4 Clearwater Site PlanCITY OF
P.C. DATE: 6/17/03
C.C. DATE: 7/14/03
REVIEW DEADLINE: 7/15/03
CASE: 03-6 Site Plan 2003-8 SUB
2(I)2-2 and 1999-2 PUD 2003-2 CUP
BY: AMaff:v
STAFF
REPORT
Z
I
PROPOSAL: 1.
.
i
i
LOCATION:
Planned Unit Development Amendment to allow a drive-through, establish
sign criteria for the center, and parking ~tb~L
Replat of Outlot D, Arboretum Village and Lot 1, Block 4, Vasserman '-
Ridge (4.79 acres), into three lots.
A Conditional Use Permit to allow the cons~~ of a Convenience Sto~
Site Plan Review for the cons~on of three multi-tenant buildings, one of .
which contains a convenience store with gas pumps, a coffee shop with a
drive through, and a car-wash.
North of I-~ghway 5, East of Centu~ Boulevard and South of
West 78t~ Streec
.W
APPLICANT:
North Coast Partners
% Clearwater Development
Scott Schmitt
24 South Olive Street
Suite 105
Waconia, MN 55387
(952) 442-8799
Palm Homes of MN Corp
815 Northwest Parkway
Suite 140
Eagan, MN 55121
(651) 452-5727
935 E. Wayzata Blvd.
Wayzata, MN 55391
(952) 473-1231
PRESENT ZONING:
PUD, neighborhood commercial
ACREAGE: 4.79 acres
!
SUMMARY OF REQUF3T: Replat of an outlot and a lot into 3 lots. Site plan review for a car
wash, coffee shop with a drive-through/~v~encedgas station, and two multi-tenant buildings. A
Planned Unit Development Amendment to allow a drive-through, establish sign criteria for the
center and parking ~tb~lc A Conditional Use Permit to allow the cons~on of a Convenience
Store with gas pumps, and a setback variance to allow the con--on of parking-lots within the
required PUD setback. Staff is recommending approval of the application.
Clearwater Development
June 17, 2003
Page 2
Notice of this public hearing has been mailed to aH property owners within 500 feet.
LEVEL OF CITY DISCRETION IN DECISION-MA KING:
The City's discretion in approving or denying a preliminary plat is limited to whether or not the
proposed plat meets the standards outlined in the Subdivision Regulations and Zoning
Ordinance. If it meets these standards, the City must approve the preliminary plaL This is a
quasi judicial decision.
The City's discretion in approving or denying a site plan is limited to whether or not the
proposed project complies with Zoning Ordinance requirements. If it meets these
standards, the City must then approve the site plan. This is a quasi-judicial decision.
The City has a relatively high level of discretion in approving rezonin~, PUDs, and amendments
to PUDs because the City is acting in its legislative or policy making capacity. A rezoning or
PUD, and amendment thereto, must be consistent with the City's Comprehensive Plan.
The City has limited discretion in approving or denying conditional use permits, based on
whether or not the proposal meets the conditional use permit standards outlined in the Zoning
Ordinance. If the City finds that aH the applicable conditional use permit standards are met, the
permit must be approved. This is a qna~i judicial decision.
BACKGROUND
On August 26, 2002, the Chanhassen City Council approved the final plat for Vasserman Ridge
(Phase 1), a portion of the site creating 22 lots including 20 twin home lots and 2 single-family lots.
The plat includes 10 lots in Block 1, 12 lots in Block 2, one lot in Block 3, (association park) and
one lot in Block 4 (commercial site) and three outlots. Outlots A-C are for entrance monuments
and Ouflot D is the remainder of the development to be platted at a future
On March 12, 2001 the city council approved the following items for Arboretum Village:
· A Comprehensive Land Use Amendment from low density residential to medium density
residential and medium density residential to commercial; and approve the ordinance for
a Planned Unit Development rezoning pmpemy from Agricultural Estate, A2, and Rural
Residential, RR to Planned Unit Development.
· The Conditional Use Permit for subdivision in the Bluff Creek Overlay District.
· The preliminary plat dated October 23, 2000, revised February 1, 2001, and Ma~h 5,
2001, for the subdivision of 120.93 acres into 2 additions; 1~t Addition has 61 blocks
including 164 units and Ouflots A-F, and the 2t~ Addition has 35 blocks including 178
units and Ouflots A-B with modifications
· Site Plan Review ~)9-21 for 20 club homes, 98 manor homes, 68 coach homes, 164
village homes.
· Wetland Alteration Permit ~004 to fill .54 acres of wetlands in two separate basins
Clearwater Development
June 17, 2003
Page 3
The current proposal is the co~al portion for both Planned Unit Developments. Staff raged
the applicant to submit a desi~ for both parcels concurrently. These parcels share an access and
should be reviewed together.
PROPOSAI~SUMMARY
The request consists of multiple applications to facilitam the eonstn~on of three multi-tenant
buildings, one of which contains a convenience store with gas pumps, a coffee shop with a drive
through, and a car-wash.
The site, with an area of 4.79 acres, is located north of Highway 5, east of Century Boulevard and
south of West 78m Street. ~ to the site is via a full access curb cut off of West 78m Street and
a right in/out off of Century Boulevard. The site is zoned Planned Unit Development-
The subdivision request is a straight forward action consisting of replatting Ouflot D, Arboreann
Village and Lot 1, Block 4, Vasserman Ridge, into three lots. Each parcel will house a multi-tenant
building. Lot 2 will also house gas pumps and a car wash.
The site plan review is for the construcfi~ of the buildings. The main material on all buildings is
brick, Accents are provided through the use of EIPS, a staggered roofline, recessed walls,
awnings, windows, and pronounced canopies at the entrances of the buildings.
The planned trait development amen~t is to allow a drive-through in the Arboretum Village
PUD Standards, establish sign criteria for the center, and clarify parking setbacks.
The conditional use permit is to allow the consmwl/on of a convenience sto~ with gas pumps in a
neighborhood odented commercial PUD district.
Parking for vehicles is mainly located east and west of the site and along the dividing property
line between Lots 1 and 2. A main drive aisle, running east/west will serve the property. Parking
is located on both sides of this drive aisle.
Staff has been working with the applicant for several months. They have been very coopeaative
and have implemented staff's recommendations into the plans. Topics of discussion included
parking, materials, Highway 5 Overlay District, design standards, standards associated with this
specific development, and prong the residential neighborhoods to the north.
Building "A" hides the majority of the parking lot located on the westerly portion of the site, and
the portion that abuts West 78 Street is screened by landscaping. Staff will require berming and
additional landscaping along Highway 5 and Century Boulevard. As mentioned earlier, staff and
the applicant discussed the number of parking spacea required by ordinance. The development is
proposing to share parking; however, two proposed resets in Building "C" will serve liquor.
Clearwater Developngnt
June 17, 2003
Page 4
The parking was calculated using the criteria for buildings that d~ not serve liquor. Staff is
recommending the applicant reduce the size of Building "C" to bring parking into compliance.
A pedestrian trail runs on the north side of West 78t~ Street and east side of Century Boulevard.
Sidewalks surround each of the buildings. The one lacking item is connections between the
exterior and interior sidewalks. Staff is recommending connections as shown in ~achment 1.
The current hard surface coverage is 68.3%. The PUD allows up to 70% hard surface coverage.
These connections can be ac~omm~
The main entry doors into the buildings will be used as service doors with the exception of
Building "C". The service doors are located along the northwest elevation. All doors in the
entire development will be glass doors.
One trash enclosure is shown for the entire development, located along the northeast comer of
the car wash. The enclosure shall be built of materials to match the buildings. Staff is also
recommending the applicant provide ~_dditional detail on the trash enclosure for Building 'q2".
Standard restaurants are permi~ in these PUDs, however, an on-sale intoxicating liquor license
must be requested from the city. A public hearing will be scheduled before the City Council
when the applications are received.
Staff regm'ds the project as a well designed development. The overall design is sensitive to the
Highway 5 corridor's image. The major issues staff has are the yellow canopy and pumps, the
roof on Building B, and the drive through coffee shop. Based upon the foregoing, staff is
recommending approval of the site plan, subdivi~on, planned unit development amendment, and
conditional use permit, with conditions outlined in the staff repoxL
The Planned Unit Development Amendment is to allow a drive-through, establish sign
criteria for the center, and parking setbacks.
PERMI'I-rED USES
Both PUDs have the following language pertaining to permitted uses in the commercial portion
of the developments.
The permitted uses within the neighborhood commercial zone should be limited to appropriate
commercial and service uses consistent with the neighborhood. The uses shall be limited to
those as defined hereir~ If there is a question as to whether or not a use meets the definition, the
Planning Director shall make that interpretation~ The type of uses to be provided on this outlot
shall be low intensity neighborhood oriented retail and service establishments to meet daily
needs of residents. Such uses may include small to medium sized restaurant (no drive-through
windows), office, day care, neighborhood scale commercial, convenience store, churches, or
Clearwater Development
June 17, 2003
Page 5
other similar type and scale uses as described in the Comprehensive Pla~ No single use shall
exceed 5,000 square feet.
The applicant is proposing a drive through window for the coffee shop. The window is
completely hidden from views and is an extension of the building. The roof of the building
extends over the drive through. A wall with glass panels screens the window making it invisible.
Staff had lengthy discussions with the applicant regarding the drive-through windows and
explained that we do not wish to create a precedent. There are no other food drive-throughs in
any of the neighborhood commercial districts in the City. The applicant requested to pursue this
option and to their credit, they have created a design that is sensitive to the City's concerns.
Should the City agree to approve this amendment, the language dealing with drive-through
windows should be amended in the Arboretum Village PUD to read "no drive.through windows
unless it is completely hidden from views, has walls on two sides of the drive-tire,ugh lane, is
attached to the main building, and the roof of the building extends over the drive-through. The
exterior wall of the drive-through shall contain the same level of architecumd detail as the rest of
the building and as descri~ in the design standards of the City Code."
SIGNAGE
The PUD agreements for both the Arboretum Village and Vasserman Ridge do not address
signage. Staff is proposing to amend both agreements to include these standards. The applicant
has proposed signage; however, it is not in compliance with ordinances. Staff has prepared
criteria for the center and is recommending the signs be designed and placed acx, ordingly. This
criteria has been discussed with the applicant.
Monument Silms: To avoid any disturbance to the residential neighborhood to the north, the
applicant has agreed not to place any signs facing north. Each lot is permitted one sign per street
frontage. Each lot has two street frontages, resulting in 6 si,gna.
Staff is recommending Lot 1 have no monument signs. In return, the apphcant shall be permitted
to place a 10 foot high sign with an area of 48 square feet along Highway 5, on Lot 2.
Lot 2 will contain 1 monument sign at the intersection of Highway 5 and Century Boulevard.
The height of the sign shall not exceed 5 feet with an area of 24 square feet.
Lot 3 will have 1 monument sign, facing Highway 5. The height of the sign shall not exceed 5
feet with an area of 24 square feet.
All signs shall be built of materials similar to those used on the exterior of the buildings and
complement their architectural design. The signs must maintain a 10 foot setback from the
property lines.
Wall Mounted Slims: Each building is permitted signage facing street frontage. Entrances into
two of the buildings face the parking lot and signage should be placed accordingly (above the
Clearwater Development
June 17, 2003
Page 6
entrances of the building). No signage will be facing north to protect the residential
neighborhood. Staff is recommending the following:
Building "A" shall be permitted signage along the south and west elevations only.
Building "B" shall be permitted signage along the west and south elevations only.
The gas pump canopy shall not be permitted to have any signage.
The car wash shall be permitted to have one sign along the south or east elevation.
