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9 Conceptual PUD Bluff Creek Corporate Center CITY 0 F CHANHASSEN PC DATE: 12/3/97 q CC DATE: 1/12/98 - CASE #: 97-2 PUD By: Generous:v . I STAFF REPORT PROPOSAL: Request for Conceptual PUD approval for an office-industrial project which would permit a church/institutional use, Bluff Creek Corporate Center - LOCATION: South ofHwy. 5 and north of Coulter Boulevard at Stone Creek Drive " - ( ) - J APPLICANT: Land Group, Inc. and Bluff Creek Partners 123 North Third Street Minneapolis, MN 55401 333-2244 . - ( ACREAGE: 27.3 acres ADJACENT ZONING AND LAND USE: N - PUD-R, Walnut Grove and Highway 5 S - PUD-R, Townhomes at Creekside and Coulter Blvd. E - A2, vacant W - 01, Bluff Creek Elementary and Chanhassen Recreation Center WATER AND SEWER: Available to the site PHYSICAL CHARACTER: The site contains rolling topography with a high point in the east-central portion of the site of 962. The property is bounded on the east by a tributary to Bluff Creek and on the west by the main branch of Bluff Creek. The site is bounded on the north by Hwy. 5 and on the south by Coulter Boulevard. An electric transmission corridor bisects the site running from the north to the south. 2000 LAND USE PLAN: OfficelIndustrial and Parks/Open Space .c.l1~1~ ~ J :::I ""I JJ I ~ ~ ~ i if ",ti 9000 CITY OF CHANHASSEN PC DATE: 12/3/97 q CC DATE: 1/12/98 CASE #: 97-2 PUD By: Generous:v STAFF REPORT PROPOSAL: Request for Conceptual PUD approval for an office-industrial project which would pelmit a church/institutional use, Bluff Creek Corporate Center LOCATION: South ofHwy. 5 and north of Coulter Boulevard at Stone Creek Drive ." - ( ) - J APPLICANT: Land Group, Inc. and Bluff Creek Partners 123 North Third Street Minneapolis, MN 55401 333-2244 . - ( YI< 1<:"1.1< I'll 1.111'lI 1'lI1 w: AL, Agn ACREAGE: 27.3 acres ADJACENT ZONING AND LAND USE: N - PUD-R, Walnut Grove and Highway 5 S - PUD-R, Townhomes at Creekside and Coulter Blvd. E - A2, vacant W - OJ, Bluff Creek Elementary and Chanhassen Recreation Center c - C ) J WATER AND SEWER: A vailable to the site PHYSICAL CHARACTER: The site contains rolling topography with a high point in the east-central portion of the site of962. Th~ property is bounded on the east by a tributary to BhiffCreek and on the west by the main branch of Bluff Creek. The site is bounded on the north by Hwy. 5 and on the south by Coulter Boulevard. An electric transmission corridor bisects the site running from the north to the south. - - ) 2000 LAND USE PLAN: Office/Industrial and Parks/Open Space J~/~~~WN~lif ~ ~ N; 11vd Park J-: ~ yt/ J"lj~111 : ~ \ ~,\,LJ.~ J,lrU I ~ \ ( ~ ~~ ~~ -r--\) r--r--r-- ~~ Z ~ ~ ~~~ilW~ '\ ( ~ 1 .&> EIIIIE : ,~~-~ \ !((' -, '"'" /' /' )r, -t,f H 1'-..1.... t =-- IB~,';;!: Park ' . ~fi' Coolie, Blvd ~ ~.. Blvd. - ~ ~l ~\ \. J1IIk~ l' (,___=Brk~, 1~berwo( d ~ ~ \ \~ V ~ 0' .~)1~ ~ \ "~ r~ ~t~'&~ /,~ ~ " I\@ ~"------ '~~%"- ,:;;;C 'f!;j 1 ~x Cl:Y::~~D\'TJ~r \ '~ \~ ~ 1 -\"-.,tj::f ~ I ~ ~ ~& ....-1) \ ~ /1 \ \,_~~. ~ ~. - , '~L---:- treAI"~ ~ ~ - / \ \ 1/ / / I f I 1 Sto ~~~ek--1C-==~'fCSl;: } e~C ~ ~ .~~ l. -.- :Cou~ "'" L 7J. /ft o~ ~( \ ~~~, "'C ~~l' creek ~ oe_f' :<<:........, 0'\ ~ ~ > i ;..1, w ~ 3\f\J ~ i 'GIll III , 'V' x" ~-- _ 1/ A--.-L--\~ ~\.L:J CO il,~e u-:tll>-~ '('0 '- ~L /j~' ::l.-~ .- .~ ".1.<.; ~ ~'/ ake D ( "'^~l'l\,\' r I J r r .~\ \JS-: P f]/l r1f:l ~ re,t ~ '.0l->":~ ,\,Jla~ qJ I-r1 I\\~ ~ ~ ,: _ ~V)fj 11 :--; ~ J S,ut"\.% e,c, 1 ' .- ;;;;- '1 Lyman BI",Q' .~ m'l- '1" ~\Y~ r\~, .. _ , ~~\_ ", 1?/ (: (~~~ I r&~~ ~)Y ~ " \ {ar~ ~~~II~~'~ij/~Jt:, I et . .~;/' \, ~ I ~~~~.(\\c).~ ;;;n tl ; .Power \ i ).! H:A~kJRidP,!lH I H111 , ( / IV "'I ~~t~ l..\ "1,,\ Park \ \ _, ~L7/ \ ~,~H , \ \ ~--~ -...... , " ~ '_ /."'.'/'i,. L- -, \ ~ .Ll./l//l/ i I~' m --'~ " Lake t ' Ann ~Hark "',~tU2.iH':t..;V~ " ~'~ Ms;,Glynn Rd L/~ { 1 ( L " -{' ~,\ '- Du/rer Blvd ~"'- ~ ;~ \ I , 1;./ ~I. \~. (; :::! r---- L ., ;) -.:- '., i ~ (j - ~- "'-'- ) ;.<' ~ .\ CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 DEVELOPMENT REVIEW APPLICATION APPUCANT: Land Group, Inc. ADDRESS: 123 North Third Street OWNER: Bluff Creek Partners ADDRESS: 123 North Third Street Minneapolis, MN 55401 Minneapolis, MN 55401 TELEPHONE (Day time) 333-2244 TELEPHONE: _ Comprehensive Plan Amendment _ Temporary Sales Permit - Conditional Use Permit - Vacation of ROW/Easements - Interim Use Permit - Variance _ Non-conforming Use Permit -1L- Wetland Alteration Permit $275 ~ Planned Unit Development. $750 _ Zoning Appeal ~ Rezoning _ Zoning Ordinance Amendment _ Sign Permits _ Sign Plan Review ~ Notification Sign $15,0 - Site Plan Review. -X.. Escrow for Filing Fees/Attorney Cost.. ($50 CUP/SPRlVACNARlWAP/Metes and Bounds, $400 Minor SUB) - Subdivision. TOTAL FEE $ 1, 175 A list of all property owners within 500 feet of the boundaries of the property must be included with the application. Building material samples must be submitted with site plan reviews. *Twenty-six full size folded copies of the plans must be submitted, including an 8W' X 11" reduced copy of transparency for each plan sheet. - Escrow will be required for other applications through the development contract NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application. Bluff Creek Corporate Center PUD December 3, 1997 Page 22 34. Fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within jurisdiction when any portion of the facility, or any portion of an exterior wall of the first story of the building, is located more than 150 feet from apparatus access as measured by an approved route around the exterior of the building or facility. Exception: When buildings are completely protected with an approved automatic sprinkler system the provisions of this section may be modified by the Chief. When access roads cannot be installed due to topography, waterways, non negotiable grades or other similar conditions, the Chief is authorized to require additional fire protection as specified in Section 10.501 (b). Note: As building plans become available we will review the plan to determine if standpipes are required in any portion of the building due to the fact that we cannot achieve 150 foot access of all portions of the building. " ATTACHMENTS 1. Development Review Application. 2. Letter from Liv Homeland to Bob Generous dated October 31, 1997. 3. Bluff Creek P.U.D. - Narrative. 4. Family of Christ Lutheran Church Narrative. 5. Reduced Bluff Creek Corporate Center Concept Site Plan. 6. Letter from Ceil Strauss to Robert Generous dated 11/20/97. 7. Memo from Mark Littfin to Robert Generous dated 11/19/97. 8. Memo from Minnegasco to Robert Generous dated 11/7/97. 9. Memo from Steve Kirchman to Bob Generous dated 11/21/97. 10. Notice of Public Hearing and Mailing List. 11. Memo to Planning Commission and City Staff dated 12/3/97. 12. Letter from Lisa Christianson to Robert Generous dated 12/1/97. 13. Planning Commission Minutes of 12/3/97. 14. 10+ Acre Residential Parcels Map. g:\plan\bg\bluff creek corporate center pud concept.doc Bluff Creek Corporate Center PUD December 3, 1997 Page 21 23. 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. 24. The proposed wet tap on the watermain near the trail in the southeasterly comer of the site shall be relocated to avoid interference with the existing trail. 25. Public streets shall be incorporated to provide access to all three lots. A 60-foot wide right- of-way with a 60-foot radius cul-de-sac shall be incorporated into the site plan. The private street shall be constructed to a 9-ton design. 26. All parking lot drive aisles adjacent to 90 degree parking shall be a minimum of 26- feet wide pursuant to City Code. Drive aisle configurations near the intersection of Lots 1, 2 and 3 lot line shall be reconfigured to minimize drive aisle points onto main street. 27. The developer's right for a future right-inlright-out access to Trunk Highway 5 shall be extinguished upon final platting unless the developer negotiates with MnDOT to transfer the right-in/right-out access to the adjacent property to the east. 28. The City's standards for boulevard street lighting shall be incorporated in the public portion of the streets. 29. A 10 foot clear space must be maintained around fire 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. 30. Install post indicator valve on fire water service coming into the building. Contact Chanhassen Fire Marshal or Fire Inspector for exact location. 31. An additional fire hydrant will be required near the church main entrance. Contact Chanhassen Fire Marshal for exact location of hydrant. 32. When fire protection including fire apparatus access roads and water supplies for fire protection is required. Such protection shall be installed and made serviceable prior to and during time of construction. Pursuant to Minnesota Uniform Fire Code 1991 Sect. 10-502. 33. "No parking" fire lane signs and yellow curbing shall be provided. Contact the Chanhassen Fire Marshal for exact locations of signage and painted curbing. Pursuant to Chanhassen Fire Department/Fire Prevention Policy #06-1991. Copy enclosed. Bluff Creek Corporate Center PUD December 3, 1997 Page 20 14. The development shall maintain 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 foot buffer area. 15. This area has been identified by the Bluff Creek Management Plan as a candidate for floodplain forest restoration. The applicant shall incorporate some element of forest restoration in the landscape plan along both branches of Bluff Creek. 16. 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. 17. The applicant's engineer should review the possibility of connecting into the City's existing storm sewer in Coulter Boulevard from the southerly drainage pond or combining the pond with the proposed storm water basin north of the church. If the developer desires to construct the southerly pond, the City shall not be responsible for maintenance and the developer shall not receive credit against their SWMP fees. 18. All ponding basin side slopes shall be 4: I overall or 3: I with a 10: I bench at the normal water elevation. 19. The grading, drainage and erosion control plan shall incorporate temporary sediment basins to address site runoff during the grading operations. 20. The storm sewer system shall be designed for a 1 a-year, 24-hour storm event. Ponding calculations and drainage maps including pre- and post-development conditions for a 1 a-year and lOa-year storm event will also be required by City staff for review and approval prior to final plat consideration. 21. The applicant shall work with MnDOT in coordinating the storm drainage system from Trunk Highway 5 into the proposed stormwater basin north of the church site. The applicant may be entitled to credits against their SWMP fees as a result of pond oversizing and pipe extension. 22. 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 for City Council approval. The private utilities shall also be constructed in accordance with City's Standard Specifications and Detail Plates. Bluff Creek Corporate Center PUD December 3, 1997 Page 19 I to be reoriented 90 to 180 degrees and the building on Lot 2 to be reoriented 90 degrees. Staff would also suggest that the church investigate a walkout type facility, similar to that used for the St. Hubert Catholic Community in Villages on the Ponds, to help reduce site grading. To improve the layout, staff suggests to design a parking lot on both sides of the building and add sidewalks. 5. Staff strongly recommends all 34 boulevard trees 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. 6. Additional landscape islands are required in the parking lots; a minimum of one island for each 6,000 square feet of vehicular use area. 7. The loading docks of the southern warehouse building are visible from Coulter Boulevard and require evergreen plantings to screen the area. 8. Visi~ility ofthe.f . ...xpalJ.siv~1)iIIIl<.ing lots from Highway 5 should be limited as much as possIble. '"-it"...,,, . 9. The applicant shall incorporate increased evergreen plantings and berms to obstruct sight lines into the parking areas. 10. Plantings along Bluff Creek and the proposed storm water pond should be chosen based on wildlife food and/or cover value. Proposed overstory and ornamental trees could be a choice of quaking aspen, amur maple, willows, black cherry, serviceberry, swamp white oak, or aborvitae while proposed shrubs could include highbush cranberry, winterberry, elders, sumac, and red-osier dogwood. City staff shall approve final landscape schedule. 11. In lieu of parkland dedication and public trail development, the city shall collect full park and trail dedication fees for this development. In the event that the applicant deems the dedication of the "creek" outlots into public domain desirable, the Park & Recreation Commission would review this offer. But, again, no park fee credits would be granted. 