1 CUP 1850 Lake Drive WestCITY
PC DATE: June 19, 2001
CC DATE: July 9, 2001
REVIEW DEADLINE: 9/1/01
CASE #: CUP 2001-2, SPR 2001-5
STAFF
REPOi 'Ii
PROPOSAL:
Request for conditional use permit to develop within the Bluff Creek
Overlay District and to operate a contractor's yard and site plan review for a
25,139 sq. ft. office/warehouse building (Phase I) of a corporate
headquarters site; DayCo Concrete Company, Inc.
LOCATION:
Lot 2, Block 1, Chanhassen Business Center 3ra Addition, 1850 lake Drive
West
APPLICANT:
David Brockpahler
DayCo Concrete Company, Inc.
1340 Park Road
Chanhassen, MN 55317
(952) 474-5246
LDW Properties
1340 Park Road
Chanhassen, MN 55317
PRESENT ZONING:
2020 LAND USE PLAN:
Planned Unit Development (PUD) light industrial/office park
Office/Industrial ACREAGE: 6.3 acre site
IJ.I
DENSITY: F.A.R. 0.09, Site Coverage 34% with Phase I
SUMMARY OF REQUEST: The applicant, DayCo Concrete Company, Inc. is requesting a
conditional use permit to develop within the Bluff Creek Overlay District and to operate a
contractor's yard and site plan approval for the first phase of their new headquarters site which
includes a 25,139 square foot office warehouse building.
Notice of this public hearing has been mailed to all property owners Within 500 feet.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
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.
Dayco Concrete Company, Inc.
June 19, 2001
Page 2
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.
APPLICABLE REGULATIONS
Section 20-106 through 20-122, Site Plan Review
Section 20-231 through 20-237, Conditional Use Permits
Section 20-1551 through 20-1564, Bluff Creek Overlay District
Chanhassen Business Park Development Standards
PROPOSAL SUMMARY
DayCo Concrete Company, Inc. (the developer) is requesting a conditional use permit to develop
within the Bluff Creek Overlay District and to operate a contractor's yard on their property at 1850
Lake Drive West and site plan review for a 25,139 square foot office warehouse building. The
proposed building represents the first phase of a two-phase development for the headquarters site
for DayCo Concrete Company, Inc. The second building will be located to the south of the
proposed first phase building.
The lot is located completely within the secondary zone of the Bluff Creek Overlay District. The
secondary zone means the buffer zone that contains habitat areas that are valuable to the delicate
balance of the Bluff Creek ecosystem. The primary zone boundary is shown on the zoning map on
the west side of the property line. Staff has requested that the developer show the primary zone
boundary on the grading plan. The proposed retaining wall on the western side of the building is
approximately 62 feet from the property line. The building is over 100 feet from the property line.
The required setback from the primary zone boundary is 40 feet.
The site sits approximately eight feet below the railroad elevation to the north. The area northwest
and west of the site is heavily wooded and within the Bluff Creek primary zone. The proposed
development shall remain well back from the primary zone. To the east is the Control Products
building with primary building material of rock and smooth faced block and a finished floor
elevation of 925.0, which is approximately two feet higher than the DayCo building at 922.8.
Across the cul-de-sac to the southeast is the Post Office Annex. The Post Office Annex building
has a finished floor elevation of 928.55, which is approximately six feet above the finished floor
elevation for the DayCo building. The Post Office Annex primary building material is cut face
block. Directly to the south is the Dover building with a finished floor elevation of 927.0, which is
approximately four feet above the finished floor elevation for the DayCo building. The Dover
building is an office building with primary building materials of rock face block. However, due to
its proximity to the residential area to the south, a pitched roof with asphalt shingles was
Dayco Concrete Company, Inc.
June 19, 2001
Page 3
incorporated to give it a more residential feel. The Dover Building, like the DayCo building, is
only the first phase of a two phase development of the parcel.
The overall Chanhassen Business Center Planned Unit Development rises significantly as one
moves from the west to the east. The center point of the cul-de-sac at the west end of Lake Drive
West is at an elevation of 923.19. The high point of Lake Drive West is just west of the
intersection with Audubon Road at an elevation of 948.81. The development in the northeast
comer of the project on Commerce Drive is terraced above the lower portion of the development.
