12-1-93 Agenda and Packet FILE
TENTATIVE AGENDA
CHANHASSEN PLANNING COMMISSION
WEDNESDAY, DECEMBER 1, 1993, 7:30 P.M.
CHANHASSEN CITY HALL, 690 COULTER DRIVE
CALL TO ORDER
PUBLIC HEARINGS
1. Preliminary plat to create a legal lot of record for the Frontier Building which zoned CBD and
is located south on West 78th Street, Lot 1, Block 1, Bloomberg's Frontier Addition, Lotus
Realty/Bloomberg Companies.
2. Comprehensive Plan Amendment to change the land use designation from Residential Low
Density to Residential Medium Density and Conceptual Planned Unit Development for 26 single
family zero lot line units on 13.47 acres of property zoned RSF and located on the south side of
Hwy. 7 between Washta Bay Road and Arbor Drive, Spinnaker Wharf, Boyer Building
Corporation.
3. Conditional use permit for multiple buildings on a single parcel and Site Plan Review of a 64,132
square foot supermarket, a 26,100 square foot retail building and a 7,000 square foot commercial
_ building on a 13.11 acres of property zoned BG, General Business District and located on Lot 4,
Block 1, West Village Heights 2nd Addition, T. F. James Company.
4. **Item Deleted.
OLD BUSINESS
NEW BUSINESS
5. Discuss 1994 Planning Commission Goals
APPROVAL OF MINUTES
CITY COUNCIL UPDATE
ONGOING ITEMS
ADMINISTRATIVE APPROVALS
OPEN DISCUSSION
ADJOURNMENT
NOTE: Planning Commission meetings are scheduled to end by 11:00 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.
Item Deleted
4. Chaska School District and City of Chanhassen propose to rezone approximately 42 acres of
property zoned A2, Agricultural Estate to OI, Office and Institutional District and conceptual
preliminary plat and site plan review for a 107,690 square foot elementary school and
recreation/park complex, and wetland alteration permit. The property is located at the southeast
corner of Hwy. 5 and Galpin Boulevard.
PC DATE: Dec. 1, 1993 1
C I T Y 0 F CC DATE: Jan. 10, 1994
G
\� CASE #: SUB #93-22
J ,
By: Aanenson:v
STAFF REPORT
PROPOSAL: Subdivision of a Lot in Frontier Development, Metes and Bounds
Subdivision into two lots.
I-- LOCATION: 550 West 78th Street
Q APPLICANT: Lotus Realty Services, Inc. Bloomberg Companies, Inc.
V P.O. Box 235 P.O. Box 730
_ Chanhassen, MN 55317 Chanhassen, MN 55317
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PRESENT ZONING: CBD, Central Business District
ACREAGE: 2.5 acres
DENSITY: Not applicable
— ADJACENT ZONING
AND LAND USE: N -CBD, Central Business District
S -BG, General Business and CBD
— E -BG, Country Suites and PUD Market Square
W -CBD, Chanhassen Mall
— Q ' WATER AND SEWER: Available to the site
— w PHYSICAL CHARACTER: The northerly portion of the subject site is relatively flat
although the larger parcel slopes to the south.
rn 2000 LAND USE PLAN: Commercial
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Frontier Subdivision
November 22, 1993
Page 2
BACKGROUND
A subdivision of the Frontier Development Corporation is being proposed by Herb Bloomberg.
This site is an old metes and bounds subdivision and includes the remaining portion of the
property, excluding the Dinner Theatre and their parking lot, and the "Guys and Dolls" building.
The Frontier Development Property included the old "Frontier" building and runs south to the
Twins Cities and Western Railroad property.
This property is zoned CBD (Central Business District) and has no maximum coverage
requirements. No new development is proposed with this subdivision. The Engineering
Department is recommending dedication of easements along West 78th and the extension of
Pauly Drive as well as for utility and drainage needs.
SUBDIVISION
This proposed subdivision includes the southerly portion of the Frontier Development Corporation
property and the old Frontier building (old hardware store). The "Frontier Building" is the lot
the applicant is proposing to split off from the remaining portion of the Frontier Development
Corporation property (Lot 1, Bloomberg's Frontier Addition). The lot will be approximately 2.57
acres. The CBD district requires 100 ft. minimum lot width with a 100 ft. lot depth. Both lots
as proposed meet these requirements.
The Uniform Building Code (UBC) requires protection of openings occurring at property lines.
As you may recall, the hotel expansion has a property line that divides the old Instant Web
building. This situation will not occur with this subdivision. The Building Official has stated that
the property lines are located far enough away from the Frontier building so that building
construction and openings are not affected.
COMPLIANCE TABLE
Lot Area Lot Frontage Lot Depth
Square footage Feet Feet
Req Prov Req Prov Req Prov
Lot 1 10,000 112,050 100 166 100 675
Lot 2 10,000 10,000+ 100 134 100 768
Frontier Subdivision
November 22, 1993
Page 3
EASEMENTS
Staff recommends that additional right-of-way be dedicated along the rear 60 feet of the property
for a continuation of the existing Pauly Drive which is located and constructed west of this site.
Staff also recommends that the existing utility easement which intersects the southerly portion
of the site be dedicated on the final plat as a utility and drainage easement. The need to
ultimately provide a public right-of-way across the rear of the Dinner Theatre site has been raised —
numerous times over the years. The request for subdivision provides an ideal opportunity to
obtain it for no cost consistent with standard right-of-way dedication policies used throughout the
city. We strongly recommend that this be done to preserve and enhance opportunities for future
redevelopment.
As a part of the West 78th Street upgrade, the City has been in negotiations with this property _
owner for additional right-of-way along West 78th Street. The preliminary plat reflects a 33-foot
wide right-of-way along West 78th Street. The City has not acquired the additional 7 feet of
right-of-way yet, and therefore should be dedicated at this time on the final plat for a total road
right-of-way width of 40 feet along West 78th Street. Usually when a subdivision request comes
before City staff would also recommend the applicant build the utilities and street system through
the parcel. However, due to the uncertainty of this area we are recommending only dedication
of the right-of-way.
Typically each lot would have a front, rear, and side drainage and utility easement. However, —
since this parcel is a part of an overall complex, staff recommends that only the 10-foot front and
rear drainage and utility easements be conveyed with the final plat.
RECOMMENDATION
"The Planning Commission give Preliminary Plat approval for the Frontier Subdivision #93-22
with plans dated October 1, 1993, subject to the following conditions:
1. The applicant shall dedicate on the final plat the following easements: —
A. The northerly 7 feet for West 78th Street right-of-way.
B. The southerly 60 feet for Pauly Drive right-of-way.
C. 10-foot front and rear easements.
D. The existing 30-ft. wide utility easement shall be dedicated as a 30-ft. wide _
drainage and utility easement.
Attachments
1. Letter from Dave Hempel dated November 22, 1993
2. Letter from Steve Kirchman dated November 18, 1993
3. Public Hearing Notice --
4. Site Plan dated October 1, 1993
CITY OF
CHANHASSEN
t 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739
MEMORANDUM
TO: Kate Aanenson, Senior Planner
FROM: Dave Hempel, Assistant City Engineer
DATE: November 22, 1993
SUBJ: Preliminary Plat Review of Bloomberg's Frontier Addition
File No. 93-25 Land Use Review
Upon review of the preliminary plat prepared by Ron Krueger & Associates dated October 21, 1993, I offer the
following comments and recommendations:
It appears this is a simple lot split from the existing parcel of record. Staff recommends that additional right-of-way
be dedicated along the rear 60 feet of the property for a continuation of the existing Pauly Drive which is located
and constructed west of this site. Staff also recommends that the existing utility easement which intersects the
southerly portion of the site be dedicated on the final plat as a utility and drainage easement.
As a part of the West 78th Street upgrade,the City has been in negotiations with this property owner for additional
right-of-way along West 78th Street. The preliminary plat reflects a 33-foot wide right-of-way along with West 78th
Street. The City has not acquired the additional 7 feet of right-of-way yet and therefore should be dedicated at this
time on the final plat for a total road right-of-way width of 40 feet along West 78th Street. Usually when a
subdivision request comes before the City staff would also recommend the applicant build the utilities and street
system through the parcel. However, due to the uncertainty of this area we are recommending only dedication of
the right-of-way.
Typically, each lot would have a front, rear and side drainage and utility easement. However, since this parcel is
a part of an overall complex, staff recommends that only the 10-foot front and rear drainage and utility easements
be conveyed with the final plat.
RECOMMENDED CONDITIONS OF APPROVAL
1. The applicant shall dedicate on the final plat the following easements:
A. The northerly 7 feet for West 78th Street right-of-way.
B. The southerly 60 feet for Pauly Drive right-of-way.
C. 10-foot front and rear easements.
D. The existing 30-foot wide utility easement shall be dedicated as a 30-foot wide drainage and utility
easement.
ktm
c: Charles Folch, City Engineer
- a
CITY OF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739
MEMORANDUM
TO: Kate Aanenson, Senior Planner
FROM: Steve A. Kirchman, Building Official qq<DATE: November 18, 1993
SUBJ: 93-22 SUB (Frontier Building) —
I was asked to review the preliminary plat dated October 21, 1993
for the above referenced project . —
The proposed property lines are located far enough away from the
Frontier Building so that building construction and openings are •
not affected. The proposed west property line is situated such that
portions of the old Instant web building will need to be modified
at the time the building is redeveloped. Since this is an existing
situation and the building is unoccupied, it may remain as is for —
the present time. I have advised the applicant' s agent of the
situation.
A ' -
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NOTICE OF PUBLIC HEARING : Md/* .�..r
PLANNING COMMISSION MEETING _ _ 1%4 I®
_ .`
Wednesday, December 1st - 7:30 P.M. G11 IN
City Hall Council Chambers a _ ' __ ii p
._ 690 Coulter Drive Y . ``� -, —
Project: Preliminary plat `-� -
f1
Developer: Lotus Realty/Bloomberg
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Companies J.
Location: South on West 78th Street, i ��
Lot 1, Block 1, Bloomberg's i ' , •
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Addition k. I =_
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Notice: You are invited to attend a public hearing about a development proposed in
your area. Preliminary plat to create a legal lot of record for the Frontier Building which is
- zoned CBD and is located south of West 78th Street, Lot 1, Block 1, Bloomberg's Frontier
Addition, Lotus Realty/Bloomberg Companies.
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 Planning Commission Chair will lead the public hearing
through the following steps:
1. Staff will give an over view 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 or 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 Kate Aanenson, Senior Planner at
937-1900. If you choose to submit written comments, it is helpful to have one copy to the
Planning 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 Thursday,
— November 18, 1993. .
Amoco American Oil Co. B.C. Burdick Chanhassen HRA
P.O. Box 3428 426 Lake Street
Oakbrook, IL 50622 Excelsior, MN 55331
Chanhassen Inn Chanhassen Realty Co. Chanhassen Retail Ltd.Partnership
531 79th St. W. c/o Mason Properties d o Weis Asset Mgmt. Inc.
Chanhassen, MN 55317 1589 Highway 7 3601 Minnesota Dr. Ste 110
Hopkins, MN 55343 Minneapolis, MN 55435 _
Church of St. Hubert City of Chanhassen Robert Dittrich
7707 Great Plains Blvd. 1827 Crestview Dr. —
Chanhassen, MN 55317 New Ulm, MN 56073
John Dorek, et al John M. Havlik, Jr. Heritage Park Apts.
Chanhassen Bowl Box 195 c/o Thies & Talle Mgmt., Inc.
P.O. Box 513 Chanhassen, MN 55317 470 W. 78th St. Box 25 —
Chanhassen, MN 55317 Chanhassen, MN 55317
Philip & Nancy Hillman Holiday Station Stores, Inc. Gerald Schlenk, Jean Von Bank
c/o Tom & Kay Klingelhutz 4567 80th St. W. Mary Goetz
Rt. 3, Box 118A Bloomington, MN 55437 225 W. 78th Street _
Annandale, MN 55302 Chanhassen, MN 55317
Arthur & D. Kerber Al H. Klingelhutz Thaddseus E. Korzenowski _
511 Chan View Gerald. W. Schelnk 5315 3rd Ave. S.
Chanhassen, MN 55317 8600 Great Plains Blvd. Minneapolis, MN 55419
Chanhassen, MN 55317 —
Thomas J. and Mary Lou Krueger Market Square Associates Ltd. Donald F. McCarville
7136 Utica Lane Partnership 3349 Warner Lane —
Chanhassen, MN 55317 200 W. Highway 13 Mound, MN 55364
Burnsville, MN 55337
Minnegasco, Inc. Mithum Enterprises, Inc. Ralph G. Molnau
201 7th St. S. 900 Wayzata Blvd. E. Ronald F. Dubbe _
Minneapolis, MN 55402 Wayzata, MN 55391 P.O. Box 151
Waconia, MN 55387
Gary L. Brown Gale P. Pelcl Richard and Mary Rasmussen
1831 Koenen Cir. W. 505 Chan View 503 Chan View
Excelsior, MN 55331 Chanhassen, MN 55317 Chanhassen, MN 55317 —
Richard S. Brose, Et Al Gerald W. & L. Schlenk Mark & Rose Ann Schlenk —
c/o T.F. James So. 225 W. 7801 Street 501 Chan View, P.O. 145
P.O. Box 24137 Chanhassen, MN 55317 Chanhassen, MN 55317
Minneapolis, MN 55424
Michael J. Sorensen State Bank of Chanhassen Richard W. Steiner, Jr.
Rt. 2, Box 187K 680 W. 78th St. P.O. Box 1717
Belle Plain, MN 56011 Chanhassen, MN 55317 Whitefish, MT 59937
Valvoline Instant Oil Change Dean H. L. Wallentine Waterfront Associates
301 Main St. W. 507 Chan View 440 Union Place
Lexington, KY 40507 Chanhassen, MN 55317 Excelsior, MN 55331
- Charles R. Wechterman Wilbar Properties Twin Cities & Western Railroad
Shelly E. Mehl-Wechterman 7811 Great Plains Blvd. 295 12th Street East
509 Chan View Chanhassen, MN 55417 Glencoe, MN 55336
Chanhassen, MN 55317
PC DATE: Dec 1, 1993 a
CITY OF
\ iG CC DATE: Jan. 10, 1994
CHANHA! SEN
- � CASE #: PUD #93-7
By: Aanenson:v
STAFF REPORT
PROPOSAL: Conceptual Planned Unit Development to rezone 13.47 acres of property zoned
RSF, Residential Single Family to PUD for a 26 single family, zero lot line cluster
development.
2 LOCATION: 3100 South of State Highway 7 between Arbor Lane and Washta Bay Road
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APPLICANT: Joseph and Eileen Boyer John Blumentritt
0.0. 3630 Virginia Avenue Boyer Building Corporation
Deephaven, MN 55391 18283 A Minnetonka Blvd
Deephaven, MN 55391
PRESENT ZONLNG: RSF, Residential Single Family
ACREAGE: 13.47 gross 11.18 net
DENSITY: 1.92 units/acre (gross) 2.3 units/acres (net)
ADJACENT ZONING
AND LAND USE: N - Residential, City of Shorewood, north of State Highway 7
Q S - Lake Minnewashta
E - RSF, Residential Single Family
W -RSF, Residential Single Family
WATER AND SEWER: Available to the site.
W PHYSICAL CHARACTER: The site contains a large wetland complex that is bounded on the
north by State Highway 7 and on the south by Lake Minnewashta.
(1) The property slopes from the north to the south and is void of any
significant trees.
2000 LAND USE PLAN: Residential Low Density - Density Range 1.2 -4.0 units/acre
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Spinnaker Wharf PUD
November 22, 1993
Page 2
PROPOSAL/SUMMARY
The applicant, Boyer Building Corporation, is requesting conceptual PUD approval to build 26
single family, zero lot line homes on 5,000 square foot lots on 13.47 acres of land. This property
is currently zoned RSF. The 2000 Land Use Plan guides this property as low density with a
density range of 1.2-4.0 units/acre. This project is consistent with the 2000 Land Use Plan. The
project proposes gross density of 1.92 units per acre and a net density (excluding wetlands and
roads) of 2.3 units an acre. The homes are designed to appeal to higher income "empty nesters"
seeking to move out of larger, high maintenance residences.
Access to the site is gained off of Dartmouth Drive via Arbor Drive via Highway 7. An earlier
version of this site showed the connection of Dartmouth Drive and Washta Bay Court. This
much larger proposal was eliminated by staff for environmental reasons including the wetland
impact and the poor soils. There appears to be sufficient access for the site to the west. The
interior streets are proposed to be private with a surmountable curb and 20 feet wide. Staff is
recommending that these streets have a minimum of 24 feet with sufficient turnaround to meet
emergency needs.
The Building Official has made note of the fact that there are poor soils, peat and muck, adjacent
to the channel. The applicant's development proposes the rear of some homes in this area. Soil
engineering will be a requirement with any future review.
The developer is requesting approval of a dock that would have 26 dock slips. The beachlot
ordinance allows for one dock with docking for 3 boats based on 20 feet of shoreline and 30,000
square feet of property. Each additional 300 feet of shoreline would allow an additional dock
and another 3 boats. This proposal has over 1900 lineal feet of shoreline (the channel has been
interpreted by the DNR as shoreline) and has more than the required square footage for additional
docks. If this were to be platted as a traditional subdivision, there would be approximately 6 to
7 lots along the shoreline, excluding the channel. This would allow for a total of 18 boats with
3 boats allowed per dock. Staff is recommending that only 12 boats be allowed to be docked
overnight and that two storage boat racks allowing for up to six boats (canoes, sailboats) be
permitted.
Utilities are available to the site and on-site storm water ponding will be required. Specifics on
the plan must be presented at the next level of review. There are two wetlands on-site. One
wetland is located around the existing channel and is classified as an agricultural/urban wetland
according to the City of Chanhassen's wetland classification scheme. The wetland is
approximately 3.5 acres as indicated by the 949 foot elevation contour. The existing channel is
included as part of this wetland. The other wetland is located along the shore of Lake
Minnewashta and is classified as a natural wetland according to the City of Chanhassen's wetland
classification scheme. The wetland is approximately 0.5 acre as indicated by the 947 foot
elevation contour. The applicant will need to consider total runoff drained from Highway 7 and
Spinnaker Wharf PUD
November 22, 1993
Page 3
north of the highway when designing the retention ponds and storm sewer capacity for the
project.
The PUD ordinance states that any zero lot line or cluster development requires a medium
density designation. We do not believe the ordinance adequately anticipated this type of
development. In order to develop this project as proposed, a Comprehensive Plan amendment
would be required as well as a rezoning. Staff would recommend against upzoning or change
of the 2000 Land Use Plan, but would support amending the PUD zone to allow for zero lot lines
re-guiding developments in areas guided for the low density land use.
Staff has discussed this proposal with the applicant for many months. We recognize that it will
be viewed by some as a departure from the type of single family housing that has become the
norm in many projects. However, this is a difficult site and cluster development offers a lot of
advantages. The homes are attractively designed and the net density really isn't very different
than it would be with standard single family homes. The homes and site plan are attractively
designed by a developer with a good track record with similar projects elsewhere. The type of
resident is expected to be lower impact than standard single family since their children will
generally be grown and many will likely leave the area during the winter. Finally, through the
use of the PUD, the site's impacts from Highway 7 can be minimized and its quality enhanced.
It also gives the city additional control over areas such as limitations on boat dockage.
Staff is recommending that the concept be approved with appropriate conditions.
Site Characteristics
The site is bordered on the north by State Highway 7 and by Lake Minnewashta on the south.
There is a narrow channel of Lake Minnewashta that extends into the site. This channel has been
classified by the DNR (Department of Natural Resources) as shoreland and may be a fish.
spawning area. There are two wetlands on the site, one around the channel and one on the
southwestern shoreline. Staff is recommending that this area be left in its natural state. The
channel wetland is classified as Ag/Urban and the western shoreline wetland is classified as a
Natural Wetland. The homes as shown appear to meet the wetland setback requirement.
There is a home currently on the site which is located on the central westerly edge of the
property. This home receives access from Highway 7 via a private driveway. This home shall
be removed prior to any new development.
There are trees located on the site and they are primarily box elders, aspen, eastern cottonwood
and elm with some maples, oak and pine. The plan does not address where these trees are
located and the applicant should prepare a tree preservation plan. In addition, staff wanted to see
a re-vegetation plan for the wetland adjacent to the channel.
Spinnaker Wharf PUD
November 22, 1993
Page 4
The development falls within the jurisdiction of the DNR Shoreland Regulations as well as the
City Wetland Regulations. Approval permits must be obtained from the DNR and possibly the
Army Corps of Engineers.
REZONING
Justification for Rezoning to PUD
The applicant is requesting to rezone approximately 13.47 acres from RSF to PUD, Planned Unit
Development. The following review constitutes our evaluation of the PUD request. The review
criteria is taken from the intent section of the PUD Ordinance.
= Section 20-501. Intent
Planned unit developments offer enhanced flexibility to develop a site through the relaxation of
most normal zoning district standards. The use of the PUD zoning also allows for a greater
variety of uses, internal transfer of density, construction phasing, and a potential for lower
development costs. In exchange for this enhanced flexibility, the City has the expectation that
the development plan will result in a significantly higher quality and more sensitive proposal than
would have been the case with the other more standard zoning districts.
Finding. The PUD zoning will allow for the internal transfer of density, allowing for
smaller lots with common open space. The development costs should be lower; and the
clustering of units should allow for lower public improvement costs. Private streets
should also lower the public costs of improvements. The enhanced flexibility will provide
for greater protection of the shoreline and the wetland, and in addition, greater setback
from Highway 7 and its negative impacts.
