approved contingent upon an amendment to the comprehensive plan. When staff discovered this error, it was too late to publish it for this agenda, therefore,this portion of the application will appear before you at a later date. The recommendation will be to reguide the property from medium density residential R&A Retail Center June 18, 1997 Page 3 to commercial. This amendment will encompass the entire Seven and Forty-one Crossing Subdivision. Staff regards the project as a reasonable use of the land. Based upon the foregoing, staff is recommending approval of the site plan, without variances, with conditions. BACKGROUND On April 25, 1988, the City Council approved the first reading for the rezoning of the property at the southwest corner of Hwy. 7 and 41 for OI, Office Institutional to BN, Neighborhood Business District. On the same date,the Council also approved the subdivision of the subject property into 3 commercial lots. Lot 2 contains the 7 & 41 Shopping Center and Lot 3 contains the SuperAmerica Gas Station. Lot 1 is the subject site and is proposed to contain a multi-tenant retail building. In 1988, when the site (Shopping Center, SuperAmerica, and the subject site) was being prepared for subdivision and development, it was under single ownership. As the Shopping Center and SuperAmerica were sold off to other parties, a cross access easement was recorded in favor of the SuperAmerica site to share access with the shopping center. The third site (Lot 1, Block 1, Seven and Forty-one Crossing) was left landlocked. Staff brought this matter to the applicant's attention and explained that this is a private issue between the owner of the subject site and the Shopping Center. Staff will process the application contingent upon a cross access easement being granted in favor of Lot 1, Block 1. So far, the parties have not reached an agreement (see letter from Timothy Welch, attorney representing Seven Forty-one Shopping Center, dated May 7, 1997). The applicant requested that the application be tabled until further notice (see letter from Mark Davis, dated April 3, 1997). The City is obligated to act on an applications within 120 days from the day it receives it. The plans were submitted to the City on March 17, 1997. The City must make a decision on the application no later than July 17, 1997, or else, the application would be considered approved as submitted. After approximately two months had passed, staff contacted the applicant and requested that they either withdraw the application or allow the City to process it. We also requested a two month extension to the 120 days. The applicant elected to proceed with the application and granted the two month extension(see letter from Mark Davis dated May 15, 1997). This extension means that the application must be acted upon no later than September 17, 1997. GENERAL SITE PLAN/ARCHITECTURE The proposed one story multi-tenant retail building, with an area of 9,680 square feet,will be situated parallel to and south of Highway 7. The site is bordered by Highway 7 to the north, SuperAmerica to the east, a residential neighborhood to the west, and 7 &41 Crossing Shopping Center to the south. Access to the building is proposed from Highway 7 through a right-in only, R &A Retail Center June 18, 1997 Page 4 and from Highway 41, through the shopping center parking lot and into a curb cut located south of the subject site. Parking will be located to the east of the proposed building. The building is located 35 feet from the north, 140 feet from the east, 30 feet from the south, and 60 feet from the west property line. Materials used on the building will consist of face brick on the east elevation, a combination of face brick and rock face block along the north and south, and rock face block along the west elevation. The face brick was utilized to match the materials used on the shopping center building. Two horizontal bands rap around all four sides of the building. The entry into the building is defined by raising the middle third of the front elevation by 2 feet. The building's architecture is suitable for a shopping center and meets the standards of the site plan ordinance requirements. A parking lot light plan is required. The current plan shows the light candles which appears to meet the minimum requirements of the ordinance. The plan should incorporate the light style and height. Staff is also requiring a more detailed sign plan which should include lighting method. The site plan shows the trash enclosure located south of the building. The applicant shall use materials to match the building when constructing the trash enclosure. Current state statutes require that recycling space be provided for all new buildings. The area of the recycling space must be dedicated at the rate specified in Minnesota State Building Code (MSBC) 1300.4700 Subp. 5. The applicant should demonstrate the required area will be provided in addition to the space required for other solid waste collection space. Recycling space and other solid waste collection space should be contained within the same enclosure. SITE PLAN FINDINGS In evaluating a site plan and building plan, the city shall consider the development's compliance with the following: (1) Consistency with the elements and objectives of the city's development guides, including the comprehensive plan, official road mapping, and other plans that may be adopted; (2) Consistency with this division; (3) Preservation of the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the R& A Retail Center June 18, 1997 Page 5 general appearance of the neighboring developed or developing or developing areas; (4) Creation of a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; (5) Creation of functional and harmonious design for structures and site features, with special attention to the following: a. An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; b. The amount and location of open space and landscaping; c. Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. (6) Protection of 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. Finding: The proposed development is consistent with the zoning ordinance, however, the comprehensive plan guides the property as medium density residential. In 1988, when the zoning of the property was changed from OI to BN, a minor comprehensive plan amendment should have been processed concurrently with the rezoning. Staff believes it was an oversight. Staff is recommending the site plan be approved contingent upon an amendment to the comprehensive plan. When staff discovered this error, it was too late to publish it for this agenda, therefor, this portion of the application will appear before you at a later date. The recommendation will be to reguide the property from medium density residential to commercial. R&A Retail Center June 18, 1997 Page 6 The site design is compatible with the surrounding development. It is functional and harmonious with the approved development for this area. WETLANDS There do not appear to be wetlands on the parcel. GRADING The site has basically been prepared with the initial development. Only minor grading for the building pad and parking lot is proposed. Along the westerly side of the development there was previously a concern for screening purposes. The plans propose on grading the northwest corner of the berm to facilitate the building. The landscape plan proposes some restoration of the slope; however, the slope is fairly heavily wooded and provides a significant buffer from the residential neighborhood. The applicant should explore the use of a retaining wall on the westerly slope to minimize grading and tree loss or intensify the landscaping plan to replace the buffer being lost with grading. DRAINAGE The storm sewer system was developed with the initial phase of the development to accommodate runoff from this site. UTILITIES Municipal sewer and water service is available to the site. The appropriate sewer and water hookup charges will be applied at time of building permit issuance. These hookup charges are based on the number of SAC units charged at time of building plan review. Currently, the sewer and water hookup connection charges are $1,190 and$1,555, respectively. ACCESS The site is accessed from both Trunk Highway 7 and Trunk Highway 41. Overall, the parking lot is fairly straightforward. Staff has only one recommendation that the center islands in the parking lot be curbed as well as the exterior perimeter of the parking lot. EROSION CONTROL Erosion control measures are being employed around the perimeter on the north and east sides. Rock construction entrances will be used until the parking lot has been paved. R& A Retail Center June 18, 1997 Page 7 PARKING/INTERIOR CIRCULATION The City's parking ordinance for retail buildings requires 1 space for each two hundred square feet of gross floor area. This site will require 48 parking spaces. The applicant is providing either 50 or 51 parking spaces since there is a discrepancy between the plans submitted, but in either case, it exceeds the minimum requirements of the ordinance. The Minnesota State Building Code (MSBC) requires that accessible parking spaces be provided at the rate of one accessible space per every 25 spaces in the lot(s). This calculates out to 3 spaces. The submitted site plan shows two accessible parking spaces. The Americans with Disabilities Act (ADA) has specific requirements for van spaces which currently are not part of the MSBC. These requirements are not enforced by the Inspections Division, but should be incorporated into the site plan. Site approaches are regulated by the MSBC, and are not detailed on the site plan. Curb cuts, width, texture and slope are details that must be included on the site plans. The Site Plan(sheet AX.X) indicates a different number and layout of accessible parking stalls than the Paving and Dimensional Plan (sheet 1 of 4). The layout as shown on the Site Plan requires three eight foot wide accessible parking stalls. At least one stall must have an eight foot wide van access aisle. Other access aisles may be five feet wide. Access aisles may be shared. The layout as shown on the Paving and Dimensional Plan requires two accessible parking stalls with access aisles as described above. The raised island cannot act as an access aisle. Access to the site is proposed through one curb cut off of the shopping center parking lot located south of the subject site. LANDSCAPING Minimum requirements for landscaping include 1,344 sq. ft. of landscaped area around the parking lot, 5 trees for the parking lot, and buffer yard plantings along highway 7 and neighboring property lines. The applicant has met the landscape area and parking lot tree requirements. As shown on the plans,painted islands are proposed in the parking lot instead of landscaped islands. Staff supports the proposal due to the small size of the parking lot and the 9 overstory trees planted around the lot. The trees will do much better on the perimeter than in the islands. The buffer yard requirements along Highway 7 includes a total of 3 overstory, 6 understory, and 8 shrubs. Applicant has provided the minimum requirements in grouped plantings. Also included are "prairie gardens"around the perimeter of the parking lot that will add interest to the site. R&A Retail Center June 18, 1997 Page 8 The ordinance states that Parking setbacks along public rights-of-way may be reduced to a minimum of ten (10)feet if the applicant can demonstrate to the satisfaction of the city that one- hundred-percent screening is provided at least five (5)feet above the adjacent parking lot. The intent of this section is that the city is willing to trade a reduced setback for additional landscaping that is both an effective screen and of high quality aesthetically. Acceptable screening is to be comprised of berming and landscaping. Screening through the use of fencing is not permitted. The applicant is showing a 10 foot parking lot setback from Highway 7. The