Loading...
PC Staff Report 9-07-21PLANNING COMMISSION STAFF REPORT Tuesday, September 7, 2021 Subject Consider a Request for Subdivision of Two Parcels into Three Lots and One Outlot and Site Plan Review for Development of an Approximately 82,000­Square Foot, One­Story Office­ Warehouse Building at 2100 Stoughton Avenue (River Valley Industrial Center) Section PUBLIC HEARINGS Item No: B.2. Prepared By Bob Generous, Senior Planner File No: Planning Case No. 2020­19 PROPOSED MOTION: The Chanhassen Planning Commission recommends approval of Planning Case #2021­19 for a preliminary plat and site plan for River Valley Industrial Center, plans prepared by Westwood Professional Services, Inc, dated August 3, 2021; and Phillip D. Johnson, Architect, dated August 3, 2021, subject to the conditions of staff report, and Adopts the Findings of Fact and Recommendation. SUMMARY OF REQUEST The applicant is requesting subdivision approval to create a building lot for a second building on the site and site plan approval for an 81,660­square foot, one­story office­warehouse building. APPLICANT Capstone Investors, LLC, Joel Buttenhoff, 102 Jonathan Boulevard North, #200, Chaska, MN 55318 SITE INFORMATION PRESENT ZONING:  Industrial Office Park District (IOP) LAND USE:Office Industrial ACREAGE:  24.12 acres  DENSITY:  0.21 F.A.R.  APPLICATION REGULATIONS Chapter 18, Subdivisions Chapter 20, Article II, Division 6, Site Plan Review Chapter 20, Article XXII, “IOP” Industrial Office Park District PLANNING COMMISSION STAFFREPORTTuesday, September 7, 2021SubjectConsider a Request for Subdivision of Two Parcels into Three Lots and One Outlot and SitePlan Review for Development of an Approximately 82,000­Square Foot, One­Story Office­Warehouse Building at 2100 Stoughton Avenue (River Valley Industrial Center)Section PUBLIC HEARINGS Item No: B.2.Prepared By Bob Generous, Senior Planner File No: Planning Case No. 2020­19PROPOSED MOTION:The Chanhassen Planning Commission recommends approval of Planning Case #2021­19 for a preliminary plat andsite plan for River Valley Industrial Center, plans prepared by Westwood Professional Services, Inc, dated August3, 2021; and Phillip D. Johnson, Architect, datedAugust 3, 2021, subject to the conditions of staff report, andAdopts the Findings of Fact and Recommendation.SUMMARY OF REQUESTThe applicant is requesting subdivision approval to create a building lot for a second building on the site and site planapproval for an 81,660­square foot, one­story office­warehouse building.APPLICANTCapstone Investors, LLC, Joel Buttenhoff, 102 Jonathan Boulevard North, #200, Chaska, MN 55318SITE INFORMATIONPRESENT ZONING:  Industrial Office Park District (IOP)LAND USE:Office IndustrialACREAGE:  24.12 acres DENSITY:  0.21 F.A.R. APPLICATION REGULATIONSChapter 18, Subdivisions Chapter 20, Article II, Division 6, Site Plan Review Chapter 20, Article XXII, “IOP” Industrial Office Park District Chapter 20, Article XXIII, Division 7, Design Standards for Commercial, Industrial and  Office­Institutional Developments BACKGROUND River Valley Business Center, an 180,000­square foot, four­unit, office­industrial­warehouse building, is the successor of the M.A. Gedney Pickle processing plant.  The most easterly 39,000­square foot unit contains a storage operation for decommissioned, armored vehicles, which have had their fluids drained.  There are two warehouse storage spaces of 48,370 square feet and 42,602 square feet in the middle portion of the building that are occupied by office, warehouse or manufacturing uses subject to limitations on the sewer capacity with the City of Chaska and Chanhassen City Code.  The westerly 50,160 square feet of the building is vacant and had been approved for a food processing operation, Hemp Acres, which did not proceed. The developer would like to build a second building on the site.  To do so, they must subdivide the property.  Since the public streets adjacent to the development are under the jurisdiction of the City of Chaska and Carver County, right­of­ way dedication and site accesses must comply with their requirements. RECOMMENDATION Staff recommends that the Planning Commission recommend approval of Planning Case #2021­19, for a preliminary plat and site plan for River Valley Industrial Center, plans prepared by Westwood Professional Services, Inc, dated August 3, 2021; and Phillip D. Johnson, Architect, dated August 3, 2021, subject to the conditions of the staff report, and adopt the Findings of Fact and Recommendation. ATTACHMENTS: Staff Report Findings of Fact and Recommendation Development Review Application Plans Project Narrative Building Elevations Building Elevations & Materials Carver County Requirements Chaska Boulevard Requirements Traffic Study Affidavit of Mailing CITY OF CHANHASSEN PC DATE: September 7, 2021 CC DATE: September 27, 2021 REVIEW DEADLINE: October 5, 2021 CASE #: 2021-19 BY: RG, EH, DN, JR, JS, MU SUMMARY OF REQUEST: Request for subdivision of two parcels into three lots and one outlot and site plan review for development of an approximate 82,000 sq. ft., one-story office- warehouse building, River Valley Industrial Center. The proposed subdivision is in both Chanhassen and Chaska. The proposed building is in Chanhassen. A portion of the parking lot is located within Chaska. The City of Chaska is reviewing the project concurrently and also must grant subdivision approval and site plan approval for the project. LOCATION: 2100 Stoughton Avenue APPLICANT: Capstone Investors, LLC. Joel Buttenhoff 102 Jonathan Boulevard North #200 Chaska, MN 55318 joel@conerstone-mn.com (952) 368-9009 PROPOSED MOTION: “The Chanhassen Planning Commission recommends approval of Planning Case #2021-19, for a preliminary plat and site plan for River Valley Industrial Center, plans prepared by Westwood Professional Services, Inc, dated August 3, 2021; and Phillip D. Johnson, Architect, dated August 3, 2021, subject to the conditions of staff report, And, adopts the Findings of Fact and Recommendation.” 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 2 PRESENT ZONING: Industrial Office Park (IOP) 2040 LAND USE PLAN: Office Industrial ACREAGE: 24.12 Acres DENSITY: 0.24 F.A.R. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City’s discretion in approving or denying a Preliminary Plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City must approve the preliminary plat. This is a quasi-judicial decision. The City’s discretion in approving or denying a Site Plan is limited to whether or not the proposed project complies with Zoning Ordinance requirements. If it meets these standards, the City must then approve the site plan. This is a quasi-judicial decision. Notice of this public hearing has been mailed to all property owners within 500 feet. PROPOSAL/SUMMARY The applicant is requesting subdivision approval to create a building lot for a second building on the site and site plan approval for an 81,660 square foot, one-story office-warehouse building. APPLICABLE REGULATIONS Chapter 18, Subdivisions Chapter 20, Article II, Division 6, Site Plan Review Chapter 20, Article XXII, “IOP” Industrial Office Park District Chapter 20, Article XXIII, Division 7, Design Standards for Commercial, Industrial and Office- Institutional Developments BACKGROUND River Valley Business Center, an 180,000 square foot, four-unit, office-industrial-warehouse building, is the successor of the Gedney Pickle processing plant. The most easterly 39,000- square foot unit contains a storage operation for decommissioned, armored vehicles, which have had their fluids drained. There are two warehouse storage spaces of 48,370 square feet and 42,602 square feet in the middle portion of the building that are occupied by office, warehouse or manufacturing uses subject to limitations on the sewer capacity with the City of Chaska and Chanhassen City Code. The westerly 50,160 square feet of the building is vacant and had been approved for a food processing operation, Hemp Acres, which did not proceed. 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 3 October 10, 2010, City Council approved a 39,000 square-foot, one-story warehouse expansion on the east end of the building (Planning Case #2010-11). October 18, 1982, City Council approved Industrial Revenue Bond resolution for M.A. Gedney (Planning File #82-64). November 1979, City Council approved a sign variance to permit two signs on the industrial site. May 1979, City Council approved a 41,500 square-foot warehouse expansion, 6,000 square-foot sauerkraut manufacturing and 1,200 square-foot refrigeration storage (Planning Case P-125 / SPR #71-1). May 1972, Chaska-Chanhassen-Metropolitan Sewer Board entered into an agreement to permit M.A. Gedney to continue to use Chaska’s sanitary sewer system. June 1968, City of Chaska and Village of Chanhassen entered into an agreement to annex to Chanhassen and de-annex from Chaska land being purchased by M.A. Gedney for the plant operations. April 1, 1963, City of Chaska and M.A. Gedney entered into a sewer connection agreement. 1958, M.A. Gedney’s pickle manufacturing operations were consolidated at the plant on Stoughton Avenue. North of the site is vacant land in the City of Chaska and County Road 61 as well as additional vacant land within Chanhassen. To the east is an electrical substation for Minnesota Valley Electric and a cemetery. South across Stoughton Avenue is the Riverview Terrace mobile home park. To the west across Audubon Road are commercial businesses. The western portion of the property contains medal vats from the previous pickle factory on the site. A roofed, open sided dock area has been demolished on the western end of the existing building. In the future, if urban services are available for the entire area, the vacant land on the north side of the building will develop, creating a visual barrier for the north side of the building. The City undertook a feasibility study as part of the County State Aid Highway (CSAH) 61 Corridor Land Use Study in 2015 to determine the cost effectiveness of the extension of utilities to the property, and at that time, determine whether the Cities of Chanhassen or Chaska should provide sewer service to the property. The study findings indicated that extending City utilities to the study area is feasible. The CSAH 61 Corridor Land Use and Utility Study was finalized and approved by City Council on October 28, 2014. In anticipation of the redevelopment of this area, staff has also had discussions with the City of Chaska about extending Engler Boulevard as a connection to the northeast. SITE CONSTRAINTS Bluff Creek Corridor 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 4 This parcel is not encumbered by the Bluff Creek Overlay District. The City of Chanhassen established the Bluff Creek Overlay District by ordinance in 1998 to protect the Bluff Creek Corridor, wetlands, bluffs and significant stands of mature trees through the use of careful site design and other low-impact practices. Section 20-1255 of the Chanhassen City Code requires a conditional use permit for all development within the Bluff Creek Corridor. Wetland Protection There is/is not a wetland located in the development site. The proposed development should/ should not impact this wetland. Bluff Protection There are/are not bluffs on the property. Shoreland Management The property is not located within a shoreland protection district. Floodplain Overlay This property is/is not within a floodplain. SUBDIVISION ACCESS Access to the property is provided from Audubon Road and Stoughton Avenue, which connect to the arterial roads of CSAH 61 (Flying Cloud Drive) and CSAH 15 (Audubon Road). Audubon Road and Stoughton Avenue directly abutting the property are under the City of Chaska’s 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 5 jurisdiction and Flying Cloud Drive is Carver County’s. The City of Chanhassen does not have any right-of-way (ROW) directly abutting the property; however, the approximately 1,300 foot portion of Stoughton Avenue which provides access from Flying Cloud Drive to the property is a part of Chanhassen’s roadway network, illustrated in the image below. A traffic memo prepared by Paul Villaluz, PE, PTOE, RSP1 and Christopher Topacio with Westwood Professional Services, Inc. dated June 30, 2021 was provided by the applicant which addresses the River Valley Industrial Center’s trip generation, trip distribution, trip assignment, total intersection volumes and left turn storage bay analysis on Audubon Road. Also included in the traffic memo is an internal truck movement exhibit which illustrates adequate turning movements within the site for their design vehicle, a WB-67 (semi-truck). Based on the proposed preliminary site layout and the truck movement exhibit, trucks cross lot lines within the subdivision and also will share the existing access located off Stoughton Avenue with the existing building. This will require private cross access agreements between the abutting properties. As the City does not manage ROW directly abutting the site, the applicant will be required to address comments and requirements set forth by the City of Chaska and/or Carver County, which may include ingress/egress configurations, installation of ROW improvements such as sidewalks or traffic control devices, the dedication of ROW, etc. 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 6 EASEMENTS The preliminary plat provided by the applicant does not illustrate any public drainage and utility easements (DUE) as required by Sec. 18-76(b) of City Ordinance. The applicant will be required to provide at least a 10-foot wide DUE along all street right-of-way lines and five feet along side and rear lot lines that are located within the City of Chanhassen with the submittal of the final plat. Lots within the City of Chaska will be required to meet Chaska’s requirements. Existing easements were illustrated on the preliminary plat which included electric transmission line easements due to the overhead transmission lines that bisect the proposed subdivision. The applicant must adhere to all comments and recommendations from the utility, Minnesota Valley Electric, regarding improvements within their easements. GRADING & DRAINAGE The site is relatively flat. Existing drainage patterns fall into three subsheds; from the north side of the property sheet flow is directed to the northeast to an existing ditch abutting Chaska Boulevard (EX 1), the southwest portion of the property drains to an existing City of Chaska catch basin at the southwest corner of the site (EX 2), and the central and eastern portions drains to an existing private catch basin at the southeastern corner of the site (EX 3), as seen below. A majority of the grading within the subdivision is proposed on Lot 2 to accommodate the construction of the proposed multi-tenant industrial facility, River Valley Industrial Center, along with the required stormwater management BMPs. The applicant is proposing to construct 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 7 an infiltration basin at the southwest corner of the site to capture stormwater runoff from the roof and parking west and south of the building which is then routed to privately owned catch basins on the south east of the site. A second infiltration basin is located at the northeast corner of the site. The site has existing tanks with an elevated walkway, small abandoned buildings, and a water tower that were once used by a previous tenant of the existing building, the M.A. Gedney food processing plant. The applicant is proposing to remove all of the existing structures located on proposed Lot 2 in order to mass grade the site and construct all improvements. A demolition permit will be required for the removal of all existing structures. The applicant’s preliminary Stormwater Management Plan prepared by Westwood, dated August 3, 2021, indicates that the existing private catch basin to the southeast is owned by the City of Chanhassen, however this is not a City-owned and maintained storm sewer system. The applicant will be required to confirm both the ownership of this private system and determine if the downstream stormwater conveyance and BMPs are adequately sized to handle the additional volume generated from the proposed development. Ultimately, permission to tie-into the private system must be provided prior to the recording of the final plat. Lastly, based on the provided grading plan and narrative it is unclear whether or not the site grading will balance the volume of earthwork necessary to achieve the proposed finished elevations. Should earthwork quantities not balance on site and materials need to be imported or exported, the applicant will need to supply the City with a detailed haul route for review and approval by staff. In addition, if material is proposed to be exported to another location in Chanhassen, it should be noted that the properties would be required to obtain an earthwork permit from the City. Also, if during the course of grading and/or construction any drain tile is discovered, the developer shall notify the City Engineer and will be required to relocate or abandon the drain tile as directed. EROSION CONTROL The proposed development will exceed one (1) acre of disturbance and will, therefore, be subject to the General Permit Authorization to Discharge Stormwater Associated with Construction Activity Under the National Pollution Discharge Elimination/State Disposal System (NPDES Construction Permit). The applicant has provided a preliminary erosion control plan that generally appears feasible, however it is deficient as it does not include all the requirements listed under Sec. 19-145.