2 SPR 2960 82nd Street WCITY OF
PC DATE: 1/20/99
CC DATE: 2/8/99
CASE #: 99-1 Site Plan
By: Generous/Hempel:v
STAFF
REPORT
_.1
PROPOSAL:
LOCATION:
APPLICANT:
Request for site plan review for a 5,737 square foot building for a Kwik Trip
convenience store and gas station which includes a car wash. '.
Northeast comer of TH 41 and 82nd Street
Scott J. Teigen
Kwik Trip, Inc.
700 Wolske Bay Road, Suite 280
Menomonie, WI 54701
(715) 235-6626
PRESENT ZONING:
ACREAGE:
PUD, Planned Unit Development (Office/Industrial/Commercial Park)
This site was designated for gas/convenience, fast food, bank, day care,
office, or clinic uses.
1.88 acres
Itl
ADJACENT ZONING
AND LAND USE:
N: PUD
S: Industrial in Chaska
E: PUD
W: A2, TH 41 and the Minnesota Landscape Arboretum
WATER AND SEWER:
Available to the site through an inter-local agreement with the City of
Chaska.
PHYSICAL CHARACTER: The site is currently a vacant field. There are no significant trees or
slopes on the site. The site slope from the north to the south with a high
point of 1016 feet in the northeast comer and a low point of 988 in the
southeast comer.
2000 LAND USE PLAN: Office-Industrial
/
/
'l
Kwik Trip Site Plan
January20,1999
Page 2
PROPO SAL/SUMMARY
The applicant is requesting site plan approval to build a 5,737 square foot Kwik Trip
convenience store and gas station with a drive through car wash on a 1.88 acre site located at the
northeast corner of TH 41 and 82nd Street West. The proposed building is one story with a height
of 18 feet 4½ inches at the peak of the roof. A canopy, the same height as the top of the roof, is
proposed over the gas pumps. Building materials consist of two tones on brick with the primary
color red and accent color of tan. Staff would recommend that the tan color be "pinkish" tan to
complement the red brick. The gable end areas of the roof are proposed to use light tan stucco
The roof is sloped and uses shadow black shingles.
This site was identified as Lot 1, Block 1 of the Arboretum'Business Park PUD Plan. Building
size was estimated at 11,746 square feet. Site coverage is approximately 66.5 percent. Up to 70
percent site coverage is permitted. The permitted uses of the property include gas/convenience,
fast food (integral to the primary use), bank, day care, office, or clinic. This site provides an
alternate access point for the property located directly to the north.
The development design standards state that all walls shall be given added architectural interest
through building design or appropriate landscaping. The buildings shall have varied and
interesting detailing. Staff is recommending that the developer incorporate additional
architectural details on the western and southern building elevations of the building to provide
visual relief in views from public streets. Specifically, staff is recommending that 1) the entrance
be projected out from the building to create additional variation or, alternately, that a vestibule be
created at the entrance or brick columns be incorporated at the south end of the roof canopy over
the entrance, 2) the car wash equipment room be recessed 12 inches or more from the elevations
of the car wash and station store to provide variation on the western elevation.
Mechanical equipmenrand trash enclosures are located in the recessed area on the east side of the
building and should be adequately screened from off site views.
Staff is recommending approval of site plan 99-1 for a 5,737 square foot convenience store with
gas pumps and car wash on Lot 1, Block 1, Arboretum Business Park 3rd Addition subject to the
conditions in the staff report.
BACKGROUND
On June 22, 1998, the city approved a site plan for a 55,911 square foot building (All About
Lights) and a 52,956 square foot building (On The Level) within Arboretum Business Park 2nd
Addition.
On May 11, 1998, the City Council approved ArbOretum Business Park 2nd Addition consisting
of six lots and the right-of-way for Water Tower Place, formerly known as Coulter Boulevard,
and a site plan for a 50,400 square foot building as one of two office-industrial-warehouse
buildings or one building up to 113,600 square feet.
Kwik Trip Site Plan
January 20, 1999
Page 3
On July 28, 1997, the City Council approved the following: the ordinance for PUD #92-6
rezoning approximately 154 acres from Agricultural Estate, A2, to Planned Unit Development,
PUD, and the PUD #92-6 granting final plat approval for Arboretum Business Park.
On June 9, 1997, the City Council approved site plan #97-6 for Heartland America, a 101,600
square foot office industrial building on Lot 3, Block 1, Arboretum Business Park.
GENERAL SITE PLAN/ARCHITECTURE
The development must comply with the Development Design Standards for Arboretum Business
Park.
LANDSCAPING
Minimum requirements for landscaping include 3,695 square feet of landscaped area around the
parking lot, 15 trees for the parking lot, and bufferyard plantings along highway 41 and 82nd
Street W., as well as neighboring property lines. Applicant's proposed as compared to the
requirements for landscape area and parking lot trees is shown in the following table.
Required Proposed
Vehicular use landscape area 3,695 sq. ft.
>3,695 sq. ft.
Trees/landscape area
15 overstory
Hwy. 41 bufferyard B
(75% of total required)
5 canopy trees
8 understory trees
13 shrubs
8 canopy
15 understory
>17 shrubs
82nd St. W. bufferyard B
(75% of total required)
5 canopy trees
8 understory trees
12 shrubs
5 canopy
9 understory
>16 shrubs
North prop. line buffer yard A
(75% of total required)
1 canopy tree
2 understory trees
3 shrubs
3 understory
East prop. line bufferyard A
(75% of total required)
2 canopy trees
5 understory trees
7 shrubs
8 canopy
2 understory
18 shrubs
TOTALS
51 trees
35 shrubs
50 trees
>35 shrubs
Kwik Trip Site Plan
January 20, 1999
Page 2
The applicant is short one tree. Staff recommends one deciduous overstory tree be added to the
landscape plan and plant schedule. . ·
A landscaping concern of staff's is the amount of salt Spray from Highway 41 that plants will
receive during the winter months. Trees and shrubs that are intolerant of salt spray will fail to
thrive, look discernibly less attractive and ultimately die prematurely. In looking at the plant
schedule, several selections that are proposed along Highway 41 will not do well on that site due
to their documented intolerance for salt spray. They include sugar maple, Northwoods maple,
and Red Jewel crabapple. Staff recommends alternative salt-tolerant materials be chosen, such as
Celebration or Autumn Blaze maples, Harvest Gold crabapples or Japanese tree lilac.