ordinance typically requires a 25 foot setback from public right-of-way. If the applicant wishes to take advantage of the 10 foot flexibility in the ordinance, then the landscaping must be increased substantially along the north elevation of the site. The current plan provides the minimum requirements of the ordinance only. Staff does not believe that the applicant has demonstrated that the parking will be 100% screened. Staff recommends that the applicant revise the plan by either increasing the landscaping to provide additional screening of the parking lot or increase the parking lot setback to 25 feet. Along the west side of the site, the applicant is extending the existing tree line into the property by planting a mix of deciduous and evergreens in a staggered groupings. This will increase the screening from the neighboring residential neighborhood and help to restore the wooded area. To ensure that grading does not impact the existing trees along the west portion of the site, the applicant must install a tree protection fence before grading on the site begins. LIGHTING Lighting locations have been illustrated on the plans, however, the type of light has not been shown. Only shielded fixtures are allowed. The applicant has submitted a plan that indicates there is no more than 1/2 foot candles of light at the property line as required by ordinance. A detailed lighting plan should be submitted when building permits are requested. SIGNAGE The applicant is showing two wall signs on the east and north elevations. The sign along the east elevation has an area of 60 square feet while the sign on the north elevation has an area of 30 square feet. Both signs meet the minimum requirements of the ordinance. One issue that staff feels should be discussed relates to neon lights. During the preliminary discussions with the applicant regarding the plans, a vibrant pink neon light that raps around the building was mentioned. This neon light is not shown on the plans and staff is under the assumption that it will not be added at any time in the future. Should the applicant decide that it should be incorporated into the plans, then staff would recommend that it be limited to the east R& A Retail Center June 18, 1997 Page 9 elevation only. Staff's main concern is the residential neighborhood located west of the subject site. The ordinance prohibits signage that can be viewed by a residential neighborhood. The current signage is in compliance with ordinance and staff recommends that no signage be permitted along the south and west elevations. One ground low profile business sign is permitted per lot. The area of the sign may not exceed 24 square feet and a height of 5 feet. There are two existing pillars on the site to accommodate a future sign, however, the applicant is not showing a ground low profile sign on the plans. Should the applicant request a sign in the future, it must meet ordinance requirements and must be located 10 feet from the property line. The applicant must obtain a sign permit prior to erecting the signs on site. One stop sign must be posted on the driveway at the exit point of the site. A detailed sign plan incorporating the method of lighting, acceptable to staff should be provided prior to requesting a building permit. COMPLIANCE TABLE - IOP DISTRICT Ordinance Retail Building Building Height 1 story 1 story Building Setback N-35' E-15' N-35' E-140 S-15' W-50' S-30' W-60' Parking stalls 48 stalls 50 stalls Parking Setback N-25' E-0' N-101* E-5' S-0' W-50' S-5' W-150' Hard surface 65% 54% Coverage Lot Area 15,000 sq. ft 1.2 acres * As mentioned in the landscape portion of the report,the ordinance states that Parking setbacks along public rights-of-way may be reduced to a minimum of ten (10)feet if the applicant can demonstrate to the satisfaction of the city that one-hundred-percent screening is provided at least five (5)feet above the adjacent parking lot. The intent of this section is that the city is willing to trade a reduced setback for additional landscaping that is both an effective screen and of high quality aesthetically. Acceptable R& A Retail Center June 18, 1997 Page 10 screening is to be comprised of berming and landscaping. Screening through the use of fencing is not permitted. The applicant is showing a 10 foot parking lot setback from Highway 7. The ordinance typically requires a 25 foot setback from public right-of-way. If the applicant wishes to take advantage of the 10 foot flexibility in the ordinance,then the landscaping must be increased substantially along the north elevation of the site. The current plan provides the minimum requirements of the ordinance only. Staff does not believe that the applicant has demonstrated that the parking will be 100% screened. Staff recommends that the applicant revise the plan by either increasing the landscaping to provide additional screening of the parking lot or increase the parking lot setback to 25 feet. STAFF RECOMMENDATION Staff recommends that the Commission adopt the following motion: I. SITE PLAN REVIEW "The Planning Commission recommends approval of Site Plan Review#97-4 as shown on the site plan received March 17, 1997, subject to the following conditions: 1. The materials used to screen the trash enclosure shall be the same type of brick used on the building. 2. The applicant must obtain a sign permit prior to erecting any signage on site. Provide a detailed sign plan for review and approval. The signage shall comply with the ordinance requirements. Brick shall be used on the base of the ground low profile sign. If a neon band was incorporated onto the exterior of the building, it shall be limited to the east elevation only. 3. The applicant shall either provide a meandering berm with landscaping along the north perimeter of the site to provide screening of the parking lot or increase the parking setback to 25 feet. Ornamentals planted along highway 7 should be salt tolerant. Replace crabapples with Japanese tree lilac or other such salt tolerant species. To ensure that grading does not impact the existing trees along the west portion of the site,the applicant must install a tree protection fence before grading on the site begins. The applicant shall also provide staff with a detailed cost estimate of landscaping to be used in calculating the required financial guarantees. These guarantees must be posted prior to issuance of a building permit. R& A Retail Center June 18, 1997 Page 11 4. The applicant shall enter into a site plan agreement with the city and provide the necessary financial securities as required for landscaping. 5. Fire Marshal conditions (Refer to attachment#2 for detailed policies): a. A post indicator valve is needed on water main to building. See plan. b. Provide an additional hydrant at entrance to parking lot. See plan. Minnesota Uniform Fire Code 1991 Section 10.403. c. Fire department connection will be needed on the front of the building at time of sprinkler installation. NFPA 13 1991 A-4-6.2.1 d. A lock-box will need to be provided on building above fire department connection. See plan. Minnesota Uniform Fire Code 1991 Section 10.302. 6. The applicant shall provide details on material colors used on the building for review and approval. 7. Concurrent with the building permit, a detailed lighting plan meeting city standards shall be submitted. 8. Building Official's conditions: a. Revise Site Plan and/or Paving and Dimensional Plan to match. b. Revise accessible parking stalls to comply with Minnesota State Building Code, Chapter 1340. c. Meet with the Building Official as early as possible to discuss commercial building permit requirements. d. Provide recycling space as required by Minnesota State Building Code 1300.4700. Demonstration of compliance may be provided on construction documents. 9. The applicant shall provide the City with a recorded copy of a cross access agreement between Lot 1, Block 1, and Lot 2, Block 1, Seven and Forty-one Crossing. 10. Approval of this site plan is contingent upon the City and the Metropolitan Council approving a minor comprehensive plan amendment from residential medium density to commercial. R& A Retail Center June 18, 1997 Page 12 11. At time of building permit issuance,the site will be subject to the appropriate number of sewer and water hookup charges based on SAC units. 12. The interior landscaped islands in the parking lot shall also have concrete curb and gutter. 13. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched or wood-fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. All catch basins shall be protected with silt fence or hay bales until the parking lot is paved. 14. All roof top equipment shall be screened from views." ATTACHMENTS 1. Memo from Dave Hempel, Assistant City Engineer, dated June 10, 1997. 2. Memo from Greg Hayes, Fire Inspector, dated April 3, 1997. 3. Memo from Steve Kirchman dated June 11, 1997. 4. Application. 5. Letter from Timothy Welch, dated May 7, 1997. 6. Letters from Mark Davis dated April 3, and May 15, 1997. 7. Memo from MNDOT, dated April 25, 1997. 8. Plans received March 17, 1997. _,,' CITY CF of ,, 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 :_ (612) 937 1900 • FAX (612) 937-5739 00 ...‘ MEMORANDUM TO: Sharmin Al-Jaff, Planner H FROM: Dave Hempel, Assistant City Engineer `► , DATE: June 10, 1997 SUBJ: Review of Video Update Site Plan - File No. 97-8 LUR (Lot 1, Block 1, 7/41 Crossing) Upon review of the plans prepared by James R. Hill dated March 11, 1997, I offer the following comments and recommendations: GRADING The site has basically been prepared with the initial development. Only minor grading for the building pad and parking lot is proposed. Along the westerly side of the development there was previously a concern for screening purposes. The plans propose on grading the northwest corner of the berm to facilitate the building. The landscape plan proposes some restoration of the slope; however, the slope is fairly heavily wooded and provides a significant buffer from the residential neighborhood. The applicant should explore the use of a retaining wall on the westerly slope to minimize grading and tree loss or intensify the landscaping plan to replace the buffer being lost with grading. DRAINAGE The storm sewer system was developed with the initial phase of the development to accommodate runoff from this site. UTILITIES Municipal sewer and water service is available to the site. The appropriate sewer and water hookup charges will be applied at time of building permit issuance. These hookup charges are Sharmin Al-Jaff Video Update Site Plan Review June 9, 1997 Page 2 based on the number of SAC units charged at time of building plan review. Currently, the sewer and water hookup connection charges are $1,190 and $1,555, respectively. ACCESS The site is accessed from both Trunk Highway 7 and Trunk Highway 41. Overall, the parking lot is fairly straightforward. Staff has only one recommendation that the center islands in the parking lot be curbed as well as the exterior perimeter of the parking lot. EROSION CONTROL Erosion control measures are being employed around the perimeter on the north and east sides. Rock construction entrances will be used until the parking lot has been paved. RECOMMENDED CONDITIONS OF APPROVAL 1. At time of building permit issuance the site will be subject to the appropriate number of sewer and water hookup charges based on SAC units. 2. The interior landscaped islands in the parking lot shall also have concrete curb and gutter. ktm c: Charles Folch, Director of Public Works CITY OF CHANHASSEN�k 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Sharmin Al-Jaff, Planner II FROM: Greg Hayes, Fire Inspector DATE: April 3, 1997 SUBJECT: Planning Case 97-4 Site Plan Review I have reviewed the site plan review for the above project. In order to comply with the Chanhassen Fire Department/Fire Prevention Division, I have the following fire code or city ordinance/policy requirements. The site plan is based on the available information submitted at this time. If additional plans or changes are submitted the appropriate code or policy items will be addressed. 