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10. PMT Corp Replat, Site Plan Review • CITY OF • IO _ PC DATE: May 2, 1990 —"� It ' ullANHAtill - CC DATE: June 4, 1990 il - - CASE #: 90-6 SUB Q /C 86-3 Site Plan liall".11.11.I•1"lmIIIIIIIII.IIImimlu•mll.11mmlmullmll".11.1.111.1.11111mII"lmllmol...■ STAFF REPORT IPROPOSAL: To Combine Two Lots to Create a 3.65 Acre Site and . Construct a 48,130 Square Foot Addition to the PMT IOffice/Manufacturing Building I Z LOCATION: Lots 1 and 2, Block 1, Chanhassen Lakes Business ppar 5t I alt Addition n by crty Aorntrastratmt Endors 0 i�eed ✓ Di a s � IRejecte .__._ __ APPLICANT: PMT Corporation Veto Submitted to Commission Q 1500 Park Road I Chanhassen, MN 55317 Dee Submitted to Council 4 -44-10 1 PRESENT ZONING: IOP, Industrial Office Park ADJACENT ZONING AND LAND USE: N - IOP; vacant, owned by PMT II - S - IOP; City Public Works E - IOP; vacant, approved for Rome Corp. W - IOP; McGlynn Bakery WATER AND SEWER: Available PHYSICAL CHARACTER. : The 3.65 acre site is comprised of 2 I4 underlying parcels. The eastern parcel has been fully developed -and Imp is currently occupied by the existing PMT Building. The western parcel, 14 , located at the intersection of Park Road and Audubon Road, is currently vacant and is generally devoid of distinguishing natural features. There are no identified wetlands or water storage areas on either ILI property with the general drainage pattern towards the northeast. Site. I grades drop from a high of 952 ' at the northwest corner of the site down to 945' near Park Road. Grades are generally gentle except in the extreme northwest corner of the property. II2000 LAND USE PLAN: Industrial I I • II • ' PMT Corporation May 2, 1990 Page 2 II PROPOSAL/SUMMARY IThe applicants are requesting approvals that would result in the construction of a 48,130 square foot addition to the existing PMT II Building. The existing 25,000 square foot office/manufacturing facility was originally approved by the City in 1986. At that time, plans indicating how the additional expansion would take II place were not developed, however, it was clear that PMT did intend to expand onto the property for which the building is currently proposed. The site was developed in accordance with approved plans. During the approval process, there was an issue generated I from the fact that the original plans would have exceeded the 70% hard surface coverage that was allowed. A condition of approval was that this matter be resolved by negotiations with staff which I resulted in a revised plan showing the enlargement of the site so that lot coverage was reduced below the maximum number. The current proposal is reasonably well designed and will result in II the development of an attractive complex for PMT. Unlike the first addition, the new building is a 2 story structure that features extensive glazing. It will utilize pre-cast concrete panels II matching the first phase construction with the prominent, western corner of the building featuring a glass curtain wall. The site plan is also generally well designed. Staff initially had great II concerns with the proposal to provide access directly to Audubon Road from the site. We have investigated this matter further and our concerns have been resolved by the reconfiguration of the curb cut shifting it to the south so that it aligns with the entrance to II the McGlynn site directly across Audubon Road. We believe that the revised plan is an acceptable compromise that balances traffic safety and site access. However, the entrance drive needs to be II modified from its current substandard 22' width. A 30' wide access drive is needed to facilitate turning movements of trucks. Under the current plan trucks would have a difficult time maneuvering I around the entrance and would need to swing out into on-coming traffic on Audubon Road to enter the site. The northwestern corner of the building may need to be modified to resolve this matter. Parking was a concern due to the fact that there is an obvious Iparking shortfall. In the opinion of the owner, the current site 'plan will provide I sufficient parking for their current employees and projected growth. However, to meet ordinance requirements, a proof of parking plan is illustrated showing the potential construction of 64 additional parking stalls on adjacent property to the north, I also owned by the applicant. The proof of parking concept is allowed under the recently revised ordinance for parking requirements. The right to develop these parking stalls will be II protected by a permanently recorded easement and the City will be allowed to require their installation if at some point they prove to be necessary. Utilities are available at the site. Staff has 1 proposed conditions that would protect existing utilities while providing for satisfactory handling of on site drainage concerns. Site landscaping is also reasonably well prepared. Total hard 11 11 PMT Corporation May 2, 1990 Page 3 surface coverage is 68.5% which complies with the 70% maximum ' allowed. Based upon the foregoing, staff is recommending that the site plan and subdivision, which is necessary to merge the two underlying parcels into one unified site, be approved subject to appropriate conditions. GENERAL SITE PLAN/ARCHITECTURE Much of the design of the site plan was essentially established when the Phase I Building was approved. Its orientation to Park Road with truck parking at the rear and its positioning relative to the vacant parcel serve to limit design freedom. Working with that limitation, the plan, in our opinion, is quite reasonable. Whereas, the original building is a one story structure, the current addition is proposed to be 2 stories high and will almost triple the amount of square footage in the PMT operation. The two sections of the building are linked by a common courtyard area with an outdoor plaza that will contain employee support functions. Staff would prefer that the parking area located in front of the new addition not be a dead end one due to its length and we also would prefer to avoid having a new intersection on Audubon Road. - However, upon further investigation we believe that we have been able to safely accommodate both features. Staff concluded that it is probably the most reasonable way to develop the site. Staff's concerns with access onto Audubon Road pertain largely to traffic volumes which are discussed in a following section. However, these concerns were in a large part resolved by the reconfiguration of the site plan and building design to permit the construction of the ' Audubon curb cut directly across from the existing McGlynn curb cut which is at a point that we believe is the most safe. Architecturally, the new addition is well designed. Unlike the ' single story first phase, the new addition is a 2 story building. The exterior materials are compatible with the first phase construction utilizing extensive glazing with tinted reflective glass and textured pre-cast concrete panels. The southwestern corner of the building, which is at the most prominent location at the intersection of Park Road and Audubon Road, features glass curtain wall construction. As with the