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3 Rezone 3.98 Acres/Gorra - z ~ :.> J '1.. L ~ :t - ~ 1.1 - - f) 3 CITY OF CHANHASSEN PC DATE: 04/19/00 CC DATE: 05/08/00 REVIEW DEADLINE: 05/17/00 CASE #s: 00-1 REZ, 00-6 SPR, 00-1 CUP STAFF REPORT PROPOSAL: A request for: (1) a Rezoning 00.98 acres from A2, Agricultural Estate to lOP, Industrial Office Park; (2) a Site Plan Review for a 10,270 sq. ft. office building; (3) a Variance from the requirement that 100 percent of property within the Bluff Creek Overlay District Primary Zone remain open space; . (4) a Conditional Use Permit to construct a structure within the Bluff Creek Overlay District; (5) a 37 foot Variance &om the 50 foot setback required when an office use abuts a residential use; a (6) a 9 stall Variance ITom the parking requirementsfor offices uses. LOCATION: Southwest comer the Coulter Blvd. and Stone Creek Drive APPLICANT: M. J. Gorra 1680 Arboretum Blvd. Chanhassen, MN 55317 (474-7124) s e 2020 LAND USE PLAN: Office/Industrial and Open Space ACREAGE: 3.98 acres FLOOR AREA RATIO: .06 SUMMARY OF REQUEST: The applicant is seeking approval of a site plan to construct a 10,270 sq ft. office building on land designated for this use. The site is locateð within the Bluff Creek Primary District andHC-l-6verlay District. Notice of this public hearing has been mailed to all property owners within 500 feet. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City has a relatively high level of discretion in approving rezonings, PUDs, and amendri1ents to PUD because the City is acting in its legislative or policy-making capacity. A rezoning ot PUD, and amendment thereto, must be consistent with the City's Comprehensive Plan. The City's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with Zoning Ordinance requirements. If it meets these standards, the City must then approve th site plan. This is a quasi-judicial decision. (ì~~~~<1fijí I ~=_WAYW , ./ ' I JÁ.. " ~ / ~ "~J IT", :~1~6~l'¡f~~VN te- V/f ;;:;: (~V '.. L 1./ I. I I IJ/" .;-.;.;-."Ji;- , 6 CONE FLOWER CRY S ~/ T I" 7 BLUEBONNET BLVD " ./ ~ ' I 8 CHICORY WAY I- I -r :..J., ~ y 9 POPPV DR ___ ~~ 10 BLUE SAGE LN E '- (,) ~ 11 WATERLEAFLANE E " , / "11 '/:::if _ 12 LADY SLlPÆR LANE I \ I. ..".1 = ~~ :=8~~C~T )V " -,./....... 15 WATERLEAF LANE W '" " ~~~ r ," . o"j ~~ ¡:¡¡:m!p ,~~ " ':I~o 'T.T \ "'-- i- \.. r .~ 'J I; h i/; ~ Harvest Lane :2\ ~~ìIJ 2 Harvest Way Ej¡'"'ß%"'- 3 -"S:"'~- - , 'ì . . .. "ð'! ~~Cou.'_ (. ' ~Ofo~ed ~ite ~ \l \;"\;. -~ \~ ~.... nr . \~...~ l\ ~ . I ?!{~ ~ '\ Oa/n.L /~ ~ ~ "" I I _________ .~ :::: f--,. \ L--- .).~' d. .\R8I ai~7 '"L. 1..1 # Stone Creek Office Building April 28, 2000 Page 2 The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The City has a relatively high level of discretion with a variance because the applicant is seeking a deviation ITom established standards. This is a quasi-judicial decision. The City has limited discretion in approving or denying conditional use permits, based on whether or not the proposal meets the conditional use permit standards outlined in the Zoning Ordinance. If the City finds that all the applicable conditional use permit standards are met, the permit must be approved. This is a quasi-judicial decision. PROPOSAL/SUMMARY The applicant is requesting the rezoning of 3.98 acres to lOP, Industrial Office Park ITom A-2, Agricultural Estate District to construct a 10,270 sq. ft. office building. The requested rezoning is consistent with the comprehensive plan. The property is located within the Primary Zone of the Bluff Creek Overlay District, thus requiring a variance ITom the requirement that open space comprise 100 percent of this zone in the Bluff Creek Overlay District. The ordinance requires a conditional use permit to construct a building in this overlay district. Further, a variance is requested ITom the 50 foot minimum setback required when lOP property abuts a residential district. The proposed parking and drive aisle, as well as the building do not meet the required setback. The proposed number of parking stalls does not meet the minimum required by the parking ordinance. In addition, the parcel is located within the HC-2, Highway 5 Overlay District, so the proposal must comply with those standards. The proposed office building is residential in character and is located on the high point of the property, the only "buildable" portion. The building is to be cO,nstructed ofE.LF.S. and face brick with neutral colors. The site is to be accessed via Coulter Blvd. and Stone Creek Drive. Staff is recommending that the access to Stone Creek Drive be eliminated. This property is a remnant piece left ITom the construction of Coulter Blvd. It is located north of Timberwood Estates (RR, Rural Residential), south of Bluff Creek Corporate Center (PUD, Planned Unit Development), east of a vacant parcel (A-2, Agricultural Estate and guided Parks and Open Space) and west ofTownhomes at Creekside (PUD-R, Planned Unit Development, Residential). Staff recommends approval of the application subject to the conditions outlined in this report. BACKGROUND This parcel is a remnant piece. When Coulter Blvd. was constructed this piece was separated from the parcel to the north. The site has utility services extended so development was intended. A storm water pond was placed on the site adjacent to an ag/urban wetland. The wetland will not be altered with this development. Stone Creek Office Building April 28, 2000 Page 3 ANALYSIS REZONING The applicant proposes to rezone the parcel from A-2 to lOP. The land use map designates this site as Office/Industrial and Open Space. The requested change is consistent with the comprehensive plan. SITE PLAN REVIEW The proposed 10,270 sq. ft building is located at the intersection of Coulter Blvd. and Stone Creek Drive. The building is situated on the highest elevation of the site. Access is gained via Coulter Blvd. and Stone Creek Drive. Parking is located to the north and east of the proposed building. The proposed office building is a one-story walk out. The proposal is residential in character with prairie style architecture. The pitched roof with large eaves blends harmoniously with the adjacent residential to the south and east. Also, the height of the office building is in keeping with the nearby single-family homes and townhomes. The building height is 23 feet (or one-story) along the north and east. Along the south and west, the walkout elevation, the building is 33 feet. (Note: The height of the building is measured from grade to the top of the roof. Typically, the height is measure to mid-roof). The building will be composed ofE.I.F.S. (neutral in color) and a base off ace brick (color to complement E.I.F.S.) with colored insulated glass windows (light green tint). Cultured stone frames the two entrances. The roofwill be covered with heavyweight fiberglass gray shingles, with a "Bermuda Shingle Technique" to create a shadow line effect. The chimney will be constructed of cultured stone. The building has an ample supply of windows, which will be supported by stone sills. The design displays a patiolbalcony on the southern elevation, which is directed toward the wetland and wooded area. The trash enclosure is located on the southern portion of the site, along the drive aisle. The plans do not indicate its exterior material, however, a condition of approval requires that the trash enclosure be compatible in materials with the primary structure. Overall, the design is high quality and compatible with the surrounding uses. FINDINGS In evaluating a site plan and building plan, the city shall consider the development's compliance with the following: Stone Creek Office Building April 28, 2000 Page 4 (1) Consistency with the elements and objectives of the city's development guides, including the comprehensive plan, official road mapping, and other plans that may be adopted; (2) Consistency with this division; (3) Preservation of the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing or developing areas; (4) Creation of a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; (5) Creation of functional and harmonious design for structures and site features, with special attention to the following: a. An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; b. The amount and location of open space and landscaping; c. Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. (6) Protection of adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses. Finding: The proposed development is consistent with the comprehensive plan and the zoning ordinance subject to conditions outlined in this staff. The site's existing natural amenities are preserved on the western portion of the parcel. The design is compatible and harmonious with the approved office developments throughout the city and adjacent residential uses. The building, landscaping and parking lot are appropriately designed. Stone Creek Office Building April 28, 2000 Page 5 BLUFF CREEK OVERLAY DISTRICT The intent of the Bluff Creek Overlay District is to allow development that blends in with the natural environment while protecting Bluff Creek and creating an interconnected open space network for wildlife and people. According to maps on file with the City, all but the extreme northeast comer of the parcel is located within the primary zone. The district requires the 100 percent preservation of the natural features in the primary zone and a 40 foot setback from the edge of this zone. In order for the property owner to have a reasonable use of the property, a variance must be granted from Sec. 20-1563, which states, "Open space shall compromise 100 percent of the area located within the Primary Zone." Without relieffrom the ordinance, this parcel could not be utilized. (Note: Since the parcel is within the Primary Zone, a density transfer is not possible on the property.) VARIANCE - FINDINGS The Planning Commission shall not recommend and the City Council shall not grant a variance unless they find the following facts: a. That the literal enforcement of this chapter would cause an undue hardship. Undue hardship means that the property cannot be put to reasonable use because of its size, physical surroundings, shape or topography. Reasonable use includes a use made by a majority of comparable property within 500 feet of it. The intent of this provision is not to allow a proliferation of variances, but to recognize that there are pre-existing standards in this neighborhood. Variances that blend with these pre-existing standards without departing downward from them meet !his criteria. b. The conditions upon which a petition for a variance is based are not applicable, generally, to other property within the same zoning classification. c. The purpose of the variation is not based upon a desire to increase the value or income potential of the parcel ofland. d. The alleged difficulty or hardship is not a self-created hardship. e. The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel is located. £ The proposed variation will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. Stone Creek Office Building April 28, 2000 Page 6 Finding: The literal enforcement of the ordinance creates a hardship. The requirement that the site remain 100 percent open space precludes development of the site. Without relief from the ordinance, the owner will not have a reasonable use of the property. In addition, a conditional use permit is required prior to the construction of any structure within the Bluff Creek Overlay district. CONDITIONAL USE PERMIT - FINDINGS The Planning Commission shall recommend a conditional use permit and the council shall issue such conditional use permits only if it finds that such use the proposed location: 1. Will not be detrimental to or damage the public health, safety, comfort, convenience or general welfare of the neighborhood of the city. 2. Will be consistent with the objectives of the city's comprehensive plan and this chapter. 3. Will be designed, constructed, operated and maintained so as to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. 4. Will not be hazardous or disturbing to existing or planned neighboring uses. 5. Will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools; or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. 6. Will not create excessive requirements for public facilities and services and will not be detrimental to the economic welfare of the community. 7. Will not involve uses, activities, processes, materials, equipment and condition of operation that will be detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, odors, rodents, or trash. 8. Will have vehicular approaches to the property that do not create traffic congestion or interfere with traffic or surrounding public thoroughfares. 9. Will not result in the destruction, loss or damage of solar access, natural, scenic or historic features of major significance. 10. Will be aesthetically compatible with the area. II. Will not depreciate surrounding property values. Stone Creek Office Building April 28, 2000 Page 7 12. Will meet standards prescribed for certain uses as provided in this article. Findings: The office use is consistent with the comprehensive plan. This is the least intrusive of any use permitted in the lOP district. An office also provides a transition nom more intensive uses to the north in the Bluff Creek Corporate Center. The structure is compatible in appearance with neighboring uses and is served adequately by public infTastructure. The site plan generally indicates appropriate vehicular approaches. The proposed structure will not depreciate surrounding property values. HC-2 OVERLAY DISTRICT The proposed development is located within the Highway 5 corridor (HC-2) and must comply with the following design standards: 1. Parking and building orientation: · The site plan meets this standard. The HC-2 district requires a minimum 50 foot setback for structures abutting the access boulevards parallel to Hwy. 5. 