Building "C" shall be permi~ signage along the west and south elevations only.
All signs require a separate permit. The signage will have consistency throughout the
development and add an architectural accent to the buildings. Consistency in signage shall relate
to color, size, materials, and heights.
Back-lit individual letter signs are permiaexL Individual letters may not exceed 30 inches in
height.
Only the name and logo of the business occupying the building will be permitted on the sign.
The applicant must obtain a sign permit prior to erecting the signs on site. A detailed sign plan
incorporating the method of lighting, acceptable to staff should be provided prior to requesting a
sign permit.
SETBACKS
The PUDs have the following setback requirements.
c. Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Setback
From Collector Street
Required
50 feet
Minimum Proposed
50+ feet
From Exterior Lot Lines 30 feet 30 feet
Interior Public Right-of-Way 30 feet ** NA
70%
Hard Surface Commercial
68.3%
This table is silent on parking setbacks. The city code allows parking to maintain a 10 foot
setback from property lines if they are fully screened. Staff is recommending the applicant
submit revised landscaping plans incorporating berms and landscape mat~als that will fully
screen the parking lot. The amended/added parking lot setback shall read "Parking setbacks shall
be permitted to be rexttw, eA to 10 feet from exterior property lines provided they are screened."
Clearwater Development
June 17, 2003
Page 7
SUBDIVISION
The applicant is requesting preliminary plat approval to replat 4.79 acres into three lots. The site
is zoned Planned Unit Development-Neighborhood Oriented Retail District and is located no~
of Highway 5, east of Century Boulevard and north of West 78t~ Street.
Lot 1 is proposed to be the future site of a multi tenant building "A" with an area of 1.26 acres. Lot
2 is proposed to house a convenience store with gas pumps, a coffee shop with a drive through and
a car wash. Lot 2 has an area of 1.57 acres. Lot 3 will house Building "C" which will be occupied
by two restaurants. Lot 3 has an area of 1.95 acres.
The ordinance states that "All lots shall abut for their full required minimum frontage on a public
street as required by the zoning ordinance; or be accused by a private street; or a flag lot which
shall have a minimum of thirty feet of frontage on a public street."
All three lots have street frontage. Access on the other hand is mainly gained from West 78~ Street
via a private street and a cr~s access agreement between the ~es. Private streets are
permitted in this district ff the following conditions exist
.
The prevailing development pattern makes it unfeasible or inappropriate to consm~ a
public street. In making this determination the city may consider the location of existing
property lines and homes, local or geographic conditions and the existence of wetlands.
.
After reviewing the surrounding area, it is concluded that an extension of the public street
system is not required to serve other parcels in the area, improve access, or to provide a
street system consistent with the comprehensive plan.
3. The use of a private street will permit enhanced protection of the city's natural resources
including wetlands and forested areas.
A public street is not required to serve these parcels. In fact, the majority of our commercial
establishments have cross access easements, share curb cuts and ace, s (Market Square,
Chanhassen Retail, Frontier, Byerly's, Crossroads Plaza, etc.).
Access to the subdivision will be provided via a full access curb cut off of West 78~ Street and a
right in/out only off of Centm~ Boulevard. The subdivision request is a relatively straightforward
action and staff is recommending approval with conditions.
SUBDIVISION FINDINGS
1. The proposed subdivision is consistent with the zoning ordinance;
Clearwater Development
June 17, 2003
Page 8
.
,
,
e
1
Finding: The subdivision meets the intent of the city code subject to the conditions
of the staff report and the PUD.
The proposed subdivision is consistent with all applicable city, county and regional plato
including but not limited to the city's com0re, he~ve plan;
Finding: The proposed subdivision is consistent with applicable plans.
The physical characteristics of the sim, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water
drainage are suitable for the pwposed development;
Finding: The pwposed aite is suitable for development subject to the conditions
specified in this mtxm.
The proposed subdivision makes ~d_vquate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other im.tn-ovements required by this
chapter,
Hnding: The ~ subdivision will be served by adequate urban inflnialructu~.
The proposed subdivision will not cause environmen~ damage;
Finding: The pwposed subdivi.~ion will not cause envinmmental damage subject to
conditions of approval.
The proposed subdivision will not conflict with easements of record.
Finding: The proposed subdiviaion will not conflict with existing easements, but
rather will expand and provide all necessary easements.
The proposed subdivision is not tneanal~re. A stflxti~ is premiere if any of the
following exists:
a. Lack of adequate storm water drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer systems.
ct. Lack of adequate off-site public impwvements or support systems.
Finding: The proposed subdivision is provided with adequate urban infraatructu~.
Clearwater Development
June 17, 2003
Page 9
CONDITIONAL USE PERMIT
Convenience stores with gas pumps are permitwA as a conditional use permit in the
Neighborhood Business disu'ict. The following constitutes our findings:
GENERAL ISSUANCE STANDARDS
lm
Will not be delrimental to or endanger the public health, safety, comfort,
convenience or general weffare of the neighborhood or city.
The proposed use will not create any significant or unexpected impacts
with the incorporation of staff's conditions. The use will provide a
convenient location for residents in the area to purchase gas and
convenience shop.
m
Will be consistent with the objectives of the city's comprehensive plan and this
chapter.
FINDING - The proposed use is consistent with the City Comprehensive Plan.
m
Will be designed, consm~cted, operated and maintained so to be compatible in
appearance with the existing or lnW. aded character of the general vicinity and will
not change the essential character of that area.
The site is surrounded by highly traveled roads. The proposed use is
permitted within the underlying district as a conditional use. It will be
compatible with the area.
4. Will not be hazardous or disturbing to e~mtlng or planned neighboring uses.
FINDING - The use will provide a convenience for existing or planned neighboring
uses.
Will be served adequately by essential public facilities and services, including
streets, poflce and fire protection, drainage structures, refuse disposal, water and
sewer systems and schools; or will be served adequately by such facilities and
services provided by the persons or agencies responsible for the establlslunent of the
proposed use.
FINDING - Public utilitie, s and infras~ are available to the site. The site will be
able to accommodate the proposed use.
m
Will not create excessive requirements for public facffifl~ and services and will not
be detrimental to the economic welfare of the community.
Clearwater Developmtmt
June 17, 2003
Page 10
FINDING - Staff is not aware of any excessive requirements for public facilities.
m
Will not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons, property or the general welfare
because of excessive production of h-affic, noise, smoke, fumes, glare, odors, rodents,
or trash.
FINDING - This site will not ~ adverse impacts to persons, property or the general
welfare of the area. The proposed use will comply with city ordinances.
e
wm have vehicular approaches to the property which do not create traffic
congestion or interfere with traffic or surronnding public thoroughfar~
The site is accessible from West 78t~ Street and Century Boulevard. Staff
is taking measures to prevent potential traffic problems at the intersection
of West 78th Street and Century Boulevard by od_ding a "No U Turn" sign.
e
wm not result in the destruction, loss or damage of solar access, nalm-al, scenic or
historic features of major si?itl_vance.
The development of this site will not result in the loss of any features. The
site was previously graded. The proposed development will add
landscaping to the site.
10.
Will be aesthetically compatible with the area.
FINDING - The proposed use will be compatible with the area.
11.
Will not depreciate surrounding propexty values.
FINDING - The use will not depreciate surrounding property values.
12. Will meet ~an~ prescribed for certain uses as provided in this article.
Sec. 20.288. Convenience store with gas pumps.
The following applies to convenience stores with gas pumps:
(1) No unlicensed or inoperable vehicles shall be stored on premises.
(2) No repair, assembly or disassembly of vehicles.
(3) No public address system shall be audible from any residential parcel.
(4) Gas pump stacking area deemed to be appropriate by the city shall not intrude into
any required setback area.
(5) No sales, storage or display of used automobiles or other vehicles such as
motorcycles, snowmobiles, or all-terrain vehicles.
Clearwater Development
lune 17, 2003
Page 11
(6)
(7)
(8)
Facilities for thc collection of waste oil must be provideA.
Gas pumps and/or storage tank vent pipes shall not be located within one hundred
(100) feet of any parcel zoned or guided for residential use.
A minimum separation of two hundred fifty (250) feet is requffed between the
nearest gas pumps of individual parcels for which a conditional use permit is
being requested.
FINDING - Staff will incorporate these conditions as recommended conditions of
approval for the CUP. As to thc location of thc nearest gas pumps on
other parcels within the vicinity, Citgo and Kwik Trip are located more
than haft a mile from thc subject site.
Basexi upon the foregoing findings, staff is recommending that the conditional use permit bc
approved with appropriate conditions.
GENERAL SITE PLAN/ARCH rrECTURE
Building "A" is proposed to house multi tenants with a total area of 13,192 square feet. The
main material on the building is brick. Windows, doors and design articulation are shown on all
four sides of the building.
Building "B" is proposed to house a convenience store with gas pumps (which requires a
conditional usc permiO, a coffee shop with a drive through window (which requires a PUD
amcndmen0, and a car wash. The main building has an area of 5,472 square feet. The car wash
is an accessory use to thc convenience store with gas pumps and is a permitted use. Recent
examples include Kwik Trip and Arboretum Citgo.
Clearwater Development
June 17, 2003
Page 12
Building "C" is proposed to house two restaurants, which are permitted uses in this district. The
building has an area of 7, 200 square feet.
The site is visible directly from Highway 5 and has full access from West 78t~ Street. The site
plan is reasonably well developed. The buildings are proposed to utiliz~ two ahsde-s of brick as
the main material. Accents are provided through the use of stucco, a staggered roofline, recessed
walls, awnings, windows, and pronounced canopies at the entrances of the building (samples of
the materials will be provided at the meeting).
Parking for vehicles is located within the east and west portions of the site. Staff is
recommending the applicant screen the parking lot from Highway 5 through the use of
landscaping and berming.
ARCHITECTURAL COMPLIANCE
Size portion Placement
Entries: The buildings have pronounced entrances.
Articulation: The buildings incorporate adequate detail and have been designed very
tastefully. The architectural style is unique to the buildings but will fit in with the
surrounding area. The buildings will provide a variation in style through the use of
brick, stucco, glass, and canopies. Glass is used for service doors giving the buildings
an elegant look. None of the elevations appear as a service area. The buildings are
utilizing exterior materials that are durable and of high quality. Samples of the
materials as well as a rendering will be available at the meeting.
Lighting: A parking lot light phin is required. The plan should incorporate the light
style and height.
Signs: A detailed sign plan which includes the lighting method will also be required.
Individual channeled leCr6ws with the option of back lighting are permitted.
Material and detail
Color
High quality materials - accent material may occupy up to 15 percent of the
buildings facsade~ The buildings will utilize brick as the main material. Stucco is an
accent material although it is permitted as a main building material. Rock face block is
used along the lower portion of the buildings.
The colors chosen for these buildings are earth tones. The selection is unique but
blends in with the surrounding buildings. The one area that uses a bright color is the
canopy and the pumps. The color is proposed to be a bright yellow. The design
Clearwater Development
June 17, 2003
Page 13
standards state that "bright or brilliant colors be used for accent purposes." The sign
ordinance prohibits wall graphics and design treatments depicting corpon~ logos and
company symbols, ff the-Planning Commission chooses to allow the band, the
ordinance should be amended to allow corporate colors and symbols as a permitted use.
Staff is recommending the sign (Shell) on the canopy be removed.
Height and Roof Design
The buildings fall within the Highway 5 Overlay District which limits the height of
the buildings to 3 stories or 40 feet. The buildings are proposed not to exceed 33.4
feet at the top of the pitched roof element The roofline is staggered adding
articulation to the design of the building. All roof top equipment must be screened
from views.