(a)(2) such as the location of stockpiled materials. Also, no SWPPP was provided which will be required in accordance with the NPDES Construction Permit for review and approval by the City. All erosion control shall be installed and inspected prior to initiation of site grading activities. To guarantee compliance with the plans, and related remedial work, a cash escrow or letter of credit, satisfactory to the city, shall be furnished to the city before a Notice to Proceed is issued for the development. The escrow amount shall be 110% of the estimated costs of construction 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 8 for grading, erosion control and stormwater improvements associated with the development. The applicant will be required to supply an engineer’s estimate for the cost of these improvements. STORMWATER MANAGEMENT Article VII, Chapter 19 of City Code describes the required stormwater management development standards. Section 19-141 states that “these development standards shall be reflected in plans prepared by developers and/or project proposers in the design and layout of site plans, subdivisions and water management features.” These standards include abstraction of runoff and water quality treatment resulting in the removal of 90% total suspended solids (TSS) and 60% total phosphorous (TP). The applicant will need to work with the Lower Minnesota River Watershed District (LMRWD), the City of Chaska, and the City of Chanhassen in order to meet all requirements. General 1. Applicant needs to confirm with the LMRWD map if the project location is in a High Value Resource Area (HVRA). Notes a) and b) below seem to be in conflict regarding the HVRA requirements. a. In the Stormwater Report on page 1, it is stated 1.1” of runoff is required to be retained on site. This is specific to the project being in a HVRA. b. In the Stormwater Report on page 1, it is stated that there should be no net increase in TP and TSS. This is specific to the project NOT being in a HVRA. 2. Provide evidence of an approved LMRWD permit prior to construction. Water Quality 1. Water quality was modeled with P-8 and was shown to be met with reductions of over 90% for TP and TSS. 2. It is recommended to treat water from Proposed Drainage Area 3 (P3) to meet MPCA water quality standards. Confirm no untreated water will enter the wildlife management area adjacent to the project site. Rate Control 1. Rate Control requirements are shown to be met for the 1-, 2-, 10-, and 100-year runoff rates per the HydroCAD modeling results provided. 2. It is recommended to calculate TCs for the proposed drainage areas instead of direct entry in Hydrocad. 3. Edit the Primary Outlet for Pond 2 in Hydrocad to match the slope called out on the drainage plan sheet. Volume Control 1. Infiltration is proposed to meet volume control requirements. Soil borings in the area show sands and silty sands. 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 9 Infiltration Basin Design 1. Provide an operation and maintenance plan that identifies the maintenance schedule and responsible party. 2. Applicant should complete a double ring infiltrometer test to confirm soils are conducive to infiltration. If the test yields infiltration rates above 8.3 in/hr, soils should be mixed to reduce infiltration capacity. 3. Applicant should note proposed pretreatment for each infiltration basin. 4. MnDOT recommends at least 200’ separation between infiltration practices and private wells. The new domestic water well on the southwest side of the building is approximately 60’ from the proposed infiltration basin in the southwest corner of the site. 5. MnDOT recommends at least 100’ separation between infiltration practices and septic systems. The septic drain field in the northeast corner of the property is approximately 80’ away from the proposed infiltration swale in the northeast corner of the site. 6. Confirm existing building is not draining to the proposed northeast infiltration swale. Civil Plans 1. It is recommended that that the minimum 12” RCP pipe grade be 0.37%, MnDOT’s minimum grade to meet 3 FPS self-cleaning velocity. Elevations in STMH-201 and STMH-200 will allow for this slope and still connect to existing storm infrastructure. 2. Applicant should ensure there is at least 1.75’ of cover between top of CL V 12” RCP and top of flexible bituminous pavement. Heavy-vehicle traffic will place a substantial load on these pipes. 3. Applicant should confirm with the owner of the private storm sewer (STMH-EX-2) that tying into their existing storm sewer is acceptable for a proposed 10-year storm event. 4. Provide storm sewer sizing calculations for a 10-year storm event. 5. The EOF elevation of the SW basin called out in the grading plan is the same as the dock elevation. It is recommended the EOF be lowered slightly to mitigate flooding risk. 6. Applicant must re-route proposed sanitary sewer around the proposed infiltration basin. 0.5’ between the bottom of the infiltration media and the top of sanitary sewer is not acceptable. 7. Include plan to restore infiltration pond and swale after construction is completed. 8. The project SWPPP and NPDES permit must be submitted to the city prior to the start of any earthwork. WETLANDS AND BUFFERS There are no wetlands located on the property, and as such, no wetland delineation is required. Wetland buffers are not applicable on this parcel. SURFACE WATER MANAGEMENT FEES Section 4-30 of City Code sets out the fees associated with surface water management. A water quality and water quantity fee are collected with a subdivision. These fees are based on land use 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 10 type and are intended to reflect the fact that the more intense the development type, the greater the degradation of surface water. This fee will be applied to the new lots of record being created. The fees will be assessed at the rate in effect at that time; 2021 rates are $22,450.00 per acre for Industrial development. 21.28 acres of this development are within Chanhassen. As such, SWMP Fee due at the time of final plat is $477,736.00. UTILITIES Currently, Chanhassen municipal sanitary sewer and water mains do not extend to the southern portion of the City, as such the site does not have adequate public sanitary and water to serve the development’s needs. In 2014, a Highway 61 corridor study was conducted in response to several near and long-term infrastructure projects at the time (e.g. Highway 101 Realignment, CR 61 reconstruction, flood mitigation projects, etc.) which prompted the City to investigate the feasibility of extending City utilities to the southern portion of the City. The study, known as “County Road 61 Corridor Plan”, conducted by SRF in association with Hoisington Koegler Group, Inc., determined that utility extensions were feasible within the study area. The image below, taken from Figure 3.1 of the City’s 2040 Comprehensive Plan, depicts the City’s existing and planned sanitary sewer in this area. The proposed development falls within the most southwestern corner of sanitary subdistrict LB-1 (the Lower Bluff Creek District). The 2040 Comprehensive Plan also indicates that water will be extended to the project area, however these utility extensions have yet to be funded. The 2014 study estimated costs and fee revenue associated with extending City utilities to the study area, along with estimated utility assessments per acre, which are shown in Tables 1 and 2. 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 11 With a lack of adequate City utilities in the area, the applicant has proposed the construction of a private well and a septic system to serve the utility needs of the River Valley Industrial Center. The applicant is aware that in the future City utilities will be extended and has provided a dry sanitary sewer service which extends to the southern property line to facilitate this future connection. In order to limit the length that public sanitary sewer is required to be extended, the applicant must adjust the termination point of the dry sanitary service line (terminating at proposed MH-5) to the southeast corner of Lot 2. The utility plan provided for the site shows the adjacent building’s water tower supplying fire suppression needs to the newly proposed building. No calculations were provided to show that this is a feasible connection to supply adequate fire flows and the applicant will be required to provide such an analysis. Staff has discussed with the City of Chaska the alignment of this fire line, which at one point extends into Stoughton Avenue. Chaska will not allow for private utility lines within their public right-of-way, thus the fire line must be relocated to meet this requirement. Lastly, as private internal utility lines cross property lines, private operation and maintenance agreements for any internal private utilities crossing property lines must be recorded concurrently with the final plat. The properties associated with this subdivision will be specially assessed for the extension of the public water and sanitary sewer when they connect. 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 12 LANDSCAPING AND TREE PRESERVATION The applicant for the Holasek Business Park development did not submit tree canopy coverage and preservation calculations. Staff estimated as follows: Total upland area (excluding wetlands) 21.28 acres Baseline canopy coverage 0% or 0 acre Minimum canopy coverage required 10% or 2 acres or 92,695 sf Total number of trees required 85 trees The applicant has proposed a total of 78 trees to be planted on site, but will need to revise the diversity and quantities of each species as well as bring the total number to be planted up to 85 trees. The planting schedule shall reflect that no one species will comprise more than 8 trees and no genus will have more than 17 trees. PARKS & RECREATION The quality and number of recreational facilities in a community directly contributes to its quality of life. For this reason, the City of Chanhassen places a strong emphasis on parks and open space. As the City of Chanhassen has developed and increased in population, more pressure and attention has been given to providing recreational opportunities for our residents. Increased leisure time, health awareness, greater mobility, and high disposable incomes have all contributed to the increased demand for recreational activities. The challenge of the next century will be to provide facilities for a growing and diverse population. Parks can be defined as public areas that provide active or passive-oriented recreational facilities. A significant characteristic of parkland is its accessibility to its users. Open space is any parcel that is not used for buildings or other structures and is left in a natural state. Parks and open space perform diverse functions such as: meeting physical and psychological needs, enhancing and protecting the resource base, enhancing real estate values, and providing a positive impact on economic development. Parks The goal of neighborhood parks is to provide informal recreational opportunities close to where people live. Chanhassen operates under the standard that all residents should be within walking distance, or a half mile, of a neighborhood park. The proposed subdivision is located in both the Cities of Chanhassen and Chaska. This unique industrial subdivision doesn’t serve your typical resident where neighborhood parks play a vital role. Trails The City’s goal is to maintain a comprehensive and easily navigable trail and sidewalk system that connects neighborhoods to park and recreation facilities, schools, community destinations 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 13 and other communities. This unique subdivision currently lacks a sidewalk/pedestrian corridor and any future road right away or pedestrian access conditions of approval will be deferred to the City of Chaska. The proposed development will have access to regional trails along Chaska Boulevard and the Southwest Regional Trail. Park and Trail Conditions of Approval The current rate for Commercial/Industrial is $12,500 per acre for Park Dedication fees. $12,500 X 7.89 acres = $98,625 Total Park Dedication Fees. The developer shall pay current Commercial/Industrial Park Dedication fees in effect at the time of final plat for Lot 2. PERMITS At this time staff has determined that the developer must contact the following agencies for permits: a) Minnesota Pollution Control Agency for the NPDES stormwater permit b) Minnesota Department of Health for the well c) Carver County d) Lower Minnesota River Watershed District e) City of Chanhassen for building permits COMPLIANCE TABLE Area (sq. ft.) Width (ft.) Depth (ft.) Hard Cover % / sq. ft. Notes Code 43,560 150 200 70 / 30,492 Lot 1 583,268 61 / 358,605 13.39 ac. Chanhassen Lot 2 343,688 670 350 63/ 217,800 7.89 ac. Chanhassen Lot 3 49,222 78 686 1.13 Chaska Outlot A 74,487 1.71 ac. Chaska ROW TBD As required by Chaska and Carver County Total 1,050,667 24.12 acres Setbacks: front yards - 30 feet, rear yards - ten feet, side yards - ten fee, site coverage 70% SITE PLAN REVIEW The applicant is requesting site plan approval for an 81,660 square foot, one story office- warehouse building. Development of the building is contingent on approval and recording of the final plat for River Valley Industrial Center. While the building is located within the municipal boundary of the City of Chanhassen, the public streets around the development are located 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 14 within the City of Chaska and subject to compliance with their requirements. Site plan approval is contingent on final plat approval and recording of the plat. ARCHITECTURAL COMPLIANCE 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 15 Size Portion Placement The building entrances are recessed into the building and covered by metal canopies. Material and detail High quality materials - accent materials, such as metal or EFIS, may occupy up to 15 percent of the building’s façade. The metal panels would be considered accent material. Acceptable materials incorporate textured surfaces, exposed aggregate and other patterning. Color The primary building material facing the streets is a red with black accent exposed aggregate in concrete, light gray horizontal and vertical accent bands, charcoal gray metal accent panels and light gray window framing with smoked windows. Height and Roof Design The building height is 26 feet. City Code requires that each building shall have more than one pitched element. To meet this requirement, the developer has incorporated canopies over building entrances with additional architectural detailing above the entrance. Mechanical equipment shall be screened. No wooded fences on the roof are permitted. The applicant shall demonstrate that the roof mounted HVAC meets this standard. Facade Transparency Fifty percent (50%) of the first floor elevation that is viewed by the public shall include transparent windows and or doors. All other areas shall include landscaping material and architectural detailing and articulation. For buildings with a use or function that does not readily allow windows, e.g., cooler or freezer areas, mechanical rooms, security areas, storage areas or warehouse or manufacturing space in commercial or industrial buildings, the fenestration standards may be reduced. However, the architecture detailing must be provided by the use of upper level windows, the use of spandrel glass or architectural detailing which provides arches, patterning, recesses and shadowing that provide aesthetic interest. 