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MEMORANDUM
TO: Todd Gerhardt, City Manager
FROM: Sharmeen Al-Jaff, Senior Planner
DATE: June 14, 2004
SUB J: Final Plat Approval to Replat Outlot C with an area of 13.43 acres,
Bluff Creek Corporate Center into 26 lots and 2 outlots, Stone Creek
Town Offices, Eden Trace Corporation
Planning Case No. 04-15
EXECUTIVE SUMMARY
The preliminary plat was approved by the City Council on May 24, 2004.
ACTION REQUIRED
City Council approval requires a majority of City Council present.
PLANNING COMMISSION SUMMARY
The Planning Commission held a public hearing on May 4, 2004, to review the
proposed development. The Planning Commission voted to unanimously approve
the proposed development.
RECOMMENDATION
Staff recommends adoption of the motion approving the final plat as specified in
the staff report dated June 14, 2004.
ATTACHMENTS
Staff Report Dated June 14, 2004.
g:\plank2004 planning cases\04-15 - stone creek town offices\executive summary for final plat.doc
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CITY OF CHANHASSEN
PC DATE:
CC DATE: June 14, 2004
REVIEW DEADLINE: June 1, 2004
CASE #: 04-15 Stone Creek Town Offices
BY: A1-Jaff
STAFF REPORT
PROPOSAL:
LOCATION:
APPLICANT:
Final Plat Approval to Replat Outlot C with an area of 13.43 acres, Bluff Creek
Corporate Center into 26 lots and 2 outlots, Stone Creek Town Offices, Eden Trace
Corporation
Outlot C, Bluff Creek Corporate Center
Eden Trace Corp/Stone Creek Office Group LLC
8156 Mallory Court
Chanhassen, MN 55317
(952) 361-0722
PRESENT ZONING:
Planned Unit Development - Industrial Office Park
2020 LAND USE PLAN: Office/Industrial - Parks/Open Space
ACREAGE: 13.43 Acres DENSITY: N/A
SUMMARY OF REQUEST: Replat of Outlot C into 26 Lots and 20utlots. Staff is
recommending approval of the request.
LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City's discretion in approving
or denying a preliminary plat is limited to whether or not the proposed plat meets the standards
outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City
must approve the preliminary plat. This is a quasi-judicial decision.
Stone Creek Town Of~fces
Planning Case No. 04-15
June 14, 2004
Page 2
BACKGROUND
On May 24, 2004, the City Council approved the preliminary plat for Planning Case 04-15 for Stone
Creek Town Offices as shown on the plans received April 13, 2004, subject to the following
conditions:
1. The total SWMP fee, due payable to the City at the time of final plat recording, is
$64,268.
This condition still applies.
2. A park fee of $94,010 shall be paid for the 13.43 acres at the time of the replat.
This condition still applies.
3. Submit a private cross-access and cross-parking easement against all lots at time of final
plat recording. Cross-access easements for the shared driveway accesses must be
obtained and recorded against all lots.
This condition still applies.
4. Add the following City of Chanhassen Detail Plate Nos. 1004, 1005, 1006, 2001, 2101,
2103, 2201, 2204, 3101, 3102, 5201, 5203, 5207, 5214, 5215, 5216, 5300 and 5302.
This condition has been met.
5. Prior to final plat approval, a professional civil engineer registered in the state of
Minnesota must sign all plans.
This condition has been met.
6. Prior to final platting, storm sewer design data will need to be submitted for staff review.
The storm sewer will have to be designed for a 10-year, 24-hour storm event.
This condition has been met.
7. Staff recommends that type II silt fence be used adjacent to the storm pond and the creek.
This condition still applies.
8.Any off~site grading will require easements from the appropriate property owner.
This condition still applies.
Stone Creek Town Offices
Planning Case No. 04-15
June 14, 2004
Page 3
10.
11.
Installation of the private utilities for the site will require permits and inspections through
the City's Building Department.
This condition still applies.
The site has previously been assessed for utility and street improvements. The remaining
assessment due payable to the City is $103,521.12. This assessment may be respread
against the newly platted lots on a per-area basis or paid at the time of final platting.
