REQUEST FOR ACTION CHASKA PLANNING COMMISSION AUGUST 9, Agenda Item No. 8 Subject: Applicant: Location: Stream Data Phase 3 - Preliminary Site/Building Plan, Preliminary Plat and Rezoning Approval for four data centers Stream Data Centers and Kimley-Horn & Associates, Inc. North of Engler Boulevard (CR 10), west of Clover Ridge Drive Case No.: P.C. Nos. 15-07/17-16 Synopsis: Requesting Preliminary Site/Building Plan, Preliminary Plat and Rezoning Approval for four data centers in the West Creek Corporate Center Prepared By: Elizabeth Hanson Staff Recommendation: Motion to recommend approval BACKGROUND In 2010 and 2012 the Preliminary and Final Plat were approved for West Creek Corporate Center 1 st and 2 nd additions. Today two buildings have been constructed in the development, one 250,000 square feet data center (United Health Group) in the 1 st Addition, and one 115,000 square feet data center (Stream Data) in the 2 nd Addition. In 2016 West Creek Corporate Center 3 rd Addition was approved, which included the third data center building that will total approximately 115,000 square feet at full build out. In 2015, the Concept Plan for a data center (Compass Data) and its remnant area were approved. The overall project site area encompassed the Kelzer land to the north of the existing West Creek Corporate Center guided for Business Park in pink in the exhibit to the right. This subject site is being looked at again for the approvals requested tonight. SITE LAND USE/ZONING The current site is zoned Rural (R). The West Creek Corporate Center to the south of this site was Planning Case 17-16 Page 1 of 7
rezoned from Rural (R) to Planned Industrial District (PID-7) in 2007. The intent of the PID-7 district is to provide an area for offices and Clean and Quiet industrial and related uses that can be developed and operated in a high quality physical environment, one which will be complementary to and compatible with the natural beauty found along West Chaska Creek and its adjacent residential developments, and one which will ensure the full use, benefit and prestige of a Planned Office/Industrial District of exemplary standards. It is intended that development within PID-7 be characterized by relatively high employment levels, high quality jobs, and higher building to land ratios, all which support the objectives of increasing employment opportunities within the City and of strengthening the City s nonresidential tax base. Uses which involve heavy manufacturing or processing activities, which are predominantly storage or warehousing in nature, which emanate objectionable odors, or which require the outdoor storage of goods and materials are specifically discouraged from locating in the PID-7 District. The permitted uses within the PID-7 district are: Office and administrative facilities; Light manufacturing, fabrication, compounding, processing, packaging, treatment, assembly and indoor storage of goods, products and materials; Scientific research, investigation, testing or experimentation; and Uses similar in nature to those listed above and which, in the opinion of the City Council will not be detrimental to the integrity and intent of the PID-7 District. The use of a data centers meet the aforementioned criteria and is therefore consistent with the zoning of Planned Industrial District No. 7. LAYOUT Currently the subject site is the remaining portion of the Kelzer site to the north of the West Creek Corporate Center guided for Business Park. It is comprised of two separate lots both owned by the Kelzer family (one contains the home site, the other contains farmland). The subject site as outlined above is approximately 66 acres in size. The access to the site will be from West Creek Lane to the south. West Creek Lane will extend north approximately 150 feet into the subject site and end in a cul de sac. A secondary cul de sac will extend westerly from there approximately 500 feet. Currently the applicant is showing four (4) separate buildings as a part of this proposal; ranging in size from 103,000 sq ft to 150,000 sq ft. The westerly building (Building 1) will be the first constructed. It should be noted that the remaining three (3) buildings to the east could either be separate buildings or one-two large buildings; the outcome is based on the end user and their demand, which has not been determined at this time. SITE The floor plan of Building 1 breaks down as follows: Office (~16,000 square feet); Warehouse/Data Hall (~60,000 square feet), Mechanical Yard (~54,000 square feet). PARKING Parking for Building 1 is located mainly on the west, south and east sides of the building and there is a private internal access road around the building. 89 parking stall are proposed for the Planning Case 17-16 Page 2 of 7 SITE
