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MEMORANDUM
TO:
FROM:
SUB J:
DATE:
Planning Commission
Kate Aanenson, AICP, Community Development Director
Market Street Station Update
October 1, 2003
On September 16, 2003, the Planning Commission held a public hearing on the
Market Street Station development. One of major concerns was the bus
circulation within the site. On September 30, staff met with the applicant and
Southwest Metro Transit to review circulation within the site. An alternative
circulation pattern was proposed. The alternative was less desirable because it
introduced more conflicts by having the bus circulation between two parking
aisles. The proposed solution staff is recommending is to provide a drop off and
pick up area adjacent to the Frontier building. The area is currently gravel but
will be improved with asphalt and concrete curbing (see revised plans). Attached
is a letter fi'om Southwest Metro dated October 1, 2003 addressing concerns
raised at the meeting.
Staff met with the applicant on September 24th to review the other issues that
were raised by the commission. The majority of these issues have been resolved.
The "Bank" building has been moved to the east 4 feet. This resolves the parking
aisle width and drainage issues. These changes have been modified as part of the
grading and drainage issues in the staff report and have been revised in the
conditions of approval. Deletions are shown as a strike out and additions are
shown in bold. Revised Engineering plans will be submitted to staff on Friday
and will be shared with the Planning Commission on October 7, 2003.
Staff is recommending approval with the conditions in the staff report.
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..... Original Message .....
From: Len Simich [mailto:lsimich@swtransit.or~g]
Sent: Wednesday, October 01, 2003 2:41 PM
To: Justin Miller
Subject: Safety & Schedule
Good afternoon Justin,
At our meeting on Tuesday, September 30, 2003, you asked me to prepare
responses to the questions listed below. Answers appear after the question.
Please let me know if I can be of any further assistance.
P.S. I do plan on attending next Tuesday's meeting of the Planning
Commission. Also attached is the letter I submitted to the Metropolitan
Council in response to their question about the CMAQ request.
Question #1. Do we foresee any potential conflicts between pedestrians
accessing business locations within the development and our buses?
Answer #1. SMTC does not anticipate any conflicts. We feel any potential
conflicts have been reduced with the new proposed option that circulates
buses closer to the retail buildings (i.e. only one parking isle to contend
with).
SMTC has been in operation since 1986. During that tenure we have never had
an incident between a pedestrian and a bus. SMTC has one of the highest
safety records in the business. We are currently operating on a record of
over 500,000 miles without an accident, and over the past year we traveled
over 1.3 miles with only 8 minor accidents, well above the national average
of 1 accident per 50,000 traveled.
Our drivers are trained professionals. We require all drivers to go through
an extensive safety training program that reviews pedestrian, cyclist and
children's unpredictable actions, to better prepare our drivers to avoid
problem situations before one actually occurs.
SMTC also currently operates in locations similar to what is being proposed
in the new Chanhassen development without any problems. Those areas are the
Eden Prairie Mall, Southdale Mall, Preserve Village Mall Highway 169 and
Anderson Lakes Rd.), and we operate in areas with higher levels of pedestrian
traffic than what we would experience in Chanhassen such as downtown
Minneapolis and on the campus of the University of Minnesota.
Question # 2. How many buses do we foresee operating out of the Market
Station Location?
We anticipate four scheduled trips per peak hour into and out of the park and
ride lot (6:00 am to 8:30 am, and 3:30 pm to 6:30 pm). Depending of the
success of the service, some of these trips may require two buses. The
answer would be somewhere in the range from 4-8 buses per hour.
Question ~3. What is the status of the parking ramp proposed for the site?
A grant has been submitted for the transit portion of any future parking
ramp. The grant has made it through the initial screening process, and is
being prioritized with other eligible projects. SMTC should know if the
project will be funded by the end of the year. If we are successful, the
funding would be in place by the year 2007.
CITY OF
Il
P.C. DATE: 9-15-03
C.C. DATE: 10-30-03
REVIEW DEADLINE: 10129102
CASE: SPR 03-9, Rez 03-03
BY: Aanenson:v
STAFF REPORT
PROPOSAL: Replat of 3 Subdivisions; Conditional Use Permit for more than one
building on a lot; Rezoning fi'om BG, General Business to CBD, Central
Business District; Site Plan Review with Variances of approximately
60,000 square feet of retail, office, cinema and restaurant; Vacation of
utility easements
LOCATION:
7880 Market Boulevard
Easy Rider Subdivision
Chanhassen Mall Addition
Frontier Cinema Addition
APPLICANT:
Market Street Station, LLP
c/o Kraus Anderson Realty Corp.
4210 Old Shakopee Road
Bloomington, MN 55437
PRESENT ZONING:
2020 LAND USE PLAN:
CBD, Central Business District
Commercial
h.l
ACREAGE: 11,4 acres
SUMMARY OF REQUEST: Redevelopment of the Bowling Alley Site including
demolition of the bowling alley; Site Plan Review with variances for the construction of
a 60,000 sq. ft. building including cinema expansion, retail, restaurant and office;
rezoning from General Business to General Business; replat of subdivision; and a
conditional use permit for more than one building on a lot.
Notice of this public hearing has been mailed to all property owners within 500 feet.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City's discretion in approving or denying a site plan is limited to 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.
Market Street Station
September 16, 2003
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.
The City has a relatively high level of discretion in approving rezonings, PUD's, and
amendments to PUD's because the City is acting in its legislative or policy making capacity. A
rezoning or PUD, and amendment thereto, must be consistent with the City's Comprehensive
Plan.
PROPOSA L/S UMMA RY
The development proposal is a partnership between Bloomberg Companies, Inc. and Kraus
Anderson Realty Company. The partnership is called Market Street Station. The proposal
includes relocation of the Southwest Metro Park and Ride and removal of the existing bowling
alley. Lots are being assembled that include properties previously owned by the City of
Chanhassen and Bloomberg Companies into a single lot. The property is currently zoned
General Business. The proposal seeks rezoning to Central Business District; a conditional use to
allow for more than one building on a lot; site plan review with variances from architectural
standards and sign standards; and vacation of utility easements.
The proposed development is consistent with the proposal that was presented to the city
(including thc Economic Development Authority, the City Council and the Planning
Commission). The premise behind this development is an extension of the city's entertainment
center. The redevelopment of the site consists of mixed uses and a shared parking plan. The
current building footpad is 41,000 square feet. The new development footprint is 42,000 square
feet. This includes the removal of the bowling alley and one storage shed behind the Dinner
Theater. Staff is recommending approval with conditions in the staff report.
BACKGROUND
The subject area was studied in 1994 in a study that was called Chanhassen Vision 2002. This area
was identified as one of the building blocks for the downtown area. The study states, "The Dinner
Theatre is the cornerstone of an entertainment center. This proposed entertainment center will mix
uses to include theaters, restaurants, commercial recreation, hotels and related uses. The
entertainment uses will be concentrated, allowing visitors to park once and shop twice in a common
parking area and move to the various destinations on foot. Its emphasis on nighttime activities will
extend the downtown's daytime vitality into the evening hours."
Market Street Station
September 16, 2003
Page 3
This site is a highly visible one and is likely to become one of the most important intersections in
the Chanhassen CBD.
On January 22, 1996, the City Council approved a Site Plan for the Entertainment Complex to
remodel the existing Chanhassen Bowl/Filly's and a po~Xion of the Frontier building into an
Entertainment Center (#95-21 SPR). The proposal included the redevelopment of the existing
bowling alley/Filly's building into an entertainment center. The Center was to include a bowling
alley/restaurant with an area of 40,000 square feet and 8 theaters with an area of 20,000 square feet.
On September 9, 1996, the City Council approved phasing of the construction of the
Entertainment Complex. The remodeling was phased due to the fact that the Cinema developer
was ready to proceed with construction while the Entertainment Center developer had not
completed the financing package. The phasing of the development included the reconstruction of
the facade, the parking lot, and the railing surrounding the building for the Cinema portion only.
On September 9, 1996, the Council also approved Subdivision 96-17 for the Entertainment
Complex and Frontier Cinema Addition.
On May 26, 1998, the City Council approved the Site Plan for the Frontier Building (#98-7 SPR),
with a variance to allow signs on a building that does not have direct frontage on a public street.
On August 24, 1999, the City Council reviewed a proposal for demolishing the entire building
located west of the existing Chanhassen Cinema, expanding the number of movie screens to 16 and
adding 9,000 square feet of retail space. This application was withdrawn.
At the joint meeting earlier this summer (2003) with the Planning Commission and the City
Council, the following issues were discussed as a part of any potential development:
· Bus conflict through the parking lot
· Shared parking uses--Is the park and ride large enough for mixed uses?
· Drive through uses
· Signage
· Railroad and pedestrian movement
· Design issues:
- Pitched roofs
- Entrances
- Articulation
SOUTHWEST METRO TRANSIT
Currently, Southwest Metro Transit has a parking easement over the southwest section of the
development's parking lot. This parking easement has been in existence since 1992. This is the
only Park and Ride location in the city. There are approximately 110 cars per day.
