PC Staff Report 5-4-04
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PC DATE: May 4,2004
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CC DATE: May 24, 2004
CITY OF CHANHASSEN
REVIEW DEADLINE: June 1,2004
CASE #: 04-15 Stone Creek Town Offices
BY: AI-Jaff
ST AFF REPORT
PROPOSAL: Request to Replat Outlot C, Bluff Creek Corporate Center into 26 lots and 2 outlots and
site plan approval for the construction of 5 three-unit and 2 five-unit office buildings on
property zoned PUD-IOP with an area of 13.43 acres, Stone Creek Town Offices, Eden
Trace Corporation
LOCA TION: Outlot C, Bluff Creek Corporate Center
APPLICANT: Eden Trace Corp/Stone Creek Office Group LLC
8156 Mallory Court
Chanhassen, MN 55317
(952) 361-0722
PRESENT ZONING: Planned Unit Development - Industrial Office Park
2020 LAND USE PLAN: Office/Industrial - Parks/Open Sapace
ACREAGE: 13.43 Acres DENSITY:
SUMMARY OF REQUEST: Replat of Outlot C into 26 Lots and 2 Outlots and site plan approval
for the constriction of 25 office units. Notice of this public hearing has been mailed to all property
owners within 500 feet. Staff is recommending approval of the request.
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~ LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City's discretion in approving
< or denying a preliminary plat is limited to whether or not the proposed plat meets the standards
~ outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City
~ must approve the preliminary plat. This is a quasi-judicial decision.
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~ The City's discretion in approving or denying a site plan is limited to whether or not the proposed
\.rJ. project complies with Zoning Ordinance requirements. If it meets these standards, the City must
then approve the site plan amendment. This is a quasi judicial decision.
Location Map
Outlot B, Bluff Creek Corporate Center
2070 Coulter Boulevard
City of Chanhassen
Planning Case No. 04-15
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Stone Creek Town Offices
Planning Case No. 04-15
May 4, 2004
Page 2
PROPOSAL/SUMMARY
The developer is proposing to replat a 13.43 acre Outlot into 26 lots and 2 outlots. The lots are
intended to house 25 town offices. The applicant is also requesting site plan approval for the
construction of 5 three-unit and 2 five- unit office buildings.
These town offices are designed as walkouts as well as slab-on-grade units. The main materials on
these units is fiber cement siding. Simulated Stone Wainscot will be used along the lower portion
of the buildings. Each building will have defined entryways, columns, and designated wall sign
areas. All four sides of each building have been given equal attention to the level of detail. All
units are proposed to be occupied as office units which is consistent with the permitted uses within
this Planned Unit Development District. No loading docks are proposed with this development.
The applicant is proposing sidewalks to all units. Staff recommends a connection be added between
these sidewalks and the trail located west of the site. This can be accomplished by extending the
sidewalk located south of lot 11 southward to the trail. This connection should include pedestrian
ramps. Furthermore, staff is recommending the "accessible parking access aisle" area be shifted to
allow alignment with the sidewalk across the parking lot as shown in attachment 1.
To the north of the proposed building are Highway 5 and the Walnut Grove development.
Townhomes at Creekside is located south of Coulter Boulevard with the Family of Christ
Lutheran Church project southwest of the site. To the east of the site are the east tributary of
Bluff Creek and vacant office industrial land. To the west of the project is the Chanhassen
Recreation Center and Bluff Creek Elementary School. This site is highly visible from Highway
5.
The site slopes from a high point of elevation 960 in the north central portion of the site to a low
point of elevation 942 along the western property line adjacent to the storm water pond.
Transmission lines for NSP currently run along the west of the property. The site is accessed via
an extension of Stone Creek Drive.
Staff is recommending approval of the subdivision and site plan subject to the conditions of the staff
report.
BACKGROUND
On January 12, 1998, the City Council granted concept approval for PUD #97-2.
On April 27,1998, the City Council granted preliminary approval for PUD #97-2, including the
first reading of the rezoning of the property from A2 to PUD and preliminary plat approval for
five lots, the Wetland Alteration Permit to fill the small wetland located in the northern portion
of the site and the Conditional Use Permit for grading and filling in the flood plain.
On June 22, 1998, the Chanhassen City Council granted final plat approval for Bluff Creek
Corporate Center PUD #97-2 and second reading for rezoning from A2 to PUD.
Stone Creek Town Offices
Planning Case No. 04-15
May 4, 2004
Page 3
On April 26, 1999, the City Council approved Site Plan #99-2 for a 17,140 sq. ft. church facility
including assembly, classrooms and offices for Family of Christ Lutheran Church.
On June 28, 1999, the City Council approved PUD #97-2 granting Final Plat approval for Family of
Christ Lutheran Church Addition (which is part of the Bluff Creek Development).
On October 9,2000, the Chanhassen City Council approved a minor amendment to the Bluff
Creek Corporate Center PUD Development Design Standards to permit a lO-foot parking
setback from the TH 5 Right-of-Way (PUD #97-2) and site plan review approval for a one-story,
67,664 square foot office/showroom building (SPR #2000-11). The site plan has no legal
standing since it was never recorded. Also, as a condition of approval of the site plan, the
applicant was required to plat the underlying parcel (outlot C). The applicant never replatted the
outlot.
GENERAL SITE PLAN/ARCHITECTURE
The development must comply with the Development Design Standards for Bluff Creek
Corporate Center (attached). A PUD is required to be developed to higher quality than other
projects.
The main building material consists of fiber cement siding. Simulated Stone Wainscot will be used
along the lower portion of the buildings. Each building will have defined entryways, columns, and
designated wall sign areas. All four sides of each building have been given equal attention. All
units are proposed to be occupied as office units which is consistent with the permitted uses within
this Planned Unit Development District. No loading docks are proposed with this development.
The architecture provides visual interest and meets the standards of the Bluff Creek Corporate
Center.
COMPLIANCE TABLE
Permi tted Proposed
Building Height 3 stories/40 feet 2 story/36 feet at the highest point
TH 5 setback 50' parking @, 70' building 10' parking, 70' building
Stone Creek Drive 20' parking, 30' building 20' parking, 65' building
East property line 60' parking and building 125" parking, 160' building
West property line 15' parking and building 40' parking, 35' building
Lot Coverage 70 percent 62 percent
GRADING/DRAINAGEÆROSION CONTROL
The current plans show five buildings of three units and two buildings of five units with a total of
26 lots on Block I and two outlots. The applicant is proposing to grade all of Block 1 to prepare
the site for the parking lot and building pads. The future buildings on Block 1 are shown with
proposed pad elevations that vary from 944.50 to 964.50. A maximum slope of 3: 1 is allowed on
Stone Creek Town Offices
Planning Case No. 04-15
May 4, 2004
Page 4
the side slopes along the southeasterly corner of Lot 25 and along the northeast side of the
parking lot. The site has been designed so that stormwater from the buildings will drain toward
each of the proposed catch basins. The parking lot storm drainage will be conveyed via storm
sewer to an existing stormwater regional pond at the southwesterly corner of the site for
treatment. This pond has been previously designed to accommodate drainage from the site. Prior
to final platting, storm sewer design data will need to be submitted for staff review. The storm
sewer will have to be designed for a lO-year, 24-hour storm event.