12. The applicant is required to plan private internal trail connectors from their site to the surrounding public trail system, thus maximizing their benefit of the recreation system already in place. 13. The applicant shall dedicate a 20 ft. trail easement over the trail segment located in the southeast corner of the site that lays outside the Coulter Boulevard right-of-way. Bluff Creek Corporate Center PUD December 3, 1997 Page 18 PLANNING COMMISSION UPDATE The Planning Commission held a public hearing on December 3, 1997 to review the proposed development. The Planning Commission voted unanimously to recommend approval of the proposed concept plan. As part of their discussion, the Planning Commission endorsed the idea of permitting the church facility as part of the project.. The Planning Commission also expressed their concerns that the following issues be addressed by the applicant: . The Bluff Creek Overlay district standards be incorporated into the project including the preservation of the primary zone. . Loading docks must be screened from the public right-of-ways. . Buildings be located to reduce the expanse of the parking lot visible from Highway 5 and Coulter Boulevard. (It should be noted that the applicant made a presentation with a revised concept plan that included a right-in/right-out on Highway 5 which created two building pads in the northern portion of the parcel. This design would screen the large parking area in the center of the site.) RECOMMENDATION Staff recommends that the City Council adopt the following motion: "The City Council approves Concept PUD #97-2 subject to the following conditions: 1. The applicant shall submit site coverage and impervious surface calculations for each lot and the overall site. 2. Staff recommends that the church commit to provide approximately +6() 147 parking stalls for the industrial office users of the property. 3. Staff recommends that the amount of parking and impervious surface on Lots 2 and 3 be reduced. 4. Staff believes that a U-shaped building on the northerly portion of the property would be more appropriate to address pedestrian circulation to the proposed warehouse as well as address the sight lines for the truck loading facility. Staff would recommend that the building orientation be primarily toward Highway 5 and Coulter Boulevard, especially for Lots 1 and 2, rather than the orientation shown on the concept plan. This would require the building on Lot Bluff Creek Corporate Center PUD December 3, 1997 Page 17 Plantings along Bluff Creek and the proposed storm water pond should be chosen based on wildlife food and/or cover value. Since an important facet of the management plan is to provide a wildlife corridor along Bluff Creek, it is essential to landscape appropriately. Proposed overs tory and ornamental trees could be a choice of quaking aspen, amur maple, willows, black cherry, serviceberry, swamp white oak, or aborvitae while proposed shrubs could include highbush cranberry, winterberry, and red-osier dogwood. The proposed prairie and wetland seeding mixes are nice amenities in the landscape plan and will benefit the site greatly. PARK AND RECREATION The Park & Recreation Commission met on November 25, 1997 to review the proposed concept plan. The City's Comprehensive Park Plan identifies this site as a portion of the service area for the Chanhassen Recreation Center/Bluff Creek Elementary School. No additional public park areas are required in this service area. Comprehensive Trail Plan The City's Comprehensive Trail Plan identifies Coulter Boulevard and the Bluff Creek Corridor as "planned" trail routes. Coulter Boulevard borders this site on the south and the main branch of Bluff Creek borders the site on the west. Both the Coulter Boulevard trail "main branch" and Bluff Creek Trail are already in existence. Trail connections from this development site to the existing trails is desirable. The submitted plans do not identify such trail connections. The applicant should be instructed to do so. MISCELLANEOUS Response To Issues Raised In The Applicant's Narrative The applicant indicates a desire to dedicate the creek setback outlots as park. These outlots are protected by ordinance and as such do not require the designation of "park" to be protected. If the applicant wishes to dedicate these areas to the public, no park fee credit will be available. The Townhomes at Creekside, located directly south of this development, did choose to dedicate the creek "buffer" to the city as open space. No compensation or credit was granted in return. Staff concurs that these outlots are very appropriate for open space purposes. Setback requirements will ensure that these areas remain free from development. I spoke to Charles Folch, City Engineer concerning the portion of the Bluff Creek/Coulter Boulevard trail which has been placed on the applicant's site. He indicated that the necessary right-of-entry permits were secured from the landowners prior to construction. Bluff Creek Corporate Center PUD December 3, 1997 Page 16 forest restoration. The applicant should incorporate some element of forest restoration in the landscape plan. WETLAND The proposed wetland impacts of this project will affect a 845 sq. ft. type 2, Ag/urban wetland basin that has previously been altered due to agricultural practices. The west or main branch of the Bluff Creek was the site ofa shallow marsh restoration project in conjunction with a required wetland mitigation needed for wetland impacts incurred while extending Coulter Drive. The wetland created with the Coulter Boulevard project was required mitigation and cannot be used for additional wetland impacts. However, the proposed filling of the 845 sq. ft. wetland on site would not require wetland mitigation, under the Wetland Conservation Act's 2,000 sq. ft. deminimis rule. The applicant's proposal to use stormwater ponds as wetland mitigation is unnecessary, and not allowed under the State of Minnesota's Wetland Conservation Act. Up to 75% ofa storm water pond is allowed for wetland mitigation, but, only after a new wetland is created to replace the size and type of the initial wetland impacted. LANDSCAPING Site canopy coverage is minimal, 1.5%, and consists mainly of trees within the riparian corridor and 34 boulevard trees planted by the city. The setbacks from Bluff Creek and its tributary will protect much of the existing natural areas, but it is unclear as to whether or not the applicant is intending on preserving the boulevard trees. The trees were planted in fall of 1996 and spring of 1997 and are still under warranty. Grading is proposed up to the trees which would negate the city's warranty on the trees. Staff strongly recommends all 34 trees be preserved and guaranteed by the applicant. Where trees need to be removed for entrances, they must be replaced elsewhere along the boulevard in order to protect the city's investment. Baseline canopy coverage requirement is 10%, or 94 trees, in addition to required landscaping for the parking lots. The applicant is proposing to plant 212 trees, most of species recommended by the Bluff Creek Management Plan. The site is suitably landscaped, but lacks required landscape islands, loading dock screening on the east side, and adequate parking lot screening from Highway 5. The additional landscape islands are to be provided at a ratio of one island per 6,000 square feet of vehicular use area. The loading docks of the southern warehouse building are visible from Coulter Boulevard and will require evergreen plantings. Visibility of the expansive parking lots from Highway 5 should be limited as much as possible. Increasing evergreen plantings and using berms will help to obstruct sight lines into the parking areas. Bluff Creek Corporate Center PUD December 3, 1997 Page 15 parking. The parking layout proposed is similar to having three large-scale grocery or Target Store parking lots. Traffic circulation along the common lot line of Lots I, 2 and 3 should be improved. There are numerous drive aisles with direct access onto the main street. Access points along Main Street should be reduced in this area to minimize and control turning movements. Reconfiguration of the drive aisles and parking lot areas would also permit additional green space be incorporated between parking lots and the main street. Based on the current site plan, staff believes the impervious surface coverage of the site may exceed limitations as well. This site is permitted a right-in/right-out access onto Trunk Highway 5. In conjunction with the upgrade of Trunk Highway 5, the grade difference between the proposed plans and future Trunk Highway 5 would make it difficult to incorporate a right-in/right-out onto Trunk Highway 5 later. The developer has requested to transfer or maintain the right to have a right-in/right-out onto Trunk Highway 5 from this site. The plans currently do not propose a right-in/right-out with this development and therefore future rights should be extinguished or the developer should negotiate with MnDOT to transfer the right-in/right-out access to the parcel directly east of this development. BLUFF CREEK The proposed project is between east and west (main) branches of the Bluff Creek. Both the east branch and the main channel of Bluff Creek are DNR protected waters, which require a minimum building setback of 50 feet. The City of Chanhassen has planned to have the Bluff Creek as a natural resource corridor from the headwaters to its discharge point at the Minnesota River. The City recently completed The Bluff Creek Watershed Management Plan, a study of the creek's watershed, which proposed increased setbacks to preserve the creek and its natural qualities. This study recommended 300 foot setbacks along both sides of the creek. The report committee felt that distance was necessary to maintain the integrity of the creek's natural features and to buffer it from the intense development of streets and homes. Staff recognizes that due to intense land use (farming), this portion of the creek corridor no longer contains the significant or native vegetation along the west branch, and very little along the east branch. The proposed setbacks would also greatly reduce the developable area of this site. Staff recommendations for 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 foot buffer area. This area has also been identified by the Bluff Creek Management Plan as a candidate for floodplain Bluff Creek Corporate Center PUD December 3, 1997 Page ] 4 required over the public utility lines outside of public right-of-way on the final plat. Depending on the depth of the utilities, the minimum drainage and utility easement shall be 20 feet wide. The developer will also 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. Upon review of the preliminary watermain layout, it is likely the two proposed office/warehouse buildings will require a looped watermain system. It would also be prudent from a fire flow and dependability standpoint to extend a watermain lead to the east underneath Bluff Creek east branch for future looping and connection to the next phase east of this development. The proposed wet-tap watermain near the trail in the southeasterly comer of the site should be relocated. The current proposal would interfere with existing trail and steps that were recently constructed with the pedestrian bridge. STREETS The plans propose servicing the site via two private streets from Coulter Boulevard. Staff disagrees with the applicant's assumption that public streets would be prohibitive to the development. Staff strongly believes that the main access at Stone Creek Drive/Coulter Boulevard should be a public street with a cul-de-sac terminating on the common property line of all three lots. The other private street access from Coulter Boulevard west of Stone Creek Boulevard for the church may remain. Staff does not believe that this development will meet the warrants for a private street in accordance with City Code. The City's subdivision codes require a 60-foot wide right-of-way and 60-foot wide radius cul-de-sac. The public streets shall be designed and constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. Staff is also concerned about the building and parking lot configurations. There is an enormous amount of parking lot adjacent each building site. For example, the church's southeasterly parking lot, the stalls are up to 500 feet away from the church's front door. To improve the layout, staff suggests designing a parking lot on both sides of the building, e.g., St. Hubert and add sidewalks. The same scenario holds true for the proposed office/warehouse on Lot 2. Staff believes that a U-shaped building on the northerly portion of the property would be more appropriate to address pedestrian circulation to the proposed warehouse as well as address the sight lines for the truck loading facility. Currently, westbound traffic on Coulter