1. A post indicator valve is needed on water main to building. See plan. 2. Provide an additional hydrant at entrance to parking lot. See plan. Minnesota Uniform Fire Code 1991 Section 10.403. 3. Fire department connection will be needed on the front of the building at time of sprinkler installation. NFPA 13 1991 A-4-6.2.1 4. A lockbox will need to be provided on building above fire department connection. See plan. Minnesota Uniform Fire Code 1991 Section 10.302. Enclosed are Chanhassen Fire Department/Fire Prevention policies. If you have any further questions, please feel free to contact me at 937-1900 ext. 262. GH/be g:\safety\gh\plrev97-4 CITY OF CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 CHANHASSEN FIRE DEPARTMENT POLICY FIRE SPRINKLER SYSTEMS 1. Permits are required for all sprinkler work. 2. A minimum of four sets of plans are required. Send, or drop off plans and specifications and calculations to: Mark Littfin,Fire Marshal City of Chanhassen 690 Coulter Drive Chanhassen.MN 55317 3. Yard post indicators are required and must have tamper protection. 4. All control values must be provided with tamper protection. 5. All systems tests must be witnessed by the Chanhassen Fire Marshal. Appointments can be made by calling the Fire Marshal at 937-1900, ext. 132, between 8:00 AM and 4:00 PM, Monday through Friday. Please try to arrange tests at least 24 hours in advance. All revisions of 25 heads or more require a test. 6. Main drains& inspector test connections must be piped to the outside atmosphere. 7. Water may not be introduced into sprinkler piping from the City main until the Fire Marshal witnesses a flush test per NFPA 13-8-2.1. 8. The City of Chanhassen has adopted Appendix E (see 1305.6905 appendix chapter 3S of the MBC). Chanhassen Fire Department Fire Prevention Division Policy#40-1995 Date: 01/12/95 Revised: 03/12/97 Page 1 of 2 9. All systems must be designed to NFPA-13, 1991 edition and Chapter 6 Standards. All attic systems are to be spaced at a maximum 130 square foot coverage. 3/4" plastic piping will not be allowed at any time in attic space. 10. All equipment installed in a fire protection system shall be UL listed or factory mutual approved for fire protection service. 11. = Fire.protection systems that are hydraulically calculated shall have a 5 psi safety factor at maximum system flow. 12. Acceptable water supplies for fire sprinkler systems are listed in NFPA-13, 1991 ed., Chapter 7. Swimming pools and ponds are not acceptable primary water supplies. 13. Pressure and gravity tanks shall be sized per the requirements contained in NFPA-13 and 22. Duration of the water supply shall match the hazard classification of the occupancy. 14. Include spec sheets for fire sprinkler heads- dry pipe/pre-actionvalving. 15. The definition of inspection is contained in MN Rule 7512.0100 Subpart 10, and states that inspection means: 1. Conducting,a final acceptance test. 2. Trip test of dry pipe,deluge or preaction valves. 3. A test that an authority having jurisdiction requires to be conducted under the supervision of a contractor. Only licensed fire protection contractors are permitted to conduct these tests. 4. All other inspections including the inspectors test, main drain and other valves are permitted under MN Rule 7512.0400 Subpart-2G,as maintenance activities and do not require a license as a fire protection contractor. 16. Per Section 904.3.2.and the 1994 Uniform Building Code, an approved audible sprinkler flow alarm to alert the occupants shall be provided in the interior of the building, in a normally occupied location. (Location must be approved by the Chanhassen Fire Marshal). 17. In existing systems,the following shall apply: 1. If any changes in the hydraulically most demanding area, or an addition of 20 or more heads.hydraulic calculations will need to be provided. 2. If an addition or change of 20 or more heads to a system, a test %\ill need to be completed. Chanhassen Fire Department Fire Prevention Division / Policy g40-1995 Date: 01/12/95 Revised: 03/12/97 pproved-Public Safety Director Page: 2 of 2 _.f_ 4 ...,.. CITY OF ,. .. 7CHANHAssril ..-„ ,;„ ]Jy b` . . : :- t}� C 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 -ti„ ° (612) 937-1900 • FAX (612) 937-5739 - CHANHASSEN FIRE DEPARTMENT POLICY PREMISES IDENTIFICATION General Numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. Size and location of numbers shall be approved by one of the following - Public Safety Director, Building Official, Building Inspector, Fire Marshal. Requirements are for new construction and existing buildings where no address numbers are posted. Other Requirements-General 1. Numbers shall be a contrasting color from"the background. 2. Numbers shall not be In script.. 3. If a structure Is not visible from the street,additional numbers are required at the driveway entrance. Size and location must be approved. _;= 4. Numbers on mall box at driveway entrance may be a minimum of 4". However,requirement#3 must still be met 5. Administrative authority may require additional numbers if deemed necessary. Residential Requirements(2 or less dwelling unit.) 1. Minimum height shall be 5 1/4". 2. Building permits will not be Mated unless numbers are posted and approved by the Building Department Commercial Rdrements 1. Minimum height shall be 12". 2. Strip Malls • a. Multi tenant building will have minimum height requirements of 6". b. Address numbers shall be on the main entrance and on all back doors. 3. If address numbers are located on a directory entry sign, additional numbers will be required on the buildings main entrance. Chanhassen Fire Department Fire Prevention Policy #29-1992 -- Date: 06/15/92 Revised: Approved - Public Saftty Director Page 1 of .l .4 PRINTED ON RECYCLED PAPER . CITY OF v .i , CHANHASSEN li, 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 �f •t_ (612) 937-1900 • FAX (612) 937-5739 CHANHASSEN FIRE DEPARTMENT POLICY REGARDING PRE-PLAN Prior to issuing the C .O. , a pre-plan, site plan shall be submitted to the Fire Department for approval . The following items shall be shown on the plan. 1) Size 11" x 17 " (maximum) 2 ) Building footprint and building dimensions 3 ) Fire lanes and width of fire lanes 4) Water mains and their sizes, indicate looped or dead end 5) Fire hydrant locations 6) P. I .V. - Fire Department connection 7) Gas meter (shut-off) , NSP (shut off) 8) Lock box location 9) Fire walls, if applicable 10) Roof vents, if applicable 11) Interior walls 12) Exterior doors 13 )- Location of fire alarm panel 14) Sprinkler riser location 15) Exterior L . P. storage, if applicable 16) Haz . Mat . storage, if applicable 17) Underground storage tanks locations, if applicable 18) Type of construction walls/roof 19) Standpipes PLEASE NOTE : Plans with topographical information, contour lines, easement lines, property lines, setbacks, right-of-way lines, headings, and other related lines or markings, are not acceptable, and will be rejected. Chanhassen Fire Department Fire Prevention - . Policy #07-1991 ' X �: .. Date: 01/16/91 '��'. :`/ ' � Revised: 02/18/94 Approved - Puolic Safety Director Page 1 of 1 C I TY 4 FF • ,z.• CHANHASSEN ."„ 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 CHANHASSEN FIRE DEPARTMENT POLICY REOUIREMENTS FOR FIRE LANE SIGNAGE 1. Signs to be a minimum of 12" x 18" . NO 2 . Red on white is preferred. PARKING FIRE 3 . 3M or equal engineer' s grade LANE reflective sheeting on aluminum is preferred. 4 . Wording shall be: NO PARKING FIRE LANE 5. Signs shall be posted at each end of the fire lane and at least at 7 ' 0" 75 foot intervals along the fire lane. 6. All signs shall be double sided facing the direction of travel. 7. Post shall be set back a minimum of 12" but not more than 36" from the curb. - 8. A fire lane shall be required in (NOT TO GRADE front of fire dept. connections SCALE) extending 5 feet on each side and along all areas designated by the Fire Chief. ANY DEVIATION FROM THE ABOVE PROCEDURES SHALL BE SUBMITTED IN WRITING, WITH A SITE PLAN, FOR APPROVAL BY THE FIRE CHIEF. IT IS THE INTENTION OF THE FIRE DEPARTMENT TO ENSURE CONTINUITY THROUGHOUT THE CITY BY PROVIDING THESE PROCEDURES FOR MARKING OF FIRE LANES. Chanhassen Fire Department Fire Prevention Policy #06-1991 Date: 1/15/91 �•�? Revised: Approved - Public Safety Director Page 1 of 1 I1 .14.' PRINTED ON RECYCLED PAPER CITY of .0 ‘cb.o. , #.,, _ . .,,..,.. .„.., . .. v_. , CHANHASSEN' . • = ,,; - : . 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 j%'' _ (612) 937-1900 • FAX (612) 937-5739 .3 CHANHASSEN FIRE DEPARTMENT POLICY EXTERIOR LIGHT AND HORN OVER FIRE DEPARTMENT SPRINKLER CONNECTION 1) Exterior Light and Horn for indicating Fire Department Sprinkler Connection shall be: a. Simplex model number Horn - 31T-115-R Light - WH3T-115-FR or b. Wheelock 7004-T c. Notifier 5542862 or equivalent per Fire Department approval. Chanhassen Fire Department Fire Prevention 1(7 Policy: #02-1990 Date: 09/04/90 Revised: Approved - Public Safety Director Page 1 of 1 if, 0 PRINTED ON RECYCLED PAPER CITY OF CHANIIASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 CHANHASSEN FIRE DEPARTMENT POLICY CHANHASSEN FIRE DEPARTMENT NOTES TO BE INCLUDED ON ALL SITE PLANS 1. Fire Marshal must witness the flushing of underground sprinkler service line, per NFPA 13-8-2.1. 2. A final inspection by the Fire Marshal before a Certificate of Occupancy is issued. 3. Fire Department access roads shall be provided on site during all phases of construction. The construction of these temporary roads will conform with the Chanhassen Fire Department requirements for temporary access roads at construction sites. Details are available. 4. Onsite fire hydrants shall be provided and in operating condition during all phases of construction. 5. The use of liquefied petroleum gas shall be in conformance with NFPA Standard 58 and the Minnesota Uniform Fire Code. A list of these requirements is available. (See policy #33-1993) 6. All fire detection and fire suppression systems shall be monitored by an approved UL central station with a UL 71 Certificate issued on these systems before final occupancy is issued. 7. An 11" x 14" As Built shall be provided to the Fire Department. The As Built shall be reproducible and acceptable to the Fire Marshal. (See policy #07-1991). 8. An approved lock box shall be provided on the building for fire department use. The lock box should be located by the Fire Department connection or as located by the Fire Marshal. Chanhassen Fire Department Fire Prevention Policy #04-1991 Date: 11/22/91 Revised: 12/23/94 Page 1 of 2 9. High-piled combustible storage shall comply with the requirements of Article#81 of the Minnesota Uniform Fire Code. High-piled combustible storage is combustible materials on closely packed piles more than 15' in height or combustible materials on pallets or in racks more than 12' in height. For certain special-hazard commodities such as rubber tires, plastics, some flammable liquids, idle pallets, etc. the critical pile height may be as low as 6 feet. _ 10. .. Fire lane signage shall be provided as required by the Fire Marshal. (See policy #06-1991). 11. Smoke detectors installed in lieu of 1 hour rated corridors under UBC section 3305G, Exception#5 shall comply with Chanhassen Fire Department requirements for installation and system type. (See policy #05-1991). 