It will be the applicant's responsibility to demonstrate that the City's expectations are to be
realized as evaluated against the following criteria:
Planned unit developments are to encourage the following:
1. Preservation of desirable site characteristics and open space and protection of sensitive
environmental features, including steep slopes, mature trees, creeks, wetlands, lakes and
scenic views.
Finding. The project proposes avoidance of all of the wetland on the site except for a
possible boardwalk for access to a common dock. Mature trees will be preserved and the
development offers the potential for reforestation. There is a significant amount of
drainage that flows over the site from Highway 7 directly into the lake untreated. The
- n
Spinnaker Wharf PUD
November 22, 1993
Page 5
project offers the potential for incorporating water quality basins that could resolve this
pre-existing condition.
Finding. Staff is recommending that the channel area be left in its natural state.
2. More efficient and effective use of land, open space and public facilities through mixing
of land uses and assembly and development of land in larger parcels.
Finding. The development of the site proposes clustering of units. This clustering
provides for more common open space, the majority of which will be left in its natural
state. Use of standard development patterns would increase the number of homes
impacted by Highway 7 and likely result in lower quality development.
3. Sensitive development in transitional areas located between different land uses and along
significant corridors within the city will be encouraged.
Finding. The land use is consistent with the abutting land use which is single family.
This project proposed clustering of the units. This clustering allows the units to be pulled
further away from Highway 7 and the negative impacts of all the noise in addition to the
clustering allows for preservation of the shoreline.
4. Development which is consistent with the Comprehensive Plan.
Finding. This development is within the density range of the Comprehensive Plan. The
plan allows a net density range of 1.2 to 4.0 units per acre. This project has a net density
of 2.3 units per acre.
5. Parks and open space. The creation of public open space may be required by the city.
Such park and open space shall be consistent with the Comprehensive Park Plan and
overall Trail Plan.
Finding. The Park and Recreation Commission has reviewed this proposal and is
recommending that land for a future trail along Highway 7 be considered.
6. Provision of housing affordable to all income groups if appropriate with the PUD.
Finding. The project does not propose to provide affordable housing. The homes will be
upscale and fall into the upper income price range.
7. Energy conservation through the use of more efficient building designs and sightings, and
the clustering of buildings and land uses.
_ Spinnaker Wharf PUD
November 22, 1993
Page 6
Finding. The homes will be clustered. The homes will have a southerly exposure, with
the largest number of windows facing south.
8. Use of traffic management and design techniques to reduce the potential for traffic
conflicts. Improvements to area roads and intersections may be required as appropriate.
Finding. Road access to the site will be from existing Arbor Drive and Dartmouth Drive
via Highway 7. Access to the site is sufficient for this development. All internal streets
will be private.
Summary of Rezoning to PUD
Rezoning the property to PUD provides the applicant with flexibility, but allows the city to
request additional improvements and the site's unique features can be better protected. The
flexibility in standards allows the disturbed areas to be further removed from the unique features
of the site. In return for the flexibility, the city is receiving:
Development that is consistent with Comprehensive Plan
Preservation of desirable site characteristics (wetlands, water quality in lake, trees)
Sensitive development in transitional areas
More efficient use of land
GENERAL SITE PLAN/ARCHITECTURE
The homes are proposed to be single family, one story high, and will have basements. All units
will have attached two car garages. The main level will have a living, dining, kitchen, dinette,
laundry, den, master bedroom, bath, and on the lower level a family room, bedroom, bath,
storage, hobby and mechanical space. The units will have a large deck area with options for a
three or four season porch. The main floor finished area will be from 1,400 to 1,800 square feet
with the entire unit having approximately 3000 square feet. Copies of a similar product are
attached to this report.
The developers intent is to preserve or add to the existing perimeter planting for landscape
buffering. No landscape plan has been prepared, but the developer has established a $3,000/unit
allowance for landscaping. We expect considerably more to be invested in screening from
Highway 7 buffering adjoining single family homes and potentially reforestation.
WETLANDS
There are two wetlands on-site. One wetland is located around the existing channel and is
classified as an agricultural/urban wetland according to the City of Chanhassen's wetland
classification scheme. The wetland is approximately 3.5 acres as indicated by the 949 foot
Spinnaker Wharf PUD
November 22, 1993
Page 7
elevation contour. The existing channel is included as part of this wetland. The other wetland
is located along the shore of Lake Minnewashta and is classified as a natural wetland according
to the City of Chanhassen's wetland classification scheme. The wetland is approximately 0.5
acre as indicated by the 947 foot elevation contour.
The soil types within both wetlands and extending beyond the elevation contour used to estimate
the wetland edge are described as peat, muck, and marsh. These wetlands must be delineated
by a professional and the accurate wetland boundary included on the grading plan to verify that
the wetlands will not be impacted as a result of development.
Even if there is no indication that these wetlands will be altered as a result of the project, there
will be direct runoff impacts as a result of the development. The City requires that a buffer strip
be maintained abutting all wetlands in order to protect the basin from the effects of fertilizers,
chemicals, sedimentation, and other runoff problems. The buffer strips are to be identified by
permanent monumentation acceptable to the city in order to inform the public of this protective
measure. The following table shows the city's setback limits for buffer strips and structures.
Wetland Buffer Buffer Strip % Nati%e Structure Average
Type Strip Minimum Vegetation in Setback from Setback from
Average Buffer Strip Outer Edge of Wetland
Width Buffer Strip Edge
Pristine 20 - 100 50 ft Entire 100 ft 150 ft
ft
Natural 10-30 ft 20 ft Entire 40 ft 60 ft
Agl rban 0-20 ft 10 ft Optional 40 ft 50 ft
The City is in the process of developing specific re-vegetation criteria including emergent,
grasses, shrubs, and trees for both buffer strips and wetland mitigation areas. Most likely, the
City will require native vegetation landscaping within and around the buffer strips of both
wetlands.
Permitting Agencies
Minnesota Department of Natural Resources
One of the wetlands on the project site is shown on the Minnesota Department of Natural
Resources (MnDNR) Protected Waters Inventory; and therefore, this project must meet the
MnDNR protected water requirements. If there is any work performed below the established
ordinary high water mark (OHWM), a protected waters permit application will have to be
completed.
Spinnaker Wharf PUD
November 22, 1993
Page 8
Army Corps of Engineers
The wetlands on the project site are within the permitting jurisdiction of the Army Corps of
Engineers (Corps) under Section 404 of the Clean Water Act. The Corps has issued a nationwide
Section 404 permit for up to a half acre of fill in isolated wetlands without notification to the
Corps and between a half acre and three acres in such basins with predischarge notification [see
33 CFR 330.5 (a)(26)(ii)]. It is recommended that the Corps be notified of the activity in order
to verify compliance with the permit.
City and State Wetland Rules
Staff has briefly reviewed the proposed project to ensure compliance with the Wetland
Conservation Act (WCA) of 1991 and city ordinances. Responsibility for administering the
provisions of this legislation falls to the City of Chanhassen as the local governing unit (LGU).
The city must certify that the project has complied with the provisions of the WCA. These
provisions require that all wetland impacts incurred be offset by wetland creation or restoration
(mitigation). Applications received prior to December 31, 1993, will require 1:1 mitigation
acreage ratio,preferably on-site, within the same watershed or county. After December 31, 1993,
the mitigation acreage ratio will increase to 2:1. The WCA also dictates that restoration or
creation of replacement wetlands only be considered after an applicant has demonstrated that the
impacts cannot be avoided, further minimized, corrected or eliminated over time. In this case,
the requirements of the Act are essentially the same as those contained in the Corps rules. Even
if impacts can be reduced to under one-half acre in order to obtain a Corps nationwide permit,
the City will still need to require the avoid-minimize-compensate sequence and the provision of
the appropriate ratio compensation.
SHORELAND ISSUES
The applicant shall prepare a development plan indicating the type of dwelling and elevation of
structure on each lot. The lowest floor elevation should be placed at least three feet above the
highest known water, or three feet above the ordinary high water level (OHWM), whichever is
higher.
Intensive vegetation clearing within the shore zone is not allowed. Shore impact zone is land
located between the OHWM and a line parallel to it at a setback of 50 percent of the structure
setback. Limited clearing of trees and shrubs; and cutting, pruning, and trimming of trees is
allowed to provide a view of the water from the principal dwelling site and to accommodate the
placement of minor accessory structures, etc.
Impervious surface coverage and lots shall not exceed 25% of the lot area.
Spinnaker Wharf PUD
November 22, 1993
Page 9
GRADING AND DRAINAGE
The City's Surface Water Management Plan (SWMP) calls for two water quality ponds (LM 8.9
and LM 8.10) to serve as a 2-cell sediment and nutrient trap and a single basin sediment and
nutrient trap in this watershed district, respectively. Pond LM 8.9 is designed to be
approximately 0.55 acre and located at the southwest corner of the existing channel. Pond LM
8.10 is designed to be approximately 0.45 acre and located at the northeast corner of the existing
channel. The locations of these ponds are not final and may be moved or re-designed to fit the
proposed development. All storm water ponds shall be designed to trap nutrients in accordance
with the National Urban Runoff Program (NURP) standards.
The SWMP proposes a 30-inch pipe to carry storm runoff through the site into LM 8.9. These
ponds and pipes are designed to pretreat storm water runoff from the subdivision and watershed
district (LM-A8.9) which is 36.9 acres. The City is in the process of establishing a storm water
trunk fee to contribute towards oversizing of trunk storm sewer systems. For example, the
developer may be compensated by the City's SWMP for construction of the proposed 30-inch
storm sewer which is intended to convey storm runoff generated from outside this development
over and above which naturally drains through the parcel.
The applicant will need to develop a sediment and erosion control plan in accordance to the
City's Best Management Practice Handbook (BMPH). The plan shall be submitted to the City
for review and formal approval. The City has adopted a Best Management Practice Handbook
which the applicant could purchase from the City at a cost of $25 to assist with the design
process.
The applicant's narrative refers to design of the storm sewer system to accommodate a 5-year
storm event. The City requires that the storm sewers be designed and constructed for a 10-year
storm event. The applicant will need to consider total runoff drained from Highway 7 and north
of Highway when designing the retention ponds and storm sewer capacity for the project. Staff
encourages the applicant to review and follow the City's subdivision ordinance criteria as it
relates to the required improvements.
The concept plan provides no information on grading or drainage improvements. The applicant
shall prepare a detailed grading and drainage plan showing existing and proposed ground contours
for staff's review and formal approval.
UTILITIES
The site is located within the Metropolitan Urban Service Area (MUSA). Municipal sanitary
sewer and water service is available to the site. Detailed construction plans and specifications
in accordance to City standards will be required for staff review and formal approval. Since
there will be some public improvements, i.e. storm sewers and ponding areas, the applicant will
Spinnaker Wharf PUD
November 22, 1993
Page 10
be required to enter into a development contract with the City and provide the necessary financial
security to guarantee compliance with the conditions of approval. The applicant should provide
adequate easements on the final plat to provide access routes for City maintenance crews to the
ponding areas.
STREETS
The internal street system will be private. Staff recommends that the applicant provide an
acceptable turnaround for the City maintenance vehicles at the end of existing Dartmouth Drive.
Private streets are proposed to be 20 feet wide back-to-back width. Staff recommends the
minimum be 24 feet wide and restrict parking on one side of the street. The City's Fire Marshal
may dictate additional parking restrictions as necessary.
PARKS AND RECREATION
On November 16, 1993, the Park and Recreation Commission reviewed this development
proposal and recommended the following: accept full park fees in lieu of land dedication at the
rate in force upon building permit application. Regarding trails, the city should ensure that
sufficient land is available along Highway 7 to accommodate any future non-vehicular trail
routes, but the city should accept full trail fees in lieu of trail construction at the rate in force
upon building permit application.
Beachlot
The developer is requesting approval of a dock that is would have 26 dock slips. The beachlot
ordinance allows for one dock with docking for 3 boats based on 20 feet of shoreline and 30,000
square feet of property. Each additional 300 feet of shoreline would allow an additional dock
and another 3 boats. This proposal has over 1900 lineal feet of shoreline (the channel has been
_ interpreted by the DNR as shoreline) and has more than the required square footage for additional
docks. If this were to be platted as a traditional subdivision, there would be approximately 6
to 7 lots along the shoreline exclusive of the channel. This would allow for total of 18 boats
with 3 boats allowed per dock. Staff is recommending that only 12 boats be allowed to be
docked overnight and that two storage boat racks allowing for up to six boats (canoes, sailboats)
be permitted.
Staff supports the use of a common dock as opposed to four docks with three boats each. The
common dock should reduce impacts to the shoreline and the wetland.
Spinnaker Wharf PUD
November 22, 1993
Page 11
RECOMMENDATION
The Planning Commission shall recommend to the City Council conceptual approval of PUD
#93-7 with the following conditions.
1. The applicant shall work with the City in designing the interior storm drainage system in
accordance to the City's Surface Water Management Plan. The applicant may be
compensated for oversizing costs on the 30-inch trunk storm sewer line through the site.
All internal storm sewer pipes shall be designed and constructed for a 10-year storm
event.
2. The applicant will be required to enter into a development contract with the final plat
approval process.
3. Detailed grading and drainage and utility construction plans and specifications will be
required as a part of the preliminary and final plat approval process. The construction
plans shall be proposed in accordance with the City's construction standards.
4. The private street system shall be a minimum of 24 feet wide.
5. The applicant shall provide the City with an acceptable turnaround at the end of
Dartmouth Drive.
6. The applicant shall have the wetland delineated by a qualified wetland specialist and the
wetland boundary accurately denoted on the grading plan.
7. The applicant will be required to apply for and comply with the necessary permitting
agencies such as MnDNR, Minnehaha Creek Watershed District, U.S. Army Corps of
Engineers, Health Department, City of Chanhassen, MnDOT, MPCA and MWCC.
8. Soil engineering on lots shown with peat or muck will be a requirement with any future
review.
9. Compliance with the conditions of the Building Official letter dated November 10, 1993.
10. Compliance with the conditions of the Fire Marshal's letter dated November 9, 1993.
11. Only 12 boats be allowed to be docked overnight at a common dock and two storage
racks allowing up to six boats (canoes, sailboats) be permitted.
12. The existing home on the development site be removed prior to any new construction.
- o
Spinnaker Wharf PUD
November 22, 1993
Page 12
13 Amendment of the PUD Ordinance allowing for cluster of zero lot line homes low-density
designation of the 2000 Land Use Plan.
14. A tree preservation plan and wetland re-vegetation plan shall be submitted for approval.
15. Park and trail fees shall be collected at the time of building permit application at the rate
currently in force.
ATTACHMENTS
1. Letter from Dave Hempel and Diane Desotelle dated November 22, 1993
2. Letter from Steve Kirchman dated November 10, 1993
3. Letter from Mark Littfin dated November 9, 1993
4. Narrative from Boyer Construction dated November 1, 1993
5. Hearing Notice
6. Plans dated November 4, 1993
CITY OF
04CHANHASSEN
�* 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739
S
MEMORANDUM
TO: Kate Aanenson, Senior Planner
FROM: Diane Desotelle, Water Resources Coordinator i .
Dave Hempel, Assistant City Engineer r
F
DATE: November 22, 1993
SUBJ: Spinnaker Wharf Conceptual Plan
Planning File No. 93-7 PUD
Land Use Review File No. 93-24
WETLANDS
There are two wetlands on-site. One wetland, is located around the existing channel and is
classified as an agricultural/urban wetland according to the City of Chanhassen's wetland
classification scheme. The wetland is approximately 3.5 acres as indicated by the 949 foot
elevation contour. The existing channel is included as part of this wetland. The other wetland
is located along the shore of Lake Minnewashta and is classified as a natural wetland according
to the City of Chanhassen's wetland classification scheme. The wetland is approximately 0.5 acre
as indicated by the 947 foot elevation contour.
The soil types within both wetlands and extending beyond the elevation contour used to estimate
the wetland edge are described as peat and muck and marsh. These wetlands must be delineated
by a professional and the accurate wetland boundary included on the grading plan to verify that
the wetlands will not be impacted as a result of development.
Even if there is no indication that these wetlands will be altered as a result of the project, there
will be direct runoff impacts as a result of the development. The City requires that a buffer strip
be maintained abutting all wetlands in order to protect the basin from the effects of fertilizers,
chemicals, sedimentation, and other runoff problems. The buffer strips are to be identified by
permanent monumentation acceptable to the city in order to inform the public of this protective
measure. The following table shows the city's setback limits for buffer strips and structures.
Kate Aanenson
November 22, 1993
Page 2
Wetland Buffer Buffer Strip %Native Structure Average
Type Strip 11Enimum Vegetation in Setback from Setback from
Average Buffer Strip Outer Edge of Wetland Edge
Width Buffer Strip
Pristine 20 - 100 50 ft Entire 100 ft 150 ft
ft
Natural 10-30 ft 20 ft Entire 40 ft 60 ft
Ag/Urban 0-20 ft 10 ft Optional 40 ft 50 ft
The City is in the process of developing specific re-vegetation criteria including emergents,
grasses, shrubs, and trees for both buffer strips and wetland mitigation areas. Most likely, the
City will require native vegetation landscaping within and around the buffer strips of both
wetlands.
PER ITI'I'LNG AGENCIES
Minnesota Department of Natural Resources
One of the wetlands on the project site is shown on the Minnesota Department of Natural
Resources (MnDNR) Protected Waters Inventory; and therefore, this project must meet the
MnDNR protected water requirements. If there is any work performed below the established
ordinary high water mark (OHW), a protected waters permit application will have to be
completed.
Army Corps of Engineers
The wetlands on the project site are within the permitting jurisdiction of the Army Corps of
Engineers (Corps) under Section 404 of the Clean Water Act. The Corps has issued a nationwide
Section 404 permit for up to a half acre of fill in isolated wetlands without notification to the
Corps and between a half acre and three acres in such basins with predischarge notification [see
33 CFR 330.5 (a)(26)(ii)). It is recommended that the Corps be notified of the activity in order
= to verify compliance with the permit.
City and State Wetland Rules
The City of Chanhassen has briefly reviewed the proposed project to ensure compliance with the
Wetland Conservation Act of 1991 and city ordinances. Responsibility for administering the
provisions of this legislation falls to the City of Chanhassen as the local governing unit (LGU).
We have reviewed the various exemptions contained in the Act and find that, unless the project
Kate Aanenson
November 22, 1993
Page 3
has a pre-existing approved preliminary plat or other local governmental approval, none of the
exemptions appear to apply. This being the case, the city must certify that the project has
complied with the provisions of the Act that apply to the interim period ending December 31,
1993. These provisions require that all wetland impacts incurred during this period be offset by
wetland creation or restoration at a 1:1 acreage ratio and in the same watershed or county as the
impact. The Act also dictates that restoration or creation of replacement wetlands only be
considered after an applicant has demonstrated that the impacts cannot be avoided, further
minimized, corrected or eliminated over time. In this case, the requirements of the Act are
essentially the same as those contained in the Corps rules. Even if impacts can be reduced to
under one half acre in order to obtain a Corps nationwide permit, the City will still need to
require the avoid-minimize-compensate sequence and the provision of 1:1 compensation. After
the wetlands are staked and surveyed, the City will review the project to verify the amount of
impacts, if any, to the wetland areas.
SHORELAND CONCERNS
The applicant shall prepare a development plan indicating the type of dwelling and elevation of •
structure on each lot. The lowest floor elevation should be placed at least three feet above the
highest known water, or three feet above the ordinary high water level (OHW), whichever is
higher.
Intensive vegetation clearing within the shore zone is not allowed. Shore impact zone is land
located between the OHW and a line parallel to it at a setback of 50 percent of the structure
setback. Limited clearing of trees and shrubs and cutting, pruning, and trimming of trees is
allowed to provide a view of the water from the principal dwelling site and to accommodate the
placement of minor accessory structures, etc.
Impervious surface coverage and lots shall not exceed 25% of the lot area.
GRADLNG AND DRALNAGE ISSUES
The City's Surface Water Management Plan (SWMP) calls for two water quality ponds (LM 8.9
and LM 8.10) to serve as a 2-cell sediment and nutrient trap and a single basin sediment and
nutrient trap in this watershed district, respectively. Pond LM 8.9 is designed to be
approximately 0.55 acre and located at the southwest corner of the existing channel. Pond LM
8.10 is designed to be approximately 0.45 acre and located at the northeast corner of the existing
channel. The locations of these ponds are not final and may be moved or re-designed to fit the
proposed development. All storm water ponds shall be designed to trap nutrients in accordance
with the National Urban Runoff Program (NURP) standards.
The SWMP proposes a 30-inch pipe to carry storm runoff through the site into LM 8.9. These
Kate Aanenson
November 22, 1993
Page 4
ponds and pipes are designed to pretreat storm water runoff from the subdivision and watershed
district (LM-A8.9) which is 36.9 acres. The City is in the process of establishing a storm water
trunk fee to contribute towards oversizing of trunk storm sewer systems. For example, the
developer may be compensated by the City's SWMP for construction of the proposed 30-inch
storm sewer which is intended to convey storm runoff generated from outside this development
over and above which naturally drains through the parcel.
The applicant will need to develop a sediment and erosion control plan in accordance to the
City's Best Management Practice Handbook (BMPH). The plan shall be submitted to the City
for review and formal approval. The City has adopted a Best Management Practice Handbook
which the applicant could purchase from the City at a cost of $25 to assist with the design
process.
The applicant's narrative refers to design of the storm sewer system to accommodate a 5-year
storm event. The City requires that the storm sewers be designed and constructed for a 10-year
storm event. Staff encourages the applicant to review and follow the City's subdivision ordinance
criteria as it relates to the required improvements.