Staff recommends that type II silt fence be used adjacent to the stormwater pond and Bluff
Creek. A minimum 75-foot rock construction entrance must be added to the plans per City
Detail Plate No. 5301. The applicant should be aware that any off-site grading will require an
easement from the appropriate property owner.
UTILITIES
Municipal sewer and water service are available to the site from the south side on Stone Creek
Drive. The applicant is proposing to connect to the existing water and sanitary sewer lines and
extend them to serve each of the lots. The 8-inch water and sewer mains will be considered
public utility lines since they serve multiple lots. As such, minimum 30-foot wide public
easements will be required over the portion of the public utility lines that are outside of the right-
of-way.
The site has previously been assessed for utility and street improvements. The remaining
assessment due payable to the City is $103,521.12. This assessment may be re-spread against
the newly platted lots on a per-area basis or paid at the time of final platting. Sanitary sewer and
water hookup charges will also be applicable for the new lots. The 2004 trunk hookup charge is
$1,458 per unit for sanitary sewer and $2,814 per unit for watermain. The hookup charges are
based on the number of SAC units assigned by the Met Council for the new lots. Sanitary sewer
and watermain hookup fees may be specially assessed against the parcel at the time of building
permit issuance.
All of the public utility improvements are required to be constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates. Upon completion of the utility
improvements, the public utilities will be turned over to the City for maintenance and ownership.
The applicant is required to 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. The applicant must be
aware that public utility improvements will require a preconstruction meeting before building
permit issuance. Installation of the private utilities for the site will require permits and
inspections through the City's Building Department. Permits from the appropriate regulatory
agencies must be obtained, including but not limited to the MPCA, Department of Health, and
the Watershed District.
Stone Creek Town Offices
Planning Case No. 04-15
May 4, 2004
Page 5
STREETS AND PARKING LOT
The applicant is proposing to remove the existing temporary cul-de-sac turnaround and construct
a new cul-de-sac at the end of Stone Creek Drive to serve Block 1 and Outlot A in the future.
City standards require this cul-de-sac to have a 48-foot radius with B-618 concrete curb and
gutter around the perimeter. The main drive aisle through the site is a private street since it
serves multiple lots. As such, the private street must be built to a 9-ton design, paved to a 26-
foot width, and contained within a 40-foot private easement. The developer will be required to
submit certification reports from a soil testing company which show that the private street was
built to these standards. The plans show a full access to the site from the cul-de-sac. It should be
noted that the drive aisle turning radii along the western side of the site will not allow the City's
aerial fire truck to drive through the site. This may necessitate the need for sprinkling of all
proposed buildings.
Minimum requirements for landscaping include 9,082 sq. ft. of landscaped area around the
parking lot, 36 trees for the parking lot, and bufferyard plantings along all property lines. The
applicant's proposed as compared to the requirements for landscape area and parking lot trees is
shown in the following table.
Required Proposed
Vehicular use landscape area 9,082 sq. ft. 89,133 sq. ft.
Trees/vehicular use area 36 canopy trees 20 canopy trees
Hwy. 5/North Prop. line 17 canopy trees 9 canopy
bufferyard C - 7' width x 28 understory trees 9 understory
550' length 45 shrubs o shrubs
10' widths and less require, by No structure shown
ordinance, that a structure be
installed
South property line 3 canopy trees 4 canopy trees
bufferyard B - 15' x 230' 7 understory trees 4 understory trees
75% of totals shown 10 shrubs o shrubs
East property line 3 canopy trees 8 canopy trees
bufferyard B - 20' x 220' 5 understory trees 6 understory trees
75% of totals shown 8 shrubs o shrubs
West property line 4 canopy trees 2 canopy trees
bufferyard B - 10' x 290' 9 understory trees 2 understory trees
75% of totals shown 13 shrubs o shrubs
Applicant does not meet minimum requirements for the buffer yards along any property lines.
Because of the proximity of the west property line to Bluff Creek, native planting will be
required in the bufferyard.
Staff recommends that Norway maple be removed from the planting schedule and a more
suitable selection identified.
Stone Creek Town Offices
Planning Case No. 04-15
May 4, 2004
Page 6
WATER RESOURCES
Wetlands
Three wetlands were identified as a part of the overall plans for Bluff Creek Corporate Center.
The first wetland was filled under a de minimis exemption (under 2,000 square feet) following
preliminary plan approval. The second is a replacement wetland that was constructed along
Bluff Creek by the City of Chanhassen. This wetland is just west of the Family of Christ
Lutheran Church property and is therefore not a part of this project. The third is on the east side
of the property and is not within the construction limits.
Bluff Creek
The proposed project is situated between the main branch of Bluff Creek to the west and a
tributary of Bluff Creek to the east. However, only Outlot B is within the primary or secondary
corridors of the Bluff Creek Overlay District. No alterations are proposed in this area.
SURFACE WATER MANAGEMENT PLAN (SWMP)
All exposed soil areas must have temporary erosion protection or permanent cover for the
exposed soil areas year round, according to the following table of slopes and time frames:
Type of Slope
Time
(Maximum time an area can
remain open when the area
is not actively being worked.)
Steeper than 3: 1
10:1 to 3:1
Flatter than 10: 1
7 days
14 days
21 days
These areas include constructed storm water management pond side slopes, and any exposed soil
areas with a positive slope to a storm water conveyance system, such as a curb and gutter system,
storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems
that discharge to a surface water.
Street cleaning of soil tracked onto public streets should include daily street scraping and street
sweeping as-needed.
Surface Water Management Fees
Water Quality Fees
Because of the impervious surface associated with this development, the water quality fees for this
proposed development are based on industrial development rates of $5,955 per acre. Based on the
proposed developed area of 5.56 acres, the water quality fees associated with this project are
$33,110.
Stone Creek Town Offices
Planning Case No. 04-15
May 4, 2004
Page 7
Water Quantity Fees
The SWMP has established a connection charge for the different land uses based on an average
citywide rate for the installation of water quantity systems. This cost includes land acquisition,
proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage.