Boulevard will have a clear view of the office/warehouse truck loading bays. The parking lot drive aisle widths are less than City Code for 90 degree parking. According to Code, drive aisles shall be a minimum of 26-feet wide for two adjacent rows of90 degree Bluff Creek Corporate Center PUD December 3, 1997 Page 13 sewer in Coulter Boulevard from this drainage pond thus eliminating the need to extend additional pipe within the development. The City also attempts to limit the number of stormwater ponds from a maintenance and water quality standpoint. It appears, based on grades, that Pond No.2 could be combined with the proposed pond north of the church. Either scenario would be acceptable to staff; however, if Pond No.2 is constructed the City will not be responsible for maintenance and the developer will not receive credit against their SWMP fees. The stormwater pond shall be constructed with 4: 1 slopes overall or 3: 1 with ala: 1 bench at the normal water elevation. Given the size of this development, temporary sediment basins should be designed with the final grading plans to address site runoff during the grading operations. DRAINAGE The plans propose a series of storm sewers to convey surface water runoff from the individual lots to the regional storm water ponds for treatment prior to discharging into the wetlands. The development's storm sewer system shall be designed for a 1 a-year, 24-hour storm event. Ponding calculations and drainage maps including pre- and post-development conditions for a 1 a-year and lOa-year storm event will also be required for City staff review and approval prior to final plat consideraQon. The~cant should consider coordinating with MnDOT in conjunction with the Trunk ~_~ upgrade a combined stonn.sewer system to address stormwater runoff from Trunk Highway 5 into the proposed stormwater pond directly north of the church site. Currently, MnDOT is proposing to directly discharge into the Bluff Creek west branch. It may be feasible to coordinate with the applicant's engineer to combine storm sewer drainage systems to pretreat Trunk Highway 5 stormwater in the proposed storm water basin thus eliminating the need for another storm water pond upstream. UTILITIES Municipal sewer and water is available to the site indirectly. Subdivision of this parcel will require the extension of sanitary and water service into the development to serve all three lots. Currently, watermain service has been extended to the property line at the Stone Creek Drive/Coulter Boulevard intersection. The City's sanitary sewer trunk line runs parallel to Bluff Creek west branch. The City did not obtain easements for this work since the applicant was one of the petitioning property owners and it was presumed that the easement would be dedicated with the final plat of the development. The applicant did sign a right-of-entry form for the City to perform the work. The extension of utilities throughout this development will require submittal of detailed construction plans and specifications in accordance with the City's latest edition of Standard Specifications and Detail Plates for City review and City Council approval. The mainline utility improvements to serve all three lots will, upon completion, become City maintained and owned. The individual sewer and water services to each lot will be privately owned and maintained. Building permits from the City's Public Safety Department will be required for the private utility portion of the project. Drainage and utility easements will be Bluff Creek Corporate Center PUD December 3, 1997 Page 12 3 Lighting equipment similar to what is mounted in the public street right-of-ways shall be used in the private areas. 4. All light fixtures shall be shielded. 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. CONCEPTUAL REVIEW GRADING The majority (90%:t) of the site is proposed to be graded to develop the streets, parking lots, storm drainage ponds and building sites. The site ranges in elevation from 927 at the Bluff Creek west branch to 962 in the center of the parcel. The three building sites range from 938,950 and 956. It appears the building elevations will retain some of the topographic characteristics of the site with the bench-type or step-down building pads. Site grading will require extensive earthwork. Should earthwork quantities not balance on the site and material needs to be imported or exported from the site, the developer will need to supply the City with a detailed haul route for review and approval by staff. In addition, if the material is proposed to be hauled off site to another location in Chanhassen, it should be noted the properties will be required to obtain an earthwork permit from the City. The plans proposed two storm water drainage ponds for pretreatment prior to runoff into the wetland. One of the ponds is located northeast of the church which will take the majority of the site's runoff. There is also another pond located southeast of the church parking lot near the intersection of Stone Creek Drive and Coulter Boulevard (Pond No.2). It appears, based on the applicant's narrative, this Pond No.2 is designed with a twofold purpose. One is to serve as stormwater treatment and the other as an amenity to the entrance to the corporate center. The applicant's engineer should review the possibility of connecting into the City's existing storm Bluff Creek Corporate Center PUD December 3, 1997 Page 11 3. Undulating or angular berms or elevation changes of3' in height shall be placed along Coulter Boulevard. The berms shall be sodded or seeded at the conclusion of each project Phase grading and utility construction. The required buffer landscaping may 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 pennitted 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. Bluff Creek Corporate Center PUD December 3, 1997 Page 10 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 HV AC screen. 7. All accessory structures shall be designed to be compatible with the primary structure. 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 oflarge 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. Bluff Creek Corporate Center PUD December 3, 1997 Page 9 Anyone 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 Building Square Footage Breakdown Use Percent Total Square Feet Office ;1- 50% {) 150,000 Light Industrial/Warehouse 80% 240,000 Ancillary/other 20% 90,000 Institutional 33% 100,000 Total (Maximum) 300,000 2. More than one (1) principal structure may be placed on one (I) platted lot. 3. Building height shall be limited to 3 stories or 40 feet. 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 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. Bluff Creek Corporate Center PUD December 3, 1997 Page 8 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 . 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. The following setbacks shall apply: Street Frontage Minimum Setback Maximum Setback Building/Parking Building/Parking Hwy. 5 (Outlot C) 70/50 150 Coulter Boulevards 50130 100 Interior Street 30/20 NA Bluff Creek 100/1 00 NA The average hard surface coverage does not include Outlots A and B if dedicated to the city, nor Outlot C. The PUD standard for hard surface coverage is 70% for office and industrial uses. Bluff Creek Corporate Center PUD December 3, 1997 Page 7 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 proposal. All utilities are required to be placed underground. Each lot proposed for development 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 The permitted uses.~ this.zo~ll be limited to institutional use on one lot only or light industrial, wareh(l1lHgJlf,nd office as defined below. The uses shall be limited to those as 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. Bluff Creek Corporate Center PUD December 3, 1997 Page 6 Findine. The comprehensive park plan does not propose public lands in this area. The Bluff Creek corridor would be preserved as part of the development. 7. Provision of housing affordable to all income groups if appropriate with the PUD. Findine. Not applicable as part of this development. 8. Energy conservation through the use of more efficient building designs and sitings and the clustering of buildings and land uses. Findine. Additional conservation could be achieved if the design standards are followed. 9. Use of traffic management and design techniques to reduce the potential for traffic conflicts. Improvements to area roads and intersections may be required as appropriate. Findine. Appropriate traffic management techniques will be used. The developer and site users will be required to use traffic demand management strategies. Summary of Rezoning to PUD Rezoning the property to PUD provides the applicant with flexibility, but allows the city to request additional improvements and the site's unique features can be better protected. The flexibility in standards allows the disturbed areas to be further removed from the unique features of the site. In return for the flexibility, the city is receiving: . Development that is consistent with Comprehensive Plan . Preservation of desirable site characteristics (wetlands, trees, topographical features) . Sensitive development in transitional areas . More efficient use of land . Reduced impervious surface . Higher quality site design and building architecture GENERAL SITE PLAN/ARCHITECTURE The development would need, at a minimum, to comply with the Highway 5 Design Standards. In addition, staff would recommend that the development comply with the following: Bluff Creek Corporate Center PUD December 3, 1997 Page 5 FINDINGS It will be the applicant's responsibility to demonstrate that the City's expectations are to be realized as evaluated against the following criteria: 1. Preservation of desirable site characteristics and open space and protection of sensitive environmental features, including steep slopes, mature trees, creeks, wetlands, lakes and scemc VIews. Findine. The applicant has shown some interest in protecting natural features on site. If the developer incorporates staff recommendations for setbacks, reforestation/revegetation, additional protection will be achieved. 2. More efficient and effective use ofland, open space and public facilities through mixing of land uses and assembly and development of land in larger parcels. Findine. The mixing of land uses can be more efficient provided sufficient shared parking opportunities are provided to reduce the total amount of impervious surface. 3. High quality of design and design compatible with surrounding land uses, including both existing and planned. Site planning, landscaping and building architecture should reflect higher quality design than is found elsewhere in the community. Findine. The proposed design standards will assure a high quality design. Each site would be reviewed through the site plan review process. 4. Sensitive development in transitional areas located between different land uses and along significant corridors within the city will be encouraged. Findine. The inclusion of the institutional facility assists in providing a transition from the less intensive uses to the south and west to the more intensive uses. In addition, the preservation of the Bluff Creek corridor would be assured. 