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7. Rezone Property, Comp Plan Amendment to Allow Office Use on property, Site Plan Review, & Lot Area & Set-Back Variance CITY OF CHANHASSEH PC DATE: 2/19/97 7 CC DATE: 3/10/97 CASE #: 97-1 LUP & 97-2 SPR By: AI-Jaff:v STAFF REPORT PROPOSAL: 1. Rezoning of property from R-12, High Density Residential to 01, Office Institutional 2. Comprehensive Plan amendment to allow oflice use on property guided for residential high density use 3. Site Plan Review for a 1,600 sq. ft. face lift for an existing building 4. Lot Area and existing front yard setback variance - ~ f ) j LOCATION: 7720 Great Plains Boulevard - Lot 1, Block 4, Highland Park, north west comer of Chan View and Great Plains Boulevard . APPLICANT: Ryan Engineering, Inc. For Katle & Joe Scott 7648 South Shore Drive Chanhassen, MN 55317 Donald E McCarville 3349 Warner Lane Mound, MN 55364 472-1272 or 47)..7128 . r I. ':f f J-vov"'t ACREAGE: 13,640 square feet 0.3 acres Action by City Alfmlnlstratlllll Endorser! II @,JA- Modified Rejected ~ Oat" ~ - ;:} ~~ 1 Date Submitted to Commissio PRESENT ZONING: R -12, High Density Residential District DENSITY: nla ADJACENT ZONING AND LAND USE: JQ ..~. Dale (."....'tt":d to Council 3-/0-71 N - R-12, High Density Residential, Apartment Building-----..- S - CBD, Colonial Center E - 01, S1. Hubert Church and School W - R -12, Heritage Park Apartments ,. .. . ~ .. 1 J WATER AND SEWER: Available to the site. . PHYSICAL CHARACTER.: The site has an existing Dry CleaninglLaundromat facility with landscaping and utilities. The parking lot is located on public right-of-way. . ) 2000 LAND USE PLAN: Residential High Density .) , .... < .. . un . . '- cIFf~oo~ I if. ~~~\n~!f ~/;PARK I Pl:. ~ . -1 . ~'I rJi !I/I ' ,~I ...& . ~.VIOLET .~;J.'" \\. ij J.... ~ ~~ \i t='ib~~: \ l, ROAD~ ~':-f8PD~) ou ~.. t:: ~~ ~ , ~ ~ \~ 'f(fr/ ~~~ ,r- W~ f-<~t~ ~,.~~ ~~~. ~"" J'\' RD'~ ~rtiJ ~ 1c-.LC {;j ~ ~" .~ '~iI.~1 r ~ C" --.. ~ ~ \. '1....."" lJj J . ~ """<i \.....-n~ fu. "~: r~ I ~ '~,",\. DC.""'" ~,L OTIIS, .~"~ .~ _ v~ r nr .. -~ ,] W~~-'-f(' 'II. --< ~., ~ ~ "/...I'r", ~., :,r v.....:...., ... · ~ l ((.- ' /X'l H'l 0 ~...., \1~ ~ '( "" "'. "'" - 'l'i;>.. \,,-- . ' '- ~ ,~~ ~.... lD" ,~ ~~' ?). l(, ."c.~' r~~~\~ ~ ~;\ III v'~" ~ LUl1V';';fO~~"Jlr-.~:; ~~~ r~' LAKE '${\>' . \1 ",i irf '\ " r~ "'. j, ~ """\i , -a,~:A ;\~ B~ ; 1\.'- r IT . .\ u ~ \\l.JJ1 ~,.~~,,_ T" ~.--1 ~ ~<S\.ul ~I '\1. /. >t H !."'-O:::'~j~\... ~~'C ,...,,,; E~"-' 't Pi' '-<.~~, "\\}~ Wr c ~ ~ ~ \',L _~~ 1...- . ~ ,~: " . , ' ,\ -;- ~ ~i n \ t-" "---,,,, ~ ILT' J.. ~'" ~m r - ~~ ! - . ~ _ 1"::'11 T l..;;;,al ~ ~4 I ,-~' 12 ~ m ct: r BG ~ ....... L I ......- "'-.J ~t::t ~ ." ~~k ~~ c..... s;t ~ ~ v' ~ ,~ T. , . ~ ~I r ~ ....... . 19 H . T VlESt'ERN ia .~B 1\\ I\-..\ ~l .~ ~ ~O. I - g J I T ~~ - \ ~ I~~P ~ ~ \.~ 'W ~. ;:~_ . \ ..-= $;;-' ~ ~~. _ :':J:v \ v I,..WA'1 -......:: 5: ~, ^'- A'" -~, \' -~ ' , .1::: ~~ ~ ~~~~ ~ "~ r, ....-: TI \ '" Jr ~~ ~~ ) ~ z RR. - -~ -I;'. l' - F Scott and Associates March 10, 1997 Page 2 The applicant submitted revised plans responding to staff's report and the conditions of approval. All new information is shown in bold letters and impertinent information is stricken out. PROPOSAL/SUMMARY The applicant is requesting multiple approvals to change the use of an existing non-conforming Laundromat into an office. The site is located north of Colonial Center, west of Great Plains Boulevard, south ofChan View, west ofSt. Hubert's Church and east of Heritage Park Apartments. The site has an area of 13,640 square feet. The proposal consists of rezoning the property from High Density Residential (R-12) to Office Institutional (01), a Comprehensive Plan amendment to allow office use on property guided for residential high density use, Site Plan Review for a 1,600 square foot face lift for the existing building, and a lot area, existing front yard setback and depth vanance. Country Clean & Launders is the current occupant of the building. They wish to sell and discontinue the business. In 1972, the zoning of the property was commercial which allowed the use. Some time between 1972 and 1977, Country Clean and Launders was built. Between 1977 and 1986, the zoning of the property was changed to High Density Residential (staff was unable to locate records of rezoning the property). The use is not permitted in this district. Therefore, the existing use is now non-conforming and cannot be expanded. The zoning ordinance states "There shall be no expansion, intensification, replacement. structural change, or relocation of any non-conforming use or non-conforming structure except to lessen or eliminate the nonconformity. " The applicant is requesting to change the use of the building to a small office. There are a total of two full time employees and three part time employees. This number should generate a maximum of 8 trips per day. The existing business generates approximately 84 trips to the dry cleaners. There should be a significant decrease in number of trips generated by the change of use. The site is bordered to the south by a service driveway which leads to the rear of the Colonial Center. Heritage Park Apartments and St. Hubert's parking lots border the site along the east and west. Staff visited the site to determine how the proposed (small office) use fit in with the developed properties adjacent to it or to determine if the site was suitable for residential uses. The parcel is less than one-third of an acre in size, and abuts the rear parking lot for Heritage Park Apartments to the west and the service lane for Colonial Center to the south. With these circumstances, staff did not feel that a residential user would find this site to be appropriate. Also, staff felt that the proposed office facility would be a low level office use, with a residential exterior