4 Site Plan 8000 Audubon RoadCITY OF
P.C. DATE: March 18, 2003 ~
C.C. DATE: April 7, 2003
REVIEW DEADLINE: May 25, 2003
CASE: 03-2 Site Plan
BY: Aanenson
STAFF
REPORT
PROPOSAL:
LOCATION:
APPLICANT:
Site Plan Review for a 45,600 square foot Office Warehouse
Addition and a. 730 square foot Thermal Oil Building with
variances and a conditional use permit for development within the
Bluff Creek Overlay District on property zoned Industrial Office
Park
South of Hwy. 5, West of Audubon - 8800 Audubon Road
Tammy Ziegenbein
Project Manager West
9000 Plymouth Ave North
Mpls, MN 55427
Mark Wasecha, AIA
AMEC
Midwest Plaza Building
800 Marquette Ave., Suite 1200
hJ
PRESENT ZONING:
Industrial Office Park
2020 LAND USE PLAN: Office/Industrial ACREAGE: approximately 60
SUMMARY OF REQUEST: Site Plan Review for a 45,600 square foot office
warehouse addition and a 730 square foot Thermal Oil Building with variances and a
conditional use permit for development within the Bluff Creek Overlay District
Notice of this public heating has been mailed to all property owners within 500 feet.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City's discretion in approving or denying a site plan is limited to whe{her 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's discretion in approving or denying a variance is limited to whether or not the proposed
project meets the standards in the Zoning Ordinance for a variance. The City has a relatively high
level of discretion with a variance because the burden of proof is on the applicant to show that they
meet the standards in the ordinance.
General Mills
March 18, 2003
Page 2
The City has limited discretion in approving or denying conditional use permits, based on
whether or not the proposal meets the conditional use permit standards outlined in the Zoning
Ordinance. If the City finds that all the applicable conditional use permit standards are met, the
permit must be approved. This is a quasi-judicial decision.
BACKGROUND
Coulter Bl~'d
In 1998 City Council approved a subdivision and a site plan for a 161,700 square foot building on
69.7 acres of land for McGlynn Bakery. At the time of the subdivision there were two outlots
platted north of McGlynn's, and south of Hwy. 5. In 1993 the city extended the southern half of
McGlynn Road west to Galpin Boulevard and renamed it Coulter Boulevard. The northem half of
the loop road remains as a cul-de-sac (McGlynn Road). Since the original McGlynn development
Pillsbury bought the property and completed an addition to the building in 1995. The lots to the
north were sold. There is a day care (Children's World) on the southwest comer of Audubon and
McGlynn Drive. Pillsbury bought the property to the west which has a combined acreage of
approximately 60 acres.
General Mills now owns the property and is proposing an addition because of consolidation of the
Eden Prairie plant. The additions to the structure include a new receiving building and a thermal oil
building. The receiving building is adjacent to the existing receiving dock and the thermal oil
building is located in the southwest comer.
General Mills
March 18, 2003
Page 3
When the McGlynn building was given site plan approval, access was solely off of Audubon Road.
The orientation of the building is: the office portion faces the southwest corner of the site, shipping
is located in the southeast corner, and the warehouse component is along the northern portion of the
site.
The warehouse portion is tilt up concrete raised panels and does not meet the current design
standards. The applicants are requesting a variance to the standards so they can match the existing
material. The thermal oil building is 21 feet high; 730 square feet and will have an EFIS exterior.
The percentage of EFIS is based on the existing building of 313,820 square feet is less than 2
percent. The city ordinance allows a maximum of 15 percent EFIC.
There are two lots under separate property identification numbers. Staff is recommending that the
two lots be combined as one lot. This will ensure the impervious surface ratio be maintained as it is
being calculated using both lots.
PROPOSALJSUMMARY
The applicant is requesting site plan approval for a new raw material warehouse addition. The
45,600 square foot addition requires additional parking and new driveways. The receiving docks
are currently at this location. The doors (6) will now be facing Coulter Boulevard. The city code
requires that all loading be screened. The applicant is also requesting the existing material (a plain
concrete tilt up panel with a one inch reveal every 3 V2 inches) be continued on the addition. In
order to mitigate these requests, the staff is proposing a landscaping berm to provide screening.
Additional landscaping is also proposed along the western property line. With the berming and
addition, noise from the loading docks should be reduced. The additional storage space will reduce
the truck trips between Eden Prairie and Chanhassen.
The applicant has also requested a small building to house thermal oil for the manufacturing
process. The building is EFIS which meets the design standards. The building is approximately
730 square feet and 21 feet high. It will be connected on two sides to the existing building on the
south side.
Two drives are proposed along Coulter Boulevard. One driveway will be for the semi truck
deliveries and the other will be for employee parking. Additional parking is required with the
addition. With the maximum shift of 305 people, the applicant is proposing 439 parking spaces to
cover the overlap in shift changes. The proposed parking meets city code.
The impervious surface is being calculated using both lots. The impervious surface is less than 30
percent. The ordinance allows a maximum of 70 percent.
The applicant requires a conditional use permit because a portion of the Bluff Creek Overlay
District falls within this site. No activity will take place within the Overlay District. Staff is
recommending that storm water be treated before it goes in the existing storm water pond, via a
sump manhole. Storm water calculations need to be provided.
General Mills
March 18, 2003
Page 4
Staff is recommending approval of the site plan with the architectural variance and the conditional
use.
GENERAL SITE PLAN/ARCHITECTURE
In evaluating the material used for the addition staff took into consideration the existing layout of
the building and that Coulter Boulevard was not a through street at the time of the original
construction and the addition is 15 percent of the building. The applicant is also requesting the
existing material (a plain concrete tilt up panel with a one inch reveal every 3 V2 inches) be
continued on the addition. The existing building height is 36 feet and the addition will be 24 feet in
height with a one foot parapet wall. There will be a four foot high HVAC on the roof. It should be
screened from Coulter Boulevard.
The delivery area and the parking will be screened by the berm and landscaping that runs the length
of the addition. Specifics on the type and species are detailed in the landscaping section. The
landscaping will be required to be sprinkled.