Sanitary sewer and water hookup charges will also be applicable for the new lots. The
2004 trunk hookup charge is $1,458 per unit for sanitary sewer and $2,814 per unit for
water-main. The hookup charges are based on the number of SAC units assigned by the
Met Council for the new lots. Sanitary sewer and water-main hookup fees may be
specially assessed against the parcel at the time of building permit issuance.
This condition still applies.
All of the public utility improvements are required to be constructed in accordance with
the City's latest edition of Standard Specifications and Detail Plates. Upon completion of
the utility improvements, the public utilities will be turned over to the City for
maintenance and ownership. The applicant is required to enter into a development
contract with the City and supply the necessary financial security in the form of a letter of
credit or cash escrow to guarantee installation of the improvements and the conditions of
final plat approval. The applicant must be aware that public utility improvements will
require a preconstruction meeting before building permit issuance. Installation of the
private utilities for the site will require permits and inspections through the City's
Building Department. Permits from the appropriate regulatory agencies must be
obtained, including but not limited to the MPCA, Department of Health, and the
Watershed District.
This condition still applies.
12. On the utility plan:
a. Show the existing and proposed utility easements.
b. Add a storm sewer schedule.
c. Revise the Sewer Note No. 1 to be, "All sanitary services shall be 6" PVC SDR26.
d. Add a note "any connection to existing structures must be core drilled."
e. Remove the existing 24-inch storm stub to the north and bulkhead the invert at the
manhole.
f. Delete the sanitary sewer connection at the southwest comer of the site and utilize the
existing sanitary stub in the cul-de-sac.
g. Revise the proposed storm sewer within the cul-de-sac from a 12-inch to a 15-inch
pipe.
Stone Creek Town Offices
Planning Case No. 04-15
June 14, 2004
Page 4
This condition has been revised.
13. On the grading plan:
14.
15.
16.
a. Show all existing and proposed easements.
b. Show the benchmark used for the site survey.
c. Show a minimum 75-foot rock construction entrance.
d. Revise the side slope to 3:1 maximum along the northeast side of the parking lot and
at the southeasterly comer of lot 25.
This condition has been revised.
The 8-inch water and sewer mains will be considered public utility lines since they serve
multiple lots. As such, minimum 30-foot wide public easements will be required over the
portion of the public utility lines that are outside of the right-of-way.
This condition still applies.
The Stone Creek Drive cul-de-sac must be built with a 48-foot radius and B-618 concrete
curb and gutter.
This condition still applies.
The private street must be built to a 9-ton design, paved to a 26-foot width, and contained
within a 40-foot private easement. The developer will be required to submit certification
reports from a soil testing company which show that the private street was built to these
standards.
This condition still applies.
17. Lot 26 may be used for parking purposed only.
18.
19.
This condition still applies.
The applicant shall execute a cross parking agreement with the Family of Christ Lutheran
Church which shall encompass the 60 parking spaces shown in attachment 7.
This condition is a duplicate of condition 19, there for it has been deleted.
The applicant shall execute a cross parking agreement with the Family of Christ Lutheran
Church which shall encompass the 60 parking spaces shown in attachment 6."
This condition still applies.
Stone Creek Town Offices
Planning Case No. 04-15
June 14, 2004
Page 5
FINAL PLAT
The applicant is proposing to subdivide 13.43 acres into 26 lots and 2 outlots. Lots 1-25 are
proposed to house town offices. Lot 26 is a shared parking area. Outlot A will house a future
development (staff is unaware of any pending development on that portion of the site). Outlot B is a
remnant parcel. The property is zoned PUD-IOP, Planned Unit Development-Industrial Office
Park. Access to the site is gained via Stone Creek Drive.
Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent
with the Zoning Ordinance.
PARK DEDICATION
The replatting of Outlot B, Bluff Creek Corporate Ceber requires the payment of full park
dedication fees in lieu of land dedication or park construction. The current park fee rate for
commercial / industrial properties is $7,000 per acre. A park fee of $94,010 shall be paid for the
13.43 acres at the time of the replat.
SUBDIVISION - FINDINGS
1. The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets all the requirements of the PUD-IOP, Planned
Unit Development-Industrial Office Park District and the zoning ordinance.