The ordinance requires a pitched element on buildings. This can be achieved through
roof design or awnings. Buildings "A" and "C" comply with this requirement.
Building "B" needs to incorporate a pitched element.
Facade transparv~cy
All facades viewed by the public contain more than 50 percent windows and/or doors
with the exception of the car wash. The applicant has in~ landscaping, in
addition to windows, to brea~p the wall and soften the look. The applicant has
failed to show the west and north elevations of the car wash. Staff is assuming that
these areas are mirror images of the east and south elevations.
Site Furnishing
The applicant has provided an outdoor seating area for each restaurant, however, the
furniture has not been shown on the plans. The plans must be modified to show the
chairs and tables.
Lon_ding a_ _re~ refhse area~ etc.
Thc applicant is proposing to utilize thc main entry doors for service purposes. The
only exception is building "C". In this case, the service doors face the parking lot and
will be utilizing glass giving the impression that these are regular doors rather than a
service area. The trash enclosure is located along the notth~t comer of the car
wash. Recycling space and other solid waste collection space should be contained
within the same enclosure.
Landseaoin~
The site is fairly level. The landscaping plan will provide a variety of plant materials
that are massed where possible. The berms recommended by staff and landscaping
materials will be continuous along thc perimeter of the site. The plant materials are
repetitious in some locations and variable in others. Proposed plant materials are
indigenous to Minnesota. A curb is required along the perimeter of the green space
area. All planting areas are adequate in size to allow trees to grow with the exception
Clearwater Development
June 17, 2003
Page 14
of the parking lot islands. The applicant has a choice of either providing a 10 foot
wide island or ufili~ng aeration tubes.
Lot Front~oe and Parkino_ location
The site is located within the Highway 5 Overlay District. Thc ordinance allows one
row of parking within the required front yarcC This is a difficult site to design since it
is bordered by three streets. The applicant has made an effort to screen the parking
from West 78"' Street and has been fairly s~ful. The south portion of the site
will require additional berming and landscaping to be able to meet screening
RF_~TRICTION ON MATERIALS
Another issue associated with this site is a restriction on type of materials used on the buildings.
They are as follow:
Building Materials and Design
COMMERCIAL
1. All materials shall be of high quality and durable. Brick shall be used as the principal
material and must be approved to assure uniformity with the residential uses.
2. Metal standing seam siding will not be approved except as support material to one of the
above materials.
3. All accessory strucmre, s shall be designed to be compatible with the primary structure.
4. All roof-mounted equipment shall be screened by pitched roofs. Wood screen fences are
prohibited. Screening shall consist of compatible materials.
5. All buildings on the commercial site shall have a pitched roof line.
6. All mechanical equipment shall be screened with material compatible to the building.
The applicant is utilizing brick as the main material on the building. A rock face sill band
appears below the windows. This is in keeping with the intent of the PUD agreement.
SITE PLAN FINDINGS
In evaluating a site plan and building plan, the city shall consider the development's compliance
with the following:
(1)
Consistency with the elements and objectives of the city's development guides,
including the comprehensive plan, official mad mapping, and other plans that may
be adopted;
(2) Consistency with this division;
Clearwater Development
June 17, 2003
Page 15
(3)
Preservation of the site in its natural state to the extent practicable by minimizing
tree and soil removal and desi~g grade changes to be in keeping with the
general appeanmce of the neighboring developed or developing areas;
(4)
Creation of a harmonious relationship of building and open space with natural site
features and with existing and furore buildings having a visual relationship to the
development;
(5)
Creation of functional and harmonious design for stmcunv~ and site features, with
special attention to the following:
An internal sense of order for the buildings and use on the site and
provision of a desirable environment for occupants, visitors and general
b. The amount and location of open space and landscaping;
Cl
Materials, textures, colors and details of consmiction as an expression of
the design concept and the com.r~ibility of the same with adjacent and
neighboring stmcluw~ and uses; and
d~
Vehicular and pedestrian circulation, including walkways, interior drives
and parking in terms of location and number of access points to the public
streets, width of interior drives and access points, general interior
circulation, separation of pedestrian and vehicular traffic and arrangement
and amount of parking.
(6)
Protection of adjacent and neighboring properties through reasonable provision
for surface water drainage, sound and sight buffers, ~eservation of views, light
and air and those aspects of design not adequately covered by other regulations
which may have substantial effects on neighboring land uses.
Finding: The proposed development is consistent with the City's Highway 5 corridor
design requirements, the comprehensive plan, the zoning ordinance, the design standards,
and the site plan review requirementa with the exception of the drive through which will
require a PUD amendment. Staff is recommending approval of the amendment. The site
design is compatible with the surrounding developments. It is function~ and harmonious
with the approved development for this ama.
Staff regards the project as a reasonable use of the land. The overall design is sensitive to the
Highway 5 corridor's image. Based upon the foregoing, staff is recommending approval of the
site plan with conditions outlined in the staff report.
Clearwater Development
June 17, 2003
Page 16
GRADING/DRAINAGF/EROSION CONTROL
The Phase I portion of the site was previously rough graded as a part of the Arboretum
Village development. As such, the only area where the grades will be significantly chang~
is for the berming along West 78"' Suv. ec
Rough grading for Phase II of the site is currently being completed with the Vasserman Ridge
2~ Addition project. As such, the existing contours for the Phase H portion of the site should
reflect the Vasserman Ridge 2na Addition gra_ding.
Drainage for the Phase I portion will be routed to an existing pond on the west side of
Century Boulevard. This pond has been previously sized to accommodate the runoff from
the Phase I site.
Likewise, most of the Phase H site will drain to an existing pond just east of the site. This
pond is being increased in size to accommodate the Phase H site as a part of the Vasserman
Ridge 2~ Addition project.
Erosion control meatsures and site restoration shall be developed in accordance with the City's
Best Management Practice Handbook (BMPH). Staff recommends that the City's Type HI
erosion control fence, which is a heavy-duty silt fence, be used for the area adjacent to the
existing pond just east of the site. In addition, erosion control blankets will be required on
the steep slopes on the site.
The proposed sanitary sewer and watermains will be considered public utility lines since they
will serve more than one lot. In addition, the watermain shall be looped through the site and
connect with the existing water line in West 78~ Street. A minimum 30-foot wide public
easement will be required over the public sewer and watermain.
Each of the underlying parcels has been previously assessed for utilities and those
assessments have been paid. Sanitary sewer and water hookup charges along with the Met
Council's SAC fee will be due at the time of building permit issuance. All of these charges
are based on the number of SAC units assigned by the Met Council. The current 2003
sanitary hookup charge is $1,440/unit, the water hookup charge is $1,876/unit and the SAC
fee is $1,274/unic
Public utility improvements will be required to be conslxucted in accordance with the City's
latest edition of Standard Specifications and Detail Plates. Detailed construction plans and
specifications will be required at the time of final platting. The applicant will also be
required to enter into a development contract with the City and supply the necessary financial
security in the form of a letter of credit or cash escrow to guarantee installation of the
improvements and the conditions of final plat approval. Permits from the appropriate
Cle. atwater Development
June 17, 2003
Page 17
regulatory agencies must be obtained, including but not limited to the MPCA, Department of
He~th, Watershed District, MnDOT, etc.
~TRRET~ & DRIVE AIgI.,F~
The main drive aisle through the site will be a private street since it serves multiple lots. As
such, the road must be a minimum of 26-feet wide, built to a 9-ton design, and enclosed
within a 40-foot wide private easement.
· An internal sidewalk system shall be developed to bring pedestrians from the public trails on
the west and north sides into the site and between the individual sites.
PAgK1NG TABULATIONS
The city's parking ordinance requires:
· One parking space for each 50 square feet of restaurant with an on-sale liquor license.
· One parking space for each 60 square feet of restaurant without an on-sale liquor license.
One parking space for each 200 square feet of retail.
· One parking space for each 200 square feet of shopping center.
Based upon the above listed requirements, Building "A" has been calculated as retail and will
need 66 parking spaces.
Building "B" has been calculated as retail too. Staff struggled with this building and the parking
requirements associated with it. The coffee shop has an area of 1,500 square feet, which
translates to 25 parking spaces if calculated as a restaurant. The Shell Store has an area of 3,972
square feet, which translates to 20 parking spaces. Total parking required per ordinance is 45
spaces. This number a~ to be excessive since in all likelihood, people buying gas will
remain parked at the gas pumps, walk into the Shell store, and pay their bill and leave. There are
16 parking spaces at the gas pumps. Based upon that method of calculation, the building will
have 44 parking spaces. The site is short one parking space.
Building "C" will house two restaurants with on sale liquor license. The applicant has used one
parking space per 60 square feet of gross building. The ordinance requires one parking space per
50 square feet of gross floor area. Since there does not appear to be any room for an addition 24
parking spaces, staff is recommending the applicant reduce the size of the building to 6,000
square feet.
LANDSCAPING
Phase I
Minimum requirements for landscaping include 5,396 sq. fL of landscaped area around the
parking lot, 22 trees for the parking lot, and buffer yard plantings along Highway 5, Century
Cleanv~ Development
June 17, 2003
Page 18
Blvd. and W. 78t~ Slawet. The applicant's proposed, as compa~ to the requirements for,
landscape area and parking lot trees is shown in the following table:
Vehicular use landscape area
Trees/landscape area
Hwy. 5
Buffer yard B - 480'
Century Blvd.
Buffer yard B - 380'
W. 78tu St.
Buffer yard B - 610'
Boulevard Trees - W. 78tu St.
1 per 30'
Required
5,396 sq. ft.
22 canopy ttee~
5 canopy trees
10 understory trees
19 shrubs
8 canopy trees
15 understory ~
23 shrubs
6 canopy tree
12 understory trees
12 shrubs
20 canopy trees
>5,396 sq. ft.
19 canopy trees
3 canopy
5 understory
12 shrubs
4 canopy
10 understory
28 shrubs
15 canopy trees
22 tm~
33 shrubs
12 canopy
The applicant does not meet minimum requirements for all buffer yard or boulevard tree
plantings. Staff recommends that totals for landscaping be increased in order to meet minimum
requirements as shown in the table. Additionally, according to ordinance, parking lots shall be
fully screened from the street. This will require berming or more undemtory trees and shrubs to
be planted along the street frontages.
Phase H
Minimum requirements for landscaping include 3,694 sq. ft. of landscaped area around the
parking lot, 15 trees for the parking lot, and buffer yard plantings along Highway 5 and W. 78tu
Street The applicant's proposed as compared to the requirements for landscape area and parking
lot trees is shown in the following table.
Vehicular use landscape area
Trees/landscape area
Hwy. 5
Buffer yard B - 200'
W. 78tu St.
Buffer yard B - 270'
Boulevard Trees- W. 78th St.
I per 30'
RequireA
3,694 sq. ft.
15 canopy trees
4 canopy trees
8 undentory trees
12 shrubs
5 canopy trees
8 understory trees
14 shrubs
9 canopy tr~
Plx~sed
>3,694 sq. ft.
12 canopy tr~
3 canopy
7 understory
12 shrubs
7 canopy trees
14 understory
15 shrubs
7 canopy
Clearwater Development
June 17, 2003
Page 19
The applicant does not meet minimum requirements for all buffer yard or boulevard tree
plantings. Staff recommends that totals for landscaping be increased in order to meet minimum
requirements as shown in the table. Additionally, ~g to ordinance, parking lots shall be
fully screened from the street. This will require berming or more understory trees and shrubs to
be planted along the street frontages.
LIGHTING
Lighting locations for the parking lot have been illustrated on the plans. Only shielded fixtures
are allowed and the applicant shall demonstrate that there is no more than ~ foot candles of light
at the property line as required by ordinance. A detailed lighting plan should be submitted when
building permits are requested.