The addition does not meet all the requirements of the design standards, which include:
1. A defined entrance accentuated by a projecting canopy (does not meet).
2. Articulation through the use of staggered canopies, parapets on the roof, different
materials and colors, landscaping, windows, and columns (does not meet).
3. All materials used on the building are durable and permitted (meets).
4. The colors on the building are harmonious (meets with existing).
5. All elevations that can be viewed by the public have been designed to include windows
and/or doors to minimize expanses of blank walls (
6. Trash enclosure is screened from views (meets).
7. The majority of the parking lot is being moved to the south west comer of the site; with
will further screen the parking lot (meets).
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 road mapping, and other plans that may be adopted;
(2) Consistency with this division;
(3) Preservation of the site in its natural state to the extent practicable by minimizing
tree and soil removal and designing grade changes to be in keeping with the general appearance
of the neighboring developed or developing areas;
General Mills
March 18, 2003
Page 5
(4) Creation of a harmonious relationship of building and open space with natural site
features and with existing and future buildings having a visual relationship to the development;
(5) Creation of functional and harmonious design for structures and site features, with
special attention to the following:
a. An internal sense of order for the buildings and use on the site and provision of a
desirable environment for occupants, visitors, and general community:
b. The amount and location of open space and landscaping;
c. Materials, textures, colors and details of construction as an expression of the design
concept and the compatibility of the same with adjacent and neighboring structures and
uses; and
d. Vehicular and pedestrian circulation, including walkways, interior drives and parking
in terms of location and number of access points to the public streets, width of interior
drives and access points, general interior circulation, separation of pedestrian and
vehicular traffic and arrangement and amount of parking.
(6) Protection of adjacent and neighboring properties through reasonable provision
for surface water drainage, sound and sight buffers, preservation of views, light and air and those
aspects of design not adequately covered by other regulations which may have substantial effects
on neighboring land uses.
Finding: The proposed use is consistent with the comprehensive plan, the zoning ordinance, and
the site plan review requirements with the incorporation of staff's conditions and approval of the
variance to the city design standards to permit the concrete panels to be used.
WETLANDS
One wetland exists on the southernmost edge of the site. Two wetlands are shown (one ag/urban
wetland and one natural wetland) on the City's Surface Water Management Plan (SWMP) maps;
however, the northernmost wetland appearing on the maps (ag/urban) is actually a storm water
pond. The pond was constructed when the lot was originally subdivided (in 1988) by
constructing a berm and impounding water between the parking lot and Bluff Creek. No wetland
impacts are proposed in conjunction with this project.
BLUFF CREEK OVERLAY DISTRICT
The City of Chanhassen established the Bluff Creek Overlay District in 1998 to protect the Bluff
Creek corridor, wetlands, bluffs and significant stands of mature trees through the use of careful
site design and other low-impact practices.
General Mills
March 18, 2003
Page 6
The southwest comer of the site incorporates a portion of the primary and secondary zones of the
Bluff Creek Overlay District. No alterations are proposed within the overlay district.
Storm Water Management
The proposed development is required to maintain existing runoff rates. Storm water ponding
must meet NURP standards. Calculations should be submitted to ensure the existing storm water
infrastructure is sized adequately for the drainage area. Manholes with two-foot sumps should
be installed as the last road accessible structures prior to discharge into the storm water pond.
It appears that the existing storm water infrastructure may not be functioning properly. The
applicant should work with staff to ensure the existing storm water infrastructure is maintained
and functioning properly.
Other Agencies
The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency, Minnesota
Department of Natural Resources, Army Corps of Engineers) and comply with their conditions of
approval.
GRADING, DRAINAGE & EROSION CONTROL
The plans do not show the proposed building pad elevation and proposed contours around the
addition. This information must be provided prior to City Council site plan approval. A
maximum slope of 3:1 is allowed where applicable or a retaining wall must be used on the berms
along the north side of the proposed middle access. The applicant should be aware that any
retaining wall over four feet in height needs to be designed by a registered engineer.
The plans do not propose a rock construction entrance or erosion control fencing around the
perimeter of the site. Type II silt fence must be used and extended along the west and north sides
of the proposed grading area. In addition, a rock construction entrance at a minimum of 75 feet
in length must be shown at the entrance that is to be utilized during construction. The applicant
should be aware that any off-site grading will require an easement from the appropriate property
owner.
The plans propose to abandon a portion of an existing storm sewer line and re-route it around the
proposed building expansion area. The proposed building and parking areas will drain toward
the proposed catch basins in the parking area and be conveyed via existing storm sewer to an
existing pond south of the site. The applicant needs to submit storm sewer design data for a 10-
year, 24-hour storm event and the pond drainage calculations for the additional building area and
parking lots for staff review.
UTILITIES
No public utilities are proposed as part of this project. The plans propose to abandon a portion of
an existing 8-inch watermain line and re-route it around the proposed building expansion area.
General Mills Addition
March 18, 2003
Page 7
Also, a private 8-inch diameter sanitary sewer is proposed to be abandoned and relocated away
from the building addition foundation with the project. The applicant needs to revise the plans to
show all existing and proposed utilities.
The underlying property has been previously assessed for sewer, water and street improvements.
However, the sanitary sewer and water hook up charges will be applicable for the new addition.
The 2003 trunk hook-up charges are $1,440 for sanitary sewer and $1,876 for water main..
Sanitary sewer and water main hook up fees may be specially assessed against the parcel at the
time of building permit issuance and are based on the number of SAC units for the new building
additions.
STREETS
No public streets are proposed as part of this project. The plans propose on eliminating the
existing full access for Lot 1 off of Coulter Boulevard and installing two new full accesses off of
Coulter Boulevard. The proposed accesses are spaced 520 feet apart which is greater than the
300-foot minimum spacing requirement. Due to the configuration of the northeasterly access,
truck traffic will only be able to access the site when traveling westbound from Audubon Road.
The access has a small curb radius on the west side which will limit the turning ability of trucks
coming from the west. Staff is recommending that a sign be posted at this access stating "Truck
Traffic Only."
Due to the building expansion a number of parking spaces will be eliminated and relocated to the
two new parking lots along the west side of the existing parking lot. The applicant should be aware
that no parking is allowed on the adjacent public streets at any time.