16,000 square feet of office, which meets the required one parking space for every 250 square feet of office use, which is 64. Though the amount of parking spaces may not seem adequate in relation to the overall building square footage, the applicant has assured staff that the amount of daily employees and visitors will sustain such a number. Other similar data centers provide a similar number of parking spaces and this number has been demonstrated as sufficient for long-term building use as a data center. As a comparison, United Health Group s data center located opposite of the proposed Data Center 1, is 251,000 square feet and has 60 surface parking spaces with 30 additional proof of parking spaces. Staff is confident the amount of spaces provided will be able to accommodate the 16,000 square feet of office use at the data center. Parking for Building 2-4 are shown as meeting the requirement for Office as well. However, as only Preliminary Site/Building Plan approval is being sought for Buildings 2-4 at present, staff, the Planning Commission and City Council will have an additional chance to analyze the proposal for Buildings 2-4 in the future. In addition, it is a possibility the design of the site could change depending on market demand and parking needs. LANDSCAPE/SCREENING The applicant has provided a Landscape Plan that meets the Ordinance requirement for overstory trees. The large trees are scattered around the sites and also line West Creek Lane. There is a large grove of trees shown on the north and east sides within the buffer area and berm, which will help to soften the views into the sites. The table below indicates the landscaping requirements for this site and how the applicant meets or does not meet them: LANDSCAPING REQUIREMENTS & PROPOSED Building 1 Required Proposed Overstory Trees 469 caliber in. 478 caliber in. Understory Trees 42 58 Shrubs 500 500 LANDSCAPING REQUIREMENTS & PROPOSED Building 2-4 Required Proposed Overstory Trees 1,113 caliber in. 1,148 caliber in. Understory Trees 100 100 Shrubs 1,188 1,188 There are a few revisions and additions that staff would like to see on the Landscape Plan as they submit for final. Staff would like to see the addition of overstory trees along the boulevard of the West Creek Lane extending into the site, specifically meeting the City s Boulevard Tree Policy which requires one overstory deciduous tree for every 50 linear feet along public streets, Planning Case 17-16 Page 3 of 7
on each side. Currently, the applicant is not showing any trees along this stretch. Staff would also like to see a mix of overstory and coniferous trees on the western edge of Building 1 s site. Currently there is very minimal coverage. This is the edge of the property and thus should be landscaped appropriately, much like what is done on the north and east edges. Lastly, on Building 2 and 3 s site staff would require that the median area in between the loading dock and southern parking be landscaped with closely planted evergreen trees for screening purposes. Additionally, there should be either overstory or ornamental trees added to the front (south) end of Building 2 s site, just in front of the office component. Section 9.11 of the Zoning Ordinance outlines requirements for Mechanical Screening, which states: Equipment used for mechanical, processing, bulk storage tanks, or equipment used for suppressing noise, odors, and the like that protrudes from a side of a building or is located on the ground adjacent to a building shall be screened from public view as much as practical with materials matching the design of the building. Where miscellaneous exterior equipment cannot be fully screened with matching building materials, landscaping, berming may be used as additional screening. With the mechanical area more oriented on the front sides of the buildings, but still visible from West Creek Lane, it is important to understand the various heights of the equipment that will be installed in this area, from the transformers to the generators to the chillers. Staff would like to see a more detailed profile of this area to understand the relationship of the equipment to the building and to ensure the Mechanical Screening requirements are met; the mechanical yard is screened with an architectural wall of 26 feet in height. Staff will be working with the applicant to ensure the equipment stays below this height or is screened appropriately. Buffer & Berm A 300 buffer will be