1m. PMT Dev Contract.grading 1
CITYOF
)00,,
tM1 CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739
MEMORANDUM
TO: Mayor and City Council
' FROM: Don Ashworth, City Manager IA lip
DATE: July 9, 1990
' SUBJ: PMT Development Contract/Grading Permit
PMT is attempting to fast track construction of their new addition
in the Business Park. The Planning Commission and City Council had
acted to approve both the plat and site plan on May 2 and May 30,
' respectively. Due to meeting dates of the City Council/Watershed
District, the applicant would normally be required to wait until
July 23rd to have this item back on the City Council agenda. As
' can be seen from the attachments considered on May 30th, site
grading and components of the development contract are relatively
minor. Accordingly, this office would recommend that the City
' Council authorize the Manager and Mayor to enter into a development
contract with PMT and to authorize a grading permit conditioned
upon both documents being in accordance with the approvals given by
the City Council on May 30th.
1
1
CITY (:) f: PC DATE: May 2, 1990
/ i
li, li 11 A II 11 A ti II CC DATE: May 30, 1990
il . CASE #: 90-6 SUB g /C
- 86-3 Site Plan
II
II .
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
Office/Manufacturing Building
II—
Z LOCATION: Lots 1 and 2, Block 1, Chanhassen Lakes Business Park 5th
IA Addition
J
I & APPLICANT: PMT Corporation
U. 1500 Park Road
IQ Chanhassen, MN 55317
I . ,
PRESENT ZONING: IOP, Industrial Office Park
IADJACENT ZONING AND
LAND USE: N - IOP; vacant, owned by PMT
I S - IOP; City Public Works
E - IOP; vacant, approved for Rome Corp.
W - IOP; McGlynn Bakery
IWATER AND SEWER: - Available
PHYSICAL CHARACTER. : The 3.65 acre site is comprised of 2
IQ underlying parcels. The eastern parcel has been fully developed and
1.... is currently occupied by the existing PMT Building. The western parcel,
4 located at the intersection of Park Road and Audubon Road, is currently
I in vacant and is generally • devoid of distinguishing natural features.
There are no identified wetlands or water storage areas on either
W property with the general drainage pattern towards the northeast. Site
grades drop from a high of 952 ' at the northwest corner of the site down
Ito 945' near Park Road. Grades are generally gentle except in the
viextreme northwest corner of the property.
2000 LAND USE PLAN: Industrial
PMT Corporation
May 2, 1990 1[
Page 2
PROPOSAL/SUMMARY
The applicants are requesting approvals that would result in the
construction of a 48, 130 square foot addition to the existing PMT
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
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
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
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
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
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
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 `'
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
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
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
parking shortfall.
In the opinion of the owner, the current site plan will provide '
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,
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
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
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
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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
1 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.
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PMT Corporation r,
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.
ItCCESSIPARKING '
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
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II PMT Corporation
May 2, 1990
Page 5
Inorthwestern 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.
IInternal circulation is acceptable, although not optimal. Staff
has a concern with the ability to maneuver larger trucks on the
I 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
I
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
I 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
I 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
I area. A turn area to facilitate backing and turning movements is
being provided at the end of the parking aisle.
II Parking on the Phase I site has proven to be a problem since there
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
I 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
I 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.
I 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
I 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
I for a concept known as proof of parking. The proof of parkin
concept essentially means that if a property owner believes that
the ordinance requires a greater number of parking stalls then
I 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
Ibe 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
II
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PMT Corporation
May 2, 1990
Page 6 11.
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 I
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
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PMT Corporation
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.
' 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 '
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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' 1
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 1
property lines.
2. Reconfirm the locatibn 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 I
issued until the plat and all required easements have been
recorded.
STAFF RECOMMENDATION
Staff recommends that Site Plan #86-3 and Subdivision #90-6 '
Preliminary pat for PMT Corporation be approved without variances
subject to the following conditions:
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PMT Corporation
May 2, 1990
Page 9
Site Plan 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 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 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
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.
' Subdivision Conditions
1. Provide the following easements:
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PMT Corporation
May 2, 1990 11'
Page 10
a. Standard drainage and utility easements overall exterior
property lines.
b. Reconfirm the location of drainage and utility easements I
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 vacated without the
written approval of the City of Chanhassen. 1
d. Staff is further recommending that no building permits be
issued until the plat and all required easements have
been recorded. '
Z. Provide an acceptable final plat.
3. Enter into a development agreement with the city. I
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.
7. Memo from Building Official dated April 23, 1990.
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.
1
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1 CHANHASSEN,MINNESOTA 4:417r; iti:•;+•;.m.t.f.1:;;r:iii.F.7.::;■•:
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690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 1
f (612) 937-1900 • FAX (612) 937-5739
1
MEM)RANDUM
Td: Paul Krauss, Planning Director 1
FROM: Dave Hempel, Sr. Engineering Technician IX/
•
DATE: April 26, 1990 i
SUBJ: Site Plan Review for PMT
II
File No. 90-13 Land Use Review
Site Plan 1
The plans propose two driveway accesses to the site; one fran Audubon Road and II
the other from Park Road. The access proposed fran Park Road is 30 feet wide
and appears to be a common driveway to be shared by the existing office building
to the east. The driveway access on Audubon 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. .