first phase, truck docks are located on the north side of the building where they will be concealed from most off site views by the structure. An unusual feature of the new addition is that five of the parking stalls are located under a 2 story overhang in the northwest corner of the structure. The connecting link between the two buildings will offer an exterior courtyard for use by employees. The entire building must be sprinklered to meet current codes. I . PMT Corporation May 2, 1990 Page 4 ' Details need to be provided for screening of HVAC equipment. Roof mounted HVAC equipment would be visible from a relatively long distance. Either parapet wall should be constructed to screen this ' equipment or a screen wall constructed of materials that visually match the building exterior should be provided. In addition, the current building at this time has unscreened exterior trash ' dumpsters. Screened trash enclosures constructed of materials identical to those used for the building exterior need to be provided and constructed on site. ACCESS/PARKING At the present time the building is served by 2 curb cuts onto Park ' Road. Plans call for provision of an additional curb cut on Audubon Road. Staff initially had severe reservations with the curb cut proposed for Audubon Road. It was our belief was this road would carry substantial volumes of traffic in the future as development occurs and that it is normally city policy to limit the number of curb cuts in such situations since each turning movement is a potential traffic hazard. We believed that directing all ' access to Park Road was a safer alternative. After discussing the matter with the applicants, we researched it further and we were able to incorporate more recent traffic projection data that has recently been generated by the Eastern Carver County Transportation Study. Data from the study indicates that traffic projections for Audubon Road and Park Road are relatively equal at approximately 6,000 trips per day projected for the Year 2000. We were initially intrigued by this result, believing that a higher traffic volume would exist on Audubon Road, however, it appears that higher traffic volumes will exist on Audubon Road but these occur south of Park Road with the reason being that the traffic will be oriented south to access T.H. 212. When the potential for a curb cut on Audubon Road it became viable, staff worked with the applicants to ' develop an acceptable design. The initial proposal had the curb cut located near the northwest corner of the site where it encountered relatively steep grades and where it was offset from the McGlynn's driveway by approximately 60 feet which would induce ' a turning movement problem. The site plan was then redesigned to swing the Audubon Road curb cut to the south so that it aligns with the McGlynn curb cut and what staff believes to be an acceptable location. In so doing, the grade problems were also resolved. While we find the new access to be in an acceptable location it still needs some redesign. The access is only 22' wide where as the ordinance requires a minimum of 26' and the Engineering Department requires 30' for truck access points which is the case here. The wider drive is needed to facilitate truck maneuvering and to insure that trucks turning into the site do not need to swing wide into on-coming traffic on Audubon Road. We believe the site plan can be revised to accommodate this change while keeping the driveway aligned with the McGlynn's entrance, however, the II PMT Corporation I May 2, 1990 Page 5 northwestern corner of the building will be likely to need to be ' modified since it is set on the currently proposed curb line. An appropriate condition is provided. Internal circulation is acceptable, although not optimal. Staff has a concern with the ability to maneuver larger trucks on the site, however, the firm appears to use relatively few large trucks for deliveries. As currently designed, the truck loading bays on the north side of the building are designed to require trucks to enter from Audubon Road, exiting out onto Park Road. This kind of truck movement is acceptable so long as trucks do not attempt to enter the site from Park Road. Signs should be posted on Park Road indicating that the eastern curb cut is a truck exit only and a comparable sign be placed on Audubon that it is a truck entrance. Parking lot circulation is also not ideal since there is a 160 foot long dead end parking aisle. However, given the limitations of the site, there did not appear to be very many viable alternatives. We believe that constructing a connecting loop in the driveway up to the Audubon Road curb cut would impact the site visually and also has construction problems due to placement of utilities in the area. A turn area to facilitate backing and turning movements is being provided at the end of the parking aisle. Parking on the Phase I site has proven to be a problem since there I is often an apparent shortage of available stalls resulting in the parking of cars in a manner that restricts access. The Phase I building was required to have 44 parking stalls against a requirement that was established at 33 stalls. These parking provisions have obviously proven to be inadequate based upon site visits. Staff believes that the problem is largely found in the ordinance which existed at that time. The ordinance has since been revised requiring mixed use facilities such as this to have parking sufficient to accommodate the square footage devoted to each use. Based upon the current ordinance, a total of 141 parking stalls are required to satisfy the demand generated by the new building. These are in addition to the 44 stalls that are currently used to serve the existing building resulting in a gross parking demand of 185 stalls for the entire site. In the current plans, 83 new stalls will be constructed to serve the new addition, resulting in a total of 127 constructed stalls. The current ordinance allows for a concept known as proof of parking. The proof of parking concept essentially means that if a property owner believes that the ordinance requires a greater number of parking stalls then would in fact be required to accommodate their operations, that the excess number of stalls need not be developed at the time of initial construction. These are placed in a proof of parking reserve conditioned on the fact that the city can require them to be installed whenever it feels that a parking shortfall is apparent. A proof of parking concept is being proposed in this plan with an unusual twist. It is not possible to accommodate the I t PMT Corporation May 2, 1990 Page 6 ' 58 additional required stalls on this property due to limitations on the site. However, the owner does also control Lot 4 located immediately north of the site that he is reserving for future ' growth of his operations. Plans call for the satisfaction of the proof of parking requirement on that lot. The plans illustrate the potential to develop 64 additional parking spaces on that site although our calculations would indicate that only 58 stalls are ' required to meet the demands of the ordinance. Staff is satisfied that these stalls would be