1c1. Bluff Creek Corporate Center Final Plat Approval et al OW - •_
CITY OF MEMORANDUM
CHANHASSEN
TO: Don Ashworth, City Manager
'0 City Center Drive,PO Box 147 FROM: Bob Generous, Senior Planner
Chanhassen,Minnesota 55317
Phone 612.937.1900 DATE: June 22, 1998
General Fax 612.937.5739
:'ngineering Fax 612.937.9152 SUBJ: Final Plat Approval for Bluff Creek Corporate Center PUD #97-2
public Safety Fax 612.934.2524 and Second Reading for Rezoning from A2 to PUD
Web wwwa ci.canhassen.mn.us
PROPOSAL SUMMARY
The applicants, Land Group, Inc. and Bluff Creek Partners, are requesting final plat
approval for 27.3 acres creating three outlots, and right-of-way for Stone Creek
Drive and Coulter Boulevard in the Bluff Creek Corporate Center PUD #97-2 and
Yr" second reading for rezoning from A2, Agricultural Estate District, to PUD,
r�-' Planned Unit Development, for a mixed use development consisting of
� - office/industrial business park and a church facility on one lot. While approval of
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the request rezones the property and approves the development design standards, the
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•z.4( subdivision only creates right-of-way and outlots. Development of the individual
parcels will require that they be final platted into lot and block designations. No
building permits will be issued for the outlots. However,the outlots may be •
conveyed to new owners.
�s ' ; Outlots are defined by ordinance as"a platted lot to be developed for a use which -
` .ti 4L '" will not require a building permit or which is reserved for future replatting before '_`1
development."
I The proposed project is between the east and west (main)branches of the Bluff
Creek. Both the east branch and the main channel of Bluff Creek are DNR
protected. The City of Chanhassen protects Bluff Creek as a natural resource
corridor from the headwaters to its discharge point at the Minnesota River. As
feasible,this project will be maintaining the natural vegetation and landscape where
it still exists, intensify the proposed landscape plan along the creek to improve the
buffer and to keep setbacks from the creek at a minimum of 100 feet with a 50 4
....-,:,,, ,.. foot buffer area which are incorporated in the required setbacks. Plantings along
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Bluff Creek and the proposed storm water pond should be chosen based on
2-- ; .---:= .:t. wildlife food and/or cover value. Since an important facet of the management
. .;;_;T plan is to provide a wildlife corridor along Bluff Creek, it is essential to landscape
`'` appropriately. Proposed overstory and ornamental trees could be a choice of
_k . quaking aspen, willows,black cherry, serviceberry, swamp white oak, or aborvitae
rpe City of Chanhassen.Agrowing community with clean lakes,quality schools,a charming downtown,thriving businesses,and beautiful parks.A great place to live,work,and play.
Don Ashworth
June 22, 1998
Page 2 44—
while proposed shrubs could include highbush cranberry, winterberry, and redosier dogwood.
- The proposed prairie and wetland seeding mixes are nice amenities in the landscape plan and will
benefit the site greatly.
ita
Staff is recommending approval of the development proposal subject to the conditions of the
staff report.
BACKGROUND
' _ On April 27, 1998, the City Council granted preliminary approval for PUD #97-2, including the
first reading of the rezoning of the property from A2 to PUD and preliminary plat approval for
•
five lots, the Wetland Alteration Permit to fill the small wetland located in the northern portion
of the site and the Conditional Use Permit for grading and filling in the flood plain.
- On January 12, 1998, the City Council granted concept approval for PUD#97-2.
PROPOSAL SUMMARY ;
•• - The applicant is requesting final plat approval creating three outlots and associated right-of-way
for Bluff Creek Corporate Center PUD#97-2.
DEVELOPMENT DESIGN STANDARDS - -
Development Standards
{ -,= a. Intent
The purpose of this zone is to create a PUD light industrial/office park. The use of the PUD zone is
to allow for more flexible design standards while creating a higher quality and more sensitive
All utilities are required to be placed underground. Each lot proposed for development proposal. �1 p p p
- ; shall proceed through site plan review based on the development standards outlined below. Photo-
composite images of proposed development adjacent to Highways 5 shall be submitted as part of
the review process. The PUD requires that the development demonstrate a higher quality of
, architectural standards and site design. Ancillary uses may be permitted as listed below once a
primary use has occupied the site. Shared parking shall be required of the development.
b. Permitted Uses ll
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The permitted uses in this zone shall be limited to institutional use on one lot only or light
- • industrial, warehousing,and office uses as defined below. The uses shall be limited to those as
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Don Ashworth
June 22, 1998
Page 3
defined herein. If there is a question as to whether or not a use meets the definition, the City
Council shall make that interpretation.
Light Industrial- The manufacturing,compounding,processing,assembling,packaging,or testing
of goods or equipment or research activities entirely within an enclosed structure,with no outside
storage. There shall be negligible impact upon the surrounding environment by noise,vibration,
smoke, dust or pollutants.
Warehousing- Means the commercial storage of merchandise and personal property.
Office-Professional and business office.
Health Services- establishments primarily engaged in furnishing medical, surgical and other
health services to persons.
Conferences/Convention Center - establishments designed to accommodate people in assembly,
providing conference and meeting services to individuals, groups, and organizations.
Indoor Recreation/Health Club- establishments engaged in operating reducing and other health
clubs, spas, and similar facilities featuring exercise and other physical fitness conditioning.
Hotel/Motel- establishments engaged in furnishing lodging,or lodging and meals, to the general
public.
Research Laboratory- establishments engaged in scientific research or study.
Ancillary Uses (in conjunction with and integral to a primary use)
Showroom -showroom type display area for products stored or manufactured on-site provided that
no more than 20 percent of the floor space is used for such display and sales.
Telecommunication Towers and Antennas by conditional use permit only.
Day Care-establishments providing for the care and supervision of infants and children on a
daily basis.
Prohibited uses
• Contractors Yard
• Lumber Yard
• Home Improvement/Building Supply
Don Ashworth
June 22, 1998
Page 4
• Garden Center
• Auto related including sales and repair
• Home furnishings and equipment stores
• General Merchandise Store
c. Setbacks
The development is regulated by the Highway 5 and the PUD Standards. There are no minimum
requirements for setbacks on interior lot lines in the PUD zone, except as specified below. The
following setbacks shall apply:
Frontage Minimum Setback Maximum Setback
Building/Parking Building/Parking
Future Hwy. 5 70/50 150
Coulter Boulevard 50/30 100 *
Stone Creek Drive 30/20 NA
Bluff Creek:
West Lot line Lot 1,Block 1 35/30 NA
West Lot Line Lot 2,Block 1 15/15 NA
East Lot Line Lot 1,Block 2 110/110 NA
East Lot Line Lot 2,Block 2 100/100 NA
Northeast Lot Line Lot 2, 60/60 NA
Block 2
Northeast Lot Line Lot 3, 35/35 NA
Block 2
East Lot Line Lot 3,Block 2 60/60 NA
* Church facility is excluded from this maximum building setback.
(Lot and Block Designations are based on proposed preliminary plat numbering.)
The average hard surface coverage does not include Outlot A. The PUD standard for hard
surface coverage is 70% for office and industrial uses. Any one site/lot can exceed the 70
percent requirement, but in no case can the entire finished development exceed 70 percent.
d. Development Standards Tabulation Box
1. Building Area
Don Ashworth
June 22, 1998
Page 5
Building Square Footage Breakdown
Use Maximum Percent Total Square Feet
Office 62% 160,000
Light Industrial/Warehouse 40% 100,000
Ancillary/other 15% 40,000
Institutional 23% 60,000
Total (Maximum) 260,000
2. More than one (1)principal structure may be placed on one(1) platted lot.
3. Building height shall be limited to 3 stories or 40 feet subject to the exclusions of Section
20-907 of the city code.
e. Building Materials and Design
1. The PUD requires that the development demonstrate a higher quality of architectural
standards and site design. Primary building orientation shall be to Highway 5 and Coulter
Boulevard.
