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PC Staff Report Venue PC DATE: June 20, 2017 C Y 0 3 CC DATE: July 10, 2017 • CITY OF CHANHASSEN REVIEW DEADLINE: July 18, 2017 CASE #: 2017-17 9 N H A S BY: AF,RG, JM, ML, JS PROPOSED MOTION: "The Chanhassen Planning Commission recommends that City Council approve: Site Plan Review for 134 unit, six story apartment building and a one story, 19,000 square foot retail building with a variance for the existing drive aisle widths; and A Registered Land Survey creating two parcels out of three. pa And Adoption of the Findings of Fact and Recommendation" SUMMARY OF REQUEST: Site Plan Review for a 134 unit apartment building and a 19,000 square foot retail building(Aldi)with a variance and a Registered Land Survey. LOCATION: 525 West 78th Street - On three parcels - south of W 78th Street between Chanhassen Dinner Theatres and High • Timber Lounge. '` ,- APPLICANT: Chanhassen Frontier LLC ; ",�.'`• 651 Nicollet Mall, Suite 450 Minneapolis, MN 55402 `I "+ I. 952-293-8271 Rick.mckelvey@uproperties.com -;••\ PRESENT ZONING: Central Business District, CBD 2020 LAND USE PLAN: Commercial ACREAGE: 4.022 acres DENSITY: 1.23 F.A.R.; 33.3 units per acre 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. 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. Planning Commission Venue/Aldi—Site Plan Review June 20, 2017 Page 2 of 14 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. Notice of this public hearing has been mailed to all property owners within 500 feet. PROPOSAL/SUMMARY The applicant is requesting site plan approval to construct a 134 unit, six story apartment building and a 19,000 square foot commercial retail building. The applicant is in the process of requesting a grant to provide for the installation of a green roof to be located on top of the residential structures. APPLICABLE REGULATIONS Chapter 18, Subdivisions,Article II, Division 2,Platting Procedures Chapter 20,Article II,Division 6, Site Plan Review Chapter 20, Article XVIII, "CBD" Central Business District Chapter 20,Article XXIII, Division 7,Design Standards for Commercial, Industrial and Office- Institutional Developments Chapter 20,Article XXIII, Division 89, Design Standards for Multi-Family Developments BACKGROUND On December 14, 2009, the Chanhassen City Council approved the final plat for Chanhassen Transit Station to replat 9.64 acres into four lots and two outlots. (Which is the parcel in the northeast corner of the development.) On November 23,2009,City Council approves the Site Plan for the construction of the parking ramp and transit station for Planning Case 09-18 and the Preliminary Plat for Chanhassen Transit Station. The Frontier Cinema Addition was approved on September 9, 1996 creating one Lot and two Outlots. (Which are the parcels on the western and southern side of the development.) The Frontier Lumber Building was built in 1959. Over the years additions and remodeling occurred expanding the building. SITE PLAN REVIEW The applicant is proposing a six story, 134 unit apartment building with underground parking and a single-story retail commercial building, which is proposed for an Aldi Grocery Store. The apartment building wraps around the east and south side of the commercial building. In Planning Commission Venue/Aldi—Site Plan Review June 20,2017 Page 3of14 conjunction with the development, the applicant is requesting a Registered Land Survey approval to create a lot for the Aldi store within the boundary of the entire site, above the apartment parking garage, consolidating three lots in to two. The apartment building contains 134 units: 11 studio, 48 one-bedroom units, 9 one-bedroom plus den, 62 two-bedroom and 4 three-bedroom units. Common exercise,theater and community rooms are provide on the ground level. A community room and community roof deck are provided on the top floor of the building. Site Constraints The westerly access to the property is a joint driveway with the Country Inn and Suites and the easterly driveway is a joint access with the Chanhassen Dinner Theatre. There are extensive cross access and cross parking agreements with the adjacent parcels. Wetland Protection The City of Chanhassen Wetland Inventory,the National Wetland Inventory, a review of historic aerial photography and a site visit did not reveal any indications that wetland is present on the site. Bluff Protection There are no bluffs or steep slopes present on the site. Shoreland Management The property does not lie within a shoreland overlay district. Floodplain Overlay This property does not lie within a floodplain. Planning Commission Venue/Aldi— Site Plan Review June 20, 2017 Page 4 of 14 ARCHITECTURAL COMPLIANCE 40.0...r".111110- alibE rE i 11 NE - AI 1 1 1! j , �{ e, a@ ! ! ti ; •111 .• Ns III 111111'464' "" 11 N pRi -- „ shin Q IA it .. °�.: i! 1 t: t+'Ill IU M! + 3 PPI rt■ 1 _ Jelleam North Elevation li ■ ■ ■ 1 !u ■ ■ ! in ■ ■ in I ! !! it ! ! II! ! ! ! I !! ! !! _ r- ■ 1 •: Y El -- 11 • ! I " • ! I !!! I • N „ I L ;1 1 ■ i■ I 1! gI' ill U U • ill • U flu U I 1i! I • IN I 11 !as III 1■ i1 ■ Li + Pi ■ ■ ■ 1■1 ■ II ! !! ■ ■ i ■l _ ■ I■ ■ i■ ■ !11 !I ■ 11�■o 11� L 11 r' 11 Lair will r ! Thi ! ; - RIF fl�1 III 11 �■ C U, 3.4 Tna • Co' , ❑ ❑ ❑ ❑ o ❑ ' OD South Elevation i !! YI w !! i NIP NIP !► ! i i ! i� E] fl !J • !>! i !! w ! ! t !! r !! ! , i ! !! !! !1 i it i !1 I !! ;; gig ! e ! 