2. The architectural design standards: · The materials and details of the building are consistent with the Hwy. 5 standards. The project incorporates E.I.F.S. and brick exterior with a pitched roof. · The overall design and architectural theme is "Prairie Style" with a low pitched roof and elongated eaves. · The proposed office building meets the height requirement. The building height is limited to 4 stories or 50 feet in the lOP District. The HC-l District permits a 3 story or 40 foot structure. The proposal is a one-story, walk out with an average of 28 feet of height. · The project incorporates the use of high quality materials in both the building and landscaping. · The site design is such as to avoid the accumulation of trash, leaves and dirt. · The building components are proportional and relate well to one another. · Building colors are hannonious and create a pleasant aesthetic experience. · The refuse container is located appropriately. Landscape screening is required from adjacent properties. Stone Creek Office Building April 28, 2000 Page 8 3. Landscape Design and Site Furnishings: · The landscaping plan is designed appropriately for the site. lOP DISTRICT STANDARDS TABLE 1 A COMPARISON OF STONE CREEK OFFICE BUILDING TO ORDINANCE REQUIREMENTS Required Pro nosed Building Height lOP 4 stories/50 feet 1 story walkout, HC-2 3 stories/40 feet 28 feet (avera~e) Setbacks North (Front Yard) Structure 30 feet/50 feet (HC-2) 60 feet Parking 30 feet or 10 feet* I 0 feet South (Resid. Property) Structure 50 feet 41 feet** Parkin~ 50 feet 13 feet** East (Side Street) Structure 30 feet 60 feet Parking 25 feet or 10 feet 10 feet West (interior) Structure 10 feet 477 feet +/- Parking 10 feet 445 feet +/- Parking 46 Stalls (gross floor area) 37 Stalls 37 Stalls (rentable area) Wetland Setback 40 feet + 10 foot buffer 45 feet total (average) (40 feet + 5 foot buffer) Floor Area Raôo (FAR) None specified .06 Imnervious Surface 70 Percent 13 Percent Lot Area I acre 3.98 acres *The zoning ordinance permits a reduction of a setback along public rights-of-way to 10 feet:, provided ] 00 percent screening is demonstrated 5 feet above the parking area. *·Variance required The proposal does not meet the 50 foot setback required when lOP property abuts residentially zoned property; therefore, a variance is required to construct this site plan. The building is 41 feet from the property and the parking is 13 feet, thus the 37 foot variance. The adjacent residential properties are large lot and the homes are located over 400 feet from the interior property line. Stone Creek Office Building April 28, 2000 Page 9 The buildable area of the site is limited due to topography. The upland area is constricted to the eastern portion of the site. The site slopes to the west, with the highest elevation of938 feet at the eastern property line and 91 7 near the center of the site. A storm water pond is located 180 feet rrom the eastern property line. The zoning ordinance requires a 50 foot setback rrom the property line abutting Coulter Blvd. and a 50 foot setback &om the property line abutting Timberwood Estates on the south. Furthermore, a setback is required rrom the eastern property line and a 10 foot distance should be maintained rrom the sanitary sewer line running parallel to the utility pond. These setbacks in addition to the existing topography make it difficult to position an attractive building and necessary parking on the site. It is appropriate to locate the parking adjacent to the street and the building on the slope. The design ofthe building is also appropriate for its location. The zoning ordinance would allow a 3 story building on the property. The proposal is a one-story walkout. Staff prefers this proposal to a taller building that may meet the setbacks (or encroach less into the setbacks). The low profile building is less intrusive to and complements the adjacent residential uses. In addition, the proposal is deficient nine parking stalls. The zoning ordinance requires four and one-half parking stalls per 1,000 sq. ft. of gross floor area for office uses. The applicant utilized five per 1,000 sq. ft. of rentable area to obtain the required number of spaces. The northern portion of the lower level is crawl space. Since this area cannot be utilized for office space, parking should not be required for this portion of the building. The deficiency requires a variance. Staff is recommending approval of this variance with the condition that the northern portion of the lower level never be utilized as office space. Should this be used as such in the future, additional parking must be provided. VARIANCES - FINDINGS The Board of Adjustments and Appeals shall not recommend and the City Council shall not grant a variance unless they find the following facts: a. That the literal enforcement of this 'chapter would cause an undue hardship. Undue hardship means that the property cannot be put to reasonable use because of its size, physical surroundings, shape or topography. Reasonable use includes a use made by a majority of comparable property within 500 feet of it. The intent of this provision is not to allow a proliferation of variances, but to recognize that there are pre-existing standards in this neighborhood. Variances that blend with these pre-existing standards without departing downward from them meet this criteria. b. The conditions upon which a petition for a variance is based are not applicable, generally, to other property within the same zoning classification. c. The purpose of the variation is not based upon a desire to increase the value or income potential of the parcel ofIand. Stone Creek Office Building April 28, 2000 Page 10 d. The alleged difficulty or hardship is not a self-created hardship. e. The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel is located. f. The proposed variation will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. Finding: The literal enforcement of the ordinance creates a hardship. The required setbacks and the topography limit the location of a structure and parking on the site. Without relieffrom the ordinance, the owner will not have a reasonable use of the property. WETLAND An ag/urban wetland is present to the west and south of the existing storm water pond. The ordinance requires a 40 feet setback fÌ"om the edge of the buffer. The buffer can range between 0- 20 feet, with an average of 10 feet. According to the site plan, the structure meets the required setback. This wetland will not be impacted by the development. GRADING A preliminary grading plan has been submitted. The parcel will need to be graded for development for the office building, parking lot and utilities. The existing site conditions range in elevation from 939 in the northeast comer of the property to 918 along the wetlands in the westerly portion of the site. During construction of Coulter Boulevard fill material was placed on the site. Site grading will involve leveling the site to an elevation of932.0± for the parking lot. The building is proposed with a walkout level; therefore, should conform fairly well to the existing terrain. Since no building elevations were provided, staff will recommend that the lowest floor elevation of the building be a minimum of two feet above the high water level of the stormwater pond (per city ordinance), which is 922. Therefore, the lowest floor elevation must be a minimum of924.0. Staff does not believe any earthen material will need to be exported or imported to the site based on proposed spot elevations on the parking lot. However, should material need to be imported or exported, the applicant should be aware that if the material is to be deposited in another location in Chanhassen it will require an earthwork permit from the city. In addition, a detailed haul route will also need to be submitted to the city for review and approval. Retaining walls are proposed along the parking lot on the westerly and southerly sides of the parking lot. Top and bottom elevations of the walls need to be shown on the grading plans to determine whether or not the wall will need to be engineered (retaining walls in excess of four feet in height need to be engineered and a separate building permit applied for). Stone Creek Office Building April 28, 2000 Page 11 It is difficult to tell if the existing power poles that parallel the easterly property line will be affected by site development. The power pole/line may need to be relocated or adjusted due to the proposed access from Stone Creek Drive. The developer shall be responsible for any and all coordination and adjustments to the power pole/line. A revised detailed grading, drainage and erosion control plan with proposed and existing two-foot contours and showing existing site conditions, building elevations and retaining wall elevations shall be submitted prior to issuance of a building permit. Typically along collector roads berming is required to provide screening from the parking lot improvements. Given the site configuration, staff is recommending that screening be accomplished by a combination oflandscaping and berming. The city does have boulevard tree plantings along Coulter Boulevard. These trees will be impacted by the proposed berms along Coulter Boulevard. It may be possible to work with the developer in increasing the plantings along Coulter Boulevard as well as Stone Creek Drive to achieve the desired screening of the parking lot as long as sight lines and snow storage areas are not jeopardized. Berms could be permitted up to twelve feet behind the City's curb line along Coulter and Stone Creek Drive. DRAINAGE For the most part, the site sheet drains toward the city's stormwater pond located in the westerly portion of the site. The plans propose for the parking lot drainage to be collected by catch basins in the parking lot and conveyed via storm sewer to the city's stormwater pond for pretreatment prior to discharging off site. No additional ponding improvements will be necessary with this site plan proposal since the site will be draining into the existing pond. Staff does recommend the applicant provide the city with fletailed stormwater drainage calculations for a 10-year and 100-year, 24-hour storm event for the storm drainage system to insure the number of catch basins and pipe sizes are adequate. The storm sewer outlet pipes shall be designed with a maximum discharge rate of 5 cfs. This may require deeper catch basin structures or additional drop manholes prior to discharging runoff into the city's stormwater pond. SWMP The parcel has not been assessed for storm drainage improvements constructed with Coulter Boulevard and Stone Creek Drive projects. Although this is not a subdivision, staff recommends the applicant be responsible for surface water management fees (SWMP) in accordance with city ordinance. The site overall is approximately 4.0 acres; however, most of the site is encumbered by wetlands and stormwater pond. Staff estimates a net developable acreage of one acre. Based on the land use of office/industrial the rate per acres is $4,360 for stormwater quantity and $4,633/acre for water quality. These fees are payable at time of building permit issuance. Stone Creek Office Building April 28, 2000 Page 12 UTILITIES Municipal sanitary sewer and water service are available to the property. Water services have been extended nom Coulter Boulevard to the property line. The city's sanitary sewer line intersects the property along the south and westerly portion of the proposed building site. The applicant will need to connect into the city's trunk sewer line for service. The city will require the applicant to obtain the appropriate sewer and water connection permits and fees in conjunction with site development. All proposed utility improvements on the site will be privately owned and maintained upon completion. All utility improvements shall be installed in accordance with the City's 2000 Standard Specifications and Detail Plates and/or State of Minnesota Plumbing Code. According to a search of the assessment history of this parcel the property was not previously assessed for sanitary sewer, storm sewer and water or street improvements in conjunction with the Coulter Boulevard and Bluff Creek trunk improvement projects. The assessments for sewer and water were deferred until development occurs. Based on the proposed land use (office commercial/industrial), residential equivalent units (REUs) are applied at a rate offour units per acre. The 2000 sanitary sewer hookup charges and connection charges are $1,300/REU and $4,075/REU, respectively. The 2000 water hookup and connection charges are $1,694/REU and $4,075/REU, respectively. Based on the net developable acreage of the site (one acre), the applicant will be responsible for sewer and water hookup and connection charges in the amount of $44,576.00. These fees are collected at time of building permit issuance and may be specially assessed against the property. On a footnote, should the Metropolitan Environmental Commission determine the building will generate more that four SAC units, the number of hookup and connection charges will also increase proportionately. The site plan should be revised to indicate the invert and top of manhole structure on all sewer and storm sewer lines to determine if the lines have sufficient cover and if there will be any impacts with existing infrastructure. STREETS The site is proposed to be accessed from Stone Creek Drive and Coulter Boulevard. Stone Creek Drive is constructed with a 36-foot wide, face-to-face, residential collector-type street with street lighting, boulevard landscaping and