3 SUB Big Woods AdditionCITY OF
PC DATE: 8/701
CC DATE:
Review Deadline: 8/27/01
CASE #: 01-5 VAR
By: A1-Jaff:v
STAFF
REPORT
PROPOSAL:
A 10 foot front yard setback variance for 9 single family homes to be located 20
feet from the front property line, Creekwood -.
LOCATION:
APPLICANT:
East of Carver Beach Road, West of Lotus Lake, and north of Shadowmere,
Creekwood, Coffman Development (..9~., ,,J/~-.u
Coffman Development Services, Inc
600 W.78th St., Suite 250
Chanhassen, MN 55317
(952)974-7877
Guy Swanson and Kari & Paul Romportl
610 & 620 Carver Beach Road
Chanhassen, MN 55317
(952)470-2067
PRESENT ZONING:
RSF, Residential Single Family District
2020 LAND USE PLAN: Residential-Low Density (Net Density 1.2 - 4.0 units per acre)
ACREAGE: 6.3 acres
DENSITY:
1.7 Units per Acre Net
1.4 Units per Acre Gross
SUMMARY OF REQUEST: Variance for a 20-foot front yard Setback on Lots 1-9, Block 1,
Creekwood Addition. The City Council approved the Preliminary Plat for this site on June 25, 2001,
The site has an area of 6.3 acres and is zoned RSF, Residential Single Family. There are two existing
homes on the site. Both homes are proposed to be demolished. The site is heavily wooded and abuts
Lotus Lake. Notice of this public heating has been mailed to all property'owners within 500 feet and
lakeshore properties on Lotus Lake.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
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 applicant is seeking a deviation from established
standards. This is a quasi-judicial decision.
Creekwood Addition Variance
August 7,2001
Page 2
BACKGROUND
On June 5,2001, the Planning Commission reviewed and recommended approval of the preliminary
plat for Subdivision #2001-03 with a variance to allow a 50 foot right-of-way for Creekwood for 9
lots as shown on the plans dated May 1, 2001, subject to conditions. A steep slope and a bluff exists
within the rear portion of Lot 6, Block 1, a creek runs along the southerly portion of the site, Lotus
Lake is located along the east, and overall, the 6 acres are fairly wooded. The Planning Commission
added a condition to the staff report stating "The Planning Commission recommends the City
Council consider allowing a 50 right-of-way and 20foot front yard setback for this subdivision
based on the fact that the City Council can grant a variance as part of a plat approval process and
that this meets the hardship requirements because it's the city's desire to preserve as many trees as
possible." The City Council concurred with the Planning Commission and approved the 50 foot
right-of-way variance, however, the City Attorney pointed out that the front yard setback of 20 feet
is a Zoning Variance (a public hearing must be held by the Planning Commission for all zoning
variances). The City Council directed staff to publish the public heating for the front yard setback
variance and return it to the Planning Commission for a vote.
VARIANCE
At the recommendation of the Planning Commission and the direction of the City Council, the
applicant is requesting a 10 foot front yard setback variance to allow homes to be setback 20 feet
from the front property line. The site has an area of 6.3 acres, and has received preliminary plat
approval to be subdivided into 9 single family lots. The final plat is proposed to appear before the
City Council on August 27, 2001. The property is zoned RSF, Residential Single Family. Access to
the subdivision will be provided via an extension of a cul-de-sac off of Carver Beach Road. All lots
are proposed to be served via an internal residential street.
The site is heavily wooded, contains a bluff, steep slopes, creek, and abuts Lotus Lake. A 50 foot
right-of-way width variance with a 28 foot roadway was approved to minimize grading impacts. To
further minimize grading impact on the site, staff is processing a front yard setback variance to allow
the homes to be located 20 feet from the front property line. The ordinance requires a 30 foot front
yard setback. Currently, there is an existing gravel driveway, devoid of vegetation, located 20 feet
from the property line of Lots 1 through 5. Allowing the house pad to be moved closer to the front
property line will minimize impact on trees within the rear portion of these lots. Staff is
recommending a 30 foot tree preservation easement be dedicated over the southerly 30 feet of Lots 1
through 5. Should the applicant decide to set the homes 20 feet from the front property line, staff
recommends the rear yard setback be increased to 40 feet instead of the 30 feet required by
ordinance. Lot 6 has steep slopes along the southerly portion as well as a bluff. The bluff is located
along the southwest comer and is not impacted by the proposed house pad. Staff is recommending
the applicant set the house pad 20 feet from the front property line on Lot 6 and dedicates a tree
preservation easement beginning at the top of the slope to the most southerly property line. The
creek is located on Lots 6 and 7, and as a condition of the preliminary plat approval, the applicant is
dedicating a 50 foot easement from the OHW of the creek. A storm pond is proposed within the
front yard setback of Lot 7, therefore, a front yard setback on this lot is a moot issue. A variance on
Creekwood Addition Variance
August 7, 2001
Page 3
Lot 8 will allow the applicant to locate the house away from the lift station and minimize impact
along the rear portion of the property. The same is true for Lot 9.
The Planning Commission shall not grant a variance unless they find the following facts:
a,
That the literal enforcement of this chapter would cause 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 and develop neighborhoods pre-existing
standards exist. Variances that blend with these pre-existing standards without departing
downward from them meet this criteria.
The nature of this variance is to allow flexibility in the development of the site while
preserving vegetation. The applicant has demonstrated that these lots are buildable
without a variance.
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 conditions upon which this petition for a variance is based are not applicable
generally to other properties within the same zoning classification.
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 purpose of this variation is not based upon a desire to increase the value or income
potential of the parcel but rather preserve natural features.
d. The alleged difficulty or hardship is not a self created hardship.
The difficulty or hardship is not self-created. The applicant demonstrated that these lots
can be developed without a variance. It is the Planning Commission and City Council's
direction to allow the flexibility in order to minimize impact on natural features on the
site.
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.
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 of land is located.
It should create a better buffer and save natural features.
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 increases the
Creekwood Addition Variance
August 7, 2001
Page 4
danger of fire or endanger the public safety or substantially diminish or impair property
values within the neighborhood.
The proposed variance will not impair an adequate supply of light and air to adjacent
property or substantially increase the congestion of the public streets. The intent is to
save trees, it will not increase the traffic.
RECOMMENDATION
Staff is recommending the Planning Commission adopt the following motion:
"The Planning Commission approves Variance #2001-5 for a 10 foot front yard setback variance for
single family homes in the Creekwood subdivision to be located 20 feet from the front property line
with the following conditions:
1. All lots within the Creekwood subdivision shall be permitted a 20 foot front yard setback with
the exception of Lot 7.
.
Lots 1 through 5 shall dedicated a 30 foot tree preservation easement along the southerly 30
feet. If the applicant elects to utilize the front yard setback variance, the rear yard setback shall
be increased to 40 feet.
o
The home on Lot 6 must be setback 20 feet from the front property line to maximize the setback
from the top of the slope. A preservation easement shall be dedicated over that portion of Lot 6
located between the top of the slope and the most southerly property line."
ATTACHMENTS
.
City Council minutes dated June 25,2001.
Preliminary grading plans.
g:\planXsa\creekwood variance.doc
City Council Meeting - June 25, 2001
26.
The rock construction entrance shall be increased to a minimum of 75 feet in length as per City
Detail Plate No. 5301.
27. On the detail sheet, show the revised 2001 City detail plates for Nos. 1004 and 5207.
28.
Prior to building permit issuance, all plans must be signed by a professional civil engineer
registered in the State of Minnesota.
29.
Show the location of the existing street lights along Water Tower Place. Also, show the location
of the existing catch basins in Water Tower Place, west of the sanitary sewer stub to the site.
30. Show a benchmark on the grading plan.
31.
The site plan needs to be revised to show a proposed 5 foot concrete sidewalk following the main
entrance out to the southeasterly corner of the site.
32.
The existing water stub to the site is an 8 inch service. As such, an 8" x 6" reducer will be
needed.
33.
On the site plan, label the drive aisle and entrance widths. Also, show the proposed curb radius
at the entrance drive.
34. The west elevation shall incorporate two of the primary materials along it's length.
35.
Any future building expansion shall incorporate the three primary materials that are the same as
used on the first phase.
36. The primary metal building material shall be prohibited per the PUD Agreement.
All voted in favor and the motion carried unanimously 4 to 0.
REOUEST FOR PRELIMINARY PLAT TO SUBDIVIDE A 6.32 ACRE PARCEL INTO 9
SINGLE FAMILY LOTS WITH VARIANCES; 610 AND 620 CARVER BEACH ROAD,
CREEKWOOD; COFFMAN DEVELOPMENT SERVICES.
Sharmin A1-Jaff: Madam Mayor, members of the City Council. This is a fairly straight forward
subdivision. The applicant is requesting to subdivide 6.3 acres into 9 single family parcels. The site is
located west of Carver Beach Road, east of Lotus Lake and north of Shadowmere Subdivision. Access to
the site is provided via a connection off of Carver Beach Road. All 9 parcels are proposed to be served
via the cul-de-sac. All parcels meet the minimum requirements of the zoning ordinance as far as lot area,
width, depth. All parcels maintain a 30 foot setback from the right-of-way or the front line. The one
exception deals with Lot number 6. There were some concerns raised regarding steep slopes along the
southern portion of Lot 6. Staff met with the surveyor as well as the applicant on site. Determined that
this parcel does not have a bluff in this immediate area. It does have steep slopes. It does not meet the
bluff criteria with the exception of one small portion along the southwest corner of this site. Lot 6. The
60 by 60 house pad will maintain the 30 foot setback, no problem. However, just to protect the integrity
of this slope, staff advised the applicant to move this house pad to a 20 foot distance from the right-of-
way rather than the typical 30 foot setback, front yard setback. We're also recommending the applicant
dedicate a preservation easement over the steep slopes along the southern portion of Lot 6. The riparian
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City Council Meeting - June 25, 2001
lots all maintain the required frontage which exceeds 90 feet along the lake and maintain a 70 foot
setback from the OHW of the lake. 75 foot setback from the OHW. It is a heavily wooded site. There is
a creek that runs through this parcel. The creek is not protected by the DNR. However the applicant is
dedicating a preservation easement, a drainage and utility easement over the creek 50 feet from the edge
of the OHW of the creek. We have been in contact with the property owner immediately to the north of
the site. Basically the conversation dealt with should they decide to subdivide this property in the future,
we wanted to make sure that they have adequate connection to sewer, water, as well as street. It is also a
condition of the staff report and as the future properties develop within this area, ultimately you'll end up
hooking up this road to Fox Hill. I'm going to address a very brief issue dealing with the next item that
will be on your agenda. Please keep in mind the layout of these 3 riparian lots and the 75 foot setback.
Our current ordinance addresses lakeshore setbacks as having, all new structures would have to maintain
a similar setback to adjacent structures. The structure on this parcel is proposed to maintain a 75 foot
setback.
Mayor Jansen: You're off the screen. There you go. Thanks.
Sharmin A1-Jaff: Thank you. The structure received a variance to maintain a 75 foot setback. This
structure maintains a 129 feet. If this parcel came in first, and this is the 75 foot setback line, you
wouldn't have an issue with this parcel, but then the neighboring parcel would have a problem, which is
Lot 8 as well as Lot 9. Just something to keep in mind as you are reviewing the following item. Staff is
recommending approval of this application. At this time I would like to turn it over to Matt Saam. There
was an issue raised with a lift station on the site and he would like to provide some additional
information on that.
Mayor Jansen: Great, thank you.
Matt Saam: Thank you Madam Mayor, Council members. There is an existing lift station on the site.
Lift Station #10 in the city. City numbering system of the lift stations. The existing problem or issue
with that lift station deals with it's wet well size, and for those of you who aren't familiar with lift
stations. A wet well is where the sewage flows to. Where it' s stored prior to being pumped out of the lift
station. The problem with the wet well in this lift station only comes up if there's a power failure or a
mechanical problem where the pumps can't kick in. We don't have much time before the sewage builds
up in the wet well, in the storage and flows out of the lift station. Staff is aware of this problem. I've
spoken with City Engineer Teresa Burgess on this issue. We plan on addressing it in the near future
when she returns from maternity leave. If there's any other questions on it I'd be happy to take them now
and Utility Superintendent Kelley Janes is here also.
Mayor Jansen: Okay. I guess what I would maybe like to have clarified, and maybe Mr. Gerhardt you
can speak to this a little bit. Realizing that it's a rather significant concern, and whether or not we're
proceeding with this and it's premature development, how much more specific can we get as to how
quickly we can remedy this situation so that it does not appear to be, or actually is, premature. How
quickly can the city react to this? In the staff report it's saying as such staff intends to obtain a consultant
to study and remedy the problem. Can we put a time line on that?
Todd Gerhardt: Well, you're probably talking 3 to 4 weeks to probably have an engineer come in and
give you some estimates on different alternatives to solve the problem. Be it a larger lift station or
coming in to put in a permanent generator are some of the things that Matt and I threw around this
afternoon. As to the premature of the development, the Coffman' s have rights to develop their property.
This is a city issue. It's not a developer issue. It's something that the city needs to address and Roger
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City Council Meeting - June 25,2001
can clarify any more detail if he'd want but this is our problem. Seven additional homes to the system is
not going to make a dramatic impact on the water that is flowing into this system. We'll have the same
problem basically if electricity's gone, or some other mechanical problem happens, where we're going to
have to step in and try to get an individual out there with a generator as soon as possible. Kelley, can you
think of any other alternatives besides a larger lift station or a generator that potentially might solve this
problem down line?
Kelley Janes: Those seem to be the 2 most logical solutions. It's really detention time in the case of a
power outage or a mechanical failure for, we needed a larger wet well to buy time until we can respond
to the problem and that's why I was brought in with Matt, but I think those are really, you know or the
possibility, we have a portable generator that we can bring to the site to hook up to the station in the case
of power failure. But the amount of time needed to, if it' s after hours like if it happened right now, you
know the person has to respond to our facility. Get the truck. Head out there. Diagnose that it is
actually a power failure and get the thing hooked up and get it generated to restore power and that
amount of time under normal to heavier flow conditions, we don't have enough time to respond and it
ends up being a problem and comes out so.