LANDSCAPING
Minimum requirements for landscaping include 4,192sq. ft. of landscaped area around the
parking lot, 17 trees for the parking lot, and bufferyard plantings along the north property line.
Landscaping proposed by the applicant as compared to the requirements for landscape area and
parking lot trees is shown in the following table.
Vehicular use landscape area
Trees/vehicular use area
Coulter Boulevard
Buffer yard C- 430'
20' width
Required Proposed
4,192 sq. ft. >4,192 sq. ft.
17 canopy trees 0 canopy trees
8 islands/peninsulas 5 islands
13 canopy trees
26 understory trees
39 shrubs
canopy
20 understory
shrubs
The applicant does not meet minimum requirements for all plantings. It is important that the
applicant screen views of the truck loading/unloading area and the parking lot. Successful
General Mills Addition
March 18, 2003
Page 8
screening will require the use of berms in addition to landscaping.
LIGHTING
There is existing street lighting along Coulter Boulevard, one or two of the light may have to be
removed to accommodate the two new driveway locations. Additional wall pack lighting will be
placed on the new receiving building over the 6 doors and the 3 doors.. The light will be down cast
and shielded.
SIGNAGE
There are existing signs at Coulter Boulevard and Audubon Road and the delivery area at Audubon
Road. General Mills has an application in to change the signs from Pillsbury.
COMPLIANCE TABLE- IOP DISTRICT
Ordinance General Mills
Building Height 4 stories / 50 feet
1 story / 34 feet
Building Setback
N-30' E-30'
S-30' W-30'
N-60' E-60'
S-400+' W-250'
Parking stalls 305 439
Parking Setback
N-25' E-25' N-60' E-60'
S-25' W-25' S-40' W-170'
Hard surface 70% 27.7%
Coverage
Lot Area 1 acre
approximately 60 acres
VARIANCE FINDINGS
As part of this application, the applicant is requesting a variance from the material standards. The
ordinance prohibits tilt-up concrete panel that are ribbed or corduroy in appearance to be used in any
visible exterior application. This material can only be used if permitted by the city in areas with
limited public views.
The applicant is also requesting the existing material (a plain concrete tilt up panel with a one inch
reveal every 3 ¥2 inches) be continued on the addition. When the McGlynn building was given site
General Mills Addition
March 18, 2003
Page 9
plan approval, access was solely off of Audubon Road. The orientation of the building is: the
office portion faces the south west corner of the site, shipping is located in the south east corner, and
because the warehouse portion is along the northern portion of the site. The function of the addition
is warehousing of deliveries. In reviewing the addition, staff concurred that this location is where
this function needs to occur. Again this addition is less than 15 percent. In order to mitigate these
requests the staff is proposing a landscaping berm to provide screening.
· The Planning Commission shall not grant a variance unless they find the following facts:
a. That the literal enforcement of this chapter would cause an undue hardship. Undue hardship
means that the property cannot be put to reasonable use because of its size, physical surroundings,
shape or topography. Reasonable use includes a use made by a majority of comparable property
within 500 feet of it. The intent of this provision is not to allow a proliferation of variances, but to
recognize that there are pre-existing standards in this neighborhood. Variances that blend with these
pre-existing standards without departing downward from them meet these criteria.
Finding: Because the addition is less than 15 percent of the building, the existing function of the
building is warehouse along Coulter Boulevard and the building was constructed before the street
was extended. A requirement of complying with the design standards does cause some undue
hardship.
b. The conditions upon which a petition for a variance is based are not applicable, generally, to
other property within the same zoning classification.
Finding: The conditions upon which this variance is based are applicable to properties in the IOP
zoning district. However, the existing development of the site for warehouse dictates the
architecture and materials of the addition.
c. The purpose of the variation is not based upon a desire to increase the value or income
potential of the parcel of land.
Finding: The proposed variance will add value to the building by increasing the building size.
With the berming and addition noise should be reduced. The additional storage space will reduce
the truck trips between Eden Prairie and Chanhassen. The intent of the addition is to improve
efficiency of the plant's operation.
d. The alleged difficulty or hardship is not a self-created hardship.
Finding: Staff is requiring the applicant to combine the lots which eliminates an overall
nonconforming hard surface coverage. The original development and previous additions were
designed and constructed under other standards. Our goal is to allow it to blend in with the existing
structure. Requiring the new addition to comply with revised standards is inappropriate.
General Mills Addition
March 18, 2003
Page 10
e. The granting of the variance will not be detrimental to the public welfare or injurious to
other land or improvements in the neighborhood in which the parcel is located.
Finding: Approval of the variance will reduce the major complaint the city has received
regarding site operation, which is noise caused by the number of trucks.
f. The proposed variation will not impair an adequate supply of light and air to adjacent
property or substantially increase the congestion of the public streets or increase the danger of fire
or endanger the public safety or substantially diminish or impair property values within the
neighborhood.
Finding: The proposed variation will not impair an adequate supply of light and air to
adjacent property or substantially increase the congestion of the public streets subject to revisions in
staff' s recommendation.
Based upon these findings, staff is recommending approval of this variance with conditions.
CONDITIONAL USE FINDING
FINDINGS
When approving a CONDITIONAL USE PERMIT, the City must determine the compatibility of a
proposed development with existing and proposed uses. The general issuance standards of the
conditional use Section 20-232 include the following 12 items:
1. Will not be detrimental to or endanger the public health, safety, comfort, convenience or
general welfare of the neighborhood or the city.
Finding: The proposed use will not be detrimental to or endanger the public health, safety,
comfort, convenience or general welfare of the neighborhood or the city. This site has been used for
food preparation since 1989.
2. Will be consistent with the objectives of the city's comprehensive plan and this chapter.
Finding: The proposed use is consistent with the objectives of the city's comprehensive plan
and this chapter.
3. Will be designed, constructed, operated and maintained so to be compatible in appearance
with the existing or intended character of the general vicinity and will not change the essential
character of that area.
Finding: The proposed use is designed, constructed, operated and maintained so to be
compatible in appearance with the existing building or intended character of the general vicinity and
General Mills Addition
March 18, 2003
Page 11
will not change the essential character of that area.
