3_Narrative_HolasekBusPark_2018-10-191
Project Narrative
Holasek Business Park
Lyman Boulevard at Galpin Boulevard Chanhassen, MN
Prepared By:
Eden Trace Corporation, Edward Farr Architects, and Sambatek
October 19, 2018
For Submission of:
Rezoning, Preliminary & Final Plat Subdivision,
Site Plan Review and Wetland Alteration Permit Applications
Project overview
Eden Trace Corp is pleased to propose Holasek Business Park, an Office / Warehouse campus
consisting of three multi-tenant Office / Warehouse buildings totaling approx. 449,350 sq. ft. on 54.3
acres of undeveloped land south of the intersection of Lyman Boulevard and Galpin Boulevard. The
property is already guided Office Industrial in the Comprehensive Guide Plan; so the proposed use is
consistent with the city’s vision. The current zoning is A2, Agricultural Estate District, and is proposed
to be rezoned to IOP, Industrial Office Park district. The property is within the Carver County Water
Management Organization district; and we are making concurrent application to that body.
We are seeking Rezoning, Preliminary & Final Plat Subdivision and Wetland Alteration Permit
approvals on all of the parcels; plus Site Plan Review on Lots 1 and 2 (Buildings A & B). It is our
intention to start construction on Buildings A & B in 2019, then construct Building C in a future phase.
The property is being subdivided into five separate parcels. Four parcels will be owned by the applicant;
and 5.2 acres are switching to public Right Of Way. We are platting all three of our buildable lots at this
time; even though Lot 3 is not being developed until a future date. Private easements will be created to
document shared use agreements between the three lots for vehicular access, pedestrian access, signage,
lighting, maintenance and utilities.
Our Proposed building areas in the table below for Building A include an 18,000 sq ft mezzanine in
addition to the main floor area of 161,500 sq ft, for a total building area of 179,500 sq ft. In the event
that Bldg A’s mezzanine is not constructed, we are showing Alternate building areas in the table,
whereby Bldg C will grow in size by 18,000 sq ft; thereby making the total building area the same in
either development option. Building C’s final size will be determined when we apply for Site Plan
Review later for that building.
Basic Site and Building Data
Parcel Parcel Area Bldg Bldg Area* Bldg Area** Height Parking
Lot 1 544,064 sq. ft. / 12.5 ac A 179,500 sq. ft. 161,500 sq. ft. 36 ft. 257
Lot 2 434,293 sq. ft. / 10.0 ac B 109,250 sq. ft. 109,250 sq. ft. 36 ft. 207
Lot 3 606,791 sq. ft. / 13.9 ac C 160,600 sq. ft. 178,600 sq. ft. 36 ft. 269
Outlot A 554,346 sq. ft. / 12.7 ac
R.O.W. 226,948 sq. ft. / 5.2 ac
Totals 2,366,442 sq ft / 54.3 ac 449,350 sq. ft. 449,350 sq. ft. 733
*Proposed building areas in green column. They include a 18,000 sq ft mezzanine in Bldg A.
**Alternate building areas in blue column, if Bldg A does not get the mezzanine.
2
Site Context
The property is located along the west-central edge of Chanhassen, and has been home to Holasek
Greenhouse in prior years. Two sides of the property (south and west) abut the city of Chaska. Lyman
Blvd defines the property’s northerly and northeasterly boundary in Chanhassen. Across Lyman Blvd to
the north, west of Galpin, is another Office / Warehouse campus, zoned P.U.D. Across Lyman Blvd to
the northeast, east of Galpin, is the Stone Creek residential subdivision, zoned RSF. Across the
property’s southeast boundary is the TC&W Railroad track with the Crosby Park Office / Warehouse
campus in Chaska beyond. Across the property’s western boundary, in Chaska, is a Mini-Storage
facility.
The property sits substantially lower in grade than Lyman Blvd; and has been used for agricultural
purposes by Holasek Greenhouses in prior years. There have been excavation and fill operations on the
property since 2015. There are no permanent structures on the property. Wetlands are present,
generally in the southern and eastern portions of the property. The property is bisected by the Magellan
Pipeline Co’s underground natural gas main utility; which is protected via easement. In fact, the
location and depth of the underground pipeline drives many of the site planning decisions.
