CC Staff Report 6-12-06 PC DATE:
May 16, 2006
CC DATE:
June 12, 2006
CITY OF CHANHASSEN
REVIEW DEADLINE:June 13, 2006
CASE #:
` 06-18 SouthWest Village
BY:
Al-Jaff, et al.
STAFF REPORT
PROPOSAL:Planned Unit Development Amendment
1. to the existing standards.
Variance
2. A to allow reduced setbacks from collector Roads.
Preliminary PlatSOUTHWEST
3. to subdivide 10.01 acres into 35 lots and 3 Outlots –
APPLICANT
VILLAGE.
Site Plan Review
4. for the construction of two multi-tenant commercial buildings, a
parking ramp, 1 six-plex, 3 five-plex, and 3 four-plex townhomes.
LOCATION:
Southeast intersection of the future alignment of Highways 212/101 and north of Lyman
Blvd.
APPLICANT:
SouthWest Metro Transit
13500 Technology Drive
Eden Prairie, MN 55344
(952) 974-3101
PRESENT ZONING:
Planned Unit Development, Mixed Use – PUD, Mixed Use
2020 LAND USE PLAN:
Mixed Use
ACREAGE:DENSITY:
10.01 Acres 11.9 Units per Acre
SUMMARY OF REQUEST:
Planned Unit Development Amendment to existing standards, a variance
to allow reduced setback from collector roads, preliminary plat to subdivide 10.01 acres, and site plan
approval for a parking ramp, retail, and a housing element. Notice of this public hearing has been mailed to
all property owners within 500 feet. Staff is recommending approval of the request.
SITE DATA
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City has a relatively high level of discretion in approving amendments to PUDs because the City is
acting in its legislative or policy making capacity. A PUD amendment must be consistent with the City’s
Comprehensive Plan.
The City’s discretion in approving or denying a variance is limited to whether or not the proposed project
meets the standards in the Zoning Ordinance for a variance. The City has a relatively high level of
discretion with a variance because the applicant is seeking a deviation from established standards. This is
a quasi judicial decision.
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.
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SouthWest Village
Planning Case 06-18
June 12
May 16 , 2006
Page 2 of 50
EXECUTIVE SUMMARY:
The request consists of multiple applications to facilitate the construction of a mixed-use
development (parking ramp, retail and housing). The requests include a Planned Unit
Development Amendment to existing standards, a Variance to allow reduced setback from
collector roads, Preliminary Plat to subdivide 10.01 acres, and Site Plan Approval for a parking
ramp, retail, and a housing element.
The site is located at the southeast intersection of the future alignment of Highways 212/101 and
north of Lyman Blvd. Access to the site will be gained off of Lyman Boulevard and a right-
in/out only off of Highway 101. The site is zoned Planned Unit Development-Mixed Use.
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SouthWest Village
Planning Case 06-18
June 12
May 16 , 2006
Page 3 of 50
1. Planned Unit Development Amendment:
The first request is to amend multiple elements of
the Planned Unit Development Design Standards. They include setbacks, height of parking
ramp, location of the retail element, and signs.
2. Variance:
The second request is for a variance to allow a reduced setback from Highway
212, Highway 101, and Lyman Boulevard. The City Code requires a 50-foot setback from
arterial and collector roads.
3. Subdivision/Preliminary Plat:
The third request is for the subdivision of 10.01 acres into 35
lots and 3 outlots. Lot 1 will house the parking ramp. Lot 2 will house two retail buildings and the
remaining 33 lots will house townhouses. Outlot A contains surface parking areas and drive isles,
Outlot B contains a 100-foot wide landscape buffer, and Outlot C contains all driveways and
common areas for the townhouses.
4. Site Plans:
The final request is for three site plans. Site coverage is averaged over the entire
development. This is permitted under the PUD ordinance (section 20-505 (e)). The total
permitted site coverage is 64.5 percent. The proposed development has a total hard coverage
area of 62.5%.
4A:
The first site plan is for a parking ramp. It will be located along the northeast portion of the
site. The ramp will be built in two phases. The first phase will include the first two stories of the
ramp while the third and final deck will be built at a future date. The design of the ramp and the
station is attractive and is proposed to be constructed of high quality materials. They include
brick and smooth and rough-face block. The stairwell into the parking ramp is made of glass
which adds an element of transparency. Entrances into the ramp and the station are defined by
arched entryways. Decorative metal rail is used on all four elevations. Wood trellises are used
as an accent and will provide an additional element of interest.
4B:
The second site plan request is for the retail element. It is intended to occupy the
northwesterly portion of the site. It consist of two buildings with an area of 8,500 square feet
each (17,000 square feet total). The materials used on the retail buildings include brick, smooth-
face block, EIFS accent panels, and glass. All four elevations of each of the retail buildings have
received equal attention to detail. The buildings are separated by a plaza with a fountain and
landscaping.
4C:
The third site plan is for the townhouses. The applicant is proposing 1 six-plex, 3 five-
plexes, and 3 four-plexes. They are proposed to be located along the southern portion of the site.
Materials on the exterior of the homes include brick, cultured stone, hardi-plank siding, hardi-
shingle siding, hardi-board trim and fiberglass shingles. Flower boxes and window shutters are
used to accent the buildings. All the garage doors and parking will be hidden behind the buildings
and the main focus from Lyman Boulevard and Highway 101 will be the architectural design of
these townhouses. This type of urban housing is typically located closer to the right-of-way to
provide an urban edge to the public realm. That is the main reason for the variance request.
The applicant intends to hold a neighborhood meeting on May 11, 2006. At the time of writing
this report, the meeting had not yet taken place.
SouthWest Village
Planning Case 06-18
May 16 June 12, 2006
Page 4 of 50
Staff regards the project as a well-designed development. The overall design is sensitive to the
surrounding area. Based upon the foregoing, staff is recommending approval of the site plan,
subdivision, planned unit development amendment, and variance with conditions as outlined in
the staff report. Construction on this project could begin as early as fall 2006.
The six motions for this application can be found on pages 32 through 48 of this staff report.
APPLICABLE REGULATIONS
Chapter 18, Subdivisions
Chapter 20, Article II, Division 2, Amendments
Chapter 20, Article II, Division 3, Variances
Chapter 20, Article II, Division 6, Site Plan Review
Chapter 20, Article VII, Planned Unit Development District
Chapter 20, Article XXIII, Division 7, Design Standards for Commercial, Industrial, and Office-
Institutional Developments
Chapter 20, Article XXIII, Division 9, Design Standards for Multifamily Developments
SouthWest Village Design Standards.
BACKGROUND:
On February 18, 2004, the City of Chanhassen and SouthWest Metro Transit began a series of three
neighborhood meetings. The intent of the planning process was to arrive upon a park-and-ride
layout design and a planned unit development that meets the functional needs of transit patrons
th
and compliments the community within the area’s limitations. The February 18 neighborhood
st
meeting focused on the Project Background and Intent; March 31 dealt with Alternative Design
st
Concepts and Land Use Schemes; and the April 21 meeting focused on a preferred layout
concept, Land Use, and a draft PUD ordinance.
Each meeting resulted in a list of
questions and suggestions. The
questions and concerns were addressed
and posted on the City’s web site. The
suggestions (to the extent feasible) were
incorporated into a draft PUD ordinance.
The final draft layout that was arrived at
reflected a park-and-ride facility along
the north portion of the site, a
commercial component in the center and
a residential development along the
south portion of the site.
Access to the site was a concern to the
neighbors. Numerous meetings took place with Minnesota Department of Transportation. These
meetings resulted in permitting a right-in/out access off of Highway 101 and allowing full access
off of Lyman Boulevard to maintain a 100-foot setback from the easterly property line. This
SouthWest Village
Planning Case 06-18
May 16 June 12, 2006
Page 5 of 50
setback will allow for adequate buffer between the subject site and the residential neighborhood
to the east.
MNDOT also agreed to a bus slip lane off of the Highway 212 eastbound on-ramp.
AM BUS MOVEMENT PM BUS MOVEMENT
A number of studies were requested by the residents. SouthWest Metro Transit hired consultants
to conduct these studies and present them to the neighborhood. They included:
SouthWest Village
Planning Case 06-18
June 12
May 16 , 2006
Page 6 of 50
1.PHASE I ANALYSIS OF POTENTIAL IMPACTS OF PROPOSED PARK & RIDE
DEVELOPMENT AT THE INTERSECTION OF HIGHWAY 101 AND THE
PROPOSED HIGHWAY 212 ON EXISTING RESIDENTIAL PROPERTY VALUES
IN CHANHASSEN, by Shenehon Company.
The study concluded that the development could potentially have a positive impact on
values by creating a buffer to the interstate, preventing higher impact development on the
site, and adding convenience to the homeowners in the area.
2.ENVIRONMENTAL ASSESSMENT – NOISE AND AIR QUALITY, by David Braslau
associates, Inc.
The study concluded: The proposed Park-and-Ride facility is planned to serve a
maximum of eight buses per hour with parking for 800 motor vehicles. During the AM
period buses will enter and depart along the north access to the facility and will therefore
have minimal impact on both noise and air quality.
During the PM period, buses will enter at the north from TH 101 and circle the parking
ramp to return to TH 101 to reach the TH 212 westbound on-ramp. These buses will
travel along the east roadway of the facility and between the parking ramp and the new
residential structures to be constructed as part of the project. These buses will have
somewhat more impact on noise and air quality, although the impacts will be limited.
Noise levels during 6-7 AM, which fall under the nighttime period, are expected to exceed
the Minnesota noise standards primarily due to traffic on the new TH 212, its ramps, and
TH 101.
Appropriate construction of the new housing proposed for the site can permit higher
noise limits to be applied and therefore can comply with noise standards. Noise levels
during the PM Peak Hour are generally under the state noise standards except for the
apartments that face the access roadway carrying departing buses. However, the 2 dBA
exceedance is within modeling error and may not be a problem if no outdoor uses are
planned for the north side of these buildings. The buses alone are not sufficient to cause
the noise standards to be exceeded. Contributions from the other roadways are sufficient
for this small exceedance of the standards.
