CC Staff Report 11-22-21City Council Item
November 22, 2021
Item
Approve a Request for Subdivision of Three Parcels into Three Lots and One
Outlot and Site Plan Review for Development of an Approximately 82,000
Square-Foot, One-Story, Office-Warehouse Building Located at 2100
Stoughton Avenue (River Valley Industrial Center)
File No.Planning Case No. 2021-19 Item No: I.2
Agenda Section GENERAL BUSINESS
Prepared By Bob Generous, Senior Planner
Reviewed By Laurie Hokkanen
SUGGESTED ACTION
"The Chanhassen City Council approves Planning Case No. 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 the staff report as modified, and
Adopts the Planning Commission's Findings of Fact and Recommendation."
Motion Type Simple Majority Vote of members present
Strategic
Priority Development & Redevelopment
SUMMARY
The applicant is requesting the subdivision of three parcels into three lots and one outlot and site plan
review for development of an approximate 82,000 square-foot, 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. Since the surrounding roads are in the city of Chaska, the City of Chanhassen is
requiring that the developer comply with right-of-way dedication, public improvements in the right-of-
201
way, and site access issues with Chaska and Carver County's requirements.
BACKGROUND
The Planning Commission held a public hearing on September 7, 2021 to review the proposed
development. The Planning Commission voted 7-0 to recommend approval of the development subject
to the conditions in the Planning Commission staff report.
The applicant requested that this item be put on hold so that they could evaluate the financial aspects
further. They have requested that this item be reviewed by the City Council at the November 22, 2021
meeting. They will be submitting their development proposal to the City of Chaska in January, 2022.
DISCUSSION
The agreement calls for Surface Water Management fees be taken for Lot 2 as part of the subdivision
approval, which will contain the new building, and that stormwater fees only be taken for Lot 1 if it is
redeveloped or further subdivided in the future.
Staff prepared a high level review of the potential fees for the development with the future extension of
sewer and water to the site. This review was based on a 2014 study undertaken as part of the County
Road 61 Corridor Plan (www.ci.chanhassen.mn.us/1022/Southwest-Reconnection-Project). However,
these numbers are current estimates and actual costs would be determined at the time of the
improvement project.
The City of Chaska would be collecting area fees on that portion of the plat within Chaska.
BUDGET
RECOMMENDATION
Staff recommends that City Council approve Planning Case No. 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 conditions of the staff report with modification to the preliminary
plat Water Resources Condition 1 as follows:
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.
1. The applicant shall pay appropriate SWMP Fee at the rate in effect at the time of recording
the final plat for Lot 2, Block 1. Rates for 2021 would require a fee of $177,130.
Appropriate SWMP fees based on the rate in effect at the time of redevelopment would be
required for Lot 1 if the site is redeveloped increasing the intensity or site coverage of the
site. Appropriate SWMP fees shall be paid with the further subdivision of the property
creating additional developable lot(s).
ATTACHMENTS
Planning Commission Staff Report dated September 7, 2021
Planning Commission Minutes Excerpt dated September 7, 2021
202
Findings of Fact and Recommendation
Development Fee Estimates
203
PLANNING 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 82,000-Square Foot,One-Story 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.2020-19
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.
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 81,660-square foot,one-story office-warehouse 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
204
PLANNING COMMISSIONSTAFFREPORTTuesday,September 7,2021SubjectConsideraRequest for Subdivision of Two Parcels into Three Lots and One Outlot andSitePlanReviewforDevelopmentofanApproximately82,000-Square Foot,One-Story 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.2020-19PROPOSEDMOTION:The Chanhassen Planning Commission recommends approval of Planning Case 2021-19 for a preliminary platandsiteplanforRiverValleyIndustrialCenter,plans prepared by Westwood Professional Services,Inc,datedAugust3,2021 and Phillip D.Johnson,Architect,datedAugust3,2021,subject to the conditions of staff report,andAdoptstheFindingsofFactandRecommendation.SUMMARY OFREQUESTTheapplicantisrequestingsubdivision approval to create a building lot for a second building on the site and siteplanapprovalforan81,660-square foot,one-story office-warehouse building.APPLICANTCapstoneInvestors,LLC,Joel Buttenhoff,102 Jonathan Boulevard North,200,Chaska,MN55318SITEINFORMATIONPRESENTZONING:Industrial Office Park District IOP)LAND USE:OfficeIndustrialACREAGE:24.12 acresDENSITY:0.21 F.A.R.APPLICATIONREGULATIONSChapter18,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 M.A.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.