RECOMMENDATION
Staff recommends the Planning Commission adopt the following motions:
'~Fhe Planning Commission recommends approval of the Planned Unit Development
Amendment to allow a drive-through in the Commercial portion of Arboretum Village,
clarify parking setbacks and establish sign criteria for both Arboretum Village and
Vasserman Ridge as follows (amendments are shown in bold):
Arboretum Village (1999-2 PUD)
PUD DEV~O~ STANDARDS
b. Permitted Uses
The permitted uses within the neighborhood commercial zone should be limited to appropriate
commercial and service uses consistent with the neighborhood. 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
Planning Director shall make that interpretstion. The type of uses to be provided on this outlot
shall be low intensity neighborhood oriented retail and service establishments to meet daily needs
of residents. Such uses may include small to medium sized restaurant (no drive-thru windows
unless it is completely hidden fi'om views, has walls on two sides of the drive-through lane,
is attached to the main building, and the roof of the building extends over the drive-
through, The exterior wall of the drive-through shall contain the same level of
architocmral detail as the rest of the building and as described in the design standards of
the City Code), office, day care, neighborhood scale commercial, convenience store, churches,
or other similar type and scale uses as described in the Comprehensive Plan. No single usc shall
exceed 5,000 square feet.
Clearwater Development
June 17, 2003
Page 20
c. Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines.
table displays those setbacks.
The following
From Collector Street 50 feet 50+ feet
From Exterior Lot Lines 30 feet 30 feet
Interior Public Right-of-Way 30 feet ** 7*
Hard Surface Commemial 70% 68.3%
Parking Setback if screeaing is 10 feet 10 feet
provided
Monument Sign
Ze
o
Lot 1 shall not contain any monument signs. In return, the applicant shall be
permitted to place a 10 foot high sign with a maximum area of 48 square feet along
Highway 5, on Lot 2.
Lot 2 wm contain 1 monument sign at the Intersection of Highway 5 and Centtwy
Boulevard. The height of the sign shah not exceed 5 feet with an area of 24 square
feet.
All signs shall be built of materials similar to those used on the exterior of the
buildings and complement their architectural design. The signs must maintain a
minimum 10 foot setback from the property lines.
Wall Mounted Signs
lo
2.
3.
4.
5.
6.
e
e
Building "A" shall be permitted signage along the south and west elevatton~ only.
Building "B" shall be permitted signage along the west and south elevations only.
The gas pump canopy shall not be permitted to have any Mgnage.
The carwash shall be permitted to have one sign along the south or east elevation.
All signs require a separate permit.
The slgnage will have consistency throughout the development and add an
architecamd accent to the buildings. Consistency in signage shall relate to color,
size, materials, and heights.
Back-lit individual letter signs are permittmL Individual letters may not exceed 30
inches in height.
Only the name and logo of the business occupying the building will be permitted on
the sign.
Clearwater Development
June 17, 2003
Page 21
e
The applicant must obtain a sign permit prior to erecting the signs on site. A
detailed sign plan incorporating the method of lighting~ acceptable to staff should be
provided prior to requesting a sign permit.
Vasserman Ridge (2JI02-2 PUD):
PUD DEVEI-OPMENT STANDARDS
c. Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Setback
50 feet
From Collector Street
From Exterior Lot Lines 30 feet 30 feet
30 feet NA
Interior Public Risht-of-Way
Hard Surface Commemial
Par~ Setback if ~ is
provided
70%
10 feet
50 feet
68.3%
10 feet
Sign Criteria
Monument Sign
lo
Lot 3 will have 1 monument sign, fnclng Highway 5. The height of the sign shall not
exceed 5 feet with a maximnm nren of 24 squnre feet.
The base of the sign shnll be built of mnterlals simllnr to those used on the exterior
of the buildings and complement their archi~ design. The signs must
maintain a minimum 10 foot setback fi-om the propexty lines.
Wall Mounted Signs
le
e
1
Building "C" shall be permitted signage along the west and south elevations only.
AH signs require a separate permit.
The signage will have consistency throughout the development and add an
architectural accent to the buildings. Consisteacy in signage shah relate to color,
size, materials, and heights.
Back-lit individual letter signs are permi~e& Individual letters may not exceed 30
inches in height.
Only the name and logo of the business occupying the building will be permitted on
the sign.
The applicant must obtain a sign permit prior to erecting the signs on site~ A
detailed sign plan incorporating the method of lighting, accep~le to staff should be
provided prior to requesting a sign permit.
Clearwater Development
1un¢ 17, 2003
Page 22
CONDmONAL USE PERMIT
'~'h¢ Planning Commission recommends appwval of Conditional Use Permit 2003-2
CUP to allow the consln~on of a convenience store with gas pumps on Lot 2, Block 1,
Arboretum Shopping Center, with the following conditions:
1
2.
3.
4.
1
e
e
No unlicensed or inoperable vehicles shall be stored on premises.
No repair, assembly or disassembly of vehicles.
No public address system shall be audible from any residential parcel.
Gas pump stacking area deemed to be appwpfiate by the city shaft not inmade into any
No sales, storage or display of used automobiles or other vehicles such as motorcycles,
snowmobiles, or all-terrain vehicles.
Facilities for the collection of waste oil must be pwvided.
Gas pumps and/or storage tank vent pipes shall not be located within one hundred (100)
feet of any parcel zoned or guided for residential use.
All light fixun~ under the canopy shall be recessed into the canopy and screened. The
canopy must be con~ of an opaque matmial to prevent light from shining through.
For Phase I, approval of this application is contingent upon approval of the following
applications:
a. PUD Amendment 1999-2 PUD.
b. Site Plan Review 2003-6.
c. Subdivision 2003-8
SUBDIVISION
The Planning Commission recommends approval to replat Ouflot D, Afl~aretum Village
and Lot 1, Block 4, Vasserman Ridge (4.79 acres), 2003-8 SUB into three lots, as shown
on plans dated June 4, 2003, subject to the following conditions:
The developer shall provide a cross ~ and cross pafldng agreements for the
three parcels.
.
The following park dedication chm'ges will apply: Lot 1- $8,~10; for Lot 2 -
$11,620, and Lot 3 - $13,650 which shall be paid prior to recording the final plat.
.
The total SWMP fees of $58,824.57 are due payable to the City at time of final plat
recording.
Public utility improvements will be required to be consmmted in ~ce with the
City's latest edition of Standard Specifications and Detail Plates. Detailed construction
plans and specifications will be required at the time of final platting. The applicant will
also be required to enter into a development contract with the City and supply the
Clearwater Development
June 17, 2003
Page 23
necessary financial security in the form of a letter of credit or cash escrow to guarantee
installation of the improvements and the conditions of final plat approval. Permits from
the appropriate regulatory agencies must be obtained, including but not limited to the
MPCA, Department of Health, Watershed District, MnDOT, etc."
'°the Planning Commission records approval of site plan review (2003-6 SPR) for
the conmucfion of three multi-tenant buildings, one of which contains a convenience
store with gas pumps, a coffee shop with a drive through, and a car-wash, as shown in
plans prepared by Damberg, Scott, Gerzina, Wagner Architects dated received May 16,
2003, with the following conditions:
Correct the driveway dimension on the site plan (Sheet A0) to read 26 feet in width. Also,
dimension the turn lane widths and taper ratios. The taper ratio for the West 78~h Street turn
lane shall be a minimum of 5:1.
2. On the grading plan:
a. Increase the rock consuucfion entrance to a minimum of 75 feet in length per City Detail
No. 5301.
b. Revise the existing 980 contour that crosses with another illegible contour on the existing
topography. Likewise, correct the proposed 978 crossing contour lines.
c. Provide erosion control blankets on the steep slopes along the west side of the entrance
drive and along the east side of the Phase H building.
d. Revise the boulevard slope in the West 78th Street right-of-way to a maximum grade of
2% within 15 feet of the curbline.
e. Provide emergency overflows for catch basin nos. 3 and 4. The overflow elevation must
be a minimum of one foot lower than the finished floor elevation of the adjacent building.
f. Show all existing and proposed easements.
g. Show the existing pond to the east of the site and include the NWL and HWL. Also,
show the existing storm sewer in the pond area.
h. Show the proposed lot and block numbers.
i. Limit the number of inlet aprons to the eastern pond to one inlet.
Clearwamr Development
June 17, 2003
Page 24
j. Add a benchmark to the plan.
3. On the utility plan (Sheet C2):
a. Show all proposed utility easements.
b. Revise the watermaln to loop through the site and connect with the existing main in West
78th Street.
c. Show the existing waterm~n in West 78t~ Street and the storm sewer in the pond to the
east.
d. Move sanitary manhole no. 6 into the main drive aisle for access purposes.
e. The minimum allowable storm sewer between catch basins is 12 inches in diameter.
Revise where necessa~.
f. All of the public watermain will be PVC C-900 pipe. Revise where necessary.
g. Add streetlights at the southeasterly comer of West 78~ Street and Century Boulevard
and at the proposed driveway connection with West 78th Street.
4. Add all applicable City of Chanhassen detail plates to Sheet C3.
.
The developer shall be responsible for a pedestrian crosswalk on the west side of the
driveway at West 78'h Street. The crosswalk will be from the south to the north side of West
78t~ Street and connect with the existing bituminous trail and provide the additional sidewalk
connection as shown in Auachment #1.
6. A '~lo U-turn" sign will be requixext at the north end of the median on Century Boulevard.
7. The silt fence on the east side of the site must be Type 3, heavy duty.
8. The property line dimensions for the Phase II parcel do not match the final plat for
Vasserman Ridge. Please correct this.
9. Private easements are required for the storm sewer lines that mn from one lot to another.
10. Show the pavement sections for the bituminous path and private street/drive aisle on the
plans.
11. Provide an internal sign to direct cars out to West 78th Street for Highway 5 bound traffic.
Clearwater Development
June 17, 2003
Page 25
12. Seed and mulch or sod the site within two weeks of grading completion. If dirt is required to
be brought into or out of the site, provide a haul route for review and approval.
13. The applicant has submitted drainage calculations for the site; however, additional
information is still needed. Staff will work with the applicant's engineer to revise the
calculations. Prior to final platting, storm sewer design data will need to be submitted for
staff review. The storm sewer will have to be designed for a 10-year, 24-hour storm event.
14. Minimum 30-foot wide ease~ts will be required over the public portion of the utility lines.
15. Installation of the private utilities for the site will require permits and inspections through the
City's Building Department.
16. The existing contours for the Phase II portion of the site should reflect the Vasserman Ridge
2~a Addition grading.
17. Sanitary sewer and water hookup charges along with the Met Council's SAC fee will be due
at the time of building permit issuance. All of these charges are based on the number of SAC
units assigned by the Met Council. The current 2003 sanitary hookup charge is $1,440hmi~
the water hookup charge is $1,876/unit and the SAC fee is $1,274/uniC
18. The main drive aisle through the site will be a private street since it serves multiple lots. As
such, the road must be a minimum of 26-feet wide, built to a 9-ton design, and enclosed
within a 40-foot wide private eamement.
19. Concrete driveway aprons, per City detail plate #5207, are required at the two pwpo~d
access points to the site.
21. For Phase I, approval of this application is
following applications:
a. Subdivision 2003-8 SUB.
b. PUD Amendment 1999-2 PUD.
c. Conditional Use Permit 2003-2 CUP.
contingent upon approval of the
22. For Phase IL approval of this application is contingent upon approval of the following applications:
a. Subdivision 2003-8 SUB.
b. PUD Amendment 2002-2.