LIGHTING/SIGNAGE
The applicant is proposing the use of heavy duty HO florescent strip lights around the perimeter
of the building and Scottsdale downlight canopy lights over the gas pumps. In addition, the
applicant is proposing the installation of overhead lighting to illuminate the northern driveway
from TH 41. Based on the photometric plan submitted, the applicant needs to reduce the
southern gas canopy lighting to meet the ½ foot candle lighting standard at the south property
line. A decorative, shoe box fixture (high pressure sodium vapor lamps) with a square ornamental
pole shall be used for area lighting. All light fixtures shall be shielded. Lighting shall be shielded
from direct off-site view.
All freestanding signs be limited to one monument sign per street frontage. Signs must be a
minimum of 10 feet from the property line and must be located outside drainage and utility
easements. The sign shall not exceed eighty (80) square feet in sign display area nor be greater than
eight (8) feet in height. The sign treatment is an element of the architecture and thus should reflect
the quality of the development. The signs should be consistent in color, size, and material
throughout the development.
A wall sign shall be permitted per city ordinance for industrial office park site. All signs shall
require a separate sign permit. Wall signage is permitted on the south and west building elevations
only. Signage is not permitted on the gas canopy.
GRADING
The entire site is proposed to be graded and leveled off for the building and drive aisles. The city
currently owns the parcel directly to the north of the 'site (Wrase parcel). A series of retaining
walls are proposed along the north property line to match existing grade. Two small berms are
proposed along the westerly side of the site to provide some screening. Berming along the
westerly side of the site encroaches upon MnDOT's right-of-way. A permit will need to be
obtained from MnDOT for all work within the Trunk Highway 41 right-of-way. Construction of
the drive aisles north of the site and the retaining walls will require a temporary easement from
Kwik Trip Site Plan
January 20, 1999
Page 3
the city. The proposed driveway to serve the city's parcel may need to be raised to accommodate
a future driveway.
The site grading for the retaining wall may impact existing septic systems and house foundations
on the city's parcel. The city is attempting to have one or both homes moved off the site before
development of the Kwik Trip site. In order to move the homes, the existing driveway from
Trunk Highway 41 must remain. Staff will be coordinating removal/demolition of the home sites
with the applicant. The septic sites, if on the development site, will need to be abandoned in
accordance with city codes.
UTILITIES
Sanitary sewer and water service is indirectly available to the site. The developer platting
Arboretum Business Park 3rd Addition Or their assignee will need to extend sewer service from
the intersection of Peavey Street and 82nd Street West along the north boulevard to service the
station store and the city's property north of the site. Sanitary sewer and water service will
actually be provided from the City of Chaska. The cities of Chanhassen and Chaska have a joint
sewer and water agreement to service the area. The sewer and water lines will be oWned and
maintained upon completion by the City of Chaska. Construction plans for all utility
improvements shall be prepared in accordance with the current edition of the City of
Chanhassen's Standard Specifications and Detail Plates. Plans and specifications for the utility
extension will need to be reviewed and approved bY the City of Chaska. The applicant will also
be responsible for connection charges (Chaska) at time of building permit issuance. Staff will be
working with the applicant and the developer of Arboretum Business Park 3rd Addition to work
out a cost-share agreement for the extension of the sanitary sewer to the city's property. The
existing hydrant on 82nd Street West will be in conflict with the proposed driveway access to the
site. The hydrant will need to be relocated to one side or the other of the proposed driveway off
of 82nd Street West. The water in 82nd Street may need to be temporarily turned off while this
work is being completed. All water turnoffs should be coordinated through the City of Chaska's
Utility Department.
STORM DRAINAGE
A storm sewer system is proposed to convey surface water runoff into an existing storm sewer
system in 82nd Street West. The existing storm sewer drains into a regional stormwater pond at
the northeast comer of 82nd Street and Century Avenue. No additional ponding will be required
in conjunction with this development. The storm sewer shall be designed and constructed to
handle runoff from Lots 1 and 2, Block 1 and the future development of the city's property lying
north of the Kwik Trip site. Detailed drainage calculations for pre and post-development
conditions and 10 and 100-year storm events shall be submitted to the City Engineer for review
and approval. In addition, verification that the existing storm sewer in 82nd Street West can
accommodate the additional runoff generated from the development of these three sites shall be
supplied to the City Engineer for review and approval. The proposed storm sewer along the
westerly property line should be relocated 10 feet west of the proposed curb line outside of
Kwik Trip Site Plan
January 20, 1999
Page 4
MnDOT's right-of-way.