located in a close enough proximity to be useful to the proposed construction. However, while we are ' willing to accept the proof of parking concept, it is subject to 3 important conditions. The first is that there be a permanently recorded easement for parking and access purposes over Lot 4 running in favor of the newly combined parcel containing the existing PMT building. The easement should be structured in such a way that it could not be vacated without the approval of the City. The second consideration is that a condition should be ' placed in approval noting that construction of the proof of parking stalls shall be completed upon the request of the City after it concludes that a parking shortfall does exist. The third condition ' pertains to the potential development of Lot 4 to the north. While we acknowledge that this parcel does have significant development potential, staff has found that there is a wetland on the property ' that is not illustrated on the proposed concept plan. We note that this concept plan has no official standing and no approvals are being requested for it at this time, it was merely submitted to illustrate the rationale in support of the proof of parking ' concept. We are willing to accept it but would like this concept plan to be redrafted in light of the placement of the wetland so that we may be certain that the proof of parking area is acceptably located to prevent impact upon the wetland. Provide a minimum of 3 handicapped parking stalls as required to satisfy building codes. Staff notes that 13 of the new parking stalls are designed for compact cars. This provision is allowed under the new ordinance. These stalls should be clearly marked with directional signage. ' GRADING AND DRAINAGE ' Most of the site will be graded to accommodate the expansion. The Engineering Department is concerned that fill proposed along Audubon Road would bury a city watermain 18' deep and require a 10' extension to the fire hydrant. They are recommending that fill in ' this are be eliminated or held to a maximum depth of 4 feet. An erosion control plan is required. ' The site naturally drains to the northeast. The building expansion will interfere with the normal flow of storm water from local streets. Current plans call for intercepting this flow in a storm 1 ' f PMT Corporation I May 2, 1990 Page 7 sewer, directing it around the building to an off site location. This line should be conveyed to the city since it carries water from the city's storm sewer system. The applicant will, be required to enter into a development contract for the improvement. Other areas of the site will be served by catch basin and storm sewer that should be privately maintained. Project approvals by the Watershed District is required. ' UTILITIES Public utilities are available. Additional fire hydrants are required in two locations. LANDSCAPING , Site landscaping is reasonably well developed. The berm system along Park Road will be continued in the front of the new building with vegetation located outside of the berm but on the property. Due to the location of public utilities along Audubon Road, it is not possible to construct a berm in this area. However, additional screening in the form of plant material is provided along Audubon Road. Landscaping on the north side of the property is relatively sparse, however, this exposure is going to be an internal parking lot boundary at some point in the future. Staff's only recommendation to improve the landscaping at this point in time concerns the location of the loading docks and visibility from Audubon Road into the rear portion of the building. We are recommending that an additional 4 Douglas Firs be placed in the northwest corner of the property to help screen direct lines of sight of the rear of the building from southbound Audubon Road. We further recommend that the size of these trees be 8' to 12 ' at time of installation since they will be screening a truck loading area. The applicant should be aware that under provisions of current ordinance requirements that a landscape bond will be necessary before any building permits can be issued. Plant materials along Audubon Road should be relocated as necessary to avoid placement over the city watermain. I COMPLIANCE WITH THE ORDINANCE - IOP DISTRICT Ordinance Proposed , Minimum Lot Area 1 acre 3.65 acres Minimum Frontage 150' 308' Minimum Lot Depth 200' 290' , Maximum Lot Coverage 70% 68.5% Building Setbacks 30' exterior N-40' E-72 ' PMT Corporation May 2, 1990 Page 8 ' 10' interior S-77 ' W-51' Parking Setbacks 30' exterior N-10' E-20' ' 10' interior S-30' W-30' Parking Stalls 185 127 existing ' 64 proof of parking total of 191 ' Building Height 4 stories/50' 2 stories ' Variances Required - None SUBDIVISION APPROVAL/PRELIMINARY PLAT The applicant has made application for subdivision approval to combine Lots 1 and 2, Block 1, Chanhassen Lakes Business Park 5th Addition. The combination is a single request although no plat document has yet been submitted. Prior to final plat approval, a final plat should be prepared illustrating new easements and where underlying easements need to be removed along the common property line. The following easements should be provided: 1. Standard drainage and utility easements overall exterior property lines. 2. Reconfirm the location of drainage and utility easements along the western and northern sides of the site to cover in-place and proposed utilities. 3. Concurrently, provide a permanently recorded easement over Lot 4, Block 1, Chanhassen Lakes Business Park 5th Addition, running in favor of the City for access and parking of up to ' 64 parking stalls. The easement should be worded so that it cannot be vacated without the written approval of the City of Chanhassen. ' 4. Staff is further recommending that no building permits be issued until the plat and all required easements have been ' recorded. PLANNING COMMISSION ACTION ' The Planning Commission reviewed the proposal at their May 2, 1990, meeting. After discussing the proposal, they unanimously voted to recommend its approval with the conditions proposed by staff. i • I PMT Corporation I May 2, 1990 Page 9 Since the meeting, the designers have prepared a revised plan ' detail (copy attached) illustrating revisions necessary to comply with recommendations concerning the Audubon Road curb cut. The plan is acceptable to staff. It results in the "chipping-off" of the northwest corner of the building and the loss of one parking stall. The total number of stalls on and off site continues to exceed ordinance requirements. , The applicant has also submitted a revised proof-of-parking plan illustrating that the stalls on the adjacent lot can be accommodated without impacting the wetland. This is acceptable but our concerns with the intensity of development being illustrated remain unresolved. We seriously doubt that it is possible to accommodate two buildings this site, particularly when the wetland and proof-of-parking requirement are factored in. STAFF RECOMMENDATION Staff recommends that Site Plan #86-3 be approved without variances subject to the following conditions: 1. HVAC equipment shall be screened by a parapet wall or by a screen wall constructed of materials compatible with the building exterior. All exterior trash dumpsters shall be screened by a masonry enclosure constructed out of materials compatible with the principal structure. The entire building must be provided with fire sprinklers. 