sidewalk. There is also sidewalk on the east and west side of Stone Creek Drive which is not shown on the plans. The plans need to incorporate the existing six-foot wide sidewalk along the west side of Stone Creek Drive and provide pedestrian ramps at the driveway curb cuts. Coulter Boulevard is also 36-foot wide, but commercial-type street" section and is listed as a collector street in the city's comprehensive plan and Minnesota State Aid (MSA) route street. According to city ordinances, driveway locations on collector roads shall be minimized whenever feasible. However, given the land use and spacing of driveways along Coulter Boulevard, staff is recommending that the driveway entrance onto Coulter Boulevard be permitted and the driveway on Stone Creek Drive be eliminated. Staff believes that the property can be accommodated with only one curb cut. Staff has reviewed the parking Stone Creek Office Building April 28, 2000 Page 13 lot configuration and finds them fairly well designed and in general accordance with city ordinances with the exception of the driveway radiuses onto Coulter Boulevard. They need to be expanded from 10 feet to 20 feet. The parking lot pavement and drive aisles must be designed to accommodate 7-ton per axle weight design per city ordinance. The applicant will need to have a soils engineer recommend a pavement design to accommodate the 7-ton per axle design requirements based on soil conditions experienced on the site. The driveway entrance onto Coulter Boulevard will also need to incorporate the city's industrial driveway detail No. 5207. Since the driveway access to Stone Creek Drive will be eliminated, staff believes a 5 foot wide concrete sidewalk should be required to provide pedestrian traffic to/from the site to Coulter Boulevard via Stone Creek Drive. Staff will work with the applicant to locate a sidewalk accordingly. The property does not have easements or right-of-way recorded for Coulter Boulevard, storm drainage ponds or sanitary sewer. The owner (previous) petitioned the city for the improvements and signed a waiver of trespass agreement to construct the improvements. The intent was for the property owner to dedicate the necessary right-of-way and utility improvements in conjunction with final platting of the property. However, since this property was created in conjunction with the Coulter Boulevard project, no subdivision or final plat was needed to develop the site. Therefore, staff is requesting the applicant/owner dedicate the necessary street right-of-way for Coulter Boulevard, sanitary sewer line and stormwater pond. The city shall prepare the necessary legal description and easement agreement for the applicant to execute. In conjunction with Coulter Boulevard construction, none of the adjacent properties were compensated for right-of- way or utility and drainage easements as part of the project. If the properties would have been, the assessments for street and utility would have been higher essentially reassessed against the property anyway. EROSION CONTROL The plans do not propose any erosion control measures. The site plan and final grading plan will need to incorporate erosion control measures around the perimeter of the construction limits. In addition, a rock construction entrance will be needed off of Coulter Boulevard at the access point to the site. LANDSCAPING The minimum requirements for landscaping include a 1,263 sq. ft. landscaped area around the parking lot, five trees for the parking lot, complete screening of the parking lot and buffer yard plantings along the north, east and south property lines. The west property line abuts park property and no buffer plantings are required. A comparison between the proposed landscape plan and ordinance requirements is depicted in the following table. Stone Creek Office Building April 28, 2000 Page 14 TABLE 2 PROPOSED LANDSCAPING FOR STONE CREEK OFFICE BUILDING COMPARED TO ORDINANCE REQUIREMENTS Required ProDosed Vehicular use landscape 1,263 sq. ft. > 1,263 sq. ft. area Trees/ parking lot 5 overstory trees 5 overstory trees Boulevard trees - I tree per 30 feet existing trees planted by City Coulter Blvd. North prop. line - buffer 2 overstory trees 2 overstory trees yard B* (25' width) - 4 understory trees 5 understory trees Coulter Blvd. 8 shrubs 24 shrubs South prop. line - overstory trees Existing vegetation, feet from Buffer yard C* - understory trees building to property line, Timberwood Dev. shrubs existing wetland East prop. line - I overstory trees I overstory tree Buffer yard B* 2 understory trees 4 understory trees Stone Creek Drive 4 shrubs 8 shrubs "~hown IS 7Y¥o or the total reqUlrea plantlngs. ACCOfOlng to clty----ouf'fer yard ordinance. the project aeveloper IS responslOle tor omy 75% 0f1J1e required plantings. Abutting property owners may plant the remaining 25% on their property. The proposed landscape plan meets or exceeds all minimum landscaping requirements, except for the 100 percent screening required of the parking lot. As proposed, much of the parking lot i. visible from Coulter Blvd. and Stone Creek Drive. The applicant will need to increase screening in order to meet ordinance requirements. Staff believes no buffer planting should be required for the southern property line since there is a substantial distance, existing vegetation and a wetland between the proposed building and the existing homes in the Timberwood development. The plan shows 12 overstory trees, 4 evergreens and a number of shrubs along the property line without the xequirement. SIGNAGEILIGHTING The site plan does not indicate wall or monument signage. All future signage must comply with the sign ordinance. The sign ordinance requires monument signs to be located one-half the distance of the required setback. In this instance, the front yard setback is 30 feet, so the sign would be required to be 15 feet from the property line. The proposed parking is only 10 feet from the property line. Locating a monument sign will be difficult due to required setbacks and landscaping. The lighting plan indicates three freestanding fixtures in the parking lot and two wall-mounted fixtures above the entrances. The light poles are proposed to be 20 feet in height. The lighting Stone Creek Office Building April 28, 2000 Page 15 meets ordinance requirements including fixture shielding, height and maximum illumination at the property line. However, the plan does not indicate existing light fixtures along Coulter Blvd. and Stone Creek Drive. The ordinance requires that all existing fixtures that may impact on the site be shown on the lighting plan. PARK AND TRAIL FEES The applicant shall pay full park and trail fees at the time of building permit. PLANNING COMMISSION UPDATE On April 19, 2000, the Planning Commission held a public hearing on this item and unanimously recommended approval In general they supported the project, however, they expressed concern regarding the proposed 37 foot variance from the 50 foot setback required when office use abuts residential for the parking on the southern portion ofthe site. Instead they recommended approval of a 10 foot variance to keep the parking consistent with the proposed building's setback. This would require the elimination of the driveway access to Stone Creek Drive and 4 parking stalls, leaving the project with 33 stalls. At the meeting, staff incorrectly stated that only 32 stalls would be required ifthe crawl space is excluded from the calculations. The rentable space (7,136 sq. ft.) of the building was used to determine the number of installs. In fact, 37 stalls are required for 8,168 sq. ft (if the crawl space is excluded). (Note: The gross floor area ofthe building is 10,270 sq. ft., less 2,102 sq. ft. for the crawl space, leaving 8,136 sq. ft.) Thus, the parking will be deficient 3 stalls, not in excess of 1 as indicated at the meeting. The Planning Commission recommended amending the following conditions: 4. The site plan and grading plan should include the following: a. The existing six-foot wide concrete sidewalk along the west side of Stone Creek Drive and provide pedestrian ramps at the driveway curb cuts. b. Any power poles and street lights to determine potential impacts to the existing infrastructure. The development shall be responsible for any and all coordination and adjustments to the existing power pole and line. c. The site plan shall also include rim and invert elevations, size, type and grade of utility pipes. 11. Driveway access onto Csulter BS\1levarà Stone Creek Drive shall be prohibited. Access to the site shall be limited to StoRe Creek DFi';e Coulter Blvd. The plans shall incorporate the city's industrial driveway detail plate and construct pedestrian ramps. Stone Creek Office Building April 28, 2000 Page 16 and adding the following condition: 26. Parking may not encroach into the 40 foot setback on the south property line. Due to the revision of condition number 11, the provision of pedestrian ramps as stated in condition number 4.a. should be eliminated. This is reflected in the conditions of approval. RECOMMENDATION Staff recommends the City Council adopt the following motions: "The City Council approves the rezoning (REZ#OO-I) of3.98 acres from A-2, Agricultural Estate to lOP, Industrial Office Park." "The City Council approves the site plan (SPR #00-6) for a 10,270 sq. ft. office building, a variance from the requirement that 100 percent of property within the Bluff Creek Overlay District Primary Zone remain open space, a?rl- 10 foot variance from the 50 foot setback required when office use abuts a residential use, and a 9 13 stall variance from the parking requirement for office uses, as shown on the plans dated March 17,2000, subject to the following conditions: 1. The applicant shall enter into a site plan agreement with the city and provide the necessary financial security to guarantee erosion control, site restoration, utility connections, driveway access and landscaping. 2. All boulevard trees along Coulter Boulevard shall be preserved and guaranteed by the applicant. If any trees need to be removed in conjunction with site grading or utility installation, they must be replaced elsewhere on Coulter Boulevard and guaranteed for one growing season after the construction has been completed. 3. Protective tree fencing or erosion control fencing shall be installed along the boulevard to protect the trees from construction activities. Landscaping may be placed within the Stone Creek Drive boulevard area as well as portions of Coulter Boulevard to assist screening the parking lot. A landscaping p1an will need to be reviewed and approved by engineering prior to any landscaping being installed. 4. The site plan and grading plan should include the following: a. The existing six-foot wide concrete sidewalk along the west side of Stone Creek Drive and provide pedestriaR mmps at the dFivew~· earl! eats. b. Any power poles and street lights to determine potential impacts to the existing infrastructure. The development shall be responsible for any and all coordination and adjustments to the existing power pole and line. Stone Creek Office Building April 28, 2000 Page 17 c. The site plan shall also include rim and invert elevations, size, type and grade of utility pipes. 5. A detailed grading; drainage and erosion control plan including the lowest floor and first floor building elevations needs to be submitted prior to this item being considered by the City Council. 6. All private utilities shall be constructed in accordance with the city's latest edition of Standard Specifications and Detail Plates and/or the State Plumbing Codes. Installation of the utilities will require a building permit through the city's building department. All retaining walls in excess of four feet in height will also need to be engineered and permits obtained through the city's building department. 7. An encroachment agreement will be necessary for any structures and/or the parking lot that fall within the proposed drainage and utility easement for the sanitary sewer line. This document shall be recorded against the property. 8. All disturbed areas as a result of construction activities shall be immediately restored with seed and disc-mulched or wood fiber blanket or sod within two weeks of completion of each construction activity in accordance with the city's Best Management Practice Handbook. 9. The applicant shall provide detailed storm sewer calculations and drainage area map for I a-year and 100-year 24-hour storm events prior to issuance of a building permit. 10. The applicant shall apply for, obtain permits from the appropriate regulatory agencies, i.e. Watershed District, Minnesota Department of Health, and comply with their conditions of approval. ' 11. Driveway access onto CSIIlter BSlllevafà Stone Creek Orive shall be prohibited. Access to the site shall be limited to Staøe Cfeek Dri-¡e Coulter Blvd. The plans shall incorporate the city's industrial driveway detail plate and provide a 5 foot wide concrete sidewalk to Stone Creek Drive from the parking lot. 12. The applicant shall be responsible for surface water management fees in the amount of $8,993.00. These fees shall be collected at time of building permit issuance. 13. The applicant shall be responsible for sewer and water hookup and connection fees based on four REUs unless the Metropolitan Environmental Commission estimates more than four SAC units. The applicant will be charged these fees at time of building permit issuance. The hookup and connection fees may be specially assessed. 14. The applicant will need to have a soils engineer recommend a pavement design to accommodate the 7-ton per axle design requirements based on soil conditions experienced on the site. Stone Creek Office Building April 28, 2000 Page 18 15. The applicant/owner shall dedicate the necessary street right-of-way for Coulter Boulevard, sanitary sewer line and stormwater pond. The city shall prepare the necessary legal description and easement agreement for the applicant to execute. 