Staff is recommending that an addition catch basin be located on the
northerly drive aisle's east curb line. Again, this::S~orm sewer line will be a public-owned and
maintained storm sewer system either by the City-of Chanhassen or Chaska. As-built
construction plans of the public utility lines will-be-required upon acceptance of the utilities by
the city. -'
TRAFFIC CIRCULATION
In accordance with the real estate purchase agreement for the northerly 100 feet of this site, the
developer and city entered into an agreement establishing a joint cross-access easement through
this site to provide service to the city's parcel.. The easement runs along the southerly 26 feet and
westerly 26 feet of the site. Staffhas had conversations with the applicant and developer to
revise the easement alignment to the easterly 40 feet and northerly 40 feet of the site and
maintain a 26-foot wide thoroughfare through the site. This realignment was due to the location
of the fuel storage tanks on the southerly portion of the site. The city and developer will work
together in revising the joint access easement. In conjunction with the realignment of the
common drive aisle, a painted median will be incorporated into the pavement to separate the car
wash drive aisle from the drive through around the east and north side of the building. Staff
originally requested a concrete median to separate the drive aisle from the car wash aisle;
however, due to the truck deliveries and garbage pick up, staff agreed to try the painted median
alternative. Should problems arise with traffic control, additional traffic delineators may be
required in the future. The applicant is also providing a cross-access easement in favor of Lot 2,
Block 1 for a future driveway access as well. This will minimize the need for traffic from Lot 2
to access onto 82nd Street West to gain access to the Kwik Trip site.
The plan proposes two access points; one from 82nd Street West and another from Trunk
Highway 41. There is an existing driveway access to the city's parcel approximately 100 feet
south of the proposed access point onto Trunk Highway 41 which is currently utilized to access
the water tower site on Outlot A. There is a temporary easement over the existing driveway that
will be terminated in conjunction with permanent access being completed to the water tower site
from the north. Permanent access to the water tower site is anticipated to be completed by July 1,
1999.
The plans also propose deceleration and acceleration lanes along Trunk Highway 41 in
conjunction with the right-in/right-out access point.. In accordance with the city's real estate
agreement with the developer, the developer of Lot 1, Block 1 (station store) shall be responsible
for all costs in constructing the drive aisle and right-in/right-out access to Trunk Highway 41. It
should be noted that the right-in/right-out onto Trunk Highway 41 is subject to MnDOT
approval. Should the access onto Trunk Highway 41 not be granted, staff believes that the site
will function adequately with one access point onto 82nd Street West. The city is proposing to
install traffic control signals at the intersection of 82nd Street West and Trunk Highway 41 in
1999. (The City of Chaska is concerned that the access to TH 41 will lessen the functional
integrity of TH 41 to carry through traffic' and is recommending that it not be permitted.)
Kwik Trip Site Plan
January 20, 1999
Page 5
Drive aisle widths around the building within the easement area should be 26 feet minimum face
to face to accommodate truck turning movements.: In addition, all intersection radii shall be
increased to 30 feet at all intersection radii and drivewaY curves. In conjunction with all
industrial and commercial retail sites, the city re~fiires an industrial driveway apron be
constructed at access points onto city streets in accOrdance with Chanhassen Detail Plate No.
5207. In discussions with the applicant, this will be incorporated into the final site plan.
An 8-foot wide bituminous trail/sidewalk will be extended along the north side of 82nd Street
West by the developer of Arboretum Business Park 3rd Addition to complete the trail segment
from Trunk Highway 41 to Century Boulevard. The site plan proposes a 5-foot wide concrete
walk from the proposed 8-foot wide bituminous trail to accommodate pedestrian traffic to the
station. Pedestrian ramps will be required at all trail/sidewalk access points onto drive aisles.
A traffic control signage plan shall be incorporated into the site plan for review and approval by
staff.
MISCELLANEOUS
The retaining walls along the northerly side of the site are proposed to be constructed right on the
property line. The retaining wall height ranges from 8 to 14 feet. Staff typically requires a fence
be constructed along the property line for safety precautions. Staff recommends that a cyclone-
type fence, a minimum of 4 feet in height, be installed by the applicant along the north property
line wherever the retaining wall exceeds 3 feet in height.
Site plan approval shall be contingent upon the extension of sanitary sewer and storm sewer
improvements to service this site and adjacent parcels in conjunction with the final platting of
Arboretum Business Park 3rd Addition.
Permit requirements. Plans are often bid before the city building code plan review, making
changes necessary for code compliance difficult and expensive to incorporate later. Accordingly,
we request that the developers and designers meet with the city building department as early as
possible to discuss commercial building permit requirements and the code review process.
SITE PLAN FINDINGS
In evaluating a site plan and building plan, the city shall consider the development's compliance
with the following:
(1)
Consistency with the elements and objectives of the city's development guides,
including the comprehensive plan, official road mapping, and other plans that may
be adopted;
(2) Consistency with this division;
Kwik Trip Site Plan
January 20, 1999
Page 6
(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:"
mo
An internal sense of order for the buildings and use on the site and
provision of a desirable environment for occupants, visitors and general
community;
b. The amount and location of open space and landscaping;
Co
Materials, textures, colors and details of construction as an expression of
the design concept and the compatibility of the same with adjacent and
neighboring structures and uses; and
do
Vehicular and pedestrian circulation, including walkways, interior drives
and parking in terms of location and number of access points to the public
streets, width of interior drives and access points, general interior
circulation, separation of pedestrian and vehicular traffic and arrangement
and amount of parking.
(6)
Protection of adjacent and neighboring properties through reasonable provision
for surface water drainage, sound and sight buffers, preservation of views, light
and air and those aspects of design not adequately covered by other regulations
which may have substantial effects on neighboring land uses.
Finding: Subject to the revisions contained in the staff report, the proposed site plan is
consistent with all plans and specifications and development design standards for the
Arboretum Business Park Planned Unit Development.
RECOMMENDATION
Staff Recommends that the Planning Commission adopt the following motion:
"The Planning Commission recommends to the City Council approve site plan #99-1 for a 5,737
square foot Kwik Trip convenience store and gas station with a drive through car wash on a 1.88
Kwik Trip Site Plan
January 20, 1999
Page 7
acre site located on Lot 1, Block 1, Arboretum Business Park 3rd Addition, plans prepared by
Insites, dated 12/18/98, subject to the following conditions:
1. 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 development must comply with the Development Design Standards for Arboretum
Business Park.
