2 SPR Stone Creek Office Bldg.CITY OF
STAFF REPORT
DATE: 04/19/00
DATE: 05/08/00
EVIEW DEADLINE: 05/17/00
By: Kirchoff
PROPOSAL:
LOCATION:
i~.' APPLICANT:
A request for:
(1) a Rezoning of 3.98 acres from A2, Agricultural Estate to lOP, Industrial Office Park; '
(2) a Site Plan Review for a 10,270 sq. fi. office building;
(3) a Variance from the re. quirement that 100 percent of property within the Bluff Creek ..
Overlay District Primary Zone remain open space;
(4) a Conditional Use Permit to construct a structure within the Bluff Creek Overlay District;
(5) a 37 foot Variance from the 50 foot setback required when office use abuts a residential use; and
(6) a 9 stall Variance from the parking requirements for offices uses.
The southwest comer of the Coulter Blvd. and Stone Creek Drive
M. J. Gorra
1680 Arboretum Blvd.
Chanhassen, MN 55317
(474-7124)
lxl
2020 LAND USE PLAN: Office/Industrial and Open Space
ACREAGE: 3.98 acres
FLOOR AREA RATIO: .05
SUMMARY OF REQUEST: The applicant is seeking approval of a site plan to construct a
10,270 sq. ft. office building on land designated for this use. The site is located within the Bluff
Creek Primary District and HC-2 Overlay District.
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, PUDs, and amendments to
PUDs because the City is acting in its legislative or policy-making capacity. A rezoning or PUD,
and amendment thereto, must be consistent with the City's Comprehensive Plan.
The City's discretion in approving or denying a site plan is limited to whether or not the proposed
project complies with Zoning Ordinance requirements. If it meets these standards, the City must
then approve the site plan. This is a quasi-judicial decision.
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Stone Creek Office Building
April 12, 2000
Page 2
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.
The City has limited discretion in approving or denying conditional use permits, based on
whether or not the proposal meets the conditional use permit standards outlined in the Zoning
Ordinance. If the City finds that all the applicable conditional use permit standards are met, the
permit must be approved. This is a quasi-judicial decision.
PROPOSAL/SUMMARY
The applicant is requesting the rezoning of 3.98 acres to IOP, Industrial Office Park from A-2,
Agricultural Estate District to construct a 10,270 sq. ft. office building. The requested rezoning is
consistent with the comprehensive plan. The entire property is located within the Primary Zone of
the Bluff Creek Overlay District, thus requiring a variance from the requirement that open space
shall comprise 100 percent of the primary zone of the Bluff Creek Overlay District. A conditional
use permit is necessary to construct a building in this district. Further, a variance is requested from
the 50 foot minimum setback required when lOP property abuts a residential district. The proposed
parking and drive aisle, as well as the building do not meet the required setback. The proposed
number of parking stalls does not meet the minimum required by the parking ordinance. The parcel
is located within the HC-2, Highway 5 Overlay District. This property is a renmant piece left from
the construction of Coulter Blvd.
The proposed office building is residential in character and is located on the high point of the
property, the only "buildable" portion. The building is to be constructed of E.I.F.S. and face brick
with neutral colors.
The parcel is north of Timberwood Estates (RR, Rural Residential), south of Bluff Creek Corporate
Center (PUD, Planned Unit Development), east of a vacant parcel (Parks and Open Space) and west
of Townhomes at Creekside (PUD-R, Planned Unit Development, Residential).
Staff recommends approval of the application subject to the conditions outlined in this report.
BACKGROUND
This parcel is a remnant piece. When Coulter Blvd. was constructed this piece was separated from
the parcel to the north. The site has utility services extended so development was intended. A
storm water pond was placed on the site adjacent to an ag/urban wetland. The wetland will not be
altered with this development.
Stone Creek Office Building
April 12, 2000
Page 3
ANALYSIS
REZONING
The applicant proposes to rezone the parcel from A-2 to IOP. The land use map designates this site
as Office/Industrial. The requested change is consistent with the comprehensive plan.
SITE PLAN REVIEW
The proposed 10,270 sq. ft building is located at the intersection of Coulter Blvd. and Stone
Creek Drive. The building is situated on the highest elevation of the site. Access is gained via
Coulter Blvd. and Stone Creek Drive. Parking is located to the north and east of the proposed
building. The proposed office building is a one-story, walk out.
The proposal is residential in character with prairie style architecture. The pitched roof with
large eaves blends harmoniously with the adjacent residential to the south and east. Also, the
height of the office building is in keeping with the nearby single-family homes and townhomes.
The building height is 23 feet along the north and east. Along the south and west, the walk-out
elevation, the building is 33 feet. Note: The height of the building is measured fi'om grade to the
top of the roof. Typically, the height is measure to mid-roof.
The building will be composed of EIFS (neutral in color) and a base of face brick (color to
complement EIFS) with colored insulated glass windows (light green tint). Cultured stone
frames the two entrances. The roof will be covered with heavyweight fiberglass shingles, with a
"Bermuda Shingle Technique" to create a shadow line effect. The chimney will be constructed
of cultured stone. The building has an ample supply of windows, which will be supported by
stone sills.
The design calls for a patio/balcony on the southern elevation, which is directed toward the
wetland and wooded area. The trash enclosure is located on the southern portion of the site,
along the drive aisle. The plans do not indicate its exterior material, however, a condition of
approval requires that the trash enclosure be compatible in materials with the primary structure.
Overall, the design is high quality and compatible with the surrounding uses.
FINDINGS
In evaluating a site plan and building plan, the city shall consider the development's compliance
with the following:
Consistency with the elements and objectives of the city's development guides,
including the comprehensive plan, official road mapping, and other plans that may
be adopted;
Stone Creek Office Building
April 12, 2000
Page 4
(2) Consistency with this division;
(3)
Preservation of the site in its natural state to the extent practicable by minimizing
tree and soil removal and designing grade changes to be in keeping with the
general appearance of the neighboring developed or developing or developing
areas;
(4)
Creation of a harmonious relationship of building and open space with natural site
features and with existing and future buildings having a visual relationship to the
development;
(5)
Creation of functional and harmonious design for structures and site features, with
special attention to the following:
An internal sense of order for the buildings and use on the site and
provision of a desirable environment for occupants, visitors and general
community;
b. The amount and location of open space and landscaping;
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
Vehicular and pedestrian circulation, including walkways, interior drives
and parking in terms of location and number of access points to the public
streets, width of interior drives and access points, general interior
circulation, separation of pedestrian and vehicular traffic and arrangement
and amount of parking.
(6)
Protection of adjacent and neighboring properties through reasonable provision
for surface water drainage, sound and sight buffers, preservation of views, light
and air and those aspects of design not adequately covered by other regulations
which may have substantial effects on neighboring land uses.
Finding: The proposed development is consistent with the comprehensive plan and the zoning
ordinance subject to conditions outlined in this staff. The site's existing natural amenities are
preserved on the western portion of the parcel. The design is compatible and harmonious with
the approved office developments throughout the city and adjacent residential uses. The
building, landscaping and parking lot are appropriately designed.
Stone Creek Office Building
April 12, 2000
Page 5
BLUFF CREEK OVERLAY DISTRICT
The intent of the Bluff Creek Overlay District is to allow development that blends in with the
natural environment while protecting Bluff Creek and creating an interconnected open space
network for wildlife and people. According to maps on file with the City, all but the extreme
northeast comer of the parcel is located within the primary zone. The district requires the 100
percent preservation of the natural features in the primary zone and a 40 foot setback from the
edge of this zone. In order for the property owner to have a reasonable use of the property, a
variance must be granted from Sec. 20-1563, which states, "Open space shall compromise' 100
percent of the area located within the Primary Zone." Without relief from the ordinance, this
parcel could not be utilized. (Note: Since the parcel is within the Primary Zone, a density
transfer is not possible.)