1•• • •, • !! ■ !! ! • • •! • •! ■ !' ! ! !! ! !! ! !! ! !! • !! ;, ! ! ! t I ! ! !!! ! !I ! !! ! !! ! ! ! !! ! !! ! !. ■ ■ ■ t ■ ■ ■ 1110E1 n ■ n ■ ■ ■ n ■ !! ! !? , 1 rik LILL] = 1,11_ !., 141, /'1i!c:i rx.' TI West Elevation East Elevation Size Portion Placement Commercial: The main entry for the commercial building is located at the northeast corner of the building and is highlighted by the raised corner of the parapet roof line. An artistic highlight is proposed adjacent to the entryway. The entire front of the building is covered by a silver, open canopy over the cart storage area. Planning Commission Venue/Aldi— Site Plan Review June 20, 2017 Page 5 of 14 Residential: The main entry to the apartment building is located at the northeast corner of the building and incorporates a glass vestibule. Material, Color and Detail(Note exterior elevation keys are on Sheets A-5 and A-6) Commercial: The applicant is proposing the use of lite tan and sand colored modular brick as the primary building material. Behind the cart corral and the canopy over the front, a fiber cement faux wood pane is proposed. The angled front parapet consists of a silver,metal panel with large reveals. White metal panels with random width vertical reveals create the backdrop for the building signage. Residential: The residential building incorporates both the tan and sand colored and the dark brown/charcoal (Kona Smooth) colored modular brick. The main building materials are gray and terracotta fiber cement lap siding. Portions of the building are highlighted with white metal panels with random width reveals. Apartment units are provided with either black metal hung balconies (full size) or Juliet balconies (faux). Some of the units have a balcony that is recessed into the side of the building. Height and Roof Design Commercial: The building height is 12 feet to the top of the main parapet. The top of the parapet is capped with a silver metal cornice. The main entry parapet height is angled up from the main building parapet to a height of 16 feet. Originally,they had planned on putting a green roof on the commercial building,but Aldi objected. Due to the views of all the residential units surrounding the commercial building,the applicant shall develop an alternate plan to provide residents of the apartment a view of a camouflaged or alternative roof. The applicant is providing a louver screen which shall be used to screen the rooftop equipment. Residential: The roof includes both sloped and flat roof areas with roof heights that are varied depending on its location. The sloped roofs are in the main entry tower as well as the southern elevator tower. Planning Commission Venue/Aldi—Site Plan Review June 20, 2017 Page 6 of 14 The sloped roofs are proposed of dark grey standing seam metal. The building height is 77 feet at the midpoint of the highest sloped roof. The highest parapet height is 77 feet. The top of the low parapet is 59 feet. The top of the parapets are capped with a black metal cornice. The developer is proposing the use of a green roof in conjunction with portions of the apartment building. Facade Transparency The applicant meets the 50 percent glazing(window)requirements, storefront silver panels or spandrel glass. In the service and storage areas, artistic picture panels shall be used. The window casing shall be dark bronze fiberglass. Loading areas, refuse area, etc. Delivery and service door is located in the northwest corner of the Aldi building and shall be accessed via the parking lot. Trash shall be located within each building and be brought out for pickup. The trash screen in the loading dock area shall be used to screen the dumpster on pickup days. Lighting The applicant is proposing light-emitting diode(LED) area lighting throughout the development. Building mounted wall pack units are proposed 12 feet above grade in the loading dock area. Decorative wall sconces are proposed eight feet above the finished grade along the north side of the commercial building. Such light may not shine upward. The parking lot area lighting consists of single, double, triple and quad-head fixtures with a pole height of 25 feet and a two foot pedestal. All lighting has a 90-degree cut-off angle. Such lighting complies with city code. Signage The applicant is proposing signage on the north elevation of the building. Signage must comply with the standards for Central Business District and will require a separate sign permit application and review for each proposed sign, Venue and Aldi. Aldi has stated that they would like a panel sign. However, city code requires that wall signs shall use individual dimension letters of at least %2 inch in depth. The Venue proposes two signs on West 78th Street. Only one sign is permitted. The applicant is proposing graphic art adjacent to the entrance and on the western side of the building. These J. _ posters may not be of products being sold within the l market,but may be of the natural settings in which these _ t , Vii,,. , Planning Commission Venue/Aldi—Site Plan Review June 20, 2017 Page 7 of 14 objects are grown, e.g., an apple orchard, a wheat field,tomato vine, etc. The applicant is proposing a 10 foot tall WEST 78TH STREET monument sign for the building on West 78th --,j— -, Street. Based on a development of this size, a !I` I_ 10 foot tall, 80 square-foot sign would be • - -- -- _ "-t i permitted. The monument must be located out ' ' I1 of the sight triangle for the driveway entrance. -�- L A separate sign permit shall be required. + I'+ 1 4 r ' Site Furnishings 41 1 .' A� r The applicant has proposed a community patio 1 ,tzx.- ,a deck on the top floor of the building as well as ' a ,M on the n111rtheast side of the ground floor. A ;,; L trellis system is proposed along the sidewalk 1 l -.- -_ - ^ on the south side of the building. The applicant shall incorporate additional benches, - bike rakes and possibly picnic/cafe tables p i 1 I around the site. 1, j ' i Landscaping f' Minimum requirements for landscaping ' 1 ; S l a�`611 _II ct include 7,126 sq. ft. of landscaped area around ; ? sy. the parking lot, 28 trees and 13 landscape " ' • .....