2. Modify the plans as required to reflect the revised curb cut illustrated on the revised detail drawing. Post "truck entrance" signs on the Audubon Road curb cut and an "exit" sign on the eastern Park Road curb cut. 3. The Proof-of-Parking stalls shall be constructed by the owner upon request by the City at such time that the City determines there to be a parking shortfall. , - Provide at least 3 handicapped stalls. - Compact car stalls should be clearly marked with directional ' signage. 4. Revise the grading plan to limit fill over the watermain along Audubon Road to a maximum depth of 4 feet. Provide an erosion control plan for approval. 5. The storm sewer extension along Audubon Road and the north ' side of the site shall be built to city standards and conveyed to the City for maintenance upon completion. A development II • PMT Corporation May 2, 1990 Page 10 ' agreement is required. Watershed District approval is required. 6. Revise plans to provide two additional fire hydrants as directed by the City Fire Marshal. ' 7. Revise the landscaping plans to add four, 8'- 12 ' high, Douglas Firs in the northwestern corner of the site to screen the loading docks. Relocate landscape material to avoid ' placement over the city watermain. A landscape bond is required prior to the issuance of any building permits. 8. Site plan approval is contingent upon the filing of the final ' plat. Staff recommends that Preliminary Plat #90-6 be approved subject to ' the following conditions: 1. Provide the following easements: a. Standard drainage and utility easements overall exterior property lines. ' b. Reconfirm the location of drainage and utility easements along the western and northern sides of the site to cover in-place and proposed utilities. ' c. Concurrently, provide a permanently recorded easement over Lot 4, Block 1, Chanhassen Lakes Business Park 5th I Addition, running in favor of the City for access and parking of up to 63 parking stalls. The easement should be worded so that it cannot be vacated without the written approval of the City of Chanhassen. d. Staff is further recommending that no building permits be issued until the plat and all required easements have been recorded. 2. Provide an acceptable final plat. 3. Enter into a development agreement with the city. ATTACHMENTS 1. Reduced copy of site plan. 2. Reduced copy of landscape plan. ' 3. Reduced copy of grading and utility plan. 4. Reduced copy of elevation and exterior. 5. Reduced copy of parking plan. 6. Memo from Sr. Engineering Technician dated April 26, 1990. • PMT Corporation May 2, 1990 Page 11 7. Memo from Building Official dated April 23, 1990. 1 8. Memo from Fire Marshal dated April 19, 1990. 9. Plan showing the locations of additional hydrants. 10. Letter from City Planner dated October 7, 1986. 11. Letter from City Planner dated August 19, 1986. 12. Staff report dated July 23, 1986. 13. Planning Commission minutes dated May 2, 1990. 14. Revised entrance detail for Audubon Road curb cut. 15. 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CITY OF ; CHANHASSEN __,..,. , _ _,,,,04 690 COULTER DRIVE • P.O. BOX 147• CHANHASSEN,MINNESOTA I ;t.�. 55317 vv. (612)937-1900• FAX(612)937-5739 MEMDRANDUM T0: Paul Krauss, Planning Director I FMK: Dave Hempel, Sr. Engineering Technician 4W- DATE: April 26, 1990 I SUBJ: Site Plan Review for PMP I File No. 90-13 Land Use Review Site Plan I The plans propose two driveway accesses to the site; one fran Audubon Road and the other fran Park Road. The accesstproposed from Park Road is 30 feet wide II and appears to be a common driveway to beishared by the existing office building to the east. The driveway access an Auiubon Road is proposed to be 22 feet wide. It is recommended that this driveway be enlarged to 30 feet in width with II 25-foot radiuses to accommodate truck traffic. a Grading and Drainage / i It appears that a majority of he site will iiaxperience grading to create the building pad and parking lots. The plans propose extensive filling on the westerly portion of the lot which will impede the natural drainage pattern. A I storm sewer is proposed to be extended from Park Road to convey the drainage through the site as well as the runoff generated from this development. IIFill is also being-placed on top of the City's inch trunk watermain within the easement adjacent to Ardkaxn1Samliad.s4would bury the watermain up to 18 feet deep and require :a hydrant ttension of 1O,- eet, t :is recommended that I fill be not allowed or limited up to four feet`acd landscaping a strategically placed so that it Is not on top of the watennain. The plans propose extending the-/ 114y'silMcialdag storm sewer fran Park Road II northerly parallel to Audubon Road tb the northwest corner of the site, thence easterly along the north property lie to the City's existing 21-inch storm sewer. . TWo smaller systems are also, oposed to convey runoff fran the site. II The first system is proposed in the front parking lot which will handle the parking lot and a portion of the building. The second system is proposed in the rear parking lot which will handle the parking lot and the remaining portions of the building. I 1 1 II • Paul Krauss April 26, 1990 Page 2 ' To insure proper operation and maintenance practices, the proposed mainline storm sewer system (within the City's drainage and utility easements) should be conveyed to the City. City inspection of the construction of said line will be required. Utilities Municipal sanitary sewer and water service has been stubbed to the property line from Park Road. ' Erosion Control The plans do not include any erosion control. This needs to be addressed so ' that proper protection can be provided. Recommended Conditions ' 1. The driveway access off of Audubon Road shall be widened to 30 feet to better accommodate truck traffic. ' 2. The storm sewer system proposed within the City's drainage and utility easement shall be conveyed to the City. 3. Storm drainage systems shall be designed for a 10 year storm event. Detailed calculations shall be provided for the City Engineer to review. 4. Placement of fill over the City's watermain along Audubon Road shall be limited to four feet of fill. No berming or landscaping will be allowed directly above the watermain. The applicant shall work with staff in placement of landscaping within the drainage and utility easement. 5. An erosion control plan shall be submitted for review and approval by the City Engineer. ' 6. The applicant shall obtain and comply with the Watershed District permit. 7. The applicant shall provide a letter of credit or cash escrow to be ' determined by the City Engineer for inspection fees and guarantee proper installation of the 'mainline" storm sewer. ktm c: Gary Warren, City Engineer . . CITY OF 1 ill CHANHASSEN 47 . ,..... .. ,„ 1 , 690 COULTER DRIVE• P.O. BOX 147• CHANHASSEN, MINNESOTA 55317 (612)937-1900• FAX(612) 937-5739 I MEMORANDUM I TO: Jo Ann Olsen, Senior Planner I FROM: Steve A. Kirchman, Building Official DATE: April 23, 1990 SUBJ: 86-3 Site Plan Review & 90-6 SUB (PMT Corporation) II 1) Three handicap spaces required for the 108 parking spaces II shown. 