The elevations of Commerce Drive are 938.09 and 942.83 at the center of the westerly and easterly
cul-de-sacs, respectively.
Staff believes the proposed development of the site is consistent with the intent and requirements of
the PLrD and will be a welcome addition to the business park. Staff recommends approval of the
conditional use permit and the site plan based on the findings outlined in the report and subject to
the conditions of approval.
ARCHITECTURAL REVIEW
The proposed building is "T" shaped with the top of the "T" in the east with a dimension of 140
feet by 60 feet and the bottom of the "T" oriented east-west with a dimension of 160 feet by 80 feet.
The office area is located in the southeast comer of the building. The main entrance is oriented
toward Lake Drive West in the southeast comer of the building. The proposed building is a one
story with a second story mezzanine level over the offices (height to top of block (highest point) -
approximately 28 feet 8 inches). The primary building material is 12 inch rock face block. The
primary material color is a parchment colored block (sandy-white) with accent bands of saddle
colored block (brownish-tan). The building entrance, which is angled to the southeast comer of the
building, will be highlighted through the use of a V2 high custom colored block (grayish-brown)
with the accent bands and full height windows. On either flank of the entrance are projecting
towers. The overhead doors, which are located on the north and south elevations of the building,
are a shell ivory color which will blend in well with the parchment colored block.
A future second phase of development of this lot is located in the southern part of the property.
This future building will provide a courtyard area for the overhead doors. Future development of
the site requires a separate site plan review.
(Windows or doors cover over 50 percent of the elevation visible to the public - 50 percent
required, the proposed building would comply with the requirements of the draft design standards
being reviewed by the city. The building is highly articulated with interesting architectural details
including stairway and storage towers.) Staff is concerned with the north half of the eastern
elevation of the building. While the developer has continued the banding on the building, there is
little articulation in this area. One option would be to incorporate overhead windows, similar to the
Dayco Concrete Company, Inc.
June 19, 2001
Page 4
north elevation, in the storage area. A second option would be to incorporate column elements
projected out from the building in this area. A third option would be to incorporate patterns with
the rock face block number 2 or 3 to help articulate this area. A fourth option would be to add
columnar type trees, e.g., arborvitae, columnar maples, etc.
The developer, in their revised plans, has incorporated additional landscaping in this area.
However, the proposed ornamental will provide a sufficient vertical treatment to address the
concem of staff. A taller, slimmer tree species would be more appropriate.
BACKGROUND
On January 13, 1992, the City Council approved the preliminary plat for the Chanhassen
Business Center. The PUD was amended on February 8, 1993 to allow for a church as a
permitted use and the final plat for phase I of the project was approved. On April 24, 1995, the
Chanhassen Business Center 2nd Addition, subdividing Outlot C into 7 lots, was approved by the
City.
The Chanhassen Business Center is an industrial/office park on 93.7 acres. The original plat
consisted of 12 lots and 2 outlots. The ultimate development for this proposal was to have a total
of 700,000 square feet of building area with a mix of 20% office, 25% industrial, and 55%
warehouse.
On September 25, 1995, the City Council reviewed the replat of Outlot A into Lots 1, 2, 3, and 4,
Block 1, Chanhassen Business Center 3rd Addition. DayCo Concrete Company, Inc. is to be built
on Lot 2, Block 1, Chanhassen Business Center 3rd Addition. This lot is the last undeveloped lot
within Chanhassen Business Center.
The development design standards state that the maximum intensity of development on this lot is
26 percent'building coverage and 67 percent impervious surface. This permits maximum
building square footage of 71,448 square feet and a maximum impervious surface of 184,117
square feet. The first phase of development includes a building square footage of 25,139 and site
coverage of 93,700.
Development within Chanhassen Business Center:
Development Office
PUD Requirements 120,700
1-1-1 Church (1)
1-2-1 N W $ 17,500
4-1-2 Power System 7,433
7-1-2 Paulstarr 7,287
Manufacturing
150,875
Warehouse Church
326,425 5,500
5,500
20,317
18,017
Dayco Concrete Company, Inc.