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:
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.
be
The conditions upon whicha petition for a variance is based are not applicable, generally, to
other property within the same zoning classification.
The purpose of the variation is not based upon a desire to increase the value or income
potential of the parcel of land.
d. The alleged difficulty or hardship is not a self-created hardship.
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.
Stone Creek Office Building
April 12, 2000
Page 6
Finding: The literal enforcement of the ordinance creates a hardship. The requirement that
the site remain 1 O0 percent open space precludes development of the site. Without relief
from the ordinance, the property owner will not have a reasonable use of the property.
In addition, a conditional use permit is required prior to the construction of any structure within
the Bluff Creek Overlay district.
CONDITIONAL USE PERMIT - FINDINGS
The Planning Commission shall recommend a conditional use permit and the council shall issue
such conditional use permits only if it finds that such use the proposed location:
1. Will not be detrimental to or damage the public health, safety, comfort, convenience or general
welfare of the neighborhood of the city.
2. Will be consistent with the objectives of the city's comprehensive plan and this chapter.
o
Will be designed, constructed, operated and maintained so as to be compatible in appearance
with the existing or intended character of the general vicinity and will not change the essential
character of that area.
4. Will not be hazardous or disturbing to existing or planned neighboring uses.
Will be served adequately by essential public facilities and services, including streets, police
and fire protection, drainage structures, refuse disposal, water and sewer systems and schools;
or will be served adequately by such facilities and services provided by the persons or agencies
responsible for the establishment of the proposed use.
6. Will not create excessive requirements for public facilities and services and will not be
detrimental to the economic welfare of the community.
Will not involve uses, activities, processes, materials, equipment and condition of operation that
w/Il be detrimental to any persons, property or the genera/welfare because of excessive
production of traffic, noise, smoke, fumes, glare, odors, rodents, or trash.
8. Will have vehicular approaches to the property that do not create traffic congestion or interfere
with traffic or surrounding public thoroughfares.
9. Will not result in the destruction, loss or damage of solar access, natural, scenic or historic
features of major significance.
10. Will be aesthetically compatible with the area.
11. Will not depreciate surrounding property values.
Stone Creek Office Building
April 12, 2000
Page 7
12. Will meet standards prescribed for certain uses as provided in this article.
Findings: The office use is consistent with the comprehensive plan. This type of use is the least
intrusive of any use permitted in the lOP district. An office also provides a transition from more
intensive uses to the north in the Bluff Creek Corporate Center. The structure is compatible in
appearance with neighboring uses and is served adequately by public infrastructure. The site
plan indicates appropriate vehicular approaches. The proposed structure will not depreciate
surrounding property values.
HC-2 OVERLAY DISTRICT
The proposed development is located within the Highway 5 corridor (HC-2) and must comply
with the following design standards:
1. Parking and build!ng orientation:
The site plan meets this standard. The HC-2 district requires a minimum 50 foot
setback for structures abutting the access boulevards parallel to Hwy. 5.
2. The architectural design standards:
The materials and details of the building are consistent with the Hwy. 5 standards.
The project incorporates E.I.F.S. and brick exterior with a pitched roof.
The overall design and architectural theme is "Prairie Style" with a low pitched roof
and elongated eaves.
The proposed office building meets the height requirement. The building height is
limited to 4 stories or 50 feet in the IOP District. The HC-1 District permits a 3 story
or 40 foot structure. The proposal is a one-story, walk out with an average of 28 feet
of height.
The project incorporates the use of high quality materials in both the building and
landscaping.
The site design is such as to avoid the accumulation of trash, leaves and dirt.
The building components are proportional and relate well to one another.
Building colors are harmonious and create a pleasant aesthetic experience.
The refuse container is located appropriately. However, landscape screening is
required from adjacent properties.
Stone Creek Office Building
April 12, 2000
Page 8
3. Landscape Design and Site Furnishings:
The landscaping plan is designed appropriately for the site.
IOP DISTRICT STANDARDS
TABLE 1
A COMPARISON OF STONE CREEK OFFICE BUILDING TO
ORDINANCE REQUIREMENTS
Building Height
lOP
HC-2
Setbacks
North (Front Yard)
Structure
Parking
South (Resid. Property)
Structure
Parking
East (Side Stree0
Structure
Parking
West (interior)
Structure
Parking
Parking
Wetland Setback
Floor Area Ratio (FAR)
Impervious Surface
Lot Area
Required
4 stories/50 feet
3 stories/40 feet
Proposed
28 feet (average)
30 feet/50 feet (HC-2) 60 feet
30 feet or 10 feet* 10 feet
50 feet 41 feet**
50 feet 13 feet**
30 feet 60 feet
25 feet or 10 feet 10 feet
10 feet 477 feet +/-
10 feet 445 feet +/-
46 Stalls 37 Stalls
40 feet + 10 foot buffer 40 feet
(average)
None specified .06
70 Percent Not shown
1 acre 3.98 acres
*The zoning ordinance permits a reduction of a setback along public rights-of-way to 10 feet, provided 100 percent screening is
demonstrated 5 feet above the parking area.
**Variances required
The proposal does not meet the 50 foot setback required when lOP property abuts residentially
zoned property; therefore, a variance is required to construct this site plan. The buildable area of
the site is limited due to topography. The upland area is constricted to the eastern portion of the
site. The site slopes to the west, with the highest elevation of 938 feet at the eastern property line
and 917 near the center of the site. A storm water pond is located 180 feet from the eastern
property line.
Stone Creek Office Building
April 12, 2000
Page 9
The zoning ordinance requires a 50 foot setback from the property line abutting Coulter Blvd. and a
50 foot setback from the property line abutting Timberwood Estates on the south. Furthermore, a
setback is required from the eastern property line and a 10 foot distance should be maintained from
the sanitary sewer line running parallel to the utility pond. These setbacks in addition to the
existing topography make it difficult to position an attractive building and necessary parking on the
site. It is appropriate to locate the parking adjacent to the street and the building on the slope.
In addition, the proposal is deficient nine parking stalls. The zoning ordinance requires four and
one-half parking stalls per 1,000 sq. fi. of gross floor area for office uses. The applicant utilized
five per 1,000 sq. fi. of rentable area to obtain the required number of spaces. The northern portion
of the lower level is crawl space. Since this area cannot be utilized for office space, parking should
not be required for this portion of the building. The deficiency requires a variance. Staff is
recommending approval of this variance with the condition that the northern portion of the lower
level never be utilized as office space. Should this be used as such in the future, additional parking
must be provided.
VARIANCES - 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:
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.
bo
The conditions upon which a petition for a variance is based are not applicable, generally, to
other property within the same zoning classification.
Co
The purpose of the variation is not based upon a desire to increase the value or income
potential of the parcel of land.
d. The alleged difficulty or hardship is not a self-created hardship.
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.
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.
Stone Creek Office Building
April 12, 2000
Page 10
Finding: The literal enforcement of the ordinance creates a hardship. The required
setbacks and the topography limit the location ora structure and parking on the site.
Without relief from the ordinance, the property owner will not have a reasonable use of the
property.
WETLAND
An ag/urban wetland is present to the west and south of the existing storm water pond. The
ordinance requires a 40 feet setback from the edge of the buffer. The buffer can range between 0-
20 feet, with an average of 10 feet. According to the site plan, the structure meets the required
setback. This wetland will not be impacted by the development.