appearance, and would be compatible with the surrounding property and uses. We concluded that Scott and Associates March 10, 1997 Page 3 residential uses were not likely to be a realistic option in this area and support the request to rezone the parcel to allow for an office use. The other option the applicant has is to rezone the property to CBD, Central Business District. We did not wish to open the site up to any commercial use. Instead we recommended the applicant apply for rezoning to 01, Office Institutional. We will still be able to uphold the applicant to the standards provided in the site plan section of the ordinance which will create a higher standard of development. The overall site plan appears to be in order and well designed. Staff has been working with the applicant for a few months and the plans have gone through some changes since it first appeared before us. The intended use of this building is office. Standards are proposed to be incorporated with the site plan agreement that would limit all future use of the site to low impact ones consistent with its surroundings. The applicant is proposing new plantings of over-story trees along the boulevard and hedges as well as planter boxes surrounding the building. This will be an improvement to the existing site landscaping, flmvever, staff is reoommending aeditioaal landsoaping be provided. The existing 1,600 square foot building is proposed to be remodeled. The current building is dilapidated and does not meet the standards set by the City of Chanhassen from an architectural design standpoint. There are approximately 8 exhaust pipes on the roof of the building which are proposed to be removed. The outdoor storage area, located west of the existing building, which is an eyesore, will also be eliminated as part of this proposal. The building will be repainted, new windows, canopies and flower boxes will be added which will enhance the appearance of this comer drastically. The most significant change which will take place is the removal of the existing parking lot which is located 50% on public right-of-way and is not in compliance with ordinance. These parking spaces currently back onto Great Plains Boulevard which raises a traffic safety issue in staff s mind. The applicant is proposing to relocate the parking lot to the south of the existing building and utilize the same access point/curb cut as the Colonial Center. The applicant must obtain a cross access easement to share this access point. The improvements will take place as soon as the City approves the proposal. Staff found that even though the parking lot setback will still require a variance along Great Plains Boulevard, it will still be a noticeable improvement. The variances are basically existing ones. The first is a lot area variance. The ordinance requires a minimum lot area of 15,000 square feet for lots located in an 01 District. The area of the parcel is 13,640 square feet. The second variance deals with the depth of the lot. The ordinance requires a minimum depth of 150 feet. This parcel has an average depth of 107.5 feet. The third variance is a front yard setback. The ordinance requires a 25 foot front yard setback. The building is located 8 feet from the property line along Chan View and the newly constructed parking lot will be located 10 feet from Great Plains Boulevard. Again, all these variances are existing ones and are not Scott and Associates March 10, 1997 Page 4 created by the applicant. To the extent possible, the applicant has attempted to improve the site and bring it into compliance. Staff is recommending approval of these variances. The comprehensive plan designates this property as High Density Residential. The comprehensive plan will have to be amended as part of the application process to designate the subject site as office. On January 6, 1997, the applicant held a neighborhood meeting to introduce neighboring property owners to their proposal. Staff believes the proposal, combined with conditions proposed by staff, will be effective in providing satisfactory development. Through the rezoning of the property, the proposed office facility will be allowed and the city will be able to maintain control on the improvements and uses. Staff finds the proposed request of existing variances, rezoning, and comprehensive plan amendment to be acceptable and is recommending approval subject to proposed conditions. REZONING Justification for Rezoning to 01 The applicant is requesting to rezone 0.3 acres from R-12, High Density Residential to 01, Office Institutional. The intent of the 01 District is to provide for public or quasi-public nonprofit uses and professional business and administrative offices. The rezoning of the parcel will allow the applicants to locate their office within this existing building and give the City an opportunity to require the improvements on the site. Both parties will benefit from this proposal. The use of the 01 zoning also allows for a greater variety of uses, that are compatible with the surrounding area. In exchange for this, the city has the expectation that the development plan will result in a significantly higher quality and more sensitive proposal. In return for the rezoning to 01, the city is receiving: Elimination of outdoor storage area Additional boulevard plantings and requiring additional trees Improved architectural standards and appearance including; entryways, roof top screening, and uniform architecture Elimination of parking lot located on public right-of-way Extension of a side walk along Great Plains Boulevard Removal of an existing pylon sign on the comer of Chan View and Great Plains Boulevard Scott and Associates March 10, 1997 Page 5 Development Standards/Site Plan Review The site is located at the southwest comer of Chan View and Great Plains Boulevard. The existing 1,600 square