June 19, 2001
Page 5
2-1-2 Highland 1,802 7,359
1-1-3 Control Products 10,000 16,750 8,250
1-1-2 T I S II 7,749 20,999 10,000
5-1-2 Chuck's 2,560 14,144
4-1-3 U.S.P.O. 5,300 15,200 24,400
6-1-2 Boedecker 8,750 26,250
2-1-4 Quantum 10,000 5,000
1-1-4 Matthews 10,006 28,554
2-1-3 DayCo 5,688 19,451
3-1-3 Dover 19,490
3-1-2 Power System 9,582
Total Remaining 11,349 113,126 241,031
Building Area
0.0
Total Used Building 109,321 37,749 85,394 5,500
Area
GENERAL SITE PLAN/ARCHITECTURE
This property is zoned PUD light industrial/office park. The use of the PUD zone is to allow for
more flexible design standards while creating a higher quality and more sensitive proposal. The
development must comply with the Development Design Standards for Chanhassen Business
Center. The PUD requires that the development demonstrate a higher quality of architectural
standards and site design.
The proposed uses of light industrial and office are consistent with the parameters established as
part of the PUD. The proposed development meets or exceeds the minimum setbacks established
as part of the PUD. The building square footage, building coverage, and impervious surface are
below the maximum requirements for this specific lot. The building is in compliance with the
requirements for the Chanhassen Business Center.
PUD
COMPLIANCE TABI.E
DayCo (Phase I)
Building Height 2 stories
1 story and mezzanine
Building Setback
N-30' E-10'
W-iff S-25'
N-200' E-77'
W-104' S-232'
Parking stalls 41 62 stalls, shows 14 proof of parking
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June 19, 2001
Page 6
Parking Setback
N-30' E-10'
W-10' S-15'
N-128' E-10'
W-74' S-36'
Hard surface 67%
Coverage
34%
Lot Area 1 acre
Variances Required- none
6.3 acres
Parking Standards: Office - 4.5 spaces per 1,000 square feet; Warehouse - 1 space per 1,000 for
first 10,000 square feet, then 1 space per 2,000 square feet; Manufacturing - 1 parking space for
each employee on the major shift and 1 space for each motor vehicle when customarily kept on
the premises. Staff has estimated the required parking at 41 spaces. The applicant has provided
62 spaces. Additionally, the applicant has shown 14 proof of parking spaces.
LANDSCAPING
The minimum requirements for landscaping include 5,483 sq. ft. of landscaped area around the
parking lot, 22 trees for the parking lot, and buffer yard plantings along the north, east and west
property lines. 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/parking lot
North prop. Line - buffer yard
C
East prop. line - buffer yard B
West prop. Line - buffer yard
C
Required
5,483 sq. ft.
22 overstory
11 islands/peninsulas
8 overstory
20 understory
20 shrubs
8 overstory trees
17 understory trees
25 shrubs
5 overstory
14 understory
14 shrubs
Proposed
>5,483 sq. ft.
23 overstory
9 islands/peninsulas
8 overstory
16 understory
20 shrubs
11 overstory
16 understory
25 shrubs
6 overstory
12 understory
15 shrubs
Proposed landscaping does not meet minimum ordinance requirements. Staff has the following
recommendations: Increase understory plantings along the north property line by 4 trees and
increase the number of understory plantings along the west property line by 1 tree. In both the
east and west buffer areas, the applicant is over by one tree for overstory plantings and under by
Dayco Concrete Company, Inc.
June 19, 2001
Page 7
one tree for understory plantings. Staff finds this acceptable. The applicant should submit a
revised landscape plan to the city for approval.
If these landscape peninsulas are less than 10 feet in width, then aeration tubing shall be installed.
All new landscaped areas shall have irrigation system installed pursuant to city ordinance.
LIGHTING/SIGNAGE
All light fixtures shall be shielded. Area lighting shall have a 90 degree cut-off angle. Lighting
shall be shielded from direct off-site view. All site lighting shall comply with Section 20-913 of the
zoning ordinance.
The developer has not shown any signage as part of the plan submittal. Wall signage may be
located on either the east or south elevation. The developer is advised that wall signage is permitted
on only one building elevation. The size of the signage shall comply with city ordinance
requirements for lOP district properties. The developer may also install a monument sign at the
entrance to the site a minimum of 12.5 feet from the property line. A separate sign permit
application is required for the installation of signage.