The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Finding: The proposed subdivision is consistent with the comprehensive plan and
subdivision ordinance.
The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm
water drainage are suitable for the proposed development;
Finding: The proposed site is suitable for development subject to the conditions
specified in this report
The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
Finding: The proposed subdivision is served by adequate urban infrastructure.
5. The proposed subdivision will not cause environmental damage;
Stone Creek Town Offices
Planning Case No. 04-15
June 14, 2004
Page 6
Finding: The proposed subdivision will not cause significant environmental
damage subject to conditions of approval. The proposed subdivision contains
adequate open areas.
6. The proposed subdivision will not conflict with easements of record.
Finding: The proposed subdivision will not conflict with existing easements, but
rather will expand and provide all necessary easements.
The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
Lack of adequate storm water drainage.
Lack of adequate roads.
Lack of adequate sanitary sewer systems.
Lack of adequate off-site public improvements or support systems.
Finding: The proposed subdivision will have access to public utilities and streets.
GRADING/DRAINAGE/EROSION CONTROL
The current plans show five buildings of three units and two buildings of five units with a total of
26 lots on Block 1 and two outlots. The applicant is proposing to grade all of Block I to prepare
the site for the parking lot and building pads. The future buildings on Block 1 are shown with
proposed pad elevations that vary from 944.50 to 964.50. A maximum slope of 3:1 is allowed on
the side slopes along the southeasterly comer of Lot 25 and along the northeast side of the
parking lot. The site has been designed so that stormwater from the buildings will drain toward
each of the proposed catch basins. The parking lot storm drainage will be conveyed via storm
sewer to an existing stormwater regional pond at the southwesterly comer of the site for
treatment. This pond has been previously designed to accommodate drainage from the site.
Staff recommends that type II silt fence be used adjacent to the stormwater pond and Bluff
Creek. A minimum 75-foot rock construction entrance must be added to the plans per City
Detail Plate No. 5301. The applicant should be aware that any off-site grading will require an
easement from the appropriate property owner.
UTILITIES
Municipal sewer and water service are available to the site from the south side on Stone Creek
Drive. The applicant is proposing to connect to the existing water and sanitary sewer lines and
extend them to serve each of the lots. The 8-inch water and sewer mains will be considered
public utility lines since they serve multiple lots. As such, minimum 30-foot wide public
easements will be required over the portion of the public utility lines that are outside of the right-
of-way.
Stone Creek Town Offices
Planning Case No. 04-15
June 14, 2004
Page 7
The site has previously been assessed for utility and street improvements. The remaining
assessment due payable to the City is $103,521.12. This assessment may be re-spread against
the newly platted lots on a per-area basis or paid at the time of final platting. Sanitary sewer and
water hookup charges will also be applicable for the new lots. The 2004 trunk hookup charge is
$1,458 per unit for sanitary sewer and $2,814 per unit for watermain. The hookup charges are
based on the number of SAC units assigned by the Met Council for the new lots. Sanitary sewer
and watermain hookup fees may be specially assessed against the parcel at the time of building
permit issuance.
All of the public utility improvements are required to be constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates. Upon completion of the utility
improvements, the public utilities will be turned over to the City for maintenance and ownership.
The applicant is required to enter into a development contract with the City and supply the
necessary financial security in the form of a letter of credit or cash escrow to guarantee
installation of the improvements and the conditions of final plat approval. The applicant must be
aware that public utility improvements will require a preconstruction meeting before building
permit issuance. Installation of the private utilities for the site will require permits and
inspections through the City's Building Department. Permits from the appropriate regulatory
agencies must be obtained, including but not limited to the MPCA, Department of Health, and
the Watershed District.
STREETS AND PARKING LOT
The applicant is proposing to remove the existing temporary cul-de-sac turnaround and construct
a new cul-de-sac at the end of Stone Creek Drive to serve Block 1 and Outlot A in the future.
