1d. Plat approval to subdivide 3.9 acres into 4 lots, Gateway 1st addition 1 C ITY O F PC DATE: 11/18/92 I
1 \\, I , CIIAHAI CC DATE: 12/14/92
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CASE .9 1 -1 SUB
B : Olsen:v
1 STAFF REPORT
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I PROPOSAL: Preliminary plat to subdivide 3.9 acres into 41ots of 18,726 sq. ft., 20,300 sq. ft.,
72,145 sq. ft. and 58,179 sq. ft., Gateway 1st Addition
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Z : . :C . ) LOCATION: NE corner of Hwy. 5 and 101, directly north of the Amoco Station
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I � APPLICANT: Brad Johnson
Q Lotus Realty
P. O. Box 235
1 Chanhassen, MN 55317
PRESENT ZONING: BH, Highway Business District I tf',
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ACREAGE: 3.9 acres - -
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DENSITY:
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1 ADJACENT ZONING
AND LAND USE: N - railroad . -.._2..t- -iL
Q S - BH, Amoco Station
E - BH, Apple Valley Red -E -Mix
I 0 W -Hwy. 101
I W WATER AND SEWER: The site has sewer and water.
I (n PHYSICAL CHARACTER.: The site is developed except for Lot 4 which is vacant
I 2000 LAND USE PLAN: Commercial
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Gateway 1st Addition 1
November 18, 1992
Page 2 i
PROPOSAL /SUMMARY
The subject site recently went through a subdivision in 1991, to create the lot for the Valvoline 1
site. The subdivision created two remnant parcels on either side of the Valvoline site. A
condition of approval was that the whole site would be platted to combine the remnant parcels
with adjacent lots (Gary Brown's car wash and the Hanus site). Since the previous subdivision,
the City Housing and Redevelopment Authority has purchased the Hanus site, the road right -of-
way and the property east of the Hanus building. The proposed subdivision combines the above
mentioned remnant pieces with Gary Brown's property (Lot 1) and with the City property (Lot
3). The proposed subdivision also creates Lot 4 (which is owned by the City) and maintains the
Valvoline site (Lot 2) as previously subdivided.
The City recently completed improvements to W. 79th Street servicing the car wash, Valvoline
and the Hanus building. The improvements brought the street up to city standards and provided
landscaping. The street improvements end with a cul -de -sac at Lot 3, Block 1. The plat provides
right -of -way to service Lot 4, Block 1 (shown as W. 79th St.). The right -of -way must be
increased to 60' so that a full street section can be constructed to service Lot 4 The Apple
Valley Red -E -Mix property is directly adjacent to Lot 4 (south and east). The City is in the
process of acquiring the Red -E -Mix property. Lot 4, Block 1 and the Apple Valley Red -E -Mix
property will most likely be developed together. Staff is recommending that Lot 4, Block 1 be 1
platted as an outlot so that when it is proposed for development in the future, dedication of right -
of -way for access to it and the Apple Valley Red -E -Mix property can be determined and the
properties can be replatted to create buildable lots. 1
All of the lots meet the Business Highway requirements. Lot 1, Block 1 is below the 20,000
square foot requirement, but this is an existing situation, and in fact the lot is being made larger 1
by this subdivision. The preliminary plat provides a "clean" subdivision, removes non - buildable
remnant parcels and provides right -of -way to service the lots. Staff is recommending approval
1 of the preliminary plat with the stated conditions.
PRELIMINARY PLAT
The preliminary plat is proposing to create 4 commercial lots. Three of the lots are already
developed and the fourth lot (Lot 4) could be developed separately or combined with the adjacent
parcel (Red -E -Mix). Both Lot 4, Block 1 and the Red -E -Mix property will eventually be under
City ownership. Staff is recommending that Lot 4, Block 1 be platted as an Outlot so that it can
be replatted in the future to be developed along with the Apple Valley Red -E -Mix property. The
preliminary plat is combining two remnant, unbuildable, parcels with adjacent property, which
was a condition of approval of a previous subdivision creating the Valvoline site.
The right -of -way provided on the plat, shown as W. 79th Street, must be increased to
accommodate a city street section to service Lot 4, Block 1. Staff is recommending that the
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1 Gateway 1st Addition
November 18, 1992
I Page 3
right -of -way be increased to cover the northerly 60' and westerly 10' of the northerly 65.89' of
1 Lot 3, Block 1. The increased right -of -way will cross into the existing Hanus building. The City
has the right to remove the three most northerly stalls in the Hanus building if necessary. If the
street is improved the Hanus building would have to be altered. Until this happens it is
I permissible to plat right -of way across an existing structure.
Compliance Table
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Lot Frontage Depth Easements Use
1 Area
Ordinance 20,000 100' 150' 10' F/R
1 5' sides
Lot 1 18,726* 149' 126'* 10' Brown's
1 5' Car Wash
Lot 2 20,300 141' 148'* 10' Valvoline
1 5'
Lot 3 72,145 285' 192' 10' Hanus
1 5' City owned
Lot 4 58,179 178' 172' 10' Vacant
* Pre- existing condition
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Miscellaneous
1 The name of the plat, Gateway First Addition, is similar to another proposal the city is reviewing,
Gateway West Business Center (Opus Corporation). Staff is recommending that this proposal
1 name be changed to avoid confusion.