2. All materials shall be of high quality and durable. Masonry or higher quality material shall
be used. Color shall be introduced through colored block or panels and not painted cinder
block.
3. Brick may be used and must be approved to assure uniformity.
4. Block shall have a weathered face or be polished, fluted, or broken face.
5. Concrete may be poured in place,tilt-up or pre-cast, and shall be finished in stone,textured,
coated,or painted .
6. Metal siding will not be approved except as support material to one of the above materials
or curtain wall on office components or,as trim or as HVAC screen.
7. All accessory structures shall be designed to be compatible with the primary structure.
Don Ashworth
June 22, 1998
Page 6
8. All roof mounted equipment shall be screened from adjacent public right-of-ways by walls
of compatible appearing material or camouflaged to blend into the building or background.
Wood screen fences are prohibited. All exterior process machinery,tanks,etc.,are to be
fully screened by compatible materials.
9. The use of large unadorned, concrete panels and concrete block, or a solid wall unrelieved
by architectural detailing, such as change in materials, change in color, fenestrations, or
other significant visual relief provided in a manner or at intervals in keeping with the size,
mass, and scale of the wall and its views from public ways shall be prohibited.
Acceptable materials will incorporate textured surfaces,exposed aggregate and/or other
patterning. All walls shall be given added architectural interest through building design or
appropriate landscaping. The buildings shall have varied and interesting detailing.
10. Space for recycling shall be provided in the interior of all principal structures or within an
enclosure for each lot developed in the Business Center.
11 Each buildings shall contain one or more pitched roof elements depending on scale and
type of building, or other architectural treatments such as towers,arches,vaults, entryway
projections, canopies and detailing to add additional interest and articulation to structures.
12. There shall be no underdeveloped sides of buildings visible from public right-of-ways.
All elevations visible from the street shall receive nearly equal treatment and visual
qualities.
f. Site Landscaping and Screening
1. Landscaping along Highway 5 shall comply with Buffer yard standard C. Coulter
Boulevard shall comply with Buffer yard standard B. The master landscape plan for the
Bluff Creek Corporate Center PUD shall be the design guide for all of the specific site
landscape developments. Each lot must present a landscape plan for approval with the site
plan review process.
2. Storage of material outdoors is prohibited unless it has been approved under site plan
review. All approved outdoor storage must be screened with masonry fences and/or
landscaping.
3. When parking lots are less than three feet above the adjacent roadway,an undulating or
angular berm or elevation change of three feet or more in height shall be placed along
Coulter Boulevard and Highway 5. The berms shall be sodded or seeded at the conclusion
of each project Phase grading and utility construction. The required buffer landscaping may
Don Ashworth
June 22, 1998
Page 7
be installed incrementally,but it shall be required where it is deemed necessary to screen
any proposed development. All required boulevard landscaping shall be sodded.
4. Loading areas shall be screened 100 percent year round from public right-of-ways. Wing
walls may be required where deemed appropriate.
g. Signage
1. The Bluff Creek Corporate Center PUD shall be permitted two identification signs: one sign on
Coulter Boulevard and one sign on Highway 5. The sign on Coulter Boulevard shall not
exceed eight feet in height. The sign on Highway 5 shall not exceed 20 feet in height. A
maximum of 80 square feet of sign area shall be permitted per sign.
2. All freestanding parcel signs shall be limited to monument signs. The sign shall not exceed
eighty(80) square feet in sign display area nor be greater than eight(8) feet in height. The sign
treatment is an element of the architecture and thus should reflect the quality of the
development. The signs should be consistent in color, size,and material throughout the
development. The applicant should submit a sign package for staff review.
3. Each property shall be allowed one monument sign per street frontage.
4. The signage will have consistency throughout the development. A common theme will be
introduced at the development's entrance monument and will be used throughout.
5. Consistency in signage shall relate to color, size,materials,and heights.
6. Wall sign shall be permitted per city ordinance for industrial office park site.
7. All signs shall require a separate sign permit.
h. Lighting
1. Lighting for the interior of the business center should be consistent throughout the
development. The street lights should be designed consistent with the existing lighting
along Coulter Boulevard.
2. A decorative, shoe box fixture(high pressure sodium vapor lamps)with a square
ornamental pole shall be used throughout the development area for area lighting.
3 Lighting equipment similar to what is mounted in the public street right-of-ways shall be
used in the private areas.
Don Ashworth
June 22, 1998
Page 8
4. All light fixtures shall be shielded from direct off-site views. Light level for site lighting
shall be no more than 1/2 candle at the property line. This does not apply to street lighting.
i. Alternative Access
1. Each site shall accommodate transit service within the individual development, whenever
possible.
2. Pedestrian access shall be provided from each site to the public sidewalk and trail system.
3. The developer and site users shall promote and encourage Traffic Demand Management
Strategies.
4. Each site shall provide areas for bicycle parking and storage.
5. Preferential parking shall be provided for car and van pool vehicles within each site.
SUBDIVISION REVIEW
Though unusual, the platting of this development into outlots is not without precedence. As part
of the North Bay Development, the developer platted the project into outlots to permit the City to
acquire the Highway 212 right-of-way. As part of the next phase, the developer provided all the
required documents normally associated with a final plat.
Usually, as part of a final plat, the applicant would have construction drawings for the public
improvements so that they could actually develop the property. As part of the preliminary plat,
the city reviewed and commented on preliminary construction plans from which the final
construction plans can be created. In this instance,the applicant wishes only to convey Outlot A
to the church so that they can begin their work raising funds for designing and building a new
church. No further development of the site will be possible without the final platting of the
outlots, preparation of construction plans, and construction of the public improvements.
REVIEW OF CONDITIONS OF APPROVAL
1. The church facility shall commit to provide approximately 147 parking stalls for the industrial
office users of the property. In addition,the office and industrial site shall provide parking
facilities for the church. A document acceptable to the city,protecting the joint use of the
parking facilities, shall be recorded.
Don Ashworth
June 22, 1998
Page 9
* This condition does not apply to this phase.
2. The landscape plan shall be revised as follows:
• The developer shall add understory trees to the landscaping along Highway 5.
• The developer shall add native overstory trees to the proposed plantings with the
Bluff Creek corridor. Recommended species can be found in the Bluff Creek
Management Plan.
• All Amur maples shall be removed from the Bluff Creek planting plan and replaced
with an understory species recommended by the Bluff Creek Management Plan.
• All landscape islands shall be a minimum of 10 feet wide. If islands do not meet
minimum width, aeration tubes will be required.
• The developer shall revise the landscape plan to include overstory boulevard trees
every 30' along Stone Creek Drive. If 30' is not possible because of lighting or
access points, the closest spacing will be accepted(i.e. 40 feet, etc.).
Additional native overstory trees and shrubs selected from the Bluff Creek
Management Plan shall incorporated into the landscaping around the proposed pond
and western parking lots between the church and the building fronting Highway 5.
* This condition does not apply with this phase.
3. The development shall pay full park and trail fees pursuant to city ordinance. The developer
shall dedicate to the City an easement for trail purposes, 20-foot wide over all existing and
proposed trail segments.
* This condition shall be modified as follows for this phase: The developer shall dedicate to
the City an easement for trail purposes, 20-foot wide over all existing trail segments.
4. The proposed industrial development of 19.33 net developable acres is responsible for a water
quality connection charge of$89,556 and a water quantity fee of$84,279. The developer will
be eligible for credit to the water quality fee based on stormwater treatment designs. These
fees are payable to the City prior to the City filing the final plat.