Industrial developments have a connection charge of $5,604 per developable acre. This results in a
water quantity fee of approximately $31,158 for the proposed development.
At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $64,268.
Other Agencies
The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency, Minnesota
Department of Natural Resources (for dewatering» and comply with their conditions of approval.
LIGHTING/SIGNAGE
The applicant has prepared a lighting plan for the proposed development. Lighting consist of 25
foot tall poles with either a single or double light high pressure sodium metal halide lighting in a
shoe-box type fixture. The proposed area lighting complies with city requirements. The
developer is also proposing wall mounted units. These lights must be directed downward so that
there is no glare directed off site.
The PUD permits freestanding monument signs. The sign is limited to a maximum of eighty (80)
square feet in sign display area and the height not to exceed eight (8) feet. The sign treatment is an
element of the architecture and thus should reflect the quality of the development. The applicant is
proposing a Limestone Slab, 5 feet in height, as an entry monument sign. The area of the sign is
less than 35 square feet. The sign is proposed to be located along the south portion of the site at
the entrance. It maintains a lO-foot setback from the property line which is consistent with city
code. The sign meets PUD requirements.
The PUD allows Wall signs as described in the city ordinance for industrial office park site. Wall
signage is shown above the entrance into each unit. A separate sign permit shall be required for
each sign.
SITE PLAN FINDINGS
In evaluating a site plan and building plan, the city shall consider the development's compliance
with the following:
(1) Consistency with the elements and objectives of the city's development guides,
including the comprehensive plan, official road mapping, and other plans that
ma y be adopted;
(2) Consistency with this division;
Stone Creek Town Offices
Planning Case No. 04-15
May 4, 2004
Page 8
(3) Preservation of the site in its natural state to the extent practicable by minimizing
tree and soil removal and designing grade changes to be in keeping with the
general appearance of the neighboring developed or developing or developing
areas;
(4) Creation of a harmonious relationship of building and open space with natural site
features and with existing and future buildings having a visual relationship to the
development;
(5) Creation of functional and harmonious design for structures and site features, with
special attention to the following:
a. An internal sense of order for the buildings and use on the site and
provision of a desirable environment for occupants, visitors and general
community;
b. The amount and location of open space and landscaping;
c. Materials, textures, colors and details of construction as an expression of
the design concept and the compatibility of the same with adjacent and
neighboring structures and uses; and
d. Vehicular and pedestrian circulation, including walkways, interior drives
and parking in terms of location and number of access points to the public
streets, width of interior drives and access points, general interior
circulation, separation of pedestrian and vehicular traffic and arrangement
and amount of parking.
(6) Protection of adjacent and neighboring properties through reasonable provision
for surface water drainage, sound and sight buffers, preservation of views, light
and air and those aspects of design not adequately covered by other regulations
which may have substantial effects on neighboring land uses.
Finding: Subject to the revisions contained in the staff report, the proposed site plan is
consistent with all plans and specifications and development design standards for the
Bluff Creek Corporate Center Planned Unit Development.
PRELIMINARY PLAT
The applicant is proposing to subdivide 13.43 acres into 26 lots and 2 outlots. Lots 1-25 are
proposed to house town offices. Lot 26 is a shared parking area. Outlot A will house a future
development (staff is unaware of any pending development on that portion of the site). Outlot B is a
Stone Creek Town Offices
Planning Case No. 04-15
May 4, 2004
Page 9
remnant parcel. The property is zoned PUD-IOP, Planned Unit Development-Industrial Office
Park. Access to the site is gained via Stone Creek Drive.
Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent
with the Zoning Ordinance.
PARK DEDICATION
The replatting of Outlot B, Bluff Creek Corporate Ceber requires the payment of full park
dedication fees in lieu of land dedication or park construction. The current park fee rate for
commercial/industrial properties is $7,000 per acre. A park fee of $94,010 shall be paid for the
13.43 acres at the time of the replat.
SUBDIVISION - FINDINGS
1. The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets all the requirements of the PUD-IOP, Planned
Unit Development-Industrial Office Park District and the zoning ordinance.
2. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Finding: The proposed subdivision is consistent with the comprehensive plan and
subdivision ordinance.
3. The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm
water drainage are suitable for the proposed development;
Finding: The proposed site is suitable for development subject to the conditions
specified in this report
4. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
Finding: The proposed subdivision is served by adequate urban infrastructure.
5. The proposed subdivision will not cause environmental damage;
Finding: The proposed subdivision will not cause significant environmental
damage subject to conditions of approval. The proposed subdivision contains
adequate open areas.
Stone Creek Town Offices
Planning Case No. 04-15
May 4, 2004
Page 10
6. The proposed subdivision will not conflict with easements of record.
Finding: The proposed subdivision will not conflict with existing easements, but
rather will expand and provide all necessary easements.
7. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
a. Lack of adequate storm water drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
Finding: The proposed subdivision will have access to public utilities and streets.
RECOMMENDA TION
Staff recommends the Planning Commission adopt the following motions:
PRELIMINARY PLAT
"The Planning Commission recommends approval of the preliminary plat for Planning Case 04-15
for Stone Creek Town Offices as shown on the plans received April 13, 2004, subject to the
following conditions:
1. The total SWMP fee, due payable to the City at the time of final plat recording, is
$64,268.
2. A park fee of $94,010 shall be paid for the 13.43 acres at the time of the replat.
3. Submit a private cross-access and cross-parking easement against all lots at time of final
plat recording.
4. Add the following City of Chanhassen Detail Plate Nos. 1004, 1005, 1006,2001,2101,
2103,2201,2204,3101,3102,5201,5203,5207,5214,5215, 5216, 5300 and 5302.
5. Prior to final plat approval, a professional civil engineer registered in the state of
Minnesota must sign all plans.
6. Prior to final platting, storm sewer design data will need to be submitted for staff review.
The storm sewer will have to be designed for a lO-year, 24-hour storm event.
7. Cross-access easements for the shared driveway accesses must be obtained and recorded
against all lots.
Stone Creek Town Offices
Planning Case No. 04-15
May 4, 2004
Page 11
8. Staff recommends that type II silt fence be used adjacent to the storm pond and the creek.
9. Any off-site grading will require easements from the appropriate property owner.
10. Installation of the private utilities for the site will require permits and inspections through
the City's Building Department.
11. The site has previously been assessed for utility and street improvements. The remaining
assessment due payable to the City is $103,521.12. This assessment may be respread
against the newly platted lots on a per-area basis or paid at the time of final platting.