The concept plan provides no information on grading or drainage improvements. The applicant
shall prepared a detailed grading and drainage plan showing existing and proposed ground
contours for staffs review and formal approval.
UTILITIES
The site is located within the Metropolitan Urban Service Area (MUSA). Municipal sanitary
sewer and water service is available to the site. Detailed construction plans and specifications
in accordance to City standards will be required for staff review and formal approval. Since there
will be some public improvements, i.e. storm sewers and ponding areas, the applicant will be
required to enter into a development contract with the City and provide the necessary financial
security to guarantee compliance with the conditions of approval. The applicant should provide
adequate easements on the final plat to provide access routes for City maintenance crews to the
ponding areas.
STREETS
It appears the street system will be private. Staff recommends that the applicant provide an
acceptable turnaround for the City maintenance vehicles at the end of existing Dartmouth Drive.
Private streets are proposed to be 20 feet wide back-to-back width. Staff recommends the
minimum be 24 feet wide and restrict parking on one side of the street. The City's Fire Marshal
may dictate additional parking restrictions as necessary.
3
Kate Aanenson
November 22, 1993
Page 5
RECOMMENDED CONDITIONS OF APPROVAL
1. The applicant shall work with the City in designing the interior storm drainage system in
accordance to the City's Surface Water Management Plan. The applicant may be
compensated for oversizing costs on the 30-inch trunk storm sewer line through the site.
All internal storm sewer pipes shall be designed and constructed a 10-year storm event.
2. The applicant will be required to enter into a development contract with the final plat
approval process.
3. Detailed grading and drainage and utility construction plans and specifications will be
required as a part of the preliminary and final plat approval process. The construction
plans shall be proposed in accordance with the City's construction standards.
4. Private street system shall be a minimum of 24 feet wide.
5. The applicant shall provide the City with an acceptable turnaround at the end of
Dartmouth Drive.
6. The applicant shall have the wetland delineated by a qualified wetland specialist and the
wetland boundary accurately denoted on the grading plan.
7. The applicant will be required to apply for and comply with the necessary permitting
agencies such as MnDNR, Minnehaha Creek Watershed District, U.S. Army Corps of
Engineers, Health Department, City of Chanhassen, MnDOT, MPCA and MWCC.
ktm
c: Charles Folch, City Engineer
CITY QF
i
1, CHANHASSEN
- 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739
•
MEMORANDUM
TO: Kate Aanenson, Senior Planner
FROM: Steve A. Kirchman, Building Official
DATE: November 10, 1993
SUBJ: 93-7 PUD (Spinnaker Wharf)
I was asked to review the concept plan, project summary and
narrative dated November 1, 1993 for the above referenced project .
My only comment at this point would be to indicate the likelihood
of poor soils at the east and south of the proposed lots . The
Carver County soil survey indicates marsh (Ma) soils and peat &
muck (Pd) soils , both of which are unsuitable for building. While
it is likely these soils can be corrected, doing so must be done
very carefully to avoid adversely impacting adjacent wetlands and
waterways . Unsuitable soils could occur as deep as 20 ' which would
make correction expensive and sensitive . Foundation engineering
would also likely be required.
I don't believe it is appropriate to add a condition to the staff
report at this early stage , but thought the possibility of poor
soils should be pointed out to the developer and Planning
Commission. ends I have no comments or recommendations concerning
this application at this time.
26 SOIL SURVEY —
5/1. 6/1, dry) silica coatings; friable; many roots; Marsh is ideal for wildlife. It makes very poor pastur(
medium acid; clear, smooth boundary. Drained areas can be used for crops. Wild hay can be cu
B21-16 to 21 inches, very dark grayish-brown (10YR 3/2) (Capability
along the edgesof the marsh. unit VIII'-1
and dark grayish-brown (10YR 4/2) clay loam; very
dark brown (10YR 2/2) organic stains; moderate to woodland group 9; building site group 10)
strong, very fine and fine, subangular blocky struc-
ture; continuous, distinct clay films on vertical faces
and patches on horizontal faces; firm to friable; me- Ma yer
Series . _
dium acid; clear, smooth boundary.
B22-21 to 26 inches, dark grayish-brown (10YR-2.5Y 4/2) The Mayer series consists of loamy, nearly level, p, rl:
and very dark grayish-brown (10YR 3/2) clay loam; drained soils that are moderately deep over limy sang ant
very dark brown (10YR 2/2) organic stains;moderate, gravel. These soils are on flats and in drainageways 01
fine, prismatic structure breaks to moderate to strong, outwash plains and stream terraces. Fairly extensive;—ea
fine, subangular blocky structure;continuous, distinct
clay films on all faces; firm; medium acid; clear, occur on outwash plains of the South Fork Crow R •ei
smooth boundary. The original vegetation was prairie grass.
B23-26 to 30 inches. dark grayish-brown (2.5Y 4/2) clay The surface layer is black to very dark gray, friabl
loam; few, fine, faint. light olive-brown mottles; very loam. It is about 14 inches thick and has weak to-mod-at
dark brown (10YR 2/2) organic stains;moderate.fine,
subangular blocky structure; continuous.distinct clay blocky structure. It contains fine fragments of snails :1l
films on vertical faces and patches on horizontal faces; and is limy. The subsurface layer,which is about 4 in.;ne
fine: medium to slightly acid; clear, smooth thick, is very dark gray, friable loam or sandy clay loan
boundary. , that has lighter colored grayish streaks.It also is limy—'ia
Cl-30 to 33 inches. dark grayish-brown (_.51 4/2) and gray weak blockystructure, and contains a. few fragmen o
i,h-hrown (1.51 5/_i clay loam: many, fine, distinct,
light olive-brown (2.5Y 5/4) mottles:massive;friable; snail shells. .
slightly calcareous: clear, smooth boundary. The subsoil is mottled olive-gray and olive,friable sand'
C2-33 to 40 inches.grayish-brown (_.51 5/2) clay loam;many, clay loam or loam and is about 15 inches thick. The l—'ve
fine. distinct. light olive-brown (2.5Y 5/4 and 5/6) part is massive, limysandyclayloam or sandy loam.
mottles: massive: friable; calcareous.
The underlying material is brownish and grayish,loos(
The A horizon is typically clay loam,but in places it is loam
and in spots silty clay loam. It ranges from 6 to 12 inches in limy sand ana gravel.
thickness. The incipient to distinct A2 horizon is 1 to 4 inches natural fertility is moderately high.The organic-m—te-
thick. It has weak to moderate. fine, granular structure or content is high. Runoff is slow, permeability is modes; 31,
weak, thin. platy structure. The B horizon is typically clay
loam but shows a marked increase in clay content in compari- rapid, and the moisture-storage capacity is moderate. 'h.
son with the Al horizon and the underlying material. It has water table is seasonally fairly high.
moderate to strong. fine and medium, blocky structure to fine Mayer soils are usedfor general farming. Drained f ta>
and medium prismatic structure. The uppermost part typically
has silica coatings that have filtered down from the A2 horizon. are well suited to all of the common crops, especially ,ri
There are patchy to continuous clay films on the peds.Typically, and soybeans. Undrained areas are used mainly tot
the solum is 30 to 42 inches thick. The B horizon is typically pasture.
medium acid but in places is strongly acid. There are a few
stones and boulders on the surface and throughout the profile Typical profile of Mayer loam (bluegrass pastur 1
and varying numbers of shale fragments. percent slope; SE1/4SW1/4 sec. 34, T. 117 N., R. 26 1 )
LeSueur soils have a thicker, darker colored surface layer A11-0 to 10 inches, black (N 2/0 to 10YR 2/1) loam: weak
than the well-drained Lester soils. and their subsoil is more to moderate, very fine, subangular blocky structure
grayish and has variable degrees of mottling. They are more friable;many very fine fragments of snail shells;i n3
intensively mottled than the poorly drained Cordova and Web-
roots;calcareous; clear,smooth boundary.
ster soils and lack the distinctive gray coloring in the subsoil. Al2-10 to 14 inches, black (10YR 2/1) to very dark e.ay
LeSueur clay loam, 0 to 2 percent slopes (LsA).—In- (1OYR 3/1) loam; weak to moderate, very fine, sub
eluded with this soil in mapping were spots of poorly angular blocky structure; friable; few fine fragtts
drained Webster or Cordova soils and a few areas in the of snail shells; few roots; calcareous; gradual, 1 vy
boundary.
south-central part. of the county where the soils have a A3g-14 to 18 inches,very dark gray (10YR 3/1) loam or..tiht
somewhat. finer textured subsoil.- sandy clay loam; streaks of dark gray (10YR to 5Y
This soil is well suited to crops. If well managed, it can 4/1), gray (5Y 5/1), and olive gray (51 5/2) ; weak.
good for very fine, subangular blocky structure; friable; nw
be farmed intensively to row crops. It is also
fine fragments of snail shells; few roots; calcars is;
pasture. (Capability unit I-1;woodland group 1;building gradual, wavy boundary.
site group 8) B21g-18 to 25 inches, olive-gray to light olive-gray (5Y 5/2
LeSueur clay loam, 2 to 6 percent slopes (lsB).—In to 6/2) sandy clay loam;few, fine,faint and distil>,ct,
eluded with this soil in mapping were hummocky areas t ;olive-gray ( e 4/2) and olive-brown y structure.51 4/ n-
and small wet depressions. able; calcareous;clear, smooth boundary.
This soil is very good for crops and pasture.Erosion is a B22g-25 to 28 inches, olive (5Y 5/3) sandy clay loam; some
fine gravel; many, fine, faint, olive-gray (51 5/2$pd
hazard. (Capability unit IIe-1; woodland group 1; build- 4/2) mottles; massive; friable; calcareous; c ir,
ing site group S) smooth boundary.
B23g-28 to 33 inches, olive (5Y 5/3) sandy loam or sa„Jy
clay loam; some fine gravel; many, fine, faint olive-
Marsh gray (5Y 5/2 and 4/2) mottles;massive; friable;ra1-
careous; clear,smooth boundary.
Marsh (Mo) occupies shallow lakes and ponds that are X33 to 48 inches, dark-brown (10YR 4/3), brown (ii R
dry during periods of less than normal precipitation.llfost 5/3), and grayish-brown (10YR 4/2) fine gravel and
coarse sand; single grain; loose; calcareous.
areas are wet throughout the year. Recently, a few areas
have been at t ifiei:tlh drained. The vegetation consists of The A horizon is typically loam. The Al horizon ranges f—n
12 to 24 inches in thickness. In places it is high in lime d
cattails, rushes, sedges, and other water-tolerant plants. has a distinct grayish cast when dry. The B horizon is mot .d
• CARVE!? COUNTY, MINNESOTA 27
olive. dark-gray, or olive-gray loam or sandy clay loam. Its ruutaius thin bust's of silt or tery liar sand. In a few :near the
clay comlt•at is between 1$ and 27 percent. The underlying
tow
surface layer is silt loam. ill sante areas the surface is covered
material coesists of coarse sand. very coarse sand, and line with a few inches of piteous paean or silty muck. The coutlained
gravel or strata of gravel and sand. It is at a depth mf 24 to 42 thickness of (he surface and subsurface layers race,:. from
_( inches.The profile is weakly to strou_ly calcareous. 24 to more than t5 inches.
L Mayer soils differ from the Iuwany drained Biscay coils in Oshala .oils ,espy deeper. wetter 15)511ions on the land-
seats.ca Icarc•nas in the material above the substratum. They seal,t than the la•uorl}' drained I'haska soils. They are lighter
have coarser textured material above the substratum than the colored ihan the poorly drained Comfrey soils.
poorly drained Talcot sails, which are marc likely to be
pointed.and hair a thicker, darker colored surface layer and a Oshawa silty clay loam (Cil.—This :all occupies old
more abruptly and intensively gleyetl subsoil. Mayer soils are stI't'alll channels of Ilio l�lllllle-ill:4 River. Alalll' areas are
coarser textured than the poorly drained Cauisteo soils, which pontled throughout the year.
(mined in glacial till.
This soil provides very gos4( habitat for wildlife. It is
Mayer loam (My).—til some areas, especially on the only fair for pasture and wild hay. It is unsuitable for
` sligh •
tly elevated rings around depressions, this soil has crops unless the threat of flooding is removed. i Most of the
fine shell fragments on the surface. Inrinded in nrapOilf acreage is in pasture. The vegetation consists of willows,
were a few spots where the surface layer is strongly limy. grasses of the kinds that grow- in inat'shes, and sedges.
If adequately drained. this soil is well suited to corn (Capability unit Vlw-1; woodland group 1; building site
.w and soybeans. The content of lime is a minorlimitation group 11)
that Call be offset by applying lnrre amounts of potash
and phosphate. Excess water is a moderate limitation. Peat and Muck
I (Capat,ility unit IIw-1; woodland group 8; building site
_croup 9) Peat and uluel: are dark—brown, or_►:11110 soils in wet de-
pressious and dlainageways. Peat. consists mainly of
Oshawa Series partly de'compose'd plant. remains. Miak plats undergone
L more decomposition than !seat and has a hitcher percentage
TIn' ()-hw'
aa series consists of deep, silty, very poorly of silt.a ittl clay,
drained soils on flood plains. 'These soils occupy old stream Peat and muck, calcareous (Pc).—In the uplands these
channels and oxbow lakes :don!, the Minnesota River. soils are generally 12 to 42 in••hes thick. In old eh:unnels
7'heyare frequently ponded. The native Vegetation cum_ of the jlinnesota ]fiver, !her are generally more than -(2
Ls
-ited of rushes.se•rl_es,Willows,and rank rTaSseS. inches thick. There are small -hell fragments on the sur-
The surface layer is (lark gray to very dark gray, fi-i_ face and throughout the neater:al. -
able silty clay loam. It is limy and massive and is abmt( 7 These soils a re wet and marshy pail of the ye:u•,but they
inches thick.The underlying material also is limy,massive generally dry out by midsummer. They are poor for pas-
` silty clay loam. It is very dark •_ray and dark gray lure and hay crops. Drained areas are well stilted to corn
mottled with (lark brown and olive gray. It contains a few and to truck crops, such as unions sand I)t)I:aloes. Oc•aa-
fine fra_cmen(s of shell-. _ sionaally, crops are seriously damaged by a late-summer
At a depth of about :;i) in'bc•s is dark olive-_ray silty frost. Wetness is a severe limitation. (Capability unit
limo
clay loam mottled wit!t dat-k brown. It is limy.friable,and III\\'-2: woodland group 9: ialihling site groin! lilt
Massive. Peat and muck, deep (Pe.—These soils are ordinarily
Natural felt iliry i; Iti_•It. The oraanir-matter content is 31A to 6or 7 feet ihick,bat in -gnat•au•eas they are ttm,re than
I 'aig11. 1'ermteabilit•v is moderately slaw, and the moisture- 21) feet thick. They occur throughout the county, The
L -forage capacity is high. The water table is always high. largest,bogs are ill old lake 1.••.•ttolns. The peat is the more
These soils cannot be used for croup-Illness they are pro- extensive. The underlying Material ranges from silty clay
tested from (loodin_c and then altilicially drained. None of to sand and gravel.
t he acreage i,cult it veal.Most of it i-idle. These soils are wet and marshy part of the year,but they
I'ypia:11 profile of O=haws -illy clay loam (old stream generally dry out by midsummer. Drained areas are well
channel: int:u'-h Veaetariolt: less than 1 percent slope: suited to corn and to Irur•k ••r.e•s, such as onions and po-
Nm.:i i\Eli see. 12.T. 114 N..It.24 W.) : tatoes. Occasionally, crops are damaged by a frost late in
—r• to 7 im he.. dark gray I;Y I• r•• very dark gray (5Y summer. Wetness Is a severe limitation. (Capability unit
8 i a silty clay loam: uta.,sive:
IIIw-2; woodland group .n: bedding lines ire non! lam)
a� friable when moist, 1 ( g� � _•
plastic and slightly sticky when wet: calcareous. Peat and muck,moderately shallow,over loam (Pm).—
e'1-7 1.. .11 inches. very dark gray a:•Y 3/1) and dark gray These soils are 12 to 44 inches thick. They occur Omuta-II--
1;V a i a silty clay loan,: few. fine, f:tiut. olive-gray out the uplands. Li some area-they am coveted with:1 thin
I5 4 _, and dark olive-gray 151' '21 mottles:
aim
many. Ila•. distinct. dark-brown a7. .YR 4/2 and 3/2) mantle of mineral soil that has been washed from nearby
mottles: massive: friable when moist, plastic and slopes. The underlying material is olive-gI'ay loam to clay
Mirky when wet: few. tine shell fragments; calcare- loam. The 1leat is generally raw. but where it has been
"`: drained and cultivated it. ha undergone more decom ,osi-
(='-24 to :0 imehe very dark gray ,sol- 3/1) and dark gray ts I
less a•;1' -1 I 1 silty clay loam: poaches of black (5Y 2/1) : tion.The peat is the more extensive.
many, line. faint, dark-brown (7.5YR 4/2 and 3/2) Drained areas are well suited to corn and to truck crops.
mottles: mlassive: friable when moist,very plastic and such as onions and potatoes. Undrained areas are fair for
sticky when wet: calcareous. pasture and hay crops. Damage from a late-summer frost
LI l"3-39 to-to inches.dark olive-gray i5 3/21 silty clay loam: •
few, fine, faint, dark-brown a 7.5YR 4/2 and 3/'') Is a hazard. Wetness is a severe limitation. (Capability
mottles: massive: friable when moist,very plastic and unit IIIw-2; woodland group 9: building site group 10)
sticky when wet: calcareous. Peat and muck,moderately shallow,over sand (Ps).—
LThe entire profile is typically silty clay loam. In spots it These soils are 12 to 42 inches thick.They occur mainly in
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CITY OF
4
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739
MEMORANDUM
TO: Kate Aanenson, Senior Planner
FROM: Mark Littfin, Fire Marshal
DATE: November 9, 1993
SUBJ: Washta Bay Road & Arbor Drive Single Family Dwellings
Planning Case #93-7 PUD
I have reviewed the above project and have made the following comments and/or requirements:
1. As utility plans are submitted, I will review fire hydrant locations.
2. Street names must be submitted for fire department approval.
3. Fire apparatus access roads shall have an unobstructed width of not less than 20
feet. Pursuant to 1991 UFC Sec. 10.204(a).
4. The private drives will be signed for "No Parking Fire Lane".
• A
Boyer Building Corporation
November 1, 1993
SPINNAKER WHARF
PROJECT SUMMARY & NARRATIVE
CHANHASSEN, MINNESOTA —
PROJECT SUMMARY
PRO,JECTNAMF, —
Spinnaker Wharf
TYPE OF PROJECT
Empty nester single family zero lot line housing —
REQUESTED ACTION
Concept PLTD
LOCATION
South side of Highway 7 between Washta Bay Road and Arbor Drive —
OWNERS
Joseph and Eileen Boyer
3630 Virginia Avenue
Deephaven, MN 55391 —
612) 473-4921
DEVELOPER SITE ENGINEER LANDSCAPE ARCHITECT. —
SURVEYOR & UTILITIES ENGLNEER
Boyer Building Corporation To be selected
18283A Minnetonka Blvd.
Deephaven, MN 55391
612) 475-2097
RECEIVED
NOV 0 3 1993 --
CITY OF CHANHASSEN
• fl
Project Summary and Narrative
Tagg 1
Spinnaker Wharf
Boyer Building Corporation
LEGAL DESCRIPTIO'
Auditor's Subdivision Number 133
Lot 061
Meekers Minnewashta Lake Lots
Lot 001
Meekers Minnewashta
Lots 8 & 1
Section 04, Township 116, Range 023,
6.25 Acres in Lot 1
Project Summary and Narrative
Spinnaker Wharf Irairmum.
Boyer Building Corporation
zilNaczi
Existing Zoning: Residential Single Family
Comprehensive Plan: Residential, Low Density (1-4 D.0/AC)
Proposed Zoning: PUD
Comprehensive Plan
Amendment: Residential, Medium Density(4-8 D.0/AC)
SITE AREA:
•
586, 658 S.F. or 13.47 Acres gross area .
111, 470 S.F. or 2.56 Acres wetland area
475, 188 S.F. or 10.91 Acres net buildable area
PROPOSED D£VEIQPMENT:
26 Zero lot line "clustered" single family residences —
HOUSI'NG,'LAND USE PROFILE
Gross site area: 13.47 Acres
Gross wetland area 2 56 Acres
Net buildable area. 10.91 Acres —
Residences Proposed: 26
Gross Density: 1.93 D.U./AC
Net Density: 2.38 D.1...7./AC
Bituminous Street Sq Footage: 32,300 S.F.
Total Residential Bituminous Sq. Footage: 16,930 S.F
Total Residential Sidewalk Sq. Footage: 2,795 S.F
Residential Unit Hardcover Sq. Footage: 2120 S.D. average each
Tota! Residential Hardcover: 55.120 S.F —
Total Residential Deck Area 13,000 S.F.
P4RKLti G PRQP_O_ EJ2 —
Garage 52 2 spaces/D.U.
Driveway 52 2 spaces/D.U. —
1IAKFSHORE DATA
Lakeshore Frontage: Approximately 1935 Lineal Feet
BOAT DOCKAGE
Proposed Dockage: One Association Dock with 26 Boats Areas —
Project Summary and Narrative
-- -- - - - image�----
Spinnaker Wharf —
•
Boyer Building Corporation •
PROJECT NARRATIVE
Spinnaker Wharf is a proposed 26 unit zero lot line clustered single family residential
development constructed exclusively for "empty nesters". The dwellings are structured
for one level living and either walkout or lookout lower levels. Each residence will
be wood frame construction with two car attached garages.