Predicted air quality (carbon monoxide concentrations) is well below both the 1-hour
and the 8-hour standard and no air quality problems are anticipated with operation of
the facility. As new diesel engine and diesel fuel regulations are implemented, the
potential for odor associated with the facility will also decrease. Appropriate equipment
will be able to operate at the facility with little or no odor impacts.
3.TRAFFIC STUDY FOR PROPOSED TRANSIT-ORIENTED FACILITY IN
CHANHASSEN, by Benshoof & Associates, Inc.
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Planning Case 06-18
May 16 June 12, 2006
Page 7 of 50
Levels of service (LOS) are classified as follows:
LOS A – free flow
LOS B – stable flow, with high degree of freedom
LOS C – stable flow, with restricted freedom
LOS D – high-density flow with restricted speed and freedom
LOS E – unstable flow; at or near capacity
LOS F – forced flow; volume exceeds capacity
The study concluded that the area surrounding the site will operate as follows:
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Planning Case 06-18
May 16 June 12, 2006
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On June 23, 2004, the City Council approved rezoning the property to Planned Unit
Development-Mixed Use, and adopted the Planned Unit Development Ordinance that regulated
and set standards for the development of this site including permitted uses, landscaping, setbacks,
signage, building materials, architectural standards, parking, etc.
1. PUD AMENDMENT
There are multiple amendments requested by the applicant.
. Section b. Permitted Uses
The first amendment deals with the size of the retail buildings of the
Planned Unit Development Design Standards states “neighborhood scale commercial up to 8,000
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Planning Case 06-18
June 12
May 16 , 2006
Page 9 of 50
square feet per building footprint.” The intent of limiting the square footage of the
commercial/retail buildings is to insure that the type of retail operations are neighborhood
oriented in size and service. The applicant is proposing retail buildings with an area of 8,500
square feet. This increase is in keeping with the intent of the ordinance and staff is
recommending approval of the 500 square-foot increase.
The second amendment is to setbacks from all collector roads and height of the parking ramp.
Section d. Setbacks
of the Planned Unit Development Design Standards requires a 50-foot setback
form Lyman Boulevard, 35 feet north of the Highway 101 access and 50 feet south of the 101
access, and 50 feet from Highway 212.
The applicant is requesting the setback be reduced to 10 feet from Lyman Boulevard and 20 feet
from Highway 101 for the town houses. The homes will maintain a 40-foot setback from the actual
roadway of Lyman Boulevard and an average of 70 feet from the roadway of Highway 101. This
amendment is to facilitate a more urban style design. The city typically requires a larger front yard
setback to allow for parking. In this case, all parking will be provided behind the homes.
The applicant is also requesting to maintain a 20-foot setback from Highway 101 for the retail
building to stay consistent with the concept of an urban development. There is an equal level of
attention given to the sidewalks and plantings along all sides of the retail buildings. The sidewalks
are 15 feet wide to allow for enhanced pedestrian amenities (i.e. landscaping, planters, benches,
light fixtures, etc.). The northeasterly corner of the retail building encroaches 5 feet into the
required 50-foot setback from Highway 212. The encroachment is actually into the bus slip lane
and not the actual highway lanes (lanes open to all types of vehicles).
The section of the ordinance dealing with the maximum height of the park-and-ride ramp, excluding
the elevator shaft and stair well, requires the structure not to exceed 25 feet or 3 stories, whichever is
less. The applicant is requesting the height of the ramp be increased to 35 feet. MnDOT’s final
design raised the busway and on-ramp grade elevation, which in turn made it impractical to have the
first level of the deck one-half level below the entrance grade from 101. The first level was raised
to match the busway elevation. The maximum height proposed will also allow for higher spandrel
panels on the upper level to more effectively shield headlights of cars.
The third amendment deals with signsSection1. Project Identification Sign
. allows one project
identification sign for the development at the entrance off of Highway 101. The sign may not
exceed 80square feet in sign display area nor be greater than 8 feet in height. The sign shall be
setback a minimum of 10 feet from the property line. The applicant is proposing two signs to
allow for symmetry in the design. The sign display area is 35 square feet. The majority of the
sign is an architectural element that frames the entrance into the development.
The ordinance also allows a monument sign at the entrance to the development off of Lyman
Boulevard. This sign shall not exceed 24 square feet in sign display area nor be greater than five
feet in height. The sign shall be setback a minimum of 10 feet from the property line. The
applicant is proposing a sign that has a total sign display area of 9 square feet, with an overall
sign height of 4 feet 6 inches. However, the logo on the sign extends one foot above the
maximum permitted of 5 feet. Staff is recommending the logo be lowered to meet the 5-foot
height requirement.
SouthWest Village
Planning Case 06-18
May 16 June 12, 2006
Page 10 of 50
The applicant is also proposing 4 additional monument signs at the entrance of the townhouses.
These signs are excessive and should be eliminated. The applicant may choose to locate
The applicant
communal mail boxes or house numbers directional sign in these areas.
requested house numbers be placed on these 4 decorative walls. The walls will act as a
decorative fence and provide some screening to the backs of the residential units. These
walls may not be used for an identification sign.
The section of the ordinance addressing wall-mounted signs focused on the retail building and
did not take the bus station location into account. The applicant is requesting the size of the
“SW” logo on the elevator shaft of the building be allowed at a 4-foot diameter along the north
elevation. The applicant is also requesting a similar sign with “SouthWest Transit” letters at 36
inches. These two signs are proposed to be backlit. There are no residential neighborhoods that
can view these two elevations. This is a reasonable request and staff is recommending approval
of it. The applicant is also requesting 36-inch non-illuminated letters at the south elevation of
the building. Staff is recommending approval of this amendment.
Staff needs to point out the location of
the retail buildings has moved between
the concept stage and the proposed
development. The retail building was
centered between the transit building
and the housing element. The current
plans moved the retail element to the
west and along Highway 101. As such,
staff needs to amend the wall sign
criteria to make it more appropriate for
the current location. The main change
will be adding language that prohibits
signs along the sides of the retail
buildings unless the actual entrance into
a tenant’s space is located at the side of
the building. Staff is also
recommending the wall-mounted signs along Highway 101 be limited to either above the
storefront windows when a shared entry configuration exists, and for an unshared configuration,
the signage would be located above the entry or above the tenant’s specific storefront windows,
but not both. On the east elevation, signage shall be permitted above the storefront only as well
as small-scale pedestrian level decorative signage, perpendicular to the wall (projecting signs).
The size of the sign shall not exceed 9 square feet.
PLANNED UNIT DEVELOPMENT AMENDMENT FINDINGS:
The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse
affects of the proposed amendment. The six (6) affects and our findings regarding them are:
a) The proposed action has been considered in relation to the specific policies and provisions of
and has been found to be consistent with the official City Comprehensive Plan.
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Planning Case 06-18
June 12
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Finding:
It complies with providing mixed use (residential and neighborhood commercial)
and a transit facility at the intersection of realigned Highway 101 and future Highway 212.
The plan also requires all mixed use developments to be developed as a Planned Unit
Development.
b) The proposed use is or will be compatible with the present and future land uses of the area.
Finding:
The proposed uses are and will be compatible with the present and future land uses
of the area through the implementation of the design standards, landscaping buffers,
architecture, etc.
c) The proposed use conforms with all performance standards contained in the Zoning
Ordinance.
Finding:
The proposed uses will conform with all performance standards contained in the
Zoning Ordinance such as design standards, signage, durable materials, uses, etc., if the
setback variance is approved.
d) The proposed use will not tend to or actually depreciate the area in which it is proposed.
Finding:
A study conducted by Shenehon Company found that the proposed uses will have
no measurable negative impact on the property values of the nearby residences. It could
potentially have a positive impact on values by creating a buffer to the interstate, preventing
higher impact development on the site and adding convenience to the homeowners in the
area.
e) The proposed use can be accommodated with existing public services and will not
overburden the city's service capacity.
Finding:
The site is located within the Municipal Urban Service Area. The proposed use
can be accommodated with existing public services and will not overburden the city's service
capacity.
f)Traffic generation by the proposed use is within capabilities of streets serving the property.
Finding:
Based upon studies conducted by Benshoof and Associates, traffic generation by
the proposed uses is within capabilities of streets serving the property.
2. VARIANCE
The applicant is requesting a reduced setback from collector roads. The City Code requires all
buildings to maintain a 50-foot setback from arterial or collector streets. The reason behind the
variance request is for design purposes, to reflect an urban townhouse and retail development.
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VARIANCE FINDINGS
The Board of Adjustments and Appeals shall not recommend and the City Council shall not grant a
variance unless they find the following facts:
a) That the literal enforcement of this chapter would cause an undue hardship. Undue hardship
means that the property cannot be put to reasonable use because of its size, physical
surroundings, shape or topography. Reasonable use includes a use made by a majority of
comparable property within 500 feet of it. The intent of this provision is not to allow a
proliferation of variances, but to recognize that there are pre-existing standards in this
neighborhood. Variances that blend with these pre-existing standards without departing
downward from them meet these criteria.
Finding:
The literal enforcement of this chapter does cause an undue hardship. Due to the type
of development the applicant is proposing, it is important to bring the buildings closer to the
street. All the parking lots and garages are completely hidden from views by the buildings.
b) The conditions upon which a petition for a variance is based are not applicable, generally, to
other property within the same zoning classification.
Finding:
The conditions upon which this variance is based are not applicable to all properties
that lie within the Planned Unit Development (PUD) District. PUDs may provide flexibility in
the standards in an effort to meet comprehensive plan policies for the creation of diversified
housing.
c) The purpose of the variation is not based upon a desire to increase the value or income potential
of the parcel of land.
Finding:
The proposed variance is necessary to accommodate the proposed development style.
This is a mixed use development with urban housing and retail. Urban townhouses and retail
are generally located closer to the right-of-way and have a sidewalk around them.
d) The alleged difficulty or hardship is not a self-created hardship.
Finding:
The proposed variance is necessary to accommodate the proposed building within the
site. The proposed townhouses provide diversified housing.
e) The granting of the variance will not be detrimental to the public welfare or injurious to other
land or improvements in the neighborhood in which the parcel is located.
Finding:
The granting of a variance will not be detrimental to the public welfare or injurious to
other land or improvements in the neighborhood in which the parcel is located.
f) The proposed variation will not impair an adequate supply of light and air to adjacent property
or substantially increase the congestion of the public streets or increase the danger of fire or
endanger the public safety or substantially diminish or impair property values within the
neighborhood.