PLANNING COMMISSION ACTION
1 The Planning Commission unanimously recommended approval of the preliminary plat with
staff's recommended conditions.
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Gateway 1st Addition 1
November 18, 1992
Page 4
111
RECOMMENDATION
Staff recommends the following motion:
"The City Council approves Preliminary Plat # 91 -1 as shown on plans dated October 19, 1992, 1
with the following conditions:
1. Lot 4, Block 1 shall be platted as Outlot A.
2. Right -of -way shall be dedicated along the northerly 60' and over the westerly 10' of the
northerly 65.89' of Lot 3, Block 1.
3. Cash in lieu of park land dedication shall be required at the time of building permit 1
issuance.
4. The plat name of Gateway First Addition shall be changed." 1
Attachments
1. Memo from Dave Hempel, Sr. Engineering Technician dated November 3, 1992.
2. Planning Commission minutes dated November 18, 1992.
3. Plat dated October 19, 1992. 1
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CITY OF CIIANHASSEN
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690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
' MEMORANDUM
' TO: Jo Ann Olsen, Senior Planner
FROM: Dave Hempel, Sr. Engineering Technician
' DATE: November 3, 1992
' SUBJ: Review of Preliminary Plat for Gateway First Addition
File No. 92 -18 Land Use Review
STREET ACCESS
' The parcel is currently served by 79th Street which is a dead -end cul -de -sac off of Trunk
Highway 101. The preliminary plat proposes sufficient right -of -way for existing 79th street
except along Lot 3. The City's typical street section for commercial /industrial type use is
' 80 feet wide. However, due to the existing site characteristics (existing buildings and
railroad corridor), the right -of -way could be reduced to 60 feet wide and still function
efficiently. The building, however, would encroach within the new right -of -way. With the
' uncertainty of development east of Lots 3 and 4, it may be prudent to leave Lot 4 as an
outlot at this time and dedicate a 60 foot wide right -of -way through Lot 3 together with
additional right -of -way along the westerly side of Lot 3 to provide a 10 -foot buffer outside
' of the easterly curb line of the cul -de -sac. This can be accomplished either by providing a
60 -foot wide radius from the center of the cul -de -sac through Lot 3 or moving the northerly
65.89 feet of the west lot line easterly approximately 10 feet.
GRADING AND DRAINAGE
The proposed plat is essentially developed with the exception of Lot 4. Storm water runoff
is conveyed through the downtown's storm sewer system and is retained in existing ponding
areas. Lot 4 is a vacant lot at this time and future considerations regarding drainage will
be reviewed with the site plan submittal.
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or PRINTED ON RECYCLED PAPER
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Jo Ann Olsen 1
November 3, 1992
Page 2
111
UTILITIES
Both municipal sanitary sewer and water service is available to all four lots. Currently, the
three existing buildings are connected to City sewer and water. 1
RECOMMENDED CONDITIONS OF APPROVAL
1. Lot 4 should be changed to an outlot and right -of -way should be dedicated along the
northerly 60 feet and over the westerly 10 feet of the northerly 65.89 feet of Lot 3. 1
2. The City currently has a preliminary plat proposal in the concept stage for another
development named "Gateway Addition ". It is recommended that this plat name be
changed to something other than Gateway First Addition to avoid possible confusion.
ktm 1
c: Charles Folch, City Engineer
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CHANHASSEN PLANNING COMMISSION
REGULAR MEETING
NOVEMBER 18, 1992
' Chairman Batzli called the meeting to order at 7:35 p.m..
' MEMBERS PRESENT: Tim Erhart, Ladd Conrad, Matt Ledvina, Steve Emmings,
Brian Batzli and Jeff Farmakes
MEMBERS ABSENT: Joan Ahrens
' STAFF PRESENT: Paul Krauss, Planning Director; Jo Ann Olsen, Senior
Planner; Sharmin Al -Jaff, Planner I; and Dave Hempel, Sr. Engineering
' Technician
' PUBLIC HEARING:
PRELIMINARY PLAT TO PLAT FOUR LOTS ON PROPERTY ZONED BH, HIGHWAY BUSINESS
DISTRICT AND LOCATED NORTH OF HIGHWAY 5, SOUTH OF THE CHICAGO, MILWAUKEE,
ST. PAUL AND PACIFIC RAILROAD TRACKS AND EAST OF HIGHWAY 101 ON 79TH
STREET, GATEWAY FIRST ADDITION, LOTUS REALTY.
Jo Ann Olsen presented the staff report. Chairman Batzli called the
' public hearing to order.
Conrad moved, Erhart seconded to close the public hearing. All voted in
favor and the motion carried. The public hearing was closed.
' Batzli: Tim, why don't we start at your end here. Do you have any
comments? Questions?
' Erhart: Other than this cash in lieu of parkland dedication. That wasn't
done in the previous action. A duplication?
Olsen: No.