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,right-of-
way dedication and site accesses must comply with their requirements.
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,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
205
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.”
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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.
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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
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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
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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.
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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
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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
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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.
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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
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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.
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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.
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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
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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
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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
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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.
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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.
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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.
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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.
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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.
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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.
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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.)
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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.
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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
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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.
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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.
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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
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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;
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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.
233
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
234
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
235
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
236
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
237
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 .... ... .. t6OO3EMinorMUSIlin. for irrling on-!it! sav.rs tlOO
E Cmditional Ur. Pcrmit (CUP)
Srnglr-Family R6d.ncr ... $325flAllOh!r'.... .. .. .. . . t425
E tntcrim Usc Permit (tUP)
el ln coojunslbn wirh Srngb-Fsnily R6rdcnc. . t325
LI All Ohcr!... . t425
t1lofln.,,r'i th', ttlug Go ry hE ryk iot1)
Subdivi.ion lSl.JB) l,
Bl creato 3 tots or lesr a lr cl l i
Creatc ov.r 3lorr . S600
lob)
l M6tqJ & Bound! (2 ror3) .. .. . . .. .. .
S'15 par lot
300o
D
Rgzoning (REZ) lhml4fi fi' da'loqn"{ conl, d'
Ptanned Unlt Oevelopment (PUO) . . . .. . t750 E Vacelix of Ea$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) $ioo
lnc uda3 t450 6crow for attomay co6ts)'
Addtronal claro* m!y be raqurl.d for oltar agplicanons
tr
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d
S€ction 2: Required lntormation
Oescriptron of proposal ,VDgrvtrtoNl .f 6\r{f\P t ft>cCc 171. lrtt L4r I tfiYlvl,," t€qevJ
F\y Ottltvc\aetl .f 0tlL t.'9"'1^'t.L rvrV1,rta 7 tr'r,
Total Acreage
Pr$ent Zoning
xl Wetlands Present?f ves fi trto
Rcqu*tedZonrngfez tD r
o??tct .|Jo Requested Land Us€ DesrgnationPresentLandUseO*€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
238
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
239
POHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHFFE=759.
46FFE=
760.
00SSTEEEESPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHTRANSMISSIONLINETOWERBUILDINGELECTRICCABINETTRANSMISSIONLINEEASEMENTPER
DOC NO.
A455245AUDUBONROAD
CHASKA
BLVD. (
COUNTY
ROAD
61)
STOUGHTON
AVENUEAREA NOT
FULLYSURVEYED125.
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.
240
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
241
WEST ELEVATION LEFT HALF
8 9 101176
WEST ELEVATION - RIGHT HALF
3412 5 6
NORTHWEST ELEVATION
concrete
trowelled bands exposed aggregate metal at entrances
aluminum dr framing
solar grey glass
CBA
SOUTH ELEVATION
734526
345126
EAST ELEVATION - RIGHT HALF
891011 7
EAST ELEVATION - LEFT HALF
WEST ELEVATION
1 2
NORTHWESTELEVATIONNORTHELEVATION
ACB
EAST ELEVATION
RIVER VALLEY
INDUSTRIAL CENTER
RIVER VALLEY
INDUSTRIAL CENTER
RIVER VALLEY
INDUSTRIAL
CHANHASSEN. MN
SPEC. OFFICES FOR:
EXTERIOR ELEVATIONS
Aug 26, ‘21
242
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
243
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
244
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
245
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
246
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
247
248
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.