23. Landscaping Requirements:
Phase I:
a. The applicant shall increase landscape plantings to meet minimum requirements
for buffer yards, boulevard trees and parking lot trees. A revised landscape plan
shall be submitted to the City prior to city council approval.
Clearwater Development
June 17, 2003
Page 26
b. The applicant shall fully screen parking lots from adjacent roadways through the
use of berming or increased landscaping.
Phase II
a. The applicant shall increase landscape plantings to meet minimum
requirements for buffer yards, boulevard trees and parking lot trees. A revised
landscape plan shall be submitted to the City prior to city council approval.
b. The applicant shall fully screen parking lots from adjacent roadways through
the use of bermiug or increased landscaping.
4g
The applicant shall show the west and north elevations of the car wash.
25.
All roof top equipment shall be screened.
6,
The wash enclosure shall be built with the same type of materials used on the
buildings.
7,
The applicant shall introduce a pitched element to Building "B."
28.
The parking lot islands shall be increased to 10 feet in width or aeration tubes will be
required to be installed.
29.
The applicant shall enter into a site plan agreement with the city and provide the
necessary financial securities.
30.
Fire Marshal Conditions:
a. A lO-foot clear space must be maintained around fire hydrants, i.e. street lamps, trees,
shrubs, bushes, Qwest, Excel Energy, cable TV and transf~ boxes. This is to
ensure that fire hydrants can be quickly located and safely operated by firefighters.
Pursuant to Chanhassen City Ordinance #9-1.
b. "No Parking Fire Lane" signs and yellow curbing will be required. Please contact
Chanhassen Fire Marshal for exact location of signs and curbs to be painted yellow.
c. The builder must comply with Chanhassen Fire Department/Fire Prevention Division
regarding maximum allowable size of do~c water on a combination
water/sprinkler supply line. Pursuant to Chanhassen Fire Department/Frre Prevention
Division Policy g36-1994. Copy Enclosed.
d. The builder must comply with the Chanhassen Fire Depamnent/Fire Prevention
Division regarding premise identification. Pursuant to Chanhassen Fire
Department/Fire Prevention Division Policy g29-1992. Copy EnclosexL
e. A Post Indicator Valve will be required on the new buildings that have fire service
water coming into the building.
f. Submit radius turns and dimensions to City Engineer and Chanhassen Fire Marshal
for review and approval.
Cleamater Development
June 17, 2003
Page 27
gm
Phase IL The fire hydrant shown on building "C" will need to be relocated in front of
the building. Contact Chanhassen Fire Mars~ for exact location.
31.
Building Official conditions:
a. The buildings are required to be protected by automatic fire extinguishing systems.
b. The plans must be prepared and signed by design profeasionals licensed in the State
of Minnesota.
c. Building A must have a minimum of 3 accessible parking spaces, one of which must
have an 8' access aisle. Building C must have a minimum of 5 accessible parking
spaces.
d. Separate water and sewer service~ must be provided for each piece of property.
e. Detailed occupancy related requirements cannot be reviewed until complete plans are
submitted.
f. The owner and or their representative shall meet with the Inspections Division as
soon as possible to discuss plan review and permit procedures.
32.
The applicant will need to apply for on-sale liquor licenses for the restaurants in Phase IL"
ATTACHMENTS
1. Sidewalk plan.
2. Applications and Notice of Public Hearing.
3. Memo from Mark Littfin, Fire Marshal, O_~tod June 9, 2003.
4. Memo from Matt Saam, Assistant City Engineer, dated June 6, 2003.
5. Memo from Steven Torell, Building Official, dated May 27, 2003.
6. Memo from Todd Hoffman, Director of Parks and Recreation, dated May 27, 2003.
7. SWMP Fee Work Sheet dated June 5, 2003.
8. Design standards for Arboretum Village and Vasserman Ridge.
9. Plans dated received May 16, 2003.
Clearwater Development
June 17, 2003
Page 28
CITY OF CHANHASSEN
CARVER AND IqI~NEPIN COUNTIF~, MINNESOTA
FINDINGS OF FACT
AND RECOMMIO~ATION
Application of Clearwater Development Site Plan Review 2003-6, Subdivision 2003-8, Planned Unit
Development 2002-2 and 1999-2, and Conditional Use Permit 2003-2.
On June 17, 2003, the Chanhassen Planning Commission met at its regularly schedule mee6ng to
consider the application of Clearwater Development to:
1. Replat Outlot D, Affx~mm Village and Lot 1, Block 4, Vasserman Ridge
(4.79 acres), into three lots.
2. Site Plan Review for the constl~on of three multi-tenant buildings, one of
which contains a convenience store with gas pumps, a coffee shop with a
drive through, and a car-wash.
3. Planned Unit Development Amen~t to allow a drive-through, establi~
sign crite~'ia for the center, and parking setback_
4. A Conditional Use Permit to allow the constxuction of a Conv~ence Store
The Planning Commission conducted a public hearing on the proposed development which was
preceded by published and mailed notice. The Planning Commission heard testimony from all
interested persons wishing to speak and now makes the following:
FINDINGS OF FACT
Xe
J
The property is currently zoned Planned Unit Development District.
The property is guided by the Land Use Plan for Commercial
The legal description of the property is: Lots 1, 2, and 3, Block 1, Arboretum
Shopping Center.
Section 20-110 Site Plan:
Clearwater Development
June 17, 2003
Page 29
a.
Is consistent with the elements and objectives of the city's development guides,
including the comprehensive plan, official road mapping, and other plans that may
be adopted;
b. Is consistent with this division;
Preserves the site in its natural state to the extent practicable by minimizing tree
and soil removal and designing grade changes to be in keeping with the general
apiw. arance of the neighboring developed or developing or developing areas;
d.
Creates a harmonious relationship of building and open space with natural site
features and with existing and future buildings having a visual relationship to the
development;
Creates a functional and harmonious design for stmcUa~ and site features, with
special attention to the following:
.
An internal sense of order for the buildings and use on the site and
provision of ade, simble environment for occupants, visitors and
2. The amount and location of open space and landscaping;
e
Materials, textures, colors and details of consmacfion as an
expression of the design concept and the compatibility of the same
with adjacent and neighboring s'o'uctures and uses; and
e
Vehicular and pedestrian circulation, including walkways, interior
drives and parking in terms of location and number of ac. ce. ss
points to the public streets, width of interior drives and access
points, general interior circulation, separation of pedestrian and
vehicular traffic and arrangement and amount of parking.
Protects adjacent and neighboring pmpeffiea through reasonable provision
for surface water drainage, sound and sight buffers, preservation of views,
light and air and those aspects of design not adequately covered by other
regulations which may have substantial effects on neighboring land uses.
J
Section 20-232, Conditional Use Permit:
a. Will not be detrimental to or enhance the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city.
Clearwater Development
June 17, 2003
Page 30
b. Will be consistent with the objectives of the city's comprehensive plan and
this chapter.
c. Will be designed, constructed, operated and maintained so to be
compatible in apIw, mm~ce with the existing or intended character of the
general vicinity and will not change the essential character of that axenc
dl
Will not be hazardous or disturbing to existing or planned neighboring
uaes.
Will be served adequately by essential public facilities and services,
including streets, police and fire protection, drainage structurea, refuse
disposal, water and sewer systems and schools; or will be served
adequately by such facilities and services provided by the persons or
agencies responsible for the establishment of the proposed use.
fl
Will not crentte excessive requirements for public facilities and services
and will not be detrimental to the economic welfare of the community.
Will not involve uses, activities, tm~a~sses, materials, equipment and
conditions of operation that will be detrimental to any persons, ~ or
the general welfare because of excessive production of traffic, noise,
smoke, fumes, glare, odors, rodents, or trash.
hi
Will have vehicular approaches to the ~ which do not create traffic
congestion or interfere with traffic or surrounding public thoroughfares.
Will not result in the ~on, loss or damage of solar access, natural,
scenic or historic features of major significance.
Clearwa~ Development
June 17, 2003
Page 31
j. Will be aesthetically compatible with the area.
k. Will not depreciate surrounding propeIty values.
1. Will meet standards prescri~ for certain uses as provided in this article.
6. Section 18-39 Subdivision
a. The proposed subdivision is consistent with the zoning ordinance;
be
The proposed subdivision is consistent with all applicable city, county and
regional plans including but not limited to the city's comprehensive plan;
The physical characteristics of the site, including but not limited to
topography, soils, vegetation, susceptibility to erosion and siltation,
susceptibility to flooding, and storm water drainage are suitable for the
proposed development;
al
The proposed subdivision makes adequate provision for water supply,
storm drainage, sewage disposal, streets, erosion control and all other
improvements required by this chapter,
e. The proposed subdivision will not cause environmental damage;
f. The proposed subdivision will not conflict with easements of record.
gl
The proposed subdivision is not premature. A subdivision is premature if
any of the following exists:
1. Lack of adequate storm water drainage.
Clearwater Development
June 17, 2003
Page 32
2. Lack of dedicated and improved public streets.
J
Lack of adequate sanitary sewer systems and not ISTS (individual
sewer treatment system).
4. Lack of adequate off-sim public improvements or support systems.
7. Planned Unit Development Amendment
The proposed amendment to the PUD is consistent with the Neighborhood
Commercial Guidelines outlined within the comprehensive plan.
.
The planning ~x~rt Site Plan Review g2003-6, Subdivision g2003-8, Planned
Unit Development g2002-2 and #1999-2, and Conditional Use Pennit g2003-2
dated June 17, 2003, prepared by Sharmin A1-Jaff, is incorporated herein.
RECOMMENDATION
Thc Planning Commission recommends that the City Council approve the Site Plan Review,
Subdivision, Planned Unit Development Amen~t and Conditional Use Permit.
ADOPTED by the Chanhassen Planning Commission this 17th day of June, 2003.
A'ITEST: CHANHASSHN PTANNING COMMISSION
BY'
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Place
Aul mn Ridge Ct
5 mn Ridge Ln
6 Aut~ mn Ridge Way
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24 5o. Olive ~zeeL Suite 105
Waconla HN 55.587
fax 952-442-8~
May 16, 2003
Sharmin A1-Jaff
City of Chanhassen
690 City Center Drive
PO Box 147
Chanhassen MN 55317
Re: NEQ of Highway 5 and Century Ave.
Arboretum Phase I & II
Sharmin
Enclosed is the application for a site plan review, a conditional use permit for the car
wash, and a variance request for the drive-thru in the retail project plann~ for the above
mentioned property. Phase I of the project consi~ of a convenience store with gas, a
coffee shop with drive thru, a car wash, and a 13,192 square foot, multi-tenant retail
building. This retail building is planned to accommodat~ a typical mix of neighborhood
retail services. Phase II consists of a two-restaurant building similar to our Crossroads
development under construction with Chipotle and Buffalo Wild Wings. These are two
separate applications and approvals which I would like to take thru the city process
together. My goal is to take this to Planning Commission on June 17th and then to City
Council on July 14th.
I am delighted to be working with the city on this project. If you have any questions
please call me at 952-442-8799.
Scott Schmitt, CCIM
President
CC: Ron Clark
06/10/2003 08:44 FAX 9~24737401 LIJlfDGRI~ BR0$, CONE,
CITY OF CHANHAg~EN
7700 MARKET BOULEVARD
CHANHAS~EN, MN 55317
(95'2) 227-1100
DEVELOPMENT REVIEW APPUCATION
·
T~ ~PHON~ (Day ~me)_~.~__, ~/~,.! - ~ '7 ~ _
TELEPHONE:
i
III I I I
__
Conditional Use Permit
Interim USe Permit
--__ Non-conforming Use Permit
ii
Planned Unit Development"
Rezonlng
!