GRADING
No detailed grading plan was submitted for review; however, staff anticipates the parcel will
need to be graded for development for the office building, parking lot and utilities. The existing
site conditions range in elevation from 939 in the northeast coruer of the property to 918 along
the wetlands in the westerly portion of the site. During construction of Coulter Boulevard fill
material was placed on the site. Site grading will involve leveling the site to an elevation of
932.0+ for the parking lot. The building is proposed with a walkout level; therefore, should
conform fairly well to the existing terrain. Since no building elevations were provided, .staff will
recommend that the lowest floor elevation of the building be a minimum of two feet above the
high water level of the stormwater pond (per city ordinance) which is 922. Therefore, the lowest
floor elevation must be a minimum of 924.0. Staff does not believe any earthen material will
need to be exported or imported to the site based on proposed spot elevations on the parking lot.
However, should material need to be imported or exported, the applicant should be aware that if
the material is to be deposited in another location in Chanhassen it will require an earthwork
permit from the city. In addition, a detailed haul route will also need to be submitted to the city
for review and approval.
Retaining walls are proposed along the parking lot on the westerly and southerly sides of the
parking lot. Top and bottom elevations of the walls need to be shown on the grading plans to
determine whether or not the wall will need to be engineered (retaining walls in excess of four
feet in height need to be engineered and a separate building permit applied for).
It is difficult to tell if the existing power poles which parallel the easterly property line will be
affected by site development. The power pole/line may need to be relocated or adjusted due to
the proposed access from Stone Creek Drive. The developer shall be responsible for any and all
coordination and adjustments to the power pole/line. A detailed grading, drainage and erosion
control plan with proposed and existing two-foot contours and showing existing site conditions
shall be submitted prior to this item being considered before the City Council.
Stone Creek Office Building
April 12, 2000
Page 11
Typically along collector roads berming is required to provide screening for the parking lot
improvements. Given the site configuration, staff is recommending that screening be
accomplished by landscaping in lieu of berming. The city does have boulevard tree plantings
along Coulter Boulevard. These trees appear not to be impacted by site development. It may be
possible to work with the developer in increasing the plantings along Coulter Boulevard as well
as Stone Creek Drive to achieve the desired screening of the parking lot as long as sight lines and
snow storage areas are not jeopardized.
DRAINAGE
For the most part, the site sheet drains toward the city's stormwater pond located in the westerly
portion of the site. The plans propose for the parking lot drainage to be collected by catch basins
in the parking lot and conveyed via storm sewer to the city's stormwater pond for pretreatment
prior to discharging off site. No additional ponding improvements will be necessary with this
site plan proposal since the site will be draining into the existing pond. Staff does recommend
the applicant provide the city with detailed stormwater drainage calculations for a 1 O-Year and
100-year, 24-hour storm event for the storm drainage system to insure the number of catch basins
and pipe sizes are adequate. The storm sewer outlet pipes shall be designed with a maximum
discharge rate of 5 cfs. This may reqUire deeper catch basin structures or additional drop
manholes prior to discharging runoff into the city's stormwater pond.
SWMP
The parcel has not been assessed for storm drainage improvements. Although this is not a
subdivision, staff recommends the applicant be responsible for surface water management fees
(SWMP) in accordance with city 0.rdinance. The site overall is approximately 4.0 acres;
however, most of the site is encumbered by wetlands and stormwater pond. Staff estimates a net
developable acreage of one acre. Based on the land use of office/industrial the rate per acres is
$4,360 for stormwater quantity and $4,633/acre for water quality. These fees are payable at time
of building permit issuance.
UTILITIES
Municipal sanitary sewer and water service are available to the property. Water services have
been extended from Coulter Boulevard to the property line. The city's sanitary sewer line
intersects the property along the south and westerly portion of the proposed building site. The
applicant will need to connect into the city's trunk sewer line for service. The city will require
the applicant to obtain the appropriate sewer and water connection permits and fees in
conjunction with site development. All proposed utility improvements on the site will be
privately owned and maintained upon completion. All utility improvements shall be installed in
accordance with the City's 2000 Standard Specifications and Detail Plates and/or State of
Minnesota Plumbing Code.
Stone Creek Office Building
April 12, 2000
Page 12
According to a search of the assessment history of this parcel the property was not previously
assessed for sanitary sewer, storm sewer and water or street improvements in conjunction with
the Coulter Boulevard and Bluff Creek trunk improvement projects. The assessments for sewer
and water were deferred until development occurs. Based on the proposed land use (office
commercial/industrial), residential equivalent units (REUs) are applied at a rate of four units per
acre. The 2000 sanitary sewer hookup charges and connection charges are $1,300/REU and
$4,075/REU, respectively. The 2000 water hookup and connection charges are $1,694/REU and
$4,075/REU, respectively. Based on the net developable acreage of the site (one acre), the
applicant will be responsible for sewer and water hookup and connection charges in the amount
of $44,576.00. These fees are collected at time of building permit issuance and may be specially
assessed against the property. On a footnote, should the Metropolitan Environmental
Commission determine the building will generate more that four SAC units, the number of
hookup and connection charges will also increase proportionately.
The site plan should be revised to indicate the invert and top of manhole structure on all sewer
and storm sewer lines to determine if the lines have sufficient cover and if there will be any
impacts with existing infrastructure.
STREETS
The site is proposed to be accessed from Stone Creek Drive and Coulter Boulevard. Stone Creek
Drive is constructed with a 36-foot wide, face-to-face, residential collector-type street with street
lighting, boulevard landscaping and sidewalk. There is also sidewalk on the east and west side of
Stone Creek Drive which is not shown on the plans. The plans need to incorporate the existing
six-foot wide sidewalk along the west side of Stone Creek Drive and provide pedestrian ramps at
the driveway curb cuts. Coulter Boulevard is also 36-foot wide, but commercial-type street
section and is listed as a collector street in the city's comprehensive plan and Minnesota State
Aid (MSA) route street. According to city ordinances, driveway locations on collector roads
shall be minimized whenever feasible. Staff is recommending that the driveway entrance onto
Coulter Boulevard be eliminated. Staff believes that the property can be accommodated with
only one curb cut on Stone Creek Drive. Staffhas reviewed the parking lot configuration and
finds them fairly well designed and in general accordance with city ordinances with the exception
of the driveway radiuses onto Stone Creek Drive. They need to be expanded from 10 feet to 20
feet. The parking lot pavement and drive aisles must be designed to accommodate 7-ton per axle
weight design per city ordinance. The applicant will need to have a soils engineer recommend a
pavement design to accommodate the 7~ton per axle design requirements based on soil
conditions experienced on the site. The driveway entrance onto Stone Creek Drive will need to
incorporate the city's industrial driveway detail No. 5207 and pedestrian ramps for the existing
sidewalk.
The property does not have easements or right-of-way recorded for Coulter Boulevard, storm
drainage ponds or sanitary sewer. The owner (previous) petitioned the city for the improvements
and signed a waiver of trespass agreement to construct the improvements. The intent was for the
property owner to dedicate the necessary right-of-way and utility improvements in conjunction
Stone Creek Office Building
April 12, 2000
Page 13
with final platting of the property. However, since this property was created in conjunction with
the Coulter Boulevard project, no subdivision or final plat was needed to develop the site.
Therefore, staff is requesting the applicant/owner dedicate the necessary street right-of-way for
Coulter Boulevard, sanitary sewer line and stormwater pond. The city shall prepare the necessary
legal description and easement agreement for the applicant to execute. In conjunction with
Coulter Boulevard construction, none of the adjacent properties were compensated for right-of-
way or utility and drainage easements as part of the project. If the properties would have been,
the assessments for street and utility would have been higher essentially reassessed against the
property anyway.
EROSION CONTROL
The plans do not propose any erosion control measures. The site plan and grading plan will need
to incorporate erosion control measures around the perimeter of the construction limits. In
addition, a rock construction entrance will be needed off of Stone Creek Drive at the access point
to the site.
