5. Chan Business Center-Jehovah Witness CITYOF
cHA,NBAssEN
690 COULTER DRIVE • P.O. BOX 147 • CH'ANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
MEMORANDUM
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TO: Don Ashworth, City Manager
FROM: Kate Aanenson, Senior Planner
DATE: February 3, 1993
SUBJ: Chanhassen Business Center - Jehovah Witness
At the last City Council meeting on January 2 :1993, the final approval for the Chanhassen
Business Center was tabled. The item w • 1 es so that staff could provide additional
information regarding the proposed amendme o 1 + proposed PUD. zone to allow for a church
in this industrial park.
The applicants have provided staff with a ket of ' r •rmation including a site plan , building
elevations, and a summary of sites that w= consider Staff wants to make it clear that it has
not reviewed the site plan at this point • any proposes buildings will have to go through site
plan review as required by city ordin .
The applicants have submitted a 'f 23 sites that were c€ sidered for a church location.. The
only site that staff directed the « brck to look at was on LakLucy Road and Powers Boulevard.
Some of the assumptions made by the church are not correct: Staff did not state it preferred the
walk -out homes over 4rehurch site fi
Currently the zoOntordiitatiCettidesibat in theinclusUial . on• churches are permitted only as
an interim use, rr eaning he intent that they be a temporary use Churches arr conditional uses
in all residential districts aid= t - y� and Institutional District. In the c cii ditional use chapter,
the following conditions apply to dew of churches a 4t4 ' °`t "
1. The site shall be located on a tohector or arterial roadway as identified in the
comprehensive plan or located StiAhat access can be provided without conducting
traffic through residential concentration.
2. The structure must be setback at least fifty (50) feet from all property lines.
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February 3, 1993
Page 2
3. Parking areas shall be set back twenty -five (25) feet from streets and non-
1 residential property shall be setback thirty (30) feet from residential lot lines.
4. No more than seventy (70 ) percent of the site is to be covered with impervious
surface and the remainder is to be suitability landscaped in conformance with the
landscaping ordinance.
These are the standards or criteria that the church used to find a two (2) acre parcel.
Attachments:
1. Jehovah Witness Packet date January 27, 1993
2. City Council minutes dated January 25, 1993
1 MANAGER'S NOTE
If the property were developed as a taxable use, the following estimated taxes would be
generated:
If developed If developed
as Residential as IOP
Total taxes $15,000- $20,000 $20,000- $25,000
1 City portion $ 3,000 -$ 4,000 $ 4,000- $ 5,000
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C ITYOF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
MEMORANDUM 1
TO: Don Ashworth, City Manager
FROM: Kate Aanenson, Senior Planner
DATE: January 20, 1993 1
SUBJ: Chanhassen Business Center PUD Amendment and Final Plat and PUD Approval
BACKGROUND '
On January 13, 1992, the City Council approved the preliminary plat for the Chanhassen Business
Center as shown on the attached site plan. Since this date, no further action has occurred with
the project and it has not received final plat approval. The developer of the property, Ryan
Construction, is requesting an amendment to the PUD zone to allow for a church as a permitted
use and final plat and PUD approval. 1
The Chanhassen Business Center is an industrial/office park, 93.7 acres in size and consists of
12 lots and 2 outlots. The ultimate development for this proposal will have a total of 700,000 1
square feet of building area with a mix of 20% office, 25% industrial and 55% warehouse. The
Jehovah Witness Church is proposing to build a church on Lot 1, Block 2 of the Chanhassen
Business Center. 1
ANALYSIS
Proposed PUD Amendment
The proposed amendment for a church use affects the PUD for the Chanhassen Business Park
in two ways; the uses permitted in the business center and secondly, the overall lot configuration
of the proposed subdivision.
The uses recommended for approval by the Planning Commission and the City Council were
limited to a mix of 25% light industrial, 55% warehousing and 20% office. A church was not
listed as a permitted use. While it may not be a land use issue, one concern of staff is that
allowing a church in this area would take property that was approved for business use off of the
tax rolls. In addition, the assessments for the Upper Bluff Creek Improvements were based on
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.I Don Ashworth
January 20, 1993
Page 2
this area being industrial or related uses. Planning staff is not prepared to make any
I recommendations based on( these issues. We are simply pointing them out for City Council
consideration if warranted.
I While the use itself is not typical of an industrial/office park, there is a church elsewhere in the
city that is in an industrial area. This church is the Lutheran Church of the Living Christ and
is located at 800 Lake Drive. Staff could support one church in this PUD especially at the
I location shown. Lot 1 is separated from the rest of the park by the fact that it has access only
from Audubon Road. The church may provide a buffer from the industrial uses to the neighbors
to the east. The church would have a lower profile and less massing than the proposed office
I use at this location. Staff could support the proposal, but not allow more than one church for
this entire development.
1 The materials approved for this PUD are to be of high quality and durable. Masonry materials
shall be used. In addition, any buildings in this park shall be required to meet all of the
development standards of this PUD zone. These standards include site landscaping and
1 screening, signage and lighting (see original staff report). The representatives of the Jehovah
Witness have stated that they can and will meet all the standards of the PUD District. Attached
is a typical building design for their church.
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Subdivision Modification
1 The lot proposed for the church site is Lot 1 of the PUD. The original subdivision layout had
shown this lot as a 6 acre site. This lot has been reduced down to 2 acres. This is the lot size
I which was requested by the church. The adjacent lots, Lots 2 and 3 have increased in size. Lot
2 was 3.3 acres and is now 6.3 acres and Lot 3 was 4 acres and is now 4.8 acres.
I One of the concerns addressed by staff during the preliminary plat was access to Lot 1. This
lot was proposed to have an office use. The traffic element of the EAW (Environmental
Assessment Worksheet) suggested that most of the turn movements would be to the north, thus
I reducing the conflicts with the main entrance to the south. Based on this analysis, staff
recommended that the drive from Lot 1 could be allowed but it must tie into the Stockdale's
driveway to the west. Since the use of a church would have significantly different traffic patterns
I and peak hours than an office use, staff could support direct access from Lot 1 onto Audubon.
The revised platting shows an access from Lot 1 and Lot 3 onto Audubon Road. This is
I unacceptable to the staff. Lot 3 has access from the proposed extension of Lake Drive West and
does not need direct access onto Audubon. The proposed Lot 1 shows an access onto Audubon.
Staff is recommending that the drive approach be perpendicular and tie directly into Stockdale's
1 driveway. Modifications to the parcel size or configuration may be necessary.
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Don Ashworth 1-
January 20, 1993
Page 3 1
The proposed church calls for a 3,850 square foot building with a parking lot for 71 cars. As
with any other use in this PUD, any proposed development is required to go through site plan
review and comply with all the standards of this PUD zone.
A 50 foot landscape buffer was required as a part of the Comprehensive Plan for the perimeter
of this development. The buffer area along Audubon is proposed to be consistent with the
standards of the rest of the PUD.
The Jehovah Witness Church will be requesting site plan review after the first of the year. At
this time, they are seeking an amendment to the PUD zone to see if the use would be allowed.
Staff has outlined the development standards for this district with the anticipation of the National 1
Weather Service Building and other industrial uses. Although staff has an idea of the type of
uses that will be within the PUD, no specific site plans have been submitted to date. The
Jehovah Witness Church is following this same process of getting the use approved first and then 1
proceeding at a later date with the site plan review.
Final Plat and PUD Approval 1
On December 2, 1992 the Planning Commission recommended approval of the PUD amendment
allowing for a Jehovah Witness Church with the conditions of the staff report.
The applicants are requesting to plat only two lots and the remaining property will be platted into
5 outlots. At this time the Jehovah Witness is intending to build on Lot 1, Block 1 and the
National Weather Service is intending to build on Lot 2, Block 2. The developer's original plans
were for this project to be developed into two phases. The first phase was to include 7 lots,
grading and construction plans will follow this phase line. Staff has put a condition that the
second phase will be completed within 3 years. The 3 year time limit is to ensure completion
of the NURP pond in Outlot A.
Dedications and easements shown on the plat reflect improvements for phase one only. Subject
to staff review of construction plans and specifications may or may not require additional
dedications on the final plat.
Staff recommends that the City Council grant staff the ability to administratively approve any
modifications necessary in conjunction with the construction plan review and approval process.
RECOMMENDATION 1
PUD Amendment
Staff is recommending the City Council approve the proposed PUD amendment allowing for the
g Y PP P P g
Jehovah Church on Lot 1 of the Chanhassen Business Park as shown on the proposed plan
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Don Ashworth
January 20, 1993
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amendment to the Chanhassen Business Center PUD dated November 4, 1992, subject to the
following conditions:
1. The driveway perpendicular to Lot 1 shall be a endicular to Audubon Road and shall be
located to tie directly into the Stockdale's driveway to the east.
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2. Lot 3 shall not have direct access onto Audubon but rather from the extension of
Lake Drive West.
3. Submittal of an acceptable site plan in compliance with the development
' standards /guidelines established for this PUD.
Final Plat and PUD Approval
The City Council approves the final plat subject to the plans dated January 11, 1993, subject to
the following conditions:
1. Provide the following easements and right -of -way:
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th th eplat.
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a 20 foot wide drainage and utility easements over the proposed sewer and water
lines outside the road right -of -way.
• trail and conservation easements over all buffer yards, Outlot A, and sidewalk
' connection from Lake Drive west to city trail.
• drainage and utility easements over the Bluff Creek flood plain and all retention
' basins. A temporary ponding easement shall be dedicated.
- Lake Drive West shall have a 60 foot right of way. The right of way shall be 80
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of Lake Drive West. The radius on the curbs at all street intersections
Audubon Road shall be 30 feet.
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Don Ashworth 1•
January 20, 1993
Page 5 1
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3. The applicant shall provide the City Engineering Department with updated grading and
drainage plans including storm sewer and ponding calculations for Phase I and the 1
overall development designed for a 10 -year storm event and ponding calculations to
show that the ponds will retain a 100 -year storm event and will discharge at the pre -
development runoff rate. ■ . •• - : : • : _: = • • : • = - - •• : •• - • : • • = : = • = •
- _ .... . . . Permanent ponding areas shall meet or exceed
the city's water quality standards. The ponding area shall be built to "NURP"
standards. Design standards shall be submitted for A temporary retention pond for
Phase I shall be created on Lot 6 until Phase II is developed.
• . ' -tition the- -City for preparation of a feasibility report for the 1
(See condition #6 of Engineering Staff Report.) - 1
5. If only Phase I of the site is graded, erosion control fence shall be incorporated along the
perimeter of the construction limits. Type I erosion control fence shall be installed and
maintained along the entire westerly perimeter of Phase I construction limits. Phase II
construction will require the perimeter of the construction limits shall be Type III erosion
control. All areas disturbed during site grading shall be immediately restored with seed
and disc mulched, sod or wood -fiber blanket within two weeks of site grading or before
November 15, 1993, except in areas where utilities and streets will be constructed yet that
year. Areas disturbed with a slope of 3:1 or greater must be restored with sod or wood -
fiber blanket. As a part of the erosion control measures, the applicant shall be required
to remove any materials (sediment) that enter into Bluff Creek. 1
6. The watermain loop between Lots 8 and 9 shall be extended to within-IA-feet-of-to the
southerly property line of the development. ..- : , • - - - -- - • •• • - : •• ••• - - 1
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January 20, 1993
Page 6
8. The northerly, easterly and southerly slopes of the Phase II retention ponds on Outlot
A shall be reduced to a minimum of 4:1 for maintenance purposes.
9. As a condition of final plat approval, the applicant shall enter into a development contract
1 and provide the financial security to guarantee construction of the improvements.
10. The developer shall construct the utility and street improvements in accordance with the
latest edition of the city's standard specifications and shall prepare final plans and
specifications and submit for city approval. A 6 foot wide concrete sidewalk /trail shall
be included along one side of Lake Drive West (Phase I and Phase II). The developer
shall acquire utility construction permission/permits from the PCA and Minnesota
Department of Health.
11. The developer shall obtain all necessary permits from the Watershed District, DNR and
Army Corps of Engineers and comply with all conditions of the permits. Drainage plans
1 shall be revised as outlined in the approved staff report and shall be resubmitted to City
staff for approval. The applicant shall obtain permission/permit from the railroad
authority for all grading activities within the railroad property.
1 12. The developer shall incorporate street lights into the street construction plans. The street
lights should be installed at 150 to 200 foot intervals. The street lights shall be designed
con - istent with existing lighting on Audubon Road. A 250 -watt contemporary low- profile
rectilinear- rectangular style lighting fixture with pressure lamps mounted on a 25 -foot
high cortin steel pole.
13. The entire tract of land development (Lots 1 12 Lot 1, Block 1 and Lot 1, Block 2 and
Outlots A, B, C and D) shall be assessed for the - -• -- . • . - - - •• - - =
' for Phase II (Lots 6, 7, 8, 9 and 12). Upper Bluff Creek Trunk Sewer and Water
Improvement Project No. 91 -17.
14. The Developer shall be responsible for a percentage of the costs for traffic signals at
dubon and T.H. 5. based on traffic counts attributed to the overall development.
15. Tilt applicant will be required to pay park dedication ($2,500.00 /acre) and trail fees
($833.00 /acre) in the development contract. No development shall occur on Outlot A as
it shall be preserved as open space.
1 16. The recreation trail shall be located alon g the north side of Lake Drive West. The trail
shall be a 6' wide concrete walk along Lake Drive West and 8' wide bituminous trail
1 along the sewer easement and stubbing to the Railroad underpass in Outlot A. The
recreation trail shall also loop from Outlot A along the southern property line up along
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Don Ashworth
January 20, 1993
Page 7
Audubon Road and to tie into Lake Drive West. This trail (see exhibit for trail route)
shall have bituminous surface and be 8' in width.
17. The developer shall be responsible for maintaining the storm sewers and or retention
ponds until both phases of the development are "built out."
18. The trail system shall loop, using the utility easement along to the storm water retention 1
pond.
19. Temporary improvements in Phase I are limited to 3 years. At that point fmal street, 1
utility and drainage improvements must be installed. Surety shall be provided to ensure
timely completion of these improvements. 1
20. A temporary ponding easement should be conveyed to the City for the interim ponding
basin proposed over Outlot C. The temporary ponding easement shall be maintained until
the permanent ponding basin is constructed with Phase II and accepted by the City.
21. The applicant shall be responsible for the extension of Lake Drive West to the westerly
lot line of Lot 1, Block 2. A temporary street easement for the cul -de -sac shall be
dedicated to the City until the second phase street improvements have been completed and
accepted by the City. 1
22. The applicant should be aware that City Council is considering approval of the final plat
at this time, however, final review and approval of the construction plans and 1
specifications may or may not require additional modifications to easements or road right -
of -way on the fmal plat. Staff is recommending that the City Council grant staff the ,
ability to administratively approve any modifications necessary in conjunction with the
review and approval of the plans and specifications.
23. The applicant shall provide the City, for review and approval, updated grading and 1
drainage plans including storm sewer and ponding calculations for Phase I and the overall
development.
The City Council also approves the Preliminary and Final development plan approval for
the PUD Plan for the Chanhassen Business Center subject to the following conditions:
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Don Ashworth
January 20, 1993
1 Page 8
2. The development standards, as proposed by staff in the November 18, 1991, staff report,
1 shall be incorporated into the PUD development guide for the Business Center.
3. Site plan approval from the city, as outlined in the City Zoning Code, will need to be
1 obtained for each lot as development is proposed.