City standards require this cul-de-sac to have a 48-foot radius with B-618 concrete curb and
gutter around the perimeter. The main drive aisle through the site is a private street since it
serves multiple lots. As such, the private street must be built to a 9-ton design, paved to a 26-
foot width, and contained within a 40-foot private easement. The developer will be required to
submit certification reports from a soil testing company which show that the private street was
built to these standards. The plans show a full access to the site from the cul-de-sac. It should be
noted that the drive aisle turning radii along the western side of the site will not allow the City's
pumper fire truck (WB-50 semi-trailer equivalent) to drive through the site. This will require the
turning radii to be revised to accommodate a WB-50 design vehicle (48-foot radius).
LANDSCAPING
Minimum requirements for landscaping include 9,082 sq. ft. of landscaped area around the
parking lot, 36 trees for the parking lot, and bufferyard plantings along all property lines. The
applicant's proposed as compared to the requirements for landscape area and parking lot trees is
shown in the following table:
Stone Creek Town Offices
Planning Case No. 04-15
June 14, 2004
Page 8
Required
9,082 sq. ft.
Proposed
89,133 sq. ft.
Vehicular use landscape area
Trees/vehicular use area 36 canopy trees 20 canopy trees
Hwy. 5/North Prop. line
bufferyard C - 7' width x
550' length
South property line
bufferyard B- 15' x 230'
75% of totals shown
17 canopy trees
28 understory trees
45 shrubs
10' widths and less require, by
ordinance, that a structure be
installed
3 canopy trees
7 understory trees
10 shrubs
3 canopy trees
5 understory trees
8 shrubs
4 canopy trees
9 understory trees
13 shrubs
East property line
bufferyard B - 20' x 220'
75% of totals shown
West property line
bufferyard B - 10' x 290'
75% of totals shown
9 canopy
9 understory
0 shrubs
No structure (fence) shown
4 canopy trees
4 understory trees
0 shrubs
8 canopy trees
6 understory trees
0 shrubs
2 canopy trees
2 understory trees
0 shrubs
Applicant does not meet minimum requirements for the buffer yards along any property lines.
Because of the proximity of the west property line to Bluff Creek, native planting will be
required in the bufferyard.
Staff recommends that Norway maple be removed from the planting schedule and a more
suitable selection identified.
WATER RESOURCES
Wetlands
Three wetlands were identified as a part of the overall plans for Bluff Creek Corporate Center.
The first wetland was filled under a de minimis exemption (under 2,000 square feet) following
preliminary plan approval. The second is a replacement wetland that was constructed along
Bluff Creek by the City of Chanhassen. This wetland is just west of the Family of Christ
Lutheran Church property and is therefore not a part of this project. The third is on the east side
of the property and is not within the construction limits.
Bluff Creek
The proposed project is situated between the main branch of Bluff Creek to the west and a
tributary of Bluff Creek to the east. However, only Outlot B is within the primary or secondary
corridors of the Bluff Creek Overlay District. No alterations are proposed in this area.
Stone Creek Town Offices
Planning Case No. 04-15
June 14, 2004
Page 9
SURFACE WATER MANAGEMENT PLAN (SWMP)
Alt exposed soil areas must have temporary erosion protection or permanent cover for the
exposed soil areas year round, according to the following table of slopes and time frames:
Type of Slope Time
Steeper than 3:1 7 days
10:1 to 3:1 14 days
Flatter than 10:1 21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any exposed soil
areas with a positive slope to a storm water conveyance system, such as a curb and gutter system,
storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems
that discharge to a surface water.
Street cleaning of soil tracked onto public streets should include daily street scraping and street
sweeping as-needed.
Surface Water Management Fees
Water Quality Fees
Because of the impervious surface associated with this development, the water quality fees for this
proposed development are based on industrial development rates of $5,955 per acre. Based on the
proposed developed area of 5.56 acres, the water quality fees associated with this project are
$33,110.
Water Quantity Fees
The SWMP has established a connection charge for the different land uses based on an average
citywide rate for the installation of water quantity systems. This cost includes land acquisition,
proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage.
Industrial developments have a connection charge of $5,604 per developable acre. This results in a
water quantity fee of approximately $31,158 for the proposed development.
At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $64,268.
Other Agencies
The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency, Minnesota
Department of Natural Resources (for dewatering)) and comply with their conditions of approval.