Sanitary sewer and water hookup charges will also be applicable for the new lots. The
2004 trunk hookup charge is $1,458 per unit for sanitary sewer and $2,814 per unit for
water-main. The hookup charges are based on the number of SAC units assigned by the
Met Council for the new lots. Sanitary sewer and water-main hookup fees may be
specially assessed against the parcel at the time of building permit issuance.
12. All of the public utility improvements are required to be constructed in accordance with
the City's latest edition of Standard Specifications and Detail Plates. Upon completion of
the utility improvements, the public utilities will be turned over to the City for
maintenance and ownership. The applicant is required to 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. The applicant must be aware that public utility improvements will
require a preconstruction meeting before building permit issuance. Installation of the
private utilities for the site will require permits and inspections through the City's
Building Department. Permits from the appropriate regulatory agencies must be
obtained, including but not limited to the MPCA, Department of Health, and the
Watershed District.
13. On the utility plan:
a. Show the existing and proposed utility easements.
b. Add a storm sewer schedule.
c. Revise the Sewer Note No.1 to be, "All sanitary services shall be 6" PVC SDR26.
d. Add a note "any connection to existing structures must be core drilled."
e. Remove the existing 24-inch storm stub to the north and bulkhead the invert at the
manhole.
f. Delete the sanitary sewer connection at the southwest corner of the site and utilize the
existing sanitary stub in the cul-de-sac.
g. Revise the proposed storm sewer within the cul-de-sac from a 12-inch to a 15-inch
pIpe.
14. On the grading plan:
a. Show all existing and proposed easements.
Stone Creek Town Offices
Planning Case No. 04-15
May 4, 2004
Page 12
b. Show the benchmark used for the site survey.
c. Show a minimum 75-foot rock construction entrance.
d. Revise the side slope to 3: 1 maximum along the northeast side of the parking lot and
at the southeasterly corner of lot 25.
15. The 8-inch water and sewer mains will be considered public utility lines since they serve
multiple lots. As such, minimum 30-foot wide public easements will be required over the
portion of the public utility lines that are outside of the right-of-way.
16. The Stone Creek Drive cul-de-sac must be built with a 48-foot radius and B-618 concrete
curb and gutter.
17. The private street must be built to a 9-ton design, paved to a 26-foot width, and contained
within a 40-foot private easement. The developer will be required to submit certification
reports from a soil testing company which show that the private street was built to these
standards.
18. Lot 26 may be used for parking purposed only.
SITE PLAN
The Planning Commission recommends approval of the Site Plan Case 04-15 for Stone Creek Town
Offices as shown on the plans received April 13, 2004, subject to the following conditions
1. Environmental Resources Specialist Conditions:
a. Applicant shall increase landscape plantings in bufferyards to meet minimum
requirements. A revised landscape plan shall be submitted before final approval.
b. Applicant shall plant a minimum of 36 overstory trees in the parking lot to meet
minimum requirements.
c. Norway maple shall be replaced by a more suitable tree selection.
2. Building Official Conditions:
a. Buildings (units) over 2000 sq. ft. in gross floor area are required to be protected
with automatic fire sprinklers.
b. The plans must be prepared and signed by design professionals licensed in the
State of Minnesota.
c. An accessible route must be provided from the accessible parking spaces to the
entrances of all units. The maximum slope of the accessible route is 1/20.
d. Separate water, sewer and fire protection services must be provided for each piece
of property.
e. Exterior walls less than ten (10) feet from property lines must be of fire-resistive
rated construction in accordance with IBC Chapter 6 and terminate in accordance
with IBC Chapter 7.
Stone Creek Town Offices
Planning Case No. 04-15
May 4, 2004
Page 13
f. Separate male and female restrooms must be provided in each unit with an
occupant load greater than 15, as determined by IBC Table 1003.2.2.2.
g. Detailed construction and occupancy related requirements cannot be reviewed
until complete plans are submitted.
h. The owner and or their representative shall meet with the Inspections Division as
soon as possible to begin the preliminary plan review process discuss permit
procedures.
3. On the site plan:
a. Revise the scale from 1 "=20' to 1 "=40'.
b. Show the existing and proposed trail/sidewalk adjacent to the site.
c. Show all dimensions for the improvements, i.e. drive aisle width, cul-de-sac
radius, curb return radii, stall lengths/widths, etc.
4. No direct access to Highway 5 is allowed.
5. All exposed soil areas shall have temporary erosion protection or permanent cover for
the exposed soil areas year round, according to the following table of slopes and time
frames:
Type of Slope
Time
Steeper than 3: 1
10:1 to 3:1
Flatter than 10: 1
7 days
14 days
21 days
(Maximum time an area can
remain open when the area
is not actively being worked.)
These areas include constructed storm water management pond side slopes, and any
exposed soil areas with a positive slope to a storm water conveyance system, such as
a curb and gutter system, storm sewer inlet, temporary or permanent drainage ditch or
other natural or man made systems that discharge to a surface water.
6. Street cleaning of soil tracked onto public streets shall include daily street scraping
and street sweeping as-needed.
7. The applicant shall apply for and obtain permits from the appropriate regulatory
agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution
Control Agency, Minnesota Department of Natural Resources (for dewatering» and
comply with their conditions of approval.
8. Each site shall provide areas for bicycle parking and storage.
9. The applicant shall provide a second trash enclosure area south of Lot 5.
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CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDA TION
IN RE: Application of Eden Trace Corp/Stone Creek Office Group LLC for Site Plan
Review - Planning Case No. 04-15
On May 4,2004, the Chanhassen Planning Commission met at its regularly
scheduled meeting to consider the application of Eden Trace Corporation for a site plan
review for the property located east of Stone Creek Drive between Coulter Boulevard and
Highway 5. The Planning Commission conducted a public hearing on the proposed site
plan which was preceded by published and mailed notice. The Planning Commission
heard testimony from all interested persons wishing to speak and now makes the
following:
FINDINGS OF FACT
1. The property is currently zoned Planned Unit Development.
2. The property is guided by the Land Use Plan for Office/Industrial uses.
3. The legal description of the property is: Lots 1-26, Bluff Creek Corporate Center
2nd Addition.