* This condition does not apply to this phase.
5. Fire hydrants shall be incorporated per the Fire Marshal's recommendations. Fire hydrants shall
placed a maximum of 300 feet apart. A 10 foot clear space must be maintained around fire
Don Ashworth
June 22, 1998
Page 10
hydrants,i.e., street lamps, trees, shrubs,bushes,NSP,US West, Cable TV and transformer
boxes. This is to ensure that fire hydrants can be quickly located and safely operated by
firefighters. Pursuant to Chanhassen City Ordinance 9-1.
* This condition does not apply to this phase.
6. All 34 boulevard trees along Coulter Boulevard shall be preserved and guaranteed by the
applicant. Where trees need to be removed for entrances,they must be replaced elsewhere
along Coulter Boulevard. Protective tree fencing shall be installed around all boulevard trees
prior to any grading activity. No landscaping or berming shall be placed within Stone Creek
Drive right-of-way.
* This condition does not apply to this phase.
7. The developer shall supply the City with a detailed haul route for review and approval by
staff for materials imported to or exported from the site. If the material is proposed to be
hauled off-site to another location in Chanhassen, that property owner will be required to
obtain an earthwork permit from the City
* This condition does not apply to this phase.
8. All ponding basin side slopes shall be 4:1 overall or 3:1 with a 10:1 bench at the normal
water elevation. Consideration for maintenance access shall also be incorporated into the
design.
* This condition does not apply to this phase.
9. The public street and utility improvements throughout the development will require detailed
construction plans and specifications in accordance with the City's latest edition of standard
specifications and detail plates. Final construction plans and specifications shall be
submitted to staff for review and City Council approval a minimum of three weeks prior to
final plat consideration. The private utilities shall also be constructed in accordance with
City's Standard Specifications and Detail Plates and/or state plumbing codes.
* This condition shall be modified by adding the following: No further subdivision of the
outlots may occur unless the developer executes the development contract and provides the
necessary security for the installation of the public utilities and streets needed to service the
individual parcels and the construction plans are approved by the city or the city is petitioned
for said improvements and the City Council authorizes a project to provide said street and
utility improvements.
Don Ashworth
June 22, 1998
Page 11
10. The developer will be required to enter into a PUD Agreement/Development Contract with
the City and provide the necessary financial security to guarantee utility and street
construction as well as the final plat conditions of approval.
* This condition shall be modified as follows for this phase: The developer will be required
to enter into a PUD Agreement/Development Contract with the City and pay the city
administration fees for review and recording of the final plat.
11. The proposed wet tap on the watermain near the trail in the southeasterly corner of the site
shall be relocated to avoid interference with the existing trail.
* This condition does not apply to this phase.
12. The City's standards for boulevard street lighting shall be incorporated in the public portion
of the street improvements.
* This condition does not apply to this phase.
13. The developer shall notify the Federal Emergency Management Agency(FEMA)regarding
amendment to the existing floor plain boundary. The developer will be responsible for
providing FEMA the necessary documentation to have the Federal Flood Plain maps changed
to reflect developed conditions.
* This condition still applies.
14. The developer shall work with MnDOT in coordinating site grading and access to the site to
be compatible with MnDOT's upgrading of Trunk Highway 5 construction plans. In
addition, the developer shall coordinate the adjustment, relocation, and cost of the power
lines with MnDOT.
* This condition shall be modified as follows: The developer shall work with MnDOT in
coordinating the final alignment and construction limits of Highway 5 and site grading and
access to the site to be compatible with MnDOT's upgrading of Trunk Highway 5
construction plans. In addition, the developer shall coordinate the adjustment,relocation, and
cost of the power lines with MnDOT.
15. The developer shall dedicate on the final plat public drainage and utility easements over the
existing and proposed utilities and drainageways (creeks).
* This condition shall be modified as follows: The developer shall dedicate on the final plat
Don Ashworth
June 22, 1998
Page 12
public drainage and utility easements over the existing utilities and drainageways (creeks).
16. No building shall be permitted to encroach upon drainage or utility easements or impede
access to perform maintenance functions to the utility system.
* This condition does not apply to this phase.
17. Individual driveway access points as well as sidewalks/crosswalks along Stone Creek Drive
shall be re-evaluated with the individual site plans. There are numerous access points onto
Stone Creek Drive which staff believes can be reduced and spaced further apart to improve
and minimize turning movements into the site. It may also be appropriate to construct
sidewalks on both sides of Stone Creek Drive to direct pedestrian traffic to a safe crossing
point along Stone Creek Drive.
* This condition does not apply to this phase.
18. Depending on MnDOT's construction schedule and phasing of this project, the right-in/right-
out access onto Trunk Highway 5 may have to be constructed by the developer. Security
and/or language in the development contract will be required to guarantee construction of the
right-in/right-out access and right turn lanes on Trunk Highway 5.
* This condition does not apply to this phase.
19. Grading, drainage, and erosion control plan needs to be revised in accordance with the City's
Best Management Practice Handbook. Erosion control fence needs to be added throughout
the site. Type III erosion control fence shall be installed adjacent to the wetlands, creeks at
the base of slopes in areas exceeding 3:1 slopes. The plans should also include temporary
sediment basins to accommodate site runoff during the grading operation. Additional erosion
control fence will be required adjacent to the pond once the pond has been constructed.
* This condition does not apply to this phase.
20. Upon completion, the developer shall dedicate to the City the utility and street improvements
within the public right-of-way and drainage and utility easements for permanent ownership.
* This condition does not apply to this phase.
21. All areas disturbed 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 activity
in accordance with the City's Best Management Practice Handbook.
Don Ashworth
June 22, 1998
Page 13
* This condition does not apply to this phase.
22. Wetland buffer areas shall be surveyed and staked in accordance with the City's wetland
ordinance. The City will install wetland buffer edge signs before accepting the utilities and will
charge the developer$20 per sign. Wetland buffer areas shall be surveyed and staked in
accordance with the City's wetland ordinance. The City will provide wetland buffer edge signs
and charge the developer$20 per sign. The developer shall verify the location of these signs
with the City's Water Resources Coordinator and shall install these signs before the utilities are
accepted.
* This condition does not apply to this phase.
23. The developer shall provide detailed storm sewer calculations for 10-year and 100-year storm
events and provide ponding calculations for stormwater quality/quantity ponds in accordance
with the City's Surface Water Management Plan for the City Engineer to review and approve.
The developer shall provide detailed pre-developed and post developed stormwater calculations
for 100-year storm events and normal water level and high water level calculations in existing
basins,created basins, and or creeks. Individual storm sewer calculations between each catch
basin segment will also be required to determine if sufficient catch basins are being utilized. In
addition,water quality ponding design calculations shall be based on Walker's Pondnet model.
* This condition does not apply to this phase.
24. The developer will meet wetland rules and regulations as stated in Corps of Engineers section
404 permit,the State Wetland Conservation Act,and the City's Wetland Ordinance. Mitigation
work shall be implemented prior to or concurrent with wetland fill activity in all phases of the
project.
* This condition does not apply to this phase.
25. The developer shall apply for and obtain permits from the appropriate regulatory agencies, i.e.
Carver County,Watershed District,Metropolitan Waste Control Commission,Health
Department,Minnesota Pollution Control Agency,Minnesota Department of Natural
Resources, Army Corps of Engineers and Minnesota Department of Transportation and comply
with their conditions of approval.
* This condition does not apply to this phase.
26. The applicant shall report to the City Engineer the location of any drain tiles found during
construction and shall relocate or abandon the drain tile as directed by the City Engineer.
Don Ashworth
June 22, 1998
Page 14
* This condition does not apply to this phase.