Regional vehicular access is readily available to the property via the nearby Powers Blvd / Hwy 212
interchange as well as Hwy 5 via Galpin Blvd and Hazeltine Blvd. The signalized intersection of
Lyman Blvd and Galpin Blvd already has the necessary curb cut, cross walk and stop light
improvements in place to access the site. Our proposal includes adding a second point of access further
west along Lyman Blvd. We are not planning on adding rail service to the development from the
adjacent TC&W Railroad tracks. Pedestrian access is readily available via sidewalks coming from the
north along Galpin Blvd and from the east along the north side of Lyman Blvd. There are no sidewalks
approaching the site from Chaska on the west. However, the City of Chanhassen has future plans for a
trail along the south of Lyman Blvd.
Screening to Residential Properties
Adequate buffering for the Stone Creek residential development is important. Mature landscape
screening already provides an effective visual buffer for most all the residents back yard perimeter
frontage along the north side of Lyman Blvd and the east side of Galpin Blvd. We will be providing
additional landscape screening along our south side of Lyman Blvd to offer more buffering. Of note, the
distance between the closest home in Stone Creek and our Building A is 620 feet. Further, our site is
much lower in elevation than Lyman Blvd, so the view into our site from across the street naturally
screens the parking lot and the lower portion of the building façade.
Impervious Coverage / Greenspace Areas
The site boasts an overall 49% greenspace coverage area. Each developable lot has at least 30%
greenspace area. Refer to the table below for impervious surface calculations:
Parcel
Parcel Area
Bldg
Impervious
Bldg Area
Impervious
Parking Area
Total
Impervious
Coverage
Lot 1 544,064 sq. ft. / 12.5 ac A 3.70 ac ( 30%) 4.74 ac (38%) 8.60 ac (69%)
Lot 2 434,293 sq. ft. / 10.0 ac B 2.51 ac (25%) 4.04 ac (41%) 6.70 ac (67%)
Lot 3 606,791 sq. ft. / 13.9 ac C 4.10 ac (29%) 5.56 ac (40%) 9.78 ac (70%)
Outlot A 554,346 sq. ft. / 12.7 ac 0 ac (0%) 0 ac (0%) 0 ac (0%)
R.O.W. n/a n/a n/a n/a
Totals 2,139,494 sq ft / 49.1ac 10.31 ac (21%) 14.34 ac (29%) 25.08 ac (51%)
3
Landscaping
A variety of coniferous, deciduous, and ornamental trees will be provided throughout the site and will
exceed the minimum quantity requirements of the City ordinance. Trees will be a hardy mix of native
and non-native species. A dense screening area mostly of evergreens will be provided on the south side
of Lyman Blvd. east of the site access drive. Trees will also be provided along the perimeter access loop
and within interior parking islands to minimize heat island effect. Shrubs and foundation plantings are
also proposed to wrap the front portions of each building along the office use areas.
Site Setbacks
Our building and parking setbacks meet or exceed minimum zoning ordinance requirements around the
perimeter for an IOP district. Shared parking and loading areas are proposed between the buildings as
depicted on the site plan, resulting in a zero setback condition for those paved areas.
Utilities
City of Chanhassen utility stubs are available at the northeast corner of the site extending across from
Galpin Boulevard (8” sanitary and 10” water main). Chanhassen water main does not extend west of
Galpin Blvd. so there is not another connection opportunity currently to provide a loop to Chanhassen’s
main. A fire pump to boost pressure will be provided if necessary for each building’s ESFR sprinkler
system if available water pressure is deemed insufficient (flow tests are being confirmed). A 10” loop
internally throughout the site is proposed with 8” combined fire/domestic services connecting to the
center of the rear/dock side of each building (to the respective sprinkler rooms). Connecting to
Chanhassen’s sanitary sewer stub would require a lift station which requires routine maintenance.
Therefore, the development proposes to connect to Chaska’s sanitary pipe network at the west side of
the site via gravity drainage. Stormwater runoff will be collected from roof drains and parking lot inlets
and routed east to two proposed NURP retention ponds with filtration benches for improving water
quality. An irrigation reuse system will also be implemented to provide on-site retention.