4. The permitted uses in this zone shall be limited to light industrial, warehousing, and
I offices as defined in the PUD ordinance and in the November 18, 1991, staff report.
Truck transfer terminals shall be prohibited from this project.
' 5. All parcels located along Audubon Road shall be designed to look like an office building
including such design elements as scale, height, and material components for office
1 buildings.
6. Building materials and designs shall be:
1 a. All materials shall be of high quality and durable. Masonry material shall be
used. Color shall be introduced through colored block or panels and not painted
1 block.
b. Brick may be used and must be approved to assure uniformity.
I c. Block shall have a weathered face or be polished, fluted, or broken face.
I d. Concrete may be poured in place, tilt -up or pre -cast, and shall be fmished in stone,
textured or coated.
1 e. Metal siding will not be approved except as support material to one of the above
materials or curtain wall on office components, or as trim, or as HVAC screen.
1 f. All accessory structures shall be designed to be compatible with the primary
structure.
1 g. All roof mounted equipment shall be screened by walls of compatible appearing
material. Wood screen fences are prohibited. All exterior process machinery,
tanks, etc., are to be fully screened by compatible materials.
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h. Large unadorned walls shall be prohibited. All walls shall be given added
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I architectural interest through building design or appropriate landscaping.
i. Space for recycling shall be provided in the interior of all principal structures for
all developments in the Business Center.
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Don Ashworth 1
January 20, 1993
Page 9 1
7. All freestanding signs be limited to monument signs. The sign shall not exceed eighty
(80) square feet in sign display area nor be greater than eight (8) feet in height. 1
a. Each property shall be allowed one monument sign located near the driveway into
the private site. 1
b. All signs require a separate permit.
c. The signage will have consistency throughout the development. A common theme I
will be introduced at the development's entrance monument and will be used
throughout.
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d. Consistency in signage shall relate to color, size, materials, and heights.
e. The applicant shall provide staff with an acceptable sign package for incorporation
PP P acce P
into the PUD agreement.(with the development of Phase I.)
The street lights should be designed consistent with the existing lighting along Audubon I
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Road.
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a. A decorative, shoe box fixture (high pressure sodium vapor lamps) with a square
ornamental pole shall be used throughout the development area for area lighting.
b. Lighting equipment similar to what is mounted in the public street right -of -ways
shall be used in the private areas.
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c. All light fixtures shall be shielded. Light level should be no more than 1/2 candle
at the property line. Street lighting is excluded from this requirement.
9. The entrance drive to Lot 1 be moved to the north approximately 300 to 500 feet north
of Lake Drive West, so that it aligns with the existing drive to the east of the Stockdale
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property.
10. If traffic counts warrant, the city shall work with MnDOT to request that a traffic signal
be installed at T.H. 5 and Audubon Road to coincide with the completion of Phase I of
construction.
11. Each lot shall submit a separate landscaping plan as a part of site plan review. In I
addition, all site landscaping and screening shall:
a. All open spaces and non - parking lot surfaces shall be landscaped, rockscaped, or I
covered with plantings and /or lawn material.
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Don Ashworth
January 20, 1993
Page 10
b. Storage of material outdoors is prohibited unless it has been approved under site
' plan review. All approved outdoor storage must be screened with masonry fences
and /or landscaping.
1 c. The master landscape plan for the CBC PUD shall be the design guide for all of
the specific site landscape developments. Each lot must present a landscape plan
for approval with the site plan review process.
d. Undulating or angular berms 3' to 4' in height, south of Lake Drive along
' Audubon Road shall be sodded at the conclusion of Phase I grading and utility
construction. The required buffer landscaping may be installed incrementally, but
it shall be required where it is deemed necessary to screen any proposed
development.
e. Loading areas shall be screened from public right -of -ways. Wing wall may be
required where deemed appropriate.
Attachments
1. Preliminary CBC Plat.
2. Applicant's Submittal.
3. Dave Hempel's report dated January 20, 1993.
4. Typical plans for a Jehovah Witness Church and photographs.
5. Staff Report to the Planning Commission and City Council dated January 13, 1992.
6. Planning Commission minutes dated December 2, 1992.
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FROM CITY OF CHANHASSEN 19.30.1992 11:17 F. 2 1
CITY OF CHANHASSEN
890 COULTER DRIVE
CHANHASSEN, MN 86317
(512) 937-1900
DEVELOPMENT REVIEW APPLICATION 1
APPLICANT'Chanhassen Congregation o f Jehovahs OWNER Audubon 92 Partnership
Witness
ADDRESS: 13001 Highway 7 ADDRESS P.C. Box 158
Minnetonka, MN Chaska, MN 1
TELEPHONE '(Day time) , _ , 471 - 8195 TELEPHONE:
1, Ciprtvrehenslve Plan Amendment 11. Subdivision 1
2. Oondltional Use Permit 12. Vacation of ROW /Easements
3. QradIng /Excavation Permit 13. _ Variance
4, Interim Use Permit 14. Wetland Alteration Permit
5. '>��tification Signs 15. Zoning Appeal
6, X Planned Unit Development 16. Zoning Ordlnance.Amendment
Ainendoent to a PUD Land Use
t
7., Rpzoning 17. Filing Fees /Attorney Cost - (Collected after
1 approval of Item)
A II
8. Sign Permits 18, Consultant Fees
9, Sign Plan Review
tilts Plan Review TOTAL FEE $ 750.0 1
1
A Olt, of ail property owners within 500 feet of the boundaries of the property must
Inclu with the application.
•
TwenlIasi ty -six full slze t copies of the plans must be submitted,
81/2" X 11" Reduced copy of transparency for each plan sheet. 1
* NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
FROM CITY OF CHANHASSEN 10.30.1992 11 :1$ P. 3
.1 PROJECT NAME Chanhassen Business Center
LOCATION _ Audubon Road and Twin Cities & Western 'ailroad Tracks
LEGAL DEBORIPTION See attached
PRESENT ZONING Approved PUD
I REQUESTED ZONING No Chan:e
1 PRESENT LAND USE DESIGNATION Agricultural _
REQUESTED 'LAND USE DESIGNATION Office industrial PUD
1 REASON FOR THiS REQUEST To add,the land itee of a chi:rrh to the apnroved 1 i .qt _of ]and
uses and to reconfigure Lots 1, 2, and 3 with Lot 1 being a 2 - acre parcel having direct
access oft, of Audubon Road.
II
This application must be completed In full and be typewritten or dearly printed and must be accompanied by all Information
and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the
' Planning Department to determine the specific ordinance and procedural requirements applicable to your application.
This Is to certify that i am making application for the described action by the CIty and that I am responsible for complying
I with all City requirements with regard to this request. This application should be processed In my name and I am the party
whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of
ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the
authorized pIrson to make this application and the fee owner has also signed thls application.
I will keep Myself Informed of the deadlines for ,submission of material and the progress of this application, I further
understand test additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
1 authorization'to'proceed with the study. The documents and Information I have submitted are true and correct to the best
of my know{eidge.
I also understand that after the approval or granting of the permit, such permits shall be invalid unless they are recorded
I against the title to the property for which the approval /permit ie granted within 120 days with the Carver County Recorder's
Office and the original document returned to City Hall Records.
// 3 "1
SI •nature of ; . piicant Date
Asup
ray -
///
Signature of tse Owner D
Application Received on Fes Paid _ f3eCeipi No.
This application will be considered by the Planning Commisslon /Board of Adjustments and Appeals on ,
1
NARRATIVE '-
CHANHASSEN BUSINESS CENTER - PUD AMENDMENT
November 3, 1992
The Audubon 92 Partnership owners of the Chanhassen Business Center (CBC) property have 1
received a request by the Chanhassen Congregation of the Jehovah's Witnesses to purchase a
two -acre parcel at the northeast corner of the CBC in order to develop a church on the site. In
order for this two -acre parcel to be developed, the approved "Chanhassen Business Center"
PUD will have to be amended. Specifically, the preliminary plat for Lots 1, 2 and 3 will have
to be reconfigured in addition to adding the land use of a church to the approved list of land
uses and review of the preliminary site plan is being requested in this PUD amendment
application.
Current Application
The application being submitted at this time contains the following: 1
• Completed application form
• Fee of $750.00
• Narrative of Amendment to the CBC PUD
• Figure 1 existing CBC site plan for Lots 1, 2 and 3
• Figure 2 proposed CBC site plan of Lots 1, 2 and 3
• Preliminary site plan at 30 scale of Lot 1, two -acre church site
Note: '
A new property owners list has not been submitted. With City staff's concurrence, it was
agreed the property owner list which was utilized for the CBC public hearing in 1991 would
suffice for this amendment to the PUD.
History
The CBC received City Council approval on January 13, 1992 subject to the conditions outlined
in the January 17, 1992 City Memorandum. To date, there has not been any progress on the
CBC subsequent to January 13, 1992. It is the Audubon 92 Partnership's intent to file the final
plat prior to the expiration of the one year deadline or request an extension.
Description of Requested Amendment 1
The modifications to the existing PUD are as follows:
1. Land Use '
Request the land use Church be added to the list of approved uses within the light
industrial, warehousing and offices uses as defined in the PUD ordinance and in the
November 18, 1991 staff report.
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2. Lot Configuration
1 The requested reconfiguration of Lot 1 results in a parcel of 2.0 acres and proposes to
accommodate a church land use. Figure 1 identifies the approved PUD lot layout from the
• October 22, 1991 plan sheets. Figure 2 identifies the proposed configuration and change
I in lot acreage between Lots 1, 2, and 3. The resulting overall acreage of the CBC shall
remain consistent. The chart below identifies the change proposed in the lot acreage.
1 10/22/91 11/3/92
Approved Plan Submittal Plan Net Change
I Lot 1 6.0+ 2.0 minus 4.0
Lot 2 3.3 6.3 2.8
Lot 3 4.0 4.8 .7
I 20' of additional
right -of -way on
Lake Drive West N.A. .21 + .21
1 Total Acreage of
Lots 1, 2 and 3 13.3± 13.3± No Change
1 3. Access
I The proposed access to Lot 1 will be directly off of Audubon road, as shown on Figure 2.
The driveway access aligns closely with the Stockdale driveway on the east side of
Audubon Road. In addition, the January 17, 1992 staff report identifies a condition on
I page 6, item no. 9 which stated:
9. The entrance drive to Lot 1 be moved to the north approximately 300 to 500 feet north
of Lake Drive West, so that it aligns with the existing drive to the east of the Stockdale
1 property.
The proposed location of the 24' wide driveway aligns closely with the Stockdale property
1 and conforms. to the approved PUD ordinance. Secondly, it should be noted the peak
traffic demand for a church will be outside of the typical peak traffic demand of an
office /industrial land use, thus reducing the potential conflicts of this northern access to the
I CBC PUD. Generally, the peak traffic volumes will occur in the evening and weekend
hours.
I Access is still being requested to Lot 3 directly from Audubon Road in the location which
is identified on both figures 1 and 2. It is understood the final location of the access drive
to Lot 3 will have to be coordinated with the City of Chanhassen Engineering Division.
I At the time a final site plan is developed for Lot 3, the specific location and turning
movements, access /deceleration lanes will be delineated.
1 Site Plan
Figure 3 identifies the preliminary site plan for the proposed two -acre, Lot 1 parcel. The plan
I identifies a 3,850 sq. ft. building and with a 71 car parking lot. The landscape buffer area is
identified along Audubon Road and will be developed consistent with the approved landscape
1
standards of the PUD. The plan will incorporate a 2 -3 berm screening the parking lot from 11.
Audubon Road, sodding of the berm and canopy trees at a 60' spacing integrated into the
landscaped area. In addition, there will be evergreen trees planted at the northeast corner of
the site.
Building materials shall be consistent with the PUD guidelines and the building size is in direct 111 conformance with the guidelines which states it should be have an "office" appearance and not
a large unadorned wall facing Audubon Road.
Building materials and designs shall be: 1
a. All materials shall be of high quality and durable. Masonry material shall be used. Color
1 shall be introduced through colored block or panels and not painted block.
b. Brick may be used and must be approved to assure uniformity.
c. Block shall have a weathered face or be polished, fluted, or broken face. 1
d. Concrete may be poured in place, tilt -up or pre -cast, and shall be finished in stone, textured
or coated.
e. Metal siding will not be approved except as support material to one of the above materials
I
or curtain wall on office components, or as trim, or as HVAC screen.
f. All accessory structures shall be designed to be compatible with the primary structure.
g. All roof mounted equipment shall be screened by walls of compatible appearing material.
wood screen fences are prohibited. All exterior process machinery, tanks, etc., are to be
fully screened by compatible materials.
h. Large unadorned walls shall be prohibited. All walls shall be given added architectural
interest through building design or appropriate landscaping.
i. Space for recycling shall be provided in the interior of all principal structures for all
1 developments in the Business Center.
The final plan will incorporate the required setbacks and additional right of way along Audubon
1 Road which was approved in the January 13, 1992 PUD agreement. Specifically, an additional
17 feet of additional right of way along Audubon Road.
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55343 PROPOSED SITE PLAN AMENDMENT
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55343 APPROVED SITE PLAN
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LOT 3 4.0 ACRES !
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CITY OF
CHANHASSEN
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' E90 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
MEMORANDUM
TO: Kate Aanenson, Sr. Planner
FROM: Dave Hempel, Assistant City Engineer
DATE: January 20, 1993
1 SUBJ: Review of Final Plat for the Chanhassen Business Center
LUR 91 -13
As shown on the plans stamped January 19, 1993, prepared by Egan, Field & Nowak, Inc.,
I offer the following comments and recommendations:
1 1. A temporary ponding easement should be conveyed to the City for the interim
ponding basin proposed over Outlot C. The temporary ponding easement shall be
' maintained until the permanent ponding basin is constructed with Phase II and
accepted by the City.
2. The applicant shall demonstrate that the proposed southerly lot line of Lot 1, Block
1 will facilitate a driveway access to be directly across from the existing driveway
entrance to the Stockdale property on the east side of Audubon Road.
3. The applicant shall be responsible for the extension of Lake Drive West to the
PP P
westerly lot line of Lot 1, Block 2. A temporary street easement for the cul -de -sac
1 shall be dedicated to the City until the second phase street improvements have been
completed and accepted by the City.
' 4. The applicant should be aware that City Council is considering approval of the final
plat at this time, however, final review and approval of the construction plans and
specifications may or may not require additional modifications to easements or road
' right -of -way on the final plat. Staff is recommending that the City Council grant staff
the ability to administratively approve any modifications necessary in conjunction
' with the review and approval of the plans and specifications.
5. In a previous preliminary plat review, the applicant was to petition the City for
preparation of a feasibility study for the extension of trunk sewer lines to service
' to, PRINTED ON RECYCLED PAPER
1
1
Kate Aanenson
January 20, 1993
Page 2
Phase II and the interim service to Phase I. Since the last review of the preliminary
1
plat, the City has initiated and constructed a part of the trunk utilities that would
service Phase II. Therefore, this condition is no longer applicable. 1
6. The applicant shall provide the City, for review and approval, updated grading and
drainage plans including storm sewer and ponding calculations for Phase I and the 1
overall development.