16. The northern one-half of the lower level shall not be utilized for leasable office space. 17. The lighting plan shall incorporate existing light fixtures along Coulter Blvd. and Stone Creek Drive that may impact the site. 18. Landscaping shall be increased around the parking lot to provide 100 percent screening of the area. 19. The trash enclosure shall be constructed of materials compatible with the primary structure. Further, it shall be screened from adjacent properties on the west, south and east elevations with landscaping. 20. The building is required to be protected with an automatic fire sprinkler system. 21. Detailed occupancy related requirements will be reviewed when complete plans are submitted. 22. Two accessible parking spaces are required for the thirty-six spaces that are provided. 23. The fire marshal's conditions are as follows: a. Submit utility plans showing fire hydrant locations for review and approval. b. Submit radius turn plans to City Engineer and Chanhassen Fire Marshal for review and approval. c. Comply with Chanhassen Fire Department Policy regarding notes to be included on all site plans. 1'ursuant to Policy #04-1991. Copy enclosed. 24. Full park and trail fees shall be paid at the time of building permit. 25. All signage shall comply with Article XXVI of the City Code. 26. Parking may not encroach into the 40 foot setback on the south property line." "The City Council approves the conditional use permit (CUP# 00-1) for the construction of a building within the Bluff Creek Overlay District." Stone Creek Office Building April 28, 2000 Page 19 Attachments I. Application 2. Memo from David Hempel dated April 13, 2000 3. Memo from Steven ToreH dated April 1 0,2000 4. Memo from Mark Litfin dated April 12, 2000 5. Site Plan 6. Public Hearing Notice 7. Minutes from April 19, 2000 Planning Commission meeting Stone Creek Office Building April 28, 2000 Page 20 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION INRE: Application ofM.J. Gorra Rezoning On April 19, 2000, the Chanhassen Planning Commission met at its regularly schedule meeting to consider the application ofM. J. Gorra for rezoning property ITom A-2, Agricultural Estate to lOP, Industrial Office Park. The Planning Commission conducted a public hearing on the proposed rezoning preceded by published and mailed notice. The Planning Commission heard testimony ITom all interested persons wishing to speak and now makes the following: FINDINGS OF FACT 1. The property is currently zoned A-2, Agricultural Estate District 2. The property is guided in the Land Use Plan for Office/Industrial and Open Space. 3. The legal description of the property is: see Exhibit A 4. The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse affects of the proposed amendment. The six (6) affects and our findings regarding them are: a) The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. b) The proposed use is or will be compatible with the present and future land uses of the area. Stone Creek Office Building April 28, 2000 Page 21 c) The proposed use conforms with all performance standards contained in the Zoning Ordinance. d) The proposed use will not tend to or actually depreciate the area in which it is proposed. e) The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. f) Traffic generation by the proposed use is within capabilities of streets serving the property. 5. The planning report #s REZ 00-1, SPR 00-6 and CUP 00-1 dated March 16,2000, prepared by Charles Radloff, Architects and Planners is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the rezoning. ADOPTED by the Chanhassen Planning Commission this _ day of , 2000. CHANHASSEN PLANNING COMMISSION BY: Its Chairman ATTEST: Secretary g:\plan\ck.\plan comm\stone creek office bldg. 00-6 spr.doc 01/30/1996 00:32 242-474-7124 ,", "" '.'.' ~o ~ t r IJ b y I fUH1 ßI .- f\ 1<. (pLAtJAJ~j3) rl!, _. ,.', " fROM ~ M ~R e. ~o Re: /-0 7" ¡t1T tJP LC)()LTetè<f Þ RrV~o (L e~~L CORDeR. S\[ov ce (R. t>rSCR~p~) That part of the North Halfofthe Northwest Quarter, Sec.tioI11S, Township 116, Range 2,3, Carver County, Minnesota described as follows: Commencing at intersection of the south line of said North Half of the Northwest Quarter V\~th the centerline of County State Aid Highway No. 19 thence North 89 degrees 30 minutes 44 seconds East, assumed basis for bearings, along the south bne of said North Half of the Northwest Quarter, 1809.45 feet to the actual point of beginning; thence North 10 degrees 59 minutes 16 seconds West 281.71 feet, thence easterly 194.00 feel along a non-tangential curve, concave to the south, having a radius of450.00 fee.t, a ,.cenu.al.ansle~f.24..degrees 42 minutes 01 seconds, and a chord w]ùch bears North 87 degrees] 1 minutes 20 seconds East; thence South 80 degrees 27 minutes 39 seconds East -530.54 r"et, to the east line of said North Half of the Northwest Quarter; thence South 02 degrees 26 minutes 25 seconds 192,531 feet, along said east line, to the south line of said Northwest Quarter thence South 89 degrees 30 minutes 44 seconds West 67000 feet, along said south line to the point of beginning. 02/28/00 10: 28 FAX 812 937 5739 .....,., "..CITI' OF'·CIiANiiÄ5SIÎÑ . ~002 CITY OF CHANHASSEN 890 COUL TEA DRIVE CHANIfASSEN;-MN '55317 (&12) 937·1900 DEVELOPMENt REVIEW AeEUCAIlON {æ~uCANT: fl. T. (;f J2. K A ADDRESS: : fLJ 'K'{) A r.. ýf; dl:'(t T" I'l .-c. t £~tV t,/~ s:n:'..O. H ,'VJ.}. TELEPHONE (Daytime) 471- .: 7 I ~ 4- .I OWNER: S' ¡<.\ h €- ··-0·.· ... ADDRESS: TELEPHONE: _ Comprehensive Plan Amendment _ Temporaly Sales Permit I/' Cond1lfonaJ Use Permit "" ~ >~ Vacation of ROW/Easements _ Interim Use Permit _ Variance J¡¡71}) _ Non-conforming Use Permit _ Wetland Alteration t'ermll . _ Planned Unit Development" _ 400;1)9 ~~~ _ Rezoning ~~ . _ Zoning Ordinance Amendment ,_ Sign Permits _ Sign Plan Review ~ NotiflcationSign 4>IQO . Site Plan RevIew" IJ~ ):' .øp'!) ...A.. !I..~ Eees/Attomey Cos~ .. . PPJV ACIY.ðfjJW APlMetes ' a ounds, Inor US TOTAL FEE $ ivision' ~ "r A nst'of aU property oWner.¡ within 500 feet of the boundaries of the property must be Included with the appUcatlon. ,.( BuIlding material samples must be submitted wit!! 'ª' pI'!!!! ~!~!- ./ "Twenty-six fun size ~ copIes of the planS must be submitted. Inc:tudlng an ~. X 11" reduced copy of transparency for each plan sheel. /I ' , r()O ... - Escrow will be required lor other applications through the development contract >0 f) ft NOTE - When multiple apprlCations are processed, the appropriate lee shall be charged IQr !!ªç!) !!PI?P~J!!:>I1' ,. ç 2) ; ~ 1/ .. ì~" 1 ~ 0"<- ..~{')q 02/28/00 10:29 FAX'S12 937 S739 CITY OF CIlANllASSEN 141003 PROJECT NAME LöëÄTION LEGAL DESCRIPTION 5~ A'1"'"tZ\~ TOTAL ACREAGE--1-. WETLANDS PRESENT ,~ YES NO ) Aß-n'. ~b.m~ I x:.f\~~ð.\ c:>fñ~ ~A. ft::- PRESENr ZONING REQUESTED ZONING A-a.. +:'OP PRESENTtANC'USE DESIGNATION REQUESTED LAND USE DESIGNATION SI1c. REASON FOR THIS R~ST (7, ('* ' This application must be completed in full and be typewrttten or cleariy printed and must be accompanied by an informalfon and plans required by appncable City Ordinance provisions. Before filing this application. you should confer with the Planning DepartmelJ!!º çj!!!!!!!!!1!! ~ 1IJE!c:~f!: ()r~i~~C!: ~d procedural requirements appncable to your application. . .-. .-...- ........ ..............____ __.._u. . .. A determination of completeness of the application shall be made within ten business days of application submittal. A written notice of application deficfencies shall be mailed to the applicant within ten business days of application. PI(A(') ReV\UN -fì>r cfAc:,e. ~~. This is to certify that I am making application for the described action by the City and that I am responsible for complying with all City requirements w~h regard to thIs requæöt. This application should be processed in my name and I am the party whom the C!!Y §bºLJçj !:Cf1t¡¡ct regarding any matter pertaining to this appncation. I have attached a copy of proof of ownership (either copy of Owner's Dupllcatë Cëiiificäte afTitre; AbSj'¡jCl'Of Title or¡xrn:hase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. ' 1 will keep myself Informed of the deadlines for submission of maw~ ~ ~!! p~CJgI'Elss of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. w~t1äñ es!ilÏ'1ãte"prior Iö'any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of my knowledge. The city hereby notifies the applicant that development review cannot be completed within 60 days due 10 public hearing requlrsmenlS .and .agency review. Therefore. the city is notifying the applicant that the city requires an automatic 60 day extension for development review. Development review $~ !1! completed within 120 days unless addilfonal review extensions are approved bylhe applicant. --- uu... ..:.....' ...,,---- ,..,. .. ,'.,.......... ,...-.. ~-ÀO -00 Date ~ - )..0 -lJ t) Signature of Own ~ Date Application Received on ¿ ';;Of dJ Fee p3\ , f!11b . 2- Receipt No. The applicant should contact staff for a copy of the staff report which will be available on Friday prior 10 the meeting. If net contacted, a copy of the report will be mailed to the applicant's address. Charles J. Radloff · Architect CITY Ç.F CHAt-.IU. .........'!N MAR 1 7 2000 Maccb 16, 2000 CHAI'inn......Ioo.. r~·......,.... "",¡:.rlT Stone Creek Office Building Coulter Boulevard and Stone Creek Drive Chanhassen, Minnesota Request the following items for consideration in ,eference to the site plan review for this building. Item #1 Rezone subject property I. O. P. zoning from present zoning of AG2. Item #2 Requests a variance to Bluff Creek Primary Overlay District for permission to build in the district. This variance should be granted because the whole site is within the Bluff Creek Primary Overlay District and the entire site would be unbuildable. Item # 3 Request conditional use permit for construction of a building in Bluff Creek Primary Overlay District. Item #4 Request a variance from 50'-0" setback for parking and building to the -r-esidentialpropet ty. P-arking -set 1>ack1"educed t01 5 ft., and the building set back reduced to 40 ft. This variance should be granted because of the unusual shape of the site, minimal buildable area in the site, and very large un buildable area in the adjacent residential property, creating a substantial buffer to the existing residential properties. Item #S Request variance for reduction of parking stalls from 46 to 36 parking stalls. This variance should be granted because of the unusual shape of 'Y79 V ALLEY VIEW ROAD. SUITE 25<i . EDEN PRAIRIE. MINNESOTA .:.........952-941.1"7 Stone Creek Office Page 2 the site, minimal buildable area within the site and the number of Code required parking spaces is based on gross buildable area. ¡he building was designed with a large lobby and two-story space as an amenity to the occupants and is not considered to be occupied space by the building inspection department. A ratio of five cars per 1 000 square feet of net rental area was used to determine the appropriate parking requirements. Item #6 Easements are being drafted by the city of Chanhassen for a existing ",,~~~r r~~~m!q!"! p'q!"!~ fqr ~~~~~~ q,1!"! qff ~!"!~ ~ ~x!~i!"!g ~~""~~ li!"!~ ~h~t n.l!"!~ through the property. It should be noted that the easements will require an encroachment description for the south parking lot retaining wall and exterior stairway. These easements are under cãhsideration by the landowner in coordination with the requests outlined in Item #1 through Item #5. cc: Mike Gorra : j CITY OF CHANHASSEN 690 ÛlJ Cmttr Drirx, PO Box 147 Chanh4ssnt, Minnao/4 55317 Phont 612.937.1900 GenmdFIlr 612.937.5739 Enginttring F/IX 612.937.9152 Public Safay F/IX 612.934.2524 Wíb IIIWW.ti,chaœm.mn.us MEMORANDUM TO: Cynthia Kirchoff, Planner II \~ Dave Hempel, Assistant City Engineer \)C,\ ~ Bill Bement, Engineering Technician IV 'Q~ FROM: DATE: April 13, 2000 SUBJ: Site Plan Review for Stone Creek Office Building in the Southwest Comer of Coulter Boulevard and Stone Creek Drive - Land Use Review File No. 00-09 Upon review of the plans prepared by Charles Radloff dated March 16, 2000 we offer the following comments and recommendation: GRADING No detailed grading plan was submitted for review; however, staff anticipates the parcel will need to be graded for development for the office building, parking lot and utilities. The existing site conditions range in elevation from 939 in the northeast comer of the property to 918 along the wetlands in the westerly portion of the site. During construction of Coulter Boulevard fill material was placed on the site. Site grading will involve leveling the site to an elevation of 932.0± for the parking lot. The building is'proposed with a walkout level; therefore, should conform fairly well to the existing terrain. Since no building elevations were provided, staff will recommend that the lowest floor elevation of the building be a minimum of two feet above the high water level of the stormwater pond (per city ordinance) which is 922. Therefore, the lowest floor elevation must be a minimum of 924.0. Staff does not believe any earthen material will need to be exported or imported to the site based on proposed spot elevations on the parking lot. However, should material need to be imported or exported, the applicant should be aware that if the material is to be deposited in another location in Chanhassen it will require an earthwork permit from the city. In addition, a detailed haul route will also need to be submitted to the city for review and approval. Retainingwalls are proposed along the parking lot on the westerly and southerly sides of the parking lot. To and bottom elevations of the walls need to be shown on the grading plans to determine whether or not the wall will need to be engineered (retaining walls in excess of four feet in height need to be engineered and a separate building permit applied for). It is difficult to tell if the existing power poles which parallel the easterly property line will be affected by site development. The power pole/line may need to be relocated or adjusted due to the proposed access from Stone Creek Drive. The developer shall be responsible for any and all coordination and adjustments to the power pole/line. A detailed grading, drainage and erosion control plan with The City ofChanhassOL A ¡rowin'! community with cltan lakes, aualin schonlr. 