5. Development which is consistent with the Comprehensive Plan. Findine. The proposed development is consistent with the comprehensive plan. 6. Parks and open space. The creation of public open space may be required by the city. Such park and open space shall be consistent with the Comprehensive Park Plan and overall trail plan. Bluff Creek Corporate Center PUD December 3, 1997 Page 4 cherry, serviceberry, swamp white oak, or aborvitae while proposed shrubs could include highbush cranberry, winterberry, and red-osier dogwood. The proposed prairie and wetland seeding mixes are nice amenities in the landscape plan and will benefit the site greatly. Staff has prepared a draft design standard for the development. While modeled after other developments, these standards attempt to address the specific concerns for this site. Staff is recommending that the concept be approved. Site Characteristics The site contains rolling topography with a high point in the east-central portion of the site of 962. The property is bounded on the east by a tributary to Bluff Creek and on the west by the main branch of Bluff Creek. The site is bounded on the north by Highway 5 and on the south by Coulter Boulevard. An electric transmission corridor bisects the site running from the north to the south. The site is highly visible from Highway 5. In addition, it serves as a transition area to less intensive development to the south and west from the potential more intensive industrial uses to the east. The proposed project is between east and west (main) branches of the Bluff Creek. The City has planned to have the Bluff Creek as a natural resource corridor from the headwaters to its discharge point at the Minnesota River. This site can showcase the city's attempt to preserve, protect, and enhance the Bluff Creek corridor. REZONING Justification for Rezoning to PUD The applicant is requesting to rezone approximately 27.3 acres from A2, Agricultural Estate, to PUD, Planned Unit Development. There are two (2) components to the PUD: industrial/office and institutional. The following review constitutes our evaluation of the PUD request. The review criteria is taken from the intent section of the PUD Ordinance. Section 20-501. Intent Planned unit developments offer enhanced flexibility to develop a site through the relaxation of most normal zoning district standards. The use of the PUD zoning also allows for a greater variety of uses, internal transfer of density, construction phasing, and a potential for lower development costs. In exchange for this enhanced flexibility, the City has the expectation that the development plan will result in a significantly higher quality and more sensitive proposal than would have been the case with the other more standard zoning districts. Bluff Creek Corporate Center PUD December 3, 1997 Page 3 office/warehouse on Lot 2. Staff believes that a U-shaped building on the northerly portion of the property would be more appropriate to address pedestrian circulation to the proposed warehouse as well as address the sight lines for the truck loading facility. Currently, westbound traffic on Coulter Boulevard will have a clear view of the office/warehouse truck loading bays. Staff would recommend that the building orientation be primarily toward Highway 5 and Coulter Boulevard, especially for Lots 1 and 2, rather than the orientation shown on the concept plan. This would require the building on Lot 1 to be reoriented 90 to 180 degrees and the building on Lot 2 to be reoriented 90 degrees. Staff would also suggest that the church investigate a walkout type facility, similar to that used for the St. Hubert Catholic Community in Villages on the Ponds, to help reduce site grading. The plans propose servicing the site via two private streets from Coulter Boulevard. Staff disagrees with the applicant's assumption that public streets would be prohibitive to the development. Staff strongly believes that the main access at Stone Creek Drive/Coulter Boulevard should be a public street with a cul-de-sac terminating on the common property line of all three lots. The other private street access from Coulter Boulevard, west of Stone Creek Boulevard, for the church may remain. Staff does not believe that this development will meet the warrants for a private street in accordance with City Code. The City's subdivision codes require a 60-foot wide right-of-way and 60-foot wide radius cul-de-sac. The developer has requested to transfer or maintain the right to have a right-in/right-out onto Trunk Highway 5 from this site. The plans currently do not propose a right-in/right-out with this development and therefore future rights should be extinguished or the developer should negotiate with MnDOT to transfer the right-in/right-out access to the parcel directly east of this development. The proposed project is between 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 ofChanhassen has planned to have the Bluff Creek as a natural resource corridor from the headwaters to its discharge point at the Minnesota River. Staff recommendations for 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 foot buffer area. This area has also been identified by the Bluff Creek Management Plan as a candidate for floodplain forest restoration. The applicant should incorporate some element of forest restoration in the landscape plan. Plantings along Bluff Creek and the proposed storm water pond should be chosen based on wildlife food and/or cover value. Since an important facet of the management plan is to provide a wildlife corridor along Bluff Creek, it is essential to landscape appropriately. Proposed overs tory and ornamental trees could be a choice of quaking aspen, amur maple, willows, black Bluff Creek Corporate Center PUD December 3, 1997 Page 2 PROPOSAL/SUMMARY The applicant is proposing a Conceptual PUD approval for Bluff Creek Corporate Center, an office-industrial project which would permit a church/institutional use. The primary issue that needs to be addressed as part of the concept review is whether the institutional use is appropriate for the site. Staff advised the applicant early in the process that we could support the inclusion of a church facility in the project if there was some benefits to the development and the community at large. Specifically, staff envisioned that the church would provide shared parking that would permit the development of the office and industrial use with greater building square footages than would be possible based on their individual sites. Staff estimates that the church use displaces approximately 250,000 108,000 square feet of office industrial uses. Based on the use ratio proposed by the developer, this corresponds to approximately+@ 147 parking stalls. Staff recommends that the church commit to provide this amount of parking for the industrial office users of the property. This equates to all the parking located east of the end of the institutional building. In addition, based on the ratio of proposed uses in the development and ordinance parking requirements, staff has calculated that Lot 2 is "over parked" by 116 parking stalls and Lot 3 by 62 parking stalls. Staff recommends that the amount of parking and impervious surface on Lots 2 and 3 be reduced. In addition, shared parking should also be required for the church on the office/industrial parcels. As part of the discussion regarding the inclusion of the church in the proiect, staff has prepared a map showing parcels of land that would be large enough to accommodate church facilities. Since most inquiries from churches are for properties between 10 and 20 acres, we limited our search to residentially guided properties in excess of 10 acres. As can be seen on the map, there are few properties in the Metropolitan Urban Service Area (MUSA) that meet this criteria, and of those that do, only a few are available in the real estate market. The church facility within the proiect provides the potential to transition land uses from less intensive residential to the south and southwest and institutional to the west to more intensive office/industrial to the north and east. Churches also provide community services that otherwise may need to be provided by governmental units, e.g., social services, counseling, senior care, day care, etc. Churches provide a sense of community and permit residents to gather and share with one another. The applicant's concept plan proposes three large buildings. A large expanse of parking is the dominant feature of the site. Staffis also concerned about the building and parking lot configurations. There is an enormous parking lot adjacent to each building site. For example, the church's southeasterly parking lot shows stalls that are up to 500 feet away from the church's front door. To improve the layout, staff suggests designing a parking lot on both sides of the building and add sidewalks, e.g., St. Hubert. The same scenario holds true for the proposed OJECT NAME Bluff Creek Corporate Center CATION Hi g h way 5, We s t 0 f Au d 0 bon R 0 ad, E as t 0 f Gal pin, E as t 0 f B 1 u f f C r e e k GAL DESCRIPTION Parcel # 25.0151100 IT AL ACREAGE 24.4220 Acres =nANDS PRESENT tESENT ZONING x YES NO Agricultural (Farm, Non-HSTD) :QUESTED ZONING P U D lESENT LAND USE DESIGNATION 0 f f ice I nd u s t ria 1 :QUESTED LAND USE DESIGNATION 0 f f ice In d us t ria 1 :ASON FOR THIS REQUEST Re-zoning and subdivision is application must be completed in full and be typewritten or clearly printed and must be accompanied by all information d plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning !partment to determine the specifi~ ordinance and procedural requirements applicable to your application. jetermination of completeness of the application shall be made within ten business days of application submittal. A written tice of application deficiencies shall be mailed to the applicant within ten business days of application. ,is is to certify that I am making application for the described action by the City and that I am responsible for complying with City requirements with regard to this request. This application should be processed in my name and I am the party whom 3 City should contact regarding any matter pertaining to this ap'plication. I have attached a copy of proof of ownership (either py of Owner's Duplicate Certificate of Tjtle, Abstract of Title or purchase agreement), or I am the authorized person to make s application and the fee owner has also signed this application. Ni11 Keep myself informed of the deadlines for submission of material and the progress of this application. I further Iderstand that additional fees may be charged for consulting fees. feasibility studies, etc. with an estimate prior to any Ithorization to proceed with the study. The documents and information I have submitted are true and correct to the best of y knowledge. 1e city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing quirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day :tension for development review. Development review shall be completed within 120 days unless additional review :tensions are approved by the applicant. and Gr.ou~..,~. ~ y: /~ y' ( '/:-4 . gnature' of Applicant ~~~k;;;:::;L~ p~ ?J g'ffilture of Fee Owner 1.and Group, Inc., PTNR 10/3//91 , Date /9/3/ Ie; 1 Date Jplication Received on Fee Paid Receipt No. he applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting. : not contacted, a copy of the report will be mailed to the applicant's address. (;)-) Pl-il ~ - Land Group, Inc. 123 North Third Street Minneapolis, MN 55401 (612) 333-2244 October 31, 1997 Bob Generous City of Chanhassen 690 Coulter Drive Chanhassen, MN 55317 Re: Submittal for PUD Concept Approval for Bluff Creek Corporate Center with Site Approval for Family of Christ Lutheran Church. Dear Bob: Accompanying this letter are 26~s each of plans and narrative for the Bluff Creek Corporate Center and the Family of ,\i1t\~rcl~ . . We feel this project will be an asset to the community ofChanhassen. The quality of the project \"ill be high. The mix of office warehouse and church on the site provides the opportunity for crossover parking between compatible uses. Density for the ofice warehouse buildings is thus maximized. As you know, the Family of Christ Church is anxious to proceed with purchase of their favored site and eager to begin their fund raising for a new church building. We look forward to review of the project and your comments. Please call me with any questions you may have. As always, it has been a pleasure ",,'orking with you and other staff members through this process. Sincerely yours, ~~C2 Liv Homeland President BLUFF CREEK P.U.D. - NARRATIVE: The Bluff Creek Corporate Center development is a mixed-use project consisting of a campus of office and warehouse buildings and a church. The site planning takes advantage of Highway 5 visibility as well as the creeks on each side of the site. The church setting sits dramatically on the hill overlooking a pond with an excellent exposure to Highway 5. The office and warehouses are situated close to Highway 5 and Coulter Boulevard to form a strong edge consistent with the corridor study guidelines. The north and southwest elevations offer window and architectural opportunity for a front door image at all exposures. Service areas are screened on the creek side with an existing tree buffer. Parking areas are broken into small groupings separated by large landscaped islands and terraced to handle grade changes. The parking counts indicated on the plans reflect cross-over parking to minimize large expanses of parking. The compatibility of off- peak usage between the church hours and office and warehouse building operation allows for this design. The church has 258 stalls to handle the congregation during the week and shared parking of office and warehouse building on weekends. The office and warehouse parking reflects 20% office and 80% warehouse based on market predictions. We also envision opportunity for a further increase in density with other building areas utilized as cross-over parking. Access to the site is from Coulter Boulevard. The main entry aligns with Stone Creek Drive and features a small pond and special landscaping. Another access is provided for convenience of the church to the west. Circulation through the site is provided by a private drive that serves all buildings. Due to the constraints of setbacks, topography, powerline and unusual configuration of the site, a public road would be prohibitive. The