Erhart: I guess I don't really have anything on it. It's pretty straight
forward.
Batzli: Ladd? Matt?
Ledvina: Yeah, I had just a general question. Why are we doing this at
this time? Or what's the advantage to the City? For the developer?
What's the purpose of this?
Olsen: Well it was a condition of the approval from when the Valvoline
site was created. And the benefit is because right now there's metes and
bounds descriptions. This makes it a lot cleaner. We are able to get
right -of -way that is required for access to Lot 4. It's getting rid of
two outlots. Two remnant pieces that are unbuildable so now it's
combining them with adjacent properties. That's the main reason that we.
Ledvina: It's mostly to clean up the title and straighten out the
right -of -way?
Olsen: Exactly.
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Planning Commission Meeting
November 18, 1992 - Page 2
II
Ledvina: Could this be done at the time the Red -E -Mix parcel is purchasld
and developed or is that not?
Olsen: It'd really be hard to tie that in with this. At this time the '
owners of these properties knew that they did have to go through the
platting procedure so otherwise it'd be hard to bring them all back in
once Red -E -Mix is under our ownership. At this time they're all willing'
and cooperative.
Ledvina: That's all, thank you.
Emmings: I don't have anything. 1
Batzli: Okay, you're going to wait for me to ask the question. Okay, 1
Jeff.
Farmakes: No comment.
Batzli: I have one question for Dave. The right -of -way description. JI w
did we come up with that description of the additional right -of -way that
you needed? Did our attorneys prepare that?
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Hempel: As far as the condition number 2?
Batzli: Yes.
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Hempel: On the plat there, the right -of -way on the cul -de -sac. Right now
there's no boulevard space to speak of with the existing cul -de -sac thalls
out there. What we wanted to do is get an additional 10 feet east of Alt
cul -de -sac to give us a boulevard consistent with other typical
cul -de -sacs in the city. The description of it was prepared by myself '
upon review of the plat.
Batzli: Okay, I am not a real property attorney but we should make sur
that this accurately describes what you're trying to get. I. note the
intent of the parties and everyone's agreeing but this didn't make - sens
to me.
Hempel: Okay. With the final plat we'll make sure that the additional'
right -of -way is being granted or conveyed with that final plat document.
Batzli: Okay, that's fine. Those are the only questions I had. Is thee
a motion?
Erhart: I move that the Planning Commission recommend approval of
Preliminary Plat #91 -1 as shown on the plans dated October 19, 1992 wit
the 4 conditions as shown in the staff report.
Batzli: Is there a second? 1
Conrad: Second. 111 Batzli: It's been moved and seconded. Is there any discussion?
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Planning Commission Meeting
November 18, 1992 - Page 3
Erhart moved, Conrad seconded that the Planning Commission recommend
approval of Preliminary Plat #91 -1 as shown on the plans dated October 19,
1992 with the following' conditions:
1. Lot 4, Block 1 shall be platted as Outlot A.
2. Right -of -way shall be dedicated along the northerly 60' and over the
' westerly 10' of the northerly 65.89' of Lot 3, Block 1.
,3. Cash in lieu of parkland dedication shall be required at the time of
building permit issuance.
4. The plat name of Gateway First Additional shall be changed.
All voted in favor and the motion carried.
' PUBLIC HEARING:
BEISSNER, LTD. PROPOSES THE CONSTRUCTION OF GOODYEAR TIRE AND ABRA
FACILITIES ON PROPERTY ZONED BH, HIGHWAY BUSINESS AND LOCATED SOUTH OF
' HIGHWAY 5, NORTH OF LAKE DRIVE EAST AND EAST OF THE CHANHASSEN EMISSION
CONTROL STATION:
Public Present:
' Name Address
Al Beissner 6100 Summit Dr, Brooklyn Center 55430
Randy MacPherson Abra
Tom Kotsonas 8001 Cheyenne Avenue
Gerard & Lindsay Amedeo 8007 Cheyenne Avenue
Sharmin Al -Jaff presented the staff report on this time. Chairman Batzli
called the public hearing to order.
Al Beissner: I'm Al Beissner and I'm the applicant and real estate
developer. We have entered into a purchase agreement to buy the 2 acres
of land and develop the Abra and Goodyear site as outlined. We've worked
probably 4 or 5 months with the city through maybe several site plans to
develop what we thought was compatible. This presented a little more of a
' challenge than we initially thought because we're actually facing 2 front
doors. Highway 5 is a front door and Lake Drive is a front door. And it
was difficult to determine which should be the front so in essence what
you see on the plans that we've submitted, are basically we have metal
facia on Highway 5 and we have metal facia on Lake Drive. And we've tried
to treat one as the other one because we didn't know which would be the
front door. If it's a neighborhood, they think Lake Drive is a front
door. If it's the City of Chanhassen, they think Highway 5 is a front
door so we were very conscience of our development of that. A couple of
things that I'd like to point out about the efforts that we put forth here
is that, the two buildings as they are proposed, really is a lot less
building coverage for the land than what it is zoned for. That is
Goodyear wanted double the parking requirements and that required more
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