11 rhnrmÍtur dfJ1llTltr",,,, th";f!;n" Jl1If;"mm ;1"'/ hn1llt;h,1 h/1,.J,f A U'l'f'tlt "ldN' tfl /i1" 111111''' Imrl filII Cynthia Kirchoff, Planner II Stone Creek Office Building PPR April 13, 2000 Page 2 proposed and existing two-foot contours and showing existing site conditions shall be submitted prior to this item being considered before the City Council. Typically along collector roads berming is required to provide screening for the parking lot improvements. Given the site configuration, staff is recommending that screening be accomplished by landscaping in lieu ofberming. The city does have boulevard tree plantings along Coulter Boulevard. These trees appear not to be impacted by site development. It may be possible to work with the developer in increasing the plantings along Coulter Boulevard as well as Stone Creek Drive to achieve the desired screening of the parking lot as long as sight lines and snow storage areas are not jeopardized. DRAINAGE For the most part, the site sheet drains toward the city's stormwater pond located in the westerly portion of the site. The plans propose for the parking lot drainage to be collected by catch basins in the parking lot and conveyed via storm sewer to the city's stormwater pond for pretreatment prior to discharging off site. No additional ponding improvements will be necessary with this site plan proposal since the site will be draining into the existing pond. Staff does recommend the applicant provide the city with detailed stormwater drainage calculations for a 10- year and 100-year, 24-hour storm event for the storm drainage system to insure the number of catch basins and pipe sizes are adequate. The storm sewer outlet pipes shall be designed with a maximum discharge rate of 5 cfs. This may require deeper catch basin structures or additional drop manholes prior to discharging runoff into the city's stormwater pond. SWMP The parcel has not been assessed for storm drainage improvements. Although this .isJJD.t.Asubdivision, staff recommends the applicant be responsible for surface water management fees (SWMP) in accordance with city ordinance. The site overall is approximately 4.0 acres; however, most of the site is encumbered by wetlands and stormwater pond. Staff estimates a net developable acreage of one acre. Based on the land use of office/industrial the rate per acres is $4,360 for stormwater quantity and $4,633/acre for water quality. These fees are payable at time of building permit issuance. UTILITIES Municipal sanitary sewer and water service is available to the property. Water services have been extended from Coulter Boulevard to the property line. The city's sanitary sewer line intersects the property along the south and westerly portion of the proposed building site. The applicant will need to connect into the city's trunk sewer line for service. The city will require the applicant to obtain the appropriate sewer and water connection permits and fees in conjunction with site Cynthia Kirchoff, Planner II Stone Creek Office Building PPR April 13, 2000 Page 3 development. All proposed utility improvements on the site will be privately owned and maintained upon completion. All utility improvements shall be installed in accordance with the City's 2000 Standard Specifications and Detail Plates and/or State of Minnesota Plumbing Code. According to a search of the assessment history of this parcel the property was not previously assessed for sanitary sewèr, storm sewer and water or street improvements in conjunction with the Coulter Boulevard and Bluff Creek trunk improvement projects. The assessments for sewer and water were deferred until development occurs. Based on the proposed land use (office commercial/industrial), residential equivalent units (REUs) are applied at a rate of four units per acre. The 2000 sanitary sewer hookup charges and connection charges are $1,300/REU and $4,075/REU, respectively. The 2000 water hookup and connection charges are $1,694/REU and $4,075/REU, respectively. Based on the net developable acreage of the site (one acre), the applicant will be responsible for sewer and water hookup and connection charges in the amount of $44,576.00. These fees are collected at time of building permit issuance and may be specially assessed against the property. On a footnote, should the Metropolitan Environmental Commission determine the building will generate more that four SAC units, the number of hookup and connection charges will also increase proportionately. The site plan should be revised to indicate the invert and top of manhole structure on all sewer and storm sewer lines to determine if the lines have sufficient cover and ifthere will be' any impacts with existing infrastructure. STREETS The site is proposed to be accessed from Stone Creek Drive and Coulter Boulevard. Stone Creek Drive is constructed with a 36-foot wide, face-to-face, -residential collector-type street with street lighting, boulevard landscaping 1Ißd sidewalk. There is also sidewalk on the east and west side of Stone Creek Drive which is not shown on the plans. The plans need to incorporate the existing six- foot wide sidewalk along the west side of Stone Creek Drive and provide pedestrian ramps at the driveway curb cuts. Coulter Boulevard is also 36-foot wide, but commercial-type street section and is listed as a collector street in the city's comprehensive plan and Minnesota State Aid (MSA) route street. According to city ordinances, driveway locations on collector roads shall be minimized whenever feasible. Staff is recommending that the driveway entrance onto Coulter Boulevard be eliminated. Staff believes that the property can be accommodated with only one curb cut on Stone Creek Drive. Staff has reviewed the parking lot configuration and fmds them fairly well designed and in general accordance with city ordinances with the exception ofthe driveway radiuses onto Stone Creek Drive. They need to be expanded from 10 feet to 20 feet. The parking lot pavement and drive aisles must be designed to accommodate 7-ton per axle weight design per city ordinance. The applicant will need to have a soils Cynthia Kirchoff, Planner II Stone Creek Office Building PPR April 13, 2000 Page 4 engineer recommend a pavement design to accommodate the 7 -ton per axle design requirements based on soil conditions experienced on the site. The driveway entrance onto Stone Creek Drive will need to incorporate the city's industrial driveway detail No. 5207 and pedestrian ramps for the existing sidewalk. The property does not have easements or right-of-way recorded for Coulter Boulevard, storm drainage ponds or sanitary sewer. The owner (previous) petitioned the city for the improvements and signed a waiver of trespass agreement to construct the improvements. The intent was for the property owner to dedicate the necessary right-of-way and utility improvements in conjunction with final platting of-the property. However, since this property was created in conjunction with the Coulter Boulevard project, no subdivision or final plat was needed to develop the site. Therefore, staff is requesting the applicant/owner dedicate the necessary street right-of-way for Coulter Boulevard, sanitary sewer line and stormwater pond. The city shall prepare the necessary legal description and easement agreement for the applicant to execute. In conjunction with Coulter Boulevard construction, none of the adjacent properties were compensated for right-of-way or utility and drainage easements as part of the project. If the properties would have been, the assessments for street and utility would have been higher essentially reassessed against the property anyway. EROSION CONTROL The plans do not propose any erosion control measures. The site plan and grading plan will need to incorporate erosion control measures around the perimeter of the construction limits. In addition, a rock construction entrance will be needed off of Stone Creek Drive at the access point to the site. RECOMMENDED CONDITIONS OF APPROVAL 1. The applicant shall enter into a site plan agreement with the city and provide the necessary financial security to guarantee erosion control, site restoration, utility connections, driveway access and landscaping. 2. All boulevard trees along Coulter Boulevard shall be preserved and guaranteed by the applicant. If any trees need to be removed in conjunction with site grading or utility installation, they must be replaced elsewhere on Coulter Boulevard and guaranteed for one growing season after the construction has been completed. 3. Protective tree fencing or erosion control fencing shall be installed along the boulevard to protect the trees from construction activities. Landscaping may be placed within the Stone Creek Drive boulevard area as well as portions of Coulter Boulevard to assist screening the parking lot. A landscaping plan Cynthia Kirchoff, Planner II Stone Creek Office Building PPR April 13, 2000 Page 5 will need to be reviewed and approved by engineèring prior to any landscaping being installed. 4. The site plan and grading plan should include the existing six-foot wide concrete sidewalk along the west side of Stone Creek Drive and any power poles and street lights to determine potential impacts to the existing infrastructure. The site plan shall also include rim and invert elevations, size, type and grade of utility pipes. 5. A detailed grading, drainage and erosion control plan including the lowest floor and first floor building elevations needs to be submitted prior to this item being considered by the City Council. 6. All private utilities shall be constructed in accordance with the city's latest edition of Standard Specifications and Detail Plates and/or the State Plumbing Codes. Installation of the utilities will require a building permit through the city's building department. All retaining walls in excess of four feet in height will also need to be engineered and permits obtained through the city's building department. 7. An encroachment agreement will 1J.e necessary for any structures and/or the parking lot that fall within the proposed drainage and utility easement for the sanitary sewer line. This document shall be recorded against the property. 8. All disturbed areas as a result of construction activities shall be immediately restored with seed and disc-mulched or wood fiber blanket or sod within two weeks of completion of each construction activity in accordance with the city's Best Management Practice Handbook. 9. The applicant shall provide detailed storm sewer calculations and drainage area map for 10-year and 100-year 24-hour storm events prior to issuance of a building permit. 10. The applicant shall apply for, obtain permits from the appropriate regulatory agencies, i.e. Watershed District, Minnesota Department of Health, and comply with their conditions of approval. 11. Driveway access onto Coulter Boulevard shall be prohibited. Access to the site shall be limited to Stone Creek Drive. The plans shall incorporate the city's industrial driveway detail plate and construct pedestrian ramps. 12. The applicant shall be responsible for surface water management fees in the amount of $8,993.00. These fees shall be collected at time of building permit Issuance. 13. The applicant shall be responsible for sewer and water hookup and connection fees based on four REUs unless the Metropolitan Environmental Cynthia Kirchoff, Planner IT Stone Creek Office Building PPR April 13, 2000 Page 6 Commission estimates more than four SAC units. The applicant will be charged these fees at time of building permit issuance. The hookup and connection fees may be specially assessed. 14. The applicant will need to have a soils engineer recommend a pavement design to accommodate the 7-ton per axle design requirements based on soil conditions experienced on the site. IS. The applicant/owner shall dedicate the necessary street right-of-way for Coulter Boulevard, sanitary sewer line and stormwater pond. The city shall prepare the necessary legal description and easement agreement for the applicant to execute. g:\eng\dave\pc\office building spr.doc CITY OF CHANHASSEN 690 City Cmttr Dri/lt. PO Box 147 Chanlwsen. MinMOf4 55317 PlmTll612.937.1900 Genrral Fax 612.937.5739 Enginming Fax 612.937.9152 PubEc Safety Fax 612.934.2524 Web www.ci.chanhassm.mn.us MEMORANDUM TO: Cynthia Kirchoff, Planner II ~--' Steven Torell, Building OfficiaG ( April 10,2000 FROM: DATE: SUBJ: Site Plan Review for: Stone Creek Office Building Planning Case: 00-1 Rezoning, 00-6 Site Plan, 00-1 CUP I have reviewed the plans for the above building and offer the following comments: The building is required to be protected with an automatic fire sprinkler system. Detailed occupancy related requirements will be reviewed when complete plans are submitted. Two accessible parking spaces are required for the thirty-six spaces that are provided. The building owner and or their representative should meet with the Inspections Division as soon as possible to discuss plan review and permit procedures. G/safety/stlmemoslplanlstonecreekoffice '[htQrvofChanhassffl. A (TM111;nff/'(Jmm,m;f'!I ",itf, rIM" I,,¡'~( mll1fit<u (rh",,', ,., ,.f.,,,_:,,,,,, )""'....,,..._ .l...:..:__ L..:..mu mJ ,. _ ...:1'./. .../.. A <. " ". , .1 CITY OF CHANHASSEN MEMORANDUM !