Mayor Jansen: And I guess that's where, in hearing those issues I imagine council is probably more in a
position to say how do we correct this now? What kind of dollars are we talking about, and I don't want
to put anybody on the spot here to throw out any exacts but are we talking a capital expenditure or are we
talking, I mean I don't know what the cost of the generator is or the larger lift station.
Todd Gerhardt: Well the portable generator that we would install Kelley, would probably need to be
hard wired with some type of monitoring system to recognize when to turn...probably less than $10,000
to probably do something like that.
Kelley Janes: I would, it's going to require approximately 125 KW capability which is the one we have
on our mobile rig so we would probably be a little bit over that. With the capability of automatic start,
which is in the case of a power outage, many facilities have this where in the case of a power outage, the
generator senses the failure, starts itself up, brings itself up to speed and then starts generating power to
it. That's, it can be done. The wet well issue is a construction issue. There's a lot of factors involved
with that.
Todd Gerhardt: My concern on a wet well, do we have enough easement area? Enough property in this
area to put in a larger wet well?
Matt Saam: That's one of the conditions Todd of this plat. We asked for 10 additional square feet I
think. Our plans show a 50 square foot area. We're asking for a 60. We brought Kelley in to talk about
how much area he needs. We also talked about access. We, I believe put in there 20 foot easement for
access down to the lift station so I believe that's addressed in these conditions.
Todd Gerhardt: So in the short term I think we can internally fund the wiring of the portable generator
that we have and in the long term we'll probably bring back as a part of the capital replacement budget a
larger wet well that typically you're going to need plans and specs on a project of that size with probably
construction next spring, would be my guess. I don't know if we could get it done yet this year. I think
we'd be pushing it but, maybe real close.
Mayor Jansen: Okay. Oh, go ahead.
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City Council Meeting - June 25, 2001
Roger Knutson: I was just going to also point out, this is a preliminary plat and they have to final plat it.
Then they have to build the houses and they have to sell the houses and they've got to get occupied. I
can't tell you how long that will take but I can tell you it won't happen, all that won't happen in 4 weeks
or 8 weeks. So you have some time to correct your problem.
Mayor Jansen: Okay. Thank you for mentioning that. I appreciate it. It sounds like maybe with our
immediate situation, the 20 minutes just doesn't seem like a reasonable position for us to have staff in
currently, so if I'm hearing that $10,000, possibly a little bit more gets a generator hooked up and we're
no longer having those emergency situations, that might be a good immediate fix for this situation. And
then from Roger' s point, that then buys us some time to do what staff has proposed as part of your
recommendation and that's bring that consultant in and come up with what the long term remedies would
be for adding the additional homes. Certainly gives us the time to study that. Council, any other
questions or comments around that issue?
Councilman Ayotte: Yeah, I just want to re-state the points that some folks in the crowd here voiced
concern. We got an e-mail today and it's not a function of residents moving in. That's a point that's
made. There's a short term solution, but there are other options. I hope once you talk to this consultant
beyond capital improvement, and I know Kelley knows that. That they are dry pumps and all that other
good stuff, so I just want to make that known. That staff is reacting to it and it' s not a function again of
this person subdividing their property.
Mayor Jansen: Okay, thank you.
Todd Gerhardt: Mayor, Council members. Just one more question for Kelley. In the past year, how
many times has that lift station had trouble? Calls?
Kelley Janes: I would say about 3 in the past year. The year before we had some significant problems.
One of the problems I guess you could say directly is, these are large pumps. These are 90 horse
submersible pumps. They're about % the size of this table in diameter. Very large. The force main that
it pumps into runs all the way along Lotus Lake, all the way up to approximately the Villages,
Chanhassen Village, McDonald' s. This is a very long force main that has to go uphill. And that is one
of the only probably the only 3 phase power, heavy duty 480 volt power that' s going anywhere in that
area. So when we have power anomalies in the old part of town and areas very close to City Hall, that
station goes down because we lose 1 of the 3 phases somehow. So power outages are probably more
common than mechanical failures I guess I could say that so. If we lose power in town or something goes
down at City Hall or anywhere here in town, we see street lights out, we go to Lift Station 10. That's our
first stop.
Mayor Jansen: Well it makes hard wiring that generator sound that much nicer. That's a good at least
temporary solution so thank you for addressing that.
Councilman Labatt: Build a structure and building and put this generator in?
Councilman Ayotte: You have to do something to protect the power I would think.
Kelley Janes: That is a very good question.
Councilman Labatt: That wouldn't be figured into your $10,000-$15,000 price. You're just going to not
leave it outside.
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City Council Meeting - June 25,2001
Mayor Jansen: Well and staff can bring that forward as part of the analysis that they do too.
Todd Gerhardt: There are generators that are seasonal. I mean this is a temporary situation. If you were
going to leave this generator out for more than a year I would say you would consider building a building
for it. If there's going to be a permanent solution to the problem, but we've run lift stations for several
months using a generator and they've sat there before so. I don't know if we hard wired any generators.
Kelley Janes: Nothing is hard wired. We do have a capability of running all of the 30 sanitary lift
stations and 3 for wells with alternative power generation. So that is an operational thing with power
outages like we had 3 years ago when everything was out for extended periods of time, and in addition to
when we lose wells in strategic areas, we need to generate those because of the way our system is set up.
We have that capability. We just don't have anything permanently set up to run on, like I explained
before, the automatic switch over and start up on it's own. We have to physically react to the site with
the generator, connect it and fire it up so.
Mayor Jansen: Okay. Any other questions? Alright, I think we've addressed that issue as part of this
development. Any other questions for staff from Sharmin' s presentation?
Councilman Labatt: I just have one for, Sharmin in your, let me just find it here. I believe it was talking
about the bluffs on page 6. In the bold paragraph. The top, two sentences down. The top, in the toe of
the slope were established and it was included that most of the slope did not fit. How much is most?
What sort of percentage of the slope?
Sharmin A1-Jaff: This portion would be considered a bluff right here. Everything else is not. So this is
the only area that would meet the definition. Where my finger is.
Mayor Jansen: And that section is included as part of the conservation easement that you've negotiated,
correct?
Sharmin A1-Jaff: Correct.
Mayor Jansen: Any other questions?
Councilman Labatt: No.
Mayor Jansen: Okay. My question involves the front yard setback on the other lots. Realizing what a
beautiful property this is, and having heard the applicant and read the minutes that there is definitely an
interest in preserving as much as they can as far as the trees on the lot. This variance to grant the 20 foot
front yard setback on Lot 6, would granting that same variance on the other lots, allowing the homes to
be built closer to the road, provide us with even more preservation on the sites?
Sharmin A1-Jaff: We discussed this issue both amongst staff as well as with the applicant. The applicant
wanted to see some flexibility with the setback. For instance he'd grant the 20 foot setback but, and in
some instances they might want to set the house back to 25, or even maintain the 30 foot setback as
permitted by ordinance for several reasons. Maybe there was, there is a specific tree within the front
yard that they would want to preserve. A second deals with two story houses close to the right-of-way.
Sometimes they, in their opinion, they become over powering as you are traveling down the street. Even
if the city approved the 20 foot variance on the remainder of the lots it would be up to them whether they
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City Council Meeting - June 25,2001
would maintain it or not. With Lot 6 staff is requesting that that becomes a requirement of the
subdivision. It's not an option.
Mayor Jansen: So if we were to include the 20 foot setback as an option for them on the other lots,
would you want that listed as a separate condition of your recommendation or somehow adding it in the
same area where you have your Lot 6? Since you seem to be distinguishing the two.
Sharmin A1-Jaff: You might, you can add it as a condition of approval.
Mayor Jansen: Okay, make it a separate.
Councilman Ayotte: Roger's going to say something.
Mayor Jansen: Roger, if you might weigh in for me please.
Roger Knutson: I'm going to say something probably no one wants to hear but I guess that's my job.
This is a zoning variance, a setback variance and as I understand it the only setback variance that has
been to the Planning Commission is on the one lot. That's what your planning report says.
Sharmin AI-Jaff: Correct. Well the right-of-way variance.
Roger Knutson: Yes, I'm talking about setback variance.
Sharmin AI-Jaff: No, that did not go.
Roger Knutson: Just for the one lot went to the Planning Commission.
Sharmin AI-Jaff: Correct.
Roger Knutson: So if you want to allow variances on the other lots, it would have to, it shouldn't hold
them up much because it's the preliminary plat but to do it right it should go to the Planning Commission
for public hearing and the other setback variances.
Mayor Jansen: Was the 20 foot even on Lot 6?
Sharmin A1-Jaff: No.
Mayor Jansen: It wasn't, was it?
Sharmin A1-Jaff: No. It was a variance free application that went before the Planning Commission.
Roger Knutson: Now the 50 foot street is different. That's a subdivision and you can take that directly
without a public hearing. But the zoning setback variances are supposed to go to the Planning
Commission for a public hearing. But this is a preliminary plat so you can still get there and it probably
won't hold anything up because he has to bring back the preliminary plat. And it doesn't hold up the plat
at all because it's a zoning variance, just in the placement of the house. So I don't think it should cause
anyone hiccups.
Councilman Peterson: Perhaps you would ask the applicant...
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City Council Meeting - June 25, 2001
Roger Knutson: I see him nodding his head.
Mayor Jansen: So at this point what would the process be to do that? We would approve it as?
Roger Knutson: Approve the preliminary plat and then send back to the Planning Commission a request
to hold a public hearing on the variance for the setbacks on the lots.
Mayor Jansen: Okay.
Roger Knutson: And you can give them direction and then they would hold a public hearing. And that
shouldn't hold anything up again because that only comes into play when you're actually building,
constructing the home.
Mayor Jansen: Okay. I'm just, I'm not wanting to inconvenience the applicant because I realize that
that's not something that's being requested but if it would be something that we could add as it comes
back through the process.
Bill Coffman: That would work.
Mayor Jansen: Wonderful, thank you. Okay.
Roger Knutson: I'm sure everyone wants to do it right now there are no questions about it later on.
Mayor Jansen: Sure. So Sharmin, if you could make a note to have that added, and I gather that too
would be for the 20 foot front yard setback on Lot 6. So we would need to remove that from the motion
this evening since it did not go before the Planning Commission. Okay, Gotch ya.
Todd Gerhardt: Mayor and Council, just so you understand. If this was a PUD we could make that a
condition. I think that's where we're getting caught on this is in the past we've put conditions like this
on a lot of our subdivisions and in this case the applicant has chosen to go through the traditional
subdivision process so thus you have to go back and get the variances as a part of that. So with the PUD
you have a little more flexibility in dealing with variances of this type, so I just wanted to make sure you
understood why this is going back.
Roger Knutson: Yeah, if this' were a PUD you can deal with it on the spot tonight.
Mayor Jansen: Sure, okay. Appreciate that. Again, it's just such a beautiful piece of property. I know
the applicant is certainly sensitive to that and you spoke to it at the Planning Commission that if we can
do this amicably and give a little bit of flexibility that you can work within without inconveniencing you,
it'd be appreciated. That was the only other comment that I had to make on the application. Anything
else Council as far as discussion? Okay. With that, if I could have a motion please amending the
recommendation.
Councilman Peterson: Madam Mayor, I make a motion the City Council approve the preliminary plat for
Subdivision #2001-03 with a variance to allow 50 right-of-way for Creekwood for 9 lots as shown on
plans dated May 1, 2001 subject to conditions 1 through 39.
Mayor Jansen: Thank you. And do I have a second to the motion?
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City Council Meeting - June 25,2001
Councilman Ayotte: I'll second.
Mayor Jansen: I have a second.
Councilman Peterson moved, Councilman Ayotte seconded that the City Council approves the
preliminary plat for Subdivision #2001-03 with a variance to allow a 50 foot right-of-way for
Creekwood for 9 lots as shown on the plans dated May 1, 2001~ subject to the following conditions:
1. Storm water shall not be discharged into any wetland basin prior to pretreatment.
2. No dock shall be placed on Lot 7 without an encroachment agreement.
3. No water oriented accessory structure shall be allowed on Lot 7 without an encroachment
agreement.
4. All structures shall maintain a 50 foot setback from the ordinary high water level of the creek.
The slopes along the southern portion of Lot 6 shall be protected by a conservation easement.
5. The applicant shall provide storm water calculations.
6. A detail of the skimmer proposed on the storm water pond shall be provided.
7. A drainage and utility easement shall be provided over that portion of Lot 7 that is west of the
sanitary sewer easement.
8. Drainage and utility easement shall be provided over all existing creeks and existing and
proposed storm water ponds.
9. Based on the proposed developed area of 6.3 acres, the water quality fees associated with this
project are estimated at $5,040 and the water quantity fees associated with this project are
estimated at $12,474. The applicant will be credited for water quality where NURP basins are
provided to treat runoff from the site. This will be determined upon review of the ponding and
storm sewer calculations. Credits may also be applied to the applicant's structures. The
applicant will not be assessed with the SWMP or the provision of outlet structures. The
applicant will not be assessed for areas that are dedicated outlots. No credit will be given for
temporary pond areas. At this time, the estimated total SWMP fee, due payable to the City at the
time of final plat recording is $17,514.
10. Environmental Resource Specialist conditions:
a. The applicant shall submit a landscaping plan showing 24 trees as replacement plantings.
Plan shall specify size, species and locations.
b. All areas outside of grading limits shall be protected by tree Preservation fencing. Fencing
shall be installed prior to grading and excavation for homes on each lot.
11. Building Department conditions:
23
City Council Meeting - June 25,2001
12.
13.
14.
15.
16.
17.
18.
a. Demolition permits must be obtained from the Inspections Division before demolishing any
structures on the property.
b= A final grading plan and soils report must be submitted to the Inspections Division before
building permits will be issued.