3. Add one deciduous, overstory tree to landscape plan and plant schedule. Submit revised plan
to city prior to issuance of the building permit.
Plant materials used along Highway 41 must be salt tolerant. Replace red and sugar maples
and crabapples with other salt tolerant cultivars or species. Submit revised plan to city prior
to issuance of the building permit.
o
The developer shall incorporate the following architectural revisions: 1) the entrance be
projected out from the building to create additional variation or, alternately, that a vestibule
be created at the entrance or brick columns be incorporated at the south end of the roof
canopy over the entrance, 2) the car wash equipment room be recessed 12 inches or more
from the elevations of the car wash and station store to provide variation on the western
elevation.
6. Meet with the Inspections Division plan reviewer as soon as possible after approval to begin
the building code plan review process.
o
The applicant needs to reduce the southern gas canopy lighting to meet the ½ foot candle
lighting standard at the south property line. A decorative, shoe box fixture (high pressure
sodium vapor lamps) with a square ornamental pole shall be used for area lighting. All light
fixtures shall be shielded. Lighting shall be shielded from direct off-site view and glare.
o
All freestanding signs be limited to one monument sign per street frontage. Signs must be a
minimum of 10 feet from the property line and must be located outside drainage and utility
easements. The sign shall not exceed eighty (80) square feet in sign display area nor be greater
than eight (8) feet in height. The sign treatment is an element of the architecture and thus
should reflect the quality of the development. The signs should be consistent in color, size, and
material throughout the development.
o
Wall sign shall be permitted per city ordinance for industrial office park site. All signs shall
require a separate sign permit. Wall signage is permitted on the south and west building
elevations only. Signage is not permitted on the gas canopy.
10. A fire hydrant must be added at the entrance on the northeast comer off of Highway 41.
Minnesota Uniform Fire Code Section 903.4.2.
Kwik Trip Site Plan
January 20, 1999
Page 8
11. The water line running into the building must be increased to a minimum size of 4" due to a
sprinkler system which must be installed Within the building. Chanhassen Fire
Department/Fire Prevention Policy # 34-1993 and Policy # 36-1994. Note: Also Building
and Sprinkler in accordance with Minnesota State Building Code Special Fire Protection
System Section.
12. All grading and utility work within Trunk Highway 41 right-of-way will require a permit
from MnDOT.
13. Construction of the drive aisles north of the property and the retaining wall will require a
temporary easement from the city.
14. The existing driveway located through the northerly portion of the site must remain until the
existing homes on the city's property have been removed from the site or demolished and the
permanent access constructed to the water tower on Outlot A, Arboretum Business Park 2nd
Addition.
15. All septic sites, if located on the site, will need to be abandoned in accordance with city
codes. Permits must be obtained through the Building Department.
16. Relocate fire hydrant on 82nd Street West to east curb, Minnesota Uniform Fire Code Section
903.4.2, of the proposed driveway entrance. In additiOn, add a gate valve and coordinate
temporary water shut-off through the City of Chaska.
17. The proposed storm sewer system will need to be designed and constructed to accommodate
runoff from Lots 1 and 2 and the future development of the city's parcel lying north of the
Kwik Trip site. Detailed drainage calculations for pre and post development conditions will
be required for review and approval by the City Engineer. Verification that the existing
storm sewer system, if utilized, can accommodate the additional runoff generated from the
development of these three sites will also need to be supplied to the City Engineer for review
and approval.
18. Relocate storm sewer outside of Trunk Highway 41 right-of-way. Add a catch basin manhole
in the drive aisle north of the site along the east curb line.
19. The applicant shall install a fence a minimUm of 4 feet high along the north property line
wherever the retaining wall exceeds 3 feet in height.
20. Install industrial driveway apron per city of Chanhassen Detail Plate 5207 at the driveway
access along 82nd Street West.
Kwik Trip Site Plan
January 20, 1999
Page 9
21. Increase right-in/right-out drive aisle lane widths to 18 feet face to face. Increase intersection
radii to 30 feet at all intersection radii and driveway curves to accommodate truck turning
traffic.
22. The applicant shall work with the city in revising the joint cross-access easement through the
site. The minimum easement width shall be 40 feet wide and the drive aisles 26 feet wide
face to face of curb.
23. Add painted medians to separate/delineate car wash from drive through around the east and
north side of the building.
24. Revise plans to show proposed 8-foot wide bituminous trail/sidewalk along north side of 82nd
Street West. Add pedestrian ramps to all curb returns. Relocate proposed 5-foot wide
sidewalk to adjacent back of curb in the southeast comer of the site up to future access to Lot
2.
25. All public utility improvements will require dedicated drainage and utility easements on the
final plat. The minimum width shall be 20 feet wide depending on depth of the utility.
26. The applicant shall prepare a cross-access easement to allow Lot 2, Block 1, Arboretum
Business Park 3rd Addition to utilize access through the site.
27. The deceleration and acceleration lane proposed along Trunk Highway 41 shall be installed
in conjunction with the right-in/right-out by the applicant.
28. Traffic control signage shall be included on the site plan for staff review and approval prior
to issuance of a building permit."