() City CmltT DriVl!. PO Box /47 TO: Ch.nhl1Slln. Mlnlltsota 55317 Phont612.937.1900 FROM: Gen""l Fax 612.937.5739 ~nglntl7lngFax612.937.9152 DATE: 'ublIc Safay Fax 612.934.2524 SUBJECT: wrb www.ri.ch.nhilSSm.mn.... Cynthia Kirchoff, Planner II Mark Littfin, Fire Marshal April 12, 2000 M J Gorra is requesting to re-zone 3.98 acres of property zoned A2, Agricultural Estates to lOP, Industrial Office Park, Site Plan approval of a 10,270 square foot office building, a conditional use permit to construct a building in the Bluff Creek Overlay District, and variance from the 40 foot setback ITom the primary zone of the Bluff Creek Primary Overlay District, a 35 foot variance from the required 50 foot setback when property abuts a residential use, and a variance from parking requirements, located at the southwest corner of Coulter Blvd and Stone Creek Drive, Stone Creek Office Building. Planning Case: 00-1 Rezoning. 00-6 Site Plan, 00-1 CUP, I have reviewed the site plan for the above project. In order to comply with the Chanhassen Fire Department/Fire Prevention Division, I have the following fire code or city ordinance/policy requirements. The site plan is based on the available information submitted at this time. If additional plans or changes are submitted, the appropriate code or policy items will be addressed. I. Submit utility plans showing fire hydrant locations for review and approval. 2. Submit radius turn plans to City Engineer and Chanhassen Fire Marshal for review and approval. 3. Comply with Chanhassen Fire Department Policy regarding notes to be included on all site plans. Pursuant to Policy #04-1991. Copy enclosed. 'C' fC" h A' "h" b " h I h " ,.." )' ,'¡;IM../.' A _...1",.. /;.., .....h ._)_I~, .It ¡tv 0 /Jan msen. (17'(Jwtnv communl!V 111ft f"/Pan fl1 I'r. 111111 ';'1 ff" 1111 f 1/,. ...,..."...", ""......./1..... ................ "......""". "'.. ..,"'... I CITY OF CHANHASSEN øo City Û7Itlr Driut, PO &x 147 ChJznhassm, MÎmltsðt4 55317 Phone 612.937.1900 GmmJ Fax 612.937.5739 Enginming Fax 612.937.9152 Public Saftty Fax 612.934.2524 Web lllUlUl.ci.chll1Ú18SIm.mn.us CHANHASSENFIRE DEPARTMENT POLICY CHANHASSENFIRE DEPARTMENT NOTES TO BE INCLUDED ON ALL SITE PLANS 1. Fire Marshal must witness the flushing of underground sprinkler serviceline,perNFPA 13-8-2.1. 2. A fmal inspection by the Fire Marshal before a Certificate of Occupancy is issued. 3. Fire Deoartment access roads shall be provided on site during all phases of construction. The construction of these temporary roads will conform with the Chanhassen Fire Department requirements for , temporary access roads at construction sites. Details are available. 4. Onsite fire hvdrants shall be provided and in operating condition during all phases of construction.' 5. The use of liouefied petroleum gas shall be in conformance with NFP A Standard 58 and the Minnesota Uniform Fire Code. A list of these requirements is available. (See policy #33-1993) 6. All fire detection and fire suooression svstems shall be monitored by an approved UL central station with a UL 72 Certificate issued on these systems before final Qccupancy is issued. 7. An 11" x 14" As Built shall be provided to the Fire Department. The As Built shall be reproducible and acceptable to the Fire Marshal. (See policy #07-1 991). ChanhassenFire Department Fire Prevention Policy #04-1991 Date: 11/22/91 Revised: 06/05/98 Page I of2 TLr,_, frL h A· . .J. I I' I," , ., ,,,', J' .,<I...J.. '_...1.....1:.,. ...._l ...J.I. .Jnews1'D. LnIln 'Il.tlnt. P'1'fJtJJIn,rommu,,,tw1JJlt r"'" 'A'fÞf 1111111f,'frÞ'fllllr 111"""_'''''''''''''''''''''''' _..._-......_~..". ..- ........ . 8. An approved lock box shall be provided on the building for fIre department use. The lock box should be located by the Fire Department connection or as located by the Fire Marshal. 9. Hie:h-piled combustible storae:e shall complv with the requirements of Article #81 of the Minnesota Uniform Fire Code. High-piled combustible storage is combustible materials on closely packed piles more than 15' in height or combustible materials on pallets or in racks more than 12' in height. For certain special-hazard commodities such as rubber tires, plastics, some flammable liquids, idle pallets, etc. the critical pile height may be as lowas 6 feet. 10. Fire lane sie:nae:e shall be provided as required by the Fire Marshal. (See policy #06-1991). 11.- Maximum allowed size of domestic water service on a combination domestic/fIre sprinkler supply line policy must be followed. (See policy #36-1994). ChanhassenFire Department F ire Prevention Policy #04-1991 Date: 11/22/91 Revised: 06/05/98 Page 2 of2 Approved - Public Safety Director I ~! 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II: ~ 0 tii > w z w m ffJ < II: Z J: Z if 0 e :< I- ~ C! u. 3 :¡: ~ :< e !z 0 0 en ::;¡ w w ff w ~ en w w z w § Z ...J ~ Z Z 0 C! ~ :¡: z ::;¡ ::;¡ tñ :¡: ;¡! en ~ l- e ~ ð ~ w e en e e II: w !:i RI e w ëij if > W II: W II: Z W ::;¡ < Õ II: ::;¡ <Ii w m ~ z !:i J: 9 !:i z w a a.. 0 ~ ~ 0 ::;¡ en z 0 ::;¡ ~ z 0 < < 0 0 uj w ~NtI- ~h/o R NOTICE OF PUBLIC HEARING PLANNING COMMISSION MEETING WEDNESDAY, APRIL 19, 2000 AT 7:00 P.M. CITY HALL COUNCIL CHAMBERS 690 CITY CENTER DRIVE PROPOSAL: Site Plen for... otIIce Building ~ APPUCANTJ M. J. Gorra LOCAnON: SW Comer of Coulter BlVd. ...d Slone CnNtk Drive NOTICE: You are invited to attend a public hearing about a proposal In your area. The applicant, M. J. Gorra request to rezone 3.98 acres of property zonedA2, AgrIcultural Estatøs to lOP, Industrfal OffIce Park, site plan approval of a 10,270 sq. ft. office buDding, a condJUonaI use permit to construct a buDding in the Bluff Creek Overlay District, a variance from the Bluff Creek PrImary Overlay District, a 35 ft. variance from the requested 50 ft. setback when property abuts a residential use, and a variance from parking requirements, located at the southwest comer of Coulter Boulevard and Stone Creek DrIve, Stone Creek OffIce BuildIng. What Happens at the MeetIng: The purpose of this public hearing Is to infonn you about the deveioper's request and to obtain Input from the neighborhood about this project. During the meeting, the Chair will lead the public hearing through the following steps: 1. Staff wll give an overview of the proposed project. 2. The Developer will present plans on the project. 3. Corrvnents are received from the public. 4. Public hearing Is dosed and the Commission discusses project. Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Cindy at 937-1900 ext. 117. If you choose to submit written comments, It Is helpful to have one copy to the department In advance of the meeting. Staff will provide copIes to the Commission. Notice of this public hearing has been published In the Chanhassen Villager on April 6, 2000. 3CONIFlDWIRCRVN .-...... . COlE FI.OWER ¡~W ._DR 101WI.lAØl!LNE l1WA1IN..IAfI......E 1ILMW........1.AtE 111UT11R CUP CRT .........."'w tlWA'rIi"U¡~'l"'w "_DR D Site /' Smooth Feed Sheets™ ÆCHAEl J GORRA '680 ARBORETUM DR ;HANHASSEN, MN 55317 iERITAGE DEVELOPMENT INC ,50 CO RD D E ôT PAUL, MN 55117 .ARK J FOSTER &KAREN S OLSSON 020 ACORN LN :HANHASSEN, MN 55317 ,LBERT & CAROL BISTANY 931 ANDREW CT :HANHASSEN, MN 55317 :EVIN R WRIGHT &MEGAN A ARNOLD 976 ANDREW CT :HANHASSEN, MN 55317 AN & NGA DANG 2307 PARKWOOD DR URNSVILLE. MN 55337 ~""= FAMILY OF CHRIST LUTH CHRUCH 275 EAST LAKE DR PO BOX 388 CHANHASSEN, MN 55317 THE PILLSBURY COMPANYATTN: CHRIS MUNTIFERING MS08X3 200 6TH ST S MINNEAPOLIS, MN 55402 GREGORY B & JULIE R MAANUM 8040 ACORN LN CHANHASSEN, MN 55317 JAMES H & KATHLEEN PENSYL 1972 ANDREW CT CHANHASSEN, MN 55317 KATHY J DONOVAN 1978 ANDREW CT CHANHASSEN, MN 55317 MARTIN K & KATHLEEN M SCHUTROP 2230 TIMBERWOOD DR CHANHASSEN, MN 55317 Use template for 51600 BLUFF CREEK PARTNERSC/O LAND GROUP 123 NORTH 3RD ST MINNEAPOLIS, MN 55401 RICHARD D & MARY A FRASCH 8000 ACORN LN . CHANHASSEN, MN 55317 SISKA GROUP INC 450 EAST CO RD D ST PAUL, MN 55117 WILLIAM R B ANDERSON &KATHLE M B ANDERSON 1974ANDREWCT CHANHASSEN, MN 55317 CREEK FIVE ASSOCIATESC/O LAND GROUP INC 123 3RD ST N MINNEAPOLIS, MN 55401 Planning Commission Meeting - April 19, 2000 resident dwelling unit and which does not alter the exterior of the property or affect the residential character of the neighborhood. All voted in favor and the motion carried unanimously. PUBLIC HEARING: M.J. GORRA REOUEST TO REZONE 3.98 ACRES OF PROPERTY ZONED A2. AGRICULTURAL ESTATE TO lOP. INDUSTRIAL OFFICE PARK. SITE PLAN APPROY AL OF A 10.270 SO. Fr. OFFICE BUILDING WITH Y ARIANCES. AND A CONDITIONAL USE PERMIT TO CONSTRUCT A BUILDING IN THE BLUFF CREEK OVERLAY DISTRICT LOCATED IN THE SOUTHWEST CORNER OF COULTER BOULEY ARD AND STONE CREEK DRIVE. STONE CREEK OFFICE BUILDING. Public Present: Name Address Mary & Richard Frasch Mark Foster Matt Mesenburg Angela Schlender John Ringstrom Mike GOITa Charlie Radloff 8000 Acorn Lane 8020 Acorn Lane 2428 Hunter Drive 6801 Brule Circle 126 Lakeview Road East 1680 Arboretum 4441 Claremore Drive, Edina Cindy Kirchoff presented the staff report on this item. Peterson: Questions of staff? Just a note Cindy. This is one of the few ones recently where we didn't get a color rendering of and it just makes it more difficult to visualize the real character of the building. Questions of staff? Sidney: I've got one question Cindy. Mr. Chair. Wondering about impervious surface. What's the percent? That wasn't listed. Kirchoff: They don't have it indicated on the site plan and in that particular district 70% of the site can be covered with hard surface and I'm certain they are lower than that but we can add that condition that they require that if you'd like. Peterson: Other questions? Burton: Mr. Chair. one question. I was just thinking about the parking variance. Are we concerned at all that there might not be enough parking now? 8 .-.-.------.-.-. Planning Commission Meeting - April 19, 2000 Kirchoff: No. The parking that is required by ordinance is for gross floor area and that includes a crawl space area that's in the basement that will not be utilized for office space. So staff feels comfortable with the amount of parking that they have provided. Aanenson: We just want to make it a condition that if they convert that space they would have to somehow reconcile the parking situation. Just putting them on notice for that. That it can't be converted at a future date without rectifying the parking. Kind: Mr. Chair, along the parking vein. Did you consider having proof of parking for those, I think it's 4 stalls that are to the south of the site plan that are basically encroaching. If those 4 stalls weren't there then it would be more like a 9 foot setback rather than 37 feet? Could those be proof of parking or? Kirchoff: Which parking stalls are you referring to, these over here? Kind: On the south. Those 4 right there. Kirchoff: These 4 right here? Kind: That being I and then going up towards the building. Those 4. Or 3, however many it would be. I think I counted 4. Kirchoff: No, we didn"t consider that. Kind: And would that be a possibility? That those could be proof of parking? Aanenson: I guess depending on the tenant. Kind: Yeah. Depending on how much they think they need, yeah. Aanenson: Right. Kind: I was just-thinking that if those four-staIls, I mean it's the parking lot that's really the major encroachment. It's not the building as much as it is the parking lot. And then the building is encroaching 9 feet, something like that? Is that right? Kirchoff: The building setback is. Kind: 41. Kirchoff: Yeah, that is correct. Kind: Plus 9 goes to 50, yeah. And Cindy, could they, right now it's a lovely two, well it's actually a one story building with a walkout and if they, if we required them to stay within the 50 9 Planning Commission Meeting - April 19, 2000 foot setback, could they just simply add one or two more stories because I see on this chart that they're allowed to have four stories. Kirchoff: They could do that but it would be more intrusive than this- particular site plan. This is a one story...on this site. This is a more attractive plan in terms of being compatible with the residential to the south. Kind: I'm just trying to search for a way to justify, because I think the two, it could go taller and that would be in my opinion much less desirable as a neighbor than this so. Kirchoff: Yes. Kind: And then yeah, the proof of parking. I'll wait til the applicant, how many spots they need. Okay, that's all for now. Thank you. Peterson: Other questions? Hearing none, would the applicant or their designee wish to address the commission? If so, please come forward and state your name and address please. Charles Radloff: Good evening. My name is Charles Radloff. I'm the architect. I live at 444. Peterson: Could you use the microphone please. Charles Radloff: Oh excuse me. 4441 Claremore Drive, Edina. We've gone over the staff report. We have a couple of questions as they relate to some of the costs of charges that were outlined there but I'm sure whatever they are that we'll work out with staff and my client is a long time resident ofChanhassen and is quite aware of what's going on here so from that standpoint. I think there's only probably one concern on that list of comments or suggested criteria. The rest we're real comfortable with everything, we can work with staff. We've had a very nice working relationship with the staff and that is the elimination of the drive on Coulter Boulevard. Came in and made a kind of preliminary presentation of this site plan before we started in terms of what we wanted to accomplish and the difficulty of the site and how