LANDSCAPING
The minimum requirements for landscaping include a 1,263 sq. ft. landscaped area around the
parking lot, five trees for the parking lot, complete screening of the parking lot and bufferyard
plantings along the north, east and south property lines. The west property line abuts park
property and no buffer plantings are required. A comparison between the proposed landscape
plan and ordinance requirements is depicted in the following table.
TABLE 2
PROPOSED LANDSCAPING FOR STONE CREEK OFFICE BUILDING
COMPARED TO ORDINANCE REQUIREMENTS
Vehicular use landscape
area
Trees/parking lot
Required Proposed
1,263 sq. ft. >1,263 sq. ft.
5 overstory trees
5 overstory trees
Boulevard trees-
Coulter Blvd.
North prop. line - buffer
yard B* (25' width) -
Coulter Blvd.
1 tree per 30 feet
2 overstory trees
4 understory trees
8 shrubs
existing trees planted by City
2 overstory trees
5 understory trees
24 shrubs
South prop. line-
Buffer yard C* -
Timberwood Dev.
East prop. line -
overstory trees
understory trees
shrubs
1 overstory trees
Existing vegetation, feet from
building to property line,
existing wetland
1 overstory tree
Stone Creek Office Building
April 12, 2O00
Page 14
Buffer yard B* I2 underst°ry trees I 4 underst°ry trees I
Stone Creek Drive 4 shrubs J 8 shrubs
*Shown is 75% of the total required plantings. According to city buffer yard ordinance, the project developer is responsible for only 75% of the
required plantings. Abutting property owners may plant the remaining 25% on their property.
The proposed landscape plan meets or exceeds all minimum landscaping requirements, except
for the 100 percent screening required of the parking lot. As proposed, much of the parking lot is
visible from Coulter Blvd. and Stone Creek Drive. The applicant will need to increase screening
in order to meet ordinance requirements. Staff believes no buffer planting should be required for
the southern property line since there is a substantial distance, existing vegetation and a wetland
between the proposed building and the existing homesin the Timberwood development. The
plan shows 12 overstory trees, 4 evergreens and a number of shrubs along the property line
without the requirement.
SIGNAGE/LIGHTING
The lighting plan indicates three freestanding fixtures in the parking lot and' two wall-mounted
fixtures above the entrances. The light poles are proposed to be 20 feet in height. The lighting
meets ordinance requirements including fixture shielding, height and maximum illumination at the
property line. However, the plan does not indicate existing light fixtures along Coulter Blvd. and
Stone Creek Drive. The ordinance requires that all existing fixtures that may impact on the site be
shown on the lighting plan.
PARK AND TRAIL FEES
The applicant shall pay full park and trail fees at the time of building permit.
RECOMMENDATION
Staff recommends the Planning Commission adopt the following motions:
"The Planning Commission recommends approval of the rezoning (REZ#00-1) of 3.98 acres from
A-2, Agricultural Estate to IOP, Industrial Office Park."
"The Planning Commission recommends approval of the site plan (SPR #00-6) for a 10,270 sq. ft.
office building, a variance from the requirement that 100 percent of property within the Bluff
Creek Overlay District Primary Zone remain open space, a 37 foot variance from the 50 foot
setback required when office use abuts a residential use, and a 9 stall variance from the parking
requirement for office uses, subject to the following conditions:
The applicant shall enter into a site plan agreement with the city and provide the
necessary financial security to guarantee erosion control, site restoration, utility
connections, driveway access and landscaping.
Stone Creek Office Building
April 12, 2000
Page 15
All boulevard trees along Coulter Boulevard shall be preserved and guaranteed by the
applicant. If any trees need to be removed in conjunction with site grading or utility
installation, they must be replaced elsewhere on Coulter Boulevard and guaranteed for
one growing season after the construction has been completed.
ge
Protective tree fencing or erosion control fencing shall be installed along the boulevard to
protect the trees from construction activities. Landscaping may be placed within the
Stone Creek Drive boulevard area as well as portions of Coulter Boulevard to assist
screening the parking lot. A landscaping plan will need to be reviewed and approved by
engineering prior to any landscaping being installed.
Se
The site plan and grading plan should include the existing six-foot wide concrete
sidewalk along the west side of Stone Creek Drive and any power poles and street lights
to determine potential impacts to the existing infrastructure. The site plan shall also
include rim and invert elevations, size, type and grade of utility pipes.
A detailed grading, drainage and erosion control plan including the lowest floor and first
floor building elevations needs to be submitted prior to this item being considered by the
City Council.
All private utilities shall be constructed in accordance with the city's latest edition of
Standard Specifications and Detail Plates and/or the State Plumbing Codes. Installation
of the utilities will require a building permit through the city's building department. All
retaining walls in excess of four feet in height will also need to be engineered and permits
obtained through the city's building department.
o
An encroachment agreement will be necessary for any structures and/or the parking lot
that fall within the proposed drainage and utility easement for the sanitary sewer line.
This document shall be recorded against the property.
All disturbed areas as a result of construction activities shall be immediately restored with
seed and disc-mulched or wood fiber blanket or sod within two weeks of completion of
each construction activity in accordance with the city's Best Management Practice
Handbook.
9. The applicant shall provide detailed storm sewer calculations and drainage area map for
1 O-year and 100-year 24-hour storm events prior to issuance of a building permit.
10.
The applicant shall apply for, obtain permits from the appropriate regulatory agencies, i.e.
Watershed District, Minnesota Department of Health, and comply with their conditions of
approval.
11.
Driveway access onto Coulter Boulevard shall be prohibited. Access to the site shall be
limited to Stone Creek Drive. The plans shall incorporate the city's industrial driveway
detail plate and construct pedestrian ramps.
Stone Creek Office Building
April 12, 2000
Page 16
12. The applicant shall be responsible for surface water management fees in the amount of
$8,993.00. These fees shall be collected at time of building permit issuance.
13.
The applicant shall be responsible for sewer and water hookup and connection fees based
on four REUs unless the Metropolitan Environmental Commission estimates more than
four SAC units. The applicant will be charged these fees at time of building permit
issuance. The hookup and connection fees may be specially assessed.
14.
The applicant will need to have a soils engineer recommend a pavement design to
accommodate the 7-ton per axle design requirements based on soil conditions
experienced on the site.
3.5.
16.
17.
18.
19.
20.
21.
22.
23.
The applicant/owner shall dedicate the necessary street right-of-way for Coulter
Boulevard, sanitary sewer line and stormwater pond. The city shall prepare the necessary
legal description and easement agreement for the applicant to execute.
The northem one-half of the lower level shall not be utilized for leasable office space.
The lighting plan shall incorporate existing light fixtures along Coulter Blvd. and Stone
Creek Drive that may impact the site.
Landscaping shall be increased around the parking lot to provide 100 percent screening of
the area.
The trash enclosure shall be constructed of materials compatible with the primary structure.
Further, it shall be screened from adjacent properties on the west, south and east elevations
with landscaping.
The building is required to be protected with an automatic fire sprinkler system.
Detailed occupancy related requirements will be reviewed when complete plans are
submitted.
Two accessible parking spaces are required for the thirty-six spaces that are provided.
The fire marshal's conditions are as follows:
a. Submit utility plans showing fire hydrant locations for review and approval.
bo
Submit radius turn plans to City Engineer and Chanhassen Fire Marshal for
review and approval.
Co
Comply with Chanhassen Fire Department Policy regarding notes to be included
on all site plans. Pursuant to Policy #04-1991. Copy enclosed.