Upon review of the previous conditions of approval for the preliminary plat approval for the
I
Chanhassen Business Center as shown on plans dated October 22, 1991, a number of those
conditions of approval still apply or need some minor modifications. I would be happy to
meet with you and go through each of the items specifically. 1
jms
c: Charles Folch, City Engineer I
1
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1
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_1 CITY OF
PC DATE: 12/4/91
II \I CHA1HAET CC DATE: 1/13/92
AL
�� CASE #: 91 -4 PUD
II By: Aanenson /Krauss /ka
•
II STAFF REPORT
I .
I PROPOSAL: Preliminary and Final Plat Approval for Rezoning of
Property from A -2, Agricultural Estate to PUD, Planned
in. Unit Development - Industrial for the Chanhassen Business
i z Center
Q LOCATION: Located south of the Chicago, Milwaukee, St. Paul and
1 V Pacific Railroad and west of Audubon Road
..J
II cl APPLICANT: Ryan Construction Company
700 International Center
Q 900 Second Avenue South . .
1 Minneapolis, MN 55402
II PRESENT ZONING: A -2, Agricultural Estate
ACREAGE: 93.7 acres
II DENSITY:
ADJACENT ZONING AND
I LAND USE: N - A -2; vacant
S - A -2; large lot residential
Q E - PUD -R; Lake Susan Hills 3rd Addition
I al W - A -2 & IOP; Timberwood Estates /vacant
Q WATER AND SEWER: Water is available for entire site, sewer is
available for Phase I. A feasibility study
I 1.122 may need to be completed before approval of
Phases II and III.
1 0 PHYSICAL CHARACTER.: The site is currently being farmed and
contains a soybean field. There is a Class B
wetland on the site protected by the City and
II Army Corps of Engineers. Bluff Creek runs
through the western portion of the property.
2000 /ANN 17 r1J : vi, uLiiee iiiuu..Llai
11
1
Chanhassen Business Center
Ryan Construction
December 4, 1991
Page 2
PROPOSAL /SUMMARY
Ryan Construction Company, the applicant, is proposing to develop
an industrial park south of Highway 5 and adjacent to Audubon Road.
This site is a triangular parcel which is approximately 94 acres in
size. The proposal consists of a combined preliminary and final
development plan for rezoning from A -2 to PUD. Preliminary plat
approval is also being requested as is approval of an Environmental
Assessment Worksheet for submittal to the Environmental Quality
Board. Conceptual approval was given by the Planning Commission on
September 4, 1991, and by the City Council on September 23, 1991.
Ryan Construction will be the owner and developer of the Business
Center.
The site is triangular in shape bounded on the north by the
Chicago, Milwaukee, St. Paul, Pacific Railroad, on the east by
Audubon Road, and on the south by a farm that is currently zoned A-
2 but is guided for Low Density Residential uses. Lake Susan Hills
3rd Addition is located to the east of Audubon Road and is zoned
PUD -R, to the west Timberwood Estates Subdivision zoned RR, and to
the north of the subject site the property is zoned A -2.
The proposal calls for ultimate development of 700,000 square feet
of building. The uses include 20% office, 25% industrial, and 55%
warehouse. The project will be called Chanhassen Business Center
(CBC) . All of the lots will be accessed from Lake Drive except for
Lot 1, which is proposed to have direct access on to Audubon.
Access to the development is from an internal cul -de -sac off of
Audubon Road. The project includes 12 lots for development and two
outlots. The CBC will be developed in two phases over a period of
several years.
Staff had directed the applicant to prepared an EAW, including a
traffic study. We believed it was warranted due to the size of the
project. The EAW and traffic study are discussed in greater detail
at the end of the Proposal Summary section. The traffic element of
the EAW states that with the first phase of development a traffic
signal will be warranted at T.H. 5 and Audubon Road. In the EAW,
one of the major areas of concern will be the development of the
retention pond and the realignment of the flood plain in Outlot A.
After the proposal was revised by the Planning Commission and
recommended for approval, staff submitted the EAW to the
Environmental Quality Board for the mandated 30 day review period.
Notice of the EAW was published in the EQB Monitor and the review
period will end on February 5, 1992. At that point, staff will
bring the findings to the City Council for final action.
The intent of a PUD is to develop flexible zoning while creating a
higher standard of development. Part of the PUD process is to
1
Chanhassen Business Center
Ryan Construction
December 4, 1991
Page 3
establish development standards by which site plans will be
1 required to adhere to. This PUD will be governed by the final
development plan and, as stated in the PUD Ordinance, minor
extensions, alterations or modification of existing buildings or
structures may by approved by the Planning Director. Any major
amendments to an approved development plan may be made only by
approval of the City Council after review by the Planning
Commission. Each lot will have to proceed through a site plan
review before any development can occur.
The overall preliminary site plan appears to be in order and well
' designed; however, there are still a few areas of concern. These
are generally of a more minor nature and are described in the staff
report. The plan meets the intent of the PUD zoning including
' setbacks, landscaping, hard surface coverage, and parking. The
intended use of this park is office, light industrial, and
warehousing. These uses should not create noise or generate odor.
The Public Safety Commission has reviewed concerns raised by the
residents about trucks parking on Audubon Road. They are
recommending that the City Council give consideration to posting no
parking for trucks on Audubon Road.
The applicant is proposing to develop this site in two phases. The
proposed retention pond for Phase I is located on Lot 6. This
would serve as a temporary retention pond until the permanent
retention pond is constructed within Phase II. The temporary
retention pond would then be eliminated in the future with Phase II
development.
This area is inside the MUSA line which recently was expanded by
the Metropolitan Council. This area will be serviced by a trunk
sewer that will have to be constructed from the south along Lyman
Boulevard. This will require a lift station and forcemain system
to pump back up Audubon Road to discharge into the sanitary sewer
line at Lake Drive West and Audubon Road. The sanitary sewer in
Audubon Road will also have to be extended easterly along future
Lake Drive West to the Lake Ann Interceptor. The applicant
' petitioned the City Council on December 9, 1991, for a feasibility
study so that work may proceed immediately on the financing
arrangements. For Phase I, which includes 7 lots, the applicants
' are proposing to extend the sanitary sewer from the intersection of
Heron Drive and Audubon Road northerly along the west side of
Audubon Road. Staff is recommending that this be done on a
temporary basis with the condition that the applicants ensure
there is sufficient capacity in the Lake Susan Hills system with
the inclusion of the residential build out area. If there is
sufficient capacity, each connection should be considered on a lot
by lot basis. In addition, when Phase II sanitary sewer is
1
1
B sine Center
Chanhassen Business to r
Ryan Construction
December 4, 1991
Page 4
constructed and if it proves to be desirable from an engineering
standpoint Phase I should be redirected to flow into Phase II.
Based on the traffic study prepared by RLK Associates, Ltd., on
behalf of the developers, Ryan Construction, capacity analyses for
the intersection of T.H. 5 at Audubon Road, suggests that the city
work with MnDOT to request a traffic signal be installed to
coincide with the completion of Phase I construction. Staff is
recommending that the applicant pay a portion of that cost using a
formula of traffic being generated by this project.
Staff believes the proposal to be a well designed project and have ,
worked extensively with the applicant over a period of months. The
site is large and the project is a substantial one that will be
developed over a period of years. However, through the PUD
ordinance it is comprehensively planned and will offer a
consistently higher standard of development than would have
occurred if the parcel were to be developed in the usual manner.
Utility issues are fairly complex, but we find this to be
consistent with the fact that this is the first project requested
in the new MUSA area. Staff finds the proposed PUD, plat and EAW
to be acceptable and recommending approval of the preliminary and 1
final stage of the PUD plan, preliminary plat and EAW subject to
proposed conditions.
BACKGROUND
o The U. S. Weather Service has announced its plans to
relocate from the Minneapolis /St. Paul International
Airport to Chanhassen by 1991/1994.
o They have selected a site in the southeast corner of the
property along Audubon Road as their preferred location
and have been working with staff and the developer to
prepare appropriate plans. 1
On September 4, 1991, the Planning Commission and on September 23,
1991, the City Council reviewed and approved the concept plans for
the Chanhassen Business Center PUD. In addition, the City Council
is proposing to enlarge the economic /Tax Increment Financing
District to include this area.
PRELIMINARY AND FINAL STAGE PUD PLAN APPROVAL
General Site Plan /Architecture 1
The site is used agriculturally and currently, soybean fields cover
most of the site. The farmed area consists of 67.6 acres of the
93.7 acres of developable area. The 12.1ots proposed are located
1
Chanhassen Business Center
Ryan Construction
December 4, 1991
11 Page 5
in this farmed area. There are two lots being created where
11 development will nbt occur; Outlot A, which will be approximately
14.3 acres and Outlot B which will be approximately 7.8 acres. A
storm water retention pond is being proposed on a portion of Outlot
A. The balance of the parcel will be used to protect Bluff Creek,
associated flood plain and the only significant stand of trees
found on the site. Outlot B, located farther to the west, is
physically separated from the main portion of the site by Outlot A.
Outlot B is currently being farmed. It is not feasible to access
this parcel from Audubon Road without causing significant
environmental damage. There are no plans to develop Outlot B at
' this time. It is envisioned that this would be combined with other
parcels guided for industrial use and accessed from Galpin
Boulevard.
The project will be developed in two phases. The first phase is
the easterly one -half of the site. The Phase I development is
proposed to connect into the Lake Susan Hills sanitary sewer.
Staff is recommending that this may be done on a temporary basis
with the condition that there is verification of excess capacity.
It was previously believed by staff that there may have been a
wetland on the proposed Lot 6. We requested a site visit and
according to the Army Corps of Engineers this area is not a
wetland. Based upon this finding, no mitigative measures are
' required.
Based on the topography a majority of the site slopes westerly down
' from Audubon Road and the railroad track towards Bluff Creek to the
west. Access is proposed to be provided by a long cul -de -sac
extension from Audubon Road. Staff would have normally preferred
to provide a loop street connection but this is not possible for
this site without impacting environmental features or surrounding
residential neighborhoods. Eleven of the 12 development sites are
accessed along the proposed cul -de -sac or off a secondary cul-de-
sac running north from the main road. Lot 1 is located in the
northeast corner of the property. It is difficult to access Lot 1
internally due to the layout of the site plan and the elevation of
Lot 1. Internal access is not impossible, however, and generally
preferred by staff. However, ,it appears that access from Lot 1
directly onto Audubon can safely be accommodated with street
improvements and may be acceptable.
' The site plans reflects a required 50 foot landscaping buffer strip
along Audubon Road and a 100 foot landscaping buffer along the
southern property line. The higher profile, more office - oriented
buildings will be oriented toward Audubon Road. Near the central
portions of the site and the western edge, higher density
11 development is shown.
1
1
Chanhassen Business Cent
er
to r
Ryan Construction
December 4, 1991
Page 6
DEVELOPMENT STANDAIDS 1
The applicant has proposed the following development standards in
their PUD plan. Staff has reviewed these proposals, made comments
or findings and then given the staff proposal for language to be
incorporated into the final PUD plan document.
a. Intent 1
The purpose of this zone is to create a PUD light
industrial /office park. The use of the PUD zone is to allow
for more flexible design standards while creating a higher
quality and more sensitive proposal. All utilities are
required to be placed underground. Each lot proposed for
development shall proceed through site plan review based on
the development standards outlined below.
b. Permitted Uses 1
Applicant's Proposal. The applicant is requesting that all
building sites within the affected property shall be used
solely for office, commercial process, research, servicing
light industrial, light manufacturing, warehousing, and
distribution purposes and services ancillary to such uses,
subject to the conditions set forth below, and subject to all ,
applicable ordinances. In the event that a use is permitted
by declaration but is not permitted by applicable ordinances,
such use shall be permitted by this declaration only if an
appropriate variance under such ordinance is first obtained.
Finding. The permitted uses in this zone should be limited to
light industrial, warehousing, and office as defined below.
The uses shall be limited to those as defined herein. If
there is a question as to the whether or not a use meets the
definition, the City Council shall make that interpretation. 1
1. Light Industrial. The manufacturing, compounding,
processing, assembling, packaging, or testing of goods or
equipment or research activities entirely within an
enclosed structure, with no outside storage. There shall
be negligible impact upon the surrounding environment by
noise, vibration, smoke, dust or pollutants.
2. Warehousing. Means the commercial storage of merchandise
and personal property. 1
3. Office. Professional and business office, non - retail
activity. 1
11
II
II Chanhassen Business Center
Ryan Construction
II December 4, 1991
Page 7
A "variance" as mentioned by the applicant is not the appropriate
II procedure for deviating from these standards. A revised PUD plan
would need to be sought and is not likely to be acceptable.
Furthermore, we are proposing that truck terminals be prohibited
II from this project due to on and off -site impacts. Lastly, the
applicant has made representations to the city that parcels located
along Audubon Road be devoted primarily to office uses due to their
II high visibility. We agree with this statement and also believe
that higher quality office use structures are more appropriate near
residential parcels and public right-of-ways. Therefore, we are
recommending that a condition be added to the effect that all
II parcels located along Audubon Road contain at least * * * ** 50% of
their total floor area in office space and that the office
components of the building be oriented towards the exterior of the
II PUD.
c. Setbacks
II Applicant's Proposal. The applicant is proposing a building
setback of 50 feet from the required buffer yards, public
right -of -ways, front, and rear property lines and 10 feet from
II all internal side lot lines. For parking setbacks, the
proposal is for a 20 foot setback from the buffer yards, 10
feet from internal lot lines and 25 feet from Lake Drive.
II Finding. In the PUD standards there is the requirement for
landscape buffering in addition to building and parking
setbacks. The landscape buffer on Audubon Road is 50 feet,
I south of Lake Drive and 100 feet along the southern property
line. The PUD zone requires a building to be setback 50 feet
from the required landscape buffer and public right -of -ways.
II There is no minimum requirement for setbacks on interior lot
lines.
Staff is recommending the following setbacks.
II Building Parking
I Audubon Road Buffer & Setback 50' plus 50' 50' plus 10'
South Property Line & Setback 100' plus 50' 100' plus 10'
I Front & Rear ROW on Lake Drive 25' 15'
Interior Side Lot Line 10' 10'
II Railroad Right of Way 30' 30'
Audubon Rd north of Lake Drive 50' 20'
II
II
II
Chanhassen Business Center II
Ryan Construction
December 4, 1991
II
Page 8
d. Development Standards Tabulation Box
II
Building Site
Lot # Lot Size Building Size Coverage Impervious
II
Acre Square Foot Density Density
1 6.0 59,000 23% 55%
2 3.3 39,000 27% 70% II
3 4.0 48,000 28% 70%
4 3.7 46,000 29% 70% II
5 3.5 41,000 27% 65%
6 9.5 134,000 33% 75% II
7 8.0 118,000 34% 75%
8 5.6 51,000 21% 64% II
9 5.3 47,000 20% 70%
i 10 4.5 57,000 29% 60% II
' 11 4.0 44,000 29% 60%
12 10.0 16,000 4% 9% I
Road 4.2 60%
Subtotal 71.6 700,000 avg. 25% avg. 62%
The average hard surface coverage does not include Outlots A and B.
The PUD standard for hard surface coverage is 70% for office and II
industrial uses. The proposed development meets this standard with
and average of 62% hard surface coverage.
II
USE PERCENT SQUARE FOOTAGE
Office 20 % 140,000 1
Manufacturing 25 % 175,000
Warehouse 55 % 385,000 '
I TOTAL I 100 % 700,000 I
1
II
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il Chanhassen Business Center
Ryan Construction
December 4, 1991
il Page 9
e. Building Materials and Design
1 Applicant's Proposal. The developer is proposing masonry or
concrete, poured in place, tilt -up or pre -cast, finished in-
stone, textured or coated smooth or with a rock face.