foot building is proposed to be remodeled. The applicant is proposing that the entire building will be painted. The existing roof will be replaced, and all the chimney stacks will be removed. Existing 3 foot wide doors will be removed and replaced by new ones, and the introduction of new windows and awnings and flower boxes for accent. The current building is dilapidated and does not meet the standards set by the City of Chanhassen from an architectural design stand point. The outdoor storage area, located west of the existing building, which is an eyesore, will also be cleaned and replaced with green space, which will enhance the appearance of this comer drastically. The setbacks of the building is set by the existing building. All setbacks meet the ordinance requirements with the exception of the north side which is 8 feet. The ordinance requires a 25 foot setback. Total Lot Area Lot Frontage Lot Depth Lot Coverage Parking Setback Parking Stalls Building Height Building Setback COMPLIANCE TABLE - 01 DISTRICT Ordinance Scott & Associates .................................}??9.9.Q..~...f:...................................L.............................)}?~.~9...~:.f:.~................................. ...........................................??.:............................................l............................}}g~..(~y.~~~g~X.......................... 150' i 107.5' (averap-e)* :::::::::::::::::::::::::::::::::::::::::~~::%::::::::::::::::::::::::::::::::::::::::1:::::::::::::::::::::::::::::::::::::j~::%:::::~:::::::::::::::::::::::::::::::.: N - 25' S - 10' j N - 54' S - N/A ...........................~..~},?.~....~..~).9..~............................L........................~..~J9.~~...~..~.~!.A.......m................ 7 stalls (calculated @ 4.5 i 12 stalls ............................~~~g~!..!.?g9.9...~:.f.:2............................l............................................................................................... .....................................?..~~~E~.~.~.....................................L.....................................}...~~2ry...............m..................... N - 25' S - 10' i N - 8'* S - 70' E - 25' W - 10' j E - 15'* W - 35' . The City Code requires a minimum area of 15,000 square feet for a parcel zoned or. This parcel has an area of 13,640 square feet. The parcel has an average depth of 107.5 feet. The ordinance requires a 150 foot lot depth. The front setback along Chan View is 8 feet and 15 feet along Great Plains Boulevard. The ordinance requires a 25 foot setback. The parking setback along Great Plains Boulevard is 10 feet. The ordinance requires a 25 foot setback. This parking lot is being relocated form being 50% on public right-of-way and zero setback to having a 10 foot setback which will be an improvement. There is no way for the site to obtain additional square footage, increased setbacks nor depth, as it is abutted by Colonial Center, Scott and Associates March 10, 1997 Page 6 Heritage Park Apartments, Chan View, and Great Plains Boulevard. All these variances are existing and are of no fault of the applicants. They did not create the hardship. For these reasons, we believe it is reasonable to grant approval of the existing variances. Approval of the variancesisrecornrnended. Site Landscaping and Screening The applicant has prepared a landscaping plan that shows the addition of boulevard trees along eHe two street frontages, foundation plantings, and limited parking lot landscaping. To meet ordinance requirements, the applicant will need to has provided boulevard trees along the northern street frontage, increased parking lot landscaping to 264 sq. ft. and provided one tree for the parking lot. The additional landscaping will add a positive element to this site. Signage The applicant is proposing to remove the existing pylon sign and the wall mounted sign, and replace them with one non-illuminated wall mounted sign. This is in compliance with the sign ordinance requirements since no illuminated signs may face residential neighborhoods. The maximum area of the wall mounted sign may not exceed 90 square feet. The area of the proposed sign is 72 square feet which is below the maximum area permitted by ordinance. A sign permit will be required prior to installation of the sign. Lighting Two wall mounted, decorative, and shielded light fixtures will be introduced. These lights will be located on both sides of the entrance door along the east elevation. Light level for site lighting shall be no more than Yz candle at the property line. Streets/ Access/Parking Access to the site is obtained via Great Plains Boulevard. Currently the parking is along Great Plains Boulevard which will be abandoned and replaced with 12 parking stalls on site. Entrance to the parking lot will be the same access point/curb cut as the Colonial Center. The applicant must obtain a cross access easement to share this access point. In conjunction with the removal of the existing parking stalls, the existing concrete sidewalk and concrete curb and gutter along Great Plains Boulevard will be extended northerly to Chan View and the boulevards restored. The applicant is proposing to restore the existing parking area with black dirt and seed. Staff recommends that the City's boulevard area be restored with sod to ensure restoration as quickly as possible and minimize erosion. To guarantee that the boulevard restoration is completed, staff recommends that an escrow for $2,000 be provided by the applicant. Scott and Associates March 10, 1997 Page 7 There will be a total of 12 parking stalls. The City Code requires 4.5 stalls per 1,000 square feet. A total of 7 spaces are required. Weae-One of the parking stalls afe is labeled handicapped. The Uniform Building Code requires one accessible parking space. The space mast be is eight feet wide with a