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2 LandDevelProposalChurch/InstiPRC DATE: PC DATE: CC DATE: Nov. 25,1997 HOFFMAN:k STAFF REPORT PROPOSAL: LOCATION: APPLICANT: Request for Conceptual PUD Approval for an Office-Industrial Project tha~ wot~id Permit a Church/Institutional Use, Bluff Creek Corporate (?enter South of Highway q and North ot'Coa,~er B~m~,evard at Stone Creek DrNe Land Group, Inc. and Bluff Creek Partners 123 North Third Street Minneapolis, MN 55401 b.I PRESENT ZONING: A-2, Agricultural ADJACENT ZONING AND LAND USE: N - Highway 5 and PUD-R, Planned Unit Deveiopment-Residennal. Walnut Grove Development S - PUD-R, Planned Unit Development Res~dentiak Townhomes a~ £'reekside E - A-2, Agricultural Estate; Vacant W - OI, Office/Institutional; Bluff Creek Elementary School/Recreation Center COMPREHENSIVE PARK PLAN: The City's Comprehensive Park Plan identifies this site as a portion of the service area for the Chanhassen Recreation Center/Bluff Creek Elementary School. No additional public park areas are required in this service area. COMPREHENSIVE TRAIL PLAN: The City's Comprehensive Trail Plan identifies Coulter Boulevard and the Bluff Creek Corridor as "planned" trail routes. Coulter Boulevard borders this site on the south and the main branch of Bluff Creek borders the site on the west. Both the Coulter Boulevard trail "main branch" and Bluff Creek Trail are already in existence, Bluff Creek Corporate Center November 25, 1997 Page 2 Trail connections from this development site to the existing trails is desirable. The submitted plans do not identify such trail connections. The applicant should be instructed to do so. RESPONSE TO ISSUES RAISED IN THE APPLICANT'S NARRATIVE The applicant indicates a desire to dedicate the creek setback outlots as park. These outlots are protected by ordinance and as such do not require the designation of "park" to be protected. If the applicant wishes to dedicate these areas to the public, no park fee credit will be available. The Townhomes at Creekside, located directly south of this development, did choose to dedicate the creek "buffer" to the city as open space. No compensation or credit was granted in return. Staff concurs that these outlots are very appropriate for open space purposes. Setback requirements will ensure that these areas remain free from development. I spoke to Charles Folch, City Engineer concerning the portion of the Bluff Creek/Coulter Boulevard trail which has been placed on the applicant's site. He indicated that the necessary right-of-entry permits were secured from the landowners prior to construction. RECOMMENDATION In lieu of parkland dedication and public trail development, it is recommended that the city collect full park and trail dedication fees lbr this development. The applicant is encouraged to plan private internal trail connectors from their site to the surrounding public trail system, thus maximizing their benefit of the recreation system already in place. In the event that the applicant deems the dedication of the "creek" outlots into public domain desirable, the Park & Recreation Commission would review this offer. But again, no park fee credits would be granted. The applicant shall dedicate a 20 ft. trail easement over the trail segment located in the southeast comer of the site that lays outside the Coulter Boulevard right-of-way. g:\parkkth\bluffcrkcorpctr.rpt.doc Park Iter Blvd Lyman Park LandGroup Land Group, Inc. 123 North Third Street Minneapolis, MN 55401 (612) 333-2244 October 31, 199'7 Bob Generous City of Chanhassen 690 Coulter Drive Chanhassel~, MN 55317 Re: Submittal for PUD Concept Approval for Bluff Creek Corporate Center with Site Approval for Family of Christ Lutheran Church. Dear Bob: Accompanying this letter are 26 copies each of plans and narrative for the Bluff Creek Corporate Center and the Family of Christ Church. We feel this project will be an asset to the community of Chanhassen. The quality of the project will be high. The mix of office warehouse and chui"izh on the site provides the opportunity for crossover parking between compatible uses. Density for thesofic'~ warehouse buildings is thus maximized. As you know, the Family of Christ Church ig' anxious to proceed with purchase of their favored site and eager to begin their fund raising for a nexv church building. We look forward to reviexv of the project and your comments. Please call me xvith any questions you may have. As always, it has been a pleasure xvorking wilh you and other staff members through this process. Sincerely >,ours, kix,' Horneland President BLUFF CREEK P.U.D. - NARRATIVE: The Bluff Creek Corporate Center development is a mixed-use project consisting of a campus of office and warehouse buildings and a church. The site planning takes advantage of Highway 5 visibility as well as the creeks on each side of the site. The church setting sits dramatically on the hill overlooking a pond with an excellent exposure to Highway 5. The office and warehouses are situated close to Highway 5 and Coulter Boulevard to form a strong edge consistent with the corridor study guidelines. The north and southwest elevations offer window and architectural opportunity for a front door image at all exposures. Service areas are