-. r►•mM=L' 'Ii i, islands or peninsulas for the parking lot. � : . Applicant's proposed landscaping as compared —k -- __ _ to the requirements for landscape area and _ 1 -- t - t- ''�, , parking lot trees is shown in the following 1; J , = t table. I �a t i 1. ..,- ,4 i. i\_ rr. t Required Proposed Vehicular use landscape area 7,126 sq. ft. 15,768 sq. ft. Trees/parking lot 28 trees 25 trees 13 islands or peninsulas 10 islands/peninsulas Planning Commission Venue/Aldi— Site Plan Review June 20,2017 Page 8of14 There are three existing trees not shown on the plans. If the applicant preserves them during construction then the overall quantity of trees required will be met. The applicant shall revise the landscape plan to show the trees if they are planned for preservation. Lot Frontage and Parking Location The lot fronts on West 78th Street to the north and Market Street to the south. Parking areas are located in the existing parking lots on the north and south side of the building. An underground garage is accessed on the south side of the building. EASEMENTS There are existing cross parking and cross access easements with the adjacent properties. There is an existing public drainage and utility easement over sanitary sewer and water main on the south side of the property. GRADING AND DRAINAGE Minor grade modifications (+/1 one foot) are proposed for the site. The developer must obtain the necessary permissions for the off-site work required to rebuild a portion of the existing retaining wall on the east side of the proposed building. STORM WATER MANAGEMENT The site is within the Riley Purgatory Bluff Creek Watershed District(RPBCWD) therefore comments regarding the proposed surface water management are deferred to RPBCWD. The applicant must obtain a permit from RPBCWD prior to grading the site. An underground system is proposed to manage the storm water runoff from this site. The applicant shall include a cross section of this system with the next submittal. A dewatering plan must be submitted prior to issuance of a building permit and shall include a note that city staff shall be notified before dewatering occurs. STREETS,ACCESS AND INTERNAL SITE CIRCULATION The site will utilize the existing accesses to West 78th Street and Market Street. The developer shall consult with city staff to determine if modifications can be made to the western entrance off of Market Street to eliminate the current"side by side"driveway accesses. Planning Commission Venue/Aldi—Site Plan Review June 20, 2017 Page 9 of 14 • JA are S� • 1_. . _ • ....... l .'. The current use of the site is classified as "Specialty Retail"in the Institute of Transportation Engineers Trip Generation Manual(6`h Edition) and is described as "small strip shopping centers that contain a variety of retail shops and specialize in quality apparel;hard goods; and services such as real estate offices, dance studios, florists, and small restaurants. Using the trip generation information in the manual staff calculated the following: Weekday Morning Peak Weekday Evening Peak Current Use 211.53 trips 162.69 trips 61.75 trips (grocery) 218.69 trips (grocery) Proposed Use +46.9 trips (apartments) +58.96 trips (apartments) 108.65 trips (total) 159.73 trips (total) The applicant has indicated that the parking area on the north side of the building would primarily service the retail portion of the building. Due to the existing geometries of this area one of the drive aisles is 24 feet wide, which is two feet narrower than the minimum requirement per Section 20-1101 of City Code. Similarly the existing and proposed pavement width on the west side of the building is between 22 and 25 feet wide,which is one to four feet narrower than the minimum required by code. Staff supports the proposed variances as they are existing conditions. The applicant shall work with city staff and the owner of the property to the east to ensure that tractor trailer delivery trucks can access the Dinner Theater's loading docks. Planning Commission Venue/Aldi—Site Plan Review June 20, 2017 Page 10 of 14 UTILITIES The site is currently served by public sewer and water. An analysis of the existing sanitary sewer system confirms that there is sufficient capacity for the proposed use. Public sanitary sewer and water main are within a 30-foot wide easement on the south side of the site. A private storm sewer is proposed to extend from the south side of the building to the existing storm within Market Street, a portion of which will be within the city's easement therefore an encroachment agreement is required. MISCELLANEOUS Accessibility must be provided in accordance with the"Minnesota Accessibility Code"(see MN Rules 1341). Accessible parking must be adequate, dispersed and on located on the shortest accessible route. Residential units are required to be accessible or adaptable in accordance with Minnesota State Building Code Chapter 1341. Further information is needed to determine these requirements. Buildings are required to be protected with an automatic sprinkler system. For the purposes of this requirement property lines do not constitute separate buildings. The buildings are be required to be designed by an architect and engineers as determined by the Building Official. Demolition permits must be obtained before demolishing any structures on the site. Application for such permits must include hazardous substances investigation and proposed mitigation reports. A geotechnical (soils evaluation)report must be submitted to the Inspections Division before permits will be issued. Walls and projections within 5 feet of property lines are required to be of one-hour fire-resistive construction. Retaining walls over four feet high require a permit and must be designed by a professional engineer. Each lot must be provided with separate sewer and water services. The developer and/or their agent shall meet with the Inspections Division as early as possible to discuss plan review and permit procedures. Separate addresses for ALDI and Venue shall be required. COMPLIANCE TABLE Code Project Building Height NA stories 6 story NA feet 77 feet Building Setback N - 0'E - 0' N - 141'E - 10' W- 0' S - 0' W- 17' S-235' Parking Stalls 362 stalls 362 stalls (Retail - one space per 200 square feet(18,920/200=95 stalls; Residential Efficiency& 1- bedroom— 1.5/unit of which one must be enclosed (69x 1.5=103 of which 69 enclosed),2- bedroom or larger—two per unit of which one must be enclosed (65x2=130 of which 69 enclosed), visitor parking— % space per unit(134/4=33).) Planning Commission Venue/Aldi—Site Plan Review June 20, 2017 Page 11 of 14 Parking Setback N - 0' E - 0' N - 3' E - 11' W - 0' S - 0' W - 0' S - 50' Hard Surface Coverage NA% 90.9% Lot Area 10,000 sq. ft. 175,182 sq. ft. (4.022 ac.) REGISTERED LAND SURVEY -y--1~•- •�� The city has been asked to approve a Registered Land Survey for the f .....