4. Will not be hazardous or disturbing to existing or planned neighboring uses.
Finding: The proposed use is not hazardous or disturbing to existing or planned neighboring
uses.
5. Will be served adequately by essential public facilities and services, including streets, police
and fire protection, drainage structures, refuse disposal, water and sewer systems and schools; or
will be served adequately by such facilities and services provided by the persons or agencies
responsible for the establishment of the proposed use.
Finding: The proposed use is served adequately by essential public facilities and services,
including streets, police and fire protection, drainage structures, refuse disposal, water and sewer
systems and schools.
6. Will not create excessive requirements for public facilities and services and will not be
detrimental to the economic welfare of the community.
Finding: The proposed use will not create excessive requirements for public facilities and
services and will not be detrimental to the economic welfare of the community. The expansion
enhances the city's economic welfare.
7. 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 traffic, noise, smoke, fumes, glare, odors, rodents, or trash.
Finding: The proposed use does 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 traffic, noise, smoke, fumes, glare, odors, rodents, or trash. The
proposed expansion is intended to reduce external impacts site operations, i.e. reduced truck traffic.
8. Will have vehicular approaches to the property which do not create traffic congestion or
interfere with traffic or surrounding public thoroughfares.
Finding: The proposed use has vehicular approaches to the property which do not create
traffic congestion or interfere with traffic or surrounding public thoroughfares.
9. Will not result in the destruction, loss or damage of solar access, natural, scenic or historic
features of major significance.
Finding: The proposed use does not result in the destruction, loss or damage of solar
access, natural, scenic or historic features of major significance.
General Mills Addition
March 18, 2003
Page 12
10. Will be aesthetically compatible with the area.
Finding: The proposed use is aesthetically compatible with the area. The proposed
redevelopment of the site will continue existing architecture.
11. Will not depreciate surrounding property values.
Finding: The proposed use will not depreciate surrounding property values.
12. Will meet standards prescribed for certain uses as provided in this article.
Finding: The proposed use meets standards prescribed for certain uses as provided in this
article. The development complies with the site plan requirements and the conditional use
standards.
STAFF RECOMMENDATION
Staff recommends that the Planning Commission adopt the following motion:
A. '~l'he Planning approves Conditional Use Permit #2001-2 to permit develop within the Bluff
Creek Overlay District with variances for alteration within the buffer area and a 15 foot variance
from the 40 foot primary zone setback, and to permit a contractor's yard on Lot 2, Block 1,
Chanhassen Business Center 3rd Addition based on the findings of fact and subject to the following
conditions:
1. The developer shall enter into a site plan agreement for the property.
"The Planning Commission recommends approval of Site Plan Review g03-2 for a 45,600 square
foot Office Warehouse Addition and a 730 square foot Thermal Oil Building with variances with
the following conditions:
o
Submit storm sewer sizing for a 10-year, 24-hour storm event and pond design
calculations.
o
Add the latest City standard detail plate nos. 1002, 2202, 2203, 3101, 3102, 3104, 5203,
5207, 5214, 5215, 5300, 5301 and 5302.
°
Show a minimum rock construction entrance of 75 feet in length per City Detail Plate No.
5301.
4. Show the existing sanitary sewer.
General Mills Addition
March 18, 2003
Page 13
5. Show the proposed watermain and storm sewer pipe, type, size, class, slope, and length.
6. Show storm manhole rim and invert elevations.
o
Silt fence type II must be used and removed when construction is completed along the
west and north side.
8. Add concrete driveway apron on each proposed access per City detail plate 5207.
9. Any off-site grading will require temporary easements.
10. Maximum grading side slope of 3:1 is required or a retaining wall must be built.
11. Any retaining walls over 4 feet in height need to be designed by a registered engineer.
12.
Revise sheet title from "Site Plan" to "Utility Plan" showing all existing utility sewers in
dashed line and proposed utility sewer in bold line.
13.
Revise sheet title from "Partial Site Plan" to "Grading Plan" showing all existing
contours in dashed line and proposed contours in bold line.
14. Revise the existing "8-inch FM" to "8-inch watermain".
15. Revise "Coulter Drive" to "Coulter Boulevard."
16. Provide the City with a copy of the Watershed District permit for the site.
17. Add the north arrow sign to the plans.
18. Add a legend to the plans.
19. A professional civil engineer registered in the State of Minnesota must sign all plans.
20. Add a storm sewer schedule.
21. Relocate the existing street light and add a new one at the two proposed access locations.
22. Add a note "Any connection to existing manholes shall be core drilled."
23. On the site plan, show dimensions of parking stalls, drive aisle width and curb radii.
24. Show the proposed pad elevation and proposed contours around the addition.
General Mills Addition
March 18, 2003
Page 14
25.
26.
27.
The underlying property has been previously assessed for sewer, water and street
improvements. However, the sanitary sewer and water hook up charges will be
applicable for the new addition. The 2003 trunk hook-up charges are $1,440 for sanitary
sewer and $1,876 for water main. Sanitary sewer and water main hook up fees may be
specially assessed against the parcel at the time of building permit issuance and are based
on the number of SAC units for the new building additions.
Staff is recommending that a sign be posted at the northeasterly access stating '°Truck
Traffic Only".
Calculations should be submitted to ensure the existing storm water infrastructure is sized
adequately for the drainage area.
28.
Manholes with two-foot sumps shall be installed as the last road accessible structures
prior to discharge into the storm water pond.
29.
The applicant shall work with staff to ensure the existing storm water infrastructure is
maintained and functioning properly.
30.
31.
32.
33.
The applicant shall apply for and obtain permits from the appropriate regulatory agencies
(e.g. Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency,
Minnesota Department of Natural Resources, Army Corps of Engineers) and comply with
their conditions of approval.
Building official conditions:
i. The addition is required to have an automatic fire extinguishing system.
ii. The plans must be prepared and signed by design professionals licensed in
the State of Minnesota.
iii. Detailed occupancy and building area related code requirements cannot be
reviewed until further information is provided.' It is evident that the
proposed addition will create exiting and high pile storage issues in the
existing building that must be examined.
iv. The owner and or their representative shall meet with the Inspections
Division as soon as possible to discuss plan review and permit procedures.