CITY COMPREHENSIVE PLAN FRAMEWORKTLONLNG CLASSIFICATION
= The site is currently recognized as residential low density (1-4 dwelling units/acre)
under the city comprehensive plan and also residential single family under the zoning
ordinance. The request to revise the comprehensive plan to residential medium
density (4-8 dwelling units/acre is to allow the zero lot line concept to proceed due
to the circumstance that the residential low density does not provide for zero lot
line construction, with the comprehensive plan revision, it is the developers intent
to build only the 26 dwellings on the site.
EXISTING LAND I.SE
The site currently serves as a home site for a single residence that is located on the
central westerly edge of the property. A private driveway that accesses from
Highway 7 along the Northwesterly edge of the property is now used as the means
to reach the residence. The primary species of trees within the site are Boxelders,
Aspen. Eastern Cottonwood and Elm with several Maple, Oak and Pine also
present.
PELA.S.a_CT_ANILCSIN.STRECIMNICHEDELE
Upon satisfactory review by the regulatory agencies and final approval by the
city, construction will begin in 1994. The developer currently retains a "waiting
list" for approximately 100 interested clients so the construction phasing will
market driven on a first come basis. We estimate a two year build out for
the project.
OWNERSHIP
Boyer Building Corporation is currently the land purchaser from Joseph and
Eileen Boyer.
Project Summary and Narrative
Spinnaker Wharf Page 4 Ims
Boyer Building Corporation
I?FVELOPER
Boner Building Corporation was established as Joe Boyer Construction Co. in
1945 and also did business as Joe Boyer and Sons until the incorporation of
Boyer Building Corporation in 1983. The company has been a member in
good standing of the Minneapolis Builders Association since 1959 and has
won many awards including the nationally recognized Award Of Honor from
the American Institute of Architects. Boyer Building has been involved with a —
substantial number of the residences on the north side of Lake Minnewashta
serving both as land developer and home builder.
FLNANCING
All necessary building financing will be secured by Boyer Building Corporation. —
GRADING
The concept plan is generated to take advantages of the existing views while
maintaining the integrity of the existing ground elevation. Shaping of the site
for ponding run off detention and final grading is anticipated. —
ILTIZJTIES
Alth;,uti::the conceptual utility plan is yet to be completed it is anticipated that
the water service to Spinnaker Wharf will be from either the inpiace watermain
on the northern or westerly edge of the property. The sanitary sewer service
will be r.ed to the it place sanitary line along the southern side of the property.
The storm sewer system will be designed to accommodate a 5 year rainfall event
within the street and driveway system.
siEms
Bituminous paved streets will be as shown_ on the conceptual site plan. The private —
street will have a mountable concrete curb and gutter and constructed to a 20' - 0"
back to back width.
. a
Project Summary and Narrative •
Page- — •
Spinnaker Wharf —
Boyer Building Corporation •
ENTRY SIGNAGE
An entry monument /signage is anticipated upon entry to Spinnaker Wharf. The
entry sign general design including size, materials and lighting will decided by
the development stage of the PUD.
LEVEL I ENVIRONMENTAL ASSESSMENT
A Phase I environmental site assessment has not been prepared for the site. An
existing well and fuel tank may exist next to present residence. An assessment will
be undertaken and proper abandonment will be completed.
WATER AND WETLANDS
The site includes parts of two wetland areas identified by the City of Chanhassen
Wetland Inventory. The wetland on the southern side of the property is primarily
dominated as a Cattail Mat. The wetland adjacent to the easterly and westerly
side of the lake channel is low quality type dominated primarily by reed canary
grass, sedges with a fringe of cottonwood trees. The developer will not be
disturbing these wetlands and will also provide soil erosion control during the
construction interim.
PROJECT ARCHITECTURE
The final project architecture is currently under review. The design will be modeled
quite similarly to Gideon Cove, a townhome development currently being completed
by the developer in Shorewood off County Road 19 on Timber Lane.
The proposed units will be one story high and also have basements. The main level
will have living, dining, kitchen, dinette, laundry , den, master bedroom suite and
powder room on the main level and family room, bedroom, bath , storage, hobby
and mechanical space on the lower level. All units will have an attached two
car garage Additionally all units will have a large deck area with options for a
three or four season porch. The main floor finish area will be from 1400 to 1800
square feet and the entire unit will have approximately 3000 finished square feet.
LANDSCAPE
It is the developers intent to preserve or add to the existing perimeter planting for
landscape buffering. No landscape plan has been prepared but the developer
has established a $3,000.00/ unit allowance for landscaping.
Project Summaand Narrative "
Summary
Spinnaker Wharf Page 6
Boyer Building Corporation
SOILS
No veotechnical evaluation has been undertaken for this project. These will
be undertaker. prior tc construction.
PROJECT \IAZAGEMENT —
All Spinnake< Wharf buildings, driveways, streets and grounds will be held and
mairtained by a homeowners association.
TRAFFIC
Based on c:i:eri2 from :he Institute of Traffic Engineers, Trip Generation Manual,
the trips _ener:t:d from residential townhouse/condominium units, the average —
a;l t, a),).oairna:t!y 6 trips per residence. Based on 26 units,
alto reg s crij." r se (rye ways) equals 156. The P.M. peak hour traffic
equal- approximatc.':y .C.55 trips per unit or 14 total trips. Of that total,
67;; c=the tr^s are inbound (9.5 trips) and 33% of the trips are outbound
trip`j.
CRITICAL r+-6 . - DECISIONS
Th: C,tv c: t`e predominant authority over the development and —
se.; app. ;,;. ., :;.? r�gu;atoiy agencies and the City Council are the major
criic pupil
,it-:Ision- tc be made.
At :,le. .L ;eve' approval process, the most significant issues are
1 enc i:e pian amendment from residential low density
to r pent edium density to allow zero lot line concept to
pry: —
Bo,:, ,.,;artity and layout
Bei: r`i5t : of Lake Minnewashta regulations and laws.
4 Wetland buffe: zone setback average. —
Project Summary and Narrative - "
Spinnaker Wharf —
The Brighton has everything you need for
—
comfortable one-level living by the Lake.
this plan calls for a "Gourmet" center
island kitchen and large living and dining
— -- areas.
__Til
• Over 1560 finished square feet of living
— space on the main floor.
11eontöië
• Great Lake Minnetonka views from the
living areas and the master bedroom.
—
• A fireplace on all finished levels.
• Luxury master suite with Jacuzzi tub and
walk-in closet.
• This plan may be customized with 2
bedrooms on the main floor.
• Over 2390 finished feet of living ,
with optional finished lower-level.
The Brighton
• Large storage area. Over 3100 total'.
: ' ' -' 4-
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— - — i� `
} `may , ; ',),j
` I FUTURE DECK
.\
�_ - - ---.
DINING AREA rwwue •,.1 '�
ML'DR.M `
iLAU DRY `
,� _ _
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LIVING ROOM SCREEN PORCH
r= _ _ = GAR.4GE - IKIT:HE 10. FUTURE
00 i
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- - - - •��
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BREAKFAST "� (�
— T` FOYER /''� FZ+'`�
OV. ka----.- -
K' �� �^r r ti \,‘
A MASTER SUITE
! 1 1 -i s...... a
N.
For More Information, Call 24 Hours:
—
Dave Truax at 476-3634 or Lee Clark at 476.3642
This model is designed to provide the —
homeowner with main-floor living and
the advantage of a second bedroom, _
office or den on the main floor.
•
Over 1610 feet of finished living —
area on the main floor.
Fabulous views from nearly every —
1 D a , room in the home, includin:roo1 C.o` ` G through view from the foy .
•
A fireplace on both finished levels.
•
Large kitchen and dinette adjacent to the —
garage and laundry room.
•
Master suite featuring double vanity —
and Jacuzzi tub.
TI, e This plan may be modified to reverse the —
kitchen and dinette locations.
�
So utli Hartz ton Over 2550 finished feet with lower
level partially finished-off, plus lavish
Over 3200 total so. feet.
storage room. —
ozot
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....)... ..-- -3; .V: : c„..„
//
.
,:,?-,••
'dei* '�`y}`' .�,� ----°• j--� E `\ MASTER SUITE —
L
p '- t-,-,--.f-,---4i 1 DRY �BREAKFAST ' 4.i i/ DEN '1
FUTURE �•
�, �.�' DINING AREA
-: _ _ 7.; GARAGE I LYING ROOM • 4‘I
' I KITCHEN - —
I 4 4/1r= 1=Ilr •---1r
{ `
t": .:°.- SCREEN PORCH ,r i —
•VSH..�. y
- " `ice;? ; <e-;'", -
I i
For More Information, Call 24 Hours:
Dave Truax at 476-3634 or Lee Clark at 476-3642
FINISHED LOWER LEVEL
q11eon C e
The Brighton -- _\_J --
IrrepKf lat..,
830 Feet Finished 11 BEDROOM 3
11 FUTURE
1500 Feet Total Space 11
STORAGE '
11 E.\'TERTAZVWE.VT ROOM
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.MECH RM
/ 4 BEDROOM 2
The South Hamptonglit
ism o' 1
_ 940 Feet Finished -� �
1600 Feet Total Space
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I ,' •�• i'I , ENTERTAINMENT IlOOM -_
1I I J, I .
_—I I BEDROOM 3 I 1
II FUTURE I
STORAGE I' 1
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f.•M•ce lin/VO .•
WELCOME ••• TO A LAKESIDL
COMMUNITY OF CARE-FREE
CAPE-COD HOMES.
"See our unsurpassed location and amenities"
-- • Private Minnetonka Lakeshore Penninsula on Gideon Ba' -
1= -t� t_1 • A smaller, wooded community with views across the La e
GI
eon o V e • Maintenance-free, worry-free lifestyle • Nature Trail
• Main floor master suites • Most lots have walkout lov' r
level • Quiet cul-de-sac with no through traffic • Short
1/2 mile walk on the trail to historic downtown Excelsior or
the Minnetonka Country Club.
Custom Quality
Standard Features.'
EXTERIOR FEATURES: INTERIOR FEATURES:
• Argon filled Low E glazing. PELLA • Glamour kitchen complete with wood-edged
windows with maintenance-free exterior. Formica counters; a center island with Butcher- -
Block top; and generous custom floor allowance
• Completely landscaped grounds
• Custom-made kitchen cabinets of the highest
• Custom cedar deck is included quality
• Custom divider wall and trellis in the • All homes include Whirlpool range, microwave
courtyard 20 cu. ft. referigerator with icemaker, Kitchen Air
dishwasher and under-cabinet lighting.
• Exposed aggregate concrete walks
• A gas fireplace is standard on the main floor. T..e
• Cedar shingle siding Buyer may select wood or gas fireplace in the
lower level of un-built homes
• Finished garage with 2 openers
• All home include a generous allowance for floor
• Drain-tiled foundation coverings, ceramic and lighting.
MECHANICALS: S Hardwood, Princeton trim and solid 6-panel doors
4
• 93% efficient Amana furnace & Amana • Luxury Master suite with whirlpool tub
Central Air. Below slab basement heat.
THE GIDEON COVE HOMEOWNER'S ASSN.
• 150 amp electric. 3 TV & phone jacks HANDLES ALL BUILDING INSURANCE, GROUNDS
Security wiring. Appliance hookups. KEEPING, SNOW AND TRASH REMOVAL.
For information call: Dave Truax or Lee Clark at 473-3000
,Cuxury
ZviidIome
.av«g
WithA View
A4innetonkaf
_ gidemiCovt
EXCITING VIEWS OF LAKE MINNETONKA. Enjoy year-'round views of the •
Twin Cities' premier attraction from nearly every room in your home. The view of —
Gideon Bay is framed by mature trees with wonderful privacy toward the lake. Imagine
watching the seasons change before your eyes, with the lake vista as a backdrop. Two
homes will have views of a nature pond. ENJOY THE NATURE TRAIL. Located _
directly adjacent to Gideon Cove! The trail provides miles of walking, jogging or
biking opportunities. How about a short trail walk to the beach, parks, shops —
or restaurants on , ., .,_� *.� nearby main-street
-'s- > ''''4: - —
Excelsior? Truly an -^,:, : . - - - _- exceptional way to
enjoy the outdoors, -i.:_. `;"_iharand it's all right —
in your back yard! _ OVER 400 FEET OF
"peninsula" is avail-
LAI�ESHORE. The "Pe —
able for the exclusive, private use of Gideon Cove homeowners. The peninsula is
a great place for that family picnic, a little fishing, or just enjoying quiet lakeside —
sunsets. MAINTENANCE FREE LIVING. A major concept of Gideon Cove. All
the buildings and grounds will be fully maintained by the Homeowner's Association.
Spend your time enjoying life instead of home and yard work. Your modest association _
fee will cover fire and liability insurance, snow removal and trash pickup, as well.
-; :-
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NOTICE OF PUBLIC HEARING 1SHT.4
PARK
PLANNING COMMISSION MEETING Q ° °o o o
N g T
Wednesday, December 1st - 7:30 P.M. j j "' " �j
City Hall Council Chambers — �_ — � �'--' —
690 Coulter Drive I0 a ft
gIS op. 1 T
Project: Spinnaker Wharf IEma-
WEErllr.
--------7- —' •"-a: .)`.`\._N .1_, 1aI ,
-''
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Developer: Boyer Building Corporation laft \ !
1W t 1
Jr
Location: South side of Hwy. 7 between ' I
Washta Bay Road and Arbor - I
Drive
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1
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Notice: You are invited to attend a public hearing about a development proposed in
your area. Boyer Building Corporation is proposing a Comprehensive Plan Amendment to
change the land use designation from Residential Low Density to Residential Medium Density
s and Conceptual Planned Unit Development for 26 single family zero lot line units on 13.47
acres of property zoned RSF and located on the south side of Hwy. 7 between Washta Bay
Road and Arbor Drive, Spinnaker Wharf.
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 Planning Commission Chair will lead the public hearing
through the following steps:
1. Staff will give an over view 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 or 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 Kate Aanenson at 937-1900. If you
choose to submit written comments, it is helpful to have one copy to the Planning 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 Nevember 18,
- 1993
4
/ ,
Ted Bigos Steven Carl Hall William & Mary Readel —
6220 Arbor Lane 6221 Arbor Lane 6210 Barberry Circle
Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331
Michael & Marie Deyerman Peter & J.Walman Robert & J. Roy
6211 Barberry Circle 6220 Barberry Circle 31-01 Dartmouth Drive —
Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331
Donald & Cherlyn Sueker Joseph & Susan Fiedler James & C. Ginther
3111 Dartmouth Drive 3121 Dartmouth Drive 3131 Dartmouth Drive
Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331
F. Merz Mary Stephen & Karen Martin John & Lori Weber
3201 Dartmouth Drive 3211 Dartmouth Drive 3220 Dartmouth Drive
Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 _
Paula Roettger Arvid & M. Oas Mary J. Moore —
3221 Dartmouth Drive 3230 Dartmouth Drive 3231 Dartmouth Drive
Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331
Warren & M. Hanson James & Suzanne Senst Gene & A. Fury
3241 Dartmouth Drive 2820 Washta Bay Road 2821 Washta Bay Road —
Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331
Ivan Hielke Kristen L. Ortlip Hansen Samantha
2830 Washta Bay Road 2831 Washta Bay Road 2840 Washta Bay Road
Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331
Harry Niemela Bruce & Jeannine Hubbard Hazel Anderson
2841 Washta Bay Road 2841 Washta Bay Road 2851 Washta Bay Road
Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 —
Wayne Holzer Gladys Ferm Norman & J. Caspersen —
2911 Washta Bay Road 2920 Washta Bay Road 2921 Washta Bay Road
Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 —
William John Kilby Alan & M. Tollefson Glenn & Mary Coppersmith _
2930 Washta Bay Road 2931 Washt4 Bay Road 2341 Washta Bay Road
Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331
George & Eileen Hock Kelly & Pamera Seehan Donald G. Crensham
2950 Washta Bay Road 2951 Washta Bay Road 2961 Washta Bay Road
Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331
— Sharon Haasken Roy D. Deamans S.B. Frazier
2971 Washta Bay Road 6115 Seamans Drive 6125 Seamans Drive
Excelsior, MN 55331 Shorewood, MN 55331 Shorewood, MN 55331
R.K. Monjak C & D Nelson A.C. Burkhalter
6140 Pleasant Avenue 6145 Pleasant Ave. 24650 Wiltsey La.
Shorewood, MN 55331 Shorewood, MN 55331 Shorewood, MN 55331
J. & T. Christian N. & A. Phillips Donald Willis
24700 Wiltsey Lane 24750 Wiltsey Lane 24835 Wiltsey Lane
Shorewood, MN 55331 Shorewood, MN 55331 Shorewood, MN 55331
Cory Kruckenberg S. & J. Mayfield William Kelly
24850 Yellowstone Trail 24875 Yellowstone Trail 25000 Yellowstone Trail
Shorewood, MN 55331 Shorewood, MN 55331 Shorewood, MN 55331
R. & C. Hume
25040 Yellowstone Trail
Shorewood, MN 55331
PC DATE: 12/1/93 3
CITY OF -
, - C11A1'U1AE1' CC DATE: 12/13/93
CASE #: 93-7 Site Plan
93-1 CUP
STAFF REPORT
PROPOSAL: Site plan approval for a commercial development consisting of a 64,132
square foot Byerly's, a 35,700 square foot retail center, and a separate
7,000 square foot commercial/office building and conditional use permit
I—, approval pursuant to section 20-902 to permit the grouping of buildings
Z on a single building lot. The project is named West Village Center.
a
LOCATION: Northwest corner of Kerber Boulevard and West 78th Street
si-i Lot 4 and part of Lot 3, Block 1, West Village Heights 2nd Addition
a.
a_ APPLICANT: T. F. James Company (612) 828-9000
Q 6640 Shady Oak Road
Eden Prairie, Minnesota 55344
PRESENT ZONLNG: General Business, BG
ACREAGE: 13.11 Acres
INTENSITY: Floor Area Ratio 0.19
ADJACENT ZONING
AND LAND USE: N - R-12, High Density Residential, Proposed Oak Pond
Townhouses and West Village Townhouses
S - BG, General Business; Target Store; West 78th Street
Q E - OI, Office & Institutional; City Hall; Kerber Boulevard
W - BG, General Business, vacant lots; Powers Boulevard
WATER AND SEWER: Available
t PHYSICAL
LLI
CHARACTERISTICS: The site is being graded pursuant to Interim Use Permit #93-2.
This grading will create a gradual slope from the northeast to the
south and west. A steep slope (21/2 : 1) approximately 50 feet in
depth separates this property from the properties to the north.
The project is bordered on the east and south by collector
roadways. An abandoned farmstead exists on the eastern third of
the site.
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West Village Center
November 23, 1993
Page 2
2000 LAND USE PLAN: Commercial
PROPOSAL/SUMMARY
The site is located at the northwest corner of West 78th Street and Kerber Boulevard and has
an area of approximately 13.11 acres. This lot is one of four platted lots on Block 1, West
Village Heights 2nd Addition. The development consists of a 64,132 square foot Byerly's, an
attached 35,700 square foot commercial/office center, and a detached 7,000 square foot
building anticipated to be leased to a service-type company with primarily office uses. The
total development consists of 106,832 square feet of building which represents 19 percent of
the total site area. Thirty percent of the site will be open space including landscaped buffers,
perimeter landscaped areas, interior parking lot landscaping, and an open area west of the retail
center. Entrance boulevards are provided from West 78th Street into the site. These
boulevards separate the parking area from the heavy traffic areas. A separate truck entrance is
provided to the rear of the site away from the pedestrian and parking areas. Pedestrian areas
and small "gathering places" are provided along the entire length of the center.
The overall design and architectural theme for the development is established by Byerly's and
consists of brick exterior walls with "classical" uses of arches, arcades, barrow vaults, radius
windows, recessed areas, and varied building facades. Soldier courses will accent all vaults,
recesses, and arches. The applicant proposes to incorporate design references to the
Chanhassen gateway monuments and towers to integrate this project as part of the downtown
area. The development embodies many of the design elements specified in the Highway 5
Corridor Study including a well designed and varied building facade, appropriate building
— scale and proportion, harmonious colors and building accents, appropriate screening, screening
of mechanical equipment located on the roof, and the use of high quality building materials.
This site serves as an gateway for people entering the central business district from the north.
As such, its aesthetic and architectural features are an important component of the image the
city wants to create for the downtown. This corner serves as one of four significant corners in
the downtown area, and it is important that an anchor for the development be of a high
quality, and have an exceptional design. In designing the project, the applicant has
incorporated design references to the Chanhassen gateway monuments and towers; specifically,
the clock tower incorporated in the retail section of the main building and the use of arches in
the facade design. The brick exterior is compatible with buildings within the immediate area,
such as City Hall, the Fire Station, and the Chanhassen Bank. In the developments
relationship to City Hall, the applicant has held discussions with the city regarding the
potential use of Lots 1 through 3, Block 1, West Village Heights 2nd Addition. Lot 3 is
being discussed as an expanded post office location. Lots 1 and 2 are being discussed for a
potential senior housing development. Included in the packet is a preliminary conceptual plan
for how these elements would fit into the design of this project. This project is within the
Downtown Redevelopment District and the applicant has approached the HRA requesting tax
increment funding revenues.
Access to the site is provided via two collector roadways, West 78th Street and Kerber
Boulevard. West 78th Street has recently been realigned and expanded to a four-lane cross
section. Curb cuts have been established as part of the reconstruction of West 78th Street and
West Village Center
November 23, 1993
Page 3
are being utilized for the project entrances. A total of five driveways are provided to the site
as discussed under the access/parking section of this report. Drainage for the site is provided
through the city's storm drainage system; therefore, no on-site pretreatment is required of the
development. However, the developer has been assessed for his share of these improvements.