screened on the creek side with an existing tree buffer. Parking areas are broken into small groupings separated by large landscaped islands and terraced to handle grade changes. The parking counts indicated on the plans reflect cross-over parking to minimize large expanses of parking. The compatibility of off- peak usage between the church hours and office and warehouse building operation allows for this design. The church has 258 stalls to handle the congregation during the week and shared parking of office and warehouse building on weekends. The office and warehouse parking reflects 20% office and 80% warehouse based on market predictions. We also envision opportunity for a further increase in density with other building areas utilized as cross-over parking. Access to the site is from Coulter Boulevard. The main entry aligns with Stone Creek Drive and features a small pond and special landscaping. Another access is provided for convenience of the church to the xvest. Circulation through the site is provided by a private drive that serves all buildings. Due to the constraints of setbacks, topography, powerline and unusual configuration of the site, a public road would be prohibitive. The approved MNDOT access from Highway 5 for this site xvould be reserved for a location to the east for access to the larger creek five parcel. MNDOT is currently designing Highway 5 and is proposing an 80' setback in the center of the site and up to 110' along both creeks to allow for sloping from the roadway. The City setback from Highway 5 is 70'. We propose an agreement discussed with the City that allows a 35' outlot for future acquisition by MNDOT and an additional 45' no-build setback totaling 80'. This would provide a 70 foot wide green area between the proposed parking lot and future shoulder on eastbound T.H.S. Along Coulter Boulevard, this land is to be dedicated for roadway on south border of site. In addition, we wish to preserve the previously MNq)OT approved right-in and right-out on Highway 5. The setbacks along Bluff Creek are proposed at 100' versus the 150' recommended. The 100' setback matches that provided on the Townhouses at Creekside project on the south side of Coulter Boulevard. A reduction in the creek setback to 80' is proposed in the northeast corner of the site. This xvould be offset by a 120' setback on the Creek Five Associates parcel east of the creek which is controlled by the Bluff Creek Corporate Center developer. This land alo_pp_ng_[!ke~ creeks would he dedicated as park. These areshown on our plans as outlot~.Currently a trail has be__en ptace4x~kour si'te_in_fl~,¢_so~l_!9_a_~t__cqr_n_e_r wit!}0ut any obtaining of easements. The Tow~.ghouses~ roEL0_j~t-pr-operty-to-the_sp, uth.d0~na_te~d ~uch land,-~nd therefore a Pre~c.~ent has been established. T.!)i~]an~_d.j.5_v_._ery appropriate as fu~tu'r-e-¢Xi"k-afid '/'~C~'eation land wj_t!!_i~t_~_?dj~_¥h-6-~_t0 t¥fi_~oLaad ability to continue the t'rail ~Stem. The City has also installed a sanitary sewer line within our creek setback along west edge of property xvithout obtaining an easement. Pg. 2 Continuation of Narrative: There is an existing powerline that runs through the center of the site. In order to maximize development potential, this line should be relocated. When MNDOT expands Highway 5, both poles in the north center and northwest corner of the site will be taken down and relocated. We are asking the City to specify that single metal poles be used as replacement rather than existing old wooden poles to ensure a quality image for the development. The rerouting of the powerlines from the center of the site to the northwest corner requires only one new pole along Highway 5, again helping the upgrade of image. With the need for only one pole, we believe MNDOT could bear the entire cost of the pole and rerouting fees. It is uncertain how this pole replacement will affect the lines to the south across Coulter Boulevard. Ponding has been accomplished on site in two locations, one at Coulter Boulevard entry, and one within the flood plain. The City has already created a large pond along the creek on our site without obtaining an easement. The existing wetland, 845 sq. Pr. in average, in the northern part of our site will be filled for a proposed parking lot. It is proposed that the mitigation be provided by the pond constructed on this property under the Coulter Boulevard project. The proposed storm water ponds would also provide wetland mitigation credits. We are requesting a tax increment district to be established for funding to off-set development costs including infra- structure, moving ofpowerline, soil correction and land costs. In keeping with the Highway 5 corridor study, the landscaping and architecture will reflect the quality and intention of the guidelines. Rich masonry materials and architectural detailing will reflect in the facades that form a strong edge along Highway 5 and Coulter. Extensive landscaping and continuous trail systems will provide a pedestrian friendly environment within the site. Building to land coverage ratio is18.36%. FAMILY OF CHRIST LUTHERN CHURCH NARRATIVE GENERAL 1) The church's building complex will consist of a grouping of interconnected volumes or modules of varying sizes and heights, rather