Fire Marshal conditions:
a. Submit proposed street name to Chanhassen Fire Marshal for review and approval.
b,
A 10-foot clear space must be maintained around fire hydrants, i.e. street lamps, trees,
shrubs, bushes, Xcel Energy, US West, Cable TV and transformer boxes. This is to ensure
that the fire hydrants can be quickly located and safely operated by firefighters. Pursuant to
Chanhassen City Ordinance #9-1.
When fire protection including fire apparatus access roads and water supplies for fire
protection is required to be installed such protection shall be installed and made serviceable
prior to and during the time of construction. Pursuant to 1997 Uniform Fire Code Section
901.3.
d,
Fire apparatus access roads shall be designed and maintained to support the imposed loads of
fire apparatus and shall be provided with a surface so as to provide all weather driving
capabilities. Pursuant to 1997 Uniform Fire Code Section 902.2.2.2.
e. Because of close proximity to neighboring houses no burning permits will be issued. Trees
or shrubs to be removed shall be either chipped on site or hauled off the property.
With regards to Lots 7 and 8, houses must comply with Chanhassen Fire Department Policy
Premise Identification referencing, if structure is not visible from the street additional
numbers are required at the driveway entrance. Pursuant to Chanhassen Fire
Department/Fire Prevention Policy #29-1992. Copy enclosed.
Park and trail fees shall be collected in lieu of land dedication pursuant to city ordinance.
Detailed grading, drainage, tree removal and erosion control plans will be required for each lot at
the time of building permit application for city review and approval. In addition, as-built surveys
will be required on each lot prior to occupancy.
If importing or exporting material for development of the site is necessary, the applicant will be
required to supply the City with detailed haul routes and traffic control plans.
Each of the ponds shall be designed to National Urban Runoff Program (NURP) standards.
Staff needs to receive and review the water quantity ponding calculations prior to preliminary
plat approval by the City Council.
The permanent utility easement around lift station #10 must be increased from a 50 foot square
area to a 60 foot square area. In addition, a 20 foot easement for access is required off of the
proposed cul-de-sac.
24
City Council Meeting- June 25, 2001
19.
20.
21.
22.
23.
24.
25.
26.
27.
28.
29.
30.
Prior to final platting, storm sewer design calculations will need to be submitted. The storm
sewer will have to be designed for a 10-year, 24-hour storm event. Drainage and utility
easements will need to be dedicated on the final plat over the public storm drainage system
including ponds up to the 100 year flood level. The minimum easement width shall be 20 feet
wide. Emergency overflows from all storm water ponds will also be required on the construction
plans.
Erosion control measures and site restoration shall be developed in accordance with the City's
Best Management Practice Handbook (BMPH). Staff recommends that the City's Type 1II
erosion control fence, which is a heavy duty silt fence, be used for the area adjacent to the
existing creek. The final grading plan shall extend silt fence around the north and south sides of
the proposed cul-de-sac. In addition, tree preservation fencing needs to be added around the
construction limits.
Utility improvements will be required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Detailed construction plans and
specifications will be required at the time of final platting. The applicant will also be required to
enter into a development contract with the City and to supply the necessary financial security in
the form of a letter of credit or cash escrow to guarantee installation of the improvements and the
conditions of final plat approval.
Each newly created lot will be subject to City sanitary sewer and water hook up charges at the
time of building permit issuance.
Revise the preliminary utility plan to show all of the existing utilities around the site.
Revise the preliminary grading plan to show all proposed and existing easements along with the
normal and high water elevations of the proposed pond.
A second street shall be stubbed to the north property line across from Lot 4. This street would
be extended as properties to the north develop. Sanitary sewer and watermain should also be
stubbed to the north to serve future lots. A sign shall be installed stating that this street may be
extended in the future.
The applicant shall include a draintile system behind the curbs to convey sump pump discharge
from homes not adjacent to ponds.
Dedicate an additional 10 feet of right-of-way on the west side of the site, along Carver Beach
Road.
All plans must be signed by a registered engineer.
The applicant shall change the name of the proposed plat.
Since the applicant has shown a plat that meets ordinance for lot sizes and building pads, the
applicant may revise the plat to straighten a property line between Lot 7 and 8. The lot sizes
must meet the ordinance and the applicant shall show a suitable house plan that will meet all
setbacks on Lot 8.
25
City Council Meeting - June 25,2001
31. Prior to final plat the retaining wall shall be removed from the right-of-way.
32.
Prior to City Council presentation the applicant shall work with staff to specify limitations
regarding lake accessory structures in the encroachment agreement.
33.
The Planning Commission recommends the City Council consider allowing a 50 right-of-way
and 20 foot front yard setback for this subdivision based on the fact that the City Council can
grant a variance as part of a plat approval process and that this meets the hardship requirements
because it's the city's desire to preserve as many trees as possible.
34.
The City shall evaluate the capacity of the lift station and it's ability to serve the new
development and the existing neighborhood.
35.
The sewer services for the proposed lake lots of Creekwood shall be installed with backfiow
preventers.
All voted in favor and the motion carried unanimously 4 to 0.
Mayor Jansen: Thank you. Appreciate it. We'll see you when you come back through.
Bill Coffman: I've got a question though .... the conditions, I did want a clarification. I thought I would
have a chance to speak.
Mayor Jansen: I apologize. If you'd like to approach.
Bill Coffman: Okay, if I may. Sorry about that. Madam Mayor, members of the Council, my name is
Bill Coffman. President of Coffman Development. The only condition that we would like to work with
staff on is number 19. Working with the easement location for the potential improvement project to the
lift station. We want to work with staff so it can be adjusted so it doesn't adversely impact Lot 8. I mean
that condition says it's a blanket 60 by 60. We want a little bit of control on that item. Other than that
everything else is fine. Is there a problem with this procedurally?
Mayor Jansen: Any comment?
Matt Saam: We have no problem with that. I was assuming prior to final plat we would work with the
applicant so.
Roger Knutson: I don't think you need to re-vote. I think that's just understood. These can all be
modified to your approval when it comes back.
Mayor Jansen: Great, thank you. Appreciate it. Sorry I didn't invite you up.
Bill Coffman: That's okay.
CONSIDER AMENDMENT TO THE CITY CODE CHAPTER 20 REGARDING LAKESHORE
PLACEMENT OF STRUCTURES.
26
CITY OF
PC DATE: Aug. 7, 2001
CC DATE: Aug. 27, 2001
REVIEW DEADLINE: 9/4/01
CASE #: LUA 2001-3, REZ 2001-
2, SPR 2001-10, WAP 2001-2
Dy'. l~lO, l_R-l, IV{D, d
STAFF
REPORT
PROPOSAL:
Request for a land use amendment and rezoning to permit a religious facility, a
wetland alteration permit to alter and fill wetlands, site plan review for the first
-.
phase of a religious campus, and a variance from the district regulations.
LOCATION:
3101 Tanadoona Drive
APPLICANT:
Westwood Community Church
7801 Park Drive
Chanhassen, MN 55317
PRESENT ZONING: Agricultural Estate District (A2)
2020 LAND USE PLAN: Residential - Low Density
ACREAGE: 57.07 acres
DENSITY: F.A.R. 0.03
SUMMARY OF REQUEST: The applicant is requesting a land use map amendment from Residential
- Low Density to Public/Semi-Public, a rezoning from Rural Residential District (RR) to Office and
Institutional (OI), site plan review for a 69,756 square foot church for the first phase of a religious
campus, a variance from the building height requirements in the OI district to permit a three story
building and the Highway Corridor District to permit building height more than 40 feet, and a wetland
alteration permit to fill and alter wetlands within the site.
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 a relatively high level of discretion in approving rezonings, PUD's, .and amendments to
PUD's because the City is acting in its legislative or policy making capacity. A rezoning or PUD, and
amendment thereto, must be consistent with the City's Comprehensive Plan.
Futur
~re
Westwood Community Church
August 7, 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 those 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 variance. The City has a relatively high level of
discretion with a variance because of the burden of proof is on the applicant to show that they meet the
standards in the ordinance.
PROPOSAL/SUMMARY
The applicant is requesting a land use amendment from Residential - Low Density to Public/Semi-
Public and a rezoning from Rural Residential District, RR, to Office and Institutional, OI, in order to
develop the property as a religious compus. While the RR district permits churches as a conditional use,
Westwood Community Church would not be able to realize the full potential of their vision for the site,
which includes a recreational complex and a social outreach facility.
The Westwood Community provides more than worship. Their mission includes children, youth and
adult programming promoting learning, growth and friendship. The facilities will provide Christian
education and pre-school services as well as adult and youth education and fellowship. The building
design houses Christian education and pre-school during the week on the lower level. The main floor
level contains worship space seating for 1,000. This space can also be reconfigured for banquets and
other community events. The main floor also contains gathering space, an information desk and
hospitality facilities. The upper level is for Westwood's staff and administrative offices.
The properties to the north, Camp Tanadoona (59 acres), and to the south, the Minnesota Landscape
Arboretum (80 acres), are currently guided for public/semi-public uses. The proposed designation of
Westwood Community Church
August 7, 2001
Page 3
this property (57 acres) would be consistent and compatible with these land uses. The balance of the
area (57 acres of which 11 acres is owned by the City for permanent open space) is guided for
residential - low density uses which permits development at a net density of 1.2 to 4.0 units per acre
(net density excludes wetlands, lakes, and public right-of-way). A public/semi-public land use is
generally compatible with residential - low density land uses due to their low intensity of use.
Rezoning of the property to Office & Institutional permits the development of the property for
schools, churches, public buildings, cultural facilities, health services, community centers, schools,
and professional and administrative office buildings. These uses fit within the range of uses
contemplated by Westwood Community Church and are, generally, community service related. Such
uses will usually be compatible with residential uses since they do not create excessive noise, have
long hours, or introduce constant volumes of traffic. Additionally, churches tend to have different
peak hour traffic than surrounding land uses. The proposed development represents the first phase of
a multi-phase development. Possible future phases will add up to 132,000 square feet of building
including a 2,400 seat permanent worship facility, additional education, a gymnasium, gathering
space, chapels, and a social outreach facility.
The developer is requesting site plan approval for a 69,756 square foot church for the first phase of a
religious campus. The building is two stories with a third walkout level. Story means that portion of a
building included between the surface of any floor and the surface of the floor next above it. Or if
there is no floor above it, then the space between the floor and the ceiling next above it and including
a basement used for the principal use. If the height (H) of the basement is more than 12 feet at any
point, or if the height (h) is more than 6 feet for more than 50 percent of the perimeter of the building
than it is considered a story. This definition refers to nonresidential properties only. Since the height
(h) is more than six feet for over 50 percent of the perimeter of the building and the height (H) of the
lower level is more than 12 feet, the lower walkout level is considered a story and the building is
three stories.
TOP OF
FLOOR
The development of t :ity may not require the
dedication of road right-of-way nor parkland. Additionally, the city does not collect park and trail
fees, storm water fees, or require the extension of public sewer and water. Any conditions placed on
the development must be directly related to the impacts of the project. Such conditions must be
reasonable and proportionate to the project's impacts.
The OI district permits only two story structures but has no height limit. The HC-2 district permits
three story structures, but has a 40-foot height limit. Building height is defined as the vertical
distance between the highest adjoining ground level at the building or ten (10) feet above the lowest
ground level, whichever is lower, and the highest point of a flat roof or average height of the highest
Westwood Community Church
August 7, 2001
Page 4
gable of a pitched or hip roof. The height of the building from the lowest level to the top of the roof
is 75 feet. Based on the exclusions provided in the building height, staff calculates the building
height of 42.5 feet. The height of the three stories, exclusive of the roof, is 40 feet. Section 20-907,
height regulations exclude church spires, belfries, copulas and domes from the height limitation
requirements. While this structure does not have these elements, the function of the building design
is very similar to them architecturally. This building is intended to be the focal point of the
Westwood Community Church and as such its architectural design should raise one's spirit. The
building height exceeds the building height limitation by 2.5 feet and the number of stories by one
story. However, staff believes the granting of_the variance is reasonable for this building within the
context of the 57-acre religious campus and is recommending approval.
Current plans propose raising the water level north of the southern property line to provide standing
water for aesthetic purposes. This would drown out the existing trees and create a less diverse
habitat. Staff does not support this proposal. The proposed culverts under the southern road
embankment must be installed at grade. This change will maintain the existing water level at its
current level and permit the existing trees to remain.
Water and sewer service is being extended to the site as part of the BC-8 sewer project. These
utilities will be available for connection to the building in 2002. There is adequate capacity for this
development. That portion of Tanadoona Drive past the entrance to the church will be upgraded to an
urban road section as part of the utility extension project. Additionally, the connection of this road at
Highway 41 will be realigned to create a right angle connection, improving turning movements and
sight views. Access to the property for the first phase shall be via Tanadoona Drive. Based on the
project traffic study, future phases of the development will require that a second access be provided.
This access may be in the form of a driveway or a public street. This future access will need to be
located at the intersection of Highway 41 and West 78th Street. This access will then become the
primary access for the development, since West 78th Street will probably be signalized in the future.
The development plan and wetland alteration permit are designed to accommodate this future access
point.
The site is a rolling farm field. A finger of wetland and trees stretches across the eastern third of the
property. The only significant stand of trees within the current phase of development is located
within the wetland in the south central portion of the site. The high point on the property is along the
western property line at an elevation of 1037. Additional treed areas are located in the extreme
western end of the property in the land adjacent to Dogwood Road. The church will be visible from
Highway 5 as one looks across the Minnesota Landscape Arboretum Land. However, the stand of
trees, which the city preserved as part of the Arboretum Village project, will screen views of the
development from Highway 41.
Staff believes that the proposed development is a reasonable use of the property. It will be
compatible with and complement both the Minnesota Landscape Arboretum and Camp Tanadoona.
Additionally, the development should be compatible with the existing development in the area as well
as any future development.