249
789512899891086INFILTRATIONPONDPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPUGPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHXXXXXXXXXXXSSTEEEESPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANBUILDINGTRANSMISSION
LINE
EASEMENTPER DOC
NO. A455245AUDUBON
ROAD
STATE
HIGWAYNO.
212STOUGHTON AVENUE125
00 30.00'
25.00'
PARKING SETBACK BUILDING SETBACKTRUCK ENTRANCEFULL ACCESSAUTO ONLY
ENTRANCEPROPOSEDLOT =
9.01 AC12'62'35.
29'
250
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.
251
POHPOHPOHPOHPOHPOHPOHPOHPOHXFFE=759.46FFE=760.00SSTEEEESPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHTRANSMISSIONLINE TOWERBUILDINGRETAINING WALLELECTRICCABINETTRANSMISSION LINE EASEMENTPER DOC NO.
A455245AUDUBONROADSTATE
HIGWAY NO. 212STOUGHTON AVENUEAREA NOT
SURVEYED125.
252
POHPOHPOHPOHPOHPOHPOHPOHPOHXFFE=759.46FFE=760.00SSTEEEESPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHTRANSMISSIONLINE TOWERBUILDINGRETAINING WALLELECTRICCABINETTRANSMISSION LINE EASEMENTPER DOC NO.
A455245AUDUBONROADSTATE
HIGWAY NO. 212STOUGHTON AVENUEAREA NOT
SURVEYED125.
253
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.
254
POHPOHPOHPOHPOHPOHPOHPOHPOHXFFE=759.46FFE=760.00SSTEEEESPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHTRANSMISSIONLINE TOWERBUILDINGRETAINING WALLELECTRICCABINETTRANSMISSION LINE EASEMENTPER DOC NO.
A455245AUDUBONROADSTATE
HIGWAY NO. 212STOUGHTON AVENUEAREA NOT
SURVEYED125.
255
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.
256
POHPOHPOHPOHPOHPOHPOHPOHSSTEEEAUDUBON ROADFULL ACCESSAUTO ONLY ENTRANCEINFILTRATIONPONDSTOUGHTON AVENUEPROPOSED INDUSTRIAL
BUILDING81,660
SFSHEET NUMBER:VERTICAL SCALE:DATE:
PREPARED
257
June 22, 2021
0024684.00
APPENDIX A
TRIP GENERATION CALCULATIONS
APPENDIX C OF TRIP GENERATION MANUAL
258
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 0ExitingEntering
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 205205409
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%
259
260
June 22, 2021
0024684.00
APPENDIX B
VISTRO CALCULATIONS
261
0.004VolumetoCapacity (v/c):
BLevelOfService:
12.0Delay (sec / veh):
15minutesAnalysisPeriod:
HCM 6thEditionAnalysisMethod:
Two-waystopControlType:
Intersection 7: Audubon Road and Project Driveway A
Intersection Level Of Service Report
NoNoNoCrosswalk
0.000.000.00Grade [%]
30.0030.0030.00Speed [mph]
0.000.000.000.000.000.00ExitPocketLength [ft]
000000No. of Lanes in Exit Pocket
100.00100.00100.00100.00100.00100.00EntryPocketLength [ft]
100110No. of Lanes in Entry Pocket
12.0012.0012.0012.0012.0012.00LaneWidth [ft]
RightLeftThruLeftRightThruTurningMovement
Lane Configuration
WestboundSouthboundNorthboundApproach
Project DrivewayAAudubonRoadAudubonRoadName
Intersection Setup
000PedestrianVolume [ped/h]
522094010205TotalAnalysisVolume [veh/h]
115210251Total15-Minute Volume [veh/h]
1.00001.00001.00001.00001.00001.0000OtherAdjustmentFactor
0.92000.92000.92000.92000.92000.9200PeakHourFactor
52192379189TotalHourlyVolume [veh/h]
000000OtherVolume [veh/h]
000000ExistingSiteAdjustmentVolume [veh/h]
000000Pass-by Trips [veh/h]
000000DivertedTrips [veh/h]
5243791Site-Generated Trips [veh/h]
000000In-Process Volume [veh/h]
1.00001.00001.00001.00001.00001.0000GrowthFactor
2.002.002.002.002.002.00HeavyVehiclesPercentage [%]
1.00001.00001.00001.00001.00001.0000BaseVolumeAdjustmentFactor