27. The applicant shall comply with 100 foot setbacks with 50 foot buffer area from the creek.
* This condition has been incorporated in the development design standards.
28. A cellular antenna connected onto the building or building structures will be reviewed as a
Conditional Use Permit.
* This condition has been incorporated in the development design standards for the project as
an ancillary use.
29. The issue regarding food service being available in a industrial office building shall come back
to the City Council at a future date for review.
* This condition does not apply to this phase. At present,the developer does not want to move
forward on this issue.
In addition, based on the review of this proposed plat, staff recommends the following conditions
be added:
• No building permit shall be issued within Bluff Creek Corporate Center until final
platting of the outlot(s) into block and lot designations and the developer executes a
development contract and provides the necessary security for the installation of the public
improvements (Stone Creek Drive,water and sewer) or the City awards a public improvement
project for the construction of the street and utility improvements.
• The project and individual site users must comply with the Development Design
Standards for Bluff Creek Corporate Center incorporated herein as Exhibit C of the Develop
Contract/PUD Agreement.
• Any existing or deferred assessments against the parcel shall be redistributed over Outlots
B and C, Bluff Creek Corporate Center, on an area basis.
RECOMMENDATION
Staff recommends that the City Council adopt the following motions:
"The City Council approves final reading of the ordinance rezoning approximately 27.3 acres from
Agricultural Estate, A2, to Planned Unit Development,PUD, for PUD#97-2."
Don Ashworth
June 22, 1998
Page 15
"The City Council approves PUD#97-2 granting Final Plat approval for Bluff Creek Corporate
Center creating outlots and associated right of way(plans prepared by Schoell &Madsen,Inc.)
subject to the following conditions:
1. The developer shall dedicate to the City an easement for trail purposes, 20-foot wide over all
existing trail segments.
2. The public street and utility improvements throughout the development will require detailed
construction plans and specifications in accordance with the City's latest edition of standard
specifications and detail plates. Final construction plans and specifications shall be
submitted to staff for review and City Council approval a minimum of three weeks prior to
final plat consideration. The private utilities shall also be constructed in accordance with
City's Standard Specifications and Detail Plates and/or state plumbing codes. No further
subdivision of the outlots may occur unless the developer executes the development contract
and provides the necessary security for the installation of the public utilities and streets
needed to service the individual parcels and the construction plans are approved by the city or
the city is petitioned for said improvements and the City Council authorizes a project to
provide said street and utility improvements.
3. The developer will be required to enter into a PUD Agreement/Development Contract with
the City and pay the city administration fees for review and recording of the final plat.
4. The developer shall notify the Federal Emergency Management Agency (FEMA)regarding
amendment to the existing floor plain boundary. The developer will be responsible for
providing FEMA the necessary documentation to have the Federal Flood Plain maps changed
to reflect developed conditions.
5. The developer shall work with MnDOT in coordinating the final alignment and construction
limits of Highway 5 and site grading and access to the site to be compatible with MnDOT's
upgrading of Trunk Highway 5 construction plans. In addition, the developer shall
coordinate the adjustment, relocation, and cost of the power lines with MnDOT.
6. The developer shall dedicate on the final plat public drainage and utility easements over the
existing utilities and drainageways (creeks).
7. No building permit shall be issued within Bluff Creek Corporate Center until final platting of
the outlot(s) into block and lot designations and the developer executes a development
contract and provides the necessary security for the installation of the public improvements
(Stone Creek Drive, water and sewer)or the City awards a public improvement project for
the construction of the street and utility improvements.
Don Ashworth
June 22, 1998
Page 16
8. The project and individual site users must comply with the Development Design Standards
for Bluff Creek Corporate Center incorporated herein as Exhibit C of the Develop
Contract/PUD Agreement.
9. Any existing or deferred assessments against the parcel shall be redistributed over Outlots B
and C, Bluff Creek Corporate Center,on an area basis."
ATTACHMENTS
1. City Council minutes dated April 27, 1998.
2. Ordinance Rezoning Property from A2 to PUD.
3. Reduced Preliminary Landscape Plan.
4. Final Plat.
g:\plan\bg\bluff creek corporate center fp.doc
City Council Meeting-April 27, 1998
Orlin Shafer: I was out there,it's probably like 6 years ago that I was.
Councilman Engel: 6 years,okay.
Orlin Shafer: It might have been looked at since then. I'm not sure.
Mayor Mancino: Okay. So Marion,Ann will meet with you and review it with you. And then you may
certainly come in front of the City Council on May 11 di.
Marion Michael: Oh I have to come back huh?
Mayor Mancino: You get to come back.
Marion Michael: Oh,get to come back,okay.
Mayor Mancino: Unless you agree with her decision.
Marion Michael: Her decision?
Mayor Mancino: If you agree with it,then you do not need to come back. If you don't and would like to
come in front of the City Council again and say you do not agree with it. Then at that time we'll be
making a decision.
Marion Michael: Okay,thank you.
Mayor Mancino: Okay. Anyone else wishing to address the City Council tonight? Anyone else? Or
else I will close this part of the agenda tonight unless anyone else has a question or a comment.
Councilman Senn: If nobody else is coming up,I'd like to make a motion to adjourn the public hearing
until May 11th.
Councilman Berquist: Second.
Don Ashworth: Recess.
Councilman Mason: Yeah,just so you know. It's new business,and I don't know if that makes a
difference or not but it's not a public hearing. I mean just so you know. I don't know if that makes a
difference but just to be.
Councilman Senn: Okay,recess the hearing until May 11t.
Councilman Senn moved,Councilman Berquist seconded to recess the Board of Equalization and
Review until May 11, 1998. All voted in favor and the motion carried.
REQUEST FOR REZONING FROM A2,AGRICULTURAL ESTATE TO PUD,PLANNED
UNIT DEVELOPMENT AND PLAT APPROVAL FOR 3 LOTS AND ONE OUTLOT AND FOR
AN OFFICE-INDUSTRIAL PROJECT THAT WOULD PERMIT A CHURCH/
INSTITUTIONAL USE; LOCATED SOUTH OF HIGHWAY 5 AND NORTH OF COULTER
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City Council Meeting-April 27, 1998
BOULEVARD AT STONE CREEK DRIVE; BLUFF CREEK CORPORATE CENTER; LAND
GROUP,INC.AND BLUFF CREEK PARTNERS.
Bob Generous: Thank you Madam Mayor,Council members. This is the second time this project has
been before the Council for review. Back in January the Bluff Creek Corporate Center was granted
conceptual approval of a mixed use PUD. Conceptual approval gives the developer and staff marching
orders on bringing a proposal forward for additional review. This is actually the first reading of the
rezoning of this property to planned unit development. It would permit office/industrial uses as well as a
church facility on one of the parcels within the development. It's preliminary plat approval for the
project. Final plat approval would include any construction documents for actual improvements within
the development. There is a small wetland located in the north central portion of the site that is being
filled as part of this proposal. This is below the...requirement. However it still requires the wetland
alteration permit. The big issue regarding this was whether or not to permit the church facility. At the
conceptual level City Council requested that staff provide an analysis of what the potential tax
ramifications were based on this development. The applicant has agreed to provide additional office
space in the northern part of this project. By doing that they've increased the potential value of the
development and therefore the tax revenues. The potential office industrial site in the southwest corner
of the site can then be replaced with the institutional use and the net tax benefit to the community is a
slight positive gain so from that standpoint we believe that the City is not losing out on this proposal,as
well we'll be gaining additional social benefits by permitting the church facility as well as creating a
transition from the office/industrial uses to the less intensive uses to the west and south. One of the big
items of discussions and concern on this are the setback requirements from Bluff Creek. The applicant
has been working with a 100 foot setback from the original Bluff Creek corridor. Part of staffs review,
we are recommending that the corridor should include the mitigated wetland area and then from there we
would use the 100 feet. In essence what that would do is require the developer to shift over a future
phase of the project to approximately 60 feet to the east. We believe this can be done on the site and it is
not detrimental to them developing the property. Planning Commission was supportive of that
interpretation of the Bluff Creek corridor and recommended that a 100 foot setback from Bluff Creek be
maintained throughout the development. The other area that that would potentially impact is in the
northeast corner of this site where the applicant and the staff had made it an 80 foot setback from the east
branch of Bluff Creek. In essence they would require that that additional 20 foot setback be proposed
there. As part of this staff has prepared preliminary development design standards for the project. If
approved these would be the design standards that the development would have to follow. The total
development would be a maximum of 260,000 square feet of space. Approximately 60,000 of this would
be for the church facility. The balance would be an office/industrial use. Again the developer has
committed to provide more office use than light industrial warehouse use so that would come to
approximately 62%of the total development. Staff is recommending approval of the preliminary PUD
and subdivision subject to the conditions of the staff report. We'd be happy to answer any questions that
you may have.
