1a1 Arboretum Business Park 4th CITYOF
7700 Market Boule,,ard
PO Box 147
Chanhassen. MN 55317
Administration
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Fax: 952.227.i110
Building Inspections
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~:2.z2,. 1170
Finance
Phon~: 952.227.t!40
Fax: 952.227.!1i0
Park & Recreation
Phone: 952.227.! 120
F?:: 952.227.1i10
23]0 Courter Bouie',,ard
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Fa;<: 952..227.1404
Planning &
Nalural Resources
Prone: 952.227.] 130
F~x: 952.227.11i0
Public Works
1.,.~ ~ Park Road
Phone: 952.227.1300
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Senior Center
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MEMORANDUM
TO-
Todd Gerhardt, City Manager
FROM:' Bob Generous, Senior Planner
DATE: June 24, 2002
S'UBJ:
Final Plat Approval for Arboretum Business Park Fourth Addition,
pUrE) #92-6
PROPOSAL SL,,rMI¥~Ry
The applicant is requesting final plat approval for Arboretum Business Park 4th
Addition creating three lots, one outlot and right-of-way for a local, public street
from Outlot A, Arboretum Business Park 2nd Addition, PUD #92-6. The proposal
includes approximately 26.897 acres. This phase of the development includes office
and support/convenience commercial land.
BACKGROUND
On June 10, 2002, the Chanhassen City Council approved Site Plan #2002-4, as
shown on plans prepared by Steiner Development, Inc., dated 4/12/02, for a 3,066
square foot building for US Bank on Lot 1, Block 1, Arboretum Business Park 4th
Addition.
On December 10, 2001, the city approved an amendment to the Planned Unit
Development' (PUD #92-6) Development Contract/PUD Agreement for
Arboretum Business Park incorporating.printing as a light industrial use;
permitting indoor recreation/health clubs and recording studios in the existing
office-industrial buildings in the project; and prohibiting vocational schools,
public: buildings (except in Outlots A and B), screened outdoor storage, and food
processing.
On November 13, 2001, the City Council approved utility construction plans for
Arboretum Business Park 4th Addition.
On September 24, 2001, the Chanhassen City Council approved Interim Use
Permit #2001-1 to grade a portion of the Arboretum Business Park development and
Conditional Use Permit #2001-8 to permit development within the Bluff Creek
Overlay District.
~ ' " ..... ~ ..... ~. a chanmin~ c~o?,,ntov,,n, thriving business~ winding :~-;~- - ~ ...... , .
............. ~,,~. an,~ b~.~, ,% ~ pa;-ks. A great p;ace to iive. ',vor,:. and play.
Arboretum Business Park 4th Addition Final Plat
June 24, 2002
Page 2
On August 13, 2001, the city approved the amendment to the Planned Unit Development (PUD
· ~2-6) to permit an Auto Services Center on the "Wrase" property with the stipulation that auto
body repair is prohibited on the site.
On March 8, 1999, the City Council approved PUD #92-6 granting final plat approval for
Arboretum Business Park 3~ Addition creating two lots and fight-of-way for TH 41.
On February 8, 1999, the City Council approved the preliminary plat for Arboretum Business
Park 3~a Addition for two lots. This project came through the regular subdivision process for
review because the Wrase parcel was not included as part of the Arboretum Business Park
original subdivision. A site plan for a proposed 5,737 square foot convenience store with gas
pumps and car wash on Lot 1, Block 1, Arboretum Park 3n~ Addition was approved concurrently by
th~ city.
On May 11, 1998, the City Council approved Arboretum Business Park 2aa Addition consisting
of six lots and the right-of-way for Water Tower Place, formerly known as Coulter Boulevard.
On July 28, 1997, the City Council approved the second reading of the rezoning of the property
from Agricultural Estate, A2, to Planned Unit Development, PUD, and the final plat creating one
lot, five outlots, and associated fight-of-way for Arboretum Business Park, PUD #92-6 (formerly
Gateway Business Park).
On May 27, 1997, the City Council approved the following:
· Approved the first reading for rezoning the property from Agricultural Estate, A2, to Planned
Unit Development, PUD.
Approved the preliminary PUD ~92-6 for an office/industrial business park and preliminary
plat approval for 12 lots, two outlots and associated fight-of-way subject to the plans dated
April 4, 1997, revised May 23, 1997,with conditions.
· The City Council approved a Wetland Alteration Permit for Arboretum Business Park subject
to the conditions of preliminary PUD #92-6 approval.
· The City Council approved an Interim Use Permit ~97-1 for Gateway West Planned Unit
Development site subject to conditions of the preliminary plat.