4. Section 20-110:
(1) Is consistent with the elements and objectives of the city's development
guides, including the comprehensive plan, official road mapping, and
other plans that may be adopted;
(2) Is consistent with this division;
(3) Preserves the site in its natural state to the extent practicable by
minimizing tree and soil removal and designing grade changes to be in
keeping with the general appearance of the neighboring developed or
developing or developing areas;
(4) Creates a harmonious relationship of building and open space with natural
site features and with existing and future buildings having a visual
relationship to the development;
(5) Creates a functional and harmonious design for structures and site
features, with special attention to the following:
a. An internal sense of order for the buildings and use on the site and
provision of a desirable environment for occupants, visitors and
general community;
b. The amount and location of open space and landscaping;
c. Materials, textures, colors and details of construction as an
expression of the design concept and the compatibility of the same
with adjacent and neighboring structures and uses; and
d. Vehicular and pedestrian circulation, including walkways, interior
drives and parking in terms of location and number of access
points to the public streets, width of interior drives and access
points, general interior circulation, separation of pedestrian and
vehicular traffic and arrangement and amount of parking.
(6) Protects adjacent and neighboring properties through reasonable provision
for surface water drainage, sound and sight buffers, preservation of views,
light and air and those aspects of design not adequately covered by other
regulations which may have substantial effects on neighboring land uses.
5. Sec. 18-39 (f) The Subdivision Ordinance directs the Planning Commission to
consider seven possible adverse effects of the proposed subdivision. The seven
(7) effects and our findings regarding them are:
a) The proposed subdivision is consistent with the zoning ordinance;
b) The proposed subdivision is consistent with all applicable city,
county and regional plans including but not limited to the city's
comprehensive plan;
c) The physical characteristics of the site, including but not limited to
topography, soils, vegetation, susceptibility to erosion and siltation,
susceptibility to flooding, and storm water drainage are suitable for
the proposed development;
d) The proposed subdivision makes adequate provision for water
supply, storm drainage, sewage disposal, streets, erosion control and
all other improvements required by this chapter;
e) The proposed subdivision will not cause environmental damage;
f) The proposed subdivision will not conflict with easements of record;
and
g) The proposed subdivision is not premature. A subdivision is
premature if any of the following exists:
1. Lack of adequate storm water drainage.
2. Lack of adequate roads.
3. Lack of adequate sanitary sewer systems.
4. Lack of adequate off-site public improvements or support
systems.
6. The staff report dated May 4,2004 for Planning Case #2004-15, prepared by
Sharmin AI-Jaff, et ai, is incorporated herein.
RECOMMENDA TION
The Planning Commission recommends that the City Council approve the
site plan review.
ADOPTED by the Chanhassen Planning Commission this 4th day of May, 2004.
CHANHASSEN PLANNING COMMISSION
BY:
Uli Sacchet, Its Chairman
g:\plan\2004 planning cases\04-15 - stone creek town offices\finding of fact.doc
CITY OF CHANHASSEN
7700 MARKET BOULEVARD
CHANHASSEN, MN 55317
(952) 227-1100
CITY OF CHANHASSEN 0, I _{.::
RECEIVED '-\ 0
APR 0 2 2004
CHANHASSEN PLANNING DEPT
DEVELOPMENT REVIEW APPLICATION
APPLICANT: Eden lrace ~f f ! j~e Credz Qffite OWNER: ~M.Citek O~ée ~\rovf LLc.
ADDRESS: "b 1S b µ Q llo'J'i1 ~v r-1- Grw.p ADDRESS: ~ l5 fo Met llov''1 ~.J /t
Ck(J.J\.h~S<;V^, ÑrJ 5~3l1 Ck(LA.~C\.»XA- !\(~ 5"53i7
TELEPHONE (Day Time)
TELEPHONE:
Comprehensive Plan Amendment Temporary Sales Permit
Conditional Use Permit Vacation of Right-of-Way/Easements
Interim Use Permit Variance
Non-conforming Use Permit Wetland Alteration Permit
Planned Unit Development* Zoning Appeal
Rezoning Zoning Ordinance Amendment
Sign Permits
Sign Plan Review Notification Sign
~ \0'0 X Escrow for Filing Fees/Attorney Cost**
Site Plan Review* <11 S' - $50 CUP/SPRNACNARNVAP/Metes & Bounds
(00 L\-SO - $400 Minor SUB
J Subdivision* 300 TOTAL FEE ~3;;! $""
Mailing labels of all property owners within at least 500 feet of the boundaries of the property must be included
with the application -OR- the City can provide this list (Carver County properties only) for an additional fee to be
invoiced to the applicant.
If you would like the City to provide mailing labels, check this box ~.
Building material samples must be submitted with site plan reviews.
*Twenty-six (26) full-size folded copies of the plans must be submitted, including an 8%" X 11" reduced copy for
each plan sheet.
**Escrow will be required for other applications through the development contract.
NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application.
'S ~^ ~ G- ~ e k a.Ç-~ C-(,
S"·h"'L Cree k C.x(ck
LEGAL DESCRIPTION: 011\+ t,\- L 15llÂr~)
PROJECT NAME:
brr:. ,J P GL0
LOCATION:
Cr~ L.. C r p C--tv .
TOTAL ACREAGE: 5.~
WETLANDS PRESENT: YES >< NO
PRESENT ZONING: PUD
REQUESTED ZONING: ..--
PRESENT LAND USE DESIGNATION:
a·PeAce. ~L5h.'...1
REQUESTED LAND USE DESIGNATION:
REASON FOR REQUEST:
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information
and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the
Planning Department to determine the specific ordinance and procedural requirements applicable to your application.
A determination of completeness of the application shall be made within ten business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within ten business days of application.
This is to certify that I am making application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership
(either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application.
I will keep myself informed of the deadlines for submission of material and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
my knowledge.
The city hereby notifies the applicant that if development review cannot be completed within 60 days due to public hearing
requirements and agency review, the city requires an automatic 60-day extension for development review. Development
review shall be completed within 120 days unless additional review extensions are approved by the applicant.
~~
J
.q, '1-" () 4°
Date
Signature of Applicant
~.
c.. Si 0 Fe~
----.-
4i~y
I te
Application Received on -±J2-1 01
Fee Paid ¿;( :,,;). 5 . cO
I
Receipt No. D w I L.\ q 2... ~
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.
G:\plan\forms\Development Review Application.DOC
NOTICE OF PUBLIC HEARING
PLANNING CASE NO. 04-15
CITY OF CHANHASSEN
NOTICE IS HEREBY GIVEN that the Chanhassen Planning Commission will hold a
public hearing on Tuesday, May 4,2004, at 7:00 p.m. in the Council Chambers in Chanhassen
City Hall, 7700 Market Blvd. The purpose of this hearing is to consider a request to replat Outlot
B, Bluff Creek Corporate Center into 26 lots and 2 outlots and site plan approval for the
construction of five 3-unit and two 5-unit office buildings on property zoned PUD-IOP with an area
of 13.43 acres, Stone Creek Town Offices. Applicant: Eden Trace Corporation.