0018800188BaseVolumeInput [veh/h]
Project DrivewayAAudubonRoadAudubonRoadName
Volumes
Scenario 3: 3 AMWSButtenhoffIndustrial
6/22/2021
1
Version 2021 (SP 0-3)
Generated with
262
BIntersectionLOS
0.81d_I, Intersection Delay [s/veh]
BAAApproachLOS
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]
ABAAAAMovementLOS
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
000NumberofStorageSpacesinMedian
NoTwo-Stage Gap Acceptance
000StorageArea [veh]
Flared Lane
StopFreeFreePriorityScheme
Intersection Settings
Scenario 3: 3 AMWSButtenhoffIndustrial
6/22/2021
2
Version 2021 (SP 0-3)
Generated with
263
0.001VolumetoCapacity (v/c):
ALevelOfService:
8.9Delay (sec / veh):
15minutesAnalysisPeriod:
HCM 6thEditionAnalysisMethod:
Two-waystopControlType:
Intersection 12: Stoughton Avenue and Project Driveway B
Intersection Level Of Service Report
YesYesYesCrosswalk
0.000.000.00Grade [%]
30.0030.0030.00Speed [mph]
0.000.000.000.000.000.00ExitPocketLength [ft]
000000No. of Lanes in Exit Pocket
100.00100.00100.00100.00100.00100.00EntryPocketLength [ft]
000010No. of Lanes in Entry Pocket
12.0012.0012.0012.0012.0012.00LaneWidth [ft]
RightThruThruLeftRightLeftTurningMovement
Lane Configuration
WestboundEastboundSouthboundApproach
StoughtonAvenueStoughtonAvenueProjectDrivewayBName
Intersection Setup
000PedestrianVolume [ped/h]
1130126510TotalAnalysisVolume [veh/h]
03332100Total15-Minute Volume [veh/h]
1.00001.00001.00001.00001.00001.0000OtherAdjustmentFactor
0.92000.92000.92000.92000.92000.9200PeakHourFactor
1120116510TotalHourlyVolume [veh/h]
000000OtherVolume [veh/h]
000000ExistingSiteAdjustmentVolume [veh/h]
000000Pass-by Trips [veh/h]
000000DivertedTrips [veh/h]
151510Site-Generated Trips [veh/h]
000000In-Process Volume [veh/h]
1.00001.00001.00001.00001.00001.0000GrowthFactor
2.002.002.002.002.002.00HeavyVehiclesPercentage [%]
1.00001.00001.00001.00001.00001.0000BaseVolumeAdjustmentFactor
0115115000BaseVolumeInput [veh/h]
StoughtonAvenueStoughtonAvenueProjectDrivewayBName
Volumes
Scenario 3: 3 AMWSButtenhoffIndustrial
6/22/2021
3
Version 2021 (SP 0-3)
Generated with
264
AIntersectionLOS
0.18d_I, Intersection Delay [s/veh]
AAAApproachLOS
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]
AAAAABMovementLOS
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
000NumberofStorageSpacesinMedian
NoTwo-Stage Gap Acceptance
000StorageArea [veh]
Flared Lane
FreeFreeStopPriorityScheme
Intersection Settings
Scenario 3: 3 AMWSButtenhoffIndustrial
6/22/2021
4
Version 2021 (SP 0-3)
Generated with
265
Turning Movement Volume: Detail
6/22/2021ReportFile: N:\...\X_AM WS.pdf
Scenario 3 AMWSVistroFile: 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
VolumeTypeIntersectionNameID
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
VolumeTypeIntersectionNameID
Scenario 3: 3 AMWSButtenhoffIndustrial
6/22/2021
5
Version 2021 (SP 0-3)
Generated with
266
0.015VolumetoCapacity (v/c):
BLevelOfService:
11.3Delay (sec / veh):
15minutesAnalysisPeriod:
HCM 6thEditionAnalysisMethod:
Two-waystopControlType:
Intersection 7: Audubon Road and Project Driveway A
Intersection Level Of Service Report
NoNoNoCrosswalk
0.000.000.00Grade [%]
30.0030.0030.00Speed [mph]
0.000.000.000.000.000.00ExitPocketLength [ft]
000000No. of Lanes in Exit Pocket
100.00100.00100.00100.00100.00100.00EntryPocketLength [ft]
100110No. of Lanes in Entry Pocket