Arboretum Business Park 4th Addition Final'Plat
June 24, 2002
Page 3
SUBDIVISION REVIEW,
The applicant is proposing the creation of 1.07 acre (Lot 1) and 1.41 acre (Lot 2) 1.81 acre (Lot
3) lots, a 22.19-acre Outlot, and 0.41 acres of right-of-way. Minimum lot requirements are one
a¢l'~.
All wetland impacts and mitigation associated with this site were performed with the initial
grading of the Arboretum Business Park l~t Addition and have been completed. There are no
additional wetland impacts with this project
SURFACE WATER MANAGEMENT PLAN (SWMP)
SWMP FEES
The Arboretum Business Park development was required to construct water quality and water
quantity ponds in acco~ce with the City's Surface Water Management Plan (SWMP), or pay the
city the money to have these ponds constructed. The entire site was evaluated based on total area
minus any wetlands. Upon approval of entire PUD, Arboretum Business Park would be responsible
for a SWMP fee based on a total of 111.89 acres of developable land. This phase encompasses 4.7
acres of this development.
Office/hdustrial developments have water quality fees of $4,633 per acre and water quantity rates
are $4,360 per acre. Based on these figures the water quality fee for the entire site was $518,386
and water quantity fees are $487,840. Water quality credits are given for on site treatment ponds
meeting NURP standards. The applicant has built the necessary water treatment ponds to waive the
water quality fee of $518,386. An additional $14,220 credit were given for easements and
construction of trunk storm sewer lines. Steiner Development, Inc. was responsible for a water
quantity fee of $473,620 for the entire 111.89 acres.
When developing phases one, two and three, the developer elected to apply the SWMP credit
towards the both water quality and water quantity SWMP fees incurred with the development of
these phases. This phase (IV) of the development will be.responsible for a total fee of $47,433.00.
The fees axe due at the time of final platting.
GRADING~ DRAINAGE & EROSION CONTROL
The site was previously filled and rough graded last fall under IUP g01-01. The applicant is now
proposing to fine-grade about 25% of the site for the three new building pads (Block 1) and a
proposed street ending with a cul-de-sac. The current plans propose three lots located in the
Arboretum Business Park 4th Addition Final Plat
June 24, 2002
Page 4
northeasterly portion of the site at approximately 970.00 in elevation. At these elevations,
stormwater from the buildings and parking lots will drain toward the proposed catch basins and
be conveyed via storm sewer to the existing Century Boulevard storm sewer. Storm sewer
design data will need to be submitted for staff review. The interior lot storm sewer will require
private easements to be dedicated where the sewer crosses from one lot to another.
Staff recommends that Type II silt fence be used along the grading areas. The applicant should
be aware that any off-site grading will require an easement from the appropriate property owner.
UTILITIES
Municipal sewer and water service is available to the site from Century Boulevard and from
stubs on the south side of the lots. The applicant is proposing to connect to the existing utility
stubs and extend them to the proposed lots to service the site. Private utility easements are
required for the sanitary sewer and water lines that serve Lot 1 but go through Lot 2.
The underlying property has been previously assessed for sewer, water and street improvements.
The remaining assessment due payable to the City is $624,256.08. This remaining balance may
be m-spread against the newly platted lots on a per-area basis. In addition, the sanitary sewer and
water hookup charges will be applicable for each of the new lots. The 2002 trunk hookup charge
is $1,383 for sanitary sewer and $1,802 for watermain. Sanitary sewer and watermain hookup
fees may be specially assessed against the parcel at the time of building permit issuance.
All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Upon completion of the utility
improvements, the utilities will be turned over to the City for maintenance and ownership. The
applicant is also required to enter into a development contract with the City and supply the
necessary financial security in the form of a letter of credit or cash escrow to guarantee
installation of the improvements and the conditions of final plat approval. Permits from the
appropriate regulatory agencies will have to be obtained, including but not limited to the
Watershed District.
STREETS
There is one public street proposed with the project. The street is proposed as a cul-de-sac
running west of Century Boulevard. The street is shown with a 48-foot paved surface and
concrete curb within a 70-foot wide fight-of-way. The applicant has elected to go with a wider
street section to facilitate the wide turning movements of truck traffic. Them is also a five-foot
wide concrete sidewalk proposed on the north side of the street. The applicant should be aware
that, in commercial districts, six-foot wide sidewalks are required. Cross-access easements will
also need to be obtained and recorded against the lots for the shared driveways.