ATTACHMENTS
1. Development Review Application
2. Reduced Copy of Site Plan
3. Memo from Steve Torell to Bob Generous dated 1/11/99
4. Memo from Greg Hayes to Robert Generous dated 12/31/98
5. Letter from Ann R. Perry to Robert Generous dated 1/6/99
6. Arboretum Business Park Development Design Standards
7. Public Hearing Notice and Mailing List
\\cfs I \vol2\plan\bg~kwik trip.doc
CITY OF CHANHASSEN
690 COULTER DRIVE
CHANHASSEN, MN 55317
(612) 937-1900
APPLICANT:
ADDRESS:
DEVELOPMENT REV[EW APPL[CATION
Scott J. Teigen
Director of Real Estate Chaska Gateway Partners
Kwik Trip, Inc. OWNER: Limited ~artneTship
700 Wolske Bay Road, Suite 280 ADDRESS: 3610-South Highway 101
Menomonie, WI 54701 W~yzata, MN. 55391
TELEPHONE(Daytime) 715-235-6626
FAX: 715-235-7808
TELEPHONE:
612-473-5650
__ Comprehensive Plan Amendment
Temporary Sales Permit
X Conditional Use Permit
Vacation of ROW/Easements
Interim Use Permit
Variance
Non-conforming Use Permit
Wetland Alteration Permit
Planned Unit Development*
Zoning Appeal
__ Rezoning
Zoning Ordinance Amendment
__.X_ Sign Permits
X Sign Plan Review
X Site Plan Review*
__ Notification Sign
X
Escrow for Filing Fees/Attorney Cost**
($50 CUPISPRAIACIVAR/W APIMetes
and Bounds, $400 Minor SUB)
Subdivision' TOTAL FEE $
A list of all property owners within 500 feet of the boundaries of the property must be included with the
application.
BUilding material samples must be submitted with site plan reviews.
~Twenty-six full size folded copies of the plans must be submitted, including an 81/2.' X 11" reduced copy of
transparency for each plan sheet.
Escrow will be required for other applications through the development contract
NOTE - When muitiple applications are processed, the appropriate fee shall be charged for each application.
NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
PROJECT NAME
LOCATION
LEGAL DESCRIPTION
Kwik Trip
Northeast Corner of State Highway 41 & 82nd Street
Lot 1 Outlet B Arboretum Business Park
3rd Addition, Chanhassen, ~fN
PRESENT ZONING PUD
REQUESTED ZONING No change requested
PRESENT LAND USE DESIGNATION
REQUESTED LAND USE DESIGNATION No change requested.
REASON FOR THIS REQUEST Conditional Use Permit for C-Store, Gasoline, Diesel
& Car Wash in PUD. See attached narrative.
This application must be completec~ in full and be typewritten or clearly printed and rn~st be accompanied by all information
and plans required by applicable C~ Ordinance provisions. Before filing this application, you should, confer with the
Planning Department to determine the specific ordinance and procedural requirements applicable to your application.
This is to certify that I am making application for the described action by the City and that I am responsible fo/' complying
with all City requirements with regard to this request. This application should be processed in my name and l 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), cr I am the
authorized person to make this application and the fee owner has also signed this application.
1 will keep mysel! informed of the deadlines for submission of matedal and the progress of this application. I further
understand that additional fees may be charged for consutting fees, feasibility studies, etc. with an estimate pdor to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best
of my know]edge.
! also understand that after the approval or granting of the permit, such permits shall be invalid unless they are recorded
against the title to the property for which the approval/permit is grar~ed within 120 days with the Carver County Recorder's
Office ancJ the original document returned to City Hall Records.
Signature of AP -]~car;t
Signature of Fee Owner
Date
Date
Application Received on
Fee Paid Receipt No.
· The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the
meeting. If not contacted, a copy of the report will be mailed to the applicant's address.
NARRATIVE
Kwik Trip, Inc. is proposing a convenience store with
fuel and car wash operation on the northeast corner of State
Highway 41 and 82nd Street in the Arboretum Business Park.
The plan includes a 3,872 square foot Convenience Store with
an attached (1,700 square foot) automatic touchless car wash,
42 x 118 canopy, 8 gasoline pumps, 1 diesel pump, 4 underground
fuel storage tanks, 2 vacuums and 2 monument signs on 1.86
acre site. Greenspace will cover 33.5% of the total lot.
t]IFiiI/A~
CITYOF
CHANHAS EN
MEMORANDUM
690 City Ce~tter Drit,c, PO Box 14? TO:
Ch, t~hasse~, 3 ti~mcsota 55317
Phoebe 612.93 7.1900 FROM:
Get,era/l~.v 612937.5739
DATE:
hFtgi~tee~q~tg b}t.v ~12. 93 7. 9152
Pt~bflc $~'0' E~x 612.934.252. i SUBJECT:
Bob Generous, Senior Planner
Steve Torell, Assistant Building Official
January 11, 1999
98-13 SPR (Kwik Trip)
I was asked to review the site plan proposal stamped "CITY OF CHANHASSEN,
RECEIVED, DECEMBER 18, 1988, CHANHASSEN PLANNING DEPT."
for the above referenced project.
Analysis:
Permit requirements. Plans are often bid before the city building code plan review,
making changes necessary for code compliance difficult and expensive to incorporate
later. Accordingly, I would like to request that you relay to the developers and
designers my desire ;to meet with them as early as possible to discuss commercial
building permit requirements and the code review process..
Recommendations:
The following conditions should be included with the conditions of approval:
Meet with the Inspections Division plan reviewer as soon as possible after
approval to begin the building code plan review process.
g:\safctyXsl\memos\plan~kwiktrp I
The Cit.1, of Chmthassen.
CITYOF
CHANHASSEN
690 G0, Ce, er Drive, ?0 Box N?
C h,,hasse,, 3'[i,,esota 55317
lTso,e 612.93Z 1900
Ge, em/F~tx 6~2.93Z 5739
&~gi, eeri,g Fax 612. 9 3 Z 9152
]',bile S~O, Fax 612.934.2524
MEMORANDUM
TO: Robert Generous, AICP Senior Planner
FROM: Greg Hayes, Fire Inspector/Training CoordinatorSdTy/~
DATE:
December 31, 1998
SUBJECT:
Reqnest for site plan review for convenience store and gas
pumps on property zoned PUD, Lot 1, Block 1, Arboretum
Business Park 3ra Addition, located at 82nd Street West and
T. H. 41. Scott Teigen, Quiktrip, Inc.
Planning Case 98-13. Site Plan Review
I have reviewed the site plan for the above project. In order to comply with
Chanhassen Fire Department/Fire Prevention Division, I have the following fire
code or 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.