maintained from the existing and proposed residential properties to the centers building pads. A tall landscaped berm (ranging from 15-40 in height) will be constructed on the north side of the property to screen the existing Clover Ridge residential properties from the proposed data center buildings; a berm is also proposed on the east side (ranging from 15-30 in height). A mix of coniferous and deciduous trees of varying heights will fill the buffer area, along with areas of shrubs. It should be noted that this berm and landscaping will be constructed soon after final approval is received for Building 1. It is the intention to construct the berm prior to any of the buildings being erected. BUILDING ELEVATIONS In May of 2011 revisions were also made to Section 9 of the Zoning Ordinance with regard to Exterior Building Materials for Office, Industrial and Commercial, Public and Institutional uses. Specifically, for Industrial buildings the requirements are as follows: Industrial and warehouse buildings shall use at least two (2) different Class I materials and shall be composed of at least thirty (30) percent Class I material, and at least one (1) Class II materials and be composed of at least thirty (30) percent Class II materials; and not more than forty (40) percent of Class III materials. Planning Case 17-16 Page 4 of 7
The use of Class II or III materials shall be distributed throughout the exterior of a building unless the City agrees that materials consolidated on more visible locations provides the most positive architectural appeal to the general public. A distinctively different color of brick may be considered as a second Class I material. However, minor blended color variations shall not be considered as a separate material. To be counted as a primary material, the product must comprise at least five (5) percent of the exterior wall. Class I materials: i) Brick-modular; ii) Natural Stone; iii) Glass; iv) Copper; v) Other comparable or superior materials, as determined by the City Council. The applicant is proposing the following: textured architectural precast concrete panels, with the office façade being made up of a combination of modular brick, glass and composite metal paneling echoing the materials utilized in the previous Stream Data projects to the south. The proposed materials of modular brick, glass, metal paneling are all considered Class I materials and total 30% of the building, the architectural precast concrete panels are a Class II material and total approximately 70% of the building. The more articulated side of the building (office component) is oriented towards the street and entrance of the site, while the more monotonous concrete panels are oriented mainly to the west, north and south which are facing a large berm, open land and an electric substation. The mechanical yards, which are screened by architectural walls, are oriented inward and away from the residential development. Staff is content with the placement of materials and articulation based on the views into the site. The height of the buildings will range in size from 26 feet around its warehouse/data hall component and up to 36 feet for its office component. The buildings will be an average of 26 feet in height. The applicant has provided a couple section drawings showing how the building heights compare to the berm height and adjacent residences. In sum, the site views from adjacent residences will be minimal at best. LIGHTING All proposed parking lot lighting will be downcast style in compliance with the City of Chaska requirements and Dark Sky regulations with minimal spillover to West Creek Lane and the adjacent residential properties. A photometric plan and lighting specs have yet to be submitted. Staff is working with the applicant to provide that prior to City Council. UTILITIES Water is available to the site from the north at Schoolmaster Drive and sanitary sewer is available near the southern limits of the site. The latter will require a minor extension to provide service to the proposed development. The project s storm water design will need to meet the City s, Carver County Water Management s, and appropriate State and Federal requirements. Utilities within the site will all be private, with the exception of the trunk watermain. Planning Case 17-16 Page 5 of 7