Market Street Station
September 16, 2003
Page 4
To provide for additional parking spaces and a more controlled interior traffic circulation, the
applicant is working with Southwest Metro Transit and the City to construct a ramp to be used as a
park and ride facility.
The applicant has reviewed the concept of moving the park and ride facility with Southwest
Metro, which has consented to these alterations (see attached resolution #3-10). Southwest Metro
also has applied for grants to help facilitate the future parking ramp/bus shelter that will be
relocated at the east end of Market Street (Pauly Drive), which will also then access the new
parking lot. The road will turn northerly and, in a future phase, connect directly to West 78th
Street between the Chanhassen Dinner Theatre and Frontier buildings, offering future
redevelopment opportunities. These improvements anticipate relocating overhead power lines
and generally improving the aesthetics and circulation of the area behind the Chanhassen Dinner
Theatre. The new parking lot will also require the removal of one of the support workshops and
warehouses for thc Chanhassen Dinner Theatre. These activities will be consolidated into the
remaining structure.
REZONING
As identified in the Vision 2002, the subject site is identified as the "entertainment center" for
the city. This development will be an extension of the center. The Dinner Theatre, Frontier
Building, and the Country Suites Hotel are zoned Central Business District (CBD). The subject
site is zoned General Business. The site currently does not meet the impervious surface
requirement ot' 70% maximum. The ultimate build-out in Phase 3 includes housing. The Central
Business District allows multi-family housing, whereas the General Business District allows only
senior housing. Staff is recommending the rezoning to CBD consistent with the remainder of the
"Entertainment District."
"The intent of the Central Business District it to provide for downtown business development
supporting a strong business district while enhancing the overall character of the community in
conformance with downtown redevelopment plans, goals and objectives."
Findings:
a)
The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City
Comprehensive Plan.
Finding: The site is guided for commercial uses.
b)
The proposed use is or will be compatible with the present and future land uses of
the area.
Finding: The uses continue the entertainment center.
Market Street Station
September 16, 2003
Page 5
c)
The proposed use conforms with all performance standards contained in the
Zoning Ordinance.
Finding: If the property is rezoned to CBD, it would meet the performance
standards with variances for signs for signs and architecture.
d)
The proposed use will not tend to or actually depreciate the area in which it is
proposed.
Finding: Demolition of a vacant building and redevelopment will improve the
value of the subject site.
The proposed use can be accommodated with existing public services and will not
overburden the city's service capacity.
Finding: Municipal service exists in the area.
Traffic generation by the proposed use is within capabilities of streets serving the
property.
Finding: A traffic study was completed for the subject site in 1996 and updated
in 1999.
Based on the findings, staff is recommending approval of the rezoning.
REPLAT
The applicant is proposing to combine three plats into one. This does not constitute a
subdivision because a new lot is not being created, but rather three plats are being combined.
The combination of the lots does require a conditional use permit for more than one building on a
lot. Because this is not a subdivision, extraction fees are received. Fees are not collected for
park and trail and storm water.
CONDITIONAL USE
With the replat of three subdivisions into one, all the building will be on one lot. More than one
building on a lot requires a conditional use permit. Because there is one master developer, staff
supports the one lot proposal. All development must provide cross access easements, especially
for Southwest Metro Transit.
GENERAL ISSUANCE STANDARDS
Will not be detrimental to or endanger the public health, safety, comfort, convenience or
general welfare of the neighborhood or city.
Market Street Station
September 16, 2003
Page 6
7.
Finding: This is a redevelopment plan of an underutilized property in the center
of the city.
Will be consistent with the objectives of the city's comprehensive plan and this chapter.
Finding: The proposed use is consistent with the City Comprehensive Plan.
Will be designed, constructed, operated and maintained so to be compatible in appearance
with the existing or intended character of the general vicinity and will not change the
essential character of that area.
Finding: Meets the zoning district requirements and design standards.
Will not be hazardous or disturbing to existing or planned neighboring uses.
Finding: Sun'ounding uses are commercial.
Will be served adequately by essential public facilities and services, including streets,
police and fire protection, drainage structures, refuse disposal, water and sewer systems
and schools; or will be served adequately by such facilities and services provided by the
persons or agencies responsible for the establishment of the proposed use.
Finding: The site is cmTently serviced by municipal services.
Will not create excessive requirements for public facilities and services and will not be
detrimental to the economic welfare of the community.
Finding: The site is cun'ently serviced by municipal services.
Will not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons, property or the general welfare because
of excessive production of traffic, noise, smoke, fumes, glare, odors, rodents, or trash.
Finding: The uses are consistent standards of the Central Business District.
Will have vehicular approaches to the property which do not create traffic congestion or
interfere with traffic or surrounding public thoroughfares.
Finding: The mix of uses provides day and nighttime uses with a shared parking
plan.
Will not result in the destruction, loss or damage of solar access, natural, scenic or
historic features of major significance.
Market Street Station
September 16, 2003
Page 7
Finding: The city's design proposed a uniform design consistent/compatible with
surrounding developments.
10. Will be aesthetically compatible with the area.
Finding: The proposed use will be compatible with the area.
11. Will not depreciate surrounding property values.
Finding: The use will not depreciate surrounding property values.
12. Will meet standards prescribed for certain uses as provided in this article.
Finding: The use is consistent with the Central Business District.
Based upon the foregoing findings, staff is recommending that the conditional use permit be
approved with appropriate conditions.
SITE PLAN REVIEW
Building Height
Building Setback
COMPLIANCE TABLE - CBD DISTRICT
Ordinance
no maximum
no maximum
Parking stalls
Parking Setback
Hard surface
Coverage
Lot Area 100 x 100
Gradin?_JDrainalze/Erosion Control
Per Parking Study
no maximum
no maximum
Proposed Development
Highest roof peak is 38 ft.
The restaurant on Market Street is the
closest to a public street at 100 feet.
526 stalls
closest point is 75 feet.
N/A
I 1.4 acres
Minimal grading for the site is being proposed with three new buildings replacing the
existing bowling alley and reconfiguration of parking around the new buildings. Existing
Market Street Station
September 16, 2003
Page 8
topography and work limits the need to be shown on the plans.
Drainage will be routed to both existing and proposed storm structures connected to an
existing storm sewer line along the bowling alley access on the south side of the buildings.
The applicant needs to submit proposed storm sewer sizing and drainage calculations
showing that the storm sewer will accommodate the runoff.
An emergency overflows needs to be added in thc parking lot to ensure that storm-water will
drain out of the parking lot and not into the buildings. The emergency overflow elevations
must be a minimum of one foot 0.8-foot lower than the proposed building elevations.
Erosion control measures and site restoration shall be developed in accordance with the City's
Best Management Practice Handbook (BMPH). Staff recommends that the City's Type II
erosion control fence be used around construction areas. Add a rock construction entrance.
Utilities
The applicant is proposing to relocate the existing sanitary sewer and water-main to
accommodate the placement of buildings. The applicant must dedicate a 35 ft. wide public
drainage and utility easement for the new utility lines and show it on the plans.
Sanitary sewer and water hookup charges along with the Metropolitan Council's SAC fee
will be due on all of the lots at the time of building permits issuance. All of these charges are
based on the number of SAC units assigned by the Metropolitan Council. The current 2003
sanitary hookup charges is $1,440/unit, the water hookup charge is $1,876/unit, and the SAC
fee is $1,275/unit. All lateral connection charges will be waived since the applicant is
installing the lateral utility lines.
Public utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Detailed construction plans and
specifications will be required at the time of final platting. The applicant will also be
required to enter into a development contract with the City and supply the necessary financial
security in the amount of 110% of the estimated project cost in the form of a letter of credit or
cash escrow to guarantee installation of thc improvements and the conditions of final plat
approval. Permits from the appropriate regulatory agencies must be obtained, including but
not limited to the MPCA, Department of Health, Watershed District, MnDOT, etc.
Streets & Drive Aisles
The shared drive aisle through the site is a private street. As such, the road must be a
minimum of 26 ft. wide, built to a 9 ton design, and enclosed within a 40 ft. wide private
easement. The applicant must supply inspection reports certifying that the private street is
built to a 9 ton design. All drive aisles adjacent to parking must be a minimum of 26 ft. in width.
Market Street Station
September 16, 2003
Page 9
The applicant is proposing to use two existing full accesses onto Market Boulevard along the
west side of the parcel. One additional access is proposed along the south side of the site
onto Pauly Drive. Ali drive aisles adjacent to parking must be 26 feet in width except the
drive aisle along the north side of the proposed restaurant building which can be 24
feet.