The hydrant located off of 82nd Street and the entrance to the Quiktrip needs to
be moved to the east curb. Minnesota Uniform Fire Code Section 903.4.Z
A fire hydrant must be added at the entrance on the northeast corner offof
Highway 41. Minnesota Uniform Fire Code Section 903.4.2.
The water line running into the building must be increased to a minimum size of
4" due to a sprinkler system which must be installed within the building.
Chanhassen Fire Department/Fire Prevention Policy # 34-1993 and Policy # 36-
1994. Note: Also Building and Sprinkler in accordance with Minnesota State
Building Code Special Fire Protection System Section.
If you have any questions, please call me at ext. 262.
Chaska
January 6, 1999
Robert Generous AICP
Senior Planner
City of Chanhassen
690 City Center Drive, P.O. Box 147
Chanhassen, MN 55317
Dear Bob:
Thank you for the opportunity to offer comments to the City of Chanhassen regarding the plans
for the Arboretum Business Park 3rd Addition preliminary plat and the Kwik Trip site plan. It is
our understanding that previous zoning approvals have been granted for this site and that the
current plans are being reviewed to determine compliance with previous actions.
First, Bill Monk, the Chaska City Engineer wishes to discuss the location and placement of
utilities with your Engineering and Public Works staff. He will be contacting the Chanhassen
staff independently as the project progresses.
Secondly, the City of Chaska staff is concerned with the introduction of an access point (albeit
right-in/right-out only) for a relatively small parcel where alternative local access to 82nd Street
is available. It is our opinion that the introduction of this access point will lessen the functional
integrity of TH 41 to carry through traffic. Further, a future traffic signal is planned at the
intersection of 82nd and TH 41. The location and function of the proposed access point may
interfere with the ability to signalize this :.ntersection in the ,nature. Additionally, it has been. our
experience in Chaska and elsewhere that a right-in/right-out access is not effective unless there is
a raised median within the roadway to prevent illegal left turns to and from the site.
Lastly, we wish to acknowledge that the City of Chaska plans to extend a trail along the portion
of TH 41 in Chaska. It is our desire to build this trail in conjunction with any future state
highway improvements and with the trail that the City of Chanhassen plans along this roadway.
It is assumed that this plat includes an easement or that right of way is available for future trail
construction.
Chaska
If you have any questions regarding the above, please contact me at 448-2861. Again, thank you
for your courtesy in asking for our comments regarding the proposed plans.
Sincerely,
AnnR. Perry AICP (//
Director of Planning and Development
cc: Bill Monk
EXHIBIT C.
ARBORETUM BUSINESS PARK
DEVELOPMENT DESIGN STANDARDS
Development Standards
a. Intent
The purpose of this zone is to create a PUD light industrial/office park. The use of the PUD zone is
to allow for more flexible design standards while creating a higher quality and more sensitive
proposal. All utilities are required to be placed underground. Each lot proposed for development
shall proceed through site plan review based on the development standards outlined below. Photo-
composite images of proposed development adjacent to Highways 5 and 41 shall be submitted as
part of the review process. The PUD requires that the development demonstrate a higher quality
of architectural standards and site design. Ancillary uses may be permitted as listed below if they
are ancillary to a principal use on the individual lot. Commercial/retail uses are prohibited
except those uses specifically noted below.
b. Permitted Uses
The permitted uses in this zone should be limited to light industrial, warehousing, and office as
defined below. The uses shall be limited to those as defined herein. If there is a question as to
whether or not a use meets the definition, the City Council shall make that interpretation. Permitted
uses shall be allowed on the different Blocks and Lots for which they are specified below. The
Blocks and Lots specified belo~v are those designated on the attached PUD plan. The Block and
Lot designations in final plats approved for phases of development may differ from those specified
beloTM. However, the permitted uses shall continue to be those specified below for the Lots
identified in the PUD plan.
Light htdustrial - The manufacturing, compounding, processing, assembling, packaging, or testing
of goods or equipment or research activities entirely within an enclosed structure, with no outside
storage. There shall be negligible impact upon the surrounding environment by noise, vibration,
smoke, dust or pollutants. (Lots 3, 4, and 5, Block 1; Lot 1, Block 2; Lots 1, 2, 3, and 5, Block 4;
and the Wrase property)
Warehousing- Means the commercial storage of merchandise and personal property. (Lots 3, 4,
and 5, Block 1; and Lots 1, 2, 3, and 5, Block 4)
Office - Professional and business office. (Lots 1, 2, 3, 4, and 5, Blockl; Lot 1, Block 2; Lot 1,
Block 3; Lotsl, 2, 3, 4, and 5, Block 4; and the Wrase property)
Health Services- .establishments primarily engaged in furnishing medical, surgical and other
health services to persons. (Lots 1 and 2, Block 1; Lot 1, Block 3; and Lot 4, Block 4)
Conferences/Convention Center - establishments designed to accommodate people in assembly,
providing conference and meeting services to individuals, groups, and organizations. (Lot 5,
Block 4)
Indoor Recreation/Health Club - establishments engaged in operating reducing and other health
clubs, spas, and similar facilities featuring exercise and other physical fitness conditioning. (Lot
1, Block 3; and Lot 4, Block 4)
Hotel/Motel-establishments engaged in furnishing lodging, or lodging and meals, to the general
public. (Lot 1, Block 3; and Lot 4, Block 4)
Utility Services - Water towers and reservoir. (Lots 3, 4, and 5, Block 1; Lots 1, 2, and 3, Block
4; and the Wrase property)
Commercial uses (permitted on lots specified as commercial in development standards
tabulation box)
1. Restaurant, permitted on Lot 1, Block 3 or Lot 4, Block 4. (One stand alone restaurant.)
2. Convenience store with or without gas pumps, not to exceed 12,000 square feet, on Lot 1 or
2, Block I, only. (One convenience store.)