five foot wide access aisle. In addition, an accessible route must be provided from the parking lot to the building along with approved signage. Utilities The site is currently connected to City sewer and water. According to the plans it appears no modifications to the existing sewer and water service will be necessary. Grading and Drainage None proposed. PLANNING COMMISSION UPDATE On February 19, 1997, the Planning Commission reviewed and approved this application unanimously. They stated that the request was reasonable, a vast improvement over the existing building, and a wonderful project. RECOMMENDA nON The Planning Commission recommended the City Council adopt the following motion: "The City Council approves the rezoning (97-1 REZ) of 0.3 acres (13,640 square feet) of R-12, High Density Residential to 01, Office Institutional for first reading, approves the site plan (97-2 SPR) to renovate a 1,600 square foot building, lot area, front yard setback, and lot depth variances, and comprehensive plan amendment from high density residential to office as shown in plans dated received Janaary 21, February 19, 1997 subject to the following conditions: 1. Rezoning approval from R-12, High Density Residential to 01, Office Institutional. 2. Approval of the minor comprehensive plan amendment by the Metropolitan Council. 3. The applicant shall enter into a site plan agreement and provide financial security to guarantee improvements. 4. The applicaflt lffilst pf(;wide 3 overstory beale'lard trees along ChaR Vie'll street !~~~~~~ .:; ~~e ~verstery tree viith the parking lot lanaseaping. ,,^Jso, parking lot lafiaseaping will be increased to 264 sq. f-eet. Scott and Associates March 10, 1997 Page 8 5. The applicant shall provide to the City a $2,000 letter of credit or cash escrow to guarantee installation of the sidewalk, curb and gutter and boulevard restoration. The boulevard area between the property line and the street shall be sodded. 7. Provide a cross access easement between Colonial Center and the proposed development for shared access from Great Plains Boulevard. 8. During construction, the streets shall be kept clean daily in order to prevent erosion from washing off site. Erosion control measures may be implemented later as the need arises. 9. One accessible parking space shall be pro':ided. The space mHst be eight f~et wide '.vith a five fDot wide aceess aisle. In addition, an accessible route must provided from the parking lot to the building along with approved signage. 10. Light level for site lighting shall be no more than Y2 candle at the property line. 11. The maximum area of the wall mounted sign may not exceed 90 square feet. A sign permit will be required prior to installation of the sign." ATTACHMENTS 1. Application and Narrative. 2. Planning Commission minutes dated February 19, 1997. 3. Site Plan dated received January 21, 1997. CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 APPUCANT:_'R'1 AJ bJGl ( ,Jes~ A.k. . (N C . ADDRESS: 1<-4- 'C> So.....{.-L-. ~L...af'Lc:. Vfl.J()~ CJ'\ A~~s ~~~ I tv( t-J 55 3 ~ -r TELEPHONE (Day time) 9, S- - 0 Beo 4- fe' ~\-~~ ~,J~ <;;"~1l srf.2-- 11' ') 1 _ 1- e-]'7' I (L.,LlP a,1 ,/ OWNER: 11 () I? 0 I JO f- )((.5.- ~ r J. /1 t: ADDRESS:-1JY1aJ:~ L~ / )t/);{l2i, j)J, /J/J .~~3C,( TELEPHONE: II i 7~ - l:l "7 ;). - tV t./ 7/- 7/.)/5 DEVELOPMENT REVIEW APPLlCA nON -A Comprehensive Plan Amendment ~~~~ _ Temporary Sales Permit Conditional Use Permit - Vacation of ROW/Easements - Interim Use Permit ~ Variance r.-- - yb _ Non-conforming Use Permit - Wetland Alteration Permit _ Planned Unit Development. _ Zoning Appeal ~.\ ~ Rezoning roQ _ Zoning Ordinance Amendment ~1,1 ~ Sign Permits ..... ~ Sign Plan Review X- Notification Sign f r \"(:) ~~ $ Site Plan Review. Li l ~ -1L Escrow for Filing Fees/Attorney Cost.. s--O Ql-J. ($50 CUP/SPRlVACNARNlAPlMetes and Bounds, $400 Minor SUB) - Subdivision. TOTALFEE$ .;;;-vq ~ [. ,,~S~ ,I A list of all property owners within 500 feet of the boundaries of the property must be Included with the application. L.iN~,\- c...~it.lJG.l- C.o<JIV"t-, 4\l;>S,(l..MX' '-l<-lf- 5S"=lb t Ie Building material samples must be submitted with site plan reviews. NDlE :J"hen muhiple apprlC3tions are processed, the appropriate fee shall be charged for each application. ./ /\ ./\~/~ \~~. V ~wenty-six full size folded copies of the plans must be submitted, including an aw' X 11" reduced copy of transparency for each plan sheet. ' /\.ll) ~ _ Escrow will be required for other applications through the development contract ~ v '{l ~ '">,-c: \. ,C ,~ ~ 'ROJECT NAME .OCATION EGAl DESCRIPTION 1/.20 .(3Qr?tJ/N9 7120 G/le/?-I- ;Jt/Ns &~~. C'4#14J~, Ao-C.:L, Z)[.(KJc.. Lf,' -#~~ {ANd PArt 'OTAL ACREAGE ITETlANDS PRESENT 'RESENT ZONING lEQUESTED ZONING 1..3. tt/O , X NO , +I-;::I Q,v<;.;--/.l he~;~-J I~L lEQUESTED LAND USE DESIGNATION o7r lEASON FOR THIS REQUEST L.QN lie r+ J' e.. -frt. "fA. ~; Ai - Of LA\.J.J\rd.1I1 / 1);1 1 G0~- -to 4v DE-Au.... ~ f Scott- t 1-[ {rfC-t/rfat., ~0 ' YES ,IZ. - I 2- o/::r . 'RESENT LAND USE DESIGNATION 'his application must be completed in full and be typewritten or clearly printed and must be accompanied by all information nd plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning lepartment to determine the specific ordinance and procedural requirements applicable to your application. I determination of completeness of the application shall be made within ten business days of application submittal. A written otice of application deficiencies shall be mailed to the applicant within ten business days of application. 