Easements
The development proposal assembles the various lots and remnant parcels together into a single
large lot which requires the vacation of Pauly Drive and other easements. Cross easements will
be used to perpetuate the road system, allowing flexibility in design and operation of the Market
Street Station complex. This is the best way to assemble and utilize the parcels purchased from
the City, while accommodating the needs of all the future tenants.
Sidewalks
There is existing sidewalk along Market Boulevard on the north side of Pauly Drive. A new
sidewalk will be placed on the north side of the north entrance and where pedestrians would have
to cross to the south to the bank building. There is also a sidewalk along the cinema and the new
restaurant adjacent to it.
Wetlands
There are no wetlands on the site.
Parkin~
PHASE I
New/Expanded Uses
S.F. GLA.
Spaces/1000 Spaces Needed
S.F. Day Night
Restaurant/Coffee Shop 3,000 sf 10 day 30 15
1 story 5 night
Restaurant w/bar 5,000 sf 10 day 50 100
I story 20 night
Bank/Retail (lst floor) 21,665 sf 4 day 165 42
Office (2nd floor) 19,565 sf I night
Cinema 1351 seats .02 day 27 270
.2 night
Frontier Lower Level
Fitness Center
Dance Studio
11,000 sf 3 day 33 33
3 night
5,000 sf 1 day 5 15
Market Street Station
September 16, 2003
Page 10
Office
Park & Ride (existing)
4,000 sf
3 night
4 day
I night
120 day
0 night
Total Needed Phase I
Reconfigured parking lot
New east parking lot
Total Parking
Provided
Phase 11 Potential
Frontier Addition (Phase 25,000 sf 4 day
II) office/retail I night
Total Needs Phase 1I
Note: All square footage find parking counts are approximate
16 4
120 0
446 479
421 421
105 105
526 526
100 25
551 526
Architectural Character of Buiidin~
As stated in the applicant's narrative, "The architectural intent of thc Market Street Station
development is to provide as unified an assembly of buildings that include: the Chanhassen
Dinner Theatre and associated commercial development of the Frontier Center; the a~iacent
hotel; the commercial area immediately to the north across the street; and the larger context of
the Highway 5 Corridor District and City of Chanhassen. This intent is, primarily, achieved via
the disposition of buildings on the site; the planned routing of internal roads, drives and parking
areas; and the architectural character of the buildings and landscaping.
The development consists of thc following buildings in Phase I:
A two-story main building of approximately 45,000 gross square feet containing a bank
and commercial/retail tenants on thc first floor and speculative office space on the second
floor. This building is the centerpiece of the development and occupies a prominent
location on the site. A bank occupies the west end of the building. The bank has four
covered drive-up lanes, one of which contains an ATM machine. The drive-up lanes are
screened from Hwy. 5 by the main building and circulation to and fi'om the drive-up area
is well controlled.
Market Street Station
September 16, 2003
Page 11
An approximately 3,000 gross square foot "pad" for a stand-alone restaurant or cafe that
will likely have an area roi' outdoor seating/dining. This building is located immediately
north of the main building and across the proposed site road that enters off of Market
Street.
An approximately 5,000 gross square "white table cloth" restaurant that will have an
outdoor seating/dining area. This building is located immediately to the east and across
the internal circulation road of the main building and is attached to the Chanhassen
Cinema to the east.
An addition to the Chanhassen Cinema on the south and, possibly east side, that includes
a new, 220 to 230 seat, stadium-style auditorium and expanded lobby and entry areas.
Please note that, whereas the Cinema plans to add an auditorium in this phase, the overall
seating capacity roi- the entire cinema complex will only moderately be increased because
prior to this proposed project, the cinema will be converting the remaining, traditional-
style seating areas to stadium seating which is far less dense. The accompanying parking
summary takes both the proposed new auditorium and the conversion of the existing,
traditional-style auditoriums into account.
Phase II (and later phases) focus on an approximately 25,000 gross square foot addition to
Frontier Center to the south of the existing building and the possibility of additional lobby space
and up to two additional auditoriums roi' Chanhassen Cinema. Land purchase/future leasing
scenarios are, as yet, unknown roi' this phase and parking requirements for this possible future
development will be difficult to meet without a future, structured parking ramp. As such, these
future plans are shown only diagrammatically on the site plan."
Disposition of Buildimzs/Roads on the Site
Again, as stated in the applicant's narrative, "The development has been designed to
accommodate the design requirements of thc City, the requirements of thc development for
highly visible commercial space and the requirements of tenants to have individual identities. By
developing thc project as several buildings rather than one large building, the scale of the
development has been reduced and designed to develop a very desirable precinct or commercial
neighborhood with highly recognizable entries, streets, pedestrian ways and parking areas. For
example, the "pad" restaurant is located ac[jaccnt to a main site entry road and the west end of the
main building containing the bank. This composition of building location, massing and roof
forms allows for a highly lma,:,e-ablc entry area for the northern portion of the site. This entry
road continues to the east where the entry/drop-off area for the second floor offices and north
facing first floor retail areas are located. Thc L-shaped plan of the main building and the design
of the road/landscaped islands creates a courtyard mTangement that helps to differentiate the
areas of the site and provides more apparent entry points. Diagonal parking marks this road as a
special vehicular circulation route within the development. As the road turns south, it becomes a
major internal street for the development and is strongly marked by the massing and rooflines of
the flanking corner pavilion form of the main building and the "white table cloth" restaurant to
Market Street Station
September 16, 2003
Page 12
the east.
The south entry drive will be located in the general area of Pauly Drive and will serve as a
circulation way for the development as well as serving as the route for thc Southwest Metro Park
and Ride. There will also be a new drop-off area immediately south of the cinema to ease
congestion at the cinema before and after shows."
Chanhassen Cinema
The ownership of the Cinema provides this additional narrative of their project's background,
goals and needs:
"The Chanhassen Cinema is a recognized anchor business in downtown Chanhassen. We
currently draw close to 300,000 people to the downtown area every year. We are confident that
thc city recognizes the importance of our continued existence and financial viability by allowing
us relief fi-om some cun'ent zoning restrictions in order for us to remain competitive and
profitable.
We expect to achieve our goals by joining along with Market Street Station LLP in the
development of Market Street Station on the site of the old bowling alley on Pauly Dr. We are
relinquishing our current easements to help facilitate and promote this entire project and we are
confident the city recognizes the importance of granting our requests via the PUD.
Backlzround
The cinema opened in 1997 with eight screens in a remodeled facility. Soon after opening, a
proposed expansion of up to sixteen screens on the bowling alley site was denied by thc city for
various reasons. The cinema then decided not to pursue the project. The site has been an eyesore
ever since.
Thc Cinema changed ownership and management in March of 2001. The Cinema experienced
solid growth and improved profitability up to and until the day a major big box cinema chain
opened up at Eden Prairie Mall on April 19, 2002. This Eden Prairie facility with its 15 screens
and high-tech equipment has had a significant impact on our business. They have forced us to
review our business plan and methodology in order to remain a viable and competitive movie
theater for years to come.
Our experience and studies indicate we need additional seating theater capacity, all with stadium
style seating, improved lobby capacity and a highly visible sign to indicate our location.
We currently have eight theaters, four of which are non-stadium style houses. Our need for one,
two or even three more theaters is necessary for capturing more mainstream films and attracting
more customers to the downtown area. Our lobby is currently accessible only via outside stairs
and handicap ramping. Risk for injury and lawsuits, especially during the winter season, is
significant. There currently is no signage to indicate our location other than what is on the fl'ont
Market Street Station
September 16, 2003
Page 13
facade of our building, which faces no roads and is not visible from anywhere other than directly
in front. We sometimes inconvenience our customers with inadequate lobby space.
In order to remain viable and competitive, our intentions include the following:
· Participate with Market Street Square LLC in the PUD.
· Renegotiate our parking easements in favor of all parties involved
· Financially participate in new parking stalls.
Remodel four existing theaters into stadium style seating. This will reduce the number of
seats by approximately 230. This is a separate project from the overall development. This
will help facilitate parking needs within the PUD.
Phase 1:
2.
3.
4.
Add one 230-seat stadium theater.
Redesign and expand lobby to encompass customer entry at ground level
Enlarge existing concession area.
Erect a sign on thc corner of Market Blvd. and Pauly Dr. to identify and complement
all of Market Street Station, the Cinema and Southwest Metro Transit Park & Ride.
Improve exterior appearance of building via a grand entrance facade, accent lighting,
neon bands, chaser (running) lights and more movie poster locations built into wall
treatment.
Add outdoor seating along walkways under new canopies around building.
Phase 11 or !11 or beyond:
1. Allow for more expansion encompassing the existing alley between the Cinema and the
Frontier building.
2. Parking allocation to coincide with future proposed parking ramp."
Architectural Comlffiance (this is an overview of all buildimzs)
Sec 20-1062 District Applications exceptions
Internal alterations to httildin,~s af{~ectin,g less than 50 percent o/',~ross /loot area or
Replace,tent or repair o/'existin,g materials or Stamlards apply oulv to the buildings or site
bein,~ developed or altered.