we wanted it to fit into the neighborhood and traffic flow and so on and I guess I was surprised when I read that in there. That it was not going to be allowed. I guess we needed, the explanation I got this afternoon was that it was a collectof"Street. We1hink, kind of the way the building was designed and we set up the site plan that that this part of the structure was going to be the main entrance. That's where we placed our handicap stalls. That's where we structured the design of the building and part of the gross square footage and the conversation we had with the staff about that is, that we created quite an expansive two story lobby here that you walk in. You can see how the wetlands and thought that we could cut back some of the gross square footage. We wouldn't cut back any of the net rentable. We'll certainly diminish the amenities of the building and the quality of the building and so that was part of what was going on there. To make this other entrance, the main and only drive sort of defeats the design of the layout and how it fits on the site. I note when I got out there that there are other driveways that are accessing Coulter Boulevard. I don't believe that this is a high traffic volume generator that would create a substantial traffic problem in the area so I guess I'd like to see that access stay if there was any 10 Planning Commission Meeting - April 19, 2000 way possible to work around that. The requirement. Other than that I don't really have, 1 think that we have here depicted the quality of the building. We have here a sample of the materials we're proposing to use. We have real nice high quality Endicott brick and that's a series of brick bands. We're going to use some tinted glass and bronze frames and then some infill between the glass will become EFIS but it will be basically brick and bronze and glass. Oh with some accents we're having a high quality shingled roof and on the shingles, let's see turn it this way. You'll see a series of lines that we've striped into the roof. We're adding a secondary layer of shingles every third or fourth course to create a kind of... The idea here would be to create a very, a very pristine and detailed, kind of a fussy little building that would be a high quality place to have an office near your house in one of those areas. With that I'd, if there any other questions I'd be happy to answer them. Peterson: If you would just point out on the drawing itself where you plan the different materials. Charles Radloff: Oh sure. This would be the, this elevation, this is the Coulter elevation basically and what you don't see here, if we drew in a 5 foot high berm of earth you would see basically just a band of glass and the roof and the earth but we have it shingled by an aluminum pre-finished facia material that will be a maintenance free and match the color of the roof. The green, the pale green on here will be a series of glass panels. These panels here will be EFIS with an accent light as indicated on the...and then a band across the bottom which will be consistent all the way around the building there's a band. And then down at the lower level will be the brick. And then at the entrances there are a wall on each side of the entrance and a wall on each side of the entrance. That will be a cultured stone looking like a rock stone so. And the, this part here is a two story lobby and a series of glass. Pre-finished aluminum and brick bands that run through here. The retaining walls will be a colored keystone type wall and we'll set those back and we're working on it. We understand that once we get over 4 feet and these will be engineered because they hold back the parking lot and they're really a major element in the design of the building. In fact they kind of flow into the building in the entrance in the back and so we've secured the steps... We put a balcony out off of a sayan executive office here. We'll have a patio out on the ground here. We have a big pond that you guys located ahead of this, which didn't make my job any easier but we're trying to make that an amenity as part of this project also so. You know architect's got to hang Qur hat on whatever we can find... I'm pretty excited about this project in general. I think it will be really nice looking building. Any other questions? Kind: Mr. Chairman I have a question. I like the design of the building. I think it's very nice. The one story walkout is definitely more desirable than what else you could put on that lot. Could you speak to the parking? How many stalls that are required that you need? Charles Radloff: Well what I did with, in terms of attempting to analyze parking from my experience, is then that I took the net rental area of the, as on the floor plan and added that together. And that rentable area means this area here for example. This area here. That area again down below. Not storage. Not toilets. Not lobbies. Now the crawl space, furnace space right there. And then I used instead of 4 II, stalls per 1,000, I used 5 stalls per 1,000 which is an 11 Planning Commission Meeting - April 19, 2000 ordinance that is another way to look at it. I've run across in other communities and when I design a building I usually use that ratio so that's how we determined the number of stalls. And I think I have a couple extra stalls based on that philosophy. Kind: So that philosophy you need 35 stalls and you've got 37? Charles Radloff: Right. Kind: So would it be possible to have the encroachment be less by removing the 2 stalls furthest to the south? Charles Radloff: We could do that, sure. Absolutely. That wouldn't be a problem. And you know if staff is concerned about the exactly location of our trash container, that driveway has two rather large power poles that are standing right there too so that way we can. .. I worry a little bit about getting this driveway closer to the comer of Coulter. It's one of the reasons we kept it down here was to keep it as far back as possible based on engineering's request. Kind: Thank you. Peterson: Other questions? Thank you. Motion and a second for public hearing please. Burton moved, Kind seconded to open the public hearing. The public hearing was opened. Peterson: This is a public hearing. Anyone wishing to address the commissioners, please come forward and state your name and address please. Richard Frasch: Hi, I'm Richard Frasch. I'm at 8000 Acorn Lane in Chanhassen so I would be the property abutting right here. And the building is a very nice looking building. I would certainly prefer to keep it the height it is. My only concern would be the variance to the setback. Particularly if they're going to have trash, things of that nature. I really would not like to have it that close to my property and would prefer to see the, you know the idea of taking out a couple of stalls would certainly help but I would like to have us follow the regular setbacks. Because we did buy this place for residential and obviously this is goinj¡ to be a little bit different than what we were expecting but I also understand the principle of property rights. So I'd like to just move that they not have the variance to the setback. Other than that I think that it's a very attractive building. Peterson: Thank you. Mark Foster: Hello, my name is Mark Foster. I live at 8020 Acorn Lane and I am the, my property directly abuts this property right next to. Right here. I share the concerns of my neighbor. I think it's an appealing design. I like the pitched roof. I certainly don't want to see it any higher than it is and I guess my primary concern is the setback requirements. I don't like the closeness to the property line that it is now. I guess that's the main concern that I would have. Otherwise I think it's okay. 12 Planning Commission Meeting - April 19, 2000 Peterson: Thank you. Anyone else? Boyd Peterson: Yeah, Boyd Peterson, 9860 Pioneer Circle. I just think this whole variance stuff and setback stuff, it should be maintained. You know everybody always tries to go 5 feet less or, I mean they were set for a reason and I think you know the city should be a little more staying with that setback. Setbacks, these engineers know that going in. They should work with them on ideas. Peterson: Okay, thank you. Anyone else? Mike Gorra: My name's Mike Gorra. I live at 1680 Arboretum, Chanhassen. I've been working with Charlie on this project here and I'd like to make a couple comments on a couple items that were brought up here tonight. We probably cpuld eliminate a couple parking spaces but I don't really think that'd be a good idea. It's always nice to have enough. Even for snow plowing in the winter time, there'd be a little so if you have a lot of snow and you don't have any place to put it, the lot shrinks. If somebody has some kind of a business that every once in a while has to have more cars than they think, then the lot's too small. But I think what he's got planned here is more than adequate for a building this size but I wouldn't, and the way he's got it laid out looks pretty good. I think it would just be a waste of land, a waste of the property and waste of a couple parking spots if you eliminate those. I know the neighbor's lots abut this but I think their house, can you show that site plan again? Aanenson: Actually we have lot lines of both of the neighbors, because we did look at that. We were sensitive to that issue. We do have both. Because there is a large wetland between. Mike Gorra: This isn't just a normal property line behind a residential area. There's, if this is the house here. there's a lot of wetlands and a little creek in here before you get over to where the lot line is. So it's not like it's coming right up to somebody's back yard. And I'm sure that's what the architect's thinking was when he put those parking spaces in on the south line. I'd also like to see the driveway stay on Coulter. Even though we're only building on the east end, this lot is... the lot extends quite a ways up towards Galpin and if we are allowed a driveway on Coulter, it looks like from the layout of the land there, this would be the only driveway on this side of Coulter all the way from Stone Creek down to Galpin. And a building this size normally doesn't generate that much traffic it ought to be a problem. Especially when it's going to be the only driveway on that side of Coulter. Peterson: Thank you. Anyone else? Kind moved, Sidney seconded to close the public hearing. The public hearing was closed. Peterson: Public hearing closed. My fellow commissioners, any comments on this one? 13 Planning Commission Meeting - April 19, 2000 Kind: Mr. Chairman, I have a question of Dave. If! may. Will you speak to the driveway on Coulter issue and also on Stone Creek, how close it can be to the comer or maybe deleting one or the other. Your opinion please. Hempel: Mr. Chairman, commissioners, ladies and gentlemen. Coulter Boulevard is a, classified as a collector type road. City ordinance does restrict or minimize access to that road. Ifthere's not a feasible alternative to access the property, it's preferred to gain access from that' other alternative route. The City Council certainly can authorized another curb cut. There's valid reasoning behind having a curb cut there. It will be the only one on that side of the road for, between Stone Creek and Galpin. There is also though another driveway entrance across the street from this property servicing a church. I'm not sure how that relates to actually what the proposed driveway on Coulter. Their driveway on Coulter is approximately 230 feet from the intersection of Stone Creek Drive and Coulter. Typically an adequate distance, we like to see a 300 foot separation in-between an intersection of that caliber. The driveway coming out on Stone Creek Drive is approximately 120 feet south of Coulter. I would not recommend it being shorten any further if possible to allow stacking distance and turning movements in and out of there. Also reaction time coming in and out of that road. Traffic in the area is only going to increase as development occurs in the surrounding parcels. Again I guess the condition in the staff report basically is coming from city ordinance recommending that we minimize access points wherever feasible on collector road. However this case may have some merit to leave it as is proposed. Peterson: Thank you. Other questions? Burton: Mr. Chairman I have a question for staff. I'm looking at the property line on the south and I'm trying to figure out where the line is and I see that it says that they're proposing 41 feet from the structure and 13 from pa;king but I'm having a hard time finding a drawing with that line -and how it's measured. ' Kirchoff: This right here is the property line so we're measuring here to here, to the building for the 41 foot and then here to here for the parking area. Burton: Okay. Peterson: Other comments or questions? Blackowiak: Mr. Chairman, I have kind of a theoretical question. We put a lot of time and effort into the Bluff Creek overlay district and now we have a building smack, dab in the middle of the primary zone which is something we were hoping to avoid. What is your feeling on that? Aanenson: There are several properties that will be completely within the primary district. There's no way, and we recognized when we did industrial office, it's the only way you can avoid this is to go taller. In this circumstance to stay out of it was to go taller. We think he's maintaining the integrity of that neighborhood. This would be a reason to grant the variance is because we don't want the vertical. With residential you could transfer density. You can cluster. 