Sign Permits
Sign Plan Review
....~. Site Plan Review*'
---_ Subdivision'
I I _ I
I
_._ Tempom~'y Sales Permit
~ Vacation of ROW/Ea~~
· I
._...,. Variance
Wetland Att. eratlon Permit
·
~.. Zoning Appeal
~ Zoning Ordinance Amendment
Noti~,atlon Sign
~ Escrow for Filing Feea/A~m~ Cost'"
($50 CUP/SPRNACA/A~AP~~
and Bounds. $400 Minor SUB)
TOTAL FEE $
I
i
A Ii~t of all prolmrty ownm'a within EiO0 feet of the boundm'las of 1he pmparb/mu~t lm lneludmJ with l~e
applloatlon.
Building material ~ampkm mum be ~ubmlttad with site plan mvlew~
'Twmlty..slx full size folded c~plas of the pMrm mum lm lubmltl~l, Including an 8~" X 11 · reduoad copy
far each plan reheat,
"Escfl3w will be required ~ other appllcationl through the devMopment contract
NOTE - When multiple applications am processed, lhe appropriate fee shall be charged for each application.
05/10/2003 08:44 FAt 9524737401 LI.~D~ BR0$, CONgT.
PROJECT NAME_ - P/-tA '-rr
AT' L J(.ACP.6_ 5. Cat V6_ ['z orvT¥
TOTAL ACREAGE
WETLANDS PRESENT
PRESENT ZONING
PRESENT LAND UsE DESiGNATiON ~
REQUESTED LAND USE DESIGNATION
REA,SON FOR THIS REQUEST
This appllc, ation must be completed in full and be typewritten or clearly printed and must be accompanied by all Information
and plans required by applicable City Ordinance provtaions. Before filing this applioatlon, you should confer with the Planning
Department to determine the speclrm ordinance and procedural requirements applicable to your appllc~on.
A determination of completeness of the appUcation shall be made within ten business clays of application submittal. A written
notice of application deficiencies shaJI be mailed to the appr=ant within ten budness days of applk:atlon.
This is to certify that I am making appllcetion for the desc:rlbed action by the City and the/i am responsible for complying w~
all CRy requirements witlq regard to this request, This appl~ should be proceeaed In my name and I em the patty whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either
copy of Owners Duplicate ~ o~ 'l-Pde, ~ of Title or purchase agreement), or I am the authoriz~ person to make
this application and the fee owner has also aigned this application.
I will keep myself Informed of the deadlines for submission o1' material and the procjmae of thia applk:ation. I further
understand ahat additional fees may be charged for consulting fees, feaslb~qlty studies, et=. with an estimate prior to any
authorization to proceed with the study. 'l'he documents and Information I have submitted am true and correct to the be~t of
my ~owledge.
The city hereby notifies the applicant that development review ca~n~ be completed within 60 days due to public hearing
requirements and agency review. Therefore, the city is notifying the epplk=ant that the city requires an automatic 60 day
extension for development~a~v. Development review shall be completed within 12.0 days unless ad--al review
Signature of Applicant Date
Signature of Fee Owner Data
.#
Application Received on _ 5'-/~ ~ Fee Paid I 5~o~. ~_', Receipt No.
The applicant should contact maff for m copy of the etaff report whlr. h will be .vallabM on Friday prior m the nmatlng.
If not oontaoted, m copy of the report will be rlmlled to the applicant's adclmm~
oe/zo/~oo~ o8:4s FAX
7700 M_nrk~ Bird
PO B~x 147
Chimlmssntu MN $5317
?le~e _c~dcr ~ Bros ~ a eo=,,~licant wi~
Developm~ ~ a Site pin,, A~ ~ our 2 acre nommerci,,~
1~ ~ ~ 78~t St We are ~ ~ D~ our
LUNDOR.h~ BROS. CONI/T.
CITY OF CHANHA$$EN
7700 MARKET BOULEVARD
CHANHASSEN, MN 55317
(952) 227-1100
DEVELOPMENT REVIEW APPLICATION
APPLICANT:.M_afLrI'U (_O~T _~.A~TkJE_P,5 ~ ~:J-~J~ri~P, OWNER
' :D~~mF_NT
ADDRESS:_~-/ 5, OLIVE ST ~c~JP ADDRESS:
·
TELEPHONE (Dayt]me) ~_.~'~ · 'fYi-. ~7'~'t
~J ' -
TELEPHONE: ~5 I' ~'~' ~-?~7
Comprehensive Plan Amendment
Conditional Use Permit
Interim Use Permit
Non-conforming Use Permit
Planned Unit Development*
Rezoning
Sign Permits
Sign Plan Review
Site Plan RevieW*
Subdivision*
Temporary Sales Permit
Vacation of ROW/Easements
Wet]and Alteration Permit
Zoning Appeal
Zoning Ordlr~nce Amendment
Notification Sign
Escrow for Filing Fees/Attomey Cost**
($50 CU P/SPR/VAC/VAR/WAP/Metes
and Bounds, $400 Minor SUB)
TOTAL FEE $
A list of all property ownem within 500 feet of the boundaries of the property must be Included ~ the
application.
Building material samples must be submitted with alte plan reviews.
*Twenty-slx full size folded copies of the plans must be submitted, Including an 8~A" X 11" reduced copy of
tmnsparancy for each plan sheet.
** Escrow will be required for other applications through the development contract
NOTE - When multiple applicat]ons are proca~, the appropriate fee shall be charged for each application.
LOCATION ~_~_bjTOJ~,.Y/~ dE.k)uE. AkJl% i/ HLI AY
LE~ DESCRI~ON OUTLO D,
'1
TOT~
WETLANDS PRESENT
PRESENT ZONING p (J ~)
REQUESTED
ZONING P U D ~ ~/~/~
PRESENT LAND USE DESIGNATION
REQUESTED LAND USE DESIGNATION
YES ~ NO
REASON FOR THIS REQUEST
This application must be completed in full and be typewritten or dearly printed and must be _acco__mpanled by all Information
and plans requimcl by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning
Department to determine the specific ordinance and procedural requlmmenta applicable to your application.
A determination of completeness of the application shall be made within ten business days of application submittal. A written
notice of application defidendes shall be mailed to the applicant within ten business days of application.
This Is to certify that I am maldng application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request. This apptlca'don should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership
(either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application.
I will keep myself Informed of the deadlines for submission of matafial and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and Information I have submitted am true and correct to the best of
my knowledge.
The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing
requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day
extension for development review. Development review shall be completed within 120 days unless additional review
· 5'
Signa~m o{'Applica~t - Date
Signature of Fee Owner
Application Received on
Date
The applicant should contact staff for a copy of the staff report which will be ava,able on Friday prior to the
meeting. If not contacted, a copy of the report will be mailed to the applicant's address.
NOTICE OF PUBLIC HEARING
PROPOSED SUBDIVISION AND SITE PLAN REVIEW
CITY OF CI-IANHASSE~
NOTICE IS I-II~F.I~Y GIVEN that the Chanhas~n Planning Commission will hold a
public hearing on Tuesday, May 20, 2003 at 7:00 p.m. in the Council Chambers in Chanhassen City
Hall, 7700 Market Boulevard. The p~ of this hearing is to consider a request for.
Phase I - Replat of an outlot into two lots. Site Plan review for the consmlction of a Car Wash,
Coffee shop/Convenience/Gas Station, and strip mall, a conditional use permit to allow a
convenience store with gas pumps, on property zoned PUD with variances and a PUD
amendment to allow a drive through. The total lot area is 2.84~_ acres. The site is located
northeast of the intersection of Highway 5 and Century Boulevard and south of West 78~ Street,
Clearwater Development.
Phase II - Replat of an outlot into a lot. Site Plan review with variances for a multi-tenant
building (a conditional use permit has been granted for consmaction on the site which falls within
the Bluff Creek Overlay District) on ~ zoned PUD. The total lot area is 1.95 acres. The
site is located approximamly 240 feet east of the intersection of Highway 5 and Century
Boulevard and south of West 78tu Street, Clearwater Development Group.
A plan showing the location of the proposal is available for public review at City Hall
during regular business hours. All interested persons are invited to attend thia public h~ and
express their opinions with respect to this proposal.
Sharmeon AI-Jaff, Senior Planner
Phone: 952-227-1134
(Publish in the Chanhassem Villager on June 5, 2003)
NOTICE OF PUBLIC HEARING
CHANHASSEN PLANNING COMMISSION MEETING
TUESDAY, JUNE 17, 2003 AT 7:00 P.M.
CITY HALL COUNCIL CHAMBERS
7700 MARKET BLVD.
PROPOSAL:
Subdivision & Site Plan
APPLICANT: Clearwater Development
LOCATION: Century Blvd. & Hwy, 5
NOTICE: You are Invited to attend a public hearing about a proposal in your area. The applicant,
Clearwater Development is requesting the following:
Phase I - Replat of an outlot into two lots. Site Plan review for the construction of a Car Wash,
Coffee shop/Convenience/Gas Station, and strip mall, a conditional use permit to allow a convenience
store with gas pumps, on property zoned PUD with variances and a PUD amendment to allow a drive
through. The total lot area is 2.84+ acres. The site is located northeast of the intersection of Highway 5
and Century Boulevard and south of West 78th Street.
Phase II - Replat of an outlot into a lot. Site Plan review with variances for a multi-tenant building (a
conditional use permit has been granted for construction on the site which falls within the Bluff Creek
Overlay District) on property zoned PUD. The total lot area is 1.95 acres. The site is located approximately
240 feet east of the intersection of Highway 5 and Century Boulevard and south of West 78th Street.
What Happens at the Meeting: The purpose of this public hearing is to Inform you about the applicant's
request and to obtain input from the neighborhood about this project. Dudng the meeting, the Chair will lead
the public hearing through the following steps:
1. Staff will give an overview of the proposed project.
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public headng is dosed and the Commission discueses the project.
Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall dudng
office hours, 8:00 a.m. to 4:30 p.m., Monday through Fdday. If you wish to talk to someone about this project,
please contact Sharmeen at 227-1134 or e-mall saljaffOcl.chanhassen.mn.us. 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 June 5, 2003.
.UNDGREN BROS CONSTRUCTION
~35 WAYZATA BLVD E
~VAYZATA MN 55391
.~ATEWAY ACQUISITION CO LLC
)35 WAYZATA BLVD E
NAYZATA MN 55391
.UNDGREN BROS CONSTRUCTION
)35 WAYZATA BLVD E
NAYZATA MN 55391
.~HASKA GATEWAY PARTNERS
~10 CO RD 101
NAYZATA MN 55391
31TY OF CHANHASSEN
3/0 BRUCE DEJONG
r'/'00 MARKET BLVD PO BOX 147
3HANHASSEN MN 55317
~,TLANTIC FINANCIAL GROUP LTD
;~808 FAIRMOUNT ST SUITE 250
3Al.LAS TX 75021
31TY OF CHANHASSEN
.?,/O BRUCE DEJONG
~700 MARKET BLVD PO BOX 147
3HANHASSEN MN 55317
C1TYOF
CHANHA EN
PO B~147
Chanblssm, MN 55317
Administration
Phone: 952.227.1100
Fax: 952.227.1110
Building Inspections
Phone: 952227.1180
Fax: 952.227.1190
Engineering
Phone: 952227.1160
Fmc 952.227.1170
Finance
Phone:. 952.227.1140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Ceater
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning &
Natural Resources
Pflo~e: 952.227.1130
Fmc 952.227.1110
Public Works
1591 Park Road
Phone:. 952.227.1~
Fax: 952.227.1310
Senior Center
Phone:. 952.227.1125
Fax: 952.227.1110
Web Site
www. ci.chanhassen.rrm.us
TO:
Sharmin Al-Jaff, Senior Planner
FROM: Mark Littfin, Fire Marshal
DATE: June 9, 2003
SUB J:
Site plan review for convenience store/car wash/coffee shop/strip
mall located at intersection of State Highway 5 and Century
Boulevard south of West 78th Street, Clearwater DevelopmenL
Planning Case: 2003-6
I have reviewed the site plan for the above project,. In order to comply with the
Chanhassen Fire Department/Fire Prevention Division, I have the following fire
code or city ordinance/policy requirements. The site plan is based on the
available information submitted at this time. If additional plans or changes are
submitted, the appropriate code or policy items will be addmssecL
,
A 10-foot clear space must be maintained around fire hydrants, i.e. street
lamps, trees, shrubs, bushes, Qwest, Excel Energy, 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 g9-1.