Westwood Community Church
August 7, 2001
Page 5
BACKGROUND
The site had been farmed until the recent past. As part of the 1998 Comprehensive Plan update, this
area was included as part of the 2000 Metropolitan Urban Service Area (MUSA) expansion area. The
property owner petitioned the city for the BC-8 utility expansion, which the city is currently
undertaking.
APPLICABLE REGULATIONS
Zoning Ordinance:
Division 2, Amendments
Division 3, Variances
Division 6, Site Plan Review
Article VI, Wetland Protection
Article XXI, "OI" Office and Institutional District
Article XXIX, Highway Corridor District, HC-2
GENERAL SITE PLAN/ARCHITECTURE
The proposed development consists of a three story church building that will serve as the focal point
for the development. This building is the first phase of a multi-phase project. Future phases will
require individual site plan review and approval as well as conditional use permit approval for more
than one principle building on each lot.
The church building is three stories. The primary building material is field stone and decorative
concrete masonry covering the lower elevation and the southern building face. The balance of the
building materials consists of wood siding, timbers and trim, aluminum window framing, copper
flashing, and either a wood shake or asphalt roof. The building presents two stories on its north
elevation and three stories on the southern elevation. The building is highly articulated and
incorporates high quality material. The main level incorporates significant windows. A terrace
surrounds the main level. The most dominant building feature on the side elevations is the roof,
which stretches 245 feet long and is 97 feet wide. A 65 foot long by 28 foot wide exposed beam
opening is provided in the northeast and northwest corners of the roof. A 27.5 foot by 21 foot
skylight opens in the middle of the roof. There are cut offs at both the south and north end of the
building that provide a horizontal element on the roof.
The parking areas are arranged to the north and east of the building. The developer is incorporating
"orchard groves" within the parking area. As the project continues in the future additional buildings
and parking areas will expand from this beginning.
LANDSCAPING
Minimum requirements for landscaping include 11,520 sq. ft. of landscaped area around the parking
lot, 46 trees for the parking lot, and buffer yard plantings along the north 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.
Westwood Community Church
August 7, 2001
Page 6
Vehicular use landscape area
Trees/parking lot
North prop. Line - buffer yard
B
West prop. Line - buffer yard
C
Required
11,520 sq. ft.
46 overstory
24 islands/peninsulas
6 overstory
12 understory
12 shrubs
27 overstory
53 understory
53 shrubs
Proposed
> 11,520 sq. ft.
77 overstory
8 islands/peninsulas
11 overstory
21 understory
12 shrubs
41 overstory
80 understory
61 shrubs
Proposed landscaping meets minimum ordinance requirements. The applicant has exceeded the
number of minimum requirements in all categories by proposing to install smaller planting materials
than required by ordinance. The smaller sizes are acceptable to staff because the applicant is meeting
the minimum requirements for caliper inches rather than quantities of materials. For example, there
are 46 overstory trees required for the parking lot. At the required size of 2½" diameter, a total of 115
inches is required. The applicant is proposing 77 trees measuring 1½" diameter for a total of 115.5
diameter inches. Staff supports this approach for two reasons. First, it has been documented that
planting smaller sized materials often results in healthier, less stressed plants due to the reduction in
root loss and transplant stress. Second, the site ultimately gets nearly twice the number of plants as it
would have had the applicant proposed the standard required size of materials.
GRADING
The applicant does not intend to grade the entire site at once. Only the area needed for this first phase
will be graded initially. This area includes the entrance drive, parking lot, building pad, storm water
ponds, and wetland mitigation areas. Staff does not see any major issues with the proposed grading.
Very few trees will be impacted and, outside of the pond areas, there is not a lot of major cutting of
the land occurring on the site. There will be some filling of an existing wetland along the south
property line. The wetland fill is for a future, secondary access drive to the site. As a result of the
wetland filling, two mitigation areas are proposed along the east and west sides of the wetland.
Should earthwork quantities not balance on site and materials need to be imported or exported from
the site, the developer will need to supply the City with a detailed haul route for review and approval
by staff. In addition, if material is proposed to be exported to another location in Chanhassen, it
should be noted that the properties would be required to obtain an earthwork permit from the City.
All areas disturbed as a result of construction related activity must be sodded and/or seeded and disc
mulched within two weeks of disturbance.
DRAINAGE
Under existing conditions, the site predominantly drains to a wetland in the south-central portion of
the site. The applicant is proposing to maintain the existing drainage pattern after development of the
site is complete. Runoff from the impervious parking lot and the front of the proposed building will
be conveyed via storm sewer to a pond in the east-central portion of the site. The applicant is also
Westwood Community Church
August '7, 2001
Page '7
proposing a second, higher quality pond just south of the building. This second pond is intended to
receive mostly overland runoff and the applicant hopes it will be more visually pleasing to the church
congregation. Each of the ponds will treat the storm water prior to discharging to the existing
wetland in the south-central portion of the site.
Both storm water ponds must be designed to National Urban Runoff Program (NURP) water quality
standards and provide rate control that meets the pre-developed conditions for a 10-year and 100-
year, 24-hour storm event. Staff has received drainage calculations for rate control of the ponds but
water quality calculations are still required. Prior to building permit approval, storm sewer design
calculations will need to be submitted. The storm sewer will have to be designed for a 10-year, 24-
hour storm event. Drainage and utility easements will be required over the wetland and the adjacent
mitigation areas. An easement for access purposes will also be required for future maintenance of the
wetlands.
EROSION CONTROL
Silt fence has been shown in various locations on the demolition plan. Staff is recommending that all
erosion control be shown on the grading plan. In addition, silt fence should be added along the south
property line at the edge of the grading limits. All silt fence adjacent to ponds, creeks, wetlands, etc.
must be Type 1~ heavy-duty fence. Staff is recommending that a wood fiber blanket be added over
the steep slopes on each side of the proposed building. A rock construction entrance must also be
added at the access drive to the site.
UTILITIES
Currently, the site does not have access to municipal sanitary sewer and water. Sewer and water stubs
will be provided to serve the site as part of the City's upcoming BC-7/BC-8 Trunk Utility project.
The services stubs should be in place by late fall of 2001. The applicant will then be responsible for
extending the service lines into the site. All of the utility lines within the development will be
considered private and will require permits and inspections through the City's Building Department.
STREETS/TRAFFIC
There are no public streets proposed with this project. The only access for this site will come from.
the south side of Tanadoona Drive. During the planning process, staff raised questions about the
adequacy of a single access point for future phases of the church's development. At the City's request,
the applicant had a traffic study completed for the site. The traffic study looked at the effects of this
phase and future phases on the traffic at the intersection of Trunk Highway 41 and Tanadoona Drive.
The traffic study concluded that for this initial phase, the single access point onto Tanadoona is
sufficient. However, the study went on to say that prior to any additional development after Phase I, a
second access point is recommended. The study suggested that the second access point be located at
the intersection of Trunk Highway 41 and West '78th Street. As such, staff is recommending that prior
to any development after Phase I, a second access point to the site be required at the intersection of
Trunk Highway 41 and West 78th Street. The developer will be responsible for a portion of the cost
of the future traffic signal at the intersection of Trunk Highway 41 and West 78th Street.
Westwood Community Church
August 7, 2001
Page 8
The interior parking lot and access drive appear to meet city code requirements for drive aisle and
parking space width. Staff will review the interior turning radii with the City Fire Marshal to ensure
that emergency vehicle movement is not hindered.
Westwood Community Church Traffic Analysis
Staff has reviewed and compared the traffic studies for Westwood Community Church, Arboretum
Village, and Arboretum Business Park (Gateway). This comparison tends to confirm the information
contained in the Westwood Community Church traffic study. The same firm, Benshoof and
Associates, Inc, prepared two of the traffic studies. The third study was prepared by SRF Consulting
Group, Inc. Staff was particularly interested in traffic on Highway 41 north of West 78th Street. The
following is a summary of our comparison.
Peak hour of traffic generation:
Westwood: 10:00- 11:00 am Sunday and 6:00- 7:00 pm Wednesday.
Arboretum Village: 5:00 - 6:00 pm weekdays.
Arboretum Business Park: 7:00 - 9:00 am and 4:00 - 6:00 pm weekdays.
Traffic:
For the Westwood Community Church study, traffic volume data for the existing trips was collected
from Wednesday, June 20, 2001 to Monday, June 25, 2001.
The Westwood Community Church traffic study projected 780 pm peak hour northbound trips on
Highway 41 in 2003.
The Arboretum Village traffic study projected 729 pm peak hour northbound trips on Highway 41 in
2005.
The Arboretum Business Park study projected 780 pm peak hour existing/programmed northbound
trips on Highway 41 in 2003.
Intersection Analysis:
West 78th Street: Arboretum Village projected 32 northbound trips, 10 westbound and 27 southbound
trips from West 78th Street to Highway 41 for the pm peak hour. The level of service at this
intersection would be level D, an acceptable level of service in 2005. West 78th Street was assumed
to have a stop sign control only.
Tanadoona Drive:
The Westwood Community Church traffic study projected 23 northbound and 27 southbound trips
from Tanadoona Drive to Highway 41 for the pm peak hour. Additionally, 7 southbound fight turns
and 8 northbound left turns from Highway 41 to Tanadoona Drive were projected for the pm peak
hour. These projections were the first phase only. The intersection would operate at a level of
Westwood Community Church
August 7, 2001
Page 9
service D at the Sunday peak hour for left turn traffic from Tanadoona to Highway 41 and level of
service C between 4:00 - 5:00 pm and 7:00 - 8:00 pm Wednesday.
At full development, Tanadoona Drive is projected to having a failing level of service (E and F) for
left turn traffic from Tanadoona Drive to Highway 41 on Sundays and Wednesday from 6:00 - 7:00
pm. All other turning movements are at an acceptable level of service.
Recommendation:
The recommendation of the traffic study was that the first phase of the development be permitted with
the access on Tanadoona Drive and Highway 41. Adequate capacity exists. However, a second
access point in to the development will be required prior to any additional development on the site.
LI GHTING/SI GNA GE
The applicant is proposing parking lot lighting throughout the project (sheet El00). While no details
are provided, the applicant must comply with the city lighting ordinance. All light fixtures on poles
shall be shielded, high pressure sodium, with a maximum pole height of 30 feet. 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.
Signage for the development shall comply with the sign ordinance for the OI district. One ground low
profile monument sign with a sign area not exceeding 24 square feet is permitted. The monument
height shall not exceed five (5) feet. Wall mounted signage is permitted subject to compliance with the
sign ordinance. A separate sign permit is required for each sign.
WETLANDS
Existing Wetlands
There are two ag/urban wetlands present on-site. Svoboda Ecological Resources (SER) delineated
the wetlands in May 1997 and reexamined the site on May 9, 2001.
Wetland 1 is a type 2 wetland located in the south central portion of the property, just south of the
proposed Phase I building. The northern part of the wetland is dominated by reed canary grass, while
the southern part of the wetland supports forest vegetation, such as box elder. A 500-foot long, man-
made ditch drains from the northeast property corner into the northeast corner of Wetland 1 and
through the northern part of Wetland 1. The applicant is proposing to fill the 500-foot long portion of
the ditch. The applicant is also proposing wetland fill for a road in order to provide circular vehicular
movement around the campus. This road is proposed to cross Wetland 1 just north of the southern
property line. The width and height of the road have been minimized in order to reduce the amount
of wetland impact required. The total proposed impact to Wetland 1 is 32,315 square feet (0.74
acres).
Westwood Community Church
August 7, 2001
Page 10
Wetland 2 is a type 1 wetland located at the far west end of the parcel. It is dominated by American
elm and green ash with an understory of greater straw sedge. No wetland impact is proposed for this
basin.
On July 2, 2001, City staff conducted an on-site review of a portion of the wetland delineation. The
on-site review raised questions about the accuracy of the delineation of Wetland 1. The City and
Carver Soil and Water District staff met on-site on July 12, 2001. The conclusion of that site visit
· was that the wetland boundary established by SER was inaccurate. Staff recommended the applicant
revise the wetland boundary. The applicant has indicated that the wetland boundary in question will
be addressed per staff recommendation. (The inaccuracy of the wetland boundary should not affect
the amount of proposed wetland impact; however, it will likely impact the placements of the Phase I
building and Pond B.) All applicable plan sheets should be modified to incorporate the revised
wetland boundary.
An area identified on National Wetland Inventory maps as a drained wetland basin was also reviewed
by SER as a part of the delineation. According to SER, this basin was "found to have no evidence of
hydrophytic vegetation and no evidence of wetland hydrology," so it was not included in the wetland
delineation report. The basin was also not identified asr wetland in the City's Surface Water
Management Plan (SWMP). Staff has not investigated this basin at this time because no grading is
proposed in this area. A determination as to whether or not this area is wetland will be made upon
submittal of subsequent phases.
Wetland Replacement
The applicant is proposing the construction of 32,315 square feet of new wetland credit (NWC)
adjacent to Wetland 1. The applicant will also employ wetland buffers (20,010 square feet) and storm
water ponds (75% of 39,964 square feet, or 29,973 square feet) as public value credit (PVC) to
achieve the required 2:1 replacement ratio.
Wetland replacement must occur in a manner consistent with the Minnesota Wetland Conservation
Act (MR 8420). The applicant should submit a complete wetland replacement plan that includes a
wetland monitoring plan. The City must approve a wetland replacement plan prior to any wetland
impact occurring. The applicant should provide proof of recording of a Declaration of Restrictions
and Covenants for Replacement Wetland.
A wetland buffer 0 to 20 feet in width (with a minimum average of 10 feet) must be maintained
around all existing and proposed wetlands. (Those buffers proposed to be counted as PVC must
maintain a minimum width of 16.5 feet.) Wetland buffer areas should be preserved, surveyed and
staked in accordance with the City's wetland ordinance. The applicant will install wetland buffer edge
signs, under the direction of City staff, before construction begins and will pay the City $20 per sign.
All structures must maintain a 40-foot setback from the edge of the wetland buffer.