The proposed final grading of the site suggests raising the building pad for the detached
commercial/office building approximately 10 to 15 feet higher than the existing ground
elevation. This will result in the first floor elevation of the building being 18 feet higher than
the intersection at West 78th Street directly to the west. Staff is concerned about this
elevation and is proposing that the building pad be lowered.
The landscaping plan submitted, while generally meeting code requirements, was only
preliminary in nature. Staff has enlisted the advice of a registered landscape architect, Michael
Schroeder, to review the landscape plan and provide appropriate recommendations to enhance
this development. Staff has included these recommendations as part of the conditions of
approval.
Staff is recommending approval of the conditional use permit and site plan for the West
Village Center with the condition that the landscaping plan be revised to include landscape
massing. perimeter and boulevard median shrubs, the use of alternate ground cover for the
steep slopes to the north, and interior parking lot landscape islands. The open area west of
the retail center shall be provided with picnic tables and benches to enhance the enjoyment
opportunity of site visitors and workers. The grading and building elevation shall be reduced
by a minimum of five (5) feet for the detached commercial/office building in order to be less
significantly elevated from the roadway and to improve site lines and development massing.
Finally, a sidewalk shall be required to connect the retail center to West 78th Street along the
western access boulevard into the site.
B ACKGROUND
In November 1986, this property was approved as part of a mixed use subdivision (West
Village Heights 2nd Addition) including five commercial lots, one multi-family lot, and the
realigned right-of-way for West 78th Street. In addition, this property was rezoned from R-la,
Agricultural Residence, to C-3, Service Commercial. In 1987, the lot was rezoned to BG,
General Business District, as part of the revisions to the Zoning Ordinance. Prior to the
redevelopment of the downtown and the finalization of the West 78th alignment, the western
portion of Block 1, West Village Heights 2nd Addition was rough graded in anticipation of a
PDQ center. This center and other commercial uses were never built, although all of the
residential acreage north of the project has either been developed or is currently being built
out. The West 78th Street alignment was modified and a revised road section employed
concurrent with the approval of Target. Roadway improvements are nearing completion.
On November 8, 1993, the Council approved an Interim Use Permit #93-2, permitting the
rough grading of the site in preparation for the commercial development of the property.
'1
West Village Center
November 23, 1993
Page 4
FLN'DINGS
In evaluating a site plan and building plan, the city shall consider the developments
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;
Finding: The property is designated for commercial development in the
City of Chanhassen 2000 Land Use Plan. Development of the site helps to
achieve a mixture of land uses which will assure a high quality of life and a
reliable tax base. This development is located at the fringe of the central
business district and promotes the economical and efficient infill
development of the community.
(2) Consistency with this division;
Finding: The proposal is consistent with the requirements of City Code.
(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 areas;
Finding: Except for the trees immediately surrounding the farmstead,
there are no significant natural features present on the site worth
preserving. The proposed development should make the site more
aesthetically pleasing as well as being compatible with the commercial
corridor developing along West 78th Street. The steep grade separation to
the north and the proposed landscaping of the site should minimize off-site
impacts of the development.
(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;
Finding: The proposed development logically and efficiently utilizes the site
to accommodate buildings, open spaces, and vehicular circulation and
parking. The layout of the development should effectively match any future
commercial development to the east. The steep slope and extensive
landscaping along the perimeter of the site provides a transitional buffer to
other uses and developments.
West Village Center
November 23, 1993
Page 5
(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;
Finding: The site design provides an internal sense of order and place by
creating vistas and entrance ways to the interior of the site. Pedestrian
ways, landscaping, and architectural features provide a pleasing
environment for users of the site.
b. The amount and location of open space and landscaping;
Finding: Open spaces are provided internally and around the perimeter of
the site. The development complies with city standards for the provision of
non-impervious surfaces.
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;
Finding: The brick exterior with its many architectural details provides a
conservative yet comfortable sense of place. The extensive use of
landscaping, walkways and the interplay of height and building lines create
an inviting identity for the site.
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.
Finding: The two main entrances into the site from West 78th Street
provide a feeling of arrival through the use of internal, treed boulevards
separating parking areas from access isles. The three customer driveways
and the shared access with lot 3 along with a separate truck entrance
provide sufficient and convenient access to the project. Pedestrian access is
provided to the site from Kerber Boulevard and internal walkways and
small plazas are provided immediately adjacent to the building.
(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 site is serviced by the recently completed drainage improvements on
West Village Center
November 23, 1993
Page 6
West 78th Street. The steep grade separation to the north should maintain some
of the views for the multi-family development. Extensive perimeter landscaping
including tiered and massed trees provide natural buffering around the site.
When approving a conditional use permit, the City must determine the capability of a proposed
development with existing and proposed uses. The general issuance standards of the
conditional use Section 20-232, include the following 12 items:
1. Will not be detrimental to or enhance the public health, safety, comfort, convenience or
general welfare of the neighborhood or the city.
Finding: The proposed development is located in a planned commercial area
serviced with urban infrastructure and shall not be detrimental to the public
health, safety, comfort, convenience or welfare of the community. The
development enhances the appearance and convenience of community residents
through the provision of shopping and employment opportunities.
2. Will be consistent with the objectives of the city's comprehensive plan and this chapter.
Finding: The site is designated for commercial use and is located in the
commercial center of the City. This development proposes an upscale, quality
shopping center for community residents. This development will enhance the
City's tax base. The steep slope and extensive landscaping provide a transition to
the multi-family development to the north.
3. Will be designed, constructed, operated and maintained so to be compatible in
appearance with the existing or intended character of the general vicinity and will not
change the essential character of that area.
Finding: The proposed development provides a varied and well designed
appearance and it is consistent with the existing and proposed development in the
area. The character of the area is commercial and is the commercial core of the
community. This development will provide a quality addition to the downtown.
4. Will not be hazardous or disturbing to existing or planned neighboring uses.
Finding: The development is located in the central business area and is consistent
with existing and proposed development in the area. A transition to the multi-
family to the north is provided by a landscaping and sloped buffer area.
5. Will be served adequately by essential public facilities and services, including streets,
police and fire protection, drainage structures, refuse disposal, water and sewer systems
and schools; or will be served adequately by such facilities and services provided by
the persons or agencies responsible for the establishment of the proposed use.
Finding: This development is located in the commercial center of the city and is
served by adequate urban infrastructure and services.
West Village Center
November 23, 1993
Page 7
6. Will not create excessive requirements for public facilities and services and will not be
detrimental to the economic welfare of the community.
Finding: The development of the site as a commercial use has been anticipated
and planned by the city in the design and construction of public improvements. In
modeling of West 78th Street traffic, it was estimated that the West Village
Heights 2nd subdivision would have approximately 125,000 square feet of
commercial uses as well as office uses. This development is well below this
estimate and will permit additional commercial development on the remainder of
the properties. The commercial development of the site will improve the city's
economic welfare as well as provide for the convenience and comfort of residents.
7. Will not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons, property or the general welfare
because of excessive production of traffic, noise, smoke, fumes, glare, odors, rodents,
or trash. _
Finding: With the appropriate controls and conditions, as recommended by staff,
the development of the site will have minimal impacts to persons, property, and
the general welfare of the community. This area has been planned and designed
as the commercial center of the city.
8. Will have vehicular approaches to the property which do not create traffic congestion
or interfere with traffic or surrounding public thoroughfares.
Finding: With three main entrances, a fourth shared entrance and a separate
truck entrance, the development provides ample opportunity to adequately move
traffic. The development of the site as a commercial use has been anticipated and
planned by the city in the design and construction of public improvements. In
modeling of West 78th Street traffic, it was estimated that the West Village
Heights 2nd subdivision would have approximately 125,000 square feet of
commercial uses as well as office uses. This development is well below this
estimate and will permit additional commercial development on the remainder of
the properties. Appropriate traffic controls will be employed for the development.
9. Will not result in the destruction, loss or damage of solar access, natural, scenic or
historic features of major significance.
Finding: There are no significant natural, scenic, or historic features present on
the site.
10. Will be aesthetically compatible with the area.
Finding: The brick exterior with its many architectural details provides a
conservative yet comfortable sei►3e of place. The extensive use of landscaping,
walkways and the interplay of height and building lines create an inviting identity
for the site. Perimeter and internal landscaping will provide a softening of the
West Village Center
November 23, 1993
Page 8
commercial aspects of the development.
11. Will not depreciate surrounding property values.
Finding: This area is planned and zoned for commercial development.
Surrounding property values should be enhanced with the completion of this
development.
12. Will meet standards prescribed for certain uses as provided in this article.
Finding: The developer has complied with all requirements of City Code and will
comply with any conditions of the development approved by the city.
COMPLIANCE TABLE GENERAL BUSINESS DISTRICT
Ordinance West Village Center
Building Height 3 story/40 ft 2 story/40 ft
Building Setback N-50', E-25' N-85', E-115'
S-25', W-10' S-42', W-60'
Parking Stalls 532 542
Parking Setback N-50', E-25' N-50', E-25'
S-25', W-0' S-25', W-75'
Hard Surface Coverage 70 percent 70 percent
Interior Parking Lot •
Landscaping 8 percent 8.5 percent
Lot Area 20,000 sq. ft. 13.11 acres
Variances Required NA None
GENERAL SITE PLAN/ARCHITECTURE
The site is located at the northwest corner of West 78th Street and Kerber Boulevard and has
an area of approximately 13.11 acres. The development consists of a 64,132 square foot
Byerly's, an attached 35,700 square foot commercial/office center, and a detached 7,000 square
foot building anticipated to be leased to a service-type company. The total development
consists of 106,832 square feet of building which represents 19 percent of the total site area.
Thirty percent of the site will be open space including landscaped buffers, perimeter
landscaped areas, interior parking lot landscaping, and an open area west of the retail center.
Entrance boulevards are provided from West 78th Street into the site. These boulevards
separate the parking area from the heavy traffic areas. A separate truck entrance is provided
West Village Center
November 23, 1993
Page 9
to the rear of the site away from the pedestrian and parking areas. Pedestrian areas and small
"gathering places" are provided along the entire length of the center.
The overall design and architectural theme for the development is established by Byerly's and
consists of brick exterior walls with "classical" uses of arches, arcades, barrow vaults, radius
windows, recessed areas, and varied building facades. Soldier courses will accent all vaults,
recesses, and arches. The applicant proposes to incorporate design references to the
Chanhassen gateway monuments and towers to integrate this project as part of the downtown
area.
ACCESS/PARKING
The entire site proposes five access locations, three existing off of West 78th Street, and two
new ones off of Kerber Boulevard. Information from a traffic review completed by Strgar-
Roscoe-Fausch (SRF) dated November 18, 1993, indicated that the proposed development is
consistent with the land use assumed for this area in there most recent traffic forecasts and
therefore should not represent a significant increase in traffic impacts to the subject area. The
recent roadway improvements made to West 78th Street should accommodate this development
proposal.
The site plan proposes a parking area where vehicles would be required to back out into the
main circulation aisle, particularly in front of the retail space west of the supermarket. This is
not a desirable condition. These fourteen stalls should be removed.
The city assumes that the developer will also be furnishing and installing the appropriate
traffic control signs and pavement markings throughout the site. Stops signs and stop bars
should be provided at each exit onto a public right-of-way.
In the future, Coulter Drive may be closed or relocated in conjunction with future City Hall
expansion. The northerly access on Kerber Boulevard would most likely line up with future
proposed street alignment to City Hall. The proposed turning radii at each driveway access
along Kerber Boulevard, in staffs' mind, appears to be too narrow (15 feet). The turning
radius along Kerber Boulevard is recommended to be a minimum of 20 feet. To
accommodate large semi-trailer combinations, the turning radius for the service drive around
the building in the northwest corner of the site should be expanded to account for a 50-foot
wheelbase.
The parking lot is proposed to be graded in a southwesterly direction. The parking lot grade is
approximately 4%. This is the maximum grade that city staff recommends.
West Village Center
November 23, 1993
Page 10
Access to the site is provided from West 78th Street and Kerber Boulevard. Both streets are
shown as collector streets on the City's Comprehensive Plan. The driveways on West 78th
Street were established as part of the road widening and realignment project. The most
easterly driveway shall permit only right in/right out turning movements. The second
— driveway is aligned with a median opening on West 78th Street and will be signalized when
traffic warrants are met. The conduit for the signalization is already in place for this light. A
shared access with Lot 3, Block 1 is proposed at the existing signalized intersection which
services the Target Center. An access easement between these two lots will need to be
recorded. Additional access is provided from Kerber Boulevard. A truck access is provided in
the northeast corner of the site providing separate access to the loading and docking areas. A
customer access is provided directly in front of the buildings via Kerber Boulevard.
Access aisle boulevards are utilized to separate heavy traffic areas from the main parking
areas. Four distinct parking areas are provided including an employee parking area east of
Byerly's, two customer parking areas to the south of the building, and a separate self-contained
area for the outbuildings.
UTILITIES
Municipal water service for the site is proposed to be extended from an existing 18-inch
watermain located along the west side of Kerber Boulevard via a 6-inch waterline through the
site and reconnect to the existing 18-inch watermain along West 78th Street. It is assumed
that the utilities within the subject property will be owned and privately maintained. Fire
hydrant spacing and location requirements shall be determined by review of the City's fire
marshal. Since these improvements will be private, the City's Building Department will be
performing the necessary plan and specification review as well as inspections. The applicant
will be responsible for applying for and obtaining the necessary building permits through the
City's Building Department.
Sanitary sewer service to the site is proposed to be constructed along the southerly side of the
main building and the proposed retail office space. The main building will connect a 6-inch
sanitary sewer to an 8-inch sanitary sewer on site. The 8-inch sanitary sewer will then be
connected to the city's existing 8-inch sanitary sewer at the southeast corner of the site
adjacent to Kerber Boulevard. The retail office space will connect a 6-inch sanitary sewer to
the city's existing 8-inch at the southwest corner of the site on West 78th Street. This line is
anticipated to serve only the proposed site. Therefore, as with the waterlines, it is assumed
that these utilities will be privately owned and maintained.
The applicant is proposing earthberms and landscaping along Kerber Boulevard over the City's
sanitary sewer. Staff recommends that the applicant be required to enter into an encroachment
agreement with the city to indemnify and hold the city harmless from any damages caused to
the property including landscaping as a result of performing necessary maintenance on the
utility lines. In addition, these berms will result in adjusting the sanitary manholes which the
applicant should also be responsible for.
West Village Center
November 23, 1993
Page 11
LANDSCAPING
The applicant meets or exceeds the minimum standards for landscaping quantity for trees.
Approximately 30 percent of the site is reserved for open space and landscaping. The parking
lot area contains approximately 8.5 percent landscaped areas. However, the uniform spacing
does not account for boulevard plantings completed or planned around the perimeter of the site
that are being done by others; nor does the landscaping design provide sufficient interior
parking lot landscaping: nor is perimeter low level screening provided in the form of shrubs or
bushes; nor are tree massings or groupings included to provide definition and character to the
development. Staff is proposing that the landscaping plan be revised to incorporate the
massing of plant materials in appropriate locations throughout the site to add to the visual and
aesthetic quality of the development. To this end, the city has contracted with Michael
Schroeder, RLA, of the Hoisington-Koegler Group, Inc. to perform a landscape design analysis
for this development. The recommendations of this analysis are included as recommendations
for approval.
The applicant shall be required to provide interior landscape islands in the parking lot areas.
In particular, landscape islands measuring at a minimum 15 feet by 38 feet (approximately two
parking stalls wide by two deep) shall be provided for every other aisle of face-to-face parking
(minimum of three interior planting islands). These islands shall contain a minimum of three
overstory trees and they shall alternate with the tree groupings to be provided at the perimeter
of the site. Trees and shrubs shall be grouped rather than spaced at regular intervals to
enhance their visual effect. The Hackberry trees proposed for the northern perimeter of the
site shall be replaced with oak trees (either White Oak, scientific name Quercus alba, or Bur
Oak, scientific name Quercus macrocarpa) in order to continue the tree planting theme begun
in the Oak Ponds townhouse development located north of this development. Tree spacing for
buffer evergreens along the north perimeter shall be reduced. Perimeter and parking lot
boulevard medians shall be provided with low level shrubs to help soften the appearance of the
parking area. Alternate ground cover such as sumac shall be used along the steep grade to the
north. The steepness of the grade precludes the mowing of a sodded area. Ornamental trees
should be interspersed within the landscaping boxes located in front of the building to provide
architectural highlighting and to enhance the facade of the structure. Finally, a landscape box
with shrubs shall be provided to the north of the trash enclosure located adjacent to the
detached commercial building to screen this enclosure from view.
GRADING/DRAINAGE
The applicant was previously granted an interim use permit (Grading Permit No. 93-10) for
grading the entire site. The entire site is proposed to be regraded to create the desired
development topography. The building pad located in the southwesterly corner of the site is
proposed to be raised approximately 10 to 12 feet higher than the existing ground elevation.
This will result in the first floor elevation of the building be approximately 18 feet higher than
the intersection at West 78th Street directly to the west. Staff believes that this portion of the
site can be lowered to improve sight lines. If the building is left at this elevation, it may look
similar to the Rapid Oil Change building located on Highway 5.
The site is proposed to drain to three separate drainage basins. The easterly portion of the site
West Village Center
November 23, 1993
Page 12
will drain to the southeast corner of the site and connect to the existing storm sewer at the
intersection of Kerber Boulevard and West 78th Street. This storm sewer eventually
discharges into the city's stormwater retention pond south of Market Square. The central
portion of the site will drain into two existing 15-inch storm sewer lines which then connect to
an 18-inch line along the southern portion of West 78th Street. This storm runoff eventually
discharges into a NURP basin behind the Target site. The western portion of the site will
drain into a 15-inch line and discharge the storm sewer runoff into the newly created
stormwater pond located west of Powers Boulevard on the Eckankar site. The site's
stormwater is being pretreated in the City's stormwater retention basins therefore no on-site
stormwater retention ponds are being required. The parcel has been or is being assessed for
these storm drainage improvements.
It appears that additional catch basins may be necessary to accommodate the stormwater runoff
from the expansive parking area. The double catch basins near the West 78th Street access
points may be more efficient if they are moved north near the landscaped islands. A small
drainageway may have to be cut through the southern corner of the access road islands to
= effectively drain the stormwater runoff that could potentially pond within the L-shaped curbed
island.
The developer's engineer shall provide the city with detailed storm sewer drainage calculations
and discharge rates for the entire storm sewer system on the site. The storm drainage
calculations should verify that the existing storm sewer system will accommodate the
additional runoff from the site. The main drainage area in question is the capacity of the
Target pond. All storm sewer lines should be designed for a 10-year storm event.
MISCELLANEOUS
The development utilizes a part of Lot 3 and all of Lot 4, Block 1, West Village Heights 2nd.
The west line of Lot 4 is proposed to be altered. The westerly access to the site will be across
Lot 3. A cross access or driveway easement should be prepared to maintain ingress and egress
to both lots.
Staff recommends that the applicant provide the city with a security deposit in the amount of
$10,000.00 to guarantee boulevard restoration as well as the curb cuts onto the city streets.
This security could be included with the security deposit for the landscaping items. On
another note, the retaining walls along the rear of the building will most likely need a separate
building permit.
EROSION CONTROL
An erosion control plan is required and should be incorporated on the site plan and submitted
to the city for review and approval prior to construction commencement. Staff recommends
the applicant use the City's Best Management Practice Handbook for erosion control measures.
All disturbed areas are to be seeded and mulched or sodded immediately after grading to
West Village Center
November 23, 1993
Page 13
prevent erosion and sedimentation. The back slope of the site lying north of the building
appears to be approximately 3:1. Staff recommends a wood fiber blanket to inhibit erosion
while the seed is being established. Protection around catch basins such as hay bales or silt
fence is also required until the pavement is installed. If at all possible, construction of the site
in stages is highly recommended to help reduce sedimentation into the city's infrastructure.
The applicant should be aware that they will be responsible for cleaning the city's storm
sewerlines if erosion control measures fail to act properly.
LIGHTING/SIGNAGE
The development shall comply with City Code in the provision of site lighting. Lighting shall
use shielded fixtures and be directed away from public right-of-way and adjacent residential
property. Sufficient lighting shall be provided to illuminate all areas of the parking lot to
provide adequate levels of safety. To minimize off-site impacts, light levels as measured at
the property line, shall not exceed one-half foot candle.
The development shall comply with City Code (section 20-1303) in the installation of
development signage. One ground or pylon sign shall be permitted per street frontage. One
wall business sign is permitted per street frontage. Wall signs shall not exceed fifteen percent
(15%) of the total area of the building wall on which it is located and shall not exceed a
maximum of eighty (80) square feet.
RECOMMENDATION
Staff recommends that the Planning Commission adopt the following motion and Findings of
Fact:
"The Planning Commission recommends approval of the Conditional Use Permit #93-1 to
permit the grouping of buildings on one building lot, and approval of the Site Plan #93-7 dated
November 18, 1993, subject to the following conditions:
1. The applicant shall be required to provide a revised landscape plan for City approval.
The plan shall include the following:
a. The applicant shall provide interior landscape islands in the parking lot areas.