Finding: Thc cinema is an existing industrial building. Additions to the building will enhance
the design. The new building meets standards and staff is recommending a variance for the
cinema for the architectural standards for facade transparency because of the use of the building
as a cinema.
Market Street Station
September 16, 2003
Page 14
Sec 20-1063 Architectural Style/Building Character
[] Design is not restricted but it should fit in with thc surrounding uses nothing bizarre or exotic
The applicant states that, "The architecture of the Market Street Square development
substantially conforms to the Dexig~ Stamtards for Commercial, b~duxtrial, & Ol?i'ce
Institutio~al Developments qf the City q{' Ctumhasse~. The architectural design strives to
harmonize with the surrounding context of the entire parcel (including the Chanhassen Dinner
Theatre, hotel, and Frontier Center) while setting a new standard for development of the
property.
The buildings have been designed to have significant variations in detail, material use, texture
and form to provide visual interest. All of the buildings are designed around a 30' module that is
subdivided first into 15' foot, bay spaces and then into a 5' module that accommodates window
and wall assemblies. The first floor faqjade of the building is composed of "fi-ames" of windows
and doors that are 15' on center and are formed with architecturally finished pre-cast concrete
trim pilasters and matching lintel band. These frames modulate the fagade of the lower level and
provide interest by casting shadows on the building elevation. This regular rhythm of frames sets
the design tone for the project and allows for the "fagade events" that occur at various points
along the elevation. Fol' example, at the south elevation, thc bank building has two projecting
bays and a recessed entry area, and, fm'ther east, bays that project out fi'om the base wall plane
modulate the scale of the building. The bay spacing also allows for appropriate placement of
fabric awnings for retail spaces on the first floor. These projecting bays, recessed entries and
fabric awnings serve to mark the entrances to the various retail and office spaces and break down
the scale of this elevation to a more pedestrian fl'iendly environment. The cultured stone base on
thc buildings further helps to provide interest to the elevations as well as a long lasting, durable
material at this damage prone area of any building. At the Cinema, architectural pre-cast concrete
panels with heavy .joint lines and display case windows break-up the long south wall elevation.
All of these techniques serve to articulate the facade of the buildings.
The ground level of thc two-story main building is made visually distinct from the second floor
by introducing a "belt course" around the buildings at the level just above the first floor
windows. This distinction is made even more apparent by making a change in materials to
vertically oriented, pre-finished, fiber-cement siding that is applied in a vertical pattern that
conforms to the previously noted 5' module. This siding is applied in a batten fashion so that the
upper story has visual interest by virtue of the shadows cast by the board and batten pattern. This
strikes a regnlar rhythm of siding that readily accepts modular windows and provides visual
interest via surface texture. This area is also often used as a band on which signage can be
logically arranged and accommodated. At the Cinema, the structured canopy provides the visual
division between the upper and lower level. The Cinema further distinguishes the pedestrian
level from the auditorium wall by changing materials to a stucco finish exterior insulation
system. This tipper wall system uses a technique similar to the fiber-cement siding used of the
other buildings, only at a much larger scale. As on the other buildings, the tipper Cinema waif is
based on a 5' and 10' module.' Large battens are formed every 10' to provide more visual
interest via shadow lines on the fa(jade. These battens are of a larger scale (approximately 2"
Market Street Station
September 16, 2003
Page 15
deep) than those of the fiber-cement siding in keeping with the larger scale of the Cinema.
The rooflines of the buildings are, perhaps, the most important architectural features on the
project as they provide significant visual interest to the project by providing a variety of roof
forms, building profiles and "events" along the facades. Ends and corners of buildings typically
end in a gabled or dormered roof or a turreted or pavilion-styled roof forms. Hip roof forms,
while not present in the designed buildings, can also serve the same purpose at restaurant areas
that are yet to be finalized. The roof pitch for mansard m'eas is to be approximately 12 inches
vertical for every 5 inches horizontal. Main areas of roof (gables) will have a pitch of 10 inches
vertical for every 12" horizontal. Dormer projections and porch areas are to have a roof pitch of
approximately 4" vertical for every 12" horizontal. Feature areas such as pavilion roofs are to
have a pitch that ranges between approximately 4" and 6" vertical for every 12" horizontal.
Cupolas or other ancillary roof rearm'es may also have roof pitches that range from 4" to 12"
vertical for every 12" horizontal.
Mechanical equipment is screened via roof features such as ridges and gables. In particular, the
mansard roof screen at the main building both screens equipment and recalls design motifs used
at the Frontier Center to the northeast and other commercial developments in the area. Trash and
meter areas are screened via wall construction similar to the rest of the buildings. Mechanical
equipment that serves thc buildings is typically located on fiat roofing systems screened by
mansards or other roof features.
Finding: The design is consistent with the surrounding uses. Once the existing bowling alley is
removed, there will be a segment of the wall that will be left painted block. The applicant
proposed to landscape the planter island to screen it.
Sec 20-1064 Size portion Placement
[] All buildings shall be setback as close as possible to the principal building setback
[] Entrances shall be as close as possible to the abutting streets
[] All components, such as windows, doors, eaves and parapets, shall have good portions that
relate to the la,jade
[] Entries
o Canopy, portico, overhang or re'ch over the entrance
o Recesses or projections in the building facade sun'ounding entrance
o Peaked roof or raised parapet over the door
o Display windows around the entrance
o Architectural detailing such as tile work or ornamental molding
o Permanent planters or window boxes for landscaping
[] Articulation
o No unbroken expanses of greater than 40 feet break into smaller increments (20-
40 feet)
o Facade modulation-stepping back or forward or extending a portion of the facade
o Vertical division into storefronts with separate display windows and entrances
o Division into storefronts with separate display windows and entrances
Market Street Station
September 16, 2003
Page 16
o Variation in the rooflines by alternation dormers and stepped roofs. Gables or
other roof elements to reinforce the modulation or articulation
o Provide a light fixture, trellis, tree or other landscape feature
[] Ground level of a multi story must be visually distinct from the upper stories through the use
of:
0
0
0
0
0
A intermediate cornice line
A sign band
Awning arcade 07' portico
Change in building material, texture or detailing
A change in window treatment
Finding: Meets these standards.
Sec 20-1065 Material and detail
[] High quality materials, accent material may occupy up to 15 percent of the buildings facade,
acceptable materials include:
· Brick
· Stone
· Glass
· Textured Masonry Units
· Wood, consisting of lap siding with an exposure not greater than 7 inches or wood
shakes, surfaces must bc painted
· Stucco
· Tilt-up concrete panel the a grid or brick like in appearance
Exterior Walls: Exterior walls on most of the buildings are either cultured stone or prefinished,
vertically oriented, fiber-cement board or a combination of the two. Some walls at key areas such
as entries 07' building ends are shown as having cultured stone up to the bottom of the lintel line;
however, further design development may result in stone reaching only to the aforementioned
building base with the fiber-cement board systcm above. The color of these walls will be a soft
grey, tan or beige. The exterior walls of the Cinema are architectural finish pre-cast concrete with
cast reveals and faux stone joints with graffiti resistant sealer or paint for the lower section of the
walls and stucco finished exterior insulation system with cast faux .joints and projecting vertical
battens. Again, the exterior walls of the Cinema are to be of the same color palette as the rest of
the development. Gable ends of roofs are marked by pro-finished ornamental louvers or
diagonally patterned, pro-finished fiber-cement board and batten ornamental patterns. The gable
ends will be of the same color 07' slightly lighter than the walls. The Cinema may use pre-formed
or cast ornamental panels in the wall panels of the main entry area.
Exterior Building Bases: Cultured stone base (adhesive applied). Minimum of 16" high around
perimeters of each building except for the Cinema (see below). There is a possibility of corner
conditions having an ashlar laid or dressed stone appearance. The cultured stone is to have a tan,
light gray and/or brownish beige color. Screen walls for outdoor seating areas at restaurants are
Market Street Station
September 16, 2003
Page 17
to be of the same cultured stone material with a cast or pre-cast stone top. If more transparency is
required at the outdoor seating areas by tenants of the rcstam'ants, then painted, ornamental metal
guardrails may be considered. The Cinema is concerned about issues of durability and graffiti
resistance at the lower areas of the building. They are also concerned that the cultured stone at
the base provides the wrong image for the cinema. The base of the Cinema is to be architectural
finish pre-cast concrete panels with cast joints to resemble large, ashlar laid stone masonry (such
as Mankato or limestone) and to be of similar color as the cultured stone. As such, the base for
the cinema is done in a color similar to thc cultured stone but using a "grand order" of ashlar
stone appearing panels. The design intent is to have the larger scale of the Cinema visually tied to
the development by providing more monumentally scaled materials that are of the same color and
apparent texture of the rest of the development.
Finding: Meets these standards.