Stone Creek Office Building
April 12, 2000
Page 17
24. Full park and trail fees shall be paid at the time of building permit.
"The Planning Commission recommends approval of the conditional use permit (CUP# 00-1) for
the construction of a building within the Bluff Creek Overlay District."
Attachments
2.
3.
4.
5.
6.
Application
Memo from David Hempel dated April 13, 2000
Memo from Steven Torell dated April 10, 2000
Memo from Mark Litfin dated April 12, 2000
Site Plan
Public Heating Notice
Stone Creek Office Building
April 12, 2000
Page 18
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
Application of M.J. Gorra Rezoning
On April 19, 2000, the Chanhassen Planning Commission met at its regularly schedule
meeting to consider the application of M. J. Gorra for rezoning property from A-2, Agricultural
Estate to lOP, Industrial Office Park. The Planning Commission conducted a public hearing on
the proposed rezoning 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
2.
3.
4.
The property is currently zoned A-2, Agricultural Estate District
The property is guided in the Land Use Plan for Office/Industrial and Open Space.
The legal description of the property is: see Exhibit A
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.
Stone Creek Office Building
April 12, 2000
Page 19
e)
The proposed use conforms with all performance standards contained in the
Zoning Ordinance.
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.
f)
Traffic generation by the proposed use is within capabilities of streets serving the
property.
The planning report #s REZ 00-1, SPR 00-6 and CUP 00-1 dated March 16, 2000,
prepared by Charles Radloff, Architects and Planners is incorporated herein.
RECOMMENDATION
rezoning.
The Planning Commission recommends that the City Council approve the
ADOPTED by the Chanhassen Planning Commission this __ day of ,2000.
CHANHASSEN PLANNING COMMISSION
ATTEST:
BY:
Its Chairman
Secretary
g:\plan\ck\plan commXstone creek office bldg. 00-6 spt.doc
T-'O o
b
242-474-7124
That part of the North Half of the Northwest Quarter, Sectiotl 15, Township 116, Range 23,
Carver County,. Minnesota described as follows: Commencing at intersection of the south line
said North Half of the Northwest Quarter with the cer~terline of County State. Aid Highway No.
] 9 fllence North 89 degree, 30 minutes 44 seconds East, assumed basis for bearings, along
soath line of said North Half of the Northwest Quarter, 1809.45 feet to .the actual point of
beginning; thence North I0 degrees 59 minutes 16 seconds West 281.71 feet; thence easterly
194.00 feet along a non-tangential curve, concave ;o the south, having a radius of 450.00 feet, a
central angle of 24 degrees 42 minutes 01 seconds, m~d a chord wl~ich bears North 87 degrees 11
minute, 20 seconds East; thence South 80 degrees 27 minutes :39 seconds East 530.54 feet, to the
east line of said North Half of the Northwest Quarter; thence South 02 degrees 26 minutes 25
seconds ] 92.531 feet, along said east line, to the south line of said Northwest Quarter thence
South 89 degrees _30 minutes 44 seconds West 670.00 fee~, along smd south l~ne to the point of
beginning.
02/28/00 10:28 FAX 612 937 5739 ............ CITY
002
CiTY OF CHANi-IASSEN
690 COULTER DRIVE
CHANHASSEI~,'MN -55317
(612) 937-1900
DEVELOPMEN3: RE~IL=W ABEUCA::['iQN
V/APPLICANT:
ADDRESS:
.-.~
TELEPHONE (Day time) ~'~ 7 ¢' - 7 t 4-
V/OWNER:
ADDRESS:
TELEPHONE:
Comprehensive Plan Amendment
Temporary Sales Permit
Conditional Use Permit
Interim Use Permit
Vacation of ROW/Easements
Variance ~j~7~'~
Non-conforming Use Permit
Wetlan--d-AlteratJon Permit '
Planned Unit Development'
Zooin. g
...~..~ Rezoning ~r~~
. Zoning Ordinance Amendment
.. Sign Permits
V-
Sign Plan Review
Site Plan Revlew*
~ S~Jbdivisio n*
~SQ ~],Jl~SP FI/VACNA B/WAP/Metes
and ~'ounds, ~.~,0 Minor SUB)
v'"A llst'of all property owners within 500 feet of the boundaries of the property must be Included with the
application.
. -V~Buiidlng material samples must be submitted wit.b _s~_e I~La_n _r_e.v.!_.e~_._s.
· / *Twenty-six full size folded copies of the plans must be submitted, Including an 8W' X 11" reduced copy of
transparency for each plan sheet.
~* Escrow will be required for other applications through the development contract
NOTE - When multiple applications are processed, the appropriate fee shaJI be charged _fo_ _r _e_ac__h _ap@!!.c_.a~!.o..n.
0~2~/d~"-['0:2g'~AX' ~I2 937 5799 CI~z' OF CH~I~$$EN ~003
PROJECT NAME
L(~AT~ON
LEGAL DESCRIPTION
WETLANDS PRESENT
PRESEN'.[ ZONING
REQUESTED ZONING
YES ~ NO
PRESENT 1_AND'USE DESIGNATION
REQUESTED LAND USE DESIGNATION
This ~pli~on must ~ ~mplet~ in ~11 ~d ~ ~e~n or cleady pdnl~ a~ must be a~ompani~ by afl info,orlon
and plans r~uir~ by ~plicable C~ O~lna~ pmvlsbns. Before fili~ this appli~on, ~u should ~nf~ ~ ~e Planni~
A dete~inafion of complete~ss of ~s appli~fion sh~l be made ~thin ten business da~ of ~plication ~al, A
noti~ of application deficiencies sh~l be mail~ to the ~pli~ ~thin ten business da~ of application.
This is to ce~ that I ~ maki~ applbstlon for the descd~ a~on by ~e C~ and that. I ~ mspo~ible ~r ~mpl~ng wRh
~1 c~ requirements wEh r~a~ to this request. ~ appli~tion shou~ be process~ in my name ~d I ~ ~e p~ whom
the G!~ ~bg~ ~9~ct regaling any roarer pe~i~ng to ~is appli~on. I have a~ach~ a copy o[ proof of o~emhip (either
~py of ~eds DupJi~Jb'~CEt~ 0'f ~ffe,'Ab~t'~c't ~f ~tle orp~h~e agreement), or I am-~e a~odz~ ~mon to m~e
this ~pli~Qon and the fee o~er has a~o signed ~ ~plJ~fion.
1 will keep myself' informed of the deadlines for submission of m. _a:Le_n'_a! ~ ~.e.p.r..og..r.e..s.s of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc, ~Jtli'~-n [iS'ti~te"prioi' t~"a~ly
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
my knowledge.
The city hereby notifies the applicant that development review cannot be completed withiri 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 .sb_a!! _b_e _c_o_mp!.e.L.eEl...w..!l.h.!.q ~.2..0..d._a~ unless additional review
extensions are approved by the applicant. ' ...............................
Slg nattJ re of ~,/~e Ow n"~"r ~' D~ate
Application Received on ~;;~l ~/~) Fee Pak~l, J~ ~'~::~
. - 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.
Charles J. Radloff · Architect
Mar_ch 16, 2.000
~',[TY OF CHAN~-' .... ~N
NAR 1 7 2000
CHAI~Hr~ .................. cr~T
Stone Creek Office Building
Coulter Boulevard and Stone Creek Drive
Chanhassen, Minnesota
Request the following items fOr consideration in reference to the site plan
review for_ this building.
Item #1
Rezone subject property I. O. P. zoning from present zoning of AG2.
Item #2
Requests a variance to Bluff Creek Primary Overlay District for permission
to build in the district. This variance should be granted because the
whole site is within the Bluff Creek Primary Overlay District and the entire
site would be unbuildable.
Item # 3
Request conditional use permit for construction of a building in. Bluff
Creek Primary Overlay District.
