CC Staff Report 3-28-05
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone 952.227.1100
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Engineering
Phone: 952.227.1160
Fax: 952.227.1170
Finance
Phone: 952.227.1140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone 952.227.1400
Fax 952.227.1404
Planning &
Natural Resources
Phone 952.227.1130
Fax: 952.227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Web Site
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MEMORANDUM
TO:
Todd Gerhardt, City Manager
FROM:
Bob Generous, Senior Planner
DATE:
&
March 28, 2005
SUBJ:
Paisley Park Studio Storage Final Plat
Planning Case #04-41
PROPOSAL SUM't\1ARY
The developer is requesting final plat approval to subdivide 7.64 acres in to one
Lot (2.33 acres), one Outlot (5.11 acres) and right-of-way for Coulter Boulevard (0.2
acres), Studio Storage.
ACTION REQUIRED
City Council approval requires a majority of City Council present.
BACKGROUND
On January 10,2005, the Chanhassen City Council approved the preliminary plat
creating one Lot and one Outlot. Additionally, the Chanhassen City Council
approved a 4,080 square-foot, one-story warehouse building.
PARKS AND RECREATION
The developer shall pay park dedication fees for the proposed development of final
plat recording. Park fees are collected only on the Lot being platted, not the Outlot.
GRADING. DRAINAGE & EROSION CONTROL
The applicant is proposing to grade about 35% of the site for the new lot and
driveway access. In general, the lot will be graded down from four to eight feet to
obtain a building pad with a finished floor elevation of 979.6 and the proposed
parking lot. At this elevation, stormwater from the building and parking lot will
drain toward the proposed catch basins along the south and east sides of the lot
and be conveyed via storm sewer to the existing Coulter Boulevard storm sewer.
There are a couple of grading areas on the plans with proposed slopes in excess of
3: 1. The applicant should be aware that a maximum of 3: 1 slopes are allowed
otherwise a retaining wall is required. Retaining walls in excess of four feet in
height must be designed by a registered structural engineer and a building permit
must be obtained.
The building and parking lot drainage will be collected by proposed catch basins
within the parking lot. The site drainage for the property will be routed to an
existing regional pond located south of the General Mills property. This pond has
The City of Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
Paisley Park Studio
March 28, 2005
Page 2
been sized for development of this property. As such, no additional ponding improvements are
required with this development. Storm sewer sizing calculations have been submitted and only
minor changes remain. The proposed storm sewer must be sized for a lO-year storm event.
Additionally, an NPDES permit will be required from the MPCA along with a Watershed
District permit.
Staff recommends that Type I silt fence be added along the northeastern side of the proposed
access drive. The entire site must be mulched and seeded or sodded within two weeks of grading
completion. The applicant should be aware that any off-site grading will require an easement
from the appropriate property owner. In addition, if importing or exporting of grading material
will occur to/from the site, a detailed haul route must be provided for staff review.
UTILITIES
Municipal water service is available to the site from the south on Coulter Boulevard and sanitary
service is available to the site from the east on Audubon Road. The applicant is proposing to
connect to existing service stubs and extend them to serve the site. The watermain and sanitary
sewer services will be considered private utilities since they will serve only one lot.
The site has previously been assessed for utility and street improvements. According to the
City's Finance Department records, there is no remaining balance on the parcel. However, the
sanitary sewer and water hookup charges will still be applicable for the new lot. The 2005 trunk
. hookup charge is $1,458 per unit for sanitary sewer and $2,955 per unit for water. Each of these
charges is based on the number of SAC units calculated by the Met Council. Sanitary sewer and
water hookup fees may be specially assessed against the parcel at the time of building permit
Issuance.
STREETS
No public streets are proposed as part of this project. The applicant is proposing a private, 30-
foot wide full access to the site from the north off McGlynn Road. Since the access will cross
through the outlot, it is considered a private street. This will require the access to be built to a 9-
ton design and enclosed within a 40-foot wide cross-access easement. A concrete driveway
apron and pedestrian ramps will also be required at the access location.
The site is located along Coulter Boulevard, which is designated as a collector road in the city.
Per City Code, collector roads are required to have 80 feet of total right-of-way or 40 feet from
each side of the centerline of the road. Currently, Coulter Boulevard contains only 60 feet (30
feet from the centerline) of right-of-way. As such, the applicant is providing ten feet of
additional platted Iight-of-way along Coulter Boulevard. In addition, the minimum drive aisle
width allowed is 26 feet. The proposed parking lot drive aisle width of 24 feet in the center of
the site must be revised to comply.
Currently, the configuration of the intersection at Audubon Road/Coulter Boulevard is
inadequate for the traffic that utilizes it. Specifically, the 30-foot curb intersection radii along
the north and south sides of Coulter Boulevard are too small for the semi-truck traffic that uses
the intersection. Routinely, the semi-trucks rear wheels drive up and over the curbs during
turning movements. This results in damaged curb, sidewalks, and boulevard rutting within the
Paisley Park Studio
March 28, 2005
Page 3
sodded areas. Staff is therefore recommending that, with the development of the studio lot, the
existing 30-foot curb radius along the north side of Coulter Boulevard be removed and replaced
with a 45-foot curb radius. This will provide a larger turning area for truck traffic at the
intersection. The applicant has shown the curb revision on the plans. Staff will be working with
General Mills on future development to accomplish a similar correction on the south side of
Coulter Boulevard.