Sec 20~ 1066 Color
~ Harmonious, muted colors with low reflectance.
~ Brilliant colors and sharply contrasting colors can be used for accent purposes only and may
not occupy more than 10 percent of a facade.
Finding: Meets these standards.
Sec 20~ 1067 Height and Roof Design
[] Height is limited to 3 stories or 40 feet in the Overlay District otherwise they must be
consistent with the underlying district. Maximum height exclude antenna but does include
architectural features (parapet walls).
[] Pitched roofs shall have a minimum roof pitch of 1 foot of rise to every 4 feet of run. Each
building shall have more than one pitched element.
[] Average parapet height shall not exceed 15 percent of the height of the supporting and
maximum height at any point shall not exceed 1/3 of the support wall.
[] Mechanical equipment screened. No wooded fences on the roof.
Exposed Roofing: Asphalt shingles are to be used on all visible roof features except at the
Cinema and on monument and pylon signs where Bermuda-style, pro-finished metal roofing
is to be used. A light grey to blue-grey is anticipated for the metal roofing while the asphalt
shingles are proposed to be soft grey, tan or beige. Pro-finished metal roof flashing for the
asphalt shingle roofs will be complimentary in color.
Finding: Meets these standards.
Sec 20-1068 Facade transparency
[] 50 percent of the first floor elevation that is viewed by the public shall include transparent
windows and/or doors. All other areas shall include landscaping material and architectural
detailing and articulation.
Market Street Station
September 16, 2003
Page 18
The windows and exterior doors are to be pre-finished metal or vinyl clad wood or anodized
aluminum frames with clear, low 'e' insulating glass. The restaurants may chose to have more
ornate wood and/or aluminum doors and this is perfectly in keeping with the modular pattern of
the exteriors of the buildings.
Sec 20-1069 Site Furnishing
[] Community features may include: landscaping, lighting, benches, tables
Finding: Staff recommends bike racks and benches be added.
Sec 20-1070 Loading areas, rq/hse area, etc'.
[] Screening of service yards, refuse and waster removal, other unsightly areas and truck
parking/loading areas.
Finding: Meets these standards.
Sec 20-1070 Landxcaping
[] Preserve and enhance natural features (mature trees, wetlands, etc.)
[] Grades conform to Americans with Disabilities Act
[] Emphasize massing rather than isolated or scattered placement.
[] Unity of design with repetition of certain species or materials.
[] Materials selected for texture and color, size, etc
[] Appropriate for location, i.e. traffic
[] In areas where plants won't prosper, rock gardens, raised planters, fence or walls may
be used.
Finding: The majority of the landscaping is along the perimeter and parking islands.
Sec 20-1073 Lot Frontage and Parking location
1. Highway 5
~ Abutting Highway 5, the Highway is the fl'ont setback
[~ Also abuts thc frontage road (double frontages)
ia One row of parking shall be allowed in the front setback-screened
2. All other Commercial, Industrial or Office-Institutional Districts [] Parking distributed around large buildings
~ No more than 50 percent of the parking shall be between the front
facadc and the principals guiding the primary street
Finding: Meets this standard.
LANDSCAPING
The applicant narrative states "the road and parking system are well defined with landscaped
Market Street Station
September 16, 2003
Page 19
islands and pedestrian walks around the buildings. The existing landscape will be modified to
accommodate the new pattern while maintaining good visibility to the retail facades and cinema
marquis. The bank drive through facility will be screened with landscaping along Market
Boulevard. The exposed east face of the Chanhassen Cinema will receive special landscape
treatment, including decorative arbors and vines, integrated with new cinema exits and signage.
The area along the raih'oad tracks will be cleaned up and integrated more carefully into the
setting. Site lighting will be relocated to accommodate the adjusted parking lots and new light
fixtures will be installed in the proposed eastern parking lot."
Minimum requirements for landscaping include 18,290 sq. ft. of landscaped area around thc
parking lot, 73 trees for the parking lot, and boulevard trees along Market Boulevard.
Applicant's proposed landscaping as compared to the requirements fei' landscape area and
parking lot trees is shown in the following table.
Vehicular use landscape area
Trees/parking lot
Market Boulewlrd trees
(1 per 30 feet)
Requi red
18,290 sq. ft.
73 overstory
7 overstory
Proposed
approx. 9,150 sq. fi.
73 overstory
7 ovcrstory
Applicant meets minimum requirement for landscaping quantities. City ordinance requires a
landscape island or peninsula for every 6,000 sq. ft. of vehicular use area. The applicant is short
2 islands in the parking areas that contain 16 spaces and 23 spaces that are directly south of the
theater and new building. The proposed islands appeal' to be less than 10 feet in width and
therefore will require aeration tubes; however, a better solution would be to widen the island to
allow for better growth. Staff recommends that the applicant reconfigure landscape islands to
increase planting space.
As noted in the plant schedule on the landscape plan dated August 15, 2003 there will be a
choice of tree selected as a unifying species along the "main street". In the selection of species
given, only the honeylocust and red maple meeting the minimum requirements for parking lot
landscaping.
LIGHTING
Lighting locations for the parking lot have been illustrated on the plans. They are located in the
planter islands. The cinema proposed a significant amount of lighting. The cinema was granted
approval for an electric sign with chaser lights, which will be continued with the addition. Up-
cast lights are proposed on the two elevations of the new roof. While this may provide an
interesting marker for thc cinemMcntertainment center, the ordinance does not permit unshiclded
up-lighting. If the Planning Commission wants to approve them, they could be noted in the
variance sections.
Market Street Station
September 16, 2003
Page 20
SIGNAGE
Monument, Pylon and Awning Signs: An approximately 21' to 24' high pylon sign is to be
placed in the southwest corner of the site. It is proposed to be a two-sided sign. it is designed to
incorporate motifs fi-om the main building and the Cinema. Thc sign is designed to have a
cultured stone base and stucco finished metal columns that are of similar proportion to thc
pilasters used to separate the window-wall system on the first floor of the main building. The top
is a combination of the ornamental gable ends found on thc main building and the neon canopy
band of the Cinema. The sign is proposed to have "Market Street Station" in the gable area of the
sign. Immediately below the gable is a row of neon tubes similar to those on the canopy of the
cinema and directly below this are chaser lights that rim the soffit area of the neon strip area that,
again, mimics the cinema canopies. The main, rectangular sign (saying, "Chanhassen Cinema")
below the gable motif will be an individually lit (via neon) channel lettering-style and chaser
lights are placed along the entire perimeter of the sign. Below the "Chanhassen Cincma" sign and
between the columns is an LED reader board with red LED's. It is assumed that a channel
lettering sign is to be provided below thc LED reader board to accommodate the needs of the
Southwest Metro Park and Ride. The sign may have an ornamental weather vane of a profile of
an old-fashioned cameraperson with their camera.
Monument signs are to have the same cultured stone base and sides of pro-finished cement board
as the main building. Thc roofs of these signs are proposed to be Bermuda-style, pro-finished
metal roofs to coordinate with thc pylon sign and Cinema. It is presumed that the metal roofs will
both last longer and look better than asphalt shingles at these locations. The signs will be
individually lit channel lettering signs. Monument signs for the bank (of which there are two)
will include signage and directional mTOWS for the drive-up ATM machine. A monument sign is
also proposed at thc east end of the axis of the entry road off of Market Street to direct patrons to
the Cinema. There may be one to three additional monument signs based on future tenants such
as the pad restaurant.
Awnings and awning signs are to be used. They are, typically, considered to be made of an
opaque, canvas-type material for the roof and sides and a translucent, printed fabric for the fi'ont
face that serves as the sign for the business and can be backlit at night. The awnings can have
either be a shed, pitched or arched profile in elevation."
Signs are proposed on all building facades, as noted in the architectural plans. The site will have
one pylon sign, south of Pauly Drive, setback approximately 10' along Market Boulevard. The
pylon sign is primarily for cinema use but will also contain a reader board and signage for the
Southwest Metro Park and Ride. This pylon sign requires a variance because pylon signs are
permitted only on highway frontage. Because the site is the "entertainment center," the cinema
does not have frontage and the only city park and ride is now located to the interior. Staff
supports the pylon sign 20 ft. high, but it is too close to Market Street. The top billing on thc
sign is the Cinema. Staff would like to work with the applicant to ensure Southwest Metro
Transit is clearly identified as well as the identification of the center (Market Street Station).
Directional signs for the drive through bank will be located on the circulation island and adjacent
Market Street Station
September 16, 2003
Page 21
to the bank building. Two bank signs arc proposed to be ground monument signs. Staff is
recommending only one monument sign be permitted per ordinance. Directional signs and a wall
sign are permitted. Wall signs should be consistent with city ordinance with channel letters and
backlighting. Monument signs are designed to fit the architecture of the buildings. These signs
are located facing diagonally to Market Street at the two site entrances. The restaurants will also
have monument signs similar to thc bank monument.