Grading and Drainage i
It appears that a majority of the site will experience grading to create the
building pad and parking lots. Tne plans propose extensive filling on the
IIwesterly portion of the lot which will impede the natural drainage pattern. A
storm sewer is proposed to be extended fran Park Road to convey the drainage
through the site as well as the runoff generated from this development.
Fill is also being placed on top of the City's 12-inch trunk wateanain within II
the easement adjacent to Audubon Road. This would bury the waternnain up to 18
feet deep and require a hydrant extension of 10 feet. It is recommended that 1
fill be not allowed or limited up to four feet and landscaping be strategically
placed so that it is not on top of the watennain.
The plans propose extending the 'City's existing •storm sewer fran Park Road
II
northerly parallel to Audubon Road to the northwest corner of the site, thence
easterly along the north property line to the City's existing 21-inch storm
sewer. ¶Io smaller systems are also proposed 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.
II
1
1
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 in fees and guarantee proper
installation of the "mainline" storm sewer. ) j
ktm
' Warren City ineer
c: Cary ty Eng
11
CITYOF I
- CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 1
(612) 937-1900 • FAX (612) 937-5739
MEMORANDUM ,
TO: Jo Ann Olsen, Senior Planner '
FROM: Steve A. Kirchman, Building Official 4.D.W.
DATE: April 23, 1990 '
SUBJ: 86-3 Site Plan Review & 90-6 SUB (PMT Corporation)
1) Three handicap spaces required for the 108 parking spaces
shown.
2) Curb cut for handicap spaces should be ajacent to, but not
encroaching on, the handicap spaces .
3) Entire building must be fire sprinklered.
1
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1
1
I CITYOF
CHANHASSEN
1 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, 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 .
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CITY of
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CHANHASSEN
690 COULTER DRIVE •.P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900
J;
October 7, 1986 ... a -
Mr. ` ,�
Mr. AI 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 ,
•r.
/vgr
Barbara acy
City Planner
' BD:v
•
•
CITY TF
fr
. .
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. '
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
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 tr ? yours,
Barbara Dacy
City Planner
BD:k
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CITY Of: °.C. DATE: July 23, 1986
'I C.C. DATE: August 18,• 1981
.
CHAHA1 CASE NO. 6-3 Site e flan
Prepared by: Gerhardt/v '
STAFF REPORT
PROPOSAL: Site Plan Review for a 25,000 square foot
Office/Warehouse Building.
Z
Q
V LOCATION: Lot 2, Block 1, Chanhassen Business Park 5th Additio
ci.
Q APPLICANT: Alfred A. Iversen, President
PMT, Corporation
Box 464
Hopkins, MN 55343
•
PRESENT ZONING: P-4, Planned Industrial Development
ACREAGE: 1.66 acres or 72,309.6 square feet
DENSITY:
ADJACENT ZONING
AND LAND USE: N- P-4; vacant industrial
S P-4; Public Works Building/Fluoroware, Inc.
QB- P-4; vacant industrial
QW- P-4; vacant industrial
W WATER AND SEWER: Municipal services available
Cn PHYSICAL CHARAC.:
Property has level topography
1990 LAND USE PLAN: Industrial •
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PMT Site Plan I
July 23, 1986
Page 2
IF
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. ,
ANALYSIS
The applicant is requesting site plan approval for the construc- 1
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 I
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. 1
•
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 ro sed
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 1
northeast perimeter of the proposed parking area. Along the top
1
I
S.
PMT Site Plan
July 23, 1986
111 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
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 i86-3
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.
•
PMT Site Plan 1
July 23, 1986
Page 4 1
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 1
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
1 . Amend Condition No. 4 to read:
4 . The applicant shall record a deed restriction requiring 1
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 1
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". 1
. 1
1
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 thb east and west sides) and allow for greater side yard
1 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 r,
' requirement) . ,!�
I
I
CITY OF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739
MEMORANDUM
' TO: Gary Warren , City Engineer
FROM: Charles- Folch, Assitant City Engineer
DATE: July 9, 1990
SUBJ: 1990 Street Repair Program
Bids were received and opened today for the 1 990 Street Repair
Program, Project 90-11 . Two bids were received with Allied
Blacktop, Inc. being the low bid at $110 ,209 .00 ; this bid is
below my estimate of $119 ,000 . 00 . Allied Blacktop, Inc. has per-
formed satisfactorily on previous street repair projects with the
City.
•
It is recommended that the 1990 Street Repair Program, 90-11 , be
' awarded to Allied Blacktop , Inc . for $110 , 209.00 .
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