Applicant shall increase landscape plantings to meet minimum requirements. A revised
landscape plan shall be submitted before final approval.
Applicant shall screen views of truck loading/unloading area and parking lot.
General Mills Addition
March 18, 2003
Page 15
34.
Additional wall pack lighting will be placed on the new receiving building. The light will
be down cast and shielded."
ATI'AC MENTS
1. Site plan of thermal oil building.
2. Site plan data.
3. Initial location of McGlynn Bakery.
4. Original location of road.
5. Location of Bluff Creek Overlay District.
6. Letter and application.
7. Memo from Lori Haak, Water Resources Coordinator dated March 7, 2003.
8. Memo from Mak Sweidan, Engineer dated March 7, 2003.
9. Public hearing notice and property owners list.
10. Site plan
General Mills Addition
March 18, 2003
Page 16
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
Application of General Mills Company, Inc. for a Conditional Use Permit and Site Plan Review
On March 18, 2003, the Chanhassen Planning Commission met at its regularly schedule
meeting to consider the application of General Mills for a conditional use permit variance and
site plan review for the property located at 8800 Audubon Road. The Planning Commission
conducted a public hearing on the proposed use, 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
1. The property is currently zoned Planned Unit Development IOP, light
industrial/office park and is within the Bluff Creek Overlay District (BCO).
2. The Land Use Plan guides the property for office/industrial land uses.
3. The legal description of the property is:
4. Ordinance Compliance
Section 20-232 (Conditional Use Permits):
a. The proposed use will not be detrimental to or enhance the public health, safety,
comfort, convenience or general welfare of the neighborhood or the city.
b. The proposed use is consistent with the objectives of the city's comprehensive plan
and this chapter.
c. The proposed use is designed, constructed, operated and maintained so to be
compatible in appearance with the existing or intended character of the general
vicinity and will not change the essential character of that area.
General Mills Addition
March 18, 2003
Page 17
do
eo
g.
ho
The proposed use will not be hazardous or disturbing to existing or planned
neighboring uses.
The proposed use will be served adequately by essential public facilities and
services, including streets, police and fire protection, drainage structures, refuse
disposal, water and sewer systems and schools; or will be served adequately by
such facilities and services provided by the persons or agencies responsible for the
establishment of the proposed use.
The proposed use will not create excessive requirements for public facilities and
services and will not be detrimental to the economic welfare of the community.
The proposed use 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 traffic, noise, smoke, fumes,
glare, odors, rodents, or trash.
The proposed use will have vehicular approaches to the property which do not
create traffic congestion or interfere with traffic or surrounding public
thoroughfares.
i. The proposed use
natural, scenic or
j. The proposed use
k. The proposed use
1. The proposed use
this article.
Section 20-110 (Site Plan):
(1)
(2)
will not result in the destruction, loss or damage of solar access,
historic features of major significance.
will be aesthetically compatible with the area.
will not depreciate surrounding property values.
will meet standards prescribed for certain uses as provided in
(3)
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 with the variance and conditional uses;
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
General Mills Addition
March 18, 2003
Page 18
appearance of the neighboring developed or developing or developing areas;
(4)
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;
(5)
Creates a functional and harmonious design for structures and site features, with
special attention to the following:
a.
An internal sense of order for the buildings and use on the site and
provision of a desirable environment for occupants, visitors and general
community;
b. The amount and location of open space and landscaping;
Co
Materials, textures, colors and details of construction as an expression of
the design concept and the compatibility of the same with adjacent and
neighboring structures and uses; and
do
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) Protects adjacent and neighboring properties through reasonable provision for surface
water drainage, sound and sight buffers, preservation of views, light and air and those
aspects of design not adequately covered by other regulations which may have
substantial effects on neighboring land uses.
Variances Section 20-58
The City Council shall not grant a variance unless they find the following facts:
a. The literal enforcement of this chapter would cause an undue hardship. Undue hardship
means that the property cannot be put to reasonable use because of its size, physical
surroundings, shape or topography. Reasonable use includes a use made by a majority of
General Mills Addition
March 18, 2003
Page 19
comparable property within 500 feet of it.
A reasonable use of the property is office
industrial use. The intent of this provision is not to allow a proliferation of variances, but to
recognize that there are pre-existing standards in this neighborhood. The proposed variance
is the minimum necessary to develop the site as originally contemplated as part of the
Chanhassen Business Center development and preserve the primary corridor. Variances that
blend with these pre-existing standards without departing downward from them meet these
criteria.
b. The conditions upon which a petition for a variance is based are not applicable, generally,
to other property within the same zoning classification. The subdivision was done prior to
the adoption of the current standards and many existing subdivisions within the comdor do
not comply with code requirements.
c. The purpose of the variation is not based upon a desire to increase the value or income
potential of the parcel of land. The use of the parcel for an office/industrial use is reasonable.
d. The alleged difficulty or hardship is not a self-created hardship. The lot was platted
prior to the Bluff Creek Overlay ordinance, so the hardship is not self-created.
e. The granting of the variance will not be detrimental to the public welfare or injurious to
other land or improvements in the neighborhood in which the parcel is located. This area
had been approved for development as part of the overall plan.. The site had been rough
graded up to the area now being proposed for preservation.
General Mills Addition
March 18, 2003
Page 20
f. The proposed variation will not impair an adequate supply of light and air to adjacent
property or substantially increase the congestion of the public streets or increase the danger
of fire or endanger the public safety or substantially diminish or impair property values
within the neighborhood.
o
The planning report #CUP 2003-1 and Site Plan Review 2003-2 dated March 18,
2003, prepared by Kathryn Aanenson, et al, is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the
conditional use permit, variances and site plan for the General Mills, Inc.
ADOPTED by the Chanhassen Planning Commission this 18th day of March, 2003.