II :. n ding. The PUD requires that the development demonstrate a
higher quality of architectural standards and site design.
II All mechanical equipment shall be screened with material
compatible to the building.
1. All materials shall be of high quality and durable.
II Masonry material shall be used. Color shall be
introduced through colored block or panels and not
painted block.
II 2. Brick may be used and must be approved to assure
uniformity.
II 3. Block shall have a weathered face or be polished, fluted,
or broken face.
II 4. Concrete may be poured in place, tilt -up or pre -cast, and
shall be finished in stone, textured or coated.
II Metal siding will not be approved except as support
material to one of the above materials or curtain wall on
office components or, as trim or as HVAC screen.
II 6. All accessory structures shall be designed to be
compatible with the primary structure.
II 7. All roof mounted equipment shall be screened by walls of
compatible appearing material. Wood screen fences are
prohibited. All exterior process machinery, tanks, etc.,
II are to be fully screened by compatible materials.
8. The use of large unadorned, prestressed concrete panels
I and concrete block 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
1 design or appropriate landscaping.
:<, Space for recycling shall be provided in the interior of
I all principal structures for all developments in the
Business Center.
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Ryan Construction
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Page 10
f. Site Landscaping and Screening 1
Applicant's Proposal. The applicant is requesting to install
the required buffer landscaping incrementally or as each lot
developments. They propose the Landscaping Plan act as a
design guide for the Business Center.
Finding. Staff is recommending that all buffer landscaping, 1
including boulevard landscaping, included in Phase I area to
be installed when the grading of the phase is completed. This
may well result in landscaping being required ahead of
individual site plan approvals but we believe the buffer yard
and plantings, in particular, need to be established
immediately. In addition, to adhere to the higher quality of
development as spelled out in the PUD zone, all loading areas
shall be screened. Each lot for development shall submit a
separate landscaping plan as a part of the site plan review
process. 1
1. All open spaces and non - parking lot surfaces shall be
landscaped, rockscaped, or covered with plantings and /or
lawn material.
2. Storage of material outdoors is prohibited unless it has
been approved under site plan review. All approved
outdoor storage must be screened with masonry fences
and /or landscaping.
3. The master landscape plan for the CBC PUD shall be the 1
design guide for all of the specific site landscape
developments. Each lot must present a landscape plan for
approval with the site plan review process.
4. Undulating or angular berms 3' to 4' in height, south of
Lake Drive along Audubon Road shall be sodded or seeded
at the conclusion of Phase I grading and utility
construction. The required buffer landscaping may be
installed incrementally, but it shall be required 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 wall may be required where deemed
appropriate. 1
1
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Chanhassen Business Center
Ryan Construction
December 4, 1991
Page 11
' g. Signage
Applicant's Proposal. The applicant is proposing each lot to
have a building mounted sign and one free standing sign. In
addition, they are proposing one entrance sign for the
Business Center.
Finding. Staff is proposing that all freestanding signs be
limited to monument signs. The sign shall not exceed eighty
(80) square feet in sign display area nor be greater than
eight (8) feet in height. The sign treatment is an element of
the architecture and thus should reflect with the quality of
the development. The signs should be consistent in color,
size, and material throughout the development. The applicant
' should submit a sign package for staff review.
1. Each property shall be allowed one monument sign located
near the driveway into the private site.
2. All signs require a separate permit.
3. The signage will have consistency throughout the
development. A common theme will be introduced at the
development's entrance monument and will be used
throughout.
4. Consistency in signage shall relate to color, size,
' materials, and heights.
h. Lighting
' Applicant's Proposal. The applicants are proposing a shoe box
fixture with high pressure sodium lamps. The plans did not
provide for street lighting.
Finding. Lighting for the interior of the business center
should be consistent throughout the development. The
' applicant's proposal is consistent with the lighting standards
for the PUD ordinance. The plans do not provide for street
lighting. As with previous industrial parks /roadways, the
City has required the developer to install street lights
' throughout the street system. The street lights should be
designed consistent with the existing lighting along Audubon
Road.
1. A decorative, shoe box fixture (high pressure sodium
vapor lamps) with a square ornamental pole shall be used
throughout the development area for area lighting.
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Chanhassen Business Center
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December 4, 1991
Page 12
2. Lighting equipment similar to what is mounted in the
public street right -of -ways shall be used in the private
areas.
3. All light fixtures shall be shielded. Light level for 1
site lighting shall be no more than f candle at the
property line. This does not apply to street lighting.
STREET /ACCESS ,
The main access to this site is off of Audubon Road. Audubon is
classified as a Class I collector street according to the Eastern
Carver County Comprehensive Transportation Planning Study, dated
October, 1990. With full development of the CBC, 100 feet of
right -of -way on Audubon Road will be required and eventually a 44
foot wide urban street will be required. Currently a 33 -foot
right -of -way exists along the west side of Audubon Road. Staff is
recommending that with the final plat, an additional 17 feet of
right -of -way be required to achieve a 50 foot dimension from the
centerline of Audubon Road.
Proposed Lake Drive is shown as a 60 right -of -way. This is 1
consistent with other industrial parks in the city. Staff is
recommending that the right -of -way be 80 feet from the intersection
at Audubon to the short cul -de -sac off of Lake Drive. This portion
of the street should be designed with 2 exit lanes, one for left
turns, and the other for through traffic and right turn movements.
In addition, the radius on the curbs at all intersections should be
changed to 30 feet. The street construction plans should also
incorporate the southbound acceleration and deceleration lanes
along Audubon Road and the future alignment of Lake Drive West.
The development proposes a separate entrance from Lot 1 onto
Audubon Road. As discussed in the traffic element of the EAW, this
access is not favored by the staff. However, due to the layout of
the industrial /office park in this area, it may be the best way to
get access to Lot 1. The proposed deceleration lane should aid in
right turns into Lot 1. According to the traffic report, most of
the traffic movements from Lot 1 will travel north, reducing
conflict with the traffic exiting from Lake Drive West, who will
also be traveling north. Staff would recommend that the entrance
drive to Lot 1 be moved to the north (approximately 500 feet north
of Lake Drive West) so that it aligns with the existing drive to
the east of the property (Stockdales).
The total estimated Average Daily Traffic (ADT) generated from the
site is expected in the range of 4,300 to 5,000. The parking
provided for the site is 900 stalls, plus loading docks for all
proposed developments. Based on the city's parking standards, the
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Chanhassen Business Center
Ryan Construction
December 4, 1991
Page 13
parking plan includes 560 stalls provided for the office use and
340 stalls for the warehouse /manufacturing.
Based on the traffic study prepared by RLK Associates, LTD. on
' behalf of the developers, Ryan Construction, dated October 25,
1991, the capacity analysis for the intersection of T.H. 5 at
Audubon Road suggests that the city work with MnDOT and request
that a traffic signal be installed to coincide with the completion
of Phase I of construction. The staff is recommending that the
developer pay a portion of the cost of the traffic signal located
at T.H. 5 and Audubon Road, based on the traffic being generated by
the industrial park.
As development pressure dictates, turn lanes and traffic control
' devices such as a signalized intersection at T.H. 5 and Audubon and
possibly Lake Drive West may be required. The applicant shall be
required to participate in the acquisition of the traffic signal.
The city proposes that the developer participate in the cost of the
traffic signal based on the traffic generated from this
development.
1 Landscaping /Tree Preservation
The PUD landscape plan identifies plant material locations along
the entire perimeter of the CBC, the proposed Lake Drive roadway
and two "typical" planting plans for the individual lots. Phase I
planting shall occur upon completion of the utility construction
for Phase I. The landscaping as required in the PUD ordinance
1 shall act as a buffer screen to adjoining properties.
As currently planned, the City will take title to Outlot A and
' permanently protect and maintain this area. There is a large stand
of mature trees approximately 6 acres in size. The applicants are
planning to preserve the existing mature stand of trees which
' include oak, ash, basswood and ironwood, ranging in size from new
growth to 30' caliper. There are no other significant stands of
trees found on the property.
' Grading /Drainage
The development will be graded in two phases. The first phase is
the easterly one -half of the site. The overall grading plan
proposes grading the entire site and constructing a storm retention
pond for storm runoff generated from this development. The
retention pond will encroach into the flood plain and require
mitigation. As a result, the applicant proposed increasing the
depth of the flood plain to offset the area lost with the proposed
retention pond. The applicant met with the DNR on November 27,
1991, to address their concerns about grading in the flood plain
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Chanhassen Business Center I/
Ryan Construction
December 4, 1991
Page 14
(see attached letter). The grading plan has been revised to
reflect no grading through the bottom of Bluff Creek. Grading will
be done only along the banks of the creek. The slopes proposed
with the retention pond will be a maximum slope of 3:1. Staff
recommends that the north, east, and south slopes be a maximum of
4:1 in order to facilitate access for maintenance equipment to the
bottom of the ponding areas as well as safety measures.
The project proposes to construct a series of storm sewers to
convey runoff from each individual lot to the proposed retention
pond. Storm sewer calculations for a 10 -year storm event should be
submitted to the City Engineering Department for review. All
retention ponds shall be built to NURP standards and provide
nutrient removal calculations.
As a part of Phase I grading, the plans show lot 6 being used as a
temporary retention pond for runoff generated over the easterly
half of the site. The plans propose draining the first phase of
the development towards Lot 6 and then when Phase II is developed
this pond would be abandoned.
As with most retention ponding areas after the utility improvements
are accepted by the city, maintenance responsibilities are
transferred to the City. Depending on phasing, a temporary
retention pond may be constructed with Phase I improvements.
Maintenance of the temporary retention pond and storm sewers should
be the responsibility of the developer until both phases are fully
developed. The city anticipates excessive maintenance /cleaning of
the storm drainage system until the development is completely built 1
out. The applicant shall dedicate and provide a maintenance access
drive to these areas for future maintenance considerations. The
appropriate drainage and utility easements should be conveyed over
these areas with the final plat approval.
Erosion Control
With the construction of Phase I the plan purpose constructing a
temporary access at Audubon Road and Drive West. The plans
also propose a silt fence along the westerly retention pond (Outlot
A) as well as the down stream side of the site grading. Due to the
magnitude of the parcel being graded and its location, it is
recommended that Type III erosion control be installed. It is also
recommended with Phase I construction that erosion control (Type I)
be installed along the entire westerly grading limits for erosion
control measures as well as marking the limits of construction. 11 The erosion control shall be placed in front of the temporary
retention pond. Staff also recommends that a Type I silt fence be
placed along Audubon Road between the curb and the proposed berm
lying north of the future Lake Drive West. 1
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Chanhassen Business Center
Ryan Construction
December 4, 1991
Page 15
' The plans call for all areas being altered due to construction and
be restored with seed and disc mulched, sod, wood -fiber blanket or
be hard surfaced within two weeks after construction. Staff would
like to change this condition to read that all turf restoration
shall be completed within two weeks after the site is graded.
Utilities
The MUSA lines have recently been expanded and this site now is
included within this district. Phase I waste water will flow to
' the east and connected into an existing 8" sanitary line, flowing
through the Lake Susan Hills West 3rd Subdivision. Phase II waste
water is projected to flow to the west, cross Bluff Creek and be
tied into a proposed sanitary sewer trunk line (Bluff Creek). A
' feasibility study is currently being performed by Bonestroo Rosene
Anderlik and Associates for the proposed Bluff Creek sanitary sewer
trunk line.
1 Under the recently approved Comprehensive Plan, the MWCC approved
the placement of a lift station in the vicinity of Lyman Boulevard
into which the entire area could drain by gravity, utilize
forcemains to pump the sewage back up Audubon Road into the future
Lake Drive West to the Lake Ann Interceptor. The city's
engineering consultant, is exploring appropriate methods of how to
serve this area.
The development plan for Phase I is proposing extending an 8"
' sanitary sewer line from Heron Drive north along the west side of
Audubon Road to provide service to Lots 1, 2, 3, 4, 5, 10, and 11,
Block 1. Staff is recommending that this may be done on a
temporary basis with the following conditions. Each site will have
' to be evaluated individually to ensure that there is sufficient
capacity in the Lake Susan Hills System. Staff is requesting a
copy of the applicants calculations for capacity to verify
inclusion of the residential build out the remainder of the Lake
Susan Hills area. Staff will also require that the development
contract restrict the flow on each lot so as not to exceed the
' capacity of the system. Staff also recommends with the
implementation of Phase II sanitary sewer improvements, the
sanitary sewer line proposed in Phase I shall be switched to flow
into the new sanitary trunk sewer system.
In order to provide sanitary sewer to Phase II of the CBC a trunk
sewer will have to be constructed from the south along Lyman Blvd,
' which will require a lift station and forcemain system to pump back
up Audubon Road to discharge into the sanitary sewer line at Lake
Drive West and Audubon Road. In addition, a sanitary sewer line
previously proposed with Lake Drive West lying east of Audubon Road
1 will also have to be constructed. The Lake Ann Interceptor is
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Chanhassen Business Center
Ryan Construction
December 4, 1991
Page 16 1
located approximately one -third mile east of Audubon Road (see
Attachment). As with any improvement project, the applicant is
responsible for petitioning the city for extension of sanitary
sewer service to Phase II and paying for the initial feasibility
report study. Should the project be authorized, the applicant will
be entitled to a refund of the security provided for the initial
feasibility report study.
Staff would like to point out that this parcel of land had not been
assessed for sanitary trunk sewer yet. Even if the easterly half
of the site is able to utilize the existing sanitary sewer at Heron
Drive the entire tract of land should pay its fair share of the
trunk sewer system to be built for Phase II.
Utility and drainage easements should be conveyed with the final
plat over those areas where the sanitary sewer line extends out
beyond the street right -of -way. In addition, the applicant shall
dedicate to the city an easement for the future trunk extension
through Outlot B. The drainage and utility easements shall be a
minimum of 20 feet wide. In'an effort to provide access for
maintenance it is suggested that a gravel access road or possibly
a combination trail be built along the sanitary sewer route through
Lots 7, 8, Outlot A and Outlot B. 1
Municipal water service is available to the site from Audubon Road.
The plans call for extending a 10 inch water main through the site
and looping back south to Audubon Road by continuing to the south
and east back out to Audubon Road to complete the loop. Staff
recommends that the watermain loop be extended southerly to within
10 feet of the south property line and then proceed easterly to
Audubon Road to provide for possible future extension and looping
to the adjacent parcel to the south.
In the areas of the development where the watermain is extended ,
outside of the street right -of -way, the final plat should convey a
20 -foot wide drainage and utility easement over these areas.
Detailed street and utility construction plans have been submitted,
however no specifications were provided. Staff will be preparing
a report on the construction plans and specifications shortly after
final plat approval. '
Park and Recreation
A looped trail system is being proposed for the north side of Lake
Drive. This trail system will tie into the proposed trails for
Heron Drive, Lake Drive West and access under the railroad tracks.
The applicant will be required to pay the park dedication fee
($2,500.00 /acre) and trail fees ($833.00/acre) in the development
11
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Chanhassen Business Center
Ryan Construction
December 4, 1991
Page 17
contract. No development shall occur on Outlot A it shall be
preserved as a open space.
Because the project will be developed in phases, staff is
recommending that the trail system for a loop even if it is on a
temporary basis. It may be several years before the development is
completed and the trail system will be more functional if it loops
' or ties into the existing system.