WETLANDS
No wetlands exist on-site.
BLUFF CREEK NATURAL RESOURCE MANAGEMENT PLAN
This site is within the secondary corridor of the Bluff Creek Overlay District and abuts the
primary corridor. The boundaries of the primary and secondary corridors must be shown on the
grading plan. All structures must be set back 40 feet from the primary corridor and no grading or
other disturbance may occur within the first 20 feet of the setback. The primary zone boundary is
shown on the zoning map on the west side of the property line.
SURFACE WATER MANAGEMENT PLANT (SWMP)
The applicant must provide storm water calculations to demonstrate that the existing pond has
adequate capacity to accommodate storm water from this site. In addition, the applicant should
explore the possibility of tying into the existing 48-inch storm sewer that runs along the eastern
property line in order to minimize the number of pipes draining into the storm water pond.
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June 19, 2001
Page 8
PARKS AND OPEN SPACE
As part of the overall development for Chanhassen Business Center, the developer built a trail
system in lieu of trail fees. However, the development still owes park fees in the amount of
$3,000.00 per acre. Park fees shall be paid at the time of building permit approval.
GRADING/DRAINAGE/EROSION CONTROL
The proposed drainage plan is consistent with the approved drainage plan for the development.
Storm water from the building and adjacent parking area is proposed to be conveyed via storm
sewer to the existing pond in the northeast comer of the site. Additional storm sewer is planned
for the future building addition. Staff is recommending that the applicant revise the storm sewer
to utilize the existing storm manhole and inlet apron to the pond. This would eliminate the need
to install another inlet apron along the eastern side of the site. In addition, storm sewer sizing
calculations for a 10-year, 24-hour storm event must be submitted.
Proposed erosion control consists of silt fence along all sides of the site. The silt fence adjacent
to the existing pond and wetland along the north and west sides of the site must be Type 3. A 50-
foot long rock construction entrance is shown off of Lake Drive West. This should be revised to
be 75 feet in length as per City detail plate 4/5301. In order to minimize tree loss, tree protection
fencing will need to be installed to protect the remaining trees during construction. Staff is also
recommending that straw bale inlet filters be added around the two existing catch basins in Lake
Drive West. This will help prevent sediment from construction-related activities from entering
the storm sewer and adjacent pond.
A retaining wall is proposed on the west side of the building. The northerly most 35 feet of the
wall protrudes into the public drainage and utility easement. The wall must be moved or
redesigned such that it no longer encroaches into the public easement.
UTILITIES
Municipal sewer and water is available to the property from Lake Drive West. The applicant is
proposing to extend sanitary sewer and water from existing service stubs along the south side of
the site. Installation of the private utilities for the site will require permits and inspections
through the City's Building Department. The location and number of fire hydrants must be
reviewed and approved by the City's Fire Marshal.
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June 19, 2001
Page 9
STREETS
The lot has one drive entrance at the southeast corner of the site off of Lake Drive West. The
proposed drive aisle widths and turning radiuses appear large enough to accommodate the
expected truck traffic to this site. Staff is recommending that a 6-foot wide concrete sidewalk be
added along the westerly side of the entrance drive. This sidewalk will connect to the existing
sidewalk along Lake Drive West. Also, the curb along the south and west sides of the drive aisle
must be concrete as per City Code.
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:
.
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.
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.
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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 or intended character of the general vicinity and
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.
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June 19, 2001
Page 10
Se
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.
o
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.
o
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.
o
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.
o
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.
10. Will be aesthetically compatible with the area.
Finding: The proposed use is aesthetically compatible with the area. The proposed
redevelopment of the site should enhance the appearance of this comer.
Dayco Concrete Company, Inc.
June 19, 200 !
Page 11
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 Chanhassen Business Center standards, the site
plan requirements, and the conditional use standards.
In evaluating a SITE PLAN and building plan, the city shall consider the development's
compliance with the following:
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 or developing
areas;
(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:
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;
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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
Dayco Concrete Company, Inc.