In particular, landscape islands measuring approximately 20 feet by 40 feet (two
parking stalls wide by two deep) shall be provided for every other aisle of face-
to-face parking (minimum of three interior planting islands). These islands shall
contain a minimum of three overstory trees and they shall be alternated with the
tree groupings to be provided at the perimeter of the site. A aeration/irrigation
system consisting of perforated PVC pipe or other flexible tubing in a looped
system with at least two risers extending above the planting surface shall be
designed and installed as part of these planting islands (see attached Figure 11-
3).
b. The Hackberry trees proposed for the northern perimeter of the site shall be
replaced with oak trees (either White Oak, scientific name Quercus alba, or Bur
West Village Center
November 23, 1993
Page 14
Oak, scientific name Quercus macrocarpa) in order to continue the tree planting
theme begun in the Oak Ponds townhouse development located north of this
development. In order to more effectively screen the development from
residences to the north, the trees should be placed closer to the top of the slope,
as opposed to near the bottom of the slope where they have virtually no effect
on screening. Spacing of conifers should be ten (10) feet to allow them to grow
together in a more solid mass at a younger age. As at other areas of the site,
these trees should be placed strategically in groupings to increase their
effectiveness as a buffer and to lend a more natural feel to the planting. The
use of more but smaller planting materials may be warranted to achieve better
long-term screening for the development.
c. Perimeter and parking lot boulevard medians shall be provided with low level
shrubs and other plant materials to help soften the appearance of the parking
area. Evergreen shrubs are great for winter and also add to summer landscape,
but use of more flowering shrubs in combination with the evergreen shrubs
would be appropriate. The plan should consider the use of more shrubs and
perennials (such as daylilies) in important areas of the site. These plants could
be used as accents at site entries or pedestrian areas.
d. Alternate ground cover such as sumac shall be used along the steep grade to the
north. The steepness of the grade precludes the mowing of this sodded area.
e. Ornamental trees should be interspersed within the landscaping boxes located in
front of the building to provide architectural highlighting and to enhance the
facade of the structure. Adding ornamental trees (crabapple, hawthorns or
japanese tree lilacs) in planting areas near the building would add interest and
color to the expanse of wall, especially at the front of the building. Care should
be exercised in selecting plants that do not set fruit (which can be very messy in
the case of some crabapples) for areas close to pedestrian ways. Areas near the
building would benefit from the introduction of more colorful planting materials
in the form of flowering shrubs and perennials.
f. A landscape box with shrubs shall be provided to the north of the trash
enclosure located adjacent to the detached commercial building to screen this
enclosure from view.
g. All landscaping areas shall have the proper soil preparation to ensure the
viability of the vegetation to survive. The landscaping plan shall provide
specifications for proper soil preparation.
h. Consideration should be given to placing plant materials together to create a
bolder, more interesting landscape, without excessive alternation. Plantings
shall be massed, creating a more diverse and dynamic landscape. Within
massings, similar species should be used to ensure the greatest effect from the
individual specimens. Consideration shall be given to maintaining views to the
building when placing tree groupings in the perimeter areas.
West Village Center
November 23, 1993
Page 15
i. The plan does not recognize the street tree plantings at West 78th Street and
Kerber Boulevard where the City has installed, or has planned, for trees at 50
feet on center (West 78th Street) and 35 feet on center (Kerber Boulevard). The
City's plans for West 78th Street show a permanent landscape easement (eight
foot typical) at several locations along West 78th Street. The landscape plan for
the project should start with the pattern of street tree plantings at the streets,
allowing these trees to provide continuity between this site and other
developments. Trees for this project can then be placed in groupings within the
setbacks or berm areas of the site.
j. The more formal placement of trees along the entry drives works to continue the
feeling established by the City's tree plantings at the street. Tighter spacing of
trees along the entry drives is desirable. Shrubs along the entry drives would
reinforce views of the building and obscure bumpers and hoods of cars.
k. Entries could be marked at the streets with more colorful plantings, creating a
break in the rhythm of street tree plantings and providing emphasis for site entry
points.
1. Care should be exercised in spacing shrubs to ensure that complete cover of the
planting bed is achieved at maturity.
m. At the perimeter of the parking areas, the large expanses of sod from the back
of the curb to the property line should be planted with trees and shrubs in
significant groupings. This should also occur between the westerly entry drive
and the east side of the detached commercial building and at the area west of
the retail building. Conifers in these areas would be useful for the winter
landscape.
n. Financial guarantees shall be provided to insure installation and maintenance of
landscaping.
o. All planting areas must have an irrigation system installed.
p. Benches and picnic tables shall be provided in the landscaped area west of the
retail center.
2. The screen wall located at the eastern rear of the building shall be extended to the
beginning of the radius of the curb.
3. A sidewalk shall be provided from West 78th Street to the retail center along the
western entry drive to the development.
4. As a condition of site plan approval, the applicant shall be required to enter into a
development contract with the City and provide the necessary financial security to
guarantee compliance with the conditions of approval.
West Village Center
November 23, 1993
Page 16
5. The applicant shall be responsible for applying and obtaining the necessary permits for
the City's Building department for the installation of the site improvements.
6. The applicant shall enter into an encroachment agreement with the City for berming
and landscaping over the City's drainage and utility easement along the west side of
Kerber Boulevard. The applicant will also be responsible for adjusting the existing
sanitary manholes to the new grades.
7. The applicant shall remove the fourteen parking stalls in front of the retail site directly
west of the supermarket. In order to make up for lost parking stalls as a result of
changes to the site plan, compact parking spaces may be used.
8. The applicant will be responsible for furnishing and installing the appropriate traffic
control signs and pavement markings throughout the site.
9. The turning radii at the driveway access points along Kerber Boulevard should be
expanded to 20 feet. The turning radius for the service drive located in the northwest
corner of the site should be expanded to accommodate large semi-trailer
accommodations with a wheelbase of 50 feet.
10. The applicant's engineer shall supply City staff with detailed storm drainage
calculations for the entire site. Storm sewers shall be designed to handle a 10-year
storm event. Additional catch basins may be needed after review of the storm water
calculations.
11. The retail building site located in the southwest corner of the site plan should be
lowered by a minimum of five feet.
12. The applicant shall provide the City with a $10,000.00 financial security to guarantee
installation of the curb cuts and boulevard restoration. The security may be included
with the security requirements for the site landscaping.
13. An erosion control plan shall be developed and incorporated into the site plan and
resubmitted for City staff review and approval. Staff recommends implementing the
City's Best Management Practice Handbook for the plan design as well as site
restorations. The northerly back slope behind the building should be restored with an
erosion control blanket. Plans should also employ erosion control measures around
proposed catch basins with hay bales or silt fence or other approved measures in
accordance with the City's Best Management Practice Handbook.
14. The final site grades shall be compatible with the final grade of the Oak Pond
development directly north of this development.
ATTACHMENTS
1. Development Review Application
2. General Location Plan
West Village Center
November 23, 1993
Page 17
3. Site Plan B, Preliminary Concept Plan for Block 1, West Village Heights 2nd Addition
4. West Village Center Site Plan
5. West Village Center Landscape Plan
6. West Village Center Grading and Utilities Plan
7. Memo from Dennis R. Eyler, P.E. dated 11/18/93
8. Memo from Dave Hempel and Diane Desotelle dated 11/22/93
9. Memo from Michael Schroeder dated 11/23/93
10. Tree Planting Plan for West 78th Street
11. Tree Planting Plan for Kerber Boulevard
12. Landscape Plan for the southeast corner of Oak Pond Townhouses
13. Figure 11-3, diagram for aeration/irrigation system for tree islands
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE:
Application of T. F. James Company
Conditional Use Permit
On December 1, 1993, the Chanhassen Planning Commission met at its regularly
schedule meeting to consider the application of T. F. James Company for a conditional use
permit for the property located at the northwest corner of West 78th Street and Kerber
Boulevard, Lot 4 and part of Lot 3, Block 1, West Village Heights 2nd Addition. The
Planning Commission conducted a public hearing on the proposed conditional use was
preceded by published and mailed notice. The Planning Commission heard testimony from all
interested persons wishing to speak and now makes the following:
FINDINGS OF FACT
1. The property is currently zoned General Business District, BG.
2. The property is located in commercial land use district.
3. The legal description of the property is:
Lot 4 and the southeast corner of Lot 3, Block 1, West Village Heights 2nd
Addition.
4. Section 20-232:
a. Will not be detrimental to or enhance the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city.
b. Will be consistent with the objectives of the city's comprehensive plan and this
chapter.
c. Will be designed, constructed, operated and maintained so to be compatible in
West Village Center
November 23, 1993
Page 19
appearance with the existing or intended character of the general vicinity and
will not change the essential character of that area.
d. Will not be hazardous or disturbing to existing or planned neighboring uses.
e. Will be served adequately by essential public facilities and services, including
streets, police and fire protection, drainage structures, refuse disposal, water and
sewer systems, and schools; or will be served adequately by such facilities and
services provided by the persons or agencies responsible for the establishment of
the proposed use.
f. Will not create excessive requirements for public facilities and services and will
not be detrimental to the economic welfare of the community.
g. Will not involve uses, activities, processes, materials, equipment and conditions
of operation that will be detrimental to any persons, property or the general
welfare because of excessive production of traffic, noise, smoke, fumes, glare,
odors, rodents, or trash.
h. Will have vehicular approaches to the property which do not create traffic
congestion or interfere with traffic or surrounding public thoroughfares.
i. Will not result in the destruction, loss or damage of solar access, natural, scenic
or historic features of major significance.
j. Will be aesthetically compatible with the area.
k. Will not depreciate surrounding property values.
1. Will meet standards prescribed for certain uses as provided in this article.
5. The planning report #93-1 dated November 23, 1993, prepared by Robert
Generous, Planner II, is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the
conditional use permit with the conditions recommended in the staff report.
ADOPTED by the Chanhassen Planning Commission this 1st day of December, 1993.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
ATTEST:
Secretary
FROM CITY OF CHANHASSEN 11.02. 1993 14: 18 P. 2
CITY OF CHANHASSEN
! 000 COULTER DRIVE
CHANHASSEN, MN 66317
(d12)937.1900
DEVELOPMENT REVIEW APPLICATION
APPLICANT:_ T F- JAMES Cp MP I`)Y OWNER; SAME
ADDRESS: 640 S14/ AK--- ADDRESS: SAME
SUITE50o
EDE-KJ P RE5s31-1N
6 N -
TELEPHONE (Dery time) S TP : A X G 2c1w 7 S 3 5-
1. 4rnp-ehenslve Plan Amendment 11. Subdivision •
2. Cbndllionel Use Permit 12. 'Vacation of ROW/Easements
3, � Qgadir` JExcavation Permit 13. � :Variance
4. Iver! Use Permit 14., 'Wetland Alteration Permit
6'. 4tnidation Signs 15. - ,Zoning Appeal
S. Plannd Unit Development 16. ;Zoning Ordinance Amendment
—�+ T rr..r�.i�no■J . 1�. M .Y•il- I ■ �� moi■ui?"�I��
7. Rpzor3ing 17, !Filing Fees/Attomey Cost • (Collected atter
approval of Item)
8n Permits 16. Consultant Feed
�memIrn— - —-■r■ ■*■4/r-,rl■I raw■I�1 - - - wwr/IM■
9, Stn Plan Review
10. Ei to Ian Review 12 F TOTAL FEE $ I •GD
A II of Oil property owners within 600 feet of the boundaries of the property must
included with the application.
Twerity•sx full eine folded copies of the plans must be submItted.
IW' )( 11`' Roduoed Dopy of transparency for eeoh plan sheet,
FROM CITY OF CHRHHRSSEH 11.82.1993 14118 P. 3
,
•NOTE• Wnen Pie applications are processed,the appropriate fee shall be charged br each apploatlon.
PROJECT NAM WEST Vi L-LA6-E CSiTE
LOCATION i WEST Th� ST' Au�0 5S f M 2 —
MIK. DSSCRI ION LOT W I, gL06-K j
• A)EST V t u_A&E f( 1c s-i 2ND ArDt17101J
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A-1 . 25 • S790040
PltE_SENT NI0 B _
REOUESTEp Z INO 8 & �:I:
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•
PPIESENT144N I USE DESIGNATION CO M AAfZ(t
1 --
REOUESTEI LAND USE DESIGNATION CO t&ME A L--
REASON RdPI 71lS REQUEST��TPt' N BUIL!_,), P E' -M(T FD(Z A PP(ZGx .
aa
I00, CO 5Q. r:1-. L FAU u-Ty
this apploat n must be completed in-full and be typewritten or clearly printed and mutt be accompanied by all information
and plans r ulrsd by applicable City Ordlnanoe provisions, Before fling this application, you shouldconfer with the
gunning Oe artment to determine the specific ordlnanoe and procedural requirements applicable to your appecaton.
This is to oe ify hat I am making application for the described action by the City and that I am responsible fot corrptying
with la DAY qu$ements with regard to this request. This application should be processed in my name and I am the party
whom the y should contact regarding any matter pertaining to this application. I have attached a copy of proof of
Ownership ( ansa copy of Owner's Duplicate Oerlfdoate of Title, Abstract of Title or purchase agreement), or I am the
autrorsnted non to make this application and the fee owner has also Arad this application.
I will keepelf Informed of the deadlines for Submission of materiel and the progress of this application. I further
understand t hlonai fees may be charged for consulting lees,feublllty etUdies, etc. with an estimate prior to any
authcrizatlo to sed with the study. The documents and Information have eubrttetted are true sand correct to the best
Of my kno
I OW undo end that after the approval or granting of the permit, such permits shall be kwalid unless they are recorded
against the t tb to the property for which the approvaVpern*is granted within 120 days with the Carver County Recorders
Office and the original doourn.nt returned to City Hap Records.
,// / G// ' N / ' / 99,3
Signature Of Aprilioant j//G6 Pi2 . Dale)/,
T F. J ' _ CoM,u Y (,4-) - C�o-p
sawo0-0(-77
Signature of Fee Owner Date
Application Ked ►ved on Pee Paid • Receipt No.
' The oppll(rsnt should contact /teff fora copy of tie staff report which will be available on Irrfiday prior to the
meeting. If not;oontacted, a copy of the report will be mailed to the applicant's address.
SSWEHDSSS , ,
JAMES
DATE: November 1, 1993
PROJECT: West Village Center
LOCATION: NW Corner Kerber and West 78th Street
LEGAL DESCRIPTION: Lot 4, Block 1, West Village Heights 2nd Addition
ZONING: BG General Business
LAND OWNER: T.F. James Company
DEVELOPER/LANDLORD: T. F. James Company
6640 Shady Oak Road Suite 500
Eden Prairie, MN. 55344
828-9000 FAX 829-7535
Representative: Charles Wm. James
ARCHITECT: Timothy McCoy and Associates
1944 Cedar Lake Parkway
Minneapolis, MN. 55415
927-8546
CIVIL ENGINEER: James R. Hill Inc.
2500 West Cty. Road 42 Suite 120
Burnsville, MN. 55337
890-6044 FAX 890-6244
COUNSEL: Bob Levy
Parsinen Bowman & Levy
100 South 5th Suite 1100
Minneapolis, MN. 55402
333-2111
GENERAL CONTRACTOR: To be determined from a final list of:
Mortenson
Adolfson & Peterson
Kraus-Anderson
ESTIMATED CONTRACT: $6 MILLION
.DAMES
November 1, 1993
Page -2-
PROJECT DESCRIPTION:
West Village Center is a retail shopping facility consisting of 3 major elements which, in
aggregate, total approximately 100,000 sq.ft.
The "anchor" tenant will be a Byerly's supermarket,employing nearly 300 people in the deli,
bakery, restaurant, wine & spirits dept., and general grocery operations.
Adjacent to Byerly's will be approximately 30,000 sq.ft. of retail/office space.
The third component of the project is a detached building which the developer anticipates
will be leased to service companies e.g. financial, medical, and/or real estate brokerage.
* * *
The overall design of the project will be cohesive and consistent with the themes and motifs
utilized in the architectural plan for the Byerly's supermarket.The design will include brick
exterior walls with "classical" embellishments such as arches, arcades, barrel vaults, radius
windows, etc.
All the buildings in the project will have an identical brick color, and this brick will be
utilized elsewhere for such items as monument sign pedestals etc.
Further, we propose to incorporate design references to the Chanhassen gateway
monuments and towers, as a method of integrating this project into the fabric and "feel" of
the downtown district.
* * *
Byerly's has granted a budget of nearly twice the cost (per sq. ft.) of a more typical discount
or warehouse grocery. It is anticipated that this project will incorporate a higher degree of
quality and finishes than one might expect in a typical suburban shopping center.
The landscaping, as designed, exceeds the current City codes and to the best of my
knowledge, no variances will be required for construction.
* * *
The entire project will be constructed on Lot 4, Block 1 - a legal lot of record. Lot 1,2,3 are
also owned by T.F. James Company and we have given the City the opportunity to study the
acquisition of these lots for a possible post office, library, and or senior housing. In any
event, site plan review will be requested for these adjacent lots as uses are identified,
whether public or private, by the City or by James.
A,
JAMES
November 1, 1993
Page -3-
The supermarket must be delivered to the Byerly's organization for fixturing and stocking
by August 1994. It is imperative that construction commence as soon as possible, and
therefore we expect to proceed with the supermarket portion 30-60 days before the working
drawings are completed for the retail segment. But then the retail portion should take less
time to construct than the supermarket. The retail segment may include a split level or two
story element to allow for a more aesthetic "massing" of the architectural design of this
component in relation to the much larger Byerly's facility. In any event, parking ratios and
open space as mandated by City Code will not be exceeded.
The detached building is currently the subject of lease negotiations with a single, full
occupant. If these negotiations are unsuccessful and a major change in the site design of
this area is contemplated, James will re-visit this aspect with appearances before the
Planning Commission and City Council.
The tight, fast track schedule for Byerly's mandates that we start construction on their
building before the project is 100' leased. However, we full% expect the entire project to be
completed in 1994.
sss
The project will be owned and managed, in its entirety, by the T.F. James Company. Our
firm was incorporated in 1946. We currently own and manage a portfolio of nearly 100
retail properties in 9 states that include such tenants as Wal-Mart, Super Valu, Nash-
Finch, Holiday, Scrivner, Fleming, Associated Grocers, Buttrey Food & Drug, as well as
numerous restaurants, banks, convenience stores, and many small retailers.
We are striving to develop a project of unusual quality, in both design and materials, that
will be a long term asset for its owners and for the community of Chanhassen.
Thank you for your consideration of this matter.
4//t) 1,64....;//6.': ,.
Charles Wm. James
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sRSTRGAR ROSCOE—FAUSCH, INC.
CONSULTING ENGINEERS & PLANNERS
TRANSPORTATION ■ CIVIL ■ STRUCTURAL ■ ENVIRONMENTAL ■ PARKING
SRF No. 0921635
MEMORANDUM
TO: Paul Krauss, AICP
Planning Director
CITY OF CHANHASSEN
FROM: Dennis R. Eyler, P.E., Principal
DATE: November 18, 1993
SUBJECT: REVIEW OF WEST VILLAGE CENTER
TRAFFIC IMPACTS
As you requested, we have completed a review of the subject proposed development
and associated traffic impacts. Based on this review we offer the following comments
and recommendations for your consideration:
1. The proposed retail development consisting of about 98,000 square feet of
space is consistent with the land use assumed for this area in our most recent
- traffic forecasts. The March 1993 update to the Chanhassen Central Business
District Traffic Study assumed this subject site would support up to 125,000
square feet of retail/shopping development. This assumed land use would
include the specific mix of development currently proposed for this site.
2. Since the proposed development building area is less than that assumed in the
most recent traffic study, it is concluded that the proposed development would
not represent a significant increase in traffic impacts to the subject area.
Therefore, the roadway improvement snow being completed on West 78th Street
(which were based on these most recent traffic forecasts), should accommodate
this current development proposal.
3. A cursory review of the site plan faxed to us reveals no significant problems
related to site circulation or access. However, we would reserve our final
comments until we have an opportunity to review a more detailed site plan. It
does appear that the site plan would result in some parking spaces located such
that vehicles would be required to back into main circulation aisles, particularly in
front of the retail space west of the supermarket. This would not be a desirable
condition.
Should you have any questions or comments concerning this review, please contact us.
DRE:bba
RECEIVED
NOV 1 3 1993
Suite 150, One Carlson Parkway North, Minneapolis, Minnesota 55447-4443
(612) 475-0010 FAX (612) 475-2429 ��I Y OF CHANHASSEN
CITYOF
CHANHASSEN690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739
MEMORANDUM
TO: Bob Generous, Planner II
FROM: Dave Hempel, Assistant City Engineer 424—,
Diane Desotelle, Water Resources Coordinator/
DATE: November 22, 1993
SUBJ: West Village Center Site Development
93-7 Site Plan Review
In review of the West Village Center site plan submittal dated November 1, 1993, revised
November 18, 1993, prepared by James R. Hill, Inc., we offer the following comments and
recommendations:
UTILITIES
Municipal water service for the site is proposed to be extended from an existing 18-inch
watermain located along the west side of Kerber Boulevard via a 6-inch waterline through the
site and reconnect to the existing 18-inch watermain along West 78th Street. It is assumed that
the utilities within the subject property will be owned and privately maintained. Fire hydrant
spacing and location requirements shall be determined by review of the City's fire marshal. Since
these improvements will be private, the City's Building Department will be performing the
necessary plan and specification review as well as inspections. The applicant will be responsible
for applying for and obtaining the necessary building permits through the City's Building
Department.
Sanitary sewer service to the site is proposed to be constructed along the southerly side of the
main building and the proposed retail office space. The main building will connect a 6-inch
sanitary sewer to an 8-inch sanitary sewer on site. The 8-inch sanitary sewer will then be
connected to the City's existing 8-inch sanitary sewer at the southeast corner of the site adjacent
to Kerber Boulevard. The retail office space will connect a 6-inch sanitary sewer to the City's
existing 8-inch at the southwest corner of the site on West 78th Street. This line is anticipated
to serve only the proposed site. Therefore, as with the waterlines, it is assumed that these utilities
will be privately owned and maintained.