'his is to certify that I am making application for the described action by the City and that I am responsible for complying with .11 City requirements with regard to this request. This application should be processed in my name and I am the party whom le City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either opy of Owner's Duplicate Certificate of Title. Abstract of Title or purchase agreement), or I am the authorized person to make lis application and the fee owner has also signed this application. will keep myself informed of the deadlines for submission of material and the progress of this application. I further 'nderstand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any .uthorization to proceed with the study. The documents and information I have submitted are true and correct to the best of lY knowledge. "he city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing equirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day ,xtension ~ development re iew. Development review shall be completed within 120 days unless additional review xtension e approved by applicant. ;i9~re.Of PPli~if ' cd I It!Lt~ ,. l /,/ J 1&6 V;I) j-'/t1A/(/! /'Jh ~/ {~ llgnature of Fee Owner 'Date 'Pplication Received on ~ Fee Paid J} b85 D oD Receipt No. ~ be applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting. f not contacted, a copy of the report will be mailed to the applicant's address. Background: Katie & Joe Scott have owned and operated Scott & Associates, Inc., in Chanhassen since 1993. Along with three employees, they provide corporate customers (Cargill, Walt Disney Wodd, MassMutual, NSP, etc.) with promotional services, products and employee recognition programs, i.e. service, safety and sales awards. Current and projected growth will require more contiguous office space than is now available to them. The Country Clean Laundromat and Dry Cleaning building at 7720 Great Plains Boulevard presents an opportunity for the Scott's to own/occupy their office space, while improving a property which is currently less than esthetically pleasing. Today, the site is guided for High Density Residential land use and is zoned R-12. Here is why the site will probably not be developed under the existing land use and zoning: 7720 Great Plains Boulevard Square Feet per Acre: 43,560 Site Square Footage: 13,640 Impervious Surface Maximum for a Duplex: 5,456 40% Impervious Surface@ units: I 5,500 1,150 Parking Sq.'/unit, deck Zoning: R 12 driveway, sidewalks, et Maximum R12 Units on Site: 3.76 Max. R12 Units @7,500 Land sqft.lunit: 1.82 VARIANCE If a variance were granted to build 2 units on less than 15,000 sq.' of land: Property Acquisition' $ 125,000.00 Construct Demolition: 15,000.00 $/sq.' Sq.'/Unit #ofUnits Construction: 224.000.00 $ 70.00 1,600 2 Total: $ 364,000.00 Per Month Mortgage@: 9% $2,928.83 Utilities/mo. : 200.00 Taxes: 420.00 Maintenance: 100.00 Insurance: 75.00 $3,723.83 Break-even Rent/Unit: $ 1,861.91 Equals the PITI for a: $ 231,402.04 home. Livable Communities Act (LCA): Chanhassen's commitment to the LCA requires a fundamental change in the diversity and affordability of the City's housing stock. Residential High Density land use and R-12 zoning allows for the most affordable housing, however, the above example would not fulfill the "affordability" measure. Therefore, the 7720 site, under Residential High Density land use and R-12 zoning, will not aid in Chanhassen's quest for LCA compliance. Land Use Amendment and Rezoning: The subject property, and its underlying land use and zoning, was "left over" when the Heritage Square Apartment project was completed. It is not a desirable R-12 development prospect. A similar circumstance occurred with the property at the end of Kerber Boulevard, in between Market Square and Target. The Kerber Boulevard property, which was guided and zoned for Retail use, was "left over" when Market Square and Target were built. The site's poor visibility from West 78th Street and Highway 5 made it an undesirable Retail development prospect. The City Council agreed to change the land use and zoning so that the property would be developed. Here are some thoughts on why the application should be approved: The neighbor's are supportive of the application: . All neighbors at the January 6, 1997 meeting signed a petition in support of the application; . All correspondence and phone calls received by the applicants were supportive of the application. Office/Institutional Land Use is consistent with a major neighboring use: . St. Hubert's Church & School has a land use of Office /Institutional (east of site, across the street); . The applicants have offered the site's parking spaces to the St. Hubert's congregation in order to ease on-street parking congestion during Mass and Church events. Transition from Retail to R-12 and Residential Single Family: · The "residential" appearance of the remodeled 7720 building will be consistent with the surrounding homes and buildings. The Intensity of the property's use will be greatly reduced: · Hours of operation will be reduced from 84 hours/week (7 days/week, 12 hours/day) to 45 hours/week (5 days/week, 9 hours/day a 46% reduction); · Destination round-trips will be reduced from 420 to 40/week (90% reduction). ...and will occur when most of the neighbors are gone. Virtually all non-conformities will be removed: · Signage on the corner of Great Plains Boulevard and Chan View; · Shed, fence and abandoned equipment behind building; · 6' x 12' discarded sign on ground south of building; · Parking will be moved from the East side to the South side of building; The appearance of the building and grounds will be enhanced:: · New roof, removal of all vent stacks; · New exterior paint plus repaired/replaced soffit and facia; · New/Repaired windows & doors; . New parking lot on South side of building; . Landscaping - addition of planter boxes, boulevard trees and shrubs; . Green space along Great Plains Boulevard to replace the current parking lot. Tax Benefit: Estimated net tax increase of 100% to the City ofChanhassen due to the Land Use Amendment, rezoning, increased property