PC SUM 2005 11 15
CHANHASSEN PLANNING COMMISSION
REGULAR MEETING
SUMMARY MINUTES
NOVEMBER 15, 2005
Chairman Sacchet called the meeting to order at 7:00 p.m.
MEMBERS PRESENT:
Deborah Zorn, Debbie Larson, Kurt Papke, Dan Keefe, Uli Sacchet
and Jerry McDonald
MEMBERS ABSENT:
Mark Undestad
STAFF PRESENT:
Bob Generous, Senior Planner; Sharmeen Al-Jaff, Senior Planner; and
Alyson Morris, Assistant City Engineer
PUBLIC HEARING: GALPIN CROSSING.
REQUEST FOR CONCEPT PLANNED UNIT DEVELOPMENT APPROVAL FOR A 10-
UNIT TWIN HOME PROJECT AND A 66,000 SQUARE FOOT OFFICE
DEVELOPMENT LOCATED ON THE NORTHWEST CORNER OF GALPIN
BOULEVARD AND HIGHWAY 5. APPLICANT, EPIC DEVELOPMENT, PLANNING
CASE NO. 05-38.
Public Present:
Name Address
Mark Scholle 568 Summerfield Drive
Rich Ragatz Eden Prairie
Perry Ryan Orono
Gerald Wolfe 7755 Vasserman Trail
Mike Shields 7759 Vasserman Trail
Charles Gelino 7729 Vasserman Trail
Larry & Michaele Martin 7725 Vasserman Trail
Dianne & Lance Erickson 7735 Vasserman Trail
Tom Kraus 7744 Vasserman Trail
Andy Mital 7750 Vasserman Trail
Maureen & Mark Magnuson 7715 Vasserman Trail
Jeff Weyandt 7626 Ridgeview Way
Bob Generous presented the staff report on this item. Commissioner Keefe asked for
clarification on the approval process for the PUD and market study. Commissioner Larson asked
about the statement regarding range of housing opportunities. Commission Zorn asked for
clarification on the primary and secondary corridor boundaries. Commissioner McDonald asked
for clarification on the approval process, roadway system layout, private street, uses on the
property and the market study. Commissioner Papke asked for further clarification on the traffic
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study and traffic flow in the area of Galpin and West 78 Street and the criteria that will be used
Planning Commission Summary – November 15, 2005
to determine the amount of office/commercial use on the site. Chairman Sacchet asked about
permitted uses and size of buildings on the site, the Bluff Creek corridor boundary and the
condition requiring soil borings. The developer, Rich Ragatz addressed the commission’s
comments regarding the proposed uses on the site. He also stated they were looking for input
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from the commission on possible uses on the north side of West 78 such as if the city is looking
at concentrating the density and providing more open space or more buffer to the existing
wetland. They even thought it’d be a logical place for a daycare. Chairman Sacchet opened the
public hearing. Andy Mital, 7750 Vasserman Trail stated his only concern was the traffic
situation of people making U turns out of the Kwik Trip and CVS site. Larry Martin, 7725
Vasserman Trail was also concerned with the operation of the intersection, concern with
maintenance and look of a private street, buffering the commercial businesses, the need for a
connection to the trail system from this development, setbacks from the wetland and power
easements, and storm water retention and runoff concerns. Charles Gelino, 7729 Vasserman
Trail expressed concern with the elevation of this property in relation to the retention pond. Jeff
Weyandt, 7626 Ridgeview Way had concern with drainage, and lighting from the commercial
buildings. Tom Kraus, 7744 Vasserman Trail stated his concern was with the amount of vacant
commercial property in the vicinity of this development and the time line of development of the
buildings. Chairman Sacchet closed the public hearing. He summarized the concerns of the
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residents being traffic, concern with the use of the private street, the proximity to West 78
Street, the need for berming, the concern about the lowness of the ground near the twin homes,
that drainage issues be studied further, a lighting plan and concern about the demand for
commercial. After commission discussion the following motion was made.