Storm Water Management
Current plans propose raising the water level north of the southern property line to provide standing
water for aesthetic purposes. This would drown out the existing trees and create a less diverse
Westwood Community Church
August 7, 2001
Page 11
habitat; therefore, staff does not support this proposal. The proposed culverts under the southern road
embankment must be installed at grade.
According to July 18, 2001 correspondence from Peter Olin (Attachment 1), the Arboretum has
reviewed the plans for the Westwood Church Development. The Arboretum is concerned that the
development of the Westwood site will affect the volume and rate of runoff from the site and that
this, in turn, will affect the research plots on the Arboretum property. The proposed development is
required to maintain existing runoff rates. Staff will review the storm water calculations to ensure
runoff rates will not increase as a result of the proposed development.
The applicant is proposing vegetated, depressed areas within the parking lots to collect and convey
storm water. These areas are part of the private storm water management system, are not the City's
responsibility and should be maintained on a regular basis to remove sand and sediment. Staff
anticipates that regular maintenance will keep the areas aesthetically pleasing and functioning
properly.
Easemetlts
Drainage and utility easements should be provided over all existing wetlands, wetland mitigation
areas, buffer areas used for mitigation credit and storm water ponds.
Erosion Control
Type IH silt fence should be provided adjacent to all wetland fill areas, areas to be preserved as buffer
or, if no buffer is to be preserved, at the delineated wetland edge. Type IH silt fence should also be
provided along the southern edge of the proposed embankment to prevent sediment from leaving the
site. Any disturbed wetland areas should be reseeded with MnDOT seed mix 25 A, or a similar seed
mix that is approved for wetland soil conditions. All upland areas disturbed as a result of construction
activities shall be immediately restored with seed and disc-mulched, covered with a wood-fiber blanket
or sodded within two weeks of completion of each activity in accordance with the City's Best
Management Practice Handbook.
Surface Water Management Fees
Since the proposed project does not require the subdivision of property, it is not subject to water
quality and water quantity connection charges.
Other Agencies
The applicant shall apply for and obtain permits from the appropriate regulatory agencies, e.g.
Minnehaha Creek Watershed District, Minnesota Pollution Control Agency, Minnesota Department of
Natural Resources and Army Corps of Engineers and comply with their conditions of approval.
Westwood Community Church
August 7, 2001
Page 12
FINDINGS
AMENDMENTS
a)
The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City Comprehensive
Plan.
b)
The proposed use is or will be compatible with the present and future land uses of the
area.
c)
The proposed use conforms with all performance standards contained in the Zoning
Ordinance.
d)
The proposed use will not tend to or actually depreciate the area in which it is
proposed.
e)
The proposed use can be accommodated with existing public services and will not
overburden the city's service capacity.
f)
Traffic generation by the proposed use is within capabilities of streets serving the
property.
SITE PLAN
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 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:
Westwood Community Church
August 7, 2001
Page 13
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: Subject to the revisions contained in the staff report and approval of the district
variances, the proposed site plan is consistent with all requirements of the site plan ordinance,
the Office and Institutional district requirements, the Highway 5 Corridor standards and the
comprehensive plan.
VARIANCE FINDINGS
The Board of Adjustments and Appeals shall not recommend and the City Council 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 this criteria.
Finding: The literal enforcement of this chapter would cause an undue hardship. The proposed
architectural design if called by another name, e.g., belfry or tower, would not require a variance.
bo
The conditions upon which a petition for a variance is based are not applicable, generally, to
other property within the same zoning classification.
Westwood Community Church
August 7, 2001
Page 14
Finding: The proposed development is a unique project. This building is intended to be the
focal point of the Westwood Community Church and their development and as such its
architectural design should be significant.
Co
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 purpose of the variation is not based upon a desire to increase the value or income
potential of the parcel of land, but rather to fulfill the spiritual intent and architectural
significance of the congregation.
d. The alleged difficulty or hardship is not a self-created hardship.
Finding: The alleged difficulty or hardship is not a self-created hardship, but due to the
confluence of ordinance requirements and the requirements of the congregation.
eo
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: 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.
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 or increase the danger of
fire or endanger the public safety or substantially diminish or impair property values within the
neighborhood.
RECOMMENDATION
Staff recommends that the Planning Commission adopt the following motions:
"The Planning recommends approval of the land use amendment from Residential - Low Density to
Public/Semi-Public based on the findings in the staff report."
"The Planning recommends approval of the rezoning of the property from Rural Residential, RR, to
Office and Institutional, OI based on the findings in the staff report."
Westwood Community Church
August 7, 2001
Page 15
"The Planning recommends approval of Site Plan #2001-10, plans prepared by Hammel, Green and
Abrahamson, Inc., dated July 6, 2001, based on the findings in the staff report and subject to the
following conditions:
The applicant shall enter into a site plan agreement with the City and provide the necessary
security to guarantee erosion control, site restoration and landscaping.
2. The proposed culverts under the southern road embankment shall be installed at grade.
.
All proposed vegetated, depressed areas within the parking lots shall be maintained on a
regular basis to remove sand and sediment. Staff anticipates that regular maintenance will
keep the areas aesthetically pleasing and functioning properly.
,
Drainage and utility easements shall be provided over all existing wetlands, wetland
mitigation areas, buffer areas used for mitigation credit and storm water ponds.
,
Type 1/I silt fence shall be provided along the southern edge of the proposed embankment to
prevent sediment from leaving the site.
o
All upland areas disturbed as a result of construction activities shall be immediately restored
with seed and disc-mulched, covered with a wood-fiber blanket or sodded within two weeks of
completion of each activity in accordance with the City's Best Management Practice Handbook.
,
The applicant shall apply for and obtain permits from the appropriate regulatory agencies, e.g.
Minnehaha Creek Watershed District, Minnesota Pollution Control Agency, Minnesota
Department of Natural Resources and Army Corps of Engineers and comply with their
conditions of approval.
8. No burning allowed, trees removed need to be chipped or hauled off.
9. Tree protection fencing shall be installed prior to site grading.
10. All signs shall require a separate sign permit.
11. Include the south and north parts of the site in a minimum 50 scale drawing.
12. Add the benchmark to the plans that was used for the site survey.
13. Show the NWL and HWL of the proposed ponds on the plans.
14.
Add all existing and proposed easements to the grading plan. Also, show the storm sewer on
the grading plan.
15. Define all of the different line types and symbols in the legend on the plans.
Westwood Community Church
August 7,2001
Page 16
16.
For all proposed and existing utilities, show the pipe type, slope, manhole rim and invert
elevations. Also, call out all watermain tees, bends, etc.
17. Add a detail sheet to the plan set, using all applicable City of Chanhassen detail plates.
18. Show a proposed concrete driveway apron at the entrance off of Tanadoona.
.19.
Should earthwork quantities not balance on site and materials need to be imported or exported
from the site, the developer will need to supply the City with a detailed haul route for review
and approval by staff. In addition, if material is proposed to be exported to another location in
Chanhassen, it should be noted that the properties would be required to obtain an earthwork
permit from the City.
20.
All areas disturbed as a result of construction related activity must be sodded and/or seeded
and disc mulched within two weeks of disturbance.
21.
Both storm water ponds must be designed to National Urban Runoff Program (NURP) water
quality standards and provide rate control that meets the pre-developed conditions for a 10-
year and 100-year, 24-hour storm event. Staff has received drainage calculations for rate
control of the ponds but water quality calculations are still required.
22.
Prior to building permit approval, storm sewer design calculations will need to be submitted.
The storm sewer will have to be designed for a 10-year, 24-hour storm event.
23.
Provide drainage and utility easements over the wetland and the adjacent mitigation areas. An
easement for access purposes is also required for future maintenance of the wetlands.
24.
Show all erosion control on the grading plan. In addition, silt fence should be added aiong the
south property line at the edge of the grading limits. All silt fence adjacent to ponds, creeks,
wetlands, etc. must be Type Ill heavy-duty fence. Add a wood fiber blanket over the steep
slopes on each side of the proposed building. A rock construction entrance must also be
added at the access drive to the site.
25.
All of the utility lines within the development will be considered private and will require
permits and inspections through the City's Building Department.
26.
Prior to any development after Phase I, a second access point to the site is required at the
intersection of Trunk Highway 41 and West 78th Street."
"The Planning Commission recommends approval of the Wetland Alteration Permit to alter and fi11-
32,315 square feet (0.74 acres) of wetlands subject to the following conditions:
.
All applicable plan sheets shall be modified to incorporate the revised wetland boundary.
Westwood Community Church
August 7, 2001
Page 17
.
Wetland replacement shall occur in a manner consistent with the Minnesota Wetland
Conservation Act (MR 8420). The applicant shall submit a complete wetland replacement
plan that includes a wetland monitoring plan.
3. The City shall approve a wetland replacement plan prior to any wetland impact occurring.
.
The applicant shall provide proof of recording of a Declaration of Restrictions and Covenants
for Replacement Wetland.
.
A wetland buffer 0 to 20 feet in width (with a minimum average of 10 feet) shall be
maintained around all existing and proposed wetlands. (Those buffers proposed to be counted
as PVC shall maintain a minimum width of 16.5 feet.)
o
Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's
wetland ordinance. The applicant shall install wetland buffer edge signs, under the direction of
City staff, before construction begins and shall pay the City $20 per sign.
7. All structures shall maintain a 40-foot setback from the edge of the wetland buffer.
8. The proposed culverts under the southern road embankment shall be installed at grade.
.
Drainage and utility easements shall be provided over all existing wetlands, wetland
mitigation areas, buffer areas used for mitigation credit and storm water ponds.
10.
Type 1~ silt fence shall be provided adjacent to all wetland fill areas, areas to be preserved as
buffer or, if no buffer is to be preserved, at the delineated wetland edge.
11.
Any disturbed wetland areas shall be reseeded with MnDOT seed mix 25 A, or a similar seed
mix that is approved for wetland soil conditions.
12.
The applicant shall apply for and obtain permits from the appropriate regulatory agencies, e.g.
Minnehaha Creek Watershed District, Minnesota Pollution Control Agency, Minnesota
Department of Natural Resources and Army Corps of Engineers and comply with their
conditions of approval."
13. The building is required to have an automatic fire extinguishing system.
14. The building must be of Type I, I/-F.R., II one-hour, [[I one-hour or Type IV construction.
15.
The building plans must be prepared and signed by design professionals licensed in the State
of Minnesota.
16.
Detailed construction and occupancy related requirements cannot be reviewed until complete
plans are submitted.
Westwood Community Church
August 7, 2001
Page 18
17.
The owner and or their representative shall meet with the Inspections Division as soon as
possible to discuss plan review and permit procedures.
18.
A 10-foot clear space must be maintained around fire hydrants, i.e. street lamps, trees, shrubs,
bushes, Xcel Energy, Qwest, Cable TV and transformer boxes. This is to ensure that the fire
hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen
City Ordinance #9-1.
19.
Fire lane signs and yellow curbing will be required. Contact Chanhassen Fire Marshal for
exact curbs to be painted and exact location of fire lane signs. Pursuant to Chanhassen Fire
Department/Fire Prevention Division Policy #6-1991 and Section 904-1 1997 Minnesota
Uniform Fire Code.
20.
Required access. Per 1997 Uniform Fire Code Section 902.2.1 fire apparatus access roads
shall be provided in accordance with Section 901 and 902.2 for every facility, building or
portion of a building hereafter constructed or moved into or within the jurisdiction when any
portion of the facility or any portion of an exterior wall of the first story of the building is
located more than 150 feet from fire apparatus access as measured by an approved route
around the exterior of the building or facility. See also Section 902.3 for personnel access to
the building. Exception #1. When buildings are completely protected with an approved
automatic fire sprinkler system the provisions of Section 902.2.1 and 902.2.2 may be modified
by the chief. Exception #2. When access roads cannot be installed due to location on
property, topography, waterways, non-negotiable grades or other similar conditions, the chief
is authorized to require additional fire protection as specified in Section 1001.9. Summary:
because of the topography and non-negotiable grades and wetland alterations, in lieu of fire
apparatus access roads, the fire department will allow the site plan as submitted with the
addition of the fire department standpipes to be located in areas so designated by the fire
department. These fire department standpipes will be equipped with 2 ¥2 inch outlets. The
fire sprinkler contractors bidding the project should be made aware of the fact that standpipes
will be required even though the fire code does not require standpipes. The architect must
contact the Chanhassen Fire Marshal for the number of and locations for the standpipes.
21.
When fire protection, including fire apparatus access roads and water supplies for fire
protection is required to be installed, such protection shall be installed and made serviceable
to and during the time of construction. Fire apparatus access roads shall be designed and
maintained to support the imposed loads of fire apparatus and shall be provided with the
surface so as to provide all weather driving capabilities. Pursuant to Section 902.2.2.2 1997
Uniform Fire Code. This access road shall be made serviceable and maintained prior to
construction. Submit plans for road design to the City Engineer and Chanhassen Fire Marshal
for review and approval prior to permit being signed by the Fire Marshal.
22.
The fire hydrant shown on page C-501 will need to be re-located a short distance. Contact
Chanhassen Fire Marshal for exact re-location of hydrant.
23.
The developer will be responsible for a portion of the cost of the future traffic signal at the
intersection of Trunk Highway 41 and West 78th Street."
Westwood Community Church
August 7, 2001
Page 19
ATTACHMENTS
o
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
Findings of Fact and Recommendation
Development Review Application
Letter from Steve Lattu to Kate Aanenson
Reduced Copy Site Layout Plan
Reduced Copy Wetland Mitigation Plan
Reduced Copy Illustrative Site Plan
Reduced Copy Site Sections
Reduced Copy Exterior Elevations, North and East
Reduced Copy Exterior Elevations, South and West
Results of Traffic Study for Proposed Westwood Community Church in Chanhassen, MN
Memo from Peter Olin to Kate Aanenson dated July 18, 2001
Memo from Mark Littfin to Robert Generous dated July 19, 2001
Page 19 of the Arboretum Village Traffic Study
Figure 4 of the Westwood Community Church Traffic Study
Figure 21.2 of the Arboretum Village Traffic Study
Figure 4 of the Gateway Development Traffic Study
Public Hearing Notice and Mailing List
Westwood Community Church
August 7, 2001
Page 20
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
Application of Westwood Community Church for a land use amendment and rezoning to permit a
religious facility, a wetland alteration permit to alter and fill wetlands, site plan review for the first phase
'of a religious campus, and a variance from the district regulations.