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 16 The south elevation of the building requires additional architectural detailing. This elevation should mirror the northern building elevation in materials and accent, rather than simple concrete panels. The truck bay shall be screened from the public right-of-way by the existing building on Lot 1, distance, and additional landscaping along Stoughton Avenue. Site Furnishing The applicant shall install sidewalks from the development to Audubon Road to connect to the sidewalk system in Chaska. Additionally, bike parking facilities and an employee patio area shall be provided. Loading Areas, Refuse Area, Etc. Screening of service yards, refuse and waste removal, other unsightly areas and truck parking/loading areas is required. The applicant shall increase site landscaping along Stoughton Avenue to provide additional screening. The use of berming is encouraged. Location, access and screening detail of trash enclosures must be provided. Lot Frontage and Parking Location The property fronts on three roads, Audubon Road, Chaska Boulevard (County Road 61), and Stoughton Avenue. All of these roadways are located within the city of Chaska. The primary access to the building is off of Audubon Road. Truck access shall be via Stoughton Avenue. Parking is distributed on three sides of the building. Parking setbacks along public rights-of-way may be reduced to a minimum of ten feet if the applicant can demonstrate to the satisfaction of the city that 100 percent screening is provided at least five feet above the adjacent parking lot. ACCESS The development shows access to both Audubon Road and Stoughton Avenue with frontage on Chaska Road. Access permits from the City of Chaska and Carver County are required of the development. The developer shall comply with City of Chaska and Carver County requirements. Staff believes that Chaska is requiring that the access driveway on Audubon Road must align with Crystal Lane, which would require the realignment of the driveway and redesign of the stormwater pond. Chanhassen requires that a pedestrian access be provided from the proposed building to Audubon Road. 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 17 EASEMENTS A cross access easement shall be recorded for the parcels in the development. GRADING A majority of the grading within the development is proposed on Lot 2 to accommodate the construction of the proposed multi-tenant industrial facility, River Valley Industrial Center, along with the required stormwater management BMPs. The applicant is proposing to construct an infiltration basin at the southwest corner of the site to capture stormwater runoff from the roof and parking west and south of the building which is then routed to privately owned catch basins on the south east of the site. A second infiltration basin is located at the northeast corner of the site. The site has existing tanks with an elevated walkway, small abandoned buildings, and a water tower that were once used by a previous tenant of the existing building, the Gedney food processing plant. The applicant is proposing to remove all of the existing structures located on proposed Lot 2 in order to mass grade the site and construct all improvements. A demolition permit will be required for the removal of all existing structures. 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 18 The applicant’s preliminary Stormwater Management Plan prepared by Westwood, dated August 3, 2021, indicates that the existing private catch basin to the southeast is owned by the City of Chanhassen, however this is not a City-owned and maintained storm sewer system. The applicant will be required to confirm both the ownership of this private system and determine if the downstream stormwater conveyance and BMPs are adequately sized to handle the additional volume generated from the proposed development. Ultimately, permission to tie-into the private system must be provided prior to the recording of the final plat. Lastly, based on the provided grading plan and narrative it is unclear whether or not the site grading will balance the volume of earthwork necessary to achieve the proposed finished elevations. Should earthwork quantities not balance on site and materials need to be imported or exported, the applicant will need to supply the City with a detailed haul route for review and approval by staff. In addition, if material is proposed to be exported to another location in Chanhassen, it should be noted that the properties would be required to obtain an earthwork permit from the City. Also, if during the course of grading and/or construction any drain tile is discovered, the developer shall notify the City Engineer and will be required to relocate or abandon the drain tile as directed. DRAINAGE AND EROSION CONTROL The proposed development will exceed one (1) acre of disturbance and will, therefore, be subject to the General Permit Authorization to Discharge Stormwater Associated with Construction Activity Under the National Pollution Discharge Elimination/State Disposal System (NPDES Construction Permit). The applicant has provided a preliminary erosion control plan that generally appears feasible, however it is deficient as it does not include all the requirements listed under Sec. 19-145.(a)(2) such as the location of stockpiled materials. Also, no SWPPP was provided which will be required in accordance with the NPDES Construction Permit for review and approval by the City. All erosion control shall be installed and inspected prior to initiation of site grading activities. To guarantee compliance with the plans, and related remedial work, a cash escrow or letter of credit, satisfactory to the city, shall be furnished to the city before a Notice to Proceed is issued for the development. The escrow amount shall be 110% of the estimated costs of construction for grading, erosion control and stormwater improvements associated with the development. The applicant will be required to supply an engineer’s estimate for the cost of these improvements. The proposed development will exceed one (1) acre of disturbance and will, therefore, be subject to the General Permit Authorization to Discharge Stormwater Associated with Construction Activity Under the National Pollution Discharge Elimination/State Disposal System (NPDES Construction Permit). All erosion control shall be installed and inspected prior to initiation of site grading activities. 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 19 LANDSCAPING The development is required to install a buffer yard along the north, south and west property lines. The minimum requirements are shown in the table below: Required plantings Proposed plantings Bufferyard C – North prop. line, Lyman Blvd., 660’ 13 overstory trees 33 understory trees 33 shrubs 13 overstory trees 5 understory trees 37 shrubs Bufferyard C – South prop. line, Stoughton Ave., 520’ 15 overstory trees (not recommended under power lines) 31 (46 total) understory trees 46 shrubs 4 overstory trees 7 understory trees 33 shrubs Bufferyard C –west prop. line, Audubon Rd., 760’ 15 overstory trees 38 understory trees 38 shrubs 19 overstory trees 3 understory trees 16 shrubs The applicant does not meet bufferyard requirements along any of the property lines. Staff recommends that the applicant increase landscaping quantities to meet minimum requirements. The applicant will need to provide adequate screening of the loading docks along the south property line and parking stalls along the north property line. There are overhead power lines along Stoughton Avenue, therefore the overstory tree quantities should be added to the understory total and species such as spruce should be changed to junipers or cedars. Additionally, buffer plantings need to be located north of the parking area along Chaska Boulevard. All parking areas are required to have screening. Minimum requirements for landscaping for the parking lot include 6,400 sq. ft. of landscaped area around the parking lot, five landscape islands or peninsulas, and 25 trees for the parking lot. The applicant’s proposed as compared to the requirements for landscape area and parking lot trees is shown in the following table. Required Proposed Vehicular use landscape area 6,400 sq. ft. >6,400 sq. ft. Trees/parking lot 25 trees 18 trees Landscape islands or peninsulas/parking lot 5 islands/peninsulas 5 islands/peninsulas The applicant does not meet minimum requirements for trees. The applicant shall increase the parking lot tree planting quantity to 25 trees. 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 20 LIGHTING/SIGNAGE The applicant has submitted a lighting plan and photometrics for review. Light fixtures include area lighting on 25-foot tall poles as well as wall mounted units. Lighting shall be revised at the southeast corner of the building to reduce lighting at the property line to 0.5. The applicant shows a monument sign at the corner of Audubon Road and Chaska Boulevard. This sign must comply with Chaska Code and receive a permit from them. If monument signage is proposed in Chanhassen, it would be limited to 64 square feet of sign display area and eight feet in height. Wall signage must comply with City of Chanhassen signage requirements. All signage requires separate sign permits. The City anticipates individual tenant signage as part of the development. MISCELLANEOUS Building will require a full fire suppression system, fire alarm panel to monitor the sprinkler system, and possibly a full functioning fire alarm system based on type of occupancy (planned type of storage in building). How the water will be supplied for the fire suppression system and fire hydrants must be analyzed and submitted for City review and approval. The system will need to meet NFPA13 standards to supply both buildings and fire hydrants on site with the proper flow as needed. The fire line could not run under the city street (per City of Chaska) so they need to find a different path. • Calculations for the new building for ESFR heads with a fire pump system and all 4 hydrants proposed to be added. The calculations will show the demand for all of this and how to provide adequate supply. A septic design must be submitted and approved before a building permit can be issued. Septic design must be prepared by a septic design professional licensed by the State of Minnesota. A building permit must be obtained before beginning any construction. Building plans must be prepared and signed by design professionals licensed in the State of Minnesota. Building plans must provide sufficient information to verify that proposed building meets all requirements of the Minnesota State Building Code, additional comments or requirements may be required after plan review. The building is required to have automatic fire extinguishing systems. Structure proximity to property lines (and other buildings) will have an impact on the Code requirements for the proposed buildings, including but not limited to; allowable size, protected openings and fire-resistive construction. These requirements will be addressed when complete building and site plans are submitted. Building plans must include a Code analysis that contains the following information: Key plan, Occupancy group, Type of construction, Allowable height and area, Fire sprinklers, Separated or non-separated, Fire resistive elements (Ext walls, Bearing walls - exterior or interior, Shaft, Incidental use), Occupant load, Exits required (Common path, Travel distance), Minimum plumbing fixture count. Retaining walls (if present) more than four feet high must be designed by a professional engineer and a building permit must be obtained prior to construction. 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 21 STORMWATER MANAGEMENT Article VII, Chapter 19 of City Code describes the required stormwater management development standards. Section 19-141 states that “these development standards shall be reflected in plans prepared by developers and/or project proposers in the design and layout of site plans, subdivisions and water management features.” These standards include abstraction of runoff and water quality treatment resulting in the removal of 90% total suspended solids (TSS) and 60% total phosphorous (TP). UTILITIES Sanitary sewer service shall be provided via a private septic system. In the future, City sewer may be extended to the property. At that time, the development would be required to connect to the City sewer. Section 19-41 requires that buildings connect to City sewer. All buildings and structures constructed within the city after March 11, 1985, on premises adjacent to a sewer of the City sanitary sewer system, or in a block through or to which the sanitary sewer system extends, or is within 150 feet of said sanitary sewer system, shall be connected to the city sanitary sewer system for the disposal of sewage or industrial waste. Water is proposed via a new domestic well for the building. Water supply for the fire suppression system is from the existing water tank on Lot 1. Size and direction of proposed water lines, fire hydrants, distance of hydrant to proposed building and the capacity of the water supply for fire suppression purposes shall be analyzed, reviewed and approved by the City. COMPLIANCE TABLE Code Project Building Height 4 stories 1 story 50 feet 26 feet Building Setback N - 10' E - 10' N - 10' E - 114' W - 30' S - 30' W - 101' S – 59’ Parking Stalls 101 stalls 111 stalls (Standards: Office: 5/1.000 square feet (12,249/1,000 x 5 = 61.25) Warehouse 1/1,000 for 1st 10,000 then1/2,000 thereafter (69,411 square feet 10,000/1,000 + 59,411/2,000 = 39.71) Parking Setback N - 0' E - 0' N - 0' E - 0' W - 30' S - 25' W - 27' S – 26’ Hard Surface Coverage 70% 63% Lot Area 43,560 sq. ft. 343,688 sq. ft. (7.89 ac.) 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 22 RECOMMENDATION Staff recommends that the Planning Commission recommend approval of Planning Case #2021- 19, for a preliminary plat and site plan for River Valley Industrial Center, plans prepared by Westwood Professional Services, Inc, dated August 3, 2021; and Phillip D. Johnson, Architect, dated August 3, 2021, and adopt the Findings of Fact and Recommendation, subject to the following conditions: PRELIMINARY PLAT Engineering 1. A private cross access agreements between Lots 1 and 2 must be recorded concurrently with the final plat. 2. Private operation and maintenance agreements for any internal private utilities crossing property lines must be recorded concurrently with the final plat. 3. The applicant shall address all requirements set forth by the City of Chaska and Carver County prior to recording of the final plat and/or issuance of a Notice to Proceed for construction activities. 4. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, as necessary, i.e. Lower Minnesota River Watershed District, Carver County, the City of Chaska, Minnesota Pollution Control Agency, Minnesota Department of Natural Resources, Army Corps of Engineers, etc. and comply with their conditions of approval. 5. The applicant shall provide drainage and utility easements in accordance with Sec. 18- 76(b) with the submittal of the final plat. 6. The applicant shall confirm the ownership of all private storm systems proposed to be connected to. Permission to tie into the private system must be provided prior to the recording of the final plat. 7. The Stormwater Management Report and modeling shall be updated to include analysis of downstream private conveyance and stormwater BMPs that are being proposed to be connected to in order to ensure they will adequately function with the increase in stormwater volumes. 8. An updated erosion and sediment control plan in accordance with Sec. 19-145 and SWPPP in accordance with the NPDES Construction Permit shall be provided for review and approval prior to commencement of any construction activities. 9. All erosion control shall be installed and inspected prior to initiation of site grading activities. 10. Fire flow calculations justifying the existing water tank can supply the newly proposed development’s fire suppression needs shall be provided for review prior to recording of the final plat. 11. The private fire line proposed under Stoughton Avenue shall be relocated wholly outside the right-of-way. 12. The properties associated with this subdivision will be specially assessed for the extension of the public water and sanitary sewer when they connect. 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 23 Parks 1. The developer shall pay Commercial/Industrial Park Dedication fees in effect at the time of final plat for Lot 2. Environmental Resources 1. Diversity within the Planting Schedule shall meet minimum standards for 85 trees to meet subdivision planting requirements. Water Resources 1. The applicant shall pay the appropriate SWMP Fee for the rate in effect at the time of recording the final plat. 2021 rates would require a fee of $477,736.00. 2. The applicant shall confirm with the LMRWD map if the project location is in a High Value Resource Area (HVRA). 3. The applicant shall provide the approved LMRWD permit when it is obtained. 4. The applicant shall work with the City to execute an Operations and Maintenance Plan that identifies the maintenance schedule and responsible parties for the infiltration basin. 5. The applicant shall complete a double ring infiltrometer test to confirm soils are conducive to infiltration. 6. The applicant shall confirm with the City of Chaska that tying into the private storm sewer, but within Chaska’s right-of-way, is permissible. 7. The project SWPPP and NPDES permit must be submitted to the City prior to the start of any earthwork. SITE PLAN Building 1. A septic design must be submitted and approved before a building permit can be issued. 2. Septic design must be prepared by a septic design professional licensed by the State of Minnesota. 3. A building permit must be obtained before beginning any construction. 4. Building plans must be prepared and signed by design professionals licensed in the State of Minnesota. 5. Building plans must provide sufficient information to verify that proposed building meets all requirements of the Minnesota State Building Code, additional comments or requirements may be required after plan review. 6. The building is required to have automatic fire extinguishing systems. 7. Structure proximity to property lines (and other buildings) will have an impact on the Code requirements for the proposed buildings, including but not limited to; allowable size, protected openings and fire-resistive construction. These requirements will be addressed when complete building and site plans are submitted. 8. Building plans must include a code analysis that contains the following information: Key plan, Occupancy group, Type of construction, Allowable height and area, Fire sprinklers, Separated or non-separated, Fire resistive elements (Ext walls, Bearing walls - exterior or 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 24 interior, Shaft, Incidental use), Occupant load, Exits required (Common path, Travel distance), Minimum plumbing fixture count. 9. Retaining walls (if present) more than four feet high must be designed by a professional engineer and a building permit must be obtained prior to construction. Engineering 1. The applicant shall enter into a site plan agreement with the City and provide necessary financial security to guarantee compliance with the terms of site plan approval. This shall include, but is not limited to, 110% of the estimated costs of construction for grading, erosion control and stormwater improvements associated with the development. 2. The applicant shall address all requirements set forth by the City of Chaska and/or Carver County prior to construction activities. 3. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, as necessary, i.e. Lower Minnesota River Watershed District, Carver County, the City of Chaska, Minnesota Pollution Control Agency, Minnesota Department of Natural Resources, Minnesota Department of Health, Army Corps of Engineers, etc. and comply with their conditions of approval. 4. The applicant shall address all requirements set forth by Minnesota Valley Electric regarding any improvements within the utility’s easements. 5. A demolition permit will be required for the removal of all existing structures. 6. The applicant shall supply the City with a detailed haul route for review and approval by staff for materials imported to or exported from the site prior to construction activities. 7. The applicant shall report to the City Engineer the location of any drain tiles found during construction and shall relocate or abandon the drain tile as directed by the City Engineer. 8. An updated erosion and sediment control plan in accordance with Sec. 19-145 and SWPPP in accordance with the NPDES Construction Permit shall be provided for review and approval prior to commencement of any construction activities. 9. All erosion control shall be installed and inspected prior to initiation of site grading activities. 10. The applicant must adjust the termination point of the dry sanitary service line (terminating at proposed MH-5) to the southeast corner of Lot 2. 11. Fire flow calculations justifying the existing water tank can supply the newly proposed development’s fire suppression needs shall be provided for review. Fire 1. Building will require a full fire suppression system, fire alarm panel to monitor the sprinkler system, and possibly a full functioning fire alarm system based on type of occupancy (planned type of storage in building). Fire flow calculations for the new building for ESFR heads with a fire pump system and all four hydrants proposed to be added. The calculations will show the demand for all of this and how to provide adequate supply. 2. How the water will be supplied for the fire suppression system and fire hydrants must be analyzed and submitted for City review and approval. 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 25 3. Access roads and parking lot will need to be of proper type and size to meet Fire Apparatus Access Roads standards. Environmental Resources 1. The applicant shall revise the landscape plan to increase quantities to meet minimum ordinance requirements for bufferyard plantings. 2. The applicant shall increase the number of trees around the parking lots areas to 25 trees. 3. The applicant shall plant only understory species and shrubs along Stoughton Avenue. Planning 1. The applicant shall enter into a site plan agreement with the City and provide the necessary security to guarantee site restoration and landscaping. 2. Site plan approval is contingent on final plat approval and recording of the plat. 3. The south elevation of the building requires additional architectural detailing. 4. Pedestrian access shall be provided from the proposed building to Audubon Road. 5. Bike parking facilities and an employee patio area shall be provided. 6. Location, access and screening detail of trash enclosures must be provided. Water Resources 1. The applicant shall provide the approved LMRWD permit when it is obtained. 2. The applicant shall treat water from Proposed Drainage Area 3 (P3) to meet MPCA water quality standards. 3. The applicant shall confirm that no untreated water will enter the wildlife management area adjacent to the project site. 4. The applicant shall calculate TCs for the proposed drainage areas instead of direct entry into Hydrocad. 5. The applicant shall edit the Primary Outlet for Pond 2 in hydrocad to match the slope called out on the drainage plan sheet. 6. The applicant shall work with the City to execute an Operations and Maintenance Plan that identifies the maintenance schedule and responsible parties for the infiltration basin. 7. The applicant shall complete a double ring infiltrometer test to confirm soils are conducive to infiltration. 8. The applicant shall note the proposed pretreatment for each infiltration basin. 9. The applicant shall adjust the plans to meet MnDOT’s recommended 200-feet of separation between the infiltration basin and the domestic water well. 10. The applicant shall adjust the plans to meet MnDOT’s recommended 100-feet of separation between the infiltration basin and the septic system. 11. The applicant shall confirm that the existing building is not draining to the proposed northeast infiltration swale. 12. The applicant shall adjust the 12” RCP pipe grade to be 0.37%, MNDOT’s minimum grade to meet 3 FPS self-cleaning velocity. 13. The applicant shall ensure there is at least 1.75’ of cover between top of CL V 12” RCP and top of flexible bituminous pavement. 2100 Stoughton Avenue Request for Subdivision & Site Plan Review September 7, 2021 Page 26 14. The applicant shall confirm with the owner of the private storm sewer (STMH-EX-2) that tying into their existing storm sewer is acceptable for a proposed 10-year storm. 15. The applicant shall confirm with the City of Chaska that tying into the private storm sewer, but within Chaska’s right-of-way, is permissible. 16. The applicant shall provide storm sewer sizing calculations for a 10-year storm event. 17. The applicant shall lower the EOF elevation to mitigate flooding risk. 18. The applicant shall re-route proposed sanitary sewer around the proposed infiltration basin. 0.5’ between the bottom of the infiltration media and the top of sanitary sewer is not acceptable. 19. The applicant shall include a plan to restore the infiltration pond and swale after construction is completed. 20. The project SWPPP and NPDES permit must be submitted to the City prior to the start of any earthwork. 21. All erosion control shall be installed and inspected prior to initiation of site grading activities. ATTACHMENTS 1. Findings of Fact and Recommendation 2. Development Review Application 3. Plans 4. Architectural Specifications 5. Carver County Letter 6. Chaska Boulevard Requirements 7. Traffic Study 8. Public Hearing Notice and Mailing List g:\plan\2021 planning cases\21-19 2100 stoughton ave (river valley industrial ctr)\staff report pc river valley ind ctr_final.docx 1 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of Capstone Investors, LLC for Subdivision approval and Site Plan Review. On September 7, 2021, the Chanhassen Planning Commission met at its regularly schedule meeting to consider the application of Capstone Investors, LLC for Subdivision approval and Site Plan Review for the property located at 2100 Stoughton Avenue. The Planning Commission conducted a public hearing on the proposed site plan 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 Industrial Office Park District, IOP. 2. The property is guided by the Land Use Plan for Office Industrial uses. 3. The legal description of the property is: See Exhibit A 4. Subdivision Findings a. The proposed subdivision is consistent with the Zoning Ordinance and meets all of the requirements of the “IOP” Industrial Office Park District; b. The proposed subdivision is consistent with all applicable City, County and regional plans including but not limited to the City's Comprehensive Plan; c. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and stormwater drainage are suitable for the proposed development; d. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by the subdivision ordinance; e. The proposed subdivision will not cause significant environmental damage subject to compliance with the conditions of approval; f. The proposed subdivision will not conflict with easements of record, but rather will expand and provide all necessary easements; 2 g. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: 1) Lack of adequate stormwater drainage. 2) Lack of adequate roads. 3) Lack of adequate sanitary sewer systems. 4) Lack of adequate off-site public improvements or support systems. 5. Site Plan Findings Section 20-110: (1) Is consistent with the elements and objectives of the City's development guides, including the Comprehensive Plan, official road mapping, and other plans that may be adopted; (2) Is consistent with Chapter 20, Article II, Division 6; (3) Preserves the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing or developing areas; (4) Creates a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; (5) Creates a functional and harmonious design for structures and site features, with special attention to the following: a. An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; b. The amount and location of open space and landscaping; c. Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. (6) Protects 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. 