4 2) Curb cut for handicap spaces should be ajacent to, but not encroaching on, the handicap spaces. 3) Entire building must be fire spr'inklered. II - .k. , t / ,.. i I v , f , \ -- 11- I / k I • 1 4:- -,7;7.:1-7-7-7:152Tat=7",.. - 7,.2,:.„. I%.... ,,,. I 1 I • I I I CITYOF CHANHASSEN • 690 COULTER DRIVE• P.O. BOX 147• CHANHASSEN,C MINNESOTA 55317 (612) 937-1900 • FAX(612)937-5739 MEMORANDUM TO: JoAnn Olsen, Senior Planner FROM: Mark Littfin, Fire Marshal DATE: April 19, 1990 SUBJ: #86-3 Site Plan Review and #90-6 SUB (PMT Addition) 1 . Provide two on site fire hydrants: a. In rear drive through area north of proposed building b. 60 feet south of the south/east corner of the proposed building Have developer submit a new proposed utility plan for approval . ' 2 . Provide Fire Department with proposed watermain into new addition for approval . • 1 1 I . . _ _ - • ' ' I . . ii. * I if I i_ J 41 a1 I MUM ROAD I / ,,,. •., IS ,,, . rAwl ..an I II _ .... _ ..... , g . • I 1,41111 •,. ...=-_ ------...71RIVI - N ‘ 1 ld :_t„.....L.r .:4..: I 1_ .. .. ...=::....z..--- =..._,-- . *yip,_,... ■,,„ it . ............ -,„1. — - '.■11.4-AIJ -4. ■ N I i -- a. k 1 !--- • .4''. —, --_,..s=7;_.,..„ ...6 ..*,,.. e=4-1.- ..1___----,.. -------• P.14 Z---.->...... .., • I ,L i : 1 \ e ‘‘ • V 4 1 I ! I. 1 A \ \ \ IL77...,.. - AI— if : r; \ \ \ \ i , . 1 1 i I 1 - 11 `6 ,\ E I I a _ l'_ \ ‘ N I \ . 1 t —1-----' -.-c Nk i • I; . . N \\ iii I . ,,44 ,,, c ,4_., ffi .•1! \ i 1 ! I I t 1 t I ^) \ \■ap .. a..... t \ •.., \ ■....---- s /7-- 1 112 \ \ . .■. . \ \ "cv .--• b 0 -4- \ •'••• ' • \ I , "st '`i. '‘• I \\ ‘ A ' i I \ • _IA 3,4 \ ....•- I 1 \ \ li, • s .,---- \ \ \ .,- .,- --- \ I \ , ...• • \ \ .,- \ \ .,.--- , .,- • . - \ \ \ ! e9 \ 111 • illC) • . o • • .... I . 1 * i Z) $ • . I' - i -0 r- • z . I. - • s PROPOSED FACILITY FOR: i ow.. 's , A - . ... . , Ell..11 [ PMT CORPORATION bk, AMCON iOMMIASSEN.NINICIOTA , , ■ IMMO.“Iim•MI.M01.1 MI, alql-Mn.l / [.., I.• CITYOF CHANHASSEN ' 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 1 1 r October 7, 1986 NCL Mr. Al Iverson ' PMT Corporation Box 464 Hopkins, MN 55343 ' Dear Mr. Iverson: This is to confirm the final .resolution of the lot coverage issue regarding the construction of your facility in the Chanhassen Lakes Business Park. The City is in receipt of the plans dated September 19, 1986 showing a shifting of the site plan to the west as previously discussed. It appears that the plans sub- mitted meet the intent of the Council approval including the 70% lot coverage requirement. I am sorry to have missed the ground breaking, however, I wish to thank you for your cooperation in this matter. ' V tru you fi . Barbara acy City Planner ' BD:v 1 1 _ CITY OF cHANHAssEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 I (612) 937-1900 August 19, 1986 ' Mr. Alfred Iverson, President PMT, Corporation P.O. Box 464 Hopkins, MN 55343 and Mr. David L. Kordonowy Steiner Development, Inc. 18338 Minnetonka Blvd. Wayzata, MN 55394 Gentlemen: ' This letter is to notify you that the City Council, at the August 18, 1986, meeting, approved the site plan review request for a 25,000 square foot office/warehouse building based on the site plan stamped "Received, July 10, 1986" and subject to the following conditions: 1. The relocation of the fire hydrant located on Park Road closer to the center of the proposed building or the addition of another hydrant to be possibly located on Audubon Road. 1 2. The perimeter of all parking areas shall be lined with concrete curb except those areas that are to be expanded. 3. Compliance with all of the Watershed District's regulations on new construction. 4. The City Manager shall work with the applicant to determine the least cost alternative to achieve a 70% .lot coverage for Lot 2, Block 1, Chanhassen Lakes Business Park 5th • Addition. 5. Deletion of the open drains along the north curb line and replacement with catch basins whose outlets will be connected to the existing storm sewer on the north property line. 6. The applicant shall submit a revised landscaping plan showing additional berming and landscaping along the east and west lot line. 1 II August 19, 1986 Page 2 The City Manager will be contacting you to arrange an appointment to review the alternatives cited in condition No. 4. Further, we should meet or discuss by phone, what is necessary to include in the revised landscaping plan. Ve try 7 yours, • ' Barbara Dacy City Planner BD:k • 1 i . 1 1 • 1 I 1 1 I /o CITY O F B.C. DATE: July 23, 1986 ` C.C. DATE: August 18, 198 � 6 3 Site CASE NO. e Alan) Prepared by: Gerhardt/v STAFF REPORT 1 PROPOSAL: Site Plan Review for a 25,000 square foot Office/Warehouse Building. I- Z - ' . Q V LOCATION: Lot 2, Block 1, Chanhassen Business Park 5th Addition Q. APPLICANT: Alfred A. Iversen, President Q PMT, Corporation Box 464 Hopkins, MN 55343 PRESENT BONING: P-4, Planned Industrial Development I ACREAGE: 1.66 acres or 72,309.6 square feet DENSITY: ' ADJACENT BONING AND LAND USE: N- P-4; vacant industrial S-- P-4; Public Works Building/Fluoroware, Inc. Q B- P-4; vacant industrial 41 W- P-4; vacant industrial 1 WATER AND SEWER: Municipal services available 1 PHYSICAL CHARAC.: Property has level topography . 1990 LAND USE PLAN: Industrial - 1 • • • e____-,._______......._.. .._._.___: P-I R-IA I Mak•■•••-- _ _ - - - - 1 _ \ � LL PM1RK 1111 i .• -T g ..1.--1-6 ig it 1 S'ii-e_ ...- ,--1- propose, P a� r� :..,.• ,,--- 1 ', ` �� 5�• R-IA P-4 ir. . .. , 4.. t? cat 7.111D • i. I . . CD r) CO CC LLI - - • z o P-I a) T , ' taxi) -- - - • - v — ■ , . .f ? 4014" ' F .... , ,, ..._ ___". „,., ...f. . al ` .. - p i P II MT Site Plan July 23, 1986 Page 2 I APPLICABLE REGULATIONS Section 17.05 of the Zoning Ordinance requires that all construction for a principle building must be reviewed by the Planning Commission and City Council. REFERRAL AGENCIES ' City Engineer See attached. Public Safety Director See attached. 