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Finding:
The proposed variation still maintains extensive areas of open space and will not
impair an adequate supply of light and air to adjacent property or substantially increase the
congestion of the public streets.
3. SUBDIVISION
The applicant is requesting preliminary plat approval to replat 10.01 acres into 35 lots and 3
outlots. The site is zoned Planned Unit Development-Mixed Use and is located at the
southeast intersection of the future alignment of Highways 212/101 and north of Lyman
Boulevard.
Lot 1 is proposed to be the future site of the parking ramp with an area of 3.128 acres. Lot 2 will
house two retail buildings. This lot will have an area of 0.955 acres. The remaining 33 lots will
house townhouses with an area of 1.226 acres. Outlot A contains parking areas and drive isles
(1.368 acres). Outlot B contains a 100- foot wide landscape buffer (1.795 acres). Outlot C contains
all driveways and common areas for the townhouses (1.547 acres).
The ordinance states that, “All lots shall abut for their full required minimum frontage on a
public street as required by the zoning ordinance; or be accessed by a private street; or a flag lot
which shall have a minimum of thirty feet of frontage on a public street.”
All lots have street frontage (either public or private). Access, on the other hand, is mainly gained
from a right-in/out only off of Highway 101 and a full access off of Lyman Boulevard. A private
street and cross-access easements will be shared between the properties. Private streets are
permitted in this district if the following conditions exist:
1.The prevailing development pattern makes it unfeasible or inappropriate to construct a public
street. In making this determination the city may consider the location of existing property
lines and homes, local or geographic conditions, and the existence of wetlands.
2.After reviewing the surrounding area, it is concluded that an extension of the public street
system is not required to serve other parcels in the area, improve access, or to provide a street
system consistent with the comprehensive plan.
3.The use of a private street will permit enhanced protection of the city's natural resources
including wetlands and forested areas.
A public street is not required to serve these parcels. In fact, the majority of our commercial and
high-density establishments have cross-access easements, share curb cuts and access (Market
Square, Chanhassen Retail, Frontier, Byerly’s, Crossroads Plaza, Villages on the Pond, Market
Street Station, etc.).
The subdivision request is a relatively straightforward action and staff is recommending approval
with conditions.
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June 12
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There are no minimum lot areas within a PUD. The following are the lot tabulations for the
project:
Areas: Gross = 436,240 square feet or 10.015 acres
BLOCK 1: BLOCK 6:
Lot 1 = 136,258 square feet or 3.128 Lot 1 = 1,884 square feet
acres Lot 2 = 1,415 square feet
Lot 2 = 41,580 square feet or 0.955 Lot 3 = 1,415 square feet
acres Lot 4 = 1,889 square feet
BLOCK 2: BLOCK 7:
Lot 1 = 1,885 square feet Lot 1 = 1,884 square feet
Lot 2 = 1,411 square feet Lot 2 = 1,415 square feet
Lot 3 = 1,411 square feet Lot 3 = 1,415 square feet
Lot 4 = 1,405 square feet Lot 4 = 1,889 square feet
Lot 5 = 1,411 square feet
Lot 6 = 1,877 square feet BLOCK 8:
Lot 1 = 1,884 square feet
BLOCK 3: Lot 2 = 1,415 square feet
Lot 1 = 1,884 square feet Lot 3 = 1,415 square feet
Lot 2 = 1,415 square feet Lot 4 = 1,889 square feet
Lot 3 = 1,415 square feet
OUTLOT A
Lot 4 = 1,415 square feet (parking areas and drive isles) =
Lot 5 = 1,880 square feet 59,600 square feet or 1.368 acres
OUTLOT B
BLOCK 4: (100-foot wide landscape
Lot 1 = 1,879 square feet buffer) = 78,203 square feet or 1.795
Lot 2 = 1,411 square feet acres
Lot 3 = 1,411 square feet
OUTLOT C
Lot 4 = 1,411 square feet (all driveways and common
Lot 5 = 1,875 square feet areas for the townhouses) = 67,385 square
feet or 1.547 acres
BLOCK 5:
Lot 1 = 1,884 square feet
Lot 2 = 1,415 square feet
Lot 3 = 1,413 square feet
Lot 4 = 1,413 square feet
Lot 5 = 1,884 square feet
SUBDIVISION FINDINGS
1. The proposed subdivision is consistent with the zoning ordinance.
Finding:
The subdivision meets the intent of the city code subject to the conditions of the staff
report and the PUD.
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2. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Finding:
The proposed subdivision is consistent with applicable plans.
3. The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water
drainage are suitable for the proposed development;
Finding:
The proposed site is suitable for development subject to the conditions specified in
this report.
4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage
disposal, streets, erosion control and all other improvements required by this chapter;
Finding:
The proposed subdivision will be served by adequate urban infrastructure.
5. The proposed subdivision will not cause environmental damage;
Finding:
The proposed subdivision will not cause environmental damage subject to conditions
of approval.
6. The proposed subdivision will not conflict with easements of record.
Finding:
The proposed subdivision will not conflict with existing easements, but rather will
expand and provide all necessary easements.
7. The proposed subdivision is not premature. A subdivision is premature if any of the following
exists:
a. Lack of adequate storm water drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
Finding:
The proposed subdivision is provided with adequate urban infrastructure.
4. SITE PLAN
There are three site plans attached to this application. All three developments must comply with
the Development Design Standards for SouthWest Village (attached). A PUD is required to be
developed to higher quality than other projects.
The first site plan is for a parking ramp. It will be located along the north east portion of the site.
The ramp will be built in two phases. The first phase will include the first two stories of the
ramp while the third and final deck will be built at a future date. The design of the ramp and the
station is attractive and is proposed to be constructed of high quality materials. They include
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brick and smooth and rough-face block. The stairwell into the parking ramp is made of glass
which adds an element of transparency. Entrances into the ramp are defined by arched
entryways. Decorative metal rail is used on all four elevations. Wood trellises are used as an
accent and will provide an additional element of interest. The east elevation has the least level of
detail; however, the applicant is proposing to screen the ramp with landscaping.
WEST ELEVATION
SOUTH ELEVATION
EAST ELEVATION
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VIEW OF STATION-NORTH ELEVATION
SOUTH ELEVATION
The second site plan request is for the retail element. It is intended to occupy the northwesterly
portion of the site. It consist of two buildings with an area of 8,500 square feet each (17,000
square feet total). The materials used on the retail buildings include brick, smooth-face block,
EIFS accent panels, and glass. All four elevations of each of the retail buildings have received
equal attention to detail. The buildings are separated by a plaza with a fountain and landscaping.
The trash enclosure for the transit station and the retail building will be located inside the transit
station building. The enclosure is proposed to be built of materials that match the buildings.
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INTERIOR STREET VIEW VIEW AT CENTER PLAZA
LOOKING SOUTH WITHOUT TREES
TYPICAL CORNER ENTRY VIEW FROM NORTHEAST
The third site plan is for the town houses. The applicant is proposing 1 six-plex, 3 five-plexes,
and 3 four-plexes. They are proposed to be located along the southern portion of the site. Materials
on the exterior of the homes include brick, cultured stone, hardi-plank siding, hardi-shingle siding,
hardi board trim and fiberglass shingles. Flower boxes and window shutters are used to accent the
buildings. All the garage doors and parking will be hidden behind the buildings and the main focus
from Lyman Boulevard and Highway 101 will be the architectural design of these townhouses.
This type of urban housing is typically located closer to the right-of-way to provide an urban edge to
the public realm. That is the main reason for the variance request.
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Staff has been working with the applicant to add landscaping along the rear of the housing
units. Since the Planning Commission meeting, the applicant submitted a revised landscaping
plan that reflects landscape islands between the garage doors. This will help soften the
continuous appearance of the asphalt driveways.
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The applicant has done a commendable job on the sidewalks and pedestrian connections on this site.
The added landscaping and double boulevard trees will provide a calming affect to a busy area.
Staff is recommending one additional connection between the residential sidewalks and the trail
along the intersection of Highway 101 and Lyman Boulevard.
With this project, the city proposes the creation of a gateway treatment at the intersection of
Lyman Boulevard and Highway 101. The applicant submitted a design that frames this
intersection with landscaping, decorative fencing, wider sidewalk and trellis. Staff is
recommending that the trellis be eliminated. This design will be repeated as each corner of the
intersection develops. The city will be responsible for the southeast corner instillation.
LIGHTING/SIGNAGE
The applicant prepared a lighting plan that is
in keeping with the approved standards. The
applicant did not include photometrics. A
detailed plan must be submitted to the city
prior to issuance of a building permit.
Light level for site lighting shall be no more
than 1/2 foot candle at the project perimeter
property line. This does not apply to street
lighting.
The signs for this project include two project
identification signs to allow for symmetry in
the design. The sign display area is 35 square
feet each. The majority of the sign is an architectural element that frames the entrance into the
development.
The ordinance also allows a monument sign at the entrance to the development off of Lyman
Boulevard. This sign shall not exceed 24 square feet in sign display area nor be greater than five
feet in height. The sign shall be set back a minimum of 10 feet from the property line. The
applicant is proposing a sign that has a total sign display area of 9 square feet, with an overall
sign height of 4 feet 6 inches. However, the logo on the sign extends one foot above the
maximum permitted of 5 feet. Staff is recommending the logo be lowered to meet the 5-foot
height requirement.
The applicant is also proposing four additional monument signs at the entrance of the
townhouses. These signs are excessive and should be eliminated. The applicant may choose to
locate communal mail boxes or house numbers directional sign in these areas.
The parking ramp and station are proposing a “SW” logo on the elevator shaft of the building.
The size of the logo is proposed at a 4-foot diameter along the north elevation. The applicant is
also requesting a similar sign with “SouthWest Transit” letters at 36 inches. These two signs are
proposed to be back lit. There are no residential neighborhoods that can view these two
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elevations. The applicant is also requesting 36-inch non-illuminated letters at the south elevation
of the building.