3 6. The planning report #2021-19 dated September 7, 2021, prepared by Robert Generous, et al, is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the preliminary plat and site plan review subject to the conditions of the staff report. ADOPTED by the Chanhassen Planning Commission this 7th day of September, 2021. CHANHASSEN PLANNING COMMISSION BY:___________________________________ Its Chairman 4 EXHIBIT A LEGAL DESCRIPTION: Parcel 1: That part of the Northwest Quarter of Section 3, Township 115, Range 23, Carver County, Minnesota, described as follows: Beginning at a point in the West line of said Section 3 distant 1795.7 feet due South of the Northwest corner thereof, said point being in the Southeasterly right of way line of the Minneapolis & St. Louis Railroad; thence running Northeasterly along said right of way line 997.8 feet; thence running due South parallel with the West line of said Section 3, 272.18 feet to a point in the centerline of the industry spur track, said point being the actual point of beginning of the tract of land to be described, said point also being in a curve having a radius of 694.69 feet, the radius point of said curve being South 46 degrees 57 minutes East, 694.69 feet from said actual point of beginning; thence running Northeasterly along the centerline of said industry spur track and along the arc of said curve to the right a distance of 89.72 feet to the end of said curve; thence running North 50 degrees 27 minutes East tangent to said curve and along the centerline of said industry spur track 1270.56 feet to the beginning of a curve to the left having a radius of 599.39 feet; thence running Northeasterly along the arc of said curve to the left and along the centerline of said industry spur track, a distance of 307.21 feet to the end of said curve; thence running North 21 degrees 05 minutes East tangent to said curve and along the centerline of said industry spur track, 151.69 feet to the beginning of a curve to the right having a radius of 532.18 feet; thence running Northeasterly along the arc of said curve to the right and along the centerline of said industry spur track 142.42 feet to its intersection with the Southeasterly right of way line of the Minneapolis & St. Louis Railroad, said point being 48.93 feet Southwesterly from the North line of said Section 3 as measured along said Southeasterly right of way line; thence running Northeasterly along said Southeasterly right of way line 48.93 feet to a point in the North line of said Section 3; thence running East along said North line 146.4 feet, more or less to the Northwest corner of the parcel of land conveyed to St. John’s Evangelical Lutheran Church as recorded in Book 46 Deeds, Page 19, filed August 23, 1950; thence running South at right angles 593.85 feet; thence deflecting 53 degrees 47 minutes to the right and running Southwesterly parallel with the Northerly right of way line of the Chaska and Shakopee Road, 150 feet; thence deflecting 53 degrees 47 minutes to the left and running Southerly 175 feet to a point in the Northerly right of way line of the Chaska and Shakopee Road; thence running Southwesterly along said Northerly right of way line 1676.9 feet, more or less, to a point in a line drawn parallel with the West line of said Section 3 from the actual point of beginning; thence running North along said parallel line 367.62 feet, more or less, to the actual point of beginning. For the purpose of this description the West line of Section 3, Township 115, Range 23 is considered to be a due North and South line. Except that part lying West of the following described Line A: Commencing at a point on the West line of said Northwest Quarter distant 1655.37 feet Southerly from the Northwest corner thereof, said West line has an assumed bearing of South 0 degrees 33 minutes 32 seconds West, said point being on the Northerly line of the Chicago and North Western Railroad Company right of way; thence North 51 degrees 08 minutes 10 seconds East along said right of way line 1218.17 feet to the actual point of beginning of Line A to be described; thence South 23 degrees 43 minutes 37 seconds East 8.72 feet; thence Southerly 228.75 feet along a tangential curve 5 concave to the West having a radius of 510.00 feet and a central angle of 25 degrees 41 minutes 55 seconds; thence North 88 degrees 01 minutes 42 seconds West and not tangent to said curve 5.00 feet; thence Southerly 96.91 feet along a non-tangential curve concave to the West having a radius of 505.00 feet and a central angle of 10 degrees 59 minutes 41 seconds and a chord bearing of South 07 degrees 28 minutes 09 seconds West; thence South 12 degrees 57 minutes 59 seconds West, tangent to last described curve, 143.07 feet; thence Southerly 330.26 feet along a tangential curve concave to the East having a radius of 420.00 and a central angle of 45 degrees 03 minutes 13 seconds, and there terminating. AND Excepting therefrom the following described tract: That part of the Northeast Quarter of the Northwest Quarter of Section 3, Township 115 North, Range 23 West of the 5th Principal Meridian, described as follows: Commencing at the northwest corner of the Northwest Quarter of said Section 3; thence on an assumed bearing of South 88 degrees 52 minutes 27 seconds East along the north line of said Northwest Quarter a distance of 2286.69 feet; thence South 01 degree 21 minutes 25 seconds West a distance of 195.90 feet to the point of beginning of the land to be described; thence South 52 degrees 44 minutes 44 seconds West a distance of 412.15 feet; thence South 34 degrees 48 minutes 12 seconds East to the intersection with the westerly line of the parcel conveyed to Northern States Power Company by the document recorded in Book 61 of Deeds, page 58, in the office of the Carver County Recorder; thence northerly along said westerly line to the northwesterly line of said conveyed parcel; thence northeasterly along said northwesterly line to the intersection with the westerly line of the parcel conveyed to St. John’s Evangelical Lutheran Church by the document recorded in Book 46 of Deeds, page 19, in the office of the Carver County Recorder; thence northerly along said west line to the intersection with a line bearing North 52 degrees 44 minutes 44 seconds East from the point of beginning; thence South 52 degrees 44 minutes 44 seconds West to the point of beginning. (Abstract Property) Parcel 2: That part of the Northwest Quarter of Section 3, Township 115 North, Range 23 West, Carver County, Minnesota, described as follows: Beginning at a point in the West line of said Section 3 distant 1795.7 feet South of the Northwest corner thereof, said point being in the Southeasterly right-of-way line of the Chicago and Northwestern Railroad Company; thence running Northeasterly along said right-of-way line 997.8 feet to a point (which point is the Northwest corner of the tract previously conveyed to American Sugar Company as described in Book 44 of Deeds at Page 8 thereof), which point is the true point of beginning of the tract conveyed; thence running South parallel with the West line of said Section 3, 272.18 feet to a point (which point is the Northwest corner of the tract previously conveyed to M. A. Gedney Company as described in Book 61 of Deeds at Page 251 thereof) in a curve having a radius of 694.69 feet, the radius point of said curve being South 46 degrees 57 minutes East 694.69 feet from said point; thence running Northeasterly along the Northwesterly line of the tract previously conveyed to M. A. Gedney Company as described in Book 61 of Deeds at Page 251 thereof and along the arc 6 of said curve to the right a distance of 89.72 feet to the end of said curve; thence running North 50 degrees 27 minutes East tangent to said curve 1270.56 feet to the beginning of a curve to the left having a radius of 599.39 feet; thence running Northeasterly along the arc of said curve to the left a distance of 307.21 feet to the end of said curve; thence running North 21 degrees 05 minutes East tangent to said curve 151.69 feet to the beginning of a curve to the right having a radius of 532.18 feet; thence running Northeasterly along the arc of said curve to the right 142.42 feet to its intersection with the Southeasterly right-of-way line of Chicago and Northwestern Railway Company railroad, said point being 48.93 feet Southwesterly from the North line of said Section 3 as measured along said Southeasterly right-of-way line; thence running Southwesterly along said Southeasterly right-of- way line of Chicago and Northwestern Railway Company railroad to the point of beginning. Except that part lying West of the following described Line A: Commencing at a point on the West line of said Northwest Quarter distant 1655.37 feet Southerly from the Northwest corner thereof, said West line has an assumed bearing of South 0 degrees 33 minutes 32 seconds West, said point being on the Northerly line of the Chicago and North Western Railroad Company right of way; thence North 51 degrees 08 minutes 10 seconds East along said right of way line 1218.17 feet to the actual point of beginning of Line A to be described; thence South 23 degrees 43 minutes 37 seconds East 8.72 feet; thence Southerly 228.75 feet along a tangential curve concave to the West having a radius of 510.00 feet and a central angle of 25 degrees 41 minutes 55 seconds; thence North 88 degrees 01 minutes 42 seconds West and not tangent to said curve 5.00 feet; thence Southerly 96.91 feet along a non-tangential curve concave to the West having a radius of 505.00 feet and a central angle of 10 degrees 59 minutes 41 seconds and a chord bearing of South 07 degrees 28 minutes 09 seconds West; thence South 12 degrees 57 minutes 59 seconds West, tangent to last described curve, 143.07 feet; thence Southerly 330.2 feet along a tangential curve concave to the East having a radius of 420.00 feet and a central angle of 45 degrees 03 minutes 13 seconds, and there terminating. (Abstract Property) g:\plan\2021 planning cases\21-19 2100 stoughton ave (river valley industrial ctr)\findings of fact river valley industrial center_final.docx COMMUilTTY OEVELOPilIEI{T OEPARTTTENT Phnning Division - 7700 Markct Boulevard Mailrng AddI3Bs - P O 8ox 147. Chanhass€n. MN 55317 P hon.: (952) 227-1 1 0 0 t F ex. 1952i, 227 .1 1 10 APPLICA FOR Srrbmrli.l oat J] *crTYorcltAtlttAssrlt DEVELOPMENT REVIEW ..o",fl-EfJ-!l- so.oryRceow *" tol( [ >tv Secllon 1: Apphcalpn Type (check all that apply) lfur. b iL w99tle aaacer, dEd.frr 'b. rrcrrrld t.rtdll!/ E Comprchcnsrvc Phn Ancndmcnt .... ... .. t6OO 3E Minor MUSI lin. for irrling on-!it! sav.rs tlOO E Cmditional Ur. Pcrmit (CUP) ! Srnglr-Family R6d.ncr ... $325fl All Oh!r'.... .. .. .. . . t425 E tntcrim Usc Permit (tUP) el ln coojunslbn wirh Srngb-Fsnily R6rdcnc. . t325 LI All Ohcr!... . t425 t1lofln.,,r'i th', ttlug Go ry hE ryk iot1) Subdivi.ion lSl.JB) l,Bl creato 3 tots or lesr a lr cl l i ! Creatc ov.r 3lorr . S600 { lob) -l M6tqJ & Bound! (2 ror3) .. .. . . .. .. . + S'15 par lot $300o D Rgzoning (REZ) lhml4fi fi' da'loqn"{ conl, d' ! Ptanned Unlt Oevelopment (PUO) . . . .. . t750 E Vacelix of Ea$rnsnt Rrght of-wly (VAC)... ..t300 E Mino, Amefidront to axBting PUD.. ......3100 (AddnDnrr rlcodirt 1... mrv splv) E Ait otrea .. .. . . ... ... .. . . . s500 Etr va.ianc" (vAR). .?I,*l^!.(,- ..1:!.1.r:.... . ., ., ,..$2jq- signpranRoviax . .. .... .. . $iso i w*,"noer"r",,#E!,*ynffi1"'*,u ""'" ' Srte Plan Rev6^, (SPR) E Singte-F.mily Rrrrdcncr. . . .. . .' ."' . .. 3150 ! Mministrativr. .. . . . .. S1OO lJ All Others $275 F 3ilTfi81'lt#t'3J,?iJl*'ro,r,*..11* El zoninsAppcar .. . .. . . .s1oo ( 9?.f tho'/s.nd lquaG fc.l) 5nor CiO:111 OE Zonrng Ordrnanc. Am.ndmant (ZOA) SSOO'lrdud! n nb.r oltllll8g..n lorcc6 - i{-- -- - - - .tndl(la lrmbt o, @ amrtoyaaa:o Sng;*"*:ffi;- ' - -- s5oo tr;,.ffiJ:iijrEH?X"'[,1ffi#ffi:* E Notification Sign {cny ro,^x.fl.nd rclnol,r) ... -.. .. -. i., .t .t200 $ Property ownea' Lilt within 5oo' (cr., ro gener.r.6le. p'r-.ppr""ri*,,,*t ngt...fJ'^ ng i11L1 'n, L]i5i". *0.* Leddr$8e8)E Escrow for Recording Oocuments (ch€ck allthat apply) ....... .$50 p.r docum€nt E Conditional Ws Pemit I tntcrim u3e P€rmit E Sita P]ro AgBsmsnt E Vacation E Variancc E w6tland Alteration Psrmil E Maes & Sounds SuMivBion (3 docs.) E Eascm.nts (- eascments) tr Dscd! TOTAL FEE: Consolidate Lots . .. . .. .. . 8150 Lot Linr Adtustmcnl. ........... $150 F,nat ptat.... (?,r(,r& t.,t)ta\t!.w) $ioo (lnc uda3 t450 6crow for attomay co6ts)' 'Addtronal claro* m!y be raqurl.d for oltar agplicanons tr D d S€ction 2: Required lntormation Oescriptron of proposal ,VDgrvtrtoNl .f 6\r{f\P t ft>cCc 171. lrtt L4r I tfiYlvl,," t€qevJ F\y Ottltvc\aetl .f 0tlL t.'9"'1^'t.L rvrV1,rta 7 tr'r, Total Acreage Pr$ent Zoning xl Wetlands Present?f ves fi trto Rcqu*ted Zonrngf e z tD r o??tct .|Jo Re quested Land Us€ DesrgnationPresent Land Use O*€nation 0F(t Lt tPD- Exrsting Use of Propsny ?rtlttL f r..Dv, j:oL!: yglN f t li!:1 crTY OFECHANIIASSEN AUG 0 6 2021 $tAlstASS$ n AMlltlG DwI lcrrect< box if separate narBtive is attached Propcrly Address or L ocation Parcet t -?5!9)97!9- LegatoffJcnptio: ,er 5w P'tc\ / frtvt^Pbt1 y''ff Seclion 3: Property Owner and Applicant lnrornEtion M/k APPLICANT OTHER TI{AN PROPERW OWNER: ln ligning thiE epplication, l. ac applic.nt, r.pres€nt to nave obrerned authorrzelon from thc property owner to fila this applicslion I agre€ to bs bound by cond[ron! ot approval, subjcct only to the oght lo oblact at lha haanngs on th! applrcatroo or during the appesl penod. ll thia applcalion hlr not baan 3ignld oy tha prop.rty ovi/n€r. I havc atiached 3sp.rale docu,nenteton of tull l€981 cspacrty to filc lhr applicatlon Thl3 apptrcation should bc proc4$ed in my name end I am tha pady whom th. City 3hould cont*t rcgardlng any mattar po.taining to thr! spplicittion. I will h€ap myserl rnform€d of tha dcadline! for tubmirlron ot meteriel and tha p.ogra$ ol thB Eppticetion. I fu(her understBnd that addiuonsl fees may be charged tor consuning facs, foasibility studbs. 6tc. with an e3trmat pnor to any authorization to proc€ad ryith thc study I crrtify lhat thr ntormation and gxhibrts submalted are true and corrscl Address Contact Phone: City/Stde/Zip Email: Cell Fax Date PROPERTY OW[{ER: ln signing this application, l, as properly owner, have lull eget c.pscity to .nd hE lby do. authorize thc filino ot this applicetion. I undeBtand that conditions of approval arc bindlng and agre. to bc bound by thos€ cond(roflS, 3ubrscl only lo the right to object at the hearings or dunng the appeal peflods I wi I ksep my$f rnformed of tha dcodlirc! tor |ubmisEron of mderial and the progress of lhis applcetLcn. I lunhar understand that addilEnal foa3 may be chargrd tor consuttrng fe€s, leasibilily stud e3 etc. with an $limats prior to 6ny authorizAion to proce€d with lhr sludy. I ccrlify that the information and exhibits submined are true snd corr6ct. X Narnc Add.esE Cityi Siate/Zip Contact Phon€. Csll. Fax: Dalo g c Err arl Srgnatu PROJECT ENGINEER (if applrcablc) Naffo: bl€sf wo.o ?lt if+s,c.tv I € t',t re j Addte33 Contast Phone D rt,tgv et A. r 1EL.1oc.1 415 b:1,1t0, 141>. L-)./Lae-r-r This appti:af$n must Ue complctod in t[[ and must bc accompanEd by all anformation and plam required by applrc.bla City Ordinence provisions. Eefor8 filing this applicaton. refer to the appropriate Application Checklist and confor with ths Plaflnrng Oeparlmaot to dctrfmin€ the spccific ordinance and applicable procedural requirBmenB and f€€g A determinatbn of completeness ol the application shall bo made withrn 15 business days ol application submittal. A writtcn noticc of applicatron deficienclcs shall be mailed to the applicant withrn 15 busine$ days of application. Who should receive copies of staff reports? Property Owner Vra: El Email 'Other Contact lnlormatlon: Etrlrj - Ema I Email Emarl Appli=nt Engneer Olher' trtrtr Marted Paper Copy Marl6d Paper Copy Mailed Paper Copy Aodress tr El Mailad Papsr copy City/Statezip: Email. !$iIS!19!!LI9jEE!EAXI: Complete allnecessary form fields, then select SAVE FORM to savo a copy to your devic" PRINT FORM and d.laver to city along with required documonts and payment SUBMIT FORM to s€nd a digital copy to the c y for proce3srng PRLNT TORM SUBUIT FORU Name Srgnaturc Crty/Statdzip: nll,.c tp,tv,, f1) 5t| 4n CaL Emar, dan. lt L'. F wtst vJool ?t,t,^a Fu.. Section 4: Notficalion lntormation No-o - POHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHFFE=759.46FFE=760.00SSTEEEESPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHTRANSMISSIONLINE TOWERBUILDINGELECTRICCABINETTRANSMISSION LINE EASEMENTPER DOC NO. A455245AUDUBON ROAD CHASKA BLVD. (COUNTY ROAD 61)STOUGHTON AVENUEAREA NOT FULLY SURVEYED125. 