12.0012.0012.0012.0012.0012.00LaneWidth [ft]
RightLeftThruLeftRightThruTurningMovement
Lane Configuration
WestboundSouthboundNorthboundApproach
Project DrivewayAAudubonRoadAudubonRoadName
Intersection Setup
000PedestrianVolume [ped/h]
35920552209TotalAnalysisVolume [veh/h]
92511152Total15-Minute Volume [veh/h]
1.00001.00001.00001.00001.00001.0000OtherAdjustmentFactor
0.92000.92000.92000.92000.92000.9200PeakHourFactor
32818952192TotalHourlyVolume [veh/h]
000000OtherVolume [veh/h]
000000ExistingSiteAdjustmentVolume [veh/h]
000000Pass-by Trips [veh/h]
000000DivertedTrips [veh/h]
3281524Site-Generated Trips [veh/h]
000000In-Process Volume [veh/h]
1.00001.00001.00001.00001.00001.0000GrowthFactor
2.002.002.002.002.002.00HeavyVehiclesPercentage [%]
1.00001.00001.00001.00001.00001.0000BaseVolumeAdjustmentFactor
0018800188BaseVolumeInput [veh/h]
Project DrivewayAAudubonRoadAudubonRoadName
Volumes
Scenario 4: 4 PMWSButtenhoffIndustrial
6/22/2021
1
Version 2021 (SP 0-3)
Generated with
267
BIntersectionLOS
1.02d_I, Intersection Delay [s/veh]
AAAApproachLOS
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]
ABAAAAMovementLOS
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
000NumberofStorageSpacesinMedian
NoTwo-Stage Gap Acceptance
000StorageArea [veh]
Flared Lane
StopFreeFreePriorityScheme
Intersection Settings
Scenario 4: 4 PMWSButtenhoffIndustrial
6/22/2021
2
Version 2021 (SP 0-3)
Generated with
268
0.001VolumetoCapacity (v/c):
ALevelOfService:
9.9Delay (sec / veh):
15minutesAnalysisPeriod:
HCM 6thEditionAnalysisMethod:
Two-waystopControlType:
Intersection 12: Stoughton Avenue and Project Driveway B
Intersection Level Of Service Report
YesYesYesCrosswalk
0.000.000.00Grade [%]
30.0030.0030.00Speed [mph]
0.000.000.000.000.000.00ExitPocketLength [ft]
000000No. of Lanes in Exit Pocket
100.00100.00100.00100.00100.00100.00EntryPocketLength [ft]
000010No. of Lanes in Entry Pocket
12.0012.0012.0012.0012.0012.00LaneWidth [ft]
RightThruThruLeftRightLeftTurningMovement
Lane Configuration
WestboundEastboundSouthboundApproach
StoughtonAvenueStoughtonAvenueProjectDrivewayBName
Intersection Setup
000PedestrianVolume [ped/h]
0126130141TotalAnalysisVolume [veh/h]
03233010Total15-Minute Volume [veh/h]
1.00001.00001.00001.00001.00001.0000OtherAdjustmentFactor
0.92000.92000.92000.92000.92000.9200PeakHourFactor
0116120141TotalHourlyVolume [veh/h]
000000OtherVolume [veh/h]
000000ExistingSiteAdjustmentVolume [veh/h]
000000Pass-by Trips [veh/h]
000000DivertedTrips [veh/h]
015141Site-Generated Trips [veh/h]
000000In-Process Volume [veh/h]
1.00001.00001.00001.00001.00001.0000GrowthFactor
2.002.002.002.002.002.00HeavyVehiclesPercentage [%]
1.00001.00001.00001.00001.00001.0000BaseVolumeAdjustmentFactor
0115115000BaseVolumeInput [veh/h]
StoughtonAvenueStoughtonAvenueProjectDrivewayBName
Volumes
Scenario 4: 4 PMWSButtenhoffIndustrial
6/22/2021
3
Version 2021 (SP 0-3)
Generated with
269
AIntersectionLOS
0.20d_I, Intersection Delay [s/veh]
AAAApproachLOS
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]
AAAAAAMovementLOS
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
000NumberofStorageSpacesinMedian
NoTwo-Stage Gap Acceptance
000StorageArea [veh]
Flared Lane
FreeFreeStopPriorityScheme
Intersection Settings
Scenario 4: 4 PMWSButtenhoffIndustrial
6/22/2021
4
Version 2021 (SP 0-3)
Generated with