June 19, 2001
Page 12
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)
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: Subject to the revisions contained in the staff report, the proposed site plan
is consistent with all plans and specifications and development design standards for
the Chanhassen Business Center and city ordinance.
RECOMMENDATION
Staff recommends that the Planning Commission adopt the following motions:
A. '~I'he Planning Commission recommends approval of Conditional Use Permit #2001-2 to
permit develop within the Bluff Creek Overlay District and to permit a contractor's yard on Lot 2,
Block 1, Chanhassen Business Center 3ra 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.
2. No outside storage of material or equipment shall be permitted.
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The boundaries of the Bluff Creek Overlay District primary and secondary corridors shall
be shown on the grading plan.
.
All structures shall be set back 40 feet from the primary corridor and no grading or other
disturbance shall occur within the first 20 feet of the setback.
B. '°the Planning Commission recommends approval of Site Plan Review #2001-5, plans
prepared by Lampert Architects, dated May 4, 2001, based on the findings of fact and subject to the
following conditions:
1. A separate sign permit application is required for the installation of signage. Wall signage is
permitted on only one elevation.
Dayco Concrete Company, Inc.
June 19, 2001
Page 13
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The applicant shall increase understory plantings along the north property line by 4 trees for a
total of 20 and increase the number of understory plantings along the west property line by 1
tree for a total of 13 trees.
3. A revised landscape plan that meets minimum requirements be submitted to the city prior to
building permit approval.
4. If these landscape peninsulas are less than 10 feet in width, then aeration tubing shall be
installed.
5. All new landscaped areas shall have an irrigation system installed.
.6. The developer shall work with staff to provide additional articulation to the north half of the
eastern building elevation.
7. The applicant shall provide storm water calculations to demonstrate that the existing pond
has adequate capacity to accommodate storm water from this site.
8. The developer shall revise the storm sewer design to tie into the existing storm manhole and
pond inlet of the existing 48-inch storm sewer that runs along the eastern property line in
order to minimize the number of pipes draining into the storm water pond.
9. Park fees in the amount of $18,926.00 shall be paid at the time of building permit approval.
10. The applicant shall report to the City Engineer the location of any drain tiles found during
construction and shall relocate or abandon the drain tile as directed by the City Engineer.
11. The applicant shall provide detailed storm sewer sizing calculations for a 10-year, 24-hour
storm event prior to building permit approval.
12. Silt fence adjacent to the existing pond and wetland on the north and west sides of the site
must be Type 3 heavy-duty.
13. Specify what kind of material is being used at the north and south parts of the proposed
building.
14. On the grading plan, add City Detail Plate Nos. 5215 and 5302. Also, show the benchmark
used for the site survey.
15. Revise the rock construction entrance to be 75 feet in length as per City detail plate #5301.
Dayco Concrete Company, Inc.
June 19, 2001
Page 14
16. Add a 6-foot wide sidewalk along the west side of the drive entrance from the cul-de-sac.
17. Show the most current version of City Detail Plate Nos. 1004 and 5207 on the utility plan.
18. Remove the northerly 35 feet of the proposed retaining wall from the public drainage and
utility easement.
19. Add straw bale inlet filters around the two existing catch basins in Lake Drive West.
20. Utilize the existing 8-inch sanitary stub on the south side of the site.
21. Concrete curb and gutter is required around the entire parking and drive area of the site.
22. Replace the casting on the western-most catch basin in Lake Drive West with a drive-over
type grate.
23. Revise the plans to show the following:
The existing pond along with the NWL and HWL.
Existing street light locations in Lake Drive West.
24. The building is required to have an automatic fire extinguishing system.
_.
25. The building plans must be prepared and signed by design professionals licensed in the State
of Minnesota.
26. Three (3) accessible parking spaces are required for the 62 spaces provided.
27. Detailed occupancy retailed requirements will not be reviewed until complete plans are
submitted.
28. Utility Plan: The HDPE pipe specified for the storm sewer requires an air test and must have
watertight fittings. The sanitary sewer service into the building must be schedule 40 pipe.
29. The owner and or their representative shall meet with the Inspections Division as soon as
possible to discuss plan review and permit procedures.