Arboretum Business Park 4th Addition Final Plat
June 24, 2002
Page 5
Staff is concerned about the Century Boulevard access to Lots 1 and 2 being less than 600 feet
from Trunk Highway 5. Previously, staff recommended that a right-in/right-out access be
installed. Since then, the applicant has submitted a traffic study which looked at trip generation
at the time of full build-out for Arboretum Business Park and the expected traffic from Highway
5. The study concluded that the proposed full-access driveway from Century Boulevard "would
not have a significant operational impact on either Century Boulevard or Highway 5". Based on
the results of the traffic study, staff is recommending that the full access driveway onto Century
Boulevard be allowed; however, should the driveway cease to operate in a safe manner in the
opinion of the property owner, or if any of the following conditions are met, the ~ owner
shall be assessed 100% of the costs incurred to correct the conditions in a fashion acceptable to
the City of Chanhassen:
1. Level of service "F" at the intersection during peak AM and PM times.
2. Level of service "D" or below at the intersection during non-peak times.
3. Significant accidents that are attributed to the configuration of the intersection occur that
indicate a mutually recognized safety concern at the intersection.
PARK & RECREATION
As agreed to by Steiner Development and its representatives, and the City of Chanhassen and its
representatives, the following conditions of approval regarding parks and trails in the Arboretum
Business Park were approved by the City Council:
Parks
The applicant dedicated Outlots A & B (48.38 acres), Arboretum Business Park, comprised of
26.13 acres of wetland and ponds and 22.23 acres of upland, and all required connecting trail
easements, to the City of Chanhassen. Compensation for the 22.23 acres of upland included park
dedication credit of 11.73 acres and cash payment of $200,000. Said cash payment being derived
fi'om tax increment proceeds and paid on a no interest schedule of $40,000 per year for five
years. The year of commencement being the year of initial tax increment proceexts.
Trails
Steiner Development shall be responsible for planning, engineering, and constructing the
"wetland trail." This trail follows an alignment generally described as the western edge of
Outlots A & B. Connection points for this new trail construction shall be the terminus of the
Trotter's Ridge trail and Autumn Ridge trail. Portions of said construction will occur off-site of
the Arboretum plat within land owned by the City of Chanhassen.
Arboretum Business Park 4th Addition Final Plat
June 24, 2002
Page 6
Trail construction shall be completed in two phases: one north of the Coulter Boulevard and one
south of Coulter Boulevard. Each phase shall be completed contemporaneously with adjoining
improvements.
In consideration for this trail construction, the city shall compensate Steiner Development full
costs of trail construction plus a 10% design and construction management fee. Bid documents,
including plans and specifications, shall be approved by the Park & Recreation Director and City
Engineer prior to soliciting bids. Project bidding shall occur in a competitive environment with a
minimum of three bids being received. The results of the bidding process shall be reviewed with
the Park & Recreation Director and City Engineer prior to award. Cash payment for trail
construction shall be made from the City of Chanhassen to Steiner Development upon
completion, inspection, and acceptance of the trail.
In lieu of crediting trail fees against said trail construction, full trail fees shall be collected per
city ordinance for all lots in the Arboretum Business Park. Said fees shall be deposited into the
city's trail dedication account--the same account that will fund the cash payment being made to
Steiner Development for trail construction.
REVIEW OF CONDITIONS OF APPROVAL
i.
m
,
,
The development shall comply with the Arboretum Business Park Development Design
Standards.
*This condition still applies.
The developer shall pay trail fees pursuant to city ordinance.
*This condition still applies.
Prior to final plat approval, a professional civil engineer registered in the State of
Minnesota must sign all plans.
*This condition has been met.
Revise the easterly side, full access to a fight-in/fight-out access of Century Boulevard.
*This condition shall be modified as follows:
Arboretum Business Park 4th Addition Final Plat
June 24, 2002
Page 7
The full access driveway onto Century Boulevard is allowed, however, should the
driveway cease to operate In a safe manner in the opinion of the property owner or
if any of the following conditions are met, the property owner shall be assessed
100% of the costs incurred to correct the conditions in a fashion acceptable to the
City of Chanhassen.
· Level of Service "F" at the intersection during peak AM and PM times.
· Level of Service "D" or below at the intersection during non.peak times.
· Significant accidents that are attributed to the configuration of the
intersection occur that indicate a mutually reco~ont,~d safety concern at the
intersection.
.
The applicant will be required to meet the existing site runoff rates for the 10 year and
100 year, 24 hour storm events. Drainage and utility easements shall be dedicated on the
final plat over the public storm drainage system. The minimum easement width shall be
20 feet wide.
*This condition has been met.
.