- " following parcels: Parcel A — ^ Lot 2, Block 1, Frontier Cinema Addition, Carver County Minnesota ° OD Parcel B Outlot A, Frontier Cinema Addition, EXCEPT that part thereof now platted into Chanhassen Transit Station, described as follows: _. �- --- T ••••••••••••••••Commencing at the southeast corner of said Outlot A, Frontier Cinema Addition, Carver County, Minnesota; thence North 00 degrees 33 minutes 26 seconds West, an assumed bearing, along the east line of said Outlot A, a distance of 110.00 feet;thence North 17 degrees 52 minutes 40 seconds East along said east line of Outlot A, a distance of 6.11 feet to the point of beginning; thence North 11 degrees 09 minutes 45 seconds West a distance of 98.29 feet; thence North 78 degrees 50 minutes 15 seconds East a distance of 31.70 feet to said east line of Outlot A; thence southerly along said east line of Outlot A to the point of beginning. Parcel C Lot 3, Block 1, Chanhassen Transit Station, EXCEPT that part of said Lot 3 lying southerly of Lot 2, Block 1, said Chanhassen Transit Station, and easterly of the following described line: Beginning at the northeast corner of Outlot A,Frontier Cinema Addition, said Carver County, Minnesota; thence North 00 degrees 33 minutes 27 seconds West, assumed bearing along the Northerly extension of the east line of said Outlot A, a distance of 40.00 feet; thence South 89 degrees 26 minutes 33 seconds West a distance of 54.37 feet to the southerly extension of the west line of said Lot 2; thence North 00 degrees 01 minutes 05 seconds Planning Commission Venue/Aldi— Site Plan Review June 20, 2017 Page 12 of 14 West, along said line extended a distance of 78.92 feet to the southernmost corner of said west line and said line there terminating, Carver County,Minnesota. In the case of this request, the applicant is adjusting a property line(a new lot is not being created as a result of this action) and reducing the number of parcels from three to two. This request meets the city's exception to platting, and may be approved as an administrative subdivision. Thus,no plat is required. A Registered Land Surveys (RLS) is part of this request. RLS is defined as: a survey of "registered"(Torrens-title) land,usually done to shorten lengthy legal descriptions,or divide larger parcels of"Torrens-title"land into smaller tracts. Minnesota State Statute §508.47, subd. 4 requires that the RLS be approved "in the manner required for the approval of subdivision plat." Thus, although the city's ordinance does not require anything more than an administrative subdivision for approval, Minnesota Statutes require the city to approve the RLS as they would a subdivision plat. To satisfy this requirement, the city must hold a public hearing prior to approval of the RLS. The final legal description for one of the parcels will include the footprint for the Aldi Grocery Store building on top of the parking garage of the apartment building. Until this structure is actually constructed and surveyed, an exact legal description will not be possible. The second parcel will encompass the rest of the property. At that time, city and county staff will review the legal description of the RLS,which will be prepared by a Registered Land Surveyor. Once the city has approved the RLS,the Mayor and City Manager will execute the RLS mylars and provide the dates of approval. This will then be forwarded to the City Attorney's office for recording. RECOMMENDATION Staff recommends that the Planning Commission: A. Recommend approval of the Registered Land Survey. B. Recommend approval of the site plan with a variance for the existing drive aisle widths,plans prepared by ISG,dated May 19, 2017, subject to the following conditions: Building Official 1. Accessibility must be provided in accordance with the"Minnesota Accessibility Code"(see MN Rules 1341).Accessible parking must be adequate,dispersed and on located on the shortest accessible route.Residential units are required to be accessible or adaptable in Planning Commission Venue/Aldi— Site Plan Review June 20, 2017 Page 13 of 14 accordance with Minnesota State Building Code Chapter 1341. Further information is needed to determine these requirements. 2. Buildings are required to be protected with an automatic sprinkler system. For the purposes of this requirement property lines do not constitute separate buildings. 3. The buildings are be required to be designed by an architect and engineers as determined by the Building Official. 4. Demolition permits must be obtained before demolishing any structures on the site. Application for such permits must include hazardous substances investigation and proposed mitigation reports. 5. A geotechnical (soils evaluation)report must be submitted to the Inspections Division before permits will be issued. 6. Walls and projections within 5 feet of property lines are required to be of one-hour fire- resistive construction. 7. Retaining walls over four feet high require a permit and must be designed by a professional engineer. 8. Each lot must be provided with separate sewer and water services. 9. The developer and/or their agent shall meet with the Inspections Division as early as possible to discuss plan review and permit procedures. Engineering • 1. The developer must obtain the necessary permissions for the off-site work required to rebuild a portion of the existing retaining wall on the east side of the proposed building. 2. The developer shall consult with city staff to determine if modifications can be made to the western entrance off of Market Street to eliminate the current"side by side"driveway accesses. 3. The applicant shall work with city staff and the owner of the property to the east to ensure that tractor trailer delivery trucks can access the Dinner Theater's loading docks. 