30. The 6-inch water service coming into the building will need a post indicator valve. 1999
NFPA 13 Section 5-14.1.1.8.
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June 19, 2001
Page 15
31. In accordance with city policy please ensure that there is a 10-foot clear space around all fire
hydrants, Siamese connection, post indicator valves, etc. on site."
ATTACHMENTS
1. Findings of Fact and Recommendation
2. Development Review Application
3. Reduced Site Plan
4. Reduced Building Elevation
5. Memo from Greg Hayes to Robert Generous dated 5/11/01
6. Chanhassen Business Center
7. Public Hearing Notice and Mailing List
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June 19, 2001
Page 16
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
Application of DayCo Concrete Company, Inc. for a Conditional Use Permit and Site Plan
Review
On June 19, 2001, the Chanhassen Planning Commission met at its regularly schedule
meeting to consider the application of DayCo Concrete Company, Inc. for a conditional use
permit and site plan review for the property located at 1850 Lake Drive West. 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 (PUD) 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: Lot 2, Block 1, Chanhassen Business
Center 3rd Addition
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.
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June 19, 2001
Page 17
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.
d. The proposed use will not be hazardous or disturbing to existing or planned
neighboring uses.
e. 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.
f. 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.
g. 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.
h. 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.
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
Dayco Concrete Company, Inc.
June 19, 2001
Page 18
Section 20-110 (Site Plan):
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;
(2) Is consistent with this division;
(3)
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
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:
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.
Dayco Concrete Company, Inc.
June 19, 2001
Page 19
o
The planning report #CUP 2001-2 and Site Plan Review 2001-5 dated June 19,
2001, prepared by Robert Generous, et al, is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the
conditional use permit and site plan for the DayCo Concrete Company, Inc.
ADOPTED by the Chanhassen Planning Commission this 19th day of June, 2001.
CHANHASSEN PLANNING COMMISSION
ATTEST:
BY:
Its Chairman
Secretary
Dayco Concrete Company, Inc.
June 19, 2001
Page 20
Chanhassen Business Center
DEVELOPMENT STANDARDS
a. Intent
The purpose of this zone is to create a PUD light industrial/office park. The use of the PUD zone
is to allow for more flexible design standards while creating a higher quality and more sensitive
proposal. All utilities are required to be placed underground. Each lot proposed for development
shall proceed through site plan review based on the development standards outlined below.
b. Permitted Uses
The permitted uses in this zone should be limited to light industrial, warehousing, and office as
defined below. The uses shall be limited to those as defined herein. If there is a question as to
whether or not a use meets the definition, the City Council shall make that interpretation.
Light Industrial. The manufacturing, compoUnding, processing, assembling, packaging, or
testing of goods or equipment or research activities entirely within an enclosed structure,
with no outside storage. There shall be negligible impact upon the surrounding
environment by noise, vibration, smoke, dust or pollutants.
2. Warehousing. Means the commercial storage of merchandise and personal property.
3. Office. Professional and business office, non-retail activity.
c. Setbacks
In the PUD standards, there is the requirement for landscape buffering in addition to building and
parking setbacks. The landscape buffer on Audubon Road is 50 feet, south of Lake Drive and 100
feet along the southern property line. The PUD zone requires a building to be setback 50 feet from
the required landscape buffer and public right-of-ways. There is no minimum requirement for
setbacks on interior lot lines.
The following setbacks shall apply from the right-of-way:
Building
Required (interior road system) 25'
Provided 120'
Parking
15'
20'
Required (Audubon Road) 50' 20'
Provided 50' 20'
d. Development Standards Tabulation Box
ChanhaSsen Business Center Second Addition
CBC PUD Lot Size - Bldg Ht. Bldg Sq. Ft.
Acres (ft.)
Building Coverage
PUD 6.3 40' 27,000 26%
Requirement
DayCo (Phase 6.3 28' 8" 25,139 9%
I)
Impervious
Surface
67%
34%
Building Square Footage Breakdown for entire development
Office 20% 120,700 sq. ft.
Manufacturing 25% 150,875 sq. ft.
Warehouse 54.09% 326,425 sq. ft.
Church 0.91% 5,500 sq. ft.
Total 100% 603,500 sq. ft.
e. Building Materials and Design
.