ENVIRONMENTAL ASSESSMENT WORKSHEET
The proposed project as outlined in the EAW includes 93.7 acres of
property intended to be developed into 700,000 square feet of
buildings. Uses include 20% office, 55% warehousing, and 25% light
' industrial.
The current land use on the eastern 71.6 acres is a combination of
farmed soybean and cornfields, sparsely wooded edge condition, and
' moderate slopes and native vegetation. The proposed development is
compatible with the Comprehensive Plan and is located on a
designated collector route, Audubon Road.
' The amount of existing crop land will be reduced to 38.9 acres of
impervious surface and 28.3 acres of landscaping. The amount of
' wooded /brush /grassland will be approximately the same amount before
and after development, 21.5 acres before and 24.7 acres after. Two
2 to 8 class wetlands will increase from .75 acres to 1.56 acres
after development.
' Outlot A contains an "ecologically sensitive" site. This site is
a 5+ acre of hardwood forest which has evolved, and is a valuable
' natural resource and will be preserved. This area of Outlot A
contains the upper portion of the Bluff Creek drainage basin and if
not protected, impacts will be felt downstream. Outlot A also
' contains a flood retention pond that will be built into the flood
plain of Bluff Creek. The alteration of the flood plain will need
the approval of the DNR.
' Approximately 78 acres will be graded which involves 480,000 cubic
yards of excavation. All grading will be on site with no material
being removed. The project will be graded in two phases. During
construction Type III erosion control will be required. As a part
of the erosion control measures, the applicant should be required
to remove any materials that manage to get into Bluff Creek and to
clean Audubon Road as often as necessary if mud, etc., is tracked
out onto the right -of -way.
Under the recently approved Comprehensive Plan, the MWCC approved
' the placement of a lift station in the vicinity of Lyman Boulevard
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Chanhassen Business Center 1
Ryan Construction
December 4, 1991
Page 18
into which the entire area could drain by gravity, utilize
forcemains to pump(the sewage back up the hill into the Lake Ann
Interceptor. The city's engineering consultant, is exploring
appropriate methods of how to serve this area.
The proposed development plan for Phase I is connect into the Lake 1
Susan Hills sanitary sewer. The plans propose to extend an 8"
sewer line from Heron Drive north along the west side of Audubon
Road to provide service to Lots 1, 2, 3, 4, 5, 10, and 11, Block 1.
Staff is recommending that this may be done on a temporary basis
with the conditions that each site will have to be evaluated
individually to ensure that there is sufficient capacity in the
Lake Susan Hills system. Staff is requesting a copy of the
applicant's calculations for capacity to verify inclusion of the
residential build out in the remaining Lake Susan Hills area.
Staff will also require that a condition be placed in the
Development Contract to restrict the flow on each lot so as not to
exceed the capacity of the system. Staff also recommends with
implementation of Phase II sanitary sewer improvements to the
development, if feasible, the sanitary sewer proposed in Phase I
should be switched to flow into the new sanitary sewer trunk
system. 1
After review and recommendation of the preliminary site plan by the
Planning Commission there will be a 30 day comment period following
notice of the EAW in the EQB Monitor.
Traffic Element
The traffic element of the EAW addresses the proposed traffic 1
impacts due to the development of the subject site. The site has
been divided into potential uses for the purpose of forecasting
trip generation. The proposed level of full development includes
the potential of 700,000 gross feet of general office building,
warehousing, and manufacturing. The traffic reports were reviewed
for their relevance in addressing the demographic and road needs
for the next twenty years. The two reports include:
T.H. 212 Traffic forecasts, I 494 to Norwood /Young America,
prepared for Mn /Dot, 1985
Eastern Carver County Comprehensive Transportation Planning
Study, prepared for Eastern Carver County Technical Committee,
1990
Current Average Traffic Volumes (ADT) were received by Mn /DOT and
the City. In addition RLK Associates took 24 hour machine counts
on T.H. 5 and Audubon Road. The analysis looked at the impacts of
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Chanhassen Business Center
Ryan Construction
December 4, 1991
Page 19
traffic generated by Chanhassen Business Center for the years 1992
and 1996.
Anticipated traffic entering and exiting the site is distributed
' with 3472 ADT (80 %) north on Audubon Road and 868 ADT (20 %) south
from the site. Of the site traffic on Audubon Road northerly of
the site entrances 2083 ADT (60 %) is going to and from the east and
T.H. 5 and 1389 ADT (40 %) is going to and from the west on T.H. 5.
The report predicts when T.H. 212 is built traffic patterns on
Audubon Road will increase 20% to the south and decrease 20% to the
north.
Capacity analyses were completed for the intersection of T.H. 5 at
Audubon Road for the a.m. and p.m. peak hours in 1991, including
traffic generated with Phase I development of the CBC. With the
full development traffic added to the 1996 base conditions, it is
anticipated the existing unsignalized intersection would operate at
' unacceptable levels of service during both the a.m. and p.m. peak
hours. In the report it is recommended that the city contact MnDOT
to request that a traffic signal be installed to coincide with the
competition of Phase I of construction.
The proposed driveway access onto Audubon Road from Lot 1 is not
favored by the staff. However, due to the layout of the
' industrial /office park it may be best way to get access to Lot 1.
The traffic study shows that most of the turn movements into the
site will be coming from southbound onto Audubon. A deceleration
lane has been designed to accommodate right turns into Lot 1 and
' also Lake Drive West. Again according to the traffic report most
of the traffic movements from Lot 1 will travel north, reducing
conflict with the traffic exiting Lake Drive West, who will also be
traveling north. Staff would recommend that the entrance drive to
Lot 1 be moved to the north (approximately 500 feet north of Lake
Drive West) so that it offsets into the existing drive to the east
' of the property (Stockdales). Staff is concerned that when Audubon
and Lake Drive West become a full blown intersection with
channelization that there will not be enough stacking room between
the entrance drive on Lot 1 and the intersection of Lake Drive
1 West.
REZONING
Justification for Rezoning to PUD
' The applicant is requesting to rezone approximately 94 acres from
A -2 Agricultural Estate District to PUD -OI, Planned Unit
Development Office Industrial. The following review constitutes
our evaluation of the PUD request. The review criteria are taken
' from the intent section of the PUD Ordinance.
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Chanhassen Business Center 11
Ryan Construction
December 4, 1991
Page 20
Section 20 -501. Intent
Planned unit development developments offer enhanced flexibility to
develop a site through the relaxation of most normal zoning
district standards. The use of the PUD zoning also allows for a
greater variety of uses, internal transfer of density, construction
phasing and a potential for lower development costs. In exchange
for this enhanced flexibility, the City has the expectation that 11 the development plan will result in a significantly higher quality
and more sensitive proposal than would have been the case with the
other, more standard zoning districts. It will be the applicant's
responsibility to demonstrate that the City's expectations are to
realized as evaluated against the following criteria:
Planned unit developments are to encourage the following:
1. Preservation of desirable site characteristics and open space
and protection of sensitive environmental features, including
steep slopes, mature trees, creeks, wetlands, lakes and scenic ,
views.
Finding. In this proposed development the applicant intends
to save the existing stand of mature trees along Bluff Creek,
located on Outlot A. The Comprehensive Plan Land Use Map
identifies the creek corridor as Park /Open Space.
2. More efficient and effective use of land, open space and
public facilities through mixing of land uses and assembly and
development of land in larger parcels. ,
Finding. The subject property is triangular in shape, bounded
by the creek, railroad tracks and Audubon Road. The shape of
the property prohibits design flexibility that one could find
with a flat square piece of property. The advantage in the
PUD proposal is that the city is gaining a totally planned
concept. If this were to develop separately as individual
parcels, many of these design considerations would not be
included. These design elements include an approved sign
package, uniform street and parking lot lighting, compatible
or cohesive architecture and building materials. The
coordination of site development will also improve the
efficiency and cost effectiveness of public improvements. For
example, the project is large enough to help facilitate a
solution to providing sewer service to the new MUSA area.
Also, the development of a single, comprehensive drainage
system will maximize the effectiveness of nutrient removal
efforts while reducing the city's long term maintenance costs.
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Chanhassen Business Center
Ryan Construction
December 4, 1991
Page 21
3. High quality design and design compatibility with surrounding
' land uses, including both existing and planned. Site
planning, landscaping and building architecture should reflect
higher quality design than is found elsewhere in the
' community.
Finding. The applicants are proposing to submit individual
building plans for each development lot. The city will
utilize its normal site plan review procedure for each. The
approved PUD documents will establish firm guidelines to
ensure that the site is developed in a consistent and well
' planned manner. Higher quality development will result.
4. Sensitive development in transitional areas located between
different land uses and along significant corridors within the
city will be encouraged.
Finding. This site is bounded on the east by Audubon Road.
The Comprehensive Land Use Map calls for a 50 foot buffer yard
for additional buffering for the subdivision to the east. In
addition, the Comprehensive Plan calls for a 100 foot buffer
' yard along the southern property line. This area will
eventually be developed with single family homes consistent
with the Comprehensive Plan. Concept plans call for
' establishing an acceptable landscape buffer in the appropriate
areas. Site topography and tree cover will also place much of
he site beyond the view of adjacent residential areas. In
addition, the location of the U. S. Weather Service site along
' Audubon Road will improve buffering. Most of this site will
remain permanent open space.
' 5. Development which is consistent with the Comprehensive Plan.
Finding. The Comprehensive Land Use Map identifies the
' subject area as the potential land use of Office /Industrial.
The Land Use Map also identifies a Park /Open Space corridor,
300 to 400 hundred feet in width, running the entire length of
the property. This area is located in proposed Outlot A area
' on the site plan. The Comprehensive Plan also identifies a
buffer strip 50 to 100 feet in width along Audubon Road and
along the southern side of the property line. The intent of
' this buffer line is to help preserve and establish vegetation
to help mitigate the impacts of development to surrounding
properties. The proposal is fully consistent with the
' Comprehensive Plan.
6. Parks and open space. The creation of public open space may
be required by the city. , Such park and open space shall be
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Chanhassen Business Center
Ryan Construction
December 4, 1991
Page 22
consistent with the Comprehensive Park Plan and overall trail
plan.
Finding. The site plan shows a loop trail around the
perimeter of the site, terminating at the northern and
southern property line along Audubon Road. The applicants may
propose to develop only the south half of this loop, with a
connection then being made through the railroad tunnel and
onto the property to the north which is also controlled by
Ryan Construction. In addition, the Park /Open Space corridor
along Bluff Creek, including the mature stand of trees, will
be preserved. The Park and Recreation Commission will be
reviewing this proposal in September.
7. Provision of housing affordable to all income groups if
appropriate with the PUD.
Finding. This provision of the PUD district is not applicable
to this proposal.
8. Energy conservation through the use of more efficient building
designs and sightings and the clustering of buildings and land
uses.
Finding. Ryan Construction intends to pursue the use of
railroad spur lines for Lots 2, 4, 6 and 7 during the
preliminary design stage. The applicants are proposing energy
conservation for the buildings in two ways. First, earth
mounding will help shield the buildings from the seasonal
weather extremes. Secondly, architectural treatment of the
building will attempt to capture the most efficient and
effective design related to energy conservation. 1
The lighting fixtures selected for use in the parking lot
areas and on the public streets will be outfitted with an
energy saving type of lamp. Additionally, they will include
photo electric cells to turn them on /off automatically.
9. Use of traffic management and design techniques to reduce the '
potential for traffic conflicts. Improvements to area roads
and intersections may be required as appropriate.
Finding. The main access to the site is off of Audubon Road. 1
Designated as a collector street by the City Comprehensive
Plan, it was upgraded last year. Traffic improvements such as
turn lanes that may be warranted to support the project shall
be recommended as a condition of approval. This road is a
Carver County Collector. All access for the lots will be from
the proposed extension of Lake Drive West. The applicants are '
1
1
Chanhassen Business Center
Ryan Construction
December 4, 1991
Page 23
requesting to have access onto Audubon from Lot 1. The
traffic study will also review this proposal.
PLANNING COMMISSION UPDATE
1 On December 4, 1991, the Planning Commission recommended approval
of the preliminary plat and the preliminary and final development
plan for the Chanhassen Business Center and approval of the EAW.
The EAW availability will be published in the EQB Monitor on
January 6, 1992. The 30 day comment period will being on that day
and will expire on February 5, 1992.
11 The Planning Commission wanted the sewer connections on Phase I to
be granted on a temporary basis. When Phase II is developed and
11 the new trunk line is in place those connections in Phase I should
be abandoned and redirected to the new sewer line. The Planning
Commission requested staff to impose a time limit on the phasing of
the project. Staff is recommending that a 3 year time limit be
implemented. The Planning Commission raised the concern that the
temporary pond should be just that and the permanent retention pond
should be developed to guarantee implementation of the NURP
' Standards.
In addition, the Commission recommended that the recreation trail
have an internal loop. Staff is recommending that the trail be
extended to run along the northern side of Lake Drive.
STAFF RECOMMENDATION
Staff recommends that Preliminary Plat for the Chanhassen Business
Center be approved subject to the following conditions:
' 1. Provide the following easements and right -of -way:
an additional 17 feet of right -of -way along the westerly
1
side of Audubon Road throughout the plat.
• a 20 foot wide drainage and utility easements over the
proposed sewer and water lines outside the road right-of-
way.
' a 20 foot drainage and utility easement for the sanitary
sewer proposed along the west side of Audubon Road lying
south of the proposed main entrance.
' • standard front, side and rear lot drainage and utility
easements
1
1
Chanhassen Business Center
Ryan Construction
December 4, 1991
Page 24
• trail anc. conservation easements over all buffer yards,
Outlot A, and sidewalk connection from Lake Drive west to
city trail.
• drainage and utility easements over the Bluff Creek flood
plain and all retention basins.
• Lake Drive West shall have a 60 foot right -of -way. The
right -of -way shall be 80 feet wide from the intersection
of Audubon Road to the short cul -de -sac north off of Lake
Drive West. The radius on the curbs at all street
intersections Audubon Road shall be 30 feet. 1
2. The main entrance street shall be named Lake Drive West
consistent with the future extension of Lake Drive West, east
of Audubon Road.
3. The applicant shall provide the City Engineering Department
with storm sewer calculations designed for a 10 -year storm
event and ponding calculations to show that the ponds will
retain a 100 -year storm event and will discharge at the pre -
development runoff rate. Data shall be provided on nutrient
removal capacity of all ponds for review and approval by the
City. A temporary retention pond for Phase I shall be created
on Lot 6 until Phase II is developed.
4. The applicant shall petition the City for preparation of a
feasibility report for the extension of a trunk sewer line to
service Phase II and interim service for Phase I of the site '
which will be refunded upon project approval and authorization
by the City Council.
5. If only Phase I of the site is graded, erosion control fence 1
shall be incorporated along the perimeter of the construction
limits. Type I erosion control fence shall be installed and
maintained along the entire westerly perimeter of Phase I
construction limits. Phase II construction will require the
perimeter of the construction limits shall be Type III erosion
control. All areas disturbed during site grading shall be
immediately restored with seed and disc mulched, sod or wood -
fiber blanket within two weeks of site grading or before
November 15, 1992, except in areas where utilities and streets
will be constructed yet that year. Areas disturbed with a
slope of 3:1 or greater must be restored with sod or wood -
fiber blanket. As a part of the erosion control measures, the
applicant shall be required to remove any materials (sediment)
that enter into Bluff Creek.