approved :rv1NDOT access from Highway 5 for this site would be reserved for a location to the east for access to the larger creek five parcel. :rv1NDOT is currently designing Highway 5 and is proposing an 80' setback in the center of the site and up to 110' along both creeks to allow for sloping from the roadway. The City setback from Highway 5 is 70'. We propose an agreement discussed with the City that allows a 35' outlot for future acquisition by :rv1NDOT and an additional 45' no-build setback totaling 80'. This would provide a 70 foot wide green area between the proposed parking lot and future shoulder on eastbound T.H.S. Along Coulter Boulevard, this land is to be dedicated for roadway on south border of site. In addition, we wish to preserve the previously :rv1NDOT approved right-in and right-out on Highway 5. The setbacks along Bluff Creek are proposed at 100' versus the 150' recommended. The 100' setback matches that provided on the Townhouses at Creekside project on the south side of Coulter Boulevard. A reduction in the creek setback to 80' is proposed in the northeast corner of the site. This would be offset by a 120' setback on the Creek Five Associates parcel east of the creek which is controlled by the Bluff Creek Corporate Center developer. This land along the creeks would be dedicated as park. These are shown on our plans as outlots. Currently a trail has been placed on our site in the southeast corner without any obtaining of easements. The Townhouses at Creekside project property to the south donated such land, and therefore a precedent has been established. This land is very appropriate as future park and recreation land with its adjacency to the school and ability to continue the trail system. The City has also installed a sanitary sewer line within our creek setback along west edge of property without obtaining an easement. Pg.2 Continuation of Narrative: There is an existing powerline that runs through the center of the site. In order to maximize development potential, this line should be relocated. When MNDOT expands Highway 5, both poles in the north center and northwest comer of the site will be taken down and relocated. We are asking the City to specify that single metal poles be used as replacement rather than existing old wooden poles to ensure a quality image for the development. The rerouting of the powerlines from the center of the site to the northwest corner requires only one new pole along Highway 5, again helping the upgrade of image. With the need for only one pole, we believe MNDOT could bear the entire cost of the pole and rerouting fees. It is uncertain how this pole replacement will affect the lines to the south across Coulter Boulevard. Ponding has been accomplished on site in two locations, one at Coulter Boulevard entry, and one within the flood plain. The City has already created a large pond along the creek on our site without obtaining an easement. The existing wetland, 845 sq. ft. in average, in the northern part of our site will be filled for a proposed parking lot. It is proposed that the mitigation be provided by the pond constructed on this property under the Coulter Boulevard project. The proposed storm water ponds would also provide wetland mitigation credits. We are requesting a tax increment district to be established for funding to off-set development costs including infra- structure, moving of powerline, soil correction and land costs. In keeping with the Highway 5 corridor study, the landscaping and architecture will reflect the quality and intention of the guidelines. Rich masonry materials and architectural detailing will reflect in the facades that form a strong edge along Highway 5 and Coulter. Extensive landscaping and continuous trail systems will provide a pedestrian friendly environment within the site. Building to land coverage ratio is18.36%. FAMILY OF CHRIST LUTHERN CHURCH NARRATIVE GENERAL 1) The church's building complex will consist ofa grouping of interconnected volumes or modules of varying sizes and heights, rather than a single, inclusive volume. This alone provides an opportunity to add variety and interest to massing. As a function of the spaces they will house, some of these volumes will be single-story with high ceilings, while others can be two-story with 'normal' (8-9 ft.) ceiling heights. This implies that different volumes will have somewhat different scales. Roof shapes will probably be a combination of flat (we like to call them low-slope) and sloped. The master plan concept calls for these modules, together with associated parking, to be built in several phases over time. CHANHASSEN CITY CODE - ARTICLE VIII. PLANNED UNIT DEVELOPMENT DISTRICT, Sec. 20-501. Intent 1) Two prominent and attractive features of the site are the corridors created by the floodplain of two branches of Bluff Creek. The church building will be sited on a knoll in a natural bend of the west branch of Bluff Creek. The top of the knoll will be reshaped into a plateau upon which the building will sit. Nestled against the floodline on its west and north sides, the church will thus dominate the vista north to Hwy. 5 along the creek's corridor. Conversely, the church will be seen as a landmark terminating this vista when viewed from H\\y. 5, raised as it is on its plateau. Enhancing this composition strategy will be a retention pond located just north of the church, within the floodline. Another prominent and attractive feature of the site is the grouping of knolls that rise generally from Coulter Blvd. on the south side up to H\\y. 5 on the north. Although the existing contours on the site (including beyond the church site) will be smoothed out, the general fall of the land will be followed by sloping the parking lots and open-areas between buildings-thus preserving tllis site feature. Parking for the church will be kept to the south and east sides. No parking will be located between the building and the floodplane. In terms of landscaping, the relationship of the building to the creek will be softened by plantings consistent with the Bluff Creek Watershed model. On the north and west sides, then, the building will appear to sit in a park. This feature reinforces the park-like relationship existing between the creek and the playing fields belonging to the school across the creek to the west. 2) The church's agreement with Landgroup calls for sharing a certain amount of parking with the office/warehouse buildings envisioned for the rest of the site, thus making more efficient use of the site than would otherwise be achieved if the church and other buildings were to be built on separate properties. Some of the programmed spaces in the church can be combined into two-story blocks, thus increasing the density of use without increasing the footprint of the building. 3) Design for lasting quality is integral to church design, because churches tend to build for the long tenn. A church is certainly a use that is compatible with the school to the west and with housing south of Coulter Blvd. Located between the school and the proposed office/warehouse buildings east and northeast of the church (two somewhat less compatible uses), it will act as a buffer between them. Architectural design standards for the HC-2 District will be addressed below. 4) The relationship of the church and its site to the Bluff Creek corridor creates an opportunity for incorporating park and trail enhancements. CITY OF CHANHASSEN ORDINANCE No. 212 - HIGHWAY CORRIDOR DISTRICTS, Sec. 20-1454. Architectural Design Standards a) Monotony is prohibited (!) As described above, the massing and scale of the different building components envisioned in the church's master plan will mitigate against monotony and create ample opportunities for variation in colors, textures, shapes, rhythms, heights, detailing, the play of light and shadow, etc. b) The building height limit of three stories or forty feet will not be exceeded, with the probable exception of the Assembly Space - but this is not unusual. c) Quality of materials - the ell.1erior appearance of the church as we envision it at this time is this: A combination of brick, decorative block, and/or stucco on outside walls; metal clad, standing seam roof or heavy-duty asphalt shingles on sloping roofs; ballasted, single-ply EPDM roofing membrane on low-slope roofs, with parapats at the perimeter; clerestory window openings in the Assembly Space; a combination of window groupings alternating with areas of unfenestrated wall; varying roof lines and parapet heights. The only 'emblematic' feature on the building, aside from the shape and scale of the Assembly Space, will likely be a roof cross or steeple. Use of 'garish' elements or colors will be avoided. d) Any outdoor equipment and refuse (dumpster) areas will be screened from public rights-of-way. Sec. 20-1455. Landscape Design and Site Furnishings a) Preserve natural or existing topographic patterns - addressed above. b) Parking and sidewalks will comply with ADA. c) Preserve and enhance natural features - also addressed above. d) We will strive to keep lighting levels as low as possible, consistent with the intended effect. With the help of setbacks, light will not fall directly on adjacent properties. I , 91 / ~\ IHI / i ~ /! / l.~'l / 1l2__ I I I I I I I I I \ \ \ \ \ \ \, \ \ \ .. ;. \ \ \. \ , \ ~e K ~! \ ~~~ ~ , . ~. ~!~; ~~~! .Lw I I I \ I \ \ \ \ .~lr- ... \ ,/ ,/ " ,/ ,/ \ '- -- - - --.'f~ / !~ ,/ -. R ,/ ,/ ~_ -'~".:::~ - - -'=I.1i:~ ~ \ \ I i ! "+':I~ " - . ~ ~ L ~ ~ Ii! n o . I ~~~~ ;;; c o a: '" UJ w I- , Z '" UJ 0 a UJ z - l- e cz~ , ~:.~ '" ll.~_ ~ a:.... 0::... O%A- ~w lo:%U g Uz UJ 0 ll! U u 0 ~ ... ... . ~ ... .,; III A- X .. a: w ::o...:o~ a::!U1~t;" ClI.ClftM a.5lliz::; ~gz:w ~~a~g U ~ ... ... ::> ... ., z o u ~~~: ~~=~~ ~'U: d!d. j~~ii* :5 i" ~ . ~~i- ~ I. ""f" ,I. ~H; n~! '1'~ !, ~ ~ Jih in~ :11: ;hl ! 1 I: i ~ Minnesota Department of Natural Resources Metro Waters - 1200 Warner Road, St. Paul, MN 55106-6793 Telephone: (612) 772-7910 Fax: (612) 772-7977 November 20,1997 Mr. Robert Generous City of Chanhassen 690 Coulter Drive, P.O. Box 147 Chanhassen, MN 55317 NO'i 2:) 1997 RE: PLANNING CASE: 97-2 PUD, BLUFF CREEK, CITY OF CHANHASSEN, CARVER COUNTY Dear Mr. Generous: We have reviewed the site plans dated October 1997 (received November 5, 1997) for the above-referenced proposal and have the following comments to offer during this conceptual stage: 1. Public water Bluff Creek is on the west side of the proposed development. Any activity below the ordinary high water (OHW) elevation, which alters the course, current or cross-section of protected waters or wetlands, is under the jurisdiction of DNR and may require a DNR protected waters permit. For watercourses the OHW is the top of the bank of the channel. A tributary to Bluff Creek, which runs along the east side. ~I f.. th. e I?r.op~evelopment, is not a DNR Protected watercourse. '_it fit' . There may be wetlands on the site that are not under DNR jurisdiction, for example the proposed floodplain ponding sites. The U.S. Army Corps of Engineers should be consulted regarding pertinent federal regulations for activities in wetlands. In addition, impacts to these wetlands should be evaluated by the city in accordance with the Minnesota Wetlands Conservation Act of 1991. 2. 3. We strongly recommend that the proposed structures meet the minimum required setbacks expected be implemented by the City in the near future in order to help ensure that future development is consistent with the City's management plans for the Bluff Creek corridor. The development of the City's Bluff Creek Watershed Natural Resources Management Plan was a cooperative effort involving City citizens and staff, with input from many agencies. Immediate implementation of the City's plan will help to ensure that the natural resources within the Bluff Creek corridor are preserved. In addition, it was unclear in the site plan where the structure setbacks were being measured from on the creek. The Watershed District measures setbacks from the center of the creek and the City's shoreland regulations measure from the OHW, which is the top of the bank of the channel on a creek. 