1 ANALYSIS The applicant is requesting site plan approval for the construc- tion of a 25,000 „square foot office/warehouse building for PMT, Corporation. The proposed location is on Lot 2, Block 1, of the Chanhassen Lakes Business Park 5th Addition, which was platted on October 14, 1985. Site Design , Access to the site will be provided by two dirveways proposed on Park Road. There is adequate separation from the intersection to the proposed driveway cuts. The site plan is proposing 44 parking spaces to the required 33. This is based on the Zoning Ordinance requirement of one parking space for every three hundred square feet of office space and one space for each employee on the major shift. The number of employees for the major shift totals 25. ' Site coverage for the proposed building is 34% and the site coverage of the impervious surface is 79.42%. The Zoning Ordinance does not state a certain percentage for impervious sur- faces, but it has been the intent of the City to require no more than 70% of total lot coverage. PMT, Corporation's response to the 9.42% increase in lot coverage is due to the need for additional parking and warehouse space for the business to operate effectively. PMT has agreed, if they do expand their operation on the proposed site, they would make up the difference in lot coverage with their expansion (see Attachment #6) . Landscaping The applicant is proposing a two foot berm and sod along the northeast perimeter of the proposed parking area. Along the top I I I PMT Site Plan July 23, 1986 11 Page 3 of the berm, the applicant is proposing a mixture of Marshall's Ash and Norway Maple. This should provide adequate screening all parking activities. The front of the lot will be screened with ' two sets of three foot berm and sod. Between the two sets of berms, the applicant is proposing a cluster of Redtwig Dogwood and Black Hills Spruce. ' The west lot line will remain in its present state because of the company's future expansion plan. The mature stand of trees at the rear of the lot will also remain and provide adequate I screening of activities taking place in the loading and unloading areas. The applicant is also proposing the seeding of areas disturbed by construction. RECOMMENDATION Planning staff recommends the Planning Commission adopt the ' following motion: The Planning Commission recommends approval of Site Plan #86-3 ' for a 25,000 square foot office/warehouse facility based on the site plan stamped "Received July 10, 1986" and subject to the following conditions: 1. The relocation of the fire hydrant located on Park Road closer to the center of the proposed building or the addition of another hydrant to be possibly located on Audubon Road. ' 2. The perimeter of all parking areas shall be lined with concrete curb except those areas that are to be expanded. 3. Compliance with all of the Watershed District's regulations on new construction. ' 4. The site coverage of Lots 1 and 2, Block 1, Chanhassen Business Park 5th Addition should not exceed 70% of total lot coverage. 5. Deletion of the open drains along the north curb line and replacement with catch basins whose outlets will be connected to the existing storm sewer on the north property line. PLANNING COMMISSION ACTION ' On a motion by Noziska and seconded by Siegel, the Commission recommended approval of the office warehouse facility with staff's five recommendations. Conrad and Emmings were opposed to condition #4. and felt that the 70% site coverage should be on a lot by lot basis. • • • II PMT Site Plan July 23, 1986 Page 4 STAFF UPDATE The Commission was concerned about the legal mechanism to be used to require that both lots not exceed 70% in lot coverage. After conferring with the City Attorney, staff recommends that the applicant record a deed restriction applicable to Lots 1 and 2. Such is recommended as a condition of approval. Since Planning Commission consideration, staff determined that there was a need for additional landscaping along the west lot line, especially in the rear where the loading docks are located. The western elevation of the building will easily be seen from Audubon Road. Therefore, it is recommended that berming and plantings, or combination 'thereof, be installed to screen the loading area along the west lot line. The site plan notes "existing vegetation to remain" on the west line. Because none exists, it is further recommended that landscape treatment be considered along the remainder of the lot line. Also, the applicant and the City Engineer have resolved concerns raised at the Planning Commission meeting regarding the engi- neering recommendations. The following is recommended to be considered as conditions of approval: 1. Amend Condition No. 4 to read: 4. The applicant shall record a deed restriction requiring ' that total lot coverage for Lots 1 and 2, Block 1, Chanhassen Lakes Business Park 5th Addition not exceed 70%. 2. Add Condition No. 6: 6 . The applicant shall submit a revised landscaping plan showing additional berming and landscaping along the west lot line. ' ATTACHMENTS • 1. Memo from City Engineer dated July 18, 1986. 2. Memo from Public Safety Director dated July 15, 1986. 3. Letter from Mr. Iversen, PMT, dated July 7, 1986. 4: Proposed expansion plan stamped "Received July 17, 1986". 5. Planning Commission minutes dated July 23, 1986. 6. Letter from Al Iverson dated July 18, 1986. 7. Site plan stamped "Received July 10, 1986". 8. Landscaping plan stamped "Received .July 10, 1986" . PMT Site Plan July 23, 1986 Page 5 Manager's Comments: Typically, I review reports prior to sub- mission to our respective commissions. Unfortunately, I was out of town during this report's preparation. I share the concerns of the Planning Commission and staff regarding the 79% building coverage ratio and minor sideyard landscaping. In administering the Housing and Redevelopment ' Authority's incentive program, we have strictly held the 70% guideline and considered the effects of developments on adjoining neighborhoods. This lot is highly visible from Audubon and Park ' Road (the lot is flat with no vegetation except for a scattering of dying elms in the rear) . The solution arrived at, restricting Lots 1 and 2 to 70% coverage, will work. I am not sure as to the cost of recording this type of restriction nor whether the future owner of Lot 1 would be before the Council claiming he did not realize the full impact of ' the condition. The alternative still leaves the mass of the building to the east and such may hinder the development of the lot to the east of PMT. Another solution is to create an administratively approved lot split. This is a simple procedure with very minor costs. The new lot descriptions would be "Lot 2 and the westerly 20 feet of ' Lot 1" and "Lot 1, except the easterly 20 feet" . The two new lots could stay under a single ownership or sold to two different owners without any type of approvals. The new westerly lot would ' have a frontage of 300 feet versus its current 320 feet (such not appearing to harm its resale value) . PMT would also reduce its holding costs for Lot 1 as special assessment costs are on an ' acreage basis and they currenty exceed the credit they could receive. Although the amount would be minor ($1,500 to $2,000) , such will probably offset some of the costs of City conditions. ' The approach advocated above does have the benefit of allowing the entire plan to shift to the west by 10 feet (20 foot sideyard on both the east and west sides) and allow for greater side yard ' treatments, i.e. the easterly berm could be raised to 3 to 4 feet. I have spoken to Opus and they would welcome the above approach. ' Whichever alternative is chosen by the Council, such should include the previously listed conditions as well as increase the landscaping on the easterly lot line, i.e. a stagger 60 foot ' spacing on the side by PMT would produce the one tree per 40 feet guideline applied to other developments (assumes that any new development to the east would have a similar 60 foot stagger .requirement) . fr 1 . . f Planning Commission Meeting -May 2, 1990 - Page 28 1 wetland shall be permitted without application or receipt of all propel. wetland permits . All voted