A plan showing the location of the proposal is available for public review at City Hall
during regular business hours. All interested persons are invited to attend this public hearing and
express their opinions with respect to this proposal.
Sharmeen AI-Jaff, Senior Planner
Email: saliaff@ci.chanhassen.mn.us
Phone: 952-227-1134
(Publish in the Chanhassen Villager on April 22, 2004)
CITY OF CHANHASSEN
AFFIDA VIT OF MAILING NOTICE
STATE OF MINNESOTA)
) ss.
COUNTY OF CARVER )
I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on
April 22, 2004, the duly qualífied and acting Deputy Clerk of the City of Chanhassen,
Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public
Hearing to replat Outlot B, Bluff Creek Corporate Center into 26 lots and 2 outlots and site
plan approval for the construction of 5 three-unit and two 5-unit office buildings on property
zoned PUD-IOP with an area of 13.43 acres - Planning Case #04-15 to the persons named on
attached Exhibit "A", by enclosing a copy of said notice in an envelope addressed to such owner,
and depositing the envelopes addressed to all such owners in the United States mail with postage
fully prepaid thereon; that the names and addresses of such owners were those appearing as such
by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate
records.
Subscribed and sworn to before me
this~day of~, 2004.
~~~\~~ L RL]A,'_
\ Notary Put) .
g:\plan\2004 planning cases\04- I 5 - stone ereek town offices\04-15 affidaviLdoc
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Disclaimer
This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is
a compilation of records, information and data located in various city, county, state and federal offices and
other sources regarding the area shown. and is to be used for reference purposes only. The City does not
warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the
City does not represent that the GIS Data can be used for navigational. tracking or any other purpose
requiring exacting measurement of distance or direction or precision in the depiction of geographic features.
If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided
pursuant to Minnesota Statutes §466.03, Subd. 21 (2000), and the user of this map acknowledges that the
City shall not be liable for any damages, and expressly waives all claims. and agrees to defend, indemnify,
and hold harmless the City trom any and all claims brought by User, its employees or agents, or third
parties which arise out of the users access or use of data provided,
Disclaimer
This map is neither a !egally recorded map nor a survey and is not intended to be used as one. This map is
a compilation of records, information and data located in various city, county. state and federal oHices and
other sources regarding the area shown, and is to be used for reference purposes only. The City does not
warrant that the Geographic intormation System (GIS) Data used to prepare this map are error free, and the
City does not represent that the GIS Data can be used for navigational, tracking or any other purpose
requiring exacting measurement of distance or direction or precision in the depiction of geographic features.
If errors or discrepancies are found please contact 952-227·1107. The preceding disclaimer is provided
pursuant to Minnesota Statutes §466.03, Subd. 21 (2000), and the user of this map acknowledges that the
City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify,
and hold hannless the City from any and all claims brought by User, its employees or agents, or third
parties which arise out of the user's access or use of data provided.
Public Hearing Notification Area (500 feet)
Outlot B, Bluff Creek Corporate Center
2070 Coulter Boulevard
City of Chanhassen
Planning Case No. 04-15
----------------.,
C-~
State Hwy
'"
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o
a:
c:
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-§
au ter v. -g
<{
T AMRA S ADAMS
1973 ANDREW CT
CHANHASSEN MN 55317-7409
HARRY & JULIE BENJAMIN
1929 ANDREW CT
CHANHASSEN MN 55317-7409
BLUFF CREEK PARTNERS C/O LAND
GROUP
123 NORTH 3RD ST
MINNEAPOLIS MN 55401-1657
TIM P BRZEZINSKI & DON HERMANN
1956 ANDREW CT
CHANHASSEN MN 55317-7409
CREEK FIVE ASSOCIATES C/O LAND
GROUP INC
123 3RD ST N
MINNEAPOLIS MN 55401-1407
THEODORE J & CORINNE Z DUDINE
1947 ANDREW CT
CHANHASSEN MN 55317-7409
L YNNETTE M FICKBOHM
2023 BLUE SAGE LN E
CHANHASSEN MN 55317-8344
ANNE M GEYER
7758 SNAPDRAGON DR
CHANHASSEN MN 55317-8345
LUTHER T HIPPE
2011 BLUE SAGE LN E
CHANHASSEN MN 55317-8344
TOM J & LISA LAPKA
2014 WATERLEAF LN E
CHANHASSEN MN 55317-8343
WILLIAM R B ANDERSON &
KATHLEEN M B ANDERSON
1974 ANDREW CT
CHANHASSEN MN 55317-7409
MARY C BERENDES
2015 BLUE SAGE LN E
CHANHASSEN MN 55317-8344
RICHARD & SUZANNE M BONIN
1943 ANDREW CT
CHANHASSEN MN 55317-7409
STEVE W & SALLY A CARROLL
2051 BLUE SAGE LN W
CHANHASSEN MN 55317-8341
MONICA L DAVIES
1952 ANDREW CT
CHANHASSEN MN 55317-7409
DARCI L ECKERMANN
1938 ANDREW CT
CHANHASSEN MN 55317-7409
MARK J FOSTER & KAREN S
OLSSON
8020 ACORN LN
CHANHASSEN MN 55317-9662
MICHAEL J GORRA
1680 78TH ST W
CHANHASSEN MN 55317-4503
MICHAEL J HJERMSTAD
2056 W A TERLEAF LN W
CHANHASSEN MN 55317-8342
MARK HANLEY PAINE LEWIS
1967 ANDREW CT
CHANHASSEN MN 55317-7409
HELEN L ATKINSON
2027 BLUE SAGE LN E
CHANHASSEN MN 55317-8344
SUSAN K BLAIR
2030 W A TERLEAF LN E
CHANHASSEN MN 55317-8343
SUSAN M BOYLAN
2010 W A TERLEAF LN E