12. Maximum allowed size of domestic water service on a combination domestic/fire sprinkler supply line policy must be followed. (See policy #36-1994). • Chanhassen Fire Department Fire Prevention Policy #04-1991 Date: 11/22/91 tom_ Revised: 12/23/94 Approved - Public Safety Director Page 2 of 2 c ANHASSEN FIRE DEPT. CHANHASSEN FIRE DEPARTMENT P.O. Box 97 • 7610 Laredo Drive • Chanhassen, MN 55317 t44 Bus. Phone 934-9191 • Minnewashta Station No. 2 • Phone 474-7094 CHANHASSEN FIRE DEPARTMENT POLICY Labeling Fire Rated Walls General Numbers and/or letters shall be placed on all rated fire walls identifying their rating. Said numbers and/or letters shall be not less than 5 inches high x 3 inches wide, with a minimum '/4 inch stroke and shall contrast with the background. Requirements are for new and existing construction. Occupancy Requirements This policy is in effect for all occupancies except Group R-3. Other Requirements l; Identification shall be marked 10 feet from every corner or change of direction and every 30 feet thereafter. Identification shall be on both sides of interior walls. 2. Identification can be hidden from plain view, i.e., above ceiling tiles or in attic spaces. All other locations must be approved by one of the following: Fire Marshal, Fire Inspector, Building Official. or Building Inspector. Example: 1 hr(1 hour fire wall) Chanhassen Fire Department Fire Prevention Policy -1997 Date: 01/08/97 Revised: Page l of l Approved - Public Safety Director CITY OF CHANHASSEN �-; 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 �-T (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Sharmin Al-Jaff, Planner II FROM: Steve A. Kirchman, Building Official, \'< DATE: June 11, 1997 SUBJECT: 94-4 SPR(R&A Retail Center, Mark A. Davis and Associates) I was asked to review the site plan proposal stamped "CITY OF CHANHASSEN, RECEIVED, MAR 17 1997 , CHANHASSEN PLANNING DEPT• for the above referenced project. Analysis: Accessible Parking. The Site Plan (sheet AX.X) indicates a different number and layout of accessible parking stalls than the Paving and Dimensional Plan (sheet lof 4). The layout as shown on the Site Plan requires three eight foot wide accessible parking stalls. At least one stall must have a eight foot wide van access aisle Other access aisles may be five feet wide. Access aisles may be shared. The layout as shown on the Paving and Dimensional Plan requires two accessible parking stalls with access aisles as described above. The raised island cannot act as an access aisle. Recommendation: 1. Revise Site Plan and/or Paving and Dimensional Plan to match. 2. Revise accessible parking stalls to comply with Minnesota State Building Code,Chapter 1340. I would like to request that you relay to the developers and designers my desire to meet with them as early as possible to discuss commercial building permit requirements. g:\safery\sak\memos\plan\video 1 CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 DEVELOPMENT REVIEW APPLICATION (Accr c_ P . DAVIS APPLICANT: M cork (T , i l4UIS 4s R A -- r +S L-C..0 ADDRESS: I Y'� o k tf e alit.441/ ADDRESS: SSI I VrrSh l � f I� 55q02 J 1NNS+baic, f"1 & SSS /3 r'1 � s. M TELEPHONE (Day time) -3"i I J 3 Lia TELEPHONE: 30 - C / �3- Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit _ Vacation of ROW/Easements Interim Use Permit _ Variance Non-conforming Use Permit Wetland Alteration Permit Planned Unit Development` _ Zoning Appeal Rezoning _ Zoning Ordinance Amendment Sign Permits Sign Plan Review X Notification Sign */So,°v X Site Plan Review* X Escro for Filin ees/Attorney Cost" 3Sb .p0 5rCUPWBNACNARAVAP/Metes and Bounds, $400 Minor SUB) Subdivision' TOTAL FEE$ ,55O.°° A list of all property owners within 500 feet of the boundaries of the property must be included with the application. Building material samples must be submitted with site plan reviews. *Twenty-six full size folded copies of the plans must be submitted, including an 81/2" X 11" reduced copy of transparency for each plan sheet. **Escrow will be required for other applications through the development contract NOTE-When multiple applications are processed,the appropriate fee shall be charged for each application. PROJECT NAME (1 A R -k -- LOCATION 1-1(,_)x v 7 wV LEGAL DESCRIPTIONL_• TrrHwy 1 t lb • `* r — I e CYoSSov TOTAL ACREAGE 1. a O a crc (sa, 5'?. -t-7'• ) WETLANDS PRESENT YES X NO PRESENT ZONING B N REQUESTED ZONING -3 IV • PRESENT LAND USE DESIGNATION Cr)r -, rv,e CC. 1 REQUESTED LAND USE DESIGNATION Chrn I`r\ e rc REASON FOR THIS REQUEST D ><;'_ P ( p A M e u T O -r P-�? !''10.�Ci 11 h u i 1 Gk) rJ 5zy, rock N) - 11 is e ( 1.p ACc - . 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 ten business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within ten 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. 1 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. The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day extension for development review. Development review shall be completed within 120 days unless additional review extensions are approved the appli 22 3 - /4- -97 Signature~f?Appli t� Date A • 3- ' cl 7 ' Signature of Fee Owner Date Application Received on Fee Paid Receipt No. The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting. if not contacted, a copy of the report will be mailed to the applicant's address. NOTICE OF PUBLIC HEARING PLANNING COMMISSION State HwN Wednesday, June 18, 1997 • ' ' _ rtar' at 7:00 p.m. PP•Icr � City Hall Council Chambers � �\ M. 690 Coulter Drive rah • 44, SUBJECT: Site Plan Review for a 9,680 sq. ft. Multi-Tenant Building including a Video Update APPLICANT: Mark A. Davis and Associates .41 LOCATION: Southwest Corner of Hwy. 7 and Hwy. 41--Lot 1, Block 1, Seven Forty-one Crossing etrN NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, Mark A. Davis & Associates, is requesting site plan review for a multi-tenant building with Video Update as a major tenant located in a BN, Neighborhood Business District, on Lot 1, Block 1, Seven and Forty-one Crossing Center and located at the southwest corner of the intersection of Hwy. 7 and Hwy. 41. What Happens at the Meeting: The purpose of this public hearing is to inform you about the developer's request and to obtain input from the neighborhood about this project. During the meeting, the Commission Chair will lead the public hearing through the following steps: 1. Staff will give an overview of the proposed project. 2. The Developer will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses project. The commission will then make a recommendation to the City Council. Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Sharmin at 937-1900 ext. 120. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. Notice of this public hearing has been published in the Chanhassen Villager on June 5, 1997. SHELDON RUBENSTEIN ETAL C/O SUPERAMERICA GROUP INC TAX DEPT PO BOX 14000 LEXINGTON, KY 40512 7 & 41 CROSSINGS CENTER LTD GARY G & JANET REED 5500 WAYZATA BLVD SUITE 620 2461 64TH ST W MINNEAPOLIS, MN 55416 EXCELSIOR, MN 55331 8809 SEVEN FORTY ONE PARTNERSHIP C/O R SHAWN P & JOANNE K KILLIAN SOSKIN 2449 64TH ST W 5591 BRISTOL LN EXCELSIOR, MN 55331 8809 MINNETONKA, MN 55343 4307 ELSBETH D REUTIMAN CITY OF CHANHASSEN C/O CITY TREASURER 5915 GALPIN LAKE RD 690 COULTER DR PO BOX 147 SHOREWOOD, MN 55331 3105 CHANHASSEN, MN 55317 0147 C E JR & MARJORIE M WOOSLEY CHARLES E ROR INC III &CORRINE WOOSLEY 2461 64TH ST W 4783 HAMILTON RD EXCELSIOR, MN 55331 8809 MINNETONKA, MN 55343 C E JR & MARJORIE M WOOSLEY CHARLES E ROR INC III &CORRINE WOOSLEY 2461 64TH ST W 4783 HAMILTON RD EXC Si�OR, MN 55331 8809 MINNETONKA, MN 55343 RICK G BATESON SHAWN P &.JOANNE K KILLIAN 6440 ORIOLE AVE 2449 64TH ST W EXCELSIOR, MN 55331 7809 EXCELSIOR, MN 55331 8809 JODY BERNADETTE MAJERES NANCY JO PERKINS 6450 ORIOLE AVE 2448 64TH ST W EXCELSIOR, MN 55331 7808 EXCELSIOR, MN 55331 8808 AGNES ANDERSON 6470 ORIOLE AVE EXCELSIOR, MN 55331 7808 DALE JAMES & KELLY LEE HANCE 6480 ORIOLE AVE EXCELSIOR, MN 55331 7808 LAW OFFICES LEONARD, STREET AND DEINARD PROFESSIONAL ASSOCIATION HAROLD D.FIELD.JR. ROBERT.1.HUBER DEBRA G.STREHLOW TODD A.NOTEBOOM ALLEN I.SAEKS DAVID KANTOR THOMAS J.CONLEY DAVID H.SAMPSELL THOMAS D.FEINBERG JOHN H.SHERAN SUITE 2300 JOSHUA J.KANASSATEGA BRIAN S.FELTON MORRIS M.SHERMAN BARBARA L.PORTWOOD JANN M.EICHLERSMITH GREGORY R.FITZHARRIS GEORGE REILLY ANGELA M.CHRISTY 150 SOUTH FIFTH STREET ANDREW P.LEE PAUL A.VANDER VORT CHARLES K.DAYTON MARK A.LINDGREN I.DANIEL COTTON ROBERT L.STRIKER STEPHEN R.PFLAUM MARIANA R.SHULSTAD NICOLE A.ENGISCH TIMOTHY P.GLYNN CHARLES A.MAYS LOWELL V.STORTZ MINNEAPOLIS, MINNESOTA 55402 TAMMIE S.PTACEK VALERIE G.BLATNIK-SIGEL LOWELL J.NOTEBOOM DOUGLAS B.GREENSWAG MICHAEL J.WURZER SUSAN N.HUMISTON GEORGE F.MCGUNNIGLE ELLEN G.SAMPSON TELEPHONE 1612) 335-1500 JEFFREY E.GRELL SUSAN THOMPSON JOHN E.REGAN JOHN T.ROBERTS BARBARA PODLUCKY BERENS RACHEL E.JOHNSON RICHARD G PEPIN.JR. ROSANNE NATHANSON FACSIMILE (612) 335-1657 KEITH S.MOHEBAN JILL HUTCHINSON BOLLETTIERI BYRON E.STARNS MICHAEL G.TAYLOR ALAN W.VAN DELLEN ROBERT M.HOGG STEVEN M.RUBIN JOHN w.GETSINGER JANE F.GODFREY JAMES L.HEINE JOHN H.HERMAN THOMAS P.SANDERS ERIC H.GALATZ THOMAS C.SNOOK STEVEN D.DERUYTER ROBERT ZEGLOVITCH ROSANNE JACUZZI JAMES R.DORSEY TIMOTHY WELCH SUITE 2 270 DANIEL L.PALMOUIST STEPHEN J.DAVIDSON GREGG J.CAVANAGH CATHERINE A.MCENROE GEORGE B.LEONARD 11972-1958. STEPHEN R.LITMAN SUSAN M.ROBINER JOHN E.KING ARTHUR L.H.STREET 11877-1981. EDWARD M.MOERSFELDER BRADLEY J.GUNN MINNESOTA WORLD TRADE CENTER DANIEL OBERDORFER BENEDICT DEINARD 1189919s91 ROBERT LEWIS BARROWS BLAKE SHEPARD.JR. JEFFREY A.EYRES AMOS S.DEINARD 1189619851 RICHARD J.WEGENER NANCY A.WILTGEN 30 EAST SEVENTH STREET SUSAN S.FAUVER DANIEL J.MCINERNEY,JR WILLIAM L.GREENE HANS I.E.BJORNSON HUGH M.MAYNARD STEVEN L.BECTON ST. PAUL, MINNESOTA 55101 KATHLEEN L.KUEHL FREDERICK W.MORRIS MARC D.SIMPSON STEVEN P.ZABEL SIDNEY LORBER JOHN C.KUEHN SHAUN C.MCELHATTON DAVID R.CROSBY SIDNEY BARROWS BRADLEY J.GILLAN JAMES J.BERTRAND TELEPHONE 1612)222-7455 JEANNE N.COCHRAN DAVID G.BARATTI MICHAEL A.NEKICH DAVID R.MELLON MICHAEL A.G.KORENGOLD BARRY McGRATH MARTHA C.BRAND CAROLYN V.WOLSKI FACSIMILE 1612)222-7644 THAD J.COLLINS LARRY D.STARNS DAVID N.HAYNES STEVEN R.LINDEMANN ELIZABETH A CUMMING or COUNSEL RICHARD H.MARTIN WILLIAM H.KOCH ROBYN HANSEN RONALD J.SCHULTZ ROBERT L.DEMAY ELLEN G.LUGER May 7, 1997 ANGELA M.BOHMANN JERRY S.PODKOPACZ WRITER'S DIRECT DIAL NUMBER TIMOTHY J.PABST WILLIAM H.GOTLIEB ROBERT P.THAVIS JAMA M.KRIZ JAMES G.BULLARD WENDY C.SKJERVEN JOSEPH M.FINLEY ROBERT H.TORGERSON (612) 335-1729 LAWRENCE J.FIELD JAMES F.VOEGELI DAVID W KELLEY TIMOTHY A.JOHNSON MARK S.WEITZ City of Chanhassen VIA MESSENGER 690 Coulter Drive P. O. Box 147 Chanhassen, MN 55317 Attention: Planning Commission (Sharmin) Re: Application of Mark A. Davis & Associates for site plan review for the Southwest Corner of Highway 7 and Highway 41 (Lot 1, Block 1, Seven Forty One Crossing) Our Clients: 7 & 41 Crossings Center Limited Partnership; Brian E. Pellowski Dear Members: I represent the above-referenced 7 & 41 Crossings Center Limited Partnership, owner of Lot 2, Block 1, Seven Forty One Crossings. Our client is opposed to the construction of the proposed 9,680 multi-tenant building, including a Video Update store, for the following reasons: 1. The proposed building is too large for the site, which will result in greatly increased traffic in the area and inadequate parking on the site. 2. There is inadequate access to the site for the proposed use. Our client, as owner of Block 2, has an easement agreement with the owner of Lot 3, Block 1, Seven Forty One Crossing (the Super America tract), providing for access to the Super America tract over our client's property. The easement agreement does not allow access to Lot 1 over either our client's property or the Super America tract. 