in favor and the motion carried. ' /*In'PUBLIC HEARING: II PMT CORPORATION, ON PROPERTY ZONED IOP AND LOCATED AT 1500 PARK ROAD: A. REPLAT OF LOTS 1 AND 2, BLOCK 1, CHANHASSEN LAKES BUSINESS PARK 5TH ' ADDITION INTO ONE LOT. B. SITE PLAN REVIEW FOR 45,900 SQUARE FOOT EXPANSION TO THE EXISTING FACILITY. I Paul Krauss presented the staff report . Chairman Conrad called the public hearing to order . i Conrad: The applicants are here I see . Would you like to show us some pictures? Show us what you 're doing . Mark Huse: We've been looking at the site plan. II Conrad: And your name just for the record . II Mark Huse: I 'm Mark Huse with Amcon Corporation. . . As Paul was saying, this is the site plan . It shows just a concept for future expansion. Just a possibility . We 're not asking for approval of this concept tonight . By , our estimation , the wetland Paul is talking about is in approximately this location here. And we'll work out the details of how that. . .around that when the owner decides to expand on his property. This is a perspective o1 the building showing you from the intersection. These are the elevations that you have in the packets . It's shown a little bit better here . We 're introducing a spando type system . Curtain walled at the corner . Working with the client , one of our primary concerns was to put a building on. this , corner that will give the prominence to that corner that it deserves and hence the 2 stories which is also one of the reasons why we need to expand future parking onto the site to the north. He could have. . .at this time with a single story building. The second floor is to be largely unused at this time . There was a real concern that we have a 2 story building on this corner site to give it prominence that it requires. I do have a grading plan. That's not all that clear . The grading plan is also in you packet . Todd Christoferson is here with our firm and he's in charge of the construction and we do have a representative from PMT Corporation who'd bell willing to answer any questions about the operation of their company. Conrad: Okay, good. Thanks. This is a public hearing. We'll open it u� t for any other public comment. Is there any? Emmings moved, Ahrens seconded to close the public hearing. All voted in favor and the motion carried. The public hearing was closed. I • II I . Planning Commission Meeting May 2 , 1990 - Page 29 Conrad: I 'll just open it up in general rather than going down the row . Are there any questions of the applicant or staff on the presentation? Wildermuth: If you took the square footage of the second floor out, how many parking places would be needed? Do we know? Krauss: I believe there was 84 for the new addition so I would cut it in half. I think the space distribution relative to office/industrial was about the same from floor to floor . ' Wildermuth: So we'd be roughly at the required number of parking stalls if the second floor isn't occupied? Is that correct? ' Conrad: What 's your thinking Jim? What are you getting at? Wildermuth: Well I 'm just wondering whether or not how soon he's going to have to put the extra parking to the north of the proposed building . Erhart: I looked at the site today . I don't see, looking at the site, how you could ever put another building and these additional parking spaces in the area to the north of the proposed building. It just doesn't look right and as a result , visually it tells me that they just ought to incorporate that lot , at least the western part of that lot into this lot . I 'm not I suggesting that they have to build parking lot but take an area where I really question whether you could put another building in plus an additional , what is it , 44 slots and then go through all this rigamaroll ' with the easements . Jim, did you have that same feeling? Krauss: Commissioner Erhart , I looked at the property to the north . • There 's a lot of land in that parcel that extends from Audubon all the way over to Park Court . I have a lot of concerns about that concept that 's being shown. It's showing two additional buildings . I think one would be ' more appropriate. ' Erhart: Which one? You mean the one over . . . Krauss: Well either one. The one to the west starts to have grade t problems because you start getting up into that wooded slope. The one to the east has wetland problems so it's probably, you know you put square footage, you put them both together , you come up with one building. But ' that wasn't really the issue before us tonight. I 'm confident that the parking can be accommodated there and that's really the issue for me on this plan. Erhart: On this concept, where's the parking for those two buildings? I don't see that on there . Krauss: Well again, we did not do a computation. They didn't have to verify for us that there's sufficient parking for those buildings . They're going to have to prove that when they come in. ' Ellson: When the time comes you can certainly ask them . 1 • • • # Planning Commission Meeting May 2, 1990 - Page 30 Krauss: And there's a permanent liability with this site . This site 's carrying a liability of 64 stalls . Erhart: Whatever , it seems like we're going through a lot of Mickey Mouse " here. Krauss: It's a little bit. I guess it relates to the ownership situation that's been established by the property owner and his future plans . We 're ' comfortable we can work it out this way. It's a few more hoops .to jump through but we've done it before. Conrad: Any other comments? ' Batzli : Is the entrance/exit off of Audubon Road an entrance only? Krauss: No, it is not . It's an entrance only for trucks . Ellson: Trucks have to exit one way. Krauss: Right.. Trucks have to manuever through this site in one direction . ' S Batzli : Do we want it to be an entrance only for everyone? Krauss: There really is no need for that we don't believe at this point . I At some point in the future there may be a median down Audubon Road at which time it would obviously just be a right-in/right-out only but at this point in time we didn't see there was a need to limit it . ' Batzli : If there was a median there , how would trucks get back to the truck dock? They 'd be facing the wrong way wouldn't they? They'd have toll come in Park Road? Krauss: They'd have to approach from the north on Audubon. I 'm sorry , they'd have to come up from the south on Audubon. I 'd have to add that thi median is not something that we see being built tomorrow. It's just as traffic levels continue to build, at some point in the future it'd be something that they'd probably have to look at. ' Batzli: But since you had the concern about Audubon Road, your concern with the traffic was to the south of Park Road? Krauss: Yes. Batzli: So you don't care if cars go in and out on Audubon? ' Krauss: No . The traffic levels again, it was somewhat surprising to us to realize it but the traffic levels that the model was showing were roughly comparable for Park Road and Audubon north of Park Road. Batzli : Well it just seems with the angle of that road, the cars are going to be facing the wrong way if they're going to be trying to go north !' on Audubon. 