Item #4
Request a variance from 50'-0" setback for parking and building to the
residential property. Parking set back reduced to 15 ft., and the building
set back reduced to 40 ft. This variance should be granted because of
the unusual shape of the site, minimal buildable area in the site, and very
large unbuildable area in the adjacent residential property, creating a
substantial buffer to the existing residential properties.
Item
Request variance for reduction of parking stalls from 46 to $6 parking
stalls. This variance should be granted because of the unusual shape of
979 VALLEY VIEW ROAD · SUITE 256 · EDEN PRAIRIE. MINNESOTA 55344 * 952-941-1667
Stone Creek Office Page 2
the site, minimal buildable area within the site and the number of Code
required parking spaces is based on gross buildable area. Yhe building
was designed with a large lobby and two-story space as an amenity to
the occupants and is not considered to be occupied space by the building
inspection department. A ratio of five cars per 1000 square feet of net
rental area was used to determine the appropriate parking requirements,
Item #6
Easements are being drafted by the city of Chanhassen for a existing
_.w.a_t~r r _e t _e _n_ _t i q _n_ p.o_.n.d f.o_r _stre_et r.u_.n _o. ff a_~d a~ e_.x!~st!.ng _se_..w._er !!.ne_ tha~t r.u__n_s
through the property. It should be noted that the easements will require
an encroachment description for the south parking lot retaining wall and
exterior stairway. These easements are under consideration by the
landowner in coordination with the requests outlined in Item #1 through
Item #5. -
cc: Mike Gorra
MEMORANDUM
CffYOF
TO:
FROM:
Kirchoff, Planner II
~..a,Ynvte,-hiHaemp el' Assistant City Engineer ~)C'~ !'~k~''
Bill tsement, Engineering Technician IV
690 City Center Drive, PO Box I47
Chanhassen, Minnesota 55317
Phone 612.937.1900
General Fax' 612.93Z5739
Engineering Fax 612. 937. 9152
P~tb/ic Safety Fax' 612934.2524
Web wwm cl. &anhassen. m,.lts
DATE:
SUB J:
April 13, 2000
Site Plan Review for Stone Creek Office Building in the Southwest
Comer of Coulter Boulevard and Stone Creek Drive - Land Use
Review File No. 00-09
Upon review of the plans prepared by Charles Radloff dated March 16, 2000 we
offer the following comments and recommendation:
GRADING
No detailed grading plan was submitted for review; however, staff anticipates the
parcel will need to be graded for development for the office building, parking lot
and utilities. The existing site conditions range in elevation from 939 in the
northeast comer of the property to 918 along the wetlands in the westerly portion
of the site. During construction of Coulter Boulevard fill material was placed on
the site. Site grading will involve leveling the site to an elevation of 932.0+ for
the parking lot. The building is proposed with a walkout level; therefore, should
conform fairly well to the existing terrain. Since no building elevations were
provided, staff will recommend that the lowest floor elevation of the building be a
minimum of two feet above the high water level of the stormwater pond (per city
ordinance) which is 922. Therefore, the lowest floor elevation must be a
minimum of 924.0. Staff does not believe any earthen material will need to be
exported or imported to the site based on proposed spot elevations on the parking
lot. However, should material need to be imported or exported, the applicant
should be aware that if the material is to be deposited in another location in
Chanhassen it will require an earthwork permit from the city. In addition, a
detailed haul route will also need to be submitted to the city for review and
approval.
Retaining walls are proposed along the parking lot on the westerly and southerly
sides of the parking lot. To and bottom elevations of the walls need to be shown
on the grading plans to determine whether or not the wall will need to be
engineered (retaining walls in excess of four feet in height need to be engineered
and a separate building permit applied for).
It is difficult to tell if the existing power poles which parallel the easterly property
line will be affected by site development. The power pole/line may need to be
relocated or adjusted due to the proposed access from Stone Creek Drive. The
developer shall be responsible for any and all coordination and adjustments to the
power pole/line. A detailed grading, drainage and erosion control plan with
The Gtv o£ Chanhassen. A growing community, with dean lakes, quality, schools, a charmin~ downtown, thrivin¢ businesses, and beautiful barks. A freat olace to live, work, and olay.
1
Cynthia Kirchoff, Planner II
Stone Creek Office Building PPR
April 13, 2000
Page 2
proposed and existing two-foot contours and showing existing site conditions
shall be submitted prior to this item being considered before the City Council.
Typically along collector roads berming is required to provide screening for the
parking lot improvements. Given the site configuration, staff is recommending
that screening be accomplished by landscaping in lieu ofberming. The city does
have boulevard tree plantings along Coulter Boulevard. These trees appear not to
be impacted by site development. It may be possible to work with the developer
in increasing the plantings along Coulter Boulevard as Well as Stone Creek Drive
to achieve the desired screening of the parking lot as long as sight lines and snow
storage areas are not jeopardized.
DRAINAGE
For the most part, the site sheet drains toward the city's stormwater pond located
in the westerly portion of the site. The plans propose for the parking lot drainage
to be collected by catch basins in the parking lot and conveyed via storm sewer to
the city's stormwater pond for pretreatment prior to discharging off site. No
additional ponding improvements will be necessary with this site plan proposal
since the site will be draining into the existing pond. Staff does recommend the
applicant provide the city with detailed stormwater drainage calculations for a 10-
year and 100-year, 24-hour storm event for the storm drainage system to insure
the number of catch basins and pipe sizes are adequate. The storm sewer outlet
pipes shall be designed with a maximum discharge rate of 5 cfs. This may require
deeper catch basin structures or additional drop manholes prior to discharging
runoff into the city's stormwater pond.
SWMP
The parcel has not been assessed for storm drainage improvements. Although this
is not a subdivision, staff recommends the applicant be responsible for surface
water management fees (SWMP) in accordance with city ordinance. The site
overall is approximately 4.0 acres; however, most of the site is encumbered by
wetlands and stormwater pond. Staff estimates a net developable acreage of one
acre. Based on the land use of office/industrial the rate per acres is $4,360 for
stormwater quantity and $4,633/acre for water quality. These fees are payable at
time of building permit issuance.
UTILITIES
Municipal sanitary sewer and water service is available to the property. Water
services have been extended from Coulter Boulevard to the property line. The
city's sanitary sewer line intersects the property along the south and westerly
portion of the proposed building site. The applicant will need to connect into the
city's trunk sewer line for service. The city will require the applicant to obtain the
appropriate sewer and water connection permits and fees in conjunction with site
Cynthia Kirchoff, Planner II
Stone Creek Office Building PPR
April 13, 2000
Page 3
development. All proposed utility improvements on the site will be privately
owned and maintained upon completion. All utility improvements shall be
installed in accordance with the City's 2000 Standard Specifications and Detail
Plates and/or State of Minnesota Plumbing Code.
According to a search of the assessment history of this parcel the property was not
previously assessed for sanitary sewer, storm sewer and water or street
improvements in conjunction with the Coulter Boulevard and Bluff Creek trunk
improvement projects. The assessments for sewer and water were deferred until
development occurs. Based on the proposed land use (office
commercial/industrial), residential equivalent units (REUs) are applied at a rate of
four units per acre. The 2000 sanitary sewer hookup charges and connection
charges are $1,300/REU and $4,075/REU, respectively. The 2000 water hookup
and connection charges are $1,694/REU and $4,075/REU, respectively. Based on
the net developable acreage of the site (one acre), the applicant will be responsible
for sewer and water hookup and connection charges in the amount of $44,576.00.
These fees are collected at time of building permit issuance and may be specially
assessed against the property. On a footnote, should the Metropolitan
Environmental Commission determine the building will generate more that four
SAC units, the number of hookup and connection charges will also increase
proportionately.