,
"No Parking Fire Lame" signs and yellow curbing will be requirexk Please
contact Chanhassen Fire Marshal for exact location of signs and curbs to
be painted yellow.
,
The builder must comply with Chanhassen Fire Department/Fire
Prevention Division regarding maximum allowable size of domestic
water on a combination water/sprinkler supply line. Pursuant to
Chanhassen Fire Department/lzn'e Prevention Division Policy #36-1994.
Copy Enclosed.
4. The builder must comply with the Chanhassen Fire Department/Fire
Prevention Division regarding premise identification. Pursuant to
The City of Chanhassen · A growing comrnunily with clean lakes, quality schools, a charming downtown, l~riving businesses, winding trails, and beautiful pa~. A gmat place to live, work, and play.
CITYOF
CHAN EN
PO Box147
Chanhassal, MN 55317
Administration
Phone: 952.227.1100
Fax: 952227.1110
Balldlng Inspections
Phone: 952227.1180
Fax: 952.227.1190
Engineering
Phone: 952.227.1160
Fa~ 952.227.1170
Finance
Phone: 952227.1140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Remaion Center
2310 Coul~ Boulevard
Phone: 952227.1400
Fax: 952227.1404
Planning &
Natural Resources
Phone: 952.227.1130
Fax: 952.227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax: 952227.1310
Senior Center
Phone:. 9,52227.1125
Fax: 952.227.1110
Web Site
www. cLcharltmsen.mn.us
Chanhassen Fire Department/Fire Prevention Division Policy ff29-1992.
Copy Enclosed.
A Post Indicator Valve will be required on the new buildings that have
fire service water coming into the building.
6. Submit radius tums and dimensions to City Engineer and Chanhassen
Fire Marshal for review and approval.
Phase II. The fire hydrant shown on building "C" will need to be
relocated in front of the building. Contact Chanhassen Fire Marshal for
exact location.
The City of Chanhacaen · A growing community with clean lakes, quality schools, a channing downtm~m, thriving b~slnesses, winding trails, and beautiful parks. A gamt place to live, work, and p~.
CITYOF
CHANHASSEIt
7700 Mark~ Bo~lev'ard
PO Box147
Chan~, MN 55317
Admlnlntratlon
Phone: 952227.1100
Faxc 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Englneedng
Phc:me: 952.227.1160
Fax: 952.227.1170
FTflJiflC6
Phone: 9,52.227.1140
Fac 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952227.1110
I:lem~ion C,a~ter
2310 Coulter Boulevard
Phone: 952.~7.1400
Fax: 952.227.1404
Planning &
Natural Rnsourcns
Phone: 952227.1130
Fax: 952.227.1110
Public
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone: 952227.1125
Fax: 952227.1110
Web Site
www. ci.chanhass~n.mn.~
MEMORANDUM
TO: Sharmeen A1-Jaff, Senior Planner
FROM: Matt Saam, Assistant City Engineer,~
DATE: June 6, 2003
SUBJ: Preliminary Plat Review of Arboretum Shopping Center at the NE
Comer of Century Boulevard & Highway 5 - Land Use Review
File No. 03-10
Upon review of the plans dated May 14, 2003, prepared by BI{BM En~neers, I
offer the following comments and recommendations:
GRADING/DRAINAGE/EROSION CONTROL
The Phase I portion of the site was previously rough graded as a part of the
Arboretum Village development. As such, the only area where the grades will
be significantly changed is for the berming along West 78t~ Street.
Rough grading for Phase 11 of the site is currently being completed with the
Vasserman Ridge 2~a Addition project. As such, the existing contours for the
Phase 11 portion of the site should reflect the Vasserman Ridge 2~d Addition
grading.
Drainage for the Phase I portion will be muted, to an existing pond on the West
side of Century Boulevard. This pond has been previously sized to
accommodate the runoff from thc Phase I site.
Likewise, most of the Phase H site will drain to an existing pond just east of
the site. This pond is being increased in size to accommodate the Phase II site
as a part of the Vasserman Ridge 2"a Addition projecL
Erosion control measures and site restoration shall be developed in accordance
with the City's Best Management Practice Handbook (BMPI-r). Staff
recommends that the City's Type rlI erosion control fence, which is a heavy-
duty silt fence, be used for the area adjacent to the existing pond just east of
the site. In addition, erosion control blankets will be required on the steep
slopes on the site.
The City of Chanhansen · A growing community with clean lakes, quality schools, a charming downtovm, Iflriving busing, winding trails, and beautiful parks. A gmat place to live, v~rk, and play.
Sharmeen Al-J'aff
June 6, 2003
Page 2
The proposed sanitary sewer and watermains will be considered public utility
lines since they will serve more than one lot. In addition, the watermain shall
be looped through the site and connect with the existing water line in West
78th Street. A minimum 30-foot wide public easement will be required over
the public sewer and watermain.
Each of the underlying parcels has been previously assessed for utilities and
those assessments have been paid. Sanitary sewer and water hookup charges
along with the Met Council's SAC fee will be due at the time of building
permit issuance. All of these charges are based on the number of SAC units
assigned by the Met Council. The ctaxent 2003 sanitary hookup charge is
$1,4401unit, the water hookup charge is $1,876/unit and the SAC fee is
$1,274/unit.
Public utility improvements will be required to be constructed in accordance
with the City's latest edition of Standard Specifications and Detail Plates.
Detailed construction plans and specifications will be required at the time of
final platting. The applicant will also be required to enter into a development
contract with the City and supply the necessary financial security in the form
of a letter of credit or cash escrow to guarantee installation of the
improvements and the conditions of final plat approval. Permits from the
appropriate regulatory agencies must be obtained, including but not limited to
the MPCA, Department of I-Ie.~th, Watershed District, MnDOT, etc.
STREETS & DRIVE A[ql.F~q
The main drive aisle throu~ the site will be a private street since it serves
multiple lots. As such, the road must be a minimum of 26-feet wide, built to a
9-ton design, and enclosed within a 40-foot wide private easement.
· An internal sidewalk system shall be developed to bring pedestrians from the
public trails on the west and north sides into the site.
RECOMMENDED CONDITIONS OF APPROVAL
.
Correct the driveway dimension on the site plan (Sheet A0) to read 26 feet in
width. Also, dimension the turn lane widths and taper ratios. The taper ratio
for the West 78~ Street mm lane shall be a minimum of 5:1.
Sharmeen M-laff
June 6, 2003
Page 3
2. On the grading plan:
a. Increase the rock construction entrance to a minimum of 75 feet in length
per City Detail No. 5301.
b. Revise the existing 980 contour that crosses with another illegible contour
on the existing topography. Likewise, correct the proposed 978 crossing
contour fines.
c. Provide erosion control blankets on the steep slopes along the west side of
the entrance drive and along the east side of the Phase 11 building.
d. Revise the boulevard slope in the West 78"' Stzeet fight-of-way to a
maximum grade of 2% within 15 feet of the curbline.
e. Provide emergency overflows for catch basin nos. 3 and 4. The overflow
elevation must be a minimum of one foot lower than the finished floor
elevation of the adjacent building.
f. Show all existing and proposed easements.
g. Show the existing pond to the east of the site and include the NWL and
HWL. Also, show the existing storm sewer in the pond area.
h. Show the proposed lot and block numbers.
i. Limit the number of inlet aprons to the eastern pond to one inlet.
j. Add a benchmark to the plan.
3. On the utility plan (Sheet C2):
a. Show all proposed utility easements.
b. Revise the watermain to loop through the site and connect with the
existing main in West 78"' Street.
c. Show the existing watermain in West 78"' Street and the storm sewer in
the pond to the east.
d. Move sanitary manhole no. 6 into the main drive aisle for access purposes.
e. The minimum allowable storm sewer between catch basins is 12 inches in
diameter. Revise where necessary.
Sharmeen Al-laff
June 6, 2003
Page 4
f. All of the public watermain will be PVC C-900 pipe. Revise where
necessary.
g. Add streeflights at the southeasterly comer of West 78~h Street and
Century Boulevard and at the proposed driveway connection with West 78t~
Stxeet.
4. Add all applicable City of Chanhassen detail plates to Sheet C3.
.
The aeve oper .~han be responsible for a pedestrian crosswalk on the west side
of the driveway at West 78t~ Street. The crosswalk will be from the south to
the north side of West 78th Street and connect with the existing bituminous
trail.
6. A '~o U-mm" sign will be required at the north end of the median on Century
Boulevard.
7. The silt fence on the east side of the site must be Type 3, heavy duty.
8. The property line dimensions for the Phase 11 parcel do not match the final
plat for Vasserman Ridge. Please correct this.
9. Private easements are required for the storm sewer lines that run fi'om one lot
to another.
10. Show the pavement sections for the bituminous path and private street/drive
aisle on the plans.
11. Provide an internal sign to direct cars out to West 78~h Street for Highway 5
bound traffic.
12. Seed and mulch or sod the site within two weeks of grading completion. If
dirt is required to be brought into or out of the site, provide a haul mute for
review and approval.
13. The applicant has submitted drainage calculations for the site; however,
additional information is still need,& Staff will work with the applicant's
engineer to revise the calculations. Prior to final platting, storm sewer design
data will need to be submitted for staff review. The storm sewer will have to
be designed for a 10-year, 24-hour storm event.
Sharmeen A1-Jaff
June 6, 2003
Page 5
14. Minimum 30-foot wide easements will be required over the public portion of
the utility lines.
15. Installation of the private utilities for the site will require permits and
inspections through the City's Building Department.
16.
Public utility improvements will be required to be consmmted in ~ce
with the City's latest edition of Standard Specifications and Detail Plates.
Detailed construction plans and specifications will be required at the time of
final platting. The applicant will also be required to enter into a development
contract with the City and supply the necessary financial security in the form
of a letter of credit or cash escrow to guarantee installation of the
improvements and the conditions of final plat approval. Permits from the
appropriate regulatory agencies must be obtained, including but not limited to
the MPCA, Department of Health, Watershed District, MnDOT, etc.
17. The existing contours for the Phase H portion of the site should reflect the
Vasserman Ridge 2~ Addition grading.
18. Sanitary sewer and water hookup charges along with the Met Council's SAC
fee will be due at the time of building permit issuance. All of these charges
are based on the amber of SAC units assigned by the Met Council. The
current 2003 sanitary hookup charge is $1,440/unit, the water hookup charge
is $1,876/unit and the SAC fee is $1,274Amit.
19. The main drive aisle through the site will be a private street since it serves
multiple lots. As such, the mad must be a minimum of 26-feet wide, built to a
9-ton design, and enclosed within a 40-foot wide private easement.
jills
c: Teresa Burgess, City Engineer/Public Works Dir.