CHANHASSEN PLANNING COMMISSION
ATTEST:
BY:
Its Chairman
'.-gE
SNOU.33~]
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.O-.BZ
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SITE PLAN"DATA: ".. ' .. ~
MAXIMUM'oEFMPLOYEES/SH'IFT' =-305 "'"-- ~':?"~':-'~
NUMBER". "PARKING SPACES REQUIRED 30'5~
NUMB:ER SPACES PROVIDED. = -4,39..' '~'
HEIGHT/NUMBER 'OF STORIES - 54-'/1 .STORy
~0' ALLOWABLE)
E~~.ISTING BUILDING' - '313,820 SF -' "
ADDITION-.,, 45,.600-. SF
·
TOTAL ....359',420' SF'
SITE "COVERAGE
TABULATION:
359-;4.29 SF
' 362.,i000 SF
BUILDING. 'AREA-'
-PARKING. 'AREAS
TOTAL. -
7.21..;420' SF .-
TOTAL'.SITE AREA .- 2,'606,.685' sF
.IMPERVI'OUS AREA.' 2.7~77o
VICINITY 'MAP
A2
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RD
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0
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NO. 5
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78th Street~ ~-.
M~Glynn Dr
I
Coulter Blvd
Court
Bluff Creek Overlay District
March 7, 2003
City of Chanhassen
690 Coulter Drive
Chanhassen, MN 55317
Attention: Kate Aanenson
Re: General Mills, Inc.
Raw Materials Warehouse Expansion
8000 Audobon Road
Dear Ms. Aanenson:
Enclosed please find a sketch of the referenced project as requested in our February 25,
2003 meeting with you and your staff to discuss this project.
The proposed project is being planned by General Mills because of the impending
(October 31 ) closing of their facility in Eden Prairie and the subsequent loss of its warehouse
capacity. General Mills believes that the expansion project offers the City and the surrounding
area the opportunity to improve upon existing conditions at the site.
The 45,600 square foot addition is designed to match the architecture and detailing of the
existing warehouse and process building. The addition will effectively screen much of the
existing parking area from view from the north side of the property. The current single entrance
will be closed and separate employee/visitor and truck entries constructed. The new truck
entrance will located approximately 340' east of the existing entrance. The new employee and
visitor entrance will be located approximately 200' west of the existing entrance.
A new berm approximately 4' above the elevation of Coulter Drive is proposed to help to
screen views of the truck dock area. This feature will be landscaped with evergreens on 20'
centers to help mitigate noise and visual issues. The overall land use approach for this site
involves placing office and administrative functions on the southwest side, taking advantage of
the available views, and placing industrial and support functions on the north and east sides. An
existing retaining pond is proposed to be modified and a weir structure installed, if necessary, to
address the requirement that site runoff be pretreated. New civil engineering works put in place
will meet City of Chanhassen design standards.
The site is proposed to be landscaped with a belt of evergreen trees placed on the crest
of a perimeter berm or bank on the north and west sides of the property. Lighting will be kept to
a minimum on the building exterior because of the Owner's desire to minimize the insect
population near the building due to the food processing nature of the business. Other site
C:\Documents and Settings\KateA\Local Settings\Temporary Internet Files\OLK2\GMI--3703.doc
AMEC E&C Services Inc.
Midwest Plaza Building
800 Marquette Ave., Suite 1200
Minneapolis, MN 55402
Tel (612) 332-8326
Fax (612) 332-2423 www.amec.com
lighting will be pole type to match existing. No major new signage or large corporate identity
signage is being proposed.
AMEC has identified the need for approximately six smoke and relief power vents on the
roof of the proposed structure. A small HVAC unit will be located on the roof to serve the
receiving office, trucker's lounge and restroom. We believe that the visual impact of these
features will be minimal due to the proposed height (approximately 34') and interior location of
the equipment. It is AMEC's understanding that the closing of the Eden Prairie site will reduce
the amount of truck traffic at the Chanhassen location, as the current operations are
interdependent and result in much shuttle traffic.
Feel free to contact me with any questions. I can be reached at 612 252-3715 or at
Mark.Wasescha @ ameo.com.
Sincerely,
Mark S. Wasescha, AIA
Chief Architect
encl
cc: Tammy Ziegenbein, GMI
Lane Paolocci, GMI
Lonnie Malikowski, GMI
Chris Hall, GMI
Con Blake, AMEC
Jack Werner, AMEC
File J744
CITY OF CHANHASSEN
690 COULTER DRIVE
CHANHA$$EN, MN 55317
(612) 937-1900
·
,.
DEVELOPMENT REVIEW APPLICATION
,
OWNER: '
ADDRESS:
TELEPHONE:
m~nt
'~ditional Use Permit
.j
Interim Use Permit'
~_~ .Non-con:,;rming Uae Permit
_ Planned Unit Development'
Rezoning
Sign Permits
,Sign PJan Review
.~ Sile Plan Review*
SubdMsion"
Temporary Sales Permit
_L .._ Vacation of ROW/Easements
Variance
WeLiand Alteration Permit
. .
, Zoning Appeal
Zoning Ordinance Amendment
_~ Notification
~ Escrow for Filing Fees/Attorney Cost**
($50 CUP/SPR/VACNA~AP~etes
and Bounds, $400 Mi_n_o[ SUB)
.
TOTAL FEE $
A list of all property owners within 500 feet of the boundaries of the property must be included with the
application.
l~u~cling material samples must be submitted with site plan reviews.
'Twenty-six full size f_olded copies of the plans must be submlffed, Including an lilY,," X 11" reduced copy of
-,I~'~'~,,=~.~;~-. each plan sheet.
*" Escrow wlll be required for other applications through the development contract
NOTE-W'h~n multiple applications am processed, the appropriate fee shall be charged for each application.
£0'd ~U101
,LEGALDF_SCP, IPTiON .. ,- _ _ _ ·
TOTAl. AC/:/F_AG E '
REQUF_SfED ZONING ,~,'~~_ ,,,~./--,,,-, _ z
~QUE~ ~ND USE DESIGNATION .. .~~~_
/
im
Thb application must be completed in full and be typewritten or clearly printed and must be accompa~nied by ali information
a,',d plans required by applicable City Ordinance provisions, Betore [ilJng [nis appiJcation, you should confer w~th the Planning
Department to determine the specific ordinance and procedural requirements applicable to your application.
A determinalJon of completeness of the application shall be made within ten business days of application submittal. A written
x~ot/ce Df applicaUon deficiencies shall be mailed to the applicant within ten business days of applica~on.