1531098 City of Chanhassen May 6, 1997 Page 2 Our client will not give permission to the owners of Lot 1 for either access across our client's property or shared parking. The easement between our client's tract and the Super America tract benefits both tracts. There is no benefit to our client in entering into any easement or parking agreement with the owners of Lot 1. Of course, any requirement by the City of Chanhassen to provide parking or access across our client's property would be a taking and subject to compensation by the City. While we do not believe this is currently contemplated, we want to be sure that you understand our client's position. Lot 1 is appropriate for development of a building of modest size and minimal ingress and egress, not the current proposal. For your review, I have enclosed a copy of the current easement agreement between Lot 2 and Lot 3. If you have any questions, please do not hesitate to call me or Brian Pellowski (591- 2260). Thank you for your attention to this matter. Very truly yours, LEONARD, STREET AND DEINARD B � By Timothy Welch TW/lms Encl. cc: Brian Pellowski 1531098 04/03/97 11:54 $ 341 3529 M. DAUIS&iS5UC. F. 02 MARK A. DAVIS AS CIATES, INC. April 3, 1997 Ms. Sharmin Al 'Jaff City of Chanhassen Chanhassen, MN Dear Sharmin: Please delay the processing of our application for the development of a new retail building on the site adjacent to the Super America at Highway 7 and Highway 41 . I will contact you shortly when we are ready to proceed. Sincerely, 2:21017i 1 Mark A. Davis L.cnj omelstute SC I)icn Foshay•Ii.wci, tithe 1111 821 Marquette Avenue Mirutical .1 ii.,Minnesota 554:x! (17../41.'/747 05/15/97 11: 17 a 341 3529 M. DRUIS&R550C. P.02 MARK A. DAvis Assocualis, INC. May 15 , 1997 Ms . Sharmin Al ' Jaff City of Chanhassen Chanhassen, MN Dear Sharmin: Please process our application for development of the new retail building at Hwy. 7 and Hwy. 41 at this time . Due to our requested time delay, we hereby waive the 120 day time limit for processing the application and agree to extend the time by 60 days. Sincerely, L/Gi(i-;) .--*.' •f lc Mark A . Davis i; ijxnutr Kcal li sli Ue Silt ii t ktOmOrmvi.Silitellli t;21 MoigtioU•AVL iiur Minncap ok,Minncxga 515402 612 4I ?•1) �* , Minnesota Department of Transportation Metropolitan Division 'oF Waters Edge 1500 West County Road B2 Roseville, MN 55113 April 25, 1997 Sharmin Al-Jaff City of Chanhassen 690 Coulter Drive Chanhassen, MN 55317 Dear Sharmin Al-Jaffa SUBJECT: Video Update-741 Crossing Site Plan Review S97-029 Southwest Quadrant of Trunk Highway(TH) 7 and TH 41 Chanhassen, Carver County CS 1004 The Minnesota Department of Transportation (Mn/DOT) has reviewed the Video Update-741 Crossing site plan. We find the site plan acceptable for further development with consideration of the following comments. • Please identify Mn/DOT right of way on all future plans. • The site should maintain existing drainage patterns and rates of runoff. • Any use of or work within Mn/DOT right of way will require an approved Mn/DOT permit. The permit required depends upon the nature of the proposed work. Bill Warden of our Permits Section may be contacted at 582-1443 for further information regarding the permit process. Please contact me at 582-1654 with any questions regarding this review. Sincerely, Scott Peters Senior Transportation Planner/Local Government Liaison An equal opportunity employer CHANHASSEN PLANNING COMMISSION REGULAR MEETING JUNE 4, 1997 Chairman Peterson called the meeting to order at 7:00 p.m. MEMBERS PRESENT: Allyson Brooks, Alison Blackowiak, Craig Peterson, Kevin Joyce, Bob Skubic and Ladd Conrad MEMBERS ABSENT: LuAnn Sidney STAFF PRESENT: Kate Aanenson, Planning Director; and Bob Generous, Senior Planner PUBLIC HEARING: REVIEW AND APPROVAL OF ALTERNATIVE URBAN AREAWIDE REVIEW DOCUMENTS (AUAR) FOR STEINER DEVELOPMENT, INC. PROPOSED GATEWAY BUSINESS PARK PLANNED UNIT DEVELOPMENT LOCATED SOUTH OF HIGHWAY 5, EAST OF HIGHWAY 41 AND NORTH OF WEST 82\D STREET. THE MIX OF OFFICE, INDUSTRIAL, COMMERCIAL, AND PARK AND OPEN SPACE USES ON APPROXIMATELY 150 ACRES. Bob Generous presented the staff report on this item. (There were some audio problems at the beginning of the meeting. Taping of the discussion began at this point.) Brooks: There's not a lot there. It doesn't look like it's a fairly major site but because it wasn't fully evaluated it probably should be preserved and it, I was just saying to Kate, small sites like this too are really nice to keep because if you want the school system to go out and do small summer digs or excavations, it's not like a big site that's so significant that we want to keep it in perpetuity, yet it makes a really nice school project for kids to get out and dig. And if it's going to be preserved anyway on a part that's not going to be developed, let the children get something out of it. It's a way to teach Chanhassen great history. The only thing about history, I mean we don't really teach a lot of pre-history so that's what I'd like to see the site used for eventually. Peterson: Okay, good. Other questions of staff? Skubic: Yes. The parcel in the southeast section of 13 acres, the City is purchasing those. How's that proceeding? What's the likelihood that the City will purchase those? Is that dependent upon the referendum by any chance? Generous: No. It looks like it's moving forward...preliminary development plan. Skubic: You feel that's likely that will happen? Planning Commission Meeting- June 4, 1997 Aanenson: There seems to be concurrence on the terms. - Brooks: Did the traffic study, was the traffic study altered at all by SRF? I believe when we were first talking about the traffic study they were talking about six lanes and we had discussed the fact that six lanes wasn't happening on TH 5 and we talked about having them change that in the traffic study. Was that done or did they keep that in? Generous: Well it hasn't been modified because that was, it was just a recommended improvement. It's actually the mitigation plan, and that's a lot beyond our control. We have done one of the mitigations... Brooks: I guess I am concerned, and I've discussed this before about the impact of, what is it, 3113, how many trips? 31,000 trips a day and you know we talk about having them possibly or probably when the traffic at non-peak hours but I'll tell you, last Friday I tried to get off of Audubon Road onto TH 5 in the middle of the afternoon and I was having a hard time doing that so I presume all the traffic was going to try to make it 494 to get out to the United States somewhere. I don't know if you have any response to what kind of impacts or how you're thinking of managing that. Generous: We're promoting and encouraging that,providing alternate routes. MnDOT and Carver County, Chaska and... Aanenson: And we're still hoping to work with TH 41 being upgraded too. Partnership. Brooks: You mean by adding lanes or just. Aanenson: Widening it. Brooks: Widening it,yeah. Aanenson: The ultimate design. Having it lowered and widened. Peterson: Other questions? Conrad: Yes Mr. Chairman, real briefly. Tell me...the site at... • Generous: You'll come off 82nd Street will be the first access. Conrad: And is that, okay. And nothing off of TH 5? Generous: Nothing off of TH 5. The access to TH 5 would be...once TH 5 is upgraded. Then it becomes a question of. Conrad: And there won't be a right turn, right out of? 2 Planning Commission Meeting- June 4, 1997 Generous: No, it will be a full median opening. Aanenson: At TH 5. Generous: At TH 5. Conrad: A median. Aanenson: With a signal. Conrad: ...As soon as there's a project on this site we have the 82nd Street access. And we don't have anything off of TH 5 or we do? Nothing. Generous: Not in the first. Conrad: Okay. Generous: And the question is... Then the final access would be the right-in/right-out on TH 41 itself. On that west local street. Conrad: Will it be a full intersection? Generous: It will never be a full intersection. Conrad: What is the Council's considering for Coulter extension? Cost? Aanenson: Yeah. And what it does to the park. Transportation. Last night with Carver County talking about transportation needs and whether or not TH 5, and if 212 never gets built, do we have enough east/west, north/south connectors and what do we need to do. Conrad: And what's our involvement in the decision making to extend that? Aanenson: Well right now we're saying at a minimum we need to take the right-of-way. The decision whether or not to build the road's a separate issue, right. But at minimum take the right- of-way. We still have to extend the sewer and water through that property so we'll take the right- of-way and we can look at a future date looking at the transportation needs. I mean SRF said 6 lanes. Maybe you need that other alternative to take some pressure off. We want to have that as an option. Not eliminate it. Generous: I believe Council wants it brought back so they can see the parks and open space view point on it. Planning...engineering and traffic. Conrad: Okay. And that's in their court? Aanenson: Yes. 3 Planning Commission Meeting- June 4, 1997 Peterson: Other questions? Would the applicant or their designee wish to address the commission? If so,please come forward. Howard Dahlgren: Thank you Mr. Chairman, members of the Commission. My name's Howard Dahlgren. I'm one of the partners in the development. I also have with me Fred Richter who is from Steiner Development, who will be the developers of the land. Just a few brief words about some of the things you had mentioned tonight with which you are concerned. One, on the Coulter issue. We are dedicating the right-of-way for Coulter as right-of-way. If you don't ever build it, then you've got 2 extra acres of park. But I'd suggest that you build Coulter in the sense that I believe it's an important part of the transportation system in the sense that having a system of parallel local thoroughfares to a highway like Trunk Highway 5 is very good policy. It allows the local traffic to stay off of Highway 5. Operate more safely getting from one place to the other with access at crucial points along Highway 5. That's how a highway like TH 5 will work the best. But from a traffic standpoint, it would be good to have Coulter built. And that's why one of the reasons it's on your major thoroughfare plan as an east/west thoroughfare,parallel to Highway 5. And going over to our north/south road where it then can disperse either to the south or to the north. But from a traffic standpoint, that's a good idea. The way we left it, we've dedicated the right-of-way and it will be at the City's option whether they want to build it at some time in the future. So either way we don't have to have it but I think in general it will make traffic circulation better in this part of the city of Chanhassen. As far as the overall numbers, this number 31,000 trips is a big number. That's trips in and out so it's half that number of round trips. 