The site plan should be revised to indicate the invert and top of manhole structure
on all sewer and storm sewer lines to determine if the lines have sufficient cover
and if there will be any impacts with existing infrastructure.
STREETS
The site is proposed to be accessed from Stone Creek Drive and Coulter
Boulevard. Stone Creek Drive is constructed with a 36-foot wide, face-to-face,
residential collector-type street with street lighting, boulevard landscaping and
sidewalk. There is also sidewalk on the east and west side of Stone Creek Drive
which is not shown on the plans. The plans need to incorporate the existing six-
foot wide sidewalk along the west side of Stone Creek Drive and provide
pedestrian.ramps at the driveway curb cuts. Coulter Boulevard is also 36-foot
wide, but commercial-type street section and is listed as a collector street in the
city's comprehensive plan and Minnesota State Aid (MSA) route street.
According to city ordinances, driveway locations on collector roads shall be
minimized whenever feasible. Staff is recommending that the driveway entrance
onto Coulter Boulevard be eliminated. Staff believes that the property can be
accommodated with only one curb cut on Stone Creek Drive. Staffhas reviewed
the parking lot configuration and finds them fairly well designed and in general
accordance with city ordinances with the exception of the driveway radiuses onto
Stone Creek Drive. They need to be expanded from 10 feet to 20 feet. The
parking lot pavement and drive aisles must be designed to accommodate 7-ton per
axle weight design per city ordinance. The applicant will need to have a soils
Cynthia Kirchoff, Planner II
Stone Creek Office Building PPR
April 13, 2000
Page 4
engineer recommend a pavement design to accommodate the 7-ton per axle
design requirements based on soil conditions experienced on the site. The
driveway entrance onto Stone Creek Drive will need to incorporate the city's
industrial driveway detail No. 5207 and pedestrian ramps for the existing
sidewalk.
The property does not have easements or right-of-way recorded for Coulter
Boulevard, storm drainage ponds or sanitary sewer. The owner (previous)
petitioned the city for the improvements and signed a waiver of trespass
agreement to construct the improvements. The intent was for the property owner
to dedicate the necessary right-of-way and utility improvements in conjunction
with final platting of the property. However, since this property was created in
conjunction with the Coulter Boulevard project, no subdivision or final plat was
needed to develop the site. Therefore, staff is requesting the applicant/owner
dedicate the necessary street right-of-way for Coulter Boulevard, sanitary sewer
line and stormwater pond. The city shall prepare the necessary legal description
and easement agreement for the applicant to execute. In conjunction with Coulter
Boulevard construction, none of the adjacent properties were compensated for
right-of-way or utility and drainage easements as part of the project. If the
properties would have been, the assessments for street and utility would have
been higher essentially reassessed against the property anyway.
EROSION CONTROL
The plans do not propose any erosion control measures. The site plan and grading
plan will need to incorporate erosion control measures around the perimeter of the
construction limits. In addition, a rock construction entrance will be needed off of
Stone Creek Drive at the access point to the site.
RECOMMENDED CONDITIONS OF APPROVAL
The applicant shall enter into a site plan agreement with the city and provide
the necessary financial security to guarantee erosion control, site restoration,
utility connections, driveway access and landscaping.
All boulevard trees along Coulter Boulevard shall be preserved and
guaranteed by the applicant. If any trees need to be removed in conjunction
with site grading or utility installation, they must be replaced elsewhere on
Coulter Boulevard and guaranteed for one growing season after the
construction has been completed.
Protective tree fencing or erosion control fencing shall be installed along the
boulevard to protect the trees from construction activities. Landscaping may
be placed within the Stone Creek Drive boulevard area as well as portions of
Coulter Boulevard to assist screening the parking lot. A landscaping plan
Cynthia Kirchoff, Planner II
Stone Creek Office Building PPR
April 13, 2000
Page 5
o
o
will need to be reviewed and approved by engineering prior to any
landscaping being installed.
The site plan and grading plan should include the existing six-foot wide
concrete sidewalk along the west side of Stone Creek Drive and any power
poles and street lights to determine potential impacts to the existing
infrastructure. The site plan shall also include rim and invert elevations, size,
type and grade of utility pipes.
A detailed grading, drainage and erosion control plan including the lowest
floor and first floor building elevations needs to be submitted prior to this
item being considered by the City Council.
All private utilities shall be constructed in accordance with the city's latest
edition of Standard Specifications and Detail Plates and/or the State
Plumbing Codes. Installation of the utilities will require a building permit
through the city's building department. All retaining walls in excess of four
feet in height will also need tobe engineered and permits obtained through
the city's building department.
An encroachment agreement will be necessary for any structures and/or the
parking lot that fall within the proposed drainage and utility easement for the
sanitary sewer line. This document shall be recorded against the property.
8. All disturbed areas as a result of construction activities shall be immediately
restored with Seed and disc-mulched or wood fiber blanket or sod within two
weeks of completion of each construction activity in accordance with the
city's Best Management Practice Handbook.
9. The applicant shall provide detailed storm sewer calculations and drainage
area map for 10-year and 100-year 24-hour storm events prior to issuance of
a building permit.
10.
11.
12.
13.
The applicant shall apply for, obtain permits from the appropriate regulatory
agencies, i.e. Watershed District, Minnesota Department of Health, and
comply with their conditions of approval.
Driveway access onto Coulter Boulevard shall be prohibited. Access to the
site shall be limited to Stone Creek Drive. The plans shall incorporate the
city's industrial driveway detail plate and construct pedestrian ramps.
The applicant shall be responsible for surface water management fees in the
amount of $8,993.00. These fees shall be collected at time of building permit
issuance.
The applicant shall be responsible for sewer and water hookup and
connection fees based on four REUs unless the Metropolitan Environmental
Cynthia Kirchoff, Planner II
Stone Creek Office Building PPR
April 13, 2000
Page 6
14.
15.
Commission estimates more than four SAC units. The applicant will be
charged these fees at time of building permit issuance. The hookup and
connection fees may be specially assessed.
The applicant will need to have a soils engineer recommend a pavement
design to accommodate the 7-ton per axle design requirements based on soil
conditions experienced on the site.
The applicant/owner shall dedicate the necessary street right-of-way for
Coulter Boulevard, sanitary sewer line and stormwater pond. The city shall
prepare the necessary legal description and easement agreement for the
applicant to execute.
g:\eng\dave\pc\office building spr.doc
CITYOF
C HASSEI
690 Gq Ce,ret D~qve, PO Box' 147
Cha,hassen, Minnesota 55317
Pho,e 612.937.1900
Ge,eM Fax 612937.5739
E, gi,ee~q,g F~r 612.937.9152
Pubhc Sago, Fax 612934.2524
l~b www. d. cbanhasse,, m,.,s
MEMORANDUM
Kirchoff, Planner II -
TO: Cynthia
FROM: Steven Torell, Building Official~"~"'~ /
DATE: April 10, 2000
SUB J: Site Plan Review for: Stone Creek Office Building
Planning Case: 00-1 Rezoning, 00-6 Site Plan, 00-1 CUP
I have reviewed the plans for the above building and offer the following comments:
The building is required to be protected with an automatic fire sprinkler system.
Detailed occupancy related requirements will be reviewed when complete plans are
submitted.
Two accessible parking spaces are required for the thirty-six spaces that are
provided.
The building owner and or their representative should meet with the Inspections
Division as soon as possible to discuss plan review and permit procedures.
G/safcty/st/memos/plan/stonecreekoffice
The G~y qf Chanhasse,. A g~vwi,~ communi~, with clea~ lakes, ,ualit¥ schools, a c/~amti,~ dow,tow,, thrivi,~ businesses, and beautiful ~arks, A ~reat ,lace to live, work, and ~lay.