· ,
'This is 1o certify that I am making application for the described action by Me City and that I am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding any matler pertaining to this Application. i have attached a ~py of proof of ownership (either
copy of Owner's Duplicate Certificate of.'ride, 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 matedal and the progress of th~s application. I further
understand that additional fees may be charged for consulting fees, feaslb~y stucr~.s, etc. with an estimate prior to any
authorization to proceed with the study. The document, and information I have submitted are true and correct to the best of
The city hereby notifies the applicant that development review cannot be completed within 60 days due to public headng
requirements and agency review. Therefore, the c4ty is notifying the applicant that the city requires an automafJc 60 day
extension for devebpment review. Development review shall be ~mpleted within 120 days unless additional review
extorts are approved by the applicant.
~lication Flece~ved on
Date
Date
,, Fee Paid_ Receipt No..
The appl'tcant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting,
1I not contacted~ a copy of the report will bt malled to. the al3plleant'$ addre~,a, '
£0'd ~8~E~9££9£ S~:P$ E00E-SE-a3J
CITYOF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Ohanhassen. MN 55317
Administration
Phone: 952.227.1100
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1i90
Engineering
Phone: 952.227.1160
Fax: 952.227.1170
Finance
Phone: 952.227.1140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning &
Natural Resources
Phone: 952.227.1130
Fax: 952.227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Web Site
~',;,,^?.ci.chanhassen.mn.us
MEMORANDUM
TO:
FROM:
DATE:
Kate Aanenson, Community Development Director
Lori Haak, Water Resources Coordinator ~
March 7, 2003
SUBJ: General Mills Site Plan Review
Upon review of plans prepared by AMEC received February 25, 2003, I offer
the following comments and recommendations:
WETLANDS
One wetland exists on the southernmost edge of the site. Two wetlands are
shown (one ag/urban wetland and one natural wetland) on the City's Surface
Water Management Plan (SWMP) maps; however, the northernmost wetland
appearing on the maps (ag/urban) is actually a storm water pond. The pond
was constructed when the lot was originally subdivided (in 1988) by
constructing a berm and impounding water between the parking lot and Bluff
Creek. No wetland impacts are proposed in conjunction with this project.
BLUFF CREEK OVERLAY DISTRICT
The City of Chanhassen established the Bluff Creek Overlay District in 1998
to protect the Bluff Creek Corridor, wetlands, bluffs and significant stands of
mature trees through the use of careful site design and other low-impact
practices.
The southwest comer of the site incorporates a portion of the primary and
secondary zones of the Bluff Creek Overlay District. No alterations are
proposed within the overlay district.
GRADING, DRAINAGE AND EROSION CONTROL
Storm Water Management
The proposed development is required to maintain existing runoff rates.
Storm water ponding must meet NURP standards. Calculations should be
submitted to ensure the existing storm water infrastructure is sized adequately
for the drainage area. Manholes with two-foot sumps should be installed as
the last road accessible structures prior to discharge into the storm water pond.
The Cily of Chanhassen, A gro,,',,in~ communib, with c~ean iakes. OrUaJit:,' schools, a charming dov,,ntown, thriving businesses, v:inding trails, and beautiful parks. A gaat place to live. work, and play.
Kate Aanenson
March 7, 2003
Page 2 of 2
It appears that the existing storm water infrastructure may not be functioning properly.
The applicant should work with staff to ensure the existing storm water infrastructure is
maintained and functioning properly.
Other Agencies
The applicant shall apply for and obtain permits from the appropriate regulatory agencies
(e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control
Agency, Minnesota Department of Natural Resources, Army Corps of Engineers) and
comply with their conditions of approval.
SITE PLAN REVIEW: RECOMMENDED CONDITIONS OF APPROVAL
o
.
o
,
Calculations should be submitted to ensure the existing storm water infrastructure is
sized adequately for the drainage area.
Manholes with two-foot sumps shall be installed as the last road accessible structures
prior to discharge into the storm water pond.
The applicant shall work with staff to ensure the existing storm water infrastructure is
maintained and functioning properly.
The applicant shall apply for and obtain permits from the appropriate regulatory
agencies (e.g. Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution
Control Agency, Minnesota Department of Natural Resources, Army Corps of
Engineers) and comply with their conditions of approval.
G:\ENG\LoriXAdministrationLPLANNING\General Mills PC.doc
MEMORANDUM
CITYOF
CH SB
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone: 952.227.1100
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Engineering
Phone: 952.227,1160
Fax: 952.227.1170
Finance
Phone: 952.227.1140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1 t20
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning &
Natural Resources
Phone: 952.227.1130
Fax: 952.227.1110
Public Works
159I Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Web Site
.chanhassen.mn.us
TO'
FROM:
DATE:
SUBJ:
Kate Aanenson, Community Development Director
Mak Sweidan, Engi
March 7, 2003
Site Plan Review for General Mills Building Expansion
Land Use Review File No. 03-01
Upon review of the plans prepared by Amec dated February 25, 2003, I offer the
following comments and recommendations:
GRADING~ DRAINAGE & EROSION CONTROL
The plans do not show the proposed building pad elevation and proposed contours
around the addition. This information must be provided prior to City Council site
plan approval. A maximum slope of 3:1 is allowed where applicable or a
retaining wall must be used on the berms along the north side of the proposed
middle access. The applicant should be aware that any retaining wall over four
feet in height needs to be designed by a registered engineer.
The plans do not propose a rock construction entrance or erosion control fencing
around the perimeter of the site. Type H silt fence must be used and extended
along the west and north sides of the proposed grading area. In addition, a rock
construction entrance at a minimum of 75 feet in length must be shown at the
entrance that is to be utilized during construction. The applicant should be aware
that any off-site grading will require an easement from the appropriate property
owner.
The plans propose to abandon a portion of an existing storm sewer line and re-
route it around the proposed building expansion area. The proposed building and
parking areas will drain toward the proposed catch basins in the parking area and
be conveyed via existing storm sewer to an existing pond south of the site. The
applicant needs to submit storm sewer design data for a 1 O-year, 24-hour storm
event and the pond drainage calculations for the additional building area and
parking lots for staff review.