14 Planning Commission Meeting - April 19, 2000 With an office or industrial it's tough. Especially industrial where you can't go more vertical. Then you're really stuck with giving the variance, and we recognize there's going to be those circumstances. We worked the best we could to come up with what we think is a good design in respect with what they could do on the property. Blackowiak: Okay. I guess another question too. What do you feel about the parking in terms of the variance on the south side? Do you feel comfortable if the parking were decreased by a stall or two? Aanenson: Well we looked at that. I mean you could probably go as low as 32. You know I think the biggest impact would be the two surrounding, to the properties to the south. Those two homes that we were just talking about. The two people that got up and spoke. Again we're looking at the landscaping plan. Certainly the applicant, when you have to go back and put in two more stalls if they need done in the future, there's economies of scale to going back and doing that. It looks like they're estimating 37. Could you go as low as 32? 33? Probably. You know there's other ways to accomplish that too and we were just looking at that. Looking at the landscaping plan because certainly we want to minimize the impact to those two neighbors with cars and any associated noise. So could we lose a couple? Again I don't know the tenant and what they're looking at. Certainly this will be an office. It shouldn't have that type. of activity that would be 24 hour or anything like that. With the amount of trash that would be generated with a commercial type use. Again, that's how we looked at that. Blackowiak: Okay. And then a final question. I didn't really notice when I was driving that area, is there parking on Stone Creek? It doesn't appear that there's anything on Coulter or what's the current parking versus no parking status on the two streets that are directly impacted by this? Hempel: Me. Chairman, commissioners. Stone Creek parking is permitted. Coulter Boulevard parking is prohibited. Blackowiak: Okay. Peterson: Okay, thank you. Okay, any more comments? If there aren't any I'll entertain a motion? Kind: Mr. Chairman I have a few comments. I'll speak up. I'm in favor of the one story walkout plan. I think that a four story building on this site would be a terrible transition to that neighborhood so I'm in favor of some sort of variance to allow them to do a one story building. I think it's quite attractive. 37 feet however seems excessive to me. I would be in favor of a'l 0 foot variance because the building fits within that area and then figure out a way to get the parking to be within that area as well. So that would be deleting some parking stalls or whatever. And also maybe that drive along the Stone Creek, maybe just delete that driveway altogether and have the drive on Coulter which I do think has merit. That's the front of the building. I think that's where the driveway should be so I would delete the driveway on Stone Creek and some parking spots. 15 Planning Commission Meeting - April 19, 2000 Peterson: Okay. Other comments? My thoughts parallel Commissioner Kind's. I think it's a neat building and it's a neat spot and I think we should try and maintain the setbacks as best we possibly can. I'll entertain a motion. . Kind: Mr. Chair I'll make a motion the Planning Commission recommends approval of the rezoning (REZ #00-1) ofa 3.98 acres from A2, Agricultural Estate to lOP, Industrial Office Park. Should we take these one at a time? Peterson: Yes. Burton: Second. Peterson; It's been moved and seconded. Any discussion? Kind moved, Burton seconded that the Planning Commission recommends approval of the rezoning (REZ #00-1) of a 3.98 acres from A2, Agricultural Estate to lOP, Industrial Office Par~ All voted in favor and the motion carried unanimously. Kind: Mr. Chair, I'd like to make a motion the Planning Commission recommends approval of the Site Plan (SPR #00-6) for a 10,270 square foot office building, a variance from the requirement that 100% of the property within the Bluff Creek Overlay District Primary Zone remain open, and a 10 foot variance to allow, oh let's see how do I want to say that? To allow a 40 foot setback, a variance. To allow a 40 foot setback and, I'm trying to figure out how many variances it would be for parking stalls. I think it said 12 stalls. Aanenson; I don't know if you have to state that. Just say the setback, whatever that becomes. Kind; Okay. To allow for a 10 foot variance from the 50 foot setback required when an office use abuts a residential use. Peterson; Okay, is there a second? Burton: Is it all the conditions too? Kind; Oh, subject to the following conditions I through oh let's see. 25, including Cindy's signage one. And then I have a suggestion for number 4 under the wordsmithing category to clean it up a bit. To include some of the items that were in the staff report relating to pedestrian ramps and curb cuts and such. That number 4 should read, the site plan, although this is assuming ~here's going to be a curb cut on Stone Creek which I'm not sure if that's going to be happening anymore or not. Well let's assume that's still going to happen and that if there is one, that there needs to be curb cuts. Okay, number 4 should read, the site plan and the grading plan should include (a), the existing 6 foot wide concrete sidewalk along the west side of Stone Creek Drive and provide pedestrian ramps at the driveway curb cuts. (b), any power poles and street lights to determine potential impacts to the existing infrastructure. The developer shall be 16 Planning Commission Meeting - April 19, 2000 responsible for any and all coordination and adjustments to the existing power pole and line. And (c), the site plan should include the rim and invert elevations, size, type and grade of utility pipes. Basically fellow commissioners what I'm adding is the developer's responsible for those power poles and the line and the part about the pedestrian ramps and the curb cuts. Does that make sense? And then on number 26, just to emphasize the parking. I would add parking may not encroach into the 40 foot setback on the south property line. Peterson: Is there a second? Burton: Second. Peterson: It's been moved and seconded. Any further discussion? Blackowiak: Yeah Mr. Chairman. I think we need to revisit condition 11 which talks about driveway access and clean that up a little bit. Kind: Oh yeah, thank you Alison. Blackowiak: So in other words if we want to see a driveway access onto Stone Creek Drive shall be prohibited and access to the site shall be limited to Coulter Boulevard. Do we want to flip those two? Kind: Sure. Blackowiak: I think that was our intent. Kind: Yep. Blackowiak: And then continue with the plans shall incorporate the city's industrial driveway detail plate and construct pedestrian ramps. Kind: Oh it was there. It was under II and I never saw that. Okay, thank you. Peterson: Friendly amendment accepted? Kind: Yes. Kind moved, Burton seconded that the Planning Commission recommends approval of site plan (SPR #00-6) for a 10,270 square foot office building, a variance from the requirement that 100 percent of the property within the Bluff Creek Overlay District Primary Zone remain open space, and a 10 foot variance from the 50 foot setback required when office use abuts a residential use, subject to the following conditions: 17 Planning Commission Meeting - April 19, 2000 I. The applicant shall enter into a site plan agreement with the city and provide the necessary financial security to guarantee erosion control, site restoration, utility connections, driveway access and landscaping. 2. AIl boulevard trees along Coulter Boulevard shall be preserved and guaranteed by the applicant. If any trees need to be removed in conjunction with site grading or utility installation, they must be replaced elsewhere on Coulter Boulevard and guaranteed for one growing season after the construction has been completed. 3. Protective tree fencing or erosion control fencing shall be installed along the boulevard to protect the trees from construction activities. Landscaping may be placed within the Stone Creek Drive boulevard area as well as portions of Coulter Boulevard to assist screening the parking lot. A landscaping plan will need to be reviewed and approved by engineering prior to any landscaping being installed. 4. The site plan and the grading plan should include the following: a. the existing 6 foot wide concrete sidewalk along the west side of Stone Creek Drive and provide pedestrian ramps at the driveway curb cuts. b. Any power poles and street lights to determine potential impacts to the existing infrastructure. The developer shall be responsible for any and all coordination and adjustments to the existing power pole and line. c. The site plan should include the rim and invert elevations, size, type and grade of utility pipes. 5. A detailed grading, drainage and erosion control plan including the lowest floor and first floor building elevations need to be submitted prior to this item being considered by the City Council. 6. All private utilities shall be constructed in accordance with the city's latest edition of Standard Specifications and Detail Plates and/or the State Plumbing Codes. Installation of the utilities will require a building permit through the city's building department. All retaining walls in excess of four feet in height will also need to be engineered and permits obtained through the city's building department. 7. An encroachment agreement will be necessary for any structures and/or the parking lot that fall within the proposed drainage and utility easement for the sanitary sewer line. This document shall be recorded against the property. 8. All disturbed areas as a result of construction activities shall be immediately restored with seed and disc-mulched or wood fiber blanket or sod within two weeks of completion of each construction activity in accordance with the city's Best Management Practice Handbook. 18 Planning Commission Meeting - April 19, 2000 9. The applicant shall provide detailed storm sewer calculations and drainage area map for 10 year and 100 year 24 hour storm events prior to issuance of a building permit. 10. The applicant shall apply for, obtain permits from the appropriate regulatory agencies, Le. Watershed District, Minnesota Department of Health, and comply with their conditions of approval. 11. Driveway access onto Stone Creek Drive shall be prohibited. Access to the site shall be limited to Coulter Boulevard. The plans shall incorporate the city's industrial driveway detail plate and construct pedestrian ramps. 12. The applicant shall be responsible for surface water management fees in the amount of $8,993. These fees shall be collected at time of building permit issuance. 13. The applicant shall be responsible for sewer and water hookup and connection fees based on four REU's unless the Metropolitan Environmental Commission estimates more than four SAC units. The applicant will be charged these fees at time of building permit issuance. The hookup and connection fees may be specially assessed. 14. The applicant will need to have a soils engineer recommend a pavement design to accommodate the 7 ton per axle design requirements based on soil conditions experienced on the site. ' 15. The applicant/owner shall dedicate the necessary street right-of-way for Coulter Boulevard, sanitary sewer line and storm water pond. The city shall prepare the necessary legal description and easement agreement for the applicant to execute. 16. The northern one-half of the lower level shall not be utilized for leasable office space. 17. The lighting plan shall incorporate existing light fixtures along Coulter Blvd and Stone Creek Drive that may impact the site. 18. Landscaping shall be increased around the parking lot to provide 100 percent screening of the area. 19. The trash enclosure shall be constructed of materials compatible with the primary structure. Further, it shall be screened from adjacent properties on the west, south and east elevations with landscaping. 20. The building is required to be protected with an automatic fire sprinkler system. 21. Detailed occupancy related requirements will be reviewed when complete plans are submitted. 19 Planning Commission Meeting - April 19, 2000 22. Two accessible parking spaces are required for the thirty six spaces that are provided. 23. The fire marshal's conditions are as follows: a. Submit utility plans showing fire hydrant locations for review and approval. b. Submit radius turn plans to the City Engineer and Chanhassen Fire Marshal for review and approval. c. Comply with Chanhassen Fire Department Policy regarding notes to be included on all site plans. Pursuant to Policy #04-1991. Copy enclosed. 24. Full park and trail fees shall be paid at the time of building permit. 25. All signage shall comply with Article XXVI of the City Code. 26. Parking may not encroach into the 40 foot setback on the south property line. All voted in favor and the motion carried unanimously. Peterson: The last item. Kirchoff: Mr. Chair, there's a motion also for the conditional use. Peterson: That's the next one. Blackowiak: Me. Chair I'll make a motion the Planning Commission recommends approval of the Conditional Use Permit (CUP #00-1) for the construction of a building within the Bluff Creek Overlay District. Peterson: Is there a second? Kind: Second. Peterson: Moved and seconded. Any discussion? Blackowiak moved, Kind seconded that the Planning Commission recommends approval of the Conditional Use Permit (CUP #00-1) for the construction of a building within the Bluff Creek Overlay District. All voted in favor and the motion carried unanimously. PUBLIC HEARING: MINNESOTA DEPARTMENT OF TRANSPORTATION HAS APPLIED FOR A WETLAND ALTERATION PERMIT. THIS APPLICATION PROPOSES TO IMPACT 3.16 ACRES AS PART OF THE TH 5 IMPROVEMENTS. THE PROPOSED IMPACT IS 20