Signs along the north and south elevations of the retail buildings are prohibited unless the actual
entrance into a tenant’s space is located at the side of the building. Staff is recommending the
wall-mounted signs along Highway 101 be limited to either above the storefront windows when
a shared entry configuration exists, and for an unshared configuration, the signage would be
located above the entry or above the tenant’s specific storefront windows, but not both. On the
east elevation, signage shall be permitted above the storefront only as well as small-scale
pedestrian level decorative signage, perpendicular to the wall (projecting signs). The size of the
sign shall not exceed 9 square feet.
PARKING
The ordinance for this development treats the retail element as an integrated shopping center
which requires a minimum of one space per 200 square feet of commercial/retail area. The
applicant is providing 27 surface parking spaces. The remaining 58 spaces will be provided on
the first level of the parking ramp.
The residential parking standards require 1 visitor parking stall for every 4 units. The applicant
is showing 33 town houses which translates to 8.25 visitor parking spaces. The applicant is
providing 16 guest parking spaces. The applicant is also providing a two-stall garage with each
unit which is in compliance with ordinances.
ARCHITECTURAL COMPLIANCE
Size, Portion and Placement
Entries:
All building have pronounced entrances.
Articulation:
The buildings incorporate adequate detail and have been very tastefully designed.
The architectural style is unique to the buildings but will fit in with the surrounding area. The
buildings will provide a variation in style through the use of brick,glass and block. The
buildings utilize exterior materials that are durable and of high quality. Samples of the materials
will be made available at the meeting. Renderings are shown throughout this report.
Signs:
All signage must meet the sign criteria in the Planned Unit Development Design
Standards for SouthWest Village.
Material and Detail
High quality materials are being used on all buildings.
Color
The colors chosen for the buildings are earth tones. The selection is unique, but blends in with
the surrounding buildings.
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Height and Roof Design
The maximum building height in this Planned Unit Development varies based on the use. All
buildings meet the minimum set in the ordinance with the exception of the parking ramp. The
ordinance limited the height to 25 feet; however, due to final grading plans for the highway, the
parking ramp had to be raised to a height not to exceed 35 feet. The rooflines are staggered,
adding articulation to the design of the buildings. All rooftop equipment must be screened from
views.
The ordinance requires a pitched element on buildings. There are arched, staggered and pitched
elements on these buildings. They comply with this requirement.
Facade Transparency
All facades viewed by the public contain more than 50 percent windows and/or doors.
Loading Areas, Refuse Areas, etc.
The trash enclosure is located inside the ramp structure. Recycling space and other solid waste
collection space should be contained within the same enclosure.
Multi Family Design Standards
Sec. 20-1088. Architectural style.
?
Architectural style shall not be restricted. Evaluation of the appearance of a project shall
be based on the quality of its design and in relationship to its surroundings, guided by the
provisions of this section. Site characteristics to be evaluated for this purpose include
building and landscaping, colors, textures, shapes, massing of rhythms of building
components and detail, height of roof line, setback and orientation. Designs that are
incompatible with their surroundings or intentionally bizarre or exotic are not acceptable.
?
Monotony of design, both within projects and between adjacent projects and its
surroundings, is prohibited. Variation in detail, form, and sighting shall provide visual
interest. Site characteristics that may be used for this purpose include building and
landscaping, colors, textures, shapes, massing of rhythms of building components and
detail, height of roof line, setback and orientation.
?
All building shall have a minimum of 20 percent of accent material. Accent material may
include brick, stone cut face block or shakes. The use of any EFIS shall not be on the first
story of any building or one story in height.
Findings:
The proposed development has been well situated within the site. It attempts to
fit into the environment in which it is located including incorporating urban style housing.
The buildings offer much variety including colors, finishes, roof lines and materials. The
buildings are oriented to the street to provide an urban edge.
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Sec. 20-1089. Land use.
All development shall create a unified design of internal order that provides desirable
environments for site uses, visitors and the community. The following design elements shall be
incorporated into a project:
?
The project shall create a unique neighborhood identity.
?
Creation of interconnecting neighborhoods in collaboration with adjoining landowners
(street, walkways, preservation of natural features, parks and gathering places).
?
Each neighborhood has a focal point or gathering place including parks, greens, squares,
entrance monuments, historic structures (silos/barns) or public furniture (gazebos,
benches, pergolas). Community features may include: landscaping, lighting, benches,
tables.
?
Recreation facilities (playgrounds, tot lots, swimming pools and gardens).
?
Diversity of product type and design to accommodate different age groups and
individuals in different socio-economic circumstances.
?
Broad variety of housing choices--twin homes, row houses, town homes, flats above
garages, apartments over shops, garden apartments, senior living opportunities and
condominiums.
Findings:
This project creates its own little unique setting. It is an integral part of
SouthWest Village, which is a transit oriented development. The common areas include the
entire development which offers a plaza, sidewalks, trails, and a gateway component.
Sec. 20-1090. Curb appeal.
To encourage roadway image or curb appeal projects shall create a variety of building orientation
along the roadways; attractive streetscape and architectural detail. All projects shall incorporate
two or more of the following design elements:
?
Orientation to the street or access road:
?Setbacks
?Spacing between buildings and view sheds.
?
Architectural detail/decorative features.
?Windows.
?Flower boxes.
?Porches, balconies, private spaces.
?Location and treatment of entryway.
?Surface materials, finish and texture.
?Roof pitch.
?Building height and orientation.
?
Location of garages.
?
Landscaping including fencing and berming.
?
Street lighting.
?
Screening of parking, especially in apartment and condominium developments.
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?
Variations/differentiations in units including, but not limited to, color, material,
articulation etc.
Findings:
The proposed development has been well situated within the site. It attempts to
fit into the environment in which it is located which is a transit-oriented development. The
homes have elements such as flower boxes, shutters, entry stoops, landscaping, and screened
parking.
Sec. 20-1091. Transportation diversity.
All developments shall incorporate multi-modal transportation including two or more of the
following elements:
?
Streets with trails incorporated.
?
Off-road trails and bike paths.
?
Provisions for mass transit with bus stops and shelters incorporated into the
developments.
?
Sidewalk connecting internal developments.
?Undulating sidewalks. Use of pavers or stamped concrete.
?On-street parking and use of roundabouts.
?Landscaped boulevards or medians.
Findings:
The project is a transit-oriented development with sidewalks, trails, public
transportation, etc.
Sec. 20-1092. Integration of parks, open space, natural historic or cultural resources.
?
Integrate nature and wildlife with urban environment.
?Trails and sidewalks.
?Vistas.
?Historic features.
?
Preservation of natural features that support wildlife and native plants (slopes, trees,
wetlands).
Findings:
The proposed development is integrated into the city’s trail system. The
development preserves a 100-foot landscape buffer along the east edge of the site.
SITE PLAN FINDINGS
In evaluating a site plan and building plan, the city shall consider the development's compliance
with the following:
(1) Consistency with the elements and objectives of the city's development guides, including the
comprehensive plan, official road mapping, and other plans that may be adopted;
(2) Consistency with this division;
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(3) Preservation of the site in its natural state to the extent practicable by minimizing tree and
soil removal and designing grade changes to be in keeping with the general appearance of the
neighboring developed or developing areas;
(4) Creation of a harmonious relationship of building and open space with natural site features
and with existing and future buildings having a visual relationship to the development;
(5) Creation of functional and harmonious design for structures and site features, with special
attention to the following:
a. An internal sense of order for the buildings and use on the site and provision of a
desirable environment for occupants, visitors and general community;
b. The amount and location of open space and landscaping;
c. Materials, textures, colors and details of construction as an expression of the design
concept and the compatibility of the same with adjacent and neighboring structures and
uses; and
d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in
terms of location and number of access points to the public streets, width of interior
drives and access points, general interior circulation, separation of pedestrian and
vehicular traffic and arrangement and amount of parking.
(6) Protection of adjacent and neighboring properties through reasonable provision for surface
water drainage, sound and sight buffers, preservation of views, light and air and those aspects
of design not adequately covered by other regulations which may have substantial effects on
neighboring land uses.
Finding:
The proposed development is consistent with the City's design requirements, the
comprehensive plan, the zoning ordinance, the design standards, and the site plan review
requirements with the exception of the setbacks which will require a variance and PUD
amendment. Staff is recommending approval of both. The site design is compatible with the
surrounding developments. It is functional and harmonious with the approved development for
this area.
Staff regards the project as a reasonable use of the land. The overall design is sensitive to the
City’s image. Based upon the foregoing, staff is recommending approval of the site plan with
conditions outlined in the staff report.
WETLANDS
In conjunction with the Trunk Highway 212 project, this site was assessed by MnDOT’s
consultant, EnviroScience, for the presence of wetlands in October 2002 and April 2003. Two
areas on this site were mapped by the NWI as wetlands. Upon examination of the hydrology,
soils and vegetation in these two areas (165 and 166 in the August 14, 2003 EnviroScience
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report), it was determined that these two areas are not jurisdictional wetlands. Consequently, no
wetland impacts are proposed for this site.
EROSION AND SEDIMENT CONTROL
Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All exposed
soil areas shall have temporary erosion protection or permanent cover year round, according to
the following table of slopes and time frames:
Type of Slope Time (Maximum time an area can
Steeper than 3:1 7 days remain open when the area
10:1 to 3:1 14 days is not actively being worked.)
Flatter than 10:1 21 days
These areas include constructed storm water management pond side slopes, and any exposed soil
areas with a positive slope to a storm water conveyance system, such as a curb and gutter system,
storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems
that discharge to a surface water.
Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as needed. A rock construction entrance should be shown on the plans.
Curbside inlet control details are needed. Wimco-type inlet controls should be used and installed
within 24 hours of installation.
Typical building lot controls should be shown on the plan. These controls should include
perimeter controls (silt fence), rock driveways, street sweeping, inlet control and temporary
mulch after final grade and prior to issuing the certificates of occupancy.
SURFACE WATER MANAGEMENT FEES
Water Quality Fees
Because of the varying development types proposed for this development, the water quality fees for
this development are broken down, as follows:
Parcel Size (ac.) Zoning Rate Per Acre Total
Retail 0.955 Commercial $12,100 $11,556
Parking Ramp 6.292 Commercial $12,100 $76,133
Housing 2.769 High Density Residential $3,400 $9,415
TOTAL Qual $97,104
The total water quality fees associated with this project are $97,104.