31,000 is counted as a trip going in and another trip then when you go out you see. But I can say there's two things about that. Number one is that that was based on the maximum development at the maximum numbers so that it's very likely that there won't be that 31,000. It will be something less. But the real solution to the overall traffic problem as far as TH 5 is concerned, as Kate has mentioned many times and Bob, is that someday when 212 is built, and it will get built someday. Then there will be considerable relief on this heavy traffic on Highway 5. That will reduce the amount of traffic on TH 5. Now your traffic report makes that point but it doesn't put a number on it. But it's true, that will happen. As far as timing, we, our plan is to build the north/south road and connect it to Highway 5 at the time it's improved so they'll open it up together. We think it's a waste of money to try to go up there and build something before that on a temporary basis. The time to do it is to have them work well. Build them together and open them up and then they should function very well for many years. It's also true that the traffic report suggests that our development might be finished by the year 2003. That might well not be the case. It might well take longer than that. We want to do this development carefully and well. We're not in a fire sale situation where we have to sell land quickly. That's not our objective. We want to sell it well so that it's developed well with good uses. It will be good for us and it will be good for you so that's our overall objective. In terms of the report that Bob did, it was a very well done report by the way. I, as a planning consultant in the metropolitan area for the last 40 years, I've written hundreds of reports like that and I can say this was a very good one. He did a very,both your people did a very thorough job on this whole process and we commend them for that. I spoke to Bob earlier, there's one little thing we'd like to, we'd suggest that you might want to keep a little flexible. The report suggests that we might want to move the roadway, the north/south roadway 50 to 75 feet to the west to avoid a little finger of wetlands. We'd like to 4 Planning Commission Meeting- June 4, 1997 suggest, and rather than make that decision now, to just suggest that that be kept flexible for two reasons. One is it's a very small piece of wetlands but if you move the highway west, then the amount of taxable land goes down and the park gets bigger. The park is already almost 50 acres now with what the City hopes to acquire, has agreed to acquire and what we're dedicating. So it's a very large park. So one of the objectives would be to keep the developable land as large as possible. And this road goes, as you know, goes straight down. Maybe we can get that drawing just to remind ourselves quickly. I'll just hold it up here if that's all right with you folks. The moving it like 75 feet this way. There's a little tiny, a little finger of wetlands right here. Another factor is that we have re-analyzed,we're re-analyzing,re-examining and now surveying the entire wetlands that's affected by this development. Orr Schelen, not On Schelen but Schoell and Madson have been doing that work this spring. It's nearing completion. I just spoke to Ken Adolf today from Schoell and Madson. He says it looks like the actual amount of wetlands is going to be decreasing and not increasing so the problems with mitigation are going to get less rather than greater. If that's the case, then we should be able to mitigate this more successfully than putting in a little retaining wall, which is one of the things that Bob was concerned about. So it looks like that can be successfully solved without moving the roadway further to the west. So that's the only comment we have on the report is if you would consider maybe recommending that look at this moving of the road be examined in the future, after the wetlands are finally determined and keep that flexible as to whether we move it or don't move it or how much we move it. That we would appreciate. I think that's in all of our interest to approach it that way. Other than that I think we don't have any problems with the recommendation and the report that the staff has prepared. If you have any questions, we'd be happy to answer them if we can. Peterson: Any questions of the applicant? Thank you. Howard Dahlgren: Again, we appreciate all the time you folks have put on this project. It's been a long time. You've looked at it many times I know and I want you to know we appreciate all the time that you've put into it. And for the staff too. It's been, they've been very, very helpful. Fred, did you want to add anything? Okay. Thank you very much. Peterson: This item is open for a public hearing. May I have a motion to open it for a public hearing and a second please? Conrad moved, Joyce seconded to open the public hearing. The public hearing was opened. Peterson: Anyone wishing to address the Planning Commission,please come forward and state your name and address. Seeing none, may I have a motion to close the public hearing and a second. Joyce moved, Conrad seconded to close the public hearing. The public hearing was closed. Peterson: Before I get into the comments from the commissioners, Kate. Addressing the issue of the wetland, is that, how can we articulate that into the recommendation? Is that? 5 Planning Commission Meeting - June 4, 1997 Aanenson: I think that's fine if we put something in there on the final wetland delineation we can evaluate it. I think Dave's big concern was the...and what that would do the integrity of the road. So we'd be willing to study that. We could have some more flexible language in there that with the wetlands have the final delineation...look at that issue. Peterson: We'll let Bob draft it and we'll get back to him. Aanenson: Okay. We'll put something in there. So again, it's the retaining wall that's really the issue and that's being created by the mitigation. Generous: Part of...was having... Skubic: And the mitigation would take place on the Arboretum property across TH 41? Generous: The...we're getting 1.8 acres of...on the Arboretum property and 1... expanding and consolidating... Peterson: All right, thanks. Kevin, your respective thoughts. Joyce: No, I'm in favor of...City Council, I thought they did have some reservations about putting Coulter Boulevard through...discussed at the last City Council meeting. And my feeling...who cares about the traffic. I personally think Coulter Boulevard should go through. I think it should be considered strongly for this development to make it...but that's just my opinion. That's what I'm... Peterson: Bob. Skubic: I'm in agreement. I support what staff has prepared here. What the conditions that have been brought up this evening. Peterson: Ladd. Conrad: I have nothing new to add. Peterson: Alison. Blackowiak: I agree with staff. I do disagree with Kevin though about Coulter Boulevard. I've got to get my bit in. I'm sorry but I just question the need for Coulter Boulevard. I understand that it is potentially a neighborhood street or could take local traffic through to that area but by the same token I question how much local traffic will be directed to that industrial office park. I think it's, that the services, the support services there will primarily serve the people that work there,and I could be wrong but that's just my gut feeling so I question the need to put Coulter Boulevard through at this point in time but I do agree with the wisdom of acquiring the right-of- way. 6 Planning Commission Meeting- June 4, 1997 Peterson: Okay. Allyson. Brooks: I don't really have any other comments except, I think I think I talked about the archeological site. That's my big thing obviously so,but other than that I thought this study looked good if we can preserve the archeological site,that's great and the recommendations made by staff look fine. Peterson: Okay. I have no further comments either. I think it was a good and thorough report. With that, may I hear a motion and a second please. Joyce: I'll make a motion. That the planning staff recommends AUAR be revised to incorporate the summary issues and mitigation plan contained in the staff report. The revised AUAR be adopted by the City and also to include in the report that the developer and site user will promote traffic and land management strategy and also to add that after final delineation of the wetlands, we revisit the north/south street. Peterson: Second? Skubic: Second. Conrad: Discussion? Peterson: Discussion. Good point. Conrad: Why is Coulter Boulevard in the City Council's court? We have said we wanted it, haven't we? Aanenson: They're the legislative body. They ultimately make the final decision. Traffic, engineering strongly supports it. Planning supports it. It's the same reason we have the north side of Highway 5, that east/west connector. I think out of deference to the Park and Rec's Commission's findings, that they wanted to... Conrad: So basically they've got our input saying we want it. Aanenson: Park and Rec, that's. Conrad: Park and Rec saying no. Aanenson: Correct. They just want to study it a little bit more, that issue. Conrad: Okay. Peterson: Any other discussion? 7 Planning Commission Meeting- June 4, 1997 Joyce moved, Skubic seconded that the Planning Commission recommends that the AUAR be revised to incorporate the summary of issues and mitigation plan contained in the staff report and that the revised AUAR be adopted by the City. Also to include that the developer and site user will promote traffic and land management strategy and that after final delineation of the wetlands, the Planning Commission revisit the north/south street. All voted in favor and the motion carried unanimously. VILLAGES ON THE PONDS - REVIEW OF PROPOSED WETLAND RESTORATION AND STREETSCAPE. Bob Generous presented the staff report on this item. Vernelle Clayton: Thank you. My name is Vernelle Clayton. I live at 422 Santa Circle here in Chanhassen. Oh, that's scary. I've not been here since we have that. We have a couple other folks here with us. Tim O'Brien, who works with Mika Milo, our architect and Kathy Ryan who is with BRW. Dean Olson whom you have all, most all met is the person in charge of this project but he had to be out of town tonight. We also have Willy Anderson from the Americlnn or...and John Siebert is planning to be here, assuming he gets out of the Denver airport in time. He deplanes here around a little while ago right. I wanted to just briefly go over what we said our goals were with respect to the landscaping and that was that we would be selecting species and placing them in such a way that we would reflect and enhance the overall architectural style of the neotraditional development. We're giving special attention to the materials that were prevalent at the time of the dominance of this thriving small town in Minnesota's first half century. ...example that we like to use would be spirea, lilac,hydrangea and so forth. All of which are still used in modern planting schemes but when placed appropriately will reflect yesteryears tone. Smaller planting materials will include day lilies, geraniums, tulips, hollyhocks, and other hardy species from gramma's garden. Larger plant species will focus on materials naturally occurring in Chanhassen's soils and terrain as well as appropriate decorative material. Special attention will be given to the edges of parking lots, selecting hedging material that is both aesthetically pleasing and easily maintained as a screen at an appropriate height. And as with the architecture that we've chosen, the project will seize upon the benefits of technological advances in the hybridization and breeding of plant materials with their use and placement within the landscape of the site will be reminiscent of their earlier youth. I hope that that's what will be visible once everything is planted and I hope you'll see that it's reflected in what we're going to be showing you. The ponds are going to be used both as decorative features and as functioning NURP ponds. Adjacent to each wetland area is a NURP pond. We wanted to dress them up and use them to our advantage. It's also intended that the plant material be designed so that we have a limited amount of maintenance. We will be selecting someone who's specializes in wetland restoration to do both the planting and to provide a maintenance program for the project. There are some retained trees in and about the ponding area and those, as we mentioned before, will be cleaned up and groomed so that those that are there can thrive. As you can see now they're kind of angling in different directions and some kind of spindly. We want to clean them up and make it so people can walk among them and it will be an added feature. With that I want to show, go through just a few plans here and you can stop me at any point. Just so you know the scenario 8 Planning Commission Meeting - June 4, 1997 that I plan to use is just to show you how we plan to phase the project. Show you some color sections. Talk about the Americinn corner. Point out two or three changes on the landscaping plan that we would like to see from that which was submitted to you. Talk next about the bus shelter and warming house and last about the signs. I usually save the response to the staff report to last and talk about all the ways we want it changed but we don't have any problem with this one. In fact we would like to add a couple, and I can distribute this so you...reference. I don't recall if it was referenced