Bob Generous
November 23, 1993
Page 2
The applicant is proposing earthberms and landscaping along Kerber Boulevard over the City's
sanitary sewer. Staff recommends that the applicant be required to enter into an encroachment
agreement with the City to indemnify and hold the City harmless from any damages caused to
the property including landscaping as a result of performing necessary maintenance on the utility
lines. In addition, these berms will result in adjusting the sanitary manholes which the applicant
should also be responsible for.
STREET/ACCESS/PARKING
The entire site proposes five access locations, three existing off of West 78th Street, and two new
ones off of Kerber Boulevard. Information from a traffic review completed by Strgar-Roscoe-
Fausch (SRF) dated November 18, 1993 indicated that the proposed development is consistent
with the land use assumed for this area in there most recent traffic forecasts and therefore should
not represent a significant increase in traffic impacts to the subject area. The recent roadway
improvements made to West 78th Street should accommodate this development proposal.
The site plan proposes a parking area where vehicles would be required to back out into the main
circulation aisle, particularly in front of the retail space west of the supermarket. This not a
desirable condition. These fourteen stalls should be removed.
The City assumes that the developer will also be furnishing and installing the appropriate traffic
control signs and pavement markings throughout the site.
In the future, Coulter Drive may be closed or relocated in conjunction with future City Hall
expansion. The northerly access on Kerber Boulevard would most likely line up with future
proposed street alignment to City Hall. The proposed turning radii at each driveway access along
Kerber Boulevard, in staffs' mind, appear to be too narrow (15 feet). The turning radius along
Kerber Boulevard is recommended to be a minimum of 20 feet. To accommodate large semi-
trailer combinations, the turning radius for the service drive around the building in the northwest
corner of the site should be expanded to account for a 50-foot wheelbase.
The parking lot is proposed to be graded in a southwesterly direction. The parking lot grade is
approximately 4%. This is the maximum grade that City staff recommends.
GRADING AND DRAINAGE
The applicant was previously granted an interim use permit (Grading Permit No. 93-10) for
grading the entire site. The entire site is proposed to be regraded to create the desired
development topography. The building pad located in the southwesterly corner of the site is
Bob Generous
November 23, 1993
Page 3
proposed to be raised approximately 10 to 12 feet higher than the existing ground elevation. This
will result in the first floor elevation of the building be approximately 18 feet higher than the
intersection at West 78th Street directly to the west. Staff believes that this portion of the site
can be lowered to improve sight lines. If the building is left at this elevation, it may look similar
to the Rapid Oil Change building located on Highway 5.
The site is proposed to drain to three separate drainage basins. The easterly portion of the site
will drain to the southeast corner of the site and connect to the existing storm sewer at the
intersection of Kerber Boulevard and West 78th Street. This storm sewer eventually discharges
into the City's stormwater retention pond south of Market Square. The central portion of the site
will drain into two existing 15-inch storm sewerlines which then connect to an 18-inch line along
the southern portion of West 78th Street. This storm runoff eventually discharges into a NURP
basin behind the Target site. The western portion of the site will drain into a 15-inch line and
discharge the storm sewer runoff into the newly created stormwater pond located west of Powers
Boulevard on the Eckankar site. The site's stormwater is being pretreated in the City's stormwater
retention basins therefore no on-site stormwater retention ponds are being required. The parcel
has been or is being assessed for these storm drainage improvements.
It appears that additional catch basins may be necessary to accommodate the stormwater runoff
from the expansive parking area. The double catch basins near the West 78th Street access points
may be more efficient if they are moved north near the landscaped islands. A small drainageway
may have to be cut through the southern corner of the access road islands to effectively drain the
stormwater runoff that could potentially pond within the L-shaped curbed island.
The developer's engineer shall provide the City with detailed stormsewer drainage calculations
and discharge rates for the entire storm sewer system on the site. The storm drainage calculations
should verify that the existing storm sewer system will accommodate the additional runoff from.
the site. The main drainage area in question is the capacity of the Target pond. All storm sewer
lines should be designed for a 10-year storm event.
MISCELLANEOUS
The development utilizes a part of Lot 3 and all of Lot 4, Block 1 West Village Heights 2nd.
The west line of Lot 4 is proposed to be altered. The westerly access to the site will be across
Lot 3. A cross access or driveway easement should be prepared to maintain ingress and egress
to both lots.
Staff recommends that the applicant provide the City with a security deposit in the amount of
$10,000.00 to guarantee boulevard restoration as well as the curb cuts onto the City streets. This
security could be included with the security deposit for the landscaping items. On another note,
Bob Generous
November 23, 1993
Page 4
the retaining walls along the rear of the building will most likely need a separate building permit.
EROSION CONTROL
An erosion control plan is required and should be incorporated on the site plan and submitted to
the City for review and approval prior to construction commencement. Staff recommends the
applicant use the City's Best Management Practice Handbook for erosion control measures.
All disturbed areas are to be seeded and mulched or sodded immediately after grading to prevent
erosion and sedimentation. The back slope of the site lying north of the building appears to be
approximately 3:1. Staff recommends a wood fiber blanket to inhibit erosion while the seed is
being established. Protection around catch basins such as hay bales or silt fence is also required
until the pavement is installed. If at all possible, construction of the site in stages is highly
recommended to help reduce sedimentation into the City's infrastructure. The applicant should
be aware that they will be responsible for cleaning the City's storm sewerlines if erosion control
measures fail to act properly.
RECOMMENDED CONDITIONS OF APPROVAL
1. The applicant shall be responsible for applying and obtaining the necessary permits for
the City's Building department for the installation of the site improvements.
2. The applicant shall enter into an encroachment agreement with the City for berming and
landscaping over the City's drainage and utility easement along the west side of Kerber
Boulevard. The applicant will also be responsible for adjusting the existing sanitary
_ manholes to the new grades.
3. The applicant shall remove the fourteen parking stalls in front of the retail site directly
west of the supermarket.
4. The applicant will be responsible for furnishing and installing the appropriate traffic
control signs and pavement markings throughout the site.
5. The turning radii at the driveway access points along Kerber Boulevard should be
expanded to 20 feet. The turning radius for the service drive located in the northwest
corner of the site should be expanded to accommodate large semi-trailer accommodations
with a wheelbase of 50 feet.
Bob Generous
November 23, 1993
Page 5
6. The applicant's engineer shall supply City staff with detailed storm drainage calculations
for the entire site. Storm sewers shall be designed to handle a 10-year storm event.
Additional catch basins may be needed after review of the storm water calculations.
7. The retail building site located in the southwest corner of the site plan should be lowered
by a minimum of five feet.
8. The applicant shall provide the City with a $10,000.00 financial security to guarantee
installation of the curb cuts and boulevard restoration. The security may be included with
the security requirements for the site landscaping.
9. An erosion control plan shall be developed and incorporated into the site plan and
resubmitted for City staff review and approval. Staff recommends implementing the
City's Best Management Practice Handbook for the plan design as well as site
restorations. The northerly back slope behind the building should be restored with an
erosion control blanket. Plans should also employ erosion control measures around
proposed catch basins with hay bales or silt fence or other approved measures in
accordance with the City's Best Management Practice Handbook.
10 The final site grades shall be compatible with the final grade of the Oak Pond
development directly north of this development.
jms
c: Charles Folch, City Engineer
Hoisington Koegler Group Inc.
RICE,/
H K N ; = 199
OF ,,4"vr. cct
MEMORANDUM
Date: 23 November 1993
To: Robert E. Generous, Planner
City of Chanhassen
From: Michael Schroederl� •
V
RE: Review of West a e Center Landscape Plan
Chanhassen,Minnesota
As requested, Hoisington Koegler Group Inc. has reviewed the Landscape Plan for the West
Village Center(Byerly's) in Chanhassen, Minnesota (dated November 18, 1993, as prepared by
McCoy Architects). Our review is divided into general comments, which reflect concern for
landscape issues throughout the site, and specific comments dealing with concerns at individual
locations on the site.
1 General Comments
1.1 Design
1.1.1 The pattern of planting seems to be one of alternating species, both in perimeter planting
and buffer plantings. The resulting landscape will likely be static and monotonous. Consideration
should be given to placing plant materials together to create a bolder, more interesting landscape,
without excessive alternation.
1.1.2 Most plants are planted in straight lines -- great for mowing, but hardly reflective of the
surrounding landscape. It would more appropriate to use plants in massings, creating a more
diverse and dynamic landscape.
1.1.3 Within massings, similar species should be used to ensure the greatest effect from the
individual plants. Plants typically work better in large groups than as individual specimens.
1.2 Street Trees
1.2.1 The plan does not recognize the street tree planting at West 78th Street and Kerber
Boulevard, where the City has installed, or has plans for, trees at 50 feet on center (for West 78th
Street) or 35 feet on center(for Kerber Boulevard).
1.2.2 The plan should start with the pattern of street tree plantings at the streets, allowing these
trees to provide continuity between this site and other developments. Trees for this project can
then be placed in groupings within the setback or berms areas of the site.
1.2.3 The plans for West 78th Street show a permanent landscape easement at several locations
along West 78th Street. If this site were planted according to this plan, it would result in tree
spacing that is too close for the health of the plants.
land Use/Environmental ■ Planning/Design •
'300 Metro Boulevard I Suite 525 • Minneapolis,Minnesota 55439 ' (612)835-9960 • Fax:(612)835-3160
West Village Center Landscape Plan Review
Chanhassen, Minnesota Page 2
1.3 Species
1.3.1 The variety of species indicated is generally adequate, although it would be appropriate to —
include higher value species such as oaks and sugar maples where appropriate and where space is
adequate (north of the building in the buffer area or west of the retail section of the building). Both
are native to Chanhassen and would better reflect the landscape character of the area. —
1.4 Shrubs
1.4.1 The groundlayer seems to be neglected, for there are very few shrubs on the site,and those
that are used have little color to add to the landscape.
1.4.2 Evergreen shrubs are great for winter and also add to the summer landscape, but use of
more flowering shrubs in combination with the evergreen shrubs would be appropriate. Even if
their bloom time is limited,their effect when flowering is significant.
1.4.3 The plan should consider the use of more shrubs and perennials (such as daylilies) in
important areas of the site. These plants could be used as accents at site entries or pedestrian areas.
1.5 Turf Areas —
1.5.1 Sod areas should be irrigated;there was no indication as to whether this is planned.
1.5.2 For maintaining sodded areas,it is reasonable to mow slopes no greater than 4 horizontal to
1 vertical. Large areas of the site, including berm areas, show sodding on fairly steep slopes,
some approaching or exceeding three horizontal to 1 vertical. —
2. Specific Comments
2.1 Site Entries —
2.1.1 The more formal placement of trees along entry drives works to continue the feeling
established by the city's tree planting at the street. Tighter spacing of the trees along the entry —
drives is desirable.
2.1.2 Entries could be marked at the streets with more colorful plantings,creating a break in the
rhythm of street tree planting and providing emphasis for site entry points. —
2.1.3 Shrubs along the entry drives would reinforce views to the building and obscure bumpers
and hoods of cars. —
2.2 Building
2.2.1 Although the building is well articulated to break up its mass, adding ornamental trees
(crabapples, hawthorns or japanese tree lilacs) in planting areas near the building would add
interest and color to the expanse of wall, especially at the front(south) side of the building. Care
should be exercised in selecting plants that do not set fruit (which can be messy in the case of some —
crabapples) for areas close to pedestrian ways.
2.2.2 Areas near the building would benefit from the introduction of more colorful plant _
west Village Center Landscape Plan Review
Chanhassen, Minnesota Page 3
materials, in the form of flowering shrubs and perennials.
2.2.3 Care should be exercised in spacing shrubs to ensure that complete cover of the planting
bed is achieved at maturity.
2.3 Parking Areas
•
2.3.1 Overstory trees within the parking areas would reduce the amount of paving and provide
some shade in an otherwise large expanse of parking. Plantings could be grouped in-larger
islands near the center of the parking area without significantly decreasing parking opportunities or
_ increasing maintenance concerns.
2.3.2 At the perimeter of parking areas, the large expanses of sod from the back of the curb to the
property line should be planted with trees and shrubs in significant groupings. This should also
occur between the westerly entry drive and the east side of the small commercial building, around
the commercial building itself and at the area west of the retail building. Conifers in these areas
would be useful for the winter landscape.
2.3.3 Consideration should be given to maintaining views to the building when placing tree
groupings in perimeter areas.
2.4 Buffer Areas
2.4.1 Plantings, as shown, will do little to buffer the residential uses to the north of the site. In
order to more effectively screen the new building from these residences, the trees should be placed
closer to the top of the slope (as opposed to near the bottom where they have virtually no effect on
screening).
2.4.2 Spacing of conifers should be 10 feet to allow them to grow together into a more solid
mass at a younger age. As at other areas of the site, these trees should be placed strategically in
groupings to increase their effectiveness as a buffer and to lend a more natural feel to the planting.
Depending on planting requirements to meet city standards, the use of more but smaller materials
may be warranted to achieve better long-term screening of the new building.
2.4.3 The use of oaks, a more valuable species than hackberry, would be reasonable as space is
available. Oaks would also be more consistent with the surrounding landscape.
2.4.4 The slope in the buffer area is shown as sod, which is reasonable for slopes that require
maintenance as long as they do not exceed a 4:1 slope. If slopes are steeper, the use of a
groundcover should be considered. A good choice would be sumac, a plant that is native to the
area, which helps to hold slopes by virtue of its root structure and growth habit.
Please call me if you have any questions or require clarification of any of these comments.
, 1 t
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Figure 11-3 ' Favorable soil conditions for pavement plantings can be ob- ;1 ftt• i
a 1.r tanned by replacing 3.5 m3 (120 ft ) of soil 0.6 m (2 ft) deep with coarse `' .,:- . t
lava slag and soil mix before installing pavement. The shape of an excava- i
,2: tion depends on the space available. Aeration can be further enhanced by �6k, I
placing an aeration system as shown; the horizontal portion can be either
f . , PVC pipe or flexible tubing. The risers are of heavy metal pipe with addi- , t '
tional support (not shown) to protect the tree and to withstand abuse. :i ,1Z if.•
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center of where the planter will be. The rock-soil mixture is lightly compacted to S • .•
. give a solid surface of lava with soil filling the voids. The pavement can then be .
installed. This providespavement :
— a firm base for the with no further compaction ,_1t
,• and because of the porosity of the lava (about 48-50 percent v/v)an optimal supply .;,.!I •
of oxygen for tree roots (Kopinga 1985, citing Terlouw 1981). Tree roots should E..l! i- : : `
grow out into the soil among the lava. Rocks other than lava could also be used ., .
though the aeration would not be as good. • ri `-
1 Urban (1989) examined thirteen 11- to 27-year-old plantings in tree pits sur- `:l i• t
rounded by pavement in locations from Boston to Virginia. One of his conclusionsq
a� is that "any planting site with less than 100 cubic feet (3 m3) cannot sustain long- '_ '' `- ))
•r- x=11 term tree growth." Beyond a depth of 0.6 m (2 ft), increase in surface area is more i...
td `€ beneficial than increase in soil depth for all but large-growing trees. Depending on ; M , .�
— priorities and adequacy of summer rain, an irrigation system may need to be in- ,� t :;
;' stalled. .It.� -ii 1
ii -Cluster and linear tree and shrub plantings are becoming more common along •k + (•
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rr .•- center-city streets and in plazas (Fig. 11-4). These provide more shared rooting i.-1i . ?
ler- "•: space and exposed surface for aeration and rain deposition. In Europe and America, .. i 114
in -- some planters are joined with channels of quality soil under the paving. For the soil Ali '=
"; channels to be successful, it would be wise to have at least one perforated aeration 'k ;
a iter
pipe in each channel which is connected to vertical risers in each of the planters. +•..
ae This is an extension of aeration system shown in Fig. 11-3. is tt. -
ns - Planting Trees in Paved Areas 249 ' � '
:i,I
CIT, .
CHAt Bob__ raw rm.
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN. MINNESOTA 55317 _
(612) 937-1900 • FAX (612) 937-5739
MEETING NOTICE
CHANHASSEN SURFACE WATER MANAGEMENT TASK FORCE
WEDNESDAY, DECEMBER 1, 1993
5:30 to 7:30 P.M.
CITY COUNCIL CHAMBERS
5:30 Dinner
6:00 SWMP Program Financing Strategies
6:45 Bluff Creek Initiative
7:00 Final changes to Draft Plan
7:15 Formal Plan adoption —
We expect that this is to be the final regular meeting of the SWMP Committee. If everything
proceeds as expected, we will be asking you to adopt the Plan and forward it to the Planning
Commission and City Council for formal adoption. Due to the shortage of available staff time,
we have not been able to prepare a memo on the financing issue for delivery with this agenda.
Please bear with us. One will be made available for discussion at the meeting. Hope to see you
there.
CITY OF
CHANHASSEN
ff" 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739
MEMORANDUM
TO: Planning Commission
FROM: Paul Krauss, Planning Director
DATE: November 23, 1993
SUBJ: Report from the Director
At the council meeting of November 22, 1993, the following actions were taken:
1. Zoning Ordinance Amendment to City Code Section 20-57 Regarding Expiration of
Platting Variances was given final reading on the consent agenda.
2. At the City Council's request, the possibility of imposing a moratorium ordinance on the
Highway 5 Corridor was discussed for the third time in the last year. The council raised
this matter at the last meeting when they reviewed the Centex Townhome development
at the intersection of Galpin Boulevard and Highway 5. The council didn't so much
object to the Centex proposal, but rather were concerned with the lack of progress on
moving forward with the Highway 5 plan. Staff brought back a moratorium ordinance
for the council; however, we recommended that instead the council direct the Planning
Commission to expedite work on the Highway 5 plan and ordinance. We recommended
that the City Council order the Planning Commission to clear its December 15 and
January 19 regular meetings as well as hold any special meetings that may be required
to get the plan to the City Council by February 1. This is consistent with the schedule
that we have mailed out to you previously. The council approved of this strategy and
directed staff to clear the appropriate agendas.
= 3. Concept PUD to rezone 90 acres of property from A2 to PUD for Centex Real Estate,
232 unit Residential Development. The council discussed the pros and cons of this
project at the last meeting. As I pointed out above, their major issues with this proposal
had less to do with design than with Highway 5 issues in general. The council ultimately
approved the PUD concept plan, but after discussing the matter with staff, they added a
condition to the effect that this item not be brought back for formal approval until the
Highway 5 plan is completed. This condition is similar to one which was imposed on the
Opus Development. We pointed out to the City Council that we expect to see a
Planning Commission
November 23, 1993
Page 2
development proposal on the site located between the proposed elementary school and
McGlynn's Bakery on the south side of Highway 5. This will also come in as a mixed
residential/office industrial PUD. We would anticipate it also will be reviewed as a
concept with formal submittals being delayed until the Highway 5 program is completed.
4. Concept PUD for mixed high density, 190 dwelling units and neighborhood commercial
for Tandem Properties, to be known as Mission Hills. This item was scheduled for the
previous council meeting but was not heard due to the lateness of the hour. While several
neighboring residents were in the audience, no one spoke for or against the project at the
council meeting. Staff tends to believe that many of the issues that have been raised in
their several visits to the Planning Commission were ultimately resolved due to design
changes and have helped to respond to the issues raised by the residents. Staff pulled this
item from consideration at a previous council meeting because of lack of consideration
of all the various Highway 101 design alternatives. The Highway 101 study is moving
forward and will be coming before the Planning Commission in the near future. It was
concluded that while the project was impacted by the various alternatives, the impact is
not severe enough to disrupt the basic plan. The City Council is generally satisfied with
the concept, although there were some comments about the density and the ultimate
neighborhood commercial use. Councilman Senn wished to add a condition that no auto-
related uses be allowed in the commercial strip and this was approved by the council.
The council voted to approve the concept and we expect to begin working with the
developer on the formal plans in the near future.
5. Lake Susan Hills 9th Addition and Trotters Ridge Tree Preservation Plans. This item is
explained in great detail in the attachments that were delivered to the City Council and
are provided with this memo. The City Council realized the high degree of restraint that
had been placed on these developments by the approved tree preservation plans and the
fact that the Tree Board is rethinking their approach at the present time. They voted to
give staff authority to negotiate a revised tree preservation program that maximizes
preservation while enhancing flexibility for the developer and future homeowners.
Pa
CITY 0 F ----r
C IIANHASSEN
_ 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739
MEMORANDUM
TO: Don Ashworth, City Manager
FROM: Paul Krauss, AICP, Director of Planning
DATE: November 15, 1993
SUBJECT: Tree Preservation Plans for Lake Susan Hills 9th Addition and Trotters Ridge
At the last Council meeting, you were approached by Bob Smithburg, a Chanhassen resident who
was actively involved during the approval of the 9th Addition plat. Mr. Smithburg probably
would have preferred that no development be approved on this site, but since it was to be
approved, his primary focus was on tree preservation. He remains actively concerned with this
issue and frequently contacts myself and other staff members, as well as members of the City
Council, relative to tree preservation. I have attempted to keep him posted on ongoing
discussions concerning the 9th Addition to the best of my ability but time is exceedingly short
and I have a large variety of responsibilities to the point where Mr. Smithburg may not be
satisfied with the frequency of my responses. As I have indicated to him on several occasions,
as well as to at least one member of the City Council, city staff has been actively involved in
overseeing tree preservation issues on the 9th Addition as evidenced by the attached material.