RECOMMENDATION
Staff recommends the City Council adopt the following motions:
Stone Creek Town Qffices
Planning Case No. 04-15
June 14, 2004
Page 10
PRELIMINARY PLAT
"The City Council approve the final plat for Planning Case 04-15 for Stone Creek Town Offices as
shown on the plans received May 24, 2004, subject to the following conditions:
The total SWMP fee, due payable to the City at the time of final plat recording, is
$64,268.
2. A park fee of $94,010 shall be paid for the 13.43 acres at the time of the replat.
o
Submit a private cross-access and cross-parking easement against all lots at time of final
plat recording. Cross-access easements for the shared driveway accesses must be
obtained and recorded against all lots.
4. Staff recommends that type II silt fence be used adjacent to the storm pond and the creek.
5. Any off-site grading will require easements from the appropriate property owner.
°
Installation of the private utilities for the site will require permits and inspections through
the City's Building Department.
°
The site has previously been assessed for utility and street improvements. The remaining
assessment due payable to the City is $103,521.12. This assessment may be respread
against the newly platted lots on a per-area basis or paid at the time of final platting.
Sanitary sewer and water hookup charges will also be applicable for the new lots. The
2004 trunk hookup charge is $1,458 per unit for sanitary sewer and $2,814 per unit for
water-main. The hookup charges are based on the number of SAC units assigned by the
Met Council for the new lots. Sanitary sewer and water-main hookup fees may be
specially assessed against the parcel at the time of building permit issuance.
All of the public utility improvements are required to be constructed in accordance with
the City's latest edition of Standard Specifications and Detail Plates. Upon completion of
the utility improvements, the public utilities will be turned over to the City for
maintenance and ownership. The applicant is required to enter into a development
contract with the City and supply the necessary financial security in the form of a letter of
credit or cash escrow to guarantee installation of the improvements and the conditions of
final plat approval. The applicant must be aware that public utility improvements will
require a preconstruction meeting before building permit issuance. Installation of the
private utilities for the site will require permits and inspections through the City's
Building Department. Permits from the appropriate regulatory agencies must be
obtained, including but not limited to the MPCA, Department of Health, and the
Watershed District.
9. On the utility plan:
Stone Creek Town Offices
Planning Case No. 04-15
June 14, 2004
Page 11
9. On the utility plan:
a. Show the existing and proposed utility easements.
b. Add a note "any connection to existing structures must be core drilled."
c. Remove the existing 24-inch storm stub to the north and bulkhead the invert at the
manhole.
10. On the grading plan:
a. Show all existing and proposed easements.
b. Show a minimum 75-foot rock construction entrance.
c. Revise the side slope to 3:1 maximum along the northeast side of the parking lot and
at the southeasterly comer of lot 25.
11.
The 8-inch water and sewer mains will be considered public utility lines since they serve
multiple lots. As such, minimum 30-foot wide public easements will be required over the
portion of the public utility lines that are outside of the fight-of-way.
12. The Stone Creek Drive cul-de-sac must be built with a 48-foot radius and B-618 concrete
curb and gutter.
13.
The private street must be built to a 9-ton design, paved to a 26-foot width, and contained
within a 40-foot private easement. The developer will be required to submit certification
reports from a soil testing company which show that the private street was built to these
standards.
14. Lot 26 may be used for parking purposes only.
15. The applicant shall execute a cross-parking agreement with the Family of Christ Lutheran
Church which shall encompass the 60 parking spaces shown in Attachment 1."
ATTACHMENTS
1. Exhibit showing location of cross-parking area.
2. Plans dated "Received May 24, 2004".
g:\plan\2004 planning cases\04-15 - stone creek town offices\final plat report cc.doc
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FAMILY OF CHRIST
LUTHERAN CHURCH ADDITION
ARCHITECTURAL SITE PLAN
FUTURE
BLOCK
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SHEET NOTES
DATA
STONE CREEK OFFICE
C~OUP, LLC
8156 MALLOI~y COURT
CHANHA~SEN, MN
STONE CREEK
TOWN OFFICES
CHANHASSEN,
MINNESOTA
ARCHITECTURAL
SITE PLAN
CITY SUBMrI~AL
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