Mayor Mancino: I just have one and that is,in regard to the 100 foot setback. Is that,I'm just looking at
the report right now and on page 4 under background. On January 12, 1998,on page 5. That was
condition 14. Have we looked at a conceptual...then?
Bob Generous: Yes. That's what we started out. It was a carry over from the original,when we
reviewed the Creekside development,which is the townhouse project to the south.
Mayor Mancino: Okay. Okay,so this is not new news. This is something that we were, okay.
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Cite Council Meeting-April 27, 1998
Bob Generous: That we've been working with.
Mayor Mancino: Okay. I just wanted to make sure of that. Any other questions for staff at this point?
Okay,is the applicant here and would you like to address the City Council at this time? And please say
your name and address and who you are.
Liv Homeland: I thought you guys would take much longer than this, sorry.
Mayor Mancino: We're fast,efficient, clear. Let's go. We'll be done in a few minutes.
Liv Homeland: Wonderful. Couldn't be better.
Councilman Senn: And we're approaching a record and they have a chance to either make it or break it.
Mayor Mancino: Just say yes and we're done.
Liv Homeland: Okay. Sounds good to me,whatever it is. Well we're glad to be here again and thank
you for your consideration in the past. We've made a lot of changes to the plans. I think you've seen
that. We've tried to be responsive to you and to the Planning Commission and to staff,to all the input
that we've gotten so we're kind of working I hope in the direction that you want to see it. We've shifted,
I think one of the most important things,can you see on the plan here. We shifted the road,location of
that north/south road. Stone Creek Drive further to the west so it reduces the parking on the church site,
which was at a special request to do that and we've been able to accomplish that so that increases the
parking on the office and warehouse side of the road. On the office side,on the office and warehouse
side we've gained 89 parking spaces and of the parking spaces remaining on the church site, 153 spaces
are available for cross over parking,for use by the office and warehouse. We've prepared a plan for the
church parcels showing potential alternate use for the office/warehouse. At one point it was requested,
how much warehouse could you get on the site and when you consider all the parking, there really is like
120 spaces left that could be purely dedicated to an office building or warehouse building on that site.
And as a result of that,that would allow for a 38,000 square foot building. And obviously though taxes
are generated,would be generated by that building and an offset to not having it there and to letting the
church go there instead where I think we're more than compensating by having the office. Putting, you
know the office along Highway 5. Try to balance that out. And obviously a church benefits community
in many ways that are both tangible and intangible. In regards,one of the other things we've done,we've
gone through the landscape plan quite extensively land have significantly increased the number of
plantings and this was at the request of staff and Planning Commission as well. We're using a primarily,
we're using a lot of plantings that have been recommended by staff so we're in keeping with what they
have suggested. And these include prairie flower plantings,not just prairie grasses but also the prairie
flower plantings. And along with the appropriate trees for lowland,hardwood forest,reforestation.
We're trying to keep in the right mode there as well. Along Stone Creek Drive we've utilized overstory
trees as recommended. However,the power line,there is a power line running parallel to the road and in
some locations we can't do overstory trees. They get in the way of the power line. But we've done it
where we could. Walking trails have been expanded throughout the site to connect with the surrounding
trail system so we've worked on that as well. The landscaping for the Bluff Creek corridor has also been
substantially increased both on the primary corridor,which is the west corridor and secondary corridor to
the east. The area being planted in prairie flowers and grasses has been made much larger as can be seen
on our new landscape plan. I think Bob has a copy of that. Okay. I think you all have a copy of that as
well. Okay. So we've expanded this along the creek edges quite substantially. Per staff's direction also
we've reduced the linear appearance of plantings. They were trees running kind of in linear fashion and
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City Council Meeting-April 27, 1998
we changed that to groupings of trees and shrubs with a heavy utilization of native species. The prairie
flowers and grasses will be low maintenance with no need for sprinkler systems for watering,which is
nice. The Family of Christ Church has pulled back it's building footprint significantly from the creek
area. I think that was also an objection before and they have moved that. They were in this area before
and they've pulled back...to change. They are now,they've worked really hard on their site and I guess
now at this point they feel they're as constrained as they can possibly be by the combination of reduced
site acreage by moving the road,and the expanded creek setback area. The setback from the creek,as
recommended by staff,begins at the edge of the pond created on site by the reconstruction of the creek. I
guess you can see that area. Our feeling is that we,the 100 foot setback should begin at our property
line,which the original center of the creek is where we feel it should be,which is where it originally was
before the pond was created,which has about 2/3 of an acre of water that was created on our site. And
we feel that that line should still be at that original site location... This is the,the blue line is the original
center of the creek before the pond was expanded. And the red line is now the edge of the pond,is that
correct? Yes. Oh,that's the 100 foot line,sorry. Okay.
Mayor Mancino: And what's this new...?
Liv Homeland: That's the 100 foot from the pond,okay. Okay. Sorry. The blue line is the original
creek line. Original center of the creek and the solid red line is 100 feet from that line. And the dotted
red line is 100 feet from the edge of the pond. It shows the difference between the two,between the two
red lines. I guess our feeling is,we have given the city permission to enter on our property for installing
sewer and water lines but we were surprised that at it to see the large amount of pond we ended up with,
with the rock waterfall because that's basically about 2/3 of an acre of our site. So that was something
we didn't have notice. All of a sudden we're going,it's there you know,which is fine but it was not
something we were expecting. And this is an area if we have questions,otherwise too we have the
church here as well and they will address that as well. In one of the,I'm going to another subject for a
minute. In our previous submittal we had requested a bank facility on site. I'm talking about the uses
that we're looking for. We are willing to yield to the city's wishes and forego this. I mean to say fine,
we can do without that. We would however like to continue our request for some type of restaurant
facility such as a deli or coffee shop within one of the buildings. Not a free standing but within one of
the buildings. A single tenant user,if it becomes a single tenant,may have their own cafeteria but if it's
multi-tenant which is by far the most likely,they're not going to have a cafeteria facility you know of
their own and it would make sense to have someone provide that service,especially as the rest of it
becomes developed. You know most people will eat their lunches in the office most of the time but they
don't want to necessarily have to run downtown every time either to go out. So that's something we're
asking for. I think that we kind of see that as being within walking distance for these people. That this is
part of the new urbanism that they can walk to a restaurant instead of have all of these get in their car and
drive somewhere. We look forward to receiving your approval tonight. We're anxious to proceed and
the Family of Christ Church would like to begin their fund raising in earnest for their new facility. We
appreciate your efforts and those of the Planning Commission and staff in considering our proposal. We
expect this project will be an enhancement to the community and a source of pride for the city as well as
for us. I'm going to introduce the other members of our team and I think they're all available for
questions. The first one is Ron Krank of KKE Architects and Ron is available for any questions you may
have. Ken Adolf, Schoell&Madson,our engineers. And he does,has been working on the parking
issue, landscaping and trail systems and you know Bluff Creek corridor study. Jim Sellerud of the
Family of Christ is here as well and would like to speak for a briefly. And Steve Edwins, from SMSQ
Architects which is the church's architects. Thank you.