valuation and lessened City service requirements, i.e. Public Safety. This tax benefit is 100% greater than if the site were developed under the existing land use and zoning. Historic Preservation: The building, which was built in 1954 using the "Frontier" architecture style, could very well become the oldest surviving commercial structure in Chanhassen. NOTICE OF PUBLIC HEARING PLANNING COMMISSION Wednesday, February 19, 1997 at 7:00 p.m. City Hall Council Chambers 690 Coulter Drive 1~---= Jl~ UTI rfT-l []II] []~ []]I] ITIIJ EIJ] [[[1l Bill []7 et ~ ;g~ SUBJECT: Comprehensive Plan Amendment, Rezoning, Variance and Site Plan Review I -V / /~ ( ~sfLA ~PLlCANT: Ryan Engineering and Scott & Associates LOCATION: 7720 Great Plains Blvd. NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, Scott & Associates and Ryan Engineering, are requesting a comprehensive plan amendment, rezoning from R-12, Multi-family to 01, Office Institutional, and site plan review for an office building located at 7720 Great Plains Blvd. 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 Sharmin at 937-1900 ext. 120. 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 February 6, 1997. Owner Ownadr Owncty, Location LINDA LENORA KEELER 304 77TH ST W CHANHASSEN, MN 55317 9798 JOHN T BUSCH & GARY M CHRISTENSON 7607 HURON CHANHASSEN, MN 55317 CARLOS M MARROQUIN & KIMBERLY L MARROQUIN 7606 GREAT PLAINS BLVD CHANHASSEN, MN 55317 9717 DOUGLAS J KOCH 7609 GREAT PLAINS BLVD CHANHASSEN. MN 55317 MARTIN H & BEVERLY J RICKER 7608 HURON CHANHASSEN, MN 55317 9602 THUNG M & LAN T NGUYEN 7609 HURON CHANHASSEN. MN 55317 9602 TRACY L & JANE M MESSER 7608 GREAT PLAINS BLVD CHANHASSEN, MN 55317 9717 ARLlS A BOVY 7339 FRONTIER TRL PO BOX 132 CHANHASSEN, MN 55317 0132 ROBERT T & SUSAN J WELLIVER 7611 HURON CHANHASSEN, MN 55317 9602 JOHN R RYAN 7613 IROQUOIS CHANHASSEN, MN 55317 9604 FRANCES M JACQUES 308 CHANVIEW LN PO BOX 44 CHANHASSEN, MN 55317 0044 GEORGE P SHORBA 306 CHAN VIEW CHANHASSEN, MN 55317 9714 IVO & BLANCHE SCHUTROP 302 CHAN VIEW CHANHASSEN, MN 55317 9714 LAURA A LARSON 7615 IROQUOIS PO BOX 783 CHANHASSEN, MN 55317 PHILIP & NANCY HILLMAN C/O TOM & KAY KLlNGELHUTZ 9531 JESKE AVE NW ANNAN DALE, MN 55302 PHILIP & NANCY HILLMAN C/O TOM & KAY KLlNGELHUTZ 9531 JESKE AVE NW ANNAN DALE, MN 55302 JAMES M & PATRICIA 0 MARTIN 3740 UNION TERRACE LN PLYMOUTH, MN 55441 PHILIP & NANCY HILLMAN C/O TOM & KAY KLlNGELHUTZ 9531 JESKE AVE NW ANNAN DALE, MN 55302 HERITAGE PARK APARTMENTS C/O THIES p, TALLE MGMT INC 470 78TH ST W PO BOX 250 CHANHASSEN, MN 55317 DONALD F MCCARVILLE 3349 WARNER LN MOUND, MN 55364 CHANHASSEN HRA 690 COULTER DR PO BOX 147 CHANHASSEN, MN 55317 0147 LARRY A & KATHLEEN A SCHROEDER 7720 FRONTIER TRL CHANHASSEN, MN 55317 9753 CHANHASSEN HRA 690 COULTER DR PO BOX 147 CHANHASSEN. MN 55317 0147 CHANHASSEN REALTY CO C/O MAsor PROPERTIES 1589 HWY 7 HOPKINS, MN 55343 CHANHASSEN MEDICAL ARTS 470 78TH ST W PO BOX 250 CHANHASSEN, MN 55317 CITY OF CHANHASSEN C/O CITY TREASURER 690 COULTER DR PO BOX 147 CHANHASSEN, MN 55317 0147 OMBERG COMPANIES INC 30X 730 NHASSEN, MN 55317 0730 jRCH OF ST HUBERT 'GREAT PLAINS BLVD NHASSEN, MN 55317 9708 NHASSEN HRA :OULTER DR PO BOX 147 NHASSEN, MN 553170147 Address ~ f-f ~ ~ ~ - = ZO o~ ~= ~ .- <S >~ ~..j.i ~~ ~f-f E-l~ 000 <M ~(::: s ." o <t; ~r- (1)0\ o:l~ o:l .. 0:>-. 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Scott, Scott & Associates, Inc. - 612-934-6494 Information for Inclusion in the Planning Commission Packet I have enclosed the following: 1) Invitation to the January 6, 1997 neighborhood meeting; 2) Letter of invitation to the above; 3) e-mail supporting project from Bev, Martin and Natalie Ricker; 4) Petition supporting project signed by Doug Koch & Wendy & Doug Suedbeck 5) Letter to neighbors regarding application submission. All of the above correspondence was sent to the people/organizations listed by Carver County Abstract as property owners within 500 (five hundred) feet ofthe subject property . 5E69-PE6 :~U!U~A~ - 9096-6P6 :ABp ~ql ~q IHM. nOA J! M.OID{ sn l~I ~sB~Id p~AJ~S ~q II!M S){OBUS pUB SlU~Wl{S~.y~'}l ~U!PI!nq UB~I:> hJlUnO:> ~ql I~POW~)l Ol SUBId mo UO lndu! mOA l~~ 0.1 :Al{M (s,A~InBd OllX~U) IIBH ~gBn!A PIO :~l~l{M Wd 00:8 - Wd OO:L ql9 AIBnUBf 'ABPUOW :u~l{M UooS ~of 7fl ~!lB)I :slsoH e~ --y , ....-\,.:l ~ ~("\ ~(p5 ~tJ~ You're Invited to a Neighborhood Meeting! SCOTI & ASSOCIATES, INC. 80 West 78th Street Suite 225 Chanhassen, MN 55317 612-949-9606 · FAX: 612-934-6494 Thursday, January 02, 1997 Ken Talle Chanhassen Medical Arts 470 West 78th Street Chanhassen, MN 55317 Dear Ken Talle: The reason for this letter: To invite you to a neighborhood meeting on Monday, January 6th from 7:00 to 8:00 PM at the Chanhassen Old Village Hall (next to Pauley's). We would like to hear your thoughts on our plans for the Country Clean building (7720 Great Plains Boulevard). Refreshments will be served. Who we are and what we do for a living: Katie and I have lived in Chanhassen for ten years and started our company four years ago. We currently office in Chanhassen and, with our three employees, administer service award programs and sell promotional services and products. Our normal hours of operation are from 8 AM - 5 PM, Monday through Friday. What we would like to do with the hui/ding and property: Convert the use of the building to office and storage space for our company. Improvements would include repairs to the roof, windows, doors, soffits and facia, removing the pole sign and shed, painting the exterior as well as adding some modest landscaping to generally enhance the appearance of the property. How vou can help: To remodel the building and move our business, the City of Chanhassen needs to rezone the property and grant us a variance. Since the granting of rezoning and variance requests are not very common, any input or support from you would