CITYOF
HAN EN
MEMORANDUM
690 O9, Center Ddve, PO Box I47 TO:
Chanhassen, Mim~esota 55317
Pho,e 612937.1900
General £ax 612.93Z5739
Enginee~q,g F~ 612.93Z9152
&t b/ic Sago, Fax 6IZ 93 4. 2524
~b wwu~ci.&anba~sen, mn. tts
FROM:
DATE:
SUBJECT:
Cynthia Kirchoff, Planner II
Mark Littfin, Fire Marshal
April 12, 2000
M J Gorra is requesting to re-zone 3.98 acres of property zoned A2,
Agricultural Estates to lOP, Industrial Office Park, Site Plan approval
ora 10,270 square foot office building, a conditional use permit to
construct a building in the Bluff Creek Overlay District, and variance
from the 40 foot setback from the primary zone of the Bluff Creek
Primary Overlay District, a 35 foot variance from the required 50 tbot
setback when property abuts a residential use, and a variance from
parking requirements, located at the southwest corner of Coulter Blvd
and Stone Creek Drive, Stone Creek Office Building.
Planning Case: 00-1 Rezoning, 00-6 Site Plan, 00-1 CUP.
1 have reviewed the site plan for the above project, in order to comply with the Chanhassen
Fire Department/Fire Prevention Division, 1 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.
1. Submit utility plans showing fire hydrant locations for review and approval.
2. Submit radius turn plans to City Engineer and Chanhassen Fire Marshal for review and
approval.
3. Comply with Chanhassen Fire Department Policy regarding notes to be included on all
site plans. Pursuant to Policy #04-1991. Copy enclosed.
The Cit~, o/'Chanhassen. /I crowh~f communin, with dean lakes, aualit~ schools, a chamdng downtown, thriving businesses, and beaufihd varks. A freat olace to live, work, and ola~.
CITYOF
CHAI EI
690 City Center Drive, PO Box 147
Chanhassen, Minnesota 55317
Phone 612.93ZI900
General Fax 612. 937. 5739
Engineering Fax 612.93Z9152
Public Safe~y tax 612.934.2524
Web www. ci. chanhassen, mn. us
CHANHASSEN FIRE DEPARTMENT POLICY
CHANHASSEN FIRE DEPARTMENT NOTES TO BE
INCLUDED ON ALL SITE PLANS
Fire Marshal must witness the flushing of underground sprinkler
service line, per NFPA 13-8-2.1.
A final inspection by the Fire Marshal before a Certificate of
Occupancy is issued.
Fire Deparlrnent access roads shall be provided on site during all
phases of construction. The construction of these temporary roads
will conform with the Chanhassen Fire Department requirements for
temporary access roads at construction sites. Details are available.
Onsite fire hydrants shall be provided and in operating condition
during all phases of construction.
The use of liquefied petroleum gas shall be in conformance with
NFPA Standard 58 and the Minnesota Uniform Fire Code. A list of
these requirements is available. (See policy #33-1993)
All fire detection and fire suppression systems shall be monitored by
an approved UL central station with a UL 72 Certificate issued on
these systems before final occupancy is issued.
An 1 l"x 14" As Built shallbe providedto the Fire Department. The
As Built shall be reproducible and acceptable to the Fire Marshal.
(See policy #07-1991).
Chanhassen Fire Department
Fire PreventiOn
Policy #04-1991
Date: 11/22/91
Revised: 06/05/98
Page 1 of 2
The Gix o£ £hanbassen. A crowing commumtv with clean lakes, attalin, schools, a charming downtown, thrivin~ businesses, and beautiful parks. A great place to live, work, and play.
An approved lock box shall be provided on the building for fn'e
department use. The lock box should be located by the Fire
Department connection or as located by the Fire Marshal.
10.
11.
High-piled combustible storage shall comply with the requirements
o__f Article #81 of the Minnesota Uniform Fire Code. High-piled
combustible storage is combustible materials on closely packed piles
more than 15' in height or combustible materials on pallets or in
racks more than 12' in height. For certain special-hazard
commodities such as rubber tires, plastics, some flammable liquids,
idle pallets, etc. the critical pile height may be as low as 6 feet.
Fire lane signage shall be provided as required by the Fire Marshal.
(See policy #06-1991).
Maximum allowed size of domestic water service On a combination
domestic/fire sprinkler supply line policy must be followed. (See
policy #36-1994).
Approved- Public Safety Director
Chanhassen Fire Department
Fire Prevention
Policy #04-1991
Date: 11/22/91
Revised: 06/05/98
Page 2 of 2
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NOTICE OF PUBLIC HEARING
PLANNING COMMISSION MEETING
WEDNESDAY, APRIL 19, 2000 AT 7:00 P.M.
CITY HALL COUNCIL CHAMBERS
690 CITY CENTER DRIVE
PROPOSAL
Site Plan for an Office
Building
APPLICANT:
LOCATION:
M. J. Gorra
SW Comer of Coulter Blvd.
and Stone Creek Drive
NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant,
M. J. Gorra request to rezone 3.98 acres of property zoned A2, Agricultural Estates to lOP, Industrial
Office Park, site plan approval of a 10,270 sq. ft. office building, a conditional use permit to construct
a building in the Bluff Creek Overlay District, a variance from the Bluff Creek Primary Overlay District,
a 35 fL variance from the requested 50 ft. setback when property abuts a residential use, and a variance
from parking requirements, located at the southwest comer of Coulter Boulevard and Stone Creek Drive,
Stone Creek Office Building.
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 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.
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 Cindy at 937-1900 ext. 117. 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 April 6, 2000.
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MICHAEL J GORRA
1680 ARBORETUM DR
CHANHASSEN, MN 55317
FAMILY OF CHRIST LUTH CHRUCH
275 EAST LAKE DR
PO BOX 388
CHANHASSEN, MN 55317
BLUFF CREEK PARTNERSC/O LAND
GROUP
123 NORTH 3RD ST
MINNEAPOLIS, MN 55401
HERITAGE DEVELOPMENT INC
,450 CO RD D E
ST PAUL, MN 55117
THE PILLSBURY COMPANYATTN:
CHRIS MUNTIFERING MSO8X3
200 6TH ST S
MINNEAPOLIS, MN 55402
RICHARD D & MARY A FRASCH
8000 ACORN LN
CHANHASSEN, MN 55317
MARK J FOSTER &KAREN S OLSSON
8020 ACORN LN
CHANHASSEN, MN 55317
GREGORY B & JULIE R MAANUM
8040 ACORN LN
CHANHASSEN, MN 55317
SISKA GROUP INC
450 EAST CO RD D
ST PAUL, MN 55117
ALBERT & CAROL BISTANY
1931 ANDREW CT
CHANHASSEN, MN 55317
JAMES H & KATHLEEN PENSYL
1972 ANDREW CT
CHANHASSEN, MN 55317
WILLIAM R B ANDERSON &KATHLE
M B ANDERSON
1974 ANDREW CT
CHANHASSEN, MN 55317
KEVIN R WRIGHT &MEGAN A ARNOLD
1976 ANDREW CT
CHANHASSEN, MN 55317
KATHY J DONOVAN
1978 ANDREW CT
CHANHASSEN, MN 55317
CREEK FIVE ASSOCIATESC/O LAND
GROUP INC
123 3RD ST N
MINNEAPOLIS, MN 55401
VAN & NGA DANG
12307 PARKWOOD DR
BURNSVILLE, MN 55337
MARTIN K & KATHLEEN M SCHUTROP
2230 TIMBERWOOD DR
CHANHASSEN, MN 55317