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City Council Meeting - April 27, 1998
Mayor Mancino: Thank you very much. It sounds like we have two issues that you would like us to look
at from the staff report. One is the setback from the creek and secondly,is the deli/restaurant in one of
the buildings. Otherwise everything else is,seems to be fine. Who would like to speak for the church? I
guess Jim on the setback or Ken. Talk a little bit about that and the expansion,etc.
Steve Edwins: I've been elected. Steve Edwins from SMSQ Architects and I was here a month ago or so
when we did the conceptual plan review. I think we do have some points of interest to you about the new
change in the setback along Bluff Creek. We have worked on the site over the months,about 8 months
now,and I would like to in detail explain some of the reasons again why the building is sited the way it
is,to take advantage of the topology. To actualize the goal of having shared parking with the other office
and warehouse users and the reasons programmatically that we have the church where it is on the site.
And to end up really by saying that we're fording that this additional 50 to 80 feet is represented by this
dashed line, is a powerful and perhaps untenable result of the last month's reviewing,that's going to
make it very difficult for the church to be on the site. So here are the reasons. First of all I might say that
the site is an ideal one for the church to be located on because of it's... We're suggesting that the
building really needs to be on this portion of this shoulder because it needs to have a south entrance. For
weather reasons and simply to have the front door viewable from Coulter Drive. In our climate it just
doesn't make sense to have a north entrance,and this is breaking one of the original development rules
which has now been okayed by staff to have the parking in the front and have the building behind.
We've emilerated that by having a rather narrow parking band,and this is raised up above Coulter so that
the view across a parking lot is simply not there because the parking is higher than the street. We're also
raising the building up on the site so that there's very little kind of movement or excavating of the site
itself. We're in fact using some of the excess fill from over here, moving it into the parking so that the
exportation of fill from the site generally is not as severe we thought it might be at first. Well,with the
narrowness of this peninsula,with the fact that we are keeping the building high,with the need to share
150 some spaces with the developer on the other side,with the fact that the road has been moved to the
west, so more of the parking is assigned to this side of the road,we're fmding that this is as tight as we
can get the building to work on the site. Now,programmatically,or the internal forces that help drive
this site location have to do with the way the church needs to go in the future. The core part of the
building, which is represented in the part that's outlined here, is the original or let's say the first phase
aspect of the property which is about 13-14,000 square feet. Probably on two levels with a walkout
lower level and an upper level that's associated with the parking. An education wing of the future and
expansion for the final worship space in the future. These two expansion items need to be on opposite
ends of the building. So education can go that way,so worship can go this way. We want to have the
worship at this end of the building because it doesn't need to have a lower level underneath it and also
communicates the idea that people are visiting it. They're right in the core of the parking zones of the
site,and easy therefore to get into the building from parking. The other end of the site where we have the
two level possibilities and kind of the walkout lower level,looking over the Bluff Creek area, is ideal for
small rooms and classrooms and we're intending to have initially and then relocated here,a preschool
effort for the church. Because that's going to be on the lower level, we really have to have some parking
at the lower level for easy drop-off of kids. We're talking about from 10 to 15 spaces at most,which is
the regular kind of venue that takes place in churches for people who are dropping off their kids right
before work or changing between sessions at noon hour. So as you can see, if we had to live with this
rule of the new line proposed by the Planning Commission,we have to shift the building further east.
We have said we can do that but it means this parking grouping drops out of the picture. It means we
have less possibility of really having parking associated with the lower level of the church. It means as
on Bob Generous' map,that actually this road has to change it's curvature. Right now this is an 8%
grade coming up to the front door. We can't make it any steeper than that. The net effect of that kind of
movement,I think we're going to reduce parking on the site. Make it harder to build a church. So we're
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City Council Meeting-April 27, 1998
very concerned about that additional setback requirement from the edge of the pond as Liv was talking
about,rather than the original 100 foot setback that we've been planning along that is the dark red line
that comes from the center of the creek.
Mayor Mancino: So what we're seeing Bob on our March 2od '98 isn't right,correct? What I have here
that shows 100 foot setback.
Bob Generous: That shows their proposal.
Steve Edwins: So I'm just bringing up from the church's point of view,we're quite concerned about
that. That additional setback from the edge of pond. Another little colored version of this just for
reference as we talk about it. I'm not sure if the meaning of the setback also includes the retention pond
or whether it's simply the ponding area here.
Bob Generous: From the wetland.
Steve Edwins: It's just from the wetland over here. So the line is basically this line and extending up
this way through what we would like to call one of the second phased buildings and a small parking area
for access to the preschool area of the building. Are there any other questions? While I'm here.
Mayor Mancino: Other questions? Okay. I guess there are none. Not yet.
Jim Sellerud: Hi, I'm Jim Sellerud. I'm from the building committee of Family of Christ Church. And
this is sort of to give maybe an explanation point to some of what you've already heard. But we're,
believe or not,we're glad to be before you again this evening. And certainly not as adversaries but
we're,we know we have different roles. We're in the private institutional role with Liv and you in the
public role and hopefully through this process we all create a project that has the greatest value. We
know we're not going to pave it from corner to corner,but we also know that there's,we're not going to
return to some original landscape, some undetermined date back when,when it was,when the deer ran
this way and that way and you know who picks that date? I don't know. But we're arriving at some
midpoint that really does provide value to us all and meets the public purpose. Certainly this is an
expensive process. We've spent lots of hours in doing this and you know as public officials that your
role in this process,it's expensive for everybody,but hopefully we're arriving at a greater value in going
through this. We've even in the Planning Commission meeting,we even got down,this is to let you
know how constrained we feel on this site. We've been squeezed from the west and squeezed from the
east. We even got down to talking about should kids be carried up and down stairs or not for different,
that kinds of activities. We didn't quite get to the point of talking about do we squeeze our toothpaste in
the middle or at the end but you know we're kind of micromanaging the site,even before we design a
building. So to really put an explanation on this we're,this site is squeezed. We've been told,here's
where the parking goes. Here's the building footprint. Well you can't even move it a little bit this way
or you can't move it a little bit that way. And here we are,concept approval and preliminary plat. I
know we're going to deal with some of these issues again when we talk about approval of the site plan
and building plans,but we're amazingly far ahead in this process of saying well,this is all you've got.
We started out coming in with an application. A modest application of 10 acres. You've heard talk of,
and maybe more than talk of churches coming in and church institutions coming in at 20 and 40 acres.