Vehicular Traffic and Parking Calculations
The site will be accessed via two driveways off of Lyman Boulevard. One new Right-In / Right-Out
curb cut is proposed at the far northwest corner of the site; and the second entrance is located at the
existing intersection of Lyman and Galpin Boulevards. Our projected occupancies in the buildings are
80% warehouse / 20% office for Buildings A and C; and 70% warehouse / 30% office for Building B.
Our parking calculations are done using those projections. Parking stall layouts shown on drawings are
based on using 9’-0” wide x 18’-0” deep stalls with 26’ wide aisles.
Building A – 179,500 gross square feet (includes 18,000 sq ft mezzanine)
80% Whse: 143,600 sq ft @ 10 cars for first 10,000 sq ft and 1 per 2,000 sq ft thereafter = 77 cars req’d
20% Office: 35,900 sq ft @ 5 per 1000 sf = 180 cars req’d
Subtotal Building A: 257 cars required. 257 provided - ok.
Building B – 109,250 gross square feet
70% Whse: 76,475 sq ft @ 10 cars for first 10,000 sq ft and 1 per 2,000 sq ft thereafter = 43 cars req’d
30% Office: 32,775 sq ft @ 5 per 1000 sf = 164 cars req’d
Subtotal Building B: 207 cars required. 207 provided - ok.
Building C – 178,600 gross square feet (using higher sq footage in case Bldg A doesn’t get mezzanine)
80% Whse: 142,880 sq ft @ 10 cars for first 10,000 sq ft and 1 per 2,000 sq ft thereafter = 76 cars req’d
20% Office: 35,720 sq ft @ 5 per 1000 sf = 179 cars req’d
Subtotal Building C: 255 cars required. 269 provided - ok.
4
Architectural Design and Building Materials
The facade will be constructed with high quality, commercial grade, low-maintenance materials. Facade
materials will include exposed aggregate architectural precast concrete wall panels with a multi-
textured, warm-toned finish and energy efficient aluminum & glass windows. The building front facing
Lyman Boulevard will have multiple tenant office entrances, articulated with stepped precast wall panels
and metal clad cornice and canopy features to provide dimensional relief and visual interest. Corner
tenant entries are provided each and along the front of the buildings which will also feature tall
expansive glass curtainwall elements with matching cornice lines.
All buildings will have 28 foot ‘clear height’ inside, resulting in an exterior building height of 36 feet
measured from floor grade up to the top of wall. Along the back dock walls, grade is lowered 4 feet for
truck berths, so the wall height at the docks is 36 ft + 4 ft = 40 ft.
Pertaining to building codes and fire codes, the buildings will be constructed to Type II-B standards,
non-combustible, and protected with an ESFR sprinkler system. We anticipate tenants having high-piled
and racked storage of materials classified as commodity Types I – IV. With those commodity contents,
no smoke and heat vents are required, nor smoke draft curtains; however fire access doors will be
provided every 100’ around the perimeter.
Site Signage
One monument sign is requested for each driveway to the site. Directional signage will be included to
guide vehicles toward parking or loading zones; and stop signs will be placed at driveway exits. They
will have standardized color, size and materials for consistency. Wall mounted tenant name signs on the
building will be provided once leases with specific tenants are identified; so our tenant name sign
locations are conceptual at this point. The Owner and Tenant will submit final sign drawings for
approval when applying for signage permit.
Site Lighting
Site lighting fixtures will use energy efficient LED lamps in architectural fixture housings with sharp
cutoff light distribution features to contain lighting within our property. A combination of 30 ft tall
pole-mounted fixtures around the perimeter plus wall-mounted lighting at the loading dock areas are
needed to provide adequate site illumination. Tenant entrances will have architectural down-lighting to
provide proper illumination near the entry doors. Exit doors will have small LED egress lights to meet
code. A final Lighting Plan will be included in our building permit application set of drawings.
Trash & Recycling Storage
Trash and recycling material will be stored in fully-enclosed weather-proof collection containers made
especially for this purpose, located in the loading dock area, up against the building wall. Additionally,
coniferous landscaping will be provided within “green” islands at each of the loading dock for year-
round screening of containers and loading dock area in general. Each tenant will contract for their own
trash and recycling service, as is consistent with this building type.
End of Narrative