MEMORANDUM
FROM:
DATE:
Sharmin AI-Jaff~ Senior Planner
Steven Torell, Building Official
May 27, 20O3
SUBJ:
Site Plan review for a canmmh, coffee shop/convenienceJgas station
and two multi-~ buildings located at the NE comex of Highway
5 and Century Blvd. Clean~ Development Group.
Planning Case: 2003-6
I have reviewed the plans for the-above buildings received by the Planning
Department on May 16, 2003. Following are my comments, which should be
included as conditions of approval.
1. The buildings are required to be protected by automatic fire ~
2. The plans must be prepm~ and signed by design profession~ licensed in
the Sta~e of Minnesota.
3. Building A must have a minimum of 3 acc, es~'ble parking ~ one of
which must have an 8' access aisle. Building C must have a minimum of 5
accessible parking spaces.
4. Separate water and sewex sendces must be provided for each piece of
property.
5. Detailed occupancy related requirements cannot be reviewed until complete
plans are submitted.
6. The owner and or their representative shall meet with the Inspecfons
Division as soon as possible to discuss plan r~i~ and pexmit procedures.
C1T OF
PO Box 147
C~, MN ~17
Administration
Phone: 952227.1100
Fax: 952.227.1110
Building Inspections
Phone:. 952.227.1180
Fax: 952.221.1190
Englneedng
Phone:. 952.227.1160
Fax: 952.227.1170
Finance
Pho~ 952.227.1140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Planning &
Nateml Resources
Phone: 952.227.1130
Fax: 952.227.1110
Public Works
1591 I~ Road
Phone: 952.221.1300
Fax: 952.227.1310
Senior Center
Phofie: 952.227.1125
Fax: 952.227.1110
Wek Site
www. cl.cMnhassen.mn.us
TO:
FROM:
Sharmeen Al-la_fi, Senior Planner
Todd Hoffman, Director of Parks and Recre~on
DATE: May 27, 2003
SUB J:
Planning Case 200345, Clearwater Development Group
I have reviewed thc Phase I and Phase II development proposals from C~~t~r
Development Group for their Highway 5 at Century Boulevard site. There is no
requirement for parkland acquisition and/or trail development as a part of this
development. I did notice that the sidewalk connection leading east to West 78m
Street is absent. Please note this deficiency and direct the applicant to J.nsta~
appropriate pedestrian connections.
The f0Uowing park dedication charges will apply to Lot~ A, B and C:
Lot A $8,54O
Lot B $11,620
Lot C $13,650
c:
Todd Ge~ardt, City Manager
Teresa Burgess, City Engineer/Public Works Director
Brace DeJong, Finance Dixector
Z,~te Aantmson, Community Development Dixector
Park and Reereati~ Commissioll
The City of Chanhmen · A growing community with clean lakes, quality schools, a charming dovmtown, b'lrlving.businesses, winding trails, and beauUful parks. A gear place to live, work, and play.
DATE
FILE NO.
PROJECT
SWM~ FEE WORKSHEET
June 5, 2003
SUB 2O03-6
Site Area in Acres
Amemsble m-es
4.83
4.83
ZONING CLASSI~CATION
WATER QUALITY
WATER QUANTITY
$ 7,008.00 4.83 $ 33,848.64
Rate per Ac~ ~ Total
$ 5,171.00 4.83 $ 24,975.93
~ UNIT QUANTITY UNIT TOTAL
PRICE PRICE
Storm water p(]3d acre - $ 7,008.00 $ -
Outlet s~ each - $ 2,500.00 $ -
SWMP FEE $ 58,824.57
SWMP CREDrrS $ -
TOTAL SWMP Flz~E $ 58,824.57
Z:
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_EXlHIIIT C
ABORETUM VILL&GE
PUD DEVELOP~ DF, SIGN STANDARDS
a. Intent
The purpose of this zone is to crea~ a PUD neighborhood commewial/mix~ density-
housing zone. The use of the PUD zone is to allow for more flexible desi~ standards
while creating a higher quality and more sensitive proposal. All utilities are required to be
placed underground. Each smmmre proposed for development shall proceed through site
plan review based on the development standmxis outlined below. A specific lighting and
sign plan shall be submitted prior to final plat.
b. Permitted Uses
The permitted uses within the neighborh~ commercial zone should be limited to
appropriate commercial and service uses consistent with the neighborhood. 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 Planning Director shall make that interpretation. The type of uses to be
provided on this outlot shall be low intensity neighborhood oriented retail and service
establishments to meet daily needs of residents. Such uses may include small to medium
sized restaurant (no drive-thru windows), office, day care, neighborhood scale commercial,
convenience store, churches, or other similar type and scale uses as deacri~ in the
Comprehensive Plan. No single use shall exceed 5,000 square feet.
c. Setbacks
The PUD ordinance requires setbacks from roadways and exterior ~ lines. The following
table displays those setbacks.
Setback
Required
50 feet
From Collector Street
From Exterior Lot Lines 30 feet 30 feet
30 feet ** 7*
Interior Public Ril~ht-of-Way
Hard Surface Commercial
Hard Surface Coverage (Total site)
* not accepte~
7O%
30 %
50 feet
Not available at this time
29 %
** Council approval of 10 minimum for residential only in those area adjacent to public streets
except Highways 41, 5 and West 78th Street.
C-1
d. Building Materials and Design
COMMER~
1. All materials shall be of high quality and durable. Brick shall be used as the principal
material and must be approved to assure uniformity with the residential uses.
2. Metal standing seam siding will not be approved except as s~ material to one of the
above materials.
3. All accessory structures shall be designed to be compatible with the prima~ ~.
4. All roof-mounted equipment shall be screened by pitched roofs. Wood screen fences are
prohibited. Screening shall consist of compatible materials.
5. All buildings on the commercial site shall have a pitched roof line.
6. All mechanical equipment shall be screened with material compatible to the building.
KF_,SID~ STANDARDS
The plans propose five products. Each product must conform to the following standards.
Club
[]
[]
[]
[]
[]
Homes (Rambler attached two unit town homes)
One level town homes (with or without basement).
Building exterior material shall be a combination of 4" vinyl siding or shake and
brick.
Colors used shall be earth tones such as soft gray, creamy white, pearl gray, shell
white, etc.).
Each town house shall COIlSist of two units. One unit will have a side-loaded garage
and the other will have a front loaded garage.
Each unit shall utilize accent architectural features such as arched louvers, dormers,
etc.
All units shall u 'tdize fiberglass shingles.
Each unit shall have a minimum of 1 overstory tree within its front landscape yatxL
All units shall have ~s onto an interior street.
All mechanical equipment shall be screened with material compatible to the building
or landscaping.
=
Manor Homes (three to four trait town homes) Split level town homes with basemenL
Building exterior material shall be a combination of 4" vinyl siding, vinyl shakes,
brick and stone.
Colors used shall be earth tones such as soft gray, creamy white, pearl gray, shell
white, etc.
Each town house shall consist of three or four units. No more than two garage doors
may be adjacent to each other.
C-2
Each unit shall utilize accent architectural features such as round louvers, dormers,
All units shall utilize fiberglass shingles.
Each unit shall have a minimum of 1 overstory tree within its front landscape yard.
All units shall have access onto an interior streeC
All mechanical equipment shall be screened with material compatible to the building
or landscaping.
o
Coach Homes
Two Story town homes (four to six unit town homes).
Building exterior material shall be a combination of 4" vinyl siding or shake and
brick.
[] Colors used shall be earth tones such as soft gray, creamy white, pearl gray, shell
white, etc.
[] Each town house shall consist of four or six units. Garage doors must be separated
from each other by entryways.
[] Each unit shall utilize accent architectural features such as dormers, etc.
[] All units shall utilize fiberglas~ shingles.
[] Each unit shall have a minimum of 1 over story tree within its front landscape yard.
[] All units shall have access onto an interior street.
[] All mechanical equipment shall be screened with material compatible to the building
or landscaping.
4. Village Homes
[] Two story town homes with tuck under garage (four to eight unit town homes).
[] Building exterior material shall be a combination of 4" vinyl siding or shake and
brick.
[] Colors used shall be earth tones such as soft gray, creamy white, pearl gray, shell
white, etc.
[] Each town house shall consist of four to eight. Garage doors must be staggered.
[] Each tmit shall utilize accent architectural features such as dormers, bay windows,
arched windows, shutters, etc.
[] All units shall utilize Class A fiberglass/asphalt shingles (230 lb. per sq. inch).
[] Each unit shall have a minimum of I overstory tree within its front landscape yard.
[] All units shall have access onto an interior street.
[] All mechanical equipment shall be screened with material compatible to the building
or landscaping.
[] Changes to building detail plans dated January 16, 2001, shall be required.
A design palette shah be approved for the entire project. The palette shall include
colors for siding, shakes, shutters, shingles, brick and stone.
The following design standards be incorporated in the development:
C-3
a. Vinyl shakes are an acceptable material on all home styles.
b. Prohibit shiplap siding.
c. Specify that all buildings use UL Class A asphalt/fiberglass shingle, 230 pounds or
d. All foundation walls be screened by landscaping or retaining walls.
Central air conditioning shah be included in the base price of all homes per the
EAW noise abatemem recommendation.
The percent of brick and other materials for each building style shall be built as per
Attachment A.
g. Commercial design standards shall prohibit standing seam siding as a curtain wall.
h.
The applieamt shall provide benches in the totlot areas.
No adjacent unit shall have the same front elevation colors or architectural styles
with any 4 ty[w.s of homes. Materials to be consistent with the Arboretum Village
elevation materials dated 2-7-01.
C-4
ExmBIT C
VASSERMAN RIDGE
PUD DEVI~OP~ STANDARDS
a. Intent
The purpose of this zone is to cxeate a PUD neighborhood eommer~al]mixed
density-housing zone. The use of thc PUD zone is to allow for more flcxiblc design
standards while cre~ng a higher quality and more sensitive proposal. All utilities
are required to be placed underground. Each ~ proposed for development
shall proceed through site plan review based on the development standards outlined
below. A specific lighting and sign plan shall be submitted prior to final plat
b. PermiRed Uses
The permitted uses within the neighborhood commercial zone should be limited to
appropriate co~al and servi~ uses consistent with the neighborhood. The
uses shall be limited to those as defined heroin, ff thgre is a question as to wh~&er
or not a use meets the definition, the Planning Director shall make that
interpretation. The type of uses to be provided on this outlot shall be low intensity
neighborhood oriented retail and service gstablishments to meet daily needs of
residents. Such uses may include small to medium sized re. ztaurant (no drive-thru
windows), office, day care, neighborhood scale commercial, convenience store,
churches, or other similar type and scale uses as des~bed in the Comprehensive
Plan. No single use shall exceed 5,000 square feet.
c. Setbacks
The PUD ordinance requires setbacks fi'om roadways and exterior ~ lines. The
following table displays those setbacks.
Setb~k
From Collector Street
From Exterior Lot Lines
Interior Public Right-of-Way
Hard Surf__ace Commercial
50 feet
30 feet
30 feet
70%
50 feet
30 feet
60 feet
Not available at this time
d. Building Materials and Design
COMMI~CIAL
XJ
All materials shall be of high quality and durable. Brick shall be used as the
principal material and must be approved to assure tmiformity with the residential
uses.
C-1
2. Metal standing seam siding will not be approved except as support material to one
of the above materials.
3. All accessory stmcurres shall bc designed to 5c compatible with the primary
strucmm.
4. All roof-mounteA equipment shall bc screened by pitched roofs. Wood screen
fences are prohibited. Screening shall consist of compatible materials.
5. All buildings on the commercial site shall have a pitched roof line.
6. All mechanical equipment shall be screened with material compatible to the
building.
C-2