1
Chanhassen Business Center
Ryan Construction
December 4, 1991
Page 25
6. The watermain loop between Lots 8 and 9 shall be extended to
11 within 10 feet of the southerly property line and then proceed
east and parallel to the south property line back to Audubon
Road.
11 7. The applicant shall provide the Engineering Department with
the calculations estimating the capacity of the sanitary sewer
line through Lake Susan Hills West development and the
predicted flows each lot will generate. The applicant will be
required to demonstrate that each site requested for
development in Phase I can be accommodated without exceeding
' sewer capacity of existing services. The sanitary sewer lines
in Phase I shall be switched to flow into the trunk sanitary
sewer system proposed for Phase II at the developers expense
when service is available.
8. The northerly, easterly and southerly slopes of the retention
ponds shall be reduced to a minimum of 4:1 for maintenance
purposes.
9. As a condition of final plat approval, the applicant shall
enter into a development contract and provide the financial
security to guarantee construction of the improvements.
10. The developer shall construct the utility and street
' improvements in accordance with the latest edition of the
city's standard specifications and shall prepare final plans
and specifications and submit for city approval. A 6 foot
' wide concrete sidewalk /trail shall be included along one side
of Lake Drive West (Phase I and Phase II). The developer
shall acquire utility construction permission /permits from the
' PCA and Minnesota Department of Health.
11. The developer shall obtain all necessary permits from the
Watershed District, DNR and Army Corps of Engineers and comply
with all conditions of the permits. Drainage plans shall be
revised as outlined in the approved staff report and shall be
resubmitted to City staff for approval. The applicant shall
' obtain permission /permit from the railroad authority for all
grading activities within the railroad property.
12. The developer shall incorporate street lights into the street
' construction plans. The street lights should be installed at
150 to 200 foot intervals. The street lights shall be
designed consistent with existing lighting on Audubon Road.
' A 250 -watt contemporary low - profile rectilinear - rectangular
style lighting fixture with pressure lamps mounted on a 25-
foot high cortin steel pole.
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1
Chanhassen Business Center
Ryan Construction
December 4, 1991
Page 26
13. The entire tract of land development (lots 1 -12) shall be
assessed for the future trunk sewer system to be built for
Phase II (Lots 6, 7, 8, 9 and 12).
14. The Developer shall be responsible for a percentage of the
costs for traffic signals at Audubon and T.H. 5. based on
traffic counts attributed to the development.
15. The applicant will be required to pay park dedication 1
($2,500.00 /acre) and trail fees ($833.00 /acre) in the
development contract. No development shall occur on Outlot A
as it shall be preserved as open space. 1
16. The recreation trail shall be located along the north side of
Lake Drive West. The trail shall be a 6' wide concrete walk
along Lake Drive West and 8' wide bituminous trail along the
sewer easement and stubbing to the Railroad underpass in
Outlot A. The recreation trail shall also loop from Outlot A
along the southern property line up along Audubon Road and to 1
tie into Lake Drive West. This trail (see exhibit for trail
route) shall have bituminous surface and be 8' in width.
17. The developer shall be responsible for maintaining the storm '
sewer and retention ponds until both phases of the development
are "built out ".
Staff recommends that the Preliminary and Final development plan
approval for the PUD Plan for the Chanhassen Business Center be
approved subject to the following conditions: 1
1. Final PUD plan approval be subject to the 30 day comment
period after public notice of publication of the EAW in the
EQB Monitor and a finding by the City Council that an
Environmental Impact Statement is not required.
2. The development standards, as proposed by staff in the
November 18, 1991, staff report, shall be incorporated into
the PUD development guide for the Business Center.
3. Site plan approval from the city, as outlined in the City '
Zoning Code, will need to be obtained for each lot as
development is proposed.
4. The permitted uses in this zone shall be limited to light
industrial, warehousing, and offices as defined in the PUD
ordinance and in the November 18, 1991, staff report. Truck
transfer terminals shall be prohibited from this project.
1
1
II
II Chanhassen Business Center
Ryan Construction
December 4, 1991
II Page 27
5. All parcels located along Audubon Road shall be designed to
I look like an office building including such design elements as
scale, height, and material components for office buildings.
II 6. Building materials and designs shall be:
a. All materials shall be of high quality and durable.
I Masonry material shall be used. Color shall be
introduced through colored block or panels and not
painted block.
1 b. Brick may be used and must be approved to assure
uniformity.
I c. Block shall have a weathered face or be polished, fluted,
or broken face.
I d. Concrete may be poured in place, tilt -up or pre -cast, and
shall be finished in stone, textured or coated.
e. Metal siding will not be approved except as support
1 material to one of the above materials or curtain wall on
office components, or as trim, or as HVAC screen.
I f. All accessory structures shall be designed to be
compatible with the primary structure.
g. All roof mounted equipment shall be screened by walls of
I compatible appearing material. Wood screen fences are
prohibited. All exterior process machinery, tanks, etc.,
are to be fully screened by compatible materials.
I h. Large unadorned walls shall be prohibited. All walls
shall be given added architectural interest through
1 building design or appropriate landscaping.
i. Space for recycling shall be provided in the interior of
all principal structures for all developments in the
I Business Center.
7. All freestanding signs be limited to monument signs. The sign
I shall not exceed eighty (80) square feet in sign display area
nor be greater than eight (8) feet in height.
I a. Each property shall be allowed one monument sign located
near the driveway into the private site.
b. All signs require a separate permit.
II
1
1
Chanhassen Business Center
Ryan Construction
December 4, 1991
Page 28
c. The signage will have consistency throughout the
development. A common theme will be introduced at the
development's entrance monument and will be used
throughout.
d. Consistency in signage shall relate to color, size,
materials, and heights.
e. The applicant shall provide staff with an acceptable sign ,
package for incorporation into the PUD agreement.(with
the development of Phase I.)
8. The street lights should be designed consistent with the
existing lighting along Audubon Road.
a. A decorative, shoe box fixture (high pressure sodium 1
vapor lamps) with a square ornamental pole shall be used
throughout the development area for area lighting.
b. Lighting equipment similar to what is mounted in the
public street right -of -ways shall be used in the private
areas.
1
c. All light fixtures shall be shielded. Light level should
be no more than 1 /a candle at the property line. Street
lighting is excluded,from this requirement.
9. The entrance drive to Lot 1 be moved to the north
approximately 500 feet north of Lake Drive West, so that it
aligns with the existing drive to the east of the Stockdale
property.
10. If traffic counts warrant, the city shall work with MnDOT to
request that a traffic signal be installed at T.H. 5 and
Audubon Road to coincide with the completion of Phase I of
construction.
11. Each lot shall submit a separate landscaping plan as a part of
site plan review. In addition, all site landscaping and
screening shall:
a. All open spaces and non - parking lot surfaces shall be
landscaped, rockscaped, or covered with plantings and /or
lawn material.
b. Storage of material outdoors is prohibited unless it has
been approved under site plan review. All approved
outdoor storage must be screened with masonry fences
and /or landscaping. -
1
Chanhassen Business Center
Ryan Construction
December 4, 1991
Page 29
c. The master landscape plan for the CBC PUD shall be the
design guide for all of the specific site landscape
developments. Each lot must present a landscape plan for
approval with the site plan review process.
1 d. Undulating or angular berms 3' to 4' in height, south of
Lake Drive along Audubon Road shall be sodded at the
conclusion of Phase I grading and utility construction.
The required buffer landscaping may be installed
incrementally, but it shall be required where it is
deemed necessary to screen any proposed development.
1 e. Loading areas shall be screened from public right -of-
ways. Wing wall, may be required where deemed
appropriate.
12. The trail system shall loop, using the utility easement along
to the storm water retention pond.
13. Temporary improvements in Phase I are limited to 3 years. At
that point final street, utility and drainage improvements
must be installed. Surety shall be provided to ensure timely
completion of these improvements.
ATTACHMENTS
1. Memo from Dave Hempel dated November 27, 1991.
2.
3. Memo from Todd Hoffman dated November 8, 1991.
Memo from Mark Littfin dated August 28, 1991.
4. Letter from DNR dated November 18, 1991.
5. Letter from Environmental Quality Board dated January 3, 1992.
6. Narrative document dated October 21, 1991.
7. EAW dated October 21, 1991.
8. Traffic study dated October 25, 1991.
9. Planning Commission minutes dated December 4, 1991.
1
1
1 1
1
1
Planning Commission Meeting
December 2, 1992 - Page 29
comprehensive plan. As has already been mentioned, this would remove some
property from the tax roll. I am not opposed to church use per se. Howeve„
I do raise two objectives to this hearing as to it's notice. First of all,
the notice did say that the property lies east of Audubon Road. Really it
lies to the west of Audubon Road, so I wasn't even sure at first if it was
the property I was thinking about. And secondly, it does indicate that
this is to be for a church special use. There was no identification in the
notice as to the church and I think the public at large would like to have
your notices to be a bit more definitive as to who the applicant is. I
have no objective in terms of any particular church. It's important that
any group have a place to worship as they feel they should. However, we'r
dealing here with a group that has some very special doctrinal positions. ,
Down through the years I've always been very patient and spoken with people '
as they have called at my home, so I'm somewhat aware of their positions.
For example, I could envision the case where there might be some public
cememony held out there at the Chanhassen Business Center and in terms of
potential litigation, I'm sort of wondering, will there be some raucous
raised as to whether or not the United States Flag should be saluted or
not. Our not saluted but should the Pledge of Allegiance be said. So at
any rate, my position here is not one of economics. In fact in my personal
case it would probably be better to see that this go forward. I could get
paid some money potentially because at the present time this underlying
contract for deed does not have any release provisions in it and therefore
the entire balance will have to be paid off on the contract that I hold on
this property before there will be a release made. Or a sale finished in I
this case. 5o I appear here primarily based upon my sense of conscience
and civic duty and it's not one of these things that I particularly enjoy
doing but I wanted to make my position know. That I do appear in
opposition to this.
Batzli: Kate, do you have an overhead which shows the parcel more
generally?
Aanenson: With the whole park?
Batzli: Yeah. In relation to the map that's up here. Could you point tc1
the property that you said you own currently?
Charles Mattson: My property lies to the west and southwest...
Batzli: South and west of the whole parcel then?
Charles Mattson: Right. And I do, as I pointed out, also...92 acres that
you see there are under my contract for deed.
Batzli: Okay, thank you. This is a public hearing. Would anyone else
like to address the Commission?
Stephen Kern: Mr. Chairman and the Planning Commission. My name is
Stephen Kern, 6540 Devonshire Drive, Chanhassen. Member of the
congregation. We've been looking at land here in Chanhassen since October
of '91. We've considered some 23 sites that had some possibilities for uEl
as far as acreage. And of the 23 sites, we approached the Planning staff
on 7 or 8 of them. During that discussion with Paul Krauss 9 months ago
1
Planning Commission Meeting
December 2, 1992 - Page 30
and then later on Jo Ann was involved, problems came up such as being in a
residential area itself. For the most part there's not much precedent for
a church being in a residential area in Chanhassen. Most of them are
downtown or like the Lutheran Church is in an industrial area near
' Rosemount Manufacturing. Or issues came up like we're not on a collector
street with particular sites we were discussing or there was covenants in
that residential area holding us back. Didn't really like to see us in a
resider -:1 area period. But by our presence often they saw that we were
sera : we're going to be pursuing this until we find a place because
we . re to be in Chanhassen. We have many, many families here in
Ch;_ >r ,,assen that have been here for a long time and we attend temporarily a
' hall that's in Minnetonka. We borrow their use there. Also, there was one
site that was recommended to us by Mr. Krauss and then later on that was
concern about some protected trees in the area or it might be a potential
' wetland area. We're not sure but at first we were encouraged to be there
and then later on we were encouraged not to be there. That was on the
southwest corner of Lake Lucy Road and Powers Boulevard. So then that one
' was excluded. We were just about to the point to offer a bid to Mr. Kerber
on that property. So we moved on and were working real close for several
months with Mr. Morehouse who's representing a lot of the commercial
development areas and told us how, here's a site that you could fit in
' with. It's a preliminary plat condition has been finalized and so on. And
being that although our buildings, we presented a building as you saw in
the picture. It's called Plan 3 -B that does meet a lot of the requirements
' as far as the brick structure, roof line, different things seem to be
pretty compatible. It looks much like an office. Like a dental office or
other such type offices, and yet we have many other plans. And also I've
always, not only had these specific plans but we have built halls that are
per se constructed and designed right from scratch too to meet city needs.
And so we don't have any raucouses out in front of our Kingdom Halls. All
the activity is contained inside and 99% is the main meeting of Thursday
' night and Sunday morning. Maybe 50 cars might pull in on Sunday morning
and about 35 on Thursday night between 7:00 and 7:30 do they enter so we'd
certainly be helping the 'traffic problem. Whereas if you had an office
' there during the day and we understand there's going to be thousands of
cars per day in the coming years on Audubon, so we'd be solving that
problem. And we have very compatible group for the city and a nice
' building for that development and we think it would look good and also
start that development on it's way for future sales. Thank you.
Batzli: Thank you. Is there anyone else? Let me make sure no one else
' and then you can have a turn at the end okay? Is there anyone else that
would iike to address the Commission? Okay.
' Richard Saylor: I've already given you my name. I was just going to say
that we have about 40 -50 congregations in this area. They all, most of
them have their own Kingdom Halls here. Generally, or all the time they
get along very fine with their neighbors. I know we were going to, the
' Golden Valley congregation was going to change and leave their location
there and go to another location. Build a new building and the neighbors
objected to us leaving so after you're there, they'd been there for 30
1 years, they got to know our people. There's no, as mentioned, a raucous,
whatever be going on there. There's always people that disagree with our
teachings but I didn't think that that is a qualification for building a
II
Planning Commission Meeting
December 2, 1992 - Page 31
II
building and the matter that the gentleman brought up about Pledging
Allegiance. I believe the Supreme Court of the United States has ruled o,
that matter but all we could say is we're, we need a place to meet and we
need a building site and we always get some objection from some people ov
that but we're willing to, like I say, we're good neighbors once we get
established. And we feel that's the criterian that we have a right to ha
a building just like anyone else has a right. Okay.
Batzli: Thank you. Is there any other public comment? Is there a motio'
to close the public hearing?
Ledvina moved, Emmings seconded to close the public hearing. All voted i,
favor and the motion carried. The public hearing was closed.
Batzli: Joan, comments?
1
Ahrens: Well, I have no comments at all on the Jehovah Witnesses located
there. I think our discussion should center around whether or not a chum
whether it's a proper site for a church. And I don't know frankly. If i
is a proper site for a church. I guess I don't have any objections unless
the City can prove that it's a detriment to the...taxwise which I don't ,
think they have...so I'm going to go along I guess unless I hear some
strong arguments that convinces me otherwise. I'm going to go along with
the staff report.
Batzli: Okay. Steve. II
Emmings: As far as making the driveway directly across from Stockdale's II
driveway, what's the purpose of that requirement?
Hempel: Like to consolidate access points. Keep them more of an
intersection than have random offset turning movements on Audubon Road. '
Aanenson: And to add to that, that property may be developed further in
the future. That may be a residential subdivision so we want to have the'
traffic coming out there.
Emmings: That was my thought but if it is developed in the future, would
we then require that he leave his driveway there because it's across the '
street from the driveway for the church? It may not be where it ought to
be for a subdivision.
Hempel: It's also possible that that site may be accessed off of Lake
Drive West in the future when that is extended east of Audubon Road too.