The PUD requires that the development demonstrate a higher quality of architectural
standards and site design. All mechanical equipment shall be screened with material
compatible to the building.
All materials shall be of high quality and durable. Masonry material shall be used. Color
shall be introduced through colored block or panels and not painted block°
3. Brick may be used and must be approved to assure uniformity.
4. Block shall have a weathered face or be polished, fluted, or broken face.
4
Concrete may be poured in place, tilt-up or pre-cast, and shall be finished in stone, textured
or coated.
o
Metal siding will not be approved except as support material to one of the above materials or
curtain wall on office components or, as trim or as HVAC screen.
7. All accessory structures shall be designed to be compatible with the primary structure.
8~
All roof mounted equipment shall be screened by walls of compatible appearing material.
Wood screen fences are prohibited. All exterior process machinery, tanks, etc., are to be fully
screened by compatible materials.
o
The use of large unadorned, prestressed concrete panels and concrete block shall be
prohibited. Acceptable materials will incorporate textured surfaces, exposed aggregate
and/or other patterning. All walls shall be given added architectural interest through building
design or appropriate landscaping.
10.
Space for recycling shall be provided in the interior of all principal structures for all
developments in the Business Center.
f. Site Landscaping and Screening
All buffer landscaping, including boulevard landscaping, included in Phase I area to be
installed when the grading of the phase is completed. This may well result in landscaping
being required ahead of individual site plan approvals but we believe the buffer yard and
plantings, in particular, need to be established immediately. In addition, to adhere to the
higher quality of development as spelled out in the PUD zone, all loading areas shall be
screened. Each lot for development shall submit a separate landscaping plan as a part of the
site plan review process.
o
All open spaces and non-parking lot surfaces shall be landscaped, rockscaped, or covered
with plantings and/or lawn material.
o
Storage of material outdoors is prohibited unless it has been approved under site plan review.
All approved outdoor storage must be screened with masonry fences and/or landscaping.
.
The master landscape plan for the CBC PUD shall be the design guide for all of the specific
site landscape developments. Each lot must present a landscape plan for approval with the
site plan review process.
o
Undulating or angular berms 3' to 4' in height, south of Lake Drive along Audubon Road
shall be sodded or seeded at the conclusion of Phase I grading and utility construction. The
required buffer landscaping may be installed in phases, but it shall be required where it is
deemed necessary to screen any proposed development. All required boulevard landscaping
shall be sodded.
o
Loading areas shall be screened from public right-of-ways. Wing walls may be required
where deemed appropriate.
g. Signage
o
All freestanding signs be limited to monument signs. The sign shall not exceed eighty (80)
square feet in sign display area nor be greater than eight (8) feet in height. The sign treatment
is an element of the architecture and thus should reflect with the quality of the development.
The signs should be consistent in color, size, and material throughout the development. The
applicant should submit a sign package for staff review.
.
Each property shall be allowed one monument sign located near the driveway into the private
site. All signs require a separate permit.
o
The signage will have consistency throughout the development. A common theme will be
introduced at the development's entrance monument and will be used throughout.
.
Consistency in signage shall relate to color, size, materials, and heights.
lt. Lighting
1.
e
.
Lighting for the interior of the business center should be consistent throughout the
development.
A decorative, shoe box fixture (high pressure sodium vapor lamps) with a square ornamental
pole shall be used throughout the development area for area lighting.
Lighting equipment similar to what is mounted in the public street fight-of-ways shall be
used in the private areas.
All light fixtures shall be shielded. Light level for site lighting shall be no more than 1/2 foot
candle at the property line. This does not apply to street lighting.
g:Xplankbg\development review\dayco cup 2001-2 spr 2001-5.doc
CITY OF, CHANHASSEN
690 COULTER DRIVE
CHANHASSEN, MN 55317
(612) 937-1900
DEVELOPMENT REVIEW APPLICATION
APPLICANT:
ADDRESS:
DamCo Concrete Company, Inc.