4. An encroachment agreement is required for the private storm sewer within the city's 30 foot wide drainage and utility easement. 5. The applicant must obtain a permit from RPBCWD prior to grading the site. Planning Commission Venue/Aldi—Site Plan Review June 20,2017 Page 14 of 14 6. The applicant shall include a cross section of the underground storm water system with the next submittal. 7. A dewatering plan must be submitted prior to issuance of a building permit and shall include a note that city staff shall be notified before dewatering occurs. Environmental Resources 1. The applicant shall revise the landscape plan to show any existing trees to be preserved. 2. The applicant shall plant a minimum of 28 trees on the site. Fire 1. Separate addresses for ALDI and Venue buildings are required. Planning 1. The applicant shall develop an alternate plan to provide residents of the apartment a view of the camouflaged or alternative roof. 2. The applicant shall incorporate additional benches,bike rakes and possibly picnic/cafe tables around the site. 3. Signage shall comply with the CBD sign regulations. A separate sign permit shall be required for each sign. ATTACHMENTS 1. Findings of Fact and Recommendation 2. Development Review Application 3. Venue Narrative dated May 19, 2017 4. Reduced Copy, Sambatek, Land Title Survey Dated 11/18/15 5. Reduced Plan Sets, ISG, United Properties Venue Dated 5/19/17 6. Affidavit of Mailing G:\PLAN\2017 Planning Cases\17-11 Venue-United Properties(Aldi)\Staff Report venue-aldi CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES,MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of Eden Trace Corporation and Equitable Holding Company LLC for Site Plan approval for a 134 unit apartment building(Venue) and a 19,000 square foot retail building (Aldi) with a variance for existing drive aisle widths and a Registered Land Survey. On June 20, 2017,the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of Chanhassen Frontier LLC for site plan approval with a variance and a Registered Land Survey. The Planning Commission conducted a public hearing on the proposed development 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 Central Business District,CBD. 2. The property is guided in the Land Use Plan for Commercial. 3. The legal description of the property is: Parcel A Lot 2, Block 1, Frontier Cinema Addition, Carver County Minnesota Parcel B Outlot A, Frontier Cinema Addition, EXCEPT that part thereof now platted into Chanhassen Transit Station, described as follows: Commencing at the southeast corner of said Outlot A, Frontier Cinema Addition, Carver County, Minnesota; thence North 00 degrees 33 minutes 26 seconds West, an assumed bearing, along the east line of said Outlot A, a distance of 110.00 feet; thence North 17 degrees 52 minutes 40 seconds East along said east line of Outlot A, a distance of 6.11 feet to the point of beginning; thence North 11 degrees 09 minutes 45 seconds West a distance of 98.29 feet; thence North 78 degrees 50 minutes 15 seconds East a distance of 31.70 feet to said east line of Outlot A; thence southerly along said east line of Outlot A to the point of beginning. Parcel C 1 Lot 3, Block 1, Chanhassen Transit Station, EXCEPT that part of said Lot 3 lying southerly of Lot 2, Block 1, said Chanhassen Transit Station, and easterly of the following described line: Beginning at the northeast corner of Outlot A, Frontier Cinema Addition, said Carver County, Minnesota; thence North 00 degrees 33 minutes 27 seconds West, assumed bearing along the Northerly extension of the east line of said Outlot A, a distance of 40.00 feet; thence South 89 degrees 26 minutes 33 seconds West a distance of 54.37 feet to the southerly extension of the west line of said Lot 2; thence North 00 degrees 01 minutes 05 seconds West, along said line extended a distance of 78.92 feet to the southernmost corner of said west line and said line there terminating, Carver County, Minnesota. 4. Site Plan Review: a. 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; Finding: The proposed development complies with the elements and objectives of the city's development guides and the zoning requirements for the site. b. Is consistent with site plan division; Finding: The proposed development complies with the Site Plan review requirements of the Chanhassen City Code. c. 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; Finding: The site has been significantly altered by previous uses on the parcel. The proposed development design is in keeping with the general appearance of the neighboring developed areas. d. 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; Finding: The proposed development creates a harmonious relationship of building and open space with site features and with existing and future buildings having a visual relationship to the development. e. Creates a functional and harmonious design for structures and site features, with special attention to the following: 1) 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; 2 2) The amount and location of open space and landscaping; 3) 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 4) 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. Finding: The proposed development creates a functional and harmonious design for structures and site features, subject to compliance with the conditions of approval. The proposed development improves pedestrian access throughout the area. The proposed building improves the architectural appearance of the area. e. 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. Finding: The proposed development protects adjacent and neighboring properties through reasonable provision for surface water drainage,which is being improved as part of the development, sound and sight buffers,preservation of views,light and air and traffic circulation. 