Type 11 silt fence shall be used. The applicant should be aware that any off-site grading
will require an easement from the appropriate property owner. Silt fence shall be
promptly removed upon completion of construction.
*This condition still applies.
.
Installation of the private utilities for the site will require permits and inspections through
the City's Building Department.
*This condition still applies.
.
Each newly created lot will be subject to City sanitary sewer and water hookup charges at
the time of building permit issuance. The 2002 trunk utility hookup charges are $1,383
per unit for sanitary sewer and $1,802 per unit for water.
*This condition shall be modified as follows:
The underlying property has been previously assessed for sewer, water and street
improvements. The remaining assessment due payable to the City is $624,256.08.
This remaining balance may be re-spread against the newly platted lots on a per-
area basis. In addition, the sanitary sewer and water hookup charges will be
applicable for each of the new lots. The 2002 tnmk utility hookup charges are $1,383
per unit for sanitary sewer and $1,802 per unit for water.
Arboretum Business Park 4th Addition Final Plat
June 24, 2002
Page 8
9,
10.
11.
12.
Public utility improvements will be required to be constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates. Detailed construction
plans and specifications will be required at the time of final platting. The applicant will
also be required to enter into a development contract with the City and supply the
necessary financial security in the form of a letter of credit or cash escrow to guarantee
installation of the improvements and the conditions of final plat approval.. Permits from
the appropriate regulatory agencies must be obtained, including but not limited to the
MPCA, Department of Health, Watershed District, Carver County, etc.
*This condition still applies.
On the
utility plan:
Show all the existing and proposed utility easements.
Revise sheet title to "Preliminary Utility Plan".
Eliminate the proposed storm sewer north of Lot 1; any stormwater must be
treated before discharging into a wetland or pond.
Add 6" gave valve on the watermain going to Lots 2 and 3.
Revise the sanitary sewer along the east side of Lots 1 and 2 to be within the lot
property limits.
*This condition shall be modified as follows:
On the utility plan:
· Show all the existing and proposed utility easements.
· Revise sheet title to "P-~dq~m~ Utility Plan".
· Add 6" gave valve on the watermain going to Lots 2 and 3.
· Revise the ~ watermain along the east side of Lots 1 and 2 to be
within the lot property limits.
On the grading plan:
· Add a note, "All sanitary services shall be 6" PVC SDR 26."
· Show the benchmark used for the site survey.
· Revise Sheet Title to "Pi~imit~ Grading, Drainage & Erosion Control Plan".
· Remove the abandoned portion of the existing RCP 36 inch storm sewer.
*This condition still applies.
Cross-access easements for the shared driveway access must be obtained and recorded
against the lots.
Arboretum Business Park 4th Addition Final Plat
June 24, 2002
Page 9
*This condition still applies.
13.
Dedicate Outlot B to the public right-of-way including a cul-de-sac bubble and build the
street according to City standards and specifications.
*This condition has been met.
14.
Additional fire hydrants will be required. Contact Chanhassen Fire Marshal for exact
location.
*This condition still applies.
15.
A 10 foot clear space must be maintained around fire hydrants, i.e. street lamps, trees,
bushes, shrubs, Qwest, Xcel Energy, cable TV and transformer boxes. This is to ensure
that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to
Chanhassen City Ordinance ~9-1.
*This condition still applies.
16.
"No Parking Fire Lane" signs will be detenrdned by the Fire Marshal upon a site plan
review of new proposed buildings.
*This condition still applies.
17.
When fire protection, including fire apparatus access roads and water supplies for fire
protection is required to be installed, such protection shall be installed and made
serviceable prior to and during the time of construction. Purstmnt to 1997 Minnesota
Uniform Fire Code Section 901-3.
*This condition still applies.
18.
The total SWMP fees are $47,433.00 and are due payable to the City at the time of final
plat recording.
*This condition still applies.
After staff review of the construction plans, the following additional conditions are being
recommended:
19. Storm sewer design data will need to be submitted for staff review.
Arboretum Business Park 4th Addition Final Plat
June 24, 2002
Page 10
The interior lot storm sewer will require private easements to be dedicated where the
sewer crosses from one lot to another.
21.
Private utility easements are required for the sanitary sewer and water lines that serve Lot
1 but go through Lot 2.
22.
The full access driveway onto Century Boulevard will be allowed; however, should the
driveway cease to operate in a safe manner in the opinion of the property owner, or if any
of the following conditions are met, the property owner shall be assessed 100% of the
costs incurred to correct the conditions in a fashion acceptable to the City of Chanhassen:
a. Level of service "F" at the intersection during peak AM and PM times.
b. Level of service "D" or below at the intersection during non-peak times.
c. Significant accidents that are attributed to the configuration of the intersection
occur that indicate a mutually recognized safety concern at the intersection.