'TFI FPHONE (Day time)
1340 Park Road
Chanhassen, MN 55317
952-474-5246
OWNER:
ADDRESS:
TELEPHONE:
LDW Properties LSC
1340 Park Road
Chanhassen, MN 55317
952-474-5246
Comprehensive Plan Amendment
Temporary Sales Permit
Conditional Use Permit
Interim Use Permit
__ Non-conforming Use Permit
Planned Unit Development*
Vacation of ROW/Easements
variance
Wetland Alteration Permit
Zoning Appeal
__ Rezoning
, , Zoning Ordinance Amendment
Sign Permits
' __ Sign Plan Review
' _.~ Site Plan Review*
,,
SubdiVision*
Notification Sign
X Escrow for Filing Fees/Attorney Cost**
($50 CU P/SP RNAC/VARJWAP/Metes
and Bounds, $400 Minor SUB)
TOTAL FEE $ 1,~070. oo
A list of all property owners within 500 feet of the boundaries of the propertY must be included with the
application.
Building material samples must be submitted with si,te plan reViews.
&
"q'wenty-six full size folded copies of the plans must be submitted, including an 81/2" X 11" reduced copy of
~'ansparency for each plan sheet.
"* Escrow will be required for other applications through the development contract
:~DTE- When multiple applications are processed, the appropriate fee shall be charged for each application.
, PROJECT NAME
~ayCo Headqu~rt~.r.~ Ru~?dCng
LOCATION Lake Drive West, Chanhassen, MN
LEGALDESCRIPTION Sect-15 TwP-116 Ranqe-023 Chanhassen.Business Center 3rd r, ot-O02 Block-O0t'
TOTAL ACREAGE 5.681
WETLANDS PRESENT
z YES NO
PRESENT ZONING Industrial
REQUESTED ZONING Industrial
PRESENT LAND USE DESIGNATION
REQUESTED LAND USE DESIGNATION O~fice/Warehouse
REASON FOR THIS REQUEST To construct a new office building and warehouse for
DayCo Concrete Company, Inc.
This application 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 provisions. Before filing this application, you should confer with the Planning
Department to determine the specific ordinance and procedural requirements 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 deficiencies shall be mailed to the applicant within ten business days of application.
This is to certify that I am making 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 application 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.
1 will keep myself informed of the deadlines for submission of material 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 are 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
extensions are approved by the applicant.
re of Applicant _ ~,~
Signa~ of Fee Owner , '~
Application Re~.eived on
5/4/ot
Date
5/4/o1'
Date
Receipt No.
The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting.
If not contacted, a copy of the report will be mailed to the applicant's address.
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C YOF
690 City Center Drive
PO Box i47
Chanhassen, Minnesota 55317
Phone
952.937.1900
Ge, eral Fax
952.937.5739
Engineering Department Fax'
952.937.9152
Building Depamnent Fax'
952.934.2524
Web Site
wwm ci. chanhasse,, mn. us
TO:
Robert Generous, Senior Planner
FROM:
Greg Hayes, Fire Inspector
DATE:
May ll,2001
SUBJECT:
Request for a conditional use permit to operate a contracting yard and site plan
review for a 25,139 square foot office/warehouse building Phase 1 on a 6.3
acre parcel zoned PUD Office Industrial Park, located at 1850 Lake Drive
West, Lot 2, Block 1, Chanhassen Business Center, 3rd Addition, Dayco
Headquarters, Dayco Concrete Company.
Planning Case: 2001-2 CUP and 2001-5 Site Plan.
A preliminary plan review was done for the above project. The plan review- was done based on
the information supplied at this time. Changes or corrections may occur during the course of
the project, which may circumvent the approved plans. Please address the following
comments.
1. The 6-inch water service coming into the building will need a post indicator valve.
1999 NFPA 13 Section 5-14.1.1.8.
2. In accordance with city policy please ensure that there is a 1 O-foot clear space around
all fire hydrants, Siamese connection, post indicator valves, etc. on site.
If you have any questions, please feel free to give me a call at ext. 262.
GH/be
g:\safety\gh\plrev2001-2
' Chanhassen Business Center
~hovah Wit'~ess
dom Hal
K&S
ves
;huck's
Power System
Boedecker
Paulstarr
DayCo
Control Products
Technical
Industrial
Quantum
Matthews
Dover Bldg.
Post Office
National Weather
Service