1 II Planning Commission Meeting II. May 2, 1990 - Page 31 Krauss: The illustration is somewhat deceiving Commissioner Batzli . There is sufficient room at the neck of that drive for the car to be perpendicular to Audubon before it enters out onto the street. Batzli: Even if a truck is coming from the north to turn around it into the . . . Krauss: Yes. • Batzli : I 'll take your word for it. It doesn't look like it on the drawing. ' Conrad: Anything else? Ahrens: I have a question about the landscaping plan . You have here that you 're recommending that the applicant provide four 8-12 foot high Douglas Firs to hide the loading docks . That doesn't seem to me to be adequate to hide loading docks . ' Krauss: Well I think you have to take the perspective of what we're trying to achieve here . The loading docks are somewhat concealed in these locations . On the other side of the building . Right now you can see across here to a point . On this side it's coming up and you start hitting trees but you have a direct line of sight here. What we're proposing is that the trees be added here . That would screen kind of the direct view ' into the site . We're assuming that as this property develops, that whatever we do over there is going to provide additional screening . That this becomes something of an internal . . . With the trees clustered right here, will screen the direct view of that loading area . • Ahrens: So you think that 4 trees are going to screen that area? ' Krauss: That's about all you can fit in that space . Conrad: Anything else? Is there a motion? ' Wildermuth: I 'll move that the Planning Commission recommend approval of Site Plan #86-3 and Subdivision #90-6, Preliminary Plat for PMT Corporation without variances subject to the following conditions 1 thru 8 and subdivision conditions 1 thru 3. Ellson: I 'll second it. - ' Wildermuth moved, Ellson seconded that the Planning Commission recommend approval of Site Plan *86-3 and Subdivision *90-6 Preliminary Plat for PMT Corporation without variances subject to the following conditions: 1 . HVAC equipment shall be screened by a parapet wall or by a screen wall constructed of materials compatible with the building exterior . All exterior trash dumpsters shall be screened by a masonry enclosure constructed out of materials compatible with the principal structure. The entire building must be provided with fire sprinklers. Planning Commission Meeting CMay 2, 1990 - Page 32 2.. Modify the site plan to provide a 30 foot wide drive onto Audubon Road ' while maintaining alignment with the McGlynn 's driveway. Post "truck entrance" signs on the Audubon Road curb cut and an "exit" sign on the. eastern Park Road curb cut. ' 3. Provide revised plans to illustrate the feasibility of constructing the 64 proof of parking stalls as outlined in the staff report. These I stalls shall be constructed by the owner upon request by the City at such time that the City determines there to be a parking shortfall . 4. Revise the grading plan to limit fill over the watermain along Audubon Road to a maximum depth of �4 feet. Provide an erosion control plan fo approval . 5. The storm sewer extension along Audubon Road and the north side of the ' site shall be built to city standards and conveyed to the City for maintenance upon completion. A development agreement is required. Watershed District approval is required. 6. Revise plans to provide two additional fire hydrants as directed by the City Fire Marshall . 7. Revise the landscaping plans to add four 8'-12' high Douglas Firs in the northwestern corner of the site to screen the loading docks . Relocate landscape material to avoid placement over the city watermain .' A landscape bond is required prior to the issuance of any building permits . 8 . Site plan approval is contingent upon the filing of the final plat . and Subdivision Conditions: 1 . Provide the following easements: a. Standard drainage and utility easement over all exterior property lines. b. Reconfirm the location of drainage and utility easements along the ' western and northern sides of the site to cover in place and proposed utilities. c . Concurrently, provide a permanently recorded easement over Lot 4 , Block 1 , Chanhassen Lakes Business Park 5th Addition, running in favor of the City for access and parking of up to 64 parking stalls . The easement should be worded so that it cannot be vacate without the written approval of the City of Chanhassen. d. Staff is further recommending that no building permits be issued I until the plat and all required easements have been recorded. 2. Provide an acceptable final plat. ' 1 II Planning Commission Meeting • May 2, 1990 - Page 33 3 . Enter into a development agreement with the City . All voted in favor and the motion carried. 1 PUBLIC HEARING: ZONING ORDINANCE AMENDMENT TO AMEND SECTIONS 20-30 AND 20-903 OF THE CITY CODE PERTAINING TO RECORDING OF PERMITS AND ZONING LOTS. Paul Krauss presented the staff report. ' Conrad: Tell me' the process, going back to the first one Paul . Recording permits or conditional use permits or whatever . How does that work? So ' you get a conditional use permit . Go through the process that somebody would follow to get this recorded and tell me how it 's controlled. I still don't understand . If we approve the conditional , take it from the point that the City Council approves it , tell me what happens . Krauss: We get a City Council resolution that says that on such and such a date the City Council authorized it subject to these conditions and it 's ' signed by the Mayor . We would then have that filed down against the property at the County. Conrad: So Chanhassen would? Krauss: Well we tried in the P ast . ' Conrad: No, tell me the new . Krauss: Well what we'd like to do is first of all lay it out in the ordinance that , I mean right now State law does require these things but our ordinance doesn't mention it . In the past when we've tried to do it , we oftentimes get there after the fact and we don't have, and I 'm terrible ' on what kind of proeprty is which, if it's Torrens property but we don't have the title certificate . We don't have all the owners complying down there with us to sign off to say that they're willing to have this pledged against their property. So we're saying the applicant's going to have to do it and show us that they did it or else the permit's invalid. Conrad: So they have to show you that they did it.. Now how do they do ' that? Krauss: Well we can get a copy of the recorded document that is given to the County . Conrad: So you're going to do that every time. Is there a little system you set up? Every time there 's a variance or a conditional use, that you IF set up a tickler system that one month from now they have to prove that they did it? Otherwise the City sends. . . ' Krauss: Or if there's a building permit relative to that request, the building permit won't be issued until they've demonstrated it. IZS V i 5M— N'in A� c.� 7fip, ‘.. II 4 14 156'R IR I i / 1 I 1 . I - VACANT SITE E 1 5 88' 07' 53' W 267.83' DRAINAGE AND UTIL. EASMT- c1 -- - -- ------- -- o 6 3 I • I t_ 1 N SO , cri 30' R I ' 10' DIA. CONC. PROPERTY LINE TO B E `.' 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