in Bob's comments but I know it was referenced in Dean's cover letter. The parking lot lighting we'd like to add this. Lighting for parking areas shall minimize the use of lights on pole standards in the parking area. Rather emphasis should be placed on building lights and poles located in close proximity to buildings. The reason for that is that it will minimize the amount of light shining into the rest of the two stories residents that will be living above these buildings. Landscaping, we'd like to add, all site plans shall include the locations of utility boxes together with the landscaping plan providing screening from primary views. Landscaping materials used for such screens shall be species which can be pruned to maintain appropriate height. In other words we don't want all these surprises. All these ugly boxes that keep popping up. This is the phasing plan and you have one in your packet. We thought it would be a little more clear if we color coded one. The blue is what we intend to do first. The project won't be all built at once, as you know. This site, the hotel site and the church site are the first two sites immediately at both ends of the project and we have to do something all the way through. We therefore have, in working with staff have agreed that we'll put a trail all the way through. So the blue is what we'll do first. Now I need to just say that when we get to the ponds we'll talk a little bit about what we're doing there. Not all of the planting will be done right away on the ponds because we have to first kill all the stuff that nobody wants to stay there and it has to have a little period of time to totally die. But it will be undertaken as part of the first phase. The streetscaping that we're doing is 6 feet in from curb and the rest will be as you've seen the area shown where there will be planters and so forth so the individual site plans will show plans for that. We plan to plant the trees up and down main street on both sides initially because we want them all to be the same size as they grow. But we want to avoid putting in as much as we can along here and that means we'd like to keep one full side open because there will be so much disruption when these buildings are put in because they have underground garages and you can't just dig straight down. You have to have a little slope. So much of this will be to serve, and we're hoping that we can accomplish it by only coming in a little bit into this that's already done. Partly for that reason we're having pavers all along here because pavers can be picked up, set aside and you can dig down and you can put them back and it doesn't look like something was done after, as it might if you had to dig up half a sidewalk. There'd be a little bit different color. So this is all the plan that we have and why for the phasing. Does anybody have any questions or was I clear as mud on that? Then we have some inserts that show coloring and planting on some of the plans that you have received. Again it shows that we'll be using the pavers in all of these mid sections. This is the pond area. This is the town square area and this is the area down by the church. Sometimes called church plaza. It's the one that will have the fountain. This area, or all of these are pavers in basically repeating patterns but not always the same pattern. The area, some of the area that you see that's light here is the concrete and then around the edges is a little bit darker and that would be a little bit of a...type. Dark pavers. This is a sample of what we'll use for the rest of it so it's a little bit of a variation in color and placing them sometimes herringbone. Sometimes staggered and I guess I don't have to repeat that. 9 Planning Commission Meeting - June 4, 1997 That's all shown on your plan. We have some little bit larger blow ups of a couple areas. This is the fountain. We'll have, it will be lit and it will be sodded and this geometrical design here of some flowers on four quadrants. We need to have trees that are somewhat overstory but not too bulky. For safety sake you need to be able to see the cars driving around. This is an example of the planting area. I don't think I really need to explain all that. It's down on this corner we show it kind of at hedge height. We want to have the look of hedges, as many projects as possible and particularly along the edges of the parking lot. This is the, if you'll bear with me we'll take the, the western edge and then the eastern edge and then we'll talk again. We'll come back to this corner. The only thing I just want to point out to you on this is...is out on the overall map... This whole plan has been through here. Through this over the water pond. The fountain here... Somehow or another a couple trees have been... The area along the east side. This has been a subject of a great deal of discussion. A lot of work. A lot of engineering. And a fair amount of communication with the neighbors. It's very dense, as you can see. It's going to be the, these are the various levels of the retaining wall. It was decided long ago that we didn't want to have one big blank retaining wall, although that question resurfaced a little while ago. And in-between, because of the height and the difficulty to get in here to mow it, it will be naturalized plantings such as grasses and so forth. Low maintenance plantings. This is the first house that you come to as you go up Grandview, and this is the second one,just to give you some idea of how this works. Peterson: That...in the upper left hand corner, is that the corner of the building too? Vernelle Clayton: This is, yeah. This is... The only thing that is different here, I'll just point out to you. It doesn't really matter for the...and so forth but to solve an engineering problem that we had, which meant if we couldn't move it, we moved it forward just a little bit. This whole thing is moved forward just a little bit towards the parking lot in order to avoid taking any trees out of this 17 foot...and that's the decision that was just made this past week. So what you see here is going to be moved just a little bit forward. Down in this area. I'd like to talk just a little bit about the other... maybe it won't be able to do anything...drop off dramatically right there... So the difference then on these plans is that... You want to be able to see the project...but this seems to point out that from where... As people drive down Highway 5 to get to that point... That was never the intent that... So with that, I guess I'd like to know if anybody has any questions on... Joyce: The patio doesn't go in, what's the chance that patio will not go in? Vernelle Clayton: I don't think... Joyce: NSP's giving them a hard time about that? Vernelle Clayton: No. They're not giving them a hard time about that if they use paper. They just don't want them permanent. Joyce: Oh I see, okay. 10 Planning Commission Meeting- June 4, 1997 Vernelle Clayton: ... Brooks: Would you go over the chain link fence. What's the chain link fence for? Vernelle Clayton: First of all every time you have...that when you have retaining walls...but not everyone likes to have it solid. They like to be able to see something. In this case, where the Anderson's are... To be perfectly honest with you, I don't know for sure where the fence is but I think it's right in here. It's at the highest elevation... Brooks: So the Anderson's would get a chain link fence? Vernelle Clayton: The Anderson's will be looking at a more dense wooden fence. If they were to come to us and say gee, we really would prefer that you put... Blackowiak: And a chain link fence meets codes? It does, okay. Aanenson: It's a safety issue... Vernelle Clayton: Yeah, and with the plantings here, from this side you really won't see it. Blackowiak: Okay. Can you talk about the emergency road? This is the first I've heard of it. Can you point out where that is. Well I came in right at the very last meeting so I caught a meeting but that's about it. Vernelle Clayton: Grandview, you've all driven out there so... Little gravel road that goes up here and it kind of winds around back...to get the public improvements here, the public improvements in there... A couple of things will happen. They'll then be able to subdivide their properties and...17 foot area which will enable them to upgrade the road. They'll have...it will then be at their option, they will put a road back in here... Blackowiak: So it's coming from behind the church, up the hill, is that correct? Vernelle Clayton: Correct. Blackowiak: So it would be a road that the residents up on Grandview will be able to use on a regular basis? It's supposed to be gated? Aanenson: It's emergency access. Blackowiak: So how do the emergency vehicles get in? They'll have special keys or something? Aanenson: We have a couple other places in the city where we have that. Vernelle Clayton: If you don't have any other questions. 11 Planning Commission Meeting - June 4, 1997 Joyce: No, I do have one. Maybe I could wait for... Vernelle Clayton: ..a question I can't answer, she's here. Joyce: Okay, well I'll present it. We talked a lot about that corner and it looks like you've got a lot of deciduous trees but not a lot of coniferous. I'm sorry, by the American Inn. The American Inn corner and we're talking about the view sheds from Highway 5. You see the American Inn and not see the parking lot. Okay. Vernelle Clayton: There are no deciduous trees that are short enough that would. I don't mean deciduous... Joyce: I'm talking about evergreens. There are no evergreens there, right? Vernelle Clayton: Right. Joyce: So what's that going to look like in the winter time? Vernelle Clayton: It will be looking. Joyce: We were talking, I agree with you as far as not seeing the cars. I mean you want to see the buildings but not the cars, but what's going to happen in the winter time I guess is my question. Vernelle Clayton: The berming... Joyce: Okay. Did we talk about any particular trees? Aanenson: Jill looked at it. That was a point of discussion...Friday. I'm not sure that there's a lot of concurrence on the screening... Joyce: I'm just saying in the winter time. I mean you're going to have a lot of, I'm not as concerned about the screening as do we want vegetation there or something to look at in the winter time rather than. Aanenson: There's going to be a lot of snow there. Joyce: There's probably going to be a lot of snow there, right. That's what Bob said. Aanenson: Right, but it is nice to see a little bit of variety though. Vernelle Clayton: Yes, and I think in reality we're... There are some things that are just too small... but we can't have it any bigger because of the wetlands... 12 Planning Commission Meeting - June 4, 1997 Joyce: Yeah you can't see, I don't think you are going to be able to see any cars. I mean it's hard to look in there right now. Vernelle Clayton: ...If we don't have anything else on the landscaping, although if you think of something I'll be happy to come back to it. Peterson: Just one last thing on landscaping. We talked early on about the trees you're putting on the side of the road. I mean the thoroughfare with. I guess I asked staff, and you, I'm concerned about putting trees in there now because of the building that's going on on both sides. It's like, they're almost going to look out of place without buildings in there and the chances of them surviving are, personal opinion obviously but I think their chance of surviving is about 100 to 1. I don't know if that's a request that we're making of them. Generous: That is a request...just where we have the underground parking... Putting this stuff in place. Peterson: I guess I voice that as a concern. I look at what Eden Prairie has done around Eden Prairie Center Drive and planted all those trees, every winter 3/G of them are dead. Generous: Are they irrigated? Peterson: No. Generous: These will be...not having the buildings in place. Peterson: How large are we talking about for those? Generous: ... Aanenson: I understand your concern. Again, what we looked at is trying to create an environment that having the landscaping there, this is kind of what we do with the...say all these things make it worth...and also a place where residents... Show the commitment level in the project and this is what...show the commitment. Peterson: What about the aspect of, as a developer or builder having to work around those things being a negative? Is that. Vernelle Clayton: ...they need to be overstory... The grant that we have from the... Peterson: Thanks. Vernelle Clayton: ...The bus shelter. Part of the project...bus shelter and they are to be located... coordination with Southwest Metro. ... Brooks: Will you be able to pass that around? 