3. Banks, with or without drive up windows (Lots 1 and 2, Block 1; Lot 1, Block 3; and Lot 4,
Block 4)
4. Day Care - establishments providing for the care and supervision of infants and children on a
daily basis. (Lots 1 and 2, Block 1; Lot 1, Block 3; and Lot 4, Block 4)
Ancillary Uses (in conjunction with and integral to a primary use)
Fast Food (no drive-through and only in conjunction with and integral to a convenience
store).
Restaurant (only in conjunction with hotel/motel or convention/conference center).
Showroom - showroom type display area for products stored or manufactured on-site provided
that no more than 20 percent of the floor space is used for such display and sales.
Telecommunication Towers and Antennas by conditional use permit only.
Car wash, in conjunction with convenience store.
Day Care
Prohibited uses
· Contractors Yard
· Lumber Yard
· Home Improvement/Building Supply
· Garden Center
· Auto related including sales and repair
Home furnishings and equipment stores
· General Merchandise Store
c. Setbacks
The development is regulated by the Highway 5 and the PUD Standards. There are no minimum
requirements for setbacks on interior lot lines in the PUD zone. The following setbacks shall apply:
Street Frontage
Hwys. 5 & 41
Coulter & Century
Boulevards
82nd & West Local
Minimum Setback Maximum Setback
Building/Parking Building/Parking
70/50 150 *
50/20 100
30/20 NA
*Lot 5, Block 4, must only meet the maximum setback on one Highway frontage.
The average hard surface coverage does not include Outlots A and B. The PUD standard for
hard surface coverage is 70% for office and industrial uses. Any one site/lot can exceed the 70
percent requirement but in no case can the entire finished development exceeds70 percent.
d. Development Standards Tabulation Box
1. Building Area
LOT/USE ACRES Building Size/FAR PARKING
82nd Street Dedication 1.80
htefior Roadway 10.54
Upland 16.6 30
Wetland 28.7
Ponds 3.01
Lot 3, Block 1 10.02 131,006 262
Lot 4, Block 1 5.45 71,218 142
Lot 5, Block 1 4.41 57,688 115
Lot 1, Block 4 4.38 57,199 114
Lot 2, Block 4 5.40 70, 597 141
Lot 3, Block 4 8.98 117,371 235
Lot 1, Block 2 12.23 159,822 320
Lot 5, ~!~ 4 23.20 .4 FAR) 404,279 (3/1000) 1,213
Lot 1, Block 1 1.80
Lot 2, Blockl 2.32
Lot 4, Block 4 Office/Hotel 4.06
Lotl, Block 3 6.41
Restaurant/Office
11,746 / 23,520
15,180 / 30,320
26,536 / 53,060
(. 10FAR) 27937 /
83,770
(5/1000) 59
(4/1000) 61
(5/1000) 133
(16/1000) 447
Commercial sites may develop as office-industrial uses. Square footage for individual lots
may be reallocated within the development, by type, provided the maximum square footage
is not exceeded.
Building Square Footage Breakdown
Office 31%
Light Industrial 31%
Warehouse 31%
Commercial 7%
Total 100%
*includes the Wrase property.
industrial uses
368,000 / (432,000)
368,000 / (432,0110)
368,000 / (432,01}0)
81,000 / (o)
1,186,000 / (1,295,000)
( ) represents conversion of commercial uses to office-
2. More than one (1) principal structure may be placed on one (1) platted lot.
3. Building height shall be limited to 3 stories or 40 feet.
Lot 5, Block 4, is intended to accommodate a major corporate headquarters or office,
research, high end manufacturing with limited warehousing type user. While the majority
of the development is based on 30 percent office space, Lot 5 must have a minimum of 40
percent office use and include multi-story building(s).
e. Building Materials and Design
o
Ge
e
o
10.
11
12.
The PUD requires that the development demonstrate a higher quality of architectural
standards and site design. All mechanical equipment shall be screened with material
compatible to the building.
All materials shall be of high quality and durable. Masonry material shall be used. Color
shall be introduced through colored block or panels and not painted cinder block.
Brick may be used and must be approved to assure uniformity.
Block shall have a weathered face or be polished, fluted, or broken face.
Concrete may be poured in place, tilt-up or pre-cast, and shall be finished in stone, textured,
coated, or painted.
Metal siding will not be approved except as support material to one of the above materials
or curtain wall on office components or, as trim or as HVAC screen.
All accessory structures shall be designed to be compatible with the primary structure.
All roof mounted equipment shall be screened by walls of compatible appearing material or
camouflaged to blend into the building or background. Wood screen fences are prohibited.
All exterior process machinery, tanks, etc., are to be fully screened by compatible materials.
The use of large unadorned, pre-stressed concrete panels and concrete block shall be
prohibited. Acceptable materials will incorporate textured surfaces, exposed aggregate
and/or other patterning. All walls shall be given added architectural interest through
building design or appropriate landscaping. The buildings shall have varied and interesting
detailing. The use of large unadorned, concrete panels and concrete block, or a solid wall
unrelieved by architectural detailing, such as change in materials, change in color,
fenestrations, or other significant visual relief provided in a manner or at intervals in
keeping with the size, mass, and scale of the wall and its views from public ways shall be
prohibited. Acceptable materials will incorporate textured surfaces, exposed aggregate
and/or other patterning. All walls shall be given added architectural interest through
building design or appropriate landscaping.
Space for recycling shall be provided in the interior of all principal structures or within an
enclosure for each lot developed in the Business Center.
Each buildings shall contain one or more pitched roof elements depending on scale and
type of building, or other architectural treatments such as towers, arches, vaults, entryway
projections, canopies and detailing to add additional interest and articulation to structures.