SITE PLAN 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;
(2) Consistency with this division;
(3)
Preservation of the site in its natural state to the extent practicable by minimizing
tree and soil remowtl and designing grade changes to be in keeping with the
general appearance of the neighboring developed 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 thc
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 uses on the site and
provision of a desirable environment fox' occupants, visitors and general
community;
b. Thc 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 a~jacent 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.
Market Street Station
September 16, 2003
Page 22
(6)
Protection of ac[iacent and neighboring properties through reasonable provision
for surface water drainage, sound and sight burl'ers, 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 City's Highway 5 comdor
design requirements, the comprehensive plan, thc zoning ordinance, the design standards,
and the site plan review requirements with the exception of the hard surface coverage and
the parking deficiency. The applicant is applying for a variance and staff is
recommending approwd of the variances. The site design is compatible with the
surrounding developments. It is functional and harmonious with the approved
development for this ama. Staff regards the project as a reasonable use of the land.
Based upon the foregoing, staff is recommending approval of the site plan, with
wu'iances, with conditions outlined in the staff report.
VARIANCE
ANALYSIS
The applicant is requesting relief fi'om the fenestration requirement on the Cinema. The building is
a reuse of an industrial building and currently doe not meet window opening requirements. The
proposed addition and new front entrance enhances the look of the building. The entrance has a
significant amount of windows. In addition the new restaurant will further enhance the look of the
Cinema.
The applicant is also requesting a pylon sigh 20 feet in height along Market Boulevard. It is
important because the only park and ride is in thc interior of this site that is being identified. The
cinema is also one of the largest attractions in thc development. Staff supports the variance but
wants to work with the applicant to ensure visibility for all users on the sign.
FINDINGS
The Planning Commission shall not grant a variance unless they find the following facts:
That the literal enforcement of this chapter would cause undue hardship. Undue hardship
means that the property cannot be put to reasonable use because of its size, physical
surroundings, shape or topography. Reasonable use includes a use made by a majority of
comparable property within 500 feet of it. The intent of this provision is not to allow a
proliferation of variances but to recognize that and develop neighborhoods where pre-
existing standards exist. Variances that blend with these pre-existing standards without
departing downward from them, meet this criteria.
Market Street Station
September 16, 2003
Page 23
Finding: The variance for the Cinema is based on a preexisting condition.
entrance will have numerous windows.
Thc new
b. The conditions upon which a petition for a variance is based are not applicable, generally, to
other property within the same zoning classification.
Finding: This is the only cinema in the city.
c. The purpose of the variation is not based upon a desire to increase the value or income
potential of the parcel of land.
Finding2 The use of the building is a theater which necessitates less light. Those areas that
can allow light in such as the entrance do have windows.
d. The alleged difficulty or hardship is not a sell' created hardship.
Finding: It is based on the reuse of a building.
e. The granting of the variance will not be detrimental to the public welfare or injurious to
other land or improvements in the neighborhood in which the parcel is located.
Finding: The building is currently being used this way. The other improvements will add
to the value.
f. The proposed variation will not impair an adequate supply of light and air to adjacent
property or substantially increase the congestion of the public streets or increase the danger
of fire or endanger the public safety or substantially diminish or impair property values
within the neighborhood.
Finding: The improvements should improve property values and not cause congestion or
impair air or light.
Staff is recommending approval of the fenestration wn-iance based upon the findings listed above.
Sign Variance Criteria
The City Council may grant a variance from the sign ordinance where by reason of topography or
other conditions strict compliance with the requirements would cause a hardship.
Finding: While the site is visible from Market Boulevard the Cinema has no street presence. In
addition the park will be moving to the interior of the site and will also not be visible from Market
Blvd.
Market Street Station
September 16, 2003
Page 24
RECOMMENDATION
Staff recommends the Planning Commission adopt the following motion:
"The Planning Commission recommends approval of Market Street Station, LLP, for Site Plan
Review 03-9 with a variance for fenestration on the Cinema and the pylon sign, Conditional Use
Permit 2003-5, for more than one building on a lot and Rezoning 03-03 from General Business to
Central Business District as shown on plans dated August 15, 2003 and September 2003 based
on the findings of the staff report, and subject to the following conditions:
1. Show the driveway dimension on the site plan to read 26 feet in width and the access cornel'
radius to read 30 feet.
2. Submit storm sewer and drainage calculations for staff review before site plan approval.
3. Prior to final plat approval, a professional civil engineer registered in the State of Minnesota
must sign all plans.
4. Sanitary sewer and water hookup charges along with the Metropolitan Council's SAC fee
will be due on all of thc lots at the time of building permits issuance. All of these charges are
based on the number of SAC units assigned by the Metropolitan Council. The current 2003
sanitary hookup charge is $1,440/unit, thc water hookup charge is $1,876/unit, and the SAC
fee is $1,275/unit.
5. On the grading plan:
i) Add silt fence type 11 around the construclion limits.
ii) Show rock construction entrance.
iii) Show existing contour lines.
iv) Show a bench mark (mean sea level datum.)
v) Show all existing and proposed easements.
vi) Show existing and proposed property lines.
vii) Show the construction limits for phase I.
6. Show all existing utilities, buildings and street lights within the site.
7. Show the proposed storm sewer pipe type, size, slope, class and manhole rim/invert
elevations on the plans.
8. Show the existing and proposed storm sewer flow direction.
9. On the utility plan:
a. Show all existing and proposed utility easements.
b. Show the location of proposed water and sanitary services.
c. Show the existing sanitary and water-main in profile view within the construction area.
d. All of the public watermain will be PVC C-900 pipe.
e. All public sanitary sewer pipe type will bc PVC, SDR35.
10. Add the latest version of City of Chanhassen detail plates # 1002, 1004, 1006, 2101, 3101,
3102, 5201,5203, 5206, 5207, 5214, 5215, 5216, 5300 and 5301.
11. Submit private easement fei' thc shared storm sewer before building permit issuance.
Add a storm sewer schedule.
Market Street Station
September 16, 2003
Page 25
12. Seed and mulch or sod the site within two weeks of grading. Submit haul route for City
approval prior to any hauling.
13. installation of the private utilities for the site will require permits and inspections through the
City's Building Department.
14. Construct public utility improvements in accordance with the City's latest edition of Standard
Specifications lind Detail Plates.
15. Submit detailed construction plans and specifications for the public utility improvements and
approved before final platting.
16. The applicant shall enter into a development contract with the City and supply the necessary
financial security in the form of a letter of credit or cash escrow to guarantee installation of
the improvements and the conditions of final plat approval in the amount of 110% of the
public improvement cost estimate.
17. Before building permit issuance, permits fi'om the appropriate regulatory agencies must be
obtained, including but not limited to the MPCA, Department of Health, Watershed District,
MnDOT, etc.
18. The main drive aisle must be a minimum of 26 feet wide, built to a 9 ton design, and
enclosed within a q0 foot wide priwlte easement. Private drive no longer applicable.
19. Concrete driveway apron, per City detail plate #5207, is required at all the access points to
the site.
20. Dedicate on the plat a 35 foot wide drainage utility easement over the public utility lines
located in the main drive aisle.
2l. Add emergency overflows a minimum of one foot 0.8-foot lower than acljacent building
elevations in thc parking lot.
22. Submit inspection reports certifying that the private street is built to a 9 ton design prior to
certificate of occupancy. Parking lot no longer applicable.
23. The applicant may choose fi'om thc plant schedule on the landscape plan dated attgust 15,
2003 only honey locust or red maple as the unifying tree along "main street." Staff
recommends that the applicant choose honey locust as its unifying tree species.
24. The applicant shall install two more islands in the parking areas that contain 16 splices and 23
spaces that lire directly south of the theater and new building
25. The applicant shall increase landscape island width to a minimum of 10 feet or install
aeration tubing.
26. A revised landscape plan shall be submitted for city approval.
27. Any existing tree shown on the plans will be required to be replaced it' it dies.
28. Additional Street Furniture including benches, planter and bike racks shrill be added
through out the development.
29. Removal of a portion of accent lights for the cinema.
30. Removal of one of the monument signs for the bank building along Market Boulevard.
31. Provide a bus circulation plan with sufficient radii. Has been met.
32, The buildings are required to have tin automatic fire extinguishing system.
33. The plans must be prepared and signed by design professionals licensed in the State of
Minnesota.
34. A demolition permit must be obtained before beginning demolition of any existing structures.
35. Provide an engineered utility plan for review.
Market Street Station
September 16, 2003
Page 26
36. The location of property lines, existing and new, will have an impact on the code
requirements for the proposed buildings. The plans as submitted do not have thc information
necessary to determine code requirements. Provide a preliminary site plan indicating the
proposed property line configuration so code ramifications can be determined.
37. The owner and or their representative shall meet with the inspections Division as soon as
possible to discuss property line issues as well as plan review and permit procedures.