Water Quantity Fees
The SWMP has established a connection charge for the different land uses based on an average
citywide rate for the installation of water quantity systems. This cost includes land acquisition,
proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage.
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Parcel Size (ac.) Zoning Rate Per Acre Total
Retail 0.955 Commercial $6,400 $6,112
Parking Ramp 6.292 Commercial $6,400 $40,269
Housing 2.769 High Density Residential $6,400 $17,722
TOTAL Quan $64,103
The total water quantity fees associated with this project are $64,103.
SWMP Credits
The applicant will be credited for water quality where NURP basins are provided on-site to treat
runoff from the site. This will be determined upon review of the ponding and storm sewer
calculations. Credits may also be applied to the applicant’s SWMP fees for oversizing in
accordance with the SWMP or the provision of outlet structures. The applicant will not be
assessed for areas that are dedicated outlots. No credit will be given for temporary pond areas.
At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $161,207.
OTHER AGENCIES
The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES
Phase II Construction Site Permit), Minnesota Department of Natural Resources (for dewatering),
Army Corps of Engineers, Minnesota Department of Transportation, Minnesota Department of
Health) and comply with their conditions of approval.
EXISTING CONDITIONS
The site is bound by the new Highway 312 to the north, Highway 101 to the west, Lyman
Boulevard to the south, and large-lot residential to the east.
The high point of the property lies in the west-central portion of the site and gently slopes. Steep
slopes exist within the treed area in the northeast corner of the parent property.
EASEMENTS AND RIGHT-OF-WAY
MNDOT has acquired right-of-way for Highways 312 and 101. The preliminary plat identifies a
194-foot wide right-of-way for Highway 101.
The existing roadway easement for Lyman Boulevard along the property boundary is 86 feet
wide from the east property line to approximately the location of the development’s access to
Lyman Boulevard. From this point west, the roadway easement tapers out to a width of 146 feet.
The developer will dedicate an additional 14 feet of right-of-way; therefore, the total roadway
easement/right-of-way width for Lyman Boulevard will be between 100 feet and 160 feet.
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The preliminary plat must be revised to include a 25-foot wide drainage and utility easement
over the sanitary sewer and watermain along Highway 101, south of the Southwest Station
entrance, and a 20-foot wide drainage and utility easement over the storm sewer in the northern
portion of the property. Encroachment agreements are required for these two easements due to
the extensive landscaping and sidewalk proposed.
ACCESS AND SITE CIRCULATION
A traffic study was completed for this site by Benshoof and Associates. The analysis concluded
that one full access at Lyman Boulevard was insufficient for the projected traffic volumes for
this site; therefore, a right-in, right-out access is required at Highway 101. This access is
approximately 420 feet south of the Highway 312 on-ramp and 280 feet north of Lyman
Boulevard, which is acceptable to MNDOT. Improvements to Highway 101 at this location
include widening to a four-lane, divided roadway with left and right turn lanes at street
intersections and the access to SouthWest Village.
Full access to the site will be from Lyman Boulevard and is approximately 460 feet east of
Highway 101. Turn lanes will be constructed at Highway 101 and the SouthWest Village
entrance with the MNDOT project.
Most vehicles entering the site will use the full access at Lyman Boulevard and will exit onto
Highway 101. The southern access to the parking ramp aligns with the eastern access to the
townhome development. The western access to the townhome development is approximately
300 feet away and aligns with the access to the two commercial retail buildings, which also
serves as the second access to the parking ramp.
The applicant must show how bus-passenger vehicle conflicts will be minimized along the east-
west access road. Bus routes through the site must be clearly shown on the plans.
All streets and driveways within this development will be privately owned and maintained.
The private streets within the townhome area will be 20 feet wide; therefore, on-street parking is
restricted. The developer proposes to construct 16 guest parking stalls along the southern private
drive. The private street design must be adjusted to accommodate the turning movements of a
fire truck and a moving van.
GRADING AND DRAINAGE
The applicant should show emergency overflow paths for storm water. The Grading, Drainage
and Erosion Control Plan (Sheet C-03) should be revised to include a legend.
The applicant should work with the City to develop a plan that outlines storm water and snow
management related to the parking deck structure for this and future phases.
The grading plan is incomplete. It must show proposed contours, minimum two-foot contour
intervals and the proposed grades on each level of the parking ramp.
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Note the lowest floor elevation of the proposed townhome units and include a grading detail
showing hold down information.
Spot elevations must be shown along the east curb of the commercial area to ensure that the
parking and drive aisle area meets the minimum slope requirement.
The first 30 feet of each private street extending from the access drive must be minimum 3%.
The sidewalks and trails shown within the public right-of-way shall be privately owned and
maintained.
A catch basin must be installed at the ingress at Highway 101 and the storm sewer adjusted
accordingly.
The developer indicated that the proposed MNDOT pond located in the south loop of the
Highway 101 ramp has been sized to accommodate runoff from this site. According to the
developer, the design of this pond assumed 100% impervious surface, post-development from
this site. The developer must submit written confirmation from MNDOT that runoff from this
development can go to this pond.
Hydraulic calculations must be submitted with the final plat submittals and must include storm
sewer inlet capacity analysis to verify that 100% of the runoff from a 10-year event can be
captured.
RETAINING WALLS
Staff is unable to determine if retaining walls are required or proposed on the site since the
grading plan is currently incomplete.
UTILITIES
The developer proposes to install eight-inch diameter watermain and eight-inch diameter sanitary
sewer to serve the development. The lateral utilities shall be privately owned and maintained,
except for the sanitary sewer and watermain along Highway 101, south of the SouthWest Station
entrance and the storm sewer in the northern portion of the property.
The developer must verify that the proposed eight-inch watermain will provide sufficient flow
for the proposed residential, commercial and sprinkling uses on the site.
The utility plan must be revised to show the following:
a)Show the proposed water service to the bus station.
b)Due to differential settlement, the three valves and the sanitary sewer manhole must not lie
within the proposed paver-block circle at the intersection of the access road at the western
private driveway intersection. The valves can be relocated outside of the paver-block
circle. Sanitary sewer manhole 503 can be installed to the north of the paver-block circle
and an additional manhole can be installed to the west of the paver-block circle.
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c)Sanitary sewer manhole 501 must not lie within the sidewalk.
d)Eliminate the 90-degree bend in the watermain at the Highway 101 intersection and replace
with two 45-degree bends.
e)The final utility plan must show the sewer and water services to the townhome units.
f)The lowest floor elevation of each unit must be shown on the utility plan.
MNDOT will be invoicing the City for a portion of the utility improvements for this
development. The developer must pay for 100% of the invoices that the City receives for this
work.
The developer will be responsible for extending lateral sewer and water service to the lots,
therefore the sanitary sewer and water connection charges will be waived.
Each new lot is subject to the sanitary sewer and water hookup charges. These fees are collected
with the building permit and are based on the rates in effect at the time of building permit
application. The party applying for the building permit is responsible for payment of these fees.
LANDSCAPING
Minimum requirements for landscaping for the SouthWest Village development include 850
square feet of landscaped area around the retail parking lot, 3 trees for the retail parking lot, and
bufferyard plantings along all property lines. The applicant’s proposed as compared to the
requirements for all landscape requirements is shown in the following table.
Required Proposed
Vehicular use landscape area 850 sq. ft. >850 sq. ft. green space
Trees/vehicular use area:
Overstory trees 3 canopy trees 13 canopy trees
Islands/peninsulas 1 islands/peninsulas 2 islands/peninsulas
Hwy. 101 3 canopy trees 25 canopy
bufferyard B – 330’ 7 understory trees 40 understory
30’ width 7 shrubs 74 shrubs
Hwy. 212 5 canopy trees 22 canopy
bufferyard B – 240’ 7 understory trees 18 understory
20’ width 12 shrubs 168 shrubs
Lyman Blvd. 4 canopy trees 21 canopy
bufferyard B – 210’ 8 understory trees 8 understory
15’ width 13 shrubs >100 perennials
East property line 8 canopy trees 91 canopy
bufferyard C – 380’ 19 understory trees 31 understory
30’ width 19 shrubs 28 shrubs
The applicant meets minimum requirements for parking lot plantings and all bufferyard
categories. Parking lot plantings for the retail area show Austrian pine. Staff recommends that
overstory shade trees also be included within this area, replacing some of the pines. The intent
of locating trees within a parking area is to provide shade and reduce the heat island effect
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associated with large expanses of pavement. Pine trees will not have as great an impact in
alleviating this problem as shade trees.
In the residential area, staff recommends that additional trees should also be planted parallel to
the offstreet parking area.
PARKS
This property is located
within the neighborhood
park service area for
Chanhassen Hills Park and
the community park service
area for Bandimere Park.
Future residents and visitors
to SouthWest Village will
access Chanhassen Hills
Park from Lyman Boulevard
and Bandimere Park from
Highway 101. Both parks
will be connected to
SouthWest Village by off-
street trail routes.
Chanhassen Hills Park is
7.62 acres in size and
features two newly installed
playgrounds, a basketball
court, ballfield and trail.
Limited off-street parking is
available at the park.
Bandimere Park is 36 acres
in size and contains
extensive off-street walking
trails, community ballfields,
picnic areas, two large
playgrounds, and ample parking. No additional parkland acquisition is being recommended as a
condition of this subdivision.
TRAILS
SouthWest Village will have direct access to the city’s comprehensive trail system. Extensive
public trails can be accessed in all directions upon leaving the subject property. The design for new
Highway 212 includes well thought out trail connections utilizing bridge crossings on Highway 101
and Lyman Boulevard.
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Planning Case 06-18
May 16 June 12, 2006
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It should be noted that the nature of the pedestrian crossing in this area will be challenging. The
roadways adjacent SouthWest Village are wide and will carry significant traffic loads. Traffic
calming design elements should be incorporated into the site plan where appropriate. Care must be
taken to ensure that on-site pedestrian sidewalks and trail sections located within public right-of-
ways are constructed using low maintenance materials. These walkways must also be designed to
permit convenient snowplowing and sweeping utilizing light truck and tractor-mounted equipment.