5. Variance. Section 20-58 of the City Code provides the following criteria for the granting of a variance: a. Variances shall only be permitted when they are in harmony with the general purposes and intent of this Chapter and when the variances are consistent with the comprehensive plan. Finding: The proposed variance for the drive aisle width will continue the existing non- conformity of the existing parking lot areas. All other requirements including quantity and location are in conformance with city code. b. When there are practical difficulties in complying with the zoning ordinance. "Practical difficulties," as used in connection with the granting of a variance,means that the property owner proposes to use the property in a reasonable manner not permitted by this Chapter. Practical difficulties include,but are not limited to, inadequate access to direct sunlight for solar energy systems. Finding: The existing cross access and cross parking easements would require off-site improvements to maintain uniformity of the parking lot layout. This area is not be reconstructed with the construction of the new buildings. 3 c. That the purpose of the variation is not based upon economic considerations alone. Finding: The proposed variance is not due to economic considerations,but due to the existing configuration of the parking lot for the multiple commercial buildings in this area. d. The plight of the landowner is due to circumstances unique to the property not created by the landowner. Finding: The existing parking lot configuration is due to the cross parking and cross access easements in place for this commercial area. e. The variance,if granted, will not alter the essential character of the locality. Finding: The variance would continue the configuration of the parking lot that is tied in to the adjacent parking lot. f. Variances shall be granted for earth sheltered construction as defined in Minnesota Statutes Section 216C.06, subdivision 14,when in harmony with this Chapter. Finding: This condition is not applicable. 6. Subdivision: The approval of a Registered Land Survey shall follow the process for subdivision approval. The Subdivision Ordinance directs the Planning Commission to consider seven possible adverse effects of the proposed subdivision. The seven(7) affects and our findings regarding them are: a. The proposed subdivision is consistent with the zoning ordinance and complies with all the district regulations and requirements; b. The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan by creating single-family lots within the density ranges required by the 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 4 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. 7. The planning report#2017-17, dated June 20,2017 prepared by Robert Generous, et al, is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the Site Plan with a variance for the drive aisle widths and Registered Land Survey for Venue apartments and Aldi Grocery Store subject to the recommended conditions of approval contained within the staff report. ADOPTED by the Chanhassen Planning Commission this 20h day of June 2017. CHANHASSEN PLANNING COMMISSION BY: Its Chairman 5 1 COMMUNITY DEVELOPMENT DEPARTMENT Planning Division —7700 Market Boulevard CITY OF CHANHASSEN Mailing Address—P.O. Box 147, Chanhassen, MN 55317 Phone: (952)227-1300/Fax: (952)227-1110 Jy APPLICATION FOR DEVELOPMENT REVIEW 1 Submittal Date: 5/1 911 PC Date: 4P/2-011 3- CC Date: 11 I D(I.+ 60-Day Review Date: ' lei 11- Section 1: Application Type (check all that apply) (Refer to the appropriate Application Checklist for required submittal information that must accompany this application) ❑ Comprehensive Plan Amendment $600 ❑ Subdivision (SUB) ❑ Minor MUSA line for failing on-site sewers $100 ❑ Create 3 lots or less $300 ❑ Create over 3 lots $600 + $15 per lot ❑ Conditional Use Permit (CUP) ( lots) ❑ Single-Family Residence $325 ❑ Metes & Bounds (2 lots) $300 ❑ All Others $425 0 Consolidate Lots $150 ❑ Interim Use Permit (IUP) ❑ Lot Line Adjustment $150 ❑ In conjunction with Single-Family Residence..$325 ❑ Final Plat $700 ❑ All Others $425 (Includes $450 escrow for attorney costs)* *Additional escrow may be required for other applications through the development contract. ❑ Rezoning (REZ) ❑ Planned Unit Development (PUD) $750 ❑ Vacation of Easements/Right-of-way (VAC) $300 ❑ Minor Amendment to existing PUD $100 (Additional recording fees may apply) ❑ All Others $500 ❑ Variance (VAR) $200 ❑ Sign Plan Review $150 ❑ Wetland Alteration Permit (WAP) E Site Plan Review(SPR) ❑ Single-Family Residence $150 ❑ Administrative $100 ❑ All Others $275 ❑✓ Commercial/Industrial Districts* $500 Plus $10 per 1,000 square feet of building area: ❑ Zoning Appeal $100 ( 19,000 thousand square feet) *Include number of existing employees: 15 11 Zoning Ordinance Amendment(ZOA) $500 *Include number of new employees: 18 ❑✓ Residential Districts $500 NOTE: When multiple applications are processed concurrently, Plus $5 per dwelling unit ( 134 units) the appropriate fee shall be charged for each application. ❑✓ Notification Sign (City to install and remove) $200 , ✓❑ Property Owners' List within 500' (City to generate after pre-application meeting) $3 per address ( 29 addresses) ❑✓ Escrow for Recording Documents (check all that apply) $50 per document ❑ Conditional Use Permit ❑ Interim Use Permit ❑✓ Site Plan Agreement ❑ Vacation ❑ Variance ❑ Wetland Alteration Permit 1 ❑ Metes & Bounds Subdivision (3 docs.) ❑ Easements ( easements) TOTAL FEE: $1,847.00 Section 2: Required Information Description of Proposal: New construction of mixed-use project to include 1 level of enclosed parking (basement), 1 level of commercial (19,000 SF) and 6 levels of market rate apartments (134 units). Property Address or Location: 5xx West 78th Street (Final street number TBD) Parcel#: See Survey Legal Description: See Survey Total Acreage: 4.02 Wetlands Present? ❑ Yes ® No Present Zoning: Central Business District(CBD) Requested Zoning: central Business District(CBD) Present Land Use Designation: Commercial Requested Land Use Designation: Mixed Existing Use of Property: Commercial I'ikt .( ?