There shall be no underdeveloped sides of buildings visible from public right-of-ways.
All elevations visible from the street shall receive nearly equal treatment and visual
qualities.
£ Site Landscaping and Screening
Landscaping along Highways 41 and 5 shall comply with Buffer yard standard C. Coulter
Boulevard, Century Boulevard, and West 82nd Street shall comply with Buffer yard standard
B. The master landscape plan for the Arboretum Business Park (formerly Gateway) PUD
shall be the design guide for all of the specific site landscape developments. Each lot must
present a landscape plan for approval with the site plan review process.
Storage of material outdoors is prohibited unless it has been approved under site plan
review. All approved outdoor storage must be screened with masonry fences and/or
landscaping.
o
Undulating or angular berms or elevation changes of Y in height shall be placed along
Coulter Boulevard, and Century Boulevard. The berms shall be sodded or seeded at the
conclusion of each project Phase grading and utility construction. The required buffer
landscaping may be installed incrementally, but it shall be required where it is deemed
necessary to screen any proposed development. All required boulevard landscaping shall be
sodded.
Loading areas shall be screened 100 percent year round from public right-of-ways. Wing
walls may be required where deemed appropriate.
,,,-° Signage
All fi'eestanding signs be limited to monument signs. The sign shall not exceed eighty (80)
square feet in sign display area nor be greater than eight (8) feet in height. The sign
treatment is an element of the architecture and thus should reflect the quality of the
development. The signs should be consistent in color, size, and material throughout the
development. The applicant should submit a sign package for staffreview.
2. Each property shall be allowed one monument sign per street frontage.
The signage will have consistency thronghout the development. A common theme will be
introduced at the development's entrance monument and will be used throughout.
4. Consistency in signage shall relate to color, size, materials, and heights.
The Arboretum Business Park PUD shall be permitted two Arboretum Business Park
identification signs. One sign per project entrance, at West 82nd and Century Boulevard
and at Highway 41 and the westerly roadway~ shall be permitted. Said sign shall not
exceed 80 square feet in sign area nor be greater than eight feet in height.
6. Wall sign shall be pemfitted per city ordinance for industrial office park site.
All signs shall require a separate sign permit.
In addition to the two signs identified in g. 5. above, signage for the main entrance on
Highway 5 and Century Boulevard shall be reviewed and approved by the Planning
Conunission and City Council.
h. Lighting
1. Lighting for the interior of the business center should be consistent throughout the
development. The street lights should be designed consistent with the existing lighting
along the existing Coulter Boulevard.
2. A decorative, shoe box fixture (high pressure sodium vapor lamps) with a square
ornamental pole shall be used throughout the development area for area lighting.
3 Lighting equipment similar to what is mounted in the public street right-of-ways shall be
used in the private areas.
4. All light fixtures shall be shielded. Light level for site lighting shall be no more than 1/2
candle at the property line. This does not apply to street lighting.
L Alternative Access
1. Each site shall accommodate transit service within the individual development whenever
possible.
2. Pedestrian access shall be provided from each site to the public sidewalk and trail system.
3. The developer and site users shall promote and encourage Traffic Demand Management
Strategies.
4. Each site shall provide areas for bicycle parking and storage.
z66I
,009 ,00~ ,0
NIAI 'NT4 $ SVHNVHD ~
NV'I([ (IFI(I
q!~r a~.o./p~I _.... r~tl~!~laaa.nS ..~
spuelaa~ ~ su~!s puno.~o ~
spuo(i ~1 su~!s P~'~IR m=
;SZ'~ [ = A/tOll
9S'8f, =
S9'88 = SJ.01
81113 HJ.'l'~g H
SOlNI'ID
5-'931=!=10
34NV~!
.I. NV~IN¥.L~-dI~
13.L0
~ 'l? I. $..L01
::101-440 -i¥1bI/SNONI
~ £01
31Nn3
gOld=lO
J.SVJ
Allll.l.n
lVle~sn(]NI aolaao
J
~ 3OlddO
3OIA1::13S A/I"II/N
lVlEIJ. SNQNI
, C- I.
~3~N30
/:ION3U3qNOO
NOI/ONQOUd
'I¥1a.LSnQNi
: H3a'~r-as-a;a 3::)1::i::1o
g lO1
NOTICE OF PUBLIC HEARING
PLANNING COMMISSION
Wednesday, January 20, 1999
at 7:00 p.m.
City Hall Council Chambers
690 City Center Drive
SUBJECT:
Preliminary Plat Request and
Site Plan Review Request
Arboretum Boule~ -------_
APPLICANT: Steiner Development and
Scoff Teigen
5 Autuml
6 Auturm
LOCATION: East of Hwy. 41 and north of 82nd Street
NOTICE: You are invited to attend a public hearing about a proposal in your area. The
applicant, Steiner Development, Inc., is requesting preliminary plat of Outlot B, Arboretum
Business Park and the southern 100 feet of city owned property (Wrase) into two lots on
property zoned PUD and located south of Hwy. 5 and east of TH 41, Arboretum Business
Park 3rd Addition.
Also as part of this request, Scott Teigen, is requesting site plan review for a convenience store
and gas pumps on property zoned PUD, Lot 1, Block 1, Arboretum Business Park 3rd
Addition and located east of TH 41 and north of 82nd Street, Kwik Trip, Inc.
What Happens at the Meeting: The purpose of this public hearing is to inform you about the
developer's request and to obtain input from the neighborhood about this project. During the
meeting, the Commission Chair will lead the public hearing through the following steps:
1. Staff will give an overview of the proposed project.
2. The Developer will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses project. The commission will then
make a recommendation to the City Council.
Questions and Comments: If you want to see the plans before the meeting, please stop by City
Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to
someone about this project, please contact 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 January 7, 1999.
rr
Z
~z