SouthWest Village
Planning Case 06-18
May 16 June 12, 2006
Page 33 of 50
The construction of new Highway 101 south will include the installation of a ten-foot trail
adjacent to the subject property. As a component of the Highway 212/101 project, MnDoT
is installing a 12 foot wide trail adjacent to Lyman Boulevard from Highway 101 east to
Quinn Road.
Two homeowners (600 Lyman Boulevard and 8990 Quinn Road) directly east of the
SouthWest Village, have expressed concern regarding the trail extending to Quinn Road as
currently proposed in the MnDot 212 plans. Staff met with the homeowners on May 30,
2006. As an alternative to MnDots proposal, staff is proposing to work with MnDot to
narrow the trail from 12 to 10 feet in width and a 4 foot boulevard
RECOMMENDATION
Staff recommends adoption of the following six motions:
1. Planned Unit Development Amendment – Page 34
2. Variance – Page 42
3. Subdivision – Page 42
4A. Site Plan-Retail – Page 44
4B. Site Plan-Residential – Page 46
4C. Site Plan-Parking Ramp – Page 48
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Planning Case 06-18
June 12
May 16 , 2006
Page 34 of 50
1. PLANNED UNIT DEVELOPMENT AMENDMENT
s
“The Planning Commission recommends the City Council approve the Planned Unit
Development amendment in the attached ordinance for SouthWest Village clarifying setbacks,
(amendments are
signage, and retail building size incorporating the changes as shown below
shown in bold):
PUD DEVELOPMENT DESIGN STANDARDS
a. Intent
The purpose of this zone is to create a Mixed Use PUD including a Transit Oriented
Development, Neighborhood Commercial and Residential. The use of the PUD zone is to
allow for more flexible design standards while creating a higher quality and more sensitive
development. Each structure proposed for development shall proceed through site plan
review based on the development standards outlined below.
b. Permitted Uses
?
The permitted uses in this zone should be limited to appropriate commercial and
service uses consistent with meeting the daily needs of the neighborhood and the
transit facility users. The uses shall be limited to those as defined herein. If there is
a question as to whether or not a use meets the definition, the Community
Development Director shall make that interpretation. The type of uses to be
provided on these lots shall be low intensity neighborhood oriented retail and
service establishments to meet daily needs of residents. Commercial and transit uses
shall be limited to the area located north of the access point off of Highway 101.
Residential uses shall be located south of the Highway 101 access.
?
Small to medium sized restaurant-not to exceed 8,000 square feet per building (no
drive-thru windows)
?
Office
?
day care
?
8,500
neighborhood scale commercial up to 8,000 square feet per building footprint
?
convenience store without gas pumps
?
specialty retail (book store jewelry, Sporting Goods sale/rental, Retail Sales, Retail
Shops, Apparel Sales, etc.)
?
personal services(an establishment or place of business primarily engaged in
providing individual services generally related to personal needs, such as a tailor
shop, Shoe Repair, Self-service Laundry, Laundry Pick-up Station, Dry Cleaning,
dance studios, etc).
?
Park-and-Ride not to exceed 800 spaces.
?
Residential High Density (8-16 units per acre).
c. Prohibited Ancillary Uses
?
Drive thru Windows
?
Outdoor storage and display of merchandise
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Planning Case 06-18
June 12
May 16 , 2006
Page 35 of 50
d. Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Boundary Building and Parking
Setback
10
Lyman Boulevard 50 feet
20
Highway 101 35 feet north of the
Highway 101 access
and 50 feet south of the
101 access
20
Highway 212 excluding transit shelters and ramps 50 feet
Easterly Project Property Line 100 Feet
Internal Project property lines 0 Feet
Hard Surface Coverage 50 %
Commercial and Transit Facility Hard Surface Coverage 70 %
Maximum Residential Building/Structure Height 35 feet or 3 stories,
whichever is less
Maximum Commercial Building/Structure Height 1 story
35
Maximum Park-and-Ride Ramp excluding the elevator shaft 25 feetor 3 stories,
and stair well whichever is less
e. Non Residential Building Materials and Design
1. The PUD requires that the development demonstrate a higher quality of
architectural standards and site design. The intent is to create a neighborhood and
transit friendly development.
2. All materials shall be of high quality and durable. Major exterior surfaces of all walls
shall be face brick, stone, glass, stucco, architecturally treated concrete, cast in place
panels, decorative block, or cedar siding. Color shall be introduced through colored
block or panels and not painted block or brick. Bright, long, continuous bands are
prohibited.
3. Block shall have a weathered face or be polished, fluted, or broken face. Exposed
cement (“cinder”) blocks shall be prohibited.
4. Metal siding, gray concrete, curtain walls and similar materials will not be approved
except as support material to one of the above materials, or as trim or as HVAC
screen, and may not exceed more than 25 percent of a wall area.
5. All accessory structures shall be designed to be compatible with the primary structure.
6. All roof mounted equipment shall be screened by walls of compatible appearing
material. Wood screen fences are prohibited. All exterior process machinery, tanks,
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Planning Case 06-18
June 12
May 16 , 2006
Page 36 of 50
etc., are to be fully screened by compatible materials. All mechanical equipment shall
be screened with material compatible to the building.
7. The buildings shall have varied and interesting detailing. The use of large
unadorned, concrete panels and concrete block, or a solid wall unrelieved by
architectural detailing, such as change in materials, change in color, fenestrations,
or other significant visual relief provided in a manner or at intervals in keeping with
the size, mass, and scale of the wall and its views from public ways shall be
prohibited. Acceptable materials will incorporate textured surfaces, exposed
aggregate and/or other patterning. All walls shall be given added architectural
interest through building design or appropriate landscaping.
8. There shall not be underdeveloped backsides of buildings. All elevations shall
receive nearly equal treatment and visual qualities.
9. The materials and colors used for each building shall be selected in context with the
adjacent building and provide for a harmonious integration with them. Extreme
variations between buildings in terms of overall appearance, bulk and height,
setbacks and colors shall be prohibited.
f. Residential Standards
1. Building exterior material shall be a combination of fiber-cement siding, vinyl
siding, stucco, or brick with support materials such as cedar shakes, brick and stone
or approved equivalent materials as determined by the city.
2. Each unit shall utilize accent architectural features such as arched louvers, dormers,
etc.
3. All units shall have access onto an interior private street.
4. All mechanical equipment shall be screened with material compatible to the
building or landscaping.
5. A design palette shall be approved for the entire project. The palette shall include
colors for siding, shakes, shutters, shingles, brick and stone.
6. All foundation walls shall be screened by landscaping or retaining walls.
g. Site Landscaping and Screening
The intent of this section is to improve the appearance of vehicular use areas and property
abutting public rights-of-way; to require buffering between different land uses; and to
protect, preserve and promote the aesthetic appeal, character and value of the surrounding
neighborhoods; to promote public health and safety through the reduction of noise
pollution, air pollution, visual pollution and glare.
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Planning Case 06-18
June 12
May 16 , 2006
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1. The landscaping standards shall provide for screening for visual impacts associated
with a given use, including but not limited to, truck loading areas, trash storage,
parking lots, Large unadorned building massing, etc.
2. Each lot for development shall submit a separate landscaping plan as a part of the
site plan review process.
3. All open spaces and non-parking lot surfaces, except for plaza areas, shall be
landscaped, rockscaped, or covered with plantings and/or lawn material. Tree
wells shall be included in pedestrian areas and plazas.
4. Undulating berms, north of Lyman Boulevard and east of Highway 101 shall be
sodded or seeded at the conclusion of grading and utility construction. The required
buffer landscaping may be installed where it is deemed necessary to screen any
proposed development. All required boulevard landscaping shall be sodded.
5. Loading areas shall be screened from public right-of-ways. Wing walls may be
required where deemed appropriate.
6. Native species shall be incorporated into site landscaping, whenever possible.
h. Street Furnishings
Benches, kiosks, trash receptacles, planters and other street furnishings should be of design
and materials consistent with the character of the area. Wherever possible, street
furnishings should be consolidated to avoid visual clutter and facilitate pedestrian
movement.
i.Signage
The intent of this section is to establish an effective means of communication in the
development, maintain and enhance the aesthetic environment and the business’s ability to
attract sources of economic development and growth, to improve pedestrian and traffic
safety, to minimize the possible adverse effect of signs on nearby public and private
property, and to enable the fair and consistent enforcement of these sign regulations. It is
the intent of this section, to promote the health, safety, general welfare, aesthetics, and
image of the community by regulating signs that are intended to communicate to the public,
and to use signs which meet the city's goals:
(1)Establish standards which permit businesses a reasonable and equitable
opportunity to advertise their name and service;
(2)Preserve and promote civic beauty, and prohibit signs which detract from this
objective because of size, shape, height, location, condition, cluttering or
illumination;
(3)Ensure that signs do not create safety hazards;
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Planning Case 06-18
June 12
May 16 , 2006
Page 38 of 50
(4)Ensure that signs are designed, constructed, installed and maintained in a
manner that does not adversely impact public safety or unduly distract
motorists;
(5)Preserve and protect property values;
(6)Ensure signs that are in proportion to the scale of, and are architecturally
compatible with, the principal structures;
(7)Limit temporary commercial signs and advertising displays which provide an
opportunity for grand opening and occasional sales events while restricting
signs which create continuous visual clutter and hazards at public right-of-way
intersections.
1. Project Identification Sign:
Two s
One project identification sign shall be permitted for the
The total area of both
development at the entrance off of Highway 101.
Project identification signs shall not exceed 80 square feet in sign display
area nor be greater than eight feet in height. The sign shall be setback a
minimum of 10 feet from the property line.
2. Monument Sign:
One monument sign shall be permitted at the entrance to the development
off of Lyman Boulevard. This sign shall not exceed 24 square feet in sign
display area nor be greater than five feet in height. The sign shall be
setback a minimum of 10 feet from the property line.