4. Federal, state and local floodplain regulations need to be addressed in the floodplain of Bluff Creek and the tributary to Bluff Creek Some degree of encroachment may be allowed by the City's and Watershed District's regulations, however, consideration must be given to the intent of the City's Bluff Creek Plan. Since any net encroachment on the floodplain adds to the cumulative impact downstream, serious consideration should be given to avoiding such encroachment. Also, since increases in flood and base flows in Bluff Creek could have VeIY detrimental impacts on the steep, erodible portions of the creek downstream, the development should have no net increase in the peak flows from the site relative to pre-development conditions. It would be preferable if the there were no increase in the volume of runoff also. The proposed pond in the floodplain, while it may be adequate to meet water quality requirements, will not be adequate for flood water retention purposes. DNR Information: 612-296-6157. I-XOO-766-6000 . TTY: 612-296-54X4. I-XOO-657-3929 An Equal OP!l()r!ul1ity Fl11pltl} L'l \\'Iw YaluL'.... Di\L'rsil~ ft Prillled on RCl:yckd Pi.lpl.?!' Containini:! a f..t \1inimul11 of lWi PO....t-COIl'>,lIll1t.r \\';l"k Mr. Bob Generous November 21,1997 . Page 2 5. The plans note a building to land ratio of 18.36%. The impervious surface that needs to be calculated to detennine if the plan is consistent with the limits in the City's regulations would include buildings, parking lots, private roads, etc. Also, the portion of the land area that is with in the shoreland district ( the area that is within 300' of the stream or the landward extent of the 100-year floodplain boundary, which ever is greater) should be evaluated in the same manner to be sure that it is compliant with the City's shoreland ordinance. 6. It should be noted that this parcel has been rezoned from a low density residential use to a higher density PUD zone as a result of the Highway 5 corridor study. While we agree that the higher density zoning is appropriate adjacent to Highway 5, it should not be at the expense of the Bluff Creek corridor. The development needs to maintain a balance between maximizing the use of this Highway corridor site with maintaining the integrity of BluffCrcek. For example, the proposers should be commended for t.lte proposed development's compatible uses which allow for sharing parking spaces, thus optimizing the use of the site with less overall impact. 7. The following comments are general and apply to all proposed developments: a. Appropriate erosion control measures should be taken during the construction period. The Minnesota Construction Site Erosion and Sediment Control Planning Handbook (Board of Water & Soil Resources and Association of Metropolitan and Soil and Water Conservation Districts) guidelines, or their equivalent, should be followed. b. If construction involves dewatering in excess of 10,000 gallons per day or 1 million gallons per year, a DNR appropriations permit is needed. You are advised that it typically takes approximately 60 days to process the permit application. c. Construction activities which disturb five acres ofland, or more, are required to apply for a stormwater permit from the Minnesota Pollution Control Agency (Dan Sullivan @ 296-7219). d. The comments in this letter address DNR - Division of Waters jurisdictional matters and concerns. These comments should not be construed as DNR support or lack thereof for a particular project. Please contact Hydrologist Patty Peltier or me at 772-7910 should you have questions regarding these comments. Sincerely, C'~-fJ ~~ Ceil Strauss Area Hydrologist CCS/pP/ c: Riley-Purgatory-BluffCreek Watershed District, Bob Obermeyer CITY OF CHANHASSEN 690 COULTER DRIVE. P.O. BOX 147. CHANHASSEN, MINNESOTA 55317 (612) 937-1900. FAX (612) 937-5739 MEMORANDUM TO: Robert Generous, Senior Planner FROM: Mark Littfin, Fire Marshal DATE: November 19, 1997 SUBJ: Request for a conceptual PUD approval for an office/industrial project which would permit a church/institutional use on property located south of Highway 5 and north of Coulter Boulevard at Stone Creek Drive on 27.3 acres, Land Group, Inc. and Bluff Creek Partners, Bluff Creek Corporate Center. Planning Case 97-2 PUD. 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 review is done on the available information submitted at this time. If additional plans or changes are submitted, the appropriate code or policy items will be addressed. 1. A 10 foot clear space must be maintained around fire 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. 2. Install post indicator valve on fire water service coming into the building. Contact Chanhassen Fire Marshal or Fire Inspector for exact location. 3. An additional fire hydrant will be required near the church main entrance. Contact Chanhassen Fire Marshal for exact location of hydrant. 4. When fire protection including fire apparatus access roads and water supplies for fire protection is required. Such protection shall be installed and made serviceable prior to and during time of construction. Pursuant to Minnesota Uniform Fire Code 1991 Sect. 10-502. 5. "No parking" fire lane signs and yellow curbing shall be provided. Contact the Chanhassen Fire Marshal for exact locations of signage and painted curbing. Pursuant to Chanhassen Fire Department/Fire Prevention Policy #06-1991. Copy enclosed. 6. Fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within jurisdiction when any portion of the facility, or any portion of an exterior wall of the first story of the building, is located more than 150 feet from Mr. Robert Generous November 19,1997 Page 2 apparatus access as measured by an approved route around the exterior of the building or facility. Exception: 1) When buildings are completely protected with an approved automatic sprinkler system the provisions of this section may be modified by the Chief. 2) When access roads cannot be installed due to topography, waterways, non negotiable grades or other similar conditions, the Chief is authorized to require additional fire protection as specified in Section 10.501 (b). Note: As building plans become available we will review the plan to determine if standpipes are required in any portion of the building due to the fact that we cannot achieve 150 foot access of all portions of the building. g:\safety\ml\plrev97 -2 \ ~ to.)-1[1-1997 15: 38 t1 I NNEGASCO-NCCS 612 321 5573 P.01/01 MODE - MEMORY TRANSMISSION S':'~RT,,~,mH217 :.a: 32 END-N~J-G7 14:Sl r!LE NCI.~ 114 NQ. COM ~BER/NTWK STATION NAME/ I!OLE~HONE NO. ~1 INC :II ~ ~a2 OK lil 9937S739 PP~ES ~R~.NO. ~ROGRP~ NA~E 02~/a~1 ~aVeel -MINNEGASCQ-NCCS **********************~************* -LINDEN - W>I<ll<*)I< - 612 321 5573- ********* ,. . , . . .' . ., . a"l',' A NO'" EfiERGYfiOMPiUlt' Date: 11/7/97 To: Chanhassen Robert Generous Phone #: 612-937-1900 Fax #: 612-937-5739 From: Minnegasco Robert Huffman Phone: 612-321-5527 Fax: 612-321-5573 Pages: Including Cover _0_ Subject: Bluff Creek Corporate Center Gas is available in this area of Chanhasen to serve the needs of this project per tariff. TDTHL F'. [11 CITY OF CHANHASSEN 690 COULTER DRIVE. P.O. BOX 147. CHANHASSEN, MINNESOTA 55317 (612) 937-1900. FAX (612) 937-5739 MEMORANDUM TO: Bob Generous, Senior Planner FROM: ~ Steve A. Kirchman, Building Official l' crl ( DATE: November 21, 1997 SUBJECT: 97-2 PUD (Bluff Creek Corporate Center, Land Group, Inc. and Bluff Creek Partners) I was asked to review the site plan proposal stamped "CITY OF CHANHASSEN, RECEIVED, OCT 31 1997, CHANHASSEN PLANNING DEPT." for the above referenced project. I have no comments or recommendations concerning this application at this time. I would like to request that you relay to the developers and designers my desire to meet with them as early as possible to discuss commercial building permit requirements. g: \safety\sak \memos \p Ian \B-Ccntr 1 NOTICE OF PUBLIC HEARING PLANNING COMMISSION Wednesday, December 3, 1997 at 7:00 p.m. City Hall Council Chambers 690 Coulter Drive SUBJECT: Conceptual Planned Unit Development for Bluff Creek Corporate Center APPLICANT: Land Group, Inc. and Bluff Creek Partners LOCATION: South of Hwy. 5, north of Coulter Blvd. at Stone Creek Drive . ~~ NOTICE: You areWi'fEiflo attend a public hearing about a proposal in your area. The applicant, Land Group, Inc. and Bluff Creek Partners, are requesting conceptual planned unit development for an office industrial project which would permit a church/institutional use on property located south of Hwy. 5, north of Coulter Boulevard at Stone Creek Drive on 27.3 acres. What Happens at the Meeting: The purpose of this public hearing is to inform you about the developer's request and to obtain input from the neighborhood about this project. During the meeting, the Commission Chair will lead the public hearing through the following steps: 1. Staff will give an overview of the proposed project. 2. The Developer will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses project. The commission will then make a recommendation to the City Council. 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 Bob at 937-1900 ext. 141. 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 November 20, 1997. " Irrsf/1, _ \, tl fr2 j --1'''S~''\ \Y' HAEL J GORRA ) ARBORETUM DR .NHASSEN, MN 55317 RY & ELIZABETH VANDEVEIRE lCORD10E .SKA, MN 55318 I OF CHANHASSEN COULTER DR NHASSEN, MN 55317 SBURY ) AUDUBON ROAD NHASSEN, MN 55317 MROCK PROPERTY PARTNERS )COMMERCELN )LEY, MN 55432 '-lCE R NELSON I AUDUBON RD ,NHASSEN, MN 55317 ~K J FOSTER & ) ACORN LN ,NHASSEN, MN 55317 -lARD D & MARY A FRASCH ) ACORN LN INHASSEN, MN 55317 ITEX HOMES )0 WHITEWATER DR. #120 NETONKA, MN 55343 PLANNING COMMISSION CITY STAFF City of Chanhassen December 3, 1997 RE: Bluff Creek Corporate Center The motions recommended by Staff include Items 1 through 34 on Pages 18-21 on the Staff Report. Of these motions, we are in agreement with the following items: Numbers 1,2, 5,6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 18, 19,20,21,22,23,24, 26,28, 29, 30, 31, 32, 33 and 34. We have points for discussion on the remaining items, which are: Numbers 3, 4, 17, 25 and 27. Regarding the items which need further discussion, each item is listed below with comments and accompanying proposed revised motions: 3. We propose that this motion read: "The amount of parking will comply with the city ordinance." Since this is a concept plan only, the parking requirements will vary depending on the proportion of office needed when specific users are identified for these parcels. When site plans are submitted for review, City Staff and Planning Commission will have the opportunity to review the parking in conjunction with the specific use proposed at that time. 4. In discussions with City Staff, we have agreed to revise the northernmost portion of the site shown as Lot 2. The revised site plan will show two lots rather than one lot as was previously proposed. 17. Further discussion and review with City Staff and City Engineers is necessary regarding drainage issues. If the southerly pond is necessary, then the developer should receive credit against the SWMP fees. 25. The applicant agrees to incorporate a public street to run north and south from Coulter Boulevard to Highway 5 with the previously MNDOT approved right-out, right-in access point on Highway 5. 27. In conjunction with Number 25 above, the developer will retain the MNDOT approved right-in, right-out. Motion 27 as it reads should thus be deleted. ..","'\"NEISO~ ... ." 9 ,. .... ~ ;! \~ ~,l OF Tf'fl.: Minnesota Department of Transportation Metropolitan Division Waters Edge 1500 West County Road 82 Roseville, MN 55113 December 1, 1997 Robert Generous City of Chanhassen 690 Coulter Drive, P.O. Box 147 Chanhassen, MN 55317 ~'~);::r~ 1 ~- ~. ~~. ~ 1:2/ Dear Robert Generous: SUBJECT: Bluff Creek Corporate Center Preliminary Plat Review P97 -125 South of Trunk Highway (TH) 5 at Coulter Boulevard/Stone Creek Drive Chanhassen, Carver County C.S. 1002 The Minnesota Department of Transportation (MnlDOT) has reviewed the Bluff Creek Corporate Center preliminary plat in compliance with Minnesota Statute 505.03, subd. 2, Plats. We do not find the plat acceptable for further development until the following issues are resolved: . It appears that the proposed office/warehouse building in the northeast corner of the site may be within Mn/DOT construction limits for the TH 5 expansion project and may also interfere with a proposed city street. See enclosed Preliminary Plan for location of MnlDOT construction limits. . It is in the city's best interest to work with MnlDOT to ensure that adequate right of way is reserved to accommodate the TH 5 project. Drainage provisions must also be coordinated with this project. The above issues must be resolved through coordination with our Transportation Planning and Consultant Design Sections. Evan Green, of our Transportation Planning Section, may be contacted at 582-1303 and Cheri Olson, of our Consultant Design Section, may be contacted at 582-1285. Once the above issues have been resolved, we find the plat acceptable for further development with consideration of the following comments: · Any costs associated with moving of existing power poles and rerouting of power lines will be the responsibility of the project proposer, the city or both. · MnlDOT right of way appears to be adequately identified by the plat. Our Surveys Section has not verified the accuracy of the property boundaries in the field. An equal opportunity employer Robert Generous December 1, 1997 page two . Stormwater drainage from the proposed site does not appear to flow to TH 5 right of way. A Mn/DOT drainage permit may be required if this condition changes or the development otherwise alters patterns or runoff affecting TH 5. The Riley Purgatory Bluff Creek Watershed District, the Minnesota Department of Natural Resources, and the Army Corps of Engineers may also need to review this plan. · To preserve highway safety and capacity, we request that the plat dedicate control over access to the highway to the public. Questions regarding right of way documentation may be directed to Marv Martin of our Right of Way Section at 582-1635. Please forward a copy of the final plat to Marv Martin at the above address. · Any use of or work within Mn/DOT right of way will require an approved Mn/DOT permit. The permit required depends upon the nature of the proposed work. Bill Warden of our Permits Section may be contacted 582-1443 for further information regarding the permit process. Please contact me at 582-1383 with any questions regarding this review. Sincerely, ---/ . ~ -;;t;.. - . ./ ,/; ,.to,/1 . '"" '. ,(::?:t. L v..'t,- "o........'