COMPLIANCE TABLE
Area (sq. ft.) Frontage (feet) Depth (feet) Setbacks: Front
(Audubon/Coulter),
side, rear
Code 43,560 150 200 30/50, 10, 10
Lot 1 101,371 235 426.5 30/50, 10, na
Outlot A 224,485
ROW 6,742
Total 332,598
REVIEW CONDITIONS OF APPROVAL
1. Full park fees shall be collected at the rate in force at the time of final plat approval.
*This condition shall be modified as follows: The developer shall pay park fees of
$16,800.00.
2. Based on the proposed developed area of approximately 2.4 acres, the water quality fees
associated with this project are $14,292; the water quantity fees are approximately $13,450.
At this time, the estimated total SWMP fee, due payable to the City at the time of final plat
recording, is $27,742.
*This condition shall be modified as follows: Based on the proposed developed area of
approximately 2.32 acres, the water quality fees associated with this project are $13,815.60;
the water quantity fees are approximately $13,001.28. At this time, the estimated total
SWMP fee, due payable to the City at the time of final plat recording, is $26,816.88.
3. 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
(NPDES Phase II Construction Permit), Minnesota Department of Natural Resources (for
dewatering) and comply with their conditions of approval.
*This condition still applies.
4. A revised landscape plan showing the required number of plantings shall be submitted to the
city prior to final plat approval.
*This condition has been met.
Paisley Park Studio
March 28, 2005
Page 4
5. Prior to final plat approval, a professional civil engineer registered in the State of Minnesota
must sign all plans.
*This condition still applies.
6. A 40-foot cross-access easement for the shared driveway access must be obtained and
recorded against the lots and the driveway must be built to a 9-ton design.
*This condition still applies.
7. Sanitary sewer and water hookup charges will be applicable for the new lot. The 2004 trunk
hook up charge is $1,458 per unit for sanitary sewer and $2,955 per unit for water. Each of
these charges is based on the number of SAC units assigned by the Met Council for the new
lots. Sanitary sewer and water hookup fees may be specially assessed against the parcel at
the time of building permit issuance.
*This condition shall be modified as follows: Sanitary sewer and water hookup charges will
be applicable for the new lot. The 2005 trunk hook up charge is $1,458 per unit for sanitary
sewer and $2,814 per unit for water. Each of these charges is based on the number of SAC
units assigned by the Met Council for the new lots. Sanitary sewer and water hookup fees
may be specially assessed against the parcel at the time of building permit issuance.
8. The applicant will be required to submit storm sewer sizing design data for a lO-year, 24-
hour storm event with a drainage area map at the time of final plat.
*This condition has been met.
9. This development is required to provide ten additional feet of platted right-of-way along
Coulter Boulevard.
*This condition has been met.
10. The existing 30-foot curb radius along the north side of Coulter Boulevard must be removed
and replaced with a 45-foot curb radius.
*This condition still applies.
Upon review of the plans dated February 4,2005, prepared by Ryan Engineering, staff
recommends that the following conditions be added:
1. The entire site must be mulched and seeded or sodded within two weeks of grading
completion.
2. Show the curb radius, sidewalk, and pedestrian ramp revisions at Audubon/Coulter on the
grading and site plans.
Paisley Park Studio
March 28, 2005
Page 5
RECOMMENDA TION
Staff recommends that the City Council adopt the following motion:
"The Chanhassen City Council grants final plat approval of Planning Case #04-41 creating one
lot, one outlot and right-of-way for Coulter Boulevard, subject to the following conditions:
1. The developer shall pay park fees of $16,800.00.
2. Based on the proposed developed area of approximately 2.32 acres, the water quality fees
associated with this project are $13,815.60; the water quantity fees are approximately
$13,001.28. At this time, the estimated total SWMP fee, due payable to the City at the time
of final plat recording, is $26,816.88.
3. 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
(NPDES Phase II Construction Permit), Minnesota Department of Natural Resources (for
dewatering) and comply with their conditions of approval.
4. Prior to final plat approval, a professional civil engineer registered in the State of Minnesota
must sign all plans.
5. A 40-foot cross-access easement for the shared driveway access must be obtained and
recorded against the lots and the driveway must be built to a 9-ton design.
6. Sanitary sewer and water hookup charges will be applicable for the new lot. The 2005 trunk
hookup charge is $1,458 per unit for sanitary sewer and $2,814 per unit for water. Each of
these charges is based on the number of SAC units assigned by the Met Council for the new
lots. Sanitary sewer and water hookup fees may be specially assessed against the parcel at
the time of building permit issuance.
7. The existing 30-foot curb radius along the north side of Coulter Boulevard must be removed
and replaced with a 45-foot curb radius.
8. The entire site must be mulched and seeded or sodded within two weeks of grading
completion.
9. Show the curb radius, sidewalk, and pedestrian ramp revisions at Audubon/Coulter on the
grading and site plans."
ATTACHMENT
1. Final Plat.
g:\plan\2004 planning cases\04-4l - paisley park studios storage studio\paisley park fp.doc
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