0 0 SSSSSTROCK LANDSCAPINGGUARD RAILWEMAILTCRYSTAL LANEC-STORERIGHT-INEXISTING BITUMINOUSEXISTING178,753 SF81,660 SF BUILDINGFFE = 762.50DOCK ELEV = 758.5078959109810861011NO PARKINGNOPARKINGNOPARKINGNOPARKINGINFILTRATION PONDBOTTOM ELV = 754.00OUTLET ELEV = 756.50100-YR HWL = 756.68INFILTRATION SWALEBOTTOM ELV = 754.00OUTLET ELEV = 756.50BUILDING 181,660 SF BUILDINGFFE = 762.50DOCK ELEV = 758.5078959109810861011NO PARKINGNOPARKINGNOPARKINGNOPARKINGINFILTRATION PONDBOTTOM ELV = 754.00OUTLET ELEV = 756.50100-YR HWL = 756.68INFILTRATION SWALEBOTTOM ELV = 754.00OUTLET ELEV = 756.50BUILDING 1LOT 2 (CHANHASSEN)LOT 1 (CHANHASSEN)CITY OF CHASKA111111S.1S.1S.2S.2S.21515151321AACDDEFEFGHLOT 3 (CHASKA)FFJ73.35'6'18'26'50'26'25'30'25'30'10'25'30'10'1 8 ' 2 6 ' R25'R25'888R60'18'26'18'28.24' 18'26'26'14026.55'6R30' R3 0 ' R5'R10'R10'32212121212124242410101010KMLR50'R5'R22'R5'R30'R5'R5'R15'R10 'R20'R10'R46'R20'R46 ' R10'R10'58.63'111113OUTLOT A(CHASKA)NNNNNPPPPPOOOOQS.21572.82' 10.00'100.92'30.15'30.06'SANITARY DRAIN FIELDSANITARY DRAIN FIELD(RESERVE LOCATION)IIIIIII131313114.07'26.20' 26.00'63.36'83.92'SHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:HORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTAN:\0031776.00\DWG\CIVIL\0031776SP01.DWG CHANHASSEN, MINNESOTA08/12/2021...RIVER VALLEY INDUSTRIAL CENTERCIVIL SITE PLAN102 JONATHAN BLVD N #200CHASKA, MN 55318RIVER VALLEY INDUSTRIAL CENTERC20008/03/20211891908/12/2021DANIEL M. PARKSCAPSTONE INVESTORS, LLCNOT FOR CONSTRUCTION© 2021 Westwood Professional Services, Inc.Common Ground AllianceCall 48 Hours before digging:811 or call811.com0'40'80'120'1" = 40'40'8' or 4'1208/03/202108/12/2021...CITY SUBMITTALCITY OF CHANHASSEN COMMENTS...PROJECT NUMBER: 0031776.00S.1S.10S.2REFERENCESTOP SIGN30" X 30"R1-1SIZEMnDOT DESIGNATIONHANDICAP ACCESSIBLE12" X 18"R7-8M1 B612 CURB AND GUTTER6CONCRETE CROSS GUTTER8PRIVATE CONCRETE SIDEWALK10PRIVATE PARALLEL PEDESTRIAN CURB RAMP11STOP BAR13TRAFFIC ARROW15HANDICAP ACCESSIBLE SIGNAGE AND STRIPING21HEAVY DUTY LOADING DOCK (AT 4' BELOW FFE)24CONCRETE CURB AT SIDEWALK32CURB CUT WITH RIP RAP40RETAINING WALL (SEE ARCH PLANS)1·EXISTING ZONING:IOP - INDUSTRIAL OFFICE PARK DISTRICT·PROPOSED ZONING:IOP - INDUSTRIAL OFFICE PARK DISTRICT·PARCEL DESCRIPTION:SEE SURVEY FOR LEGAL DESCRIPTION·TOTAL PROPERTY AREA: 24.12 ACRES (1,050,667 SF)NEW BUILDING: LOT 2 (CHANHASSEN)7.89 ACRES (343,688 SF)NEW BUILDING: LOT 3 (CHASKA)1.13 ACRES (49,223 SF)EX. BUILDING: LOT 1 (CHANHASSEN) 13.39 ACRES (583,268 SF)EX. BUILDING: OUTLOT A (CHASKA)1.71 ACRES (74,488 SF)·EXISTING BUILDING GROSS SIZE178,753 SF·BUILDING COVERAGE (% OF SITE)NEW LOT, BUILDING 1 COVERAGE:20.78%EX. LOT, EX. BUILDING COVERAGE:27.18%BUILDING 1 INFORMATION·PERVIOUS SURFACE:4.02 ACRES (45%)·IMPERVIOUS SURFACE(RATIO):5.00 ACRES (55%)·EXPECTED OCCUPANCY55·BUILDING 1 HEIGHT26' - ONE STORY·BUILDING 1 GROSS SIZE:81,660 SFOFFICE (EST. 15%): 12,660 SFWAREHOUSE/COMMON (EST. 85%):69,000 SF·BUILDING SETBACK PER CODE:30'=FRONT10'=SIDE10'=REAR·PARKING SETBACK:10'=FRONT AND ROW (CHASKA)5'=SIDE AND REAR (CHASKA)25'=FRONT, SIDE, AND REAR (CHANHASSEN)·PARKING SPACE/DRIVE AISLE:9' WIDE X 18' LONG, 26' AISLE·PARKING COVERAGE (% OF SITE)BUILDING 1 PARKING AND LOADING AREA2.14 ACRES (23.72%)·PARKING RATIO REQUIREMENTCITY OF CHANHASSENOFFICE5 SPACE / 1000 SF OF OFFICE SPACEWAREHOUSE:1 SPACE / 1000 SF UP TO 10,000 SF PLUS1 SPACE / 2000 SF OVER 10,000 SFOFFICE (12,660 X 5/1000)64 SPACESWAREHOUSE (10,000 / 1000 + 59,000 / 2000)40 SPACESTOTAL SPACES REQUIRED:104 SPACES·PARKING PROVIDED:110SIGN LEGENDSITE DETAILS (SI-0XX)SITE DEVELOPMENT SUMMARY1.BACKGROUND INFORMATION FOR THIS PROJECT PROVIDED BY WESTWOOD PROFESSIONALSERVICES, MINNETONKA, MN, 04/06/2021.2.LOCATIONS AND ELEVATIONS OF EXISTING TOPOGRAPHY AND UTILITIES AS SHOWN ON THISPLAN ARE APPROXIMATE. CONTRACTOR SHALL FIELD VERIFY SITE CONDITIONS AND UTILITYLOCATIONS PRIOR TO EXCAVATION/CONSTRUCTION. IF ANY DISCREPANCIES ARE FOUND, THEENGINEER SHOULD BE NOTIFIED IMMEDIATELY.3.REFER TO BOUNDARY SURVEY FOR LOT BEARINGS, DIMENSIONS AND AREAS.4.ALL DIMENSIONS ARE TO FACE OF CURB OR EXTERIOR FACE OF BUILDING UNLESS OTHERWISENOTED.5.REFER TO ARCHITECTURAL PLANS FOR EXACT BUILDING DIMENSIONS AND LOCATIONS OFEXITS, RAMPS, AND TRUCK DOCKS.6.ALL CURB RADII ARE SHALL BE 3.0 FEET (TO FACE OF CURB) UNLESS OTHERWISE NOTED.7.ALL CURB AND GUTTER SHALL BE B612 UNLESS OTHERWISE NOTED.8.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFICCONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGGERSAND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. PLACEMENT OFTHESE DEVICES SHALL BE APPROVED BY THE CITY AND ENGINEER PRIOR TO PLACEMENT.TRAFFIC CONTROL DEVICES SHALL CONFORM TO APPROPRIATE MNDOT STANDARDS.9.BITUMINOUS PAVEMENT AND CONCRETE SECTIONS TO BE IN ACCORDANCE WITH THERECOMMENDATIONS OF THE GEOTECHNICAL ENGINEER.10.CONTRACTOR SHALL MAINTAIN FULL ACCESS TO ADJACENT PROPERTIES DURINGCONSTRUCTION AND TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TOADJACENT PROPERTIES.11.SITE LIGHTING SHOWN ON PLAN IS FOR REFERENCE ONLY. REFER TO LIGHTING PLAN PREPAREDBY OTHERS FOR SITE LIGHTING DETAILS AND PHOTOMETRICS.GENERAL SITE NOTESPROPERTY LINESETBACK LINEEASEMENT LINECURB AND GUTTERLOT LINEPOND NORMAL WATER LEVELRETAINING WALLCONCRETE PAVEMENTNUMBER OF PARKING STALLSTRANSFORMERSITE LIGHTINGEXISTINGPROPOSEDFENCEXXHEAVY DUTY BITUMINOUS PAVEMENTSTANDARD DUTY BITUMINOUS PAVEMENTTRAFFIC SIGNPOWER POLEBOLLARD / POSTCONCRETE SIDEWALKTIP-OUT CURB AND GUTTERSITE LEGEND5TA PROPOSED TURN LANE STRIPPINGBNOT USEDCSEPTIC DRAIN FIELDDPROPOSED LOT LINEEBUILDING SETBACK LINEFPARKING SETBACK LINEGFULL ACCESS AUTO ONLY ENTRANCEHTRUCK ENTRANCEILANDSCAPED AREAJPROJECT IDENTIFICATION SIGNKSEPTIC TANKSLVERIFY NEW PAVEMENT LINE WITH OWNERMSAWCUT EXISTING PAVEMENTNBITUMINOUS LOADING DOCK (AT FFE)OSTANDARD DUTY BITUMINOUS PAVEMENTPHEAVY DUTY BITUMINOUS PAVEMENTQDOUBLE YELLOW TRAFFIC STRIPESITE KEYNOTESAS.4S.5DO NOT ENTERBEGIN ONE WAY30" X 30"24" X 30"R5-1R6-X1A VARIANCE IS REQUESTED FOR PARKING WITHIN THE SETBACK OF THE COMMON LOT LINE WITHCHANHASSEN & CHASKA.VARIANCE REQUEST River Valley Industrial Center - Project Narrative August 3, 2021 The proposed project, River Valley Industrial Center will be a Class A multi-tenant industrial facility. It is our intent to design the facility so that it is divisible down to 7,500sf with each tenant having their own recessed entry along with dock and drive in access to their warehouse. This small bay market has been ignored by developers in the Twin Cities for years. We believe this building could create a base of smaller users that will hopefully grow in the Chanhassen and Chaska communities in the years to come. We are a family based, local real estate company (our offices are in Chaska) with 1.5 million square feet of mostly industrial property. It is our intent to remain in the community and be long term holders of this proposed building. Plans for the building and site work are being submitted by our architectural and civil engineering consultants. The proposed access for automobile traffic will be off of Audubon Road and truck traffic from Stoughton Avenue. The planned curb cut location off of Audubon is important for ease of access into the development area and the success of the project. The previously submitted traffic report supports the location of the proposed access point and shows the locations of new pavement markings on Audubon Road to provide adequate traffic control and turn lanes for the project entrance. Since there is no available public sanitary sewer and watermain service for the development, there will be a private onsite septic system and new water well constructed to support the project. The location of the proposed septic and well facilities are shown on the Utility Plan. The new well will be used for domestic water needs within the proposed building. The existing onsite well and storage tank will be used for supplying water to the building’s fire suppression system and the fire hydrants being proposed on the property. We look forward to a successful development in your community and would invite you to contact me or any of our development team for questions about this project. Thank you! Joel Buttenhoff Cornerstone Investors LLC 102 Jonathan Blvd. N #200 Chaska MN 55318 WEST ELEVATION LEFT HALF 8 9 10 1176 WEST ELEVATION - RIGHT HALF 3 412 5 6 NORTHWEST ELEVATION concrete trowelled bands exposed aggregate metal at entrances aluminum dr framing solar grey glass CBA SOUTH ELEVATION 734526 345 126 EAST ELEVATION - RIGHT HALF 891011 7 EAST ELEVATION - LEFT HALF WEST ELEVATION 1 2 NORTHWEST ELEVATIONNORTH ELEVATION ACB EAST ELEVATION RIVER VALLEY INDUSTRIAL CENTER RIVER VALLEY INDUSTRIAL CENTER RIVER VALLEY INDUSTRIAL CHANHASSEN. MN SPEC. OFFICES FOR: EXTERIOR ELEVATIONS Aug 26, ‘21 charcoal colored metal panels red w/ black accent colored aggregate in concrete lights grey concrete horizontal and vertical accent bands light grey window framing w/ smoke colored glass RIVER VALLEY INDUSTRIAL CENTER RIVER VALLEY INDUSTRIAL CENTER RIVER VALLEY INDUSTRIAL CHANHASSEN. MN SPEC. OFFICES FOR: FINISH MATERIALS AND COLORS PARTIAL WEST ELEVATION PARTIAL NORTHWEST ELEVATION NORTHWEST ELEVATION PARTIAL WEST ELEVATION RIVER VALLEY INDUSTRIAL CENTER RIVER VALLEY INDUSTRIAL CENTER RIVER VALLEY INDUSTRIAL CHANHASSEN. MN SPEC. OFFICES FOR: FINISH MATERIALS AND COLORS 1200exterior building materials on facade viewed by the public: Total facade to 12’height = 820x12 = 9840 sq ft North: entrys and windows - 164 sq ft articulation-troweled conc - 96 textured panels - 960 NW: entrys and windows - 600 sq ft textured panels(below wdw) - 120 West: entrys and windows - 1896 sq ft articulation-troweled conc - 1392 textured panels - 2832 South: entrys and windows - 136 sq ft articulation-troweled conc - 96 textured panels - 224 troweled conc panels - 1344 entrys and windows - 2796 sq ft 28% articulation-troweled conc - 1584 16 textured panels - 4136 42 troweled conc panels - 1344 14 foundation plantings 511’x30” hi overstory trees @ building 6 upper level windows provided TOTALS Aug 26, ‘21 Carver County Public Works 11360 Highway 212, Suite 1 Cologne, MN 55322 Office (952) 466-5200 | Fax (952) 466-5223 | www.co.carver.mn.us CARVER COUNTY August 26, 2021 City of Chanhassen c/o Bob Generous AICP Senior Planner 952-227-1131 bgenerous@ci.chanhassen.mn.us Re: Development / Access Review Comments: Preliminary Plat and Site Plan for 2100 Stoughton Avenue (River Valley Industrial Center) located at PID #250030700 and #301370090 adjacent to County State Aid Highway 61 (Chaska Blvd.) and the intersection of CSAH 61/CSAH 15/Audubon Rd. Thank you for the opportunity to review the subject development in the City of Chanhassen. The County assumes compliance with State Statute 505.03 Subdivision 2 regarding road authority review. Consistent with the County Comprehensive Plan and County Codes, the following are comments and recommended conditions of approval and potential requirements for any necessary permits to be issued for the project: 1. Regarding access a. No direct access to CSAH 61 is proposed. Additional County review and approval will be required if this condition changes. b. The proposed access from the site to Audubon Rd. (City street) is approximately 350 ft. from the intersection of CSAH 61/CSAH 15/Audubon Rd. and shows planned impacts to the left turn lane serving the southern leg of the intersection. New local road access on local roads near County intersections is guided to be approximately 660 ft. from the intersection or at the greatest distance possible considering site constraints in order to avoid impacts to turn lanes serving the County Highway intersection and to minimize conflicts with traffic turning on to and off of the County Highway. In addition, the adopted CSAH 61/TH 41 Corridor Study final report identifies the future roadway concept for this intersection, which includes a median on the south leg of the intersection for at least 400 ft. south of the intersection (Link to adopted study, See page 39). i. Revise the proposed site plan regarding the access on Audubon Rd. to remove the access or shift it further south for consistency with adopted corridor study and to mitigate impacts to the CSAH 61/CSAH 15/Audubon Rd. intersection. 2. Regarding highway right of way a. CSAH 61 at this location is a 2-lane undivided rural roadway facility with a continuous left turn lane and no trail facilities. The existing total right of way is approximately 115 ft. with approximately 55 ft. from centerline on the southeast side adjacent to the subject parcel. b. The County’s 2040 Comprehensive Plan (Figure B.6) identifies typical section widths for existing and future County highway facilities. The planned future typical section for this highway, per corridor study, is for a 2-lane divided urban roadway with the trail on the southeast side, which requires 65 ft. from centerline. i. Revise the preliminary plat to incorporate a minimum of 10 ft. additional right of way dedication adjacent to CSAH 61 from the existing right of way for a total of 65 ft. from centerline. ii. A sight triangle right of way dedication from the required right of way dedication for 100 feet along CSAH 61 and 80 feet along Audubon Rd. is required on the southeast corner of the CSAH 61/CSAH 15/Audubon Rd. intersection. iii. Right of way along Audubon Rd. should be preserved by dedication for consistency with the CSAH 61/Audubon Rd. intersection plans as well as for any future pedestrian facilities planned by the Cities such as a sidewalk or trail along the east side of Audubon Rd. 3. Regarding pedestrian facilities a. There is currently no pedestrian crossing infrastructure for the south or eastern legs of the CSAH 61/CSAH 15/Audubon Rd. intersection adjacent to the proposed development. i. Work with the County to install crosswalk and pedestrian traffic signal system improvements for the southern and eastern legs of the intersection including installation of ADA compliant curb ramp(s) at the southeast corner of the intersection adjacent to the proposed development. An internal pedestrian connection on the site from this corner is recommended. 4. Regarding traffic impacts a. The memo titled Buttenhoff Industrial Trip Generation and Access dated June 30, 2021 did not include analysis of the CSAH 61/CSAH 15/Audubon Rd. intersection. i. Traffic operations need to be studied and reviewed for the CSAH 61/CSAH 15/Audubon Rd. intersection. Information is needed regarding the northbound left from Audubon Rd. onto CSAH 61 to analyze the impact of the added traffic to the intersection. Coordinate with County staff regarding traffic split assignments, trip generation calculations, and future traffic projections to use for this analysis. ii. Provide truck turning templates to and from CSAH 61 and for each turn lane on Audubon Rd. 5. Regarding final approval and permitting a. The County will need to review and approve the final grading plans adjacent to CSAH 61. A grading permit will be required for grading work within the highway right of way. b. The technical details of the final plat, its boundaries and form(s) will need to be reviewed and approved by the County Surveyor. c. Prior to any work affecting or on County highways or in County right of way, the applicant shall coordinate plans with the County Engineer and obtain a Utility or Excavating/Filling/Grading Permit(s) from Carver County Public Works: (https://www.co.carver.mn.us/departments/public-works/quick-links/permits). Final details of locations, grades, and profiles affecting County roads as well as any utility connections will need to be reviewed and approved prior to any permits. d. Any damages, modifications, or changes incurred on County highways from current or approved conditions will need to remedied or updated at development expense, including costs incurred by the County. These are the County’s comments at this time. If you have any questions or need further assistance, please contact staff noted below: Joan Guthmiller Administrative Technician Carver County Public Works 952.466.5201 jguthmiller@co.carver.mn.us Angie Stenson AICP Sr. Transportation Planner Carver County Public Works 952.466.5273 astenson@co.carver.mn.us Dan McCormick, P.E. PTOE Traffic Services Supervisor Carver County Public Works 952.466.5208 dmccormick@co.carver.mn.us MEMORANDUM TBPLS Firm No. 10074302 Date: June 30, 2021 Re: Buttenhoff Industrial Trip Generation and Access File #0024684.00 To: Daniel Parks, P.E., Senior Project Manager From: Paul Villaluz, P.E., PTOE, RSP1 Christopher Topacio This memorandum has been prepared to address the following transportation-related aspects of the proposed 82,500 square foot Buttenhoff Industrial project: • Trip Generation • Trip Distribution • Trip Assignment • Total Intersection Volumes • Left Turn Storage Bay Analysis A Preliminary Concept Site Plan is shown on the next page. Trip Generation The 10th Edition of the Institute of Transportation Engineers’ (ITE) Trip Generation Manual was used to estimate the number of vehicle trips that could be generated by the project. This manual is a standard reference used by municipalities and public agencies throughout the United States. The trip generation characteristics included in the manual are summarized by general land use type and are based on actual trip generation studies performed at numerous locations in areas of various populations. Trip generation for the proposed Buttenhoff Industrial project is based on average rates during the AM and PM peak hours for a general light industrial land use (ITE Land Use Code 110). The resulting trip generation is summarized in Table 1. Calculations are provided in Appendix A. 789512899891086INFILTRATION PONDPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHXXXXXXXXXXXSSTEEEESPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANBUILDINGTRANSMISSION LINE EASEMENTPER DOC NO. A455245AUDUBON ROAD STATE HIGWAY NO. 212STOUGHTON AVENUE125 .00 30.00' 25.00' PARKING SETBACK BUILDING SETBACKTRUCK ENTRANCEFULL ACCESSAUTO ONLY ENTRANCEPROPOSED LOT = 9.01 AC12'62'35.29'35.25'54.93' 26'26.00'REMAINDER LOT = 15.17 ACPOSSIBLE LOT LINECITY OF CHASKA73.35'R60.00 'INFILTRATION POND82,500 SF BUILDING134 PARKING STALLSDRAIN FIELDINFILTRATION PONDPOSSIBLE LOT LINESHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:HORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTAN:\0031776.00\DWG\EXHIBITS\0031776TRUCKTURNEXHIBIT.DWG CHANHASSEN, MINNESOTA05/11/2021...BUTTENHOFF INDUSTRIALCONCEPT SITE PLAN& TRUCK MOVEMENTS21000 STATE HIGHWAY 7EXCELSIOR, MN 55331BUTTENHOFF INDUSTRIAL104/27/2021.XX/XX/XX...XX/XX/XXXX/XX/XXJOEL BUTTENHOFF..