help us to get this project completed. Please come to the meeting or give us a call, we'd like to hear from you. Regards, Joseph G. Scott Mary K. Scott JGS:id ASI - 321502 PPAI - 134742 e-mail: scottassoc@prodigy.com web page: www.logomall.com/scottassoc lted on 01/07/97 at 09:25 Prodigy (R) Mail Page:01 From: BevRicker ject: Country clean bldg Date: 01/05 04: 08 PM ET ~ urn-Path: BevRicker@aol.com eived: from emout19.mail.aol.com (emout19.mx.aol.com [198.81.11.45]) pimaia1w.prodigy.com (8.6.10/8.6.9) with ESMTP id QAA10896 for ottassoc@prodigy.com>i Sun, 5 Jan 1997 16:07:29 -0500 m: BevRicker@aol.com - eived: by emout19.mail.aol.com (8.6.12/8.6.12) id QAA27201 for ttassoc@prodigy.comi Sun, 5 Jan 1997 16:07:18 -0500 e: Sun, 5 Jan 1997 16:07:18 -0500 sage-ID: <970105160718_1043817793@emout19.mail.aol.com> scottassoc@prodigy.com 'ect: Country clean bId have long thought of the building at Chanview and Great Plains as one worst eyesores in Chanhassen. I am glad someone wants to take a ghborly and responsible approach and clean it up. I can't imagine why y would block such an effort. If you need support, we would lend it. Ricker M.D. tin Ricker alie Ricker PETITION We, the undersigned, support Joseph G. and Mary K. Scott's application for the rezoning, variance, site plan and comprehensive plan amendment of the property located at 7720 Great Plains Boulevard (Country Clean), Chanhassen, MN NAME (please print) & Signature ADDRESS ~........ \L....-\( ~n 3:E,c"1 ~~"""\,,,,--~~l.:::' ~ kd.b..Q.c'/L t, uJen(.~ ~ ~SV-lUt.~ 1(00.5 \/ I, SCOTT & ASSOCIATES, INC. 80 West 78th Street Suite 225 Chanhassen, MN 55317 612-949-9606 · FAX: 612-934-6494 Monday, February 03, 1997 Joseph G. Scott Scott & Associates, Inc. 80 West 78th Street - Suite 225 Chanhassen, MN 55317-9705 Dear Joseph: By now you have probably seen the "Proposed Development" sign in front of the Country Clean property. We submitted our application to the City on 1/17, so we are officially on our way. I have enclosed some information that you might find interesting: - A site plan showing the proposed new parking lot, sidewalk and landscaping; - A rendering of the "new" front of the building. Also, as part of our research, we retained an environmental engineering firm to take soil samples on the property. Traces of a solvent were found behind the building, which the owner voluntarily reported to the Minnesota Pollution Control Agency on January 22. This won't affect our project due to programs available from the State and Federal Government. As with all development proposals of this type, there may be some changes recommended by the City Planning Staff. Although we reviewed our application with Staff prior to submittal and don't expect any major changes, we'll keep you posted. Our application will be considered by the Planning Commission on Wednesday, February 19th sometime after 7:00 PM. Regar s, JGS:id Enclosures: (2) As above ASI - 321502 PPAI - 134742 e-mail: scottassoc@prodigy.com web page: www.logomall.com/scottassoc Planning Commission Meeting - February 19, 1997 PUBLIC HEARING: COMPREHENSIVE PLAN AMENDMENT TO CHANGE THE LAND USE FROM HIGH DENSITY RESIDENTIAL TO OFFICE INSTITUTIONAL: REZONING OF PROPERTY FROM R-12 TO 01: LOT AREA VARIANCE REQUEST: AND SITE PLAN REVIEW FOR AN OFFICE BUILDING. SCOTT & ASSOCIATES AND RYAN ENGINEERING. INC. Sharmin AI-Jaff presented the staff report on this item. Joyce: Thank you. Any questions for staff at this time? Conrad: Just one. West of the parking lot Sharmin, what's, is that grass? AI-Jaff: Yes it is. Conrad: Is it grass now? If it was summer. AI-Jaff: There's gravel. Conrad: It's gravel. And they're putting in 12 stalls. They're required to put in 7. AI-Jaff: Correct. Conrad: No more questions. AI-Jaff: They will add some more about allowing maybe St. Hubert's to park there when they need to on weekends, since they're not going to be using this parking lot. Joyce: Okay. Would the applicant like to come up and make a presentation? Joe Scott: I'm Joe Scott with Scott and Associates and we're at 80 West 78th Street here in Chanhassen. The building that is affectionately known as the old detox center so obviously moving up to this place is quite a big deal for us. What I've got here, to give you some idea of the building materials that we're going to be using. You have a black and white rendering. This is a small color rendering. I'll just pass it around. And you also have a picture of what the building looks like today, and we took a look at the staff report over this last weekend and what we did is, there were some suggestions that were made by Sharmin with regard to adding additional landscaping and an overstory tree and what we've done is attached to that packet that you have there, we've made all the changes to the site plan to fit in with the suggestions made by staff. For such a small property, there's obviously a lot of things that we're asking for with the rezone and then also there's quite a few variances that we're basically stuck with because of the nature of the property. There's also another, the other interesting thing that's happening is that we'll be required to get a cross access easement from whoever's involved in the shopping center there but I think they're going to need a cross access easement from us because the property kind 7 Planning Commission Meeting - February 19, 1997 of cuts the drive in halfbut I'm sure that's something that we can work out. One other comment too about de-intensifying the use is that our hours of operation are the standard 9:00 to 5:00 and we'll be reducing the hours of operation about 50% and then the trips are going to be reduced by about 90% so the intensive use of the site as it sits today is going to be reduced quite a bit. If you have any other questions, Perry Ryan from Ryan Engineering can answer some of the more technical