Emmings: Okay, well. It's not a big point. II
Hempel: It's a guess. '
Emmings: Yeah. I think that this is probably as good a use as you could
find for that lot as you could imagine. I like the fact that their peak
traffic hours are going to he different than the rest of the trafffic
that's using that area, or most of the rest of the traffic is using it on
it's developed as a commercial area. I always wondered what was going to
II
1
Planning Commission Meeting
December 2, 1992 - Page 32
' go on that lot and I think this is, I think it fits in very nicely so I'd
certainly be in favor of this and I'd support the staff report.
Batzli: Okay, Matta
Ledvina: Well I wasn't here when this originally went through the first
time on the preliminary plat and Kate, if you could respond for the
11 comprehensive plan compatability. How do you see that? Is that really
true?
Aanenson: Well we've got an opinion from the Attorney on that church's use
is basically, they're permitted in pretty much any zone. Because this is a
PUD, it's kind of an anomoly but we said the first thing is, well our first
' choice is to leave it industrial park but then we looked at it. It's a
corner piece and it's going to be buffered and then we felt, really for the
residents on the other side of the street, and the massing of the building
and what would it hurt this 2 acres. It may be a good buffer use.
Ledvina: I would also agree with staff conditions. No other comments.
' Conrad: I agree with the staff report.
Batzli: I was backtracking. Steve, do you want to?
Emmings: I just wondered if there was something, is it okay to amend a PUD
that hasn't been finally?
Aanenson: Yes. That's why we're doing it. Calling it an amendment to
this PUD. We have a precedent set. I mean we're following procedure on
the PUD ordinance that allows for an amendment that hasn't been final, yes.
Emmings: Oh okay.
Aanenson: But we did leave off the number which is important. The PUD
number 91 -4.
Batzli: Okay. Ladd, you didn't have any comments? Tim.
' Erhart: When we lay these things out, both in the Comp Plan and in the PUD
amendment, or the PUD plan here, do we take into consideration the tax
issue and where we site churches? Or is that too detailed for that level .
of planning?
Aanenson: The only concern we did have originally was the assessment for
the new Bluff Creek sanitary sewer and water, but as Dave has pointed out,
that they'd be required to pay those assessments anyway.
Erhart: They'll pay for that, yeah. So there's no concern or no master
plan where we put churches with regard to the lack of tax input?
Aanenson: I don't make that.
Erhart: Because we did the Comp Plan.
1
11
Planning Commission Meeting
December 2, 1992 - Page 33 1
Batzli: How big is the entire PUD?
Aanenson: 90 acres.
Erhart: The questiok would be, if you started opening up, I personally
have no, I think it's a great place for a church so I'm just pointing out,
if you just start taking, all of a sudden I mean we've got one very large
parcel in town here that doesn't pay taxes now. You start getting a
collection of parcels that doesn't pay taxes, sooner or later you erode t
basis on which we planned out development to the community in terms of
where do the taxes come to pay for the staff and community and so forth.
was just wondering if anybody's looking at that...
Aanenson: We had the same concern but I'm not sure there's a good answer
for that. 1
Erhart: So with regard to that, perhaps if there's any recommendation at
all, it's to look at what in the future, if we look at another thing like,
this, maybe some more background on.
Batzli: Well, we looked at this before. We looked at this about 3 or 4
years ago when we talked about having some sort of condition, you know
they're not closer than a couple miles apart or something because we talk
about it in connection with Tanadoona and then when Eckankar came in and we
wera taking big chunks of land out of the city. And we talked about that"
at a meeting. And I don't remember where that went but as I recall, we
gave it up.
Conrad: I don't think little issues like this, we don't need to be
concerned. I think the Eckankar parcel was a major concern but 2 acres
here and there, we can't control that. We can't plan that. This is beyo
what we need to really forecast. The major 50 acre thing taken off the t
roll, I totally agree Tim.
Erhart: Okay. With that then the only thing I'd change is then is when
make a recommendation. We're recommending the PUD amendment for a church
at this location. Not necessarily a Jehovah Witness. That was your point.
Okay. The only comments I've got.
Batzli: Okay. I don't have any additional comments.
Aanenson: Can I just set one comment that you had Brian. I think you ma
a good comment that I hadn't thought of and that was the preschool use. I
not sure if that's a concern to you or not but I guess I was looking at
approving the church use itself and I'm not sure if you want to look at II
expansion or ancillary type uses they would have. If you want to put any
conditions on that.
Batzli: Well that was the interesting thing because we were approving thf
3s .1 + r +F c _ i.'.v h particular aoplicant's church. And I
uut a
for a moment that they determine that this parcel was unsuitable and
another church came in and developed it. And ran preschools and did
1
Planning Commission Meeting
December 2, 1992 - Page 34
things, then it might not be such an ideal location given, you know, I
don't know.
' Aanenson: It's something to think about. I hadn't thought about it.
' Ahrens: I don't think, I think if you allow a church, we have to allow
whatever they do in that church. If it's preschool.
' Batzli: But then we should evaluate the location in light of other
activities.
Ahrens: When that proposal comes through.
Batzli: Right. I think so.
' Aanenson: They would still have to go through site plan review.
Richard Taylor: I just want to make a comment, in case you didn't know
' that we do have a contract with the 92 Audubon Partnership. Solid
contract. Large amount of money down and we have a solid preliminary
approval with the Chaska Bank for the remainder of our loan. Very large
downpayment so it should close on January 10th. We should be in there.
' Batzli: Okay. I don't have any other comments. Is there a motion?
' Emmings: I'll move the Planning Commission recommend approval of the
proposed PUD amendment allowing for a church on Lot 1, of the Chanhassen
Business Park as shown on the proposed plan amendment to the Chanhassen
Business Center PUD dated November 4, 1992 subject to the conditions in the
staff report.
Batzli: Is there a second?
' Ahrens: Second.
' Batzli: Is there any discussion?
Ledvina: Do you want to add the PUD number 91 -4? Is that something we
want?
Aanenson: Yeah, got it.
(Jeff Farmakes had left the meeting and did not vote on the remaining items
of discussion.)
' Emmings moved, Ahrens seconded that the Planning Commission recommend
approval of the proposed PUD amendment allowing a church on Lot 1 of the
Chanhassen Business Park as shown on the proposed plan amendment to the
Chanhassen Business Center PUD #91 -4 dated November 4, 1992, subject to the
following conditions:
1 The rlr ; vP, • fn 1_nt 1 shat 1 ha oerDendl ^U 1 a r +0 41 ihnn Pr a d ar'd sha l l
be located to tie directly into the Stockdale's driveway to the east.
Planning Commission Meeting
December 2, 1992 - Page 35
2. Lot 3 shall not have direct access onto Audubon but rather from the
extension of Lake Drive West.
3. Submittal of an acceptable site plan in compliance with the developit
standards /guidelines established for this PUD.
All voted in favor and the motion carried unanimously.
1
Batzli: When does this go to the City Council?
Aanenson: Well we've directed the applicant, the owners of the property I
that we'd like to see this final platted and we're trying to push this with
the final plat because we've gone in there and condemned to get sewer I
through there to benefit their property and we'd like to see them final
plat this. So we're hoping that we can put this all together and do it in
January.
Emmings: Is the weather station still, they're still planning to build
weather station?
Aanenson: Yeah, they're supposed to be operational by June of '94 so we I
expect to see them shortly after the first of the year too.
Batzli: Okay, thank you for coming in. 1
PUBLIC HEARING: I
CONCEPTUAL PLANNED UNIT DEVELOPMENT PROPOSAL FOR APPROVAL TO REZONE 178
ACRES OF PROPERTY ZONED A2, AGRICULTURAL ESTATE TO PUD, PLANNED UNIT
DEVELOPMENT LOCATED AT THE SE QUDRANT OF HIGHWAYS 5 AND 41 AND NW QUADRANT
OF WEST 82ND STREET AND HIGHWAY 41, GATEWAY WEST BUSINESS PARK, OPUS
CORPORATION.
Public Present:
Name Address
Michele Foster Opus Corporation '
John Uban Dahlgren, Shardlow and Uban
Peter Olin MN Landscape Arboretum
Paul Paulson 3160 West 82nd Street
Bruce Perkins 125 West 82nd Street
Harry Adams 115 West 82nd Street
David Dungey 105 West 82nd Street
Kate Aanenson presented the staff report on this item. Chairman Batzli
called the public hearing to order.
John Uban: I'll just give my name. It's John Uban, consulting planner I
working with Opus Corporation. What I'd like to do is show you some of the
things we showed the Highway 5 Task Force so I can kind of reiterate and
discuss a little bit about some of their concerns and comments. And then'
show you...illustrate to you a little better what our intentions are.
Since the last time we met, we made some changes to the plan and I think
staff has shown._.
1
II City Council Meeting - January 25, 1993
I FINAL PLAT APPROVAL AND PUD AMENDMENT FOR A CHURCH. LOCATED SOUTH OF THE
CHICAGO. MILWAUKEE. ST. PAUL. AND PACIFIC RAILROAD AND EAST OF AUDUBON ROAD.
CHANHASSEN BUSINESS CENTER. RYAN CONSTRUCTION.
II Public Present:
1
Name Address
I John & Eileen Hiltner 3272 Lakeshore Circle, Chanhassen
Randall & Joan Johnson 8580 Magnolia Trail #109, Eden Prairie
II Gary J. Harju 5985 Mill Street, Excelsior
Carol & Amy Curle 110912 Von Hertzen, Chaska
Richard & Effie Taylor 7365 Howard Lane, Eden Prairie
Marty & Shirley Andreasen 19330 Vine Ridge Road, Shorewood
II
Scott & Jule Eggen 5701 Bluebird Lane, Minnetonka
Stephen Kern 6540 Devonshire Drive, Chanhassen
Dick & Cynthia Walker 425 Chan View, Chanhassen
II William & Marilyn Stewart
Mark Berger 17005 Honeysuckle lane, Eden Prairie
15200 18th Avenue No.
John & Judy McDaniel 6502 Grand View Drive, Eden Prairie
II John Dietrich RLK Associates, 922 Mainstreet, Hopkins
Willy Molnau 8541 Audubon Road, Chanhassen
David Stockdale 7210 Galpin Blvd, Chanhassen
I Kate Aanenson: Ryan Construction is seeking final approval for their plat.
This plat, just to bring you back up to date was approved, preliminary approval
almost a year ago. At that time it had 12 lots and 2 outlots. When we put
II together the PUD we approved it with a mix of 20% office, 25% industrial and 55%
warehouse and have a total of about 700,000 square feet of building mass.
Since that time they are looking at selling off one of the lots for a Jehovah
Witness Church. Since we put this together as a PUD, we limited the uses to
II office, industrial and warehouse so what they're requesting tonight is to amend
the PUD to allow for a Jehovah Witness. And then secondly what they're looking
for is final plat approval and for the PUD approval. So first, let me address
1 the PUD amendment. This lot up in here, Lot 1 is where they're looking at
locating the church. As you recall, this lot was the only lot that had access
onto Audubon. For clarification this is on the west side of Audubon, just so
I everybody knows where we are. This lot was the only lot that had direct access
on Audubon. What they're proposing now, I'll show the original a little bit
larger scale. Here's the original proposal...lot and then Lot 2 and 3,
approximately respectively 3.3 acres and Lot 3, 4 acres. What they're
I
recommending then is reducing the size of Lot 1 and increasing the size of Lot 2
and 3. If I can address the two concerns that staff had. They really fall into
two issues. One, amending the PUD to allow for this type of use. And secondly,
I how it effects the modification of the subdivision. First the use itself.
Obviously this is an industrial park and it's the City's, I think first desire
to see that industrial uses be located in here. Although this is not unusual to
I see a church in an industrial park, where we have it with a Lutheran Church
located on Lake Drive. Staff could support a church at this location by the
fact, as I mentioned previously, that it is the only lot that has access onto
Audubon Road so it's kind of separated itself from the rest of the industrial
II park. The rest of the industrial park would have access via Lake Drive. A
little bit different orientation with that use. In addition it may provide a
1 32
II
City Council Meeting - January 25, 1993 1
better buffer use and also the fact that it's a lower profile building. It kind
of reduces the massing and may be blending more than the office use that they
were looking at there as far as height and scale. The other concern that we had
is that when we put together this PUD we had specific, we call those specific
issues as far as signage, building materials. I did pass out, there's some
pictures up there you may want to look at but we did relay to the Jehovah
Witness that if they were looking at this, that they would have to conform to
the standards that we laid out in the PUD, and it's our understanding that they
can meet all those standards as far as the design itself. Then the second issue
to talk about would be the subdivision modification itself. As I mentioned
previously, the lots would be reconfigured as far as the size. The one concern
that we did have was the access of this driveway point. Mr. Stockdale, who's
here tonight, owns the property across the street and it's our understanding
that he may be looking at platting his property. I guess our concern there is
that we would like to see a T intersection and maybe some modification if he
does go forward here shortly with a subdivision on that property. That we do
try to tie those driveways in. In addition, they have proposed a separate
access on Lot 3 onto Audubon, and staff and the engineering department would
recommend that access be gained from Lot 3 off of Lake Drive and not onto
Audubon. With that I'd just like to talk about the final plat again. Again,
this one will be modified to show the smaller lot. At this time the only lot
that they'll be finaling would be this lot here for the Jehovah Witness and
the Weather Station lot which is the larger lot over here. The rest of them
will be all platted in outlots. There will be three separate motions that are
required. One would be the PUD amendment. Secondly, the final plat amendment
with those conditions. If I could just have you, on the final plat there was a
concern from the applicant about condition number 13, which is on page 6. They
had concerns about the assessments on the outlots and we have spoken to them
about that and stated that the assessment should be appealed at the time of the
hearing. The assessment hearings. And the third motion that you'll be looking
at tonight would be approval of the preliminary and final development plan for
the PUO and those spell out, as I mentioned earlier also, the building material
and design. The Planning Commission recommended approval of the amendment for
the PUD allowing for the church to go in there and again what we recommended is
that the church be located only on Lot 1 and no other lots be allowed in, church
lots be allowed in that development. And they also recommended approval of the
final plat and the PUD.
Mayor Chmiel: A couple questions that I have. If we allow one church in, how
can we not allow any others?
Kate Aanenson: We're not stating which church. We're just saying one. In the
PUD we're allowing, we spell out what uses we want to go in there. Just like we
said, with a mix of office, industrial and warehouse. We call out what mix we
want in those too. '
Mayor Chmiel: And that end lot on Audubon would be facing towards the
residential?
Kate Aanenson: Correct. That's why we felt it was.
Paul Krauss: Actually it would face to another industrial site across the
street.
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City Council Meeting - January 25, 1993
II Mayor Chmiel: Yes, that's where the Weather Bureau's looking to go.
Paul Krauss: Directly due east across Audubon from the church site is another 1
' industrial site. Residential starts further south.
Mayor Chmiel: Yes. But, okay. Alright. I'm just looking at that north arrow.
The north side of that. To the south you're saying it's going to be there.
II Kate Aanenson: That's Mr. Stockdale's property.
I Paul Krauss: Well no. Where this street comes in is the dividing line. It's
industrial here and residential there.
' Councilman Mason: Okay, well then this map that we have here is inaccurate
then?
Kate Aanenson: The plat map?
I Councilman Senn: It has it reversed. It has Chanhassen Lakes Business Park
there and Susan Hills is up there.
' Councilman Mason: Just the opposite Paul.
Mayor Chmiel: That's what I'm.