CHANHASSEN MN 55317-8343
CHRISTOPHER CHARLSON
2063 BLUE SAGE LN W
CHANHASSEN MN 55317-8341
ERIC B & MELANIE S DOWNUM
1976 ANDREW CT
CHANHASSEN MN 55317-7409
FAMILY OF CHRIST LUTH CHURCH
2020 COULTER BLVD
PO BOX 388
CHANHASSEN MN 55317-0388
RICHARD 0 & MARY A FRASCH
8000 ACORN LN
CHANHASSEN MN 55317-9662
PAUL C HANSEN
2018 WATERLEAF LN E
CHANHASSEN MN 55317-8343
IND SCHOOL DIST 112 & CITY OF
CHANHASSEN
11 PEAVEY RD
CHASKA MN 55318-2321
ANTHONY R MALLAWAARATCHY
1934 ANDREW CT
CHANHASSEN MN 55317-7409
RICHARD N & JANINE E MCLELLAN
1927 ANDREW CT
CHANHASSEN MN 55317-7409
CONNIE L MUNSON
2068 W A TERLEAF LN W
CHANHASSEN MN 55317-8342
JAMES H & KATHLEEN PENSYL
1972 ANDREW CT
CHANHASSEN MN 55317-7409
KATHY J ROBILLlARD
1978 ANDREW CT
CHANHASSEN MN 55317-7409
JANE SCHMITZ
1944 ANDREW CT
CHANHASSEN MN 55317-7409
MARY S SMITH
2019 BLUE SAGE LN E
CHANHASSEN MN 55317-8344
PRAMOD & SHILPA TANEJA
1969 ANDREW CT
CHANHASSEN MN 55317-7409
LAC H TRINH & MUOI T NGU
2050 W A TERLEAF LN W
CHANHASSEN MN 55317-8342
LAWRENCE D & EMILY P WALDRON
2085 MAJESTIC WAY
CHANHASSEN MN 55317-9356
FRANCES MAUREEN WISSEL
2031 BLUE SAGE LN E
CHANHASSEN MN 55317-8344
DEBORAH R MILLER
2022 W A TERLEAF LN E
CHANHASSEN MN 55317-8343
SHARI MUSOKE
1932 ANDREW CT
CHANHASSEN MN 55317-7409
DOUGLAS J PETERSON
1971 ANDREW CT
CHANHASSEN MN 55317-7409
ANN M RODNING
2026 WATERLEAF LN E
CHANHASSEN MN 55317-8343
KATHY E SCHNEIDER
1946 ANDREW CT
CHANHASSEN MN 55317-7409
MICHAEL S SMITH
1936 ANDREW CT
CHANHASSEN MN 55317-7409
THE PILLSBURY COMPANY C/O
GENERAL MILLS TAX DEPT
PO BOX 1113
MINNEAPOLIS MN 55440-1113
VICTOR J ULLRICH & JEAN C
WILCOX
1931 ANDREW CT
CHANHASSEN MN 55317-7409
WALNUT GROVE HOMEOWNERS
ASSN C/O GITTLEMAN MGMT CORP
1801 E 79TH ST
SUITE 21
BLOOMINGTON MN 55425-1230
LINDA J YOUNG
2057 BLUE SAGE LN W
CHANHASSEN MN 55317-8341
SCOTT J & STACY D MISKA
2062 W A TERLEAF LN W
CHANHASSEN MN 55317-8342
PAMELA L OLSEN
2012 BLUE SAGE LN E
CHANHASSEN MN 55317-8344
MARK & DAWN POLLMAN
1954 ANDREW CT
CHANHASSEN MN 55317-7409
MICHAEL A ROSE & DEBORAH
EVANS-ROSE
2069 BLUE SAGE LN W
CHANHASSEN MN 55317-8341
STEVEN & KATHERINE SCHRAMM
1949 ANDREW CT
CHANHASSEN MN 55317-7409
JOAN M TAKATA
7757 BUTTERCUP CT
CHANHASSEN MN 55317-8337
TOWNHOMES AT CREEKSIDE ASSN
C/O PERSONAL TOUCH MGMT
PO BOX 5233
HOPKINS MN 55343-2233
MICHAEL WAINWRIGHT
1950 ANDREW CT
CHANHASSEN MN 55317-7409
WALNUT GROVE VILLAS ASSN C/O
GITTLEMAN MGMT CORP
1801 79TH ST E
SUITE 21
BLOOMINGTON MN 55425-1230
RICH SLAGLE
7411 FAWN HILL ROAD
CHANHASSEN MN 55317
Eden Trace Corporation/Stone Creek
Office Group, LLC
8156 Mallory Court
Chanhassen, MN 55317
G :\PLAN\2004 Planning Cases\04-15 -
Stone Creek Town Offices\04-15 PH
Notice Labels.doc
EXHIBIT C
BLUFF CREEK CORPORATE CENTER 2ND ADDITION
DEVELOPMENT DESIGN STANDARDS
Development Standards
a. Intent
The purpose of this zone is to create a PUD light industrial/office park. The use of the PUD zone is
to allow for more flexible design standards while creating a higher quality and more sensitive
proposal. All utilities are required to be placed underground. Each lot proposed for development
shall proceed through site plan review based on the development standards outlined below. Photo-
composite images of proposed development adjacent to Highways 5 shall be submitted as part of
the review process. The PUD requires that the development demonstrate a higher quality of
architectural standards and site design. Ancillary uses may be permitted as listed below once a
primary use has occupied the site. Shared parking shall be required of the development.
b. Permitted Uses
The permitted uses in this zone shall be limited to institutional use on one lot only or light
industrial, warehousing, and office as defined below. The uses shall be limited to those as defined
herein. If there is a question as to whether or not a use meets the definition, the City Council shall
make that interpretation.
Light Industrial - The manufacturing, compounding, processing, assembling, packaging, or testing
of goods or equipment or research activities entirely within an enclosed structure, with no outside
storage. There shall be negligible impact upon the surrounding environment by noise, vibration,
smoke, dust or pollutants.
Warehousing - Means the commercial storage of merchandise and personal property.
Office - Professional and business office.
Health Services- establishments primarily engaged in furnishing medical, surgical and other
health services to persons.
Conferences/Convention Center - establishments designed to accommodate people in assembly,
providing conference and meeting services to individuals, groups, and organizations.
Indoor Recreation/Health Club - establishments engaged in operating reducing and other health
clubs, spas, and similar facilities featuring exercise and other physical fitness conditioning.
Hotel/Motel - establishments engaged in furnishing lodging, or lodging and meals, to the general
public.
Research Laboratory - establishments engaged in scientific research or study.
Ancillary Uses (in conjunction with and integral to a primary use)
Showroom - showroom type display area for products stored or manufactured on-site provided that
no more than 20 percent of the floor space is used for such display and sales.
Telecommunication Towers and Antennas by conditional use permit only.
Day Care - establishments providing for the care and supervision of infants and children on a
daily basis.