© 2021 Westwood Professional Services, Inc.Common Ground AllianceCall 48 Hours before digging:811 or call811.com0'40'80'120'1" = 40'40'8' or 4'..........PROJECT NUMBER: 0031776.00PROPERTY LINESETBACK LINEEASEMENT LINECURB AND GUTTERLOT LINEPOND NORMAL WATER LEVELRETAINING WALLCONCRETE PAVEMENTNUMBER OF PARKING STALLSTRANSFORMERSITE LIGHTINGEXISTINGPROPOSEDFENCEXXHEAVY DUTY BITUMINOUS PAVEMENTNORMAL DUTY BITUMINOUS PAVEMENTTRAFFIC SIGNPOWER POLEBOLLARD / POSTCONCRETE SIDEWALKTIP-OUT CURB AND GUTTERSITE LEGEND5TSteering AngleLock to Lock TimeArticulating AngleWB-67Trailer TrackTractor TrackTrailer WidthTractor Width19.504.00feet8.508.50:8.008.00:::0.003.0045.5015.0053.00:::6.028.475.0 June 30, 2021 Page 3 0024684.00 Table 1 – Buttenhoff Industrial Trip Generation ITE Code Land Use Size Weekday AM Peak Hour PM Peak Hour In Out Total In Out Total In Out Total 110 General Light Industrial 82.5 ksf GFA 205 204 409 51 7 58 7 45 52 Institute of Transportation Engineers (ITE) Trip Generation, 10th Edition According to the latest ITE Trip Generation Manual (see Appendix A), trucks are anticipated to comprise 3% of the AM peak hour trips and 2% of the PM peak hour trips. Using these percentages, two trucks are anticipated to access the site during the AM peak hour and one truck is anticipated to access the site during the PM peak hour. Trip Distribution The directional distribution of project traffic quantifies the percentage of project-generated traffic that arrives and departs the project site in each direction by type of use. The primary trip distribution quantifies the percentage of site-generated traffic that generally arrives and departs the project site along the same route. Primary trips are new trips to the street network and project driveways. Figure 1 illustrates the anticipated primary project trip distribution for the Buttenhoff Industrial project. The primary trip distribution is based on anticipated access restrictions and internal circulation through each project driveway, anticipated trip origins and destinations with the surrounding areas, and engineering judgment. It is assumed that 90% of the total trip vehicles (cars and trucks) will access the site via the Audubon driveway. It is assumed that both proposed driveway locations will have full access – no left or right turn movements into and out of the driveway locations will be prohibited. Trip Assignment Project traffic assignment was calculated by applying the primary trip distribution percentages found in Figure 1 to the primary project trip generation found in Table 1. The resulting traffic assignments at the intersections are illustrated in Figure 2 for the primary trip assignment. POHPOHPOHPOHPOHPOHPOHPOHPOHXFFE=759.46FFE=760.00SSTEEEESPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHTRANSMISSIONLINE TOWERBUILDINGRETAINING WALLELECTRICCABINETTRANSMISSION LINE EASEMENTPER DOC NO. A455245AUDUBON ROADSTATE HIGWAY NO. 212STOUGHTON AVENUEAREA NOT SURVEYED125.00SSSSSTSIGNROCK LANDSCAPINGGUARD RAILWEMAILTTRUCK ENTRANCEFULL ACCESSAUTO ONLY ENTRANCEPROPOSED LOT= 9.02 ACREMAINDER LOT= 15.16 ACPROPOSED LOT LINECITY OF CHASKAR60'INFILTRATIONPONDDRAIN FIELDINFILTRATION PONDPROPOSED LOT LINESTOUGHTON AVENUEPROPOSEDINDUSTRIALBUILDING81,660 SFSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:HORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTAN:\0031776.00\DWG\EXHIBITS\210617_0031776AUDUBON STRIPING WITH VOLGRAPH.DWG CHANHASSEN, MINNESOTA06/22/2021...BUTTENHOFF INDUSTRIALAUDUBON DRIVE PRELIMINARYAM/PM TRIP DISTRIBUTION21000 STATE HIGHWAY 7EXCELSIOR, MN 55331BUTTENHOFF INDUSTRIAL104/27/2021..JOEL BUTTENHOFF----© 2021 Westwood Professional Services, Inc.Common Ground AllianceCall 48 Hours before digging:811 or call811.com0'70'140'210'1" = 70'70'14' or 7'..........PROJECT NUMBER: 0031776.00PROPERTY LINESETBACK LINEEASEMENT LINECURB AND GUTTERLOT LINEPOND NORMAL WATER LEVELRETAINING WALLCONCRETE PAVEMENTNUMBER OF PARKING STALLSTRANSFORMERSITE LIGHTINGEXISTINGPROPOSEDFENCEXXHEAVY DUTY BITUMINOUS PAVEMENTNORMAL DUTY BITUMINOUS PAVEMENTTRAFFIC SIGNPOWER POLEBOLLARD / POSTCONCRETE SIDEWALKTIP-OUT CURB AND GUTTERSITE LEGEND5T STOPSTOPSTOPSTOP06/14/21 POHPOHPOHPOHPOHPOHPOHPOHPOHXFFE=759.46FFE=760.00SSTEEEESPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHTRANSMISSIONLINE TOWERBUILDINGRETAINING WALLELECTRICCABINETTRANSMISSION LINE EASEMENTPER DOC NO. A455245AUDUBON ROADSTATE HIGWAY NO. 212STOUGHTON AVENUEAREA NOT SURVEYED125.00SSSSSTSIGNROCK LANDSCAPINGGUARD RAILWEMAILTTRUCK ENTRANCEFULL ACCESSAUTO ONLY ENTRANCEPROPOSED LOT= 9.02 ACREMAINDER LOT= 15.16 ACPROPOSED LOT LINECITY OF CHASKAR60'INFILTRATIONPONDDRAIN FIELDINFILTRATION PONDPROPOSED LOT LINESTOUGHTON AVENUEPROPOSEDINDUSTRIALBUILDING81,660 SFSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:HORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTAN:\0031776.00\DWG\EXHIBITS\210617_0031776AUDUBON STRIPING WITH VOLGRAPH.DWG CHANHASSEN, MINNESOTA06/22/2021...BUTTENHOFF INDUSTRIALAUDUBON DRIVE PRELIMINARYTRIP ASSIGNMENT21000 STATE HIGHWAY 7EXCELSIOR, MN 55331BUTTENHOFF INDUSTRIAL204/27/2021.06/14/21.JOEL BUTTENHOFF----© 2021 Westwood Professional Services, Inc.Common Ground AllianceCall 48 Hours before digging:811 or call811.com0'70'140'210'1" = 70'70'14' or 7'..........PROJECT NUMBER: 0031776.00PROPERTY LINESETBACK LINEEASEMENT LINECURB AND GUTTERLOT LINEPOND NORMAL WATER LEVELRETAINING WALLCONCRETE PAVEMENTNUMBER OF PARKING STALLSTRANSFORMERSITE LIGHTINGEXISTINGPROPOSEDFENCEXXHEAVY DUTY BITUMINOUS PAVEMENTNORMAL DUTY BITUMINOUS PAVEMENTTRAFFIC SIGNPOWER POLEBOLLARD / POSTCONCRETE SIDEWALKTIP-OUT CURB AND GUTTERSITE LEGEND5T STOPSTOPSTOPSTOP June 30, 2021 Page 4 0024684.00 Total Intersection Volumes In order to approximate intersection operations at the two project driveway locations, Annual Daily Traffic (ADT) information was collected at Audubon Road and at Stoughton Avenue from the Minnesota Department of Transportation (MnDOT Traffic Forecasting & Analysis, 2018). Figure 3. ADT information on Stoughton Avenue Figure 4. ADT information on Audubon Road It is assumed that both of the peak hours represent 10% of the ADT. The assumed vehicles per hour were calculated by taking 10% of the most recent ADT and dividing it by 2 to indicate how many vehicles will travel in each direction. Therefore, 189 vehicles per hour (3750 x 0.10 =375. 375/2 = 188.5) are assumed to travel northbound and southbound during both AM and PM peak hours along Audubon Road at Project Driveway A. 115 vehicles per hour (2300 x 0.10 =230. 230/2= 115) are assumed to travel eastbound and westbound along Stoughton Avenue at Project Driveway B. These volumes have been added to trip assignment in Figure 2. Total volumes are included on Figure 5. POHPOHPOHPOHPOHPOHPOHPOHPOHXFFE=759.46FFE=760.00SSTEEEESPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHTRANSMISSIONLINE TOWERBUILDINGRETAINING WALLELECTRICCABINETTRANSMISSION LINE EASEMENTPER DOC NO. A455245AUDUBON ROADSTATE HIGWAY NO. 212STOUGHTON AVENUEAREA NOT SURVEYED125.00SSSSSTSIGNROCK LANDSCAPINGGUARD RAILWEMAILTTRUCK ENTRANCEFULL ACCESSAUTO ONLY ENTRANCEPROPOSED LOT= 9.02 ACREMAINDER LOT= 15.16 ACPROPOSED LOT LINECITY OF CHASKAR60'INFILTRATIONPONDDRAIN FIELDINFILTRATION PONDPROPOSED LOT LINESTOUGHTON AVENUEPROPOSEDINDUSTRIALBUILDING81,660 SFSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:HORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTAN:\0031776.00\DWG\EXHIBITS\210617_0031776AUDUBON STRIPING WITH VOLGRAPH.DWG CHANHASSEN, MINNESOTA06/22/2021...BUTTENHOFF INDUSTRIALAUDUBON DRIVE PRELIMINARYTOTAL VOLUMES21000 STATE HIGHWAY 7EXCELSIOR, MN 55331BUTTENHOFF INDUSTRIAL504/27/2021.06/14/21.JOEL BUTTENHOFF----© 2021 Westwood Professional Services, Inc.Common Ground AllianceCall 48 Hours before digging:811 or call811.com0'70'140'210'1" = 70'70'14' or 7'..........PROJECT NUMBER: 0031776.00PROPERTY LINESETBACK LINEEASEMENT LINECURB AND GUTTERLOT LINEPOND NORMAL WATER LEVELRETAINING WALLCONCRETE PAVEMENTNUMBER OF PARKING STALLSTRANSFORMERSITE LIGHTINGEXISTINGPROPOSEDFENCEXXHEAVY DUTY BITUMINOUS PAVEMENTNORMAL DUTY BITUMINOUS PAVEMENTTRAFFIC SIGNPOWER POLEBOLLARD / POSTCONCRETE SIDEWALKTIP-OUT CURB AND GUTTERSITE LEGEND5T STOPSTOPSTOPSTOP June 30, 2021 Page 5 0024684.00 Left Turn Storage Bay Analysis Left turn storage bay analyses for the study intersections are provided for the projected conditions with site. The analyses are based on the traffic volumes as illustrated in Figure 3. The analysis uses the 95th percentile left turn queue lengths reported by Vistro (see Appendix B). Table 2 summarizes the results of the analysis. The desired storage reported in Table 2 is the larger of the AM and PM values. Table 2 - Left Turn Storage Bay Analysis Intersection Left Turn Movement Available/Desired Storage per Lane (ft) Existing Projected Conditions with Site Storage Vistro Queue Intersection Control Unsignalized Intersection #2 Audubon Road and Project Driveway A WB On-Site 1.17’ SB 100’ 2.28’ Intersection Control Unsignalized Intersection #4 Stoughton Avenue and Project Driveway B EB Shared 0.66’ SB On-Site 0.71’ Conclusions and Recommendations Figure 6 illustrates the proposed intersection markings on Audubon Road at the Project Driveway. A 100-foot long storage bay length for southbound ingressing left turn traffic will be provided on Audubon Road. This proposed left turn storage bay is anticipated to have adequate storage for the projected demand. POHPOHPOHPOHPOHPOHPOHPOHSSTEEEAUDUBON ROADFULL ACCESSAUTO ONLY ENTRANCEINFILTRATIONPONDSTOUGHTON AVENUEPROPOSED INDUSTRIAL BUILDING81,660 SFSHEET NUMBER:VERTICAL SCALE:DATE:PREPARED FOR:HORIZONTAL SCALE:DRAWN:CHECKED:DESIGNED:INITIAL ISSUE:REVISIONS:Phone(952) 937-515012701 Whitewater Drive, Suite #300Fax(952) 937-5822Minnetonka, MN 55343Toll Free(888) 937-5150DATE:LICENSE NO.I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTAN:\0031776.00\DWG\EXHIBITS\0031776AUDUBONSTRIPING.DWG CHANHASSEN, MINNESOTA06/14/21...BUTTENHOFF INDUSTRIALAUDUBON DRIVE PRELIMINARYLANE CONFIGURATION21000 STATE HIGHWAY 7EXCELSIOR, MN 55331BUTTENHOFF INDUSTRIAL604/27/2021.06/14/21.JOEL BUTTENHOFF----© 2021 Westwood Professional Services, Inc.Common Ground AllianceCall 48 Hours before digging:811 or call811.com0'20'40'60'1" = 20'20'4' or 2'..........PROJECT NUMBER: 0031776.00PROPERTY LINESETBACK LINEEASEMENT LINECURB AND GUTTERLOT LINEPOND NORMAL WATER LEVELRETAINING WALLCONCRETE PAVEMENTNUMBER OF PARKING STALLSTRANSFORMERSITE LIGHTINGEXISTINGPROPOSEDFENCEXXHEAVY DUTY BITUMINOUS PAVEMENTNORMAL DUTY BITUMINOUS PAVEMENTTRAFFIC SIGNPOWER POLEBOLLARD / POSTCONCRETE SIDEWALKTIP-OUT CURB AND GUTTERSITE LEGEND5T June 22, 2021 0024684.00 APPENDIX A TRIP GENERATION CALCULATIONS APPENDIX C OF TRIP GENERATION MANUAL Buttenhoff Industrial ITE Trip Generation - 10th Edition Equation Type: T = Average Vehicle Trip Ends AM Peak Hour One hour between 7AM to 9AM (Adjacent Street) T = 1,000 SF GFA Entering Exiting T = Entering*Exiting* *Rounding may occur in calculations PM Peak Hour One hour between 4PM to 6PM (Adjacent Street) T = 1,000 SF GFA Entering*Exiting T = Entering*Exiting* *Rounding may occur in calculations Weekday Daily Weekday T = 1,000 SF GFA Entering Exiting T = Entering*Exiting* *Rounding may occur in calculations Pass-By Reduction AM AM PM PM AM AM PM PM *Rounding may occur in calculations *Rounding may occur in calculations General Light Industrial 0 Entering 0 Exiting 0% 0% Non Pass-By Trip Ends:Pass-By Trip Ends: 0 Entering 0 ExitingEntering Entering Exiting Exiting7 51 7 45 Variable (X):1,000 SF GFA Number of (X):82.5 58 52 CIT R0031776.000 Land Use Code: Average Rate 110 (X) *0.63 Trip Ends Per 13%87% Trip Ends 7 45 Trip Ends 51 Project Name: TRIP GENERATION CALCULATIONS Calculations by:Date:Project #:June 07, 2021 100% (X) *4.96 Trip Ends Per 50%50% Directional Distribution: Trip Ends 205 205409 100% Non Pass-By Trip End Percentage Pass-By Trip End Percentage 7 Directional Distribution: Directional Distribution: (X) *0.70 Trip Ends Per 88%12% June 22, 2021 0024684.00 APPENDIX B VISTRO CALCULATIONS 0.004Volume to Capacity (v/c): BLevel Of Service: 12.0Delay (sec / veh): 15 minutesAnalysis Period: HCM 6th EditionAnalysis Method: Two-way stopControl Type: Intersection 7: Audubon Road and Project Driveway A Intersection Level Of Service Report NoNoNoCrosswalk 0.000.000.00Grade [%] 30.0030.0030.00Speed [mph] 0.000.000.000.000.000.00Exit Pocket Length [ft] 000000No. of Lanes in Exit Pocket 100.00100.00100.00100.00100.00100.00Entry Pocket Length [ft] 100110No. of Lanes in Entry Pocket 12.0012.0012.0012.0012.0012.00Lane Width [ft] RightLeftThruLeftRightThruTurning Movement Lane Configuration WestboundSouthboundNorthboundApproach Project Driveway AAudubon RoadAudubon RoadName Intersection Setup 000Pedestrian Volume [ped/h] 522094010205Total Analysis Volume [veh/h] 115210251Total 15-Minute Volume [veh/h] 1.00001.00001.00001.00001.00001.0000Other Adjustment Factor 0.92000.92000.92000.92000.92000.9200Peak Hour Factor 52192379189Total Hourly Volume [veh/h] 000000Other Volume [veh/h] 000000Existing Site Adjustment Volume [veh/h] 000000Pass-by Trips [veh/h] 000000Diverted Trips [veh/h] 5243791Site-Generated Trips [veh/h] 000000In-Process Volume [veh/h] 1.00001.00001.00001.00001.00001.0000Growth Factor 2.002.002.002.002.002.00Heavy Vehicles Percentage [%] 1.00001.00001.00001.00001.00001.0000Base Volume Adjustment Factor 0018800188Base Volume Input [veh/h] Project Driveway AAudubon RoadAudubon RoadName Volumes Scenario 3: 3 AM WSButtenhoff Industrial 6/22/2021 1 Version 2021 (SP 0-3) Generated with BIntersection LOS 0.81d_I, Intersection Delay [s/veh] BAAApproach LOS 10.091.240.00d_A, Approach Delay [s/veh] 0.450.290.002.280.000.0095th-Percentile Queue Length [ft/ln] 0.020.010.000.090.000.0095th-Percentile Queue Length [veh/ln] ABAAAAMovement LOS 9.3311.970.007.740.000.00d_M, Delay for Movement [s/veh] 0.010.000.000.030.000.00V/C, Movement V/C Ratio Movement, Approach, & Intersection Results 000Number of Storage Spaces in Median NoTwo-Stage Gap Acceptance 000Storage Area [veh] Flared Lane StopFreeFreePriority Scheme Intersection Settings Scenario 3: 3 AM WSButtenhoff Industrial 6/22/2021 2 Version 2021 (SP 0-3) Generated with 0.001Volume to Capacity (v/c): ALevel Of Service: 8.9Delay (sec / veh): 15 minutesAnalysis Period: HCM 6th EditionAnalysis Method: Two-way stopControl Type: Intersection 12: Stoughton Avenue and Project Driveway B Intersection Level Of Service Report YesYesYesCrosswalk 0.000.000.00Grade [%] 30.0030.0030.00Speed [mph] 0.000.000.000.000.000.00Exit Pocket Length [ft] 000000No. of Lanes in Exit Pocket 100.00100.00100.00100.00100.00100.00Entry Pocket Length [ft] 000010No. of Lanes in Entry Pocket 12.0012.0012.0012.0012.0012.00Lane Width [ft] RightThruThruLeftRightLeftTurning Movement Lane Configuration WestboundEastboundSouthboundApproach Stoughton AvenueStoughton AvenueProject Driveway BName Intersection Setup 000Pedestrian Volume [ped/h] 1130126510Total Analysis Volume [veh/h] 03332100Total 15-Minute Volume [veh/h] 1.00001.00001.00001.00001.00001.0000Other Adjustment Factor 0.92000.92000.92000.92000.92000.9200Peak Hour Factor 1120116510Total Hourly Volume [veh/h] 000000Other Volume [veh/h] 000000Existing Site Adjustment Volume [veh/h] 000000Pass-by Trips [veh/h] 000000Diverted Trips [veh/h] 151510Site-Generated Trips [veh/h] 000000In-Process Volume [veh/h] 1.00001.00001.00001.00001.00001.0000Growth Factor 2.002.002.002.002.002.00Heavy Vehicles Percentage [%] 1.00001.00001.00001.00001.00001.0000Base Volume Adjustment Factor 0115115000Base Volume Input [veh/h] Stoughton AvenueStoughton AvenueProject Driveway BName Volumes Scenario 3: 3 AM WSButtenhoff Industrial 6/22/2021 3 Version 2021 (SP 0-3) Generated with AIntersection LOS 0.18d_I, Intersection Delay [s/veh] AAAApproach LOS 0.000.298.92d_A, Approach Delay [s/veh] 0.000.000.260.260.080.0095th-Percentile Queue Length [ft/ln] 0.000.000.010.010.000.0095th-Percentile Queue Length [veh/ln] AAAAABMovement LOS 0.000.000.007.488.9210.00d_M, Delay for Movement [s/veh] 0.000.000.000.000.000.00V/C, Movement V/C Ratio Movement, Approach, & Intersection Results 000Number of Storage Spaces in Median NoTwo-Stage Gap Acceptance 000Storage Area [veh] Flared Lane FreeFreeStopPriority Scheme Intersection Settings Scenario 3: 3 AM WSButtenhoff Industrial 6/22/2021 4 Version 2021 (SP 0-3) Generated with Turning Movement Volume: Detail 6/22/2021Report File: N:\...