UTILITIES
No public utilities are proposed as part of this project. The plans propose to
abandon a portion of an existing 8-inch watermain line and re-route it around the
proposed building expansion area. Also, a private 8-inch diameter sanitary sewer
is proposed to be abandoned and relocated away from the building addition
foundation with the project. The applicant needs to revise the plans to show all
existing and proposed utilities.
The City of Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
Kate Aanenson, Community Development Director
March 7, 2003
Page 2
The underlying property has been previously assessed for sewer, water and street improvements.
However, the sanitary sewer and water hook up charges will be applicable for the new addition.
The 2003 trunk hook-up charges are $1,440 for sanitary sewer and $1,876 for water main.
Sanitary sewer and water main hook up fees may be specially assessed against the parcel at the
time of building permit issuance and are based on the number of SAC units for the new building
additions.
STREETS
No public streets are proposed as part of this project. The plans propose on eliminating the
existing full access for Lot 1 off of Coulter Boulevard and installing two new full accesses off of
Coulter Boulevard. The proposed accesses are spaced 520 feet apart which is greater than the
300-foot minimum spacing requirement. Due to the configuration of the northeasterly access,
truck traffic will only be able to access the site when traveling westbound from Audubon Road.
The access has a small curb radius on the west side which will limit the turning ability of trucks
coming from the west. Staff is recommending that a sign be posted at this access stating "Truck
Traffic Only".
Due to the building expansion a number of parking spaces will be eliminated and relocated to the
two new parking lots along the west side of the existing parking lot. The applicant should be
aware that no parking is allowed on the adjacent public streets at any time.
RECOMMENDED CONDITIONS OF APPROVAL
o
Submit storm sewer sizing for a 1 O-year, 24-hour storm event and pond design
calculations.
.
Add the latest City standard detail plate nos. 1002, 2202, 2203, 3101, 3102, 3104, 5203,
5207, 5214, 5215, 5300, 5301 and 5302.
o
Show a minimum rock construction entrance of 75 feet in length per City Detail Plate No.
5301.
4. Show the existing sanitary sewer.
5. Show the proposed watermain and storm sewer pipe, type, size, class, slope, and length.
6. Show storm manhole rim and invert elevations.
o
Silt fence type II must be used and removed when construction is completed along the
west and north side.
8. Add concrete driveway apron on each proposed access per City detail plate 5207.
9. Any off-site grading will require temporary easements.
Kate Aanenson, Community Development Director
March 7, 2003
Page 3
10. Maximum grading side slope of 3:1 is required or a retaining wall must be built.
11. Any retaining walls over 4 feet in height need to be designed by a registered engineer.
12.
Revise sheet title from "Site Plan" to "Utility Plan" showing all existing utility sewers in
dashed line and proposed utility sewer in bold line.
13.
Revise sheet title from "Partial Site Plan" to "Grading Plan" showing all existing
contours in dashed line and proposed contours in bold line.
14. Revise the existing "8-inch FM" to "8-inch watermain".
15. Revise "Coulter Drive" to "Coulter Boulevard".
16. Provide the City with a copy of the Watershed District permit for the site.
17. Add the north arrow sign to the plans.
18. Add a legend to the plans.
19. A professional civil engineer registered in the State of Minnesota must sign all plans.
20. Add a storm sewer schedule.
21. Relocate the existing street light and add a new one at the two proposed access locations.
22. Add a note "Any connection to existing manholes shall be core drilled".
23.
24.
On the site plan, show dimensions of parking stalls, drive aisle width and curb radii.
Show the proposed pad elevation and proposed contours around the addition.
25.
The underlying property has been previously assessed for sewer, water and street
improvements. However, the sanitary sewer and water hook up charges will be
applicable for the new addition. The 2003 trunk hook-up charges are $1,440 for sanitary
sewer and $1,876 for water main. Sanitary sewer and water main hook up fees may be
specially assessed against the parcel at the time of building permit issuance and are based
on the number of SAC units for the new building additions.
26.
Staff is recommending that a sign be posted at the northeasterly access stating "Truck
Traffic Only".
c: Teresa Burgess, Director of Public Works/City Engineer
Matt Saam, Assistant City Engineer
g:\eng\projects\general mills\building expansion plan review.doc
NOTICE OF PUBLIC HEARING
CHANHASSEN PLANNING COMMISSION MEETING
TUESDAY, MARCH 18, 2003 AT 7:00 P.M.
CITY HALL COUNCIL CHAMBERS
7700 MARKET BLVD.
PROPOSAL:
Proposed Addition
APPLICANT: General Mills
LOCATION: 8000 Audubon Road
NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, General
Mills, is requesting site plan review for an addition of approximately 45,000 sq. ft. with variances and a
conditional use permit for development within the Bluff Creek Overlay District on property zoned Industrial
Office Park and located at 8000 Audubon Road.
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. During 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 hearing is closed and the Commission discusses the project.
Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall during
office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project,
please contact Sharmeen at 227-1134. 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 March 6, 2003.
16 SNAPDRAGON DR
~~h Str~ ~
yCourt
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CREEK FIVE ASSOCIATES
CIO LAND GROUP INC
123 3RD ST N
MINNEAPOLIS MN 55401
OSMONICS INC
5951 CLEARWATER DR
HOPKINS MN
55343
PRN MUSIC CORPORATION
7801 AUDUBON RD
CHANHASSEN MN 55317
ALFRED A IVERSEN
PMT CORPORATION
1500 PARK RD
CHANHASSEN MN
55317
CAMPBELL PROPERTIES LP II
C/O ARAMARK EDUC RESOURCES
573 PARK POINT DR
GOLDEN CO 80401
MCGLYNN BAKERIES INC #366
C/O GENERAL MILLS TAX DEPT
PO BOX 1113
MINNEAPOLIS MN 55440
LOVE 4 ONE ANOTHER CHARITIES
7801 AUDUBON RD
CHANHASSEN MN 55317
ALFRED A IVERSEN
PMT CORPORATION
1500 PARK RD
CHANHASSEN MN
55317
THE PILLSBURY COMPANY
C/O GENERAL MILLS TAX DEPT
PO BOX 1113
MINNEAPOLIS MN 55440
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