Prohibited uses
· Contractors Yard
· Lumber Yard
· Home IrnprovementlBuilding Supply
· Garden Center
· Auto related including sales and repair
· Home furnishings and equipment stores
· General Merchandise Store
c. Setbacks
The development is regulated by the Highway 5 and the PUD Standards. There are no minimum
requirements for setbacks on interior lot lines in the PUD zone, except as specified below. The
following setbacks shall apply:
Frontage Minimum Setback Maximum Setback
BuildinwParkin~ BuildinwParkinf
Future Hwy. 5 70/10 150
Coulter Boulevard 50/30 100*
Stone Creek Drive 30/20 NA
Bluff Creek:
West Lot line Lot 1, Block 1 35/30 NA
West Lot Line Lot 2, Block 1 15/15 NA
East Lot Line Lot 1, Block 2 110/110 NA
East Lot Line Lot 2, Block 2 100/1 00 NA
Northeast Lot Line Lot 2, 60/60 NA
Block 2
Northeast Lot Line Lot 3, 35/35 NA
Block 2
East Lot Line Lot 3, Block 2 60/60 NA
* Church facility is excluded from this maximum building setback.
(Lot and Block Designations are based on proposed preliminary plat numbering.)
(TH 5 parking setback amended October 9,2000, from 50 feet to 10)
The average hard surface coverage does not include Outlot A. The PUD standard for hard
surface coverage is 70% for office and industrial uses. Anyone site/lot can exceed the 70
percent requirement, but in no case can the entire finished development exceed 70 percent.
d. Development Standards Tabulation Box
1. Building Area
Building Square Footage Breakdown
I Use I Maximum Percent Total I Square Feet I
Office 62% 160,000
Light Industrial /Warehouse 40% 100,000
Ancillary/other 15% 40,000
Institutional 23% 60,000
I Total (Maximum) I I 260,000 I
2. More than one (1) principal structure may be placed on one (1) platted lot.
3. Building height shall be limited to 3 stories or 40 feet subject to the exclusions of Section
20-907 of the city code.
e. Building Materials and Design
1. The PUD requires that the development demonstrate a higher quality of architectural
standards and site design. Primary building orientation shall be to Highway 5 and Coulter
Boulevard.
2. All materials shall be of high quality and durable. Masonry or higher quality material shall
be used. Color shall be introduced through colored block or panels and not painted cinder
block.
3. Brick may be used and must be approved to assure uniformity.
4. Block shall have a weathered face or be polished, fluted, or broken face.
5. Concrete may be poured in place, tilt-up or pre-cast, and shall be finished in stone, textured,
coated, or painted.
6. Metal siding will not be approved except as support material to one of the above materials
or curtain wall on office components or, as trim or as HV AC screen.
7. All accessory structures shall be designed to be compatible with the primary structure.
8. All roof mounted equipment shall be screened from adjacent public right-of-ways by walls
of compatible appearing material or camouflaged to blend into the building or background.
Wood screen fences are prohibited. All exterior process machinery, tanks, etc., are to be
fully screened by compatible materials.
9. The use of large unadorned, concrete panels and concrete block, or a solid wall unrelieved
by architectural detailing, such as change in materials, change in color, fenestrations, or
other significant visual relief provided in a manner or at intervals in keeping with the size,
mass, and scale of the wall and its views from public ways shall be prohibited.
Acceptable materials will incorporate textured surfaces, exposed aggregate and/or other
patterning. All walls shall be given added architectural interest through building design or
appropriate landscaping. The buildings shall have varied and interesting detailing.
10. Space for recycling shall be provided in the interior of all principal structures or within an
enclosure for each lot developed in the Business Center.
11 Each buildings shall contain one or more pitched roof elements depending on scale and
type of building, or other architectural treatments such as towers, arches, vaults, entryway
projections, canopies and detailing to add additional interest and articulation to structures.
12. There shall be no underdeveloped sides of buildings visible from public right-of-ways.
All elevations visible from the street shall receive nearly equal treatment and visual
qualities.
f. Site Landscaping and Screening
1. Landscaping along Highway 5 shall comply with Buffer yard standard C. Coulter
Boulevard shall comply with Buffer yard standard B. The master landscape plan for the
Bluff Creek Corporate Center PUD shall be the design guide for all of the specific site
landscape developments. Each lot must present a landscape plan for approval with the site
plan review process.
2. Storage of material outdoors is prohibited unless it has been approved under site plan
review. All approved outdoor storage must be screened with masonry fences and/or
landscaping.
3. When parking lots are less than three feet above the adjacent roadway, an undulating or
angular berm or elevation change of three feet or more in height shall be placed along
Coulter Boulevardßnd Highway 5. The berms shall be sodded or seeded at the conclusion
of each project Phase grading and utility construction. The required buffer landscaping may
be installed incrementally, but it shall be required where it is deemed necessary to screen
any proposed development. All required boulevard landscaping shall be sodded.
4. Loading areas shall be screened 100 percent year round from public right-of-ways. Wing
walls may be required where deemed appropriate.
g. Signage
1. The Bluff Creek Corporate Center PUD shall be permitted two identification signs: one
sign on Coulter Boulevard and one sign on Highway 5. The sign on Coulter Boulevard
shall not exceed eight feet in height. The sign on Highway 5 shall not exceed 20 feet in
height. A maximum of 80 square feet of sign area shall be permitted per sign.
2. All freestanding parcel signs shall be limited to monument signs. The sign shall not exceed
eighty (80) square feet in sign display area nor be greater than eight (8) feet in height. The
sign treatment is an element of the architecture and thus should reflect the quality of the
development. The signs should be consistent in color, size, and material throughout the
development. The applicant should submit a sign package for staff review.
3. Each property shall be allowed one monument sign per street frontage.
4. The signage will have consistency throughout the development. A common theme will be
introduced at the development's entrance monument and will be used throughout.
5. Consistency in signage shall relate to color, size, materials, and heights.
6. Wall sign shall be permitted per city ordinance for industrial office park site.
7. All signs shall require a separate sign permit.
h. Lighting
1. Lighting for the interior of the business center should be consistent throughout the
development. The street lights should be designed consistent with the existing lighting
along Coulter Boulevard.
2. A decorative, shoe box fixture (high pressure sodium vapor lamps) with a square
ornamental pole shall be used throughout the development area for area lighting.
3 Lighting equipment similar to what is mounted in the public street right-of-ways shall be
used in the private areas.
4. All light fixtures shall be shielded. Light level for site lighting shall be no more than 1/2
candle at the property line. This does not apply to street lighting.
i. Alternative Access
1. Each site shall accommodate transit service within the individual development, whenever
possible.
2. Pedestrian access shall be provided from each site to the public sidewalk and trail system.
3. The developer and site users shall promote and encourage Traffic Demand Management
Strategies.
4. Each site shall provide areas for bicycle parking and storage.
5. Preferential parking shall be provided for car and van pool vehicles within each site.