270
Turning Movement Volume: Detail
6/22/2021ReportFile: N:\...\X_PM WS.pdf
Scenario 4 PMWSVistroFile: 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
VolumeTypeIntersectionNameID
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
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7
VolumeTypeIntersectionNameID
Scenario 4: 4 PMWSButtenhoffIndustrial
6/22/2021
5
Version 2021 (SP 0-3)
Generated with
271
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
ss.
COUNTYOFCARVER )
Kim City C k
Subscribed and
thiQ(z9day o
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SGCKLING
l.aobry PlJilo.lt ln Esta
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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
272
Subiect
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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
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275
Planning Commission Minutes –September 7, 2021
3
drive-thru pick-up window subject to the conditions of approval in the staff report, and adopt
the Findings of Fact and Recommendation.
All voted in favor and the motion carried unanimously with a vote of 7 to 0.
PUBLIC HEARING:
CONSIDER A REQUEST FOR SUBDIVISION OF TWO PARCELS INTO THREE LOTS
AND ONE OUTLOT AND SITE PLAN REVIEW FOR DEVELOPMENT OF AN
APPROXIMATELY 82,000-SQUARE FOOT, ONE-STORY OFFICE/WAREHOUSE
BUILDING AT 2100 STOUGHTON AVENUE (RIVER VALLEY INDUSTRIAL CENTER)
Senior Planner Bob Generous presented the staff report on this item, noting Planning Case 2021-19
is a request for subdivision and site plan approval and the majority of the property is in Chanhassen
with the northerly parcel in Chaska. This is zoned and guided for Office-Industrial and will also go
before the City of Chaska for approval. As part of the development review, the applicant must
provide buffer plantings but the Cities of Chanhassen and Chaska were concerned with the screening
of the truck area and are requesting additional landscaping to be installed along the south property
line.
Erik Henricksen, Project Engineer, shared regarding surrounding right-of-ways, accesses, and noted
the only right-of-way Chanhassen has jurisdictional authority over is a portion of Stoughton Avenue
that does not abut the development. They would therefore defer any requirements and comments be
met that are supplied by Chaska and the County. Things that may be required include ingress and
egress configurations, right-of-way improvements, installations of sidewalks and/or traffic control
markings, and utilities within the right-of-way.
Mr. Generous spoke about proposed architectural materials. Staff recommends approval of the
preliminary plat and site plan subject to the conditions outlined in the staff report. The site plan is
contingent on the applicant getting final plat approval, meeting the requirements of the City of
Chaska, and adoption of the Findings of Fact and Recommendation.
Commissioner von Oven asked why the City is shaped this way.
Mr. Generous thinks the Village of Chanhassen allowed it in the 1960’s.
Commissioner Noyes asked if this could be used as retail within these smaller office/warehouse
spaces.
Mr. Generous stated it is possible in the Industrial Office Park (IOP) zoning, it is allowed to utilize
up to 20% of the floor area for display and retail operations.