On August 7, 2001, the Chanhassen Planning Commission met at its regularly schedule
meeting to consider the application of Westwood Community Church for a land use amendment and
rezoning to permit a religious facility, a wetland alteration permit to alter and fill wetlands, site plan
review for the first phase of a religious campus, and a variance from the district regulations for the
property located at 3101 Tanadoona Drive. The Planning Commission conducted a public hearing on
the proposed development 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
The property is currently zoned Rural Residential District (RR).
2. The property is guided by the Land Use Plan for Residential - Low Density.
3. The legal description of the property is: (see attached Schedule A)
4. Section 20-110:
(1)
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:
Westwood Community Church
August 7, 2001
Page 21
(6)
o
a)
ao
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;
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.
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.
The Zoning Ordinance directs the Planning Commission to consider six (6) possible
adverse affects of the proposed amendment. The six (6) affects and our findings
regarding them are:
The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City Comprehensive
Plan.
b)
The proposed use is or will be compatible with the present and future land uses of the
area.
c)
The proposed use conforms with all performance standards contained in the Zoning
Ordinance.
d)
e)
.
The proposed use will not tend to or actually depreciate the area in which it is
proposed.
The proposed use can be accommodated with existing public services and will not
overburden the city's service capacity.
Traffic generation by the Proposed use is within capabilities of streets serving the
property.
Section 20-58, A variance may be granted by city council only if all of the following
criteria are met:
Westwood Community Church
August 7, 2001
Page 22
a. The literal enforcement of this chapter would cause an undue hardship. The proposed
architectural design if called by another name, e.g., belfry or tower, would not require a
variance.
b. The proposed development is a unique project. This building is intended to be the
focal point of the Westwood Community Church and as such its architectural design
should raise one's spirit.
c. The purpose of the variation is not based upon a desire to increase the value or
income potential of the parcel of land, but rather to fulfill the spiritual intent of the
congregation.
d. The alleged difficulty or hardship is not a self-created hardship, but due to the
confluence of ordinance requirements and the requirements of the congregation.
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.
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. - '
.
The planning report #2001-10 dated August 7, 2001, prepared by Robert Generous, et al,
is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the land use
amendment and rezoning to permit a religious facility, a wetland alteration permit to alter and fill
wetlands, site plan review for the first phase of a religious campus, and a variance from the district
regulations.
ADOPTED by the Chanhassen Planning Commission this 7th day of August, 2001.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
ATI'EST:
Secretary
g:\plan\bg\development review\westwood community church.doc
CHICAGO TITLE INSURANCE COMPANY
Schedule A Legal Description Continued
File No.: CA 16562
CARVER COUNTY, MINNF_SOTA
That part of the Northwest Quarter of the Southwest Quarter and the Southwest Quarter of the Northwest Quarter of
Section 9 and that part of Government Lots 8 &nd 9 of Section 8, all in Township 116 North, Raxtge 23 West of the 5th
Principal Meridian, described as follows:
Beginning at the southeast corner of said Southwest Ouarter of the Northwest Quarter; thence North 69 degrees 42
minutes 15 seconds West, assuming the west line of said Northwest Quarter of the Southwest Ouarter has a bearing of
North 0 degrees 32 minutes 39 seconds West, a distance of 978.50 feet; thence South 36 degrees 06 minutes 16 seconds
West a distance of 18.77 feet; thence South 38 degrees 21 minutes 19 seconds East a distance of 40.00 feet; thence North
69 degrees 13 minutes 44 seconds West a distance of 638.58 feet; thence North 87 degrees 00 minutes 49 seconds West a
distance of 822.99 feet; thence South 1 degree 58 minutes 09 seconds East a distance of 206.39 feet; thence South 28
degrees 11 minutes 51 seconds West a distance of 368.57 feet; thence South 41 degrees 10 minutes 18 seconds West a
distance of 410.76 feet; thence South 7 degrees 50 minutes 18 seconds West a distance of 350.24 feet; thence South 13
degrees 35 minutes 53 seconds East a distance of 397.22 feet; thence South 8 degrees 05 minutes 03 seconds East a
distance of 38.84 feet; thence North 89 degrees 43 minutes 07 seconds West about 385 feet, to .the shoreline of Lake
Minnewashta; thence Southerly, along said shoreline, to the south line of said Government Lot 8; thence North 89
degrees 40 minutes 46 seconds East, along said south line of Government Lot 8 about 1756 feet t° the southeast corner
of said Government Lot 8; thence South 89 degrees 32 minutes 26 seconds ,East, along the south line of said Northwest
Quarter of the Southwest Quarter, a distance of 1054.74 feet, to a point 248.27 feet westerly from the southeast corner of
said Northwest Quarter of the Southwest Quarter; thence North 0 degrees 34 minutes 36 seconds West a distance of
281.21 feet; thence South 89 degrees 40 minutes 26 seconds East a distance of 225.90 feet; thence North 0 degrees 23
minutes 47 seconds West a distance of 17.74 feet; thence North 89 degrees 05 minutes 22 seconds East a distance of 20.56
feet, to the east line of said Northwest Quarter of the Southwest Quarter; thence North 0 degrees 54 minutes 38 seconds
West; along last said east line, a distance of 1046.12 feet to said point of beginning.
EXCEPT:
That part of the Northwest Quarter of the Southwest Quarter and the Southwest Quarter of the Northwest Quarter of
Section 9, Township 116 North, Range 23 West of the 5th Principal Meridian, described as follows:
Commencing at the southeast corner of said Southwest Quarter of the Northwest Quarter; thence North 69 degrees 42
minutes 15 seconds West, assuming the west line of said Northwest Quarter of the Southwest Quarter has a bearing of
North 0 degrees 32 minutes 39 seconds West, a distance of 978.50 feet; thence South 36 degrees 06 minutes 16 seconds
West a distance of 18.77 feet; thence South 38 degrees 21 minutes 19 seconds East, a distance of 40.00 feet; thence North
69 degrees 13 minutes 44 seconds West, a distance of 283.38 feet; thence South 10 degrees 46 minutes 16 seconds West, a
distance of 492.43 feet; thence South 71 degrees 39 minutes 26 seconds East, a distance of 131.14 feet to the point of
beginning of the land to be described; thence continuing South 71 degrees 39 minutes 26 seconds East, a distance of
486.30 feet; thence North 10 degrees 46 minutes 16 seconds East, a distance of 451.81 feet; thence North 71 degrees 39
minutes 26 seconds West, a distance of 486.30 feet; thence South 10 degrees 46 minutes 16 seconds West, a distance of
451.81 feet to the point of beginning.
CONTINUED ON NEXT PAGE
CHICAGO TITLE INS~CE COMPANY
Schedule A L~gal Description Continued
File No.: CA 16562
ALSO EXCEPT:
That part of the Northwest Quarter of the Southwest Ouarter and the Southwest Quarter of the Northwest Ouarter of
Section 9 and that part of Government Lots 8 and 9 of Section 8, all in Township 116 North, Range 23 West of the//th
Principal Meridian, described as follows:
Commencing at the southeast corner of said Southwest Quarter of the Northwest Quarter; thence North 69 degrees 42
minutes 15 seconds West, ass-ming the west line of said Northwest Quarter of the Southwest Quarter has a bearing of
North 0 degrees 32 minutes 39 seconds West, a distance of 978.:50 feet; thence South 36 degrees 06 mlnlltes 16 seconds
West a distance of 18.77 feet; thence South 38 degrees 21 minutes 19 seconds East a distance of 40.00 feet, to a point
hereinafter referred to as "Point A"; thence North 69 degrees 13 minutes 44 seconds West a distance of 283.38 feet;
thence South 10 degrees 46 minutes 16 seconds West a distance of 492.43 feet; thence South 71 degrees 39 minutes 26
seconds East a distance of 115.18 feet, to the point of beginning of the land to be described; thence continuing South 71
degrees 39 minutes 26 seconds East a distance of 1~.96 feet; thence North 10 degrees 46 minutes 16 seconds East a
distance of 4:51.81 feet; thence North 71 degrees 39 minutes 26 seconds West, a distance of 131.14 feet; thence North 10
degrees 46 minutes 16 seconds East, a distance of 40.62 feet; thence North 69 degrees 13 minutes 44 seconds West a
distance of 3:5:5.20 feet, to a point distant 638.58 feet northwesterly from the above referenced "Point A"; thence North 87
degrees 00 minutes 49 seconds West a distance of 822.99 feet; thence South I degree :58 minutes 09 seconds East a
distance of 206.39 feet; thence South 28 degrees 11 minutes :51 seconds West a distance of 303.66 feet; thence South 63
degrees 31 minutes 20 seconds East a distance of 1266.35 feet to the intersection with a line bearing South 26 degrees 28
minutes 40 seconds West from the point of beginning; thence North 26 degrees 28 minutes 40 seconds East a distance of
390.62 feet to the point of be~innlng.
ALSO EXCEPT:
AH of ZIMMERMAN FARM 1ST ADDITION, accoraln~ to the recorded plat thereof, inclualn~ Lots i and 2, Block 1,
and the roads dedicated to the public in said plat.
ALSO EXCEPT:
That part of the Northwest Quarter of the Southwest Quarter and the Southwest Quarter of the Northwest Quarter of
Section Nine (9), Township One Hundred Sixteen (116) North, Ron~e Twenty-three (23) West of the//th Principal
Meridian, described as follows:
Commencing at the Southeast corner of said Southwest Quarter of the Northwest Quarter; thence North 69 degrees 42
minutes 15 seconds West, assuming the west line of said Northwest Quarter of the Southwest Quarter has a bearing of
North 0 degrees 32 minutes 39 seconds West, a distance of 978.:50 feet; thence South 36 degrees 06 mlntltes 1/~ seconds
west a distance of 18.77 feet; thence South 38 degrees 21 minutes 19 seconds East, a distance of 40.00 feet; thence North
69 degrees 13 minutes 44 seconds West, a distance of 283.38 feet; thence South 10 degrees 46 minutes 16 seconds West a
distance of 492.43 feet; thence South 71 degrees 39 minutes 26 seconds East, a distance of 617.44 feet; thence North 10
degrees 46 minutes 16 seconds East, a distance of 4//1.81 feet to the point of beginnln~ of the land to be described; thence
continuing North 10 degrees 46 minutes 16 seconds East, a distance of :56.31 feet; thence North 69 degrees 42 minutes 15
seconds West, a distance of 131.82 feet; thence South 10 degrees 46 minutes 16 seconds West, a distance of 60.84 feet;
thence South 71 degrees 39 minutes 26 seconds East, a distance of 131.14 feet to the point of be~nnlng.
CONTINUED ON NEXT PAGE
CHICAGO TITIJR INS~CE COMPANY
Schedule A Legal Description Continued
File No.: CA 16562
ALSO EXCEPT:
That part of the Southwest Quarter of the Northwest Quarter, Section Nine (9), TownsMp One Hundred Sixteen (116)
North, Range Twenty Three (23) West of the 5th Principal Meridian, described ms follows:
Commencing at the southeast corner of said Southwest Quarter of the Northwest Quarter; thence North 69 degrees 42
minutes 15 seconds West (based on a bearing of North DO degrees 35 minutes 15 seconds West for a straight line between
the northwest corner and the southwest corner of said Section 9) a distance of 750.15 feet to the point of beg~nnlng of the
land to be described; thence continue North 69 degrees 42 minutes 15 seconds West a distance of 228.35 feet; thence
South 36 degrees 06 minutes 16 seconds West a dlatance of 18.77 feet to the northerly corner of the easterly end of Field
Lane, dedicated in SUNSET HILL ON LAKE MINNEWASHTA, according to the found monumentation of the recorded
plat thereof; thence South 38 degrees 21 minutes 19 seconds East, along said easterly end of Field Lane, a distance of
40.00 feet to the southerly corner of said easterly end of land as monumented; thence North 69 degrees 13 minutes 44
seconds West, along the southerly llne of said Field Lane as monumented; a distance of 283.38 feet; thence South 10
degrees 46 minutes 16 seconds West a distance of 40.62 feet; thence South 71 degrees 39 minutes 26 seconds East a
distance of 486.30 feet; thence North 10 degrees 46 minutes 16 seconds East a distance of 60.84 feet to said point of
beginning.
(TORRENS)
/
CiTY OF CHANHASSEN
690 COULTER DRIVE
CHANHASSEN, MN 55317
(612) 937-1900
DEVELOPMENT REVIEW APPLICATION
~~C~: Westwood Community Church
OWNER: Westwood Community Church
~I~DD]~SS: 7801 Park Drive
ADDRESS: 7801 Park Drive
Chanhassen, MN 55317 Chanhassen, MN 55317
'TFI ~=PHONE (Daytime) 952-897-7726 * TELEPHONE: 952-470-2111
· Contact Pat Connolly with questions or information requests.
_.,x._. Comprehensive Plan Amendment
Conditional Use Permit
$500.
Temporary Sales Permit
Vacation of ROW/Easements
JnterJrn Use Permit x Variance
__ Non-conforming Use Permit
~x Wetland Alteration Permit
$75.
. Planned Unit Development*
x Re. zoning
x . Sign Permits
Sign Plan Review
$500.
$50.
Zoning Appeal
.. Zoning Ordinance Amendment
x Notification Sign
x. Site Plan Review* X
8950.
Subdivision*
Escrow for Filing Fees/Attorney Cost**
($50 CUP/SPR/VACNARANAP/Metes
and Bounds, $400 Minor SUB)
TOTAL FEE $ 2,550.
$275.
$150.
A list of all property owners within 500 feet of the boundaries of the property must be included with the
application.