38. Provide and construct waiting areas adjacent to the Frontier Building for drop off and
pick up as shown on plans dated October 1, 2003.
ATTACHMENTS
2.
3.
4.
5.
6.
7.
Application.
Public hearing notice and property owners list.
Letter from Center Point Energy dated August 25, 2003.
Memo fi'om Steven Torell dated August 26, 2003.
Memo from Mak Sweidan dated September 9, 2003.
Plans dated August 15, 2003 and September 2003.
Revised plans dated October 1, 2003.
08/15/2003 11:31 FAX 612337.5601 DAGHLGR SHARDL0W & I_FBAN [~002
PROJECT NAME
L(2UA I-1(2N.
LEGAL DESCRIPTION
Street Station
see attached
TOTAL ACREAGE
11.4 +/- ~czes
PRESENTZONING Central Business District
and Geueza! Business District
REQUESTED ZONING PUD
PRESENT LAND USE DESIGNATION Commercial
REASON FOR THIS REQUEST
Redevelopment of bowling alley property to accommodate
Lank~ retail~ 9fficq.,.restanrants, cinema and Fork and ride.
This application must be completed in full and be typewritten or dearly printed and must be accompanied by all information
and plans required by applicable City Ordinance previsions. Before filing this application, you should confer with the P;annin9
A determination of completeness of the applicat, ion sl~all be made within ten business days of applicgtion submittal. A written
notice of application deficiencie~ shall be mailed to the applicant within ten business days of application.
Tl~is is to certify that I am making application for the described action by the City and ti~at I am responsible for complying with
all City requirements with regard to:this request. This application should be processed in my name and I am the'party whom
the City should contact regarding ~ny matter pertaining to this application. I have attacl~ed a copy of proof of ownership (either
?~ovo[Owner'sDuDIoate Certifie. am of Title_ AhRtmnt nf Tif ~ nr nl irc_h~ca 2htCh~.)r'Th~nf~ nr I nm the n~ ifhnriT¢Cl nerenn ,n msba
sapp¢O~uon~nd zne~eeownernas a so signed fill,9 app IO8.tlOl%
I will keep myself informed of the deadlines for submission of m~terial and the progress of this ~pplication. I fudher
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and information I hay(: submitted are true and correct to the best of
my knowledge_
The city hereby notifies the applicant t~h,~a}~.d..ev.e,?Ten[~r,e, vi..e,.w,, ca~n,~ot be completed within 60 days due to punic hearin~q
extension for developrr~r~re'cT~w:-., Development review shall be completed within 120 days unless additional review
~gx/ena~ns are appr.~, ed by the apprpant_
'4/~ 'P¢~Signature of Apptica~ ...._ ~'" [2
/ ~ / Date
Signature of Fee Owner 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.
EXHIBIT A
Legal Description
Outlots B, C and D, Frontier Cinema Addition, Carver County, Minnesota;
and
The West 90.00 feet of the South 13.50 feet and the East 60.61 feet of the West 150.61 feet
of the South 3.5 feet of Lot 2, Block 1, Bloomberg 2nd Addition, Carver County, Minnesota.
-9-
NOTICE OF PUBLIC HEARING
CHANHASSEN PLANNING COMMISSION MEETING
TUESDAY, SEPTEMBER 16, 2003 AT 7:00 P.M.
CITY HALL COUNCIL CHAMBERS
7700 MARKET BLVD.
PROPOSAL:
Market Street Station
APPLICANT:
LOCATION:
Market Street Station, LLP
Market Blvd,
NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant,
Market Street Station, LLP, is requesting rezoning from BG, General Business to CBD, Central
Business District; replat of lots; conditional use permit for more than one building on a lot; site
plan review with variances of approximately 60,000 sq. ft. including cinema expansion, retail
and offices, and vacation of drainage and utility easements.
What Happens at the Meeting: The purpose of this public hearing is to inform you about the applicant's
request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead
the public hearing through the following steps:
1. Staff will give an overview of the proposed project.
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses the project.
Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall during
office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project,
please contact Kate at 227-1139 or e-mail kaanenson @ci.chanhassen.mn.us. 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 September 4, 2003.
WEST VfLLAGE RD ~ ~z
78TN ST w
Smooth Feed SheetsTM Use template for 5160®
CITY OF CHANHASSEN
CIO BRUCE DEJ/gNG
7700 MAR~J~E'T'BLVD PO BOX 147
CHA~SSEN MN 55317
BLOOMBERG COMPANIES INC
PO BOX 730
CHANHASSEN MN 55317
CHANHASSEN EDA
ATTN: BRUCE DEJQNG ....
7700 MARKE%BI='¢I~ PO BOX 147
CHAN HA'S'S~'N MN 55317
STATE BANK OF CHANHASSEN
600 78TH ST W
CHANHASSEN MN 55317
NATIONAL LODGING COMPANIES INC
11800 SINGLETREE~..L~IglTE 305
EDEN PR,~~ MN 55344
BLOOMBERG COMPANIES INC
/ ....... FO"BOX 730
CHAN HA.A.A~$E~' MN 55317
CHANHASSEN RETAIL LTD PRTSHP
CIO BROOKSTONE INC
7400 METRO BLVD STE 212
EDINA MN 55439
CHANHASSEN SUITES LLC
ATTN: JOHN KLINKHA~ER CEO
11800 SING,_~..B-,-TR'EE I..2~ITE 305
EDEN PRAIRIE MN 55344
BLOOMBERG COMPANIES INC
PO BOX 730
CHANHASSEM ..... MN 55317
CITY OF CHANHASSEN
CIO BRUCE DEJONG~N..~
7700 MAR~D PO BOX 147
CHAf',~CrSSEN MN 55317
MARKET SQUARE ASSTS II LLC
470 78TH ST W PO BOX 250
CHANHASSEN MN 55317
BLOOMBERG COMPANIES INC
............ PO BOX 730
C HA.~S~-~q'~ MN 55317
TWO GREEKS AND A GEEK LLC
t318 SIBLEY MEMORIAL HWY
MENDOTA MN 55150
MARKET SQUARE ASSOC LTD PTRSHF
200 HWY 13 W
BURNSVILLE MN 55337
CITY OF CHANHASSEN
CIO BRUCE DEJONG
7700 MARKET BLVD PO BOX 147
CHANHASSE~- MN 55317
BLOOMBERG COMPANIES~NC
_.~OX 730
CHAN~,I~.-~ MN 55317
WENDY'S INTERNATIONAL INC
PO BOX 256
DUBLIN OH 43017
CITY OF CHANHASSEN
CIO BRUCE DEJONG
7700 MAR~.E$-BLVD PO BOX 147
CHANcHASr~EN MN 55317
NATIONAL LODGING COMPANIES INC
11800 SINGLETREE LSIUITE 305
EDEN PRAIRIE MN 55344
BLOOMBERG COMPANIES INC
PO BOX 730
CHANHASSEN M~I 55317
BLOOMBERG COMPANIES INC
PO BOX 730
CHANHASSEN MN 55317
CHANHASSEN SUITES LLC
ATTN: JOHN KLINKHAMMER CEO
11800 SINGLE TREE L2~ITE 305
EDEN PRAIRIE MN 55344
CHANHASSEN PROPERTIES LLC
570 PAULY DR PO BOX 514
CHANHASSEN MN 55317
INFINITY OF CHANHASSEN LLC
1865 W WAYZATA BLVD
LONG LAKE MN 55356
MARKET SQUARE ASSOC LTD PTRSHF
200 HWY 13 W
BURNSVILLE MN 55337
BLOOMBERG COMPANIES INC
P.O BOX 73O
CHANHASSEN .,,., ...... MN 55317
CITY OF CHANHASSEN
CIO BRUCE DEJO~..~.-~
7700 MARK..~T,,,BL~D PO BOX 147
CHANHAS~EN MN 55317
BLOOMBERG COMPANIES INC
PO BOX 730
C HANHASSE~N~N 55317
CHANHASSEN EDA
ATTN: BRUCE DEJONG
7700 MARKET BLVD,-PE~'BOX- 147
CHANHASSEN ........ MN 55317
AVERY®
Address Labels
TOM-DON REAL ESTATE HOLDINGS
C/O DONALD M GUILLETT
13679 DUNBAR WAY
APPLE VALLEY MN 55124
Laser 5160®
~PPLE AMERIGAN LP (APPLEBEE'S)
C/O AVTAX
1025 WEST EVERETT RD
LAKE FOREST IL 60045
slaqe-1 ssajpp¥
®A~J ~IA~ ~
ROBERT DITTRICH
826 BROADWAY N PO BOX 755
NEW ULM MN 56073
~09~5 Joj Oleldu~e~ osfl n,sleoqS peoj qlootus
CenterPoint
Energy
Minnegasco
Kathryn R. Aanenson
Community Development Director
City of Chanhassen
7700 Market Boulevard, P.O. Box 147
Chanhassen, MN. 55317
August 25, 2003
RE: Market Street Station
Dear Ms. Aanenson:
With reference to the proposed development of Market Street Station, CenterPoint
Energy Minnegasco does have existing gas mains currently within the project area.