23. Revise the five-foot wide sidewalk to a six-foot wide concrete sidewalk.
24. The developer shall install all public improvements shown on the plans at his expense.
RECOMMENDATION
Staff recommends that the'City Council adopt the following motion:
"The City Council approves PUD #92-6 granting final plat approval for Arboretum Business Park
4th Addition creating three lots, one ouflot and fight-of-way for a local street (plans prepared by
Schoell & Madsen, Inc.) subject to the following conditions:
,
The development shall comply with the Arboretum Business Park Development Design
Standards.
2. The developer shall pay trail fees pursuant to City ordinance.
3,
The full access driveway onto Century Boulevard will be allowed; however, should the
driveway cease to operate in a safe manner in the opinion of the property owner, or if any
of the following conditions are met, the property owner shall be assessed 100% of the
costs incurred to correct the conditions in a fashion acceptable to the City of Chanhassen:
a. Level of service "F" at the intersection during peak AM and PM times.
b. Level of service "D" or below at the intersection during non-peak times.
Arboretum Business Park 4th Addition Final Plat
June 24, 2002
Page 11
1
.
.
c. Significant accidents that are attributed to the configuration of the intersection
occur that indicate a mutually recognized safety concern at the intersection.
.
Type II silt fence shall be used. The applicant should be aware that any off-site grading
will require an easement from the appropriate property owner. Silt fence shall be
promptly removed upon completion of construction.
,
Installation of the private utilities for the site will require permits and insPeCtions through
the City's Building Department.
,
The underlying property has been previously assessed for sewer, water and street
improvements. The remaining assessment due payable to the City is $624,256.08. This
remaining balance may be re-spread against the newly platted lots on a per-area basis. In
addition, the sanitary sewer and water hookup charges will be applicable for each of the -
new lots. The 2002 trunk utility hookup charges are $1,383 per unit for sanitary sewer
and $1,802 per unit for water.
Public utility improvements will be required to be constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates. Detailed construction
plans and specifications will be required at the time of final platting. The applicant will
also be required to enter into a development contract with the City and supply the
necessary financial security in the form of a letter of credit or cash escrow to guarantee
installation of the improvements and the conditions of final plat approval. Permits from
the appropriate regulatory agencies must be obtained, including but not limited to the
MPCA, Department of Health, Watershed District, Carver County, etc.
On the utility plan: · Show all the existing and proposed utility easements.
· Revise sheet title to "Utility Plan".
· Add 6" gave valve on the watermain going to Lots 2 and 3.
· Revise the watermain along the east side of Lots 1 and 2 to be within the lot
property limits.
On the grading plan:
· Add a note, "All sanitary services shall be 6" PVC SDR 26."
· Show the benchmark used for the site survey.
· Revise Sheet Title to "Grading, Drainage & Erosion Control Plan".
· Remove the abandoned portion of the existing RCP 36 inch storm sewer.
Arboretum Business Park 4th Addition Final Plat
June 24, 2002
Page 12
10. Cross-access easements for the shared driveway access must be obtained and recorded
against the lots.
11. Additional fire hydrants will be required. Contact Chanhassen Fire Marshal for exact
location.
12. A 10 foot clear space must be maintained around fire hydrants, i.e. street lamps, trees,
bushes, shrubs, Qwest, Xcel Energy, cable TV and transformer boxes. This is to ensure
that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to
Chanhassen City Ordinance #9-1.
13. "No Parking Fire Lane" signs will be determined by the Fire Marshal upon a site plan
review of new proposed buildings.
14. When fire protection, including fire apparatus access roads and water supplies for fire
protection is required to be installed, such protection shall be installed and made
serviceable prior to and during the time of construction. Pursuant to 1997 Minnesota
Uniform Fire Code Section 901-3.
15. The total SWMP fees are $47,433.00 and are due payable to the City at the time of final
plat recording.
16. Storm sewer design data will need to be submitted for staff review.
17. The interior lot storm sewer will require private easements to be dedicated where the
sewer crosses from one lot to another.
18. Private utility easements are required for the sanitary sewer and water lines that serve Lot
1 but go through Lot 2.
19. Revise the five-foot wide sidewalk to a six-foot wide concrete sidewalk.
20. The developer shall install all public improvements shown on the plans at his expense?'
ATTACHMENTS
1. Final Plat
gAplan~bg~rboretum business park 4th fp.doc