-::"~__- Lisa Christianson Transportation PlannerlLocal Government Liaison c: John Freemyer, Carver County Surveyor Roger Gustafson, Carver County Engineer jA CHANHASSEN PLANNING COMMISSION' REGULAR MEETING DECEMBER 3, 1997 Vice Chairman Joyce called the meeting to order at 7:05 p.m. MEMBERS PRESENT: Allyson Brooks, Alison Blackowiak, Kevin Joyce, LuAnn Sidney, and Matt Burton. Ladd Conrad arriving during item 2. MEMBERS ABSENT: Craig Peterson STAFF PRESENT: Kate Aanenson, Planning Director; Bob Generous, Senior Planner; Dave Hempel, Asst. City Engineer; and Sharmin AI-Jaff, Planner II PUBLIC HEARING: CONCEPTUAL PUD REQUEST FOR AN OFFICE-INDUSTRIAL PROJECT \VHICH WOULD PERMIT A CHURCH/INSTITUTIONAL USE ON PROPERTY ZONED A2. AGRICULTURAL ESTATE AND LOCATED SOUTH OF HWY 5 AND NORTH OF COUL TER BOULEVARD AT STONE CREEK DRIVE ON 27.3 ACRES. LAND GROUP. INC. AND BLUFF CREEK PARTNERS. BLUFF CREEK CORPORATE CENTER. Public Present: Name Address Liv Homeland Ron Erickson Ken Adolf Jim Sulerud Steve Names Randy Koepsell John Amott Dorothy Downing Margaret M. Parsons 8804 Knollwood, Eden Prairie KKG Architects Schoell & Madsen 730 Vogelsberg Trail 1451 Heron Drive ] ] 10 Dove Court 8816 Ridge Ponds Drive 7200 Juniper Road 3732 Hickory, Excelsior Bob Generous presented the staff report on this item. Joyce: Are there any questions for staff at this time? Bob I have one question and it might be cleared up when the applicant stops up here but I noticed on the original concept that there was a north, excuse me. Yeah. Northeast comer there's an 80 foot setback for the Bluff Creek. Is that going to be, have they changed that or what's the theory behind that? Generous: They haven't changed that yet. They said, in their comments they said they shifted... 20 foot on the other side of the creek. As you can look at our design standards... Planning Commission Meeting - December 3, 1997 Joyce: So that's what we're sticking to right now is a 100 foot? Okay, that's 1 guess what I wanted to clear up. So obviously they're going to have, well we'll see what happens, right. Okay. One last, there was one last question. There was a question, there was a letter from the DNR regarding those setbacks and the accuracy of the calculations of the setbacks. Are you pretty firm on the setbacks as far as, I just noted that, where the heck is that letter. It says in addition it's unclear on the site plan where the structure setbacks are being measured from on the creek. The watershed district measures setbacks from the center of the creek and the city shoreline regulations measure from the OHW, which is the top bank of the channel on the creek. I'mjust pointing that out. Was there any concern on your part or do you feel comfortable with it? Generous: I think we can... that up. The center line...is the easiest to measure. Joyce: That's what I was thinking of, yeah. Okay. All right. Is the applicant here and willing to address the Planning Commission please. If you could step forward to the. Ron Erickson was not speaking into a microphone and his comments were not picked up on tape. Ken Adolf: Good evening, I'm Ken Adolf with Schoell & Madsen. First of all on item 17. At this point drainage calcul~tion.~Jlj,ve ~ot been ~one to si~e the ponds. T~e intent is to provide m~ch ofthe.sto~'lt~or~~qUl~ements In the b.asln ~n the ~orth SIde of the church and WIthout haVing done alfOfthe calculatIOns, we don't know If that s large enough so we had identified secondary area to provide additional storage if necessary. Again those basins would be designed and sized in accordance with the city and watershed district requirements. On item 25, just refers to the public streets. The item talks about a cul-de-sac. With the revised plan here the intent is to go with a thru street connecting to Highway 5 allowing a right-in and right-out access at that point. I think that's the extent of the engineer issues. Ron Erickson made some more comments at this point. Joyce: Well I think we're all just giving everybody a little direction here. We have to give you some and then the City Council and decide if this concepts makes any sense or not so, yeah. Does anybody have any questions for the applicant? Brooks: I don't know if... Ken Adolf: Well at this point no work is proposed below the ordinary high water elevation. Actually the city ordinances prohibit any type of disturbance in the 50 feet setback from the creek so we're not anticipating that there would be. B1ackowiak: I had a question. I don't know who to address this to but in the narrative, one of your statements has to do with the creation of a TIF district. I'd like to hear from you about some of the benefits.. .city or why we should consider that. 2 Planning Commission Meeting - December 3, 1997 Liv Homeland made a comment that did not get picked up by the microphones. Sidney: Question for the applicant. What was the motivation for switching to the access to Highway 5 from the original plan? Liv Homeland... Sidney: Okay, and then for the grading, the smaller buildings seem to work, yeah. Liv Homeland... Sidney: I have a few more comments Mr. Chairman. Joyce: Sure. Sidney: Okay. This question for staff. I guess I should have asked that on the first part but I'm wondering whether these buildings are actually larger in terms of square footage than what we could have gotten in just a strictly office industrial park. Generous: We calculated what the.. .maximum square footage... Aanenson: .. .reason that... Sidney: Yes. And remind what is the benefit to the city for the next type of use and. Generous: Well the potential for the use...transitioning from one use to...more intensive use. Plus there's a... Sidney: And then I'm wondering, you had suggested having a parking lot on both sides of that church and I guess I'm wondering about the views from the Bluff Creek side to the west. Aanenson: That was kind of an issue... On the other hand, we felt that the parking was quite a ways from the church itself and. ..so I guess we just asked that they re-examine that... Generous: The other thing is they could segregate their parking. Their day to day parking... office industrial uses.. . overlapping parking both ways. On Sundays when church... Sidney: I guess I'd kind of opt for not having parking to the west. Just simply to preserve that view. However, then when I was looking at the proposal that we had in our packet about the parking and the loading docks on the east side, and I was much more concerned about that view. And I'd like to enhance that to, that view from Highway 5 would look great coming east on Highway 5 but I'm afraid that going westbound it would... I like the variety of uses and I guess. .. concerned about the fact that when I saw the two smaller buildings, now I'm wondering if there's any potential for expansion of these buildings in the future and that might be a concern that the developer would want to look into. And I was thinking on the original plan to have that 3 Planning Commission Meeting - December 3, 1997 larger building with the longer side, the loading docks to the south, so the longer side would be along Highway 5, you would have the potential for expansion in that case and I guess I would just hope that the developer would think about that so that we can enhance the site for office industrial use in ~he future. I guess that's what I have for now. Joyce: I have one last question before I open the public hearing. And I don't know Kate or Dave, how are we going to handle this item 17 with the SWMP fees? What? Hempel: Thank you Mr. Chairman. Typically when storm, the comprehensive storm sewer plan is developed, it's the City's intent to regionalize the storm water ponds so we don't have a pond here, a pond here, a pond here. From a maintenance and water quality standpoint it works better to have one regional pond treating all the runoff. In this case, just looking at the grades real quickly, it looks like they could achieve draining that area with storm sewer, probably into the larger pond or a combination of... I guess based on the narrative from the applicant, I felt maybe that the pond was serving as an amenity as well. If that's the case, we felt the SWMP fees would not be, credits would not be appropriate. Joyce: So this is an item that once we get to the public hearing... Hempel: Again, being a conceptual plan, that pond may relocate somewhere else based on grades. Aanenson: We're willing to look at it... At this point I guess we'd leave it the way it is. Joyce: You'd leave it open ended type of situation? Aanenson: Yeah. And we'd... Joyce: Okay. Well I'll open this up for public hearing. Anybody like to address the Planning Commission on this item, please step forward and give me your name and address. I should have opened that up for a motion shouldn't I have? Aanenson: You don't really have to. Joyce: I don't have to. So I don't have to close it either then? Aanenson: You should close it. You don't have to have a motion. Joyce: Don't have to have a motion? That will save time. Well seeing one, I'm going to close the public hearing and bring it back to the commission. LuAnn we'll start with you. Sidney: I made a lot of my comments already I guess. I guess I don't have any problem with having an institutional use in this PUD. I'm concerned about maximizing the office industrial p0l1ion as much as possible, if we can get the square footage up. I have some questions, although I guess I'm thinking that I'm not totally opposed to access on TH 5 but I am thinking I 4 Planning Commission Meeting - December 3, 1997 would really like to keep the access off of Coulter as the main entrance rather than off of TH 5 if possible, just to alleviate TH 5 and it's traffic problems that it has now. Other than that I think I already made most of my comments. Joyce: Allyson. Brooks: I don't have too many comments...I'm not too worried about the traffic. I don't think a right-inlright-out off of Highway 5 or Coulter Boulevard is going to make a difference with the traffic... It's a done deal. So I really don't have any more comments. Blackowiak: Well I've got a few comments here. In general, I do think that the church could fit in there and provide a nice transition between the school, the neighborhood and the proposed industrial, office building. However, I feel that the church is too close to Bluff Creek. I talked to Bob today. I asked him to get some more information from Phil regarding the primary and secondary cOlTidors and based on where it was drawn, the primary corridor involves half of the church and I, regardless of whether or not it's been fanned, that has been defined as a primary corridor, then I think.. .and we should not be building in the primary corridor. I realize the Bluff Creek overlay has not been officially implemented yet. I know that we're close to having final implementation. However I feel that this would be a wonderful test case. I think we should apply the Bluff Creek standards to this project and not make exceptions in terms of setbacks and location of the primary and where the secondary areas of the creek. In tenus of the setbacks, I would like to suggest that we include the Bluff Creek overlay district standards in the setbacks when we talk about the minimum building setback and maximum setbacks. I would also like to point out that the Bluff Creek study talked about a 300 foot setback along both sides of the creek and r don't think that this is the time to stal1 compromising. We've spent a lot of time and effort in this Bluff Creek study and to start out with a brand new project and say well. let's forget this 300 foot setback I don't think sends a good message. So I really would hope we could look at that a little bit more intensely because the study recommends this 300 foot setback. I think we should really take