We said well, 10 is the modest request to take off the tax rolls. 10 is what we need. Well we said we
didn't need a north/south street. Well,a north/south street is put in. That subtracts the makers from the
site. The west boundary gets moved in. Now we're down to,on the preliminary plat we're down to 5.77
acres. We thought we'd be at 10 acres. Well we're down to 5.77. We also then have that western
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City Council Meeting-April 27, 1998
boundary line by the Bluff Creek ordinance definition moving in further from the west. So we're now
probably under 5 acres. We maybe should have come in asking for 20. I'm not sure but we do feel
highly constrained. I think we've got,well speaking specifically then to our four requests and one of
these will be new information for you this evening but I've talked with the planning staff about this but
specifically we'd like that the,that you establish the watershed zone boundaries. Now these may be a
new term. I don't mean to be informing you but this is your first time through this ordinance,the Bluff
Creek ordinance. We'd like to establish the water zone,watershed zone boundary,the primary and
secondary such that the existing application is approved. And that setbacks not distinguished between
building and parking use. You know here we've set forth,here's where we think our parking's going to
be. Here's where we think our building's going to be.We haven't had the opportunity even to design the
building because we're being moved around on the site. We would like to have some elbow room to say,
here's what we've got to work with. And so we'd like that,we'd like our,again the watershed zone
boundaries,the primary and secondary,to be established such that our application is approved without
delineation of the parking versus building. Primary implication there is to say well, if we want to slide
our building into what's now parking or parking into building,we can do that. Secondly,that you find
that sufficient land value has already been taken for park and trail use,so that you waive park and trail
fees for Lot 1,Block 1. I talked about,we started out at 10 acres. Now we're down to less than 5. The
ordinance for park and trail dedication says,well that doesn't matter. We can take whatever we take,
what's ever wetland,you know we can take that. You pay anyway. We're asking that you waive those.
Third,that you waive the height. This is a more,up to,the last two are kind of particular issues. That
you waive the height restriction in the sign ordinance regarding our sign in the northwest corner. You
have an 8 foot limitation. The lot's down in a hole. I don't know where we are going to establish the
floor for measuring up 8 feet but we'd like that waived,otherwise that sign isn't going to be seen. And
then the fourth one that's new. That you amend the design standards to permit an antenna as an
accessory use if attached to an existing approved building. Or related structure. What that means is if
we can combine a cellular antenna into a bell tower, into something else on the building, it meets one of
your objectives in not having free standing towers. I don't know that we're in the right spot. We've had
some conversation about that,but as the design standards are set out right now, it would be prohibited.
We'd like that still to be on the floor for discussion. Those are the specific requests and be glad to
answer any questions.
Mayor Mancino: And did you review these with staff prior to? Have they been able to, Bob have you
been able to make comment on these for us?
Jim Sellerud: First one is just as our application stands. We're asking for those parameters. The second
one,the waiving of the fees has been commented on before by staff is that,no. That isn't what happens.
You pay the fee anyway. The third,the sign one came up. We introduced that at the Planning
Commission and the fourth one I talked to staff about,was the cell phone antenna.
Mayor Mancino: There isn't a sign permit with this tonight?
Bob Generous: No. They would have to come in for a separate one.
Mayor Mancino: Okay. So they can certainly come back and ask for a variance in height due to how low
it is,when they come back for the sign. Okay. Thank you. Any questions?
Councilman Senn: What was the first one?
Mayor Mancino: First one was the watershed zone boundary.
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City Council Meeting-April 27, 1998
Councilman Senn: Oh,okay. The 100 foot.
Mayor Mancino: And the second one was for park and trail fees waived,which I don't think we've ever
done. Waived the height restrictions for signage.
Councilman Senn: Right now we've got four issues from the church and one from the developer.
Mayor Mancino: Pardon?
Councilman Senn: Right now we have four issues from the church and one from the developer,correct?
Councilman Berquist: The sign size we're not even...speaking of tonight but somewhere in here there's
something.
Mayor Mancino: There's a lot that has to do with signage in here. But I'm saying no one here is coming
forward yet to ask for a sign. That will come later. Okay.
Jim Sellerud: Our particular concern about the Bluff Creek ordinance is that,at the Planning
Commission there was some confusion on the part,well on the part of everyone as to what the ordinance
said and how it was to be applied and there were,there was discussion about 300 foot setbacks and so
forth. Well none of this language appears in the actual ordinance. There's a procedure established for
the planning department and the planning director to establish a line,to establish the primary zone line
and the secondary zone line. And that that's to be established after a certain,some certain
documentation. Well we all came into this kind of halfway through the process. The ordinance kind of
overlapped our process.
Mayor Mancino: And that happens quite a bit.
Jim Sellerud: So that didn't really happen in that way. And yet the information that's called for to
establish that line does not say specifically that it's to tie to a date in history. To say well,we want to
establish what was here back in 1880 or you know there's this overlying theme of big woods but it's just
a theme. It's not,it's kind of arbitrary. Our point is that we're bringing value to that area and that the
establishment of that line did not happen by the planning department, so we're not really appealing their
determination under their,or their delineation under the ordinance. They made a determination based on
other criteria that, and we're now,everybody's kind of backing into the ordinance.
Mayor Mancino: Exactly. That's happened before. When we did the Highway 5 overlay. When people
came in,there is a set period of time where you're starting an ordinance. Pulling it all together and you
have developers that come in and we try to facilitate that.
Jim Sellerud: Right,but what I'm saying is,there doesn't seem to be any higher standing on the part of
the City saying well,we're going to tie to this ordinance. We're relating to this ordinance as opposed to
our standing and saying here's,we think we've sensitively laid out the site. I don't think there's any
higher standing on the part of the city saying well we're going to tie to this ordinance. We're relating to
this ordinance as opposed to our standing and saying here's,we think we've sensitively laid out this site.
I don't think there's any higher standing by saying well the ordinance is there,because that isr..'t what's
been followed anyway in getting to where we are. Do you understand what I'm saying?
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City Council Meeting-April 27, 1998
Mayor Mancino: Yes.
Jim Sellerud: Okay. Thanks.
Ken Adolf: Madam Mayor,members of the Council. Liv Homeland has asked me to address in a bit
more detail the corridor issue. We have a panoramic photo here,or actually a series of photos. Maybe
I'll first show where the photos are taken and maybe the camera can zoom in on the photo. The photo's,
I'm standing approximately at this location and then a series of...somewhat a feeling of what the site is
looking like. And the intent is to show that this really is a farmfield. Perhaps you could zoom in a little
bit closer on some of the,on the photo. On the west part you can see the rip rap dykes which form the
pond. And over here,if you can pick-up this part, is the curb cut that was put in on Coulter Boulevard.
And to give you a feel of the size of...this is a woman standing probably...so the elevation does rise up
significantly and I'm guessing that the proposed setback is someplace in this area. So that it really,the
setback does go across the top of the hill in the area between there and the end of the water really is
where the,there isn't any vegetation there, such as trees or wildlife habitat. The landscape plan does
propose to re-establish those types of,that type of vegetation and based on what's there now,we feel is a
reason to go with the 100 foot setback from the original creek line which when we started this whole
process, the pond didn't exist and we were measuring from the creek. I'd be happy to address any
questions.
Councilman Berquist: So you're suggesting that the,where that woman is,to the left of her,at the edge
of that, whatever that structure is. That sign. That's the approximate 150 setback?
Ken Adolf: I'm just estimating that because looking at the topography,the setback does go across the top
of the slope and I believe that's about where that sign is.
Mayor Mancino: Ken I just have a question for you again,the original,the setback was 100 feet from the
creek originally but it also had a 50 foot buffer area too.
Ken Adolf: That's correct.
Mayor Mancino: So originally from the very first time in January we said that the, let's see. It says the
proposed landscape plan along...buffer and to keep setbacks from the creek at a minimum of 100 feet
with a 50 foot buffer area. So from the beginning it was 150 feet.
Councilman Senn: No. No,I don't think so.
Mayor Mancino: That's what it says right here.
Councilman Senn: It included.
Ken Adolf: The 50 feet was included in the 100 feet.
Councilman Senn: It was included in the 100 feet.
Mayor Mancino: But it says with a 50 foot buffer area. Was it included?
Bob Generous: Yes.
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Cite Council Meeting - April 27, 1998
Ken Adolf: Those are the same standards that were used on the townhomes at Creekside on the south
side of Coulter Boulevard. The 50 and 100.
Mayor Mancino: ...included in here so I had to make sure everybody was understanding the same thing.
Thank you. Any other questions?