3. Wall Signs:
a. The location of letters and logos shall be restricted to the approved
building sign bands, the tops of which shall not extend greater than
20 feet above the ground. The letters and logos shall be restricted to a
maximum of 30 inches in height. All individual letters and logos
comprising each sign shall be constructed of wood, metal, or
translucent facing.
b. Illuminated signs that can be viewed from neighborhoods outside the
PUD site, are prohibited.
c. Tenant signage shall consist of store identification only. Copy is
restricted to the tenant’s proper name and major product or service
offered. Corporate logos, emblems and similar identifying devices
are permitted provided they are confined within the signage band
and do not occupy more than 15% of the sign area unless the logo is
the sign.
d.Signs along the sides of the retail buildings are prohibited unless
the actual entrance into a tenant’s space is located at the side of
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Planning Case 06-18
June 12
May 16 , 2006
Page 39 of 50
the building.
e.Wall-mounted signs along Highway 101 shall be limited to either
above the storefront windows when a shared entry configuration
exists, and for an unshared configuration, the signage shall be
located above the entry or above the tenant’s specific storefront
windows, but not both.
f.On the east elevation, signage shall be permitted above the
storefront only as well as small-scale pedestrian level decorative
signage, perpendicular to the wall (projecting signs). The size of
the sign shall not exceed 9 square feet.
g.A “SW” logo on the elevator shaft of the parking ramp building
shall be permitted. The size of the logo shall not exceed a 4 foot
diameter along the north elevation. This logo may be back lit.
h.A “SouthWest Transit” with a “SW” logo not to exceed a 4-foot
diameter along the west elevation shall be permitted. This sign
may be back lit.
i.A “SouthWest Transit” sign with letters 36 inches high shall be
permitted along the south elevation. This sign may not be
illuminated.
4. Festive Flags/Banners
a. Flags and banners shall be permitted on approved standards attached
to the building facade and on standards attached to pedestrian area
lighting.
b. Flags and banners shall be constructed of fabric or vinyl.
c. Banners shall not contain advertising for individual users,
businesses, services, or products.
d. Flags and banners shall project from buildings a maximum of two
feet.
e. Flags and banners shall have a maximum area of 10 square feet.
f. Flags and banners which are torn or excessively worn shall be
removed at the request of the city.
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Planning Case 06-18
June 12
May 16 , 2006
Page 40 of 50
5. Building Directory
a. In multi-tenant buildings, one building directory sign may be
permitted. The directory sign shall not exceed eight square feet.
6. Directional Signs
a. On-premises signs shall not be larger than four (4) square feet. The
maximum height of the sign shall not exceed five (5) feet from the
ground. The placement of directional signs on the property shall be so
located such that the sign does not adversely affect adjacent properties
(including site lines or confusion of adjoining ingress or egress) or the
general appearance of the site from public rights-of-way. No more
than four (4) signs shall be allowed per lot. The city council may allow
additional signs in situations where access is confusing or traffic safety
could be jeopardized.
b. Off-premises signs shall be allowed only in situations where access is
confusing and traffic safety could be jeopardized or traffic could be
inappropriately routed through residential streets. The size of the sign
shall be no larger than what is needed to effectively view the sign from
the roadway and shall be approved by the city council.
c.Bench signs are prohibited except at transit stops as authorized by the
local transit authority.
d. Signs and Graphics. Wherever possible, traffic control, directional and
other public signs should be consolidated and grouped with other street
fixtures and furnishings to reduce visual clutter and to facilitate
vehicular and pedestrian movement. A system of directional signs
should also be established to direct traffic within the commercial area
and away from residential areas.
7. Prohibited Signs:
?
Individual lots are not permitted low profile ground business sign.
?
Pylon signs are prohibited.
?
Back lit awnings are prohibited.
?
Window Signs are prohibited except for company logo/symbol and
not the name. Such logo shall not exceed 10% of a window area
?
Menu Signs are prohibited.
8. Sign Design and permit requirements:
a. The sign treatment is an element of the architecture and thus should
reflect the quality of the development. The signs should be
consistent in color, size, and material and height throughout the
SouthWest Village
Planning Case 06-18
May 16 June 12, 2006
Page 41 of 50
development. A common theme will be introduced at the
development's entrance monument and will be used throughout.
b. All signs require a separate sign permit.
c. Wall business signs shall comply with the city’s sign ordinance for
the Neighborhood business district for determination of maximum
sign area. Wall signs may be permitted on the “street” front and
primary parking lot front of each building.
j. Lighting
1. Lighting for the interior of the development shall be consistent throughout the
development. High pressure sodium vapor lamps with decorative natural colored pole shall
be used throughout the development parking lot area for lighting. Decorative, pedestrian
scale lighting shall be used in plaza
and sidewalk areas and may be
used in parking lot areas.
2. Light fixtures should be kept to a
pedestrian scale (12 to 18 feet).
Street light fixtures should
accommodate vertical banners for
use in identifying the commercial
area. The fixtures shall conform
with (Figure 36 – Chanhassen
Lighting Unit Design).
3. All light fixtures shall be shielded.
Light level for site lighting shall be
no more than 1/2 candle at the
project perimeter property line.
This does not apply to street lighting.
4. Lighting for parking areas shall minimize the use of lights on pole standards in the
parking area. Rather, emphasis should be placed on building lights and poles located in
close proximity to buildings.
k. Non Residential Parking
1. Parking shall be provided based on the shared use of parking areas whenever
possible. Cross access easements and the joint use of parking facilities shall be
protected by a recorded instrument acceptable to the city.
2. The development shall be treated as an integrated shopping center and provide a
minimum of one space per 200 square feet of commercial/retail area. The
office/personal service component shall be treated as an integrated office building and
provide 4.5 space per 1,000 square feet for the first 49,999 square feet, four per
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Planning Case 06-18
June 12
May 16 , 2006
Page 42 of 50
thousand square feet for the second 50,000 square feet, and 3.5 per thousand square
feet thereafter.
.
l. Residential Parking shall comply with city code requirements”
2. VARIANCE
s
“The Planning Commission recommends the City Council approve variance request #06-18 to
allow a 10-foot setback from Lyman Boulevard, a 20-foot setback from Highway 101, and a 45-
foot setback from Highway 212, as shown in plans dated received April 13, 2006”
3. SUBDIVISION
s
“The Planning Commission recommends the City Council approve the preliminary plat for
Planning Case 06-18 for SouthWest Village as shown in plans dated received April 13, 2006,
subject to the following conditions:
1.Full park fees in lieu of parkland dedication and/or trail construction shall be collected for the
.95-acre commercial property and the housing units only as a condition of approval for
SouthWest Village. No fees will be collected for the transportation component of the
development. The park fees shall be collected in full at the rate in force upon final plat
submission and approval.
2.The preliminary plat must be revised to include a 25-foot wide drainage and utility easement
over the sanitary sewer and watermain along Highway 101, south of the SouthWest Station
entrance, and a 20-foot wide drainage and utility easement over the storm sewer in the
northern portion of the property.
3.A catch basin must be installed at the ingress at Highway 101 and the storm sewer adjusted
accordingly.
4.The developer must submit written confirmation with the final plat application indicating that
the MNDOT pond located in the south loop of the Highway 101 ramp has been sized to
accommodate runoff from this development.
5.Hydraulic calculations must be submitted with the final plat submittals and must include
storm sewer inlet capacity analysis to verify that 100% of the runoff from a 10-year event can
be captured.
6.The utility plan must be revised to show the following:
a.Show the proposed water service to the bus station.
b.Due to differential settlement, the three valves and the sanitary sewer manhole must not
lie within the proposed paver-block circle at the intersection of the access road at the
western private driveway intersection. The valves can be relocated outside of the paver-
block circle. Sanitary sewer manhole 503 can be installed to the north of the paver-block
circle and an additional manhole can be installed to the west of the paver-block circle.
SouthWest Village
Planning Case 06-18
June 12
May 16 , 2006
Page 43 of 50
c.Sanitary sewer manhole 501 must not lie within the sidewalk.
d.Eliminate the 90-degree bend in the watermain at the Highway 101 intersection and
replace with two 45-degree bends.
e.The final utility plan must show the sewer and water services to the townhome units.
f.The lowest floor elevation of each unit must be shown on the utility plan.
7.MNDOT will be invoicing the City for a portion of the utility improvements for this
development. The developer must pay for 100% of the invoices that the City receives for
this work.
8.Each new lot is subject to the sanitary sewer and water hookup charges. These fees are
collected with the building permit and are based on the rates in effect at the time of building
permit application. The party applying for the building permit is responsible for payment of
these fees.
9.The applicant shall provide an additional connection between the residential sidewalks and the
trail along the intersection of Highway 101 and Lyman Boulevard.
10.Encroachment agreements are required for the two drainage and utility easements due to the
extensive landscaping and sidewalk proposed.
11.The applicant should show emergency overflow paths for storm water.
12.The Grading, Drainage and Erosion Control Plan (Sheet C-03) should be revised to include a
legend.
13.The applicant should work with the City to develop a plan that outlines storm water and snow
management related to the parking deck structure for this and future phases.
14.Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All
exposed soil areas shall have temporary erosion protection or permanent cover year round,
according to the following table of slopes and time frames:
Type of Slope Time (Maximum time an area can
Steeper than 3:1 7 days remain open when the area
10:1 to 3:1 14 days is not actively being worked.)
Flatter than 10:1 21 days
These areas include constructed storm water management pond side slopes, and any exposed
soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter
system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man
made systems that discharge to a surface water.
15.Street cleaning of soil tracked onto public streets shall include daily street scraping and street
sweeping as needed. A rock construction entrance should be shown on the plans.
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Planning Case 06-18
June 12
May 16 , 2006
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16.Curbside inlet control details are needed. Wimco-type inlet controls should be used and
installed within 24 hours of installation.
17.Typical building lot controls should be shown on the plan. These controls should include
perimeter controls (silt fence), rock driveways, street sweeping, inlet control and temporary
mulch after final grade and prior to issuing the certificates of occupancy.
18.Water Quality and Quantity Fees:
Water Quality Fees
Parcel Size (ac.) Zoning Rate Per Acre Total
Retail 0.955 Commercial $12,100 $11,556
Parking Ramp 6.292 Commercial $12,100 $76,133
Housing 2.769 High Density Residential $3,400 $9,415
TOTAL Qual $97,104
Water Quantity Fees
Parcel Size (ac.) Zoning Rate Per Acre Total
Retail 0.955 Commercial $6,400 $6,112
Parking Ramp 6.292 Commercial $6,400 $40,269
Housing 2.769 High Density Residential $6,400 $17,722
TOTAL Quan $64,103
At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $161,207.