These natural gas mains are within easements exclusive only to CenterPoint Energy
Minnegasco. They are recorded as documents 117821, 217929, & 217930, Carver
County, Minnesota. In reviewing the plans sent to Cherie Monson, only document
number 217929 is referenced and only a very small portion of that easement.
CenterPoint Energy Minnegasco will modify these easements upon receipt of full
reimbursement for the relocation of the natural gas facilities, together with new legal
descriptions provided by your registered land surveyor for same. Forward all
easement information and requests to me at the address below. Rick Pilon, Senior
Administration Engineer will coordinate the actual relocation of the gas facilities.
As to the vacation of utility easements the plans sent make no specific reference to
what is to be vacated and I cannot as this time respond until you forward the vacation
notice.
Respectfully,
CENTERPOINT ENERGY MINNEGASCO
Steven Von Barg~n
Right-of-Way Administrator
P.O. Box 1165
Mpls., MN. 55440-1165
pc:
Rick Pilon, Senior Administration Engineer
Cherie Monson, Sales Consultant
MEMORANDUM
Kate Aanenson, Community Development Director
FROM: Steven Torell, Building Official
DATE: August 26, _00o , .~
SUB J:
Site Plan review' lbr Market Street Station
Planning Case: 2003-3 Rezone, 2003-9 Site Plan and 2003-3 Vacation
I have reviewed the plans tbr the above project received by the Planning Department
on August 15, 2003. Following are my comments, which should be included as
conditions of approval.
1. The buildings are required to have an automatic fire extinguishing system.
2. The plans must be prepared and signed by design professionals licensed in
the State of Minnesota.
3. A demolition permit must be obtained before beginning demolition of any
existing structures.
4. Provide an engineered utility plan for review.
5. The location of property lines, existing and new, will have an impact on the
code requirements for the proposed buildings. The plans as submitted do
not have the information necessary to determine code requirements. Provide
a preliminary site plan indicating the proposed property line configuration so
code ramifications can be determined.
6. The owner and or their representative shall meet with the Inspections
Division as soon as possible to discuss property line issues as well as plan
review and permit procedures.
G/sallzt.x/stJmcmos/plan/Markct Street Station
MEMORANDUM
CITYOF
CHANHASSEN
Administration
Building Inspeclions
Engineering
Finance
Park & Recrealion
Planning &
Natural Resources
Public Works
Senior Center
Web Site
TO:
Kathryn Aanenson, Community Development Director
FROM: Mak Sweidan, Engineer
DATE: Sep.9, 2003
SUB J:
Site plan review of Market Street Station, LUR /03-17
Upon review of the plans dated Sep. 2, 2003, prepared by Dahlgrcn shardlow and
Uban, I offer the following comments and recommendations:
GRADING~RAINAGE/EROSIONCONTROL
Minimal grading for the site is being proposed with three new buildings
replacing the existing bowling alley and reconfiguration of parking around the
new buildings. Existing topography and work limits need to be shown on the
plans.
Drainage will be routed to both existing and proposed storm structures
connected to an existing storm sewer line along the bowling alley access on
the south side of the buildings. The applicant needs to submit proposed storm
sewer sizing and drainage calculations showing that the storm sewer will
accommodate the runoff.
An emergency overflows needs to be added in the parking lot to ensure that
storm-water will drain out of the parking lot and not into the buildings. The
emergency overflow elevations must be a minimum of one foot lower than the
proposed building elevations.
Erosion control measures and site restoration shall be developed in accordance
with the City's Best Management Practice Handbook (BMPH). Staff
recommends that the City's Type II erosion control fence be used around
construction areas. Add a rock construction entrance.
UTILITIES
The applicant is proposing to relocate the existing sanitary sewer and water-
main to accommodate the placement of buildings. The applicant must dedicate
a 35 wide public drainage and utility easement for the new utility lines and
show it on the plans.
The City of Chanhassen ~
Sanitary sewer and water hookup charges along with the Met Council's SAC
fee will be due on all of the lots at the time of building permits issuance. All
of these charges are based on the number of SAC units assigned by the Met
Council. The curt'eat 2003 sanitary hookup charges is $1,440/unit, the water
hookup charge is $1,876/unit and the SAC fee is $1,275/unit. All lateral
connection charges will be waived since thc applicant is installing the lateral
utility lines.
Public utility improvements are required to be constructed in accordance with
the City's latest edition of Standard Specifications and Detail Plates. Detailed
construction plans and specifications will be required at the time of final
platting. The applicant will also be required to enter into a development
contract with the City and supply the necessary financial security in the
amount of 110% of the estimated project cost in the form of a letter of credit
or cash escrow to guarantee installation of the improvements and the
conditions of final plat approval. Permits from the appropriate regulatory
agencies must be obtained, including but not limited to the MPCA,
Department of Health, Watershed District, MnDOT, etc.
STREETS & DRIVE AISLES
The shared drive aisle through thc site is a private street. As such, the road
must be a minimum of 26-feet wide, built to a 9-ton design, and enclosed
within a 40-foot wide private easement. The applicant must supply inspection
reports certifying that the private street is built to a 9-ton design. All drive
aisles adjacent to parking must be a minimum of 26-feet in width.
The applicant is proposing to use two existing full accesses onto Market
Boulevard along the west side of the parcel. One additional access is proposed
along the south side of the site onto Pauly Drive.
SITE PLAN RECOMMENDED CONDITIONS OF APPROVAL
1. Show the driveway dimension on the site plan to read 26 feet in width and
the access corner radius read 30 feet.
2. Submit storm sewer and drainage calculations for staff review before site
plan approval.
3. Prior to final plat approval, a professional civil engineer registered in the
State of Minnesota must sign all plans.
4. Sanitary sewer and water hookup charges along with the Met Council's SAC
fee will be due on all of the lots at the time of building permits issuance. All
of these charges are based on the number of SAC units assigned by the Met
Council. The curt'eat 2003 sanitary hookup charges is $1,440/unit, the water
hookup charge is $1,876/unit and the SAC fee is $1,275/unit.
o
On the grading plan:
a. Add a storm sewer schedule.
b. Add silt fence type I1 around the construction limits.
c. Show rock construction entrance.
d. Show existing contour lines.
e. Show a bench mark (mean sea level datum.)
f. Show all existing and proposed easements.
g. Show existing and proposed property lines.
h. Show the construction limits for phase 1.
i. Show all existing utilities, buildings and street lights within the site.
j. Show the proposed storm sewer pipe type, size, slope, class and manhole
rim/invert elevations on the plans.
k. Show the existing and proposed storm sewer flow direction.
On the utility plan:
a. Show all existing and proposed utility easements.
b. Show the location of proposed water and sanitary services.
c. Show the existing sanitary and water-main in profile view within the
construction area.
d. All of the public watermain will be PVC C-900 pipe.
e. All public sanitary sewer pipe type will be PVC, SDR35.
7. Add the latest version of City of Chanhassen detail plates # 1002, 1004,
1006, 2101,3101, 3102, 5201, 5203, 5206, 5207, 5214, 5215, 5216, 5300
and 5301.
8. Submit private easement for the shared storm sewer before building permit
issuance.
9. Seed and mulch or sod the site within two weeks of grading. Submit haul
route for City approval prior to any hauling.
10. Installation of the private utilities for the site will require permits and
inspections through the City's Building Department.
11. Construct public utility improvements in accordance with the City's latest
edition of Standard Specifications and Detail Plates.
12. Submit detailed construction plans and specifications for the public utility
improvements and approved before final platting.
13. The applicant shall enter into a development contract with the City and
supply the necessary financial security in the form of a letter of credit or cash
escrow to guarantee installation of the improvements and the conditions of
final plat approval in thc amount of 110% of the public improvement cost
estimate.
14. Before building permit issuance, permits from the appropriate regulatory
agencies must be obtained, including but not limited to the MPCA,
Department of Health, Watershed District, MnDOT, etc.
15. The main drive aisle must be a minimum of 26-feet wide, built to a 9-ton
design, and enclosed within a 40-foot wide private easement.
16. Concrete driveway apron, per City detail plate #5207, is required at all the
access points to the site.
17. Dedicate on the plat a 35 foot wide drainage utility easement over the public
utility lines located in thc main drive aisle.
18. Add emergency overflows a minimum of one foot lower than adjacent
building elevations in thc parking lot.
19. Submit inspection reports certifying that the private street is built to a 9-ton
design prior to certificate of occupancy.
C~
Teresa Burgess, City Engineer/Public Works Dir.
Matt Saam, City Assistant Engineer.
g:\eng\projccts\markct Stl'¢C! station \spt.doc