McDonald moved, Papke seconded that the Planning Commission recommends concept
planned unit development approval for a twin home and office development project located
at the northwest corner of Highway 5 and Galpin Boulevard subject to addressing the
following issues as part of the next phase of development review:
1.Development will require a land use amendment from residential to office for the southern
eight acres, conditional use permit for development within the Bluff Creek Overlay District,
preliminary Planned Unit Development, site plan review, and subdivision review with a
variance for the private street.
2.The development needs to comply with the design standards for commercial, industrial and
office institutional developments. Additional building detail needs to be provided to
ascertain the quality of the proposed development.
3.Planned Unit Developments require that development design standards be developed for the
project.
4.The following building and parking setbacks will be incorporated in the design standards: 70
feet from Highway 5, 50 feet from West 78th Street and Galpin Boulevard, 25 feet from
private streets, 30 feet from the western property line, 50 feet from Bluff Creek, 40 feet from
the Bluff Creek Overlay district primary zone boundary and 40 feet from the wetland buffer
edge.
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Planning Commission Summary – November 15, 2005
5.Reduce the number of building sites proposed on parcel B.
6.Verify that all buildings would comply with the proposed and required setbacks.
7.The goals set forth in the Bluff Creek Watershed Resources Management Plan (BCWNRMP)
for the Lowlands Region are to be incorporated in the further development of the plan.
8.Drainage and utility easements shall be provided over all existing wetlands, wetland
mitigation areas, buffer areas used as PVC and storm water ponds.
9.A preliminary grading plan must be prepared.
10.A preliminary utility plan must be prepared.
11.The applicant must provide storm water calculations for any proposed subdivision. The
development will need to provide storm water ponding on site for treatment prior to
discharge into the wetlands or creek. The development must meet pre-development runoff
rates for the 10 year and 100 year storm. On site storm water ponding must be sufficient to
meet all city water quality and quantity standards.
12.Erosion and sediment control measures will be required in accordance with Chanhassen City
Code and the Minnesota Pollution Control Agency’s (MPCA) National Pollutant Discharge
Elimination System (NPDES) Phase II Construction Permit. Type II silt fence shall be
provided adjacent to all wetland fill areas, areas to be preserved as buffer or if no buffer is to
be preserved, at the delineated wetland edge.
13.This project will be subject to Surface Water Management Plan (SWMP) connection charges
for water quality and water quantity.
14.A MnDOT and Carver County permit will be required for access to the site.
15.The applicant will need to submit a survey showing existing trees and woodlands along with
canopy coverage calculations and proposed reforestation.
16.The applicant will be required to pay park fees pursuant to city ordinance.
17.The applicant will need to provide pedestrian connections internally between the buildings
and from the site to adjacent trails and sidewalks.
18.A wetland buffer 16.5 feet in width must be maintained around the wetland basin. Wetland
buffer areas shall be preserved, surveyed and staked in accordance with the city’s wetland
ordinance. The applicant must install wetland buffer edge signs, under the direction of city
staff, before construction begins and must pay the city $20 per sign. All structures shall
maintain a 40 foot setback from the edge of the wetland buffer. The grading and erosion
control plan shall show the actual wetland buffer widths proposed to meet the minimum
average buffer width requirements as well as the 40 foot wetland buffer setback.
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Planning Commission Summary – November 15, 2005
19.The Bluff Creek corridor primary zone boundary and required buffer and setback will need to
be incorporated on the plans.
20.All of the Bluff Creek Overlay District primary zone should be included as an Outlot.
21.The Bluff Creek corridor primary zone boundary and the required setback shall be indicated
on the grading plan.
22.The development will require a landscaping plan. Staff recommends that significant
landscape screening and berming be incorporated along Highway 5 as well as West 78th
Street.
23.The developer will need to locate all significant trees on the site and provide a calculation of
existing canopy coverage as well as proposed tree removal.
24.The following landscape and tree preservation issues are applicable to the Galpin Crossings
site:
Parcel A
Show Bluff Creek Primary Zone and setbacks.
?
Habitat restoration/enhancement around wetland and Bluff Creek.
?
Tree preservation calculations and landscape plan including reforestation and
?
bufferyard plantings.
Show existing trees outside of Primary Zone on landscape plan.
?