\X_AM WS.pdf Scenario 3 AM WSVistro File: N:\...\210607 Buttenhoff Industrial Vistro.vistro Buttenhoff Industrial 243 0 13 0 - 230 Total Volume 1 0 1 0 1.00 0 Right 120 0 5 0 1.00 115 Thru Westbound 116 0 1 0 1.00 115 Thru 5 0 5 0 1.00 0 Left Eastbound 1 0 1 0 1.00 0 Right 0 0 0 0 1.00 0 Left Southbound Future Total Other Net New Trips In Process Growth Factor Final Base Stoughton Avenue and Project Driveway B 12 Volume TypeIntersection NameID 434 0 58 0 - 376 Total Volume 5 0 5 0 1.00 0 Right 2 0 2 0 1.00 0 Left Westbound 192 0 4 0 1.00 188 Thru 37 0 37 0 1.00 0 Left Southbound 9 0 9 0 1.00 0 Right 189 0 1 0 1.00 188 Thru Northbound Future Total Other Net New Trips In Process Growth Factor Final Base Audubon Road and Project Driveway A 7 Volume TypeIntersection NameID Scenario 3: 3 AM WSButtenhoff Industrial 6/22/2021 5 Version 2021 (SP 0-3) Generated with 0.015Volume to Capacity (v/c): BLevel Of Service: 11.3Delay (sec / veh): 15 minutesAnalysis Period: HCM 6th EditionAnalysis Method: Two-way stopControl Type: Intersection 7: Audubon Road and Project Driveway A Intersection Level Of Service Report NoNoNoCrosswalk 0.000.000.00Grade [%] 30.0030.0030.00Speed [mph] 0.000.000.000.000.000.00Exit Pocket Length [ft] 000000No. of Lanes in Exit Pocket 100.00100.00100.00100.00100.00100.00Entry Pocket Length [ft] 100110No. of Lanes in Entry Pocket 12.0012.0012.0012.0012.0012.00Lane Width [ft] RightLeftThruLeftRightThruTurning Movement Lane Configuration WestboundSouthboundNorthboundApproach Project Driveway AAudubon RoadAudubon RoadName Intersection Setup 000Pedestrian Volume [ped/h] 35920552209Total Analysis Volume [veh/h] 92511152Total 15-Minute Volume [veh/h] 1.00001.00001.00001.00001.00001.0000Other Adjustment Factor 0.92000.92000.92000.92000.92000.9200Peak Hour Factor 32818952192Total Hourly Volume [veh/h] 000000Other Volume [veh/h] 000000Existing Site Adjustment Volume [veh/h] 000000Pass-by Trips [veh/h] 000000Diverted Trips [veh/h] 3281524Site-Generated Trips [veh/h] 000000In-Process Volume [veh/h] 1.00001.00001.00001.00001.00001.0000Growth Factor 2.002.002.002.002.002.00Heavy Vehicles Percentage [%] 1.00001.00001.00001.00001.00001.0000Base Volume Adjustment Factor 0018800188Base Volume Input [veh/h] Project Driveway AAudubon RoadAudubon RoadName Volumes Scenario 4: 4 PM WSButtenhoff Industrial 6/22/2021 1 Version 2021 (SP 0-3) Generated with BIntersection LOS 1.02d_I, Intersection Delay [s/veh] AAAApproach LOS 9.880.180.00d_A, Approach Delay [s/veh] 3.291.170.000.280.000.0095th-Percentile Queue Length [ft/ln] 0.130.050.000.010.000.0095th-Percentile Queue Length [veh/ln] ABAAAAMovement LOS 9.5211.250.007.660.000.00d_M, Delay for Movement [s/veh] 0.040.020.000.000.000.00V/C, Movement V/C Ratio Movement, Approach, & Intersection Results 000Number of Storage Spaces in Median NoTwo-Stage Gap Acceptance 000Storage Area [veh] Flared Lane StopFreeFreePriority Scheme Intersection Settings Scenario 4: 4 PM WSButtenhoff Industrial 6/22/2021 2 Version 2021 (SP 0-3) Generated with 0.001Volume to Capacity (v/c): ALevel Of Service: 9.9Delay (sec / veh): 15 minutesAnalysis Period: HCM 6th EditionAnalysis Method: Two-way stopControl Type: Intersection 12: Stoughton Avenue and Project Driveway B Intersection Level Of Service Report YesYesYesCrosswalk 0.000.000.00Grade [%] 30.0030.0030.00Speed [mph] 0.000.000.000.000.000.00Exit Pocket Length [ft] 000000No. of Lanes in Exit Pocket 100.00100.00100.00100.00100.00100.00Entry Pocket Length [ft] 000010No. of Lanes in Entry Pocket 12.0012.0012.0012.0012.0012.00Lane Width [ft] RightThruThruLeftRightLeftTurning Movement Lane Configuration WestboundEastboundSouthboundApproach Stoughton AvenueStoughton AvenueProject Driveway BName Intersection Setup 000Pedestrian Volume [ped/h] 0126130141Total Analysis Volume [veh/h] 03233010Total 15-Minute Volume [veh/h] 1.00001.00001.00001.00001.00001.0000Other Adjustment Factor 0.92000.92000.92000.92000.92000.9200Peak Hour Factor 0116120141Total Hourly Volume [veh/h] 000000Other Volume [veh/h] 000000Existing Site Adjustment Volume [veh/h] 000000Pass-by Trips [veh/h] 000000Diverted Trips [veh/h] 015141Site-Generated Trips [veh/h] 000000In-Process Volume [veh/h] 1.00001.00001.00001.00001.00001.0000Growth Factor 2.002.002.002.002.002.00Heavy Vehicles Percentage [%] 1.00001.00001.00001.00001.00001.0000Base Volume Adjustment Factor 0115115000Base Volume Input [veh/h] Stoughton AvenueStoughton AvenueProject Driveway BName Volumes Scenario 4: 4 PM WSButtenhoff Industrial 6/22/2021 3 Version 2021 (SP 0-3) Generated with AIntersection LOS 0.20d_I, Intersection Delay [s/veh] AAAApproach LOS 0.000.069.12d_A, Approach Delay [s/veh] 0.000.000.050.050.330.1095th-Percentile Queue Length [ft/ln] 0.000.000.000.000.010.0095th-Percentile Queue Length [veh/ln] AAAAAAMovement LOS 0.000.000.007.478.919.94d_M, Delay for Movement [s/veh] 0.000.000.000.000.000.00V/C, Movement V/C Ratio Movement, Approach, & Intersection Results 000Number of Storage Spaces in Median NoTwo-Stage Gap Acceptance 000Storage Area [veh] Flared Lane FreeFreeStopPriority Scheme Intersection Settings Scenario 4: 4 PM WSButtenhoff Industrial 6/22/2021 4 Version 2021 (SP 0-3) Generated with Turning Movement Volume: Detail 6/22/2021Report File: N:\...\X_PM WS.pdf Scenario 4 PM WSVistro File: N:\...\210607 Buttenhoff Industrial Vistro.vistro Buttenhoff Industrial 242 0 12 0 - 230 Total Volume 0 0 0 0 1.00 0 Right 116 0 1 0 1.00 115 Thru Westbound 120 0 5 0 1.00 115 Thru 1 0 1 0 1.00 0 Left Eastbound 4 0 4 0 1.00 0 Right 1 0 1 0 1.00 0 Left Southbound Future Total Other Net New Trips In Process Growth Factor Final Base Stoughton Avenue and Project Driveway B 12 Volume TypeIntersection NameID 428 0 52 0 - 376 Total Volume 32 0 32 0 1.00 0 Right 8 0 8 0 1.00 0 Left Westbound 189 0 1 0 1.00 188 Thru 5 0 5 0 1.00 0 Left Southbound 2 0 2 0 1.00 0 Right 192 0 4 0 1.00 188 Thru Northbound Future Total Other Net New Trips In Process Growth Factor Final Base Audubon Road and Project Driveway A 7 Volume TypeIntersection NameID Scenario 4: 4 PM WSButtenhoff Industrial 6/22/2021 5 Version 2021 (SP 0-3) Generated with AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss. COUNTYOFCARVER ) Kim City C k \ Subscribed and thiQ(z9day o S to befo me f SGCKLING l.aobry PlJilo.lt ln Esta ra,Od -oi E?ara It ll' ,E!a Notary Public ,2021 CITY OF CHANHASSEN I, Kim T. Meuwissen, being first duly sworn, on oath deposes that she is and was on August 26, 2021, the duly qualified and acting Deputy Clerk ofthe City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy ofthe attached notice of Public Hearing to Consider a Request for Subdivision of Two Parcels into Three Lots and One Outlot and Site Ptan Review for Development of an Approximately 82'000 SF One-Story Offrce-Warehouse Building @iver Valley Industrial Center), Zoned Industrial Office Park (IOP), Planning Case No.202l-19 to the persons named on attached Exhibit "A", by enclosing a copy ofsaid notice in an envelope addressed to such owner, and depositing the envelopes addressed to all such owners in the United States mail with postage fully prepaid thereon; that the names and addresses ofsuch owners were those appearing as such by the records of the County Treasurer, Carver County, Minnesota" and by other appropriate records. JEAN M Subiect Parcel OiBclaimer This map is neither a legally recorded map nor a suNey and is .ot intended to be used as one. This map is a compilatton of records, informatlon and data located in various city, county, state and federal offices and other sources rcgarding the area shown, and is to be u+d for reference purposes only. The City does not wanant that lhe Geographic lnformation Sysiem (GlS) Data used to prepare this map are eror free. and the Cily does not represent that the Gls Data can be used for navigational, tracking or any other pwpose requidng exacting measurement of distance or dhecton or precjsion in the depiction of geographic features. The preceding disclaimer is provided pursuant to Minnesota statutes s466.03, subd. 2'1 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims and agrees to deEnd, indemnify, and hold harmless the City from any and all claims brought by lJser, its employees or agents, or thid partjes which arise out of the use,'s access or use of data Provided. (TAX_NAME,D (TAX-ADD_LI D (TAX ADD L2D (Next RecordD(TAX_NAME)D (TAX_ADD_Ll )t (TAX ADD L2D Obclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one This map is a compilaton of records. information and data located in various city, county, state and federal offi@s and other sources regarding the area shown, and is to be used ior reference purposes only. The Clty does not wanant that the Geographic lnfomation System (GlS) Data used to prepa.e this map are enor free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacling measurement of distance ol direction or precision in the depiction of geographic featu.es. The preceding disclaimer is provrded pursuant to Minnesota statutes s466.03, SuM. 21 (2000), and the user of this map acknowledges that the City shall not be liable lor any damages, and expressly waives all daims, and agrees to defend, indemnify. and hold harmless the City from any and all claims brought by User. its employees or agents, or third partes which arjse oul of the us€is access or use of data provided. \ ,./ A \ ! Subject Parcel qo F. O,oo5OE(o 6€ NEo6i(\E 3EEo .Eed- oE j-q EE OE.r! E2 @ o) ([ =ooFt- tli o) -o E(5 -c ocaoo (!- Eb frE:6Y;EoEa ;E+E93Y oEqEE; o.9 iHt > tl-- o;o= E E 5d .A G- U Eo*8b ',', 6 Q .9 o cv- ttE (5N f, E=3Ea5 OE H o6Igotr: o = iNEi 3 g, EESE o-9 6 -6 )J ot o c oco o-(I, o-cc o) l d) o)o oi o I o p o> EO>E<E 6.e -- E' Or @E tst N< (.) Ic.r0f-Eto -^ r O€ E'= E E 1,E€ EE 5 EEee B re E'i€ s,e Et:E gEEE gEE! FEsP !sE; EEsP HEee- EE:B ;iEgF EgEE ;EEiE =EE =,ES.EFgdr= (,, (5 o = -6+9F(EC(JU,rN(9\t q^(, l6i.>c' ;ioB;,= PA::e EEEE :5EB P s)o)P; !-o l\ c (5-c 6 c=F(!_Qyc) cO- (D-cEqc6P(E:L " (tE E:E"iEaBE;s 8 8.,4fi9o (t)-c f =^cp:.EE; B€= 5c XtsodC)B=-9, o, or'E Fii E E.EEFF =oi NoN o E (,oollt C' (, (., 'i; ao oEdbqo: =c -E3i8qo6 co =t=:r il ; 8 gl: 6 ql o(E !te* El3;tt8o ._jt-c O YJ(J'6'(9 rx ol o*fl >r(,) ol- - Fl-< ol(., :6N E tgTE ES)E ots; (,-o (o 6 o E !2 ==o a't o) (g o) o- ci-Ei! (,,)q)oo)E8 rlr a56 orB OCb9-ot PE6s) EC)f_oo_ig 6+0'ro-/, =->o='=o ^oF-! a f a.9 o 0) E = c fc E c 0) o.c,cocq'6 ; =; uioEcoo)(E o)ocv (l,)/n d)v Eq; 5E€o,}l 9. -(r,65Eoo0) qo iHo: -(!€9!!+ CJ(\,O '6(! EI"o6oo,> .; o,o=p6 eEo< cEo)L6ui =9urHz.& ffig EE;EE IE,EEEi iEEEiEgEEEiBiEii EeE iiffiEEggEiEig EEi EgieeEagEIiir ;EEsiEiiEEEEiSEEa A;eEi;E:iiicEEEESE6. I E e 6 E 6 q o i: 06 il, (go o (,ooJ too o o- ii(, Bo E(, I o- 96, 6' .= o-xo=--, .g.E c6 ..o9ECoo tD=OE =oo<) o Eo!, =Egro .=.l! 8.9 rE .9oEo5tDo- .= oEot!.9d OEz3 or! t! o EDtr oo = .B.E (!la a, .=IEoE=o€odE OE eE E1za oo(g .Cct! o ee F..o Eb O- q;o€OcN3; 6€ NE 3E 6E a_- oEj-s(5= -a(l)E .Jg E d) (g oot-N ,J' o E(5 -c oc f (.) o- st Q ! x-C:oEaE A6';o + E frg Q o b .-.,. o€ iH = >9= o;o: = E 5d .a E,r 3 Ee*85 B aoE ocv-U,ts o c\l :,6<@9 tD ll >.:1r (l)zi .EIS -QE Y.; -c o oY ()-Q 6-6 JJ v; 0) c c)co o6 o-cco =co 6o o o g o B o Po> 6E>={c -o6.e E,!fEOc6e5t N< g_ -0r.d =-- .. Ifi P= I EB 6-6 Pi: E]eEE -oE 5 EEge a+;E SEEE e'Eet Ee,qH :'eEEE o Y O () hoao ^ o.c t 6 o 6 =El,o ko.Z@x"aE== B='Hi 3.eiz* E =;:d =g€E EEEE,3 glE: icEt U *E*-= sE35FE F(DcLJ(,TN(v)S . ,9- (D o B E O -E>h< E c 6 0.) E oEfr . oE $,e"8 p ffse Ea€eEEg ?i trl =6 6E > e ;lE iE# Eo.2lo,b c=l- R -El9 6 ! i crii El o.EL 6€ --il 8E PB eE' :q;l€EE=-EE EHsae.E;H:: clr O (Il -c r'= = ol(9 E a - E cEEI;: EE= 5 E5N fi=AEiB HgH gfi f; E,F o =o o E ; fo =o (\aoN o ; iooo G'E tll q '6ti; !2 o (5oo Ei,,,EOoooo)c(ELdo^: rl) o= OCb9 a? : d.) Ed)f'o9o:o o!+ OBo' .n = ^>.o='to o9 U;(E E 6q, (tr oro Eoto) +- o),> 9-a65Eooo)EEaqo, iE a(t): l, . GOo o-> o-q N !).i (Eruocl,co64 9E;o- tr EE; !sH =cc 6rtr^ca ui .". =g;5 [t "e " EE I6: ! !O IP-o BaEi IiE EE$: IEe E&EB IoC.iYooP l aoe '*;i6E =::EEEES EEgsgEEE E€E3E: EE E! 55 ,E F 9 : AAEEESg EE;EiEEE ::gEgfiE: T $:dEH:: e iEs58E3E fiEEEEEHiE c EiE EEaEE .6-eqQio€E 3T53.EE;:E ETBE E;EE"1 ao:oFp=!i; ifi:EEEsiE EE€-r*ae;;'E6e.E*'oF;e 5B€:EE{EEI s:-5 E:!;5 EEg[E;EEE -.si E:*Piq,E €e€:F E5i : EEE-sp5e SEboE oii. Foq66IE> .;EE9tFt EPE:g €Be fl€?EE EEE EA'EE iEE E;ffi{ -!P|+ .6i F E8€ Eif Ps i:E Ei:gEi6< e .Eo;6aE Ei;PP s 9; *i;;59s: Bl;BF.it99 YqaE9i E.= EEcEE:E* iE;EE gi!EEEEE €: e +s; ;; EE€ EHiE E EEEeiEt*E S iE;E ;;?E+ i1;eEEq!F;.iEE!3!3E1 IEiE€i;EEE:lE.oooEooFo, a; E F €(, !!o o lE()oJ o =o c, I o- >Etsoo'EtL tgetOJ 9elt d, .=o-?o- :{i=so,.g.t =E 06 ..o9t=Eoo o=(,Efooo >EtooEcL(,PtLJ .::llloo o o- ooo o o O OO O Fra O O O Fr o O O A o O OO F{ oO O O oi6 5 E 5 5 5 ; : a -r 6 o !^ .o -r o C| 6 o o L^ !'r sr rn .! rn o r'{ o5 = F'; - 6 F- o cb.{ o = o o.r .r o F sr.! o o o o o o ln o.'r5 6 b -i ; ; ; o .i o = o 6 6 o o 6.!.r o o o o o Q o o o Frm s +.n F. 6 + < Or d) m m Ol f"l Oo F\ oo @ sl oo 9 =HHEHHHHHHHHHHHftHHHHHHHHHHHHHH o =F (, o *.zz:oo3-i3(,0r!flEoo .{ooclLr)Oool(\ E e i(3iz_,=9l:<tl9SBtrv)l^92 EEE= c) rJ] a! lnNO.nFst.oo@ il H .P 8 *-**[-;Rfi EHs EEB=E miEEiIin ig3mfrfrfififrff=?ff=. 3'EE*aeEE E aEE i EiSE g aE E E g E 3EE EE E 8 Exbsir:*=E=.,==Ea e? E IIiEEEEiiEcIEEEiH g gH=EE 3EEiEg*F -l F{ '-{ Fl Fl Fr .'l !"1 .l F{ EFOa* E,iHgJ4Et?>1 'r'Q z H 9r* * U5 Eg = 6 5E= = z\)3., EE = g,,ia.g i tri :EEEEEEEEEE=EEEEEEEEEgEEEEE giE IJJ IJJ UJ UJ TTJ T! zzzzz_zooooo<oFFFFF-I- (,L,(,(,193(,lSlflL^>ooooo>oT-FFFFEFt\ u\ vt t^ th \) u1oooooooO(OF-0o(OO\O!-r Fr F{ Fl N st <)a! r-l -l t"{ r'l .{ N oo F oazzzzZzZJJJJ@Jcotitisi-<9999?9?d.d.d.c.-E-.EU(J(J(J(J()UOFTOOOOAOOsla{Oool/)(nrninrn(nrn.{ Fl !-.1 r-.1 r-l a{ r'{ N