Xcel Transmission Lines The site is dissected by existing Xcel transmission lines that run east to west along the property. It was noted during the Concept Plan approval of this site that the location of these transmission lines and their easement (125 feet wide) create a challenge in terms of finding adequate building pad locations. The applicant has been working with Xcel Energy to relocate these lines to provide for adequate spacing. Specifically, the applicant is proposing to relocate the lines to its southern property line to maximize the room on the property. Xcel has given the applicant cost estimates to move the line and they are working with them to tweak the relocation plans. Stream Data Centers will wait until they close on the land and have preliminary entitlement approvals to pay Xcel to start the work. But overall, Xcel is willing to move the lines. PRELIMINARY PLAT The request this evening involves preliminary plat of the site. One lot is proposed totaling approximately 35 acres. The plat is showing public right of way (ROW) for West Creek Lane to extend to the north. The remnant land (~30 acres) will be platted as outlots for the buffer/berm area and stormwater ponding. Disposition of Outlots: Outlot A: stormwater ponding to be owned by the developer Outlot B: buffer and berm area to be owned by the developer REZONING The site is currently zoned Rural (R) and will be rezoned to a Planned Industrial Development (PID-7) district to be consistent with the existing West Creek Corporate Center development. CONCLUSION Staff is happy to see the next project in the West Creek Corporate Center going through the approval process. Stream Data s data center project is consistent with the purpose and intent of the PID-7 zone district as well as the goals and objectives of the 2030 Comprehensive Plan. This project also supports the City s objectives of increasing employment opportunities within the City and of strengthening the City s non-residential tax base. PLANNING COMMISSION ACTION REQUESTED Motion to approve the Preliminary Plat and Preliminary Site/Building Plans for Data Centers 1-4, subject the following conditions: 1. Approvals shall be based on the following graphic exhibits: a. Narrative (pgs 1-4), prepared by Kimley-Horn, dated June 30, b. Existing Conditions Survey, prepared by EFN, undated c. Preliminary Plat (pg PP1.0), prepared by Kimley-Horn, dated June 30, d. Existing Conditions Survey (pg C1.0), prepared by Kimley-Horn, dated June 30, e. Erosion and Sedimentation Control Plan Phase I (pg C2.0), prepared by Kimley-Horn, dated June 30, f. Erosion and Sedimentation Control Plan Phase II (pg C2.1), prepared by Kimley-Horn, dated June 30, Planning Case 17-16 Page 6 of 7
g. Site Plan (pg C3.0), prepared by Kimley-Horn, dated June 30, h. Grading and Drainage Plan (pg C4.0), prepared by Kimley-Horn, dated June 30, i. Utility Plan (pg C5.0), prepared by Kimley-Horn, dated June 30, j. Composite Plan (pg C6.0), prepared by Kimley-Horn, dated June 30, k. Landscape Plan (pg L1.0), prepared by Kimley-Horn, dated June 30, l. Building 1: Landscape Plan (pg L1.1), prepared by Kimley-Horn, dated June 30, m. Landscape Details (pg L1.2), prepared by Kimley-Horn, dated June 30, n. Floor Plan-Level One (pg A02-01), prepared by Corgan, dated June 30, o. Floor Plan-Level Two (pg A02-02), prepared by Corgan, dated June 30, p. Exterior Elevations (pg A05-01), prepared by Corgan, dated April 25, 2007 q. Site Section (pg A06-02), prepared by Corgan, dated July 31, 2. Adherence to the City Engineer s memo dated August 9,. 3. Provision of proposed fencing to match existing fencing in development. 4. Provision of a Lighting Plan that meets Sections 9.1, 9.2 and 9.24 of the Zoning Ordinance. 5. Provision of specification sheets for all onsite lighting, including but not limited to wall lighting and parking lot lighting. 6. Revision of the Landscape Plan to include the following: a. Addition of overstory and coniferous trees to the west edge of Building 1 s site. b. Installation of overstory trees along the boulevard of West Creek Lane extension meeting the City s Boulevard Tree Policy. c. Addition of closely planted coniferous trees on Building 2 and 3 s site adjacent to loading dock for screening purposes. d. Addition of overstory or ornamental trees on Building 2 s site in front of (south) of office component. 7. Installation of berm and its landscaping to be completed prior to or at same time of Building 1 s site construction. 8. Provision of detailed profile of the mechanical area to ensure compliance with Section 9.11.4h (equipment screening). 9. Compliance with applicable zoning requirements, in particular Chapter 9 (General Requirements). 10.Provision of a storm water management plan meeting City and Carver County WMO standards. Motion to approve the Rezoning for Data Centers 1-4 from Rural (R) to Planned Industrial District (PID-7). Planning Case 17-16 Page 7 of 7