-t lull O Check box is separate narrative is attached. GHANNRSSEIvP},ANM1NGOFI'f I Section 3: Property Owner and Applicant Information APPLICANT OTHER THAN PROPERTY OWNER: In signing this application, I, as applicant, represent to have obtained authorization from the property owner to file this application. I agree to be bound by conditions of approval, subject only to the right to object at the hearings on the application or during the appeal period. If this application has not been signed by the property owner, I have attached separate documentation of full legal capacity to file the application. 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 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. I certify that the information and exhibits submitted are true and correct. Name: G 4 a.%Livt..t Fr• A •r LL c. Contact: 12:4 it rC kf 1�'y Address: GS? Al:I o lIe f 11.-11 , St/rte Lis-44 Phone: ?CI- 4°3'1927// City/State/Zip: istZAr1e«Pe1:1 / MM s3902.. Cell: GI a-?/y• Tx,Y Email: K:c Ater eh, ereh, p Q "Pkwf .r}:vs , far. Fax: -- Signature.Signature: �C / Date: s' /4 ' rY PROPERTY OWNER: In signing this application, I, as property owner, have full legal capacity to, and hereby do, authorize the filing of this application. I understand that conditions of approval are binding and agree to be bound by those conditions, subject only to the right to object at the hearings or during the appeal periods. I will keep myself informed of Ithe 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. I certify that the information and exhibits submitted are true and correct. Name: Contact: Address: Phone: City/State/Zip: Cell: Email: Fax: Signature: Date: This application must be completed in full and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, refer to the appropriate Application Checklist and confer with the Planning Department to determine the specific ordinance and applicable procedural requirements and fees. A determination of completeness of the application shall be made within 15 business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within 15 business days of application. PROJECT ENGINES (if applicable) Name: ISL (IVII, - LAPJosi9A16) Contact: ,41p i Address: 7 1 l)U l vir✓RA/A- i, p(ti yr src""SuvPhone: `ls1 cn 6 0611 City/State/Zip: Ilr/NGPt•Pi, s MN SSBI S Cell: Email: y . b r . a%e I e is --9 re .c e M Fax: Section 4: Notification Information Who should receive copies of staff reports? *Other Contact Information: ❑ Property Owner Via: ❑ Email ❑ Mailed Paper Copy Name: 131 L L jV!C- 1)L/Q C A 2G 13-{r t:cT J g Applicant Via: ❑ Email ❑ Mailed Paper Copy Address: 7o 1. w A s H if-a6 7o N Ave N src 1 oa Engineer Via: ❑ Email ❑ Mailed Paper Copy City/State/Zip: 1-1_1010CAPocs5, r N CS-Li 0 J Other* Via: ❑ Email ❑ Mailed Paper Copy Email: b;11. h;a.60 r e., 11113 et3,*p. Gv M INSTRUCTIONS TO APPLICANT: Complete all necessary form fields,then select SAVE FORM to save a copy to your device. PRINT FORM and deliver to city along with required documents and payment. SUBMIT FORM to send a digital copy to the city for processing (required). SAVE FORM J PRINT FORM SUBMIT FORM Venue 525 W. 78th Street Site Plan Review Narrative May 19, 2017 Introduction United Properties and Roers Investments is pleased to present a mixed-use redevelopment opportunity in downtown Chanhassen that will include 134 market-rate apartment units and a 19,000 sf Aldi grocery store. The address for the proposed redevelopment is 525 West 78th Street and is bordered by the Chanhassen Movie Theater and Country Inn & Suites to the west, the Chanhassen Dinner Theater to the East, and the SW Metro Park & Ride to the south. This location is very appealing for people seeking to live in Chanhassen MN that desire close proximity to Chanhassen's substantial arts, entertainment, outdoor, civic, and retail offering while having immediate access to public transit as well has highway 5. The site is approximately 4 acres and currently contains a partially occupied multi-tenant retail building commonly known as the Frontier Building. Site Redevelopment The site's redevelopment will include demolition of the existing Frontier Building and construction of a new 192,000 sf mixed use building. Due to the existing shared parking and access easements on the site it is necessary to construct any new building in the same footprint as the existing Frontier Building. This space constraint posed a significant challenge to our design effort which was aimed at maximizing the sites use with a high floor to area ratio (aka: high site density) while offering an excellent place to live along with a new grocery offering to the downtown Chanhassen marketplace. Through several months of design effort we have established a design that accepts the sites constraints and meets the design objectives. Site Uses The 19,000 sf Aldi grocery store is an ideal size to coexist with a market-rate apartment building. This compatibility allows the stores primary customer entrance to face W. 78th street but also affords space for the apartment building to have a prominent W. 78th street entrance that will include the leasing office for prospective tenants. The Aldi customer parking needs will be met with the northern surface parking lot along W. 78t'' while the primary residential parking needs will be met by the southern surface parking lot and the 134 stall enclosed and climate controlled parking garage. Page I 1 Aldi is a leading global supermarket chain with over 10,000 stores in 18 countries. Aldi stores focus on a select assortment of essentials or "must haves" and offer many name brands as well as brands that are unique to Aldi. Customers utilize their own reusable grocery bags, and shopping carts are kept in one convenient location as opposed utilizing eco-unfriendly bags and parking lot cart corrals that waste a lot of space and often give a parking lot a disorganized appearance. Aldi's conservative approach allows them to deliver and maintain a quality store and shopping experience. This conservative approach also allows Aldi to offer a high quality product at a lower price than their competitors which will provide the Chanhassen shopper a new alternative. Building Design The building is designed as a