Councilman Berquist: Yeah. I'm not understanding that. Now I'm confused. What you're telling me is
that 100,we originally gave the condition that it was going to be a 100 foot setback.
Mayor Mancino: From the creek.
Councilman Berquist: From the creek edge? From the creek center? From the what?
Mayor Mancino: The edge of the creek... It's not a very large creek.
Councilman Senn: A creek defined by the center line basically.
Councilman Berquist: The old creek center line?
Councilman Senn: Yeah.
Mayor Mancino: Which would make a difference in the footage.
Councilman Berquist: It wasn't 100 feet plus the 50 foot buffer? It was 100 feet including.
Bob Generous: Yes, with the first 50 feet to be buffer area.
Councilman Berquist: That condition originally back in whatever, is significantly different than...
Bob Generous: Which is based on the interpretation,Bluff Creek edge should start at the edge of the
wetland. It's the same 100 foot measurement but it starts at a different place.
Mayor Mancino: Which makes it 60 feet different right now.
Councilman Berquist: Let me ask one other question if you don't mind while I'm on this. You've been
in on this since the get go so you remember the original time that we sat down and looked at this. Didn't
we talk about moving or doing something with the parking? ...more shared parking...
Bob Generous: Yeah,that idea was to make the parking more convenient for the office industrial users.
Councilman Senn: If it was going to truly be shared parking.
Bob Generous: Yes. Part of it was through the installation of the sidewalk system. They have an
extensive system and we've worked with them on connecting that appropriately. The other thing is they
shifted the roadway over to the west.
Councilman Berquist: And explain to me the reasoning behind that again.
23
City Council Meeting-April 27, 1998
Bob Generous: Well it created additional parking spaces on the industrial side of the road in essence.
Two more rows of parking in the central area. Underneath the electrical transmission corridor.
Councilman Berquist: So we have that in addition to the double width lot that is at the far east section of
the proposed church site. Originally this two rows of the parking that were on the Lot 2 office warehouse
were not there?
Bob Generous: Correct.
Councilman Berquist: The road was further to the west. The church was further to the west. Or I'm
sorry,the road was further to the east. The church was further to the east.
Bob Generous: The church was further to the west. The building was. Closer to the Bluff Creek
corridor.
Ken Adolf: I do have a plan here that is the same as the plan that was brought to you in the concept
stage, if that will be helpful. I can just quickly change this. These buildings are for the most part the
same. You can see where the road is and we've got really just one parking here. On the new plan the
road has been shifted to the west about 65 feet which allows for extra parking in this area. So that's
where the big change has occurred. I'd also like to address the issue of the wetland,the edge of the pond
is now being called a wetland. Just to clarify. The original wetland before this area was impounded was
very close to the center of the creek. There wasn't a real wide band of wetland in there so the wetland is,
as you're calling the edge of the present pond the wetland,that's really the wetland that was created by
the impoundment.
Mayor Mancino: Okay. Thank you. Any other questions because we'll go onto comments unless
someone else would like to come up and address the Council. I think we have a few issues here. As they
pertain to the setback of the primary zone,the watershed zone boundary,park and trail fees. The height
restriction for signage and allowing an antenna. I just have one question before everybody makes their
comments. What about antennas in the IOP? Do we restrict that?
Bob Generous: They're a conditional use. It could be the tower and the antenna. It's a permitted use if
it's attached to an existing structure.
Mayor Mancino: Okay, good. Thanks. Comments. Councilman Senn.
Councilman Senn: Okay. I'll run the risk of over simplifying. 100 feet from the creek versus the pond.
I'll go with the 100 feet from the creek. No waiver on fees. Signage,one monument sign per property.
Antenna,CUP. Okay,if it's incorporated into the design and is invisible,not subject to change.
Cafeteria,or restaurant use would be no. Parking. I'm still uncomfortable with,and the reason I'm, I
don't know. As...photos I guess maybe I understand it more but my uncomfort now with the parking
lies in the fact that if a private building's going to rely on 153 stalls,as I'm understanding this from the
church,I'm not sure the church has 153 stalls to give,given the act of operations it's going to have going
on at that facility during business hours. So that is a concern of mine.
Mayor Mancino: And what are you talking about active activities?
Councilman Senn: Active activities meaning just administrative,church administrative functions.
Programming. Daycare. Etc. Okay,I mean I start attaching space to each of those things and there
24
City Council Meeting-April 27, 1998
aren't enough spaces to furnish 153 plus take care of those functions on...property so I'm uncomfortable
with that. That's something I think that can be dealt with,with staff because the numbers aren't coming
out in my mind on that so.
Mayor Mancino: Do you have a greater concern as they expand and add education?
Councilman Senn: Well yeah, and then they expand and they do have a proof of future parking but
again,you know what was it, 15 spaces only wasn't it?
Bob Generous: Oh,on the lower level?
Councilman Senn: Approved for additional parking or something.
Mayor Mancino: The lower level.
Councilman Senn: Yeah, it was like another 15 stalls or something wasn't it? So that just in my mind
kind of, they enhanced that concern as the building expands. So I don't know. Not knowing the,but at
same time I mean I know office industrial property and I mean I hate to say it,you could have 100,000
square feet requiring 1 person. You could have 100,000 square feet requiring you know 100 people. I
mean you just don't know. There's no way to gauge that but I just,I don't know if there's a way for us to
work out some type of control on that to make sure we don't end up with a problem out there because
you know we'll have a problem as soon as people want to start parking on the street, etc so.
Mayor Mancino: There is no parking on the street,correct? Normally do we allow in the IOP,parking
on the street?
Charles Folch: On any collector routes you haven't,no.
Councilman Senn: So,that's it.
Steve Edwins: Mayor and Councilman Senn. Just to clarify the programmatic needs of the church for
parking. The master plan,as it's shown for parking shows 208 spaces for the church, 153 of which are
shared for office/industrial. That leaves 55 spaces on the upper part that the church can use for it's daily
activities. Plus the 12 to 15 for the preschool operation. Just for quick in and out or for kids. Now
because of the time sequencing of activities,the church uses it's parking mostly in the evenings and on
weekends. And that usually syncs pretty well with the business needs on the rest of the site which is
daytime and weekdays rather than weekends...plus possibly a director so something along those lines.
Mayor Mancino: But we have such parking problems at the Bluff Creek Elementary that you know that I
think what we're looking at that in some of the educational areas. New ones.
Steve Edwins: The permit is 1 staff person for every 10 in the preschool.
Councilman Senn: No,I understand but I mean when you have 40 kids you're going to have 40 parents
dropping off 40 kids. And picking up 40 kids. And then you're also going to have your educational stuff
going on outside of that,correct? I mean that's not your only educational function.
Steve Edwins: That would be it.
25
CITY OF CHANHASSEN
BLUFF CREEK CORPORATE CENTER
PROJECT NO. 98-13
BREAKDOWN OF ADMINISTRATION FEES - 6/16/98
Estimated Total Cost of Public Improvements $ -0-
• - 3% of Public Improvement Costs(Under$500,000) $ -0-
- Final Plat Process (Escrow For Attorney Fee for Review and Recording of Plat
and Development Contract) $ 450.00
- Recording Fees
a. Development Contract/PUD Agreement $ 30.00
b. Plat Filing $ 30.00
c. Trail Easement $ 30.00.
- 1/3 Park&Trail Fees (Not Applicable with this Phase) $ -0-
- SWMP Fees (Not Applicable with this Phase) $ -0-
- GIS Fees($25 per plat and$10 per parcel) $ 55.01:
TOTAL ADMINISTRATION FEES $ 595.00
' S
c: Todd Hoffman,Park&Recreation Director
Phillip Elkin,Water Resources Coordinator _ 4-
\`cfsl\volt cng\dc\bluff creek corporate center.fee.doc _ -
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