In an attached letter, staff has presented a description of our findings on the 9th Addition and
proposed solutions. We are asking for the City Council's guidance as to whether this is
acceptable or not..
A related matter has surfaced on the Trotters Ridge subdivision on Galpin Boulevard. Attached
you will find a proposed woodland management plan developed by the applicant that would serve
to further refine the approved preservation plan
With these two subdivisions, staff has been presented with a major dilemma. Through the
advocacy of the Tree Board, and well intentioned efforts of several members of the Planning
Department, these two subdivisions were subjected to extraordinarily intensive levels of tree
preservation. We have always prided ourselves on the fact that Chanhassen is on the cutting
edge of environmental protection, and in recent years we have always maintained a high level
of attention towards tree preservation. However, these two subdivisions went considerably
Don Ashworth
November 15, 1993
Page 2
further than we had ever gone before. Both have significant stands of mature trees and goals
were set to save the majority of them. In both cases, the design of the subdivision was modified,
lot lines were relocated, utility lines were relocated and modified streets narrowed, and a large
number of other measures were employed to make sure that the underlying subdivision causes
as little impact as possible. Tree conservation areas were established wherever possible.
However, these two projects went considerably further than we have ever gone before. Through
the approval process, staff had attempted to select trees for preservation throughout the entire
project and outside the normally compact and easily identified conservation areas. Based upon
the advice of our forestry intern, and tree board construction activity was supposed to be banished
from an area extending out 150% of the tree crown from the trunk. These were individual trees
designated for preservation on a massive scale based upon the surveys undertaken before the
projects were approved.
While these efforts were well intentioned, hindsight may say that they were somewhat misguided
and over zealous. They have created administrative nightmares not only for city staff but also
for the developers who I believe are attempting to make good faith efforts to accommodate the
city's goals. Once equipment arrived at the site, we found it was virtually impossible to even
walk on the site with 150% of the tree crown standard, much less undertake construction activity.
We have also found that its unusually difficult to locate homes on many of the lots. In fact,
some are unbuildable because of the 150% requirement. The level of time and effort that must
be committed by city staff to ensure compliance is immense and does not end with the initial
construction phase. We find we are negotiating with individual buyers whether not this tree or
that tree can be cut while in fact the development contract says that none of them can be cut.
In short, with 20/20 hindsight, we believe that this approach was not an ideal one and have asked
the Tree Board to reconsider. At this time, based upon these findings by staff in a meeting that
was with developers, the Tree Board is in fact doing just that. We hope to have a tree
preservation ordinance available for adoption by February that will incorporate or flexibility for
the developer in exchange for enhanced tree preservation as well as incorporating standards that
are more attainable and require a lower degree of ongoing enforcement. One of the major
philosophical problems I have with the approach that was taken on these two subdivisions is that
it completely ignores economic reality. While I wholeheartedly support modifying developments
to the greatest extent possible to protect large stands of tees, I do not think the city belongs in
an argument between the builders and home buyers as to which individual tree should be cut
around the home itself. These future residents of our community are paying a premium for
forested lots. To the extent possible, we should allow common sense and the market to provide
adequate guidance rather than having "big brother in the form of a city staff member going out
to the site and dictating which tree can be cut. They are paying a premium for these treed lots
and common sense would dictate that they are going to do whatever they can to preserve their
investment. I think that with a little bit of common sense, we can develop a tree preservation
approach that avoids the massive staff commitment as well as the significant levels of hostility
Don Ashworth
November 15, 1993
Page 3
that result from home buyers being told where they have to put their house and what sort of
design their house must be to fit on a lot.
As indicated above, in an attached letter staff has outlined a proposed strategy for dealing with
Lake Susan Hills 9th Addition. Additionally, we have a proposal from the Trotters Ridge
developer in the form of the Woodland Management Plan that was required with the approval
of that plat. This is attached for your review. Staff fords it to be acceptable as long as it is clear
that the trees that were designated for preservation with this plat remain preserved under the
Woodland Management Plan. We note that the developer has actually saved more trees than
what was required on the initial plan by working around trees that are closer to the right-of-way.
To support these efforts, with these additional trees were not covered under the original approval
and if they need to be removed for some reason or if they do not survive due to construction
damage that occurred around it, then we do not believe the developer should be penalized.
Attachments
a. Woodland Management
b. Letter to Ron Isaac, Joe Miller Homes dated November 16, 1993
c. Letter to Dale Runkle, Joe Miller Homes dated November 16, 1993
d. Letter from Dale Runkle to Paul Krauss dated November 9, 1993
_ e. Memo from Jeff Schultz to Paul Krauss regarding tree preservation issues on
Lake Susan Hills 9th Addition.
TROTTERS RIDGE, CHANHASSEN,
MINNESOTA
WOODLAND MANAGEMENT PLAN
November 9, 1993
Purpose
Trotters Ridge Limited Partners (TRLP) and the City of Chanhassen (city)
seeks to preserve as many of the major trees existing on the site and to
add a variety of tree species where appropriate. By preserving a
significant portion of the mature oaks, basswoods, ash and iron wood trees
the single family neighborhood will be of a higher quality and the
environment will be improved.
Method
TRLP will work to preserve "savable" trees during initial site construction.
The developer will do this by using these methods:
A) Prior to site design a tree inventory of 12" or larger trees is
completed. The trees are surveyed, located and identified with a
numbered tag.
B) A forester will inspect and evaluate the existing trees. The
purpose is to make recommendations upon trees condition,
construction tolerance, and expectation for survival during and after
construction.
C) A site plan is developed taking into account the forester's
recommendations, the requirements of the city for engineering, and
planning and construction requirements.
D) Before site construction the forester, city inspectors, contractors
and developer will layout construction limits and mark the location
for barrier fencing for construction protection.
E) The forester may recommend locations where vibratory plowing
may be used for "clean cutting" of the root zone adjacent to streets
and major excavations.
F) The construction sequence to be used will be:
1) Clear street R.O.W. and the areas where vib plow is to be
used.
2) Run vib plow on all areas where root zones are to be cut.
3) Install barrier fencing on the vib plow line and other areas
defined by city and developer.
. ,
4) Commence site mass grading within grading limits. Install
utilities and streets.
5) After site improvements are installed, walk site to inspect
preserved trees and determine if all saved trees do indeed
warrant further preservation or removal before home
construction.
G) TRLP will contract with a forester to work with individual lot
owners/builders to help site their home and site improvements so as to
maximize the woodland character of the lot. Trees will be evaluated with
the survival likelihood after construction as a major factor. These items
will be reviewed for each lot:
1) Trees health/pruning etc. . . .
2) Root zone protection during construction
3) Root cutting before excavation
4) House placement
5) Utility line location
6) Soil stockpiles/disposal
7) Dumpster/waste location
8) Fencing of non-disturbed areas
9) Parking & building material storage
H) During home construction the developer and forester will visit
the sites to monitor the success of the preservation program.
Written consultation forms will be filled out for each lot.
I) After construction is completed the forester will be available to
answer questions for the home resident as to the sites tree
preservation efforts and what they can do to maintain the health of
their trees.
Summary
Trotters Ridge Lmt. Partners will make every reasonable effort to protect
the existing significant trees on the site and to educate the contractors and
residents on our tree preservation program. By successfully protecting the
sites trees Trotters Ridge homeowners will enjoy the desirable woodland
environment.
Owner: Forestry Consultant:
Trotters Ridge Lmt. Partners c/o Rainbow Treecare, Jeff Rick
Tandem Properties, Dick Putnam 46G Excelsior Blvd. Suite 300
2765 Casco Point Road St. Louis Park, MN 55416
_ Wayzata, MN 55391 922-3810
471-0573
CITY OF
ItClIANIIASSEN
104 1
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN. MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739
November 15, 1993
Mr. Ron Isaac
Joe Miller Homes
3459 Washington Drive, #204 •
Eagan, MN 55122
Dear Ron:
This letter is intended to serve as the outline for an understanding on revised tree preservation
measures for Lake Susan Hills 9th Addition.
Based on a recent inventory it was clear that approximately 17 trees designated for preservation
on the city approved subdivision plans have been removed. We have discussed the matter at
length, and made several site visits. We have been unable to verify the status, or health of these
trees after the fact. However, the city forestry intern recalls seeing several dead trees in the area.
Furthermore, it appears unlikely that live trees were willfully destroyed. A professional tree
service was used, and live trees remain standing in and around the area where the trees were
removed. We are therefore concluding that the tees that were removed were likely dead or
damaged, and the removal was done in good faith. With the large number of trees that were
surveyed, it is quite possible that some existing damage was not noted or that summer storms
could have caused damage after the survey. The error was in the developer's failure to notify
the city prior to removal, and you have assured the city that this will not happen again. Based
upon these findings, no further action vis-a-vis replacement or fines are to be levied.
Additionally, tree protection fencing has been removed in several areas, and equipment has been
driving over the root zones. This has the potential for causing long term damage. You
acknowledge your firm's liability in this regard and need to take remedial action. City staff has
maps illustrating the reflected areas. Normal procedures in these cases is to withhold costs or
letter-of-credit for a period of two growing seasons to the health of the trees. At the end of the
period, replacement is provided as required.
As an alternative, your forestry consultant has suggested a pro-active approach. He proposed -
undertaking deep root high pressure fertilization on 3 foot centers in the root zones of the
CITY OF
1041‘ CHANIIASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739
November 15, 1993
Mr. Dale Runkle
Joe Miller Homes/Argus Development
Suite 204
3459 Washington Drive
Eagan, MN 55122
Dear Dale:
I am aware of the fact that you tried to contact me several times, but frankly I had many other
more pressing matters to deal with. I am also somewhat confused as to the apparent lack of
communication between yourself and Ron Isaac. You should be aware of the fact that I met with
Ron twice in the last two weeks in an attempt to gain an understanding of protected trees that
were removed and/or damaged by Argus Development and your subcontractor. I am copying
you on a letter that I have sent to Ron that outlines our proposed understanding. You should be
further aware that the City Council has been approached by an area resident who was concerned
about the tree cutting on the 9th Addition. Consequently, the City Council has asked that I bring
this matter back before them for consideration at their meeting of November 22. I am asking
that your company have someone in attendance.
Relative to your letter of November 9, you appear to continue to be angling for permission to
cut additional trees which had previously been designated for preservation on plans approved by
the city. You seem to be implying that you could willfully cut trees that were supposed to be
= preserved in the expectation of their replacement on a caliper inch basis. This is certainly not
the intent of the project approval. The tree replacement on a caliper inch basis is to cover trees
which were inadvertently or mistakenly damaged or removed through the construction process.
It is not an open invitation to flagrantly disregard the tree preservation plan that was presented
by your firm and adopted by the city. The fact is Dale, you are going to have to make sure that
people put the right home on the right lot and it is further going to be a fact of life that not every
home will fit on every lot. I view these discussions with potential lot purchasers as a matter of
.' RECEIVED
NU*,
NOV 101993
CITY OF CHANHASSEN
elVI
3459 Washington Drive,Suite 204 —
Eagan,MN 55122
454-4663
Mr. Paul Kraus November 9, 1993 —
Planning Director
City of Chanhassen
. v
1 r n
u, L,ouk..rDrIVe -
PO Box 147
Chanhassen, MN 55317
RE: Lake Susan 9th _
Dear Paul:
For the past week I have been trying to contact you regarding the interpretation of the
Development Agreement. I am questioning the interpretation of the section which allows certain
trees to be removed by Lot and Block. There are other sections which refer to trees which are lost
during construction. If a tree is damaged or removed which is not on the permitted list, it is the —
responsibility of Joe Miller Homes/Argus Development to replace that tree on a caliper inch basis.
If this is not your interpretation or if there are additional penalties or requirements, please let me
know. If your response is more than what I have listed above, please provide the documentation
for the basis of your additional requirements.
•
•
I look forward to hearing from you.
Sincerely,
� c
Dale Runkle
Joe Miller Homes/Argus Development
cnnwc,ag,.amera,oaieJtrau.doe •
CHANHASSEN1
CITY OF
110 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739
MEMORANDUM
TO: Dave Hempel, Assistant City Engineer
FROM: Jeff Schultz, Forestry Intern
DATE: October 7, 1993
SUBJ: Tree Removals at Lake Susan Hills 9th Addition
Today I visited Lake Susan Hills 9th Addition to check on the status of the preserved trees.
Unfortunately, I was unable to find several trees that were supposed to be preserved.
Following is a list of those trees:
Tag # Size Species
326 10" twin Box elder
331 14" Box elder
377 8" Elm
376 14" Box elder
378 8" Oak
407 32" Oak
436 8" Elm
438 10" Elm
439 10" Elm
441 6" Elm
433 38" Oak - (may have been dead)
434 48" Oak - (may have been dead)
426 50" Oak - (may have been dead)
427 8" Box elder
574 10" Basswood
577 30" Oak
862 8" Oak
In addition, two large oaks numbered 421 and 443 have had heavy equipment driven over
their root systems repeatedly, within a couple feet of the trunks, even though they were
fenced. Also, the tree fencing was completely removed from Lots 10 through 15, Block 3
(Drake Court) and fresh tracks indicate that heavy earth moving equipment has repeatedly
driven over the root systems of many trees on these lots, probably causing extensive damage
to the trees.
CITY OF
.tor CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739
•
MEMORANDUM
TO: Paul Krauss, Planning Director
Dave Hempel, Assistant City Engineer
FROM: Jeff Schultz, Forestry Intern
DATE: October 12, 1993
SUBJ: Damage to Existing Trees at Lake Susan Hills West 9th Addition
On Oct. 11, I completed a survey of trees in the areas that have had heavy equipment driven
over the boundaries of the protective fencing. Any tree that had heavy equipment tracks
within ten feet of the trunk is included in the following list. These trees are likely to show
various degrees of crown dieback within the next 1 to 5 years. Many other trees may have
suffered damage in a similar fashion, but it is difficult to say for certain due to the large
amounts of leaf and wood chip litter on the forest floor.
This list does not include the trees that were cut in excess of the development agreement.
Tag # Size Species
602 18" Oak
576 24" Oak
509 28" Oak
508 22" Oak
507 24" Oak
501 40" Oak
99 8" Oak
98 10" Oak
95 8" Oak
93 10" Oak
88 12" Oak
87 8" Oak
80 10" Oak
70 18" Oak
69 8" Elm
Mr. Paul Krauss
Mr. Dave Hempel
October 12, 1993
Page 2
71 22" Oak
600 24" Oak
593 16" Oak
594 16" Oak
595 16" Ash
596 30" Oak
597 18" Oak
626 28" Oak
598 18" Basswood
650 24" Ash
651 40" Oak
625 20" Ash
615 24" Ash
— 616 24" Oak
606 20" Oak
573 36" Oak
420 50" Oak
421 no data Oak (large)
443 38" Oak
These trees are located on lots 4 and 6 - 14, Block 3.
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driveway. Although local ordinances
differ,driveways and utility lines
don't always have to be straight,and40Plit
homes don't always have to be in the �� � -p'
center of the lot(Figure 4). If the PRZ '�
of a tree falls inside the constructionOr? r . -at
zone,you should seriously consider ' ..a `� tis
changing the original design,adding ` I 4I*' ' %�%i-'
protection measures,or removing the / .� r.
tree before construction begins. ili, ' - _ ,�140 `
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vithe creation of hazardous tree situations such
a ..-!'•� as damaged trees located too close to the
- 'i 4$• house or dangerous overhanging limbs.
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,,.....,,4 „,-...,...4,:„ ' some trees by siting the new
•
"' " construction ryay from the center 1.1
M' .• ,: .,: of theIOt :'
ONGOING ISSUES
REVISED DECEMBER 1, 1993
ISSUES STATUS
1. 1995 Study Area (North) and Hwy. Materials presented to PC. Public hearings
5 Corridor Study scheduled for January 1994.
2.* 1995 Study Area (South)/Bluff Staff is working with MnDNR on the
Creek Corridor Greenway/Existing potential of establishing a comprehensive
use zoning - BF District multi-agency program to protect Bluff
Creek. The initial meeting is secheduled
for November 16. It is anticipated an
LCMR (lottery fund) grant will be
requested in February, 1994.
3. Sign Ordinance Draft ordinance has been completed and
will be reviewed by the Hwy. 5 Task Force
in May. CC asked that the committee
look at limiting the number of sign boards
on building exteriors for office buildings.
To be completed by January 1994.
4. Tree Protection Ordinance, Mapping Work completed on upgrade parking lot
of significant vegetative areas landscaping. Work on going on boulevard
plantings and tree preservation standards.
5. Shoreland Ordinance Staff is currently working on draft of the
ordinance. Initial comments delivered to
Minnesota DNR. Will place on upcoming
PC agenda.
6. PC input in Downtown Planning The city is embarking on a 2002 Vision
and Traffic Study Plan for the CBD. Meeting scheduled
November 1. The Planning Commission
will be notified.
7. Review of Architectural Standards Hwy. 5 Task Force is working on this
to Promote High Quality Design issue. Will likely influence what is done
in balance of city.
1
8. Temporary uses, sales - new PC reviewed. Staff given direction to
ordinance make changes and bring back in
November.
9. Open Space Zoning Requested by PC.
10. Upgrade landscaping ordinance Completed
standards to meet criteria
established during Target Review.
11. Joint meeting with Park and Requested by PC.
Recreation Commission on natural
area preservation and Park
Comprehensive Plan.
12. Review land use designation of Recommendations for changing
parcel located west of Hwy. 41 and comprehensive plan in this area are
— south of Arboretum. contained in the Hwy. 5 plan.
13. Auto related uses. CC determined that new district not
appropriate but wants lot by lot discussion of •
available sites and how best to control/
influence auto related uses.
14. Local/Collector Street Plan PC requested discussion of potential
developing a map and plan.
* Change in status since last report.
2
CITYOF
04 r4 CHANHASSEN
,,. 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739
- w
MEMORANDUM
TO: Planning Commission
Highway 5 Task Force
FROM: Kate Aanenson, Senior Planner 'CUL
DATE: November 24, 1993
SUBJ: Highway 5 Corridor Field Trip
This is just a reminder that on Saturday, December 4, 1993, the Planning Commission and
Highway 5 Task Force is invited to take a field trip of the study area. We will be boarding a
bus at approximately 8:00 a.m. The City Hall Council Chambers will be open at 7:30 a.m., and
juice, coffee and rolls will be provided prior to riding the bus. We plan to be back at City Hall
by 11:00 a.m. Please call Vicki or me if you plan on attending.
--- MARKETSQUARE
S 11 n P P I N C CENTER ---
•
November 22, 1993
Members of the Planning Commission,
City Council and HRA
City of Chanhassen
Chanhassen, MN
Ladies and Gentlemen:
It has recently come to our attention that a Byerly's grocery store is
being proposed on what is called the "James Site".
As managing partner of Market Square Associates, Limited Partnership,
the owner of the Market Square Shopping Center which opened only a year
ago, I have a very clear memory of the struggle we had in convincing a
grocery store operator to locate in the Chanhassen Market. In fact, it
was only after the City of Chanhassen, through its HRA, agreed to
provide a significant assistance package that we were able to obtain a
commitment from Gateway Foods for their Festival store.
The reluctance on the part of area grocers to locate in Chanhassen was
based on extensive market research which consistently revealed that the
market would not support a major grocer for some time.
Byerly's plans, therefore, leave us perplexed. We are concerned about
our investment as well as the City's. Not only do we feel that the
additional 50-60,000 square feet will put Festival's operation at risk,
we have also been told that there is a likelihood that the two stores
will together have a loss of $1 to $2,000,000 per year.
The entire Chanhassen retail market would certainly be impacted
negatively in general by unsuccessful grocery stores. The loss of
Festival as an anchor of Market Square would have a direct impact on the
balance of the tenants at the Center and even without the domino effect
loss of other tenants, would thus result in MSALP's inability to provide
either a return on or a return of the HRA's investment. As you know,
the HRA's investment is a considerable amount of money. The yield on
the investment is based not only on an annual interest amount, but also
on a share in the profits.
Although we are not aware of whether or not the sponsors of the Byerly's
project are seeking any TIF funds, we suggest that it would not be
prudent for the HRA to invest in a second grocery store at this time. In
addition, we would recommend that should the project be approved by the
City, the HRA look at some means of protecting its Market Square
investment. One alternative for doing so would be to provide TIF
assistance to the project which would require that all income generated
be earmarked for reimbursement of losses incurred at Market Square.
We have a second concern regarding the proposed project. We understand
that Byerly's intends to allocate a substantial portion of its space to
a liquor store. As you know, approximately 7% of Market Square is
occupied by a liquor store and, thus, the success of this tenant is also
important to Market Square's success. We would like to point out that
one additional liquor store has already opened since the opening of
Market Square, bringing the total number of liquor stores in the
relatively small Chanhassen market to three. We hope that the City will
seek to find some way to avoid further proliferation of off-sale liquor
licenses.
In closing let me say that as developers of Market Square, we
appreciated the cooperation and assistance received from the City of
Chanhassen. Without your help the project would not have been
possible. The project has, we believe, been well received in the
community and has served as a catalyst for further development. It
would seem, then that the funds invested by the HRA were well placed.
The merchants are, however, still operating in a rather fragile retail
market. Not all have yet proven whether they will be able to compete in
the long run. We therefore encourage you to give serious thought to the
planning process for an additional center anchored by a second grocery
store at this time, not only for the sake of the existing businesses,
but also as a fiduciary responsiblity to the taxpayers of Chanhassen to
protect the initial investment.
Yours - , ,
/)'
/Zt}
Timothy L. Mennir —
Managing Partner