than a single, inclusive volume. This alone provides an opportunity to add variety and interest to massing. As a function of the spaces they will house, some of these volumes will be single-story with high ceilings, while others can be two-story with 'normal' (8-9 fi.) ceiling heights. This implies that different volumes will have somewhat different scales. Roof shapes will probably be a cmnbination of flat (we like to call them low-slope) and sloped. The master plan concept calls for these modules, together with associated parking, to be built in several phases over time. CHANHASSEN CITY CODE - ARTICLE VIII. PLANNED UNIT DEVELOPMENT DISTRICT, Sec. 20-501. Intent 1) Two prominent and attractive features of the site are the corridors created by tile floodplain of two branches of Bluff Creek. The church building will be sited on a knoll in a natural bend of the west branch of Bluff Creek. The top of the knoll will be reshaped into a plateau upon which the building will sit. Nestled against the floodline on its west and north sides, the church xvill thus dominate the vista north to HxW. 5 along tile creek's corridor. Conversely, the church will be seen as a landmark terminating this vista when viewed from HxW. 5, raised as it is on its plateau. Enhancing this composition strategy will be a retention pond located just north of the church, within the floodline. Another prominent and attractive feature of tile site is tile grouping of knolls that rise generally from Coulter Blvd. on the south side up to Hwy. 5 on the north. Although the existing contours on the site (including beyond the church site) will be smoothed out, the general fall of the land will be followed by sloping the parking lots and open-areas between buildings-thus preserving this site feature. Parking for tile church will be kept to the south and east sides. No parking will be located between the building and the floodplane. In terms of landscaping, the relationship of the building to the creek will be softened by plantings consistent with the Bluff Creek Watershed model. On the north and west sides, then, the building will appear to sit in a park. This feature reinforces the park-like relationship existing between the creek and the playing fields belonging to the school across the creek to the west. 2) Tile church's agreement with Landgroup calls for sharing a certain amount of parking with the office/warehouse buildings envisioned for thc rest of the site, thus making more efficient use of the site than would otherwise be achieved if the church and other buildings were to be built on separate properties. Some of tile programmed spaces in the church can be combined into two-story blocks, thus increasing the density of use without increasing the footprint of the building. 3) 4) Design for lasting quality is integral to church design, because churches tend to build for tile long tenn. A church is certainly a use that is compatible with the school to thc west and with housing south of Coulter Blvd. Located bct;vcen the school and the proposed office/warehouse buildings east and northeast of the church (two somewhat less compatible uses), it will act as a buffer between them. Architectural dcsigu standards for tile HC-2 District will be addressed below. The relationship of thc church and its site to tile Bluff Creek corridor creates an opportuuity for incorporating park and trail enhancements. CITY OF CHANHASSEN ORDINANCE No. 212 - HIGHWAY CORRIDOR DISTRICTS, Sec. 20-1454. Architectural Design Standards a) Monotony is prohibited (!) As described above, the massing and scale of the different building components envisioned in the church's master plan will mitigate against monotony and create ample opportunities for variation in colors, textures, shapes, rhythms, heights, detailing, the play of light and shadow, etc. b) The building height limit of three stories or forty feet will not be exceeded, with the probable exception of the Assembly Space - but this is not unusual. c) Quality of materials - the exterior appearance of the church as we envision it at this time is this: A combination of brick, decorative block, and/or stucco on outside walls; metal clad, standing seam roof or heavy-duty asphalt shingles on sloping roofs; ballasted, single-ply EPDM roofing membrane on low-slope roofs, with parapats at the perimeter; clerestory window openings in the Assembly Space; a combination of window groupings alternating with areas of unfenestrated wall; varying roof lines and parapet heights. The only 'emblematic' feature on the building, aside from the shape and scale of the Assembly Space, will likely be a roof cross or steeple. Use of 'garish' elmnents or colors will be avoided. d) Any outdoor equipment and refuse (dumpster) areas will be screened from public rights-of-way. Sec. 20-1455. Landscape Design and Site Furnishings a) Preserve natural or existing topographic patterns - addressed above. b) Parking and sidewalks will comply with ADA. c) Preserve and enhance natural features - also addressed above. d) We will strive to keep lighting levels as low as possible, consistent with the intended effect. With the help of setbacks, light will not fall directly on adjacent properties. , ~- Z ..j r, \ \ × 0 0 0 0° o 0 o o // / :: C)/ I / // / /