13 Planning Commission Meeting - June 4, 1997 Vernelle Clayton: Sure. You want the board passed around or the colors? Brooks: The colors. Thank you very much. Peterson: Within a comment, it just seems a little bit simple. I don't know how much money is allocated to that. It's almost contemporary in design versus the neotraditional feel. Vernelle Clayton: ...Southwest Metro for safety... The warming house... black on white and I think, didn't we say we probably would have to have... We assumed it probably was a requirement that street signs be green. We didn't know. This shows blue but I think that's probably emergency. Are they blue? I thought they were emergency, blue was emergency. Well, then we'll work that out so that we're not violating any code or anything... Joyce: Where's that going to be located? Vernelle Clayton: This one here... Joyce: So that's going to be right in front. Brooks: Is the neon clear, I mean or is it colored? The white, it's just white neon? Vernelle Clayton: Yes. The only other thing that I mentioned with respect to signs is that St. Hubert's has asked for...and we said gee, what a neat idea but we haven't had time to apply for it so right in the center of town sort of right there. Peterson: Kind of like Time Square? Vernelle Clayton: Yeah... I'll just check but I don't think that I have anything else. Are there any other questions? Peterson: Any feedback from fellow commissioners? I'm sure you've got things going through your mind. Joyce: Just a general, and you actually covered it Vernelle but as far as the lighting goes. You showed some lights. Vernelle Clayton: ...something around the... Joyce: Well actually the question I had as far as, and you actually put that condition in because I was concerned about parking lot lighting. Is that going to be site by site where we see, obviously we see this? Aanenson: That's what would be the master condition. Again to make it more friendly to the residential component. 14 Planning Commission Meeting- June 4, 1997 Joyce: No, I mean you come down Highway 5 and you see all the other parking lots and we obviously don't, I thought the lighting was well done on what you proposed. I think that's real important though I guess. It'd be something I would definitely look at. Generous: ... Joyce: I'm sorry. Generous: For the height limit. Joyce: Oh good. What's our ordinance as far as candle wattage and all that? Are we going to run into problems or talk about that or? Aanenson: Just at the property line...but we're taking a different approach about the interim... Joyce: Yeah, that's what I'm saying. Do you have a public safety issue but it's just another, all these little details that make it work. But that was a great condition that you put in. Peterson: When did you plan the sign, when is the sign planning on going in this year? Brooks: I noticed on the...sign is behind the pond. So you can see it from TH 5 or you can't? Vernelle Clayton: Hopefully you can. That was the idea... Brooks: Yeah, I realize I'm coming in late to this project. Peterson: Speaking of the sign, I guess if you're looking for general opinions. I love the logo. I think it's a nice job on the logo. Personally it doesn't seem to fit with the blue arch. It just. Vernelle Clayton: Well this blue is not right. Peterson: Well it's not so much the blue as maybe is the, it just looks so simple in front of what will be a very grand, you know grand main street of sorts. Do fellow commissioners have any feelings on this sign at all? Brooks: Well, and I know I'm coming into this project late because I haven't been on this commission very long but what you're trying to do, my understanding is sort of a traditional urban area. Okay, neotraditional. Right,new urbanism type thing. The sign gives me a Disney World type flavor. I don't feel like it expresses maybe what you're trying to do and maybe I'm just not interpreting what I see right but I just. Joyce: Are you against the shape of the sign or? Brooks: Maybe it's the neon. 15 Planning Commission Meeting- June 4, 1997 Joyce: I think the shape is the right shape, don't you? Brooks: The arch doesn't bother me. I think the,maybe it's the way the neon. The way I'm looking at it on the plan, I just get this Disney World feel from seeing all that neon and it's not the arch. It's not the village. Vernelle Clayton: ...the reason for...neon is... Brooks: So I'm not helping matters. Is it possible to, I suppose you can't like back light it at night or? Something a little more classy. I just, the neon over the arch, and again I don't know if anybody else feels this way, it's still kind of carnivally to me or fairish or. Peterson: Yeah, up-lighting would give it a more. Vernelle Clayton: ...because we want this to be a fun place. We want it to be exciting. We want a lot of people...fun place. We're adding... Brooks: You can fun and classy. I like your idea of up-lighting. Just consider it because I think up-lighting would give it, it would still illuminate the sign but it would be just a little more classy than stripes of neon. I don't know. It's just a thought. Just a thought. Vernelle Clayton: ...very talented. Peterson: From a maintenance standpoint, I'd be surprised if that neon in cold weather has a tendency to change. Vernelle Clayton: ... Brooks: If it's possible I'd like to see the sign again with just sort of a different attempt at lighting. The neon just, the neon striping is just. Peterson: And we aren't necessarily approving the sign tonight anyway, are we? Aanenson: Well I think we're giving them general direction that...explore further. Vernelle Clayton: ...probably have it looked at again. Peterson: Okay. Other comments, questions? Anything else Vernelle? Good job. It doesn't require a public hearing but we would like to hear a motion from my fellow commissioners. Brooks: To open this up, I'm sorry? I move to. Peterson: I guess I have to, I'm not talking about discussion tonight, am I? I want to get out of here. Allyson, your comments. Anything over and above what you've shared? 16 Planning Commission Meeting - June 4, 1997 Brooks: I think I've shared enough. Peterson: Alison. Blackowiak: I agree about the neon. I don't see neo-traditional and neon but otherwise it looks good. On the northwest corner by the Americlnn, I understand the problem with large trees but could we do hedges or shrubs or something like that that's already got a presence within the entire project. I mean that might be a way to continue it and still get some color on that corner. Other than that I have no further comments. Peterson: Ladd. Conrad: I can't vote on this so no comments. The only, no comments. Peterson: Kevin. Bob. I have none further than what I've already shared also so may I hear a motion please. Skubic: I make a motion the Planning Commission recommends approval of the Village on the Ponds hardscape, landscape, buffer yard, and wetland enhancement/mitigation plan prepared by BRW, Inc. dated May 9, 1997, subject to conditions 1 through 5 as presented by staff with the two additions Vernelle outlined regarding the lighting and 7 regarding the site plan. Peterson: Is there a second please. Brooks: I'll second it. Peterson: Any discussion? Peterson moved, Brooks seconded that the Planning Commission recommends approval of the Village on the Pond Hardscape, Landscape, Buffer Yard, and Wetland Enhancement/ Mitigation Plan prepared by BRW, Inc., dated May 9, 1997, subject to the following conditions: 1. The overstory tree proposed at the driveway entrance across Lake Drive from Grandview Road shall be relocated adjacent to Grandview Road. 2. The plan should note that there is a 50 foot building and parking setback from the eastern property line adjacent to the residential properties. 3. The most southerly three flowering crabs west of Americlnn shall be replaced with Scotch Pine. 4. The flowering crabs west of Americlnn shall be staggered rather than being paired. 17 Planning Commission Meeting- June 4, 1997 5. The City and developer shall acknowledge in promotional materials, press releases, reports and publications relating to the project that this project is funded in part with a grant from the Metropolitan Council through the Livable Communities Demonstration Account of the Metropolitan Livable Communities Fund. 6. Lighting for parking areas shall minimize the use of lights on pole standards in the parking area. Rather emphasis should be placed on building lights and poles located in close proximity to buildings. 7. All site plans shall include the locations of utility boxes together with the landscaping plan providing screening from primary views. Landscaping materials used for such screens shall be species which can be pruned to maintain appropriate height. All voted in favor, except Conrad who abstained, and the motion carried. APPROVAL OF MINUTES: Skubic noted the Minutes of the Planning Commission meeting dated May 21, 1997 as presented. OPEN DISCUSSION: Aanenson: We will have a meeting on the 18`h. We have a subdivision that was going to be on tonight on TH 41 from Carlson Properties. I'm concerned about some of the grading that will be lost and I think we've...better plan. You also have...comprehensive plan. We had a big kick off meeting and Allyson Brooks...last night, we met Carver County...just to talk about transportation. How that affects our updating of a comprehensive plan and trying to work together to affect some changes. So that was a pretty enlightening meeting as far as we're trying to work together so that's certainly one of the bigger components we have in our comprehensive plan. How do we manage growth when we have a system that's at a very poor service level, as was pointed out last night. If this was sewer we would not extend any more service. We'd stopped. Because it's roads,people can still get past us. How do we manage that so that's going to be a key component when we look at our... Brooks: It was a good meeting. It was MnDOT and Met Council were very direct about not having funding and very straight forward and there was not sort of dancing around the issue of the fact that there's no money to build new roads. And I think Roger Gustafson was very well spoken when he said we may end up with a plan that says level of service F is acceptable to Carver County and that's it. That's all we can do. So it's going to be a very interesting issue for the County comprehensive plan, not just Chanhassen's, as to how you balance the densities that the Met Council is asking for versus the fact that there is no money for the infrastructure to necessarily support those entities. Aanenson: And then just so you know, for planning your calendars, the first meting in July, that Wednesday tentatively we haven't got anything. Just block that meeting out. It's generally hard 18 Planning Commission Meeting- June 4, 1997 to get a quorum...but we will have some items on for the second meeting in July. So the week of the 4`h there will not be a meeting. Peterson: Anything else? Do I hear a motion to adjourn the meeting, and a second? Joyce moved, Conrad seconded to adjourn the meeting. All voted in favor and the motion carried. The meeting was adjourned at 8:25 p.m. Submitted by Kate Aanenson Planning Director Prepared by Nann Opheim 19