Commissioner Weick thinks the applicant is short 105 trees if he did the math right. He asked if it is
reasonable in the area to come up that high on the tree requirements.
276
Planning Commission Minutes –September 7, 2021
4
Mr. Generous stated those are minimum numbers for the City of Chanhassen and noted it is a rather
large area.
Dan Parks, Civil Engineer with Westwood Professional Services, and Phillip Johnson, Architect,
approached the podium, along with Joel Buttenhoff, applicant. They spoke about tree coverage,
shrubs, square footage, and the look of the buildings and architecture.
Mr. Parks would like the City to consider only having fees charged for the piece that they are
developing, and he would like to bring that to the City and staff’s attention.
Chairman Weick opened the public hearing.
Chairman Weick closed the public hearing.
Commissioner Alto moved, Commissioner Johnson seconded that the Chanhassen Planning
Commission recommends that the City Council approve 1) Preliminary Plat for River Valley
Industrial Center plans prepared by Westwood Professional Services Inc., dated August 3,
2021; 2) Site Plan approval for an 81,660-square foot, one-story office industrial building plans
prepared by Westwood Professional Services Inc., dated
August 3, 2021 and Phillip Johnson, Architect, dated August 3, 2021, subject to the conditions
of staff report and 3) adopt the Findings of Fact and Recommendation.
All voted in favor and the motion carried unanimously with a vote of 7 to 0.
APPROVAL OF MINUTES:
APPROVAL OF PLANNING COMMISSION MINUTES DATED AUGUST 17, 2021
Commissioner Noyes noted the Minutes of the Planning Commission meeting dated
August 17, 2021, as presented.
CITY COUNCIL ACTION UPDATE:
Ms. Aanenson said the noise ordinance went before the City Council and was extended to 11:30 p.m.
so the brewery will be ready for Octoberfest.
ADJOURNMENT:
Commissioner von Oven moved to adjourn the meeting. All voted in favor and the motion
carried unanimously with a vote of 7 to 0. The Planning Commission meeting was adjourned
at 7:56 p.m.
Submitted by Kate Aanenson
Community Development Director
Prepared by Jean M. Steckling
277
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;
1
278
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. NA ith
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.
2
279
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.
CHANHASSE PLANNING COM ISSION
BY:
Its Chai
3
280
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 Fast 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 Fast 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
4
281
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 Fast 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
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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)
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Fee Name 2021 Rate Quantity (AC)Total
SWMP (Lot 1 only*)22,450.00$ 7.89 177,130.50$
Parks (Lot 1 only*)12,500.00$ 7.89 98,625.00$
Building Permit (Sec. 4-30 Fees)See Table 1-A, based on valuation of development)
Subdivision Fees (estimate, based on # of recording docs and app fees)1,000.00$
DEVELOPMENT TOTAL 276,755.50$ + Building Permit Fee
*If Lot 2 redevelops or subdivides, SWMP and Park fees would be assessed at that time.
LOT 1 2020 Rate (future assessments past 2020 unkown, based on 2014 Corridor Study)
Future Water Assess 24,705.04$ 7.89 194,922.77$
Future Sanitary Assess 6,612.15$ 7.89 52,169.86$
2021 Rate
MCES SAC 2,560.00$ 20 51,200.00$ assuming 20 SAC, MCES would need to verify
City WAC (Water)8,253.00$ 20 165,060.00$
City SAC (Sewer)2,302.00$ 20 46,040.00$
SUBTOTAL 509,392.63$
LOT 2 2020 Rate (future assessments past 2020 unkown, based on 2014 Corridor Study)
Future Water Assess 24,705.40$ 13.39 330,805.31$
Future Sanitary Assess 6,612.15$ 13.39 88,536.69$
2021 Rate
MCES SAC 2,560.00$ 20 51,200.00$ assuming 20 SAC, MCES would need to verify
City WAC (Water)8,253.00$ 20 165,060.00$
City SAC (Sewer)2,302.00$ 20 46,040.00$
SUBTOTAL 681,641.99$
FUTURE GRAND TOTAL 1,191,034.62$
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