composition of two programmatic functions: retail and residential. The retail portion is a single story volume lined on two sides with an L shaped residential building. This configuration allows the residential program to provide active facades to what would otherwise be blank walls. The residential portion is further articulated by providing for different heights between the two wings. The south wing is six stories while the wing to the east of Aldi is stepped down to five stories; this arrangement provides for a lower scale along West 78th street stepping the scale up towards the middle of the site. Where the two wings come together, the massing is broken down further with a material change and two deep reveals at the south and east façade respectively. Finally, each of the two residential entries is identified by a vertical element with a sloping roof which works in conjunction with the sloping cornice over Aldi's entry to establish a consistent language of forms around the building. The material palette is derived from the immediate site context and the larger context of Chanhassen and applied to provide an intentional distinction between the forms described above while maintaining a cohesive design. The material palette for the entire project consists of three materials: brick, metal, and fiber cement. These materials change color or texture as appropriate to help define the massing and visual impact of the building. The modular lite tan brick (similar to the Chanhassen Library) is used to establish a base to the residential building and takes on a larger role on the Aldi facades. The dark brown brick (derived from the adjacent parking garage) is used to call attention to areas of entry in the residential portion of the project as well as the mass that joins the two residential wings together which is also immediately adjacent to the parking garage. The metal accents (cornices, balconies, guard rails, etc.) located on the residential wings are also designed with a similar vocabulary and color as the adjacent parking garage. Page 12 The rich brown wood grain fiber cement used on the north façade of Aldi and at the residential entry vestibule pays homage to the weathered wood elements of the the Chanhassen Dinner Theater to the east. This material reappears as an accent on the residential wings in various places. The residential wings are each clad with fiber cement but distinguished from each other by color and pattern. The higher wing is a terracotta color (derived from the brick color at St. Hubert's Church) while the lower residential wing is a dark grey color which provides an appealing contrast to the lite tan brick base. At both residential entry elements and the top floor of the mass that joins the two wings, a white metal panel is used with random width vertical reveals. At the Aldi entry a silver metal panel with reveals (both horizontal and vertical) is used. The distinction of color and texture between the metal panels is intentional to provide a separate identity for the residential entry and the retail entry. Public Benefits In addition to being a great place to live and shop the redevelopment will provide a very visible and high quality building next to the Landmark Chanhassen Dinner Theater. The six story building will be visible from highway 5 and help to further establish downtown Chanhassen as a place to be and live. The 134 residential units will contain a mix of 1, 2, and 3 bedrooms. A resident population of 250 is likely for a building of this size. Our market study of the area shows strong demand from the "empty-nester" (55+) and millennial demographic. We anticipate that our residents will not only be frequent customers of the grocery store at their doorstep but customers throughout downtown Chanhassen. The location will offer our residents the convenience to walk or bike throughout Chanhassen if they choose to leave their vehicle in the garage. The walkability of this site will increase pedestrian presence and activity throughout downtown Chanhassen. Another public benefit is the strength and stability of the Aldi grocery chain. There is little worse for the vibrancy of an area than closed businesses and storefronts. A closed business at the base of an apartment building would have a very negative impact on residential leasing and vacancy. Aldi Inc. is one of the world's largest privately owned companies. Their business model combined with their outstanding and virtually unmatched credit provides great certainty that an Aldi store within our proposed redevelopment will remain open and thriving for many, many years. Page 13 Conclusion We are excited to present a redevelopment opportunity that we can deliver and will make a positive impact on the community. If City support is received, we are prepared and ready to begin the next phase of the redevelopment effort. We truly believe that this redevelopment will be a great addition to downtown Chanhassen and is the right use for this location. Page 14 . . .-61 li II 1 Lu al li A 1 a r, Z ul 0 _., 1 , Do Ct. r r Si Z LLJ • V) I"- LIJ LA tn 1/1 < = D Si- 0 i LI, v.) in < CI t z 03 uj . z CI . i. 0> < >, - . .< N x f .. 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'7n09.L )IWV?V CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Kim T. Meuwissen,being first duly sworn, on oath deposes that she is and was on June 8, 2017, the duly qualified 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 hearing is to consider a request for a Site Plan Review for a 134 unit apartment building and a 19,000 square foot retail building(Aldi) with variances and a Registered Land Survey for property zoned Central Business District(CBD) located on three parcels south of W 78th Street between Chanhassen Dinner Theatres and High Timber Lounge.Applicant\Owner: Chanhassen Frontier LLC.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 record . .d,4.. .Eti ..d Kim Meuwissen, Deputy erk Subscribed and sworn to before me this 5 day of , 2017. ?C(766 JENNIFER ANN POTTER �', 4. 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