that into consideration. .. .split so I'm not as concerned about that. But I think it's Lot 3 on the southeast corner. I'm rather concerned about the loading docks facing east. It screams post office to me all over again. .. .residential area directly to the south of... boulevard and worry about noise. We've been through this exercise before...well aware of the problems that. ..of that lot. And finally I especially agree with the. ..point number 3 talking about the structures meeting the minimum required setbacks in the report. I think they said that very well. Probably better than I did but we've worked hard on the project. The Bluff Creek plan and I really think that we should.. . standards in place for this proposed PUD. And that's it. Joyce: Thank you. My comments are pretty similar to what's already been said. Number one, we're obviously just looking at a concept right here and I like the concept very much. I really do. I think it's great for the mixed use and I think we can work this out. I think it'd be good for that area. As I said before, we're just trying to give direction for when these sites come up in front of us, what we're going to be looking for. And I think that, well the next item after you folks is the Bluff Creek cOlTidor and we've taken that to heart. Alison has mentioned about the 300 foot setback. I can certainly see where she's coming from. But I also feel that you have to have some sort oflatitude and ability to develop this parcel ofland. And seeing as, I feel that the comments 5 Planning Commission Meeting - December 3, 1997 from staff were good that the land really was not, with the agricultural usage before, it's not what we were targeting for preservation as far as the vegetation in the primary areas. But I would strongly enforce 100 foot setback all the way around it, which staff has recommended, so that's certainly important to me and important to the City. The truck bays, as Alison mentioned, I worry about those too. That's something that would definitely, something we'd have to look at once the sites come in front of us. And the shared parking is another issue that I think staff has I'm sure discussed with you. I think they've done a marvelous job at the St. Hauberk's up the street here and I think that we can share, even I saw and was impressed by the progress that's gone on with what you've considered for the site, but I still think there can be more shared parking and less impervious parking lot area. But otherwise I'm in favor of the concept itself and those are my comments. So I guess from here we can make a motion. Brooks: I move the Planning Commission recommends the City Council approve of Concept PUD #97-2 subject to the following conditions. Joyce: We'd have to amend the five that are in there, right? Brooks: Yeah. Let's see. Aanenson: No. Brooks: ... I move the Planning Commission recommends the City Council approve of Concept PUD #97-2 subject to the conditions... Joyce: Do we have a second? Sidney: Second. Joyce: Any discussion? We don't have to amend any of these then? Aanenson: If that's your request, you certainly can do that. What we're saying is that staff, we understand. ..We agree with number 3. Joyce: Well, like I said. I'm a little shaky on like 17 too so. Aanenson: Right. I think that we'd like the time between now and when it goes to Council to address those and.. .more comments.. .some concurrence. Joyce: Okay.' That's the motion then. No other comments? Brooks moved, Sidney seconded that the Planning Commission recommends that the City Council approve Concept PUD #97-2 subject to the following conditions: 6 Planning Commission Meeting - December 3, 1997 1. The applicant shall submit site coverage and impervious surface calculations for each lot and the overall site. 2. Staff recommends that the church commit to provide approximately 160 parking stalls for the industrial office users of the property. 3. Staff recommends that the amount of parking and impervious surface on Lots 2 and 3 be reduced. 4. Staff believes that a V-shaped building on the northerly portion of the property would be more appropriate to address pedestrian circulation to the proposed warehouse as well as address the sight lines for the truck loading facility. Staff would recommend that the building orientation be primarily toward Highway 5 and Coulter Boulevard, especially for Lots 1 and 2, rather than the orientation shown on the concept plan. This would require the building on Lot 1 to be reoriented 90 to 180 degrees and the building on Lot 2 to be reoriented 90 degrees. Staff would also suggest that the church investigate a walkout type facility, similar to that used for the St. Hubert Catholic Community in Villages on the Ponds, to help reduce site grading. To improve the layout, staff suggests to design a parking lot on both sides of the building and add sidewalks. 5. Staff strongly recommends all 34 boulevard trees 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. 6. Additional landscape islands are required in the parking lots; a minimum of one island for each 6,000 square feet of vehicular use area. 7. The loading docks of the southern warehouse building are visible from Coulter Boulevard and require evergreen plantings to screen the area. 8. Visibility of the expansive parking lots from Highway 5 should be limited as much as possible. 9. The applicant shall incorporate increased evergreen plantings and berms to obstruct sight lines into the parking areas. 10. Plantings along Bluff Creek and the proposed stonn water pond should be chosen based on wildlife fcod and/or cover value. Proposed overstory and omamental trees could be a choice of quaking aspen, amur maple, willows, black cherry, serviceberry, swamp white oak, or aborvitae while proposed shrubs could include highbush cranberry, winterben'y, elders, sumac, and red-osier dogwood. City staff shall approve final landscape schedule. I I. In lieu of parkland dedication and public trail development, the city shall collect full park and trail dedication fees for this development. In the event that the applicant deems the 7 Planning Commission Meeting - December 3, 1997 dedication of the "creek" outlots into public domain desirable, the Park & Recreation Commission would review this offer. But, again, no park fee credits would be granted. 12. The applicant is required to plan private internal trail connectors from their site to the surrounding public trail system, thus maximizing their benefit of the recreation system already in place. 13. The applicant shall dedicate a 20 f1. trail easement over the trail segment located in the southeast comer of the site that lays outside the Coulter Boulevard right-of-way. 14. The development shall maintain 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 foot buffer area. IS. This area has been identified by the Bluff Creek Management Plan, as a candidate for floodplain forest restoration. The applicant shall incorporate some element of forest restoration in the landscape plan along both branches of bluff creek. 16. 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.!.2..c,~ion in Chanhassen, that property owner will be required to obtain an eartfilq,tw~nnttt.mm the City. . 17. The applicant's engineer should review the possibility of connecting into the City's existing storm sewer in Coulter Boulevard from the southerly drainage pond or combining the pond with the proposed storm water basin north of the church. If the developer desires to constmct the southerly pond, the City shall not be responsible for maintenance and the developer shall not receive credit against their SWMP fees. 18. All ponding basin side slopes shall be 4: 1 overall or 3: 1 with a 10: 1 bench at the normal water elevation. 19. The grading, drainage and erosion control plan shall incorporate temporary sediment basins to address site runoff during the grading operations. 20. The storm sewer system shall be designed for a 10-year, 24-hour storm event. Ponding calculations and drainage maps including pre- and post-development conditions for a 10-year and 1 OO-year storm event will also be required by City staff for review and approval prior to final plat consideration. 21. The applicant shall work with MnDOT in coordinating the storm drainage system from Trunk Highway 5 into the proposed stormwater basin north of the church site. The applicant may be entitled to credits against their SWMP fees as a result of pond oversizing and pipe extension. 8 Planning Commission Meeting - December 3, 1997 22. 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 for City Council approval. The private utilities shall also be constructed in accordance with City's Standard Specifications and Detail Plates. 23. 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. 24. The proposed wet tap on the watermain near the trail in the southeasterly comer of the site shall be relocated to avoid interference with the existing trail. 25. Public streets shall be incorporated to provide access to all three lots. A 60-foot wide right- of-way with a 60-foot radius cul-de-sac shall be incorporated into the site plan. The private street shall be constructed to a 9-ton design. 26. All parking lot drive aisles adjacent to 90 degree parking shall be a minimum of 26-feet wide pursuant to City Code. Drive aisle configurations near the intersection of Lots 1, 2 and 3 lot line shall be reconfigured to minimize drive aisle points onto main street. 27. The developer's right for a future right-in/right-out access to Tnmk Highway 5 shall be extinguished upon final platting unless the developer negotiates with MnDOT to transfer the right-in/right-out access to the adjacent property to the east. 28. The City's standards for boulevard street lighting shall be incorporated in the public portion of the streets. 29. A 10 foot clear space must be maintained around fire 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. 30. Install post indicator valve on fire water service coming into the building. Contact Chanhassen Fire Marshal or Fire Inspector for exact location. 31. An additional fire hydrant will be required near the church main entrance. Contact Chanhassen Fire Marshal for exact location of hydrant. 32. When fire protection including fire apparatus access roads and water supplies for fire protection is required. Such protection shall be installed and made serviceable prior to and during time of construction. Pursuant to Minnesota Uniform Fire Code 1991 Sect. 10-502. 9 Planning Commission Meeting - December 3, 1997 33. "No parking" fire lane signs and yellow curbing shall be provided. Contact the Chanhassen Fire Marshal for exact locations of signage and painted curbing. Pursuant to Chanhassen Fire Department/Fire Prevention Policy #06-1991. Copy enclosed. 34. Fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within jurisdiction when any portion of the facility, or any portion of an exterior wall of the first story of the building, is located more than 150 feet from apparatus access as measured by an approved route around the exterior of the building or facility. Exception: When buildings are completely protected with an approved automatic sprinkler system the provisions of this section may be modified by the Chief. When access roads cannot be installed due to topography, waterways, non negotiable grades or other similar conditions, the Chief is authorized to require additional fire protection as specified in Section 10.501 (b). Note: As building plans become available we will review the plan to determine if standpipes are required in any portion of the building due to the fact that we cannot achieve 150 foot access of all portions of the building." All voted in favor and the motion carried. PUBLIC HEARING: BLUFF CREEK OVERLAY DISTRICT. Public Present: Name Address Mark Koegler Km1 Papke Skip Cook HKGI, 123 No. 3rd Street, Mpls. 1131 Homestead Lane Eden Prairie Kate Aanenson presented the staff report on this item. Mark Koegler: Thanks Kate. Good evening Mr. Chairman, members of the Commission. I'd like to provide a brief summary of the ordinance. The specific items that are within that and then.. . obviously answer any questions that you might have. This ordinance is, as Kate indicated, is a follow-up implementation tool, or one of the implementation tools of the Bluff Creek management plan itself. The ordinance will actually amend both the portions of the zoning ordinance and subdivision ordinance and will create what we're calling the Bluff Creek Overlay District. The ordinance as you look through it, first of all begins to define some definitions that currently are not part of city code. Things like clustered development, ecosystem, natural habitat area. The two I want to focus on were a couple of terms that were bantered around in the first discussion item you had this evening. That's primary zone and secondary zone. From the 10 10+ ACRE RESIDENTIAL PARCELS