II Councilman Senn: That's Lake Susan Hills and Chanhassen Lakes Business Park.
II Councilman Mason: But you know that's right though. The Business Park is on
the other side.
I Paul Krauss: But see, Mr. Stockdale's property is an exception of what was'
platted in the Lake Susan Hills plat but that's the property that's owned by
Redmond. It's the industrial portion of what was the original Lake Susan Hills.
Councilman Mason: Okay. Alright.
Mayor Chmiel: Okay. Is the applicant here wishing to address Council at this
I time? Are you in agreement with what staff had said. Would you please come
forward to the microphone please and state your name and your address please?
Dick Taylor: I'm Dick Taylor, 7365 Howard Lane, Eden Prairie. Just to be very,
mm very brief. This congregation was formed a year ago last September. We've
looked at over 30 pieces of property. This one here, .since we've been formed
we've been meeting in Minnetonka, which is out of our territory. This piece of
I property happens to be right in the middle of our territory so it's a good blend
for us. Just to tell you that our meetings, if we had a Kingdom Hall there, our
main three meetings would be Tuesday night and Thursday night at 7:30 and Sunday
' morning at 9:30. So we would not be there during heavy traffic areas which
would lend for this piece of property, from what I understand. We're just
willing to cooperate in any way with whatever the City Council wants and
cooperate with the neighbors. We're a quiet group and I think it would lend
I
itself to the property.
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1
City Council Meeting - January 25, 1993 1
Mayor Chmiel: How many members in the congregation? 1
Dick Taylor: Well, there's about 105. We have about 140 that associate there.
Mayor Chmiel: Any other questions? Thank you. Willy, would you like to come
up?
Willy Molnau: I'm Willy( Molnau, 8541 Audubon Road. I guess I am what you call,
you put the horse in front of the cart instead of the back. I should have came
to a meeting a year ago. Is that map upside down?
Kate Aanenson: No. 1
Willy Molnau: Which way is north on there?
Kate Aanenson: Here.
Willy Molnau: Well every announcement I ever saw, it says located south of
Chicago, Milaukee railroad and east of Audubon Road. The sun comes up in the
east at my house and everything you're talking about is on the west side of
Audubon. So how can you plan a project when you're in the wrong ballpark? Oh
really. That's no laughing matter. It says right on here, east of Audubon.
This man here's business is east of Audubon. How come nobody ever straighten
this out?
Mayor Chmiel: I'm glad that you caught it.
Willy Molnau: I mean Chanhassen is either upside down or you can't even plan
something because you guys don't know what you're talking about. You're on the
wrong side of the road.
Councilman Senn: I'm glad you finally straighten me out. I've been asking Mike
here for 10 minutes where this is and I've been trying to figure it out.
Councilman Mason: Well you know some people say the sun never sets on
Chanhassen so maybe that's what's going on here.
Mayor Chmiel: Okay. Good point. Thank you. 1
Willy Molnau: I'm just trying to help out.
Mayor Chmiel: Anyone else wishing to address this? Okay. Mike, you've got 1
everything pulled out there.
Councilman Mason: I do. I'm basically okay with everything that's going on
here. I'm curious to know the loss of taxes. I mean that to me, I mean it will
be something but I don't, I'm curious. How much will we be losing because of
that?
Mayor Chmiel: Don, do you have any idea?
Don Ashworth: As a church it does not pay taxes so the only response would be
if you would ask us to calculate what a similar sized facility would be paying
35 1
1
II City Council Meeting - January 25, 1993
II in taxes. I haven't made that calculation but how many square feet are we
talking about? 4,000 square feet.
1
Councilman Senn: How many square feet of land. How many square feet of land I
' think is more the issue.
Don Ashworth: The building's 4,000 square feet.
I Mayor Chmiel: Yeah, 4,000 square feet for the building in itself. The property
would be in addition to that. So you have to figure both.
II Don Ashworth: Approximately $10,000.00 would be the tax on, if you put in a
4,000 square foot industrial building there, taxes would be approximately
' $10,000.00.
Councilman Senn: Including the land?
Don Ashworth: No.
Councilman Senn: That's what I wanted to clarify.
II Don Ashworth: I'm using $50.00 a square foot. I don't know if I'm high or low.
I don't know if land would add that much to it. ...so the $10,000.00 is
probably high.
II Mayor Chmiel: Okay, I think that maybe addresses some of your concerns?
II Councilman Mason: Yes. Really my only concern.
Mayor Chmiel: Mark.
II Councilman Senn: To me I guess the only issue is the location of this type of
use in a commercial /industrial area and we've got such a short supply of
commercial /industrial land. My problem I think is really taking it off the tax
I rolls. Especially in our higher tax areas that we need badly. And I don't
really think that's an appropriate use for an industrial park. I know we have
the one but I think that was there a long time ago before a lot of our current
I codes and ordinances were put in place to prevent that type of thing from
happening again and stuff so I would just have a hard time going along with
allowing it to happen again.
II Mayor Chmiel: Okay. Colleen.
Councilwoman Dockendorf: I guess I'm on the opposite side of the fence from
I you Mark in terms of, I like it. I think it's, as the staff report says, it's a
nice buffer between the industrial park and the residential area. And seeing
that, I've driven it and seen where it will be and I guess I didn't make that
' connection from the west side. That shows a little bit of my sense of
direction. It will probably be the first thing that you see as you drive south
and I think that's nice. Given what the other structures in the metropolitan
area have been as far as nice brick buildings, I think it will be pleasant to
II look at when you come in from that road and I think churches and other, churches
36
City Council Meeting - January 25, 1993 1
are an important part of a community and I don't have a problem foregoing the
taxes in order to allow diverse congregations into our community.
Mayor Chmiel: Okay. One of the, the only concern that I've had with this is
putting it within the industrial park. As he was mentioning that that would
have Tuesdays, Thursdays and Sunday would not provide any or would not cause any
problems as far as traffic flow or congestion or some real concerns. Taxes is
one of the ones that of course I'm concerned with because that's what we live
off of within our city. Not that we are in any position of saying, one way or
the other, regarding the site. There are other locations within the city that a
church could still be located without any real given problems and we welcome all
churches within the community as we have over the years. This is going to
require a 4/5 majority vote this evening. And in the event that we choose not
to proceed with this project, I would suggest that we also have some Findings of
Fact for the denial. I don't want to put us in a very precarious position
regarding this. And then again too, that lot, Block 1 and Lot 1 as it's
indicated, if we were to have someone come in to the community that wanted to
build a commercial or industrial building, that can always be extended and given '
a little more area as well. So we're not just definitely tied down to just
what's there now. I'm assuming, or presuming that there's enough space for
total parking contained within the site. What's the footprint of the proposed
building that would be coming.
Kate Aanenson: Are you talking about the acreage?
Mayor Chmiel: Yes. And if you're looking at roughly anywhere from 100 and some
to 140 as a total number.
Kate Aanenson: 2 acres. It was reduced down to 2 acres from 6.
Councilman Mason: Lot 1 was right? '
Kate Aanenson: Right.
Mayor Chmiel: I guess I'm just sort of thinking out loud here. ,
Councilman Senn: Well I think from that standpoint, I guess it would be right
now, at least at this point my intention to vote no, so I don't know how the
rest of you feel. But if the rest of you feel that you like it, then maybe the
applicant should withdraw and bring it back in when Councilman Wing's here and
has a chance of getting 4/5 and by then I may change my mind but right now I'm
not so inclined.
Mayor Chmiel: I appreciate the openness on that. Making the church aware.
Yes, would you like to come forward and please state your name and your address
as well please.
Stephen Kern: My name is Stephen Kern. I live at 6540 Devonshire Drive in
Chanhassen. Mr. Mayor and Council members. Just a couple of points as far as
discussing so far. Our meetings are Tuesday night and Thursday night and a big
concern was, because that one lot had to have a driveway coming onto Audubon,
that we were solving a major problem that staff had that of having an office in
thatlot, having daytime traffic because you have a little bit of a rise over the
37 '
II City Council Meeting - January 25, 1993
II bridge and that extra traffic in and out of Lot 1 during the day would be much
more of a hazard than our situation, evenings and weekends. The requirements
for parking with the building that's been presented, which I have some sheets
here that are the actual elevation drawings on three views. If you'd like to
see them, I could share them with you now. And also we have presented to staff
complete site plan and within the site plan it already configures to all the
zoning requirements, parking requirements. It's a building that would have 208
1 seats and there's requirement for 3 parking spaces for each every 3 seats. So
there's a r =, ;irement of 68 parking spaces and this has 72 plus handicap
parking. . worked very close with Ryan Construction and RLK Engineering to
' make suyr- ihat those things were addressed. The point that was brought up about
being aL :- to locate somewhere else. We've been working with approaching Jo Ann
and Kate for the last 18 months. Since we first came to town we immediately
I pursued land, and we have discussed specific conversations with Jo Ann and
others, 7 or 8 residential sites that looked good but we were constantly shut
down. There were problems with not being on a collector street. Or some
residential areas have strict covenants and so you cannot put any kind of a
I building other than a very expensive home in that neighborhood. There was one
spot on Lake Lucy Road and Powers Boulevard, the southwest corner, which is a
little piece of Kerber land left yet. It's 3 proposed lots or so but then as
' that was looked at, there's some large trees right where we'd want the parking
lot and they wouldn't want those nice trees taken down. And we came down to the
process of elimination that there is nothing else at this time available to us
in the city other than this lot. And that's why Bob Morehouse and the Audubon
I 92 Partnership thought it was a great idea. From the standpoint of addressing
our needs in a city that has had a great many restrictions, and we received
copies of all the ordinances that would be applying to a church and there are
I very many. Very strict and at the same time we looked at everything that would
be required to fit in with this situation here in the Chanhassen Business
Center. It was just interesting too in the staff report, the original staff
I report on page 6. It was lending itself to a great variety of uses which is why
here you have a weather station coming in. And it talks about research centers,
servicing light distribution purposes, auxilliary services type buildings. So
the original presentation was an industrial park that in a sense would be very
I versatile to a lot of uses. And then since our buildings are designed to look
much like a dentist office or any other office, we feel it would be an excellent
place and if we do end up somewhere else, that would also take a few tax dollars
' off the rolls but we have a majority of our congregation lives in Chanhassen.
Paying taxes. Nice homes and we'd very much appreciate being able to be here in
this industrial park. Thank you.
II Mayor Chmiel: I guess one of the points that I'd like to just reiterate is, one
of the Council has indicated that he would vote no at this particular time. And
having one council member absent, it would just automatically deny that. The
I suggestion was that you withdraw this at this time and have it put on the next
Council agenda when we have our other councilman here. Unfortunately he would
have been here this evening but he is a piloting a Northwest Airline plane,
I which his schedule got a little fouled up. He normally is always here but
because of that I think it would behoove your congregation to consider
withdrawing at this time and asking that this be put on the next Council
meeting. Because if we go to a vote, it would probably wind up 3 to 1 or 2 to
II 2.
' 38
1
City Council Meeting - January 25, 1993 1
Stephen Kern: Okay. I was trying to persuade the individual council member. 1
Councilman Senn: I'm not sure I'm the only one but.
Stephen Kern: And if that'd be the case, then we would go along with that 1
recommendation.
Councilman Senn: Mayor, I guess one thing I'd like to see happen too that may
go a long way towards satisfying my concerns is I guess I'd like to see more
history on this. I'd like to see what other sites were considered and I'd like
to see the reasons why those sites were determined to be inappropriate. 1
Mayor Chmiel: Okay. Can you make sure Kate?
Councilman Senn: I heard some there that sound better to me than this but
that's just on the surface so I guess I'd like to get some more specifics on
that.
Mayor Chmiel: Why don't you furnish it to the entirety of the Council so we can '
see those.
Paul Krauss: We'll need to get a lot of that information from them because I 1
think we're only aware of 2 or 3 of them.
Kate Aanenson: Yeah, I haven't worked with them as much as he led so I think we
need to get some clarification on that.
Councilman Senn: I guess I'd like to see that. '
Councilman Mason: Could I just quick comment?
Mayor Chmiel: Sure. 1
Councilman Mason: I want to thank Councilwoman Dockendorf for her comments. I
thought they were very well put about diversity and if this in fact is the only
viable alternative for them, the point raised about traffic on Audubon Road is a
very good one and I think that the church certainly would help that issue out
with Tuesday evenings, Thursday evenings, and Sunday mornings. And yeah, as it
stands right now I would support it but I also think it might behoove to have it
pulled from this one and voted on in 2 weeks.
Mayor Chmiel: Very good. We will so do that with the applicant's request. We
can put it on next Council meeting, yes. And that will be February the 8th.
Okay.
Councilman Mason: Now, do we then vote on everything else here? '
Mayor Chmiel: No. If it's being withdrawn.
Councilman Mason: Well, just that one portion of it.
Kate Aanenson: The rest of the plat. You may want to ask the applicant who's
here on that if they would like to proceed without because they're trying to
39
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City Council Meeting - January 25, 1993
final out the church as one of the lots. If the church doesn't go forward, they
may not want to final plat. So there is someone here from RLK representing Ryan
Construction.
Mayor Chmiel: Alright, why don't we have that addressed.
John Dietrich: Councilmembrrs, Mayor. If the plat for the Chanhassen Business
Center, it does not go through tonight, I would also say we would like to come
back to the next Council meeting and do everything at one time and try to
resolve any final issues that are still outstanding on it.
r Mayor Chmiel: That's still going to require a 4/5 all the way through for
everything.
Roger Knutson: The platting just requires a simple majority. It's the
amendment to the PUD that requires it.
Councilman Mason: So with that I'd move to table until the, tabling Chanhassen
Business Center PUD Amendment, Final Plat and PUD approval until the February
Council meeting.
r Mayor Chmiel: Okay, is there a second?
' Councilwoman Dockendorf: Second.
Councilman Mason moved, Councilwoman Dockendorf seconded to table Final Plat
Approval and PUD Amendment for the Chanhassen Business Center until the City
Council meeting February 8, 1993. All voted in favor and the motion carried.
AUTHORIZE PREPARATION OF A FEASIBILITY STUDY FOR UPPER BLUFF CREEK UTILITIES
PHASE II. PROJECT 91 -17B.
Charles Folch: Attached to your staff report you will find two petitions
' received from Carlson and O'Shaughnessy properties. At the last Council meeting
you'll recall that representatives from Opus and the Gateway Business
Partnership publically requested that trunk utilities be extended through the,
or to include the Phase II portion of the Upper Bluff Creek improvement project.
These 3 property owners represent the majority of the land that would be
effected by this project. The project would begin at the Phase I's current
terminous which would be on Galpin Boulevard through the proposed Hans Hagen
I property. It would extend north along Galpin and then west through the
O'Shaughnessy and Gateway Business Park property. An estimate has been received
by Bonestroo to prepare the study at $7,200.00. As consistent with past policy
on these types of projects, we would recommend that the parties petitioning for
II this improvement project be required to provide the monies to secure the cost of
the study. Staff is empathetic to the Council's concerns in relation to the
Trunk Highway 5 corridor situation as expressed at the last meeting and although
II staff does believe that this study could be undertaken over the next few months
and would be prudent to basically wait to proceed any further in ordering the
project until the results of the Highway 5 corridor task force study are known.
With that, it is therefore recommended that the City Council authorize the
I consulting engineering firm of Bonestroo to prepare the feasibility study for
the Phase II of the Upper Bluff Creek Trunk Utility Improvement Project #91 -17B
40
1