Mm]ding material samples must be submitted with site plan reviews.
'Twenty-six full size folded copies of the plans must be submitted, including an 8Y2" X 11" reduced copy of
~ansparency for each plan sheet.
-- Escrow will be required for other applications through the development contract
~D'7'E - When rnufZlpfe applications are processed, the appropriate fee shall be charged for each application.
~O~E~TJ'~E Westwood Community Church
Pt. of ~SW and SWNW, Sec. 9; Pt. of GL 8, 9, Sec.8; Tll6N R23W
~~)~-~ORIPT~ON (See legal description on attached survey).
-~OT~J. AO~-~GE 57.08; 56.8 excluding Tanadoona Drive r.o.w.
~'ETLANDS PRESENT x YES NO
P~NTZONING R - R Rural - Residential
YtEQUESTEDZONING OI Office and Institutional District
~RESE~rTLANDUSEDESiGNATiON Low Density Residential
:F~QU~LANDUSEDESIGNATION Public/ Semi-Public
]:{~_~$~FO~ISREQUEST To permit both current and future range of worship, fellowship, Christian
education, administrative, and other church functions.
'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
::Depad, rae~/.~ 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
r',~dce ~f appIJcaUon deficiencies shall be mailed to the applicant within ten business days of application.
'Thfs ~s to certffy 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 applicat, ion 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 applica~n and the fee owner has also signed this application.
I ~'11 '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 preceed with the study. The documents and information I have submitted are true and correct to the best of
~y kn~w~J::Ig~ ,
'The city hereby not,es 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
extermk)ns are approved by the applicant.
./~op]]ca~on 'Received on '7 - ~-C> 1 Fee Paid 'Z.
Date
Receipt No..~'~Ux.) ) ~/B
'The appTicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting.
~lf.net cmntacted, a copy of the report will be mailed to the applicant's address.
Ms. Kate Aanenson
City of Chanhassen
690 City Center Drive
P. O. Box 147
Chanhassen, MN 55317
Westwood Community Church Chanhassen, MN
Ms. Aanenson,
Westwood Community Church is pleased to present this application for Site Plan
Approval of our Phase I facihty. To achieve Site Plan Approval, we are also
petitioning for a Comprehensive Plan Amendment and a Rezoning, and
applying for a Wetland Alteration Permit.
Westwood Community Church currently offices at 7801 Park Drive in
Chanhassen and holds Sunday services in Chaska High SchOol. In early 1999,
Westwood finalized the purchase of a 57.08-acre parcel in the northwest
quadrant of the intersection of Minnesota State Highways 5 and 41 on
Chanhassen's western edge, north of the University of'Minnesota's Arboretum
property.
The property is currently guided Low Density Residential, and zoned R-R, Rural
Residential. Westwood intends to be a valuable addition to the neighborhood
and to the community, and is requesting a change in both the land use
designation and the zoning to allow us to bring our mission of service to life. We
are applying for a land use/guiding change to Public/Semi-Public, and a zoning
change to O/I Office Institutional District. Under these land use designations,
we can develop our initial phase, while simultaneously disclosing appropriately
our intentions fop the future to our neighbors and to city leaders.
Adjacent uses include low density residential to the west, the Campfire Girls
property to the north, current and future low to medium density residential to
the east, and the University of Minnesota's Landscape Arboretum to the south.
The proposed development minimizes impact to residential uses to the west and
east, and provides a connection between existing Public/Semi-Public uses to the
north and south.
We expect construction of phase I to begin in Spring 2002, and we intend to
occupy our new home for Easter 2003. Timing of construction of future phases
will depend on Westwood's future needs and finances, but we have presented an
outline of our full vision to the extent we can predict today what it will look like
down the road.
Westwood's database of families currently numbers over 1,400. More than 20%
of these families live in Chanhassen and represent almost 600 adults. Many
members have children who attend Chanhassen schools (or did so themselves),
and are active in the business, civic, and social communities.
Westwood Community Church wants to participate in the Chanhassen
community. A key Westwood strategy is to develop its site in a manner that
would offer access to community activities consistent with our mission. We will
welcome community use of planned walking trails, ice skating facilities, future
banquet space, gathering rooms, and planned recreational facilities. We wish to
design our spaces with more than just Westwood members in mind. We cannot
yet predict exactly the form these spaces will take, but the doors will always be
open to the surrounding community.
Westwood met with the neighborhood several times, most recently on June 20.
We have heard neighbors' concerns and we know we are a manifestation of
change in their corner of the world. Our sensitivit5, to the land, our ~hoices of
design styles and materials, and our concern for traffic are distinctive and a
direct outgrowth of our desire to be respectful and considerate. This is our
neighborhood, too. The proposed project will reflect Westwood's mission, and
will accommodate both current and future worship, fellowship, Christian
education, administration, recreation, and other uses.
Westwood's Purpose and Vision
Westwood Community Church seeks to honor God by enjoying Him through
reaching people with the love of Jesus Christ. Our vision is to demonstrate God's
love in creative and compelling ways that lead people to know God, worship
Him authentically, grow spiritually and serve joyfully. We are a community
with open hands, receiving from God all He wants to give, believing He wants to
give us a lot. And with open hands, we give it away, believing we cannot out-
give God. We have included a copy of a document that tells a bit more about
who we are: "Master Plan, At A Glance."
Westwood's History
Westwood Community Church was born on Easter Sunday, April 16, 1995 as the
third church started by Wooddale Church of Eden Prairie, MN. The plan was to
establish a church in Chanhassen, but to be regional in our reach. The dream of
the founding leadership was to provide a place that welcomes all people, no
matter who they are or what they have done or where they are in their spiritual
journey.
Westwood's first services were held in the Chanhassen Dinner Theatre's Fireside
Room, but within six months the growth of Westwood prompted the move to the
main Dinner Theatre where seating capacity was doubled. It was fun to meet,
learn and grow together in this unconventional setting. Westwood again
experienced significant growth that resulted in a move to the newly completed
Chaska High School in December of 1997 where services are currently held each
week. Westwood has grown from a staff of 2 to 20, from two to three services,
and from a weekly attendance of 90 to more than 2000.
Westwood Today
The Westwood Community does more than worship. Three Sunday services are
held at Chaska High School: 8:30 a.m., 9:50 a.m., and 11:10 a.m. A typical week's
programming and outreach also includes children's, student, and adult
programming. Westwood Children's Ministry seeks to complement the family.
We are committed to offering a variety of quality programs that meet the needs
of each child. Our programming is designed to promote learning, growth, and
friendships with other kids and adults. Westwood also loves and understands
its student population. We have developed a number of programs that help take
them through the challenges of life. We have a multitude of adult programs that
provide opportunities for connection, growth, and enrichment.
Architectural Description
The Site Plan submitted for approval represents Phase 1 of our eventual campus
of uses. The design for the Phase I building serves the programmatic and
functional needs of the church, and creates a form that responds to the context
and environment of its site.
Phase I consists of a 3-story building containing 69,756 square feet of space. The
design takes advantage of the sloping site to create a lower level with on-grade
access from much of the level. This lower level houses Christian education
functions and serves as a Christian pre-school during the week. The main floor
level contains an interim worship space seating 1,000 people. This worship area
may also be configured for banquets and other community events. The main
level also contains gathering space, an information desk, and other hospitality
functions. The upper level houses Westwood's staff offices and administrative
functions as we consolidate our activities on one site.
The Phase I building's form recalls the historic legacy of park architecture in its'
use of natural materials, sense of permanence and simplicity, and its integration
with the natural features of the site.
The building is positioned along the site's contours to present a lower scaled,
two-story faqade to the parking lots to the northwest. The sloping land creates a
three-story faqade to the southeast, allowing for view and pedestrian conne6tion
to the site's ponds and wetlands.
The lower level is clad in stone, creating a sense of solidity, permanence, and
connection to the land. The smaller main level is largely clad in glass, providing
the church with a strong visual tie to the landscape, and establishing a spirit of
openness and accessibility to the communit3,. A terrace surrounding the main
level allows space for outdoor gathering and movement down to the ground. A
human-scaled, wood and metal trellis defines the main entry and welcomes
visitors from the parking lot. Wood board siding and a simple, sheltering gable
roof enclose the upper level and mark the church's place on the broader
landscape.
Possible future phases may add up to 132,000 square feet, including a future
permanent worship space with seating for 2,400. Future phases would also
include space for students, a gymnasium, a dedicated gathering node, a chapel,
and a yet-to-be-designed building that will be an extension of our desire to
participate'with the community. Again, actual future phased expansion depends
on future membership growth and financial capacity.
The Westwood campus is intended to meet the functional needs of Westwood
Community Church within a context of what we're calling a "native orchard"
landscape. The tone of the developed landscape will be established by the
bold use of trees: an evergreen windbreak along the north and west edges of
the building site and orchard groves within the "car parks". These elements
play upon the existing character of evergreen and orchard groves on
neighboring properties. Native grasses and flowers will inhabit most of the
ground plane, limiting turf to only those areas warranting its use. Ponds
will be established in the lowlands to cleanse stormwater as it makes its
way to the expanded natural wetland at the lowest portion of the site. The
strand of ponds also gives cue to a greenway corridor that will be
established to preserve a north/south ecological link across the property.
The preservation of much of the natural topography will lend itself to
dramatic vistas of the wetland/prairie/orchard/windbreak pattern across the
Wes~ood landscape.
We appreciate the opportunity to work with you and Chanhassen Planning staff
on this proposal. We will appreciate any feedback from you or staff leading to
refinement of this proposal. We respectfully request to be included on the
Agenda for the August 7, 2001 City of Chanhassen Plan Commission meeting for
consideration of this application. Please contact us with any questions or
feedback.
Sincerely,
,~3teve'Lattu'
Building Team Chair
'.
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BENSHOOF & ASSOCIATES, INC.
TRANSPORTATION ENGINEERS AND PLANNERS
10417 EXCELSIOR BOULEVARD, SUITE 'TWO / HOPKINS, MN 55343 / (952) 238-1667 / FAX (952) 238-1671
July 6, 2001
Refer to File: 01-39
MEMORANDUM
TO:
John Justus, HGA, Inc.
FROM: Edward F. Terhaar, P.E.
Results of Traffic Study for Proposed Westwood Community Church in
Chanhassen, MN
PURPOSE
The purpose of this memorandum is to present the results of our traffic study for the
proposed Westwood Community Church located in Chanhassen. Of particular concern
are the potential impacts of Church traffic on the surrounding roadway system. The
development would be located on T.H. 41 north of T.H. 5, as shown in Figure 1. To date,
we have reviewed the future traffic operations for 2003 and 2010, which correspond to
different phases of Church development.
BACKGROUND INFORMATION
Development Characteristics
The Church is planned to include a large worship area, space for education and
fellowship, and a chapel. The overall Church will be developed in multiple phases over
many years. The exact time frame for the future phases is dependant on future funding.
Phase I is expected to include approximately 500 parking stalls. Ali access to and from
Phase 1 of development site will be made directly onto Tanadoona Drive, which
intersects with T.H. 41. Future access may be constructed directly to T.H. 41 at W. 78th
Street. The anticipated occupancy date for Phase 1 is 2003.
Assessment of the transportation implications focused on the weekday a.m. peak hour
(approximately 7:00 to 8'00 a.m.), the weekday p.m. peak hour (approximately 4:00 to
5:00 p.m.), the Sunday hours of 9 a.m. to 1 p.m., and the Wednesday evening hours of 6
to 10 p.m. The Sunday time periods correspond with the expected Church service times
and the Wednesday evening time periods correspond to expected youth education classes.
LLI
z
0
0
LI~ HI
zzzz
DJ
0
d
0
I- 0
..,
2003 VOLUMES
7/23
8/27
WEEKDAY 7-8 AM
] [-'- WEEKDAY 4-5 PM
·
2010 VOLUMES
7/23
8/27 .~
t
NOT TO SCALE
HGA, INC.
,~ BENSHOOF & ASSOCIATES, INC.
TRANSPORTATION ENGINEERSAND PLANNERS
TRAFFIC STUDY FOR
WES'I-WOOD
COMMUNITY CHURCH
FIGURE 4
WEEKDAY AM AND PM
PEAK HOUR VOLUMES
CIR.
.
· PROJECT
~ LOCATION
Ti 16N RZ3~
Hc=rr~on
&:.
ST.
i,.cHU T CURv£
/COULTER
W~T£R TOWER
·
'PL. ~ /
APPROXIMATE SCALE
0 2000'
HGA, INC. TRAFFIC STUDY FOR FIGURE 1 WESTWOOD :
COMMUNITY CHURCH
~ PROJECT LOCATION
BENSHOOF & ASSOCIATES, INC.
TRkNSPORTATION ENGINEERSAND PLANNERS
Mr. John Justus -5- July 6, 2001
Approximately 75 percent of the exiting trips leave in the 9:00 to 10: p.m.
hour
In 2003, there will be 650 attendees for the Wednesday educational classes
An average vehicle occupancy of 2.4 people per vehicle, which includes both
adults and children
For future
phases, the following assumptions were used:
Classes will be held from 7 p.m. to 9 p.m.
Approximately 75 percent of the entering trips arrive in the 6 to 7 p.m. hour
Approximately 75 percent of the exiting trips leave in the 9:00 to 10: p.m.
hour
In 2010, there will be 1,000 attendees for the Wednesday educational classes
An average vehicle occupancy of 2.4 people per vehicle, which includes both
adults and children
The weekday a.m. and p.m. peak hour generation are based on the number of employees
on-site during a typical weekday.
Tables 1, 2, and '3 shows the resultant Sunday, Wednesday, and weekday a.m. and p.m.
peak hour trip generation for the proposed development in 2003 and 2010.
Use
Church 2003
Church 2010
Table 1
Expected Sunday Trip Generation
Sunday 9 to 10 Sunday 10 to 11 Suffday 11 a.m.
a.m. a.m. to 12 p.m.