Parcel B
No overstory trees allowed under overhead utility lines.
?
Show overhead utility lines on landscape plan.
?
Tree preservation calculations and landscape plan including reforestation and
?
bufferyard plantings.
Meet parking lot landscape requirements.
?
Meet bufferyard landscape requirements.
?
Show existing boulevard trees along West 78th Street on landscape plan.
?
25.Galpin Crossing shall pay full park dedication fees at the rate in force upon final platting.
26.The commercial buildings are required to have an automatic fire extinguishing system.
27.The plans must be prepared and signed by design professionals licensed in the State of
Minnesota.
28.A demolition permit must be obtained before beginning demolition of any existing structures.
29.The location of property lines will have an impact on the code requirements for the proposed
buildings, including but not limited to; allowable size and fire-resistive construction. The
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Planning Commission Summary – November 15, 2005
plans as submitted do not have the information necessary to determine compliance at this
time.
30.The owner and or their representative shall meet with the Inspections Division as soon as
possible to discuss property line issues as well as plan review and permit procedures.
31.The developer shall have soil borings made to determine the suitability of the site for
development.
32.A traffic study be completed for the proposed development.”
All voted in favor and the motion carried unanimously with a vote of 6 to 0.
PUBLIC HEARING: CHANHASSEN ELECTRIC SUBSTATION:
DETERMINE THE SCOPE OF AN ENVIRONMENTAL ASSESSMENT, REQUEST
FOR A CONDITIONAL USE PERMIT WITH VARIANCES AND A SITE PLAN
REVIEW APPLICATION TO CONSTRUCT A LOCAL ELECTRIC DISTRIBUTION
SUBSTATION ON PROPERTY ZONED INDUSTRIAL OFFICE PARK, LOCATED
EAST OF THE GEDNEY PICKLE PLANT, NORTH OF STOUGHTON AVENUE AND
SOUTH OF FLYING CLOUD DRIVE. APPLICANT MINNESOTA VALLEY
ELECTRIC COOPERATIVE, PLANNING CASE NO. 05-30.
Public Present:
Name Address
Carole Schmidt Roseville
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Dennis Wolf 4291 200 Street W., Jordan
Ronald Jabs 217 Juergens Court, Jordan
Dan Faulkner 2380 Shadow Lane
Jay Molnau St. John’s, Chaska
Sharmeen Al-Jaff presented the staff report on this item. Commissioner McDonald questioned
the city’s timeline for approval. Sharmeen Al-Jaff explained that the applicant has already
waived their 120 day timeline. Commissioner Papke asked for clarification on the health and
human safety issue looking at the impact of the electric and magnetic fields. Chairman Sacchet
asked for clarification on the possibility of new high tension wires being strung and the status of
the city being the legal responsible governing unit for the study. The applicant Ron Jabs,
representing Minnesota Valley Electric Cooperative, stated they agree with the staff report and
explained they have met with neighboring property owners and managers and have received no
negative responses. Commissioner McDonald asked the applicant to clarify the use and scope of
the project on the site. Commissioner Papke asked for clarification on the scope of the
environmental assessment taking into account any potential subterranean discoveries that might
be encountered when the Xcel Energy site is removed. Chairman Sacchet opened the public
hearing. No one spoke and the public hearing was closed. Chairman Sacchet asked for
clarification on staff’s recommendation for a motion.
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Planning Commission Summary – November 15, 2005
Papke moved, McDonald seconded that the Planning Commission approves the
Environmental Assessment Scoping, directs staff to prepare the EA consistent with the
scoping, tables further proceedings on the Conditional Use Permit, Site Plan, and Variance
until such time when the EA is completed and submitted to the Planning Commission. All
voted in favor and the motion carried unanimously with a vote of 6 to 0.
APPROVAL OF MINUTES: Commissioner Larson noted the verbatim and summary
minutes of the Planning Commission meeting dated November 1, 2005 as presented.
COMMISSION PRESENTATIONS:
None.
Chairman Sacchet adjourned the Planning Commission meeting at 8:35 p.m.
Submitted by Kate Aanenson
Community Development Director
Prepared by Nann Opheim
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