questions. Here's what we are going to be making the building look like, and you'll notice that the stacks off the roof are gone and so forth so we're pretty excited about this and I think what I'll do is I'll end my presentation and if you have any questions or something, I'll be more than happy to answer and then just let you get on with making your decision. Any questions? Joyce: The only one I had was, why do we need the 12 parking? Joe Scott: Well I think we're required to have 8 I think. Or 7 or 8. And from looking at what it was going to cost to put the 8 stall parking lot in, we just figured well for the additional, what was it like an additional $1,500.00 we could get 4 more spaces so we just figured, I mean right now we've got, there's five of us who work in our company so we figured well we've got five people. Every once in a while we'll have a customer. Then we have UPS so I'mjust thinking, you know for the incremental dollars you might as well max out the parking lot so we don't end up with an issue there. And I think you can see from the packet too that we took a lot of time letting the neighbors know what we wanted to do and we got some of their reaction and people are pretty excited about what we're doing and so are we so. Any other questions or comments? Conrad: You're below the impervious surface ratio aren't you? Joe Scott: Oh yeah. I think we're at 36. 38. And I think it would support 60 or something so yeah. It's a pretty small building. Actually the parking lot is bigger than the building. Joyce: Okay. Thank you very much. Joe Scott: Okay, thanks. Joyce: At this time we'll open it up for, or make a motion to open it up for public hearing. Farmakes moved, Blackowiak seconded to open the public hearing. Joyce: It's open for a public hearing. Would anyone like to address the Planning Commission on this item? Seeing none, may I have a motion to close the public hearing? Farmakes moved, Blackowiak seconded to close the public hearing. Joyce: Commissioners. Allyson. Brooks: I have no comment. It seems reasonable. 8 Planning Commission Meeting - February 19, 1997 Joyce: Ladd. Conrad: Nothing. It looks fine to me. Blackowiak: I'd say it's a big improvement over what's there and it seems like everybody in the neighborhood is in agreement with it. Joyce: Jeff. Farmakes: It's an improvement. Joyce: Okay. I would agree with that. It's a vast improvement. I think it's a wonderful, wonderful project. The only thing I said to Kate is, I wish we could have put some of that high density on top of it somewhere and rented out some space up there. We have those needs. Yeah, but no. It's a great project. Congratulations. So let's have a motion here. Farmakes: I make a motion that the Planning Commission recommend approval of the rezoning of 0.3 acres ofR-12, high density residential to 01, Office Institutional. Approve site plan to renovate a 1,600 square foot building, lot area, front yard setback and lot depth variances and comprehensive plan amendment from high density residential to office as shown in the plans dated received January 21, 1997 subject to the following conditions, 1 through 11. Joyce: Do I have a second? Blackowiak: Second. Farmakes moved, Blackowiak seconded that the Planning Commission recommends approval of rezoning 0.3 acres of R-12, High Density Residential to 01, Office Institutional, approve site plan to renovate a 1,600 square foot building, lot area, front yard setback, and lot depth variances, and comprehensive plan amendment from high density residential to office as shown in plans dated received January 21, 1997, subject to the following conditions: 1. Rezoning approval from R-12, High Density Residential to 01, Office Institutional. 2. Approval of the minor comprehensive plan amendment by the Metropolitan Council. 3. The applicant shall enter into a site plan agreement and provide financial security to guarantee improvements. 4. The applicant must provide 3 overstory boulevard trees along Chan View street frontage and one overstory tree with the parking lot landscaping. Also, parking lot landscaping will be increased to 264 sq. feet. 9 Planning Commission Meeting - February 19, 1997 5. The applicant shall provide to the City a $2,000 letter of credit or cash escrow to guarantee installation of the sidewalk, curb and gutter and boulevard restoration. The boulevard area between the property line and the street shall be sodded. 6. Provide a cross access easement between Colonial Center and the proposed development for shared access from Great Plains Boulevard. 7. During construction, the streets shall be kept clean daily in order to prevent erosion from washing off site. Erosion control measures may be implemented later as the need arises. 8. One accessible parking space shall be provided. The space must be eight feet wide with a five foot wide access aisle. In addition, an accessible route must be provided from the parking lot to the building along with approved signage. 9. Light level for site lighting shall be no more than Y2 candle at the property line. 10. The maximum area of the wall mounted sign may not exceed 90 square feet. A sign permit will be required prior to installation of the sign. All voted in favor and the motion carried. PUBLIC HEARING: SITE PLAN REVIEW FOR A 24.285 SQ. FT. SHOPPING CENTER TO BE LOCATED AT THE SOUTHEAST CORNER OF THE INTERSECTION OF HWY. 5 AND GREAT PLAINS BLVD.. CHANHASSEN COMMONS. OPPIDAN INVESTMENT CO. Public Present: Name Address Pat Hallasee George Beniek Tom Lander Blue Circle Investment Company American Legion M.A. Mortenson Company Sharmin AI-Jaff presented the staff report on this item. Joyce: Okay. Are there any questions for staff at this time? Conrad: Yeah. This is a site plan for the whole area. The whole site. AI-Jaff: It is for the. Conrad: Not just the strip mall. This is the whole site. 10