19.The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES
Phase II Construction Site Permit), Minnesota Department of Natural Resources (for
dewatering), Army Corps of Engineers, Minnesota Department of Transportation, Minnesota
Department of Health) and comply with their conditions of approval.”
4. SITE PLAN
4A. RETAIL
s
“The Planning Commission recommends the City Council approve the site plan for two 8,500
square-foot retail buildings for Planning Case 06-18 for SouthWest Village as shown in plans
dated received April 13, 2006, subject to the following conditions:
1.Applicant shall include overstory deciduous trees within the parking lot plantings for the
retail area.
2.A revised landscape plan shall be submitted before final approval.
3.Building Official Conditions:
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June 12
May 16 , 2006
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a)The buildings are required to have an automatic fire extinguishing system.
b)The plans must be prepared and signed by design professionals licensed in the State of
Minnesota.
c)Accessible routes must be provided to commercial buildings, parking facilities and public
transportation stops.
d)All parking areas, including parking structure, must be provided with accessible parking
spaces. As submitted, the retail buildings must have a minimum of 4 accessible parking
spaces, one of which must have an 8-foot access aisle.
e)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 plans as submitted do not have the information necessary to determine
compliance at this time.
f)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.
4.The grading plan must show proposed contours, minimum two-foot contour intervals and
proposed retaining walls, including the top and bottom of wall elevations.
5.Spot elevations must be shown along the east curb of the commercial area to ensure that the
parking and drive aisle area meets the minimum slope requirement.
6.The sidewalks and trails shown within the public right-of-way shall be privately owned and
maintained.
7.The developer must verify that the proposed eight-inch watermain will provide sufficient
flow for the proposed residential, commercial and sprinkling uses on the site.
8.Fire Marshal Conditions:
a)Submit proposed street names to Chanhassen Building Official and Chanhassen Fire
Marshal for review and approval.
b)A 10-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees,
shrubs, bushes, Xcel Energy, Qwest, cable TV and transformer boxes. This is to ensure
that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to
Chanhassen City Ordinance #9-1.
c)Fire apparatus access roads and water supply for fire protection is required to be installed.
Such protection shall be installed and made serviceable prior to and during the time of
construction except when approved alternate methods of protection are provided.
Pursuant to Minnesota State Fire Code Section 501.4.
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June 12
May 16 , 2006
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d)Temporary street signs shall be installed at street intersections once construction of the
new roadway allows passage of vehicles. Pursuant to 2002 Minnesota State Fire Code
Section 501.4.
e)Yellow curbing and “No Parking Fire Lane” signs will be required. Contact Chanhassen
Fire Marshal for exact location of yellow curbing and locations of signs to be installed.
Pursuant to Minnesota State Fire Code Section 503.3 and 503.4.
f)Fire apparatus access roads shall be designed and maintained to support the imposed load
of fire apparatus and shall be serviced so as to provide all-weather driving capabilities.
Pursuant to Minnesota State Fire code Section 503.2.3.
g)Regarding the residential area, two hydrants will need to be relocated. Contact
Chanhassen Fire Marshal for exact location.
h)Submit radius turn designs to City Engineer and Chanhassen Fire Marshal for review and
approval. Pursuant to Minnesota State Fire Code Section 503.2.4.”
4B. RESIDENTIAL
s
“The Planning Commission recommends the City Council approve the site plan for 33 town
houses for Planning Case 06-18 for SouthWest Village as shown in plans dated received April
13, 2006, and amended landscape plan dated received June 2, 2006, subject to the following
conditions:
1.Four additional overstory, decidous trees shall be planted parallel to the offstreet parking area
within the residential district.
2.A revised landscape plan shall be submitted before final approval.
3.Building Official Conditions:
a)The buildings are required to have an automatic fire extinguishing system.
b)The plans must be prepared and signed by design professionals licensed in the State of
Minnesota.
c)Accessible routes must be provided to commercial buildings, parking facilities and public
transportation stops.
d)All parking areas, including parking structure, must be provided with accessible parking
spaces. As submitted, the retail buildings must have a minimum of 4 accessible parking
spaces, one of which must have an 8-foot access aisle.
e)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
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Planning Case 06-18
June 12
May 16 , 2006
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construction. The plans as submitted do not have the information necessary to determine
compliance at this time.
f)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.
g)The applicant shall meet with the building official as soon as possible to discuss details of
building permit plans.
4.On-street parking is not permitted on the private streets.
5.The private street design must be adjusted to accommodate the turning movements of a fire
truck and a moving van.
6.The grading plan must show proposed contours, minimum two-foot contour intervals and
proposed retaining walls, including the top and bottom of wall elevations.
7.Note the lowest floor elevation of the proposed townhome units and include a grading detail
showing hold down information.
8.The first 30 feet of each private street extending from the access drive must be minimum 3%.
9.The sidewalks and trails shown within the public right-of-way shall be privately owned and
maintained.
10.The developer must verify that the proposed eight-inch watermain will provide sufficient
flow for the proposed residential, commercial and sprinkling uses on the site.
11.The four monument signs along the private streets are prohibited.
12.The monument sign at the entrance to the development off of Lyman Boulevard shall not
exceed 5 feet in height (including the logo).
13.Fire Marshal Conditions:
a)Submit proposed street names to Chanhassen Building Official and Chanhassen Fire
Marshal for review and approval.
b)A 10-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees,
shrubs, bushes, Xcel Energy, Qwest, cable TV and transformer boxes. This is to ensure
that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to
Chanhassen City Ordinance #9-1.
c)Fire apparatus access roads and water supply for fire protection is required to be installed.
Such protection shall be installed and made serviceable prior to and during the time of
construction except when approved alternate methods of protection are provided.
Pursuant to Minnesota State Fire Code Section 501.4.
SouthWest Village
Planning Case 06-18
June 12
May 16 , 2006
Page 48 of 50
d)Temporary street signs shall be installed at street intersections once construction of the
new roadway allows passage of vehicles. Pursuant to 2002 Minnesota State Fire Code
Section 501.4.
e)Yellow curbing and “No Parking Fire Lane” signs will be required. Contact Chanhassen
Fire Marshal for exact location of yellow curbing and locations of signs to be installed.
Pursuant to Minnesota State Fire Code Section 503.3 and 503.4.
f)Fire apparatus access roads shall be designed and maintained to support the imposed load
of fire apparatus and shall be serviced so as to provide all-weather driving capabilities.
Pursuant to Minnesota State Fire code Section 503.2.3.
g)Regarding the residential area, two hydrants will need to be relocated. Contact
Chanhassen Fire Marshal for exact location.
h)Submit radius turn designs to City Engineer and Chanhassen Fire Marshal for review and
approval. Pursuant to Minnesota State Fire Code Section 503.2.4.
14.The trellis at the intersection of Lyman Boulevard and Highway 101 shall be eliminated.”
4C. PARKING RAMP
s
“The Planning Commission recommends the City Council approve the site plan for Phases I and
II of the parking ramp and transit station for Planning Case 06-18 for SouthWest Village as
shown in plans dated received April 13, 2006, subject to the following conditions:
1.Building Official Conditions:
a)The buildings are required to have an automatic fire extinguishing system.
b)The plans must be prepared and signed by design professionals licensed in the State of
Minnesota.
c)Accessible routes must be provided to commercial buildings, parking facilities and public
transportation stops.
d)All parking areas, including parking structure, must be provided with accessible parking
spaces. As submitted, the retail buildings must have a minimum of 4 accessible parking
spaces, one of which must have an 8-foot access aisle.
e)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 plans as submitted do not have the information necessary to determine
compliance at this time.
SouthWest Village
Planning Case 06-18
June 12
May 16 , 2006
Page 49 of 50
f)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.
2.The applicant must show how bus-passenger vehicle conflicts will be minimized along the
east-west access road.
3.Bus routes through the site must be clearly shown on the plans.
4.The grading plan must show proposed contours, minimum two-foot contour intervals and
proposed retaining walls, including the top and bottom of wall elevations.
5.The grading plan must identify the proposed grades on each level of the parking ramp
6.The sidewalks and trails shown within the public right-of-way shall be privately owned and
maintained.
7.The developer must verify that the proposed eight inch watermain will provide sufficient
flow for the proposed residential, commercial and sprinkling uses on the site.
8.Fire Marshal Conditions:
a)Submit proposed street names to Chanhassen Building Official and Chanhassen Fire
Marshal for review and approval.
b)A 10-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees,
shrubs, bushes, Xcel Energy, Qwest, cable TV and transformer boxes. This is to ensure
that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to
Chanhassen City Ordinance #9-1.
c)Fire apparatus access roads and water supply for fire protection is required to be installed.
Such protection shall be installed and made serviceable prior to and during the time of
construction except when approved alternate methods of protection are provided.
Pursuant to Minnesota State Fire Code Section 501.4.
d)Temporary street signs shall be installed at street intersections once construction of the
new roadway allows passage of vehicles. Pursuant to 2002 Minnesota State Fire Code
Section 501.4.
e)Yellow curbing and “No Parking Fire Lane” signs will be required. Contact Chanhassen
Fire Marshal for exact location of yellow curbing and locations of signs to be installed.
Pursuant to Minnesota State Fire Code Section 503.3 and 503.4.
f)Fire apparatus access roads shall be designed and maintained to support the imposed load
of fire apparatus and shall be serviced so as to provide all-weather driving capabilities.
Pursuant to Minnesota State Fire code Section 503.2.3.
SouthWest Village
Planning Case 06-18
June 12
May 16 , 2006
Page 50 of 50
g)Regarding the residential area, two hydrants will need to be relocated. Contact
Chanhassen Fire Marshal for exact location.
h)Submit radius turn designs to City Engineer and Chanhassen Fire Marshal for review and
approval. Pursuant to Minnesota State Fire Code Section 503.2.4.”
ATTACHMENTS
1.Findings of Fact.
2.Ordinance Amendment.
3.Application.
4.Public Hearing Notice and Affidavit of Mailing.
and Landscape Plan amended June 2, 2006
5.Plans dated “Received April 13, 2006.”
g:\plan\2006 planning cases\06-18 southwest village\staff report.doc