In Out In Out In Out
391 44 403 147 76 215
669 74 708, 253 131 363
Sunday 12 to 1
In Out
40 365
70 636
Use
Church 2003
Church 2010
Table 2
Expected Wednesday Trip Generation
Wednesday 6 to Wednesday 7 to Wednesday 8 to Wednesday 9 to
7 p.m. 8 p;m. 9 p.m. 10 p.m.
In Out In Out In Out In Out
203 100 68 35 35 68 100 203
313 150 104 50 50 104 150 313
Table 3
Expected Weekday Peak Hour Trip Generation
Use Weekday 7 to 8 Weekday 4 to 5
a.m. p.m.
In Out In Out
Church 2003 40 5 5 40
Church 2010 50 10 10 50
-11-
July 6, 2001
Sunday 12-1 pm
2001 B B A A 3. A
2003 No Build B B A A A A
2003 Phase 1 C B A A A A
2010 Full Development F D A A A A
Wednesday 6-7 pm
2001 B B A A A A
2003 No Build B B A A A A
2003 Phase 1 C B A A A A
2010 Full Development F B A A A A
Wednesday 7-8 pm
2001 B B A A A A
2003 No Build B B A A A A
2003 Phase 1 B B A A A A
2010 Full Development C B A A A A
Wednesday 8-9 pm
2001 B A A
2003 No Build B A A
2003 Phase 1 B B A
2010 Full Development B B A
A A A
A A A
A A A
A A A
Wednesday 9-10 pm
2001 B A A
2003 No Build B A A
2003 Phase 1 B B A
2010 Full Development C B A
A A A
A A A
A A A
A A A
Weekday 7-8 am
2001 B B A A A A
2003 No Build B B A A A A
2003 Phase 1 C B A A A A
2010 Full Development C B A A A A
Weekday 4-5 pm
2001 C B A A A A
2003 No Build C B A A A A
2003 Phase 1 C ; B A A A A
2010 Full Development D C A A A A
Under 2003 No-Build and 2003 Build conditions, the intersection operates at acceptable
levels of service during ail time periods. By 2010, the increase of volume on T.H. 41
combined with the increase in Church traffic results in poor levels of service for the
eastbound left turn onto T.I-I_ 41. Therefore, the single access point at Tanadoona Drive
will be able to adequately accommodate the traffic from Phase 1 of the Church project
without any improvements. A second access point at W. 78th Street should be
constructed prior to any subsequent phases in order to accommodate the additional traffic
generation.
UNIVERSITY OF MINNESOTA
July 18, 2001
Minnesota Landscape Arboretum
3675 Arboretum Drive
P.O. Box 39
Chanhassen, MN 55317-0039
952-443-1400
Fax: 952-443-2521
TO:
FROM:
C:
Kate Aanenson, Chanhassen City Planner
Peter Olin, Arboretum Director
Westwood Community Church La~d Development Proposal
Susan Carlson Weinberg, Real Estate Coordinators, University of
Minnesota
Steven P. Lattu
I have reviewed the plans for the Westwood Church Development with my staff and Mr.
Bill Naegele, a member of the Westwood Church Building Committee.
Large amounts of surface water already run off the Westwood property and cause
flooding and damage to our research plots to the south. It is imperative that the amount
and rate of surface runoff water during the construction phase and following the
completion of all phases of church development is not increased. Ideally, berms or dikes
and properly designed temporary water storage areas should be built on the Westwood
Church property to reduce the amount and slow the speed of water entering University of
Minnesota property.
In regards to the proposed new road connecting to West 78th Street for the 2nd phase of
the church development it is very unlikely that the University of Minnesota would sell or
provide easements for a city roadway. The U of M property in that corner is being used
for a long term (15-20 year) apple research project and the large evergreen trees along
our north boundary are valuable to us as well.
I am also concerned about possible higher density development in the area south of
Zimmerman Road and east of Dogwood Road. New roads that may be proposed to
service that development would negatively impact the Arboretum. In addition, our
property will remain 100% agricultural and a high density development is not compatible
with deer fences, tractors operating in early morning and evening hours and perceived
pesticide risks.
PJO'mh
Minnesota Landscape
ARBORETUM
RECEIVED
JUL 2 0 2001
CITY OF CHANHASSEN
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CITYOF
CHANHASSEN
~90 City Cemer D~ive
PO Box/~7
Cha,has~en, Mhmewta 553 / 7
952.93 Z 1900
Genera/Fax
952.937.5739
Engineering Deparnnent Fax
952.937.9252
Btd/ding Department Fax
952.934.2524
wu'u~ ci. cha,has~en, m,.,s
MEMORANDUM
TO:
Robert Generous, Senior Planner
FROM:
Mark Littfin, Fire Marshal
DATE:
July 19, 2001
SUBJECT:
Request for a land use amendment and rezoning to permit a
religious facility a wetland alteration permit to alter and fill
wetlands, site plan review for the first phase of the religious
campus and a variance from the district regulations for
property located at 3101 Tanadoona Drive, Westwood Community
Church.
Planning Case: 2001-2 rezoning, 2001-3 land use amendment and
2001 - 10 site plan.
I have reviewed the site plan for the above project. In order to comply with the Chanhassen
Fire Department/Fire Prevention Division I have the following fire code or city
ordinance/policy requirements. The site plan is based on the available information submitted at
this time. If additional plans or changes are submitted the appropriate code or policy items will
be addressed.
A 1 O-foot clear space must be maintained around fire hydrants, i.e. street lamps, trees,
shrubs, bushes, Xcel Energy, Qwest, Cable TV and transformer boxes. This is to
ensure that the fire hydrants can be quickly located and safely operated by firefighters.
Pursuant to Chanhassen City Ordinance//9-1.
.
Fire lane signs and yellow curbing will be required. Contact Chanhassen Fire Marshal
for exact curbs to be painted and exact location of fire lane signs. Pursuant to
Chanhassen Fire Department/Fire Prevention Division Policy #6-1991 and Section
904-1 1997 Minnesota Uniform Fire Code.
o
Required access. Per 1997 Uniform Fire Code Section 902.2.1 fire apparatus access
roads shall be provided in accordance with Section 901 and 902.2 for every facility,
building or portion of a building hereafter constructed or moved into or within tt!e
jurisdiction when any portion of the facility or any portion of an exterior wall of the
first story, of the building is located more than 150 feet from fire apparatus access as
measured by an approved route around the exterior of the building or facility. See also
Section 902.3 for personnel access to the building. Exception #1. When buildings are
completely protected with an approved automatic fire sprinkler system the provisions
of Section 902.2.1 and 902.2.2 may be modified by the chief. Exception #2. When
access roads cannot be installed due to location on property, topography, waterways,
The Gt3, of Chanhassen. A o, ;'owin~, com;;u:;dty with dean lakes, oua/it~' schooh, a chmvnin¢ downtown, thrivi~g businesses, a,d beaut/fid/m;'ks. A great place to live, work, and
Mr. Bob Generous
July 19, 2001
Page 2
non-negotiable grades or other similar conditions, the chief is authorized to require
additional fire protection as specified in Section 1001.9. Summary: because of the
topography and non-negotiable grades and wetland alterations, in lieu of fire apparatus
access roads, the fire department will allow the site plan as submitted with the addition
of the fire department standpipes to be located in areas so designated by the fire
department. These fire department standpipes will be equipped with 2 ½ inch outlets.
The fire sprinkler contractors bidding the project should be made aware of the fact that
standpipes will be required even though the fire code does not require standpipes. The
architect must contact the Chanhassen Fire Marshal for the number of and locations for
the standpipes.
4~
When fire protection, including fire apparatus access roads and water supplies for fire
protection is required to be installed, such protection shall be installed and made
serviceable to and during the time of construction. Fire apparatus access roads shall be
designed and maintained to support the imposed loads of fire apparatus and shall be
provided with the surface so as to provide all weather driving capabilities. Pursuant to
Section 902.2.2.2 1997 Uniform Fire Code. This access road shall be made
serviceable and maintained prior to construction. Submit plans for road design to the
City Engineer and Chanhassen Fire Marshal for review and approval prior to permit
being signed by the Fire Marshal.
5. The fire hydrant shown on page C-501 will need to be re-located a short distance.
Contact Chanhassen Fire Marshal for exact re-location of hydrant.
ML/be
g:\safety\ml\plrevwcstwood
T.H. 41/78t~ Street
This intersection also does not exist today. For analysis purposes, the following
intersection geometrics were assumed: northbound and southbound T.H. 41 have one
left turn, one through, and one right turn lane, eastbound 78th street has one lane for all
movements, and westbound 78~h street has one left turn lane and one through/right turn
lane. 'Based on the volumes and the geometrics, stop sign control on 78~h Street was
assumed at this intersection.
Using the future roadway geometrics, stop sign control, and the 2005 base traffic
volumes, the entire intersection continues to operate at level of service C.
Using the future roadway geometric& stop sign control, and the 2005post-development
traffic volumes, the entire intersection operates at level of service D.
The level of service results are summarized below in Table 4.
Table 4
Weekday P.M. Peak Hour Level of Service Results at Critical Intersections
Intersection
T.H. 5/T.H. 41
T.H. 5/Century Blvd.
T.H. 41/78th Street
Intersection Level of Service
2000 2005 No Build 2005 Build
D D' D
N/A . C C
N/A C D
As shown in the table, all intersections are expected to'operate at acceptable levels of service
under all scenari°s.
CONCLUSIONS
Based upon the analyses presented in this report, we have developed the following
conclusions:
· The proposed development is estimated to generate 3 78 trip ends in 2005 during the
weekdayp.m, peak hour (5:00 to 6:00p. m.).
Capacity analyses at both the 7.1t. 517.H. 41, 7.tl. 41178th Street, and T.H.
5~Century Blvd. intersections indicate that all intersections will operate at
acceptable levels of service with the proposed development in place.
· The proposed roadway system will be able to adequately accommodate the expected
traffic volumes added by the proposed development.
19
2003 VOLUMES
8/27
II
WEEKDAY 7-8 AM
WEEKDAY 4-5 PM
2010 VOLUMES
NOT TO SCALE
7/23
8~27
HGA, INC.
BENSH00F & ASSOCIATES, INC,
TRANSPORTATION ENGINEERSAND PLANNERS
TRAFFIC STUDY FOR
WESTWOOD
COMMUNITY CHURCH
FIGURE 4
WEEKDAY AM AND PM
PEAK HOUR VOLUMES
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NOTICE OF PUBLIC HEARING
CHANHASSEN PLANNING COMMISSION MEETING
TUESDAY, AUGUST 7, 2001 AT 7:00 P.M.
CITY HALL COUNCIL CHAMBERS
690 CITY CENTER DRIVE
PROPOSAL: Land Use Amendment,
Rezoning, Wetland Alteration
and Site Plan Review
APPLICANT: Westwood Community Church
LOCATION' 3101 Tanadoona Drive
NOTICE: You are invited to attend a public hearing aboUt a proposal in your area. The applicant, Westwood
Community Church, is requesting a land use amendment and rezoning to permit a religious facility, a wetland
alteration permit to alter and fill wetlands, site plan review for the first phase of a religious campus, and a
variance from the district regulations for property located at 3101 Tanadoona Drive.
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 Bob at 937-1900 ext. 141. If you choose to submit written comments, it is helpful to have one
copy to the department in advance of the meeting. Staff will provide copies to the Commission.
Notice of this public hearing has been published in the Chanhassen Villager on July 26, 2001.
ArbOrFutU~.s~r~t
MINNESOTA ST HORTICULTURAL
RM 1 HORTICULTURE
ST PAUL MN 55108
GETSCH CORP
C/O JOHN GETSCH
5404 GLENGARRY PKY
EDINA MN 55436
CARLSON CUSTOM HOMES INC
1440 BAVARIAN SHORES DR
CHASKA MN 55318
MPLS COUNCIL OF CAMPFIRE GIRLS
2610 UNIVERSITY AVE W
ST PAUL MN 55404
GETSCH CORP
C/O MARJORIE
7530 DOGWOOD RD
EXCELSIOR MN 55331
PETER T & DEANNA O BRANDT
7570 DOGWOOD RD
EXCELSIOR MN 55331
WESTWOOD COMMUNITY CHURCH
7801 PARK DR
CHANHASSEN MN 55317
CHARLES & JENNIFER NEWELL
7550 DOGWOOD RD
EXCELSIOR MN 55331
MERALD A & ELAINE A KROGSTAD
7460 HAZELTINE BLVD
EXCELSIOR MN 55331
ROGER W OAS
7301 DOGWOOD
EXCELSIOR
MN 55331
JACOB O CROOKS &
MICHAEL A &
7450 HAZELTINE BLVD
EXCELSIOR MN 55331
SCOTT A VERGIN
7311 DOGWOOD RD
EXCELSIOR
MN 55331
CHARLES W & SUSAN MARKERT
PO BOX 311
7461 HAZELTINE BLVD
EXCELSIOR MN 55331
L MARTIN & DONNA R JONES
7321 DOGWOOD
EXCELSIOR MN 55331
REGENTS OF UNIV OF MINNESOTA
424 DON HOWE BLDG C/O REAL ESTATE
319 15TH AVE SE
MINNEAPOLIS MN 55455
JANET M QUIST ETAL
7331 DOGWOOD
EXCELSIOR MN
55331
ROBERT D & LINDA J BERGAN
3241 TANADOONA DR
EXCELSIOR MN 55331
RICHARD C LUNDELL
7341 DOGWOOD
EXCELSIOR MN
55331
THOMAS B WARTMAN
28120 BOULDER BRIDGE DR
SItOREWOOD MN 55331
JOHN & JOYCE FOLEY
C/O RICHARD J
4804 DUNBERRY LN
MINNEAPOLIS MN 55435
PULTE HOMES OF MINNESOTA CORP
SUITE 300
1355 MENDOTA HEIGHTS RD
MENDOTAHEIGHT MN 55120
BARBARA O FREEMAN &
CRAIG W FREEMAN
7431 DOGWOOD
EXCELSIOR MN 55331